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Permit PL14-0008 - KARSEN KEEVER - WASHINGTON PLACE NOISE VARIANCE
WASHINGTON PLACE 223 ANDOVER PARK E APN: 0223100090 Associated files: P L 14-0008 114-0015 DES REV L14-0016 DEV AG RMT 114-0055 DES REV MINOR MOD This file: E14-0003 SEPA City of Tukwila Jini Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION May 8, 2014 To: Eric Guion, applicant Omar Lee, Owner State Department of Ecology, SEPA Division King County Assessor Parties of Record PROJECT: Washington Place FILE NUMBERS: E14-0003 ASSOCIATED FILES: L14-0015 APPLICANT: Eric Guion REQUEST: The current proposal is to demolish the existing retail building and construct a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. LOCATION: 223 Andover Park East, Tukwila WA 98188 This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non -significance (DNS) for the above project based on the environmental checklist and the underlying permit application. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Monday through Friday 8:30 a.m. - 5:00 p.m. The project planner is Minnie Dhaliwal, who may be contacted at (206) 431-3685 for further information. The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). City of Tukwila Department of Community Development Jim Haggerton, Mayor DETERMINATION OF NON -SIGNIFICANCE (DNS) File Number: Applied: Issue Date: Status: E14-0003 3-07-14 5-08-14 DNS Issued Jack Pace, Director Applicant: Eric Guion Lead Agency: City of Tukwila Description of Proposal: The current proposal is to demolish the existing retail building and construct a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. Location of Proposal: Address: Parcel Number: 223 Andover Park East, Tukwila WA 98188 0223100090 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2). Comments must be submitted by ("1 22-) 7'17111- The al 1The lead agency will not act on this proposal for 14 days from the date below. Jack 1 . ce, Responsible Official City o Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431-3670 Date Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST File No: E14-0003 I. SUMMARY OF PROPOSED ACTION The current proposal is to demolish the existing retail building and construct a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. II. GENERAL INFORMATION Project Name: Washington Place Applicant: Eric Guion Location: 223 Andover Park East Zoning: TUC Comprehensive Plan Designation: TUC The following information was considered as part of review of this application. 1. SEPA Checklist and ESA screening checklist dated March 7, 2014. 2. Site Plan, Floor Plans, Elevations, Perspectives and Lighting Plan prepared by Group West Architects, Inc; Demolition Plan, Temporary Erosion/Sedimentation Control Plan, Preliminary Grading/Storm Drainage Plan, Preliminary Water/Sanitary Sewer Plan, and Landscape Plan prepared by Barghausen Consulting Engineers. 3. Preliminary Technical Information Report and Drainage Narrative dated March 6, 2014, prepared by Barghausen Consulting Engineers. 4. Geotechnical Design Services dated January 31, 2014, prepared by GeoEngineers. 5. Technical Memo dated April 2, 2014, prepared by Transpo Group, regarding estimated Transportation Impact Fees. 6. Technical Memo dated April 2, 2014, prepared by Transpo Group, regarding parking analysis. NOTE: Technical reports and attachments referenced above may not be attached to all copies of this decision. Copies of exhibits, reports, attachments, or other documents may be reviewed and/or obtained by contacting Minnie Dhaliwal, Planning Supervisor, 6300 Southcenter Boulevard, Tukwila, Washington, 98188, Phone: 206-431-3685. III. BACKGROUND/PROPOSAL The current proposal is to demolish the existing retail building and construct a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. The site is currently developed with approximately 40,580 square feet retail building that is proposed to be demolished. The building was previously occupied by Circuit City and has been vacant for a few years. The proposed project includes a mix of apartment unit types ranging from studios, one bedroom to three bedroom units. A total of 498 parking stalls are proposed and include 208 surface parking stalls and 290 garage parking stalls. IV. REVIEW OF THE ENVIRONMENTAL CHECKLIST The following lists the elements contained within the Environmental Checklist submitted for the proposed project. The numbers in the staff evaluation correspond to the numbers in the Environmental Checklist. If staff concurs with the applicant's response, this is so stated. If the response to a particular item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. A. BACKGROUND: 1-3 --Concur with checklist. 4- The checklist is dated March 7, 2014. 5- Concur with checklist. 6- The demolition and construction will follow issuance of SEPA determination and after obtaining all required permits from the City of Tukwila or other agencies. 7- Concur with checklist. 8- 10 Concur with checklist. 11- The project was revised to include 370 residential units, 189 room hotel and 498 parking stalls. 12—Concur with checklist. B. ENVIRONMENTAL ELEMENTS: 1. Earth: a -b-- Concur with checklist. c- The soils consist of fill and alluvium overlying glacially consolidated soils. Per the Geotech report, the design team is planning to use driven, steel pipe piles to support the proposed building. d- The proposed project shall comply with the recommendations of the geotechnical engineer. The design of the foundations shall be reviewed as part of the building permit review process. e -h --Concur with checklist 2. Air: a –Applicant is required to obtain all relevant permits from Puget Sound Clean Air Agency to address any emission to the air with the demolition of the existing building and construction of the new building. b -c– Concur with checklist. 3. Water: a(1)-a(6)—Concur with checklist. b(1) and (2) -- Concur with checklist. c (1) –The project shall meet all King County Surface Water Design Manual drainage requirements. All impacts associated to drainage will be mitigated as part of the construction permit. c (2) – Best Management Practices must be followed to ensure that no construction debris enters the storm drainage system. All impacts related to construction debris will be mitigated as part of demolition permit and the construction permit. d -- Concur with checklist. 4. Plants: a -d -- Concur with checklist. 5. Animals: a-b—Concur with checklist. c- This area is part of the Pacific Flyway, a primary corridor for migratory bird species. d -Concur with checklist 6. Energy and Natural Resources: a -c Concur with checklist. 7. Environmental Health: a –Concur with checklist. a(1)- (2)—Concur with checklist. b (1) – Concur with checklist. b(2) -b (3) –The project shall be subject to the City's noise ordinance and any construction related noise particularly pile driving shall be subject the city's noise ordinance. Compliance with applicable local, state and federal noise regulations will mitigate any potential adverse noise impacts, associated with the project. 8. Land and Shoreline Use: a -h-- Concur with checklist. i- The number of apartments was increased to 370 units from 312, therefore the number of apartment residents would slightly increase from 540. j-1—Concur with checklist. 9. Housing: a-370 apartments are proposed. b -c -- Concur with checklist. 10. Aesthetics: a -The maximum building height would be 190 feet to the roof of the building in accordance with the development agreement. b—Concur with checklist. c- The project is subject to design review and is required to comply with the design review criteria. 11. Light and Glare: a -d -- Concur with checklist. 12. Recreation: a -c – Concur with checklist. 13. Historic and Cultural Preservation: a -c -- Concur with checklist. 14. Transportation: a -b- Concur with checklist. c -The total number of parking spaces planned are 498 with 208 surface parking spaces and 290 spaces in the parking garage. d- Provisions are made in the site plan design for a future north south connection street along the west property line. e- Concur with checklist. f- After review of the memo dated April 2, 2014, prepared by Transpo Group, the City Engineer has determined that there will be 40 net new trips. Here is how those trips are anticipated to be distributed: Net new inbound trips = 23 Net new outbound trips = 17 Net new trips inbound using a State facility = 19 Net new trips outbound using a State facility = 14 Maximum number of new trips using any single State facility = 5 The number of different access points available to the project site allows for trip distribution that is spread out so that there would be little impact to any one facility. g- A valet parking plan shall be approved by the city in accordance with the development agreement with the city. Also, the project is subject to transportation impact fee ordinance. 15. Public Services: a- The services will be required for 370 residential units and 189 hotel rooms. b - Concur with checklist. The project is subject to city ordinances regarding parks and fire impact fees. 16. Utilities: a -b — The project is required to install 400+/- feet of 15 inch sewer main to reach the site. IV. PUBLIC COMMENTS Written comments were received from Dawn M Anderson, Washington State Department of Transportation. See attached comments and the City Engineer's response. VI. CONCLUSION The proposal can be found to not have a probable significant adverse impact on the environment and pursuant to WAC 197-11-340, a Determination of Nonsignificance (DNS) is issued for this project This DNS is based on impacts identified within the environmental checklist, attachments, and the above "Final Staff Evaluation for Application No. E14-0003", and is supported by plans, policies, and regulations formally adopted by city of Tukwila for the exercise of substantive authority under SEPA to approve, condition, or deny proposed actions. Prepared by: Minnie Dhaliwal, Planning Supervisor Date: May 8, 2014 Minnie Dhaliwal From: Anderson, Dawn <AnderDM@wsdot.wa.gov> Sent: Wednesday, April 09, 2014 1:21 PM To: Minnie Dhaliwal Subject: Project at 223 Andover Park East -Design Review L14-0015 Good Afternoon Minnie, I work for the WA State Dept. of Transportation in the Developer Services Section. We received your notice regarding the project on Andover Park East, construction of 19 story residential and hotel mixed use building. For our part we would need a Traffic Impact Analysis to determine the impact of the proposed structure. Please let me know if you have any questions. ?hankyou, Dawn M. Anderson Washington State Dept. of 'Transportation Development Services Engineer Sno/King Counties 157W Dayton Ave A( PO Box330310 NS 240 Seattle, WA 98133 206-440-4712 Office 206-440-4808, fax a rr de rdrn @ws do t. wa go v 1 Minnie Dhaliwal From: Robin Tischmak Sent: Thursday, May 08, 2014 11:09 AM To: Anderson, Dawn (AnderDM@wsdot.wa.gov) Cc: Minnie Dhaliwal Subject: Washington Place Development - Trip Distribution Attachments: D00000.pdf Hi Dawn - Attached is some updated (and new) information that has been prepared to illustrate the number of new trips generated by the proposed development and trip distribution with a focus on State facilities. The first thing to note is that the number of net new trips generated by the proposed development has been revised from 15 to 40 net new trips. This recalculation is simply a correction of the credit allowed for the existing building. The Consultant calculation assumed a credit of 110 existing trips while City data indicates that 85 were approved at the time of the previous development. This is a net increase of 25 new trips. The attached trip distribution demonstrates the assumed number of trips that will impact a State facility. I hope the information is clear and better responds to your information request. The net result demonstrates that the single biggest impact to any one facility is 5 new trips. Please feel free to contact me if you have any questions or if you need additional information. Thanks. 7Zodin ?ucfimak Cily Engineer 6300 Soulhccnler Boulevard, Suite 100 Tukwila, WA 98188 206-431-2455 The City of opportunity, the community of choice. 1 �M. PEAk NR -rc-rM INBOUND 2-3 MET New -caws 40 L%pl- S 152 St LESS L6Cfli- Si" 2EtT Te1P> -4 = I61 —3=14 S 151 TT2 IP D PST R t b tAT (01) PER RAMP/5-r(HWY - BLUE — PWK S 151 PI S 153 St � C S158 -P JECV L.auATtoN Parkway Evans BI. ck Dr acre ay Strander t68 St (D C/) Mi!der BI 0 0 Midland Dr Triland D S 180 St O1 0 r Segale Pk Dr 0 a `/ Riversjd Dr e Minnie Dhaliwal From: Minnie Dhaliwal Sent: Monday, April 28, 2014 5:15 PM To: Bob Giberson Subject: FW: Washington Place - Trip Generation and Distribution From: Robin Tischmak Sent: Monday, April 28, 2014 4:04 PM To: Minnie Dhaliwal; Joanna Spencer; Derek Speck Cc: Nora Gierloff Subject: RE: Washington Place - Trip Generation and Distribution Hi Minnie - I was waiting to hear back from WSDOT to see what information they were asking for if they determined that the Transpo memo was not adequate. Now that they have responded, we can try better to address their concerns. There have been two different peak hour trip calculations generated for the project. Joanna has shared the City's starting information and the developer has submitted their version. The numbers are significantly different. We need to discuss the project with the developer to arrive at a number that the City believes to be accurate. Previous discussions allowed for more time to have that determination. Once a number of new p.m. peak hour trips has been agreed to, those trips need to be distributed within the overall street and freeway system. The current trip generation methodology does not require the developer to prepare a traffic study, unless specifically required by the City. As of this time, the City has not asked for such a study nor has the City prepared to create one for the project. In summary, we need time to do the following: 1) Agree with the Developer on trip generation for the project. 2) Prepare a traffic analysis that distributes the number of trips agreed to in item 1 above, throughout the affected street/highway system. This work will not be complete by tomorrow. Let me know what is needed for you to issue the SEPA. Thanks. Robin From: Minnie Dhaliwal Sent: Monday, April 28, 2014 2:12 PM To: Joanna Spencer; Robin Tischmak; Cyndy Knighton; Derek Speck Cc: Nora Gierloff Subject: FW: Washington Place - Trip Generation and Distribution Robin, WSDOT asked for the number of trips and how the trips are distributed in regards to state highways. You were copied to the email from WSDOT. The applicant asked Transpo to respond and has forwarded the comments listed below to WSDOT. What is the city's position on the number of trips generated by this project? This is what I have from Joanna regarding traffic: Traffic Impact fee will be determined and assessed at the time of Building Permit application. Fees for the development shall be calculated based on their new "pm peak hour" trip generation 1 rates as determined by the Public Works Director, or designee, applying the ITE Trip Generation Manual. Based on the ITE Trip Generation Manual 370 apartment units will generate 370 x .62 = 229.4 and 189 hotel rooms will generate 189 x .6 =113.4 PM peak hour trips. This project will generate total 342.8 new PM trips. Impact associated with these new trips will be mitigated by compliance with TMC Chapter 9.48 (Concurrency Standards and Transportation Impact Fees) and payment of the traffic impact fee. Please provide me and WSDOT the final trip generation information. City Council hearing on the development agreement is tonight and I need to issue SEPA determination by tomorrow. If you disagree with Kevin's analysis we need to send corrected information to WSDOT today. Thanks. Minnie From: Matthew Chan jmailto:matthew©sunway.netl Sent: Monday, April 28, 2014 1:23 PM To: Anderson, Dawn Cc: Minnie Dhaliwal Subject: Fwd: Washington Place - Trip Generation and Distribution Dear Dawn, Please see the answers below from Mr Kevin Jones of Transpogroup and see if they would suffice your colleague's interest. Thanks. Matt Forwarded message From: Kevin Jones <Kevin.Jones@transpogroup.com> Date: Mon, Apr 28, 2014 at 1:18 PM Subject: Washington Place - Trip Generation and Distribution To: Matthew Chan <matthew@sunway.net> Cc: omar lee <omarplee@gmail.com>, "Minnie.Dhaliwal@tukwilawa.gov" <Minnie.Dhaliwal@tukwilawa.gov>, Eric Guion<eguion@groupwestcompanies.com>, Kevin Jones <Kevin.Jones @ transpogroup.com> Hi Matt, We estimate Washington Place will generate approximately 15 net new trips during the weekday PM peak hour. Supporting calculations are provided below. • 370 new apartment units x 0.23 trips/unit = 85 PM peak hour trips o Rate of 0.23 trips/unit is low-end of range for High -Rise Apartment in Trip Generation (ITE, 2012) • 189 new hotel rooms x 0.21 trips/room = 40 PM peak hour trips o Rate of 0.21 trips/unit is low-end of range for Hotel in Trip Generation (ITE, 2012) • Support for using low-end trip rates is provided in Transpo Group technical memo dated April 2, 2014 • New trips = 85 trips (from new apartment units) + 40 trips (from new hotel units) = 125 PM peak hour trips 2 i Adjustment for the number of trips generated by existing use ("Circuit City" totaling 40,580 square feet) • 40,580-sf electronic superstore x 4.5 trips/1,000 sf x 60 percent non -pass -by activity = 110 PM peak hour trips o Rate of 4.5 trips/1,000 sf is average rate for Electronic Superstore in Trip Generation (ITE, 2012) o Non -pass -by activity of 60 percent for Electronic Superstore in Trip Generation Handbook (ITE, 2004) • Net new trips = 125 trips (from new apartment and hotels units) —110 trips (from existing building) = 15 trips These trips would be distributed onto the surrounding roadway network and as such, it is unlikely that more than five PM peak hour trips would impact intersections along State Route 181 (West Valley Highway) or ramp intersections accessing Interstate -5, Interstate -405 or State Route 167. Please let me know if you have any questions. Kevin Kevin L. Jones, PE, PTOE I Senior Transportation Engineer Transpo Group Kevin.Jones@transpogroup.com Office: 425-821-3665 x236 ( Direct: 425-896-5236 1 Mobile: 425-471-1170 Washington 1 California j Utah 1 Abu Dhabi 1 Saudi Arabia From: Matthew Chan [mailto:matthew@sunway.net] Sent: Monday, April 28, 2014 11:54 AM To: Kevin Jones Cc: omar lee; Minnie.Dhaliwal@tukwilawa.gov; Eric Guion Subject: Fwd: Washington Place - Transportation Impact Fees Hi Kevin, Can you kindly provide me with the answers to the following 2 questions so I may revert to WSDOT? Thank you very much. 3 Matt Forwarded message From: Anderson, Dawn <AnderDM@wsdot.wa.gov> Date: Mon, Apr 28, 2014 at 11:21 AM Subject: RE: Washington Place - Transportation Impact Fees To: Matthew Chan <matthew@sunway.net>, "robin.tischmak@tukwilawa.gov" <robin.tischmak@ tukwilawa. gov> Hello Matthew, I spoke with our traffic engineers to see if the information that was given was going to be enough. They actually need some other information to make an informed review. They asked me for two items. 1) the number of trips generated by this project and 2) How the trips are distributed in regards to the state highway. Once we receive this information they can move forward with their review. Please let me know if you have any questions. 2fiankyou, Dawn M. Anderson WasFungton State Dept. of Transportation Development Services Engineer Sno/King Counties 157010 Dayton Ave PO Box330310 MS 240 Seattle, WA 98133 206-440-4712 Office 206-440-4808 fax anderdm@wsdot.wagov From: Matthew Chan [mailto:matthew@sunway.net] 4 'Sent: Tuesday, April 22, 2014 11:01 AM To: Anderson, Dawn Cc: omar lee Subject: Fwd: Washington Place - Transportation Impact Fees .Ili Ms. Anderson: I wonder if you have looked at the attached Traffic Impact Study prepared by Transpo Group for our ref. project (Washington dace, with 370 units apartments and 189 room hotel in Tukwila) and advise if it satisfies your needs at WSD07? Pls advise. Matthew Chan 206-321-0868 Forwarded message From: Kevin Jones <Kevin.Jones@transpogroup.com> Date: Wed, Apr 2, 2014 at 11:23 AM Subject: Washington Place - Transportation Impact Fees To: "Omar Lee (omarplee@gmail.com)" <omarplee@gmail.com>, "Christine Lee (christine.greatwallmall@gmail.com)" <christine.greatwallmall@gmail.com>, "Matthew Chan (mattchan.wt@gmail.com)" <mattchan.wt@gmail.com>, "Matthew Chan (matthew@sunway.net)" <matthew@sunway.net>, "Eric Guion (eguion@groupwestcompanies.com)" <eguion@groupwestcompanies.com>, "Jerry Lee (ierry.lee@mulvannyg2.com)" <jerry.lee@mulvannyg2.com> Cc: Kevin Jones <Kevin.Jones@transpogroup.com> Team, I've updated our estimate of transportation impact fees to reflect 370 apartment units and 189 hotel rooms. With the number of apartment units increasing from 312 to 370, our estimate of impact fees similarly increased from approximately $30,000 to $45,000. Calculations are documented in the attached updated memo. Let me know if you have any questions. Kevin 5 Kevin L. Jones, PE, PTOE Senior Transportation Engineer Transpo Group Kevin.Jones@transpogroup.com Office: 425-821-3665 x236 I Direct: 425-896-5236 Mobile: 425-471-1170 Washington 1 California 1 Utah 1 Abu Dhabi 1 Saudi Arabia Matthew Chan Matthew Chan, Pres. Sunway Services, Inc. 6409 6th Ave., # 14 Tacoma, WA 98406 Tel: 253-460-6888 www.sunway.net Matthew Chan, Pres. Sunway Services, Inc. 6409 6th Ave., # 14 Tacoma, WA 98406 Tel: 253-460-6888 www.sunway.net 6 Minnie Dhaliwal From: Anderson, Dawn <AnderDM@wsdot.wa.gov> Sent: Wednesday, April 09, 2014 1:21 PM To: Minnie Dhaliwal Subject: Project at 223 Andover Park East -Design Review L14-0015 Good Afternoon Minnie, I work for the WA State Dept. of Transportation in the Developer Services Section. We received your notice regarding the project on Andover Park East, construction of 19 story residential and hotel mixed use building. For our part we would need a Traffic Impact Analysis to determine the impact of the proposed structure. Please let me know if you have any questions. 2Tiankyou, Dawn M. 2iuferson Washington State Dept. of Transportation Development Services Engineer Sno/zing Counties 15700 DaytonAve [ PO Box330310 MS 240 Seattle, WCL 98133 206-440-4712 Office 206-440-4808 Fax anderdm@wsdot.wagov 1 Minnie Dhaliwal From: Robin Tischmak Sent: Thursday, May 08, 2014 11:09 AM To: Anderson, Dawn (AnderDM@wsdot.wa.gov) Cc: Minnie Dhaliwal Subject: Washington Place Development - Trip Distribution Attachments: D00000.pdf Hi Dawn - Attached is some updated (and new) information that has been prepared to illustrate the number of new trips generated by the proposed development and trip distribution with a focus on State facilities. The first thing to note is that the number of net new trips generated by the proposed development has been revised from 15 to 40 net new trips. This recalculation is simply a correction of the credit allowed for the existing building. The Consultant calculation assumed a credit of 110 existing trips while City data indicates that 85 were approved at the time of the previous development. This is a net increase of 25 new trips. The attached trip distribution demonstrates the assumed number of trips that will impact a State facility. I hope the information is clear and better responds to your information request. The net result demonstrates that the single biggest impact to any one facility is 5 new trips. Please feel free to contact me if you have any questions or if you need additional information. Thanks. tonin ?ischmak City Engineer 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 206-431-2455 The City of opportunity, the community of choice. 1 PM. PEAk NR TOTAL IN BoUNt, 2.3 otxr C3otit Nb 1 `j NET E W 1121 PS +0 LESS LocAL- s-reEtT 'ri P5 —4 = lc] — 3 (4 TRIP 1ST Rt LAT 'or) PER RAMP/sTA1t HWY — BLU — PIN} Segale Pk Dr Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE SEWER For all development except a single-family residence, 2-9 lot short plats, four-plex or smaller multi -family residence, or a non-residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: 223 Andover Park East PARCEL #022310-0090: Contact's Name: _Dan Balmelli Contact Phone #: Contact e-mail: dbalmell@barghauhasen Contact Address: _18215 72nd. Ave Kent, Wa PASSED This test notice is valid for one-year from signature date. Capacity of the concurrency facilities with addition of capacity of the proposed development is equal to or better than capacity required to maintain the established level of service standard. X DOES NOT PASS 1. Sewer service will require the following improvement(s) to pass the concurrency test: a) Installation of _400+/- feet of 15 -inch sewer main to reach the site; at the minimum slope 0.15 b) Construction of a distribution system on the site; and/or c) Other: 2. The sewer system improvemefwi1J4 uire an amendment to the Comprehensive Sewer System Plan. By: Print Name: Approved 01.01.2006 /II I he- e Sr. Utility Engineer OL, -/ /5/1v Date City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Robin Tischmak, City Engineer Bob Giberson, Public Works Directo FROM: Mike Cusick, Senior Engineer DATE: March 28, 2014 SUBJECT: Sanitary Sewer Service for the future Washington Hotel and Apartments The old Circuit City building on Andover Park East (APE) ISSUE The purposed 189 unit hotel and 310 unit apartment building on the old Circuit City parcel is estimated to have peak flow of 770 gallons per minute (GPM) going to the existing 8" diameter sanitary sewer located in Andover Park East (APE). BACKGROUND The existing sanitary sewer system in this area of the Central Business District (CBD) was installed in 1962, as part of L.I.D Number 3. The sewer line begins near the Circuit City building and goes north in APE to Baker Blvd. and then turns and goes west to Andover Park West. A second branch of this sewer goes north of Baker Blvd. in APE to serve businesses up to Lowes Hardware and the Radovich property on APE. DISCUSSION After researching the record drawings of the sewer, I was able to determine the capacity of the pipe was 0.78 CFS or 350 GPM for the existing 8" asbestos sewer line in APE. The mechanical engineer for the project determined the peak flow for sewage of 770 GPM for the 2 proposed buildings. The existing 2,000 linear feet of 8" sewer line all the way to Andover Park West is vastly undersized for the new building. The project has two choices to provide sanitary sewer service for this development. The first option is installing 1800 +/- feet of sewer pipe over to Andover Park West which is tributary to Lift Station #12. The second option is to install 450+/- feet of sewer line in APE to the south margin of Strander Blvd. and connect to the existing 36" King County Metro sanitary sewer line running in the Strander ROW. The Metro sewer line is approximately 18 feet below the existing pavement surface. No other utilities are known to be at that depth, making this connection possible. RECOMMENDATION The project can proceed if the sanitary sewer system is upgraded to meet the demands for proposed new facilities to be constructed. Attachments: RECORD DRAWINGS AND PRELIMINARY PROFILE CROSSING STRANDER BLVD. E:\washingtom.doc C Cod o M+ 26 1 �- kA 4 I ,� --.__ �' Ut - Z "moi 1-� F S i _ 1? t ir� 045-_x. _ 0C of '70 If .> C\ TA ck Ii '.4 kCit NI $ 1 lV Ri : QC -4- APE 8',SEWER LINE Sewer Pipes CIVIL TOOLS PRO English Units 01-16-2014 10:25:00 Results Flow (cfs) Diameter (in) Manning's N Slope (%) Velocity (fps) 0.76 8.00 0.013 0.40 2.19 WASHINGTON HOTEL/APT. SEWER SIZING Sewer Pipes CIVIL TOOLS PRO English Units 03-26-2014 14:37:01 Results Flow (cfs) Diameter (in) Manning's N Slope (%) Velocity (fps) 0.85 8.00 0.013 0.50 2.45 1.55 10.00 0.013 0.50 2.84 2.52 12.00 0.013 0.50 3.21 7---______12.13.0 0.013 0.22 2.13 (11-19 15.00 0.013 0.40 3.33 /5 "e o 1/1 Michael Cusick From: Wing Li <wyl@treswest.com> Sent: Tuesday, March 25, 2014 4:44 PM To: Joanna Spencer; 'Eric Guion' Cc: dbalmelli@barghausen.com; Michael Cusick Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Yes, the peak load of 2 sewer connection ' 520gpmand 240gpm There are two( 2 )water main connection , a Please let me know if there are any questions. Thanks. Senior Principal Tres West Engineers, Inc. 0: 253-472-3300 ext 102 C: 206-819-3892 we will have three sewer connections ( the peak load for each or the hotel and , 6" for the apartment . From: Joanna Spencer [mailto:Joanna.Spencer@TukwilaWA.gov] Sent: Tuesday, March 25, 2014 2:53 PM To: 'Eric Guion' Cc: Wing Li; dbalmelli@barghausen.com; Michael Cusick Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Eric, I would like to confirm that these peak flows are combined for both hotel and apartment, even so each has a separate 2" WM. Joanna Spencer Development Engineer City of Tukwila Public Works Department 6300 Southcenter Blvd #100 Tukwila, WA 98188-8548 ph:(206) 431-2440 fax:(206) 431-3665 Joanna.Spencer@TukwilaWA.gov The City of opportunity, the community of choice. From: Eric Guion [mailto:eguion@groupwestcompanies.com] Sent: Tuesday, March 25, 2014 10:37 AM To: Joanna Spencer Cc: Eric Guion; wyl@treswest.com; dbalmelli@barghausen.com Subject: FW: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Joanna: 1 The peak flow rate is noted in the email below. Let me know if you need any additional information Best Regards: Eric From: Wing Li f mailto:wyl@treswest.coml Sent: Tuesday, March 25, 2014 10:01 AM To: Eric Guion Cc: dbalmelli@barghausen.com Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Eric, The peak flow rate for entire building based on total fixture unit count for water (s 770 gprJ an Senior Principal Tres West Engineers, Inc. 0: 253-472-3300 ext 102 C: 206-819-3892 (,%) AT - From: Eric Guion [mailto:eguion@groupwestcompanies.com] Sent: Friday, March 21, 2014 8:45 AM To: Wing Li Cc: Eric Guion Subject: FW: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Wing: See email below. The City is requesting peak flow. If you get that to me I'll forward it to the city. Thanks: Eric From: Joanna Spencer [mailto:Joanna.Spencer@TukwilaWA.gov] Sent: Thursday, March 20, 2014 4:18 PM To: Dan Balmelli (dbalmelli@barghausen.com) Cc: wyl@treswest.com; omarolee@gmail.com; Eric Guion; Michael Cusick Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Dan: What will be the anticipated peak flow ? Joanna Spencer Development Engineer City of Tukwila Public Works Department 6300 Southcenter Blvd #100 Tukwila, WA 98188-8548 2 pm for waste. ph:(206) 431-2440 fax:(206) 431-3665 Joanna.Spencer@TukwilaWA.gov The City of opportunity, the community of choice. From: Eric Guion [mailto:eguion@groupwestcompanies.com] Sent: Wednesday, March 19, 2014 4:15 PM To: Joanna Spencer Cc: Eric Guion; dbalmelli@barghausen.com; wyl@treswest.com; omarplee@gmail.com Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Joanna: The engineer provided the following estimated fixture counts. If there is a specific form that needs to be filled out please let me know. Hotel + kitchen 1153 fixture units Apartment 4626 fixture units. Best Regards: Eric Guion Group West Companies PLLC 206-910-1089 From: Joanna Spencer tmailto:Joanna.Spencer@TukwilaWA.govl Sent: Monday, March 17, 2014 9:43 AM To: 'Dan Balmelli' Cc: Michael Cusick; Eric Guion; Derek Speck; Minnie Dhaliwal; Eric Guion Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Thank you Dan. From: Dan Balmelli [mailto:dbalmelli@barghausen.com] Sent: Monday, March 17, 2014 9:42 AM To: Joanna Spencer Cc: Michael Cusick; Eric Guion; Derek Speck; Minnie Dhaliwal; Eric Guion Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Thanks for the email Joanna, I have copied Eric Guion so that he can confirm the status with -the mechanical engineer. Dan Balmelli Executive Vice President (206) 396-8588 cell Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 - Phone (425) 251-8782 - Fax 3 http://www.barghausen.com From: Joanna Spencer fmailto:Joanna.Spencer@TukwilaWA.gov] Sent: Monday, March 17, 2014 9:18 AM To: Dan Balmelli Cc: Michael Cusick; Eric Guion; Derek Speck; Minnie Dhaliwal Subject: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Good Morning Dan, On March 11, 2014 PW received land use applications for review, however Mike Cusick is unable to proceed with Concurrency Test Notice for Sewer and Water until he receives plumbing fixture counts. Joanna Spencer Development Engineer City of Tukwila Public Works Department 6300 Southcenter Blvd #100 Tukwila, WA 98188-8548 ph:(206) 431-2440 fax:(206) 431-3665 Joanna.Spencer@TukwilaWA.gov The City of opportunity, the community of choice. From: Dan Balmelli [mailto:dbalmelli barghausen.com] Sent: Thursday, March 06, 2014 2:10 PM To: Joanna Spencer Cc: Michael Cusick; Eric Guion; Derek Speck Subject: RE: Future Washington Place Hotel/Apartment Bldg. Thanks Joanna, they may not have this information for a while but I will check. Dan Balmelli Executive Vice President (206) 396-8588 cell Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 - Phone (425) 251-8782 - Fax http://www.barehausen.com From: Joanna Spencer fmailto:Joanna.Sbencer©TukwilaWA.gov1 Sent: Thursday, March 06, 2014 11:31 AM To: Dan Balmelli Cc: Michael Cusick; Eric Guion; Derek Speck; Joanna Spencer Subject: RE: Future Washington Place Hotel/Apartment Bldg. Dan, Public Works is still waiting for the plumbing fixture counts so Mike Cusick can proceed with water and sewer availability letters. Joanna Spencer Development Engineer City of Tukwila Public Works Department 6300 Southcenter Blvd #100 Tukwila, WA 98188-8548 ph:(206) 431-2440 fax:(206) 431-3665 Joanna.Spencer@TukwilaWA.gov The City of opportunity, the community of choice. From: Dan Balmeili [mailto:dbalmelli@barghausen.com] Sent: Thursday, January 16, 2014 5:51 PM To: Joanna Spencer Cc: Michael Cusick; Eric Guion Subject: RE: Future Washington Place Hotel/Apartment Bldg. Hi Joanna, I will coordinate with the architect to get this information as soon as possible. Thanks for your help Dan Balmeili Executive Vice President (206) 396-8588 cel Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 - Phone (425) 251-8782 - Fax http://www.barghausen.com From: Joanna Spencer f mailto:Joanna.Soencer©TukwilaWA.govl Sent: Thursday, January 16, 2014 5:48 PM To: Dan Baimelli Cc: Michael Cusick Subject: Future Washington Place Hotel/Apartment Bldg. Dan, Would you please forward Mike Cusick a list of plumbing fixtures for the entire building so he can proceed with calculations. Thank you. Joanna Spencer Development Engineer City of Tukwila Public Works Department 6300 Southcenter Blvd #100 Tukwila, WA 98188-8548 ph:(206) 431-2440 fax:(206) 431-3665 Joanna.Spencer@TukwilaWA.gov The City of opportunity, the community of choice. Michael Cusick From: Wing Li <wyl@treswest.com> Sent: Thursday, March 27, 2014 9:01 AM To: Joanna Spencer; 'Eric Guion' Cc: dbalmelli@barghausen.com; Michael Cusick Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Joanna, You are right, the waste flow rate shall be the same as water flow rate. We made an error in overestimating waste flow rate for water closet by treating water closet as public fixture. Sorry about that. Senior Principal Tres West Engineers, Inc. 0: 253-472-3300 ext 102 C: 206-819-3892 From: Joanna Spencer [mailto:Joanna.Spencer@TukwilaWA.gov] Sent: Wednesday, March 26, 2014 5:11 PM To: Wing Li; 'Eric Guion' Cc: dbalmelli@barghausen.com; Michael Cusick Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Reference your March 25, 2014 email shouldn't the peak flow for water be the same as for sewer ? Why there is a difference? Joanna Spencer Development Engineer City of Tukwila Public Works Department 6300 Southcenter Blvd 8100 Tukwila, WA 98188-8548 ph:(206) 431-2440 fax:(206) 431-3665 Joanna.spencer@TukwilaWA.gov The City of opportunity, the community of choice. From: Wing Li [mailto:wyl@treswest.com] Sent: Tuesday, March 25, 2014 4:44 PM To: Joanna Spencer; 'Eric Guion' Cc: dbalmelli@barghausen.com; Michael Cusick Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Yes, the peak load of 02.0.g0m is for entire building, we will have three sewer connections ( the peak load for each sewer connection i 520gpm, 265 gpm and 240gpm . / a ZS There are two( 2 )wateTmaln connection , a 4"' tor the hotel and a 6" for the apartment . Please let me know if there are any questions. Thanks. Senior Principal Tres West Engineers, Inc. 0: 253-472-3300 ext 102 C: 206-819-3892 From: Joanna Spencer Finailto:Joanna.Spencer@TukwilaWA.govl Sent: Tuesday, March 25, 2014 2:53 PM To: 'Eric Guion' Cc: Wing Li; dbalmelli@barghausen.com; Michael Cusick Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Eric, I would like to confirm that these peak flows are combined for both hotel and apartment, even so each has a separate 2" WM. Joanna Spencer Development Engineer City of Tukwila Public Works Department 6300 Southcenter Blvd #100 Tukwila, WA 98188-8548 ph:(206) 431-2440 fax:(206) 431-3665 Joanna.Spencer@TukwilaWA.gov The City of opportunity, the community of choice. From: Eric Guion[mailto:eguion@groupwestcompanies.com] Sent: Tuesday, March 25, 2014 10:37 AM To: Joanna Spencer Cc: Eric Guion; wyl@treswest.com; dbalmelli@barghausen.com Subject: FW: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Joanna: The peak flow rate is noted in the email below. Let me know if you need any additional information. Best Regards: Eric From: Wing Li [mailto:wyl@treswest.coml Sent: Tuesday, March 25, 2014 10:01 AM To: Eric Guion Cc: dbalmelli@barghausen.com Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Eric, The peak flow rate for entire building based on total fixture unit count for water is 770 gpm , and 1020 gpm for waste. Senior Principal Tres West Engineers, Inc. 0: 253-472-3300 ext 102 C: 206-819-3892 From: Eric Guion [mailto:eguion@groupwestcompanies.com] Sent: Friday, March 21, 2014 8:45 AM To: Wing Li Cc: Eric Guion Subject: FW: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Wing: See email below. The City is requesting peak flow. If you get that to me I'll forward it to the city. Thanks: Eric From: Joanna Spencer [mailto:Joanna.Spencer@TukwilaWA.gov] Sent: Thursday, March 20, 2014 4:18 PM To: Dan Balmelli (dbalmelli@barghausen.com) Cc: wyl@treswest.com; omarplee@gmail.com; Eric Guion; Michael Cusick Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Dan: What will be the anticipated peak flow ? Joanna Spencer Development Engineer City of Tukwila Public Works Department 6300 Southcenter Blvd #1.00 Tukwila, WA 98188-8548 ph:(206) 431-2440 fax:(206) 431-3665 Joanna.Spencer@TukwilaWA.gov The City of opportunity, the community of choice. From: Eric Guion [mailto:eguion@groupwestcompanies.com] Sent: Wednesday, March 19, 2014 4:15 PM To: Joanna Spencer Cc: Eric Guion; dbalmelli@barghausen.com; wyl@treswest.com; omarplee@gmail.com Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Joanna: The engineer provided the following estimated fixture counts. If there is a specific form that needs to be filled out please let me know. 3 Hotel + kitchen 1153 fixture units Apartment 4626 fixture units. Best Regards: Eric Guion Group West Companies PLLC 206-910-1089 From: Joanna Spencer [mailto:Joanna.Spencer@TukwilaWA.govl Sent: Monday, March 17, 2014 9:43 AM To: 'Dan Balmelli' Cc: Michael Cusick; Eric Guion; Derek Speck; Minnie Dhaliwal; Eric Guion Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Thank you Dan. From: Dan Balmelli [mailto:dbalmelli@barghausen.com] Sent: Monday, March 17, 2014 9:42 AM To: Joanna Spencer Cc: Michael Cusick; Eric Guion; Derek Speck; Minnie Dhaliwal; Eric Guion Subject: RE: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Thanks for the email Joanna, I have copied Eric Guion so that he can confirm the status with the mechanical engineer. Dan Balmelli Executive Vice President (206) 396-8588 cell Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 - Phone (425) 251-8782 - Fax http://www.bar_hausen.com From: Joanna Spencer f mailto:Joanna.Spencer@TukwilaWA.govl Sent: Monday, March 17, 2014 9:18 AM To: Dan Balmelli Cc: Michael Cusick; Eric Guion; Derek Speck; Minnie Dhaliwal Subject: Future Washington Place Hotel/Apartment Bldg.- Plumbing Fixtures E14-003 Good Morning Dan, On March 11, 2014 PW received land use applications for review, however Mike Cusick is unable to proceed with Concurrency Test Notice for Sewer and Water until he receives plumbing fixture counts. 4 Joanna Spencer Development Engineer City of Tukwila Public Works Department 6300 Southcenter Blvd #100 Tukwila, WA 98188-8548 ph:(206) 431-2440 fax:(206) 431-3665 Joanna.Spencer@TukwilaWA.gov The City of opportunity, the community of choice. From: Dan Balmelli [mailto:dbalmelli©barghausen.com] Sent: Thursday, March 06, 2014 2:10 PM To: Joanna Spencer Cc: Michael Cusick; Eric Guion; Derek Speck Subject: RE: Future Washington Place Hotel/Apartment Bldg. Thanks Joanna, they may not have this information for a while but I will check. Dan Balmelli Executive Vice President (206) 396-8588 cell Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 - Phone (425) 251-8782 - Fax http://www.barehausen.com From: Joanna Spencer f mailto:Joanna.Spencer@TukwilaWA.govj Sent: Thursday, March 06, 2014 11:31 AM To: Dan Balmelli Cc: Michael Cusick; Eric Guion; Derek Speck; Joanna Spencer Subject: RE: Future Washington Place Hotel/Apartment Bldg. Dan, Public Works is still waiting for the plumbing fixture counts so Mike Cusick can proceed with water and sewer availability letters. 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SEWER PROFILES — Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE SURFACE WATER For all development except one single-family residence, 2-9 lot short plats, four-plex or smaller multi -family residence, or non-residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: 223 /9A/LbMit E. PARCEL #: Contact's Name: D3t1 022.3/0 — 0070 Contact Phone #: (5) Contact e-mail: Contact Address: /3/1,e/7//9z/..ii /ion . , /- Y PASSED This test notice is valid for 90 -days from signature date. Capacity of the concurrency facilities combined with the addition of any detention (if required) for the proposed development is equal to or better than capacity required to maintain the established level of service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any additional items noted below. Additional items: /t",42 By: DOES NOT PASS Print Name: Ryan D. Larson Approved 01.20.2006 3/t/. y Date Sr. Surface Water Engineer Revised Introduction and New On-line Guidance March 2012 'CF I\/ED MAR 07 2014 (;t ho,Jli):vI I Y DEVELOPMENT SEPA ENVIRONMENTAL CHECKLIST Purpose of checklist: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. Instructions for applicants: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Instructions for Lead Agencies: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. Use of checklist for nonproject proposals: Please complete all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions. A. BACKGROUND 1. Name of proposed project, if applicable: Washington Place 2. Name of applicant: Washington Tower, LP 3. Address and phone number of applicant and contact person: Applicant Address: c% Group West Companies PLLC 3601 Fremont Ave N, Suite 314 SEPA Environmental checklist (WAC 197-11-960) guidance updated March 2012 Contact: Seattle, WA 98103 Eric Guion 206-826-4651 4. Date checklist prepared: 2/28/2014 5. Agency requesting checklist: City of Tukwila 6. Proposed timing or schedule (including phasing, if applicable): The applicant anticipates starting construction in July of 2014 with an approximately 26 month construction schedule. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? None planned or anticipated. If yes, explain. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A Phase I Environmental Assessment has been completed. See Attached. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? Yes Check If yes, explain. The applicant has submitted for Design Review approval from the City of Tukwila 10. List any government approvals or permits that will be needed for your proposal, if known. City of Tukwila Design Review City of Tukwila SEPA Determination City of Tukwila Building Permit City of Mechanical and Electrial Permits City of Tukwila Sign Permits City of Tukwila Demo Permit City of Tukwila Clearing and Grading Permit City of Tukwila Site Work Permit City of Tukwila Sewer and Water Utility Permit City of Tukwila ROW Use Permit Dept of Ecology NPDES Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The project is comprised of a 19 story residential and hotel mixed use building with an area of 410,000 s.f. The hotel shall include 189 rooms and the residential portion shall have 312 for rent apartments (studio, 1, 2 & 3 bedroom units) and an approximately 229 SEPA Environmental checklist (WAC 197-11-960) 2 guidance updated March 2012 stall parking garage with additional parking surface parking for a total of 437 arking stalls. Parking space for a minimum of 6 motorcycles/scooters is also provided. The City of Tukwila has entered into a Development Agreement with the applicant for this development. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. 223 Andover Park E Tukwila, WA B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other The site is currently a fully developed site with a single story retail building with asphalt paved surface parking. b. What is the steepest slope on the site (approximate percent slope)? Approximately 5% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Refer to the attached geotechnical report for information regarding the existing soils d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not to our knowledge e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The project site has been previously developed. The building first floor and site parking will be at a grade equal or close to the existing finished grade and existing building first floor elevations. A portion of the parking garage is at maximum of 4 feet below grade. Grading will be minimal and mostly consist of adiustinq the existing site grades to SEPA Environmental checklist (WAC 197-11-960) 3 guidance updated March 2012 incorporate the proposed building foot print and parking areas. The estimated cut volume is 2000 CY and the estimated fill volume is 2000 CY. The estimated export volume of unsuitable material including existing pavement and duff is approx. 2700 CY. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Some erosion could occur during the construction phase depending on weather conditions however, since the site is currently developed and site grades are flat, erosion should be minimal. Prior to any clearing or grading, a Temporary Erosion Control plan will be prepared, reviewed and approved by the City of Tukwila and appropriate erosion control measures will be implemented by the contractor . g.About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 95% of the site will be covered with impervious area after construction is completed including building roof tops, pavement and walkways. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Implementation and on going maintenance of appropriate temporary erosion control measures during the construction phase will help reduce and control erosion and impacts to the earth. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Construction Related: Emissions to the air would include dust, auto & machine emissions typically associated with this type of construction. During Occupancy: Emissions to the air would include auto machine emissions typically associated with this type of occupancy. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. None c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction Related: Emissions will be kept to a minimum using best construction methods that will include sprinkling/wetting of soils to keep the dust down, regular maintenance of machinery, not leaving machines idling or in some other way turned off during periods of non-use. SEPA Environmental checklist (WAC 197-11-960) 4 guidance updated March 2012 During Occupancy: Emissions will be kept to a minimum through providing alternatives to using automobiles. Secure bike storage areas & racks are provided as well as a repair area for bikes. Flex -car spaces are provided on site. Electric Vehicle charging stations are provided on site. 3. Water a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? Yes If yes, describe type and provide names. If appropriate, state what stream or river it flows into. The Green River is approximately .15 miles to the east of the site 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? No If yes, please describe and attach available plans. Not Applicable 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No SEPA Environmental checklist (WAC 197-11-960) 5 guidance updated March 2012 b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals... ; agricultural; etc.). None Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The source of runoff will be rainfall runoff from building rooftops , pavement areas and walkways. All stormwater runoff from the proposed project will be collected by roof drains and catch basins and will be conveyed by underground storm pipe to an underground water quality treatment system located near the northeast corner of the site for treatment prior to discharging into the existing city storm system located in Andover Park East. 2) Could waste materials enter ground or surface waters? If so, generally describe. No d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: The proposed storm water collection conveyance and water quality treatment system planned for the project will help reduce and control surface, ground and runoff impacts from the proposed development 4. Plants a. Check or circle types of vegetation found on the site: _x_deciduous tree: alder, maple, aspen, other _x_evergreen tree: fir, cedar, pine, other x shrubs SEPA Environmental checklist (WAC 197-11-960) 6 guidance updated March 2012 x_grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? • The site has been previously developed as a retail development with parking lot landscaping that includes deciduous, evergreen, trees and shrubs. There will be an effort to safe and reuse as many of the existing plant materials as may be appropriate for the new development. c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will be provided in accordance with the City of Tukwila Zoning Code. Plans will be submitted to the City for review and approval. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None known c. Is the site part of a migration route? None known If so, explain. d. Proposed measures to preserve or enhance wildlife, if any: None proposed or appear necessary 6. Energy and natural resources • a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed projects energy needs? Describe whether it will be used for heating, manufacturing, etc. SEPA Environmental checklist (WAC 197-11-960) 7 guidance updated March 2012 Electricity and Natural Gas will be used for heating and cooling building. The restaurant and hotel laundry facility will use a combination of natural gas and electricity. The pool water will be heated using natural gas. Residential units will use electricity for cooking. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The proposed building is the tallest building in the vicinity. As a result of proposed new zoning in the area to create a high density development with increased building heights it is anticipated that adjoining properties will be developed in a similar manner. The building will block some portion of the property directly adjacent to the north of this property during certain parts of the day and year when the sun is lower in the sky. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: 1. The building envelope and HVAC systems will meet or exceed the requirements for the 2012 Washington State energy Code as adopted by the City of Tukwila. 2. Toilets & showers will be `low flow' type. 3. All residential appliances will have energy star ratings 7. Environmental health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No 1) Describe special emergency services that might be required. Fire, police and medical surfaces as typically required for a hotel and multi -family residences. 2) Proposed measures to reduce or control environmental health hazards, if any: None necessary b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? SEPA Environmental checklist (WAC 197-11-960) 8 guidance updated March 20/2 None 2) What types and levels of noise would be created by or associated with the project on a short-term or a Tong -term basis (for example: traffic, construction, operation, other)? Indi- cate what hours noise would come from the site. Short Term: Construction related noise as is typical to construction of this type of project. Construction will be limited to the volume allowed and hours regulated by the City. Typically construction will occur Monday through Friday in the hours of 7AM to 5PM. Long Term: Noise related to car traffic generated by this project. 3) Proposed measures to reduce or control noise impacts, if any: None necessary 8. Land and shoreline use a. What is the current use of the site and adjacent properties? Adjacent properties have been fully developed with buildings that provide retail goods and services. b. Has the site been used for agriculture? Not known. Property is currently fully developed as a retail development. If so, describe. c. Describe any structures on the site. Property is currently developed with a 40,500 +1- retail building with associated surface parking d. Will any structures be demolished? Yes If so, what? All existing structures will be demolished. e. What is the current zoning classification of the site? Tukwila Urban Center (TUC) f. What is the current comprehensive plan designation of the site? Tukwila Urban Center (TUC) g. If applicable, what is the current shoreline master program designation of the site? Not Applicable h. Has any part of the site been classified as an "environmentally sensitive" area? No If so, specify. Not Applicable i. Approximately how many people would reside or work in the completed project? SEPA Environmental checklist (WAC 197-11-960) guidance updated March 2012 9 Hotel Employees: 41 full time and 28 part time staff Apartment Employees: 6 full time staff Apartment Residency: 312 units (approximately 540 residents) j. Approximately how many people would the completed project displace? None. The existing retail building has been vacant for a number of years. k. Proposed measures to avoid or reduce displacement impacts, if any: None Necessary L. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The property owner has worked closely with the City of Tukwila to design a project that helps further the vision of the City that this area will become a high density, live/work area. It is anticipated that this development will be the first of many similar projects in the area. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, mid- dle, or low-income housing. 312 for rent apartments are proposed. There will be a combination of studio, 1,2 & 3 bedroom units. Rents will be considered market rate. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: None necessary. The area has been designated as one of the regions 17 Urban Centers and is within the Tukwila Urban Center which encourages development of concentrated employment & housing. The Development Agreement with the City of Tukwila states that the site is located in the Tukwila Urban Center core and would add housing that is walkable to transit, retail, and entertainment and supports the Comprehensive Plan. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The building height will be a maximum of 180 feet to the roof of the building in accordance with the Development Agreement with the City of Tukwila. Stair and Elevator Penthouses will be approximately 10 feet above the roof for a maximum height of 190 feet. SEPA Environmental checklist (WAC 197-11-960) 10 guidance updated March 2012 Principal building materials include, brick, metal panels and glazing. The parking garage will be concrete. b. What views in the immediate vicinity would be altered or obstructed? Existing views in the area are limited due to the flat nature of the area. Terriorial views include seeing the hills on either size of the valley and Mt. Rainier can be seen from some locations if no existing buildings cause an obstruction. The proposed building will be the tallest building in the area and will obstruct general views from the surrounding properties. As a result of currently planned changes to the zoning code, future development is expected to be of similar nature & scope and so the views from street level will be similarly impacted by any future development. c. Proposed measures to reduce or control aesthetic impacts, if any: The proposed building will go through the Design Review Board approval at the City of Tukwila and be in compliance with the City of Tukwila Development Agreement. 11. Light and glare a. What type of Tight or glare will the proposal produce? What time of day would it mainly occur? No glare is expected to be produced by development of the site. Windows will not be reflective. Light from the interior of the building will be seen from outside the building. There will be some building lighting that will highlight the building at night as well as provide low level pedestrian lighting. Parking lot lighting will be directed down and shielded to reduce glare and light pollution to adiacent properties. b. Could Tight or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: Parking lot lighting will be directed down and shielded to control Tight and reduce potential glare impacts. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? SEPA Environmental checklist (WAC 197-11-960) 11 guidance updated March 2012 Park & Trail Systems: The site is within a short walking distance to the Green River trail system and the Bi -Centennial Park. Tukwila Pond is also a short distance from the site. The area has a number of outdoor recreational parks such as Fort Dent Park & Foster Golf Links. Indoor recreational opportunities include, bowling, fitness clubs, the Westfield South Center Mall, & Movie Theaters. b. Would the proposed project displace any existing recreational uses? No If so, describe. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: On site recreational opportunities provided on site include: 1. Hotel swimming pool & fitness center 2. Residents movie room, fitness center, hot tub, roof penthouse residents lounge, and social gathering area to include kitchen, games, seating areas, outdoor patio with BBQ's. Additional social gathering spaces are located on the 1St and 2nd levels. Secure indoor bike storage is provided for the residents with a bike workshop area. A fenced pet area will be provided at grade. 13. Historic and cultural preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preser- vation registers known to be on or next to the site? No If so, generally describe. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known c. Proposed measures to reduce or control impacts, if any: None necessary 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site is accessed from Andover Park E, which is a main arterial running north south. b. Is site currently served by public transit? if not, what is the approximate distance to the nearest transit stop? SEPA Environmental checklist (WAC 197-11-960) 12 guidance updated March 2012 King County Metro Bus service is available on Andover Park East and a short walking distance to Strander Blvd to the south & Baker Blvd to the north. The site is also within a short walking distance to the planned Tukwila Transit Center and the Tukwila sounder Station. Shuttle Service to the SeaTac Airport will be provided by the hotel. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will have 208 surface parking spaces and 229 spaces in the parking garage for a total of 437 spaces. Additionally 6 motorcycle/scooter stalls are provided in the parking garage. The existing vacant retail space and all associated onsite parking will be eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). After discussions with the City, no street improvements are anticipated. Sidewalk improvements include widening the sidewalk along Andover Park E. to 15 feet with the addition of street trees and pedestrian lighting. New street lighting will be provided if determined necessary by the City of Tukwila. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transporta- tion? If so, generally describe. The project is within walking distance to the Green River Trail and the future Tukwila Transit Center and the future Tukwila Sounder Station. The SeaTac Airport is approximately 4 miles from the site. The hotel will provide shuttle service to the airport. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Refer to attached Traffic Analysis prepared by the Transpo Group g. Proposed measures to reduce or control transportation impacts, if any: Shuttle Service will be provided to the Airport and the surrounding area by the hotel Residents will be charge to park on site which will reduce the number of parked vehicles & vehicle trips and encourages use of the transit systems and walking the short distance to retail and services. SEPA Environmental checklist (WAC 197-11-960) 13 guidance updated March 2012 Bicycle storage areas and maintenance shop will be provided for the apartment residences. Bicycles will be provided as an amenity to hotel quests Flex cars will be provided on site 15. Public services a. Would the project result in an increased need for public services (for example: fire pro- tection, police protection, health care, schools, other)? If so, generally describe. The project will result in a increased need for public services such as fire, police, health car, schools and other services that would be typically required by an additional 312 residential living units and an 189 room hotel. b. Proposed measures to reduce or control direct impacts on public services, if any. The project owner and design team have met with City Staff including members of the Fire Marshal's office and the Police Department to discuss how to provide a safe building and environment. The Fire Marshal's office has reviewed the site plan to confirm emergency vehicle access and provided requirements for compliance with the International Building Code to ensure the building meets or exceeds requirements. Recommendations by the Police Department to provide security cameras and security systems will be followed. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, cable septic system, other b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. All necessary utilities needed to serve the project are available to the site along Andover Park East and will be extended as necessary to the proposed building. These services include sewer, water, power, gas and communication services C. SIGNATURE The above answers ar ruca : • - -te to the best of my knowledge. I understand that the lead agency is relying on em to' - ke its decis Signature: SEPA Environmental checklist (WAC 197-11-960) 14 guidance updated March 2012 w • Name of signee Eric Guion Position and Agency/Organization Principal, Group West Companies PLLC (Proiect Achitect) Date Submitted: �-1 - t `4 D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS Thelpl (IT IS NOT NECESSARY to use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment in . When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; pro- duction, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: SEPA Environmental checklist (WAC 197-11-960) 15 guidance updated March 2012 w • t 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. SEPA Environmental checklist (WAC 197-11-960) 16 guidance updated March 2012 Date: 3/4/2014 City of Tukwila ESA Screening Checklist City of Tukwila gered Species Act Screening Checklist tqAR An t1V 1-LO1 14x:14 Applicant Name: Washington Tower, LP Street Address: C/O Group West Companies PLLC, AT_T:Eric_Guion, 360.1_Fremont .Ave-N,-,-Suite-31-4- - - - - --- - City, State, Zip: Seattle, WA 98103 Telephone: 206-910-1089 DIRECTIONS: This Screening Checklist has been designed to evaluate the potential for your project to result in potential "take" of Chinook salmon, Coho salmon, or Cutthroat trout as defined by Section 9 of the Endangered Species Act. The checklist includes a series of "Yes" or "No" questions about your project, organized into four parts. Starting with Part A on Page 2, read each question carefully, mark the appropriate "Yes" or "No," and proceed to the next question as directed by the checklist. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if "take" is indicated. H:' and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 1 • City of Tukwila ESA Screening Checklist Part A: Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-0 Will the project require any form of grading? Grading is defined as any excavating, filling, clearing, or creation of impervious surface, or any combination thereof, which alters the existing ground surface of the earth (TMC 18.06.370). Please mark the appropriate response. NO - Continue to Question 2-0 YES Continue to Question 1-1 (Pale 3) 2-0 Will the project require any form of clearing? Clearing means the removal or causing to be removed, through either direct or indirect actions, any vegetation from a site (18.06.145). Please mark the appropriate response. NO - Continue to Question 3-0 cp Continue to Question 2-1 (Page 4) 3-0 Will the project require work, during any time of the project, below the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers or in wetlands? Ordinary high water mark is the mark that is found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland, in respect to vegetation (see TMC Chapter 18.06, Page 18-15). Please mark the appropriate response. diContinue to Question 4-0 YES - Continue to Question 3-1 (Page 5) 4-0 Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include the proper use of fuel stored in a vehicle's fuel tank. Hazardous substances are any liquid, solid, gas, or sludge, including any material, substance, product, commodity, or waste, regardless of quantity, that exhibits the characteristics or criteria of hazardous waste as defined by Washington Administrative Code 173-303 (TMC 18.06.385). This includes fuel or other chemicals stored on-site during construction. Please mark the appropriate response. Continue to Question 5-0 YES - Continue to Question 5-0 5-0 Will the project result in the withdrawal, injection, or interception of groundwater? Examples of projects that may affect groundwater include, but are not limited to: construction of a new well, change in water withdrawals from an existing well, projects involving prolonged construction dewatering, projects installing French drains or interceptor trenches, and sewer lines. For the purpose of this analysis, projects that require a geotechnical report pursuant to the requirements of TMC 18.45.060 or would require a geotechnical report "if not exempt should answer Yes. Please mark the appropriate response. NO Continue to Question 6-0 YES - Continue to Question 6-0 6-0 Will the project involve landscaping or re -occurring outdoor maintenance that includes the regular use of fertilizers, pesticides, or herbicides? This does not include the one-time use of transplant fertilizers. Landscaping means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use of the land (TMC 18.06.490). For the purpose of this analysis, this includes the establishment of new lawn or grass. Please mark the a • • ropriate response. C) Checklist Complete YES — Checklist Complete H:\Land Use Applications in PDFISEPA Environmental Review Application-Jan20l 1.doc Page 2 City of Tukwila ESA Screening Checklist Part B: Please answer each question below for projects that include grading. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-1 Will the project involve the modification of a watercourse bank or bank of the Green/Duwamish or Black Rivers between the ordinary high water mark and top of bank? This includes any projects that will require grading on any slope leading to a river or stream, but will not require work below the ordinary high water mark. Work below the ordinary high water mark is covered in Part C. Please mark the appropriate response. NO Continue to Question 1-=2 YES - Continue to Question 1-2 1-2 Could the construction, operation, or maintenance of the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses, the Green/Duwamish rivers, or the Black River? Most projects that involve grading have the potential to result in increased erosion and/or sedimentation as a result of disturbances to the soil or earth. If your project involves grading and you have not prepared a Temporary Erosion and Sedimentation Control Plan specifically designed to retain 100 percent of the runoff (including during construction) from impervious surface or disturbed soils, answer Yes to this question. If your project is normally exempt under the Tukwila Municipal Code and would not require the preparation of a Temporary Erosion and Sedimentation Control Plan, BUT may still result in erosion or sediment transport off site or beyond the work area, answer Yes to this question. Please mark the appropriate response. NO Continue to Question 1-3 YES - Continue to Question 1-3 1-3 Will the project result in the construction of new impervious surfaces? Impervious surfaces include those hard surfaces which prevent or restrict the entry of water into the soil in the manner that such water entered the soils under natural conditions prior to development; or a hard surface area that causes water to run off the surface in greater quantity or at an increased rate of flow from the flow presented under natural conditions prior to development. Such areas include, but are not limited to, rooftops, asphalt or concrete paving, compacted surfaces, or other surfaces that similarly affect the natural infiltration or runoff patterns existing prior to development (TMC 18.06.445). Please mark the appropriate response. NO - Continue to Question 2-0 (Page 2) YES Continue to Question 1-4 1-4 Will your project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into pervious surface or through other means to be introduced into the ground. If your project involves the construction of impervious surface and does not include the design of a stormwater management system specifically designed to infiltrate stormwater, answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 2-0 (Page 2) YES - Continue to Question 2-0 (Page 2) H:Uand Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 3 City of Tukwila ESA Screening Checklist Part C: Please review each question below for projects that include clearing. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 2-1 Will the project involve clearing within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. NO Continue to Question 3-0 (Page 2) YES. - Continue to Question 2-2 —2=2 Willthe—fp oject involve clearing of any trees within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? A tree is defined by TMC 18.06.845 as any self-supporting woody plant, characterized by one main trunk, with a potential diameter -breast -height of 2 inches or more and potential minimum height of 10 feet. Please mark the appropriate response. CO Continue to Question 2-3 YES - Continue to Question 2-3 2-3 Will the project involve clearing of any evergreen trees from within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis evergreen means any tree that does not regularly lose all its leaves or needles in the fall. Please mark the appropriate response. Continue to Question 2-4 YES - Continue to Question 2-4 2-4 Will the project involve clearing within 100 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. 0 Continue to Question 3-0 (Page 2) YES - Continue to Question 2-5 2-5 Will the project involve clearing within 40 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. CDContinue to Question 3-0 (Page 2) YES - Continue to Question 3-0 (Page 2) H:\ and Use Applications in PDFISEPA Environmental Review Application-Jan2011.doc Page 4 City of Tukwila ESA Screening Checklist Part D: Please review each question below for projects that include work below the ordinary high water mark of watercourses or the Duwamish/Green or Black Rivers or in wetlands. Review each question carefully, considering all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 3-1 Will the project involve the direct alteration of the channel or bed of a watercourse, the Green/Duwamish rivers, or Black River? For the purpose of this analysis, channel means the area between the ordinary high water mark of both banks of a stream, and bed means the stream bottom substrates, typically within the normal wetted -width of a stream. This includes both temporary and permanent modifications. Please mark the appropriate response: NO - Continue to Question 3-2 YES - Continue to Question 3-2 3-2 Will the project involve any physical alteration to a watercourse or wetland connected to the Green/Duwamish River? For the purpose of this analysis, "connected to the river means" flowing into via a surface connection or culvert, or having other physical characteristics that allow for access by salmonids. This includes impacts to areas such as sloughs, side channels, remnant oxbows, ditches formed from channelized portions of -natural watercourses or any area that may provide off channel rearing habitat for juvenile fish from the Duwamish River. This includes both temporary construction alterations and permanent modifications. Watercourses or wetlands draining to the Green/Duwamish River that have a hanging culvert, culvert with a flap gate, diversion, or any entirely man-made or artificial structure that precludes fish access should answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 3-3. YES - Continue to Question 3-3 3-3 Will the project result in the construction of a new structure or hydraulic condition that could be a barrier to salmonid passage within the watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, a barrier means any artificial or human modified structure or hydraulic condition that inhibits the natural upstream or downstream movement of salmonids, including both juveniles and adults. Please mark the appropriate response. NO - Continue to Question 3-4 YES - Continue to Question 3-4 3-4 Will the project involve a temporary or permanent change in the cross-sectional area of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the cross-sectional area is defined as a profile taken from the ordinary high water mark on the right bank to the ordinary high water mark on the left bank. Please mark the appropriate response. NO - Continue to Question 3-5 YES - Continue to Question 3-5 3-5 Will the project require the removal of debris from within the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris includes, but is not limited to fallen trees, logs, shrubs, rocks, piles, rip -rap, submerged metal, and broken concrete or other building materials. Projects that would require debris removal from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity should answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 3-6 YES - Continue to Question 3-6 H:V.and Use Applications in PDFISEPA Environmental Review Application-Jan2011.doc Page 5 Part D (continued) City of Tukwila ESA Screening Checklist 3-6 Will the project result in impacts to watercourses or wetlands that have a surface connection to another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat conditions that support salmonid use? Such areas may include, but not be limited to hillside seeps and wetlands isolated from the watercourse or river that have a surface water connection to the watercourse or river but are not assessable, nor would be assessable to salmonids under natural conditions. Wetlands with a "functions and values" rating for baseflow/groundwater support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please mark the appropriate response. NO - Continue to Question 3-7 YES - Continue to Question 3-7 3-7 Will the project include the construction of artificial waterways or wetlands connected to a watercourse containing salmonids? For the purpose of this analysis, the construction of artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature created to enhance wildlife use, particularly waterfowl use, or may be attractive to wildlife, particularly waterfowl. Please mark the appropriate response. NO - Continue to Question 3-8 YES - Continue to Question 3-8 3-8 Will the project include bank stabilization? For the purpose of this analysis, bank stabilization includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete structures, or similar structures. Please mark the appropriate response. NO - Continue to Question 4-0 (Page 2) YES - Continue to Question 4-0 (Page 2) H:\Land Use Applications in PDFISEPA Environmental Review Application-Jan2011.doc Page 6 COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning RECEIVED CE APPLICATION MATERIALS: MAR 07 2014 t/ 1. Application Checklist (1 copy) indicating items submitted with application. 2. Completed ESA Screening Checklist, SEPA Environfikiffatchtitiktlist and drawings (5 copies). i/ 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". 4. Application Fee: See Land Use Fee Schedule. ✓ 5. Underlying permit application that triggers SEPA review. PUBLIC NOTICE MATERIALS: 6. Payment of a $365 notice board fee to FastSigns Tukwila OR provide a 4' x 4' public notice board on determining that a complete application has been received (see site within 14 days of the Department Public Notice Sign Specifications Handout). 7. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an tenants (residents and businesses) within e.g. apartments, condos, trailer to provide an electronic copy of the Address, City St Zip, with each of these generate the mailing labels or you provide under Public Notice Mailing Fee on to issuance of the decision and you will excel spreadsheet of mailing labels,for all property owners and 500 feet of the subject property. Each unit in multiple family buildings parks --must be included. Once your project is assigned to a planner, you will be required mailing label spreadsheet in the following format: Name, Street fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to and material as listed of this fee is due prior them, there is an additional fee for postage the Land Use Fee Schedule. Payment receive a separate bill for this fee. 8. If providing own labels, include King County Assessor's map(s) which shows the location of each lot. property within 500 ft. of the subject H:\Land Use Applications In PDF\SEPA Environmental Review Application-Jan2011.Doc Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: 9. Vicinity Map with site location. 10. Provide four (4) copies of any sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See the Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. 1-1. Any drawings needed to describe the proposal other than those submitted with the underlying permit. Maximum size 24" x 36". H:\Land Use Applications In PDF\SEPA Environmental Review Application-Jan2011.Doc STATE OF WASHINGTON CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY -'ECEIVED MAR 0 7 2014 DEVELUNMLN f ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at223 Andover Park East Tukwila WA 98188 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Kent (city), WA (state), on March 5 Southcenter WA, LLC ,2014 (Print Name) 18230 E Valley Highway #195 Kent WA 98032 (Address) 425-251-1600 (Phone Number) -r %_��_ On this day personally appeared before me 0 P‘4,112- executed F112executed the foregoing instrument and acknowledged tha she signed the same as er voluntary act and deed for the uses and purposes mentioned therein. (Signature to me known to be the individual who SUBSCRIBED AND SWORN TO BEFORE ME ON THIS Notary Pubiic State of Washington ` ' STEPHANIE WANG 4 My Appointment Expires Oct 10, 2016 elograftomeesuiloPolie DAY OF NlarGe. ,20 ( ARY PU . LI in a : the State of Washington ding at .V64,1±1 U-vA My Commission expires on ( 01(-o f 2,a( L H:U.and Use Applications In PDF\SEPA Environmental Review Application-Jan2011.Doc CITY OF TUKWILA SEPA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 ENVIRONMENTAL Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov ^r''.1Fr:REVIEW MAM 07 2014 APPLICATION FOR STAFF USE ONLY Permits Plus TYPE: P-SEPA Planner: File Number: e ` , I _ J�/� Application Complete Date: Project File Number:- L\ 14 - V( ) \ UQ Application Incomplete Date: Other File Numbers: ) L. 1 u ,` c Y y<,, NAME OF PROJECT/DEVELOPMENT: Washington Place LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 223 Andover Park East, Tukwila, WA LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 022310-0090-00 DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Eric Guion Address: 3601 Fremont Ave N., Suite 314, Seattle, WA 98103 Phone: 206-826-4651 FAX: 206-826-4446 E-mail: eguion@ weslanies.com Signature: / Date: 3/4/2014 H:\ and Use Applications In PDF\SEPA Environmental Review Application-Jan201 l.Doc WASHINGTON PLACE 223 ANDOVER PARK E APN: 0223100090 Associated files: PL14-0008 E14-0003 SEPA L14-0016 DEV AGRMT L14-0055 DES REV MINOR MOD This file: L14-0015 DESIGN REVIEW City of Tukwila Haggerton, Mavor Department of Community Development Jack Pace, Director May 23, 2014 NOTICE OF DECISION TO: Eric Guion, Applicant Omar Lee, Owner King County Assessor, Accounting Division Washington State Department of Ecology Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L14-0015 Applicant: Eric Guion Type of Permit Applied for: Design Review Project Description: Construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. Location: Associated Files: Comprehensive Plan Designation/Zoning District: 223 Andover Park East E l0003 and L14-0016 TUC II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Decision on Substantive Permit: The City's Board of Architectural Review has determined that the design review application does comply with applicable City code requirements and has approved that application based on the findings and conclusions contained in the staff report ands amended by the Board at the hearing, subject to the following conditions: 6300 Southcenter Boulevard, Suite #100 • Tukwila. Washington 98188 • Phone 206-431-3670 • Fax: 206-431-366.5 1. The east parking lot shall be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material such as stamped concrete or pavers and enhancing the landscaping. 2. Preserve the existing perimeter trees along the north and south side to the maximum extent possible by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls leaving at least 5'8" wide landscape perimeter along the south property line. In order to save the trees the Board is authorizing elimination of interior landscaping islands in lieu of the perimeter landscaping and also authorizing the percentage of compact stalls to exceed 30% of the total parking count. 3. The quality of the back side of the building shall be improved to match the quality along the front side by including any combination of techniques such as different window sizes, materials/color variations, modulation and articulation with a goal to add visual interest by differentiating the hotel and the residential towers and to provide equal importance to the tower element from all four sides. 4. Details related to the street frontage improvement such as light fixtures, benches, curb cut details and details of the transition between the proposed new sidewalk and the existing narrow sidewalks to the north and the south shall be reviewed and approved by staff as part of the building permit review process. 5. At least one of the metal panel colors (Sandstone or Surrey Beige) shall be replaced to ensure sufficient differentiation between the two colors. 6. Detailed design and specification of the site furnishings such as benches; planters; screening of trash enclosure; window details to introduce more depth and shadow on the upper floors; location of above ground utility apparatus shall be reviewed administratively by staff as part of the building permit review process. 7. Additional light fixtures in the northwest corner of the parking lot shall be provided to avoid areas of extremely low lighting levels. 8. The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the main building. Also, some architectural interest in the form of pattern/color in the metal screen shall be added to the north facade to improve the pedestrian experience. Also, the details related to metal screen, roof top trellises and planters shall be reviewed as part of the building permit. 9. Staff shall work with the applicant to maximize opportunities to add more vegetation in areas of pedestrian activity to include but not be limited to the parking garage, entrances and vertical surfaces. Changes to be reviewed administratively at the time of building permit. Page 2 of 4 • e III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by June 6, 2014. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Page 3 of 4 a Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Minnie Dhaliwal, who may be contacted at 206-431-3685 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City of Tukwila Page 4 of 4 city of Tukwila (m) Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, LOUISE STRANDER; VICE -CHAIR, MIKE HANSEN; COMMISSIONERS, THOMAS MCLEOD, BROOKE ALFORD, SHARON MANN, MIGUEL MAESTAS, AND NHAN NGUYEN BOARD OF ARCHITECTURAL REVIEW MAY 22, 2014- 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. Call to order II. Attendance III. Adoption of 04/24/14 Minutes IV. CASE NUMBER: L14-0015 APPLICANT: Eric Guion REQUEST: Design Review approval for the construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. LOCATION: 223 Andover Park East, Tukwila WA 98188 V. DIRECTOR'S REPORT VI. AJOURN 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED MAY 15, 2014 HEARING DATE: May 22, 2014 NOTIFICATION: On April 4, 2014, the Notice of Application was posted on the site and mailed to the surrounding property owners and occupants. The Notice of Hearing was posted on the site and mailed to the surrounding property owners and occupants on May 8, 2014. It was published in the Seattle Times on May 8, 2014. FILE NUMBERS: L14-0015 — Design Review E14-0003- SEPA APPLICANT: Eric Guion REQUEST: Construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. LOCATION: 223 Andover Park East, Tukwila WA 98188 SEPA DETERMINATION: DNS COMPREHENSIVE PLAN & ZONING DESIGNATION: Tukwila Urban Center (TUC) STAFF: Minnie Dhaliwal ATTACHMENTS: A. Plans: Site Plan, Floor Plans, Elevations, and Renderings B. Landscape Plan C. Lighting Fixtures and Lighting Plan D. Applicant's design statement. E. Parking Structure Design Manual F. Development Agreement and First Amendment to the Agreement. G. Stacked Parking Plan Approval Letter H. Materials and Colors Board presented at the hearing `4 FINDINGS PROJECT DESCRIPTION The current proposal is to demolish the existing retail building and construct a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. The proposed project includes a mix of apartment unit types ranging from studios to three bedroom units. Here is the breakdown of the unit types: Studios: 154 One bedrooms: 150 Two bedrooms plus den: 63 Three bedrooms: 3 Total units: 370 A total of 498 parking stalls are proposed and include 208 surface parking stalls and 290 garage parking stalls. In addition there is a plan to stack 44 parking stalls in the event valet parking is instituted. The building is L-shaped, with hotel use facing the street. The first two floors of the wing facing the street are occupied by the hotel lobby, restaurant and meeting rooms. A total of 189 hotel rooms are located on floors 3 thru 11. Apartments are located on floors 11 thru 18 of this wing. The second wing of the building along the south side of the subject site is occupied by common open space on the first floor and then apartment units are located on all the upper floors. The top floor includes covered and uncovered recreation space for the apartments and includes an exercise room and pet area. The parking garage is proposed behind the L-shaped building, and is approximately 220 feet by 125 feet with 3 V2 levels of parking (290 parking stalls). VICINITY/SITE INFORMATION Existing Development The subject property is a rectangular shaped parcel covering 3.41 acres of land. Existing improvements to the property consist of a single story retail building that was built in 1995 and is approximately 40,580 square feet. The building was previously occupied by Circuit City and has been vacant for a few years. It is proposed to be demolished as part of this proposal. Page 2 of 19 Surrounding Land Uses North: There are three lots immediately to the north and then Baker Boulevard lies beyond. Each lot is approximately one acre in size and is developed with one commercial building. The first building at the corner of Andover Park East and Baker Boulevard is a two story office masonry building that was built in 1971. The other two buildings are single story commercial retail/warehouse type of buildings built in the 1960s. South: The building immediately to the south was built as a warehouse in the 1960s and subsequently converted into a retail building. It is occupied by Albert Lee Home Appliances, Furniture Factory and Puetz Golf. East: Andover Park East defines the eastern property line. A small business park built in 1996 is situated across the street to the northeast and is occupied by several health business and some retail uses. Single story retail buildings occupied by Cash and Carry as well as Video Only are present to the southeast. West: Acura dealership building, built in 1968, borders the subject site to the west. Also the rear of the retail building occupied by Bed Bath & Beyond and REI borders the subject site to the southwest. Page 3 of 19 SITE PHOTOS O View from Andover Park East looking south View from Andover Park East looking north View from the west property line Page 4 of 19 BACKGROUND The majority of the development around the property dates back to 1960s and some buildings were built in the mid-90s. The subject site shows up as a vacant field up until 1965 when it was cleared for development for a warehouse type of structure. The existing building was built in 1995. The property was purchased by the current owner in 2010. Development Agreement In March 2013 the city executed a development agreement with owner, South Center WA LLC, to allow the maximum height of the building to go up to 180 feet. On May 5, 2014, the City Council amended the development agreement to allow concessions in the following four areas from the City's Zoning and Sign Code regulations: 1) Building Height: The maximum height for 50 percent of the site is 190 feet. 2) Space: The open space requirements are relaxed to 45 square feet per residential unit and 25 square feet per hotel room. Also, certain common areas such as lobby and bike storage areas are allowed to be counted towards open space requirements. 3) Parking: The parking requirements are reduced to one parking space per residential unit and .7 spaces per hotel room. Additionally, Attachment G is the approved stacking and valet parking plan as contemplated by the Development Agreement. 4) Signage: The size of the signs is allowed to exceed the maximum size allowed under the Sign Code. The wall signs are allowed to be six percent of the exposed building face to a maximum of 500 square feet. Canopy edge signs are allowed up to 3.5 feet in height. PUBLIC COMMENTS No written comments related to the design review application were submitted. Washington State Department of Transportation asked for a traffic study in response to the SEPA application. DESIGN REVIEW This project is subject to Board of Architectural (BAR) design approval under Tukwila Municipal Code (TMC) Section 18.60.030. In the following discussion the Board of Architectural Review criterion is shown below in bold, followed by staff's comments. For the applicant's design statement, see Attachment D. DECISION CRITERIA- DESIGN REVIEW TMC 18.60.050.C. Multi -Family, Hotel and Motel Design Review Criteria. In reviewing any multi -family, hotel or motel application the following criteria shall be used by the BAR in its decision making as well as the Multi -Family Design Manual. Page 5 of 19 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 site is located in the City's Urban Center. There is no residential development in the vicinity of the project site. The proposed building will set the standard for future redevelopment of the area. The building is sited to provide a presence along Andover Park East and the parking garage is screened by the building from the existing street. Neighboring buildings are much smaller in scale and this building will be a landmark building and visible from all sides. The L-shaped building does make the building appear larger as the north and west facades are not differentiated, nor is there any break in the skyline. At the city's request the applicant has introduced a darker brown color to help distinguish the west facade from the north facade. However there is still an opportunity to articulate the facade to differentiate the hotel wing from the apartment wing and add visual interest and break down the scale of the building. 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. There are many healthy trees that line the north and south property lines. The existing trees are European Hornbeam, Carpinus betulus fastigiata, and based on their size are considered significant trees. Staff asked the applicant to preserve the existing trees as they not only provide canopy cover but also help screen the rear side of the buildings on the adjacent lots. Some of the buildings on the adjacent lots have completely blank walls with no windows, modulation or articulation and the trees help soften those facades. Applicant revised their plans to adjust interior parking lot islands so that a total of nine trees could be saved, however that means that the interior islands do not meet the spacing requirements of a maximum of 10 stalls between landscape islands. There are more than 40 trees that line the north and south property lines. There is an opportunity to save more trees and preserve the perimeter landscaping strip along the south property line by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls. This option would leave an approximately 5'8" landscape perimeter along the south property line. Under this option the proposal would exceed overall interior landscaping requirements, but would not meet the requirement to have an island after every ten stalls. Additionally, the code states that a maximum 30% of the stalls can be compact stalls and this realignment will increase that percentage to more than 30%. However under TMC 18.70.090, the Board of Architectural Review may take into consideration the existing landscaping and modify the standards. Page 6 of 19 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. The main building fronts Andover Park East, but there is a double loaded aisle of parking between the building and the sidewalk. There is an opportunity to design the parking lot as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material than asphalt and enhancing the landscaping. • -J a _1 rir w ea Page 7 of 19 Some examples of parking lots which are designed as forecourt /plaza but still can accommodate parking. A fifteen foot sidewalk with street trees, benches and pedestrian lights is proposed along the street. Some of the details related to the frontage such as light fixtures and benches have not been provided at this time. Also, curb transition details for driveway entrances were not provided. Pedestrian safety and convenience is better served when the sidewalk stays at a consistent grade. The curb cut for the driveway should match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. Additionally the details of the transition between the new proposed wide sidewalk fronting the subject site and existing narrow sidewalks to the north and the south along the adjacent properties should be designed to assure safe access/transition/ maneuver for a person in a wheelchair. Example of a driveway where the sidewalk stays at a consistent grade. 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. A porte-cochere feature is designed to highlight the hotel entrance, establish a relationship of the building to the street and provide a covered entrance for hotel guests. Designing the parking lot as a forecourt/plaza would help establish a physical transition between the project and public areas and establish the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. There are two access driveways proposed along Andover Park East. 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. A long row of parking spaces is proposed along both the north and the south property lines. Site perimeter design would greatly benefit from preserving the existing trees that would help soften the hardscape. The site layout accommodates a future north -south street connection along the west (back) side of the subject property. This future street would break up the big block, which lies between Baker Blvd on the north, Strander Blvd on the south, Andover Park East on the east and Andover Park West on the west. Page 8 of 19 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. Primary common facilities are located inside the building or on the roof top. These facilities include a clubhouse, exercise rooms and pet area. No private open space for individual units is proposed. The entrance to the apartment lobby is separate from the hotel entrance. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; There are a total of 208 surface parking stalls and 290 stalls are in the garage. The trash enclosure is screened from view at the pedestrian level and from above. The loading area in between the building and the garage is next to the hotel's pool area, but the applicant has stated it is an opaque wall and there will be no visibility from the hotel's pool area to the loading area. Additionally, the applicant has added a screen wall at the second floor hotel patio to shield views to the garage and the loading area. East-West pedestrian connections are provided from the parking to the building entrances. On the north side this connection is provided by striping the drive -aisle area and along the south side it is a combination of striping and a covered arcade. i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long-term structures. Per the Development Agreement, the maximum height for 50% of the site is 190 feet. The footprint of the main building is L-shaped and exceeds 22,000 square feet. The garage is a 220 feet by 125 feet rectangular building. The proposed height complies with the Development Agreement provisions. Tukwila does not have any high rise buildings at this time or code provisions that address floor plate limitations or tower spacing rules for light and air allowance between the towers. The visual mass resulting from an unbroken L -shape in plan and a continuous skyline that doesn't distinguish between the hotel and residential towers could be mitigated by differentiating the north and the west facade of the main building. Page 9 of 19 2. BUILDING DESIGN. The five foot spacing between the south side of the garage building and the L-shaped building creates some challenges. The apartment units on the third floor will overlook the garage building. In response to the building department's concern that smoke from a fire in the garage could get into an open window at the apartment, the applicant has proposed filling in portions of the garage wall directly adjacent to the apartment units (see sketch) such that it would keep smoke away from the apartment wall. This issue will be addressed as part of the building permit. 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. The proposed design is a modern high rise building. The quality of the facade facing Andover Park East shows a high level of design with modulation and articulation. However the building should be considered as a 3-dimensional composition with equal importance of the tower element from all four sides as due to its height it will be visible from many vantage points. There is an opportunity to improve the quality of the "back" sides of the building to match the quality along the street side by including details such as different window sizes, material/color variation, modulation and articulation to differentiate the hotel and the residential tower. Page 10 of 19 b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments, which 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 non -conforming structure's anticipated permanence. The proposed building furthers the Comprehensive Plan goal to bring residential uses to the Urban Center. The draft Urban Center Plan envisions this area as a transit -oriented development area with a mix of commercial and residential uses. The neighboring developments are one to two story structures. Some structures on the neighboring properties lie close to the subject property. If the proposed building is built it will set the standard for the development in the area. 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. This criterion is not applicable as the proposed building is a high rise building that is surrounded by single story structures. Proportion of various elements of the proposed building cannot be compared to the adjoining structures. Page 11 of 19 J d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Exterior building materials include metal panels, glass, brick and concrete. Wood grained metal panels are used at the entries and at the top of the building. Brick is used on the podium and is reflective of Westfield Southcenter Mall and provides a pedestrian scale at the base of the building. The two metal panels "Sandstone" and "Surrey Beige" do not display sufficient differentiation and could appear as the same color from a distance. See photo of material board below. Metal soffit Copper Accent Color Surrey Beige metal Blue Gray Glass S ndstone metal MOT ifiVOIRUC frit''r lnil`R! o Ml; Applicant has added a darker brown color on the west side of the hotel wing (see west elevation) to add differentiation between the apartment tower and the hotel tower. However due to the L -shape of the building and no differentiation in the skyline of the two wings, color differentiation needs to be supplemented with another element such as variety in window sizes and patterns, modulation or articulation similar to the front of the building to help reduce the building prominence and add visual interest. 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. Page 12 of 19 The design elements including material/color variations, modulation and articulation along the east facade help create an interesting well balanced facade. However the back side of the building appears to be monotonous. There is an opportunity to add interest by differentiating the hotel wing from the apartment wing by varying the window sizes and/or adding modulation and articulation similar to the east elevation. The window details have not been provided at this time. There is an opportunity to introduce depth and shadow on the upper level facades rather than have windows flush with the opaque walls. 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. There are more than 40 existing trees along the north and south property line that are considered significant under the city code. The applicant has revised the proposal to align the proposed landscape islands with the existing trees and is able to save a total of nine trees. There is an opportunity to save more trees at least along the south side if the parking stalls are reconfigured as compact stalls and realigned to 60 degrees. 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 affects of large paved areas, and break tap visual mass. Street improvements along Andover Park East include a sidewalk and street trees. Also, a larger landscape area is proposed along the west edge of the property, which helps screen and soften the garage building from the adjacent properties. If additional trees could be preserved along the north and south property line it would help moderate the effects of paved parking area. Page 13 of 19 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, to on-site recreation areas, and to adjacent public recreation areas shall be provided. East -west pedestrian paths have been added to the site plan to link the parking areas with the building entrances. Pedestrian link from the sidewalk along Andover Park East to the building entrance has also been provided. There is an opportunity to design the parking lot in front of the hotel as a forecourt with additional landscaping which could provide buffer to the outdoor eating area. d. Appropriate landscape transition to adjoining properties shall be provided. There is an opportunity to use some of the existing perimeter landscaping to provide a better transition with the adjoining properties. Landscaping along the west side of the garage helps provide transition to the properties to the west. 4. MISCELLANEOUS STRUCTURES. 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. Detailed specifications of the site furnishings such as benches and planters have not been provided at this time. Light fixture details have been provided and are included as Attachment C. Two wall signs are proposed, one each on the north and the west elevation. No freestanding sign is proposed at this time. Detailed dimensions of the signs shall be reviewed as part of the Sign Permit. The location, design and materials of the signs are reviewed as part of the design review application. The wall signs are proposed as individual channel letters rather than one large box. This helps add interest to the facade and also helps tie the signs to the building with the background colors and materials being visible around the individual letters. 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. The trash and recycling area is proposed to be screened on the sides and from above, but no details of the screening materials are provided at this time. The material for the screening should be compatible with the building. The trash chutes are provided within the building. 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 (i.e., raised parapets and fully enclosed under roof) and landscaping. Roof top mechanical equipment is proposed to be screened by a metal screen panel that matches the materials of the proposed building. Details related to utility meters, conduits and Page 14 of 19 other above ground utility apparatus have not been provided at this time. 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 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. Attachment C includes the lighting plans showing the lighting levels and the location and different types of light fixtures. The light fixture around the square feature along the east facade is capable of changing colors. Applicant has clarified that it is not intended as chasing lights or to give the appearance of changing lights, but the colors could be changed based on seasons or special occasions. The project was also reviewed by the City's police department for Crime Prevention through Environmental Design (CPTED) issues. They recommended one or two additional light fixtures in the northwest corner of the parking lot to avoid areas of extremely low lighting levels. Also, they have recommended a minimum lighting of 1 foot candle inside the garage. TMC 18.60.050.E Parking Structure Design Guidelines. The criteria for reviewing any parking structure is included as Attachment E. The parking structure is designed as a concrete structure. At the city's request the applicant has added a trellis on the uppermost deck. However no details of the planters are provided at this time. Also, a metal screen system at the perimeter is added to provide visual interest to the exterior of the garage and to screen the cars from view. Planters are also proposed to screen views from the third floor apartment units to the parking garage. An open staircase is provided along the northwest corner of the garage. The location of the open staircase in the farthest corner from the building entrance makes it harder for the users to exit the garage and get to the hotel or apartment entrance. The vertical concrete columns could be faced with the base brick material to make the parking structure architecturally consistent with the main building. Since there is no room to add any foundation landscaping without losing parking adding some architectural interest to the north facade should be considered in order to improve the pedestrian experience. Page 15 of 19 Architectural interest could be added by introducing materials, color and texture at the pedestrian scale. 1 his is :tirie:photo of a garage that uses a similar:metal screen system to the one that the applicant has proposed. Landscaping in this photo helps soften the facade. Page 16 of 19 CONCLUSIONS -DESIGN REVIEW 1. Site Planning: The site is accessed by two driveways along Andover Park East. The site layout accommodates a future north south street on the west side of the site. East -west pedestrian connections are provided to link the parking area to the building entrances. The building is sited to provide a presence along Andover Park East and the parking garage is screened by the building from the existing street. The L-shaped building does make the building appear larger as the north and west facades are not differentiated, nor is there any break in the skyline. The double loaded parking aisle between the building and the sidewalk should be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material than asphalt, such as stamped concrete or pavers, and enhancing the landscaping. A fifteen foot sidewalk with street trees, benches and pedestrian lights is proposed along the street. Some of the details related to the frontage such as light fixtures and benches have not been provided at this time. Also, curb transition details for driveway entrances were not provided. The curb cut for the driveway shall match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrian safety. Additionally the details of the transition between the new proposed sidewalk and the existing narrow sidewalks to the north and the south along the adjacent properties shall be designed to assure safe access/transition/ maneuvering for a person in a wheelchair. The five foot gap between the south side of the garage building and the L-shaped building creates some building code challenges that shall be addressed during the building permit review process. 2. Building Design: The quality of the facade facing Andover Park East shows a high quality of design with modulation and articulation. However it is important that this building be designed as a 360 degree composition with equal importance given to all four sides as the building will be visible from many vantage points. There is an opportunity to improve the quality of the back side of the building to match the quality along the front side by including details such as different window sizes, material/color variations, modulation and articulation to differentiate the hotel and the residential tower. Exterior building materials include metal panels, glass, brick and concrete. Wood grained metal panels are used at the entries and at the top of the building. Brick is used on the podium and is reflective of Westfield Southcenter Mall and provides a pedestrian scale at the base of the building. The two metal panels "Sandstone" and "Surrey Beige" do not display sufficient color differentiation and could appear as the same color from a distance. Applicant has added a darker brown color on the west side of the hotel wing (see west elevation) to add differentiation between the apartment tower and the hotel tower. However due to the L -shape of the building and no differentiation in the skyline of the two wings, color differentiation needs to be supplemented with another element such as variety in window sizes and patterns, modulation or articulation similar to the front of the Page 17 of 19 building to help reduce the building scale and add visual interest. The window details have not been provided at this time. There is an opportunity to introduce depth and shadow on the upper level facades rather than have windows flush with the opaque walls The treatment of the parking garage elevations requires a little more attention in terms of material choice and detail. The vertical concrete columns could be faced with the base brick material to make the parking structure architecturally consistent with the main building. Since there is no room to add any foundation landscaping without losing parking, some architectural interest should be added to the north facade to improve the pedestrian experience. 3. Landscape and Site Treatment: Street improvements along Andover Park East include a fifteen foot sidewalk with street trees. There are more than 40 existing trees that line the north and south property lines. There is an opportunity to save more trees and preserve the perimeter landscaping strip along the south property line by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls. This option would leave approximately a 5'8" landscape perimeter along the south property line. Under this option the proposal would exceed overall interior landscaping requirements, but would not meet the requirement to have an island after every ten stalls. Additionally, the code states that a maximum 30% of the stalls can be compact stalls and this realignment will increase that percentage to more than 30%. However under TMC 18.70.090, the Board of Architectural Review may take into consideration the existing landscaping and modify the standards. 4. Miscellaneous Structures: Detailed specifications of the site furnishings such as benches and planters have not been provided at this time. The maximum size of the signs shall be consistent with the provisions of the Development Agreement. The individual channel letter design compliments and fits well with the architecture of the building. Trash and recycling area is proposed to be screened on the sides and from above, but no details of the screening materials are provided at this time. Roof top mechanical equipment is proposed to be screened by a metal screen panel that matches the materials of the proposed building. Details related to utility meters, conduits and other above ground utility apparatus have not been provided at this time. City's Police Department has recommended one or two additional light fixtures in the northwest corner of the parking lot to avoid areas of extremely low lighting levels. Page 18 of 19 RECOMMENDATIONS -DESIGN REVIEW Staff recommends approval of the Design Review application with the following conditions that shall be reviewed and approved administratively by the Director as part of the building permit review process: ( 1! The east parking lot shall be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material such as stamped concrete or pavers and enhancing the landscaping. 2. ; Preserve the existing perimeter trees along the north and south side to the maximum extent possible by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls leaving at least 5'8" wide landscape perimeter along the south property line. In order to save the trees the Board is authorizing elimination of interior landscaping islands in lieu of the perimeter landscaping and also authorizing the percentage of compact stalls to exceed 30% of the total parking count. 3. The quality of the back side of the building shall be improved to match the quality along the front side by including any combination of techniques such as different window sizes, materials/color variations, modulation and articulation with a goal to add visual interest by differentiating the hotel and the residential towers and to provide equal importance to the tower element from all four sides. 4% Details related to the street frontage improvement such as light fixtures, benches, curb cut details and details of the transition between the proposed new sidewalk and the existing narrow sidewalks to the north and the south shall be reviewed and approved by staff as part of the building permit review process. 5. At least one of the metal panel colors (Sandstone or Surrey Beige) shall be replaced to ensure sufficient differentiation between the two colors. ;‘6. Detailed design and specification of the site furnishings such as benches; planters; screening of trash enclosure; window details to introduce more depth and shadow on the upper floors; location of above ground utility apparatus shall be reviewed administratively by staff as part of the building permit review process. r7. Additional light fixtures in the northwest corner of the parking lot shall be provided to avoid areas of extremely low lighting levels. 8. The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the main building. Also, some architectural interest in the form of pattern/color in the metal screen shall be added to the north facade to improve the pedestrian experience. Also, the details related to metal screen, roof top trellis and planters shall be reviewed as part of the building permit. Page 19 of 19 iM111=1,!!� 1111111,1. /7.11111,e. 4 WASHINGTON PLACE TUKWILA , WA SYMBOLS LEGEND 100-1 n ROOM 100 DOOR NUMBER KEY NOTE WORK NOTE DEMOLITION NOTE ROOM NAME ROOM NUMBER DRAWING NUMBER INDICATES LARGE SCALE PLAN SW -1 1 '`'INTERIOR ELEVATION SHEET NUMBER SHEARWALL - SEE SHEARWALL SCHEDULE WALL / PARTITION TYPE INDICATOR INDICATES WINDOW MARK INDICATES WINDOW IN NEW OPENING SHEET NUMBER DIRECTION DRAWING IS VIEWED DRAWING NUMBER DIRECTION DRAWING IS VIEWED DRAWING NUMBER SHEET NUMBER WALL SECTION / DETAIL / BUILDING SECTION • 4 4. • . A` • ESL NEW WALL EXISTING WALLS MASONRY CONCRETE WOOD STEEL GYPSUM BOARD PLYWOOD BATT INSULATION DRAWING INDEX ARCHITECTURAL A 0.01 A 1.00 A 1.01 A 2.01 A 2.02 A 2.03 A 2.04 A 2.05 A 2.06 A 2.07 A 2.08 A 2.09 A 2.10 A 2.11 A 2.12 A 2.13 A 2.14 A 3.01 A 3.02 A 3.03 NOTES, SYMBOLS, CODE DATA SHEET & GENERAL NOTES EXTERIOR RENDERING MODEL VIEW OVERALL SITE PLAN 1ST FLOOR PLAN 2ND FLOOR PLAN 3RD FLOOR PLAN 4TH FLOOR PLAN 5TH FLOOR PLA 6TH FLOOR PLAN 7TH - 11TH FLOOR PLAN 12TH FLOOR PLAN 13TH FLOOR PLAN 14-16 FLOOR PLAN 17TH FLOOR PLAN 18TH FLOOR PLAN ROOF PLAN EAST AND WEST ELEVATION SOUTH ELEVATION NORTH ELEVATION CODE INFORMATION BUILDING CODES Zoning Code: Signage & Visual Communication Code: Building Code: Mechanical Code: Plumbing Code: Electrical Code: Fire Code: Energy Code: City of Tukwila - Title 18 City of Tukwila - Title 19 2012 International Building Code as adopted by the City of Tukwila 2012 International Building Code as adopted by the City of Tukwila 2012 Uniform Plumbing Code as adopted by the City of Tukwila National Electrical Code as adopted by the City of Tukwila 2012 International Fire Code as adopted by the City of Tukwila 2012 State of Washington Energy Code as adopted by the City of Tukwila ZONING CODE REQUIREMENTS Governing Code: Signage & Visual Communication Code: Development Agreement: Proposed Use: Zoning: Permitted Use: Design Review: Setbacks: Building Height: Landscaping: City of Tukwila Zoning Code - Tile 18 City of Tukwila - Title 19 City of Tukwila - Ordinance 233 Residential - 370 units Hotel -189 Guest Rooms All other uses are complementary Tukwila Urban Center (TUC) Multi -Family Residential & Hotel in accordance with the Development Agreement Parking Garage Board of Architectural Review Front Required: 15 feet Proposed: 87 feet to closest face of building Side Setback Required: 10 feet Proposed: 40 feet min. Rear Setback Required: 10 feet Proposed: 180 feet min. Allowable: Proposed: 190 feet - per Development Agreement 190 feet Front Required: 15 feet Proposed: 20 feet (5 feet of landscaping & 15 foot sidewalk) Side Required: Proposed: Rear Required: Proposed: None None None None Common Recreation Space Residential Hotel: Approved As Designed By City Council Approved As DesignedBy City Council Parking Required: Approved By City Council Parking Provided: Standard Stalls Compact Valet ADA Total Bicycle Spaces Required: Bicycle Spaces Provided: Parking Lot Landscaping: Recycling Station: Note: 1.2 charging stations we provided 2.2 flex car spaces areprovided 3.4 Scooter / Motorcycle spaces are provided 328 158 (29%) 44 12 (including 3 Van Spaces) 542 Loading Spaces Provided: 2 (1 for hotel & 1 for Residential) Residential: 1 for every 4 units: Hotel: 1 for every 50 parking stalls: Total: 78 4 82 12 bicycle spaces are provided outside under cover A minimum of 70 secure bicycle spaces are provide within the building A bicycle work shop area is provided within the secure bicycle storage area Required: 208 x 10 = 2,080 s.f. (10 s.f. per parking stall) Provided: 5,860 square feet Required: Residential: 1 % square feet per unit = 435 s.f. Hotel: 2 s.f. per 1,000 s.f. of building = 225 s.f. Provided: 392 s.f. minimum area + 320 s.f. minimum area CONTACTS Owner: Washington Tower, LP 18230 East Valley Highway Suite 108 Kent, WA 98032 Contact: Omar Lee Phone: 425-251-1600 Architect: Group West Companies PLLC Group West Companies PLLC Contact: Eric Gulon 3601 Fremont Ave. N., Suite 314 Seattle, WA 98103 Phone: (206) 826-4651 Fax:(206) 826-4447 Email: egulon@groupwestcompanies.com Structural: PCS Structural Solutions Contact: Paul Bdenen 811 First Avenue, Suite 620 Seattle, WA 98104 Phone: (206)292-5076 Email: pbrienen@pcs-structural.com Traffic Consultant: Transpo Group Contact: Kevin Jones 11730118th Avenue NE, Suite 600 Kirkland, WA 98034 Phone: 425-896-5236 Emall:Keviniones@transpogroup.com Landscape Architect: Barghausen Consulting Engineers, li Contact: Dan Balmelii 18215 72nd Avenue South Kent, WA 98032 Phone: (425)251-6222 Fax:(425) 251-8782 Email: dbalmelli@barghausen.com Civil / Survey: Barghausen Consulting Engineers, 11 Contact: Dan Balmelii 18215 72nd Avenue South Kent, WA 98032 Phone: (425)251-6222 Fax:(425) 251-8782 Email: dbalmelli@barghausen.com Geotech: GeoEngineers, Inc. Contractor: PROJECT INFORMATION Contact: King Chin 8410 154th Avenue NE Redmond, WA 98052 Phone: (425) 861-6098 Fax: (425) 861-6050 Email: kchin@geoengineers.com Absher Doug Orth 1001 Shaw Road Puyallup, WA 98034 Phone:(253) 446-3322 Cell: (253) 405-3828 Fax: (253)841-0925 Email: doug.orth@absherco.com DESCRIPTION: MULTI FAMILY RESIDENTIAL / HOTEL CONSTRUCTION: TYPE 1 A OCCUPANCY: R-1, R-2, B, A-2, A-3, S2 PROJECT LOCATION: 223 Andover Park E. Tukwila, WA VICINITY MAP ISSUE G 1 Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 04/28/2014 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT U Z Qw J a. i, O < D- O< Z-- = • O w wg w < N CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE N SUITE 314 SEATTLE, WA 98103 PHONE: (206) 826-4447 FAX: (208) 826-4446 W W W.GROUPWESTCOMPANIES.COM SHEET TITLE AND NUMBER L/g-V,J/5' _m. Attachment A A1.00 EXTERIOR RENDERING ISSUE G I Date I Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 04/28/2014 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SUITE 314 SEATTLE, WA 98103 PHONE: (206) 8264447 FAX: (206) 826.4446 WWW.GROUPWESTCOMPANIES.COM SHEET TRLEAND NUMBER EXTERIOR RENDERING A1.00 PLOTTED: iod/5 at. ® 3D View 3 3D View 3D View 4 LAI-JO/5 ISSUE A I Date 1 Description 03/0712014 DESIGN REVIEW SUBMITTAL 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE Project Status PROJECT NUMBER GWA NO. Project Number PROJECT w 1- O z Ill 2 w CL F- < Z Ce a. O <LTJ —0_ > – 0 O < 0 u) < 0 CONSULTANT REGISTRATION GROUPWEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE N. SUITE 314 SEATTLE, WA 98103 PHONE: (206) 838-1662 FAX: (206) 826.4446 SHEET TM.E AND NUMBER MODEL VIEW A1.01 PLOTTED:5/14/2014 021:47 AM • 147' -11' EXISTING BUILDING TO BE DEMOLISH 220' - 0' 5' UTILITY EASEMENT 115' - 6' 91'-0' 30'-0' EXISTING POWER TRANSFORMER TO BE REMOVED !i1IIIIff ///+El0n k,1 ` \ .. . • -- ___ HO'ts.f PrRIONO Oco hi G5 BIOS STORAGE/ WORXBEN e; wro a 44, • .❖.. • 11 • ... E.: JE + 1 1 /•," - soi ��.• • .• LAUNDRY CHUTE BUSINESS IN— SEEM 1 11:11 OWN 1111 IN MENNE N. nIII �/% oil .'P SCULPTURE u, W NY I..L W 0 0z STREET BENCH i3 FRONT OFFICE COMMON /SPi MANAGEMENT ORICE 12' ACCESS EASEMENT NEW. STREET LIGHT (TYP.) NEW STREET TREE NEW CONCRETE SIDE WALK 10' UTILITY EASEMENT 20' EASEMENT (RAILROAD) 0 SM.LS 0P-0'EACH 0 1 SITE PLAN 12.-J1" = 20'-0" 50' 100' 10 STALLS 0 P-0' EACH 10 STALLS 0 9-0' EACH 10 STALLS 0 9.-0' EACH 2 STALLS 0 0-0' EACH 7 STALLS 0 S-0' EACH O LANDSCAPE AREA PEDESTRIAN PATH LOADING AREA STAMPED CONCRETE SIDE WALK EXISTING TREES AND SHRUBS TO BE REMOVED ISSUE A 1 Date 1 Description 03/0712014 DESIGN REVIEW SUBMITTAL 05107/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE Protect Status PROJECT NUMBER GWA NO.Project Number PROJECT LU • Z W 2 w CL z 0- O < ;s < z -. ¢~ _ wCD N < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: (206) 838-1662 FAX: (206) 826.4446 I SHEET TTTLE AND NUMBER SITE PLAN A2.01 �' a61/ PLOTTED:M/20141M34 AM 1G2 GS G -K 0.I G -H 043 G -F G -E 7 220.-0" G -B G -A TC 7 115' - 0" 19'-0" 22'-0" 22'-0" 22'-0" 22'- 112' - 0 '-0" 0 OLevel 1st 1/16" = 1'-0" 50' 100' 44. 0) FROM OFFICE BIKE STORAGE/ WORXBENCN APARTMENT LOBBY COMMON SPACE MANAOEMENTOFFlCE O a ITMI n 1 GI MINE BUILDING ABOVE TB re N r0 N 0 m 0) N Lly od (5 T10 d d ISSUE A 1 Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE Project Status PROJECT NUMBER GWA NO.Project Number PROJECT U Z W a g w W z 0_ O 0- o- _z JN I W w F- < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: (206) 838-1662 FAX: (206) 826-4446 SHEET TITLE AND NUMBER 1ST LEVEL A2.02 PLOTTED:5TF201411:55A1 AM G1 v5 GJ G•I T G -F G -E G -D G -C GB A 220'-0' MEETING ROOF DECK 0 CHANGE ROOM STORAGE IFOOD SERVICE 0 OLevel 2 1/16" = 1'-0" 50' 100' 0 "a APRT. ELEV. LOBBY \i OPEN TO BELOW NTMI THI 1 T TE TD TC TBI (TA 01 0076 l d ISSUE A 1 Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE Project Status PROJECT NUMBER GWA NO.ProJect Number PROJECT Oz ^L 2 w L. Z � EL 0 0a- o - U Q iZ ~ = W E— <0 2 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUIT SEATTLE, WA 98103 PHONE: (206) 838.1662 FAX: (206) 8264446 SHEET TITLE AND NUMBER 2ND LEVEL A2.03 PLOTTED:5/7/2014 11,55:48AM G -K GUSETROOM 0 OLevel 3 1/16" = 1'-0" 50' 100' S-UDIO EXTENDED ITMI 2 BED + DEAN A 2 BED +DEN A n To 2 BED CONER STE TB 0' 10' 20' 30' U4' -OD/5 T3 TO T9 TIO ISSUE G I Date 1 Description 03/0712014 DESIGN REVIEI SUBMITTA 05/0712014 DESIGN REVIEI SUBMITTA KEYPLAN PHASE Project Status PROJECT NUMBER GWA NO.ProJect Number PROJECT o z W a 2 w Z w a3 O a- og (9 < 0 z a� N 2w < 0 2 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S 3601 FREMONT AVE. N. 81 SEATTLE, WA 98103 PHONE: (206) 838.1662 FAX: (206) 8264446 1 SHEET TITLE AND NUMBER 3RD LEVEL A2.04 PLOTreo:emou 1:11030 PM 3 (G-3) 1G-1) 111!11111 ■ r r .ru T. rirlr tel. -1 1��i.1.1.1.1 GH G -H G -F GE G -H G -C e"—• G -A 11111111 1111 [11 1 111 11111111 111111111 .lnlaaaa__I_I_ 1.1 81 mwm11 'aRx a6 s�HlRfem as arx. .na nr > a .I. ..a o.'PS P1. lOT.IS:P.2 ,Ie9 re.6 10.61 �i�ln. r. colc-a�ll.31.1 '.;o ma 14, .vas ¢ 1 .AauleaI.21 . 0411110.M1.1.4111111101433mlm mi. --."4-6.•611112;0111111,;1141,13;1611'161RK.At�Rti 13.9Gi:�lYKI Vl1Y3 ..iSIHR,E1.14.1 9 Pal,.: en e6.60111.7.63:10.0 110 61 OI P I i N6 x. �fiS GI APb:. ..I n1 =at 11 I�gBi .16.9..3169 1®Ib1 t36 W I. r ,.. ..., I, _,,.. _ , u _?.OR •:..`: s-- ik .'S,'./.`'c, r .+e "� ?:� ; a. ..A'„`•,•v �,. 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Z� O < ' V Z- = J Q0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: (206) 838-1662 FAX: (206) 826-4446 SHEET TITLE AND NUMBER 4TH LEVEL A2.05 PLOT1ED16/720141115858 M1 2 BED + DEN A I 2 BED + IEN A 2 BED + DEN A TC Y TB Y TA Y STUDIO EXTENDED ITMl 1 2 BED + DEN A 2 BED ® 5TH LEVEL PLAN 1 II (TG) 1 TF 1 TE TD TC 2 BED CORNER STE TB T3 T4 T5 (T6 T7 TS T10 ISSUE A 1 Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 04/28/2014 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT O z w �2. O < 0< z J i01-- • O CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SUITE 314 SEATTLE, WA 98103 PHONE: (208) 8264447 FAX: (206) 826.4446 W W W.GROUPWESTCOMPANIES.COM SHEET TITLE AND NUMBER L/4- CO /S A2.06 o\ 2BED +DEN AI 2BED +SENA 2 BED + DEN A TC TB Y TA C•4 ED+DENA rn E, N -o'er 1) STUDIO 1 EXTENDED ITM) 2 BED + DEN A O 6TH 32" = LEVEL PLAN ) 2 BED + DEN A 2 :: ED + DEN A TH) (TG) 2 BED + D NA 2 BED + DEN A 2 BED CORNER STE TD TC TB TA T2 T3 T4 T5 T6 T7 T10 CO/s ISSUE A I Date I Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 04/28/2014 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT Uz n LA' w zc 0< V 0 Z - V J "' u) O CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SURE 314 SEATTLE, WA 98103 PHONE: (206) 826-4447 FAX: (206) 826-4446 W WW.GROUPWESTCONPANIES.COM SHEET TITLE AND NUMBER A2.07 PLOTTED: O i0 Lf) zrrN C 28'-9" 23'-0" 23'-0" 27'-0" 23'-0" 23'-0" 27'-0" 59'-0" 21'-6" STD STUDIO 1 BED 1 BED STD STD 2 BED +DEN A STUDIO STUDIO 1 0) co N ►ss� •1 a o 0. MIEN ENE STUDIO 1 EXTENDED ITMI 1 BED 07611ToH LEVEL PLAN 1 BED TH STD STD STUDIO STUDIO II 1 BED (TG) TF 1 BED STD STD STUDIO STUDIO TD 1 BED TC 2 BED CORNER STE TB T6 T TA /q -col T9 T1- 0 ISSUE A 1 Date ( Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 04/28/2014 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT U Z Q W J^ 2 w O Q !3 F— • Q o 0- > 0 Z Q I— ''''. = N I N CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONTAVE. N SUITE 314 SEATTLE, WA 98103 PHONE: (206) 826.4447 FAX: (206) 826-4446 WWW.GROUPWESTCOMPANIES.COM SHEET TITLE AND NUMBER A2.08 PLOTTED: 0o Cs1 STD STUDIO I 1 BED STD STD STD 1 BED STUDIO (SIM) 1 BED 1 STUDIO STUDIO 1 BED (TC) Y (TB) Y (TA) T m w (X CO � r 0 w m 0 w m STD STUDIO STD STUDIO w w ce m STD 0 w 0 w 0 w BED ++ DEN i., M.R. I/ ■; ►•� I®® 1 o o TMI STUDIO STD EXTENDED STUDIO O12 TH LEVEL PLAN 1 BED 1 1 BED TH STD STD STD STD 1 BED STUDIO STUDIO (TG) 1 BED STUDIO STUDIO TD 1 BED TC 1 BED CORNER STUDIO TB (TAZ-11/60) ISSUE G 1 Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 04/28/2014 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT O z w D_ 2 z cc O < a- O < z— = w Q ~ O CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SUITE 314 SEATTLE, WA 88103 PHONE: (206) 826447 FAX (208) 826-4448 W W W.GROUPWESTCOMPANIE9.00M I SHEET TITLE AND NUMBER A2.09 PLOTTED TB.1 4'-3" 21'-6" TB 29'-0" 4'-3" 11111 NI It% 0 w m T4 CI CO CO 28'-9" STD STUDIO 23'-0" 23'-0" 27'-0" 23'-0" 23'-0' 27'-0" STD STD STUDIO STUDIO STUDIO (SIM) 3EQRN &14TH L ONLY I IW 1W I 1• 0 w m (T6) z w 0 + T7) w (1STUDIO STD EXTENDED STUDIO 3 1 BED 03 3TH LEVEL PLAN 1 BED TH STD STD STUDIO STUDIOS 1 BED (TG) TF 1 BED STD STD STUDIO STUDIO TD 1 BED 1 BED CORNER TUDI A.1 TA T10 2.. 1 g- Do I 5' ISSUE A I Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 04/28/2014 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT U z w a_2 O < O < z� = J W F- < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SURE 314 SEATTLE, WA 98103 PHONE: (206) 828-4447 FAX: (206) 826.4446 WWW.GROUPWESTCOMPANIES.COM SHEET TITLE AND NUMBER A2.10 PLOTTED: 0) rn Co N 28'-9" 23'-0" 23'-0" 27'-0" 23'-0" 23'-0" STD STUDIO 1 BED ' 1 BED STD STD 1 BED STUDIO STUDIO 1 BED 27'-0" STD STUDIO (SIM) (TC') (TB) Y 59'-0" (TA) r -3n 0 W m 0 W m STUDIO STD I EXTENDED STUDIO »I ITMI lT 1BED 1 1BED TI TH (701 4.16TH LEVEL PLAN 3 STD STD STUDIO STUDIO 1 BED (TG) 1 BED TE STD STD STUDIO STUDIO TD 1 BED TC 1 BED TB CORNER STUDIO TA I 0 W m BED 4 DEN ISSUE A I Date I Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 04/28/2014 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SUITE 314 SEATTLE, WA 98103 PHONE: (206) 8264447 FAX: (206) 826-4446 WWW.GROUPWESTCOMPANIES.COM SHEET TITLE AND NUMBER A2.11 PLOTTED: 28'-9" 23'-0" 23'-0" 27'-0" 23'-0" 23'-0" STD STUDIO 1 BED ' 1 BED STD STD 1 BED STUDIO STUDIO TC TB i 59'-0" TA Y :ui 0 w 0 w m 0 o (0� 0 CI0 CO 27'-0" STD STUDIO (SIM) u.5M1I J- 1l --, I0 Aim STUDIO STD EXTENDED STUDIO I (TM) 1 BED 1 1 BED TI 017TH LEVEL PLAN (TH STD STD STUDIO STUDIO 1 BED (TG) TF 1 BED TE STD STD STUDIO STUDIO TD 1 BED 1 BED CORNER STUDIO TB TA 0 w BED 4 DEN L /Y-ODl,S ISSUE A I Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 04/28/2014 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3801 FREMONT AVE, N SUITE 314 SEATTLE, WA 98103 PHONE: (206) 8264447 FAX: (206) 8264446 W W W.GROUP W ESTCOM PAN IES.COM SHEET TITLE AND NUMBER A2.12 PLOTTED: 3 BED + DEN 2 BED+ DEN 13 TB.1 TA 4STUDIO EXTENDED 3 BED + DEN TJ DEN CORNER S O1 8 TH LEVEL PLAN TH (TG) Z /6( 0/5" ISSUE A I Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 04/28/2014 05/07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT Uz W a. 2 O < O < z- = W < 0 w LLJI ❑� Q� CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SUITE 314 SEATTLE, WA 98103 PHONE: (206) 826.4447 FAX: (206) 826-4446 WWW.GROUPWESTCOMPANIES.COM SHEET TITLE AND NUMBER A2.13 PLOTTED: ME ICAL UNR II PET AREA GREEN ROOF ARTIFICW.NRF ❑ -❑ 6130 ARTIFICIAL TURF 0 0 oQ0 0V , F l. o au ❑9 m ❑®" ®❑® �MFl N IE scy CISE ROOM tC 0 0 ROOF LEVEL 0 1/16" = 1'-0" TE PRIVATE el(0 (0 (00 417"• •• TA 1 HOT TUB ROOM ♦• (=MD D c❑o cillo •• 41;11r11, I.i APARTMENt 8 T10 L/1/ ISSUE A 1 Date 1 Description 03/0712014 DESIGN REVIEW SUBMITTAL 05/0712014 DESIGN REVIEW SUBMITTAL PHASE Protect Status PROJECT NUMBER GWA NO.Project Number PROJECT UZ W 2 reW Z a� og < Z_ — a~ _ W < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: (206) 838-1662 FAX: (206) 826.4446 SHEET TITLE AND NUMBER ROOF LEVEL A2.14 PL.OTTED:5/7/201411:63:19 AM 1 I i - mE91.1M- f9 •METAL SCREEN PANEL / !' ,,,QN757mg -5VigFt. 1 11_11_0_1_1_1 SIGNAGE SIZE 500 SF METAL SCREEN PANEL - "91‘‘..\11,,-& • - A7,74-47,44;777.7757::, LIGHT CHERRY METAL SOFFIT -- SATIN ALUMINUM WINDOW FRAME STAIN ALUMINUM WINDOW FRAME -- 8111..PIAN_ - WEST 1/16" = 1'-0" BLUE GRAY GLASS ---- 41191111MINSW, , BRUSHED BRONZE WINDOWFRAME 48IMINSIMBISISNI„- ?;>.• SURREY BEIGE METAL PANELS --- CONCRETE CAP -----NN -- RED BRICK VENEER BASE ---"" CONCRETE BASE EAST \-1) 1/16" = 1'-0" SIGNAGE SIZE 2' HIGH SIGNAGE SIZE 3.5' HIGH }3,,,yldp.419! Lig 00/5 - ISSUE AT- Datej Descnption! 03107/2014 DESIGN REVIEW SUBMITTAL KEYPIAN PHASE Project Status PROJECT NUMBER 1 GWA NO. ProjectNumber T4OTECT---------------' CONSULTANT REGISTRATION GROUPWEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATILE, WA 98103 PHONE: (206) 838-1662 FAX: (206) 826-4448 EAST/WEST ELEVTION A3.01 OLOTTED:4/140II14 g!03:02 AIN SANDSTONE METAL PANELS --- SATIN ALUMINUM WINDOW FRAME --- BRUSHED BRONZE WINDOW FRAME - LIGHT CHERRY METAL SOFFIT LIGHT CHERRY METAL SOFFIT ,91'•1. /8r1-0 SURREY BEIGE METAL. PANELS --- COPPER PENNY ACCENT FACADE. Esi J f 4111 L ns 1� ::im`i6TIMid@16a1n�ill.:i €R MIDI , xse9,9UST I 1099 IN/f - -9 CONCRETE CAP RED BRICK VENEER BASE -- SOUTH 1/16" = T-0" CONCRETE BASE LAI 00/5" ISSUE A Date vj DesctipVon 03107/2014 DESIGN REVIEW SUBMITTAL 0W07/2014 DESIGN REVIEW SUBMITTAL KEYPLAN Project Status PROJECT NUMBER GWA NO. Project Number PROJECT CONSULTANT — REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: (206) 838.1662 FAX: (206) 826-4446 SHEET TITLE AND NUMBER SOUTH ELEVATION A3.02 PIOTTEo:6n,201499818 RM 5 LIGHT CHERRY METAL SOFFIT SANDSTONE METAL PANELS SIGNAGE SIZE SIZE 35W X 24'H ---- 500 SF BRUSHED BRONZE WINDOW FRAME — SURREY BEIGE METAL PANELS CONCRETE CAP ----- COPPER PENNY ACCENT FACADE RED BRICK VENEER BASE CONCRETE BASE ----------- aSt •ig"-N.Agitt TOTAL AREA OF NORTH WALL 43,9ooSF _pre As; - NORTH Tcd' ;(71-oo"--- ISSUE I_ pat!! L_DescrIption_ 03/07/2014 DESIGN REVIEW SUBMITTAL 0510712014 DESIGN REVIEW SUBMITTAL HEYPLAN PHASE Project Status PROJECT NUMBER GWA NO. Project Number PROJECT CONSULTANT REGISTRA11ON GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: (206) 838-1662 FM: (206) 826-4448 LSHEET TITLE AND NUMBER [ NORTH ELEVATION A3.03 PL0710.617i2014 1oke34Aui a 1=20'_0, 10 20 40 PRELIMINARY SITE LANDSCAPE PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON 1 X 1 ... �r �.,,sr.. -=— .-e`e• O� ../..--,.....--.......---...—. .!®1® _Ala16..,2‘....,y2.47:74,-4------.7- rs : ^s r i�. 9 .: '.: x t[N•-;^:,�afYiiY`R+: .nr.rr tn[trCf,..sy f 'LF&r, _1,04. .¶'!' -,F a 11t. Y.�.�g&.ir ,.3,ywat.yttai11i`%iii�r1I. 1 ill i LANDSCAPE PLANT MATERIAL LEGEND SIZE CONDITION SPACING QUANTITY REMARKS BOL BOTANICAL / COMMON NAMES i ff r2.o' rr — raw Ord, WF P �Pei,ili:f4' I r 1 • • f 1 t..r.T<ed :t-..,r.c?At• c L, rr J a,_,t.:..D . �. i�Nl ;4.:;4416k ... � < .-..A:r �'� SYMBOL —,n.v✓rroins-.-.. rr�-a-rwvrr u��-gra-n r BOTANICAL / COMMON NAMES SIZE CONDITION SPACING QUANTITY REMARKS TREES: 2" CAL 25' 0.C. 12 STALE & GUY ONE GROWING r CALOCEDRUS DECURRENS / 6' - 7' HT. AS SHOWN 7 STAKE & GUY ONE GROWING • � ., INCENSE CEDAR URIODENDRON TUUPIFERA / B & B 2" CAL. AS SHOWN 9 SEASON-C� NURSERY GROWN, STAKE & GUY ONE GROWING GROWN , TULIP TREE LOT TREE) 8 & B 9 SSEASOON;;EEE TREE I(PARKING xwBRANCHED AT 6' URIODENDRON TUUPIFERA 'ARNOLD' / 2' CAL AS SHOWN 4 STAKE & GUY ONE GROWING la r 'T ,, COLUMNAR TULIP TREE (PARKING LOT TREE) B & B SEASON; NURSERY GROWN FOR STREET TREE USE, BRANCHED AT 6' 7- CA AMAGROSRS ACUDFLORA 'KARL FORESTER' / 1 GALLON 2.5' 0.C. 61 FULL POPULUS TREMULA 'ERECTA' / 1.5" CAL AS SHOWN 8 STAKE & GUY ONE GROWING `' SWEDISH ASPEN B & B 3' 0.C. 78 SOON; NUU AN SEASON; COTONEASTER HORIZONTALIS / ROCK COTONEASTER 1 GALLON 24" 0.0. AS REVD TREE USE, BRANCHED AT 6' SYMBOL —,n.v✓rroins-.-.. rr�-a-rwvrr u��-gra-n r BOTANICAL / COMMON NAMES SIZE CONDITION SPACING QUANTITY REMARKS SYMBOL 1 .fi_...:..6' tt.t T.-,tit:t .r,.. c.. E � .. s.L.. .,J .L:r_..•i•..fR �a_t:.. .. r, :., .. Ir�. r11T BOTANICAL / COMMON NAMES SIZE CONDITION SPACING QUANTITY REMARKS i� V�/i 10 ZELKOVA SERRATA 'GREEN VASE' / 2" CAL 25' 0.C. 12 STALE & GUY ONE GROWING J p GREEN VASE ZELKOVA B & 8 111 SEASON; NURSERY GROWN `• n (STREET TREE) • it t}" r..: e e to t -c Tei FOR STREET TREE USE, BRANCHED AT 6' EXISTING TREE 9 TO REMAIN, SAVE, AND PROTECT, SEE ARCHRECTURAL PLANS SHRUBS: t CA AMAGROSRS ACUDFLORA 'KARL FORESTER' / 1 GALLON 2.5' 0.C. 61 FULL KARL FORESTER FEATHER REED GRASS `' CORNUS DWARFSRE NTING DOGWOOD ' / 2 GALLON 3' 0.C. 78 FULL COTONEASTER HORIZONTALIS / ROCK COTONEASTER 1 GALLON 24" 0.0. AS REVD FULL AND BUSHY ;•;S; x T,., ..'o SYMBOL 1 .fi_...:..6' tt.t T.-,tit:t .r,.. c.. E � .. s.L.. .,J .L:r_..•i•..fR �a_t:.. .. r, :., .. Ir�. r11T BOTANICAL / COMMON NAMES SIZE CONDITION SPACING QUANTITY REMARKS i� V�/i 10 HAMAMELIS INTERMEDIA 'ARNOLD PROMISE' / ARNOLD PROMISE WITCH HAZEL ILEX GLABRA 'NORDIC' / COMPACT INKBERRY GROUNDCOVERS: EPIW QUEQ DBF0RUMS HATE QUEEN' / URIOPE SPICATA / CREEPING LILY THYMUS PSEUDOLANUGINOSUS / WOOLLY THYME WALDSTEINIA FRAGARIODES / BARNEN STRAWBERRY LAWN WASHED RIVER ROCK MULCH 18" - 21' 18' - 21' 4" POT 4' POT 4' POT 4' POT SOD 1' TO 2" DIAMETER AS SHOWN 2.5' 0.0, 12" 0.C. 12" 0.C, 16' 0.C. 12' 0.0. 12 72 AS REQ'D AS' REQ'D AS REQ'D AS REQ'D COVER COVER / V/��/// .. r 111 WF k; ?'i •` ;'..;: • it t}" r..: e e to t -c Tei FULL AND BUSHY, MATCHED HEIGHT AND FORM FULL AND BUSHY, MATCHED HEIGHT AND FORM HOU) 12" FROM BORDERS, SHRUBS, AND TREES HOLD 12" FROM BORDERS, SHRUBS, AND TREES HOLD 16" FROM BORDERS, SHRUBS, AND TREES HOLD 12" FROM BORDERS, SHRUBS, AND TREES 4' LAYER OVER LANDSCAPE FABRIC ZN--00 —W- e 0 '5 C 2 WASHINGTON PLACE 3 M. o 1 N i S a 2 0 O 0 rn CV Q Z t �A W 00 Y dam . c01 STATE OF WASH NGTON REGISTERbbD LANDSCAPE ,ARCHITECT Aty ,_ pAR7H uR"M.G$EIDEL i'CERTIFlCATE NO. 708 (VALID ONLY WITH SIGNATURE) EXPIRES: 12/15/14 X w2 N N 3 3 J a 0 g E 0 E 30 00 N tOi ATTACHMENT B LANDSCAPE PLANING NOTES AND MATERIALS SCOPE OF WORK FURNISH ALL MATERIALS, LABOR, EQUIPMENT AND. RELATED ITEMS NECESSARY TO ACCOMPLISH TOPSOIL TREATMENT AND PREPARATION OF SOIL, FINISH GRADING, PLACEMENT OF SPECIFIED PLANT MATERIALS, FERTILIZER, STAKING. MULCH, CLEAN-UP, DEBRIS REMOVAL, AND 90 -DAY MAINTENANCE. QUAUFICATIONS: LANDSCAPE CONTRACTOR TO BE SKILLED AND KNOWLEDGEABLE IN THE FIELD OF WORK AND HAVE A MINIMUM FOR FIVE (5) YEAR'S EXPERIENCE INSTAWNG SIMILAR WORK. CONTRACTOR TO BE LICENSED TO PERFORM THE WORK SPECIFIED WITHIN'THE PRESIDING JURISDICTION. JOB CONDITIONS: • IT IS THE CONTRACTOR'S RESPONSIBILfTY TO REVIEW THE SITE AND REPORT ANY • DISCREPANCIES TO THE OWNER OR THE OWNER'S REPRESENTATIVES. ALL PLANT MATERIAL AND FINISH GRADES ARE SUBJECT TO APPROVAL BY THE OWNER. PROTECTION: SAVE AND PROTECT ALL EXISTING PLANTINGS SHOWN TO REMAIN. DO NOT PLANT UNTIL OTHER CONSTRUCTION. OPERATIONS WHICH CONFLICT HAVE BEEN COMPLETED. IF AN IRRIGATION SYSTEM IS TO BE INSTALLED DO NOT PLANT UNTIL THE SYSTEM HAS BEEN INSTALLED, TESTED, AND APPROVED 8Y THE OWNER. HANDLE PLANTS WITH CARE - DO NOT DAMAGE OR BREAK ROOT SYSTEM, BARK. OR BRANCHES. REPAIR AND/OR REPLACE ITEMS DAMAGED AS A RESULT OF WORK, OR WORK NOT IN COMPUANCE WITH PLANS AND SPECIFICATIONS, AS DIRECTED BY OWNER AT NO ADDITIONAL COST TO THE OWNER. REPAIR OF EXISTING PLANTINGS: DURING THE COURSE OF WORK, REPAIR ALL EXISTING PLANTING AREAS BY PRUNING DEAD GROWTH, RE-ESTABLISHING FINISH GRADE AND RE -MULCHING TO SPECIFIED DEPTH. REPAIR OF IRRIGATION SYSTEM: DURING THE COURSE OF WORK, REPAIR ANY DAMAGE TO THE IRRIGATION SYSTEM TO MATCH CONDITIONS PRIOR TO THE DAMAGE. GUARANTEE: GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM DATE OF FINAL ACCEPTANCE OF THE JOB BY OWNER. 90 -DAY MAINTENANCE: CONTRACTOR TO PROVIDE OWNER WITH A SCOPE OF WORK AT TIME OF INITIAL PROJECT BID TO PROVIDE LANDSCAPE AND IRRIGATION MAINTENANCE FOR 90 DAYS FOLLOWING COMPLETION OF PROJECT (ACCEPTANCE) OF FACILITY BY OWNER. WORK TO INCLUDE MAINTENANCE AS DESCRIBED BELOW, IN PLANTING AND IRRIGATION MAINTENANCE. MATERIALS: PLANT MATERIALS: PLANT MATERIALS TO BE GRADE NO. 1, SIZED IN ACCORDANCE WITH (MN) AMERICAN STANDARDS FOR NURSERY STOCK (ANSI Z60.1-1996). PRUNE PLANTS RECEIVED FROM THE NURSERY ONLY UPON AUTHORIZATION BY THE LANDSCAPE ARCHITECT. "B & B" INDICATES BALLED AND BURLAPPED; "CONT." INDICATES CONTAINER; "BR" INDICATES BARE ROOT; "CAL" INDICATES CALIPER AT 6" ABOVE SOIL LINE; "GAL" INDICATES GALLON. A) SPECIFIED PLANT CANOPY SIZE OR CALIPER IS THE MINIMUM ACCEPTABLE CONTAINER OR BALL SIZE ESTABUSHES MINIMUM PLANT CONDffION TO BE PROVIDED. B) QUALITY: PLANT MATERIAL TO COMPLY WITH STATE AND FEDERAL LAWS FOR DISEASE INSPECTION, PLANTS TO BE FULLY UVE, VIGOROUS. WELL FORMED, WITH WELL DEVELOPED FIBROUS ROOT SYSTEMS. ROOT BALLS OF PLANTS TO BE SOLID AND FIRMLY HELD TOGETHER, SECURELY CONTAINED AND PROTECTED FROM INJURY AND DESICCATION. PLANTS DETERMINED BY LANDSCAPE ARCHITECT TO HAVE. BEEN DAMAGED; HAVE DEFORMITIES OF STEM, BRANCHES, OR ROOTS; LACK SYMMETRY, HAVE MULTIPLE LEADERS OR "Y" CROTCHES LESS THAN 30 DEGREES IN TREES, OR DO NOT MEET SIZE OR ANSI STANDARDS WILL BE REJECTED. PLANT MATERIAL TO BE FROM A SINGLE NURSERY SOURCE FOR EACH SPECIFIED SPECIES/HYBRID. NURSERY SOURCES TO BE THOSE LOCATED IN THE SAME REGION AS THE JOB SITE. C) SUBSTITUTION: NO SUBSTITUTION OF PLANT MATERIAL, SPECIES OR VARIETY, WILL BE PERMITTED UNLESS WRITTEN EVIDENCE IS SUBMITTED TO THE OWNER FROM TWO QUALIFIED PLANT BROKERAGE OFFICES. SUBSTITUTIONS WHICH ARE PERMITTED TO BE IN WRITING FROM THE OWNER AND LANDSCAPE ARCHITECT. THE SPECIFIED SIZE, SPECIES AND NEAREST VARIETY, AS APPROVED, TO BE FURNISHED. SUBSTITUTIONS MAY REQUIRE SUBMITTAL TO REVISED LANDSCAPE PLAN TO CITY FOR APPROVAL. SOIL PREPARATION: TOPSOIL AMENDMENT, AND BACKFILL, ARE GENERAL REQUIREMENTS FOR ALL LANDSCAPE AREAS, UNLESS NOTED OTHERWISE ON THE PLANS. SOIL AMENDMENTS AND FERTILIZER NOTED BELOW ARE TO BE USED FOR BID PRICE BASIS ONLY. SPECIFIC AMENDMENTS AND FERTILIZERS WILL BE MADE AFTER SOIL SAMPLES ARE LABORATORY TESTED BY THE CONTRACTOR. PROVIDE CHANGE ORDER FOR ADDITIONAL OR REDUCTION OF MATERIALS REQUIRED OR NOT REQUIRED BY THE SOILS REPORT. SOIL FERTILITY AND AGRICULTURAL SUITABILITY ANALYSIS: AFTER ROUGH GRADING AND PRIOR TO SOIL PREPARATION. CONTRACTOR TO OBTAIN TWO REPRESENTATIVE SOIL SAMPLES. FROM LOCATIONS AS DIRECTED BY THE LANDSCAPE ARCHITECT, TO NORTHERN UGHTS ANALYTICAL & CONSULTING INC. RAVENSDALE WA, TEL. 253-653-5770 OR, EQUIVALENT TESTING LABORATORY, FOR TEST #A05-2. SUBMIT RESULTS TO LANDSCAPE ARCHITECT FOR REVIEW. TESTS TO INCLUDE FERTILITY AND SUITABILITY ANALYSIS WITH WRITTEN RECOMMENDATIONS FOR SOIL AMENDMENT, FERTILIZER, CONDITIONERS, APPLICATION RATES, AND POST -CONSTRUCTION MAINTENANCE PROGRAM. TESTS TO BE CONTRACTED WITH AND PAID FOR 8Y THE CONTRACTOR. A) TOPSOIL: CONTRACTOR IS RESPONSIBLE FOR SUPPLYING ALL, TOPSOIL AND FOR DETERMINING THE VOLUME OF TOPSOIL REQUIRED PER THE INFORMATION ON PLANS AND NOTED HERE -IN. CONTRACTOR IS RESPONSIBLE FOR ANY NECESSARY WEED CONTROL RESULITNG FROM CONTAMINATED OFF SITE SOURCES. B) TOPSOIL TO CONSIST OF WINTER MIX AS PRODUCED AND REMIXED BY PACIFIC TOPSOILS, INC. WINTER MIX TO CONSIST OF 1/3 BY VOLUME SANDY LOAM, 1/3 BY VOLUME COMPOSTED GARDEN MULCH, AND 1/3 BY VOLUME COARSE WASHED SAND OR EQUIVALENT. AT MINIMUM, TOPSOIL PRODUCTS BROUGHT ON SITE TO CONTAIN AMENDMENTS AS LISTED IN "0". C) TOPSOIL TO INCLUDE THE FOLLOWING AMENDMENTS AS NECESSARY: THE FOLLOWING AMOUNT PER 1,000 SQUARE FEET: 1. 6 -CUBIC YARDS ORGANIC COMPOST. COMPOST TO BE FREE OR NON-FARM ANIMAL SOURCES, NOR TO BE FROM SOURCES CONTAINING REDWOOD OF CEDAR PRODUCTS. 2. 30 -POUNDS NITROFORM (38-0-0) 3. 5 -POUNDS AMMONIUM SULFATE 4. 40 -POUNDS CALCIUM CARBONATE LIMESTONE 5. 40 -POUNDS DOLOMITE LIMESTONE 6. 5-OUNES BORON (AS BORAX) ALL AMENDMENTS TO BE THOROUGHLY MIXED PRIOR TO INCORPORATION INTO TOPSOIL. 0) PLANTING BACKFILL FOR ALL TREES, SHRUBS, AND GROUNDCOVERS: 1. 0.6 -CUBIC YARDS PER VOLUME TOPSOIL 2. 0.4 -CUBIC YARDS ORGANIC COMPOST. 3. 3 -POUNDS NITROFORM (38-0-0) 4. 1 -POUNDS AMMONIUM SULFATE 5. 2 -POUNDS CALCIUM CARBONATE UMESTONE 6. 2 -POUNDS DOLOMITE LIMESTONE F) TOPSOIL PREPARATION AND INSTALLATION: 1. VERIFY SUBGRADES TO -7 INCHES IN LANDSCAPE AREAS -18/24 INCHES IN PARKING LOT ISLANDS BELOW FINISH ELEVATION, OR AS INDICATED ON PLANS. THIS ACCOMMODATES, TOPSOIL AMENDMENTS, AND MULCH. 2. ERADICATE ANY SURFACE VEGETATION ROOTED IN THE SUB -GRADE PRIOR TO SUB -GRADE PREPARATION. 3. THOROUGHLY SCARIFY AND RIP ALL LANDSCAPE SUB -GRADES WHICH HAVE BECOME COMPACTED TO A DEPTH OF 12 INCHES WITH MULTIPLE PASSES, 90 DEGREES TO EACH OTHER. SCARIFY AREAS INACCESSIBLE TO MECHANIZED EQUIPMENT AND AROUND EXISTING PLANTINGS NOTED TO REMAIN WITH HAND TOOLS. 4. REMOVE SOIL LUMPS, ROCK, VEGETATION AND/OR DEBRIS LARGER THAN 2 INCHES FROM ALL SUB -GRADE PRIOR TO PLACEMENT OF SPECIFIED TOPSOIL. 5. REMOVE ANY ASPHALT EXTENDING BEYOND 6 INCHES FROM CURBS INTO ADJACENT LANDSCAPE AREAS. 6. PARKING LOT PLANTER ISLANDS TO BE OVER EXCAVATED 8Y BACKHOE. REMOVE PAVING WASTE, GRAVEL BASE MATERIAL AND UNDERLYING SUBSOIL TO 18 INCHES BELOW TOP OF PAVING. SCARIFY AND OVER EXCAVATE PLANT PIT BOTTOM 12 INCHES TO MINIMIZE STRUCTURAL COMPACTION. G) TOPSOIL PLACEMENT: 1. PROVIDE A TOTAL FINISH COURSE OF 4 INCHES OF TOPSOIL FOR LANDSCAPE AREAS AND 18 TO 24 INCHES IN PARKING LOT ISLANDS. 2. IN ALL LANDSCAPE AREAS, PLACE 2 INCHES (6 INCHES IN PARKING LOT ISLANDS) OF TOPSOIL MIX WITH AMENDMENTS OVER THE PREPARED SUB -GRADE AND THOROUGHLY ROTOTILL WITH MULTIPLE PASSES INTO THE TOP 6 INCHES OF SUB -GRADE FOR A TOTAL DEPTH OF 8 INCHES IN LANDSCAPE AREAS (12 INCHES IN PARKING LOT ISLANDS). PLACE AN ADDITIONAL 2 INCH UFT OF TOPSOIL IN ALL LANDSCAPE AREAS AND MINIMUM 12 INCH UFT IN ALL PARKING LOT ISLANDS, FOR THE FINAL TOPSOIL DEPTH OF 4 INCHES IN LANDSCAPE AREAS AND 18/24 INCHES IN PARKING LOT ISLANDS. 3. PLACE ADDITIONAL TOPSOIL AND SOIL MIX AS REQUIRED TO MEET FINISH ELEVATIONS. BARK MULCH (TOPDRESSING): ONE -HALF-INCH (1/21 SIZE, TO ONE-QUARTER (1/4"), I.E., "FINE," HEMLOCK/FIR BARK. STAKES: 2 -INCH DIAMETER BY 8 -FOOT MINIMUM LODGEPOLE PINE STAKES. GUY MATERIAL: 1 -INCH WIDE POLYETHYLENE CHAIN LOCK TYPE TIES; OR, 3/8" DIAMETER RUBBER. NO WIRE. LAWN: COMMERCIAL SEED AS NOTED ON PLAN. PRELIMINARY LANDSCAPE NOTES AND DETAILS FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON HERBICIDE: HERBICIDE IS NOT RECOMMENDED FOR THE FIRST YEAR AFTER INSTALLATION. ANTI -DESICCANT: "WILT -PROOF," 48 HOURS PRIOR TO SHIPMENT TO SITE FROM JUNE 1 THROUGH SEPTEMBER. THOROUGHLY ROOT WATER PLANTS PRIOR TO DELIVERY. PLANT MATERIAL DEUVERED TO SITE TO BE KEPT CONTINUALLY MOIST THROUGH INSTALLATION. EXECUTION: FINISH GRADES: FINE GRADE AND REMOVE ROCKS AND FOREIGN OBJECTS OVER 2 INCHES DIAMETER FROM TOP SURFACE OF PREPARED LANDSCAPE AREAS. FINISH ELEVATIONS TO BE DEFINED AS 3 INCHES BELOW CURBS, WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL PLANTING BED AREAS AND 1 -INCH BELOW CURBS, WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL LAWN AREAS. FINISH GRADE REFER TO GRADES PRIOR TO INSTALLATION OF MULCH OR LAWN. ALL FINISH GRADES TO BE SMOOTH EVEN GRADES, LIGHTLY COMPACTED, AS SHOWN ON THE PLAN AND DETAILED. PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDINGS AND STRUCTURES. SITE CIVIL DRAWINGS IDENTIFY FINAL ELEVATIONS. TREES AND SHRUBS: ARRANGE TREES AND SHRUBS ON SITE IN PROPOSED LOCATIONS PER DRAWINGS. EXCAVATE PIT, PLANT AND STAKE OR GUY, AS CALLED OUT AND DETAILED. ALL TREES, SHRUBS, AND SUPPORTS TO STAND VERTICAL BACKFILL SHALL BE PIT SPOILS. SETTLE BACKFILL USING WATER ONLY. NO MECHANICAL COMPACTION. GROUNDCOVERS: EXCAVATE PITS TO A MINIMUM OF 3 INCHES BELOW, AND TWICE THE ROOT BALL DIAMETER. WATER THOROUGHLY AND TAKE CARE TO ENSURE THAT ROOT CROWN IS AT PROPER GRADE, AS DETAILED. MULCH: MULCH ALL LANDSCAPE AREAS NOT COVERED BY LAWN AND/OR SEED. APPLY SUFFICIENT QUANTITY TO PROVIDE A 2 -INCH DEPTH. UTILITY CLEARANCES: FIELD ADJUST PLANT LOCATIONS FOR 8 -FOOT SEPARATION OF TREES/SHRUBS AND 2 -FOOT SEPARATION FOR GROUNDCOVER FROM FIRE HYDRANTS AND UTILITY VAULTS. PLANTING MAINTENANCE: CONTRACTOR TO MAINTAIN PLANTINGS THROUGH COMPLETED INSTALLATION, AND UNTIL ACCEPTANCE OF LANDSCAPE INSTALLATION. PLANTING MAINTENANCE TO INCLUDE WATERING, WEEDING, CULTIVATING, TIGHTENING AND REPAIRING OF TREE GUYS, RESETTING PLANTS TO PROPER GRADES OR POSITION, RE-ESTABUSHING SETTLED GRADES; AND MOWING LAWNS WEEKLY AFTER LAWN ESTABLISHMENT. HERBICIDE IS NOT RECOMMENDED FOR ONE YEAR FOLLOWING LANDSCAPE INSTALLATION. INCLUDED IS REPLACEMENT OF DEAD PLANTS AND PLANTS SHOWING LOSS OF 40 PERCENT OR MORE OF CANOPY. IRRIGATION MAINTENANCE: THE IRRIGATION SYSTEM TO BE MAINTAINED INCLUDING ADJUSTMENTS FOR BALANCED WATER DISTRIBUTION AND PRECIPITATION. FAILED OR MALFUNCTIONING IRRIGATION EQUIPMENT SHALL BE REPLACED AND/OR CORRECTED. PLANTING AND IRRIGATION MAINTENANCE TO INCLUDE THOSE OPERATIONS NECESSARY TO THE PROPER GROWTH AND SURVIVAL OF ALL PLANT MATERIALS. CONTRACTOR TO PROVIDE THIS WORK IN ADDITION TO SPECIFIC WARRANTY/GUARANTEES. PLANT SELECTION REQUIREMENTS; 1. PLANTS SHALL MEET THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK AND SHALL BE HEALTHY, VIGOROUS AND WELL -FORMED, WITH WELL-DEVELOPED, FIBROUS ROOT SYSTEMS, FREE FROM DEAD BRANCHES OR ROOTS. PLANTS SHALL BE FREE FROM DAMAGE CAUSED BY TEMPERATURE EXTREMES, LACK OF OR EXCESS MOISTURE, INSECTS, DISEASE, AND MECHANICAL INJURY. PLANTS IN LEAF SHALL BE WELL FOLIATED • AND OF GOOD COLOR. PLANTS SHALL BE HABITUATED TO OUTDOOR ENVIRONMENTAL CONDMONS (HARDENED -OFF). 2. ALL LANDSCAPE AREAS SHALL BE PLANTED WITH A PLANT DENSITY TO ACHIEVE 90% COVER WITHIN 3 YEARS. 3. IRRIGATION: ALL LANDSCAPE AREAS SHALL BE SERVED BY AN AUTOMATIC IRRIGATION SYSTEM. WATER CONSERVATION FEATURES SUCH AS MOISTURE SENSORS WITH AUTOMATIC RAIN SHUT-OFF DEVICES, AUTOMATIC TIMERS, PRESSURE REGULATING DEVICES, BACKFLOW PREVENTION DEVICES, SEPARATE IRRIGATION ZONES FOR GRASS AND PLANTING BEDS, AND SPRINKLER HEADS MATCHED TO SITE AND PLANT CONDITIONS SHALL BE INSTALLED. IRRIGATION WATER SHALL BE APPLIED WITH GOALS OF AVOIDING RUNOFF AND OVERSPRAY ONTO ADJACENT PROPERTY, NO -IRRIGATED AREAS AND IMPERVIOUS SURFACES. AN IRRIGATION PLAN SHALL BE INCLUDED AS PART OF A FUTURE BUILDING PERMIT. 4. INSTALLATION OF THE LANDSCAPING AND SCREENING SHALL BE COMPLETED AND A LANDSCAPE DECLARATION SUBMITTED BY THE OWNER OF OWNER'S AGENT PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY TO THE NEXT PLANTING SEASON IF APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR AND STATED ON THE BUILDING PERMIT. A PERFORMANCE ASSURANCE DEVICE EQUAL TO 150% OF THE COST OF THE LABOR AND MATERIALS MUST BE PROVIDED TO THE CITY BEFORE THE DEFERRAL IS APPROVED. THE PROPERTY OWNER SHALL KEEP ALL PLANTING AREAS FREE OF WEEDS AND TRASH AND REPLACE ANY UNHEALTHY OR DEAD PLANT MATERIALS FOR THE LIFE OF THE PROJECT IN CONFORMANCE WITH THE INTENT OF THE APPROVED LANDSCAPE PLAN AND TMC 8.28.180. PLANTING NOTES: 1. SITE PREPARATION AND PLANTING OF VEGETATION SHALL BE IN ACCORDANCE WITH BEST MANAGEMENT PRACTICES FOR ENSURING THE VEGETATION'S LONG-TERM HEALTH AND SURVIVAL AND SHALL INCLUDE INCORPORATION AND TILLING IN OF ORGANIC MATERIAL TO A DEPTH OF 18 INCHES AND MULCHING. 2. ROOT BALLS OF POTTED AND BALLED AND BURLAPPED (8&B) PLANTS MUST BE LOOSENED AND PRUNED AS NECESSARY TO ENSURE THERE ARE NO ENCIRCUNG ROOTS PRIOR TO PLANTING. AT LEAST THE TOP HALF OF BURLAP AND ANY WIRE STRAPS ARE TO BE REMOVED FROM B&B PLANTS PRIOR TO PLANTING. THE PLANT SHOULD BE COMPLETELY VERTICAL. THE TOP OF THE ROOT FLARE, WHERE THE ROOTS AND THE TRUNK BEGINS, SHOULD BE ABOUT ONE INCH FROM THE SURROUNDING SOIL INSPECTIONS: 1: FTER APPROVAL BY THE CITY'S BOARD OF ARCHITECTURAL REVIEW, NO CHANGES ARE ALLOWED WITHOUT PRIOR APPROVAL OF THE PLANNING DEPARTMENT, THESE INCLUDE NO CHANGES TO THE. LANDSCAPING (BOTH DESIGN AND PLANT SPECIES). IF YOU WISH TO MAKE ANY CHANGES YOU MUSH SUBMIT A WRITTEN REQUEST ALONG WITH A JUSTIFICATION FOR THE REQUESTED CHANGE AND AN EXPLANATION AS TO WHY THE ISSUE WAS NOT ADDRESSED AS PART OF THE DESIGN REVIEW PROCESS. 2. A SOILS INSPECTION IS REQUIRED AFTER AMENDING THE SOIL, BUT BEFORE ANY PLANTS. 3. PRIOR TO REQUESTING A LANDSCAPING INSPECTION PLEASE PROVIDE A LANDSCAPING AFFIDAVIT FROM THE LANDSCAPE ARCHITECT, STATING THAT THE LANDSCAPING WAS INSTALLED PER APPROVED PLANS. LANDSCAPE INSPECTION CAN OCCUR ANY TIME AFTER THE PLANTS ARE PLANTED. YOU DO NOT NEED TO WAIT UNTIL THE END OF THE PROJECT TO SCHEDULE THE LANDSCAPING INSPECTION. AS. PART OF THE LANDSCAPING INSPECTION YOU WILL NEED TO VERIFY THAT THE IRRIGATION SYSTEM IS WORKING PROPERLY. 4. FINAL INSPECTION REQUIRES A SIGNED LANDSCAPE DECLARATION. DO NOT DAMAGE LEADER DURING INSTALLATION (2) LODGEPOLE AT APDX. 1/3 TO 1/2 HEIGHT OF TREEVITHEFLEXBLE RUBBER TIE IN FIGURE EIGHT PATTERN. STAKES AND TREE TO BE PLUMB 3" DEEP SAUCER FOR WATER 2" DEEP MULCH LAYER REMOVE ALL TIES, WRAP & CONTAINERS. FFRREE PERIMETER ROOTS FROM NURSERY L EXCAVATE TREE PIT AT A MIN. OF 2 TIMES DIA. OF ROOTBALL AT BALL CENTER, TAPERING PIT GRADE T) FINISH GRADE PIT SPOILS, NURSERY BALL WASTE BACKFILL SET BALL ON UNDISTURBED SUBGRADE, OR COMPACTED SOIL NOTE: LIGHT FERTIUZER 0'/ER PLANTING BED AFTER BACKFILL, ONLY; NO FERTILIZER IN PLANTING PIT. WORK PERIMETER ROTS FREE OF NURSERY BALL. BALL & PIT TO BE COURSELY SCARIFIED. EVERGREEN TREE PLANI1NG/STAKING DETAIL NOT TO SCALE PRUNE DAMAGED TWIGS AFTER PLANTING PLACE IN VERT. POSITION: DOUBLE LEADERS WILL BE REJECTED NOTE: KEEP ROOTBALL MOIST AND PROTECTED AT ALL TIMES. HOLD CROWN OF ROO-BALL AT OR JUST ABOVE FINISH GRADE. PROTECT TRUNK AND LIMBS FROM INJURY. BACKFILL TO BE SETTLED USING WATER ONLY - NO MECHANICAL COMDACTION. REMOVE ALL WRAP, TIES & CONTAINERS, REGARDLESS OF MATERIAL. (2) LODGEPOLE STAKES, WITH ELASTIC CHAIN -LOCK TYPE GUYS TIED IN FIGLRE EIGHT, REMOVE AFTER ONE GROWING SEASON,STAKES AND TREE TO BE PLUMB PROTECTIVE WRAPPING DURING SHIPMENT TO SITE AND INSTALLATION REMOVE AT COMPLETION OF PLANTING HOLD MULCH LAYER BACK FROM TRUNK 8" TO 10" FINISH GRADE PREPARE PLANTING BED PER SPEC'S; AT MIN., LOSSEN AND MIX SOIL TO 18" OR DEPTH OF ROOTBALL AND 2 TIMES BALL DIAMETER SCORE ROO7TIALLPANOEWOFtK ?JORSERYESOIL AWAY FROM PERIMETER ROOTS SET BALL ON UNDISTURBED BASE OR COMPACTED MOUND UNDER BALL PENETRATION TO SUBBASE 24" MINIMUM DECIDUOUS TREE PLANI1NG/STAKING DETAIL NOT .TO SCALE 2" MULCH LAYER FEATHER EXCESS SOIL UNDER MULCH 1" MULCH AT CROWN 1/2" ABOVE GRADE 1" ABOVE GRADE NOTE: REMOVE CONTAINER AND WORK ROOTS FREE OF SOIL BACKFILL TO BE SETTLED USING WATER ONLY. SEE PLANT UST FOR PLANT SPACING. LEB8 THAN 1 OALLON CONI ,I 1 OLUXI CONrAP an+ Lem++ ( PLAM15C IMPOSE VLCH) (PLANI®BEFOFE MULCH ) GROUNDCOVER PLANTING DETAIL NOT TO SCALE HOLD PLANTS FROM EDGE OF PLANTER Q AS NOTED ON PLANT US's BED LINE EDGE CURB/WALK PLANT MATERIAL SPACING DETAIL SPACING AS CALLED OUT ON PLAN/PLANT UST HOLD PLANTS FROM EDGE OF PLANTER AS NOTED ON PLANT UST NOTE: THIS SPACING APPUES TO GROUNDCOVER AND FORMAL SHRUB ROW PLACEMENT. NOT TO SCALE 2" MULCH LAYER PLANT SEE SCHEDULE FINISH GRADE 3" BELOW TOP OF. PLANTER PREPARED PLANTER SOIL MIX COMMERCIAL GRADE FILTER FABRIC PAVING PLANTER SEE ARCHITECTURAL PLANS PROVIDE FILTER FABRIC OVER DRAIN HOLES 4" LAYER WASHED PEA GRAVEL PLANTER PLANTING DETAIL NOT TO SCALE OVER ALL TOPSOIL DEPTH OF 3 FEET BERM HEIGHT 6" MIN. SOIL LINE: 3" IN MULCH, 1" IN LAWN SUBGRADE REMOVE EXCESS GRAVEL AND PAVING COARSE TRANSITION FROM TOPSOIL TO SUBSOIL NOTE: OVER EXCAVATE PARKING LOT PLANTERS TO LOOSEN COMPACTED SUBBASE TOPSOIL SETTLED (COMPACTED CONDITION) CURB 1-1/2" DRAIN AT LOW E POINTS & 10' SPACING JISIIJ S! MAXIMUM /I 1 I I __---PAVING (SEE / CIVIL PLANS) GRADING • PARKING LOT PLANTERS DETAIL <<i 12" MAX. UP NOT TO SCALE MULCH AT CURB DETAIL 2" MULCH LAYER 1" MAX. TOP OF CURB TO TOP OF MULCH CURB NOT TO SCALE Z/V-ao/5- e 0 a 0. 0 U ui 5 WASHINGTON PLACE I c S 4• 8 z e r Date 2114/14 zg a. v7 N Lai ° Li N ONoNO Cha za>11j <2) (ID i zi L l!') N Yvv utci1 STATE OF WASH NGT REGIS "FEED LANDSCAP- AR I r - ARM SDDEL CER 1E ND: 706 (VALID 0 Y ' "SIGNATURE) EXPIRES 12/15/14 2 II d 8 7-73 :4 N E a, 0 a j I 0 Job Number 0 N LIGHT FIXTURE SCHEDULE TYPE DESCRIPTION MANUFACTURER. LAMP. INPUT WATTS Notes NAME CATALOG NUMBER QTY.' TYPE EL1 WALL SCONCE HUBBELL LNC2 1 SURFACE EL2 8" DOWNLIGHT PRESCOLITE MD8LED' 1 FLUSH EL3. 1'X1' CEILING MOUNTED BEACON EDR 1 SURFACE. EL4 DOWNLIGHT PRESCOLITE MD8LED 1 FLUSH EL6 2" LIGHT BAR TIVOLI CLL -LB ` 1 SURFACE EL7 RECESSED DOWNLIGHTING: PATHWAY 6VLB 1 FLUSH EL8 DIE-CAST. ALUMINUM LED FLOOD KIM, LIGHTING EL218 1 SURFACE EL9 . WALL MOUNTED, LUMASCAPE LS411 LED 1 SURFACE ELIO STRIP LIGHTING BOCA FLASHER HPNLS-HO 1 SURFACE EL11 COLOR CHANGING STRIP LIGHTING BOCA FLASHER HPCCS 1 SURFACE EL12 LED FLOOD LIGHTING BEACON CDT 1 SURFACE EL13 ALPHA FLOOD LIGHTING BEACON. AL- 1 SURFACE EL14` OUTDOOR ACCENT LIGHTING HUBBELL MHS 1 SURFACE.. EL15 ACCENT LIGHTING ILLUMITEX VL 1 SURFACE PL1 POLE MOUNTED LIGHT FOCrURE TYPE 3 KIM LIGHTING WP9S3P70-60L4K-NFO 1 LED 131 MOUNTED AT 20'-0" PL2> POLE MOUNTED LIGHT FIXTURE -TYPE 5 KIM LIGHTING WP9S5P7O.60L4K-NFO 1 LED 131 MOUNTED AT 20'-0" WP1- WALL PACK. BEACON TRV -D 36NB-80 T3 1 LED 80 MOUNTED AT 12'-0" WP2. WALL PACK BEACON TRV -D 36NB-80 T4 1 LED 80 MOUNTED AT 16'-0" WP3 WALL SCONCE ARCHITECTURAL AREA LIGHTING PKSAUBDS-24LED-13W- 1 LED 28` MOUNTED AT 12'-0" L //5 ISSUE A 1 Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT U Z Q W -J O < O < z -S = J W < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AYE N SURE 314 SEATTLE, WA 98103 PHONE: (206) 8284447 FAX: (206) 8264446 WYMW.GROUPWFSICOIPINES.00M SHEET TITLE AND NUNBER EL -1 PLOTTED: Attachment C LIGHT FIXTURE SCHEDULE TYPE DESCRIPTION MANUFACTURER LAMP INPUT WATTS Notes NAME CATALOG NUMBER QTY. TYPE PL1 POLE MOUNTED LIGHT FIXTURE - TYPE 3 KIM LIGHTING VVP9S3P70-60L4K-NFO 1 LED 131 MOUNTED AT 20'-13" PL2 POLE MOUNTED LIGHT FIXTURE - TYPE 5 KIM LIGHTING WP9S5P70-60L4K-NFO 1 LED 131 MOUNTED AT 20.-0" WPI WALL PACK BEACON TRV -D 36NB-80 T3 1 LED 80 MOUNTED AT 12.-0" WP2 WALL PACK BEACON TRV -D 36NB-80 T4 1 LED 80 MOUNTED AT 16'-0" VVP3 WALL SCONCE ARCHITECTURAL AREA LIGHTING PKSA UBDS - 24LED-BW- 1 LED 28 MOUNTED AT 12.-0" Statistics Description Symbol Avg Max Min Max/Min Avg/Min Avg/Max PARKING LOT CALCS ± 1.7 fc 7.7 fc 0.1 fc 77.0:1 17.0:1 0.2:1 • -.--• y_.`• • • , • • • , 1Y S IL • 010.2 .171.4 071.Z .4.7 1.5 11105 04 0.500 0.7 0.7 06 0.6 0.7 07 0707' 0.7 0701 0.7 0.7 0.7 0.71 07 11.7 1!? , I , ! t • t , ) 0,1 0306 1.1 1.8 *2.4 1.6 *0.8 05 +0.5 +0.9 1.420 *2.4 *2.3 *2.3 1.9 1/ 1821 2.4 *2.41.22 1.8 1618 2.3 +2.4 *24-2.1.1/HZ +2.1+25,:2748 3029 +2.1-1.7.1/ 2024 2.51.2.3 1.9 ▪ 15 1619 2.4 1.8 0.5 • • 03 *0.5 1.1 '17 1.8 *1.6, +0.8 04 0.6 *IA .17 *2.3 33."3 ; !2.0 1 6 4' 2A 3.2 '3 2, :2 5 '1 8'415 +1 9 .28 '34 *312 3 .*1 T-17 '2 2 1 3738 35 *3.8 ;!3 5 *3. * * .6-!1.6-+2,173.0 3J1.29 s.+2.0 1.5 t1.7 +2.0 2.0 15 07 0.7 *0.7 0.7 *0.8 0.8 0.9 0.9 1.1 1.0 to 0.9 1.0.8: 0.0 0.7 0.7 (0.7 0.7 0.7 ▪ 0.8 0.91.2, 1.6 •• ,, - . . 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N SUITE 314 SEATTLE, WA 98103 PHONE: (206)826-4447 FAX: (206)8264446 VAYWOROUPWEBTCOURVIIELCOGI SHEET 1TTLE AND NUMBER EL -2 i •• f 1 , . , . .:. i: ...• . , ..., C. 1: :::: .. ... ,.: , „ r , '•; ..:: ::,• r.. ; .• .. . ., ,,. . .; .. ,. f: ..... • . ; .:::•:,......,;*:' .. . :, 4 t• Yt t! ft 4 ti 4 t4 4.f •, lt, 4 '... • GENERAL NOTES 1. SEE DRAWING EL -2 FOR ADDITIONAL LIGHTING FIXTURE LOCATIONS. 4 7; ,rek tr. •• '14 • - - 0 ! ti 0 it I ° i • if • . • i -.:: ........, g:_,..,:::. • ,,,,,,,i,,,,,,I, '1,. .. .• , .., .. , :0 l• .. A P. , • . , . • ':: • i, ?) ..: , v .4 • : 4 q , .,. ..! t.. r. - : ' -! :, • -- ! ELECTRICAL SITE PLAN SCALE 1"..20'-- e w • •••• •• ISSUE A Date I Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 KEYPI.AN PHASE PROJECT NUMBER GWA NO. PROJECT W oz W a_ 2 1— z 0< 0< z — w co F- s< 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. 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MI ii II II I ii i .. ...111.111.11) 4 all• cNEI IN u ° ■ SOUTH ELEVATION ELECTRICAL SCALE 1/18"=1'-0" 11 ISSUE A 1 Date Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 REPLAN PHASE PROJECT NUMBER GWA NO. PROJECT UZ J 2 a. Zk 0 0- z Q = W <0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601FRE■ONTAVE N SURE 314 SEATTLE, WA 98103 PHONE: (206) 8264447 FAX: (206) 826-0448 WAIW.GROUPWESTCOIPAILELCON SHEET TRLE AND NUMBER E L -4 a REVISED: 05-07-2014 Y PLOTTED: MIN Imo I''IIIII'.'II'.'IIH!III!1II'MII!II � NMI* IIIPP EINImillirstairatill 1. 111 miff ��r��isi�I■ II1 fIEl 1111111111111111_ IIMI inonmiiiii L L I f L i ruaarr�ir r•• • �• -usa ■s 111 ,r , u - f f -r U� '1' N NORTH ELEVATION ELECTRICAL SCALE 1/18"=1'-0" IV" ISSUE A I Date I Description 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 KEYPL AN PHASE PROJECT NURSER GWA NO. PROJECT CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3801 FREMONTAVE N SURE 314 SEATTLE, WA 98103 PHONE: (206) 8264447 FAX: (206) 826.4446 WW W.GROUPWESTCOIPANEE.CON SHEET TITLE AND NUMBER z 0 6 061/5 \ NPLOTTED: U1 11 1111 ) 1.64 / ,' ▪ / 1111! 1!' 1!' III 1!! 12Zi� !!l �1! TRIM III _II !0111111 N1 11 ■1 i1 i il NW= ■1ri MIME" ii'■ 11 11 1 1 �1 �ii»ii!i'IilIi 1 MEE X1111 1 MI 11 11111! riiu 1 T1 LI LL -...I In �1 11111�1i NI III IL •iii IN N1_111 il UN411:11 0Yf 11 ni EAST ELEVATION ELECTRICAL SCALE 1 /16'=1'-0" COMMdIMO WEST ELEVATION ELECTRICAL SCALE: 1/16•=1'-0' / ISSUE A I Date 1 Desdiption 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT U Z w a.2 O < (9Q Z-- = J Q ~ O CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3801 FREMONT AVE N SURE 314 SEATTLE, WA 98103 PHONE: (206) 828-4447 FAX: (206) 826.4446 www.GRoUpwEBTCoirusES.coM SHEETTTTLE AND NUMBER EL -& REVISED:05-07-2014 O1 ROOM g�� ri .7_,,,, _NB is _ P tr ID II gla-E . : . • . . 1 —r L 1 1 1 1 7 l 1 1 ^Tr 1 11 r r. I -T I 1 T 1 7 1 1 CT 1 1 r 1 -I 1 1 1 1 1 1 1 -T 1 1- 1 f 1 L L 1 1 1- I -T 1 r 1 —I l 1 1 I 1 l 1 1 1 1 1 1 ji � r T1l Z'S ...EIII Mikialifil lin -71 - � _/� s�MveF l 4 / / 5 t ti �, I WEST ELEVATION ELECTRICAL SCALE: 1/16•=1'-0' / ISSUE A I Date 1 Desdiption 03/07/2014 DESIGN REVIEW SUBMITTAL 03/20/2014 03/27/2014 KEYPLAN PHASE PROJECT NUMBER GWA NO. PROJECT U Z w a.2 O < (9Q Z-- = J Q ~ O CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3801 FREMONT AVE N SURE 314 SEATTLE, WA 98103 PHONE: (206) 828-4447 FAX: (206) 826.4446 www.GRoUpwEBTCoirusES.coM SHEETTTTLE AND NUMBER EL -& REVISED:05-07-2014 O1 ROOM g�� EL1 Wall Sconce proposed in the area between the south side of the garage and ., the apartment building. EL2 and EL4 Downlight proposed under the arcade along the south side of the • - apartment building. xr3€ r� . 1 . EL3 Ceiling Mounted proposed under the building used for EL6-2" Light Bar r proposed under porte- .0 fi cochere. r~~`to • ,\ vehicular access from the south :'-, �a"� side to the garage entrance. laurelric EL7 Recessed 7:2(* Downlighting proposed :_ xy under porte-cochere. ;,_; - EL8 Diecast Aluminium LED Flood proposed above the apartment lobby entrance z f EL9 Wall Mounted on the top portion (two floors down from the top) of the building. fi EL10 Strip Lighting proposed on the top of the building (east and portion of the north/south side of the building) p _' r _.z. S'JS`.. , x EL12 LED Flood south and west of base. �4y{l ; y EL14 Outdoor Accent Lighting proposed on the upper deck of the parking garage mounted on trellis. --i�- fm \ Lighting proposed along the north, the building one story above the brick . 4" EL13 Alpha Flood Lighting proposed along the shorter edges of the L- shaped building (north and west side) EL11 Color Changing Strip Lighting proposed to border the large square area along the east facade (facing Andover Park East) �-- EL15 Accent --------71 Lighting mounted proposed along the bottom of the banners along east facade. : °;� `'" • ,= .- - __ - _ PL2 Pole Mounted in the parking lot _ _� mounted PL1 and at 20 feet. -�� � F I. _ WP3 Wall Sconce along south l __ facade mounted at 12 feet - ,1 WP1 and WP2 Wall Pack along the north side of the garage mounted at 12 feet and 16 feet respectively. Attachment C 4 rat )‘ c( 11,41..r+1 -Nissi kJ) Washington Place Project Description. COMPANIES Ktc The proposed Washington Place mixed use development includes a 189 room hotel and 312 units of multi -family housing that will have a mix of studio, one, two & three bedroom units. At nineteen stories, it is envisioned as one of first of a number of similar projects to be built as the area continues to evolve in accordance with the City of Tukwila's Comprehensive Plan that envisions that the area will develop into a high density live/work community. Located in one of the regions designated 17 Urban Centers, it is within the Tukwila Urban Center zone which encourages development of concentrated employment & housing. The owners of the property have previously negotiated a Development Agreement with the City of Tukwila which describes how the project will add housing that is walkable to transit, retail, and entertainment and supports the Comprehensive Plan. Currently served by King County Transit, the project site is ideally situated within walking distance of the future Tukwila Transit Center and Tukwila Sounder Station. SeaTac Airport is approximately 4 miles from the site. The site is also dose to the Green River Trail system which provides recreational opportunities as well as a link to the surrounding communities for bicycle commuters. As the first high density vertical living residential community in the area, the project designers have been challenged to envision what the future of the area will look like and to lead the way in a number of key ways. The site currently faces and is accessed by Andover Park East which is a highly traveled arterial. The City leaders envisions this street to change over time into a highly urban and pedestrian environment with widened tree lined sidewalks, bicycle lanes, on street parking and a vibrant pedestrian life. Activating the street level environment was an important consideration as the project design developed. The organization of the site provides for the active hotel commercial use to face the street. The street facing lower level includes the hotel entry and a restaurant with multiple doors that opens the restaurant to the outside and creates outdoor patio dining as an extension of the interior space. Building materials include full height windows and doors along the complete street frontage, brick, colorful awnings and banners on the lower three floors. Guests to the hotel can easily flow to the street sidewalk system from the hotel entry and street side restaurant. The bench lined walkway is designed to encourage guests to make use of the sidewalk system. Washington Place will be the first development on Andover Park East to include a fifteen foot wide tree lined sidewalk with pedestrian lighting. Page 1 of 3 Attachment D COMPANIES Puc The majority of the residential units face north and south to take advantage of the views of Mt. Rainier to the south and territorial views of the surrounding community and Lake Washington to the north. The parking garage is tucked in behind the building such that it is not visible to the street. Residents have direct access from the garage at the second floor and a covered arcade is provided along the south side of the building which leads to the resident entry, the hotel and the street sidewalk system. As is typical of urban living, the local community environment is the key common area amenity that will make the project successful. In turn, the residents will bring life to the area and help the surrounding businesses thrive. This new residential community will support and be supported by local businesses including the Westfield Center, local restaurants, movie theaters, fitness clubs, golf courses and bowling alleys, arts and entertainment venues as well as a number of local service providers. The multiple forms of public transit available will provide the residents access to recreation, arts, entertainment, and sporting events locally and throughout the region. Additionally, the project site is close to the Green river Trail system and a number of parks which will become the common open spaces for the residents of Washington Place. For Urban living, the surrounding community is the common open space. In addition to the local community environment, the on-site residential amenities include a movie theater where residents can watch movies & sporting events on a Targe screen TV or just hang out and watch TV or play video games. An exercise area with state of the art equipment as well as a hot tub is provided at the clubhouse level located on the nineteenth floor. Designed to take advantage of the views to Mt. Rainier, the clubhouse is a flexible space that can be used for large events or divided into a number of smaller seating areas to accommodate multiple groups or individuals. The room includes a kitchen area and games areas. The Targe roof patio feature is designed to accommodate a number of seating groups, two BBQ's and an area with artificial lawns. Additional amenities include a fenced landscaped pet area to the north of the building and an indoor secure bicycle storage area with a workshop so that bicycle enthusiasts have a place to work on their bikes. Exterior building materials include metal panels, brick, concrete and glass. Care was taken to select warm colors reflective of the northwest region. Wood grained metal panels are used at the entries and at the top of the building to create a cap that relates back to the forested Northwest. Color becomes particularly important to the design and it is used to emphasize proportion, rhythm, and modulation. The design of the podium is reflective of Westfield South Center and provides for a pedestrian scale at the base of the building. A textural brick was chosen to create a podium for the tower above with an open arcade and a rhythm of columns that firmly attaches the building to the Page 2 of 3 COMPANIES RIC ground. The use of awnings, banners and glazing reinforces and accentuates the pedestrian nature of the lower floors of the building. The body of the building is an artistic rhythm of windows, metal panels, color and modulation. The top two floors form the cap of the building which is emphasized through color and a change in the proportion of the window system. At night, the top two floors will be lit to highlight the top of the building. Page 3 of 3 Tukwila Municipal Code 18.60.050 Design Review Criteria E. Parking Structure Design Guidelines Parking Structure Design Guidelines These design guidelines are to be used in conjunction with the design criteria applicable to the district where the structure is proposed to be located. A. Parking Structure Design. 1. A safety plan shall be developed that addresses the design solutions for pedestrian entry and exist from the building and throughout the structure from floor to floor and may include solutions such as external elevator towers and stairwells that are open to public view or enclosed with transparent glazing. 2. Garage entrances shall be subordinate to the pedestrian entrance in terms of prominence on the street location and design emphasis and hierarchy. 3. Elevators to parking garages should be clearly visible.&om sidewalks. 4. Parking structures top floor wall designs must conform to one or more of the following options: a. Top floor wall with architectural focal point.‘Atop flobr'wall focal point refers to a prominent wall edge feature such as a glazed elevator and or stair tower, oi.top floor line trellis structure. b. Top floor wall line variation: • Projecting Cornice: Top floor wall line articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet. • Articulated parapet. Top floor wall line parapets incorporating angled curved or stepped detail elements. Parking Desks ,pialreb.atate atbtaiir++alt+Z .A' 11 III�.M�III IllimemaMM 111 1�� in ftnrflwoi4b wNast:"evr. Attachment E 9/21/01 Page 1 of 4 Tukwila Municipal Code 18.60.050 Design Review Criteria E. Parking Structure Design Guidelines B. Parking Structure Character and Massing Parking structure facades over one hundred fifty feet in length should incorporate vertical and or horizontal variations in setback, material or fenestration design along the length of the applicable facade, in at least one or more of the following ways: I . Vertical Facade Changes. Incorporation of intervals of architectural variation at least every eighty feet over the length of the applicable facade such as: • Varying the arrangement, proportioning and or design of garage floor opening; • Incorporating changes in architectural materials; and/or • Projecting forward or recessing back portions of the elements of the parking structure facade. 2. Horizontal Facade Changes. Designed differentiation of the ground floor from upper floors such as: • Stepping back the upper floors from the street level facade; • Changing materials between the structure base and upper floors; and/or • Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors. _Ye 1 '. Foo-de.Changes 10111 9/21/01 Page 2 of 4 Tukwila Municipal Cade 18.60.050 Design Review Criteria E. Parking Structure Design Guidelines C. Minimizing Views into the Parking Structure Interior 1. Facades of parking structures shall be designed without continuos horizontal parking floor openings. 2. Any portion of a parking structure ground floor with exposed parking areas adjacent to a public street shall minimize views into the parking structure interior through one or more of the following methods: ■ Decorative trellis work and or screening as architectural elements on the parking structure . facade, without compromising the open parking structure of the Uniform Building Code; ■ Glass window display cases incorporated into pedestrian walls built between two structural pillars. Glass window display cases shall be at least two feet deep, begin 12 — 30 inches above the finished grade of the sidewalk, and cover at least sixty percent of the area between two pillars. The trellis work or window display cases may be viewed if the proponent can demonstrate that theres is some other method to minimize views into the parking structure. The BAR shall approve alternate methods. 9/21/01 Page 3 of 4 Tukwila Municipal Code 18.60.050 Design Review Criteria E. Puking Structure Design Guidelinq In addition to the above, views into the upper floors of parking structure 'shall be minimized through one or more of the following methods: a. The use of planters integrated into the upper floors of parking structure facade design b. Decorative trellis work and or screening as architectural elements on the parking structure upper floor facades; and/or Upper parking floors designed as a pattern of window like openings on the parking structure facade. C:\mcb\pkg\Parking Structure Design Guidelines.doc 9/21/01 Page 4 of 4 City of Tukwila Washington Ordinance No. c i-l.1T AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE FIRST AMENDMENT TO THE 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.70B.170, et seq. and Tukwila Municipal Code (TMC) Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development use and mitigation of real properties; and WHEREAS, the City of Tukwila and South Center WA, LLC entered into a Development Agreement for the 223 Andover Park East Development effective the 19th day of March, 2013 and approved by Ordinance No. 2399; and WHEREAS, the City of Tukwila and South Center WA, LLC wish to enter into a First Amendment to Development Agreement for the 223 Andover Park East Development, a copy of which is attached hereto as Exhibit A; and WHEREAS, as required pursuant to TMC Section 18.86.050, a public hearing was conducted on the 28th day of April 2014 to take public testimony regarding this First Amendment to the Development Agreement as proposed; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. The First Amendment to the 223 Andover Park East Development Agreement by and between the City of Tukwila and South Center WA, LLC, a copy of which is attached hereto as Exhibit A, is hereby approved and the Mayor is authorized and directed to execute said First Amendment to Development Agreement on behalf of the City of Tukwila. W: Word Processing\Ordinances\223 APE DA -First Amendment 4-22-14 DS:bjs Attachment F Page 1 of 2 Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this 61:0 day of j'nGj , 2014. ATTEST/AUTHENTICATED: Christy O'Fla erty, MMC, City Cle, APPROVED AS TO FORM BY: Sh Iley M. KersIall , Cit�orne Attorney Filed with the City Clerk: 97 ©-i 4 Passed by the City Council: 51--_5—/ il Published: C, 4-111 Effective Date: 5 -1 - J t. j Ordinance Number: N Exhibit A: First Amendment to Development Agreement by and between the City of Tukwila and South Center WA, LLC for the 223 Andover Park East Development W: Word Processing\Ordinances\223 APE DA -First Amendment 4-22-14 DS:bjs Page 2 of 2 FIRST AMENDMENT TO DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND SOUTH CENTER WA, LLC FOR THE 223 ANDOVER PARK EAST DEVELOPMENT THIS FIRST AMENDMENT TO DEVELOPMENT AGREEMENT (the "First Amendment") is made and entered into this day of May, 2014, by and between the CITY OF TUKWILA ("City"), a non -charter, optional code Washington municipal corporation, and SOUTH CENTER WA, LLC, a Washington limited liability company ("Developer"). I. RECITALS WHEREAS, the City and Developer entered into that certain Development Agreement relating to the 223 Andover Park East Development, dated March 19, 2013 (the "Development Agreement"); and WHEREAS, Developer has continued to refine the design of the proposed development; and WHEREAS, Developer has requested an amendment to the Development Agreement in order to proceed with the proposed development; and WHEREAS, due to the benefits as described in the Development Agreement the City desires the proposed development to proceed; and WHEREAS, as required pursuant to TMC 18.86.050 the City conducted a public hearing on the 28th day of April 2014 to take testimony regarding this First Amendment to the Development Agreement; and WHEREAS, the City Council, pursuant to City Ordinance No. approved this First Amendment to the Development Agreement as proposed and authorized execution of this First Amendment to the Development Agreement; and WHEREAS, the Parties desire to enter into this First Amendment to the Development Agreement upon the terms and conditions as set forth herein, NOW, THEREFORE, in consideration of the mutual promises set forth herein and the long-term benefit to both the City and the Developer, the Parties hereby agree as follows: 1 11. AGREEMENT 1. Building Height: Section 4.3 of the Development Agreement is hereby amended so the maximum height for 50 percent of the site shall be 190 feet. The building(s) may have no more than nineteen (19) floors. The nineteenth floor may be used for common area open space such as a clubhouse, rooftop deck, other common areas, a green roof and mechanical equipment but may not be used for residential units or hotel guest rooms. The remaining requirements of Section 4.3 remain in full force and effect. 2. Open Space: The building(s) shall have common open space of at least 45 square feet per residential unit and 25 square feet per hotel room. Common open space may include areas such as apartment lobby, hotel lobby, restaurant/bar, meeting rooms, business centers, bike storage, pet walk area, exercise room, hot tub and/or sauna, swimming pool, movie or video watching room, clubhouse including kitchen, dining and bar areas, and outdoor seating and barbeque areas. Space for the exclusive use of residents will count toward the residential open space requirement. Space for the exclusive use of hotel guests will count toward the hotel open space requirement. Space accessible to both residents and hotel guests may be counted for either requirement, at the election of the Developer. 3. Parking: The required minimum amount of on-site parking shall be 0.7 stalls per hotel guest room, one stall per studio unit, one stall per one bedroom unit, one -and -a -half stalls per two bedroom unit, and two stalls per three bedroom unit. Parking stalls that are stacked, in which some cars could be blocked by other cars, may be counted toward the required minimum number of parking stalls provided that the location of the stalls has been approved by the City's Fire Marshal and a shuttle and valet parking plan has been approved by the City administration. The Fire Marshal may approve a drive aisle width between stacked cars less than required by TMC 18.56.090. 4. Signage: The proposed development may have signage according to the City's sign code (TMC 19.20) with the following modifications: a) Canopy -edge signs may be up to 3.5 feet in height and may have up to two rows of letters. b) Projecting signs and corner projecting signs per TMC 19.20.050 are not allowed. c) Special incentive signs for parking garages are not allowed. d) Permanent building mounted wall signs: The building may have up to two flush -mounted wall signs. One sign may be placed on the northernmost wall and one on the westernmost wall regardless of 2 whether those walls have exterior public entrances. The maximum allowable message area for the wall signs may be an area up to six percent of the exposed building face to a maximum of 500 square feet. The flush -mounted wall signs may not be cabinet or box signs and must be channel -style letters and may be internally lit and/or halo -lit. 5. This First Amendment shall be recorded against the Property as a covenant running with the land. 6. Except as amended herein, the terms and provisions of the Development Agreement remain in full force and effect. In Witness Whereof, the parties have caused this First Amendment to be executed, effective on the day and year set forth on the first page hereof. CITY OF TUKWILA, a Washington municipal corporation By: Jim Haggerton Its: Mayor Date: Attest/Authenticated: Approved as to Form: Christy O'Flaherty, MMC, City Clerk City Attorney SOUTH CENTER WA, LLC, a Washington limited liability company By: Omar Lee Its: Manager Date: 3 STATE OF WASHINGTON ) )ss COUNTY OF On , 20 , before me, the undersigned, a Notary Public, personally appeared JIM HAGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. Print Name: NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: STATE OF WASHINGTON ) )ss COUNTY OF ) On , 20 , before me, the undersigned, a Notary Public, personally appeared OMAR LEE, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, as MANAGER OF SOUTH CENTER WA, LLC, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. Print Name: NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: 4 City of Tukwila Public Notice of Ordinance Adoption for Ordinance 2438. On May 5, 2014 the City Council of the City of Tukwila, Washington, adopted the following ordinance, the main points of which are summarized by title as follows: Ordinance 2438: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE FIRST AMENDMENT TO THE 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be provided upon request. Christy O'Flaherty, MMC, City Clerk Published Seattle Times: May 8, 2014 Return Address: CITY CLERK CITY OF TUKWILA 6200 Southcenter Blvd. Tukwila, WA 98188 nt ortype information WASHINGTON STATE RECORDER'S Cover Sheet (RCW 65.04) Document Title(s) (or transactions contained therein): (all areas applicable to your document must be filled in) i. City of Tukwila Ordinance 2399 Reference Number(s) of Documents assigned or released: Additional reference #'s on page of document Grantor(s) Exactly as name(s) appear on document 1. City of Tukwila , 2. , Additional names on page of document. Grantee(s) Exactly as name(s) appear on document i. n/a , 2. , Additional names on page of document. Legal description (abbreviated: i.e. lot, block, plat or section, township, range) ANDOVER INDUSTRIAL PARK #2 PORTION OF TRACT 9 - BEGIN NW CORNER Additional legal is on page 12 of document. Assessor's Property Tax Parcel/Account Number 0 Assessor Tax # not yet assigned 0223100090 The Auditor/Recorder will rely on the information provided on this form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. "I am signing below and paying an additional $50 recording fee (as provided in RCW 36.18.010 and referred to as an emergency nonstandard document), because this document does not meet margin and formatting requirements. Furthermore, I hereby understand that the recording process may cover up or otherwise obscure some part of the text of the original document as a result of this request." CLP10 1, b Signature of Requesting Party Note to submitter: Do not sign above no ay additional $50 fee if the document meets margin/formatting requirements City of Tukwila Washington Ordinance No. .Q3 % 9 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE PROPOSED 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.70B.170, et seq. and Tukwila Municipal Code (TMC) Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development, use and mitigation of real properties; and WHEREAS, the City of Tukwila and South Center WA, LLC wish to enter into a Development Agreement for the 223 Andover Park East development, a copy of which is attached hereto as Exhibit A; and WHEREAS, as required pursuant to TMC Section 18.86.050, a public hearing was conducted on the 11th day of March 2013 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to City Ordinance No. 2399, approved this Development Agreement as proposed and authorized execution of this Development Agreement; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. The 223 Andover Park East Development Agreement by and between the City of Tukwila and South Center WA, LLC, a copy of which is attached hereto as Exhibit A, is hereby approved, and the Mayor is authorized and directed to execute said Development Agreement on behalf of the City of Tukwila. W: Word Processing1Ordinances1223 APE DA 2-20-13 SK:bjs Page 1 of 2 Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCI OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this / YTS day of ' Arc h , 2013. ATTEST/AUTHENTICATED: c t.r.,,,,,7 Christy O'Flaerty, MMC, City CI APPROVED AS TO FORM BY: y M. Kers Exhibit A — Development Agreement W: Word Processing\Ordinances\223 APE DA 2-20-13 SK:bjs Ji ' aggertof4f ayor Filed with the City Clerk: S — Passed by the City Council:Effective Date: 3 Published: --t ]—LA ity Attorney Ordinance Number:cl Page 2of2 City of Tukwila Public Notice of Ordinance Adoption for Ordinance 2399. On March 18, 2013 the City Council of the City of Tukwila, Washington, adopted the following ordinance, the main points of which are summarized by title as follows: Ordinance 2399: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE PROPOSED 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be provided upon request. Christy O'Flaherty, MMC, City Clerk Published Seattle Times: March 21, 2013 DEVELOPMENT AGREEMENT 13-065 Council Approval 3/18113 FOR THE Ordinance No. 2399 223 ANDOVER PARK EAST DEVELOPMENT THIS DEVELOPMENT AGREEMENT ( "Development Agreement") is entered into as of the J) day of ,t?aJch , 2013 by and between the City of Tukwila, a municipal corporation operating under the laws of the State of Washington as a non -charter code city (the "City"), and South Center WA, LLC, a Washington limited liability company ("Developer"), pursuant to the authority of RCW 36.70B.170, et seq. and Chapter 18.86 of the Tukwila Municipal Code, and in consideration of the mutual benefits to be derived. The City and Developer are sometimes collectively referred to in this Development Agreement as the "Parties," and individually as a "Party." The Parties have entered into this Development Agreement with reference to the following facts: I. RECITALS WHEREAS, RCW 36.70B.170, et seq. and TMC Ch. 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development, use and mitigation of real properties; and WHEREAS, the site of this development is located in the core of the Tukwila Urban Center, between Westfield Southcenter Mall and the Sounder Commuter Rail Station; and WHEREAS, the proposed development is for the construction of one or two buildings up to 180 feet in height that would comprise approximately 170 hotel guest rooms and 350 residential units; and WHEREAS, this site lies within the core of Tukwila's Urban Center (TUC). The Tukwila Urban Center Element of the Comprehensive Plan outlines a vision for the TUC to be a "great place for working, shopping, doing business, living, or playing." One of the noted future features is "a core area of high quality, walkable retail, entertainment, housing, public spaces, and employment..." This site is located in the TUC core and would add housing that is walkable to transit, retail, and entertainment; thus, it supports the Comprehensive Plan; and WHEREAS, Tukwila's Urban Center is one of the region's 17 designated urban centers. The Countywide Planning Policies defines and envisions urban centers as areas of concentrated employment and housing with direct service by high-capacity transit. This proposed development would place concentrated employment and housing within the core of the Tukwila Urban Center and helps the City meet the intended purpose of the urban center; and WHEREAS, this development will be a catalyst to create a pedestrian friendly, walkable neighborhood in the core of Tukwila's Urban Center. People who would choose to stay or live in this development would do so for the convenient access to the freeways but also for the 1 0 -pa cr.,' convenience of walking to restaurants, entertainment, shopping, buses, and the commuter rail station; and WHEREAS, the development will be of high quality and will improve the image of Tukwila's Southcenter District and identity for the entire City; thereby having the potential to attract further high quality development; and WHEREAS, the development will stimulate additional residential development in the area by demonstrating the financial feasibility of this type of development and demonstrating demand for high quality housing stock; and WHEREAS, residential units will assist the Cjty in meeting its housing targets as required by the Growth Management Act and as determined through King County's Countywide Planning Policies; and WHEREAS, the City has a goal to encourage ownership of housing as a method to foster stability in our population and schools. This project would be developed with the ability to readily convert to condominiums; and WHEREAS, as required pursuant to TMC 18.86.050, a public hearing was conducted on the 1 1 t day of March, 2013 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to City Ordinance No. 2399 approved this Development Agreement as proposed and authorized execution of this Development Agreement; and WHEREAS, pursuant to TMC 18.86.080, the decision of the City Council to approve or reject Developer's request for a development agreement is a discretionary, legislative act; and WHEREAS, the Parties desire to enter into this Development Agreement upon the terms and conditions as set forth herein, NOW, THEREFORE, in consideration of the mutual agreements contained herein, as well as other valuable consideration, the receipt and sufficiency of which are hereby mutually acknowledged, the City and Developer hereby agree as follows: II. AGREEMENT Section 1. Incorporation of Recitals. The Parties agree that the foregoing recitals are true and correct to the best of their knowledge and are incorporated by this reference as though fully set forth herein. Section 2. Project Description. This development involves the construction of one or two buildings of up to eighteen stories each. The Property is located within the Tukwila 2 Urban Center and is identified on Exhibit A (legal description) and B (site map). The current anticipated use of the property consists of approximately 170 hotel guest rooms and 350 residential units, as well as related parking facilities. Section 3. Statement of Authority and Intent. This Development Agreement is entered into pursuant to the authorization of RCW 36.70B.170 and TMC 18.86 and is intended and designed to vest this development to certain terms and conditions. Other than those terms and conditions specifically identified in this Agreement, the City's regulatory codes in effect at the time of a complete building permit application are accepted by the City shall apply. Section 4. Development Standards; Conditions. 4.1 Effective Period of this Agreement. This Development Agreement shall be valid until December 31, 2015. If Developer has not submitted, and the City has not accepted, a complete building permit application and building permits have not been secured for the development by that date, this Development Agreement shall be void and development may occur on the subject site pursuant to the then -adopted development regulations. 4.2 Application of Development Standards. RCW 36.70B.180(3)(d) and TMC 18.86.030 authorize the establishment of design standards by a development agreement. More specifically, TMC 18.86.030 provides that, a development agreement may allow development standards different from those otherwise imposed under the Tukwila Municipal Code in order to provide flexibility 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. Pursuant thereto and during the Effective Period, the provisions of this Section 4 set forth the development standards that differ from or supplement those standards set forth in the City's development regulations. Accordingly, the following development standards shall apply to and govern and vest the development and use of the Project in lieu of any conflicting or different standards or requirements elsewhere in the Governing Regulations. 4.3 Additional Building Height. The maximum building height for 50 percent of the site shall be 180 feet. The remainder of the site would be limited in height by the zoning code in effect that the time of a complete building permit application. This increase in building height is consistent with the goals of the Comprehensive Plan to encourage residential development within the Urban Center and is consistent with the City's vision of increased urban density. 4.4 Residential Units. The development must include at least 250 but no more than 450 residential units. 4.5 Condominium Declaration. In order to receive a Certificate of Occupancy the Developer must provide the City a copy of a Washington condominium declaration for all residential units buflt, along with the survey map and plans, which show surveying data for the overall parcel, as well as details of buildings and the location of units. These documents do not 3 have to be recorded but must otherwise be in conformance with RCW 64.34 et seq. In addition, each residential unit must have an individual electric meter. Section 5. Major and Minor Amendments - Development Agreement. All proposed amendments to the Development Agreement shall be considered in accordance with this Section 5. 5.1 Process. The Mayor may approve Minor Amendments to the Development Agreement proposed by the City or Developer and mutually agreed to by the Parties. Such approval shall be in writing and the resulting amendment shall be incorporated into this Development Agreement as an amendment. The City Council may approve Major Amendments to the Development Agreement in accordance with the same process for approval of the Development Agreement. A Major Amendment to the Development Agreement approved by the City Council, and mutually agreed to by the Parties, shall be incorporated into this Development Agreement as an amendment pursuant to Section 21 hereof. 5.2 Minor Amendment Defined. A proposed amendment to the Development Agreement shall be considered a minor amendment if the proposed amendment does not modify the Governing Regulations or Section 4 (Development Standards; Conditions) hereof, does not materially modify the size or scope of the development, and does not modify the Vesting Period or term of this Development Agreement. 5.3 Major Amendment Defined. A proposed amendment to the Development Agreement shall be considered a Major Amendment if the proposed amendment does not constitute a Minor Amendment. 5.4 Determination. An application for a Minor Amendment shall be made to the Mayor. The application shall describe the proposed Minor Amendment in sufficient detail such that the Mayor can determine whether or not the proposal qualifies as a Minor Amendment. If the application does not provide sufficient information, the Mayor may request additional information from the Developer or reject the application. Upon receipt of sufficient information to determine if the proposal set forth in the application constitutes a Minor Amendment, the Mayor shall determine if the proposal constitutes a Minor Amendment. In the event that the Mayor determines that the proposed amendment is a Minor Amendment, the Minor Amendment may be administratively approved by the Mayor. In the event that the Mayor determines that the proposal constitutes a Major Amendment, the Developer shall submit the proposal in accordance with the same process for approval of a Development Agreement, withdraw its proposed amendment, or modify and re -submit its proposed amendment. The determination of the Mayor shall be a final decision. Section 6. Further Discretionary Actions. Developer acknowledges that the Development Agreement contemplates the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of permit applications under SEPA. Nothing in this Development Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the 4 City and any of its officers or officials in complying with or applying Governing Regulations and the development standards and conditions set forth in Section 4 hereof. Section 7. Existing Land Use Fees and Impact Fees. Generally applicable land use fees and impact fees adopted by the City by resolution or ordinance as of the effective date of this Development Agreement may be increased by the City from time to time, and the new fees applied to, subsequent permits and approvals for the Property. Section 8. Specific Performance. The Parties specifically agree that damages are not an adequate remedy for breach of this Development Agreement, and that the Parties are entitled to compel specific performance of all material terms of this Development Agreement by any Party in default hereof. Section 9. Termination. This Development Agreement shall expire and/or terminate on the earlier of the termination/expiration provisions set forth as follows: 9.1 This Development Agreement shall terminate upon the expiration of the Effective Period identified in Section 4 hereof. 9.2 Upon termination of this Development Agreement, the City shall record a notice of such termination in a form satisfactory to the City Attorney that the Development Agreement has been terminated. Section 10. Assignment and Assumption. The Developer shall not have the right to sell, assign or transfer this Development Agreement with all its rights, title and interests therein to any person, firm or corporation at any time during the term of this Development Agreement provided that the Developer may sell, assign, or transfer this Development Agreement with all its rights, title, and interests therein to any firm or corporation in which the Developer has a majority interest. Developer shall provide the City with written notice of any intent to sell, assign, or transfer all or a portion of the Subject Property, at least 30 days in advance of such action. Section 11. Covenants Running With the Land; Recording. The conditions and covenants set forth in this Development Agreement and incorporated herein by the Exhibits shall run with the land and the benefits and burdens shall bind and inure to the benefit of the Parties. The Developer, and every purchaser, assignee or transferee of an interest in the Property, or any portion thereof, shall be obligated and bound by the terms and conditions of this Development Agreement, and shall be the beneficiary thereof and a party thereto, but only with respect to the Property, or such portion thereof, sold, assigned or transferred to it. Any such purchaser, assignee or transferee shall observe and fully perform all of the duties and obligations of a Developer contained in this Development Agreement, as such duties and obligations pertain to the portion of the Property sold, assigned or transferred to it. Section 12. Amendment to Agreement; Effect of Agreement on Future Actions. This Development Agreement may be amended by mutual consent of all of the Parties, provided 5 that any such amendment shall follow the process established for Major and Minor Amendments as set forth in this Development Agreement. Section 13. Releases. Developer, and any subsequent owner, may be released from further obligations relating to the sold, assigned, or transferred portion of the Property, provided that the buyer, assignee or transferee expressly assumes the obligations under this Development Agreement as provided herein. Section 14. No Third -Party Beneficiary. This Development Agreement is made and entered into for the sole protection and benefit of the Parties hereto and their successors and assigns. No other person shall have any right of action based upon any provision of this Development Agreement. Section 15. Interpretation. The Parties intend this Development Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.70B.170, et seq., and this Development Agreement shall be construed to exclude from the scope of this Development Agreement and to reserve to the City, only that police power authority which is prohibited by law from being subject to a mutual agreement with consideration. This Development Agreement has been reviewed and revised by legal counsel for both Parties, and no presumption or rule construing ambiguity against the drafter of the document shall apply to the interpretation or enforcement of this Development Agreement. Section 16. Notice. All communications, notices, and demands of any kind that a Party under this Development Agreement requires or desires to give to any other Party shall be in writing and either (i) delivered personally, (ii) sent by facsimile transmission with an additional copy mailed first class, or (iii) deposited in the U.S. mail, certified mail postage prepaid, return receipt requested, and addressed as follows: If to the City: City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Attn: Mayor's Office With a copy to: City Attorney City of Tukwila Kenyon Disend, PLLC 11 Front Street South Issaquah, Washington 98027-3820 General: 425-392-7090 Fax: 425-392-7071 6 If to Developer: South Center WA, LLC 18230 East Valley Highway, Suite 195 Kent, WA 98032 425-251-1600 Notice by hand delivery or facsimile shall be effective upon receipt. If deposited in the mail, notice shall be deemed delivered forty-eight (48) hours after deposited. Any Party at any time by notice to the other Party may designate a different address or person to which such notice or communication shall be given. Section 17. Excusable Delay (Force Majeure). In addition to specific provisions of this Development Agreement, and notwithstanding anything to the contrary in this Development Agreement, neither Party shall be in default in the performance or the failure of performance of its obligations under this Development Agreement, or in the delay of its performance, where such failure or delay is due to war, insurrection, strikes, lock -outs or other labor disturbances, one or more acts of a public enemy, war, riot, sabotage, blockade, embargo, floods, earthquakes, fires, quarantine restrictions, freight embargoes, lack of transportation, court order, delays or failures of performance by any governmental authority or utility company (so long as the Party seeking the extension has adequately complied with the applicable processing requirements of such governmental authority or utility company), delays resulting from changes in any applicable laws, rules, regulations, ordinances or codes, or a change in the interpretation thereof by any governing body with jurisdiction, delays resulting from the weather or soils conditions which necessitate delay, delays resulting from litigation (including suits filed by third parties concerning or arising out of this Development Agreement) or any other cause (lack of funds of Developer, Developer's inability to finance the construction of the development, and Developer's inability to lease the Improvements, are not causes beyond the reasonable control or without the fault of Developer) beyond the reasonable control or without the fault of the Party claiming an extension of time to perform or an inability of performance. The extension of time for any cause shall be from the time of the event that gave rise to such period of delay until the date that the cause for the extension no longer exists or is no longer applicable, in each case as evidenced by a notice from the Party claiming the extension. An extension of time for the duration of such event will be deemed granted if notice by the Party claiming such extension is sent to the other as to any of the above causes other than Permit Delays, within 10 days from the commencement of the cause and such extension of time is not rejected in writing by the other Party within 10 days of receipt of the notice (such extension of time is referred to herein as "Force Majeure"). Times for performance under this Development Agreement may also be extended in writing by the City and Developer in accordance with Section 11 herein. Section 18. Indemnification. Except as otherwise specifically provided elsewhere in this Development Agreement and any Exhibits hereto, each Party shall protect, defend, indemnify and hold harmless the other Party and their officers, agents, and employees, or any of them, from and against any and all claims, actions, suits, liability, loss, costs, expenses, and damages of any nature whatsoever, which are caused by or result from any negligent act or 7 omission of the Party's own officers, agents, and employees in performing services pursuant to this Development Agreement. In the event that any suit based upon such a claim, action, loss, or damage is brought against a Party, the Party whose negligent action or omissions gave rise to the claim shall defend the other Party at the indemnifying Party's sole cost and expense; and if final judgment be rendered against the other Party and its officers, agents, and employees or jointly the Parties and their respective officers, agents, and employees, the Parties whose actions or omissions gave rise to the claim shall satisfy the same; provided that, in the event of concurrent negligence, each Party shall indemnify and hold the other Parties harmless only to the extent of that Party's negligence. The indemnification to the City hereunder shall be for the benefit of the City as an entity, and not for members of the general public. Section 19. Applicable Law and Attorneys' Fees. This Development Agreement shall be construed and enforced in accordance with the laws of the State of Washington. If litigation is initiated to enforce the terms of this Development Agreement, the prevailing Party shall be entitled to recover its reasonable attorneys' fees and costs from the non -prevailing Party. Venue for any action shall lie in King County Superior Court or the U.S. District Court for Western Washington. Section 20. Third Party Legal Challenge. In the event any legal action or special proceeding is commenced by any person or entity other than a Party, or successor or assign of Developer, to challenge this Development Agreement or any provision herein, the City may elect to tender the defense of such lawsuit or individual claims in the lawsuit to Developer and/or successor(s) or assign(s). In such event, Developer and/or such successor(s) or assign(s) shall hold the City harmless from and defend the City from all costs and expenses incurred in the defense of such lawsuit or individual claims in the lawsuit, including, but not limited to, attorneys' fees and expenses of litigation, and damages awarded to the prevailing party or parties in such litigation. The Developer and/or such successor(s) or assign(s) shall not settle any lawsuit without the consent of the City. The City shall act in good faith and shall not unreasonably withhold consent to settle. Section 21. Severability. If any phrase, provision or section of this Development Agreement is determined by a court of competent jurisdiction to be invalid or unenforceable, or if any provision of this Development Agreement is rendered invalid or unenforceable according to the terms of any statute of the State of Washington which became effective after the effective date of the ordinance adopting this Development Agreement, and either Party in good faith determines that such provision or provisions are material to its entering into this Development Agreement, that Party may elect to terminate this Development Agreement as to all of its obligations remaining unperformed. Section 22. Authority. Each Party respectively represents and warrants that it has the power and authority, and is duly authorized, to enter into this Development Agreement on the terms and conditions herein stated, and to deliver and perform its obligations under this Development Agreement. Section 23. Exhibits and Appendices Incorporated. Each Exhibit attached hereto or referenced is incorporated herein by such reference as if fully set forth herein. 8 Section 24. Headings. The headings in this Development Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Development Agreement. Section 25. Time of the Essence. Time is of the essence of this Development Agreement and of every provision hereof. Unless otherwise set forth in this Development Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington, then the time period shall be extended automatically to the next business day. Section 26. Entire Agreement. This Development Agreement, and the DDA referenced herein, represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Development Agreement supersedes all previous agreements, oral or written. AS OF THE DATE FIRST WRITTEN ABOVE, the Parties evidence their agreement to the Terms of this Development Agreement by signing below: Attest: By: 0 h�� tRnChristY O'Flaherty,Cit Clek Approved As To Form: By: CLCMA. 6 '(Shelley Kerslake City Attorney CITY: CITY Oil UKWILA, a municip By: `.' 1� �/ ice/ Hagg fayY7 DEVELOPER: South Center LC By: 9 1 corporation Omar Lee Manager STATE OF WASHINGTON ) )ss COUNTY OF _ ) On 7)'ao,a-_ /9 , 20/3, before me, the undersigned, a Notary Public, personally appeared JIM HAGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. STATE OF WASHINGTON ) )ss COUNTY OF ) WITNESS my hand and official seal. Q -74-(A4- Print Name: Lle-1 t s{iti R. / tk NOTARY PUBLIC in and for the State of Washington, residing at TZ•4Ktc;t/C'-) My commission expires: ///moi/i , On a. )1 , 20/3, before me, the undersigned, a Notary Public, personally appeared OMAR LEE, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, as MANAGER OF SOUTH CENTER WA, LLC, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. -/Jot;,/-- Print Name: M -ell g. NOTARY PUBLIC in and for the State of Washington, residing at �+t l� My commission expires: if///tp 10 Exhibit A Exhibit B EXHIBITS: Legal Description of Property Depiction of the Property 11 Exhibit A Legal Description of the Property ANDOVER INDUSTRIAL PARK # 2 PORTION OF TRACT 9 - BEGIN NW CORNER TH SELY ALONG CURVE TO LEFT RADIUS OF 573.69 FT CENTER BEARING N 86-37- 32 E ARC DISTANCE OF 15.07 FT TO POB TH S 88-25-27 W 208.90 FT TH S 88-25- 14 E 140.09 FT TH S 88-25-27 E 224.93 FT TAP ON E LINE OF TRACT 9 TH ALONG PERIMETER OF TRACT 9 S 01-05-08 W 273 FT TH N 88-25-27 W 505.43 FT TH N 14-39-30 W 184.47 FT TH ALONG CURVE TO RIGHT RADIUS OF 573.69 FT ARC DISTANCE OF 97.91 FT TO POB 12 0010 ..1Zta-PJ 0031 10' OTIL. . 4. Exhibit B Depiction of the Property 14820 SF 0032 78 — - - - - - — BAKER BLVD 212 52 7 . 4 32530 SF 037 152 .010 30 30 32537 SF •' 0038 )P ••$-o • 11' ZTIL. 109T. STRIAL PARK NO. 2 a 212237 SF 4.87 AC 0075 Subject Propert 208.90 — N 88-25-27 49757 SF 1.4 AC 0085 _14 83 - 25 142.10 TR. 8 C.;27,3 itt P.; c. C:ifl 273.10 33392 S F 0037 52134 S 575 . 27 0080 la •._____9_0___• •. 173.34 287127 rcM, z4V ANDOVER INEDUSTRIAL 1.40.09 224.93 A 573.90 4/- TR. 9 148507 SF 3.41 AG 00.90 13 REF. TOK: ELA # L94-0026 940 524 <Z! 0-i w. >. 0I cr) z: ‹; CC • 30 30 N 1-05-06 May 12, 2014 City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor Mr. Omar Lee South Center WA, LLC 18230 East Valley Hwy., #195 Kent, WA 98032 Re: Approval of Stacked Parking for Washington Place (223 Andover Park E) Dear Mr. Lee: In accordance with Section 3 of the First Amendment to Development Agreement By and Between the City of Tukwila and South Center, WA LLC for the 223 Andover Park East Development (the "Development Agreement"), this letter serves as approval of your shuttle and valet parking plan. As such, this approval allows your project to count up to 44 stacked parking stalls toward the City's minimum parking requirement for your proposed hotel. This approval is conditioned on the following: 1. The 44 stacked stalls must be in the locations as shown on the attached site plan, which includes 27 stalls in the first level of the parking garage and 17 surface level stalls on west side of the parking garage. 2. The first level of the parking garage and affected surface area must be used for hotel parking only. 3. The other vehicle travel lanes and vehicle access on the property must remain open for fire vehicle access as shown on the attached site plan. 4. You ensure the hotel operates a valet parking service for its guests and visitors any time the number of occupied rooms exceeds ninety percent (90%) of the total rooms. You ensure that the hotel offers a shuttle to transport hotel guests and residential tenants and guests between the hotel and SeaTac Airport, Tukwila International Boulevard Station (light rail), and Tukwila Station (commuter rail). 5. The shuttle must be available to riders upon request for at least 14 hours a day, seven days a week. Note: the shuttle operator may charge a fee to the riders. 6. The hotel employees and guests are not parking on adjacent private properties without the express permission of the applicable property owners. Phone: 206 433 1800 • City Hall Fax: 206 433 1833 • wwvaukwilawa.gov Attachment G Mr. Omar Lee South Center, WA LLC May 12, 2014 Page 2 7. You provide the Fire Marshal with a copy of an access easement for emergency vehicles to provide a minimum of 22 feet wide travel lane on the west side of the Property prior to receiving a certificate of occupancy for the development. If the easement is not provided at the time of occupancy, full occupancy of the building will be restricted. The 17 surface level stacked stalls on the west side of the parking garage will not be allowed until the easement is provided. If the hotel operator does not comply with these conditions, you may found in violation of the City's parking requirement under the Development Agreement and subject to enforcement under Tukwila Municipal Code Chapter 8.45. If you are unable to provide an access easement per condition 7 above, the City may restrict the number of apartments or hotel rooms that may be occupied such that you do not need to stack parking in the surface parking area. If you have any questions, please contact Economic Development Administrator Derek Speck at derek.speck@tukwilawa.gov or 206-433-1832. David Cline City Administrator Attachments • Letter from Omar Lee dated April 14, 2014 • Site Plan Phone: 206 433 1800 • City Hall Fax 206 433 1833 • w w.. tukwilawa.gov South Center WA, LLC 18230 East Valley Hwy., #195, Kent, WA 98032 April 14th, 2014 Mr. Derek Speck Economic Development Administrator City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RE: Washington Place Design Review Application Dear Mr. Speck: The purpose of this letter is to request approval to count up to 44 "stacked" parking spaces toward the minimum number of spaces required by the City for our proposed development called Washington Place. According to Section 3 of the First Amendment to Development Agreement By and Between the City of Tukwila and South Center, WA LLC for the 223 Andover Park East Development which was approved by the City Council on May 5, 2014, "...parking stalls that are stacked, in which some cars could be blocked by other cars, may be counted toward the required minimum number of parking stalls provided that the location of the stalls has been approved by the City's Fire Marshal and a shuttle and valet parking plan has been approved by the City administration." We propose to park up to 27 stacked spaces on the first level of the parking garage and up to 17 stacked spaces on the surface parking lot as shown on Exhibit A (attached). In order to ensure this method will function effectively and not hinder the operations of the residential tenants, we would dedicate the first level of the parking garage and affected surface parking area for hotel use only. In addition, because valet parking is necessary in order for stacking parking to be effective, we will be responsible to ensure the hotel operates valet parking for its guests and visitors any time the number of occupied rooms exceeds ninety percent (90%) of the total rooms. Finally, we will be responsible to ensure the hotel operates a shuttle that can transport hotel guests and residential tenants between Washington Place and SeaTac Airport, Tukwila International Boulevard Station (light rail), and Tukwila Station (commuter rail station). The shuttle will be available to riders when requested (not a scheduled route) at least 14 hours a day, seven days a week. The shuttle operator may charge a fee to the riders. • This plan will allow Washington Place to provide the required amount of parking for the residential units without that parking being blocked by parking for the hotel and will ensure the stacked cars do not block Fire Department access. We appreciate your consideration of our request. Best re mar Lee, G.P. South Center, WA LLC 14r.'r EXISTING BUILDING TO BE DEMOLISH 5' UTILITY EASEMENT 22JP •P 115.0 11 .0 ST -17 C 1v-2' 1t2 0' 1.1.1,41.1.11.0; ua, .141.2 41,700.1 C .0 C C C n 1 1 /7 ,; / /%! /J !/!///!//I!///J y+///!/!! Tr337- 27•P 22-P 2Z -P dray dr W ISSUE o.r i O..Rb+on 1507(2014 OEHON RENEW SUBMITTAL 051OT12010 DESIGN REVIEW SOSYTTTAL 12-P 1 _416 ea.va/141eag,41,4,7V:52,1 1.1 S' -P 15.00" Cf c CC;lc 1 STREET BENCH i .ilii Iii ` •>-, r,4 j4 ° i i a... i.1 sCULPTURE ESTIORISIENI MOM 'AMMO riiv` 'fir )WrZe .vfsl, 1 nN + n rn I —$ —1-- 1----9—— i- atewu.r.t>04 12' ACCESS EASEMENT .acw4a.o.a. 20' EASEMENT {RAILROAD) NEW STREET LIGHT (TYP.) 1 1 NEW STREET TREE — NEW CONCRETE SIDE WALK Nog 11.'— 10' UT1IJTY EASEMENT 1 ( 1 -P . RALLS paw ea. SO EN P ( S { 0 ®SITE PLAN Ll 1' 20'.0 50' 100' 111.t4u. far (RNL.r.aAo, 05-P 1ALA. . r. Ra I I LANDSCAPE AREA TINE PEDESTRIAN PATH LOADING AREA STAMPED CONCRETE SIDE WALK PROJECT W a t Q z = J 1- <0 CONSULTANT 1 NOGL77MtION GROUP WEST ARCHITECTS, INC. P.S. 7101 FREYONT AVE N, SUR SEATTLE, WA 11107 PHONE (201) 0304002 FAX: (206) 6214446 PEET TELE MOWIRER J SITE PLAN A2.01 11.1113, > 77ftla_ May 12, 2014 City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor Mr. Omar Lee South Center WA, LLC 18230 East Valley Hwy., #195 Kent, WA 98032 Re: Approval of Stacked Parking for Washington Place (223 Andover Park E) Dear Mr. Lee: In accordance with Section 3 of the First Amendment to Development Agreement By and Between the City of Tukwila and South Center, WA LLC for the 223 Andover Park East Development (the "Development Agreement"), this letter serves as approval of your shuttle and valet parking plan. As such, this approval allows your project to count up to 44 stacked parking stalls toward the City's minimum parking requirement for your proposed hotel. This approval is conditioned on the following: 1. The 44 stacked stalls must be in the locations as shown on the attached site plan, which includes 27 stalls in the first level of the parking garage and 17 surface level stalls on west side of the parking garage. 2. The first level of the parking garage and affected surface area must be used for hotel parking only. 3. The other vehicle travel lanes and vehicle access on the property must remain open for fire vehicle access as shown on the attached site plan. 4. You ensure the hotel operates a valet parking service for its guests and visitors any time the number of occupied rooms exceeds ninety percent (90%) of the total rooms. You ensure that the hotel offers a shuttle to transport hotel guests and residential tenants and guests between the hotel and SeaTac Airport, Tukwila International Boulevard Station (light rail), and Tukwila Station (commuter rail). 5. The shuttle must be available to riders upon request for at least 14 hours a day, seven days a week. Note: the shuttle operator may charge a fee to the riders. 