Loading...
HomeMy WebLinkAboutPermit PL17-0037 - REVELLE AT SOUTHCENTER - MASTER PROJECTSTERLING SOUTHCENTER 0223100080 Associated Files: PL17-0037, 117-0041, L17- 0042, MSTR17-0006 This File: E 17-0008 SEPA/URBAN CENTER PROJECT * RES DENTIAL co MPa NV ALLIANCE Date: January 10, 2019 To: City of Tukwila, Department of Community Development Attn: Jaimie Reavis, Minnie Dahliwal From: CRP/AR TUKWILA OWNER, L.L.0 Subject: Frontage Improvement Variance Permit #D17-0300 Marvelle at Southcenter — Building Permit 407 Baker Boulevard The intent of this written request is to request a variance from the structural soil requirement in the public right-of-way, due to various conflicts with existing utilities. Alliance, its subcontractors and design team have completed a thorough exploration and analysis of the existing conditions underneath the sidewalks along Baker Boulevard and Andover Park East. In response to these conflicts we propose installation of structural soils to the extent possible, where possible. These utility conflicts also prevent the installation of in ground street. trees. In accordance with the design review and building permit conditions of approval we plan to implement Option #4 of Permit Condition #136. The following backup documentation include: • Memorandum from the Civil Engineer, dated 12/10/2018 • Revised Landscape Plan from the Landscape Architect, dated 10/17/2018 • Current As -Built information of the ROW obtained during potholing • Shallow footing detail for Pedestrian Light Pole, Engineer stamped on 11/15/2018 1325 4tr' Avenue, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 130 2/26/2018 41306 ANY OVERLOOKED HAZARDOUS CONDITION PENDING FIRE Al Metzler Notes: Any overlooked hazardous condition and/or violation of the adopted Fire or Building Codes does not imply approval of such condition or violation. 131 2/26/2018 42511 PENDING FIRE Al Metzler Notes: These plans were reviewed by Inspector 511. If you have any questions, please call Tukwila Fire Prevention Bureau at (206)575-4407. 132 3/20/2018 20100 PLANNING PERMIT CONDITIONS PENDING PLANNING Jaimie Reavis Notes: ***PLANNING PERMIT CONDITIONS*** 133 3/20/2018 20104 THIS PROJECT WAS APPROVED BY PENDING PLANNING Jaimie Reavis Notes: This project was approved by the City's Board of Architectural Review and no changes are allowed without prior approval of the Planning Department, these include no changes to the exterior finishes of the building, landscaping (both design and plant species), site plan, and site finishes. If you wish to make any changes you must 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. 134 3/20/2018 20105 ALL DESIGN ELEMENTS ON THE BLDG PENDING PLANNING Jaimie Reavis Notes: All design elements on the building and the site, including landscaping must be completed prior to final occupancy. The city will not allow the design elements to be deferred, instead all items must be completed before final inspection. It is highly unlikely that the city will consider financial guarantee in lieu of completing the work. 135 3/20/2018 20106 SIGNS ARE NOT APPROVED AS PART PENDING PLANNING Jaimie Reavis Notes: Signs are not approved as part of this permit. A separate sign permit is required 136 3/20/2018 20107 A SOILS INPECTION IS REQUIRED PENDING PLANNING Jaimie Reavis Notes: A soils inspection is required after amending the soil, but before any plants are installed Printed: Thursday, 17 January, 2019 21of22 "• = i irSYSTEMs PermitConditions City of Tukwila 137 3/20/2018 20108 PRIOR TO REQUESTING A LANDSCAPING PENDING PLANNING Jaimie Reavis Notes: 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 138 3/20/2018 20109 AN INSPECTION TO APPROVE THE EXT PENDING PLANNING Jaimie Reavis Notes: An inspection to approve the exterior finishes (materials and colors) is required before doing any exterior finish work, to ensure that the finishes approved as part of the design review process are being used. 140 3/20/2018 PLAN CUSTOM CONDITION PENDING PLANNING Jaimie Reavis Notes: Frontage improvements along Andover Park East shown on plan sheets received by the Permit Center on March 2, 2018 include street lights and street trees located in between the roadway and the sidewalk, consistent with the Neighborhood Corridor Standard and the meeting Condition #1 of the Tukwila Board of Architectural Review approval issued under L17-0041. Potholing to identify the location of the PSE duct bank within the 15-foot sidewalk area along Andover Park East provided information on the depth of the duct bank, but not enough information on the width of the duct bank in relation to the existing curb. As a condition of approval, the following street frontage improvement options are to be constructed based on information revealed once the existing sidewalk is removed. The options are listed in order of most consistent to least consistent with the intent of the Neighborhood Corridor Standard. If the applicant demonstrates that the first option cannot be constructed, the next option shall be considered.The options, in order of preference, are as follows: (1) the Neighborhood Corridor Standard which includes street lights and street trees located in between the roadway and the sidewalk; (2) street lights located at the back of sidewalk with street trees located in between the roadway and the sidewalk; (3) street trees and street lights located at the back of sidewalk, with a continuous planting strip consisting of shrubs and groundcover located between the roadway and the sidewalk; and (4) street trees and other landscaping located within above -ground planters to be maintained by the property owner, with street lights and landscaping located at the back of sidewalk. A revision to building permit drawings will need to be submitted if a change to the street frontage design as currently shown in the permit plans is necessary. 141 3/20/2018 PLAN CUSTOM CONDITION PENDING PLANNING Jaimie Reavis Notes: Sheet ADR 1.10 shows an UP -DOWN WALL -MOUNTED SCONCE, as D in the Lighting Legend. The Exterior Lighting Plan does not indicate where on the building these sconces will be located. As a condition of approval, the UP -DOWN WALL MOUNTED SCONCES represented by D in the Lighting Legend shall be located in the brick wall areas of the facades along Baker Blvd. and Andover Park East, as detailed in the design review staff report under permit number L17-0041. Sheet ADR 1.10 shows an UP -DOWN WALL -MOUNTED SCONCE, as D in the Lighting Legend. The Exterior Lighting Plan does not indicate where on the building these sconces will be located. As a condition of approval, the UP -DOWN WALL MOUNTED SCONCES represented by D in the Lighting Legend shall be located in the brick wall areas of the facades along Baker Blvd. and Andover Park East, as detailed in the design review staff report under permit number L17-0041. 142 12/12/2018 FIRE CUSTOM CONDITION PENDING FIRE Al Metzler Notes: Pertaining to deferred submittal # 9, ensure minimum landing clearances with required standpipes and hose cabinets installed, including additional dry standpipe required by city ordinance. Printed: Thursday, 17 January, 2019 22 of 22 rfifi..41 SYSTEMS MEMORANDUM TO: City of Tukwila FROM: Eric Schossow, PE DATE: December 10th, 2018 RE: Structural Soil Evaluation/Right-of-Way Utility Conflicts To whom it may concern, The following memo addresses the feasibility of implementing structural soils in the public right-of-way for the proposed development for a multi -family residential project located at 415 Baker Blvd in Tukwila WA. From the City of Tukwila Development Code, (amended in 2016) Section 18.28.240 General Landscaping, Section 3 "Soil Preparation and Planning" a. For trees planted in sidewalks and parking lots, Cornell University CU-Structural Soils must be used to a preferred depth of 36 inches, to promote tree root growth and provide structural support to the paved area. Minimum soil volumes for tree roots shall be 750 square feet per tree (see specifications and sample plans for CU-Structural Soils). Trees and other landscape materials shall be directly planted into a planting mix, approved by the Director, that is installed on top of the structural soils. The existing right-of-way for the two project frontages, Andover Park E and Baker Blvd and are described in detail below. Depths were measured from as -built information from the site contractor. Baker Blvd: Approximately 15' of new pedestrian pathways/sidewalks will be installed as part of the proposed development (from curbline to face of building). Within Baker Blvd street frontage, there are numerous dry utility lines. • an underground power conduit, located approximately 2.5' from back of curb, and approximately 36" deep • a communication line, approximately 34" deep, located 7' south of curbline • 36" wide duct bank (power conduits), located approximately 8.5' to 11.5' from curbline that varies in depth between 24" and 36". Initially, tree pits were evaluated for landscape features along the curbline, and was determined that the depth to the existing conduits within the alignment presented vertical conflicts with proposed facilities. The design as currently proposed has new trees located in above grade planter boxes (See attachments a the end of this memo for plan view exhibits). Street lights located along the project frontage were required to be designed utilizing shallow spread footings in effort to not compromise the existing facilities. Seattle Whidbey Island Mount Vernon Federal Way 9706 4th Ave NE Suite 300 PO Box 1132 2210 Riverside Drive, Suite 110 31620 23rd Ave 5, Suite 307 Seattle, WA 98115 Freeland, WA 98249 Mount Vernon, WA 98273 Federal Way, WA 98003 Tel 206.523.0024 Tel 360.331.4131 Tel 360.899.1110 Tel 206.523.0024 To: City of Tukwila Date: 12/ l0/2018 Andover Park E: Approximately 15' of new frontage will be installed as part of the proposed development (from curbline to face of building). The sidewalk will be located within the first 10' from the curbline, with a 5' planting strip adjacent to the building. Within Andover Park E frontage, there are multiple dry utility lines as described below: • a communication line, approximately 30-36" deep, located 9.5' west of curbline • 42" wide duct bank (power conduits), located approximately 1.5' to 5' from curbline and 24" in depth from finished sidewalk grade Similar to Baker Blvd, tree pits were evaluated for landscaping features along the curbline, and found that the depth to the existing duct bank within the alignment presented vertical conflicts with proposed facilities as well. The design as currently proposed has new trees located in above grade planter boxes (See attachments at the end of this memo for plan view exhibits). Street lights located along the project frontage were required to be designed utilizing shallow spread footings in effort to not compromise the existing facilities. In general, the presence of the duct banks and other dry utility lines located in both project frontages make implementing Structural Soils per the City of Tukwila code infeasible. The minimum depth of soils (36") will not be able to be achieved due to the shallow depth of nearby conduits/duct banks; in addition, the minimum volume requirements per tree (750 SF per tree) would not be able to be met based on site constraints as described above. It is of my opinion that based on the existing location of facilities in the right-of-way, structural soils as defined within the City of Tukwila code will not be able to be implemented as outlined per City Code. We thereby request a variance/exemption from this design element and recommend the implementation of the above grade tree planter boxes. Please do not hesitate to reach out to me with any further questions. Sincerely, Eric Schossow, PE Davido Consulting Group 206-588-9579 erics@dcgengr.com Davido Consulting Group, Inc. Page 2 5T,EET TREE " • SEE LSC APE 'I - INS FOR SIZE AND SPEC'FS STREET -SEE . SEE SC -;P7 10 :.; SCALE N FEET KEY NOTES: ES: KEY NOTE DETAIL SHEET 0 0 0 0 NEW STREET TREE 'NI TREE 'ITS PER LSCAPE PLANS TREE PIT DIMENSIONS BAKER BLVD-i'+.' K5'C ANDOVER PARK E 8' :V K Q 4' MIN PLANTING STRIP ''ER -SCARE PLANS +5' MIN PEDESTRI• At'ATLI 500 LSCAPE PLANS INSTALL NEW DRI1. P,AY PER C0T STD SHEET RS-083 STA 8+45.33 ICL OF Cl4Y. WIDTH = 20' 0 ^.R'N SIDEWALK SCG PER _SCAR=- ' PLANS tTYP) 0 ASPHALT TRANSITION TO EXISTING CONCRETE WALK 0 POINT OF COMPLIANCE WITH WASHINGTON PLACE DEVELOPMENT SIDEWALK. CONTRACTOR TO ALIGN PROPOSED SIDEWALK FROM NEW DRIVEWAY TO EX ALIGNMENT NOTIFY ENGINEER OF DISCREPANCIES AS REQUIRED O1-/EX CURB CUT TO BE REM & REPL IN -KIND W/ NEW 6' CURB OO REPL EX PAVEICENT PER DDT STD SHEET RS-03. 0506C:USh'x0 . .' LRJ LANE MARKINGS PER COT STD SHEET RS-13 (TY.?. US ' --.1 NEW PEDESTP.t,A0a STREET La -IT R+1X9. 0 RELOCATE EX R3-71 TO P'RORO ID PEDESTRIAN L.:Ci4L 0 BENCH PER LSCAPE P_AMS ''^'P' O BIKE RACK PER LSCAPE 'LAMS O NEW ADA RAMPS -0 BE; ESTAtLED BY OTHERS UNDER Or?, OF TUKWILA PERts9TY*'-3 9 0 EX UIC TO BE PR5-ITEC"03 IN PI nt'& THROUGHOUT' C014S RU'•C'T01N COORDINATE PRO _CT30A; MEASURES WITH PSE FOR INSTALLATION _"3F 'CEY-' ..T L,T1ES STREET TREES Ate STREET LIGHTS (TYR) OSTD INSTALL NEW DR1'+5E'.trAY PER COT SHEET RS-XS STA 52+53.77 (CL OF C44, WIDTH = 20' OINSTALL 11' SIDEWALK ADJACENT TO BACK OF CURB O PEDESTRIAN ACCESS RAMP/ENTRY STEPS SEE ARCH PLANS FOR DETAILS +09 SAWCUT & MATCH EX GR. OBEGIN SAWCUT STA 8+32.54, 20.61' RT OENO SAWCUT STA 8+87 50. 20.61' RT OBEGIN SAWCU" STA 52+20.67. 29.20 RT 23 END SAWCUT STA 52+69.76. 29.26' RT �l NEW ROADWAY STREET LIGHT POLE (BAKER BLVD, PER COT STD . . CDS SHEET RS-20 & RS-24 , BASE MAPITOPOGRAPHY PROVIDED BY OTHERS. DCG OANNOT BE HELD LIABLE FOR ACCURACY CONTRACTOR SHALL FIELD VERIFY GRADES. UTILITIES. ANO ALL OTHER EXISTING FEATURES AND CONDITIONS IF CONDITIONS ARE NOT A5 SHOWN ANOIOR PLANS CANNOT 9E CONSTRUCTED AS SHOWN ;ONTACT OCG PRIOR TO CONSTRUCTION ?ROPOSED=ACE • 5.00 " I JF 2UIIJJING i� 3 JO I - 16 JO =; '. ARIE9 40.30 LSCAPE OR UNI 3' " VV PER ✓ \ 3UILDING SEE 'LAN 'IEW1 SCOPE PLANS ' TREE PIT PER K '- REPL EX 'CURB AND+YHERE ?AVEME PATCHING S REQUIRED. REPLEX PAVEME•- LSCAPE PLANS GUTTER'N-KIND WHERE TO ix ORIGINAL DEPTH Af:_ SHOWN •N PLANS REPL EX ,..NE MARKINGS N HIND 'SEE 'LAN `9EW` TYPICAL ROAD CROSS SECTION - BAKER BLVD ( A NTS CO2 CITY OF TUKWILA CONSTRUCTION NOTES: ' ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY THE PERMITTEE IS REQUIRED TO MAINTAIN A SET OF APPROVED PLANS. SPECE1CA T IONS. AND ASSOCIATED PERMITS ON THE J08 SITE WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL. STATE. AND LOCAL LAWS PERMITTEE SHALL APPLY FOR A REVISION FOR ANY WORK NOT ACCORDING TO THE APPROVED PLANS 2 PERMITTEE/CONTRACTOR SHALL ARRANGE A PRECONSTRUCTION CONFERENCE WITH THE CITY'S INSPECTORISI PRIOR TO BEGINNING ANY WORK. 3 WORK IN ROADWAYS a ALL WORK IN ROADWAYS 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 FI.OW DURING THE WORK AND SHALL MEET MUTCD REQUIREMENTS. c. ALL 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 LANE CLOSURES IN THE TUKWILA URBAN CENTER. FIRE. "EOESTRIAN. AND VEHICULAR ACCESS TO BUILDINGS SHALL BE MAINTAINED AT Al,- MIES, EXCEPT WHEN PERMITTEE HAS PERMISSION FROM THE BUILDING aWNIER AND THE DIRECTOR TO CLOSE AN ACCESS. e. ALL .ROADWAYS SHALL BE KEPT FREE OF DIRT AND DEBRIS USING STREET SWEEPERS. USE OF WATER TRUCKS FOR CLEANING ROADWAYS REQUIRES PREAPPROVAL FROM THE DIRECTOR. 1 AtSTALL STEEL PLATES OVER ANY TRENCH. AT ANY TIME WORK IS STOPPED AND 166E TRENCH IS LEFT OPEN. LEGEND: �aPPPDo� CONCRETE ASPHALT -ANDSCAPE RETAINING WALL TREE PIT GRATES CLEARING AND CONSTRUCTION LIMITS STREET TREE TABLE SYM NOTE /.\ ST.52+'991 12.30 RT 1 STA 51.9691 3230'RT STA 51+16 61 32 30 RT 5TA 5,56 91 32.30' RT A STA 51+36 61 32 10' RT A STA51.1661 3210RT A\ STA 50.9681 32 301 RT STA 9.76 34 29.66' RT / ' 1 A- \ A STA 9.5634 ?9.661RT STA 9+36 34 29.66 RT STA 9+16 34 29 66. RT CALL 811 2 BUSINESS DAYS BEFORE YOU DIG UNDERGROUND UTILITY LOCATIONS ARE APPP.OX.I PEDESTRIAN LIGHT TABLE I SYM NOTE OSTA 8.66.34 33.24 RT OSTA 9.6634. 33.06' RT OSTA 51+06. 81 32 30 RT OSTA51+66.81 32301R- OSTA 52.26 91 32.30' RT STREET LIGHT TABLE SYM NOTE O STA 9.26.34. 33.16 RT 'RC JJSED =ACE -F BUILDING 3 10 ---1 ARIES i-A- 2 :C -. ;N _SCAPE PION?FRS 5' TREE 'IT PEDESTRIAN J BUFFER PER LSCAPE 'LAMS TYPICAL ROAD CROSS SECTION - ANDOVER PKV\91' E vIIN LSCAPE STRIP -/ PER SCAPE PLANS FRONTAGE IMPROVEMENT PLAN - REP- E%. CURS AND GUTTER IN -KIND WHERE SHOWN N PLANS NTS BAKER BLVD PROPOSED BUILDING FF ELEV 28.00 2VHERE PAVEMENT PATC4ING •S REQUIRED REPL EXPAVEMENT "0 54 ORIGINAL DEPTH 4ND REPL EX LANE MARKINGS IN UND SEE 'LAN "IEW' 52+50 E._ (7- utiAnf _ '93P 6 TaVIe1: At'ene, ast ,.. e3P1 `YA?0102 TIo;JurbalarchRacture corn .vx 1l.urbalarchuecture.com `06-2S- .3 LI C G. 11620 231 Ave S sO a To> =.V7.11vaV ±;A 96C33 0 :DO523.0O24 208.523 1012 ..vu.U=90r-or.4ate STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 413 BAKER BOUIEVMD RKVEJ ' _-.