6. The hotel employees and guests are not parking on adjacent private properties without the express permission of the applicable property owners. Phone: 206-433.1800 • City Nall Fax 206-433-1833 • www.tukwilawa.gov Mr. Omar Lee • • South Center, WA LLC May 12, 2014 Page 2 7. You provide the Fire Marshal with a copy of an access easement for emergency vehicles to provide a minimum of 22 feet wide travel lane on the west side of the Property prior to receiving a certificate of occupancy for the development. If the easement is not provided at the time of occupancy, full occupancy of the building will be restricted. The 17 surface level stacked stalls on the west side of the parking garage will not be allowed until the easement is provided. If the hotel operator does not comply with these conditions, you may found in violation of the City's parking requirement under the Development Agreement and subject to enforcement under Tukwila Municipal Code Chapter 8.45. If you are unable to provide an access easement per condition 7 above, the City may restrict the number of apartments or hotel rooms that may be occupied such that you do not need to stack parking in the surface parking area. If you have any questions, please contact Economic Development Administrator Derek Speck at derek.speck@tukwilawa.gov or 206-433-1832. David Cline City Administrator Attachments • Letter from Omar Lee dated April 14, 2014 • Site Plan Phone: 206-4331800 • City Hall Far 206-433-1833 • www.tukwilawa.gov May 9, 2014 Ms. Minnie Dhaliwal Planning Supervisor City of Tukwila Email: Minnie Dhaliwal Regarding: Washington Place — Design Revise Dear Minnie: COMPANIES Puc In response to the design review comments received from VIA architecture and the review meeting with you, Nora & Wolf, we have prepared revised drawings to incorporate the comments and suggestions that the Owner and we believe to be appropriate for the project. We have incorporated into the design, the additional height, the reduced signage and the valet parking plan recently approved by the City Council. Please note the following: 1. The site plan and first floor plan have been revised as follows: a) A tree survey has been completed in order to address the suggestion to save as many trees as possible along the north and south property lines. We have adjusted the landscape islands as necessary to save nine trees with no loss in parking. You'll note that in order to save these trees there are some locations that have more than 10 stalls between landscape islands. b) A striped pedestrian walkway has been added to the south side of the north drive aisle to provide for a pedestrian zone leading from the west end of the site to the walkway at the east side of the building. c) The pet area has been relocated from the west end of the site to the roof as suggested. d) Stamped concrete paths have been provided at three locations to encourage pedestrian movement to and from the street sidewalk system. e) At your suggestion, we are currently showing an enlarged Porte Cochere that extends across the front drive aisle towards the street. We believe this will add to the pedestrian nature of the project by providing a covered path from the street sidewalk to the building as well as providing cover for guests as they check in and out of the hotel. As you recall, the fire department had requested a 26 ft. unobstructed drive aisle at the east side of the building in order to set up their ladder truck. We would provide the necessary clearances to allow the trucks to move through the Porte Cochere in order to set up the ladder truck on either side. It was our understanding that you would be contacting the Fire Marshal to gain his consensus on the addition of this feature. If this is approved, we will revise the building renderings accordingly. f) In response to your request to reduce the number of compact stalls, we have revised the garage column spacing to allow for more full size stalls. With this change, we ■■ GROUP WEST ARCHITECTS GROUP WEST INTERIORS GROUP WEST UEVELOPMENTSTRATEGIES 3601 FREMONT AVE. N., SUITE 314, SEATTLE, WA U.S.A. 98103 (206) 826.4447 FAX (206) 828.4446 WEB: GROUPWESTCOMPANIES.COM Ms. Minnie Dhaliwal Washington Place Design Review May 9, 2014 Page 2 of 3 currently have 158 compact stalls which is 29% of the total striped and valet parking stalls. g) There was a suggestion to move the fire command center which as we discussed cannot be accommodated as the fire department has assigned the location. 90% of total wall is glazed which will provide 'eyes on the street' as noted in the VIA comments. h) It was suggested that we consider moving the mail room in order to provide more glazing and 'eyes on the street'. We have studied this suggestion and believe that the mailroom as located is best for operations and that with the room at this location, 80% of the total wall will be glazed. • i) All trash areas will be screened from views from above and at the pedestrian level as was suggested. j) We have added bollards at the hotel back of house exit as requested by the building official and created a designated pathway to the sidewalk system. 2. We have included the building lighting plan as requested. 3. Garage a) We have added a metal screen system at the perimeter of the garage to provide visual interest to the exterior of the garage and to screen the cars from view. b) The 5 foot gap between the garage and apartment units will be filled in with a grill at the 3rd floor and plants will be used for screening views from the units to the parking garage. c) We have added a screen wall at the 2nd floor hotel patio to shield views to the garage. 4. Building a) Windows have been added at the north facade at the first and second floor as suggested. b) The exterior building design was the result of over a year of studying alternative building configurations, building structure systems, alternate finish materials and window systems. Additionally, we consulted with investors, the Starwood Hotels leadership and design team as well as presented the proposed design at meetings with City leadership & community representatives in order to solicit input and gain consensus on the design. All have praised the proposed building design. At the suggestion of VIA Architects, we have studied options for providing differentiation between the hotel wing and the rest of the building. We have proposed a color change at portions of the hotel wing to provide that differentiation. Ms. Minnie Dhaliwal Washington Place Design Review May 9, 2014 Page 3 of 3 Thank you for your consideration of the revised design and we look forward to continuing to move this project forward to completion. Best Regards: Group West Companies PLLC Eric Guion Principal o Minnie Dhaliwal From: Kevin Jones <Kevin.Jones@transpogroup.com> Sent: Monday, April 28, 2014 1:18 PM To: Matthew Chan Cc: omar lee; Minnie Dhaliwal; Eric Guion; Kevin Jones Subject: Washington Place - Trip Generation and Distribution Hi Matt, We estimate Washington Place will generate approximately 15 net new trips during the weekday PM peak hour. Supporting calculations are provided below. • 370 new apartment units x 0.23 trips/unit = 85 PM peak hour trips o Rate of 0.23 trips/unit is low-end of range for High -Rise Apartment in Trip Generation (ITE, 2012) • 189 new hotel rooms x 0.21 trips/room = 40 PM peak hour trips o Rate of 0.21 trips/unit is low-end of range for Hotel in Trip Generation (ITE, 2012) • Support for using low-end trip rates is provided in Transpo Group technical memo dated April 2, 2014 • New trips = 85 trips (from new apartment units) + 40 trips (from new hotel units) = 125 PM peak hour trips • Adjustment for the number of trips generated by existing use ("Circuit City" totaling 40,580 square feet) • 40,580-sf electronic superstore x 4.5 trips/1,000 sf x 60 percent non -pass -by activity = 110 PM peak hour trips o Rate of 4.5 trips/1,000 sf is average rate for Electronic Superstore in Trip Generation (ITE, 2012) o Non -pass -by activity of 60 percent for Electronic Superstore in Trip Generation Handbook (ITE, 2004) • Net new trips = 125 trips (from new apartment and hotels units) —110 trips (from existing building) = 15 trips These trips would be distributed onto the surrounding roadway network and as such, it is unlikely that more than five PM peak hour trips would impact intersections along State Route 181 (West Valley Highway) or ramp intersections accessing Interstate -5, Interstate -405 or State Route 167. Please let me know if you have any questions. Kevin Kevin L. Jones, PE, PTOE Senior Transportation Engineer Transpo Group Kevin.Jones@transpogroup.com Office: 425-821-3665 x236 1 Direct: 425-896-5236 1 Mobile: 425-471-1170 Washington 1 California 1 Utah 1 Abu Dhabi 1 Saudi Arabia From: Matthew Chan [mailto:matthew@sunway.net] Sent: Monday, April 28, 2014 11:54 AM To: Kevin Jones Cc: omar lee; Minnie.Dhaliwal@tukwilawa.gov; Eric Guion Subject: Fwd: Washington Place - Transportation Impact Fees Hi Kevin, Can you kindly provide me with the answers to the following 2 questions so I may revert to WSDOT? Thank you very much. 1 Matt Forwarded message From: Anderson, Dawn <AnderDM@wsdot.wa.gov> Date: Mon, Apr 28, 2014 at 11:21 AM Subject: RE: Washington Place - Transportation Impact Fees To: Matthew Chan <matthew@sunway.net>, "robin.tischmak@tukwilawa.gov" <robin.tischmak@tukwilawa.gov> Hello Matthew, I spoke with our traffic engineers to see if the information that was given was going to be enough. They actually need some other information to make an informed review. They asked me for two items. 1) the number of trips generated by this project and 2) How the trips are distributed in regards to the state highway. Once we receive this information they can move forward with their review. Please let me know if you have any questions. ?hankyou, Dawn M Anderson Washington State Dept. of Transportation Development Services Engineer Sno/ping Counties 15700 Dayton Ave N PO Box330310 9K5 240 Seattle, WA 98133 206-440-4712 Office 206-440-4808 Fax anderdm@wsdot.wagov From: Matthew Chan [mailto:matthew@sunway.net] 2 • Sunt: Tuesday, April 22, 2014 11 AM To: Anderson, Dawn Cc: omar lee Subject: Fwd: Washington Place - Transportation Impact Fees Si 91s. i iuferson: I wonder if you have looked at the attached Traffic Impact Study prepared by Transpo Group for our ref. project (Washington Place, with 370 units apartments and 189 room hotel in Tukwila) and advise if it satisfies your needs at WSDOT? Pls advise. Matthew Chan 206-321-0868 Forwarded message From: Kevin Jones <Kevin.Jones@transpogroup.com> Date: Wed, Apr 2, 2014 at 11:23 AM Subject: Washington Place - Transportation Impact Fees To: "Omar Lee (omarplee@gmail.com)" <omarplee@gmail.com>, "Christine Lee (christine.greatwallmall@gmail.com)" <christine.greatwallmall@gmail.com>, "Matthew Chan (mattchan.wt@gmail.com)" <mattchan.wt@gmail.com>, "Matthew Chan (matthew@sunway.net)" <matthew@sunway.net>, "Eric Guion (eguion@groupwestcompanies.com)" <eguion@groupwestcompanies.com>, "Jerry Lee (jerry.lee@mulvannyg2.com)" <jerry.lee@mulvannyg2.com> Cc: Kevin Jones <Kevin.Jones@transpogroup.com> Team, I've updated our estimate of transportation impact fees to reflect 370 apartment units and 189 hotel rooms. With the number of apartment units increasing from 312 to 370, our estimate of impact fees similarly increased from approximately $30,000 to $45,000. Calculations are documented in the attached updated memo. Let me know if you have any questions. Kevin 3 Kevin L. Jones, PE, PTOE I Senior Transportation Engineer Transpo Group Kevin.Jones@transpogroup.com Office: 425-821-3665 x236 I Direct: 425-896-5236 I Mobile: 425-471-1170 Washington 1 California 1 Utah 1 Abu Dhabi 1 Saudi Arabia Matthew Chan Matthew Chan, Pres. Sunway Services, Inc. 6409 6th Ave., # 14 Tacoma, WA 98406 Tel: 253-460-6888 www.sunway.net 4 VIA MEMORANDUM TO Minnie Dhaliwal, Planning Supervisor FROM Wolf Saar DATE April 18, 2014 SUBJECT Washington Place Hotel/Apartments Memo of Recommendations 1. Site Design Elements: a. SITE DESIGN • North-South Connector: Facilitation of north -south connector on west side of property is positive • Future East-West Connectors: Consider placement of parking on north and south of structure up against building so as to facilitate future mid -block connections east -west • This allows the possibility of introducing landscape elements at the base of the building on the north and south facades • Shared driveway opportunity for now or future • East-West Pedestrian Connections: Encourage strong east -west pedestrian connections • South: covered walk is positive move however consider security issues, opportunities for "eyes on the street" through window and activity placement at the Common Space, Management Office and Apartment Lobby; consider relocation of Fire Command Center and Mail Room which do not provide an activity or window opportunity. • North: consider introduction of a walkway in conjunction with a shift of the surface parking as proposed above. Place external and active spaces along the north and provide windows. • East Parking: This is an opportunity to complement adjacent activities and improve visual character in relationship with Andover Park East • Consider detailing of parking surface as a forecourt or plaza and reducing quantity of parking spaces to shift the priority from "car" to "pedestrian" • This forecourt and the use of enhanced landscape provides the opportunity to improve the relationship of the sidewalk cafe depicted in the enlarged rendering. The cafe would benefit from a buffer between vehicles and tables/seating • Pet Area: • The green space enhances the west side of the site and provides an opportunity to mask the parking structure tel 206 284.5624 fax 206 624.5624 VIA Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 via-architecture.com info@via-architecture.com VIA • The use of this space as a pet area creates a potential security concern. Consider locating pet areas on the roof or lower roof deck (for the hotel) • Enhancement of views: • The current massing creates a "wall effect" masking significantly the views from the north and from the south. See Massing and Floor Area Limitations comments under "Building Design". b. SERVICE AREAS/MECHANICAL EQUIPMENT • Service element location: • Design should demonstrate sensitivity to the relationship of the service area "alley" to the low roof deck at the hotel and to the views down from the apartments and the hotel rooms • Mechanical equipment location: • There may be an opportunity to provide tower differentiation by creative use of screening at the roof. See comments under "Building Design". c. LIGHTING • No lighting was submitted (one rendering shows a night view but no information regarding fixtures, site lighting etc. • Lighting should consider minimization of light pollution d. WALLS & FENCES • Further to above comments about ground-based landscape planting to be shifted against the building, parking facades will need further treatment. See comments under "Building Design". e. OPEN SPACES • See comments above about treatment of open space including forecourt/plaza at east and pet area at west 2. Building Design: a. ARCHITECTURAL CONCEPT • No architectural concept is stated. This would be helpful to inform design and guide decisions by the design team and also assist the review team in providing input • Only one design is presented. There is no evidence of study of alternative ideas and approaches to assist the review team in providing input. Ideally, we would like to see alternative massing schemes • There is an opportunity to incorporate design elements that reinforce and enhance the fact that the residential portion is intended for Chinese EB -5 recipients while introducing another layer of interest and character to the design. • Although the apartment use is directly consistent with the stated goal to bring residential into Southcenter, the combination of repetitive window size and cadence, superficial fagade color treatments, the undifferentiated massing and lack of relief on the skyline create a relentless quality to the building which is not consistent with the vision of the Comprehensive Plan. tel 206 284.5624 fax 206 624.5624 VIA Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 via-architecture.com info@via-architecture.com VIA b. BUILDING MASSING • Current massing creates a large, unbroken mass resulting from an unbroken "L - shape" in plan and a continuous skyline that doesn't differentiate between the hotel and residential towers. • Typical urban design guidelines would limit residential floorplate size to a maximum of 13,200 SF for a 160' tower (Seattle). The proposed design exceeds 22,000 SF which, when considering the least -bounding rectangle, creates a significant mass. • The floorplate limitation typically also combines with tower spacing rules (minimum 60') that allow for light and air between the towers (and access to views). c. BUILDING FACADE – BASE & TOP • It is important that this building be designed as a 360 degree composition. The building as proposed has a "front" (or primary) side and a back (or secondary) side. A high rise building should be considered as a 3-dimensional composition with equal importance of the tower element from all for sides as it is visible from many vantage points. • The large horizontal canopy located over the hotel plus the introduction of the windowwall element on the east facade reinforces the fact that all upper level facades are designed with equal priority. • Consider differentiating the heights in a significant way with a multi -story difference between hotel and residential. This effect could potentially be attained through placement of the penthouse element and consideration of mechanical screening that reinforces the massing. d. WINDOWS • There is no differentiation in the window treatment of the facades between hotel and residential. The residential windows do not respond to the attributes of high- rise living—floor-to-ceiling glass or at least a different approach to windows in a residence than in a hotel. • The use of the glazing system at the base should be studied in terms of contributing interest and reinforcement of an overall architectural concept. Currently they appear utilitarian. • Upper level windows appear to be flush with the opaque walls. There is an opportunity to introduce depth and shadow on the upper level facades. e. ENTRANCES & DOORS • More detail will be needed to indicate how a fine grain of detail and interest is introduced. • The differentiation of the apartment entrance from the hotel entrance could be further enhanced with consideration of perhaps breaking the base element to allow the tower to touch down at the corner. This would also provide an opportunity to break down the massive nature of the project, reinforce the differentiation between hotel and residential and create an interlocking of the podium and the tower elements. tel 206 284.5624 fax 206 624.5624 VIA Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 via-architecture.com info@via-architecture.com VIA f. CORNER TREATMENTS • Although this building is not on a corner at a street intersection, the corners are still important. Various comments above reinforce the need to apply more attention to this aspect. Ultimately, this is a 360 degree building and there should be no front, side or rear in terms of the treatment of the facades. WEATHER PROTECTION • The apartment entrance canopy appears utilitarian. This will require more detail. • The material at the recessed walkway soffits is not provided. • There is concern about the durability of the awnings on the east facade. A more robust solution may be warranted. h. BLANK WALLS • This is a concern at the north facade of the hotel, particularly at the base. i. PARKING STRUCTURES • Parking garage roof parking creates a large heat sink. An opportunity exists to introduce a green roof which lessens the buildings impact while providing a visual amenity for the hotel room and apartments that look down on it as well as for future high rise development that will look down on this garage. • The treatment of the parking garage elevations requires another layer of attention both in terms of material choice and detail. Consider introducing the base brick material to be consistent and offset the "Back -of -House" effect (see parking structures at Southcenter Mall). Consider infill elements such as grilles or planted screens to soften the effect of the structure. See comments above under "Site Design". • Consider such elements as taller ceilings to allow future convertibility to other uses. j. BUILDING MATERIALS & COLORS • There is a concern that the "Sandstone" and the "Surrey Beige" metal panels do not display sufficient differentiation. Although these appear different on a color board, the actual effect will likely appear as the same color. • There is no information regarding the color or material of the surround at the windowwall element at the east. • There is no detail regarding the brick cap element • The bases of the brick columns provide an opportunity for detail and a finer grain of design k. BUILDING DETAILS AND ELEMENTS • No detail has been provided at this stage. g. tel 206 284.5624 fax 206 624.5624 END VIA Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 via-architecture.com info@via-architecture.com 4 A o 0 VIA MEMORANDUM TO Minnie Dhaliwal, Planning Supervisor FROM Wolf Saar DATE April 16, 2014 SUBJECT Washington Place Hotel/Apartments DRAFT Memo of Recommendations 1. Site Design Elements: a. SITE DESIGN • North-South Connector: Facilitation of north-southconnector on west side of property is positive C) Future East-West Connectors: Consider placement of parking'on north and 'south of structure up against building so as to facilitate future mid -block connections east -west • This allows; the possibility of introducing landscape elements at the base of the buildingon the north and south facades • Shared driveway opportunity for now or future East-West Pedestrian Connections: Encourage strong east -west pedestria'n`connections • South: covered walk is positive move however consider security issues, opportunities for "eyes on the street" through window and activity placement at the Common Space, Management Office and Apartment Lobby; consider relocation of Fire Command Center and Mail Room which do not provide an activity or window opportunity. North: consider introduction of a walkway in conjunction with a shift of the surface parking as proposed above. Place external and active spaces along the north and provide windows. East Parking: This is an opportunity to complement adjacent activities and improve visual character in relationship with Andover Park East • Consider detailing of parking surface as a forecourt or plaza and reducing quantity of parking spaces to shift the priority from "car" to "pedestrian" This forecourt and the use of enhanced landscape provides the opportunity to improve the relationship of the sidewalk cafe depicted in the enlarged rendering. The cafe would benefit from a buffer between vehicles and tables/seating • Pet Area: • The green space enhances the west side of the site and provides an opportunity to mask the parking structure tel 206 284.5624 fax 206 624.5624 VIA Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 via-architecture.com info@via-architecture.com 0 VIA • The use of this space as a pet area creates a potential security concern. Consider locating pet areas on the roof or lower roof deck (for the hotel) Enhancement of views: • The current massing creates a "wall effect" masking significantly the views from the north and from the south. See Massing and Floor Area Limitations comments under "Building Design". b. SERVICE AREAS/MECHANICAL EQUIPMENT • Service element location: • Design should demonstrate sensitivity to the relationship of the service area "alley" to the low roof deck at the hotel and to the views down from the apartments and the hotel robrris • Mechanical equipment location: • There may be an opportunity to provide tower differentiation by creative use of screening at the roof. See comments under "Building Design". c. LIGHTING • No lighting was submitted (one rendering shows a night view but no information regarding fixtures, site lighting etc. • Lighting should consider minimizationoflight pollution d. WALLS & FENCES • Further to above comments about ground =based landscape planting to be shifted against the building, parking facades will need further treatment. See comments under "Building Design". e. OPEN SPACES • See comments above abouttreatment of open space including forecourt/plaza at east and pet area at west 2. Building Design: a. ARCHiTECTURAL;CONCEPT • No architectural concept is stated. This would be helpful to inform design and tel 206 284.5624 fax 206 624.5624 guide decisions by the design team and also assist the review team in providing input • Only one design is presented. There is no evidence of study of alternative ideas and approaches to assist the review team in providing input. Ideally, we would like to see alternative massing schemes • There iS an opportunity to irncn rporate design elements that reinforce and enhance the fact that the residential portion is intended for Chinese EB -5 recipients while introducing another layer of interest and character to the design. • Although the apartment use is directly consistent with the stated goal to bring residential into Southcenter, the combination of repetitive window size and cadence, superficial facade color treatments, the undifferentiated massing and lack of relief on the skyline create a relentless quality to the building which is not consistent with the vision of the Comprehensive Plan. 7 VIA Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 via-architecture.com info@via-architecture.com •r VIA 0 o � o b. ENTRANCES & DOORS • More detail will be needed to indicate how a fine grain of detail and interest is introduced. • The differentiation of the apartment entrance from the hotel entrance could be further enhanced with consideration of perhaps breaking the base element to allow the tower to touch down at the corner. This would also provide an opportunity to break down the massive nature of the project, reinforce the differentiation between hotel and residential and create an interlocking of the podium and the tower elements. c. BUILDING FACADE — BASE & TOP • It is important that this building be,,designed as a 360 degree composition. The building as proposed has a "front" (or primary) side and a back (or secondary) side. A high rise building should be Considered as a 3 -'dimensional composition with equal importance of the tower`element from all fir, sides as it is visible from many vantage points. The large horizontal canopy located over the hot& plus the, introduction of the windowwall element on the east facade reinforces the fact that all upper level facades are designed with equal priority. • Consider differentiating the heights in a significant way with a multi -story difference between hotel and residential: This effect could potentially be attained through placement of the penthouse element and consideration of mechanical screening that reinforces the massing. CORNER TREATMENTS • Although this building is not on a corner' at a street intersection, the corners are still important. Various comments above reinforce the need to apply more attention to this aspect. Ultimately, this is a 360 degree building and there should be no front, side or rear in terms of the treatment of the facades. g. tel 206 284.5624 fax 206 624.5624 BUILDING MASSING • Current massing creates ala'r'ge, unbroken mass resulting from an unbroken "L - shape" in plan and a continuous skyline that doesn't differentiate between the hotel and residential towers. • Typical urban design guidelines would limit residential floorplate size to a maximum of 13,200 SF for a 160' tower (Seattle). The proposed design exceeds 22,000 SF which, when considering the least -bounding rectangle, creates a significant mass. The floorplate limitation typically also combines with tower spacing rules (minimum 60') that allow for light and air between the towers (and access to views). BUILDING DETAILS AND ELEMENTS • No detail has been provided at this stage. BUILDING MATERIALS & COLORS • There is a concern that the "Sandstone" and the -"Surrey Beige" metal panels do not display sufficient differentiation. Although these appear different on a color board, the actual effect will likely appear as the same color. VIA Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 via-architecture.com info@via-architecture.com fl VIA • There is no information regarding the color or material of the surround at the windowwall element at the east. • There is no detail regarding the brick cap element • The bases of the brick columns provide an opportunity for detail and a finer grain of design h. WINDOWS • There is no differentiation in the window treatment of the facades between hotel and residential. The residential windows do not respond to the attributes of high- rise living—floor-to-ceiling glass or at leasta different approach to windows in a residence than in a hotel. • The use of the glazing system at the base should be studied in terms of contributing interest and reinforcement of an overall architectural concept. Currently they appear utilitarian. • Upper level windows appear to be flush with the opaque walls. There is an opportunity to introduce depth and shadow on the upper level facades. i. WEATHER PROTECTION • The apartment entrance canopyappears utilitarian. This will require more detail. • The material at the recessed walkway soffits is not provided. • There is concern about the durability of the awnings on the east facade. A more robust solution may be warranted. j. BLANK WALLS • This is a concern at' the north facade of the hotel, particularly at the base. k. PARKING STRUCTURES • Parking garage roof parking creates a large heat sink. An opportunity exists to introduce a green roof which lessens the buildings impact while providing a visual amenity for the hotel room and apartments that look down on it as well as for future high rise' development that will look down on this garage. The treatment of the parking garage elevations requires another layer of attention 'both in terms of material choice and detail. Consider introducing the base brick material to be consistent and offset the "Back -of -House" effect (see parking structures at Southcenter Mall). Consider infill elements such as grilles or planted screens to soften the effect of the structure. See comments above under "Site Design tel 206 284.5624 fax 206 624.5624 END VIA Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 via-architecture.com info@via-architecture.com • South Center WA, LLC 18230 East Valley Hwy., #195, Kent, WA 98032 April 14th, 2014 Mr. Derek Speck Economic Development Administrator City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RE: Washington Place Design Review Application Dear Mr. Speck: The purpose of this letter is to request approval to count up to 44 "stacked" parking spaces toward the minimum number of spaces required by the City for our proposed development called Washington Place. According to Section 3 of the First Amendment to Development Agreement By and Between the City of Tukwila and South Center, WA LLC for the 223 Andover Park East Development which was approved by the City Council on May 5, 2014, "...parking stalls that are stacked, in which some cars could be blocked by other cars, may be counted toward the required minimum number of parking stalls provided that the location of the stalls has been approved by the City's Fire Marshal and a shuttle and valet parking plan has been approved by the City administration." We propose to park up to 27 stacked spaces on the first level of the parking garage and up to 17 stacked spaces on the surface parking lot as shown on Exhibit A (attached). In order to ensure this method will function effectively and not hinder the operations of the residential tenants, we would dedicate the first level of the parking garage and affected surface parking area for hotel use only. In addition, because valet parking is necessary in order for stacking parking to be effective, we will be responsible to ensure the hotel operates valet parking for its guests and visitors any time the number of occupied rooms exceeds ninety percent (90%) of the total rooms. Finally, we will be responsible to ensure the hotel operates a shuttle that can transport hotel guests and residential tenants between Washington Place and SeaTac Airport, Tukwila International Boulevard Station (light rail), and Tukwila Station (commuter rail station). The shuttle will be available to riders when requested (not a scheduled route) at least 14 hours a day, seven days a week. The shuttle operator may charge a fee to the riders. 0 This plan will allow Washington Place to provide the required amount of parking for the residential units without that parking being blocked by parking for the hotel and will ensure the stacked cars do not block Fire Department access. We appreciate your consideration of our request. South Center, WA LLC South Center WA, LLC 18230 East Valley Hwy., #195, Kent, WA 98032 April 14th, 2014 Mr. Derek Speck Economic Development Administrator City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RE: Washington Place Design Review Application Dear Mr. Speck: The purpose of this letter is to request approval to count up to 44 "stacked" parking spaces toward the minimum number of spaces required by the City for our proposed development called Washington Place. According to Section 3 of the First Amendment to Development Agreement By and Between the City of Tukwila and South Center, WA LLC for the 223 Andover Park East Development which was approved by the City Council on May 5, 2014, "...parking stalls that are stacked, in which some cars could be blocked by other cars, may be counted toward the required minimum number of parking stalls provided that the location of the stalls has been approved by the City's Fire Marshal and a shuttle and valet parking plan has been approved by the City administration." We propose to park up to 27 stacked spaces on the first level of the parking garage and up to 17 stacked spaces on the surface parking lot as shown on Exhibit A (attached). In order to ensure this method will function effectively and not hinder the operations of the residential tenants, we would dedicate the first level of the parking garage and affected surface parking area for hotel use only. In addition, because valet parking is necessary in order for stacking parking to be effective, we will be responsible to ensure the hotel operates valet parking for its guests and visitors any time the number of occupied rooms exceeds ninety percent (90%) of the total rooms. Finally, we will be responsible to ensure the hotel operates a shuttle that can transport hotel guests and residential tenants between Washington Place and SeaTac Airport, Tukwila International Boulevard Station (light rail), and Tukwila Station (commuter rail station). The shuttle will be available to riders when requested (not a scheduled route) at least 14 hours a day, seven days a week. The shuttle operator may charge a fee to the riders. This plan will allow Washington Place to provide the required amount of parking for the residential units without that parking being blocked by parking for the hotel and will ensure the stacked cars do not block Fire Department access. We appreciate your consideration of our request. Best re mar Lee, G.P. South Center, WA LLC () 147' -11' ) EXISTING BUILDING TO BE DEMOLISH 5' UTILITY EASEMENT 220' - 0' 115' - 6' () 91'-0' 0 30'-0' 8'-0' 4T-10' 12 STALLS OF. EAO, 11 BULLS Or, EACH 13STou sa S.M. 10SUuSQra B.a 24'-0' 19'-0' 20'-6' 22'-0` sU11-50VAB.01 EMPLOYEE BP£461.1 RAMP DOWN o rru.aravw 64'-0' B STALLS o rnE.o, y4 LI .4: P71. •1 ► •' a7 en ViS Ng - I HHIM= MMe e NI _ II aeeae — PA. PUMP ROOK. b w dN LL ww0 0 z STREET BENCH I SCULPTURE O O 12' ACCESS EASEMENT STALLSoeo s.a 20' EASEMENT (RAILROAD) BUILDING ABOVE (TE) ITO '5' UTILITY EASEMENT 16.0' ITC if NEW STREET LIGHT (TYP.) • NEW STREET TREE NEW CONCRETE • SIDE WALK 10' UTILITY EASEMENT sSTALLS Orn EACH 0 OSITE PLAN 1" = 20'-0" 50' 100' to sr"us Ovasra 10STALLS 0v,Bn0, 60'-0" 8'-01 90' Cr 10STALLS oPOO. MALLS .1....111 rsruu Orn EACH LANDSCAPE AREA PEDESTRIAN PATH LOADING AREA STAMPED CONCRETE SIDE WALK ISSUE 0 1 Date 1 Description 03107/2014 DESIGN REVIEW SUBMITTAL 05/07/2014 DESIGN REVIEW SUBMITTAL PHASE Project Statue PROJECT NUMBER GWA NO.Projed Number PROJECT Lu • z ¢ w ^ W z cc O < ;5 1—a Z_ -. = w < 0 O CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE N. SUIT SEATTLE, WA 98103 PHONE: (206) 838.1662 FAX: (206) 826-4446 SHEET TITLE AND NUMBER SITE PLAN A2.01 PLOTTED. 5/74014 11S511 A1.1 palkhg EVERY THANK YOU EARNED. Scott A. Jones Chairman Keith Jones Managing Principal John Baumgardner Vice Chairman & CEO Steve Burton President Founding Member of the National Parking Association our mission By valuing our employees, listening to our clients, and operating under the ideals of moral integrity, quality, and accountability, we will lead the parking industry in service and financial results for our clients. April 14th, 2014 To Whom It May Concern, The purpose of this letter is to inform the City of Tukwila about the additional parking space that can be created by implementing valet parking at the proposed new hotel. After reviewing the design of the property and working with hotel management, we have come up with a scenario where valet would be provided and accommodate additional vehicles while also leaving dedicated parking for the apartment complex, allowing residents to self park at all times. Under this scenario we are assuming that valet services would be provided 24/7. We propose leaving some of the surface parking and levels 2, 3, and 4 of the garage open to the residents of the apartment complex. Valet and hotel parking would be dedicated to the 1st floor of the garage, as well as a small portion of the surface area parking. Under this scenario, we would be able to completely stack the 1st floor maximizing the amount of vehicles that could be parked. Access would be restricted to only valet team members. Under this scenario we believe we could at the very least fit an additional 44 full-sized vehicles in the valet area. When we stack vehicles there are several processes we use. One is installing small heavy-duty secure key boxes that would store the keys of vehicles that are blocking other vehicles in. When a valet retrieves a vehicle, they would access the key box to retrieve the keys of the blocking vehicle. Another method is to keep all keys in a central location. Under this method, we tag the tickets of the vehicles that are blocked in with the ticket number of the vehicle blocking it. If a vehicle is requested that is blocked in, the valet knows to also grab the keys to the vehicle that is blocking it in. We would like to keep the valet area restricted to valet use only. This means that valet would only use the valet designated areas of the garage. At no time would a valet stack or double park a vehicle in the apartment parking section of the garage. Ace Parking Management has extensive experience in the valet parking industry. In the greater Seattle area alone we run multiple luxury hotels, as well as, several large corporate valet assist programs. This gives us the expertise necessary to maximize space in the garage. With over 300 professionally trained employees in the area, it also allows us to staff a location in a moment's notice, if needed. For further questions or concerns, please feel free to contact me directly. I can be reached by email at nick hutsen@aceparking.com or through my direct office line at 206-903-1219. Sincerely, Nick Hutsen Regional Director ace parking management, inc. 645 Ash Street San Diego, CA 92101 tel 619.233.6624 fax 619.233.0741 www.aceparking.com DASHED LINE OF VALET PARKING RAMP 0.0M/M Stitill eertrUCtt CC CC CC 313' - C C -0 To,c7 c c c c c c/ cl rilataS•11,1700.1 Surface Level- 17 additional spaces 1.4-1 \--1 r1 -sr CCC c CC CC DASHEE kCCESS ClIENT ...tug to twor C \\C. 2 Parking Analysis Assume Valet Parking Hotel Site Valet 44 Site Surface Parking 17 Garage - Lower Level 71 Total Hotel Parking 132 (Total required is 0.7 per guestroc Apartments Site Surface Parking 164 Garage - Lower Level 18 Garage - 1st floor 85 Garage - 2nd floor 85 Garage - 3rd floor 59 Total Apartment Parking 411 Total Apartment Parking Required per South Center Plan Total Parking Provided with Valet Total Parking Recommended by City Staff Note: Project includes 6 more stalls than recommended by City Staff 405 543 537 c c Minnie Dhaliwal From: Minnie Dhaliwal Sent: Tuesday, April 08, 2014 11:28 AM To: 'Connie Levine' Cc: Ken Harbick Subject: RE: File Nos. E14-0003 (SEPA) and L14-0015 (Design Review) Connie, Here is the link to the ftp site and you should be able to download the plans directly from the site. http://pydio.tukwilawa.gov//data/public/49aa58.php Sometime the link works better in Google Chrome or Firefox browser than Internet Explorer. Please let me know if you have any issues with downloading them or if you have any specific questions about the proposal. Minnie Mode D Iticued Planning Supervisor 'City of Tukwila 6300 Southcenter Blvd, Suite 100ITukwila, WA 98188 Ph. 206-431-3685 Minnie.DhaliwaIc TukwilaWA.gov The City of choice, the community of opportunity From: Connie Levine jmailto:ConnieLC@giustina.coml Sent: Tuesday, April 08, 2014 10:06 AM To: Minnie Dhaliwal Cc: Ken Harbick Subject: File Nos. E14-0003 (SEPA) and L14-0015 (Design Review) Ms. Dhaliwal: We are adjacent property owners to the proposed development at 223 Andover Park East. Can you please provide a link or copies of the application and the proposed site plan/development? Thank you. Sincerely, Connie Levine GARFIELD SOUTHCENTER, LLC 200 International Way, Springfield, OR 97477 1 r P.O. Box 529, Eugene, OR 97440 (541) 465-1600 (541) 485-2050 (fax) ConnieL@ggroup.com v06_ 671" 17 C76 -`le- 33r -c -t 7625 of • \1 `1 L 2 ' transpoGRouP WHAT TRANSPORTATION CAN BE. TECHNICAL MEMORANDUM Date: April 2, 2014 TG: 14027.00 To: Omar Lee — Washington Tower LP From: Kevin L. Jones, P.E., PTOE — Transpo Group cc: Eric Guion, AIA — Group West Companies PLL'C Subject: Washington Place Mixed -Use — Estimated Transportation Impact Fees This memorandum describes our estimate of transportation impact fees based on the City's existing impact fee schedule (see attached) and appropriate fee reductions given the unique trip generating characteristics of the proposed development and trips attributable to the existing building. Project Description We understand the project site is located at 223 Andover Park East in Tukwila near existing shopping, restaurants and entertainment and within walking distance of the existing Green River Trail. It is also located near the future Tukwila Transit Center and within walking distance of the future Tukwila Sounder Station. The proposed project would include the demolition of a 40,580 -square foot (sf) building formerly occupied by Circuit City and construction of a 19 -story mixed-use building with 370 apartment units and 189 hotel rooms. The project would include a mix of apartment unit types rented at local market rates. The number of studios and one- to three-bedroom apartment units is summarized below along with the average size and anticipated monthly rent for each unit type: • 154 studio units averaging 353 sf and rented at approximately $790/month • 150 one -bedroom units averaging 578 sf and rented at approximately $1,000/month • 63 two-bedroom plus den units averaging 996 sf and rented at approx. $1,550/month • Three three-bedroom units averaging 1,511 sf and rented at approximately $1,900/month We understand the hotel will be branded as a "4Points by Sheraton." It will include a shuttle program, providing transportation for guests to/from Sea -Tac International Airport which is located less than five miles to the west. Given this proximity and provision for shuttle service, the hotel plans to contract with the airlines and reserve rooms for pilots, flight crew, etc. An average annual room occupancy rate of 70 percent is anticipated based on similar hotels. The project would also provide 208 surface parking stalls and 290 garage parking stalls for a total of 498 stalls. We understand the monthly price for residential parking would be approximately $150 per stall and this price would be in addition to the monthly rent. Transportation Impact Fees Chapter 9.48 of the Tukwila Municipal Code (TMC) describes the City's existing transportation impact fees and how such fees are calculated. Section 9.48.040(B) states, "Fees for development shall be calculated based on their net new PM peak hour trip generation rates...applying the ITE Trip Generation Manual." The project site is located in "Zone 1" and as such, the City currently collects approximately $712 per new multi -family (apartment) dwelling unit and approximately $1,108 per new hotel room'. These fees are based on the average weekday PM peak hour vehicle trip rate for a typical apartment building and hotel, respectively, as well as the average trip lengths for these particular land uses. 1 The City's existing transportation impact fees have not been updated since 2007. Based on conversations in February 2014 with Tukwila's Cyndy Knighton, Senior Program Manager, it is likely fees will be updated again in 2014. Transpo Group 11730 118th Avenue N.E., Suite 600 Kirkland, WA 98034 425-821-3665 Fax: 425-825-8434 The residential component of the proposed project is not representative of a typical apartment building. It is much more representative of a "high-rise apartment" as 17 of the 19 floors would include as few as seven and as many as 35 units. Trip Generation (9th Edition, 2012) published by the Institute of Transportation Engineers (ITE) and cited in TMC 9.48.040(B) defines high-rise apartments as "rental buildings that have more than 10 levels (floors) and most likely have one or more elevators." This is an important distinction because while "high-rise apartment" does not appear in the City's existing impact fee schedule, information in Trip Generation demonstrates that this land use generates fewer PM peak hour trips than a more typical "apartment" land use. Moreover, the number of PM peak hour vehicular trips generated by the proposed development would likely be less than the average number of trips generated by a more typical apartment building and hotel of similar size. This overall assumption is supported by the following elements unique to the project: • It is located within close proximity to the existing Green River Trail and future Tukwila Transit Center and Tukwila Sounder Station, facilities that encourage non -vehicular travel and reduce the number of vehicular trips. • Residents will be charged to park on-site (approximately $150/month/stall) which reduces the number of parked vehicles and consequently, the number of vehicular trips. • It is located within close proximity to shopping, restaurants and entertainment, amenities accessible by walking and thus reducing the number of vehicular trips. • Hotel guests will generate fewer vehicular trips because a shuttle service will be provided between the hotel and Sea -Tac International Airport, including workers in the airline industry for whom rooms will be reserved. For these reasons, we believe it would not be appropriate to assess impact fees based on the City's existing impact fee schedule and size of proposed development and instead, recommend that such fees be adjusted to better reflect the anticipated trip making characteristics of the proposed development. This action is supported by TMC Section 9.48.070(A) which states, "The amount of fee to be imposed on a particular development may be adjusted by the Public Works Director, giving consideration to studies and other data submitted by the developer..." Trip Generation not only reports the average trip generation rate for both "high-rise apartment" and "hotel" but also reports a range. For example, high-rise apartment buildings generate as few as 0.23 PM peak hour trips per unit and hotels generate as few as 0.21 PM peak hour trips per room (see attached). Based on the unique elements of the proposed project, it is reasonable to assume it would generate vehicular traffic more similar to the low end of the range than the average. As mentioned earlier, the City's existing impact fee for multi -family (apartment) buildings is approximately $712 per dwelling unit. This fee is based on a trip rate of 0.62 PM peak hour trips per unit, the average rate for "apartment" in Trip Generation (see attached). Assuming the residential component of the proposed project will generate approximately 37 percent of the trips generated by a more typical apartment building (0.23 / 0.62 = 37 percent), a more appropriate fee would be approximately $263 per unit or 37 percent of the City's existing fee for new multi -family developments. Similarly, the City's existing impact fee for a hotel is approximately $1,108 per room. This fee is based on a trip rate of 0.60 PM peak hour trips per room, the average rate for "hotel" in Trip Generation (see attached). Assuming the hotel component of the proposed project will generate 35 percent of the trips generated by a more typical hotel (0.21 / 0.60 = 35 percent), a more appropriate fee would be approximately $388 per room or 35 percent of the City's existing fee for new hotels. 'f transpoGt.:;P 2 Based on the adjusted fees above, transportation impact fees for the proposed development is estimated at approximately $170,642, including approximately $97,310 (370 units x $263 per unit) for the residential component and approximately $73,332 (189 room x $388 per room) for the hotel component. However, recognizing that the proposal includes the demolition of an existing building that generated traffic when occupied, it is reasonable and appropriate to reduce this fee. This is supported by TMC Section 9.48.040(B) which states, "If the proposed development activity concerns an existing use, the fee shall be based on the net new trips generated by the development." In similar situations, local municipalities commonly reduce the impact fee by the fee that would otherwise be assessed to the existing budding. In this case, since the existing building was previously occupied by Circuit City and Tukwila currently collects approximately $3.11 per sf for "Electronic Superstores," the fee could be reasonably reduced by approximately $126,204 (40,580 x $3.11 = $126,204). Overall, this would reduce the project's transportation impact fee to approximately $44,438 ($170,642 - $126,204 = $44,438). Conclusions Using the City's impact fee schedule as a starting point and assuming the unique location/elements of the project will result in Tess vehicular trips than a more typical apartment building and hotel, we estimate Tukwila's transportation impact fees at less than $45,000. This fee would offset project impacts generated by the number of new weekday PM peak hour trips less the number of trips generated by the existing building. KLJ/ Attachments: City of Tukwila Traffic Impact Fee Schedule Excerpts from Trip Generation for "Apartment," "High -Rise Apartment" and "Hotel" nspo:Jipoi 3 Attachment A Traffic Impact Fee Schedule 2007 Land Uses Unit of Measure Zone I Zone 2 Zone 3 Zone 4 Cost per Trip All Other Uses $1,736.80 $1,357.77 $1,061.20 $819.38 Residential Single Family dwelling $1,659.35 $1,297.22 $1,013.88 $782.84 Multi Family dwelling, $712.09 $556.69 $435.09 $335.95 Retirement Community dwelling $722.89 $565.13 $441.69 $341.04 Nursing Home/Convalescent Center bed $289.15 $226.05 $176.68 $136.42 Assisted Living dwelling $289.15 $226.05 $176.68 $136.42 Commercial - Services Drive-in Bank sq ft/GFA $23.14 $18.09 $14.14 $10.92 Walk-in Bank sq ft/GFA $18.67 $14.60 $11.41 $8.81 Day Care Center sq ft/GFA $9.28 $7.25 $5.67 $4.38 Library sq ft/GFA $4.24 $3.32 $2.59 $2.00 Post Office sq ft/GFA $6.46 $5.05 $3.95 $3.05 Hotel/Motel room $1,107.80 $866.04 $676.87 $522.63 Service Station VFP $3,203.13 $2,504.10 $1,957.14 $1,511.17 Service Station/Minimart VFP $3,203.13 $2,504.10 $1,957.14 $1,511.17 Service Station/Minimart/Car Wash VFP $3,203.13 $2,504.10 $1,957.14 $1,511.17 Carwash (Self -Serve) Stall $2,826.58 $2,209.72 $1,727.06 $1,333.51 Movie Theater screen $64.24 $50.22 $39.25 $30.31 Health Club sq ft/GFA $4.42 $3.46 $2.70 $2.09 Racquet Club sq ft/GFA $1.99 $1.56 $1.22 $0.94 Marina Berth $247.38 $193.39 $151.15 $116.71 Commercial - Institutional Elementary School/Jr, High School student $195.27 $152.66 $119.31 $92.13 High School student $131.43 $102.75 $80.31 $62.01 University/College student $267.56 $209.17 $163.48 $126.23 Church sq ft/GFA $1.15 $0.90 $0.70 $0.54 Hospital sq ft/GFA $2.22+ $1.73 $1.35 $1.05 Commercial - Restaurant Restaurant sq ft/GFA $9.56 $7.48 $5.84 $4.51 Fast Food Restaurant w/o drive thru sq ft/GFA $12.27 $9.60 $7.50 $5.79 Fast Food Restaurant w drive/thru sq ft/GFA $16.26 $12.71 $9.94 $7.67 Industrial Light Industry/High Technology sq ft/GFA $2.06 $1.61 $1.26 $0.97 Industrial Park sq ft/GFA $2.06 $1.61 $1.26 $0.97 Warehousing/Storage sq ft/GFA $1.15 $0.90 $0.70 $0.54 Mini Warehouse sq ft/GFA $0.50 $0.39 $0.31 $0.24 GLA= Gross Leasible Area GFA= Gross Floor Area VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously) 2 Attachment A Traffic Impact Fee Schedule 2007 Land Uses Unit of Measure Zone 1 Zone 2 Zone 3 Zone 4 Cost per Trip All Other Uses $1,736.80 $1,357.77] $1,061.20 $819.38 Commercial - Retail Shopping Center up to 9,999 sq ft sq ft/GLA $4.18 $3.27 $2.55 $1.97 10,000 sq ft -49,999 sq ft sq ft/GLA $3.51 $2.75 02.15 $1.66 50,000 sq ft -99,999 sq ft sq ft/GLA $3.03 $2.37 $1.85 $1.43 100,000 sq ft -199,999 sq ft sq ft/GLA $2.61 $2.04 $1.59 $1.23 200,000 sq ft -299,999 sq ft sq ft/GLA $2.38 $1.86 $1.45 $1.12 300,000 sq ft -399,999 sq ft sq ft/GLA $2.82 $2.21 $1.72 $1.33 over 400,000 sq ft sq ft/GLA $3.17 $2.48 $1.94 $1.49 Miscellaneous Retail Sales sq ft/GFA $3.17 $2.48 01.94 $1.49 Supermarket sq ft/GFA $7.73 $6.04 $4.72 $3.64 Convenience Market sq ft/GFA $14.39 $11.25 $8.79 $6.79 Nursery/Garden Center sq ft/GFA $2.62 $2.05 $1.60 $1.24 Furniture Store sq ft/GFA $0.22 $0.17 $0.13 $0.10 Car Sales - New/Used sq ft/GFA $4.56 $3.57 $2.79 $2.15 Auto Care Center sq ft/GLA $2.62 $2.05 $1.60 $1.24 Quick Lubrication Vehicle Shop Service Bay $2,899.10 $2,266.42 01,771.37 $1,367.73 Auto Parts Sales sq ft/GFA $3.34 $2.61 $2.04 $1.58 Pharmacy (with Drive Through) sq ft/GFA $3.44 $2.69 $2.10 $1.62 Pharmacy (no Drive Through) sq ft/GFA $3.36 $2.63 $2.05 $1.58 Free Standing Discount Store sq ft/GFA $3.13 $2.44 $1.91 $1.47 Hardware/Paint Store sq ft/GFA $2.66 $2.08 $1.62 $1.25 Discount Club sq ft/GFA $3.13 $2.44 $1.91 $1.47 Video Rental sq ftJGFA $4.88 $3.82 $2.98 $2.30 Home Improvement Superstore sq ft/GFA $1.33 01.04 $0.81 $0.63 Tire Store Service Bay $1,938.32 $1,515.31 $1,184.33 $914.45 Electronics Superstore sq ft/GFA $3.11 $2.43 $1.90 $1.46 Commercial - Office Administrative Office up to 9,999 sq ft sq ft/GFA $8.10 $6.33 $4.95 $3.82 10,000 sq ft -49,999 sq ft sq ft/GFA $8.10 $6.33 $4.95 $3.82 50,000 sq ft -99,999 sq ft sq ft/GFA $4.70 03.67 $2.87 $2.22 100,000 sq ft -199,999 sq ft sq ft/GFA $3.56 $2.78 $2.17 $1.68 200.000 sq ft -299,999 sq ft sq ft/GFA $3.10 $2.43 $1.90 $1.46 over 300,000 sq ft sq ft/GFA $2.91 $2.27 $1.78 01.37 Medical Office/Clinic sq ft/GFA $6.29 $4.91 $3.84 02.97 GLA= Gross Leasible Area GFA= Gross Floor Area VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously) 3 Apartment (220) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 90 Avg. Number of Dwelling Units: 233 Directional Distribution: 65% entering, 35% exiting Trip Generation per Dwelling Unit Average Rale 0.62 Range of Rates 0.10 - 1.64 Standard Deviation 0.82 Data Plot and Equation T = Average Vehicle Trip Ends 700 600 " 1 500 - 400 - 300 200 100 h • ›, 1 , - A X 1 0 100 200 300 400 500 600 700 800 900 1000 1100 X = Number of Dwelling Units Fitted Curve Average Rate Fitted Curve Equation: T .= 0.55(X) + 17.65 R2 = 0.77 ' Actual Data Points Trip Generation, 9th Edition • Institute of Transportation Engineers 335 High -Rise Apartment (222) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 17 Avg. Number of Dwelling Units: 420 Directional Distribution: 61% entering, 39% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates 0.35 0.23 - 0.50 Standard Deviation 0.59 Data Plot and Equation I= Average Vehicle Trip Ends 400 300 - 200 -1 100 - • 0 r 1 7. 0 100 200 300 400 500 600 700 800 900 1000 1100 X = Number of Dwelling Units Actual Data Points Fitted Curve Average Rate Fitted Curve Equation: T = 0.32(X) 4 12.30 R2 =0,92 Trip Generation, 9th Edition • Institute of Transportation Engineers 377 Hotel (310) Average Vehicle Trip Ends vs: Rooms On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 33 Average Number of Rooms: 200 Directional Distribution: 51% entering. 49% exiting Trip Generation per Room Average Rate Range of Rates 0.60 0.21 - 1.06 Standard Deviation 0.81 Data Plot and Equation T = Average Vehicle Trip Ends 500 400 300 200 " 00 01 0 Actual Data Points 100 Fitted Curve Equation: Not Given 200 X Number of Rooms 300 400 500 Average Rate R2. ... Trip Generation, 9th Edition • institute of Transportation Engineers 615 VflranspoGRoup WHAT TRANSPORTATION CAN BE. TECHNICAL MEMORANDUM Date: April 2, 2014 TG: 14027.00 To: Omar Lee — Washington Tower LP From: Kevin L. Jones, P.E., PTOE — Transpo Group cc: Eric Guion, AIA — Group West Companies PLL Subject: Washington Place Mixed -Use — Parking Analysis This memorandum presents our estimate of daily peak parking demand for the subject project as well as compares this estimate to (1) the number of required parking stalls based on the City of Tukwila's existing and proposed zoning codes and (2) the proposed parking supply. Project Description We understand the project site is located at 223 Andover Park East in Tukwila near existing shopping, restaurants and entertainment and within walking distance of the existing Green River Trail. It is also located near the future Tukwila Transit Center and within walking distance of the future Tukwila Sounder Station. The proposed project would include the demolition of a 40,580 -square foot (sf) building formerly occupied by Circuit City and construction of a 19 -story mixed-use building with 370 apartment units and 189 hotel rooms. The project would include a mix of apartment unit types rented at local market rates. The number of studios and one- to three-bedroom apartment units is summarized below along with the average size and anticipated monthly rent for each unit type: • 154 studio units averaging 353 sf and rented at approximately $790/month • 150 one -bedroom units averaging 578 sf and rented at approximately $1,000/month • 63 two-bedroom plus den units averaging 996 sf and rented at approx. $1,550/month • Three three-bedroom units averaging 1,511 sf and rented at approximately $1,900/month We understand the hotel will be branded as a "4Points by Sheraton." It will include a shuttle program, providing transportation for guests to/from Sea -Tac International Airport which is located less than five miles to the west. Given this proximity and provision for shuttle service, the hotel plans to contract with the airlines and reserve rooms for pilots, flight crew, etc. An average annual room occupancy rate of 70 percent is anticipated based on similar hotels. The project would also provide 208 surface parking stalls and 290 garage parking stalls for a total of 498 stalls. We understand the monthly price for residential parking would be approximately $150 per stall and this price would be in addition to the monthly rent. Parking Demand Peak parking demand was estimated differently for the residential and hotel components of the project. For the residential component, we used the King County Multi -Family Residential Parking Calculator (www.rightsizeparkinq.orq) to calculate the estimated number of parking stalls that would be used per apartment unit. The calculator is a map -based statistical model that estimates parking use for a particular parcel based on local data collected at over 200 existing multi -family developments in 2012. The calculator was created by King County Metro using grant monies awarded from the Federal Highway Administration (FHWA) Value Pricing Program and takes into consideration surrounding factors such as existing population, employment, and transit service concentrations. In using the calculator, we first selected the parcel representing the project site. Next, we entered the number, size and anticipated monthly rent for each apartment unit type along with the monthly price per stall for residents of the building. Although it would be reasonable to increase the existing transit Transpo Group 11730 118th Avenue N.E., Suite 600 KGrkland, WA 98034 425-821-3665 Fax: 425-825-8434 service concentration recognizing the nearby investments in the Tukwila Transit Center and Tukwila Sounder Station, we did not to ensure a reasonably conservative estimate of future residential parking demand. As shown in the attached, the tool estimates that the residential component of the proposed development would generate, on average, a daily peak parking demand of approximately 0.92 vehicles per apartment unit. This translates to approximately 340 vehicles with a total of 370 apartment units. The tool reports this estimate as strong (accurate) for the parcel in which the project site is located. The average parking rate published in Parking Generation (Institute of Transportation Engineers [ITE], 4th Edition, 2010) for "Hotel" was used to estimate peak parking demand for the hotel component. The average weekday peak period parking demand is 0.89 vehicles per occupied room (see attached) and based on an anticipated average annual room occupancy of 70 percent, it is estimated that the hotel would generate a daily peak parking demand of approximately 118 vehicles (189 x 0.70 x 0.89 = 118). This is considered a conservative estimate because it does not account for the planned shuttle program nor the strategy to reserve rooms for those in the airline industry, two elements not incorporated in the average ITE parking rate that would likely result in less parking demand than would be generated otherwise. Combining our parking demand estimate for the hotel with our estimate for the residential component, we anticipate the proposed mixed-use development would generate a peak parking demand of approximately 458 vehicles (340 + 118 = 458). Parking Analysis The City's existing zoning code requires two parking stalls for each apartment unit with up to three bedrooms and one stall for each hotel room plus one stall for employees for each 20 rooms, rounded to the next highest figure. As such, the City would require 740 stalls (370 x 2 = 740) for residential parking and 199 stalls ((189 x 1) + (189 / 20) = 199) for hotel parking, a total of 939 stalls. This total supply is approximately 481 more stalls (939 - 458 = 481) than the estimated total daily peak parking demand described above. We understand the City has proposed changes to the existing zoning code as it relates to the Tukwila Urban Center District in which the project site is located. These changes would require fewer parking stalls than with the existing zoning code. For example, Table 4 of the Planning Commission's Recommend Draft Chapter 18.28 (October 2012) recommends one parking stall for each studio or one -bedroom unit, 1.5 stalls for each two-bedroom unit, two stalls for each unit with more than two bedrooms, and one stall for each hotel room. If approved, the City would require 404 stalls ((304 x 1) + (63 x 1.5) + (3 x 2) = 404) for residential parking and 189 stalls (189 x 1 = 189) for hotel parking, a total of 593 stalls. This total supply is approximately 135 more stalls (593 - 458 = 135) than the total daily peak parking demand. With the project proposing a total of 498 parking stalls, we estimate that this supply is approximately 40 more stalls (498 - 458 = 40) than the estimated total daily peak parking demand. Based on the average parking rate in Parking Generation for "Hotel," it is worth noting that the proposed supply would accommodate the peak parking demand even if the hotel was 90 percent occupied and without the strategies to reduce hotel parking demand described earlier2. 1 The proposed code would require approximately 64 more residential parking stalls than the estimated residential peak parking demand. Assuming these additional stalls would require more structure parking, these stalls would be responsible for approximately 10,800 kg in annual greenhouse gas emissions (carbon dioxide equivalent) from construction and maintenance and approximately 288,600 kg in greenhouse gas emissions (carbon dioxide) from vehicle use of residents, as calculated by the King County Multi -Family Residential Parking Calculator. 2 Based on projections, it is unlikely that room occupancy would exceed 90 percent with any regularity but if this was to occur, the owner is committed to provide valet parking service to off -set the incremental increase in parking demand. jTtranSpoGRouP 2 Conclusions Conservatively, we estimate the proposed project would generate a daily peak parking demand of approximately 458 vehicles, less than the proposed parking supply and significantly less than what the City's existing and proposed zoning codes would otherwise require. Peak parking demand would likely be even less as we did not adjust our estimate to reflect the future transit concentration of the area nor the hotel's planned services geared toward guests (air travelers, pilots, flight crew, etc.) affiliated with the nearby airport. KLJ/ Attachments: Screen Shots from King County Multi -Family Residential Parking Calculator Excerpt from Parking Generation for "Hotel" rtranSpoGROUP 3 Screen Shots from King County Multi -Family Residential Parking Calculator Njccrn Andover Park E A 0 0 A < 1071 1,1 Andover Perk E Andover Park W •r = 4 t fl 8 0 0 0 0) rio—I ' to 0 0 0 I 41 Fto 1- 0 0 0 Andcoott Park W Screen Shots from King County Multi -Family Residential Parking Calculator E — N tx a. Enter a location.. V 4- t t I 1 I 0 Andover Park E 0 Andover Park E Andover Pa kW (1q:11 --;11==. — - — t < v > Andovit- Park W k. (% 5 1;la ca; § 8 A 0 Screen Shots from King County Multi -Family Residential Parking Calculator cn▪ ; c. 0) 0 rU L., co 00 04 a. 04 04 cu ce tJ- o 000 0 .24 40 Enter a location.. g I d Andover Park E 0 0 Andover Park E 13 Andover Park W Andover Park W 0 co I A 1 , , ,,,„„, r„„„,,,..........___.....,.„„...................,,, 1 i v 1 fn cti- a 01 • ,t. • 01 00 N . CD N 0 too co N ot6 ! 1 t'fi IA . E00 01,,s; COZ; CO I,Il ri. 2" i :E g g II 3 = F, 64)1 0.1 oat 04 06, (f• A ,.., . ,-- CP . Csi CO . •P .0 ci ..- CV CO 70▪ - C4 ai 60 6A 01 N. o 04 0404 cn co O 40, rA u, •. t D..... = 04 'P 76 ei 16 fi 40 12 -4 g r% ro 2 E I 00 15 g' :4 • b- ..' 0 2' 5 ! .4 . 0. t k4; 2. !,!, ;,..., -p. 5= N 0 . 0 6,- 0_, .,„ M ui to,666 t .. on og -2 h()ig 11°6' 0= 2 0_ T''' .. .-0E,..., 4-0 <00 .28 aV3 8 ga ,.. .. Land Use: 310 Hotel Average Peak Period Parking Demand vs. Occupied Rooms On a: Weekday Location: Suburban Peak Period Number of Stud Sites Avera. e Size of Stud Sites Avera. e Peak Period Parkin. Demand Standard Deviation Coefficient of Variation 95% Confidence Interval 33rd Percentile Peak Period Demand 12:00-1:00 p.m.; 7:00-10:00 p.m.; 11:00 •.m. -5:Q0 a.m. 20 315 occu•ied rooms 0,89 vehicles .er octal ied room 0.31 35% 0.75-1.02 vehicles •er occu•ied room 0.61-1.94 vehicles .er occu•ied room 1.08 vehicles • er occu • ied room 0.72 vehicles •er occu•ied room • Actual Data Points Institute of Transportation Engineers 200 400 600 x = Occupied Rooms Fitted Curve - - - - Average Rate Parking Generation, 4th Edition VIA MEMORANDUM TO Minnie Dhaliwahl FROM Wolf Saar DATE April 1, 2014 Washington Square SUBJECT Architectural Design Review Services Initial Meeting The following are potential elements to discuss at todaVs familiarization and brainstorming meeting: 1. City to provide background regarding: a. Comprehensive Plan b. Design Review -Administrative c. Building code elements 2. Criteria: a. Site Planning: i. Comprehensive Plan: 1. mid -block connections in the future & interconnectivity to break down super -blocks 2. Suburban vs. Urban siting ii. Context analysis: none provided iii. Alternative massing studies: none provided iv. Site plan layout: 1. Concept of "forecourt" on Andover Park East-hardscape/plaza 2. Relationship of cafe to parking lot 3. Isolated pet area 4. Safety issues along north and south sides b. Building Design: i. Floor area limitations: 1. 10,500 SF for multi -family @ 400' 2. 13,200 SF for multi -family @ 160' 3. 24,000-30,000 SF office (FAR 7.0) @ 160' ii. Tower spacing: 1. Least bounding rectangle iii. Design concept: none stated iv. Upper level floor plans needed v. Relentless facades: tel 206 284.5624 VIA Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 fax 206 624.5624 via-architecture.com info@via-architecture.com VIA END c 0 0 1. Window placement does not reflect uses or differentiation between hotel and apartment nor do they contribute to quality of interior spaces, particularly at apartments 2. Window wall portion needs more information: a. Glass spandrels? Metal spandrels? vi. No differentiation at skyline except at east -building is 4 -sided and visible from distance 1. Potential to juxtapose heights of apartments and of hotel vii. No interaction between podium and tower viii. Roof deck in shadow and overlooking loading dock and parking 1. Possibility of using roof and introducing pet area there ix. Color scheme: 1. Concern over scheme (ie: Copper Penny) 2. Material samples c. Landscape and Site Treatment: i. Screening of parking ii. Landscaping at south, north and west d. Miscellaneous Structures: i. Cover over parking: Green Roof ii. Sustainability factors iii. Potential code issues with hotel elevators in conflict with exit passageway iv. Lighting concept including cut sheets and samples 3. Discuss VIA scope of work expectations and limits. tel 206 284.5624 VIA Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 fax 206 624.5624 via-architecture.com info@via-architecture.com 1 1 1 1 1 1 1 1 1 1 1 I I I I I I I I 1 1 um--m---N—mi•.• sw-- 11 111 IliMMI -11=■-■--■-■-■'=■`=■=■`=■_M-IM'=-111--:_ I --r 1U- IU. ►L. Milli i- _J -I =I r i- i- mica - •- Ira Era rig, 11 ■• WTI ■ ■ MIME i■ ._ ■ W- ■ :t M_- t f., ,■•i Zri9Aa fLVJ_: h • —• 7IME "tel 3. - ,1i ;{{1.— s.• ra vs v4 ;,.nw. - .imm mit_woo .v!l .i1l mi.* .ci• in .c:a.i • =Eli tam .I Ia Ili c:• m m olio `fix -ell w tr .,,'t . - _ .11 k` Ef ts1Ae:1?0.I p c ncl•_ c!m ►l■ cl._ cl•_INC. cl• MCP c!•_ c! _ MCP_ mom mem m Nommi mi mom I I li ►lam cl• via i.•ili li Ali cls Ali via►t. MIN clM ,vim I cls cls c! MINIM cls clM cls 6M1 cls cls cls cls CP iiiim •,rift MLC =..e4 , z.-- i is Egiii• Mi. mini ummii milli m• -ii milioa Eimiii im" minii 11.--- mil — ow E .gsks . 4ail:s, cli Planning Division Comments 1. Parking a) The number of parking stalls required: The current code that is applicable to this project requires 2 parking spaces per dwelling unit and one for each hotel room plus one employee space for each 20 rooms. The draft code that has been recommended by the Planning Commission for the City Council approval requires: one space for one bedroom unit and 1.5 space for 2 bedroom units. These requirements result in the following parking spaces: o Draft Tukwila Municipal Code (TMC) requires 564 parking spaces o Current TMC requires 821 parking spaces o Proposed — 446 parking spaces; represents 46% reduction from the current code and 21% reduction from the draft code o Administrative Variance for up to 10% reduction and Hearing Examiner variance for over 10% reduction is possible, if meeting specific criteria in TMC 18.56.140. However it is hard to meet all of the variance criteria. Therefore it is recommended that any request for parking reduction should be addressed as part of development agreement process. b) No more than 30% of the parking spaces can be compact parking spaces. o Allowed by current code —133 spaces o Proposed —193 spaces c) Under the draft TMC one double loaded aisle of parking between the building and primary street (max 63 feet width) is permitted. 2. Open Space Requirements — Additional information is needed to see if open space requirements are being met. If the required space cannot be provided then this issue would need to be addressed in the Development Agreement. o Current TMC requires 200 sf/unit, or 62,000 sf of recreation space o Draft TMC requires 15% of residential sf, with a maximum of 150 sf per unit, totaling 31,564 sf Provide more detail on planned open spaces, such as the rooftop garden. Use required open space to create an amenity that will attract people to live or stay at the project. There is a lot of paved area on and surrounding the site and it needs to be balanced out with green spaces. See Draft TMC 18.28.250 F and G (attached) for detailed open space regulations for common and private open space. 3. Site Design a) Setbacks: Current TMC requires the following setbacks: front- 15 feet; side and rear -10 feet. b) Public Frontage improvements —15 foot wide sidewalk at street edge, with landscaped tree pits and pedestrian scale lighting. It is recommended that CU structural soil (see Cornell University Structural Soil specifications) be used so that larger canopy trees are successful. Some options for larger canopy trees with structural soils are: Quercus coccinea ((Scarlett Oak) Quercus Ilex (Holly Oak) Cornus controversa, June Snow Magnolia denudata (Yulan Magonolia) Tilia Cordata, Greenspire (Greenspire Linden) Ulmus parvifolia Emer 1 (Athena Elm) Acer saccharum Green Mountain (Green Mountain Sugar Maple) Sophora japonica (Japanese Pagoda Tree) The tree grates should be a minimum 36 square feet in size and must have adjustable tree openings so that sections of grate can be removed incrementally as the tree matures. The city does not currently have a list of light fixtures for Andover Park East. The plan should indicate the location of the light fixture and the fixture design could be selected during the building permit stage. The standards for lighting levels for the public right of way are: average foot candles of 0.8 with a uniformity ratio of 3:1. The spacing could be adjusted as long as the minimum lighting levels are met. Pedestrian scale decorative street lighting shall be installed with a maximum spacing consistent with recommendations of the illuminating Engineering Society of America (IES). The Tight source shall be located 12 to 14 feet above finished grade. Where vehicular lights are needed, vehicular lighting should be located 20-25 feet above grade. c) The current layout shows a narrow corridor space between the garage and the building. The layout should not create areas that result in areas without visual surveillance and create safety concerns. d) In order to break up the large block a new north -south street should be considered. Given the existing site layout there is an opportunity to break up the block by providing half street improvements at the west end of the site. This may be an opportunity to get credit for traffic impact fees and open space for this new street. The cross section for this new street is show below and only half street (6' sidewalk, 9' planting strip, optional 7.5' parallel parking and one 13' travel lane) improvements would be needed on your site: 14— Back of sidewalk >I< 9.0' sidewalk planting strip I< 15.0' 7.5' 13.0' 13.0' 7.5' parking travel lane travel lane parking d) Incorporate additional pedestrian circulation in the parking lot to link the parking areas to the building entrances. The pedestrian pathways should have a minimum width of six feet and decorative contrasting paving material should be used to highlight the paths. The arcade connection on the south side is a good feature. Also, need to provide sidewalks around building/site for pedestrians, especially along the north side 4. Landscaping a) Interior parking lot landscaping: 15 square feet of landscaping is required for each parking stall. Also, a landscape island is required every 10 parking spaces and at the end of each row. The minimum size of the landscape island is 100 square -feet and should include at least one tree with the remaining area covered with shrubs and ground cover. b) Five foot landscape strip is required from the back of the public sidewalk at the east end and should include trees, shrubs and groundcover. c) Nine foot planting strip is required along the sidewalk of the new street along west end. d) Additional foundation landscaping should be considered to soften the hardscape. e) Rooftop garden or green roof should be considered on top of the garage. Terraced planters where the garage wall steps back to incorporate irrigated terraced planters should also be considered. A significant number of apartments and hotel rooms will be looking out on to a parking garage so adding a rooftop garden/landscaping will soften (Th 0 the area and will help create pleasant and lively spaces. This area could also incorporate the required open space for the residences. 5. Architectural Design a) This building, because of its height, scale and use, will be a show piece and very visible from the surrounding area and highways. The design quality will also set the tone for future development. Needs to be well-designed on all four sides. The maximum height of the building is governed by Development Agreement (see attached), which states that maximum building height for 50 percent of the site shall be 180 feet and the remainder of the height is limited to 115 feet. b) Building Massing (Draft Design Manual) — The proposed building's facades are fairly "flat" with little modulation. Need to include more horizontal and vertical modulation to ensure that the apparent height and length of the building and parking structure maintains the desired human scale and character for the Southcenter area. Consider incorporating interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. o Draft TMC — requires building articulation increments every 50' for commercial uses and every 30' for residential uses. A major vertical modulation is required every 120' maximum. c) Building facade — base & top. Create a building base where the horizontal articulation of the lower part of a building's facade's design establishes a human scale for pedestrian users and passers by, and "ties" a building to the ground. Consider increasing the base to more than two stories to have a base that is proportional to the height of the building. d) Roofline — Create a top on buildings to provide an attractive facade skyline and complete the upper floor facade composition. Consider that the project will be viewed from all directions, including the neighborhoods on hillsides surrounding the urban center. Also, consider where the sign could be installed. Additionally, it is likely that as the tallest building around it will be a likely candidate for future location of wireless facilities. It may be helpful to design screening for a future wireless facility at this time than trying to fit one in later. e) Corner treatments — should be emphasized with distinctive elements f) Building Color and Materials — utilize high quality exterior building materials that contribute to the overall appearance and longevity of the building, as well as colors and textures that reflect the local setting and further articulate the building design. Use of natural materials that reflect the NW setting such as stone, local woods, and functional materials like concrete, brick, and metal are encouraged. g) Continuous weather protection — Needed along the sides of the building leading to entrances, particularly for pedestrians leaving parked cars. Use awnings, canopies, or building overhangs. h) Entrances & doors — make sure entry ways are visually prominent and easy to find. There is an opportunity to make the entrances a prominent feature that highlights the entrance and relates the building to the public street. cc) 6. Lighting: Consider the following to meet adequate lighting requirements: See section TMC 18.52.065 a) Safety Pedestrian -oriented areas, including building entrances, walkways and paths, plazas, parking lots, and parking structures shall be illuminated to increase safety and provide clear views both to and within the site. ii. Pedestrian walkways where stairs, curbs, ramps, and crosswalks occur shall be lit for nighttime safety. b) Glare Prevention i. Where appropriate exterior lighting practices must follow the recommendations of the Illuminating Engineering Society of North America (IES). ii. New lighting fixtures shall be "dark sky" compliant, i.e. emitted light should be directed downward from the horizontal plane of the light source to preserve a dark sky and prevent unnecessary light pollution. Exceptions may be made for uplit trees and plants and exterior architectural lighting operated on timers to shut off after midnight nightly. iii. Where feasible new fixtures shall use a reflector and/or a refractor system for efficient distribution of light and reduction of glare. iv. House -side shields and internal reflector caps shall be used to block light from illuminating residential windows. c) Height The maximum mounting height for building -mounted lights is 14 feet above finished grade at all Districts. ii. The maximum height for pole -mounted lighting at parking lots is 20 feet from grade to light source; lower heights should be used wherever possible. iii. The maximum height for pole -mounted lighting at pedestrian plazas, walkways, and entry areas is 12 to 14 feet in height from grade to light source. 7. Signs: Rooftop signs are not permitted. Also, the dynamic signs where the message changes more than once every 24 hours are not permitted. See attached sections of the Sign Code that address building mounted and freestanding signs (TMC 18.20.040, 19.20.050, 19.20.070 AND 19.08.094). It would be a good idea to identify locations for wall and monument signage now so that they will not interfere with architectural elements or landscaping. 8. Recycling and Trash Collection: See attached TMC 18.52.070, 18.52.080 and 18.52.090. Also, you should contact Waste Management to discuss your site plan and the location of trash enclosure. The trash enclosure cannot be located in the required setbacks. Public Works Comments: 1) Applicant shall contact Mike Cusick, PW Senior Water & Sewer Engineer @ 206 431- 2441 regarding Sanitary Sewer Concurrency. Based on fixture count and sewer peak flow information it was determined that the existing 8" asbestos sewer line in APE is vastly undersized and does not have capacity to carry additional flows from the proposed building(s). That project has two choices to provide sanitary sewer for this development: a) install approx. 1800 feet of san sewer pipe over Andover Park West which is tributary to Lift station #12 or b) Install approx. 450 feet of sewer line in APE to the south margin of Strander Blvd. and connect to the existing 36" KC Metro sanitary sewer line running in the Strander Blvd ROW. The Metro sewer line is approx. 18 feet below the existing pavement surface. No other utilities are known to be at that depth, making this connection possible. However on April 2, 2014 new submittal has a different mixture of units, which might change the fixture count and peak flow; coordination with Mike Cusick is required. 2) Provide Water Concurrency test letter, please contact Mike Cusick,PW @ 206 431-2440. 3) An outside grease interceptor (3 compartment, double buffle) per City of Tukwila Detail SS -14 is required for the restaurant. Trash enclosure needs to have a CB or yard drain with sanitary sewer pipe routed thru the grease interceptor, since restaurant dumpsters leak. 4) Applicant shall submit Traffic Concurrency Test application, fee is $12,000.00. 5) Pipe driving will create significant ground vibration in the vicinity of the pile driving operations, therefore all utility lines need to be video inspected before pile driving and after by the contractor to make sure nothing has been damaged. 6) Traffic Impact analysis is being reviewed by the City Engineer and the traffic impact fee will be determined at a later date. 7) Show transition between the development wide sidewalk on APE to the north and south and existing conditions. (drawings didn't show existing conditions outside of the development parcel). 8) Parking inside the R/R easement and access to this parking strip needs to be clarified. Does the easement allow parking and access road? If not, then can the easement be relinquished? Building Department Comments: 1) The preliminary plan contains several exiting issues that will need further discussion and may need to be revised. 2) There are concerns about the interface between the garage and the apartment portion of the high rise. Vehicle exhaust and potential vehicle fires that may impact sleeping residents through window openings or ventilation air systems are still of concern. Section J 1029.1 of the 2012 IBC requires emergency escape and rescue opening in R-2 occupancies below the fourth floor. 3) The center interior exit stairway does not exit through an exit passageway enclosure. Section 1027.1 exception 1 of the IBC was used to allow existing through the hotel lobby. This stairway will include occupant load from the apartment side of the building. Section 1027.1 limits exception 1 to 50% of the number and capacity of the required stairways. Since the lobby in question is for the hotel, additional load from the apartments may exceed 50% of the hotel stairway egress design load when considering the two hotel stair enclosures. Section 1014.2 is of a concern also as the hotel lobby is not accessory to the apartment occupancy and would not be appropriate as an exit through an adjoining space. Fire Department Comments: 1) Landscape sheet L1 of 2, Ensure all trees and shrubs allow 4' of clearance to fire hydrants and post indicator valves (PIV's) when they reach maturity. Draft TMC 18.28.20 F and G (Open Space Requirements) Common Open Space for Residential Uses Purpose: To provide accessible, safe, convenient, and usable common open space for residential uses; To promote the health of residents by providing access to common open space for recreational activities, physical exercise, and/or food production; and To create common open spaces that enhance the residential setting. Common Open Spaces are privately owned and maintained interior common spaces, such as pools or exercise rooms, and/or outdoor landscaped spaces, such as rooftop decks, ground level open spaces, children's play areas, or other multipurpose green spaces associated with multi -family developments that provide for the recreational needs of the residents of the development and are not publicly accessible. Common Open Space Design Requirements Required building setback areas shall not be counted towards Common Open Space. No more than 50 percent of the required common space may be indoor or covered space. Common open spaces shall be easily visible and readily accessible to multifamily residents. The common open spaces for a site shall provide at least three of the following amenities to accommodate a variety of ages and activities: Site furnishings (tables, benches) Picnic and/or barbecue areas Patios, plazas, courtyards, or rooftop terraces Active play areas for children Urban (private/individual) garden plots Pool and/or hot tub Multi-purpose room with cooking facilities �1 O Exercise facility Common open spaces shall not be Tess than 20 feet wide. Courtyards shall be a minimum of 30 feet along the east -west axis and 20 feet along the north -south axis. Adequate fencing, plant screening or other buffer shall separate the common open space area from parking areas, driveways, utility areas, mechanical equipment or public streets. Rooftop utilities shall be adequately screened and separated from rooftop common open spaces. Common open spaces shall be located to take advantage of sunlight to the greatest extent possible. Site design features that create entrapment areas in locations with pedestrian activity shall be avoided. Development shall incorporate Crime Prevention Through Environmental Design (CPTED) principles into open space site design. Common open spaces shall not be located adjacent to dumpster enclosures, loading/service areas, or other incompatible uses, unless fully screened with an architecturally consistent wall or solid fence (no chain link) and landscaping. Individual entries provided onto common open space from adjacent ground floor residential units are encouraged. Small, semi -private open spaces for adjacent ground floor units that maintain visual access to the common area are encouraged to enliven the space. Low walls or hedges (less than 3 feet in height) are encouraged to provide clear definition of semi -private and common spaces. 1 u Figure 31 Common open space examples Interior located common space must be: located in visible areas, such as near an entrance lobby and near high traffic corridors; designed to provide visibility from interior pedestrian corridors and to the outside. Windows should generally occupy at least one-half of the perimeter of the space to make the space inviting and encourage use; and designed to specifically serve interior recreational functions and not merely leftover space used to meet the common space requirement. Common open spaces shall be maintained by the property owner, including keeping the space free of trash and graffiti. Amenities provided within the space, such as benches, planters, art and water features, shall be maintained for the life of the project. Private Open Space for Residential Uses Private Open Spaces are privately owned and maintained and include outdoor balconies, decks, patios, yards, courtyards, rooftop decks or gardens, or landscaped areas used for recreation by inhabitants of a single dwelling unit. Figure 32 Rooftop Garden Private Open Space Design Requirements Required setback areas shall not be counted towards Private Open Space Provision requirements, unless configured as a private yard and accessed by secondary unit entrance(s). Private open spaces shall have primary access from the dwelling unit served. Privacy between units should be created on balconies either structurally or with at least 10 feet horizontal space between balconies. Private Yard landscaping shall be consistent with Side and Rear Yard Landscape Types per Section 18,28.230.8 and Section 2 of the Southcenter Design Manual. Access to a balcony or patio shall be limited to the dwelling served. Minnie Dhaliwal From: Minnie Dhaliwal Sent: Thursday, March 13, 2014 12:38 PM To: 'Eric Guion' Cc: 'Kevin Jones'; Derek Speck Subject: RE: Washington Place Eric, As per our phone conversation we received the revised memo from Kevin regarding parking. The memo did not include a parking management plan (in case demand for parking exceeds the supply) and the questions listed in my email dated Feb 28th, but you will be submitting that separately. Also, listed below are comments from the preapplication regarding open space requirements: 1. Open Space Requirements — Additional information is needed to see if open space requirements are being met. If the required space cannot be provided then this issue would need to be addressed in the Development Agreement. o Current TMC requires 200 sf/unit, or 62,000 sf of recreation space o Draft TMC requires 15% of residential sf, with a maximum of 150 sf per unit, totaling 31,564 sf Provide more detail on planned open spaces, such as the rooftop garden. Use required open space to create an amenity that will attract people to live or stay at the project. There is a lot of paved area on and surrounding the site and it needs to be balanced out with green spaces. See Draft TMC 18.28.250 F and G (attached) for detailed open space regulations for common and private open space. The plan submittal shows a breakdown of the common recreation space that is provided, a total of 11,004 sf. For the purposes of the development agreement we will need a written justification for the reduction of open space requirements. Please let me know if you have any questions. Minnie Newt& D Wiuud Planning Supervisor l City of Tukwila 6300 Southcenter Blvd, Suite 100 1 Tukwila, WA 98188 Ph. 206-431-3685 Minnie.Dhaliwal@TukwilaWA.gov The City of choice, the community of opportunity From: Minnie Dhaliwal Sent: Friday, February 28, 2014 2:00 PM To: 'Eric Guion' 1 Cc: Derek Speck; Nora Gierloff Subject: Washington Place-landuse application fees Eric, As per our phone conversation here are the land use fees: Design Review: $4123.35 SEPA: $1758.75 Development Agreement: $2052.75 Public Notice (generating mailing database for property owners and tenants): $449 Also, we discussed that we will need examples of projects similar to the proposed project that provide one parking space per unit. It would be helpful to get parking utilization data for these projects. Additionally, we need a plan that addresses the situation of what happens if the demand for parking exceeds the capacity. Your proposal should address the following: 1. Will the parking usage be monitored? What type of data will be provided to the city? How often will reporting occur? 2. What will trigger the plan for providing additional parking? 90% full? 3. Where will additional parking be provided? What programs would be in place to address the shortage? If a valet parking program is being considered, provide a plan showing where the additional cars will be parked. 4. What other parking demand management strategies are being considered? Additionally, we have not seen open space calculations. We will need to work out any code issues related to open space calculations (if any) so that they are included in the development agreement. Please let me know if you have any other questions. Minnie Waal& Vkifievete Planning Supervisor I City of Tukwila 6300 Southcenter Blvd, Suite 100ITukwila, WA 98188 Ph. 206-431-3685 Minnie.DhaliwalPTukwilaWA.gov The City of choice, the community of opportunity From: Eric Guion (mailto:eguion@ groupwestcompanies.coml Sent: Thursday, February 27, 2014 3:40 PM To: Minnie Dhaliwal Cc: Eric Guion; omarplee@gmail.com Subject: FW: Washington Place Minnie: I wanted to get back to you right away to answer the questions regarding the parking study. I forwarded your email to Kevin Jones at Transpo and his response is below with regards to parameters entered into the parking calculator. He can follow up with a phone call if that is helpful. 2 I'll address the accessible stall quantity Cocations in the site plan we are submitting foo design review. We've made a few changes in the accessible stall locations/number due to a few updates to the garage and the parking area at the front of the building. I'll give you a call to discuss. Best Regards; Eric Original Message From: Kevin Jones [mailto:Kevin.Jones@transpogroup.com] Sent: Thu 2/27/2014 1:16 PM To: Eric Guion; Omar Lee Cc: matthew@sunway.net; Kevin Jones Subject: RE: Washington Place Eric/Omar, The exact parameters that were entered appear in the memo attachment and include: Site address: 223 Andover Park East, Tukwila, WA 98188 103 studio apartment units averaging 354 square feet (sf) and rented at $790 per month 85 one -bedroom apartment units averaging 592 sf and rented at $1,000 per month 120 two-bedroom apartment units averaging 970 sf and rented at $1,293 per month 4 three-bedroom apartment units averaging 1,532 sf and rented at $1,900 per month Zero "affordable" apartment units Price per residential parking stall of $150 per month If City staff goes to www.rightsizeparking.org<http://www.rightsizeparking.org> and enters these same parameters, the tool will generate an estimated parking use ratio of one vehicle per apartment unit . Kevin Kevin L. Jones, PE, PTOE 1 Senior Transportation Engineer Transpo Group<http://www.transpogroup.com> Kevin.Jones @ transpogroup.com<mailto: Kevin.Jones @ transpogroup.com> Office: 425-821-3665 x236 1 Direct: 425-896-5236 1 Mobile: 425-471-1170 Washington 1California1Utah 1 Abu Dhabi 1Saudi Arabia<http://www.transpogroup.com/contact/> From: Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov<mailto:Minnie.Dhaliwal@TukwilaWA.gov» Date: February 27, 2014 at 12:41:14 PM PSTi To: 'Eric Guion' <eguion@ groupwestcompanies.com<mailto:eguion@groupwestcompanies.com» Cc: Derek Speck <Derek.Speck@TukwilaWA.gov<mailto:Derek.Speck @TukwilaWA.gov» Subject: RE: Washington Place Eric, 3 We have reviewed the documentation sub ) d with the parking analysis memo prepared ( ranspo and were wondering if you could provide the exact parameters that were entered in the King County Residential Parking calculator to generate a one parking space per unit requirement. Also, it would be helpful to get examples of projects that have used this parking standard. Requirements regarding accessible parking are addressed in the attached email from the City's Building Department. Minnie Minnie Dhaliwal Planning SupervisorlCity of Tukwila 6300 Southcenter Blvd, Suite 100ITukwila, WA 98188 Ph. 206-431-3685 Minnie.Dhaliwal@TukwilaWA.gov<mailto:Minnie.Dhaliwal@TukwilaWA.gov> The City of choice, the community of opportunity From: Eric Guion [mailto:eguion@groupwestcompanies.com] Sent: Wednesday, February 19, 2014 9:37 AM To: Minnie Dhaliwal Cc: Eric Guion; omarplee@gmail.com<mailto:omarplee@gmai1.com> Subject: Washington Place Minnie: I look forward to meeting with you on Friday at 10AM to review the zoning / design issues that were brought up in the pre -application conference. As we discussed and as recommended by City Staff, the owner retained an independent consultant to complete a parking analysis to assess the expected parking demand for the project. Attached is the analysis prepared by the Transpo Group. I'd appreciate you circulating the report to the appropriate staff for their review and consideration. Thanks & Best Regards: Eric Guion, AIA Principal Group West Companies PLLC 3601 Fremont Ave. N., Suite 314 Seattle, WA 98103 Direct: 206-826-4651 Main: 206-826-4447 Mobile: 206-910-1089 Fax: 206-826-4446 eguion@groupwestcompanies.com<mailto:eguion @groupwestcompanies.com> "CONFIDENTIALITY NOTE: This e-mail message contains information that may be privileged, confidential and/or protected from disclosure. The sender intends the message only be read by the individual or entity named above. If you believe you have received this message in error, please notify sender by e-mail or phone immediately. If you are not the intended recipient, any dissemination, distribution or copying of this message is prohibited." 4 `/lrtranspoGRouP WHAT TRANSPORTATION CAN BE. March 12, 2014 Ms. Minnie Dhaliwal — Planning Supervisor City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Subject: Washington Place Mixed -Use — Supplemental Parking Information Dear Ms. Dhaliwal: 11730 118th Avenue N.E. Suite 600 Kirkland, WA 98034-7120 T 425-821-3665 F 425-825-8434 www.transpogroup.com As a follow-up to our telephone conversation on February 28, 2014, I wanted to share with you a one-page summary describing the findings of King County Metro's Right Size Parking Project. This summary is also available at http://metro.kinqcounty.qov/up/projects/right-size-parking/pdf/rsp-one-paper-qeneric-2-20-13.pdf. As described on the King County Metro website, the project assembled "local information on multi -family residential parking demand to guide parking supply and management decisions in the future." This included the 2 collection of parking data at over 200 existing developments throughout King County (including seven sites ilith City of Tukwila). The United States Department of Transportation Federal Highway Administration (f WA), Wa .ngton State Department of Transportation (WSDOT), Urban Land Institute (ULI) and Center for Neighborhood Te ology (CNT) all partnered with King County Metro on this $1.02 million project. Note econd sent nce in attached summary which states, "...on average, parking was found to be d versupplieith 1.4 spices (d es built welling unit but used at only about 1 space per unit." Of particular significance is theft iii -work fin s" vii respect to the number of parking spaces used per unit. The chart shows, on a erag.e, existing ing ti if actio g., the number of observed vehicles divided by the number of o spied residential u its3 t one s ace et -unit in -the urban area. This is consistent with my estimate of peak parking ern nd using the ---King Coun lq esidential Parking Calculator and summarized in the attached technical m o "theme res`aential com e) f p oposed development would generate, on average -daily-p ak parking demarr l-eLone ehicle ttr el►t_unit." Given the subject project is located in the ukwila-Urba tiG) 6i d __the Ci 's -Sulu lice er u area -lan-describes-a-set_of_itegrated principles "direc i-reir ttwe hat successfully transition Southcenter from a subur an o a more -urban --center wouldseem_only_appropriate require parking at urban levels and not higher, suburban levels. I hope you find this supplemental information helpful and encourage you to contact me with any questions you may have. Sincerely, Transpo Group Kevin L. Jones, P.E., PTOE Senior Transportation Engineer Attachment: King County Metro's Right Size Parking One -Page Summary Technical Memo, Washington Place Mixed -Use — Parking Analysis dated March 4, 2014 cc: Derek Speck — City of Tukwila Omar Lee, Christine Lee and Matthew Chan — Washington Tower LP Eric Guion — Group West Companies PLLC Jerry Lee — MulvannyG2 Architecture King County METRO TOOLS TO BALANCE SUPPLY Right Size Parking WHAT IS THE "RIGHT SIZE" FOR PARKING? Right -sizing parking means striking a balance between parking supply and demand. Although field data collection found some projects that were not oversupplied, on average parking was found to be oversupplied with 1.4 spaces built per dwelling unit but used at only about 1 space per unit. Applied to a typical suburban project with 150 units, the result is roughly $800,000 spent to build unused parking. FIELD WORK FINDINGS: SPACES USED PER UNIT Urban form Average CBD Urban 0.60 1.00 Spaces/Unit • Utilization: Observed vehicles/ Occupied residential unit 1.40 1.80 • Supply: Total spaces/ Total residential unit WHY DOES IT MATTER? Over -building parking supply leads to increased automobile ownership, vehicle miles traveled, congestion and housing costs. In addition, it presents barriers to smart growth and efficient transit service. INEFFICIENT SUPPLY EFFICIENT SUPPLY HOW CAN WE MOVE FORWARD? OPTIMIZE PARKING FOR SUSTAINABLE COMMUNITIES. Right -sized parking can increase housing affordability, economic development, access to transit, and support livable, walkable communities. RIGHT SIZE YOUR CODES. The project has created new tools to help adjust zoning code to reflect local characteristics of parking use. Try out the Website Calculator, read the Policy Memo online, and watch for the results of future pilot and demonstration projects. RIGHT SIZE YOUR PROJECTS. Our research found that parking use depends on location and context. The Website Calculator estimates use based on pricing, transit access, location of jobs and people, and building characteristics. www.rightsizeparking.org THE RIGHT SIZE PARKING CALCULATOR This map -based tool allows users to create custom scenarios for a specific parcel. The user adjusts the scenario using variables related to the building and its location, including proximity to transit, price of parking, jobs and population, and more. Understanding the influence of these variables helps determine how much parking is "just enough" for a particular site. OUR PARTNERS: CNP tcrepatatien fedetol Highway Administration ® Urban Land Institute -'/ et irrnwabtkn CONTACT US Daniel.Rowe@kingcounty.gov www.kingcountv.gov/RightSizeParking jflranspoGRoUP WHAT TRANSPORTATION CAN BE. TECHNICAL MEMORANDUM Date: March 4, 2014 TG: 14027.00 To: Omar Lee — Washington Tower LP From: Kevin L. Jones, P.E., PTOE — Transpo Groupe cc: Eric Guion, AIA — Group West Companies PLLC Subject: Washington Place Mixed -Use — Parking Analysis This memorandum presents our estimate of daily peak parking demand for the subject project as well as compares this estimate to (1) the number of required parking stalls based on the City of Tukwila's existing and proposed zoning codes and (2) the proposed parking supply. Project Description We understand the project site is located at 223 Andover Park East in Tukwila near existing shopping, restaurants and entertainment and within walking distance of the existing Green River Trail. It is also located near the future Tukwila Transit Center and within walking distance of the future Tukwila Sounder Station. The proposed project would include the demolition of a 40,580 -square foot (sf) building formerly occupied by Circuit City and construction of a 19 -story mixed-use building with 312 apartment units and 189 hotel rooms. The project would include a mix of apartment unit types rented at local market rates. The number of studios and one- to three-bedroom apartment units is summarized below along with the average size and anticipated monthly rent for each unit type: • 103 studio units averaging 354 sf and rented at approximately $790/month • 85 one -bedroom units averaging 592 sf and rented at approximately $1,000/month • 112 two-bedroom units averaging 946 sf and rented at approximately $1.275/month • Eight two-bedroom plus den units averaging 1,313 sf and rented at approx. $1,550/month • Four three-bedroom units averaging 1,532 sf and rented at approximately $1,900/month We understand the hotel will be branded as a "4Points by Sheraton." It will include a shuttle program, providing transportation for guests to/from Sea -Tac International Airport which is located Tess than five miles to the west. Given this proximity and provision for shuttle service, the hotel plans to contract with the airlines and reserve rooms for pilots, flight crew, etc. An average annual room occupancy rate of 70 percent is anticipated based on similar hotels. The project would also provide 208 surface parking stalls and 229 garage parking stalls for a total of 437 stalls. We understand the monthly price for residential parking would be approximately $150 per stall and this price would be in addition to the monthly rent. Parking Demand Peak parking demand was estimated differently for the residential and hotel components of the project. For the residential component, we used the King County Multi -Family Residential Parking Calculator (www.riahtsizeparkina.orq) to calculate the estimated number of parking stalls that would be used per apartment unit. The calculator is a map -based statistical model that estimates parking use for a particular parcel based on local data collected at, over 200 existing multi -family developments in 2012. The calculator was created by King County Metro using grant monies awarded from the Federal Highway Administration (FHWA) Value Pricing Program and takes into consideration surrounding factors such as existing population, employment, and transit service concentrations. In using the calculator, we first selected the parcel representing the project site. Next, we entered the number, size and anticipated monthly rent for each apartment unit type along with the monthly price 7Fenspo Group 11730118th Avenue N.E., Suite 600 Kirkland, WA 98034 425-821-3665 Fax: 425-825-8434 per stall for residents of the building. Although it would be reasonable to increase the existing transit service concentration recognizing the nearby investments in the Tukwila Transit Center and Tukwila Sounder Station, we did not to ensure a reasonably conservative estimate of future residential parking demand. As shown in the attached, the tool estimates that the residential component of the proposed development would generate, on average, a daily peak parking demand of one vehicle per apartment unit. This translates to approximately 312 vehicles with a total of 312 apartment units. The tool reports this estimate as strong (accurate) for the parcel in which the project site is located. The average parking rate published in Parking Generation (Institute of Transportation Engineers [ITE], 4th Edition, 2010) for "Hotel" was used to estimate peak parking demand for the hotel component. The average weekday peak period parking demand is 0.89 vehicles per occupied room (see attached) and based on an anticipated average annual room occupancy of 70 percent, it is estimated that the hotel would generate a daily peak parking demand of approximately 118 vehicles (189 x 0.70 x 0.89 = 118). This is considered a conservative estimate because it does not account for the planned shuttle program nor the strategy to reserve rooms for those in the airline industry, two elements not incorporated in the average ITE parking rate that would likely result in less parking demand than would be generated otherwise. Combining our parking demand estimate for the hotel with our estimate for the residential component, we anticipate the proposed mixed-use development would generate a peak parking demand of approximately 430 vehicles (312 + 118 = 430). Parking Analysis The City's existing zoning code requires two parking stalls for each apartment unit with up to three bedrooms and one stall for each hotel room plus one stall for employees for each 20 rooms, rounded to the next highest figure. As such, the City would require 624 stalls (312 x 2 = 624) for residential parking and 199 stalls ((189 x 1) + (189 / 20) = 199) for hotel parking, a total of 823 stalls. This total supply is approximately 393 more stalls (823 - 430 = 393) than the estimated total daily peak parking demand described above. We understand the City has proposed changes to the existing zoning code as it relates to the Tukwila Urban Center District in which the project site is located. These changes would require fewer parking stalls than with the existing zoning code. For example, Table 4 of the Planning Commission's Recommend Draft Chapter 18.28 (October 2012) recommends one parking stall for each studio or one -bedroom unit, 1.5 stalls for each two-bedroom unit, two stalls for each unit with more than two bedrooms, and one stall for each hotel room. If approved, the City would require 376 stalls ((188 x 1) + (120 x 1.5) + (4 x 2) = 376) for residential parking' and 189 stalls (189 x 1 = 189) for hotel parking, a total of 565 stalls. This total supply is approximately 135 more stalls (565 - 430 = 135) than the total daily peak parking demand. With the project proposing a total of 437 parking stalls, we estimate that this supply is approximately seven more stalls (437 - 430 = 7) than the estimated total daily peak parking demand. Based on the average parking rate in Parking Generation for "Hotel," it is worth noting that the proposed supply would be approximately equivalent to the peak parking demand if the hotel was 75 percent occupied and without the strategies to reduce hotel parking demand described earlier2. 1 The proposed code would require approximately 64 more residential parking stalls than the estimated residential peak parking demand. Assuming these additional stalls would require more structure parking, these stalls would be responsible for approximately 11,300 kg in annual greenhouse gas emissions (carbon dioxide equivalent) from construction and maintenance and approximately 303,100 kg in greenhouse gas emissions (carbon dioxide) from vehicle use of residents, as calculated by the King County Multi -Family Residential Parking Calculator. 2 Based on projections, it is unlikely that room occupancy would exceed 75 percent with any regularity but if this was to occur, the owner is committed to provide valet parking service to off -set the incremental increase in parking demand. J[trarlspoGROUP 2 Conclusions Conservatively, we estimate the proposed project would generate a daily peak parking demand of approximately 430 vehicles, Tess than the proposed parking supply and significantly less than what the City's existing and proposed zoning codes would otherwise require. Peak parking demand would likely be even Tess as we did not adjust our estimate to reflect the future transit concentration of the area nor the hotel's planned services geared toward guests (air travelers, pilots, flight crew, etc.) affiliated with the nearby airport. KLJ/ Attachments: Screen Shots from King County Multi -Family Residential Parking Calculator Excerpt from Parking Generation for "Hotel" riranspoGRouP 3 Screen Shots from King County Multi -Family Residential Parking Calculator 4, I Enter a location X Screen Shots from King County Multi -Family Residential Parking Calculator O rn ro V C rU Ct. 0 a)cc E orn _ 0 0 v jg 0 co r y Enter a location Andover Park E Andover Park E m ; v1 Andover Park W Andover Park W ID }row A 0 co 0 Q. Cnccentretbn Caw to u,gn O d o m E L o I C 4` U u u. o comb 033m oAs n w 5 E. 0 c rn 'c ill 0 4 Screen Shots from King County Multi -Family Residential Parking Calculator Z. cf Enter a location... Land Use: 310 Hotel Average Peak Period Parking Demand vs. Occupied Rooms On a: Weekday Location: Suburban Statistic Peak Period Number of Study Sites Average Size of Study Sites Average Peak Period Parking Demand Standard Deviation Coefficient of Variation 95% Confidence Interval Range 85th Percentile 33rd Percentile Peak Period Demand 12:00-1:00 p.m.; 7:00-10:00 p.m.; 11:00 p.m. -5:00 a.m. 20 315 occupied rooms 0.89 vehicles per occupied room 0.31 35% 0.75-1.02 vehicles per occupied room 0.61-1.94 vehicles per occupied room 1.08 vehicles per occupied room 0.72 vehicles per occupied room P = Parked Vehicles 900 800 700 600 500 400 300 200 100 0 Weekday Suburban Peak Period Parking Demand P=1.10x-59 R2=0.74 . i 0 200 400 600 800 x = Occupied Rooms • Actual Data Points Institute of Transportation Engineers Fitted Curve [ 761 - - Average Rate Parking Generation, 4th Edition Insti Brooke, You can certainly bring up these issues at the hearing and then the Board can decide if additional conditions are needed to address the concerns you are raising. Let me know what time works for you to call me and I will make myself available to answer any questions. Green Roof: Regarding green roof above the garage, staff had initially asked the developer to consider it. However due to cost issues they did not want to incorporate it into their design and instead proposed trellis on the roof of the garage. We do not have details for the planters or the type of plants at this time. Condition #6 states that details of planters be addressed as part of building permit review process. However if you want to give more specific direction on what staff should look for in terms of size, number, type of planting etc you can make a motion to that effect. Green Walls: Regarding green walls, the developer was considering those at one time but due to cost did not incorporate. Also, there may be a concern with amount of space and solar orientation needed to make these successful. However if you have any suggestions please share. On the Open Space and Draft TUC Plan: The draft TUC plan regulations are more detailed and spell out the qualitative characteristics of the open space. See open space regulations listed under TMC 18.28.250 starting from page 55 at http://www.tukwilawa.gov/dcd/urbanplan/TMC18.28 PCDraft Updated CLEAN.pdf Open space requirements are 10% of the residential unit floor area, Also, the draft regulations under 18.28.250F Common Open Space for residential uses state no more than 50 percent of the required common space may be indoor or covered. For the hotel use the amount of open space required under the Draft TUC Plan is 25 sq. ft. per room and it is envisioned as publically accessible outdoor landscaped spaces. They could get credit for the area of any new street that they accommodate on their property. Here is how the draft TUC Plan requirements compare to what Washington Place is proposing: Residential Open Space: Required under Draft TUC Plan: 20,827 sq. ft. (10% of residential unit floor area) which amounts to approximately 56 sq. ft. per unit for Washington Place (370 units). If common areas such as lobby and bike rack areas are not allowed to be counted towards open space requirements then the total amount proposed is approximately 10,913 sq. ft., which amounts to 29.5 sq. ft. per unit for Washington Place. Of the total amount proposed 5,919 is outdoor and 4,994 is indoor. I am trying to get the exact numbers from the developer to confirm and verify these amounts. • The development agreement requires 45 sq. ft. per unit, and allows common spaces such as -bike rack area and lobby areas to count towards open space requirements. Hotel use: • • Required under Draft TUC Plan: 4725 sq. ft. (25 sq. ft. per room). This space is envisioned as publicly accessible, outdoor, landscaped areas. They can get credit for accommodating a new street that helps break up big city blocks. Washington Place would get credit for 3360 sq. ft. for accommodating a new street along the west property line. J 1 As you know the Development Agreement by the City Council sets the parameters for open space for Washington Place. However the TUC Plan that was reviewed by the Planning Commission is currently under review by the City Council and they will be discussion open space requirements this Tuesday and you are welcome to address them. If the City Council approves the plan it is not coming back to the Planning Commission as they are reviewing the draft that was recommended by the Planning Commission. I recommend that you have a conversation with Nora about the Plan and if you want to come to the City Council meeting. Height: Under the Development Agreement the max height for 50% is 190', and for the remaining 50% it is 115 feet under the current adopted code. The Draft TUC Plan limits the maximum height to 45 feet in the Transit Oriented District, with allowance to go up to 70 feet if public frontage (sidewalk etc) are built and to go up to 115 feet if public frontage improvements are combined with multifamily incentive. Washington Place would qualify for both incentives, so under the draft TUC Plan the maximum height would be 115 feet. '6400 City of Tukwila Department of Community Development File Number 114-0016 E14-0003 LAND USE PERMIT ROUTING FORM TO: ,Building l❑I Planning I❑] Public Works Fire Dept. Police Dept. Parks/Rec Project: Washington Square Address 223 Andover Park East Date transmitted: March 10th, 2014 Response requested by: March 14th, 2014 Staff coordinator: Minnie Dhaliwal Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability io administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) c5e-e- olt Plan check date: AS — /4f Comments prepared by: Update date: c o c Washington Square 223 Andover Park East File # L14-0016 E14-0003 Building Dept. comments 1. The preliminary plan contains several exiting issues that will need further discussion and may need to be revised. 2. There are concerns about the interface between the garage and the apartment portion of the high rise. Vehicle exhaust and potential vehicle fires that may impact sleeping residents through window openings or ventilation air systems are still of concern. Section 1029.1 of the 2012 IBC requires emergency escape and rescue openings in R-2 occupancies below the fourth floor. 3. The center interior exit stairway does not exit through an exit passageway enclosure. Section 1027.1 exception 1 of the IBC was used to allow exiting through the hotel lobby. This stairway will include occupant load from the apartment side of the building. Section 1027.1 limits exception 1 to 50% of the number and capacity of the required stairways. Since the lobby in question is for the hotel, additional load from the apartments may exceed 50% of the hotel stairway egress design load when considering the two hotel stair enclosures. Section 1014.2 is of a concern also as the hotel lobby is not accessory to the apartment occupancy and would not be appropriate as an exit through an adjoining space. Minnie Dhaliwal From: Minnie Dhaliwal Sent: Friday, February 28, 2014 2:00 PM To: 'Eric Guion' Cc: Derek Speck; Nora Gierloff Subject: Washington Place-Ianduse application fees Eric, As per our phone conversation here are the land use fees: Design Review: $4123.35 SEPA: $1758.75 Development Agreement: $2052.75 Public Notice (generating mailing database for property owners and tenants): $449 Also, we discussed that we will need examples of projects similar to the proposed project that provide one parking space per unit. It would be helpful to get parking utilization data for these projects. Additionally, we need a plan that addresses the situation of what happens if the demand for parking exceeds the capacity. Your proposal should address the following: 1. Will the parking usage be monitored? What type of data will be provided to the city? How often will reporting occur? 2. What will trigger the plan for providing additional parking? 90% full? 3. Where will additional parking be provided? What programs would be in place to address the shortage? If a valet parking program is being considered, provide a plan showing where the additional cars will be parked. 4. What other parking demand management strategies are being considered? Additionally, we have not seen open space calculations. We will need to work out any code issues related to open space calculations (if any) so that they are included in the development agreement. Please let me know if you have any other questions. Minnie 'Mode 7Matiettai Planning Supervisor 'City of Tukwila 6300 Southcenter Blvd, Suite 100 'Tukwila, WA 98188 Ph. 206-431-3685 Minnie.Dhaliwal@TukwilaWA.gov The City of choice, the community of opportunity From: Eric Guion [mailto:eguion@groupwestcompanies.com] Sent: Thursday, February 27, 2014 3:40 PM To: Minnie Dhaliwal Cc: Eric Guion; omarplee@gmail.com Subject: FW: Washington Place 1 Minnie: I wanted to get back to you right away to answer the questions regarding the parking study. I forwarded your email to Kevin Jones at Transpo and his response is below with regards to parameters entered into the parking calculator. He can follow up with a phone call if that is helpful. I'll address the accessible stall quantity and locations in the site plan we are submitting for the design review. We've made a few changes in the accessible stall locations/number due to a few updates to the garage and the parking area at the front of the building. I'll give you a call to discuss. Best Regards; Eric Original Message From: Kevin Jones [mailto:Kevin.Jones@transpogroup.com] Sent: Thu 2/27/2014 1:16 PM To: Eric Guion; Omar Lee Cc: matthew@sunway.net; Kevin Jones Subject: RE: Washington Place Eric/Omar, The exact parameters that were entered appear in the memo attachment and include: Site address: 223 Andover Park East, Tukwila, WA 98188 103 studio apartment units averaging 354 square feet (sf) and rented at $790 per month 85 one -bedroom apartment units averaging 592 sf and rented at $1,000 per month 120 two-bedroom apartment units averaging 970 sf and rented at $1,293 per month 4 three-bedroom apartment units averaging 1,532 sf and rented at $1,900 per month Zero "affordable" apartment units Price per residential parking stall of $150 per month If City staff goes to www.rightsizeparking.org<http://www.rightsizeparking.org> and enters these same parameters, the tool will generate an estimated parking use ratio of one vehicle per apartment unit . Kevin Kevin L. Jones, PE, PTOE 1 Senior Transportation Engineer Transpo Group<http://www.transpogroup.com> Kevin.Jones @ transpogroup.com<mailto: Kevin.Jones @ transpogroup.com> Office: 425-821-3665 x236 1 Direct: 425-896-5236 1 Mobile: 425-471-1170 Washington 1 California 1 Utah 1 Abu Dhabi 1 Saudi Arabia<http://www.transpogroup.com/contact/> 2 From: Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov<mailto:Minnie.Dhaliwal@TukwilaWA.gov» Date: February 27, 2014 at 12:41:14 PM PSTi To: 'Eric Guion' <eguion@groupwestcompanies.com<mailto:eguion@groupwestcompanies.com» Cc: Derek Speck <Derek.Speck@TukwilaWA.gov<mailto:Derek.Speck@TukwilaWA.gov» Subject: RE: Washington Place Eric, We have reviewed the documentation submitted with the parking analysis memo prepared by Transpo and were wondering if you could provide the exact parameters that were entered in the King County Residential Parking calculator to generate a one parking space per unit requirement. Also, it would be helpful to get examples of projects that have used this parking standard. Requirements regarding accessible parking are addressed in the attached email from the City's Building Department. Minnie Minnie Dhaliwal Planning SupervisorlCity of Tukwila 6300 Southcenter Blvd, Suite 100jTukwila, WA 98188 Ph. 206-431-3685 Minnie.Dhaliwal @TukwilaWA.gov<mailto:Minnie.Dhaliwal @Tukwi IaWA.gov> The City of choice, the community of opportunity From: Eric Guion [mailto:eguion@groupwestcompanies.com] Sent: Wednesday, February 19, 2014 9:37 AM To: Minnie Dhaliwal Cc: Eric Guion; omarplee@gmail.com<mailto:omarplee@ gmail.com> Subject: Washington Place Minnie: I look forward to meeting with you on Friday at LOAM to review the zoning / design issues that were brought up in the pre -application conference. As we discussed and as recommended by City Staff, the owner retained an independent consultant to complete a parking analysis to assess the expected parking demand for the project. Attached is the analysis prepared by the Transpo Group. I'd appreciate you circulating the report to the appropriate staff for their review and consideration. Thanks & Best Regards: Eric Guion, AIA Principal Group West Companies PLLC 3601 Fremont Ave. N., Suite 314 Seattle, WA 98103 Direct: 206-826-4651 Main: 206-826-4447 Mobile: 206-910-1089 Fax: 206-826-4446 eguion @groupwestcompanies.com<mailto:eguion @groupwestcompanies.com> "CONFIDENTIALITY NOTE: This e-mail message contains information that may be privileged, confidential and/or protected from disclosure. The sender intends the message only be read by the individual or entity named above. If you believe you have received this message in error, please notify sender by e-mail or phone immediately. If you are not the intended recipient, any dissemination, distribution or copying of this message is prohibited." 3 TrtranspoGRoup WHAT TRANSPORTATION CAN BE. TECHNICAL MEMORANDUM Date: February 12, 2014 TG: 14027.00 To: Omar Lee — Washington Tower LP From: Kevin L. Jones, P.E., PTOE — Transpo Group cc: Eric Guion, AIA — Group West Companies PLC Subject: Washington Place Mixed -Use — Parking Analysis This memorandum presents our estimate of daily peak parking demand for the subject project as well as compares this estimate to (1) the number of required parking stalls based on the City of Tukwila's existing and proposed zoning codes and (2) the proposed parking supply. Project Description We understand the project site is located at 223 Andover Park East in Tukwila near existing shopping, restaurants and entertainment and within walking distance of the existing Green River Trail. It is also located near the future Tukwila Transit Center and within walking distance of the future Tukwila Sounder Station. The proposed project would include the demolition of a 40,580 -square foot (sf) building formerly occupied by Circuit City and construction of a 19 -story mixed-use building with 312 apartment units and 189 hotel rooms. The project would include a mix of apartment unit types rented at local market rates. The number of studios and one- to three-bedroom apartment units is summarized below along with the average size and anticipated monthly rent for each unit type: • 103 studio units averaging 354 sf and rented at approximately $790/month • 85 one -bedroom units averaging 592 sf and rented at approximately $1,000/month • 112 two-bedroom units averaging 946 sf and rented at approximately $1,275/month • Eight two-bedroom plus den units averaging 1,313 sf and rented at approx. $1,550/month • Four three-bedroom units averaging 1,532 sf and rented at approximately $1,900/month We understand the hotel will be branded as a "4Points by Sheraton." It will include a shuttle program, providing transportation for guests to/from Sea -Tac International Airport which is located Tess than five miles to the west. Given this proximity and provision for shuttle service, the hotel plans to contract with the airlines and reserve rooms for pilots, flight crew, etc. An average annual room occupancy rate of 70 percent is anticipated based on similar hotels. The project would also provide 213 surface parking stalls and 234 garage parking stalls for a total of 447 stalls. We understand the monthly price for residential parking would be approximately $150 per stall and this price would be in addition to the monthly rent. Parking Demand Peak parking demand was estimated differently for the residential and hotel components of the project. For the residential component, we used the King County Multi -Family Residential Parking Calculator (www.rightsizeparkino.orq) to calculate the estimated number of parking stalls that would be used per apartment unit. The calculator is a map -based statistical model that estimates parking use for a particular parcel based on local data collected at over 200 existing multi -family developments in 2012. The calculator was created by King County Metro using grant monies awarded from the Federal Highway Administration (FHWA) Value Pricing Program and takes into consideration surrounding factors such as existing population, employment, and transit service concentrations. In using the calculator, we first selected the parcel representing the project site. Next, we entered the number, size and anticipated monthly rent for each apartment unit type along with the monthly price Transpo Group 11730118th Avenue N.E., Suite 600 Klrldand, WA 98034 425-821-3665 Fax: 425-825-8434 per stall for residents of the building. Although it would be reasonable to increase the existing transit service concentration recognizing the nearby investments in the Tukwila Transit Center and Tukwila Sounder Station, we did not to ensure a reasonably conservative estimate of future residential parking demand. As shown in the attached, the tool estimates that the residential component of the proposed development would generate, on average, a daily peak parking demand of one vehicle per apartment unit. This translates to approximately 312 vehicles with a total of 312 apartment units. The tool reports this estimate as strong (accurate) for the parcel in which the project site is located. The average parking rate published in Parking Generation (Institute of Transportation Engineers [ITE], 4th Edition, 2010) for "Hotel" was used to estimate peak parking demand for the hotel component. The average weekday peak period parking demand is 0.89 vehicles per occupied room (see attached) and based on an anticipated average annual room occupancy of 70 percent, it is estimated that the hotel would generate a daily peak parking demand of approximately 118 vehicles (189 x 0.70 x 0.89 = 118). This is considered a conservative estimate because it does not account for the planned shuttle program nor the strategy to reserve rooms for those in the airline industry, two elements not incorporated in the average ITE parking rate that would likely result in less parking demand than would be generated otherwise. Combining our parking demand estimate for the hotel with our estimate for the residential component, we anticipate the proposed mixed-use development would generate a peak parking demand of approximately 430 vehicles (312 + 118 = 430). Parking Analysis The City's existing zoning code requires two parking stalls for each apartment unit with up to three bedrooms and one stall for each hotel room plus one stall for employees for each 20 rooms, rounded to the next highest figure. As such, the City would require 624 stalls (312 x 2 = 624) for residential parking and 199 stalls ((189 x 1) + (189 / 20) = 199) for hotel parking, a total of 823 stalls. This total supply is approximately 393 more stalls (823 - 430 = 393) than the estimated total daily peak parking demand described above. We understand the City has proposed changes to the existing zoning code as it relates to the Tukwila Urban Center District in which the project site is located. These changes would require fewer parking stalls than with the existing zoning code. For example, Table 4 of the Planning Commission's Recommend Draft Chapter 18.28 (October 2012) recommends one parking stall for each studio or one -bedroom unit, 1.5 stalls for each two-bedroom unit, two stalls for each unit with more than two bedrooms, and one stall for each hotel room. If approved, the City would require 376 stalls ((188 x 1) + (120 x 1.5) + (4 x 2) = 376) for residential parkingl and 189 stalls (189 x 1 = 189) for hotel parking, a total of 565 stalls. This total supply is approximately 135 more stalls (565 - 430 = 135) than the total daily peak parking demand. With the project proposing a total of 447 parking stalls, we estimate that this supply is approximately 17 more stalls (447 - 430 = 17) than the estimated total daily peak parking demand. Based on the average parking rate in Parking Generation for "Hotel," it is worth noting that the proposed supply would accommodate the peak parking demand even if the hotel was 80 percent occupied and without the strategies to reduce hotel parking demand described earlier2. 1 The proposed code would require approximately 64 more residential parking stalls than the estimated residential peak parking demand. Assuming these additional stalls would require more structure parking, these stalls would be responsible for approximately 11,300 kg in annual greenhouse gas emissions (carbon dioxide equivalent) from construction and maintenance and approximately 303,100 kg in greenhouse gas emissions (carbon dioxide) from vehicle use of residents, as calculated by the King County Multi -Family Residential Parking Calculator. 2 Based on projections, it is unlikely that room occupancy would exceed 80 percent with any regularity but if this was to occur, the owner is committed to provide valet parking service to off -set the incremental increase in parking demand. ' lrtranspo Roup 2 Conclusions Conservatively, we estimate the proposed project would generate a daily peak parking demand of approximately 430 vehicles, Tess than the proposed parking supply and significantly less than what the City's existing and proposed zoning codes would otherwise require. Peak parking demand would likely be even less as we did not adjust our estimate to reflect the future transit concentration of the area nor the hotel's planned services geared toward guests (air travelers, pilots, flight crew, etc.) affiliated with the nearby airport. KLJ/ Attachments: Screen Shots from King County Multi -Family Residential Parking Calculator Excerpt from Parking Generation for "Hotel" `irtranspoGRouP 3 Screen Shots from King County Multi -Family Residential Parking Calculator C [� www.rightsizeparking.org 4, 0) C �N and 0 R O 3 w y Screen Shots from King County Multi -Family Residential Parking Calculator X E LL U atG n R tfl0 AS CE CE d Enter a location 4, Screen Shots from King County Multi -Family Residential Parking Calculator 2 d Enter a location... Land Use: 310 Hotel Average Peak Period Parking Demand vs. Occupied Rooms On a: Weekday Location: Suburban Statistic Peak Period Number of Study Sites Average Size of Study Sites Peak Period Demand 12:00-1:00 p.m.; 7:00-10:00 p.m.; 11:00 p.m. -5:00 a.m. 20 Average Peak Period Parking Demand Standard Deviation Coefficient of Variation 315 occupied rooms 0.89 vehicles per occupied room 0.31 95% Confidence Interval Range 85th Percentile 33rd Percentile 35% 0.75-1.02 vehicles per occupied room 0.61-1.94 vehicles per occupied room 1.08 vehicles per occupied room 0.72 vehicles per occupied room P = Parked Vehicles 900 800 700 600 500 400 300 200 100 0 0 Weekday Suburban Peak Period Parking Demand 200 400 600 x = Occupied Rooms 800 • Actual Data Points Institute of Transportation Engineers Fitted Curve (76) - - - - Average Rate Parking Generation, 4th Edition R2 = 0.74 • 200 400 600 x = Occupied Rooms 800 • Actual Data Points Institute of Transportation Engineers Fitted Curve (76) - - - - Average Rate Parking Generation, 4th Edition et* of -Tukwila Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, 1 V i ' , HEREBY DECLARE THAT: Project Number: Notice of Application y Notice of Decision Associated File Number (s): Notice of Public Hearing �" l Notice of Public Meeting Mailing requested by: Determination of Non- Significance Mitigated Determination of Non - Significance Mailer's signature:� !/�'`L Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this day of T 20 1 Lf Project Name: Lk) 5 Project Number: Associated File Number (s): -eft( --000 L� 0 £ �J �" l / Mailing requested by: Mailer's signature:� !/�'`L W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC (i /o � f ,m,tra-ockew; p'1 G, fill ' S `L" s �{ (.0 1 cJ T {�j �'� l.f J '�Vl ��f 4L� 1 6)1141t- Lt,k.°7 -rv1 i c .ei - sch b )444-r h` (rvt., D Q City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director May 23, 2014 NOTICE OF DECISION TO: Eric Guion, Applicant Omar Lee, Owner King County Assessor, Accounting Division Washington State Department of Ecology Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L14-0015 Applicant: Eric Guion Type of Permit Applied for: Design Review Project Description: Construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. Location: Associated Files: Comprehensive Plan Designation/Zoning District: 223 Andover Park East E1j0003 and L14-0016 TUC II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Decision on Substantive Permit: The City's Board of Architectural Review has determined that the design review application does comply with applicable City code requirements and has approved that application based on the findings and conclusions contained in the staff report and as amended by the Board at the hearing, subject to the following conditions: 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 1. The east parking lot shall be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material such as stamped concrete or pavers and enhancing the landscaping. 2. Preserve the existing perimeter trees along the north and south side to the maximum extent possible by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls leaving at least 5'8" wide landscape perimeter along the south property line. In order to save the trees the Board is authorizing elimination of interior landscaping islands in lieu of the perimeter landscaping and also authorizing the percentage of compact stalls to exceed 30% of the total parking count. 3. The quality of the back side of the building shall be improved to match the quality along the front side by including any combination of techniques such as different window sizes, materials/color variations, modulation and articulation with a goal to add visual interest by differentiating the hotel and the residential towers and to provide equal importance to the tower element from all four sides. 4. Details related to the street frontage improvement such as light fixtures, benches, curb cut details and details of the transition between the proposed new sidewalk and the existing narrow sidewalks to the north and the south shall be reviewed and approved by staff as part of the building permit review process. 5. At least one of the metal panel colors (Sandstone or Surrey Beige) shall be replaced to ensure sufficient differentiation between the two colors. 6. Detailed design and specification of the site furnishings such as benches; planters; screening of trash enclosure; window details to introduce more depth and shadow on the upper floors; location of above ground utility apparatus shall be reviewed administratively by staff as part of the building permit review process. 7. Additional light fixtures in the northwest corner of the parking lot shall be provided to avoid areas of extremely low lighting levels. 8. The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the main building. Also, some architectural interest in the form of pattern/color in the metal screen shall be added to the north facade to improve the pedestrian experience. Also, the details related to metal screen, roof top trellises and planters shall be reviewed as part of the building permit. 9. Staff shall work with the applicant to maximize opportunities to add more vegetation in areas of pedestrian activity to include but not be limited to the parking garage, entrances and vertical surfaces. Changes to be reviewed administratively at the time of building permit. Page 2 of 4 III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by June 6, 2014. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Page 3 of 4 Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Minnie Dhaliwal, who may be contacted at 206-431-3685 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City of Tukwila Page 4 of 4 WASHINGTON PLACE SIGN IN SHEET - FOR THOSE WHO WOULD LIKE TO SPEAK BOARD OF ARCHECTITUAL REVIEW PUBLIC HEARING MAY 22, 2014 INT NAME CLEARLY EMAIL ADDRESS PHONE HOME ADDRESS(Including Zip Code) Project testifying on 1. C„�. e �.\ 0Ne���Qw-�.•=rl-t="e" 2O U _ a t0- \� Te -.A, -e 1/44.L'L`,1/4A, ti 31 �t 6°C - 5t0. -c -NA, q its v\ac, 2. if �' (//7 ho-6�' ``eAj v; �vnJ,G,,, 7a6 - ‘71/2- — y� 33 ; / 7 / / i Yr ,r• 5-£_ --e7e-4, go06 W/4 7/. 3. 4. 5. 6. 0 8. 9. 10. 11. 12. et* 4 J u; m a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl , HEREBY DECLARE THAT: L14-0015, E14-0003 Mailing requested by: Min Notice of Application Mailer's signature: 4/7 jCP�/7,A _—t Notice of Decision x Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _8th day of May 2013 Project Name: Washington Place Project Number: PL14-0008 Associated File Number (s): L14-0015, E14-0003 Mailing requested by: Min a Dhaliwal Mailer's signature: 4/7 jCP�/7,A _—t W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Notice of Application Environmental and Design Review of Washington Place STRANDER BLVD Project Description: Construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. Address: 223 Andover Park East File #'s: E14-0003 (SEPA) and L14-0015 (Design Review) Property Owner: Southcenter WA, LLC Applicant: Eric Guion Project Planner: Minnie Dhaliwal 206-431-3685 or Minnie.Dhaliwal@TukwilaWA.gov Comments and Appeals: Your written comments on the project are requested and can be delivered to Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila WA 98188 or via email to Minnie.Dhaliwal@TukwilaWA.gov. Comments must be received before or on April 18, 2014, by 5:OOpm. You may request a copy of any decision, information on hearings, and your appeal rights by calling 206-431-3685. City of Tukwila Notice of Hearing Washington Place Project Description: Construction of a 19 story residential and hotel mixed use build- ing. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. Address: 223 Andover Park East File #'s: L14-0015 (Design Review) Property Owner: Southcenter WA, LLC Applicant: Eric Guion Project Planner: Minnie Dhaliwal 206-431-3685 or Minnie.Dhaliwal@TukwilaWA.gov STRA:NDER BLVD You are invited to comment on the project be- fore the Board of Architectural Review at a public hearing scheduled on May 22, 2014, at 6:30 pm in Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila. For further information on this proposal, contact Minnie Dhaliwal at 206-431-3685 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Teri Svedahl From: Teri Svedahl Sent: Thursday, May 08, 2014 7:58 AM To: 'connieL@ggroup.com' Subject: Notice of Hearing Attachments: NOH Washington Place.pub Attached is the Notice of Public Hearing for Tukwila project; Washington Place. If you have any questions, feel free to contact Minnie Dhaliwal, Planning Department Manager at Minnie.Dhaliwal@TukwilaWA.gov Ter&Sved ah1' Administrative Support Technician City of Tukwila - Building & Planning Department 6300 Southcenter Boulevard - Ste 100 Tukwila WA 98188 Teri.Svedahl@TukwilaWA.gov SEATTLE SEAHAWKS, SUPER BOWL XLVIII CHAMPIONS The City of opportunity, the community of choice. Teri Svedahl From: Teri Svedahl Sent: Thursday, May 08, 2014 7:56 AM To: 'anderDM@wsdot.wa.gov' Subject: Notice Of Hearing Attachments: NOH Washington Place.pub Attached is the Notice of Public Hearing for Tukwila project, Washington Place. If you have any questions, please feel free to contact Minnie Dhaliwal at Minnie.Dhaliwal@TukwilaWa.gov MK/Sve&4h' Administrative Support Technician City of Tukwila - Building & Planning Department 6300 Southcenter Boulevard - Ste 100 Tukwila WA 98188 Teri.Svedahl@TukwilaWA.gov SEATTLE SEAHAWKS, SUPER BOWL XLVIII CHAMPIONS The City of opportunity, the community of choice. Teri Svedahl From: Minnie Dhaliwal Sent: Tuesday, April 29, 2014 4:11 PM To: Teri Svedahl Cc: Nora Gierloff Subject: Notice of Hearing for Washington Place Attachments: Postcard -Washington Place Notice of Hearing.pub; Washington Place AGENCY CHECKLIST-EXCEL.xls Teri, I am out until May 8th and the attached notice needs to be mailed on May 8th. I am attaching the postcard and the list of agencies who will receive the card. Also it needs to be emailed to the following two parties of record: 1.lnawn Y. Anderson (EMAIL: AnderDM@wsdot.wa.gov) Washington State Dept. of Transportation Development Services Engineer Sno/7Cing Counties 15700 Dayton Ave IV PO Box, 330310 11_S 240 Seattle, WA 98133 2. Connie Levine GARFIELD SOUTHCENTER, LLC 200 International Way, Springfield, OR 97477 P.O. Box 529, Eugene, OR 97440 (541) 465-1600 (541) 485-2050 (fax) ConnieLPggroup.com Thanks, Minnie 1 \C*.k-ZI° !AGENCY, US ARMY CORP OF ENGINEERS FEDERAL TRANSIT ADMIN US E.P.A. US DEPT OF H.U.D OFFICE OF ARCHAEOLOGY WSDOT NW REGION DEPT OF NATURAL RESOURCES OFFICE OF THE GOVERNOR WA STATE COMMUNITY DEV WA FISHERIES & WILDLIFE WASH DEPT OF SOCIAL/HEALTH DEPT OF ECOLOGY WA DEPT OF ECOLOGY WA STATE ATTORNEY GENERAL KC WASTEWATER TREATMENT KC PARKS & RECREATION KC ASSESSOR'S OFFICE KC HEALTH DEPT PORT OF SEATTLE KC DEV & ENVIRON SERVICES KC METRO TRANSIT/SEPA OFFICIAL KC DEPARTMENT OF NAT'L RESOURCES KC LIBRARY SYSTEM FOSTER LIBRARY WESTFIELD MALL LIBRARY TUKWILA SCHOOL DISTRICT RENTON SCHOOL DISTRICT QWEST COMMUNICATIONS SEATTLE CITY LIGHT PUGET SOUND ENERGY HIGHLINE WATER DISTRICT SEATTLE PLANNING & DEVELOPMENT COMCAST BP OLYMPIC PIPELINE VAL-VUE SEWER DISTRICT WATER DISTRICT #20 WATER DISTRICT #125 CITY OF RENTON BRYN MAWR-LAKERIDGE DEPS ARLMENT,' JACKSON FEDERAL BLDG DEVELOPMENT SERVICES LEGISLATIVE BUILDING Larry Fisher NW REGIONAL OFFICE SEPA REVIEW ECOLOGY DEPARTMENT ENVIRONMENTAL PLANNING -OAP ACCOUNTING DIVISION PERMITS SEPA INFO CENTER ENVIRONMENTAL PLANNING ENVIRONMENT & SAFETY DIV WATER DEPARTMENT PUBLIC WORKS WATER/SEWER DISTRICT 4735 E MARGINAL WY S 915 2nd AVE, STE 3142 1200 6th AVE 909 1st AVE, STE 200 PO BOX 48343 PO BOX 330310, MS 240 PO 47015 PO BOX 40002 PO BOX 48300 16018 MILL CREEK BLVD PO BOX 1788 3190 160th AVE SE PO BOX 47703 PO BOX 40117 201 S JACKSON ST., MS KSC-NR-0505 201 S JACKSON ST., STE 700 500 4th AVE, RM# 709A 401 FIFTH AVE, STE 1100 PO BOX 1209 35030 SE Douglas Street, Ste 210 201 S JACKSON ST., MS KSC-TR-0431 201S JACKSON ST., STE 600 960 NEWPORT WAY NW 4060 S 144th STREET 1386 SOUTHCENTER MALL 4640 S 144th STREET 300 SW 7TH STREET 23315 66th AVE S PO BOX 34023 PO BOX 90868 23828 30th AVE S PO BOX 34019 12645 STONE AVE N 2319 LIND AVENUE SW PO BOX 69550 12606 1st AVE S PO BOX 68147 1055 S GRADY WAY 6723 S 124th Street SEATTLE WA 98124 SEATTLE WA 98174 SEATTLE WA 98101 SEATTLE WA 98104 OLYMPIA WA 98504 SEATTLE WA 98133 OLYMPIA WA 98504 OLYMPIA WA 98504 OLYMPIA WA 98504 MILL CREEK WA 98012 OLYMPIA WA 98504 BELLEVUE WA 98008 OLYMPIA WA 98504 LACEY WA 98504 SEATTLE WA 98104 SEATTLE WA 98104 SEATTLE WA 98104 SEATTLE WA 98104 SEATTLE WA 98111 SNOQUALMIE WA 98065 SEATTLE WA 98104 SEATTLE WA 98104 ISSAQUAH WA 98027 TUKWILA WA 98168 TUKWILA WA 98188 TUKWILA WA 98168 RENTON WA 98055 KENT WA 98032 SEATTLE WA 98124 BELLEVUE WA 98009 KENT WA 98032 SEATTLE WA 98124 SEATTLE WA 98133 RENTON WA 98055 SEATTLE WA 98168 SEATTLE WA 98168 SEATTLE WA 98168 RENTON WA 98055 SEATTLE WA 98178 SEATTLE PUBLIC UTILITIES ALLIED WASTE WASTE MANAGEMENT KENT PLANNING DEPARTMENT CITY OF RENTON CITY OF SEATAC CITY OF BURIEN PUGET SOUND REGIONAL COUNCIL KC CHAMBER OF COMMERCE MUCKLESHOOT Cultural Resources Program MUCKLESHOOT Fisheries Program MUCKLESHOOT Wildlife Program DUWAMISH INDIAN TRIBE PUGET SOUND CLEAN AIR AGENCY SOUND TRANSIT/SEPA OFFICIAL DUWAMISH RIVER CLEAN UP COALITION WA ENVIRONMENTAL COUNCIL PEOPLE FOR PUGET SOUND FUTUREWISE JALAINE MADURA, SEPA DENNIS MANES PLANNING DEPARTMENT PLANNING DEPARTMENT PLANNING DEPARTMENT SEATTLE 50. CONVENTION & VISITORS Laura Murphy Karen Walter Mike Middleton SEPA REVIEW UNION STATION PO BOX 34018 22010 76th AVE S 8111 -1st AVE S 220 FOURTH AVE S 1055 S GRADY WAY 4800 S 188th STREET 415 SW 150th 1011 WESTERN AVE #500 14220 Interurban Ave S # 134 39015 172nd AVE SE 39015 172nd AVE SE 39015 172nd AVE SE 4705 W MARGINAL WAY SW 1904 3rd AVENUE, STE 105 401 S JACKSON STREET 210 S Hudson Street, Ste 332 1402 THIRD AVE, STE# 1400 1402 - 3rd Ave, Ste 1400 816 SECOND AVENUE, STE 200 SEATTLE WA KENT WA SEATTLE WA KENT WA RENTON WA SEATAC WA BURIEN WA SEATTLE WA Tukwila WA AUBURN WA AUBURN WA AUBURN WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA 98124 98032 98108 98032 98055 98188 98166 98104 98168 98092 98092 98092 98106 98101 98104 98134 98101 98101 98104 0 NAME MCLAUGHLIN & BUTY LLP PUGET SOUND BLOOD CENTER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER MCLAUGHLIN & BUTY LLP UNION PACIFIC RAILROAD LEE ALBERT APPLIANCE OPEN FRAME LLC TUKWILA BUSINESS MEMBER PARK EAST REAL ESTATE LLC U S BANK CORPORATE PROPS BRCP RIVERVIEW PLAZA LLC TUKWILA BUSINESS MEMBER BRCP RIVERVIEW PLAZA LLC STRANDER ASSOCIATES LLC TUKWILA BUSINESS MEMBER ANDOVER PLAZA LLC SOUTH CENTER WALL C ANDOVER PARK PROPERTY LLC MRFH LLC BED BATH & BEYOND REI GUITAR CENTER BRCP RIVERVIEW PLAZA LLC RWP LLC TUKWILA BUSINESS MEMBER OB FIFE PROPERTY II L L C TUKWILA BUSINESS MEMBER STEVEN D WEIER INC PS STEVEN D WEIER INC PS ROSELLINI PROPERTIES LLC TUKWILA BUSINESS MEMBER GARFIELD-SOUTHCENTER L L C PEARLALVIN S+CAROLE R MRFH LLC FIDELITY NORTHWEST ASSOC MRFH LLC LEE ALBERT APPLIANCE PEARL ALVI N+CARLE EILAT MANAGEMENT TUKWILA BUSINESS MEMBER ATTN BUTY FRANK GENERAL PARTNER ATTN BILLINGS JIM * * * C/O IRONWOOD INVESTMENTS LLC * * * * ADDRESS 1150 ALKI AVE SW APT 4 130 ANDOVER PARK E 130 ANDOVER PARK E #100 130 ANDOVER PARK E #102 130 ANDOVER PARK E #103 130 ANDOVER PARK E #130 130 ANDOVER PARK E #201 130 ANDOVER PARK E #203 130 ANDOVER PARK E #206 130 ANDOVER PARK E #207 130 ANDOVER PARK E #209 130 ANDOVER PARK E #213 130 ANDOVER PARK E #214 130 ANDOVER PARK E #215 130 ANDOVER PARK E #216 130 ANDOVER PARK E #226 130 ANDOVER PARK E #227 130 ANDOVER PARK E #234 130 ANDOVER PARK E #300 130 ANDOVER PARK E #301 130 ANDOVER PARK E #302 131 ANDOVER PARK E 1416 DODGE ST #325 1476 ELLIOTT AVE W 150 ANDOVER PARK W 150 ANDOVER PARK W 1501 N 200TH ST 151 ANDOVER PARK E 1600 CHRISTENSEN RD 16000 CHRISTENSEN RD 16300 CHRISTENSEN RD 1650 S 244TH PL 200 ANDOVER PARK E 220 ANDOVER PARK E 223 ANDOVER PARK E 230 ANDOVER PARK E 2305 HUGHES AVE SW 240 ANDOVER PARK W 240 ANDOVER PARK W 240 ANDOVER PARK W 248 HOMER AVE 290 ANDOVER PARK E 300 STRANDER BLVD 301 BAKER BLVD 311 BAKER BLVD 320 AUBURN WAY N 331 ANDOVER PARK E 340 ANDOVER PARK E 350 BAKER BLVD 388 PEARL ST 401 BAKER BLVD 402 BAKER BLVD 402 STRANDER BLVD 404 BAKER BLVD 404 STRANDER BLVD 405 BAKER BLVD 406 BAKER BLVD 410 BAKER BLVD CITYSTATE SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA OMAHA NE SEATTLE WA TUKWILA WA TUKWILA WA SHORELINE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA DES MOINES WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA PALO ALTO CA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA AUBURN WA TUKWILA WA TUKWILA WA TUKWILA WA EUGENE OR TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA ZIPCODE 98116 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 68179 98119 98188 98188 98133 98188 98188 98188 98188 98198 98188 98188 98188 98188 98116 98188 98188 98188 94301 98188 98188 98188 98188 98003 98188 98188 98188 97401 98188 98188 98188 98188 98188 98188 98188 98188 MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC WOLVERINE PROPERTIES L L C FIDELITY NORTHWEST ASSOC TUKWILA BUSINESS MEMBER SEGALE PROPERTIES LLC WOLVERINE PROPERTIES L L C STRANDER ASSOCIATES LLC TUKWILA BUSINESS MEMBER ROSELLINI PROPERTIES LLC TUKWILA BUSINESS MEMBER ANDOVER PARK PROPERTY LLC EILAT MANAGEMENT UNION PACIFIC RAILROAD RWP LLC SOUTH CENTER WA L L C PEARL ALVIN S+CAROLE R U S BANK CORPORATE PROPS OPEN FRAME LLC OB FIFE PROPERTY II L L C SEGALE PROPERTIES LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC ICG REALTY LLC * ATTN: PETERSON JIM * * 2800 E LAKE ST * * * * * * * * 411 STRANDER BLVD 411 STRANDER BLVD STE 108 415 BAKER BLVD 4211 HOLLY LN 500 STARANDER BLVD 505 ANDOVER PARK W 505 STRANDER BLVD 510 STRANDER BLVD 515 STRANDER BLVD 5242 CALIFORNIA AVE SW 525 STRANDER BLVD 5936 6TH AVE S 650 S ORCAS ST #210 6800 INDUSTRY DR 7312 SE CURTIS DR 8448 N MERCER WAY 9741 E ESTANCIA WAY LAKE0012 PO BOX 654 PO BOX 726 PO BOX 88028 411 STRANDER BLVD 102 411 STRANDER BLVD 105 411 STRANDER BLVD 106 411 STRANDER BLVD 107 411 STRANDER BLVD 406 411 STRANDER BLVD 308 411 STRANDER BLVD 304 411 STRANDER BLVD 206 411 STRANDER BLVD 306 411 STRANDER BLVD 202 411 STRANDER BLVD 205 411 STRANDER BLVD 207 411 STRANDER BLVD 303 TUKWILA WA TUKWILA WA TUKWILA WA MERCER ISLAND WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA SEATTLE WA SEATTLE WA TUKWILA WA SNOQUALMIE WA MERCER ISLAND WA SCOTTSDALE AZ MINNEAPOLIS MN KIRKLAND WA BELLEVUE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA 98188 98188 98188 98040 98188 98188 98188 98188 98188 98136 98188 98108 98104 98188 98065 98040 85262 55406 98083 98009 98138 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 It et* of J ufuui&a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Associated File Number (s): L14-0015 , E14-0003 Notice of Application Mailing requested by: M' n' Dha ' al Notice of Decision Mailer's signature: (A°—,Z• Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _4th day of _April , 2014 Project Name: Washington Place Project Number: PL14-0008 Associated File Number (s): L14-0015 , E14-0003 Mailing requested by: M' n' Dha ' al Mailer's signature: (A°—,Z• /L—__ W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC s Contact: Seattle, WA 98103 Eric Guion 206-826-4651 4. Date checklist prepared: 2/28/2014 5. Agency requesting checklist: City of Tukwila 6. Proposed timing or schedule (including phasing, if applicable): The applicant anticipates starting construction in July of 2014 with an approximately 26 month construction schedule. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? None planned or anticipated. If yes, explain. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A Phase I Environmental Assessment has been completed. See Attached. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? Yes Check If yes, explain. The applicant has submitted for Design Review approval from the City of Tukwila 10. List any government approvals or permits that will be needed for your proposal, if known. City of Tukwila Design Review City of Tukwila SEPA Determination City of Tukwila Building Permit City of Mechanical and Electrial Permits City of Tukwila Sign Permits City of Tukwila Demo Permit City of Tukwila Clearing and Grading Permit City of Tukwila Site Work Permit City of Tukwila Sewer and Water Utility Permit City of Tukwila ROW Use Permit Dept of Ecology NPDES Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The project is comprised of a 19 story residential and hotel mixed use building with an area of 410,000 s.f. The hotel shall include 189 rooms and the residential portion shall have 312 for rent apartments (studio, 1, 2 & 3 bedroom units) and an approximately 229 SEPA Environmental checklist (WAC 197-11-960) 2 guidance updated March 2012 stall parking garage with additional parking surface parking for a total of 437 parking stalls. Parking space for a minimum of 6 motorcycles/scooters is also provided. The City of Tukwila has entered into a Development Agreement with the applicant for this development. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. 223 Andover Park E Tukwila, WA B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other The site is currently a fully developed site with a single story retail building with asphalt paved surface parking. b. What is the steepest slope on the site (approximate percent slope)? Approximately 5% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Refer to the attached qeotechnical report for information regarding the existing soils d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not to our knowledge e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The prosect site has been previously developed. The building first floor and site parking will be at a grade equal or close to the existing finished grade and existing building first floor elevations. A portion of the parking garage is at maximum of 4 feet below grade. Grading will be minimal and mostly consist of adjusting the existing site grades to SEPA Environmental checklist (WAC 197-11-960) 3 guidance updated March 20/2 incorporate the proposed building foot print and parking areas. The estimated cut volume is 2000 CY and the estimated fill volume is 2000 CY. The estimated export volume of unsuitable material including existing pavement and duff is approx. 2700 CY. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Some erosion could occur during the construction phase depending on weather conditions however, since the site is currently developed and site grades are flat, erosion should be minimal. Prior to any clearing or grading, a Temporary Erosion Control plan will be prepared, reviewed and approved by the City of Tukwila and appropriate erosion control measures will be implemented by the contractor . g.About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 95% of the site will be covered with impervious area after construction is completed including building roof tops, pavement and walkways. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Implementation and on going maintenance of appropriate temporary erosion control measures during the construction phase will help reduce and control erosion and impacts to the earth. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Construction Related: Emissions to the air would include dust, auto & machine emissions typically associated with this type of construction. During Occupancy: Emissions to the air would include auto machine emissions typically associated with this type of occupancv. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. None c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction Related: Emissions will be kept to a minimum using best construction methods that will include sprinkling/wetting of soils to keep the dust down, regular maintenance of machinery, not leaving machines idling or in some other way turned off during periods of non-use. SEPA Environmental checklist (WAC 197-11-960) 4 guidance updated March 2012 During Occupancy: Emissions will be kept to a minimum through providing alternatives to using automobiles. Secure bike storage areas & racks are provided as well as a repair area for bikes. Flex -car spaces are provided on site. Electric Vehicle charging stations are provided on site. 3. Water a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? Yes If yes, describe type and provide names. If appropriate, state what stream or river it flows into. The Green River is approximately .15 miles to the east of the site 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? No If yes, please describe and attach available plans. Not Applicable 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No SEPA Environmental checklist (WAC 197-11-960) 5 guidance updated March 2012 b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals... ; agricultural; etc.). None Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The source of runoff will be rainfall runoff from building rooftops , pavement areas and walkways. All stormwater runoff from the proposed project will be collected by roof drains and catch basins and will be conveyed by underground storm pipe to an underground water quality treatment system located near the northeast corner of the site for treatment prior to discharging into the existing city storm system located in Andover Park East. 2) Could waste materials enter ground or surface waters? If so, generally describe. No d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: The proposed storm water collection conveyance and water quality treatment system planned for the project will help reduce and control surface, ground and runoff impacts from the proposed development 4. Plants a. Check or circle types of vegetation found on the site: _xdeciduous tree: alder, maple, aspen, other x_evergreen tree: fir, cedar, pine, other x shrubs SEPA Environmental checklist (WAC 197-11-960) 6 guidance updated March 2012 4 , x_grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? The site has been previously developed as a retail development with parking lot landscaping that includes deciduous, evergreen, trees and shrubs. There will be an effort to safe and reuse as many of the existing plant materials as may be appropriate for the new development. c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will be provided in accordance with the City of Tukwila Zoning Code. Plans will be submitted to the City for review and approval. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None known c. Is the site part of a migration route? None known If so, explain. d. Proposed measures to preserve or enhance wildlife, if any: None proposed or appear necessary 6. Energy and natural resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, 'manufacturing, etc. SEPA Environmental checklist (WAC 197-11-960) 7 guidance updated March 2012 Electricity and Natural Gas will be used for heating and cooling building. The restaurant and hotel laundry facility will use a combination of natural gas and electricity. The pool water will be heated using natural gas. Residential units will use electricity for cooking. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The proposed building is the tallest building in the vicinity. As a result of proposed new zoning in the area to create a high density development with increased building heights it is anticipated that adjoining properties will be developed in a similar manner. The building will block some portion of the property directly adjacent to the north of this property during certain parts of the day and year when the sun is lower in the sky. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: 1. The building envelope and HVAC systems will meet or exceed the requirements for the 2012 Washington State energy Code as adopted by the City of Tukwila. 2. Toilets & showers will be low flow' type. 3. All residential appliances will have energy star ratings 7. Environmental health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No 1) Describe special emergency services that might be required. Fire, police and medical surfaces as typically required for a hotel and multi -family residences. 2) Proposed measures to reduce or control environmental health hazards, if any: None necessary b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? SEPA Environmental checklist (WAC 197-11-960) 8 guidance updated March 2012 None 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indi- cate what hours noise would come from the site. Short Term: Construction related noise as is typical to construction of this type of project. Construction will be limited to the volume allowed and hours regulated by the City. Typically construction will occur Monday through Friday in the hours of 7AM to 5PM. Long Term: Noise related to car traffic generated by this project. 3) Proposed measures to reduce or control noise impacts, if any: None necessary 8. Land and shoreline use a. What is the current use of the site and adjacent properties? Adjacent properties have been fully developed with buildings that provide retail goods and services. b. Has the site been used for agriculture? Not known. Property is currently fully developed as a retail development. If so, describe. c. Describe any structures on the site. Property is currently developed with a 40,500 +1- retail building with associated surface parking d. Will any structures be demolished? Yes If so, what? All existing structures will be demolished. e. What is the current zoning classification of the site? Tukwila Urban Center (TUC) f. What is the current comprehensive plan designation of the site? Tukwila Urban Center (TUC) g. If applicable, what is the current shoreline master program designation of the site? Not Applicable h. Has any part of the site been classified as an "environmentally sensitive" area? No If so, specify. Not Applicable i. Approximately how many people would reside or work in the completed project? SEPA Environmental checklist (WAC 197-11-960) 9 guidance updated March 2012 Hotel Employees: 41 full time and 28 part time staff Apartment Employees: 6 full time staff Apartment Residency: 312 units (approximately 540 residents) j. Approximately how many people would the completed project displace? None. The existing retail building has been vacant for a number of years. k. Proposed measures to avoid or reduce displacement impacts, if any: None Necessary L. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The property owner has worked closely with the City of Tukwila to design a project that helps further the vision of the City that this area will become a high density, live/work area. It is anticipated that this development will be the first of many similar projects in the area. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, mid- dle, or low-income housing. 312 for rent apartments are proposed. There will be a combination of studio, 1,2 & 3 bedroom units. Rents will be considered market rate. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: None necessary. The area has been designated as one of the regions 17 Urban Centers and is within the Tukwila Urban Center which encourages development of concentrated employment & housing. The Development Agreement with the City of Tukwila states that the site is located in the Tukwila Urban Center core and would add housing that is walkable to transit, retail, and entertainment and supports the Comprehensive Plan. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The building height will be a maximum of 180 feet to the roof of the building in accordance with the Development Agreement with the City of Tukwila. Stair and Elevator Penthouses will be approximately 10 feet above the roof for a maximum height of 190 feet. SEPA Environmental checklist (WAC 197-11-960) 10 guidance updated March 2012 Principal building materials include, brick, metal panels and glazing. The parking garage will be concrete. b. What views in the immediate vicinity would be altered or obstructed? Existing views in the area are limited due to the flat nature of the area. Terriorial views include seeing the hills on either size of the valley and Mt. Rainier can be seen from some locations if no existing buildings cause an obstruction. The proposed building will be the tallest building in the area and will obstruct general views from the surrounding properties. As a result of currently planned changes to the zoning code, future development is expected to be of similar nature & scope and so the views from street level will be similarly impacted by any future development. c. Proposed measures to reduce or control aesthetic impacts, if any: The proposed building will go through the Design Review Board approval at the City of Tukwila and be in compliance with the City of Tukwila Development Agreement. 11. Light and glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? No glare is expected to be produced by development of the site. Windows will not be reflective. Light from the interior of the building will be seen from outside the building. There will be some building lighting that will highlight the building at night as well as provide low level pedestrian lighting. Parking lot lighting will be directed down and shielded to reduce glare and light pollution to adjacent properties. b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: Parking lot lighting will be directed down and shielded to control light and reduce potential glare impacts. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? SEPA Environmental checklist (WAC 197-11-960) 11 guidance updated March 2012 Park & Trail Systems: The site is within a short walking distance to the Green River trail system and the Bi -Centennial Park. Tukwila Pond is also a short distance from the site. The area has a number of outdoor recreational parks such as Fort Dent Park & Foster Golf Links. Indoor recreational opportunities include, bowling, fitness clubs, the Westfield South Center Mall, & Movie Theaters. b. Would the proposed project displace any existing recreational uses? No If so, describe. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: On site recreational opportunities provided on site include: 1. Hotel swimming pool & fitness center 2. Residents movie room, fitness center, hot tub, roof penthouse residents lounge, and social gathering area to include kitchen, games, seating areas, outdoor patio with BBQ's. Additional social gathering spaces are located on the 1St and 2nd levels. Secure indoor bike storage is provided for the residents with a bike workshop area. A fenced pet area will be provided at grade. 13. Historic and cultural preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preser- vation registers known to be on or next to the site? No If so, generally describe. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known c. Proposed measures to reduce or control impacts, if any: None necessary 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site is accessed from Andover Park E, which is a main arterial running north south. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? SEPA Environmental checklist (WAC 197-11-960) 12 guidance updated March 2012 4 King County Metro Bus service is available on Andover Park East and a short walking distance to Strander Blvd to the south & Baker Blvd to the north. The site is also within a short walking distance to the planned Tukwila Transit Center and the Tukwila sounder Station. Shuttle Service to the SeaTac Airport will be provided by the hotel. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will have 208 surface parking spaces and 229 spaces in the parking garage for a total of 437 spaces. Additionally 6 motorcycle/scooter stalls are provided in the parking garage. The existing vacant retail space and all associated onsite parking will be eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). After discussions with the City, no street improvements are anticipated. Sidewalk improvements include widening the sidewalk along Andover Park E. to 15 feet with the addition of street trees and pedestrian lighting. New street lighting will be provided if determined necessary by the City of Tukwila. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transporta- tion? If so, generally describe. The project is within walking distance to the Green River Trail and the future Tukwila Transit Center and the future Tukwila Sounder Station. The SeaTac Airport is approximately 4 miles from the site. The hotel will provide shuttle service to the airport. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Refer to attached Traffic Analysis prepared by the Transpo Group g. Proposed measures to reduce or control transportation impacts, if any: Shuttle Service will be provided to the Airport and the surrounding area by the hotel Residents will be charge to park on site which will reduce the number of parked vehicles & vehicle trips and encourages use of the transit systems and walking the short distance to retail and services. SEPA Environmental checklist (WAC 197-11-960) 13 guidance updated March 2012 Bicycle storage areas and maintenance shop will be provided for the apartment residences. Bicycles will be provided as an amenity to hotel quests Flex cars will be provided on site 15. Public services a. Would the project result in an increased need for public services (for example: fire pro- tection, police protection, health care, schools, other)? If so, generally describe. The proiect will result in a increased need for public services such as fire, police, health car, schools and other services that would be typically required by an additional 312 residential living units and an 189 room hotel. b. Proposed measures to reduce or control direct impacts on public services, if any. The proiect owner and design team have met with City Staff including members of the Fire Marshal's office and the Police Department to discuss how to provide a safe building and environment. The Fire Marshal's office has reviewed the site plan to confirm emergency vehicle access and provided requirements for compliance with the International Building Code to ensure the building meets or exceeds requirements. Recommendations by the Police Department to provide security cameras and security systems will be followed. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, cable septic system, other b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. All necessary utilities needed to serve the project are available to the site along Andover Park East and will be extended as necessary to the proposed building. These services include sewer, water, power, gas and communication services C. SIGNATURE The above answers ar agency is relying on em Signature: omplete to the best of my knowledge. I understand that the lead ke its • - 'on. SEPA Environmental checklist (WAC 197-11-960) 14 guidance updated March 2012 • Name of signee Eric Guion Position and Agency/Organization Principal, Group West Companies PLLC (Project Achitect) Date Submitted: S - 1 - 1 i.4 D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS f helpl (IT IS NOT NECESSARY to use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment in . When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; pro- duction, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: SEPA Environmental checklist (WAC 197-11-960) 15 guidance updated March 2012 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. SEPA Environmental checklist (WAC 197-11-960) 16 guidance updated March 2012 Date: 3/4/2014 Cieif Tukwila ESA Screening Checklist City of Tukwila rErtangered Species Act Screening Checklist Applicant Name: Washington Tower, LP Street Address: C/O Group West Companies_PLLC, ATT: Eric .Guion,_3601 Fremont Awe N,-, Suite 314 City, State, Zip: Seattle, WA 98103 Telephone: 206-910-1089 DIRECTIONS: This Screening Checklist has been designed to evaluate the potential for your project to result in potential "take" of Chinook salmon, Coho salmon, or Cutthroat trout as defined by Section 9 of the Endangered Species Act. The checklist includes a series of "Yes" or "No" questions about your project, organized into four parts. Starting with Part A on Page 2, read each question carefully, mark the appropriate "Yes" or "No," and proceed to the next question as directed by the checklist. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if "take" is indicated. H:Vand Use Applications in PDF\SEPA Environmental Review Application-Jan20l1.doc Page 1 CitCTukwila ESA Screening Checklist Part A: Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-0 Will the project require any form of grading? Grading is defined as any excavating, filling, clearing, or creation of impervious surface, or any combination thereof, which alters the existing ground surface of the earth (TMC 18.06.370). Please mark the appropriate response. NO - Continue to Question 2-0 YES Continue to Question 1-1 (Page 3). 2-0 Will the project require any form of clearing? Clearing means the removal or causing to be removed, through either direct or indirect actions, any vegetation from a site (18.06.145). Please mark the appropriate response. NO - Continue to Question 3-0 cpContinue to Question 2-1 (Page 4) 3-0 Will the project require work, during any time of the project, below the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers or in wetlands? Ordinary high water mark is the mark that is found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland, in respect to vegetation (see TMC Chapter 18.06, Page 18-15). Please mark the appropriate response. 125 Continue to Question 4-0 YES - Continue to Question 3-1 (Page 5) 4-0 Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include the proper use of fuel stored in a vehicle's fuel tank. Hazardous substances are any liquid, solid, gas, or sludge, including any material, substance, product, commodity, or waste, regardless of quantity, that exhibits the characteristics or criteria of hazardous waste as defined by Washington Administrative Code 173-303 (TMC 18.06.385). This includes fuel or other chemicals stored on-site during construction. Please mark the appropriate response. Continue to Question 5-0 YES - Continue to Question 5-0 5-0 Will the project result in the withdrawal, injection, or interception of groundwater? Examples of projects that may affect groundwater include, but are not limited to: construction of a new well, change in water withdrawals from an existing well, projects involving prolonged construction dewatering, projects installing French drains or interceptor trenches, and sewer lines. For the purpose of this analysis, projects that require a geotechnical report pursuant to the requirements of TMC 18.45.060 or would require a geotechnical report if not exempt should answer Yes. Please mark the appropriate response. NO Continue to Question 6-0 YES - Continue to Question 6-0 6-0 Will the project involve landscaping or re -occurring outdoor maintenance that includes the regular use of fertilizers, pesticides, or herbicides? This does not include the one-time use of transplant fertilizers. Landscaping means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use of the land (TMC 18.06.490). For the purpose of this analysis, this includes the establishment of new lawn or grass. Please mark the a • • ropriate response. 0 Checklist Complete YES — Checklist Complete H:\ and Use Applications in PDFSEPA Environmental Review Application-Jan2011.doc Page 2 Or Cif Tukwila ESA Screening Checklist Part B: Please answer each question below for projects that include grading. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-1 Will the project involve the modification of a watercourse bank or bank of the Green/Duwamish or Black Rivers between the ordinary high water mark and top of bank? This includes any projects that will require grading on any slope leading to a river or stream, but will not require work below the ordinary high water mark. Work below the ordinary high water mark is covered in Part C. Please mark the appropriate response. -NO -Continue to Question 1.2 YES - Continue to Question 1-2 1-2 Could the construction, operation, or maintenance of the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses, the Green/Duwamish rivers, or the Black River? Most projects that involve grading have the potential to result in increased erosion and/or sedimentation as a result of disturbances to the soil or earth. If your project involves grading and you have not prepared a Temporary Erosion and Sedimentation Control Plan specifically designed to retain 100 percent of the runoff (including during construction) from impervious surface or disturbed soils, answer Yes to this question. If your project is normally exempt under the Tukwila Municipal Code and would not require the preparation of a Temporary Erosion and Sedimentation Control Plan, BUT may still result in erosion or sediment transport off site or beyond the work area, answer Yes to this question. Please mark the appropriate response. NO Continue to Question 1-3 YES - Continue to Question 1-3 1-3 Will the project result in the construction of new impervious surfaces? Impervious surfaces include those hard surfaces which prevent or restrict the entry of water into the soil in the manner that such water entered the soils under natural conditions prior to development; or a hard surface area that causes water to run off the surface in greater quantity or at an increased rate of flow from the flow presented under natural conditions prior to development. Such areas include, but are not limited to, rooftops, asphalt or concrete paving, compacted surfaces, or other surfaces that similarly affect the natural infiltration or runoff patterns existing prior to development (TMC 18.06.445). Please mark the appropriate response. NO - Continue to Question 2-0 (Page 2) YES Continue to Question 1-4 1-4 Will your project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into pervious surface or through other means to be introduced into the ground. If your project involves the construction of impervious surface and does not include the design of a stormwater management system specifically designed to infiltrate stormwater, answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 2-0 (Page 2) 0_ Continue to Question 2-0 (Page 2) H:Vand Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 3 gals Ci Tukwila ESA Screening Checklist Part C: Please review each question below for projects that include clearing. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 2-1 Will the project involve clearing within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. NO Continue to Question 3-0 (Page 2) YES - Continue to Question 2-2 Will the project involve clearing of any trees within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? A tree is defined by TMC 18.06.845 as any self-supporting woody plant, characterized by one main trunk, with a potential diameter -breast -height of 2 inches or more and potential minimum height of 10 feet. Please mark the appropriate response. NO Continue to Question 2-3 YES - Continue to Question 2-3 2-3 Will the project involve clearing of any evergreen trees from within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis evergreen means any tree that does not regularly lose all its leaves or needles in the fall. Please mark the appropriate response. Continue to Question 2-4 YES - Continue to Question 2-4 2-4 Will the project involve clearing within 100 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. 0 Continue to Question 3-0 (Page 2) YES - Continue to Question 2-5 2-5 Will the project involve clearing within 40 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. 45 Continue to Question 3-0 (Page 2) YES - Continue to Question 3-0 (Page 2) H:\Land Use Applications in PDFASEPA Environmental Review Application-Jan2011.doc Page 4 CityTukwila ESA Screening Checklist Part D: Please review each question below for projects that include work below the ordinary high water mark of watercourses or the Duwamish/Green or Black Rivers or in wetlands. Review each question carefully, considering all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 3-1 Will the project involve the direct alteration of the channel or bed of a watercourse, the Green/Duwamish rivers, or Black River? For the purpose of this analysis, channel means the area between the ordinary high water mark of both banks of a stream, and bed means the stream bottom substrates, typically within the normal wetted -width of a stream. This includes both temporary and permanent modifications. Please mark the appropriate response: NO - Continue to Question 3-2 YES - Continue to Question 3-2 3-2 Will the project involve any physical alteration to a watercourse or wetland connected to the Green/Duwamish River? For the purpose of this analysis, "connected to the river means" flowing into via a surface connection or culvert, or having other physical characteristics that allow for access by salmonids. This includes impacts to areas such as sloughs, side channels, remnant oxbows, ditches formed from channelized portions of natural watercourses or any area that may provide off channel rearing habitat for juvenile fish from the Duwamish River. This includes both temporary construction alterations and permanent modifications. Watercourses or wetlands draining to the Green/Duwamish River that have a hanging culvert, culvert with a flap gate, diversion, or any entirely man-made or artificial structure that precludes fish access should answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 3-3. YES - Continue to Question 3-3 3-3 Will the project result in the construction of a new structure or hydraulic condition that could be a barrier to salmonid passage within the watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, a barrier means any artificial or human modified structure or hydraulic condition that inhibits the natural upstream or downstream movement of salmonids, including both juveniles and adults. Please mark the appropriate response. NO - Continue to Question 3-4 YES - Continue to Question 3-4 3-4 Will the project involve a temporary or permanent change in the cross-sectional area of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the cross-sectional area is defined as a profile taken from the ordinary high water mark on the right bank to the ordinary high water mark on the left bank. Please mark the appropriate response. NO - Continue to Question 3-5 YES - Continue to Question 3-5 3-5 Will the project require the removal of debris from within the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris includes, but is not limited to fallen trees, logs, shrubs, rocks, piles, rip -rap, submerged metal, and broken concrete or other building materials. Projects that would require debris removal from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity should answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 3-6 YES - Continue to Question 3-6 H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 5 Part D (continued) Cif Tukwila ESA Screening Checklist 3-6 Will the project result in impacts to watercourses or wetlands that have a surface connection to another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat conditions that support salmonid use? Such areas may include, but not be limited to hillside seeps and wetlands isolated from the watercourse or river that have a surface water connection to the watercourse or river but are not assessable, nor would be assessable to salmonids under natural conditions. Wetlands with a "functions and values" rating for baseflow/groundwater support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please mark the appropriate response. NO - Continue to Question 3-7 YES = Continue to Question 3-7 3-7 Will the project include the construction of artificial waterways or wetlands connected to a watercourse containing salmonids? For the purpose of this analysis, the construction of artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature created to enhance wildlife use, particularly waterfowl use, or may be attractive to wildlife, particularly waterfowl. Please mark the appropriate response. NO - Continue to Question 3-8 YES - Continue to Question 3-8 3-8 Will the project include bank stabilization? For the purpose of this analysis, bank stabilization includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete structures, or similar structures. Please mark the appropriate response. NO - Continue to Question 4-0 (Page 2) YES - Continue to Question 4-0 (Page 2) H:\Land Use Applications in PDFISEPA Environmental Review Application-Jan2011.doc Page 6 Teri Svedahl From: Teri Svedahl Sent: Friday, April 04, 2014 2:20 PM To: sepa (sepaunit@ecy.wa.gov); ECY RE SEPA REGISTER (separegister@ecy.wa.gov) Cc: Minnie Dhaliwal Subject: Tukwila Project, Washington Place Attachments: Washington_Place.pdf Attached is the NOA and SEPA checklist for the Tukwila project, Washington Place, located at 223 Andover park East, Tukwila. If you have any questions, please contact Planning Department Manager, Minnie Dahliwal at Minnie.Dahliwal@TukwilaWa.gov Teri/Svedahl. Administrative Support Technician City of Tukwila - Building & Planning Department 6300 Southcenter Boulevard - Ste 100 Tukwila WA 98188 Teri.Svedahl@TukwilaWA.gov SEATTLE SEAHAWKS, SUPER BOWL XLVIII CHAMPIONS The City of opportunity, the community of choice. 1 AGEN US ARMY CORP OF ENGINEERS FEDERAL TRANSIT ADMIN US E.P.A. US DEPT OF H.U.D OFFICE OF ARCHAEOLOGY WSDOT NW REGION DEPT OF NATURAL RESOURCES OFFICE OF THE GOVERNOR WA STATE COMMUNITY DEV WA FISHERIES & WILDLIFE WASH DEPT OF SOCIAL/HEALTH DEPT OF ECOLOGY WA DEPT OF ECOLOGY WA STATE ATTORNEY GENERAL KC WASTEWATER TREATMENT KC PARKS & RECREATION KC ASSESSOR'S OFFICE KC HEALTH DEPT PORT OF SEATTLE KC DEV & ENVIRON SERVICES KC METRO TRANSIT/SEPA OFFICIAL KC DEPARTMENT OF NAT'L RESOURCES KC LIBRARY SYSTEM FOSTER LIBRARY WESTFIELD MALL LIBRARY TUKWILA SCHOOL DISTRICT RENTON SCHOOL DISTRICT QWEST COMMUNICATIONS SEATTLE CITY LIGHT PUGET SOUND ENERGY HIGHLINE WATER DISTRICT SEATTLE PLANNING & DEVELOPMENT COMCAST BP OLYMPIC PIPELINE VAL-VUE SEWER DISTRICT WATER DISTRICT #20 WATER DISTRICT #125 CITY OF RENTON BRYN MAWR-LAKERIDGE JACKSON FEDERAL BLDG DEVELOPMENT SERVICES LEGISLATIVE BUILDING Larry Fisher NW REGIONAL OFFICE SEPA REVIEW ECOLOGY DEPARTMENT ENVIRONMENTAL PLANNING -OAP ACCOUNTING DIVISION PERMITS SEPA INFO CENTER ENVIRONMENTAL PLANNING ENVIRONMENT & SAFETY DIV WATER DEPARTMENT PUBLIC WORKS WATER/SEWER DISTRICT 4735 E MARGINAL WY S 915 2nd AVE, STE 3142 1200 6th AVE 909 1st AVE, STE 200 PO BOX 48343 PO BOX 330310, MS 240 PO 47015 PO BOX 40002 PO BOX 48300 16018 MILL CREEK BLVD PO BOX 1788 3190 160th AVE SE PO BOX 47703 PO BOX 40117 201 S JACKSON ST., MS KSC-NR-0505 201 S JACKSON ST., STE 700 500 4th AVE, RM# 709A 401 FIFTH AVE, STE 1100 PO BOX 1209 35030 SE Douglas Street, Ste 210 201 S JACKSON ST., MS KSC-TR-0431 201S JACKSON ST., STE 600 960 NEWPORT WAY NW 4060 S 144th STREET 1386 SOUTHCENTER MALL 4640 5 144th STREET 300 SW 7TH STREET 23315 66th AVE 5 PO BOX 34023 PO BOX 90868 23828 30th AVE 5 PO BOX 34019 12645 STONE AVE N 2319 LIND AVENUE SW PO BOX 69550 12606 1st AVE S PO BOX 68147 1055 5 GRADY WAY 6723 S 124th Street SEATTLE WA 98124 SEATTLE WA 98174 SEATTLE WA 98101 SEATTLE WA 98104 OLYMPIA WA 98504 SEATTLE WA 98133 OLYMPIA WA 98504 OLYMPIA WA 98504 OLYMPIA WA 98504 MILL CREEK WA 98012 OLYMPIA WA 98504 BELLEVUE WA 98008 OLYMPIA WA 98504 LACEY WA 98504 SEATTLE WA 98104 SEATTLE WA 98104 SEATTLE WA 98104 SEATTLE WA 98104 SEATTLE WA 98111 SNOQUALMIE WA 98065 SEATTLE WA 98104 SEATTLE WA 98104 ISSAQUAH WA 98027 TUKWILA WA 98168 TUKWILA WA 98188 TUKWILA WA 98168 RENTON WA 98055 KENT WA 98032 SEATTLE WA 98124 BELLEVUE WA 98009 KENT WA 98032 SEATTLE WA 98124 SEATTLE WA 98133 RENTON WA 98055 SEATTLE WA 98168 SEATTLE WA 98168 SEATTLE WA 98168 RENTON WA 98055 SEATTLE WA 98178 SEATTLE PUBLIC UTILITIES ALLIED WASTE WASTE MANAGEMENT KENT PLANNING DEPARTMENT CITY OF RENTON CITY OF SEATAC CITY OF BURIEN PUGET SOUND REGIONAL COUNCIL KC CHAMBER OF COMMERCE MUCKLESHOOT Cultural Resources Program MUCKLESHOOT Fisheries Program MUCKLESHOOT Wildlife Program DUWAMISH INDIAN TRIBE PUGET SOUND CLEAN AIR AGENCY SOUND TRANSIT/SEPA OFFICIAL DUWAMISH RIVER CLEAN UP COALITION WA ENVIRONMENTAL COUNCIL PEOPLE FOR PUGET SOUND FUTUREWISE JALAINE MADURA, SEPA DENNIS MANES PLANNING DEPARTMENT PLANNING DEPARTMENT PLANNING DEPARTMENT SEATTLE SO. CONVENTION & VISITORS Laura Murphy Karen Walter Mike Middleton SEPA REVIEW UNION STATION PO BOX 34018 22010 76th AVE S 8111 -1st AVE S 220 FOURTH AVE S 1055 S GRADY WAY 4800 S 188th STREET 415 SW 150th 1011 WESTERN AVE #500 14220 Interurban Ave S # 134 39015 172nd AVE SE 39015 172nd AVE SE 39015 172nd AVE SE 4705 W MARGINAL WAY SW 1904 3rd AVENUE, STE 105 401 S JACKSON STREET 210 S Hudson Street, Ste 332 1402 THIRD AVE, STE# 1400 1402 - 3rd Ave, Ste 1400 816 SECOND AVENUE, STE 200 SEATTLE WA KENT WA SEATTLE WA KENT WA RENTON WA SEATAC WA BURIEN WA SEATTLE WA Tukwila WA AUBURN WA AUBURN WA AUBURN WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA 98124 98032 98108 98032 98055 98188 98166 98104 98168 98092 98092 98092 98106 98101 98104 98134 98101 98101 98104 i 4 NAME MCLAUGHLIN & BUTY LLP PUGET SOUND BLOOD CENTER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER TUKWILA BUSINESS MEMBER MCLAUGHLIN & BUTY LLP UNION PACIFIC RAILROAD LEE ALBERT APPLIANCE OPEN FRAME LLC TUKWILA BUSINESS MEMBER PARK EAST REAL ESTATE LLC U S BANK CORPORATE PROPS BRCP RIVERVIEW PLAZA LLC TUKWILA BUSINESS MEMBER BRCP RIVERVIEW PLAZA LLC STRANDER ASSOCIATES LLC TUKWILA BUSINESS MEMBER ATTN BUTY FRANK GENERAL PARTNER * * * * * * * * * * * * * * * * * * ATTN BILLINGS JIM * C/O IRONWOOD INVESTMENTS LLC ADDRESS 1150 ALKI AVE 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 130 ANDOVER 131 ANDOVER SW APT 4 PARK E PARK E #100 PARK E #102 PARK E #103 PARK E #130 PARK E #201 PARK E #203 PARK E #206 PARK E #207 PARK E #209 PARK E #213 PARK E #214 PARK E #215 PARK E #216 PARK E #226 PARK E #227 PARK E #234 PARK E #300 PARK E #301 PARK E #302 PARK E 1416 DODGE ST#325 1476 ELLIOTT AVE W 150 ANDOVER PARK W 150 ANDOVER PARK W 1501 N 200TH ST 151 ANDOVER PARK E 1600 CHRISTENSEN RD 16000 CHRISTENSEN RD 16300 CHRISTENSEN RD 1650 S 244TH PL 200 ANDOVER PARK E CITYSTATE ZIPCODE SEATTLE WA 98116 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 OMAHA NE 68179 SEATTLE WA 98119 TUKWILA WA 98188 TUKWILA WA 98188 SHORELINE WA 98133 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 DES MOINES WA 98198 TUKWILA WA 98188 C ANDOVER PLAZA LLC SOUTH CENTER WALL C ANDOVER PARK PROPERTY LLC MRFH LLC BED BATH & BEYOND REI GUITAR CENTER BRCP RIVERVIEW PLAZA LLC RWP LLC TUKWILA BUSINESS MEMBER OB FIFE PROPERTY II L L C TUKWILA BUSINESS MEMBER STEVEN D WEIER INC PS STEVEN D WEIER INC PS ROSELLINI PROPERTIES LLC TUKWILA BUSINESS MEMBER GARFIELD-SOUTHCENTER L L C PEARL ALVIN S+CAROLE R MRFH LLC FIDELITY NORTHWEST ASSOC MRFH LLC LEE ALBERT APPLIANCE PEARL ALVIN+CARLE EILAT MANAGEMENT TUKWILA BUSINESS MEMBER MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC WOLVERINE PROPERTIES L L C FIDELITY NORTHWEST ASSOC TUKWILA BUSINESS MEMBER SEGALE PROPERTIES LLC WOLVERINE PROPERTIES L L C STRANDER ASSOCIATES LLC TUKWILA BUSINESS MEMBER 220 ANDOVER PARK E 223 ANDOVER PARK E 230 ANDOVER PARK E 2305 HUGHES AVE SW 240 ANDOVER PARK W 240 ANDOVER PARK W 240 ANDOVER PARK W 248 HOMER AVE 290 ANDOVER PARK E 300 STRANDER BLVD 301 BAKER BLVD 311 BAKER BLVD 320 AUBURN WAY N 331 ANDOVER PARK E 340 ANDOVER PARK E 350 BAKER BLVD 388 PEARL ST 401 BAKER BLVD 402 BAKER BLVD 402 STRANDER BLVD 404 BAKER BLVD 404 STRANDER BLVD 405 BAKER BLVD 406 BAKER BLVD 410 BAKER BLVD 411 STRANDER BLVD 411 STRANDER BLVD STE 108 415 BAKER BLVD 4211 HOLLY LN 500 STARANDER BLVD 505 ANDOVER PARK W 505 STRANDER BLVD 510 STRANDER BLVD 515 STRANDER BLVD TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 SEATTLE WA 98116 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 PALO ALTO CA 94301 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 AUBURN WA 98003 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 EUGENE OR 97401 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 MERCER ISLAND WA 98040 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 ROSELLINI PROPERTIES LLC TUKWILA BUSINESS MEMBER ANDOVER PARK PROPERTY LLC EILAT MANAGEMENT UNION PACIFIC RAILROAD RWP LLC SOUTH CENTER WA L L C PEARL ALVIN S+CAROLE R U S BANK CORPORATE PROPS OPEN FRAME LLC OB FIFE PROPERTY II L L C SEGALE PROPERTIES LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC MEDICAL CENTERS CO LLC * ICG REALTY LLC * ATTN: PETERSON JIM * * 2800 E LAKE ST * * * * * * * * * * * * * * 5242 CALIFORNIA AVE SW 525 STRANDER BLVD 5936 6TH AVE S 650 S ORCAS ST #210 6800 INDUSTRY DR 7312 SE CURTIS DR 8448 N MERCER WAY 9741 E ESTANCIA WAY LAKE0012 PO BOX 654 PO BOX 726 PO BOX 88028 411 STRANDER BLVD 102 411 STRANDER BLVD 105 411 STRANDER BLVD 106 411 STRANDER BLVD 107 411 STRANDER BLVD 406 411 STRANDER BLVD 308 411 STRANDER BLVD 304 411 STRANDER BLVD 206 411 STRANDER BLVD 306 411 STRANDER BLVD 202 411 STRANDER BLVD 205 411 STRANDER BLVD 207 411 STRANDER BLVD 303 SEATTLE WA 98136 TUKWILA WA 98188 SEATTLE WA 98108 SEATTLE WA 98104 TUKWILA WA 98188 SNOQUALMIE WA 98065 MERCER ISLAND WA 98040 SCOTTSDALE AZ 85262 MINNEAPOLIS MN 55406 KIRKLAND WA 98083 BELLEVUE WA 98009 TUKWILA WA 98138 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 0 0 City of Tukwila Notice of Application Environmental and Design Review of Washington Place STRANDER BLVD Project Description: Construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. Address: 223 Andover Park East File #'s: E14-0003 (SEPA) and L14-0015 (Design Review) Property Owner: Southcenter WA, LLC Applicant: Eric Guion Project Planner: Minnie Dhaliwal 206-431-3685 or Milmie.Dhaliwal@TulcwilaWA.gov Comments and Appeals: Your written comments on the project are requested and can be delivered to Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila WA 98188 or via email to Minnie.Dhaliwal@TukwilaWA.gov. Comments must be received before or on April 18, 2014, by 5:OOpm. You may request a copy of any decision, information on hearings, and your appeal rights by calling 206-431-3685. c 500 -foot buffer from parcel edge • Addresses w/in 500 -foot radius CircuitCityParcel Parcels w/in 500 -foot radius 130 APS-: 40Z stIro.)446,QA )4( ) o2 )6cD IDS C0� ko_sut, T)P (-LI( 9--,ThrcuLl Revised Introduction and New On-line Guidance March 2012 71,\! ED SEPA ENVIRONMENTAL CHECKLISTMAR 07 2014 Purpose of checklist: �u►'MLNT Governmental agencies use this checklist to help determine whether the environmental' imp��acts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. Instructions for applicants: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Instructions for Lead Agencies: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. Use of checklist for nonproject proposals: Please complete all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions. A. BACKGROUND 1. Name of proposed project, if applicable: Washington Place 2. Name of applicant: Washington Tower, LP 3. Address and phone number of applicant and contact person: Applicant Address: c/o Group West Companies PLLC 3601 Fremont Ave N, Suite 314 SEPA Environmental checklist (WAC 197-11-960) guidance updated Marc/ City of ukwila 6200 Southter Boulevard, Tukwila WA 98188 Coact Number: 14-037 Council Approval N/A CONSULTANT AGREEMENT FOR Architectural Design Review SERVICES THIS AGREEMENT is entered into between the City of Tukwila, Washington, hereinafter referred to as "the City", and VIA Architecture Inc., hereinafter referred to as "the Consultant", in consideration of the mutual benefits, teens, and conditions hereinafter specified. 1. Project Designation. The Consultant is retained by the City to perform Architectural Peer Review services in connection with the project titled Washington Place. 2. Scope of Services. The Consultant agrees to perform the services, identified on Exhibit "A" attached hereto, including the provision of all labor, materials, equipment and supplies. 3. Duration of Agreement; Time for Performance. This Agreement shall be in full force and effect for a period commencing upon execution and ending December 1, 2014, unless sooner terminated under the provisions hereinafter specified. Work under this Agreement shall commence upon written notice by the City to the Consultant to proceed. The Consultant shall perform all services and provide all work product required pursuant to this Agreement no later than December 1, 2014 unless an extension of such time is granted in writing by the City. 4. Payment. The Consultant shall be paid by the City for completed work and for services rendered under this Agreement as follows: A. Payment for the work provided by the Consultant shall be made as provided on Exhibit "A" attached hereto, provided that the total amount of payment to the Consultant shall not exceed $ /0/03 without express written modification of the Agreement signed by the City. B. The Consultant may submit vouchers to the City once per month during the progress of the work for partial payment for that portion of the project completed to date. Such vouchers will be checked by the City and, upon approval thereof, payment shall be made to the Consultant in the amount approved. C. Final payment of any balance due the Consultant of the total contract price earned will be made promptly upon its ascertainment and verification by the City after the completion of the work under this Agreement and its acceptance by the City. D. Payment as provided in this section shall be full compensation for work performed, services rendered, and for all materials, supplies, equipment and incidentals necessary to complete the work. E. The Consultant's records and accounts pertaining to this Agreement are to be kept available for inspection by representatives of the City and the state of Washington for a period of three (3) years after final payments. Copies shall be made available upon request. 914 op— -a r(yi--,ctfu--. f 5. Ownership and Use ofocuments. All documents, drawings, specifications and other materials produced by the Consultant in connection with the services rendered under this Agreement shall be the property of the City whether the project for which they are made is executed or not. The Consultant shall be permitted to retain copies, including reproducible copies, of drawings and specifications for information, reference and use in connection with the Consultant's endeavors. The Consultant shall not be responsible for any use of the said documents, drawings, specifications or other materials by the City on any project other than the project specified in this Agreement. 6. Compliance with Laws. The Consultant shall, in performing the services contemplated by this Agreement, faithfully observe and comply with all federal, state, and local laws, ordinances and regulations, applicable to the services rendered under this Agreement. 7. Indemnification. The Consultant shall defend, indemnify and hold the City, its officers, officials, employees and volunteers harmless from any and all claims, injuries, damages, losses or suits including attorney fees, arising out of or resulting from the acts, errors or omissions of the Consultant in performance of this Agreement, except for injuries and damages caused by the sole negligence of the City. In consideration for the limited services required, the City agrees to limit Consultant's liability to the City, its heirs, successors and/or assigns, and to all construction contractors and subcontractors on the project, due to any negligent acts, errors or omissions, such that the total aggregate liability of Consultant shall not exceed Consultant's total fee for services rendered on this project. Should a court of competent jurisdiction determine that this Agreement is subject to RCW 4.24.115, then, in the event of liability for damages arising out of bodily injury to persons or damages to property caused by or resulting from the concurrent negligence of the Consultant and the City, its officers, officials, employees, and volunteers, the Consultant's liability hereunder shall be only to the extent of the Consultant's negligence. It is further specifically and expressly understood that the indemnification provided herein constitutes the Consultant's waiver of immunity under Industrial Insurance, Title 51 RCW, solely for the purposes of this indemnification. This waiver has been mutually negotiated by the parties. The provisions of this section shall survive the expiration or termination of this Agreement. 8. Insurance. The Consultant shall procure and maintain for the duration of the Agreement, insurance against claims for injuries to persons or damage to property which may arise from or in connection with the performance of the work hereunder by the Consultant, its agents, representatives, or employees. Consultant's maintenance of insurance as required by the agreement shall not be construed to limit the liability of the Consultant to the coverage provided by such insurance, or otherwise limit the City's recourse to any remedy available at law or in equity. A. Minimum Amounts and Scope of Insurance. Consultant shall obtain insurance of the types and with the limits described below: 1. Automobile Liability insurance with a minimum combined single limit for bodily injury and property damage of $1,000,000 per accident. Automobile Liability insurance shall cover all owned, non -owned, hired and leased vehicles. Coverage shall be written on Insurance Services Office (ISO) form CA 00 01 or a substitute form providing equivalent liability coverage. If necessary, the policy shall be endorsed to provide contractual liability coverage. CA revised : 1-2013 Page 2 2. Commerc ii General Liability insurance with limit o less than $1,000,000 each occurrence, $2,000,000 general aggregate. Commercial General Liability insurance shall be written on ISO occurrence form CG 00 01 and shall cover liability arising from premises, operations, independent contractors and personal injury and advertising injury. The City shall be named as an insured under the Consultant's Commercial General Liability insurance policy with respect to the work performed for the City. 3. Workers' Compensation coverage as required by the Industrial Insurance laws of the State of Washington. 4. Professional Liability with limits no less than $1,000,000 per claim and $1,000,000 policy aggregate limit. Professional Liability insurance shall be appropriate to the Consultant's profession. B. Other Insurance Provision. The Consultant's Automobile Liability and Commercial General Liability insurance policies are to contain, or be endorsed to contain that they shall be primary insurance with respect to the City. Any Insurance, self-insurance, or insurance pool coverage maintained by the City shall be excess of the Consultant's insurance and shall not be contributed or combined with it. C. Acceptability of Insurers. Insurance is to be placed with insurers with a current A.M. Best rating of not less than A:VII. D. Verification of Coverage. Consultant shall furnish the City with original certificates and a copy of the amendatory endorsements, including but not necessarily limited to the additional insured endorsement, evidencing the insurance requirements of the Consultant before commencement of the work. Certificates of coverage and endorsements as required by this section shall be delivered to the City within fifteen (15) days of execution of this Agreement. E. Notice of Cancellation. The Consultant shall provide the City with written notice of any policy cancellation, within two business days of their receipt of such notice. F. Failure to Maintain Insurance. Failure on the part of the Consultant to maintain the insurance as required shall constitute a material breach of contract, upon which the City may, after giving five business days notice to the Consultant to correct the breach, immediately terminate the contract or, at its discretion, procure or renew such insurance and pay any and all premiums in connection therewith, with any sums so expended to be repaid to the City on demand, or at the sole discretion of the City, offset against funds due the Consultant from the City. 9. Independent Contractor. The Consultant and the City agree that the Consultant is an independent contractor with respect to the services provided pursuant to this Agreement. Nothing in this Agreement shall be considered to create the relationship of employer and employee between the parties hereto. Neither the Consultant nor any employee of the Consultant shall be entitled to any benefits accorded City employees by virtue of the services provided under this Agreement. The City shall not be responsible for withholding or otherwise deducting federal income tax or social security or for contributing to the state industrial insurance program, otherwise assuming the duties of an employer with respect to the Consultant, or any employee of the Consultant. CA revised : 1-2013 Page 3 10. Covenant Against Contingent Fees. The Consultant warrants tha he has not employed or retained any company or person, other than a bonafide employee working solely for the Consultant, to solicit or secure this contract, and that he has not paid or agreed to pay any company or person, other than a bonafide employee working solely for the Consultant, any fee, commission, percentage, brokerage fee, gifts, or any other consideration contingent upon or resulting from the award or making of this contract. For breach or violation of this warrant, the City shall have the right to annul this contract without liability, or in its discretion to deduct from the contract price or consideration, or otherwise recover, the full amount of such fee, commission, percentage, brokerage fee, gift, or contingent fee. 11. Discrimination Prohibited. The Consultant, with regard to the work performed by it under this Agreement, will not discriminate on the grounds of race, religion, creed, color, national origin, age, veteran status, sex, sexual orientation, gender identity, marital status, political affiliation or the presence of any disability in the selection and retention of employees or procurement of materials or supplies. 12. Assignment. The Consultant shall not sublet or assign any of the services covered by this Agreement without the express written consent of the City. 13. Non -Waiver. Waiver by the City of any provision of this Agreement or any time limitation provided for in this Agreement shall not constitute a waiver of any other provision. 14. Termination. A. The City reserves the right to terminate this Agreement at any time by giving ten (10) days written notice to the Consultant. B. In the event of the death of a member, partner or officer of the Consultant, or any of its supervisory personnel assigned to the project, the surviving members of the Consultant hereby agree to complete the work under the terms of this Agreement, if requested to do so by the City. This section shall not be a bar to renegotiations of this Agreement between surviving members of the Consultant and the City, if the City so chooses. 15. Applicable Law; Venue; Attorney's Fees. This Agreement shall be subject to, and the Consultant shall at all times comply with, all applicable federal, state and local laws, regulations, and rules, including the provisions of the City of Tukwila Municipal Code and ordinances of the City of Tukwila. In the event any suit, arbitration, or other proceeding is instituted to enforce any term of this Agreement, the parties specifically understand and agree that venue shall be properly laid in King County, Washington. The prevailing party in any such action shall be entitled to its attorney's fees and costs of suit. Venue for any action arising from or related to this Agreement shall be exclusively in King County Superior Court. 16. Severability and Survival. If any term, condition or provision of this Agreement is declared void or unenforceable or limited in its application or effect, such event shall not affect any other provisions hereof and all other provisions shall remain fully enforceable. The provisions of this Agreement, which by their sense and context are reasonably intended to survive the completion, expiration or cancellation of this Agreement, shall survive termination of this Agreement. CA revised : 1-2013 Page 4 17. Notices. Notices toPCity of Tukwila shall be sent to the fovwing address: City Clerk City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Notices to Consultant shall be sent to the following address: Via Architecture 1809 Seventh Avenue Suite 800 Seattle WA 98101 18. Entire Agreement; Modification. This Agreement, together with attachments or addenda, represents the entire and integrated Agreement between the City and the Consultant and supersedes all prior negotiations, representations, or agreements written or oral. No amendment or modification of this Agreement shall be of any force or effect unless it is in writing and signed by the parties. DA'Z'ED th•is l�day of ;nim CITY OF TUKWILA CONSULTANT Attest/Authenticated: By: Printed Name: Wolf Saar, AIA, LEED AP Director of Practice Title: Approved as to Form: Cjv I ( T - City Clerk, Chri O'Flaherty 0 CA revised : 1-2013 ice of the City Attorney Page 5 Exhibit A Scope of Work Architectural Design Review Services Washington Square Work Item Time Frame Hours (approximate) 1 week Review submittal/plans 20 1 week 20 Meet with staff (to become familiar)with project submittal and brainstorm any issues/ideas. 1 meeting including travel 4 Prepare a draft memo of recommendations and submit to City for review and discussion 2 weeks after receipt of plans 10 Meet with staff to go over the issues that need to be addressed 2 weeks after receipt of plans 4 Meet with applicants and staff to discuss ideas, issues and any recommendations 1 meeting including travel 4 Potential follow-up review of any changes TBD 10 Total hours 52 Hourly rate: Design Review: $ 200/hour CA revised : 1-2013 Page 6 PHASE 1 ENVIRONMENTAL SITE ASSESSMENT Former Circuit City Parcel 0223100090 223 Andover Park East Tukwila, Washington 98188 WASHINGTON TOWER, LLC t • Ime ENVIRONMENTAL ASSOCIATES, INC. 1380 - 112'h Avenue Northeast, Suite 300 Bellevue, Washington 98004 (425) 455-9025 Office (888) 453-5394 Toll Free (425) 455-2316 Fax February 11, 2014 JN -34013 Mr. Omar Lee Washington Tower, LLC 18230 East Valley Highway, Suite 195 Kent, Washington 98032 Subject: PHASE I ENVIRONMENTAL ASSESSMENT Former Circuit City Parcel 0223100090 223 Andover Park East Tukwila, Washington 98188 Dear Mr. Lee: Environmental Associates, Inc., (EAI) has completed a Phase I Environmental Assessment of the subject property located in King County, Washington. This report, prepared in accordance with the terms of our proposal dated January 7, 2013 and in a manner consistent with the intent and methodologies of ASTM E 1527-13, "Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process," summarizes our approach to the project along with results and conclusions. The contents of this report are confidential and are intended solely for your use and the use of your representatives. Two (2) copies of this report are being distributed to you. No other distribution or discussion of this report will take place without your prior approval in writing. Additional copies are available for a small fee. Associate Offices: Oregon / San Francisco Bay Area Washington Tower, LLC February 11, 2014 JN -34013 Page -2 We appreciate the opportunity to be of service on this assignment. If you have any questions or if we may be of additional service, please do not hesitate to contact us. Respectfully submitted, ENVIRONMENT ASSOCI L Don W. Spencer, M.Sc , P.G., R.E.A. Principal EPA -Certified Asbestos Inspector/Manageme I.D.#AM48151 EPA/HUD Certified Lead Inspector (Licensed) Registered Site Assessor/Licensed UST Supervisor State Certification #0878545-U7 License: 604 (Washington) License: 11464 (Oregon) License: 876 (California) License: 5195 (Illinois) License: 0327 (Mississippi) ENVIRONMENTAL ASSOCIATES, INC. PHASE "1" ENVIRONMENTAL SITE ASSESSMENT Former Circuit City Parcel 0223100090 223 Andover Park East Tukwila, Washington 98188 Prepared for: Washington Tower, LLC 18230 East Valley Highway, Suite 195 Kent, Washington 98032 Questions regarding this investigation, the conclusions reached and the recommendations given should be addressed to one of the following undersigned. Eie'Zuern 3 Environmental Geol -st / Project Mana i/✓ccs-�---� Don W. Spencer, M.Sc., P ., R.E.A. Principal EPA -Certified Asbestos Inspector/Man I.D. # AM 48151 fi r. ydrogeolo;i62 Z Q" -4'e, Gear' EPA/HUD Certified Lead Inspector (Licensed) Registered Site Assessor/Licensed UST Supervisor State Certification #0878545-U7 License: 604 License: 11464 License: 876 License: 5195 License: 0327 (Washington) (Oregon) (California) (Illinois) (Mississippi) Reference Job Number: JN - 34013 ENVIRONMENTAL ASSOCIATES, INC. February 11, 2014 TABLE OF CONTENTS METHODOLOGY/SCOPE OF WORK 5 FINDINGS 6 General Description 6 Geologic Setting 7 Development History and Land Use 8 Property Conveyance/Ownership Data 10 Site Reconnaissance 10 Interviews 12 Check For PCB -Containing Materials 12 Check For Asbestos -Containing Materials 13 Review For Lead -Based Paint 13 Radon Evaluation 14 Soil Vapor Risk Analysis 15 Water Supply, Waste Water and Solid Waste Management 15 Review: Washington DOE Listing Of Underground Storage Tanks 16 Review: EPA & State Records Of Potentially Hazardous Sites 17 Superfund, NPL, & Brownfields 17 CORRACTS 17 MTCA/State 17 RCRA/TSDs 18 ERNS 18 Review: Landfill Documents 18 CONCLUSIONS/RECOMMENDATIONS 19 LIMITATIONS 22 REFERENCES (General and Database) 23 PLATES APPENDICES Plate 1 - Vicinity Map Appendix A - Environmental Database Plate 2 - Site Pian Appendix B - Professional Licenses/Certs. Plate 3 - Site Photographs Appendix C - Interview Questionnaire ENVIRONMENTAL ASSOCIATES, INC. INS Igi laml fli Washington Tower, LLC February 11, 2014 JN -34013 Page - S METHODOLOGY/SCOPE OF WORK Our study approach consisted of completing a series of investigative tasks intended to address the level of effort often referred to as "due diligence" in the context of the Superfund Amendment and Reauthorization Act of 1986 (SARA), and nearly identical requirements set forth in the Model Toxics Control Act (MTCA), Chapter 70.105 D (Section 040) RCW pertaining to standards of liability. The objective of a Phase I Environmental Site Assessment is to reduce the potential risk for exposure to future liability for environmental problems by demonstrating that at the time of acquisition or financing, the owner, buyer, or lender had no knowledge or reason to know that any hazardous substance had been released or disposed of on, in, or at the property. Moreover, in defining the purpose of the Phase I Environmental Site Assessment process, section 1.1.1 of ASTM E-1527 advises that the goal of a Phase I Assessment is to identify "recognized environmental conditions", and defines a recognized environmental condition as "the presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release of any hazardous substances or petroleum products into structures on the property -or into the ground, groundwater, or surface water of the property." We (EAI) declare that, to the best of our professional knowledge and belief, we meet the definition of Environmental Professional as defined in section 312.10 of 40 CFR Part 312. We have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. We have performed all appropriate inquiries (AAI) in conformance with the standards and practices set forth in 40 CFR Part 312. In an effort to evaluate condition and previous uses of the property in a manner consistent with good commercial and customary practice and in general accordance with methods outlined under ASTM E 1527-13, "Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process", our scope of work for this study included: Review of chronology of ownership and site history using the resources of the King County Assessor's Office, Seattle Public Library, Puget Sound Regional Archives, business directories from several time periods, and aerial photography from several time periods as primary resources. This included an attempt to identify possible former industries or uses presenting some potential for generating waste which may have included dangerous or hazardous substances as defined by state and federal laws and regulations. • Acquisition and review of available reports and other documentation pertaining to the subject site or nearby sites. • Review of Washington Department of Ecology (WDOE) and Tukwila/King County Department of Public Health documents regarding current and abandoned landfills. ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 JN -34013 Page - 6 Review of the current EPA Comprehensive Environmental Response, Compensation, and Liability Information System (CERCLIS), the EPA National Priority List (NPL), the EPA Resource Conservation and Recovery Act (RCRA) Notifiers, RCRA Corrective Action Report (CORRACTS), and Emergency Response Notification System (ERNS) lists of sites which are potentially contaminated or which produce hazardous substances as a normal part of their commercial operation in the vicinity of the site. Review of the current Washington Department of Ecology (WDOE) listing of underground storage tanks (USTs) along with the WDOE's Leaking Underground Storage Tank (LUST) listing for WDOE-documented leaking USTs in the vicinity of the subject property. Review of the current WDOE Confirmed and Suspected Contaminated Sites (CSCS) list of potentially contaminated sites which have been the subject of hazardous waste investigation and/or cleanup activity in conjunction with the Washington Model Toxics Control Act (MTCA) Chapter 173-340 WAC. • Review published documents from the Bonneville Power Administration (BPA) to evaluate the risk for naturally occurring radon. • A reconnaissance of the subject property including buildings and neighboring areas to look for evidence of potential contamination in the form of soil stains, odors, asbestos, lead-based paint (LBP), vegetation stress, discarded drums, discolored water, careless manufacturing or industrial practices, etc. • Interviews with the property owner and select government personnel. • Preparation of a summary report which documents the assessment process and findings. FINDINGS GENERAL DESCRIPTION The subject property is comprised of a rectangular -shaped parcel (tax parcel number 0223100090) covering approximately 3.41 acres of land. Exi sting improvements to the property consist principally of a single -story retail building enclosing approximately 41,500 square feet of space which was reportedly constructed in 1995. The property is currently unoccupied. The approximate location of the site is shown on the Vicinity Map, Plate 1, appended herewith. ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 JN -34013 Page - 7 The property is located in a commercial/retail area approximately southeast of Southcenter Mall and 1,500 feet south of Interstate Highway 405 (I-405). According to the King County Assessor's Office, the subject property is zoned for commercial use. Photographs reflecting the character of the subject property are provided with this report as Plate 3. A brief description of land use on nearby parcels is provided below. Plate 2, Site Plan, depicts the setting of the subject property and land use for adjacent sites. North: Several commercial buildings occupied by Pearl Northwest (1963 and 1965 -vintage), Greg's Japanese Auto (Repair), Pearl Optical, Jose's Auto Detailing, and South Center Imaging (1971 -vintage) are situated adjacent to the north of the site. Baker Boulevard occupies the area beyond. South: More commercial/retail buildings occupied by Albert Lee Home Appliances (1967 - vintage), Furniture Factory and Puetz Golf Superstore are adjacent to the south with Strander Boulevard beyond. East: West: Andover Park East defines the eastern property line. A small business park (1996 - vintage) occupied by several health and financial businesses and a music store is situated across the street to the northeast. More buildings occupied by Cash and Carry as well as Video Only are present to the southeast. A large (1968 -vintage) Acura auto dealership borders the subject site to the west and northwest. A retail structure (1967 -vintage) occupied by Bed Bath & Beyond, REI, and Guitar Center is located to the southwest. GEOLOGIC SETTING Physiographically, the site is situated on a river plain (Green River Valley) which has formed since the last period of continental glaciation that ended approximately 13,500 years ago. Published geologic maps for the site vicinity (Jones, 1998) advise that much of the material underlying the subject site is alluvium which may include clay, silt, sand, and gravel. The hydraulic conductivity of the alluvium varies depending on the gradation and texture of the matrix. Topographically, the site is situated on a level plain approximately 30 feet above sea level. Based upon inference from topography and local drainage patterns, it appears that shallow -seated groundwater (if present) in the vicinity of the subject property may locally flow in a northeasterly direction. ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 JN -34013 Page - 8 Although no site specific information has been developed by our firm with respect to depth to groundwater at this site, work performed by others (GeoEngineers, 2013) during site geotechnical evaluations revealed that groundwater was located approximately 13 feet beneath the ground surface. With respect to surface water resources, the Green River is located approximately 770 feet east of the site. This surface water course flows in a northerly direction, transitioning into the Duwamish Waterway and eventually discharging into Elliott Bay. DEVELOPMENT HISTORY AND LAND USE Sources reviewed for information on site and area development and land use included the resources of the Seattle Public Library, King County Assessor's Office, Puget Sound Regional Archives, and aerial photographs of the subject property and surrounding area from several time periods. Aerial photographs of the area were reviewed for the years 1943, 1956, 1965, 1977, 1985, 1990, and 2006. The following paragraphs provide an interpretive summary of our observations in each photo. The time intervals between the various historic aerial photographs selected for this particular project are, in our opinion, entirely adequate for the intended purpose which was to permit a general assessment of overall development and land use in the vicinity of the subject property and do not represent a significant "data gap". 1943 The subject site and surrounding area appear as vacant fields. A small oxbow remnant of a former alignment of the Green River is present near the southeastern portion of the property. 1956 No change is evident on the property or surrounding area. The immediate site vicinity remains undeveloped. 1965 The site has been cleared and graded for development. New commercial structures have been constructed to the north and northwest. Grading is evident on many of the surrounding properties for future development. The oxbow feature to the southeast has been filled in although its outline remains. 1977 The subject site has been developed with a large warehouse structure. Commercial buildings have been erected on all sides of the property and Andover Park East now defines the eastern property line. 1985 No change in land use is discernable on the subject site or surrounding parcels. 1990 The property appears similar to the previous photograph. ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 JN -34013 Page - 9 2006 The former on-site warehouse has been removed and the current 1995 -vintage Circuit City building is now recognized on the property. New commercial/retail buildings have replaced several older structures to the northeast, south, and southwest. The area appears developed to its current state. According to resources available at the Seattle Public Library and the King County Assessor's Office, along with review of aerial photographs, the subject site was developed as early as 1971 with a single -story office/warehouse structure. The property was reportedly utilized for automotive parts sales and included a distribution office and storage warehouse. Sometime between 1990 and 1995, this building was removed and in 1995, the current "Circuit City" retail structure was erected. Borrowing from the jargon of ASTM, no "reasonably ascertainable" or "likely to be useful" information prior to 1943 was available. The absence of such information has no material effect upon the conclusions of this report. Archive records suggest that the original heating for the 1971 -vintage building was supplied by electric powered suspended heaters and HVAC systems as well as hot water radiant systems and a M "heat pump". The current building is reportedly heated by natural gas powered roof mounted HVAC units. tmi Pok rr The subject site vicinity does not have historic Sanborn Fire Insurance Map coverage. Available historic reverse street directories were reviewed for the years 1969, 1975, 1976, 1980-81, 1985,1986-87,1992-93,1998, 2004, and 2009. Those businesses/listings documented at the subject site address in the directories reviewed included: LISTED BUSINESS DIRECTORY YEAR REVIEWED 223 Andover Park East no listing 1969 Almac-Stroum (automotive) Inc. (whole parts) 1975, 1976, 1981 Shucks Auto Supply 1975, 1976, 1980-81, 1985, 1986-87 Stuart M Sloan 1975, 1980-81 Colonial Furniture 1992-93 Circuit City Stores (west coast) 1998, 2004, 2009 vacant 1991 ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 JN -34013 Page -10 Available directories indicate that the surrounding area has been occupied by various commercial, retail, and industrial businesses during the last forty (40) years including various office, laboratories, and auto service shops to the north, and retail, office, and distribution facilities to the south. The area to the west has been occupied by auto dealerships and auto service centers, a canning operation, fur retailer, and retail stores while manufacturing/distributing and small retail/commercial offices have been situated to the east. A single listing of "KC Manufacturing" was observed at the address 221 Andover Park East, however it is unclear if this address was related to the subject site or northern adjacent property. That listing does not appear in the 1969 or 1976 dated directories. PROPERTY CONVEYANCE/OWNERSHIP DATA From the file resources of the King County Assessor's Office and resources of the Seattle Public Library and the Puget Sound Regional Archives, the following limited history of ownership has been Pi established: Lr' Iq j 6.r INSTRUMENT OWNER DATE OF PURCHASE tax parcel #0223100090 Puget Sound Regional Archive Puget Western, Inc. 11-19-1962 Puget Sound Regional Archive S&J Distributors 8-31-1970 Puget Sound Regional Archive Almac-Stroum Automotive Corp. unknown Puget Sound Regional Archive McConkey Enterprises unknown Warranty Deed Circuit City Stores 6-9-1994 Warranty Deed CC -Investors 1995-4 9-20-1995 Quit Claim Deed CC223 Andover Park East Tukwila LLC 10-13-2010 SITE RECONNAISSANCE An environmental geologist/EPA-certified Asbestos Building Inspector from our firm visited the property on January 23, 2014 to review on-site conditions and land use practices in the surrounding area. Representative areas reviewed during our site visit included the building interiors and exteriors, exterior grounds, and adjacent property exteriors. As mentioned earlier, the existing improvements consist principally of a 1995 -vintage, single -story, retail building. The structure has a flat roof. Asphalt -paved parking areas are located on the eastern and western portions of the property. A landscaped area is present on the southeastern portion of the property. The building is currently unoccupied and is in a state of disrepair. Typical building materials and/or conditions observed during our site reconnaissance included: Floors are bare concrete in loading dock areas and are covered with ceramic tile, carpet, sheet vinyl, or square vinyl tile in sales -floor, office, and bathroom areas. ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 • Interior walls throughout the building are painted sheetrock or CMU block. JN -34013 Page - 11 • Ceilings are painted drywall or suspended cellulose panels beneath a metal clad roof in sales and office areas. Bare metal clad ceilings were observed in loading dock/warehouse areas. • Fluorescent and halogen light fixtures were noted throughout the building. Overhead HVAC equipment was observed above the drop ceiling; suspended heaters were noted in the warehouse areas. While the assessor lists the heating source as "refrigerated cooling", the HVAC and suspended heaters appeared to be powered by natural gas. • Fiberglass insulation was evident throughout the building. An abundance of destroyed materials (computers, displays, ceiling panels, etc.) were strewn about the interior of the building. The property owner, Mr. Omar Lee, advised that vandals have previously broken in to steal the building's wiring. Referring to the middle left-hand photo panel of Plate 3, water damaged ceiling panels and carpeting were noted in the building. The roof -hatch within the warehouse space was open at the time of our reconnaissance. • Small amounts of paints and cleaners were noted in storage closets as well as within the warehouse area. De minimis evidence of staining/leaking from these stored materials was observed. • A hydraulic trash compactor is present on the northwestern portion of the property. No evidence of significant staining or leaking from this machine were observed. Several scars in the asphalt parking areas indicative of subsurface soil borings were observed on the northwest, north, and east portions of the site. Mr. Lee advised that these were from a geotechnical evaluation performed by GeoEngineers in July 2013 in preparation for removal of the current on-site building and development of a new on-site structure. The observed boring scars are noted on Plate 2, Site Plan. No obvious, visually discernable evidence to suggest the presence of underground fuel storage tanks (i.e., vent lines, filler caps, etc.) was noted on the property. Similarly, no water wells or groundwater monitoring wells were found on the property. ENVIRONMENTAL ASSOCIATES, INC. W Washington Tower, LLC February 11, 2014 INTERVIEWS JN -34013 Page -12 On January 23, 2014, EAI provided Mr. Omar Lee, the property owner, with a seven (7) element environmental questionnaire to be used for the purpose of attempting to ascertain relevant environmental details pertaining to the subject property. Mr. Lee kindly responded to each of the questions outlined below: 1. Any pending, threatened, or past litigation relevant to hazardous substances or petroleum products in, on, or from the property? No. 2. Any notices, threatened, or past administrative proceedings relevant to hazardous substances or petroleum products in, on, or from the property? No. 3. Any notices from any governmental entity regarding any possible violation of environmental laws or possible liability relating to hazardous substances or petroleum products? No. 4. Any past environmental reports on the subject property? No. 5. Any current or past below -ground fuel storage tanks on the property? No. 6. Any operational or abandoned water or monitoring wells on the property? No. 7. Has the property ever been used for industrial purposes? No. A copy of the questionnaire executed by Mr. Carson is contained in Appendix C. Governmental Personnel EAI contacted staff at the Tukwila Fire Department regarding any potential records of underground storage tanks at the subject site address. Staff at the Fire Department advised they did not have any records of underground storage tanks at the subject site address. CHECK FOR PCB -CONTAINING MATERIALS Prior to 1979, polychlorinated biphenyls (PCBs) were widely used in electrical equipment such as transformers, capacitors, switches, fluorescent lights (ballasts) and voltage regulators owing to their excellent cooling properties. In 1976, the EPA initiated regulation of PCBs through issues pursuant to the Toxic Substances Control Act (TSCA). These regulations generally control the use, manufacturing, storage, documentation, and disposal of PCBs. EPA eventually banned PCB use in 1978, and adoption of amendments to TSCA under Public Law 94-469 in 1979 prohibited any further manufacturing of PCBs in the United States. ENVIRONMENTAL ASSOCIATES, INC. r~ • Washington Tower, LLC February 11, 2014 Light Fixtures JN -34013 Page -13 Fluorescent lights were observed throughout the subject building. These fluorescent light ballasts could not be unobtrusively or easily disassembled during our site visit. Comparing the construction date of the subject building (1995) to the chronology of evolution of governing regulations which banned the use of PCBs in the United States, it appears very unlikely that these fluorescent lights have ballasts that contain PCBs. Main Service Electrical Transformers One pad -mounted main service electrical transformer was noted on the property. That transformer was identified by the serial number AM2204. According to Mr. Hibbard Ilowe with Puget Sound Energy transformers identified by 2 -letter and 4 -digit serial numbers are non -PCB transformers. Liability for this equipment ultimately lies with the utility company in any event. CHECK FOR ASBESTOS -CONTAINING MATERIALS Considering the reported construction date of the subject building (1995), which was long after the manufacture of asbestos -containing building materials was banned in the United States, it appears unlikely that the on-site building materials contain asbestos. REVIEW FOR LEAD-BASED PAINT Lead was formerly a common additive to many paints to improve their durability and coverage. Lead-based paint presents a special hazard to small children who can ingest it by chewing on painted woodwork or eating flakes of paint. A number of studies showing the toxic effects of lead on humans, and on small children in particular, prompted the Consumer Product Safety Commission to mandate in 1977 that the amount of lead in most paints, including those for residential use, should not exceed 0.06 %. Considering that the subject building was reportedly constructed in 1995, long after the regulations restricting the use of lead-based paint were put into effect in the United States, we do not suspect that lead is present in the property's painted surfaces. ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 RADON EVALUATION Occurrence JN -34013 Page -14 Radon is a naturally occurring, highly mobile, chemically inert radioactive gas created through radioactive decay of uranium and thorium. The potential for occurrence of radon varies widely and is dependent upon (1) the concentration of radioactive materials in the underlying bedrock; (2) the relative permeability of soils with respect to gases; and (3) the amount of fracturing or faulting in surficial materials (EPA, 1987). Health Risks The concern regarding radon and its potential effects upon humans arises from the results of studies (EPA, 1987) which suggest that approximately fifteen percent of all lung cancer mortalities in the United States may be attributable to exposure to radon. The EPA has established a concentration of radon of four (4) picocuries per liter (pCi/l) as a maximum permissible concentration "action level". Concentrations above this value would signal a potential health threat. According to some studies, an average concentration in homes across the United States is on the order of 1.4 pCi/1. Risk of Potential Exposure in the Tukwila Area The Bonneville Power Administration (BPA) has published the results of measurements for radon made in residences throughout the region they serve which includes Washington, Oregon and Idaho. For the Tukwila area in the immediate vicinity of the subject property 72 tests have been performed. The results of their work (BPA, 1993) suggest that radon levels over 4 picocuries per liter (pCi/1) were detected in none of the monitored residences in the vicinity of the subject site. Additionally, the average listed radon reading in the subject site township was 0.52 pCi/l, well below the EPA threshold of concern. On the basis of the findings presented in the cited BPA survey, we conclude that the potential for exposure to naturally occurring radon at the subject site at concentrations exceeding the EPA's "threshold of concern" is very low. ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 JN -34013 Page - 15 SOIL VAPOR RISK ANALYSIS In their document entitled "Guidance for Evaluating Soil Vapor Intrusion in Washington State: Investigation and Remedial Action", Publication Number 09-09-047, the Washington Department of Ecology (WDOE) has outlined what has been described as a "tiered" approach to evaluation of potential risk relating to vapor intrusion. The initial step in the process as described in Chapter 2 of the guidance is referred to as the Preliminary "VI " (vapor intrusion) Assessment. Chapter 2 advises that: "The goal of a preliminary vapor intrusion assessment is to determine whether ANY potential exists for toxic vapors to be present in the subsurface that could migrate and enter nearby buildings". The objective posed above imposes consideration of the following historic land use details pertaining to the subject property which are discussed in applicable sections of this Phase I report. No records to suggest historic unlawful use or disposal of dangerous, hazardous, or toxic substances as defined in state, federal, or local laws and regulations have been discovered in the course of this Phase I for the subject property. Records do suggest historic unlawful use or disposal of dangerous, hazardous, or toxic substances as defined in state, federal, or local laws and regulations have been discovered in the course of this Phase I for neighboring properties (formerly American Can Company, now Acura). • No records to suggest migration of a contaminant "plume" capable of producing a soil vapor risk beneath the subject property have been discovered in the course of this Phase I. • Based on evaluations performed at many other sites, constituents of the native alluvium (silt, sand, gravel, clay) inferred to underlie the property would be anticipated to yield moderate permeability to soil vapors. Based upon the foregoing site specific details, we (EAI) suspect that most experienced reviewers answer to the question posed in the WDOE guidance (i.e. "whether any potential for toxic vapors to be present") would be yes. The perceived soil vapor risk appears to be moderate. WATER SUPPLY, WASTE WATER AND SOLID WASTE MANAGEMENT Information supplied by the King County Assessor's Office revealed that both water and sewer services for the subject property are provided by municipal sources. No solid waste dumpsters were noted on the property. ENVIRONMENTAL ASSOCIATES, INC. IMO WEI Washington Tower, LLC February 11, 2014 JN -34013 Page -16 REVIEW OF WASHINGTON DOE LISTING OF UNDERGROUND STORAGE TANKS Review of the current Washington Department of Ecology and the EPA Region 10 listings of underground storage tanks (USTs) suggests that four (4) facilities with registered USTs are located within a one-quarter mile distance from the subject property. These UST sites are listed in the Environmental Database in Appendix A. The closest WDOE-listed UST site relative to the subject property is identified as the Mohawk Products Company, Inc. site, addressed at 402 Baker Boulevard. The WDOE UST database suggests that two (2) USTs have been removed from that site. That facility is situated approximately 300 feet to the north of the subject site in an inferred cross -gradient hydrologic position. That UST site docs not appear on the current WDOE listing of "Leaking Underground Storage Tank" (LUST) sites. According to the most recent WDOE Leaking Underground Storage Tank (LUST) listing and the EPA Region 10 Tribal Land LUST listing, there are four (4) listed tank facilities located within a one-half mile distance of the subject property which have reported accidental releases or leakage to the WDOE in the past. These LUST sites are listed in the Environmental Database in Appendix A. The closest WDOE-listed LUST site relative to the subject property is the Tukwila Gull 240 site addressed at 15640 West Valley Highway. The WDOE LUST database suggests that a release of petroleum products to subsurface materials at that site was reported to the WDOE in approximately 1996. WDOE lists the cleanup status of this facility as "Cleanup Started". That site is located over 1,800 feet northeast of the subject site in a separated hydrologic position. Considering the substantial separation distances and/or inferred hydrologic positions of the WDOE/EPA-listed UST/LUST sites in relation to the subject property as positive risk -mitigating factors, it is our opinion that the potential for environmental impairment of the subject property from these off-site localities is very low. The approximate locations of the WDOE-documented underground storage tanks within a one-quarter mile radius of the subject property and the listed LUST sites within a one-half mile radius of the site are shown on the radius maps included in Appendix A. The WDOE's/EPA's UST listings may not include tanks that are exempted from regulation such as heating oil tanks or tanks used for agricultural purposes and may not include USTs which were installed, removed, or abandoned prior to the advent of modern environmental UST regulations. ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 EPA & STATE RECORDS OF POTENTIALLY HAZARDOUS SITES Superfund, NPL, & Brownfields JN -340.13 Page - 17 Review of the current EPA Comprehensive Environmental Response, Compensation, and Liability Information System (CERCLIS) and National Priority List (NPL) listings revealed no CERCLIS, de- listed NPL, or Federal Brownfields sites within a one-half mile distance from the subject site and no NPL sites within one mile of the subject property that have been designated as potentially hazardous or eligible for participation in the Superfund cleanup or Brownfields programs. One CERCLIS- NFRAP site is located within a one-half mile distance from the subject site. The closest CERCLIS-NFRAP site relative to the subject property is identified as the American Can Company addressed at 400 Baker Boulevard. That property (now Acura) went through the discovery phase in 1981 and achieved a status of "no further action planned" (NFRAP) in 1987. Historic assessor cards indicate that this facility was situated adjacent to the west/northwest (where the current Acura dealership is now situated) in an inferred cross/up-gradient hydrologic position. EAI requested to review files held by the WDOE regarding this listing however the files were not made available within the time frame allotted for this report by the client. See additional discussions later in the Conclusions/Recommendations section. CORRACTS Review of the current EPA Corrective Action Report (CORRACTS) listing revealed that no CORRACTS sites are located within one mile of the subject property that have been designated as having a potential release at the facility under RCRA. MTCA / State The Washington Department of Ecology hazardous waste cleanup and investigation program was launched in 1989 as a part of the Model Toxics Control Act (MTCA), Chapter 173-340 WAC, in order to evaluate potential and actual hazards at sites within the state. Twenty-three (23) MTCA/State sites and no State "Brownfields" sites are located within a one mile distance from the subject property. These MTCA/State sites are listed in the Environmental Database in Appendix A. The closest MTCA/State site relative to the subject property is the previously mentioned American Can Company (now Acura) addressed at 400 Baker Boulevard. The WDOE's MTCA database suggests that groundwater contamination was "suspected" at that site. That property received a status of "no further action" (NFA) in 1995 after a federal site inspection. Historic assessor cards indicate that facility was situated adjacent to the west/northwest (where the current Acura dealership is now situated) in an inferred cross/up-gradient hydrologic position. ENVIRONMENTAL ASSOCIATES, INC. r Washington Tower, LLC February 11, 2014 RCRA/ TSDs JN -34013 Page -18 Review of EPA's Treatment, Storage and Disposal (TSD) facilities listing for sites that treat, store, or dispose of potentially hazardous materials revealed that no TSD sites are located within a one mile distance from the subject property. Review of the EPA's RCRA Generator listing, revealed nineteen (19) sites within a one-quarter mile distance from the subject property which are/have been regularly monitored by EPA/WDOE for the L.. use or generation of small amounts of hazardous substances as a normal part of their business activities. These RCRA Generator sites located within a one-quarter mile radius of the subject site are listed in the Environmental Database in Appendix A. L ii Businesses named in the RCRA Generator listing are users or generators of potentially hazardous or toxic materials as a normal aspect of their business practices. Listed businesses are required to closely monitor and report their use or generation of such materials to the EPA. W WI WNW Based upon this information, upon the monitoring and reporting requirements imposed by the EPA, and upon the presumption that the listed user/generators exercise prudence in management of these materials to minimize liability and EPA penalties, it is our opinion that the potential for environmental impairment of the subject property from these off-site facilities is very low. ERNS Review of the EPA's Emergency Response Notification Systems (ERNS) list for the State of Washington revealed that the subject site has not reported a spill. This list has been compiled with periodic updates since October 1287. LANDFILLS A review of WDOE and King County Health Department documents regarding current and abandoned landfills revealed that there are no documented landfills located within a one-half mile distance from the subject property. ENVIRONMENTAL ASSOCIATES, INC. PR i.r imr • Potential presence of mold in the existing structure due to numerous amounts of water 1.61 Washington Tower, LLC February 11, 2014 JN -34013 Page -19 CONCLUSIONS/RECOMMENDATIONS In accordance with report language requirements of ASTM E-1527-2013, "Standard Practice for Environmental Site Assessments: Phase 1 Environmental Site Assessment Process", and more specifically section 12.8 thereto, the following conclusory statements are made: We (EAI) have performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E-1527-13 of the Former Circuit City property located at 223 Andover Park East in Tukwila, Washington. No exceptions to or deletions from this practice were made. This assessment has revealed no evidence of on-site "recognized environmental conditions" as defined by ASTM in connection with the property. A potential off-site recognized environmental condition was identified as: • The property formerly addressed at 400 Baker Boulevard (currently 301 Baker Boulevard) is listed as a CERCLIS-NFRAP site as well as a State contaminated site related to the former occupancy of American Canning Company. That site is adjacent to the west/northwest of the property in an inferred up/cross gradient hydrologic position. A single non-CERCLA condition of potential environmental significance identified at the subject site included: damage. Additional discussions along with common-sense recommendations for future management relating to the above -noted environmental details are provided for your consideration in the following individual subsections. ADJACENT INDUSTRIAL SITE rq As noted earlier in the report, a listed State contaminated site/CERCLIS-NFRAP site is located adjacent to the west/northwest (current Acura dealership) of the subject property. That site is listed as "American Canning Company" and is situated in an inferred up/cross hydrologic position from the subject property. ENVIRONMENTAL ASSOCIATES, INC. 11 Washington Tower, LLC JN -34013 February 11, 2014 Page - 20 Our research of available WDOE materials indicated that American Canning Company was listed I■� as a State contaminated property due to suspected groundwater contamination by non -halogenated solvents. The EPA began a discovery phase of investigation of the American Canning property in 1981 and deemed that the site did not qualify for the national priorities listing based on the information developed. After a federal site assessment, that site was giving a status of "no further remedial action planned (NFRAP) in 1987. The WDOE alternatively lists a federal site inspection occurring in August of 1995. In December 1995, the WDOE granted a status of "no further action" (NFA) for that site. In an effort to obtain an improved understanding of the environmental Lig implications and history for the west -adjacent MTCA/State NFA site, we (EAI) made a written request to the regional office of the WDOE for access to the entirety of their files pertaining to that property. Owing to factors reportedly including a high volume of requests for information, staff limitations, and similar reasons becoming characteristic of certain governmental bureaus, the WDOE was unable to provide access to such file archives as may (or may not) exist for the above -referenced off-site facility in a time frame responsive to the time frame allocated by the client for completion of this Phase I Environmental Site Assessment. Acknowledging that limiting factor, for purposes of this due diligence work being exercised under ASTM E-1527-05/13, such materials are judged to be neither "practically reviewable" nor "reasonably ascertainable" as defined under sections 3.2.65 and 3.2.73 (respectively) of ASTM E-1527. r A list of mitigating factors which may moderate contemporary concerns regarding the west -adjacent site history outlined in this report from a lending perspective would include the following: r (1) The EPA has granted a status of "no further remedial action planned" based upon a federal 6w site inspection. (2) The WDOE has granted a status of "no further action" to that site based upon the federal site 6.+ inspection. Without review of files relating to the EPA/WDOE site work, EAI makes no warranty regarding implications for the subject relating to historical off-site contamination at the west -adjacent property. Acknowledging this general limitation, the strongest positive comment we can make at this time is simply that we are not aware of a specific contamination problem affecting site subsurface soil and/or groundwater relating to the adjacent property. ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 JN -34013 Page -21 In developing recommendations for future action regarding the site in relation to the off-site west - adjacent WDOE listed property, the following management alternative approaches are offered for discussion: (1) The client and/or other involved parties could, without benefit of further study, jointly agree to presume (based upon regulatory status) that the dollar risk posed by soil and groundwater conditions along the west/northwest property line is low, and move forward with orderly completion of the pending financial transactions. The benefit of such an expedient solution lies in the ability to proceed without delay or additional immediate costs. (2) The client could wait for files to be made available at the WDOE and allow time for EAI to review such files to determine potential risk (if any) to the subject site. (3) Subsurface sampling at two or three locations along the west/northwest property line could be employed to expeditiously and factually assess whether or not environmental impacts have occurred. Decision-making authority in this regard clearly lies with the client and/or other involved parties, depending upon their individual risk tolerances. SUSPECTED PRESENCE OF MOLD As discussed earlier in the report, numerous amounts of water damage was observed in flooring and degraded ceiling materials within the building. A roof -hatch was observed being left open in one of the storage areas allowing for storm damage within the structure. These conditions can commonly be indicative of the occurrence of mold due to excess moisture introduced through repetitive exposure to water leaks. Positive determination of the suspicion of mold through swab/lab testing, air quality sampling, etc., was not performed, nor was such a determination envisioned in the scope of work proposed for this Phase 1 environmental assessment. The property owner has advised EAI that demolition of the subject structure is planned as a part of overall site redevelopment without further occupancy. Based upon this planned action, no corrective measures would be required at this time. ENVIRONMENTAL ASSOCIATES, INC. Mel Washington Tower, LLC February 11, 2014 Footnote Regarding Surrounding Historic Industrial Area JN -34013 Page - 22 U For the benefit of the report user or reviewer who may be unfamiliar with the area, the subject property is located in and area of Tukwila which has been occupied by various industrial uses since the 1960s and 1970s, prior to becoming primarily retail in nature in the 1990s. Numerous studies ►.r have been performed in the surrounding area due to individual site contaminant investigations. The net result has been that at this time, WDOE and EPA files contain reports documenting numerous t, sites in this general district where the concentrations of petroleum, metals, and other contaminants have been identified in soils and groundwater. Assessment of subsurface soil and/or groundwater conditions cannot typically be accomplished through visual examination of surficial conditions afforded by the scope of our Level I Assessment effort, nor was such a determination envisioned as a task included in the scope of our proposal. Acknowledging this limitation, the strongest statement we can make is simply that we are not aware 1.1 of any information which has specifically shown that the subject property has been adversely impacted by historical or current uses of the nearby parcels. LIMITATIONS This report has been prepared for the exclusive use of Washington Tower, LLC and their several representatives for specific application to this site. Our work for this project was conducted in a `'r manner consistent with that level of care and skill normally exercised by members of the environmental science profession currently practicing under similar conditions in the area, and in accordance with the terms and conditions set forth in our proposal dated January 7, 2013. The environmental condition of subsurface soil, groundwater, and/or existence of subsurface appurtenances cannot typically be determined by visual examination of surficial conditions such as afforded by the scope of a Phase I Assessment such as performed here. Acknowledging that limitation, no warranty in that regard is made. No other warranty, expressed or implied, is made. If new information is developed in future site work which may include excavations, borings, studies, etc., Environmental Associates, Inc., must be retained to reevaluate the conclusions of this report and to provide amendments as required. Ind ENVIRONMENTAL ASSOCIATES, INC. Washington Tower, LLC February 11, 2014 JN -34013 Page - 23 REFERENCES GENERAL Bonneville Power Administration (BPA), January 1993, Radon Monitoring Results from BPA's Residential Conservation Program, Report No. 15, (with April 1993 Map). Environmental Protection Agency (EPA), September 1987, Radon Reference Manual EPA 520/1-87-20. GeoEngineers, July 26, 2013, Preliminary Geotechnical Recommendations - Proposed Washington Tower, 223 Andover Park East, Tukwila, Washington. Jones, M.A., 1998, Geologic Framework for the Puget Sound Aquifer System, Washington & British Columbia. U.S. Geological Survey Professional Paper 1424-C, 18 plates, 9 figures, 2 tables. DATABASE Please refer to the Environmental Database in Appendix A for information regarding the governmental database resources reviewed for this project, the ASTM search radius (the minimum search radius used for this project), and the date that the agency produced the listing. The April 30, 1985 -dated King County landfill list reviewed for this project should not be construed by the report user or reviewers as out-of-date. It is simply the last date of issuance of the list selected by the government agency, ASTM not withstanding. ENVIRONMENTAL ASSOCIATES, INC. 0 S 1 MILE 0 ma 0 500 1030 METERS Map created with TOPO?t 22003 National. Ge hic(t.....naticnalgeapaphic.crmtepc) IIII Site Location Inferred Approximate Direction of Groundwater Flow ENVIRONMENTAL ASSOCIATES, INC. 1380 - 112th Avenue N.E., Ste. 300 Bellevue, Washington 98004 VICINITY MAP Former Circuit City 223 Andover Park East Tukwila, Washington Job Number: Date: Plate: JN 34013 February 2014 1 Japane Pe1arl = Optical 3ed�Batt.&' . Beyond.: lbert Approximate Geotechnical Boring Location Approximate Site Boundary Inferred Approximate Direction of Groundwater Flow ENVIRONMENTAL ASSOCIATES, INC. 1380 - 112th Avenue N.E., Ste. 300 Bellevue, Washington 98004 SITE PLAN Former Circuit City 223 Andover Park East Tukwila, Washington Job Nuneber Date: JN 34013 February 2014 Plate: 2 Eastern exterior of the subject site. Water damaged ceiling panels. Interior entryway. Looking south along the western exterior of the site. Destroyed wallboard with fiberglass insulation beneath. Storage warehouse area. ENVIRONMENTAL ASSOCIATES, INC. 1380 - 112th Avenue N.E., Ste. 300 Bellevue, Washington 98004 SITE PHOTOGRAPHS Former Circuit City 223 Andover Park East Tukwila, Washington Job Number: JN 34013 Date: February 2014 Plate: 3 APPENDIX A Environmental Database ENVIRONMENTAL ASSOCIATES, INC. Former Circuit City 223 Andover Park East Seattle, WA 98188 Inquiry Number: 3838050.2s lger Lr fal flu January 23, 2014 CEDR®Environmental Data Resources Inc 440 Wheelers Farms Road Milford, CT 06461 Toll Free: 800.352.0050 www.edrnet.com FORM-FSB-KTV Search Summary Report TARGET SITE 223 ANDOVER PARK EAST SEATTLE, WA 98188 Category Sel Site 118 1/4 1/2 > 112 ZIP TOTALS NPL Y 0 0 0 0 0 0 0 NPL Delisted Y 0 0 0 0 0 0 0 CERCLIS Y 0 0 0 0 0 0 NFRAP Y 0 1 0 0 0 1 RCRA COR ACT Y 0 0 0 0 0 0 0 RCRA TSD Y 0 0 0 0 0 0 0 RCRA GEN Y 0 0 0 - 1 1 Federal IC / EC Y 0 0 0 0 0 0 ERNS Y 0 - 0 0 State/Tribal NPL Y 0 0 0 0 0 0 0 State/Tribal CERCLIS Y 0 0 0 3 9 0 12 State/Tribal SWL Y 0 0 0 0 0 0 State/Tribal LTANKS Y 0 0 0 4 0 4 State/Tribal Tanks Y 0 2 2 - 0 4 State/Tribal IC / EC Y 0 0 0 0 0 0 State/Tribal VCP Y 0 0 3 14 7 24 ST/Tribal Brownfields Y 0 0 0 0 0 0 0 US Brownfields Y 0 0 0 0 0 0 0 Other SWF Y 0 1 1 2 0 4 Other Haz Sites Y 0 9 2 8 13 32 Local Land Records Y 0 - 0 0 Spills Y 0 - 0 0 Other Y 0 7 14 20 41 EDR Exclusive Y 0 0 0 0 0 0 0 - Totals -- 0 20 22 31 9 41 123 Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, arty environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2014 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners. Search Summary Report TARGET SITE: 223 ANDOVER PARK EAST SEATTLE, WA 98188 Category Database Update Radius Site 1/8 1/4 1/2 > 1/2 ZIP TOTALS NPL NPL 04/26/2013 1.000 0 0 0 0 0 0 0 Proposed NPL 04/26/2013 1.000 0 0 0 0 0 0 0 NPL LIENS 10/15/1991 TP 0 - - 0 0 NPL Delisted Delisted NPL 04/26/2013 1.000 0 0 0 0 0 0 0 CERCLIS CERCLIS 04/26/2013 0.500 0 0 0 0 0 0 FEDERAL FACILITY 05/31/2013 0.500 0 0 0 0 0 0 NFRAP CERC-NFRAP 04/26/2013 0.500 0 1 0 0 0 1 RCRA COR ACT CORRACTS 09/10/2013 1.000 0 0 0 0 0 0 0 RCRA TSD RCRA-TSDF 09/10/2013 1.000 0 0 0 0 0 0 0 RCRA GEN RCRA-LQG 09/10/2013 0.250 0 0 0 - 0 0 RCRA-SQG 09/10/2013 0.250 0 0 0 1 1 RCRA-CESQG 09/10/2013 0.250 0 0 0 0 0 Federal /C / EC US ENG CONTROLS 06/17/2013 0.500 0 0 0 0 - 0 0 US INST CONTROL 06/17/2013 0.500 0 0 0 0 0 0 LUCIS 08/20/2013 0.500 0 0 0 0 0 0 ERNS ERNS 09/30/2013 TP 0 0 0 State/Tribal NPL HSL 08/26/2013 1.000 0 0 0 0 0 0 0 State/Tribal CERCLIS CSCSL 10/22/2013 1.000 0 0 0 3 9 0 12 State/Tribal SWL SWF/LF 09/25/2013 0.500 0 0 0 0 0 0 State/Tribal LTANKS LUST 11/19/2013 0.500 0 0 0 4 - 0 4 INDIAN LUST 02/01/2013 0.500 0 0 0 0 0 0 State/Tribal Tanks UST 11/22/2013 0.250 0 2 2 0 4 AST 04/09/2013 0.250 0 0 0 0 0 INDIAN UST 09/28/2012 0.250 0 0 0 0 0 FEMA UST 01/01/2010 0.250 0 0 0 0 0 State/Tribal IC/EC INST CONTROL 10/22/2013 0.500 0 0 0 0 - 0 0 Search Summary Report TARGET SITE: 223 ANDOVER PARK EAST SEATTLE, WA 98188 Category Database Update Radius Site 1/8 1/4 1/2 > 1/2 ZIP TOTALS State/Tribal VCP INDIAN VCP 09/17/2013 0.500 0 0 0 0 0 0 VCP 10/22/2013 0.500 0 0 1 3 1 5 ICR 12/01/2002 0.500 0 0 2 11 - 6 19 ST/Tribal Brownfields BROWNFIELDS 10/22/2013 1.000 0 0 0 0 0 0 0 US Brownfields US BROWNFIELDS 09/24/2013 1.000 0 0 0 0 0 0 0 Other SWF ODI 06/30/1985 0.500 0 0 0 0 0 0 DEBRIS REGION 9 01/12/2009 0.500 0 0 0 0 0 0 SWTIRE 11/01/2005 0.500 0 0 0 0 0 0 SWRCY 10/29/2013 0.500 0 1 1 2 0 4 INDIAN ODI 12/31/1998 0.500 0 0 0 0 0 0 Other Haz Sites US CDL 08/06/2013 TP 0 - 0 0 ALLSITES 11/05/2013 0.125 0 8 - 11 19 CSCSL NFA 10/22/2013 0.500 0 1 2 8 - 2 13 CDL 11/01/2013 TP 0 - 0 0 HIST CDL 02/08/2007 TP 0 - 0 0 US HIST CDL 09/01/2007 TP 0 - 0 0 Local Land Records LIENS 2 02/06/2013 TP 0 - - 0 0 Spills Other HMIRS 09/30/2013 TP 0 - 0 0 SPILLS 12/19/2013 TP 0 - - 0 0 RCRA NonGen / NLR 09/10/2013 0.250 0 7 12 - - 8 27 DOT OPS 07/31/2012 TP 0 - - 0 0 DOD 12/31/2005 1.000 0 0 0 0 0 0 0 FUDS 12/31/2011 1.000 0 0 0 0 0 0 0 CONSENT 06/30/2013 1.000 0 0 0 0 0 0 0 ROD 04/26/2013 1.000 0 0 0 0 0 0 0 UMTRA 09/14/2010 0.500 0 0• 0 0 - 0 0 US MINES 08/01/2013 0.250 0 0 0 - - 0 0 TRIS 12/31/2011 TP 0 - - - - 0 0 TSCA 12/31/2006 TP 0 - - 0 0 FTTS 04/09/2009 TP 0 - 0 0 HIST FTTS 10/19/2006 TP 0 - 0 0 SSTS 12/31/2009 TP 0 - 0 0 ICIS 07/20/2011 TP 0 - 0 0 PADS 06/01/2013 TP 0 - 0 0 Search Summary Report TARGET SITE: 223 ANDOVER PARK EAST SEATTLE, WA 98188 Category Database Update Radius Site 1/8 1/4 1/2 > 1/2 ZIP TOTALS MLTS 07/22/2013 TP 0 - - 0 0 RADINFO 09/30/2013 TP 0 - 0 0 FINDS 03/08/2013 TP 0 10 10 RAATS 04/17/1995 TP 0 - - 0 0 RMP 05/08/2012 TP 0 - - 0 0 UIC 11/19/2013 TP 0 0 0 MANIFEST 12/31/2012 0.250 0 0 2 - 2 4 DRYCLEANERS 12/31/2012 0.250 0 0 0 - 0 0 NPDES 10/29/2013 TP 0 - - 0 0 AIRS 12/31/2011 TP 0 - 0 0 Inactive Drycleaners 12/31/2012 0.250 0 0 0 0 0 INDIAN RESERV 12/31/2005 1.000 0 0 0 0 0 0 0 SCRD DRYCLEANERS 03/07/2011 0.500 0 0 0 0 0 0 PRP 04/15/2013 TP 0 0 0 US AIRS 10/23/2013 TP 0 - 0 0 LEAD SMELTERS 01/29/2013 TP 0 0 0 EPA WATCH LIST 06/30/2013 TP 0 - - 0 0 Financial Assurance 02/24/2012 TP 0 - - 0 0 2020 COR ACTION 11/11/2011 0.250 0 0 0 0 0 PCB TRANSFORMER 02/01/2011 TP 0 0 0 COAL ASH 06/20/2013 0.500 0 0 0 0 0 0 COAL ASH EPA 08/17/2010 0.500 0 0 0 0 0 0 US FIN ASSUR 10/28/2013 TP 0 0 0 COAL ASH DOE 12/31/2005 TP 0 - - 0 0 EDR Exclusive EDR MGP 08/28/2009 1.000 0 0 0 0 0 0 0 - Totals -- 0 20 22 31 9 41 123 faiL timit I:J Request Date: Request Name: Site Information Report JANUARY 23, 2014 ERIC ZUERN Target Site: 223 ANDOVER PARK EAST SEATTLE, WA 98188 Site Location Search Type: COORD Job Number: 34013 Degrees (Decimal) Degrees (Min/Sec) UTMs Longitude: 122.251200 122.2512000 - 122015' 4.32" Easting: 556442.1 Latitude: 47.457200 47.4572000 - 47027' 25.92" Northing: 5256026.0 Elevation: 24 ft. above sea level Zone: Zone 10 Demographics Sites: 82 RADON Non-Geocoded: 41 Federal EPA Radon Zone for KING County: 3 Note: Zone 1 indoor average level > 4 pCi/L. : Zone 2 indoor average level >= 2 pCi/L and <= 4 pCi/L. : Zone 3 indoor average level < 2 pCi/L. Population: N/A Federal Area Radon Information for KING COUNTY, WA Number of sites tested: 106 Area Average Activity % <4 pCi/L % 4-20 pCi/L % >20 pCi/L Living Area - 1st Floor 0.334 pCi/L 99% 1% 0% Living Area - 2nd Floor 0.800 pCi/L 100% 0% 0% Basement 0.538 pCi/L 97% 3% 0% Target Site Summary Report Target Property: 223 ANDOVER PARK EAST JOB: 34013 SEATTLE, WA 98188 TOTAL: 123 DB Type Map ID --ID/Status GEOCODED: 82 NON GEOCODED: 41 Site Name Address Dist/Dir ElevDiff Page No. No sites found for target address Sites Summary Report Target Property: 223 ANDOVER PARK EAST JOB: 34013 SEATTLE, WA 98188 TOTAL: 123 GEOCODED: 82 NON GEOCODED: 41 .' DB Type Map ID --ID/Status Site Name Address Dist/Dir ElevDiff Page No. 1 ALLSITES GOODYEAR 405 BAKER BLVD 0.04 North + 1 1 TUKWILA, WA 1 RCRA NonGen / NLR GOODYEAR 405 BAKER BLVD 0.04 North + 1 2 --WAR000011304 TUKWILA, WA Pill A2 ALLSITES AM TEC INC 230 ANDOVER PARK E 0.06 ENE - 3 4 TUKWILA, WA LJ A2 RCRA NonGen / NLR AM TEC INC 230 ANDOVER PARK E 0.06 ENE - 3 5 --WAD980985980 TUKWILA, WA i Lr A3 ALLSITES WAJAX PACIFIC FIRE EQUIPMENT I 227 ANDOVER PARK E 0.06 ENE - 3 6 SEATTLE, WA V A3 RCRA NonGen / NLR WAJAX PACIFIC FIRE EQUIPMENT I 227 ANDOVER PARK E 0.06 ENE - 3 7 --WAD000712372 SEATTLE, WA B4 UST MOHAWK PRODUCTS CO INC 402 BAKER BLVD 0.09 NW + 4 9 SEATTLE, WA B4 ALLSITES L MOHAWK PRODUCTS CO INC B4 RCRA NonGen / NLR MOHAWK PRODUCTS CO INC --WAD009271487 trie 85 CSCSL NFA AMERICAN CAN CO 402 BAKER BLVD 0.09 NW + 4 11 SEATTLE, WA 402 BAKER BLVD 0.09 NW + 4 13 SEATTLE, WA 400 BAKER BLVD 0.09 NW + 4 15 TUKWILA, WA B5 ALLSITES AMERICAN CAN CO 400 BAKER BLVD 0.09 NW +4 16 TUKWILA, WA PM i~ B6 RCRA NonGen / NLR AMERICAN CAN CO 400 BAKER BLVD 0.09 NW + 4 19 --WAD063351506 SEATTLE, WA 98188 L, B6 CERC-NFRAP AMERICAN CAN CO --WAD063351506 400 BAKER BLVD 0.09 NW + 4 21 SEATTLE, WA 98188 6.1r 7 ALLSITES BOEING SUPPORT SVCS 7 51 505 BAKER BLVD 0.10 NE - 3 22 TUKWILA, WA 7 RCRA NonGen / NLR BOEING SUPPORT SVCS 7 51 505 BAKER BLVD 0.10 NE - 3 23 --WAD988507059 TUKWILA, WA Sites Summary Report Target Property: 223 ANDOVER PARK EAST JOB: 34013 SEATTLE, WA 98188 C TOTAL: 123 GEOCODED: 82 NON GEOCODED: 41 1 DB Type Map ID --ID/Status Site Name Address Dist/Dir ElevDiff Page No. PR C8 SWRCY OFFICE DEPOT BLDG 290 ANDOVER PARK E q.10 SE - 4 25 L TUKWILA, WA C8 ALLSITES OFFICE DEPOT BLDG 290 ANDOVER PARK E 0.10 SE - 4 26 fill TUKWILA, WA L C8 RCRA NonGen / NLR OFFICE DEPOT BLDG 290 ANDOVER PARK E 0.10 SE - 4 27 --WAD988475380 TUKWILA, WA r.+ C9 UST XEROX CORPORATION 505 STRANDER BLVD 0.12 SE - 4 29 TUKWILA, WA 98188 Will C9 ALLSITES XEROX CORPORATION 505 STRANDER BLVD 0.12 SE - 4 30 Lor TUKWILA, WA 98188 ▪ 10 RCRA NonGen / NLR JOHN HANCOCK MUTUAL LIFE INS C 16300 CHRISTENSEN RD BLDG 0.14 ENE - 5 31 L--WAD980987457 TUKWILA, WA 98188 D11 ICR FIRESTONE TIRE & RUBBER COMP 215 ANDOVER PARK WEST 0.16 WNW - 1 33 I: TUKWILA, WA 98188 011 VCP FIRESTONE TIRE & RUBBER COMP 215 ANDOVER PARK WEST 0.16 WNW - 1 34 : TUKWILA, WA 98188 D11 UST FIRESTONE TIRE & RUBBER COMP 215 ANDOVER PARK WEST 0.16 WNW - 1 35 TUKWILA, WA 98188 ✓ 011 CSCSL NFA FIRESTONE TIRE & RUBBER COMP 215 ANDOVER PARK WEST 0.16 WNW - 1 38 '.r TUKWILA, WA 98188 012 RCRA NonGen / NLR FATIGUE TECHNOLOGY INC 150 ANDOVER PARK W 0.16 WNW + 0 39 --WAD988512349 SEATTLE, WA 98188 Iwo Imo rr D13 RCRA NonGen / NLR ACURA OF SEATTLE 301 BAKER BLVD --WA0000275230 SEATTLE, WA 14 RCRA NonGen / NLR WASHINGTON COLOR CHEMICAL TUKW 401 EVANS BLACK DR --WA0000819433 TUKWILA, WA 98188 E15 RCRA NonGen / NLR CONVERT PAC INC 402 STRANDER BLVD --WAD988466140 TUKWILA, WA 98188 E16 SWRCY TAKE IT BACK NETWORK/LAMPS 300 ANDOVER PARK W. TUKWILA, WA 98188 17 RCRA NonGen / NLR OVEROAD CONTAINER SVC INC 569 STRANDER BLVD --WAD980833982 TUKWILA, WA 0.16 WNW + 0 42 0.16 NNW +3 44 0.17 WSW 2 46 0.18 SW -2 48 0,19 ESE -7 49 Sites Summary Report Target Property: 223 ANDOVER PARK EAST JOB: 34013 SEATTLE, WA 98188 TOTAL: 123 GEOCODED: 82 NON GEOCODED: 41 DB Type Map ID --ID/Status Site Name Address Dist/Dir ElevDiff Page No. 18 RCRA NonGen / NLR KELLY GOODWIN CO 350 TRECK DR 0.20 South - 1 51 --WAD982659161 TUKWILA, WA 98188 I 19 MANIFEST THALES AVIONICS INC 641 INDUSTRY DR 0.22 SSE - 5 53 SEATTLE, WA 98188 7 19 RCRA NonGen / NLR THALES AVIONICS INC 641 INDUSTRY DR 0.22 SSE 5 58 --WAD988477568 SEATTLE, WA 98188 • F20 ICR UNOCAL #5918 115 ANDOVER PARK W. 0.22 NW + 1 60 TUKWILA, WA 98188 imori F21 UST UNOCAL SS NO 5918 115 ANDOVER PARK W 0.22 NW + 1 65 TUKWILA, WA 98188 P I r F21 CSCSL NFA UNOCAL SS NO 5918 115 ANDOVER PARK W 0.22 NW + 1 68 TUKWILA, WA 98188 • F21 RCRA NonGen / NLR UNOCAL SS NO 5918 115 ANDOVER PARK W 0.22 NW + 1 69 --WAD988501540 TUKWILA, WA 98188 yr ▪ F22 RCRA NonGen / NLR 3M SEATTLE SALES CTR 100 ANDOVER PARK W 0.23 NW + 1 71 --WAD006216329 TUKWILA, WA 23 MANIFEST VWR INTERNATIONAL 355 TRECK DR 0.23 South - 1 72 TUKWILA, WA 98188 23 RCRA NonGen / NLR VWR INTERNATIONAL 355 TRECK DR 0.23 South - 1 75 --WAD139391130 TUKWILA, WA 98188 !M 24 RCRA NonGen / NLR PACIFIC ENGINEERING DESIGN INC 130 ANDOVER PARK E STE 30 0.24 NNE + 0 77 --WAD988476065 TUKWILA, WA r 11" 25 ICR SEATTLE STEEL 25SW ANDOVER 0.25 NNW + 2 79 SEATTLE, WA 98124 26 VCP SHELL STATION 121333 501 TUKWILA PARKWAY 0.31 North +0 80 TUKWILA, WA holt 26 ICR SHELL STATION 121333 501 TUKWILA PARKWAY 0.31 North + 0 81 TUKWILA, WA !Ill 26 CSCSL NFA SHELL STATION 121333 501 TUKWILA PARKWAY 0.31 North + 0 87 jmo TUKWILA, WA 27 CSCSL NFA BON MARCHE TUKWILA 500 500 SOUTHCENTER MALL 0.34 West - 3 88 TUKWILA, WA 98188 bold Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 TOTAL: 123 DB Type Map ID --ID/Status GEOCODED: 82 Site Name Sites Summary Report JOB: 34013 NON GEOCODED: 41 Address 28 ICR 29 SWRCY G30 ICR G31 CSCSL NFA H32 CSCSL NFA H33 ICR 34 LUST --Awaiting Cleanup --Cleanup Started 135 SWRCY 36 CSCSL NFA 37 ICR 37 LUST --Cleanup Started --RCU 37 CSCSL --Cleanup Started 138 ICR 139 CSCSL NFA J40 VCP J40 CSCSL NFA J41 ICR PUGET SOUND ENERGY EWC GROUP, INC SOUTHCENTER MALL (FORMER FREDE SOUTHCENTER MALL MINOLTA BLDG MINOLTA BUILDING TUKWILA GULL 240 RE -PC VALCO GRAPHICS INC NC POWER SYSTEM CO NORTH BR NC POWER SYSTEM CO NORTH BR NC POWER SYSTEM CO NORTH BR UNITED PARCEL SERVICE TUKWILA UPS TUKWILA RED DOT CORP RED DOT CORP RED DOT CORPORATION 633 SOUTHCENTER PARKWAY TUKWILA, WA 98188 410 ANDOVER PARK E TUKWILA, WA 98188 400 SOUTHCENTER BLVD. TUKWILA, WA 98188 400 SOUTHCENTER BLVD TUKWILA, WA 98188 6300 SOUTHCENTER BLVD TUKWILA, WA 6300 SOUTHCENTER BLVD. TUKWILA, WA 98188 15640 W VALLEY HWY RENTON, WA 510 ANDOVER PARK WEST TUKWILA, WA 98188 480 ANDOVER PARK E SEATTLE, WA 98188 16711 W VALLEY HWY TUKWILA, WA 98188 16711 W VALLEY HWY TUKWILA, WA 98188 16711 W VALLEY HWY TUKWILA, WA 98188 550 ANDOVER PARK W TUKWILA, WA 98188 550 ANDOVER PARK W TUKWILA, WA 495 ANDOVER PARK E TUKWILA, WA 495 ANDOVER PARK E TUKWILA, WA 495 ANDOVER PARK E. TUKWILA, WA 98188 Dist/Dir ElevDiff Page No. 0.34 WNW -3 89 0.38 South - 4 90 0.39 West - 3 93 0.39 West - 3 94 0.42 NNW +46 95 0.42 NNW + 46 96 0.42 NE -1 97 0.43 SSW - 3 98 0.43 South - 5 102 0.44 ESE - 2 103 0.44 ESE - 2 104 0.44 ESE - 2 0.44 SSW - 3 0.44 SSW -3 0.45 South - 2 0.45 South - 2 0.45 South - 2 105 107 108 109 110 111 mit Sites Summary Report Target Property: 223 ANDOVER PARK EAST JOB: 34013 SEATTLE, WA 98188 ▪ TOTAL: 123 GEOCODED: 82 NON GEOCODED: 41 DB Type Map ID --ID/Status Site Name Address Dist/Dir ElevDiff Page No. ▪ K42 ICR L I 1111 Ira L44 CSCSL NFA TUKWILA FIRE STATION 51 444 ANDOVER PARK E 0.46 South - 4 118 TUKWILA, WA 98188 V L45 ICR TUKWILA FIRE STATION #51 444 ANDOVER PARK E. 0.46 South - 4 119 TUKWILA, WA 98188 • M46 LUST DANIEL BOONE PAINT CO INC TUKW 15701 NELSEN PL S 0.49 NE + 2 120 6.r --Cleanup Started TUKWILA, WA 98188 K43 VCP K43 LUST --Cleanup Started CHEVRON #9 1557 220 STRANDER BLVD. 0.45 WSW + 10 112 TUKWILA, WA 98188 CHEVRON USA INC SS 91557 220 STRANDER BLVD 0.45 WSW + 10 114 TUKWILA, WA CHEVRON USA INC SS 91557 220 STRANDER BLVD 0.45 WSW + 10 115 TUKWILA, WA K43 CSCSL CHEVRON USA INC SS 91557 220 STRANDER BLVD 0.45 WSW + 10 116 --Cleanup Started TUKWILA, WA 11111 M46 CSCSL DANIEL BOONE PAINT CO INC TUKW 15701 NELSEN PL S 0.49 NE + 2 121 --Cleanup Started TUKWILA, WA 98188 Wow M47 ICR DANIEL BOONE PAINTS 15701 NELSON PL. S. a.49 NE + 2 123 TUKWILA, WA 98188 48 CSCSL NC MACHINERY CO SEATTLE BRANCH 17025 W VALLEY HWY 0:.58 SE + 1 124 --Cleanup Started TUKWILA, WA 49 CSCSL RENTON SAND & GRAVEL RIVERVIEW 15031 & 15034 MONSTER RD 0.59 NNE + 3 125 --Awaiting Cleanup TUKWILA, WA 98178 50 CSCSL TUKWILA CITY PUBLIC WORKS MINK 600 MINKLER BLVD 059 South - 6 127 --Cleanup Started TUKWILA, WA 98188 51 CSCSL SOUTHCENTER ARCO 5800 SOUTHCENTER BLVD 0.61 NW + 71 129 --Cleanup Started TUKWILA, WA 98188 52 CSCSL HEATCON COMPOSITE SYSTEMS 600 ANDOVER PARK E 053 South - 4 130 --Cleanup Started TUKWILA, WA 98188 Sites Summary Report Target Property: 223 ANDOVER PARK EAST JOB: 34013 SEATTLE, WA 98188 TOTAL: 123 DB Type Map ID --ID/Status GEOCODED: 82 NON GEOCODED: 41 Site Name Address Dist,Dir ElevDiff Page No. 53 CSCSL FAMILY FUN CENTER 15031 S GRADY WAY 0.68 NNE + 4 131 --Cleanup Started TUKWILA, WA 98188 54 CSCSL UNITED STATES PRINTING INK 17300 WEST VALLEY HWY 0.75 SSE - 4 132 --Cleanup Started TUKWILA, WA 98188 55 CSCSL RENTON JUNCTION LANDFILL 1800 MONSTER RD 0.80 NE + 5 135 --Awaiting Cleanup RENTON, WA 98055 56 CSCSL LEVITZ FURNITURE 17601 SOUTHCENTER PKWY 0.88 SW +0 136 --Cleanup Started TUKWILA, WA 98188 base Yrf bd X4 Sites Summary Report Target Property: 223 ANDOVER PARK EAST JOB: 34013 SEATTLE, WA 98188 TOTAL: 123 GEOCODED: 82 NON GEOCODED: 41 DB Type Map ID --ID/Status Site Name Address Dist/Dir ElevDiff Page No. CSCSL NFA S MILITARY RD PAC HWY S NW CORNER S MILITARY RD & NON GC N/A N/A SEATAC, WA 98188 ALLSITES S MILITARY RD PAC HWY S NW CORNER S MILITARY RD & NON GC N/A N/A SEATAC, WA 98188 ALLSITES SEATAC WALLY PARK NWC PACIFIC HWY S & S 188 NON GC N/A N/A SEATAC, WA 98188 ALLSITES BERKLEY ENGINEERING CONST S 124TH ST & HWY 99 NON GC N/A N/A SEATTLE, WA 98168 FINDS BERKLEY ENGINEERING CONST S 124TH ST & HWY 99 NON GC N/A N/A SEATTLE, WA 98168 RCRA NonGen / NLR BERKLEY ENGINEERING CONST S 124TH ST & HWY 99 NON GC N/A N/A --WAD982656795 SEATTLE, WA 98168 ALLSITES WA DOT CONVENTION CTR FRWY PAR MP 165.63 TO MP 165.98 SR NON GC N/A N/A SEATTLE, WA 98144 FINDS WA DOT CONVENTION CTR FRWY PAR MP 165.63 TO MP 165.98 SR NON GC N/A N/A SEATTLE, WA 98144 RCRA NonGen / NLR WA DOT CONVENTION CTR FRWY PAR MP 165.63 TO MP 165.98 SR NON GC N/A N/A --WAH000000422 SEATTLE, WA 98144 VCP KING COUNTY STREET SWEEPING SI 16TH AVE S & HWY 518 NON GC N/A N/A SEATTLE, WA 98168 CSCSL NFA KING COUNTY STREET SWEEPING SI 16TH AVE S & HWY 518 NON GC N/A N/A SEATTLE, WA 98168 wr ALLSITES KING COUNTY STREET SWEEPING SI 16TH AVE S & HWY 518 NON GC N/A N/A SEATTLE, WA 98168 ICR LARRY'S MARKET 10525 HIGHWAY 99 NON GC N/A N/A SEATTLE, WA 98168 ALLSITES WA DOT AURORA BRIDGE 99 560 SR 99 MP 34.17 TO 34.73 NON GC N/A N/A SEATTLE, WA 98103 FINDS WA DOT AURORA BRIDGE 99 560 SR 99 MP 34.17 TO 34.73 NON GC N/A N/A SEATTLE, WA 98103 RCRA NonGen / NLR WA DOT AURORA BRIDGE 99 560 SR 99 MP 34.17 TO 34.73 NON GC N/A N/A --WAR000002907 SEATTLE, WA 98103 ALLSITES SEATTLE CITY ENG DEPT AIRPORT AIRPORT WAY S & DAWSON ST NON GC N/A N/A SEATTLE, WA 98108 Sites Summary Report Target Property: 223 ANDOVER PARK EAST JOB: 34013 v SEATTLE, WA 98188 PI TOTAL: 123 GEOCODED: 82 NON GEOCODED: 41 two DB Type Map ID --ID/Status Site Name Address Dist/Dir ElevDiff Page No. Lr rr rJ liwol ru YEW Ira R>A vai FINDS SEATTLE CITY ENG DEPT AIRPORT AIRPORT WAY S & DAWSON ST NON GC N/A N/A SEATTLE, WA 98108 RCRA NonGen / NLR SEATTLE CITY ENG DEPT AIRPORT AIRPORT WAY S & DAWSON ST NON GC N/A N/A --WAD988505145 SEATTLE, WA 98108 FINDS SEATTLE CITY RAINIER AVE ILLEG 1000 FT NW OF RAINIER AVE NON GC N/A N/A SEATTLE, WA RCRA NonGen / NLR SEATTLE CITY RAINIER AVE ILLEG 1000 FT NW OF RAINIER AVE NON GC N/A N/A --WAR000009639 SEATTLE, WA MANIFEST SEATTLE CITY QUEEN ANNE AVE NO QUEEN ANNE DR BTWN KNOB H NON GC N/A N/A SEATTLE, WA 98109 ALLSITES SEATTLE CITY QUEEN ANNE AVE NO QUEEN ANNE DR BTWN KNOB H NON GC N/A N/A SEATTLE, WA 98109 FINDS SEATTLE CITY QUEEN ANNE AVE NO QUEEN ANNE DR BTWN KNOB H NON GC N/A N/A SEATTLE, WA 98109 RCRA NonGen / NLR SEATTLE CITY QUEEN ANNE AVE NO QUEEN ANNE DR BTWN KNOB H NON GC N/A N/A --WAR000009787 SEATTLE, WA 98109 FINDS SEATTLE CITY ENG DEPT ROOSEVEL 3791 ROOSEVELT WAY NE UNI NON GC N/A N/A SEATTLE, WA RCRA NonGen / NLR SEATTLE CITY ENG DEPT ROOSEVEL 3791 ROOSEVELT WAY NE UNI NON GC N/A N/A --WAD988521241 SEATTLE, WA MANIFEST SEATTLE CITY DOT SPOKANE ST VI S SPOKANE ST BETWEEN E MA NON GC N/A N/A SEATTLE, WA FINDS SEATTLE CITY DOT SPOKANE ST VI S SPOKANE ST BETWEEN E MA NON GC N/A N/A SEATTLE, WA RCRA-SQG SEATTLE CITY DOT SPOKANE ST VI S SPOKANE ST BETWEEN E MA NON GC N/A N/A --WAH000006791 SEATTLE, WA ALLSITES WEST VALLEY HWY ACCIDENT 17100 BLK W VALLEY HWY ON NON GC N/A N/A TUKWILA, WA 98188 FINDS WEST VALLEY HWY ACCIDENT 17100 BLK W VALLEY HWY ON NON GC N/A N/A TUKWILA, WA 98188 RCRA NonGen / NLR WEST VALLEY HWY ACCIDENT 17100 BLK W VALLEY HWY ON NON GC N/A N/A --WA0000271023 TUKWILA, WA 98188 W Sites Summary Report Target Property: 223 ANDOVER PARK EAST JOB: 34013 SEATTLE, WA 98188 6.4 pi! TOTAL: 123 GEOCODED: 82 NON GEOCODED: 41 ii.; DB Type Map ID --ID/Status Site Name Address Dist/Dir ElevDiff Page No. ICR BP #11255/TOSCO #1125530134 19924 INTERNATIONAL BLVD. NON GC N/A N/A TUKWILA, WA 98188 ALLSITES 15 HWY 900 SPILL 15 MP 157 NORTHBOUND AT H NON GC N/A N/A P I TUKWILA, WA 98168 ~ ICR SHELL/TEXACO #120956 23419 PACIFIC HWY S. NON GC N/A N/A TUKWILA, WA 98188 111 ICR TEXACO #004448 23031 PACIFIC HWY S. NON GC N/A N/A Li TUKWILA, WA 98188 ICR UNOCAL #3965 (TWO REPORTS) 20658 PACIFIC HWY S. NON GC N/A N/A FP TUKWILA, WA 98188 ism ALLSITES EXXON 77001 14415 PACIFIC HWY 50 NON GC N/A N/A TUKWILA, WA 98188 FINDS EXXON 77001 14415 PACIFIC HWY 50 NON GC N/A N/A TUKWILA, WA 98188 ICR SOUTHCENTER SOUTH INDUSTRIAL P W. VALLEY HWY & TODD BLVD NON GC N/A N/A TUKWILA, WA 98188 ✓ r ✓ oml fq till lewd f7 ria d Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 ALLSITES EDR ID: 1004795132 DIST/DIR: 0.042 North ELEVATION: 25 MAP ID: 1 NAME: GOODYEAR Rev: 11/05/2013 ADDRESS: 405 BAKER BLVD TUKWILA, WA KING SOURCE: WA Department of Ecology ALLSITES: Facility Id: 62599362 Latitude: 47.4575718 Longitude: -122.25301 Ecology Interest Type Code: HWG Facility ID: 62599362 Facility Company: Goodyear Auto Sery Center Baker Blvd Interaction: I Interaction 1: HWG Interaction 2: Hazardous Waste Generator Ecology Program: HAZWASTE Program Data: TURBOWASTE Facility Alt.: Not reported Program ID: WAR000011304 Date Interaction: 12/08/1996 Date Interaction 3: 12/08/1996 3838050.2s Site Details Page - 1 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 RCRA NonGen / NLR EDR ID: 1004795132 DIST/DIR: 0.042 North ELEVATION: 25 MAP ID: 1 NAME: GOODYEAR Rev: 09/10/2013 ID/Status: WAR000011304 ADDRESS: 405 BAKER BLVD TUKWILA, WA KING SOURCE: US Environmental Protection Agency RCRA NonGen / NLR: Date form received by agency: 11/01/2004 Facility name: GOODYEAR AUTO SERV CENTER BAKER BLVD Facility address: 405 BAKER BLVD TUKWILA, WA 98188 EPA ID: WAR000011304 Contact: GOODYEAR AUTO S GOODYEAR AUTO S Contact address: 405 BAKER BLVD TUKWILA, WA 98188 Contact country: US Contact telephone: (000)000-0000 Contact email: Not reported EPA Region: 10 Classification: Non -Generator Description: Handler: Non -Generators do not presently generate hazardous waste Owner/Operator Summary: Owner/operator name: LISA C Owner/operator address: 405 BAKER BLVD TUKWILA, WA 98188 Owner/operator country: US Owner/operator telephone: (206)248-6934 Legal status: Private Owner/Operator Type: Operator Owner/Op start date: 10/08/1996 Owner/Op end date: Not reported Owner/operator name: GOODYEAR TIRE & G Owner/operator address: 1144 E MARKET ST AKRON, OH 44316 Owner/operator country: US Owner/operator telephone: (216)796-7474 Legal status: Private Owner/Operator Type: Owner Owner/Op start date: 10/18/1996 Owner/Op end date: Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No - Continued on next page - 3838050.2s Site Details Page - 2 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 RCRA NonGen / NLR EDR ID: 1004795132 DIST/DIR: 0.042 North ELEVATION: 25 MAP ID: 1 NAME: GOODYEAR Rev: 09/10/2013 ADDRESS: 405 BAKER BLVD ID/Status: WAR000011304 TUKWILA, WA KING SOURCE: US Environmental Protection Agency Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status: No violations found 3838050.2s Site Details Page - 3 v Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 ALLSITES EDR ID: 1000397972 DISTIDIR: 0.062 ENE ELEVATION: 21 MAP ID: A2 NAME: AM TEC INC Rev: 11/05/2013 ADDRESS: 230 ANDOVER PARK E TUKWILA, WA KING SOURCE: WA Department of Ecology ALLSITES: Facility Id: 74278518 Latitude: 47.45664 Longitude: -122.25001 Ecology Interest Type Code: HWG Facility ID: 74278518 Facility Company: AM Tec Inc Interaction: Interaction 1: HWG Interaction 2: Hazardous Waste Generator Ecology Program: HAZWASTE Program Data: TURBOWASTE Facility Alt.: Not reported Program ID: WAD980985980 Date Interaction: 11/06/1989 Date Interaction 3: 11/06/1989 3838050.2s Site Details Page - 4 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 RCRA NonGen / NLR EDR ID: 1000397972 DIST/DIR: 0.062 ENE ELEVATION: 21 MAP ID: A2 NAME: AM TEC INC Rev: 09/10/2013 ID/Status: WAD980985980 ADDRESS: 230 ANDOVER PARK E TUKWILA, WA KING SOURCE: US Environmental Protection Agency RCRA NonGen / NLR: Date form received by agency: 12/31/1990 Facility name: AM TEC INC Site name: BOEING - ANDOVER PARK EAST Facility address: 230 ANDOVER PARK EAST TUKWILA, WA 981242207 EPA ID: WAD980985980 Mailing address: P.O. BOX 3707 M/S 6U-02 SEATTLE, WA 981242207 Contact: ALAN SUGINO Contact address: Not reported Not reported Contact country: Not reported Contact telephone: (206) 393-8168 Contact email: Not reported EPA Region: 10 Classification: Non -Generator - Description: Handler: Non -Generators do not presently generate hazardous waste Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Historical Generators: Date form received by agency: 11/06/1989 Facility name: AM TEC INC Classification: Not a generator, verified Violation Status: No violations found 3838050.2s Site Details Page - 5 r., ar R Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 ALLSITES- EDR ID: 1000160705 DIST/DIR: 0.064 ENE ELEVATION: 21 MAP ID: A3 NAME: WAJAX PACIFIC FIRE EQUIPMENT IRev: 11/05/2013 ADDRESS: 227 ANDOVER PARK E SEATTLE, WA KING SOURCE: WA Department of Ecology ALLSITES: Facility Id: 89177964 Latitude: 47.4566700 Longitude: -122.25005 Ecology Interest Type Code: HWG Facility ID: 89177964 Facility Company: Wajax Pacific Fire Equipment I Interaction: I Interaction 1: HWG Interaction 2: Hazardous Waste Generator Ecology Program: HAZWASTE Program Data: TURBOWASTE Facility Alt.: Not reported Program ID: WAD000712372 Date Interaction: 08/18/1980 Date Interaction 3: 08/18/1980 3838050.2s Site Details Page - 6 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 RCRA NonGen / NLR EDR ID: 1000160705 DIST/DIR: 0.064 ENE ELEVATION: 21 MAP ID: A3 NAME: WAJAX PACIFIC FIRE EQUIPMENT I ADDRESS: 227 ANDOVER PARK E SEATTLE, WA KING SOURCE: US Environmental Protection Agency Rev: 09/10/2013 ID/Status: WAD000712372 RCRA NonGen / NLR: Date form received by agency: 11/21/1997 Facility name: WAJAX PACIFIC FIRE EQUIPMENT I Facility address: 227 ANDOVER PARK E SEATTLE, WA 98188 EPA ID: WAD000712372 Mailing address: PO BOX 85540 SEATTLE, WA 98145-1540 Contact: WAJAX PACIFIC F WAJAX PACIFIC F Contact address: PO BOX 85540 SEATTLE, WA 98145-1540 Contact country: US Contact telephone: (000)000-0000 Contact email: Not reported EPA Region: 10 Classification: Non -Generator Description: Handler: Non -Generators do not presently generate hazardous waste Owner/Operator Summary: Owner/operator name: WAJAX PACIFIC F W Owner/operator address: 227 ANDOVER PARK E SEATTLE, WA 98188 Owner/operator country: US Owner/operator telephone: (000)000-0000 Legal status: Private Owner/Operator Type: Owner Owner/Op start date: 05/02/1996 Owner/Op end date: Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No - Continued on next page - 3838050.2s Site Details Page - 7 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 RCRA NonGen / NLR EDR ID: 1000160705 DIST/DIR: 0.064 ENE ELEVATION: 21 MAP ID: A3 NAME: WAJAX PACIFIC FIRE EQUIPMENT I ADDRESS: 227 ANDOVER PARK E SEATTLE, WA KING SOURCE: US Environmental Protection Agency Rev: 09/10/2013 ID/Status: WAD000712372 Used oil transfer facility: No Used oil transporter: No Violation Status: No violations found 3838050.2s Site Details Page - 8 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 UST EDR ID: 1000160649 DIST/DIR: 0.092 NW ELEVATION: 28 MAP ID: B4 NAME: MOHAWK PRODUCTS CO INC ADDRESS: 402 BAKER BLVD SEATTLE, WA KING SOURCE: WA Department of Ecology Rev: 11/22/2013 UST: Facility ID: 54869421 Site Id: 2971 UBI: Not reported Phone Number: 2062449606 Decimal Latitude: 47.457450999999999 Decimal Longitude: -122.253713 Tank Name: 1 Tag Number: Not reported Tank Status: Removed Tank Status Date: 08/06/1996 Tank Install Date: 00/31/1964 Tank Closure Date: Not reported Capacity Range: 111 TO 1,100 Gallons Tank Permit Expiration Date: Not reported Tank Upgrade Date: Not reported Tank Spill Prevention: Not reported Tank Overfill Prevention: Not reported Tank Material: Steel Tank Construction: Not reported Tank Tightness Test: Not reported Tank Corrosion Protection: Not reported Tank Manifold: Not reported Tank Release Detection: Not reported Tank SFC Type: Not reported Pipe Material: Not reported Pipe Construction: Not reported Pipe Primary Release Detection: Not reported Pipe Second Release Detection: Not reported Pipe Corrosion Protection: Not reported Pipe Pumping System: Not reported Responsible Unit: NORTHWEST Dispencer/Pump SFC Type: Not reported Tank Name: 2 Tag Number: Not reported Tank Status: Removed Tank Status Date: 08/06/1996 Tank Install Date: 00/31/1964 Tank Closure Date: Not reported Capacity Range: 111 TO 1,100 Gallons Tank Permit Expiration Date: Not reported - Continued on next page - 3838050.2s Site Details Page - 9 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 UST EDR ID: 1000160649 DIST/DIR: 0.092 NW ELEVATION: 28 MAP ID: B4 NAME: MOHAWK PRODUCTS CO INC ADDRESS: 402 BAKER BLVD SEATTLE, WA KING SOURCE: WA Department of Ecology Rev: 11/22/2013 Tank Upgrade Date: Not reported Tank Spill Prevention: Not reported Tank Overfill Prevention: Not reported Tank Material: Steel Tank Construction: Not reported Tank Tightness Test: Not reported Tank Corrosion Protection: Not reported Tank Manifold: Not reported Tank Release Detection: Not reported Tank SFC Type: Not reported Pipe Material: Not reported Pipe Construction: Not reported Pipe Primary Release Detection: Not reported Pipe Second Release Detection: Not reported Pipe Corrosion Protection: Not reported Pipe Pumping System: Not reported Responsible Unit: NORTHWEST Dispencer/Pump SFC Type: Not reported 3838050.2s Site Details Page - 10 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 ALLSITES EDR ID: 1000160649 DIST/DIR: 0.092 NW ELEVATION: 28 MAP ID: B4 NAME: MOHAWK PRODUCTS CO INC Rev: 11/05/2013 ADDRESS: 402 BAKER BLVD SEATTLE, WA KING SOURCE: WA Department of Ecology ALLSITES: Facility Id: 54869421 Latitude: 47.4574509 Longitude: -122.25371 Ecology Interest Type Code: UST Facility ID: 54869421 Facility Company: Mohawk Products Co Inc Interaction: I Interaction 1: HWG Interaction 2: Hazardous Waste Generator Ecology Program: HAZWASTE Program Data: TURBOWASTE Facility Alt.: Not reported Program ID: WAD009271487 Date Interaction: 10/14/1982 Date Interaction 3: 10/14/1982 Facility ID: 54869421 Facility Company: Mohawk Products Co Inc Interaction: Interaction 1: UST Interaction 2: Underground Storage Tank Ecology Program: TOXICS Program Data: UST Facility Alt.: Not reported Program ID: 2971 Date Interaction: 02/29/2000 Date Interaction 3: 02/29/2000 Facility Id: 54869421 Latitude: 47.4574509 Longitude: -122.25371 Ecology Interest Type Code: HWG Facility ID: 54869421 Facility Company: Mohawk Products Co Inc Interaction: I Interaction 1: HWG Interaction 2: Hazardous Waste Generator Ecology Program: HAZWASTE Program Data: TURBOWASTE Facility Alt.: Not reported Program ID: WAD009271487 Date Interaction: 10/14/1982 - Continued on next page - 3838050.2s Site Details Page - 11 rs7 1 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 ALLSITES EDR ID: 1000160649 DIST/DIR: 0.092 NW ELEVATION: 28 MAP ID: B4 NAME: MOHAWK PRODUCTS CO INC ADDRESS: 402 BAKER BLVD SEATTLE, WA KING SOURCE: WA Department of Ecology Rev: 11/05/2013 Date Interaction 3: 10/14/1982 Facility ID: 54869421 Facility Company: Mohawk Products Co Inc Interaction: I Interaction 1: UST Interaction 2: Underground Storage Tank Ecology Program: TOXICS Program Data: UST Facility Alt.: Not reported Program ID: 2971 Date Interaction: 02/29/2000 Date Interaction 3: 02/29/2000 3838050.2s Site Details Page - 12 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 RCRA NonGen / NLR EDR ID: 1000160649 DIST/DIR: 0.092 NW ELEVATION: 28 MAP ID: B4 NAME: MOHAWK PRODUCTS CO INC ADDRESS: 402 BAKER BLVD SEATTLE, WA KING SOURCE: US Environmental Protection Agency Rev: 09/10/2013 ID/Status: WAD009271487 RCRA NonGen / NLR: Date form received by agency: 04/27/1988 Facility name: MOHAWK PRODUCTS CO INC Facility address: 402 BAKER BLVD SEATTLE, WA 98188 EPA ID: WAD009271487 Contact: MOHAWK PRODUCTS MOHAWK PRODUCTS Contact address: 402 BAKER BLVD SEATTLE, WA 98188-2905 Contact country: US Contact telephone: (000)000-0000 Contact email: Not reported EPA Region: 10 Classification: Non -Generator Description: Handler: Non -Generators do not presently generate hazardous waste Owner/Operator Summary: Owner/operator name: MOHAWK PRODUCTS M Owner/operator address: 402 BAKER BLVD SEATTLE, WA 98188 Owner/operator country: US Owner/operator telephone: (000)000-0000 Legal status: Private Owner/Operator Type: Owner Owner/Op start date: 05/02/1996 Owner/Op end date: Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No - Continued on next page - 3838050.2s Site Details Page - 13 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 RCRA NonGen / NLR EDR ID: 1000160649 DIST/DIR: 0.092 NW ELEVATION: 28 MAP ID: B4 NAME: MOHAWK PRODUCTS CO INC Rev: 09/10/2013 ADDRESS: 402 BAKER BLVD ID/Status: WAD009271487 SEATTLE, WA KING SOURCE: US Environmental Protection Agency Violation Status: No violations found 3838050.2s Site Details Page - 14 11 r PII Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 CSCSL NFA EDR ID: 1000360892 DIST/DIR: 0.094 NW ELEVATION: 28 MAP ID: B5 NAME: AMERICAN CAN CO Rev: 10/22/2013 ADDRESS: 400 BAKER BLVD TUKWILA, WA KING SOURCE: WA Department of Ecology CSCSL NFA: Facility/Site Id: 2082 CS Id: 1304 NFA Date: 12/28/1995 Rank: Not reported VCP: No Latitude: 47.457729999999998 Longitude: -122.25241 3838050.2s Site Details Page - 15 Pal Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 ALLSITES EDR ID: 1000360892 DIST/DIR: 0.094 NW ELEVATION: 28 MAP ID: B5 NAME: AMERICAN CAN CO ADDRESS: 400 BAKER BLVD TUKWILA, WA KING SOURCE: WA Department of Ecology Rev: 11/05/2013 ALLSITES: Facility Id: 2082 Latitude: 47.4577299 Longitude: -122.25241 Ecology Interest Type Code: HWG Facility ID: 2082 Facility Company: AMERICAN CAN Co Interaction: I Interaction 1: HWG Interaction 2: Hazardous Waste Generator Ecology Program: HAZWASTE Program Data: TURBOWASTE Facility Alt.: Not reported Program ID: WAD063351506 Date Interaction: 03/24/1986 Date Interaction 3: 03/24/1986 Facility ID: 2082 Facility Company: AMERICAN CAN Co Interaction: I Interaction 1: SCS Interaction 2: State Cleanup Site Ecology Program: TOXICS Program Data: ISIS Facility Alt.: AMERICAN CAN Co Program ID: Not reported Date Interaction: 03/01/1988 Date Interaction 3: 03/01/1988 Facility/Site Interaction T: 3459 Geographic Location Identifier (Alias Facid): 2082 Interaction (Aka Env Int) Type Code: HWG Interaction (Aka Env Int) Description: Hazardous Waste Generator Interaction Status: 1 Federal Program Indentifier: WAD063351506 Interaction Start Date: 03/24/1986 Interaction End Date: 01/19/1987 prgm_facil: Not reported cur_sys_pr: HAZWASTE cur_sys_nm: TURBOWASTE Facility/Site Interaction T: 3460 Geographic Location Identifier (Alias Facid): 2082 Interaction (Aka Env Int) Type Code: SCS - Continued on next page - 3838050.2s Site Details Page - 16 %.r iNIIMP Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 ALLSITES EDR ID: 1000360892 DIST/DIR: 0.094 NW ELEVATION: 28 MAP ID: B5 NAME: AMERICAN CAN CO ADDRESS: 400 BAKER BLVD TUKWILA, WA KING SOURCE: WA Department of Ecology Rev: 11/05/2013 Interaction (Aka Env Int) Description: State Cleanup Site Interaction Status: I Federal Program Indentifier: Not reported Interaction Start Date: 03/01/1988 Interaction End Date: 12/28/1995 prgm_facil: AMERICAN CAN Co cur_sys_pr: TOXICS cur_sys_nm: ISIS Facility Id: 2082 Latitude: 47.4577299 Longitude: -122.25241 Ecology Interest Type Code: SCS Facility ID: 2082 Facility Company: AMERICAN CAN Co Interaction: I Interaction 1: HWG Interaction 2: Hazardous Waste Generator Ecology Program: HAZWASTE Program Data: TURBOWASTE Facility Alt.: Not reported Program ID: WAD063351506 Date Interaction: 03/24/1986 Date Interaction 3: 03/24/1986 Facility ID: 2082 Facility Company: AMERICAN CAN Co Interaction: I Interaction 1: SCS Interaction 2: State Cleanup Site Ecology Program: TOXICS Program Data: ISIS Facility Alt.: AMERICAN CAN Co Program ID: Not reported Date Interaction: 03/01/1988 Date Interaction 3: 03/01/1988 Facility/Site Interaction T: 3459 Geographic Location Identifier (Alias Facid): 2082 Interaction (Aka Env Int) Type Code: HWG Interaction (Aka Env Int) Description: Hazardous Waste Generator Interaction Status: Federal Program Indentifier: WAD063351506 Interaction Start Date: 03/24/1986 - Continued on next page - 3838050.2s Site Details Page - 17 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 ALLSITES EDR ID: 1000360892 DIST/DIR: 0.094 NW ELEVATION: 28 MAP ID: B5 NAME: AMERICAN CAN CO Rev: 11/05/2013 ADDRESS: 400 BAKER BLVD TUKWILA, WA KING SOURCE: WA Department of Ecology Interaction End Date: 01/19/1987 prgm_facil: Not reported cur_sys_pr: HAZWASTE cur_sys_nm: TURBOWASTE Facility/Site Interaction T: 3460 Geographic Location Identifier (Alias Facid): 2082 Interaction (Aka Env Int) Type Code: SCS Interaction (Aka Env Int) Description: State Cleanup Site Interaction Status: I Federal Program Indentifier: Not reported Interaction Start Date: 03/01/1988 Interaction End Date: 12/28/1995 prgm_facil: AMERICAN CAN Co cur_sys_pr: TOXICS cur_sys_nm: ISIS 3838050.2s Site Details Page - 18 Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 RCRA NonGen / NLR EDR ID: 1015737251 DIST/DIR: 0.094 NW ELEVATION: 28 MAP ID: B6 NAME: AMERICAN CAN CO ADDRESS: 400 BAKER BLVD SEATTLE, WA 98188 KING SOURCE: US Environmental Protection Agency Rev: 09/10/2013 ID/Status: WAD063351506 RCRA NonGen / NLR: Date form received by agency: 04/06/1988 Facility name: AMERICAN CAN CO Facility address: 400 BAKER BLVD TUKWILA, WA 98188 EPA ID: WAD063351506 Mailing address: 400 BAKER BLVD STE C88789 SEATTLE, WA 98188-2905 Contact: AMERICAN CAN CO AMERICAN CAN CO Contact address: 400 BAKER BLVD STE C88789 SEATTLE, WA 98188-2905 Contact country: US Contact telephone: (000)000-0000 Contact email: Not reported EPA Region: 10 Classification: Non -Generator Description: Handler: Non -Generators do not presently generate hazardous waste Owner/Operator Summary: Owner/operator name: AMERICAN CAN CO A Owner/operator address: 400 BAKER BLVD SEATTLE, WA 98188 Owner/operator country: US Owner/operator telephone: (000)000-0000 Legal status: Private Owner/Operator Type: Owner Owner/Op start date: 05/02/1996 Owner/Op end date: Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No - Continued on next page - 3838050.2s Site Details Page - 19 1 Yoe Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 RCRA NonGen / NLR EDR ID: 1 01 573725 1 DIST/DIR: 0.094 NW ELEVATION: 28 MAP ID: B6 NAME: AMERICAN CAN CO Rev: 09/10/2013 ADDRESS: 400 BAKER BLVD ID/Status: WAD063351506 SEATTLE, WA 98188 KING SOURCE: US Environmental Protection Agency Used oil transfer facility: No Used oil transporter: No Violation Status: No violations found 3838050.2s Site Details Page - 20 flu L Site Detail Report Target Property: 223 ANDOVER PARK EAST SEATTLE, WA 98188 JOB: 34013 CERC-NFRAP EDR ID: 1015737251 DIST/DIR: 0.094 NW ELEVATION: 28 MAP ID: B6 NAME: AMERICAN CAN CO ADDRESS: 400 BAKER BLVD SEATTLE, WA 98188 KING SOURCE: US EPA Rev: 04/26/2013 ID/Status: WAD063351506 CERC-NFRAP: Site ID: 1000773 Federal Facility: Not a Federal Facility NPL Status: Not on the NPL Non NPL Status: NFRAP-Site does not qualify for the NPL based on existing information CERCLIS-NFRAP Assessment History: Action: SITE INSPECTION Date Started: 09/30/87 Date Completed: 11/06/87 Priority Level: NFRAP-Site does not qualify for the NPL based on existing information Action: ARCHIVE SITE Date Started: / / Date Completed: 11/06/87 Priority Level: Not reported Action: PRELIMINARY ASSESSMENT Date Started: 04/16/85 Date Completed: 05/07/85 Priority Level: Higher priority for further assessment Action: DISCOVERY Date Started: / / Date Completed: 06/09/81 Priority Level: Not reported 3838050.2s Site Details Page - 21 Environmental FirstSearch 1.000 Mile Radius ASTM MAP; NPL, RCRACOR, STATES Sites 223 ANDOVER PARK EAST SEATTLE, WA 98188 C./ DR"Environmental Data Re ouiresInc Black Rings Represent Qtr. Mile Radius; Red Ring Represents 500 ft. Radius * Target Property (Latitude: 47.4572 Longitude: 122.2512) Indian Reservations BIA Identified Sites Q National Priority List Sites Dept. Defense Sites ESR Reference Code (EDR internal uee only): 2838050.2a Copyright «'a 2014 EDR,1 rc. 0 2010 Tek Atlas Rel. 07/2000. 14-01-23.15:41:03.Thu Environmental FirstSearch 1.000 Mile Radius ASTM MAP: CERCLIS, RCRATSD, LUST, SWL 223 ANDOVER PARK EAST SEATTLE, WA 98188 EDR` Environmental Ii•V� - Dia Reserves Inc Black Rings Represent Qtr. Mile Radius; Red Ring Represents S00 ft. Radius it Target Property (Latitude: 47.4572 Longitude: 122.2512) A Identified Sites QNational Priority List Sites Dept. Defense Sites MIndian Reservations BIA EDR Reference Code (EDR Internal use only): 3838050.2s Copyright 0 2014 EDR, Inc. 0 2010 Tele Atlas Rel. 07/2009. 14.01-23.15:41:18.Thu Environmental FirstSearch 0.25 Mile Radius ASTM MAP: RCRAGEN, ERNS, UST, FED IC(EC, METH LABS 223 ANDOVER PARK EAST SEATTLE, WA 98188 CEDR'Env',rxwnental DataRea uiceskc Black Rings Represent Qtr. Mile Radius; Red Ring Represents 500 ft. Radius * Target Property (Latitude: 47.4572 Longitude: 122.2512) Identified Sites !-7.1 Indian Reservations BIA National Priority List Sites Dept. Defense Sites EDR Reference Code (EDR Internal use only): 3838050.2s Copyright ?3 2014 EDR, Inc. 4- 2010 Tek Atlas Rel. 07/2009. 14-01-23.15:41:49.Thu Environmental FirstSearch 1.000 Mile Radius Non ASTM Map, Spills, FINDS 223 ANDOVER PARK EAST SEATTLE, WA 98188 CEDR" Environmental Data Roue Inc Black Rings Represent Qtr. Mile Radius; Red Ring Represents 500 ft. Radius * Target Property (Latitude: 47.9572 Longitude: 122.2512) Identified Sites M Indian Reservations BIA j Sensitive Receptors National Priority List Sites Dept. Defense Sites EDR Reference Code (EDR Internal use only): 31138050.2s Copyright! , �A 2014 EDR, loc. 2010 Tek Atlas Rel. 07/2009. 14-01-23.15:42:02.7 hu APPENDIX B Professional Licenses / Certifications ENVIRONMENTAL ASSOCIATES, INC. hog PP rc 1 11, i-1 ) , P T 1Yri J1ay��I, :Oi, YIN fit° id 4elze4 ce-rgied time on 1/V2 S'pencei' lad. 'at'id�act'ozi4'. cotrr�si�c"ed iuit:� aad coHtt eted t'le viatetroly aeyuize4rreta`d tet; do.It'l itt titre lS zevived code 4 (o_ etryaye itt.. grace ce ad a. Qeolo9ist >ltrd 4 4,74 t'la e ed, eert/rowerred aad y'raa(ed Me 7i y4e z ect ya ye icr. flat?. practice cueMitt .St'at'e 4 ZUadliayt'ott d4ject ea Me d(a(e eacu4. Ad c eiceaded as a yuaeleed . . /5!Gfro9eo(U/ 1st No. 604 (•i -.yl r,!a; nr;1 (1)/111m2)I`;II= CJive.c uadert fife load awe eecte of (i4e d.:zecfoz act joct4% e fa d.i-of 'Nalco, 200a, [ D [ l f -_l [ is L -11 [7 [ 1 C l ui 17 1-11 [7 [-) [-1_7 u 17 1---1 [--7 F-1 e Be it known to aft persons that the following individual pursuant to the requirements for education, experience and examination established by the National -Registry of Environmental Professionals is entitled to aft of the rights and privifeges dy the body and to be duly registered by it. This is to certify that Don W Spencer is a Registered Environmental Property Assessor This certificate will remain valid only if it bears the seal of the current year, unless revoked, suspended or invalidated by order of the Board of Directors of the National Registry of EnvironmentafTrofessiona(s. Witness our hand This Day 09/17/2013 Executive Dir REPA 418290 Registration Number: This certificate Is the property of the National Registry of Environmental Professionals and must upon demand be returned. II 1 [I 11 [1 1-111 --1 FI 1---1 1 11 Ulf 11 11 FI 1-11 Fi [TI ..\ --cctst` - - ) Certificate et Completion This is to certify that has satisfactorily completed 8 hours of refresher training in Hazardous Waste Operations And Emergency Response to comply with the training requirements of OSHA 29 CFR 1910.120 and WAC 296-843 Date(s) of Training Annual Refresher Required by: Feb 21, 2014 Argus Pacific, Inc. • 1900 W. Nickerson • Suite 315 • Seattle, Washington • 98119 • 206.285.3373 • fax 206.285.3927 - • V,-7 -1&\‘' It• 1-15 1-1 I l 17 1 l t 1 1--1 Al I _1 17 CI 11-11 [-1 [-1 I Al [11 Ii I 1 1-1 has satisfactorily completed 4 hours of refresher training as an to comply with the training requirements of TSCA Title II / 40 CFR 763 (AHERA) Instructor EPA Provider Cert. Number: 1085 Date(s) of Training Exam Score: NA Expiration Date: Dec 11, 2014 Argus Pacific, Inc. • 1900 W. Nickerson, Suite 315 • Seattle, Washington • 98119 • 206.285.3373 • fax 206.285.3927 6.1 APPENDIX C Interview Questionnaire ENVIRONMENTAL ASSOCIATES, INC. 1,14 tagImo Imo Ismi "All Appropriate Inquiries" (AAI) standard questions for the property owner: With respect to the subject property, are there: 1) any pending, threatened, or past litigation relevant to hazardous substances or petroleum products in, on, or from the property? Yes (explain briefly): 2) any pending, threatened, or past administrative proceedings relevant to hazardous substances or petroleum products in, on, or from the property? Yes (explain briefly): 3) any notices from any governmental entity regarding any possible violation of environmental laws or possible liability relating to hazardous substances or petroleum products? Yes (explain briefly): 4) Any past environmental reports pertaining to the subject property? (ND Yes 5) Any known current or past above or below -ground fuel storage tanks on the property? Yes (if so, where?) 6) Any operational or abandoned water wells on the property? Yes (if so, where?): 7) Has the property ever been used for industrial purposes? Yes (if so, how are waste fluids such as oils, antifreeze, car batteries, etc. disposed of?) Owner questionnaire completed by: 01144 Date: Geotechnical Design Services Washington Place Development Tukwila, Washington for Great Wall Development January 31, 2014 GEOENGINEERS 8410 154th Avenue NE Redmond, Washington 98052 425.861.6000 RECEIVED MAR 07 2014 DEVELOPMENT 0 0 0 0 v 0 0 a v G 0 C v D 0 v Geotechnical Design Services Washington Place Development Tukwila, Washington File No. 21102-001-00 January 31, 2014 Prepared for: Great Wall Development 18230 East Valley Highway, #108 Kent, Washington 98032 Attention: Omar Lee Prepared by: GeoEngineers, Inc. 8410 154th Avenue NE Redmond, Washington 98052 425.861.6000 Hamilton Pu, nak Whitney L. Trent, PE Geotechnir� 'neer Geotechnical Engineer keit King'. G'-in,'E Associate WLC:KHC:nld Disclaimer: Any electronic form, facsimile or hard copy of the original document (email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document Is stored by GeoEngineers, Inc. and will serve as the official document of record. Copyright© 2014 by GeoEngiineers, Inc. All rights reserved. GEOENGINEER_ Table of Contents INTRODUCTION 1 Project Description 1 FIELD EXPLORATIONS 1 SITE CONDITIONS 2 Regional Seismicity 2 Benioff Source Zone 2 CSZ Interplate Source Zone 2 Shallow Crustal Source Zone 2 Surface Conditions 3 Subsurface Conditions 3 Groundwater Conditions 4 CONCLUSIONS AND RECOMMENDATIONS 4 Summary 4 Earthquake Engineering 4 Site -Specific Response Spectrum 4 Liquefaction Potential 5 Ground Rupture 6 Lateral Spreading 6 Site Preparation 6 Temporary Dewatering 6 Pile Foundations 7 Axial Pile Capacity 7 Lateral Pile Capacity 8 Pile Settlement 9 Pile Load Testing 9 Construction Considerations 9 Lowest Level Floor Slabs 10 Subgrade Preparation 10 Design Parameters 11 Below -Slab Considerations 11 Earthwork 11 Structural Fill 12 Fill Placement and Compaction Criteria 12 Weather Considerations 13 Temporary Slopes 13 Recommended Additional Geotechnical Services 13 LIMITATIONS 14 REFERENCES 14 GEOENGINEERS January31, 2014 1 Page i File No. 21102-001-00 Table of Contents (continued) LIST OF FIGURES Figure 1. Vicinity Map Figure 2. Site Plan Figure 3. Building Plan Figure 4. Site -Specific MCER Response Spectra (5% Damped) Figure 5. Lateral Deflection vs. Depth; 18 -inch Steel Pipe Pile, Fixed -Head Figure 6. Shear Force vs. Depth; 18 -inch Steel Pipe Pile, Fixed -Head Figure 7. Bending Moment vs. Depth; 18 -inch Steel Pipe Pile, Fixed -Head Figure 8. Lateral Deflection vs. Depth; 18 -inch Steel Pipe Pile, Free -Head Figure 9. Shear Force vs. Depth; 18 -inch Steel Pipe Pile, Free -Head Figure 10. Bending Moment vs. Depth; 18 -inch Steel Pipe Pile, Free -Head Figure 11. Lateral Deflection vs. Depth; 24 -inch Steel Pipe Pile, Fixed -Head Figure 12. Shear Force vs. Depth; 24 -inch Steel Pipe Pile, Fixed -Head Figure 13. Bending Moment vs. Depth; 24 -inch Steel Pipe Pile, Fixed -Head Figure 14. Lateral Deflection vs. Depth; 24 -inch Steel Pipe Pile, Free -Head Figure 15. Shear Force vs. Depth; 24 -inch Steel Pipe Pile, Free -Head Figure 16. Bending Moment vs. Depth; 24 -inch Steel Pipe Pile, Free -Head APPENDICES Appendix A. Field Explorations Figure A-1 - Key to Exploration Logs Figures A-2 and A-3 - Log of Borings Figures A-4 through A-6 - CPT Logs Appendix B. Laboratory Testing Figure B-1 - Atterberg Limits Test Results Figures B-2 through B-4 - Consoidation Test Results Appendix C. Site Specific Response Analysis Figure C-1 - Response Spectra of Scaled Input Earthquake Time Histories, 2475 -year Event Figure C-2 - Shear Wave Velocity Profiles with Measured and Correlated Data Figure C-3 - Discretized Shear Wave Velocity Profiles for Nonlinear Site Response Analyses Figure C-4 - Computed Ground Surface Response Spectra (5% Damped) Figure C-5 - Computed Amplification Factors at Ground Surface Figure C-6 - Site Specific MCE Response Spectra (5% Damped) Figure C-7 - Site Specific MCER Response Spectrum (5% Damped) Appendix D. Report Limitations and Guidelines for Use Page ii 1 January31, 2014 I GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT In Tukwila, Washington INTRODUCTION This report presents the results of GeoEngineers' preliminary geotechnical engineering services for the Washington Place project in Tukwila, Washington. The site is shown relative to surrounding physical features on the Vicinity Map (Figure 1) and the Site Plan (Figure 2), attached to this report. The purpose of this report is to provide geotechnical engineering conclusions and recommendations for the design of the proposed development. Our scope of work includes: • Providing site specific seismic design criteria in accordance with 2012 International Building Code (IBC); • Providing pile recommendations with axial and lateral capacities; ■ Providing earthwork recommendations; and • Preparing this report. GeoEngineers' geotechnical engineering services have been completed in general accordance with our services agreement for the project executed on January 9, 2014. GeoEngineers previously provided engineering recommendations for the project in a preliminary geotechnical letter report dated July 26, 2013. Project Description GeoEngineers understands that Great Wall Development is interested in developing a hotel and parking garage at the project site. The proposed development is shown on the Building Plan, Figure 3. Our understanding of the project is based on our conversations and discussions with the project team including Great Wall Development, MulvannyG2 Architecture, Group West Companies, PLLC, PCS Structural Solutions (PCS) and Absher Construction Company. The development will include a hotel with up to 19 -stories and an adjacent above grade parking garage with up to three -stories. We understand that the parking garage and hotel building will be supported on either 18 -inch- or 24 -inch -diameter steel pipe piles with design capacities of 350 or 650 kips. FIELD EXPLORATIONS The subsurface soil and groundwater conditions at the site were evaluated by completing two geotechnical borings and three cone penetration tests (CPTs) at the project site. The approximate locations of the explorations completed for this project are presented on the Site Plan, Figure 2 and Building Plan, Figure 3. Details of the field exploration program and logs of the explorations are presented in Appendix A. Soil samples were obtained during drilling and were taken to GeoEngineers' laboratory for further evaluation. Selected samples were tested for the determination of gradation (sieve analysis), fines content, plasticity characteristics (Atterberg Limits Testing), consolidation and moisture content. A description of the laboratory testing and the test results are presented in Appendix B. GEOENGINEERS January 31, 2014 I Page 1 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT o Tukwila, Washington SITE CONDITIONS Regional Seismicity The Seattle area is located near the convergent continental boundary known as the Cascadia Subduction Zone (CSZ), an approximately 650 -mile -long thrust fault that extends along the Pacific Coast from mid -Vancouver Island to Northern California. The CSZ is the zone where the westward advancing North American Plate is overriding the subducting Juan de Fuca Plate. The interaction of these two plates results in two potential seismic source zones: (1) the Benioff source zone, and (2) the CSZ interplate source zone. A third seismic source zone, referred to as the shallow crustal source zone, is associated with the north -south compression resulting from northerly movement of the Sierra Nevada block of the North American Plate. Benioff Source Zone Benioff source zone earthquakes are also referred to as intraplate, intraslab or deep subcrustal earthquakes. Benioff zone earthquakes occur within the subducting Juan de Fuca Plate between depths of 20 and 50 miles and typically have no large aftershocks. Extensive faulting results as the Juan de Fuca Plate is forced below the North American Plate and into the upper mantle. The Olympia 1949 (M=7.1), the Seattle 1965 (M=6.5) and the Nisqually 2001 (M=6.8) earthquakes are considered to be Benioff zone earthquakes. The Benioff zone is characterized as being capable of generating earthquakes up to magnitude 7.5. The recurrence interval for large earthquakes originating from the Benioff source zone is believed to be shorter than for the shallow crustal and CSZ source zones; damaging Benioff zone earthquakes in Western Washington occur every 30 years or so. The deep focal depth of these earthquakes tends to dampen the shaking intensity when compared to shallow crustal earthquakes of similar magnitudes. CSZ Interplate Source Zone CSZ interplate earthquakes result from rupture of all or a portion of the convergent boundary between the subducting Juan de Fuca Plate and the overriding North American Plate. The fault surfaces approximately 50 to 75 miles off the Washington coast. The width of the seismogenic portion of the CSZ interplate fault varies along its length. As the fault becomes deeper, materials being faulted become ductile, and the fault is unable to store mechanical stresses. The CSZ is considered to be capable of generating earthquakes of magnitude 8 to 9 and higher. No earthquakes on the CSZ have been instrumentally recorded; however, through the geologic record and historical records of tsunamis in Japan, it is believed that the most recent CSZ event occurred in the year 1700 (Atwater, 1996; Satake et al., 1996). Recurrence intervals for CSZ interplate earthquakes are thought to be on the order of 400 to 600 years. Paleogeologic evidence suggests that five to seven interplate earthquakes may have been generated along the �•J CSZ over the last 3,500 years at irregular intervals. 1.11 Shallow Crustal Source Zone The shallow crustal source zone is used to characterize shallow crustal earthquake activity within the North American Plate. Shallow crustal earthquakes typically occur at depths ranging from 3 to 20 miles. The shallow crustal source zone is characterized as being capable of generating Page 2 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT o Tukwila, Washington earthquakes up to about magnitude 7.5. Large shallow crustal earthquakes are typically followed by a sequence of aftershocks. The largest known earthquakes associated with the shallow crustal source zone in Western Washington include an event on the Seattle Fault about the year 900 and the 1872 North Cascades earthquake. The Seattle Fault event was believed to have been magnitude 7 or greater (Johnson et al., 1999), and the 1872 North Cascades earthquake is estimated to have been between magnitudes 6.8 and 7.4. The location of the 1872 North Cascades earthquake is uncertain; however, recent research suggests that the earthquake's intensity center was near the south end of Lake Chelan (Bakun et al., 2002). The Washington Place project site is located about 4 miles south of the Seattle Fault zone. The Seattle Fault zone is a 2- to 4 -mile -wide, east -west trending zone of three or more splays of the south dipping reverse fault (Johnson et al., 1999). The Seattle Fault ruptured about 1,100 years ago and caused broad uplift and subsidence on both sides of the fault. The rate of recurrence of large earthquakes on the Seattle Fault is thought to be on the order of thousands of years. Surface Conditions The site is rectangular in shape and bounded by Andover Park East to the east and existing structures to the north, south and west. The site consists of a 3.4 -acre parcel occupied by a single story retail/warehouse structure. The building was formerly used as a Circuit City retail store. Site grades are relatively flat. Numerous buried utilities are located within and near the existing building. These utilities include, but are not limited to, storm drain and sanitary sewer, water, and gas. Private buried electricity (for luminaires) is also present at the project site; however, it appears that most of the copper wiring has been stripped away/removed. Subsurface Conditions The soils encountered in our subsurface exploration program consist of fill and alluvium overlying glacially consolidated soils. Fill soils were encountered to depths of approximately 5 to 9 feet below existing site grades. The fill generally consists of silty sand with gravel and sandy silt with gravel. Alluvium was encountered below the fill to the depths explored in the two borings completed for this study. The alluvium generally consists of silty fine sand with occasional organic matter interbedded with layers of compressible silt. We identified three layers of compressible silt below the building footprint; an approximately 5 -foot -thick layer at a depth of 15 feet, an approximately 10 -foot -thick layer at a depth of 45 feet, and an approximately 45 -foot -thick layer at a depth below 70 feet. The three CPT's advanced at the project site met refusal in the glacially consolidated soils at depths ranging from about 130 to 155 feet below the ground surface. Samples of the glacially consolidate soils were not obtained in this study; however, based on our experience in the area the glacially consolidated soils generally consist of dense to very dense sand with variable silt and gravel content. GEOENGINEERS January 31, 2014 1 Page 3 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT o Tukwila, Washington Groundwater Conditions Groundwater was encountered in the borings at a depth of approximately 13 feet. Groundwater conditions will likely fluctuate with season and are influenced by the water level in the nearby Green River, which is located approximately 0.15 miles east of the project site. CONCLUSIONS AND RECOMMENDATIONS Summary A summary of the primary geotechnical considerations is provided below. The summary is presented for introductory purposes only and should be used in conjunction with the complete recommendations presented in this report. • Based on discussions with the project team, 18 -inch- and 24 -inch -diameter steel pipe piles are the preferred deep foundation alternative for this project. • The site is classified as Site Class F per 2012 IBC. A site-specific seismic response analysis was completed to develop site-specific risk targeted maximum considered earthquake (MCER) response spectrum in accordance with the IBC and the ASCE 7-10 code. The building should be designed using the recommended site-specific MCER response spectrum presented in Table 1 and on Figure 4. ■ The site is underlain by moderately compressible soil to depths of about 100 to 120 feet. For floor slabs supported on grade, we anticipate long term post -construction consolidation settlement on the order of 1 to 3 inches may occur within the design life of the building. • The results of our liquefaction analyses indicate that the fill and recent alluvium are susceptible to liquefaction or loss of strength during a design -level earthquake. We estimate that free field ground surface settlement on the order of 6 to 15 inches could occur during a design level earthquake due to soil liquefaction. We anticipate that floor slabs supported on grade may experience post -earthquake settlement of 6 to 15 inches. Our specific geotechnical recommendations are presented in the following sections of this report. Earthquake Engineering Site -Specific Response Spectrum A site-specific response analysis was completed in accordance with the procedure outlined in Chapter 21 of the ASCE 7-10 code to develop the site specific risk -targeted maximum considered earthquake (MCER) response spectrum. The methodology used and the details of the site-specific ground response analyses is presented in Appendix C. The recommended MCER site-specific response spectrum for design of the proposed building is presented in Figure 4 and is defined in Table 1. The design spectrum is taken as two thirds of the MCER values presented in Table 1 per ASCE 7-10 Section 21.3. Page 4 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT o Tukwila, Washington TABLE 1. RECOMMENDED SITE-SPECIFIC MCER DESIGN RESPONSE SPECTRUM enod (s c) Sa (g) 0.01 0.56 0.15 1.12 0.90 1.12 1.00 1.04 1.35 0.77 2.00 0.62 2.66 0.39 3.00 0.35 4.00 0.26 5.00 0.21 6.00 0.17 7.00 0.13 8.00 0.10 9.00 0.08 10.00 0.06 Liquefaction Potential Liquefaction refers to a condition in which vibration or shaking of the ground, usually from earthquake forces, results in development of high excess pore water pressures in saturated soils and subsequent loss of stiffness and/or strength in the deposit of soil so affected. In general, soils that are susceptible to liquefaction include loose to medium dense, clean to silty sands that are below the water table. Ground settlement, lateral spreading and/or sand boils may result from soil liquefaction. Structures, such as buildings, supported on or within liquefied soils may suffer foundation settlement or lateral movement that can be damaging to the buildings. Based on our analyses, the potential exists for liquefaction within zones of the loose to medium dense sand deposits encountered in the borings completed at the site. The recent cohesive soils may also experience loss of shear strength during seismic loading. The evaluation of liquefaction potential depends on numerous site parameters, including soil grain size, soil density, site geometry, static stresses and the design ground acceleration. Typically, the liquefaction potential of a site is evaluated by comparing the cyclic shear stress ratio (the ratio of the cyclic shear stress to the initial effective overburden stress) induced by an earthquake to the cyclic shear stress ratio required to cause liquefaction. The cyclic shear stress ratio required to trigger liquefaction was estimated using empirical procedures developed by Youd et al. (2001) based on CPT results obtained during field explorations. Estimated ground settlement resulting from earthquake -induced liquefaction was analyzed using empirical procedures by Ishihara (1987). Liquefaction potential of the site soils was evaluated using the design PGA from the site specific response spectrum presented in Figure 4 and as outlined in Section 1802.2.7 of the 2012 IBC. GEOENGINEERS January31, 2014 1 Page 5 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT o Tukwila, Washington Analysis of the CPT data indicates that there is a potential for liquefaction in silt and sand layers above the dense glacially consolidated soils. We estimate that the factor of safety is Tess than 1 during the design -level earthquake for most of the deposits above a depth of about 70 feet. Liquefaction -induced free -field ground settlement of the potentially liquefiable zones is estimated to be on the order of 6 to 15 inches for a design -level earthquake. The magnitude of liquefaction - induced ground settlement will vary as a function of the characteristics of the earthquake (earthquake magnitude, location, duration and intensity) and the soil and groundwater conditions. Ground Rupture Because of the anticipated infrequent recurrence of earthquake events, the project site's location with respect to the nearest known fault (Seattle Fault), and the relative thickness of the glacially consolidated soils below the site it is our opinion that the risk of ground rupture at the site resulting from surface faulting is low. Lateral Spreading Lateral spreading involves lateral displacements of large volumes of liquefied soil. Lateral spreading can occur on near -level ground as blocks of surface soils are displaced relative to adjacent blocks. Lateral spreading also occurs as blocks of surface soils are displaced toward a nearby slope or free -face such as the nearby waterfront by movement of the underlying liquefied soil. It is our opinion the risk of lateral spreading at the site is low due to the relatively flat ground surface at the site and is located relatively far away from free face (i.e. Green River). Site Preparation Construction of the proposed development will require demolition and removal of existing structures, asphalt pavement, concrete sidewalks, tree wells, and other landscaping. Existing utilities to be abandoned should be removed and replaced with structural fill or abandoned in place. Minor cuts and fills on the order of 1 feet to 6 feet are anticipated to bring the site to planned subgrade elevation. As a result, it is anticipated that the contractor will use the existing asphalt concrete pavement to support pile driving equipment and to serve as a working surface during pile driving and pile cap construction. The contractor should assess the condition of the site to support equipment loads prior to mobilizing equipment to the site. The fill soils present below the existing asphalt concrete pavement surface are highly variable and the available subsurface data indicates these materials to be soft/loose. Temporary Dewatering Groundwater is anticipated to be encountered below a depth of approximately 13 feet below existing site grades. This conclusion is based on the boring and CPT data; however, groundwater levels may vary based on season and precipitation. For shallow excavations, temporary dewatering can be completed using sumps and pumps placed within the excavation. If excavations deeper than approximately 15 feet below existing site grades are planned, GeoEngineers should be contacted to evaluate the planned excavation to determine if temporary wells or well points are Page 6 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT o Tukwila, Washington required. Due to the nature of the site soils, extensive dewatering should not be completed without first assessing potential settlement impacts to adjacent improvements that may result from lowering the groundwater level. Pile Foundations The design team is planning to use driven, steel pipe piles to support the proposed building. GeoEngineers has estimated axial and lateral capacities for 18 -inch- and 24 -inch -diameter steel pipe piles, as described below. The following sections also provide discussion of general construction considerations. Axial Pile Capacity Axial pile load capacity in compression for the proposed hotel and garage is anticipated to be developed from a combination of side frictional resistance and end bearing capacity. Uplift pile capacity will be developed from side frictional resistance in these soils. For the 18 -inch- and 24 -inch -diameter open-end steel pipe piles considered, Table 2 presents the downward and uplift axial capacities for the proposed hotel. Table 3 presents the downward and uplift axial capacities for the proposed garage. TABLE 2. ALLOWABLE AXIAL PILE CAPACITIES FOR THE PROPOSED HOTEL Pile Type 18 -inch steel pipe pile 24 -inch steel pipe pile Embedment Depth (feet) Downward Capacity (kips) ` Uplift Capacity (kips) } 120 350 200 145 650 300 120 350 250 135 650 350 TABLE 3. ALLOWABLE AXIAL PILE CAPACITIES FOR THE PROPOSED PARKING GARAGE Pile Type 18 -inch steel pipe pile 24 -inch steel pipe pile Embedment Depth (feet) Downward Capacity (kips) Uplift Capacity. (kips) 125 350 200 130 650 300 120 350 250 125 650 350 Allowable pile capacities are provided for Allowable Stress Design (ASD). The allowable pile capacities take into account the effects of liquefaction -induced settlement and the estimated resultant down drag forces. The allowable capacities are based on the strength of the supporting soils and include a factor of safety of 2 for the static loading conditions. The allowable pile capacities apply to the total of dead and long-term live loads and may be increased by up to one-third for wind or seismic loads. The capacities apply to single piles. If piles are spaced at least three pile diameters on center, as recommended, no reduction for group action is needed. The structural characteristics of pile materials and structural connections may impose limitations on pile capacities and should be evaluated by the structural engineer. GEOENGINEER. January 31, 2014 1 Page 7 Ale No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT o Tukwila, Washington Lateral Pile Capacity Lateral loads can be resisted by passive soil pressure on the vertical piles and by the passive soil pressures on the pile cap. Because of the potential separation between the pile -supported foundation components and the underlying soil from settlement, base friction along the bottom of the pile cap should not be included in calculations for lateral capacity. We analyzed the lateral capacity of single 18 -inch- and 24 -inch -diameter steel pipe piles using the computer software program LPILE Plus 5.0.47 produced by Ensoft, Inc. Each pile was assumed to have a wall thickness of 1/2 -inch and be 120 feet long with the top of the pile located at the finished grade for the proposed structures. We completed analyses for a single pile for both a free -head and fixed -head condition. In our analyses seismic conditions control the lateral pile capacities because of the effect of the liquefiable soils. An axial Toad of 650 kips was considered in our analysis. Figures 5 through 10 present the lateral deflection, shear force and bending moment verses depth for free- and fixed -head conditions for 18 -inch -diameter steel pipe piles under seismic conditions. Figures 11 through 16 present the lateral deflection, shear force and bending moment verses depth for free- and fixed -head conditions for 24 -inch -diameter steel pipe piles under seismic conditions. Piles spaced closer than five pile diameters apart will experience group effects that will result in a lower lateral load capacity for trailing rows of piles with respect to leading rows of piles for an equivalent deflection. We recommend that the lateral Toad capacity for trailing piles in a pile group spaced less than five pile diameters apart be reduced in accordance with the factors in Table 4 below per AASHTO LRFD Bridge Design Specifications Section 10.7.2.4. TABLE 4. PILE P -MULTIPLIERS, PM, FOR MULTIPLE ROW SHADING uoi PileSpacing� P Multipliers, P.,2in terms of pile diameter)1 Row 1'' Row 2 Row3 and highe�3 Psi 3D 0.8 0.4 0.3 w 5D 1.0 0.85 0.7 J Notes: 1. The P -multipliers in the table above are a function of the center to center spacing of piles in the group in the direction of loading expressed in multiples of the pile diameter, D. 2. The values of Pm were developed for vertical piles only. 3. The P -multipliers are dependent on the pile spacing and the row number in the direction of the loading. To establish values of Pm for other pile spacing values, interpolation between values should be conducted. We recommend that the passivesoil pressure acting on the pile cap be estimated using an 6n+ equivalent fluid density of 300 pounds per cubic foot (pcf) where the soil adjacent to the foundation consists of adequately compacted structural fill. This passive resistance value includes a factor of safety of 1.5 and assumes a 4 -foot -deep pile cap and a minimum lateral deflection of 2 inches to fully develop the passive resistance. Deflections that are Tess than 2 inches will not fully mobilize the passive resistance in the soil. Page 8 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 PI tis 014 1� WASHINGTON PLACE DEVELOPMENT a Tukwila, Washington Pile Settlement We estimate that the post -construction static settlement of pile foundations, designed and installed as recommended, will be on the order of 1 inch or less. Maximum differential settlement should be less than about one-half the post -construction settlement. Most of this settlement will occur rapidly as loads are applied. For seismic loading conditions, we estimate that the post -earthquake pile settlement will be on the order of 1 inch or Tess. Pile Load Testing GeoEngineers recommends that six dynamic load tests, three for the hotel and three for the garage, be completed in general accordance with the ASTM International (ASTM) D 4945 test procedure for the 18 -inch- and/or 24 -inch -diameter piles in order to provide direct measurement of the pile load -deflection performance. Dynamic testing should be conducted on piles installed early in the production phase to confirm that the selected pile driving equipment and procedures do not generate stresses that may damage the pile and to confirm pile capacities. Dynamic testing should be completed during initial driving and during re -strike of the test piles. The re -strike testing should be completed at least 7 days after the test pile or piles are installed. We recommend that GeoEngineers assist the contractor in determining the size of the re -strike hammer to ensure that the restrike is able to demonstrate the full capacity of the piles. The re -strike hammer is typically larger than the hammer used to install production piles. Construction Considerations GROUND VIBRATION The installation of driven piles produces a significant level of noise and ground vibration in the vicinity of the pile -driving operations. The proximity of nearby existing buildings and utilities may pose a concern as a result of vibrations during pile installation. In particular, pile driving can cause measurable vibrations for up to several hundred feet from the pile. Minor architectural or cosmetic damage (that is, small cracks in walls) at moderate distances and structural damage to buildings and settlement of utilities at close distances from pile -driving operations can occur. The level of ground vibrations induced by pile driving depends primarily on the hammer energy, pile type and size, soil type and distance from the pile. The propagation of waves induced by vibrations through soil deposits is a complex phenomenon. Variations in building construction, age and other factors would be expected to have a significant effect on the sensitivity of a given structure to vibration levels. To reduce potential claims regarding alleged damage resulting from construction, we recommend that a preconstruction damage survey of nearby structures and utilities be completed to document structural and cosmetic building conditions before construction begins. Ground vibrations should be monitored starting from the beginning of construction. The information obtained from this program can be used to modify the pile installation program if the level of vibration becomes too high. Pile driving induced vibration levels at the location of vibration sensitive improvements are recommended to not exceed the vertical velocity of 1 inch per second. GEOENGINEERS January 31, 2014 1 Page 9 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT D Tukwila, Washington PILE DRIVABILITY AND CAPACITY The piles for the proposed building should be installed using an appropriately sized pile -driving hammer. The pile -driving hammer should be of sufficient size to drive the piling to the minimum embedment depth without damaging the pile. Because the pile contractor has control of the pile/hammer configuration and the driving equipment, we recommend that the pile contractor be made responsible for selecting the appropriate pile -driving hammer and installing the piles to design embedment depth without damaging the piles. Pile drivability analysis for the specific pile type and pile -driving hammer should be completed once a pile -driving hammer has been selected. GeoEngineers can assist with pile drivability analysis. The depths and thicknesses of the interpreted soil units vary across the site. If pile resistance encountered during driving indicates that the soil conditions may differ significantly from those assumed for design, it may be necessary to install a longer pile or additional piles to achieve the recommended axial and lateral capacity used in the building design. We therefore recommend that a monitoring program be implemented for the pile -driving operations. This program should include completing full-time observations of driven pile installations to verify the pile capacities. For production piles, we recommend that re -strikes be completed on approximately 1 in 20 piles to compare with re -strike data on the test piles. GeoEngineers recommends that re -strikes be completed at least one week after initial driving to allow for pile setup. GeoEngineers should be retained to observe the pile driving and to evaluate driving records to determine whether the soil conditions encountered during pile installation are consistent with those assumed for final design and to verify pile capacities. If soil conditions are significantly different from those assumed, it will be appropriate for GeoEngineers to develop revised design criteria. A load test program is recommended as described above. The load tests should be completed to confirm design assumptions and to identify appropriate refusal criteria or re -strike criteria. Lowest Level Floor Slabs The lowest level of the planned hotel and garage will be supported near existing site grades. Given the potential for settlement resulting from long term consolidation and potential liquefaction, slabs supported on grade will likely experience damage over the design life of the structure and/or after a seismic event. Differential and total settlements below slabs on grade may result in cracking and may require maintenance and repair throughout the design life of the structure. To reduce damages, the owners may elect to support the lowest level of the hotel and garage with a structural slab. Subgrade Preparation The planned buildings will be fully pile supported; therefore, the required site preparation for the building areas consist of improving the subgrade conditions to allow for pile -driving equipment traffic and for casting of the slab on grade or structurally supported slab. Areas outside the garage/hotel building footprint (parking areas and hardscape areas) should be cleared of surface and subsurface deleterious matter, including any debris, organic soils, shrubs, trees and associated stumps and roots. Page 10 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT a Tukwila, Washington In hardscape areas outside the building footprints, the upper 12 inches of the subgrade soils should consist of structural fill compacted to at least 95 percent of the maximum dry density (MDD) per ASTM D-1557. The existing fill soils can be used, provided the required compaction criteria is met and the existing fill soils have Tess than 40 percent passing the U.S. No. 200 sieve (fines) and do not contain organic material. The exposed hardscape subgrade should be evaluated after site grading is complete. Proof rolling with heavy, rubber -tired construction equipment should be used for this purpose during dry weather and if access for this equipment is practical. Probing should be used to evaluate the subgrade during periods of wet weather or if access is not feasible for construction equipment. The exposed soil should be firm and unyielding, and without significant groundwater. Disturbed areas should be re -compacted if possible or removed and replaced with compacted structural fill. It is anticipated that the contractor will use the existing asphalt concrete parking lot for construction access. However, it may be necessary to utilize a granular work pad to facilitate construction activities, depending upon equipment loading, construction sequencing, weather conditions, soil conditions and/or the presence of perched groundwater at the subgrade elevation. The work pad will help prevent subgrade disturbance, facilitate construction traffic and aid in removal of rainwater and groundwater seepage. GeoEngineers can work with the contractors to identify whether a work pad is required based on conditions observed during construction, the thickness of the work pad and the work pad material gradation. Design Parameters We recommend that the structural slab be underlain by a 4 -inch -thick capillary break consisting of material meeting the requirements of Mineral Aggregate Type 22 (5/8 -inch crushed gravel), City of Seattle Standard Specification 9-03.16, with the exception that this material should have less than 10 percent sand and less than 3 percent fines. We recommend that the slab on grade by underlain by a 6 -inch thick capillary break consisting of material meeting the requirements of Mineral Aggregate Type 22 (5k -inch crushed gravel), City of Seattle Standard Specification 9-03.16, with the exception that this material should have less than 10 percent sand and less than 3 percent fines. Below -Slab Considerations The ground floor level is located well above the groundwater table and the ground floor level will be located at or above surrounding site grades. Given the low likelihood of groundwater collecting below the ground floor slabs, the presence of the capillary break layer, and the anticipated capacity for the existing fill soils to infiltrate water, no additional below slab drainage measures are considered to be required. A vapor barrier should be used below slab -on -grade floors located in occupied portions of the hotel. Earthwork The near surface on-site soils are anticipated to be highly variable and consist of silty sand and silt with variable sand and gravel. These soils are likely to be highly moisture -sensitive and generally have natural moisture contents higher than the anticipated optimum moisture content for compaction. Given the anticipated poor quality of near surface soils, the limited amount of fill GEOENGINEERSQ January 31, 2014 1 Page 11 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT 0 Tukwila, Washington required to meet site grades, and specific gradation requirements for most of this fill, it is recommended that the on-site soils not be used as structural fill for this project. The on-site soils may be used in areas where structural slabs are present as backfill around pile caps and to bring the site to subgrade elevation. In areas where slabs -on -grade are present, imported structural fill should be used. Structural Fill Fill placed to support slabs -on -grade, placed as utility trench backfill, and placed below pavements and sidewalks will need to be specified as structural fill as described below: • Structural fill placed below pile caps and slabs -on -grade should meet the requirements of Mineral Aggregate Type 17 (bank run gravel), City of Seattle Standard Specification 9-03.16. • Structural fill places as capillary break below the lowest floor slabs should meet the requirements of Mineral Aggregate Type 22 (5/s -inch crushed gravel), City of Seattle Standard Specification 9-03.16, with the exception that this material should have less than 10 percent sand and less than 3 percent fines. • Structural fill placed within utility trenches and below pavement and sidewalk areas should meet the requirements of Mineral Aggregate Type 17 (bank run gravel), City of Seattle Standard Specification 9-03.16. • Structural fill placed as crushed surfacing base course below pavements and sidewalks should meet the requirements of Mineral Aggregate Type 2 (11/4 -inch minus crushed rock), City of Seattle Standard Specification 9-03.16. Fill Placement and Compaction Criteria Structural fill should be mechanically compacted to a firm, non -yielding condition. Structural fill should be placed in loose lifts not exceeding 1 foot in thickness. Each lift should be conditioned to the proper moisture content and compacted to the specified density before placing subsequent lifts. Structural fill should be compacted to the following criteria: • Structural fill placed in building areas (around pile caps or below slab -on -grade floors) and in pavement and sidewalk areas (including utility trench backfill) should be compacted to at least 95 percent of the MDD estimated in general accordance with ASTM D 1557. • Structural fill placed against subgrade walls should be compacted to between 90 and 92 percent. Care should be taken when compacting fill against subsurface walls to avoid overcompaction and hence overstressing the walls. We recommend that GeoEngineers be present during probing of the exposed subgrade soils in building and pavement areas, and during placement of structural fill. We will evaluate the adequacy of the subgrade soils and identify areas needing further work, perform in-place moisture -density tests in the fill to verify compliance with the compaction specifications, and advise on any modifications to the procedures that may be appropriate for the prevailing conditions. Page 12 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT in Tukwila, Washington Weather Considerations During wet weather, some of the exposed soils could become muddy and unstable. If so affected, we recommend that: • The ground surface in and around the work area should be sloped so that surface water is directed to a sump or discharge location. The ground surface should be graded such that areas of ponded water do not develop. • Slopes with exposed soils should be covered with plastic sheeting or similar means. • The site soils should not be left uncompacted and exposed to moisture. Sealing the surficial soils by rolling with a smooth -drum roller prior to periods of precipitation will reduce the extent to which these soils become wet or unstable. • Construction activities should be scheduled so that the length of time that soils are left exposed to moisture is reduced to the extent practicable. Temporary Slopes Temporary slopes may be used around the site to facilitate construction access and site grading. We recommend that temporary slopes constructed in the fill be inclined at 1' H:1V (horizontal to vertical). Flatter slopes may be necessary if seepage is present on the face of the cut slopes or if localized sloughing occurs. For open cuts at the site, we recommend that: • No traffic, construction equipment, stockpiles or building supplies be allowed at the top of the cut slopes within a distance of at least 5 feet from the top of the cut; • Exposed soil along the slope be protected from surface erosion by using waterproof tarps or plastic sheeting; • Construction activities be scheduled so that the length of time the temporary cut is left open is reduced to the extent practicable; • Erosion control measures be implemented as appropriate such that runoff from the site is reduced to the extent practicable; • Surface water be diverted away from the slope; and • The general condition of the slopes be observed periodically by the geotechnical engineer to confirm adequate stability. Because the contractor has control of the construction operations, the contractor should be made responsible for the stability of cut slopes, as well as the safety of the excavations. Shoring and temporary slopes must conform to applicable local, state and federal safety regulations. Recommended Additional Geotechnical Services GeoEngineers should be retained to review the project plans and specifications when complete to confirm that our design recommendations have been implemented as intended. During construction, GeoEngineers should observe the installation of the piling, review/collect vibration monitoring data, evaluate the suitability of the foundation subgrades, observe installation of subsurface drainage measures, evaluate structural backfill and provide a summary letter of our GEOENGINEERS January31, 2014 1 Page 13 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT a Tukwila, Washington construction observation services. The purposes of GeoEngineers' construction phase services are to confirm that the subsurface conditions are consistent with those observed in the explorations and other reasons described in Appendix D, Report Limitations and Guidelines for Use. LIMITATIONS We have prepared this report for the exclusive use of Great Wall Development, Group West Companies, PLLC, PSC Structural Solutions, and their authorized agents for the Washington Place development in Tukwila, Washington. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in the field of geotechnical engineering in this area at the time this report was prepared. No warranty or other conditions, express or implied, should be understood. Any electronic form, facsimile or hard copy of the original document (email, text, table and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document of record. Please refer to Appendix D titled "Report Limitations and Guidelines for Use" for additional information pertaining to use of this report. REFERENCES ASCE 7-10, 2010. "Minimum Design Loads for Buildings and Other Structures," American Society of Civil Engineers, January 1, 2010. Booth, D.B. and Waldron, H.H., 2004, Geologic map of the Des Moines 7.5' quadrangle, King County, Washington: U.S. Geological Survey, Scientific Investigations Map SIM -2855, scale 1:24,000. Buchanan -Banks, J.M. and Collins, D.S., 1994, Map showing depth to bedrock of the Tacoma and part of the Centralia 30' X 60' quadrangles, Washington: U.S. Geological Survey, Miscellaneous Field Studies Map MF -2265, scale 1:100,000. City of Seattle, 2003, "Standard Specifications for Road, Bridge and Municipal Construction." City of Seattle, 2003. "Seattle Building Code." COSMOS Virtual Data Center. URL:http://db.cosmos-eq.org/. Ensoft, Inc. 2006, "LPILE Plus, Version 5.0.47." GeoMotions, LLC. 2010, "D-MOD2000, Version 9.99.3 - October 2013." Page 14 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT o Tukwila, Washington Hall, J.B. and Othberg, K.L., 1974, Thickness of unconsolidated sediments, Puget Lowland, Washington: Washington Division of Geology and Earth Resources, Geologic Map GM -12, scale 1:250,000,. International Code Council, 2012, "International Building Code." Ishihara, K., and M. Yoshimine, 1992. Evaluation of settlements in sand deposits following liquefaction during earthquakes, Soils and Foundations 32(1), 173-188. Luco, N. (2012). Personal Communications. Matasovic, N. (1993) "Seismic Response of Composite Horizontally -Layered Soil Deposits," Ph.D. Dissertation, Civil and Environmental Engineering Department, University of California, Los Angeles. Moss, R.E. 2003. "CPT -Based Probabilistic Assessment of Seismic Soil Liquefaction Initiation." Dissertation in partial fulfillment of the requirements for the degree of Doctor of Philosophy, University of California, Berkeley. NEHRP (2009). "Recommended Provisions for Seismic Regulations for New Buildings and Other Structures," FEMA P-750. Federal Emergency Management Agency, Washington D.C. Tokimatsu K., Seed H.B., 1987. "Evaluation of settlements in sands due to earthquake shaking," Journal of Geotechnical Engineering, 1987, vol. 113, pp. 861-878. U.S. Geological Survey. (2009) "Earthquake Ground Motion Parameters, Version 5.0.9a-10/21/2009." GEOENGINEER_ January 31, 2014 1 Page 15 File No. 21102-001-00 x E m 2 10200100 F 0 O O N O co U N Q Office: Redmond S -144Th St —S-146i Th•St— rn r v -1—S-150Th-St---- 1 Black River Riparian Forest S 149Th -S S -150Th St Lr` Fort D ent Pa SW<16Th-St S 156Th -St-. Tukwila -SW-19Th St rY C (S Ln 160ThS,r jSt' sta Pf9, 1 I � 7S4 Crestv e►v Park m J —S -164Th -St -l -H I , 4' S•166Th St S167ThS S -168Th St S -170Th -St S -172Nd St 1 /S -172Nd PI --173RdtStJ S175Th St ^ttcki at D Slade Way Ii I Strander Blvd--- Treck-Dr SW30Th•St MinklerBlvd Saxon -Dr —Triland-Dr S -182Nd -St Kitsap 'ALSon Bellevue huiston Notes: 1. The locations of all features shown are approximate. 2. This drawing is for information purposes. It is intended to assist in showing features discussed in an attached document. GeoEngineers, Inc. cannot guarantee the accuracy and content of electronic files. The master file is stored by GeoEngineers, Inc. and will serve as the official record of this communication. 3. It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without permission. Data Sources: ESRI Data & Maps, Street Maps 2005 Transverse Mercator, Zone 10 N North, North American Datum 1983 North arrow oriented to grid north 2,000 VO' 0 2,000 Feet Vicinity Map Washington Place Tukwila, Washington GEOENGINEERS Figure 1 e v D 0 0 0 v 0 m 1 c W:\REDMOND\PROJECTS\21\21102001\00\CAD\21102001-00 FIG 2 SITE PLAN.DWG\TAB:LANDSCAPE MODIFIED BY TMICHAUD ON JAN 27, 2014 - 10:03 L EXISTING BUILDING BUILDING IS 5.2' FROM PROPERTY LINE �-UGHT STANDARD S86'25'22'E 206.90' BUILDING IS 5.6' /FROM PROPERTY LINE TRASH COMPACTOR CONNECTION TO BUILDING 270 UTIUTY EASEMENT PER REC. NO. 5255446 AMENDED BY REC. N0. 5332848 AND FURTHER AMENDED BY Q REC. N0. 5500900 \ CPT -3 POWER METER TRANSFORMER ON CONC. WEST END CHAIN UNK FENCE G\P� co / CH IN LINK FENCE NCL ' NGER NO SMOKING, MATCHES EXISTING BUILDING OR OPEN FLP.Ma' \-CHAIN UNK FENCE FENCE IS 0.2' OUTSIDE OF PROPERTY LIMITS AT THIS POINT 586125'14'E PLANTER PPD CONC.:Nl1w/L GUPRO P0515 b`RCENN}G-frG FIRE PROTECTION f • , .• •% AUTO SPRINKLERS �" �-GVARD'POSi•�: ' '. VAfjO PpsTS � — 5' BUILDING SETBACK PER REC. ND. 5256443 AS ENDED BY REC. NO. 0 AS AMENDED BY REC. N0.0. 550 5500900. EASEMENT PER NOTEAME. 5256443, oNGT V0RIES FROM 1-10' AMENDEDEDBY 0 D.4' INSIDEREC. N0. 5332046 OF PROPERTY LIMITS AND FURTHER AMENDED BY REC. NO. 5500900. Q BAKER BLVD. (PUBLI0 ROAD) FOUND MON IN CASSE LIGHT BOX- / CHAIN USK FENCE W 3 -LINES 0.51 POWER VAUI 10 spaces 10 spaces GAS METER TOEGHO=203 000- ,.1 WATER VALVE FIRE HYDRANT ATER METER 10' UTILITIES EASEMENT PER PLAT LIGHT STANDARD LIG T STA DART LIGHT STANDARD - 9 s aces 6 spaces � ^y 60' R PO4001001711 UNE (PE) 22' WIDE EASEMENT TO C.M. ST. P. & P. AND U.P. RAILROADS PER PLAT EXISTING BURSTING CONCRETE BLOCK WALL 'CIRCUIT CRY ONE STORY 40,5803 s9.H. 6 spaces TOP OF ENTRANCE 0E 0 E lj HEIGNi=452'3 ABOVE SIDEWPLK I,�: " ' . FNjJ 1/// ".°I , .1. • • 777771 1ER METER I I rwA L 6 WATER METER ////X 1 f�.'. is g HANOI -CAP I.: ' • ry RAMP 1 k.. I,' a I.,.:: i. I,• • 120 EASEMENT FOR ACCESS TO SUBJECT PROPERTY REC. NO. 9205291516 12' EASEMENT FOR ACCESS TO ADJOINER EC. N0. 9205291516 STAIRS TOP OF ROOF EIGHT -24.2'2 BETWEEN ARROWS BUILDING OVERHANG (AWNING) LIGHT STANDARD B CB LIG T STA DPRO UGHT STANDARD APPROXIMATE LOCATION AREA 'D" EASEMENT (CROSS HATCHED) FOR INGRESS AND EGRESS GRANTED Et' REC. NO. 9412291488 TOP OF ROOF WALL HEIGHT -26.2'5 CROSSOVER NO PARKING RE 9 opuses L11 HT S .NDAR 9 spaces SAN. MH 1 Lle T ST ATER VALVE HANOI -CAP HANDI-CAP DI -CAP RAM NO PARKING FIRE LANE • PAR/IING FIRE LANE— — HYDROSEED AREA CPT -1 CB LIGHT STANDARD N0 PARKING FIRE UNE FIRE HYDRANT_ 0 PARKING FIRE LAN Notes 1. The locations of all features shown are approximate. 2. This drawing is for information purposes. It is intended to assist in showing features discussed in an attached document. GeoEngineers, Inc. cannot guarantee the accuracy and content of electronic files. The master file is stored by GeoEngineers, Inc. and will serve as the official record of this communication. Reference: Base survey by Barghausen Consulting Engineers, Inc. dated 8-25-95. PLANTER —f6-E%TRUDED CURB Lto • .rn Op��zrv� L__,51 NIL 52 S4T5ACK PERREC. NO. 5256443 AS 088.25'2219 AMENDED BY REC. N0. 5332848 A5 AMENDED BY REC. N0. 5500900. EXISTING BUILDING Legend B-1-4- Boring by GeoEngineers CPT -1 Q Cone Penetration Test by GeoEngineers 005.43' PLANTER L 50 - `10' EASEMENT PER REC. NO 56443, RENDJEOD BY C. 5332546 AND FURTHER AMENDED BY REC. N0. 5500900. 0 50 FEET 30' SIGNAL BOX FOUND MON. IN CASE POWER VAULT TRANSFORMER POWER VAULTS 'm'Z FOUND MON. N ASE 81RAIICB1 UVD- . (PUBUC ROAD) Site Plan Washington Place Tukwila, Washington GEOENGINEERS Figure 2 0 0 0 0 D e D 11 m W:\REDMOND\PROJECTS\21\21102001\00\CAD\21102001-00 FIG 3 BUILDING PLAN.DWG\TAB:LANDSCAPE MODIFIED BY TMICHAUD ON JAN 28, 2014 - 13:12 EXISTING BUILDING TO BE DEMOLISH 5' UTILITY EASEMENT L B-1 LPTURE 12' ACCESS EASEMENT 20'EASEMENT (RAILROAD) L Notes 1. The locations of all features shown are approximate. 2. This drawing is for information purposes. It is intended to assist in showing features discussed in an attached document. GeoEngineers, Inc. cannot guarantee the accuracy and content of electronic files. The master file is stored by GeoEngineers, Inc. and will serve as the official record of this communication. Reference: Base drawing "Level 1 Site Plan of Washington Place by Group West Companies PLLC dated 1-20-14. Legend B-1-4- Boring by GeoEngineers CPT -1 Q Cone Penetration Test by GeoEngineers 50 0 50 FEET NEW STREET LIGHT (TYP.) NEW STREET TREE NEW CONCRETE SIDE WALK TILITY EASEMENT L eTRANDER BLVD. Building Plan Washington Place Tukwila, Washington GEOENGINEERS...0 Figure 3 I C C \ C CCCCCCCCCCC I C CC C C C CC C C / C C C C C C C C 5' UTILITY EASEMENT L B-1 LPTURE 12' ACCESS EASEMENT 20'EASEMENT (RAILROAD) L Notes 1. The locations of all features shown are approximate. 2. This drawing is for information purposes. It is intended to assist in showing features discussed in an attached document. GeoEngineers, Inc. cannot guarantee the accuracy and content of electronic files. The master file is stored by GeoEngineers, Inc. and will serve as the official record of this communication. Reference: Base drawing "Level 1 Site Plan of Washington Place by Group West Companies PLLC dated 1-20-14. Legend B-1-4- Boring by GeoEngineers CPT -1 Q Cone Penetration Test by GeoEngineers 50 0 50 FEET NEW STREET LIGHT (TYP.) NEW STREET TREE NEW CONCRETE SIDE WALK TILITY EASEMENT L eTRANDER BLVD. Building Plan Washington Place Tukwila, Washington GEOENGINEERS...0 Figure 3 http://projects/sites/2110200100/Technical Analysis/Site Response/Surface Response Summary_DMOD2000_2475yrs.xlsx Spectral Acceleration, Sa (g) 10.0 1.0 0.1 0.0 0 0 Legend Recommended Site -Specific MCEr Response Spectrum 1 Period (s) 10 Site -Specific MCER Response Spectrum (5% Damped) Washington Place Tukwila, Washington GEOENGINEERS Figure 4 0 0 a 0 0 0 0 0 0 0 0 0 0 e v e G 0 Death (ft) 120 110 100 90 80 70 60 50 40 30 20 10 0 Lateral Deflection (in) 0 0.2 0.4 0.6 0.8 1 1.2 1.4 1.6 1.8 2 ____ :. ____ _ _ - L r L r L r J , 1 i , • Fixed Head (0.5" deflection; Fixed Head (1.0" deflection; Fixed Head (1.5" deflection; Fixed Head (2.0" deflection; 18" Diameter Pile Lateral Deflection vs. Depth 18 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 5 0 0 0 0 0 0 0 0 0 D 0 0 0 a 0 Depth (ft) 120 110 100 90 80 70 60 50 40 30 20 10 0, Shear Force (kips) -20 -10 0 10 20 30 40 50 60 70 80 90 100 110 120 130 _-- - _ _ l L r -I �r :: 1 . 1 1 r r l L r L r l L r J 1 J J -. J 1 1 .1 1 T 1 r L L L r l r l l r J 1 J 1 . . • Fixed Head (0.5 deflection; Fixed Head (1.0" deflection; Fixed Head (1.5" deflection; Fixed Head (2.0" deflection; 18" Diameter Pile Shear Force vs. Depth 18 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 6 Bending Moment (m -kips) -1.1E4 -1E4 -9000 -8000 -7000 -6000 -5000 -4000 -3000 -2000 -1000 v1 00 Os 1000 2000 3000 r r r r Fixed Head (0.5" deflection; Fixed Head (1.0" deflection; Fixed Head (1.5" deflection; Fixed Head (2.0" deflection; 18" Diameter Pile Bending Moment vs. Depth 18 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEERSg Figure 7 0 0 0 0 c 0 0 v 0 0 v�+ •7 py, Ci" Q -0.2 0 ry— 0 b 0 n G c o- ., O O —• 0 c4 0 0.2 Lateral Deflection (in) 0.4 0.6 0.8 1 1.2 1.4 1.6 1.8 2 d _ - - -- - _ _ - 1: - r r L r 1 1 , J , r J L J r 1 r r , l i r r T 1 J 1 r L r • • • • • • Free Head (0.5" deflection) Free Head (1.0" deflection) Free Head( 1.5 deflection) Free Head (2.0" deflection) 18" Diameter Pile Lateral Deflection vs. Depth 18 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 8 Shear Force (kips) -50 -40 -30 -20 -10 0 10 c N 00 20 30 40 50 60 18" Diameter Pile r Free Head (0.5" deflection) Free Head (1.0" deflection) Free Head (1.5" deflection) Free Head (2.0" deflection) Shear Force vs. Depth 18 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 9 Bending Moment (in -kips) -1000 -500 500 1000 1500 2000 2500 CO U 3000 3500 4000 4500 5000 , 4- 1 f Free Head (0.5" deflection) Free Head (1.0" deflection) Free Head (1.5" deflection) Free Head (2.0" deflection) 18" Diameter Pile Bending Moment vs. Depth 18 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERS. Figure 10 0 0 0 0 0 0 0 0 0 0 0.2 0.4 0.6 Lateral Deflection (in) 0.8 1 1.2 1.4 1.6 1.8 2 Depth (ft) O 100 90 80 70 60 50 40 30 20 10 1 . . 1 i 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 , 1 1 1 1 1 1 1 1 1 ,.. . , - ,- . . . r • -- : - : r L -- • ". . * • . : : , : t ..... . , :r r 1 1 .1 ' a ,. ', • .. . -'• - - . . .- . - . .... L 1. 1. a .1 .1 '-* - . — - r r r 1 1 , . — - - t. L u a a a • .--7 .--. ,— - -- Fixed Head (0.5" deflection; - _ Fixed Head (1.0" deflection; - Fixed Head (1.5" deflection', = Fixed Head (2.0" deflection', CN .--. 24" Diameter Pile Lateral Deflection vs. Depth 24 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 11 N -20 0 Shear Force (kips) 20 40 60 80 100 120 140 160 180 , Fixed Head (0.5" deflection; Fixed Head (1.0" deflection; Fixed Head (1.5" deflection; Fixed Head (2.0" deflection; 24" Diameter Pile Shear Force vs. Depth 24 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEERS. Figure 12 Bending Moment (i -kips) -1.6E4 -1.4E4 -1.2E4 -1E4 -8000 -6000 -4000 00 -2000 0 2000 4000 Fixed Head (0.5" deflection Fixed Head (1.0" deflection', Fixed Head (1.5 deflection', Fixed Head (2.0" deflection', 24" Diameter Pile Bending Moment vs. Depth 24 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 13 c G 0 0 0 v e v 0 0 v C Depth (ft) 120 110 100 90 80 70 60 50 40 30 20 10 0 b Lateral Deflection (in) 0 0.2 0.4 0.6 0.8 1 1.2 1.4 1.6 1.8 2 - _ _ - - r L r r -. 1 J t , } t " r L r r 1 t• 1 J r r • . Free Hid (0.5" deflection) Free Head (1.0" deflection) Free Head (1.5" deflection) Free Head (2.0" deflection) 24" Diameter Pile Lateral Deflection vs Depth 24 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 14 Shear Force (!tips) -60 -50 -40 -30 -20 -10 0 10 20 30 40 50 60 70 80 90 Free Head (0.5" deflection) Free Head (1.0" deflection) Free Head (1.5" deflection) Free Head (2.0" deflection) 24" Diameter Pile Shear Force vs. Depth 24 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 15 0 0 0 0 0 0 ..-.. ,.... 0 e A -1000 g o co o 0, o = = — o 4-4 0 1000 2000 Bending Moment (in -kips) 3000 4000 5000 6000 7000 8000 - _ . _ . - . _ ...-, - . _ - _ _ - - - - - . _ _ - . - _ _ . _ - - _ - - _ - _ - _ • . . . • . • . . . • • . . . . , , , , ., , .. .. , . . • --- r ,. r , —__ Free Head (0.5" deflection) Free Head (1.0" deflection) Free Head (1.5" deflection) Free Head (2.0" deflection) 24" Diameter Pile Bending Moment vs. Depth 24 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 16 APPENDIX A Field Explorations WASHINGTON PLACE DEVELOPMENT © Tukwila, Washington APPENDIX A FIELD EXPLORATIONS General Subsurface conditions at the sites were explored by drilling two borings, B-1 and B-2, and by advancing three cone penetration tests (CPTs), CPT -1 through CPT -3. The borings were completed to a depth of 611/2 feet below the existing ground surface; the CPTs were advanced until the equipment met refusal in dense soils. The CPT depths varied from 129 to 153% feet below the existing ground surface. The drilling was performed by Holocene Drilling, Inc. and the CPT's were performed by InSitu Engineering, Inc. under subcontract to GeoEngineers on July 9 and 10, 2013. The locations of the explorations were measured from existing site features. The approximate locations of the explorations are shown on the Site Plan, Figure 2 and the Foundation Plan, Figure 3. Borings The borings were completed using a Brainard Kilman BK -81 truck mounted drill rig with continuous -flight, mud rotary drilling equipment. The borings were continuously monitored by a geotechnical engineer from our firm who examined and classified the soils encountered, obtained representative soil samples, observed groundwater conditions and prepared a detailed log of each exploration. The soils encountered in the borings were sampled at 21/2- or 5 -foot vertical intervals with a 2 -inch outside diameter split -barrel standard penetration test (SPT) sampler. The samples were obtained by driving the sampler 18 inches into the soil with a 140 -pound hammer free -falling 30 inches. The number of blows required for each 6 inches of penetration was recorded. The blow count ("N -value") of the soil was calculated as the number of blows required for the final 12 inches of penetration. This resistance, or N -value, provides a measure of the relative density of granular soils and the relative consistency of cohesive soils. Where very dense soil conditions precluded driving the full 18 inches, the penetration resistance for the partial penetration was entered on the logs. The blow counts are shown on the boring logs at the respective sample depths. Soils encountered in the borings were visually classified in general accordance with the classification system described in Figure A-1. A key to the boring log symbols is also presented in Figure A-1. The logs of the borings are presented in Figures A-2 through A-4. The boring logs are based on our interpretation of the field and laboratory data and indicate the various types of soils encountered. The logs also indicate the depths at which these soils or their characteristics change, although the change may actually be gradual. If the change occurred between samples, it was interpreted. The densities noted on the boring logs are based on the blow count data obtained in the borings and judgment based on the conditions encountered. Observations of groundwater conditions were made during drilling, and these observations represent a short-term condition and may or may not be representative of the Tong -term groundwater conditions at the site. GEOENGINEER_D January 31, 2014 1 Page A-1 Flle No. 21102-001-00 0 e C 0 0 G 0 0 0 0 D 0 0 v D a 0 SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER COARSE GRAINED SOILS MORE THAN 50% RETAINED ON NO. 200 SIEVE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE CLEAN GRAVELS (LITTLE OR NO FINES) o• -)U( o 3°C• -•.° ) nC GW WELL -GRADED GRAVELS, GRAVEL - SAND MIXTURES O O o 0 0 CGP 2 0 0 • Crushed Rock/ Quarry Spalls POORLY -GRADED GRAVELS, GRAVEL -SAND MIXTURES GRAVELS WITH FINES (APPRECIABLE AMOUNT• OF FINES) O o him X11 GM SILTYSILT MIXTUGRAVELS, RES GRAVEL •SAND Ill" • _ '/ '` O GC CLAYEY GRAVELS, GRAVEL - SAND -CLAY MIXTURES SAND AND SANDY SOILS MORE THAN 50% OF COARSE FRACTION PASSING NO. 4 SIEVE CLEAN SANDS (LITTLE OR NO FINES) • • SW LL -GRADED SANDS, GWERAVELLY SANDS SP GRAVELLY POORLY-GRADEDSAND SANDS, SANDS WITH FINES• (APPRECIABLE AMOUNT OF FINES) ••SM • • • SILTY SANDS, SAND - SILT MIXTURES SC CLAYEY SANDS, SAND - CLAY MIXTURES FINE GRAINED SOILS MORE THAN 50% PASSING NO. 200 SIEVE SILTS AND CLAYS LIQUID LIMIT LESS THAN so ML INORGANIC SILTS, ROCK FLOUR, CLAYEY SILTS WITH SLIGHT PLASTICITY / CL INORGANIC CLAYS OF LOW TO GRAVELLY MEDIUM PLASTICITY GRAVELLY SILTY CLAYS, SANDY CLAY CLAYS, LEAN CLAYS OM OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY SILTS CLAYS LIQUID LIMIT GREATER THAN 50 J 1 MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS SILTY SOILS //� / j CH INORGANIC CLAYS OF HIGH PLASTICITY .hJ-A4A f f A I OH ORGANIC CLAYS AND SILTS OF MEDIUM TO HIGH PLASTICITY HIGHLY ORGANIC SOILS Q-= PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS _ _ _ = pT NOTE: Multiple symbols are used to indicate bo derline or dual soil classifications Sampler Symbol Descriptions 2.4 -inch I.D. split barrel Standard Penetration Test (SPT) Shelby tube Piston Direct -Push Bulk or grab Blowcount is recorded for driven samplers as the number of blows required to advance sampler 12 inches (or distance noted). See exploration log for hammer weight and drop. A "P" indicates sampler pushed using the weight of the drill rig. ADDITIONAL MATERIAL SYMBOLS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER AC Asphalt Concrete CC Cement Concrete CR Crushed Rock/ Quarry Spalls TS Topsoil/ Forest Duff/Sod %F AL CA CP CS DS HA MC MD OC PM PI PP PPM SA TX UC VS NS SS MS HS NT Groundwater Contact Measured groundwater level in exploration, well, or piezometer Measured free product in well or piezometer Graphic Log Contact Distinct contact between soil strata or geologic units Approximate location of soil strata change within a geologic soil unit Material Description Contact Distinct contact between soil strata or geologic units Approximate location of soil strata change within a geologic soil unit Laboratory / Field Tests Percent fines Atterberg limits Chemical analysis Laboratory compaction test Consolidation test Direct shear Hydrometer analysis Moisture content Moisture content and dry density Organic content Permeability or hydraulic conductivity Plasticity index Pocket penetrometer Parts per million Sieve analysis Triaxial compression Unconfined compression Vane shear Sheen Classification No Visible Sheen Slight Sheen Moderate Sheen Heavy Sheen Not Tested NOTE: The reader must refer to the discussion in the report text and the logs of explorations for a proper understanding of subsurface conditions. Descriptions on the logs apply only at the specific exploration locations and at the time the explorations were made; they are not warranted to be representative of subsurface conditions at other locations or times. • KEY TO EXPLORATION LOGS • GEOENGINEERS FIGURE A-1 • Start EndLo Total 61.5 Depth (ft) ed Logged By Checked By WLT Driller Holocene Drilling Inc. Drilling Mud Rotary Method Drilled 7/9/2013 7/9/2013 Surface Elevation (ft) 30 Vertical Datum NAVD88 Hammer Data Auto Hammer Drilling Equipment Truck Mounted BK 81 Easting (X) Northing (Y) System Datum Groundwater Depth to Date Measured Water (ft) Elevation (ft). Notes: Hammer efficiency = 54.4% 26. Elevation (feet) o Depth (feet) L- - 1 1 1 __- FIELD DATA Graphic Log Group Classification MATERIAL DESCRIPTION Moisture Content, Dry Density, (Pcf) REMARKS Interval Recovered (in) o 0 o m Collected Sample Sample Name Testing Water Level AS --\3 inches asphalt pavement over crushed rock /� 1 8 14 18 27 2 8 13 17 A-1 for 1(fill) 2 %F of 5 AL 6 %F a explanation of symbols. '. ''• ,% . ' • .'• SM base course / - 21 40 38 30 Approximately 2 inch piece of wood in tip of sampler %F = 47 Groundwater observed during drilling %F = 88 Shelby Tube pushed at 16.5 feet AL; non -plastic %F=30 , Gray with brown mottling silty fine to coarse sand - with occasional gravel (medium dense, moist) - - _ ML —— . SM— ML SM . SP -SM — Gray with brown mottling fine sandy silt with — occasional gravel (medium dense, moist) - (alluvium) — Gray silty fine to medium sand with occasional _ gravel and wood debris (medium dense, _ moist) — _ _ - Gray silt with fine sand (loose, wet) — — - - - Dark gray fine to medium sand with silt (medium - dense, wet) — - - - Dark gray fine to medium sand with silt and - occasional clasts of organic matter (medium dense to dense, wet) - - - — — - - -ti - r193 10� - - -.y1s 14 8 - - - •S'— 20 _S' 25� - - - -- _o 30—I h 35— Note: See 18 7° 5 14 Figure 1 Log of Boring B-1 , G EO ENG 1 N E E RS Project: Washington Place Project Location: Tukwila, Washington Project Number: 21102-001-00 Figure A-2 Sheet 1 of 2 I�1 bag ter bad 0 0 c G a D a 0 0 I Oo w 0 wc0 0 w Z z E w t' E E 0 E 'S-6 a 0 0 0 0 11 11 I I I I 1 I I I 1 1 k 1 I I 1 I. I I 1 I '102s ?o 's 'o Elevation (feet) o cn u ocno o Depth (feet) I 1 1 1 I 1 I I I 1 1 I 1 I i I 1 1 1 1 1 I I 1 11 FIELD DATA Graphic Log Group Classification MATERIAL DESCRIPTION Moisture Content, % NJ14 REMARKS Interval Recovered (in) 8 Collected Sample Sample Name Testing Water Level 20 qF _ 26 %F=7 J12 30 10 = — 14 40 11 _ J12 34F 24 %F=7 13 24 13:' _ — J14 30 14 1 _ Note: See Figure A-1 for explanation of symbols. • • Log of Boring B-1 (continued) ` G E©ENG 1 N E E RS. Project: Project Location: Project Number: Washington Place Tukwila, Washington 21102-001-00 Figure A-2 Sheet 2 of 2 0 w 0 0 w 0 0 0, z z 00 EE E ti 0 8 8 8 s w O a 0 8 a 0 0 3 0, Start End Total 61.5 Depth (ft) Logged By Checked By WLT Driller Holocene Drilling Inc. Drilling Mud Rotary Method Drilled 7/9/2013 7/9/2013 Surface Elevation (ft) 20 Vertical Datum NAVD88 Hammer Data Auto Hammer Drilling Equipment Truck Mounted BK 81 Easting (X) Northing (Y) System Datum Groundwater Depth to Date Measured Water (ft) Elevation (ft) Notes: Hammer efficiency = 54.4% • e 'e; 'S Elevation (feet) v o Depth (feet) 1 1 1 1 I 1 1 1 1 1 1 1 1 FIELD DATA Graphic Log Group Classification MATERIAL DESCRIPTION Moisture Content, % Dry Density, (Pcf) REMARKS Interval Recovered (in) Blows/foot Collected Sample Samole Name Testing Water Level 1 12 0 7 1 7 20 26 33 7 45 9 22 35 A-1 for 1 2 3_ 4 AL; %F 6 tiF 8 F explanation of symbols. AS3 inches asphalt pavement over crushed rock -\ base course / - 48 29 30 26 Driller noted gravel to 6 feet Driller noted concrete shavings at 7.5 feet Groundwater observed during drilling AL (PI = 15); %F = 87 Shelby Tube pushed at 16.5 feet AL; non -plastic %F=17 %F = 7 SM ML Gray silty fine to medium sand with gravel - (medium dense, moist) (fill) - _ - Gray fine sandy silt with occasional gravel -111 (medium stiff to very stiff, moist) (fill) • '. SP -SM SM ML SM SP -SM - Light gray fine to medium sand with silt (medium - _ dense, moist) (alluvium) - - Gray silty fine sand with occasional organics (roots) (loose, moist) - - Gray silt with fine sand and occasional clasts of organic matter (loose, wet) — — - - Gray silty fine sand (loose, wet) - - Dark gray fine to medium sand with silt (medium dense to dense, wet) - - — — — "18 18 206.5 —`' 25— 12 30 ,y 35— Note: See 14 Figure Log of Boring B-2 G EO E N G I N E E R S Project: Project Location: Project Number: Washington Place Tukwila, Washington 21102-001-00 Figure A-3 Sheet 1 of 2 , 01* • Ir+ fai s r C� 0 D 0 0 0 0 0 a v 0 c e C 0 0 C 0 U g s s 0 is 0 E 0) 0 j W ,5o o w L a a n) 35 40 45 50 55 60 FIELD DATA 0 3 m o. E d U Z CU 0) E .N m(1) F c 0 J fa o o w :c ay 2 7 N 2 U ca O 00 MATERIAL DESCRIPTION N c 0 REMARKS 13 10 18 2 10 18 23 13 40 16 32 1U 11 12 %F 13 AL 14 15 16 . SM Gray silty fine sand (medium dense, wet) ML Gray sandy silt interbedded with silty fine sand _ (loose, wet) SP -SM Dark gray fine to medium sand with silt (dense, wet) SM Gray silty fine sand (medium dense, wet) • SP -SM Dark gray fine to medium sand with silt (dense, wet) Note: See Figure A-1 for explanation of symbols. 37 35 %F = 54 Shelby Tube pushed at 46.5 feet AL (PI = 4) i Log of Boring B-2 (continued) , G EOENG 1 N E EtS Project: Project Location: Project Number: Washington Place Tukwila, Washington 21102-001-00 Figure A-3 Sheet 2 oft Tip Resistance Qt TSF 0 0 20 40 60 epth 80 (ft) 100 120 140 160 veotngineers Operator: Gerdes Sounding: CPT -1 Cone Used: DDG1238 Friction Ratio Fs/Qt (%) 500 0 1 _ 1 _ J L 1 J 1 sensitive fine grained • 2 organic material 3 clay InSitu Engineering 1 _L_ - - 4 12 _ J _ Maximum Depth = 128.77 feet CPT Date/Time: 7/9/2013 4:22:34 PM Location: Tukwila WA Job Number: 21102-001-00 Pore Pressure Pw PSI -20 Figure A-4 Soil Behavior Type* SPT N* Zone: UBC -1983 60% Hammer 180 0 12 0 - F -4 X71 J 1 1 J Depth Increment = 0.164 feet 4 silty clay to clay • 7 silty sand to sandy silt • 5 clayey silt to silty clay fl 8 sand to silty sand 6 sandy silt to clayey silt 19 sand PreDrill 2 1/2 ft 80 J J - ▪ 10 gravelly sand to sand ▪ 11 very stiff fine grained (*) 12 sand to clayey sand (*) 0 c v 0 0 0 G 0 0 tth G 0 20 40 60 80 100 D 120 0 O 140 0 c 0 160 0 Tip Resistance Qt TSF veoingineers Operator: Gerdes Sounding: CPT -2 Cone Used: DDG1238 500 Z 1 1 1 a L L 1 J r r 7 n I �-r I r L L 1 1 f1 ti 1 sensitive fine grained • 2 organic material • 3 clay InSitu Engineering Friction Ratio Fs/Qt (%) 0 CPT Date/Time: 7/9/2013 11:28:11 AM Location: Tukwila WA Job Number: 21102-001-00 Pore Pressure Soil Behavior Type* Pw PSI Zone: UBC -1983 12 -20 180 0 12 L -I - r Maximum Depth = 153.38 feet 1 1 1 I...!I_ 1-1 Depth Increment = 0.164 feet Figure A-5 SPT N* 60% Hammer 0 80 11 1 1 1 1 4 silty clay to clay • 7 silty sand to sandy silt • 10 gravelly sand to sand • 5 clayey silt to silty clay fl 8 sand to silty sand 1 11 very stiff fine grained (*) 6 sandy silt to clayey silt • 9 sand 12 sand to clayey sand (*) PreDrill 2 1/2 ft Tip Resistance Qt TSF 0 0 20 40 vcv�i ilii icci Figure A-6 Operator: Gerdes Sounding: CPT -3b Cone Used: DDG1238 Friction Ratio Fs/Qt (%) 500 0 I I 60 —7�,�� epth 80 (ft) 100 120 140 160 4- • 1 sensitive fine grained • 2 organic material 3 clay InSitu Engineering 12 -20 r _-4 Maximum Depth = 149.15 feet 4 silty clay to clay 5 clayey silt to silty clay 6 sandy silt to clayey silt CPT Date/Time: 7/9/2013 8:20:13 AM Location: Tukwila WA Job Number: 21102-001-00 Pore Pressure Pw PSI Soil Behavior Type* SPT N* Zone: UBC -1983 60% Hammer 180 0 12 0 -4-- 1„ 1 1 1 1 I.7 1 Depth Increment = 0.164 feet • 7 silty sand to sandy silt 8 sand to silty sand ■ 9 sand Pre -pushed first 3.3 ft 80 II O 110 gravelly sand to sand • 11 very stiff fine grained (*) 12 sand to clayey sand (*) APPENDIX B Laboratory Testing WASHINGTON PLACE DEVELOPMENT a Tukwila, Washington APPENDIX B PREVIOUS EXPLORATIONS Soil samples obtained from the explorations were transported to GeoEngineers' laboratory and evaluated to confirm or modify field classifications, as well as to evaluate engineering properties of the soil samples. We selected representative samples for laboratory testing including moisture content, fines content, sieve analysis, Atterberg limits, and consolidation tests. The tests were performed in general accordance with the test methods of the American Society for Testing and Materials (ASTM) or other applicable procedures. Moisture Content Moisture content tests were completed in general accordance with ASTM D 2216 for representative samples obtained from the explorations. The results of these tests are presented on the exploration logs in Appendix A at the depths at which the samples were obtained. Percent Passing U.S. No. 200 Sieve (%F) Selected samples were "washed" through the U.S. No. 200 mesh sieve to estimate the relative percentages of coarse- and fine-grained particles in the soil. The percent passing value represents the percentage by weight of the sample finer than the U.S. No. 200 sieve. These tests were conducted to verify field descriptions and to estimate the fines content for analysis purposes. The tests were conducted in accordance with ASTM D 1140, and the results are shown on the exploration logs in Appendix A at the respective sample depths. Atterberg Limits We completed Atterberg limits tests on three fine-grained soil samples. We used the test results to classify the soil as well as to evaluate index properties and consolidation characteristics. Liquid limits, plastic limits and plasticity index were obtained in general accordance with ASTM Test Method D 4318. Results of the Atterberg limits tests are summarized in Figure B-1. Consolidation Tests We performed one one-dimensional consolidation tests on three samples of fine-grained soil in general accordance with the ASTM Test Method D 2435. The results of the test are used to evaluate the long-term consolidation settlement potential of fine grained soil deposits. The results of the tests completed for this study are included in Figures B-2 through B-4. GEOENGINEER. January 31, 2014 1 Page B-1 File Ne. 21102-001-00 0 0 0 0 v 0 0 0 0 0 0 SAS: SAS 7-19-13 0 9 O N O N PLASTICITY CHART CO Of) cY OM N X2dNI AlIOLLSV1d O O 0 O O CO O O 10 O O M O N O LIQUID LIMIT SOIL DESCRIPTION Silt with sand (ML) Sandy silt (ML) PLASTICITY INDEX (%) LIQUID LIMIT (%) V CO MOISTURE CONTENT (%) CO LO V CO o 0 EXPLORATION NUMBER N N o m O ♦ ■ J O • N))Z • 7 O J ■ O J •,U CL -ML CO Of) cY OM N X2dNI AlIOLLSV1d O O 0 O O CO O O 10 O O M O N O LIQUID LIMIT SOIL DESCRIPTION Silt with sand (ML) Sandy silt (ML) PLASTICITY INDEX (%) LIQUID LIMIT (%) V CO MOISTURE CONTENT (%) CO LO V CO SAMPLE DEPTH (ft) m v EXPLORATION NUMBER N N CO m SYMBOL ♦ ■ GEOENGINEERSZ; ATTERBERG LIMITS TEST RESULTS FIGURE B-1 0 0.005 0.01 0.015 0 0.02 N L 0 0 0.025 ca 0 En 0 U 0.03 0.035 0.04 0.045 0.05 01 Pressure (psf*1000) 1 10 SAMPLE LOCATION SAMPLE DEPTH (FEET) SOIL CLASSIFICATION INITIAL MOISTURE CONTENT INITIAL DRY DENSITY (LBS/FT3) B-1 S-5 16%2 Sandy silt (ML) 39.2 83.6 GEOENGINEERS.g CONSOLIDATION TEST RESULTS FIGURE B-2 D 0 0 0 0 0 a 0 0 0 0 v 0 0 0.005 0.01 U N N L U 0 0.015 ca 073 c 0 U 0.02 0.025 0.03 0.1 Pressure (psfl 1000) 1 10 SAMPLE LOCATION SAMPLE DEPTH (FEET)CONTENT SOIL CLASSIFICATION INITIAL MOISTURE .INITIAL DRY DENSITY (LBS/FT3) B-2 S-6 16% - - Sandy silt (ML) 30.9 91.5 GEOENGINEERS CONSOLIDATION TEST RESULTS FIGURE B-3 Consolidation (inches/inch) 0 0.01 0.02 0.03 0.04 0.05 0.06 0.07 0.08 0.09 0.1 1 Pressure (psf*1000) 10 100 SAMPLE LOCATION SAMPLE DEPTH (FEET) SOIL CLASSIFICATION INITIAL MOISTURE CONTENT INITIAL DRY DENSITY (LBS/FT3) B-2 S-13 46'/2 Sandy silt (ML) 35.6 84.1 GEOENGINEERS CONSOLIDATION TEST RESULTS FIGURE B-4 h1 • • APPENDIX C Site Specific Response Analysis WASHINGTON PLACE DEVELOPMENT n Tukwila, Washington APPENDIX C SITE SPECIFIC RESPONSE ANALYSIS General A site-specific seismic response analysis was completed for this project to evaluate the site effects and to develop the ground surface design response spectra for use in the design of the structure planned at the project site. The analysis was completed and the design response spectra were developed in general accordance with the procedures outlined in Chapter 21 of the American Society of Civil Engineers (ASCE) 7-10 code. The following presents the general approach in completing the analysis and development of the ground surface design spectra: • Develop the target rock outcrop response spectrum for the maximum considered earthquake (MCE) with a 2 percent probability of exceedance (PE) in 50 years (2,475 -year mean return interval) risk level. • Select 7 pairs of representative earthquake time histories with earthquake characteristics (source zone, magnitude, etc.) that are consistent with the site regional tectonic setting and seismicity. • Scale the selected time histories so that the average of their response spectra is, on average, approximately at the level of the target rock outcrop response spectrum. • Develop a soil model using subsurface soil information obtained from the field explorations and testing completed at the project site. • Complete a nonlinear site response analysis by propagating the scaled time histories through the soil model developed to assess the amplification and damping effect of the site soils and to develop the response spectra at the ground surface (top of the soil profile). • Establish the site-specific risk -targeted maximum considered earthquake (MCER) spectrum using the results of the seismic response analysis per the ASCE 7-10 code. The MCER spectrum corresponds to a 1 percent probability of collapse within a 50 -year period. Development of Target Rock Outcrop Response Spectrum We used the 2008 United States Geological Survey (USGS) Probabilistic Seismic Hazard Model to compute the target rock outcrop response spectrum for the MCE. The target rock outcrop response spectrum computed was then used to develop the scaling factors to be applied to the selected input motions used in our site -response analysis, as described below. Earthquake Time Histories Selection of Earthquake Time Histories We reviewed the results of the 2008 USGS seismic hazard deaggregation to evaluate the relative contribution of the various regional source zones to the seismic hazard at the project site and select seven pairs of representative earthquake acceleration time histories for the site -response analysis. The seven earthquakes presented in Table C-1 were selected to be representative of the seismic hazard for this project. Three of the selected records represent the crustal earthquake GEOENGINEERS.g January 31, 2014 1 Page C-1 Ale No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT © Tukwila, Washington hazard specifically the Seattle Fault events, two represents the Benioff (intraplate) earthquake hazard and two represents the Cascadia Subduction Zone (CSZ) interplate earthquake hazard. TABLE C-1. SUMMARY OF EARTHQUAKE TIME HISTORIES Earthquake stance lnsca e r G MCE Scalin (km } r(orientation) Factors; Northridge, 1994 6.7 Los Gatos 6 Iran, 1978 7.4 Tabas 3 Loma Prieta, 1989 7.0 Los Gatos 6 El Salvador, 2001 7.6 Santiago 52.2 de Maria Nisqually, 2001 6.8 Maple 75.2 Valley Chile, 2010 8 8 Conception 36 San Pedro Tokachi-Oki, 2003 8.3 HKDO94 157 Scaling of Input Ground Motions 0.84 (NS) 0.60 (EW) 0.84 (NS) 0.85 (EW) 0.97 (NS) 0.59 (EW) 0.72 (090) 0.88 (360) 0.08 (000) 0.10 (090) 0.65 (007) 0.60 (097) 0.28 (NS) 0.14 (EW) 0.829 Crustal 0.711 Crustal 0.772 Crustal 0.639 5.597 0.555 1.723 Subduction Zone, Intraplate Subduction Zone, Intra plate Subduction Zone, Interface Subduction Zone, Interface The selected input motion time histories were scaled prior to completing the site response analysis. Each selected time history was scaled so that its response spectrum is, on average, approximately at the level of the target rock site response spectrum. The scaling factors applied to each earthquake are shown in Table C-1. Figure C-1 shows the response spectra for each scaled input motion time history, the average response spectra of the scaled input motion time histories and the target response spectrum used as a guide for scaling the input motions. Soil Profile Based on field data from our subsurface explorations and previous experience in the area, we developed three soil profiles (lower -bound, best -estimate, and upper -bound) according to soil type and thickness, low -strain shear wave velocities and modulus degradation -damping characteristics. The explorations completed at the project area extend to an approximate maximum depth of 153 feet and were terminated in very dense alluvium. The depth to bedrock was determined using the depth to bedrock map of the Tacoma and part of the Centralia 30' x 60' quadrangles (Buchanan -Banks and Collins, 1994) and Thickness of Unconsolidated Sediments of the Puget Lowland (Hall and Othberg, 1974). Bedrock depths of 600 -feet, 300 -feet, and 200 -feet were used for the lower -bound, best -estimate, and upper -bound soil profiles, respectively. An estimated bedrock shear wave velocity of 2,500 feet per second was used for the three profiles. The shear wave velocity profile of the explored soil was evaluated based on seismic cone penetration test (CPT) soundings and use of shear wave velocity correlations with static CPT data (NCHRP Synthesis 368) and standard penetration test (SPT) blow counts (NHI 2001). The shear Page C-2 1 January31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT m Tukwila, Washington wave velocity profile below the explored depth is assumed to increase linearly to bedrock. The lower -bound, best -estimate, and upper -bound shear wave velocity profiles characterized for the site are shown in Figure C-2 with the measured and correlation shear wave velocity data. The discretized shear wave velocity profiles required as input for the nonlinear site response analyses are shown in Figure C-3. Site -Response Analysis and Computed Results Non -Linear Method The site -response analysis was completed using the computer program D-MOD2000 version 9.99.3 - October 2013 developed by GeoMotions, LLC. The D-MOD2000 program is used for nonlinear, one-dimensional seismic -response analysis completed in the time domain. Response spectra for 5 percent damping were computed for the site by propagating scaled input motions through the soil profile using D-MOD2000. Figure C-4 shows the average response spectrum calculated at the ground surface using the best -estimate and lower- and upper -bound shear wave velocity profiles. The amplification factor (AF), defined as the ratio of the ground surface spectral acceleration to the scaled input spectral acceleration, was calculated for each profile (Figure C-5). The AFs computed for the site were used to construct the site-specific design spectrum for the project, as described below. Site -Specific MCER Spectrum The site-specific soil spectrum for the project was evaluated by multiplying the average AF for the three soil profiles to the 2008 USGS rock spectrum. The 2008 USGS Rock Outcrop Spectrum, average AF, and site specific MCE response spectrum are shown in Figure C-6. We developed the site specific risk targeted MCER response spectrum by multiplying the site specific soil response spectrum by the maximum component adjustment factors and risk coefficients per ASCE 7-10 Section 21.2.1. The maximum component adjustment factors developed by NEHRP (2009) were used and are 1.1 for vibration periods less than 0.3 second, 1.3 for vibration periods from 1 to 2 seconds, and 1.4 for vibration periods at 4 seconds or longer. For the vibration periods between 0.3 and 1.0 second and between 2 and 4 seconds, the adjustment factors were computed based on linear interpolation. The risk coefficients were calculated using Method 2 per ASCE 7-10 Section 21.2.1.2 using a Matlab function provided by Nico Luco of USGS (personal communications) with the site specific seismic hazard curves computed using 2008 USGS probabilistic seismic hazard model for the site. Table C-2 presents the maximum component adjustment factors and the risk coefficients calculated for the site. GEOENGINEERQ January 31, 2014 1 Page C-3 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT a Tukwila, Washington TABLE C-2. MAXIMUM COMPONENT ADJUSTMENT FACTORS AND RISK COEFFICIENTS Maximum' 0.01 0.1 0.2 0.3 0.5 0.75 1 2 3 4 5 1.10 1.10 1.10 1.10 1.16 1.22 1.30 1.30 1.35 1.40 1.40 oefficien 0.916 0.924 0.924 0.922 0.912 0.904 0.901 0.889 0.891 0.888 0.893 Figure C-7 presents the site specific risk targeted MCER response spectrum developed for the site and the recommended site specific risk targeted MCER response spectrum (smoothened response spectrum developed using the procedure outlined in ASCE 7-10 Section 21.4) for use in the structural design. Also shown on Figure C-7 is the ASCE 7-10 Site Class E generalized response spectrum and 80 percent of the ASCE 7-10 Site Class E generalized response spectrum for comparison purposes. As presented in Figure C-7, the site specific risk targeted MCER response spectrum meets the requirements specified in ASCE 7-10 Section 21.2.3 and 21.3. Page C-4 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 http://projects/sites/2110200100/Technical Analysis/Site Response/Rock Outcrop Target Spectra Match_2475.xIsx Response Spectra, Sa (g) 10.00 1.00 0.10 0.01 ■■■11N1■11 11111111111■■1I1I 1111111111111111111111—__�uIu1 ioeirAit mulommommus MEIC16.14- 1040 0 =111101611 lifilt*I1111111111114)111 kkg, 0.010 0.100 1989 Loma Prieta - Los Gatos AVE [C] 1994 Northridge -Sylmar Olive View Med FF EW AVE [C] 2001 Nisqually - Maple Valley AVE [IP] 1978 Iran-Tabas AVE [C] 2010 Chile - Conception San Pedro AVE [IF] 2003 Tokachi-Oki - HKDO94 AVE [IF] 2001 EI Salvador -Santiago de Maria AVE [IP] 2008 USGS Rock Outcrop, 2475 -year Event AVE of All 7 EQ Time Histories 1.000 Period (s) Legend [C] Crustal Event [IF] Interface Subduction Zone Event [IP] Intraplate Subduction Zone Event (Ben n ioff) 10.000 Response Spectra of Scaled Input Earthquake Time Histories, 2475 -year Event Washington Place Tukwila, Washington GEOENGINEERS...,0 Figure C-1 http://projects/sites/2110200100/Technical Analysis/Site Response/Washington Tower DMOD Vs Profiles.xlsx 0 100 200 0 t 300 400 500 600 0 Shear Wave Velocity, Vs (feet/sec) 500 1000 1500 `` • wa 2000 eft ure eft web 2500 `` • • • • • • • • • • •` • • • • • • • • • • ••• • • `` Le end CPT -1 CPT -2 CPT -3 O B-1 o B-2 Seismic CPT • — • Lower Bound Vs Profile Best Estimate Vs Profile • Upper -Bound Vs Profile Shear Wave Velocity Profiles with Measured and Correlated Data Washington Place Tukwila, Washington GEOENGINEERS Figure C-2 ►�1 'um; f, 1.1 0 0 0 http://projects/sites/2110200100/Technical Analysis/Site Response/Washington Tower DMOD Vs Profiles.xlsx 0 100 200 300 400 500 600 0 Shear Wave Velocity, Vs (feet/sec) 500 1000 1500 2000 2500 \\'‘iiii,„\ • • • • • • • • • N. Legend • Lower Bound Vs Profile Best Estimate Vs Profile • Upper -Bound Vs Profile Discretized Lower -Bound Vs Profile Discretized Best -Estimate Vs Profile Discretized Upper -Bound Vs Profile Discretized Shear Wave Velocity Profiles for Nonlinear Site Response Analyses Washington Place Tukwila, Washington GEOENGINEERQ Figure C-3 http://projects/sites/2110200100/Technical Analysis/Site Response/Surface Response Summary_DMOD2000_2475yrs.xlsx Spectral Acceleration, Sa (g) 10.00 1.00 0.10 0.01 0.01 Legend 0.10 Average Spectral Acceleration, Upper Bound Profile Average Spectral Acceleration, Best Estimate Profile Average Spectral Acceleration, Lower Bound Profile Average Spectral Acceleration, 3 Profile Average 1.00 Period (s) 10.00 Computed Ground Surface Response Spectra (5% Damped) Washington Place Kent, Washington GEOENGINEERS Figure C-4 http://projects/sites/2110200100/Technical Analysis/Site Response/Surface Response Summary_DMOD2000_2475yrs.xlsx Amplification Factor, Surface Sa / Rock Sa 3.00 2.50 2.00 1.50 1.00 0.50 0.00 0.01 0.10 1.00 10.00 Legend Average Amplification Factor, Upper Bound Profile Average Amplification Factor, Lower Bound Profile Average Amplification Factor, Best Estimate Profile Average Amplification Factor, 3 Profile Average Period (s) Computed Amplification Factors at Ground Surface Washington Place Tukwila, Washington GEOENG1NEERS Figure C-5 http://projects/sites/2110200100/Technical Analysis/Site Response/Surface Response Summary_DMOD2000_2475yrs.xlsx Spectral Acceleration, Sa (g) 10.00 1.00 0.10 0.01 0.01 Legend 0.10 2008 USGS Rock Outcrop Spectrum (2475 -yr Event) Interpolated and Projected 2008 USGS Rock Outcrop Spectrum (2475 -yr Event) Site -Specific MCE Response Spectrum 1.00 Period (s) 10.00 Site -Specific MCE Response Spectrum (5% Damped) Washington Place Tukwila, Washington GEOENGINEERS Figure C-6 imJ http://projects/sites/2110200100/Technical Analysis/Site Response/Surface Response Summary_DMOD2000_2475yrs.xlsx Spectral Acceleration, Sa (g) 1.4 1.3 1.2 1.1 - 1.0 - 0.9 0.8 0.7 0.6 0.5 0.4 0.3 0.2 0.1 0.0 11\ 0 1 2 3 4 5 6 7 8 9 10 Legend ASCE 7-10 MCEr Response Spectrum (Site Class E) 80% ASCE 7-10 MCEr Reponse Spectrum (Site Class E) Site -Specific MCEr Response Spectrum Recommended Site -Specific MCEr Response Spectrum Period (s) Site -Specific NICER Response Spectrum (5% Damped) Washington Place Tukwila, Washington GEOENGINEERS Figure C-7 APPENDIX D Report Limitations and Guidelines for Use WASHINGTON PLACE DEVELOPMENT a Tukwila, Washington APPENDIX D REPORT LIMITATIONS AND GUIDELINES FOR USE1 This appendix provides information to help you manage your risks with respect to the use of this report. Geotechnical Services Are Performed for Specific Purposes, Persons and Projects This report has been prepared for the exclusive use of Great Wall Development and other project team members for the Washington Place project. This report is not intended for use by others, and the information contained herein is not applicable to other sites. GeoEngineers structures our services to meet the specific needs of our clients. For example, a geotechnical or geologic study conducted for a civil engineer or architect may not fulfill the needs of a construction contractor or even another civil engineer or architect that are involved in the same project. Because each geotechnical or geologic study is unique, each geotechnical engineering or geologic report is unique, prepared solely for the specific client and project site. Our report is prepared for the exclusive use of our Client. No other party may rely on the product of our services unless we agree in advance to such reliance in writing. This is to provide our firm with reasonable protection against open-ended liability claims by third parties with whom there would otherwise be no contractual limits to their actions. Within the limitations of scope, schedule and budget, our services have been executed in accordance with our Agreement with the Client and generally accepted geotechnical practices in this area at the time this report was prepared. This report should not be applied for any purpose or project except the one originally contemplated. A Geotechnical Engineering or Geologic Report Is Based on a Unique Set of Project -specific Factors This report has been prepared for the buildings planned for the Washington Place project in Tukwila, Washington. GeoEngineers considered a number of unique, project -specific factors when establishing the scope of services for this project and report. Unless GeoEngineers specifically indicates otherwise, do not rely on this report if it was: • not prepared for you, • not prepared for your project, • not prepared for the specific site explored, or • completed before important project changes were made. 1 Developed based on material provided by ASFE, Professional Firms Practicing in the Geosciences; www.asfe.org . GEOENGINEERS� January31, 2014 1 Page D-1 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT o Tukwila, Washington For example, changes that can affect the applicability of this report include those that affect: • the function of the proposed structure; • elevation, configuration, location, orientation or weight of the proposed structure; • composition of the design team; or • project ownership. If important changes are made after the date of this report, GeoEngineers should be given the opportunity to review our interpretations and recommendations and provide written modifications or confirmation, as appropriate. Subsurface Conditions Can Change This geotechnical or geologic report is based on conditions that existed at the time the study was performed. The findings and conclusions of this report may be affected by the passage of time, by manmade events such as construction on or adjacent to the site, or by natural events such as floods, earthquakes, slope instability or groundwater fluctuations. Always contact GeoEngineers before applying a report to determine if it remains applicable. Most Geotechnical and Geologic Findings Are Professional Opinions Our interpretations of subsurface conditions are based on field observations from widely spaced sampling locations at the site. Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. GeoEngineers reviewed field and laboratory data and then applied our professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ, sometimes significantly, from those indicated in this report. Our report, conclusions and interpretations should not be construed as a warranty of the subsurface conditions. Geotechnical Engineering Report Recommendations Are Not Final Do not over -rely on the preliminary construction recommendations included in this report. These recommendations are not final, because they were developed principally from GeoEngineers' professional judgment and opinion. GeoEngineers' recommendations can be finalized only by observing actual subsurface conditions revealed during construction. GeoEngineers cannot assume responsibility or liability for this report's recommendations if we do not perform construction observation. Sufficient monitoring, testing and consultation by GeoEngineers should be provided during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether or not earthwork activities are completed in accordance with our recommendations. Retaining GeoEngineers for construction observation for this project is the most effective method of managing the risks associated with unanticipated conditions. AI ►.l Page D-2 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 I WASHINGTON PLACE DEVELOPMENT ® Tukwila, Washington A Geotechnical Engineering or Geologic. Report Could Be Subject to Misinterpretation Misinterpretation of this report by other design team members can result in costly problems. You could lower that risk by having GeoEngineers confer with appropriate members of the design team after submitting the report. Also retain GeoEngineers to review pertinent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering or geologic report. Reduce that risk by having GeoEngineers participate in pre-bid and preconstruction conferences, and by providing construction observation. Do Not Redraw the Exploration Logs Geotechnical engineers and geologists prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering or geologic report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give contractors the complete geotechnical engineering or geologic report, but preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with GeoEngineers and/or to conduct additional study to obtain the specific types of information they need or prefer. A pre-bid conference can also be valuable. Be sure contractors have sufficient time to perform additional study. Only then might an owner be in a position to give contractors the best information available, while requiring them to at least share the financial responsibilities stemming from unanticipated conditions. Further, a contingency for unanticipated conditions should be included in your project budget and schedule. Contractors Are Responsible for Site Safety on Their Own Construction Projects Our geotechnical recommendations are not intended to direct the contractor's procedures, methods, schedule or management of the work site. The contractor is solely responsible for job site safety and for managing construction operations to minimize risks to on-site personnel and to adjacent properties. Read These Provisions Closely Some clients, design professionals and contractors may not recognize that the geoscience practices (geotechnical engineering or geology) are far less exact than other engineering and natural science disciplines. This lack of understanding can create unrealistic expectations that could lead to disappointments, claims and disputes. GeoEngineers includes these explanatory "limitations" provisions in our reports to help reduce such risks. Please confer with GeoEngineers if you are unclear how these "Report Limitations and Guidelines for Use" apply to your project or site. GEOENGINEERS January3l, 2014 1 Page D-3 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT ® Tukwila, Washington Geotechnical, Geologic and Environmental Reports Should Not Be Interchanged The equipment, techniques and personnel used to perform an environmental study differ significantly from those used to perform a geotechnical or geologic study and vice versa. For that reason, a geotechnical engineering or geologic report does not usually relate any environmental findings, conclusions or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Similarly, environmental reports are not used to address geotechnical or geologic concerns regarding a specific project. Biological Pollutants GeoEngineers' Scope of Work specifically excludes the investigation, detection, prevention or assessment of the presence of Biological Pollutants. Accordingly, this report does not include any interpretations, recommendations, findings, or conclusions regarding the detecting, assessing, preventing or abating of Biological Pollutants and no conclusions or inferences should be drawn regarding Biological Pollutants, as they may relate to this project. The term "Biological Pollutants" includes, but is not limited to, molds, fungi, spores, bacteria, and viruses, and/or any of their byproducts. If Client desires these specialized services, they should be obtained from a consultant who offers services in this specialized field. Page D-4 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 rill bawl till lowl Ismi rul hd 11 h PRELIMINARY TIR/DRAINAGE NARRATIVE Proposed Washington Place Hotel/Apartments 223 Andover Park East Tukwila, Washington hadl i' ( VED rill LAir MAR 07 2014 La ¢GOALS I�LVLLUNMNT (� m� Z 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX I o y, - v BRANCH OFFICES ♦ TUMWATER, WA • LONG BEACH, CA • WALNUT CREEK, CA • SAN DIEGO, CA L✓ �k �'v 2www.barghausen.com .11. e. <),•- ENGINlfr Prepared for: AmWealth, LP 18230 East Valley Highway, #195 Kent, WA 98032 March 6, 2014 Our Job No. 16883 WEI TABLE OF CONTENTS 1.0 INTRODUCTION/GENERAL INFORMATION 2.0 OFF-SITE ANALYSIS APPENDIX EXHIBIT A Vicinity Map EXHIBIT B Assessor's Map EXHIBIT C FEMA Map EXHIBIT D Soils Survey Map EXHIBIT E Sensitive Areas Map EXHIBIT F Basin Map EXHIBIT G KCRTS Water Quality Calculations EXHIBIT H Off -Site Analysis and Downstream Drainage Course Map EXHIBIT I Grading Plan EXHIBIT J Geotechnical Engineering Report 16883.001 1.0 INTRODUCTION/GENERAL INFORMATION rul i.r falram 1.0 INTRODUCTION/GENERAL INFORMATION This project is an approximately 3.39 -acre site located on the old Circuit City building site at 223 Andover Park East, Tukwila, Washington. Under existing conditions, the site is almost entirely impervious surface; however, under proposed conditions, there will be Tess impervious surface than currently exists on the project site. Flow control will not be a requirement for this project site. The City has indicated that the downstream drainage course has never exhibited any flooding or nuisance problems anywhere along the downstream drainage course. In addition, water quality will be provided for this project site in the form of a modular wetland system located in the northeast corner of the site and prior to discharge to the downstream drainage course in the right-of-way of Andover Park East. The site is bound on the north, south, and west by existing commercial developments and Targe buildings. Andover Park East forms the project site's eastern boundary. The City of Tukwila has adopted the 2009 King County, Washington Surface Water Design Manual for preparing storm drainage projects within the City; therefore, KCRTS calculations were performed for the runoff on the project site utilizing 35% of the 2 -year developed flow rate adjusted for 15 minutes, which totaled 0.5355 cfs as the water quality flow rate. In addition, the 100 -year peak flow discharging from the project site is 3.88 cfs. The modular wetland will contain a bypass system for peak flows contributing to it in excess of 35% of the 2 -year developed flow rate. The proposal for this development is to construct a 20 -story hotel/apartment building with an associated covered parking garage on the western portion of the site with the hotel located on the eastern portion of the site. In addition, a new pipe conveyance system will be provided with a catch basin collection system routing all runoff to the northeast corner of the project site where it will be treated prior to discharge. The on-site soils are mapped as urban land, which means fill has been applied to this site in the past. These types of soils are typically not conducive for infiltration. The FEMA Map indicates that the site is not impacted by any flooding areas during the 100 -year peak event and the sensitive areas map also indicates that the site does not contain any sensitive areas, although the Green River lies several hundred feet east of the project site, which is a sensitive area. 16883.001 2.0 OFF-SITE ANALYSIS 2.0 OFF-SITE ANALYSIS The downstream drainage course from this project site is almost entirely within the right-of-way of Andover Park East, where it courses in a northerly direction from the northeast corner of the project site into Gilliam Creek on the north side of Tukwila Parkway, which discharges almost immediately into the Green River after crossing under 66th Avenue South. The project site appears to be at the high point of the surrounding area; therefore, there are little to no upstream contributing areas to this project site. The City of Tukwila has indicated that there are no flooding or nuisance problems within this downstream drainage course, so this project assumes the downstream drainage course is adequate for this development. Also, since there will be less impervious surface under the redeveloped condition, there is likely to be less impact to the downstream drainage course than under existing conditions. 16883.001 APPENDIX EXHIBIT A Vicinity Map 11 er$�va c Tukwila Park — 5; 044, a 1vd • :5ou 6n -8 u ll 4f • II sni --=S[rariileBisd� Kidder Blvd . REFERENCE: Rand McNally (2014) j 0 n r^ aker Blvd —84tr Blvd. SITE :.Steandrnlilvd MlnklerBlvd..:_ Tr0ck Andover Pk. C Green ,River. Bicentenlal •Park- .sirxrder:arm ri v 1! 11 Mtnk}er Blvd Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: Washington Place Tukwila, Washington Job Number 16883 Title: VICINITY MAP DATE: 02/24/14 P:116000s1168831exhibitlgraphics116883 vmap.cdr EXHIBIT B Assessor's Map rum mai 0000� Por Lot 1 92Q9 X05 ti 90 -S LN.W. H. GILtIAM'S DC NO.4 0020 Por Lot l TR.2 Oo O� iO3A 092c ry0 .._450 003. 440 TR. 1 395.94 Lot 2 14311. 3.29 0020 ➢-c Is 022310 ANDOVER INDUSTRIAL TR.7 WLTI.YtN 3800 0033 M. SF 0031 3.103390 0070 4.17 0035: ,r 0035s se 3.e2o sr 0032 ' 30E.3. BAKER BLVD 142.10 TR.5 32330 a 0]37 TR.9 022320 ANDOVER INDUSTRIAL 10 354.93 4340-.160 112704 aee000. M. or :On YEAR 1170» 1.113 1n sF.t 40. 14.07 SF 0090 PARKNO. 390 REF. 907 910 5 1.91-002E 9405:11 Sr1.17 0010 REFERENCE: King County Department of Assessments (Jan. 2014) 2 00 . 06543 sr 1.33 AC .wr. COR' .10 STRANDER BLVD. 8 e - 30 0 le C750 e 49.96 31300 or wso 1- o. p 10 N 14 70 Des TR.6 Ip o•40 R` 3%' TR 5 N S2 265 :397 N 0 1.03 . n coo Z TR.4 IS 0 OS -55 6 5 Y z SI T00 6LA L-95-0006 TR 10 Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: Washington Place Tukwila, Washington Job Number 16883 Title: ASSESSOR MAP DATE: 02/24/14 P:116000s1168831exhibitlgraphics116883 amap.cdr EXHIBIT C FEMA Map ZONE AH (EL 23) ZONE AH (EL 23) ZONE AH (EL 23) 1DER SOUTH CENTER LEGEND OTHER AREAS ZONE X Areas determined to be outside 500 -year floodplain. REFERENCE: Federal Emergency Management Agency (Portion of Maps 53033C0959 F & 53033C0978 F, May 1995) Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: Washington Place Tukwila, Washington Job Number 16883 Title: FEMA MAP DATE: 02/24/14 P:116000s1168831exhibitlgraphics\16883 fema.cdr EXHIBIT D Soils Survey Map REFERENCE: USDA, Natural Resources Conservation Service LEGEND„ Ur = Urban Land Scale: Horizontal: N.T.S. Vertical: NIA 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: Washington Place Tukwiila, Washington Job Number 16883 Title: SOIL. SURVEY MAP DATE: 02/24/14 P:116000s1168831exhrbitlgraphics116883 soil.cdr EXHIBIT E Sensitive Areas Map uotri Creeri dive - K Si (21kNDE1t�t3L•Mt) County Boundary Mountain Peaks tEghways Streets fighaoy Allen Local Parcels nd SAO Stream C"`1SAO Wetland Choi Ch1 frj SAO Landslide "A/ clan 2Psand pet SAO Coal Piano ofive Clan 2Satmxcl In SAO Seismic t'/ Cha SAO Erosion unction!** 2009 Color Aerial Photos DLakas and targe Riven (Bin) tie Streams 2009 Color Aerial Photos (12in) REFERENCE: King County MAP (2014) Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 Z (425) 251-6222 (425) 251-8782 CIVIL !ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTALSERVICES For: Washington Place Tukwila, Washington Job Number 16883 Title: SENSIITIVE AREAS MAP DATE: 02/24/` 4 P:116000s1168831exhibitlgraphics116883 sens.cdr EXHIBIT F Basin Map CALL BEFORE YOU DIG: 1-800-424-5555 7, .n.ux I ' ".905 ,1 LINE .rz -3' rEASE 1ENi 920 .91516 V=20' 0 10 20 40 CLAN 11111E60a T/L 022320-0085 EXISTING BUILDING AL'JIN N CAROMS PEARL ° NRR'25'29709 °W 9•' •,oma PRELIMINARY GRADING AND STORM DRAINAGE PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON 15' BUILD:NG SETBACK PER REC. N0. 5256443 AS AMENDED BY REC. NO. 0332845 AS AMENDED BY REC. NC. 5500900. (REC. N0. 9406061356 TERMINATED CONDITIONS PER ABOVE DOCUMENTS) Fro NyW NEW 3' HIGH REFAINWQ WALL FENCE EXISTING BUILDING 0484 LINK FENCE SD B -A 08=27.26 5' CONC. 0-24.83 CB -B. TYPE 2 RIM=27.41 4f 8' CONC. W=2 .61 12' CONC. W=30.68 12" ADS S=21.41 12" AOS E=20. PENCE OUTSIDE OF 44047RTY LIMITS AT THIS POINT NOTE FENCE 4AR105 FROM 0.1' TO 0.4' INSIDE 01 PROPERTY LIMITS -10' EASEMENT PER REG NO. 5256443, AMENDED BY REC. N0. 5332848 AND FURTHER AMENDED BY REC. N0. 5500900. 51 - CHAIN LIN IJGHR BOX= 3 -LINES STORM WATER �`"��•� QUALITY VAULT S88'54'47'E =27.0 23.91 (12' S 23.90 (12' E) W. TYPE M = 2 .2p I = 24.1412' S IE = 24.14 �12' N) CB 63,T7E1 •^e RIM = 28.00 IE = 22.60 (12" E) IE = 22.60 (12" S) IE = 22.60 (12" W) 29.5 I 7. 0 IE - 240 IE 3 97 (6'. E) IE I- 2404 12' N' I 1 1 1 1 1 L_1 Pill 1 1 1 I 1 ! 1 1 1 1 1 1 1 I I I I I I i I 1 ! I 1 1 I 1 1 I 1 1 1 1 1 1 i 1 i Lx.. -1 1 i 1 1 i 1 e _ 1 - _L _L -Rae _L _ T - -T-_ of -T -T- 1 al 1 1 1 1 i 1 I t i 1 j 1 1 1 1 1 1 1 1 1 1 I 1 6" ROOF DOWNSPOUT COLLECTION PIPE (TYP.) 30.00' CB -C 154E 2 RIM=27.76 12' ADS N=21.1 12' ADS W=21. SO 10' UTILISES EASEMENT PER PIAT 0060-0, 510=28.35 6' PVC 1.1=16.38 8" PVC S=16.40 • AY BE PLUGGED) 8' PVC 4=16.17 8' PVC 0=16.45 1r. 1 RIM = 2'. 0 IE = 24.50 (12° N)nm BUILDING OVERHANG IE PROPOSED GARAGE FLOOR ELEVATION VARIES 27' WIDE EASEMENT TO C.M\ ST. P. Ca P. AND U.P. RAILROADS \ PER PLAT 12' EASEMENT FOR ACCESS TO SUBJECT PROPERTY REC. N0. 9205291516 No. <h 12' EASEMENT FOR ACCESS TO ADJOINER' REC. N0. 9205291516 PROPOSED BUILDING FF -29.5 CB WO, TYPE 1 M= 28. e IE = 25.40 (12" 0) !GHT BOX PROPOSED BUILDING FF -29.5 6' ROOF DOWNSPOUT COLLECTION PIPE (TV.) BUILDING OVERHANG BUILDING OVERHANG 15 Date APPROXIMATE LOCATION AREA '0' EASEMENT (CROS MATCHED) FOR INGRESS AND EGRESS GRANTED BY REC. N0. 9412291488 AND 9404221926 GN�F•&1.0 20.00 RIM=27.54 =28.0 E-='.24.17;(1 '-W)- 1E = 241.7J 1 ';N). ... =24 7-'-t- - 30' 0:.x11 2" AO.44 1AOS 0=24.38 D' A05 W=.24.55 Ckd. Apps 15' BUILDING SETBACK PER 7-0.7-0� 5 1 !` Xs rDj B;E4;5143 5 ,3q JmP• Area = 3.22,4c. 7:•i1 ra$S' Q•17 fie Revision Designed _Ai Drown 891 Checked ADWorod DKB Date 2/14/14 Scale: Horizontal 1"=20' Vertical N/A __SB 2255301F, 05.43'----- ED_ EXIST90 BUILDING RETAINING WALL. C G°PM 0000 9.13' FOUND MON. 16 CASE 002 t)� 022poP0-5GE SEE 1./Q 18215 72ND AVENUE SOUTH KENT WA 98032 (425)251-6222 (425)251-8782 FAX CNIL ENGINEERING. LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES 10' EASEMENT PER REC. N0. 5256443, AMENDED BY REC. NO. 5332848 AND RJRTHER AMENDED BY REC. NO. 5500900. POWER VAULT J ORMER WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA SSMti-C 510=27.45 6" PVC 58=22.75 6' PVC S=22.85 POWER VAULTS 10 Title: PRELIMINARY GRADING AND STORM DRAINAGE PLAN Job Number 16883 Sheet WASHINGTON PLACE or 9 EXHIBIT G KCRTS Water Quality Calculations KCRTS Command CREATE a new Time Series rc10.4‘ ei torl F'la 4P /OM O e, a or Cone( iiion PION! LM' ,%.Cs tid-eI for to r.1 H'o-e Production of Runoff Time Series Project Location : Sea -Tac Computing Series : 16883dev15min.tsf Regional Scale Factor : 1.00 Data Type : Reduced Creating 15 -minute Time Series File Loading Time Series File:C:\KC_SWDM\KC_DATA\STTG15R.srf . Flow Path: Length 20.00 ft @ Slope 0.020000 Till Grass 0.17 acres Time of Concentration (32.841) exceeds maximum (10.) for EI Loading Time Series File:C:\KC_SWDM\KC_DATA\STEI15R.rnf . Flow Path: Length 815.00 ft @ Slope 0.002500 Impervious 3.22 acres Total Area : 3.39 acres Peak Discharge: 3.88 CFS at 6:30 on Jan 9 in Year 8 Storing Time Series File:16883dev15min.tsf Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve: 16883dev15min.tsf Flow Frequency Analysis Time Series File:16883dev15min.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:16883dev15min.pks Analysis Tools Command RETURN to Previous Menu KCRTS Command eXit KCRTS Program fq Flow Frequency Analysis Time Series File:16883dev15min.tsf Project Location:Sea-Tac ---Annual Peak Flow Rate Rank (CFS) 1.53 6 1.07 8 2.95 2 1.23 7 1.64 5 1.73 4 2.09 3 3.88 1 Computed Peaks Flow Rates --- Time of Peak 8/27/01 9/17/02 12/08/02 8/23/04 10/28/04 10/27/05 10/25/06 1/09/08 18:00 17:45 17:15 14:30 16:00 10:45 22:45 6:30 Flow Frequency Analysis - - Peaks - - Rank (CFS) 3.88 1 2.95 2 2.09 3 1.73 4 1.64 5 1.53 6 1.23 7 1.07 8 3.57 Return Prob Period 100.00 25.00 10.00 5.00 3.00 2.00 1.30 1.10 50.00 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 h ml Jake Jacobs From: Peter Evans <peter@modularwetlands.com> Sent: Thursday, March 06, 2014 12:25 PM To: Jake Jacobs Subject: Washington Place, Tukwila, WA. MWS -L 4-21 V (open top) Attachments: MWS-L-4-21-V.dwg; MWS-L-4-21-V.pdf Jake: ▪ We'd go with two(2) MWS -L 4-21 V (open top planter) to meet your WQ flow requirement. Looks like the IE is 7 to 8' down from grade. The standard depth MWS 4-21 are $30,600/each - delivered. You'll have to add in the cost of risers, ok? Add $1,500 to each for that to be safe. $33K/each or $66K in total. That's a good budget number. Sincerely, v Peter J. Evans NW Technical Sales Engineer IN Email: peter@modularwetlands.com ,,r Direct: 503.403.9102 • Bio Clean Environmental Services, Inc. Modular Wetland Systems, Inc. P.O Box 869, Oceanside, CA 92049 ▪ Phone: 760.433.7640 Fax: 760.433.3176 www.biocleanenvironmental.com www.modularwetlands.com 1111 From: Jake Jacobs [mailto:jjacobs@barghausen.com] Sent: Wednesday, March 05, 2014 4:35 PM To: Peter Evans (peter@modularwetlands.com) Subject: FW: MWS for Washington Place in Tukwila, WA. Washington Place ▪ From: Jake Jacobs Sent: Wednesday, March 05, 2014 1:33 PM To: Peter Evans (peter@modularwetlands.com); Luis Magallon(Iuis@biocleanenvironmental..com); John Hayden (john@biocleanenvironmental..com); Ali Sadr Subject: MWS for Washington Place in Tukwila, WA. v Hi Peter, • We have a new project in Tukwila that we will need a new MWS for. There is no detention onsite and there will be 12 urn inch diameter pipe connecting upstream and downstream of the MWS. fq IE in=22.0 ;nd IE out = 21.5 Rim elevation = 30.0 and we would like plantings on top. 6.1 The total site area contributing = 3.39 acres which is 95% impervious. If you use the same sizing criteria as King County requires for storm filter sizing which is to use 35% of the 2 year developed flow adjusted for 15 minutes. This is 0.5355 cfs. Will this flow rate require a double MWS? The 100 year flow rate = 3.88 cfs. We will need a sizing and cost estimate and detail by Thursday (tomorrow) afternoon at the latest as we are submitting Friday morning. Thanks in advance, Jake Jake Jacobs, P.E. Project Engineer Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 - Phone (425) 251-8782 - Fax http://www.barghausen.com This email is free from viruses and malware because avast! Antivirus protection is active. 2 M O D U L A R/is WETLANDS FLOW RATES PEAK TREATMENT FLOW RATE = .267 CFS OR 119.83 GPM PEAK BYPASS FLOW RATE = N/A SPEC/F/CAT/ONS INSTALL AT SURFACE 0.D. DIMENSIONS = 22' X 5' X 4.7' TOP OF CURB TO INVERT OUT = 4.13' SEDIMENT STORAGE CAPACITY = 1000 LBS OR 23.5 CF 5'-0" 4' 0" C/L C/L INFLOW PIPE SIZE AND LOCATION MAY VARY MANHOLE COVER RIM MODULAR WETLAND SYSTEMS - LINEAR 2.0 21' VAULT TYPE %2" PVC DRAIN DOWN LINES PLUG AND CAP UNUSED LINE CARTRIDGE MEDIA FILTER OUTLET WATER 41 TRANSFER SYSTEM INLET WATER TRANSFER SYSTEM DRAIN DOWN UNE SD35 Y2" PVC PIPE WITH FLOW CONTROL ORIFICE DRAIN DOWN RUER UTILIZING BioMedioGREEN FILTER MEDIA CHAMBER SEPARATION BAFFLE r PLAN VIEW CHAMBER SEPARATION BAFFLE INLET WATER TRANSFER SYSTEM INFLOW CHAMBER TRANSFER PIPES IE IN PERVIOUS PAVERS 6" GRAVEL BEDDING--! LEFT END VIEW PRETREATMENT CHAMBER LEGEND 2" DRAIN CELL PERMITER INLET WATER TRANSFER SYSTEM WETLAND MEDIA PLANT ROOT -- . MOISTURE RETENTION LAYER MANHOLE / ACCESS HATCH ■ BOTTOM IIIIIIIIIIIII IIIIIIIIIIIIIII = IIIIIIIIIIIII ti (IIIIIIIIIII IIIIIIIIIII IIIIIIIIIII 111111111 OUTLET PIPE SIZE AND LOCATION MAY VARY OUTLET FLOW CONTROL ORIFICE & RISER �1 IE OUT 6" PRETREATMENT CHAMBER 4" 13'-92" BIOFILTRATION CHAMBER 21' 0" 22' 0" DISCHARGE CHAMBER ELEVATION VIEW 6" CIL B/OFIL TRA T/ON CHAMBER SURFACE AREA CALCS SIDES = 2 13.5'L x3.4'H= 45.9 SF SIDE SURFACE AREA = 91.8 SF ENDS = 2 3.7'Lx3.4'H= 12.6 SF END SURFACE AREA = 25.2 SF TOTAL WETLAND MEDIA SURFACE AREA = IMO SF WETLAND MEDIA LOADING RATE 119.83 GPM / 117.0 SF = 1.02 GPM/SF PRETREATMENT FILTER SURFACE AREA CALCS SIDES = 2 0.50' L x 1.67' H = 0.84 SF SIDE SURFACE AREA = 1.68 SF ENDS = 2 0.25' L x 1.67' H = 0.42 SF END SURFACE AREA = 0.84 SF TOTAL PRETREATMENT SURFACE AREA 2.52 SF x 28 FILTERS = 70.56 SF PRETREATMENT FILTER LOADING RATE 119.83 GPM / 70.56 SF = 1.69 GPM/SF ACCESS HATCH 4' 0" 5' 0" RIGHT END VIEW DISCHARGE CHAMBER Y2' PVC DRAIN DOWN ONES PLUG AND CAP UNUSED UNE SECTION BIOFILTRATION CHAMBER INSTALLATION NOTES.. 1. INSTALL UNIT ON LEVEL BED OF GRAVEL OF AT LEAST 6" IN DEPTH. 2. CONCRETE 28 DAY COMPRESSIVE STRENGTH fc=5, 000 PSI. 3. REINFORCING: ASTM A-615, GRADE 60. 4. RATED FOR PARKWAY LOADING 300 PSF. 5. ALL WALLS ARE 6" THICK, BAFFLES ARE 4" THICK, BOTTOM 7" OR 8" THICK, TOP 8.5" THICK. 6. JOINT SEALANT. BUTYL RUBBER SS -S-00210 MODULAR WETLAND SYSTEMS INC. P.O. BOX 869 OCEANSIDE, CA 92049 www.ModularWeLlands.com NAME DATE DRAWN EDITED PROPRIETARY AND CONFIDENTIAL THE INFORMATION CONTAINED IN THIS DRAWING IS THE SOLE PROPERTY OF MODULAR WETLAND SYSTEMS INC. ANY REPRODUCTION IN PART OR AS A WHOLE WITHOUT THE WRITTEN PERMISSION OF MODULAR WETLAND SYSTEMS INC. IS PROHIBITED. TITLE- MWS LINEAR 2. 0 AUL/ TYPE COMMENTS: SIZE DWG. NO. MWS -L -4-27-V REV SCALE 1:40 UNITS = INCHES SHEET 1 OF 1 EXHIBIT H Off -Site Analysis and Downstream Drainage Course Map sf4I t'E1Y.t'T s l in 4 l 1 1 EXHIBIT I Grading Plan CALL BEFORE YOU DIG: 1-800-424-5555 •f10011 UNE n • 27.18 2/..1.117,33r EAS EM 920 91516 { 1'=20' 0 10 20 40 T/L 022320-0085 E%151NG BUILDING A VW E CAj0L PEARL An PRELIMINARY GRADING AND STORM DRAINAGE PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 23, TWP. 23 NORTH, RC'tE. 4 (EAST, W.M. CITY OF T UKWILA, KING COUNTY WASHINGTON -15' BUILDING SETBACK PER REC. N0. 5256443 A5 AMENDED BY REC. N0. 5332046 AS AMENDED 8Y REC. NC. 5500900. 14,1° (REC. NO. 900006038E TERMINATED CONDITIONS PER ABOVE DOCUMENTS) FENCE N88'25'28°W 208.89' oOgo9ERcu'L 022 01- 'i -CHAIN LINK FENCE NEW a' Hlgi MIMING IS 0.2MIMING WALL • = OUTSIDE OF EXISTING BUILDING PROPERY LIMITS AT THIS POINT N89'2@,18"V! 140.09' •+'_ NOTE FENCE VARIES FROM 0.1' TO 0.4' INSIDE OF PROPERTY UMIS -10 EASEMENT PER REC N0. 5250443, AMENDED BY REC. N0. 5332048 AND FURTHER AMENDED BY REC. N0. 5500900. 0050 G ,EF j- CHAIN LINK FENCE 2123 SD 08-A 410=27.26 6' CONC. E=24.03 ?OWE 3 -UN ES STORM WATER 00411 4 VAULT ' 'N88,e6•' AY-29.ketI.----x 08-6. TYPE 2� RIM=27.41 8' CONC. W..2 .81 12- CONC. W=93.60 12" A05 5=21. 1 12' ADS E=20.66 t S88'54'471 30.00' 33.21 = 27. 0 23.9. (12' S 23.90(12' Q? CB -C TYPE 2 RIM=27.75 12" ADS N=21. 12' ADS W-21. 5D 4 t 8 as. nm; M = 27.2 24.14 12" 5 IE=24.14 12' N) R IE IE 27' WIDE EASEMENT TO C.M. 5T. P. & P. AND U.P. RAILROADS PER PLAT 12' EASEMENT FOR ACCESS TO SUBJECT PROPERTY REC. N0. 9205291516 AWE = 2 .4 = 24.75 8' S F 24.44 (2'N \1 28.0 1 .a. ^I 280.9 I. -115 RIM = 28.00 IS1 _ _o n1811 = 22.550 -1 28.9 I 28.5 I- --Mr.,Vim( 1123 10' UTILITIES EASEMENT PER PIAT 0500-8 RIM=28.35 8" PVC 8=16.38 8' PVC S=16.40 WY BE PLUGGED) 8' PVC 4=16.17 6' PJC 6=16.45 12' EASEMENT FOR ACCESS TO 42.0INER' REC. NO. 9205291516 PROPOSED BUILDING FF=29.5 `28.0 6' ROOF DOWNSPOUT COLLECTION PIPE (TYP.) BUILDING OVERHANG APPROXIMATE 5.0CA0ON AREA "0" EASEMENT (CROSS HATCHED) FOR INGRESS AND EGRESS GRANTED 8Y REC. NO. 9412291488 AN0 9404221926 9R-8 0!M=27.44 12' ADS S=24.39 8" ADS 4=24.55 .2, 125.9 "IM ( 29.70 E M 22.93 (1. IE ' 1 i - I ' 2819 I 78:9 x L� "25:02-(6`E)-. 280 _-_-T}.. 81, IE 50 _ _ 2a.9 CB 041. TYFE1 L ] IE = 2462 (8" W) yr----_ 2JIM - 26.50 28.9 Imo. 1 6 29:9-r-41-11 89 Og (�yypE 1, _ _ I IE 24.17 2 NO '1 I a 2 62 11 2' E .1 I IE 24' 7 1 N) .. RIM = 2B. 0 a`--- -=-.R1 -28.00 ie� --- >"<• -L ms. ^� __--1IE 2375 (1'" W) - I E' 23.33(2, W) -- - 95 IE _ 24.17_-1, _ IE.= 23 L r I 9.5 95 Asa (T'~ F� -E 33 29 - 5 - 29.5 29.5' RIM = 28.00 1---15• BUILDING SETBACK PER REC. N0. 5256443 AS AMEN5ED 3,1 REC. NO. 5.332848 A5 AMENDED BY REC. NO. 5500900. E10 S88'25'30 1 .43' E%ISR46 BOLDING NEW 3' HIGH 2 RETAINING WALL WALL 00 ePM LIGHT BOX r 55 04 . 2.1 111.7. 11174 WATER VALVE r (' EX.WATER 10' •m'9 s= i -W- - - 4- 27.5 FOUND MON IN CASE • 2139 0 L10' EASEMENT PM� REC. N0. 5256443, AMENDED 89 REC. NO. 5332849 AND FURTHER AMENDED BY REC. N0. 5500900. POWTM VAULT YRANSPORMER SSMH-C RRn=27.45 6" PVC NW=22.75 o PVC 5=22.85 POWER VA0LTS Revision Designed Scale: Horizontal Dm. 2/14/14 1'=20' Vertical N/A py. <r" 0 ENG1N�' 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX For Tide: CML ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA PRELIMINARY GRADING AND STORM DRAINAGE PLAN WASHINGTON PLACE A7 AM Scale:l" = 1 Dale/Tima:3/7/2014 Job Number E 16883 Sheet P1 EXHIBIT J Geotechnical Engineering Report 1 Geotechnical Design Services Washington Place Development Tukwila, Washington for Great Wall Development January 31, 2014 0 • • GEOENGINEERS.g Earth Science + Technology Geotechnical Design Services Washington Place Development Tukwila, Washington for Great Wall Development it January 31, 2014 III GEOENGINEER. 8410 154th Avenue NE Redmond, Washington 98052 425.861.6000 ISI rim V 31 Lir ram r9 Prepared for: Great Wall Development Geotechnical Design Services Washington Place Development Tukwila, Washington File No. 21102-001-00 Iq 18230 East Valley Highway, #108 Kent, Washington 98032 Lad Attention: Omar Lee Lai 151 lJ Hamilton P Geotech n i rf knit King . a in, E Associate Prepared by: GeoEngineers, Inc. 8410 154th Avenue NE Redmond, Washington 98052 425.861.6000 f1 W ngnak E neer WLC:KHC:nid January 31, 2014 Whitney L. Trent, PE Geotechnical Engineer Disclaimer: Any electronic form, facsimile or hard copy of the original document (email, text, table, a nd/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document of record. Copyright© 2014 by GeoEngineers, Inc. All rights reserved. umr GEOENGINEERS ral fq rra Table of Contents INTRODUCTION 1 Project Description 1 FIELD EXPLORATIONS 1 SITE CONDITIONS 2 Regional Seismicity 2 Benioff Source Zone 2 CSZ Interplate Source Zone 2 Shallow Crustal Source Zone 2 Surface Conditions 3 Subsurface Conditions 3 Groundwater Conditions 4 CONCLUSIONS AND RECOMMENDATIONS 4 Summary 4 Earthquake Engineering 4 Site -Specific Response Spectrum 4 Liquefaction Potential 5 Ground Rupture 6 Lateral Spreading 6 Site Preparation 6 Temporary Dewatering 6 Pile Foundations 7 Axial Pile Capacity 7 Lateral Pile Capacity 8 Pile Settlement 9 Pile Load Testing 9 Construction Considerations 9 Lowest Level Floor Slabs 10 Subgrade Preparation 10 Design Parameters 11 Below -Slab Considerations 11 Earthwork 11 Structural Fill 12 Fill Placement and Compaction Criteria 12 Weather Considerations 13 Temporary Slopes 13 Recommended Additional Geotechnical Services 13 LIMITATIONS 14 REFERENCES 14 GEOENGINEERSAI January 31, 2014 I Page i File No. 21102-001-00 Table of Contents (continued) LIST OF FIGURES Figure 1. Vicinity Map Figure 2. Site Plan Figure 3. Building Plan Figure 4. Site -Specific MCER Response Spectra (5% Damped) Figure 5. Lateral Deflection vs. Depth; 18 -inch Steel Pipe Pile, Fixed -Head Figure 6. Shear Force vs. Depth; 18 -inch Steel Pipe Pile, Fixed -Head Figure 7. Bending Moment vs. Depth; 18 -inch Steel Pipe Pile, Fixed -Head Figure 8. Lateral Deflection vs. Depth; 18 -inch Steel Pipe Pile, Free -Head Figure 9. Shear Force vs. Depth; 18 -inch Steel Pipe Pile, Free -Head Figure 10. Bending Moment vs. Depth; 18 -inch Steel Pipe Pile, Free -Head Figure 11. Lateral Deflection vs. Depth; 24 -inch Steel Pipe Pile, Fixed -Head Figure 12. Shear Force vs. Depth; 24 -inch Steel Pipe Pile, Fixed -Head Figure 13. Bending Moment vs. Depth; 24 -inch Steel Pipe Pile, Fixed -Head Figure 14. Lateral Deflection vs. Depth; 24 -inch Steel Pipe Pile, Free -Head Figure 15. Shear Force vs. Depth; 24 -inch Steel Pipe Pile, Free -Head Figure 16. Bending Moment vs. Depth; 24 -inch Steel Pipe Pile, Free -Head APPENDICES 3111 Appendix A. Field Explorations Figure A-1 - Key to Exploration Logs Figures A-2 and A-3 - Log of Borings Figures A-4 through A-6 - CPT Logs Appendix B. Laboratory Testing Figure B-1 - Atterberg Limits Test Results Figures B-2 through B-4 - Consoidation Test Results Appendix C. Site Specific Response Analysis Figure C-1 - Response Spectra of Scaled Input Earthquake Time Histories, 2475 -year Event Figure C-2 - Shear Wave Velocity Profiles with Measured and Correlated Data Figure C-3 - Discretized Shear Wave Velocity Profiles for Nonlinear Site Response Analyses Figure C-4 - Computed Ground Surface Response Spectra (5% Damped) Figure C-5 - Computed Amplification Factors at Ground Surface Figure C-6 - Site Specific MCE Response Spectra (5% Damped) Figure C-7 - Site Specific MCER Response Spectrum (5% Damped) Appendix D. Report Limitations and Guidelines for Use r v fu 1 Page ii January 31, 2014 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT Tukwila, Washington INTRODUCTION This report presents the results of GeoEngineers' preliminary geotechnical engineering services for the Washington Place project in Tukwila, Washington. The site is shown relative to surrounding physical features on the Vicinity Map (Figure 1) and the Site Plan (Figure 2), attached to this report. The purpose of this report is to provide geotechnical engineering conclusions and recommendations for the design of the proposed development. Our scope of work includes: • Providing site specific seismic design criteria in accordance with 2012 International Building Code (IBC); • Providing pile recommendations with axial and lateral capacities; • Providing earthwork recommendations; and • Preparing this report. GeoEngineers' geotechnical engineering services have been completed in general accordance with our services agreement for the project executed on January 9, 2014. GeoEngineers previously provided engineering recommendations for the project in a preliminary geotechnical letter report dated July 26, 2013. Project Description GeoEngineers understands that Great Wall Development is interested in developing a hotel and parking garage at the project site. The proposed development is shown on the Building Plan, Figure 3. Our understanding of the project is based on our conversations and discussions with the project team including Great Wall Development, MulvannyG2 Architecture, Group West Companies, PLLC, PCS Structural Solutions (PCS) and Absher Construction Company. The development will include a hotel with up to 19 -stories and an adjacent above grade parking garage with up to three -stories. We understand that the parking garage and hotel building will be supported on either 18 -inch- or 24 -inch -diameter steel pipe piles with design capacities of 350 or 650 kips. FIELD EXPLORATIONS The subsurface soil and groundwater conditions at the site were evaluated by completing two geotechnical borings and three cone penetration tests (CPTs) at the project site. The approximate locations of the explorations completed for this project are presented on the Site Plan, Figure 2 and Building Plan, Figure 3. Details of the field exploration program and logs of the explorations are presented in Appendix A. Soil samples were obtained during drilling and were taken to GeoEngineers' laboratory for further evaluation. Selected samples were tested for the determination of gradation (sieve analysis), fines content, plasticity characteristics (Atterberg Limits Testing), consolidation and moisture content. A description of the laboratory testing and the test results are presented in Appendix B. GEOENGINEERSQ January31, 2014 1 Page 1 File No.21102-001-00 WASHINGTON PLACE DEVELOPMENT Tukwila, Washington SITE CONDITIONS Regional Seismicity The Seattle area is located near the convergent continental boundary known as the Cascadia Subduction Zone (CSZ), an approximately 650 -mile -long thrust fault that extends along the Pacific Coast from mid -Vancouver Island to Northern California. The CSZ is the zone where the hol westward advancing North American Plate is overriding the subducting Juan de Fuca Plate. The interaction of these two plates results in two potential seismic source zones: (1) the Benioff rig source zone, and (2) the CSZ interplate source zone. A third seismic source zone, referred to as the shallow crustal source zone, is associated with the north -south compression resulting from northerly movement of the Sierra Nevada block of the North American Plate. 1.1 Benioff Source Zone rig Benioff source zone earthquakes are also referred to as intraplate, intraslab or deep subcrustal v earthquakes. Benioff zone earthquakes occur within the subducting Juan de Fuca Plate between depths of 20 and 50 miles and typically have no large aftershocks. Extensive faulting results as fq the Juan de Fuca Plate is forced below the North American Plate and into the upper mantle. The Olympia 1949 (M=7.1), the Seattle 1965 (M=6.5) and the Nisqually 2001 (M=6.8) earthquakes are considered to be Benioff zone earthquakes. The Benioff zone is characterized as being capable of generating earthquakes up to magnitude 7.5. The recurrence interval for large 1.1 earthquakes originating from the Benioff source zone is believed to be shorter than for the shallow iA crustal and CSZ source zones; damaging Benioff zone earthquakes in Western Washington occur every 30 years or so. The deep focal depth of these earthquakes tends to dampen the shaking intensity when compared to shallow crustal earthquakes of similar magnitudes. CSZ Interplate Source Zone CSZ interplate earthquakes result from rupture of all or a portion of the convergent boundary between the subducting Juan de Fuca Plate and the overriding North American Plate. The fault surfaces approximately 50 to 75 miles off the Washington coast. The width of the seismogenic portion of the CSZ interplate fault varies along its length. As the fault becomes deeper, materials being faulted become ductile, and the fault is unable to store mechanical stresses. The CSZ is considered to be capable of generating earthquakes of magnitude 8 to 9 and higher. No earthquakes on the CSZ have been instrumentally recorded; however, through the geologic record and historical records of tsunamis in Japan, it is believed that the most recent CSZ event occurred in the year 1700 (Atwater, 1996; Satake et al., 1996). Recurrence intervals for CSZ interplate earthquakes are thought to be on the order of 400 to 600 years. Paleogeologic evidence suggests that five to seven interplate earthquakes may have been generated along the CSZ over the last 3,500 years at irregular intervals. isl Shallow Crustal Source Zone The shallow crustal source zone is used to characterize shallow crustal earthquake activity within L." the North American Plate. Shallow crustal earthquakes typically occur at depths ranging from 3 to 20 miles. The shallow crustal source zone is characterized as being capable of generating Iq Page2 January 31, 2014 GeoEngineers, Irc. Fiero. 21102-C01-00 WASHINGTON PLACE DEVELOPMENT c: Tukwila, Washington earthquakes up to about magnitude 7.5. Large shallow crustal earthquakes are typically followed by a sequence of aftershocks. The largest known earthquakes associated with the shallow crustal source zone in Western Washington include an event on the Seattle Fault about the year 900 and the 1872 North Cascades earthquake. The Seattle Fault event was believed to have been magnitude 7 or greater (Johnson et al., 1999), and the 1872 North Cascades earthquake is estimated to have been between magnitudes 6.8 and 7.4. The location of the 1872 North Cascades earthquake is uncertain; however, recent research suggests that the earthquake's intensity center was near the south end of Lake Chelan (Bakun et al., 2002). The Washington Place project site is located about 4 miles south of the Seattle Fault zone. The Seattle Fault zone is a 2- to 4 -mile -wide, east -west trending zone of three or more splays of the south dipping reverse fault (Johnson et al., 1999). The Seattle Fault ruptured about 1,100 years ago and caused broad uplift and subsidence on both sides of the fault. The rate of recurrence of large earthquakes on the Seattle Fault is thought to be on the order of thousands of years. Surface Conditions The site is rectangular in shape and bounded by Andover Park East to the east and existing structures to the north, south and west. The site consists of a 3.4 -acre parcel occupied by a single story retail/warehouse structure. The building was formerly used as a Circuit City retail store. Site grades are relatively flat. Numerous buried utilities are located within and near the existing building. These utilities include, but are not limited to, storm drain and sanitary sewer, water, and gas. Private buried electricity (for luminaires) is also present at the project site; however, it appears that most of the copper wiring has been stripped away/removed. Subsurface Conditions The soils encountered in our subsurface exploration program consist of fill and alluvium overlying glacially consolidated soils. Fill soils were encountered to depths of approximately 5 to 9 feet below existing site grades. The fill generally consists of silty sand with gravel and sandy silt with gravel. Alluvium was encountered below the fill to the depths explored in the two borings completed for this study. The alluvium generally consists of silty fine sand with occasional organic matter interbedded with layers of compressible silt. We identified three layers of compressible silt below the building footprint; an approximately 5 -foot -thick layer at a depth of 15 feet, an approximately 10 -foot -thick layer at a depth of 45 feet, and an approximately 45 -foot -thick layer at a depth below 70 feet. The three CPT's advanced at the project site met refusal in the glacially consolidated soils at depths ranging from about 130 to 155 feet below the ground surface. Samples of the glacially consolidate soils were not obtained in this study; however, based on our experience in the area the glacially consolidated soils generally consist of dense to very dense sand with variable silt and gravel content. GEOENGINEERS January 31, 2014 1 Page 3 File No. 21102-001-00 rii ral Ind Iq lad 6.1 Wei 11 Lad WASHINGTON PLACE DEVELOPMENT:. Tukwila, Washington Groundwater Conditions Groundwater was encountered in the borings at a depth of approximately 13 feet. Groundwater conditions will likely fluctuate with season and are influenced by the water level in the nearby Green River, which is located approximately 0.15 miles east of the project site. CONCLUSIONS AND RECOMMENDATIONS Summary A summary of the primary geotechnical considerations is provided below. The summary is presented for introductory purposes only and should be used in conjunction with the complete recommendations presented in this report. • Based on discussions with the project team, 18 -inch- and 24 -inch -diameter steel pipe piles are the preferred deep foundation alternative for this project. • The site is classified as Site Class F per 2012 IBC. A site-specific seismic response analysis was completed to develop site-specific risk targeted maximum considered earthquake (MCER) response spectrum in accordance with the IBC and the ASCE 7-10 code. The building should be designed using the recommended site-specific MCER response spectrum presented in Table 1 and on Figure 4. • The site is underlain by moderately compressible soil to depths of about 100 to 120 feet. For floor slabs supported on grade, we anticipate long term post -construction consolidation settlement on the order of 1 to 3 inches may occur within the design life of the building. • The results of our liquefaction analyses indicate that the fill and recent alluvium are susceptible to liquefaction or loss of strength during a design -level earthquake. We estimate that free field ground surface settlement on the order of 6 to 15 inches could occur during a design level earthquake due to soil liquefaction. We anticipate that floor slabs supported on grade may experience post -earthquake settlement of 6 to 15 inches. Our specific geotechnical recommendations are presented in the following sections of this report. Earthquake Engineering Site -Specific Response Spectrum A site-specific response analysis was completed in accordance with the procedure outlined in Chapter 21 of the ASCE 7-10 code to develop the site specific risk -targeted maximum considered earthquake (MCER) response spectrum. The methodology used and the details of the site-specific ground response analyses is presented in Appendix C. The recommended MCER site-specific response spectrum for design of the proposed building is presented in Figure 4 and is defined in Table 1. The design spectrum is taken as two thirds of the MCER values presented in Table 1 per ASCE 7-10 Section 21.3. Page 4 I January 31, 2014 1 GeoEngineers, Inc. rri File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT Tukwila, Washington TABLE 1. RECOMMENDED SITE-SPECIFIC MCER DESIGN RESPONSE SPECTRUM Period (sec) Sa (g) 0.01 0.56 0.15 1.12 0.90 1.12 1.00 1.04 1.35 0.77 2.00 0.62 2.66 0.39 3.00 0.35 4.00 0.26 5.00 0.21 6.00 0.17 7.00 0.13 8.00 0.10 9.00 0.08 10.00 0.06 Liquefaction Potential Liquefaction refers to a condition in which vibration or shaking of the ground, usually from earthquake forces, results in development of high excess pore water pressures in saturated soils and subsequent loss of stiffness and/or strength in the deposit of soil so affected. In general, soils that are susceptible to liquefaction include loose to medium dense, clean to silty sands that are below the water table. Ground settlement, lateral spreading and/or sand boils may result from soil liquefaction. Structures, such as buildings, supported on or within liquefied soils may suffer foundation settlement or lateral movement that can be damaging to the buildings. Based on our analyses, the potential exists for liquefaction within zones of the loose to medium dense sand deposits encountered in the borings completed at the site. The recent cohesive soils may also experience loss of shear strength during seismic loading. The evaluation of liquefaction potential depends on numerous site parameters, including soil grain size, soil density, site geometry, static stresses and the design ground acceleration. Typically, the liquefaction potential of a site is evaluated by comparing the cyclic shear stress ratio (the ratio of the cyclic shear stress to the initial effective overburden stress) induced by an earthquake to the cyclic shear stress ratio required to cause liquefaction. The cyclic shear stress ratio required to trigger liquefaction was estimated using empirical procedures developed by Youd et al. (2001) based on CPT results obtained during field explorations. Estimated ground settlement resulting from earthquake -induced liquefaction was analyzed using empirical procedures by Ishihara (1987), Liquefaction potential of the site soils was evaluated using the design PGA from the site specific response spectrum presented in Figure 4 and as outlined in Section 1802.2.7 of the 2012 IBC. GEOENGINEERS� January 31, 2014 Page 5 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT • Tukwila, Washington l.r Analysis of the CPT data indicates that there is a potential for liquefaction in silt and sand layers above the dense glacially consolidated soils. We estimate that the factor of safety is less than 1 rq during the design -level earthquake for most of the deposits above a depth of about 70 feet. Liquefaction -induced free -field ground settlement of the potentially liquefiable zones is estimated to be on the order of 6 to 15 inches for a design -level earthquake. The magnitude of liquefaction - induced ground settlement will vary as a function of the characteristics of the earthquake I.r (earthquake magnitude, location, duration and intensity) and the soil and groundwater conditions. it ram yr lid Ground Rupture Because of the anticipated infrequent recurrence of earthquake events, the project site's location with respect to the nearest known fault (Seattle Fault), and the relative thickness of the glacially consolidated soils below the site it is our opinion that the risk of ground rupture at the site resulting from surface faulting is low. Lateral Spreading Lateral spreading involves lateral displacements of large volumes of liquefied soil. Lateral spreading can occur on near -level ground as blocks of surface soils are displaced relative to adjacent blocks. Lateral spreading also occurs as blocks of surface soils are displaced toward a nearby slope or free -face such as the nearby waterfront by movement of the underlying liquefied soil. It is our opinion the risk of lateral spreading at the site is low due to the relatively flat ground surface at the site and is located relatively far away from free face (i.e. Green River). Site Preparation Construction of the proposed development will require demolition and removal of existing structures, asphalt pavement, concrete sidewalks, tree wells, and other landscaping. Existing utilities to be abandoned should be removed and replaced with structural fill or abandoned in place. Minor cuts and fills on the order of lh feet to 6 feet are anticipated to bring the site to planned subgrade elevation. As a result, it is anticipated that the contractor will use the existing asphalt concrete pavement to support pile driving equipment and to serve as a working surface during pile driving and pile cap construction. The contractor should assess the condition of the site to support equipment loads prior to mobilizing equipment to the site. The fill soils present below the existing asphalt concrete pavement surface are highly variable and the available subsurface data indicates these materials to be soft/loose. Temporary Dewatering Groundwater is anticipated to be encountered below a depth of approximately 13 feet below existing site grades. This conclusion is based on the boring and CPT data; however, groundwater levels may vary based on season and precipitation. For shallow excavations, temporary dewatering can be completed using sumps and pumps placed within the excavation. If excavations deeper than approximately 15 feet below existing site grades are planned, GeoEngineers should be contacted to evaluate the planned excavation to determine if temporary wells or well points are Page 6 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT Tukwila, Washington required. Due to the nature of the site soils, extensive dewatering should not be completed without first assessing potential settlement impacts to adjacent improvements that may result from lowering the groundwater level. Pile Foundations The design team is planning to use driven, steel pipe piles to support the proposed building. GeoEngineers has estimated axial and lateral capacities for 18 -inch- and 24 -inch -diameter steel pipe piles, as described below. The following sections also provide discussion of general construction considerations. Axial Pile Capacity Axial pile load capacity in compression for the proposed hotel and garage is anticipated to be developed from a combination of side frictional resistance and end bearing capacity. Uplift pile capacity will be developed from side frictional resistance in these soils. For the 18 -inch- and 24 -inch -diameter open-end steel pipe piles considered, Table 2 presents the downward and uplift axial capacities for the proposed hotel. Table 3 presents the downward and uplift axial capacities for the proposed garage. TABLE 2. ALLOWABLE AXIAL PILE CAPACITIES FOR THE PROPOSED HOTEL Pile Type 18 -inch steel pipe pile 24 -inch steel pipe pile Embedment Depth (feet) Downward Capacity (kips) Uplift Capacity (kips) 120 350 200 145 650 300 120 350 250 135 650 350 TABLE 3. ALLOWABLE AXIAL PILE CAPACITIES FOR THE PROPOSED PARKING GARAGE Pile Type 18 -inch steel pipe pile 24 -inch steel pipe pile Embedment Depth (feet) Downward Capacity (kips) Uplift Capacity (kips) 125 350 200 130 650 300 120 350 250 125 650 350 Allowable pile capacities are provided for Allowable Stress Design (ASD). The allowable pile capacities take into account the effects of liquefaction -induced settlement and the estimated resultant down drag forces. The allowable capacities are based on the strength of the supporting soils and include a factor of safety of 2 for the static loading conditions. The allowable pile capacities apply to the total of dead and long-term live loads and may be increased by up to one-third for wind or seismic Toads. The capacities apply to single piles. If piles are spaced at least three pile diameters on center, as recommended, no reduction for group action is needed. The structural characteristics of pile materials and structural connections may impose limitations on pile capacities and should be evaluated by the structural engineer. GEOENGINEERSQ January 31, 2014 Page 7 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT Tukwila, Washington Lateral Pile Capacity Lateral loads can be resisted by passive soil pressure on the vertical piles and by the passive soil pressures on the pile cap. Because of the potential separation between the pile -supported foundation components and the underlying soil from settlement, base friction along the bottom of the pile cap should not be included in calculations for lateral capacity. We analyzed the lateral capacity of single 18 -inch- and 24 -inch -diameter steel pipe piles using the computer software program LPILE Plus 5.0.47 produced by Ensoft, Inc. Each pile was assumed to have a wall thickness of 1/2 -inch and be 120 feet long with the top of the pile located at the finished grade for the proposed structures. We completed analyses for a single pile for both a free -head and fixed -head condition. In our analyses seismic conditions control the lateral pile capacities because of the effect of the liquefiable soils. An axial load of 650 kips was considered in our analysis. Figures 5 through 10 present the lateral deflection, shear force and bending moment verses depth for free- and fixed -head conditions for 18 -inch -diameter steel pipe piles under seismic conditions. Figures 11 through 16 present the lateral deflection, shear force and bending moment verses depth for free- and fixed -head conditions for 24 -inch -diameter steel pipe piles under seismic conditions. Piles spaced closer than five pile diameters apart will experience group effects that will result in a lower lateral load capacity for trailing rows of piles with respect to leading rows of piles for an equivalent deflection. We recommend that the lateral load capacity for trailing piles in a pile group spaced less than five pile diameters apart be reduced in accordance with the factors in Table 4 below per AASHTO LRFD Bridge Design Specifications Section 10.7.2.4. TABLE 4. PILE P -MULTIPLIERS, Pm, FOR MULTIPLE ROW SHADING Pile Spacing (In terms of pile dlameterjy. 3D 5D P -Multipliers, Pm2 Row 1 Row 2 Row 3 and higher3 0.8 0.4 0.3 1.0 0.85 0.7 Notes: 1. The P -multipliers in the table above are a function of the center to center spacing of piles in the group in the direction of loading expressed in multiples of the pile diameter, D. 2. The values of Pm were developed for vertical piles only. 3. The P -multipliers are dependent on the pile spacing and the row number in the direction of the loading. To establish values of Pm for other pile spacing values, interpolation between values should be conducted. We recommend that the passive soil pressure acting on the pile cap be estimated using an equivalent fluid density of 300 pounds per cubic foot (pcf) where the soil adjacent to the foundation consists of adequately compacted structural fill. This passive resistance value includes a factor of safety of 1.5 and assumes a 4 -foot -deep pile cap and a minimum lateral deflection of 2 inches to fully develop the passive resistance. Deflections that are less than 2 inches will not fully mobilize the passive resistance in the soil. Page 8 January 31, 2014 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT Tukwila, Washington Pile Settlement We estimate that the post -construction static settlement of pile foundations, designed and installed as recommended, will be on the order of 1 inch or less. Maximum differential settlement should be less than about one-half the post -construction settlement. Most of this settlement will occur rapidly as loads are applied. For seismic loading conditions, we estimate that the post -earthquake pile settlement will be on the order of 1 inch or less. Pile Load Testing GeoEngineers recommends that six dynamic Toad tests, three for the hotel and three for the garage, be completed in general accordance with the ASTM International (ASTM) D 4945 test procedure for the 18 -inch- and/or 24 -inch -diameter piles in order to provide direct measurement of the pile load -deflection performance. Dynamic testing should be conducted on piles installed early in the production phase to confirm that the selected pile driving equipment and procedures do not generate stresses that may damage the pile and to confirm pile capacities. Dynamic testing should be completed during initial driving and during re -strike of the test piles. The re -strike testing should be completed at least 7 days after the test pile or piles are installed. We recommend that GeoEngineers assist the contractor in determining the size of the re -strike hammer to ensure that the restrike is able to demonstrate the full capacity of the piles. The re -strike hammer is typically larger than the hammer used to install production piles. Construction Considerations GROUND VIBRATION The installation of driven piles produces a significant level of noise and ground vibration in the vicinity of the pile -driving operations. The proximity of nearby existing buildings and utilities may pose a concern as a result of vibrations during pile installation. In particular, pile driving can cause measurable vibrations for up to several hundred feet from the pile. Minor architectural or cosmetic damage (that is, small cracks in walls) at moderate distances and structural damage to buildings and settlement of utilities at close distances from pile -driving operations can occur. The level of ground vibrations induced by pile driving depends primarily on the hammer energy, pile type and size, soil type and distance from the pile. The propagation of waves induced by vibrations through soil deposits is a complex phenomenon. Variations in building construction, age and other factors would be expected to have a significant effect on the sensitivity of a given structure to vibration levels. To reduce potential claims regarding alleged damage resulting from construction, we recommend that a preconstruction damage survey of nearby structures and utilities be completed to document structural and cosmetic building conditions before construction begins. Ground vibrations should be monitored starting from the beginning of construction. The information obtained from this program can be used to modify the pile installation program if the level of vibration becomes too high. Pile driving induced vibration levels at the location of vibration sensitive improvements are recommended to not exceed the vertical velocity of 1 inch per second. GEOENGINEERS2; January 31, 2014 Page 9 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT Tukwila, Washington rr 11 PILE DRIVABILITY AND CAPACITY 1.1 The piles for the proposed building should be installed using an appropriately sized pile -driving rq hammer. The pile -driving hammer should be of sufficient size to drive the piling to the minimum embedment depth without damaging the pile. Because the pile contractor has control of the pile/hammer configuration and the driving equipment, we recommend that the pile contractor be �I made responsible for selecting the appropriate pile -driving hammer and installing the piles to design embedment depth without damaging the piles. Pile drivability analysis for the specific pile type and pile -driving hammer should be completed once a pile -driving hammer has been selected. GeoEngineers can assist with pile drivability analysis. lad 6.1 The depths and thicknesses of the interpreted soil units vary across the site. If pile resistance encountered during driving indicates that the soil conditions may differ significantly from those assumed for design, it may be necessary to install a longer pile or additional piles to achieve the recommended axial and lateral capacity used in the building design. We therefore recommend that a monitoring program be implemented for the pile -driving operations. This program should include completing full-time observations of driven pile installations to verify the pile capacities. For production piles, we recommend that re -strikes be completed on approximately 1 in 20 piles to compare with re -strike data on the test piles. GeoEngineers recommends that re -strikes be completed at least one week after initial driving to allow for pile setup. GeoEngineers should be retained to observe the pile driving and to evaluate driving records to determine whether the soil conditions encountered during pile installation are consistent with those assumed for final design and to verify pile capacities. If soil conditions are significantly different from those assumed, it will be appropriate for GeoEngineers to develop revised design criteria. A load test program is recommended as described above. The load tests should be completed to confirm design assumptions and to identify appropriate refusal criteria or re -strike criteria. Lowest Level Floor Slabs The lowest level of the planned hotel and garage will be supported near existing site grades. Given the potential for settlement resulting from long term consolidation and potential liquefaction, slabs supported on grade will likely experience damage over the design life of the structure and/or after a seismic event. Differential and total settlements below slabs on grade may result in cracking and may require maintenance and repair throughout the design life of the structure. To reduce damages, the owners may elect to support the lowest level of the hotel and garage with a structural slab. Subgrade Preparation The planned buildings will be fully pile supported; therefore, the required site preparation for the building areas consist of improving the subgrade conditions to allow for pile -driving equipment traffic and for casting of the slab on grade or structurally supported slab. Areas outside the garage/hotel building footprint (parking areas and hardscape areas) should be cleared of surface and subsurface deleterious matter, including any debris, organic soils, shrubs, trees and associated stumps and roots. Page 10 1 January 31, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT =: Tukwila, Washington In hardscape areas outside the building footprints, the upper 12 inches of the subgrade soils should consist of structural fill compacted to at least 95 percent of the maximum dry density (MDD) per ASTM D-1557. The existing fill soils can be used, provided the required compaction criteria is met and the existing fill soils have less than 40 percent passing the U.S. No. 200 sieve (fines) and do not contain organic material. The exposed hardscape subgrade should be evaluated after site grading is complete. Proof rolling with heavy, rubber -tired construction equipment should be used for this purpose during dry weather and if access for this equipment is practical. Probing should be used to evaluate the subgrade during periods of wet weather or if access is not feasible for construction equipment. The exposed soil should be firm and unyielding, and without significant groundwater. Disturbed areas should be re -compacted if possible or removed and replaced with compacted structural fill. It is anticipated that the contractor will use the existing asphalt concrete parking lot for construction access. However, it may be necessary to utilize a granular work pad to facilitate construction activities, depending upon equipment loading, construction sequencing, weather conditions, soil conditions and/or the presence of perched groundwater at the subgrade elevation. The work pad will help prevent subgrade disturbance, facilitate construction traffic and aid in removal of rainwater and groundwater seepage. GeoEngineers can work with the contractors to identify whether a work pad is required based on conditions observed during construction, the thickness of the work pad and the work pad material gradation. Design Parameters We recommend that the structural slab be underlain by a 4 -inch -thick capillary break consisting of material meeting the requirements of Mineral Aggregate Type 22 (5/8 -inch crushed gravel), City of Seattle Standard Specification 9-03.16, with the exception that this material should have less than 10 percent sand and less than 3 percent fines. We recommend that the slab on grade by underlain by a 6 -inch thick capillary break consisting of material meeting the requirements of Mineral Aggregate Type 22 (5/a -inch crushed gravel), City of Seattle Standard Specification 9-03.16, with the exception that this material should have less than 10 percent sand and less than 3 percent fines. Below -Slab Considerations The ground floor level is located well above the groundwater table and the ground floor level will be located at or above surrounding site grades. Given the low likelihood of groundwater collecting below the ground floor slabs, the presence of the capillary break layer, and the anticipated capacity for the existing fill soils to infiltrate water, no additional below slab drainage measures are considered to be required. A vapor barrier should be used below slab -on -grade floors located in occupied portions of the hotel. Earthwork The near surface on-site soils are anticipated to be highly variable and consist of silty sand and silt with variable sand and gravel. These soils are likely to be highly moisture -sensitive and generally have natural moisture contents higher than the anticipated optimum moisture content for compaction. Given the anticipated poor quality of near surface soils, the limited amount of fill GEOENGINEERS January31, 2014 I Page 11 File No. 21102-001-00 rri WASHINGTON PLACE DEVELOPMENT Tukwila, Washington required to meet site grades, and specific gradation requirements for most of this fill, it is recommended that the on-site soils not be used as structural fill for this project. The on-site soils may be used in areas where structural slabs are present as backfill around pile caps and to bring the site to subgrade elevation. In areas where slabs -on -grade are present, imported structural fill should be used. Structural Fill Fill placed to support slabs -on -grade, placed as utility trench backfill, and placed below pavements and sidewalks will need to be specified as structural fill as described below: m Structural fill placed below pile caps and slabs -on -grade should meet the requirements of Mineral Aggregate Type 17 (bank run gravel), City of Seattle Standard Specification 9-03.16. ▪ Structural fill places as capillary break below the lowest floor slabs should meet the requirements of Mineral Aggregate Type 22 (5/8 -inch crushed gravel), City of Seattle Standard Specification 9-03.16, with the exception that this material should have less than 10 percent sand and less than 3 percent fines. • Structural fill placed within utility trenches and below pavement and sidewalk areas should meet the requirements of Mineral Aggregate Type 17 (bank run gravel), City of Seattle Standard Specification 9-03.16. 1111 • Structural fill placed as crushed surfacing base course below pavements and sidewalks bowl should meet the requirements of Mineral Aggregate Type 2 (11/4 -inch minus crushed rock), fill City of Seattle Standard Specification 9-03.16. Fill Placement and Compaction Criteria iq Structural fill should be mechanically compacted to a firm, non -yielding condition. Structural fill should be placed in loose lifts not exceeding 1 foot in thickness. Each lift should be conditioned to the proper moisture content and compacted to the specified density before placing subsequent ful lifts. Structural fill should be compacted to the following criteria: Int o Structural fill placed in building areas (around pile caps or below slab -on -grade floors) and in pavement and sidewalk areas (including utility trench backfill) should be compacted to at least 95 percent of the MDD estimated in general accordance with ASTM D 1557. Structural fill placed against subgrade walls should be compacted to between 90 and 92 percent. Care should be taken when compacting fill against subsurface walls to avoid overcompaction and hence overstressing the walls. We recommend that GeoEngineers be present during probing of the exposed subgrade soils in building and pavement areas, and during placement of structural fill. We will evaluate the adequacy of the subgrade soils and identify areas needing further work,• perform in-place moisture -density tests in the fill to verify compliance with the compaction specifications, and advise on any modifications to the procedures that may be appropriate for the prevailing conditions. Page 12 January 31, 2014 GeoEngineers, Inc. File No. 21102-001-00 W EI WASHINGTON PLACE DEVELOPMENT Tukwila, Washington Weather Considerations During wet weather, some of the exposed soils could become muddy and unstable. If so affected, we recommend that: ■ The ground surface in and around the work area should be sloped so that surface water is directed to a sump or discharge location. The ground surface should be graded such that areas of ponded water do not develop. • Slopes with exposed soils should be covered with plastic sheeting or similar means. • The site soils should not be left uncompacted and exposed to moisture. Sealing the surficial soils by rolling with a smooth -drum roller prior to periods of precipitation will reduce the extent to which these soils become wet or unstable. ■ Construction activities should be scheduled so that the length of time that soils are left exposed to moisture is reduced to the extent practicable. Temporary Slopes Iq Temporary slopes may be used around the site to facilitate construction access and site grading. We recommend that temporary slopes constructed in the fill be inclined at 11/2H:1V (horizontal to vertical). Flatter slopes may be necessary if seepage is present on the face of the cut slopes or if rui localized sloughing occurs. For open cuts at the site, we recommend that: ` r • No traffic, construction equipment, stockpiles or building supplies be allowed at the top of the cut slopes within a distance of at least 5 feet from the top of the cut; i✓ • Exposed soil along the slope be protected from surface erosion by using waterproof tarps or plastic sheeting; fin • Construction activities be scheduled so that the length of time the temporary cut is left open is 1.1 reduced to the extent practicable; 1M • Erosion control measures be implemented as appropriate such that runoff from the site is reduced to the extent practicable; • Surface water be diverted away from the slope; and • The general condition of the slopes be observed periodically by the geotechnical engineer to confirm adequate stability. Because the contractor has control of the construction operations, the contractor should be made responsible for the stability of cut slopes, as well as the safety of the excavations. Shoring and temporary slopes must conform to applicable local, state and federal safety regulations. Recommended Additional Geotechnical Services GeoEngineers should be retained to review the project plans and specifications when complete to confirm that our design recommendations have been implemented as intended. During construction, GeoEngineers should observe the installation of the piling, review/collect vibration monitoring data, evaluate the suitability of the foundation subgrades, observe installation of subsurface drainage measures, evaluate structural backfill and provide a summary letter of our GEOENGINEERS_g January 31, 2014 1 Page 13 File No. 21102-001-00 nt rig WASHINGTON PLACE DEVELOPMENT Tukwila, Washington construction observation services. The purposes of GeoEngineers' construction phase services are to confirm that the subsurface conditions are consistent with those observed in the explorations and other reasons described in Appendix D, Report Limitations and Guidelines for Use. LIMITATIONS We have prepared this report for the exclusive use of Great Wall Development, Group West Companies, PLLC, PSC Structural Solutions, and their authorized agents for the Washington Place development in Tukwila, Washington. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in the field of geotechnical engineering in this area at the time this report was prepared. No warranty or other conditions, express or implied, should be understood. Any electronic form, facsimile or hard copy of the original document (email, text, table and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document of record. Please refer to Appendix D titled "Report Limitations and Guidelines for Use" for additional information pertaining to use of this report. REFERENCES ASCE 7-10, 2010. "Minimum Design Loads for Buildings and Other Structures," American Society of Civil Engineers, January 1, 2010. Booth, D.B. and Waldron, H.H., 2004, Geologic map of the Des Moines 7.5' quadrangle, King County, Washington: U.S. Geological Survey, Scientific Investigations Map SIM -2855, scale 1:24,000. Buchanan -Banks, J.M. and Collins, D.S., 1994, Map showing depth to bedrock of the Tacoma and part of the Centralia 30' X 60' quadrangles, Washington: U.S. Geological Survey, Miscellaneous Field Studies Map MF -2265, scale 1:100,000. City of Seattle, 2003, "Standard Specifications for Road, Bridge and Municipal Construction." City of Seattle, 2003. "Seattle Building Code." COSMOS Virtual Data Center. URL:http://db.cosmos-eq.org/. Ensoft, Inc. 2006, "LPILE Plus, Version 5.0.47." GeoMotions, LLC. 2010, "D-MOD2000, Version 9.99.3 - October 2013." rq Page 14 January3l, 2014 GeoEngineers, Inc. File No. 211C2-001-00 ru rr 004 rri 4.� WASHINGTON PLACE DEVELOPMENT Tukwila, Washington Hall, J.B. and Othberg, K.L., 1974, Thickness of unconsolidated sediments, Puget Lowland, Washington: Washington Division of Geology and Earth Resources, Geologic Map GM -12, scale 1:250,000. International Code Council, 2012, "International Building Code." Ishihara, K., and M. Yoshimine, 1992. Evaluation of settlements in sand deposits following liquefaction during earthquakes, Soils and Foundations 32(1), 173-188. Luco, N. (2012). Personal Communications. Matasovic, N. (1993) "Seismic Response of Composite Horizontally -Layered Soil Deposits," Ph.D. Dissertation, Civil and Environmental Engineering Department, University of California, Los Angeles. Moss, R.E. 2003. "CPT -Based Probabilistic Assessment of Seismic Soil Liquefaction Initiation." Dissertation in partial fulfillment of the requirements for the degree of Doctor of Philosophy, University of California, Berkeley. NEHRP (2009). "Recommended Provisions for Seismic Regulations for New Buildings and Other Structures," FEMA P-750. Federal Emergency Management Agency, Washington D.C. Tokimatsu K., Seed H.B., 1987. "Evaluation of settlements in sands due to earthquake shaking," Journal of Geotechnical Engineering, 1987, vol. 113, pp. 861-878. U.S. Geological Survey. (2009) "Earthquake Ground Motion Parameters, Version 5.0.9a-10/21/2009." GEOENGINEERS1j7 January 31, 2014 Page 15 File No. 21102-001-00 lad x E 0 0 0 cts\21 \21102001 \GI Office: Redmond S 144Th St S 1460Th•St ro co f S -150Th -St hglack River Black River Riparian Forest S149Th S S -150Th St Dent Pa hst gay 12 1a SW 16Th Bt \ S 152Nd St— y L cil N \ N • I I �. ,.._S 153Rd 'St1 53RdAve S Green Ri SW,19Th St 1 CrystatsPar prings S -160Th -St 1 3 7676), CrrstvieWW Park rn Q —S -164Th St IE " I v) S -166Th St S -167Th St S -168Th St Strander Blvd--- e'ntennial 'irk m SW -27Th S 170Th -S S 172Nd St f -S -172Nd PI St N3RdLStJ S -175Th -St Treck-Dr v J SW-30ThSt Corporate Dr N Corporate Dr S ------------4 Minkler Blvd Saxon Dr - Segale.Park Dr S -182Nd St cn m '—SWr39Th St� SW 41St St 1 '�e��▪ StahBUTh�S;t iSpringbrook-G enbel4 I iP Bellevue Kitsap Mason • Triu, ton'l Notes: 1. The locations of all features shown are approximate. 2. This drawing is for information purposes. It is intended to assist in showing features discussed in an attached document. GeoEngineers, Inc. cannot guarantee the accuracy and content of electronic files. The master file is stored by GeoEngineers, Inc. and will serve as the official record of this communication. 3. It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without permission. Data Sources: ESRI Data & Maps, Street Maps 2005 Transverse Mercator, Zone 10 N North, North American Datum 1983 North arrow oriented to grid north 2,000 0 2,000 Feet Vicinity Map Washington Place Tukwila, Washington GEOENGINEERS Figure 1 • ragrimru 111had !la £0.01 - 910Z 'LZ NW' NO OnWN]IN1 AS 0314N10W BdV3SQNV1:9Vl\OMN-NVld 31IS Z Old 00-1002011Z\0V7\00\100ZOIIZ\IZ\Su3roNd\ON014032.1\:M 12 f 11 El 11 Fi Eli 11 L_ i [. i i_ i Ili [ A ti C [ � [ l C_ [ 2 W:\REDnOND\PROJECTS\21\21102001\00\CAD\21102001-00 F10 3 BUILDING PIAN.0WD\TAB:LANDSCAPE MODIFIED 8Y TM1cNADo on JAN 28, 2014 - 13:12 Notes 1. The locations of all features shown are approximate. 2. This drawing is for information purposes. It is intended to assist in showing features discussed in an attached document. GeoEngineers, Inc. cannot guarantee the accuracy and content of electronic files. The master file is stored by GeoEngineers, Inc. and will serve as the official record of this communication. Reference: Base drawing "Level 1 Site Plan of Washington Place by Group West Companies PLLC dated 1.20-14. Legend B-1-411- Boring by GeoEngineers CPT -1 Q Cone Penetration Test by GeoEngineers w 50 N 0 IE 50 FEET L ®TRANDERBLVQ Building Plan Washington Place Tukwila, Washington GEOENGINEERS.g Figure 3 I1 rlral INI Ii1 Lai u tai ISI W Ira http://projects/sites/2110200100/Technical Analysis/Site Response/Surface Response Summary_DMOD2000_2475yrs.xlsx Spectral Acceleration, Sa (g) 10.0 1.0 0.1 0.0 0 Legend 0 Recommended Site -Specific MCEr Response Spectrum 1 Period (s) 10 Site -Specific MCER Response Spectrum (5% Damped) Washington Place Tukwila, Washington GEOENGINEERS.Ij Figure 4 - - _)_- 1 111, 1 ; 1 1 f ' I _ i , I T1TITI 1 I j � 1 , I I I 1 1 1 i 1 1 1 --___-__-I_-_ _ __- _ 1 —.--_-�__ _ ____�.�___ 4 _-_� _ _ ,i R ; 1 ( { it i i I 1 i I 1 I I 1 I ! ` + I I i i I I I it I, it 1i 0 Legend 0 Recommended Site -Specific MCEr Response Spectrum 1 Period (s) 10 Site -Specific MCER Response Spectrum (5% Damped) Washington Place Tukwila, Washington GEOENGINEERS.Ij Figure 4 iq iri 0 0 0.2 0.4 Lateral Deflection (in) 0.6 0.8 1 1.2 1.4 1.6 1.8 2 11 1111 1 1 1 I I 1111111111I I; 1111 1 1 1 1 1 I I S 1111 1 1 1 0 CV J.' r r r l -, l - p� 0 Sr— OI -_- r > a s < v - pp,, 2 - - -A - 0 0L 00 — - L L J J J 0 O, ---- r r r , f i 0 0 --_ Fixed Head (0.5" deflection; - Fixed Head (1.0" deflection; _ :: Fixed Head (1.5 deflection; 0 N - Fixed Head (2.0" deflection; 18" Diameter Pile Lateral Deflection vs. Depth 18 -inch Steel Pipe Pile, Fixed -Head Washington Place • Tukwila, Washington GEOENGINEERS Figure 5 Pal rn Pal ru 11 11 • q r 1 1 p 614 A -30 O o (1 o o O ,!1 b O (r. O 00 O C6 O O O '"_ - - o - -20 -10 0 10 20 30 Shear Force (kips) 40 50 60 70 80 90 100 110 120 130 - =- - - , i - ,, :: • w r 1 a r • r r r r L K J r r r t r K , J , .. -, • , J 1 J r 1 r a i r 1 r a r • t r a r r r l r , r r. r r - L, f Fixed Head (0.5" deflection; Fixed Head (1.0" deflection; Fixed Head (1.5" deflection; Fixed Head (2.0" deflection; 18" Diameter Pile Shear Force vs. Depth 18 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 6 MI rn r Depth (ft) 120 110 100 90 80 70 60 50 40 30 20 10 0L• -1E4 -9000 -8000 -7000 Bending Moment (in -kips) -6000 -5000 -4000 -3000 -2000 -1000 0 1000 2000 3000 - - - = - L L r l L r l l r t L r -L L r ___. b. • ' J J > J J > J J tib i J J — Fixed Head (0.5 deflection; _ Fixed Head (1.0" deflection; - Fixed Head (1.5 deflection; - Fixed Head (2.0" deflection; 18" Diameter Pile Bending Moment vs. Depth 18 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEER Figure 7 714 fl ru hid nil fu Ri had al -0.2 :1, 0 0 O r 0l 00 O 0, O O —_ 0 [V 0 0.2 0.4 Lateral Deflection (in) 0.6 . 0.8 1 1.2 1.4 1.6 1.8 2 ' - - - L r r 1 r 1 r J , J L r L J r 1 , l r l r r 1 1 J J • , L r L r . Free Head (0.5" deflection)" Free Head (1.0" deflection) Free Head (1.5 deflection) Free Head (2.0" deflection) 18" Diameter Pile Lateral Deflection vs. Depth 18 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 8 1.1 hal ru ru rig 114 W 114 Lod Depth (ft) _ 120 110 100 90 80 70 60 50 40 30 20 10 0, Shear Force (kips) -40 -30 -20 -10 0 10 20 30 40 50 60 i _ _ - r r r• r r 4.• 1 ' 1 i Free Head (0.5 deflection) Free Head (1.0" deflection) Free Head (1.5 deflection) Free Head (2.0" deflection) 18" Diameter Pile Shear Force vs. Depth 18 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 9 INNI Iland fel Lsmi 1'1 v 0 a4 A -1000 Olilt O CV O 0,1 O V O 2 O W O Q O O O -500 Bending Moment (in -kips) 0 500 1000 1500 2000 2500 3000 3500 4000 4500 5000 - - - - J 1 - 1 , i - ' _ T - , l .- l r r r 1 = r J l , r 1 r J l , r 1. f " 1 r Free Head (0.5" deflection) Free Head (1.0" deflection) Free Head (1.5" deflection) Free Head (2.0" deflection) 18" Diameter Pile Bending Moment vs. Depth 18 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERS Figure 10 rr kual tad V fH u 1. iri O 0 0.2 0.4 0.6 Lateral Deflection (in) 0.8 1 1.2 1.4 1.6 1.8 2 11 Jill 1 1 1 III ' I I ii III I I I 1 I Ili I I I I I I 1 1 1 1 1 1 1 1 1 • - p - 0 b- -- w o ---- - ., e ---- :. Ea' - Gl o o 00 0 B. - ---- –- L r L r L e , , , , J 1 o O—__ - ' , , , O – Fixed Head (0.5" deflection' • - Fixed Head (1.0" deflection; _ Fixed Head (1.5 deflection; o - Fixed Head (2.0" deflection; 24" Diameter Pile Lateral Deflection vs. Depth 24 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEER, Figure 11 til WEI rEI ind WEI rag hod ru Lel O -20 0 20 40 Shear Force (kips) 60 80 100 120 140 160 180 - ' r -01111111411111": 0—C. ---- N— - r r r 1 1 1 . °r O „ _ r 0 O C.. 2 _ . . y 61_ A - 0 r 7. W - L 7. L J J J O - r 7- l l 1 O O -- Fixed Head (0.5" deflection;-• -- Fixed Head (1.0" deflection; - Fixed Head (1.5" deflection; O ry Fixed Head (2.0" deflection; 24" Diameter Pile Shear Force vs. Depth 24 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEERS_.0 Figure 12 fil ril WEI rot Wad 711 hmi u 6.1 L. 1 Dep th (ft) 120 110 100 90 80 70 60 50 40 30 20 10 0 .-•-• Bending Moment (in -kips) -1.4E4 -1.2E4 -1E4 -8000 -6000 -4000 -2000 0 2000 4000 — - _ ., _ - _ - - - - - - - i. r P.m . • ---.,..... , . . :•;',, g ,1• 4 . . .. .. .. , s• ,..•-, . . . • • - - — Fixed Head (0.5" deflection; - Fixed Head (1.0" deflection', " Fixed Head (1.5" deflection', 1 Fixed Head (2.0" deflection', 24" Diameter Pile Bending Moment vs. Depth 24 -inch Steel Pipe Pile, Fixed -Head Washington Place Tukwila, Washington GEOENGINEER Figure 1.3 rim fu hid kaJ 1"7 y 6.1 Fri lad Ira Depth (ft) 120 110 100 90 80 70 60 50 40 30 20 10 0, 0 0.2 0.4 Lateral Deflection (in) 0.6 0.8 1 1.2 1.4 1.6 1.8 2 4 - A rl d J - i r T T 1 1 r r T 1 r r T T l l r r - Free Head (0.5" deflection) Free Head (1.0" deflection) Free Head (1.5" deflection) Free Head (2.0" deflection) 24" Diameter Pile Lateral Deflection vs Depth 24 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERQ Figure 14 53. Shear Force (kips) -60 -50 -40 -30 -20 -10 0 10 20 30 40 50 60 70 80 90 24" Diameter Pile Free Head (0.5" deflection) Free Head (1.0" deflection) Free Head (1.5" deflection) Free Head (2.0" deflection) Shear Force vs. Depth 24 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEERS_.0 Figure 15 v 111 WWI rn is Ey I Iil rai LAW rri O. -1000 0 o o 0 0 r- o 0 o, 0 o 0 _ 0 N Bending Moment (in -kips) 0 1000 2000 3000 4000 5000 6000 7000 8000 _ ,o r. _ _ _ " d : , , r r r Free Head (0.5" deflection)-- Free Head (1.0" deflection) Free Head (1.5" deflection) Free Head (2.0" deflection) 24" Diameter Pile Bending Moment vs. Depth 24 -inch Steel Pipe Pile, Free -Head Washington Place Tukwila, Washington GEOENGINEER. Figure 16 r fl • APPENDIX A Field Explorations 6J i--,_ c-___,-- il , ---71-1--- l' -z i- ---------- -- In- • • WEI trm • • * **".• • ••••• . rli rq WASHINGTON PLACE DEVELOPMENT Tukwila, Washington APPENDIX A FIELD EXPLORATIONS General Subsurface conditions at the sites were explored by drilling two borings, B-1 and B-2, and by advancing three cone penetration tests (CPTs), CPT -1 through CPT -3. The borings were completed to a depth of 611 feet below the existing ground surface; the CPTs were advanced until the equipment met refusal in dense soils. The CPT depths varied from 129 to 1531 feet below the existing ground surface. The drilling was performed by Holocene Drilling, Inc. and the CPTs were performed by InSitu Engineering, Inc. under subcontract to GeoEngineers on July 9 and 10, 2013. The locations of the explorations were measured from existing site features. The approximate locations of the explorations are shown on the Site Plan, Figure 2 and the Foundation Plan, Figure 3. Borings The borings were completed using a Brainard Kilman BK -81 truck mounted drill rig with continuous -flight, mud rotary drilling equipment. The borings were continuously monitored by a geotechnical engineer from our firm who examined and classified the soils encountered; obtained representative soil samples, observed groundwater conditions and prepared a detailed log of each exploration. The soils encountered in the borings were sampled at 21/2- or 5 -foot vertical intervals with a 2 -inch outside diameter split -barrel standard penetration test (SPT) sampler. The samples were obtained by driving the sampler 18 inches into the soil with a 140 -pound hammer free -falling 30 inches. The number of blows required for each 6 inches of penetration was recorded. The blow count ("N -value") of the soil was calculated as the number of blows required for the final 12 inches of penetration. This resistance, or N -value, provides a measure of the relative density of granular soils and the relative consistency of cohesive soils. Where very dense soil conditions precluded driving the full 18 inches, the penetration resistance for the partial penetration was entered on the Togs. The blow counts are shown on the boring logs at the respective sample depths. Soils encountered in the borings were visually classified in general accordance with the classification system described in Figure A-1. A key to the boring log symbols is also presented in Figure A-1. The logs of the borings are presented in Figures A-2 through A-4. The boring logs are based on our interpretation of the field and laboratory data and indicate the various types of soils encountered. The logs also indicate the depths at which these soils or their characteristics change, although the change may actually be gradual. If the change occurred between samples, it was interpreted. The densities noted on the boring Togs are based on the blow count data obtained in the borings and judgment based on the conditions encountered. Observations of groundwater conditions were made during drilling, and these observations represent a short-term condition and may or may not be representative of the Tong -term groundwater conditions at the site. GEOENGINEERV; January 31, 2014 Page A-1 File Vo. 21102-001-00 111 Wel toni uid W W 1 V4 • SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER COARSE GRAINED SOILS MORE THAN 50% RETAINED ON NO. 200 SIEVE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE• CLEAN GRAVELS) (LITTLE OR NO FINES) o'jU< o Q° ° n GW WELL -GRADED GRAVELS, GRAVEL - SAND MIXTURES D 0 0 0 0 C 2 0 O GP POORLY -GRADED GRAVELS, GRAVEL -SAND MIXTURES GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) 0pi o ',�� C GM SILTY GRAVELS, GRAVEL - SAND -SILT MIXTURES • o c GC 4 CLAYEY GRAVELS, GRAVEL - SAND - CLAY MIXTURES SAND AND SANDY SOILS MORE THAN 50% OF COARSE FRACTION PASSING NO.4� SIEVE CLEAN SANDS (LITTLE OR NO FINES) •••• .SW WELL -GRADED SANDS, GRAVELLY SANDS spPOORLY-GRADED SANDS, GRAVELLY SAND SANDS WITH• FINES (APPRECIABLE AMOUNT OF FINES) SM SILTY SANDS, SAND - SILT MIXTURES 'S.0 CLAYEY SANDS, SAND - CLAY MIXTURES FINE GRAINED SOILS MORE THAN 50% PASSING NO. 200 SIEVE SILTS AND CLAYS LIQUID LIMIT LESS THAN 50 ML INORGANIC SILTS, ROCK FLOUR, CLAYEY SILTS WITH SLIGHT PLASTICITY / CL INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS NV OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY SILTS CLAYS LIQUID LIMIT J MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS SILTY SOILS /// INORGANIC Y CLAYS OF HIGH ±1 OH ORGANIC CLAYS AND SILTS OF MEDIUM TO HIGH PLASTICITY HIGHLY ORGANIC SOILS_ PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS _ PT NOTE: Multiple symbols are used to indicate borderline or dual soil classifications LI • 11 Sampler Symbol Descriptions 2.4 -inch I.D. split barrel Standard Penetration Test (SPT) Shelby tube Piston Direct -Push Bulk or grab Blowcount is recorded for driven samplers as the number of blows required to advance sampler 12 inches (or distance noted). See exploration log for hammer weight and drop. A "P" indicates sampler pushed using the weight of the drill rig. ADDITIONAL MATERIAL SYMBOLS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER AC Asphalt Concrete CC Cement Concrete CR Crushed Rock/ Quarry Spalls TS Topsoil/ Forest Duff/Sod %F AL CA CP CS DS HA MC MD OC PM PI PP PPM SA TX UC VS NS SS MS HS NT Groundwater Contact Measured groundwater level in exploration, well, or piezometer Measured free product in well or piezometer Graphic Log Contact Distinct contact between soil strata or geologic units Approximate location of soil strata change within a geologic soil unit Material Description Contact Distinct contact between soil strata or geologic units Approximate location of soil strata change within a geologic soil unit Laboratory / Field Tests Percent fines Atterberg limits Chemical analysis Laboratory compaction test Consolidation test Direct shear Hydrometer analysis Moisture content Moisture content and dry density Organic content Permeability or hydraulic conductivity Plasticity index Pocket penetrometer Parts per million Sieve analysis Triaxial compression Unconfined compression Vane shear Sheen Classification No Visible Sheen Slight Sheen Moderate Sheen Heavy Sheen Not Tested NOTE: The reader must refer to the discussion in the report text and the logs of explorations for a proper understanding of subsurface conditions. Descriptions on the logs apply only at the specific exploration locations and at the time the explorations were made; they are not warranted to be representative of subsurface conditions at other locations or times. • • KEY TO EXPLORATION LOGS GEOENGINEERS....0 FIGURE A-1 • rr lad rim kid WEI r.l 1 Start End Total 61.5 Depth (ft) Logged By Checked By WLT Driller Holocene Drilling Inc. , Drilling Mud Rotary Method Drilled 7/9/2013 7/9/2013 Surface Elevation (ft) 30 Vertical Datum NAVD88 Hammer Auto Hammer Data Drilling Truck Mounted BK 81 Equipment Easting (X) Northing (Y) System Datum Groundwater Depth to pate Measured Water (ft) Elevation (ft) Notes: Hammer efficiency = 54.4% • i Elevation (feet) - , 5 7 14 18 FIELD DATA 0 J 8 Collected Sample m E c m Z E.N F Water Level 0 J a t7 0 U ay 7 y 0 U MATERIAL DESCRIPTION N g REMARKS 14 10--I 8 27 2 3 %F 15 18 2 4 %F 20—I 0 8 h 25—I 5 13 - 30--I 14 17 35.— • 5— • 5 AL 6 %F • • • • 8 Note: See Figure A-1 for explanation of symbols. AS -3 inches asphalt pavement over crushed rock SM base course Gray with brown mottling silty fine to coarse sand - with occasional gravel (medium dense, moist) - (fill) ML Gray with brown mottling fine sandy silt with occasional gravel (medium dense, moist) - (alluvium) SM Gray silty fine to medium sand with occasional _ gravel and wood debris (medium dense, moist) ML - Gray silt with fine sand (loose, wet) SM Dark gray fine to medium sand with silt (medium dense, wet) SP -SM Dark gray fine to medium sand with silt and occasional clasts of organic matter (medium - dense to dense, wet) - 21 40 38 30 Approximately 2 inch piece of wood in tip of sampler %F = 47 Groundwater observed during drilling %F = 88 Shelby Tube pushed at 16.5 feet AL; non -plastic %F = 30 • Log of Boring B-1 GEOE NEER % -+�� Project: Project Location: Project Number: Washington Place Tukwila, Washington 21102-001-00 Figure A-2 Sheet 1 of 2 1.ZL ILA LI l_11 LA LI 1_ -1 1_1 1:1 1-1 L1 Ui 1_1 1 [I1 I2 Redmond: Date:1/23/14 PathARED\PROJECTS121121102001\GINT12110200100GPJ DBTem late/LibTem late.GEOENGINEERS8GD GEM 0 m z z rn :uowooi loefaid La. CD 0 eoeid uol6uNsem 0 0 03 0 1 02 —a r3 0 CD Note: See Figure A-1 for explanation of symbols. • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 1 1 I 1 1 IIIMMI 1 "61=1 1lilml ' 1 'imInteival Elevation (feet) Depth (feet) r 1M1 8 8 r it r. Recovered (in) FIELD DATA o 4, W o o rtg Blows/foot — 8 el. igIR ', — m Collected Sample Sample Name Testing Water Level ......... ...................... ........• .. . . ... •...• •. . ... •...• •. . ...•.... •. . ..• •.... •. . ... •...• •. . .......• •. • ...•...• •. . . . .. • • Graphic Log •:•• •••••••:•••*•••••••••••:.••:•••:••,*.••••••••••••••••••••••••:.••••••••:.••••••••:.•••••••,%•••••••••:•• . . •:••••••:••••••••••••••••••••..... Group Classification i i 1 I i i i i 1 i i i i 1 i 1 1 1 1 i 1 r 1 1 i 1 1 i i i i i I i i i 1 I 1 1 1 i I i i i i I 1 1 1 i MATERIAL DESCRIPTION n, Ni A a) Moisture Content, % Dry Density, (pcf) a° a° -n 11 11 11 REMARKS 0 z = 0 0 Start End Drilled 7/9/2013 7/9/2013 Total 61.5 Depth (ft) Logged By Checked By WLT Driller Holocene Drilling Inc. Drilling Mud Rotary Method Surface Elevation (ft) 20 Vertical Datum NAVD88 Hammer Data Auto Hammer Drilling Equipment Truck Mounted BK 81 Easting (X) Northing (Y) System Datum Notes: Hammer efficiency = 54.4% Groundwater Depth to Pate Measured Water (ft) Elevation (ft) o Depth (feet) 10 0 o- 0 C a 5 0 0 20 25 30 FIELD DATA To a) c a O m w •0 Z o O o cu rn To m 6 0 0.cn 0 0 MATERIAL DESCRIPTION d U REMARKS 35 — 12 18 6.5 12 14 20 26 4 9 22 35 2 3 4 • 5 AL; %F 6 %F 8 9 %F AS -3 inches asphalt pavement over crushed rock SM base course Gray silty fine to medium sand with gravel - (medium dense, moist) (fill) ML - Gray fine sandy silt with occasional gravel (medium stiff to very stiff, moist) (fill) 44 Note: See Figure A-1 for explanation of symbols. SP -SM - Light gray fine to medium sand with silt (medium - dense, moist) (alluvium) sM - Gray silty fine sand with occasional organics (roots) (loose, moist) ML Gray silt with fine sand and occasional clasts of organic matter (loose, wet) SM Gray silty fine sand (loose, wet) SP -SM Dark gray fine to medium sand with silt (medium dense to dense, wet) 48 29 30 26 Driller noted gravel to 6 feet Driller noted concrete shavings at 7.5 feet Groundwater observed during drilling AL(PI=15);%F=87 Shelby Tube pushed at 16.5 feet AL; non -plastic %F = 17 %F=7 Log of Boring B-2 • GEOENGINEERS_g • Project: Washington Place Project Location: Tukwila, Washington Project Number: 21102-001-00 Figure A-3 Sheet 1 of 2 rri dog rul WEI Lig ri• MEI ril 11 Ind Elevation (feet) FIELD DATA Collected Sample (E)] co •03.1) -J L i • E al 0 0 -J 0. to - 147 7- y 2 co 00 MATERIAL DESCRIPTION 35_113 23 401 10 13 • ' • •• • 11i... SM Gray silty fine sand (medium dense, wet) ••••••. "12 , 451 18 5 ML Gray sandy sift interbedded with silty fine sand 37 %F = 54 P5)1 028 0 0 REMARKS 24 AL (loose, wet) 35 50 -•°'• SP -SM Dark gray fine to medium sand with silt (dense, --I 10 40 14 wet) • • : .". . • ".• 4 16 15 SM Gray silty fine sand (medium dense, wet) 60 1 18 32 16 • 7. 7SP-SM Dark gray fine to medium sand with silt (dense, • wet) Note: See Figure A-1 for explanation of symbols. • Shelby Tube pushed at 46.5 feet AL (PI =4) • Log of Boring B-2 (continued) • GEOE NG1NEERSg Project: Project Location: Project Number: Washington Place Tukwila, Washington 21102-001-00 Figure A-3 Sheet 2 of 2 lepth IItt) Tip Resistance Qt TSF 0 0 20 40 60 80 lag 120 140 160 GeoEngineers Operator: Gerdes Sounding: CPT -1 Cone Used: DDG1238 Friction Ratio Fs/Qt (%) 500 0 12 -20 r 7 1 1 _ J r T J L L 1 J E3 1 sensitive fine grained • 2 organic material • 3 clay InSitu Engineering J _ 4 - 1 L_ 4 7 _ J _ 1 _ 1 — Maximum Depth = 128.77 feet CPT Date/Time: 7/9/2013 4:22:34 PM Location: Tukwila WA Job Number: 21102-001-00 Pore Pressure Pw PSI Figure A-4 Soil Behavior Type* SPT N* Zone: UBC -1983 60% Hammer 180 0 12 0 _1 1 J_ Depth Increment = 0.164 feet • 4 silty clay to clay • 7 silty sand to sandy silt • 5 clayey silt to silty clay 13 8 sand to silty sand 6 sandy silt to clayey silt • 9 sand PreDrill 2 1/2 ft 80 I I I _ _L _ _L • 10 gravelly sand to sand • 11 very stiff fine grained (*) • 12 sand to clayey sand (*) (111 wr 31 lad 31 lad i1 r ,epth Wit) kmi bud kid W Tip Resistance Qt TSF 0 0 20 40 60 80 100 120 140 rill 160 Lad Inl �Lr GeoEngineers Operator: Gerdes Sounding: CPT -2 Cone Used: DDG1238 Friction Ratio CPT Date/me: 7/9/2013 11:28:11 AM Location: Tukwila WA Job Number: 21102-001-00 Pore Pressure Fs/Qt (%) Pw PSI 500 0 12 -20 t I 1 1 !L n J r r 'r - i - L L 1 J I I F1 1 �1. ti • 1 sensitive fine grained • 2 organic material • 3 clay InSitu Engineering 1 L - 7- u-, 1- I J - Maximum Depth = 153.38 feet Figure A-5 Soil Behavior Type* SPT N* Zone: UBC -1983 60% Hammer 180 0 12 0 1 Depth Increment = 0.164 feet IIID 4 silty clay to clay • 7 silty sand to sandy silt • 5 clayey silt to silty clay • 8 sand to silty sand 6 sandy silt to clayey silt • 9 sand PreDrill 2 1/2 ft 80 • 10 gravelly sand to sand • 11 very stiff fine grained (*) • 12 sand to clayey sand (*) rn rig FIR .epth fit) V ru Tip Resistance Qt TSF 0 0 20 40 60 80 100 120 GeoEngineers Operator: Gerdes Sounding: CPT -3b Cone Used: DDG1238 Friction Ratio Fs/Qt (%) 500 0 12 -20 I I I r—j r -I. J rR 160 � J _ 0 1 sensitive fine grained 2 organic material ril • 3 clay InSitu Engineering E Maximum Depth = 149.15 feet • 4 silty clay to clay ▪ 5 clayey silt to silty clay 6 sandy silt to clayey silt CPT Date/Time: 7/9/2013 8:20:13 AM Location: Tukwila WA Job Number: 21102-001-00 Pore Pressure Pw PSI Soil Behavior Type* Zone: UBC -1983 180 0 12 Depth Increment = 0.164 feet IN 7 silty sand to sandy silt 18 sand to silty sand • 9 sand Pre -pushed first 3.3 ft Figure A-6 SPT N* 60% Hammer 0 80 ▪ 10 gravelly sand to sand • 11 very stiff fine grained (*) • 12 sand to clayey sand (*) APPENDIX B Laboratory Testing !nl''''''------'-------' gai ) • ,..i - . Fir- • _., Z — ..... . .• ..... -----_____ ..----- -----____-_____ rul WASHINGTON PLACE DEVELOPMENT c: Tukwila, Washington APPENDIX B PREVIOUS EXPLORATIONS Soil samples obtained from the explorations were transported to GeoEngineers' laboratory and evaluated to confirm or modify field classifications, as well as to evaluate engineering properties of the soil samples. We selected representative samples for laboratory testing including moisture content, fines content, sieve analysis, Atterberg limits, and consolidation tests. The tests were performed in general accordance with the test methods of the American Society for Testing and Materials (ASTM) or other applicable procedures. Moisture Content Moisture content tests were completed in general accordance with ASTM D 2216 for representative samples obtained from the explorations. The results of these tests are presented on the exploration logs in Appendix A at the depths at which the samples were obtained. Percent Passing U.S. No. 200 Sieve (%F) Cul Selected samples were "washed" through the U.S. No. 200 mesh sieve to estimate the relative percentages of coarse- and fine-grained particles in the soil. The percent passing value represents the percentage by weight of the sample finer than the U.S. No. 200 sieve. These tests were conducted to verify field descriptions and to estimate the fines content for analysis purposes. The tests were conducted in accordance with ASTM D 1140, and the results are shown on the exploration Togs in Appendix A at the respective sample depths. Atterberg Limits We completed Atterberg limits tests on three fine-grained soil samples. We used the test results to t.+ classify the soil as well as to evaluate index properties and consolidation characteristics. Liquid limits, plastic limits and plasticity index were obtained in general accordance with ASTM Test Method D 4318. Results of the Atterberg limits tests are summarized in Figure B-1. tri Consolidation Tests Lr We performed one one-dimensional consolidation tests on three samples of fine-grained soil in general accordance with the ASTM Test Method D 2435. The results of the test are used to evaluate the long-term consolidation settlement potential of fine grained soil deposits. The results of the tests completed for this study are included in Figures B-2 through B-4. GEOENGINEERQ January 31, 2014 I Page B-1 File No. 21102-001-00 11 1511 LAN 1 W UNI SAS: SAS 7-19-13 0 9 O PLASTICITY CHART X3GNI ) II3I1S` id O O O O O 0) O co O O CD O O O N O O LIQUID LIMIT SOIL DESCRIPTION Silt with sand (ML) Sandy silt (ML) PLASTICITY INDEX (%) LIQUID LIMIT (%) Cs1 CO MOISTURE CONTENT (%) CO V M 0 LO 2 o <t EXPLORATION NUMBER N 2) Ca Co SYMBOL ♦ ■ • . —J 0 O • 27 .. J J O J ••ci CL -ML X3GNI ) II3I1S` id O O O O O 0) O co O O CD O O O N O O LIQUID LIMIT SOIL DESCRIPTION Silt with sand (ML) Sandy silt (ML) PLASTICITY INDEX (%) LIQUID LIMIT (%) Cs1 CO MOISTURE CONTENT (%) CO V M SAMPLE DEPTH (ft) LO <t EXPLORATION NUMBER N N Ca Co SYMBOL ♦ ■ GEOENGINEERS ATTERBERG LIMITS TEST RESULTS FIGURE B-1 Lad Fal r4 0.1 0 0.005 0.01 0.015 0 0.02 N N .c 0 0 0.025 ca o co c 0 U 0.03 0.035 0.04 0.045 0.05 Pressure (psr1000) 1 10 SAMPLE LOCATION SAMPLE DEPTH (FEET) SOIL CLASSIFICATION INITIAL MOISTURE CONTENT INITIAL DRY DENSITY (LBS/FT3) B-1 S-5 161/2 Sandy silt (ML) 39.2 83.6 GEOENGINEERS CONSOLIDATION TEST RESULTS FIGURE B-2 int tismi J fA kid 1 7111 Lad Int 0 0.005 0.01 L 0 C N 0 i U C 0 0.015 :r co .o 0 0 0 0.02 0.025 0.03 01 Pressure (psf*1000) 1 10 SAMPLE LOCATION SAMPLE DEPTH (FEET) SOIL CLASSIFICATION INITIAL MOISTURE CONTENT INITIAL DRY DENSITY (LBS/FT3) B-2 S-6 161/2 Sandy silt (ML) 30.9 91.5 GEOENGINEERS CONSOLIDATION TEST RESULTS FIGURE B-3 Yet nri hod bowl PRI Lid wu Lai Consolidation (inches/inch) 0.1 0 0.01 0.02 0.03 0.04 0.05 0.06 0.07 0.08 0.09 Pressure (psf*1000) 1 10 100 SAMPLE LOCATION SAMPLE DEPTH (FEET) SOIL CLASSIFICATION INITIAL MOISTURE CONTENT INITIAL DRY DENSITY (LBS/FT3) B-2 S-13 46% Sandy silt (ML) 35.6 84.1 GEOENGINEERS CONSOLIDATION TEST RESULTS FIGURE B-4 rut APPENDIX C Site Specific Response Analysis t 31 bad r.i v WASHINGTON PLACE DEVELOPMENT :: Tukwila, Washington APPENDIX C SITE SPECIFIC RESPONSE ANALYSIS General A site-specific seismic response analysis was completed for this project to evaluate the site effects and to develop the ground surface design response spectra for use in the design of the structure planned at the project site. The analysis was completed and the design response spectra were developed in general accordance with the procedures outlined in Chapter 21 of the American ,,r Society of Civil Engineers (ASCE) 7-10 code. The following presents the general approach in completing the analysis and development of the ground surface design spectra: rfil u Iq rri • Develop the target rock outcrop response spectrum for the maximum considered earthquake (MCE) with a 2 percent probability of exceedance (PE) in 50 years (2,475 -year mean return interval) risk level. • Select 7 pairs of representative earthquake time histories with earthquake characteristics (source zone, magnitude, etc.) that are consistent with the site regional tectonic setting and seismicity. • Scale the selected time histories so that the average of their response spectra is, on average, approximately at the level of the target rock outcrop response spectrum. • Develop a soil model using subsurface soil information obtained from the field explorations and testing completed at the project site. • Complete a nonlinear site response analysis by propagating the scaled time histories through the soil model developed to assess the amplification and damping effect of the site soils and to develop the response spectra at the ground surface (top of the soil profile). • Establish the site-specific risk -targeted maximum considered earthquake (MCER) spectrum using the results of the seismic response analysis per the ASCE 7-10 code. The MCER spectrum corresponds to a 1 percent probability of collapse within a 50 -year period. Development of Target Rock Outcrop Response Spectrum We used the 2008 United States Geological Survey (USGS) Probabilistic Seismic Hazard Model to compute the target rock outcrop response spectrum for the MCE. The target rock outcrop response spectrum computed was then used to develop the scaling factors to be applied to the selected input motions used in our site -response analysis, as described below. Earthquake Time Histories Selection of Earthquake Time Histories We reviewed the results of the 2008 USGS seismic hazard deaggregation to evaluate the relative contribution of the various regional source zones to the seismic hazard at the project site and select seven pairs of representative earthquake acceleration time histories for the site -response analysis. The seven earthquakes presented in Table C-1 were selected to be representative of the seismic hazard for this project. Three of the selected records represent the crustal earthquake GEOENGINEERS January 31, 2014 I Page C-1 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT n Tukwila, Washington hazard specifically the Seattle Fault events, two represents the Benioff (intraplate) earthquake hazard and two represents the Cascadia Subduction Zone (CSZ) interplate earthquake hazard. TABLE C-1. SUMMARY OF EARTHQUAKE TIME HISTORIES Earthquake M Station Northridge, 1994 6.7 Los Gatos Iran, 1978 7.4 Tabas Loma Prieta, 1989 7.0 Los Gatos El Salvador, 2001 Nisqually, 2001 Chile, 2010 7.6 de Maria Santiago 6.8 8.8 Maple Valley Conception San Pedro Distance (km) 6 6 52.2 75.2 36 Tokachi-Oki, 2003 8.3 HKDO94 157 Unscaled PGA (orientation) 0.84 (NS) 0.60 (EW) 0.84 (NS) 0.85 (EW) 0.97 (NS) 0.59 (EW) 0.72 (090) 0.88 (360) 0.08 (000) 0.10 (090) 0.65 (007) 0.60 (097) 0.28 (NS) 0.14 (EW) MCE Scaling Factors 0.829 0.711 0.772 0.639 5.597 0.555 1.723 Fault Mechanism Crustal Crustal Crustal Subduction Zone, Intraplate Subduction Zone, Intraplate Subduction Zone, Interface Subduction Zone, Interface Scaling of input Ground Motions The selected input motion time histories were scaled prior to completing the site response analysis. Each selected time history was scaled so that its response spectrum is, on average, approximately at the level of the target rock site response spectrum. The scaling factors applied to each earthquake are shown in Table C-1. Figure C-1 shows the response spectra for each scaled input motion time history, the average response spectra of the scaled input motion time histories and the target response spectrum used as a guide for scaling the input motions. Soil Profile Based on field data from our subsurface explorations and previous experience in the area, we developed three soil profiles (lower -bound, best -estimate, and upper -bound) according to soil type and thickness, low -strain shear wave velocities and modulus degradation -damping characteristics. The explorations completed at the project area extend to an approximate maximum depth of 153 feet and were terminated in very dense alluvium. The depth to bedrock was determined using the depth to bedrock map of the Tacoma and part of the Centralia 30' x 60' quadrangles (Buchanan -Banks and Collins, 1994) and Thickness of Unconsolidated Sediments of the Puget Lowland (Hall and Othberg, 1974). Bedrock depths of 600 -feet, 300 -feet, and 200 -feet were used for the lower -bound, best -estimate, and upper -bound soil profiles, respectively. An estimated bedrock shear wave velocity of 2,500 feet per second was used for the three profiles. The shear wave velocity profile of the explored soil was evaluated based on seismic cone penetration test (CPT) soundings and use of shear wave velocity correlations with static CPT data (NCHRP Synthesis 368) and standard penetration test (SPT) blow counts (NHI 2001). The shear Page C-2 1 January3l, 2014 1 GeoEngineers, Inc. File No. 21102-001-00 Iraml ml WASHINGTON PLACE DEVELOPMENT Tukwila, Washington wave velocity profile below the explored depth is assumed to increase linearly to bedrock. The lower -bound, best -estimate, and upper -bound shear wave velocity profiles characterized for the site are shown in Figure C-2 with the measured and correlation shear wave velocity data. The discretized shear wave velocity profiles required as input for the nonlinear site response analyses are shown in Figure C-3. Site -Response Analysis and Computed Results Non -Linear Method The site -response analysis was completed using the computer program D-MOD2000 version 9.99.3 - October 2013 developed by GeoMotions, LLC. The D-MOD2000 program is used for ClaI nonlinear, one-dimensional seismic -response analysis completed in the time domain. Response spectra for 5 percent damping were computed for the site by propagating scaled input motions through the soil profile using D-MOD2000. Figure C-4 shows the average response spectrum calculated at the ground surface using the best -estimate and lower- and upper -bound shear wave velocity profiles. The amplification factor (AF), defined as the ratio of the ground R1i surface spectral acceleration to the scaled input spectral acceleration, was calculated for each profile (Figure C-5). The AFs computed for the site were used to construct the site-specific design spectrum for the project, as described below. L L i� Site -Specific MCER Spectrum The site-specific soil spectrum for the project was evaluated by multiplying the average AF for the three soil profiles to the 2008 USGS rock spectrum. The 2008 USGS Rock Outcrop Spectrum, average AF, and site specific MCE response spectrum are shown in Figure C-6. We developed the site specific risk targeted MCER response spectrum by multiplying the site specific soil response spectrum by the maximum component adjustment factors and risk coefficients per ASCE 7-10 Section 21.2.1. The maximum component adjustment factors developed by NEHRP (2009) were used and are 1.1 for vibration periods Tess than 0.3 second, 1.3 for vibration periods from 1 to 2 seconds, and 1.4 for vibration periods at 4 seconds or longer. For the vibration periods between 0.3 and 1.0 second and between 2 and 4 seconds, the adjustment factors were computed based on linear interpolation. The risk coefficients were calculated using Method 2 per ASCE 7-10 Section 21.2.1.2 using a Matlab function provided by Nico Luco of USGS (personal communications) with the site specific seismic hazard curves computed using 2008 USGS probabilistic seismic hazard model for the site. Table C-2 presents the maximum component adjustment factors and the risk coefficients calculated for the site. GEOENGINEERS� January31, 2014 Page C-3 File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT Tukwila, Washington TABLE C-2. MAXIMUM COMPONENT ADJUSTMENT FACTORS AND RISK COEFFICIENTS Period (s) . Maximum Component Adjustment' Factor, •Risk Coefficients 0.01 1.10 0.916 0.1 1.10 0.924 0.2 1.10 0.924 0.3 1.10 0.922 0.5 1.16 0.912 0.75 1.22 0.904 1 1.30 0.901 2 1.30 0.889 3 1.35 0.891 4 1.40 0.888 5 1.40 0.893 Figure C-7 presents the site specific risk targeted MCER response spectrum developed for the site and the recommended site specific risk targeted MCER response spectrum (smoothened response spectrum developed using the procedure outlined in ASCE 7-10 Section 21.4) for use in the structural design. Also shown on Figure C-7 is the ASCE 7-10 Site Class E generalized response spectrum and 80 percent of the ASCE 7-10 Site Class E generalized response spectrum for comparison purposes. As presented in Figure C-7, the site specific risk targeted MCER response spectrum meets the requirements specified in ASCE 7-10 Section 21.2.3 and 21.3. Page C-41 January 31, 2014 i GeoEngineers, Inc. File No. 21102-001-00 Leml F'q http://projects/sites/2110200100/Technical Analysis/Site Response/Rock Outcrop Target Spectra Match_2475.xlsx Response Spectra, Sa (g) 10.00 1.00 0.10 I ( � 5% Damped 0.01 0.010 0.100 1989 Loma Prieta - Los Gatos AVE [C] 1994 Northridge -Sylmar Olive View Med FF EW AVE [C] 2001 Nisqually - Maple Valley AVE [IP] 1978 Iran-Tabas AVE [C] 2010 Chile - Conception San Pedro AVE [IF] 2003 Tokachi-Oki - HKDO94 AVE [IF] 2001 El Salvador -Santiago de Maria AVE [IP] 2008 USGS Rock Outcrop, 2475 -year Event AVE of All 7 EQ Time Histories 1.000 Period (s) Legend id] Crustal Event [IF] Interface Subduction Zone Event [IP] Intraplate Subduction Zone Event (Bennioff) 10.000 Response Spectra of Scaled Input Earthquake Time Histories, 2475 -year Event Washington Place Tukwila, Washington GEOENGINEERS...0 Figure C-1 rya v Itsui W http://projects/sites/2110200100/Technical Analysis/Site Response/Washinaton Tower DMOD Vs Profiles.xlsx 0 100 200 _c 300 a 400 500 600 0 Shear Wave Velocity, Vs (feet/sec) 500 1000 1500 • •` • • 2000 rsua • ••• • • • • • • •• 2500 .116 alb eft •` •• • • • • • • • • •` • • •` • • • •• Legend CPT -1 CPT -2 CPT -3 o B-1 o B-2 Seismic CPT —. Lower Bound Vs Profile Best Estimate Vs Profile Upper -Bound Vs Profile Shear Wave Velocity Profiles with Measured and Correlated Data Washington Place Tukwila, Washington GEOENGINEER Figure C-2 rri Ind rim ful Lai Lig tai V4 FL http://projects/sites/2110200100/Technical Analysis/Site Response/Washington Tower DMOD Vs Profiles.xlsx i 0 0 100 200 300 400 500 600 Shear Wave Velocity, Vs (feet/sec) 500 1000 1500 2000 2500 \\}\ ♦ ♦ ♦ ♦ T. • ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ •♦ ♦ ♦ • ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ Legend Lower Bound Vs Profile Best Estimate Vs Profile Upper -Bound Vs Profile Discretized Lower -Bound Vs Profile Discretized Best -Estimate Vs Profile Discretized Upper -Bound Vs Profile Discretized Shear Wave Velocity Profiles for Nonlinear Site Response Analyses Washington Place Tukwila, Washington GEOENGINEERSili Figure C-3 laW MEI ra hal W rri http://projects/sites/2110200100/Technical Analysis/Site Response/Surface Response Summary_DMOD2000_2475yrs.xlsx Spectral Acceleration, Sa 10.00 1.00 0.10 0.01 0.01 Legend 0.10 Average Spectral Acceleration, Upper Bound Profile Average Spectral Acceleration, Best Estimate Profile Average Spectral Acceleration, Lower Bound Profile Average Spectral Acceleration, 3 Profile Average 1.00 Period (s) 10.00 Computed Ground Surface Response Spectra (5% Damped) Washington Place Kent, Washington GEOENGINEERS Figure C-4 http://projects/sites/2110200100/Technical Analysis/Site Response/Surface Response Summary_DMOD2000_2475yrs.xlsx Amplification Factor, Surface Sa / Rock Sa 3.00 2.50 2.00 1.50 1.00 0.50 0.00 0.01 0.10 1.00 10.00 Le end Average Amplification Factor, Upper Bound Profile Average Amplification Factor, Lower Bound Profile Average Amplification Factor, Best Estimate Profile Average Amplification Factor, 3 Profile Average Period (s) Computed Amplification Factors at Ground Surface Washington Place Tukwila, Washington GEOENG1NEERS Figure C-5 http://projects/sites/2110200100/Technical Analysis/Site Response/Surface Response Summary DMOD2000 2475vrs.xlsx Spectral Acceleration, Sa (g) 10.00 1.00 0.10 0.01 0.01 Legend 0.10 2008 USGS Rock Outcrop Spectrum (2475 -yr Event) Interpolated and Projected 2008 USGS Rock Outcrop Spectrum (2475 -yr Event) Site -Specific MCE Response Spectrum 1.00 Period (s) 10.00 Site -Specific MCE Response Spectrum (5% Damped) Washington Place Tukwila, Washington GEOENGINEERS Figure C-6 V ru Leal hal W Lai Lid Lir Law 111 W fral http://projects/sites/2110200100/Technical Analysis/Site Response/Surface Response Summary_DMOD2000_2475yrs.xlsx Spectral Acceleration, Sa (g) 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.7 0.6 0.5 0.4 0.3 0.2 0.1 0.0 l J 0 1 2 3 4 5 6 7 8 9 10 Legend ASCE 7-10 MCEr Response Spectrum (Site Class E) 80% ASCE 7-10 MCEr Reponse Spectrum (Site Class E) Site -Specific MCEr Response Spectrum Recommended Site -Specific MCEr Response Spectrum Period (s) Site -Specific MCER Response Spectrum (5% Damped) Washington Place Tukwila, Washington GEOENGINEERS_g Figure C-7 rn APPENDIX D Report Limitations and Guidelines for Use (.0 1 l Lai t ` i • rni rsi kal WASHINGTON PLACE DEVELOPMENT :: Tukwila, Washington APPENDIX D REPORT LIMITATIONS AND GUIDELINES FOR USE1 This appendix provides information to help you manage your risks with respect to the use of this report. Geotechnical Services Are Performed for Specific Purposes, Persons and Projects This report has been prepared for the exclusive use of Great Wall Development and other project team members for the Washington Place project. This report is not intended for use by others, and the information contained herein is not applicable to other sites. GeoEngineers structures our services to meet the specific needs of our clients. For example, a geotechnical or geologic study conducted for a civil engineer or architect may not fulfill the needs of a construction contractor or even another civil engineer or architect that are involved in the same project. Because each geotechnical or geologic study is unique, each geotechnical engineering or geologic report is unique, prepared solely for the specific client and project site. Our report is prepared for the exclusive use of our Client. No other party may rely on the product of our services unless we agree in advance to such reliance in writing. This is to provide our firm with reasonable protection against open-ended liability claims by third parties with whom there would otherwise be no contractual limits to their actions. Within the limitations of scope, schedule and 6.1 budget, our services have been executed in accordance with our Agreement with the Client and generally accepted geotechnical practices in this area at the time this report was prepared. This report should not be applied for any purpose or project except the one originally contemplated. 1.1 I ai This report has been prepared for the buildings planned for the Washington Place project in Tukwila, Washington. GeoEngineers considered a number of unique, project -specific factors when Lod establishing the scope of services for this project and report. Unless GeoEngineers specifically indicates otherwise, do not rely on this report if it was: ■ not prepared for you, A Geotechnical Engineering or Geologic Report Is Based on a Unique Set of Project -specific Factors • not prepared for your project, /111 ■ not prepared for the specific site explored, or I.. • completed before important project changes were made. 1 Developed based on material provided by ASFE, Professional Firms Practicing in the Geosciences; www.asfe.org . GEOENGINEER. January 31, 2014 I Page D-1 File No. 21102-001-00 311 h od fl Ifind rot ru bad Subsurface Conditions Can Change This geotechnical or geologic report is based on conditions that existed at the time the study was performed. The findings and conclusions of this report may be affected by the passage of time, by manmade events such as construction on or adjacent to the site, or by natural events such as floods, earthquakes, slope instability or groundwater fluctuations. Always contact GeoEngineers 111 before applying a report to determine if it remains applicable. WASHINGTON PLACE DEVELOPMENT := Tukwila, Washington For example, changes that can affect the applicability of this report include those that affect: • the function of the proposed structure; ■ elevation, configuration, location, orientation or weight of the proposed structure; ■ composition of the design team; or • project ownership. If important changes are made after the date of this report, GeoEngineers should be given the opportunity to review our interpretations and recommendations and provide written modifications or confirmation, as appropriate. bud 1 lad L ad Most Geotechnical and Geologic Findings Are Professional Opinions Our interpretations of subsurface conditions are based on field observations from widely spaced sampling locations at the site. Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. GeoEngineers reviewed field and laboratory data and then applied our professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ, sometimes significantly, from those indicated in this report. Our report, conclusions and interpretations should not be construed as a warranty of the subsurface conditions. Geotechnical Engineering Report Recommendations Are Not Final Do not over -rely on the preliminary construction recommendations included in this report. These recommendations are not final, because they were developed principally from GeoEngineers' professional judgment and opinion. GeoEngineers' recommendations can be finalized only by observing actual subsurface conditions revealed during construction. GeoEngineers cannot assume responsibility or liability for this report's recommendations if we do not perform construction observation. Sufficient monitoring, testing and consultation by GeoEngineers should be provided during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether or not earthwork activities are completed in accordance with our recommendations. Retaining GeoEngineers for construction observation for this project is the most effective method of managing the risks associated with unanticipated conditions. Page D-2 I January 31, 2014 1 GeoEngineers, Inc. File Na. 21102-001-00 rr v bowl WASHINGTON PLACE DEVELOPMENT :: Tukwila, Washington A Geotechnical Engineering or Geologic Report Could Be Subject to Misinterpretation Misinterpretation of this report by other design team members can result in costly problems. You could lower that risk by having GeoEngineers confer with appropriate members of the design team after submitting the report. Also retain GeoEngineers to review pertinent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering or geologic report. Reduce that risk by having GeoEngineers participate in pre-bid and preconstruction conferences, and by providing construction observation. Do Not Redraw the Exploration Logs Geotechnical engineers and geologists prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in ,,r a geotechnical engineering or geologic report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance EMI Some owners and design professionals believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give contractors the complete geotechnical engineering or geologic report, but preface it Pul with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with GeoEngineers and/or to conduct additional study to obtain the specific types of information they need or prefer. A pre-bid conference can also be valuable. Be sure contractors hod have sufficient time to perform additional study. Only then might an owner be in a position to give contractors the best information available, while requiring them to at least share the financial responsibilities stemming from unanticipated conditions. Further, a contingency for unanticipated conditions should be included in your project budget and schedule. 6.1 Our geotechnical recommendations are not intended to direct the contractor's procedures, methods, schedule or management of the work site. The contractor is solely responsible for job site safety and for managing construction operations to minimize risks to on-site personnel and to adjacent properties. rsl Read These Provisions Closely rut Some clients, design professionals and contractors may not recognize that the geoscience practices (geotechnical engineering or geology) are far less exact than other engineering and natural science disciplines. This lack of understanding can create unrealistic expectations that ral could lead to disappointments, claims and disputes. GeoEngineers includes these explanatory "limitations" provisions in our reports to help reduce such risks. Please confer with GeoEngineers if you are unclear how these "Report Limitations and Guidelines for Use" apply to your project MI or site. Contractors Are Responsible for Site Safety on Their Own Construction Projects kaul rn GEOENGINEER/ January 31, 2014 1 PageD-3 1 File No. 21102-001-00 lA File No. 21102-001-00 WASHINGTON PLACE DEVELOPMENT. Tukwila, Washington Geotechnical, Geologic and Environmental Reports Should Not Be Interchanged. The equipment, techniques and personnel used to perform an environmental study differ significantly from those used to perform a geotechnical or geologic study and vice versa. For that reason, a geotechnical engineering or geologic report does not usually relate any environmental findings, conclusions or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Similarly, environmental reports are not used to address geotechnical or geologic concerns regarding a specific project. Biological Pollutants GeoEngineers' Scope of Work specifically excludes the investigation, detection, prevention or assessment of the presence of Biological Pollutants. Accordingly, this report does not include any interpretations, recommendations, findings, or conclusions regarding the detecting, assessing, preventing or abating of Biological Pollutants and no conclusions or inferences should be drawn regarding Biological Pollutants, as they may relate to this project. The term "Biological Pollutants" includes, but is not limited to, molds, fungi, spores, bacteria, and viruses, and/or any of their byproducts. If Client desires these specialized services, they should be obtained from a consultant who offers services in this specialized field. Page D-4 1 January 31, 2014 I GeoEngineers, Inc. Have we delivered World Class Client Service? Please let us know by visiting www. geoengineers.com/feedback. GEOENGINEERS� Form WA -5 (6/76) File No.: NCS-691142-WA1 Commitment Face Page 1�a7 A fF,k� COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY First American Title Insurance Company, herein called the Company, for valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagor of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of the Commitment or by subsequent endorsement. This Commitment if preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent. IN WITNESS WHEREOF, the Company has caused this commitment to be signed, to become valid when countersigned by an authorized officer or agent of the Company, all in accordance with its By - Laws. This Commitment is effective as of the date shown in Schedule A as "Effective Date." First American Title Insurance Company By: / President Attest: G- / Secretary By: First American Title Insurance Company f14,-.'"-- Countersigned Form WA -5 (6/76) Commitment First American Title Insurance Company National Commercial Services 818 Stewart Street, Suite 800, Seattle, WA 98101 (206)728-0400 - (800)526-7544 FAX (206)448-6348 Lavonne Bowman (206)615-3269 Iavbowman@firstam.com To: Washington Tower LP 18230 East Valley Highway, , Suite 195, Kent , WA 98032 Attn: Christine Lee FIFTH REPORT SCHEDULE A 1. Commitment Date: October 5, 2015 at 7:30 A.M. 2. Policy or Policies to be issued: Extended Lenders Coverage Proposed Insured: East West Bank File No.: NCS-691142-WA1 Page No. 1 File No.: NCS-691142-WA1 Your Ref No.: 223 Andover Park East AMOUNT PREMIUIM TAX $ 39,000,000.00 $ 10,535.00 $ 1,011.36 3. The estate or interest in the land described on Page 2 herein is Fee Simple, and title thereto is at the effective date hereof vested in: Washington Towers LP, a Washington limited partnership, through South Center WA, LLC, its General Partner 4. The land referred to in this Commitment is described as follows: The land referred to in this report is described in Exhibit "A" attached hereto„ First American Title Insurance Company Form WA -5 (6/76) Commitment EXHIBIT 'A' LEGAL DESCRIPTION: PARCEL A: File No.: NCS-691142-WA1 Page No. 2 THAT PORTION OF TRACT 9, ANDOVER INDUSTRIAL PARK NUMBER 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 71 OF PLATS, PAGES 68 AND 69, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT 9; THENCE SOUTHEASTERLY, ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 573.69 FEET, THE CENTER OF WHICH BEARS NORTH 86°37'32" EAST, AN ARC DISTANCE OF 15.07 FEET TO THE SOUTHWEST CORNER OF A PARCEL OF LAND CONVEYED TO JOSLYN MANUFACTURING AND SUPPLY COMPANY, INC. BY DEED RECORDED UNDER RECORDING NUMBER 5580797 AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 88°25'27" EAST, ALONG THE SOUTH LINE OF SAID PARCEL, 208.90 FEET TO THE SOUTHWEST CORNER OF A PARCEL OF LAND CONVEYED TO AMERICAN HOME PRODUCTS CORPORATION BY DEED RECORDED UNDER RECORDING NUMBER 5790710; THENCE SOUTH 88°25'14" EAST, ALONG THE SOUTH LINE OF SAID PARCEL, 140.09 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF A PARCEL OF LAND CONVEYED TO STATE FARM MUTUAL AUTOMOBILE INSURANCE COMPANY, INC., BY DEED RECORDED UNDER RECORDING NUMBER 6514046; THENCE CONTINUING SOUTH 88°25'27" EAST 224.93 FEET TO THE SOUTHEAST CORNER OF SAID PARCEL AND A POINT ON THE EAST LINE OF SAID TRACT 9; THENCE ALONG THE PERIMETER OF SAID TRACT 9 AS FOLLOWS: SOUTH 01°05'08" WEST 273.00 FEET; THENCE NORTH 88°25'27" WEST 505.43 FEET; THENCE NORTH 14°39'30" WEST 184.47 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 573.69 FEET, AN ARC DISTANCE OF 97.91 FEET TO THE TRUE POINT OF BEGINNING. PARCEL B: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS ESTABLISHED BY INSTRUMENTS RECORDED UNDER RECORDING NUMBERS 9205291516 AND 9404221926. First American Title Insurance Company Form WA -5 (6/76) Commitment File No.: NCS-691142-WA1 Page No. 3 SCHEDULE B - SECTION 1 REQUIREMENTS The following are the Requirements to be complied with: Item (A) Payment to or for the account of the Grantors or Mortgagors of the full consideration for the estate or interest to be insured. Item (B) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. Item (C) Pay us the premiums, fees and charges for the policy. Item (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions SCHEDULE B - SECTION 2 GENERAL EXCEPTIONS The Policy or Policies to be issued will contain Exceptions to the following unless the same are disposed of to the satisfaction of the Company. A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interest, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of person in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. E. (1) Unpatented mining claims; (2) reservations or exceptions in patents or in acts authorizing the issuance thereof; (3) Water rights, claims or title to water; whether or not the matters excepted under (1), (2) or (3) are shown by the public records; (4) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor, materials or medical assistance theretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgages thereon covered by this Commitment. First American Title Insurance Company Form WA -5 (6/76) Commitment SCHEDULE B - SECTION 2 (continued) SPECIAL EXCEPTIONS 1. General Taxes for the year 2015. Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: 022310-0090-00 58,584.16 29,292.08 29,292.08 2,970,100.00 1,287,800.00 File No.: NCS-691142-WA1 Page No. 4 2. Lease and the terms and conditions thereof as disclosed by Memorandum of Lease. Lessor: Lessee: Term: Dated: Recorded: Recording Information: CC - Investors 1995-4, a Delaware business trust Circuit City Stores Inc., a Virginia corporation 22 years September 20, 1995 09/22/1995 9509221661 Said Lease, among other things, provides for an option to renew. For a period of: Two (2) renewal terms of ten (10) years each The assignment of lessor's interest under the lease. Assigned By: CC -Investors 1995-4, a Delaware business trust Assigned To: Manufacturers and Traders Trust Company and Stuart A. Mitchell, as trustees Dated: September 01, 1995 Recorded: September 22, 1995 Recording No.: 9509221663 3. Lien for Local Improvement District No. 33 in favor of City of Tukwila Against: South Center WA LLC Amount: $43,313.55 Recorded: September 17, 2013 Recording Information: 20130917001591 4. Covenants, conditions, restrictions and/or easements; but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, family status, or national origin to the extent such covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes: Recording Information: 5256443 First American Title Insurance Company Form WA -5 (6/76) Commitment File No.: NCS-691142-WA1 Page No. 5 Modification and/or amendment by instrument: Recording Information: 5332848, 5500900, 6138154 through 6138173, inclusive, 6143022, 6138168, 6180358, 6188232 and 8703200329 re- recorded under recording no. 9406061388 5. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat or Plat of Andover Industrial Park Number 2 recorded in Volume 71 of Plats, Page(s) 68 and 69. 6. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 8503209003. 7. Reciprocal Easement Agreement and the terms and conditions thereof: Between: Chuck Haselwood and Joanne L. Haselwood, husband and wife And: McConkey Enterprises, 223 Andover East, a Washington general partnership Recording Information: 9205291516 Affects: The west 12 feet of said Lot 9 8. Reciprocal Easement Agreement and the terms and conditions thereof: Between: Best Products Co., Inc., a Virginia corporation And: McConkey Enterprises, a Washington general partnership Recording Information: 9404221926 Affects: Portion of said Lot 9 9. Easement Agreement and the terms and conditions thereof: Between: Best Products Co., Inc., a Virginia corporation, Circuit City Stores, Inc., a Virginia corporation And: Fidelity Associates, a Washington general partnership Recording Information: 9412291488 No coverage is afforded hereunder for any loss or damage which occurs with respect to exact location of the easement. Further, said reciprocal easement is subject to the terms of the lease agreement as stated therein and will terminate upon the termination of said lease. 10. Matters as disclosed by Barghausen Consulting Engineers Survey, Job Number 4267: a) Encroachment of planter areas appurtenant to the east of said premises into street right of way of Andover Park East (67th Avenue South). b) Possible encroachment of stairway and concrete pad into building setback area (Southwest corner of building). First American Title Insurance Company Form WA -5 (6/76) Commitment File No.: NCS-691142-WA1 Page No. 6 11. The terms and provisions contained in the document entitled "Development Agreement for the 223 Andover Park East Development as set fort in City of Tukwila Ordinance 2399" recorded April 15, 2013 as Recorders No. 20130415001542 of Official Records. 12. According to the terms and conditions of the partnership under which title is vested Omar Lee and Christine Lee, as Managers of South Center WA, LLC, as General Partner are authorized to execute the forthcoming documents in their capacity. 13. This item has been intentionally deleted. 14. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. 15. Easement, including terms and provisions contained therein: Recording Information: 20150528001110 In Favor of: Puget Sound Energy, Inc For: Washington Towers, LP Affects: as described herein 16. Assessment by: City of: Tukwila Account No.: 022310-0090-00 Original Amount: $43,313.55 plus interest at 5.52% Original No. of Installments: 15 No. of Installments Paid: 1 No. of Installments Delinquent: 1 Next Payment Due: October 16, 2015 Improvement: Roads Local Improvement District No.: 33 Filing Date: September 3, 2013 First American Title Insurance Company Form WA -5 (6/76) Commitment File No.: NCS-691142-WA1 Page No. 7 INFORMATIONAL NOTES A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. PTN TR 9, ANDOVER IND PK 2, VOL 71/68-69 APN: 022310-0090-00 D. A fee will be charged upon the cancellation of this Commitment pursuant to the Washington State Insurance Code and the filed Rate Schedule of the Company. Property Address: 223 Andover Park East, Tukwila, WA 98188 END OF SCHEDULE B First American Title Insurance Company Form WA -5 (6/76) Commitment First American Title Insurance Company National Commercial Services COMMITMENT Conditions and Stipulations File No.: NCS-691142-WA1 Page No. 8 1. The term "mortgage" when used herein shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of a defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment, other than those shown in Schedule B hereof, and shall) fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any Toss or damage resulting from any act or reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclosure such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option, may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of Policy or Policies committed for, and only for actual Toss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the Policy or Policies committed for and such liability is subject to the Insuring provisions, exclusion from coverage, and the Conditions and Stipulations of the form of Policy or Policies committed for in favor of the proposed Insured which are hereby incorporated by references, and are made a part of this Commitment except as expressly modified herein. 4. Any claim of Toss or damage, whether or not based on negligence, and which arises out of the status of the title to the estate or interest or the lien of the Insured mortgage covered hereby or any action asserting such claim, shall be restricted to the provisions and Conditions and Stipulations of this Commitment. First American Title Insurance Company Form WA -5 (6/76) Commitment The First American Corporation First American Title Insurance Company National Commercial Services PRIVACY POLICY We Are Committed to Safeguarding Customer Information File No.: NCS-691142-WA1 Page No. 9 In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and. • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. c 2001 The First American Corporation - All Rights Reserved First American Title Insurance Company .•• RECORDED AT THE REQUEST OF, AND WHEN RECORDED, RETURN TO: BOGLE & ,GATES Timothy R. Osborn, Esq. .wo Union Square 601 Union Street Seattle, Washington 90101-2322 . t• alkaLna44LENIOFANLA4MMINEEZ THIS ptcii,RoCA, EASWiTT,AGREEMENT ("this Easement") is dated as of this C+ -day Of , 1994 between BEST PRODUCTS CO., INC., a Virginia corporation ("Best") and McConkey Enterprises, a Washington General PartnershipA"McConkeY"). RECITAI4, . • • Ca1. Best is the lessee of certain real property U. described in Exhibit A, which is incorporated herein by reference A 91 (the "Best Property"). 4 2. McConkey is theower othe realproperty described in Exhibit B, which is incorporated herein by reference .of .. prcpe ("McConkey Property"). . . . . CD 3. The Best Property and the McConkey Property 4, are contiguous to one another. The parties desire to set forth terms by which' each'may use an easement for ingress and egress, which easement will lie partially on the property of each. -'' NOW THEREFORE; in consideration of the mutual covenants of the parties contained herein, the parties now agree as follows: .. . • 1. 'Grant to Best. McConkey hereby grants and conveys to Best a non-exclusive 'easement for ingress and egress across, upon, and over the portion of the.McConkey Property as depicted in Exhibit C. The easement granted in this Section is appurtenant to the Best Property only. 2. grAnt to McConkey. Best. hereby grants and conveys to McConkey a non-exclusive access easement for ingress and egress across, upon, and over the portion of tie Best -Property as depicted in Exhibit D. The easement granted in this Section is appurtenant to the McConkey Property only. . • . 3. Condition of Title. Subject to the ccintrary provisions of Section 7, each of the easements granted by the parties hereunder is subject to such prior liens, encumbrandes, and other matters of record as may exist on the date hereof. AGREEMENT • 1 9404221926 This Easement shall be subordinate to any present mortgage upon the property of the parties, and upon foreclosure any mortgagee or purchaser at foreclosure shall have the right to assume and enjoy the rights of the mortgagor, and upon such assumption this ;easement shall continue in effect. If such mortgagee or Purchaser fails,° ::within sixty (60) days after such request to executesuch documents a.s' May be reasonably requested by the other party tonf irm,such' assumption, the other party shall have the right to terminate this Easement. Upon the termination or expiration of this Easement,:the parties will execute and deliver tip tc other. such agreements as may be reasonably required to evidence smxch'terminati.on of record. 4 'Ku_t_uslLEMMWAlted. The easements created herein are mutual, reoiprocal easements, and may be used by each party for _ ingress and: egress "from theirrespective properties as well as to allow eaoh party toturn semi- tractor/trailers around to tack into their respective loading docks. Neither party shall do anything that will unnecessarily or unreasonably impede or obstruct the 'other;:party in the exercise .of the rights and use ,:of the easements' granted herein, or in the use of their respective properties for any purpose, or which May cause damage to the property of the other. ;:Neither party shall maintain any public or"''private nuisance on the property of the other, or take any other : action • on the; property of the other which may interfere with or disturb the quiet enjoyment by others of any surrounding property. Either party may change the location of the easement on its. property so long as the other party` derives a substantially similar benefit to that coritempl;ated hereby. • 5. Maintenance and Revair. Each party shall be responsible:. for repairing and maintaining that portion of the easement that "rests ; on their respective property, so as to insure that it is in goods condition. In undertaking such maintenance or repair, the repairing party shall take reasonable care to assure that the other party's use of the easement is not adversely affected thereby. The repairing party will give the other party at least ten (10) days prior' written notice of any repair activities likely to interfere materially .with the use of the repairing party's property•.by the other party. 6. puration. The 'easements `herein granted shall terminate upon the expiration of;that,certain lease agreement between Best and Seattle Fur Exchange, Inc.., dated February 4, 1994 (the "Seattle Fur Exchange Lease"),` which has an initial term of twenty (20) years plus an additional thirty (30) years of option periods (fifty (50) years total) If the term'' of ;the Seattle Fur Exchange Lease is extended, the ;term of this.. Easement will be extended accordingly, or shall become`perpetual'if Best acquires the fee ownership of the Best Property. If McConkey loses the benefit of the easement on the Best Property,.: it may at AGREEMENT 2 940422192E .......:, -. its:; option, terminate Best's right to use the McConkey Property. If 'Best loses the benefit of the easement on the McConkey Property, it may at its option, terminate McConkey's right to use the Best Property. Such termination shall be in addition to, and ;iiot iii"`substitution of, such other rights and remedies as the terminating patty may have at law or in equity. Any other provision in this Easement :notwithstanding, this Easement shall terminate upon the ; teriinat1on of the Seattle Fur Exchange Lease whenever occurring, unless.,` caused by acquisition of the fee by Best, and:: Best ,:shall have noliapility by reason of such termination occurring prior>` to , the' natural termination of the Seattle Fur Exchange Lease. 7 ` Warranties. E,ach' party warrants to the other that: (i) it has . sufficient; right, title, power, and authority to enter into this Easement and grant the rights contained herein; provided, the parties recognize that Best may only grant such rights as permitted by... atenant .with •the:'.unrestricted right to assign or sublet; (ii) the execution of this':Easement does not violate the terms of any other lease or .agreement by which the warranting party is bound and (iii)Best: ;:shall _ �rnake::; such physical changes. to tbe Best Property (including but not limited to fence removal and change in building configuration) as is necessary for the full use Of the easement as depicted on .:Exhibit D' by McConkey.'' ':As a condition of the effectiVeness..-of this.; Easement, Best:'' shall, concurrently with the execution hereof,`causc Future Shop, Inc., a:; Washington corporation, to acknowledge its consent to the grant of easements contained herein.`` 8':` Release and Indemnity. Each party does hereby release, indemnify, and agree to defend and hold the; other party harmless. from and against,.any and all liability, loss, damage, expense, actions,;. and.: claims, including reasonable attorney's fees and costs•::.iricured by the other party in the defense thereof, arising direct1y:or,•indirectly as a result of the acts or omissiofls of the other party, :their servants, agents, licensees, invitees, employees, and contractors in connection with their use of the property of the other pursuant to this Easement; provided, _however,;' that this paragraph does not purport to indemnify other party'for damages arising. out of or resulting from the sole negligence of tie.,..,indemxified party, its agents, or employees. ° 9. Successors and Assigns. The easements created .. herein are intended to run with the land 'and to be binding upon, and running to the benefit of, the parties;their heirs, successors, and assigns. Upon the sale, assignment or':other:... transfer of the interest of either party under :this; •agreeiuent' the transferring party shall be relieved of any obligation's under:; this agreement thereafter accruing. AGREEMENT 3 • 10. Recording; Excise Tax. This document will be recorded in the records of King County, Washington. Each party • shall pay one-half (1/2) of the recording fee and any real estate excise tax due on the conveyance effected by this Easement. 11., 'Liens. Neither party shall commit or suffer any • act or neglect whereby the property of the other shall at any time become subject to any tttachment, judgment, lien, charge or encumbrance whatsoever, and each will indemnify and hold the other harmless against all lbssicosts and expenses, including reasonable atterneys fees with respect thereto. 12. IMproveMents. ,Neither party shall have the right to make any itproVementsto,the property of the other. A6REEMENT 4 • BEST: Best Products Co., Inc. 1400 Best Plaza • P.O Box 26303 . . : ,- , ... Richmond, VA 23260 • . . . , . - Attn:''Real Estate and Legal Depts. , , . ., • . . 18. Exercise of Riahts. The parties may not exercise their rightsunder this Easement.until Best takes possession of the Best prOperty'pursuant,to,Oe'Spattle Fur Exchange lease, ' removes the fence and.00ipletes its initial construction on the exterior of, t49: building on the"Best Property, including the configuratiofl of the:bui4dinT, tc. reflect a configuration substantially siMilar to that 'shown on Exhibit D, or another configuration so long as the•contemplated easement is still to feasible and both parties' derive a substantially similar benefit 04 as contemplated herein; provided McConkey may use the easement 01 over the Best Property during said'initial:cOnstruction on the 14 Best Property so long as such use,will not unreasonably or l materially interfere with Best's constructicn.:' This Basement shall be void if such events do not occur within one year from O its date. The parties agree to 'execute an inst.rumant in. recordable form confirming the occiirrence'et suCh-eventS within Nr . .. cl the one-year period. • • ... • . . . .. AN WITNESS WHEREOF, the parties have executed this . . . Easement on the date first mentioned above. , ,• .' . . .,, . - $ • BEST PRODUCTS CO., iric:, a Virginia corporation $ . . • , . .74 BYV- edq,trateie-444/~. E ward ClingmanlJr. . ,, •. yice'President-qeneral Counsel ,and 'Secretary .• 14cCONKEY. ENTERPkISES, a Washington general partnership .;' By: Fred:McConkey, Partner AGREEMENT 5 ...,••••••••!•••• 9404221926 STATE OFVieni (10- COUNTYOFHenrici) ss. .* .' I certify that I know or have satisfactory evidence that W, Edudard alinainan'; Tr. is the person who appeared before me,. and said pats= Acknowledged that he signed this instrument, on oath statedthat he was a4thorized to e c't.rite the instrument and acknowledged ,it as the 4p_trer2roj Cid ci BEST PRODUCTS,CO, INC.. ; a Virginia corporation to be the free and voluntary act of sUch'party or the uses and purposes mentioned in the instrument. Dated: • (Seal:: or.::stamp) AGREEMENT 1 nall N4. (Namelegibly printed or stamped) Notary Public in and for •the State of , residing at .' My appointment expires to--ZO L. Vrtna V • 6 Acitk...)0..r+u i-teC.bant.c>56ce, V 14 2311 • COUNTY OF .KING ' I certify that I know or have satisfactory evidence that. FRED McCoNR1Y is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the GENERAL ,PARTNER of McCONKEY ENTERPRISES, a Washington general partnership to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated: ai/Act, o:Qq&/ q STATE OF WASHINGTON ) ) ss. (Name gth1y prin.ted Or stamped) Notary Public in arid for th State of Washington, residing a My appointment expires AGA E EMENT 7 • 940422132€ EXHIBIT A Best Property legal description EXHIBIT B McConkey Property legal description EXHIBIT C Drawing of:'•.MCCon)0Y-Easement to Best EXHIBIT D , ; „ ,"•„.• Drawing of BestfEaSement to McConkey , - • .• • AGREEMENT 8 EXHIBIT A DESCRIPTION OF LEASED PREMISES THAT PORTION OF TRAcr 7, ANDOVER INDUSTRIAL PARK NO. 2, Accon riga TO Tn. PLAT THEREOF , RECORDED IN VOLUME 71 OF PLATS , PAGE (S) 68,' ZN KING COUNTY , WASHINGTON, LYING SOUTHERLY OF A LINE DRAWN PARALLEL WITH THE SOUTH LINE OF BAKER BOrtzzrom AND 4 59 , FEET SOUTHERLY TFLEREOF WHEN mEAstatEn PEVENDICVLARLY 9404221926 . .. . .. . . . . .. . . . . . . . .. ...,' ...• • . l• •... l• 9404221926 EXHIBIT B 'THAT portion•:of Tract 9 of Andover Industrial Park No. 2 as per plat recorded in Volume 71 of Pfata„on Pages 68 and e9, Records of King County, Washington, Lying South of the•foilowing described line: BEGINNING'at the Northwest career of Tract 8 of said Andover Industrial Park No. 2, THENCE Smith 01'0 O5' 06 > Wast,,1•75.41 feet: THENCE•coftinuiing .Sou;detiy alocid'the,•We'stline of said Tract S and 9 along a curve concave to the Southeast having a:radius of 573.89 feat a -:distance of 59.72 feet to the Southwest carrier of the parcel of land conveyed to ,:loarYri Manufacturing and Supply Co.. a corporation, by deed recorded under Audits:Ale No. 5580797, belna the TRUE POINT OF BEGINNING of a line: THENCE Saudi:8V 25':,'27".,:East,: 208.90 f+llet.to the Southeast comer of the parcel of land conveyed by said deed<'recorded andel` Auditar's Ftie No. 5580797, being also the Southwest corner of the parcel of :land conveyed to American -Home Products. Corporation, a corporation, by deed recorded under Auditor's, -Ale No. 579710; THENCE South 88° 25' 14" East 140:x09 feet more.•ar Tess, ta'Yhe=Southeast comer of the parcel of land conveyed by deed recorded urider•Auditors Fie NO. 5790710, being also the Southwest comer of the parcel of land conveyed to State Farm Muttial,;Automobile Insurance Company, an Illinois corporation by Auditor's File Nb' 65140#S: • . THENCE;'South B8° 25' 27” East. 224.93 feet tip ihe. East line ot:;.-said Tract 9, being'the terminus of the Cine herein described: • SITUATE in the County of King. State of Washington.;. 4 ...• ACURA .DEALERSHIP .• • • • • • • • .• tr 0 BrsT PRODUCTS INC. STORE . . FUTURE SHOP STORE • t 11111_ 111111 1 1 1 1 1 McCONKEY PROPOSED RETAIL PROJECT 223 ANDOVER PARK EAST 4 HOMELIFE 1[1 1 -1.1 III L 1 STRANDER BLVD. IT 1 1111 ir 1 L 1 1 1 SCALE: 1" = 60"-0" McCONKEY EASEMENT EXHIBIT C AC DEALERSHIP 17) 1 cr3 BEST PRODUCTS INC. STORE In McCONKEY PROPOSED RETAIL PROJECT 223 ANDOVER PARK EAST FUTORE SHOP $TORE 61 11111[11_ 1_111111111110E111111_11111 • STRANDER BLVD. 1 1 1 11 1 1 1TriT1 00: [1 HOMELIFE 1111 IL ..) 1 1 1 1 11-1 1 SCALE: 1" = 60"—O" BEST EASEMENT EXHIBIT ... RECIPROCAL EASEMENT AGREEMENT .._. .... .. .:',...... .... SJI .. 0, .:' This Reciprocal Easement Agreement is dated as of the 3(52- day of: Ogiober/ 1491'between CHUCK HASELWOOD and JOANNE L. HASELWOOD, husband and with ("HASELWOoDS"), and McConkey Enterprises, 223 • • Andover East, a Washingtoo general partnership ("McConkey"). (-3 REC I 'PALS 5.7 A. Haselwoods are the owners of the real property described in Exhibit A which is incorporated herein by reference. An Acura C.0 dealership is located on said prOperty. ("HaselWood Property"). • . 1..r) B. McConkey is the owner of the real property described in • (NJ Exhibit B which is incorporated herein by refereuce "XcConkey Property"1. CTI . C. The Haselwood Property and McConkey Property adjoin each . other and in going to and from parking spaces and ingressing and egressin4 from their respective properties it is ConVenient and sometimes necessary tb cross over upon the other's property. WHEREFORE,in consideration of ten dollars ($10.00) and other good and mutual considerations, it is agreed as follows: 1. Grant to Acura : McConkey. grants to Haselwoods a nonexclusive perpetual access easement across, along and upon the property of McConkey in the area described in'Exhibit C and as depicted in Exhibit D. 2. Grant to McConkey Haselwoods grant to McConkey a nonexclusive perpetual access easement across, along1 and upon the„.. , ....... _ RECIPROCAL EASEMENT AGREEMENT -1 Btfoliit : TAX P.10Til ECiti I RE D iongooilliecgaspoo-sion p•puty.:, property of Haselwoods in an area described in Exhibit E and depicted in Exhibit F. 3.- Mutual Easements/Permitted Use. The easements granted above shall be considered mutual reciprocal easements, and may be used by each party for 1ngress and egress from their properties as well as to accommodate each party in entering and departing parking places any act that will impede or .•' • obstruct the other:Party in the.axercise and use of the easements granted herein or do any act tO damage or .make the easements impassable. 4. Maintenance and Repair. Each party shall be responsible for repairing and maintaining their own property so as to insure that it is in good condition. In the event either, coMmenceS such maintenance and repair which will temporarily- affect the access right of the other, reasonable written notice 61v411 be given to the other. 5. guraticin. The easements herein granted are intended to be of perpetual duration, running with the land, and appurtenant to the title of ea.ph, benefited lot. 6. Release and Indemnity. Each party does hereby release, indemnify, and promise to ,defend and. save harmless the other party from and against any and all Liability, .• loss •damage, expense, actions, and claims, including reasonable attorney fees and costs incurred by the other party in defense thereof, asserted or arising directly or indirectly on account of the acts or comissions of the RECIPROCAL EASEMENT AGREEMENT -2 other party, their servants, agents, licensees, invitees, employees, and contractors; provided, however, this paragraph does not purport to indemnify such party against liability for damages Arising out: of,bodily injury to persons or damage to property caused by or resulting,' from the sole negligence of the party itself, its agents, Or employees., 7:- tbn.s4ntApyLienhOlders The parties agree that if the consent of a,holder of a Aier0Orpther interest in either of the properties is required tO make either „easement effective they will take such efforts as are reaSonably necessary to obtain such consent. B. Successors and Assigns The easements herein created are intended to run with the land. .and to be binding upon the parties, their heirs, successors, and assigns. 9. Legal Action If either party defaults in any cc obligation hereunder and the other party is required to retain an Lin attorney to enforce its rights, the nondefaulting party shall be 0) entitled to reasoriable attorneys fees and costs. Lr) 10. Merger ' ThiS' is the entire agreement of the parties. igned the date first above written. 4,d McCorikey Enterprises, 223 h k Hase wood Andover Sast, a Washington general artnership ) 4WAtel 1 2 '0 Janne L. Has lwood Hy .1' Its 641.,i,aL . . (Acknowledgments FolloW.) RECIPROCAL EASEMENT AGREEMENT -3 STATE' OF WASHINGTON ) ss. ::COUNTY ..OF ) On' this day pe Banally appeared before me Chuck Haselwood and Janne L. Haselwood, husband and wife, to me known to be the individuals described in and who executed the within and foregoing instrument.:, and acknowledged that they signed the same as their free rid voluntary act and deed, for the uses and purposes therein me n d i ` G ven under my.:,,hand and official seal this day of /0( LC !.f') C') Ln R! cp C commissa.on expires: STATE OF WASHINGTON ) ss. COUNTY OF • MING On this day personally appeared' before Me "e_ Lcs.yt to me ;; known to be the general partner.of McConkey Enterprises, a I Washington general partnership that executed the within and; foregoing instrument, :; for and of said partnership, for the uses and purposes therein mentioned, and on oath stated that he/she was authorized. to execute said instrument on behalf of such partnership..:' IN WITNESS WHEREOF, I have hereunto set my hand and official sea l° this day and year first written above. ublic in and for the .f Washington residing My: commiss ion expires : 5 a:mac-021E.agt/5537/Oct. RECIPROCAL EASEMENT AGREEMENT -4 EXHIBIT A Tax Lot 022310-0075 HMI TI-lAT portion of Tract 7 of Andover Industrial Park No. 2, according to the plat thereof recorded in Volume 7.1 of Plats, Page 68, in King County, Washington, lying North of a line drawn parallel with the SOuttyline.::of...Bakiiirlaculevard, and 459 South thereof (measured at right angles)Siivata in . • . •.... ••. .•• '''''''''''''''' Icing County:, WashWiton. • • • • CQ Ln C?) CN J EXHIBIT B Tax Lot 022310-0090 THAT portion of Tract 9 of Andover Industrial Park No. 2 as per plat recorded in Volume 71 of Plaits,: On Pages 68 and 69, Records of King County, Washington, lying South of tlhe-following described.:lina_•• :. ' BEGINNING at the Northwest comer of Tract 8 of said Andover Industrial Park No. 2: THENCE Soutth 01• °` 05'' 06" West 175.41 feet; .THENCE:continuing Southerly along ttie:;•West line of said Tract 8 and 9 along a curve concave to '•:the'Southeast:havipg ` •. radius,::of 573.69 feet, a distance of 59.72 feet to the Southwest corner of the parcel Df land:conVeyed to Josl n -'Manufacturing and Supply Co., a corporation, by deed recorded under Auditor's FIO.:No. 55807,97, baing•the TRUE POINT OF BEGINNING of a line: THENCE South 8&° '25' :27". avast,. 208 90 feet to the Southeast comer of the parcel of land conveyed by said deed,recprded'under Auditor's::Fe No. 5580797, being also the Southwest corner of the parcel_;of land conveyed` to American Horne Products Corporation, a corporation, by deed recorded under Auditor's File No. 5797.10 THENCE South 88° 25!..i4": `Sast.:140.09 feet more or,.tess, to the;$outheast corner of the parcel of land conveyed by deed- recorded under: Auditor's File No. 579071di being also the Southwest corner of the parcel of land conveyed to;;State Farm Mutual:. Automobile Insurance Company, an Illinois corporation by Auditor's'Fite:No:'•651:4046; ;;'' THENCE South 88° 25' 27" East, 224.93.'feet to the East;line of said Tract 9, being the terminus of the line herein described; • SITUATE in the County of King, State of Washington. co Ln Cn (L) CV Cr.) EXHIBIT C Easement Description Over Tax Lot 022310-0090 The West'`12.90 feet of the following described parcel: THAT.portibn of Trlct,9 of Andover Industrial Park No. 2, as per plat recorded in Volume 71 of Plats, on Pages 68 and 69, Reccrds•.of.,King County, Washington, lying South of the following :described finer BEGINWINQ at the: Northwest.' corner of Tract••8 of said Andover Industrial Park No. 2; THENCE..S'outh 01° 98' 06" West 17441 feet;:` THENCE continuing"Southerly. alorrg;the West hne of:said Tract 8 and 9 along a curve concave to the Southeast `having a radius of; 579,.59 feet; a distance of 59.72 feet to the Southwest corner of the parcel of land'•coriveyed to Joslyni'Manufac�turi.ng and Supply Co., a corporation, by deed recorded under Auditor's,: File No. 5580737; being the TRUE POINT OF BEGINNING of a line; THENCE South 88° 25''27":East,,,208.90 feet to the -Southeast corner of the parcel of land conveyed by said deed recorded under Auditor's File No. 55.80797; being also the Southwest corner of the parcel of land conveyed 'to ,American Horne Products'Co+'poration, a corporation, by deed recorded under Auditor's Fie.No. 5790.71.4; THENCE South 880 25' 14" East 140.09 feet:more or les"s i to.;•the Southeast corner of the parcel of land conveyed by deed recorded under Auditor's. File No. 5790710e'beiilg:.aiso the Southwest corner of the parcel of land conveyed to State, Farrn.l\ilutual Automobile Insurance Company, an Illinois Corporatiof::by Auditor's File No. 6514044; THENCE... -South 88° 25' 27" East, 224.93 feet to'the'East' line.'•of•said'Tract'9, being the terminus of the Line herein described; SITUATE in the:;Courrty of King, State of Washington. Ss Mf srr� ,J•6'E6• a7i2 - :i4 t -Py-/ 1S3M el3AOONV , SJ LE£f brz / c. -T4 Ll') CD 0) EXHIBIT E Easement Description Over Tax Lot 022310-0075 1hse::East'12.00;feet of the following described Parcel "A" Tying South of the Westerly projection of 'thB following described line: • BEGINNING at the Northwest corner �f Tract "8" of Andover Industrial Park No. 2; as per plat rebordedin:Voltirne,7f of Pmts, Pages 68 and 69 Records of King County, Washington; 'THENCE South 01?' 05' 06" West 17641 feet; THENCE continuing Southerly along' the West dire of said Tracts 8 and 9 along a curve concave to the Southeast haVinv a radius�'of 573.69'feet, d' distance of 59.72 feet to the Southwest corner of the parcel of land conveyed to JoslynManufaturingand Supply Co., a corporation, by deed recorded under Auditor's File Nq: 5560797, . tieing the TRUE POINT OF BEGINNING of a Zine; THENCE South 88°'25' 27" East, 208.90. f.eet fo:;the Southeast corner of the parcel of land conveyed by said deed recorded under Auditor's;Fife No. 5580797, being also the Southwest corner of the parcel of land c onveyed to American Hartle.. Products Corporation, a corporation, by deed recorded under Auditor's File Na.. 57:90710 :and the teerminua,'of herein described line. Parcel "A" THAT portion of:Tract 7 of Andover industrial'.Park No: '2, atcording'tp tthe, plat thereof recorded in Volume 71 of Plats. Page 68, in King County, Washinp,ton; Tying North of a;line;drawn parallel with the South line:. of Baker Boulevard, and 459 feet South thereof (measured' at right angles). Situate in Icing County, State of Washington. • :f:435ID 3 `..:0-',1-1t03 44 -2 6 co tal r0 CD lJJ 8 2 (f) cc RECORD OF SURVEY PORTION OF NE 1/4 OF NEI/4 OF SEC. 26, T.23N., R.4.E., W. M. KING COUNTY — WASHINGTON • • *S19 -'F 0008 190 * N 86°25' 27°W 1086.96 I C E. 14809, V 607014.( PloW' 607.03 '.(6]6.E1 • S88° 25,27"E 11 20890'1. Trod ..... --SI:3.25'14'E 40091 09°46'444 r, 573.60' SOW 25' 27''E 224.93' 16. E$61. 4.;d:36%° (00- rnd. 3/4, I.R otE ). 1: (1) 80 a_ 11.\11.1MII SCALE 1 . 50' LEGAL DESCRIPTION IhrE1,1:S1-44;LiE CO. NO K30079, THAT PORT I ON OF TRACT 9 OF ANDOVER INDUSTRIAL PARK NO. 2, AS PER PLAT RECORDED 18 VOLUME 71 OF PLATS, ON PAGES 68 AND 69, RECORDS OF K I NG COUNTY. 5ASH I NGTON, LYING SOUTH OF THE FOLLOW 1 NG ..:11SCR. I BED LINE: BEGIROING AT THE NORTHWEST CORNER OF TRACT 8 OF SA I D ANDbfVER INDUSTRIAL PARK NO. 2: 'THENCE SOUTH 01 905' 06. WEST 175.41 FEET; THENCE CONTINUING SOUTHERLY ALONG THE WEST LINE OF ID TRACT 8 AND 9 ALONG A CURVE CONCAVE TO THE SOUTHEAST HAV I NG A RAD I US OF 573 . 69 FEET. A ▪ D I STANGE- OF, 59:72 FEET TO THE SOUTHWEST CORNER OF THE...PARCEL OF LANG . CONVEYED TO JOSLYN MANUFACTURING 4y AND' SUPPLY 60.0 CORPORAT I ON, BY DEED RECORDED UNDER • 01011TOR'S FILE NO. 5580797; BEING THE:YRUE PD:PUT 6 OF BEG.-LNNiNG.OF:A L 1 NE ' - • THENCE 'SOUTH 813`re5 ' 27" LINE/. 208.9e FEET T0.'THE —SOUT9E45T %CORNER' OF THE PARCEL WI_ AND CONVEYED BY SA I D DEED RECORDED UNDER AUDOOR 'S F btE NO. • 558079L, BE I NG ALSO THE ' SOUTHWEST CORNER OF THE '2 PARCEL OF 'LAND CONVMD TO AMER I CAN HOME PRODUCTS .:CORPORAT I ON, A CORPORAT I ON „..'BY DEED :RECORDED UNDER AUOLTDR'S FILE NO ...5790710.1 THENCE SOUTH 88.25' 14. OAST 140.09 FEET MORE OR LESS. TO THE 5OUTHEAW CORNER' OF THE PARCEL OF LAND g "'OONVEY&D BY DEED RECORDED UNDER' AUD I TOR S FILE NO. 57907-30, BE I NIG' ALSO. -THE SOUTHWEST CORNER OF THE PARCECOE. LAND CONVEYED TO FATE FARM MUTUAL AUTOMOB I LE— I" NSURANCE COMPANY, AN ILLINOIS CORPORATION BY AUD I TOR 'S F 1 LT- .NO. 6514046; THENCE SOUTH 138.2.2TI EAST. 224.93 FEET TO THE EAST LINE OF SAID TRACT 9, 13E1NG THE TERM I NUS OF THE • LINE HERE IN DESCR I BED; 27' C.1.1, SI P. al P and U. P. R.R. Eand. nr•—•—• A.F. No. 7809210346 N 88°25' 27" 505.43' SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. BAS I S OF BEARING PLAT OF ANDOVER I NDUSTR I AL PARK NO . 2, RECORDED I N VOLUME 71 OF PLATS, PAGE 68 AND 69, RECORDS OF K I NG COUNTY , WASH I NGTON. AS MEASURED ALONG BAKER BLVD . LEGEND 'ET-.REBAR W I TH PLASTIC CAP / L .S. 15650 = FOUND:140NUMENT 0 CASE BARGH:AUSEN CONSULTING ENG 1 NEERS .. :.• .....' . • • . . • • • • . . • • • . • • • - RECORDER'S CERTIFICATE 8563209003 SURVEYOR'S CERTIFICATE This map correctly represents o survey mod, by me or under my direa0r) in conformonce with the requirements of the Survey Recording Acl ot the request of 1. 1. i . -• Barghausen .'••••,...,' Consulting Engineers Inc. f -end Pion,,k,9, Som.! s e nif In°•r4,9 SP•cf911". 662, Se. TM SI. NIM 101•1.1. w.h. mar MO On rub . . .. . .. .RECORD. 0 SURVEY .r.. .... sill:, - OF : - . ....i.1 li4 i 1i640 Filed for record this _20__ cloy of _MAR._ 1985. at 3.6) P.M. In book _.4.4..cf Surveys at page _le. at the reclue St 01 DA NM y P. NA e.4 /.4," 11114%,..a.Wiall IMES S. MEW. PAY ' ri::. SAVE CO RPORAtION .:' C/O M ItilAE L TR °KIWI.' 32nd FLOOR : A. • • ,' • BANKOFCERliR ,:.' CALWASHINGTON PAY 'N SAVE CORR M FEB 198.5_. , _Cl. .i IAAZ I DRAWN BY CHECKED BY 0 , 4, A, DATE 214/0S. JOB N. , 557 , • - KING CO., WASHINGTON Manager SUR/ 0t Records f Certificate No 15650 2. ,i.95 SCALE T. B. No. __. • �• `• �: ••'. ;'�,•, DAT. ORIGINAL '1^E" t, �y 19I File No. 457-60 DN OF l `TION$ 91••03/22 N04a5 IR •.1, . Y RECD F 9.00 DISCLAIMER RECFEE 2.00 CASHSL agerc11.01 WHEREAS, Union Pacific Railroad Company, a corporation of the State of Utah, (which through merger with the Oregon -Washington Railroad 6 Navigation Company became successor in interest to the real property described herein) had or may have had an interest in the property consisting of 1.03 acres, more or less, situated in King County, State of Washington, as described in Exhibit A, hereto attached and hereby made a pact hereof; and ln WHEREAS, Union Pacific Railroad Company does not now claim any right, title or interest in or to said land; N NOW, THEREFORE, Union Pacific Railroad Company M does hereby disclaim any right, title or interest in or to C=) any of the property described in Exhibit A. C>7 IN WITNESS WHEREOF, Union Pacific Railroad Company has caused these presents to be duly executed as of the 5". day of )i'i h , 19'# 3: Attest: I-'0 a/ . //ils c/ By ► _a«.,� • . 4 f Assistant Secretary Executive v ce Pre 'dent -Operation ..J ,,/j .(Seat) , UNION PACIFIC RAILROAD COMPANY. 0358i 1 • • 2.f7 authorized in their respective capacities to execute the Nforegoing instrument for and in the name and behalf of said corporation, and further stated and acknowledged that they • - 1327.15' N.1°05' 06"E. • 1 •aiEn'=- - 0 0 l lo' to •fir 1331.04' \ I N,o°57'48" E. o A cont', 10. 30 aai 4-596750 EASEMENT PHIS INDENTURE, slide this Nth 'day of aertt "- 1975, 1974, between PUGET WESTERN, INC.", a Washington' corporation, sn . • 'hereinafter called "Grantor," and CEICAGO, 1[ILWAOEEg, ST. PAUL v AND PACIFIC RAILROAD COMPANY, a Wisconsin corporation, OREGON - IS oo WASRINGT3N RAILROAD'& NAYIGATLOIN COMPANY, an Oregon' corporation, r- and its Lessee, ONION PACIFIC..RAILROAD COMPANY, a Utah corpora- - tion,.hereinafter collectively ^.a11ed "Grantee", W I T N E S S E T g: That in consideration of the sus of. One Dollar ($1.00) in hand paid by Grantee to Grantor. the receipt of which is hereby acknowledged, and the performance by Grantee of the cove- Hants hereinafter set forth,. Grantor hereby grants nntb Grantee,_ without Warranty of. any. kind, the right. to install, maintain and= operate standard gauge rail -teed tracks.in•accordance with a, pian . adopted ae part of a railroad rvioe.agreemett for Andover'Park as heretofore entered'into between Lha parties on August 28, 1961, "along, rover and across a right' of Way of various widths On Grant^r'; property located on.portions or 4ections 23. 24, 25 and 26, Township 23 North, kange'.4 Rest, W.M„ the center lines and widths ;of 'laid easements being mbre particularly deacribed.es ' • follows: PARCEL 1• • Thesi p<rtions of the plat of Andover Industrial Park No. 1, being a portion of Sections Twenty- three (23) and Twenty-four (24), Township Twenty- three- (23) North, Range Four (4) Oeet, W.M.,, King County, Washington, ea recorded in Volume 61 of Flats, page 36, records.of said County and State, described as follows: • a,aterly. twenty -revere (27) feet of Tracts ,,• . (,) and Two (2) end the westerly twenty- n^ren (2?) feet of Tract 3 of said plat. Description: King,WA Document - Year.Month.Day.DocID 1975.421.345 Page: 1 of I1 Order: 198308310227 Comment: • • • PARCEL. 2: • • Those portions of the plat of Aadovor Industrial :Park No. 2. being portion' of Seetto'ai lineal- • ' three (23h'ttrattt74five.(25) .wd'Irenty-sis' 126). • : Tovoahip,T%aaty-throe (23),Iorth, Range Pour (4) •gait, Y.M.; Ring County,-Vaehiogton. as recorded in Volume 71 of Plata, pp. 69 and 69, records of said County and State,-de!eribed•aa follows: The easterly twenty-seven (K tent of Tracts One (1). Two (2) and Seven (7).of-said plat, the westerly twenty seven (27111) feet of Tract' Three (3), aglit (0) and Vine (9) of said plat.. and tbe.easterly thirty-two and five -tenths (32.5). feet of•The-sougierllr two hundred sixteen and ninety -nice hundredths 1216.99) feat of Tract. • Ten (10) of.aald plat. • -PARCEL 3: • Those portion ofo� ihe.plet:6f. Aader Indaatrial ' i Park Vo. 3 lying n Sectiona Twenty-five (25). • . and Twenty -air 1261. Township ,TVenty-three :(23) • ;Vdrth: ihnge•Pear7(4)•Reet0V:M.,•ES.ng400at9: Vee)d.agEbb, da-roeordea'Sa Volai,7B.;df..ilAts, 'PP. •6,and7,'Recerdaof.aoaidCriatyend•Stater: • 'described as 'follblrar • • - . • The westerly tveat -aevea..(27) feet of Trate .' One (1) and four (4) of•aaid plot; too eeeter1'. twenty-seven 127) feet of Traet Three (3) of said plat: the.,aaathweaterlytwenty-aeven.(27) • feat'of:Tradt PL?e (5) or'aaid-plat, and•.tho , aoatberlp oad eseterly, twenty-seven (27) /at of.Tract Six (6) of'said plat: ' • ; PARCEL !t: - •• ' Those portions of •the•plat of Andover industrial Park• Vo. •1F lying ln, Section: Twenty-five (25), ' • Tovnehip.tvgnty-three, (23) North. )iaoge.Pour.(4) East, Y.M.,:Etag County, Vashipgton. as recorded in •Vol- 79 of•Plete, pp. 39 and.40: records -of aaid•Colinty and State, doser hed oe follows: • Tho' southerly and Westerly •tveoty-seven (27) feet•of tract One (1) of said plat and the • southwesterly twenty-seven (27) feet of Tract 8 of said plat. - • PARCEL 5: Those portions of the plat of Andover Indus- trial Park -No. 5 lying in Sections Twenty-five (25) end Twenty-six (26), Township Twenty-three (231 North, Range Pour (4) East, Y.Y.., Ring County, Washington. es recorded in Volume 83. 2. Description: King,WA Document - Year.Month.Day.DocID 1975.421.345 Page: 2 of 11 Order: 198308310227 Comment: • • -, of Plata, pp., •• 2 .n4 23. re4orda -of .chid Oatint1. ,add.State. tieecribed•as folloist • . • • •The .northeasterly forty -tab.. (112) feet end the southerly ireetli-in (27)••feot of Trait an*. (1) :ot said plat: • the. aoltencelf%forty-taro ) •reet'of-tiracts::hto,.(2)and. ee-(3)•o1 said Plat: the northerly wad in stet'ly. tnslaty=sedan (27) test of -!seat •Itai (li) • lad .4tid plat.' the ' westerly rsrty-ass and ifive-tentbs- (56.5) feet of Tracts (ive .(5) and 818 (6) at saki plat, and the easterly 8renty-861441 (27) feet 'of, , ' Tracts Seven (7) .and Hilt (8) of said plat. • • - PARC$ . 6: • • A stay of land in the hartbeest Qtartei.of the Southeeet Quarter (I i Sid of Section Twenty= as: (26) , lovnehsp.Tsentyrtbrse (23 lortb.•Range . . Por (1i). Bdet, W.1L, pe eight? (M) Seat .io ' irldth:'and.'having atent .oe and Yivn-teothe " ' (23:5) Leet of•eneb vidtb•On the veeter7j side •• end: -fifty -aii.•atid, ilia-tecthe (5(vti5).'teet:ot. . _ • 'troch•rsdth,on the .eastern aide of• .the 1o_i1.or. • .14 - described cehte:?inei Begirintng' •at. the ` °-.t :hsoet oora+ep:pf; Treat o: G, plat • o2 lndover • lndristrial. hsri b: •;5; :,as ; .; .. 1 ' . roeosdell. ia;4olaine 81. of+ pieta; pji:r 22 ash, reeds3e 6r ,.said. cctint,i id(• state: • thetics' o44b ' ,• , .:•one degree; forty-seven •amiss,, testi ` t seoobda `(O1 7' 28:)"filet,: nine .OomAEe� t7 . one bud ttfy-orven•baadredths 199141). feet to. the birth lint.of.kialiler,bodletiwrd•eta¢;the..= " end 6t'said Debter110o' desari'ption.• . pac6L 3: • , stiip,of'land"'Lit the dortheaat•Quarter of,thn ' • 'So:•l,heaet'Quarter"(11111'SSi)•ind.tlte So'uthea'st' . Qiarterof •the •Southeast Quarter• (SIN. • . Section- ineoty-eiz'•'(26), 'Tostiship4Tvent7-three ' . • (23). Iorth, : Ra o :Paan • U) nt,.. Y.1L, • ba lxB . 'thiry-tour •(36.. feet' in 14.4%, having seven- . • teen -feet -(17!) 'of; each.vidthh.bn either side. of . the following described centerline: -• • Coanaoeing at the soutbrest coroer'ot said ' Tract ho. -6. Plat of Andover industrial Par 60.'5; thence•South one degree,-fortt-eeiea • tdimstea. twenty-eight:seconds (01°.1171 28°) Meet, five hundred aizty-one and fifty-seven. hundredths (561.57) feet to the True Point of • heginning; thence South two degrees. thirty -tour stinutes, twenty-one eeconda (02° 311.! 21°) West, ninety-one and eight? -two hundredths (91:62) fent; thence along a curve to the right having a radius of tour hundred ten and twenty- eight hundredths (1:10.28) feet an arc distance 3• • • • • • • • 4 • • dR t)Ait•1litrtQeed ..t.�oRs n::1 natty-.1z.l . •••• (617.36) 'feet' ttttoolth.'Y .avbtial'aagii: of • ei*ti' • • "St .4sgees • tsars te�e,;fifty eprit.seeettis • tab°:•12'•°53ih'lied •be1i 'the ,ORS of:ieiis`-demterline d,bcrlptioo. • • • R 6Pf :ttiit pig(ioo described :in• -.Parcel 6abeve- • PARC*. 8i • • A strip of ldod in the•iorthosst 4oartor of the,. SattfieaVarier (38g 81�t).•tad 4n the Southeast • Herter of the Southeast carter (2194414), section Twenty-six (26) • Totin+Aip twenty-three' (Firth', rth', • Range' Pour (14) Bast, .111,P1:, hob* fifty -fu (54) • • •feet in width, -having -twenty-seven (27) feet of each• width on either aide of..the' following de-, ' - scribed centerline: Comeenciog at 'the southeast •corner of laid Section ilienty-six 126) ;' ttwooe Borth : a •degreef,. •tiwaty-, tvo.sdmitos, twenty seconds. 102° 22'.20') Haat" • . f, 5 w albne- the east. kind of, (26)• a•dLeteuce.of!six .1nmdred.tert7=tonr..snd.7e aty _three ., t hondredthe• (6b4..63)•feet;.•,thence , Korth. eighty-eight •.j • degr�ees; . twaiuelve rates;' thirty -vac `secoold _ •• :� : • , ($0-°e12I• 31 P) vett; A •dlp.7•00e; of"aiae•7smdred • "• i . . • forty-two and fowrt ..i t }mpdsgdthiltA248) ; feetc •i to the . frne. rotnt wit ° 8egkiu1ir6:• . `w�4eg P ' " •iarve.•t t• the .eft hit a r4dlwis of staee,•t uedty '.• aa4 ifiateeo:'b reds 3 :16):`test;;; to :' 6 tOr • - ••of iibtttf.8bikrd�oratl,:sawabty e8� fifty-apveo ., ••miontetio•aevent:een•seoities (90• ° . 57'..-77•f'•tieer;.en• .: aloe distance, of nirib'tt:and •thirty-nind:hugdredths. • .(90:39)• feet . a central, angle of •eeveateea devdeit: firt'edn"udn9'tde; ;fifteen 'eecoeds •(17°• . . 1525'); 'thence•Horth'one degree,- forty -coven • :: •' miwwnitee,. tweritp-eight' aecvada (01°'47'. 28'). East •s• , a • dieteaoe, of :six hundred forty -fair and .fifty- • .. • • • • •• fLie • leanidredthe (614-55) . fait to ;the north lint of • .. ' ' : • • • ![inkier Edalevsrd 'sad the -end of `paid, cen_ terline • • ' deaeription: •. , • • • ' PARCkd, 9:...: • • •' L. strip of ..land .in :tbe 1ortheaat Quarter of • the' sontheaet Quartet.IISk4.86i and the South.: • • esat ,Qsuirter of. the '3cutheast.:Qperteir (SP •5814) of said. Ssetioo• Twenty-six (26), ?owinebip • • Twenty-three (23) forth, Reese four (4)•East; V.1(., befog,fifty-tour (54) feet in:width and having tventy;•seven 127) feet. of raid• width • ' on'either aide of the following described..center- line: .• • 4. Description: King,WA Document - Year,Month.Day.DocZD 1975.421.345 Page: 4 of 11 Order: 198308310227 Comment: • ...: • '. • Commencing—et :the eeatttsest .cornea' otsail • ..'eectiaa'itnaty ,(26)i •thaoee fosth 400de- • si, 'Hatog -tYos► , tvei ty l etelada ••: • , Tie 22*: 2D`)- S.L' e s mit litti4f. said'. ;.. 8eetigai htmdred torty4exr:did Idxl2!etieei : . bandredthr (6411.:6)) test; -thence 7orth • eighty.; . eti� 1degrees, twelve a{mtes° thist-o-0 seecode (68° 12' 31') v, t, one hnod.ed fortylonr and-'• • fort)«eight hoatredth1 (14.J8) feet to ,th e.hrae. •� Point of thence North-tasrnty- toner -Am' grata,•fitt niaates.•file aeeoodo (264 581 -. 5')• East, fifty (50) feet, thence •along a carve • to the .left hewing a radtds of three hundred • ninety-seven and twenty-four hundredths 4197.24) •feet, an aro dictates of one Londsed.seveotj- •tcnr end fifty -six bboaalredths (174.56) feet . ' • thrsugh s central angle of twenty-five ,degrees tentas, .thirty -amen seoonda •(25° -10 3/1); thence North one dogreo, forty-seven minutes, , • • tvbbty-el t-. secunda (0Yy:tile •28°1'.nkat; one • •tbousendt live hared' ten -and ninet*«te o neon- . . • dredtbe `1,510':92) feet td t'he'eo:aehesit dor'ner e. ol; said /mot 1o.'8, Plat 'of.',Af&over,�ataial •?ark'10. 5,•.betag,tha end et.•eaid 4,4A -trails= , • .deacriptiba.•? ; , ' ' ... ' " ' • 'A'-etrip of land in 'the; Svatheant Qnarter-of the • Northeast Q•eiterlfatiNEW and Abe. Northeast ; • ' ` :Qtarter.of•'the'Soa eget marten 01181 Ri) of ' • Sootion• Tbeatii el: 26), .Toimship Twenty-three' ' • • (23)•1ortb, Rue Pour (4), liseti V11.,.being " twenty-three and five-tenthe•(23.5)'feet •in• . !width and adjolaing'thi 'vests%y : edge' of .said.:. • ' tracts 5-ane,6, and the•.wsiterlyand-northerly ....- .. - •edge of said•.tract 4; 'saki.Plat'.of Andover'rek• - ' BICH; PP that. portion described in Percel. 3 abo ve.sdnivetri2a51ar sakdUo!we,:5*nioa(2td)8ee r tioae,lteuty- PARCSL 1: ' .A etrip_ot.land in the Southeeet Quarter ot•the Northeast ,Qsarter.end The •Northeast Qtarter.ot - - the Soutbeset Quarter. (RN 1841 and La, said Section, Twenty -mix (26), bell* thirty-four , (34). feet in width, having seventeen (17). teat of said width on either side of the following' described centerline: - Coeeaeoning at the northwest odrner of .std Tract No. 5. Plat of Andover Indnatrial Park 80. 5; thence aoutherly slang the westerly boundary of said tract a dietanee of eleven 5. • Description: King,WA Document - Year.Month.Day.DocID 1975.421.345 Page: 5 of 11 Order: 148308310227 Comment: • • O r 11 :aa4 ninety -tour husidredths,(11;90 ,feet 'to'the' • • - 3Yae•point;o1-pie , thence aloes t curve to• •the"right hunted a radius of four*MAW-ten . and twenty -e bam t dredths (410.28;' feet 'an are • 'distance of sic iandred tumid-lodr and..oighteen hbadrodhie (6211.18) Leet through s epatyal ugg1e of et�ty-,uvea degrees, tan tdmtes,(8'70. Au, 00") to'the end ofrapid•centerline dOseript1on. EXCEPT that portion described in Pared 10 above: • Paul. 2: A strip,ot lsnd'in the Sdatthvbet Quarter of the' Northwest Quarter (34 iii), Section 'Twenty-five (25), Tovnehtp•Twenty-three,(23) Borth. Barge Pour (w) East, "44.; in the Sohtheast Quarter of• iortbeast.cparter (Sea REV and in the Northeast ' Quarter of the Sontheaot Quarter (110 000, said ' . • • section Sweaty -sus (26), edict Toimdbip and BRAS*, —beim twenty' -seven (27)1 feat in width and adjoining the easterly boundary of said beet 8, the sopthedat- erly•bouhdary or said Tract 7, end.tbe,southerly:,- . boundary of Tract 1', said Plat of Allover indnetrial . Park.in. 5. ' . • . . '• . A ;.etrir of Mand is th'c' Sotstheoet"Qietei or,the . . •!ort! •c Quarter. (331,j14) .of, Sects. twenty- . eL Sung teipatj-seven' (27) .feet In. i:idth and 'ad ag the soathvesteriy.boundarp;of. enid Tract 5. said Plat of Andoier tnduetrial Park No. 3. • EXCEPT that portion described in Perce1,10 above. PARCEL 14: A strip of land ia'the Southoaet: Quarter Of the • Northeast Quarter (33h NEW, Section Twenty -biz. (26), being thirty .(30) 'feot 1n 4dth'end having • fifteen (15) feet of eatd vidth•od eitbor•eide of the following deocribed centerline':=• • TTra• act 5i, saidt Plaatn0! Aado'af orllsdustrielf Parkd ` Bo. 3;. thenee Seim fourte'en'de ea; •thirty- • n ine minutes,' thirty seoobds (14° 39' 30") Beat a dietenoe of thirty (30) feet to tho'Tiue Point of Beginning; -thence along s curb td the right having a rediva'ef fear hundred ten and twenty- eight hundredths (410.28) feet an are distance of three hundred ninety-four and seventy-four hundredths (394.74) foot throug'.s central angle of fifty-five degrees, seven minutes, thirty -fav seconds (55° 07' 34"); thence South forty degrees. twenty-eight minutes. four seconds (130° 28' 04") West e distance of ono hundred twenty-four and eleven hundredths (124.11) feet, being the end of ssid centerline description. EXCEPT that portion described in Parcels 3, 10 and 13 above. 6. .I• pf Description: Ring,WA Document Year.Month.Day.DocZD 1975.421.345 Page: 6 of 11 Order: 198308310227 Comment: PgRC1N.'• l5: f A strip ofluni'fifty-four (5900) licit in width •,s ,being tweet} -Truro (27.00) feet oti,eecc side of f the center' is the Southwest *eater. of the ".1 r' • Northwest Starter ($114.714) of Suction ?veaty-five • (25). T?wodiip Twenty-three (23) North, Banda 'rout • :V (4) Raaf;• Y.1(.. •described mm as follows: Ooeacieg et the Southeast corner of Tract B. 'Andover Park No. It ea recorded in Volume 79 of Plata, Pages 39 . and 40. Records of Hing County, thence- Lath' :arty -five degrees, nine minutes, twenty-seven seconds (45e 09' 27"). Rust forty ((1D) feet more or loss to the -oast margin of Jusee Christensen . Road to the ?rue Point or heti:ming, theaee con- ' tinning South forty-five degrees, eine minutes, twenty-seven acoonda 145° 09' 27.i Raet one hun- dred forty 'OW) Peet more. or lead to the West • bank of the Green•River, being the•end-of Said ' • centerline .deecriptlon.'• - Thle easement- is•granted ori. Wee;following.terma and. coodittoaa:'• . 1.,0rantee;.agrees•that eo.etroctorea other, than' ran ; • . -road .grades: tricitage. ;andtrelated ta6iiitiea 'are; to :be conatsoc-;.1 ted by Orentee on -the laud covered by thin eaeeimont r1 t.'- • •. • 2. Grantor exproselp,reser ee'e•thoi right -to fnstsli underground vetor; sower, drainage.,'oleotrie power gca.and tole= ; tone service, o►er,, upon'or ccd'er said •lbnd; 'Provided, however, • that' ouch 'inetatlatioa shall be made beloei the ourfede.of the , grpead and 'e'en not to interfere vith,the traokego of 0raatee nor, • ' . the use of eaid right,or way. by Grantee or its bperatios.:. thereover•, • sod 0rentcr agrees that installitime of ouch.fatiliti-es shall,bb performed•in otrict accordance with the 'specifications hd re- quirenents of Grantee. 3. The right hereby granted shall cease and determine whenever Orantee shall have permanently ebeodoned paid facilities and thereupon, at the request of Grantor. Oran tee shall promptly suave its trackage end facilities end loeve the roadbed and pre- mises in good coedit:On. • 7. Description: King,WA Document Year.Month.Day.DocZD 1975.421.345 Page: 7 of 11 Order: 198308310227 Comment: • 4. Oseatee•sgrbea id Dol arq ink all taxes a • • d egatast its said facilities. • . • . •' •. • • '-5..,Orantse shall be reiponeible 'far sintemace of its : facilities located - on the teeesent areae hereinafter described, :and for' those portions of said easement aress used for lead, •any peseineor•Otorage track purposes, and ahall•keep said tress' and. facilities in a safe, clean, wholesome condition in keeping with • too protective covenants of, Andover. Indnetrial Park. 6. Grantee will assist in necessary application for • street crossing pernita whiff, dhill !rose time to.•time ia.tbe • fhtnre bo .required•Sor rm'ther order1 developeient.ot Andover •Induetrial-•Park, acroaa present and future public •strebte within • - said Yark.' • • •�.: ;• 1:.; f�antee .frill ,$rpnt .to nbctciad• -pri;vate wste, Mite • railroad' droseinga, not to etceea',three 11i'maIDer,•cvel utl' • , somas •wye•tiecim' B -J -S, One. in traok.,$-J, ono..7a;•treak4714• and •ono•in_track 6-11,.:on. toe-ueual• tern:. aid cooditibna'ae',prodided in the Standard printed' for now in use; 07 Qraatee.-"'•Said t?eck'- aroasinge-shall bo ivatallod and maintained by Grantee at.tbe sole. - • • 'expense'ot•Orintor and/Fr-said abutting oweera.'; Said croaeinge • shall be ;weed only for •aece•aa to -"the are.,incloeed irithio.said ' ' vye.rack.l' E for parking of aatomobilba, sad for'na other put-`- poso, and holders of said tiweeing rights shall install wheel• ' etope or other'protootivo deivieea of such nature and -at inch lovi7 '•� tions as shell be preecribed'by draatee'e•General•lienager. to • prevent perking of autocarbiles et en unsafe distance" from said • rye track 11 -J -S. I11•YI?NESS WHEREOF, thio instrument has been executed 6. Description: Xing,WA Document - Year.Month.Day.DocID 1975.421.345 Page: 8 of 11 Order: 198308310227 Comment: • • • • • • r hereto ,as of the day and year first eboye written.. 'f P41i37 b11111El)t, 1717. • feeretary �f�; rm��` .. Attest: ';"*.` *`iii -i _. f,R•t , . I�i • ,••''�M a `: fl'+..40v �`�, :..,,.. • 9fAfE OF wA91[I>dl . • • ' 3Ci : County Of Ein6 ss. + Oa this , of .. , . 1972, bet re see . , personally appeared ' . L�7y� ands- r,Var�{ yl to e lmowa- od .1�� 110, respectively, o +; Imo,•Dm.'. one of a Zrporations that execnted•the within and forcein6 iahtrumeat."end acknowledged said instrdasnt to be the free cud vehantary act and dead of the oorporatioa, for, the Imes and por- •poswt therein Mentioned. and on oath stated that they were auth- orized to 'execute said instrument and that the. seal affixed to the corporate seal of the corporation. 7 I1 Ws= D, Khan hereunto set ip�,iand end' affixed e4 official seal the day and year first if, s. / { `s J �r /�( , O• . I C n • .•..•:•1".f>' i of 7raashtngtoa. resid )) lb commission expires ./ ."- "7 9j J�I4ill ... IR1A1 . COCAoo, iQLim, ?ADL • AID FAC/FIC 11AI1gOAD F'. f t' .11 ahapros RAIIADAD 'COMMIT 1LII.ADAD CO1C!AYY S. • .. • •Y1a • 1' • Description: King,WA Document - Year.Month.Day.DocID I975.42I.345 Page: 9 of 11 Order: 198308310227 Comment: • 9MAla OF. iia) . • • • Caaaty' or Cook " . 0a cite. -�• •dd o! perwnally. ippserecd".-" " • • ; to' ne • knoati to be the ^171 f •`- and respec..ively, of 'the �, , ,-. 8t. BAII�AD.bOi>1 ur.. one of the • eorrppoolrs�dooS t'aat ex :caved. the within • '.and foregoing lustrueeot, .and aolsiow1ededsail iastintient trite •• • • the tree, aad',o]antery set.ted ed 'dsi4 or. the eorpoietion,:lot the ' . tees: and purposes therein areationed,•sad on oath. stated that they. •.. • • were authorized to execute said inetrasient aid asst• the seal af- fixed is the corporete.'eeal,of the Corporation. • ' IN MI1Y$SS-11111131Dr, I bate bereicnto Set aQ hand ens - affixed my official seal:tihe day and"year first above written. St a • , . WOKS \441. •�. . • • Boothih3 for Dcu€lsa County, • refreshes, residing at Ssa.s.i t corns eaten expiree 10. Description: King,WA Document - Year.Month.Day.DocID 1975.421.345 Page: 10 of 11 Order: 198308310227 Comment: • • • • • • • LED for. Record at Request Gf "sae. /VI ILA.a':MC['• 414 fi.R)• a tali _tog Description: Ring,WA Document - Year.Month.Day.DocID 1975.421.345 Page: 11 of I1 Order: 198308310227 Comment: RECORDED AT THE REQUEST OF, AND WHEN RECORDED, RETURN TO: David L. Lingerfelt Best Products Co., Inc. P.O. Box 26303 Richmond, VA 23260-6303 EASEMENT AGREEMENT THIS EASEMENT AGREEMENT ("this Easement") is dated Ad this 4th day of October, 10'4 between BEST PRODUCTS CO., INC., a Virginia corporation ("Be "), CIRCUIT CITY STORES, INC., a Virginia corporation ("Circuit City"), and FIDELITY ASSCf{`w'IATES, a W.:W ington general partnership ("Fidelity"). RECITALS 1. Best is the lessee of certain real property owned by Seattle Fur Exchange, Inc. and described in Dthibit A, which is incorporated herein by reference (the "Seattle Fur Property'). The lease, dated February 4, 1994, is for a term of twenty (20) years with an additional thirty (30) years of option periods. 2. Circuit City is the owner of the real property described in Exhibit E, which is incorporated herein by reference (the "Circuit City Property"). 3. Fidelity is the owner of the real property described in Exhibit C, which is incorporated herein by reference (the "Fidelity Property"). 4. The Seattle Fur Property, the Circuit City Property and the Fidelity Property are adjacent to one another. The parties desire to set forth terms by which certain easements are created for the benefit of and burdening their respective properties as more specifi&ly set forth in this Easement. The Easement Areas are depicted on diagram SK -8, attached. NOW THEREFORE, in consideration of the mutual covenaits of the parties contained herein, the parties agree as follows: 1. GlailLigikal. Circuit City hereby grants and conveys to Best a non-exclusive easement for ingress and egress across, upon, and over the portion of the Circuit City Property as depicted as Agra D. Fidelity hereby grants and conveys to Best a non-exclusive access easement for ingress and egress across, upon and over the portion of the Fidelity Property as depicted on Arra E. C rcuit City hereby grants and conveys to Best a non-exclusive easement for emplcyee parking upon the Circuit City Property, depicted as Ana Q, consisting of four (4) compact or strandard parking stalls. The easements granted in this Section are appurtenant to and for the benefit of thc: Seattle Fur Property only. 2. Grant to_Citratit Com. Beat and Fidelity hereby grant and convey to Circuit City a non- exclusive access easement for ingress and *Pen by 'semi' type tractor -trailers only across, upon, and over those portions of the Searle Fur and Fidelity Properties as depicted in Areas E at F. The easement granted In this Section is appurtenant to and for the benefit of the Circuit City Property only. 3. Great to Fidelity. Best hereby grants and conveys to Fidelity a: non.eotclusive access easement for ingress and egress across, upon, and over the portion of the Seattle Fur Property depicted in Arge E. Circuit City hereby grants and conveys to Fidelity access to the southerly 50' of the Circuit City Property depicted on Ana D for the exclusive purpose of truck maneuvering by and for Tenants of Fidelity. The easement granted in this Section is appurtenant to and for the benefit of the Fidelity Property only. 4. Scdllg,tff jaggagatg. The easement granted herein are specifically lir' 1 to the properties described above and do not include any other portion of the prom:ties of the .,,,,pective grunors. S. Condition of Tjljc. Subject to the contrary provisions of Section 8, each of the easements awl by the parries hereunder is subject to such prior liens, encumbrances, and other matters of record nay exist on the: date hereof. This Emement shall be subordinate to any present mortgage upon the Property of the parties, and upon foreclosure any mortgagee or purchaser at foreclosure shall have the right to assume and enjoy the rights of die mortgagor. If such mortgagee or purchaser fails, within sixty (60) days after such request to execute such documents as may be reasonably requested by any other patty to confirm such assumption, its right to use the easement granted hereunder shall be suspended until it confirms such assumption. Upon the term;nation or expiration of this Easement, the parties will execute and deliver to the other such agreements as may be reasonably required to evidence such termination of record. 03 6. permiund Usg. The easements created herein may be used by the benefitted parties for 'Q ingress and egress from their respective properties as well as to allow each party to turn vehicles around 0` to back into their respective loading docks. No parry shall do anything that will unnecessarily or CVunreasonably impede or obstruct any other party in the exercise of its rights to use the easements granted aherein, or which may cause damage to the property of any other party. No party shall maintain any get public or private nuisance on the property of any other parry, or take say other action on the property of any other parry which may interfere with or disturb the quiet enjoyment by any other parry of its property. No party will use the Easement granted to it hereunder in a manner which would unreasonably, adversely affect access to the property of any other party to this Easement. 7. MaittemagemitUtzak. Eech party shall be responsible for repairing and maintaining that portion of the easement that rests on its Property, so as to ensure that it is in good condition. In undertaking such maintenance or repair, the repairing party shall take reasonable care to assure that the other parties' use of the easement is not . tersely affected thereby. The repairing party will give the other parties at least ten (10) days prior written notice of any repair activities likely to interfere materially with the use of the repairing party's property by the other parties. 8. Duration. The easements herein granted by Circuit City and Fidelity to each other shall be perpetual, subject to termination as provided by law. The amemears herein granted by and for the benefit of Best shall terminate upon the termination of Beat's lease of the Seattle Fur Property (as the same may be emended) unless Best shall sooner become the owner of such property, in which cue such easements shall become perpetual, subject to termination as provided by law. • • 9412291488 9. Stauggile. Each party warrants to the other that: (i) it has sufficient right, tide, power, and suthority to enter into this Easement and grant the rights contained herein; (II) the execution of this Easement does not violate the terms of any other lease agreement by which the warranting patty is bound and (ii) Best and Fidelity shall make such physical changes to the Seance Fur and Fidelity Properties, respectively, (including but not limited to fence removal, change in building configuration, paving, curbing, curb -cuts and landscaping) as is necessary for the full use of the easement as depicted on diagram SK4. I0.Rgiegse.lodandureLlgauance. Each party does hereby release, indeanaify, and agree to defend and hold the other parties harmless from and agriaat any and all liability, loss, damage, expense, actiom, and claims, including reasonable attorneys' fees and costs inrureed by the other patties in the defense thereof, arising directly or indirectly as a result of the sets or omissions of the indemnifying patty, its servants, agents, licensees, invitees, employees, and contractors in connection with its use of the property of any other party pursuant to this Easement; provided, however, that this paragraph does not purport to indemnify any patty for damages arising out of or resulting from the sole negligence of the indemnified party, its agents, or employees. Each party shall carry liability instaramx in the minimum amount 0( 82,000,003, cove.ing the hens indemnified against. The amount of coverage shall be subject to adjustment by the parties every three (3) years to reflect inflation and market conditions. 11. Waiver. No party to this Agreement shall be barred or prevented from enforcing the terms of this Agreement by failure to take enforcement action on prior breaches of the Agreement. 12. Successors and Assigns. The easements created herein are intended to run with the land and to be binding upon, and running to the benefit of, the paries, their heirs, successors, and assigns. Upon the sale, assignment or other transfer of the later+est of any party under this agreement, the transferring party shall be relieved of any obligations under this agreement thereafter accruing. 13. Recording. This document will be recorded in the records of King County, Washington. 14. Liens. No party shall commit or suffer any act or neglect whereby the property of any other party shall at any time become subject to any attachment, judgment, lien, charge or encumbrance whatsoever, and each will indeaunify and hold the other(s) harmless against all loss, costs and expenses, including reasonable attorneys' fees with respect thereto. 15. Imgeognaga. No party shall have the right to make any improvements to the property of any other party. 16. Lal Action. If any party defaults in any obligation hereunder and the other party a required to retain an attorney to enforce its rights under this Easanent, the nondefaulting party or parties shall be entitled to reasonable attorneys' fees and costs. 17. E. Each party agrees that, in the esve fit of a breach hereof, the no tide fnalting party will suffer irreparable barn, and shall be entitled to have this Easement specifically asioroed by injunctive relief. Such right and randy shall be eaamelativee and shall he '71 addition to every ether right or remedy available to the parties at law or in equity. 18. Snsemaktian. This grant of aaammet shalt be governed d by the Inn of the State of Washington. • • 19. Engem. This is the entire agreement of the parries with respect to the subject matter hereof and supersedes all prior or contemporaneous agreements with respect thereto. 9412291488 20. &Ikea. Whew ter any notice is to be provided under this grant of easement, such notice shall be in writing and shall be deemed to have been given when delivered personally or by messenger or mailed by registered or certified first class mail, return receipt requested, with postage prepaid, to the other party at the following addresses: CIRCUIT CITY: Circuit City Stoles, Inc. 9930 Mayland Drive Richmond, VA 23223 Mtn: Vice President of Real Estate FIDELITY: Fidelity Associates 4211 Holly Lane Mercer island, WA 98404 Attn: Robert L. Wiley BEST: Best Products Co., Inc. 1400 Best Plaza P. 0. Box 26303 Richmond, VA 23260 Atm:Property Administration and Legal Departments 21. EXercise of Riglitz. The parties may not exercise their rights under this Easement until Best takes possession of the Seattle Fur Property pursuant to its lease with Seattle Fur, removes die fence at the northeast corner of the Seattle Fur Property and completes its initial construction on the exterior of the building on the Seattle Fur Property, including changing the configuration of the wilding, to reflect a configuration substantially similar to that shown on diagram SK -8 or another configuration so long as the contemplated easement is still feasible and the patties derive a substantially similar benefit as contemplated herein; mi=tt Circuit City and Fidelity may use the easement over the Seattle Fru Property during said initial construction on the Seattle Fur Property so long as such use will not unreasonably or materially 'safer,. with Best's construction. This Easement shall be void if such events do not occur within one year from its date. The parties agree to execute an instrument in recordable form confirming the occurrence of such events within the one year period. 22. Sulosoginuthinammina. Bat and Cirwa City hereby agree to abide by die terms of this Easa,.eit in lieu of the terms of that certain easement t between Best and McConkey Enterprises (predecessor to Circuit City) dated April 20, 1994, recorded under King County Recording No. 9404221926. However, in the event this Easement is for any reason terminated or cease' to be effective, Beat and Circuit City will again abide by the terms of said prior arrement. IN WITNESS WHEREOF, the mike have ealtatted this Easement on the dote fun meationed above. BEST PRODUCTS CO., INC. aRcurr QTY STORES, INC. Vrilm4e tWIllimpotswoombry.2 CO CO CJ 4.111. co tT qzrN C11 t7` STATE OF VIRGINIA )ss COUNTY OF HENRICO ) On this II day of OCTO6E6, 1994, personally appeared before me W. Edward Clingman, Jr. to me knc .n to be the Vice President -General Counsel and Secretary of Best Products Co., Inc., the corporation that executed the within and foregoing instrument and acknowledged said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. IN WITNESS WHEREOF, 1 have hereunto set my hand and affixed my seal on the day and year first above written. (Seip or SL. ip) iL-411144t- . �..I.2,id; (Notary Public) M. I4 t eis (Name legibly printed or stamped) Notary Public in and for the State of Virginia, residing in J -lo. x Iter My appointment expires: 1. 4 301 KKR . • • STATE OF (DlEAlOM) COUNTY OF Acnttes ) )ss On theta day o MY , 1994, personally appeared before me��5t to me known to be the ti !lt. of Circuit City Stores, Inc. the corporation that executed the within anu foregoing instrument and acknowledged said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on or._h stated that they were authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my seal on the day and year first above written. (Seal or Stainp) bile) RCLC.(s/v�1,T ime legibly printed or stamped) Notaryc in and for�the State of �_, residing, n . My appointment expires: 5,1 k 5 • STATE OF w 40 !4" ) COUNTY OF Vil.) %l-" ) )115 On this _ g. day of !!rte= .; 1994 personally geared before me .P0fZier �•' 400vie known to be the . • of pi DAu r*' k5 the. the within and foregoing inanimate and acknowledged said instrument to be did Ilielignetifiteryact aM deed of said corporation for the uses and purpose. therein mentioned, and on oath stated that they were authorised to execute said instrument and that the seal affix- is the corporate seal of said corporation. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my seal on the day and year first above written. littlr.-- (Notary Public) GUNT-r, iitt t (Name legibly printed or stamped) Nasty Public in and for the State of wlk 1r►t+ f1fb tP , raiding in slaillg My appointment expire: 1s-3-14 EXHIBIT A Seattle Fin Exchange Property Legal Description EXHIBIT B Circuit City Property Legal Description EXHIBIT C Fidelity Property Leen Description DIAGRAM SK -8 Easement Areas D, E, F and G Shaded • • • EXHIBIT A SEATTLE FUR EXCHANGE PROPERTY LEGAL DESCRIPTION THAT PORT. L :1 OF TRACT 7, ANDOVER INDUSTRIAL PARK NO. 2, ACCORDING TO THE PLAT THEREOF, RECORDED N VOLUME 71 OF PLATS, PAGE(S) 68, IN KING COUNTY, WASHINGTON, LYING SOUTHERLY OF A LINE DRAWN PARALLEL WITH THE SOUTH LINE OF BAKER BOULEVARD AND 459 FEET SOUTHERLY THEREOF WHEN MEASURED PERPENDICULARLY. 9412291488 EXHIBIT B CIRCUIT CITY PROPERTY LEGAL DESCRIPTION That portion of Tract 9, Andover Industrial Park Number 2, according to the plat thereof recorded in volume 71 of Plats, pages 68 and 69, in K:.ng County, Washington, described as follows: Beginning at the northwest corner of said Tract 9; thence southeasterly, along a curve to the left having a radius of 573.69 feet, the center of which bears north 86°37'32" east, an arc distance of 15.07 feet to the southwest corner of a parcel of land conveyed to Joslyn Manufacturing and Supply Company, Inc. by deed recorded under Recording Number 5580797 and the TRUE POINT OF BEGINNING; thence south 88°25'27" -east, along the south line of said parcel, 208.90 feet to the southwest corner of a parcel of land conveyed to coAmerican Home Products Corporatio►. by deed recorded under Recording 'umber 5790710; thence south 88°25'14" east, along the south line of said parcel, 140.09 feet, more or less, to the southwest corner of a parcel of Cland conveyed to State Farm Mutual Automobile Insurance Company, CV N Inc., by deed recorded under Recording Number 6514046; thence continuing south 88°25'27" east 224.93 feet to the southeast st corner of said parcel and'a point on the east line of said Tract 9; 0'' thence along the perimeter of said Tract 9 as follows: South 01°05'08" west 273.00 feet; thence north 88°25'27" west 505.43 feet; thence north 14°39'30" west 184.47 feet; thence along a curve to the right having a radius of 573.69 feet, an arc distance of 97.91 feet to the TRUE POINT OF BEGINNING. TOGETHER WITH easements for ingress and egress as established by instruments recorded under Recording Numbers 9205291516 and 9404221926. c0 c0 gicr O` CV [V Q 0` 44 EXHIBIT C FTDELTTY PROPERTY LEGAL DESCRIPTION TRACT 1 AND 2 OF ANDOVER INDUSTRIAL PARK NO. 3, AS PER PLAN RECORDED IN VOLUME 78 OF PLATS, PAGES 6 AND 7, RECORDS OF KING COUNTY (ALSO KNOWN AS TRACTS 1 AND 2 OF BOUNDARY LINE AD JST MENT NO. L9-0026 RECORDED UNDER RECORDING NO. 94005241000), SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. • • "'NORT1( .41 9- '"54 - EAS ENT 920'. A81516 T/L 022320-0085 EXISTING BUILDING ALVIN & CAROL PEARL OF BEdNNNO LIGHT STANDAR • UAW's 5.71 FROM PROPER IE 0 ila.>o e 58'25'28'W 08b9• TAR' BUILDING 15 5.6' FROM PROPERTY UNE ALTA/ACSM LAND TITLE SURVEY PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON 19(2 442 0008 L ',Fr* WEST END rfrel ' FENCE covmERCIIAL EXISTING BUILDING `CHAIN LINK FENCE FENCE 15 0.2 OUTSIDE OF PROPERTY UNITS AT THIS POINT NOTE FENCE VARIES FROM 0.1' TO 0.4' INSIDE OF PROPERTY LIMITS 10' EASEMENT PER REC. 440. 5256443, AMENDED 922.6.5 REC. N0. 5332848 AND FURTHER AMENDED BY REC. N0. 5500900. BD T (U 02�OPSA� G LINK FENCE N08'25'31 W 224.93's ---N BAKER BLVD. PUBLIC ROAD 3 -ONES be. TRASH COMPACTOR CONNECTION TO BUILDING 27' UTIL(T\ EASEMENT REC. NO. 5558443 AMENDED BY REC. 60. 332848 AND\\ o 01 500 - TRAIVQOR ON C W GUARD 05T5 HAIN UNK F6NDE W/SIGN" "DANGER n,v F152 PROTECTION "> N0 SMOKIN0 09108ES--- AUTO SPRINKLER OR OPEN FLAME" 8RP POST ((TMPUA.) a'Nt, POWER METER -15' BUILDING SETBACK PER REC. N0. 5256443 A5 AMENDED BY REC. N0. 5332848 AS AMENDED BY REC. N0. 5500900. (REC. NO. 9406061388 TERMINATED CONDITIONS PER ABOVE DOCUMENTS) GAS METER TOP OF 9001' WALL HEIGHT -26.2'± vx WATER VALVE FIRE HYDRANT 'ATEA METER a.a. LIGHT STANDARD 10 �ypy es 80 C8 -I 8 spaces 10 space SSMH-A FOUND MON. / IN CASE S8E'54'47'E 1 ex POWER\VAULT Pub 8 spaces 10' UTILITIES EASEMENT PER PLAT STANDARD T STANDARD 9 spaces 8 spaces FF ELEV=30.17' GUARD POSTS." 8 spates EXISTING BUILDING CONCRETE BLOCK WALL CIRCUIT CITY ONE STORY 40,580± spit. 8 spaces 0584-B TOP OF ENTRANCE FACADE HEIGHT 45.2'e ABOVE SIDEWALK UGHT STANDARD' 12' EASEMENT FOR ACCESS TO SUBJECT PROPERTY REC. N0. 9205291516 s -WATER METER 8 spaces 12' EASEMENT60BOJ ORACCEl- 820. S6 . 59 REC. 440. 9205291516 � 00j5 \ \ 23,10 \ S(V 0p 0.44. V'C PROPfa v WATER METER? FIR HYD' 9 spate 9 spates STAIRS q7R TOP OF ROOF HEIGHT- 24.2'3 BETWEEN ARROWS BUILDING OVERHANG (AWNING) NO •PARK I G Fl APPROXIMATE LOCATION AREA 'D' EASEMENT (CROSS HATCHED) FOR INGRESS AND EGRESS GRANTED BY REC. NO. 9412291488 AND 9404221926 NO PARKING FIR WATER VALVE TOP EIGHT=26.2'OF 9001'± WALL H 00j0 tyG '(` 050 NGf�CSFR �PXfX➢ NO PARKING NO PARKING FIRE LINE � 6'EXTRUDED CURB NO PAR 1 FI LEGEND © POWER OAT 111.6.110118 8110.1 O WATER WALT SIMET U0R 130 101100 )X WO 10P 17 PORP METER -0- POWER POLE WI RE & PERESIMW 0191 arm. 51 IMOLN BOX (10) m 1O9RO1E MYAI0IE ONH) O 88401 669N (CB) O 51089 68149E (8811) O SNOW SEVER 68410E (SSNH) • SNDART SEWER CIFNIOIR (SSLD) y®r 885 mum (011) L()) GAS WAVE )4 WRIER USE (4471 04 RE tlWRECI0 (EPSP) • RE X19104 (THD) O MIER INHERE (RN) 89 WATER IE10 OM) D4 RRGIIDN VALE (161) Se MeeWLE 9a B O SURAY *0610441 (AS RORO) 5ECAW CORNER (AS N01D6 TAD. SURAY WEER (AS NORO) 8901E GRAM -S5 1,6 M SEVER ME -SD- STORY ORMMGE UNE NM UNN FEKCE /1 L000 FENCE SILT FENCE • • GUARD RLL / H:NU RAL - N - 66119 M1 PAWRYRS - G - GAS NA PN0WAI6 -1- 1DTPN0EYA WRY. -PAG)- POWER M WIDOW 0,98EAD POWER LNS 0 WN4E0008 WEE AS NOTED UEC0UU5 TREE AS WIRD NOTE NOT ALL SYI805 LRL APPTM NDE ORMRE z / 15' BUILDING SETBACK PER REC. N0. 5256443 AS AMENDED BY REC. NO. 5332848 A5 AMENDED BY REC. NO. 5500900. DETAIL 'A' (NO SCALE) O 10 20 40 SCALE: 1'•20' `S88`25'307E 505.43' EXISTING BUILDING INVERT TABLE SSMH-A RIM = 27,05 8' PVC S = 13.91 8' PVC W = 13.60 8' PVC N 13.89 8' PVC E= 15.77 SSMH-B RIM = 28.35 8' PVC W = 16.38 MAY BE PLUGGED 8' PVC S = 16.40 8' PVC N= 16.17 8' PVC E= 16.45 SSMH-C RIM = 27.45 6' PVC NW = 22.75 6' PVC 5 = 22.85 051.14-0 RIM = 27.05 8' PVC W = 16.59 (323'3 S. OF SITE) 8' PVC E = 16.60 6' PVC NW = 16.89 8' PVC S= 16.97 6' PVC NE = 17.17 6' PVC SE = 16.95 CB -A RIM = 27.26 CB -B RIM = 27.41 (TYPE 2) CB -C RIM = 27.76 TYPE 2 CB -0 RIM = 28.03 00-E RIM = 28.32 CB -F RIM = 28.29 CB -G RIM = 29.13 TYPE 2 S(`�fQ2 p0Cf 8 CONC E = 24.83 8' CONC W=24.81 12' CONC W = 20.88 12' ADS S =21.01 12' ADS E = 20.96+/- 12' ADS N = 21.14 12' ADS W -21.31 12' ADS S = 21.79 12' ADS NE=21.79 12' ADS SE = 22.83 12' ADS N=22.80 12' ADS NW = 23.94 12' ADS W = 23.58 12" ADS N = 23.56 6' PVC W = 23.91 6' PVC E = 23.64 10' EASEMENT PER REC. NO. 5256443, AMENDED BY REC. NO. 5332848 AND FURTHER AMENDED BY REC. N0. 5500900. CB -H RIM = 28.35 12' ADS SW = 22.90 12' ADS N = 22.90 CB -I RIM = 28.51 12' ADS E = 22.07 12' ADS = 22.19 8' PVC W=22.15 CB -J RIM = 25.50 8' PVC E = 23.71 6' PVC NW= 23.71 213-1( RIM = 26.87 8' PVC 5 = 25.18 CB -L RIM = 27.54 12' AD5 E = 24.55 8' PVC N=24.55 6' PVC NE=24.96 CB -M RIM = 27,44 12' ADS 5 = 24.38 8' ADS W = 24.55 POWER VAULT TRANSFORMER Mkt , 'Ps . 217 VAULTS SSMH-C 4 ) 30' SIG NP1 BOX . 03,1 FOUND MON TREE TABLE X"DEC X"MPL X,COT X'VM X'PINE DECIDUOUS TREE W/SIZE MAPLE TREE W/SIZE COTTONWOOD TREE W/SIZE VINE MAPLE W/SIZE PINE TREE W/SIZE ALTA/ACSM LAND TITLE SURVEY IA- O 3 IL Z Q W W V IL O OC r ▪ I - Z O W Z ch I... N • a 0 0- CO I- 0 N CC (1 O W CL co KING COUNTY WA. J 1- IL O >- 1- U U J a_ W 0 0 U co 3 0 0 LL O 0 Lel W X W Q M N N co N 03 CNI t] Omi (00 00 E o (O N design . BEACON nee .technology www.beaconproduots,com lvne: Project Name* Notes Sample AL -U 6ONB•138 51( C Ordering A B I 4X4 UNV PEC PM E F G rev. 03.24.2014 ALPHA (LED) Alpha Floodlight Max Weight: 27.0 lbs Max EPA; 1,32 sq ft PCL BBT I 1 H Standard SF3 mount Mos .23/6" to3"0.0. Tenon Shield Options Furl Lamer Hall Lowar 20" 13° b71/4" Wali Mount (Mt I! Ful Moor Half WO A, MODEL AL -D Alpha, down rght AL -U Alpha, up light4 B. ENGINE -WATTS 24NB-55 65 Watts - LED array 38N8-60 80 Watts - LED array 60N8-136 138 Watts - LIED array 72NB-170 170 Watts - LED array 72NB-220 220 Watts • LEA array C. OCT- COLOR TEMP OK 3000K 4K 4000K 8K 5000K (std.) D. BEAM 2X2 4X4 5X5 6X6 6X3 3X6 narrow spot narrow flood medium flood wide food horiztonal Rood vertical flood E. VOLTAGE UNV 120.277V 347 347V 480 480V F. ELECTRICAL OPTIONS PEC photocell, button PCR -TL photocel, twist -lock PCR -S0 photocell, shorting cap 2PF dual power lead 1R G. MOUNTING OPTIONS WM PM SF3 wall mount 3" pier mount 23/8" OD Conon (std.) H. SHIELD OPTIONS FL lull louver FV full visor HL HV PCI. I. COLOR BBT BMT WHT MBT 82T 0BT GYS DPS (INT MST MIT OWI RAL rat avutlubtu 0347V or 400V I nfiut ' avalablo on 24NB.65, 72148.170, and 72148.220 any half louver hall visor protective lens' basic black textured black matte textured whIto tsxtured metallic bronze textured brace textured dark bronze textured gray smooth dark platinum smooth green textured metallic sliver textured metallic Harlem textured old world Iron 2041 58th Avenue Circle East Bradenton, ti 34203 Phone: (800) 345-4928 Fax: (941) 751-5535 ORDERING MINILiTER LED SERIES Ceti) Job Type ELI4 HUBBELL Outdoor Lighting Approvals SPECIFICATIONS Intended Use: Sign, facade, area, accent and general security lighting Construction: • Die-cast aluminum housing and door, rugged, corrosion resistant and Compact • Tempered, Impact resistant glass lens • Tool -free entry for easy maintenance — twin stainless steel latches • Protective powder paint finish • Effective Projected Area (EPA) Is t4 sq. IL LED: • 30 high powered LEDs deliver up to 6200 lumens at 700mA • Different lenses offer a variety of beam spreads— Narrow (34 Medium (34), Rectangular (5x5) and Wide (6x6) • 3000K, 4200K, and 5100K CCT • Up to 88 LPW • Minimum operating temperature -40`C/ -40'F OpticatEleotrlcal • Silicone lens/door gasket provides positive seal • Electronic driver 71w system. 0,4 AMPS max, 120-277V, 50/6OHz, 0.10V dimming • Fiat lens protects LEDs and allows debris removal • 10KA surge protection included installation: • Steel yoke (MHS -Y) with three -dole pattern allows versatile mounting • Cast aluminum knuckle (MHS -K) slip -fits 2-3/8" 0D tenons/pipe, provides concealed wiring for appearance and safety. Listings: Listed to UL 1598 for use in wet locutions, CSA 22.2 No. 250.0-00, suitable for wet Locations. U.S. Patent No. 0,461,026. • 4K and 5K models meet Designlights Consortium (DLC) qualifications, consult DLC webslte for more details: hUo:t iww.dasianliohls.or f0PL Warranty: For more information via Ntrx//wnnv hubtroloutdoc comhesoumasrwrdnarty/ PRODUCT IMAGE(S) MHS YOKE MOUNT DIMENSIONS A 8 G D F MHS YOKE MOUNT H 6112" 141/2' 12' 9 7/3" 161/4" 31/8' 17/32' 7re' 17' 165 mm 368 nen 305 mm 251 mm 413 mm 79 mm 14 mm 22 mm 432 mm CERTIFICATIONS/LISTINGS I,I C us SNIPPING INFORMATION Catalog Humber MHS -Y MH34K G.W(kir)f CTU tnnnlh Inch (col) 20(9.1) 17 (43) Callon Eli not nsions Width IHeight Inoli (cin) inch (cot) 14.5 (36.8) 14.5 (36.8) 25 (11.4) 17 (43) 14.5 (36.8) 14.5 (38.9) ORDERING INFORMATION ORDERING EXAMPLE: MHS -Y 3010 -5K -W -BZ FAMILY MOUNTING tt LEDS MHS Y Yoke 301. K Knuckle 1 - WA PC and F options 2 - Specify Voltage for PC and Fusing options 3 - DLC qualilction 4K and 5K models only VOLTAGE? If 120V -277V 1 120V 2 208V 3 240V 4 277V LEO COLOR 3117 3000K 4K 4200K 5K 5100K N Narrow (Narrow 34) M Medium (Wide 34) RM Redmade/ (5x`4 w Wide (Wide 60) DRiVE CURRENT BLANK 700mA FIXTURE COLOR BZ Bronze BL Black WH White GR Gray PS Platinum CC Custom Color PC Photo control' (voltage specified and de- termined by voltage field) OPTIONS F Fusing (voltage specified and determined by voltage iieId) • HUBBELL Due Outdoor Lighting • 701 Millennium Boulevard • Greenville, SC 29607 • Phone: 864-678-1000 Due to aur continued efforts to improve our products, product specitra6ano ere subject to change Minot poke. O 014 KIWI OUTDOOR U011N0, Air Atiitn Rowed 4 for more I sernolon vkit our webdtoc vnvW.hubadbetdaarcem • vdlded le USA Outdoor Lighting MHSLIC-SPIC3n{ • NUM LIGHTING WP9SP-LED WARP9°°- Small, PicoPrism' revision 6/27/13 • kim_wp9spled_spec.pdf Type: Job: Catalog number: / 1 Mtg. fixture Electrical Module Finish •Options t Seepage 2 I See pages 34 Seled pole from Kim's Arms and Poles Selection Guide..If pole Is provided by afters Indicate 0.0. for arm fitting. Approvals: YF'E i'L I Date: Page: 1 of 5 Specifications WP9SP-LED Small PicoPrism 60 Light Emitting Diodes Total Max System Watts w 131W Maximum weight: 30 lbs. 024mm) (38 mmW M • ) (22 ') FRONT pet rem) IC* TOP Sala (141 mm) SIDE. BOTTOM U.S. Patent D568,521, KODAK Ucn wn Nt Patent Pending Optics �* 013 mm) Housing; One-piece die-cast, Iow copper (¢0.6% Cu) aluminum alloy with integral cooling ribs over the electrical compartment. Solid barrier wall separates optical and electrical compartments. Electronic Module: All electrical comporleets are UL and CSA recognized, mounted on a single plate and factory prewired with quick -disconnect plugs. Module includes a driver, thermal control device and surge prosector. Electrical module attaches to housing with no -tool hinges and latches. Driver is rated for AVE starting and has a 0-10V dimming interface for multi-level illumination options. Optical Module: Precision, IPS& replaceable PicoPrisms are positioned to achieve directional (ontrol toward desired task. The entire light engine fastens to the housing as a one-piece module Dimming: Driver has a 0-10V dimming interface with a dimming range of 10.100%. Approved dimmers include Lutron Diva AV-fV, Lutron Nova NFIV and NTFIV. Note: Not compatible with current sourcing dimmers. Support .Arm: Heavy cast, Iow copper aluminum alloy with stainless steel mounting bolts. A pole reinforcing plate is provided with wire strain relief, Arm is circular cut for specified round pole. Finish: Each luminaire receives a fade and abrasion resistant, electrostatically applied, thermally cured, triglycidal isocyanurate (TGIC) polyester powdercoat finislh. Standard colors include (BL) Black, (D13) Dark Bronze, (WH) White, (P5) Platinum Silver, (SG) Stealth Gray, (LG) Light Gray, and (CC) Custom Color (Include RAL#). Listed to: UL 1598 Standard for Luminaires - UL $750 Standard for Safety for Light 'Emitting Diode (LED) Equipment for use in Lighting Products and CSA C22.20250.0 Ltmminaires. RoHS compliant. Meets Buy American provisions within ARRA. Warranty: Kim Lighting warrants Warp9 LED products ("Product(s)") sold by Kim Lighting to be free from defects in material and workmanship for (i) a period of fine (5) years for metal parts, (ii) a period of ten (10) years for exterior housing paint finish(s), (ill) a period of six (6) years for LED Light Engines (PicoPrisms' and, (iv) a period of five (5) years for LED power components (LED Driver, LifeShielcf° device), from the date of sale of such goods to the buyer as specified in Kim Lighting shipment documents for each product. Occupancy sensors, Surge Protector, dimmers and relay wiring components are covered by the manufacturer's warranty. CAUTION: Fixtures must be grounded in accordance with national, state and/or local electrical codes,. Failure to do so may result in serious personal injury. (11 2013 KIM LIGHTING • 16655 EAST GALE AVENUE, CITY OF INDUSTRY, OA 91745-1188 • TEL: 626f988.58868 • FAX, 62613139-2685 Features and Specifications APPLICATIONS The VERSA VL LED accent is the lighting professional's first solution for tight beam control at great distances in any landscape and flood lighting application. Perfect for lighting flags, columns, large trees and facades. ELECTRICAL 120-277Vac input, 50-60Hz; internal Class 2 driver. Wattage consumption: 24.2 watts for Aduro VH LEDs; (CBCP= 1720); 15.3 watts for Artavi LEDs (CBCP=18981). 25W for X5 Surexi LED. OPTICS Equipped with your choice of: 6 lllumitex Artavi LED 150 patented optics OR 4 lllumitex Aduro VH LED 500 patented optics. MECHANICAL 4" O.D. machined 6063-T6 aluminum alloy billet; stainless steel hardware; high temperature silicone gaskets; hand -tighten locking nut.gaskets. FINISHES Black, Bronze and Clear 2 -step architectural anodized finish for superior resistance to weather and fading. EL1St� °�2, TESTING AND COMPLIANCE • ETL/cETL listed • IP66 protection rating • RoHS compliant • 5 year warrantyIPb6 `(10 RaH� PART NO. ORDERING GUIDE Enter the 1-2 character code for each boxed category In the corresponding field. VL 15 6 70 U. VL 15 =15° Artavi LED BW = 3000K DW = 4000K GW = 5700K DRIVE CURRENT 70 = 700mA U = 120-277Vac CA = Clear anodized BK = Blackanodiized 8Z = Bronze anodized V L SERIES VL 50 4 1t OF LEDs 4=4 Qty LEDs OPTICS 50 =S0° Aduro LED illumitex.com COLOR TEMP BW = 3000K DW = 4000K GW = 5700K X5 = enhanced color spectrum 4 5 DRIVE CURRENT 45 = 450mA u U = 120-277Vac CA = Clear anodized 8K = Black anodized 82 = Bronze anodized 5307 Industrial Oaks Blvd., Suite 100 Austin, Texas 78735 Tel: 512.279.5020 Murata s Int 2013 'their/omwOsin 1*document doesmtlormput olany tionorcmual,0bila dieieamateandNU*andmrfledu whim n ut Nott iitywaeaoepudb/th4p rrfaanYaroMunuesWRsust rubkaltonslow tdoss not san0nnor arykemeuderptest-Or Mbar Inc evWormtedmwlpsapmrydghts. Ntmt1010002000sru20e10u10itNAWA011020xt010. VU 1.13 Iumtex Precision Light. Infil iitl: Possibifitk s, N ' design .pertorRi'Ance.technology NN-www.beaconproduotscom Type: I'rojr_;l Nal to: NDle i: Semple TRV -0 80Na-136 Ordering t A B 5K 701 UNV PEC / / t / 0 D E F rev. 11.18.2013 TRAVERSE (LED) 'Traverse Wall Pack BBT 11/PE wrI /wp, G DETAILS Skis Vow o 4. pr7 FrontVtew Bottom View k 7 1‘, Top View A. MODEL TRV -D Traverse down light TRV -U Traverse up light (tens req.) I 8. ENGINE -WATTS 24N8-27 24NB-55 36NB-80 48NB-110 60N8-136 27 Watts - LED array 55 Watts - LED array 80 Watts - LED array 110 Watts - LED array 138 Watts - LED array C. CCT- COLOR TEMP 3K 3000K 4K 4000K 6K 5000K (std.) D. OPTICS T2 73 type II type III T4 typo IV TSR type V, rectangular FLOOD OPTICS 2X2 narrow spot SXS medium flood E. VOLTAGE UNV 347 480 120.277V 347V 480V F. ELECTRICAL OPTIONS PEC photocell, button 2PF dual power feed" MOB motion sensor 33% or 80% dimming OCS occupancy sensor Orloff) 8P0 cold weather battery pack' G. COLOR 88T BMT WHT MOT BZT GYS DPS GNT MST MTT OWI RAL basic black textured black matte textured white textured metallic bronze textured bronze textured gray smooth dark platinum smooth green textured metal() sliver textured metallic tkanium textured old world iron MOB ORDERING INFORMATION; When ordering a fixture with the motion de- tection option (MOB), please specify the appropriate Information. These settings ars specified in the ordering as shown in the example below. f TiiVi 748E-3i1AMU T6SWt18o/LAW/ MOB• tro3cmM.-33% OrSO%- High to Dim Delay Low Level Mounting Height (IL) Indoor use only e not avetsble on 240148.27 'not (freebie 0347V or 4e0V input 438NB-80 only 2041 58th Avenue Circle East Bradenton. 1134203 Phone; (800) 345-4928 Fax: (941) 751-5535 ORDERING HPCCS Small Profile Color Changing LED Fixture DMX controlled 3 -Channel Fixture The Boca HPCCS is a small profile fixture well suited for many lighting situ- ations where both space and locating transformers are concerns, but color changing Is required. This 3 -channel, line voltage version eliminates the need for secondary transformers, making installation contractor friendly. The HPCCS uses Boca`s patented technology* for RGB additive color mixing. The housing is anodized aluminum with a durable finish making it weather and abrasion resistant. It Is UL Listed for dry or damp/wet location (model dependent). ° Patent Pending Wattage 16 watts per linear foot Input Voltage ».»..«...«..90-120VACor230.277VAC Control....._............................m.... _.-............. ,,m...... ».,..«,..............., Standard DMX 512 Power Cable Length .«.......... .».-....... ,»,_,.«..,..,,,",»«..,.».,................ UL Standard 6.5ft DMXcable Length ....... ................. .M.. «. ......,«........... Sft long for both In and Out LEDSpacing, per strip»»,.,,«,.,».....»..............".............i.0, on center Fixture Length «.»..,.,..,.. »...» W.. W 12.41'24.31'4B.11" FixtureWidth ........ ,. ,.» ., ».., .....»,....,,, ,....., . ».......................... _ 2.708 Total Height (not including clip) ....... ,..."...._W....................................................»....... 2.11` Mounting. ». , »,..,» m... _...,. Fixed or Hinge Color Options _..... Alternating RGB, Triple Die RGB, White Mixing Optics available ».....«.......-.,.....10°,24,36°,10°x45°,13°x38°(whiteonly),120' Exterior Wet Listing Options 1P65, IP68 True Lengths: 12.41', 24.31, 48.11" Length Options: ft, 2ft, 4ft 114 ns PLAN VIEW 2" Min ELEVATION VIEW p_111627 3.31" • Compact, rugged, linear fixture easily integrates into many applications • Now available with triple die RGB boards (not available with optics, yet) • Many options in optics, color temperature, and accessories to suit a range of projects -call factory for additional options • Simple installation using conventional wiring • Clear, soft diffused • EMI Filter Integral • Uses standard DMX 512 controls • Contact Boca Flasher for tips on custom Installations irA�•��I�1tG1: Fixed Spring Clip Bracket Q.41 243 Hinge Bracket �Alr1 .?) 'lKka, Cq e f)7nF • If specifying WM Indicate white options here: 2. r • White options are: 2700°K, 3000°K, 3500°x, 4000°K, 5000°K, amber • Fixture Is three channel, so up to three different options can be specified • This option is in lieu of RGB HPCCS Color Option: RES Triple diode KG8- TRGB 1120' only), White inhdtt9 * WM" (lee above rIght) Optic. 10', 24.36', 10'x45', 13•x38'(white onlyr, 120' Voltage: 90.120VAC -120V 230.277VAC-277V A Finish: Clear Anodized Aluminum. A (Check other op. Eons with Factory) Location: interior -I Exterior (IP6S) - E Wet lP68) . W Mounting: Fixed F Hinge -11 (Check F story for availability) rye the nigh to change optionsari specifications Additional Information or speafic quireme is it iitO r'rBu""' sales rGprese"nia4lvG t1N�77th Street'' Boca Raton,�hlorkia 34$7 S� it e:56 Options: Sort oir►ured Lens. P de ails at www.bacafiashercom,: Ioca Flas er i c 552 .989.5 38 Fa .. , m2013 Boca Fla hs er Inclil rights're es rued All names ani trademarks a' rre��property of their 7 p 6Se owner Fed'. "^ .:r....� ..�.rs+,,�w .g-+;.n,ac' ' r - ,e z.- -+e" wr+a ;�.+-- rr-+•e«r- ' heir- t7t •q`�R r -"Nr design .perform anre.technology www.beeconproducts.com Type: r� Project Name: Notes: Semple COT 24N8-55 5K Ordering A 5X5 UNV Yf< / / / D E F G BST 11 rev. 02.20.2014 Cadet LED Flood Pont 1 Sete Mounting Options 44�1y 1 1/2' (tit - ••••• mre' hole Yoke Mount (YM) . --11618' — 4` Top 44.1 '-7stia•--)' (a) 06/18" hobs 1/2'NPT• opoNn0 Wan & Wing Adapter (3)1/2' NPT openings (2 rade• 1 (op) FAS 023/8' l0 031/2' tenons 12' Tree Strop provided Trois Strap (!S) Cost Post•topAdaplor A. MODEL H. COLOR CDT Cede( BUT basic black textured EMT black matte textured . ENGINE -WATTS WHT whle textured 24NB-55 55 Watts - LED array MET metallic bronze textured BZT bronze textured DBT dark bronze textured C. CCT - COLOR TEMP GYS grey smooth 3K 3000K DPS dark platinum smooth 4K 4000K GNT green textured 6K 5000K (std.) MST metallic sltver textured MTT metallic tltanlum textured D.OPTICS OWt old world Won 2X2 narrow spot RAL 4X4 narrow flood 6Xtf medium flood 6X6 wide flood 5X3 hottztonal nood 3X4 vertical flood E. VOLTAGE UNV 120-277V F MOUNTING OPTIONS YK yoke mount (std.) AJ architectural juncibn box BX brass junction box WA wall 8, calling adaptor GS ground stake PA cast post -top adaptor TS We strap 12NA 1/2" NPT adaptor (std.) 34NA 3/4' NPT adaptor G.ACCESORIES HV heti visor FV full vl 2041 58th Avenue Circle East Bradenton, it 34203 Phone: (800) 345-4928 Fax: (941) 751-5535 ORDERING 1300 (nhotrial head, Unit 4#10 San Carlas, CA 94070 FREE CALL 1.866.695.5862 US b Canada info@h0nascape.cont LS411LED Omnio Mini LUMASCAPE. EL9 '. Wallmount huoan6na ci optidi The LS411LED is a compact, adjustable luminaire featuring an integral fine voltage driver and a wide range of adjustability for direct and indirect lighting applications. The epoxy coated, marine grade aluminum construction ensures a long service life, even in harsh environments. Specifications Lamp Source 9Wor15WLEO ❑ White (4 300 K typical) Warm white (3000 K typical) ■ Blue (470 nm) Other colors by request w8 RGB Approved Use Suitable for wet locations Control Options PWM IP Rating 1P67 Construction LM20 die-cast marine grade powder coated aluminum Installation Types Surface mount Pole mount Signnge mount Remote Transformers / Power Supplies Order separately Refer to Technical Data section for application specific options Ambient Operating Temperature -22 °F to 1221 (-30 °C to +50 °C) Photometrics Refer to www.lumascape.com Any luminaire can become hot - take care with appropriate use and placement LS411LED LAMP Description Wattage Color LED 9 W Wlimo (4300 Ktyp.) Vtlgrm wilhn 13 001(40 Bpm 1470 nm) AGB. 16 W White (4300 K typ.1 W01t0013000 Rtip:). Blue (470 nm) Dimmable Wiring Diagram Reference 9W4 9116 984 9M4 15W4 15H6 1584 OPTICAL SYSTEM Beam NarrowMedium 26` Whim 30' Linear 20'22 40' EIZI to Recommended for best ROB colo tdxinq Inj tiVoltapo rI.EOCblor`` !CgntiTlTy- Withii nitiiili1lt'. 13.O1M Single Color PWM 6 13.0IM AGO PWM g MOUNTING Description �' Iuncuon bon mount Pole clamp LS6023-1 et LS6023-2 required Sienese mount LS6025 teetered Act ono* roustbo ordered seporBety edatatts 4P41,2N4 1P67 09 lntertek LS411LED Omnio Mini 9' 175 mm Type 94" base for mounting to o 4`round/octagonaljunction box Type 8' base for use with oll mounting accessories INPUT VOLTAGE 120.277 V, ;i0J80 Na 12.15 V, 60 Hz or 12.24VDC PWM Dimmable DrIvet, 12-15 V, 60 Hz or 12.24 V DC t11Not eueaobte tor RCa. n1D W only. nevem appropriate neestooner. J. 09111 3t1 en 13-DIMt2t FINISH Description Material fioda1 Bleak, pdwdorcoated Aluminum Whi , poWdercoated Aluminum +over powder coated Aluminum 1031 www.tumascape.coni C I 877US 6 Sep 2013 HPNLS-HO Line Voltage Linear LED Strip Fixture Dimmable monochromatic line voltage fixture fabricated with a variety of options. The Boca HPNLS-HO is a small profile fixture well suited for many lighting situations where both space and locating transformers are concerns. This line voltage version* eliminates the need for secondary transformers, making in- stallation contractor friendly. 8oca's CleanDim technology ensures even dim- ming from 0-100%. The HPNLS-HO can be fabricated with a range of optics and color temperature choices, affording a multitude of distribution and ef- fect options.The housing is anodized aluminum with a durable finish making it weather and abrasion resistant. It Is UL Listed for dry, damp or wet location (model dependent). Patent Pending Wattage. ».m .4111 input Voltage .:,.,....».,,.,.»., Input Current... ».:............. Control.................».. . Power Cable Length .,.....«.» LED Spacing, per strip ,».,,..,,» Fixture Length .W • »».»........ » 1111.4111».......,...»........4011. 16 watts per linear ft. .:....:»...»......................1». 90-120VAC or 230.277VAC •41”. .............»......,....»..,.»:...»........».»..... Model dependent .... Standard LlneVoltage Forward or Reverse Phase Dimming »....».».....»».».»...,».».:.»..,..,..»«»..»:...,...:.M,....«.......... UL Standard 6ft »......» .................»............401.....,.4. », 1: on center ...., »..»».. ...»,.6"increments, (12" minimum) ....»»........allow 1/4`for each end cap and 2" for power feed cable Fixture Width... 1.68" Total Height (not including clip) ....._......... » ..» 1110» .. ............».»..........».......................1.75" Mounting » » » - Fixed, Swivel, or Arc Color Options .... ».».».4111.» .. 2700K, 3000K, 3500K, 40001(, 5000K, amber, red, green, blue Optics available .» » ».»: »»....10°, 30°, 60 10°x60°, 30°x60°,120° Color Rendering Index (CRI) ... ..... . ......... „.»,. 93 CRI Exterior Wet Listing Options 1P65,1P68 12" - 96", in 6° increments • Compact, variable light fixture for dry, damp or wet location use • Fixture comes in 6" Increments (12"minimum) • Many options in optics, color temperature, and accessories to suit a range of projects -call factory for additional options • Three different types of lens • Uses standard line voltage dimmers • Fixtures are compatible with both forward and reverse phase dimming • Clear aluminum or black finish -check factory for availability • Contact Soca Flasher for tips on custom installations ELEVATION VIEW 'Fixture Is shown with Interior power feed and female rigid connection. Mists Option 1 on the connections page) Feted Spring Clip Bracket Swivel Accessory with Spring Clrp Bracket L^ ©—.-! Right Angle Arc Bracket with Swivel Accessory HPNLS HO Color Option. 2700K, 3000K, 3500K, 4000K, So00K, ambe, red, green, blue We are c nstza tl ' mpreying our f `tures'a d r ar' is a= F Optic: 10', 30', 60', 10'x60',30'x60', 120' ghtto clian a options and p i Icat ret ulrements'contactyyourr Boca sale to�floda33487 es and true m*� Voltage; Finish: Location: 90.120VAC+. 120V Black- 8 interior = I 230-277VAC=277V Clear Anodized .A Exterior (IP6S)oE Wet OP68)=W USAF are prop Mounting: Fixed =F Swivel =-S Arc Swivel = Are A ddItiioal (o no on b eta Is. presetaative x ` ' • ,s s n . 61.989.5338 61:984323 of their respecthi ners ,-EV08 813 Options: Hexceil louver= HL Diffused Lens. Satin Ice White = SI' See 2nd page for more options. `Interior Use On y Project Name: - Fixture Type: - Model No: - Lamp Info: APPLICATION These high lumen fixtures are Ideally suited for lobbies, auditoriums and many other applications with high ceilings, where superior light output is needed. Multiple beam distributions are ideal substitutes for par lamps, allow flexibility for the designer and eliminate glare and cut off issues. PRODUCT DATA REFLECTOR: Dual -optic system includes upper cone which determines the beam distri- bution and lower reflector to finish the ceiling without glare. Standard finish is soft clear Alzak with matching polished flange. Other custom color reflectors are available. Consult factory. HOUSING: Heavy gauge galvanized steel housing provides a secure mounting platform for the electrical components and protects the optical assembly. Standard plaster flange allows up to one inch ceiling thickness. LED module is accessible from below. MOUNTING: Universal Mounting brackets adjust vertically 5.5' and accepts C -channel or rigid bars (see optional accessories). ELECTRICAL: 12010 277 VAC, 50-60 Hz. JUNCTION BOX: Heavy gauge galvanized Junction box prewired with grounding pigtail, Easy access covers. Multiple conduit knockouts listed for through branch ckcuit wiring. LED MODULE & DRIVER: Bridgelux RS Series LED module and driver. CRI = 80. Power: 70001= 90W, 50001 73W, 40001; 58W, 3000L = 51W. HEAT MANAGEMENT: Engineered heat sink features patented Synjet module that circulates air for optimum heat management of the LED engine. DIMMING: Standard product is compatible with 0-10 volt dimming controls. Additional options available. • ecpected lamp life to be 50,000 hours with 70% lumen maintenance when ambient temperatures do not exceed 45°C. lower ambient temperatures yield longer lamp life. ot. Intertek For Damp Location Architectural Series SERIES 6VLB 3000-7000 Lupien Bridgelux LED — Recessed Downlighl CALIBER §LIGHTING EL7 'Synjet* active 000llng module foroptlmum thermal management" 1111111111.1111111 «a ur , „„,,�,,,,,,,,,,,,,,,,»r mum�tanm 5 Year Warranty Rough Opening 8.75” Catalog is 6VLB Example: 6N1-8404KM Fixture Series Lumens Color Temp. Beam Dist. Dimming Optional Accessories Hanger Bars (set of 2) 0 101782 = #520 Caddy Bars 0 9127 = 27' C -Channel CI 24CBH • 24' one-piece B•Llne GChannel hanger bar CI HUSH = Interlocking hanger bars expand to 26' ❑ 9152 = 52' C -Channel 27BH = 27" Solid Bar Fixture: Type: Project IS "*'R/I//A V° / 6VLB Exempla OVLSHAPPF Trim Trim Finish wirmiished flange 6VLB — Open Downlighl Reflector SCLPF — Soft Specular Clear Alzak HAZPF — Haze Alzak For white painted flange, drop "PF" from Catalog S. For other finishes, consult reflector section. Options D EM = Emergency Power Pack Manufactured end tested to UtA1598 and CSA standards. Note: Suitable far damp location. Fixtures are not designed for direct contact with insulation. All Pathway° products meet or exceed requirements as established by the National Electrical Code. Specifications subject to change without nonce. Alrak°is a registered trademark 01 Alcon. • semi a tt �" Pathway Lighting Products, Inc., P.O. Box 699, Old Saybrook, CT 06475-0591 me /gf11~/17®$0lff4:K voice 800.342.0592 • fax 800.207.0090 • www.pathwaylfghling.com • e-maik sales@pathwaylighling.com too£ — 91A9 saiaa 11 L033,0 ( MMAUE blank = 0-10V 10% 70 = 70001. 4K = 4000K N = 28° De = 0.10V 1% 50 = 5000L 35K r 3500K DMX = OMX 10%* 6VLB 40 =40001. 31( = 3000K M = 48° OMX8 = DMX 1%* 30 = 30001 27K a 2700K W = 74° `interfaced Through 0.10V drli/er Optional Accessories Hanger Bars (set of 2) 0 101782 = #520 Caddy Bars 0 9127 = 27' C -Channel CI 24CBH • 24' one-piece B•Llne GChannel hanger bar CI HUSH = Interlocking hanger bars expand to 26' ❑ 9152 = 52' C -Channel 27BH = 27" Solid Bar Fixture: Type: Project IS "*'R/I//A V° / 6VLB Exempla OVLSHAPPF Trim Trim Finish wirmiished flange 6VLB — Open Downlighl Reflector SCLPF — Soft Specular Clear Alzak HAZPF — Haze Alzak For white painted flange, drop "PF" from Catalog S. For other finishes, consult reflector section. Options D EM = Emergency Power Pack Manufactured end tested to UtA1598 and CSA standards. Note: Suitable far damp location. Fixtures are not designed for direct contact with insulation. All Pathway° products meet or exceed requirements as established by the National Electrical Code. Specifications subject to change without nonce. Alrak°is a registered trademark 01 Alcon. • semi a tt �" Pathway Lighting Products, Inc., P.O. Box 699, Old Saybrook, CT 06475-0591 me /gf11~/17®$0lff4:K voice 800.342.0592 • fax 800.207.0090 • www.pathwaylfghling.com • e-maik sales@pathwaylighling.com too£ — 91A9 saiaa 11 L033,0 ( MMAUE KIM LIGHTING Type: Job: Micro -Flood° EL218 120 to 277 Volt Die -Cast Aluminum LED 9/5/13 • kl_eI2181ed spec.pdf Approvals: Fixture Catalog number: Fixture Mode Finish Fixture Options: Ordered .separately from fixture, see page R. See 120 Volt Mounting Options Spec Sheet far mounting options Date: Page: 1 of 3 Specifications Housing and Lens Frame: Die-cast low copper alloy (<0.6% Cu) aluminum. Swivel: Die-cast aluminum with locking teeth and 1/2" solid brass NPT mount. Provides horizontal rotation independent of the threaded mount. Swivel locked by 1/q 20 stainless set screw. Clear anodized prior to powder coating for added corrosion resistance. Gasketing: Silicone gaskets throughout. Fasteners: Stainless steel. Wiring: No.18AWM rated 105°C. Optical System: High performance acrylic optic securely attached to internal heat sink for maximum thermal dissipation. Driver; Universal Voltage from 120 to 277V with a *10% tolerance. -40°F. starting temperature. All drivers are Underwriters Laboratories recognized. Finish: Each luminaire receives a fade and abrasion resistant, electrostatically applied, thermally cured, triglycidal isocyanurate (TGIC) polyester powdercoat finish. Standard colors include (81) Black, (DB) Dark Bronze, (GR) Verde Green. Listed to: UL 1598 Standard for Luminaires - UL 8750 Standard for Safety for bight Emitting Diode (LED) Equipment for use in Lighting Products and CAN/CSA 022.2 No. 250.0 -08 Luminaires. LEDs and drivers are RoHS compliant. CAUTION: Fixtures must be grounded in accordance with national, state and/or local electrical codes, Failure to do so may result in serious personal injury. 2W (54 ) pu@an4U•S.PATENT D298,656 KIM LIGHTING RESERVES THE. RIGHT TO CHANGE SPECIFICATIONS WITHOUT NOTICE, ORDERING INFORMATION Fixture Source EL8 ❑ EL218S3 / 8L3KUV' o EL218S3 / MAKIN' ❑ EL218S3 / 8L5KUV' O EL218F3 /8L3KUV' ❑ EL218F3 /8L4KUV' D EL218F3 / 8L5KUV' L EL218S5 / 8L3KUV ❑ EL218S5 / 8L4KUV' 0 EL218S5 / 8L5KUV' ❑ EL218F5 / 8L3KUV ❑ EL218F5/8L4KUV' 0 EL218F5 / 8L5KUV' 350mA, 10W, 8 LEDs, 3000K 350mA, 10W, 8 LEDs, 4200K 350mA, 10W, 8 LEDs, 5100K 350mA, 10W, 8 LEDs, 3000K 350mA, 10W, 8 LEDs, 4200K 350mA, 10W, 8 LEDs, 5100K 550mA,16W, 8 LEDs, 3000K 550mA,16W, 8 LEDs, 4200K. 550mA, 16W, 8 LEDs, 5100K 550mA,16W, 8 LEDs, 3000k 550mA,16W, 8 LEDs, 4200K 550mA,16W, 8 LEDs, 5100K iS = Spot, F = Narrow Flood, UV= Universal Voltage from 120 to 277V with a *10% tolerance. Finish ❑ BL - Black 0 DB - bark Bronze ❑ GA - Verde Green 2019 KIM LIGHTING • P.O. BOX 60080, CITY OF INDUSTRY, CA 91716-0080 • TEL: 626/966-5666 • FAX 6213/369.2696 CAT: TYPE: E L6 PROJECT, FEET: FEATURES • Standard fixtures complete with lens, LEDs and outdoor plug and play connections set back from fixture end for smooth illumination without shadowing or scalloping between fixtures • Low maintenance, energy efficient lighting .for exterior wet applications • Smooth full range dimming capability with commercially available LV (magnetic) dimmers, ELV or 1V -10V dimming (see pg 3 for dimming) SPECIFICATIONS GOVELUM;CED OUT000A ll►arpi Wtt a (p1'') a125' 0,¢, DIU WanOlti 81614I2.5.00. iNRiWilket30001a125 DC, Wain1V 105(3200 el25',40. 00:44156000°812,D''0,0, QNeel2S' ' clop at ,5" Yet tit25' ie0a12,6' , hems In bold denoto Thio 24F rb, pave( and 0.75W dasOn cak "EffiCAC,iCEI i LM(Fr '` LM/.) VIM r LN,WT MODULE,MODULE 5151 ,740,1 21437 44.86 i1 3.80 ' 0,75 X84 2 X54 23142 > ° 48,16 I) 3.6 0.75 64.75 '54,9 ,233,((9 , 4 48,56 " 3 6 ' 1.0.711 529 v5;9se, ?asps I .48977 „ 3.60 F'015 °8841 40,3,1' 239,-9.19.81 as °:cars 1580 r 57 Pl/A ;' 'N/A 3,6 4N/A 75,80 273 WA !E WA 3.6 WA . 3130 x':120 N/A N/A 3.6 WA '44,20i Q159 'ifoWA N/A 8.0 ioozy raN/A are based an i w vary on -ea on pa rrsuppjyend fun tang( ... Ltd DATA ..l4WATtMBE LE0 UFE' l tdltlii tMt?. 1;.1VIg'INO I AN0LE tib modde 11h 175WpBO00 hre; i nmj I `150' 8p(pla PB;W5900m+-1nr11,#ed60NMka 40000Ala ii Okie (4708F114:4- dnm); Green (525 +1.1 n(0) 20,000 hrs Ali Whim 016 tahlpetra(Jma+/-100'IQ ' UOn, M1 # S WOCI* LEAs p mnuf"awedon AA" s I mod PCn rba b 2 ee-t3 LED sags Otiertitial C12[180 Or 62% 0/1.69 fre'VtltaiViltt ran vital, vac IMRQ. 1. Spacing - Lamp spacing: 2.5" O.C. 2, LED PCB - Uses 0,75W, 12VDC LED modules in a fuse style envelope 3. Color Temperatures Delux Warm White (2600°K 41-100°K) Warm White (2800°K +/-100°K) Warm Whlte (3000°K +/-'1 OO%) Warm White (3200°K +/-100°K) Cool White (5000° +1-100°K) Color: Blue (470nm +/- 1 nm) Color, Yellow (590nm +/-1 nm) Color: Green (525nm +/- 1 nm) Color. Red (630nm +1- 1 nm) COVELUMTM OUTDOOR LED Wet listed fixture for outdoor cove and pocket illumination in standard lengths with flexible water -tight connection for straight runs and segmented curves" PROFILES Y" 2Y:" 2A" -174 2W 4. Mounting - Swivel -foot mounting feet mounted at fixture base every 12" included 5. Lens - Linear lens mounts In channel to protect LEDs from direct contact 6. Max run length - Continuous: 45' (144 PCB's per 15A circuit) plug and play 7. Power Supply - Listed Class I or Ii 12V DC power supply required 8. Listing -1P65 Rated, cETU s wet listed for outdoor use above 3ft from floor for Class I or II application 9. Warranty - 3 Year Warranty F(IP 1P65 Mronee•A COVELUM LED ORDER SPECIFICATION GUIDE Bremple: CII -LB -F -50 -MD -8 Pn00J T00DE LED TYPE LENS CLL - LB - COVELt1M' LED Lltebar C. Clear F+ -Frosted COLOR TYPE CONNECTOR Delux Warm White 26.2600'( MF=Male/Female Warm White 28 = 28001( 30. 3000'( 32 = 32001( Cool White 50 = 50001( Colors 01. Blue YL =Yellow GR=Green RO. Red le Tivoli, LLC • 15602 Mosher Ave, Tustin, • CA 92780 • ph 714 957-6101 fx 714 427-3458 • www.tIvoINiphting.com / satesativoltilghtingcom MD=Ma&e/Dead End REWIRED LENGTH POWER SUPPLY - + 1=1' 2=2' 4=4' 6=6' 8=8` psu SNP pekvCr spicalmati REQUIRED POWER SUPPLY OPTIONS O ADNM'80.1-5.12.0 O ADNM-150.2.5.12-0 O AONM-240.3.5-12-0 O AONM•320.4.5'i2-D O ADNM•240-1-15,12•D O a-60-1-5-12-0 O 41+60.1 -6,12.0 0 J7-240-4-5-12'0 0 JTM-240.4-5.12-D 0 MW80.15.12-0 D MW -150.1.10.12'0 O MW240.1.1512.0 0 MW -3201-y 0 20-12- kokzuking rmorehpowerbrnr is OPTIONAL DIMMERS O N-600 0 N14600 0 N-1000 0 NH -1000 0 N-1500 O DIM -OT -1.5-D Soo rmlmirg snec4bot°n argat let ogre itift.ragoto ettratM0M,41.dR1AB,N - Papaid3 PKSA/PKSP - Parkway Square Sconce 1 TYPE EL5 ( r&) • Seven distributions to choose from • Integral egress lighting • Available with highly of f IClent LEDs • Six decorative screen options • Tamper resistant hardware s Cast aluminum struts • Powder coat finish in 13 standard colors with a polymer Wittier sealer 1. LUMINAIRE 2. LAMP/BALLAST 3, SCREEN 4 COLOR 5.OPTION$ GENERAL SCREEN 1. LUMINAIRE ACCENT (SMALL) SCALE (Weight: 32ibS) 0 PKSA DB (Down beam) ❑ PKSA OS (Down spread ) ❑ PKSA UB (Up beam ) ❑ PKSA US (UP spread) ❑ PKSA DBUS (Down beam/up spread) ❑ PKSA UBDS (Up beam/down spread) ❑ PKSA USDS (Up spread/down spread) PEDESTRIAN (MEDIUM) SCALE (Weight: 55 Ibs) ❑ PKSP DB (Down bean') ❑ PKSP DS (Down spited ) ❑ PKSP UB (Up beam) 0 PKSP US (Up spread) 0 PKSP DBUS (Gown burn/tip spread) ❑ PKSP UBOS (Up beam/down spread) ❑ PKSP USDS (Up Spreaddown spread) 3. DECORATIVE SCREEN (Painted to match fixture. Also available 1n stafNess steel or copper Not available with horizontal optics) JNFINITY OFFSET y11HEAT 0 DSIN 0 DSO 0 DSWN L.! DSTR u DSS N PS S 2. LAMP/BALLAST PKSA-SMALL HOUSING $,ALE LED (24 Walls, Warm white (3500K), Bright white (5100K), Class 2, 120 thru 277 volt) ❑ 15LED-WW (OB/DSAJB/US only) ❑ i5LED•BW (DB/DS/UB/USony) ❑ 24LE0-WW (DBUS/UBDSA)SDS only) 0 24LED.BW (DBUS/UBDSAJSDSon(y) i OMPACT FLUORESCENT (Electronic 120/277 volt ballast. Specify wattage) 0 24PLL ELECTRONIC METAL HALIDE ❑ 35R111EB (35 wafts 120/217 vntd PGJ5 base, M/niMastercalor lamp. Not available with D8/ UB ❑20MMC (20 warts) ❑39MMC (39'watis) ❑ DS2OMMC (Dual source 20 Watts. USDS only) 0 DS39MMC (Duel source 39 watts. (MOS only) pKSP — PEDESTRIAN tiOU/USG SCALE LED (Warm white (3000K), Neutral white (40OOK), Bright white (5000K) Ctass 2, 120 thru 277 volt) ❑ 18LED.WW (DB/DSJUB/USonlY) ❑ 18LED•BW (DB/DS/LS/US only) ❑ 301ED-WW (DBUS/Uoos,usas only) ❑3OLED-SW (DBUS/UBOS/USOS only) COMPACT FLUORESCENT (Electronk> 72(41277 volt ballast. Specify wattage) ❑ 55PLL (PKSP UBJDB only) flEDIRDNIDAF-TAI.MALIDE. 70R1i1EB (35 watts, 120/277 vok. UB/OB only) 012 base, T-6 lamp. ❑ 35MHT6EB (35 watts) 0 70Mf1T6Ee (70 waits) ❑ DS39MHT6EB (Dual source 39 watts. USDS only) ❑ 0S70MHT6E13 (Dual source 70 watts. USDS only) temps nol Included (except IL and LED options). 4. COLOR AWT (Arctic Wh#e) ❑ BLK (Black) O MTB (luteus Black) ❑ CRT (Coriap) 0 MAL (MetreAturlanunt) .0 MDG (lkdum0rgy) ❑ DON (Dark Green) ❑ ATG (Anliqua Green) ❑ DBZ(OalkBronte) 0 LGY(tlghOGrey) ❑ WRY Am:wed 0 RALiPREMIUM ❑ BRM (Metallic Bonk) COLOR (Roder/AO O VBL(Lbrdafitua) 0 CUSTOM COLOR (Proi/de lorrrleiChing) 5. OPTIONS LJ BBU (integral battery backup for 24P1.L. PKSA only) L7 NEG (No egress lamp. Opening Is sealed with a cap and pa/rated t0 match fixture) F41 CPR (Copper) 0 SSP (Stainless steel) SPECIFICATIONS PKSA/PKSP HOUSING Parkway Square housings shall be oast aluminum, A356 alloy, free of any porosity, foreign materiels, or cosmetic fillers, The vertical lens shall be opal, semi translucent high Impact Infection molded Iighling grade acrylic and shell not be held replaceable. The vertical struts shall be oast aluminum end painted to match the fixture. The lens shall be sealed to the housing with a molded silicone gasket on the lop and bottom. The optical lens Irani() shall be secured with four eleptive socket cap screws and shall be sealed with a one Medi memory retentive, molded silicone gasket. The lamp compartment shall have a molded sllioone plug to comptetely seal the optical system from Insects or dirt emanating from the electrical box orconduit. Fotir stainless steel screws shall release Ma canopy to allow oieotrlcal access. All Internal and external hardware shall be stainless steel end zinc, REFLECTOR Tho reflector is formed aluminum with bright dip anodized finish for pedestrian scale and bead blasted finish for accent scale Ilxlures. ELECTRICAL The ballast or LED driver electrical assembly shall be integral to the lixture and mounted to the cast canopy, tha electrical assembly shall be prewired with a quickdtsconnect plug and removable by loosening two screws. All metal halide ballasts shall be electronic. T6 metal halide lamps shall use G12 sockets; Rill lamps shall use GXB.5 sockets; PLL fluorescent lamps shall use 2611 sockets, LED drivers shall have a drive current of 350mA. Standard color lemperalures are 3000K, 40001( and 5000K. The ballast or LEO driver shall accept en Input voltage of 120 through 277 volts. The MRiB lamp for emergency egress feature shall be included and powered by 120 volt Input transformed into low -voltage (12 volt) by the electronic transformer (included). The MR16 lamp shall use a minlalure bi-pin base. See next page ARCHITECTURAL AREA LIGHTING 16556 East Gale Ave, I City or Indualry I CA 91745 P 626.968.5666 1 F 626.369.2595 I www eal.net Copyright 02012 I REV 6.12 JOB TYPE NOTES 11I 4'I('ill ililfluIii11111illili(Ilill1111( J Bottom .' lIII►. �l'Illi Irl 111 Mao DETAILS 7 �illlll� 1'bp MOTION SENSOR L,ill lHall 'illllll!ill lll'Minn i� 1 J• (;I,�, 1111 II�1!11111,l11111111111111111,1 BE N design . porter nce . technology www.beac onproducts.00m typo: Project Name: Notes: Semple EDR 56ND-80 5K Ordering A / / B rev. 03,26.2014 ENDURA (LED) Endura Garage & Ganopy Luminaire Max Weight: 11 Ibs TSW UNV MOD • 4.54 -15 BBT / 1 / d E F 0 EL3. -- (,•••:* • • • Asp -o`, u_. :...•. `,+�, `���:•• 0002 Isometric CEILING MOUNT Stem Mount mown* (by others) Cost cover 3/4• Conduit 4' Cam Hbox Co aut Factory A. MODEL F ELECTRICAL OPTIONS EDR Endure PEC photocell, button 2PF dual power toed" B. ENGINE -WATTS MOB motion sensor 33% or 50% 24NB-27 27 Walls - LED array dimming' 24NB-55 55 Watts - LED array OCS occupancy sensor (on/of) 36N8.80 80 Watts - LED array BPC cold weather battery pack' 48NB-110 110 Wptts - LED array G. COLOR 0. CCT- COLOR TEMP BBT baslo black textured 3K 3000K BMT black matte textured 4K 4000K WHT white textured 514 6000K (std.) MST metallic bronze textured BZT bronze textured D. OPTICS DBT dark bronze textured 6X5 sista Nghter ®YS grey smooth T5R type V, rectangular OPS dark platinum smooth T5QM type V, square medium GNT green textured T5QN typo V. square narrow MST mataglc sliver textured T6W type V, round wide MTT metallic titanium textured OWI old World iron HIGHER MOUNTING APPLICATIONS RAL 2X2 narrow spot 4X4 narrow flood 6X5 medium flood 5X3 horizontal flood E. VOLTAGE UNV 120.277V 347 347V 480 480V 12VDC 12VDC MOB ORDERING INFORMATION; When ordering a fixture with the motion detection option (MOB), please specify the appropriate information. These eettings are specified In the ordering es shown In the example below. C1IZ/48NB-11o/755W/UNV /MOB -1 to30min,-II%or5094• 32/MT ( High to Dim Delay. tow Le ngf Height (FL) 'not aveiiebre on 24NB-27 'rat available 8 347V or 480V hoot 'rat available on 48NB• 1 t 0 ' 36NB-80 only 2041 58th Avenue Circle East Bradenton, 1134203 Phone: (800) 345-4928 Fax: (941) 751-5535 ORDERING APPLICATIONS: Archileklur M081E0 Series is a 8" specification grade high outpu1 LED downlighl capable of delivering 12,000+ lumens designed for ceiling heights From 20 fa 60 het. Combining energy soving,s, long life, low mainienanoe cosi 8 controllability, II is on extollers! alternative to metol halide (up to 250 walls) and quartz (up to 500 walls) fixtures. ENERGY STAR° qualified. Rated Far a minimum 0150,000 hours life with 70% Lumen maintenance up. to 40C (104F) when free airflow is available around the fixture. Rated fora minimum c4 60,000 hours life with 85% lumen maintenance up to 30C (86F) when free airflow is ovule* around the fitdure and no lens is prose's! HOUSING: 18 gouge corrosion protected steel platform designed for occessibilly. Prewired Ibex with snapon covers. Separate power supply module serviceable and removable from above or below the ceiling. Power supply module is connected to the LED light engine using o locking plug4n connector. Approved for 8 (4 in/4 out) N. 12 AWG conductors rated for 90 C through wiring. Variable light engine mounts allow reflectors to be intorchanged in the field. REFLECTOR: High purity spun aluminum selFffonged reflector with Iridescence suppressed Alzak anodized finish. Available in specular, semi-speculor, and Preswfile's Americon Melte linlsh in o variety of anodized colors os well as pointed trim options. Offered in 25', 35; 45°, and S5° optical distributions as well as lens options for wet location applications. Eosy to install yoke mounling system with safety tether included. LEP EIGHT ENGINE: The MDBLED uses up to 480 Individual Nichta LEDs specifically mixed to provide a minimum of 80 CRI with 3 SCOM calor consistency. The LED fight engine is available in multiple lumen packages and color Temperatures to 8" High Lumen LED Downlight MD8LED 120 - 277V, 347V 0-10V Dimming accommodate any design requirement. The use of individual LEDs to achieve these lumen potkages enables optimal thermal management while creating a visually pleasing diffuse appearance in the ceiling. The LED light engine is coupled to passive heal sink uniting innovalhre heat pipe technology, and Is protected with o self reselling thermal protector, LED DRIVER; DATE- FIRM NAME: PROJECT TYPE_ 4 / EL4 Cei Ing Cutout: 8 /4" Maximum Ceiling Thickness 1 W Consult factory for ceiling thickness to 2" For conversion to millimeters, multiply inches by 25.4 Not 16 Scale Each siring of 120 LEDs ii powered by a single 40 Waft, constant current Thomas Research Products LED driver figs for 4 drivers per fixture). The driver is UL8750 and Gass 2 compliant. Luken Sales A drivers also available DIMMING: Standard 4107 dimming provides Rickeafree dimming lo 10%. For sizing of the circuit control, the dimming circuit may requite up la 1.2mA of sink current. See list of compatible dimmers on page 4, Luken 2tivire, 3 -wire, and EcoSyslnw dimming ovoilabta to 1%. INSTALLATION: Universal adiuitable moutiling brackets accommodate 1.5" or 1" lathing channel or 14" EMT (by others) or Prescolite 824 or 86 bar hongors. CERTIFICATIONS: CSA certified to US and Canadian solely slandords. Suiloble for clomp locations, or wet locations with a lens. ENERGY STAR° qualified. Product is marked spacing and must be installed with the following minimum spacings; Center 10 Center of adjacent luminaires ; 36' Minimum Overhead Clearance: 19' (To boltom of metol pan) Center of Luminaire to Side of euitding Member :18' WARRANTY: 5 Year Warranty. See www.prescolile.cam For details. Order housing, reflector, and accessories soporately CATALOG NUMBER: HOUSING arm imeolotcltMi ca WHAM --T 1 f r r n, , eC , it .1..1r 13114... g.;1 111 :cam Festa•--1� " REFLECTOR* HEIGHT (A) 25' 18" 350 15" 45' 11" 55' 10" 'WITH LENS ASSEMBLY °Dlmensbn'A'' (Hoy o r mey not be umMns verttwi dimension depending upon chosen rafl.ctor. EXAMPLE: MD8IED12135K8.8MD121WFl4S arnoNS — IltIM MEM ornnJT SEAA1Miauu esPUS:TOenMSH etratotcolaes rentctasaROM — AcctSSOREs CI MDBLED 0 34' 0 8' High 300Q output Delivered LED Lumens 0 housing ❑ 61.s 6000 Delivered CI Lumens Q 9L2 9000 Q Delivered lumens O 12L2 ❑ 12000 Delivered Lumens 27K 0 8 0 2700 80+ Kelvin CRI 3011 3000 ❑ Kelvin 35K 3.500 Kelvin 40K 4000 Kelvin 5000 Kelvin Blank 0 Blank 0 120 thru Standard 277 0-iOv Volt dimming 3474 0 HDM 347 Vali Lutron 3,wire/ EcoSystem to 1% O 2DM Lutron 2-v4re leading (120v only1) Q WIH WiHUBB ertaUed 8MD 0 3L3 0 8' Alzok Suitable Reflector for 3000 Lumen Housings 61,2 ❑ Suitable ❑ for 6000 Lumen Housings ❑ 912 0 Suitable for 9000 lumen Housings 3mmble for 12000 lumen Housings iMusl specify either WT or et for palmed cone 'Neurine and reflector eutpul must be coninienf 'Avaliohle to aondord Ot 0V dimming only. rescalite A Division of Hubbell Lighting, Inc. MD25 0 Nominal 25 O Degree Cutoff FL35 ❑ N minol 3.Degree Cutoff WFL45 Nominal 45 Degree Cutoff XFL5S Nominal 5Degree Cutoff Blank 0 Specular SS 0 Semi - Specular MPC 0 American Malin 0 Blank 0 Clear Alzak CG Chompogne Geld Alzak Black Alzak ❑ WE Wheat Aleak O LW Ugh, Wheat Adak ciPW Pewter Alcok Q O SC t Painted Black Cone E] ❑ WV Painted White Cone In a continuing effort lo offer !ha best product possible we reserve the right to change, without notice, specifications or materials that in our opinion will not oiler the function of the product. Web: www.prescoltte.corn • Toch Support; (888) 777-4832 CL ❑ 624 Clear Set of two(2) 24' Lens over bar LED's hangers forT.bor (wet ceilings location) Q 86 SL Set of two (2) bar Solite hangars for ceiling Softening lout up to 24' lens over centers LED's ❑ SCABS_ Sloped ceiling Lian) adopter (see WT nole on page 4) Pentad Fhite lange BT Pointed Black Fkmge ARCH•LED"O13 LNC2 SERIES Cat# Job Type ® HUBBELL Outdoor Lighting Approvals EL SPECIFICATIONS Intended Use: The compact LED LNC2 is designed for perimeter fliuminalion for safety, security and identity. This compact fixture has no uplight and Is neighbor friendly with typical mounting height of 12-1511 Units are supplled with an acrylic diffusor accessory that can be used for lower LED brightness near building entrances or other pedestrian areas, Units have pro- tective polyester finish for long lasting appearance, Construction: Decorative die-cast aluminum housing protects components and provides an architectural appear- ance. Casting thermally conducts LEO heat to provide optimum performance and long life. Powder paint finish provides durability in outdoor environments. Optics/Electrical: Gass 2 electronic drivers (single In 12L units and dual In 181. units) feature 120-277V, 50/60 It input for Universal usage with>90% power tactor and <20%Total Harmonic Distortion (TND), 0-10V dim- ming 120-277V only. LEO(s) OCT: 3000K OCT nominal -80 CRI, 4200K CCT nominal - 70 CRI, 5100K CGT nominal- 87 CRI 29 Input watts, 12 LEDs deliver 2420 lumens wtih 85 LPW efficiency at 5100K CCT 45 Inpbt Watts 18 LEDs deliver 3311 lumens at 78 LPW efficiency at 5100K CGT Minimum operating temperature Is -40'/-40T Optical: Cut-off Type 111 and IV distributions with indNiduai PMMA acrylic lenses for wide lateral throw, maxi- mum control and efficiency. Acrylic diffuser included Where reduced I.EO brightness Is desired Lumen Maintenance: 196 at 60,000hrs (Projected per ihSNATM-21-11), see table on page 2 for all values. Installation; Quids -mount adapter provides easy installation to wall or to recessed junction boxes (4' square junction boxy. Gasket seal and secured by two Allen -head hidden Fasteners for tamper resistance, Designed for direct j -box mount or conduit feed in single SKU. Listings: • DLC Qualified, Consult DLC website for more delaJIs: Mtp //www.designiights.arg/OPL • Listed to UL 1598 for use in wet locations, 40` C ambient environments. 25'C for 347V. Options: Button photocorttrol for dusk to dawn energy savings Warranty: Five year limited warranty (tor more Information visit: b1 /Iwww,hubbelloutdoor.comtresourceg( warranty/ • FES Progress Award Winner .2013 • Building Operating Management 2014 Top Products Award - LNC2-18111 PRODUCT iMAGE(S) LNC2-1211 LNC2-18L11 With diffuser DIMENSIONS A A a C a Weight 6.25" 1.6" 1025" 5.6" 7.0 lbs, 158.7 mm 40.2 mm 260.4 mm 142.2 mm 3,2 kg CERTIFiCATIONS/LISTINGS P• SUS lighting facts rmroaer.s, SHIPPING INFORMATION Catalog heather IN02.12111 LNCL-lata Carton tHmanslons Carton atY. f.W(kg)r r MahlerCil! Length Width HeightHeight1 ,u ' Inch (en!) Inch (co;) Inch (cin) Pack 14.3 0.51 14,3137i 11.4 (20) &4 (21.0) 14.5 (0.7) 14.9 (31) 11.4 (20) 0.4 (21,5) 2 ORDERING INFORMATION ORDERING EXAMPLE: LNC2-12LU-5K-3-1 SERIES LNC2 Laredo LNC2 NUMBER OF LEGS/SOURCE/VOLTAGE 12LU 12 LEDs, 20w Input, Universal voltage 120-277V 18LU 18 LEDs, 45w input, UnWersal voltage 120.277V 1 Amber LEDs onty available on 18LU conligu+ahons, 350 mil any. universal V I 120V -277V 31( 30001( nominal 80 CRI 4K 42001( nominal 70 0111 5K 5100K nominal 67 CRI AM' Amber (590 pm available for rwUefrlerdy/olsa- tale aPOlicattats, 350 m (oonsull faclo) IES DISTRIBUTION 3 Type III 4 Type IV FINISH 1 Smite 2 Black 4 White 5 Platinum OPTIONS PC(X) Button photo - control, replace X with voltage, specify 1-120V, 2.205V, 3.240V, 4-277V REPLACEMENT PART CATALOG NUMBER 93044013 DESCRIPTION Frosted comfort shield, improved uniformity with only 5% reduction a HUBBELLHubbell Outdoor Lighting • 301 Millennium Boulevard • Greenville, 5G 29607 • Phone; 884.678-1000 Outdoor Lighting Dos to our continued efforts to improve our products, product specliixatona are subject to change without notice. C2014HUBBELL MOOR UrAMxi 00ROW Rationed •Fe•nwefiromatmview, wN)s1 xwww,nobbenourdlartnst • PanteelnusA tIIRE001.01112-SPEC 4114 APPUCATIONS1 Archileklur MDBLED Series is a 8' spocifkotion grade high output LED downlighr capable of deliverin 12,000+ lumens designed kr ceiling heights from 2010 60 feat. Combining energy Savin s, long life, low maintenance cost &controllability, it is an excellent alternative to metol halide (up to 250 weds) and quartz (up to 500 waits) fixtures. ENERGY STAR* qualified. Rated for a minimum of 50,000 hours life with 70% Lumen maintenance up. to 40C (104F) when free airflow is ovoilable around the Ihdure, Rated for minimum of 60,000 hours life with 85% lumen maintenance up to 30C (86F) when free airflow is available around the fixture and no Ions h prosent HOUSINGS 18 gouge corrosion protected steel platform designed for accessibility. Prewired J box with snap -on moors. Sepomte power supply module serviceable and rembvobhe From above or below the telling. Power supply module is connected to the LEO.light engine using a locking pfugin connector. Approved for 8 (4 In/4 ou No. 12 AWG conductors rated for 90 C Ihrougg wldng. Voriable light engine mounts ollow reflectors to be interchanged in the field. REFLECTOR: High purity spun aluminum seltf)onged reflector with iridescence suppressed Alzok anodized- finish. nodizedfinish. Available In specular, sembspecular, end Prescolite's American Matte finish in a voriety of onedlsed colors as well as painted Trim options. Offered in 25°, 35°, 456, and 55° optical distributions as well as Tens options For wet 'motion epplicolions. Easy to install yoke mounting system with safety tether included. LED LiGHT ENGINE; The MD81E0 uses up lo 480 individual Nichio LEDs specifically mixed to provide a minimum of 80 CRI with 3 SCDM color consistency. The LED light engine Is available is mutliple lumen packages and colas- temperatures to 8" High Lumen LED Downlight MD8LED 120 - 277V, 347V 0-10V Dimming DATE: TYPE: EL2 FIRM NAME: PROJECT: accommodate any design requirement. The use of individual LEDs to achieve (hese lumen packages enables optlmol thermal management while creating a visually pleasing diffuse appearance In the ceiling. The IED light engine is coupled to o passive heat sink utilizing innovative heat pipe technology, and is protected with a self reselling thermal protector. LED DRIVER: Each string of 120 LEDs is powered by a single 40 watt, canstonI current Thomas Research Products LED driver (up for 4 dr ears per fixture). Th* driver is UL8750 and Cass 2 compliant. Luken Series A drivers also available DIMMING: Stondard 0.10v dimming provides flicker -free dimming to 10%. Por sizing of the circuit control, the dimming circuit moy require up to 1.2mA of sink current. $ee IIsi of wmpotibte dimmers on page A. Mon 2wrire, Swim, and EcoSystem dimming available to 1%. INSTALLATION: Universal adjustable mounting brackets accommodate 1.5" or le lathing channel or Ye EMT (by olhersj or Prescalite B24 or 86 bor hangers, CERTIFICATIONS: CSA certified to US and Canadian safely standards. Suitable Far damp locations, or wet locations with o lens. ENERGY STAR* qualified. Produce is marked sparing and must be installed with the following minimum spacings: Center to Center of adlocenl luminaires: 36" luhntmum Overhead Clearance: 19" (To bottom al metol port) Center of Luminaire to Side of Building Mcnibor : 18" WARRANTY: .5 Year Worronty. See www.preseoiite.com for details, Order housing, reflector, and accessories separately CATALOG NUMBER: HOUSING OU1pUr uo OR lthe' CRI VaTAGE Ceiling Cutout: 8t/a Maximum Ceiling Thickness 11/4" Consult factory for ceiling thickness to 2" For conversion to millimeters, multiply inches by 254 Not to Scale REFLECTOR* HEIGHT (A) 2S° 18" 35° 15" 45° 11" 55" 10" 'WITH LEMS ASSEMBLY "OlfnerulOn"A"mryormay not ix, Smiting vortical emersion *handing upon chorea ref letlor. EXAMPLE: MDBLED12L35K8-8MD12LWFl4S copra — 1RIMAninnNE 9UrPtlt BEAMANGIE AEf1ECT01APISH RHtEaaRCdo*S EnECr0uOPInNS Accussates 0 MD8LED U 3L' ❑ fr High 3000 output Delivered LED Lumens ❑ housing ❑ 60 ° 00 Delivered ❑ Lumens 91. s O 900Del0 0 Lumens • 121.2 ❑ D000 elivered lumens 271( ❑ 8❑ 2700 80+ Kelvin CR) 30K 3e0000 0 Kiyin 351C 3500 Kelvin 40K 4000 Kelvin 50000 Kelvin Blank ❑ Blank 0 120 ihru Standard 277 10V Volt d mm3ng 347, ❑ HDM 347 Volt Whorl 3 wire/ EoaSystatn to 146 0 2DM Man lead Edge ttoo1% CIWIHanlYl eUBB nabled 8MD ❑ 342 ❑ 8" Alzok Setlobfe Reflector for 3000 Lumen Housings • 611 U Suitable for 6000 Lumen Housings ❑ 9L' ❑ Suitable for 4000 lumen Housings ❑ 12L' ❑ Suitable far 12000 lumen Housings Weil specify either WT of DT For pointed cone 'Housing end ratledar output must be consistent 'Avoitoble I stondante-10Vdimming only. rescolIle A Division of Hubbell lighting, inc. MD25 0 Nominal 25 ❑ Degree Cutoff FL35 ❑ Nominal 3De ree Cu1FLO4S Wff Nominal 45 Degree Cutoff XFLS5 Nominal 55 Degree Cutoff Blank 0 Blank Specular Clear Almk 55 0 CO Semi- Champagne Specular Gold Alzok MEC BL Black Alzok ❑ Moue q WE Wheel Altaic ❑ LW Light Wheat Alaok CL PW Pewter Alza k ❑ O BC' Painted Black Cone ❑ CI WCs Pointed White Cone In o continuing effort to offer the best product possible we reserve the right to change, without notice, specifieotiont or materials that In our opinion will hot alter the function of the product. Web: www.prescolite.ccm • Tech Support: (888) 777'4833 CL U Clear Lens over LED's (Wit :talion) 0 Solite Sohening lens over LED's CI rot lion) WT Pointed White Flange BT Pointed Block Flange 824 Set of two(2) 24" r hangers for Tbor ceilings 86 Set of two {2l bor hangers for ceiling foist up to 24 centers SCA8D_ Sloped ceiling *dopier (see note on page 4) AiRCH-LED-013 01 Zp14 Washington Place Prp)ect9eccibtion. \-)01°- The -)rv°-The proposed Washington Place mixed use development includes a 189 room hotel and 312 units of multi -family housing that will have a mix of studio, one, two & three bedroom units. At nineteen stories, it is envisioned as one of first of a number of similar projects to be built as the area continues to evolve in accordance with the City of Tukwila's Comprehensive Plan that envisions that the area will develop into a high density live/work community. COMPANIES PILI Located in one of the regions designated 17 Urban Centers, it is within the Tukwila Urban Center zone which encourages development of concentrated employment & housing. The owners of the property have previously negotiated a Development Agreement with the City of Tukwila which describes how the project will add housing that is walkable to transit, retail, and entertainment and supports the Comprehensive Plan. Currently served by King County Transit, the project site is ideally situated within walking distance of the future Tukwila Transit Center and Tukwila Sounder Station. SeaTac Airport is approximately 4 miles from the site. The site is also close to the Green River Trail system which provides recreational opportunities as well as a link to the surrounding communities for bicycle commuters. As the first high density vertical living residential community in the area, the project designers have been challenged to envision what the future of the area will look like and to lead the way in a number of key ways. The site currently faces and is accessed by Andover Park East which is a highly traveled arterial. The City leaders envisions this street to change over time into a highly urban and pedestrian environment with widened tree Tined sidewalks, bicycle lanes, on street parking and a vibrant pedestrian life. Activating the street level environment was an important consideration as the project design developed. The organization of the site provides for the active hotel commercial use to face the street. The street facing lower level includes the hotel entry and a restaurant with multiple doors that opens the restaurant to the outside and creates outdoor patio dining as an extension of the interior space. Building materials include full height windows and doors along the complete street frontage, brick, colorful awnings and banners on the lower three floors. Guests to the hotel can easily flow to the street sidewalk system from the hotel entry and street side restaurant. The bench lined walkway is designed to encourage guests to make use of the sidewalk system. Washington Place will be the first development on Andover Park East to include a fifteen foot wide tree Tined sidewalk with pedestrian lighting. Page 1 of 3 COMPANIES ruc The majority of the residential units face north and south to take advantage of the views of Mt. Rainier to the south and territorial views of the surrounding community and Lake Washington to the north. The parking garage is tucked in behind the building such that it is not visible to the street. Residents have direct access from the garage at the second floor and a covered arcade is provided along the south side of the building which leads to the resident entry, the hotel and the street sidewalk system. As is typical of urban living, the local community environment is the key common area amenity that will make the project successful. In turn, the residents will bring life to the area and help the surrounding businesses thrive. This new residential community will support and be supported by local businesses including the Westfield Center, local restaurants, movie theaters, fitness clubs, golf courses and bowling alleys, arts and entertainment venues as well as a number of local service providers. The multiple forms of public transit available will provide the residents access to recreation, arts, entertainment, and sporting events locally and throughout the region. Additionally, the project site is close to the Green river Trail system and a number of parks which will become the common open spaces for the residents of Washington Place. For Urban living, the surrounding community is the common open space. In addition to the local community environment, the on-site residential amenities include a movie theater where residents can watch movies & sporting events on a large screen TV or just hang out and watch TV or play video games. An exercise area with state of the art equipment as well as a hot tub is provided at the clubhouse level located on the nineteenth floor. Designed to take advantage of the views to Mt. Rainier, the clubhouse is a flexible space that can be used for large events or divided into a number of smaller seating areas to accommodate multiple groups or individuals. The room includes a kitchen area and games areas. The large roof patio feature is designed to accommodate a number of seating groups, two BBQ's and an area with artificial lawns. Additional amenities include a fenced landscaped pet area to the north of the building and an indoor secure bicycle storage area with a workshop so that bicycle enthusiasts have a place to work on their bikes. Exterior building materials include metal panels, brick, concrete and glass. Care was taken to select warm colors reflective of the northwest region. Wood grained metal panels are used at the entries and at the top of the building to create a cap that relates back to the forested Northwest. Color becomes particularly important to the design and it is used to emphasize proportion, rhythm, and modulation. The design of the podium is reflective of Westfield South Center and provides for a pedestrian scale at the base of the building. A textural brick was chosen to create a podium for the tower above with an open arcade and a rhythm of columns that firmly attaches the building to the Page 2 of 3 COMPANIES PiLc ground. The use of awnings, banners and glazing reinforces and accentuates the pedestrian nature of the lower floors of the building. The body of the building is an artistic rhythm of windows, metal panels, color and modulation. The top two floors form the cap of the building which is emphasized through color and a change in the proportion of the window system. At night, the top two floors will be lit to highlight the top of the building. Page 3 of 3 N design . performance .technology www.beaCOnprOduCtS.com RECEIVED Sample TRV -D 60NB-136 MAR 07 201Jrdering 0E-VULO ML -NC A B / 5K / T5R D / UNV PEC BBT F E G rev. 11.18.2013 TRAVERSE (LED) Traverse Wall Pack DETAILS Side View 14" Front View Bottom View Top View r A. MODEL F. ELECTRICAL OPTIONS TRV -D Traverse down light PEC photocell, button TRV -U Traverse up light (lens req.)' 2PF dual power feed 2,3 MOB motion sensor 33% or 50% B. ENGINE -WATTS dimming 24NB-27 27 Watts - LED array OCS occupancy sensor (on/off) 24NB-55 55 Watts - LED array BPC cold weather battery pack' 36NB-80 80 Watts - LED array 48NB-110 110 Watts - LED array G. COLOR 60NB-136 136 Watts - LED array BBT basic black textured BMT black matte textured C. CCT - COLOR TEMP WHT white textured 3K 3000K MBT metallic bronze textured 4K 4000K BZT bronze textured 5K 5000K (std.) GYS gray smooth DPS dark platinum smooth D. OPTICS GNT green textured T2 type II MST metallic silver textured T3 type III MTT metallic titanium textured T4 type IV OWI old world iron T5R type V, rectangular RAL FLOOD OPTICS 2X2 narrow spot 5X5 medium flood E. VOLTAGE UNV 120-277V 347 347V 480 480V MOB ORDERING INFORMATION: When ordering a fixture with the motion de- tection option (MOB), please specify the appropriate information. These settings are specified in the ordering as shown in the example below. TRV -D/ 48E-63 / AMB / T5SW / 180 / UNV / MOB - 1 to 30 min. - 33% or 50% - ?? / MT High to Dim Delay Low Level Mounting Height (ft.) ' indoor use only 2 not available on 240NB-27 3 not available ® 347V or 480V input ° 36NB-80 only 2041 58th Avenue Circle East Bradenton, fl 34203 Phone: (800) 345-4928 Fax: (941) 751-5535 ORDERING design . performance . technology rev. 11.18.2013 TRAVERSE (LED) Traverse Wall Pack General: The Beacon TRV luminaire is a wall surface mounted luminaire with a field replace- able LED light engine & optical bezel system. Internal components are totally enclosed in rain -tight and corrosion -resistant die cast aluminum housing. The TRV Luminaire is suitable for wet locations. Housing/LED Thermal Management: The Beacon TRV luminaire consists of a die cast aluminum two-piece housing. The die cast main (thermal) housing provides direct heat ex- change between the LED light engine and the cool outdoor air by drawing heat through integral heat channels and out to the sculptured and functional luminaire surface. LED drivers are thermally isolated from the main housing, mechanically attached and heat sinked to the rear housing The main housing is designed with heat dissipating fins for LED thermal man- agement without the use of metallic screens, cages, or fans. The shape of the main housing is designed to prevent debris accumulation and as a bird nesting deterrent. The back and main housings are designed to hinge open for easy mounting and easy access. Mounting & Installation: The rear housing (back plate) is designed with various bolt pat- terns for direct wall mounting or mounting to a recessed 4" junction box. The rear housing has three integral 3/4" NPT power feed locations (bottom and each side) for surface mounted conduit applications. After mounting the rear housing to the wall or junction box, the main housing is designed to hang and hinge closed after connecting the male and female quick connectors. The mounting design permits a simple retrofit to existing wall luminaires that utilize surface mount or recessed junction boxes. Bezel Optical System: Each Traverse luminaire is supplied with an Optical one piece car- tridge system consisting of an LED engine, LED lamps, optics, gasket and stainless steel bezel. The cartridge is held together with internal brass standoffs soldered to the board so that it can be field replaced as a one piece Optical system. A two-piece die cut silicone and polycarbonate foam gasket ensures a weather-proof seal around each individual LED and allows the Traverse luminaire to be rated for high-pressure hose down (IP67) applications. The optical cartridge is secured to the extruded housing with fasteners and a heat pad to ensure thermal conductivity. The optics are held in place without the use of adhesives and the complete assembly is gasketed for high pressure hose down cleaning. The cartridge assembly is available in various lighting distributions using TIR designed Acrylic optical lenses over each LED. Printed Circuit Board (PCB): Aluminum thermal clad board with 0.062" thick aluminum base layer "high temperature" HT -06503 or equivalent (subject to change) dielectric (0.003" thick, thermal conductivity of 2.2 W/MK, UL RTI of 140°C) 0.0014" thick copper circuit layer Circuit layer designed with copper pours to minimize thermal impedance across dielectric. Board shall be supplied with QPAD-3 fiberglass reinforced thermal pad 0.005" thick thermal conductivity of 2.0 W/Mk. Continuous use temperature of 180°C UL94 V-0. Board will be mounted to the heat sink using 12 #4-40 screws to ensure contact with thermal pad and heat sink. Use of thermal grease will not be allowed. LifeShieldTM Circuit: (optional) Thermal circuit shall protect the luminaire from excessive temperature by interfacing with its 0-10V dimmable drivers to reduce drive current as nec- essary. The factory -preset temperature limits shall be designed to ensure maximum hours of operation to assure L70 rated lumen maintenance. The device shall activate at a specific, factory -preset temperature, and progressively reduce power over a finite temperature range in recognition of the effect of reduced current on the internal temperature and longevity of the LEDs and other components. A luminaire equipped with the device may be reliably operated in any ambient temperature up to 55°C (131°F). The LifeShieldTM thermal regulation circuit will allow higher maximum Wattages than would be permissible on an unregulated luminaire (if some variation in light output is permissible), without risk of premature LED failure. Operation shall be smooth and undetectable to the eye. Thermal circuit shall directly measure the temperature at the LED solder point. LifeShieldTM shall consist of surface mounted components mounted on the LED engine (printed circuit board). For maximum simplicity and reliability, the device shall have no dedicated enclosure, circuit board, wiring harness, gaskets, or hardware. Device shall have no moving parts, and shall operate entirely at low voltage (NEC Class 2). The device shall be located in an area of the luminaire that is protected from the elements. LifeShieldTM shall be designed to "fail on", allowing the luminaire to revert to full power in the event of an interruption of its power supply, or faulty wiring connection to the drivers. Device shall be able to co -exist with other 0-10V control devices (occupancy sensors, exter- nal dimmers, etc.). The device will effectively control the solder point temperature as needed; otherwise it will allow the other control device(s) to function unimpeded. Motion Activated Luminaires: Beacon TRV luminaires are available with an optional pas- sive infrared (PIR) motion sensor capable of detecting motion within 24 feet of the sensor, 360° around the luminaire, when placed at an 8 foot mounting height. When no motion is detected for 5 minutes, the Motion Response system reduces the Wattage from 10% to 50% (factory set at 50% reduction) of the maximum Wattage, reducing the light level accordingly. When motion is detected by the PIR sensor, the luminaire returns to full Wattage and full light output. Please contact Beacon Products if project requirements vary from standard configuration. Electrical: Luminaires are equipped with an LED driver that accepts 100V through 277V, 50 Hz to 60 Hz (UNIV), or a driver that accepts 347V or 480V input. Power factor is .92 at full load. All electrical components are rated at 50,000 hours at full load and 40°C ambient conditions per MIL -217F Notice 2. Optional 0 to 10 volt dimming drivers are available upon request. Component -to -component wiring within the luminaire may carry no more than 80% of rated load and is listed by UL for use at 600VAC at 50°C or higher. Plug disconnects are listed by UL for use at 600 VAC, 15A or higher. 