-_ RECORD DRAWING 30.5E0 .FORMATION COW,. THE 7.041.1002+ aubmlttae/re.isione 100, 5D PROGRESS PRINT 0901.I0,7 BUILDING PERMIT SET 10 21.2017 FWNDATIONONLY PERNR ILO 3Hi 31PC0130. 1154%CD CHECK SET 0110.2010 BID SET REVISIONS 02.092010 BP CORR. 2 2 0303.2016 109%CO 00.09.2010 SNORE CONTROL SUBMITTAL 0139.2015 ISSUED FOR CONSTRUCTION SETA\ 05.I5.2013 CONSTRUCTION SET REVISIONS A\ 0110.2013 FRONTAGE IMPROVEMENT PLAN drawing information DATE 07 10.2018 SCALE 5 SHOWN DRAWN BY KR,ES DESIGNED 3Y E5 CHECKED BY TG.ES JOB 17-004 sheet number CO2 PAGE 1 La la , • 9E942,, ..,94-29 '41.6 9-30.61636 ar64.2,96., :rare -.6:23.-066.....62 e."2 -60.9.39746 967w.2515,259/3.2 64".17 7410 22,62 49 Cel 90419.0e6e6e a 61196,25,67713.2002,2,0 v2412 9,620. e -E., namoomcateta,,Panwrsmintr 2- tt., Wm. cance,go22 n .,19 66 9.61_,E 2eArre ee. Seer..6623 're 80349.3 MIME 2E6192 -,M12.1._.`2,122:1, -ea 60176661 0rSC2•6P.9rvV- . 66229.66,466,62,29661917 , Awe 6 9626076262reee 642.93 04224..E224cO1609742. so,- -at,. N. 24. 101120200456, MINNS tY -Eta 666171646711,995027 3,676,2639. A 0,16,23.0797 wrn. _,Iftwooncc.O. tonottoWn.....EumNOWOn Ot.9656126706 see, as fa ceccacereNNTD37.29e 3 c7.3.A.EIE a-r.ra. Neem• naila 24 vr2.9•367 1161074730 rW Me, nm2 6 96695 ILMe e1502,4226 933 37119.25 .3-i'mueees Newer Awn mIrr 2crs Emoc_..matose OfsnmeastE.,E 27E22 cfr WAN, sto...NAWastE c.sof -.2.2,1306ery e26422 e55726,799.664. .6e 96.2. rvergr 162 .7,22733 ved6Wris- 729E .29.6,1 3.3 72-60— reteze64,299 3.47652_67/ 903,066, see- OE r.9e6972.2 .9,9112 verve 66.992192v,ree 990 -6.14-6e 04 2556sega..22 ntioNc. non..NEXE 21-AFEC 5*5100121,5 E2MEE.,-3Ansm.05.• 4920,52450.29 62.1.92 re-,. 23 6.66,9,6902484736627et 69604,2 669755 ev!12612566- 244eter08re "Ettn n-taxg.nnEtcciE woo., tnanmEtn 7.,27 FIRE HYDRANT ASSEMBLY AND SETTING :GT STD SHEET WS-13 NTS g LAN NEW 92123 9 91....4,93• SEC110N A -A NOTES: I REFER TO C.NAPTER 3 Of -NESE STANDARDS .2042012212 /8 0AV .3149339eS36.1ve 51945010 rc 2500 PSI 3 REBAR -.SIM A9015 GRADE 60 4 MESH 5575I Au135 GRADE 65 °Es= 40416.3313U1ILDING CODE xS74I C-863 -611010.41.129 STRACTURAA DESIGN LOADING FOR 7.90NCATHIC OR SECTIONAL PRECAST CONCRETE WATER ASO W.4S3,C.V../ATER STRUCTURES' 5 LOADS N-20 'RUCK wHEEL WITH 3099 MPACT PER AASNTO a MU. WITH CLEAN :TATER PRIOR TO START JP OF SYSTE9,1 7 CONTRACTOR TO SUPPLY INSTALL PAL PIPING 24343553,50 TEES a UNLY GRAY WATER EXCEPT DISNWASHERS BLOCK NATER SMALL SE CARRIED BY SEPARATE SIDE SEWER SIZING CHART DESIGN Number Of Me525 a Waste Flow Relennon Storage c Connolly FORMULA muss cAsAcar /no • Etot END I I ."" 'ereAr: 't'VA"2f,f2' "'rE59. A! 1147 11?:^ Per Peek Nours Rate Time Feeler In ONIonn OM 7 DR 404 • ...1101. 04.1X ;•..c I TX Cf. 313, , ' GREASE INTERCEPTOR - SINGLE VAULT WITH DOUBLE BAFFLE .gva SASE MAMTOPOGRAPHY PROVIDED SY DrHacEpSDCG CANNOT SE SLOELIABLE a g • ALL OTHER EXISTING FEATURES AND grANT3Ile:F° nie'RNEu7°.; 56 CONSTRUCTED AS SHOWN, CONTACT I 3 OCG PRIOR TO CONSTRUCTION COT STD SHEET SS-14 NTS CALL 811 2 BUSINESS DAYS BEFORE YOU DIG 'UNDERGROUND UTILITY LOCATIONS ARE APPROx :,APPED CROSS 30- SEND THRUST ELOCKING SIZE PIPE 3.= A C E I NA :,79. 9 561 1/. 3- 12' I47 1838, 21 23" 30- 42. -143- 5 3 .6 , IS , a 20 IS 3 40 =, I . 55 35 1 15 71 1 39 20 90 49 , 25 it 80 I 31 IV I 73 37 7e3 1 5/7 t45 >la I 118 V 00 t36 59 361 I156I 100 491 266 135 943 1. 347 I 177 10 !3 I5 22 30 38 so as 95 St= 91L06.22 0.6643062 --4,67.30106 39966 .119 Pal 9•99Femeir irea se,. so& L3•93C 'MI P0319936 ASP 2.192AFN Foa7 26.7207 MAR. .27166. 906 0 76166 603 eV025 '80e2,639 re661406 202327043 3 cOmiNaTE9,60002432024 ea CAST • 72.3c2 Arie 66,3 225•18292 4263. E -COLA. ;Oct nEnftwo Enton6g The 3 pxeram.TTOR 3999,3 .241.8“1421[1.1G 209.0.616 TO 9626011660 9.9L ,276015566616.70661.. 351557040 9166201.6276693.98,37 errA 300421-0,4255015205 5. 25020020V2431252 37.49/26 Siter ea sr.< Ir. J12,18.9 Onft TnE oemn mow MEn WM.00 Mtn.. MVIEtn 3.2.K.693 0696 4 Lere 606,7360266 972726.32...0.41130 037196663C 05te5.0 onSCIANPS fE22,4 E"C E.DEEnimn, • 27 ,e231 51.636.906 50-'£E.E.7 o1TC14242 500014:—, TEE W./ PLUG le SE1/10 a 11-1,45 SEND '293240049512 3305=03233143722 TEE W/O ?LUG =-1/2. BEAD 3 74. 1 = 1 2 3 12 5 9 91537 4 2 3 3 3 t 3 ;7. -3 ; = 2-• t 72 :9 .71 = 3-.- g r g 1 - 1 1 1:-. ig --;• ; , - - i - 4 :a i 3 T 92 2 . - i '. . ,'• - 2 BLOCKING (HOR(ZONTAL) - CONCRETE COT STD SHEET WS.12A 30TTCm v991.Cer N NTS NOTE: ALL SACKFILL SHALL BE 5/8' CRUSHED ROCK COMPACTED TO 90% MODIFIED PROCTOR OPTIMUM DENSITY 2 RECEP TO RS-g3 FOR PAVEMENT PATCHING 3 PAVED AREAS BACKFILL WITH CRUSHED ROCK 3 jtiP,"/ED 480,20 SACKFIL MT)5 NATIVE MATERIAL 3P 'I:RUSHED ROCit TRENCH - BEDDING AND BACKFILL COT STD SHEET WS-18 NTS C06 ELEVATION WEIN PLAN VIEW NOTE • SHACKLE RODS SHALL SE ASPHALT -COATED STEEL OR CORTEN STEEL ...93X7.61 3.41£ Lak..IRF 91320-1240'4a 20(302-4911 0 27.07 caRce rrs 30730E ace. 3020A0 07417 3GPT55I 3.091 TO,2 31192 420,Ta... 2,23 iftALP 96677. %AC: :63176199 293- 10 2,60E400 26,23 24262620 169 440061 11.5113244.. 1941461012 BLACK :AUL,: KC 45 'OLE -3:3322" a 70r 666. 5 9/1 5' 3 903E 61362617 2.95. SC, A PC,E. c9 3339919 3•9:92-59 35, 3/0. • 22*. I92 21*0551 SQL' PRO4E70022 3' eiCe gAIXT BLACK 0562743 7770-03-099 994 1490. ''rreetga"mg-lI elizeree - i 171 .P.21 ',STORM am 6.4.‘306273 drowee. • -X0-0.17-.61. gi-74-14-14==ffr•-• .961170 973110v297622 PEDESTRIAN STREET LIGHT DETAIL COT STANDARDS-4 P NTS BLOCKING - DEADMAN W/ 45° BENDS COT STO SHEET 12S-11A cn, NTS ELEVATION VIEW NOTES' • i38E FOP vAP6 ON CEMENT ,160 DUCTILE PIPE PRErVESV 659E1.6627 BEFORE MILL:NG REFER TO 2HAPTER ',ESE 'MANDARIN WATER MAIN TAPPING TEE COT STD SHEET NS-10 NTS er C06 ARCi-MTECTURF i9613 Fairview Avenue 6.252 werr erra Seattle. 07A 98102 ErnMpurbalarclutoctufe.corn cm.v.ornalatthitecturocorn 206-257/0972 D C G 21920 23r6 Ave S Sege 302 Fe05781 New WA 98003 P' 206.523 0024 9 206 523 101.2 660e degengr 2026 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 8/5KER 93=2=0 11.110111.5, WA 48188 RECORD DRAWING 7m4.5. RECORD Cl0./...4.9 BEEN '.1.6.../EC 34S. ..110...11-14 ,THEI, InTE 7.100 COMILJOINCI GROUP trC NAT STE 400. .01(11FDPIEST.a0.1, .99,MS 2051 42,0024 eularnIttalaWevIttlons 900, 90 FROOPESS PRAT o9 97.7013 ElUILDING MUIR SET 1031.20, ACRINDATION ONLY PERMIT 12092012 89 C01112. 1 SIM CO CHECK SET 61 10 2617 MO 3E1 REVISIONS P60852 02,05388 1006 CO 02.09.26121 8610173 COX11201.. 31281713113. 0129101B NMI) FOR CON6031.16110.1 SETA 06.15.2016 CONSIRUCTION SET REV1440118 eV 17.2817 DETAILS Crowing information DAIE 0710.2018 SCALE AS VOWN DRAWN BY KR.ES DESIGNED 57 ES CHE0503 EIT TGES 309 # 17-006 sheet number CO9 PAGE NEW B' .HIGH KO'TS--ONE RETAINING .NALL. SEE DETAIL SHEET _2 02 AND 3' L PLANS T.DGE 7P BUILDING ABOVE. r"? 'ROTECT T.ISTING TREES JN ADJACENT 'ROPERT". "9'l' _ JF'- . ,-AND ARD_ 1E'a •.3".1Grl cE'3TO1+E 72T11 NG NALL 5_5 CDC AIL ',BEET _2 72 ,N0 IL"ANC O1 GROUND LEVEL LANDSCAPE PLAN 3//32' _ "-0" BAKER BL ✓D. J ....- _1", ,♦ 1.,, -Li \cit.., tit s.y A IP [49 useerloare a ♦ NORTH 1 EVAillOrr till Iii guem ANDOVER PARK E. 7 0 10' 20' J,.C1- SANK 44" CIBBF ROM '0P OR 3!DEAAL' EDGE JE 31::L7'NG AB0V5 "? 'LANTING BED 4' SHRUBS s GRCUNDCD'rER • `NIDE 5iDE'JALR V1 2' 1' 2 SCORING PEDESTRIAN clGrlrExTURB3 PER Dire 0= 'UK'WILA STANDARDS .11,6' 30' HIGH NDEPENDENT ^� RAISED'LANTER.TM' g 20 0 MATERIAL - COLOR 'ED 'STRUCTURAL SOL J.J 'ITSI _201 RUCTURAL SOI_ EXTENTS GENERAL NOTES L2 al 1 SEE L100 SHEET SERIES FOR ADDITIONAL PLANS AND INFORMATION. 2 SEE L200 SHEET SERIES FOR PLANTING & IRRIGATION SCHEDULES NOTES AND DETAILS. 3 ALL PLANTING •N PUBLIC R.O W SHALL BE PER CITY OF TUKWILA STANDARD PLANS AND SPECIFICATIONS. 4 NO STAKING NEEDED FOR NEW TREES 5 ALL BURLAP STRING AND BASKETS MUST BE REMOVED FROM THE TREES UPON PLANTING 6 ALL PLANTING AREAS TO RECEIVE IRRIGATION SYSTEM THAT INCLUDES TRADITIONAL IRRIGATION HEADS AND/OR DRIP IRRIGATION, SLEEVING. LATERALS. CONTROL VALVES. GATE VALVES AND QUICK COUPLERS TRADITIONAL IRRIGATION SYSTEM TO BE FURTHER DESIGNED DURING BUILDING PERMIT PHASE 7 MASTER CONTROLLER TO BE LOCATED IN BUILDING DURING CONSTRUCTION DOCUMENT PHASE 1. I" 1 ECTUiR4 1930 =euv aw AveUe iast;Loi.0 a0 Seattle. WA 96102 -nfo@urbaiarchitecture.com www.urbtlarchitecture.com 206-257-09,2 4 project name STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE a_01 BcuLEVANa 11.110.ILA. WA 98188 kar plan lenitta./reNebn 00%SO PReGRE59 PRWT 31.07.20, BUILDING PEW SET 10.31.7 i0UN0AT101/ ON11PEn� 18.1011 IU CORR11C0. PF 1% ..10.2011 LWO SET RF 02081418 8i C' 3' .„& al.02.2E18 1001L. ' e1.8L111e SMOKE C .SU8UDITAL OSiieri ISSUE0 FOR CONSTRUCTION SETA 0al Sire drawing 110a GROUND LEVEL LANDSCAPE PLAN drawing infarma8on 1E 06.15.2018 SCALE SEE PLANS ORA JOB 17-006 apy gat MO taw. ra no! Is t:uzl II* Ow ratan *sat number L1.00 POLE CAP ALLOY 43 4VITH STAINLESS STEEL SCREWS BOLT CIRCLE 1H) 1 1/4" DIA BOLT HOLES 2'-6" SQUARE BASE ANCHOR BOLT LAYOUT 35-1/2" PH• OELECTRIC CON ROLRECPT. LEVELING PAD 13" 14" 12" MIN. DISTANCE REQ'D TO REMOVE POWER DOOR 5-3/8" ADJUSTABLE FOR 1-1/4" THRU 2" PIPE LUMINAIRE DETAIL POLE WALL REINFORCING FRAME 1 /2" - 13NC TAPPED GROUNDING HOLE SECTION THRU HANDHOLE NOTES: 1. BRACKETS SUPPLIED WITH 2" N.P.S. SLIPFITTER. SPECIFY MOD. 140 FOR 1.25" N.P.S. SLIPFITTER. 2. TWIN BRACKETS ARE LOCATED 180 O.C. 3. 10" BASE DIA. POLES REQUIRE 1"-8 UNC * 36" LONG ANCHOR BOLTS WITH A 3-1/4" PROJECTION. 4. INSTALL STREET LIGHTS BEHIND SIDEWALK. 5. INSTALL JUNCTION BOX 6" INTO SIDEWALK. 6. SECURE ANCHOR BOLTS IN PLACE BEFORE POURING CONCRETE. 7. INSTALL BOLTS WITH A MINIMUM OF TWO (2) THREADS EXPOSED. 8. SEE RS-22 AND RS-26. 9. INSTALL POLE - SAFE MODEL #4100 BREAKAWAY SUPPORTS ON TOP OF ANCHOR BOLTS. D(O.D I G TYPICAL LUMINAIRE POLE DETAIL 3/4" CHAMFER 20" 4-#4 HOOPS @ 1'-0" CTR'S 3' MIN. 1 - MIN. B CURB LINE ALUMINUM ALLOY & STAINLESS STEEL HARDWARE TRUSS ARM A TO TIOP OF FOUNbATION A BCD E F G 6 30' 8' 3" 6" .188" 27'2" 11.25" 11" TO 12" 10' 8" 6" .188" 27'2" 11.25" 11" TO 12" 12' 8" 6" 188" 27'2" 11.25" 11" TO 12" 15' 8" 6" 188" 27'2" 11.25" 11" TO 12" 40' 8' 8" 6" .250" 37'2" 11.25" 11"TO 12" 10' 8" 6" .250" 37'2' 11.25" 11"TO 12" 12' 8" 6" .250" 37'2" 11.25" 11" TO 12" 15' 8" 6" .250" 37'2" 11.25" 11" TO 12" HAND LE (4-"*G" NOMINAL) NON -FLUSH TYPE, PE, COMPLETE WITH REINFORCING FRAME ALLOY 356-T6. COVER AND 5.5 HEX. HO. STAINLESS STEEL SCREWS. ---C (0.D.) BASE FLANGE ALLOY 356-T6 W/ BOLT COVERS AND STAINLESS STEEL SCREWS (4) 1"-8NC STEEL ANCHOR BOLTS ASTM A576, A151 GRADE 1021-1046 50,000 PSI=MIN. YIELD MEAN DIA. OF ROD STOCK 0.908 ± 011 ", OUT OF ROUND TOLERANCE ±0.012", ROLLED OR CUT THREADS PER A307, CLASS 2A, TOP 10" GALV. STL. LOCK WASHERS & (4) 1" GALV. STL. FLAT WASHERS. GALV. STL. CONDUIT (PER PLAN) r2-3/4" (THREADED) Els 11.1 wit 1 \—8-#7 BARS EVENLY SPACED (2-6")X(2-6") SQ. OR 3' DIA. CLASS 3000 CONCRETE. FOUNDATION DETAIL ) NOT TO SCALE City of Tukwila STREET LIGHT POLE 30' & 40' MOUNTING HEIGHT SHEET: RS-20 REVISION #1: 08.03 I LAST REVISION: 04.08 APPROVAL: BOB GIBERSON, CITY ENGINEER /'\ \:/ NOTES: 1. LUMINAIRES SHALL BE HIGH PRESSURE SODIUM VAPOR G.E. 2. DEVELOPER PROVIDES LIGHTING DESIGN FOR SUBDIVISION, INDUSTRIAL OR COMMERCIAL DEVELOPMENT FOR CITY APPROVAL. 3. LAYOUT PLAN SHALL BE PROVIDED BY THE DEVELOPER AND APPROVED BY THE CITY ENGINEER. 4. INSTALLATION OF STREET LIGHTS SHALL CONFORM TO WSDOT/APWA STANDARDS. TYPE OF ROADWAY STREET WIDTH LAMP WATTAGE AVERAGE MAINTAINED FOOTCANDLE REQUIRED UNIFORMITY RATIO LUMINAIRE MOUNTING HEIGHT LIGHT DISTRIBUTION PATTERN MAJOR ARTERIAL OVER 44' 400 1 5 3 TO 1 40' M-C-III MAJOR ARTERIAL 44' 400 1.5 3 TO 1 35' M-C-III COMMERCIAUINDUST. 44' 250 0.8 3 TO 1 35' M-C-III RESIDENTIAL ART. 44' 150 0.6 4 TO 1 35' M-C-III RESIDENTIAL LOCAL 34' 100 0.4 6 TO 1 30' M-C-III NOT TO SCALE City of Tukwila STREET LIGHT DESIGN GUIDELINES SHEET: RS .24 REVISION #1: 08.03 APPROVAL: B. SHELTON RESIDENTIAL BUILDERS Alliance Residential Company - Pacific Northwest Builders 1325 4th Avenue, Suite 1005 Seattle, Washington 98101 Phone: (206) 330-0620 Proect: 15521 - Marvelle at Southcenier 415 Baker Boulevard Tukwila, Washington 98'188 PED Light Pole Foundation TO: Alex Dalzell (Urbal Architecture) (Response Required) Anthony Sorentino (DCI Engineers) (Response Required) FROM: Garret Grob (Alliance Residential Company) 'i 325 4th AvenueSte. 1005 Seattle, Washington 98101 DATE INITIATED: 11/08/2018 STATUS: Closed LOCATION: DUE DATE: 11/13/2018 PROJECT STAGE: Course of Construction COST CODE: SUB JOB: SCHEDULE IMPACT: TBD COST IMPACT: TBD SPEC SECTION: DRAWING NUMBER: CO2, L1.00 REFERENCE: LINKED DRAWINGS: CO2, L1 00 RECEIVED FROM: COPIES TO: Leilani Banks (Alliance Residential Company), Katy Brawner (Reid Middleton, Inc.), Bill Centen (City of Tukwila), Ryan Ducken (Alliance Residential Company), James Endicott (Alliance Residential Company), Robert Fazio (Fazio Associates), Jackie Hanson (ARC Technology Solutions), Jerry Hight (City of Tukwila), Allen Johannessen (City of Tukwila), Evan Lawler (Alliance Residential Company), Aya Rojnuckarin (Urbal Architecture), James Wander (Alliance Residential Company), Randy Wentworth (Alliance Residential Company) Question from Garret Grob (Alliance Residential Company) at 11:43 AM on 1 /08/2018 Please provide a shallow footing design that will support the PED Lights, please note that there are utilities below the called out locations, per plan sheets CO2 (Key Note #10) and L1.00 the PED lights that conflict with the current footing designs. Per site potholing, we were able to determine that the utilities are at 2 feet or lower depth. Please design a footing that would work for site conditions. Attachments: RR - # 384 -PED L,ght Pole Fourdatton Suppdf Official Response: Alex Dalzell (Urbal Architecture) responded on Thursday, November 15th, 2018 at 3:43PM PST Thanks Anthony. No additional comment from Urbal Attachments: Official Response: Anthony Sorentino (DCI Engineers) responded on Thursday, November 15th, 2018 at 2:58PM PST PLEASE SEE ATTACHED SKETCH AND CALCULATION. CONTRACTOR TO VERIFY THE UTILITIES ARE REINFORCED AS NECESSARY TO ENSURE NO DAMAGE DURING OR AFTER CONSTRUCTION OF FOOTING. Attachments: sterna -CS-06 pdf, RF' 34 Marc pdf BY DATE COPIES TO Alliance Residential Company - Pacific Northwest Builders Page 1 of 1 Printed On: 11/29/2018 12:03 PM O ONC PIER AS REQ'D W/ (4) #5 VERTS MIN AND #3 TIES © 6" OC LIGHT POST AND ,—FIXTURE PER RFI-084 BASEPLATE PER %RFI-084 3/4" DIA. AB'S PER LIGHT POST BASE 4'0" SQ C ONC FOOTING WITH #5 © 16" 0 C EW T&B N T —3" CLR 1 CONCRETE MINIMUM COMPRESSIVE STRENGTH F'C = 3000 PSI 2 MAXIMUM BEARING PRESSURE OF 1500 PSF ASSUMED. 3 ALL CONDUIT BELOW FOOTING SHALL B E ADEQUATELY REINFORCED TO ENSURE IT IS NOT DAMAGED DURING OR AFTER INSTALLATION OF FOOTING. 4) MINIMUM FOOTING DEPTH PER GEOTECHNICAL ENGINEER SHALL B E MAINTAINED. ©Copyright 78 2018 D'Amato Conversono Inc. All Ights Reserved TMs 1n ixvAe. • rr, n 44.4. 4 pin 444.,l4 4n rcr+,,sv,n In,n D Am.fio.„44,4 4in, D'Pm..1n f.umryAnu 707 W 2nd Avenue Spokane, Washington 99201 P: (509) 455-4448 www.dci-engineers.com CIVIL / STRUCTURAL PROJECT NAME Marvelle Southcenter PROJECT NO: 17741-7175 DATE. 11.15.2919 DESCRIPTION Light Post Shallow Footing BY AWS SHEET NO: 17041—0124-4 dwg 8—Jun - 9:53 AM opovolny 17 J18110 MINEO MIIMMEM enGin P o ect No Project Subject Po; We. k H- .._ ec, C_ v_ Dr-0A 6' "0 )oo 12- mom Lo)k-16 5DS 6).86 S'• So LA•ii - c4 F el_PN 66S A 2") • 9 Psr- r:-. 1;7-- 7 112s . -$1L-4 s) " Date By 6 '1 -' = I • 60 le-:(e,s A rz-- 0,t. f Sefckt".. • r'tle 3iocx -,ne you can mange •�.- using the'Settings' ',ert, ..tol and then using .he 'Prirdnr ? Title Block" selection. Title Block Line 6 General Footing Description fin, ooie Code References Calculations per ACI 318-11, IBC 2012, CBC 2013, ASCE 7-10 Load Combinations Used : ASCE 7-16 General information Material Properties fc : Concrete 28 day strength fy : Rebar Yield Ec : Concrete Elastic Modulus Concrete Density cp Values Flexure Shear Analysis Settings Min Steel % Bending Reinf. Min Allow % Temp Reinf. Min. Overturning Safety Factor Min. Sliding Safety Factor Add Ftg Wt for Soil Pressure Use ftg wt for stability, moments & shears Add Pedestal Wt for Soil Pressure Use Pedestal wt for stability, mom & shear Dimensions Width parallel to X-X Axis Length parallel to Z-Z Axis Footing Thickness Pedestal dimensions... px : parallel to X-X Axis = pz : parallel to Z-Z Axis Height Rebar Centerline to Edge of Concrete... at Bottom of footing = Reinforcing Bars parallel to X-X Axis Number of Bars Reinforcing Bar Size Bars parallel to Z-Z Axis Number of Bars Reinforcing Bar Size 3and'.V'7S? J'g[:'4b ti+3' Onac:{ Direction Requiring Closer Separation # Bars required within zone # Bars required on each side of zone Applied Loads P : Column Load OB : Overburden M-xx M-zz V-x V-z 3.0 ksi 60.0 ksi • 3 122.0 ksi • 145.0 pcf = 0.90 • 0.750 D = 0 00180 1.0 1 1.0 1 Yes Yes No No 40ft 40ft 120in in in in 3 0 in 4 4 # 5 n, a n,a 130 ~,jecl. E lgineer. Project ID: =roject Descr. ,._za 5,` _ ; 's rte L,iers+ASCRE*MCimtcptStarlingmtsc.sc6 SEzitiarecorr f�.�, 3.i n:�,ta3'2 t8,aularo 3325 Soh Design !Values Allowable Soil Bearing Increase Bearing By Footing Weight Soil Passive Resistance (for Sliding) Soil/Concrete Friction Coeff. Increases based on footing Depth Footing base depth below soil surface Allow press. increase per foot of depth when footing base is below Increases based on footing plan dimension Allowable pressure increase per foot of depth when max, length or width is greater than Lr L 7 740 0 1 50 ksf No 250 0 pcf 030 0.50 ft ksf ft ksf ft H k ksf k-ft k-ft k k • -.de 31cc,k _.r2 YoL pan orange .?I5 �Ismg the 'Settings' nenu iter and then ;sing the 'Panting Title Block" selection. Title Block Line 6 General Footing Description : igrt foie DESIGN SUMMARY Min. Ratio 0.1905 n/a 2.059 6.738 n/a n/a -; ; 0.02841 ; 0.02254 '-'AS 3 0.001875 Pe 3 i 0.001875 PASS 0.02503 P ASS 0,02004 PASS 0.001590 PASS 0.001590 PAS3 0.003308 Detailed Results Soil Bearing Item Soil Bearing Overturning - X-X Overtuming - Z-Z Sliding - X-X Sliding - Z-Z Uplift Z Flexure (+X) Z Flexure (-X) X Flexure (+Z) X Flexure (-Z) 1-way Shear (+X) 1-way Shear (-X) 1-way Shear (+Z) 1-way Shear (-Z) 2-way Punching Rotation Axis & Load Combination... X-X, +D+H X-X, +D+L+H X-X, +D+Lr+H X-X, +D+S+H X-X, +D+0.750Lr+0.750L+H X-X, +D+0.750L+0.750S+H X-X, +D+0.60W+H X-X, +D+0.750Lr+0.450W+H X-X, +D+0.750S+0.450W+H X-X, +0.60D+0.60W+0.60H X-X, +D+0.70E+0.60H X-X, +D+0.750L+0.750S+0.5250E+H X-X, +0.60D+0.70E+H Z-Z, +D+H Z-Z, +D+L+H Z-Z, +D+Lr+H Z-Z, +D+S+H Z-Z, +D+0.750Lr+0.750L+H Z-Z, +D+0.750L+0.750S+H Z-Z, +0+0.60W+H Z-Z, +D+0.750Lr+0.450W+H Z-Z, +D+0.750S+0.450W+H Z-Z, +0.60D+0.60W+0.60H Z-Z, +D+0.70E+0.60H Z-Z, +D+0.750L+0.750S+0.5250E+H Z-Z, +0.60D+0.70E+H Overturning Stability Rotation Axis & Load Combination... X-X, +D+H X-X, +D+L+H X-X, +D+Lr+H X-X, +D+S+H X-X, +D+0.750Lr+0.750L+H X-X, +D+0.750L+0.750S+H X-X, +D+0.60W+H X-X, +D+0.750Lr+0.450W+H X-X, +D+0.750S+0.450W+H X-X, +0.60D+0.60W+0.60H Applied 0.2857 ksf 0.0 k-ft 1.428 k-ft 0.0840 k 0.0 k 0.0 k 0.3446 k-ft/ft 0.2735 k-ft/ft 0.02275 k-ft/ft 0.02275 k-ft/ft 2.056 psi 1.647 psi 0.1306 psi 0.1306 psi 0.5435 psi :ojeci 7de. E igineer P: oject 'D' 1-roject Descr -,r to , .3 34J' File = C:.Usersrq,;£'REN-riDasia 4Styting n:sc. fi Sof.;retec p}n tit€+t1_RCA.0 NC.'55.-2618.@trtltt1O r38.25 Capacity 1.50 ksf 0.0 k-ft 2.940 k-ft 0.5660 k 0.0 k 0.0 k 12.131 k-ft/ft 12.131 k-ft/ft 12.131 k-ft/ft 12.131 k-ft/ft 82.158 psi 82.158 psi 82.158 psi 82.158 psi 164.317 ipsi Governing Load Combination +D+0.60W+H about Z-Z axis No Overturning +0.60D+0.60W+0.60H +0.60 D+0.6 0U1/+0.60 H No Sliding No Uplift +C.90D+W+E+1.60H +1.20D+0.50 Lr+L+W+1.60 H +1.40D+1.60H +1.40D+1.60H +0.90D+W+E+1.60H + 1.20 D+O.5 0 L r+L+ W+ 1.60 H +1.40D+1.60H +1.40D+1.60H +1.40D+1.601-1 Xecc Zecc Actual Soil Bearing Stress @ Location Gross Allowable (in) Bottom, -Z _ Top, +Z_ Left, -X Right, +X 1.50 n/a 0.0 0.1531 0.1531 nla nla 1.50 n/a 0.0 0.1531 0.1531 n/a n/a 1.50 n/a 0.0 0.1531 0.1531 nla nla 1.50 n/a 0.0 0.1531 0.1531 n/a n/a 1.50 nla 0.0 0.1531 0.1531 nla n/a 1.50 n/a 0.0 0.1531 0.1531 nla n/a 1.50 n/a 0.0 0.1531 0.1531 n/a n/a 1.50 n/a 0.0 0.1531 0.1531 n/a nla 1.50 n/a 0.0 0.1531 0.1531 n/a n/a 1.50 n/a 0.0 0.09188 0.09188 n/a n/a 1.50 n/a 0.0 0.1531 0.1531 n/a n/a 1.50 n/a 0.0 0.1531 0.1531 n/a n/a 1.50 n/a 0.0 0.09188 0.09188 ilia nla 1.50 0.0 n/a n/a n/a 0.1531 0.1531 1.50 0.0 n/a n/a n/a 0.1531 0.1531 1.50 0.0 nla nla nla 0.1531 0.1531 1.50 0.0 n/a n/a n/a 0.1531 0.1531 1.50 0.0 nla n/a n/a 0.1531 0.1531 1.50 0.0 n/a n/a nla 0.1531 0.1531 1.50 6.994 n/a n/a n/a 0.02059 0.2857 1.50 5.246 n/a n/a n/a 0.05372 0.2525 1.50 5.246 n/a n/a n/a 0.05372 0.2525 1.50 11.657 n/a nla n/a 0.0 0.2367 1.50 0.0 n/a n/a n/a 0.1531 0.1531 1.50 0.0 n/a n/a n/a 0.1531 0.1531 1.50 0.0 nla nla nla 0.09188 0.09188 Overturning Moment None None None None None None None None None None Actual / Allow Ratio Resisting Moment Stability Ratio Status 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinity 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv • 706 3 cc _ vJL .tar :hells€' using :he "Settings" nerl.: terr and then using the 'rinnng Title Block" selection Title Block Line 6 General Footing Description "grit Joie Overturning Stability Rotation Axis & Load Combination... X-X, +D+0.70E+0.60H X-X, +D+0.750L+0.750S+0.5250E+H X-X, +0.60D+0.70E+H Z-Z, +D+H Z-Z, +D+L+H Z-Z, +D+Lr+H Z-Z, +D+S+H Z-Z, +D+0.750Lr+0.750L+H Z-Z, +D+0.750L+0.750S+H Z-Z, +D+0.60W+H Z-Z, +D+0.750Lr+0.450W+H Z-Z, +D+0.750S+0.450W+H Z-Z, +0.60D+0.60W+0.60H Z-Z, +D+0.70E+0.60H Z-Z, +D+0.750L+0.750S+0.5250E+H Z-Z, +0.60D+0.70E+H Sliding Stabt'giy Force Application Axis Load Combination... X-X, +D+H X-X,+D+L+H X-X, +D+Lr+H X-X, +D+S+H X-X, +D+0.750Lr+0.750L+H X-X, +D+0.750L+0.750S+H X-X, +D+0.60W+H X-X, +D+0.750Lr+0.450W+H X-X, +D+0.750S+0.450W+H X-X, +0.60D+0.60W+0.60H X-X, +D+0.70E+0.60H X-X, +D+0.750L+0.750S+0.5250E+H X-X, +0.60D+0.70E+H Z-Z, +D+H Z-Z, +D+L+H Z-Z, +D+Lr+H Z-Z, +D+S+H Z-Z, +D+0.750Lr+0.750L+H Z-Z, +D+0.750L+0.750S+H Z-Z, +0.60D+0.60W+0.60H Z-Z, +D+0.70E+0.60H Z-Z, +D+0.750L+0.750S+0.5250E+H Z-Z, +0.60D+0.70E+H Z-Z, +D+0.60W+H Z-Z, +D+0.750Lr+0.450W+H Z-Z, +D+0.750S+0.450W+H Footing Flexure Flexure Axis & Load Combination Overturning Moment None None None None None None None None None 1.428 k-ft 1.071 k-ft 1.071 k-ft 1.428 k-ft None None None Sliding Force 0.0k 0.0 k 0.0k 0.0k 0.0k 0.0k 0.0840 k 0.0630 k 0.0630 k 0.0840 k 0.0 k 0.0 k 0.0 k 0.0 k 0.0 k 0.0 k 0.0 k 0.0 k 0.0 k 0.0k 0.0k 0.0k 0.0 k 0.0 k 0.0 k 0.0 k �il�ll'eet" 7-'7,oject re. oiecl. Descr. Ale = CALs:s\4SoczEs-roeskfia71Swrt' nascaea . }right Ef ; RGt1l , t 4C. ' 983-Z3't3. Guild.' 0.I a.&25 Resisting Moment Stability Ratio Status 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 0.0 k-ft nfinitv 4.90 k-ft 3.43'I 4.90 k-ft 4.575 4,90 k-ft 4.575 2.940 k-ft 2.059 0.0 k-ft Infinity 0.0 k-ft Infinity 0.0 k-ft Infinity All units k Resisting Force Stability Ratio Status 0.860 k No Sliding 0.860 k No Sliding 0.860 k No Sliding 0.860 k No Sliding ().860 k No Sliding ().860 k No Sliding 0.860 k 10.238 0.860 k 13.651 0.860 k 13.651 0.5660 k 6.738 0.860 k No Sliding 0.860 k No Sliding 0.5660 k No Sliding 0.860 k No Sliding 0.860 k No Sliding 0.860 k No Sliding 0.860 k No Sliding 0.860 k No Sliding 0.860 k No Sliding 0.5660 k No Sliding 0.860 k No Sliding 0.860 k No Sliding 0.5660 k No Sliding 0.860 k No Sliding 0.860 k No Sliding 0.860 k No Sliding Mu Side Tension As Req'd Gvrn. As Actual As Phi*Mn k-ft Surface inA2 inA2 inA2 k-ft X-X, +1.40D+1.60H 0.02275 +Z Bottom 0.2592 Min Temp % 0.310 12.131 X-X, +1.40D+1.60H 0.02275 -Z Bottom 0.2592 Min Temp % 0.310 12.131 X-X, +1.20D+0.50Lr+1.60L+1.60H 0.01950 +Z Bottom 0.2592 Min Temp % 0.310 12.131 X-X, +1.20D+0.50Lr+1.60L+1.60H 0.01950 -Z Bottom 0.2592 Min Temp % 0.310 12.131 X-X, +1.20D+1.60L+0.505+1.60H 0.01950 +Z Bottom 0.2592 Min Temp % 0.310 12.131 X-X, +1.20D+1.60L+0.505+1.60H 0.01950 -Z Bottom 0.2592 Min Temp % 0.310 12.131 X-X, +1.20D+1.60Lr+L+1.60H 0.01950 +Z Bottom 0.2592 Min Temp % 0.310 12.131 X-X, +1.20D+1.60Lr+L+1.60H 0.01950 -Z Bottom 0.2592 Min Temp % 0.310 12.131 X-X, +1.20D+1.60Lr+0.50W+1.60H 0.01950 +Z Bottom 0.2592 Min Temp % 0.3'',0 12.131 X-X, +1.20D+1.60Lr+0.50W+1.60H 0.01950 -Z Bottom 0.2592 Min Temp % 0.310 12.131 X-X, +1.20D+L+1.60S+1.60H 0.01950 +Z Bottom 0.2592 Min Temp % 0.310 12.131 X-X, +1.20D+L+1.60S+1.60H 0.01950 -Z Bottom 0.2592 Min Temp % 0.310 12.131 Status q T:tle 3:oc: _re Yoe, can change Pis ,;sing the "Settings' raeu and then :,sing :he "P'inting & Title Block" selection. Title Block Line 6 Genera! Footing 'tom c=t° Description : .gha Foie Footing Flexure Flexure Axis & Load Combination X-X, +1.20D+1.60S+0.50W+1.60H X-X, +1.20D+1.60S+0.50W+1.60H X-X, +1.20D+0.50Lr+L+W+1.60H X-X, +1.20D+0.50Lr+L+W+1.60H X-X, +1.20D+L+0.50S+W+1.60H X-X, +1.20D+L+0.50S+W+1.60H X-X, +0.90D+W+E+1.60H X-X, +0.90D+W+E+1.60H X-X, +1.20D+L+0.20S+E+1.90H X-X. +1.20D+L+0.20S+E+1.90H X-X, +0.90D+E+0.90H X-X, +0.90D+E+0.90H Z-Z, +1.40D+1.60H Z-Z, +1.40D+1.60H Z-Z, +1.20D+0.50Lr+1.60L+1.60H Z-Z, +1.200+0.50Lr+1.60L+1.60H Z-Z, +1.20D+1.60L+0.50S+1.60H Z-Z, +1.20D+1.60L+0.50S+1.60H Z-Z, +1.20D+1.60Lr+L+1.60H Z-Z, +1.20D+1.60Lr+L+1.60H Z-Z, +1.20D+1.60Lr+0.50W+1.60H Z-Z, +1.20D+1.60Lr+0.50W+1.60H Z-Z, +1.20D+L+1.60S+1.60H Z-Z, +1.20D+L+1.60S+1.60H Z-Z, +1.20D+1.60S+0.50W+1.60H Z-Z. +1.20D+1.60S+0.50W+1.60H Z-Z, +1.20D+0.50Lr+L+W+1.60H Z-Z. +1.20D+0.50Lr+L+W+1.60H Z-Z. +1.20D+L+0.50S+W+1.60H Z-Z, +1.20D+L+0.50S+W+1.60H Z-Z, +0.90D+W+E+1.60H Z-Z, +0.90D+W+E+1.60H Z-Z, +1.20D+L+0.20S+E+1.90H Z-Z, +1.20D+L+0.20S+E+1.90H Z-Z, +0.90D+E+0.90H Z-Z, +0.90D+E+0.90H One Way Shear Load Combination... +1.40D+1.60H + 1.2 0 D+0.5 0 L r+ 1.60 L+ 1.60 H +1.20D+1.60 L+0.50 S+1.60H +1.200+1.60 Lr+L+1.60H + 1.20 D+ 1.60 Lr+0.50W+ 1.60 H +1.20 D+L+1.60S+1.60 H +1.20D+1.60S+0.50W+1.60H +1.20D+0.50Lr+L+W+1.60H +1.20 D+L+0.50S+W+1.60H +0.90D+W+E+1.60H + 1.20 D+ L+0.2 0 S+ E+ 1.90 H +0.90D+E+0.90H Two -Way "Punching" Shear Load Combination... +1.40D+1.60H +1.20D+0.50Lr+1.60 L+1.60H +1.20D+1.60L+0.50S+1.60H +1.20D+1.60Lr+L+1.60H +1.20 D+1.60Lr+0.50W+1.60H +1.20D+L+1.60S+1.60H + 1.20 D+ 1.60 S+0.50 W+1.60 H +1.20D+0.50Lr+L+W+1.60 H ngiireer- Project ID: Project D.esor'. Fiie = rsWSVRE1-11Q2sr tSta:hng misc.ec& . - Sc f rrare ct , �rcht Et ERCALC iflC. 233- 18,BBrr7 O 18 255 • Mu Side Tension As Req'd Gvrn. As Actual As k-ft Surface in02 in^2 in^2 0.01950 +Z Bottom 0.2592 Min Temp % 0.310 0.01950 -Z Bottom 0.2592 Min Temp % 0.310 0.01950 +Z Bottom 0.2592 Min Temp % 0.310 0.01950 -Z Bottom 0.2592 Min Temp % 0.310 0.01950 +Z Bottom 0.2592 Min Temp % 0.310 0.01950 -Z Bottom 0.2592 Min Temp % 0.310 0.01463 +Z Bottom 0.2592 Min Temp % 0.310 0.01463 -Z Bottom 0.2592 Min Temp % 0.310 0.01950 +Z Bottom 0.2592 Min Temp % 0.310 0.01950 -Z Bottom 0.2592 Min Temp % 0.310 0.01463 +Z Bottom 0.2592 Min Temp % 0.310 0.01463 -Z Bottom 0.2592 Min Temp % 0.310 0.02275 -X Bottom 0.2592 Min Temp % 0.310 0.02275 +X Bottom 0.2592 Min Temp % 0.310 0.01950 -X Bottom 0.2592 Min Temp % 0.310 0.01950 +X Bottom 0.2592 Min Temp % 0.310 0.01950 -X Bottom 0.2592 Min Temp % 0.310 0.01950 +X Bottom 0.2592 Min Temp % 0.310 0.01950 -X Bottom 0.2592 Min Temp % 0.310 0.01950 +X Bottom 0.2592 Min Temp % 0.310 0.1292 -X Top 0.2592 Min Temp % 0.310 0.1682 +X Bottom 0.2592 Min Temp % 0.310 0.01950 -X Bottom 0.2592 Min Temp % 0.310 0.01950 +X Bottom 0.2592 Min Temp % 0.310 0.1292 -X Top 0.2592 Min Temp % 0.310 0.1682 +X Bottom 0.2592 Min Temp % 0.310 0.2735 -X Top 0.2592 Min Temp % 0.310 0.3215 +X Bottom 0.2592 Min Temp % 0.310 0.2735 -X Top 0.2592 Min Temp % 0.310 0.3215 +X Bottom 0.2592 Min Temp % 0.310 0.2503 -X Top 0.2592 Min Temp % 0.310 0.3446 +X Bottom 0.2592 Min Temp % 0.310 0.01950 -X Bottom 0.2592 Min Temp % 0.310 0.01950 +X Bottom 0.2592 Min Temp % 0.310 0.01463 -X Bottom 0.2592 Min Temp % 0.310 0.01463 +X Bottom 0.2592 Min Temp % 0.310 Phi*A1n k-ft 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 12.131 Status `)r JX Cis. Or<. OK rOx OK OK OK DK •JK Jt< ) rc ) Vu @ -X Vu @ +X Vu @ -Z Vu @ +Z Vu:Max Phi Vn Vu / Phi*Vn Status 0.13 psi 0.13 psi 0.13 psi 0.13 psi 0.13 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.77 psi 1.00 psi 0.11 psi 0.11 psi 1.00 psi 0.1'1 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.77 psi 1.00 psi 0.11 psi 0.11 psi 1.00 psi 1.65 psi 1.91 psi 0.11 psi 0.11 psi 1.91 psi 1.65 psi 1.91 psi 0.11 psi 0.11 psi 1.91 psi 1.50 psi 2.06 psi 0.08 psi 0.08 psi 2.06 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.11 psi 0.08 psi 0.08 psi 0.08 psi 0.08 psi 0.08 psi Vu Phi*Vn Vu / Phi*Vn 0.54 osi 164.32 Dsi 0.003308 0.47 osi 164.32 osi 0.002835 0.47 :psi 164.32 osi 0.002835 0.47 osi 164.32 osi 0.002835 0.47 joss 164.32 osi 0.002835 0.47 3Si 164.32 )si 0.002835 0.47 osi 164.32 ;si 0.002835 0.47 si 164.32 esi 0.00286 82.16 psi 82.16 psi 82.16 psi 82.16 psi 82.16 psi 82.16 psi 82.16 psi 82.16 psi 82.16 psi 82.16 psi 82.16 psi 82.16 psi 0.00 0.00 0.00 0.00 0.01 0.00 0.01 0.02 0.02 0.03 0.00 0.00 All units k Status ile 3Icctt Old can dnargc fnF d using :he "Settings ..re ,, cer and then Jsing the Pl inting & Title Block" selection. TitleBlock Line 5 General Footing Description : igrt dole Two -Way "Punching" Shear Load Combination... + 1.20 D+L+0.50 S+W+ 1.60 H +0.90D+W+E+1.60H + 1.20 D+L+0.20 S+E+ 1.90 H +0.90D+E+0.90H Vu 0.47 osi 0.39 osi 0,47 osi 0.35 osi -Ji et E gineei Eroject IL2'' P oject Desc': F:';=C Js~s'•"SOREN-1Cazkto,745,ear; as .ecfi 5aftwereccayn titENERC4t.0 INC 1913-2018.8uas::1n 18.3.4.5 Phi"Vn 164.32 osi 164.32 osi 164.32 osi 164.32 osi Vu I Phi*Vn 0.00286 0.002396 0.002835 0.002126 All units i< Status :ST ALLIANCE RESIDENTIAL COMPANY Memorandum Date: February 2, 2018 To: City of Tukwila, Planning & Public Works Project: Permit #D17-0300; Sterling Southcenter, 415 Baker Boulevard From: Evan Lawler Cc: Jeremiah Jolicoeur, Jessica Clawson, Chad Lorentz Subject: Andover Park East — Public Street Frontage Improvements In response to the January 30th, 2018 meeting at the City of Tukwila to address the anticipated conflict between existing utility infrastructure and the City of Tukwila's requirement to conform to the neighborhood corridor frontage design standards; Alliance Realty Partners and Urbal Architecture propose the following design solution for the Sterling Southcenter project. • The project will pursue a variance from Puget Sound Energy to place both light poles and street trees over the existing utility infrastructure in a configuration consistent with the design standards. • The project will maintain a landscape buffer of approximately 5' in width along the eastern wall of the Sterling building. The purpose of this landscape buffer is to both provide adequate room for, and plant screening of, required utility infrastructure (fire hydrant, backflow preventers, etc) as well as soften the interface between the sidewalk and Sterling parking garage. • Refer to attached sketch for the basis of design. • The sidewalk will be located between the light poles and street trees and the building landscaping. • Upon receipt of Certificate of Occupancy for the project, the ownership of the light poles, street trees, and sidewalk improvements will transfer to the City of Tukwila, including any and all future maintenance and liabilities. • In the event that the variance to place light poles and street trees over the PSE is not approved, the City accepts that the design along Andover Park East will remain as shown in the design review package and building permit submittal. • The City agrees that either of the above solutions satisfies the Notice of Decision (L17-0041) Conditions 1 and 2 and Building Permit Correction Letter #1, Planning Item #5. Upon formal acceptance of this plan by the assigned City of Tukwila Planning and Public Works staff, all parties agree to proceed as stated above. 