15A rating applies to primary (AC) side only. Surge Protector: The on -board surge protector shall be a UL recognized component for the United States and Canada and have a surge current rating of 20,000 Amps using the industry standard 8/20 pSec wave. The LSP shall have a damping voltage of 825V and surge rating of 540J. The case shall be a high-temperature, flame resistant plastic enclosure. Cold Weather Battery Pack: The emergency driver shall be capable of operating an LED load of up to 23.1 Watts at rated current (700 mA) for a minimum of 90 minutes. It is suitable for damp locations as well as sealed and gasketed fixtures. The BPC shall have 37 Watts of input power and a 54.0 Watts -hour battery capacity and shall comply with emergency standards set forth by the current NEC. Fasteners: All fasteners shall be stainless steel. When tamper resistant fasteners are required, spanner HD (snake eye) style shall be provided (special tool required, consult factory). Power Supply/Driver Requirements: U.L. UL1310, Class 2 and UL48 compliant Color Rendering Index (CRI): Luminaire shall have a minimum CRI of 67 at 5000K. Operating Environment: Shall be able to operate normally in ambient temperatures from -40°C to 40°C. Finish: Finish shall be a Beacote V polyester powder -coat electro -statically applied and thermocured. Beacote V finish shall consist of a five stage iron phosphate chemical pretreatment regimen with a polymer primer sealer, oven dry off, and top coated with a thermoset super TGIC polyester powder coat finish. The finish shall meet the AAMA 605.2 performance specification which includes passing a 3000 hour salt spray test for corrosion resistance and resists cracking or loss of adhesion per ASTM D522 and resists surface impacts of up to 160 inch -pound. Agency Certification: The luminaire shall bear a CSA label and be marked suitable for wet locations. Warranty: Beacon luminaires feature a 5 year limited warranty. Beacon LED luminaires with LED arrays feature a 5 year limited warranty covering the LED arrays. LED drivers are covered by a 5 year limited warranty. PIR sensors carry a 5 year limited warranty from the sensor manufacturer. See Warranty Information on www.beaconproducts.com complete details and exclusions. Power/Lumens & Distribution Delivered Delivered TM21 Calculated % Lumen Engine Wattage LumensLPW Maint. (varies by optic) at 100,000 hrs 24NB 24NB 36NB 48NB 27 55 80 110 2752-3014 5138-5500 6935-8215 10240-10950 105-115 93-100 93-103 93-103 96.19% 96.19% 94.87% 92.73% TM21 is the framework for taking LM -80 data and making useful LED lifetime projec- tions. Reported and Calculated Lifetimes shown are based on hours at the time of this printing. For current Reported and Calculated hours please contact factory or Beacon's web -site. CCT (COLOR TEMP) CRI Lumen Output Multipliers 5000K = 1.0 4000K = .92 3000K = .75 (Color Rendering) min 67 CRI min 70 CRI min 80 CRI Due to our continued efforts to improve our products, product specifications are subject to change without notice. 2041 58th Avenue Circle East Bradenton, fl 34203 Phone: (800) 345-4928 Fax: (941) 751-5535 SPECIFICATION KIM LIGHTING RECEIVED MAR 07 2014 Type: Job: Catalog number: / C'7Mh�i1�1:11 . DEVELOPMEN F / / / WP9SP-LED WARP9®- Small, PicoPrismTM revision 6/27/13 • kim_wp9spled_spec.pdf Mtg. Fixture Electrical Module Finish Options See page 2 I I See pages 3 4 Select pole from Kim's Arms and Poles Selection Guide. If pole is provided by others indicate O.D. for arm fitting. Approvals: bate: Page: 1 of 5 Specifications WP9SP-LED Small PicoPrism 60 Light Emitting Diodes Total Max System Watts = 131W Maximum weight: 30 lbs. 516" (129 mm) 11/2" (38 mm) 815/6" (227 mm) FRONT HU • BB LL • TOP 2615/6" 815/6" (684 mm) (227 mm) (25 mm) SIDE 59A e" (141 mm) 4%6" (113 mm) BOTTOM U.S. Patent D568,521, HUBBELL LIGHTING. INC Patent Pending Optics Housing: One-piece die-cast, low copper (<0.6% Cu) aluminum alloy with integral cooling ribs over the electrical compartment. Solid barrier wall separates optical and electrical compartments. Electronic Module: All electrical components are UL and CSA recognized, mounted on a single plate and factory prewired with quick -disconnect plugs. Module includes a driver, thermal control device and surge protector. Electrical module attaches to housing with no -tool hinges and latches. Driver is rated for -40°F starting and has a 0-10V dimming interface for multi-level illumination options. Optical Module: Precision, IP66 replaceable PicoPrisms are positioned to achieve directional control toward desired task. The entire light engine fastens to the housing as a one-piece module Dimming: Driver has a 0-10V dimming interface with a dimming range of 10-100%. Approved dimmers include Lutron Diva AVIV, Lutron Nova NFTV and NTFTV. Note: Not compatible with current sourcing dimmers. Support Arm: Heavy cast, low copper aluminum alloy with stainless steel mounting bolts. A pole reinforcing plate is provided with wire strain relief. Arm is circular cut for specified round pole. Finish: Each luminaire receives a fade and abrasion resistant, electrostatically applied, thermally cured, triglycidal isocyanurate (TGIC) polyester powdercoat finish. Standard colors include (BL) Black, (DB) Dark Bronze, (WH) White, (PS) Platinum Silver, (SG) Stealth Gray, (LG) Light Gray, and (CC) Custom Color (Include RAL#). Listed to: UL 1598 Standard for Luminaires - UL 8750 Standard for Safety for Light Emitting Diode (LED) Equipment for use in Lighting Products and CSA C22.2#250.0 Luminaires. RoHS compliant. Meets Buy American provisions within ARRA. Warranty: Kim Lighting warrants Warp9 LED products ("Product(s)") sold by Kim Lighting to be free from defects in material and workmanship for (i) a period of five (5) years for metal parts, (ii) a period of ten (10) years for exterior housing paint finish(s), (iii) a period of six (6) years for LED Light Engines (PicoPrisms'"' and, (iv) a period of five (5) years for LED power components (LED Driver, LifeShield® device), from the date of sale of such goods to the buyer as specified in Kim Lighting shipment documents for each product. Occupancy sensors, Surge Protector, dimmers and relay wiring components are covered by the manufacturer's warranty. CAUTION: Fixtures must be grounded in accordance with national, state and/or local electrical codes, Failure to do so may result in serious personal injury. © 2013 KIM LIGHTING • 16555 EAST GALE AVENUE, CITY OF INDUSTRY, CA 91745-1788 • TEL: 626/968-5666 • FAX: 626/369-2695 KIM LIGHTING WP9SP-LED WARPS®- Small, PicoPrismTM revision 6/27/13 • kim_wp9spled_spec.pdf Type: Job: Page: 2 of 5 Standard Features Mounting 3Y configuration is available for round poles only. Plan View: Wall Mount Y+ 4111/ EPA: 0.52 1.04 0.82 1.3 1.3 1.5 n/a Cat. No.: ❑ 1 SA ❑ 2SB ❑ 2SL ❑ 3ST ❑ 3SY ❑ 4SC ❑ 1W Fixture Cat. No. designates fixture and light distribution. WP9 S P 70 Housing: WP9=WARP9 Size: S = Small 60 LEDs 131W Light Distribution: Optic: P = PicoPrism'" Distribution: ❑ 1=Type1 ❑ 2=Type 11 ❑ 3=Type III ❑ 4=Type IV ❑ 5=Type V ❑ R=Type R ❑ L=Type L Left Current: 70 = 700 mA Type II Type III Type IV Type V Type R Type L Forward Square Right Left Throw Electrical Module 60L Source: 60L = 60 LED's Color Temperature: ❑ 2K = 580nm - Amber ❑3K=3000K ❑4K=4200K ❑5K=5100K XXX Voltage: ❑ 120=120V ❑ 208=208V ❑ 240=240V ❑ 277=277V ❑ 347=347V ❑ 480=480V Fixture Volts - AC Amps - AC System Watts WP9-Small 120 0.92 131 208 1.59 131 240 1.83 131 277 2.11 131 347 2.65 131 480 3.66 131 © 2013 KIM LIGHTING • 16555 EAST GALE AVENUE, CITY OF INDUSTRY, CA 91745-1788 • TEL: 626/968-5666 • FAX: 626/369-2695 KIM LIGHTING WP9SP-LED WARPS®- Small, PicoPrismTM revision 6/27/13 • kim_wp9spled_spec.pdf Type: Job: Page: 3 of 5 Optional Features Finish Super TGIC powder coat paint over a titanated zirconium conversion coating. Color: Black Dark Bronze Stealth Gray' Platinum Silver White extended Custom Color' lead times. Cat.No.: ■BL ■DB ■SG ■PS ■WH ■CC 2Custom colors subject to additional charges, Consult representative. Custom color description: minimum quantities and Wall Mounting Cat. No. 1W Select from Mounting on 2. A cast aluminum mounting plate is the wall with four bolts (by others). arm are mounted to the cast aluminum before attaching to the wall mounting fixture -arm -cover plate assembly is hooked wall mounting plate and secured with steel screws provided. Field splices are the opening in the cover plate. Cover is match arm and fixture color.iii mounted to Cover Plate �si<°x 11 1/2" Fixture and �z, 1111/2"page cover plate plate. The Coveer Access to the (14 mn) stainless 0 m) made at- ■i 1/4" finished to 1nsh, I'�,82!'�, Mounting Plate 23�," 70 mm) Fusing (internal only): Cat. No. (see chart at right) High temperature fuse holders factory installed inside the fixture housing. Fuse is included. Line Volts: 120V 208V 240V 277V 347V 480V �j;,,- • Single Fuse • No Option Cat. No.: • SF • DF ■ DF • SF ■ SF O DF Photocell Receptacle Photocell receptacle provided for NEMA base photocell (by others). Mounting (see page 2) *— Fixture with Photocell Receptacle S — slave unit(s) s s s * �s 4C Receptacle * IF * .-�s 1A, 1W 2B 1 s O s 2L 3T, 3Y Cat. No. ■ A-25 • No Option © 2013 KIM LIGHTING • 16555 EAST GALE AVENUE, CITY OF INDUSTRY, CA 91745-1788 • TEL: 626/968-5666 • FAX: 626/369-2695 KIM LIGHTING WP9SP-LED WARPS®- Small, PicoPrismTM revision 6/27/13 • kim_wp9spled_spec.pdf Type: Job: Page: 4 of 5 Optional Features Horizontal Slipfitter Mount Cat. No. O HSF Replaces standard mounting arm with a cast aluminum fitter to adapt to a horizontal 2 pipe -size mounting end (23/8 OD). The casting has a 5° adjustment to Horizontal Slipfitter - _r'.-"' accommodate davit arms that are not horizontal. / Horizontal pipe must be field drilled at one set screw Davit -arm with 2 pipe -size location to insure against fixture rotation Finish to fixture mount (by others) match fixture color. III Vertical Slipfitter Mounts Cat. No. includes Mounting Cat. No. (See right) • No Option Allows fixture or fixtues with standard mounting arm to mount to a pole with a 2 pipe -size tenon (23/8 OD). Minimum 4 tenon length required. Specify configuration (1 SA, 2SB, 2SL, 3ST, 3SY, 4SC) 4 round or square aluminum with flush cap. Finish to match fixture and arm. ' NOTE: 3Y only available on round slipfitter. Cat. No. • VSF-1 SA O VSF-2SB • VSF-2SL O VSF-3ST '� v ' Stainless steel set screws __ I Cat. No. Mounting Configuration ■ SVSF-1SA 1 SA -single arm mount • SVSF-2SB 2SB -2 at 180° ■ SVSF-2SL 2SL -2 at 90° ■ SVSF-3ST 3ST -3 at 90° LI VSF-3SY • VSF-4SC Round 3SY -3 at 120° Square • SVSF-4SC 4SC -4 at 90° Wireless Control Cat. No. 1 WIH-M ■ No Option In fixture WiHubbewireless control module features on/off/variable and step dimming, SNAP protocol mesh network, AES -128 encryption detection, occupancy sensor interface and intuitive, user-friendly software. The most comprehensive and up to date information can be found at http://www. h ubbel I-automation.com/prod ucts/wi h ubb_i nfixture_modu le/. 0-10V Dimming Interface Driver has a 0-10V dimming interface with a dimming range of 10-100%. Approved dimmers include Lutron Diva AVIV, Lutron Nova NFTV and NTFTV. Note: Not compatible with current sourcing dimmers. Fixture Housing Dimming Lead (+) LifeShield® 5V 4-40mAMax Dimming Lead (-) Driver Fixture Equivalent Circuit Neighbor Friendly Optic: Integrated Neighbor Friendly Optic on each PicoPrism'" module to completely control unwanted backlight. Most Cat. No. ■ NFO • No Option effective with C Type III and IV distibutions. I`I JJ' dB TYPE III -NFO TYPE IV -NFO © 2013 KIM LIGHTING • 16555 EAST GALE AVENUE, CITY OF INDUSTRY, CA 91745-1788 • TEL: 626/968-5666 • FAX: 626/369-2695 KIM LIGHTING WP9SP-LED WARP9®- Small, PicoPrismTM revision 6/27/13 • kim_wp9spled_spec.pdf Type: Job: Page: 5 of 5 Lumen Data Spectroradiometric WP9S 3000K Average 4200K Average 5100K Average Correlated Color Temp. CCT (K) 2800 to 3175 3800 to 4600 4600 to 5600 Color Rendering Index (CRI) <80 <80 <70 Power Factor >.90 >.90 >.90 Electrical Drive Current WP9S Volts -AC Amps - AC System Watts 120 0.92 131 208 1.59 131 240 1.83 131 277 2.11 131 347 2.65 131 480 3.66 131 L70 Data (Calculated - TM21) (Reported - LM80) 313,000 hrs 51,000 hrs B.U.G. Rating (TM15) in Lumens where B = Backligh , U = Uplight, G = Glare Temperature Type I Type II Type III Type III -NFO Type IV Type IV -NFO Type V Type UR WP9S 3000K 64 UO G4 83 UO G3 B2 UO G2 B2 UO G3 B1 UO G2 BO UO G2 B4 UO G2 83 UO G3 4200K B4 UO G4 B3 UO G3 B3 UO G3 B3 UO G3 81 UO G3 BO UO G3 B4 UO G2 63 UO G3 5100K B4 UO G4 B3 UO G3 B3 UO G3 B3 UO G3 B1 UO G3 BO UO G3 84 U0 G2 63 UO G3 Absolute Lumens Temperature Type I Type II Type III Type III -NFO Type IV Type IV -NFO Type V Type UR WP9S 3000K 8662 8667 8559 7621 8719 7822 8713 8475 4200K 11105 11112 10973 9770 11178 10028 11170 10866 5100K 11549 11556 11412 10161 11625 10429 11617 11301 LED performance and lumen output continues to improve at a rapid pace. Log onto www.kimlighting.com to download the most current photometric files from Kim Lighting's IES File Library. For custom optics and color temperature configurations, contact factory. 0 2013 KIM LIGHTING • 16555 EAST GALE AVENUE, CITY OF INDUSTRY, CA 91745-1788 • TEL: 626/968-5666 • FAX: 626/369-2695 RECE' MAR 07 ZVI Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONUURRENCY TEST NOTICE SURFACE WATER For all development except one single-family residence, 2-9 lot short plats, four-plex or smaller multi -family residence, or non-residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: 223 /3AIL12VZ Mie' E. PARCEL #: Contact's Name: EX/A/ 6,9/A7/74 - Contact Phone #: (t35) -) . 5/- '22L Contact e-mail: 0123/ 0— otoX0 Contact Address: 13,1,44/AX.../ //-/-4/7- /.-7-F- - / PASSED This test notice is valid for 90 -days from signature date. Capacity of the concurrency facilities combined with the addition of any detention (if required) for the proposed development is equal to or better than capacity required to maintain the established level of service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any additional items noted below. Additional items: By: DOES NOT PASS ;i r 3/// / Print Name: Ryan D. Larson Approved 01.20.2006 Date Sr. Surface Water Engineer til RFCF \IED MAR 07 2014 TECHNICAL,,I , MORANDUM Date: March 4, 2014 TG: 14027.00 rtanspoGRouP WHAT TRANSPORTATION CAN BE. To: Omar Lee — Washington Tower LP From: Kevin L. Jones, P.E., PTOE — Transpo Group cc: Eric Guion, AIA — Group West Companies PLIC Subject: Washington Place Mixed -Use — Estimated Transportation Impact Fees This memorandum describes our estimate of transportation impact fees based on the City's existing impact fee schedule (see attached) and appropriate fee reductions given the unique trip generating characteristics of the proposed development and trips attributable to the existing building. Project Description We understand the project site is located at 223 Andover Park East in Tukwila near existing shopping, restaurants and entertainment and within walking distance of the existing Green River Trail. It is also located near the future Tukwila Transit Center and within walking distance of the future Tukwila Sounder Station. The proposed project would include the demolition of a 40,580 -square foot (sf) building formerly occupied by Circuit City and construction of a 19 -story mixed-use building with 312 apartment units and 189 hotel rooms. The project would include a mix of apartment unit types rented at local market rates. The number of studios and one- to three-bedroom apartment units is summarized below along with the average size and anticipated monthly rent for each unit type: • 103 studio units averaging 354 sf and rented at approximately $790/month • 85 one -bedroom units averaging 592 sf and rented at approximately $1,000/month • 112 two-bedroom units averaging 946 sf and rented at approximately $1,275/month • Eight two-bedroom plus den units averaging 1,313 sf and rented at approx. $1,550/month • Four three-bedroom units averaging 1,532 sf and rented at approximately $1,900/month We understand the hotel will be branded as a "4Points by Sheraton." It will include a shuttle program, providing transportation for guests to/from Sea -Tac International Airport which is located less than five miles to the west. Given this proximity and provision for shuttle service, the hotel plans to contract with the airlines and reserve rooms for pilots, flight crew, etc. An average annual room occupancy rate of 70 percent is anticipated based on similar hotels. The project would also provide 208 surface parking stalls and 229 garage parking stalls for a total of 437 stalls. We understand the monthly price for residential parking would be approximately $150 per stall and this price would be in addition to the monthly rent. Transportation Impact Fees Chapter 9.48 of the Tukwila Municipal Code (TMC) describes the City's existing transportation impact fees and how such fees are calculated. Section 9.48.040(B) states, "Fees for development shall be calculated based on their net new PM peak hour trip generation rates...applying the ITE Trip Generation Manual." The project site is located in "Zone 1" and as such, the City currently collects approximately $712 per new multi -family (apartment) dwelling unit and approximately $1,108 per new hotel room'. These fees are based on the average weekday PM peak hour vehicle trip rate for a typical apartment building and hotel, respectively, as well as the average trip lengths for these particular land uses. 1 The City's existing transportation impact fees have not been updated since 2007. Based on conversations last week with Tukwila's Cyndy Knighton, Senior Program Manager, it is likely fees will be updated in 2014. Transpo Group 11730 118th Avenue N.E., Suite 600 Kirkland, WA 98034 425-821-3665 Fax: 425-825-8434 The residential component of the proposed project is not representative of a typical apartment building. It is much more representative of a "high-rise apartment" as 17 of the 19 floors would include as few as six and as many as 35 units. Trip Generation (9th Edition, 2012) published by the Institute of Transportation Engineers (ITE) and cited in TMC 9.48.040(B) defines high-rise apartments as "rental buildings that have more than 10 levels (floors) and most likely have one or more elevators." This is an important distinction because while "high-rise apartment" does not appear in the City's existing impact fee schedule, information in Trip Generation demonstrates that this land use generates fewer PM peak hour trips than a more typical "apartment" land use. Moreover, the number of PM peak hour vehicular trips generated by the proposed development would likely be less than the average number of trips generated by a more typical apartment building and hotel of similar size. This overall assumption is supported by the following elements unique to the project: • It is located within close proximity to the existing Green River Trail and future Tukwila Transit Center and Tukwila Sounder Station, facilities that encourage non -vehicular travel and reduce the number of vehicular trips. • Residents will be charged to park on-site (approximately $150/month/stall) which reduces the number of parked vehicles and consequently, the number of vehicular trips. • It is located within close proximity to shopping, restaurants and entertainment, amenities accessible by walking and thus reducing the number of vehicular trips. • Hotel guests will generate fewer vehicular trips because a shuttle service will be provided between the hotel and Sea -Tac International Airport, including workers in the airline industry for whom rooms will be reserved. For these reasons, we believe it would not be appropriate to assess impact fees based on the City's existing impact fee schedule and size of proposed development and instead, recommend that such fees be adjusted to better reflect the anticipated trip making characteristics of the proposed development. This action is supported by TMC Section 9.48.070(A) which states, "The amount of fee to be imposed on a particular development may be adjusted by the Public Works Director, giving consideration to studies and other data submitted by the developer..." Trip Generation not only reports the average trip generation rate for both "high-rise apartment" and "hotel" but also reports a range. For example, high-rise apartment buildings generate as few as 0.23 PM peak hour trams per unit and hotels generate as few as 0.21 PM peak hour trips per room (see attached). Based on the unique elements of the proposed project, it is reasonable to assume it would generate vehicular traffic more similar to the low end of the range than the average. As mentioned earlier, the City's existing impact fee for multi -family (apartment) buildings is approximately $712 per dwelling unit. This fee is based on a trip rate of 0.62 PM peak hour trips per unit, the average rate for "apartment" in Trip Generation (see attached) ssuming the residential- component of the proposed project will generate approximately 37 percent of the trips generated by a more typical apartment building (0.23 / 0.62 = 37 percent), a more appropriate fee would be approximately $263 per unit or 37 percent of the City's existing fee for new multi -family developments. Similarly, the City's existing impact fee for a hotel is approximately $1,108 per room. This fee is based on a trip rate of 0.60 PM peak hour trips per room, the average rate for "hotel" in Trip Generation (see attached). Assuming the hotel component of the proposed project will generate 35 percent of the trips generated by a more typical hotel (0.21 / 0.60 = 35 percent), a more appropriate fee would be approximately $388 per room or 35 percent of the City's existing fee for new hotels. ' #1-trartspo3RouP 2 Based on the adjusted fees above, transportation impact fees for the proposed development is estimated at approximately $155,388, including approximately $82,056 (312 units x $263 per unit) for the residential component and approximately $73,332 (189 room x $388 per room) for the hotel component. However, recognizing that the proposal includes the demolition of an existing building that generated traffic when occupied, it is reasonable and appropriate to reduce this fee. This is supported by TMC Section 9.48.040(B) which states, "If the proposed development activity concerns an existing use, the fee shall be based on the net new trips generated by the development." In similar situations, local municipalities commonly reduce the impact fee by the fee that would otherwise be assessed to the existing building. In this case, since the existing building was previously occupied by Circuit City and Tukwila currently collects approximately $3.11 per sf for "Electronic Superstores," the fee could be reasonably reduced by approximately $126,204 (40,580 x $3.11 = $126,204). Overall, this would reduce the project's transportation impact fee to approximately $29,184 ($155,388 - $126,204 = $29,184). Conclusions Using the City's impact fee schedule as a starting point and assuming the unique location/elements of the project will result in less vehicular trips than a more typical apartment building and hotel, we estimate Tukwila's transportation impact fees at less than $30,000. This fee would offset project impacts generated by the number of new weekday PM peak hour trips Tess the number of trips generated by the existing building. KLJ/ Attachments: City of Tukwila Traffic Impact Fee Schedule Excerpts from Trip Generation for "Apartment," "High -Rise Apartment" and "Hotel" %transpo3RouP 13 ✓ — LA (9 3 Attachment A Traffic Impact Fee Schedule 2007 Land Uses Unit of Measure Zone 1 Zone 2 Zone 3 Zone 4 Cost per Trip All Other Uses $1,736.80 $1,357.77 $1,061.20 $819.38 Residential Single Family dwelling $1,659.35 $1,297.22 $1,013.88 $782.84 Multi Family dwelling $712.09 $556.69 $435.09 $335.95 Retirement Community dwelling $722.89 $565.13 $441.69 $341.04 Nursing Home/Convalescent Center bed $289.15 $226.05 $176.68 $136.42 Assisted Living dwelling 5289.15 $226.05 $176.68 $136.42 Commercial - Services Drive-in Bank sq ft/GFA 523.14 $18.09 $14.14 510.92 Walk-in Bank sq ft/GFA $18.67 514.60 $11.41 $8.81 Day Care Center sq ft/GFA $9.28 57.25 $5.67 54.38 Library sq ft/GFA 54.24 $3.32 $2.59 $2.00 Post Office sq ft/GFA 56,46 55.05 $3.95 $3.05 Hotel/Motel room 51,107.80 $866.04 5676.87 $522.63 Service Station VFP 53,203.13 52,504.10 $1,957.14 $1,511.17 Service Station/Minimart VFP $3,203.13 $2,504.10 $1,957.14 $1,511.17 Service Station/Minimart/Car Wash VFP 53,203.13 $2,504.10 $1,957.14 $1,511.17 Carwash (Self -Serve) Stall $2,826.58 $2,209.72 $1,727.06 51,333.51 Movie Theater screen $64.24 550.22 $39.25 $30.31 Health Club sq ft/GFA 54.42 $3.46 $2.70 52.09 Racquet Club sq ft/GFA $1.99 $1.56 $1.22 $0.94 Marina Berth 5247.38 5193.39 $151.15 5116.71 Commercial - Institutional Elementary School/Jr. High School student $195.27 $152.66 $119.31 592.13 High School student 5131.43 $102.75 . $80.31 $62.01 University/College student 5267.56 $209.17 $163.48 $126.23 Church sq ft/GFA 51.15 $0.90 50.70 $0.54 Hospital sq ft/GFA 52.22 $1.73 51.35 $1.05 Commercial - Restaurant Restaurant sq ft/GFA 59.56 $7.48 55.84 54.51 Fast Food Restaurant w/o drive thru sq ft/GFA $12.27 $9.60 57.50 55.79 Fast Food Restaurant w drive/thru sq ft/GFA 516.26 512.71 59.94 $7.67 Industrial Light Industry/High Technology sq ft/GFA 52.06 51.61 $1.26 50.97 Industrial Park sq ft/GFA 52.06 $1.61 $1.26 $0.97 Warehousing/Storage sq ft/GFA 51.15 50.90 $0.70 $0.54 Mini Warehouse sq ft/GFA $0.50 $0.39 $0.31 $0.24 GLA= Gross Leasible Area GFA= Gross Floor Area VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously) 2 Attachment A Traffic Impact Fee Schedule 2007 Land Uses Unit of Measure Zone 1 Zone 2 ` Zone 3 j Zone 4 Cost per Trip AH Other Uses $1,736.80 $1,357.77 $1,061.20 $819.38 Commercial - Retail Shopping Center up to 9,999 sq ft sq ftiGLA $4.18 $3.27 $2.55 $1,97 10,000 sq ft -49,999 sq ft sq ft/GLA 53.51 $2.75 $2.15 $1.66 50,000 sq ft -99,999 sq ft sq fUGLA $3.03 52.37 51.85 $1.43 100,000 sq ft -199,999 sq ft sq ft/GLA 52.61 $2.04 51.59 $1.23 200,000 sq ft -299,999 sq ft sq ft/GLA 52,38 $1.86 $1.45 $1.12 300,000 sq ft -399,999 sq ft sq ft/GLA $2.82 $2.21 $1.72 51.33 over 400,000 sq ft sq ft/GLA 53.17 $2.48 $1.94 51.49 Miscellaneous Retail Sales sq ft/GFA $3.17 52.48 51.94 $1.49 Supermarket sq ft/GFA $7.73 $6.04 $4.72 $3.64 Convenience Market sq ft/GFA $14.39 $11.25 $8.79 $6.79 Nursery/Garden Center sq ft/GFA 52.62 52.05 51.60 $1.24 Fumiture Store sq ft/GFA 50.22 50.17 50.13 50.10 Car Sales - New/Used sq ft/GFA $4.56 53.57 52.79 52.15 Auto Care Center sq ft/GLA $2.62 52.05 $1.60 $1,24 Quick Lubrication Vehicle Shop Service Bay $2,899.10 52,266.42 $1,771.37 51,367.73 Auto Parts Sales sq ft/GFA $3.34 $2.61 $2.04 $1.58 Pharmacy (with Drive Through) sq ft/GFA 53.44 52.69 $2.10 $1.62 Pharmacy (no Drive Through) sq ft/GFA $3.36 52.63 $2.05 51.58 Free Standing Discount Store sq ft/GFA 53.13 $2.44 $1.91 $1.47 Hardware/Paint Store sq ft/GFA 52.66 $2.08 51.62 $1.25 Discount Club sq ft/GFA $3.13 52.44 $1.91 $1.47 Video Rental sq ft/GFA $4.88 $3.82 52.98 $2.30 Home Improvement Superstore sq ft/GFA 51.33 $1.04 $0.81 $0.63 Tire Store Service Bay $1,938.32 51,515.31 51,184.33 5914.45 Electronics Superstore sq ft/GFA 53.11 $2.43 $1.90 $1.46 Commercial - Office Administrative Office up to 9,999 sq ft sq ft/GFA $8.10 $6.33 54.95 $3.82 10,000 sq ft -49,999 sq ft sq ft/GFA 58.10 $6.33 $4.95 $3.82 50,000 sq ft -99,999 sq ft sq ft/GFA 54.70 $3.67 52.87 $2.22 100,000 sq ft -199,999 sq ft sq ft/GFA 53.56 $2.78 52.17 $1.68 200,000 sq ft -299,999 sq ft sq ft/GFA $3.10 $2.43 51.90 $1.46 over 300,000 sq ft sq ft/GFA 52.91 $2.27 51.78 51.37 Medical Office/Clinic sq ft/GFA 56.29 $4.91 53.84 $2.97 GLA= Gross Leasible Area GFA= Gross Floor Area VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously) 3 Apartment (220) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 90 Avg. Number of Dwelling Units: 233 Directional Distribution: 65% entering, 35% exiting Trip Generation per Dwelling Unit Average Rate 0.62 Range of Rates 0.10 - 1.64 Standard Deviation 0.82 Data Plot and Equation T Average Vehicle Trip Ends 700 600 500 1 400 300 200 100 • T - 1 - . 0 100 200 300 400 500 500 700 800 900 1000 1100 X = Number of Dwelling Units Fitted Curve . Average Rate ` Actual Data Points Fitted Curve Equation: T = 0.55(X) + 17.65 R2 = 0.77 Trip Generation, 9th Edition • Institute of Transportation Engineers 335 High -Rise Apartment (222) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 17 Avg. Number of Dwelling Units: 420 Directional Distribution: 61% entering, 39% exiting Trip Generation per Dwelling Unit Average Rate 0.35 Range of Rates 0.23 - 0.50 Standard Deviation 0.59 Data Plot and Equation T = Average Vehicle Trip Ends 400 -T- 300 2ao -4 100 - 0 x 100 200 300 400 500 600 700 600 900 1000 1100 X = Number of Dwelling Units Fitted Curve Average Rate Fitted Curve Equation: T = 0.32(X) + 12.30 R2 = 0.92 ' Actual Data Points Trip Generation. 9th Edition • Institute of Transportation Engineers 377 Hotel (310) Average Vehicle Trip Ends vs: Rooms On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 33 Average Number of Rooms: 200 Directional Distribution: 51% entering, 49% exiting Trip Generation per Room Average Rate Range of Rates 0.60 0.21 - 1.06 Standard Deviation 0.81 Data Piot and Equation T = Average Vehicle Trip Ends 500 400 300 200 - 100 0 0 X 100 200 300 400 500 X = Number of Rooms Actual Data Points Average Rate Fitted Curve Equation: Not Given R2 = •••• Trip Generation, 9th Edition • Institute of Transportation Engineers 615 -,'ECEIVED MAR 07 2014 (;(i.'ll;UfJll Y ni '!i -L U{'MENT TECHNICAL MEMORANDUM VT'tanSPOGROUP WHAT TRANSPORTATION CAN BE. Date: March 4, 2014 TG: 14027.00 To: Omar Lee — Washington Tower LP From: Kevin L. Jones, P.E., PTOE — Transpo Group - cc: Eric Guion, AIA — Group West Companies PLLC Subject: Washington Place Mixed -Use —`Parking Analysis , This memorandum presents our estimate of daily peak parking demand for the subject project as well as compares this estimate to (1) the number of required parking stalls based on the City of Tukwila's existing and proposed zoning codes and (2) the proposed parking supply. Project Description We understand the project site is located at 223 Andover Park East in Tukwila near existing shopping, restaurants and entertainment and within walking distance of the existing Green River Trail. It is also located near the future Tukwila Transit Center and within walking distance of the future Tukwila Sounder Station. The proposed project would include the demolition of a 40,580 -square foot (sf) building formerly occupied by Circuit City and construction of a 19 -story mixed-use building with 312 apartment units and 189 hotel rooms. The project would include a mix of apartment unit types rented at local market rates. The number of studios and one- to three-bedroom apartment units is summarized below along with the average size and anticipated monthly rent for each unit type: • 103 studio units averaging 354 sf and rented at approximately $790/month • 85 one -bedroom units averaging 592 sf and rented at approximately $1,000/month • 112 two-bedroom units averaging 946 sf and rented at approximately $1,275/month • Eight two-bedroom plus den units averaging 1,313 sf and rented at approx. $1,550/month • Four three-bedroom units averaging 1,532 sf and rented at approximately $1,900/month We understand the hotel will be branded as a "4Points by Sheraton." It will include a shuttle program, providing transportation for guests to/from Sea -Tac International Airport which is located Tess than five miles to the west. Given this proximity and provision for shuttle service, the hotel plans to contract with the airlines and reserve rooms for pilots, flight crew, etc. An average annual room occupancy rate of 70 percent is anticipated based on similar hotels. The project would also provide 208 surface parking stalls and 229 garage parking stalls for a total of 437 stalls. We understand the monthly price for residential parking would be approximately $150 per stall and this price would be in addition to the monthly rent. Parking Demand Peak parking demand was estimated differently for the residential and hotel components of the project. For the residential component, we used the King County Multi -Family Residential Parking Calculator (www.rightsizeoarkinq.orq) to calculate the estimated number of parking stalls that would be used per apartment unit. The calculator is a map -based statistical model that estimates parking use for a particular parcel based on local data collected at over 200 existing multi -family developments in 2012. The calculator was created by King County Metro using grant monies awarded from the Federal Highway Administration (FHWA) Value Pricing Program and takes into consideration surrounding factors such as existing population, employment, and transit service concentrations. In using the calculator, we first selected the parcel representing the project site. Next, we entered the number, size and anticipated monthly rent for each apartment unit type along with the monthly price Transpo Group 11730118th Avenue N.E., Suite 600 Kirkland, WA 98034 425-821-3665 Fax: 425-825-8434 per stall for residents of the building. Although it would be reasonable to increase the existing transit service concentration recognizing the nearby investments in the Tukwila Transit Center and Tukwila Sounder Station, we did not to ensure a reasonably conservative estimate of future residential parking demand. As shown in the attached, the tool estimates that the residential component of the proposed development would generate, on average, a daily peak parking demand of one vehicle per apartment unit. This translates to approximately 312 vehicles with a total of 312 apartment units. The tool reports this estimate as strong (accurate) for the parcel in which the project site is located. The average parking rate published in Parking Generation (Institute of Transportation Engineers [ITE], 4th Edition, 2010) for "Hotel" was used to estimate peak parking demand for the hotel component. The average weekday peak period parking demand is 0.89 vehicles per occupied room (see attached) and based on an anticipated average annual room occupancy of 70 percent, it is estimated that the hotel would generate a daily peak parking demand of approximately 118 vehicles (189 x 0.70 x 0.89 = 118). This is considered a conservative estimate because it does not account for the planned shuttle program nor the strategy to reserve rooms for those in the airline industry, two elements not incorporated in the average ITE parking rate that would likely result in less parking demand than would be generated otherwise. Combining our parking demand estimate for the hotel with our estimate for the residential component, we anticipate the proposed mixed-use development would generate a peak parking demand of approximately 430 vehicles (312 + 118 = 430). Parking Analysis The City's existing zoning code requires two parking stalls for each apartment unit with up to three bedrooms and one stall for each hotel room plus one stall for employees for each 20 rooms, rounded to the next highest figure. As such, the City would require 624 stalls (312 x 2 = 624) for residential parking and 199 stalls ((189 x 1) + (189 / 20) = 199) for hotel parking, a total of 823 stalls. This total supply is approximately 393 more stalls (823 - 430 = 393) than the estimated total daily peak parking demand described above. We understand the City has proposed changes to the existing zoning code as it relates to the Tukwila Urban Center District in which the project site is located. These changes would require fewer parking stalls than with the existing zoning code. For example, Table 4 of the Planning Commission's Recommend Draft Chapter 18.28 (October 2012) recommends one parking stall for each studio or one -bedroom unit, 1.5 stalls for each two-bedroom unit, two stalls for each unit with more than two bedrooms, and one stall for each hotel room. If approved, the City would require 376 stalls ((188 x 1) + (120 x 1.5) + (4 x 2) = 376) for residential parking' and 189 stalls (189 x 1 = 189) for hotel parking, a total of 565 stalls. This total supply is approximately 135 more stalls (565 - 430 = 135) than the total daily peak parking demand. With the project proposing a total of 437 parking stalls, we estimate that this supply is approximately seven more stalls (437 - 430 = 7) than the estimated total daily peak parking demand. Based on the average parking rate in Parking Generation for "Hotel," it is worth noting that the proposed supply would be approximately equivalent to the peak parking demand if the hotel was 75 percent occupied and without the strategies to reduce hotel parking demand described earlier2. 1 Thero osed code would require approximately p q 64 more residential parking stalls than the estimated residential peak parking demand. Assuming these additional stalls would require more structure parking, these stalls would be responsible for approximately 11,300 kg in annual greenhouse gas emissions (carbon dioxide equivalent) from construction and maintenance and approximately 303,100 kg in greenhouse gas emissions (carbon dioxide) from vehicle use of residents, as calculated by the King County Multi -Family Residential Parking Calculator. 2 Based on projections, it is unlikely that room occupancy would exceed 75 percent with any regularity but if this was to occur, the owner is committed to provide valet parking service to off -set the incremental increase in parking demand. �rtranspoGRouP 2 Conclusions Conservatively, we estimate the proposed project would generate a daily peak parking demand of approximately 430 vehicles, Tess than the proposed parking supply and significantly less than what the City's existing and proposed zoning codes would otherwise require. Peak parking demand would likely be even Tess as we did not adjust our estimate to reflect the future transit concentration of the area nor the hotel's planned services geared toward guests (air travelers, pilots, flight crew, etc.) affiliated with the nearby airport. KLJ/ Attachments: Screen Shots from King County Multi -Family Residential Parking Calculator Excerpt from Parking Generation for "Hotel" �%transpoGRouP 3 Screen Shots from King County Multi -Family Residential Parking Calculator Ei King CountyMulti•Famil_ ft • C C_1 www.rightsizeparking.org Right Size King County Multi -Family Residential Parking Calculator Parking InUt, ,U PA, hlf NUYPir ! inter a location. . ek Parking/Unit Ratio (Number of Stalls) <.5 stens 11111111111111111111111=311111111111111111111 >=1 Stalls 1 Parcel Selected 0 R SELECT 1. OR. P111 Address 0223100090 223 ANDOVER PARK E 08188 v Buitdin3 & Parking Specifications 5¢e (S3.Ft.) 146.954 serime e Strength 1 Estimated of Parking Estknate Use Ratio location Chard(tprslic5 1 Baker Blvd Baker Bial Salter Blvd Baker Blvd Baker Blvd The preset values below represent regional average values (from fieldwork) for building and parking specifications. These represent the default values for which all parking use ratios are estimated. See below the break for guidance on unbundled and affordable housing options. STUDIOS: 1 BEDROOM: 2 BEDROOM: 800900115: —UAL: NUMBER AVERAGE RESIDENTIAL OF UNITS RENT ($) AREA (SG FT) 103 I 5790 I 85 I 51,000 1 120 I 51,293 ! 970 4 ! 91.900 1 1532 312 51,055 209,310 8101.9BER OF AFFORDABLE UNITS: MONTHLY PRICE PER STALL: (S) i0 I5150 How can unbundled (priced) parking influence parking/unit ratios? The parkinglunit ratios below are calculated using preset unbundled parking prices based on parcel location and rent adjustments resulting from unbundling. Strander Blvd ,,,,, StrenderBlvd Strander Blvd Screen Shots from King County Multi-Family Residential Parking Calculator 0 E7 0 s .4= Screen Shots from King County Multi -Family Residential Parking Calculator D King County Multi-Famih, x C wonv.rightsizeparking.org Right Size King County Multi -Family Residential Parking Calculator Parking 10,„ to 9,i,NC t SIVPP,v I Enter a location... 1 Parcel Selected Parking/Unit Ratio (Number of Stalls) <5 stays r_ 15 Staffs A Budding R Parking loration Spixific,Itions. Charactcnstics Parking Impacts Baker Blvd Baker Blvd Baker Blvd R sE,Eci OP Baker Blvd Esl'meted UtSzalion Compered To (From Under) (User input? Estimated Parking Use Ratio: Total Stalls: 310 376 Surface Parking Total Capital Costs (Land 8 Construction): Monthly Costs per Residential Unit (Including O&M): Annual GHG Emissions from Construction and Maintenance (kg CO2e): Structure Parking Total Capital Costs (Land & Construction): Monthly Costs per Residential Unit (including O&M): Annual GHG Emissions from Construction and Maintenance (kg CO2e): Estimated Annual VMT of Building Residents: GHG Emissions from Vehicle Use of Residents (kg CO2): 52.554.168 53.092,647 685 5102 22.045 26.693 55.468.827 86.621,783 S169 5205 53,716 65,041 3.537.054 4.282,748 1,437.747 1.740,858 Strander Blvd Strander Blvd Strander Blvd Strander Blvd Strander Blvd r 4-0 t I El Land Use: 310 Hotel Average Peak Period Parking Demand vs. Occupied Rooms On a: Weekday Location: Suburban Statistic. Peak Period Number of Study Sites Average Size of Study Sites Average Peak Period Parking Demand Standard Deviation Coefficient of Variation 95% Confidence Interval Range 85th Percentile 33rd Percentile Peak Period Demand 12:00-1:00 p.m.; 7:00-10:00 p.m.; 11:00 p.m. -5:00 a.m. 20 315 occupied rooms 0.89 vehicles per occupied room 0.31 35% 0.75-1.02 vehicles per occupied room 0.61-1.94 vehicles per occupied room 1.08 vehicles per occupied room 0.72 vehicles per occupied room P = Parked Vehicles 900 800 700 600 500 400 300 200 100 0 Weekday Suburban Peak Period Parking Demand r= I.IUX-59 • R2=0.74 • -00 .00 • •• 0 200 400 600 x = Occupied Rooms 800 • Actual Data Points Institute of Transportation Engineers Fitted Curve - - - - Average Rate Parking Generation, 4th Edition Insti STATE OF WASHINGTON CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov RECEIVED MAR 07 2014 C;U(VIpJllllvl r r DEVELOPMLNT AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at223 Andover Park East Tukwila WA 98188 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Kent (city), WA (state), on March 5 Southcenter WA, LLC ,2014 (Print Name) 18230 E Valley Highway #195 Kent WA 98032 (Address) 425-251-1600 (Phone Number) w1/1 /77 (Signature On this day personally appeared before me Q3 Mft12 L.% to me known to be the individual who executed the foregoing instrument and acknowledged thatRshe signed the same as,, er voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF i"l GC ( Nbtary Public State of WashinUton ( r • : (ding at .GK -f- F W A I STEPHANIE WANG My Appointment Expires Oct 10, 2016 6 ARY PU : LI in a My Commission expires on H:\Land Use Applications In PDF ISERA Environmental Review Application-Jan2011.Doc 0(1012-D( i COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require --additional information as needed to establish consistency with—development standards City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application._ Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning . . APPLICATION MATERIALS: R EC E I VFo t✓ 1. Application Checklist (1 copy) indicating items submitted with application. ✓ 2. Completed Application Form and drawings (5 copies). MAR 0 2014 ✓ 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". cox✓ r 4, .- jGf, / } 4. Application Fee: See Land Use Fee Schedule. or:VL-LONMLAIT ✓ 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). ✓ 6. SEPA Environmental Checklist if required (see SEPA Application Packet). PUBLIC NOTICE MATERIALS: 7. Payment of a $365 notice board fee to FastSigns Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). 8. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an ./. excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks --must be included. • Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 9. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. H:11.and Use Applications in PDF1Design Review -Public Hearing-Jan2011.doc Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning SENSITIVE AREAS PLAN: 1.-t 10's 17. (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 15%, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36". 1,1 Or (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. 14 4- (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. ✓ (d) Existing and proposed building footprints. CIVIL PLANS: ,/ 18. (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36". (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood-prone area. See http://www.tukwilawa.gov/pubwks/pwpermit.html for further information. '� (c) Existing (dashed) and proposed (solid) topography at 2' intervals. (d) Total expected cut and fill. ✓ (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual: Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to http://www.tukwilawa.gov/pubwks/pwpermit.html. ✓ (g) Locate the nearest existing hydrant and all proposed hydrants. (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. (i) Plan, profile and cross-section for any right-of-way improvements. r (j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. OTHER: ./ 19. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. 20. Color, and materials board accurately representing the proposed project. 21. A rendering or photo montage showing the project in context is recommended. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). v/ 22. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot-candles), and measures to shield adjacent properties from glare. 23. A11 evil-a, proposed signage with-sign-designs-and locations. H:\Land Use Applications in PDF\Design Review -Public Hearing-Jan2011.doc Check items : submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: t- 10. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). r k et ,,tx1,u\ __ 11. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD off ce. .,/ 12. A written discussion of project consistency with decision criteria, see application. This is your opportunity to highlight the design features of your project. 13. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. SURVEY: ✓ 14. (a) The survey must include a graphic scale and north arrow. It shall be drawn with black ink in record of survey format. This shall be stamped by the surveyor. ✓ (b) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, easements, encumbrances and right-of-way width. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood-prone area. (c) Existing and proposed building footprints. .l (d) Fire access lanes and turn-arounds per Fire Department standards. -.--- (e) Dash in required setback distances from all parcel lot lines. i SITE PLAN: / 15. (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". (b) Existing and proposed building footprints. Poch 1...,, • / (c) Vicinity Map with site location, does not have to be to scale. (d) Fire access lanes and turn-arounds per Fire Department standards. /- (e) Parking lots with dimensioned stalls and drive aisles. /— (f) Loading and service areas. (g) Fences, rockeries and retaining walls with called out colors, height and materials. ,/ (h) Street furniture such as benches and bike racks. f (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. r (j) In MDR and HDR zones provide a development coverage calculation (maximum 50%). LANDSCAPE PLAN: ✓ 16. (a) Landscape planting plan that meets the standards at TMC 18.52 by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36". �l� (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). H:\Land Use Applications in PDRDesign Review -Public Hearing-Jan2011.doc CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planninQ(d TukwilaWA.gov DESIGN REVIEW - PUBLIC HEARING APPLICATION FOR STAFF USE ONLY Permits Plus Type: F -DR Planner: File Number: („I ti — DG ( Application Complete Date: Project File Number: -pc__ 114 —231 (�C.,6 Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Washington Place LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 223 Andover Park East, Tukwila, WA LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 022310-0090-00 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Eric Guion Address: 3601 Fremont Ave N., Suite 314, Seattle, WA 98103 Phone: (206) 826-4651 FAX: (206) 826-4446 E-mail: eguion ou estcompanies.com. Signature: ( / Date: 03/04/2014 H:\Land Use Applications in PDF1Design Review -Public Hearing-Jan201 l.doc r-,r,CE!\1ED MAR 07 2014 OF: V i-t_Ui'MFi4 t AS N G 0N• P LAC ISSUE a ; Date L • Description 03/07/2014 DESIGN REVIEW SUBMITTAL TUKWILA, WA SYMBOLS LEGEND DRAWING INDEX CONTACTS ARCHITECTURAL Owner: Washington Tower, LP Landscape Barghausen Consulting En ineers, Inc. 100 1 I DOOR NUMBER A 0.01 NOTES, SYMBOLS, CODE DATA SHEET 8 GENERAL NOTES g p g g g NEyPLAN A 1.00 EXTERIOR RENDERING 18230 East Valley Highway Architect: Contact: Dan Balmelli A 1.01 HOTEL EXTERIOR ELEVATION Suss 108 18215 72nd Avenue South ■ KEY NOTE A 1.02 HOTEL EXTERIOR RENDERING Kent WA 98032 Kant, WA 98032 A 1.03 MODEL VIEW Contact Omar Lee Phone: (425)251-6222 Fax:(425) 251-8782 A 2.01 SITE PLAN Plane: 425-251-1600 O1 WORK NOTE Email:dbalmellftgbarghausen.com A 2.02 FIRST FLOOR PLAN A 2.03 SECOND FLOOR PLAN Architect: Group West Companies PLLC Civil / Survey: Barghausen Consulting Engineers, Inc. A 2.04 THIRD FLOOR PLAN Group West Companies PLLC lO DEMOLITION NOTE A 2.05 ROOF PLAN Contact Eric Gubn Contact: Dan Balmelli PRASE A 3.01 EAST AND WEST ELEVATION 3601 Fremont Ave. N., Suite 314 18215 72nd Avenue South A 3.02 SOUTH ELEVATION Kent, WA 98032 ROOM ROOM NAME A 3.03 NORTH ELEVATION Seattle, WA 98103 Pham: 208 828-0651 Fax: 208 826-4447 Phone: (425)251-6222 Fax:(425) 251-8782 100 A 3.04 EXTERIOR FINISHES ( ) Fax:(206) PROJECT NUMBER ROOM NUMBER A 3.05 ELECTRICAL SITE PLAN PT BY PT Emai: agubnplgroupweslcompanbe.com Email:dbelmelli@barghausen.com - DRAWING NUMBER Structural: PCS Structural Solutions Geotech. GeoEngineers, Inc. OWA NO. Contact Paul BrierNm Contact: King Chin PROJECT dr& 811 First Avenue, SWIG 620 8410 154th Avenue NE WASHINGTON PLACE HOTEL / APARTMENT 223 ANDOVER PARK E TUKWLA, WA 1. 11 Seattle, WA 98104 Redmond, WA 98052 SHEET NUMBER Phone: (206)292-5076 Phone: (425)861-6098 - EnboL pbdenen(t4pwsa1lcturel.non, Fax: (425) 861-6050 Email: kchin@geoengineers.com INDICATES LARGE SCALE PLAN R , Traffic Transpo Group Contractor: Absherh SW -1 ft;�„4y ConsU Itant: Contact. Kevin Jones DougO Shaw Road SHEARWALL - SEE SHEARWALL SCHEDULE 11730 118th Avenue NE, Suite 600 Puyallup, WA 98034 �jy / Kirkland, WA98034 PARTITION TYPE INDICATOR �� • 201(L Phone: 425-896-5236 Phone:253) 1 WALL/ I Email:Kevin.Jones@transpogroup.com Cell: (253)405-38282 Fax: (253)841-0925 Email: doug.orth@absherco.com PeRCODE INDICATES WINDOW MARK INFORMATION U INDICATES WINDOW •PROJECT INFORMATION IN NEW OPENING BUILDING CODES DESCRIPTION: MULTI FAMILY RESIDENTIAL / HOTEL SHEET NUMBER Zoning Code: City of Tukwila - Tide 18 Signage & Visual CONSTRUCTION: TYPE 1 A DIRECTION DRAWING IS VIEWED Communication Code: City of Tukwila - Tile 19 - • 01.00 11 Building Coda: 2012 International Buidbg Code as adopted by the City of Tukwila OCCUPANCY: R-1, R-2, B. A-2, A-3 DRAWING NUMBER Mechanical Cade: 2012 International Bulling Code as adopted by the City of Tukwila" Plumbing Code: 2012 Uniform Plumbing Code as adopted by the City of TukvAa PROJECT LOCATION: 223 Andover Park E. INTERIOR ELEVATION Electrical Code: National Electrical Code as adopted by the Cary of Tukwila Fire Code: 2012 International Fre Code as adopted by the City of Tukwila Tukwila, International Energy Code: 2012 State of Washigton Energy Code as adopted by the City of Tukwla DIRECTION DRAWING IS VIEWED CONSULTANT DWING F F SHEET NUMBERBER ZONING CODE REQUIREMENTS VICINITY MAP WALL SECTION I DETAIL I BUILDING SECTION Governing Code: City of Tukwila Zoning Cade -Tile 18 Common Recreation Space NEW WALL Signage & Visual Residential Movie Room 847 s.f. ( • 1 \, 11 a �_ ^, . . ,� + - .... ,Jt . --1P. - _.. ` ••.. 4'.1I [1_:-. T- •^ �- ~,s.,..„......- -.s.,"/.� 1 - �T" 4• ' CommunicationCade: City of Tukwila -Titlel9 Lounge 1,560 s.f. _- 1 ` .:.-0' •. ` 1, el �j'- REGISTRATION Pet Area 1,680 s.f. DevelopmentAgreement: City of Tukwila- Ordinance 233 Bike Shop - Work Area 613 s.f, Exercise Room \ ,r- _ _ - 1 "" 1 -- ,' I 611 s.f. / / EXISTING WALLS Proposed Use: Residential -312 units Hot Tub Area 415 s.f. f ? �\ t . / • r +7' ! �. - - �s Hotel - 189 Guest Rooms Club/Lounge Area with Kitchen 2,3461.f. All other uses are complementary Outdoor roof deck/patio area with BBQ 2,932 s.f. Y ~ . _. - s\\ " _ _ r `1. It ^ � _ - ',r_) `n' tt • I,, re Y Total 11,004 s.f. . . _ ' '- - _ 1 r� `.. , -^ . �- "so �j/ Zoning: Tukwila Urban Center (NC) Hotel: Pool 1,465 s.E rt, • I �( I MASONRY Permitted Use: Multi-Family Residential &Hotel in accordance with the Development Agreement Exercise t r l /'.} �„ i 'ON I Area 393 s.f._ Parking Garage Total 1,858 s.f. _ - - - 7i '.".�,..,: °aa CONCRETE Design Review: Board of Architectural Review Irl �� ill1 0 Parking Required: Refer to parking analysis prepared by the Transpo Group Setback: Front Required: SS feet ., 1 Proposed: 87 feet to dosest face of building Parking Provided: Standard Stalls 228 WOOD ` ` \I~ _I 1 ` "-4 . -}� - m. `; li l r 4 l —,-,- Comped 197 (45%) Side Setback Required: 10 feet ADA 12 (including 3 Van Spaces) _ / t vis [ • - a • ,lam l 4 R I r a •�� .,)/ Proposed: Proposed: 40 feet min. Total 437 STEEL r, s ) �, - r ;� i �s..l«"�,y,/�, - p a� r 1 - GROUP WEST Rear Setback Required: 10 feet Note: —'! \ i' tt� /\ 's Proposed: 180 feet min. 1. 229 of the total of 437 stalls are provided in the garage 2. 2 charging stations are provided GYPSUM BOARD Building Height: Allowable: 180 feet - per Development Agreement 3. 2 flex car spaces are provided 4.4 Scooter / Motorcycle spaces are dad feet p provided fl / • �y ©} l _V x741 «t= 11 7 • f GROUP WEST ARCHITECTS, INC., P.S. Proposed: 178' 10 inches i v _ ! h l t 1 Y"`~ 3601 FREMONT AVE. N Landscaping: Loading Spaces Provided: 2 (1 for hotel & 1 for Residential) ping: Front Required: SS feet ' fir _ ° a .d._ % �.q t'_ SUITE 314 SEATTLE, WA 98103 :77.311 PLYWOOD Proposed: 20 feet (5 foot of landscaping & 15 foot sidewalk) Z ii;', 26.44 PHONE: 2068264467 ( ) Bicycle Spaces Required: Residential: 1 for every 4 units: 78 Hotel: 1 for every 50 parking scalls: 4 / i'r j FAX (208) 826.4446 (\(\�// \1\ / \(��// Side Required: None - BATT INSULATION Proposed: None Total: 82 1y. / ^•�/ • ' a went GROuPwEsTCONPANEs.com ti s I\ 1 L - 'M 1 SN&7TIRE AND NUMBER 1 l : 12 bicycle spaces are provided d Required: None Bicyce Spaces Provided b ed outside under cover A minimum of 70 secure bicycle spaces are provide within the building >^ ' lar Sl ap gs 0 1, 0. Proposed: None A bicycle work shop area is provided within the secure b'cyde storage area Parking lot Landscaping: Required: 208 x 10 = 2,080 s.f. (10 s.f. per parking stall) Provided: 5,860 square feet Recycling Station: Required: Residential: 1 %square (eat unit =435 s.f. + p , _^ / .r�yq, '4' , ■ Will . } _ J J (Iir, • - - '- _ ' -- IA • •>�'r �� Sml thcenteri s , aaYii- _ ' per Hotel: 2s.f, per 1,(X10 s.f. of building= 225 s.f. 2......„ A0•01 Provided: 392 s.f. minimum area. 320 s.f, minimum area / / / ja/...3..........- EXTERIOR RENDERING RECEIVED MAR 07 2014 COMMurvi r DEVELOPMEN ISSUE — A Date L °Ascii plion 03/07/2014 DESIGN REVIEW SUBMITTAL PRASE PROJECT NUMBER OWA NO. PROJECT Q W J 2 w a1— Y z Lt a< o W� I -a o 0 < a z_ <l- =Jiii (N < 0 N i CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SURE 314 SEATTLE, WA 98103 PHONE: (206) 826-4447 FAX: (206) 826-4448 W W W.GROUP W ESTCAMPANES.COM SHEET TITLE AND NUMBER EXTERIOR RENDERING A1.00 .1.01702 r --,:* MIII11.1111111111 l_____J 1 1 Ic—ginwallitlimilmom10_._____.— -.,-_.) -4Lil--,,,M*0313' I 1 ii .11.,411111r . r- 1 'li I L .1 ' :rt.., 41, -,,....-',.1 FOUR POINTS BY SHERATON HOTEL EXTERIOR ELEVATION ISSUE a 1 ciaui Description 03/0712014 DESIGN REVIEW SUBMITTAL > 1-1-1 Li.jKEYPL -s PROJECT NUMBER GWA NO. PROJECT WI— o z <L11 _J 2 z O < I- 0- • < z Eij (/) < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SUITE 314 SEATTLE, WA 9.9103 PHONE: (206) 626-4447 FAX (206) 826-4448 WWW.GROuPWESTCONPANES CON SHEET TITLE AND NUMBER HOTEL EXTERIOR ELEVATION A1.01 HOTEL EXTERIOR RENDERING Zig - OD/s- ISSUE n T oar f DewOM, 03/01/2014 DESIGN REVIEW SUBMITTAL NEYPLAII PHASE PROJECT NUMBER OWA NO. 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N SUITE 314 SEATTLE, WA 98103 PHONE: (206) 826-44/7 FAX: (206) 826-4448 W W W.OROURYESTCOMPANES.0011 SHEET ME MID NUMBER HOTEL EXTERIOR RENDERING A1.02 ItOrrell ii/i 11111! 111711111 701111: - - • atess ror.,4V KIWIS ;l. 11111 1111 W arom mos VA 1111111 ililiMill11111 1110E111MM' 111111111.Milla 111111.11M11116 IIIIIIIMIIMINI NMI 11111111.1111011111NI tiaiiimmi ilwamioni rimmumis aim giimaammi aft ijatimisms inn Ulna ol 1 1 1 I mop 1 .1111111E 101_711D01.1711-3111:11iLIF1111111111 111 ii::11:111-:-.', :1I-gif. • mk- Almm•1m•il1l1i1!1!1,1 1 ilI ::iiiII11I:iup•••salip •-.11:111211•NUlMIIm11 i_IL 11.1.1ii Lllm!!!_m_m:_illLigl w_=, • of iu 1,1 millAIIIIIWI -4701,1ii-i:-..1•12!!!!_. i iii. l' El` I -LEL Xi' IV If IIV 111111M10111! 1:11-71:7:1:iiiiiii.1-71-11:11::::_:_11111:11: 11111T5 slitilli-i imfal..1114111:iiii:Illi; ii1..PPIE!!!! • _ 0_11111 a , ii..1172,7i7.7.71.1.001!? i•„IL."--/,-,A! 1.m-tliEll _ IN _ ■ _ iii_iLmiii .Ti:i-._.: ..1-!1-id!-ITIluilli kiii_••- miCa,7 7---=-7-'0111 .!!!_•_so_o_. ...:).-.-i-i- _ - _ ----PP.,.,01' -i-Iii 1-if,411114-1.1.!1101111111 IL,L.L. 1111111110 07-",-----,„,;-11.""'"'"Ir4 ii""'""4walrirtararir I 1.... ilia ILI !._!_..1r 'OU "AI .-011 ISUUi,ii _a _40111 --.1-19Prl 1St !Ann Pim ;lazal. 101 .• ,• •=s; - 0 $ Nob 1 ; ;11!`)!Pr,!!!qiJetiqlhlitl°,1"t%"/41111 - 1111111 111111 111111,1 17'" MODEL VIEW ISSUE A Dabs DescrIptim 03/07/2011 DESIGN REVIEW SUBMITTAL KETPLAN PHASE PROJECT NUMBER GWA NO. PROJECT WI— o z < LLJ _J 1— Z 1— • 0 0 < z-. LT1 co 1— < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SURE 314 SEATTLE, WA 98103 PHONE: (206) 826-4447 FAX: (206) 8264446 WWW.GROUPWESTCOMPANES.0011 1 SHEET MUMS NUMSER MODEL VIEW A1.03 2 147-11' EXISTING BUILDING TO BE DEMOLISH 5' UTILITY EASEMENT 80' 10 STALLS 0 00' 0001 0 6' 15' 80'-0- 91'-0- 0'-0' osrwEs0 eo EACH 36' -0' 2' - 5' 19' - 0 24'-0• 19'-0• 2'-0' — — _22'-0- — 22'-0- 40.0000 C d C I C c c I I RAMP DOWN -ANDOVER PARK E STREET BENCH ry SCULPTURE ry I NEW STREET LIGHT (TYP.J 000000 \ BOXE 610100.40.0.0 C I •p C ,` C CCC C C C C menimerlimammiummumms...rnimem....iiii IMO MALS Ae<'EACH 12' ACCESS EASEMENT 51.,1..¢.0 EYA LIMA. 0 ICE NEW STREET TREE I NEW CONCRETE SIDE WALK I UTILITY EASEMENT 20' EASEMENT (RAILROAD) e STALLS 6,.0'MN O SITE = 20'PLAN-0" 50' 100' 6'-0 X 10 V00540 (0.0, 01 6'- 0 X X ,o STALL EACH 80'-0 6'- 0 ,r 90'- 0" IQ STALLS. Gr. EACH 6'-0 27'-0' X X 5'-11' is Q e 'swcH I....... 111111111111111011111 LANDSCAPE AREA PEDESTRIAN PATH LOADING AREA ISSUE A 1 Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL NEYPLAN PHASE Project Status PROJECT NUMBER GWA N0. Protect Number PROJECT Lu • z Q w ^ z a3 Q O_ < z - J N 2 W < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 311 SEATTLE, WA 90103 PHONE: (2061638-1662 FAX: (206)626-4446 5HEET TITLE AND NUMBER SITE PLAN A2.01 ,Z14/-- 00/S- _ RECEIVF" 5' EINIRCE GATE RECKER c c c c cl c C C C C C EXERCISE 0 O L1evel/16" 1St 50' 100' � l U BUILDING ABOVE V 155UE 01 Date 1 Desuiptim 03/07/2014 DESIGN REVIEW SUBMITTAL 1/EYPLAN PHASE Project Status PROJECT NUMBER GWA N0. Project Number PROJECT W U Z < W ^J LL H Z oQ z— = J W < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: 2 0 61 838.1662 FAA: (206)826.4446 SHEET TITLE AND NUMBER 1ST LEVEL A2.02 ROTTED RECEIVED C CCCC b RAMP UP p �I 23'-D' I6 0 OLevel 2 1/16" = 1'-0" 50' 100' O — 0 O Ois ISSUE 6 1 Date 1 Description 03/07/2014 DESIGN REVIEW SUBMITTAL PHASE Project Status PROJECT NUMBER GWA N0. Project Number PROJECT WI- U Z Q W J^ m w LL I- Y Z Lt 0- O < I- d o Z • Q <, J I W N I- < 0 2 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: 1206/ 838-1662 FAX: (206) 826-4446 SHEET TITLE AND NUMBER 2ND LEVEL A2.03 PLOTTED 30/2014 IOU 2e MA -iiia. a:ia,i WIiaa•NalILuriulaaar ■11i':aiiUrr rill ;;4i ^i----:- -i.--==2:: : t . .......11..r .............. .y I:..tl...tll Bbl I.I II111 y..tl11111111111t111 7-7.7. C C C C C C CC J I C C C I� C C C RAMP C DOWN C I C C I C C G _ tr s• C C C C C C C C C C I II C C C C C C C C C C I I I 1 I 23'-0' RAMP UP I I 23'-0 " 27'-0' I "a99i199 I I IIIIi9I1Il99I9II9 III 999 III 1 I [' I 1 SIP..'111i 43 — J 0 OLevel 1116" = 1'-0" 50' 100' /-/V -0045- ISSUE 1 Date 1 Description 03M7/2014 DESIGN REVIEW SUBMITTAL 11EYPLAN PHASE Protect Status PROJECT NUMBER GWA N0. Project Number PROJECT W F- 0 2! - oz Q 2 z- � 0‹ • < z� LI' 00 F- < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 1631 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: (206) 938-1662 FAX: (206) 826-4446 SHEETTITLE ANO NUMBER 3RD LEVEL A2.04 %Th ROOF LEVEL 1/16" = 1'-0" NIEC11.441C.I. UNIT 11 GREEN POO, ASTIFILIA: TURF 0 ■ 0;;0 OISE RC.. n ❑❑ hig°o® ; I� my,: 0 011j:E[10 O®0 1 c 0 0 0 — % —® -0 8 Zi/Y-D07, ISSUE D 1 Date 1 Description 03107/2014 DESIGN REVIEW SUBMITTAL HEYPLAN PHASE Project Status PROJECT NUMBER GWA NO. Project Number PROJECT W I- U Z Q W J 2 Z a3 H • d o� Z • Q 9 `~ Iw H < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: 12061939.1662 FAX: (206) 826-4446 SHEET TITLE AND NUMBER ROOF LEVEL A2.05 0.01TED17,014 10 34 - - - — METAL SCREEN PANEL SIGNAGE SIZE 35W X 24"H LIGHT CHERRY METAL SOFFTT -- SATIN ALUMINUM WINDOW FRAME STAIN ALUMINUM WINDOW FRAME - BLUE GRAY GLASS 2 WEST �} 1/16" = 1'-0" BRUSHED BRONZE WINDOW FRAME SURREY BEIGE METAL PANELS CONCRETE CAP - RED BRICK VENEER BASE CONCRETE BASE METAL SCREEN PANEL — "•:_,S, IIti1in. — vD- MEM mut -Blum r: Ill 1l 1 M711-17=LIT11 11 EAST 101/16" = 1.-0" SIGNAGE SIZE 18W X 3'H /7-7d/5 AMIE [o= .I — 03B7R01U DESIGN RENEW SUBMITTAL NUE Project Statue *PROJECT NUMBER UW NI Propq Number PROJECT TINT NEWMA1 GROUP WEST ARCHITECTS, INC., P.S. 3101 FREBDNT AVE N. SUITE 314 SEATTLE, WA N1103 PHONE: (206) 1133-1440 FAX: (206)6264146 sEErrnlENB ;imam EAST / WEST ELEVTION A3.01 • vionto 3177014 10019W �LSOUTH 1/16'=1'-0' SANDSTONE METAL PANELS SATIN ALUMINUM WINDOW FRAME BRUSHED BRONZE WINDOW FRAME SURREY BEIGE METAL PANELS COPPER PENNY ACCENT FACADE — CONCRETE CAP RED BRICK VENEER BASE r•r T r T m LIGHT CHERRY METAL SOFFIT ----- r CONCRETE BASE r II I`1111 11 1I 1 ; 1■1 11 11 1I 111=11 la i1;>;11 .r 11.11I8111. I I:.:lel 11 11 Gi 1111 X11. 11 11 11 11 '1�1 P �._. 11 11 E 11 11101 #11 trµ 11 11 111 j. 114° 1111 11 iii 111 114.•11 11 111 iiii 11' •� �_'.�.::� ; _ _ _ Eli'.,Ell 11 11 11 11 11 11 11 11 11 11 11 11 'i1 1E111 1111 E■1 1111 11r°: 111.1EMPMEMS .ME NM ME Iltill1111;11. 111i��;i1< 1 11 11; 111 '1 I ti117-- II 11 '11'3 I111s 1111 11 1 — --. 1- 800E ..•� 11 111111t.111:'111 �•!11 iIlk. ,11 11 11 1 11 11 11 11 11 IT ■/ ■ ■ H III ■ ■ ■l on in ■ ■ 1i ■ ■ ■ ■ ■ ■ 11 H H II li II II UI H U ®®H ®H ®®H ■ ■ _■ ■ _■ - _ J — ■ — 11N �_ ■I ■I ■I N ■ ■_•■, A:W — — — Vg -'9 — — ..—B - `4117 -09 — 'aFP — SRA A Dm* D.sugfwn 7 0107/2014 DESIGN REVEW NNiE Project Stare PROJECT WAR SUBMITTAL MA MO. Project Hurter PROJECT CCNEIATMIT RECiIMTION GROUP WEST ARCHITECTS, INC., P.S. 3601 FRBAONTAVE N. SUITE 114 SEATTLE WA911103 PHONE: (201)13411E2 FAX: (10[)024114[ 9REET1RLE SID NUMBER SOUTH ELEVATION A3.02 PLUITEIY17120“ IIMELIE=11 SIGNAGE SIZE 35'W X 241-1 BRUSHED BRONZE WINDOW FRAME - - SURREY BEIGE METAL PANELS CONCRETE CAP - -- - RED BRICK VENEER BASE CONCRETE BASE —' NORTH 1/161 = 1'-O' SANDSTONE METAL PANELS SATIN ALUMINUM WINDOW FRAME COPPER PENNY ACCENT FACADE V.193-19 — ISSUE rData Dacroon 1 MI07/2014 DESIGN REVIEW SUBMITTAL . PHASE holed 6tiM PROJECT NUMBER am M0. PraOct Number PROTECT W I— C) Z OZ < W J m w a_ 1_• z a Z a3 O < c0 H 8 Q1- CONSULTANT REGISTRATION GROUP GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE N. SUITE314 SEATTLE, WA 15103 PHONE: NMI 675.1667 FAX: (206)6264446 swum AND Nunn NORTH ELEVATION A3.03 ROTTED.M ..rn.T.e LIGHT CHERRY METAL SOFFIT BLUE GRAY GLASS SATIN ALUMINUM WINDOW FRAME COPPER PENNY ACCENT FACADE SANDSTONE METAL PANELS BRUSHED BRONZE WINDOW FRAME MIMS AIL.11111r1111111111111111111111111111111 RED BRICK VENEER SURREY BEIGE METAL BASE PANELS EXTERIOR MATERIAL FINISHES ISSUE A I Date Desciption 03,07/2014 DESIGN REVIEW SUBMITTAL /CEIPLAN PHASE PROJECT RUBBER GWA NEL PROJECT Li! 1- • z < w 0_ ZQ O < O < z < 0 0 2n 04 C1 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N SUITE 311 SEATTLE, WA 98103 PHONE: (206) 8264447 FAX (206) 8264440 WIAV.GROUPNESTCONPMNES.CON SHEET WILE ANO NUMBER A3.04 PLOTTED: ISSUE 0 1 Data y Dewlpko 03/07/2014 DESIGN REVIEW SUBMITTAL LIGHT FIXTURE SCHEDULE TYPE DESCRIPTION MANUFACTURER LAMP INPUT NAME CATALOG NUMBER QTY. TYPE WATTS Notes PL1 POLE MOUNTED LIGHTFIX1URE - TYPE 3 K14 LIGHTING WP9S3P70-60L4K-NFO 1 LED 131 MOUNTED AT 20,0' PL2 POLE MOUNTED UGHT FDCTURE - TYPE 5 KM LIGHTING WP9S5P7060L4K-NFO 1 LED 131 MOUNTED AT 20,0' WPI WALL PACK BEACON TRV-13 36NB80 T3 - 1 LED 80 MOUNTED AT I2'-0' WP2 WALL PACK BEACON TRV-036NB80 T4 1 LED 80 MOUNTED AT I6'-0' NEYPIAN Statistics Description Symbol Avg Max Min Max/Min Avg/Min Avg/Max PARKING LOT CALCS + 1.61c 7.7 fc 0.1 fc 77.0:1 16.0:1 0.2:1 PHASE PROJECT NUMBER GM NO. PROJECT I: I 0.1 0.3.0.508.'1.3 1.9 1.61.1 0.5.04 0.6 0.7 0.9:'1.01.1 r1.0,0.9.0.9 0.9 1:0. 1.1 1:1 1:0 0.9 0.9 0.9 1:0:'1.1'1:1 1.0 0.9 0.9'1.0'1.2 1.4 13 1A .1.41.4 1.5 1.2 `1.0 0.9 0.9 10'11 1.2 0.1'0.30.61.21.81.91.50.70.40.61.1 1.62.23.13.32.71.91.71.723.3.1 3.12.41.81.61.82.53.33.02.2.1.71.72.12.9363.53.43.33.43.6302.1 1.71.62.02.8Q3.42.61.81.51.72.1 ,-0.2.0.30.81.72.7 1030.30.51.32.43.138 5`Tt.4'2.21.8,`2.02.3:2 33.2.3'2.1;1.6=2:12.3 2.72.31.91.823`2.6 .4.9 85.53.2# 2.6-2.3+1:8^1:72.3:®-4.02.22.0°1.31.3.1.72.6'500.3 ' 0.2 0.4 0.8 1.5 2.2 .1.8 0.8 0.3 '0.3 1.3. 2.6.2.7 1_8 , 1 ' '695.4 4.2 0.7 a, 0.30.71.32.02.51.60.80,5.0.31.42.9282.3 2.93.8340.9 -• { - { .. k i i 0.5 0.9 1.4 1.8 1.7 1.4 0.8 0.5 1.1 1.9 2.0 2.2 2.1 3.1 '3.1 1.1' - . _ f I 1.0 X0.9 0.9'1.1 1.31.8..1.5 1.1 2.21.5`0.6 7t 1 0.4 0.7 1.5 2.4 `1.7 0.5 f'4' •0.61.21.92.41.6'0.7 �.'• . 0.5 0.9 �1.4 1.9 1.8 1.4 a WASHINGTON PLACE HOTEL/APARTMENT 223 ANDOVER PARK E TUKWLA, WA i 4` • + CONSULTANT 0.5 08.14 1.8 1.7 1.4 0.8 0.5 1.0 16 1.4:1.3 x c ;3 4.8 4.6 0.9 ttv `1.71.71.5 I I fV� 1.3.20 2.5 1.7 0.8 0.5 0.5 1.1 1.9 2.0 2.2 ( f '1.6 4.3 3.8 0.8 - - - 0.8 1.5 2.2 1 80.9 0 4 0.3 1.4 2. 2 .. - ti 1.0 1.4 '1.6+0.7 T = ( � 1.7-2.8 +1.4 11.4 b.2 '0.3 1.4 +2.7 +2.7 1.8 0.20.50.8.0.5 -- 0.5 0.8 1.3 , .1 I n 0.6 1.2 1,8 2.5 2.0 0.9 (.. 0.4 0.8 1 4 2 1 1.8 1.1 . 030.8173.141.40:4 • , REGISTRATION 1.92.01.7;'0.9 OS 0.40.9161.616 - 1b.1 1.7 0.5'0.3 , I.--_ 030.61.21.92.1 1.7.1,0 Y)� -w -` 1.6 2.4 2.1 1.5 080:7 0.8 1.0 1.0 1.1 0.9 -':4 1.5,1.1,1.2/1 1 1.5 1.4 t #' 1 a I / , / / / 1.6151.31.41.21.1 0.80.81.01.62.22.02.33.2222.22.5 4 1 1 4. 14.95.53.507 , 5.6 3.3 0.6 - • t I' . :.T . T _ , 1 0.4-0.7 "1 2 X1.8 2.7 2.5 1.8 ) .. . . 040.71.21.92.82.41.8 �..; F' PLt `1-1 1.4 1.1.1.2 1.21.6 1.3 1.0 0.9 1.5 1.6 1.5 1.7 1.8 15''2.0 - 5.4 4.5 3.2 0.7 j 0.4b.7 1.3 1.9 2.1 1.7 140 4 115101.6 1.1 '1.3 131.2 1.1 09 0.7 07 0.7 X0.5 06 07� 0.9 0.50.6'06 05 0,40.5 0.740.7 0.6 0.7 1.0 1.8 . 85 3.6 0.8 - 06"0.81.0 1.8 3,1 "1. 0.4 r r s 1.3 '1.4 1.3 1.2 '1 6 1.6 1.7 1-3'`1.0 1.0 1.1 13100706060913130910091412090913214238271415110809`1.2 1.3 0.9 0.9 0.8 1.3 1.3 1.0 1.1 1 6 2.2 151.0 '0.8 1.2 1.6 t.9 22 2.4 2.0 2.6 -2.6 1.9 -2.31.8 1.2 '0.8 1.0 1.6 2.1 2.0 2.2 3.0 2.0 2.3 2.1 1.7 1.6 2.1 2.6 3.0 3.7 '3.3 2.1 2.4 2.0 1.6 1.7 2.2 2.2 2.1 3.0 2.1 2.1 2.2 1.9 1.7 2.0 2.5 1.8 0.7 0.7 0.81.0 1.3 1.8 1.5 1.61 12 1.6 1.41.6 1.1 0.8 1.0 115'1.61.51.6 1.D 1.7:1A'1.9 `1.7 1.6_ 1.9 1.5 1.9 10'1.5 1.8 1.6 1.8 1.6 1.7 1.9.1.4:1.7.01.7 1:5.1.8 1.6'1.2 1.21'.4,1.3 1:0 GROUP WEST _ - t.� �- - PL7 - _ - _ . PL1 PU .� �.� �1 GROUP WEST ARCHITECTS, INC., P.S. - - 3601 FREMONT AVE. N SUITE 314 -- - 'SEATTLE, WA 98103 PHONE: (206) 8268447 FAX: (206) 8264446 WPW.GRW PWESTCOMPANIE&COM SHEET 11TLE AND NUMBER O ELECTRICAL SITE PLAN - PT BY PT SCALEELECTRICAL 1 =30'-0• SITE PLAN L iv Q01 A3.05 CALL BEFORE YOU DIG: 1-800-424-5555 0 20 40 80 1111111YxFi� HORIZONTAL DATUM - BASIS OF BEARINGS (NAD 83/91) THE HORIZONTAL DATUM FOR THIS PROJECT 15 SOUTH 5721'32" EAST, AS MEASURED BETNEEN WSDOT MONUMENTS DESIGNATED AS "IS17174"AND "25015". VERTICAL DATUM - BASIS OF ELEVATIONS (NAVD 88) THE VERTICAL DATUM FOR THIS SURVEY IS PER WSDOT MONUMENT DESIGNATED A5 "1517174", BEING A FOUND CONCRETE MONUMENT IN CASE WITH A 5/8" BRASS PLUG & PUNCH. DOWN 1.20 FT. IN THE CENTERLINE OF TUKWILA PARKWAY ELEV =25.896 US FEET PROCEDURE / NARRATIVE A FIELD TRAVERSE USING A "TOPCON OS" TOTAL STATION, "TOPCON GR5" AND "IDS RANGER" DATA COLLECTOR SUPPLEMENTED WITH GPS AND FIELD NOTES WAS PERFORMED, ESTABUSHING THE ANGULAR, DISTANCE, BETWEEN THE MONUMENTS, PROPERTY LINES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEYS A5 SET FORTH IN WAC 332-130-090. DATES OF SURVEYS: FIELD SURVEY BY BARGHAUSEN CONSULTING ENGINEERS, INC. CONDUCTED IN JANUARY 2014. ALL MONUMENTS SHOWN AS FOUND WERE VISITED AT THAT TIME. TAX ACCOUNT NUMBERS: A.P.N. 022310-0090-00 CALCULATED AREA: 148,231± S0. FT. (3.402± ACRES) PROPERTY ADDRESS: 223 ANDOVER PARK EAST, TUKWILA, WA 98188 FLOOD ZONE INFORMATION: DESIGNATION OF THE FLOOD ZONE IS SCALED PER FEMA FIRM MAP NUMBER 53033C0978F, PANEL 978 OF 1725 REVISED MAY 16, 1995 AND DOWNLOADED FROM FEMA MAP SERVICE CENTER WEBSITE (http://msc.fema.gov) ON JANUARY 9, 2014: 1. ZONE X AREAS DETERMINED TO BE OUTSIDE THE 500 -YEAR FLOODPLAIN PARKING: 159 REGULAR STALLS 4 BARRIER FREE STALLS 163 TOTAL PARKING STALLS SURVEYORS NOTES: 1. R.O.S., 8K. 44, PG. 26, REC. N0. 8503209003 SHOWS A 15' WIDE INGRESS & EGRESS EASEMENT PER A.F. N0. 7210190143 WHICH IS NOT CONTAINED IN THE SUPPLIED TITLE COMMITMENT AND IS NOT DEPICTED HEREON. 2. UNDERGROUND UTILITIES AND FEATURES DEPICTED HEREON ARE BASED ON FIELD OBSERVATION, MARKINGS, DEVELOPMENT PLANS, AND/OR AVAILABLE RECORD DOCUMENTS ONLY. THE TRUE LOCATION, NATURE AND/OR EXISTENCE OF BELOW GROUND FEATURES, DETECTED OR UNDETECTED, SHOULD BE VERIFIED. 3. ALL DISTANCES ARE IN US FEET 4. THERE WAS NO EVIDENCE OF CURRENT EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILDING ADDITIONS AT THE TIME OF THE FIELD SURVEY. 5. THERE WAS NO EVIDENCE OF SITE USE AS A SOLID WASTE DUMP, SUMP OR SANITARY LANDFILL AT THE TIME OF THE FIELD SURVEY. REFERENCE SURVEYS: 1. R.O.S., BK. 44, PG. 26, REC. N0. 8503209003 RECEIVED Wa 07 2014 um . GommDEvo-oPM�N� COVER SHEET FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON '20V-208:89 N80.25''1B 6g=--, -----4- • i FT .:: 54'4 30.00' is I I I I I I 1111 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 PROPOSED GARAGE FLOOR ELEVATION VARIES —w TUCWOA WABHRNOTON VICOaTY MAP NT.B. LEGAL DESCRIPTION PARCEL A: THAT PORTION OF TRACT 9, ANDOVER INDUSTRIAL PARK NUMBER 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 71 OF PLATS, PAGES 68 AND 69, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT 9; THENCE SOUTHEASTERLY, ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 573.69 FEET, THE CENTER OF WHICH BEARS NORTH 96'37'32" EAST. AN ARC DISTANCE OF 15.07 FEET TO THE SOUTHWEST CORNER OF A PARCEL OF LAND CONVEYED TO JOSLYN MANUFACTURING AND SUPPLY COMPANY, INC. BY DEED RECORDED UNDER RECORDING NUMBER 5580797 AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 88'25'27" EAST, ALONG THE SOUTH UNE OF SAID PARCEL, 208.90 FEET TO THE SOUTHWEST CORNER OF A PARCEL OF LAND CONVEYED TO AMERICAN HOME PRODUCTS CORPORATION BY DEED RECORDED UNDER RECORDING NUMBER 5790710; THENCE SOUTH 88'25'14" EAST, ALONG THE SOUTH UNE OF SAID PARCEL, 140.09 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF A PARCEL OF LAND CONVEYED TO STATE FARM MUTUAL AUTOMOBILE INSURANCE COMPANY. INC., BY DEED RECORDED UNDER RECORDING NUMBER 6514046; THENCE CONTINUING SOUTH 8825'27" EAST 224.93 FEET TO THE SOUTHEAST CORNER OF SAID PARCEL AND A POINT ON THE EAST UNE OF SAID TRACT 9; THENCE ALONG THE PERIMETER OF SAID TRACT 9 AS FOLLOWS: SOUTH 01'05'08" WEST 273.00 FEET; THENCE NORTH 88'25'27" WEST 505.43 FEET; THENCE NORTH 14'39'30" WEST 184.47 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 573.69 FEET, AN ARC DISTANCE OF 97.91 FEET TO THE TRUE POINT OF BEGINNING. PARCEL 8: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS ESTABLISHED BY INSTRUMENTS RECORDED UNDER RECORDING NUMBERS 9205291516 AND 9404221926. INDEX TO SHEETS: C1 OF 9 C2 OF 9 C3 OF 9 COVER SHEET EXISTING CONDITIONS PLAN DEMOLITION PLAN C4 OF 9 TEMPORARY EROSION AND SEDIMENTATION CONTROL PLAN C5 OF 9 C6 OF 9 C7 OF 9 C8 OF 9 C9 OF 9 PRELIMINARY GRADING AND STORM DRAINAGE PLAN PRELIMINARY WATER AND SEWER PLAN CONSTRUCTION NOTES AND DETAILS CONSTRUCTION NOTES AND DETAILS CONSTRUCTION NOTES AND DETAILS 0 \w w l !y UTILITY CONFLICT NOTE CAUTIOPP THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION, AND DEPTH OF ALL EXISTING MIMES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL. INCLUDE CAILNG UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILNY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS DUST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. IF CONRJCTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT BARGHAUSEN CONSULTING ENGINEERS, INC. TO RESOLVE ALL PROBLEMS PRIOR TO PROCEEDING WITH CONSTRUCTION. CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING ALL SURVEY MONUMENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVITY, PURSUANT TO WAC 332-120. APPUCA11ONS MUST BE COMPLETED 8Y A REGISTERED LAND SURVEYOR. APPLICATIONS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES, OR BY CONTACTING THBR OFFICE BY TELEPHONE AT (206) 902-1190. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PUBLIC LAND SURVEY OFFICE 1111 WASHINGTON STREET S.E. P.O. BOX 47060 OLYMPIA WASHINGTON 98504-7060 UPON COMPLETION OF CONSTRUCTION, ALL MONUMENTS DISPLACED, REMOVED, OR DESTROYED SHALL 8E REPLACED BY A REGISTERED LAND SURVEYOR, AT 111E COST AND AT THE DIRECTION OF THE CONTRACTOR, PURSUANT TO THESE REGULATIONS. THE APPROPRIATE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHALL ALSO BE THE RESPONSIBILITY OF THE CONTRACTOR. No. Dote By Ckd. Appr. Revision Designee _9i peen MD5 Checked AS Apprand DKB Dale 2/14/14 Scale: Horizontal Vertical N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA Trt� COVER SHEET L./ ci—woe WASHINGTON PLACE Job Number 16883 Sheet Cl of 9 CVI art :P:\t 60001 T6ES3\preliminary\ 16 CALL BEFORE YOU DIG 1-800-424-5555 2r MITI' NO. 525544 MENDED BY REZ. NO. 63.12.6 AND FURTHER ANIENDEO 6504900 EXISTING CONDITIONS PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON 25 ADS L.20. 2775 W1M2r.2e B. CONC....63 .....4.41,11...0413 COSMIC BUILDING rwe STAMM �81v mare- PER oB 8g- PER.BO, ) `yaa'jy0'W"`' CO �IiCIB+I• 1 y.. Nal OrIxS UM FENCE 10. tr111.91ES PLAT .27. VADE EASEM. TO CAI. 11' PSEMENT FO 9205291515 12. FASCISM FOR ACCESS TO ACJOINM REC. NO. 92052915 Tek 0,00,0 INVERT TABLE i SSMH-A RIM = 27.05 8" PVC S = 13.91 8" PVC W = 13.60 8" PVC N = 13.89 8" PVC E = 15.77 05614-B RIM = 28.35 8" PVC W = 16.38 MAY BE PLUGGED 8" PVC S = 16.40 8" PVC N= 16.17 8" PVC E = 16.45 SSMH-C RIM = 27.45 6" PVC NW = 22.75 6" PVC 5= 22.85 0066-0 RIM = 27.05 8" PVC W = 16.59 (323'3 5. OF SITE) 8" PVC E = 16.60 6" PVC NW = 16.89 8" PVC S= 16.97 6" PVC NE= 17.17 6" PVC SE = 16.95 5255.3 CB -A RIM = 27.26 8 CONC E = 24.83 CB -B RIM = 27.41 8" CONC W = 24.81 (TYPE 2) 12" CONC W = 20.88 12" ADS 5=21.01 12" ADS E = 20.96+/- 0B -C RIM = 27.76 12" ADS N = 21.14 TYPE 2 12" ADS W = 21.31 CB -D RIM = 28.03 12" ADS 5 = 21.79 12" ADS NE = 21.79 CB -E RIM = 28.32 12" ADS SE = 22.83 12" ADS N = 22.80 CB -F RIM = 28.29 12" ADS NW = 23.94 CB -G RIM = 29.13 12" ADS W = 23.58 TYPE 2 12" ADS N = 23.56 6" PVC W = 23.91 6" PVC E=23,64 00611ND BUILDING CB -H RIM = 28.35 12" ADS SW = 22.90 12" ADS N = 22.90 CB -I RIM = 28.51 12" ADS E = 22.07 12" ADS S = 22.19 8" PVC W=22.15 C8 -J RIM = 25.50 8" PVC E = 23.71 6" PVC NW=23.71 CB -K RIM = 26.87 8" PVC S = 25.18 CB -L RIM = 27.54 12" ADS E = 24,55 8" PVC N = 24.55 6" PVC NE = 24.96 CB -M RIM = 27.44 12" ADS 5 = 24.38 8" ADS W=24.55 L, CASEMENT PER REC. ND ty250•43. 0.iSmx-u e' e s -22.e5 No. Date By Ckd. Appr. Revision Designed _AS_ Drawn MDY Checked AS Approved 0664 Date 2/14/14 Scale: Horizontal Vertical N/A „,G HAUS� 18215 72ND AVENUE SOUTH KENT, WA 98032 Z (425)251-6222 (425)251-8782 FAX <'00 ENG%0' 0 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA Li 2/ Title: EXISTING CONDITIONS MAP WASHINGTON PLACE Job Number 16883 Sheet C2 o, 9 Date/Time:3/6/201 File:P:\16000s\ 16883\preliminary\16883 CALL BEFORE YOU DIG: 1-800-424-5555 NORTH UNE4zz " zz.,� vza'tiiL 6A5 ENT 920'.91516 1"-20' 0 10 20 40 SSS =FARS T/L 022320-0085 EXISTING BUILDING ALVIN & CAROL PEARL 75 1./9111- STANDARD DEMOLITION PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE.. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON 15' BUILDING SETBACK PER REC. NO. 5256443 AS AMENDED BY REC. N0. 5332848 AS AMENDED BY REC. N0. 5500900. (REC. N0. 9406061388 TERMINATED CONDITIONS PER ABOVE DOCUMENTS) N88'25'28'14 208.89' ppOT p22C°` pfAR FENCE -CHAIN LINK FENCE CON EXISTING BUILDING W'$5}. 1140.09' OUTSIDE 0 PROPERTY LIMITS AT THIS POINT NOTE FENCE VARIES FROM 0.1' TO 0.4' INSIDE OF PROPERTY LIMITS -10' EASEMENT PER REC. N0. 5256443, AMENDED BY REC. N0. 5332848 AND FURTHER AMENDED BY REC. N0. 5500900. 0 2310'E 9 -c ZER SpUPR CHAIN LINK FENCE SD CB -A RIM=27.26 8" CONC. 6=24.83 27 C8-8, TYPE 2 RIM=27.41 8' CONC. W=2 .81 12" CONC. W480.88 12' ADS S=21.111 12" ADS 6=20. 6a, ± 3 -LINES LIIG3GHT3BOXJ 70 S88'54'47'E 30.00' !} PA G PAR 190 .EM PER 84122'1488 (4 ACES) TRASH COMPACTOR CONNECTION TO BUILDING CONC..*815 onz a:I ".VI '11., AUTO S'RINKLER sD L PD9rs N PER 525644 BY REC. 48 AND <85605D O. 10 spaces 10 spaces SPECIAL NOTE: CONTRACTOR TO COORDINATE WITH UTILITY COMPANIES TO CAP ALL EXISTING UTILITIES AT R.O.W. LINE TO BE USED FOR PROPOSED NEW BUILDING. y WATER VALVE FIRE HYDRANT WATER METER 6 spaces 8 spaces I. zaei LIGHT STANDARD UGHT STANDARD GUARD POSTS 1.10 ST DARD 9 spaces© 8 spaces 4J0HT STANDARD 8 spacos in CB -C TYPE 2 RIM=27.76 12" ADS N=21.1 12" ADS W=21. 5D 10' UTILITIES EASEMENT PER PLAT 5548-8 RIM=28.35 8' PVC W=16.38 8" PVC S=16,40 Y BE PLUGGED) 8" PVC 8=16.17 8" PVC 6=18.45 EXISTING BUILDING CONCRETE BLOCK WALL CIRCUIT CITY" ONE STORY 403803 "y.R. 8 spaces 27' WIDE EASEMENT TO C.M. ST. P. & P. AND U.P. RAILROADS PER PLAT 12' EASEMENT FOR ACCESS TO SUBJECT PROPERTY REC. NO. 9205291516 LIGHT STANDARD ® um -if STANDARD 5S 3 ss° p IGHT 808 i 12' EASEMENT FOR ACCESS TO ADJOINER REC. N0. 9205291518 DEMOLRION KEYNOTES: Ot EX. BUILDING TO BE DEMOUSHED. 0 EX. CURB/LANDSCAPE ISLAND TO BE REMOVED. O EX. DRIVEWAY TO BE REMOVED. ® EX. LOT UGHT TO BE REMOVED. OS EX. CONCRETE/SIDEWALK TO BE REMOVED. © EX. STORM DRAIN CATCH BASIN/PIPE TO BE REMOVED. 0 EX. WATER FIXTURE/PIPE TO BE REMOVED. Q EX. GAS FIXTURE/PIPE TO BE REMOVED. Q EX. STORM VAULT/PIPE TO 8E REMOVED. 10 EX. TELEPHONE FIXTURE/PIPE TO BE REMOVED. ) EX. ASPHALT TO BE REMOVED. 7 spaces 8 spaces NO PARKING ' RE 9 spaces 9 spaces BUILDING OVERHANG (AWNING) . zs:5 GHT STANDARD WATER VALVE . ze.iq TOP OF ROOF WALL HEIG1/T'.26.2'3 o YARD DRAIN APPROXIMATE LOCATION AREA '0" EASEMENT (CROSS HATCHED) FOR INGRESS AND EGRESS GRANTED BY REC. NO. 9412291468 AND 9404221926 CB -L RIM=27.5 10 Z i�D 5 gi,z,%ER `Y GPRFIE CB -M RIM =27. 12" ADS S=24.38 8" ADS W=24.55 61EXTRUDED CURB PLANTER 15' BUILDING SETBACK PER REC. N0. 5256443 AS AMENDED BY REC. NO. 5332848 A5 AMENDED BY REC. N0. 5500900. , I9' p22 NW N`50C p10EtS� EXISTING BUILDING c,O W 30' SIGNAL BOX . FOUND 1 IN CASE ON EX. 10" WATER pM i S It' °ZEFty /Pp`�OE 1iEP19 POWER VAULT TRANSFORMER 10' EASEMENT PER REC. NO. 5256443, AMENDED BY REC. N0. 5332848 AND FURTHER AMENDED BY REC. N0. 5500900. SSMH-C RIM=27.45 6° PVC NW=22.75 6" PVC 5=22.85 POWER VAULTS No. Date By Ckd. App, Revision Designed _AS_ pawn MDY Checked 45 DKB Oaf" 2/14/14 Scale: Horizontal Vertical N/A m G,HA 18215 72ND AVENUE SOUTH KENT, WA 98032 'Z (425)251-6222 (425)251-8782 FAX Q6. rr'VG ENGR1 *. CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA Title: DEMOLITION PLAN Zig- 0015 WASHINGTON PLACE Job Number 16883 z Sheet C3 05 9 CALL BEFORE YOU DIG: 1-800-424-5555 7' UTILITY ASEMENT PER EC. NO. 525644 MENDED BY REC. 0. 5332848 AND URTHER AMENDED Y REC. N0. 500900 1'm20' 10 20 40 T/L 022320-0085 EXISTING BUILDING ALV15 & CAROL PEARL TEMPORARY EROSION/SEDIMENTATION CONTROL PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON -15' BUILDING SETBACK PER REC. NO. 5256443 A5 AMENDED BY REC. N0. 5332848 AS AMENDED BY REC. N0. 5500900. (REC. N0. 940606/388 TERMINATED _��.._�'� �LIGH A _ �_ - CONDITIONS PER ABOVE DOCUMENTS) /1276 NDA FENCE cogto EXISTING BUILDING •`-CHAIN LINK FENCE FENCE I OUTSIDE OF PROPERTY LIMITS AT THIS POINT -10' EASEMENT PER NOTE REC. N0. 5256443, FENCE VARIES FROM AMENDED BY 0.1' TO 0.4' INSIDE REC. N0. 5332848 OF PROPERTY LIMITS AND FURTHER AMENDED BY REC. N0. 5500900. 013-8, TYPE 2 RIM=27.41 8" CONC. W.24.81 12" CONC. W=210.88 12" ADS S=21. 1 12" ADS E=20. 6± .2x76 -7� C8 -p RIM=27.26 8° CONC. E=24.8 3 CHAN LINK FENCE arts.' ��'+.ii LL i►�..".".' .rye S8B'54'47"E TRASH COMPACTOR CONNECTION TO BUILDING INSTALL TEMPORARY FLTBi FABRIC FENCE 004C. P W/GUARDAD 00574 FIRE PROT00IION AUTO SPRINKLERR 50 0.ILARO POSE_ nx ) o `v CHAIN LINK F0VCE W/SIGNS DANGER NO 5604190. MATCHES OR OPEN FLAME' No. Date FF ELN=30.17'-- .4 0.00' p 08-C TYPE 2 M=27.76 2' ADS N=21.'4 Y2 ADS W=21.:.1 I SD 10' UTILITIES EASEMENT PER PIAT 5564-B RIM=28.35 8' PVC 111=16.38 8° PVC 0=16.40 Y BE PLUGGED) 8" PVC N=16.17 8" PVC E=16.45 27' WIDE EASEMENT TO C.M. ST. P. & P. AND \ U.P. RAILROADS PER PLAT 12' EASEMENT FOR ACCESS TO SUBJECT PROPERTY REC. NO. 9205291516 Ckd. \ 12' EASEMENT FOR ACCESS TO ADJOINER REC. NO. 9205291516 EXISTING BUILDING CONCRETE BLOCK WALL CIRCUIT CITY" ONE STORY 40.580± 70.11. TEMPORARY AND SEDIMENTATION CONTROL MIN. TOP POND .0 MAX. W.S. EL=28,0 STATIC YW(',,S. 01=25.5 BOTTOM PONOPBET424.0 TOP OF ENTRANCE FACADE HEIGH1=45.2'± ABOVE SIDEWALK 8 spoces 30110 BOX .6 59 N in APPROXIMATE LOCATION AREA '0' EASEMENT (CROSS HATCHED) FOR INGRESS AND EGRESS GRANTED BY REC. NO. 9412291488 AND 9404221926 TOP OF ROOF HEIGHT= 24.2'± BETWEEN ARROWS la L pp'j0 ��C t 1L O50 -S °,4 pPRF1F.� CB -M App, RIM=27.44 12" AOS 5=24.38 8" ADS W=24.55 Revision VALVE �_ CI..EARINO LIAIYT$ 50 FIRE HYDRANT W _ W NO PARKING Fifth, l6"EXTRUDED CURB ANE O PARKING 06 ANE NO PARKIISG fl 15' BUILDING SETBACK PER REC. N0. 5256443 AS AMENDED BY REC. N0. 5332848 AS AMENDED BY REC. N0. 5500900. Designed __AS_ 0xeaa 907 Checked Approved DKB Data 2/14/14 Scale: Horizontal Vertical N/A SIGNAL BOX , 27.71 T �___� �J 5055. Op10 tIU p21 HW �SOG F10F.Ut I EXISTING BUILDING INSTALL TEMPORARY FILTER FABRIC FENCE 'LOP 190 . 2975 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES oa 2 tI �g f0 PFPJ�Ci tyE 10' EASEMENT PER REC. NO. 5256443. AMENDED BY REC. N0. 5332848 AND FURTHER AMENDED BY REC. N0. 5500900. Od !z(. PNSFOVARMERER U17 TRAOW 1 FOUND MON. IN CASE WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA SSMH-C RIM=27.45 5' PVC NW=22.75 6' PVC S=22.85 \ . P011ER VAULTS \` 8 Tice. TEMPORARY EROSION AND SEDIMENTATION CONTROL PLAN WASHINGTON PLACE EX. 10" WATER Job Number 16883 Sheet C4 a, 9 wg Date/Time:3/6/2014 Fi le:P:\ 16000s\ 16883\preli CALL BEFORE YOU DIG: 1-800-424-5555 NORTH LINE•1. 5.1. ".H4no EASE ENT 920'.91516 1=20' 0 10 20 40 T/L 022.320-0085 EXISTING BUILOIHO A. & CAROL PEARL N88'25'281W 208.89' 1.75 PRELIMINARY GRADING AND STORM DRAINAGE PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON -15' BUILDING SETBACK PER REC. 50. 5258443 AS AMENDED BY REC. N0. 5332848 AS AMENDED BY REC. NO. 5500900. (REC. N0. 9406061388 TERMINATED CONDITIONS PER ABOVE 000050NIS) 255 005'�ZOU •� ©`,0w11lsW NEW 3' HIGH FETANNG WALL •• 00151150 BUILDING N88'25';18'W 140.09' '�2� FENCE \`CHAIN LINK FENCE FENCE 15 0,2' OUTSIDE OF PROPERTY 2423 AT THIS POINT NOTE FENCE VARIES FROM 0.1' TO 0.4' INSIDE OF PROPERTY UNITS -10' EASEMENT PER REC. N0. 5258443, MENDED BY REC. N0. 5332848 AND FURTHER AMENDED BY REC. N0. 5500900. V,-OEA''epP, F'U-G Q� -CHAIN LINK FENCE SD B -A 010=27.26 8" CONC. 0=24,83 Er CONC. 0=21810B -B. TYPE 2 515=27.41 8" CONC. 0=2 ,81 12' CONC. 91=752.99 12" ADS 0=21. 1 12 ADS E=20.89 * POWE 3 -LINES STORM WATER 4°"' -r QUALITY VAULT LIGH'8005 Nu 23.9, (12" 5 23.90(12" 0) �4 Y1211� 28:11 122,10 (12`5) it -7; 22,1 0-2 "IE--22712-117--NET- 23.9 IE _.= ?2.1= (1 " NE IE = 221'2 -j12" -NE)- 27.9 1.v T T - II 1 I N i 1 i CB t3, TYPE1 "v IM = 8.00 IE = 22.60 (12" E) IE = 22.60 (12" s) IE = 22.60 (12" W) -a*�f�®t�a3�ty :17:741 7 �?9 CC tag IRE' OM%eN,m�,.i ' .1 ' ,47 es n\eea�ln. 18 TYPE =2,41 = 24.75 8 S 24.44 ( 2 N 07' WIDE EASEMENT TO C.M. ST. P. & P. AND U.P. RAILROADS \ PER PIAT 12' EASEMENT FOR ACCESS TO SUBJECT PROPERTY REC. N0. 9205291516 T 'J T - 1 i I 1 1 I I 1 E Y 0 II I 1 I 0 lit 1 I I 1 1 I _s 1 r I I I II N { E tl 1 6 i 6" ROOF DOWNSPOUT COLLECTION PIPE (1725.) 7.43 CO --C TYPE 2 010=27,76 12" ADS 5=21. 12" ADS W=21. SD 20.44 10' UTILITIES EASEMENT PER PIAT 55144-0 RIM=28.35 1 6" PVC W=16.38 \ 6" PVC 5=16.40 MAY BE PLUGGED) 8" PVC 5=16.17 8" PVC 8=16.45 ce 421, TYPE I IM = 28.50 IE = 24.50 (12" 0) BUILDING OVERHANG PROPOSED GARAGE FLOOR ELEVATION VARIES PROPOSED BUILDING FF=29.5 12' EASEMENT FOR ACCESS TO ADJCINER . REC. NO. 9205251516 075 \ Goo No. APPROXIMATE LOCATION ARE0 "D" EASEMENT (CROSS HATCHED) FOR INGRESS AND EGRESS GRANTED BY REC NO. 9412201488 AND 5404221926 IU 0 GN1yF1fUp By RIM= 27.5, Y •� C). dYee 4419 P. MiGs 040�1eC ie�'eee a0: I 4e : TYFE1 IM=27.0 28.9 an - 219 • I2452 -(8"-E)- - L�= _0_ -- .w.�� IE =2452 (12" N) �CB 'OfYPEt _ •RI _ .28.00 CB 115. TYPE 1 .1 CB X10. TYPE 1 .4_ Ile =_ 26.0 2139 � 295� _ _I. 9. __III • m� I�� _ 5 i. (8'1 "-"�W)--��1 . r----__.-. III ;IRIEEIM- 2444287( : 2 17 `IIE 1.24.62 I9 C81120, TYPE 1 IE = 25.40(12" S) LIGHT 90X PROPOSED BUILDING FF -29.5 6" ROOF DOWNSPOUT COLLEC110N PIPE (1YP.) BUILDING OVERHANG BUILDING OVERHANG 28.9' 8.9 IcB < TYPE1 .28.9 I - CB f1.TYPE 1 IRM = 2:, 0. v-- --RI .- 28,00-- TE = 2375 (1 W) I IE = 23.33 (1Y W). I1E'=2375'(1' E I- _ ,IrI0--2:33 • 11 SS N . 1eL WATER VALVE 111419 7.5 W 2044 010 27.44 12" ADS 5=24.38 8" ADS 0=24.55 Ckd. Appr. `15' BUILDING SETBACK PER REC. N0. 5256443 A5 AMENDED 9Y REC. NO. 5332848 A5 AMENDED BY REC. NO. 5500900. Revision Designed _AS_ Damen MDY MPrcxed DKB 0050 2/14 14 Scale: 40 -Y-" 588125'30 001001140 64150150 .43. - NEW 3' HIGH RETAINING WALL G®� 00' 60052 MO NT CASE liU O�Zq 213��G� 11 Ply 1--10' EASEMENT PER REC. NO. 5256443, AMENDED BY REC, N0. 5332848 AND FURTHER AMENDED BY REC, NO. 5500900. POWER OVA l(1, TRANS, RMEH 5560-C R114=27.45 6" PVC NW=22.75 6" PVC 5=22.85 POWER VAULTS '- cc cc E2.12" 0!5 EX. 10" WATER Horizontal 1"=20• Vertical 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX For: CML ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA TEdet PRELIMINARY GRADING AND STORM DRAINAGE PLAN WASHINGTON PLACE Job Number 16883 Sheet C5 a, 9 0 File:P:\16000s\16883\preliminary \16883—pgm.dwg Dote/Time:3/7/2014 1 CALL BEFORE YOU DIG 1-800-424-5555 :7' UTIUTY ASEMENT PER :EC. N0. 525644 ,MENDED BY REC. 10. 5332848 AND 'URTHER AMENDED IY REC. N0. .500900 11 90409 UNE n 3 MI/ 31,4, ALYIN & CARQL PEARL 1e=20' 0 10 20 40 T/L 022320-0085 EXISTING BUILDING EAS ENT 920 .91516 N88'25'28111 208.89' PRELIMINARY WATER AND SANITARY SEWER PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON 15' BUILDING SETBACK PER REC. N0. 5258443 A5 AMENDED BY REC. N0. 5332848 AS AMENDED BY REC. N0. 5500900. (REC. N0. 9406061388 TERMINATED CONDITIONS PER ABOVE DOCUMENTS) U -° PB` 4,959 B FENCE EXISTING BUILDING N88'2 ,j8i1 40.09' 71111144:74.11 .1"10 CHAIN LINK FENCE PENCE IS 0.2' OUTSIDE OF PROPERTY LIMITS AT THIS POINT ,11 NOTE FENCE VARIES FROM 0.1' TO 0.4' INSIDE OF PROPERTY LIMITS -10' EASEMENT PERAME50 REC. N0. 5256443, 2j�0'E UUG REC.DED BY N0. 5332848 SIS OZSOUP� AND FURTHER AMENDED BY BPK� REC. N0. 5500900. ---fl-CHAIN LINK FENCE CB -B. 1YPE 2 RIM=27.41 8" CONC. W2.24.81 12" CONC. W-20.813 12"ADS 0-21. 1 12" ADS E=20.6 ± 211 02 SD CB -A RIM=27.26 8" CONC. 6=24.83 LIGH}2, BOX' SD"=- roe 588'54'47"E 30.00' CB -C TYPE 2 RIM -27.76 12° ACS 5-21. 12" ADS W-21 I MIIMP!P■J■I!lFtrlLeMIg 652. 1>0 881M F4 IE = 18.29 (8" S) IE = 18.19 (8" E) 10' UTIUTIES EASEMENT PER PLAT SSMH-B RIM=28.35 8" PVC W=16.38 8" PVC 0=16.40 Y BE PLUGGED) 8" PVC N=16.17 8" PVC E=16.45 -� I PROPOSED GARAGE 27' WIDE EASEMENT TO C. ST. P. & P. AND U.P. RAILROADS \ PER PUT 12' EASEMENT FOR ACCESS TO SUBJECT PROPERTY REC. N0. 9205291516 PROPOSED BUILDING FF -29.5 NEW NEW OIL/WATER BEPARATOR BOOR DRAW 12' EASEMENT FOR ACCESS TO ADJOINER REC. NO. 9205291516 PROPOSED BUILDING FF -29.5 DDCVA INSIDE BUILDING HRELINE WI WALL MOUNTED PN 881A1.12 I = IE = -3.64 (6" N) ,ee IE = 19.84 (6" N) IE = 19.74 (8" 6) IGHT BOX PRIOR TO COP HELD VERIFY DEPTH AND L OF EXISTING B STUBBED TO NOTFY E CONFlJCTB WATER VALVE 4PON PPE 'arra OF AN' 71ATELT. EX. 10" WATER 23.1 W APPROXIMATE LOCATION AREA "D" EASEMENT (CROSS HATCHED) FOR INGRESS AND EGRESS GRANTED BY REC. N0. 9412291488 AND 9404221926 157 8• PVC 88 a SOX 3 3041 NEW r WATER RIM=27.54 30' OGSG 592 OZZ�'ZOCENSEa GPW�EUO 50�H 016=27.44 12" ADS 0=24.38 8" ADS W=24.55 35 10 - 15' BUILDING SETBACK PER REC. N0. 5256443 AS AMENDED BY REC. N0. 5332848 AS AMENDED BY REC. NO. 5500900. OO�p 5 W PSS00 SBB'25'3 ,L OSS 43_ EXISTING BUILDING 00 FOUND MON. IN CASE OPS' -10' EASEMENT PER REC. NO. 5256443, AMENDED BY 11'09POwN6,E REC. NO. 5332848 �.E 88LH 0 RIM =28.45 AND FURTHER REC. N0. 5500 00. BY IE = 18.95 (8" W) LYI- i2/5 IE = 18.85 (8" N) 30 31 OWER T IWJ510VAU00 R SSMH-C RIM=27.45 6° PVC NW=22.75 6" PVC 5=22.85 POWER VAULTS Date/Time:3/7/7 No. Date By Ckd. Appr. Revision Designed _AS_ Drawn MOY Checked AS Approved DKB Date 2/14/14 Scale: Horizontal 1"=20' Vertical N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA Title PRELIMINARY WATER AND SANITARY SEWER PLAN WASHINGTON PLACE Job Number 7°- 16883 16883 Sheet C6 of CALL BEFORE YOU DIG: 1-800-424-5555 GENERAL I. Locations shown for existing utilities are approximate. 2. At least 48 hours before starting project site work, notify the Utilities Inspector at 206-433-0179. 3. Request a Public Works utility inspection of least 24 hours in advance by calling 206-433-0179. 4. The Contractor assumes sole responsibility for worker safety, and damage to structures and improvements resulting from construction operations. 5. The Contractor shall have the permit(s) and conditions, the approved plans, and a current copy of City of Tukwila Development Guidelines and Design and Construction Standards available of the job site. 6. All work shall conform to these approved drawings. Any changes from the approved plans require pre -approval from the owner, the engineer, and the City of Tukwila. 7. All methods and materials shall meet City of Tukwila Development Guidelines and Design and Construction Standards, unless otherwise approved by the Public Works Director. 8, Contractor shall maintain a current set of record drawings on-site. 9. Contractor shall provide record drawings prior to project final approval. 10. Provide traffic control and street maintenance plan far Public Work's approval before implementation, 11.All surveying for public facilities shall be done under the direction of o Washington licensed land surveyor. Vertical datum shall be NAVD 1988. Horizontal datum shall be Washington State (grid) Coordinates. North Zone- using NAD 83/91 survey control and tied to any Iwo City of Tukwila Horizontal Control Monuments. For projects within a flood control zone, the Permittee shall provide conversion calculations to NGVD 1929. 12. Replace or relocate all signs damaged or removed due to construction. 13. Retain, replace or restore existing vegetation in rights-of-woy, easements, and Access Tracts. CONSTRUCTION I. All work performed shall be per approved plans and specifications only. The Permittee is required to maintain a set of approved plans. specifications, and associated permits on the job site. Work shall be performed in accordance with all federal, state, and local laws. Permittee shall apply for o Revision for any work not according to the approved pions. 2. Permittee/Contractor shall arrange a preconstructlon conference with the City's Inspectors) prior to beginning any work. 3. Work in Roadways a. Ali work in roodwoys shall meet TMC 11 and the following: b. Prior to any activity in City right-of-way. the Permittee shall provide the City a traffic control plan for review and approval. The traffic control plan shall include the location. address and description of traffic flow during the work and shall meet MUTCD requirements. c. At work requiring lane Closures must be by permit only. From the third Thursday In November to the following January 2nd. the Director does not allow lone closures in the Tukwila Urban Center. d. Fire, pedestrian, and vehicular access to buildings shall be maintained at all times, except when Permitlee hos permission from the building owner and the Director to close an access. e. All roadways shall be kept free of dirt and debris using street sweepers. Use of wafer trucks for cleaning roadways requires preapproval from the Director. f. Install steel plates over any french, at any lime work B stopped and the trench 6 left open. UTILITY NOTES 1. Alt french excavation operations shall meet or exceed all applicable shoring laws for trenches over 4.feet deep. All trench safety systems shall meet WISHA requirements. 2. Power. cable. Liber optics, and telephone lines shall be in a trench with a 5' minimum horizontal separation from other underground utilities. 3. Adjust all manholes. catch basins, and valves In public rights-of-way or easements after asphalt paving. STORM DRAINAGE NOTES I. All methods and materiels sholl meet City of Tukwila Development Guidelines and Design and Construction Standards. and the adopted King County Surface Water Design Manual, unless otherwise approved. 2. Mark all storm drain inlets with "Dump NO Waste" and either "Drains t0 Streams', "Drains to Wetlands", or "Drains to Groundwater", as applicable. 3. Driveway culverts shall be of sufficient length to provide a minimum 3:1 slope from the edge of the drivewoy to the bottom of the ditch. Culverts shall have beveled end sections that match the side slope. CONSTRUCTION NOTES AND DETAILS FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON GRADING AND EROSION CONTROL NOTES 1. The erosion prevention and sediment control (ESC) measures on rho approved plans are minimum requirements. 2. Before beginning any construction activities, establish the cleoring limits, install construction entrance. and install erosion prevention and sediment control measures. 3. Before any ground disturbance occurs, all downstream erosion prevention and sediment control measures (ESC) must be constructed and in operation. Install and maintain oil ESC measures according to the ESC plan, 4. ESC measures, including all perimeter centres, shall remain in place until final site constructionh completed and permanent stabilization is established. 5, From May 1 through September 30, provide temporary and permanent cover measures to protect disturbed areas that will remain unworked for seven days or more. 6. From October 1 through April 30, provide temporary and permanent cover measures to protect disturbed areas that will remain unworked for two days or more. In addition 10 cover measures, the Contractor shall: a. Protect stockpiles and steep cut and fill slopes if unworked for more than 12 hours. b. Stockpile, on 4te, enough cover materials to cover all disturbed areas, c, 8y October IL seed all areas that •Will remain unworked during the wet season (October 1 through April 30). Mulch all seeded areas. 7. Failure to maintain ESC measures in accordance with the approved maintenance schedule may result in the work being performed of the direction of The Director and assessed as a Oen against the properly where such facilities are located. 8. During the life of the project, the Permittee shall maintoin in good condition and promptly repair. restore, or replace all grade surfaces: walls, drains, dams, structures, vegetation, erosion and sediment control measures, and other protective devices in accordance with approved ptarn. 9. The Permittee shall monitor the downstream drainage features, and shall, with the Director's approval, remove all sediment deposition resulting from project-reloted work. 10. All work performed shall be per approved plans and specifications only. The Permlttee Is required to maintain a set of approved plans and specifications and associated permits on the job site. Work shall be performed inaccordance with all federal, stole, and local laws. 11. As the first order of business, the Permittee shall install erosion prevention and sediment control measures per the ESC and shall install the downstream temporory ESC measures before any site disturbance occurs. Beforethe temporary measures are removed, install and establish the upstream permanent ESC measures. 12. The Permittee shall at all times protect sensitive areas, their buffers, and adjacent private properties and public rights-of-way or easements from damage durleg grading operations. The Permittee shall restore, to the standards in effect at the time of the issuance of the permit. sensitive areas, their buffers, and public and private properties and improvements damaged by the Permittee's operations. 13. Permittee sholl arrange for and comply with the following: a. Notify the Public Works Department within 48 hours following installation of ESC measures. b. Obtain permission in writing from the Public Works Department prior to modifying the ESC plan. cMarrt in all roaddrainage systems. stOrm water drainage systems. control measures and other facilities as identified in the ESC plan, d. Repair any siltation or erosion damages to adjoining properties and drainage facilties. e. Inspect according to the approved ESC inspection schedule and mpke needed repairs immediotety, RIGID PIPE FLEXIBLE PIPE (DI, CONC.) MSDn36TBEC1UNId SECTION ANo PPE BED PEM MOOT 9-03.10 OM COMPACTION 6PECPEO ON R./W.4 209. NOTES: PAITJAFM TRNGNEZT' PO (CPEP, CMP, PVC) 4' NM ORIM5CM E%151s E,YA,uEVEBEr#ATER W MPACIED TIIIPOIESS ASPNALT CCr.CRETE PAYEAGIEMT . NMA cuss y' 4 DEP. FOR WATER LINES ow 1. IN PAVED AREAS ANO RIGHTS -OF -WAV, BACKFILL WITH 96" MINUS CRUSHED ROCK TOP COURSE, COMPACTED IN MAXIMUM 6' LIFTS, TO 90% MODIFIED PROCTOR PER ASTM D-1557. 2. 171 UNPAVED AREAS BACKFILL WITH NATIVE MATERIALS OR GRAVEL AND COMPACT IN MAXIMUM 12' LIFTS TO 9D% PER ASTM D.1557. 3. NATIVE BACKFILL MATERIAL AT UNPAVED AREAS SHALL NOT HAVE PARTICLE SIZE GREATER THAN 1' WITHIN 6' OF THE PIPE EXTERIOR. 4. COMPACT PIPET§' CRUSHED ROCK BEDDING T090% MODIFED PROCTOR PER ASTM 0.1557. 5. WRAP Fr17189 IN PLASTIC BEFORE USING CONTROLLED DENSITY FILL (ODE). MOT TO SCALE City of Tukwila TRENCH 06005(6 AND 0.506011 •P.YF61ENT RESTORATION BMEET. 0S -14B 08.03 UR REMO. 04.08 An00V5u BOB GIBERSON, CITY ENGINEER pOSc1ST BASE anNT nnn& NOTES: 1. HANDHOLDS IN RISER OR ADJUSTMENT SECTION SHALL HAVE 3' 818. CLEARANCE. STEPS IN CATCH BASIN SHALL HAVE 6' MIN. CLEARANCE. NO STEPS ARE REQUIRED WHEN'S" IS 4' OR LESS. REFER TO 05-100 AND DS -11 FOR STEPS AND LADDERS. 2. PRECAST BASES SHALL HAVE CUTOUTS OR KNOCKOUTS WITH A WALL THICKNESS OF 2' MIN. HOLE SIZE SHALL BE EQUAL TO PIPE OUTER DIAMETER PLUS CATCH BASIN WALL THICKNESS. MAXIMUM HOLE SIZE IS 38' FOR 48" CATCH BASIN, 42 FOR 54' CATCH BASIN, AND 48' FOR 60' CATCH BASIN. MINIMUM DISTANCE BETWEEN HOLES IS B'. 3. ALL BASE REINFORCING STEEL SHALL BE PLACED IN THE TOP HALF OF THE BASE, 1" MIN, CLEARANCE. 4. THE BOTTOM OF THE PRECAST CATCH BASIN MAY BE ROUNDED. 5. FRAME AND GRATE MAY BE INSTALLED WITH FLANGE DOWN OR CAST INTO RISER. 6, LOCATE STEPS AND LADDERS AWAY FROM OPENINGS AND CENTERED OVER THE MANHOLE. REFER TO 05-05 FOR VANED GRATE AND CATCH BASIN MARKINGS. .411. P3 SEALE City of Tukwila CATCH BASIN TYPE 2 (4rl8el86") BNEET: DS -02 (tlI1+Mw,.,: 06.03 1 tAST 04,08 APPROVAL- BOB GI8ERSON, CITY ENGINEER / Y -00/_5 - SECTION AA GRAY IRON LOCKING COVER NOTES: FRAME PLAN 21434. �r.u'oMwEossorssot ,"_ SECTION 843 GRAY IRON FRAME 1. FRAME TO BE GROUTED 2. COVER TO BE EJIW CATALOG NUMBER 3717CIPT, AND PRODUCT NUMBER 90807-2775A, WITH. THE SEAL OF TUKWILA, AND LEGENDS 1908, 2006, AND STORM. 3. FRAME TO BE EJIW CATALOG NUMBER 3705CPT, OR EQUAL. 4. INSTALL SO THAT BOLT HOLES ALIGN WITH CENTER OF LADDER. NBT,P4Nue City of Tukwila STORM MANHOLE 24" FRAME WRN COVER OS -09 08.03 505A0vaw: 03,08 APPBDVAT, B. GIBERSON .1010.11 6" RISER SECTION BAREACm CC. Wit w PRECAST BASE SECTION PRASIRaE.YrAT TOP OFT. BASE) 12. RISER SECTION IP Al NOTES: 1. MAXIMUM DEPTH FROM FINISHED GRADE TO 9110 INVERT SHALL BE 5-0'. 2. CATCH BASINS TO BE CONSTRUCTED 114 ACCORDANCE WITH ASTM C 478 (AASHTO M 1901) 6 ASTM C 680 UNLESS OTHERWISE SHOWN ON PLANS OR NOTED IN THE STANDARD SPECIFICATIONS. 3. REBAR WELDED WIRE FABRIC HAVING A MINIMUM AREA OF 0.12 SQUARE INCHES PER FOOT MAY BE USED. WELDED WIRE FABRIC SHALL COMPLY TO ASTM A 497 (AA8HT0 2211. DO NOT PLACE WIRE FABRIC IN THE KNOCKOUTS. 4. THE BOTTOM OF THE PRECAST BASE SECTION MAY BE ROUNDED. PRECAST BASES SHALL BE FURNISHED WITH CUTOUTS OR KNOCKOUTS. KNOCKOUTS SHALL HAVE A WALL THICKNESS OF 2' MINIMUM. 5. KNOCKOUTS MAY BE ON ALL 4 SIDES WITH MAXIMUM DIAMETER OF 20". KNOCKOUTS MAY BE EITHER ROUND OR '0' SHAPE. PIPE TO BE INSTALLED IN FACTORY SUPPLIED KNOCKOUTS. 6. KNOCKOUT OF CUTOUT HOLE SIZE SHALL BE EOUALTO PIPE OUTER DIAMETER PLUS CATCH BASIN WALL THICKNESS. 7. THE TAPER ON THE SIDES OF THE PRECAST BASE SECTION AND RISER SECTION SHALL NOT EXCEED Irl' PER FOOT. S. CATCH BASIN FRAME AND GRATE SHALL BE IN ACCORDANCE WITH STANDARD SPECIFICATIONS AND MEET THE STRENGTH REQUIREMENTS OF FEDERAL SPECIFICATION RR -F'6210. MATING SURFACES SHALL BE FINISHED TO ASSURE 008 -ROCKING FIT. 9. FRAME AND GRATE MAY BE INSTALLED WITH FLANGE DOWN OR CAST INTO RISER. 10. VANED GRATE, REFER TO 05-06. 11. REFER TO 05-06 FOR CATCH BASIN MARKINGS, NOT TO =ALB City of Tukwila CATCH BASIN TYPE 1 alder, O5-01 KAMM M: 088.03 1 APPROVAL B, SHELTON ?ECEIVED o4 t- c ,-z CM -- LU C s0 Lij = L.1! n • 2 No. Date 8Y Ckd. Aopr. Revision Designed _PS_ porn 14DY Checked Approved OKB Date 2/14/14 Scale: Horizontal N/A Vertical N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CIVIL ENGINEERING, LAND PLANNING, SURVEYING. ENVIRONMENTAL SERVICES For: WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA Titin CONSTRUCTION NOTES AND DETAILS WASHINGTON PLACE Job Number 16883 Sheet C7 a, 9 0 f de:-:\ 1 buuus\1 bnn3\prel CALL BEFORE YOU DIG 1-800-424-5555 No. Date By Ckd. App, 61ATERIAL LIST . COPPER BYPASS 00 2.REX, CRO. TO FI.00ua TO ROCKWELL 241 (REDUCE AT TAP). 02 . SMILE RSTRAP OVING CLAWS EQUAL TO ROVING 101 WITI1 IPS TAP. ROCKWELL 313. 3. STRMGHT GPM, COPPER TO DUTSIGE IP. THREAD EQUAL TO MUELLER W15A28 110 0 1-11 1-W OBENO UuEu ER..16540 to COPPER, TB EL CR.G COPPER - N SEND CRC. 5050-11530. L1 2 BM,EAD VALVES TO MUEL00Al LOCK Wi30. Q 1.00(0 0 MUOMTNPADLOCK WUNGB QP;- GOP EQUAL TER, -O.V. FLE TO 77.A SRRAGO6. pry Toric uOTSRsuPR1GDBY µ1 1. CI. ADPT. , XPELENGTN TORT. 1P I. CPLG. ADPi..FL EQUAL TO ROCKWELL alt. RATFAUAL UST - 0.6 ATP.. IO METER, AS SPECIFIED. S d 1-AOPT. R R P.E.IY LONG, 1. CPLD. AOPT., FL. EQUAL TO ROCKWELL FL EQUAL TD MUELL ER A.2370.6G.V. SATISFACTORY LOGKRD o VICEMust SE Gj S.0L PIPE � EACH ENO tENGTN TO FIT. ® nm.1,FwNDE. - FLEX N F? 2-01. FLAX P£• LEMOTN AS REQUIRED. 3 -TEE.... X FRP, TOP OP vENLT OVER NETTR ATOM. GENERAL NOTES, METERS PAS. SUPPLIED BY CRT. 2 VAELT SHALL BE PRECAST CONCRETE VAULT. 9. ALL PIPE BHTTRGS A'ANC LARGER SHALL BE CEMENT LINED; GLEE . PPM FROM MAW TO VAULT SHALL SE C. 9• NETER UISTAILATION, TEE LVRH VALVE ON EXISTING MIN REQUIRED. S. REFER TO SECTON1.91 ANON. A.ANNO AWAY SAFETY RATE NEOWIA 'NT • OVERLAP WITH DUCTILE IRON BY-PASS SPAIN 2.1821 PPDRAN TX. NUT D NOT VON.. City of Tukwila METER 3" TO 6. WS -04 11221.4.05 08.03 ) 00 6MAL. B. SHELTON NOt00: REFERS. 2. MECR 'MESE MSEOM. TO WEL RIE NAw22 o CLiOW nPaDIAroNNP.xM.M6.Huss, NDor,Er BT13Rr2FVAMER OL�MARoe PORTArmarEl. o8WMIEClmx Ano slw MlxvALVG CFER.xG, AYDbMALLHAVF 1d ABOVE OPACE LEVEL N TECBNTEN OFTHE PUNA. C9CWLOEPORi. GOMPRESVON TYPEApp PNALL NAVE A TWO PIECE PEAKING RANGE PITH SRFMWG THAt5LE AT THE OROUNO LRE OR STEM: SHALL HAVE A OELFOLINS CRT BONNET kTMFACMIT MUM N 9ERTGIR NODI0GAPPROmUATETY b OUNCES 38d0 On REOG- 801 SHALL BE SO6066048 AS TOONEA SOMhETE LUORKROATION OL STENS EACH TME TR6 HYDRANT IS OPERATED. THE UPPER STEM SHIT HAVEN BRASS SLEEVE ALL EL EN 6. :1M XESONNET AND PORT CAPSSALL REEKY RSTDELllxIA1BLUE &ET'T VGT. EAR., SMALL BE FNMESTCASE YEILgvbA T. PRIVATE N,ORANI9SHALL BE FAIRED WGTN TWO COATS OF EARNEST CASE YELLOW RI X34121. 8 WHERE NO OURS AND GUT7E-R15 rvSTALL[n, FRC HYDRANT SLAM 06 LOCATED CLOSE TWINE PROPERTY WIG ANO RsmE ME WONT OF WAY OR EASEMENT. INSTALL BOLLARD GUARD POST PER WS -12. NYCPNTB BETALIEO,RELOFATE005 OTIER.V4E WO.= UPON AS ARESULT OF A PROJECT SNA4 BE FREGKY PAINTED. MLNOT PECLO»ER ONNN TOANT PIKEO OBJECT. vmn THE EXCEPTION, HYDRANT GUARD PGB1b.PER TMe 14N49.w NAT TO SCALE City of Tukwila FIRE HYDRANT ASSEMBLY AND SETTING WS -10 REYNARFI: 08.03 04.08 APPROVE, BOB GIBERS00. CITY ENGINEER Revision Designed 1S_ O 0,8 MDY Checked /ppraved DNB Date 2/14/14 CONSTRUCTION NOTES AND DETAILS FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON Scale: Horizontal N/A Vertical N/A GROUND PAVEMENT OR GROUND -11=11=1I=11=11=11= .11- 1414142r I' li � 11-11 e x ' GALV. EYE BOLT WELD 24"GALV. CHAIN 2000 OUTLET DRAW PIPE, SIZE PER PIANS 59083 N�In• c• II Atiuf=gIT=/1LT%I1i%= 11 3/6ex? / INLET DRAIN PIPE, SIZE PER PLANS INSTALL TEE ON OUTLET PIPE 24 000NCRETE SEWER PIPE BIENIMO�g �� A. MIN. CONC. CIL.10 ELEVATION NOTES: 1, FOR USE AS SMALL CATCH BASIN OR DISTRIBUTION BOX, 2. FOR USE IN NON -TRAFFIC AREA ON PRIVATE PROPERTY. 3. SOLID CONCRETE COVER WHEN USED AS A DIST14180T1ON BOX. 4. COMPACT SUBGRADE TO 90% MODIFIED PROCTOR. 5. REFER TO 02.03 2 OF 2 FOR MATERIAL DIMENSION. NOT 'GAME City of Tukwila CATCH BASIN YARD DRAIN MEET OS -03 1 OF 2 ftEV111011 Al: 08.03 APPROV20 B. SHELTON i%GHAuVAIL� 4/Mac. Q G(r"NG ENG6 8- Z 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For. A A CAPPED CROSS 90' BEND THRUST BLOCKING SIZE PIPE 601E DIA A (8.9 UDE (R 9 48. 9 (ft 4' 4 2 1 1 6' 10 5 3 1 8' 18 10 5 2 10" 28 15 8 4 12' 14" 40 55 22 30 11 15 6 8 18" 71 38 20 10 18' 90 49 25 13 20' 111 SO 31 15 22" 135 73 37 19 24" 160 87 44 22 28" 218 118 60 30 30' 251 136 69 35 36' 381 195 100 50 42' 481 266 135 68 48' 641 347 177 89 TEE W/ PLUG TEE W/O PLUG NOTES 1. BEARING AREA Of CONCRETE THRUST-BLOM BASED ON 250 O O PSI PRESSURE AND SAFE SOIL OF MOOPPOUN REURDS PER SQUARE FOOT. . ADNST BEARING MEN FOR OMER RPE SEES. PRESSURES, AND SOIL CONDITIONS. 3. CONCRETE BLOOM] SHALL RECAST IMPALE ANO HAVE A PARANOIA AREA OF 141 SQUARE FOOT SEWING AOINST THE RING. A. CONTRACTORIINSTALL BLOCONI ADEQUATE TO WrtHSTANG FULL OSR PRESSURE AS WELL AS TO COWINU04LYYUNDER/81TAOPERATION PRESSURE UNDER/ 81 OF SEANCE. HEIGHT OP THRUST BLOCK MUST BE FOWL TO OR LESS THAN 1a T. DEPTH FROM THEOROUNE SURFACE TO THE BLOCK'S BASE. 8. USE 003'0BED OR AINMLT.GGATED SHEB, THREADED 0010 OOWE cL WS. 7. REFER TO GRAPIER T GP GCSE STAIRARDS. 45' BEND E 11.114' BEND 22-112' BEND NOT 70 SCALS City of Tukwila BLOCKING (HORIZONTAL) CONCRETE W0 -12A 10F2 05112.10X 21: 08.03 'wATML B. SHELTON KMan♦3RADe irop ELEVATION CAST IRON RING AND COVER - f=' - PADE SEWER 741111.71101:47' 1.11.7L•('4E Nm 70PGALE City of Tukwila WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA SANITARY SIDE SEWER CLEAN-OUT SHEET: 58-03 lummox 44, 08.03 Amoy. B. SHELTON TiNe2 CONSTRUCTION NOTES AND DETAILS WASHINGTON PLACE Job Number 16883 Sheet Dale/Time:3/6/ E i mot 9 CALL BEFORE YOU DIG 1-800-424-5555 No. Date By Ckd. App, Revision CONSTRUCTION NOTES AND DETAILS FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON o uAL a WETLNDS FLOWRA7ES PEAK TREATMENT FLOW RATE = .783 CFS OR 82 GPM PEAK BYPASS FLOW RATE = 4.28 CFS 0R 1,921 GPM SPECIFICATIONS INSTALL AT SURFACE 0.D. DIMENSIONS = 22' X 5' X 4.7' 707 OF CURB TO INVERT OUT = 4.04' SEDIMENT STORAGE CAPACITY = 1000 LBS OR 23.5 CF 5' 0' C/L 84- MANHOLE COVER /800541 CLAMBER TRANSFER PIPES INLET PIPE 17=22.0 (001) PERVIOUS PAVERS E11450561S LEFT END VIEW PRETREATMENT CHAMBER LEGEND ® 1' DRAIN CELL PEWTER INLET WATER TRANSFER SYSTEM WETLAND MEDIA : .,0,7- PUNT/ROO = MOTS RE RTETEN7/DN LAYER MANHOLE / ACCESS HATCH 6' MODULAR WETLAND SYSTEMS - LINEAR 2.0 Y " PA: DRAIN GOWN ONES 22'VAULT TYPE PLUG AND CAP UNUSED LINE CARTRIDGE l MEN FILTER OPTIONAL INTERNAL BYPASS PIPES OUTLET WATER 41 TRANSFER SYSTEM INLET WATER 7RANSFER SYSTEM 0,111/ 00/51 LINE 503514' PK PPE IWM ROW 41YRk4( OTPOLE CHAMBER SEPARATION BAFFLE .41 PLAN VIEW CHAMBER SEPARATION BAFFLE OUTLET PIPE INLET WATER OUTLET FLOW TRANSFER CONTROL ORIF CE SYSTEM RISER 4' 0' PRETREATMENT CHAMBER f4' 13' BIOFILTRATION CHAMBER 21' 0' 22' 0' -ACCESS HATCH I Q 11E=21.51 1_(OUT) I II } I-, 0'x-1 'FIC GRIN Deb/ INES 5' 0" N.G APO CV UAW LAE 6 SECTION RIGHT END VIEW DISCHARGE CHAMBER ELEVATION VIEW 810F/L7RATIONCHAMOER SURFACE AREA CALLS 5/DES = 2 13.5' L x 2.3'H= 31.055F 510E SURFACE AREA = 62.7 SF ENDS = 2 37' L x 2.3' H= 8.515F END SURFACE AREA = 1702 SF TOTAL WETLAND MEDIA SURFACE AREA -79.125F WE7UND MEDIA LOADING RATE 82 GPM / 7912 SF -1.040PAMSP PRETREATMENTF/L1ER SURFACE AREA CALLS SIDES = 2 0.50' L x 7.67' H = 0.84 5F SIDE SURFACE AREA = 1.68 5F ENDS = 2 0.25' L x 1.67' N = 042 5F END SURFACE AREA = 0.84 SF TOTAL PRETREATMENT SURFACE AREA 2.52 SF x 28 FILTERS -70.50SE PRETREATMENT FILTER LOADING RATE 82.00 GPM / 70.56 SF -1.I6GPA1/SF OPTIONAL INTERNAL BYPASS PIPES INSTALLATION NOTES: 1. INSTALL UNIT ON LEVEL BED OF GRAVEL OF AT LEAST 6' IN DEPTH. 2. CONCRETE 28 DAY COMPRESSIVE STRENGTH /9=5,000 P51. 3. REINFORCING: ASTM A-615 GRADE 60. 4. RATED FOR PARKWAY LOADING 300 PSF. 5. ALL WALLS ARE 6" THICK, &VFIE5 ARE 4' THICK, BOTTOM 7' OR 8' THICK, TOP 8.5' THICK 6. JOINT SEALANT: BUTYL RUBBER SS -S-00210 MODULAR WERAND SYSTEMS INC. P.O. BOX 869 OCEANSIDE, CA 92049 www.ModuloyWetIonds.com NAME DATE ZKENT 9/10/IC EDRE0 PROPRIE7ARY AND CONRDENTIAL INE INFORMATION CONTAINED IN 7H15 DRAWING 15 THE SOLE PROPERLY OF MODULAR WERAND SYSTEMS INC. ANY REPRODUCTION IN PART OR AS A WHOLE WITHOUT THE WRITTEN PERMISSION OF MODULAR WETLAND SYSTEMS INC. IS PROHIBITED. riTLE MWS LINEAR 2.0 VAULT TYPE caveats: SIZE A DWG. NO. MWS -L - V REV SCALE 1:40J UNITS = INCHES I SHEET 1 OF 1 0,0088 Drawn MDY Checked AS A 90048 DKB Dae 2/14/14. Scale: Horizontal N/A Vertical N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For WASHINGTON PLACE HOTEL/APARTMENTS 223 ANDOVER PARK EAST TUKWILA, WA 0/5 Idle CONSTRUCTION NOTES AND DETAILS WASHINGTON PLACE Job Number 16883 Sheet C9 o, 9 Dote/lime:3/6/201 FlIe:P:\ 16000s\16883\pre li mina ry\16 0 10 20 40 ...Cl\ „JI 1,1901 PRELIMINARY SITE LANDSCAPE PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON Inn 1 1 1 1 1 1 1 IT_ -± LANDSCAPE PLANT MATERIAL LEGEND SIZE SYMBOL BOTANICAL / COMMON NAMES CONDITION SPACING QUANTITY REMARKS SYMBOL • BOTANICAL / COMMON NAMES SIZE CONOHHON SPACING GANTRY REMARKS SYMBOL BOTANICAL / COMMON NAMES SIZE CONDITION SPACING QUANTITY REMARKS TREES: CALOCEDRUS DECURRENS / INCENSE CEDAR URIDDENDRON NUPIFERA / (PUP TREE (PAR(PARKING lDT TREE) (PARKING POPULUS TREMULA 'ERECTA' / SWEDISH ASPEN 6' - 7' KT. B & B 2' CAL 8 & B 1.5' CAL B & B AS SHOWN AS SHOWN AS SHOWN 6 21 8 STAKE & GUY ONE GROWING SEASON: NURSERY GROWN, UN -CUT LEADER STAKE & GUY ONE GROWING SEASON: NURSERY CROWN FOR STREET TREE USE. BRANCHED AT 6' STAKE & GUY ONE GROWING SEASON; NURSERY CROWN FOR STREET TREE USE, BRANCHED AT 6' ZELKOYA SERRATA 'GREEN VASE' / GREEN VASE ZEU<OVA (STREET TREE) SHRUBS: CALAMAGROS15 ACURNORP 'KARL FORESTER' / AKARL FORESTER FEATHER REED GRASS CORNUS 61010816088 'KELSE11' / DWARF 8EDTW70 DOGWOOD COTONEASCER HORIZONTALIS/ HAM0MEL15 9TERAIEDIA 'ARNOLD PROMISE' / ARNOLD PROMISE WITCH HAZEL ILEX OLABRA 'NORDIC' / COMPACT 180800 Y 2' CAL, B & B 1 G4LLON 2 GALLON 1 GALLON 18' - 21' 18' - 21' 25' 0.0. 2.5' O.C. 3' O.C. 24' O.C. AS SHOWN 2.5' O.C. 12 82 76 AS REQ'D 9 76 STAKE & GUY ONE GROWING SEASON; NURSERY GROWN FOR STREET TREE USE, BRANCHED AT 6'_ 6'I..-________ FULL FULL FULL MID BUSHY FULL AND BUSHY, MATCHED HEIGHT AND FORK FULL AND BUSHY, MATCHED HEIGHT AND FORM GROUNDCOVERS: EPINEOIUM GRA4DIFORUM 'WARE QUEEN' / WHITE QUEEN BISHOP'S HAT URIOPE SPICATA / CREEPING ULT PSEUDOLANUGINOSUS / WOOLLY THYME WALDSTEINIA FRAGARIODES / BARREN STRAWBERRY 4" P01 4' POT 4' PDT 4' POT 12' O.C. 12' 0.C. 16' O.C. 12' 0.C. AS 800'2 AS REO'D AS REO'D AS RE0'D i7 ____:1 I,., 1 THYMUS y,,. In` I S`..m• m,,% Y �� 0 n=ulrII:; solwiss;nnrr�;s# II;'liit parminuno dwrgi HOLD 12' FROM BORDERS, SHRUBS, AND TREES HOLD 12' FROM BORDERS, SHRUBS, AND TREES HOLD 16' FROM BORDERS, SHRUBS, AND TREES HOLD 12' FROM BORDERS, SHRUBS. AND TREES y 2_1(-/-X/5" WASHINGTON PLACE 40 - o 2 A4 _g 0 w a� 2 o� W 7,4 Z Li o 88 n:QNDNn w zNO � N �8W Y...�u gg STATE OF WASH NGTON REGISTE LANDSCAP ARTHUR 0. SEIGEL (VAUD 001,7 NTFHICATE NO. 705 GNATURE) EXPIRES: 12/15/14 3/5/2014 10:56 LANDSCAPE PLANTING NOTES AND MATERIALS SCOPE OF WOPo( FURNISH ALL MATERIALS, LABOR, EQUIPMENT AND RELATED ITEMS NECESSARY TO ACCOMPLISH TOPSOIL, TREATMENT AND PREPARATION OF SOIL, FINISH GRADING, PLACEMENT OF SPECIFIED PLANT MATERIALS, FERTILIZER, STAKING, MULCH, CLEAN-UP, DEBRIS REMOVAL, AND 90 -DAY MAINTENANCE. QUALIFICATIONS: LANDSCAPE CONTRACTOR TO BE SKILLED AND KNOWLEDGEABLE IN THE FIELD OF WORK AND HAVE A MINIMUM FOR FIVE (5) YEAR'S EXPERIENCE INSTALLING SIMILAR WORK. CONTRACTOR TO BE LICENSED TO PERFORM THE WORK SPECIFIED WITHIN THE PRESIDING JURISDICTION. JOB CONDITIONS: IT IS THE CONTRACTOR'S RESPONSIBILITY TO REVIEW THE SITE AND REPORT ANY DISCREPANCIES TO THE OWNER OR THE OWNER'S REPRESENTATIVES. ALL PLANT MATERIAL AND FINISH GRADES ARE SUBJECT TO APPROVAL BY THE OWNER. PROTECTION: SAVE AND PROTECT ALL EXISTING PLANTINGS SHOWN TO REMAIN. DO NOT PLANT UNTIL OTHER CONSTRUCTION OPERATIONS WHICH CONFLICT HAVE BEEN COMPLETED. IF AN IRRIGATION SYSTEM IS TO BE INSTALLED DO NOT PLANT UNTIL THE SYSTEM HAS BEEN INSTALLED, TESTED, AND APPROVED 8Y THE OWNER. HANDLE PLANTS WITH CARE - DO NOT DAMAGE OR BREAK ROOT SYSTEM, BARK, OR BRANCHES. REPAIR ANO/OR REPLACE ITEMS DAMAGED AS A RESULT OF WORK, OR WORK NOT IN COMPLIANCE WITH PLANS AND SPECIFICATIONS, AS DIRECTED BY OWNER AT NO ADDITIONAL COST TO THE OWNER. REPAIR OF EXISTING PLANTINGS: DURING THE COURSE OF WORK, REPAIR ALL EXISTING PLANTING AREAS BY PRUNING DEAD GROWTH, RE-ESTABLISHING FINISH GRADE AND RE -MULCHING TO SPECIFIED DEPTH. REPAIR OF IRRIGATION SYSTEM: DURING THE COURSE OF WORK, REPAIR ANY DAMAGE TO THE IRRIGATION SYSTEM TO MATCH CONDITIONS PRIOR TO THE DAMAGE. GUARANTEE: GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM DATE OF FINAL ACCEPTANCE OF THE JOB BY OWNER. 90 -DAY MAINTENANCE: CONTRACTOR TO PROVIDE OWNER WITH A SCOPE OF WORK AT TIME OF INITIAL PROJECT BID TO PROVIDE LANDSCAPE AND IRRIGATION MAINTENANCE FOR 90 DAYS FOLLOWING COMPLETION OF PROJECT (ACCEPTANCE) OF FACILITY BY OWNER. WORK TO INCLUDE MAINTENANCE AS DESCRIBED BELOW, IN PLANTING AND IRRIGATION MAINTENANCE. MATERIALS: PLANT MATERIALS: PLANT MATERIALS TO BE GRADE N0. 1, SIZED IN ACCORDANCE WITH (AAN) AMERICAN STANDARDS FOR NURSERY STOCK (ANSI 260.1-1996). PRUNE PLANTS RECEIVED FROM THE NURSERY ONLY UPON AUTHORIZATION BY THE LANDSCAPE ARCHITECT. "B & B" INDICATES BALLED AND BURLAPPED; "CONT." INDICATES CONTAINER; "BR" INDICATES BARE ROOT; "CAL" INDICATES CALIPER AT 6" ABOVE SOIL LINE; "GAL" INDICATES GALLON. A) SPECIFIEDPLANT CANOPY SIZE OR CALIPER IS THE MINIMUM ACCEPTABLE CONTAINER OR BALL SIZE ESTABLISHES MINIMUM PLANT CONDITION TO BE PROVIDED. B) QUALITY: PLANT MATERIAL TO COMPLY WITH STATE AND FEDERAL LAWS FOR DISEASE INSPECTION, PLANTS TO BE FULLY LNE, VIGOROUS, WELL FORMED, WITH WELL DEVELOPED FIBROUS ROOT SYSTEMS. ROOT BALLS OF PLANTS TO BE SOLID AND FIRMLY HELD TOGETHER, SECURELY CONTAINED AND PROTECTED FROM INJURY AND DESICCATION. DEFORMITIES OF STEM, DETERMINED BY LANDSCAPE ARCHITECT TO HAVE BEEN DAMAGED; HAVE EM BRANCHES,LACK ROOTS' SYMMETRY HAVE MULTIPLE LEADERS OR Y" CROTCHES LESS THAN 30 DEGREES IN TREES, OR DO NOT MEET SIZE OR ANSI STANDARDS WILL BE REJECTED. PLANT MATERIAL TO BE FROM A SINGLE NURSERY SOURCE FOR EACH SPECIFIED SPECIES/HYBRID. NURSERY SOURCES TO BE THOSE LOCATED IN THE SAME REGION AS THE .10B SITE. C) SUBSTITUTION: NO SUBSTITUTION OF PLANT MATERIAL, SPECIES OR VARIETY, WILL BE PERMITTED UNLESS WRITTEN EVIDENCE IS SUBMITTED TO THE OWNER FROM TWO QUALIFIED PLANT BROKERAGE OFFICES. SUBSTITUTIONS WHICH ARE PERMITTED TO BE IN WRITING FROM THE OWNER AND LANDSCAPE ARCHITECT. THE SPECIFIED SIZE, SPECIES AND NEAREST VARIETY, AS APPROVED, TO BE FURNISHED. SUBSTIMIONS MAY REQUIRE SUBMITTAL TO REVISED LANDSCAPE PLAN TO CITY FOR APPROVAL SOIL PREPARATION: TOPSOIL AMENDMENT, AND BACKFILL ARE GENERAL REQUIREMENTS FOR ALL LANDSCAPE AREAS, UNLESS NOTED OTHERWISE ON THE PLANS. SOIL AMENDMENTS AND FERTILIZER NOTED BELOW ARE TO BE USED FOR BID PRICE BASIS ONLY. SPECIFIC AMENDMENTS AND FERTILIZERS WILL BE MADE AFTER SOIL SAMPLES ARE LABORATORY TESTED BY THE CONTRACTOR. PROVIDE CHANGE ORDER FOR ADDITIONAL OR REDUCTION OF MATERIALS REQUIRED OR NOT REQUIRED BY THE SOILS REPORT. SOIL FERTILITY AND AGRICULTURAL SUITABIUTY ANALYSIS: AFTER ROUGH GRADING AND PRIOR TO SOIL PREPARATION, CONTRACTOR TO OBTAIN TWO REPRESENTATIVE SOIL SAMPLES, FROM LOCATIONS AS DIRECTED BY THE LANDSCAPE ARCHITECT. TO NORTHERN LIGHTS ANALYDCAL & CONSULTING INC. RAVENSDALE WA, TEL. 253-653-5770 OR, EOUIVALENT TESTING LABORATORY, FOR TEST #A05-2. SUBMIT RESULTS TO LANDSCAPE ARCHITECT FOR REVIEW. TESTS TO INCLUDE FERTILITY AND SUITABILITY ANALYSIS WITH WRITTEN RECOMMENDATIONS FOR SOIL AMENDMENT, FERTILIZER, CONDITIONERS, APPUCATION RATES, AND POST -CONSTRUCTION MAINTENANCE PROGRAM. TESTS TO BE CONTRACTED WITH AND PAID FOR BY THE CONTRACTOR. A) TOPSOIL: CONTRACTOR IS RESPONSIBLE FOR SUPPLYING ALL TOPSOIL AND FOR DETERMINING THE VOLUME OF TOPSOIL REQUIRED PER THE INFORMATION ON PLANS AND NOTED HERE -IN. CONTRACTOR IS RESPONSIBLE FOR ANY NECESSARY WEED CONTROL RESULITNG FROM CONTAMINATED OFF SITE SOURCES. B) TOPSOIL TO CONSIST OF WINTER MIX AS PRODUCED AND REMIXED BY PACIFIC TOPSOILS, INC. WINTER MIX TO CONSIST OF 1/3 BY VOLUME SANDY LOAM, 1/3 BY VOLUME COMPOSTED GARDEN MULCH, AND 1/3 BY VOLUME COARSE WASHED SAND OR EQUIVALENT. AT MINIMUM, TOPSOIL PRODUCTS BROUGHT ON SITE TO CONTAIN AMENDMENTS AS LISTED IN "C". C) TOPSOIL TO INCLUDE THE FOLLOWING AMENDMENTS AS NECESSARY: THE FOLLOWING AMOUNT PER 1,000 SQUARE FEET: 1. 6 -CUBIC YARDS ORGANIC COMPOST. COMPOST TO BE FREE OR NON-FARM ANIMAL SOURCES, NOR TO BE FROM SOURCES CONTAINING REDWOOD OF CEDAR PRODUCTS. 2. 30 -POUNDS NITROFORM (38-0-0) 3. 5 -POUNDS AMMONIUM SULFATE 4. 40 -POUNDS CALCIUM CARBONATE LIMESTONE 5. 40 -POUNDS DOLOMITE LIMESTONE 6. 5-OUNES BORON (AS BORA%) ALL AMENDMENTS TO BE THOROUGHLY MIXED PRIOR TO INCORPORATION INTO TOPSOIL 0) PLANTING BACKFILL FOR ALL TREES, SHRUBS, AND GROUNDCOVERS: 1. 0.6 -CUBIC YARDS PER VOLUME TOPSOIL 2. 94 -CUBIC YARDS ORGANIC COMPOST. 3. 3 -POUNDS NITROFORM (38-0-0) 4. 1 -POUNDS AMMONIUM SULFATE 5. 2 -POUNDS CALCIUM CARBONATE LIMESTONE 6. 2 -POUNDS DOLOMITE LIMESTONE F) TOPSOIL PREPARATION AND INSTALLATION: 1. VERIFY SUBGRADES TO -7 INCHES IN LANDSCAPE AREAS -18/24 INCHES IN PARKING LOT ISLANDS BELOW FINISH ELEVATION. OR AS INDICATED ON PLANS. THIS ACCOMMODATES, TOPSOIL, AMENDMENTS, AND MULCH. 2. ERADICATE ANY SURFACE VEGETATION ROOTED IN THE SUB -GRADE PRIOR TO SUB -GRADE PREPARATION. 3. THOROUGHLY SCARIFY AND RIP ALL LANDSCAPE SUB -GRADES WHICH HAVE BECOME COMPACTED TO A DEPTH OF 12 INCHES WITH MULTIPLE PASSES, 90 DEGREES TO EACH OTHER. SCARIFY AREAS INACCESSIBLE TO MECHANIZED EQUIPMENT AND AROUND EXISTING PLANTINGS NOTED TO REMAIN WITH HAND TOOLS. 4. REMOVE SOIL LUMPS, ROCK, VEGETATION AND/OR DEBRIS LARGER THAN 2 INCHES FROM ALL SUB -GRADE PRIOR TO PLACEMENT OF SPECIFIED TOPSOIL. 5. REMOVE ANY ASPHALT EXTENDING BEYOND 6 INCHES FROM CURBS INTO ADJACENT LANDSCAPE AREAS. 6. PARKING LOT PLANTER ISLANDS TO BE OVER EXCAVATED BY BACKHOE. REMOVE PAVING WASTE, GRAVEL BASE MATERIAL AND UNDERLYING SUBSOIL TO 18 INCHES BELOW TOP OF PAVING. SCARIFY AND OVER EXCAVATE PLANT PIT BOTTOM 12 INCHES TO MINIMIZE STRUCTURAL COMPACTION. PRELIMINARY LANDSCAPE NOTES AND DETAILS FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON 0) TOPSOIL PLACEMENT: 1. PROVIDE A TOTAL FINISH COURSE OF 4 INCHES OF TOPSOIL FOR LANDSCAPE AREAS AND 18 TO 24 INCHES IN PARKING LOT ISLANDS. 2. IN ALL LANDSCAPE AREAS, PLACE 2 INCHES (6 INCHES IN PARKING LOT ISLANDS) OF TOPSOIL MIX WITH AMENDMENTS OVER THE PREPARED SUB -GRADE AND THOROUGHLY ROTOTILL WITH MULTIPLE PASSES INTO THE TOP 6 INCHES OF SUB -GRADE FOR A TOTAL DEPTH OF 8 INCHES IN LANDSCAPE AREAS (12 INCHES IN PARKING LOT ISLANDS). PLACE AN ADDITIONAL 2 INCH UFT OF TOPSOIL IN ALL LANDSCAPE AREAS AND MINIMUM 12 INCH UFT IN ALL PARKING LOT ISLANDS, FOR THE FINAL TOPSOIL DEPTH OF 4 INCHES IN LANDSCAPE AREAS AND 18/24 INCHES IN PARKING LOT ISLANDS. 3. PLACE ADDITIONAL TOPSOIL AND SOIL MIX AS REQUIRED TO MEET FINISH ELEVATIONS. BARK MULCH (TOPDRESSING): ONE -HALF-INCH (1/2") SIZE, TO ONE-QUARTER (1/4"), I.E., "FINE," HEMLOCK/FIR BARK. STAKES: 2 -INCH DIAMETER BY 8 -FOOT MINIMUM LODGEPOLE PINE STAKES. GUY MATERIAL: 1 -INCH WIDE POLYETHYLENE CHAIN LOCK TYPE TIES; OR, 3/8" DIAMETER RUBBER. NO WIRE. LAWN: COMMERCIAL SEED AS NOTED ON PLAN. HERBICIDE: HERBICIDE IS NOT RECOMMENDED FOR THE FIRST YEAR AFTER INSTALLATION. ANTI -DESICCANT: "WILT -PROOF," 48 HOURS PRIOR TO SHIPMENT TO SITE FROM JUNE 1 THROUGH SEPTEMBER. THOROUGHLY ROOT WATER PLANTS PRIOR TO DEUVERY. PLANT MATERIAL DELIVERED TO SITE TO BE KEPT CONTINUALLY MOIST THROUGH INSTALLATION. EXECUTION: FINISH GRADES: FINE GRADE AND REMOVE ROCKS AND FOREIGN OBJECTS OVER 2 INCHES DIAMETER FROM TOP SURFACE OF PREPARED LANDSCAPE AREAS. FINISH ELEVATIONS TO BE DEFINED AS 3 INCHES BELOW CURBS. WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL PLANTING BED AREAS AND 1 -INCH BELOW CURBS, WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL LAWN AREAS. FINISH GRADE REFER TO GRADES PRIOR TO INSTALLATION OF MULCH OR LAWN. ALL FINISH GRADES TO BE SMOOTH EVEN GRADES, LIGHTLY COMPACTED, AS SHOWN ON THE PLAN AWAY FROM BUILDINGS AND DETAILED. PROVIDE POSITIVE DRAINAGE RO DINGS AND STRUCTURES. SITE CIVIL L DRAWINGS IDENTIFY FINAL ELEVATIONS. TREES AND SHRUBS: ARRANGE TREES AND SHRUBS ON SITE IN PROPOSED LOCATIONS PER DRAWINGS. EXCAVATE PIT, PLANT AND STAKE OR GUY, A5 CALLED OUT AND DETAILED. ALL TREES, SHRUBS, AND SUPPORTS TO STAND VERTICAL. BACKFILL SHALL BE PIT SPOILS. SETTLE BACKFILL USING WATER ONLY. NO MECHANICAL COMPACTION. GROUNDCOVERS: EXCAVATE PITS TO A MINIMUM OF 3 INCHES BELOW, AND TWICE THE ROOT BALL DIAMETER. WATER THOROUGHLY AND TAKE CARE TO ENSURE THAT ROOT CROWN IS AT PROPER GRADE, AS DETAILED. MULCH: MULCH ALL LANDSCAPE AREAS NOT COVERED BY LAWN AND/OR SEED. APPLY SUFFICIENT QUANTITY TO PROVIDE A 2 -INCH DEPTH. UTILITY CLEARANCES: FIELD ADJUST PLANT LOCATIONS FOR 8 -FOOT SEPARATION OF TREES/SHRUBS AND 2 -FOOT SEPARATION FOR GROUNDCOVER FROM FIRE HYDRANTS AND UTILITY VAULTS. PLANTING MAINTENANCE: CONTRACTOR TO MAINTAIN PLANTINGS THROUGH COMPLETED INSTALLATION, AND UNTIL ACCEPTANCE OF LANDSCAPE INSTALLATION. PLANTING MAINTENANCE TO INCLUDE WATERING, WEEDING, CULTIVATING, TIGHTENING AND REPAIRING OF TREE GUYS, RESETTING PLANTS TO PROPER GRADES OR POSITION, RE-ESTABLISHING SETTLED GRADES; AND MOWING LAWNS WEEKLY AFTER LAWN ESTABLISHMENT. HERBICIDE IS NOT RECOMMENDED FOR ONE YEAR FOLLOWING LANDSCAPE INSTALLATION. INCLUDED IS REPLACEMENT OF DEAD PLANTS AND PLANTS SHOWING LOSS OF 40 PERCENT OR MORE OF CANOPY. IRRIGATION MAINTENANCE: THE IRRIGATION SYSTEM TO BE MAINTAINED INCLUDING ADJUSTMENTS FOR BALANCED WATER DISTRIBUTION AND PRECIPITATION. FAILED OR MALFUNCTIONING IRRIGATION EQUIPMENT SHALL 8E REPLACED AND/OR CORRECTED. PLANTING AND IRRIGATION MAINTENANCE TO INCLUDE THOSE OPERATIONS NECESSARY TO THE PROPER GROWTH AND SURVIVAL OF ALL PLANT MATERIALS. CONTRACTOR TO PROVIDE THIS WORK IN ADDITION TO SPECIFIC WARRANTY/GUARANTEES. PLANT SELECTION REQUIREMENTS; 1. PLANTS SHALL MEET THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK AND SHALL BE HEALTHY, VIGOROUS AND WELL -FORMED, WITH WELL-DEVELOPED, FIBROUS ROOT SYSTEMS, FREE FROM DEAD BRANCHES OR ROOTS. PLANTS SHALL 8E FREE FROM DAMAGE CAUSED BY TEMPERATURE EXTREMES, LACK OF OR EXCESS MOISTURE, INSECTS, DISEASE, AND MECHANICAL INJURY. PLANTS IN LEAF SHALL BE WELL FOLIATED AND OF GOOD COLOR. PLANTS SHALL BE HABITUATED TO OUTDOOR ENVIRONMENTAL CONDITIONS (HARDENED -OFF). 2. ALL LANDSCAPE AREAS SHALL BE PLANTED WITH A PLANT DENSITY TO ACHIEVE 905 COVER WITHIN 3 YEARS. 3. IRRIGATION: ALL LANDSCAPE AREAS SHALL BE SERVED BY AN AUTOMATIC IRRIGATION SYSTEM. WATER CONSERVATION FEATURES SUCH AS MOISTURE SENSORS WITH AUTOMATIC RAIN SHUT-OFF DEVICES, AUTOMATIC TIMERS, PRESSURE REGULATING DEVICES, BACKFLOW PREVENTION DEVICES. SEPARATE IRRIGATION ZONES FOR GRASS AND PLANTING BEDS, AND SPRINKLER HEADS MATCHED TO SITE AND PLANT CONDITIONS SHALL 8E INSTALLED. IRRIGATION WATER SHALL BE APPLIED WITH GOALS OF AVOIDING RUNOFF AND OVERSPRAY ONTO ADJACENT PROPERTY, NO -IRRIGATED AREAS AND IMPERVIOUS SURFACES, AN IRRIGATION PLAN SHALL BE INCLUDED AS PART OF A FUTURE BUILDING PERMIT. 4. INSTALLATION OF THE LANDSCAPING AND SCREENING SHALL BE COMPLETED AND A LANDSCAPE DECLARATION SUBMITTED BY THE OWNER OF OWNER'S AGENT PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY TO THE NEXT PLANTING SEASON IF APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR AND STATED ON THE BUILDING PERMIT. A PERFORMANCE ASSURANCE DEVICE EQUAL TO 1505 OF THE COST OF THE LABOR AND MATERIALS MUST BE PROVIDED TO THE CITY BEFORE THE DEFERRAL IS APPROVED. THE PROPERTY OWNER SHALL KEEP ALL PLANTING AREAS FREE OF WEEDS AND TRASH AND REPLACE ANY UNHEALTHY OR DEAD PLANT MATERIALS FOR THE LIFE OF THE PROJECT IN CONFORMANCE WITH THE INTENT OF THE APPROVED LANDSCAPE PLAN AND TMC 8.28.180. PLANTING NOTES: 1. SITE PREPARATION AND PLANTING OF VEGETATION SHALL BE IN ACCORDANCE WITH BEST MANAGEMENT PRACTICES FOR ENSURING THE VEGETATION'S LONG-TERM HEALTH AND SURVIVAL AND 51 -ALL INCLUDE INCORPORATION AND TILLING IN OF ORGANIC MATERIAL TO A DEPTH OF 18 INCHES AND MULCHING. 2. ROOT BALLS OF POTTED 440 BALLED AND BURLAPPED (B&B) PLANTS MUST BE LOOSENED AND PRUNED AS NECESSARY TO ENSURE THERE ARE NO ENCIRCLING ROOTS PRIOR TO PLANTING. AT LEAST THE TOP HALF OF BURLAP AND ANY WIRE STRAPS ARE TO BE REMOVED FROM B&0 PLANTS PRIOR TO PLANTING. THE PLANT SHOULD BE COMPLETELY VERTICAL. THE TOP OF THE ROOT FLARE, WHERE THE ROOTS AND THE TRUNK BEGINS, SHOULD BE ABOUT ONE INCH FROM THE SURROUNDING SOIL. INSPECTIONS: 1. AFTER APPROVAL BY THE CITY'S BOARD OF ARCHITECTURAL REVIEW, NO CHANGES ARE ALLOWED WITHOUT PRIOR APPROVAL OF THE PLANNING DEPARTMENT, THESE INCLUDE NO CHANGES TO THE LANDSCAPING (80TH DESIGN AND PLANT SPECIES). IF YOU WISH TO MAKE ANY CHANGES YOU MUSH SUBMIT A WRITTEN REQUEST ALONG WITH A JUSTIFICATION FOR THE REQUESTED CHANGE AND AN EXPLANATION AS TO WHY THE ISSUE WAS NOT ADDRESSED AS PART OF THE DESIGN REVIEW PROCESS. 2. A SOILS INSPECTION IS REQUIRED AFTER AMENDING THE SOIL, BUT BEFORE ANY PLANTS. 3. PRIOR TO REQUESTING A LANDSCAPING INSPECTION PLEASE PROVIDE A LANDSCAPING AFFIDAVIT FROM THE LANDSCAPE ARCHITECT, STATING THAT THE LANDSCAPING WAS INSTALLED PER APPROVED PLANS. LANDSCAPE INSPECTION CAN OCCUR ANY TIME AFTER THE PLANTS ARE PLANTED. YOU DO NOT NEED TO WAIT UNTIL THE ENO OF THE PROJECT TO SCHEDULE THE LANDSCAPING INSPECTION. AS PART OF THE LANDSCAPING INSPECTION YOU WILL NEED TO VERIFY THAT THE IRRIGATION SYSTEM IS WORKING PROPERLY. 4. FINAL INSPECTION REQUIRES A SIGNED LANDSCAPE DECLARATION. DO NOT DAMAGE LEADER DURING INSTALLATION (2) LODGEPOLE STAKES; TIE AT APPROX. 1/3 TO 1/2 HEIGHT OF TREE WITH FLEXIBLE RUBBER TIE IN FIGURE EIGHT PATTERN. STAKES AND TREE TO BE PLUMB 3" DEEP SAUCER FOR WATER 2" DEEP MULCH LAYER REMOVE ALL TIES, WRAP & CONTAINERS. FREE PERIMETER ROOTS FROM NURSERY BALL EXCAVATE TREE PIT AT A MIN. OF 2 TIMES DIA. OF ROOTBALL AT BALL CENTER. TAPERING PIT GRADE TO FINISH GRADE PIT SPOILS, NURSERY BALL WASTE BACKFILL SET BALL ON UNDISTURBED SUBGRADE, OR COMPACTED SOIL. NOTE: UGHT FERTILIZER OVER PLANTING BED AFTER BACKFII ONLY; NO FERTILIZER IN PLANTING PTT. WORK PERIMETER ROOTS FREE OF NURSERY BALL. BALL & PIT TO BE COURSELY SCARIFIED. EVERGREEN TREE PLANTING/STAKING DETAIL NOT TO SCALE PRUNE DAMAGED TWIGS AFTER PLANTING PLACE IN VERT. POSITION: DOUBLE LEADERS WILL BE REJECTED NOTE: KEEP ROOTBALL MOIST AND PROTECTED AT ALL TIMES. HOLD CROWN OF ROOTBALL AT OR JUST ABOVE FINISH GRADE. PROTECT TRUNK AND LIMBS FROM INJURY. BACKFILL TO BE SETTLED USING WATER ONLY - NO MECHANICAL COMPACTION. REMOVE VE ALL WRAP, TIES & CONTAINERS, REGARDLESS L' (2)YGUYS TIEDE STAKES, WITH ELASTIC CHAIN -LOCK TYPE GUYS SO ,N STAKESSE D TREE REMOVE AFTER ONE GROWING SEASON, AND TO BE PLUMB PROTECTIVE WRAPPING DURING SHIPMENT TO SITE AND INSTALLATION REMOVE AT COMPLETION OF PLANTING HOLD MULCH LAYER BACK FROM TRUNK 8" TO 10" FINISH GRADE PREPARE PLANTING BED PER SPEC'S; Al MIN., LOSSEN AND MIX SOIL TO 18" OR DEPTH OF ROOTBALL AND 2 TIMES BALL DIAMETER REMOVE SCORE Rio -i -n, W,-" 1-4 , AWAY FROM PERI EVER ROOTS SET BALL ON UNDISTURBED BASE OR COMPACTED MOUND UNDER BALL PENETRATION TO SUBBASE 24" MINIMUM - - DECIDUOUS TREE PLANTING/STAKING DETAIL NOT TO SCALE 2" MULCH LAYER FEATHER EXCESS SOIL UNDER MULCH 1" MULCH AT CROWN 1/2" ABOVE GRAOE 1" ABOVE GRADE NOTE: REMOVE CONTAINER AND WORK ROOTS FREE OF SOIL. BACKFILL TO BE SETTLED USING WATER ONLY. SEE PLANT LIST FOR PLANT SPACING. LENT THAN 1 OALLOFI C.ONEAWBI 1 OALLON CONEAP6i vM LAROFA ( PLANT® FOIE MULCH 1 ( PLANTED BEEBE MULCH ) GROUNDCOVER PLANTING DETAIL NOT TO SCALE HOLD PLANTS FROM EDGE OF PLANTER AS NOTED ON PLANT LIST. BED LINE EDGE CURB/WALK PLANT MATERIAL SPACING DETAIL SPACING AS CALLED OUT ON PLAN/PLANT UST HOLD PLANTS FROM EDGE OF PLANTER AS NOTED ON PLANT LIST NOTE: THIS SPACING APPLIES TO GROUNDCOVER AND FORMAL SHRUB ROW PLACEMENT. NOT TO SCALE 2" MULCH LAYER PLANT SEE SCHEDULE FINISH GRADE 3" BELOW TOP OF PLANTER PREPARED PLANTER SOIL MIX COMMERCIAL GRADE FILTER FABRIC PAVING PLANTER SEE ARCHITECTURAL PLANS PROVIDE FILTER FABRIC OVER DRAIN HOLES 4" LAYER WASHED PEA GRAVEL R S005i15055Zs; PLANTER PLANTING DETAIL NOT TO SCALE OVER ALL TOPSOIL DEPTH OF 3 FEET BERM HEIGHT 6" MIN. SOIL LINE: 3" IN MULCH, 1" IN LAWN SUBGRADE REMOVE EXCESS GRAVEL AND PAVING ir phym 12" MAX. LIP TOPSOIL SETTLED (COMPACTED CONDITION) CURB 1-1/2" DRAIN AT LOW POINTS & 10' SPACING MAXIMUM COARSE TRANSITION FROM TOPSOIL TO SUBSOIL NOTE: OVER EXCAVATE PARKING LOT PLANTERS TO LOOSEN COMPACTED SUBBASE GRADING • PARKING LOT PLANTERS DETAIL --- PAVING (SEE CIVIL PLANS) NOT 70 SCALE MULCH AT CURB DETAIL 2" MULCH LAYER 1" MAX. TOP OF CURB TO TOP OF MULCH CURB NOT TO SCALE WASHINGTON PLACE 8 2 co U w z EW�3 4 CL Z Q Q IwCIP r z 3 2 c N _ � z 5- 0 W Z C UJ 00403 g ib STATE OF WASH NGTON REGISTERED.' LANDSCAPE AFEOEJ1. ARTHUR I. L CERTIFICATE N0. 706 (VA1.10 ONLY WITH SIONA1ORE) EXPIRES: 12/15/14 3/5/2014 10:56 AM Scole:1 E A N N5 J 1'-20'-O' 0 10 20 40 HA 1 ECE1VED t42 ft072W • COMMUNI 1 1 DEVELOPM T PRELIMINARY SITE LANDSCAPE PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON • 17 UMUU51l aaa w caaaaa,i LANDSCAPE PLANT MATERIAL LEGEND SIZE CONIXT ON SYMBOL BOTANIOAL / COMMON NAMES SPACING 0UANRf1 REMARKS SYMBOL BOTANICAL / COMMON NAMES SIZE CONDITION SPACING QIANIIIY HEIMRKS rt+. :/' ' 4, TREES: 2' CAL 8 & 8 1 CANON 2 GALLON 1 GALLON 18' - 21' 18' - 21' 25' 0.C. 25 oz. 3' O.C. 24' O.C. AS SHOWN 2.5' 0.0 12 62 76 AS RE07U 9 76 STAKE & GUY ONE 060560 P06SEASON; LT SERYTREE CROWN FOR SUEDE TREE USE, BRANCHED AT 6' FULL HILL FULL AND BUSHY FULL AND BUSHY, MATCHED HEIGHT AHO FORM FULL AND BUSHY, 667060 HEIGHTMD FORMCOMPACT Yf{>�;`t' .,.. 06105 DROS DECURRFNS / 6' - 7' HT. AS SHOWN 6 STAKE R GUY ONE GROWING INCENSE CEDAR 6 & B SEASON; NURSERY GROWN. UN -CUT LEADER 7Jt ERIOOENDRON TUUPIFERA / 2 CAL AS SHOWN 21 STAKE & GOY ONE GROWING TULP TREE 8 R 8 SEASON: NURSERY GROWN (PAWING IAT IAEA FOR STREET TREE USE BRANCHED AT 6' POPIA3IS TREIKW4 'ERECTA' / 15' CAL AS SHOWN 8 STAKE & GUY ONE GROWING SWEDISH ASPEN B & 9 SFASOF1 NURSERY GROWN FOR STREET TREE USE BRANCHED AT 6' SYMBOL BOTANICAL / COMMON NAMES SIZE CONDITION SPACING QIANIIIY HEIMRKS rt+. :/' ' 4, ZEi1 'GREEN VASE' / G6R00EEN VASE 2F1I(OVA (STREET SHRUBS CVAWCRO0IS ACR6 5757614lORA'KARL FORESTER' / KART. 11'0465106 6® GRASS DWARF RFDIMIC 00011000 / COT pH HORIZONTALS / S� HA/MEMARNOLDINIFTOE 41 'CHNOAZ PROMISE' / RNDID PROIBSE BITCH HAZEL 400X GLOM 'NORDIC / 4KBERR' 2' CAL 8 & 8 1 CANON 2 GALLON 1 GALLON 18' - 21' 18' - 21' 25' 0.C. 25 oz. 3' O.C. 24' O.C. AS SHOWN 2.5' 0.0 12 62 76 AS RE07U 9 76 STAKE & GUY ONE 060560 P06SEASON; LT SERYTREE CROWN FOR SUEDE TREE USE, BRANCHED AT 6' FULL HILL FULL AND BUSHY FULL AND BUSHY, MATCHED HEIGHT AHO FORM FULL AND BUSHY, 667060 HEIGHTMD FORMCOMPACT Yf{>�;`t' .,.. �� ® SYMBOL BOTANICAL / COMMON NAMES SIZE CONDITION SPACING QUANTITY REMARKS HOLD 12' FROM 80ROERS, SHRUBS, AND TREES HOLD 12' FROM BORDERS, SHRUBS, AND TREES NOLO 16' FROM 5080 S, SHRUBS, NO TREES HOLD 12 FROM 8060ERS. SHRUBS, MD TRIMS 2.-/q-00/ WASHINGTON PLACE U w gW3 Zig 0< iwar coz 3=a w W 11 z 82 I I N U N STATE OF WASH NGTON REGISTERED LANDSCAPE ARCHITECT ARTHUR Y. SEM. CERTIFICATE N0. 706 (001.0 ONLY YAM SIGNATURE) EXPIRES 12/15/14 \pre6minary\161363-Ldwg Uate/Arne:3/5/2614 16:56 AM SaoIe:1 - 1 CROUNDCOVERS: ENEMY GRMOIFORUM 'WHITE QUEEN' / WHITE QUEEN 8010P'S IAT MOPE SPICATAY / CREEPNG UL EUDOEANUCINOSUS / THYMUSWOOLLY WAIDSTFNM FPACARIODES / flARIL7U STRAWBERRf 4' PDT 4' POT 4' PDT 4' POT 12' 0.C. 12' O.C. 16' O.C. 12' 0.C. A5 RE0 0 A5 REVD A5 RECD AS REM) %/f.., __-_.-_ _ In' I I*F I HOLD 12' FROM 80ROERS, SHRUBS, AND TREES HOLD 12' FROM BORDERS, SHRUBS, AND TREES NOLO 16' FROM 5080 S, SHRUBS, NO TREES HOLD 12 FROM 8060ERS. SHRUBS, MD TRIMS 2.-/q-00/ WASHINGTON PLACE U w gW3 Zig 0< iwar coz 3=a w W 11 z 82 I I N U N STATE OF WASH NGTON REGISTERED LANDSCAPE ARCHITECT ARTHUR Y. SEM. CERTIFICATE N0. 706 (001.0 ONLY YAM SIGNATURE) EXPIRES 12/15/14 \pre6minary\161363-Ldwg Uate/Arne:3/5/2614 16:56 AM SaoIe:1 - 1 WASHINGTON PLACE 223 ANDOVER PARK E APN: 0223100090 Associated files: PL14-0008 E14-0003 SEPA 114-0015 DES REV 114-0055 DES REV MINOR MOD This file: L14-0016 DEV AGRMT 15-195 Council Approval N/A Building Permit and Impact Fee Deferral Agreement By and Between City of Tukwila and Washington Towers, LP This Building Permit and Impact Fee Deferral Agreement (the "Agreement") is entered into by and between the City of Tukwila, Washington (the "City"), a non -charter, optional code city organized under the laws of the State of Washington, and Washington Towers, LP, a limited partnership organized under the laws of the State of Washington ("Developer"). I. RECITALS WHEREAS, on October 19, 2015, the Tukwila City Council adopted City Council Resolution No. 1867 and City Council Ordinances Nos. 2484, 2485, and 2486 providing for the deferral of building permit and impact fees for developments within a certain area of the City; and WHEREAS, on May 19, 2015, the Developer submitted a complete building permit application, D15- 0111, to the City's Department of Community Development; and WHEREAS, as planned in D15-0111, the Developer proposes to construct a multi -story, mixed use building with over 100 residential units (the "Project") at 223 Andover Park East in the Transit Oriented Development area of the City's Southcenter District; and WHEREAS, per Tukwila Municipal Code Chapter 16.04 and City Council Resolution No. 1867, the Developer is required to pay the City a building permit fee in the amount of $372,532.75 at time of issuance of the building permit; and WHEREAS, per Tukwila Municipal Code Chapters 9.48, 16.26, and 16.28 the Developer is required to pay the City transportation, fire and park impact fees in the amount of $693.775.80 at the time of issuance of the building permit; and WHEREAS, the Project meets the criteria for building permit fee deferral outlined in City Council Resolution No. 1867, section 5, subsection C; and WHEREAS, the Project meets the criteria for impact fee deferral outlined in City Council Ordinances Nos. 2484, 2485, and 2486; and WHEREAS, Developer and City desire to enter into an agreement to allow deferral of building permit and impact fees; and NOW THEREFORE, in consideration of the mutual promises and benefits set forth herein, the Parties hereby agree as follows: II. AGREEMENT A. Building Permit Fee Deferral 1 c 01)-0-18 1. Subject to the terms and conditions herein, the City agrees to defer Developer's obligation to pay the building permit fee in the amount of $372,532.75 as provided herein. 2. City shall not charge Developer a prepayment penalty for early payment of all or any portion of the deferred building permit fee. 3. Developer shall pay the deferred building permit fee, plus accrued interest, to the City within twenty-four (24) months of issuance of the building permit or prior to issuance of the certificate of occupancy, whichever occurs first. 4. Developer agrees and understands that it is required to pay all other fees associated with D15-0111 that may be charged after permit issuance and to pay for any fees for other permits associated with the project as provided on the example payment schedule attached as Exhibit A hereto. The City may provide updated payment schedules from time to time reflecting current payments due. 5. Developer shall pay interest on the deferred building permit fee at an interest rate per annum equal to the yield on two (2) year United States Treasury notes as of the close of business on the day the building permit is issued, as announced on Bloomberg.com or another reliable source selected by City. Interest shall be compounded annually and shall begin to accrue upon issuance of the building permit for D15-0111. B. Impact Fees Deferral 1. Subject to the terms and conditions herein, the City hereby agrees to defer Developer's obligation to pay impact fees in the amount of $693,775.80 as provided herein. 2. The City agrees to not charge Developer a prepayment penalty for early payment of all or any portion of the deferred impact fee. 3. The Developer agrees to pay the City the deferred impact fee, plus accrued interest, in eight (8) equal installments of principal and interest as provided on the example payment schedule attached as Exhibit B hereto, with the first payment due to the City no later than thirty-six (36) months after issuance of building permit 015-0111, and successive payments due annually thereafter as provided on the payment schedule attached Exhibit B hereto. The City may provide updated payment schedules from time to time reflecting current payments due. 4. Developer shall pay interest on the deferred impact fee at an interest rate per annum equal to the yield on ten (10) year United States Treasury notes as of the close of business on the day the building permit is issued, as announced on Bloomberg.com or another reliable source selected by City. Interest shall be compounded annually and shall begin to accrue upon issuance of building permit D15-0111. C. Security of Fee Deferrals . 2 i 1. As security for Developer's obligations under this Agreement, the Developer shall provide the City an irrevocable standby letter of credit ("Letter of Credit") naming the City as beneficiary in an amount equal to the total unpaid building and impact fees plus all interest that would be due as of the expiration date of the Letter of Credit. The Developer shall deliver the Letter of Credit to the City no later than thirty (30) days after issuance of building permit D15-0111. The Letter of Credit, or a renewal or replacement thereof, shall remain in effect for the duration of this Agreement until all fees deferred, plus accrued interest, have been paid in full. Developer may provide renewal Letters of Credit that meet the same standards in this Agreement. A conceptual Letter of Credit Obligation Forecast is attached as an example in Exhibit C hereto. 2. Each Letter of Credit provided under this Agreement shall be in a form approved by the City in its sole discretion. The issuer under each Letter of Credit shall be a financial institution acceptable to the City and having a branch in Washington, Oregon, or California; provided, however, that the City shall not withhold its consent to any financial institution having a long term debt rating of at least A- from Standard and Poor's Corporation, or at least A2 from Moody Investor Services. Developer shall provide the City with a renewal or replacement letter of credit at least forty-five (45) days prior to the expiration of the existing Letter of Credit, or within ninety (90) days after a downgrade of the long term debt rating, set forth above, of the financial institution that issued the Letter of Credit. Each Letter of Credit shall provide that it will be honored by presentation or at sight at an office of the issuer upon presentment of a certification signed by an authorized officer of the City stating (i) Developer has defaulted on its obligation under this Agreement that is secured by the Letter of Credit and (ii) that the City is entitled to draw on the Letter of Credit. D. Default By Developer 1. Default. The Developer shall be in default upon the occurrence of any of the following: a. Failure to secure and/or provide to the City an initial Letter of Credit as outlined in section C-1 of this Agreement; b. Failure to timely make any payment required by this Agreement; c. Failure to maintain the Letter of Credit; d. Failure to secure and/or provide to the City a renewal or replacement Letter of Credit within forty-five (45) days of expiration of the existing Letter of Credit; or e. Failure to comply with the City's fee deferral policies, City of Tukwila Council Resolution No. 1867 and City Council Ordinances Nos., 2484, 2485, and 2486. 2. Remedies. The City shall have the following remedies upon default by the Developer: 3 a. If the Developer is in default for the reason outlined in Section 0-1, subsection a, the City may, in its sole discretion, revoke the issued building permit. Developer hereby waives its right to appeal or any other legal challenges regarding the City's decision to revoke the building permit. b. If the Developer is in default for any of the reasons outlined in Section D-1, subsections b -e, the Developer's obligation to pay the building permit fee and the impact fees shall be accelerated, and the City may, in its sole discretion, draw on the Letter of Credit for the total accelerated balance due for both the building and impact fee deferral, including accrued interest. c. Prior to exercising the City's option under the Letter of Credit under subsection D -2.b., the City will provide notice and five (5) days opportunity to cure. Notice shall be given as provided in Section O. below. Notwithstanding the foregoing, the City shall not be required to provide notice and an opportunity to cure prior to exercising its option under the Letter of Credit if the Developer defaults less than fifteen (15) days prior to the expiration of the Letter of Credit. d. Nothing in this section shall be interpreted to limit the City from exercising any other legal remedies permitted to it under law. E. Termination. This Agreement shall terminate as provided below: 1. This Agreement shall terminate upon Developer's complete payment of the fee deferral amounts, plus accrued interest. 2. Developer may provide notice of intent to terminate this Agreement upon written notice to City. If Developer provides such notice to terminate pursuant to this subsection, the City may execute its rights under the Letter of Credit to receive payment of all outstanding deferred fees and accrued interest. The termination shall not be effective unless and until the date the City receives full payment of all outstanding deferred fees and accrued interest. In the event of termination pursuant to this subsection, Developer may apply to City for a prorated refund of deferred building and impact fees. The refundable amount shall be determined by the City and shall be paid per normal City procedures. The City retains the same authority and discretion in determining the prorated fee due that it has for other building permits and impacts. 3. Nothing in this Agreement shall extend the expiration date of any permit or approval issued by the City for any development. F. Parties Obligations. The Parties obligations under this Agreement shall not be contingent upon construction completion of the building contemplated by this Agreement. 4 r G. Governing Law and Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of Washington. Venue for any action shall lie in King County Superior Court or the U.S. District Court for Western Washington. H. Assignability. Neither party may assign its rights and/or obligations under this Agreement. This Agreement shall, however, be binding upon City, Developer, and their respective successors and assigns. I. Attorneys' Fees. In the event of any litigation or dispute arises between the Parties regarding an alleged breach of this Agreement, the prevailing Party shall be entitled to award of attorneys' fees. J. No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties hereto only and is not intended to benefit any other person or entity, and no person or entity not a signatory to this Agreement shall have any third -party beneficiary or other rights whatsoever under this Agreement. No other person or entity not a Party to this Agreement may enforce the terms and provisions of this Agreement. K. Incorporation of Recitals. The Recitals contained in this Agreement, and the Preamble paragraph preceding the Recitals, are hereby incorporated into this Agreement as if fully set forth herein. L. Severability. The provisions of this Agreement are separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of this Agreement, or the validity of its application to other persons or circumstances. M. Integration. This Agreement and its exhibits represent the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein. N. Authority. The Parties each represent and warrant that they have full power and actual authority to enter into this Agreement and to carry out all actions required of them by this Agreement. All persons are executing this Agreement in their representative capacities and represent and warrant that they have full power and authority to bind their respective organizations. 0. Amendment to Agreement; Effect of Agreement on Future Actions. This Agreement may be amended by mutual consent of all of the Parties, provided that any such amendments are in writing. P. Notices. All notices or demands to the City or Developer under this Agreement shall be in writing and shall be either (i) sent by a nationally recognized overnight courier, in which case notice shall be deemed delivered one business day after deposit with such courier; or (ii) delivered personally, in which case notice shall be deemed given on the date of such service, or (iii) sent by registered or certified mail, postage prepaid, in which case notice shall be deemed delivered three (3) days following the date of post mark. The addresses for City and Developer are set forth below. Such addresses may be changed by written notice to the other party; provided that no notice of a change of address shall be effective until actual receipt of such notice: 5 Developer Washington Towers, LP C/O Omar and Christine Lee 18230 East Valley Hwy #195 Kent, WA 98032 City City of Tukwila Office of the City Clerk 6200 Southcenter Blvd Tukwila, WA 98188 Q. No Presumption Against Drafter. This Agreement has been reviewed and revised by legal counsel for both Parties and no presumption or rule that ambiguity shall be construed against the party drafting the document shall apply to the interpretation or enforcement of this Agreement. R. Legal Representation. In entering into this Agreement, Developer represents that it has been advised to seek legal advice and counsel from its attorney concerning the legal consequences of this Agreement; that it has carefully read the foregoing Agreement and knows the contents thereof, and signs the same of its own free act; and that it fully understands and voluntarily accepts the terms and conditions of this Agreement. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the dates set forth below: CITY OF TUKWILA Date /2--//�/�b �J APPROV 1 S TO F By City Attorney ATTEST: By City Clerk 6 WASHINGTON TOWERS, LP By: South C- 'er WA, LLC, it By ral Partner Lee, Me ► ber Date By Omar Lee, Member Date /(wis— t Exhibit A Example of Payment Due Dates for Building Permit Fee Deferral (Illustrative Purposes Only) Annual Interest Rate: Years: Total # of Payments Deferred Building Fee: One Time Payment: 0.98% Exact Interest Rate will be determined on day of permit issuance. 2 1 $ 372,532.75 $ 379,870.17 Total: $ 7,337.42 $ 372,532.75 $ 379,870.17 Notes: a. Interest rate shall be based on the Two Year Treasury note on the date the permit is issued and is fixed for the term. Interest rate shown above is example only. b. Interest starts to accrue when permit is issued and is compounded annually. c. Assumes permit is issued on 12/18/15. d. Payment in full for fee and interest is due 24 months after permit issuance or prior to issuance of C of 0, which ever occurs first. This example assumes payment of principal and interest occurs at the end of 2017 (year 2). e. This table is an example only, the final table may be provided after issuance of the building permit. Printed: 12/16/2015 11:56 AM Beginning Balance Accrued Interest Payment Outstanding Balance Year Interest Fee Total 2015 $ 372,532.75 2016 $ 372,532.75 $ 3,650.82 $ - $ - $ - $ 376,183.57 2017 $ 376,183.57 $ 3,686.60 $ 7,337.42 $ 372,532.75 $ 379,870.17 $ - Total: $ 7,337.42 $ 372,532.75 $ 379,870.17 Notes: a. Interest rate shall be based on the Two Year Treasury note on the date the permit is issued and is fixed for the term. Interest rate shown above is example only. b. Interest starts to accrue when permit is issued and is compounded annually. c. Assumes permit is issued on 12/18/15. d. Payment in full for fee and interest is due 24 months after permit issuance or prior to issuance of C of 0, which ever occurs first. This example assumes payment of principal and interest occurs at the end of 2017 (year 2). e. This table is an example only, the final table may be provided after issuance of the building permit. Printed: 12/16/2015 11:56 AM Exhibit B Example of Payment Due Dates for Impact Fee Deferal (Illustrative Purposes Only) Annual Interest Rate: Years Payments: Payments Per Year: Deferred Impact Fee Amount: Amount Payments are based upon: Payment Amount: 2.28% Exact Interest Rate will be determined on day of permit issuance. 10 8 1 $ 693,775.80 $ 725,772.63 $ 100,274.29 Notes: $ 108,418.53 $ 693,775.80 $ 802,194.33 a. Interest rate shall be based on ten year treasury note on the date the permit is issued and is fixed for the term. Interest rate shown above is example only. b. Interest starts to accrue when permit is issued and is compounded annually. c. Assumes permit is issued on 12/18/15. e. First payment is due 36 months after permit is issued, with yearly payments required thereafter. d. Payments are assumed to be made at end of year. e. This table is an example only, the final table may be provided after issuance of the building permit. Printed: 12/16/2015 11:57 AM Beginning Balance Accrued Interest Payments Outstanding Balance Year Interest Fee Total 2015 $ 693,775.80 2016 $ 693,775.80 $ 15,818.09 $ - $ - $ - $ 709,593.89 2017 $ 709,593.89 $ 16,178.74 $ - $ - $ - $ 725,772.63 2018 $ 725,772.63 $ 16,547.62 $ 48,544.44 $ 51,729.85 $ 100,274.29 $ 642,045.95 2019 $ 642,045.95 $ 14,638.65 $ 14,638.65 $ 85,635.64 $ 100,274.29 $ 556,410.31 2020 $ 556,410.31 $ 12,686.16 $ 12,686.16 $ 87,588.14 $ 100,274.29 $ 468,822.17 2021 $ 468,822.17 $ 10,689.15 $ 10,689.15 $ 89,585.15 $ 100,274.29 $ 379,237.03 2022 $ 379,237.03 $ 8,646.60 $ 8,646.60 $ 91,627.69 $ 100,274.29 $ 287,609.34 2023 $ 287,609.34 $ 6,557.49 $ 6,557.49 $ 93,716.80 $ 100,274.29 $ 193,892.54 2024 $ 193,892.54 $ 4,420.75 $ 4,420.75 $ 95,853.54 $ 100,274.29 $ 98,039.00 2025 $ 98,039.00 $ 2,235.29 $ 2,235.29 $ 98,039.00 $ 100,274.29 $ 0.00 Notes: $ 108,418.53 $ 693,775.80 $ 802,194.33 a. Interest rate shall be based on ten year treasury note on the date the permit is issued and is fixed for the term. Interest rate shown above is example only. b. Interest starts to accrue when permit is issued and is compounded annually. c. Assumes permit is issued on 12/18/15. e. First payment is due 36 months after permit is issued, with yearly payments required thereafter. d. Payments are assumed to be made at end of year. e. This table is an example only, the final table may be provided after issuance of the building permit. Printed: 12/16/2015 11:57 AM Exhibit C Example of Letter of Credit Obligation Forecast (Illustrative Purposes Only) Deferred building permit fee: Deferred impact fees: Total deferred fees: $ 372,532.75 $ 693,775.80 $ 1,066,308.55 Year Beginning Outstanding Balance Building Impact Fee Fee Additional Interest Building Impact Total LOC Obligation 2015 $ 2016 $ 2017 $ 2018 $ 2019 $ 2020 $ 2021 $ 2022 $ 2023 $ 2024 $ 2025 $ 372,532.75 376,183.57 $ $ $ 693,775.80 $ $ 709,593.89 $ $ 725,772.63 $ $ 642,045.95 $ $ 556,410.31 $ $ 468,822.17 $ $ 379,237.03 $ $ 287,609.34 $ $ 193,892.54 $ $ 98,039.00 $ 3,650.82 3,686.60 $ 7,337.42 15,818.09 16,178.74 16,547.62 14,638.65 12,686.16 10,689.15 8,646.60 6,557.49 4,420.75 2,235.29 108,418.53 1,085,777.46 1,105, 642.80 742,320.24 656,684.60 569,096.47 479,511.32 387,883.63 294,166.83 198,313.29 100,274.29 Payments 379,870.17 100,274.29 100,274.29 100,274.29 100,274.29 100,274.29 100,274.29 100,274.29 100,274.29 1,182,064.50 a. This example assumes the building permit is issued on 12/18/15 and payments are made on anniversy date. b. Interest is compounded annually, interest is determined at date of permit issuance (See Agreement for details) c. Total letter of credit (LOC) obligation assumes the obligation is through the expiration of the letter of credit with letters of credit renewed at year end immediately after the annual payment. e. As an example, the LOC during 2016 needs to allow a draw up to $1,189,852.60. If the developer pays $392,888.02 at the end of 2016, then for 2017 the LOC needs to allow a draw up to $814,577.50. f. This table is an example only, the final table may be provided after issuance of the building permit. Printed: 12/16/2015 11:58 AM City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Mayor Haggerton Community Affairs and Parks Committee FROM: Rick Still, Parks and Recreation Director DATE: October 21, 2015 SUBJECT: Real Property Donation ISSUE Land donation on South 128th Street and 37th Ave South BACKGROUND The City was approached by a family wishing to donate a parcel of land, approximately 16,250 square feet (0.37 acres), they no longer need. The land is currently heavily vegetated with several mature trees and an intersection point for two tributaries of the Riverton Creek merging into one (see attached maps). DISCUSSION The location of the land is along South 128th Street and 37th Avenue South and has potential to become a restored site and with improvements made to the Riverton Creek area. The Parks, Recreation and Open Space Plan recommends that the City "Continue to seek opportunities for open space acquisition to increase land/trail connectivity, access to recreation areas and land conservation functions." If the property was accepted by the City an initial vegetation management plan would need to be performed that could have some financial impacts but could be absorbed in the Parks Maintenance budget. The site would be categorized as a Service Level 4, "Open Space" in the Parks Maintenance Service Levels plan and therefore would require very minimal annual maintenance. This item was discussed at the October 21, 2015 Parks Commission and the Commission supported staff's recommendation to proceed with the process of exploring the acceptance of this donation as park property with the intent of preserving green space in Tukwila. Staff is seeking direction from the Committee whether to proceed with the process and to draft a resolution for acceptance for this real property donation or not. If the Committee authorizes staff to proceed with this, then when .details are finalized staff will bring this back to the Committee at a future date with a draft resolution to work through the full council process. FINANCIAL IMPACT There would be some costs associated with receiving this real property donation and staff are estimating it to be approximately $10,000. Potential costs include an appraisal, Phase One Environmental Assessment, survey and title report. RECOMMENDATION Approve staff to proceed with the process and bring this back to the Committee at a future date with a draft resolution for acceptance to work through the full council process. ATTACHMENTS Location Maps 1 I King County iMap The information included on this rnsp has been compiled by Kng County staff from a variety of sources and e subject to change without lotice. King County makes no representations or warranties, express or impfed, as to accuracy, completeness, tinenhess, or rights to the use of such information. This document is not intended br use as a survey product. Kng County shall not be liable for any general. special, indirect, inddental, or consequential damages including, but nil United to, bst revenues or bst profits resulting from the use or rnnsuse of the information contained on thismap. My sale of the map orinformation on this map is prohibted except by written permission of King County. Date: 10/2/2015 Notes: A L1 King County GIS CENTER 25 ( [��! i\, 0 .! , E ) am -8 Z5E ,"■c ‘7,15" f8.5 e =mf!# §�#k{ !2:!¥ 4»`=! k¥/#£ � k{n' k)a )22;ƒ fE# ®2 7E- £tffE {k7f7 !0{ (k|8 \ ®G4 I77\Ef 2 •_s 0.88 .@�a 2.6 .30 §— —45.0, l3�,�■ 2222,± $«§§!» i 8 15g ‹ El,E- 2 ]#' $k; 2 City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Community Affairs and Parks Committee FROM: Rick Still, Parks and Recreation Director Tracy Gallaway, Parks and Recreation Manager DATE: October 20, 2015 SUBJECT: Tukwila Community Special Events ISSUE At the August 10, 2015 Tukwila City Council Committee of the Whole meeting there was a public comment regarding "providing more Tukwila community events, like the Tukwila Days' Community Festival and others, that help to rebuild the community atmosphere again." The Council requested that the Community Affairs and Parks committee discuss this issue. DISCUSSION In Attachment A you will find a list of the Community Special Events and Volunteer Outreach Activities coordinated by Tukwila Parks and Recreation for 2015. As you can see, Tukwila Parks and Recreation, in partnership with other City Departments, local businesses and community organizations host a wide variety of events each year that provide opportunities for community celebration, outreach and information referrals. Of course, this list represents only events that are organized by Tukwila Parks and Recreation. Other City Departments host community meetings and events targeted for this same purpose. In addition, City staff frequently participates and support events organized and hosted by other community organizations such as Tukwila School District, Southwest King County Chamber, the Tukwila Historical Society, Tukwila Pool Metropolitan Park District (TPMPD), Tukwila international Boulevard Action Committee (TIBAC), and others. The change to our community event, offerings, including discontinuing the Tukwila Days Festival in 2011 (as referenced in Attachment B), has allowed us to provide the community with a variety of new events and engagement opportunities at locations throughout Tukwila These events have been well attended by residents, visitors, local businesses and community organizations. We continually develop our community event and volunteer engagement offerings, striving for new and innovative ways to engage and build "community" in Tukwila. RECOMMENDATION For Information Only Attachments: A. 2015 Community Special Events and Volunteer Engagement Opportunities B. CAP Informational Memo dated February 7, 2012 9 Attachment A 2015 Community Special Events and Volunteer Engagement Opportunities Date Event Location Est Participation January 19 Martin Luther King, Jr. Day of Service Tukwila Community Center 77 February 13 Restore the Duwamish Shoreline Challenge Duwamish River Shoreline Cancelled February 26 Dr. Seuss Night Tukwila Community Center 500 March 5 Restore the Duwamish Shoreline Challenge Duwamish River Shoreline 6 April 10 Community Open House — "A Taste of Mexico" Tukwila Community Center 85 April 16 Volunteer Appreciation Ice Cream Social Tukwila Community Center 30 April 18 Duwamish Alive! Duwamish River Shoreline, Duwamish Hill Preserve 143 April 25 Park Appreciation Day Crystal Springs Park 10 April 25 Healthy Earth, Healthy You Fun 5K Run & Walk* Tukwila Community Center 116 May 9 Backyard Wildlife Festival Tukwila Community Center 500 June 17 Teen Summer Kick-off Festival Foster High School Stadium 650 June 26 Community Kitchen Tukwila Community Center 50 July 4 Family 4th at the Fort Fort Dent 5000 July 8 See You in the Park Joseph Foster Park 150 July 15 See You in the Park Riverton Park 150 July 22 See You in the Park Duwamish Park 150 July 24 Movies on the Green Foster Golf Links Cancelled July 25 Touch -a -Truck Safety & Emergency Preparedness Fair Westfield Southcenter 1000 July 29 See You in the Park Tukwila Park 200 July 29 Peanut Butter & Jam Family Concert Series Tukwila Community Center 250 July 31 Movies on the Green Foster Golf Links 30 August 4 National Night Out Crestview Park 120 August 5 Peanut Butter & Jam Kids Concert Series Tukwila Community Center 125 August 7 Family Outdoor Cinema Series Tukwila Community Center 205 August 12 Peanut Butter & Jam Kids Concert Series Tukwila Community Center 90 August 14 Family Outdoor Cinema Series Tukwila Community Center 15 (rain) August 19 Peanut Butter & Jam Kids Concert Series Tukwila Community Center 450 August 21 Family Outdoor Cinema Series Tukwila Community Center 150 August 21 Tukwila Kids Festival Cascade View Park 1000 September 11 Restore the Duwamish Shoreline Challenge Duwamish River Shoreline 3 September 18 United Way Day of Caring Bicentennial Park 40 October 9 EarthCorps Volunteer Work Party Duwamish River Shoreline 8 October 9 Community Open House — "A Taste of East Africa" and Tukwila Big Read Tukwila Community Center 30 October 10 SocktoberFest 5K Fun Run & Walk* Foster Golf Links 35 (rain) October 17 Duwamish Alive! Duwamish River Shoreline, Duwamish Hill Preserve 52 78 October 29 Autumn Harvest Carnival Tukwila Community Center 800**i November 13 EarthCorps Volunteer Work Party Duwamish River Shoreline § November 13 Restore the Duwamish Shoreline Challenge Duwamish River Shoreline 8 November 18 Thanksgiving Dinner for Seniors Tukwila Community Center '60*. November 21 Holiday Giving Kick-off Event Westfield Southcenter NA December 12 Holiday Giving Program — Distribution Event Tukwila Community Center 300** December 17 Taste of Tukwila — Community Heritage & Culture Event —"Stories of Arrival — Refugee and Immigrant150*. Youth Voices Project" Tukwila Community Center *Indicates that a fee is required to participate *:Indicates anticipated attenda`ncei Total Participation = 13,000+ Attachment B City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Jim Haggerton, Mayor Community Affairs & Parks Committee FROM: Rick Still, Parks and Recreation Direct • Tracy Gallaway, Volunteer & Events Superintendent DATE: February 7, 2012 SUBJECT: 2011 Community Special Events Recap ISSUE In 2010, the Parks and Recreation Department received direction from City Council to reduce overall spending for 2011 Community Special Events. BACKGROUND At the time of the initial discussion the Parks & Recreation Department was hosting three large community events: The Backyard Wildlife Festival, Tukwila's Family 4th at Fort Dent and the Tukwila Days Community Festival. Rather than cut one of the major events from the line-up, staff recommended: 1) Reduce spending on the Backyard Wildlife Festival and Tukwila's Family 4th at Fort Dent; 2) Revamp the Tukwila Days Community Festival by splitting it into a series of three mini -events that were more focused in the offerings and moving the events to locations within Tukwila to better serve the community. DISCUSSION Backyard Wildlife Festival — The budget was slightly reduced. The biggest impact was the adjusting of spending. A larger part of the budget was spent on speakers. Participation by vendors and exhibitors was of the highest priority, so participation fees were reduced, and in some case eliminated if the exhibitor or vendor could assist with overall event promotion. 2012: Continue to develop festival focusing on quality of presenters, recruitment of related exhibitors and vendors and utilize creative marketing to continue to grow festival audience. Family 4th at Fort Dent Park — The budget for this event was significantly reduced. The event start time was shifted from 2pm to 6pm. Stage entertainment was cut back from 3 performing groups to 2. Some event activities such as professional face painting and roving entertainment were eliminated. The budget for the fireworks show was reduced by 38%. 2012: Shift event to a 4:OOpm start time to better accommodate all day park visitors and event vendors. 13 INFORMATIONAL MEMO 2-19-10 2010 Park & Recreation Budget Inquiries Page 2 Tukwila Kid's Festival — Despite the rainy day, attendance at this event was excellent. Most attendees came from the surrounding neighborhood. Parking was available at the adjacent shopping centers. All vendors and exhibitors were asked to provide a free activity for kids. One of the highlights was TUSK Soccer Club handing out 300 pairs of shoes to local kids. 2012: Event date is being shifted to August 11th to coincide with the end of the Summer Playground Program held at Cascade View Park. We also hope to coordinate with other area providers for "back to school" information and activities (backpack distribution, school physicals & immunizations, etc.). Community Heritage & Culture Celebration — This year's event focused on the history of Tukwila and the opening of the Tukwila Heritage & Culture Center. • 2012: Event date is being shifted to September 22nd and the location is moving to the Performing Arts Center at Foster High School. We hope to have a cultural showcase of music, art and food. Tukwila Touch -a -Truck Safety & Emergency Preparedness Fair— This event was held in the parking lot at Foster High School. There was excellent participation from City Departments and other community resource groups. 2012: Event date is being shifted to June 23'd to coincide with Ham Radio Field Day 2012. This will not only allow us to showcase the Tukwila Tec Team (volunteer Ham Radio team), but it will also help us to expand our safety and emergency preparedness exhibitors to include a focus on important summer safety topics. RECOMMENDATION For Information Only W:\Volunteer & Special Events\Specal Events\Administration\Budget\CAP 2011 Spedal Events Recap 2-8-12 MEMO.docx 14 TO: City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM Mayor Haggerton Community Affairs and Parks Committee FROM: Jack Pace, Community Development Director BY: Minnie Dhaliwal, Planning Supervisor DATE: October 16, 2015 SUBJECT: Second Amendment to the Development Agreement for Washington Place Development at 223 Andover Park East. ISSUE The owners of 223 Andover Park East have requested an amendment to the Development Agreement to allow an increase in maximum height from 190 feet to 195 feet. BACKGROUND In March 2013 Tukwila executed a development agreement with South Center WA, LLC to allow a 180 feet high building that included apartments and a hotel. Subsequently the development agreement was amended to allow a maximum height of 190 feet. The developer has continued to work on the detailed construction plans and has determined that additional height is required. A foundation permit has been issued and construction related to piles and foundations has been ongoing. The final design includes 185 hotel rooms and 371 apartments with a total of 19 floors. The design review application for the proposed development was approved by the Board of Architectural Review on May 23, 2014. The developer has submitted a request for minor modification to the approved design including modifications to colors, materials, landscape and height. Tukwila Municipal Code authorizes the Director of Community Development to approve minor modifications to the design review approval. However, Section 5 of the Development Agreement prohibits any changes to the development standards section from being considered minor modifications. Per the language in the Development Agreement any changes to the development standards have to be approved as a major amendment to the Development Agreement. The other minor modifications to the design review application and the building permit are currently under review. DISCUSSION Detailed building permit drawings have been prepared and the maximum height of the building at mid -point of the sloping roof is now shown as 192'-10", which is higher than the maximum allowed under the Development Agreement. The height at the highest point of the sloping roof is 195 feet and the elevator penthouse roof is at 196 feet with parapet walls at 202 feet. See attached plans. The adopted standards under Tukwila Municipal Code TMC 18.28 allow a maximum height of 115 feet (with multifamily and frontage improvement incentives). The current Development Agreement allows a maximum height of 190 feet for 50% of the site. Per International Building Code, building height is calculated from the average grade plane around the building to the mid- point of the height sloping roof. Additionally, rooftop appurtenances such as elevator penthouses are exempt from the height requirement per TMC 18.50.080, if they are setback 10 feet from the edge of the building. The proposed elevator is not setback 10 feet from the edge of the building, therefore is not exempt from the maximum height requirements. 15 INFORMATIONAL MEMO Page 2 Since the underlying zoning allows 115 feet and the current Development Agreement allows a maximum of 190 feet; an amendment to the Development Agreement is required to approve anything taller than 190 feet. The proposed second amendment to the Development Agreement allows the maximum building height of 200 feet for 50 percent of the site. Additionally, it allows the maximum height of the parapet wall of the elevator penthouse to be 205 feet. FINANCIAL IMPACT N/A RECOMMENDATION The Council is being asked to hold a public hearing at the Committee of the Whole meeting on November 9, 2015 and approve the ordinance authorizing the amendment to the development agreement on November 16, 2015. ATTACHMENTS Proposed Ordinance Proposed amendment to the development agreement Plans showing building height 16 D AFT AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE SECOND AMENDMENT TO THE 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.706.170, et seq. and Tukwila Municipal Code (TMC) Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development use and mitigation of real properties; and WHEREAS, the City of Tukwila and South Center WA, LLC entered into a Development Agreement for the 223 Andover Park East Development effective the 19th day of March 2013 (and approved by Ordinance No. 2399 on March 18, 2013); and WHEREAS, the City of Tukwila and South Center WA, LLC entered into the First Amendment to the Development Agreement for the 223 Andover Park East Development effective the 19th day of May 2014 (and approved by Ordinance No. 2438 on May 5, 2014); and WHEREAS, the City of Tukwila and South Center WA, LLC wish to enter into a Second Amendment to the Development Agreement for the 223 Andover Park East Development, a copy of which is attached hereto as Exhibit A; and WHEREAS, as required pursuant to TMC Section 18.86.050, a public hearing was conducted on the 9th day of November 2015 to take public testimony regarding this Second Amendment to the Development Agreement as proposed; W: Word Processing \Ordinances\223 APE DA -Second Amendment 10-19-15 MD:bjs Page 1 of 2 17 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. The Second Amendment to the 223 Andover Park East Development Agreement by and between the City of Tukwila and South Center WA, LLC, a copy of which is attached hereto as Exhibit A, is hereby approved and the Mayor is authorized and directed to execute said Second Amendment to Development Agreement on behalf of the City of Tukwila. Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2015. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Jim Haggerton, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Exhibit A: Second Amendment to Development Agreement by and between the City of Tukwila and South Center WA, LLC for the 223 Andover Park East Development W: Word Processing\Ordinances\223 APE DA -Second Amendment 10-19-15 MD:bjs 18 Page 2of2 SECOND AMENDMENT TO DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND SOUTH CENTER WA, LLC FOR THE 223 ANDOVER PARK EAST DEVELOPMENT THIS SECOND AMENDMENT TO DEVELOPMENT AGREEMENT (the "Second Amendment") is made and entered into this day of November 2015, by and between the CITY OF TUKWILA ("City"), a non -charter, optional code Washington municipal corporation, and SOUTH CENTER WA, LLC, a Washington limited liability company ("Developer"). I. RECITALS WHEREAS, the City of Tukwila and South Center WA, LLC entered into a Development Agreement for the 223 Andover Park East Development effective the 19th day of March, 2013 (and approved by Ordinance No. 2399); and WHEREAS, the City of Tukwila and South Center WA, LLC entered into the First Amendment to the Development Agreement for the 223 Andover Park East Development effective the 19th day of May 2014 (and approved by Ordinance No. 2438); and WHEREAS, Developer has continued to proceed with the project per the terms of the development agreement and has submitted a building permit for the proposed development; and WHEREAS, Developer has requested a minor amendment to the building height provisions listed under the Development Agreement in order to proceed with the proposed development; and WHEREAS, the Development Agreement stipulated a maximum height of 180 feet for 50 percent of the site, which was subsequently amended to 190 feet by the First Amendment to the Development Agreement; and WHEREAS, due to the benefits as described in the Development Agreement, the City desires the proposed development to proceed; and WHEREAS, as required pursuant to TMC Section 18.86.050, the City conducted a public hearing on the 9th day of November 2015 to take testimony regarding this Second Amendment to the Development Agreement; and 1 19 WHEREAS, the City Council, pursuant to City Ordinance No. approved this Second Amendment to the Development Agreement as proposed and authorized execution of this Second Amendment to the Development Agreement; and WHEREAS, the Parties desire to enter into this Second Amendment to the Development Agreement upon the terms and conditions as set forth herein, NOW, THEREFORE, in consideration of the mutual promises set forth herein and the long-term benefit to both the City and the Developer, the Parties hereby agree as follows: 11. AGREEMENT 1. Additional Building Height: Section 4.3 of the Development Agreement is hereby amended so the maximum building height for 50 percent of the site shall be 200 feet. The maximum height of the parapet wall of the elevator penthouse shall be 205 feet. The remainder of the site is limited to the height permitted by the zoning code in effect at the time of a complete building permit submittal. Rooftop appurtenances are exempt from this height requirement per TMC Section 18.50.080. The building(s) may have no more than nineteen (19) floors. The nineteenth floor may be used for common area open space such as a clubhouse, rooftop deck, other common areas, a green roof and mechanical equipment but may not be used for residential units or hotel guest rooms. This increase in building height is consistent with the goals of the Comprehensive Plan to encourage residential development within the Urban Center and is consistent with the City's vision of increased urban density. 2. This Second Amendment shall be recorded against the Property as a covenant running with the land. 3. Except as amended herein, the terms and provisions of the Development Agreement remain in full force and effect. 2 20 In Witness Whereof, the parties have caused this Second Amendment to be executed, effective on the day and year set forth on the first page hereof. CITY OF TUKWILA, a Washington municipal corporation By: Jim Haggerton Its: Mayor Date: Attest/Authenticated: Approved as to Form: Christy O'Flaherty, MMC, City Clerk City Attorney SOUTH CENTER WA, LLC, a Washington limited liability company By: Omar Lee Its: Manager Date: 3 21 STATE OF WASHINGTON ) )ss COUNTY OF On , 20 , before me, the undersigned, a Notary Public, personally appeared JIM HAGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. Print Name: NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: STATE OF WASHINGTON ) )ss COUNTY OF ) On , 20 , before me, the undersigned, a Notary Public, personally appeared OMAR LEE, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, as MANAGER OF SOUTH CENTER WA, LLC, and that by his signature on the instrument the entity upon behalf of which he acted,, executed the instrument. WITNESS my hand and official seal. 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'-T MERINO MO MO MO MO 1E3 MP lag _1, 0 N 'c.%�Inj 23 GI> A ). (F) : ?) , r'... r. • -. -11-4'1 ; 1 nr-f-D- li -la rEl. 1 I li • • 1 , i - - ,j,,=- 4.--.....__...4 $ ; , , , i 1 $ • , , . • . ../ .... , .., 1)--- - -\\- JE__E(-7 / I — 1 1 - 1 - II 11 _P .•,,, $ -....-.1-=--.....mil - 4'...-, .—,.,0 -,, I i \ • 1 , i 1 z'' i -z „ • . tza 1 , 1=1. 0 25 • 20 ELEVATOR MACHINE ROOM PENTHOUSEEEVOND --- PEMTNWSE ROOF _ I SECTION @ HIGH ROOF R°91 T0_ R ROOM 188'-1B•-; NOE LEVEL ml6r9T B. ti ;LDDa 6b _A•_y FLOOR LN FLOOR mTa°Oi'S FLOOR v2 -T'" BTN FLOOR�1 B]'=P FLOOR a-ci FLOOR FLOOR b'.p D FLLOR FLOOR_,, 27 19-2 ft and 10 �rj .195ft ncheS 1 IMAX ROOF 111 r gym' u 1 77-1__._____ __._...__..__01 _._. _r1. IL- ir LOL i I I _ f � � I 1 I � I aN I I , T I i T I III I _ TI fI 1171I e II I 1: -J 1 11 • 1 '1 u B oI Ai e MI • w _ 6v `r SECTION @ HIGH ROOF R°91 T0_ R ROOM 188'-1B•-; NOE LEVEL ml6r9T B. ti ;LDDa 6b _A•_y FLOOR LN FLOOR mTa°Oi'S FLOOR v2 -T'" BTN FLOOR�1 B]'=P FLOOR a-ci FLOOR FLOOR b'.p D FLLOR FLOOR_,, 27 Community Affairs & Parks Committee Minutes October 26, 2015 - Page 2 C. Ordinance: Amending Development Agreement for Washington Place Development Staff is seeking Council approval of an ordinance that would authorize a second amendment to *the Development Agreement with South Center WA, LLC for the property known as Washington Place. The owners of 223 Andover Park East have requested this amendment as detailed construction plans have revealed a need for a small amount of additional height. The existing agreement as amended in May 2014 stipulates a maximum height of 190 feet for 50% of the site. If approved, this second amendment will stipulate a maximum building height of 200 feet for 50% of the site, with the maximum height of the parapet wall of the elevator penthouse being 205 feet. As before, the building may have no more than 19 floors. Councilmember Ekberg inquired about plans for wireless facilities that may impact the building's height and DCD staff confirmed that the City has not seen anything in the design. Any future modification to accommodate wireless facilities will require DCD approval. Councilmember Ekberg suggested that the developer be reminded of this issue. UNANIMOUS APPROVAL. FORWARD TO NOVEMBER 9, 2015 COMMITTEE OF THE WHOLE FOR PUBLIC HEARING. Meeting adjourned at 6:09 p.m Next meeting: Monday, November 9, 2015 ,'R Committee Chair Approval Minutes by LH 29 Return Address: CITY CLERK CITY OF TUKWILA 6200 Southcenter Blvd. Tukwila, WA 98188 11111111H 111111111 20140603000439 CITY 001TOFw008 RD 39.00 KING3COUNTY,10:49 Please print or type information WASHINGTON STATE RECORDER'S Cover Sheet (RCW 65.04 Document Title(s) (or transactions contained therein): (all areas applicable to your document must be filled in) i. City of Tukwila Ordinance 2438 2. 3. 4. Reference Number(s) of Documents assigned or released: Additional reference #'s on page of document Grantor(s) Exactly as name(s) appear on document i. City of Tukwila , 2. , Additional names on page of document. Grantee(s) Exactly as name(s) appear on document 1. n/a 2. , Additional names on page of document. Legal description (abbreviated: i.e. lot, block, plat or section, township, range) ANDOVER INDUSTRIAL PARK #2 PORTION OF TRACT 9 - BEGIN NW CORNER Additional legal is on page of document. Assessor's Property Tax Parcel/Account Number ❑ Assessor Tax # not yet assigned 0223100090 The Auditor/Recorder will rely on the information provided on this form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. "I am signing below and paying an additional $50 recording fee (as provided in RCW 36.18.010 and referred to as an emergency nonstandard document), because this document does not meet margin and formatting requirements. Furthermore, I hereby understand that the recording process may cover up or otherwise obscure some part of the text of the original document as a result of this request." Signature of Requesting Party Note to submitter: Do not sign above nor pay additional S50 fee if the document meets margin/formatting requirements City of Tukwila Washington Ordinance No. I -13T AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE FIRST AMENDMENT TO THE 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.70B.170, et seq. and Tukwila Municipal Code (TMC) Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development use and mitigation of real properties; and WHEREAS, the City of Tukwila and South Center WA, LLC entered into a Development Agreement for the 223 Andover Park East Development effective the 19th day of March, 2013 and approved by Ordinance No. 2399; and WHEREAS, the City of Tukwila and South Center WA, LLC wish to enter into a First Amendment to Development Agreement for the 223 Andover Park East Development, a copy of which is attached hereto as Exhibit A; and WHEREAS, as required pursuant to TMC Section 18.86.050, a public hearing was conducted on the 28th day of April 2014 to take public testimony regarding this First Amendment to the Development Agreement as proposed; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. The First Amendment to the 223 Andover Park East Development Agreement by and between the City of Tukwila and South Center WA, LLC, a copy of which is attached hereto as Exhibit A, is hereby approved and the Mayor is authorized and directed to execute said First Amendment to Development Agreement on behalf of the City of Tukwila. W: Word Processing\Ordinances\223 APE DA -First Amendment 4-22-14 DS:bjs Page 1 of 2 Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this 670 day of 'raj , 2014. ATTEST/AUTHENTICATED: Christy O'Flaerty, MMC, City Cle APPROVED AS TO FORM BY: Sh Iley M. Kersla , City Attorney Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: ©-lt4 Exhibit A: First Amendment to Development Agreement by and between the City of Tukwila and South Center WA, LLC for the 223 Andover Park East Development W: Word Processing\Ordinances\223 APE DA -First Amendment 4-22-14 DS:bjs Page 2of2 13-065(b) Council Approval 11116115 Ordinance No. 2490 SECOND AMENDMENT TO DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND SOUTH CENTER WA, LLC FOR THE 223 ANDOVER PARK EAST DEVELOPMENT FILE COPY THIS SECOND AMENDMENT TO DEVELOPMENT AGREEMENT (the "Second Amendment") is made and entered into this jtptl- day of December 2015, by and between the CITY OF TUKWILA ("City"), a non -charter, optional code Washington municipal corporation, and SOUTH CENTER WA, LLC, a Washington limited liability company ("Developer"). I. RECITALS WHEREAS, the City of Tukwila and South Center WA, LLC entered into a Development Agreement for the 223 Andover Park East Development effective the 19th day of March, 2013 (and approved by Ordinance No. 2399); and WHEREAS, the City of .Tukwila and South Center WA, LLC entered into the First Amendment to the Development Agreement for the 223 Andover Park East Development effective the 19th day of May 2014 (and approved by Ordinance No. 2438); and WHEREAS, Developer has continued to proceed with the project per the terms of the development agreement and has submitted a building permit for the proposed development; and WHEREAS, Developer has requested a minor amendment to the building height provisions listed under the Development Agreement in order to proceed with the proposed development; and WHEREAS, the Development Agreement stipulated a maximum height of 180 feet for 50 percent of the site, which was subsequently amended to 190 feet by the First Amendment to the Development Agreement; and WHEREAS, due to the benefits as described in the Development Agreement, the City desires the proposed development to proceed; and WHEREAS, as required pursuant to TMC Section 18.86.050, the City conducted a public hearing on the 9th day of November 2015 to take testimony regarding this Second Amendment to the Development Agreement; and SA- aGvi 1 WHEREAS, the City Council, pursuant to City Ordinance No. 2490, approved this Second Amendment to the Development Agreement as proposed and authorized execution of this Second Amendment to the Development Agreement; and WHEREAS, the Parties desire to enter into this Second Amendment to the Development Agreement upon the terms and conditions as set forth herein, NOW, THEREFORE, in consideration of the mutual promises set forth herein and the Tong -term benefit to both the City and the Developer, the Parties hereby agree as follows: 11. AGREEMENT 1. Additional Building Height: Section 4.3 of the Development Agreement is hereby amended so the maximum building height for 50 percent of the site shall be 200 feet. The maximum height of the parapet wall of the elevator penthouse shall be 205 feet. The remainder of the site is limited to the height permitted by the zoning code in effect at the time of a complete building permit submittal. Rooftop appurtenances are exempt from this height requirement per TMC Section 18.50.080. The building(s) may have no more than nineteen (19) floors. The nineteenth floor may be used for common area open space such as a clubhouse, rooftop deck, other common areas, a green roof and mechanical equipment but may not be used for residential units or hotel guest rooms. This increase in building height is consistent with the goals of the Comprehensive Plan to encourage residential development within the Urban Center and is consistent with the City's vision of increased urban density. 2. This Second Amendment shall be recorded against the Property as a covenant running with the land. 3. Except as amended herein, the terms and provisions of the Development Agreement remain in full force and effect. 2 In Witness Whereof, the parties have caused this Second Amendment to be executed, effective on the day and year set forth on the first page hereof. CITY OF TUKWILA, a Washington municipal corporation Its: Mayor Date: /c2)/6'//i Attest/Authenticated: ►- , w- e.j e Christy O'Flaherty, MIdfC, City Clerk Approved as to Form: City Attorney SOUTH CENTER WA, LLC, a Washington limited liability company By: Omar Lee Its: Manager Date: / / - — / 3 STATE OF WASHINGTON ) )ss COUNTY OF 411 ) On 1zwj , 20 is , before me, the undersigned, a Notary Public, personally appeared JIM HAGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. STATE OF WASHINGTON ) )ss COUNTY OF Kir! WITNESS my hand and official seal. Print Name: ue la SSS `? - NOTARY PUBLIC in and for the State of Washington, residing ata % e+ - My commission expires: 1006, On JV:�,r.,n,h. k Z? , 20 1 S- , before me, the undersigned, a Notary Public, personally appeared OMAR LEE, personally known to me (orproved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, as MANAGER OF SOUTH CENTER WA, LLC, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. 16.116411rahrodirihramiarilimiliwilarallirarI Notary Public State of Washington RACHEL YAMASHITA My Appointment Expires Jun 18, 2018 WITNESS my hand and official seal. Print Name: ( 'e+n:H..; ,,i -z. NOTARY PUBLIC in andfor theStateof Washington, residing at 3 iT t.2 My commission expires: Jin e f 81 2-01 X 4 13.065(a) Council Approval 515114 FIRST AMENDMENT TO Ordinance No._2438 DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND SOUTH CENTER WA, LLC FOR THE 223 ANDOVER PARK EAST DEVELOPMENT THIS FIRST AMENDMENT TO DEVELOPMENT AGREEMENT (the "First Amendment") is made and entered into this I C day of May 2014, by and between the CITY OF TUKWILA ("City"), a non -charter, optional code Washington municipal corporation, and SOUTH CENTER WA, LLC, a Washington limited liability company ("Developer"). I. RECITALS WHEREAS, the City and Developer entered into that certain Development Agreement relating to the 223 Andover Park East Development, dated March 19, 2013 (the "Development Agreement"); and WHEREAS, Developer has continued to refine the design of the proposed development; and WHEREAS, Developer has requested an amendment to the Development Agreement in order to proceed with the proposed development; and WHEREAS, due to the benefits as described in the Development Agreement the City desires the proposed development to proceed; and WHEREAS, as required pursuant to TMC 18.86.050 the City conducted a public hearing on the 28th day of April 2014 to take testimony regarding this First Amendment to the Development Agreement; and WHEREAS, the City Council, pursuant to City Ordinance No. 2438 approved this First Amendment to the Development Agreement as proposed and authorized execution of this First Amendment to the Development Agreement; and WHEREAS, the Parties desire to enter into this First Amendment to the Development Agreement upon the terms and conditions as set forth herein, NOW, THEREFORE, in consideration of the mutual promises set forth herein and the Tong -term benefit to both the City and the Developer, the Parties hereby agree as follows: 1 -oi 1 II. AGREEMENT 1. Building Height: Section 4.3 of the Development Agreement is hereby amended so the maximum height for 50 percent of the site shall be 190 feet. The building(s) may have no more than nineteen (19) floors. The nineteenth floor may be used for common area open space such as a clubhouse, rooftop deck, other common areas, a green roof and mechanical equipment but may not be used for residential units or hotel guest rooms. The remaining requirements of Section 4.3 remain in full force and effect. 2. Open Space: The building(s) shall have common open space of at least 45 square feet per residential unit and 25 square feet per hotel room. Common open space may include areas such as apartment lobby, hotel lobby, restaurant/bar, meeting rooms, business centers, bike storage, pet walk area, exercise room, hot tub and/or sauna, swimming pool, movie or video watching room, clubhouse including kitchen, dining and bar areas, and outdoor seating and barbeque areas. Space for the exclusive use of residents will count toward the residential open space requirement. Space for the exclusive use of hotel guests will count toward the hotel open space requirement. Space accessible to both residents and hotel guests may be counted for either requirement, at the election of the Developer. 3. Parking: The required minimum amount of on-site parking shall be 0.7 stalls per hotel guest room, one stall per studio unit, one stall per one bedroom unit, one -and -a -half stalls per two bedroom unit, and two stalls per three bedroom unit. Parking stalls that are stacked, in which some cars could be blocked by other cars, may be counted toward the required minimum number of parking stalls provided that the location of the stalls has been approved by the City's Fire Marshal and a shuttle and valet parking plan has been approved by the City administration. The Fire Marshal may approve a drive aisle width between stacked cars less than required by TMC 18.56.090. 4. Signage: The proposed development may have signage according to the City's sign code (TMC 19.20) with the following modifications: a) Canopy -edge signs may be up to 3.5 feet in height and may have up to two rows of letters. b) Projecting signs and comer projecting signs per TMC 19.20.050 are not allowed. c) Special incentive signs for parking garages are not allowed. d) Permanent building mounted wall signs: The building may have up to two flush -mounted wall signs. One sign may be placed on the northernmost wall and one on the westernmost wall regardless of 2 whether those walls have exterior public entrances. The maximum allowable message area for the wall signs may be an area up to six percent of the exposed building face to a maximum of 500 square feet. The flush -mounted wall signs may not be cabinet or box signs and must be channel -style letters and may be internally lit and/or halo -lit. 5. This First Amendment shall be recorded against the Property as a covenant running with the land. 6. Except as amended herein, the terms and provisions of the Development Agreement remain in full force and effect. In Witness Whereof, the parties have caused this First Amendment to be executed, effective on the day and year set forth on the first page hereof. CITY OF TUKWILA, a Washington municipal corporation Date:6--i q-114 Attest/Authenticated: 41/1 tik Christy O'Flaherty, MMC, City Jerk City Attorney Approved as to Form: SOUTH CENT WA, LLC, a Washington limited liability company By: Dinar Lee Its: Manager Date: 3 STATE OF WASHINGTON ) )ss COUNTY OF On yA\q , 201 (1 , before me, the undersigned, a Notary Public, personally appeared JIM AGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. Print Name: NOTARY PUBLIC in and for qe State of ��% Washington, residing at g 5 eGJ'ZJ t t%.9- My commission expires: STATE OF WASHINGTON ) )ss COUNTY OF Ki n 9 On Ma l6 , 20 / q, before me, the undersigned, a Notary Public, personally appeared OMAR LEE, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, as MANAGER OF SOUTH CENTER WA, LLC, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. 1 Notary Public State of. Washington JI S00 PARK My Appointment Expires Nov 18, 2015 WITNESS my hand and official seal. Print Name: Si Soo P rk NOTARY PUBLIC in and for the State of Washington, residing at RefievGt e , L My commission expires: AMM • r R lr 4 Return Address: CITY CLERK CITY OF TUKWILA 6200 Southcenter Blvd. Tukwila, WA 98188 20130415001542 li rilaSiryi,r14 TON STATE RECORDER'S Cover Sheet (RCW 65.04) Document Title(s) (or transactions contained therein): (all areas applicable to your document must be filled in) 1. City of Tukwila Ordinance 2399 2. 3. 4. Reference Number(s) of Documents assigned or released: Additional reference #'s on page of document Grantor(s) Exactly as name(s) appear on document 1. City of Tukwila , 2. , Additional names on page of document. Grantee(s) Exactly as name(s) appear on document 1. n/a , 2. Additional names on page of document. Legal description (abbreviated: i.e. lot, block, plat or section, township, range) ANDOVER INDUSTRIAL PARK #2 PORTION OF TRACT 9 - BEGIN NW CORNER Additional legal is on page 12 of document. Assessor's Property Tax Parcel/Account Number ❑ Assessor Tax # not yet assigned 0223100090 The Auditor/Recorder will rely on the information provided on this form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. "I am signing below and paying an additional $50 recording fee (as provided in RCW 36.18.010 and referred to as an emergency nonstandard document), because this document does not meet margin and formatting requirements. Furthermore, I hereby understand that the recording process may cover up or otherwise obscure some part of the text of the original document as a result of this request." Signature of Requesting Party Note to submitter: Do not sign above no ay additional $50 fee if the document meets margin/formatting requirements City of Tukwila Washington Ordinance No. 3 % 9 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE PROPOSED 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.706.170, et seq. and Tukwila Municipal Code (TMC) Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development, use and mitigation of real properties; and WHEREAS, the City of Tukwila and South Center WA, LLC wish to enter into a Development Agreement for the 223 Andover Park East development, a copy of which is attached hereto as Exhibit A; and WHEREAS, as required pursuant to TMC Section 18.86.050, a public hearing was conducted on the 11th day of March 2013 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to City Ordinance No. 2399, approved this Development Agreement as proposed and authorized execution of this Development Agreement; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. The 223 Andover Park East Development Agreement by and between the City of Tukwila and South Center WA, LLC, a copy of which is attached hereto as Exhibit A, is hereby approved, and the Mayor is authorized and directed to execute said Development Agreement on behalf of the City of Tukwila. W: Word Processing\Ordinances\223 APE DA 2-20-13 SK:bjs Page 1 of 2 Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCILOF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this / T� day of m Arc h , 2013. ATTEST/AUTHENTICATED: aChristY O'FIffertY,MMC City CI APPROVED AS TO FORM BY: y M. Kers Jim' aggerto Payor Filed with the City Clerk: 3 - 13 - / Passed by the City Council: -.3 -1Y-43 Published: 3 Effective Date: ity Attorney Ordinance Number: Exhibit A - Development Agreement W: Word Processing\Ordinances\223 APE DA 2-20-13 SK:bjs Page 2of2 DEVELOPMENT AGREEMENT 13-065 Council Approval 3118113 FOR THE Ordinance No. 2399 223 ANDOVER PARK EAST DEVELOPMENT THIS DEVELOPMENT AGREEMENT ( "Development Agreement") is entered into as of the I day of /b(at vG{', , 2013 by and between the City of Tukwila, a municipal corporation operating under the laws of the State of Washington as a non -charter code city (the "City"), and South Center WA, LLC, a Washington limited liability company ("Developer"), pursuant to the authority of RCW 36.70B.170, et seq. and Chapter 18.86 of the Tukwila Municipal Code, and in consideration of the mutual benefits to be derived. The City and Developer are sometimes collectively referred to in this Development Agreement as the "Parties," and individually as a "Party." The Parties have entered into this Development Agreement with reference to the following facts: I. RECITALS WHEREAS, RCW 36.70B.170, et seq. and TMC Ch. 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development, use and mitigation of real properties; and WHEREAS, the site of this development is located in the core of the Tukwila Urban Center, between Westfield Southcenter Mall and the Sounder Commuter Rail Station; and WHEREAS, the proposed development is for the construction of one or two buildings up to 180 feet in height that would comprise approximately 170 hotel guest rooms and 350 residential units; and WHEREAS, this site lies within the core of Tukwila's Urban Center (TUC). The Tukwila Urban Center Element of the Comprehensive Plan outlines a vision for the TUC to be a "great place for working, shopping, doing business, living, or playing." One of the noted future features is "a core area of high quality, walkable retail, entertainment, housing, public spaces, and employment..." This site is located in the TUC core and would add housing that is walkable to transit, retail, and entertainment; thus, it supports the Comprehensive Plan; and WHEREAS, Tukwila's Urban Center is one of the region's 17 designated urban centers. The Countywide Planning Policies defines and envisions urban centers as areas of concentrated employment and housing with direct service by high-capacity transit. This proposed development would place concentrated employment and housing within the core of the Tukwila Urban Center and helps the City meet the intended purpose of the urban center; and WHEREAS, this development will be a catalyst to create a pedestrian friendly, walkable neighborhood in the core of Tukwila's Urban Center. People who would choose to stay or live in this development would do so for the convenient access to the freeways but also for the 1 54- °fa 0-rigi,60.4 convenience of walking to restaurants, entertainment, shopping, buses, and the commuter rail station; and WHEREAS, the development will be of high quality and will improve the image of Tukwila's Southcenter District and identity for the entire City; thereby having the potential to attract further high quality development; and WHEREAS, the development will stimulate additional residential development in the area by demonstrating the financial feasibility of this type of development and demonstrating demand for high quality housing stock; and WHEREAS, residential units will assist the City in meeting its housing targets as required by the Growth Management Act and as determined through King County's Countywide Planning Policies; and WHEREAS, the City has a goal to encourage ownership of housing as a method to foster stability in our population and schools. This project would be developed with the ability to readily convert to condominiums; and WHEREAS, as required pursuant to TMC 18.86.050, a public hearing was conducted on the 11th day of March, 2013 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to City Ordinance No. 2399 approved this Development Agreement as proposed and authorized execution of this Development Agreement; and WHEREAS, pursuant to TMC 18.86.080, the decision of the City Council to approve or reject Developer's request for a development agreement is a discretionary, legislative act; and WHEREAS, the Parties desire to enter into this Development Agreement upon the terms and conditions as set forth herein, NOW, THEREFORE, in consideration of the mutual agreements contained herein, as well as other valuable consideration, the receipt and sufficiency of which are hereby mutually acknowledged, the City and Developer hereby agree as follows: II. AGREEMENT Section 1. Incorporation of Recitals. The Parties agree that the foregoing recitals are true and correct to the best of their knowledge and are incorporated by this reference as though fully set forth herein. Section 2. Project Description. This development involves the construction of one. or two buildings of up to eighteen stories each. The Property is located within the Tukwila 2 Urban Center and is identified on Exhibit A (legal description) and B (site map). The current anticipated use of the property consists of approximately 170 hotel guest rooms and 350 residential units, as well as related parking facilities. Section 3. Statement of Authority and Intent. This Development Agreement is entered into pursuant to the authorization of RCW 36.70B.170 and TMC 18.86 and is intended and designed to vest this development to certain terms and conditions. Other than those terms and conditions specifically identified in this Agreement, the City's regulatory codes in effect at the time of a complete building permit application are accepted by the City shall apply. Section 4. Development Standards; Conditions. 4.1 Effective Period of this Agreement. This Development Agreement shall be valid until December 31, 2015. If Developer has not submitted, and the City has not accepted, a complete building permit application and building permits have not been secured for the development by that date, this Development Agreement shall be void and development may occur on the subject site pursuant to the then -adopted development regulations. 4.2 Application of Development Standards. RCW 36.70B.180(3)(d) and TMC 18.86.030 authorize the establishment of design standards by a development agreement. More specifically, TMC 18.86.030 provides that, a development agreement may allow development standards different from those otherwise imposed under the Tukwila Municipal Code in order to provide flexibility 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. Pursuant thereto and during the Effective Period, the provisions of this Section 4 set forth the development standards that differ from or supplement those standards set forth in the City's development regulations. Accordingly, the following development standards shall apply to and govern and vest the development and use of the Project in lieu of any conflicting or different standards or requirements elsewhere in the Governing Regulations. 4.3 Additional Building Height. The maximum building height for 50 percent of the site shall be 180 feet. The remainder of the site would be limited in height by the zoning code in effect that the time of a complete building permit application. This increase in building height is consistent with the goals of the Comprehensive Plan to encourage residential development within the Urban Center and is consistent with the City's vision of increased urban density. 4.4 Residential Units. The development must include at least 250 but no more than 450 residential units. 4.5 Condominium Declaration. In order to receive a Certificate of Occupancy the Developer must provide the City a copy of a Washington condominium declaration for all residential units built, along with the survey map and plans, which show surveying data for the overall parcel, as well as details of buildings and the location of units. These documents` do not 3 have to be recorded but must otherwise be in conformance with RCW 64.34 et seq. In addition, each residential unit must have an individual electric meter. Section 5. Major and Minor Amendments - Development Agreement. All proposed amendments to the Development Agreement shall be considered in accordance with this Section 5. 5.1 Process. The Mayor may approve Minor Amendments to the Development Agreement proposed by the City or Developer and mutually agreed to by the Parties. Such approval shall be in writing and the resulting amendment shall be incorporated into this Development Agreement as an amendment. The City Council may approve Major Amendments to the Development Agreement in accordance with the same process for approval of the Development Agreement. A Major Amendment to the Development Agreement approved by the City Council, and mutually agreed to by the Parties, shall be incorporated into this Development Agreement as an amendment pursuant to Section 21 hereof. 5.2 Minor Amendment Defined. A proposed amendment to the Development Agreement shall be considered a minor amendment if the proposed amendment does not modify the Governing Regulations or Section 4 (Development Standards; Conditions) hereof, does not materially modify the size or scope of the development, and does not modify the Vesting Period or term of this Development Agreement. 5.3 Major Amendment Defined. A proposed amendment to the Development Agreement shall be considered a Major Amendment if the proposedamendment does not constitute a Minor Amendment. 5.4 Determination. An application for a Minor Amendment shall be made to the Mayor. The application shall describe the proposed Minor Amendment in sufficient detail such that the Mayor can determine whether or not the proposal qualifies as a Minor Amendment. If the application does not provide sufficient information, the Mayor may request additional information from the Developer or reject the application. Upon receipt of sufficient information to determine if the proposal set forth in the application constitutes a Minor Amendment, the Mayor shall determine if the proposal constitutes a Minor Amendment. In the event that the Mayor determines that the proposed amendment is a Minor Amendment, the Minor Amendment may be administratively approved by the Mayor. In the event that the Mayor determines that the proposal constitutes a Major Amendment, the Developer shall submit the proposal in accordance with the same process for approval of a Development Agreement, withdraw its proposed amendment, or modify and re -submit its proposed amendment. The determination of the Mayor shall be a final decision. Section 6. Further Discretionary Actions. Developer acknowledges that the Development Agreement contemplates the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of permit applications under SEPA. Nothing in this Development Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the 4 City and any of its officers or officials in complying with or applying Governing Regulations and the development standards and conditions set forth in Section 4 hereof. Section 7. Existing Land Use Fees and Impact Fees. Generally applicable land use fees and impact fees adopted by the City by resolution or ordinance as of the effective date of this Development Agreement may be increased by the City from time to time, and the new fees applied to subsequent permits and approvals for the Property. Section 8. Specific Performance. The Parties specifically agree that damages are not an adequate remedy for breach of this Development Agreement, and that the Parties are entitled to compel specific performance of all material terms of this Development Agreement by any Party in default hereof. Section 9. Termination. This Development Agreement shall expire and/or terminate on the earlier of the termination/expiration provisions set forth as follows: 9.1 This Development Agreement shall terminate upon the expiration of the Effective Period identified in Section 4 hereof. 9.2 Upon termination of this Development Agreement, the City shall record a notice of such termination in a form satisfactory to the City Attorney that the Development Agreement has been terminated. Section 10. Assignment and Assumption. The Developer shall nothave the right to sell, assign or transfer this Development Agreement with all its rights, title and interests therein to any person, firm or corporation at any time during the term of this Development Agreement provided that the Developer may sell, assign, or transfer this Development Agreement with all its rights, title, and interests therein to any firm or corporation in which the Developer has a majority interest. Developer shall provide the City with written notice of any intent to sell, assign, or transfer all or a portion of the Subject Property, at least 30 days in advance of such action. Section 11. Covenants Running With the Land; Recording. The conditions and covenants set forth in this Development Agreement and incorporated herein by the Exhibits shall run with the land and the benefits and burdens shall bind and inure to the benefit of the Parties. The Developer, and every purchaser, assignee or transferee of an interest in the Property, or any portion thereof, shall be obligated and bound by the terms and conditions of this Development Agreement, and shall be the beneficiary thereof and a party thereto, but only with respect to the Property, or such portion thereof, sold, assigned or transferred to it. Any such purchaser, assignee or transferee shall observe and fully perform all of the duties and obligations of a Developer contained in this Development Agreement, as such duties and obligations pertain to the portion of the Property sold, assigned or transferred to it. Section 12. Amendment to Agreement; Effect of Agreement on Future Actions. This Development Agreement may be amended by mutual consent of all of the Parties, provided 5 that any such amendment shall follow the process established for Major and Minor Amendments as set forth in this Development Agreement. Section 13. Releases. Developer, and any subsequent owner, may be released from further obligations relating to the sold, assigned, or transferred portion of the Property, provided that the buyer, assignee or transferee expressly assumes the obligations under this Development Agreement as provided herein. Section 14. No Third -Party Beneficiary. This Development Agreement is made and entered into for the sole protection and benefit of the Parties hereto and their successors and assigns. No other person shall have any right of action based upon any provision of this Development Agreement. Section 15. Interpretation. The Parties intend this Development Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.70B.170, et seq., and this Development Agreement shall be construed to exclude from the scope of this Development Agreement and to reserve to the City, only that police power authority which is prohibited by law from being subject to a mutual agreement with consideration. This Development Agreement has been reviewed and revised by legal counsel for both Parties, and no presumption or rule construing ambiguity against the drafter of the document shall apply to the interpretation or enforcement of this Development Agreement. Section 16. Notice. All communications, notices, and demands of any kind that a Party under this Development Agreement requires or desires to give to any other Party shall be in writing and either (i) delivered personally, (ii) sent by facsimile transmission with an additional copy mailed first class, or (iii) deposited in the U.S. mail, certified mail postage prepaid, return receipt requested, and addressed as follows: If to the City: City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Attn: Mayor's Office With a copy to: City Attorney City of Tukwila Kenyon Disend, PLLC 11 Front Street South Issaquah, Washington 98027-3820 General: 425-392-7090 Fax: 425-392-7071 6 If to Developer: South Center WA, LLC 18230 East Valley Highway, Suite 195 Kent, WA 98032 425-251-1600 Notice by hand delivery or facsimile shall be effective upon receipt. If deposited in the mail, notice shall be deemed delivered forty-eight (48) hours after deposited. Any Party at any time by notice to the other Party may designate a different address or person to which such notice or communication shall be given. Section 17. Excusable Delay (Force Majeure). In addition to specific provisions of this Development Agreement, and notwithstanding anything to the contrary in this Development Agreement, neither Party shall be in default in the performance or the failure of performance of its obligations under this Development Agreement, or in the delay of its performance, where such failure or delay is due to war, insurrection, strikes, lock -outs or other labor disturbances, one or more acts of a public enemy, war, riot, sabotage, blockade, embargo, floods, earthquakes, fires, quarantine restrictions, freight embargoes, lack of transportation, court order, delays or failures of performance by any governmental authority or utility company (so long as the Party seeking the extension has adequately complied with the applicable processing requirements of such governmental authority or utility company), delays resulting from changes in any applicable laws, rules, regulations, ordinances or codes, or a change in the interpretation thereof by any governing body with jurisdiction, delays resulting from the weather or soils conditions which necessitate delay, delays resulting from litigation (including suits filed by third parties concerning or arising out of this Development Agreement) or any other cause (lack of funds of Developer, Developer's inability to finance the construction of the development, and Developer's inability to lease the Improvements, are not causes beyond the reasonable control or without the fault of Developer) beyond the reasonable control or without the fault of the Party claiming an extension of time to perform or an inability of performance. The extension of time for any cause shall be from the time of the event that gave rise to such period of delay until the date that the cause for the extension no longer exists or is no longer applicable, in each case as evidenced by a notice from the Party claiming the extension. An extension of time for the duration of such event will be deemed granted if notice by the Party claiming such extension is sent to the other as to any of the above causes other than Permit Delays, within 10 days from the commencement of the cause and such extension of time is not rejected in writing by the other Party within 10 days of receipt of the notice (such extension of time is referred to herein as "Force Majeure"). Times for performance under this Development Agreement may also be extended in writing by the City and Developer in accordance with Section 11 herein. Section 18. Indemnification. Except as otherwise specifically provided elsewhere in this Development Agreement and any Exhibits hereto, each Party shall protect, defend, indemnify and hold harmless the other Party and their officers, agents, and employees, or any of them, from and against any and all claims, actions, suits, liability, loss, costs, expenses, and damages of any nature whatsoever, which are caused by or result from any negligent act or 7 omission of the Party's own officers, agents, and employees in performing services pursuant to this Development Agreement. In the event that any suit based upon such a claim, action, loss, or damage is brought against a Party, the Party whose negligent action or omissions gave rise to the claim shall defend the other Party at the indemnifying Party's sole cost and expense; and if final judgment be rendered against the other Party and its officers, agents, and employees or jointly the Parties and their respective officers, agents, and employees, the Parties whose actions or omissions gave rise to the claim shall satisfy the same; provided that, in the event of concurrent negligence, each Party shall indemnify and hold the other Parties harmless only to the extent of that Party's negligence. The indemnification to the City hereunder shall be for the benefit of the City as an entity, and not for members of the general public. Section 19. Applicable Law and Attorneys' Fees. This Development Agreement shall be construed and enforced in accordance with the laws of the State of Washington. If litigation is initiated to enforce the terms of this Development Agreement, the prevailing Party shall be entitled to recover its reasonable attorneys' fees and costs from the non -prevailing Party. Venue for any action shall lie in King County Superior Court or the U.S. District Court for Western Washington. Section 20. Third Party Legal Challenge. In the event any legal action or special proceeding is commenced by any person or entity other than a Party, or successor or assign of Developer, to challenge this Development Agreement or any provision herein, the City may elect to tender the defense of such lawsuit or individual claims in the lawsuit to Developer and/or successor(s) or assign(s). In such event, Developer and/or such successor(s) or assign(s) shall hold the City harmless from and defend the City from all costs and expenses incurred in the defense of such lawsuit or individual claims in the lawsuit, including, but not limited to, attorneys' fees and expenses of litigation, and damages awarded to the prevailing party or parties in such litigation. The Developer and/or such successor(s) or assign(s) shall not settle any lawsuit without the consent of the City. The City shall act in good faith and shall not unreasonably withhold consent to settle. Section 21. Severability. If any phrase, provision or section of this Development Agreement is determined by a court of competent jurisdiction to be invalid or unenforceable, or if any provision of this Development Agreement is rendered invalid or unenforceable according to the terms of any statute of the State of Washington which became effective after the effective date of the ordinance adopting this Development Agreement, and either Party in good faith determines that such provision or provisions are material to its entering into this Development Agreement, that Party may elect to terminate this Development Agreement as to all of its obligations remaining unperformed. Section 22. Authority. Each Party respectively represents and warrants that it has the power and authority, and is duly authorized, to enter into this Development Agreement on the terms and conditions herein stated, and to deliver and perform its obligations under this Development Agreement. Section 23. Exhibits and Appendices Incorporated. Each Exhibit attached hereto or referenced is incorporated herein by such reference as if fully set forth herein. 8 Section 24. Headings. The headings in this Development Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Development Agreement. Section 25. Time of the Essence. Time is of the essence of this Development Agreement and of every provision hereof. Unless otherwise set forth in this Development Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington, then the time period shall be extended automatically to the next business day. Section 26. Entire Agreement. This Development Agreement, and the DDA referenced herein, represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Development Agreement supersedes all previous agreements, oral or written. AS OF THE DATE FIRST WRITTEN ABOVE, the Parties evidence their agreement to the Terms of this Development Agreement by signing below: Attest: By: vO �� �, _I Christy O'Flaherty, City Clerk Approved As To Form: By: Gd- 6 'ofShelley Kerslake City Attorney CITY: CITY Oa& UKWILA, a municip 1 corporation BY: f', '/ iia/ Haggy7ayor // DEVELOPER: South Center LC By: 9 0 a Lee Manager STATE OF WASHINGTON ) )ss COUNTY OF _ ) On Aav, /9 , 20 /3, before me, the undersigned, a Notary Public, personally appeared JIM HAGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. i111'S' yG,OO.``� it it‘MO STATE OF WASHINGTON ) )ss COUNTY OF Kr)1� ) WITNESS my hand and official seal. Q -74,A Print Name: 1.JEI, 7 t— NOTARY PUBLIC in and for the State of Washington, residing at iTikc ik'.--) My commission expires: I iN/te On and. 11 , 20/3, before me, the undersigned, a Notary Public, personally appeared OMAR LEE, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, as MANAGER OF SOUTH CENTER WA, LLC, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. Print Name: met, g . qyu of NOTARY PUBLIC in and for the .State of Washington, residing at cVkAir lA.—) My commission expires: it /�/t(' 10 Exhibit A Exhibit B EXHIBITS: Legal Description of Property Depiction of the Property 11 Exhibit A Legal Description of the Property ANDOVER INDUSTRIAL PARK # 2 PORTION OF TRACT 9 - BEGIN NW CORNER TH SELY ALONG CURVE TO LEFT RADIUS OF 573.69 FT CENTER BEARING N 86-37- 32 E ARC DISTANCE OF 15.07 FT TO POB TH S 88-25-27 W 208.90 FT TH S 88-25- 14 E 140.09 FT TH S 88-25-27 E 224.93 FT TAP ON E LINE OF TRACT 9 TH ALONG PERIMETER OF TRACT 9 S 01-05-08 W 273 FT TH N 88-25-27 W 505.43 FT TH N 14-39-30 W 184.47 FT TH ALONG CURVE TO RIGHT RADIUS OF 573.69 FT ARC DISTANCE OF 97.91 FT TO POB 12 0010 f:. 0031 ,--10' UTIL. E5MT. 172 Exhibit B Depiction of the Property 14820 SF 0032 78 6.58 BAKER BLVD ; c.4 212 10' UTIL. ESMT. STRIAL PARK NO. 2 st) 212237 SF 4.87 AC 0075 Subject Propert 208.90 N 88-25-27 W 49757 SF 1.14 AC 0085 527.44 32530 SF 0037 152.01 31537 SF 0038 142.10 142.10 0 90 0 173.34 1. - fl :2, 573.90 +/- TR. g 022320 224.93 52134 SF 0080 --- CO rJ CC 148507 SF 3.41 AC 0090 .....4j=;Z+515:42Alwami=4- 38:25:27 E '21 r. ANDOVER IN USTRIAL PARK NO. 3,, 13 REF. TUK ELA # L94 -002E 040524 30 ! 30 10, 30 <C f Uj OC LL 1 OC Uji 0I CY Z CC ; 0t 11), 1 1 1 30 31 City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: City Council FROM: Derek Speck, Economic Development Administrator DATE: April 23, 2014 SUBJECT: Washington Place Development Agreement Amendment [New memo composed after Community Affairs and Parks meeting] ISSUE The owners of 223 Andover Park East would like to construct a building with a hotel and apartments or condominiums and have requested an amendment to an existing development agreement in order to modify the City's zoning and sign code requirements for this project. BACKGROUND In March 2013 the City executed a development agreement with South Center WA, LLC so that the owner of 223 Andover Park East (the former Circuit City site) could construct a building up to 180 feet tall and that included apartments or condominiums. Since that time, the developer has continued to refine the project plan. Recently, the developer submitted an application for the City's design review process which is tentatively scheduled to be considered by the Board of Architectural Review (BAR) on May 22, 2014. As currently proposed, the project does not meet certain zoning and sign code standards. Therefore, the City Council would need to approve an amendment to the development agreement allowing modifications to those standards to enable the BAR to consider the project. DISCUSSION Due to the unique nature of this project, there are three areas in which the project needs flexibility from our zoning code: number of parking stalls, area of open space, and building height. Additionally, the proposed project needs flexibility regarding the sign code, especially regarding building mounted signs. Parking — As shown in the table below, the proposed project would include 370 residential units, 189 hotel rooms, and 499 on-site parking stalls. The developer hired the Transpo Group to estimate the parking demand and their technical analysis is attached. Transpo estimated a daily peak parking demand of 340 stalls for the residential units and 118 stalls for the hotel for a combined total of 458 stalls resulting in 40 extra stalls. The City's current zoning would require 939 stalls. Staff recognizes that this parking standard was based on a suburban, low-rise, non -transit oriented development style of apartment building and is excessive for a project in the core of the Urban Center. As currently proposed, 5 INFORMATIONAL MEMO Page 2 the Southcenter Plan and related TUC zoning changes would require 594 parking stalls. Under that code, the project would be short 96 stalls. The key question is whether the proposed project includes sufficient parking. It is a challenging question because this type of multi -family development doesn't exist anywhere in South King County. The main concern is that if the project has insufficient parking that the residents or hotel guests would park on adjacent lots without permission. Although staff would feel more comfortable if the project included more parking, staff acknowledges that adding a floor to the parking garage would be very expensive. It is commonly accepted that the cost of constructing a parking garage is approximately $30,000 per stall. It is possible that the cost would make the project financially not viable. The following are reasons why the parking may be sufficient: (a) The Transpo Group's estimate may reflect the actual demand. Transpo Group based its estimate of parking demand for the residential units on King County's Right Size Parking Calculator, which is a tool designed for these types of projects. The developer also plans to charge the residential tenants separately for parking stalls which may reduce the number of vehicles tenants use. The hotel guests may not all need parking since the hotel will operate an airport shuttle and some rooms may be contracted for airline employees who would not have cars. (b) Some other successful high-rise apartment buildings have similar or less parking. Many apartments and hotels in Seattle have even fewer parking spaces than proposed for this project. However, Seattle has significantly more amenities and jobs within walking and transit of those other apartments. Seattle also has some paid street parking and paid private parking lots which can serve as extra parking. (c) The developer has a strong interest to ensure sufficient parking. Without it, they may have a hard time getting financing or a hotel operator. (d) The developer and property manager can implement a valet parking service when demand exceeds supply. As currently configured, the project could fit an additional 44 parking stalls on site if valet service is implemented that stacks the cars. Attached is a letter from ACE Parking describing how this plan could work. (e) The risk to adjacent properties if there is insufficient parking or if the developer doesn't implement a valet parking service would be relatively minimal. This site is not close to a single family residential neighborhood and commercial property owners could have cars towed if necessary. Parking Comparison Developer Proposal City Requirement Units Daily Peak Demand Parking Stalls Current Proposed Residential Studio 154 308 154 One bedroom 150 300 150 Two bedroom + den 63 126 95 Three bedroom 3 6 6 Subtotal 370 340 411 740 405 2 6 INFORMATIONAL MEMO Page 3 Hotel 189 118 88 199 189 Subtotal 559 458 499 939 594 Hotel adjustment (57) Stacked valet stalls 44 559_ 458_ 543 939 537 That being said, staff still believes that the residential parking requirements proposed for the Southcenter Plan are the minimum necessary for this project. Those requirements would be 1 stall per studio, one stall per one bedroom, 1.5 stalls per two-bedroom, and 2 stalls per three- bedroom unit. Regarding the hotel parking, the proposed Southcenter Plan would require one stall per hotel room. Transpo's analysis has merit; however, staff supports a maximum reduction from one stall per hotel room to 0.7 stalls per hotel room based on Tukwila's general hotel occupancy level of 70%. Using the proposed Southcenter Plan for the residential parking requirement, assuming a 70% occupancy level for the hotels with one stall per occupied hotel room, and counting 44 stacked stalls enabled by valet parking, the project would exceed the required on-site parking by six stalls. It would be necessary for the valet plan to be approved by the City Administration and Fire Marshall to ensure the stacking would comply with the need for Fire access and be operationally feasible. Open Space — The City's current zoning code requires 200 square feet of recreation space per residential unit for use of the residents which would total 74,000 square feet, which would be nearly equivalent to 50% of the lot area. The City's proposed Southcenter Plan zoning would require 10% of the residential floor area to be "open space" which would equal 20,800 square feet, which is nearly the equivalent of one entire floor. Plus, the proposed Southcenter Plan would require 25 square feet per hotel room, which would be 4,725 square feet. The project as proposed has over 14,000 square feet of common space for the hotel primarily related to the hotel lobby, bar/cafe, swimming pool, second floor roof deck, and meeting rooms. If counted as "open space", the common space easily exceeds the 25 square feet per guest room requirement. The project as proposed has over 16,900 square feet of common area space for the residential portion. Most of the common space is on the nineteenth floor which includes a clubhouse with a flexible room comprising a kitchen and area for meetings, lounging, dining and playing games. It also has an exercise room, a hot tub, and an outdoor area with seating/lounging, barbecue grills, and an outdoor fireplace. The ground level includes a residential lobby, an outdoor pet area, and a fifteen foot wide tree lined sidewalk with bench seating. Given the location of this project, there is significant indoor and outdoor space for socializing and recreation within walking distance such as an exercise club, a bowling alley, the largest indoor mall in the Pacific Northwest, sidewalks, the Green River bike and pedestrian trail, the Interurban bike and pedestrian trail, and Bicentennial Park. 3 7 INFORMATIONAL MEMO Page 4 Staff supports the amount of common space as proposed by the developer and recommends that the development agreement treat the common space as open space with a minimum requirement of 25 square feet per hotel room and 45 square feet per residential unit. Building Height— In early 2013 the City approved a development agreement for this project to entitle the building to be up to 180 feet in height. That was based on a seventeen story building which did not include a clubhouse on the roof. The project has evolved from that earlier concept and now includes eighteen stories plus the roof top clubhouse. In addition, the developer is negotiating an agreement to operate the hotel as a Four Points by Sheraton and Sheraton has requested some additional height on the second floor (mezzanine level) so the meeting rooms can have higher ceilings. Staff supports entitling the building for additional height up to 190 feet. This site is in the core of Tukwila's Urban Center and is a good location for more urban type of development. Higher ceilings provide a higher quality experience for the meeting rooms and the roof top club house is an amenity that improves the entire project. Since the intent of the additional 10 feet is to enable higher ceilings and the clubhouse, the proposed amendment to the development agreement would not allow residential units or hotel rooms on the nineteenth floor. Signage— The developer has proposed signs that exceed the size currently allowed by the City's sign code on the north and west faces and on the canopy above the main hotel entrance and apartment entrance on the east side as shown in the attached elevations and renderings. North Face: The developer originally proposed a wall sign of 840 square feet, which is shown in the attached elevations. Assuming the project has a public entrance on the north side, the sign code allows a sign up to 150 square feet. West Face: The developer originally proposed a wall sign of 840 square feet. Assuming the project has a public entrance on the west side, the sign code allows a sign up to 150 square feet. East Face Canopy: The proposed sign lettering is 3.5 feet in height whereas the sign code allows lettering up to one foot in height. Although the developer has not requested signs on the parking garage, the sign code would allow two signs on the north face of the parking garage and two signs on the west face of the parking garage. Each of the four signs could be up to 288 square feet. It is unlikely that signs on the parking garage would be clearly in view from Baker Boulevard or other public street. The City's sign code was created in the context of our current built environment without specifically anticipating large and tall buildings like this project. As such, limiting the wall face signs to 150 square feet is too conservative. Larger signs may improve wayfinding, marketability of the property, and competiveness of our Urban Center. The City of Seattle does not allow signs at the top of downtown high rises but the City of Bellevue does. Bellevue limits its signs on tall buildings to a maximum of 300 square feet. Staff supports allowing larger signs for this project because the wall faces are considerably taller and larger than contemplated in the sign code and the larger signs can still be aesthetically pleasing as long as the signs are of the channel letter design as proposed. 4 8 INFORMATIONAL MEMO Page 5 When this item was discussed at the Community Affairs and Parks Committee (CAP) on April 15, 2014, staff recommended applying the formula from the MIC/H District which was developed for Targe, industrial buildings. Based on that formula, the north face sign could be up to 733 square feet and the west face sign up to 561 square feet. At least one member of CAP expressed concerns about applying the MIC/H formula to buildings in a more retail area and setting a precedent for other properties. Based on that discussion, staff recommends a formula similar to the formula in the Master Sign Program section of the sign code (TMC 19.32.060) that would allow each of the two signs to be up to 6% of the exposed building face to a maximum of 500 square feet. Given the size of the walls, the effect would be to cap the signs at 500 square feet each. Those signs would be about 60% of the size shown in the attachments. In addition, staff recommends requiring the wall signs to be channel- type letters (as shown), dis-allowing projecting signs, corner projecting signs, and special incentive signs for the parking garages. Staff also recommends approving canopy edge signs up to 3.5 feet tall. Staff recognizes that the community may have reservations about entitling this project to the parking, open space, building height, and signage as described. This is a pioneering project from which we will learn a lot about parking demand in our Urban Center core. Given the City's vision to have a transit -oriented neighborhood utilizing the commuter rail station, bus transit center, Interurban and Green River bike trails, and nearby jobs and amenities, this is a good opportunity to push the envelope to encourage development. This project is a unique opportunity to encourage transit oriented development with a higher end multi -family residential component than currently exists in Tukwila. Since this type of product does not currently exist, it is difficult to prove the market demand in order to get financing. It is a unique confluence of factors such as the property owner's knowledge and commitment to the local area, a Targe enough site to enable some surface parking, the EB -5 financing structure, and the hotel participation that makes this project a possibility. The project exemplifies many of the goals reflected in the City's vision for the core of the Urban Center. If the project is successful, it may inform future adjustments to Tukwila's zoning and sign codes. Public Notification — Official notice of the public hearing was published in the Seattle Times on April 14, 2014. The Community Affairs and Parks Committee discussed this item at their meeting on April 15, 2014. The City also held an open house on April 16, 2014 at Albert Lee Appliance for the public to meet with the developer and city staff and discuss the project and proposed amendments to the development agreement. Staff mailed invitations to the nearby businesses and property owners. FINANCIAL IMPACT The proposed amendment to the development agreement has no direct budget impact for the City. The developer has also asked for the City to approve a multi -family property tax exemption and other financial incentives. Staff is still researching those options and will return to Council at a future date, possibly in May or June. 5 9 INFORMATIONAL MEMO Page 6 RECOMMENDATION The Council is being asked to hold a public hearing at the Committee of the Whole meeting on April 28, 2014 and approve an amendment to the development agreement at the May 5, 2014 Regular Meeting. ATTACHMENTS Proposed ordinance Proposed amendment to development agreement Technical memorandum with parking analysis by Transpo Group dated April 2, 2014 Letter from ACE Parking Washington Place schematic design plan set 6 10 DR AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE FIRST AMENDMENT TO THE 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.706.170, et seq. and Tukwila Municipal Code (TMC) Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development use and mitigation of real properties; and WHEREAS, the City of Tukwila and South Center WA, LLC entered into a Development Agreement for the 223 Andover Park East Development effective the 19th day of March, 2013 and approved by Ordinance No. 2399; and WHEREAS, the City of Tukwila and South Center WA, LLC wish to enter into a First Amendment to Development Agreement for the 223 Andover Park East Development, a copy of which is attached hereto as Exhibit A; and WHEREAS, as required pursuant to TMC Section 18.86.050, a public hearing was conducted on the 28th day of April 2014 to take public testimony regarding this First Amendment to the Development Agreement as proposed; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. The First Amendment to the 223 Andover Park East Development Agreement by and between the City of Tukwila and South Center WA, LLC, a copy of which is attached hereto as Exhibit A, is hereby approved and the Mayor is authorized and directed to execute said First Amendment to Development Agreement on behalf of the City of Tukwila. W: Word Processing\Ordinances\223 APE DA -First Amendment 4-22-14 DS:bjs Page 1 of 2 11 12 Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2014. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Shelley M. Kerslake, City Attorney Jim Haggerton, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Exhibit A: First Amendment to Development Agreement by and between the City of Tukwila and South Center WA, LLC for the 223 Andover Park East Development W: Word ProcessinglOrdinancesl223 APE DA -First Amendment 4-22-14 DS:bjs Page 2 of 2 FIRST AMENDMENT TO Iror DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND SOUTH CENTER WA, LLC FOR THE 223 ANDOVER PARK EAST DEVELOPMENT THIS FIRST AMENDMENT TO DEVELOPMENT AGREEMENT (the "First Amendment") is made and entered into this day of May, 2014, by and between the CITY OF TUKWILA ("City"), a non -charter, optional code Washington municipal corporation, and SOUTH CENTER WA, LLC, a Washington limited liability company ("Developer"). I. RECITALS WHEREAS, the City and Developer entered into that certain Development Agreement relating to the 223 Andover Park East Development, dated March 19, 2013 (the "Development Agreement"); and WHEREAS, Developer has continued to refine the design of the proposed development; and WHEREAS, Developer has requested an amendment to the Development Agreement in order to proceed with the proposed development; and WHEREAS, due to the benefits as described in the Development Agreement the City desires the proposed development to proceed; and WHEREAS, as required pursuant to TMC 18.86.050 the City conducted a public hearing on the 28th day of April 2014 to take testimony regarding this First Amendment to the Development Agreement; and WHEREAS, the City Council, pursuant to City Ordinance No. approved this First Amendment to the Development Agreement as proposed and authorized execution of this First Amendment to the Development Agreement; and WHEREAS, the Parties desire to enter into this First Amendment to the Development Agreement upon the terms and conditions as set forth herein, NOW, THEREFORE, in consideration of the mutual promises set forth herein and the Tong -term benefit to both the City and the Developer, the Parties hereby agree as follows: 1 13 N• 14 H. AGREEMENT 1. Building Height: Section 4.3 of the Developm\ent Agreement is hereby amended so the maximum height for 50 percent of thee shall be 190 feet. The building(s) may have no more than nineteen (19) floors. The nineteenth floor may be used for common area open space such as a clubhouse, rooftop deck, other common areas, a green roof and mechanical equipment but may not be used for residential units or hotel guest rooms. The remaining requirements of Section 4.3 remain in full force and effect. 2. Open Space: The building(s) shall have common open space of at least 45 square feet per residential unit and 25 square feet per hotel room. Common open space may include areas such as apartment lobby, hotel lobby, restaurant/bar, meeting rooms, business centers, bike storage, pet walk area, exercise room, hot tub and/or sauna, swimming pool, movie or video watching room, clubhouse including kitchen, dining and bar areas, and outdoor seating and barbeque areas. Space for the exclusive use of residents will count toward the residential open space requirement. Space for the exclusive use of hotel guests will count toward the hotel open space requirement. Space accessible to both residents and hotel guests may be counted for either requirement, at the election of the Developer. 3. Parking: The required minimum amount of on-site parking shall be 0.7 stalls per hotel guest room, one stall per studio unit, one stall per one bedroom unit, one -and -a -half stalls per two bedroom unit, and two stalls per three bedroom unit. Parking stalls that are stacked, in which some cars could be blocked by other cars, may be counted toward the required minimum number of parking stalls provided that the location of the stalls has been approved by the City's Fire Marshal and a shuttle and valet parking plan has been approved by the City administration. The Fire Marshal may approve a drive aisle width between stacked cars less than required by TMC 18.56.090. 4. Signage: The proposed development may have signage according to the City's sign code (TMC 19.20) with the following modifications: a) Canopy -edge signs may be up to 3.5 feet in height and may have up to two rows of letters. b) Projecting signs and corner projecting signs per TMC 19.20.050 are not allowed. c) Special incentive signs for parking garages are not allowed. d) Permanent building mounted wall signs: The building may have up to two flush -mounted wall signs. One sign may be placed on the northernmost wall and one on the westernmost wall regardless of 2 whether those walls have exterior public entrances. The maximum allowable message area for the wall signs may be an area up to six percent of the exposed building face to a maximum of 500 square feet. The flush -mounted wall signs may not be cabinet or box signs and must be channel -style letters and may be internally lit and/or halo -lit. 5. This First Amendment shall be recorded against the Property as a covenant running with the land. 6. Except ass amended herein, the terms and provisions of the Development Agreement remain in full force and effect. In Witness Whereof, the parties have caused this First Amendment to be executed, effective on the day and year set forth on the first page hereof. CITY OF TUKWILA, a Washington municipal corporation By: Jim Haggerton Its: Mayor Date: Attest/Authenticated: Approved as to Form: Christy O'Flaherty, MMC, City Clerk City Attorney SOUTH CENTER WA, LLC, a Washington limited liability company By: Omar Lee Its: Manager Date: 3 15 STATE OF WASHINGTON ) )ss COUNTY OF ) On , 20 , before me, the undersigned, a Notary Public, personally appeared JIM HAGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. Print Name: NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: STATE OF WASHINGTON ) )ss COUNTY OF ) On , 20 , before me, the undersigned, a Notary Public, personally appeared OMAR LEE, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, as MANAGER OF SOUTH CENTER WA, LLC, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. Print Name: NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: 4 16 =rtranspoGRoup WHAT TRANSPORTATION CAN BE. TECHNICAL MEMORANDUM Date: April 2, 2014 TG: 14027.00 To: Omar Lee — Washington Tower LP From: Kevin. L. Jones, P.E., PTOE —Transpo Group cc: Eric Guion, AIA — Group West Companies PLL Subject: Washington Place Mixed -Use Parking Analysts,, This memorandum presents our estimate of daily peak parking demand for the subject project as well as compares this estimate to (1) the number of required parking stalls based on the City of Tukwila's existing and proposed zoning codes and (2) the proposed parking supply. Project Description We understand the project site is located at 223 Andover Park East in Tukwila near existing shopping, restaurants and entertainment and within walking distance of the existing Green River Trail. It is also located near the future Tukwila Transit Center and within; walking distance of the future Tukwila Sounder Station. The proposed project would include the demolition of a 40,580 -square foot (sf) building formerly occupied by Circuit City and construction of a 19 -story mixed-use building with 370 apartment units and 189 hotel rooms. The project would include a mix of apartment unit types rented at local market rates. The number of studios and one- to three-bedroom apartment units is summarized below along with the average size and anticipated monthly rent for each unit type: • 154 studio units averaging 353 sf and rented at approximately $790/month • 150 one -bedroom units averaging 578 sf and rented at approximately $1,000/month • 63 two-bedroom plus den units averaging 996 sf and rented at approx. $1,550/month • Three three-bedroom units averaging 1,511 sf and rented at approximately $.1,900/month We understand the hotel will be branded as a "4Points by Sheraton." It will include a shuttle program, providing transportation for guests to/from Sea -Tac International Airport which is located Tess than five miles to the west. Given this proximity and provision for shuttle service, the hotel plans to contract with the airlines and reserve rooms for pilots, flight crew, etc. An average annual room occupancy rate of 70 percent is anticipated based on similar hotels. The project would also provide 208 surface parking stalls and 290 garage parking stalls for a total of 498 stalls. We understand the monthly price for residential parking would be approximately $150 per stall and this price would be in addition to the monthly rent. Parking Demand Peak parking demand was estimated differently for the residential and hotel components of the project. For the residential component, we used the King County Multi -Family Residential Parking Calculator (www.riohtsizeparkina.orq) to calculate the estimated number of parking stalls that would be used per apartment unit. The calculator is a map -based statistical model that estimates parking use for a particular parcel based on local data collected at over 200 existing multi -family developments in 2012. The calculator was created by King County Metro using grant monies awarded from the Federal Highway Administration (FHWA) Value Pricing Program and takes into consideration surrounding factors such as existing population, employment, and transit service concentrations. In using the calculator, we first selected the parcel representing the project site. Next, we entered the number, size and anticipated monthly rent for each apartment unit type along with the monthly price per stall for residents of the building. Although it would be reasonable to increase the existing transit ihenspo Group 11730118th Avenue N.E., Suite 600 Kirkland, WA 98034 425-821-3665 Fax: 425-825-8434 17 service concentration recognizing the nearby investments in the Tukwila Transit Center and Tukwila Sounder Station, we did not to ensure a reasonably conservative estimate of future residential parking demand. Ass town it the, attached, the tool estimates that the residential component Of the proposed development would generate .ori average, a daily peak parkingdernantt of approximately 0.92 wehicles`per apartnY eht`tinit.' This translates to approximately 340 vehicles with a total of 370 apartment units. The tool reports this estimate as strong (accurate) for the parcel in which the project site is located. The average parking rate published in Parking Generation (Institute of Transportation Engineers [ITEj, 4th Edition, 2010) for "Hotel" was used to estimate peak parking demand for the hotel component. The average weekday peak period parking demand is 0.89 vehicles per occupied room (see attached) and based on an anticipated average annual room occupancy of 70 percent, it Is estimated that the hotel would generate a daily peak parking demand of approximately 118 vehicles (189 x 0.70 x 0.89 = 118). This is considered a conservative estimate because it does not account for the planned shuttle program nor the strategy to reserve rooms for those in the airline industry, two elements not incorporated in the average ITE parking rate that would likely result in less parking demand than would be generated otherwise. Combining our parking demand estimate for the hotel with our estimate for the residential component, we anticipate the proposed mixed-use development would generate a peak parking demand of approximately 458 vehicles (340 + 118 = 458). Parking Analysis The City's existing zoning code requires two parking stalls for each apartment unit with up to three bedrooms and one stall for each hotel room plus one stall for employees for each 20 rooms, rounded to the next highest figure. As such, the City would require 740 stalls (370 x 2 = 740) for residential parking and 199 stalls ((189 x 1) + (189120) =199) for hotel parking, a total of 939 stalls. This total supply is approximately 481 more stalls (939 - 458 = 481) than the estimated total daily peak parking demand described above. We understand the City has proposed changes to the existing zoning code as it relates to the Tukwila Urban Center District in which the project site is located. These changes would require fewer parking stalls than with the existing zoning code. For example, Table 4 of the Planning Commission's Recommend Draft Chapter 18.28 (October 2012) recommends one parking stall for each studio or one -bedroom unit, 1.5 stalls for each two-bedroom unit, two stalls for each unit with more than two bedrooms, and one stall for each hotel room. If approved, the City would require 404 stalls ((304 x 1) + (63 x 1.5) + (3 x 2) = 404) for residential parking and 189 stalls (189 x 1 = 189) for hotel parking, a total of 593 stalls. This total supply is approximately 135 more stalls (593 - 458 = 135) than the total daily peak parking demand. With the project proposing a total of 498 parking stalls, we estimate that this supply is approximately 40 more stalls (498 - 458 = 40) than the estimated total daily peak parking demand. Based on the average parking rate in Parking Generation for "Hotel," it is worth noting that the proposed supply would accommodate the peak parking demand even if the hotel was 90 percent occupied and without the strategies to reduce hotel parking demand described earlier'. 1 The proposed code would require approximately 64 more residential parking stalls than the estimated residential peak parking demand. Assuming these additional stalls would require more structure parking, these stalls would be responsible for approximately 10,800 kg in annual greenhouse gas emissions (carbon dioxide equivalent) from construction and maintenance and approximately 288,600 kg in greenhouse gas emissions (carbon dioxide) from vehicle use of residents, as calculated by the King County Multi -Family Residential Parking Calculator. 2 Based on projections, it is unlikely that room occupancy would exceed 90 percent with any regularity but if this was to occur, the owner is committed to provide valet parking service to off -set the incremental increase in parking demand. j7rtranspoGRcuP 18 2 Conclusions Conservatively, we estimate the proposed project would generate a daily peak parking demand of approximately 458 vehicles, Tess than the proposed parking supply and significantly less than what the City's existing and proposed zoning codes would otherwise require. Peak parking demand would likely be even Tess as we did not adjust our estimate to reflect the future transit concentration of the area nor the hotel's planned services geared toward guests (air travelers, pilots, flight crew, etc.) affiliated with the nearby airport. KLJ/ Attachments: Screen Shots from King County Multi -Family Residential Parking Calculator Excerpt from Parking Generation for 'Hotel" rtranspo3,r& iJ4 3 19 Screen Shots from King County Multi -Family Residential Parking Calculator 21 Screen Shots from King County Multi -Family Residential Parking Calculator 22 vww,rightsizepario Screen Shots from King County Multi-Family Residential Parking Calculator PINS MOLL 23 Land Use: 310 Hotel Average Peak Period Parking Demand vs. Occupied Rooms On a: Weekday Location: Suburban (staig. Peak Period Number of Stud Sites Avera • e Size of Stud Sites Avela e Peak Period Parkin. Demand Standard Deviation Coefficient of Variation 95% Confidence Interval wf,.i.-111:1Vak.04:71161toirni 33rd Percentile 12:00-1:00 p.m.; 7:00-10:00 p.m.; 11:00 .m.-5:00 a.m. 20 315 occu ied rooms 0.89 vehicles er occu ied room 0.31 0.75-1.02 vehicles•er occu ied room 0.61-1.94 vehicles .er occu ied room 1.08 vehicles er occu ied room 0.72 vehicles .er occu ied room • Actual Data Points 200 400 600 800 x = Occupied Rooms Fitted Curve - - - Average Rate institute of Transportation Engineers ---N4 Parking Ge.neration, 4th Ease 24 EVERY THANK YOU EARNED. Scott A. Jones Chairman Keith Jones Managing Principal John Baumgardner Vice Chairman & CEO Steve Burton President Founding Member of the National Parking Association our mission By valuing our employees, listening to our clients, and operating under the ideals of moral integrity, quality, and accountability, we will lead the parking industry in service and financial results for our clients. April 14th, 2014 To Whom It May Concern, The purpose of this letter is to inform the City of Tukwila about the additional parking space that can be created by implementing valet parking at the proposed new hotel. After reviewing the design of the property and working with hotel management, we have come up with a scenario where valet would be provided and accommodate additional vehicles while also leaving dedicated parking for the apartment complex, allowing residents to self park at all times. Under this scenario we are assuming that valet services would be provided 24/7. We propose leaving some of the surface parking and levels 2, 3, and 4 of the garage open to the residents of the apartment complex. Valet and hotel parking would be dedicated to the 1t floor of the garage, as well as a small portion of the surface area parking. Under this scenario, we would be able to completely stack the 1st floor maximizing the amount of vehicles that could be parked. Access would be restricted to only valet team members. Under this scenario we believe we could at the very least fit an additional 44 full-sized vehicles in the valet area. When we stack vehicles there are several processes we use. One is installing small heavy-duty secure key boxes that would store the keys of vehicles that are blocking other vehicles in. When a valet retrieves a vehicle, they would access the key box to retrieve the keys of the blocking vehicle. Another method is to keep all keys in a central location. Under this method, we tag the tickets of the vehicles that are blocked in with the ticket number of the vehicle blocking it. If a vehicle is requested that is blocked in, the valet knows to also grab the keys to the vehicle that is blocking it in. We would like to keep the valet area restricted to valet use only. This means that valet would only use the valet designated areas of the garage. At no time would a valet stack or double park a vehicle in the apartment parking section of the garage. Ace Parking Management has extensive experience in the valet parking industry. In the greater Seattle area alone we run multiple luxury hotels, as well as, several large corporate valet assist programs. This gives us the expertise necessary to maximize space in the garage. With over 300 professionally trained employees in the area, it also allows us to staff a location In a moment's notice, if needed. For further questions or concerns, please feel free to contact me directly. I can be reached by email at nick hutsen@aceparking.com or through my direct office line at 206-903-1219. Sincerely, Nick Hutsen Regional Director ace parking management, inc. 645 Ash Street San Diego, CA 92101 tel 619.233.6624 fax 619.233.0741 www.aceparking.com 25 LEVEL 1- 27 additional vehicles Surface Level- 17 additional spaces C u ..,,,-(„_,,/ I y CC.., C C <- C ti c .., , /,+,. , i i i I I I I I I I I I f,,„, 1illa sniiiii l ITi m1Tf 2 27 Parking Analysis Assume Valet Parking Hotel Site Valet 44 Site Surface Parking 17 Garage - Lower Level 71 Total Hotel Parking 132 (Total required is 0.7 per guestrot Apartments Site Surface Parking 164 Garage - Lower Level 18 Garage - 1st floor 85 Garage - 2nd floor 85 Garage - 3rd floor 59 Total Apartment Parking 411 Total Apartment Parking Required per South Center Plan 405 Total Parking Provided with Valet 543 Total Parking Recommended by City Staff 537 Note: Project includes 6 more stalls than recommended by City Staff 28 WASHINGTON PLACE HOTEL / APARTMENTS SCHEMATIC DESIGN April 23, 2014 i 11116 411 mimpatim11YN1f1wtt!111N1 h , t.-. l t 1 � wlv.x ixaT14444441 \WAVVIVI s vtia i 1!41 Hi a MVIM)VU ,121,1,1 II3A0ONV 1N31A11WdV /1310H 30Vld NaLONIHSVM 1 t 81 ti 0 0, Lo b Urt, o o ir 41 .sx ‘\\'''\\ '\\‘'/ / a ! 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I 11 II I I III II I PH'. 4 0 i T t t Wie s LMNG/OWiNG BEDROOM (19'-0"x1O'-Y) ONE BEDROOM 565 sf UVING/BEDRM (14`.4"x13'.01 STANDARD STUDIO 347 sf v z W t 2 O M N 0 W Z h cc w z O 't u Lel r O Z W G + O • '^ O N ix al lu it rl W Ca W W CC H J r CO U O CD Q E ca X L11 1 O N ca m u_ > 00 0 0 x r; o0 ZD T"1 N XX O O L O a 0_ Q CU cX3 ca C = C ta0 ft) CIO to cn O N N • K W IG -I 0.1< GG G -F G-0 cc Gee 041 T9.1 112'_0,. 20'-6" 22'_0" ▪ 27_0" 22-0" 27_0" 27-0" , 22•_0" I, EC. 1'O SF LAUNDRY/H.K EMPLOYEE BREAKRM 536 SF -r MECF 400 S RISER PUMP ROOM POOL EQUI' KITCHEN IF 992 SF I DINING / BAI2 1,800 SF � III �� I 3 a-}—] va IvI— I G5I— T \\ T T c Ic c c c c c l c c c c I \\ I 9 DASHED LINE OFIVALET PARKING I RAMP DOWN f II i ;I i II ,o I 1 I IIII I:II 1,935 SF BUSI SS CENT R 360 S PAN RY EXERCISE 45SI SF -- -_-_� BIKE STORAGE! MAINTENANCE LAULE RONT OFFIC 575 SF I B1 ---18 LV1---24 LV2-26 LV3--16 LV4--3. GROUND ---16 TOTAL -03; FIRE COMM D CENTER MAIL ROOM 212 SF TJ LEVEL 1 (TH \ TO ITC Tv1 TA --710 L//f 00/G VALET PARKING COUNT 1�- Y 'r' Y 7 I I I I I S I I I I 1 I I ^'--r-------- 1 I I r--- 1-----i i Ii 1---- i --1 i_.—.-1 Y ----1 1- I ---- IL I I I I I I I I I c C C c' C C 0.0 G -E GO GC GA `I' Y I I I I i I I I I ,I ,- -I r- i t j -- 11 l ! i _-_1 i._ RAMP UP I i I I I I I I I I II i li C! C c c' c C I C C C I i li 3i1 i 4 i i i i I c' c c c c c 1_-._ i li i 1 i , 12•0„ 1 q; ! li, i i Ir I iii RAMP UP I I L__ ---.II, --— ' —r---__ -- i; ?i ! ii 'i. li 1--- II C C DASHED LINE OF VALET PARKING T Y Y I I I I I I I I I �� PREF RIO' I 1 k �Ir LIEETINO MEETINO OPEN TO EILLOW p Y i • 0 23' •" STORAGE FOOD SERVICE .-..111111111 Er m 0;01 LOBBY HOTEL ELEV LOBO 1 0 50' 100' STUDIO EXTENDED 3I LEVEL 2 2 BED + DEN A L 2 BED + DEN A IGI 2BED +DENA Ivl 2 BED + DEN A VALET PARKING COUNT Y Gi F- 0 Y G4 G -G GF Y 1- 1- I I I G8 GA T -I- C I DASHED LINE OF VALET PARKING RAMP UPI 0 ---------- :i I I I j j I I I j 1 I I i I I III j0. 1 2BED +DENT 2BED 4-DENA Yom_ r �•-. - Eig I ,23. o. I i I 4- Ii -17 I QQ ▪ K ▪ K 2 ISED + DE t A 1 BED XLG QQ K K 'WU 0117 p ck 100' j STUDIO j 2BED+DENAj .2BED+DENA j EXTENDED I I I TMI TJ b I) LEVEL 3 2 IJED + DEN A I TG 2BED+DEIJA 2jBED+DEN A � ITEJ 6LDJ 2 BED COF{NER STE (vl, I! 0 0 CC w LLIy C7 0 114' ai/6 VALET PARKING COUNT GEG-0 GC G8 G# I Tc I �n l T; '1' j 1 Y Y Y Y j I j I I j I j I I j I j I I 11i 111 111 I I •\ -I ••r: WIMP I1111 Ihnillejul 11111. 11111 1111l 11!11 MINI 111111 11111 11111 15511 1011 11111 nisi 11 i1 11 11 11.! IIsi Ili!! 11111 11111 11l11 liilii /1111 11111 111!9. 11 ii 11111 11111 11111 111f11 11111 11111 IIi11 serve !Ell: MIN 11111 _11111 111i1 11117 11111 !1111_ 11111 1111 1 11111 MINI 1..i...:.... .:, it 11. 1-1-71-17-7........"..•117117111•111.111 i 1:: _ I' 1 Iii �T - - �� � _ e, ii �,'� • iii i(} I TGI LEVEL 4 I j I j ITD ITc L/4' -aaiG VALET PARKING COUNT 10' *2' - 147'-11" 12STALLS.,SW EACH e • BC 0' EXISTING BUILDING TO BE DEMOLISH 5' UTILITY EASEMENT GREASE TRAPS 220' - 0" 80' - 0' • 10 STALLS OI.O' EACH 10STALLS O.-0 EACH 115'- 6' 80'-0" 6'-0" f X + is STALLS a 0,0"EACH 97' 0" 30'-0' _. To .,EA SIGNAGE 10STALLS C.0 EACH L'; : C C C C C C C C� C C C C C C C C C C/ �C C C C C C C C C C 1/ C 00 G I A -al 60 of 0,0 00 GA (� T T T T T Y I i 1 1 1 i I I I I I I p •6• I I 330'-6 1 I I� 1-6"- 1 r r :20'-6" :22'-0' I .22'-0 I :2 -0" -- I-- I .22' .' I I ---�. X--- .2z-oI ---i •z2 -o" zZ'-o" I z' -o"--- 22-0 I !� CCCCCCCCC C �C C C CC 112'-0" RISER PUMP ROOM i C c c c c c c c c c I Ic c c !c i c c! C c c c c i I I I i i i i I i G-0 I DASHED LINE OF VALET PARKING i RAMP DOWN i POOL 1,935 SF STREET BENCH i i 'i i i 10 10 I i ;! i it i i I ! i SIK PACK RCISE SF .2111111111111111. L -!M!=Mir ■■ - MAINTENANCE ONT OFFICE 575 SF Z• srAas o •'f COMMON SPA MAIL ROOM 212 SF MANAGEM OFFICE 490 SF 12' ACCESS EASEMENT 20' EASEMENT (RAILROAD) 5' UTILITY EASEMENT SIGNAGE NEW STREET LIGHT (TYP.) NEW STREET TREE NEW CONCRETE SIDE WALK 10' UTILITY EASEMENT 81'-0" . STALLS ®.d EACH 0 50' SITE PLAN 6'-0 100' 90'-0' O STULSCOa' EACH ,0 STALLS (p 0, EACH 90' - 0" 10 STALLS 1,1,0" EACH 6' - 0' 27' 0" 3 STALLS 7-0" E.H VALET PARKING COUNT 7' -1', 15'-11" X jS* EY EACH LANDSCAPE AREA ill= PEDESTRIAN PATH LOADING AREA Z./Q-06/4 IGNAGE 35'W X 24'H +i I 14 --- 1�I I Lamanommi 11 li 11 I I ilugiiiiissimom 11 I_ 11 ,..,„, Im 1� 111®1111®11 I am II 11111111111211 MOM 11111111111111111111111111111.11 1 11111111111 11 11 11-1111121111151111.1 111111[.11 1 ElligIII'11 111 __-11 N II 11U111111111111 111 11 111 11 1i 11®.1U11 ii i 1 11-11E - 11 _. 11 11 11i1111i 1 iiUi1®11 E1 . 1. 11_! ann 1 11 11 _ 1I 11-11 11.11 �1�(i� 1 - 1 I 1 11 11 11 1 : 11, 11e11 11 11 AREA OF THIS WALL 13727SF TOTAL AREA OF NORTH WALL 43,900 SF "FOUR POINTS" SIGNAGE AREA 840SF LIGHT CHERRY METAL SOFFIT SATIN ALUMINUM WINDOW FRAME STAIN ALUMINUM WINDOW FRAME BLUE GRAY GLASS BRUSHED BRONZE WINDOW FRAME •�x - SURREY BEIGE METAL PANELS - RED BRICK VENEER BASE SIGNAGE 35'W X 3.5'H APARTMENT SIGNAGE 5.5'W X 2'H TOTAL AREA OF WEST WALL IS 32,412 SF "FOUR POINT" SIGNAGE 122 SF "BY SHERATON" SIGNAGE 24SF "WASHINGTON PLACE" SIGNAGE 48SF WALL PLAQUE IISF TOTAL SIGNAGE AREA 205 SF --3E - -::'-E - it11-18 "" M'°`rc w.r B r .. METAL SCREEN PANEL — II —B — SIGNAGE SIZE 35W X 24"H LIGHT CHERRY METAL SOFFIT SATIN ALUMINUM WINDOW FRAME - - STAIN ALUMINUM WINDOW FRAME BLUE GRAY GLASS — BRUSHED BRONZE WINDOW FRAME -- SURREY BEIGE METAL PANELS / CONCRETE CAP — RED BRICK VENEER BASE CONCRETE BASE --- AREA AREA OF THIS WALL 99245F TOTAL AREA OF WEST WALL IS 32,412 SF "FOUR POINTS" SIGNAGE AREA 840SF SAMPLE OF APARTMENT PROJECT PARKING RATIOS Name of Project Year Built Units Parking Spaces Ratio Viktoria 2/14 249 138 55.4% 2030 8th Ave. 5/13 430 242 56.3% The Post 1/13 208 124 59.6% Via 6 7/13 654 434 66.4% Alto 4/12 184 125 68% Coppins Well 10/12 236 107 45.3% Pine & Minor 9/13 120 28 23.3% M Street 9/07 220 110 50% The Martin 11/13 118 125 66.5% HUE 5/13 100 59 59% Monthly Rents are required on all parking Washington Place Open Space Calculation Draft: 4-22-14 Square Allocate to Feet Hotel Residential Hotel Meeting Rooms 5,972 5,972 Meeting room prefunction areas 1,920 1,920 Second Floor Roof Deck 512 512 Restaurant/Bar: 1,800 1,800 Outdoor Patio Dining 900 900 Hotel Lobby/Lounge: 900 900 Hotel Business Center: 360 360 Hotel Exercise Room 450 450 Swimming Pool 1,935 1,935 Roof deck w/BBQ) 4,237 4,237 4237 Lobby Lounge - 1st floor 655 655 Lobby Lounge - 2nd floor 652 652 Multi-purpose room 573 573 573 Movie Room 327 327 327 Clubhouse 3,028 3,028 3028 Hot tub 411 411 411 Exercise room 655 655 655 Bike Storage / Workspace 620 620 Pet walk 1,682 1,682 1682 Balconies 0 West drive easement - 0 East sidewalk and benches 4,100 4,100 Required per Southcenter Plan Total 31,689 14,749 16,940 10913 4,725 20,827 Calculation for Development Agreement Number of rooms/units 189 370 Provided per room/unit 78 46 Required per room/unit 25 45 City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Community Affairs and Parks Committee FROM: Derek Speck, Economic Development Administrator DATE: April 9, 2014 SUBJECT: Washington Place Development Agreement Amendment ISSUE The owners of 223 Andover Park East would like to construct a building with a hotel and apartments or condominiums and have requested an amendment to an existing development agreement in order to vary the City's zoning and sign code requirements. BACKGROUND In March 2013 the City executed a development agreement with South Center WA, LLC so that the owner of 223 Andover Park East (the former Circuit City site) could construct a building up to 180 feet tall and that included apartments or condominiums. Since that time, the developer has continued to refine the project plan. Recently, the developer submitted an application for the City's design review process which is scheduled to be considered by the Board of Architectural Review (BAR) on May 22, 2014. As currently proposed, the project does not meet certain zoning and sign code standards. Therefore, the City Council would need to approve an amendment to the development agreement allowing modifications to those standards to enable the BAR to consider the project. DISCUSSION Due to the unique nature of this project, there are three areas in which the project needs flexibility from our zoning code: number of parking stalls, area of open space, and building height. Additionally, the proposed project needs flexibility regarding the sign code, especially regarding building mounted signs. Parking — As shown in the table below, the proposed project would include 370 residential units, 189 hotel rooms, and 498 parking stalls. The developer hired the Transpo Group to estimate the parking demand and their technical analysis is attached. Transpo estimated a daily peak parking demand of 340 stalls for the residential units and 118 stalls for the hotel for a combined total of 458 stalls resulting in 40 extra stalls. The City's current zoning would require 939 stalls. Staff recognizes that this parking standard was based on a suburban, low-rise, non -transit oriented development style of apartment building and is excessive for a project in the core of the Urban Center. As currently proposed, the Southcenter Plan and related TUC zoning changes would require 594 parking stalls. Under that code, the project would be short 96 stalls. The key question is whether the proposed project includes sufficient parking. It is a challenging question because this type of multi -family development doesn't exist anywhere in South King 45 INFORMATIONAL MEMO Page 2 County. Although staff would feel more comfortable if the project included more parking, staff acknowledges that adding a floor to the parking garage would be very expensive. It is commonly accepted that the cost of constructing a parking garage is approximately $30,000 per stall. It is possible that the cost would make the project financially not viable. The following are reasons why the parking may be sufficient: 46 The Transpo Group's estimate may reflect the actual demand. Transpo Group based its estimate of parking demand for the residential units on King County's Right Size Parking Calculator, which is a tool designed for these types of projects. The developer also plans to charge the residential tenants separately for parking stalls which may reduce the number of vehicles tenants use. The hotel guests may not all need parking since the hotel will operate an airport shuttle and some rooms may be contracted for airline employees who would not have cars. Some other successful high-rise apartment buildings have similar or Tess parking. A chart is attached listing some apartment buildings in Seattle that have even fewer parking spaces than proposed for this project. However, Seattle has significantly more amenities and jobs within walking and transit of those other apartments. The developer has a strong interest to ensure sufficient parking. Without it, they may have a hard time getting financing or a hotel operator. The developer and property manager can implement a valet parking service when demand exceeds supply. The project could fit an additional 103 parking stalls on site if valet service is implemented. The risk to adjacent properties if there is insufficient parking or if the developer doesn't implement a valet parking service would be relatively minimal. This site is not close to a single family residential neighborhood and commercial property owners could have cars towed if necessary. Parking Comparison Developer Proposal City Zoning Code Units Parking Spaces Daily Peak Demand Current Proposed Residential Studio 154 308 154 One bedroom 150 300 150 Two bedroom + den 63 126 95 Three bedroom 3 6 6 Subtotal 370 340 740 405 Hotel 189 118 199 189 Total 559 498 458 939 594 Note: The parking requirement shown in the current City zoning column undercounts 19 parking stalls for employees for the residential portion. That being said, staff still believes that the residential parking requirements proposed for the Southcenter Plan are the minimum necessary for this project. Those requirements would be 1 INFORMATIONAL MEMO Page 3 stall per studio, one stall per one bedroom, 1.5 stalls per two-bedroom, and 2 stalls per.t.wo- bedroom unit. Regarding the hotel parking, the proposed Southcenter Plan would require one stall per hotel room. Transpo's analysis has merit; however, staff supports a maximum reduction from one stall per hotel room to 0.7 stalls per hotel room based on Tukwila's general hotel occupancy level of 70%. If the developer is able to provide data reflecting a lower parking utilization rate at nearby hotels in Tukwila, staff may support a lower requirement. Using the proposed Southcenter Plan for the residential parking requirement and assuming a 70% occupancy level for the hotels with one stall per occupied hotel room, the required parking would be 537 stalls. In that case, the proposed project is short by 39 stalls. Open Space — The City's current zoning code requires 200 square feet of open space per residential unit for use of the residents which would total 74,000 square feet, which would be nearly equivalent to 50% of the lot area. The City's proposed zoning would require 10% of the residential floor area and 25 square feet per hotel room, which would be 25,525 square feet, larger than one entire floor of the building. The project as proposed has approximately 20,000 square feet of open space. Most of the open space is on the nineteenth floor which includes a clubhouse with a flexible room comprising a kitchen and area for meetings, lounging, dining and playing games. It also has an exercise room, a hot tub, and an outdoor area with seating/lounging, barbecue grills, and an outdoor fireplace. The ground level includes a lobby, cafe, swimming pool and an outdoor pet area. In addition to the 20,000 square feet of open space for the residents and hotel guests, the development would also create a fifteen foot wide tree lined sidewalk with bench seating. Staff supports the amount of open space as proposed by the developer. Given the location of this project, there is significant indoor and outdoor space for socializing and recreation within walking distance such as an exercise club, a bowling alley, the largest indoor mall in the Pacific Northwest, the Green River bike and pedestrian trail, the Interurban bike and pedestrian trail, and Bicentennial Park. Building Height— In early 2013 the City approved a development agreement for this project to entitle the building to be up to 180 feet in height. That was based on a seventeen story building which did not include a clubhouse on the roof. The project has evolved from that earlier concept and now includes eighteen stories plus the roof top clubhouse. in addition, the developer is negotiating an agreement to operate the hotel as a Four Points by Sheraton and Sheraton has requested some additional height on the second floor (mezzanine level) so the meeting rooms can have higher ceilings. Staff supports entitling the building for additional height up to 190 feet. This site is in the core of Tukwila's Urban Center and is a good location for more urban type of development. Higher ceilings provide a higher quality experience for the meeting rooms and the roof top club house is an amenity that improves the entire project. Signage— The developer has proposed signs that exceed the size currently allowed by the City's sign code on the north and west faces and on the canopy above the main hotel entrance on the east side as shown in the attached plans. 47 INFORMATIONAL MEMO Page 4 North Face: The proposed wall sign is 840 square feet. Assuming the project has a public entrance on the north side, the sign code allows a sign up to 150 square feet. West Face: The proposed sign is 840 square feet. Assuming the project has a public entrance on the west side, the sign code allows a sign up to 150 square feet. East Face Canopy: The proposed sign lettering is 3.5 feet in height whereas the sign code allows lettering up to one foot in height. Although the developer has not requested signs on the parking garage, the sign code would allow two signs on the north face of the parking garage and two signs on the west face of the parking garage. Each of the four signs could be up to 288 square feet. It is unlikely that signs on the parking garage would be clearly in view from Baker Boulevard or other public street. The City's sign code was created in the context of our current built environment without specifically anticipating large, tall buildings like this project. As such, limiting the wall face signs to 150 square feet may be too conservative. Larger signs may improve wayfinding, marketability of the property, and competiveness of our Urban Center. The City of Seattle does not allow signs at the top of downtown high rises but the City of Bellevue does. Bellevue limits its signs to a maximum of 300 square feet. \ Although the 840 square foot signs proposed for the north and west faces are significantly larger than the 150 square feet allowed by the sign code, they are still only 2% and 2.6% of the &,:o•S building faces, respectively, if the building face is calculated based on the plane perspective as viewed from afar and not strictly the plane of the wall on which the sign is attached. Some wall faces at the mall are allowed to have signs up to 500 square feet, though the actual signs may not be that large. Buildings in the MIC/H District may have signs up to 1,500 square feet, depending on the size of the wall. If the MIC/H District code were applied to this project the north face sign could be up to 733 square feet and the west face sign up to 561 square feet. Staff supports allowing larger signs for this project because the wall faces are considerably taller and larger than contemplated in the sign code and the larger signs can still be aesthetically pleasing as long as the signs are of the channel letter design as proposed. Staff recommends approving signs on the north and west faces based on the formula used in the MIC/H District and a canopy sign for the east entrance with channel letters up to 3.5 feet tall. Staff recognizes that the community may have reservations about entitling this project to the parking, open space, building height, and signage as described. This is a pioneering project from which we will learn a lot about parking demand in our Urban Center core. Given the City's vision to have a transit -oriented neighborhood utilizing the commuter rail station, bus transit center, Interurban and Green River bike trails, and nearby jobs and amenities, this is a good opportunity to push the envelope to encourage development. This project is a unique opportunity to encourage transit oriented development with a higher end multi -family residential component than currently exists in Tukwila. Since this type of product does not currently exist, it is difficult to prove the market demand in order to get financing. It is a unique confluence of factors such as the property owner's knowledge and commitment to the local area, a large enough site to enable some surface parking, the EB -5 financing structure, 48 INFORMATIONAL MEMO Page 5 and the hotel participation that makes this project a possibility. The project exemplifies many of the goals reflected in the City's vision for the core of the Urban Center. If the project is successful, it may inform future adjustments to Tukwila's zoning and sign codes. Process — Typically, a draft amendment to the development agreement would be attached to this report. In order to meet the developer's requested timeframe for moving the project forward, staff is asking for the Community Affairs and Parks Committee (CAP) to consider this item without the draft amendment. If the Committee forwards this item to the full Council, staff will draft an amendment to the existing development agreement. The amendment to the development agreement would need to be approved following a public hearing, which is scheduled for the Council meeting of April 28th. Staff posted official notice for the public hearing on April 14th. If CAP decides to not forward this item to the Council, staff will cancel or reschedule the public hearing. The City is holding an open house for the public to meet with the developer and city staff and discuss the project and proposed amendments to the development agreement. The open house is scheduled for Wednesday, April 16th from 4:00 to 5:30 PM at Albert Lee Appliance. Staff mailed invitations to the nearby businesses and property owners. The developer has also asked for the City to approve a multi -family property tax exemption and other financial incentives. Staff is still researching those options and will return to Council at a future date, possibly in May or June. RECOMMENDATION The Committee is being asked to forward this item for a public hearing at the City Council's Committee of the Whole meeting on April 28, 2014 and approve a development agreement at the May 5, 2014 Regular Meeting. ATTACHMENTS Washington Place schematic design plan set Technical memorandum with parking analysis by Transpo Group dated April 2, 2014 Chart of parking counts dated April 9, 2014 49 / APARTMENTS SCHEMATIC DESIGN MARCH 26, 2014 L • 4 1KWH iIWMIFar VMM Elf►[` Mt :4ItP.d 2EMTM VM VIMMLL 3)ftNd 213AOOM/ ER 1N3Wladdd/131OH 30dld NO1ONIHSVM a z s 2'4 .4al s4 ❑ eauaW3 ❑ 10WH (j • NG BUILDING TO BE DEMOLISH z a C 11 VM VtMWLL a MtlVd N3AOOM1 ESL 1N31N12JVdV /1310H 30V1d NOIONIHSVM • :u (3) (E),--!? - ;a L_J T r I L_J - I `= Kyr/ e II _J �— O r 1 ~ 4z// v I I d I O L_J � I 1 L_J -� L_JI ✓ 1 I I L_JI ▪ -r II I II L_J 1 g8i 1 (o) (g) I J. A8Z (3) (8) AeS COMMON SPAT A8Z VM YIMNI11 3 NWd 113A00W 6R 1N3N12idd`d / 1310H 30V1d NO.ONIHSVM c.) 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(377 Studio Wide (434 sf( (575 sfl (657 sf( )(10 Den (739 Corner 1347 sfl sfl (400 Sfl sfl (742 sf) (1165 A Total Parking Shown Lower Level 1 61 E 1st Parking Level 2nd Parking Level 3rd Parking Level Surface Parking Total Parking Shown Building Area Lower Level 17369 Iri cc E 0 u j Ef' 0 ii 12 Hotel Parking Requirement 1/Hotel Unit 1 189 Stalls Residential Fir Elev Building Area # of Unit 291,990 SF 370 Units 7,793 SF 11,583 SF 12,418 SF 12,418 SF 12,539 SF 12,539 SF 12,539 SF 12,539 SF 12,539 5F 12,539 SF 12,539 SF 22,175 SF 22,175 SF 22,175 SF 22,175 SF 22,175 SF 21,975 SF 21,975 SF 5,180 SF Residential Parking Development Studio Unit 1 15411/APT UNIT 154 o .+ t I- z D t as 2/APT UNIT 6 405 r e N n n m m o a F. 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Jones, P.E., PTOE —Transpo Group cc: Eric Guion, AIA — Group West Companies PLL'C Subject: Washington Place Mixed-Use-,P,arkirfg�,Apalysis . This memorandum presents our estimate of daily peak parking demand for the subject project as well as compares this estimate to (1) the number of required parking stalls based on the City of Tukwila's existing and proposed zoning codes and (2) the proposed parking supply. Project Description We understand the project site is located at 223 Andover Park East in Tukwila near existing shopping, restaurants and entertainment and within walking distance of the existing Green River Trail. It is also located near the future Tukwila Transit Center and within walking distance of the future Tukwila Sounder Station. The proposed project would include the demolition of a 40,580 -square foot (sf) building formerly occupied by Circuit City and construction of a 19 -story mixed-use building with 370 apartment units and 189 hotel rooms. The project would include a mix of apartment unit types rented at local market rates. The number of studios and one- to three-bedroom apartment units is summarized below along with the average size and anticipated monthly rent for each unit type: • 154 studio units averaging 353 sf and rented at approximately $790/month • 150 one -bedroom units averaging 578 sf and rented at approximately $1,000/imonth • 63 two-bedroom plus den units averaging 996 sf and rented at approx. $1,550/month • Three three-bedroom units averaging 1,511 sf and rented at approximately $11,900/month We understand the hotel will be branded as a "4Points by Sheraton." It will include a shuttle program, providing transportation for guests to/from Sea -Tac International Airport which is located Tess than five miles to the west. Given this proximity and provision for shuttle service, the hotel plans to contract with the airlines and reserve rooms for pilots, flight crew, etc. An average annual room occupancy rate of 70 percent is anticipated based on similar hotels. The project would also provide 208 surface parking stalls and 290 garage parking stalls for a total of 498 stalls. We understand the monthly price for residential parking would be approximately $150 per stall and this price would be in addition to the monthly rent. Parkinq Demand Peak parking demand was estimated differently for the residential and hotel components of the project. For the residential component, we used the King County Multi -Family Residential Parking Calculator (www.riahtsizeoarkino.orq) to calculate the estimated number of parking stalls that would be used per apartment unit. The calculator is a map -based statistical model that estimates parking use for a particular parcel based on local data collected at over 200 existing multi -family developments in 2012. The calculator was created by King County Metro using grant monies awarded from the Federal Highway Administration (FHWA) Value Pricing Program and takes into consideration surrounding factors such as existing population, employment, and transit service concentrations. In using the calculator, we first selected the parcel representing the project site. Next, we entered the number, size and anticipated monthly rent for each apartment unit type along with the monthly price per stall for residents of the building. Although it would be reasonable to increase the existing transit Tronspo Group 11730 118th Avenue N.E., Suite 800 Kiridand, WA 98034 425-821-3665 Fax: 425-825-8434 111 service concentration recognizing the nearby investments in the Tukwila Transit Center and Tukwila Sounder Station, we did not to ensure a reasonably conservative estimate of future residential parking demand. As shown in the attached, the tool estimates that the residential component of the proposed" development would generate on- average, a:dailypeak parking demand of approximately,-; 11:92vehiicles pet apartrx entlinit This translates to approximately 340 vehicles with a total of 370 apartment units. The tool reports this estimate as strong (accurate) for the parcel in which the project site is located. The average parking rate published in Parking Generation (Institute of Transportation Engineers [ITEJ, 4th Edition, 2010) for "Hotel" was used to estimate peak parking demand for the hotel component. The average weekday peak period parking demand is 0.89 vehicles per occupied room (see attached) and based on an anticipated average annual room occupancy of 70 percent, it Is estimated that the hotel would generate a daily peak parking demand of approximately 118 vehicles (189 x 0.70 x 0.89 = 118). This is considered a conservative estimate because it does not account for the planned shuttle program nor the strategy to reserve rooms for those in the airline industry, two elements not incorporated in the average ITE parking rate that would likely result in less parking demand than would be generated otherwise. Combining our parking demand estimate for the hotel with our estimate for the residential component, we anticipate the proposed mixed-use development would generate a peak parking demand of approximately 458 vehicles (340 + 118 = 458). Parking Analysis The City's existing zoning code requires two parking stalls for each apartment unit with up to three bedrooms and one stall for each hotel room plus one stall for employees for each 20 rooms, rounded to the next highest figure. As such, the City would require 740 stalls (370 x 2 = 740) for residential parking and 199 stalls ((189 x 1) + (189 / 20) = 199) for hotel parking, a total of 939 stalls. This total supply is approximately 481 more stalls (939 - 458 = 481) than the estimated total daily peak parking demand described above. We understand the City has proposed changes to the existing zoning code as it relates to the Tukwila Urban Center District in which the project site is located_ These changes would require fewer parking stalls than with the existing zoning code. For example, Table 4 of the Planning Commission's Recommend Draft Chapter 18.28 (October 2012) recommends one parking stall for each studio or one -bedroom unit, 1.5 stalls for each two-bedroom unit, two stalls for each unit with more than two bedrooms, and one stall for each hotel room. If approved, the City would require 404 stalls ((304 x 1) + (63 x 1.5) + (3 x 2) = 404) for residential parking and 189 stalls (189 x 1 = 189) for hotel parking, a total of 593 stalls. This total supply is approximately 135 more stalls (593 - 458 = 135) than the total daily peak parking demand. With the project proposing a total of 498 parking stalls, we estimate that this supply is approximately 40 more stalls (498 - 458 = 40) than the estimated total daily peak parking demand. Based on the average parking rate in Parking Generation for "Hotel," it is worth noting that the proposed supply would accommodate the peak parking demand even if the hotel was 90 percent occupied and without the strategies to reduce hotel parking demand described earlier2. 1 Thero sed code would require approximately po eq ti4 more residential parking stalls than the estimated residential peak parking demand. Assuming these additional stalls would require more structure parking, these stalls would be responsible for approximately 10,800 kg in annual greenhouse gas emissions (carbon dioxide equivalent) from construction and maintenance and approximately 288,600 kg in greenhouse gas emissions (carbon dioxide) from vehicle use of residents, as calculated by the King County Multi -Family Residential Parking Calculator. 2 Based on projections, it is unlikely that room occupancy would exceed 90 percent with any regularity but if this was to occur, the owner is committed to provide valet parking service to offset the incremental increase in parking demand. f-transpo- you 112 2 Conclusions Conservatively, we estimate the proposed project would generate a daily peak parking demand of approximately 458 vehicles, less than the proposed parking supply and significantly less than what the City's existing and proposed zoning codes would otherwise require. Peak parking demand would likely be even Tess as we did not adjust our estimate to reflect the future transit concentration of the area nor the hotel's planned services geared toward guests (air travelers, pilots, flight crew, etc.) affiliated with the nearby airport. KLJ/ Attachments: Screen Shots from King County Multi -Family Residential Parking Calculator Excerpt from Parking Generation for "Hotel° rtranspocr?, u 3 113 Screen Shots from King County Multi -Family Residential Parking Calculator 333 33) 115 Screen Shots from King County Multi -Family Residential Parking Calculator 116 Screen Shots from King County Multi-Family Residential Parking Calculator 117 Land Use: 310 Hotel Average Peak Period Parking Demand vs. Occupied Rooms On a: Weekday Location: Suburban States io PeaklReciod Uei»ahei Peak Period 12:00-1:00 p.m.; 7:00-10:00 p.m.; 11:00 p.m. -5:00 a.m, Number of Study Sites 20 Average Size of Study Sites 315 occupied rooms Average Peak Period Parking Demand 0.89 vehicles per occupied room Standard Deviation 0.31 Coefficient of Variation 35% 95% Confidence Interval 0.75-1.02 vehicles per occupied room Range 0.61-1.94 vehicles per occupied room 85th Percentile 1.08 vehicles per occupied room 33rd Percentile 0.72 vehicles per occupied room N 900 CD 800 y 700 600 500 x 400 300 a 200 II 100 0 Weekday Suburban Peak Period Parking Demand P = 1.10x - 59 R2=0.74 r-- 0 0 200 400 600 x = Occupied Rooms 800 • Actual Data Points Institute of Transportation Engineers 118 Fitted Curve 76] - - - - Average Rate Comparision of Apartment Parking Ratios Name of Project Location Year Built Units Parking Stalls Ratio 2030 8th Ave. Seattle 2013 430 242 0.56 Alto Seattle 2012 184 125 0.68 Coppins Well Seattle 2012 236 107 0.45 HUE Seattle 2013 100 59 0.59 M Street Seattle 2007 220 110 0.50 Pine & Minor Seattle 2013 120 28 0.23 The Martin Seattle 2013 188 125 0.66 The Post Seattle 2013 208 124 0.60 Via 6 Seattle 2013 654 434 0.66 Viktoria Seattle 2014 249 138 0.55 Bravern Bellevue 2010 446 756 1.70 Excalibur Bellevue 2004 210 224 1.07 119 Planning Division Comments 1. Parking a) The number of parking stalls required: The current code that is applicable to this project requires 2 parking spaces per dwelling unit and one for each hotel room plus one employee space for each 20 rooms. The draft code that has been recommended by the Planning Commission for the City Council approval requires: one space for one bedroom unit and 1.5 space for 2 bedroom units. These requirements result in the following parking spaces: o Draft Tukwila Municipal Code (TMC) requires 564 parking spaces o Current TMC requires 821 parking spaces o Proposed — 446 parking spaces; represents 46% reduction from the current code and 21% reduction from the draft code o Administrative Variance for up to 10% reduction and Hearing Examiner variance for over 10% reduction is possible, if meeting specific criteria in TMC 18.56.140. However it is hard to meet all of the variance criteria. Therefore it is recommended that any request for parking reduction should be addressed as part of development agreement process. b) No more than 30% of the parking spaces can be compact parking spaces. o Allowed by current code —133 spaces o Proposed —193 spaces c) Under the draft TMC one double loaded aisle of parking between the building and primary street (max 63 feet width) is permitted. 2. Open Space Requirements — Additional information is needed to see if open space requirements are being met. If the required space cannot be provided then this issue would need to be addressed in the Development Agreement. o Current TMC requires 200 sf/unit, or 62,000 sf of recreation space o Draft TMC requires 15% of residential sf, with a maximum of 150 sf per unit, totaling 31,564 sf Provide more detail on planned open spaces, such as the rooftop garden. Use required open space to create an amenity that will attract people to live or stay at the project. There is a lot of paved area on and surrounding the site and it needs to be balanced out with green spaces. See Draft TMC 18.28.250 F and G (attached) for detailed open space regulations for common and private open space. 3. Site Design a) Setbacks: Current TMC requires the following setbacks: front- 15 feet; side and rear -10 feet. b) Public Frontage improvements —15 foot wide sidewalk at street edge, with landscaped tree pits and pedestrian scale lighting. It is recommended that CU structural soil (see Cornell University Structural Soil specifications) be used so that larger canopy trees are successful. Some options for larger canopy trees with structural soils are: Quercus coccinea ((Scarlett Oak) Quercus Ilex (Holly Oak) Cornus controversa, June Snow Magnolia denudata (Yulan Magonolia) Tilia Cordata, Greenspire (Greenspire Linden) Ulmus parvifolia Emer 1 (Athena Elm) Acer saccharum Green Mountain (Green Mountain Sugar Maple) Sophora japonica (Japanese Pagoda Tree) The tree grates should be a minimum 36 square feet in size and must have adjustable tree openings so that sections of grate can be removed incrementally as the tree matures. The city does not currently have a list of light fixtures for Andover Park East. The plan should indicate the location of the light fixture and the fixture design could be selected during the building permit stage. The standards for lighting levels for the public right of way are: average foot candles of 0.8 with a uniformity ratio of 3:1. The spacing could be adjusted as long as the minimum lighting levels are met. Pedestrian scale decorative street lighting shall be installed with a maximum spacing consistent with recommendations of the illuminating Engineering Society of America (IES). The light source shall be located 12 to 14 feet above finished grade. Where vehicular lights are needed, vehicular lighting should be located 20-25 feet above grade. c) The current layout shows a narrow corridor space between the garage and the building. The layout should not create areas that result in areas without visual surveillance and create safety concerns. d) In order to break up the large block a new north -south street should be considered. Given the existing site layout there is an opportunity to break up the block by providing half street improvements at the west end of the site. This may be an opportunity to get credit for traffic impact fees and open space for this new street. The cross section for this new street is show below and only half street (6' sidewalk, 9' planting strip, optional 7.5' parallel parking and one 13' travel lane) improvements would be needed on your site: 14-- Back of sidewalk 6.0' > (< 9.0' sidewalk planting strip I< 15.0' ' 1 7.5' 13.0' parking travel lane 13.0' 7.5' travel lane parking d) Incorporate additional pedestrian circulation in the parking lot to link the parking areas to the building entrances. The pedestrian pathways should have a minimum width of six feet and decorative contrasting paving material should be used to highlight the paths. The arcade connection on the south side is a good feature. Also, need to provide sidewalks around building/site for pedestrians, especially along the north side 4. Landscaping a) Interior parking lot landscaping: 15 square feet of landscaping is required for each parking stall. Also, a landscape island is required every 10 parking spaces and at the end of each row. The minimum size of the landscape island is 100 square feet and should include at least one tree with the remaining area covered with shrubs and ground cover. b) Five foot landscape strip is required from the back of the public sidewalk at the east end and should include trees, shrubs and groundcover. c) Nine foot planting strip is required along the sidewalk of the new street along west end. d) Additional foundation landscaping should be considered to soften the hardscape. e) Rooftop garden or green roof should be considered on top of the garage. Terraced planters where the garage wall steps back to incorporate irrigated terraced planters should also be considered. A significant number of apartments and hotel rooms will be looking out on to a parking garage so adding a rooftop garden/landscaping will soften the area and will help create pleasant and lively spaces. This area could also incorporate the required open space for the residences. 5. Architectural Design a) This building, because of its height, scale and use, will be a show piece and very visible from the surrounding area and highways. The design quality will also set the tone for future development. Needs to be well-designed on all four sides. The maximum height of the building is governed by Development Agreement (see attached), which states that maximum building height for 50 percent of the site shall be 180 feet and the remainder of the height is limited to 115 feet. b) Building Massing (Draft Design Manual) — The proposed building's facades are fairly "flat" with little modulation. Need to include more horizontal and vertical modulation to ensure that the apparent height and length of the building and parking structure maintains the desired human scale and character for the Southcenter area. Consider incorporating interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. o Draft TMC — requires building articulation increments every 50' for commercial uses and every 30' for residential uses. A major vertical modulation is required every 120' maximum. c) Building facade — base & top. Create a building base where the horizontal articulation of the lower part of a building's fagade's design establishes a human scale for pedestrian users and passers by, and "ties" a building to the ground. Consider increasing the base to more than two stories to have a base that is proportional to the height of the building. d) Roofline — Create a top on buildings to provide an attractive facade skyline and complete the upper floor facade composition. Consider that the project will be viewed from all directions, including the neighborhoods on hillsides surrounding the urban center. Also, consider where the sign could be installed. Additionally, it is likely that as the tallest building around it will be a likely candidate for future location of wireless facilities. It may be helpful to design screening for a future wireless facility at this time than trying to fit one in later. e) Corner treatments — should be emphasized with distinctive elements f) Building Color and Materials — utilize high quality exterior building materials that contribute to the overall appearance and longevity of the building, as well as colors and textures that reflect the local setting and further articulate the building design. Use of natural materials that reflect the NW setting such as stone, local woods, and functional materials like concrete, brick, and metal are encouraged. g) Continuous weather protection — Needed along the sides of the building leading to entrances, particularly for pedestrians leaving parked cars. Use awnings, canopies, or building overhangs. h) Entrances & doors — make sure entry ways are visually prominent and easy to find. There is an opportunity to make the entrances a prominent feature that highlights the entrance and relates the building to the public street. 6. Lighting: Consider the following to meet adequate lighting requirements: See section TMC 18.52.065 a) Safety i. Pedestrian -oriented areas, including building entrances, walkways and paths, plazas, parking Tots, and parking structures shall be illuminated to increase safety and provide clear views both to and within the site. ii. Pedestrian walkways where stairs, curbs, ramps, and crosswalks occur shall be lit for nighttime safety. b) Glare Prevention i. Where appropriate exterior lighting practices must follow the recommendations of the Illuminating Engineering Society of North America (IES). ii. New lighting fixtures shall be "dark sky" compliant, i.e. emitted light should be directed downward from the horizontal plane of the light source to preserve a dark sky and prevent unnecessary Tight pollution. Exceptions may be made for uplit trees and plants and exterior architectural lighting operated on timers to shut off after midnight nightly. iii. Where feasible new fixtures shall use a reflector and/or a refractor system for efficient distribution of light and reduction of glare. iv. House -side shields and internal reflector caps shall be used to block light from illuminating residential windows. c) Height i. The maximum mounting height for building -mounted lights is 14 feet above finished grade at all Districts. ii. The maximum height for pole -mounted lighting at parking lots is 20 feet from grade to light source; lower heights should be used wherever possible. iii. The maximum height for pole -mounted lighting at pedestrian plazas, walkways, and entry areas is 12 to 14 feet in height from grade to light source. 7. Signs: Rooftop signs are not permitted. Also, the dynamic signs where the message changes more than once every 24 hours are not permitted. See attached sections of the Sign Code that address building mounted and freestanding signs (TMC 18.20.040, 19.20.050, 19.20.070 AND 19.08.094). It would be a good idea to identify locations for wall and monument signage now so that they will not interfere with architectural elements or landscaping. 8. Recycling and Trash Collection: See attached TMC 18.52.070, 18.52.080 and 18.52.090. Also, you should contact Waste Management to discuss your site plan and the location of trash enclosure. The trash enclosure cannot be located in the required setbacks. 1 CITY OF TUKWILA Permit Center 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Telephone: (206) 431-3670 Pre -App File No. Date Received: Meeting Date: Time: Pre -Application Project Summary Project Name: Washington Place King County Assessor Account No(s): 022310-0090 Site Address: 223 Andover Park East, Tukwila, WA Description of Proposal: The proposed development includes a 19 story residential and hotel mixed use building to include 189 hotel units, 311 apartment units, a 3 story parking garage and surface parking. Development Agreement 13-065 dated 3/18/13, Ordinance No. 2399 applies to this project Anticipated period of Construction: From: July 2014 To: September 2016 Will this project be developed in phases? ❑ Yes m No If "yes" please describe: Are there any existing or proposed easements on the site? m Yes ❑ No If "yes" please describe: Joint Access Easement on west side of property 10 foot utility easement at east property line, 5 foot utility easement at north and south property line Building information Current Assessed Value of Building by King County: $ 2,970,100.00 Value of Proposed Project: $ 60,000,000.00 Total Square Footage of Building: See attached Type of Construction per 2009 IBC: Type 1A Please indicate the square footage of each floor, broken down by building use(s). Use additional sheet if necessary. FIRST FLOOR Building Use Occupancy Classification Square Footage See attached SECOND FLOOR THIRD FLOOR Number of Parking Stalls: Existing: Standard: 160 Proposed: Standard: 242 Fire Protection: Compact: Handicap: 4 Compact: 193 Handicap: 11 Existing: m Sprinklers lZ Automatic Fire Alarm 0 None Proposed: m Sprinklers m Automatic Fire Alarm 0 None Will there be storage or use of flammable, combustible or hazardous materials in the building? If "yes" please describe: m No 0 Yes Contact Person Contact Person: Mailing Address: E -Mail Address: Eric Guion 3601 Fremont Ave N, Suite 314 Seattle, WA 98103 eguion@groupwestcompanies.com II.,Applicatiu00Wonus.Applicmions 00I.10\0W Applicolionstl 21114. Pie..,ppncaiion Pone doe Page I egg Revised: 1-1-2014 Phone: (206) 910-1089 Fax No.: (206) 826-4447 MEMORANDUM TO: Brenda Holt Permit Coordinator City of Tukwila FROM: Eric Guion DATE: January 21, 2014 RE: Washington Place — Pre -application Conference Brenda: Site Requirements 1. Review site plan with regards to site access, fire truck access, auto & pedestrian circulation, landscaping location. Permits 1. Review the process and timing for obtaining a separate demolition, grading & foundation permits Building 1. The building structure will be a post tension system 2. Review exiting at lobby from stairs and elevators 3. Review overall building exiting 4. Elevator & Hoistway Requirements — note that the hotel hoistway is separate from the apartments and the hotel elevators only go to the 12th Floor 5. Fire separation requirements from garage to building 6. Garage exiting requirements, stair locations/requirements. Current design provides elevator access from the above grade portions of the parking garage. The garage ramp slope varies by ramp. t/a inch per foot to 1/2 inch per foot. Thanks: Eric RECEIVED CITY OF TUKWILA JAN 2 1 2614 3601 Fremont Avenue North Suite 314 PERMIT CENTER Seattle WA 98103 U.S.A. PH. 206-826-4447 F'F-e (4' -.0°92- FAX: 206-826-4446 Washington Place - Building Information ECEIVED CITY OF TUKWILA JAN 2 1 2014 PERMIT CENTER pgi ocoz Building Use Occupancy Classification Apartment Wing Square Footage Hotel Wing Square Footage Total First Floor Apartment Wing Entrance, Offices, Common Space Business B 8,566 - 8,566 Hotel Wing Entrance, lobby, reception, accessory uses Business B - 6,703 6,703 Restaurant & Bar Assembly A-2 - 2,740 2,740 Swimming Pool Assembly A-3 - 2,170 2,170 8,566 11,613 20,179 Second Floor Apartment Wing Amenities & Accessory Uses Business B 6,121 - 6,121 Apartment Wing Apartment Units Residential R-2 5,450 - 5,450 Hotel Wing Meeting Rooms Assembly A-2 - 3,075 3,075 Offices & Misc. Accessory Areas Business B - 5,687 5,687 11,571 8,762 20,333 Third Floor Apartment Wing Apartment Units Residential R-2 12,457 - 12,457 Hotel Wing Hotel Units Residential R-1 - 9,593 9,593 12,457 9,593 22,050 Fourth Floor Apartment Wing Apartment Units Residential R-2 12,457 - 12,457 Hotel Wing Hotel Units Residential R-1 - 9,593 9,593 12,457 9,593 22,050 Fifth Floor Apartment Wing Apartment Units Residential R-2 12,457 - 12,457 Hotel Wing Hotel Units Residential R-1 - 9,593 9,593 12,457 9,593 22,050 Sixth Floor Apartment Wing Apartment Units Residential R-2 12,457 - 12,457 Hotel Wing Hotel Units Residential R-1 - 9,593 9,593 12,457 9,593 22,050 Seventh Floor Apartment Wing Apartment Units Residential R-2 12,457 - 12,457 Hotel Wing Hotel Units Residential R-1 - 9,593 9,593 12,457 9,593 22,05P ECEIVED CITY OF TUKWILA JAN 2 1 2014 PERMIT CENTER pgi ocoz Garage Building Use Occupancy Classification Apartment Wing Square Footage Hotel Wing Square Footage Total Eighth Floor 5-2 17,369 First Floor Parking Storage S-2 Apartment Wing Apartment Units Residential R-2 12,457 - 12,457 Hotel Wing Hotel Units Residential R-1 - 9,593 9,593 12,457 9,593 22,050 Ninth Floor Apartment Wing Apartment Units Residential R-2 12,457 - 12,457 Hotel Wing Hotel Units Residential R-1 - 9,593 9,593 12,457 9,593 22,050 Tenth Floor Apartment Wing Apartment Units Residential R-2 12,457 - 12,457 Hotel Wing Hotel Units Residential R-1 - 9,593 9,593 12,457 9,593 22,050 Eleventh Floor Apartment Wing Apartment Units Residential R-2 12,457 - 12,457 Hotel Wing Hotel Units Residential R-1 - 9,593 9,593 12,457 9,593 22,050 Twelfth floor Apartment Units Residential R-2 22,050 - 22,050 Thirteenth floor Apartment Units Residential R-2 22,050 - 22,050 Fourteenth floor Apartment Units Residential R-2 22,050 - 22,050 Fifteenth floor Apartment Units Residential R-2 22,050 - 22,050 Sixteenth floor Apartment Units Residential R-2 22,050 - 22,050 Seventeenth floor Apartment Units Residential R-2 22,050 - 22,050 Eighteenth floor Apartment Units Residential R-2 22,050 - 22,050 Nineteenth floor Apartment Amenities - Interior Assembly A-2 5,230 - 5,230 Apartment Amenities - Exterior Assembly A-2 2,960 - 2,960 Totals 294,790 106,712 401,502 Garage Patio Space Building Use Occupancy Classification Square Footage Lower Level Parking Storage 5-2 17,369 First Floor Parking Storage S-2 27,280 Second Floor Parking Storage S-2 27,280 Total 71,929 Patio Space MEMORANDUM TO: Nora Gierloff Deputy DCD Director City of Tukwila FROM: Eric Guion DATE: January 13, 2014 RE: Washington Place — Pre -application Conference Nora: We would like to address any issues that staff may see and/or make us aware of. Additionally we would like to address the questions/issues noted below. Land Use Requirements 1. How does the new draft land use code apply to our submittal? 2. Review site plan with regards to site access, circulation & landscaping location 3. Review open space requirements 4. Review all design review submittal requirements / documents[ a) Architectural b) Civil c) Landscape d) Site Lighting - Is a luminaire plan required? e) Site & Building Signage — What level of design is required? Permits Site 1. Review the process for obtaining a separate foundation permit 1. Are off-site improvements anticipated? 2. Are water pressure tests available? 3. Requirements for storm drain system Building 1. Confirm adopted codes & any special requirements for high rise construction 2. Is a second source of water required for the fire suppression systems? 3. Fire command room location 4. Fire pump requirements 3601 Fremont Avenue North Suite 314 Seattle WA 98103 U.S.A. PH. 206-826-4447 FAX: 206-826-4446 5. Fire standpipe requirements 6. Elevator & stair pressurization issues 7. Review emergency power requirements 8. Review exiting / stairway location 9. Review if lobby can serve as exit pathway from stairs and elevators 10. Elevator & Hoistway Requirements — note that the hotel hoistway is separate from the apartments and the hotel elevators only go to the 12th Floor 11. Fire separation requirements from garage to building 12. ADA access in garage. Proposed access to elevators is through the building. Energy: 1. Confirm adopted energy code Thanks: Eric 3601 Fremont Avenue North Suite 314 Seattle WA 98103 U.S.A. PH. 206-826-4447 FAX: 206-826-4446 Washington Place Residence & Hotel "L"Shaped Concept 1/10/2014 Residential Tower Hotel GBA Residential Fir Elev Building Area A of Unit Studio 1 BR 2 BR+Den 3 BR Building Area A of Unit 1st floor level 0.45 9,832 SF- - - - - 11,175 - 21,007 SF 2nd floor level 12.45 11,253 SF 5 Units - - 5- 8,265 - 19,518 SF 3rd floor Level 21.78 12,165 SF 11 Units 1- 10 - 9,022 21 Units 21,187 SF 4th floor level 31.11 12,165 SF 11 Units 1 10 - 9,022 21 Units 21,187 SF 5th floor level 40.44 12,165 SF 11 Units 1 10- 9,022 21 Units 21,187 SF 6th floor level 49.77 12,165 SF 11 Units 1 10 - 9,022 21 Units 21,187 SF 7th floor level 59.10 12,165 SF 11 Units 1 10- 9,022 21 Units 21,187 SF 8th floor level 68.43 12,165 SF 11 Units 1 10 - 9,022 21 Units 21,187 SF 9th floor level 77.76 12,165 SF 11 Units 1 10- 9,022 21 Units 21,187 SF 10th floor level 87.09 12,165 SF 11 Units 1 10- 9,022 21 Units 21,187 SF 11th floor level 96.42 12,165 SF 11 Units 1 10 - 9,022 21 Units 21,187 SF 12th floor level 105.75 21,187 SF 35 Units 18 17 - 21,187 SF 13th floor level 115.08 21,187 SF 35 Units 18 17 - 21,187 SF 14th floor level 124.41 21,187 SF 35 Units 18 17- - - 21,187 SF 15th floor level 133.74 21,187 SF 35 Units 18 17 - - - 21,187 SF 16th floor level 143.07 21,187 SF 35 Units 18 17- - - 21,187 SF 17th floor level 152.40 21,187 SF 18 Units 1 17 - - 21,187 SF 18th floor level 161.73 21,187 SF 12 Units 8 4- - 21,187 SF 19th floor level (Club&Roof) 171.06 3,000 SF 3,000 SF Club Roof 180.39 1 281,879 SF 309 Units 100 85 120 4 100,638 1 189 Units . 382,517 SF Residential Parkinig Development Hotel Parking Requirement TOTAL REQ'lj Garage Building Area Total Parking Shown Studio Unit 100 1/APT UNIT 100 1/Hotel Unit 189 Stalls Surface Parking 221 1 BR Unit 85 1/APT UNIT 85 1ST LEVEL 27280 1st Parking Level 104 2 BR + Den 120 1.5/APT UNIT 180 - / 2ND LEVEL 27280 2nd Parking Level 87 3 BR 4 2/APT UNIT8 3RD LEVEL 13640 3rd Parking Level 44 ..--c", t.a^-s. -/- /Total Total 309 ; 373 Stalls 189 Stalls 1 56!, - Total Garage 68,200 Total Parking Shown 1 456 cau.. ns JAN 10, 2014 WASHINGTON PLACE HOTEL/APARTMENTS ,eN 64\(9r 0 0,0 c�+ v-� CU -Soil Specification and Mixing Procedure CU -Soil is a patented material and must be purchased from a licensed supplier. Amereq (http://www.amereq.com/) licenses the manufacturing of CU -Soil to ensure quality control of installations. 1.01 SAMPLES AND SUBMITTALS A. At least 30 days prior to ordering materials, the Contractor shall submit to the Engineers representative samples, certificates, manufacturers literature and certified tests for materials specified below, No materials shall be ordered until the required samples, certificates, manufacturers literature and test results have been reviewed and approved by the Engineer. Delivered materials shall closely match the approved samples. Approval shall not constitute final acceptance. The Engineer reserves the right to reject, on or after delivery, any material that does not meet these specifications. B. Submit two - one half cubic foot representative samples of Clay Loam and two - two cubic foot representative samples Structural Soil mixes in this section for testing, analysis and approval. Submit one set of samples for every 500 CY of material to be delivered. In the event of multiple source fields for Clay Loam, submit a minimum of one set of samples per source field or stockpile. Samples shall be taken randomly throughout the field or stockpile at locations as directed by the Engineer and packaged in the presence of the Engineer. Contractor shall deliver all samples to testing laboratories and shall have the test results sent directly to the Engineer. Samples shall be labeled to include the location of the source of the material, the date of the sample and the Contractors name. One of the two samples is to be used by the testing laboratory for testing purposes. The second sample of all Clay Loam and Structural Soil shall be submitted to the Engineer at the same time as test analysis as a record of the soil color and texture. 1. Submit the locations of all source fields for Clay Loam. 2. Submit a list of all chemicals and herbicides applied to the Clay Loam for the last five years and a list of all crops grown in the Clay Loam source fields for the last three years. Submit soil test analysis reports for each sample of Clay Loam and Structural Soil from an approved soil -testing laboratory. The test results shall report the following: 1. The soil testing laboratory shall be approved by the Engineer. The testing laboratory for particle size and chemical analysis may be a public agricultural extension service agency or agricultural experiment station. 44 Day, S.D. and S.B. Dickinson (eds.) 2008. Managing Stormwater for Urban Sustainability Using Trees and Structural Soils. 2. Submit a particle size analysis including the following gradient of mineral content: USDA Designation Size in mm. Gravel +2mm Sand 0.05 -2 mm Silt 0.002-0.05 mm Clay minus 0.002 mm Sieve analysis shall be performed and compared to USDA Soil Classification System. D. Submit a chemical analysis, performed in accordance with current AOAC Standards, including the following: a. pH and Buffer pH. b. Percent organic matter as determined by the Toss of ignition of oven dried samples. c Analysis for nutrient levels by parts per million including nitrate nitrogen, ammonium nitrogen, phosphorus, potassium, magnesium, manganese, iron, zinc, calcium and extractable aluminum. Nutrient test shall include the testing laboratory recommendations for supplemental additions to the soil as calculated by the amount of material to be added per volume of soil for the type of plants to be grown in the soil. d. Analysis for levels of toxic elements and compounds including arsenic, boron, cadmium, chromium, copper, lead mercury, molybdenum, nickel, zinc and PCB. Test results shall be cited in milligrams per kilogram. e. Soluble salt by electrical conductivity of a 1:2 soil/water sample measured in Millimho per cm. f. Cation Exchange Capacity (CEC). 1 Submit 5 -point minimum moisture density curve AASHTO T 99 test results for each Structural Soil sample without removing oversized aggregate. 2. Submit California Bearing Ratio test results for each Structural Soil sample compacted to peak standard density. The soaked CBR shall equal or exceed a value of 50. 3. Submit measured dry -weight percentage of stone in the mixture. 4. The approved Structural Soil samples shall be the standard for each lot of 500 cubic yards of material. Appendices 45 5. All testing and analysis shall be at the expense of the Contractor. 1.02 DELIVERY, STORAGE, AND HANDLING A. Do not deliver or place soils in frozen, wet, or muddy conditions. Material shall be delivered at or near optimum compaction moisture content as determined by AASHTO T 99 (ASTM D 698). Do not deliver or place materials in an excessively moist condition (beyond 2 percent above optimum compaction moisture content as determined by AASHTO T 99 (ASTM D 698). B. Protect soils and mixes from absorbing excess water and from erosion at all times. Do not store materials unprotected from large rainfall events. Do not allow excess water to enter site prior to compaction. If water is introduced into the material after grading, allow material to drain or aerate to optimum compaction moisture content. MATERIALS 2.01 CLAY LOAM A. Clay Loam / Loam shall be a " loam to clay loam" based on the "USDA classification system" as determined by mechanical analysis (ASTM D- 422) and it shall be of uniform composition, without admixture of subsoil. It shall be free of stones greater than one-half inch, lumps, plants and their roots, debris and other extraneous matter over one inch in diameter or excess of smaller pieces of the same materials as determined by the Engineer. It shall not contain toxic substances harmful to plant growth. It shall be obtained from areas which have never been stripped of top soil before and have a history of satisfactory vegetative growth. Clay Loam shall contain not less than 2% nor more than 5% organic matter as determined by the loss on ignition of oven -dried samples. B. Mechanical analysis for a Loam / Clay Loam shall be as follows: Textural Class % of total weight Gravel less than 5% Sand 20 - 45% Silt 20 - 50% Clay 20- 40% C. Chemical analysis: Meet or be amended to meet the following criteria. 1. pH between 6.0 to 7.6 2. Percent organic matter 2 -5% by dry weight. 3. Nutrient levels as required by the testing laboratory recommendations for the type of plants to be grown in the soil. 4. Toxic elements and compounds below the United States Environmental Protection Agency Standards for Exceptional 46 Day, S.D. and S.B. Dickinson (eds.) 2008. Managing Stormwater for Urban Sustainability Using Trees and Structural Soils. Quality sludge or local standard; whichever is more stringent. 5. Soluble salt Tess than 1.0 Millimho per cm. 6. Cation Exchange Capacity (CEC) greater than 10 7. Carbon/Nitrogen Ratio less than 33:1. 2.02 CRUSHED STONE A. Crushed Stone shall be a DOT certified crushed stone. Granite and limestone have been successfully used in this application. Ninety -100 percent of the stone should pass the 1.5 inch sieve, 20-55 percent should pass the 1.0 inch sieve and 10 percent should pass the 0.75 inch sieve. A ratio of nominal maximum to nominal minimum particle size of 2 is required B. Acceptable aggregate dimensions will not exceed 2.5:1.0 for any two dimensions chosen. C. Minimum 90 percent with one fractured face, minimum 75 percent with two or more fractured faces. D. Results of Aggregate Soundness Loss test shall not exceed 18 percent. Losses from LA Abrasion tests shall not exceed 40%. 2.03 HYDROGEL A Hydrogel shall be a potassium propenoate-propenamide copolymer Hydrogel such as that which is manufactured under the name Gelscape by Amereq Corporation. (800) 832-8788 2.04 WATER A. The Contractor shall be responsible to furnish his own supply of water to the site at no extra cost. All work injured or damaged due to the lack of water, or the use of too much water, shall be the Contractor's responsibility to correct. Water shall be free from impurities injurious to vegetation. 2.05 STRUCTURAL SOIL A. A uniformly blended mixture of Crushed Stone, Clay Loam and Hydrogel, mixed to the following proportion: MATERIAL UNIT OF WEIGHT Crushed Stone 80 units dry weight Loam (screened) as determined by the test of the mix. (Approx. 20 units dry weight) Hydrogel 0.03 units dry weight/100units stone Total moisture (AASHTO T-99 optimum moisture) B. The initial mix design for testing shall be determined by adjusting the ratio between the Crushed Stone and the Clay loam. Adjust final mix Appendices 47 dry weight mixing proportion to decrease soil in mixture if CBR test results fail to meet acceptance (CBR > 50). CONSTRUCTION METHODS 3.01 SOIL MIXING AND QUALITY CONTROL TESTING A. All Structural Soil mixing shall be performed at the Contractor's yard using appropriate soil measuring, mixing and shredding equipment of sufficient capacity and capability to assure proper quality control and consistent mix ratios. No mixing of Structural Soil at the project site shall be permitted. Portable pugging may be used 1. Maintain adequate moisture content during the mixing process. Soils and mix components shall easily shred and break down without clumping. Soil clods shall easily break down into a fine crumbly texture. Soils shall not be overly wet or dry. The contractor shall measure and monitor the amount of soil moisture at the mixing site periodically during the mixing process. 2. A Mixing procedure for front-end loader shall be as follows: a. On a flat asphalt or concrete paved surface, spread an 8 inch to 12 inch layer of crushed stone. b. Spread evenly over the stone the specified amount of dry hydrogel. Water the hydrogel on the stone before adding the soil. c. Spread over the hydrogel and crushed stone a proportional amount of clay loam according to the mix design. d. Blend the entire amount by turning, using a front-end loader or other suitable equipment until a consistent blend is produced. e. Add moisture gradually and evenly during the blending and turning operation as required to achieve the required moisture content. Delay applications of moisture for 10 minutes prior to successive applications. Once established, mixing should produce a material within 1% of the optimum moisture level for compaction. 3. A pugging operation mixing procedure may be as follows: a. Feed a known weight of crushed stone into the mixing trough. Add hydrogel as a slurry into trough and mix slurry and stone into a uniform blend. c. Meter in soil in proper proportion of Clay loam soil 48 Day, S.D. and S.B. Dickinson (eds.) 2008. Managing Stormwater for Urban Sustainability Using Trees and Structural Soils. While stone -slurry mixture is in motion. d. Add water to bring mixture to target moisture content after factoring in water from the slurry and the Clay -loam moisture. e. Auger out to stock pile or transport vehicle (or into pit if using a portable pugging operation). B. The Contractor shall mix sufficient material in advance of the time needed at the job site to allow adequate time for final quality control testing as required by the progress of the work. Structural Soil shall be stored in piles of approximately 500 cubic yards and each pile shall be numbered for identification and quality control purposes. Storage piles shall be protected from rain and erosion by covering with plastic sheeting. C. During the mixing process, the Contractor shall take two - one cubic foot quality control samples per 500 cubic yards of production from the final Structural Soil. The samples shall be taken from random locations in the numbered stockpiles as required by paragraph 1.03.B of this specification. Each sample shall be tested for particle size analysis and chemical analysis as described in Paragraph 1.03. C.2 and 3 above. Submit the results directly to the Engineer for review and approval. D. The quality control sample Clay Loam -Crushed Stone ratio's shall be no greater or less than 2% of the approved test sample as determined by splitting a known weight of oven dried material on a #4 sieve. In the event that the quality control samples vary significantly from the approved Structural Soil sample, as determined by the Engineer, remix and retest any lot of soil that fails to meet the correct analysis making adjustments to the mixing ratios and procedures to achieve the approved consistency. 3.02 INSTALLATION OF STRUCTURAL SOIL MATERIAL A. Install Structural Soil in 8 inch lifts and compact each lift. (Minimum of 24" total structural soil depth, preferably 36" recommended). B. Compact all materials to peak dry density from a standard AASHTO compaction curve (AASHTO T 99). No compaction shall occur when moisture content exceeds maximum as listed herein. Delay compaction 24 hours if moisture content exceeds maximum allowable and protect Structural Soil during delays in compaction with plastic or plywood as directed by the Engineer. C. Bring Structural Soils to finished grades as shown on the Drawings. Immediately protect the Structural Soil material from contamination by toxic materials, trash, debris, water containing cement, clay, silt or Appendices 49 materials that will alter the particle size distribution of the mix with plastic or plywood as directed by the Engineer. D. The Engineer may periodically check the material being delivered and installed at the site for color and texture consistency with the approved sample provided by the Contractor as part of the submittal for Structural Soil. In the event that the installed material varies significantly from the approved sample, the Engineer may request that the Contractor test the installed Structural Soil. Any soil which varies significantly from the approved testing results, as determined by the Engineer, shall be removed and new Structural Soil installed that meets these specifications. 50 Day, S.D. and S.B. Dickinson (eds.) 2008. Managing Stormwater for Urban Sustainability Using Trees and Structural Soils. Vu Mln. 20' Spacing 5mmmrel Sal e Opening Sp o Mtn Clemance of Ttmik Tree Gam Pref. 35' Poured -in -flue Concrete III IIIIIIIIII III IIIIIIIIII IIIIII IIIIIIIIIIIIII III IIIIIII IIIIIIII III I III II II II I IIIIIIIII IIIIII IIIIIIIII IIIIII IIIIIIIIIIIt IIIIII I Il II111I TYPICAL STREET TREE PLANTING - VIEW 2 DaunagePipe Tied to stem sewer Prepared SubpMe Varies '- Pref. Pref. 36" / Building Face Poured -In -Place Concrete 3"Thick Mulch Planting Soil Mix as Specified Curb As. halt Pavement : . • .+°�v moi• •i' �i lx ire: •: I' ,Y iiJiK:� �+ •j� • WI' :::::ai Soil `,� I,� ., • - , "-�.� r+ t . f-. �v» .t ,.� /v' ��:' � it ! I I Ill I III I I � 1. i �� II Ill�il III 1u TILI-- Drain e Tied To I I- ill -)_11-111 1 I I 111 i l Ili i l 111 (-1 i1_I 1_11_111=11(-111 i 11 i I F -1 VW 1- tt �,,u g lii 111-i11H11 IIH�I-11' ill II -III -LI -11-111 I III ll! Ili= -111 11! IlLili-1. -III 111-11 III III -111- Storm Sewer 11=111111=111_1 I I -I 1 I- 111 III I H 1 111 111=11 H 11-111_ I I� 11-11 H' 1111_111 1111 I I� I IJ 1 H 11-1 1 1111=11. 111 11 I 111_111_111 -III I I' 11 111- I I H' I -)LEI 11= 1=1 I Ia I I I H I 1-11 111-1 1I I=I111=1 I _III 111-1.1 11 11=111= 111111=11�j11111=TIT-1111111111111111111111111,11111111111=-1=1,511 '11,:=_111911-=1111111111=)LFIIIIIJIITL X111' I III III -i1 Prepared Subgrade I -{11.-111- il1Ti �.4111111�l nr- ill n1 n -1n --i1 - 1 gni'I1i 17IIIl�lnr<II11-1-111-111=111=11-111-111-1IIILl111111 1 In 11 11ll 36' TYP. / 0' 10' PLAN VIEW OF PLANTING ISLAND Extent of Structural Soil Planting Island Curb �n 'tom -9 vwe-c),- (9 Washington Place Pre -Application Conference Notes 1. Parking Space Requirements - would need to be addressed in Development Agreement • Does not meet parking space requirements o Draft TMC requires 564 parking spaces y -c la -e o Current TMC requires 821 parking spaces 11- 5 -s- o Proposed - 446 parking spaces; represents 46% reduction from current code, 21% from draft code o Administrative Variance - 10% or higher reduction is possible, if meeting specific criteria in TMC 18.56.140 • Too many compact parking spaces 1 cr. 2 . z5 o Allowed by current code -133 spaces1 o Proposed -193 spaces J`'-`cf Crwr� V..e".""5lite y5L(," 2. Open Space Requirement(-wc uld need to be addressed in Development Agreement • Most likely does not meet current or draft requirements o Current TMC requires 200 sf/unit, or 62,000 sf of recreation space o Draft TMC requires 15% of residential sf, with a maximum of 150 sf per unit, totaling 31,564 sf • Provide more detail on planned open spaces, such as the rooftop garden. • Use required open space to create an amenity that will attract people to live or stay at the project. There is a lot of paved area on and surrounding the site - needs to be balanced out with green spaces. 3. Site Design • Circulation - need sidewalks around building/site for pedestrians, especially from side and rear parking areas. Where are convenient building entry points from these areas? • Breaking up Targe mega block with new north/south street. Consider providing 1/2 street improvement at west end of site - credit towards impact fees. Public Frontage improvements -15 foot wide sidewalk at street edge, with landscaped tree pits. Potential credit towards impact fees. 4. Landscaping • Parking lot landscaping - landscaped island required every 10 parking spaces • 5 foot landscape strip required back of public sidewalk at east end of site • Building/fou dation landscapingL? `'`' / w ,he - Q 5. Architectural Design jtkit,cvz,„, DA_ • A- • This building, because of its height, scale and use, will be a show piece and very visible from the surrounding area and highways. The design quality will also set the tone for future development. Needs to be well-designed on all four sides. Y v ''-6-(25 ((fit "^ .� . Db ' 142Z -47C RC" 2 V21 Le- 4--rette I • Building Massing (Draft Design Manual) —The proposed building's facades are fairly "flat" with little modulation. Need to include more horizontal and vertical modulation to ensure that the apparent height and length of the building and parking structure maintains the desired human scale and character for the Southcenter area. Will reduce the scale of the Jaig _b.uildings. Consider incorporating interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. o Draft TMC — requires building articulation increments every 50' for commercial uses and every 30' for residential uses. A major vertical modulation is required every 120' / 2-0 maximum. • Building facade — base & top. Create a building base where the horizontal articulation of the lower part of a building's fagade's design establishes a human scale for pedestrian users and passers by, and "ties" a building to the ground. • Roofline — Create a top on buildings to provide an attractive fagade skyline and complete the upper floor facade composition. Consider that the project will be viewed from all directions, including the neighborhoods on hillsides surrounding the urban center. • Corner treatments — should be emphasized with distinctive elements • Building Color and Materials — utilize high quality exterior building materials that contribute to the overall appearance and longevity of the building, as well as colors and textures that reflect the local setting and further articulate the building design. Use of natural materials that reflect the NW setting such as stone, local woods, and functional materials like concrete, brick, and metal are encouraged. • Continuous weather protection — Needed along the sides of the building leading tom entrances, particularly for pedestrians leaving parked cars. Use awnings, canopies, or building overhangs. ;yct ^e _ S(��u_-- t t,,i�. I �-)S • Lighting `• Entrances & doors — make sure entry ways are visually prominent and easy to find. How will people parking in back of site access the buildings? • Parking lot design. o A significant number of apartments and hotel rooms will be looking out on to a parking garage. What can be done to create a better amenity out of the parking garage? Top it with rooftop garden/landscaping? P' w 'NI- r4/4#)40404t... RECEIVED CITY OF TUKWILA JAN 2 1 2014 PERMIT CENTER P�� LWO2 VVJIJIILUII 1'IdLe r espuence & Motel "L " Shaped Concept 1/20/2014 RRsidentiai Tower Hotel GBA Residential Fir Elev Building Area # of Unit Studio 1 BR 2 BR+Den 3 BR Building Area # of Unit 1st floor level 0.45 8,566 SF - - - - - 11,613 - 20,179 SF 2nd floor level 12.45 11,571 SF 6 Units 1- 5 - 8,762 - 20,333 SF 3rd floor Level 21.78 12,457 SF 11 Units 1- 10 - 9,593 21 Units 22,050 SF 4th floor level 31.11 12,457 SF 11 Units 1 _ 10 - 9,593 21 Units 22,050 SF 5th floor level 40.44 12,457 SF 11 Units 1 10 - 9,593 21 Units 22,050 SF 6th floor level 49.77 12,457 SF 11 Units 1 10- 9,593 21 Units 22,050 SF 7th floor level 59.10 12,457 SF 11 Units 1 10 - 9,593 21 Units 22,050 SF 8th floor level 68.43 12,457 SF 11 Units 1 10 - 9,593 21 Units 22,050 SF 9th floor level 77.76 12,457 SF 11 Units 1 10 - 9,593 21 Units 22,050 SF 10th floor level 87.09 12,457 SF 11 Units 1 10 - 9,593 21 Units 22,050 SF 11th floor level 96.42 12,457 SF 11 Units 1 10 - 9,593 21 Units 22,050 SF 12th floor level 105.75 22,050 SF 35 Units 18 17 - 22,050 SF 13th floor level 115.08 22,050 SF 35 Units 18 17 - 22,050 SF 14th floor level 124.41 22,050 SF 35 Units 18 17 - - - 22,050 SF 15th floor level 133.74 22,050 SF 35 Units 18 17 - - - `/ 22,050 SF 16th floor level 143.07 22,050 SF 35 Units 18 17 - - - - 22,050 SF 17th floor level 152.40 22,050 SF 18 Units 1 17 - - 22,050 SF 18th floor level 161.73 22,050 SF 13 Units 1 8 4 - - 22,050 SF 19th floor level (Club&Roof) 171.06 5,230 SF 5,230 SF Club Roof 180.39 291,830 SF 1 311 Units 1 102 I 85 1 120 4 106,712 189 Units 398,542 SF Residential Parking Development Hotel Parking Requirement OTAL REQ' I Total Parking Shown Studio Unit 102 1/APT UNIT 102 1/Hotel Unit 189 Stalls Lower Level 17369 Lower Level 54 1 BR Unit 85 1/APT UNIT 85 ■- 1ST LEVEL 27280 1st Parking Level 90 2 BR + Den 120 1.5/APT UNIT 180 2ND LEVEL 27280 2nd Parking Level 91. 3 BR 4 2/APT UNIT 8 Surface Parking 211 Total 311 375 Stalls 189 Stalls 564 - Total Garage 71,929 Total Parking Shown 446 RECEIVED CITY OF TUKWILA JAN 2 1 2014 PERMIT CENTER P�� LWO2 10 �F�s�l L°4- 6 -) w- PI- - bcp r -J20 1 i c_,/ e rrvi yd { =tee b 1 uyr, 4 t 5L,H r `" 3 06 j-egi--- r,,,t)r\-,LA, --- 6.76 c OA` -e -V ft1T r- 0 • 6 r47 5t"r/a(;77c./. City of Tukwila Southcenter Design Manual Staff & MAKERS' Suggested Updates December 24, 2013 Southcenter Design Manual Table of Contents Introduction Site Design/Elements 1. Large Site Design 1 2. Side and Rear Yard Design 9 3. Internal Pedestrian Access and Design 10 4. Service Areas and Mechanical Equipment 14 5. Lighting 25 6. Walls and Fences 26 Building Design 7. Architectural Concept 17 8. Entrances and Doors 33 9. Building Facade — Base and Top 26 10. Corner Treatments 34 11. Building Massing 35 12. Building Details and Elements 41 13. Building Materials and Colors 36 14. Windows 48 15. Weather Protection 51 16. Blank Walls 54 17. Roofs 56 18. Parking Structures 49 SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.13 Southcenter Design Manual INTRODUCTION Purpose The Southcenter Design Manual provides policy guidance on site and building design. The guidelines support and complement the community vision described in the Southcenter Subarea Plan, and provide a flexible tool for quality and innovation. This document is intended to supplement and expand upon the design requirements found in Chapter 18.28 Tukwila Urban Center (TUC) Zoning standards. This document provides City staff, the Board of Architectural Review (BAR), and the public a common basis for the evaluation of design and development issues during the design review and approval process. The Manual does not specify a particular style of architecture or design but is intended to guide applicants in creating an appearance of greater consistency and design quality within the Southcenter District. Organization The Southcenter Design Manual is organized by design topic. The general structure is: • DESIGN TOPIC (e.g. Windows) Intent Statement • Provided to guide the application of criteria to differing site circumstances in a consistent manner. Design Criteria A. Design Criteria: General requirements to be met by development 1. Example measures that guide development design to meet the design topic intent and design criteria above. Graphic and written descriptions are provided. For each Design Topic there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Director or Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations beneath, which augment each Design Criteria, provide guidance to the project applicant developing the project, to City staff in reviewing a project proposal, and the decision maker in determining whether the project meets the Design Criteria. These are intended to provide guidance and possible solutions for the criteria but should not be seen as the only solution. There may be specific requirements to include or avoid. Photographs and illustrations appear beneath the item they are intended to explain. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.13 Southcenter Design Manual Interpretation Where the word "shall" or "must" is used it is intended to be a mandate; and where the word "should" or "encouraged" is used, it is intended to be a recommendation. In determining the degree of applicability of design criteria or in case of conflict or site impracticality, priority should be given to criteria related to the "public realm." Not all cril;eria will be applicable to every project. This Manual describes, in clear terms, those features that are to be addressed in the design of projects. It is evident that the criteria could generate numerous solutions. Varied and imaginative designs are certainly encouraged. Photographs are often included as visual examples for design and review purposes. They are not intended to be specific examples to be replicated. Where an addition to or expansion of an existing building triggers design review the new construction shall meet all relevant criteria. In addition limited exterior modifications to the existing structure may be required to aesthetically unify the new and existing portions of the structure and better meet the design criteria. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.13 Southcenter Design Manual SITE DESIGN/ELEMENTS 1. SITE DESIGN Intent • To encourage site design in which the organization is easily understood, appropriate to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of the District within which it is located. Design Criteria A. Developments should take advantage of special opportunities and mitigate impacts. Applicants shall demonstrate how their development features a unifying organization that accomplishes the following goals: 1. Mitigate transportation impacts and facilitate better traffic circulation by connecting through streets, where applicable. 2. Provide a safe, convenient, and connected pedestrian access system. For example, redevelopment of a superblock site should strive to create a pedestrian -friendly environment within the internal layout. In addition to providing any required new streets, this can be accomplished by defining a network of pedestrian walkways that serve as a "grid", connecting these walkways to uses with the site and to the larger street network, and creating smaller parking areas in place of one large parking lot. 3. Encourage buildings to complement adjacent activities and visual character (where desirable). 4. Arrange buildings in clustered masses that enhance the street frontages and the overall pedestrian environment. For example, on sites where Targe retail stores are planned, cluster small retail shops along the street with parking behind that serves both the small and large retail uses. 5. Incorporate open space and landscaping as a unifying feature. 6. Incorporate screening, environmental mitigation, utilities, and drainage as a positive element. 7. Incorporate opportunities for joint development of sites where there is potential for common building walls, shared driveways, landscaping, or other shared facilities. 8. Use site design to take advantage of and/or enhance views of or access to the river, pond, surrounding hillsides, and mountains, where feasible. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 1 12.24.2013 Southcenter Design Manual Good internal circulation and connections to adjacent sites— Parking lot landscaping and buffering Pedestrian-oriented Centralized street frontages pedestrian space Use Site Design to break up super blocks. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 2 12.24.2013 Southcenter Design Manual 2. SIDE/REAR YARD DESIGN Note: The provisions herein are in addition to the side and rear yard setbacks and landscaping requirements as set forth in Table 2 and TMC 18.28.100 and.110. Intent • To provide for compatibility between developments; • To provide side and rear yard design options that enhance the pedestrian environment and the areas around the development; and • To provide flexible standards that allow property owners to maximize on-site development while meeting community design goals. Design Criteria A. Design side and rear yards to provide compatibility between developments and where desirable, to promote integrated design that enhances circulation and opportunities for shared amenities. Applicable new construction and exterior expansions shall incorporate one or more of the following design options along side and rear property lines: 1. Provide moderate landscape screening per TMC 18.28.230(6)(2) along side and rear property lines between incompatible developments (such as warehousing and residential uses). 2. Provide heavy landscape screening per TMC 18.28.230(6)(3) along side and rear property lines where a visual separation of uses is desired. 3. Other treatments that meet the intent. Factors that must be considered in determining the appropriate treatment include views, applicable uses, connectivity, and desired level of privacy. Some options include: a) Shared pathway along or adjacent to the property line with landscaping. This is a desirable configuration that can enhance pedestrian circulation and provides an efficient use of space. This treatment requires a recorded agreement with applicable adjacent property owner(s). b) Shared internal drive along or adjacent to the property line. This is a desirable configuration for non-residential uses that can enhance circulation and provides an efficient use of space. This treatment requires a recorded agreement with applicable adjacent property owner(s). c) Tall privacy fence or hedge (up to 7 feet tall). This is most applicable where screening on site uses is desired and/or for commercial uses adjacent to residential uses where the fence doesn't negatively impact views from the street or nearby properties. Landscaping elements should be included in front of the fence to screen and soften the view of the fence. d) Low screen fence or hedge (up to 42 inches tall). This may be a more attractive option where a taller fence might provide negative visual impacts to the proposed or adjacent uses. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 3 12.24.2013 Southcenter Design Manual 1. Heavy landscape screening "`"--Property Line 3b. Shared internal roadway 2. Moderate landscape screening 3a. Shared pathway '-Property Line 3c. Privacy fence 'Property Line 3d. Other option - low hedge or fence :Property Line ``Property Line ''Property Line Illustrating the various side and rear yard design treatment standards and options. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 4 12.24.2013 Southcenter Design Manual 3. SERVICE AREAS AND MECHANICAL EQUIPMENT Intent • To minimize the potential negative impacts of service elements; and • To encourage thoughtful siting of service elements that balance functional needs with the desire to screen negative impacts. Design Criteria A. Service element location and design. All developments shall provide a designated spot for service elements (refuse and disposal). Such elements shall meet the following standards: 1. Service elements shall be located to minimize the negative visual, noise, odor, and physical impacts to the street environment, adjacent (on and off-site) residents or other uses, and pedestrian areas. All service entrances and associated loading docks and storage areas should be located to the side or rear of the building unless all facades face a public street in which case locate them in the least visible location or screen them with landscaping.; 2. The designated spot for service elements shall be paved with concrete; DUMPSTER LOCATED AT REAR OF SITE SCREENED MECHANICAL EOUI \EM/ '\ ASH 71'N \>- Appropriate service area location and enclosure example. 3. Appropriate enclosure of the common trash and recycling elements shall be required. Requirements and considerations: a) Service areas visible from the street, pathway, pedestrian -oriented space or public parking area (alleys are exempt) shall be enclosed and screened around their perimeter by a durable wall or fence at least 6 feet high. Developments shall use materials and detailing consistent with primary structures on-site. Acceptable materials include brick, concrete block or stone; b) The sides and rear of the enclosure must be screened with moderate or heavy landscaping (TMC 18.28.230(6)(2-3) at least 5 feet deep in locations visible from the street, dwelling units, customer parking areas, or pathways to soften the views of the screening element and add visual interest;c) Collection points shall be located and configured so that the enclosure gate swing does not obstruct pedestrian or vehicle traffic, or does not require that a hauling truck project into any public right-of-way; SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 5 12.24.2013 Southcenter Design Manual d) Proximity to adjacent residential units will be a key factor in determining appropriate service element treatment; and e) Preferably, service enclosures are integrated into the building itself. B. Automotive Service Bays: Buildings containing automotive service bays shall be designed to minimize their visibility from the public realm. 1. Either orient the service bay doors in the direction least visible from thepublic realm or screen the doors with walls, trellises or landscaping. 2. Framing elements such as trellises and trim around the edges of service bay doors are recommended to add depth and detail to the automobile scaled facade. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 6 12.24.2013 Southcenter Design Manual C. Utility meters, electrical conduit, and other service utility apparatus. These elements shall be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these standards. If such elements are mounted in a location visible from the street, pedestrian pathway, common open space, or shared auto courtyards, they shall be screened with vegetation or by architectural features. Good and bad utility meter configurations. The examples on the left are consolidated and somewhat screened by landscaping elements, whereas the right examples are exposed and degrade the character of these townhomes. D. Rooftop equipment screening. All building mechanical equipment located on roofs shall be screened from view - as seen from public streets and sidewalks within 300 feet of the subject property, except from points of view in excess of 10 feet above finished site grade of the subject property. 1. The first preference is to either place the equipment where it is not visible from the street or nearest offsite property or screen the equipment using the roof forms or parapet walls. 2. If equipment must be placed where it is visible it must be screened with elements that are architecturally compatible with the building design. 3. Materials, architectural styles, colors and/or other elements from the facade composition shall be used to integrate the screening into the building's architecture. 4. In the design of screening enclosures, use dimensional increments of window spacing, mullion spacing, or structural bay spacing taken from the fagade composition. 5. Where possible, downspouts should be concealed within walls while meeting the requirements of plumbing codes and providing for maintenance. The location, spacing, materials, and colors of exposed downspouts, gutters, scuppers, and other visible roof drainage components should be incorporated into the architectural composition of the fagade and roof; haphazard placement should be avoided. Half round gutters and round downspouts are recommended as a type appropriate for most architectural styles. Corrugated downspouts should not be used. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 7 12.24.2013 Southcenter Design Manual Screening example of rooftop mechanical equipment. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 8 12.24.2013 Southcenter Design Manual 4. LIGHTING Intent • To design site lighting that accents the architecture, improves safety and avoids impacts to adjacent properties and passersby. Design Criteria A. Site lighting shall be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. 1. Commercial buildings and landscaping can be illuminated indirectly by concealing light features within buildings and landscaping to highlight attractive features and avoid Tight intrusion into neighboring properties. 2. Bollard mounted lighting and stair lighting are recommended for low-level illumination of walkways and landscaped areas. 3. Public entrances should be illuminated at night to enhance safety and visibility. B. Avoid glare from unshielded or undiffused light sources. 1. Small decorative "glow" elements within a luminaire such as bollard mounted lighting or stair lighting are permitted to emit a low amount of light above the horizontal. 2. Shielding and careful placement should be used to prevent spillover Tight from being visible to pedestrians, motorists, and nearby residential dwelling windows. 3. Adjacent to residential buildings, a combination of lower mounting height and luminaire shields should be used to protect residences from spillover light and glare. 4. Illumination levels of facade uplighting, roof wash lighting and landscape uplighting should use lower brightness levels where the illuminated facades, roofs or landscaping face residential buildings, except across wider streets or boulevards with landscaped medians and street trees. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 9 12.24.2013 Southcenter Design Manual 5. WALLS AND FENCES Intent • To design walls and fences that are compatible with the building, improve the appearance of the site and improve safety. Design Criteria A. Design walls and fences to create a sense of entry and enhance the street frontage. 1. Frontage walls may occur as garden walls, planter walls, seat walls, or low retaining walls. Seating walls should be between 15"-18" in height and a minimum of 18" wide to provide comfortable seating. 2. Entrances and pedestrian "gateways" should be announced by posts or pilasters, and may be combined with trellises, special landscaping, decorative lighting, public art or other special features. Low walls as a transitional, decorative element to soften the wall. Low walls with landscaping to separate public space from semi -private space. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.2013 Page 10 Southcenter Design Manual Decorative masonry and stone walls to define space. B. Design walls and fences to screen unsightly portions of the site and enhance security. 1. Screening fences and walls should be constructed of materials that are compatible with the architecture and character of the site. Natural colors, a cap or top articulation, and related dimensional post spacing increments should be used at screening fences to enhance compatibility. 2. All walls should have a cap and base treatment. 3. Design elements should be used to break up long expanses of uninterrupted screening walls, both horizontally and vertically. Walls should include design elements such as textured concrete block, interlocking "diamond" blocks, formed concrete with reveals, or similar materials. Landscape materials should also be used to provide surface relief. 4. Use of security fences should be minimized, and limited to special locations where additional security is necessary. Such security fences should not exceed 6 feet in height. 5. Security fences should be designed to maintain a visually open character to the extent possible. This may be accomplished by using metal picket or open grille fencing or by mounting metal picket or open grille fencing on top of a low masonry wall. 6. Bollards protecting Fire Department equipment shall be approved by the Fire Department. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 11 12.24.2013 Southcenter Design Manual Good screening wall examples. Landscaped trellis wall as a visual screen (left). The trash enclosure (right) uses a decorative pattern of concrete blocks and metal doors that complement the architecture of the adjacent building. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 12 12.24.2013 Southcenter Design Manual BUILDING DESIGN 6. ARCHITECTURAL CONCEPT Intent • To encourage building design in which the organization is easily understood, appropriate to the site, and is a positive element in the architectural character of the District within which it is located. Design Criteria A. Develop an architectural design expression that unifies the massing and components of a structure or structures on a site into a cohesive and consistent thematic or stylistic architectural character or style that is responsive to the functional requirements of the development. 1. Example of axial symmetry, or more formal design organization, in a multi -family building. 2. Example of asymmetry, or more informal composition, in a commercial building. 3. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 13 12.24.2013 Southcenter Design Manual 7. ENTRANCES AND DOORS Intent • Ensure a welcoming public face to buildings with well designed, appropriately scaled, and easy to find entrances. • Entrances should be visually prominent features in the design of a building. • Design retail and commercial entries to create an open atmosphere that draws customers inside, and residential entries that are welcoming and provide a graceful transition between the public and private realm. Design Criteria A. Primary entrances are among the most visible and characteristic features of a building. The location and design of the main entrance door(s) and the surrounding frame shall represent the overall style and architectural character of the building. 1. The primary entrance may be: a) marked by a taller mass above, such as a modest tower or portico (roofed entrance supported by columns) that protrudes from the rest of building surface; b) accented by special architectural elements, such as columns, overhanging roofs, a permanent architectural canopy utilizing materials from the primary building, projecting canvas or fabric awnings, and ornamental Tight fixtures; SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.2013 Page 14 Southcenter Design Manual c) indicated by a recessed entry opening onto the public sidewalk or a forecourt. This design could be incorporated into commercial, residential, or mixed-use buildings. Recommended treatments include special paving materials such as ceramic tile; ornamental ceiling treatments (for recessed entries), such as coffering; decorative Tight fixtures; and decorative door pulls, escutcheons, hinges, and other hardware. A recessed entry could be fully enclosed from above or could come in the form of a forecourt (right image) 2. Residential developments may use the following entry treatments: a) Stoop. A stoop is an entrance stairway to a residence typically constructed close to the sidewalk. Stoops may feature a portico entrance at the top of the stair. Multiple stoops may be combined to increase the scale of the entrance. Setback areas are typically landscaped. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 15 12.24.2013 Southcenter Design Manual Stoop examples. b) Porch. A porch is a roofed space, open along two or more sides and adjunct to a building, commonly serving to shelter an entrance and provide a private outdoor space appended to a residence. Porches may serve multiple entrances. Setback areas are typically landscaped. Porch c) Front door. A front door features a residence's main entrance with a deep setback, creating a gracious open space along the property frontage. Setback areas are typically landscaped. Special paving should be used to enhance and define the entrance. SCDesign Ma nual_PCDraft_Tukwila_12.24.13_accept.docx Page 16 12.24.2013 Southcenter Design Manual 3. Ground floor multi -family residential units should have dedicated entrances wherever possible. B. At mixed-use buildings, entrances to residential, office or other upper story uses shall be clearly distinguishable in form and location from retail entrances. 1. Residential entries distinguishable from commercial entries. Use different materials, building forms, door styles, and/or building perforations in retail/commercial spaces than residential entrances. 2. Accent the entrance with architectural elements such as clerestory windows, sidelights, and ornamental light fixtures, and identify it with signage and/or address numbering. 3. The entrance may be recessed into a vestibule or lobby distinguishable from storefronts. C. Secondary Entrances: Side or rear building entries shall be consistent with but visually secondary to main entrances. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 17 12.24.2013 Southcenter Design Manual Side or rear entries (left) shall be consistent, but secondary to the primary entrance (right). 1. The design of the side or rear entry should be architecturally related to the front entry, such as in use of materials and proportions. 2. Secondary entries should be enhanced with detailing, trim and finish consistent with the character of the building. 3. Large multi -tenant buildings may have multiple main entrances. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 18 12.24.2013 Southcenter Design Manual 8. BUILDING FACADE - BASE AND TOP Intent • To ensure that individual elements of a facade relate to the fagade's overall design, articulation, and organization. • To reduce the scale of large buildings. • Encourage prominent rooflines that give buildings an attractive and distinctive top, contribute to the character of the area, and are consistent with the type of building function and uses. • Encourage the use of sloped roofs for residential buildings to shed rain and snow and provide shelter. Design Criteria A. Create a building base where the horizontal articulation of the lower part of a building facade's design establishes a human scale for pedestrian users and passers-by, and aesthetically "ties" a building to the ground. 1. A building base treatment shall occur at both of the following scales on commercial buildings: a) At the scale of the pedestrian (i.e. within the ground floor portion of the fagade), a base treatment should be created at a height between nine inches and six feet. Examples of pedestrian-scalled building base treatments. Note the tilework below the storefront window in the left image, concrete base in the middle and right images. b) For multi -story buildings, at the scale of the building the facade of the entire ground floor (or up to the second floor, depending on the height of the building) should be designed to read as a base that "anchors" the building (i.e., the portion of the facade above) to the ground. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 19 12.24.2013 Southcenter Design Manual Base treatment examples for multi -story buildings. 2. The building base should be created by any one or more of the following treatments: a) A horizontal projection (or visible thickening) of the wall surface, which may be accompanied by a change of material and/or color; this may be an exterior version of a "wainscot." b) A material and/or color change of the base wall relative to the building wall above. The base material should be heavier (e.g. of darker color and/or a heavier or more permanent material) than portions of the building above. c) A horizontal architectural line or feature at or below the top of the first story, such as a belt course, protruding horizontal band or secondary cornice (related to or repeating the pattern of an upper cornice) separating the first two floors. d) At non-residential buildings a ground level arcade with columns may be used to create a building base. Column spacing should be regular, and related to the structural bay increment of the building. B. Create a "top" on buildings through a substantial horizontal articulation of the facade at the uppermost floor of the building to provide an attractive facade skyline and complete the upper facade composition. 1. This "cap" shall be architecturally integrated with any sloping roof volume (if used) that occurs above the eave line. 2. Rooflines should reflect the architectural style of the building and be a distinctive design element. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 20 12.24.2013 Southcenter Design Manual 3. Pitched and continuous sloping roof forms (i.e. without flat horizontal portions) including gable, hip, and pyramidal roofs are encouraged. 4. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof surfaces and/or 1;0 provide opportunities to daylight interior spaces. 5. Flat or shallow pitched roofs shall be ornamented with shaped parapets, caps, or cornice treatments. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.2013 Page 21 Southcenter Design Manual a) The primary cornice should be decorated or bracketed with parapets, finials, or simple decorative panels or molding. b) An architecturally profiled cornice and/or expressed parapet cap should be used to terminate the top of the parapet wall. c) Surface mounted cornices, continuous shading elements, or trellises should be used to strengthen a parapet wall design. d) Sheet metal parapet caps or coping should provide a formed (compound folded) overhanging edge termination and a heavy gage sheet metal thickness selected to avoid "oilcanning" distortion. Single layer, flush sheet metal parapet caps should not be used. Finish should either be of an unpainted ornamental metal such as copper, or painted to match adjacent wall surface. Unpainted galvanized metal should not be used. 6. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest. a) Vertical roof edge fascia over eighteen inches in height should be subdivided or accented by additional horizontal layers, stepbacks, trim, and other detailing. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 22 12.24.2013 Southcenter Design Manual b) Brackets and corbels (i.e. decorative supporting pieces designed to bear the weight of projected overhangs), or other expressed roof overhang supports (whether structural or nonstructural) are encouraged to add richness to detailing. The spacing module of repeating supports should relate to the building's structural bay spacing or window mullion spacing. c) The soffit (i.e. the underside surface of the roof overhang) should be designed as a visible feature and incorporated into the overall architectural composition. Soffit beams, coffers, light fixtures and other design articulation are encouraged. Top or "cap" examples — dramatic roof forms. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.2013 Page 23 Southcenter Design Manual Top or "cap" examples — various cornice lines. Top or "cap" examples: Vertical modulation plus combined with changes in materials and detailing (left). Distinctive sloped roof form (right). •M if .7. ♦4 y 1 • t Lina Top or "cap" examples — horizontal modulation (upper level stepbacks). SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 24 12.24.2013 Southcenter Design Manual 9. CORNER TREATMENTS Intent • To emphasize the importance of intersections through special design elements. Design Criteria A. Building corners at important intersections shall be emphasized with a distinctive building element. 1. Appropriate building elements include: a) Corner towers which are created by articulating a separate, relatively slender mass of the building, continuing that mass beyond the height of the primary building mass, and providing the top of the mass with a recognizable silhouette, b) Projecting or recessed corner entrances with a distinctive roof or canopy element, c) Distinctively shaped bay windows or balconies. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.2013 Page 25 Southcenter Design Manual 10. BUILDING MASSING Intent • To ensure, through horizontal and vertical modulation, that the apparent height and length of a building maintains the desired human scale and character for the Southcenter area. • To reduce the scale of large buildings • To encourage the design of building facades which incorporate interesting architectural details that add variety to the fagade, animate the street presence, and are attractive at a pedestrian scale. Design Criteria A. Facade articulation — commercial and mixed-use building facades. Such facades shall include articulation features at maximum intervals as set forth by the applicable corridor type (see TMC 18.28.130) to reduce the perceived scale of buildings and add visual interest. At least three of the following features shall be employed at intervals no greater than specified by the applicable corridor type: 1. Window fenestration patterns and/or entries; 2. Use of weather protection features; 3. Use of vertical piers or columns; 4. Change in roofline form; 5. Change in building material or siding style 6. Vertical elements such as a trellis with plants, green wall, or art element; 7. Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline or a change in building material, siding style, or color; 8. Other design technique that effectively reinforces the pattern of small shopfronts and/or effectively reduces the perceived scale of the building and adds visual interest. Alternative designs will be considered provided such techniques effectively reduce the perceived scale of the building and add visual interest from all observable distances. The City shall consider the following in determining whether the treatment meets the intent of the guidelines: (1) Types of materials used and how they help to achieve the intent; (2) The type of articulation treatments and how effective they are in meeting the intent; (3) How effective the articulation treatments respond to the site's context and visibility (for instance, side streets warrant greater flexibility than primary streets where fagades are more visible). SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 26 12.24.2013 Southcenter Design Manual Articulation increment Articulation increment Articulation in -----�� crement \ 1111111111111 iiiiiim-Lm maw. 111111 in VIM SillabilikkIllittium - *C.fiiit:r:\+ii€ wVJL'riAMI ��. i .'.� I, — Vertical piers/columns Weather protection elements Entries and fenestration patterns Facade articulation example For retail facades, one way of meeting the articulation provisions is to design individual storefronts or increments to look like separate buildings. Facades in these examples use different materials, colors, fenestration techniques, rooflines, and weather protection elements. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.2013 Page 27 Southcenter Design Manual Facade articulation examples for multi -story buildings. The ground level commercial facades employ entries and fenestration techniques, vertical piers, and weather protection elements. Unacceptable facade articulation techniques. Both examples use some articulation features, but they are insufficient in meeting the intent of the guidelines. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 28 12.24.2013 Southcenter Design Manual B. Facade articulation — multifamily building facades. This includes single purpose multifamily buildings and residential portions of mixed-use buildings. Such building facades shall include articulation features at maximum 30 -foot intervals to reduce the perceived scale of buildings and add visual interest. At least three of the following features shall be employed per articulation interval: 1. Window fenestration patterns and/or entries; 2. Vertical building modulation. Minimum depth and width of modulation is 18 inches and four feet, respectively, if tied to a change in color or building material and/or roofline modulation. Otherwise, the minimum depth and width of modulation is 10 and 15 feet, respectively. Balconies may be used to meet the modulation if they are recessed or projected from the facade by at least 18 inches. Juliet balconies, and other balconies that appear to be "tacked -on" to the facade will not qualify for this option unless they employ high quality materials and add visual interest to the facade; 3. Change in roofline; 4. Change in building material or siding style; 5. Building elements such as bay windows, porches, canopies, chimneys, or other repetitive features that effectively articulate the facade; 6. Other design technique that effectively reduces the perceived scale of the building and adds visual interest. 7. Alternative designs will be considered provided such techniques effectively reduce the perceived scale of the building and add visual interest from all observable distances. The City shall consider the following in determining whether the treatment meets the intent of the guidelines: (1) Types of materials used and how they help to achieve the intent; (2) The type of articulation treatments and how effective they are in meeting the intent; (3) How effective the articulation treatments respond to the site's context and visibility (for instance, side streets warrant greater flexibility than primary streets where facades are more visible). SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 29 12.24.2013 Southcenter Design Manual Multifamily facade articulation example. Examples of multifamily facade articulation. C. Major Vertical Modulation Increment. The maximum modulation increment is specified by corridor. Such buildings shall incorporate at least one of the following design elements: 1. Provide major vertical building modulation at least 10 feet deep and 20 feet wide. Such modulation may be recessed from the wall or project from the wall. For multi -story buildings the modulation must extend through more than one-half of the building floors; 2. Use of a contrasting vertical modulated design component featuring all of the following: a) Component extends through all floors above the first floor fronting on the street. Exception: upper floors that are stepped back more than 10 feet from the fagade are exempt; b) Utilizes a change in building materials that effectively contrast from the rest of the facade; c) Component is modulated vertically from the rest of the fagade by an average of 6 inches; and d) Component is designed to provide roofline modulation; or 3. Facade employs building walls with contrasting articulation that make it appear like two distinct buildings. To qualify for this option, these contrasting facades must employ both of the following: SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 30 12.24.2013 30' max. 30' max. 30' max. Multifamily facade articulation example. Examples of multifamily facade articulation. C. Major Vertical Modulation Increment. The maximum modulation increment is specified by corridor. Such buildings shall incorporate at least one of the following design elements: 1. Provide major vertical building modulation at least 10 feet deep and 20 feet wide. Such modulation may be recessed from the wall or project from the wall. For multi -story buildings the modulation must extend through more than one-half of the building floors; 2. Use of a contrasting vertical modulated design component featuring all of the following: a) Component extends through all floors above the first floor fronting on the street. Exception: upper floors that are stepped back more than 10 feet from the fagade are exempt; b) Utilizes a change in building materials that effectively contrast from the rest of the facade; c) Component is modulated vertically from the rest of the fagade by an average of 6 inches; and d) Component is designed to provide roofline modulation; or 3. Facade employs building walls with contrasting articulation that make it appear like two distinct buildings. To qualify for this option, these contrasting facades must employ both of the following: SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 30 12.24.2013 Southcenter Design Manual a) Different building materials and/or configuration of building materials; and b) Contrasting window design (sizes or configurations). Alternative treatments will be considered provided the design meets the intent of the guidelines. Elements to consider are the level of detailing, quality of building materials, types of articulated features, and integration with/or enhancement of, the surrounding context (considering views from all publicly observable locations within the area). X = Maximum modulation increment is specified by corridor MEETS REQUIREMENT DOES NOT MEET REQUIREMENT Major vertical building modulation (at least 10' deep by 20' wide) MEETS REQUIREMENT Illustrating Major Vertical Modulation Increment standards. The above examples do not meet the modulation increment standard. In the right image, the modulated features aren't enough to mitigate the continuous massing of the upper level of the building. The right image includes small scale vertical modulation, but over an extensive width, it isn't sufficient enough to effectively reduce its perceived width. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 31 12.24.2013 Southcenter Design Manual Acceptable examples. The left image meets the criteria for (2) above for a contrasting vertical modulated design component. The right image meets the criteria for (1) above for vertical building modulation at least 10 feet deep and 20 feet wide. r 'I' s s a u -tea. ry w rs ,!.tr _ - X ell . . ._ _.. t.,,, Acceptable examples. Both Targe scale retail examples above use major vertical building modulation features (1) and most or all of the features of a vertical modulated design component (2). Acceptable "alternative" examples. The left image includes five articulated fagade intervals — with the central component using different materials, fenestration, and roofline modulation. The right image uses a combination of vertical and horizontal modulation and a change in building materials to meet the intent of the standards. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.2013 Page 32 Southcenter Design Manual 11. BUILDING DETAILS AND ELEMENTS Intent • To encourage the incorporation of design details and small-scale elements into building facades that are attractive at a pedestrian scale. Design Criteria A. Non-residential and mixed-use buildings must employ at least one detail element from each of the three categories below within each facade articulation interval (see TMC 18.28.210) for fagades facing a street, featuring a customer entry, or featuring the primary residential entry. Residential buildings must employ at least two detail features (total) within each articulation interval. For example, a residential building with 120 feet of street frontage with a facade articulated at 30 -foot intervals will need to include two of the detail elements from the three categories below within each of its four facade segments. The applicant must demonstrate how the amount, type, and mix of details meet the intent of the guidelines. 1. Window and/or entry treatment: a) Display windows divided into a grid of multiple panes; b) Transom windows; c) Roll -up windows/doors; d) Other distinctive window treatment that meets the purpose of the standards; e) Recessed entry; f) Decorative door; g) Landscaped trellises or other decorative element that incorporates landscaping near the building entry; or h) Other decorative or specially designed entry treatment that meets the purpose of the standards. 2. Building elements and facade details: a) Custom-designed weather protection element such as a steel canopy, cloth awning, or retractable awning; b) Decorative, custom hanging sign(s); c) Decorative building -mounted light fixtures; d) Bay windows, trellises, towers, and similar elements; or e) Other details or elements that meet the purpose of these standards. 3. Building materials and other facade elements: SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 33 12.24.2013 Southcenter Design Manual a) Use of decorative, high quality building materials. Examples include decorative use of brick, tile, or stonework; b) Artwork on building (such as a mural) or bas-relief sculpture; c) Decorative kick -plate, pier, beltcourse, or other similar feature; d) Hand-crafted material, such as special wrought iron or carved wood; or e) Other details that meet the purpose of the standards. "Custom," "decorative," or "hand-crafted" elements referenced above must be distinctive or "one -of - a -kind" elements or unusual designs that require a high level of craftsmanship. Alternatives will be considered provided the number, quality, and mix of details meet the intent of the standards. Detail examples: left image = Distinctive glass entry/corner feature, steel weather protection element, decorative wood paneling, and decorative tilework. Right image = Decorative door and decorative mosaic tilework. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 34 12.24.2013 Southcenter Design Manual Detail examples: Left image = Steel and glass weather protection and large openable window, decorative lights and colorful mural. Right image = Distinctive large glass patterned curtain -wall, decorative masonry, and decorative wood component. Detail examples: Left image = Display windows d'vided into a grid of multiple panes, custom weather protection, decorative masonry, and decorative lighting. Right image (residential building) = Decorative weather protection over the entry, decorative masonry, and decorative lights. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 35 12.24.2013 Southcenter Design Manual 12. BUILDING MATERIALS AND COLORS Intent • Utilize durable, high quality exterior building materials that contribute to the overall appearance and longevity of the building, as well as colors and textures that reflect the local setting and further articulate the building design. Design Criteria A. Use of natural materials that reflect our Northwest setting such as stone, local woods like cedar and fir, and functional materials like concrete, brick, and metal are encouraged. 1. Descriptive Definitions and usage recommendations: a) Brick: Full size brick is preferable to thin veneer brick. When used, brick veneers should be mortared to give the appearance of full -depth brick and detailed with wrap-around corner and bullnose pieces. b) Ceramic tile: Glazed and unglazed tile should be limited in use to a facade cladding or decorative wall accent material. Simple color palettes and design motifs should be used. c) Fiber -Cement or Cementitious Siding: An exterior siding product available in planks, panels and shingles and composed of portland cement, ground sand, cellulose fiber and sometimes clay, mixed with water and cured in an autoclave. d) Fiber -reinforced plastics (FRP), cast glass fiber composites ("fiberglass"): These materials are often used in molded reproductions of carved wooden or cast metal architectural ornamentation such as architectural columns, capitals and bases, cornices, and other trim. They may be used if their appearance closely approximates the type of painted wood element they are simulating, and are coordinated in color and composition with the selected architectural style. They should only be used at locations above the reach of pedestrians. e) Profile, Corrugated, and Other Sheet, Rolled and Extruded Metal Surfaces: Where used, sheet metal should be detailed with adequate thickness to resist dents and impacts, and should have trim elements to protect edges. Metal siding shall have features such as visible corner moldings and trim and incorporate masonry, stone, or other durable permanent materials near the ground level (first two feet above sidewalk or ground level). Metal siding shall be factory finished with a matte, non -reflective surface. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 36 12.24.2013 Southcenter Design Manual f) Stone (including river stone), stone veneers, cast stone, terra cotta, precast concrete, glass fiber reinforced concrete (GFRC). Improperly simulated or contradictory finishes (i.e. use of panelized concrete to simulate a riverstone wall appearance with visible straight-line joints cutting across individual stones) should not be used. g) EIFS (Exterior Insulating and Finish Systems): Close attention should be paid to detail and trim elements for a high quality installation. Very stylized or highly textured surfaces are strongly discouraged. Joint patterns should be architecturally coordinated with overall facade composition. These finishes should be sheltered from extreme weather by roof overhangs or other methods and weather exposed horizontal surfaces should be avoided. EIFS should not extend below two feet above the ground plane. Concrete, masonry, or other durable material must be used for wall surfaces within two feet of grade to provide a durable surface where damage is most likely. These two buildings employ EIFS as the predominate siding material, but employ masonry near the ground level which provides greater durability and contributes to the character of the buildings. h) Wood: Horizontal sidings such as clapboard and tongue -in -groove; vertical siding such as board and batten; and other horizontal sidings such as smaller wood shingles may be suitable. The larger, more rustic styles of shakes should not be used. Trim elements should be used for all wood siding types. Timber detailing and exposed bracing may be appropriate. "T1-11" plywood panel siding is not allowed. i) Precast Concrete: The location and spacing of panel and expansion joints should be incorporated into the facade composition. Castings should be shaped to form architectural profiles that create SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx 12.24.2013 Page 37 Southcenter Design Manual j) bases, cornices, pilasters, panel frames, and other elements contributing to facade composition and human scale. Cement type, mineral pigments, special aggregates and surface textures may be used in precast concrete to achieve architectural texture and variety. Poured -in -Place Concrete: Long surfaces of uninterrupted concrete walls should not be used. The use of textured form liners, pigments, stains, and/or special aggregates should be used to create visual interesting surfaces. At a minimum, the design of exposed concrete walls should incorporate the location and spacing of formwork tie -holes, expansion joints and control joints into the facade composition. The architectural treatment of poured concrete that is used as a building architectural base should be extended to concrete used elsewhere in the project for sitework material. k) Concrete Block: Incorporate a combination of textures to provide visual interest (such as split or rock -facade units and/or contrasting colored units with plain smooth block can create distinctive patterns). Decorative treatments such as alternating block courses of differing heights, contrasting grout colors, alternating surface textures (e.g. precision face and split face) and/or compositions of colored blocks should be used, along with matching cap and trim pieces. Plain concrete block fire walls on the sides of a building that are visible to the public are discouraged. 2. Local and recycled building materials should be used whenever possible, 3. If the building massing and pattern of windows and doors is complex, a simple palette of wall materials, textures and/or colors should be used. If the building volume and the pattern of wall openings are simple, additional wall materials, textures and articulation :nay be utilized. B. Wall Cladding materials shall be appropriate to the architectural style and building type. Authentic materials and methods of construction should be used to the degree possible. 1. Where simulated cladding materials (e.g. artificial stone to substitute for real stone, or painted fiber reinforced plastics to substitute for painted wood) are used for reasons of economy, they should be durable and closely match proportions, surface finishes, and colors of original materials. 2. Fiber -Cement or Cementitious Siding: Planks are an acceptable substitute for wood siding when used in the formats described above under "Wood." To match the precedents of real wood siding in the area the spacing of siding should not exceed 8". 3. Profile and Other Sheet, Rolled and Extruded Metal: As wall cladding, these wall systems should be SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 38 12.24.2013 Southcenter Design Manual used as a secondary or accent material. A high quality, durable, fade -resistant coating system or paint such as Kynar, Tnemec, etc. is recommended. 4. Stucco or EIFS: Stucco and EIFS finishes are acceptable finishes for upper stories only at street exposures on commercial buildings. They should not be used at storefronts. They may be used at ground floor portions of rear or side service and parking exposures and in such cases should be specified with high-density materials, with the ground floor street fagade cladding materials continuing to be used as a building base and accent material. 5. Wall Accent Materials: are recommended to add interest and variety, for example, at architectural elements such as cornices and on portions of buildings or walls. Materials recommended for use as accents include brick, wood, stone, Fiber Reinforced Plastic, ceramic tile as listed above, in keeping with the architectural style of the building. C. Color: More than two colors and materials shall be incorporated into a design. Mono -chromatic schemes are discouraged. Color choices should include warm rich colors that reflect and complement the woodlands, water and open sky of the region; weathered wood and oxidized metal colors related to industrial and agricultural influences. 1. Primary building colors, used at building walls, freestanding site walls, and other primary building elements, should be saturated colors to complement Tukwila's forested surroundings and often overcast skies. Extremely bright colors should not be used as primary wall colors. 2. Secondary color should complement the primary building color, and may be a lighter shade than the body color, or use more saturated hues. Secondary color can be used to give additional emphasis to architectural features such as building bases or wainscots, columns, brackets, cornices, capitals, and bands; or used as trim on doorframes, storefront elements, windows and window frames, railing, shutters, ornament, fences, and similar features. SCDesignManual_PCDraft_T.ukwila_12.24.13_accept.docx Page 39 12.24.2013 Southcenter Design Manual 3. Accent colors may be more saturated in color, or brighter in tone, and used to highlight special features such as doors, shutters, gates, ornament, or storefront elements. Bright colors should be limited to retail establishments, and used sparingly at fabric awnings, banners, window frames, or special architectural details. A restrained use of bright colors allows display windows and merchandise to catch the eye and stand out in the visual field. 4. Colors should be compatible with other buildings in the surrounding area. Colors of adjacent buildings should be taken into consideration. 5. Fluorescent colors should not be used on building materials. 6. At attached residential units, primary and secondary building colors may contain variations in color from unit to unit, to further distinguish the individual identity of each residence. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 40 12.24.2013 Southcenter Design Manual 13. WINDOWS Intent • To encourage large expanses of glass across facades to provide daylighting of internal spaces, visual interest, and access to views while providing a visual connection between activities inside and outside. • To provide visual access and interest at the street level through the use of ground level windows. • To design windows to be in keeping with the character and the architectural style of the building. • To relate windows throughout a building's facades in design, operating type, proportions, and trim. They should be used as architectural elements that add relief to the facade and wall surface. Design Criteria A. Windows shall be used as an element which helps to articulate the character of a facade and define an architectural style. 1. Windows within solid walls (walls not designed as curtain wall systems) should not sit in the same plane as the wall surface. They should be recessed at least 4", with the wall material turning the corner at the window jambs, in order to emphasize the wall thickness. 2. Windows should have design and scale relative to the spaces behind them. 3. Window accessories such as window boxes for plants, fabric awnings, etc. should be considered for additional articulation and interest, in coordination with the selected architectural style and building use. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 41 12.24.2013 Southcenter Design Manual B. Window frames and sills should be prominent and substantial to enhance openings and add additional relief. 1. The size of elements should be proportional to the glass area framed, as where a larger window may use commensurately wider framing members. 2. Upper story windows and parking structure "window" openings should be detailed with architectural elements such as projecting "lug" sills, and/or lintels. 3. Ornamental framing and hardware provide utilitarian opportunity for craftsmanship and decoration. This is especially important to avoid an insubstantial appearance common to aluminum sliding windows; these should be accompanied by well -detailed frame and sill elements 4. Windows designed as glass curtain wall systems (where they are not treated as a separate element from the facade system) should be designed with projecting vertical and/or horizontal mullions, or other modulating features. 5. "Lug sills" (protruding window sills) should not be formed of rigid foam or other substrates sprayed with stucco or other wall finish material. They should instead be constructed with a permanent material such as painted wood, painted FRP, metal, precast concrete, GFRC, terra cotta, or stone. 6. Where multi -pane windows are utilized, "true divided light" windows or sectional windows shall be used. "Snap -in" muntins (i.e. detachable vertical or horizontal glass plane dividers or glass pane dividers sandwiched between layers of glass) shall not be used. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 42 12.24.2013 Southcenter Design Manual SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 43 12.24.2013 Southcenter Design Manual 14. WEATHER PROTECTION Intent • To provide additional shelter at the edges of buildings and entrances from wind and rain through the use of porticos, covered porches, and arcades. • To improve the pedestrian experience by providing protection from inclement weather. Design Criteria A. Buildings with non-residential ground floor uses shall provide pedestrian weather protection along adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs such as porticos, covered porches and arcades. 1. See TMC 18.28.160(B)(4)(b) for weather protection requirements for buildings where orientation to streets or open space is required. 2. The depth of weather protection elements should depend on its function. For example, for retail facades along sidewalks, 6 -foot wide weather protection features provide shelter for two pedestrians walking abreast or passing each other. For individual residential entrances, 3 -foot deep weather protection provides shelter for one pedestrian. Canopies or awnings shall have an overhead clearance between 8 to 12 feet. 3. Weather protection shall be a permanent architectural element. Materials and details must relate to the building as a whole. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 44 12.24.2013 Southcenter Design Manual 4. Continuous weather protection coverage in pedestrian oriented areas is desirable. Different methods can be used to accommodate continuous coverage. For a sequence of storefronts or windows, a sequence of discrete, overlapping awnings or canopies for each storefront or building bay should be used, rather than one continuous run-on awning. 5. Drainage should be designed so that the awning or canopy does not drip on pedestrians. 6. Awnings and canopies on multi -story buildings should be designed to accommodate Fire Department ladder access requirements. 7. Where not in conflict with the Design Criteria, shading devices such as building/roof overhangs, latticework and trellises should be incorporated primarily into south -facing facades and designed to balance summer cooling and winter heating by maximizing solar gain during the winter and minimizing solar gain during the summer. 8. Deep canopies on building faces subject to heavy shade either because of orientation (north facing) or adjacent building form (blocking sunlight), should incorporate glazing into part of the canopy to allow natural Tight to penetrate to storefronts and the sidewalk below. B. Awning design shall relate to the other elements of the building facade. 1. Colored fabric mounted awnings supported by a metal structural frame are recommended. Awnings should be made of durable materials, avoiding the use of vinyl, plastic, and flimsy fabrics. 2. Awnings should not cover up intermediate piers, pilasters, or other vertical architectural elements. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 45 12.24.2013 Southcenter Design Manual 3. Storefront awnings should not dominate or obscure the storefront or facade. C. Residential buildings shall provide weather protection over primary building entries: 1. Shared/common entries shall feature weather protection at least six feet deep across the width of the entry. 2. Individual external unit entries shall feature weather protection at least three feet deep across the width of the entry. Residential weather protection examples. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 46 12.24.2013 Southcenter Design Manual 15. BLANK WALLS Intent • To encourage the design of building facades which incorporate interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. • To enhance the pedestrian environment by avoiding large blank walls visible from public areas and adjacent properties. Design Criteria A. All facades including side and rear fagades should be considered visible (unless facing "blind" onto an adjacent party wall) and should be treated with an architectural facade composition similar to that on the building's front. 1. Blank walls, as defined below, are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be designed to provide visual interest and human scale. 2. Projects should utilize compatible materials on all four sides of the building. 3. One of more of the following treatments should be used to address blank walls: a) The pattern of openings and windows should be carried across windowless walls to add visual interest and avoid blank surfaces. b) Install a vertical trellis in front of the wall with climbing vines or plant materials. c) Provide a planting bed at least 5 feet wide or a raised planter bed at least 2 feet wide by 3 feet long in front of the wall, and establish plant materials that will obscure or screen 60 percent of the wall's surface within 3 years. d) Install a display window per 18.28.200(C). e) Provide artwork (a mosaic, mural, sculptural relief, etc.) over a significant portion of the blank wall surface and illuminate it for nighttime visibility. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 47 12.24.2013 Southcenter Design Manual f) Incorporate changes of materials and/or texture in the wall and accent it with architectural details. Blank wall definition: A wall (including building fagades and retaining walls) is considered a blank wall if: • A ground floor wall or portion of a ground floor wall over 6 feet in height and a horizontal length greater than 15 feet and does not include a transparent window or door; or • Any portion of a ground floor wall having a surface area of 400 square feet or greater and does not include a transparent window or door. 1 1 1 greater than 400 ft2 1 BLANK WALL 1 1 1 greater than 15' Trellis with vines or other plants Artwork Landscaping Blank wall definition and treatment example. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 48 12.24.2013 Southcenter Design Manual 16. PARKING STRUCTURES Intent • To reduce the visual impact of parking structures. • To improve the street level presence for parking structures adjacent to streets. • To integrate the design of parking structures with surrounding development. Design Criteria A. Parking structures which are part of a new development shall be architecturally consistent with exterior elements of the primary structure, including roof lines, facade design and finish materials. 1. Building massing should conform to the facade articulation and major vertical modulation provisions of Section 10 (Building Massing). Such structures should be simple but well -articulated in length and height for pedestrian scale and avoid excessive emphasis on long -span openings. Vertical elements — columns, pilasters, etc. should be used to better relate parking structures to surrounding retail, office and residential structures of similar height. 2. Special massing should be used to identify main vehicular entrances and pedestrian vertical circulation. 3. Weather protection such as canopies and other facade -attached elements may serve as ways to incorporate expressive structural elements typical to Pacific Northwest design character. 4. Facade openings generally cover a high percentage of the facade area. Columns, decorative SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 49 12.24.2013 Southcenter Design Manual screening, and other intermediate members should be used to break down the scale of parking structure facades. 5. Security grilles for parking structures shall be decorative and architecturally consistent with the overall design. Chain Zink fencing is not permitted as a window treatment. 6. Due to their highly visible location, Tight poles and fixtures at roof parking decks should be specified or designed as decorative fixtures, architecturally coordinated with the style of the building. 7. Landscaped trellis' in conjunction with above design/articulation techniques are encouraged as an effective way to soften the facade and add visual interest. B. Ground floors of parking structures that front on Tukwila Pond or public streets in the TOD and Pond Districts shall be designed to accommodate future office, retail or residential uses. SCDesignManual_PCDraft_Tukwila_12.24.13_accept.docx Page 50 12.24.2013 111 1111C2 f e ' _u Sep. 1. 1994 3:18PM BEST PRODUCTS CO. INC RECORDED AT THE REQUEST Or, AND WHEN RECORDED, RETURN TO: SOGLE & OATES Timothy R. Osborn, Esq. Two Union Squars 601 Union Street Seattle, Washington 98101-2322 No. 6460 Duplicate original recorded April 4, 1994, King County Recording No. 9404221926 RECIPRQW EASEMENT AGREEMENT THIS RECIPROCAL EASEMENT AGREEMENT ("this Easement") is dated as of.this ; 011day of 47mil , 1994 between BEST PRODUCTS CO., INC., a Virginia corporation ("Best") and McConkey. Enterprises, a Washington General Partnership -("McConkey"). RECITAL$ 1. Best is the lessee of certain real property described in Exhibit A, which is incorporated herein by reference (the "Best Property"). 2. McConkey is the owner of the real property described in Exhibit B, which is incorporated herein by reference ("McConkey Property"). 3. The Best Property and the McConkey Property are contiguous to one another. The parties desire to set forth terms by which each may use an easement for ingress and egress, which eapement will lie partially on the property of each. NOW THEREFORE, in consideration of the mutual covenants of the parties contained herein, the parties now agree as follows: 1. Grant to Best. McConkey hereby grants and conveys to Best a non-exclusive easement for ingress and egress across, upon, and over the portion of the McConkey Property as depicted in Exhibit C. The easement granted in this Section is appurtenant to the Best Property only. 2. Grant to McConkey. Best hereby grants and conveys to McConkey a non-exclusive access easement for ingress and egress across, upon, and over the portion of the Best Property as depicted in Xhibit D. The easement granted in this Section is appurtenant to the McConkey Property only. 3. Condition of Title. Subject to the contrary provisions of Section 7, each of the easements granted by the parties hereunder is subject to such prior liens, encumbrances, and other matters of record as may exist on the date hereof. AGM MIEN': 1 Post -It" brand fax transmittal memo 7671 h of pages ► ' 10 To Vi7 Yn from 1+����_ ueoa_r) Co...}'1 N . 1 1 lJf^y Co. 1 \1 4.4.2_, " '-"" 1 •"Turner & Associates 2063657504 P.02 Sep. 1. 1994 3:19PM . BEST PRODUCTS CO. INC No. 6460 F. 3/1'3 This Easement shall be subordinate to any present mortgage upon. the property of the parties, and upon foreclosure any mortgagee or purchaser at foreclosure shall have the right to assume and enjoy the rights of the mortgagor, and upon such assumption this Easement shall continue in effect. If such mortgagee or purchaser fails, within sixty (60) days after such request to execute such documents as may be reasonably requested by the other party to confirm such assumption, the other party shall have the right to terminate this Easement. Upon the termination or expiration of this Easement, the parties will execute and deliver to the other such agreements as may be reasonably required to evidence such termination of record. 4: Mutual Easemente/Perjiji ted Use. The easements created herein are mutual, reciprocal easements, and may be used by each party for ingress and egress from their respective properties as well as to allow each party to turn semi- tractor/trailers around to back into their respective loading docks. Neither party shall do anything that will unnecessarily or unreasonably impede or obstruct the other party in the exercise of the rights and use of the easements granted herein, or in the use of their respective properties for any purpose, or which may cause damage to the property of the other. Neither party shall maintain any public or private nuisance on the property of the other, or take any other action on the property of the other which may interfere with or disturb the quiet enicymant by others of any surrounding property. Either Darty may change the location of the easement on its property so long as the other party derives a substantially similar benefit to that contemplated hereby. 5. Maintenance and Repair. Each party shall be responsible for repairing and maintaining that portion of the easement that rests on their respective property, so as to insure that it is in good condition. In undertaking such maintenance or repair, the repairing party shall take reasonable care to assure that the other party's use of the easement is not adversely affected thereby. The repairing party will give the other party at least ten (10) days prior written notice of any repair activities likely to interfere materially with the use of the repairing party's property by the other party. 6. Duration. The easements herein granted shall terminate upon Llte ex ii.aLiuil of that c-extain. lease agrecmeat between Best and Seattle Fur Exchange, Inc., dated February 4, 1994 (the "Seattle Fur Exchange Lease"), which has an initial term of twenty (20) years plus an additional thirty (30) years of option periods (fifty (50) years total). If the term of the Seattle Fur Exchange Lease is extended, the term of this Easement will be extended accordingly, or shall become perpetual if Best acquires the fee ownership of the Best Property. If McConkey loses the benefit of the easement on the Best Property, it may at AGREEMENT 2 Sep, 1, 1994 3:19PM BEST PRODUCTS CO. INC No, 6460 its option, terminate Best's right to use the McConkey Property. If Best loses the benefit of the easement on the McConkey Property, it may at its option, terminate McConkey's right to use the Best Property. Such termination shall be in addition to, and not in substitution of, such other rights and remedies as the terminating party may have at laW or in equity. Any other provision in this Easement notwithstanding, this Easement shall terminate upon the termination of the Seattle Fur Exchange Lease whenever occurring,unless caused by acquisition of the fee by Ramt, and Soot oha11 haveno liability by roacon of auoh termination occurring prior to the natural termination of the Seattle Fur Exchange Lease. 7. Warranties. Each party warrants to the other that: (i) it has sufficient right, title, power, and authority to enter into this Easement and grant the rights contained herein; provided, the parties recognize that Best may only grant such rights _ea perutitted by a tcrtunt with the uttLemLric:tt. LiylIL l.o assign or sublet; (ii) the execution of this Easement does not violate the terms of any other lase or agreement by which the warranting party is bound and (iii) Best shall make such physical changes to the Best Property (including but not limited to fence remo;yal and change in building configuration) as is necessary for the.full Use of the easement as depicted on Exhibit D by McConkey. As a condition of the effectiveness of this Easement, Best shall, concurrently with the execution hereof, cause Future Shop, Inc., a Washington corporation, to acknowledge its consent to the grant of easements contained herein. 8. Release and Indemnity. Each party does horcby TP_1 P_.'iP_, i ndamni f.y, and acyrnp i -n riafpnii aria hnl A the other party harmless from and against any and all liability, loss, damage, expense, actions, and claims, including reasonable attorney's fees and costs incurred by the other party in the defense thereof, arising directly or indirectly as a result of the acts or omissions of the other party, their servants, agents, licensees, invitees, employees, and contractors in connection with their use of the property of the other pursuant to this Easement; provided, however, that this paragraph does not purport to indemnify other party for damages arising out of or resulting from the sole negligence of the indemnified party, its agents, or employees. 9. Successors apd Assigns. The easements created herein are intended to run with the land and to be binding upon, and running to the benefit of, the parties, their heirs, successors, and assigns. Upon the sale, assignment or other transfer of the interest of either party under this agreement, the transferring party shall be relieved of any obligations under this agreement thereafter accruing. FGRE EME11T 3 Turner & Associates 2063657504 P.04 Sep. 1. 1.994 3:20PM BEST PRODUCTS CO. INC No, 6160 P. Yl? 10. Recording: Excise Ta). This document will be recorded in the records of King County, Washington. Each party shall pay one-half (1/2) of the recording fee and any real estate excise tax due on the conveyance effected by this Easement. 11. Liens. Neither party shall commit or suffer any act or neglect whereby the property of the other shall at any time become subject to any attachment, judgment, lien, charge or encumbrance whatsoever, and each will indemnify and hold the other harmless against all loss, costs and expenses, including reasonable attorneys fees with respect thereto. 12. Improvements. Neither party shall have the right to make any improvements to the property of the other. 13. Legal ction. If either party defaults in any obligation hereunder and the other party is required to retain an attorney to enforce its rights under this Easement, the nondefaulting party shall be entitled to reasonable attorneys fees and costs. 14. Remedies. Each party agrees that, in the event of a breach hereof, the nondefaulting party will suffer irreparable harm, and shall be entitled to have this Easement specifically enforced by injunctive relief. Such right and remedy shall be cumulative and shall be in addition to everyother right or remedy available to the parties at law or in equity. 15. Governing .14aw. This.grant of easement shall be governed by the laws of the State of Washington. 16. Entire Agreement. This is the entire agreement of the parties with respect to the subject matter hereof and supersedes all prior or contemporaneous agreements with respect thereto. 17. Not Ices. Whenever any notice is to be provided under this grant of easement, such notice shall be in writing and shall be deemed to have been given when delivered personally or by messenger or mailed by registered or certified first class mail, return receipt requested, with postage prepaid, to the other party at the following addresses: AGREEMENT MCCONKEY: McConkey Enterprises 3006 Northup Way Suite 101 Bellevue, WA 98004 Attn: Fred McConkey 4 Sep, 1. 1994 3:21PM BEST PRODUCTS CO, INC No, 6460 P. 5/13 BEST: Best Products Co., Inc. 1400 Best Plaza P.0 Box 26303 Richmond, VA 23260 Attn: Real Estate and Legal Depts. 18_ Exercise of Rights. The parties may not exercise their rights under this Easement until Best takes possession of the Best Property pursuant to the Seattle Fur Exchange lease, removes the fence and completes its initial construction on the exterior of the building on the Best Property, including the configuration of the building, to reflect a configuration substantially similar to that shown on Exhibit 1a, or another configuration 00 long ac the contomplated easement ice still feasible and both parties derive a substantially gimi1ar benefit as contemplated herein; provided McConkey may use the easement over the Best Property during said initial construction on the Best Property so long as such use will not unreasonably or materially interfere with Best's construction. This Easement shall be void if such events do not occur within one year from its date. The parties agree to execute an instrument in recordable form confirming the occurrence of such events within the 'One-year period. IN WITNESS WHEREOF, the parties have executed this Easement on the date first mentioned above. BEST PRODUCTS CO., INC., a virginia corporation By W. Edward Clingman, dr. Vice President-feneral Counsel and Secretary MCCONKEY ENTERPRISES, a Washinat0n general partnership By 424,L2/02:1071.4o Fred McConkey, Gere AGAEEmeNt al Partner Turner & Associates 2063657504 P.06 "Sep. 1. 1994 3;21PM BEST PRODUCTS CO, INC No, 6450 F. '.•i? STATE OF U 1Rj,l JY1..t4_, ) .J ) s s . COUNTY OF (Nr1C) ) I certify that I know or have satisfactory evidence that 0. r'siL rC c2,i jr rnap Tr. is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was uihorized to execute_ instrument and acknowledged it as the U� Gce-( rb-1 Ccx tl o-rd`o - T° BEST PRODUCTS, CO., INC., a Virginia corporation to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. n Dated: (Lf 1 1 lw )(4()14 (Seal or stamp) 1' AGREEMENT (signature) 605an M. (exS (Name legibly printed or stamped) Notary Public in and for the State of residing at My appointment expires Lv-- -c vi 6 in►0.. & DI 00,.r1 L)3 Loop mem' h cc -r) i ce V' (le) Itcl X3111 l-• -Se)). 1, 1994 3:22PM BEST PRODUCTS CO. INC No. 6460 P. 8/12 STATE O' WASHINGTON ) ) ss. COUNTY OF KING I certify that I know or have satisfactory evidence that FRED MOGONKEY is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the GENERAL PARTNER of McCONKEY ENTERPRISES, a Washington general partnership to be the free and voluntary act of such party for the use and purposes mentioned in the instrument. Dated: (Seal. or stamp) AGtiEEMENT c:;14-4"1116--"a4"---nature) JKd(1 4. Ma►, ,¢_( (Name legibly pinted or stamped) Notary Public in and for thg State of Washington, residing at My appointment expires $rtr) q f . 7 Turner & Associates 2063657504 P.08 'Sep, 1. 1904 3:23PM BEST PRODUCTS CO. INC No. 6460 P. 9.- 13 AGREEMENT EXHIBIT A Best Property legal description EXHIBIT B McConkey Property legal description EXHIBIT C Drawing of McConkey Easement to Best EXHIBIT D Drawing Qf Best Easement to McConkey 8 -Sep. 1. 1994 3:23PM BEST PRODUCTS CO. INC EXHIBIT A DESCRIPTION OF LEASED PREMISES No, 6460 F. 10. 13 THAT PORTION OF TRACT 7, ANDOVER INDUSTRIAL PARK NO. 2, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 71. OF PLATS, PAGE (S) G 8 , IN KING COUNTY, WASHINGTON, LYING SOtnitERLY OF A BINE DRAWN PARALLEL WITH THE .SOUTH LINE OF BAKER BOULEVARD AND 459 FEET SO THERLY THEREOF WHA MEASURED PERPENDICULARLY_ 2063657504 Sep, 1, 1994 3:23PM BEST PRODUCTS CO. INC EX IBI2 8 P _ 1 0 No, 6460 F. 11 : 3 THAT porton of Tract 9 of Andover Industrial Park No. 2 as per olat recorded in Volume 71 of Plats, on Pages 68 and 69. Records of King County, Washington. Tying South of the•foilowing described Zine: BEGINNING at the Northwest comer of Tract 8 of said Andover industrial Park No. 2: THENCE South 01 ° 05' 066 West 175.41 feet: THENCE continuing Southerly along the West line of said Tract 8 and 9 along 2 curve concave to the Southeast having a radius of 573.69 feet, a distance of 59.72 feet to tate Southwest comer of the parcel of land conveyed TO Joslyn Manufacturing and Supply Co., a catedration, by deed recorded under Auditor's Re N4. 5580797, being the TRUE POINT OF BEGINNING of a line: THENCE South 88° 25' 27- East. 208.90 feet to the Southeast comer of the parcel of land conveyed by said dood recorded under Auditor's File No. 5E80797. being also the Southwest comer of the parcel of land conveyed to American Home Products Corporation. a corporation, by deed recorded under Auditor's File No. 679710: THENCE South 68° 25' 14' East 140.09 feet more or less, to the Southeast corner of the parcel of land conveyed by deed recorded under Auditor's File No. 5790710, being also the Southwest comer of the parcel of land conveyed to State Farm Mutual Automobile Insurance Company, an Illinois corporation by Auditor's File No. 6514046: THENCE South 88° 25' 27' East, 224.93 feet to the East line of said Tract 9, being the terminus of the line herein described: SITUATE in the County of King, State of Washington. t .Sep. 1.1994 3:24PM BEST PRODUCTS CO. INC ACURA DEALERSHIP BEST PRODUCTS INC. STORE 71 FUTURE SHOP STORE 111111L; I l l 11 [Lia 1 1 1 11 11fuJJ1 STRANDER BLVD_ No. 6460 F. 12/1? McCONKEY PROPOSED RETAIL PROJECT 223 ANDOVER PARK EAST "60 - RETAILER HOMELIFE 1111111111 1J 1J 1 1 T 1 1 LSCALE:_1" = 6O" -O" 1 McCONKEY EASEMENT EXHIBIT C Turner & AssociaLes .Sep. 1.1994 3:25PM PEST PRODUCTS CO. INC 2063657504 Poll No. 6460 P. 13/12 — BEST PRODUCTS INC_ STORE ACURA DEALERSHIP McCONKEY PROPOSED RETAIL PROJECT 223 ANDOVER PARK EAST HOMEiF E 00: (lit 1 STRANDER BLVD_ SCALE: 1" = 60"--0" BEST EASEMENT EXHIBIT D Zoning • Setbacks - o Front: 85' (TMC required = 15'; CC&R required = 60') o Second Front (north side, east side): 64'(closest distance between property line and building); (TMC required = 15') o Sides: 15' (TMC required = 10') o Rear: 15' (TMC required = 10') • Height- 35'; (TMC maximum = 115') • Landscaping - o Interior Parking Lot Landscaping- What counts are parking lot landscaping? It looks like there is not enough provided. Some parking spaces may need to be eliminated in order to accommodate this requirement. o Front (APE) = 15' of Type 1 landscaping required, may include a mix of plant materials, ped amenities and features, outdoor cafe -type seating and similar features, subject to approval as a Type 2 decision • Trees proposed are Norway Maple, Little Leaf Linden, Red Sunset Maple, and/or Crimson King Maple • Spacing of trees meets code at 1 per 30 lineal feet • INSTEAD: use Paperbark Maple, Eastern Redbud, Kousa dogwood, Crape Myrtle, Kobus Magnolia, Flowering Pear, or Japanese Snowbell • Need to include street furniture: benches, ped -scaled street lamps o Second Fronts • North (Tukwila Parkway) -15' of Type 1 landscaping required • East (Christensen) – 15' of Type 2 landscaping required (since this side of the building includes a loading are garbage area) • More trees are needed according to Type 2 landscaping requirement: current placement is 30' on center, 20' on center is required • There are enough shrubs: 28.6 are required (one per 5 lineal feet), 49 are proposed o Sides = none required, except by CC&Rs o Rear = There is no rear side, since this lot is a corner lot (per TMC 18.50.070) • Off-street parking o Amount required: (4/1000 SF of usable floor area) = 48 spaces • Provided = 54 stalls: 34 standard, 16 compact (equals max. allowed), 3 handicap, 1 loading o Size: regular 90 degree spaces range from 8.5-9.5 feet in width, 19 feet in length, compact spaces are allowed to be 8' wide and 16' long o Aisle width, 2 -way traffic: 24 feet for regular spaces, 25 feet for compact spaces—drive aisle widths in all areas of this project is only 24' • Trash & Recycling City of Tukwila Draft Chapter 18.28 Tukwila Urban Center (TUC) District Planning Commission Recommended Draft 10/25/2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District Chapter 18.28 Tukwila Urban Center (TUC) District 18.28.010 Orientation 2 18.28.020 How to Use the Development Code 2 18.28.030 Applicability 21 18.28.040 Districts 22 18.28.050 Structure Height 23 18.28.060 Maximum Block Face Length 24 18.28.070 Permitted corridor types for New Streets 24 18.28.080 Side and Rear Setbacks 25 18.28.090 Side and Rear Yard Landscaping Requirements 25 18.28.100 Corridors 25 18.28.110 Corridor Regulations 27 18.28.120 New Streets 28 18.28.130 Public Frontage 29 18.28.140 Building Orientation to Street/Open Space 30 18.28.150 Frontage Coverage 30 18.28.160 Front Yard 31 18.28.170 On-site surface parking location 32 18.28.180 Building Modulation Standards and Guidelines 34 18.28.190 Shopfront treatment 37 18.28.200 Ground level Transparency Requirement 40 18.28.210 Front Yard Encroachments 41 18.28.220 Special Corner Feature 41 18.28.230 Landscaping types 42 18.28.240 General Landscaping 44 18.28.250 Open Space Regulations 50 18.28.260 General Parking Requirements 57 18.28.270 General Parking Guidelines 64 18.28.280 Site Requirements 66 TM C18.28_P C D raft. d ocx Page 1 10.25.12 Draft Chapter 18.28 Tukwila Urban Center (TUC) District 18.28.010 ORIENTATION This Chapter contains the primary Development Code that will be used to evaluate development projects or improvement plans proposed on properties within the Southcenter Plan Area. The Code contains regulations governing Use, Height, Building Placement, Public & Private Frontage, Parking, Streets, Blocks, Open Space, Landscaping, Site Design, and Architecture. See the Tukwila Comprehensive Plan and Southcenter Subarea Plan for more detail about the long range vision for the Plan area and a discussion of City actions and investments that support implementation of the Southcenter vision. 18.28.020 HOW TO USE THE DEVELOPMENT CODE A. The Development Code is organized into four primary sections — District based standards, Corridor based standards, supplemental development regulations and a separate Southcenter Design Manual. B. Following are instructions on how to locate and review the Development Regulations that apply to a specific property: 1. Locate the property on the District Map, Figure 1, and Corridor Map Figure 2. Identify which District and Corridor Type(s) apply to the property. 2. Review the District Standards (Tables 1 & 2) and Corridor Standards (Figures 3-10) and identify the specific standards for the applicable District and Corridor Type. Note that the Tables and Figures are intended as a summary and do not encompass all mandatory requirements presented throughout the Development Regulations. 3. District standards govern: a. The use of a building or site, see Table 1 Land Uses Allowed by District. (1) All Districts appear in the top row of the Table. (2) The uses are organized by category and if allowed in a District are listed as either permitted (P), conditional (C), accessory (A), or unclassified (UUP). (3) All permitted uses for a single district are allowed either alone or in combination with any other permitted uses within a parcel. (4) Other uses not specifically listed in this Title are permitted should the DCD Director determine them to be similar in nature to and compatible with other uses permitted outright within a district; consistent with the stated purpose of the district; and consistent with the policies of the Southcenter Plan. b. The scale and configuration of the built environment, see Table 2 District Standards. (1) All Districts appear in the top row of the Table. TMC18.28_PCDraft.docx Page 2 10.25.12 Draft Chapter 18.28 Tukwila Urban Center (TUC) District (2) The Primary Regulations are listed in the left-most column of the table in the order that they appear in the text. (3) The Development Standards that apply to each District can be reviewed by cross referencing a Regulation with a District. (4) More detailed information about the regulations and guidelines that apply to each district can be reviewed in the Section referenced in the headings. These regulations are set forth to ensure that the height and setbacks of new buildings and the scale of new blocks and streets are consistent with the purpose of each Southcenter District. 4. Corridor standards govern: a. Thoroughfare configuration, public frontage conditions, building and parking placement, front yard landscaping, and architectural aspects of that portion of a building's facade within the first 185 feet of a parcel, measured from the curb line. See the Corridor Type Charts, Figures 3-10. (1) Each Corridor Type has a separate chart listing the applicable development standards. (2) All existing streets, pre -located new streets, pedestrian walkways, and primary open spaces are designated as a Corridor Type on Figure 2 Corridor Map. (3) New streets built to satisfy Maximum Block Face length requirements (Section 18.28.060.) shall be configured as one of the Corridor Types permitted by District listed in Table 2. District Standards. (4) New streets or open spaces that do not fall into one of the preceding categories shall be configured as one of the Corridor Types permitted by District listed in Table 2 District Standards. b. More detailed information about the development regulations and guidelines that apply to each Corridor can be reviewed in the subsequent sections. These regulations are set forth to ensure that the configuration, location, orientation and design of new development match the envisioned character of all streets and open spaces in the Plan area. 5. Supplemental Development Regulations: a. These sections contain regulatory definitions, requirements and guidelines that are common for all properties in Southcenter. They address front yard encroachments, special corner features, new streets configurations and guidelines, open space, landscaping, site components, and parking. b. Although conformance with the guidelines is recommended, developers are permitted to propose alternative design solutions to these aspects of the development if they are able to demonstrate that such design solutions meet the overall objectives of the Plan. TM C18.28_PCD raft. d ocx Page 3 10.25.12 Draft Chapter 18.28 Tukwila Urban Center (TUC) District C. Design Review 1. Design Review for Projects located in the Regional Center (RC), Transit Oriented Development Neighborhood (TOD), Pond District, or Commercial Corridor District: a. Projects meeting the thresholds for design review shall be evaluated using the corridor based architectural design regulations and the guidelines set forth in the Southcenter Design Manual. b. Type of Review (1) Projects meeting any one of the following criteria shall be reviewed administratively as a Type 2 decision (see TMC Chapter 18.60): • New non-residential structures between 1,500 and 25,000 square feet in size (total on premises) • New residential or mixed use buildings providing up to 50 dwelling units (total on premises) • Any exterior repair, reconstruction, cosmetic alterations or improvements, when the cost of that work exceeds ten percent (10%) of the building's current assessed valuation (the cost of repairs to or reconstruction of roofs screened by parapet walls is exempt) • Exterior expansions between 1,500 and 25,000 square feet in size (total on premises) (2) Projects meeting the following criteria shall be reviewed by the Board of Architectural Review (BAR) as a Type 4 decision (see TMC Chapter 18.60): • New non-residential structures greater than 25,000 square feet in size (total on premises) • New residential or mixed use buildings with more than 50 dwelling units (total on premises) • Exterior expansions greater than 25,000 square feet in size (total on premises) 2. Design Review for Projects located in the Workplace District: a. Buildings containing any dwelling units which meet the following thresholds for design review shall be evaluated using the corridor based architectural design regulations and the guidelines set forth in the Southcenter Design Manual. (1) Type of Review: • New residential or mixed use buildings providing up to 50 dwelling units (total on premises) shall be reviewed administratively as a Type 2 decision (see TMC Chapter 18.60) • Any exterior repair, reconstruction, cosmetic alterations or improvements to buildings over 10,000 square feet, when the cost of that work exceeds ten percent (10%) of the building's current assessed valuation (the cost of repairs to or reconstruction of roofs screened by parapet walls is exempt) shall be reviewed administratively as a Type 2 TMC18.28_PCDraft.docx Page 4 10.25.12 Draft Chapter 18.28 Tukwila Urban Center (TUC) District decision (see TMC Chapter 18.60) • New residential or mixed use buildings projects with more than 20 dwelling units (total on premises) will be reviewed by the Board of Architectural Review (BAR) as a Type 4 decision (see TMC Chapter 18.60) b. All other projects meeting the following thresholds for design review shall be evaluated using the corridor based architectural regulations and the design review criteria in TMC Chapter 18.60.050. (1) Type of Review: • New construction or exterior expansions between 1,500 and 25,000 square feet shall be reviewed administratively as a Type 2 decision (see TMC Chapter 18.60) • Any exterior repair, reconstruction, cosmetic alterations or improvements to buildings over 10,000 square feet, when the cost of that work exceeds ten percent (10%) of the building's current assessed valuation (the cost of repairs to or reconstruction of roofs screened by parapet walls is exempt) shall be reviewed administratively as a Type 2 decision (see TMC Chapter 18.60) • New Construction or exterior expansions greater than 25,000 sf shall be reviewed by the Board of Architectural Review as a Type 4 decision (see TMC Chapter 18.60) D. See the Applicability section to determine which other Tukwila codes may apply to a specific property. TMC18.28_PCDraft.docx Page 5 10.25.12 Districts Commercial Corridor Pond Regional Center Transit Oriented Development; Workplace SouthcenterPlan Bounda Ie Park D Dr r r Figure 1 District Map TMC18.28_PCDraft.docx Page 6 10.25.12 Corridor Commercial Corridor FreetsayFrontage Corridor ., Future Comm era al Corridor p ,; Neighborhood Corridor Future Neighborhood Corridor„ Pedestrian Walkway e ; Tukwila Pond f splanade Urban Corridor Future Urban Corridor Walkable Corridor Workplace Corridor • �•� Future Workplace Corridor 1 , S Lores WaY er'Blvd Y' c Tukwila Pate kir River Triland Dr 1 m•.•SdgaleParkO Dr Figure 2 Corridor Type Map TMC18.28_PCDraft.docx Page 7 10.25.12 Table 1 Land Uses Allowed by District Regional Pond Commer- Work - Land Uses Allowed by District Center TOD District cial Corr. place P = Permitted A = Accessory C = Conditional UUP = Unclassified Use Permit Retail 1 Animal Kennels and Shelters including doggy daycare P P P C C Athletic or Health Clubs P P P P P Automotive Service and Repair P2 P P Banks, Financial, Insurance and Real Estate Services P P P Bars& Nightclubs P P P Brew Pubs, on-site brewing, Cocktail Lounges & Pool Halls P P P P Bulk Retail P P P Business Services (e.g. copying, fax & mailing centers) P P P P Drive Through Facilities or Services P P 3 P P Electric Vehicle Charging Station Levels 1 and 2 P P P P P Electric Vehicle Charging Station Level 3 A P 3 A A A Gas Stations including car wash P 3 P P General Retail P P P P P Laundries, Tailors and Dry Cleaners P P P P P Personal Services (e.g. beauty & barber shops, nail salons, spa, travel agencies) P P P P Recreation Facilities (commercial indoor) P P P P P Recreation Facilities (commercial outdoor) P P Repair Shops (small scale goods: bicycle, appliance, shoe, computer) P P P P P Restaurants with associated cocktail lounges and sidewalk cafes P P P P P 6 Theaters except adult entertainment P P P Vehicle Rental and Sales (not requiring a commercial driver's license) P P3 P5 Ps P Veterinary Clinic with temp. indoor boarding and grooming P P P P P Office Professional, Outpatient Medical, Dental, Governmental Services and Research P P P P P Medical and Dental Laboratories P P P P P Lodging Hotel, Motel, Extended Stay, Bed and Breakfasts P P P Civic & Institutional Convention & Exhibition Facilities P P 3 P TMC18.28_PCDraft.docx Page 8 10.25.12 Land Uses Allowed by District Regional Center TOD Pond Commer- Work - District cial Corr. place Cultural Facilities including libraries, museums, art galleries, performing arts centers P P P P A Daycare Centers P P P P P Education & Instructional Facilities, public and private including colleges and universities P P P UUP P Parks, trails, picnic areas, playgrounds and public community centers P P P P P Police and Fire Stations C C C P P Post Office P P P A P Religious Institutions, greater than 750 sf assembly area C C C C C Religious Institutions, less than 750 sf assembly area P P P P P Industrial, Manufacturing and Warehouse Cargo Containers subject to 18.50.060 P P P P A Industrial Commercial Services (e.g. etching, film processing, lithography, printing & publishing) UUP UUP UUP UUP P Light Industrial: Manufacturing, Processing and Assembling uses that have little potential for creating off-site noise, smoke, dust, vibration or other external impacts or pollution. UUP UUP UUP UUP P Outdoor storage of materials to be manufactured or handled as part of a permitted use within the Zone, screened pursuant to TMC 18.52 A Self -storage Facilities UUP UUP UUP UUP P Warehouse storage and wholesale distribution facilities A A A A P Transportation, Communication & Infrastructure Commercial Parking, day use only P P P P P Essential Public Facilities, except those listed separately UUP UUP UUP UUP UUP Intermodal transit stations, Rail transit facilities UUP UUP UUP UUP UUP Internet Data Centers & telephone exchanges P Park and Ride Lots UUP UUP UUP UUP UUP Parking Areas A A A A A Public transit facilities and stations (bus) P P P P P Radio, television, microwave or observation stations and towers C C C C C Utility Facilities, aboveground and not in R -O -W C C C C P Utility Facilities, underground or in R -O -W P P P P P Wireless Communication Facilities P' P' P' P' P' Residential Dormitories A A TMC18.28_PCDraft.docx Page 9 10.25.12 Land Uses Allowed by District Regional Center TOD Pond Commer- Work - District cial Corr. place Dwelling - multi -family, townhouses, mixed use, senior citizen housing P P P P 4 Home Occupation A A A P 4 Continuing Care Retirement Community P P 1) Minimum interior height for ground level retail of all types is 18 feet from floor to floor plate. Use conversions in existing buildings are not required to meet this standard. 2) New businesses are limited to locations within the Freeway Frontage Corridor. See additional design standards in the Southcenter Design Manual. 3) East of the Green River only 4) Only on properties fronting the Green River or Minkler Pond 5) Excludes outside vehicle storage or maintenance 6) 3,500 sf max per use 7) Subject to TMC 18.58 TM C18.28_PCD raft. docx Page 10 10.25.12 Table 2 District Standards District Standards 18.28.050 Structure Height 1 Regional Pond Corridor Center TOD District Comm. Workplace Minimum Height 25ft fronting Baker BI. 25ft fronting Baker BI. n/a n/a n/a Maximum Height 85 ft 45 ft 45 ft 45 ft 45 ft Frontal Improvement Height Incentive 115 ft or 214 ft w/in 300 ft of Tukwila Pkwy & Southcenter Pkwy 70 ft 70 ft, no increase w/in 150 ft of Pond edge n/a n/a Multi -Family Height Incentive 115 ft or 214 ft w/in 300ftof Tukwila Pkwy & Southcenter Pkwy 70 ft 70 ft, no increase w/in 150 ft of Pond edge n/a 70ft River adjacent parcels only 18.28.060 Maximum Block Face Length - Lpermitted Provision of New Streets 850 ft maxi 700 ft max 700 ft max 1 900 ft 1 max 900 ft max 18.28.070 Permitted Corridor Types for New Streets Pedestrian Corridor - permitted permitted I - Facades with windows Walkable Corridor permitted permitted - i - 10 ft Neighborhood Corridor permitted permitted permitted I - permitted3 Urban Corridor 1 permitted permitted permitted Commercial Corridor Special Corner Feature on Building I permitted permitted Workplace Corridor - - Lpermitted permitted Tukwila Pond Esplanade - 1 permitted Pedestrian Walkway I ; permitted 18.28.080 Side and Rear Setbacks Side and Rear Yards Facades with windows 15 ft 15 ft 15 ft 15 ft 10 ft Facades without windows 5 ft 4 1 5 ft 4 5 ft 4 j 5 ft 5 ft 18.28.090 Side and Rear Landscaping Requirements Side and Rear Yards Along on-site Facades with windows 5 ft 1 5 ft 5 ft 5 ft 5 ft All other yards Oft Oft Oft 5ft Oft 18.28.220 Special Corner Feature permitted permitted 1 I Special Corner Feature on Building permitted TM C18.28_PCD raft. docx Page 11 10.25.12 1) Portions of the building that extend above the primary building mass, such as non -habitable space (clock towers, roof -top cupolas, elevator and mechanical equipment enclosures), unenclosed space (roof deck trellises, gazebos), and other special architectural features, shall not exceed the maximum height requirement by more than 20 feet, provided they are set back a minimum of 10 feet from the edge of the roof (see also TMC 18.50.080). 