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 BAKER BLVD 1 SECONDARY PARKING STAIR C LEVEL - 1 SWITCH RM. LOBBY BISTRO / WINE BAR ELEV 1 MAIL ROOM RESIDENTIAL PARKING GARAGE L I0 IL TRASH/ RECYCLE RAMP UP v GREAT ROOM C-� RKT 0 1" = 30'-0" 5'x 8'tree grate, typ 5'min width ANDOVER PARK E ARCHITECTURE URBA,NIRURAL 1938 Fairview Avenue East sor- ,00 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 0 0 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 LEVEL 1 1" = 30'-0" 17-004 01/30/18 CI 7 -aoo�' BAKER BLVD Roadway Illumination calculations show the need to add one 30' roadway lighting pole on the north frontage on Baker Blvd at midway between the intersection and the west property line. Consider adjusting the pedestrian level light pole spacing to approx 50'-60'. New roadway pole may be considered in sidewalk lighting calculations. STAIR C SWITCH RM. LOBBY BISTRO / WINE BAR ELEV-1 s MAIL ROOM KITCHEN RESIDENTIAL PARKING GARAGE U 0®I TRASH/ RECYCLE t t 't tit II GREAT ROOM ANDOVER PARK E Existing roadway lighting provides sufficient levels for the Andover Park east frontage. No new roadway lighting is recommended. Consider adjusting pedestrian level light poles to approx 50'-60' spacing. The City would entertain a reduced spread footing base design for the 16' pedestrian light poles to save space, provide flexibility on location and reduce impact to adjacent utilities. ARCHITECTURE URBAtNIRURAL 1938 Fairview Avenue East surrs,00 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 MRKT 001 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 LEVEL 1 1" = 30'-0" 17-004 01/30/18 ON% ei 7 - 000? NI TECHNICAL INFORMATION REPORT (FULL DRAINAGE REVIEW) Sterling South Center 415 Baker Blvd, Tukwila, WA 98188 Parcel Number: 022310-0080 Tukwila Project Number: TBD Pre -Application PRE1 i 0008 July 2017 Owner: Alliance Residential Company ATTN: Evan Lawler 1325 4th Ave, Suite 1005 Seattle, WA 98101 For Submittal to City of Tukwila Public Works Department D C G civil structural DAVIDO CONSULTING GROUP, INC. CERTIFICATE OF ENGINEER The technical material and data contained within this report has been prepared by or under the direction of the following registered professional engineer(s), licensed in accordance with the laws of the State of Washington to practice in the State of Washington. QUICK REFERENCE PROJECT INFORMATION General Project Information Project Description Construction of a four-story multi -family development. Parcel # 022310-0080 Project Address 415 Baker Blvd, Tukwila, WA 98188 Parcel Size 52,086 SF (1.20 Acres) Project Size 52,086 SF (1.20 Acres) Owner/Developer Alliance Residential Company ATTN: Evan Lawler 1325 4th Ave, Suite 1005 Seattle, WA 98101 Consulting Engineer Davido Consulting Group, Inc. Tim Gabelein, P.E. 15029 Bothell Way NE, Suite 600 Lake Forest Park, WA 98155 Phone: (206) 523-0024 Drainage Site Characteristics Large urban site (over 22,000 SF and located inside the UGA according to King County iMAP) Study Area The project parcel and downstream drainage system. Drainage Requirements Full drainage review per 2016 King County Surface Water Design Manual (KCSWDM) which requires compliance with the following: • Core Requirements 1-9 • Special Requirements 1-5 Project Land Cover Summary Existing Conditions: Imperv. Surface = 49,287 SF Pervious Surface = 2,799 SF PGIS = 34,515 SF Total = 52,086 SF Developed Conditions: Total Impervious = 50,467 SF Pervious Surface = 1,619 SF PGIS = 7,402 SF Total = 52,086 SF Soils Fill underlain by Recent Alluvium Medium dense to dense sandy silt, silty sand, and sand. Proposed Drainage System Direct discharge of runoff from all new plus replaced impervious surface except the driveway. (No flow control is proposed, and the driveway is proposed as Permeable Pavement Surfacing. All PGIS will be treated (Basic Treatment) by a 6" treatment layer below the Permeable Pavement Surfacing) Flow Control BMPs Permeable Pavement Surfacing ESC Measures ESC measures per Full Drainage Requirements including a stabilized construction entrance, straw wattles, interceptor swale, settling pond, high visibility fence, and inlet protection at catch basins. TABLE OF CONTENTS 1. Project Overview 1-2 1.1 General Description of Proposal 1-3 1.2 Pre -Developed Site Conditions 1-3 1.3 Developed Site Conditions 1-3 1.4 Site Area and Size of Improvements 1-3 1.5 Disposition of Stoiinwater before Project 1-4 1.6 Disposition of Stoiinwater after Project 1-6 1.7 Site Soils and Geotechnical Study 1-6 2. Conditions and Requirements Summary 2-1 2.1 Core Requirement #1: Discharge at the Natural Location 2-1 2.2 Core Requirement #2: Offsite Analysis 2-1 2.3 Core Requirement #3: Flow Control 2-1 2.4 Core Requirement #4: Conveyance System 2-1 2.5 Core Requirement #5: Construction Stormwater Pollution Prevention (CSWPP) 2-2 2.6 Core Requirement #6: Maintenance and Operations 2-2 2.7 Core Requirement #7: Financial Guarantees and Liability 2-2 2.8 Core Requirement #8: Water Quality 2-2 2.9 Core Requirement #9: Flow Control BMPs 2-2 2.10 Special Requirement #1: Other Adopted Area -Specific Requirements 2-3 2.11 Special Requirement #2: Flood Hazard Area Delineation 2-3 2.12 Special Requirement #3: Flood Protection Facilities 2-3 2.13 Special Requirement #4: Source Control 2-3 2.14 Special Requirement #5: Oil Control 2-4 3. Offsite Analysis 3-4 4. Flow Control, LID, and Water Quality Facility Analysis and Design 4-4 4.1 Existing Site Hydrology 4-4 4.2 Developed Site Hydrology 4-4 4.3 Performance Standards 4-4 4.4 Flow Control System 4-5 4.5 Water Quality System 4-5 5. Conveyance System Analysis and Design 5-6 5.1 Existing Conveyance 5-6 5.2 Proposed Conveyance Description 5-6 6. Special Reports and Studies 6-1 7. Other Permits 7-1 8. Construction Stormwater Pollution Prevention Plan Analysis and Design 8-1 8.1 ESC Plan Analysis and Design 8-1 8.2 Stormwater Pollution Prevention and Spill Plan Design 8-3 9. Bond Quantities, Facility Summaries, and Declaration of Covenant 9-1 9.1 Bond Quantities 9-1 9.2 Facility Summaries 9-1 9.3 Declaration of Covenant 9-1 10. Operations and Maintenance Manual 10-1 APPENDICES APPENDIX A Preliminary Geotechnical Report APPENDIX B Preliminary Site Improvement Plans APPENDIX C WWHM2012 Stormwater Report (Water Quality Sizing & Flow Control) APPENDIX D Conveyance Calculations (To be included with Building Permit submittal) APPENDIX E Bond Quantities Worksheet (To be included in final TIR submittal for Building Permit) APPENDIX F Stormwater Facilities Summary Sheet APPENDIX G Operation and Maintenance Manual LIST OF TABLES TABLE 1 Project Site Area and Size of Improvements 1-4 TABLE 2 WWHM Summary 4-5 TABLE 3 Proposed ESC Measures and Construction Sequencing 8-2 LIST OF FIGURES FIGURE 1 TIR Worksheet 1-1 FIGURE 2 Site Location 1-2 FIGURE 3 Drainage Basins, Subbasins, and Site Characteristics 1-5 Technical Information Report Sterling South Center July 2017 FIGURE 1 TIR Worksheet Davido Consulting Group, Inc. T1R_415 Baker Blvd Tukwila Page 1-1 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL Type of Drainage Review (check one): Date (include revision dates): Date of Final: TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner Alliance Residential Company Phone 206-330-0620 Address 1325 4th Ave, Suite 1005 Seattle, WA 98101 Project Engineer Tim Gabelein Company Davido Consulting Group Phone 206-523-0024 Part 3 TYPE OF PERMIT APPLICATION ❑ Landuse (e.g.,Subdivision / Short Subd. / UPD) © Building (e.g.,M/F / Commercial / SFR) © Clearing and Grading ❑ Right -of -Way Use ❑ Other Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Sterling South Center DPER Permit # TBD Location Township T24N Range R4E Section S26 Site Address 415 Baker Blvd Part 4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ COE 404 ❑ DOE Dam Safety ❑ FEMA Floodplain ❑ COE Wetlands ❑ Other ❑ Shoreline Management ❑ Structural Rockery/Vault/ ❑ ESA Section 7 Part 5 PLAN AND REPORT INFORMATION Technical Information Report • Full ❑ Targeted ❑ Simplified ❑ Large Project ❑ Directed Design Review - 06/28/17 TBD Site Improvement Plan (Engr. Plans) Plan Type (check one): Date (include revision dates): Date of Final: Full ❑ Modified ❑ Simplified Design Review - 06/28/17 TBD Part 6 SWDM ADJUSTMENT APPROVALS Type (circle one): Standard / Experimental / Description: (include conditions in TIR Section 2) Blanket Approved Adjustment No. Date of Approval: 2016 Surface Water Design Manual 1 4/24/2016 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes Start Date: Completion Date: Describe: Re: KCSWDM Adjustment No. Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan : Special District Overlays: Drainage Basin: Duwamish Estuary Subwatershed Stormwater Requirements: Level 2 Flow Control to Existing Conditions Part 9 ONSITE AND ADJACENT SENSITIVE AREAS ❑ River/Stream ❑ Steep Slope ❑ Lake ❑ Erosion Hazard ❑ Wetlands ❑ Landslide Hazard ❑ Closed Depression ❑ Coal Mine Hazard _ ❑ Floodplain ❑ Seismic Hazard ❑ Other ❑ Habitat Protection Part 10 SOILS Soil Type Recent Alluvium Slopes 0-6% Erosion Potential Low ❑ High Groundwater Table (within 5 feet) ❑ Other ❑ Sole Source Aquifer ❑ Seeps/Springs ❑ Additional Sheets Attached 2016 Surface Water Design Manual 2 4/24/2016 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE LIMITATION / SITE CONSTRAINT ❑ Core 2 — Offsite Analysis ❑ Sensitive/Critical Areas ® SEPA prepared due to greater than 100 cy earthwork U LID Infeasibility 0 Other Construction Stormwater General Permit prepared due to site size CI ❑ Additional Sheets Attached Part 12 TIR SUMMARY SHEET (provide one TIR Summary Sheet per Threshold Discharge Area) Threshold Discharge Area: (name or description) Core Requirements (all 8 apply): Discharge at Natural Location Number of Natural Discharge Locations: 1 Offsite Analysis Level: 1 / 2 / 3 dated: Exemption 2 Flow Control (include facility Level: 1 / 2 / 3 or Exemption Number 2 summary sheet) Flow Control BMPs Permeable Pavement Surfacing Conveyance System Spill containment located at: N/A Erosion and Sediment Control / CSWPP/CESCL/ESC Site Supervisor: TBD Construction Stormwater Contact Phone: Pollution Prevention After Hours Phone: Maintenance and Operation Responsibility (circle one): 1411M / Public If Private, Maintenance Log Required: 4CEID• No Financial Guarantees and Provided: (Yes) No Liability Water Quality (include facility Type (circle one). Basic Sens. Lake / Enhanced Basic / Bog summary sheet) or Exemption No. Landscape Management Plan: Yes No Special Requirements (as applicable): Area Specific Drainage Type: CDACSDO)MDP / BP / LMP / Shared Fac. / None Requirements Name: WRIA 9 - Salmon Habitat Plan Floodplain/Floodway Delineation Type (circle one): Major / Minor / Exemption / None 100-year Base Flood Elevation (or range): Datum: Flood Protection Facilities Describe: 2016 Surface Water Design Manual 3 4/24/2016 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 12 TIR SUMMARY SHEET (provide one TIR Summary Sheet per Threshold Discharge Area) Source Control (commercial / industrial land use) Describe land use: Multi -family residential Describe any structural controls: Oil Control High -use Site: Yes (No Treatment BMP: Maintenance Agreement: Yes / No with whom? Other Drainage Structures Describe: Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION ® Clearing Limits 0 Cover Measures 0 Perimeter Protection 0 Traffic Area Stabilization 0 Sediment Retention 0 Surface Water Collection ❑ Dewatering Control 0 Dust Control 0 Flow Control 0 Protection of Flow Control BMP Facilities (existing and proposed) 0 Maintain BMPs / Manage Project MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION 0 Stabilize exposed surfaces 0 Remove and restore Temporary ESC Facilities X❑ Clean and remove all silt and debris, ensure operation of Permanent Facilities, restore operation of Flow Control BMP Facilities as necessary 0 Flag limits of SAO and open space preservation areas ❑ Other Part 14 STORMWATER FACILITY DESCRIPTIONS (Note: Include Facility Summary and Sketch) Flow Control Type/Description Water Quality Type/Description ❑ Detention ❑ Infiltration U Regional Facility ❑ Shared Facility 0 Flow Control BMPs ❑ Other ❑ Vegetated Flowpath ❑ Wetpool ❑ Filtration ❑ Oil Control ❑Spill Control ® Flow Control BMPs U Other Permeable Pavement Surfacing Permeable Pavement Surfacing 2016 Surface Water Design Manual 4 4/24/2016 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS 0 Drainage Easement 0 Covenant ❑ Native Growth Protection Covenant ❑ Tract ❑ Other ❑ Cast in Place Vault ❑ Retaining Wall U Rockery > 4' High ❑ Structural on Steep Slope ❑ Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached Technical Information Report. To the best of my knowledge the information provided here is accurate. Signed/Date 2016 Surface Water Design Manual 4/24/2016 5 Technical Information Report Sterling South Center July 2017 1. PROJECT OVERVIEW This report follows the Technical Information Report (TIR) requirements for Full Drainage Review. The project involves redevelopment of a portion of an existing parcel within the City of Tukwila at 415 Baker Blvd, Tukwila, WA 98188 (see FIGURE 2). The project parcel is the site area and is 1.20 acres, as shown in 0. The site is currently in use as a business, and in the project's finished state will be multi -family residential without retail space. The project involves the construction of the 4-floor multi -family building and associated utility, site, and frontage improvements. FIGURE 2 Site Location The parcel is bounded to the north by Baker Blvd, to the east by Andover Park E, to the south by a seven -story mixed -use apartment building, and to the west by retail. Limits of disturbance for the proposed improvements are expected to cover the entire 52,086 SF site. This report has been prepared based on the 2016 King County Surface Water Design Manual (KCSWDM). Specific page and section references will refer to this manual. The project will result in creation of greater than 2,000 square feet of new and/or replaced impervious surfaces, but does not meet any of the criteria that would result in a Large Project Drainage Review as shown in Figure 1.1.2.A of the KCSWDM. Therefore, this project is subject to Full Drainage Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 1-2 Technical Information Report Sterling South Center July 2017 Review. The requirements for a Full Drainage Review are noted in KCSWDM Section 1.1.2.4 and include compliance with all nine core requirements listed in Section 1.2 and all five special requirements listed in Section 1.3. The engineering plans and calculations submitted to demonstrate compliance with the above requirements are included inthis report. The report and supporting information has been stamped by a civil engineer licensed in the State of Washington. 1.1 General Description of Proposal The project involves the construction of a new 4-story multi -family apaittnent complex along with water, fire, storm, sewer, gas, grading, and frontage improvements associated with the new building. 1.2 Pre -Developed Site Conditions The existing site is accessed via two concrete driveways, one off of Baker Blvd, and one off of Andover Park E. The existing conditions include an office building and attached garage, two concrete driveways, asphalt parking, concrete walkways, and landscaping. The existing parking wraps around the office building and covers the majority of the site. TABLE 1 summarizes the existing project site conditions and land cover. 1.3 Developed Site Conditions The developed project site conditions, shown on the site improvement plans, will consist of the new multi -family building, new driveway with loading and exterior parking, frontage improvements, associated utility improvements, and site grading. TABLE 1 summarizes the developed project site land cover. 1.4 Site Area and Size of Improvements The project parcel is the same as the site area and measures 1.20 acres. The site areas are shown in the site improvement plans and summarized in TABLE 1. The drainage system improvements are summarized in Section 4. The areas in TABLE 1 were determined by area measurements in AutoCAD from a topographic survey and the proposed site plans. From TABLE 1, the proposed project site total impervious surface is 50,467 SF, and the existing impervious area is 45,525 SF. All existing surfaces are to be removed and replaced with the proposed development. The proposed new plus replaced pollution generating impervious surface (PGIS) totals 7,402 SF comprised entirely of the concrete driveway, asphalt drive, and exterior parking and results in a net decrease of 28,029 SF of PGIS on the site. Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 1-3 Technical Information Report Sterling South Center July 2017 TABLE 1 Project Site Area and Size of Improvements Project Site Areas Existing Developed SF Acres SF Acres Impervious Areas: Ex Office & Garage 6,533 0.150 - - Ex Driveway & Parking 35,431 0.813 - - Ex Concrete Walk 3,561 0.082 107 0.002 Prop Building - 40,425 0.928 Prop Driveway & Parking - 7,402 0.170 Prop Concrete Walk - 2,533 0.059 Total Impervious Surface 45,525 1.045 50,467 1.159 Total New/Replaced Impervious Surface: 50,360 1.156 Total Pollution Generating Impervious Surface: 35,431 0.813 7,402 0.170 Total New/Replaced Pollution Generating Impervious Surface: 7,402 0.170 Pervious Areas: Landscaping 6,561 0.151 1,619 0.037 Total Pervious Surface 6,561 0.151 1,619 0.037 Total Project Site Area 52,086 1.196 52,086 1.196 1.5 Disposition of Stormwater before Project The project is located within the Lower Green River - West drainage basin. The site receives surface run-on from a small portion of the lot to the west. Stormwater from the existing site appears to be collected by roof drains and tightlined into the City's storm system. Paved areas are collected by catch basins, which then flow into the City's storm system or sheet flow into the street via the driveways. Existing water quality facilities, if installed, are not readily visible. Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 1-4 Technical Information Report Sterling South Center July 2017 FIGURE 3 - Drainage Basins, Subbasins, and Site Characteristics Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 1-5 20 10 0 20 SCALE IN FEET 40 KEY NOTES: KEY NOTE: DETAIL/ SHEET OSHEET TYPE 1 CB (PERMEABLE PAVEMENT OVERFLOW ROUTE) PER COT STD DS-01 W/ OIL/WATER SEPARATOR 6" OUTLET 2' SUMP H/CO6 02 8,916 SF PERMEABLE PAVEMENT SURFACING (5,209 SF REQ'D) W/ 6" SAND LAYER FOR BASIC WATER QUALITY TREATMENT. PERMEABLE PAVEMENT FEASIBILITY TO BE FURTHER EVALUATED BY GEOTECHNICAL ENGINEER PRIOR TO BUILDING PERMIT SUBMITTAL - O PERIMETER FOOTING DRAIN - 4" PERFORATED PVC PIPE WRAPPED IN 6" MIN WASHED GRAVEL, WRAPPED IN NON -WOVEN FILTER FABRIC (TYP) SEE GEOTECH REPORT 4O4" FOOTING DRAIN TICHTLINE AT 2.00 % MIN SLOPE AND 2' MIN COVER 0 6" SD @ 2.00% MIN SLOPE - 06 NEW 6" CONNECTION TO EX 18" PSD 6" IE TO BE A MINIMUM OF 1.25' ABOVE 18" IE - O NEW 6" CONNECTION TO EX 12" PSD 6" IE TO BE A MINIMUM OF 1.00' ABOVE 12" IE - O STORMWATER POINT OF COMPLIANCE WITH PLUMBING DESIGN - LEGEND: _ TCRETE ASPHALT LANDSCAPE PERMEABLE PAVEMENT SURFACING GENERAL NOTES: 1. INFILTRATION TESTING BY A LICENSED PROFESSIONAL PER KING COUNTY SURFACE WATER DESIGN MANUAL STANDARDS REQUIRED PRIOR TO FINAL DESIGN. 