2) Does not apply to Freeway Frontage Corridors 3) Permitted adjacent to residential uses. 4) May be waived as part of design review if Building and Fire Code requirements are met TMC18.28_PCDraft.docx Page 12 10.25.12 Walkable Corridor APPLIED TO: Existing Streets Baker Boulevard, 61St Place S. New Streets As indicated on Corridor Type Map THOROUGHFARE CROSS-SECTION Existing street No change New street Public frontage only PUBLIC FRONTAGE STANDARDS Total Required Width 15 ft Sidewalk Width 15 ft min Tree grates, a minimum of 36 sf in Landscaping size located at back of curb face. Each block shall be planted with Street Tree deciduous trees at a maximum Spacing distance of 20-30', depending on species. Street Tree Species See City Street Tree List Other Streetscape See 18.28.240 General Landscape Standards Landscaping Lighting Pedestrian and vehicular -scale decorative street lighting with a maximum spacing consistent with IES recommendations. r PRIVATE FRONTAGE & BUILDING PLACEMENT Building Orientation To Street required or not required required Frontage Coverage Minimum percentage covered 65% Front Yard Setback Maximum from property line 10 ft On -Site Surface Parking Locations Permitted Side or Rear of building LANDSCAPING REQUIREMENTS Front Yard Minimum (waived if Public Frontage 15 ft of Improvements are built to standard) streetscape Figure 3 Walkable Corridor Standards TM C18.28_PCD raft. docx Page 13 4— Back of sidewalk sidewalk Public Frontage ARCHITECTURAL DESIGN REGULATIONS: Building Facades fronting a Walkable Corridor Shopfront Treatment - Ground Floor Commercial Uses Shopfront length (vertical articulation) 50 ft max Articulation increment 30 ft max Shopfront transparency 80% min Horizontal Modulation Top required Base required Vertical Modulation Increment (excluding shopfront) Length Increment 80 ft max Ground -Level Transparency Requirement (excluding uses with shopfront treatment) Commercial uses 75% min Other uses 20% min Applicable to the fagade of a building fronting a Pond: Horizontal Modulation Top required Base required Vertical Modulation Increment Pond facade length increment 60 ft max Ground -Level Transparency Requirement Commercial uses 75% min Other uses 20% min 10.25.2012 Pedestrian Walkway Corridor APPLIED TO: Existing Streets n/a New Streets As indicated on Corridor Type Map THOROUGHFARE CROSS-SECTION Existing street New Pedestrian Walkway n/a See new cross-section THOROUGHFARE STANDARDS Total Required Pedestrian Walkway Width 20 - 30 ft Tree Grates, a minimum of 36 sf in Landscaping size located at back of sidewalk, plants in pots, planter boxes. Tree Deciduous trees at a maximum Spacing distance of 20-30', depending on species. Street Tree Species See City Street Tree List Lighting Pedestrian -scale decorative street lighting with a maximum spacing consistent with IES recommendations. PRIVATE FRONTAGE & BUILDING PLACEMENT Building Orientation To Pedestrian Walkway required or not required Not required Front Yard Setback Minimum from edge of thoroughfare 0 ft On -Site Surface Parking Locations Permitted Front, Side or Rear of building LANDSCAPING REQUIREMENTS Front Yard n/a Figure 4 Pedestrian Walkway Corridor Standards TMC18.28_PCDraft.docx 20' 30' PEDESTRIAN WALKWAY New Pedestrian Walkway ARCHITECTURAL DESIGN REGULATIONS: Building Fagades fronting a Pedestrian Walkway Horizontal Modulation Top required Base required Vertical Modulation Increment Length Increment 80 ft max Ground -Level Transparency Requirement Commercial uses 75% min Other uses 20% min Applicable to the fag.ade of a bu Iding fronting the Green River': Horizontal Modulation Top required Base required Vertical Modulation Increment Length Increment 60 ft max Ground -Level Transparency Requirement Commercial uses 75% min Other uses 20% min 1 Applies to the river -facing facade of a building when the building is located within 200' from the ordinary high water mark of the Green River. Page 14 10.25.2012 Tukwila Pond Esplanade Corridor APPLIED TO: Existing Streets n/a New Streets Tukwila Pond Esplanade2- North Edge THOROUGHFARE CROSS-SECTION Existing streets n/a New street See new cross-section PUBLIC FRONTAGE STANDARDS Total Required Esplanade 25 ft min Width Tree Grates, a minimum of 3.6 sf in Landscaping size located at back of esplanade, plants in pots, planter boxes. Street Tree Species See City Street Tree List See 18.28.240 General Other Landscape Landscaping and Standards 18.28.250 Open Space Regulations Lighting Pedestrian -scale decorative street lighting with a maximum spacing consistent with IES recommendations. PRIVATE FRONTAGE & BUILDING PLACEMENT Building Orientation To Esplanade Articulation increment 30 ft max Shopfront transparency 80% min required or not required required Frontage Coverage Vertical Modulation Increment (excluding shopfront) Minimum percentage covered 65% Front Yard Setback Other uses 20% min Maximum from back of esplanade facing Tukwila Pond 0 ft On -Site Surface Parking Locations Permitted Rear of building 2 These standards are not applicable until the City invests in design & construction of the esplanade (in part or in its entirety). In addition, for those properties bordering the esplanade that are already developed with structures and improvements oriented away from the pond and esplanade, the Corridor Standards will be applied only when a complete redevelopment of the property is proposed. TMC18.28_PCDraft.docx POND PROPERTY UNE 0 fir+ BACK OF SIDEWALK {ss 2s ESPLANADE New Tukwila Pond Esplanade ARCHITECTURAL DESIGN REGULATIONS: Building Facades Fronting the Esplanade Shopfront Treatment — Ground Floor Commercial Uses Shopfront length (vertical articulation) 50 ft max Articulation increment 30 ft max Shopfront transparency 80% min Horizontal Modulation Top required Base required Vertical Modulation Increment (excluding shopfront) Length Increment 60 ft max Ground -Level Transparency Requirement (excluding uses with shopfront treatment) Commercial uses 75% min Other uses 20% min LANDSCAPING REQUIREMENTS Front Yard n/a Figure 5 Tukwila Pond Esplanade Corridor Standards Page 15 10.25.2012 Neighborhood Corridor APPLIED TO: Existing Streets Andover Park East —Tukwila Pkwy to Trek Christensen Trek Drive Industry Drive Minkler—Andover Park E. to River Wig Drive Bauch Drive Nelson Place S. 156th Street New Streets As indicated on Corridor Type Map THOROUGHFARE CROSS-SECTION Existing street New street No change See new cross-section PUBLIC FRONTAGE STANDARDS Total Required Width 15 ft Sidewalk Width 15 ft min; 10 ft on Minkler Landscaping Tree grates a minimum of 36 sf in size located at back of curb face. On Minkler, a continuous landscaped strip a minimum of 5 ft wide located at back of curb face. Street Tree Each block shall be planted with Spacing deciduous trees at a max distance of 20-30', depending on species. Street Tree Species See City Street Tree List Other Streetscape See 18.28.240 General Landscape Standards Landscaping LigFt Pedestrian and vehicular -scale decorative street lighting with a maximum spacing consistent with IES recommendations is required. PRIVATE FRONTAGE & BUILDING PLACEMENT Building Orientation To Streets/Open Spaces required or not required required Front Yard Setback Minimum from property line 15 ft On -Site Surface Parking Locations Side or Rear of building. Permitted Street Front: 1 double -loaded aisle of parking between building and primary street (maximum 63 ft in width) Figure 6 Neighborhood Corridor Standards TM C18.28_PCD raft. docx Page 16 4— Back of sidewalk sidewalk Public Frontage 7.5' 6.0' 11.0' 11.0' 6.0' 7.5' parking bike travel lane travel lane bike parking New Thoroughfare Cross-section3 ARCHITECTURAL DESIGN REGULATIONS : Building Facades fronting a Neighborhood Corridor Horizontal Modulation Top required Base required Vertical Modulation Increment Length Increment 80 ft max Ground -Level Transparency Requirement Commercial uses 75% min Other uses 20% min Applicable to the facade of a building fronting the Green River4 or a Pond: Horizontal Modulation Top required Base required Vertical Modulation Increment Pond facade length increment 60 ft max River facade length increment 80 ft max Ground -Level Transparency Requirement Commercial uses 75% min Other uses 20% min LANDSCAPING REQUIREMENTS Front Yard Minimum (waived if Public Frontage 15 ft of Improvements are built to standard) Streetscape 3 New street south of Tukwila Pond shall only have on -street parking on the south side of the street. 4 Applies to the river -facing facade of a building when the building is located within 200' from the ordinary high water mark of the Green River. 10.25.2012 Urban Corridor APPLIED TO: Existing Streets Andover Park West — Tukwila Pkwy S to Minkler Longacres Way Strander Boulevard New Streets As Indicated on Corridor Type Map THOROUGHFARE CROSS-SECTION Existing street New street No change See new cross-section PUBLIC FRONTAGE STANDARDS Total Required Width 15 ft Sidewalk Width 8 ft min A continuous landscaped strip 7 Landscaping ft wide located at back of curb on existing streets; tree wells on new streets. Each block shall be planted with Street Tree deciduous trees at a maximum Spacing distance of 20-30', depending on species. Street Tree Species See City Street Tree List Other Streetscape See 18.28.240 General Landscape Standards Landscaping g a__ g Pedestrian and vehicular -scale decorative street lighting with a maximum spacing consistent with IES recommendations is required. PRIVATE FRONTAGE & BUILDING PLACEMENT Building Orientation To Streets/Open Spaces required or not required required Front Yard Setback Minimum from property line 15 ft On -Site Surface Parking Locations Side or Rear of building Permitted Street Front: 1 double -loaded aisle of parking between building and primary street (max 63 ft in width) LANDSCAPING REQUIREMENTS Front Yard Minimum (waived if Public Frontage 15 ft of Improvements are built to standard) Streetscape Figure 7 Urban Corridor Standards TMC18.28_PCDraft.docx Page 17 [if— Back of sidewalk I ' sidewalk planting strip Ig 15,o' >I Public Frontage 1 7.5' 1 6.0' 11.0' 11.0' 6.0' I 7.5' parking bike travel lane travel lane bike parking New Thoroughfare Cross-section ARCHITECTURAL DESIGN REGULATIONS: Building Facades fronting an Urban Corridor Horizontal Modulation Top required Base required Vertical Modulation Increment Length Increment 100 ft max Ground -Level Transparency Requirement Commercial uses 65% min Other uses 20% min Applicable to the facade of a building fronting the Green River 5 or a Pond: Horizontal Modulation Top—_...__........__...__._....._._....._._.._..__.— required _I Base required Vertical Modulation Increment Pond facade length increment 60 ft max River facade length increment 80 ft max Ground -Level Transparency Requirement Commercial uses 75% min Other uses 20% min 5 Applies to the river -facing facade of a building when the building is located within 200' from the ordinary high water mark of the Green River. 10.25.2012 Commercial Corridor APPLIED TO: Existing Streets Tukwila Parkway Southcenter Parkway S. 18e Street West Valley Highway New Streets As Indicated on Corridor Type Map THOROUGHFARE CROSS-SECTION Existing street No change New street n/a PUBLIC FRONTAGE STANDARDS Total Required Width 15 ft Sidewalk Width 6 ft min Landscaping A continuous landscaped strip 9 ft wide located at back of curb. Street Tree Each block shall be planted with Spacing deciduous trees at a maximum distance of 20-30', depending on species. Street Tree Species See City Street Tree List Other Streetscape Landscape See 18.28.240 General Standards Landscaping Lighting Vehicular -scale decorative street lighting consistent with a maximum spacing consistent with IES recommendations is required. PRIVATE FRONTAGE & BUILDING PLACEMENT Building Orientation To Streets/Open Spaces required or not required not required Front Yard Setback Minimum from property line 15 ft On -Site Surface Parking Locations Permitted Front, side or rear of building LANDSCAPING REQUIREMENTS Front Yard Minimum (waived if Public 15 ft of Frontage Improvements are built to standard) Streetscape Figure 8 Commercial Corridor Standards TMC18.28_PCDraft.docx 0— Back of sidewalk 9.0' sidewalk planting strip 15.0' >1 Public Frontage ARCHITECTURAL DESIGN REGULATIONS: Building Facades fronting a Commercial Corridor Horizontal Modulation Top required Base required Vertical Modulation Increment Length Increment 100 ft max Ground -Level Transparency Requirement Commercial uses 65% min Other uses 20% min Applicable to the facade of a building fronting the Green Rivers or a Pond: Horizontal Modulation Top required Base required Vertical Modulation Increment Pond facade length increment 60 ft max River facade length increment 80 ft max Ground -Level Transparency Requirement Commercial uses 75% min Other uses------ --- ---- ---- - ---------- 20% min 5 Applies to the river -facing facade of a building when the building is located within 200' from the ordinary high water mark of the Green River. Page 18 10.25.2012 Freeway Frontage Corridor APPLIED TO: Existing Streets Tukwila Parkway (between Southcenter Pkwy and 185' west of Andover Park West) Southcenter Parkway (between Tukwila Pkwy and Strander Blvd. New Streets n/a THOROUGHFARE CROSS-SECTION Existing street New street No change n/a PUBLIC FRONTAGE STANDARDS Total Required Width 15 ft Sidewalk Width 6 ft min Landscaping A continuous landscaped strip 9 ft wide located at back of curb or a combination of curb landscaping and street trees integrated into sidewalk, provided total public frontage meets required width. Street Tree Each block shall be planted with Spacing deciduous trees at a maximum distance of 30-50', depending on species. Street Tree Species See City Street Tree List Other Streetscape Landscape See 18.28.240 General Standards Landscaping Lighting Vehicular -scale decorative street lighting consistent with a maximum spacing consistent with IES recommendations is required. PRIVATE FRONTAGE & BUILDING PLACEMENT Building Orientation To Streets/Open Spaces required or not required not required Front Yard Setback Minimum from property line 15 ft On -Site Surface Parking Locations Permitted Front, side or rear of building Figure 9 Freeway Frontage Corridor Standards TMC18.28_PCDraft.docx Page 19 4— Back of sidewalk sidewalk planting strip i� 15.0. >1 Public Frontage ARCHITECTURAL DESIGN REGULATIONS: Building Facades fronting a Freeway Frontage Corridor Horizontal Modulation Top required Base required Vertical Modulation Increment Length Increment 100 ft max Ground -Level Transparency Requirement6 Commercial uses 20% min LANDSCAPING REQUIREMENTS Front Yard Minimum (waived if Public Frontage 15 ft of Improvements are built to standard) Streetscape 6 Minimum ground -level transparency requirements do not apply when: 1) the sidewalk grade is 10 feet or more above the finished grade of the structure; or 2) there is another building located directly between the street frontage and the proposed building, screening the view of the proposed building from the street. 10.25.2012 Workplace Corridor APPLIED TO: Existing Streets Minkler Blvd — Southcenter Pkwy to APW Costco Drive Upland, Midland & Triland Drive N/S between Costco Drive and S. 180th R. Andover Park West — Minkler to S. 180th R. Andover Park East — Trek to S. 180°R. Sperry Drive New Streets As indicated on Corridor Type Map THROUGHFARE CROSS-SECTION Existing street No change New street See new cross-section PUBLIC FRONTAGE STANDARDS Total Required Width 15 ft Sidewalk Width 6 ft min Landscaping A continuous landscaped strip 9 ft wide located at back of curb. Street Tree Each block shall be planted with Spacing deciduous trees at a maximum L distance of 20-30', depending on species. Street Tree Species See City Street Tree List Other Streetscape See 18.28.240 General Landscape Standards Landscaping Lighting ... Vehicular -scale street lighting with a maximum spacing consistent with IES recommendations is required. PRIVATE FRONTAGE & BUILDING PLACEMENT Building Orientation To Streets/Open Spaces required or not require_ d not required Front Yard Setback Minimum from property line 15 ft On -Site Surface Parking Locations Permitted Front, side or rear of building LANDSCAPING REQUIREMENTS Front Yard Minimum (waived if Public Frontage 15 ft of Improvements are built to standard) streetscape Figure 10 Workplace Corridor Standards TMC18.28_PCDraft.docx Page 20 - Back of sidewalk X6.0' >I,4 9.0' 31 sidewalk planting strip �a 15.0 >i Public Frontage 7.5' 13.0' 13.0' 7.5' parking travel lane travel lane parking New Thoroughfare Cross-section ARCHITECTURAL DESIGN REGULATIONS: Building Facades fronting a Workplace Corridor Horizontal Modulation Top.._.._.._..__._..._._.._._._....._._...._.._.._._....._requ ired _._....._._..... Base not required Vertical Modulation Increment Length Increment 140 ft max Ground -Level Transparency Requirement Warehouse/Light Industrial uses 20% min Other uses 60% min Applicable to the facade of a building fronting the Green River? or a Pond: Horizontal Modulation Top required Base required Vertical Modulation Increment Pond facade length increment 60 ft max River facade length increment 80 ft max Ground -Level Transparency Requirement Commercial uses 75% min Other uses 20% min 7 Applies to the river -facing facade of a building when the building is located within 200' from the ordinary high water mark of the Green River. 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District 18.28.030 APPLICABILITY A. Relationship to other Tukwila Codes 1. The provisions of this chapter apply to properties within the Southcenter Plan Area, shown in Figure 1. 2. The provisions of this chapter shall modify the regulations and other provisions in TMC Title 18 Zoning; provided that the regulations and provisions of the entire Tukwila Municipal Code (TMC) shall apply when not specifically covered by this chapter; and, further, provided that where Title 18 and the goals of the Southcenter Plan and this chapter are found to be in conflict, the provisions of this chapter shall apply unless otherwise noted. 3. Areas within 200 feet of the OHWM of the Green River are subject to the regulations in the Shoreline Overlay at TMC 18.44 which supersede this chapter when in conflict. 4. Areas meeting the definition of sensitive areas or sensitive area buffers are subject to the regulations of Chapter 18.45 Environmentally Sensitive Areas and 18.54 Tree Regulations. 5. Alterations to nonconforming structures, uses, landscape areas or parking Tots shall be made in accordance with the standards in TMC Chapter 18.70. 6. Tukwila has adopted local amendments to the International Building and Fire Codes which should be reviewed early in the development process, see TMC Title 16. 7. Boundary line adjustments, lot consolidations, short plats, subdivisions and binding site improvement pans shall be subject to the requirements of TMC Title 17 Subdivision Code. 8. Signs shall be regulated according to Title 19 Sign and Visual Communication Code. 9. Public and private infrastructure must be designed and built in compliance with the standards contained in the current edition of the Tukwila Public Works Department Infrastructure Design and Construction Standards. B. Intensification of Use 1. Maximum Block Face Length and Public Frontage Improvements are required when an individualized assessment by the DCD Director determines that the improvements are reasonably necessary as a direct result of the transportation impacts of a proposed development. C. Pad Development, Expansions or Complete Redevelopment 1. Construction of a new pad building on a site with existing development shall meet all requirements for the new structure, and any alterations to non -conforming landscape areas or parking lots shall be made in accordance with the standards in TMC Chapter 18.70. TMC18.28_PCDraft.docx Page 21 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District 2. Expansions of existing buildings shall meet all requirements for the new portions of the structure, and any alterations to non -conforming landscape areas or parking lots shall be made in accordance with the standards in TMC Chapter 18.70. 3. Development of a vacant site or complete redevelopment of a site shall require compliance with all of the standards and guidelines in this chapter. 4. Compliance with building orientation and ground level transparency is required for existing buildings only if they are destroyed by any means to an extent of more than 50% of its replacement cost at the time of destruction, in the judgment of the City's Building Official. 18.28.040 DISTRICTS A. Five Districts are hereby established within the Tukwila Urban Center in the specific locations and with the specific names indicated in Figure 1 District Map. B. Districts — Purpose 1. TUC -RC: Regional Center. The area in the vicinity of Westfield Southcenter Mall, with easy access to the new bus Transit Center, is intended to provide an area that will continue to infill and intensify with more retail, services, and entertainment uses southward toward Strander Boulevard and eastward across Andover Park West. Over the long term, infill development on the high-value property of the Mall may continue the transition from surface parking to structured parking, and may be increasingly characterized by mid -rise or high-rise building components built over the retail base. 2. TUC-TOD: Transit Oriented Development (TOD) Neighborhood. The area extending from the bus transit center on Andover Park West, eastward towards the Sounder commuter rail/Amtrak station is intended to provide a more compact and vibrant mix of housing, office, lodging and supportive retail and service uses. Parking will be accommodated by a combination of off- and on -street parking spaces/lots. The overall structure of the TOD Neighborhood will be characterized by moderate development intensities and building heights. A fine-grained network of streets with pedestrian amenities will increase the walkability of the area. 3. TUC -P: Pond District. The northern edge of the Pond District is intended to provide an area of higher density mixed use development over retail, restaurants and services, oriented towards the Pond and a paved waterfront esplanade. Maximum building heights will be lower than in the adjacent Regional Center district, to provide sunlight to and views of the Pond. 4. TUC -CC: Commercial Corridor District. Southcenter Parkway will continue to feature auto -oriented retail and services in a manner similar to the existing patterns of development in that area. 5. TUC -WP: Workplace District. The large southern portion of the Plan Area will continue to provide a wide range of distribution, warehousing, light industrial, "big box" retail, and furniture outlets, with TMC18.28_PCDraft.docx Page 22 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District incremental infill by office and other complementary commercial uses. Residential uses may front the Green River. C. The scale and pattern of all development shall be governed by the standards and regulations for the applicable District. 18.28.050 STRUCTURE HEIGHT A. The minimum and maximum height of a structure shall be as specified by District or modified by a special height overlay, see Table 2. 1. Structures oriented to Baker Boulevard shall have an average height at least as high as the minimum listed in the District regulation chart. 2. A Special height overlay modifies the maximum height of structures to establish a special scale in the specified locations. B. Pond Edge Height Limit 1. Development located within 150 feet of the edge of Tukwila Pond is not eligible for incentive height increases. 2. The maximum height in this location shall be as specified by District C. Public Frontage Improvement Height Incentive 1. As an incentive to provide public frontage improvements and/or new streets that are not otherwise required under this code, allowable structure heights may be increased to the limits specified in District Standards, Table 2, when: a. Developers construct public frontage improvements along their parcel frontages on existing streets, constructed to the standards of this Code; b. Developers construct new 20 foot wide half streets with one side of public frontage improvements, constructed to the standards of this Code; c. The existing sidewalk width and configuration along a parcel's frontage meets or exceeds the public frontage standard and, when averaged, the landscape width and street tree spacing meet the required public frontage standard. Additional sidewalk width may substitute for an equal area of landscaping. d. In order to take advantage of this incentive the public frontage improvements must start and stop at property boundaries, intersections or traffic signals and transition safely to neighboring conditions. 2. The public frontage height incentive will be applied proportionally to parcels with more than one TMC18.28_PCDraft.docx Page 23 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District frontage based on the following: (1) Each frontage will be evaluated separately based on its Corridor Type's public frontage standards. (2) The height bonus will be applied to a percentage of the total building footprint(s) on site based on the percentage of the parcel's total public frontage that, when averaged, meets the public frontage standard. For example, when averaged, if one of a parcel's two frontages meets the corridor's public frontage standard then 50% of the total building footprint on site is eligible for the height incentive. 3. The maximum height in these locations shall be as specified by District. D. Multi -Family Height Incentive 1. As an incentive to construct residential dwelling units, allowable structure heights may be increased to the limits specified in District Standards, Table 2. 2. Structures may be completely residential or mixed use with residential uses comprising at least half of the occupied floor area of the building. 18.28.060 MAXIMUM BLOCK FACE LENGTH A. Definition 1. Block Face length is a measure of a length of a block, in feet, from curb face to curb face of two intersecting and publicly accessible streets (public or private). B. Regulation 1. Development sites (properties or assemblages of contiguous properties) with a block face that exceeds the specified Maximum Block Face length standard must construct new publicly accessible streets in locations that result in the creation of city blocks that do not exceed the Maximum Block Face length for that District. 2. For the purposes of determining Block Face length, alleys are considered as part of the interior of a block. For development sites bounded by rivers or ponds, property lines along the adjacent water body and pedestrian ways providing waterfront access may qualify as defining the edge of a block. In no other case shall pedestrian ways qualify as defining the edge of a block. 3. New streets must be designed, configured, and located in accordance with Section 18.28.120 New Streets. 18.28.070 PERMITTED CORRIDOR TYPES FOR NEW STREETS New streets built to satisfy Maximum Block Face Requirements or built voluntarily by a developer that are not TMC18.28_PCDraft.docx Page 24 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District shown on the Corridor Map, Figure 2, shall be built as one of the Corridor Types permitted in District Standards, Table 2. See 18.28.120 New Streets for more details. 18.28.080 SIDE AND REAR SETBACKS A. The depth of side and rear setbacks shall be as specified by Table 2 District Standards. B. Front yard setbacks are specified by Corridor. 18.28.090 SIDE AND REAR YARD LANDSCAPING REQUIREMENTS A. The width of side and rear yard landscaping shall be as specified by the District Standards, Table 2. B. Side and rear yard landscaping shall be designed, planted and maintained as specified in 18.28.030.6 Side and Rear Yard Landscape Types and 18.28.240 General Landscaping. C. Front yard landscaping is specified by the Corridor Charts, Figures 3-10. 18.28.100 CORRIDORS A. A Corridor consists of the following elements (see Figure 11. Corridor Definition of Terms): 1. Street — comprised of the Thoroughfare and Public Frontage a. Thoroughfare — includes the moving and parking lanes from curb face to curb face. b. Public Frontage - the portion of a property between the curb face and back -of -sidewalk, including the sidewalk and any sidewalk landscaped areas. Public frontage is also associated with pedestrian walkways and open spaces, such as Tukwila Pond or the Green River. 2. Private Frontage — the portion of a property between the back -of -sidewalk and the primary building facade along the street, pedestrian walkway or open space, and portions of all primary building facades up to the top of the first or second floor, including building entrances, located along and oriented toward the street, pedestrian walkway or open space. TMC18.28_PCDraft.docx Page 25 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District BACK OF SIDEWALK i► 11 BACK OF SIDEWALK ( FPRIVATE RONTAGE FRONTAGE THOROUGHFARE }� FRONTAGE F OINTAGE ) Figure 11 Corridor Definition of Terms B. Eight Corridor Types are hereby established in the specific locations and with the specific names indicated in Figure 2 Corridor Map. 1. Walkable Corridors. To provide and support a high quality pedestrian realm for shopping and strolling along active retail, eating and entertainment uses, with buildings pulled up to the street and parking located to the side or rear, on Southcenter's primary streets connecting the Mall, Tukwila Pond, the Transit Center, and the Sounder Longacres commuter rail/Amtrak Station. Sidewalks associated with these Corridors should be wide and unobstructed to provide ample room for pedestrians to walk, and, where appropriate, to encourage activities including outdoor dining, locations for kiosks, food carts, and flower stalls. 2. Pedestrian Walkways. The design and location of this corridor is intended to supplement the existing and future street network with non -motorized pathways, support and foster an alternative mode of travel to motorized vehicles within the area, and provide a safe, pleasant, and direct route for pedestrians between significant activity areas (such as the Sounder Commuter Rail/Amtrak Station and Baker Boulevard, and the Mall and Tukwila Transit Center with Tukwila Pond Park). Pedestrian Walkways should be wide with amenities such as trees, planters, benches and other street furniture. Buildings should be pulled up to the edge of the corridor and designed to be pedestrian -friendly. Where appropriate, encourage uses such as kiosks, vuewing areas, food carts and flower stalls along this corridor. Walkways will be well -lit to create a safe night-time environment. 3. Tukwila Pond Esplanade. To provide a public esplanade environment along the northern edge of Tukwila Pond Park, that functions as a focal point and central gathering spot for the urban center, suitable for shopping or strolling. The esplanade is intended to be integrated with adjoining retail and restaurant activities, providing an active waterside promenade to augment the shopping, TMC18.28_PCDraft.docx Page 26 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District eating and other uses in the vicinity. 4. Neighborhood Corridors. To provide an intimately -scaled pedestrian environment within northern Southcenter's higher density mixed-use neighborhoods, in a "complete streets" setting with on - street parking and bicycles sharing the roadway with vehicles. 5. Urban Corridors. To provide safe and supportive pedestrian facilities and an attractive streetscape along the crossroads in the urban center that provide greater capacity for transit and auto traffic. 6. Commercial Corridors. To provide safe and supportive pedestrian facilities, greater capacity for vehicles, and attractive streetscapes along heavily travelled roadways serving auto -oriented commercial uses. 7. Freeway Frontage Corridors. To provide safe and supportive pedestrian facilities along heavily travelled parkways oriented towards both the area's freeways and Westfield Southcenter Mall. 8. Workplace Corridors. To provide safe and supportive pedestrian facilities along streets serving truck loading and parking access for primarily warehouse/distribution uses in the southern part of the Southcenter area. 18.28.110 CORRIDOR REGULATIONS A. This section contains Regulations and Guidelines for the provision, design, and configuration of new and existing streets and adjacent public and private frontage to ensure that these components of a Corridor support the type of development desired within each district, enhance the connectivity of the street network, create safe and attractive streetscape environments, encourage walking, and provide sufficient capacity and proper accessibility and circulation as the area intensifies. B. The form of all development along a street, primary open space, or water body shall be governed by the standards and regulations of the applicable Corridor Type. Corridor Type establishes the following: 1. For Existing Streets: A specific configuration of the Public Frontage; 2. For New Streets: A specific configuration for the Thoroughfare and for Public Frontage; 3. For Existing and New Streets: Specific Private Frontage requirements; and 4. For projects which trigger Design Review: Architectural Design Regulations. C. Modifications An applicant may propose modifications to the Corridor standards. Modifications must be approved by the DCD Director as a Type 2 decision. The applicant must show that the modified Corridor design: TMC18.28_PCDraft.docx Page 27 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District 1. satisfies the urban design goals as stated in each Corridor Type's Purpose, requirements, and description; 2. is designed to transition safely to the existing conditions at either end; and 3. enhances the streetscape of the site and adjacent development. 18.28.120 NEW STREETS A. Purpose 1. New street regulations ensure the creation of an appropriate sized network of blocks, streets and pedestrian paths that will support the envisioned future development. B. Regulations 1. New streets shall be required when an individualized assessment by the DCD Director determines that the improvements are reasonably necessary as a direct result of the proposed development. New streets may also be provided voluntarily by a developer, or constructed by the City. 2. All New Streets a. New streets shall be designed based on their Corridor Type. b. New street locations must meet safety and spacing requirements, as approved by the Public Works Director. c. New streets may be publicly or privately owned and maintained, as approved by the Public Works Director. d. New streets shall connect with existing streets and be configured to allow for future extension whenever possible. e. Permanent dead ends shall not be permitted, unless the new street dead ends at a public access point to the Green River. f. In order to maintain the accessibility provided by the block structure of the urban center, existing public streets or alleys may not be dosed permanently unless the closure is part of the provision of a network of new streets that satisfy all street regulations. g. New alleys and passageways do not satisfy street provision requirements. h. New streets are encouraged to be located along side property lines. These new streets may require coordination with neighboring property owners in order to maximize the continuity of the new street network. i. As part of new street construction or sidewalk improvements, landscaped areas within the TMC18.28_PCDraft.docx Page 28 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District street right-of-way should be designed to be functional stormwater treatment facilities where appropriate. 18.28.130 PUBLIC FRONTAGE A. Regulations 1. Public Frontage standards establish a specific configuration of improvements that match the configuration and design of new and existing thoroughfares. 2. Installation of new Public Frontage improvements, if required by 18.28.030.8 or constructed voluntarily, shall be as specified by the Corridor Type's Public Frontage Standards along all parcel frontages, except where the public frontage area already contains the required features. 3. In instances where existing public frontage areas already contain features that are sufficiently similar to those required in the Plan, all or part of the required Public Frontage requirements may be waived by the DCD Director. 4. In instances where new streets are required or constructed voluntarily — that is, in instances where there are no existing public frontage conditions —the public frontage shall be configured as specified by the Corridor Type's Public Frontage Standards, see Figures 3-10. 5. The exact location of the new back -of -sidewalk may or may not coincide with the front property line. As a result, newly installed Public Frontage improvements may be partially located on private property. 6. Along Tukwila Pond, all public frontage improvements are measured from the pond property line. 7. Each block shall have no more than 40% of the same species of Targe, open -habit deciduous trees. To provide optimum canopy cover for the streetscape, each block shall be planted with deciduous trees at a maximum spacing of 30 feet on center. Spacing shall be a function of mature crown spread, and may vary widely between species or cultivars. The trees shall have a minimum branching width of 8 feet within 5 years and when mature shall be large broad canopy species selected from the City's recommended Street Tree List established for each corridor. 8. Pedestrian -scale decorative street lighting shall be installed with a maximum spacing consistent with recommendations of the Illuminating Engineering Society of America (IES). The light source shall be located 12 to 14 feet above finished grade. Where vehicular lights are needed, vehicular lighting should be located 20 to 25 feet above finished grade. 9. Where appropriate, special paving patterns should be used to emphasize the pedestrian realm within the public frontage. The sidewalk shall include a 1 foot wide paved auto passenger landing located along the curb where on street parking is present. 10. Street furnishings such as benches and trash receptacles shall be provided where appropriate. TMC18.28_PCDraft.docx Page 29 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District B. Exceptions 1. In instances where installation of required public frontage improvements as part of on-site construction are found to be impractical - for example in instances where the private frontage is particularly narrow or fragmented, the property owner may pay an in -lieu fee covering the construction cost to install the required public frontage improvements when they can be combined with those on adjacent properties or as part of a city -sponsored street improvement program with the approval of the DCD Director. 2. When public frontage improvements are triggered by development on a portion of a larger site and the cost of the public frontage improvements is disproportionate to the triggering work, the DCD Director will determine the degree of compliance. 18.28.140 BUILDING ORIENTATION TO STREET/OPEN SPACE A. Regulation 1. A building is oriented to a street or open space if the building: a. Has a primary public entrance which opens directly on to or facing that street or open space; and b. Incorporates architectural elements and details that are visually interesting, attractive and scaled to the pedestrian on the building facade facing the street or open space. 2. Where Building Orientation to Streets/Open Spaces is required, all buildings shall be oriented towards new or existing street(s) or public open spaces, excluding alleys. 3. Parking structures, garages, and accessory buildings are permitted and encouraged to be located along alleys in lieu of streets or open spaces. 4. Building Orientation is required or not required, as specified by Corridor Type. B. Corner Parcels 1. New buildings located at the intersection of two Corridors where Building Orientation is required shall have an entrance(s) oriented towards at least one Corridor to be determined by the developer. 18.28.150 FRONTAGE COVERAGE A. Regulations 1. Frontage coverage is the percentage of the length of the street frontage that is occupied by a primary building fagade(s) excluding any side yard setbacks. 2. Minimum Frontage Coverage percentages are required by the Walkable Corridor and Tukwila Pond TMC18.28_PCDraft.docx Page 30 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District Esplanade Corridor Types (see Frontage Coverage in Figures 3 and 5). 3. Where required, all new development shall include buildings sited such that Minimum Frontage Coverage requirements are met. Y X ONT STREET B. Exceptions itr��r ri BACK OFSIDEWAEK MIN. FRONT YARD SETBACK 1 M.M. FRONTYARDSETBACK FRONTAGE COVERAGE ZONE vWOi Z FRONTAGE_ X X 100 •J� COVERAGE - Y (%) Figure 12 Frontage Coverage 1. In order to provide vehicular access to parking areas in the interior or at the rear of a parcel if no other access is available, vehicular breezeways may count toward frontage coverage requirements: a. A vehicular breezeway is a covered driveway penetrating the building. b. The width of a vehicular breezeway shall not exceed the width of the curb cut plus the width of an adjacent pedestrian sidewalk. 2. In order to connect the public sidewalk with active open spaces, courtyards, parking areas, and alleys in the interior or at the rear of a parcel, pedestrian passages designed to the standards in the Open Space Regulations, TMC 18.28.250 E 3 may count toward frontage coverage requirements. 18.28.160 FRONT YARD A. Setback 1. The minimum required front yard setback shall be as specified in the applicable Corridor Type Chart, see Figures 3-10. B. Landscaping 1. The minimum required landscaping shall be as specified in the applicable Corridor Type Chart. 2. Front yard landscaping shall be designed, planted and maintained as specified in 18.28.030.A Front Yard Landscape Types and 18.28.240 General Landscaping. TMC18.28_PCDraft.docx Page 31 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District 3. Front yard landscaping requirements shall be waived if the public frontage improvements are built to the required standard. 18.28.170 ON-SITE SURFACE PARKING LOCATION A. Permitted locations 1. The permitted on-site surface parking locations on a parcel shall be as specified in the applicable Corridor Type Chart. See 18.28.260 for additional parking regulations. B. On Site Parking Types Parking areas shall be designed as one of the Parking Types defined in this section. A property's permitted parking types shall be as specified by Corridor Type. For all parking types, parking shall be connected with the street by a driveway as stated under Vehicular Access in Section 18.28.260.C. 1. Surface Lot - Front a. Definition: A parking lot that is located between a building and the primary street fronting a development. Figure 13 Surface Parking - Front 2. Street Front Parking a. This regulates the width of parking area allowed between a building and the closest street. b. For new construction the maximum width of street front parking is regulated by corridor type, see Figures 3-10. c. This standard does not apply when adding on to an existing building, constructing a parking garage or where there is an existing structure at least as wide as the proposed structure between the new construction and the closest street. d. For buildings with complex shapes the section of the building meeting the criteria must be at least 80 percent of the overall width of the building, measured parallel to the primary street. TMC18.28_PCDraft.docx Page 32 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District Figure 14 Street Front Parking Examples Surface Lot - Side 3. Definition: A parking lot that is located in part or entirely along the side of a building, in a side yard, and fully or partially extends toward, but does not encroach into, the Front Yard Setback area. Parking located between a building and a side property line which is directly visible from a street. ry�y ter" �o Figure 15 Surface Parking — Side C. Surface Lot - Rear 1. Definition: A parking lot where a building(s) is located between the entire parking lot and the street so that it is not directly visible from a street. A rear parking lot does not extend beyond the rear wall of the primary building into any side yard setback, except where driveway access is provided. D. Parking Structure TM C18.28_PCD raft. docx Figure 16 Surface Parking — Rear Page 33 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District 1. Parking structures may stand alone or be integrated into a building. 2. Parking structures are permitted in all Districts. 18.28.180 BUILDING MODULATION STANDARDS AND GUIDELINES A. Definitions 1. Building Modulation regulations control the minimum required articulation of a building's height and length, and are determined by Corridor Type as shown in the Corridor Type Charts, see Figures 3-10. 2. A building's elevations are identified as the following based on what they face: a. Street Facade. The plane of a facade that fronts upon a street, extending from the ground up to the street facade eave line. b. Pond or River Facade. The plane of a fagade that fronts upon the Green River or Tukwila Pond, extending from the ground up to the pond or river facade eave line. c. Side Facade. The plane of a facade that fronts upon a side yard or side property line, extending from the ground up to the side wall eave line. d. Rear Facade. The plane of a fagade that fronts upon a rear yard, rear property line, or alley, extending from the ground up to the rear wall eave line. B. Horizontal Modulation Regulations 1. Intent a. Ensure that all new or renovated buildings subject to design review have a well -formed "base" and a "top." A building base provides form and definition to the pedestrian -scale public room of its adjacent street or open spaces. A building's top or cap contributes to a distinctive skyline and overall massing of the Southcenter district, whether seen immediately looking up from the street below or at a distance from another part of the city. 2. Street, Pond, & River Facade Horizontal Modulation Elements - Requirements The requirements that follow outline minimal measures to compose the vertical mass of building facades. The application of architectural elements and architectural style such as (but not limited to) those outlined in the Southcenter Design Manual, are strongly recommended to create well - integrated and attractive architecture. a. Base Element: (1) As conceptually depicted in the accompanying diagram (Figure 18), where required by TMC18.28_PCDraft.docx Page 34 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District the Corridor Type, a horizontal articulation of street, pond, or river facades shall be applied within the first floor (or in the case of buildings above four stories, optionally within the second floor as well), to form a horizontal "base" of the fagade at the building scale. A secondary lower base treatment shall be provided at the pedestrian scale (i.e. within the height of the ground floor, relating to the height of the human body). These treatments strongly define the pedestrian -scale space of the street, pond, or riverfront and shall be well -integrated into the overall facade composition. See the Southcenter Design Manual 5. Building Facade — Base and Top, A for additional guidelines outlining recommended Building Base design. Figure 17 Horizontal Modulation — Facade Base and Top Elements b. Top Element: (1) Where required by the Corridor Type, a substantial horizontal articulation of street and river facades shall be applied at the top of the uppermost floor of the facade, to result in a termination of the facade that provides an attractive facade skyline and a completion of the upper facade composition. This "cap" shall be architecturally integrated with any sloping roof volume (if used) that occurs above the eave line. c. Fabric awnings are not counted towards a required horizontal modulation element. 3. Side and Rear Facade Horizontal Modulation Elements - Requirements for New Construction a. Horizontal Modulation requirements for Side and Rear Facades are the same as those for Street, Pond, or River Facades where building wall to building wall clearance is more than 10 feet or where the side or rear wall faces upon a public open space or active open space such as a plaza or courtyard. b. Flush Treatments Permitted TMC18.28_PCDraft.docx Page 35 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District (1) The minimum requirement for Horizontal Modulation Elements may be satisfied by flush wall treatments where building wall to building wall clearance is more than five feet and no greater than 10 feet. (2) The Southcenter Design Manual (5. Building Facade — Base and Top) identifies flush wall treatments that should be used on the street, pond, or river facades) of the building. c. No Side or Rear Facade Horizontal Modulation is required where building wall to building wall clearance is five feet or smaller. 4. Horizontal Modulation Elements — Guidelines a. Examples of top element types that may be used to satisfy the required street facade horizontal modulation requirement are described in the Southcenter Design Manual, see 5. Building Facade — Base and Top, D. C. Vertical Modulation Regulations 1. Intent The objective of this section is to provide minimal requirements to ensure that the length of any new or renovated Street, Pond, or River building facade in the Plan Area subject to design review maintains the desired human scale and urban character appropriate for the Southcenter area. 2. Vertical Modulation Increment — Requirements. The requirements that follow are minimum standards. While there are no specific requirements for side or rear facades they should continue the design vocabulary used on the other sides of the building. Further building articulation as outlined in the Southcenter Design Manual is strongly recommended to create well integrated and attractive architecture. a. The maximum Street, Pond and River Facade Vertical Modulation increment shall be as specified by Corridor Type. When a notch or pilaster/pier is used for the massing element, measurement of the horizontal increment shall be from centerline to centerline of elements. b. See the Southcenter Design Manual: 7. Building Modulation, A for a description of the permitted vertical modulation elements. TMC18.28_PCDraft.docx Page 36 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District Figure 18 Vertical Modulation 18.28.190 SHOPFRONT TREATMENT A. Shopfront Standards 1. The Shopfront Frontage Type defines the primary treatment for ground -level commercial uses oriented to display and access directly from the sidewalk. Shopfronts are built up to the back of the sidewalk, and any setback areas must be treated as extensions of the sidewalk space. Close proximity to high volumes of pedestrian traffic make attention to craft and visual interest within the storefront facade important. 2. Shopfront treatment is required by Corridor Type, see Figures 3-10. 3. Each Shopfront tenant space must contain at least one primary building entrance. Entrances are constructed at sidewalk grade (see the Southcenter Design Manual for additional standards and guidelines for entrances). 4. Transparency. The shopfront shall have clear glass windows framed within storefront pilasters and a base. Shopfront massing regulations include a minimum transparency requirement for the area between the height of 2 and 7 feet along the length of the building facade facing the street or public sidewalk. A minimum 3 foot zone behind the window glazing must provide an unobstructed view of the establishment's goods & services. Darkly tinted windows shall not qualify as transparent. TMC18.28_PCDraft.docx Page 37 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District Figure 19 Examples of Shopfront Treatments 5. Shopfront and awning design should vary from shopfront to shopfront but a single building may have a uniform design theme (see the Southcenter Design Manual for additional standards and guidelines on awnings and canopies). 6. Recessed entrances are permitted with a maximum width of 15 feet. 7. Restaurant shopfronts may set back a portion of the shopfront facade to create a colonnaded outdoor dining alcove that is a maximum of 15 feet deep. The set back portion of the facade that is oriented towards the street must meet transparency requirements. The alcove must also have columns along the sidewalk at an approximate spacing of 15 feet on center. The alcove may not rely on adjacent buildings for enclosure. 8. Shopfront Length. The Shopfront frontage type is specifically intended to provide block frontages with a multiplicity of doors and display windows — so Shopfront width must generally be kept to a minimum and shall not exceed the lengths shown in the Corridor Charts, Figures 3-10. 9. Articulation Increment. The articulation increment is intended to break up the mass of a building's length, and is measured from centerline to centerline of the permitted Shopfront Length. Articulation increment shall not exceed the maximum length specified in the Corridor Charts. TMC18.28_PCDraft.docx Page 38 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District Tenant - 1 Tenant - 2 A — Shopfront Length is the length of each Shopfront Frontage Type segment as measured from centerline to centerline of the articulation elements at either edge of the Shopfront segment. C — Articulation Increment is the length between each Articulation Element as measured from centerline to centerline of permitted Shopfront Length Articulation Elements TM C18.28_PCD raft. docx Figure 20 Shopfront Length Diagram Page 39 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District C '\ BACK OF SIDEWAIK OF SION'AUC I 3'_: 'min I Unobstructed View Required Figure 21 Shopfront Entries 18.28.200 GROUND LEVEL TRANSPARENCY REQUIREMENT 1. A minimum transparency percentage for the area between the height of 2 and 7 feet along the length of a building facade that faces a street, public sidewalk, open space, or river is required in certain corridors, see Figures 3-10. Commercial uses require a higher level of transparency than other uses. 2. A minimum 3 foot zone behind the window glazing must provide an unobstructed view of the establishment's goods or services. Display areas separated from the interior of the space may be used to meet this requirement if they have a depth of at least 3 feet and contain displays that are regularly updated. 3. Darkly tinted windows shall not qualify as transparent. TMC18.28_PCDraft.docx Page 40 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District This example meets the criteria. This does not. Figure 22 Display window example 75% Transparency 50% Transparency Figure 23 Examples of percentage of transparency between 2-7'along the length of a building facade 18.28.210 FRONT YARD ENCROACHMENTS Building overhangs such as trellises, canopies and awnings may extend horizontally into the public frontage up to a maximum of 6 feet and no closer than 10 feet from the back of curb. These overhangs must provide a minimum of 8 feet clear height above sidewalk grade and not interfere with street trees. 18.28.220 SPECIAL CORNER FEATURE A. Special Corner Features are permitted by District as shown in Table 2 District Standards. B. A Special Corner Feature is a distinctive building element used to emphasize the corner of a building at an important intersection, see the Southcenter Design Manual Section 6. Corner Treatments for additional guidance. C. Special Corner Feature masses may encroach up to 2 feet into the required setback areas but TMC18.28_PCDraft.docx Page 41 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District may not encroach into the public right-of-way see TMC 18.28.210 Front Yard Encroachments. D. Special Corner features may exceed the permitted height limit by 20 feet, up to a maximum of 115 feet. 18.28.230 LANDSCAPING TYPES A. Front Yard Landscaping Types 1. Paved / Sidewalk Extension a. Provide paved pedestrian areas along the back -of -sidewalk, such as plazas or courtyards, that enhance/enlarge the public frontage. b. Only permitted on parcels where the public frontage improvements meet the corridor standards in this code. c. Must meet applicable pedestrian space design requirements, 18.28.250.E. 2. Streetscape a. Cover front yards with landscaped, pervious surfaces that visually soften and enhance the built environment. b. Provide pathways connecting the public sidewalk to the front door and to any parking areas. c. 1 tree per 500 square feet of landscaped setback area or 1 tree per 20 to 30 linear feet of frontage (depending on tree species and location of underground or at -ground utilities and excluding curb cuts) whichever results in more trees. d. Where there are existing street trees the additional trees required by this section shall be planted behind the sidewalk in an informal pattern and consist of a mix of deciduous and evergreens. e. 1 shrub per 4 linear feet of frontage, excluding curb cuts, or a planted berm at least 24 inches high. f. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the landscape area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12 -inches on center for 4 -inch pots and 18 -inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around each tree. 3. When there is an existing sidewalk that does not meet the Corridor standard for public frontage and the sidewalk remains in place, the required front yard landscaping width shall be measured TMC18.28_PCDraft.docx Page 42 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District from the back of sidewalk or edge of right-of-way, whichever is further from the road centerline. 4. When public frontage is constructed to meet the Corridor standard, the front yard landscaping requirement shall be waived. To qualify for the waiver, public frontage improvements must be made along the entire street fronting the parcel. Public frontage improvements may continue into a courtyard or plaza. B. Side and Rear Yard Landscape Types 1. Groundcover a. This is appropriate where the adjacent uses are compatible and no screening is necessary. b. Cover side and rear yards with landscaped, pervious surfaces. Landscaping treatment at a minimum shall consist of sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the landscape area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12 -inches on center for 4 -inch pots and 18 -inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around each tree. 2. Moderate Screening a. Provide light visual separation along property lines between somewhat incompatible development. b. Landscaping designed to screen parking/service areas and blank side and rear building facades. c. Landscaping that maintains views to building entrances and signage. d. 1 tree per 20 linear feet of property line (excluding curb cuts) spaced regularly (except where there are conflicts with utilities) and consisting of a mix of deciduous and evergreen trees along the applicable property line. e. 1 shrub per 4 linear feet of property line, excluding curb cuts f. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the yard area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12 -inches on center for 4 -inch pots and 18 -inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around each tree. 3. Heavy Screening a. Provide heavy visual separation along property lines between highly incompatible development, such as warehousing and residential uses. b. Landscaping designed to screen parking/service areas and blank side and rear building facades. TMC18.28_PCDraft.docx Page 43 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District c. 1 tree per 20 linear feet of property line (excluding curb cuts) spaced regularly (except where there are conflicts with utilities) and consisting of at least 50% conifers along the applicable property line (75% along property line adjacent to residential uses). d. Solid screening up to 5 feet high utilizing evergreen shrubs, screening walls or fences. e. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the yard area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12 -inches on center for 4 -inch pots and 18 -inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around each tree. 18.28.240 GENERAL LANDSCAPING A. General landscaping requirements and guidelines are applicable to setbacks, public frontage areas, open space, and other areas on -premises. These regulations address plant materials and design, visibility, irrigation, landscape plans, utility and service areas. B. General Landscaping Requirements 1. Plant Materials a. A mix of evergreen trees and evergreen shrubs shall be used to screen blank walls. b. All plant material shall meet the most recent American Standards for Nursery Plant Stock (ANSI Z60.1). Evergreen trees shall be a minimum of 6 feet in height at time of planting. Deciduous trees shall be a minimum 2.5 inch caliper six inches off the ground when installed. Shrubs shall be at least 18 inches in height at time of planting. c. d. e. f. Existing vegetation may be used to meet the perimeter landscaping requirements. All significant trees located within any required perimeter landscape area which are not dead, dying, or diseased and which do not pose a safety hazard as determined by the DCD Director shall be retained and protected during construction with temporary fencing. The area designated for protection will vary based on the tree's diameter, species, and age. Property owners may be required to furnish a report by an International Society of Arborist (ISA) certified arborist to document a tree's condition. The DCD Director may require that an ISA certified arborist be retained to supervise tree protection during construction. Grade changes around existing trees are to be avoided whenever possible. g. New plant materials shall include native species or non-native species that are drought tolerant and have adapted to the climatic conditions of the Puget Sound Region. TM C18.28_PCD raft. docx Page 44 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District h. No species that are listed on the State or King County noxious weed lists may be planted. i. Plant materials shall be selected that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, tolerance to urban conditions, maintenance needs and growth characteristics. 2. Visibility a. Deciduous trees shall be used to allow visual access to entryways, signage and pedestrian use areas b. Existing shrubs shall be kept pruned down to a maximum height of 5 feet (3 feet along street frontages) and trees as they mature, shall be limbed up to a minimum height of 6 feet (8 feet where they extend over sidewalks) to allow adequate visibility. No more than 1/3 of the canopy may be removed within any 2 -year period. Pruning may need to be done over a 2-3 year period to avoid harming the trees or shrubs. Pruning shall be done in accordance with ANSI Standard A 300. If existing shrub species cannot tolerate this kind of pruning, they shall be replaced with shrubs that do not grow taller than 5 feet (3 feet along street frontages) naturally. Trees may not be topped by property owners or tenants for any reason. Trees may only be topped for utility safety to prevent interference with a utility line, with prior approval by the DCD Director. c. Landscaping shall not obstruct views from or into the driveway, sidewalk or street. Landscape design shall allow for surveillance from streets and buildings and avoid creating areas that might harbor criminal activity. d. Landscaping at crosswalks and other locations where vehicles and pedestrians intersect must not block pedestrians' and drivers' views. e. Evergreen shrubs and trees shall be used for screening along rear property lines, around solid waste/recycling areas and mechanical equipment, and to obscure grillwork and fencing associated with subsurface parking garages. 3. Soil Preparation and Planting a. Soils must be prepared for planting in accordance with BMP T5.13 "Post Construction Soil Quality and Depth", from the Washington Department of Ecology Stormwater Management Manual for Western Washington (or as amended), regardless of whether a stormwater permit is required by the City. b. The applicant will be required to schedule an inspection by the City of the planting areas prior to planting. c. Installation of landscape plants must comply with best management practices including: (1) planting holes that are the same depth as the size of the root ball and 2 times wider than the size of the root ball; TMC18.28_PCDraft.docx Page 45 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District (2) root balls of potted and balled and burlapped (B&B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top 2/3 of burlap and all straps or wire baskets are to be removed from B&B plants prior to planting; and (3) The top of the root flare, where the roots and the trunk begin, should be about one inch from the surrounding soil. The root ball shall not extend above the soil surface. (4) If using mulch around trees and shrubs, maintain at least a 3 -inch mulch -free ring around the base of the plant trunks and woody stems of shrubs. If using mulch around groundcovers until they become established, mulch shall not be placed over the crowns of perennial plants. 4. Irrigation a. The intent of this standard is to ensure that plants will survive the critical establishment period when they are most vulnerable due to lack of watering. b. All required plantings must be served by an automatic irrigation system. (1) Irrigation shall be designed to conserve water by using the best practical management techniques available. These techniques may include, but not be limited to: drip irrigation to minimize evaporation loss, moisture sensors to prevent irrigation during rainy periods, automatic controllers to insure proper duration of watering, sprinkler head selection and spacing designed to minimize overspray, and separate zones for turf and shrubs and for full sun exposure and shady areas to meet watering needs of different sections of the landscape. (2) Exceptions to the irrigation requirement may be approved by the DCD Director, such as xeriscaping (i.e., low water usage plantings), plantings approved for low impact development techniques, established indigenous plant material, or landscapes where natural appearance is acceptable or desirable to the City. However, those exceptions will require temporary irrigation until established. 5. Landscape Plan Requirements a. A Washington State licensed landscape architect shall prepare and stamp the landscape plans in accordance with the standards herein. Detailed plans for landscaping and screening shall be submitted with plans for building and site improvements. Included in the plans shall be type, quantity, spacing and location of plants and materials, typical planting details, and the location of irrigation systems. Underground and at -ground utilities shall be shown on the plans so that planting conflicts are avoided. b. Installation of the landscaping and screening shall be completed and a Landscaping Declaration submitted by the owner or owner's agent prior to issuance of the certificate of occupancy. If necessary due to weather conditions or construction scheduling the installation may be TMC18.28_PCDraft.docx Page 46 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District postponed to the next planting season if approved by the DCD Director and stated on the building permit. A performance assurance device equal to 150% of the cost of the labor and materials must be provided to the City before the deferral is approved. 6. Parking Lots, See Section 18.28.260.D. 7. Utility and Service Areas - Utility easements and other similar areas between property lines and curbing shall be landscaped and/or treated with dust and erosion control planting or surfacing such as evergreens, groundcover, shrubs, trees, sod, or a combination of similar materials. In areas of overhead transmission lines, no shrubs or trees over 20 feet at maturity will be allowed. 8. Street Trees in the Public Frontage a. Street trees in the public frontage shall be planted to the following standards: (1) 3.5 feet back from the face of the curb and with an approved root barrier installed on the curb side. (2) 5 feet from underground utility lines (3) 10 feet from power poles (4) 7.5 feet from driveways (5) 3 feet from pad mounted transformers (except 10 feet in front for access) (6) 4 feet from fire hydrants and connections. b. When used, tree grates and landscaped tree wells shall be a minimum 36 square feet in size (6'x6'). Grates must have easily adjustable tree openings so that sections of grate can be removed incrementally as the tree matures. Tree well size may be adjusted to comply with ADA standards on narrower sidewalks. Root barriers must be installed at curb face. c. Planting and lighting plans shall be coordinated so that trees are not planted in locations where they would obstruct existing or planned street or site lighting while maintaining appropriate spacing and allowing for their size and spread at maturity. 9. Maintenance a. Any landscaping required by this chapter shall be retained and maintained by the property owner for the life of the project in conformance with the intent of the approved landscape plan and this chapter. Maintenance shall include keeping all planting areas free of weeds and trash and replacing any unhealthy or dead plant materials. b. No tree planted by a property owner or the City to fulfill landscape requirements, or any existing tree, may be topped or removed without prior approval from the City. If a tree is topped or removed without approval it shall be replaced with a new tree or trees that meet or TMC18.28_PCDraft.docx Page 47 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District exceed the functional value of the removed tree within 120 days or the property owner will be subject to code enforcement action per TMC 8.45. The Director will require replacement trees and/or other plant materials to meet the intent of this chapter. Options at the Director's discretion are to require replacement of the tree with a new tree of like species and diameter, replace the tree with multiple smaller diameter trees of an appropriate species and/or require an in lieu fee for off-site tree replacement. C. General Landscaping Guidelines 1. Plant Materials a. Landscape perimeter trees should be selected for compatibility with existing plant material or street trees. b. Plant materials should always be incorporated into new development site design to provide "softening" of hard paving and building surfaces and other environmental benefits. c. Drought resistant species are encouraged in order to minimize irrigation requirements, except where site conditions within the required landscape areas assure adequate moisture for growth. d. The mature size of selected tree species should be suitable to lot size, the scale of adjacent structures, and the proximity to utility lines. e. Both seasonal and year-round flowering shrubs and trees should be used where they can be most appreciated - adjacent to walks and recreational areas, or as a frame for building entrances and stairs. f. In general, deciduous trees with open branching structures are recommended to ensure visibility to retail establishments. More substantial shade trees are recommended in front of private residences. g. All trees should be selected and located so that they will not obstruct views to showroom windows and building signage as they mature. h. Evergreen landscaping is appropriate for screening utility vaults, loading docks and some storage areas (Also, see TMC Chapter 18.52.040 screening outdoor storage areas). TM C18.28_PCD raft. docx Page 48 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District tmt I Figure 24 Using evergreen landscaping to screen utilities Species selection is very important in grouped plantings. Drought tolerant species are strongly recommended and monoculture plantings are discouraged. Low maintenance cost and low replacement costs are two advantages of planting drought tolerant species in grouped configurations. Low (24-30 inches) shrubs, perennial or groundcover plantings that provide a superior degree of separation between the sidewalk and street at reduced maintenance costs may be used. 2. Design Figure 25 Examples of landscaped tree wells a. Landscaping should provide design continuity between the neighboring properties. b. Tree grates flush to the sidewalk should be used along streets with on -street parking and in high traffic areas, such as a transit stop. c. Shade trees should be planted to shade buildings' east and west -facing windows to provide a balance between summer cooling and winter heating through solar gain. d. All landscaped areas should be designed to allow aquifer filtration and minimize stormwater run-off utilizing bio-swales, filtration strips, and bio -retention ponds where appropriate. TMC18.28_PCDraft.docx Page 49 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District 18.28.250 OPEN SPACE REGULATIONS A. This section contains Regulations and Guidelines for the provision, design, and configuration of new open spaces that may be publicly accessible. Open Space Regulations are set forth to ensure that the provision, design, and configuration of new open spaces contribute to the character of and support the type of development desired within each District. Open spaces may consist of pedestrian spaces for commercial uses, and common and private open space for residential uses. B. All new open spaces, whether or not they are required by Open Space regulations, shall be designed and configured according to the following regulations. C. The following requirements for the provision and design of pedestrian, common and private open spaces are organized by Use Type. These regulations are established to ensure a wide range of public spaces that complement the primary public streets and open spaces in each district as the Southcenter area intensifies. D. General Open Space Regulations 1. Open space requirements for commercial and residential uses are as specified in Table 3 Provision of Open Space. Table 3 Provision of Open Space Districts Use T e ,.?PMn, r :. Regional Center TOD Neighborhood & Pond T e Amount of O p, S ace m k. .x z� ,.`" ,. .... _ ..:*�..}-_.'£`"... T"�G, ,x"� � rv"�'� Commercial Corridor & Workplace Re aired 3 Z,I.G .,;a. k r"° vh` -•``� .. � rnmums .? +x-£'e#".55� Retail Pedestrian space: 50 sf/1,000 sf Pedestrian space: 50 sf/1,000 sf -- Civic & Institutional __ Office -- Pedestrian space: 50 sf/1,000 sf Pedestrian space: 100 sf/1,000 sf Lodging -- Pedestrian space: 50 sf/room Pedestrian space: 100 sf/room Residential 100 sf/DU: may be provided as common or private space, or a combination Common space: 100 sf/DU Private space: 50 sf/DU Common space: 100 sf/DU Private space: 50 sf/DU Transportation, Communication & Infrastructure -- -- -- Industrial, Manufacturing & Warehouse Not permitted Not permitted -- Legend TMC18.28_PCDraft.docx Page 50 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District /1,000 sf: per 1,000 square feet of useable floor area --: Not Required 2. Compliance with the open space square footage ratio listed in Table 3 is required for new construction, the area of expansion of existing buildings and changes in use from one category in Table 3 to another. 3. The amount of area needed to satisfy Pedestrian and Common open space requirements for a development shall not exceed 50% of the lot size. 4. Open Space for new or expanded commercial and residential uses shall be built within the development by developers at the time development occurs. 5. Options for Provision of Open Space: a. The square footage of all streets built per Section 18.28.120 New Streets, may be counted toward meeting the Provision of Open Space requirements for Pedestrian Space. They may not be used to satisfy Common and/or Private Open Space Requirements for residential uses. b. The DCD Director shall give credit for existing on-site open space amenities that meet the requirements of this section toward the open space square footage triggered by the new construction or change of use. c. At the discretion of the DCD Director, required pedestrian space for commercial uses or residential common open space may be constructed off -premises and/or as part of a larger open space being provided by the City or other private developments within that district or within 1,000 feet of the project premises. d. If strict compliance with these regulations would create substantial practical difficulties for a site and none of the above approaches would provide relief the property owner may apply for a special permission modification and propose an alternate solution which meets the intent of the regulations. (1) Special Permission Modification shall be a Type 2 decision. An applicant shall submit evidence of the above (d) to the DCD Director, which could take the form of a brief report and site plan that addresses the difficulties of meeting the regulations, the proposed alternative solution, and how the proposed solution meets the intent of the applicable open space regulations. (2) Applicants may request that up to 75 percent of their required pedestrian open space be provided indoors. Spaces shall be publicly accessible during the hours of operation of the use, a minimum of 500 square feet in size, not Tess than 20 feet in width, contain seating areas and open on to pedestrian generators such as entrances to offices, stores or restaurants. TMC18.28_PCDraft.docx Page 51 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District E. Pedestrian Space for Commercial Uses 1. Pedestrian spaces for commercial uses are publicly accessible, outdoor, landscaped spaces used primarily for active or passive community recreation and civic purposes. These may include a linear green, square, plaza, courtyard, or pedestrian passage. Play areas for children may be provided indoors or outdoors. These spaces shall be privately owned and maintained, including keeping the space free of trash and graffiti. Amenities provided within the space, such as benches, planters, art and water features, shall be maintained for the life of the project. 2. Pedestrian Space Design Requirements a. Ground level pedestrian spaces shall be connected to public sidewalks and abut public rights-of- way on at least one side. b. Ground level pedestrian spaces shall be located where they are visible and easily accessible to the public from adjacent sidewalks and avoid masses of shrubs around edges. The space shall not be more than 2 feet above or below the adjacent sidewalk. c. Pedestrian spaces shall be comprised of a greater proportion of hardscape (paved areas, fountains, plants in pots), than softscape (grass or other landscape material). d. Pedestrian spaces, except for passages, shall be a minimum of 500 square feet in size, and not Tess than 20 feet wide. e. Pedestrian spaces shall be located to take advantage of sunlight to the greatest extent possible. South -facing plazas are generally preferred, unless particular lot configurations prevent such orientation. In no cases are pedestrian spaces permitted to be only north -facing. Figure 26 Pedestrian Spaces f. Site design features that create entrapment areas in locations with pedestrian activity shall be avoided. g. Development shall incorporate Crime Prevention Through Environmental Design (CPTED) principles into open space site design. TMC18.28_PCDraft.docx Page 52 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District h. Pedestrian spaces shall not be located adjacent to dumpster enclosures, loading/service areas, or other incompatible uses unless fully screened with an architecturally consistent wall or solid fence (no chain Zink) and landscaping. i. Rooftop utilities shall be adequately screened and separated from rooftop pedestrian spaces. 3. Pedestrian Passage Design Requirements a. A passage shall serve as a pedestrian connector passing between buildings to provide shortcuts through long blocks and access to rear parking areas or courtyards. b. Passages shall be paved and landscaped, and specifically reserved for pedestrian travel. c. Passages shall be a minimum of 10 feet and a maximum of 30 feet wide. d. The design of the passage shall encourage pedestrian circulation. This can be accomplished by: (1) Having the walkway meet the public sidewalk in an engaging and identifiable manner; (2) Providing pedestrian amenities such as alternative paving methods, seating, and planters; (3) Designing the passage using CPTED principles. Figure 27 Example of pedestrian passage e. For properties adjacent to fixed rail transit or bus facilities, a passage may include transit station or bus stop access. f. For properties adjacent to the Green River, a passage may include a pedestrian connection between the Green River Trail and a publicly accessible street/sidewalk. The passage should be TMC18.28_PCDraft.docx Page 53 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District established in an easement allowing for public access through private property. 4. Pedestrian Space Design Guidelines a. Pedestrian spaces should provide a variety of seating options, including benches, seating steps, planters, landscaping features, or low walls. When designing seat walls with straight edges of more than six feet in length, consider detailing that will prevent damage from skateboards. b. Pedestrian space should provide areas of sun and shade for year-round climatic comfort, and, where desired, shelter and night lighting to encourage public activity and ensure safety. c. Pedestrian spaces should include specimen trees and seasonal plantings. d. Landscaping should not act as a visual or physical barrier to adjacent sidewalks. e. Pedestrian spaces are encouraged to include artwork, water features, trellises or shelters, and decorative paving. f. Public gathering places should be equipped with 115- and 220- volt outlets as appropriate for entertainment or commercial use. g. Public gathering places and other publicly accessible areas should be detailed with decorative, pedestrian -scaled site furnishings and equipment such as seating, freestanding planters, ornamental solid waste and recycling receptacles, bike racks, drinking fountains, pergolas, trellises, heaters, umbrellas, wind screening, and decorative bollards. h. Components of site furnishings should be made of durable high quality materials such as painted fabricated steel, painted cast iron, painted cast aluminum, and integrally colored precast concrete. Recycled materials should be used so long as the finish or look of the material is consistent with or similar to the finishes prescribed above. Metal surfaces should be coated with highly durable finishes such as aliphatic polyurethane enamel. i. Landscape structures and sculptural objects in pedestrian spaces should reference the human scale in their overall massing and detailing. F. Common Open Space for Residential Uses 1. Common Open Spaces are privately owned and maintained interior common spaces, such as pools or exercise rooms, and/or outdoor landscaped spaces, such as rooftop decks, ground level open spaces, children's play areas, or other multipurpose green spaces associated with multi -family developments that provide for the recreational needs of the residents of the development and are not publicly accessible. 2. Common Open Space Design Requirements a. Required building setback areas shall not be counted towards Common Open Space. TMC18.28_PCDraft.docx Page 54 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District b. No more than 50 percent of the required common space may be indoor or covered space. c. Common open spaces shall be easily visible and readily accessible to multifamily residents. d. The common open spaces for a site shall provide at least three of the following amenities to accommodate a variety of ages and activities: (1) Site furnishings (tables, benches) (2) Picnic and/or barbecue areas (3) Patios, plazas, courtyards, or rooftop terraces (4) Active play areas for children (5) Urban (private/individual) garden plots (6) Pool and/or hot tub (7) Multi-purpose room with cooking facilities (8) Exercase facility e. Common open spaces shall not be less than 20 feet wide. f. Adequate fencing, plant screening or other buffer shall separate the common open space area from parking areas, driveways, utility areas, mechanical equipment or public streets. Rooftop utilities shalt/ be adequately screened and separated from rooftop common open spaces. g. Common open spaces shall be located to take advantage of sunlight to the greatest extent possible. h. Site design features that create entrapment areas in locations with pedestrian activity shall be avoided. i. Development shall incorporate Crime Prevention Through Environmental Design (CPTED) principles into open space site design. J• Common open spaces shall not be located adjacent to dumpster enclosures, loading/service areas, or other incompatible uses, unless fully screened with an architecturally consistent wall or solid fence (no chain link) and landscaping. k. Interior located common space must be: (1) located in visible areas, such as near an entrance lobby and near high traffic corridors (2) designed to provide visibility from interior pedestrian corridors and to the outside. Windows should generally occupy at least one-half of the perimeter of the space to make TMC18.28_PCDraft.docx Page 55 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District the space inviting and encourage use (3) designed to specifically serve interior recreational functions and not merely leftover space used to meet the common space requirement. I. Common open spaces shall maintained by the property owner, including keeping the space free of trash and graffiti. Amenities provided within the space, such as benches, planters, art and water features, shall be maintained for the life of the project. G. Private Open Space for Residential Uses 1. Private Open Spaces are privately owned and maintained and include outdoor balconies, decks, patios, yards, courtyards, rooftop decks or gardens, or landscaped areas used for private recreation. Figure 28 Rooftop Gardens 2. Private Open Space Design Requirements a. Required setback areas shall not be counted towards Private Open Space Provision requirements, unless configured as a private yard and accessed by secondary unit entrance(s). b. Private open spaces shall have primary access from the dwelling unit served. c. Minimum dimensions for private open space in any single direction is 6 feet if provided as a porch or balcony, and 8 feet if provided as a deck, yard, terrace or patio. d. Privacy between units should be created on balconies either structurally or with at least 10 feet horizontal space between balconies. e. Courtyards shall be a minimum of 30 feet along the east -west axis and 20 feet along the north - south axis. f. Courtyards located over garages shall be designed with ample landscaping. g. Private Yard landscaping shall be consistent with Side and Rear Yard Landscape Types per TMC18.28_PCDraft.docx Page 56 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District Section 18.28.230.B. h. Access to a balcony or patio shall be limited to the dwelling served. 18.28.260 GENERAL PARKING REQUIREMENTS A. This section contains Regulations and Guidelines for the provision, locations, and design of parking. Parking Regulations are set forth to ensure that the provision of parking, and the design and configuration of parking areas, contribute to the character of and support the type of development desired within each District in the urban center. TMC18.28_PCDraft.docx Page 57 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District B. Number of Parking Spaces 1. The minimum parking provision for vehicles required by all new development and changes in use shall be as specified in Table 4 Provision of Parking Table. In the case of a use not specifically mentioned in this table the requirements for the number of off-street parking spaces shall be determined by the DCD Director. Such determination shall be based on the requirements for the most comparable use specified in this section or a parking study. 2. Any off-street parking area already in use or established hereafter shall not be reduced below the ratios required in Table 4. Any change of use must meet the parking requirements of the new use. 3. A maximum of 30% of the total off-street parking stalls may be designed and designated for compact cars. 4. Electric vehicle charging stations and parking spaces shall be governed by TMC 18.56.135. 5. Parking Reductions a. New on -street parking spaces provided along adjacent new streets may be counted toward the minimum parking requirement for commercial development on that property. b. Parking requirements for commercial development within 600 feet of the Sounder transit station or the Tukwila bus Transit Center, or residential development within 1,320 feet of either station may be reduced or modified by the DCD Director as a Type 2 Special Permission Decision. This distance will be the walking distance measured from the lot line of the development to the lot line of the station. c. A reduction in minimum parking requirements may be requested per TMC 18.56.140 Administrative Variance from Parking Standards. d. Shared Parking: When two or more property owners agree to enter into a shared parking agreement, the setbacks and landscaping requirements on their common property line(s) may be waived with that land used for parking, driveway and/or building. The total number of spaces may be reduced if it is demonstrated through a parking study that complementary uses, internal trip capture or uses with different peak parking needs justify the reduction in number. e. All or part of a development's parking requirement may be satisfied through payment of in -lieu fees based on the current real cost of constructing a parking space in an exposed above -ground parking structure, when approved by the DCD Director. TMC18.28_PCDraft.docx Page 58 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District Table 4 Provision of Parking Table Districts Use Regional Center, TOD Neighborhood & Pond District Required Minimum Vehicular Parking Commercial Corridor & Workplace Required Minimum Vehicular Parking'-; All Districts Required Minimum Bicycle Parking Retail, except as listed below 3.3 spaces/1,000 sf of ufa See TMC Figure 18-7 Required Number of Parking Spaces for Automobiles and Bicycles See TMC Figure 18-7 Required Number of Parking Spaces for Automobiles and Bicycles Eating & Drinking Establishments 6 spaces/1,000 sf of ufa Planned Shopping Center 100,000 — 500,000 sf of ufa 4 spaces/1,000 sf of ufa Planned Shopping Center 500,000 —1,000,000 sf of ufa 5 spaces/1,000 sf of ufa Planned Shopping Center over 1 million square feet gross leasable floor area including pad buildings 8 4 spaces/1,000 sf of gross leasable floor area Entertainment & Recreation 6 spaces/1,000 sf of ufa, or as determined by DCD Director Business & Personal Services 3 spaces/1,000 sf of ufa Civic & Institutional As determined by DCD Director Office 3 spaces/1,000 sf of ufa Lodging 1 space/guest room Residential 1 bedroom unit or studio 1 space/unit 2+ bedroom unit 1.5 plus .5 space for each additional bedroom over 2 Home occupation 1 space/employee in addition to spaces otherwise required Senior Citizen Housing 1 space per unit for the first 15 units, .5 space per unit for additional units Industrial, Manufacturing & Warehouse Not permitted Essential Public Facilities As determined by DCD Director 8 Parking for office and residential uses within Regional Mall shall be calculated separately according to Table 4. TMC18.28_PCDraft.docx Page 59 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District C. Vehicular Access 1. Curb Cuts and Driveways a. When access to parking facilities and loading areas are provided from front or side streets, the maximum number of curb cuts associated with a single development shall be one two-lane curb cut or two one -lane curb cuts for each 500 linear feet of street frontage. Shared driveways and new public or private streets do not count against this total. b. The maximum width of driveways/curb cuts is 15 feet for a one -lane and 30 feet for a two-lane driveway. In the Workplace District, the maximum width of driveways/curb cuts is 35 feet. c. On Walkable and Neighborhood Corridors, the curb cut design for driveways or private streets shall match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians, with the apron dipping down to meet the street level starting at the planting strip or tree wells (See Figure 34). Driveway With Planting Strips Planting strips allow the sidewalk to remain level and in a continuous direction. Figure 29 Example of Driveway level with the height of the sidewalk d. The total width of parking access openings on the ground level of structured parking may not exceed 30 feet when fronting on a public or private street. e. Driveways shall be set back a minimum of five feet from adjoining properties (unless the driveway is shared with adjacent premises), and a minimum of three feet from adjacent buildings. f. If two adjoining properties combine their side yards for the purposes of having a shared driveway, side yard landscaping requirements along that property line will be waived. g. Driveways may not be signalized. In order to be considered for installation of a traffic signal a new public or private street must be constructed per the standards at 18.28.120. TMC18.28_PCDraft.docx Page 60 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District h. These standards may be varied by the DCD Director when there is a demonstrated conflict with truck maneuvering or fire access that cannot be addressed otherwise. D. Parking Lots 1. Dimensions a. Minimum parking area dimensions for surface parking shall be as provided in Figure 18-6. 2. Maneuverability a. Adequate ingress to and egress from each parking space shall be provided without moving another vehicle and without backing more than 50 feet. b. Tandem parking spaces (where one car is parked directly behind another) are allowed for residential units with two or more bedrooms and both spaces must be assigned for the exclusive use of that unit. All tandem parking spaces must be designed for full size rather than compact size vehicles based on the dimensions in Figure 18-6. c. Turning and maneuvering space shall be located entirely on private property unless specifically approved by the Public Works Director. d. The slope of off street parking spaces shall not exceed 5%. The slope of entrance and exit driveways providing access for off-street parking areas and internal driveway aisles without parking stalls shall not exceed 15%. 3. Surface a. The surface of any required off-street parking or loading facility shall be paved with asphalt, concrete or other similar approved material (s) and shall be graded and drained as to dispose of all surface water, but not across sidewalks. b. All traffic -control devices, such as parking stripes designating car stalls, directional arrows or signs, curbs and other developments shall be installed and completed as shown on the approved plans. c. Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic. d. Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the public right-of-way, walkways, off the parking lot or strike buildings. Wheel stops shall be two feet from the end of the stall of head -in parking. 4. Setbacks and Perimeter Landscaping a. Surface parking lots shall setback a minimum of five feet from any back -of -sidewalk, open space, or building facade. The setback shall be designed and planted with: TMC18.28_PCDraft.docx Page 61 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District (1) 1 evergreen shrub per 4 linear feet of property line, excluding curb cuts (2) Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the yard area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12 -inches on center for 4 -inch pots and 18 -inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around any tree. b. Surface parking Tots shall be buffered from adjacent residential development with Heavy Screening in the side and rear setback areas. 5. Interior Parking Lot Landscaping a. For surface parking lots adjacent to public or private streets, a minimum of 20 square feet of interior parking lot landscaping is required for each parking stall. In the workplace district, a minimum of 15 square feet per stall is required for warehouse and light industrial uses. b. For surface parking lots located behind buildings or otherwise screened from public or private streets or public spaces, a minimum of 10 square feet of interior parking lot landscaping is required for each parking stall. c. Landscape islands shall be placed at the ends of each row of parking to protect parked vehicles from turning movements of other vehicles. d. To subdivide continuous rows of parking stalls, landscape islands shall be placed at a minimum spacing of one island every 10 parking spaces for lots adjacent to public or private streets. For parking areas located behind buildings or otherwise screened from public or private streets or public spaces landscape islands shall be placed at a minimum of one island every 15 parking stalls. e. Trees shall be planted in curbed landscaped islands or in flush tree wells with tree guards. The minimum size for interior parking lot landscape islands is 100 square feet. Landscape islands shall be a minimum of 5 feet in any direction and generally the length of the adjacent parking space. Landscaping may be located in a continuous island, running the length of the parking aisle between every other parking bay. f. A minimum of two evergreen or deciduous trees are required per landscape island with the remaining area to contain a combination of shrubs, living groundcover, and mulch. See also General Landscaping Requirements and Guidelines (Section 18.28.240). TMC18.28_PCDraft.docx Page 62 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District Figure 30 Not OK— A single tree planted with no other materials and little room for viability. g. Raised curbs or wheel stops shall be used adjacent to tree wells and planter areas to protect landscaping from car overhangs. 6. Pedestrian Circulation a. Parking Lots shall provide clear pedestrian -only circulation routes between main building entrances and sidewalks. Front surface parking lots shall provide such routes at a maximum spacing of every 300 feet or to each major building entrance, whichever is closer. b. Pedestrian circulation routes through surface parking Tots shall be a minimum of 6 feet in width, and separated from vehicular areas by curbing and landscaping or raised six inches above the lot surface. High traffic walkways should be wider. Decorative, contrasting paving, such as pavers, bricks, stamped asphalt, or scored concrete, may also be used where pedestrian circulation routes cross driveways or other paved areas accessible to vehicles. c. Accessible car and van parking with signage and striping for access to the building shall be provided per the Americans with Disabilities Act (ADA). 7. Lighting and Safety a. Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety, provide clear views both to and within the site, and be in scale with the height and use of the associated structure. See also Lighting at Section 18.28.280 B. E. Drive -Through Facilities 1. Stacking lanes shall be located to the rear or least visible portion of a building. 2. Stacking lanes shall be designed to accommodate expected queuing. TM C18.28_PCDraft. docx Page 63 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District F. Parking Structures 1. Parking Structures shall be located and designed to minimize their impact on public streets and public spaces. Consider using residential dwelling units, retail storefronts or office space to line the ground level facades of parking structures adjacent to a pedestrian -oriented street or open space. 2. Parking Structures shall be buffered from adjacent residential development with Heavy Screening (see Section 18.28.230.6.3 Landscape Types). 3. See the Southcenter Design Manual and the City of Tukwila's parking Structure Design Manual (Ordinance 1986, Dec. 2001) for additional requirements and guidelines regulating parking structures, parking podiums, and garages. 18.28.270 GENERAL PARKING GUIDELINES A. Parking Lot Landscaping 1. Trees in parking areas, when mature, should be Targe and have a high -branching, broad -headed form to create maximum shade. 2. Landscaping in parking lot interiors and at entries should not obstruct a driver's clear sight lines to oncoming traffic. 3. Rooftop Parking Landscape Alternatives. a. Landscape Planters (1) For a parking area on the top level of a parking structure, one planter that is 30 inches deep and 5 feet square should be provided for every 10 parking stalls on the top level of the structure. (2) Each planter should contain a small tree or large shrub suited to the size of the container and the specific site conditions, including desiccating winds. (3) The planter should be clustered with other planters near driving ramps or stairways to maximize visual effect. (4) Only non-flammable mulch such as gravel should be used. b. Rooftop Garden or Green Roof. An onsite rooftop area, equal in size to a minimum of 5 square feet of landscaping per each top level parking stall, may be covered with vegetation and soil, or a growing medium, planted over a waterproofing membrane. c. Terraced planters. Upper levels of parking structures can be stepped back and incorporate irrigated terraced planters, equal in size to a minimum of 5 square feet of landscaping per each top level parking stall. TMC18.28_PCDraft.docx Page 64 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District d. Green Wall. The facade of the parking structure may be trellised and planted with vines or have an irrigated green wall system installed to provide a minimum of 5 square feet of landscaping per each top level parking stall. B. Loading Zones 1. Loading zones should be separated from customer and occupant pedestrian areas. C. Bicycle Parking 1. General Standards a. Racks should be oriented to maximize their efficiency and aligned to keep obstructions away from pedestrian thoroughfares. b. Clustered arrangements of racks should be set back from walls or street furniture to allow bikes to be parked at both ends or from either side. c. Where more than one rack is installed, the minimum separation between aisles should be 48 inches (the aisle is measured from tip to tip of bike tires across the space between racks). This provides enough space for one person to walk one bike. In high traffic areas where many users park or retrieve bikes at the same time, the recommended minimum aisle width is 72 inches. d. Multiple buildings should be served by many small racks in convenient locations rather than a combined, distant rack area. 2. Short Term Parking a. Bicycle racks should be easy to find and located no more than 50 feet from the entrance of destinations. If bicycle parking is not easily visible from the street a sign must be posed indicating its location. b. Racks should be located within sight of gathering places or in busy pedestrian areas that provide constant, informal surveillance of bikes and accessories. c. Building overhangs, canopies or other features should be used to provide weather protection. 3. Parking at the Workplace a. Secure bicycle storage areas should be used to park bikes for a full working day. b. Bike storage areas should be located in high visibility areas close to elevators, stairs and entrances. c. Bicycle parking should always be protected from the elements either indoors, covered by building elements, or in a separate shelter. TMC18.28_PCDraft.docx Page 65 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District d. Bicycle storage areas should be located as close or closer to elevators or entrances than the closest car parking space, and no more than 200 feet from access points. 18.28.280 SITE REQUIREMENTS A. Pedestrian Circulation 1. Redevelopment of a superblock site shall strive to create a pedestrian -friendly environment within the internal layout. In addition to providing any required new streets, this can be accomplished by defining a network of pedestrian walkways that serve as a "grid", connecting these walkways to uses with the site and to the larger street network, and creating smaller parking areas in place of one large parking lot. 2. Pedestrian access points shall be provided along property edges at pedestrian arrival points and coordinated with crosswalks, transit stops, trails and paths, and existing and planned adjacent development. 3. Pedestrian paths must be provided across landscape areas, where needed, to allow convenient pedestrian circulation and prevent plants from being trampled and their roots compacted. 4. Walkways shall be provided along any building featuring a customer or residential entrance, and along any facade abutting a parking area. 5. In the Regional Center, TOD, and Pond Districts, where a walkway crosses a driveway or a paved area accessible to vehicles, the crosswalk shall be distinguished by the use of durable low maintenance surface materials, such as pavers, bricks, or scored concrete, to enhance pedestrian safety and comfort, as well as the attractiveness of development. Pedestrian refuge islands and "speed tables" may also be used to minimize curb cuts and ramps (speed tables maintain the level of the adjacent sidewalk at identified pedestrian crossings, reversing the situation where a pedestrian must enter the zone of moving vehicles to cross the street). These pedestrian features shall be designed to accommodate fire lanes and emergency vehicle access routes. 6. The pedestrian marking style used shall be consistent throughout the development. B. Lighting 1. Safety a. Pedestrian -oriented areas, including building entrances, walkways and paths, plazas, parking Tots, and parking structures shall be illuminated to increase safety and provide clear views both to and within the site. b. Pedestrian walkways where stairs, curbs, ramps, and crosswalks occur shall be lit for nighttime safety. TMC18.28_PCDraft.docx Page 66 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District 2. Glare Prevention a. Where appropriate exterior lighting practices must follow the recommendations of the Illuminating Engineering Society of North America (IES). b. New lighting fixtures shall be "dark sky" compliant, i.e. emitted light should be directed downward from the horizontal plane of the light source to preserve a dark sky and prevent unnecessary light pollution. Exceptions may be made for uplit trees and plants and exterior architectural lighting operated on timers to shut off after midnight nightly. c. Where feasible new fixtures shall use a reflector and/or a refractor system for efficient distribution of Tight and reduction of glare. d. House -side shields and internal reflector caps shall be used to block light from illuminating residential windows. 3. Height a. The maximum mounting height for building -mounted lights is 20 feet above finished grade in Workplace and Corridor Commercial Districts and 14 feet above finished grade at all other Districts. b. The maximum height for pole -mounted lighting at parking lots is 20 feet from grade to light source; lower heights should be used wherever possible. c. The maximum height for pole -mounted lighting at pedestrian plazas, walkways, and entry areas is 12 to 14 feet in height from grade to light source. C. Walls and Fences 1. All fences shall be placed on the interior side of any required perimeter landscaping. 2. Overall height of fences and walls located in the front yard shall not exceed three feet. 3. Barbed-wire, razor -wire, and corrugated metal fencing shall not be permitted. Chain link fencing is permitted only within the Workplace District. 4. Screening walls shall not exceed a height of 6 feet. D. Utility and Service Areas 1. Service areas shall be appropriately screened. Garbage and recycling dumpsters visible from the public realm shall be screened from view using durable materials that complement the building, and incorporate landscaping integrated with other on -premises and adjacent landscaping. The opening to the service area shall be located away from the public sidewalk. 2. Utility and equipment cabinets shall be placed in less visible area and screened, or located inside of TMC18.28_PCDraft.docx Page 67 10.25.2012 Draft Chapter 18.28 Tukwila Urban Center (TUC) District a building. 3. Service Equipment, including satellite receiving dishes, transformers, and backflow devices, shall be located away from streets and enclosed or screened from view by landscaping, fencing or other architectural means. 4. Screening of on-site mechanical equipment shall be integrated as part of a project's site and building design and shall incorporate architectural styles, colors and other elements from the roof and facade composition to carefully integrate screening features. Picket fencing, chain-link fencing and exposed sheet metal boxes are not permitted outside of the Workplace District. TMC18.28_PCDraft.docx Page 68 10.25.2012 IMPACT FEE CALCULATIONS Fire Impact Fee Calculations Land Use Per Residential Unit # of E Units i 4 Credit Total Single family $922 1 '� � a- Gross Floor Area Multi -family $1,200 (3/a- Gross Floor Area Per 1,000 Sq. Ft. GFA ( 37y yoo /084'13 $419 $262 Column Totals '� /7 o' J 0 o/ I Total Fee LIC,,C t LI, / Yo) "10, .m `f Office /005 $1,624 $580 $127 2.3; `18 4,3_,/c-1- ,3_,/c- Retail Industrial Industrial Column Totals 0,3, 5-`l i Total Fee y 37 S(�- $ Ll7 Ll, o (Li Parks Impact Fee Calculations Land Use Single family Per Residential UnitUnits--__...�.___.._..._._ $1,426 # of i ( Credit Total ._.___.______..._..._.._......- Multi -family Office $1,398 '� � a- Gross Floor Area Per 1,000 Se. Ft. GFA .837 _._.._, `l 3 � l 7 �......' __._ ... ___. _._........ Retail /084'13 $419 $262 Column Totals '� /7 o' J 0 o/ I Total Fee LIC,,C t LI, / Yo) "10, .m `f Industrial Grand Total *C rfkit. 13idy '-o,5-1O 5V f,Yc. 4/5-40 - -3, P vk3 9/ = i 7, 0/ yD1S6/ Lye a 1 US,Yo8 JrflOflfOflTM PLANNELONGMENTIAND Planning and Policy Services Branch, Smart Choices Program DEVP High Rise Apartments Planning and Design Guidelines for Residential Infill in Mature Neighbourhoods These Guidelines forFHigh Rise residentialilliiiildiii are part oaf an overall set of Residential Infill Guidelines In reviewing these Guidelines, t rpt following.,sectonsiof the'com ' Gnide n,. r ,.ouDGm"t3ent as*}l'h'tGo mblectvesuf „ ,010V moutons uiol i.ddr Vlat esidentia >o be consulte sidential Infi1 nes for'Residentia. Trion, other xegulations esta ,,� onton:.may. apply incl ations; wi resideritia ite Infill Guidelines and otl .'��'.+ "+. f�°'f aa�a z� i� t ii 6 ,stn , letermme�whether or not a 1 will be permitted an uiremYNAtottk ents that may i be-apr rovedr High Rise residential buildings are tall buildings of nine storeys or higher. Given the need to deal with issues such as shadowing, urban design, traffic and parking, these buildings are generally constructed on large sites and in a context where these impacts can be mitigated. Thus, the location and distribution of High Rise residential buildings will be primarily governed by the Large Infill Site Guidelines. The location of High Rise residential buildings may be further restricted by other City policy, including the policy to direct high density development to the vicinity of LRT Stations and Transit Terminals (see the Large Infill Site guidelines, Section H). The height and density of residential infill on large sites that do not meet the transit oriented location criteria will be restricted unless the development of those sites provides specific City and neighbourhood benefits such as affordable housing, open space, recreational facilities, or other similar amenities. rt:Choices Program arming and Policy ServicesAmtviv E evelopment''DE 0 aL01` Street; Location + Distribution 1. High Rise Residential Buildings should locate in the City's key activity centres, including: a. The central area of the City, including Downtown, the Station Lands, and Downtown North Edge; b. Areas adjacent to LRT Stations; and, c. At existing regional or community level shopping centre sites. 2. High Rise Residential Infill buildings may also be located on other sites in mature neighbourhoods where they can meet the Large Site Infill Guidelines. 3. The preferred locations for High Rise Residential Buildings may be further defined through an Area Redevelopment Plan, Transit Oriented Development (TOD) Plan, or Site Vision and Context Plan. 4. High Rise apartments should have direct access to an arterial or collector road or a road with the demonstrated capacity to accommodate the development without undue impact on adjacent areas. Parking 1. All parking should be accessed from the adjacent lane. 2. Resident parking should be provided on site in either underground or above ground parking structures. 3. Above ground parking structures should be fully screened with residential, commercial, or community uses to provide for active frontages. 4. Any surface visitor parking areas provided for High Rise buildings should: a. Be developed at the side or rear of the building; b. Be separated from residential units by landscaped buffers; c Be clustered into smaller parking lots and divided with landscaping (including trees); and, d. Not impact the street or outdoor amenity areas. 5. The City should consider the relaxation of parking requirements for High Rise buildings at TOD locations. montof oeve'vo Men) PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS Built Form + Design 1. The maximum height of High Rise buildings on specific sites should be determined using the Large Site Infill Guidelines. 2. High Rise residential towers should be designed: a. As slender point towers with small floorplates to protect views and maximize access to sunlight for surrounding development; b. With significant shaping to break down the scale of the tower; c. With a distinctive expression of a base, middle, and top to better respond to the context of views to and from the tower; and d. With floorplates generally no larger than 750 square metres gross. 3. High Rise residential towers should be constructed on a podium base that creates a human scale street wall: a. Typically, the podium should be a minimum height of 3 storeys, with a maximum height of 4 storeys; however, to accommodate specific site and design objectives, or specific housing forms in the podium, a blend of heights between 2 and 6 storeys could be considered. b. Storeys above the 3rd floor should be stepped back and aesthetically be of a secondary character to the main base form; c. The podium facade should be divided into segments and articulated to support a walkable environment and reduce the building mass; and, d. The mass of the tower should be stepped back above the base podium by at least 3 metres. The massing of High Rise buildings should be arranged to: a. Resolve shadowing, overlook, and loss of privacy issues on adjacent areas in accordance with the "Large Site Infill Guidelines"; b. Minimize shadowing of onsite or adjacent amenity space; and, c. Provide for a transition between the building and adjacent residential areas in accordance with the "Large Site Infill Guidelines". 5. A sun/shadow analysis should be prepared, including analyses of shade impacts for the spring and fall Equinoxes and the winter Solstice. 6. The building should front a street. 7. All ground level units with street frontage should have an individual entrance that fronts onto the street and private outdoor amenity space; all other units should be accessed through an entrance hall fronting onto a street. 8. Retail/commercial uses should be developed on the ground floor of buildings which: a. Front onto a commercial/shopping street; or, b. Provide for retail uses in the context of a comprehensively planned development. 9. High Rise residential towers should be separated from each other by: a. A minimum of 30 metres if they are offset on the site such that one tower does not directly face the other; or, b. A minimum of 35 metres if they face directly on to each other. 10. The width of a High Rise residential tower should not exceed 36 metres. @iio nton =gar? G2 3 z w 5 h- a. ^^ rrw v) 1 G2 4 m 41) m z Site Design + Streetscape 0 1. The site should be landscaped in accordance with an approved Landscape Plan which provides for a high standard of landscaping on the site. 2. The Landscape Plan should: a. Include an assessment of mature trees on site; b. Provide for the retention of mature trees to the greatest extent possible; and, c. Incorporate the design and planting of public sidewalk and boulevard areas adjacent to the site. d. Illustrate the landscaping of yards and common outdoor amenity areas. 3. Upgrading of the adjacent public sidewalks and boulevard areas may be a requirement of development approval if warranted by the existing conditions. 4. The site design should, in concert with the design of the building: a. Contribute to optimizing sunlight on adjacent properties and on common outdoor amenity areas; and, b. Maintain the privacy of adjacent homes through the use of fencing, screening, and landscaping. 5. Common, outdoor amenity space should be provided on site: a. To accommodate the recreational and social needs of residents, including families with children when family units are proposed; and, b. At a location where there is surveillance, sunlight, and weather protection. 6. The streetscape design, including building features and landscape treatment along street frontages, should integrate the new development into the existing neighbourhood by: a. Providing entry transitions (e.g. use of steps, fences, gates, hedges, low walls) and semi -private outdoor spaces that create a comfortable relationship between the public realm of the street and the private space of the dwelling units; b. Providing individual, private front entries and landscaped yards for ground floor units; c. Providing a prominent front entrance to the building; d. Using articulated building facades and quality building materials, and creating recessed balconies and roof ine features along street fronts; and, e. By maintaining the existing development pattern along the street, including set backs, treed boulevards and no vehicular access from the street. monton o Bora=ti° PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS High rise apartment sites: Location + Distribution ams. � r:'�'• SERVICE ROAD SC -HOOT tr 11 ARTERIAL 1(r fr 11-1117-11 Q Stnatl Lot Development `- High RiseApanrnents subject to large site *defines CormorCial ','h' aver it storeys sub}oat to bona Ing provision 0 2 AR°TERIALwilh BOULEV @itiontOS1 l7EVENAt';1 T TMmonton PLANNING AND DEVELOPMENT Planning and Policy Services Branch, Smart Choices Program Large Site Infill Guidelines Planning and Design Guidelines for Residential Infill in Mature Neighbourhoods Large sites represent an opportunity to achieve significant amounts of residential infill in mature neighbourhoods. If properly planned and managed, residential infill can occur on large sites with minimal impact on adjacent neighbourhoods and can bring positive benefits to both the City and the community. To achieve City and neighbourhood objectives for residential infill and to create sustainable and livable neighbourhoods, the issues that create ongoing neighbourhood concerns and resistance to large site infill need to be dealt with sensitively. The Large Site Infill Guidelines are planning and design guidelines that create a baseline against which DC2 rezoning applications on large sites in mature neighbourhoods can be prepared and evaluated. As City-wide guidelines they are necessarily general, and the sites used to illustrate the Guidelines are generic. Thus, it must be stressed that the Guidelines will need to be applied flexibly to specific sites. The Guidelines are not a substitute for site specific studies and creative planning and design solutions. At the same time, inherent in the Guidelines are the fundamental planning principles of transition between different scales of built form, the mitigation of negative impacts on adjacent properties and neighbourhoods, and the planning and design of livable, sustainable, communities. The Guidelines are intended to improve the livability and community benefit of large infill projects, mitigate their potentially negative impacts and ensure that the benefits of the development are enjoyed by both new and existing residents. The Guidelines, which follow include: 1. The Definition of Large Sites — which sites will be subject to the Guidelines; 2. Large Infill Site Planning and Design Guidelines — guidelines specific to planning large infill sites; 3. A Site Planning and Design Template — a template that illustrates the application of the guidelines in the neighbourhood context; and, 4. Implementation Policies — policies specific to the application of the Large Site Infill Guidelines during the planning and rezoning process. H triOntoA CFVER'OPM1t M H 2 n PJ m Z r -71m 0 C m r_ Z m Redeveloping Large Infill Sites - the Neighbourhood Context Significant increases in density and the introduction of Large Scale buildings into existing neighbourhoods generates a number of issues which vary from site to site. In turn, the planning and design solutions are dependent upon the specific site and the neighbourhood context in which it is located. Thus, the challenge is to derive general planning and design guidelines that give guidance to resolving the issues and provide the flexibility to deal with the site context. The primary issues that must be addressed in planning and designing a large site in the context of existing, mature neighbourhoods include: 1. Integration with existing neighbourhoods — integrating the new development into the fabric and street patterns of adjacent neighbourhoods. 2. Planning a livable new neighbourhood — planning for a high quality, well designed and livable neighbourhood that contributes to Edmonton as a community and is economically sustainable. 3. Building a complete transportation and pedestrian system — minimizing the impact of traffic and parking on adjacent neighbourhoods and creating a pedestrian oriented neighbourhood that contributes to environmentally sustainable transportation opportunities. 4. Creating parks and amenity space — ensuring that the recreation and open space needs of new and existing residents are met. 5. Building community — building a socially sustainable community. 6. Landscape and street design — creating comfortable pedestrian environments and attractive interface areas with adjoining neighbourhoods. 7. Phasing of development — sequencing the construction of large infill projects to reduce the impact on adjacent neighbourhoods. 8. Transition between new and existing neighbourhoods — creating the right interface between Large Infill Sites and existing small scale residential areas. liloilton OEVEIOPMPT PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS Defining Large Sites The definition of large sites is derived from the application of the planning and design guidelines. A Site Planning and Design Template is provided which illustrates how the guidelines related to transition between existing neighbourhoods and infill sites can be achieved, and how building envelopes can be established. As can be determined through use of the template, applying the planning and design guidelines in the neighbourhood context creates opportunities for infill that are dependent upon site size and surrounding land uses. Generally, application of the Large Site Infill Guidelines, as illustrated through the Site Planning and Design Template, results in the following: • Mid Rise infill development generally becomes feasible on sites of 1 hectare or larger; and, • High Rise infill development generally becomes feasible on sites of approximately: o 3 hectares on the periphery of a neighbourhood; and, o 5 hectares within an existing neighbourhood. Thus, the Large Site Infill Guidelines apply to the evaluation of development proposals on all sites within or on the edge of Mature Neighbourhoods that are 1 hectare or larger. The Large Site Infill Guidelines may also be used to evaluate development proposals on smaller sites in Mature Neighbourhoods where any of the following circumstances apply: • Large Scale built forms, such as Mid Rise and High Rise buildings are proposed; • Phasing of the project is proposed; or, • Adjacent residential neighbourhoods may be impacted by such issues as: o shadowing; o traffic and parking; and, o loss of views. itftonton PEVE O G AND pEVEi,OPMF.NT H 3 l l: H 4 r PJ m Z -n r— m 0 C m r_ Z m Large Site Infill Planning and Design Guidelines The following Guidelines apply to all large sites in mature neighbourhoods in Edmonton. The Guidelines are arranged to reflect the eight primary issues identified above. Integration With Existing Neighbourhoods 1. Surrounding street patterns (roads and lanes) should be extended in and through any large site to break down the scale of the redevelopment site to planning units which reflect the typical City block of 1.5 hectares and to enhance connectivity between adjacent neighbourhoods. 2. The street network should divide large sites into smaller, connected blocks and form the basis of vehicular and pedestrian movement, including connections to open space, transit facilities and neighbourhood facilities. 3. Buildings should be sited and designed to have their major entries and as many individual dwelling unit entries as possible fronting onto the adjacent and internal streets, major pathways and major open spaces. Planning a Livable, New Neighbourhood 1. Buildings should be organized to optimize sunlight to other buildings on the site and in the adjacent neighbourhood, and to public open spaces including streets. 2. Block arrangement and site design should respond to natural features, public open space and neighbourhood traffic patterns. 3. Buildings should be organized to ensure adequate spacing to maximize livability, ensure privacy and provide views through the site. 4. High Rise towers should be spaced to ensure privacy of residents and to provide outlook through the site. 5. High Rise towers should have a minimum separation distance of 30 metres if the tower faces are offset; towers which face directly onto each other should have a minimum separation distance of 35 metres. 6. Building siting and massing should be designed to prevent the creation of adverse wind conditions on streets and public open space. 7. Significant views should be identified and protected. The Transportation System — Pedestrians, Vehicles and Parking 1. The pedestrian network should be an integral aspect of site design, and provide for: a. Internal connections for residents to neighbourhood facilities, amenities and transit facilities; b. External connections to facilities and amenities outside the infill site, including safe routes to school for children; c. Public rights of way to enhance pedestrian circulation through the site, with particular attention to connecting parks and other public amenity sites; d. Connections to the adjacent residential area, including access to public facilities on the site and routes through the site; and, e. The security of common areas within individual development parcels. monton rentaq PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS The Transportation System - Pedestrians, Vehicles and Parking (CONT'D) 2. Where more than one large infill site is being developed in an area, or a second site is likely to develop in the near future, traffic studies should consider the cumulative impact of all potential sites on a neighbourhood. 3. Parking should be planned and provided as an integral part of Large Infill Site development and in accordance with the parking requirements of the Residential Infill Guidelines, including: a. All required resident parking for Mid Rise and High Rise buildings should be provided underground or in above ground parking structures; b. Parking structures at or above grade should be fully screened with residential, commercial or community uses to provide active frontages; c. Surface parking provided for small scale residential development should be accessed from a rear lane, and be in the form of a parking pad or a detached or attached garage; and, d. Access to all parking should be from a lane. 4. Parking structures, loading zones, and garbage collection and storage areas should not be located on streets or lanes which front onto existing residential areas. 5. Surface parking areas should: a. Be developed at the side or rear of a building; b. Not impact the street or outdoor amenity areas; c. Be clustered into smaller parking lots and divided with landscaping; d. Be separated from residential units by landscaped buffers; and, e. Not front onto existing residential areas. 6. The provision for readily accessible public transit service should be integral to the design of the infill development:: a. The design of the transit service, including bus stops and routes through the neighbourhood should be completed early in the design process in consultation with Edmonton Transit; b. Transit stops should be integrated with the pedestrian network and be within reasonable walking distance for all areas of the development and for people of all ages, including children and seniors; and, c. Transit shelters should be provided at all bus stops, and shelters and passenger waiting areas should be integrated into the planning of boulevards and sidewalks. 7. Cycling routes through the area should be identified as part of the site planning process: a. Cycling routes should be provided for in the design of the roads or in pathways or greenways through the site; and, b. Connections to the multi -use trail system should be provided for. 8. Bicycle parking and storage facilities should be provided throughout the development @montan PLANNING AND DEVELOPMENT H 5 AR H 6 r m Z t1 r— r m 0 C m r_ z m to Creating Parks and Amenity Space 1. The location and shaping of public open space should be fundamental in organizing the block structure and locating development on large sites. 2. Onsite parks, open space and community amenities should be provided which: a. Are sufficient to meet the needs of new residents; b. Are appropriate for families with children; c. Are integrated with and will complement existing community parks and amenities in the adjacent neighbourhood; d. Are available for use by the adjacent community; and, e. Are designed for a range of functions and seasons. 3. The specific amount of open space to be provided should be determined based on the size and population of the proposed development. 4. Parks and community amenities should be designed and constructed to a high standard and should be: a. Integrated into the overall site design; b. Located so that the space can be monitored by the residents; and, c. Protected from negative impacts such as shadowing, traffic and noise. Building Community 1. An assessment of local retail needs in a neighbourhood should be part of the planning of large sites. 2. Neighbourhood scale commercial uses, oriented to grade, that meet the daily and weekly needs of residents should either be provided onsite or met in the immediate vicinity of the site. 3. Site design should reflect the need to accommodate families with children, including: a. Safe pedestrian routes to schools; b. Common parks/activity areas and open space suitable for and readily accessible by children; c. Outdoor play areas that reflect the needs of different age groups of children; d. Accommodating supervision and oversight of play areas by parents/caregivers. 4. Semi -private and private outdoor spaces and indoor and outdoor amenities should be provided to meet the recreational and social needs of residents, including families with children. 5. Residential infill projects on large sites should include a variety of housing types to provide housing choices for households of different sizes, types (family, non -family), ages and incomes. 6. Non -market housing should be provided in accordance with the existing City wide policy for the provision of affordable housing. 7. To assist in long term community building, a minimum of 25 per cent of residential units should be designed to be suitable for families with young children, including the following features: a. Ground -oriented (a direct access to the street); b. Clearly defined private open space; c. Access to adequate storage, including bulk storage and bicycle storage; and, d. Adequate dwelling area for 2 or more bedrooms which are separate from living and kitchen/bathroom areas. to OMT PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS Ver. Landscape and Streetscape Design 1. A landscape plan prepared by a registered landscape architect, and providing for a high standard of landscaping, should accompany any development proposal for a Large Infill Site. 2. The Landscape Plan should include, as a minimum: a. A design rationale; b. A public open space plan; c. A streetscape design, including tree planting, boulevard landscaping, street furniture, sidewalk treatment, location and treatment of transit stops; d. Highlights of retained or altered natural landscape conditions; e. Specific treatment of surfaces and plantings; f. The type and quantity of landscape materials, including the use of drought tolerant plants and native species; g. The treatment of streets fronting onto adjacent, existing residential areas; and, h. Documentation of how water consumption has been minimized through features such as, but not limited to, the use of high efficiency irrigation systems and xeriscaping. 3. Street enhancements (such as double rows of street trees, boulevards, sidewalks, street furniture) should be designed to a high quality with a focus on the pedestrian and should be provided on new streets and on existing streets impacted by the development. 4. The site design and site layout should reflect existing site conditions and incorporate: a. Existing trees on the site; and, b. Natural water courses or any other significant natural feature, including the retention of these features where possible. c. Daylighting of natural streams, where possible. Phasing of Development 1. In order to reduce the impact of infill construction and to ensure a timely transition between existing and new development, phased development projects should: a. Develop the edge of the site where it fronts existing residential use in the first phase of the project in order to prevent empty or underutilized lots facing the surrounding neighbourhoods; and, b. Renovate or refurbish existing buildings that are retained in the first phase. mouton O INNING E T OEVEl01'MEhT H 7 A_1:lt1I*111: H 8 r- 0 0 m Z -n r r CP m 0 C m r_ Z (1) m Transition Between Existing Neighbourhoods and Large infill Sites The following is a summary of the Guidelines related to establishing a transition between existing neighbourhoods and Large Infill Site developments. The Guidelines are illustrated in the following section, The Site Planning and Design Template. The Transition Guidelines for large sites do not cover all the possible circumstances and site contexts for a large site. (i.e. when the large site is adjacent to a ravine or large district park) There will be instances when the site context needs to be considered so that the intent of the guidelines can be reasonably applied. 1. Separation of the Site from Existing Development: a. A road or lane should separate existing residential areas and the infill site. b. In some circumstances, a developed public pathway protected by a Statutory Right of Way may be appropriate. 2. Minimizing Shadowing: a. Adjacent properties should not be subject to undue over -shadowing between the spring and fall Equinoxes. This can be acheived by limiting the height of buildings on the infill site to below a 35 degree angle measured from the property line of adjacent residences (35 degrees is the angle of the sun at the Equinox in Edmonton). b. Where direct sunlight is not a factor, such as for neighbourhoods on the south side of an infill project, adequate set back of tall buildings can be achieved by limiting the height of buildings on the infill site to below a 45 degree angle measured from the property line of adjacent low scale residences. c. The requirements for limiting shadowing of adjacent properties should be refined though detailed shadowing studies specific to the site. These studies should include sun/shadow analyses for the spring and fall Equinoxes and the winter Solstice. 3. Building Form on the Edges of Infill Sites a. The interface between an infill site and its neighbourhood should be designed as a transition with an active, two sided streetscape; there should be no large, uninhabited setbacks on the edge of the site. b. Edges of infill sites facing low scale residentially zoned lands across a local residential street (including collector and local roads) should be developed at a maximum of 2'/z storeys; or, if facing across an arterial, edges should be developed as a 2 to 4 storey street wall. c. Edges of infill sites facing lands across the street that are zoned for Low Rise Apartment buildings or larger scale residential or commercial development may be developed as Mid Rise residential buildings, subject to height and setback requirements. timOftOf 'NSW= o �'w°r PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS Transition Between Existing Neighbourhoods and Large Infill Sites (CONT'D) 4. Setback of Mid Rise and High Rise Buildings on the Infill Site: a. When the edges of infill sites face areas zoned for low scale residential across a local street or arterial, buildings in the interior of the infill site should be located 12 metres back from the rear wall of the lower scale edge buildings in accordance with the Site Planning and Design Template that follows, and within the height and building envelope that falls within the angular planes described above; or, b. When the edges of the infill site face existing areas zoned for apartment or commercial development, Mid Rise buildings up to 8 storeys may be developed as edge buildings. These edge buildings should: i. Be set back on a 3 to 4 storey podium; ii. Have floors above the podium set back a minimum of 2 metres in accordance with the Site Planning and Design Template; iii. Have heights and building envelopes that fall within the angular planes described above; and; iv. Be separated/set back from interior buildings by 25 metres. 5. Large Infill Sites and Large Scale Building Forms: a. Mid Rise residential buildings, when the Guidelines are applied, are generally feasible on sites of 1 hectare or larger. If the context of a specific site less than 1 hectare merits consideration for Mid Rise development under a DC2 rezoning, it may be considered if it meets the applicable Large Site Infill Guidelines. b. High Rise buildings are generally feasible on the periphery of neighbourhoods on sites of 3 hectares or more. If the context of a specific site less than 3 hectares merits consideration of a DC2 rezoning, it may be considered if it can meet the applicable Large Site Infill Guidelines. c. High Rise buildings are generally feasible on large sites within neighbourhoods that are 5 hectares or more. d. Single High Rise buildings should not be developed on isolated lots in the interior of mature neighbourhoods; they should only be built as part of a comprehensive development that includes other forms of residential infill. nton PiANN�NG ANI} ���\/ OEYE;OPMENT H 9 H 10 r- 0 0 m z m r r- 0 0 C m r z (1) The Site Planning and Design Template - Establishing Building Height and Form, and the Transition Between New Infill and Existing Neighbourhoods The Site Planning and Design Template illustrates the Transition Guidelines set out above. The Template provides direction on planning and designing for the transition between the existing neighbourhood and the infill site by determining building envelopes (heights, setbacks) and permitted building forms according to the context of the site. The Template is based on the following principles: 1. Providing access to sunlight and minimizing shadowing on adjacent residential areas; 2. Setting Mid and High Rise buildings back from existing, low scale residential areas; and, 3. Buffering adjacent low scale residential areas by providing small and medium scale building forms on the edge of the infill site. The Template assists in determining: 1. The form and height of buildings permitted on the edges of the infill site ("edge buildings"); 2. The height of buildings permitted in the interior of the site; 3. The setbacks required for large scale, Mid and High Rise buildings. The Template is illustrated below in two ways: 1. First, the specific transition guidelines which determine the height of edge buildings and interior buildings, depending upon the neighbourhood context, are illustrated. 2. Second, the application of the guidelines collectively to large sites, which generally determines the minimum feasible site sizes for different forms of Large Scale development, are illustrated for three different sites of 1.5, 3, and 5 hectares. It should be noted that in the context of this Template, the term `local street' refers to both collector and local roads. Aionton of E OP lE ° PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS Applying the Specific Transition Guidelines 1. Large site surrounded by low scale residential and local streets 9/e fs � la min 12 m edge low scale local or building residential arterial zone infill site edge building local low scale street residential zone 1 N infill site local street low scale residential zone I When the edge of the infill site faces low scale residentially zoned lands across a local, residential street, lane, or equivalent right of way: a. residential buildings on the edge of the infill site fronting the street or lane should be a maximum of 2' storeys; Il,rynton PtAh at -N17 ����/ O£WEiOPM'c\'T H 11 w z_ J W J LL z w 1- J H 12 r 0 m Z 11 1 r m 0 c m r_ Z m 1. Large site surrounded by low scale residential and local streets low scale i local or residential arterial zone I street 4'14 i edge • building I infill site edge building local street I low scale residential zone l separation between edge building and interior building b. the maximum height of interior buildings should be limited by the building envelope created by: i. a 45 degree angle taken from the property line of the residences across the street or lane from the southern edge of the infill site; and, u. a 35 degree angle taken from the property line of the residences across the street or lane from the remaining three edges of the site; c. interior buildings constructed behind the low scale edge within the building envelope established above should be set back from the rear of the edge buildings a minimum of 12 metres. moM'tin `ve gRA3 PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS 2. Large site surrounded by low scale residential adjacent to arterial ao9�eee a r X xx 4 low scale residential zone edge local building street infill site edge building arterial low scale residential zone infill site arterial low scale residential zone When the edge of the infill site faces low scale residentially zoned lands across an arterial road: a. a street wall of 2 to 4 storey Low Rise buildings should be developed on the edge of the infill site that fronts the arterial; @monton PIANNtNG�v ��11 OEYE: gf'ME1T H 13 w z w J J_ LL z w H (1) w C3 Cr —J H 14 r- 0 0 m z 11 r cn m 0 C m r_ z m 2. Large site surrounded by low scale residential adjacent to arterial IFP - 4 F4 I I 4,6 edge building I infill site arterial N 1 b. the maximum height of interior buildings should be limited by the building envelope created by: i. a 45 degree angle taken from the property line of the residences across the arterial; IOW scale residential zone J low scale residential zone I local or arterial edge I building infill site l ii. a 45 degree angle taken from the property line of the residences across from the southern edge of the infill site; and, iii. by a 35 degree angle from the remaining edges of the infill site; trtonton osvvF"'o"a lE4 PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS 2. Large site surrounded by low scale residential adjacent to arterial infill site low scale local residential street I zone separation between edge building and interior building c. a maximum of 21/2 storey residential buildings should front the street or lane on the remaining edges of the site that do not front on an arterial; d. interior buildings constructed behind the street wall should be set back from the rear of the edge buildings a minimum of 12 metres. monion rr amrnruc nN T OEVE:OPMEMT H 15 w z J W C3 —J —J LL z 1— W —J H 16 r XJ 0 -11 m z r - r (1) m 0 c m r_ z m 3. Large site adjacent to commercial S low scale residential zone FE Ae 9i co; N edge local building street infill site edge building local or arterial commercial or apartment residential zone 5-8 min tower setback i (—) I from podium i 3-4 edge building infill site arterial commercial or apartment residential When the edge of the infill site faces commercial, Low Rise apartment or higher density zoned lands across a local street, arterial, or lane, a. a street wall of 2 to 4 storey residential buildings should be developed, or, b. 5 to 8 storey Mid Rise residential buildings may be developed on that edge: 3 to 4 storey podium should be constructed, and floors above the podium should be set back a minimum of 2 metres; trlOflfon o ve o MF ° PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS 5-8 3. Large site adjacent to commercial edge building infill site Commercial local !or apartmen street j residential 5-8 edge building infill site commercial local dor apartmen street residential edge local or 1 building arterial i infill site c. the maximum height of Mid Rise edge buildings should be limited by the building envelope created by a 45 degree angle taken from the property line of the commercial, low rise, or higher density residential properties; d. the maximum height of the interior buildings should be limited by the building envelope created by: i. a 45 degree angle taken from the property line of the commercial, low rise, or higher density residential properties; ii. a 45 degree angle taken from the property line of the residences across an arterial; iii. a 45 degree angle taken from the property line of the residences across from the southern edge of the infill site; and, iibnton OE ENOPMEM1T H 17 ►1 l•re ► H 18 r PO G) (1) m z ?1 r r m 0 v m r_ Z m 3. Large site adjacent to commercial 12, edge building infill site local street low scale residential 1 zone J infill site low scale local I residential street j zone mid rise building separtation min 25m J iv. by a 35 degree angle from the remaining edges of the infill site; e. a maximum of 2'h storey residential buildings should front the street or lane on the remaining edges of the site that do not front on an arterial or on the commercial or higher density areas; f. interior buildings constructed behind the Mid Rise edge buildings should be set back from the rear of the edge buildings by a minimum of 25 metres. mouton a VE OPMP T PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS Applying the Site Planning and Design Template 1. One city block (approximately 1.5 hectares) surrounded by low scale residential will permit only Mid Rise infill. 2.5 storey edge buildings low rise interior builidngs lane extended through site — limits medium and large scale development 35° plane mid rise building 45° plane on South edge 4) 0) (0 0 0 low scale residential local road low scale residential 11241/2Istoreys 350 35° 1 .5 ha 35°(- 45° low scale residential local street low scale residential medium and large scale development zone edge builidings J 7 4,7 111111111 MR NM IIMIRINWIMIRMI.11161. @Manton FI ANMNp pNC/ �����i��// 1� OFVEin. t.4£M1� H 19 w Z —J w C3 J J_ LL Z w (1)1- C3 EX —J H 20 r G) m Z -n r (1)r -71 m 0 c m r_ z m 2. Generally, a 3.0 hectare site, or two city blocks must be on the edge of a neighbourhood in order to develop towers above eight storeys. 2.5 storey edge buildings maximum 750m2 floorplates low rise interior builidngs street and lanes extended through site — limits medium and large scale development location all large scale development requires 35m spacing, maximum building width is 36m mid rise edge building 45° plane on commercial edge 45° plane on South edge low scale o low scale residential 35 35 residential low scale residential arterial road street extended though site commercial use • medium and large scale development zone edge builidings 0 commercial mouton of FyO dF1T PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS 3. A 5.0 hectare site, or approximately three city blocks, is required for high rise development in the centre of a mature residential neighbourhood. 2.5 storey edge buildings low rise interior builidngs streets and lanes extended through site — limits medium and large scale development location all large scale development requires 35m spacing, 36m maximum building width 750m2 maximum floorplate 35° plane 45° plane on South edge f4AL tdi 4 kok• W A* # I V . /rr � '. /:. .. (, . local stree low scale residential low scale residential street extended though site 35° 350 5.0 ha street extended though site 45° 2W172toreVs local stree low scale residential medium and Targe scale development zone edge builidings local street low scale residential th Section N -S /M nton PIAN N'M �1 ������// ��jjl� DFVEi OPME�T H 21 1U: 1 H 22 1 0 m Z I1 r r- 0 0 c m 1 Z m Implementation of the Large Site Infill Guidelines 1. The planning and design of all large sites should be governed by the Large Site Infill Guidelines. 2. The Large Site Infill Guidelines provide a planning and design framework for the integration of new infill development into mature neighbourhoods. At the same time, each site will have its own challenges and anomalies and specific solutions to design issues will need to be developed while ensuring that the spirit and intent of the guidelines are achieved and specific requirements are met. As noted below, where a specific site merits consideration for infill but significantly challenges the intent of the Guidelines, the City may require the preparation of a Site Vision and Context Plan in advance of considering a rezoning application. 3. Regulation of the redevelopment of Large Infill Sites in mature neighbourhoods will require the use of the City's direct control zoning (DC2). 4. The City's Large Site Rezoning Process should apply to all DC2 rezoning applications on Large Infill Sites. In some instances, the Large Site Rezoning Process may require that a Site Vision and Context Plan be prepared in advance of considering a rezoning application. The Site Vision and Context Plan provides, among other things, for an opportunity for the City's Planning and Development Department to refine the application of the Guidelines to specific sites in consultation with the applicant and the community. 5. The built form and design of residential infill and streetscape design on Large Infill Sites should also be governed by the applicable "Residential Infill Guidelines", including: a. Section D, General Guidelines for Residential Infill b. Section E, Small Scale Infill Guidelines; c. Section F, Medium Scale Infill Guidelines; d. Section G, Large Scale Infill Guidelines; e. Section I, Implementation of the Residential Infill Guidelines. 6. The height and density of development permitted on Large Infill Sites will be further governed by the City's policy to direct high density development to the vicinity of LRT stations and Transit Terminals that have been identified in the Municipal Development Plan and Transportation Master Plan. Consideration of rezoning applications for Large Scale, high density development on Large Infill Sites in mature neighbourhoods will be subject to the following: a. On Large Infill Sites that are not associated with an LRT Station or Transit Terminal as identified in the Municipal Development Plan, rezoning should be considered to a maximum height of 6 floors and a maximum density of 125 units per hectare (the current RA7 zone), provided the Large Site Infill Guidelines are achieved; and, monton ,0 Enttg PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS b. Consideration should be given to bonusing for increased density on non -transit oriented development sites up to 225 units per hectare (the current RA8 zone) and to increasing the height provided that: i. one or more significant benefits are gained by the City and the neighbourhood through the rezoning, including: • affordable housing; • additional open space; • recreational facilities; or, • other community amenities; and, ii. the design of the development, including the height of the buildings, is in accordance with the Large Site Infill Guidelines. 7. A design rationale should be provided outlining the project goals and design guidelines in the context of the Large Site Infill Guidelines. 8. The Large Site Infill Guidelines apply to large sites located in mature neighbourhoods that are being proposed for rezoning. It is intended that the principles of transition, the requirements for edge buildings and setbacks of Large Scale buildings will be dealt with during the rezoning process. Thus, it should be clarified that in some neighbourhoods where the zoning is in place for Large Scale buildings, and existing plans are being implemented, that these guidelines may not be applicable. Similarly, the Guidelines related to location and distribution of Mid Rise and High Rise buildings may not be applicable, although the Guidelines relevant to Built Form and Design, Site Design and Streetscape, and Parking should generally apply. of nton rm,NEN NG A"1D DEVEOPMEN7 1 H 23 Belltown Context and Priority Design Issues Belltown is the northern neighborhood of downtown Seattle bounded by Denny Way to the north, Elliott Avenue to the west, Sixth Avenue to the east, and Virginia Street to the south (historically and decades ago, the southern border was Stewart Street). Belltown is an eclectic and diverse neighborhood. This characteristic permeates the neighborhood in many ways. It is Seattle's densest residential community, and, as an arts center, a shopping and dining destination, and a home to a wide variety of businesses, this diversity takes form in the neighborhood's social and cultural fabric. It is also reflected in the built environment through its architecture, public art and other street amenities. The 1998 Belltown Neighborhood Plan identifies several core values, such as eco- nomic viability and respect for cultural and historic traditions, as criteria used to evaluate neighborhood planning choices. The plan provides a framework of goals and policies and describes actions required by the City and the community to realize this vision. These include an enhanced pedestrian environment; new development that respects neighborhood character; and human scaled architecture. The hollowing design guidelines will help implement several of these visions and goals by: sustain- ing Belltown's character; enhancing and nurturing the pedestrian environment; en- couraging creative solutions, and fresh, contemporary design that has a sense of permanence; and fostering good retail. Neighborhood Priority: Preservation and Enhancement of Existing Neighborhood Character Defining Belltown's physical character. The architecture is diverse ... Federal style Spanish Colonial Gothic International Contemporary styles Design Review • Belltown Urban Center Village Design Guidelines Vii Employ massing compositions that conform to Bel!town's unique topography and stellar views. Example of a well -composed historic buliding,with a defined base, middle and top. New developments can take cues from this composition, while at the same time avoiding attempts at historical replication. P-1:7% !t A contemporary design that adheres to the basic design principles found in the historic building at the left. Facade articulation: building modulation creates intervals with architectural elements such as bays and an entry portico that lend a human scale. A contemporary example of a building articulated Into intervals. Articulation methods Include building modulation, set back roof lines and details (balconies, trellises). Architectural Expression Relating to the Neighborhood Context Design Review • Belltown Urban Center Village Design Guidelines 7 Avoid this type of monolithic, unmodulated design that does not relate at all to the scale of the pedestrian at the street level. stepback reflects existing height similar proportions similar alignment of features INSTEAD, This building base is not proportionate with the vertical massing of the tower above, resulting in a truncated street level presence that lacks a welcoming face to the building. Architectural Expression Relating to the Neighborhood Context These two examples show how new high-rise (left) and mid -rise (right) construction can relate well In massing and scale to an existing building of merit. Buildings should meet the street with human -scale proportions and detailing that is responsive to patterns of urban form. Design Review • Belltown Urban Center Village Design Guidelines 9 The courtyard apartment Is a prevalent building type in Belltown (above left). This type is encouraged in new development (such as the buildings above to the right) to create usable open space and to break down building mass. Preserving Neighborhood Icons Building design should always be sensitive to the surrounding urban, built and natural conditions. This example shows the preservation of a neighborhood icon's terra cotta facade, and the integration of the facade into a contemporary residential tower. A contextual approach does not necessarily mean a historicist approach, however, in this case ? r� an important piece of Belltown's architectural history was able to be Incorporated into the new building. Building on corner lot that reinforces the street corner with a pedestrian entry, storefront and architectural detailing. Architectural Expression Relating to the Neighborhood Context Bay windows are common in both older (left) and newer buildings (middle and right images) in Belltown. Design Review • Belltown Urban Center Village Design Guidelines 11 Provide inviting & usable open space. Design public open spaces to promote a visually pleasing, safe, and active environment for workers, residents, and visitors. Views and solar access from the principal area of the open space should be especially emphasized. Public Amenities Enhancing the Streetscape & Open Space titJ�::r)l ri C-+werr!ai.• Developments that Internally focus public outdoor areas at the expense of an active street environment are discouraged. Establish clear pedestrian connections from these spaces to buildings and streets (see sketches, above). Open spaces such as plazas, courtyards and outdoor areas adjacent to sidewalks are an integral part of the social life of Belltown. They promote civic gathering, or they can provide a quiet refuge from the urban environment. The location, size, and design of an open space must be carefully considered in relation to its surroundings. Integrating open spaces that provide amenities for residents, workers and visi- tors is an important part of the neighbor- hood plan's urban village strategy. Belltown-specific supplemental guidance As a dense, urban neighborhood, Belltown views its streets as its front porches, and its parks and private plazas and spaces as its yards and gardens. The design and lo- cation of urban open spaces on a site or adjoining sidewalk is an important deter- minant in a successful environment, and the type and character of the open space should be influenced by the building's uses. • Mixed-use developments are encour- aged to provide useable open space ad- jacent to retail space, such as an out- door cafe or restaurant seating, or a plaza with seating. • Locate plazas intended for public use at/or near street grade to promote physical and visual connection to the street; on-site plazas may serve as a well-defined transition from the street. Take views and sun exposure into ac- count as well. • Define and contain outdoor spaces through a combination of building and landscape, and discourage oversized spaces that lack containment. • The space should be well -buffered from moving cars so that users can best en- joy the space. 20 Design Review • Belltown Urban Center Village Design Guidelines Open spaces can feature art work, street furniture, and landscaping that invite cus- tomers or enhance the building's setting. Examples of desirable features to include are: a. attractive pavers; b. pedestrian -scaled site lighting; c. retail spaces designed for uses that will comfortably "spill out" and enliven the open space; d. areas for vendors in commercial areas; e. landscaping that enhances the space and architecture; f. pedestrian -scaled signage that identi- fies uses and shops; and g. site furniture, art work, or amenities such as fountains, seating, and kiosks. Residential open space Residential buildings should be sited to maxi- mize opportunities for creating usable, attrac- tive, well -integrated open space. In addition, the following should be considered: h. courtyards that organize architectural ele- ments while providing a common garden; 1. entry enhancements such as landscap- ing along a common pathway; j. decks, balconies and upper level terraces; k. play areas for children; I. individual gardens; and m. location of outdoor spaces to take ad- vantage of sunlight and views. Features such as planters help define the scale of a courtyard. Public Amenities Enhancing the Streetscape & Open Space Upper level terrace Design Review • Belltown Urban Center Village Design Guidelines 21 Enhance the building with landscaping. Enhance the building and site with generous landscaping — which includes special pavements, trellises, screen walls, planters, and site furniture, as well as living plant material. Public Amenities Enhancing the Streetscape & Open Space 22 Quality landscaping is an essential compo- nent of the built form of the city. The use- fulness and attractiveness of gathering places such as plazas arid courtyards are enhanced by landscape elements. In gen- eral, new developments are expected to build on Belltown's tradition of distinctive landscape elements and provide: attractive and architecturally compatible landscape; landscaping and/or hard surface design that reinforces pedestrian activity at the street; and landscaping that presents a welcoming character to ground level uses and entrances facing the street. Belltown-specific supplemental guidance Landscape enhancement of the site may in- clude some of the approaches or features listed below, where appropriate: a. emphasize entries with special planting in conjunction with decorative paving and/or lighting; b. use landscaping to make plazas and courtyards comfortable for human ac- tivity and social interaction; c. distinctively landscape open areas cre- ated by building modulation, such as entry courtyards; Examples on this page define outdoor spaces through a combination of building and landscape. Design Review • Belltown Urban Center Village Design Guidelines WASHINGTON PLACE 223 ANDOVER PARK E APN: 0223100090 Associated files: P L 14-0008 E14-0055 S E PA 114-0015 DES REV 114-0016 DEV AG RMT This file: L14-0055 DES REV MINOR MOD City of Tukwila Jim Haggerton, Mayor /2U Department of Community Development Jack Pace, Director August 17, 2017 NOTICE OF DECISION TO: Paul Soldwedel, Applicant Omar and Christine Lee, Owner King County Assessor, Accounting Division Washington State Department of Ecology All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L14-0055 Applicant: Paul Soldwedel, Group West Companies PLLC Type of Permit Applied for: Minor modification to the Design Review approval. Project Description: Location: Associated Files: A Notice of Decision dated May 23, 2014, was issued approving the design review application for the construction of a 19 story residential and hotel mixed use building. The first request for minor modification was approved on December 14, 2015. This is second request for minor modification for exterior materials. 223 Andover Park East L14-0015 Comprehensive Plan Designation/Zoning Tukwila Urban Center -Transit Oriented Development (TUC-TOD) District: II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Additionally, an addendum to the SEPA determination was issued on December 14, 2015. Decision on Substantive Permit: The City Community Development Director has determined that the proposed revisions to the approved design are considered minor modifications as permitted under 18.60.030 (E). This 'request for minor modification to the Board of Architectural Review approved design is approved. Address: 6300 Southcenter Boulevard, Tukwila WA 98188 • Phone: 206-431-3670 • Website: www.TukwilaWA.gov III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 1 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the City Hearing Examiner of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the Hearing Examiner. A party who is not satisfied with the outcome of the Hearing Examiner appeal process may file an appeal in King County Superior Court from the Hearing Examiner's decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision. The requirements for such appeals are set forth in Tukwila Municipal Code ch. 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as a closed record hearing before the Hearing Examiner based on the information presented to the Community Development Director, who made the original decision. No new evidence or testimony will be permitted during the appeal hearing. Parties will be allowed to present oral argument based on the information presented to the Community Development Director before their decision was issued. The Hearing Examiner's decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner's decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW ch. 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner's decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Minnie Dhaliwal, who may be contacted at 206-431-3685 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King Count scsor's Office for further information regarding property tax valuation changes. Jack I' ace Direi�r Department of Community Defielopment City of Tukwila City of Tukwila Allan Ekberg, Mayor Department of Community Development- Jack Pace, Director Staff Report Minor Modification to the Design Review approval for Washington Place Prepared August 17, 2017 FILE NUMBERS: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN AND ZONING DESIGNATION: SEPA DETERMINATION: STAFF: ATTACHMENTS: L14-0055 Minor Modification to the Design Review L14-0015 Design Review Christine Lee, Owner Minor modification to the Design Review approval by the Board of Architectural Review (BAR) for the construction of a 19 story residential and hotel mixed use building. A minor modification was previously approved on December 14, 2015. This is the second minor modification and is specifically related to exterior materials. 223 Andover Park East Tukwila Urban Center - Transit Oriented Development DNS; Addendum issued on December 14, 2015. Minnie Dhaliwal A. Elevations approved as part of second minor medication. B. Elevations approved as part of minor medication approved on December 14, 2015. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Page 2 FINDINGS: Listed below are the proposed modifications. The narrative below each of the proposed modification describes the existing condition; the proposed revisions; and staff analysis. 1. Exterior Materials on the main hotel/apartment building: Existing Design Condition: The Board of Architectural Review (BAR) approved metal panels for the majority of the exterior cladding. The first minor modification approved fiber -cement panel system by the manufacturer Equitone as the exterior material instead of metal panels. Proposed Design Revision: The proposed revision is use a combination of Equitone fiber cement panel and metal siding. No changes are proposed to the color scheme. The colors of metal siding replacing the fiber cement panel are similar to those approved for the fiber cement panels. The base of the building on the south facade will be finished with Equitone LT20 light grey FCP-05 with Ground Face CMU at the bottom. The two concrete walls along North and West elevation are proposed to be painted with Dow Corning AllGuard Silicone Elastomeric coating in "Petoskey" (grey). Staff Analysis: The proposed change from all fiber cement panels to a combination of metal panels and fiber cement panels adds interest and texture to the facade. Additionally, painting the concrete wall helps create interest on the north and west facades by introducing a third finish in addition to the fiber cement panels and metal siding. Equitone FCP-05 has additional texture that will help add interest on the south facade. The size, scale and colors of the building are still the same. Louvered grill and vents that penetrate from the fiber cement panels or metal siding shall be painted to match the fiber cement panels or metal siding. 2. Exterior Material on the Parking Garage: Existing Design Condition: One of the conditions of BAR approval was that "The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the building." The first minor modification approved replacement of the brick base material on the main building with dark charcoal CMU. The first minor amendment also approved that the garage be left as a natural concrete finish. The garage exterior was approved to be detailed with metal mesh screens and planted with climbing vegetation. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 3 Proposed Design Revision: The proposed modification is to paint the garage columns with Dow Corning AllGuard Silicone Elastomeric coating in "Petoskey" (grey) and horizontal elements with "slate". Staff Analysis: Painting the vertical and horizontal elements on the garage will help add interest, instead of leaving the garage as natural concrete finish. No changes are proposed to the metal mesh or climbing vegetation as part of this minor modification request. CONCLUSIONS: The following proposed modifications can be considered minor modifications: a) Replacing the exterior materials from all Equitone fiber cement panels to a combination of Equitone fiber cement panels and metal siding. b) Using precast concrete along the base on the building facing Andover Park East (East Elevation) c) Using a combination of Equitone FCP-05 and ground face CMU along the base of the building on south elevation. d) Painting concrete wall on the north and west elevation with Dow Corning AllGuard Silicone Elastomeric coating in "Petoskey" (grey). e) Painting the garage columns with Dow Corning AllGuard Silicone Elastomeric coating in "Petoskey" (grey) and horizontal elements with "slate". RECOMMENDATION: Staff recommends approval of the second request for minor modification to the Board of Architectural Review. 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West Elevation 2/28/2017 G <') Reply I V (jjl Delete Junk I v ••• change request change request CL Christine Lee <christine.greatwallmall@gmail.com> b <j Reply Iso' Tue 1/31, 5:27 PM Minnie Dhaliwal Inbox You replied on 2/13/2017 2:40 PM. dead plants Photo.pdf 2 MB v Show all 2 attachments (5 MB) Download all Save all to OneDrive - City of Tukwila Hi Minnie, I am writing to request that the City of Tukwila board of architecture reconsider the requirement of planting real live plants on the north side of our garage. One of the biggest issues and concerns for regarding this space, is that the north side of the garage never gets any sunlight. Without sunlight, it is basically impossible for any living plants to stay alive. I have attached photos of another project where they had plants originally on the north side. As you can see, plants were unable to survive there and as a result, that area looks very unsightly. We have invested millions of dollars into this project and we intend on owning it for a very long time. We certainly do not want to plant something that will not survive. As a solution, I am suggesting to implement the artificial greenery, which I also attached to this email. It is UV proofed and from a distance and on the height of the garage, nobody can really tell if it is real or not. The huge benefit of these plants also is that they will stay green all year around, rain or shine! I request that the board please make an adjustment to their requirement. Thank you very much for your consideration and please let me know if you have any questions. Christine https://outlook.office365.com/owa/projection.aspx 1/2 i t 2/28/2017 RE: Exterior elevation E3 Reply V ® Delete Junk lV ••• X RE: Exterior elevation MD Minnie Dhaliwal i t Reply I u Tue 11/8/2016, 4:00 PM Christine Lee <christine.greatwallmall@gmail.com>; Al Metzler; Kevin Ellis Sent Items Christine: I have received some comments from the building and fire department: Building Department: Provide testing and listing info for Hardie Reveal Panel per IBC 1403.5 and NFPA test 285. Fire Department: The Hardie Board to be fastened directly to metal and not wood. Please provide a response to these comments before I can finalize the minor modification. Minnie Minnie Dhaliwal Planning SupervisorlCity of Tukwila 6300 Southcenter Blvd, Suite 1001Tukwila, WA 98188 Ph. 206-431-3685 Minnie.Dhaliwal@TukwilaWA.gov The City of choice, the community of opportunity Original Message From: Christine Lee [mailto:christine.greatwallmall@gmail.com] Sent: Tuesday, November 08, 2016 1:49 PM To: Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov> Subject: Exterior elevation Minnie, I assume that the City of Tukwila has approved our minor modifications for the exterior material and elevations of Washington Place. Please let me know if otherwise. Thank you. Christine Sent from my iPhone 0 of 0 https://outlook.office365.com/owa/projection.aspx 1/1 COMPANIES MC TO: City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188-2544 Attn: Minnie Dhaliwal FROM: Paul Soldwedel DATE: 02.03.16 RE: Washington Place Hotel & Apartments Request for Minor Modifications Letter Ms. Dhaliwal, Please review the following revised Request for Minor Modifications narrative. The narrative describes the existing conditions, the proposed revisions, and the rational for the changes. The two revisions listed below are essentially a revision of the Dark Charcoal CMU material to other materials. Additional Proposed Minor Modifications: CMU Base Material Changed to Precast Concrete: Existing Design Condition: Existing design has a dark charcoal CMU base material with a precast cornice element. Proposed Design Revision: Per the initial Minor Modification Request the original red brick material proposed for the building's base had been revised to a dark gray ground -face CMU. After further study the design team determined that pre -cast concrete panels would be a more suitable facade material for the street frontage. The precast panels along Andover Park East will give the building a more prominent frontage and allow better integration with the storefront window system. The areas along the East elevation that were previously intended to be clad in the dark grey CMU are now to be clad in the dark gray precast panels. Rational for Design Revision: The precast concrete panels are considered a more suitable material than the full -height CMU material. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 COMPANIES MC CMU Base Material Changed to Fiber Cement Panels: Existing Design Condition: Existing design has a dark charcoal CMU base material with a precast cornice element. Proposed Design Revision: The full -height CMU along the South, West and North elevations has been revised to a more interesting combination of materials. These elevations are to be clad in a fiber cement Equitone panel system up to the cornice line at the third floor. The Equitone "Linea" product is the specific material chosen for these areas. This panel type features linear grooves etched into the face of the panels. Mounted with the grooves running vertically these panels with create differing shadow lines at different times of the day adding textural interest to the building's base. Also, the South, West and North elevations will feature a 4'-0" high CMU wainscot to for impact resistance. Rational for Design Revision: The Equitone "Linea" fiber cement panel system is considered a more suitable material than the full - height CMU material. Thank you for taking the time to review these proposed changes. The revised elevations showing these revisions were submitted to the City of Tukwila January 21, 2016. Let us know if there is anything else needed to aid in the approval process. Sincerely, Group West Companies PLLC Paul Soldwedel Senior Project Architect 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 1 !44BHER ABSHER CONSTRUCTION COMPANY Request for Information - 598 Detailed, RFIs Grouped by RFI Number POSTED: 11/22/2016 By: melissa.greenheck On Pages: A7.10 Washington Place 223 Andover Park E Tukwila, WA98118 Project # 528 Tel: Fax: Absher Construction Company RFI #: 598 Date Created: 11/21/2016 Answer Company Answered By Author Company Authored By Washington Towers, LP 18230 Valley Highway Kent, WA 98032 Christine Lee Absher Construction Company PO Box 280 Puyallup, WA 98371 Keara Flynn Co -Respondent Author RFI Number Subject Discipline Category FCP-04 Equitone Color Selection Change Architectural Design Review Cc: Company Name Contact Name Copies Notes Question Date Required: Equitone has discontinued color TE80, the designated color choice for FCP-04 siding. Per the attached email, this RFI confirms that Christine of Washington Towers LP has selected Equitone N073 as the new FCP-04. Suggestion Answer Date Answered: 11/18/2016 From: Jeff Havranek Sent: Friday, November 18, 2016 2:00 PM To: Tony Frye Cc: Keara Flynn; Joe Hoge; Christine Lee; Kitty Loceff; Paul Soldwedel(psoldwedel@gwcarch.com)Subject: WA Place: Equitone Color Tony, Due to the fact that Equitone has discontinued the color TE80 which was previously selected as FCP04 cladding color, Christine has reviewed and chosen N073 from the samples you dropped off. This will be the new FCP04 color selection. I am going to keep this sample here on site for our record. All metal flashing colors remain the same. Thanks, Jeff Havranek 1 Project Manager IT 253.845.9544 x13751 F 253.841.0925 i www.AbsherCo.com 1 An Equal Opportunity Employer Prolog Manager Printed on: 11/21/2016 AbsherMain Page 1 Keara Flynn From: Jeff Havranek Sent: Friday, November 18, 2016 2:00 PM To: Tony Frye Cc: Keara Flynn; Joe Hoge; Christine Lee; Kitty Loceff; Paul Soldwedel (psoldwedel@gwc- arch.com) Subject: WA Place: Equitone Color Tony, Due to the fact that Equitone has discontinued the color TE80 which was previously selected as FCP04 cladding color, Christine has reviewed and chosen N073 from the samples you dropped off. This will be the new FCP04 color selection. I am going to keep this sample here on site for our record. All metal flashing colors remain the same. Thanks, Jeff Havranek 1 Project Manager IT 253.845.9544 x1375 1F 253.841.0925 ‘4131111Ell 1 www.Abshereo.com 1 An Equal Opportunity Employer Fina ua on of Facebook CONFIDENTIAL COMMUNICATION: This e-mail, including all attachments and replies thereto, are covered by the Electronic Communications Privacy Act, 18 U.S.C. Sections 2510-2521 and are legally privileged. This information is confidential information and is intended only for the use of the individual or entity named above. If the reader of this message is not the intended recipient, you are hereby notified that any review, dissemination, distribution, storage, copying, or other use of the communication is strictly prohibited. If you received this message in error, please delete it in its entirety and notify sender immediately by reply e-mail. 1 inscreen cladding Dation: ventilated/ �EN12E2� Appfibre cement Material2-s1^d0 Eire Class: A Max. size: 10 x 4' 10'2"x4'1" 0 October 14, 2016 To: City of Tukwila From: Christine Lee RE: Washington Place Exterior Elevation To Whom It May Concern: RECEIVED CITY OF TUKWILA OCT 18 2016 PERMIT CENTER Enclosed, please find the final version of the 4 elevations with the submittal of all the materials will be used for the Washington Towers project. When we first have the conceptual drawing, we had planted with all metal for exterior skin. Then later on we had developed to all cement panels for the exterior skin. Now, with all the consultation from the entire construction team including the architect, general contractor and subcontractor, we had come up with the collaboration of materials to provide a better look and practical use. Please review and let me know if you have any questions. Thank you. Best Regards, Chrisffne Lee Developer City of Tukwila Department of Community Development FILE NUMBER Land Use Routing form for Revisions TO: v Building v Fire Dept. ❑ Police Dept ❑Parks/Rec. v Public Works: (please list the name) Project: Washington Place Address:223 Andover Park E Date transmitted: 10/20/2016 Response requested by:10/31/2016 Planner: Minnie Dhaliwal Date response received: COMMENTS The applicant has submitted for a minor modification request to the Design Review Approval. The Board of Architectural Review approved the project on May 23, 2014. A request for minor modification was approved on December 14, 2015. At this time the applicant has further revised the exterior material and has requested that these chzanges be approved as a minor modification of the design review decision. The applicant has been informed that regardless of the modification of the design review approval, a revision to the building permit is also required. Please review and provide comments. 1 ke—o2._ truz, c,e Mr\ct Zyi'ti s ct-i- cbI1C, Li,. �2-� if el L ii,Da-L— ho Ste- l Le -'t - y 61.., waJ-5 cxdew av I TSA- /%j ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: /p Comments prepared by: /4)/1/1) RECEIVED OCT 20 2016 TUKWILA PUBLIC WORKS City of Tukwila Department of Community Development FILE NUMBER LIL1— cOOS Land Use Routing form for Revisions TO: v' Building .0 Fire Dept. ❑ Police Dept ❑Parks/Rec. Public Works: (please list the name) Project: Washington Place Address:223 Andover Park E Date transmitted: 10/20/2016 Response requested by:10/31/2016 Planner: Minnie Dhaliwal Date response received: COMMENTS The applicant has submitted for a minor modification request to the Design Review Approval. The Board of Architectural Review approved the project on May 23, 2014. A request for minor modification was approved on December 14, 2015. At this time the applicant has further revised the exterior material and has requested that these changes be approved as a minor modification of the design review decision. The applicant has been informed that regardless of the modification of the design review approval, a revision to the building permit is also required. Please review and provide comments. I kms-- - S G,, f lst___ wka k e -vi tk i s 02t- -p\A,1 of 0-)tc- w. c0,4 -P 901k w c,-..3- L --Lc,..,.. 0 ff roue. - PL) li,las 0,0 co lomP,,,TS' l ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: 11 1 OF( ip Comments prepared by: JJ !A4BHER ABSHER CONSTRUCTION COMPANY Submittal Transmittal Detailed, Grouped by Each Number Washington Place 223 Andover Park E Tukwila, WA 98118 Project # 528 Tel: Fax: Absher Construction Company Date: 9/26/2016 Reference Number: 0376 Transmitted To: Paul Soldwedel GWest Architecture,LLC 3601 Fremont Ave N. Seattle, WA 98103 Tel: 206-826-4447 Transmitted By: Keara Flynn Absher Construction Company PO Box 280 Puyallup, WA 98371 Tel: 253-845-9544 Fax: 253-841-0925 Qty Submittal Package No Description Due Date Package Action 1 0181 - 07400 - 0 Siding Product Data - Fiber Cement + Metal Wall 10/10/2016 To Review Panel Product Data Transmitted For Delivered Via Tracking Number Approval Email Items Qty Description Notes Item Action 0001 1 Fibre Cement Panels - Product Data To Review 0002 1 Metal Wall Panel - Product Data To Review 0003 1 Fibre Cement Ceiling - Sample Warranty To Review Cc: Company Name Contact Name Copies Notes Remarks For review and approval. Product data included for siding types: MS -01- MS -04 FCP-01- FCP-04 FCP-05 HSP -01 RECEIVED CITY OF TUKWILA OCT 18 2016 PERMIT CENTER Signature # 4BSHER WASHINGTON PLACE HOTEL & APTS GC: Absher Construction Company This submittal is: ❑ Reviewed Reviewed As Noted ❑ Correct and Resubmit This checking and/or approval does not relieve the supplier/subcontractor from responsibility for errors, accuracy of details. dimensions, quantities, or conformance with the contract documents. By: Keara.Flynn Date: 9/26/2016 Submittal: 074000-0181-0 Siding Panels - Metal and FCP Product Data Subcontractor: All Metals, LLC Signed Date Prolog Manager Printed on: 9/26/2016 AbsherMain Page 1 ALL METALS, LLC Letter of Transmittal Project Name: Washington Place All Metals, LLC Date: 9126/2016 _ Reference Number: Transmitted To: Absher Transmitted By: Tony Frye All Metals. LLC 10107 South Tacoma Way, Ste A5 Matlm9: Lakewood, WA 98499 Tel 360-261-6031 Fax 503-482-7413 fly. Submittal Package No pescnpaon Due Date package Action Transmitted For palmed Via Tracking Ntrmbet NMI 991 Spec Section Description Mgt item Action Pae -dad 1 Metal Wall Panel MS -01 - MS -04 Equitone 1 EgwtoneTechva FCP-01 - FCP-04 Equitone Equdone Linea FCP-05 Cc: Cotnoans Narita Cgotes Notes Tony Frye 9!26.'20t6 Signature Date Page 1 MS -01 - MS -04 PAC Precision Series — HWP 16C Spec Sheet 15 5/18° NOMINAL HWP 16C .032 Aluminum .040 Aluminum .050 Aluminum • 24 Gauge Steel 22 Gauge Steel 'Inquire w/ Local Factory for Availability FEATURES: WALL APPLICATIONS: .032, .040, .050' Aluminum 24 GA G-90 Galvanized and 22 GA Galvalume Steel Note limited color selections in .040 and 22 GA Bold design for horizontal wall applications Concealed extended fastener leg 1 3/8• Panel Depth For color selections, ref. Inquire w/ Local Factory for Availability submittal #085313-0115-1 Sill Pan Flashing Color REVISED May also be used in vertical applications Typically installed over solid substrate Open framing also acceptable (Check local codes) Maximum Panel Length: 20' ref max span letter on next page FINISHES: PAC -CLAD Kynar 500/Hylar 5000 24 GA Steel — 37 Stocked PAC -CLAD Finishes 22 GA Steel — 14 Stocked PAC -CLAD Finishes .032 Aluminum — 36 Stocked PAC -CLAD Finishes .040 Aluminum — 20 Stocked PAC -CLAD Finishes '.050 Aluminum — 29 Stocked PAC -CLAD Finishes 22 & 24 GA Galvalume Plus also available 'Inquire w/ Local Factory for Availability TESTING: PAC -CLAD PETERSEN AtUMMUNUM Petersen Aluminum Corporation www.pac-clad.com ( 800 -PAC -CLAD ASTM E-330 Structural Performance Tested ASTM E-283 Air Leakage & E-331 Water Penetration ASTM E-1592 AAMA-501.1 Dynamic Water Penetration Florida Building Product Approval Peter!xen Ahsminum August 22, 2016 Ms. Tamara Lally Architectural Metal Solutions 1724 Garrett Street, Suite B Enumclaw, WA 98022 Re: HWP Panel Lengths Dear Tamara, MS -01 - MS -04 Please be advised that our HWP Precision line of wall panels are available in two different version. One is a direct fastened panel that utilizes a fastener flange. The other version eliminates the nail flange and utilizes a separate clip that allows for expansion / contraction. The nail flange version can be run into length up to 22' — 25' for aluminum and 30' — 35' for steel. This is based upon expansion restrictions. The clip profile can be run into any Length, but for production and shipping purposes 1 would limit these to 40' for either metal type. 1 hope that this will address your question. Very truly yours, Tom Creigh Petersen Alum Corp. Petersen Alundnurn Corporation 1005 Tonne Road Elk Grove tillage. IL 60007 tel: 600 3231860 fax 800 722 7150 visit our website G' www.pac-clad.com Product information sheet EQUITONE [tectiva) FCP-01 - FCP-04 EURC PANELS 1 Product composition EQUITONE [tectiva] sheets consist of the following: • Portland cement • selected mineral fillers providing extra smooth surface • organic reinforcing fibres • mineral and organic pigments • functional additives For color selections, ref. submittal #085313-0115-1 Sill Pan Flashing Color REVISED 2 Production method EQUITONE [tectiva] sheets are manufactured on a Hatschek machine, are double pressed, autoclaved, calibrated and sanded. Afterwards EQUITONE [tectiva] is made water repellent on front and back by means of a hydrofobation. 3 Dimensions and tolerances Thickness ;,r Possibtefixing method 8 mm Screws, rivets, adhesive Dimensions Not rectified , ; . ` -Rectified ` x 1240 x 2,520 mm 1220 x 2,500 mm 1,240 x 3,070 mm 1,220 x 3.050 mm ling applications only rectified boards may be used, non -rued boards should not be used uncut. Tolerances; in accordance with EN 12467 (level I) Weight (ex -works) Thi ki ess Wetght 1240x2.520mit' 8 mm 14.9 kg/m2 l 46.5 kg/sheet 1:240 x 3070 56.7 kg/sheet Thicknesses, sizes and types of the sheets which differ from those available as standard from stock are available subject to minimum order quantities. Please contact EURO PANELS OVERSEAS for more information. 4 Colour The colour is through -out the sheet Natural colour differences, possibly accentuated by the orientation of the sheet, the viewing angle and the effects of light and moisture, are possible. The sheet becomes a lite lighter with aging. The surface of the sheet is characterised by fine sanding lines and white lime dots and colored inclusions. For an overview of the standard colours we refer to the most recent EURO PANELS OVERSEAS colour chart. However it is technically impossible that this chart represents the colours realistically. Therefore the final choice of the colour has to be made with samples. Other colours are available upon request for minimum orders. The risk of colour differences between the various sheets decreases as the whole party is ordered at once. Colour differences are measured according a simplified CIELAB colour model, by which only the lightness of the colour is checked. Tolerated colour differences on a faced are AL' = 5.0. TECTIVA_pis_eng -EPO 01-01-15 EURO PANELS OVERSEAS Technical Sennce Centre on ete� rte, 14 Fest re=sion 0109:14 Not; rectrfied after cutting Thickness;' ;- ± 0.5 mm ±0.5 mm Lengthand width ± 5.0 mm ± 3 mm Squareness 2.0 mmlm 1.0 mm/m Weight (ex -works) Thi ki ess Wetght 1240x2.520mit' 8 mm 14.9 kg/m2 l 46.5 kg/sheet 1:240 x 3070 56.7 kg/sheet Thicknesses, sizes and types of the sheets which differ from those available as standard from stock are available subject to minimum order quantities. Please contact EURO PANELS OVERSEAS for more information. 4 Colour The colour is through -out the sheet Natural colour differences, possibly accentuated by the orientation of the sheet, the viewing angle and the effects of light and moisture, are possible. The sheet becomes a lite lighter with aging. The surface of the sheet is characterised by fine sanding lines and white lime dots and colored inclusions. For an overview of the standard colours we refer to the most recent EURO PANELS OVERSEAS colour chart. However it is technically impossible that this chart represents the colours realistically. Therefore the final choice of the colour has to be made with samples. Other colours are available upon request for minimum orders. The risk of colour differences between the various sheets decreases as the whole party is ordered at once. Colour differences are measured according a simplified CIELAB colour model, by which only the lightness of the colour is checked. Tolerated colour differences on a faced are AL' = 5.0. TECTIVA_pis_eng -EPO 01-01-15 EURO PANELS OVERSEAS Technical Sennce Centre on ete� rte, 14 Fest re=sion 0109:14 Product information sheet EQUITONE [tectiva] FCP-01 - FCP-04 UW_vOPANELS 5 Technical properties Average values according to the European standard EN 12467 'Fibre -cement flat sheets', which describes classification and most testing methods. A. Testing according to ISO quality management system Dens D EN 12467 1.580 kim' Bending strength Ambient, .L EN 12467 32.0N/mm' Ambient, II EN 12467 22.0 1 N/mm' --IModulus of elasticity Ambient, i. EN 12467 > 14,000: N/mm' Ambient, 1/ EN 12467 > 12,000 i N/mm' Hygric movement 0-100%, mean 1.60 mmlm Porosity 0-100% - t < 25 I % B. Classification Durability classification Strength classification Fire reaction EN 12467 EN 12467 EN 13501-1 C. Type test or best estimate Category A Class 5 A2 -sl -d0 Impermeability test Wann water test EN 12467 Soak dry test EN 12467 Freeze thaw test EN 12467 Thermal expansion coefficient a EN 12467 Thermal conductivity < 0,01 0.390 Ok Ok Ok Ok mm/mK W1mK D. Supplementary tests Impact resistance Hard body (1 kg) Hygric movement cm height / mm depth 80/0,51 After 24h submersion After 6h watering End use < 1,20 < 0.8 mm/m minim Beading effect With Karsten pipe after 48h Fire reaction in end use Contact angle With mineral wool With PIR < 1 ml >140° RD 12.07.2012 RD 12.07.2012 A2,s1-d0 Bs1-d0 —' 6 Advantages Providing the application guidelines are followed, EURO PANELS OVERSEAS fibre -cement sheets have the following superior mix of properties compared to other materials: • fire safe (no fire ignition. no spread of fire) • sound insulating • resistant to extreme temperatures • water resistant (if in compliance with application guideline) • resistant to many living organisms (fungi, bacteria, insects, vermin, etc.) • resistant to many chemicals • environmentally friendly, no harmful gas emissions In addition, EQUITONE [tectiva] has the following specific properties: • strong and rigid sheet • smooth aesthetic surface with natural hues • natural pure colour 7 Applications EQUITONE [tectiva] can be used in the following applications: • Facade: facade cladding • Exterior ceiling: decorative cladding of ceiling TECTIVA-ps_eng -EPO 01-01-15 EURO PANELS OVERSEAS Technral Service Centre ete-company T4 latest revision 010914 Product information sheet EQUITONE [tectivaj FCP-01 - FCP-04 EUROPANELS 8 Available factory finishing EQUITONE [tectiva] can be supplied by EURO PANELS OVERSEAS cut to size. When sawing the sanding lines direction of the panels is not taken into account Holes 5 to 11 mm in diameter for visible fixing can be factory pre -drilled. 9 Application data !!: Sawing and drilling must take place in a dry environment For decorative applications, sawdust and drillings must be immediately removed from the sheet with a dry micro -fibre towel. Not removed sawdust and drillings can cause permanent stains. During the mechanical machining of panels, adequate machinery with dust extraction and/or ventilation should be foreseen. If dust extraction is not efficient, dust masks of type FFP2 or better according EN149:2001 should be used. Cutting/Sawing: When processing the sheet it must be sufficiently supported so that it does not sag. The sawing bench must be very stable and may not vibrate. The sheet may not be under tension when sawing. The sheet must be free of vibration and tension during sawing for a good saw cut. Cutting in the wrong way can cause delamination problems of the edge. • Circular saw with guidance '? Use preferably the universal saw blade with carbide diamond -tipped teeth for fibre cement. Available diameters: 160 and 190mm (available from Leitz-Service) • Jigsaw > Use preferably a saw blade with carbide tipped teeth for fibre cement (e.g. Bosch type T141 HM, available from EURO PANELS OVERSEAS) • Sawed edges must be smoothened with sandpaper (grain P80) Drilling: The sheet is best supported around the hole to be drilled (e.g. by a wooden table). • for holes: carbide -tipped twist drill (or completely in carbide) with a 60° nose angle (available from EURO PANELS OVERSEAS) • Available diameters: 5.0 — 6.0 — 7.0 — 8.3 — 9.5 —11.0 mm • for round apertures: hole saw with carbide tipped teeth (e.g. type Pionier from Metabo) • Sawed edges must be smoothened with sandpaper (grain P80) Fastening accessories: Depending on the application the following fastening accessories can be used (see application instructions for more information). • Screws: Can be used in completely pre -drilled holes only. • Rivets: Can be used in completely pre -drilled holes only. • Adhesive: Can be fixed with adhesive. The adhesive is to be used in accordance with the application guidelines and guarantee conditions of the adhesive supplier. Sealant: Only use neutral sealants. Non -neutral silicones or thiokols can result in spots. 10 Handling The sheets are packaged on pallets. They are to be transported under a tarpaulin. The sheets must be horizontally stacked on a fiat surface. The sheets must always be sufficient supported so that they do not sag. The sheets must be stacked in a dry ventilated space. If the sheets are stored outside. they must always be protected against rain by a tarpaulin or plastic cover. If the sheets do become wet in the packing, all packaging must be removed and the sheets must be placed in a way that they can dry out thoroughly. 11 is recommended to allow the sheets to acclimatise in the space where they are to be used. A sheet must ahvays be rrfted from a stack by two persons and then be carried vertically. Ensure that foil is always placed between stacked sheets to avoid paint damage. TECTIVAyis_eng -EPO 01-01-15 EURO PANELS OVERSEAS. Technical Service Centre am ete� company 3,4 latest revision 01109.14 Product information sheet EQUITONE [tectivaj FCP-01 - FCP-04 EURCPANELS 11 Health and safety aspects During the mechanical machining of panels, dust can be released which can irritate the airways and eyes. Apart from this, the inhalation of fine (respirable size) quartz containing dust, particularly when in high concentrations or over prolonged periods of time can lead to lung disease and an increased risk of lung cancer. Depending on the working conditions, adequate machinery with dust extraction and/or ventilation should be foreseen. For more ample information, please check the Safety Data Sheet (based on 1907/2006/EC. article 31). 12 Warranty The warranty on the product is only valid if the EURO PANELS OVERSEAS application guidelines are respected. If in any doubt regarding the suitability of EURO PANELS OVERSEAS sheets in any given application, it is advisable to request specific recommendations from EURO PANELS OVERSEAS. Under no circumstances can EURO PANELS OVERSEAS be held liable for applications of their sheets implemented without approval from EURO PANELS OVERSEAS. 13 Maintenance and cleaning For minor soiling. washing with a mild household detergent or soft soap solution followed by rinsing with clear water. 14 Certification The manufacturer can - within the framework of the European Regulation N° 305/2011 (CPR) - present the Declaration of Performance (OOP) of the product such confirming that the product has a CE marking. The CE marking guarantees that the product is in accordance with the basic requirements determined by the harmonized European standard and applicable to the product. The Declaration of Performance is presented in accordance with the CPR and can be found at www.infodop.com. The products are delivered with the KOMO-certificate. The manufacturer is also ISO certified. CE V. K41115 SGS SGS ft SGS 15 More information Information on the different applications can be found in the EURO PANELS OVERSEAS application guidelines. They can be found on the website or can be obtained on demand by phone. Information about extemal suppliers can also be downloaded from the website. This product information sheet replaces any previous editions. EURO PANELS OVERSEAS reserves the right to amend this information sheet without prior notice. Readers should always satisfy themselves that they are referring to the most recent version of this document. No part of this text can be changed without permission of EURO PANELS OVERSEAS. EURCPANELS p.o. Central Services Kute!mansstraat 1 8-1880 Kape9eop-den-Bos Belgmm Tel 0032 (0)15 71 73 80 Fax 0032 (0)15 71 73 89 infoLDeuropanets net vmw europanels net Registered office address. 8ormstnat 24. B-2830 Willebroek - BELGIUM TECTNA_pis_eng -EPO 01-01-15 EURO PANELS OVERSEAS Technical Service Centre on etes_., cow 4r4 latest revision 01,79.14 Product information sheet EQUITONE [linea] LT FCP-05 EURCPANELS 1 Product composition EQUITONE [linea] LT sheets consist of the following: • Portland cement • selected mineral fillers providing extra smooth surface • organic reinforcing fibres • mineral pigments • functional additives 2 Production method EQUITONE [linea] LT sheets are manufactured on a Hatschek machine, are double pressed. autoclaved, calibrated and sanded. By mechanical treatment of the surface. it becomes grooved. Afterwards EQUITONE [linea] LT is made water repellent on the front by means of a hydrophobation. 3 Dimensions and tolerances ickness Possible fixing method 10 mm Dimensions Rectified 1,220 x 2,500 mm 1.220 x 3,050 mm Tolerances; in accordance with EN 12467 (level!) Weight (ex -works) Screws, rivets, mechanical secret fixing Thickness 110 mm Weight" 1220 x2500 mm 1220x3050 I 16.8 kg!m2 51.2 kg/sheet 62.5 kg sheet I G0287 The dimensions of the grooves are purely indicative. These are nominal dimensions which are subject to tolerances. The grooves are running in the longitudinal direction of the sheet. Please contact EURO PANELS OVERSEAS for more information. 4 Colour The colour is through -out the sheet. Natural colour differences. possibly accentuated by the orientation of the sheet. the viewing angle and the effects of light and moisture. are possible. The sheet becomes a frttte lighter with aging. The sheet is characterised by a grooved surface. White spots and other inclusions are inherent to the material. The risk of colour differences between the various sheets decreases as the whole party is ordered at once. LiNEA._ps_eng EPO 01-01-15 EURO PANELS OVERSEAS. Technical Service Centre 1,4 latest revmon 0110914 . Afiercutfsig,".'. Thickness ± 1.0 mm Length`and'width , ± 2 mm Squareness :; 1.0 mmlm Weight (ex -works) Screws, rivets, mechanical secret fixing Thickness 110 mm Weight" 1220 x2500 mm 1220x3050 I 16.8 kg!m2 51.2 kg/sheet 62.5 kg sheet I G0287 The dimensions of the grooves are purely indicative. These are nominal dimensions which are subject to tolerances. The grooves are running in the longitudinal direction of the sheet. Please contact EURO PANELS OVERSEAS for more information. 4 Colour The colour is through -out the sheet. Natural colour differences. possibly accentuated by the orientation of the sheet. the viewing angle and the effects of light and moisture. are possible. The sheet becomes a frttte lighter with aging. The sheet is characterised by a grooved surface. White spots and other inclusions are inherent to the material. The risk of colour differences between the various sheets decreases as the whole party is ordered at once. LiNEA._ps_eng EPO 01-01-15 EURO PANELS OVERSEAS. Technical Service Centre 1,4 latest revmon 0110914 Product information sheet EQUITONE [lineal LT FCP-05 EURCPANELS 5 Technical properties Average values according to the European standard EN 12467 'Fibre -cement flat sheets', which describes classification and most testing methods. A. Testing according to ISO quality management system Density Dry EN 12467 1,580 kg/m' Bending strength i Ambient, l EN 12467 32.0 N/mm3 Ambient, // EN 12467 22.0 N/mm' Modulusofelasticity , . ;;': ;; Ambient, 1 EN 12467 > 14,000 N/mm3 Ambient, 1/ EN 12467 > 12,000 N/mm3 ^ Hygrtc movement ° Viµ;: 0-100%, mean 1.60 mm/m Porosity 0-100% < 25 % 8. Classification Durability dassficatwn ' EN 12467 Category A Class 5 Strength dassfication EN 12467 Fire reaction EN 13501-1 A2 -sl -d0 C. Type test or best estimate :lmpe neabiitytest EN 12467 Ok Waimwater,test' EN 12467 Ok Sail( dry teit;7 r " EN 12467 Ok 'Freezethaw teit`. EN 12467 Ok ':Thermal"expansion coefficient , . a : 0 < 0,01 mm/mK Thermal coridii anti _ i. 0.390 W/mK D. Supplementary tests Impact resistance Hard body.(1 kg):; cm height / mm depth 80/0,51 .Hygric n ovemeritt +, . ' After 24h submersion < 1,20 mm/m .ra z.. After 6h watering End use < 0,8 mm/m With Karsten pipe after 48h < 1 ml ' Beading effect g,LL,,,u . _ Contact angle >140* . Fire reactioniin end use x. With mineral wool RD 12.07.2012 A2,s1-d0 With PIR RD 12.07.2012 B,s1-d0 6 Advantages Providing the application guidelines are followed, EURO PANELS OVERSEAS fibre -cement sheets have the following superior mix of properties compared to other materials: • fire safe (no fire ignition, no spread of fire) • sound insulating • resistant to extreme temperatures • water resistant (if in compliance with application guideline) • resistant to many living organisms (fungi, bacteria, insects, vermin, etc.) • resistant to many chemicals • environmentally friendly. no harmful gas emissions In addition, EQUITONE (linea] LT has the following specific properties • strong and rigid sheet • smooth aesthetic surface with natural hues • natural pure colour 7 Applications EQUITONE [lineal LT can be used in the following applications: • Facade: facade cladding • Exterior ceiling: decorative cladding of ceiling LINEAyis_eng EPO01-01-15 EURO PANELS OVERSEAS. Technical Service Centre on ete'- ‘m,on„ 2'4 latest revision 01109'14 Product information sheet EQUITONE [linea] LT FCP-05 EURCPANELS 8 Available factory finishing EQUITONE [linea] LT can be supplied by EURO PANELS OVERSEAS cut to size. When cutting the direction of the grooves can be taken into account. Holes 5 to 11 mm in diameter for visible fixing can be factory pre -drilled. 9 Application data !!: Sawing and drilling must take place in a dry environment. For decorative applications, sawdust and drillings must be immediately removed from the sheet with a dry micro -fibre towel. Not removed sawdust and drillings can cause permanent stains. During the mechanical machining of panels, adequate machinery with dust extraction and/or ventilation should be foreseen. If dust extraction is not efficient, dust masks of type FFP2 or better according EN149:2001 should be used. Cutting/Sawing: When processing the sheet it must be sufficiently supported so that it does not sag. The sawing bench must be very stable and may not vibrate. The sheet may not be under tension when sawing. The sheet must be free of vibration and tension during sawing for a good saw cut. Cutting in the wrong way can cause delamination problems of the edge. The EQUITONE [linea] LT LT should ahxays be sawn from the rear. • Circular saw with guidance % Use preferably the universal saw blade with carbide diamond -tipped teeth for fibre cement, ▪ Available diameters: 160 and 190mm (available from Leitz-Service) ▪ Always saw from the backside so front side down • Jigsaw • Use preferably a saw blade with carbide tipped teeth for fibre cement (e.g. Bosch type T141 HM. available from EURO PANELS OVERSEAS) • Always saw from the backside so front side down • Sawed longitudinal edges must be smoothened with sandpaper (grain P80) • Sawed shorter edges must be treated with a sand bloc with P80 sanding paper. The ends of the ribs should have the same slope as the milling design Drilling: The sheet is best supported around the hole to be drilled (e.g. by a wooden table). • for holes: carbide -tipped twist drill (or completely in carbide) with a 60° nose angle (available from EURO PANELS.OVERSEAS) • Available diameters: 5.0 — 8.3 —11.0 mm • for round apertures: hole saw with carbide tipped teeth (e.g. type Pionier from Metabo) • Sawed edges must be smoothened with sandpaper (grain P80) Fastening accessories: Depending on the application the following fastening accessories can be used (see application instructions for more information). • Screws: Can be used in completely prednlled holes only. ribs have to be milled away. • Rivets: Can be used in completely predrilled holes only, ribs have to be milled away, • Mechanical secret fixing (Tergo+) Ribs of the panel should be milled to sink the head of the visible fixings to the lower part of the milling design (see application guidelines) Sealant: Only use neutral sealants. Non -neutral silicones or thiokots can result in spots. 10 Handling LINEA eng_EPO0141-15 EURO PANELS OVERSEAS Technczl Service Centre �• ete".!,0,nermt, 314 latest Tewson 0109114 Product information sheet EQUfTONE [linea] LT FCP-05 EUROPANELS The sheets are packaged on pallets. They are to be transported under a cover. The sheets must be horizontally stacked on a flat surface. The sheets must always be sufficient supported so that they do not sag. The sheets must be stacked in a dry ventilated space. If the sheets are stored outside, they must always be protected against rain by a tarpaulin or plastic cover. If the sheets do become wet in the packing, all packaging must be removed and the streets must be placed in a way that they can dry out thoroughly. It is recommended to allow the sheets to acclimatise in the space where they are to be used. A sheet must always be lifted from a stack by two persons and then be carried vertically. 11 Health and safety aspects During the mechanical machining of panels, dust can be released which can irritate the airways and eyes. Apart from this, the inhalation of fine (respirable size) quartz containing dust, particularly when in high concentrations or over prolonged periods of time can lead to lung disease and an increased risk of lung cancer. Depending on the working conditions, adequate machinery with dust extraction and/or ventilation should be foreseen. For more ample information, please check the Safety Data Sheet (based on 1907/2006/EC, article 31). 12 Warranty The warranty on the product is only valid if the EURO PANELS OVERSEAS application guidelines are respected. tf in any doubt regarding the suitability of EURO PANELS OVERSEAS sheets in any given application, it is advisable to request specific recommendations from EURO PANELS OVERSEAS. Under no circumstances can EURO PANELS OVERSEAS be held liable for applications of their sheets implemented without approval from EURO PANELS OVERSEAS. 13 Maintenance and cleaning For minor soiling, washing with a mild household detergent or soft soap solution followed by rinsing with clear water. 14 Certification The manufacturer can - within the framework of the European Regulation N° 305/2011 (CPR) - present the Declaration of Performance (DOP) of the product such confirming that the product has a CE marking. The CE marking guarantees that the product is in accordance with the basic requirements determined by the harmonized European standard and applicable to the product. The Declaration of Performance is presented in accordance with the CPR and can be found at www.infodop.com. The products are delivered with the KOMO-certificate. The manufacturer is also ISO certified according ISO 9001 (Quality), ISO 14001 (Environment) and OHSAS 18001 (Health and safety). CE iralk UM WA •MM 15 More information Information on the different applications can be found in the EURO PANELS OVERSEAS application guidelines. They can be found on the website or can be obtained on demand by phone. Information about extemal suppliers can also be downloaded from the website. This product information sheet replaces any previous editions. EURO PANELS OVERSEAS reserves the right to amend this information sheet without prior notice. Readers should always satisfy themselves that they are referring to the most recent version of this document. No part of this text can be changed without permission of EURO PANELS OVERSEAS. EUROPANELS P .0 Centra' Semmes Kutetmansstraat 1 B-1880 Kapelleop-deo-Bos Belgium Tel 0032 (0)15 71 73 80 Fax 0032 (0)15 71 73 89 mfo@europanels net www.euroeanels.net Registered office address. Bormsl:aat 24.13-2830 WBlebroek - BELGIUM LINEAyts_eng_EPO 01-01.15 EURO PANELS OVERSEAS Techrvcat Servge Centre eter-: rte1 4:4 latest revs:dn 0118,14 ALL METALS, LLC Letter of Transmittal Project Name: Washington Place All Metals, LLC Date: 912612016 Transmitted To: Absher HSP -01 'tolerance Number. Mailing Transmitted By: Tony Frye All Metals. LLC 10107 South Tacoma Way. Ste A5 Lakewood. WA 98499 Tel 360-261-6031 Fax. 503-482-7413 Submittal Package No Dissertation Due Data Package Action Transmitted For Delivered Via Tracking Number teems gibe Spec Section paayeorion Item Action Hardie 1 Hardie board venx9e Wing CC: Dominos Name itemaiks Cor1'tadt Rime eobias Notes Tony Frye 9!2612016 Signature Date Page 1 ea nar-u 1 TECHNICAL DATA SHEET Effective May 14, 2016 M FVI ratim� stale, and Imp biking ccde imp Hard�ePaneus fastened to n bei aid 'awe T ,' n0resnrigentthan s the hlarieParr e tc4 sidrg instalka�cm mint tai. JamesHardie wood •furring State and btl requlenen5vn take Pew �• m- •oe The proviaonsof thisdocument apply to Commercial and Multifamily projectswith minimum W wood fumng not exceeding a height of 75 feet For additional solutions, please reference ICC-ESEngineering rvice Report. EER -1844, available at JamesHardie.com General Descri.tion HardiePanet® vertical siding isa noncombustible fiber -cement panel siding, manufactured by James Hardie Building Products All James Hardie manufactunng plants are third party quality assurance certified by Intertek Testing cervices Product Dimensions Thickness -5/16 inch Length -96, 108, or 120 inches Width -48 inches Product Composition HardiePanel®vertical siding isa Grade II. Type A. fiber -cement fiat sheet asdefined by ASTM C 1186. The panelsare manufactured by the Hatschek process and cured by high pressure steam autoclaving. Code Com • fiance - HardiePanel® vertical siding fiber -cement com plies with. ICC-ESAC90Acceptance Criteria on Aber Cement Sding used asExtenorSding, The 2006 2009. and 2012 International Budding Code® (IBC) 5rction 1404.10 and 2006, 2009. and 2012 International Residential Code® (IRC) Table 8703.4 and S1;ctionR703 10 1 asASIM C 1186-08 Sanded $tecification Grade i1. Type A, Non-AsbestosFber-Cement Rat Sleets - Fre Charactenstics: HardiePanel® vertical siding *deemed a noncombustible budding material in accordance with ASTM E 136, HardrePanel® vertical aiding may be used in ASTM E119 fire reastance rated assembliesastisted by Wamock Hersey (for more information contact JamesHardie at 1-888 J-HARDIE(1-888 542-7343) or mfoj Uamed-lardie coin): 60 minute d esg ns - JI -II WA 60-01. JH/WA 60-09. JH/WA 60-10 120 minute designs- JH/WA 120-02, JH/WA 120-04 HardiePanel® vertical sding isa CIassA product according to 2006, 2009, and 2012 International Budding Code® (IBC) 3?ction 803 1 1 Sriace burning characteristics In accordance with ASTM E84. Rame Soread Index s0and Snoke Developed Index s5 - Wind Design -Allowable Fastener Sp acing. The Design Load Table. Table 2, drown in this Sleet provides allowabte fastener spacing to wood fumng installed over minimum 20 gauge meta k or wood studs lhistable isintended for projectsnot exceeding a height of 75 feet. The Design Load Table shown in this sheet providestested assembkeswhich are in no way meant to be an exact description of all the conditions on any specific project. James Hardie recognizesthat each project has specific conddionswhich must be taken into account which cannot be accurately captured by an engineered wind speed table It is tor this reason that the Design toad Table shown in this sheet provides the allowable desgn load for each configuration Table 1,HardiePanel®vertical sidin•ASTMC1186Ph sicalPro •ertiesand al•.lementa F •uirements Wamock Hersey AU1HORJZATION TO MARC %NTERTet USED Client # 8518, 17832 US Property Requirement Pass/Fail Dimensional Tolerances Length Width Thickness Squareness Edge Straightness t 0 5% t 0 5% t 1 6 mm < 10 9 mm < 10 9 mm Pass Dimensional Variation Lengln Width Thickness < 6 0 mr. < 6 0 mw < 2 4 mm Pass water Absorption, % by mass As reported dote 1 Density. kgIm1 As reported !rote 1 Moisture Movement 30-90% Reia6ve Humidity After 38 -tour saturation As reported As reported vote 1 Flexural Strength Wet conditioned MPa Equabrerrl conditioned MPa FreezerThaw % wet retention Warm Water. % wet retention > 7 0 MPa > 10 0 MPa > 80% >_ 85% Pass Moisture Content. % As reported dote 1 Water Tightness 140 drop formation Pass Warm Water Resistance, Observations No ramble sacks or stratum! alteration Pass HeatIRain Resistance No visible cracks or structural alteration Pass Freeze/Thaw(Frost) Resistance Obseryatxx* Mass Loss. % No visible aaccs or structural akeratncn s_ 30% Dass Surface Burning Characteristics FSI = 0. SDI c 5 Pass results are re b 2015 James Hardie eu king Products Inc Al ng.. reserved TM SM and <0 denote trademarks or regsrered trademarks of James Hanle Technology Lnntad M is a registered tradisnark of James Hardie Ternalogy tented Page 1 of 3 H5P-01 TECHNICAL DATA SHEET Effective May 14, 2016 . NI retivrd std, and lord hulks cafe HardiePanel`� fa stened to m5tbefdIoredand utterethey aae doe stringent than JamesHardie reqsrenerts the H3diePad®inerordsiaryinstallation reg wood furring stateerdId .orateMsw6Itakepry Table 2, Wind Desi. n Table Allowable Wind Speed (mph) for HardiePanel Siding (Analytical Method in ASCE 7-10 Chapter 30 C&C Part 1 and Part 3)6 C 2015 Jams Harem Sugary Prod .ts Inc Al rights reserved TM SM and A dame trademarks or registered trademarks of James Hard,e Terltnoiogy lvmted no a registered 00000tark of Jams Hanle Ternalogy Urn ted Page 2 of 3 2012IBC' iUltimate Design Wind 3 Speed. J,,, ; 20121RC • 2009. 2006 IBC & IRC" Basic Wind Speed. V ) Wind exposure category Wind exposure category Product Minimum Product Thickness (in.) Width (in.) Fastener Type Fastener Spacing pal Frame Type Stud Spacing lin.) Furring Type & Dimensions Allowable Design Load Ipso Building Height' S (ft.t 8 C 0 8 C D HardiePenelr) 5( 16 48 No 8 X 1.25" long X 0.323' HD ribbed bugle head strews 6" O.C. into furring only 2X4 wood or 20 ga. steel framing 16 314" thick by 3.5' wide wood furring 139 -53.6 0-15 193 175 159 149 135 123 20 193 170 155 149 132 120 25 193 166 152 149 129 118 30 193 163 150 149 126 116 35 189 160 148 146 124 114 40 185 158 146 143 122 113 45 179 154 143 138 119 111 50 179 154 143 139 120 111 55 177 153 142 137 119 110 60 175 152 141 135 117 109 65 154 134 125 120 104 97 70 153 133 124 118 103 96 75 151 132 123 117 102 95 HardiePanek'= No.8 X 1.25' long X 0.323- HD ribbed bugle head screws55 8" O.C. into furring only v 2X4 wood or 20 ga. steel framing 3'4- thick by 3.5- wide wood furring +ss -43.8 0-15 174 158 144 135 122 111 20 174 154 140 135 119 109 25 174 150 138 135 116 107 30 174 147 135 135 114 105 35 171 145 134 132 112 103 40 167 143 132 129 111 102 45 164 141 131 127 109 101 50 162 140 129 125 108 100 160 138 128 124 107 99 60 158 137 127 122 106 99 65 140 121 113 108 94 87 70 138 120 112 107 93 87 75 135 119 112 106 92 85 HardiePanel4' 5 16 48 No 8 X 1.25- long X 0.323' HD nbbetl bugle head stre:re5 10' O.C. alto furring only 2X4 wood or 20 ga. steel framing 16 3'4 -Thick by 3.5' wide woodfaring if,; -38.8 0-15 164 149 135 127 115 105 20 164 145 132 127 112 102 25 164 141 130 127 110 1GG 30 164 139 127 127 107 99 35 161 136 126 124 105 9' 40 157 134 124 122 104 95 45 155 133 123 120 133 95 50 152 131 122 118 102 94 55 151 130 121 117 101 94 60 149 129 120. 115 1100 93 65 131 114 - 102 86 - 70 130 113 - 101 88 - 75 128 112 - 99 87 - C 2015 Jams Harem Sugary Prod .ts Inc Al rights reserved TM SM and A dame trademarks or registered trademarks of James Hard,e Terltnoiogy lvmted no a registered 00000tark of Jams Hanle Ternalogy Urn ted Page 2 of 3 is TECHNICAL DATA SHEET HSP -01 41 natio 03 state. and btl laildrg dxle rarirarplts HardiePanel fastened to behibnedardwfiae0leyarenueffirc3artiten JamesHardie 4e s;�ngl�lat. wood furring state t, 3 ' roes still take pnecedrroe. Effective May 14, 2016 Table 2, Wind Desi. n Table (continued Allowable Wind Speed (mph) for HardiePanel Siding (Analytical Method in ASCE 7-10 Chapter 30 C&C Part 1 and Part 3)6 2012 IBC' (Ultimate Design Wind 1 Speed. v,,, 1 2012 IRC 2009. 2006 TBC &IRC' (Basic Wind Speed. Wind exposure category Wind exposure category Product Minimum Product Thickness 1(n) Width (in.) Fastener Type Fastener Spacing lin.) Frame Type Stud Spacing lin.) Furring Type& Dimensions Allowable Design Load tpsf) Building HeIghC s (ft,) B C D B C D HardiePanel6, 5'16 48 No 8 X 1.25' long X 0.323' HD ribbed bugle head Screws 12.0.c. into furring only 2X4 wrood or 20 a. g steel framing 16 14' thick by 3.5- wide wood furring 1r- -35.4 0-15 157 142 129 121 110 100 20 157 138 126 121 107 98 25 157 135 124 121 105 96 30 157 132 122 121 103 94 35 153 130 120 119 101 93 40 150 128 119 116 100 92 45 148 127 117 115 98 91 50 146 125 116 113 97 90 55 144 124 115 111 96 89 60 142 123 114 110 95 89 65 125 - - 97 70 124 - - 96 - - 75 123 - - 95 - - HardiePaner r 5'16 48 No.8 X 125' long X 0.323- HD ribbed bugle head screws 8' O.C. into furring only 2X4 wood or 20 g6 steel framing 24 3/4' thick by 3.5' wide ;rood furring t e -27.6 0-15 138 125 114 107 97 88 20 138 122 111 107 94 86 25 138 119 - 107 92 - 30 136 117 - 107 91 - 35 135 115 - 105 89 - 40 133 113 - 103 88 45 131 112 - 101 87 - 50 129 1 t 1 - 100 86 - 55 127 - - 98 - - 60 125 - - 97 - - 65 111 - - 86 - - 70 - - - - - - 75 - - - - - - HardiePanet+ar 3 Fre ng retalismsant 5 75 to srnxtrral 48 bars 0.090 shank X 0.215' HD t 1.5- long nng shank nail55 6' O.0 into to furring only 2X4 wood or 20 Steel framing t6 3:4' thick by 3.5- wide wood fuMng ria -04 2 9-15 185 168 152 143 130 118 20 185 163 149 143 126 115 25 185 159 146 143 123 113 30 185 156 143 143 121 111 35 187 154 142 140 119 110 40 177 151 140 137 117 108 45 174 150 138 135 116 107 50 172 148 137 133 115 196 170 147 136 131 114 135 60 168 145 135 130 113 T05 65 148 129 120 115 IOC 93 70 146 128 119 113 99 92 75 145 126 118 112 92 92 mem a a0emtre franrg v+olh straO be desrgr eo M the prop_d engineer or reference ea exrse g evaluato0 reports. for example f„•. > Cn,1 by yr,, ll i or 3,a relrMaster s 4513 N0 10X"15 I 2 Baking height - mean roof height (m Imhof a 433eldug, except that nave height shed be used tor rod angle 0 less than or dual 40 10' (2-12 roof sklpel 3 V. = itinerate desrgn wind speed 4 V, - nominal design wind speed 5 Linear mlerpobuon of beading 1,e01 and wend speed K permlled 6 Wind speed desnpr assumptions per Anal4tncal Method in ASCE 7-10 Crania 30 CSC Pan 1 and Parr 3 Ky=1 Ka -0 35, GC, -1 4 Ihs60), GC,= -1 8 )h'60). GC, -0 le 7 For 2009 IBC IRC 2006 03C,IRC. Importanice Factor I = 1 was used for calalstions 8 Wood twang shall be preservative treated per AWPA. u Wood 400109 Shell De specific greedy ct 0 42 or greater per AFPA;NDS, or wood structural panel mrgnmag b 00C P5.4 or 000 PS -2 or APA PRP 108 O 2015 James Here &Jiang Ptod.rls Inc Al rights reserved TM SM and 0 denote trademarks or registered trademarks of James manse Ts. ..ogy 4.8104ed Hz a registered trademark of James Verde Technology United Page 3 of 3 DOW CORNING Building and Construction Solutions ,;, tit �+pa��'lic o ' a�;�7 god /o roljtikv-botorpof ti Grad1 yr •• f F1 _ - _moo• _`r'�"- '"' This document is intended to provide installation and field testing instructions for Dow Cornin ' AllGuard Silicone Elastomeric Coating. Additional information regarding cleaning and maintenance is included to provide maximum, Tong-term waterproof performance for your building. Product Description 2 Substrate Compatibility 2 Compatibility with Dow Corniiie brand Products2 Colors 2 Shelf Life 2 Application 2 Design Considerations 2 Figure 1: Drip Edge Design 3 Temperature and Ftumidity3 Surface Preparation 3 Sealing Cracks 3 Table I: Surface Preparation 3 Table 1L: Estimated Application Rate 3 Workmanship 4 Priming 4 Coating 4 Drying Tinie 4 Disposal 4 Adhesion Test Procedure 4 Figure 2: Test Procedure Diagram 5 Cleaning and Maintenance 5 Limited Warranty 6 Dow Corning" AllGuard Silicone Elastomeric Coating is a one -component water-based silicone elastomer designed to waterproof above -grade exterior masonry substrates. Featuring a smooth, matte finish, this coating is available in a broad range of standard and custom col- ors that are made to order at your distributor's location. Ideal for both new construction and renovation projects, Dow Corning AllGuard Silicone Elastomeric Coating withstands wind -driven rain without water penetration. Substrate Compatibility Dona' Corning AllGuard Silicone Elastomeric Coating is designed to waterproof above -grade exterior masonry substrates, such as concrete block, fluted block, brick, stucco, synthetic stucco, poured concrete, precast concrete, Exterior Insulation Finish Systems (E1FS), and previously coated masonry substrates. Donn Corning AllGuard Silicone Elastomeric Coating generally has primer'less adhesion to these substrates. Field adhesion testing is required at the site to ensure primerless results. Compatibility with Dow Corningf=' brand Products Dow CorningAllGuard Silicone Elastomeric Coating is compatible with the Dow Cornine brand products listed here. Dow Corning AllGuard Silicone Elastomeric Coating can be applied over the sealants after they have been allowed to achieve tack -free cure (see sealant data sheets for specific cure times). It is the only coating that can be used for application over Dow Corning® 123 Silicone Seal. Products commonly used with .Dow Corning A1IGuard Silicone Elastomeric Coating include: • Dow Corning" 123 Silicone Seal • .Dow Corning" 756 SMS Building Sealant • Dow Corning" 790 Silicone Building Sealant • Dow Corning' 791 Silicone Weatherproofing Sealant • Dow Corning" 795 Silicone Building Sealant When Dow' Corning AllGuard Silicone Elastomeric Coating is used :in conjunction with Dow Corning 123 Silicone Seal and these recommended sealants, complete building protection can be achieved. 2 Colors Dow Corning AllGuard Silicone Elastomeric Coating is available in over 55 standard colors, and a full range of custom colors is available from your Dow Corning" brand construction products distributor. Shelf Life Dow CorningAllGuard Silicone Elastomeric Coating has a shelf life of nine months from date of manufacture. Design Considerations As with any high-performance material, care taken in initial design and application will result in longer coating life. In many building designs, there may be areas such as ledges and window sills that allow airborne dirt and soot to accumulate. If the design permits or promotes chan- neling of water runoff from these areas, dirt streaking is likely to result. Wall texture and environmental conditions are also im- portant factors in the quantity and type of dirt accumu- lated. Industrial areas and nearby highways increase the probability of soot and hydrocarbon in the air, resulting in a greater chance of dirt pickup and streaking. If the building's location, design, wall surface, or existing dirt streaking indicates channeling of water down the side of the wall, drip edges are rcommended on the ledges, window sills. and scuppers to reduce dirt streaking on Dori CorningAllGuard Silicone Elastomeric Coating. 1n field tests, the use of a drip edge greatly reduces or eliminates dirt streaking. The use of the drip edge moves the runoff water away from the wall, creating a non -pat- terned runoff. A drip edge can be fabricated from the same material as the window sills or from other formable composites. The design of the drip edge should allow for a minimum 1" (25 -mm) width for attachment to the ledge, with a bent edge of 15 to 450 or minimum 1/2" (13 -mm) radius, with the edge at least 1/2" (13 -mm) away from the wall (see Figure 1). The drip edge can be mechanically adhered to the substrate or attached with Dore Corning 791 Silicone Weatherproofing, Sealant or Dow Corning 795 Silicone Building Sealant. A field adhesion test on the sealant to drip edge and sill must be performed to verify good adhesion. Figure 1: Drip Edge Design Formable Composite \1/41" (25 mm) 15-45° Dow Corning® 795 +Y2"(13 mm) Silicone Building Sealant Formable Composite \f1" (25 mm) Dow Corning® 795 +v2' (13 mm) Silicone Building Sealant Temperature and Humidity .Dow Corning AllGuard Silicone Elastomeric Coating can be applied from -6 to 38°C (20 to 100°F). If the temperature drops below -6°C (20°F) after the coating is applied, the average drying time will increase. Dow Corning AllGuard Elastomeric Coating requires temperatures higher than -6°C (20°F) for a cumulative total of 24 hours to dry. Do not apply the coating when the relative humidity is greater than 90 percent or when there is a threat of rain within 24 hours. Table I: Surface Preparation' Efflorescence2 . Wipe with dark cloth Dirt/Dust Laitance Mildew Grease/Oil Wipe with dark cloth Scrape with putty knife for powdery material Visual Surface Preparation For recommendations to ensure proper cleaning and preparation of the substrate prior to coating, please refer to Table 1. Sealing Cracks • Static cracks less than 1/16" (1.6 mm) can be bridged with .Dow CorningAllGuard Silicone Elastomeric Coating. • Static cracks greater than 1/16" (1.6 mm) must be repaired by methods suitable for the substrate before being coated with Dow Corning AllGuard Silicone Elastomeric Coating. • Moving cracks should be stabilized or properly repaired for the expected movement prior to installa- tion of Dow Corning AllGuard Silicone Elastomeric Coating to prevent tearing of the coating due to excessive movement. Wire brush; then clean with high-pressure water. On stubborn deposits, mix one part muratic acid (or similar) to 12 parts water; then clean with high- pressure water. High-pressure water cleaning looking Scrape with steel scraping tool followed by high- pressure water cleaning. Scrub with five percent bleach solution followed by high-pressure water cleaning. Trisodium phosphate (TSP) solution in hot water and high-pressure water cleaning Must be removed by mechanical abrasion or abrasive water cleaning High pressure water clean the building to remove any loose sections prior to coating the building. 1 These are general recommendations: please refer to substrate manufacturer for specific remediation recommendations. 2 Efflorescence may be caused by migration of water through a cementitious substrate reacting with components of the mix. Removing efflores- cence may not prevent further formation of efflorescence at a later time without mitigating water migration within the substrate. 3 If water beads on the surface, the surface is contaminated. Apply a test treatment of detergent or caustic soda with a bristle brush to remove contamination. Retest. If water still beads, a penetrating water repellent may exist and will interfere with adhesion. Contact your Dow Corning Technical Service Representative for further recommendations, Sprinkle water on surface Form release, curing, or Visual; sprinkle water on the surface -hardening compounds surface3 Existing paints/coatings Visual Table II: Estimated Application Rate' (10 -mil [0.25 mm] minimum dry film thickness) Smooth (brick, precast concrete) Medium (sand, #3 vermiculite, stucco) Coarse (aggregate, split face block, EFS) 70-80 50-70 30-50 1 Application rates vary tremendously with porosity and degree of texture on the substrate. These values are estimate at the job site prior to bidding the project. 1.7-2.0 1.2-1.7 0.8-1.2 nd should be confirmed Workmanship • Protect adjacent surfaces and surroundings that are not to be coated. • Apply a minimum am() coats to achieve a dry film thickness of> 10 mils (0.25 mm). • Follow design considerations. Priming (if needed') One coat of primer is required. 1. Apply at a rate of 300 ft'/gallon (7.4 m2/L) using a 1/2 to 3/4" (13- to 19 -mm) synthetic nap roller, nylon bristle brush, or airless sprayer. 2. Apply primer to the point of rundown. 3. Dry 30 minutes to two hours. Actual drying time will depend on temperature. humidity, and wind condi- tions. Allow an additional 30 minutes to dry after dry to the touch. 4. Apply coating over primer at least 30 minutes after primer is dry to the touch, but within 24 hours. If the surface cannot be coated during this time, care should be taken to ensure the -primed surface is free of dirt and debris before applying coating. Coating A minimum of two thick (10- to .12 -mil) coats of . Dow C'orning AI1Guard Silicone Elastomeric Coating are necessary to achieve the required 10 -mil (0.25 -nim) minimum dry film thickness to attain protection against through -water penetration and to qualify for a project - specific warranty. Apply the coating in a minimum 10- to 12 -mil (0.25-mtn) wet thickness (see Table 11 for estimated application rates; a job -specific mockup is recommended to determine actual usage). Typically, two 10- to 12 -mil (0.25 -mm) wet coats w'i11 result in the required 10 -mil (0.25 -mm) dry coating thickness; however, an additional coat may be required due to surface texture or porosity. Apply using a 3/4 to 11/2" (19- to 38 -mm) nap, poly- ester, or 50/50 polyester/wool blend roller cover, nylon bristle brush, or airless sprayer. When applying the coating with a roller, apply it in a fan pattern to achieve uniform thickness. Always finish roller applications in the same direction to reduce visual surface texture differ- ences. When applying with an airless sprayer, follow the spray application with a back roll of material to ensure a uniform coating and appearance. 1 To determine if a primer is required, perform field adhesion tests as outlined on page 4 of this guide, 4 Allow the coating to dry (typically two to four hours) before applying the next coat. Note: .Do not thin or cut back Dow Corning AllGuard Silicone .Elasto777eric Coating. Drying Time After the final coat has been applied, the average drying time is 4 to 8 hours, depending upon temperature, humidity, and wind conditions. If the temperature drops below -6°C (20°F) after the coating is applied, the av- erage drying time will increase. Dow C'or77ingAllGuard Elastomeric Coating requires temperatures higher than -6°C (20°F) for a cumulative total of 24 hours to dry. Dow Cor77i77g AllGuard Silicone Elastomeric Coating will attain full adhesion and physical properties in seven to 14 days. Low Temperature Application If temperatures drop below --6°C (20°F), the coating will freeze on the surface until the temperature increases. This will not affect the cured properties of the coating, but will extend the drying time. The coating should be dry to touch and not simply freeze between coats. Application equipment such as rollers and the tips of spraying equhpment should be kept above 0°C (32°F) when not in use. Disposal See the Safety Data Sheet (SDS) for disposal information. Field adhesion testing is recommended to ensure the coating is properly adhering to the substrates. Tests must be made on all sides and different substrates of the building being coated. 1. Prepare surfaces as described in Table I. 2. Use of a primer is optional; but testing is required to ensure sufficient adhesion in primerless applications. If primer is used, apply per the application method and allow to dry. 3. Apply the first coat of Dow Corning AllGuard Silicone Elastomeric Coaling at a rate of 10- to 12 - mil (0.25- to 0.31 -nun) wet film thickness. Embed a cheesecloth strip (1" x 12"125 x 305 mm]) in the wet coating with a paint brush. Figure 2: Test Procedure Diagram Cheesecloth 1" x 12" (25 x 305 mm) 8" (203 mm) embedded in coating Second Coat 10 mil (0.25 mm) wet First Coat 10 mil (0.25 mm) wet ITypical Surface .4. Apply the second coat over the cheesecloth at the same 10- to 12 -mil (0.25- to 0.31 -mm) wet film thickness and allow to fully cure for 7 to 14 days. This is an adhesion test only; additional coats may be required to achieve thickness requirements. 5. Test adhesion of the coating by pulling the uncoated part of the cheesecloth at a 180° angle at a slow, steady rate. 6. Inspect and note the percent cohesive failure (per- cent of coating material left on the wall surface). At least 80 percent of the coating should remain on the substrate. if the 80 percent retention is not achieved, reclean and test another suitable section. If necessary, contact Dow Conning Technical Service for further instruction. (Refer to Dow Corning's web site, dowcorning.com, for the location of the nearest Dow Corning Technical Service facility.) 7. If adhesion cannot be achieved, the test should be repeated using Dow Corning' AIIGuard Pruner. 5 1. Abrasive cleaners and cleaning equipment should never be used. 2. Routine cleaning is suggested, and dictated by the surrounding environment. Visible debris, such as airborne dirt or soot, should not be allowed to collect on the coating for a long period of time. This will increase cleaning effort and may be difficult to completely remove. 3. Recommended cleaning method involves the use of pressurized water and a basic cleaning agent such as trisodium phosphate (TSP) or Simple Green`''. Water pressure should not exceed 1,500 psi (10.3 M:Pa) to clean the surface without removing the coating mate- rial from the wall surface_ A small test patch should be done first to determine how long the cleaning agent should be left on the surface before rinsing. 4. Stubborn marks may require the use of a soft bristle brush with the cleaning solution. Avoid stiff brushes that may abrade the coating. 5. Any touch-ups or repairs to the coating can be accom- plished by applying Dow Corning AllGuard Silicone Elastomeric Coating to the clean, dry area according to the recommendations in this application guide. Unless Dow Corning issues a project -specific written warranty, Dow Corning warrants only that the goods meet Dow Corning's sales specifications at the time of shipment. DOW CORNING EXPRESSLY DISCLAIMS ANY EXPRESS OR IMPLIED WARRANTY OF MERCHANTABILITY OR FITNESS FORA PARTIC- ULAR PURPOSE. The buyer's exclusive remedy and Dow Corning's sole responsibility for any claim arising out of the purchase or use of these goods is expressly limited to either replacement of the nonconforming goods or refund of the purchase price within 90 days of the date of purchase. Dow Corning offers a project -specific 10 -Year Limited Performance Warranty when the Dow Corning AllGuard Silicone Elastomeric Coating is applied in accordance with Dow Corning's published application guidelines. Contact your Dow Corning Sales Representative for details or to apply for a project -specific warranty. Under this Limited Warranty, for a period of ten years from the date of purchase, Dow Corning will be responsible for the cost of replacement coating for any areas in which the Dow Corning AllGuard Silicone Elastomeric Coating fails to protect the above -grade substrate from through -water penetration and for the cost of labor to ap- ply such replacement coating, up to a maximum of five times the cost of the replacement coating. Dow Coming's warranty is subject to certain restrictions and does not cover faults attributable to workmanship or the appear- ance of the coating. NOTE: No warranty is available when Dow Corning AllGuard Silicone Elastomeric Coating is used on a single-family' residential dwelling. 6 Learn more For more information about how Dow Corning! brand silicone solutions can help meet your high performance building needs, visit dowcorning.com/construction or contact us at dowcorning.com/ContactUs. DOW CORNING Images: Cover—AV05582, AV25082 HANDLING PRECAUTIONS PRODUCT SAFETY INFORMATION REQUIRED FOR SAFE USE IS NOT INCLUDED IN THS DOCUMENT. BEFORE HANDLING, READ PRODUCT AND SAFETY DATA SHEETS AND CONTAINER LABELS FOR SAFE USE, PHYSICAL AND HEALTH HAZARD INFORMATION. THE SAFETY DATA SHEET IS AVAILABLE ON THE DOW CORNING WEBSITE AT DOWCORNING.COM, OR FROM YOUR Dow Coming SALES APPLICATION ENGINEER, OR DISTRIBUTOR, OR BY CALLING DOW CORNING CUSTOMER SERVICE. LIMITED WARRANTY INFORMATION — PLEASE READ CAREFULLY The information contained herein is offered in good faith and is believed to be accurate. Howev- er, because conditions and methods of use of our products are beyond our control, this informa- tion should not be used in substitution for customer's tests to ensure that our products are safe, effective and fully satisfactory for the intended end use. Suggestions of use shall not be taken as inducements to infringe any patent. Dow Corning's sole warranty is that our products will meet the sales specifications in effect at the time of shipment. Your exclusive remedy for breach of such warranty is limited to refund of purchase price or replacement of any product shown to be other than as warranted. TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, DOW CORNING SPECIFI- CALLY DISCLAIMS ANY OTHER EXPRESS OR IMPLIED WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE OR MERCHANTABILITY. DOW CORNING DISCLAIMS LIABILITY FOR ANY INCIDENTAL OR CONSEQUENTIAL DAMAGES. Dow is a registered trademark of The Dow Chemical Company. Dow Corning is a registered trademark of Dow Coming Corporation. The Corning portion of the Dow Coming trademark is a trademark of Corning Incorporated, used under license. Simple Green® is a registered trademark of Sunshine Makers, Inc. ©2000-2013, 2016 Dow Corning Corporation, a wholly owned subsidiary of The Dow Chemical Company. All rights reserved. 30023278 Form No.62-617E-01 Product Information Silicone Coatings FEATURES & BENEFITS • Provides long-term waterproofing protection • Maintains water protection properties even when exposed to sunlight, rain, snow, or temperature extremes COMPOSITION • One -component, pigmented, water- based silicone elastomer DOW CORNING Dow Corning® AllGuard Silicone Elastomeric Coating Water-based silicone elastomer for waterproofing above -grade exterior masonry substrates APPLICATIONS • Dow Corning® AllGuard Silicone Elastomeric Coating is designed to waterproof above -grade exterior masonry substrates, such as concrete block, fluted block, brick, stucco, synthetic stucco, poured concrete, precast concrete, exterior insulation finish systems (EIFS), and previously coated masonry substrates. TYPICAL PROPERTIES Specification Writers: These values are not intended for use in preparing specifications. Please contact your local Dow Corning sales office or your Global Dow Corning Connection before writing specifications on this product. Test' Property Unit Result ASTM D 2369 Solids Content % by weight % by volume 58.6 50.1 ASTM D 1475 Specific Gravity Ib/gal (kg/L) 9.64 (1.155) ASTM D 2196 Viscosity2 cps (Pa s) 37,500 (37.5) ASTM D 1849 High Temperature Stability days (no change in viscosity) > 28 EPA Method 24 Volatile Organic Content' (VOC) g/L (Ib/gal) < 50 (< 0.42) As Cured ASTM D 2240 Durometer Hardness, Shore A points 38 ASTM D 412 Tensile Strength psi (MPa) > 145 (1.00) ASTM D 412 Elongation % 600 ASTM D 1653 Permeance English perms (ng/(m2.Pa.$)) 43.2 (2480) ASTM D 522 Room Temperature, Flex, 1/8" mandrel Pass ASTM C 711 Low Temperature Flex, 1/4" mandrel Pass ASTM D 3274 Fungus Resistance No growth ASTM D 6904 Wind Driven Rain4 Pass ASTM D 2243 Freeze/Thaw Resistance No Change 'ASTM: American Society of Testing and Materials. 'Brookfield HAV, spindle #3, 2 rpm. 3VOC includes all Dow Corning approved colors (EPA method 24 or 40 CFR 59.406 data). 4Measured on coating system with two coats (10 mil dry film thickness) of Dow Corning AliGuard Silicone Elastomeric Coating. DESCRIPTION Dow Corning AlIGuard Silicone Elastomeric Coating is a one -part, 100 percent water-based silicone elastomer supplied in three tint bases for pigmenting at distributor locations. The coating is typically applied in two coats. The use of Dow Corning® AllGuard Primer may be necessary based on the substrate. The coating can be roller, brush, or spray applied. It cures to form a flexible membrane that is impervious to water but has the ability to "breathe," allowing water vapor to escape from inside the substrate. Its matte finish minimizes brush and roller marks. The coating provides long-term waterproofing protection, withstanding hurricane -force, wind - driven rain; normal movement imposed by seasonal thermal contraction and expansion; ultraviolet radiation; and the elements. The coating maintains its water protection properties even when exposed to sunlight, rain, snow, or temperature extremes. Once pigmented, it is a ready -to -use material that can be applied between -6°C (20°F) and 38°C (100°F) to a clean, dry surface. The average drying time is 4 to 8 hours, depending upon temperature, humidity, and wind conditions. If the temperature drops below -6°C (20°F) after the coating is applied, the average drying time will increase. Dow Corning AllGuard Elastomeric Coating requires temperatures higher than -6°C (20°F) for a cumulative total of 24 hours to dry. Dow Corning AllGuard Silicone Elastomeric Coating will attain full adhesion and physical properties in 7 to 14 days. Dow Corning AllGuard Silicone Elastomeric Coating is available in more than 55 standard colors or can be custom colored to order. HOW TO USE When properly applied and cured, Dow Corning AllGuard Silicone Elastomeric Coating provides a fast, easy, and effective method of keeping exterior above -grade surfaces waterproof. Design Considerations In many building designs, areas such as ledges and windowsills allow air- borne dirt and soot to accumulate. Surfaces exposed to concentrated water run-down may appear dirty or streaky over time and the coating may become difficult to clean. In those areas, drip edges should be installed before the coating is applied to rechannel water away from the surface to protect the long-term appearance of the facade. The success of a drip edge is achieved by moving the runoff water away from the wall onto the drip edge, creating a non-uniform runoff. A drip edge can be fabricated from the same material as the windowsills or from other formable composites. The drip edge can be mechanically adhered to the substrate or attached with Dow Corning® 795 Silicone Building Sealant (see Figure 1). Surface Preparation All surfaces to be coated with Dow Corning AIIGuard Silicone Elastomeric Coating must be prepared as described in the most recent Dow Corning AllGuard Silicone Elastomeric Coating Application and Maintenance Guide (Form No. 62-617). The following is a short reference guide for surface preparations. All surfaces must be clean and free of dirt, frost, dust, oil, grease, mold, fungus, efflorescence, laitance, peeling coating, chalking coating, and any other foreign material. Green concrete must be allowed to cure 28 days before application of Dow Corning AllGuard Silicone Elastomeric Coating (see "Limitations"). Pressure clean, wire brush, or grind the wall surface to remove all of the above materials. Repair any damaged concrete, stucco, block, brick, masonry, or EIFS. Repair cracks larger than 1/16" (1.6 mm) with a material that is compatible with the substrate and Dow Corning AllGuard Silicone Elastomeric Coating. Dow Corning® 790 or 795 Silicone Building Sealant or Dow Corning® 791 Silicone Perimeter Sealant can be used for crack repairs. "STm„e SEALANT.WATERPROOFING & RESTORATION INSTITUTE Issued to: Dow Corning Corporation Product: AIIGuard Silicone Elastomeric Coating ASTM 0 6904: Resistance to Wind Driven Rain Weight Gain: 1.1 oz. Water Leaks: None Pass ✓ ASTM D 412: Tensile Properties Tensile Strength: 262.5 psi Elongation: 661.9% Pass ASTM C 1305: Cracking Bridging Ability Results: No cracking Pass ✓ ASTM D 2697: Solids Content by Volume Results: 51.8% Density: 9.8 lbs/gal. Pass ✓ Validation Date: 2/24/14 - 2/23/19 No. 214-ASEC219 Copyright © 2014 WALL COATINGS VALIDATION www.swrionline.org Coating A minimum of two coats of Dow Corning AllGuard Silicone Elastomeric Coating are necessary to achieve the required 10 -mil (0.25 -mm) minimum dry film thickness to attain protection against through -water penetration and to qualify for a project -specific warranty. Apply the coating in a 10 -mil (0.25 -mm) wet thickness (a job - specific mockup is recommended to determine actual usage). Due to Dow Corning AllGuard Silicone being 2016, November 28 Form No. 62-048S-01 Dow Corning is a registered trademark of Dow Corning Corporation. The Corning portion of the Dow Corning trademark is a trademark of Coming, Incorporated. used under license. We help you invent the future is a trademark of' Dow Corning Corporation. Simple Green is a trademark of Sunshine Makers, Inc. XIAMETER is a registered trademark of Dow Coming Corporation. Ca 2000-2016 Dow Corning Corporation, a wholly owned subsidiary of The Dow Chemical Company. All rights reserved. 2 50% solids, two thick wet coats (10- to 12 -mil [0.25- to 0.30 -mm]) will result in the required 10 -mil (0.25 -mm) dry coating thickness. On occasion, a third coat may be necessary on porous or rough surfaces to achieve the minimum dry film thickness. Apply using a 3/4 to l'/2" (19- to 38 -mm) nap, polyester, or 50/50 polyester/wool blend roller cover, nylon bristle brush, or airless sprayer. When applying the coating with a roller, apply it in a fan pattern to achieve uniform thickness. Always finish roller applications in the same Figure 1: Drip Edge Design Consideration Formable Composite 1" (25 mm)„, Dow Domingo 795 Silicone Building Sealant 15-45° '/2 (13 mm) Allow the coating to dry (typically 2 to 4 hours) before applying additional coats. Note: Do not thin or cut back Dow Corning AllGuard Silicone Elastomeric Coating. After the additional coat has been applied, the average drying time is 4 to 8 hours, depending upon temperature, humidity, and wind conditions. Dow Corning AllGuard Silicone Elastomeric Coating will attain full adhesion and physical properties in 7 to 14 days. Low Temperature Application If temperatures drop below -6°C (20°F), the coating will freeze on the surface until the temperature increases. This will not affect the cured properties of the coating, but will extend the drying time. The coating should be dry to touch, not simply freeze between coats. Application equipment such as rollers and the tips of spraying equipment should be kept above 0°C (32°F) when not in use. Dow Corning AllGuard Silicone Elastomeric Coating was developed to obtain good adhesion to the substrate without the need of a primer. To Formable Composite 1" (25 mm), Dow Comings 795 Silicone Building Sealant verify that this adhesion is sufficient, field adhesion tests must be performed as described in the Dow Corning AllGuard Silicone Elastomeric Coating Application and Maintenance Guide. If adhesion does not meet requirements, a field adhesion test with primer should be performed. To obtain a project -specific warranty, field adhesion testing, meeting the requirements, must be performed and documented. Surface adhesion tests on each type of substrate and each face of the structure must be field adhesion tested and acceptable per the Dow Corning AllGuard Silicone Elastomeric Coating Application and Maintenance Guide. Maintenance Walls should be inspected at least once a year. If coating becomes damaged, repair damaged portion to maintain weatherproofing performance. Any touch-ups or repairs to the coating can be completed by applying Dow Corning AllGuard Silicone Elastomeric Coating to the clean, dry area in accordance to the recommendations in this data sheet and the Dow Corning AilGuard Silicone Elastomeric Coating Application and Maintenance Guide. direction to reduce visual surface texture differences. When applying with an airless sprayer, follow the spray application with a back roll of material to ensure a uniform coating and appearance. Dow Corning recommends routine cleaning to minimize dirt accumulation, following these guidelines: 1. Abrasive cleaners and cleaning equipment should never be used. 2. Clean using pressurized water and a basic cleaning agent such as TSP (Trisodium Phosphate)' or Simple GreenTM. Water pressure should not exceed 1,500 psi (10.3 MPa) to clean the surface without removing the coating material from the wall surface. A small test patch should be done first to determine how long the cleaning agent should be left on the surface before rinsing. 3. Removal of stubborn marks may require the use of a soft bristle brush with the cleaning solution. Avoid stiff brushes that may abrade the coating. 'Follow solvent manufacturer's recommended safe handling instructions and applicable federal, state, and local laws. 2016, November 28 Form No. 62-0485-01 Dow Coming is a registered trademark of Dow Corning Corporation. The Corning portion of the Dow Corning trademark is a trademark of Corning, Incorporated, used under license. We help you ineem rhe future is a trademark of Dow Corning Corporation, Simple Green is a trademark of Sunshine Makers, Inc. XIAMETER is a registered trademark of Dow Corning Corporation. © 2000-2016 Dow Coming Corporation, a wholly owned subsidiary of The Dow Chemical Company. All rights reserved. 3 HANDLING PRECAUTIONS PRODUCT SAFETY INFORMATION REQUIRED FOR SAFE USE IS NOT INCLUDED IN THIS DOCUMENT. BEFORE HANDLING, READ PRODUCT AND SAFETY DATA SHEETS AND CONTAINER LABELS FOR SAFE USE, PHYSICAL AND HEALTH HAZARD INFORMATION. THE SAFETY DATA SHEET IS AVAILABLE ON THE DOW CORNING WEBSITE AT DOWCORNING.COM, OR FROM YOUR DOW CORNING SALES APPLICATION ENGINEER, OR DISTRIBUTOR, OR BY CALLING DOW CORNING CUSTOMER SERVICE. USABLE LIFE AND STORAGE Protect Dow Corning AllGuard Silicone Elastomeric Coating and Dow Corning AllGuard Primer from freezing. Store in a cool, dry place out of the weather. When properly stored in its original, unopened container above 1 °C (34°F) and below 32°C (90°F), Dow Corning AllGuard Silicone Elastomeric Coating and Dow Corning AllGuard Primer have shelf lives of 9 months and 18 months, respectively, from date of manufacture. Refer to product packaging for "Use by Date." If Dow Corning A11Guard Silicone Elastomeric Coating is stored at temperatures below -6°C (20°F) for longer than 8 hours, the coating will start to freeze. Allow the Dow Corning AllGuard Silicone Elastomeric Coating to sit at temperatures greater than 20°F for at least 8 hours or until the material thaws before application. PACKAGING INFORMATION Dow Corning AllGuard Silicone Elastomeric Coating and Dow Corning AllGuard Primer are available in 5 -gal (19-L) pails (42-46 lb [19-21 kg] per pail depending on color). LIMITATIONS Dow Corning AllGuard Silicone Elastomeric Coating should not be applied: • When there is a threat of rain within the next 24 hours or the relative humidity is in excess of 90 percent (because conditions would not permit complete surface drying) • On below -grade applications • On non -masonry substrates such as metal, wood, plastic, or asphaltic materials, or on tar - contaminated masonry • As a decorative paint (Dow Corning AIIGuard Silicone Elastomeric Coating is not warranted for aesthetics) • On newly applied or green cementitious materials; Industry guidelines recommend at least 28 days cure before painting or coating the substrates (see SSPC, 2010 Painting Manual, Chapter 3.1. Concrete Surface Preparation) This product is neither tested nor represented as suitable for medical or pharmaceutical uses. HEALTH AND ENVIRONMENTAL INFORMATION To support customers in their product safety needs, Dow Corning has an extensive Product Stewardship organization and a team of Product Safety and Regulatory Compliance (PS&RC) specialists available in each area. For further information, please see our website, dowcorning.com or consult your local Dow Corning representative. LIMITED WARRANTY INFORMATION - PLEASE READ CAREFULLY The information contained herein is offered in good faith and is believed to be accurate. However, because conditions and methods of use of our products are beyond our control, this information should not be used in substitution for customer's tests to ensure that our products are safe, effective, and fully satisfactory for the intended end use. Suggestions of use shall not be taken as inducements to infringe any patent. Dow Corning's sole warranty is that our products will meet the sales specifications in effect at the time of shipment. Your exclusive remedy for breach of such warranty is limited to refund of purchase price or replacement of any product shown to be other than as warranted. TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, DOW CORNING SPECIFICALLY DISCLAIMS ANY OTHER EXPRESS OR IMPLIED WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE OR MERCHANTABILITY. DOW CORNING DISCLAIMS LIABILITY FOR ANY INCIDENTAL OR CONSEQUENTIAL DAMAGES. We help you invent the future. TM NOTE: Dow Corning AllGuard Silicone Elastomeric Coating is NOT warranted for use on single-family residential dwellings. dowcorning.com 2016, November 28 Form No 62-048S-01 Dow Corning is a registered trademark of Dow Corning Corporation. The Corning portion of the Dow Corning trademark is a trademark of Coming, Incorporated, used under license_ We help you invent the future is a trademark of Dow Corning Corporation. Simple Green is a trademark of Sunshine Makers, Inc. XIAMETER is a registered trademark of Dow Corning Corporation. CO 2000-2016 Dow Corning Corporation, a wholly owned subsidiary of The Dow Chemical Company. All rights reserved. 4 • RECEIVED CITY OF TUKWILA OCT 1 8 2016 PERMIT CENTER Metal Siding 01 _ MS -01 Equitone TE 20 Light Grey FCP-03 Metal Siding 02 MS -02 Equitone LT 20 Light Grey FCP-05 Ground Face CMU CMU -01 t Metal Siding 01 MS -01 Equitone TE90 White FCP-01 Equitone TE90 White FCP-01 Equitone TE 80 Dark Grey FCP-04 Equitone TE 20 Light Grey FCP-03 Equitone LT 20 Light Grey FCP-05 Pre Cast CONC-01 fii---0055' East Elevation i3 MIN 33=333:31 ▪ 1330333413 on wawa arm IMMO *WM • 0133 31111•131 NI !MI PR WEIN 1S9rill MEI =NMI. 11131M33633 .11311•01 • •IMMI //I WWI 231& ktAtrthil LEE D. Loc ..D stnE =MI= itii11111210912:251 MI= 11:13031=Sinii MININIZEM=1921 201411:7134MI 00o: 0)7, Metal Siding 01 MS -01 Equitone LT 20 Light Grey FCP-05 Metal Siding 01 MS -01 Equitone TE90 White FCP-01 Equitone TE90 White FCP-01 Equitone TE90 White FCP-01 Metal Siding 02 MS -02 Equitone TE 20 Light Grey FCP-03 Pre Cast CONC-01 Ground Face CMU CMU -01 till T 1111013.0 casi=•;= 7=7 South Elevation • =Mel 1111111111•240 IN ▪ AMMO MINIS • maws ABM XS =NMI 111/W1 REG:STERED " LEE D. 1.13 STA% CZ Vit311CMIC:1 I =VP= trAzgamani Mizissmisumsousisa 1=1 11111,11r, Metal Siding 01 MS -01 Equitone TE90 White FCP-01 Equitone TE90 White FCP-01 Exposed concrete Metal Siding 01 MS -01 'C Tfr7 +t - L Metal Siding 01 MS -01 LI=11. r • Equitone TE20 Light Grey r FCP-03 r Pre Cast CONC-01 - i. —.® ..�.. — - SI® MINNS ■ i -M 11 Metal Siding 03 MS -03 Metal Siding 02 MS -02 Metal Siding 01 MS -01 Equitone LT20 Light Grey FCP-05 =;ardi Panels HDP -01 1 Metal Panels J T MS -03 __� . /n �P.MTERED I 1 LEE O. U c�"0 ma 6: Y(A51118G103 COMM Ground Face CMU CMU -01 L� -voss /y North Elevation rampuomem Metal Siding 01 MS -01 Equitone -1- TE90 White FCP-01 Equitone TE90 White FCP-01 Metal Siding MS -04 Equitone TE20 Light Grey FCP-03 111» tri �nrR. 3 Equitone TE20 Light Grey FCP-03 w taw L-_ _=-anil 1 -- --. - MU- __._..._ —�.— Pre Cast CONC-01 Metal Panels MS -04 Metal Siding 02 MS -02 Exposed Concret Equitone LT 20 Light Grey FCP-05 Ground Face CMU CMU -01 West Elevation NNW Iffii i aa. 1 aar ESSISSEri ZIEZEINNEINI SEZIEGEIMIZZISI r:olm-i ,4 rpj RECEIVED CITY OF TUKWILA OCT 18 2016 PERMIT CENTER_ ( ) Caul ) (9020) METAL PAWLS 0 APARTTIENTENTRY CANOPYFACSIA • – (2 Tt) ttoF AG57} ——- 1 I I T I3-. i �FJ �F� l .p i �(F)I dr FJ V,)� EFi �F- F I `FJ \� } � _. �F] .. H (F1 _ _ � � .__ j — 1 ,IA95,I, A I —• e) [_. .J— my L ... _. .. IF] -.-. - _ T3 �11 s- va rr s va s r s r r -a s- ]m• H !F JIPL Y �� E--. I () (F. 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'■ r ]3/5.r-2va ) pa a B r -r �M rave . r:5 ®; - _ B1 O _ B r,s• �a a-iva Bs' r)va �d� Bb 310 ® i�T � L,�1i1]' i-rn _ 11TH FlOOR_4 14THFLCOR 92-2'_s � H - SEE TYPICAL LOUVER DETAILS 9,10611 SIEETA9.61 5114 FLOCR – — --TS, TOT SEE TYPICAL WINDON 0E74LS 1.263 SHEET A9.61 TN FLOOR h 6TH ALCOR ,y 55-5 STHROOR . _ 3RD FLDDR 1__ zr-r ELEVATION EAST _- 263._FLOCR-4_ 1ST BOOR S it - ss ISSUE e Dr. 044a9ml 7 11.06.2015 PCRf1 25 2.19.2016 Poi 196 34 2162016 RFI 193 63 4362016 RFI -322 75 63.16 241.362 66 6-17-16 241497 Ua. 1.0• �MBY �R,OWOBY: ewe 9EYPVA PVSE [CONSTRUCTION OCCUME10 ; PROIECT,4141EER PROJECT WASHINGTON TOWER I L, CONSUTANT REGISTRATION NZ306 \P.EGISTERED1 N.In..�:ITL�� kt W,. LEE D. 0 e9,D STATE OE WASHINGTON GROUP WEST COMPANIES, PLLC 3601 FREMONTAVE N. SURE 014 SEATTLE, WA 80103 PHONE:(004) 826440 FAS; (206)8264440 SXHTRRE MIO MAMER EAST ELEVATION A3.01 FaorTrostralxurn (J 671 (j) 906 r EL. 262..,-0:.„„ TOP 6 474)4/ 1 (tool ) / I A9.611 1 (us.) FPO3 6M ROp ..... _. �EVAIOR ROC]A 166-1V 1' 1R -e' 16TH RODR --- _ 160.-P9 171HROOR_ 166-P re) aJ SEE TYRCAJ. LOUVER OVALS 9.10611 SHEETA9.61 10111 RO9R_ 92-r R _ 9 H ROOK_ e3 0 S SEETYPICPL NARROW DETAILS 1, 2 6 3 SHEET A9.61 OM HI 61)1 FLOOR 73-10' TIMuOOt It 6111 ROOK 511 ROOR� M -A -r _ (EN RO9R-1L 3r -x' 3RD ROOR_.N _3e 9• .. 2NDROOR�i 11'-P (914301) 1srRDOR_ti 0-P /4/ ` QO'S`�` ESUR e m. DM. 060611 25 2.192016 RR 196 34 2362016 061103 63 4-2-2016 061-322 SGLE 130.1'10 CHECKED RI, 4119 APPR01ERSY, ERE ORANR30 3401 KURA 609E CON51RUC11061 DOCUMENT PROJECT RORER 1 GYM NO. PROJECT LTEXI:IICc)t121tS17YV: TIM 17013130 '376 i RE(ISTER£D LEE D. ',ye D 57913 0E n51113060 GROUP WEST COMPANIES, PLLC 7101 FREMDNT AVE N SUITE 314 SEATTLE, WA 30103 ARCM: (2041)8264147 FAX: (206(026014 GREET MIR /RENUMBER j SOUTH ELEVATION A3.02 (;J ;D1 :I TF) .6326 (G1 ) AREA OFSIGNA(-£-TOTAL AREA PER TUNA, SIGNAGE CCOE ELEVATCRROOA L UNOE1lEVEl6 1 Fj 11- 1 1 P03 (FCPo1 )------- { M643 ter-�. 17TH L i yeTHt agR_S i -r 15TH FLOOR-� tSa-a uTH FLoaR tza-ia—'s' 1311 FLOOR_H Y -e 1zTH FLaca-__,y i --- ( 6542 ) 10TH F1.O0_R Tn.. z, ti (6601) 9M BOOR SEE SHEET AT.IO FOR FINISH SCHEDULE 6TH PT - SEE TYPICAL WINDOW DETNLS 1.26 3 SHEET 0.9.61 6M - 0.0 56'-6' _ . STH IOOR_!i 4TH r-z•OOR 3 3R0 FLOOR..y CONSULTANT R GGTRA 356 REGISTERED 7.:":11c^ LEE D.L STATE OE WASIIIHGT0N G/q-cMS" L��,LEV=rATaION NORTH tie GROUP WEST COMPANIES, PUC 3601 FREMONT AVE N SATE 314 SEATTLE, WA 66103 PHONE ROM I12$.4447 FAX: (106)636.448 SHEET IIRENO NIMER NORTH ELEVATION A3.03 Y:. r-- TEW6RERE1OREN(OUT TryG PE1§IBC .403...7 EL.2W-0• TCP OF PARAPET EL 197-1P MDPDNIi SLS2�DROCF_.. 4 L:� p (.80 ( ELEV�TQi ROgA_-,9 - LOUNGE LEVEL 1 1Tr-8' 16TH FLOOR 6 i6T-0' 17T1pLCOR 156'-r•-• --- AREA OFSICNAGE-TOTAL AREA PER TUAI2tA SIGNAGE COOS (FCF01) (ILsa) - - 11P II WU111N/ 11I''YlliiI(1'Y11111B !' SEE TYPICAL LOWER DETAILS 9.10811 SHEET A9.51 — ---- SEETYPICAL WINDOW DETAILS 1. 2 63 SHEETPN.61 • 16171 ROOF 15TH ROpR_� 1]17-P uTH FLODR-, 1ze-fv 1371 ttsROC� __ lr __ b HROOR • . • .. L� DASHED UNE INDICATES CONCRETESHEPRWALL 607000 • (12000 ) •(CML01) L/S/-a sr I rZr i 8 Dole 01690. 25 2-142016 131196 34 2-202016 RR 193 63 4-25-2016 RS .322 75 63.16 RR 362 SALE tq• • 1'-0• APPROVED W. 13.6167: ... 0460 NEYRNi J CONSTRUCTION DOCUMENT PROJECT NUN. GAG NO. cc L0 r z 0 °Z L CONSULTANT 3 3 Q � REGISTRATION �m9 ti PEC'STERED LEE D. L0 o0 TATE 0E WASHINGTON GROUP WEST COMPANIES, PLLC DWI FREMONT AVE R SURE TM SEATTLE, WA 9BI63 PHONE ROM 52 4-4441 FAA: (206)5244449 i SHEET RTLEAHO NUMBER WEST ELEVATION A3.04 Size/Remarks x plat. 'Wanenred'/ PACIFIC SUNSET MAPLE min. 2-1/2" cal., sheet tree form dros decurrens/ INCENSE CEDAR min. 8' 1191. 'Autumn Gold'/ GINKGO min. 3" cat, street tree form iia 9. 'Victoria'/ EVERGREEN MAGNOLIA min. real. c. -Capital'/ HYBRID FLWG. PEAR min. 2' cal., street tree form rubra/ RED OAK min. 3' cal., street tree form NIALS: 0bia quinata/ FIVE FINGER AKEBIA 5 gal. pots Arctostaphylos x. 'Massachesetts'/ KINNICKINNICK 1 gal. pots (1 24' 0.c. 78 O Buxus 'Winter Gem? HYBRID BOXWOOD min. 15"spr., compact 12 \) Choisya t. 'Sundanco'/ MEXICAN ORANGE' min. 30' hgt., spr. by nab Clematis 4. 'Snowdrift'/ EVERGREEN CLEMATIS 5 gel. pots Clematis m. 'Elizabeth'/ ANEMONE CLEMAATIS 5 gal. pots Epimedium v. 'Sulphureum7 BISHOPS CAP 1 gal. pots B ; Fargesia utilisf BAMBOO min. #10, 7'-0" hgl. 15 x Fatshedera lizei 'Annemieka% GOLD. VARI. FATSHEDERA 5 gal. pots as needed - -I Gaultheda sha110N SALAL 1 gal. pots at 24' o.c. 1 Y1 f1 tirUO` Hydrangea inlegrifolia/ EVERGREEN HYDRANGEA 5 gal. pats 14 Ligustrum j. 'Texenum'/TEXAS WAXLEAF PRIVET min. 42. hgt., bushy It 3 Laurus nobilis/ SWEET BAY min. 6'-0" hgt., upright, compact 2 A Lonicera p. 'Serotina'/ HONEYSUCKLE 5 gal. pots Mahonia repens/ CREEPING OREGON GRAPE 1 gal. pots Q 24" 0.0. 9 Miscanthus a. 'Yaku Jima'/ DWARF MAINDENGRASS 5 gal. pot B F o 7 Myrica calgornIca/ PACIFIC WAX MYRTLE min. 24' hgt. 20 ,G�✓' Nandina d. 'Compacts./ HEAVENLY BAMBOO min. 24' hgt. 137 dam' �F Pennisetum 'Hamelyn'/ DWARF FOUNTAIN GRASS 1 gel. pots 22 -s""` Pinus mugo/ MUGHO PINE min. 24' spr. Prunus!. 'ML Vernon'/ DWARF LAUREL 2 gal.. pots Ribes senquineum/ RED FLOWERING CURRANT min. 24" hgt. Vaccinium ovatum/ EVERGREEN HUCKLEBERRY Min. 24 h91. 10 5 '"-irtJ'i_e 154 O as needed 296 16 e 35 • Plant suer are specified per the American Smadesd fa Nursery Stock, Publication - May 2, 1986 o,orvmd by the American Association of Nurserymen, Inc. • If plant quantity shown on s•.dule mains with what is represented by symbol on Plan, the quantity represented by symbol shall be used. "flint names shown in'bold' arc n5Gvt4 drought 4' em . " n. ..a 7' 'GREEN SCREEN' - FREESTANDING WALL EXISTING AT VAULT TO BE REMOVED DETECTABLE WARNING TRUNCATED DOMES @ PEDESTRIAN CROSSINGS, TYP. HOTEL SIGN ;man• n 810 110 I ANDOVER PARK EAST LAGPOLES (2) SCULPTURE r 1==3 i..l If— UT— Lt.! CO w Z W STREET GHT (TYP.): 71-0" x 121-0" TREE PLANTERS ARTMENT SIGN 0' 'UTILITY EASEMENT err f}� C DE rets 2,0' STALL day 4P. QVPRHANCa1 `r *- tawAM3WA' atrr__ lifiliL mrfr r 000rdIlJfFlfftW fiRIR_ ININI fl fitlf OM 2 STALLS 9'-0" C ORAT VE F CIN )" EACH 2 STALLS 2 STALLS 8'-0" @ 9'-0" ' 10' 20 SCALE: 1" — 10'- 0" UCD I— Q Z co J W w EL 2 z (t/ a OQmco > \ c = J Q . H > O N Glenn Takagi Landscape Architect 10550 FNands Way N. W100102 Shreline, WA 80133 120015428100 FAX: 1200154&1120 Eastern Portion L /y-Qosr Project No.: Drawn: GT Checked. GT Drawing Issue: ROvI6i00a: Sheet L1 1 of 3 rt+rlr,FiJrlti/: fftr+r, rr+r+rirr+t, r-.^�if1s1. C \ C1GR EN SCR€EN' FREESTANDING WALL PARKING STRUCTURE _.._ _.PLANTER ------ 3 +Ar err FiFriltdl i+ F?? 1 f a„r'—•{`'`''f 7.,r`^ '�'�"� ..`' . {3 `'iF1W' 1r chil], 1,24,ill3tNu frJlJi3fli)FlFfrifFislr) tfe,A*A.A.'7;137 FriFfFlr A.A, tri2A9F• cliaTEc\ C\ C\ C\\ C\, C VINES FORGREEN SCREEN' SHOWN ON 'BACK' SIDE FOR GRAPHIC CLARITY: -- PP n- r,rr+r+rlr�ilrxiri� Y��r)Irrlrriisr. HOTEL COMPACTOR 1_3/19 '_3 NOTE: 'PARKING STRUCTURE PLANTE BY THE CHANDLER COMPANY. FIBERGLASS PLANTERS ARE 1 26" hlx 8'-0�' I (12's.f.) EQUIP PLANTER,I SCHEDU E Plant No. 1_4 2_4 3_4 4_4 1_3 2_3 3_3 4_3 5_3 6_3 Clel•natis :. Fa shed 1 2OTEL PARKING ONLY RAMP DOWN 17010 700 RECYCLE AREA I"°3 AN GENERATOR ONE WAY 6 STALLS @ E'-0" EACH 7 STALLS @ 6-0" EACH Ci p C 1 TRANSFORMER ONE WAY102 OKE STORAGE xis LOADING 111 rdo �1 SEGMENTAL RETAINING WALL DECORATIVE FENCING 5' 10' • 20. SCALE: 1.= 10'- 0" UF—u, < Z co a 2 < Z 1— n_ O Q v Z - „ = J Qco Q O Glenn Takagi Landscape Architect 10550 FYlaaeWay N. aJb 6102 Shatelina, WA 00113 ( (206)5426100 FAX (206) 5061120 L /4' -aiss Project No.: Drawn: GT Chocked' GT Drawing Issue: Revisions: Sheet L2 2 of 3 LE Name E S: plat. 'Warenred'/ PACIFIC SUNSET MAPLE rus decurens/ INCENSE CEDAR Autumn Gold'/ GINKGO oilia 0. 'Victoria'/ EVERGREEN MAGNOLIA s c. 'Capital'/ HYBRID FLWG. PEAR as ne=d 78 12 10 5 154 8 15 as needed 1 14 3 2 as needed 8 137 22 296 16 35 Reith cobra/ RED OAK NIALS: ebla qulnata/ FIVE FINGER AKEBIA Arctostaphytos x. 'Massachesetts'/ KINNICKINNICK Buxus 'Winter Gem/ HYBRID BOXWOOD Choisya (.'Sundance'/ MEXICAN ORANGE' Clematis a. 'Snowdrift./ EVERGREEN CLEMATIS Clematis m. -Elizabeth'/ ANEMONE CLEMAATIS Epimedium v. 'Sulphureum'/ BISHOPS CAP Fargesia Irtili6/ BAMBOO x Fetshedera f ei-Annemieke'/ GOLD. VARI Gaultherin 6501100/ SALAL Size/Remarks min. 2-1/2" cal., street tree form min. 8' hgt min. 3" cal., street tree form 2"cel. min. 2" cal., street tree form min. 3" cal., street tree form 5 gal. pots 1 gal. pots @ 24" o.c. min. 15" spr., compact min. 30" hgt., spr. 5 gal. pots 5 gal. pots 1 gal. pots min. #10, T-0" hgt. ATSHEDERA 5 gal. pots 1 gal. pots at 24" o.c. 5 gal. pots min. 42" NIL, bushy min. 6'-0" hgL, upright compact 5 gal. pots 1 gal. pots @ 24" o.c. 5 gal. pot min. 24" hgt. min. 24" hgt 1 gal. pots min. 24" spr. 2 gal.. pots min. 24" hgL Min. 24 hgt Yi146"rfl* Hydrangea Integrifolia/ EVERGREEN HYDRANGEA Llgustmm j. 'Texanum'?EXAS WAXLEAF PRIVET Laurus nobYis/ SWEET BAY Lonicera p. 'Serotina'/ HONEYSUCKLE Mahonia repens/ CREEPING OREGON GRAPE Miscanthus s. 'Yoko Jima'/ DWARF MAINDENGRASS Myrica califomica/ PACIFIC WAX MYRTLE Nandina d. 'Compacta'/ HEAVENLY BAMBOO Pennisetum 'Hamalyn'/ DWARF FOUNTAIN GRASS Pinus mugo/ MUGHO PINE Panus I. 'Mt. Vernon./ DWARF LAUREL Ribes sanquineum/ RED FLOWERING CURRANT Vactlnlum 0V01612/ EVERGREEN HUCKLEBERRY `1A • Has dm ere specified Oc the Amminv Standard fa Noma, Sad, Publication - May E 1986 swnssd by the Amman Assaiaticm of Nurserymen, lou • If plant quantity showo 00 schedule mollies with what is represented by symbol m Ha, the quality mNrmeated by symbol shell be used. • Plant names showuic'-bold' un wave/ dru,ht mica C II C SECURITY GATE c ... 5STALL$.@Ta fl 0 EACH.It .._...._ 11111.20 �iPSO 1 0 1�:1��%1{i�„,,,.. 1p 11 (D PICNIC TABLE OVERHANG, TVP. c . 0 96 8 STALLS @ 9' 4 STALLS @ 9'-0" EACH 6 STALLS @ 8'-0" EACH PASSAGE GATH cv —J1 w w 2 COI SECUR 12' ACCESS EASEMENT 20' EASEMENT (RAILROAD) 0' 5' 10' 20 SCALE: I” = 10'- 0" 0 I— QZco _t W 0 < Z0_ O a > = W a~ Q N >1 Glenn Takagi Landscape Architect 15550 Film. Way N. 530 0102 Stem., WA 88193 (200)5024100 FAX: 1205) 5461125 Western Portion LIU -DOS' S Prefect No.: Drawn: GT Checked' GT Drawing Issue: Revisions: Sheet L3 3 of 3 i t r tya i �a Minnie Dhaliwal From: Paul Soldwedel <psoldwedel@gwestarch.com> Sent: Thursday, October 01, 2015 9:20 AM To: Minnie Dhaliwal Cc: Christine Lee Subject: Minor Modifications Narrative Attachments: Request for Minor Modifications Amendment - 09.30.15.pdf; DRB Approval Conditions - Response 09.30.15.pdf Hi Minnie, Here is a revised "Minor Modification" narrative. We have three additional revisions described in the attached document: • Brick Base Material / Parking Garage • Additional Building Height • Precast Cornice Element / Lowered Projections Also, we put together a brief summary of the current design status with regard to the DRB's Conditions of Approval. Thanks, Paul Soldwedel Senior Associate Group West Companies, PLLC 3601 Fremont Ave. N., Suite 314 Seattle, WA 98103 Office: 206.812.8886 Cell: 206.295.8620 1 Board of Architectural Review - Conditions of Approval 1. The east parking lot shall be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material such as stamped concrete or pavers and enhancing the landscaping. The east parking lot has been designed to include stamped/colored concrete paving and enhanced.. landscaping areas. Outdoor seating at the restaurant and benches outside the hotel lobby will help activate plaza area. Please see current Site Plan. 2. Preserve the existing perimeter trees along the north and south side to the maximum extent possible by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls leaving at least 5' 8" wide landscape perimeter along the south property line. In order to save the trees the Board is authorizing elimination of interior landscaping islands in lieu of the perimeter landscaping and also authorizing the percentage of compact stalls to exceed 30% of the total parking count. VP V7 J Existing perimeter trees were not able to be saved. Current landscape design has a replacement tree for every perimeter tree lost (26 shown). Current landscape design has a "green screen" along the north and south boundaries. Please see current Site Plan. Details will be shown on landscape plans. 3. The quality of the back side of the building shall be improved to match the quality along the front side by including any combination of techniques such as different window sizes, materials/color variations, modulation and articulation with a goal to add visual interest ?-differentiatingth 1 ote al - the residential toy../s. toy../s.to provide equal n importance to the tower elementrof m all -tour sides. Cad•A" The North and West elevations have been patterned to match the projections on the opposite sides of the building through the use of different fiber cement panel colors. 4. Details related to the street frontage improvement such as light fixtures, benches curb cut details and details of the transition between the proposed new sidewalk and the existing narrow sidewalks to the north and the south shall be reviewed and approved b \ staff as part of the building permit review process. Street frontage improvements shown on Site Plan. Details will be shown on landscape plans. 5. At least one of the metal panel colors (Sandstone or Surrey Beige) shall be replaced to ensure sufficient differentiation between the two colors. Metal panels have been changed to fiber cement panels. Colors have been revised to standard Equitone colors: white, beige, grey and graphite. 6. Detailed design and specification of the site furnishings such as benches; planters; screening of trash enclosure; window details to introduce more depth and shadow on the upper floors; location of above ground utility apparatus shall be reviewed administratively by staff as part of the building permit review process. Site furnishings to be specified on landscape plans. Trash enclosure shown in building permit submittal. Window details have been designed to maximize depth and shadow within the construction constraints. Above ground utility apparatus to be reviewed under Public Works permit. 7. Additional light fixtures in the northwest corner of the parking lot shall be provided to avoid areas of extremely low lighting levels. An additional Light fixture has been added in the northwest corner of the parking lot. 8. The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the main building. Also, some architectural interest in the form of pattern/color in the metal screen shall be added to the north facade to improve the pedestrian experience. Also, the details related to metal screen, roof top trellises and planters shall be reviewed as part of the building permit. Parking garage vertical columns shall be painted a dark charcoal color to match the ground -face CMU at the building base. Metal screens with plantings have been added to the north elevation of the parking garage. 9. Staff shall work with the applicant to maximize opportunities to add more vegetation in areas of pedestrian activity to include but not be limited to the parking garage, entrances and vertical surfaces. Changes to be reviewed administratively at the time of building permit. Current landscape design is utilizing a number of contemporary design features such as green screens and structured planters. See landscape plans. c(-1 trt-e-J J at* of gamma Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Minnie Dhaliwal , HEREBY DECLARE THAT: Associated File Number (s): L14-0015 Mailing requested by: Minnie Notice of Application X Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 14th day of December, 2015 Project Name: Washington Place Project Number: L14-0055, E14-0003 Associated File Number (s): L14-0015 Mailing requested by: Minnie Mailer's signature: r mauea to unristine Lee, Paul Soldwedel, sepaunit@ecy.wa.gov, michael.schabbing@marriott.com, bob@wileyadvisory.com Mailed to King County Assessor WAADMIN\ADMIN FORMS\AFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Jim Haggerton, Mayor Department of Community Development December 14, 2015. NOTICE OF DECISION TO: Paul Soldwedel, Applicant Omar and Christine Lee, Owner King County Assessor, Accounting Division Washington State Department of Ecology All Parties of Record Jack Pace, Director This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: I. PROJECT INFORMATION L14-0055 Paul Soldwedel, Group West Companies PLLC Type of Permit Applied for: Minor modification to the Design Review approval. Project Description: Location: Associated Files: A Notice of Decision dated May 23, 2014, was issued approving the design review application for the construction of a 19 story residential and hotel mixed use building. The City received your complete request for minor modification to the approved design and plans on November 24, 2015. 223 Andover Park East L14-0015 Comprehensive Plan Designation/Zoning Tukwila Urban Center -Transit Oriented Development (TUC-TOD) District: II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Additionally, an addendum to the SEPA determination was issued on December 14, 2015. Decision on Substantive Permit: The City Community Development Director has determined that the proposed revisions to the approved design are considered minor modifications as permitted under 18.60.030 (E). This Address: 6300 Southcenter Boulevard, Tukwila WA 98188 • Phone: 206-431-3670 • Website: www.TukwilaWA.gov request for minor modification to the Board of Architectural Review approved design is approved subject to the following conditions: 1. Applicant shall provide details of lighting the building exterior. Exterior lighting plans shall be reviewed as part of the building permit review process. 2. Louvered grill and vents that penetrate from the fiber cement panels shall be painted to match the fiber cement panels. 3. A fee in the amount of $1920 shall be paid for off-site tree mitigation. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 1 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the City Hearing Examiner of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the Hearing Examiner. A party who is not satisfied with the outcome of the Hearing Examiner appeal process may file an appeal in King County Superior Court from the Hearing Examiner's decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision. The requirements for such appeals are set forth in Tukwila Municipal Code ch. 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as a closed record hearing before the Hearing Examiner based on the information presented to the Community Development Director, who made the original decision. No new evidence or testimony will be permitted during the appeal hearing. Parties will be allowed to present oral argument based on the information presented to the Community Development Director before their decision was issued. The Hearing Examiner's decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner's decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW ch. 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner's decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Minnie Dhaliwal, who may be contacted at 206-431-3685 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Jack Pa Director Department of Community Development City of Tukwila ffw City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CITY OF TUKWILA DETERMINATION OF NONSIGNIFICANCE (DNS) ADDENDUM WASHINGTON PLACE Description of original proposal: The original proposal was to demolish the existing retail building and construct a 19 story residential and hotel mixed use building. The residential portion included 370 units and the hotel included 189 rooms. A total of 498 parking stalls are proposed. The maximum height was 190 feet. Description of this Addendum: The retail building has been demolished. As the design progressed for the new building it was changed to include 371 residential units, 185 hotel rooms and 538 parking stalls. The maximum height is 192' 10" at the mid -point of the sloping roof. The highest point of the sloping roof is at 195 feet and the elevator penthouse roof is a t 196 feet with parapet walls at 202 feet. Proponent: Omar Lee, owner Location of Proposal: 223 Andover Park East, Tukwila WA 98188 Lead Agency: City of Tukwila File Number: E14-0003 The City has determined that the addendum does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(C). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. The original DNS was issued May 8, 2014. This addendum is adopted on December 14, 2015. @Lf Jack Pace, SEPA Official for the City of Tukwila, Washington. 6300 Southcenter Boulevard Suite 100 Tukwila WA 98188. (206)-431-3670 Address: 6300 Southcenter Boulevard, Tukwila WA 98188 • Phone: 206-431-3670 • Website: www.TukwilaWA.gov City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report Minor Modification to the Design Review approval for Washington Place Prepared December 14, 2015 FILE NUMBERS: L14-0055 Minor Modification to the Design Review L14-0015 Design Review APPLICANT: Paul Soldwedel, Architect REQUEST: Minor modification to the Design Review approval by the Board of Architectural Review (BAR) for the construction of a 19 story residential and hotel mixed use building. At the time of the BAR approval, the proposal included 370 residential units, 189 hotel rooms and 498 parking stalls. As the design progressed it was changed to include 371 residential units, 185 hotel rooms and 538 parking stalls. LOCATION: 223 Andover Park East COMPREHENSIVE PLAN AND ZONING DESIGNATION: Tukwila Urban Center — Transit Oriented Development SEPA DETERMINATION: DNS; Addendum issued on December 14, 2015. STAFF: Minnie Dhaliwal ATTACHMENTS: A. Plan Set (Site Plan A010, Site Details 1.01, Perspective, North Elevation, East Elevation, South Elevation, West Elevation) B. Minor modification request dated November 24, 2015. C. Notice of Decision and Staff report of the original design review FINDINGS: Listed below are the proposed modifications. The narrative below each of the proposed modification describes the existing condition; the proposed revisions; applicant's rationale for revision; and staff analysis. 1. Additional Access Door at East Elevation: Existing Design Condition: There is no door next to the apartment entrance in the Board of Architectural Review (BAR) approved design. Proposed Design Revision: Proposed design has an additional door next to the apartment entrance. The solid metal door and frame will be painted dark grey to match the surrounding exterior materials. Applicant's Rationale for Design Revision: Data Room at first floor needs access. Staff Analysis: This is a minor change. Coloring the door dark grey to match the concrete masonry unit (CMU) block surrounding it will help blend it with the surrounding facade. 2. Brick Base Material / Parking Garage: Existing Design Condition: Existing design has a red brick base material with a precast cornice element. Proposed Design Revision: The original red brick material proposed for the building's base has been revised to a dark gray ground face concrete masonry unit (CMU). The larger scale of the CMU helps give the building's base more monumental appearance. Also, the ground -face CMU gives the building a more contemporary material that is both attractive and durable. The areas that were previously intended to be clad in the red brick are now to be clad in the dark gray CMU. One of the conditions of BAR approval was that "The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the building." As mentioned above, the original brick base material has been replaced with dark charcoal CMU. The garage is a free-standing concrete structure and will be left as a natural concrete finish. The garage exterior will be detailed with metal mesh screens and planted with climbing vegetation. Page 2 of 11 Applicant's Rationale for Design Revision: Red brick and more traditional color scheme was changed to the ground -face CMU base and greyscale color palette to give the project a more contemporary appeal to the project's target demographic. Staff Analysis: Replacing the brick facade with CMU can be considered a minor modification. Textured CMU will add interest and distinguish the base of the building from the upper stories. There is no change proposed in the location and scale of the building. Also, if brick is eliminated from the main building facade then the BAR condition of installing brick on the parking garage structure is not necessary. The proposal to instead add greenery to the garage exterior is more desirable as it attempts to meet the condition #9 of BAR approval, which states that staff shall work with the applicant to maximize opportunities to add more vegetation in areas of pedestrian activity including the parking garage. The details of the planters, planting strip, irrigation, and metal mesh shall be approved as part of the building permit. 3. Additional Building Height: Existing Design Condition: The First Amendment to the Developer Agreement dated May 19th, 2014 states that "the maximum height for 50 percent of the site shall be 190 feet. The building(s) may have no more than nineteen (19) floors. The existing design has a flat roof on the upper level of the building. Both the Hotel Skyclub and the Apartment Club/Lounge area have the same common flat roof at the same elevation. This roof treatment creates a uniform horizontal element around the top of the building. Proposed Design Revision: Through the course of design it was determined that the flat roof design should be revised to a sloped roof configuration. This approach simplifies roof drainage and assures a more weatherproof exterior envelope. In an effort to help differentiate the two wings of the building, the roof over the south wing was raised to go over the roof of the east wing. This design helps distinguish the two half of the building as different. The average height of the south wing's sloped roof is at 192'-0". The parapet wall of the elevator is 205 feet, but it is not setback 10 feet from the edge of the roof to qualify Applicant's Rationale for Design Revision: Sloped roof elements are easier to detail and waterproof. The design team chose to incorporate the sloped roof elements to ease the overall constructability of the project. Staff Analysis: The second amendment to the Development Agreement addresses the maximum height issue and the proposed design meets the provisions of the Development Agreement. Page 3 of 11 4. Cornice Element /-Projections Lowered: Existing Design Condition: The existing design has a precast cornice element and pilasters going to the fourth floor. Above the cornice line the building cladding changed to metal panels. Proposed Design Revision: The precast cornice element has been lowered to the third floor to better align with the hotel functions. Also, the projections on the east and south elevations have been lowered one floor with the lowered base materials. Applicant's Rationale for Design Revision: The hotel rooms start on the third floor and having the precast elements extending beyond that height caused numerous difficulties with the venting and intake louvers for the air conditioning. Also, with the change to ground -face CMU and precast pilasters it was determined that the building base was too bulky and should be reduced in height. Staff Analysis: The proposed change still preserves the base of the building. Reducing the CMU base by one story does not significantly change the design intent. 5. Rooftop Cornice Element: Existing Design Condition: The rooftop cornice element as designed is a large horizontal projecting plane running the length of the east elevation and returning along portions of the north and south elevations. The horizontal plane is attached around the edge of the building at the 19th floor slab and projects from the edge approximately 6 feet. The projection is enlarged over the southeast corner of the building and accentuated by a series of long rectangular perforations giving the cornice a "comb -like" appearance at this location. The entire cornice element is intended to be clad in metal panels. Proposed Design Revision: As an alternative to this cornice element on the 19th floor we are proposing a simpler, more elegant solution. In the current building design we have replaced the large cornice element with substantial roof overhangs that project from the lounge level above. We feel this approach is a more appropriate solution and gives the building a significant street front presence. The roof overhangs project 3 feet from the face of the lounge level exterior and align with face of the building below. Relocating the overhanging element above at the roof of the lounge level gives the building more natural overall appearance. The lounge level is now effectively the building's top and will be detailed accordingly. The underside of the overhanging roof elements can be a complimentary accent color and can be up -lit at night to provide visual appeal. Page 4 of 11 Applicant's Rationale for Design Revision: The existing cornice as designed is a solid overhanging horizontal plane clad in metal panels. After many studies it has been determined that this configuration does not easily integrate with some of the more practical requirements of the building's design and construction. This horizontal plane configuration would have required many significant structural beams to support itself and resist the wind loading at such a height. Also, the post -tensioned concrete slabs do not easily allow for structural steel connections. Additionally, the presence of this horizontal element bordering the building's perimeter would be an obstruction to window washing and exterior maintenance. Also, the cornice element as designed cannot easily be drained and would cascade rain water onto pedestrians below. The new design is a straight -forward cantilevered roof overhang that is simple to build and waterproof. It will give the building a sense of prominence and will help distinguish top of the building. Please see the revised elevations and revised perspective views for a more clear illustration of the proposed revision. Staff Analysis: Replacing the roof top cornice element on the 19th floor with a three foot roof overhang along the entire lounge level is a minor modification to the design. Given that there are practical issues with the construction of a large overhang at this level, the applicant has proposed a three foot setback for the upper floor from the face of the building and a three foot overhang along the roof of the entire lounge level. Additionally, the color changes in the fiber cement panels along the upper floors helps establish a top to the building, which was the intent of the larger cornice. This item can be considered a minor modification. No details have been provided for the exterior building lighting. Details of lighting the building exterior shall be reviewed as part of the building permit review process. 6. Window Wall on East Elevation: Existing Design Condition: The approved design has a large portion of window wall glazing on the east elevation to help distinguish the hotel portion from the rest of the building and provide a distinctive look to the street front facade. This portion of the building is projected slightly from the surrounding area creating change in plane and providing a logical transition point for the different materials. Proposed Design Revision: As an alternative we would like to propose the use of oversized punched window openings and louvered grilles to help the projection retain its distinctive character and to maintain the overall look of window wall. The glazing for these oversized windows will be a reflective silver -blue and the mullions will be gun metal gray to match the fiber cement panels. The louvers will match the mullions and the exterior wall panels, which will be colored a graphite color to help create a monolithic appearance. The entire projection has been increased approximately 12" in depth to give it more significance and to give the hotel rooms some additional square footage. Also, the large recess in the existing window wall design has been preserved and incorporated into the new design. Page 5 of 11 Applicant's Rationale for Design Revision: Through the course of design development it has become apparent that the window wall is not the best material choice for the integration of many necessary building components such as AC units and operable windows. Window wall would not be well suited for the multiple penetrations required by hotel AC units. The combination of oversized punched openings and wall panels provides a more suitable wall section for the required complexities of construction and compliance with the Energy Code. Also, the overall appearance will be more interesting through the use of different materials, colors and textures. Staff Analysis: Replacement of the window wall with fiber cement panels/oversized window openings with a reflective silver -blue glazing can be considered a minor change. The mass and scale of the building is still the same. The design intent of having one large window wall is maintained with the use of one color fiber cement panel. The color of the proposed louvers and vent shall match the fiber cement panels. Additionally the projection of 12" in depth to give it more significance helps create the additional modulation. 7. Fiber Cement Panels: Existing Design Condition: The approved building design specifies metal panels for the majority of the exterior cladding. Proposed Design Revision: We are proposing to use a fiber -cement panel system by the manufacturer Equitone instead of the metal panels. We have revised to exterior building colors to reflect the new material selection. We believe these fiber -cement panels are a cost effective alternative and provide many advantages over the metal panels. Applicant's Rationale for Design Revision: There is concern that the metal panels could be scratched, dented or damaged during installation, window washing or other maintenance. Also, metal panels can be affected by thermal change and building movement sometimes giving them a wavy or so called "oil can" distortion. The fiber - cement panels are a solid color all the way through and are absolutely flat assuring a quality finished appearance. The fiber -cement panels are a contemporary material that is easy to install, simple to maintain and longer lasting. Staff Analysis: The proposed change from metal panels to fiber cement panels can be considered a minor change. The new proposed colors give the building a more contemporary color palette, which deviates from the warmer brick and copper colors. However the size and scale of the building is still the same. Louvered grill and vents that penetrate from the fiber cement panels shall be painted to match the fiber cement panels. Page 6of11 8. North Stair Pushed into Building: Existing Design Condition: The approved design plans have the north stair tower attached to and sticking out from the northwest corner of the north wing. Proposed Design Revision: The proposed revision brings the north stair into the mass of the building and creates a more streamlined profile to the north wing. This stair configuration and location is the natural and intuitive design choice. Applicant's Rationale for Design Revision: The existing stair configuration was not well resolved and after some internal reworking we were able to push the stair back into the mass of the building where it should be. We feel this solution is more attractive and less costly to build. Please see the revised elevation sheets and revised perspective views for more information Staff Analysis: This was suggested by staff to the applicant during the initial design review comments. This proposed change will create cleaner massing than having the staircase outside the building mass. The remainder of the staff report discusses the conditions of approval of the Board of Architectural Review and amendments requested for condition #2, 5 and 8. Board of Architectural Review - Conditions of Approval (shown in italics) 1. The east parking lot shall be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material such as stamped concrete or pavers and enhancing the landscaping. Applicant's response: The east parking lot has been designed to include stamped/colored concrete paving and enhanced landscaping areas. Outdoor seating at the restaurant and benches outside the hotel lobby will help activate plaza area. Please see current Site Plan. Staff Analysis: The proposal complies with this condition Page 7 of 11 2. Preserve the existing perimeter trees along the north and south side to the maximum extent possible by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls leaving at least 5' 8" wide landscape perimeter along the south property line. In order to save the trees the Board is authorizing elimination of interior landscaping islands in lieu of the perimeter landscaping and also authorizing the percentage of compact stalls to exceed 30% of the total parking count. Applicant's request to modify this condition: Existing perimeter trees were not able to be saved. Current landscape design has a replacement tree for every perimeter tree lost (26 shown). Current landscape design has a "green screen" along the north and south boundaries. Please see current Site Plan. Details will be shown on landscape plans. Staff Analysis: Due to the tight site constraints and the nature of construction equipment the existing trees could not be preserved. The city's urban environmentalist assessed the existing trees and the damage to tree roots due to construction related activities and agreed with the assessment that trees would not survive. Instead an attempt was made to add greenery on vertical surfaces (along the fences and the garage). The tree survey map included with the civil plan set shows a total of 66 perimeter trees. Of these 66 trees 36 were reasonably sized and 30 were small (along the north property line). Counting two small trees to equate one large tree it can be stated that replacement is required for total of 5ltrees. A total of 30 trees are proposed on the entire site. There is an opportunity to add 5 additional trees on-site for a total of 35 trees, leaving a shortage of 16 trees. Given the adopted goals of canopy coverage in the city's Natural Environment Chapter of the Comprehensive Plan, the applicant shall pay fee -in -lieu of for off-site tree replacement of 16 trees. For a total of 16 trees at $120 per tree a total of $1920 shall be paid to the city's tree replacement fund. 3. The quality of the back side of the building shall be improved to match the quality along the front side by including any combination of techniques such as different window sizes, materials/color variations, modulation and articulation with a goal to add visual interest by differentiating the hotel and the residential towers and to provide equal importance to the tower element from all four sides. Applicant's response: The North and West elevations have been patterned to match the projections on the opposite sides of the building through the use of different fiber cement panel colors. Staff Analysis: The proposal complies with this condition Page 8 of 11 4. Details related to the street frontage improvement such as light fixtures, benches, curb cut details and details of the transition between the proposed new sidewalk and the existing narrow sidewalks to the north and the south shall be reviewed and approved by staff as part of the building permit review process. Applicant's response: Street frontage improvements shown on Site Plan. Details will be shown on landscape plans. Staff Analysis: These details will be required as part of the building permit review process_ S. At least one of the metal panel colors (Sandstone or Surrey Beige) shall be replaced to ensure sufficient differentiation between the two colors. Applicant's request to modify this condition: Metal panels have been changed to fiber cement panels. Colors have been revised to standard Equitone colors: white, beige, grey and graphite. Staff Analysis: Since the proposed material changed to fiber cement panel and the entire color palette changed, this condition is no longer applicable. The proposed colors for the fiber cement panel provide enough contract. 6. Detailed design and specification of the site furnishings such as benches, planters; screening of trash enclosure; window details to introduce more depth and shadow on the upper floors; location of above ground utility apparatus shall be reviewed administratively by staff as part of the building permit review process. Applicant's response: Site furnishings to be specified on landscape plans. Trash enclosure shown in building permit submittal. Window details have been designed to maximize depth and shadow within the construction constraints. Above ground utility apparatus to be reviewed under Public Works permit. Staff Analysis: These details will be reviewed as part of the building permit review process_ 7. Additional light fixtures in the northwest corner of the parking lot shall be provided to avoid areas of extremely low lighting levels. Applicant's response: An additional light fixture has been added in the northwest corner of the parking lot. Staff Analysis: The proposal complies with this condition. Page 9 of 11 8. The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the main building. Also, some architectural interest in the form of pattern/color in the metal screen shall be added to the north facade to improve the pedestrian experience. Also, the details related to metal screen, roof top trellises and planters shall be reviewed as part of the building permit. Applicant's request to modify this condition: Parking garage vertical columns shall be painted a dark charcoal color to match the ground -face CMU at the building base. Metal screens with plantings have been added to the north elevation of the parking garage. Staff Analysis: Since brick is no longer proposed along the main building, the provision to include brick on the parking structure isno longer required. The details of the metal screen, planters and planting shall be reviewed as part of the building permit. 9. Staff shall work with the applicant to maximize opportunities to add more vegetation in areas of pedestrian activity to include but not be limited to the parking garage, entrances and vertical surfaces. Changes to be reviewed administratively at the time of building permit. Applicant's response: Current landscape design is utilizing a number of contemporary design features such as green screens and structured planters. See landscape plans. Staff Analysis: The applicant has submitted a landscape plan showing compliance with this condition and it shall be reviewed as part of the building permit review process. CONCLUSIONS: The following proposed modifications can be considered minor modifications: a) Adding access door to the data room along the east elevation. The door is proposed to be colored to match the surrounding CMU block. b) Replacing brick base material with CMU block on the main building. The proposed material still provides texture and interest at the base level. c) Additional building height was addressed by the second amendment to the Development Agreement and the proposed structure meets the provisions of the Development Agreement. d) Lowering the cornice element along the east elevation to provide transition to the hotel rooms above. The hotel rooms start on the third floor and having the precast elements extending beyond that height caused difficulties with the venting and intake louvers for the air conditioning. The proposed change still meets the objective of providing a base to the building. e) Replacing the rooftop cornice element at the 19th floor with a three foot roof overhang along the entire lounge level. This change was necessary due to practical issues with the construction of a large overhang at this level. The proposed three foot setback for the upper floor from the Page l0 of 11 face of the building; a three foot overhang along the roof of the entire lounge level; and the proposed color changes in the fiber cement panels along the upper floors helps establish a top to the building. Applicant has stated that overhang could be lighted, but no details have been provided for the exterior building lighting. Details of lighting the building exterior shall be reviewed as part of the building permit review process. f) Replacing the window wall with fiber cement panels/oversized window openings with a reflective silver -blue. The mass and scale of the building is still the same and the intent of keeping large projection along the east elevation is still maintained. g) The proposed change from metal panels to fiber cement panels can be considered a minor change. The new proposed colors give the building a more contemporary color palette, which deviates from the warmer brick and copper colors. However the size and scale of the building is still the same. Louvered grill and vents that penetrate from the fiber cement panels shall be painted to match the fiber cement panels. h) Bringing the north stair into the mass of the building is a minor changes that helps create a more streamlined profile to the north wing. The following conditions of the Board of Architectural Review can be modified: Condition #2. Preservation of perimeter trees. The trees could not be preserved due to construction impacts on a tight site. Greenery in the form of vines is proposed along the fence and the garage. A total of 35 new trees will be planted on the site leaving a deficit of 16 from the total number of existing trees. A fee in in the amount of $1920 shall be required for off-site tree planting. Condition #5. Color of metal panels. The metal panels were replaced with fiber cement panels and there is sufficient contrast between the new proposed colors. This condition no longer applies. Condition #8. Brick on the garage. Brick was eliminated along the main building, therefore it is no longer necessary along the garage. Instead planters, metal mesh screen and vines are proposed to add greenery to the parking garage facade. RECOMMENDATION: Staff recommends approval of the request for minor modification to the Board of Architectural Review and amendments to condition #2, 5 and 8 of the BAR approval with the following conditions: 1. Applicant shall provide details of lighting the building exterior. Exterior lighting plans shall be reviewed as part of the building permit review process. 2. Louvered grill and vents that penetrate from the fiber cement panels shall be painted to match the fiber cement panels. 3. A fee in the amount of $1920 shall be paid for off-site tree mitigation. Page 11 of 11 COMPANIES PUC TO: City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188-2544 Attn: Minnie Dhaliwal FROM: Paul Soldwedel DATE: 11.24.2015 RE: Washington Place Hotel & Apartments Request for Minor Modifications Letter Ms. Dhaliwal, Please review the amended Request for Minor Modifications narrative. The narrative describes the existing conditions, the proposed revisions, and the rational for the changes. In addition to the four (4) earlier proposed modifications, we are requesting following modifications as well. Additional Proposed Minor Modifications: Additional Access Door at East Elevation: Existing Design Condition: Existing design no additional door next the apartment entrance. Proposed Design Revision: Proposed design has an additional door next to the apartment entrance. The solid metal door and frame will be painted a dark grey to match the surrounding exterior materials. Rational for Design Revision: Security/Data Room at first floor needs access. Brick Base Material / Parking Garage: Existing Design Condition: Existing design has a red brick base material with a precast cornice element. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 COMPANIES PLIC Proposed Design Revision: The original red brick material proposed for the building's base has been revised to a dark gray ground - face concrete masonry unit. The larger scale of the CMU helps give the building's base more monumental appearance. Also, the ground -face CMU gives the building a more contemporary material that is both attractive and durable. The areas that were previously intended to be clad in the red brick are now to be clad in the dark gray CMU. One of the conditions of DRB approval was that "The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the building." As mentioned above, the original brick base material has been replaced with dark charcoal CMU. The garage is a free-standing concrete structure and will be left as a natural concrete finish. The garage exterior will be detailed with metal mesh screens and planted with climbing vegetation. Rational for Design Revision: Red brick and more traditional color scheme was changed to the ground -face CMU base and greyscale color palette to give the project a more contemporary appeal to the project's target demographic. Additional Building Height: Existing Design Condition: The First Amendment to the Developer Agreement dated May 19th, 2014 states that "the maximum height for 50 percent of the site shall be 190 feet. The building(s) may have no more than nineteen (19) floors. The existing design has a flat roof on the upper level of the building. Both the Hotel Skyclub and the Apartment Club/Lounge area have the same common flat roof at the same elevation. This roof treatment creates a uniform horizontal element around the top of the building. Proposed Design Revision: Through the course of design it was determined that the flat roof design should be revised to a sloped roof configuration. This approach simplifies roof drainage and assures a more weatherproof exterior envelope. In an effort to help differentiate the two wings of the building, the roof over the south wing was raised to go over the roof of the east wing. This design helps distinguish the two half of the building as different. The average height of the south wing's sloped roof is at 192'-0". Rational for Design Revision: Sloped roof elements are easier to detail and waterproof. The design team chose to incorporate the sloped roof elements to ease the overall constructability of the project. Precast Cornice Element / Projections Lowered: Existing Design Condition: The existing design has a precast cornice element and pilasters going to the fourth floor. Above the cornice line the building cladding changed to metal panels. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 COMPANIES PUC Proposed Design Revision: The precast cornice element has been lowered to the third floor to better align with the hotel functions. Also, the projections on the east and south elevations have been lowered one floor with the lowered base materials. Rational for Design Revision: The hotel rooms start on the third floor and having the precast elements extending beyond that height caused numerous difficulties with the venting and intake louvers for the air conditioning. Also, with the change to ground -face CMU and precast pilasters it was determined that the building base was too bulky and should be reduced in height. Previously Proposed Minor Modifications: Rooftop Cornice Element: Existing Design Condition: The rooftop cornice element as designed is a large horizontal projecting plane running the length of the east elevation and returning along portions of the north and south elevations. The horizontal plane is attached around the edge of the building at the 19th floor slab and projects from the edge approximately 6 feet. The projection is enlarged over the southeast corner of the building and accentuated by a series of long rectangular perforations giving the cornice a "comb -like" appearance at this location. The entire cornice element is intended to be clad in metal panels. Proposed Design Revision: As an alternative to this cornice element on the 19th floor we are proposing a simpler, more elegant solution. In the current building design we have replaced the Targe cornice element with substantial roof overhangs that project from the lounge level above. We feel this approach is a more appropriate solution and gives the building a significant street front presence. The roof overhangs project 3 feet from the face of the lounge level exterior and align with face of the building below. Relocating the overhanging element above at the roof of the lounge level gives the building more natural overall appearance. The lounge level is now effectively the building's top and will be detailed accordingly. The underside of the overhanging roof elements can be a complimentary accent color and can be up -lit at night to provide visual appeal. Rational for Design Revision: The existing cornice as designed is a solid overhanging horizontal plane clad in metal panels. After many studies it has been determined that this configuration does not easily integrate with some of the more practical requirements of the building's design and construction. This horizontal plane configuration would required many significant structural beams to support itself and resist the wind loading at such a height. Also, the post -tensioned concrete slabs do not easily allow for structural steel connections. Additionally, the presence of this horizontal element bordering the building's perimeter would be an obstruction to window washing and exterior maintenance. Also, the cornice element as designed cannot easily be drained and would cascade rain water onto pedestrians below. The new design is a straight -forward cantilevered roof overhang that is simple to build and waterproof. It will give the building a sense of prominence and will help distinguish top of the building. Please see 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 COMPANIES PUC the revised elevations and revised perspective views for a more clear illustration of the proposed revision. Window Wall on East Elevation: Existing Design Condition: The approved design has a large portion of window wall glazing on the east elevation to help distinguish the hotel portion from the rest of the building and provide a distinctive look to the street front facade. This portion of the building is projected slightly from the surrounding area creating change in plane and providing a logical transition point for the different materials. Proposed Design Revision: As an alternative we would like to propose the use of oversized punched window openings and louvered grilles to help the projection retain its distinctive character and to maintain the overall look of window wall. The glazing for these oversized windows will be a reflective silver -blue and the mullions will be silver metallic. The louvers will match the mullions and the exterior wall panels will be colored a shade of blue to match the glazing and help create a monolithic appearance. The entire projection has been increased approximately 12" in depth to give it more significance and to give the hotel rooms some additional square footage. Also, the large recess in the existing window wall design has been preserved and incorporated into the new design. Rational for Design Revision: Through the course of design development is has become apparent that the window wall is not the best material choice for the integration of many necessary building components such as AC units and operable windows. Window wall would not be well suited for the multiple penetrations required by hotel AC units. The combination of oversized punched openings and wall panels provides a more suitable wall section for the required complexities of construction and compliance with the Energy Code. Also, the overall appearance will be more interesting through the use of different materials, colors and textures. Fiber Cement Panels: Existing Design Condition: The approved building design specifies metal panels for the majority of the exterior cladding. Proposed Design Revision: We are proposing to use a fiber -cement panel system by the manufacturer Equitone instead of the metal panels. We have revised to exterior building colors to reflect the new material selection. We believe these fiber -cement panels are a cost effective alternative and provide many advantages over the metal panels. Rational for Design Revision: There is concern that the metal panels could be scratched, dented or damaged during installation, window washing or other maintenance. Also, metal panels can be affected by thermal change and building movement sometimes giving them a wavy or so called "oil can" distortion. The fiber -cement panels are a solid color all the way through and are absolutely flat assuring a quality finished 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 COMPANIESPuc appearance. The fiber -cement panels are a contemporary material that is easy to install, simple to maintain and longer lasting. North Stair Pushed into Building: Existing Design Condition: The approved design plans have the north stair tower attached to and sticking out from the northwest corner of the north wing. Proposed Design Revision: The proposed revision brings the north stair into the mass of the building and creates a more streamlined profile to the north wing. This stair configuration and location is the natural and intuitive design choice. Rational for Design Revision: The existing stair configuration was not well resolved and after some internal reworking we were able to push the stair back into the mass of the building where it should be. We feel this solution is more attractive and less costly to build. Please see the revised elevation sheets and revised perspective views for more information Thank you for taking the time to review these proposed changes. Please find the attached elevations and perspective drawings. Let us know if there is anything else needed to aid in the approval process. 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NEW CONCRETE _ SIDE WALK NEW STREET TREE APARTMENT SIGN MAXIMUM HEIGHT 3'-0" 1 1 UTILITY EASEMENT 72,0" 8 STALLS EACH 77.0* 8 STALLS 4) F.A.Cal SG' GARAGE: SITE: LEVEL ONE : 92 STALLS LEVEL TWO: 93 STALLS LEVEL THREE: 94 STALLS LEVEL FOUR: 40 STALLS SUB TOTAL: 319 STALLS VALET: 17 STALLS TOTAL: 335 STALLS 12 STAU-S G 0" STANDARD: 83 STALLS COMPACT: 96 STALLS ACCESSIBLE: 06 STALLS SUB TOTAL: 185 STALLS VALET: 17 STALLS TOTAL: 202 STALLS 90,0" 10 STALLS G LANDSCAPE CALCULATIONS: FRONTAGE LANDSCAPE REQUIRED: 20 SF/STALL 20 x 37 STALLS 740 SF FRONTAGE LANDSCAPE PROVIDED: 1,244 SF BACK OF SITE LANDSCAPE REQUIRED: 10 SF/STALL 10 x 165 STALLS 1,650 SF BACK OF SITE LANDSCAPE PROVIDED: 4,144 SF 0 , SITE PLAN 50 SCALE: 1/16' =1-0" 100' I LANDSCAPE AREA PEDESTRIAN PATH LOADING AREA STAMPED CONCRETE CONTRASTING PAVING 7,1" ; 16,9' L. /if -005S' Ili z 2 0- Z 0< a• < Z Ly, u)}._ <0 COISULTIAT REGISIRATION \ E,..04ST!ER E I LLE 0. brrl SIVE OE .5111110011 GROUP WEST ARCHITECTS, INC., P.& 3881 FRENONT AVE /L 08810 314 SEATTLE, WA 911103 P60804 1205) 025-4447 FAIL (206) 8214446 SHEET TmE ma MINER SITE PLAN A1.01 COMPANIES PUC TO: City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188-2544 Attn: Minnie Dhaliwal FROM: Paul Soldwedel DATE: 11.24.2015 RE: Washington Place Hotel & Apartments Request for Minor Modifications Letter Ms. Dhaliwal, Please review the amended Request for Minor Modifications narrative. The narrative describes the existing conditions, the proposed revisions, and the rational for the changes. In addition to the four (4) earlier proposed modifications, we are requesting following modifications as well. Additional Proposed Minor Modifications: Additional Access Door at East Elevation: Existing Design Condition: Existing design no additional door next the apartment entrance. Proposed Design Revision: Proposed design has an additional door next to the apartment entrance. The solid metal door and frame will be painted a dark grey to match the surrounding exterior materials. Rational for Design Revision: Security/Data Room at first floor needs access. Brick Base Material / Parking Garage: Existing Design Condition: Existing design has a red brick base material with a precast cornice element. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 COMPANIES PUC Proposed Design Revision: The original red brick material proposed for the building's base has been revised to a dark gray ground - face concrete masonry unit. The larger scale of the CMU helps give the building's base more monumental appearance. Also, the ground -face CMU gives the building a more contemporary material that is both attractive and durable. The areas that were previously intended to be clad in the red brick are now to be clad in the dark gray CMU. One of the conditions of DRB approval was that "The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the building." As mentioned above, the original brick base material has been replaced with dark charcoal CMU. The garage is a free-standing concrete structure and will be left as a natural concrete finish. The garage exterior will be detailed with metal mesh screens and planted with climbing vegetation. Rational for Design Revision: Red brick and more traditional color scheme was changed to the ground -face CMU base and greyscale color palette to give the project a more contemporary appeal to the project's target demographic. Additional Building Height: Existing Design Condition: The First Amendment to the Developer Agreement dated May 19th, 2014 states that "the maximum height for 50 percent of the site shall be 190 feet. The building(s) may have no more than nineteen (19) floors. The existing design has a flat roof on the upper level of the building. Both the Hotel Skyclub and the Apartment Club/Lounge area have the same common flat roof at the same elevation. This roof treatment creates a uniform horizontal element around the top of the building. Proposed Design Revision: Through the course of design it was determined that the flat roof design should be revised to a sloped roof configuration. This approach simplifies roof drainage and assures a more weatherproof exterior envelope. In an effort to help differentiate the two wings of the building, the roof over the south wing was raised to go over the roof of the east wing. This design helps distinguish the two half of the building as different. The average height of the south wing's sloped roof is at 192'-0". Rational for Design Revision: Sloped roof elements are easier to detail and waterproof. The design team chose to incorporate the sloped roof elements to ease the overall constructability of the project. Precast Cornice Element / Projections Lowered: Existing Design Condition: The existing design has a precast cornice element and pilasters going to the fourth floor. Above the cornice line the building cladding changed to metal panels. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 4 COMPANIES Pttc Proposed Design Revision: The precast cornice element has been lowered to the third floor to better align with the hotel functions. Also, the projections on the east and south elevations have been lowered one floor with the lowered base materials. Rational for Design Revision: The hotel rooms start on the third floor and having the precast elements extending beyond that height caused numerous difficulties with the venting and intake louvers for the air conditioning. Also, with the change to ground -face CMU and precast pilasters it was determined that the building base was too bulky and should be reduced in height. Previously Proposed Minor Modifications: Rooftop Cornice Element: Existing Design Condition: The rooftop cornice element as designed is a large horizontal projecting plane running the length of the east elevation and returning along portions of the north and south elevations. The horizontal plane is attached around the edge of the building at the 19th floor slab and projects from the edge approximately 6 feet. The projection is enlarged over the southeast corner of the building and accentuated by a series of long rectangular perforations giving the cornice a "comb -like" appearance at this location. The entire cornice element is intended to be clad in metal panels. Proposed Design Revision: As an alternative to this cornice element on the 19th floor we are proposing a simpler, more elegant solution. In the current building design we have replaced the large cornice element with substantial roof overhangs that project from the lounge level above. We feel this approach is a more appropriate solution and gives the building a significant street front presence. The roof overhangs project 3 feet from the face of the lounge level exterior and align with face of the building below. Relocating the overhanging element above at the roof of the lounge level gives the building more natural overall appearance. The lounge level is now effectively the building's top and will be detailed accordingly. The underside of the overhanging roof elements can be a complimentary accent color and can be up -lit at night to provide visual appeal. Rational for Design Revision: The existing cornice as designed is a solid overhanging horizontal plane clad in metal panels. After many studies it has been determined that this configuration does not easily integrate with some of the more practical requirements of the building's design and construction. This horizontal plane configuration would required many significant structural beams to support itself and resist the wind loading at such a height. Also, the post -tensioned concrete slabs do not easily allow for structural steel connections. Additionally, the presence of this horizontal element bordering the building's perimeter would be an obstruction to window washing and exterior maintenance. Also, the cornice element as designed cannot easily be drained and would cascade rain water onto pedestrians below. The new design is a straight -forward cantilevered roof overhang that is simple to build and waterproof. It will give the building a sense of prominence and will help distinguish top of the building. Please see 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 COMPANIES Puc the revised elevations and revised perspective views for a more clear illustration of the proposed revision. Window Wall on East Elevation: Existing Design Condition: The approved design has a large portion of window wall glazing on the east elevation to help distinguish the hotel portion from the rest of the building and provide a distinctive look to the street front facade. This portion of the building is projected slightly from the surrounding area creating change in plane and providing a logical transition point for the different materials. Proposed Design Revision: As an alternative we would like to propose the use of oversized punched window openings and louvered grilles to help the projection retain its distinctive character and to maintain the overall look of window wall. The glazing for these oversized windows will be a reflective silver -blue and the mullions will be silver metallic. The louvers will match the mullions and the exterior wall panels will be colored a shade of blue to match the glazing and help create a monolithic appearance. The entire projection has been increased approximately 12" in depth to give it more significance and to give the hotel rooms some additional square footage. Also, the large recess in the existing window wall design has been preserved and incorporated into the new design. Rational for Design Revision: Through the course of design development is has become apparent that the window wall is not the best material choice for the integration of many necessary building components such as AC units and operable windows. Window wall would not be well suited for the multiple penetrations required by hotel AC units. The combination of oversized punched openings and wall panels provides a more suitable wall section for the required complexities of construction and compliance with the Energy Code. Also, the overall appearance will be more interesting through the use of different materials, colors and textures. Fiber Cement Panels: Existing Design Condition: The approved building design specifies metal panels for the majority of the exterior cladding. Proposed Design Revision: We are proposing to use a fiber -cement panel system by the manufacturer Equitone instead of the metal panels. We have revised to exterior building colors to reflect the new material selection. We believe these fiber -cement panels are a cost effective alternative and provide many advantages over the metal panels. Rational for Design Revision: There is concern that the metal panels could be scratched, dented or damaged during installation, window washing or other maintenance. Also, metal panels can be affected by thermal change and building movement sometimes giving them a wavy or so called "oil can" distortion. The fiber -cement panels are a solid color all the way through and are absolutely flat assuring a quality finished 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 COMPANIES Pllc appearance. The fiber -cement panels are a contemporary material that is easy to install, simple to maintain and longer lasting. North Stair Pushed into Building: Existing Design Condition: The approved design plans have the north stair tower attached to and sticking out from the northwest corner of the north wing. Proposed Design Revision: The proposed revision brings the north stair into the mass of the building and creates a more streamlined profile to the north wing. This stair configuration and location is the natural and intuitive design choice. Rational for Design Revision: The existing stair configuration was not well resolved and after some internal reworking we were able to push the stair back into the mass of the building where it should be. We feel this solution is more attractive and less costly to build. Please see the revised elevation sheets and revised perspective views for more information Thank you for taking the time to review these proposed changes. Please find the attached elevations and perspective drawings. Let us know if there is anything else needed to aid in the approval process. Sincerely, Group West Companies PLLC Paul Soldwedel Senior Project Architect 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206.812.8886 FX: 206.812.8885 October 16, 2015 To: City of Tukwila From: Omar and Christine Lee RE: Washington Place To Whom It May Concern: To enhance the design of our Washington Place project, we are hereby requesting you to modify the allowed maximum height from 190 feet to 195 feet with reference to the Development Agreement dated March 19, 2013 and the First Amendment dated May 14, 2014. Thank you very much for your consideration and cooperation. elevations rpm, CM .Cw+r1. . p+.iwa,l.lu5as dt 10'15 ♦n 1'M .4*Lbu ia.10M44.•61.1, u,.o. -naeu.►iw- 1 of 2 North Elevation 10/8/15,7:44 AM Glenn Takagi Landscape Architect 18550 Firlands Way North Shoreline, WA 98133-3917 (206)5426100 gleno 1029@earthfnk-net Project: latrgL Date: SEIT. Re: '."e page of _-._ cc: Minnie Dhaliwal From: Paul Soldwedel <psoldwedel@gwc-arch.com> Sent: Monday, November 23, 2015 6:23 PM To: Minnie Dhaliwal Cc: Christine Lee Subject: Angled Parking Attachments: Angled Parking Blow-up.pdf Hi Minnie, took a look at the angled parking along the north property line. The stalls were encroaching 6" into the designated 20'- 0" fire lane. Fortunately we can shift the entire row of angled stalls 6" north and still meet the requirements of Figure 18.6. We have 4" clear from the corner of the stall overhang line to the property line. The green screen fences will fit in this space. Obviously things are quite tight but it does fit. Please see the attached enlarged partial site plan. This has all relevant dimensions shown. If you print this out it will scale 1/8" = 1'- 0". Please let us know if you need anything else to resolve this issue. Thanks for your help, Paul Soldwedel Senior Associate Group West Companies, PLLC 3601 Fremont Ave. N., Suite 314 Seattle, WA 98103 Office: 206.812.8886 Cell: 206.295.8620 1 City of Tukwila Department of Community Development RECEIVE") OCTI 19 2015 TUKVWILA PUBLIC WORKS FILE NUMBER L14-0055 Land Use Routing form for Revisions TO: ❑ Building ❑ Fire Dept. ['Police Dept ❑Parks/Rec. public Works: (please list the name) ....51)060► ! Project: Washington Place Address: 223 Andover Park East Date transmitted 10/13/15 Response requested by:10/20/15 Planner: Minnie Dhaliwal Date response received: COMMENTS This is minor modification request to the design review approval. All of these changes have been incorporated in the building permit set that you all are reviewing. Please provide any design review related comments to application. Pk) l'd,Qi (&o ev1/t/vvviot,d6 DRC review requested Plan check date: 10k4c2(�� Plan submittal requested ❑ Plan approved Comments prepared by: \jega44,vt-a City of Tukwila Department of Community Development FILE NUMBER L14-0055 Land Use Routing form for Revisions TO: jgriuilding ❑ Fire Dept. ❑ Police Dept ❑Parks/Rec ❑ Public Works: (please list the name) Project: Washington Place Address: 223 Andover Park East Date transmitted 10/13/15 Response requested by:10/20/15 Planner:Minnie Dhaliwal Date response received: COMMENTS This is minor modification request to the design review approval. All of these changes have been incorporated in the building permit set that you all are reviewing. Please provide any design review related comments to application. '1 E: Vet(0-i t. /Ott ❑ DRC review requested ❑ Plan submittal requested IX Plan approved Plan check date: /0 —( R' f5 Comments prepared by: COMPANIES PUC TO: City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188-2544 Attn: Minnie Dhaliwal FROM: Paul Soldwedel DATE: 09.30.2015 RE: Washington Place Hotel & Apartments Request for Minor Modifications Letter Ms. Dhaliwal, Please review the amended Request for Minor Modifications narrative. The narrative describes the existing conditions, the proposed revisions, and the rational for the changes. In addition to the four (4) earlier proposed modifications, we are requesting following modifications as well. Additional Proposed Minor Modifications: Brick Base Material / Parking Garage: Existing Design Condition: Existing design has a red brick base material with a precast cornice element. Proposed Design Revision: The original red brick material proposed for the building's base has been revised to a dark gray ground - face concrete masonry unit. The larger scale of the CMU helps give the building's base more monumental appearance. Also, the ground -face CMU gives the building a more contemporary material that is both attractive and durable. The areas that were previously intended to be clad in the red brick are now to be clad in the dark gray CMU. One of the conditions of DRB approval was that "The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the building." As mentioned above, the original brick base material has been replaced with dark charcoal CMU. The garage is a free-standing concrete structure and will be left as a natural concrete finish. The garage exterior will be detailed with metal mesh screens and planted with climbing vegetation. Rational for Design Revision: Red brick and more traditional color scheme was changed to the ground -face CMU base and greyscale color palette to give the project a more contemporary appeal to the project's target demographic. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206-826-4447 FX: 206-826-4446 COM PAN IES PUC Previously Proposed Minor Modifications: Rooftop Cornice Element: Existing Design Condition: The rooftop cornice element as designed is a Targe horizontal projecting plane running the length of the east elevation and returning along portions of the north and south elevations. The horizontal plane is attached around the edge of the building at the 19th floor slab and projects from the edge approximately 6 feet. The projection is enlarged over the southeast corner of the building and accentuated by a series of long rectangular perforations giving the cornice a "comb -like" appearance at this location. The entire cornice element is intended to be clad in metal panels. Proposed Design Revision: As an alternative to this cornice element on the 19th floor we are proposing a simpler, more elegant solution. In the current building design we have replaced the large cornice element with substantial roof overhangs that project from the lounge level above. We feel this approach is a more appropriate solution and gives the building a significant street front presence. The roof overhangs project 3 feet from the face of the lounge level exterior and align with face of the building below. Relocating the overhanging element above at the roof of the lounge level gives the building more natural overall appearance. The lounge level is now effectively the building's top and will be detailed accordingly. The underside of the overhanging roof elements can be a complimentary accent color and can be up -lit at night to provide visual appeal. Rational for Design Revision: The existing cornice as designed is a solid overhanging horizontal plane clad in metal panels. After many studies it has been determined that this configuration does not easily integrate with some of the more practical requirements of the building's design and construction. This horizontal plane configuration would required many significant structural beams to support itself and resist the wind loading at such a height. Also, the post -tensioned concrete slabs do not easily allow for structural steel connections. Additionally, the presence of this horizontal element bordering the building's perimeter would be an obstruction to window washing and exterior maintenance. Also, the cornice element as designed cannot easily be drained and would cascade rain water onto pedestrians below. The new design is a straight -forward cantilevered roof overhang that is simple to build and waterproof. It will give the building a sense of prominence and will help distinguish top of the building. Please see the revised elevations and revised perspective views for a more clear illustration of the proposed revision. Window Wall on East Elevation: Existing Design Condition: The approved design has a large portion of window wall glazing on the east elevation to help distinguish the hotel portion from the rest of the building and provide a distinctive look to the street front facade. This portion of the building is projected slightly from the surrounding area creating change in plane and providing a logical transition point for the different materials. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206-826-4447 FX: 206-826-4446 COMPANIES RIC Proposed Design Revision: The proposed revision brings the north stair into the mass of the building and creates a more streamlined profile to the north wing. This stair configuration and location is the natural and intuitive design choice. Rational for Design Revision: The existing stair configuration was not well resolved and after some internal reworking we were able to push the stair back into the mass of the building where it should be. We feel this solution is more attractive and less costly to build. Please see the revised elevation sheets and revised perspective views for more information Thank you for taking the time to review these proposed changes. Please find the attached elevations and perspective drawings. Let us know if there is anything else needed to aid in the approval process. Sincerely, Group West Companies PLLC Paul Soldwedel Senior Project Architect 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206-826-4447 FX: 206-826-4446 Board of Architectural Review - Conditions of Approval 1. The east parking lot shall be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material such as stamped concrete or pavers and enhancing the landscaping. The east parking lot has been designed to include stamped/colored concrete paving and enhanced landscaping areas. Outdoor seating at the restaurant and benches outside the hotel lobby will help activate plaza area. Please see current Site Plan. 2. Preserve the existing perimeter trees along the north and south side to the maximum extent possible by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls leaving at least 5' 8" wide landscape perimeter along the south property line. In order to save the trees the Board is authorizing elimination of interior landscaping islands in lieu of the perimeter landscaping and also authorizing the percentage of compact stalls to exceed 30% of the total parking count. Existing perimeter trees were not able to be saved. Current landscape design has a replacement tree for every perimeter tree lost (26 shown). Current landscape design has a "green screen" along the north and south boundaries. Please see current Site Plan. Details will be shown on landscape plans. 3. The quality of the back side of the building shall be improved to match the quality along the front side by including any combination of techniques such as different window sizes, materials/color variations, modulation and articulation with a goal to add visual interest by differentiating the hotel and the residential towers and to provide equal importance to the tower element from all four sides. The North and West elevations have been patterned to match the projections on the opposite sides of the building through the use of different fiber cement panel colors. 4. Details related to the street frontage improvement such as light fixtures, benches, curb cut details and details of the transition between the proposed new sidewalk and the existing narrow sidewalks to the north and the south shall be reviewed and approved by staff as part of the building permit review process. Street frontage improvements shown on Site Plan. Details will be shown on landscape plans. 5. At least one of the metal panel colors (Sandstone or Surrey Beige) shall be replaced to ensure sufficient differentiation between the two colors. Metal panels have been changed to fiber cement panels. Colors have been revised to standard Equitone colors: white, beige, grey and graphite. 6. Detailed design and specification of the site furnishings such as benches; planters; screening of trash enclosure; window details to introduce more depth and shadow on the upper floors; location of above ground utility apparatus shall be reviewed administratively by staff as part of the building permit review process. "IN‘1-.1.6. Ill& MEW - /j / A VA III V :IIINAWMiiiii i :iM�i�iii iiiii iii111M IIIIIIIMINI imAINA�; 1 / / / 1----4 1. 1,",,,�III� Vl1l1/ T I N4 \\'' W '111 1 \ r _- 1 - - 4C. _ 1I11I1M4IEn111i1n4 VI'mlu46,1111 ® _. .1111111111111106. ntemmomm. _=� \ 1%._10L -.-In. %\ \\ I-11.11111=-111111_ - • y 11111 MIMI MI r® t t t l t r r t r t i t.r t r,r t tt .t AA. .0411.1 It rJ a S MMIMIAir—R1� -- —fit —. -' 1 — 1111uO' 111.f' 4111A' �m11•' 1u ��..++ �.����....y......gyh...-. ... .. 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',M▪ I 4 0 Z • e K..A SIP 14100.1,•1 %Ynw ..MPA MM !MPIMA nF www A3_2 11. 1 !-] • z m ••••••-.114. 1 East Elevation South Elevation ir,ca NNW IEBOSEBE BEETEMEZEBEEISM � /L/ -�O3$ West Elevation City of Tukwila Department of Community Development FILE NUMBER L14-0055 Land Use Routing form for Revisions TO: x❑ Building Fix Fire Dept. ❑ Police Dept ❑Parks/Rec. x❑ Public Works: (please list the name) Project:Washington Place Address:223 Andover Park East Date transmitted 12-19-2014 Response requested by: Jan 10, 2015 Planner: Minnie Dhaliwal Date response received: COMMENTS The applicant is requesting a minor modification to the design review approved by the Board of Architectural Review. Please review and provide me your _comments. (aie4,460 A DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: /—I -/S Comments pre ared by: City of Tukwila Department of Community Development FILE NUMBER L14-0055 RECEIVr . OEC. 22 2014 TUKWtts, PUBLIC WORK Land Use Routing form for Revisions TO: x❑ Building nx Fire Dept. ❑ Police Dept ❑Parks/Rec. xn Public Works: (please list the name) Project:Washington Place Address:223 Andover Park East Date transmitted 12-19-2014 Response requested by: Jan 10, 2015 Planner: Minnie Dhaliwal Date response received: COMMENTS The applicant is requesting a minor modification to the design review approved by the Board of Architectural Review. Please review and provide me your comments. Y) h,4 inn Uo S DRC review requested Plan check date: 1 20 1, I5 ❑ Plan submittal requested ❑ Plan approved Comments prepared by: �J(S COMPANIES PLIC r LVED DEC 2 2 2014 4‘WILA -0.3 1C WORKS TO: City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188-2544 Attn: Minnie Dhaliwal FROM: Paul Soldwedel DATE: 12.04.2014 RE: Washington Place Hotel & Apartments — Exterior Revisions Ms. Dhaliwal, Please review the following narrative describing the most current design revisions for the Washington Place project. This description is intended to support the Request for Minor Modifications already under review. Through the natural course of design development this project has undergone some design modifications. These modifications are intended to; facilitate ease of construction, to maintain budgetary constraints, and to give the building a more contemporary overall appearance. Following is a description of the proposed design revisions: Rooftop Cornice Element: In the current building design we have replaced the Targe cornice element with roof overhangs that project from the lounge level above. There are now roof overhangs on both the east and the south elevations. The roof overhangs have been extended to five (5) feet from the face of the lounge level exterior. The lounge level now reads more effectively as the building's top. The steel construction of the lounge level will give some flexibility to the final design as well as offer opportunities for interesting detailing of the building's top. Large Projection on East Elevation: The original design featured a large projection on the east elevation that was clad in a silver -blue "window wall" glazing system. Unfortunately, this system is not the ideal choice for a hotel function. The multiple penetrations of the exterior wall required by the HVAC units and other venting requirements necessitates the use of a more practical exterior cladding system. The fiber cement rain screen system used elsewhere is the natural choice for this application as well. To help distinguish this element, the fiber cement panels in this area will be a contrasting "Graphite" color with a bold accent "picture - framed" in "White" panels. Also, the windows in the east projection are larger than in the rest of the building giving it more reflectivity. The window mullions will be a dark "Gun Metal Gray" in this area. All exterior louvers will be painted dark gray to match the mullions. The entire projection has been increased in depth to 2'-6" to give it more significance and to give the hotel rooms some additional square footage. Also, the Targe recess from the earlier window wall design has been preserved and incorporated into the new design. This recess is also accented with the "White" fiber cement panels. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206-826-4447 FX: 206-826-4446 COMPANIES MC Fiber Cement Panels: We are proposing to use a fiber -cement panel / rain screen system by the manufacturer Equitone. We have revised the building colors to reflect the new material selection of the Equitone "Tectiva" product line. Please see below for list of local projects that have successfully used fiber cement panels for exterior cladding. Pacific Plaza: 1125 Commerce Street, Tacoma, WA Metro 112: 317 112th Ave NE, Bellevue, WA Aegis Living — Madison: 2200 E Madison, Seattle, WA 98122 Issaquah High School: 700 Second Ave NE, Issaquah, WA 98027 Secondary STEM School: 4301 228th Ave NE, Redmond, WA 98053 North Stair Pushed into Building: The proposed revision brings the north stair into the mass of the building and creates a more streamlined profile to the north wing. The north stair location has been refined further to free up the more desirable northwest corner location for hotel rooms and apartment units. Brick Base Material / Parking Garage: The original red brick material proposed for the building's base has been revised to a dark gray ground - face concrete masonry unit. The larger scale of the CMU helps give the building's base more monumental appearance. Also, the ground -face CMU gives the building's base a more contemporary material that is both attractive and durable. The areas that were previously antended to be clad in the red brick are now to be clad in the dark gray CMU. The parking garage is not intended to clad in CMU. The garage is a free-standing concrete structure. The current design has the garage painted with a medium grey color and accented with dark charcoal pilasters. The garage exterior will be detailed with metal mesh screens and planted with climbing vegetation. Thank you for taking the time to review these proposed changes. Let us know if there is anything else needed to aid in the approval process. Sincerely, Group West Companies PLLC Paul Soldwedel Senior Project Architect 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206-826-4447 FX: 206-826-4446 WHITE FIBRE CEMENT PANEL BEIGE FIBRE CEMENT PANEL GREY FIBRE CEMENT PANEL LIGHT GRAY TINTED GLASS GUN METALGRAY WINDOW FRAME STAIN ALUMINUM WINDOW FRAME GRAPHITE FIBRE CEMENT PANEL '7! CMU BASE GROUP WEST 'COMPANIESKIC • WASHINGTON PLACE 223 ANDOVER PARK EAST-TIMWELA, WASHINGON • 1.11VE Of -EC: 22 2011,) L )14 - 0051-5 WiLik ri METAL SPANDREL PANEL /t/ CO 5-5- GROUP WEST COMPANIES RUC WASHINGTON PLACE • 223 ANDOVER PARK EAST WASTIINGON — L-4 HJu 1-10TEL 4 MCIAN • 4 4 . 1 r f s • s s s 1T-1, 1'IT Ifl1Lffli11 Ira JIL11e51111 ii mi si s s WEST ELEVATION EAST ELEVATION 13417101A COM SUSINVIAL 45,1:72414 CIENGN REAM 11=1TAL IL f1/44044t tows 14:1 P•44,40 •4444/44 1:4}10,14,41 wasnuroc GROUP WEST MtCHITELISMC.1,414 FRUNNLOSS la SCE 314 Storm 1,1101lial 141016.32N11334;i2 MY_ imp cztabia Mai i...elate EAT:WES ELEVIVati A3.01 SOUTH ELEVATION � . SbUiH e+s• ra ISSUE tkiin 03CTi20U DESIGNREVTEW SUBMITTAL 05XII OU DESIGN REVIEW SUIVRTTAL Xrm u1 Foist Prcpct status pRozcr was MIMIC. Project Number MOST WI - 0Z W CI. 1_ y Z CL o.¢ 0 < Ws F-- °- s 0< a sw CO O CCNSRTMT REGSlitATION ti GROUP WEST ARCHITECTS. RIC.. P.S. 3601 FREAtON?AVE N. SUITE 311 SEATTI.E,WAS31$3 PRONE: (206) $3$4662 FAX: (2061126416 61EftTILEAAtitAx et SOUTH ELEVATION A3.02 113 Liblang 1�1�_U in1! ®i1i minomp srlrl�i� � NORTH ELEVATION 1 NORTH L /q-vs:r W f— UZ W w ct 0< 0< VZ � a� co Q o COMSLTANT GROUP WEST ARCHITECTS. INC.. P.S. 3601 iREl10NTAVE IL SUITE 314 SENILE, WA 216103 PHONE (206)1341662 FAX: X16264416 skarn= MONIX2132 NORTH ELEVATION A3.03 � P i 7TH FLOOR 6TH FLOOR 5TH FLOOR 46'-4' 4TH FLOOR 3T-2' 11TH FLOOR 101'-4` 10TH FLOOR 92'-2' 9TH FLOOR, 8TH FLOOR 73'-10' 1 17TH FLOOR 156'-4' 16TH FLOOR 147'-2' 15THFLOOR 138'-0' 14TH FLOOR 128'-10' (1111111111111111111 ii 11 111l1 41. 11111 LOUNGE FLOOR 177'-8' i 18TH FLOOR 167'-0' SECTIO GROUP WEST COMPANIES uc SECTION B SECTION C SECTION D •WASHINGTON PLACE • 223 ANDOVER PARK EAST-` UKWIL . WASIIINGON WHITE FIBRE CEMENT PANEL BEIGE FIBRE CEMENT PANEL GREY FIBRE CEMENT PANEL 1 LIGHT GRAY TINTED GLASS GUN METAL GRAY WINDOW FRAME STAIN ALUMINUM WINDOW FRAME GRAPHITE FIBRE CEMENT PANEL METAL SPANDREL PANEL LiU- CMU BASE GROUP WEST COMPANIES ?UC •WASHINGTON PLACE• 223 AND0Vlsli PARK EAST'.TUK.WILA, WASHING 1./41--a0S'Ss" I GROUP WEST COMPANIES MC •WASHINGTON PLACE • 223 ANDOVER PARK EAST -1.1JKWLILA, WASHINGON } WEST ELEVATION EAST ELEVATION 2 WEST i 1 1 EAST Llti-radSsda POE Opeel 110.4 rAi/e, NMI RIM Hq.4t Mw.4.4 Dasa GROUP MIST ARCWTECTS NC.. PS To, flmWI TAVE IL CITED I UATSE TOMO WOKE ca10.22 .+ maw EAST/WEST ELEVriON A3.01 + x-- +I . t t • t • . ti 4:n m NI NI 1 s II rrri riI!iWL t — u' r .ter !! _ I! 1!^ 1! !! I! 1! !. I1. !! ! 1! 1! 1!M I! !! !■ I! !! 1! !! 1!. I! ! 1! 1! 1! Pi !! 1!!! 1! ,11s 1! ! Ul- la !! 1! 11 I!ii! 1!_t 1! I! 1! _1! 11 1!�! 1! 1! iglu i! 1s f! i! ! f! 1t !! ! 1! I- 1! ! 1.0! _ !t! 1l11! ! 1! 11 1!111!1! 1!' ai 1!-'� up.! !t_, _1_�i— -_ 1- l _t 1—�_ l ---I! �! 1! __1l11■_ _ ! f! 11 1! ! 1!1 1' 1! , 1! 11! I!•! 1! t!I 1! t! Fp i!•! l 1■ 1! ■ w1!! in 1! s1! 1l�1!n_1�H� ! 1! �1■�! i!"- 1 �1H■1� r�1�w�-.. rri� a>:Ir ! 1!rl!U1■_�l! Il luiu" 1! si!�1la! 1! 1! 1offi1!W'•illit! 1! 1! 1! 1! 1! 1! 1! 1! ` 1! 1! 1! 1! 1! 1! 1! 1! 1! 1! 1! IIIIIIIIIIIIIIIIIIIIIIII r r r ti SOUTH ELEVATION SOUTH ro zjq- dS5- ROSE wci..0 awr PROJECT UM= GRANO Rcjw Number PROJECT RE6a1R4T1011 GROUP WEST ARCHITECTS, INC, P.S. 3401 FREMONTMEAL SUITE 314 SEATTLE ITA 18103 NOM C206)1133402 FAX amS214443 4E11liREA101306E31 SOUTH ELEVATION A3.02 !1■■■■■■1!1■■■■l,, 11 f1 ll 11 '11' X11 1 II 1; SII 1 ■ __.=_.1.. NM _.._.2I_.._I._..�..�..�. ._._.._...._ ii 111111/AllI :11 _ Ix_ i.: I1 I A_!H;!I VIER Is_R 1 KEN _E■ ROI! NE IIIMEME 1■M 1! �( tf■i! 1!■1! RIMt! 1!' MI!1! MI! Mil 1! 11111! 1! 1! MEIt! MIR-- _--- - + + rill H� Ngo A` �� > = t!■1! purimilli! i' Hill f! -I! iM1! I II F I_!1_ 1_ I_I1_O1_ 1_ 1,.■1,. 1_ 1_■1_ —_I� I! 1!■_1=■1 _Ii 1 1!��1! _ 1! _ I■I1! + w tI1li I!UI!UI!•I! 1! I!UII . P 1!■1! • +-+ 1!■1! 1!I1�■i1!T!■1! t!■1! _ 1! 1!■1! 1 - •+ 1 I! I!—i!■_I! I! 1!■1! 1! IMI!! ti• [_■1_ HOPE EMIR IEEE = - N■1! 1!I1!■II■11!MI! 1! 1! r»Ai5s SON NORTH ELEVATION 1 NORTH wale P,a.et OW* PROJECT NM= CVO NM Project Nunter SNOW LLI Qw J 2 w Y Z o' a 3 0 d 81 >' z Q =w co F - CONSULTANT osouplusoN GROUP WEST ARCHITECTS, HRC.. P.S. 3001 FRB3001T AVE IL SURE 314 SEATTLE, WA 88103 WOE: (208) 878.1662 FAX: 826-1616 IEE ITII.E UIDIAA@81 NORTH ELEVATION A3.03 7TH FLOOR 64'-8" 6TH FLOOR 55'-6' 5TH FLOOR 46'-4• 4TH FLOOR 37'-2' 11TH FLOOR 101'-4" 10TH FLOOFj 92'-2' 9TH FLOOR+ 83'-0" • 8TH FLOOR 73'-10" 17TH FLOOR 156'-4' 16TH FLOOR 147'-2' 15TH FLOOR 138'-0" 14TH FLOOR 128'-10' -r LOUNGE FLOOR 177'-8" 18TH FLOOR 167'-0" GROUP WEST SECT COMPANIES puc SECTION B SECTION C SECTION D L/41OS-5 •WASHINGTON PLACE • 223 ANDOVEli PARR' EAS'i'.TIJK\\DLA., WA.S:I::i.1NCON 0400 TO: RECEIVED City of Tukwila AUG 25.2014 Department of Community Development TUKVva i PUBLIC WORKS File Number L14-0055 LAND USE PERMIT ROUTING FORM Building 10 Planning .Public Works Fire Dept. Police Dept. n Parks/Rec Project: Modification of Design Review approval Address: 223 Andover Park East Date transmitted: 8/25/2014 Response requested by: 9/8/2014 Staff coordinator: Minnie Dhaliwal Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Applicant is requesting some changes to be approved to the design review approval before applying for the building permit. Please review and let me know your comments. PL) ha.5 /no cornmeAtts, Plan check date: Comments r Update date: prepared by: siJ W27/2 /9 0400 City of Tukwila Department of Community Development File Number L14-0055 LAND USE PERMIT ROUTING FORM TO: _L Building In Planning Public Works Fire Dept. Police Dept. Parks/Rec Project: Modification of Design Review approval Address: 223 Andover Park East Date transmitted: 8/25/2014 Response requested by: 9/8/2014 Staff coordinator: Minnie Dhaliwal Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Applicant is requesting some changes to be approved to the design review approval before applying for the building permit. Please review and let me know your comments. A Plan check date:� �� �`�/ Comments Update date: prepared by: COMPANIES PUC --° '55 TO: City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188-2544 Attn: Minnie Dhaliwal FROM: Paul Soldwedel DATE: 08.15.2014 RE: Washington Place Hotel & Apartments Request for Minor Modifications Letter RECEIVED AUG 212014 COMMUNI I Y DEVELOPMENT Ms. Dhaliwal, Please review the following Request for Minor Modifications. The format of the previously submitted response letter has been modified to address only the requested design modifications. The narrative describes the existing conditions, the proposed revisions, and the rational for the changes. Proposed Minor Modifications: Rooftop Cornice Element: Existing Design Condition: The rooftop cornice element as designed is a Targe horizontal projecting plane running the length of the east elevation and returning along portions of the north and south elevations. The horizontal plane is attached around the edge of the building at the 19th floor slab and projects from the edge approximately 6 feet. The projection is enlarged over the southeast corner of the building and accentuated by a series of long rectangular perforations giving the cornice a "comb -like" appearance at this location. The entire cornice element is intended to be clad in metal panels. Proposed Design Revision: As an alternative to this cornice element on the 19th floor we are proposing a simpler, more elegant solution. In the current building design we have replaced the large cornice element with substantial roof overhangs that project from the lounge level above. We feel this approach is a more appropriate solution and gives the building a significant street front presence. The roof overhangs project 3 feet from the face of the lounge level exterior and align with face of the building below. Relocating the overhanging element above at the roof of the lounge level gives the building more natural overall appearance. The lounge level is now effectively the building's top and will be detailed accordingly. The underside of the overhanging roof elements can be a complimentary accent color and can be up -lit at night to provide visual appeal. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206-826-4447 FX: 206-826-4446 COMPANIES PUC Rational for Design Revision: The existing cornice as designed is a solid overhanging horizontal plane clad in metal panels. After many studies it has been determined that this configuration does not easily integrate with some of the more practical requirements of the building's design and construction. This horizontal plane configuration would required many significant structural beams to support itself and resist the wind loading at such a height. Also, the post -tensioned concrete slabs do not easily allow for structural steel connections. Additionally, the presence of this horizontal element bordering the building's perimeter would be an obstruction to window washing and exterior maintenance. Also, the cornice element as designed cannot easily be drained and would cascade rain water onto pedestrians below. The new design is a straight -forward cantilevered roof overhang that is simple to build and waterproof. It will give the building a sense of prominence and will help distinguish top of the building. Please see the revised elevations and revised perspective views for a more clear illustration of the proposed revision. Window Wall on East Elevation: Existing Design Condition: The approved design has a large portion of window wall glazing on the east elevation to help distinguish the hotel portion from the rest of the building and provide a distinctive look to the street front facade. This portion of the building is projected slightly from the surrounding area creating change in plane and providing a logical transition point for the different materials. Proposed Design Revision: As an alternative we would like to propose the use of oversized punched window openings and louvered grilles to help the projection retain its distinctive character and to maintain the overall look of window wall. The glazing for these oversized windows will be a reflective silver -blue and the mullions will be silver metallic. The louvers will match the mullions and the exterior wall panels will be colored a shade of blue to match the glazing and help create a monolithic appearance. The entire projection has been increased approximately 12" in depth to give it more significance and to give the hotel rooms some additional square footage. Also, the large recess in the existing window wall design has been preserved and incorporated into the new design. Rational for Design Revision: Through the course of design development is has become apparent that the window wall is not the best material choice for the integration of many necessary building components such as AC units and operable windows. Window wall would not be well suited for the multiple penetrations required by hotel AC units. The combination of oversized punched openings and wall panels provides a more suitable wall section for the required complexities of construction and compliance with the Energy Code. Also, the overall appearance will be more interesting through the use of different materials, colors and textures. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PI -I. 206-826-4447 FX: 206-826-4446 COMPANIES PLIC Fiber Cement Panels: Existing Design Condition: The approved building design specifies metal panels for the majority of the exterior cladding. Proposed Design Revision: We are proposing to use a fiber -cement panel system by the manufacturer Equitone instead of the metal panels. We have revised to exterior building colors to reflect the new material selection. We believe these fiber -cement panels are a cost effective alternative and provide many advantages over the metal panels. Rational for Design Revision: There is concern that the metal panels could be scratched, dented or damaged during installation, window washing or other maintenance. Also, metal panels can be affected by thermal change and building movement sometimes giving them a wavy or so called "oil can" distortion. The fiber -cement panels are a solid color all the way through and are absolutely flat assuring a quality finished appearance. The fiber -cement panels are a contemporary material that is easy to install, simple to maintain and longer lasting. North Stair Pushed into Building: Existing Design Condition: The approved design plans have the north stair tower attached to and sticking out from the northwest corner of the north wing. Proposed Design Revision: The proposed revision brings the north stair into the mass of the building and creates a more streamlined profile to the north wing. This stair configuration and location is the natural and intuitive design choice. Rational for Design Revision: The existing stair configuration was not well resolved and after some internal reworking we were able to push the stair back into the mass of the building where it should be. We feel this solution is more attractive and less costly to build. Please see the revised elevation sheets and revised perspective views for more information. 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206-826-4447 FX: 206-826-4446 COMPANIES iac Thank you for taking the time to review these proposed changes. Please find the attached elevations and perspective drawings. Let us know if there is anything else needed to aid in the approval process. Sincerely, Group West Companies PLLC Paul Soldwedel Senior Project Architect 3601 Fremont Avenue North, Suite 314 Seattle, WA 98103 PH. 206-826-4447 FX: 206-826-4446 SOUTH 1118'1'-0 1 SANDSTONE METAL PANELS SATIN ALUMINUM WNDOW FRAME BRUSHED BRONZE WINDOW FRAME SURREY BEIGE METAL PANELS COPPER PENNY ACCENT FACADE UGHT CHERRY METAL SOFFIT LIGHT CHERRY METAL SOFFIT CONCRETE CAP RED BRICK VENEER BASE CONCRETE BASE /cf- aags' CEIVED AUG 212W (;( I Y 4 : VE-WPMENT ISSUE a» Dosaveca 0102014 OM R REVIEW SUBSOTTAL C6o7r2344 OESSN RENEW SUBMITTAL KEYPIAII WI - O z gw z CC • Q- O < z_ -S = W 0O6ilATNrt CESSTRSTgH w a5 a:g sE GROUP WEST ARCHITECTS, INC. P.S. 5601 Fit NONTAVE N. SUM 311 SEATTLE, WA WV OMPISIT FAX: OM 126444S SHUT TITLE OD JUICER SOUTH ELEVATION A3.02 ramp WOW • UM LIGHT CHERRY METAL SOFFIT SIGNAGE SIZE 35W X 24H 500 SF BRUSHED BRONZE WINDOW FRAME SURREY BEIGE METAL PANELS CONCRETE CAP RED BRICK VENEER BASE CONCRETE BASE 24t 4+ 4^ ta. 1 1 .....^—r--• ^,-, ,--4-70,,-4 G'... El 4 — • - -- a .1: - . 4 -; • 4. 4 A' 4.1 SANDSTONE METAL PANELS COPPER PENNY ACCENT FACADE TOTAL AREA OF NORTH WALL 43,9005F 1 t 1 NORTH 1/113 l' -0- 4 4 44, 4 4 4 4 r" • 4 4 4 4 4 4 4 L RECEIVED AUG 21 201k (,( )\AIAIJNI I Y OEVI.:1-01 WENT ISSUE Dri Pracriptcor 03/0212014 D1ES1GN REVLEVI SUONITTOJ. 65107nou DOM RENEW SUOWITAL IMAM Project Slatils 4041 nem Puma Prolog Number maim C0144.0.111 4014114141 GROUP WEST ARCHITECTS, WC.. P.S. MN FREMONT AYE. N. 5111E 314 SEAT1IEWAS3163 PHONE (74/1111334882 FAX (206)126444 DIET TILE APO Kilt= _ NORTH ELEVATION A3.03 •tre11.0..21.1•0511541••• • t +- 064 —4— i IN El morale oar • k!: "or -1- MOO* 11.4: f 111111111111=IMW 1 t •• • -1- -4- • - 4_, 71- - . - " I.' • .4 . . r " JIIii JHrI ±1J ti " • nif in IMOD mom ' . • f'`• • ' tr• WEST FINAL SCHEME ( 1) EAST L ,'q'agr RECEIVED AUG 21 2014 • ISSUE tA Doe Dearription 63107/2014 REAM REVIEW 3U8131TTAL 05107R014 DESIGN REVIEW SUGUITTAL KETPLAN PHASE PAN•cl Status PROJECT MOO ! I10. INarect Number PROJECT LLI oz < —J 2 CL zc 0< 0< Z — I in CONSULTANT f__..• . INSOTNATICAI GROUP WEST ARCHITECTS, INC., P.B. 3W1 FREMONT AVE N. SURE 314 SEATTLE, WA 93103 PHONE: (2061133.1662 FAX: 4206) t26.4446 DEFT TITLE MID NUMBER EAST/ WEST ELEVTION A3.01 ot:Vt_t_Ui•ML.NT RDTTLIJ./4.101.111,1$1>/i/ - 'a 48 - 2 WEST 1116'4 1'-0" SIGNAGE SIZE 35W X 24"H 500 SF • LIGHT CHERRY METAL SOFFIT SATIN ALUMINUM WINDOW FRAME STAIN ALUMINUM WINDOW FRAME BLUE GRAY GLASS SURREY BEIGE METAL PANELS CONCRETE CAP RED BRICK VENEER BASE CONCRETE BASE METAL SCREEN PANEL tl t 1a — ,7" ET 7t1 Fr -f- — - yrrti e 1 EAST 1/18" 1'-0" SIGNAGE SIZE 2' HIGH 3.5' HIGH SIGNAGE SIZE 18W X 3'H nCE1VED AUG 212014 1)1. vLLUI'MENT 4 - - NYSE Project tNtoN PROJECT NW= GSA NO. UNIONS m,mbr IMAM CONSULTANT RIGSTMTION GROUP WEST ARCIIRECT5, INC.. P.S. 13.1 FREMONTAVE. N. SHITE 111 SEATTLE, WA IHSS PNOUE: POO 133-1332 FAX: WA MMAUS NOT TITLE MAN= EAST WEST ELEVTION A3.01 M101.20 2/000,41.1.0,1 mi tin I no is al n MIMI MAMA 11- A !!i!!! - nin Eta NM 1' 11M 111111! 1! 1! I! I! 1!III! 1! 1! I! 1! 1! ! I! I! I 111,1A1.11.! II! I! 1! 1! ! ! I! I! I I! 'fill! 1! 1! 1! -- 1! !Mr.! 1!1111! 1! 1!I I! 1!fill! 1! 1! 1! 1!• I! ! 1111-1-7-1 1! I! Ill' I4W 1! 1! 1! I! ! ! I! I! 1.171-tli 1! I! I! MIME I! „.1! III I! I!III! 1! I! 1! I! ! ! '1!I! I! I! I! III! 1!11111A! I! I! IIM l! ! 111 1! EIE =ME ! L I! I! I! 11! I! .1! .MMIM.111=MM 1! ! ! JAC! MIL! II I! 1! I! ! ! 1! I!14111! MI, II! I! 1! I! ! 10 I 1! a IR 1P 1111 ! P le II 1! 1.!! ! 1!IIII! I! I! 110111 1! ! RIF! I! ! Miff I! 4?; (UTH FINAL SCHEME nECEIVED AUG 21 2014 Y' DEVLLui MLNT Dew., -1 OW/14 LESIWi RBSEW SUBMITTAL 090112014 DESIGN REVIEW SUBMITTAL PHASE Project Mills PROJECT NIAOSER GIA NO. PJAJAct Number PROJECT CONSULTANT REXIMATION GROUP WEST ARCHITECTS, INC., P.S. 3301 FREMONT AVE N. SURE 314 NAME WA 48103 MORE: (no 8334682 FAX 306) 830.4446 SHEET TITLE AND NURSER SOUTH ELEVATION A3.02 II 'malls I I PI RR®I is! !..111n1 11111,111 1! 1! 1! 1! ! oI! 1! ,.1! 1' , 1! 1! 1! 1! 1! 1I FINAL SCHEME �JNORTH rFCEIVED AUG 2014 (, DEV LWc ' •&LA • ISSUE f r Dere ,11 Description 03107/2014 DESIGN REVEW SUBMITTAL 03I07/2014 [ERGS REVIEW SUBMITTAL Project Status PRCUECTRIMER GINA NO. Project Number PRCUECT w a3 b CONSULTANT REGISTRATION GROUP WEST GROUP WEST ARCHITECTS, INC., P.B. 3601 FREMONT AVE N. SUITE 314 SEATTLE, WA 98101 PH01E: 1286 838.1882 FAX• GOO) 838.4416 LIMEY TRLEAND SUMER - 1 NORTH ELEVATION A3.03 /1/0°) De 51rW ____. i• , >3D VIEW 03 �� 3D View 01 ,3D Yew 02 II111111 ail.w1391tmr c Al , 11,1 9 1 14111 '1 ' R,k attei. Win'_ GRIMM DESIMI REVIEW SI18iETTA . OSIW12014 DESIGN REVIEW S(WTTAL '. IReject Mee GW4110. Project Number LLI OZ J Oa Zq LijJ < 0 a3 cc o iy CONSULTANT IRORTRAM r \, 3D View 04 RECEIVED AUG 212014 (. ( gat. r' 1, I t I T DEVELOPMENT GROIN WEST ARCHITECTS. INC., V.S. 3601 FREMONT AVE RSUTE 314 SEATTLE, WA 93103 PHONE: (IOW 1314922 FAIL' aoqi04446 �MEETITU AK MA18ER 1 MODEL VIEWS SK -01 aorrectennaeu 112014 MO (i) 3D View 05 111,- ummiuni -It killN111111111111111 11 :;JUISS FINN INN I .11 z•—• 3D View 06 3D View 08 0 w Li J L. reatug Dam 1 Desonption 03,07/W14 DESIGN RENEW SUERITTAL 05.9712014 DESIGN REVIEW SUBMITTAL PHASE Protect SMUG PROJECT NUN= AI Project tissinr • W 1— ioz < W -J CL F_ zc O < < Z IA < 0 Z 4.T CONSLATANT -;• 0 I REGISTRATION GROUP WEST ARCHITECTS, INC, P.S. 3601 FREMONT AVE N. SUITE 314 SEATTLE, WA 03103 PROM: PH 1136.1344 FAX GAM 8244446 1:11HEET MEANT WESER MODEL VIEWS SK -02 ROTIMV11/204.1.1.29.5.1 Window Wall on East Elevation: Existing Design Condition: The approved design has a large portion of window wall glazing on the east elevation to help distinguish the hotel portion from the rest of the building and provide a distinctive look to the street front facade. This portion of the building is projected slightly from the surrounding area creating change in plane and providing a logical transition point for the different materials. Proposed Design Revision: As an alternative we would like to propose the use of oversized punched window openings and louvered grilles to help the projection retain its distinctive character and to maintain the overall look of window wall. The glazing for these oversized windows will be a reflective silver -blue and the mullions will be silver metallic. The louvers will match the mullions and the exterior wall panels will be colored a shade of blue to match the glazing and help create a monolithic appearance. The entire projection has been increased approximately 72" in depth to give it more significance and to give the hotel rooms some additional square footage. Also, the large recess in the existing window wall design has been preserved and incorporated into the new design. Rational for Design Revision: Through the course of design development is has become apparent that the window wall is not the best material choice for the integration of many necessary building components such as AC units and operable windows. Window wall would not be well suited for the multiple penetrations required by hotel AC units. The combination of oversized punched openings and wall panels provides a more suitable wall section for the required complexities of construction and compliance with the Energy Code. Also the overall appearance will be more interesting through the use of different materials, colors and textures. Existing Design Metal Panels Metal Panels Previous design did not consider opennings for AC units or operable windows Window wall system Fiber Cement Panels Fiber Cement Panels Fiber Cement Panels ISSUE A Dom Drapion 03/0712014 DESIGN REVIEW SUBMITTAL O3f2O2014 0.327!1014 W262014 0507/2014 DESIGN REVIEW SUBMITTAL Lu > e PHASE PROJECT NUMBER GYANO. PROJECT OZ Qw ^J LL y Z Ce a3 oa re- 0< s Z — <� J N < 0 i CCIMULTANT REGISTRATION GROUP WEST GROUP WEST ARCHITECTS, INC., PA. 3601 FREMONT AVE N SURE 314 SEATTLE, WA 93103 PHONE: (2O$) 626417 FAX• (206) 6264146 TIRR.OImIRMEIICORM ucN SHEET TRLE AND NM= Proposed Design Revision Fiber Cement Panels June 5, 2014 WASHINGTON TOWERS, LP 18230 East Valley Highway Suite 195 Kent Washington 98032 Telephone 425 251 1600 Facsimile 425 251 1900 Ms. Minnie Dhaliwal Planning Supervisor City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 Regarding: Washington Place Project File No: L13-0015 Dear Minnie: We received the Design Review Board Notice of Decision and appreciate your efforts in assisting in the project receiving Design Review Board approval and the issuance of the SEPA Determination of Non -Significance. We have reviewed the Conditions of the Design Review Board Approval and have begun to consider those conditions to understand their impacts on the design. We understand that the conditions are guidelines for the applicant and staff as we move forward to meet the intent of the conditions. We believe it is important to work closely with the administration and staff in order to come to an agreement on the final design before we proceed with the construction documents. We hope the City recognizes that we have spent considerable time and expense to accommodate as many of city's requests as possible, though we are always concerned with their costs and benefits, Including, but not limited to lowering size of signs from 840 sf to 500 sf each, removal of awnings outside of hotel, adding full size porte cochere, stamped concrete in front hotel parking lot to create plaza look, saving as many existing trees as we can and adding vegetation wherever possible.. etc. The reduction of size of signs is especially problematic for the hotel. With channel lettering, it would be very difficult to read them from afar, especially the words "By Sheraton". We may have to ask the City to re- visit signage size issue later on so they can be visible from a distance. Moving forward, we hope the City will take into account our recent good faith efforts on spite of budgetary constraints. Outlined below in order of the conditions of the Design Review approval are the items we are studying and we seek your guidance to find workable solutions: 1. We understand the condition and can accommodate your request and are currently working on a plaza design that will include a stamped concrete plaza surface. 2. We understand the condition and have engaged Barghausen Engineering to do another survey to enable us to preserve as many existing trees as possible. Along the south property line we will incorporate the 60 degree angle parking as recommended by staff. However, we may lose a few sur- face parking spaces as a result. We need to show our new site plan to staff to see if it is worth the while saving some of these trees. Either way, we need to finalize our site plan to get your concurrence. 3. We understand the condition and are reviewing design options to incorporate the recommendation to match the `quality' of the east and south building elevations on the north and west elevations. 4. We understand the condition and will work with staff to select benches and light fixtures at the street sidewalk. Our assumption is that staff will develop a street standard that we will adhere to. The curb cut design will match City standards. 5. We understand the condition and will investigate alternative exterior metal panel colors as suggested in order to provide more differentiation between the two main building colors. This will take place once we have selected the panel supplier and can look at full size panels on site. Ms. Minnie Dhaliwal Planning Supervisor City of Tukwila June 5, 2014 Page 2 of 2 6. We understand the condition and as design progresses, we will provide more information on the site furnishings, planters and trash enclosure screening. We have begun to work with the building envelope consultant on the detailing of the windows and metal panel interface to create depth and shadow on the upper floors as suggested. 7. We understand the condition and the electrical engineering consultant has placed another pole mounted Tight to enhance the lighting levels at NW corner of the parking lot. 8. We understand this condition and will continue to study the garage parking structure, metal screening, trellises and planters, but believe the use of brick to be impractical and cost prohibitive. We believe that the metal panels will create the texture and pattern that will improve the pedestrian experience without adding brick to garage columns. Brick facade outside of garage will be a major maintenance issue with cars, garbage & delivery trucks constantly backing into it, whereas concrete is the hardest surface for such use. 9. We understand this condition. The landscape architects are also studying options to maximize opportunities to add more vegetation in the areas of pedestrian activity. While we believe there are good opportunities to add vegetation wherever it is practical and possible to enhance the pedestrian experience, the client is strongly opposed to adding vines to grow onto the metal screen system at the garage and at other locations on the building, especially the vertical walls in front of the hotel. If City has to•make us grow vines and ivy on garage, we will not use costly metal screens there. At times, we feel that the City may view this project as a Four Season or Bellagio Hotel and have design expectations of those standards. However, this is planned as a business class Four Points by Sheraton. We do NOT have unlimited budget and time to accommodate every idea of your outside consultant or some of the B.A.R. members. Our target clientele and room rates simply cannot let us spend money we don't have. We submit that City and staff should have some faith in the experience of our architec- tural team and advisors to turn out a project that both sides can be proud of and which we can afford- able to build. We need your help as we cannot read each other's mind. In order to not waste time by designing the wrong set of working drawings, we would like to meet with the City with the goal of gaining understand- ing of all parties on expectations of designs and discuss options to address items 1-9, review our new site plan, plus to go over our engineering and cost findings regarding the City's interest in additional off site sewer improvements unrelated to our project. We would appreciate attendance by you, Derek Speck, Jack Pace and Nora Gierloff. If you can suggest some dates that will work, I will coordinate at- tendance at our end. We hope to meet at your earliest convenience. Thank you. Matthew Chan Director, Special Services 147-11' EXISTING BUILDING TO BE DEMOLISHED 5 UTILITY EASEMENT 220-0• 115.8• 5-8' 170'-0" 20 STALLS ® 8.-e• EACH 91'-0' 10'-10' i 104'-0' 13 STALLS 0 4'-0• EACH 52-0' 7 STALLS 09'-0' EACH HOTEL PARKINS ONLY 30'-0' W LL W 0 0 Z STREET BENCH NEW STREET LIGHT (TYP.) HOTEL SIGN c § 12' ACCESS EASEMENT 20' EASEMENT (RAILROAD) BUILDING ABOVE § NEW STREET TREE NEW CONCRETE SIDE WALK 10' UTILITY EASEMENT I I 0 0 18T-10" 21 STALLS 0 8.-0' EACH STANDARD: 107 STALLS COMPACT: 95 STALLS ACCESSIBLE: 7 STALLS TOTAL: 209 STALLS 198'-0" 22 TAILS 0S-0•EACH J 0 '-0" . 81 -0" 0 O SITE PLAN 50' 100' SCALE:1" = 20'-0" 9 STALLS 09-0' EACH LANDSCAPE AREA PEDESTRIAN PATH ..-.. LOADING AREA STAMPED CONCRETE WALKWAY STRIPING L/V-0153' ISSUE A 1 Dale 1 Description 0310712014 DESIGN REVIEW SUBMITTAL 05/0712014 DESIGN REVIEW SUBMITTAL 0512112014 REVISION 0512812014 REVISION KEYPLAN PHASE Project Status PROJECT NUMBER GWA NO.ProJect Number PROJECT Lli I— Q • WW w G Y Z ct a; O a p— Z Q a ~ J 2 N CO 1— < 0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: (206) 038-1682 FAX: (206) 6264446 SHEET TIRE AND NUMBER SITE PLAN A2.01 P1.011120:5/172014 11.11AM City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director May 23, 2014 NOTICE OF DECISION TO: Eric Guion, Applicant Omar Lee, Owner King County Assessor, Accounting Division Washington State Department of Ecology Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. L PROJECT INFORMATION Project File Number: L13-0015 Applicant: Eric Guion Type of Permit Applied for: Design Review Project Description: Construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. Location: Associated Files: Comprehensive Plan Designation/Zoning District: 223 Andover Park East E13-0003 and L14-0016 TUC II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Decision on Substantive Permit: The City's Board of Architectural Review has determined that the design review application does comply with applicable City code requirements and has approved that application based on the findings and conclusions contained in the staff report and as amended by the Board at the hearing, subject to the following conditions: 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 i .. 1. The east parking lot shall be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material such as stamped concrete or pavers and enhancing the landscaping. 2. Preserve the existing perimeter trees along the north and south side to the maximum extent possible by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls leaving at least 5'8" wide landscape perimeter along the south property line. In order to save the trees the Board is authorizing elimination of interior landscaping islands in lieu of the perimeter landscaping and also authorizing the percentage of compact stalls to exceed 30% of the total parking count. 3. The quality of the back side of the building shall be improved to match the quality along the front side by including any combination of techniques such as different window sizes, materials/color variations, modulation and articulation with a goal to add visual interest by differentiating the hotel and the residential towers and to provide equal importance to the tower element from all four sides. 4. Details related to the street frontage improvement such as light fixtures, benches, curb cut details and details of the transition between the proposed new sidewalk and the existing narrow sidewalks to the north and the south shall be reviewed and approved by staff as part of the building permit review process. 5. At least one of the metal panel colors (Sandstone or Surrey Beige) shall be replaced to ensure sufficient differentiation between the two colors. 6. Detailed design and specification of the site furnishings such as benches; planters; screening of trash enclosure; window details to introduce more depth and shadow on the upper floors; location of above ground utility apparatus shall be reviewed administratively by staff as part of the building permit review process. 7. Additional light fixtures in the northwest corner of the parking lot shall be provided to avoid areas of extremely low lighting levels. 8. The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the main building. Also, some architectural interest in the form of pattern/color in the metal screen shall be added to the north facade to improve the pedestrian experience. Also, the details related to metal screen, roof top trellises and planters shall be reviewed as part of the building permit. 9. Staff shall work with the applicant to maximize opportunities to add more vegetation in areas of pedestrian activity to include but not be limited to the parking garage, entrances and vertical surfaces. Changes to be reviewed administratively at the time of building permit. Page 2 of 4 III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by June 6, 2014. The requirements for such appeals are set forth in Tukwila Municipal Codel8.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Page 3 of 4 Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Minnie Dhaliwal, who may be contacted at 206-431-3685 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. G' cam• �Q .1 1 -Ns � .."_ Department of Community Development City of Tukwila Page 4 of 4 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED MAY 15, 2014 HEARING DATE: May 22, 2014 NOTIFICATION: On April 4, 2014, the Notice of Application was posted on the site and mailed to the surrounding property owners and occupants. The Notice of Hearing was posted on the site and mailed to the surrounding property owners and occupants on May 8, 2014. It was published in the Seattle Times on May 8, 2014. FILE NUMBERS: L14-0015 — Design Review E14-0003- SEPA APPLICANT: Eric Guion REQUEST: Construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. LOCATION: 223 Andover Park East, Tukwila WA 98188 SEPA DETERMINATION: DNS COMPREHENSIVE PLAN & ZONING DESIGNATION: Tukwila Urban Center (TUC) STAFF: Minnie Dhaliwal ATTACHMENTS: A. Plans: Site Plan, Floor Plans, Elevations, and Renderings B. Landscape Plan C. Lighting Fixtures and Lighting Plan D. Applicant's design statement. E. Parking Structure Design Manual F. Development Agreement and First Amendment to the Agreement. G. Stacked Parking Plan Approval Letter H. Materials and Colors Board presented at the hearing FINDINGS PROJECT DESCRIPTION The current proposal is to demolish the existing retail building and construct a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. The proposed project includes a mix of apartment unit types ranging from studios to three bedroom units. Here is the breakdown of the unit types: Studios: 154 One bedrooms: 150 Two bedrooms plus den: 63 Three bedrooms: 3 Total units: 370 A total of 498 parking stalls are proposed and include 208 surface parking stalls and 290 garage parking stalls. In addition there is a plan to stack 44 parking stalls in the event valet parking is instituted. The building is L-shaped, with hotel use facing the street. The first two floors of the wing facing the street are occupied by the hotel lobby, restaurant and meeting rooms. A total of 189 hotel rooms are located on floors 3 thru 11. Apartments are located on floors 11 thru 18 of this wing. The second wing of the building along the south side of the subject site is occupied by common open space on the first floor and then apartment units are located on all the upper floors. The top floor includes covered and uncovered recreation space for the apartments and includes an exercise room and pet area. The parking garage is proposed behind the L-shaped building, and is approximately 220 feet by 125 feet with 3 V2 levels of parking (290 parking stalls). VICINITY/SITE INFORMATION Existing Development The subject property is a rectangular shaped parcel covering 3.41 acres of land. Existing improvements to the property consist of a single story retail building that was built in 1995 and is approximately 40,580 square feet. The building was previously occupied by Circuit City and has been vacant for a few years. It is proposed to be demolished as part of this proposal. Page 2 of 19 Surrounding Land Uses North: There are three lots immediately to the north and then Baker Boulevard lies beyond. Each lot is approximately one acre in size and is developed with one commercial building. The first building at the corner of Andover Park East and Baker Boulevard is a two story office masonry building that was built in 1971. The other two buildings are single story commercial retail/warehouse type of buildings built in the 1960s. South: The building immediately to the south was built as a warehouse in the 1960s and subsequently converted into a retail building. It is occupied by Albert Lee Home Appliances, Furniture Factory and Puetz Golf. East: Andover Park East defines the eastern property line. A small business park built in 1996 is situated across the street to the northeast and is occupied by several health business and some retail uses. Single story retail buildings occupied by Cash and Carry as well as Video Only are present to the southeast. West: Acura dealership building, built in 1968, borders the subject site to the west. Also the rear of the retail building occupied by Bed Bath & Beyond and REI borders the subject site to the southwest. Page 3 of 19 SITE PHOTOS View from Andover Park East looking south View from Andover Park East looking north View from the west property line Page 4 of 19 BACKGROUND The majority of the development around the property dates back to 1960s and some buildings were built in the mid-90s. The subject site shows up as a vacant field up until 1965 when it was cleared for development for a warehouse type of structure. The existing building was built in 1995. The property was purchased by the current owner in 2010. Development Agreement In March 2013 the city executed a development agreement with owner, South Center WA LLC, to allow the maximum height of the building to go up to 180 feet. On May 5, 2014, the City Council amended the development agreement to allow concessions in the following four areas from the City's Zoning and Sign Code regulations: 1) Building Height: The maximum height for 50 percent of the site is 190 feet. 2) Space: The open space requirements are relaxed to 45 square feet per residential unit and 25 square feet per hotel room. Also, certain common areas such as lobby and bike storage areas are allowed to be counted towards open space requirements. 3) Parking: The parking requirements are reduced to one parking space per residential unit and .7 spaces per hotel room. Additionally, Attachment G is the approved stacking and valet parking plan as contemplated by the Development Agreement. 4) Signage: The size of the signs is allowed to exceed the maximum size allowed under the Sign Code. The wall signs are allowed to be six percent of the exposed building face to a maximum of 500 square feet. Canopy edge signs are allowed up to 3.5 feet in height. PUBLIC COMMENTS No written comments related to the design review application were submitted. Washington State Department of Transportation asked for a traffic study in response to the SEPA application. DESIGN REVIEW This project is subject to Board of Architectural (BAR) design approval under Tukwila Municipal Code (TMC) Section 18.60.030. In the following discussion the Board of Architectural Review criterion is shown below in bold, followed by staff's comments. For the applicant's design statement, see Attachment D. DECISION CRITERIA- DESIGN REVIEW TMC 18.60.050.C. Multi -Family, Hotel and Motel Design Review Criteria. In reviewing any multi -family, hotel or motel application the following criteria shall be used by the BAR in its decision making as well as the Multi -Family Design Manual. Page 5 of 19 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 site is located in the City's Urban Center. There is no residential development in the vicinity of the project site. The proposed building will set the standard for future redevelopment of the area. The building is sited to provide a presence along Andover Park East and the parking garage is screened by the building from the existing street. Neighboring buildings are much smaller in scale and this building will be a landmark building and visible from all sides. The L-shaped building does make the building appear larger as the north and west facades are not differentiated, nor is there any break in the skyline. At the city's request the applicant has introduced a darker brown color to help distinguish the west facade from the north facade. However there is still an opportunity to articulate the facade to differentiate the hotel wing from the apartment wing and add visual interest and break down the scale of the building. 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. There are many healthy trees that line the north and south property lines. The existing trees are European Hornbeam, Carpinus betulus fastigiata, and based on their size are considered significant trees. Staff asked the applicant to preserve the existing trees as they not only provide canopy cover but also help screen the rear side of the buildings on the adjacent lots. Some of the buildings on the adjacent lots have completely blank walls with no windows, modulation or articulation and the trees help soften those facades. Applicant revised their plans to adjust interior parking lot islands so that a total of nine trees could be saved, however that means that the interior islands do not meet the spacing requirements of a maximum of 10 stalls between landscape islands. There are more than 40 trees that line the north and south property lines. There is an opportunity to save more trees and preserve the perimeter landscaping strip along the south property line by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls. This option would leave an approximately 5'8" landscape perimeter along the south property line. Under this option the proposal would exceed overall interior landscaping requirements, but would not meet the requirement to have an island after every ten stalls. Additionally, the code states that a maximum 30% of the stalls can be compact stalls and this realignment will increase that percentage to more than 30%. However under TMC 18.70.090, the Board of Architectural Review may take into consideration the existing landscaping and modify the standards. Page 6 of 19 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. The main building fronts Andover Park East, but there is a double loaded aisle of parking between the building and the sidewalk. There is an opportunity to design the parking lot as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material than asphalt and enhancing the landscaping. Page 7 of 19 Some examples of parking lots which are designed as forecourt /plaza but still can accommodate parking. A fifteen foot sidewalk with street trees, benches and pedestrian lights is proposed along the street. Some of the details related to the frontage such as light fixtures and benches have not been provided at this time. Also, curb transition details for driveway entrances were not provided. Pedestrian safety and convenience is better served when the sidewalk stays at a consistent grade. The curb cut for the driveway should match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. Additionally the details of the transition between the new proposed wide sidewalk fronting the subject site and existing narrow sidewalks to the north and the south along the adjacent properties should be designed to assure safe access/transition/ maneuver for a person in a wheelchair. Example of a driveway where the sidewalk stays at a consistent grade. 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. A porte-cochere feature is designed to highlight the hotel entrance, establish a relationship of the building to the street and provide a covered entrance for hotel guests. Designing the parking lot as a forecourt/plaza would help establish a physical transition between the project and public areas and establish the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. There are two access driveways proposed along Andover Park East. 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. A long row of parking spaces is proposed along both the north and the south property lines. Site perimeter design would greatly benefit from preserving the existing trees that would help soften the hardscape. The site layout accommodates a future north -south street connection along the west (back) side of the subject property. This future street would break up the big block, which lies between Baker Blvd on the north, Strander Blvd on the south, Andover Park East on the east and Andover Park West on the west. Page 8 of 19 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. Primary common facilities are located inside the building or on the roof top. These facilities include a clubhouse, exercise rooms and pet area. No private open space for individual units is proposed. The entrance to the apartment lobby is separate from the hotel entrance. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; There are a total of 208 surface parking stalls and 290 stalls are in the garage. The trash enclosure is screened from view at the pedestrian level and from above. The loading area in between the building and the garage is next to the hotel's pool area, but the applicant has stated it is an opaque wall and there will be no visibility from the hotel's pool area to the loading area. Additionally, the applicant has added a screen wall at the second floor hotel patio to shield views to the garage and the loading area. East-West pedestrian connections are provided from the parking to the building entrances. On the north side this connection is provided by striping the drive -aisle area and along the south side it is a combination of striping and a covered arcade. i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long-term structures. Per the Development Agreement, the maximum height for 50% of the site is 190 feet. The footprint of the main building is L-shaped and exceeds 22,000 square feet. The garage is a 220 feet by 125 feet rectangular building. The proposed height complies with the Development Agreement provisions. Tukwila does not have any high rise buildings at this time or code provisions that address floor plate limitations or tower spacing rules for light and air allowance between the towers. The visual mass resulting from an unbroken L -shape in plan and a continuous skyline that doesn't distinguish between the hotel and residential towers could be mitigated by differentiating the north and the west facade of the main building. Page 9 of 19 2. BUILDING DESIGN. The five foot spacing between the south side of the garage building and the L-shaped building creates some challenges. The apartment units on the third floor will overlook the garage building. In response to the building department's concern that smoke from a fire in the garage could get into an open window at the apartment, the applicant has proposed filling in portions of the garage wall directly adjacent to the apartment units (see sketch) such that it would keep smoke away from the apartment wall. This issue will be addressed as part of the building permit. 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. The proposed design is a modern high rise building. The quality of the facade facing Andover Park East shows a high level of design with modulation and articulation. However the building should be considered as a 3-dimensional composition with equal importance of the tower element from all four sides as due to its height it will be visible from many vantage points. There is an opportunity to improve the quality of the "back" sides of the building to match the quality along the street side by including details such as different window sizes, material/color variation, modulation and articulation to differentiate the hotel and the residential tower. Page 10 of 19 b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments, which 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 non -conforming structure's anticipated permanence. The proposed building furthers the Comprehensive Plan goal to bring residential uses to the Urban Center. The draft Urban Center Plan envisions this area as a transit -oriented development area with a mix of commercial and residential uses. The neighboring developments are one to two story structures. Some structures on the neighboring properties lie close to the subject property. If the proposed building is built it will set the standard for the development in the area. 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. This criterion is not applicable as the proposed building is a high rise building that is surrounded by single story structures. Proportion of various elements of the proposed building cannot be compared to the adjoining structures. Page 11 of 19 d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Exterior building materials include metal panels, glass, brick and concrete. Wood grained metal panels are used at the entries and at the top of the building. Brick is used on the podium and is reflective of Westfield Southcenter Mall and provides a pedestrian scale at the base of the building. The two metal panels "Sandstone" and "Surrey Beige" do not display sufficient differentiation and could appear as the same color from a distance. See photo of material board below. Metal soffit Copper Accent Color Blue Gray Glass S . ndstone metal Surrey Beige metal Applicant has added a darker brown color on the west side of the hotel wing (see west elevation) to add differentiation between the apartment tower and the hotel tower. However due to the L -shape of the building and no differentiation in the skyline of the two wings, color differentiation needs to be supplemented with another element such as variety in window sizes and patterns, modulation or articulation similar to the front of the building to help reduce the building prominence and add visual interest. 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. Page 12 of 19 The design elements including material/color variations, modulation and articulation along the east facade help create an interesting well balanced facade. However the back side of the building appears to be monotonous. There is an opportunity to add interest by differentiating the hotel wing from the apartment wing by varying the window sizes and/or adding modulation and articulation similar to the east elevation. The window details have not been provided at this time. There is an opportunity to introduce depth and shadow on the upper level facades rather than have windows flush with the opaque walls. 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. There are more than 40 existing trees along the north and south property line that are considered significant under the city code. The applicant has revised the proposal to align the proposed landscape islands with the existing trees and is able to save a total of nine trees. There is an opportunity to save more trees at least along the south side if the parking stalls are reconfigured as compact stalls and realigned to 60 degrees. 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 affects of large paved areas, and break up visual mass. Street improvements along Andover Park East include a sidewalk and street trees. Also, a larger landscape area is proposed along the west edge of the property, which helps screen and soften the garage building from the adjacent properties. If additional trees could be preserved along the north and south property line it would help moderate the effects of paved parking area. Page 13 of 19 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, to on-site recreation areas, and to adjacent public recreation areas shall be provided. East -west pedestrian paths have been added to the site plan to link the parking areas with the building entrances. Pedestrian link from the sidewalk along Andover Park East to the building entrance has also been provided. There is an opportunity to design the parking lot in front of the hotel as a forecourt with additional landscaping which could provide buffer to the outdoor eating area. d. Appropriate landscape transition to adjoining properties shall be provided. There is an opportunity to use some of the existing perimeter landscaping to provide a better transition with the adjoining properties. Landscaping along the west side of the garage helps provide transition to the properties to the west. 4. MISCELLANEOUS STRUCTURES. 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. Detailed specifications of the site furnishings such as benches and planters have not been provided at this time. Light fixture details have been provided and are included as Attachment C. Two wall signs are proposed, one each on the north and the west elevation. No freestanding sign is proposed at this time. Detailed dimensions of the signs shall be reviewed as part of the Sign Permit. The location, design and materials of the signs are reviewed as part of the design review application. The wall signs are proposed as individual channel letters rather than one large box. This helps add interest to the facade and also helps tie the signs to the building with the background colors and materials being visible around the individual letters. 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. The trash and recycling area is proposed to be screened on the sides and from above, but no details of the screening materials are provided at this time. The material for the screening should be compatible with the building. The trash chutes are provided within the building. 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 (i.e., raised parapets and fully enclosed under roof) and landscaping. Roof top mechanical equipment is proposed to be screened by a metal screen panel that matches the materials of the proposed building. Details related to utility meters, conduits and Page 14 of 19 other above ground utility apparatus have not been provided at this time. 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 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. Attachment C includes the lighting plans showing the lighting levels and the location and different types of light fixtures. The light fixture around the square feature along the east facade is capable of changing colors. Applicant has clarified that it is not intended as chasing lights or to give the appearance of changing lights, but the colors could be changed based on seasons or special occasions. The project was also reviewed by the City's police department for Crime Prevention through Environmental Design (CPTED) issues. They recommended one or two additional light fixtures in the northwest corner of the parking lot to avoid areas of extremely low lighting levels. Also, they have recommended a minimum lighting of 1 foot candle inside the garage. TMC 18.60.050.E Parking Structure Design Guidelines. The criteria for reviewing any parking structure is included as Attachment E. The parking structure is designed as a concrete structure. At the city's request the applicant has added a trellis on the uppermost deck. However no details of the planters are provided at this time. Also, a metal screen system at the perimeter is added to provide visual interest to the exterior of the garage and to screen the cars from view. Planters are also proposed to screen views from the third floor apartment units to the parking garage. An open staircase is provided along the northwest corner of the garage. The location of the open staircase in the farthest corner from the building entrance makes it harder for the users to exit the garage and get to the hotel or apartment entrance. The vertical concrete columns could be faced with the base brick material to make the parking structure architecturally consistent with the main building. Since there is no room to add any foundation landscaping without losing parking adding some architectural interest to the north facade should be considered in order to improve the pedestrian experience. Page 15 of 19 Architectural interest could be added by introducing materials, color and texture at the pedestrian scale. This is the photo of a garage that uses a similar metal screen system to the one that the applicant has proposed. Landscaping in this photo helps soften the facade. Page 16 of 19 CONCLUSIONS -DESIGN REVIEW 1. Site Planning: The site is accessed by two driveways along Andover Park East. The site layout accommodates a future north south street on the west side of the site. East -west pedestrian connections are provided to link the parking area to the building entrances. The building is sited to provide a presence along Andover Park East and the parking garage is screened by the building from the existing street. The L-shaped building does make the building appear larger as the north and west facades are not differentiated, nor is there any break in the skyline. The double loaded parking aisle between the building and the sidewalk should be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material than asphalt, such as stamped concrete or pavers, and enhancing the landscaping. A fifteen foot sidewalk with street trees, benches and pedestrian lights is proposed along the street. Some of the details related to the frontage such as light fixtures and benches have not been provided at this time. Also, curb transition details for driveway entrances were not provided. The curb cut for the driveway shall match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrian safety. Additionally the details of the transition between the new proposed sidewalk and the existing narrow sidewalks to the north and the south along the adjacent properties shall be designed to assure safe access/transition/ maneuvering for a person in a wheelchair. The five foot gap between the south side of the garage building and the L-shaped building creates some building code challenges that shall be addressed during the building permit review process. 2. Building Design: The quality of the facade facing Andover Park East shows a high quality of design with modulation and articulation. However it is important that this building be designed as a 360 degree composition with equal importance given to all four sides as the building will be visible from many vantage points. There is an opportunity to improve the quality of the back side of the building to match the quality along the front side by including details such as different window sizes, material/color variations, modulation and articulation to differentiate the hotel and the residential tower. Exterior building materials include metal panels, glass, brick and concrete. Wood grained metal panels are used at the entries and at the top of the building. Brick is used on the podium and is reflective of Westfield Southcenter Mall and provides a pedestrian scale at the base of the building. The two metal panels "Sandstone" and "Surrey Beige" do not display sufficient color differentiation and could appear as the same color from a distance. Applicant has added a darker brown color on the west side of the hotel wing (see west elevation) to add differentiation between the apartment tower and the hotel tower. However due to the L -shape of the building and no differentiation in the skyline of the two wings, color differentiation needs to be supplemented with another element such as variety in window sizes and patterns, modulation or articulation similar to the front of the Page 17 of 19 building to help reduce the building scale and add visual interest. The window details have not been provided at this time. There is an opportunity to introduce depth and shadow on the upper level facades rather than have windows flush with the opaque walls The treatment of the parking garage elevations requires a little more attention in terms of material choice and detail. The vertical concrete columns could be faced with the base brick material to make the parking structure architecturally consistent with the main building. Since there is no room to add any foundation landscaping without losing parking, some architectural interest should be added to the north facade to improve the pedestrian experience. 3. Landscape and Site Treatment: Street improvements along Andover Park East include a fifteen foot sidewalk with street trees. There are more than 40 existing trees that line the north and south property lines. There is an opportunity to save more trees and preserve the perimeter landscaping strip along the south property line by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls. This option would leave approximately a 5'8" landscape perimeter along the south property line. Under this option the proposal would exceed overall interior landscaping requirements, but would not meet the requirement to have an island after every ten stalls. Additionally, the code states that a maximum 30% of the stalls can be compact stalls and this realignment will increase that percentage to more than 30%. However under TMC 18.70.090, the Board of Architectural Review may take into consideration the existing landscaping and modify the standards. 4. Miscellaneous Structures: Detailed specifications of the site furnishings such as benches and planters have not been provided at this time. The maximum size of the signs shall be consistent with the provisions of the Development Agreement. The individual channel letter design compliments and fits well with the architecture of the building. Trash and recycling area is proposed to be screened on the sides and from above, but no details of the screening materials are provided at this time. Roof top mechanical equipment is proposed to be screened by a metal screen panel that matches the materials of the proposed building. Details related to utility meters, conduits and other above ground utility apparatus have not been provided at this time. City's Police Department has recommended one or two additional light fixtures in the northwest corner of the parking lot to avoid areas of extremely low lighting levels. Page 18 of 19 RECOMMENDATIONS -DESIGN REVIEW Staff recommends approval of the Design Review application with the following conditions that shall be reviewed and approved administratively by the Director as part of the building permit review process: 1. The east parking lot shall be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material such as stamped concrete or pavers and enhancing the landscaping. 2. Preserve the existing perimeter trees along the north and south side to the maximum extent possible by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls leaving at least 5'8" wide landscape perimeter along the south property line. In order to save the trees the Board is authorizing elimination of interior landscaping islands in lieu of the perimeter landscaping and also authorizing the percentage of compact stalls to exceed 30% of the total parking count. 3. The quality of the back side of the building shall be improved to match the quality along the front side by including any combination of techniques such as different window sizes, materials/color variations, modulation and articulation with a goal to add visual interest by differentiating the hotel and the residential towers and to provide equal importance to the tower element from all four sides. 4. Details related to the street frontage improvement such as light fixtures, benches, curb cut details and details of the transition between the proposed new sidewalk and the existing narrow sidewalks to the north and the south shall be reviewed and approved by staff as part of the building permit review process. 5. At least one of the metal panel colors (Sandstone or Surrey Beige) shall be replaced to ensure sufficient differentiation between the two colors. 6. Detailed design and specification of the site furnishings such as benches; planters; screening of trash enclosure; window details to introduce more depth and shadow on the upper floors; location of above ground utility apparatus shall be reviewed administratively by staff as part of the building permit review process. 7. Additional light fixtures in the northwest corner of the parking lot shall be provided to avoid areas of extremely low lighting levels. 8. The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the main building. Also, some architectural interest in the form of pattern/color in the metal screen shall be added to the north facade to improve the pedestrian experience. Also, the details related to metal screen, roof top trellis and planters shall be reviewed as part of the building permit. Page 19 of 19 WASHINGTON PLACE TUKWILA , WA SYMBOLS LEGEND DOOR NUMBER KEY NOTE WORK NOTE O - - DEMOLITION NOTE SGLA I00 ROOM NAME ROOM NUMBER DRAWING NUMBER SHEET NUMBER INDICATES LARGE SCALE PLAN INTERIOR ELEVATION SHEARWALL- SEE SHEARWALL SCHEDULE WALL / PARTITION TYPE INDICATOR INDICATES WINDOW MARK INDICATES WINDOW IN NEW OPENING SHEET NUMBER DIRECTION DRAWING IS VIEWED DRAWING NUMBER DIRECTION DRAWING IS VIEWED DRAWING NUMBER SHEET NUM3ER WALL SECTION I DETAIL J BUILDING SECTION NEW WALL EXISTING WALLS MASONRY CONCRETE WOOD ESL STEEL GYPSUM BOARD PLYWOOD BATT WSIAATI0N DRAWING INDEX ARCHITECTURAL A 0.01 NOTES. SYMBOLS. CODE DATA SHEET 8 GENERAL NOTES A 1.00 EXTERIOR RENDERING At.01 MODEL VIEW A 2.01 OVERALL SITE PLAN A 2.02 1ST FLOOR PLAN A 2.03 2140 FLOOR PLAIN A 2.04 3RD FLOOR PLAN A 2.05 4TH FLOOR PLAN A 2.06 5TH FLOOR PLA A 2.07 077 FLOOR PLAN A 2.08 7TH - 11TH FLOOR RAN 2.09 12TH FLOOR PLAN ? 10 3T14 FLOOR p.AN A 2.11 14-16 FLOOR PLAN A 2 12 17T11 FLOOR PLAN A 2.13 1810 FLOOR PLAN A 2.14 ROOF PLAN A 3.01 EAST AND WEST ELEVATION A 3.02 SOUTH ELEVATION A 3.03 NORTH ELEVATION CODE INFORMATION BUILDING CODES Zoning Cafe: Straps 8 Visual Camxeicedon Cora &Nang Code. ktednarnlGl Cad: Ru bag Code: Oersted Cooa Fire fid Enm9y Cade: City of TLkOAa Tab 18 City ofT,Awtb-Tile 19 2012 International Baokg Coda as adopted by ate City d Tuewbo 2012 Irdrnalor* Building Code as adopted I / Bre Cly M Tunes. 2012001onn PWneig Cade as Wood. by the CIU 01 Tukwib Newel Elackka9 Cod as wowed by NA ON 0t Tukwb 2012: MomWmW Fie Cede.. addled 05 tie C& of Tukwila 2012 Stab o1 Washington Eramgy 004. as WOool . b7 the CIO' d Tukwle ZONING CODE REQUIREMENTS &coming Code: Wage Vow) Com-wokMfon Code. De'wopme ret Agreement Proposed Ute: Zoned: Permitted Use: Owen Review Setbacks: 601Ia14 Height: COy of Tukwila Zoning Cod- Toe 16 Oty Of Tukwila - Dl019 CRY of Tukwila - Ordnance 233 Residential - 370 units Hotel. 189 Guest Rooms Al other uses are complementary Tukwila Urban Center (TW Md8-Faraday Residential 1 Hotel in accordance with the Devabq>Km Agreement Perking Gerard Board of Ar.Me0ural Review Fronk Required: 15 feet Proposed. 81 del to closest tett of &doing Sere Setback 60900ed: 101001 Proposed 40 feet mkt. Rear Setback Required: 00 feet Proposed: 180 feet min, Albweble. 190 het . per Development Agreement Proposed: 190 lett Front Required: 15 fent hoposed: 20 feet (5 feet of landscaping & 15 hot sIdewa*l Side Required: None Proposed: None Rear Required: Nur Proposed: None Common Recreation Spate O nsoknib1 +0004 P arkig RarN9ed: Panda g Provided. Ssyd. Spaces 009Wred: Bkyce Spaces Provided: Perking lot taakcaPINt Recycling 54.7.0' Approved As Destined B4 CRY Coundt Approved As Designed By CJt9 C0und Approved 4y qty COund Standard Sag Cdr00act Valet AOA Total 328 158 MAL) 44 12 Driche6n3 3 Van Spaces0 S43 Nota: 1. 2 charging stations era provided 8.2 Rex car spaces ere provided 3.4 ScoterMotorcycle spaces are provided beast Spat. Provided: 2 (1 for hole) 81 for 8esiden4W) Residential.. 167 every 4 urs: Hotel 1 for every 50 parking pr's Total: 7` 52 12 bicyda spaces are provided outside under cover A minlin An of 70 secure bicycle spaces we provide within the -6124011 A bicycle work shop area Is )oovded within the secure bicycle sconce area Required: 201 x 10 . 2,010 s.1.110 s1 per parhry stall Provided: 5,460 square feet Required: Resdenlgi: 1 PI spam feet per ted x 43S 1.1 Hotel: 2 0,) per L000 s.t o/ b *0444. 225 sf Prodded: 392 61. mi ±room area 0 320 at. 0Mmun Gree CONTACTS Owner: Washington Tower, LP 18230 Ees1 Paby Highway Sub 108 Kau. WA 98032 Contact: Omar Lee Phone 425-251-1000 Architect: Group West Companies PLLC Group Waal Companies PLLC Conlacl. Erle Guinn 3801 Fremont Ave. N., Suite 314 Sallb, WA 9E103 mane- rods) Men, Feed708)020.4420 Find em0 2Rta'."d!ig lym'3,0961 PCS Structural Solutions Contact: Pau Bowen 611 Fir A.anr, Sub 620 Seed. WA 96104 Phone: /206)2525016 Erna: p0iwmnetA00_s0u0Au M.can Structural: Traffic Consultant: Transpo Group Contac: Kevin Jonas 11730118th Avenue NE, Sub 600 Kirkland WA 98034 Phone: 4258965236 Email: Kewn.Jorms4transp09rou0.0616, Landscape Architect: Civil / Survey: Geotech: Contractor: PROJECT INFORMATION Barghausen Consulting Engineers, II Contact Don Balmer 18215 7244A9e7.10500110 Kern, WA 88032 Phone- (425)251-6222 040:(425) 2518782 Ema: db0kne Lia5arghausen.com Barghausen Consulting Engineers, 11 Contact Dan Belme91 10215 72nd Avenue South Kent, WA 98032 Phone: (425)251-6222 106(425) 251-8782 Enka, dbal loiIo bar3hausen.com GeoEngineers, Inc. Contac: King Chit 6410 154th Avenue NE Redmond, WA 98052 Phone: (425)861-6098 Fax (425)8815050 Emelt kcnin0geoergnoers.wm Absher Doug Ord 1001 Strew Road Puyallup. WA 98034 Phone:(253) 446-3322 Ceic (253)4053828 Fax: (253)841-0925 Ema1:001g-Or1081/b0hmc0.0301 DESCRIPTION. MULTI FAMILY RESIDENTIAL / HOTEL CONSTRUCTION: TYPE 1 A OCCUPANCY 0-1, R-2. 0, A-2, A-3.02 PROJECT LOCATION: 223 Andover Park E. Tukwila, WA VICINITY MAP L. /TDate A D.smpnon 03.17/2014 DESIGN REVIEW SUBMITTAL 03202014 03/272014 04202014 06972014 DESIGN REVIEW SUBMITTAL PROJEC5 0LYBER SPIA 1111. PROJECT Uz 5w d2 zc Q z - I J Q 0 O OparpATAKT GROUP WEST ARCHITECTS, INC., P.S. ]6.11 FREMONT AVE. N SURE 114 SEATTLE, WA Nit PHONE: 1288) 11904140 FAX: (298)8144446 «nMaRq►warlolM11tl mIF 51435711RE A1DNI IMS5 Attachment A A1.00 EXTERIOR RENDERING Z ISSUE 4, Deb Descp044, 1y4111014 11(SIGN REVIEW SUe11.1,AL 0310/2014 031,0 14 04/24/ 4 0S1C4,20 DES,GN NEVILW SON14111-rAL NEPPLAN PRASE PROJECT 1.4111U GPO NO, PROJECT WI - oz < w Z 0< 0< z Ed <0 CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3401 FREMONT AVE, N SUITE 314 SEATTLE, WA 94103 PHONE (206) 3264447 FAX (2061 4264446 SNEET TITLE AND WEBER EXTERIOR RENDERING A1.00 ® 3D View 3 AL0,- ,Alkitl$11 It $1 1 41 11 k 'hi. - 0lit1,i':11t4411"ss. i,4141004 tk 0, tliiiiifil4* tlitlkiliii 141' ..(11:111-"i6T:f ii:1:1)11111::1111:411--.::::111:11111; 6ititiltlt-thl!ili LI i 4_11.4-Itifiti,,i! 0, . Q 3D %/.w ® 3D '1/444w 2 apD Vlow 4 a D. I Ow&M., 0117/2014 DESIGN REVIEW SUBMITTAL C407/2014 DESIGN REVIEW SUBMITTAL NETINAN PHARE ProNod BMus PROJECT sURIER _ CO NO Pro.* Nom. PROJECT WI— OZ < w _1 2 CL 0< I— a- 0 < Z w o CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC.. P.S. MOI FREMONT AVE N. MATE au SEATRE,VA SIM PHONE: (206)1138411M FAX: MOM 12044* LILNEMTITM MODEL VIEW A1.01 1.1.411Ta .1116.11, 41. 4.11 /4'-i cs"" ¶4T•11' EXISTING BUILDING TO BE DEMOLISH 22E-0' 6'.0 NA.. •.aT,a 5' UTILITY EASEMENT 115' • 5' — 91'-V ,.. ,.,a..4..«,., c c c c c c C- is c c c- c c 20'•6' 22.O 2 .p 22'-O 22.O 22'-p 22'-0' Ar ////%////////1//////.//O////.7 ////Y%//i'////f///////.!/////G"�I///f///�/d//////�///d//I/i` %7� "/• //d ////d/!!/G,/f/////// f!//// . r4-, Vagli M111/1.1.T1.11•1d...."6 11 _ 40TE:PAPoONGON.Y w rx w 0 Q z STREET BENCH SCULPTURE NEW STREET LIGHT (TYP.) .nAu...auw NEW STREET TREE NEW CONCRETE `, '\ 1 12' ACCESS I 1 EASEMENT 1 20' EASEMENT `T (RAILROAD) -- BUILDING ABOVE (nl (To) -= 5' UTILITY EASEMENT bj R SIDE WALK 10' UTILITY EASEMENT 97 Cr ..oua..a..a 0 50' /;1 SITE PLAN '•J 1•=2E-0' 100 n.rAw..a a.a , .ouu.v..a .p nxu..a r arra ^ -..-� LANDSCAPE AREA L"._:',21:1PEDESTRIAN PATH LOADING AREA STAMPED CONCRETE F A SIDE WALK EXISTING TREES AND SHRUBS TO BE REMOVED A! O. 078711014099108 RENEW SUBMITTAL 000712014 059108 RENEW SUBMITTAL ICEMAN PAW Pr.).ct.YNr. --1 PROEMS MIMI 07M110.2221.a NNRD.. j PRORCT J w W z Q' g 3 0I— < c 5 CD < ij ci ' z = J N co I— < 0 o CONSULTANT REGISTRATION J GROUP WEST ARCHITECTS, INC., P.S. 7601 FREMONT AVE. N. SUITE 314 SEATTLE, WA 98103 PRONE: (206) 878.1662 FAX: (206) 826-4446 ARETMEMO NUMSER SITE PLAN A2.01 L/y- 00-s3" A3.07 Y ONE , Ono DeocriptIon 03/07/2016 DEWGN REVIEW SUBWITAL 05/07/2014 DESIGN REVIEW SUBSIBTAL PHASE .6311102 BUM PIKUCT NIUMNIt 110.Proleet Numtev PROTECT ism o CD 1.171:.l.stv-o. SO' 100' BUILDING ABOVE rt's, GROUP WEST ARCHITECTS, INC., P.S. 1601 FREMONT AVE N. SUITE $14 SEATTLE. WA W103 PHONE; (206)11314662 FAX; (206)1264441 MET TIMM) 1ST LEVEL A2.02 Z./4/-ags-s-- :03 ia1 C i OiDE ; 0.1. i 0333/3e/ Wi072015 DESIGN REVIEW SUBMITTAL OSRT11510 DESIGN REVIEW SU MfTTAL _NIAx Taaj..l aloha 01W MOPmI.M Number PROJECT W i3 IEOQfMTpN 60' n Level 2 1/16 = 1'-0 100' GROUP WEST ARCHITECTS, INC., P.S. 2601 FREMON'AVE. N. SUIT SEATTLE, WA 00103 PHONE: (MSG 53$-1502 FA%: (20) 1204446 ' MEET TIME AND ROMER 2ND LEVEL A2.03 4/y-005-5- 0 1 L111wv.136'-1'-0. ox Y X71 a0 ac Y r 04 A'14 OC Y 04 c:A 60' 100' 2 BED CORNER STE n C' CID Te ..,E a1 DEN J De 0e 0.. 0310712014 DESIGN REVIEI SUSYRTA 0510712014 DESIGNSNIITA REVIEI SU MEE FroJe05 SRelue PROJECT M UER 4PANOPrejee Number PROJECT Lu z QJ W ai zQ 0< zw� J co I <0 O . CONULTANT NEOMTRATON GROUP WEST ARCHITECTS. INC., P.6 0301 FREMONT AVE. N. S1 SEATTLE, WA N103 PHONE (t01) 3341317 FAX: (205)0244440 i EXH_T 1RL[Mq_NUINIIt _ 3RD LEVEL A2.04 I./f1 oN Y 0.J ao rk •v STUDIO 2BED+DENA' WENDED u �n LEVEL 4 2BED+DENA 2 BEO 0 DEN A 2BED+OE1NA vP, =) 2!BED + DEN A Tr.) 2 BEO CORNER STE OLevel 4 1716' = Tia IRwl I ONOTl2O14 DEMOS REVIEW SUBMITTAL ONOAf014 DEEION REVIEW SUSMRTAL RETPUIN NNW PWM 6t�bR PROJECT NUMBER BWA NO.PWMNaebr J 1 rPROJECT UZ 5w o.M x z CC3 o a $1 Z Q �P Iw E <0 = CONSULTANT �aisnuTaii . - GROUP WEST ARCHITECTS, INC., P.D. 0601 FREMONT AVE. N. SURE 314 SEATTLE, WA 61163 PHONE (204)176/642 FAX: (296) 6264446 SIEETDRE AND NUMBER -- 4TH LEVEL A2.05 2BED +DENA , 2 BED + DEN A 2 BED + DEN A 2 BED + DEN A TC) to m STUDIO EXTENDED 1T 2BED+DENA 2BED+DENA 2 =ED+DEN A i 2BED+DENA oL5 H-0EVEPLAN TFJ 2 BED + DEN A 2 BED CORNER STE (.l T2 T3 I T4 ) -15) U — — T8 ISSUE Oi 0w 03107201/ DESIGN REVIEW SUBMITTAL 03/20/2014 03/272014 042812014 031072014 DESIGN REVIEW SUBMITTAL PRASE PROJECT NINNIER PROJECT UZ QW a1 - C~7< z� /)1- Q 0 CONSULTANT W h Rl6sTRARON GROUP WEST ARCHITECTS. INC., P.S. r 3001 FREMONT AVEN -- 710 SUITE 314 SEATTLE, WA •IO2 PHONE (200 0284447 FAS: (MI 5204416 LMIClT TMC AN0 Nu W CII A2.06 Lly Ooss 2 BED + DEN A C TB TA STUDIO EXTENDED 2 BED + DEN A 2 BED + DEN A 2 BED + DEN A 2 BED + DEN A 6TH LEVEL PLAN 2 BED CORNER STE TA HOTEL GUESTROOM T2 T3 * T4 T5 0107/014 DESIGN REVIEW SUBMITTAL 03.20*01.1 03/279014 04/2S/2014 01,07)2014067)01, REVIEW SUBMITTAL MAW mo.ecr NURSER GEM NO. Reuel WI. - oz 111 a. 2 zc 0< 0< z < o COIMULTART REGISTRATION GROUP WEST ARCHITECTS, INC.. P.S. T10 3601 FREMONT AVE N SUITE 314 SEATTLE, WA 1111103 P1404861 374) 8264447 FAX: MIR 8264444 www.GRouPWEETCOVEARSOLUNI veer mu AIM wrest A2.07 L/V-oos-s- 28'-9" 23'-0" 23'-0" 71( STD STUDIO 1 BED 27.0" , 23,_0" STD STD STUDIO STUDIO I 1 BED 23'-0" 27'-0" TC 11i ) T 4'} ,159.-o.. i / 4'- P', 21'-6" 1 29'-0" 4'-3" R N HOTEL GUESTROOM 2 BED + DEN A LIFi1` .1111 j ,JL SAP STUDIO EXTENDED TM iTM! 1 BED TJ TI ,7 -11TH LEVEL PLAN 1 BED STD STD I STUDIO STUDIO ISITG 1 BED ( TF STD STD 1 BED STUDIO STUDIO 1 BED 2 BED CORNER STE T1 �Z\ PROJECTNUN tR OWA NO. PROJECT z J W a� 0< 0< Z - I ElJ <0 COMWITANT REGISTRATION GROUP WEST ARCNRECTS, INC., P.S. S*O1 FREMONT AVE N SUITE 214 IFATTIE.WA Mt** - Ti? PHONE (211) *241441 FAR: GNI) 1261443 riNE*TTNI*AIOMUWlA � A2.08 RWITINS Z./e/--ces-s- STD STUDIO STD STD 1 BED 1 BED STUDIO STUDIO 1 BED 1 BED n in 1 - 0 ......,, _--,- ri f ' — — 1 ;- L.. r--- — , L--) — 1 • I --1 ..., 1ATV- - , ,-- -- - .. =I' itti 7 '-' — . TM STUDIO STD EXTENDED STUDIO TJ „12 TH LEVEL PLAN 3/32* = 1 0' 1 BED STD STUDIO (SIM) UP TB , TA STD STUDIO STD STUDIO w co w r, 4r 1 BED TH STD STD STUDIO STUDIO TG 1 BED TF 1 BED TE STD STUDIO STD STUDIO TD 1 BED TC, 1 BED CORNER ‘STUDIO TB TA ICSTD STUDIO co 0 w co 0 w co STD STUDIO 5 z w 0 0 LIJ MU! 03/07N014 DESIGN REVIEW SQIPATTAL 11/20.70,1 2121/20,4 0.26/2014 01-07/2014 DESIGN REVIEW SlAIMITTAL PRASE PROASCT WISP ORA NO Hauer WI - oz D II Lu z ix I‹ 0< CL CC F. OP o<2 z- V T Ef, cn 1_ <0 t CONSULTANT NEGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE. 11 02070 314 SEATTLE, WA 08103 PHONE: (206) 826.4147 FAX: (206)3264446 WOWOROuPWESICOPPARES Poo SHEET TM-EIJI° WNW A2.09 L /41-0053 -X. • ih 28'-9" 23'-0" 23'-0" 27'-0" TB.1 4'-3" 21'-6" / / 'TAI 29'-0" 0 0 0 H— 1— 0 CO 0 W T3 ) i Iii' _'• . BEMs i' i• 23,-0" 23'-0" 27•-0" --'r—STD -- 1 _ 1 BED STUDIO (SIM) STD STUDIO 1 BED STD STD STUDIO STUDIO w T5) 1 BED STUDIO STD 1 BED EXTENDED STUDIO rm T.1J STH LEVEL PLAN STD STD 1 BED STUDIO STUDIO (TH (TG; .-J 1 BED 1 BED STD STD i�STUDIO STUDIO (TE) (TD 1 BED 1 BED CORNER TB TUDIOrA.1 TAS T8) T10 6 Dih 03/072014 DESIGN REVIEW SUBMITTAL (131202014 03272014 041262014 061072014 DESIGN REVIEW SUBMITTAL WI— oz W a1— x L; 0a g Z — Jco 1— <C 0 Z CORNATART GROUP WEST ARCHITECTS, INC. P.S. 7801 FREMONT AVE 14 SURE 314 SEATTLE, WADI Z PHONE: (W8) S1S4MT FAX (2CgS $444U �urmuwioeuNna� 1 A2.10 L/q-Goss bR 28,-9" 23'-0" i 23'-0" 27'-0" 23'-0" f STD STUDIO 1 BED 1 BED STD STD STUDIO STUDIO 23,-0" 27'-0" sm 1 BED lel STUDIO (SIM) TC TB' 4'-3" 21'-6" !" f (TA' 29'-0" 4'-3" 0 w 0 w m O 0 0 ci)� 0 0 1— � 0 w CO 1 BED 4 DEN STUDIO STD EXTENDED STUDIO T 1 BED TI 1 BED STD STD STUDIO STUDIO TH TG ;.14 -16TH LEVEL PLAN 3/32*---- 1 0' 1 BED TF' 1 BED TE STD STD STUDIO STUDIO 1 BED TC 1 BED CORNER STUDIO TB ISSUE ORts Description =MO,A DEMON REVIEW:. SUBMITTAL OSZOZ01A OG2T12Ou tune/N,. 05S07)204 DESIGN REVIEW SUBMITTAL DNA NO PROJECT W I- 0 Z /// wC a. CFY Z r.IL ,- 0 < 0 < S Z_ ---i~ =J n, < 0 O COWULTANT REG AATION GROUP WEST ARCHITECTS, INC., P.S. 3101 FREMONT AVE.N SUITE 314 SEATTLE, WA 10103 PROW (201) 4204447 FAX pee) E26-4446 OAgTRATCOOPANEBCH. SHEET TELE ANO NUMBER A2.11 L/1/- DDSs- a ;4. ;? 02 28'-9" 23.-0" 23'-0" 27.-0" 23.-0" , 230" 711 • • STD , STD STD 1 BED STUDIO , 1 BED 1 BED I STUDIO STUDIO 1 BED 27'-0" -STD STUDIO (SIM) 21'-6" 29'-0" 11111E I DM. 04.711Ion 0347/2014 DESIGN REVIEW SUBMITTAL 01262014 03/27/2014 04/28/2014 06/0712014 DESIGN REVIEW 4,-3" sixonnTAL 71" 0 w co .trli I r 0 0 Lu co 9 0, 514 ORAGE STUDIO STD EXTENDED STUDIO ITM1 .‘a) 1 BED (I!) ETD STD STUDIO ITGI 1 BED •ETUDIO ri,17TH LEVEL PLAN 3,32' • 1.0" 1 BED STD STD 1 BED STUDIO STUDIO 1 BED 1 BED • CORNER STUDIO rr`e, KEYPUW 0 uJ PROJECT MUNRO 0 w co 0 0 0 1- 0)51) 0— U) 0 LU z uJ 0 0 w CO IMA PROJECT Lu z 81w a. 2 z 0< 0— < 0 IuJZ Cr) I— < 0 CCMMATAW GROUP WEST ARCHITECTS, INC., P.S. DWI FREMONT AVE surrE 314 SEATTLE. WA WM MOM: (200)112S.4447 FAX: (205)121.4441 MMUMOUPWISTOOMM11111.00111 [jilt _rtTr.r.L_E_,!.N.pF.F.C7-1 A2.12 L//» 005-s- TB.1 TB1 2 BED+ DEN B 2 BED+ DEN C STUDIO EXTENDED TM TJ 3 BED + DEN TI 18TH LEVEL PLAN 3132" = 3-0• TH 2 BED + DEN B TG TF TE TD? 3 BE1I1 + DEN CORNER SJ- JITE TC. TA.1 TA? T9 T10 • OEM Domoctlon 031074014 088104 REVIEW SUNUITTAI 0340/001 02/x1401 0441/2014 010710014 DESIGN REVIEW 6UBMI TTAL P EASE PROJECT NUMBER WWA N0. PROJECT CONSULTANT GROUP WEST ARCHITECTS, INC., P.8. 3001 FREMONT AVE. N SURE 314 SEATTLE, WA 38103 PHONE: (200) 8234147 FAX: (200)8204146 1V,NAROI.R 0111PANEAC011 SHEET IOU AND woo A2.13 L/y-oioss R1/16" OOF = 1'-0' LEL �-J VE 1-11—ille. 0 I G.1. 7 Grvlpuon 03N7/2014 0ESIGN REVIEW SUBMITTAL 05/07/2014 0ESIGN REVIEW SUBMITTAL PNA6! Prot.c1 *Wm non= MUM — L, OWA ND.►mM IN NEN PRWFCf UZ gW ag W z X a3 0 < =w CO 0 O GROUP WEST ARCHITECTS, INC.. P.B. 0601 FREMONT AVE N. SUITE 314 SEATTLE, WA 91103 PHONE: )206)105.1552 FAX: we) 624-4444 NSN1i7 TITLE MO ROOF LEVEL A2.14 LN q - 5__ — METAL SCREEN PANEL r^ -F.• �2 rWEST _. - SIGNAGE SIZE 500 SF LIGHT CHERRY METAL SOFFIT —� SATIN ALUMINUM WINDOW FRAME STAIN ALUMINUM WINDOW FRAME -- BLUE GRAY GLASS BRUSHED BRONZE WINDOW FRAME SURREY BEIGE METAL PANELS - CONCRETE CAP ---.\ — RED BRICK VENEER BASE CONCRETE BASE E1/A18ST '= 1'•0' METAL SCREEN PANEL ,,: A_•1 R 11. u...t..-11-.,-11._ #11101111MIENSIMMEHO I11itu;I'tilIRll 1-- i n 11111`_ 4 1111�It' impslill�ll 11111 (g 1111�1t 1111111 •1111.11 111Liii 1_1111u[! ;fait 7.�_ � NOIRE ,7 1111111 11111 11 A7�r060f 11a/111 1111 11 :111111 rri®il 11111! 111�ii i1r11! 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INC.. P.S. 7601 FREMONT AVE IL SURE bI4 SEATTLE WA 90103 PHONE: ROO 0761667 FAX: ROB MARS L6MET 1iIlE AI01'I14ABiiji NORTH ELEVATION A3.03 L/y- c�ss- r=20'-0* 0 10 20 . 0,4 1 40 PRELIMINARY SITE LANDSCAPE PLAN FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON g a_ 0 0 vi /0" LANDSCAPE PLANT MATERIAL LEGEND MOWN SPACING 0W4011Y REMARKS , c.,,� .:Y9.* s. ,a ' t• D. / 041, ` .0 , ! TREES: / p 7x0AR L TA lU'.1FETAA /OAP (PARKING tor 7)40 ILZ6ODEPCi TUt1POEPA 'NNCC / C(.8406 R TWN0 TREE (PMeWti 4f 1N21 MA= TR000A 'DECD' / 5'424191 ASIYN B m Y B' - . BM r CAL m B Y CM. 0 m 8 IS T/O. BtB SII MOO7 Ai sNOHi AS EigtlM AS SHOMN aSTAKE 4 8 STARE m CUY ONE 4 SEASON: NURSERY ORO" UN-OIT HEADER 6121 01C GROWN NU` RSF' HRA'iN 70R STREET TI5 USE. 1 BRAH0OD AT 0 STARm GUY ON GRIM MR 64651 INE USE. N BRAT ED Al C SURE m our ONE CRON09 IORSTREER�U 0690111.0AT8' 0900 . / COMMON NAMES 404754076 SPACING 040311TY RCWWNS II /l r'`= (T ' ., •1C • € 4,9 •� �„ '4:.�?' ZEINAGVASE / GREEN SENOR (MLR TREE) =In TREE SHRUBS: ONAMIZIOyf5 **mom 'WM. FORESTER / NNm 70041[0 401.0104 RCCO GRASS C05101.01471:PA / OOG''Resew COTTGPP/5011 407305µg / Hmu cmwEAs'm1 E•B B 1 501014 2 Qum 1 004411 t5' OL. 2.5 0.0 7' 0.0 24' OE. 17 G 64 79 AS R'A4 3 ON t 00 OW5 70R SWOT TEE[ USE 80.44KNuD AT B' TO OYNX. SAYE, AHO TI P4. SEE ARWiRtliN TS TUµ EUIl RAE NO BUDIP BOTANICAL / 0O1E4011 NAMES SIZE COND0ON SPACING 0W NOTE RDW&5 0 ® l�'g,,4 1lAMWDR NTF0OCA 'ARNIM 066850 / ARAQID PROM MOON 142207 NET OIAZT WSW'/ cWEvsr wxm+Rr GROINDCOVERE 6 EDAM ONNZIFORUM )IIT a402(/ L'''0"11/ CNWC 147145 TEUTA4 00NOSUS / T47)i StPA / TAM NAMED MAR NIDI IRWIN 1E - 21' 18' - 21' 2' POT 4' POT Y POT 1. 421 BOD 1. 10 S' WATER AS SNCA'N 1.20.0 1E' 0.C. TE GC. 1A' 60. tY 0.0 18 72 AS TROD AS 0660 AS 481701490{10 AS REED COM COVER C+*t.«:-..:,� �'.�"_� Try 7 1 I :�Yvl PI"T?"5.t :4't; TILL ARO BUSHY. MATCHED 14000 AAO 066 NAE AAD WART. MATCHED HDWR AND FONT ICC 12' MT %ROM SKIMS. ANO TREES HMO 17' FROM 6OADQ6. 00*65 MO TRIS 1410 16. BOROEITS.MOS. NO 1 NOW 1E FROM 571/4005. AND TRESS 0' WU *400 {01950)10 MARC STATE OF WASHINGTON RE LANDSCAPE OHITECT T14E%60007 611 044,0611* 5WIA4UN1) CORM 12/16/14 4/e/- class- ATTACHMENT ss ATTACHMENT L3 LANDSCAPE PLANTING NOTES AND MATERIALS =MOP WORK FURNISH ALL MATERIALS, 1080R, EQUIPMENT AND. RELATED ITEMS NECESSARY TO ACCOMPLISH TOPSOIL, TREATMENT AND PREPARATION OF SOIL FINISH GRADING. PLACEMENT OF SPECIFIED PUNT MATERIALS, FERTIUZER, STAKING, MULCH, CLEAN-UP, DEBRIS REMOVAL, AND 80 -DAY MAINTENANCE. OUAUflCATIONS: LANDSCAPE CONTRACTOR TO BE SKILLED AND KNOWLEDGEABLE IN THE FIELD OF WORK AND NAVE A MINIMUM FOR FIVE (5). YEAR'S EXPERIENCE INSTALLING SIMILAR WORK. CONTRACTOR TO BE LY'ENSED TO PERFORM THE WORK SPECIFIED WITHIN THE PRESIDING JURISDICTION. JOB CONOITONS: R 15 THE CONTRACTOR'S RESPONSIBILITY TO REVIEW THE SITE AND REPORT ANY DISCREPANCIES TO THE OWNER OR THE OWNER'S REPRESENTATIVES, ALL PUNT MATERIAL AND FINISH GRADES ARE SUBJECT TO APPROVAL BY THE OWNER. PROTECTION SAVE AND PROTECT ALL EASING PLANTINGS SHOWN TO REMAIN. DO NOT PLANT UNTIL OTHER CONSTRUCTION OPERATIONS WHICH CONFLICT HAVE BEEN COMPLETED. IF AN IRRIGATION SYSTEM LS TO BE INSTALLED 00 NOT PLANT 90111 THE SYSTEI4 HAS BEEN INSTALLED, TESTED, AND APPROVED 8Y THE OWNER, HANDLE PLANTS WITH CARE - DO NOT DAMAGE OR BREAK ROOT SYSTEM, BARK, OR BRANCHES.' REPAIR AND/OR REPLACE ITEMS DAMAGED AS ARESULT OF WORK, OR WORK NOT IN COMPUANOE WITH PLANS AND SPECIFICATIONS, A5 DIRECTED BY OWNER AT NO ADDITIONAL COST TO THE OWNER. REPAIR OF EXISTING PLANTINGS: DURING THE COURSE OF WORK. REPAIR ALL EXISTING PLANING AREAS BY PRUNING DEAD GROWTH, RE-ESTABLISHING FINISH GRADE AND RE -MULCHING TO SPECIFIED DEPTH.' REPAIR OF IRRIGATION SYSTEM: DURING THE COURSE OF WORK, REPAIR ANY DAMAGE TO 100 IRRIGATOR SYSTEM TO MATCH CONDITIONS PRIOR TO THE OAI4ACE GUARANTEE: GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM DATE OF FINAL ACCEPTANCE OF THE JOB BY OWNER, 9D -DAY M410100A.NCC • CONTRACTOR' 10 PROVIDE OWNER WITH A SCOPE OF WORK AT TIME OF arm. PROJECT BID TO PROVIDE LANDSCAPE AND IRRIGATION MAINTENANCE FOR 80 DAYS FOLLOWING COMPLETION OF PROJECT (ACCEPTANCE) OF 0801141? BY OWNER. WORK TO INCLUDE MAINTENANCE AS DESCRIBED BELOW, IN PLANTING AND IRRIGATOR MAINTENANCE. MATERIALS: PUNT MATERIALS: PUNT 4ATERA,5 TO 80 GRADE N0. 1, SIZED IN ACCORDANCE W1M (MN) AMERICAN STANDARDS FOR NURSERY STOCK (ANSI 260.1-1896). PRUNE PLANTS RECEIVED FROM THE NURSERY ONLY UPON AUTHORIZATION BY THE LANDSCAPE ARCHITECT. "8 & B" INDICATES BALLED AND BJRLAPPED; "CONT.' INDICATES CONTAINER; "8R" INDICATES BARE ROOT; "CAL' INOCATE5 CALIPER AT 6' ABOVE SOIL UNE: "GAL" INDICATES GALLON. A) SPECIFIED PLANT CANOPY SIZE OR CALIPER IS THE MINIMUM ACCEPTABLE CONTAINER OR BALL SIZE EST4BU5HES MINIMUM PLANT 00601000 TO BE PROI4DED. B) QUALITY: PLANT MATERIAL TO COMPLY 1V11H STATE AND FEDERAL LAWS FOR DISEASE INSPECTION, PLAITS TO BE FULLY LYE, VIGOROUS, WELL FORMED. WITH 811 DEVELOPED FIBROUS ROOT SYSTEMS. ROOT BALLS OF PLANES TO BE SOLID AND FIRMLY HELD TOGETHER, SECURELY CONTAINED AND PROTECTED FROM INJURY AND DE0CCATION, PDMS DETERMINED 6Y L005C0. E ARCHITECT TO HAVE BEEN DAMAGED: HAVE DEFORMTIIES OF STEM, BRANCHES, OR ROOTS: LACK SYMMETRY, HAVE MULTIPLE LEADERS 0R Y CROTCHES LESS THAN 30 DEGREES !Al TREES, OR DO NOT MEET SIZE OR ANS1 STANDARDS 11ALL 8E REJECTED. PLANT MATERIAL TO 8E FROM A SINGLE NURSERY SOURCE FOR EACH SPECIFIED SPECIES/HYBRID. NURSERY SOURCES 10 BE THOSE LOCATED IN THE SALLE RECON A5 THE JOB SITE. C) SUBSTITUTION: NO SUBSTITUTION OF PUNT MATERIAL, SPECIES OR VARIETY. WILL BE PERI4RTEC UNLESS WRITTEN EVIDENCE 15 SUBMITTED TO THE OWNER FROM TWO QUALIFIED PART 8ROKERACE OFFICES. SUBSTITUTIONS WHICH ARE PERMIf1ED TO BE IN WRITING FROM THE OWNER AND LANDSCAPE ARC61ECT. THE SPECIFIED SIZE, SPECIES AND NEAREST VARIETY. AS APPROVED. TO BE FURNISHED. SUBSTITUTIONS MAY REQUIRE SUBMITTAL TO REVISED LANDSCAPE PLAN TO CITY FOR APPROVAL. SOIL PREPARATION: TOPSOIL ALIELDMENT. AN0 BACK41LL. PRE GENERA. REOUIREMENIS FOR ALL LANDSCAPE AREAS, UN11155 NOTED OTHERWISE ON THE PLANS. SOIL AMENDMENTS AND FERTILIZER NOTED' 81084 ARE TO BE USED FOR 81D PRICE 81515 ONLY. SPECIFIC MIENDMENTS AND FERTILIZERS 1811 8E MADE AFTER SOIL SAMPLES ARE LABORATORY TESTED BY THE CONTRACTOR. PROVIDE CHANGE ORDER FOR ADDITIONAL OR REDUCTION CF MATERIALS REQUIRED OR NOT REWIRED BY THE SOILS REPORT. SOIL FERTILITY AND AGRICULTURAL SUITABILITY ANALYSIS: AFTER ROUGH GRADING AND PRIOR TO SOIL PREPARATION, CONTRACTOR TO OBTAIN IW0 REPRESENTATIVE SOIL 538111ES, FROM LOCATIONS A5 DIRECTED BY THE LANDSCAPE ARCHITECT, 70 NORTHERN UGHT5 ANALYTICAL & CONSULTING INC. RAVENSDALE WA TEL 253-653-5770 OR, EQUIVALENT TESTING LABORATORY, FOR TEST 1•505-2. SUBLET RESULTS TO LANDSCAPE ARCHITECT FOR RENEW. TESTS TO INCWDE FERTILITY AND SURABEIY ANAYSS WITH WRITTEN RECOMMENDATIONS FOR SOIL AMENDMENT, FERTIRER, CONORIO6180. APPUCATION RATES. MND POST-CO501190C10N MANTEN8NC£ PROGRAM. 1E510 TO 8E CONTACTED WITH AND PAID FOR 8Y THE CONTRACTOR. A) TOPSOIL CONTRACTOR IS RESPONSIBLE FOR SUPPLYING ALL TOPSOIL AND FOR 0E1.ERMINING THE VOLUME OF TOPSOIL REQUIRED PER THE INFORMATION ON PLANS M'0 NOTED HERE -IN. CONTRACTOR IS RESPONSIBLE FOR ANY NECESSARY WEED CONTROL RESULTING FROM CONTAMINATED OFF SITE SOURCES. 8) TOPSOIL TO CONSIST OF WINTER MIX A5 PRODUCED AND REMIXED 8Y PACIFIC TOPSOILS, INC. WINTER MIX TO CONSIST OF 1/3 BY VOLUME SANDY LOAM, 1/3 8Y VOLUME COMPOSTED GARDEN MULCH, ANO 3 BY YOU'RE COARSE WASHED SAND OR EQUIVALENT. AT 814414198, TOPSOIL PRocunn BROUGHT ON SITE TO CONTAIN AMENDMENTS A5 U5TED IN "C'. C) TOPSOIL TO INCLUDE THE FOLLOWING MAEN0MEN15 AS NECESSARY: THE FOLLOWING AMOUNT PER 1,000 SgUAR E FEET: 1. 6-0080 YARDS ORGANIC COMPOST. COMPOST TO BE FREE OR NON-FARM ANIMAL SOURCES, NOR TO BE FROM SOURCES CONTAINING REDWOOD OF CEDAR PRODUCTS. 2. 30 -POUNDS NRROFORM (38-0-0) 3. 5 -POUNDS AMMONIUM SULFATE a. 40 -POUNDS CALCIUM CARBONATE LIMESTONE 5. 40 -POUNDS DOLOMITE UME5T0NE 6. 5 -DUNES BORON ,AS BORAX) AL AMENDMENTS TO BE THOROUGHLY MIXED PRIOR TO INCORPORATION INTO TOPSOIL D) PLANTING BACKFILL FOR ALL TREES. SHRUBS. AND GROUNDOCVERS, 1. 0.8 -CUBIC 14,1905 PER VOWME T0P501L 2. 0.4 -CUBIC YARDS ORGANIC COMPOST. 3. 3 -POUNDS NITR011088 (38-0-0) 4. 1 -POUNDS AMMONIUM SULFATE • 5. 2 -POUNDS CALCIUM CARBONATE 4ME510NE 6. 2 -POUNDS DOLOMITE UMESTONE F) TOPSOIL PREPARATION AND INSTALLATION: 1. VERIFY SUBGRADES TO -7 INCHES IN LANDSCAPE AREAS -18/24 INCHES IN PARKING LOT MEMOS BELOW FINISH ELEVATION. OR A5 INDICATED ON PLANS. THIS ACCOMMODATES, TOPSOIL. AMENDMENTS, AND MULCH. 2. ERADICATE MY SURF0CE.VEGETATION ROOTED IN THE SUB -GRADE PRIOR TO SUB -GRADE PREPARATION. ' 3. THOROUGHLY SCARIFY AND RIP ALL LANDSCAPE SUB -GRADES WHICH HAVE BECOME COMPACTED TO A DEPTH OF 12 INCHES 80114 MULTIPLE PASSES. 80 DEGREES TO EACH OTHER SCARIFY AREAS INACCESSIBLE TO MECHANIZED EQUIPMENT AND AROUND EXISTING PLANTINGS NOTED TO REMAIN WITH HAND TOOLS. 4. REMOVE SOIL LUMPS, ROCK, VEGETATION ANO/00 DEBRIS LARGER THAN 2 INCHES FROM ALL SUB -GRADE PRIOR TO PLACEMENT OF SPECIFIED TOPSOIL 5. REMOVE ANY ASPHALT (313/01NG BEYOND 8 INCHES FROM CURBS INTO ADJACENT LANDSCAPE AREAS. 6: PARKING LOT PLANTER ISLANDS 70 BE OVER IXCAVAIED BY 8ACKH011. REMOVE PAVING WASTE, GRAVEL BASE MATERIAL AND UNDERLYING SUBSOIL TO 18 INCHES BELOW TOP OF PAVING. SCARIFY AND OVER EXCAVATE PLANT PIT BOTTOM 12 INCHES TO MINIMIZE STRUCTURAL COMPACTION. PRELIMINARY LANDSCAPE NOTES AND DETAILS FOR WASHINGTON PLACE PORTION OF THE NE1/4 OF THE NE1/4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY 0) TOPSOIL PLACEMENT: 1. PROVIDE A TOTAL FINISH COURSE OF 4 INCHES OF TOPSOIL FOR LANDSCAPE AREAS AND 18 TO 24 INCHES IN PARKING LOT ISLANDS, 2. IN ALL LANDSCAPE AREAS. PUCE 2 INCHES (6 INCHES IN PARKING LOT ISLANDS) OF TOPSOIL MIX WITH AMENDMENTS OVER THE PREPARED SUB -GRADE AND THOROUGHLY ROTOTLL WITH MULTIPLE PASSES INTO THE TOP 8 INCHES OF SUB -GRADE FOR A TOTAL DEPTH OF' 6 INCHES IN 1442554PE AREAS (12 INCHES IN PMKINO LOT ISLANDS). PLACE AN ADDITIONAL 2 INCH UFT OF TOPSOIL IN ALL LANDSCAPE AREAS AND MINIMUM 12 INCH UFT IN ALL PARKING LOT ISLANDS. FOR THE FINAL TOPSOIL DEPTH OF 4 INCHES IN LANDSCAPE AREAS AND 18/24. INCHES IN PARKING LOT !STANDS. 3. PLACE ADDITIONAL TOPSOIL AND SOIL MIX AS REQUIRED TO MEET FINISH ELEVATIONS. BARK MULCH (00080SSING): ONE -HALF-INCH (1/21 SIZE, T0 ONE-QUARTER (1/4'), IE., 'FINE; 009100K/ER BARK. STAKES: 2 -INCH DIAMETER BY 8 -FOOT MINIMUM LODGEPOLE PINE S10ES. GUY MATERIA1 1 -!NCH WIDE POLYETHYLENE CHAN LOCK TYPE TIES; OR, 3/9" DIAMETER RUBBER. NO WIRE. LAWN: COMMERCAL SEED A5 NOTED ON PUN, HERBICIDE: HERBICIDE IS NOT RECOMMENDED FOR THE FIRST YEAR AFTER INSTALLATION. ANI1-DESICCANT: 'WILT -PROOF,' 48 FLOURS PRIOR TO SHIPMENT 10 SITE FROM JUNE 1 THROUGH SEPTEMBER. THOROUGHLY ROOT WATER PLANTS PRIOR TO DELNE1Y, PUNT MATERIAL OEUVERED TO SITE TO 8E KEPT CON1114UA41 MOIST THROUGH INSTALLATION. EXECUTION: FINISH GRADES: FINE GRADE AND REMOVE ROCKS AND FOREIGN OBJECTS OVER 2 INCHES DIAMETER FROM TOP SURFACE OF PREPARED LANDSCAPE AREAS. FINISH ELEVATIONS TO BE DEFINED AS 3 INCHES BELOW CURBS, WALKS AND/OR DIETER ADJACENT HARDSCAPE FOR ALL PLANTING BED AREAS AND 1 -INCH BELOW CURBS, WALKS AND/OR OTHER ADJACENT HAROSCAPE FOR ALL LAWN AREAS. FINISH GRADE REFER TO GRADES PRIOR TO INSTALLATION Or MULCH OR LAWN. ALL FINISH GRADES. TO BE 514001H EVEN GRADES, LIGHTLY COMPACTED, AS SHOWN ON THE PUN AND DETAILED. PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDINGS AND 010401URE5. SITE CIVIL DRAWINGS IDENTIFY FINN. ELEVATORS. TREES AN0 SHRUBS: ARRANGE TREES AND SHRUBS ON SITE W PROPOSED- LGGTONS PER DRAWINGS. EXCAVATE PR, PUNT AND STAKE OR GUY, A5 CALLED OUT AND DETAILED. ALL TREES, SHRUBS. AND SUPPORTS 10 STAND VERTICAL BACKFILL SHALL 8E. PIT SPOILS. SETTLE BACKFILL U51N0 WATER ONLY. NO MECHANICAL COMPACTION. GROUNDCOVERS: EXCAVATE PRS TO A MINIMUM OF 3 INCHES BELOW. AND TWICE THE ROOT BALL DIAMETER. WATER THOROUGHLY AND TAKE GRE TO ENSURE 119AT ROOT CROWN IS AT PROPER GRADE, AS DETAILED. MULCH: MULCH ALL LANDSCAPE AREAS NOT COVERED 8Y URN AND/OR SEED. APPLY SUFFICIENT MONTT! TO PROVIDE A 2 -INCH DEPTH. UTILITY CLEARANCES: FIELD ADJUST PLS LOCATIONS FOR 8 -FOOT 56'ARATION OF TREES/SHRUBS AND 2 -FOOT SEPARATION. FOR GROUNDCOVER FROM FIRE HYDRANTS AND UTLTIY VAULTS. PLANTING MAINTENANCE: CONTRACTOR TO MAINTAIN PLANTINGS 71419000H COMPLETED INSTALLATION. AND UNTIL ACCEPTANCE OF LANDSCAPE INS1A11ATK44. PLANING MAINTENANCE 70 INCWDE WATERING, WEEDING. CULTIVATING, TIGHTENING AND REPAIRING OF TREE GUYS, RESETTING PLANTS TO PROPER GRADES OR POSTON. RE-ESTABLISHING SETTLED GRADES; AND MOWING LAWNS WEEKLY AFTER UWN ESTABUSHMENT. HERBICIDE IS NOT RECOMMENDED FOR ONE YEAR FOLLOWING LANDSCAPE INSTALLATION. INCWDED TS 8EP1ACDAENT OF DEAD PLANTS ANO PLANTS SHOWING LOSS OF 40 PERCENT OR MORE OF CANOPY. • IRRKATION MAINTENANCE 114E IRRIGATION ST 14,44 TO 8E MAINTAINED INCLUDING ADJUSTMENTS FOR BAANCED WATER 01511880140440440 PRECIPITATION. - FAILED OR MALFUNCTIONING IRRIGATION EQUIPMENTSHALLBE REPLACED ANO/OR CORRECTED. PLANTING AND IRRKATION MAINTENANCE TO INCLUDE THOSE OPERATIONS NECESSARY TO THE PROPER GROWTH AND SURVIVAL OF ALL PLANT MATERIALS. 00941040108 TO PROVIDE THIS WORK 'IN ADDITION TO SPECIFIC WARRAN71/0UAPANTEES. PLAIT SELECTION REGUIREMEN15; • 1. PLANTS SHALL MEET THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK AND SHALL BE HEALTHY. VIGOROUS AND WEL1-FORMED, WITH WELL-DEVELOPED, FIBROUS ROOT 5TSIE445. FREE FROM DEAD BRANCHES 0R ROOTS. PLANTS SHALL 8E FREE FROM. DAMAGE CAUSED BY TEMPERATURE EKTREAES. LACK OF OR EXCESS MOISTURE. INSECTS, 0SEASE, AND MECHANiCA. INJURY. PLANTS IN LEAF SHALL BE WELL FOLIATED AND OF GOOD COLOR. PLANTS SHALL BE HABDUATEO TO OUTDOOR ENVIRONMENTAL CONDITIONS (HARDENED -OFF). 2. ALL LANDSCAPE AREAS SHALL 8E PUNTED WITH A PLANT DENSITY TO ACHIEVE 008 COVER WIDEN 3 YEARS. 3. IRRIGATION: ALL IAN0SCPPE AREAS SHALL 8E SERVED 8Y AN AUTOMATIC IRRIGATION SYSTEM. WATER CONSERVATION FEATURES SUCH AS MOISTURE SENSORS WITH AROMATIC RAN SHUT-0FF DEVICES, AUTOMATE TIMERS. PRESSURE REGULATING DEVICES, BACKFLOW PREVENTION DEVICES. SEPARATE IRRIGATION ZONES FOR GRASS AND PLANTING BEDS, AND SPRINKLER HEADS MATCHED TO SRE AND PNMT CONDITIONS SHALL BE INSTALLED. IRRIGATION WATER SH4L. BE APPLIED WITH GRAS OF AVOIDING RUNOFF AND OVERSPRAY ONTO ADJACENT PROPERTY. NO-1RRIC4TE0 AREAS AND 44P00441000 SURFACES. AN IRRIGTON PLAN SHALL 8E INCLUDED A5 PART OF 4 FUTURE BUILDING PERMIT. 4. INSTALLATION OF THE LANDSCAPING AND SCREENING SHALL BE COMPLETED AND A LANDSCAPE DECLARATION SUBLIMED BY THE OWNER OF OWNER'S ADEM PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY TO THE NEM .PLANTING SEASON IF APPROVED BY ME COMMUNITY DEVELOPMENT DIRECTOR AND STATED ON THE BUILDING PER411. A PERFORMANCE AS5URANC0 DEVICE EQUAL TO 1500 OF THE COST OF THE LABOR AND /LATERALS MUST BE PROVIDED TO THE eim BEFORE THE DEFERRAL IS APPROVED. THE PROPERTY OWNER SHALL KEEP AL PLANTING AREAS FRH OF WEEDS AND TRASH AND REPLACE ANY UNHEALTHY OR DEAD PUNT MATFRMLS FOR THE LIFE OF THE PROJECT IN CONFORMANCE WITH THE IDEM OF 714E APPROVED LANDSCAPE PLAN AND TMC 8.28.180. PLANTING NOTES: 1. SITE PREPARATION AND PLANTING OF VEGETATION SHALL BE IN ACCORDANCE WITH BEST MANAGEMENT PRACTICES FOR ENSURING THE VEGETATION'S LONG -ERM WEALTH AND SURVIVAL AND SHALL INCLUDE INCORPORATION AND TANG IN OF ORGANO MATERIAL TO A DEPTH OF 18 INCHES AND MULCHING. 2. ROOT BALLS OF POTTED AND BALLED AND 8URIAPP00 (B&B) PLANTS MUST BE LOOSENED AND PRUNED AS NECESSARY TO ENSURE THERE ARE 140 ENCIRCLING ROOTS PRIOR TO PUNTING. AT LEAST THE TOP HALF OF BURLAP AND ANY WIRE STRAPS ARE TO BE REMOVED FROM B&0 PUNTS PRIOR TO PLATING. THE PLANT SHOULD BE COMPLETELY VERTICAL THE TOP OF THE ROOT FLARE, WHERE THE ROOTS AND 1140 TRUNK BEGINS, SHOULD 8E ABOUT ONE INCH FROM THE SURROUNDING SOIL INSPECTIONS: 1. AFTER APPROVAL 8Y THE CRY'S BOARD OF ARCHITECTURAL REVIEW. NO CHANGES ARE ALLOWED WITHOUT PRIOR APPROVAL OF THE PLANNING DEPARTMENT, THESE INCLUDE NO CHANGES TO THE LANDSCAPING (80TH .DESIGN AND PLANT 5PECIE5). IF YOU WISH TO MAKE ANY CHANGES YOU MUSH SUBMIT A WRITTEN REQUEST ALONG 61114 A JUSOFICA008 FOR THE REQUESTED CHANGE AND AN EXPLANATION A5 TO WHY THE. ISSUE WAS NOT ADDRESSED AS PART OF THE DESIGN REVIEW PROCESS. 1. A SOILS INSPECTION IS REQUIRED AFTER AMENDING THE 501. BUT BEFORE ANY PLANTS. 3. PRIOR TO REQUESTING A LANDSCAPING INSPECTION PLEASE PROVIDE A LANDSCAPING AFFIDAVIT FROM THE LANDSCAPE ARCHITECT. STATING THAT THE LANDSCAPING WAS INSTALLED PER APPROVED PLAINS. LANDSCAPE INSPECTION CAN OCCUR ANY TIME AFTER. THE PLANTS ARE PLANTED. YOU DO NOT NEED TO WAR UNTIL THE END OF THE PROJECT 70 SCHEDULE THE LANDSCAPING INSPECTION. AS PART OF THE LANDSCAPING INSPECTION. YOU WILL NEED TO VERIFY THAT THE IRRIGATION 515119 S WORKING PROPERLY. 4. FINAL INSPECTION REQUIRES A SIGNED LANDSCAPE DECLARATION. OF TUKWILA, KING COUNTY WASHINGTON 00 NOT DAMAGE LEADER DURING INSTALLATION (2) L000EPOLE STAKES; TIE AT APPROX. 1/3 TO 1/2 HEIGHT OF TREE WITH FLEXIBLE RUBBER TIE IN FIGURE EIGHT PATTERN. STAKES AND TREE TO 8E PLUMB 3" DEEP SAUCER FOR WATER 2" DEEP MULCH LAYER REMOVE ALL TIES, WRAP & CONTAINERS. FREE PERIMETER ROOTS FROM NURSERY BULL EXCAVATE TREE PIT AT A 4418. OF 2 TIMES DIA. OF ROOTBALL AT BALL CENTER, TAPERING PIT GRADE TO FINISH GRADE PIT SPOILS, NURSERY BALL WASTE DACK41LL SET BALI. ON UNDISTURBED 009088DE. OR COMPACTED SOIL. • NOTE: LIGHT FERTILIZER OVER PLANTING BED AFTER SACKFUL ONLY: NO FERTILIZER IN PLANTING PIT. WORK PERIMETER ROOTS FREE OF NURSERY BALL. BALL & PR' TO BE 000860LY SCARIFIED. EVERGREEN TREE PLANi1NG/STAKING DETAIL NOT TO `1' IF PRUNE DAMAGED TANKS AFTER PANTING PUCE IN VERT. POSITION: DOUBLE LEADERS WILL BE REJECTED NOTE: KEEP ROOTBALL MOIST AND PROTECTED AT ALL TIMES. NOLO CROWN OF ROOTBALL AT OR JUST ABOVE 4144150 70 GRADE PROTECT TRUNK AND LIMBS FROM INJURY. 8PCKFILL TO BE SETTLED 05150 WATER ONLY - NO MECHANICAL COMPACTION, / REMOF MAOVE APAP, 11E5 & CONTAINERS, REGARDLESS IERALLWL ;49.•1 I (2) LODGEPOLE STAKES. WITH ELASTIC CHAIN -LOCK TYPE GUYS TED IN FIGURE EIGHT, REMOVE AFTER ON CROWING SEASON. STAKES AND TREE TO BE PLUMB PROTECTIVE WRAPPING DURING SHIPMENT TO SRE AND 111 INSTALLATION REMOVE AT COMPLETION OF PLANTING HOLD MULCH LAYER BACK FROM TRUNK 8" TO 10" FINISH GRADE PREPARE PLANTING BED PER SPEC'5; AT 810., LOSSEN AND MIX 5011 TO 18' OR DEPTH OF ROOTBALL M'0 2 TIMES BALL DIAMETER REMOVE AWAY. 11404 PERM- ROOTS IL SET BALL ON UNDISTURBED BASE OR COMPACTED MOUND UNDER BALL PENETRATION TO SUBBASE 24' MINIMUM DECIDUOUS TREE PLANTING/STAKNG DETAIL NOT 70 SCALE 2' MULCH DYER FEATHER EXCESS 501L UNDER MULCH 1' MULCH AT CROWN I/O" ABOVE GRADE I' ABOVE GRADE NOTE: REALM CONTAINER AND WORK HOOTS FREE OF SOIL BACKFILL TO BE SETTLED USING WATER ONLY. SEE PLAT UST FOR PUNT SPACING. �Y�A ] fPAT®ETEPtXE FALLON 1 GROUNDCOVER PLANTING DETAIL NOT 70 54A. HOLD PLANTS FROM EDGE OF PLANTER AS NOTED ON PLANT UST BED UNE FI1Cd CURB/WALK SPACING AS CALLED OUT ON PLAN/PLANT LIST jHOLD PLANTS FROM /EDGE OF PLANTER AS NOTED ON PANT UST 4401E THIS SPACING APPLES TO GROUNDCOYER AND FORMAL SHRUB ROW PLACEMENT. PLANT MATERIAL SPACING DETAIL NOT TO SPA, 2' MULCH LAYER PLANT SEE SCHEDULE FINISH GRADE 3' BELOW TOP OF PUNTER PREPARED PARER 501L MIX COMMERCIAL. GRADE FILTER FABRIC PAVING PLANTER SEE ARCHITECTURAL PUNS 50800E FILTER FABRIC OVER . 0 4144 HOLES 4' LATER WASHED PEA GRAVEL PLANTER PLANING DETAIL NOT TO SCALE OVER ALL TOPSOIL DEPTH OF 3 FEET BERM HEGHT 6' MIN, SOL UNE 3' - IN MULCH. 1' LL LAWN SUBGRADE .At"�`•G.\t./' REMD PAY4VG OVE EXCESS GRAVEL _= C AN COARSE TRANSITION FROM TOPSOIL TO SUBSOIL TOPSOIL SETTLED (COMPACTED 110801116) CURB 1-1/2" DRAIN AT LOW POINTS & 10' SPACING MAXIMUM - PAVING (SEE CML PLANS) NOTE OVER EXCAVATE PARKING LOT PUNTERS TO LOOSEN COMPACTED SUBBASE GRADING • PARKING LOT PLANTERS DETAIL 12' MAA(. UP NOT TO SCALE MULCH AT CURB DETAIL NOT TO SCALE 2' MULCH LAYER 1'TO MM. IOP MOULF CH CURB TDP OF CURB 2 I a - I is is Mg 1 & Cash Register Receipt City of Tukwila DESCRIPTIONS I ProjectTRAK ACCOUNT I QUANTITY I PAID $640.50 L14-0055 Address: 223 ANDOVER PARK E Apn: 0223100090 $640.50 DESIGN REVIEW $610.00 MINOR MODIFICATION R000.345.810.00.00 0.00 $610.00 TECHNOLOGY FEE $30.50 TECHNOLOGY FEE TOTAL FEES PAID BY RECEIPT: R2918 R000.322.900.04.00 0.00 $30.50 $640.50 Date Paid: Thursday, August 21, 2014 Paid By: CHRISTINE LEE Pay Method: CREDIT CARD 045180 Printed: Thursday, August 21, 2014 3:41 PM 1 of 1 CARWSYSTEMS