2. NEAREST 100-YEAR FLOOD PLAIN IS NOT IN VIEW BASED ON FEMA MAPPING. EXISTING SITE AREAS DEVELOPED SITE AREAS DESCRIPTION AREA (SF) DESCRIPTION AREA (SF) BUILDING 6,533 BUILDING 40,425 DRIVEWAY 35,431 DRIVEWAY 7,402 CONC WALK 3,561 CONC WALK 2,640 LANDSCAPING 6,561 LANDSCAPING 1,619 TOTAL 52,086 TOTAL 52,086 Ish POINT OF DISCHARGE FOR SITE STORMWATER RUNOFF EX 18" SD FLOW CONTROL BMP'S: PERMEABLE PAVEMENT SURFACE (PGIS) BASIC WATER QUALITY TREATMENT TO BE PROVIDED BY PERMEABLE PAVEMENT SURFACE SUBGRADE (PENDING FURTHER GEOTECHNICAL INVESTIGATION) LL BAKER BLVD PROPOSED BUILDING FF ELEV 27.08 DRAINAGE PLAN POINT OF DISCHARGE FOR SITE STORMWATER RUNOFF EX 12" SD BASE MAP/TOPOGRAPHY PROVIDED BY OTHERS. DCG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES. UTILITIES. & ALL OTHER EX FEATURES 3 CONDITIONS IF CONDTIONS ARE NOT AS SHOWN MR PLANS CANNOT BE CONSTRUCTED AS SHOWN. CONTACT DCG PRIOR TO CONSTRUCTION. CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPROX.) ,,AAY W. G S of ned y I O34- �``SSF6i5ss. ONAL D''C'G civil 5tructural 15029 Bothell Way NE Suite 600 Lake Forest Park, WA 98155 P. 206.5230024 F: 206.523.1012 www.dcgengr.corn STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 aubmIttala/reNnlona PUB. HRG. DESIGN REV1EW07.06.2017 drawing Ma DRAINAGE PLAN drawing Information DALE 07.06.2017 SCALE AS SHOWN DRAWN KR JOB / 17-004 copyright C04 Technical Information Report Sterling South Center July 2017 1.6 Disposition of Stormwater after Project The proposed drainage facilities will be similar to the existing drainage facilities and features currently onsite. Roof drainage will be collected by roof drains and tightlined into the city's storm system through a new connection to the existing 18" PSD in Baker Blvd. PGHS will be infiltrated by Permeable Pavement Surfacing, which will be underlain by a 6" treatment layer. This Permeable Pavement Surfacing will also contain a constructed overflow into the City's public storm system in Baker Blvd and Andover Pkwy. Subsurface drains will pass through a catch basin with 2' minimum sump prior to discharging from the site. See Section 4.4 of this report for additional information on the proposed stormwater facilities. 1.7 Site Soils and Geotechnical Study A geotechnical investigation was conducted by PanGEO, Inc. on April 14, 2017 and is summarized in a report dated May 4, 2017. Three cone penetrometer tests (CPT) were performed on the site. Each of these tests terminated at approximately 120 feet below ground surface and encountered approximately 10 feet of fill over interlaced clay, silt and loose to medium dense silty sand and sand. Based on the CPT test logs, groundwater is estimated at 13' below existing grade, which is consistent with previous explorations of the parcel directly to the south of the Site. See APPENDIX A for the full geotechnical report. The soil findings summarized in the geotechnical report above are on par with the soil types found during the GEI investigation in 2013, and the KI investigation in 1994, both of which are included in the geotechnical report. Due to the site's inability to meet horizontal setbacks for infiltration BMPs, an infiltration test was not performed. Davido Consulting Group, Inc. TIR 415 Baker Blvd Tukwila Page 1-6 Technical Information Report Sterling South Center July 2017 2. CONDITIONS AND REQUIREMENTS SUMMARY Since the proposed project will add or replace more than 2,000 SF of impervious surface and does not meet any of the thresholds triggering Large Project Drainage Review as specified in Figure 1.1.2.A of the KCSWDM, Full Drainage Review is required. The project will comply with all nine Core Requirements as well as all five Special Requirements. The following sections address the KCSWDM core and special requirements. 2.1 Core Requirement #1: Discharge at the Natural Location According to Section 1.2.1 of the KCSWDM, all surface and stormwater runoff from the site must be discharged at the natural location so as not to be diverted onto or away from downstream properties. The project proposes to collect all runoff from the site anddischarge it into the City of Tukwila's existing stormwater infrastructure, thus preventing adverse impacts to downstream properties and drainage systems and meeting the intent of Core Requirement #1. 2.2 Core Requirement #2: Offsite Analysis N/A. The project's downstream point of discharge and path thereto are documented and monitored by City of Tukwila, and therefore meets exception #1 in Section 1.2.2 of the KCSWDM. 2.3 Core Requirement #3: Flow Control The project proposes in excess of 5,000 SF of new plus replaced impervious surfaces, which triggers flow control. Per the City of Tukwila 2013 Surface Water Comprehensive Plan, the Stormwater Management Program Plan, the project is in a Level 2 — existing condition area, which allows the use of the currently developed conditions as the predeveloped conditions for modeling purposes. When utilizing this comparison, the development causes a less than 0.1 CFS increase at the downstream discharge location (the existing storm sewer in Baker Blvd), and therefore is exempt from flow control per KCSWDM 1.2.3.1. A WWHM2012 model showing this increase comparison is included as Appendix C. 2.4 Core Requirement #4: Conveyance System The new onsite conveyance elements have been sized in accordance with section 1.2.4.1 of the KCSWDM to convey the 25-year peak flow and as much of the 100-year flow necessary to not create or aggravate a severe flooding problem or severe erosion problem. Proposed conveyance elements include roof drain stormwater collection systems, a new Type 1 catch basin with 2' sump for the settlement of fines prior to discharge from the site, and 6- or 8- inch storm drain pipes which route all runoff from new and replaced impervious surfaces to the city's storm system. All pipes have been sized to convey greater than the 100-year peak flow, thus meeting Core Requirement #4. See Section 5.2 for a more detailed description of the proposed conveyance system and APPENDIX D for conveyance calculations. Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 2-1 Technical Information Report Sterling South Center July 2017 All existing conveyance features on the site will remain and none will be altered in any way. See Section 5.1 for additional information on the existing conveyance features. 2.5 Core Requirement #5: Construction Stormwater Pollution Prevention (CSWPP) Construction Stormwater Pollution Prevention (CSWPP) measures include Erosion and Sediment Control (ESC) measures and Stormwater Pollution Prevention and Spill (SWPPS) measures. Each of the listed categories of ESC measures and SWPPS measures were considered for application to the project site. See Section 8 of this report for additional information on the ESC and SWPPS measures applicable to the project and APPENDIX B for plans showing the proposed ESC measures. 2.6 Core Requirement #6: Maintenance and Operations Maintenance and operation of the drainage facilities for this project will be the responsibility of the current owner of the site. The proposed drainage facilities will follow the maintenance and operations guidelines as stipulated in Appendix A of the KCSWDM. A copy of the pertinent guidelines is provided as Section 10 and APPENDIX G of this report. 2.7 Core Requirement #7: Financial Guarantees and Liability The owner of this project (Alliance Residential Company or current owner) will be responsible for maintaining the onsite drainage system. On approval of the Building Permit Plans, a King County Bond Quantity worksheet will be prepared outlining the financial liability of the project and shall be included as APPENDIX E. 2.8 Core Requirement #8: Water Quality This project will result in greater than 5,000 SF of new plus replaced pollution -generating impervious surface, and is therefore required to implement Water Quality measures. Permeable Pavement Surfacing with a 6" filtration layer will be used to provide Basic Water Quality Treatment to treat the PGIS and address this requirement (pending geotechnical approval). 2.9 Core Requirement #9: Flow Control BMPs Since the project will add more than 2,000 SF of new plus replaced impervious surface it must provide onsite flow control BMPs to mitigate the impacts of storm and surface water runoff generated by new impervious surface, new pervious surface, existing impervious surfaces, and replaced impervious surface targeted for mitigation. As described within Sections 1.2.9.2 and 1.2.9.3 of the KCSWDM, there are two methods of satisfying the FCBMP requirement: (1) application of BMPs to the maximum extent feasible using lists specific to the project location, size, and impervious coverage; or (2) using a continuous runoff model to demonstrate compliance with the Low Impact Development (LID) Performance Standard, described below. Since the project is on a lot that is larger than 22,000 SF and is located inside the Urban Growth Area (UGA), the project is subject to Large Lot BMP Requirements listed in Section 1.2.9.2.2 of the KCSWDM, which states that the project must apply FCBMPs to either 20% of the impervious, or 10% of the entire site (whichever is less). 10% of the site is the controlling quantity with 5,209 SF. In order to address this requirement, since concentrated infiltrating BMPs would not be able to meet required setbacks, and there is not enough landscaping to disperse, Permeable Pavement Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 2-2 Technical Information Report Sterling South Center July 2017 Surfacing will be used in the driveway that wraps around the property for a total of 7,402 SF. This is in excess of the required 5,209 SF, therefore no further BMP evaluation is required. Application of Permeable Pavement surfacing will be pursuant to the approval of this measure by the Geotechnical Engineer and will potentially require a 6" treatment layer installed below the Surfacing to treat the PGIS before entering the groundwater table. 2.10 Special Requirement #1: Other Adopted Area -Specific Requirements In addition to the requirements of the KCSWDM, this project shall comply with the drainage requirements of other adopted area -specific plans. Where conflicts may occur between the area - specific plans and the KCSWDM, the area -specific plans shall have precedence. These area -specific plans include: • Critical Drainage Areas (CDAs) — There are no CDAs on or around the projects site. • Master Drainage Plans (MDPs) — A MDP is not required for this project since the project does not qualify for Large Project Drainage Review based on the criteria listed in Section 1.1.2.5 of the KCSWDM. • Basin plans (BPs) — The site lies within the City of Tukwila Surface Water Comprehensive Plan (COT SWCP) and the project meets all requirements stipulated in the COT SWCP. • Salmon Conservation Plans (SCPs) — The project lies within WRIA 9, and therefore is required to comply with the Salmon Habitat Plan published for that area. • Stormwater Compliance Plans (SWCPs) — Specific SWCPs outside those listed above were not encountered. • Lake Management Plans (LMPs) — No LMPs apply to this project since there are no lakes on or adjacent to the project site. • Flood Hazard Reduction Plan Updates (FHRPs) — While King County has adopted the 2006 King County Flood Hazard Management Plan, no flood hazard plans have been proposed on or adjacent to the project site, nor is one present on FEMA mapping. • Shared Facility Drainage Plans (SFDPs) — There are no existing SFDPs, nor are any proposed for the project. 2.11 Special Requirement #2: Flood Hazard Area Delineation N/A. The project does not contain and is not located adjacent to a flood hazard area for a river, stream, lake, wetland, closed depression, marine shoreline, or a King County -mapped channel migration zone. 2.12 Special Requirement #3: Flood Protection Facilities N/A. There are no existing flood protection facilities, such as a levee or revetment, on or adjacent to the project site and the proposed project will not be constructing a new one. 2.13 Special Requirement #4: Source Control Source controls will be applied in accordance with the King County Stormwater Pollution Prevention Manual and King County Code 9.12 as shown in Section 8.2. Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 2-3 Technical Information Report Sterling South Center July 2017 2.14 Special Requirement #5: Oil Control Oil controls must be provided if a project site will have high -use site characteristics or is a redevelopment project proposing $100,000 or more of improvements to an existing high -use site. A high -use site is a commercial or industrial site that: 1) has an expected average daily traffic (ADT) count equal to or greater than 100 vehicles per 1,000 square feet of gross building area; 2) is subject to petroleum storage or transfer in excess of 1,500 gallons per year, not including delivered heating oil; or 3) is subject to use, storage, or maintenance of a fleet of 25 or more diesel vehicles that are over 10 tons net weight (trucks, buses, trains, heavy equipment, etc.). The project site is not expected to have a high daily traffic greater than 100 vehicles per 1,000 square feet of gross building area. Also, the site will not be used to store or transfer petroleum. Lastly, the site will not be subject to use, storage, or maintenance of a fleet of 25 diesel trucks or more that are over 10 tons in net weight. Since the existing site is not a high -use site and the proposed site will be below all thresholds of a high -use site, oil control is not required for this project. 3. OFFSITE ANALYSIS N/A. The project meets Exception #1 in Section 1.2.2 of the KCSWDM as the downstream conditions of the site are monitored and documented by Tukwila. The two existing downstream drainage issues in Andover Park W are slated as future capital projects. 4. FLOW CONTROL, LID, AND WATER QUALITY FACILITY ANALYSIS AND DESIGN The following sections summarize the stormwater flow control and water quality facility analysis and design. 4.1 Existing Site Hydrology The existing conditions of the project site are explained in Section 1.5. The site may receive some offsite flow along the westerly property line, but stormwater entering the site is likely negligible. Stormwater runoff generated onsite is, in the case of the frontage improvements, collected directly by the City of Tukwila's stormwater infrastructure, and in the case of other stormwater, collected and then discharged sub -surface into City of Tukwila's stormwater infrastructure. 4.2 Developed Site Hydrology The developed project site is shown in the project plans and will not substantially change the existing site hydrology, as the existing site is, in large part, already impervious. The project represents a large reduction in PGIS, however it is being replaced with roof area. 4.3 Performance Standards The performance standards and project requirements are provided in section 2 of this report. Davido Consulting Group, Inc. T1R_415 Baker Blvd Tukwila Page 4-4 Technical Information Report Sterling South Center July 2017 The performance standards are summarized as follows: • Although the project site is within a Level 2 Flow Control Area, it does not propose any flow control facilities, as it is exempt from flow control requirements based on Exception #2 on Page 1-46 of the KCSWDM (see Section 2.3 of this report for additional information on Exception #2). • The project triggers Large Lot BMP Requirements, and is applying Permeable Pavement Surfacing to comply with this requirement (see Section 2.9 of this report for additional information). • Water quality is proposed as a 6" filtration layer beneath the Permeable Pavement Surfacing, which would address all PGIS tributary to the site. 4.4 Flow Control System As described in Section 2.3 of this report, the project is exempt from flow control requirements since it will not result in more than a 0.1-cfs difference (when modeled using 1 hour time steps) in the sum of developed 100-year peak flows for those target surfaces subject to this requirement and the sum of pre -developed conditions 100-year peak flows (modeled using same time step unit used to calculate the developed flow, and using current development conditions as required by the Tukwila Surface Water Comprehensive Plan) for the same surface areas. This project meets the 0.1-cfs exemption since runoff from all new and replaced impervious surfaces will not reflect a significant enough increase in impervious surfaces to cause a 0.1 CFS increase. See Table 2 below for WWHM Summary and APPENDIX C for the full WWHM 2012 Report. TABLE 2 — WWHM SUMMARY Flow Discharge Rates Existing Developed Increase Flow Return Period: (CFS) (CFS) (CFS) 2-Year 0.408 0.444 0.036 5-Year 0.519 0.562 0.043 10-Year 0.594 0.641 0.047 25-Year 0.693 0.745 0.052 50-Year 0.768 0.825 0.057 100-Year 0.846 0.906 0.060 4.5 Water Quality System Because the project proposes more than 5,000 SF of PGIS and lies within a basic water quality treatment area, water quality to the "basic water quality" standard is required. In order to address this requirement, the portion of PGIS exclusive of frontage improvements will infiltrate using Permeable Pavement Surfacing with a 6" filtration layer in addition to the standard cross-section per Section C2.7 of the KCSWDM. Pursuant to geotechnical approval, this will collect and treat all target PGIS. Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 4-5 Technical Information Report Sterling South Center July 2017 5. CONVEYANCE SYSTEM ANALYSIS AND DESIGN The existing and proposed conveyance systems are discussed in the following sections. 5.1 Existing Conveyance Existing conveyance features on the parcel include catch basins and storm drain pipe routing water directly to the City of Tukwila's public stormwater infrastructure. The majority of the private drainage and conveyance features will be retired as a result of this project, and new connections to the existing storm mains will be made as necessary. See Section 1.5 for a description of the disposition of stormwater before project. 5.2 Proposed Conveyance Description Proposed onsite conveyance elements include a roof drain and internal routing system, two Type 1 catch basins, and storm drain pipe. All proposed pipes will be sized[ in accordance with Section 1.2.4 of the KCSWDM to convey runoff from the new and replaced impervious surfaces associated with this project for the 100-year stain'. Conveyance calculations shall be included as APPENDIX D. The capacity calculations follow Section 3.2.1 of the KCSWDM, using the WWHM 2012 with 15-minute steps which provides up to a 100-year flow rate for the developed site. All calculations assume that the full project area in its final condition flows directly through the constructed drainage system, which is a conservative assumption. Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 5-6 Technical Information Report Sterling South Center July 2017 6. SPECIAL REPORTS AND STUDIES The following reports and studies have been conducted related to this project: Geotechnical Report: A geotechnical investigation was conducted by PanGEO, Inc. and summarized in a draft report dated May 4, 2017. See Section 1.7 of this report for a summary of the geotechnical report and APPENDIX A for the full draft geotechnical memorandum. Davido Consulting Group, Inc. TIR 415 Baker Blvd Tukwila Page 6-1 Technical Information Report Sterling South Center July 2017 7. OTHER PERMITS The following additional permits are required for this project: • Washington State Environmental Policy Act (SEPA) Review • DOE General NPDES Permit Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 7-1 Technical Information Report Sterling South Center July 2017 8. CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN ANALYSIS AND DESIGN This section summarizes the construction stormwater pollution prevention plan (CSWPPP) analysis and design. The two components of the CSWPPP are the erosion and sedimentation control (ESC) and the stormwater pollution prevention and spill (SWPPS) plans. The CSWPPP has been design to satisfy Core Requirement #5. The analysis and design of the CSWPPP are summarized in the following sections. 8.1 ESC Plan Analysis and Design The ESC design follows the guidelines provided in Section 1.2.5.1 and Appendix D of the KCSWDM. Stabilized entrances will be maintained throughout construction of the site improvements. Straw wattles will be utilized as required, based on site conditions. Site surface drainage will be maintained to prevent ponding and inlet protection will be provided at all existing and proposed catch basins that may receive runoff during construction. Silt fencing will be utilized around stockpiles. Stockpiled soils will be covered. All disturbed areas that will not be paved, will be stabilized by planting and mulching immediately after construction. Interceptor swales running along the north and east property lines will convey the bulk of construction stormwater to a settling pond in the northeast corner. This pond will contain an overflow pipe to convey clean stormwater to the city's stormwater system. The proposed ESC measures are shown on the Site Plan included in APPENDIX B. See TABLE 33 for the proposed erosion and sedimentation control measures and the sequence of the installation. Davido Consulting Group, Inc. TIR 415 Baker Blvd Tukwila Page 8-1 Technical Information Report Sterling South Center July 2017 TABLE 3 Proposed ESC Measures and Construction Sequencing (All ESC Measures Shall Comply with the KCSWDM Appendix D ESC Measure Comment 1 Identify Project Limits Mark by fencing or other means to contain the grubbing and grading activities. 2 Catch Basin Inlet Protection Install catch basin inlet protection in any drainage structures that may collect any stormwater flowing from the construction site. 3 Phase Grubbing and Grading Phase clearing so that only those areas that are actively being worked are uncovered. From October 1 through April 30, no soils shall remain exposed for more than 2 days. From May 1 through September 30, no soils shall remain exposed for more than 7 days. 4 Install Interceptor Swale/Settling Pond/Silt Fence/Straw Wattles Install an interceptor swale along the north and east property lines, leading to a settling pond at the northeast corner. Augment this design as necessary with silt fence/straw wattles as required by site conditions and construction sequencing. 5 Sod/Seed Exposed Areas Cleared areas will be sod/seeded as soon as possible after grading completed (few weeks). 6 Soil Removal Remove excess soil from the site as soon as possible after backfilling. 7 Protect Adjacent Properties Adjacent properties shall be protected from sediment deposition by appropriate use of vegetative buffer strips, sediment barriers or filters, dikes or mulching, or by a combination of these measures and other appropriate BMPs. 8 Street Cleaning Provide for periodic street cleaning to remove any sediment that may have been tracked out. Sediment should be removed by shoveling or sweeping and carefully removed to a suitable disposal area where it will not be re -eroded. 9 Inspect ESC BMPs Inspect all erosion and sediment control BMPs installed regularly, especially after any large storm. Maintenance, including removal and proper disposal of sediment should be done as necessary. Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 8-2 Technical Information Report Sterling South Center July 2017 8.2 Stormwater Pollution Prevention and Spill Plan Design The Stormwater Pollution Prevention and Spill Plan (SWPPS) plan is intended to prevent pollutants from coming into contact with stormwater runoff, surface waters, or groundwater, during construction. Vehicles, construction equipment, sediment from clearing and grading, materials, and chemical storage all have the potential to pollute stormwater during construction. The following BMPs are required during construction of all buildings or structures: • Maintain good housekeeping. This includes designating vehicle, equipment, and chemical storage areas. • Inspect vehicle, equipment, and petroleum product storage and dispensing areas regularly to detect any leaks or spills. • Store and contain liquid materials in such a manner that if the tank leaks, the contents will not discharge into the storm drainage system, surface waters, or groundwater. • Provide maintenance and cleaning of the storm drainage system regularly by removing sediment and debris. • Do not dispose of any wash water to storm drain system. Wash water shall be disposed in the sanitary sewer. • Filter all dewatering water before it is dumped into a catch basin or somewhere offsite. • All spills will be cleaned up immediately and disposed correctly. Do not hose down spill areas to a storm drainage system. • All toxic materials will be stored under cover when not in use or during a rain event. • Use storm drain covers or other similarly effective runoff control measure to prevent sediment and other pollutants from entering catch basins. All ESC and SWPP BMPs will be inspected routinely by the ESC supervisor. All ESC measures will be removed, the site stabilized, and the drainage system cleaned once construction is completed. Both the ESC and SWPP Plans serve as guides as the contractor is required to design a working ESC plan for the site. Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 8-3 Technical Information Report Sterling South Center July 2017 9. BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT The bond quantities, facility summaries, and declaration of covenants/agreements are addressed in the following sections. 9.1 Bond Quantities The bond quantities for the project are to be calculated in King County's Bond Quantities Worksheet, and included as APPENDIX E with final approval. 9.2 Facility Summaries The stoiiuwater facilities are summarized in the Stoiuiwater Facility Summary Sheet, which shall be included in APPENDIX F with final report. 9.3 Declaration of Covenant The King County Declaration of Covenant for Privately Maintained Flow Control and WQ Facilities will be provided by the property owner for the installed facilities. Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 9-1 Technical Information Report Sterling South Center July 2017 10. OPERATIONS AND MAINTENANCE MANUAL All stoiruwater facilities shall be operated and maintained by the property owner in accordance with Appendix A of the KCSWDM, which shall be included in APPENDIX G within final report. Davido Consulting Group, Inc. TIR_415 Baker Blvd Tukwila Page 10-1 Technical Information Report Sterling South Center July 2017 APPENDIX .A Preliminary Geotechnical Report Davido Consulting Group, Inc. TIR 415 Baker Blvd Tukwila GEOTECHNICAL ENGINEERING REPORT (DRAFT) PROPOSED DEVELOPMENT 415 BAKER BOULEVARD TUKWILA, WASHINGTON Project No. 17-120 May 4, 2017 Credit: Google Earth Prepared for: Alliance Residential Company INCORPOR ATED 3213 Eastlake Avenue East, Ste B Seattle, Washington 98102-7127 Tel: 206.262.0370 Fax: 206.262.0374 PanGE® INCORPOR Geotechnical & Earthquake Engineering Consultants May 4, 2017 File No. 17-120.200 Alliance Residential Company I Pacific Northwest 1325 4th Avenue, Ste. 1005 Seattle, WA 98101 Attn: Jeremiah Jolicoeur Subject: Geotechnical Report - DRAFT Proposed Development 415 Baker Boulevard, Tukwila, Washington Dear Mr. Jolicoeur: As requested, PanGEO, Inc. completed a geotechnical engineering study to assist you and your project team with the design and construction of the proposed development in Tukwila, Washington. The results of our study are summarized in the attached draft report. We will finalize this report once we receive review comments from the project team. This report incorporates recommendations presented in our Geotechnical Engineering Feasibility Evaluation, dated April 19, 2017. In summary, the site is underlain by about 10 feet of undocumented fill soil over a thick layer of alluvium, which generally consists of interlayered clay, silt and loose to medium dense silty sand and sand. In our opinion, a feasible foundation support option consists of supporting the structure on a shallow mat or structural slab foundation bearing on ground improved with aggregate piers. We appreciate the opportunity to work with you on this project. Sincerely, Jon C. Re opf, P.E. Senior Project Geotechnical Engineer Encl.: Geotechnical Report - DRAFT 3213 Eastlake Avenue East, Suite B Seattle, WA 98102 Tel: (206) 262-0370 Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 TABLE OF CONTENTS Page 1.0 INTRODUCTION 1 2.0 SITE AND PROJECT DESCRIPTION 1 3.0 SUBSURFACE EXPLORATIONS 2 3.1 CONE PENETROMETER TEST 2 3.2 PREVIOUS SUBSURFACE INVESTIGATIONS 2 4.0 SUBSURFACE CONDITIONS 3 4.1 GEOLOGY 3 4.2 SoIL 3 4.3 GROUNDWATER 3 5.0 SEISMIC CONSIDERATIONS 4 5.1 SITE CLASS 4 5.2 SEISMIC DESIGN PARAMETERS 5 5.3 SOIL LIQUEFACTION 5 5.3.1 Analysis Results 6 5.3.2 Mitigation Measures 6 6.0 GEOTECHNICAL RECOMMENDATIONS 7 6.1 FOUNDATION SYSTEM 7 6.2 GROUND IMPROVEMENT WITH AGGREGATE PIERS 7 6.3 STRUCTURAL FILL LAYER 8 6.4 MAT FOUNDATION OR STRUCTURAL SLAB WITH THICKENED FOOTINGS 8 6.5 LATERAL RESISTANCE 9 7.0 CONSTRUCTION CONSIDERATIONS 9 7.1 SITE CONDITIONS AND PREPARATION 9 7.2 TEMPORARY EXCAVATION 9 7.3 DEWATERING 10 7.4 STRUCTURAL FILL AND COMPACTION 10 7.5 EROSION AND DRAINAGE CONSIDERATIONS 10 7.6 WET WEATHER EARTHWORK AND EROSION CONSIDERATIONS 11 8.0 LIMITATIONS 12 9.0 REFERENCES 14 17-120.415 baker blvd_rpt.doc i PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 ATTACHMENTS: Figure 1 Figure 2 Vicinity Map Site and Exploration Plan LIST OF APPENDICES: Appendix A: Summary CPT Data Figure A-1 — Log of CPT-1 Figure A-2 — Log of CPT-2 Figure A-3 — Dissipation test, CPT-2 Figure A-4 — Log of CPT-3 Figure A-5 — Seismic CPT-2 Results Appendix B: Previous Subsurface Investigations Logs of Previous Borings B-1 and B-2, and CPT-1 and CPT-2 (GEI, 2013) Logs of Previous Borings KSB-01 and KSB-02 (KI, 1994) 17-120_415 baker blvd_rpt.doc ii PanGEO, Inc. GEOTECHNICAL ENGINEERING REPORT - DRAFT PROPOSED DEVELOPMENT 415 BAKE BOULEVARD TUKWILA, WASHINGTON 1.0 INTRODUCTION This report presents the results of our geotechnical engineering study that was undertaken to support the design and construction of the proposed development in Tukwila, Washington. Our study was performed in general accordance with our mutually agreed scope of work as outlined in the Baker Boulevard Agreement for Consulting Services, dated April 4, 2017. Our service scope included reviewing readily available geologic data in the vicinity of the project site, conducting a site reconnaissance, advancing three Cone Penetrometer Tests (CPT), and performing engineering analyses to develop the geotechnical recommendations outlined in this report. This report incorporates recommendations presented in our Geotechnical Engineering Feasibility Evaluation, dated April 19, 2017. 2.0 SITE AND PROJECT DESCRIPTION The subject site is located at 415 Baker Boulevard in Tukwila, Washington. The site is situated at the southwest corner of the intersection of Baker Boulevard and Andover Park East, as depicted in Figure 1, and is bordered by low-rise commercial developments to the west, and a high-rise residential structure to the south (currently under construction). An aerial photo of the project site is shown on the attached Figure 2. The site is currently occupied by a two-story commercial building located in the middle of the site. The remainder of the site consists of at -grade asphalt parking. A topographic survey was not available at the time of our study, but based on our field observations, the site is practically level. As currently planned, the proposed development will consist of two levels of concrete structure for parking, and five levels of wood -framed residential space. No basement excavations are proposed. 3213 Eastlake Ave E Ste 13 Seattle, WA 98102 Tel (206) 262-0370 Fax (206) 262-0374 Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 3.0 SUBSURFACE EXPLORATIONS 3.1 CONE PENETROMETER TEST The subsurface exploration program for this project consisted of three (3) cone penetrometer tests (CPT) designated CPT-1 through CPT-3. A CPT consists of pushing an instrumented cone, approximately 1-inch in diameter, through the soil from a truck mounted reaction frame. The resistances to continuous penetration encountered by the cone tip and adjacent friction sleeve exhibit high sensitivity to changes in soil type, providing data on soil behavior types and correlated strength parameters. CPTs were conducted at the site on April 14, 2017, using a truck -mounted rig owned and operated by In Situ Engineering. The locations of the tests were selected within the constraints of existing structures, underground utilities, overhead utilities, and surface access considerations. The approximate CPT locations were measured in the field from on -site features, and are plotted on the attached Figure 2. The cones were pushed to maximum depths of about 120 feet below the ground surface. Geotechnical properties were recorded during cone penetration testing, including tip resistance, friction ratio, and pore pressure. These properties were used to estimate soil behavior type and equivalent Standard Penetration Test (SPT) N-values. Summary CPT logs and the results of dissipation tests and shear wave velocity testing are included in Appendix A. 3.2 PREVIOUS SUBSURFACE .INVESTIGATIONS We reviewed the results of previous soil explorations performed in the project vicinity, including soil borings and CPTs completed by others for the new high-rise development currently under construction directly south of the subject site. In addition, we also reviewed the results of two older test borings also advanced to the south of the subject site, for previous developments. The site and exploration plan attached to this report (Figure 2) depicts the locations of the previous explorations, and the summary logs are included in Appendix B of this report. 17-120_415 baker blvd_rpt.doc Page 2 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 4.0 SUBSURFACE CONDITIONS 4.1 GEOLOGY According to Geologic Map of the Des Moines 7.5' Quadrangle, King County, Washington (Booth, D.B., Waldron, H.H. and Troost, K.G., 2,004), the project site is underlain by fills overlying recent alluvium. Booth et al. described recent alluvium deposits as generally consisting of interbedded, loose to very loose sand to silty sand, and soft to medium stiff silt and clay with occasional thin peat seams and some organics. 4.2 SOIL Based on the results of previous and recent subsurface explorations, we summarize the site subsurface conditions as the following: Unit 1: Fill — The site is underlain by about 8 to 11 feet of fill material. Fill was encountered at all three CPT locations, as well as at the locations of the previous explorations south of the site. The fill generally consists of a mixture of loose to dense sandy silt and silty sand with gravel, as well as soft to stiff silts and clays. Wood fragments and debris may also be present in the fill layer. Unit 2: Alluvium — Underlying the fill, alluvium was encountered at all locations to the termination depth of the explorations. The alluvium generally consists of interlayered medium stiff to stiff silt and clay, and loose to medium dense silty sand and sand, to about 65 feet below the ground surface. Betweena depth of about 50 and 65 feet, the alluvium consist of a medium dense to dense sandy silt, silty sand and sand. Below 65 feet, the explorations encountered relatively uniform medium stiff sandy silt and clay. At a depth of about 130 to 150 feet below the ground surface, dense soils are anticipated based on the previous explorations advanced south of the subject site. The subsurface conditions encountered in the explorations are consistent with the mapped geology. 4.3 GROUNDWATER The groundwater level was rneasured in the previous test borings south of the site around 13 feet below grade. The groundwater level at the site was also estimated to be about 13 17-120_415 baker blvd rpt.doc Page 3 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 feet deep at the time of the recent CPT explorations. It should be noted that groundwater depths are likely to vary depending on seasonal precipitation, local subsurface conditions, and other factors. Groundwater levels and seepage rates are normally highest during the winter and early spring. 5.0 SEISMIC CONSIDERATIONS 5.1 SITE CLASS We anticipate that the seismic design of the building will be accomplished in accordance with the 2012/2015 International Building Code (IBC). The IBC seismic design parameters are in part based on the site soil conditions and site classifications. According to Section 1613.3.2 of the 2012/15 IBC, the site shall be classified as Site Class A, B, C, D, E or F in accordance with Chapter 20 of ASCE 7. According to ASCE 7, the site soil can be classified as Site Class F because of the potential of the saturated alluvial soils to liquefy during a strong seismic event. However, footnote "b" in. Tables 1613.3.3(1) and 1613.3.3(2) indicates that the values of site coefficients (Fa and F,) for Site Class F shall be determined in accordance with Section 11.4.7 of ASCE-7, which states that "A site response analysis shall be performed in accordance with Section 21.1 for structures on Site Class F sites, unless the exception to Section 20.3.1 is applicable." Section 20.3.1 (1) of ASCE-7 states that "For structures having fundamental periods of vibration equal to or less than 0.5 s, site response analysis is not required to determine spectral accelerations for liquefiable soils. Rather, a site class is permitted to be determined in accordance with Section 20.3 and the corresponding values of Fa and Fv determined from Tables 11.4-1 and 11.4-2." In other words, for structures with a period of vibration equal to or less than 0.5 second and situated on liquefiable soils, the IBC/ASCE-7 exception allows the values of Fa and F, for liquefiable soils be taken equal to the values of site class deteiiiiined without regard to soil liquefaction. Based on the proposed dimensions of the structure, we anticipate that the building's fundamental period of vibration is less than 0.5 second. If this assumption is correct, which will need to be verified by the structural engineer, based on the results of the shear wave velocity measurements conducted during CPT-2, it is our opinion that Site Class E is most appropriate for the project. However, if the fundamental period of the proposed building is equal to or greater than 0.5 seconds, a site -specific ground response analysis 17-120_415 baker blvd_rpt.doc Page 4 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 will be required. If required, PanGEO is available to perform the site -specific ground response analysis under a separate scope of work. 5.2 SEISMIC DESIGN PARAMETERS The following provides seismic design parameters for the site that are in conformance with the 2012/2015 edition of the International Building Code (IBC), which specifies a design earthquake having a 2% probability of occurrence in 50 years (return interval of 2,475 years), and the 2008 USGS seismic hazard maps. These values are provided based on the assumption that the fundamental period of the building is less than 0.5 second (see additional discussions in Section 5.1 of this report). Site Class Spectral Acceleration at 0.2 sec. (g) Ss Spectral Acceleration at 1.0 sec. (g) Si Site Coefficients Design Spectral Response Parameters Fa FIT SDS SDI E 1.45 0.54 0.9 2.4 0.87 0.86 The spectral response accelerations were obtained from the USGS Earthquake Hazards website (2008 data) for the project latitude and longitude. 5.3 SOIL LIQUEFACTION Liquefaction occurs when saturated sands are subjected to cyclic loading, and causes the pore water pressure to increase in the sand thereby reducing the inter -granular stresses. As the inter -granular stresses are reduced, the shearing resistance of the sand decreases. If pore pressures develop to the point where the effective stresses acting between the grains become zero, the soil particles will be in suspension and behave like a viscous fluid. Typically loose, saturated, clean granular soils, that have a low enough permeability to prevent drainage during cyclic loading, have the greatest potential for liquefaction, while more dense soil deposits with higher silt or clay contents have a lesser potential. Soil liquefaction may cause the temporary loss/reduction of foundation capacity and settlement. 17-120 415 baker blvd_rpt.doc Page 5 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 Because loose to medium dense, saturated, sand, silty sand, and sandy silt were encountered in the subsurface explorations advanced at the site, we evaluated the potential risk of liquefaction of the site soils during an IBC level earthquake (i.e. 2475- year event). The analysis utilized the data collected from CPT-1, CPT-2 and CPT-3, and the CPT Liquefaction Assessment Software CLiq v.2.1.6.11 developed by GeoLogismiki. The Boulanger & Idriss (2014) assessment method was utilized in our analyses. A peak ground acceleration associated with the IBC level earthquake of 0.58g was used to determine the risk of liquefaction, and to estimate ground settlements associated with the potentially liquefiable soils. 5.3.1 Analysis Results The results of the analyses indicate that the majority of the soils between a depth of about 13 feet (i.e. the groundwater level) and 65 feet below the ground surface have a moderate to high potential of liquefaction during the IBC level event. Based on the results of our analyses, settlement of the ground surface due to liquefaction of the site soils during the large, IBC -level earthquake may be on the order of about 5'/z to 8 inches. The ground settlements would be less for smaller earthquakes with a shorter return period, and a lower peak ground acceleration (PGA). For example, during the 2001 Nisqually earthquake, the project area experienced a PGA of around 0.2g, which, according to our analyses, would have resulted in ground settlements of around 3 to 6 inches. It may be noted, however, that significant ground settlements or damage due to liquefaction was not reported in the Tukwila area from the 2001 Nisqually Earthquake. Based on the difference in soil conditions encountered in the CPTs advanced at the site, the analysis indicates that differential ground settlements across the site may be on the order of 2% inches. 5 3.2 Mitigation Measures Based on the results of our analyses, and the high risk of liquefaction at the site, the potential for liquefaction of the soils should be considered in design. Foundations bearing on or directly above potentially liquefiable soils could experience seismically induced settlements causing distress and damage to building elements. For this reason, as described in report Section 6.0 below, we recommend that the proposed building be 17-120_415 baker blvd_rpt.doc Page 6 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 supported by a thick layer of improved ground. The ground improvement method, such as aggregate piers, will not only densify a thick layer of soil below the development, but will also mitigate the potential for liquefaction in the improved layer. In addition to ground improvement, we recommend that the foundation system of the building consist of a mat foundation or a structural slab with thickened footings. The rigid foundation system will improve the performance of the structure by reducing the potential for damage if some differential settlement occurs due to liquefaction below the improved ground. 6.0 GEOTECHNICAL RECOMMENDATIONS 6.1 FOUNDATION SYSTEM Based on the subsurface conditions encountered in the current and previous explorations, the site is underlain by loose to medium dense sands and medium stiff silts and clays to depths of over 120 feet below the ground surface. In addition, a majority of the soils below the site are prone to liquefaction during the IBC -level earthquake. As such, in our opinion a conventional shallow foundation system is not appropriate to support the proposed seven -level building. While a deep foundation system is technically feasible, due to the depths of dense soil, in our opinion piles would not be economically feasible for the currently proposed development. In our opinion, a feasible foundation support option consists of supporting the proposed structure on shallow mat or structural slab with thickened footings bearing on improved ground. 6.2 GROUND IMPROVEMENT WITH AGGREGATE PIERS In our opinion, a feasible soil improvement technique consists of improving the loose to medium dense sand, silty sand and medium stiff silt and clay below the proposed structure with aggregate piers. Aggregate piers consist of compacting columns of well - graded crushed rock to increase the bearing capacity of poor soils, and to reduce settlements. Because the aggregate piers increase the stiffness of the subsurface soils, and provide additional drainage pathways for excess pore water pressure during a seismic event, the potential for earthquake induced liquefaction in the improved soils is mitigated. Although aggregate piers would mitigate the potential for liquefaction within the improved zone, the potential for liquefaction would still remain below the zone of ground improvement to a depth of about 65 feet. As such, the potential for settlements of the 17-120_415 baker blvd_rpt.doc Page 7 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 improved soil mass during a seismic event remains. We anticipate that total settlements could be on the order of 3 to 6 inches due to liquefaction, and differential settlement across the site would be on the order of 1 to 2 inches. Provided that a rigid mat or slab foundation is utilized, as described below, in our opinion the potential damage due to the 1 to 2 inches of differential settlement would not pose a life safety issue for the occupants and would not significantly impede entrance or egress from the structure following the large earthquake. However, some damage to the building should be anticipated. Because specialty contractors install aggregate piers using a proprietary system, the contractor determines the lengths and spacing of piers, the allowable soil bearing pressure of the improved soil, improved soil characteristics and anticipated settlements. Specifically, the specialty contractor is responsible for the ground improvement design, and will provide design drawings and calculations stamped by a registered professional engineer. For planning purposes, however, we anticipate that the aggregate piers will be generally spaced about 8 feet on center. The piers will likely be spaced closer, however, under concentrated loads, such as column loads. We anticipate that the aggregate piers will need to extend about 30 to 40 feet below the ground surface to create an adequately thick improved soil mass on which the foundation can bear. 6.3 STRUCTURAL FILL LAYER To improve the performance of the foundation system, and provide a drainage pathway for excess pore water pressure during a seismic even, we recommend that a 1-foot thick layer of clean crushed rock, which may be the same rock material used for aggregate pier construction, be placed and compacted over the footprint of the building. The crushed rock will provide a firm, uniform bearing surface for the slab foundation, and will also serve as a clean working surface for slab construction. 6.4 MAT FOUNDATION OR STRUCTURAL SLAB WITH THICKENED FOOTINGS A mat foundation (or structural slab with thickened footings) may be constructed on the crushed rock layer placed over the area of ground improvement. A mat foundation would be designed so that is sufficiently stiff to spread the concentrated column loads out over a wide area. A mat foundation or structural slab will reduce the effects of potential 17-120_415 baker blvd rpt.doc Page 8 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 differential settlement of adjacent columns, and will perform better than isolated column footings during an earthquake, in the event that the underlying soils liquefy and settle. With the subgrade improvement described above, we recommend the use of a modulus of subgrade reaction of 150 pci for mat slab design. If the foundation will be designed as footings tied together with a structural slab, for initial estimating purpose, we anticipate that footings bearing on the improved ground could be sized based on an allowable bearing pressure of about 5 to 6 ksf, but this will be ultimately determined by the ground improvement design engineer. 6.5 LATERAL RESISTANCE Lateral forces from wind or seismic loading may be resisted by a combination of passive earth pressures acting against the embedded portions of the mat foundation, and by friction acting on the base of the slab. Passive resistance values may be determined using an equivalent fluid weight of 350 pounds per cubic foot (pcf). This value includes a factor of safety of at least 1.5 assuming that properly compacted structural fill will be placed adjacent to the sides of the foundation. A friction coefficient of 0.4 may be used to deteirnine the frictional resistance at the base of the slab. This coefficient includes a factor of safety of approximate 1.5. However, if a vapor barrier or other waterproofing measures are installed directly below the concrete slab, the frictional resistance will need to be reduced, or not relied upon for base friction. 7.0 CONSTRUCTION CONSIDERATIONS 7.1 SITE CONDITIONS AND PREPARATION As described above, the surficial soils at the site are expected to consist of sandy silt and silty sand with some clay, gravel, and possible fill debris. The site soils are anticipated to be moisture sensitive, and will become disturbed when wet. 7.2 TEMPORARY EXCAVATION In general, maximum temporary excavation depths are expected to be less than about 6 feet. Temporary excavations greater than 4 feet deep should be properly sloped or shored. All temporary excavations should be performed in accordance with Part N of WAC (Washington Administrative Code) 296-155. The contractor is responsible for 17-120_415 baker blvd_rpt.doc Page 9 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 maintaining safe excavation slopes and/or shoring. For planning purposes, the temporary excavations in the upper loose to medium dense fill may be sloped to as steep as 1 H:1 V (Horizontal:Vertical). The temporary cut slopes should be re-evaluated by a representative of PanGEO during construction based on actual observed soil conditions. 7.3 DEWATERING We anticipate that excavations deeper than about 12 to 13 feet will encounter groundwater. We recommend not extending the foundation elements below the groundwater level, as dewatering expenses would likely be significant. The contractor should be prepared to provide a temporary dewatering system for excavations, such as utility trenches, if they will extend about 12 to 13 feet below existing grades. 7.4 STRUCTURAL FILL AND COMPACTION We recommend that the 1-foot thick gravel layer below the mat slab consist of the same or similar graded clean crushed rock as used in the aggregate piers. Alternatively, a crushed rock such as Permeable Ballast, per WSDOT Standard Spec. 9-03.9(2) may be used. If structural fill is needed at the site in other areas, we recommend using a granular fill material such as Gravel Borrow (WSDOT 9-03.14(1)), Seattle Type 17 gravel borrow, or other approved equivalent. The structural fill should be moisture conditioned to within about 3 percent of optimum moisture content, placed in loose, horizontal lifts less than 8 inches in thickness, and systematically compacted to a dense and unyielding condition, and to at least 95 percent of the maximum dry density, as determined using test method ASTM D 1557. 7.5 EROSION AND DRAINAGE CONSIDERATIONS Surface runoff can be controlled during construction by careful grading practices. This may include the construction of shallow, upgrade perimeter ditches or low earthen berms to collect runoff and prevent water from entering the excavation. All collected water should be directed to a positive and permanent discharge system such as a storm sewer. It should be noted that some of the site soils are prone to surficial erosion. Special care should be taken to avoid surface water on open cut excavations, and exposed slopes should be protected with plastic sheeting. 17-120_415 baker blvd_rpt.doc Page 10 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 Permanent control of surface water and roof runoff should be incorporated in the final grading design. In addition to these sources, irrigation and rain water infiltrating into any landscape and/or planter areas adjacent to paved areas or building foundations should also be controlled. Water should not be allowed to pond immediately adjacent to buildings or paved areas. All collected runoff should be directed into conduits that carry the water away from pavements or the structure and into stoiin drain systems or other appropriate outlets. Adequate surface gradients should be incorporated into the grading design such that surface runoff is directed away from structures. 7.6 WET WEATHER EARTHWORK AND EROSION CONSIDERATIONS The fill soils at the site are expected to contain a moderate to high amount of fines, and are therefore considered moisture sensitive. As a result, it may be more economical to perform earthwork in the drier summer months to reduce the potential of site soils becoming soft due to excessive moisture. Any softened soils should be removed and replaced with structural fill. General recommendations relative to earthwork performed in wet weather or in wet conditions are presented below: • Because site soils are considered moisture sensitive, all subgrade surfaces should be protected against inclement weather. • Earthwork may need to be performed in small areas to minimize subgrade exposure to wet weather. Excavation or the removal of unsuitable soil should be followed promptly by the placement and compaction of structural fill. The size and type of construction equipment used may have to be limited to reduce soil disturbance. • During wet weather, the allowable fines content of the structural fill should be reduced to no more than 5 percent by weight based on the portion passing 3/4- inch sieve. The fines should be non -plastic. • The ground surface within the construction area should be graded to promote run-off of surface water and to prevent the ponding of water, and to prevent surface water from entering the excavations. 17-120_415 baker blvd_rpt.doc Page 11 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 • Bales of straw and/or geotextile silt fences should be strategically located to control erosion and the movement of sediment. Erosion control measures should be installed along all the property boundaries. • Excavation slopes and soils stockpiled on site should be covered with plastic sheeting. • Under no circumstances should soil be left uncompacted and exposed to moisture. 8.0 LIMITATIONS We have prepared this report for use by Alliance Residential Company and the project team. Recommendations contained in this report are based on a site reconnaissance, a subsurface exploration program, review of pertinent subsurface information, and our understanding of the project. The study was performed using a mutually agreed -upon scope of work. Variations in soil conditions may exist between the explorations and the actual conditions underlying the site. The nature and extent of soil variations may not be evident until construction occurs. If any soil conditions are encountered at the site that are different from those described in this report, we should be notified immediately to review the applicability of our recommendations. Additionally, we should also be notified to review the applicability of our recommendations if there are any changes in the project scope. The scope of our work does not include services related to construction safety precautions. Our recommendations are not intended to direct the contractors' methods, techniques, sequences or procedures, except as specifically described in our report for consideration in design. Additionally, the scope of our work specifically excludes the assessment of environmental characteristics, particularly those involving hazardous substances. We are not mold consultants nor are our recommendations to be interpreted as being preventative of mold development. A mold specialist should be consulted for all mold -related issues. This report may be used only by the client and for the purposes stated, within a reasonable time from its issuance. Land use, site conditions (both off and on -site), or other factors including advances in our understanding of applied science, may change 17-120_415 baker blvd rpt.doc Page 12 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 over time and could materially affect our findings. Therefore, this report should not be relied upon after 24 months from its issuance. PanGEO should be notified if the project is delayed by more than 24 months from the date of this report so that we may review the applicability of our conclusions considering the time lapse. It is the client's responsibility to see that all parties to this project, including the designer, contractor, subcontractors, etc., are made aware of this report in its entirety. The use of information contained in this report for bidding purposes should be done at the contractor's option and risk. Any party other than the client who wishes to use this report shall notify PanGEO of such intended use and for permission to copy this report. Based on the intended use of the report, PanGEO may require that additional work be performed and that an updated report be reissued. Noncompliance with any of these requirements will release PanGEO from any liability resulting from the use this report. Within the limitation of scope, schedule and budget, PanGEO engages in the practice of geotechnical engineering and endeavors to perform its services in accordance with generally accepted professional principles and practices at the time the Report or its contents were prepared. No warranty, express or implied, is made. We appreciate the opportunity to be of service to you on this project. Please feel free to contact our office with any questions you have regarding our study, this report, or any geotechnical engineering related project issues. Sincerely, PanGEO, Inc. DRAFT DRAFT Jon C. Rehkopf, P.E. Siew L. Tan, P.E. Senior Project Geotechnical Engineer Principal Geotechnical Engineer 17-120_415 baker blvd rpt.doc Page 13 PanGEO, Inc. Geotechnical Engineering Report - DRAFT Proposed Development - 415 Baker Blvd., Tukwila, WA May 4, 2017 9.0 REFERENCES ASCE/SEI 7-10, Minimum Design Loads for Buildings and Other Structures, American Society of Civil Engineers, 2010. Booth, D.B., Waldron, H.H. and Troost, K.G., 2004, Geologic Map of the Des Moines 7.5' Quadrangle, King County, Washington, scale 1:24,000. GeoEngineers, Inc., 2013, Borings logs B-1 and B-2 from report: Geotechnical Design Services, Washington Place Development, Tukwila, Washington, for Great Wall Development, January 31, 2014. Kleinfelder, Inc., 1994, Geotechnical Investigation Report, Circuit City Store Tukwila (Mcconkey's), 223 Andover Park East, Tukwila, Washington. International Building Code (IBC), 2015, International Code Council. WSDOT, 2016, Standard Specifications for Road, Bridges, and Municipal Construction. 17-120_415 baker blvd rpt.doc Page 14 PanGEO, Inc. 1', _3 c 0. P` c•y' y,:.F i ti .1 rz; :n :r, e . 47th c. r1 r '- 1")t i' �TTfprnCyke, ,E' ,Elementary Sc t . $ r� 1 STi+M S` • react ^�, � r { ' M at Or' Q �' . ,, _ r. y 7-72 0+.t'te+ el.: 1 ''via` 11 9 -20 A Not to Scale S 153rd a rtairvrita PIr11y Rotes 1 Bowling ent soasp 0westfielc Scutnce,ter 11 p T!+e Cie •Sarre Target" ri Baker aya Site Location o SC tP c ter Psaze "Parkway &pa e S' opva+g come Macy s tog. 1 cs Q a^6 Operaboes -k Er F • "Best Buy ti !�C'r L P 4 Stkah 13 a� T kndaFa Y Cu^ Ce^te• & SOUTFiCENTER Z f�'ril Or t COS1C0 Wr acs.Ver ��-''- Sams C3 51r.. er Bird. ..F QMaskiactaers Mineral O T N C h'Tery Q C,r Dr l • L Reference: Google Terrain Map MC JAW nICfAnyt(1 PanGE I N C O R P O R A T E D Proposed Development 415 Baker Boulevard Tukwila, Washington VICINITY MAP Project No. 17-120 1 17-120_Figure2_ Exploration Plan.grf 5/2/17 (16:47) JCR • • - • __ -z IN= • CPT.•3 — = PROJECT _ --s SITE • = - • • - • - - • CPT-1 - B-1 -1,-=:30.- • , • • • • _-= •-•- • K S B - 0 2 = s 1NASH INGTON PLACE DEVELOPMENT (UNDER CONSTRUCTION) 7:-L 'map B-2 - - (2013) ----- --- r.-Te:ere-A,re.a-rea - - . - Vr (CPT located —50' south of plotted location) Approx. Scale 1" = 40' Legend: CPT-1 V CPT Designation & Location (PanGEO, 2017) B-1 + Existing Test Boring (GEI, 2013) CPT-1 V (2013) Existing CPT (GEI, 2013) KSB-01 Existing Test Boring (KI, 1994) Note: Summary logs for CPT-1 through CPT-3 (PanGEO, 2017) are presented in Appendix A. Summary logs for existing borings and CPT are presented in Appendix B. PanGE® IN Proposed Development 415 Baker Boulevard Tukwila, Washington SITE & EXPLORATION PLAN Project No. Figure- Nc,. 17-120 2 APPENDIX A SUMMARY CPT DATA PanGEO Depth (ft) Tip Resistance Qt TSF 0 0 20 40 60 80 100 120 140 a 1 sensitive fine grained 2 organic material 3 clay In Situ Engineering *Soil behavior type and SPT based on data from UBC-1983 Operator: Mayfield Sounding: CPT-01 Cone Used: DDG1263 Friction Ratio CPT Date/Time: 4/14/2017 12:22:10 PM Location: Tukwila Job Number: 17-120 Pore Pressure Fs/Qt (%) Pw PSI 300 0 10 -20 I I • 1 II 1 i--1I 4- II II 11 III -l-1 III 11 III Maximum Depth = 120.08 feet 4 silty clay to clay 5 clayey silt to silty clay 6 sandy silt to clayey silt Soil Behavior Type* Zone: UBC-1983 180 0 12 I I I I IIIII IIIIIIIII III1I1I IIIIIII IIIIIII L1111IL IIIIIII 1111111 IIIIIII II1II1I IIIIIII III1I1I LILILIL IIIIIII I111111 II11III IIIIIII IIIIIII II11fll 4-14-- III1I 1IIIII1I III IIII 11111111 I H I I I 1 111111 �-- II11 1III IIIII III II1II1 II II111 II II ICI II 14-I +I�I-H IIII IIII1 IIIIIII IIIII1I IIIII IIII I1IIIIII IIIII I LJ IL IIII IIIIIIII IIIIIIII IIIIIIII IIIII IIIII ILIIL 1IIII IIIIII II IIII II I -I I-4- IIIII IIII IIIII IIIIIII IIIIII IIIIII 1-IHI4- III1I IIIII III1I I I IIII amen I +I H I+ II111 IIIII IIII 1IIII IIII 11111 H Ifi I1IIIIIII IIIIIIIII IIIIIIIII 1IIIIII1I IIIIIIIII 11111111 Depth Increment = 0.164 feet • 7 silty sand to sandy silt 8 sand to silty sand 9 sand SPT N* 60% Hammer 0 60 —I I I I I � I I I I I I I I- I I I I I I I I I I I I- I I I I I I I I I I I H I- I I I I I I I I I I I H I- I I I I I I I I I I I • 10 gravelly sand to sand • 11 very stiff fine grained (*) 12 sand to clayey sand (*) Figure A-1 PanGEO Depth (ft) Tip Resistance QtTSF 0 0 20 40 60 80 100 120 140 1 sensitive fine grained 2 organic material 3 clay In Situ Engineering *Soil behavior type and SPT based on data from UBC-1983 Operator: Mayfield Sounding: CPT-02 Cone Used: DDG1263 Friction Ratio CPT Date/Time: 4/14/2017 7:34:23 AM Location: Tukwila Job Number: 17-120 Pore Pressure Fs/Qt (%) Pw PSI 300 0 10 -20 I-4 l '_ I I 11 1 1 T-T IIII IIII IIII L11111L 111111 I (IIIII I IIIIIII IIIII (IIII IIIIIII LIL111L IIIIIII HH tI 11- I J- 14- I J-� IIIIIII IIIII1I IIIIIII IIIIIII IIIIIII IIIIIII a-1 - I - I -I-- 111111I IIIIIII (IIII (IIII (IIII 11111 -1 -f- I i-1-H II1111I IIIIIII IIIIIII IIIIIII IIIIIII IIIII tt11-1- IIIIIII II11III 1III IIIIIII IIIIIII( (II11III Maximum Depth = 120.24 feet ▪ 4 silty clay to clay 5 clayey silt to silty clay ▪ 6 sandy silt to clayey silt Soil Behavior Type* SPT N* Zone: UBC-1983 60% Hammer 180 0 12 0 IIII IIIIIII III-II1I (IIIII IIIIIII IIIIIII_ LI LI I IL IIIIIII IIIIIII IIIIIII IIIIIII IIIIIII IIIIIII L111IIJ_ IIIIIII IIIIIII IIIIIII IIIIIII IIIIIII IIIIIII 114-141� IIIII 1IIII IIIII IIIII IIII I I I III -1 14-- IIIII 111 III II IIII III IIIII 111 I`+I11111 II -H -hi +I I-H IIII 11 II1II1I IIIIIII IIIIIII (IIIII IIIII Ilt1t'htI-t- IIIIII1I IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII 11 1 11 11 I II II II U IL 11 Depth Increment = 0.164 feet • 7 silty sand to sandy silt 8 sand to silty sand ▪ 9 sand I I I I I I 1 L L I 1 1 1 1 1 1 I I I 1LLI— I 1 I I 1 I I 1— I 1 1 1 I I I 1 1 1 I I 1 I I 1 I I F f - I 1— I I I 1 1 I I I I I I 1 t 1- I— I 1 1 1 I I 1 I I II 60 IN 10 gravelly sand to sand ■ 11 very stiff fine grained (*) 12 sand to clayey sand (*) Figure A-2 PanGEO Operator Mayfield Sounding: CPT-02 Cone Used: DDG1263 CPT Date/Time: 4/14/2017 7:34:23 AM Location: Tukwila Job Number: 17-120 Selected Depth(s) (feet) —75.951 1- -- r T T 1- I r - - I-- -1- F 1-1 I- 1 1- - - I-, 1 1 I - + I- -- i s- + 1- - 1 I LI' I _I 1 I 1 11 1Hill 1 1 I I 1 i 1 1 1 i ! I I I I I I I I l i! -- �-- I i 1 1 1 11 1 1 1 1 1 • 1 1 11 1 1 11 I 1 1 1 1 80— +1+'1 - I-+ + 1--1' +-_ I+I -- ✓-+-I-1-1+ 1 1 1 liI Ii I__ _ _ !_ II 1 1 '_ _ 1 1 1 11 1 1 1 I I 1 I - HI + 1- I • -i- -+-F-iHH 1 ++ 1 1-11++ __ -_ _i rill I 1 1 1 1 1 1 1 1 I I II! I! l i111 I 1 11----- I- -I 70 1 I I 1 1' i I I I I i 11 I 1 1 1 11 1 - 1 - -I t -I 1- 1- - I - + + -I +- I - 1 h 1-'-1 H •- 1- -1 1 -I _1_ L _J 1 _ILiL _I_ L _ 1 _! I, __ 1. 1 L I I__: 1 1 ! . IIII IIIHIII III 1 ; I 1 1 I i II 1 1 I I 1 -- 1- L. - --I- t-,rtl_ 11 I -t +I-1I1 -1-fig,-,:-:1- 1--h*-I- 'rt ' .. 1 1 Ll I- L 4_ 1_ LI 1 _ I_ IL 1 LIJIH 90 60— ' I 1 1 11 1 7 ' I 1 ! 1 I 1 1 - I I I I I I i 1 1 1 1 1 1 1 1 1 1 - -1- -1 t 1 1 t 1 1 + ? -1 I-! 7l - I - - -t t 1 1 rl ' - - rt 1- I -I Irt Pressure 1 1 1 i LI _ -_ 1_ 1 1 1. i_I L _. _ 1 1 Ii Li _ _ -: 1 L 1- I_L (psi) i 1 1 1 1 1 1 I 1 1 1 1 1 1 I' 1! I I I l i ---- I! ! I I IIII, I I I I I I I I I I I 50 — 1 r 'i' 1 t 1 _ _ _ - 1- 1 t- I71 17 -t t 1-H - - 1 7 fi 1- - '-- - -1 -I -- LI ;-I _ _I - -_ J l -I I -I I-- -- I- 1- 1! L, ,- 44 1_ 1- a- 1I 1 I 1 I 1 I - 7 T T 71 71. `- - 71 - 7 T• 1--1 1 1 1 -I T 7 T 1 !- 17 71 17 T T- 1 1 I F - - . -i -r +-1 -i + 4 -1 I 1 H -- -'i - + -k T - - i - 1 k -I 1-1-- 1 1 1 1 1 I 1 I 1 I ! 11 40 I I I I I1 I 1 1 i11 4 rI`-1- T T 1 -ITT ' T-1-1 1 L T 7I-IT - -- - - + -I 4 I--1 1-! I- - -I- I I- ! 1 --1 - -- 4 L I-! H i-- r -I- r 1 I- 1,- 1 1 11 i 1 1 1 1 i 1 1 1 1 1 1 1 1 I I - - - ----- -- I I I II 1 1 111 - -- -I 7 I-1 T-I 1 1 1 T 1-'. 1-1 - 1 1 1 I 1' I I- 30 — - ' -+ 1 i-; i- -' + + 1-H H - - - + I-- I.4 . F- +- -1 F I+ i 1 1 1 I_ 111_ I I I is i I I I I I 1 1 I 1 I 1 1 1 L I -...-1- + 1-+i1• i + + i--H -• - 4--1Hi--- • I -1-41+ _ I 1 I I I 1 I 1 I I I I i1_1 I I 20 1 1 I 1 1 I I1 1 1 I i Ili I 1 11 I I I� 1.I 1 10 100 1000 10000 Time: (seconds) In Situ Engineering Figure A-3 PanGEO Depth (ft) Tip Resistance Qt TSF 0 0 1 1 1 20 -�--I--I- 1 I 40 _ L _1- J _ 1 1 I 1 1 60 I I 1 1 1 80 100 120 140 • 1 sensitive fine grained ▪ 2 organic material 3 clay In Situ Engineering *Soil behavior type and SPT based on data from UBC-1983 Operator: Mayfield Sounding: CPT-03 Cone Used: DDG1263 Friction Ratio Fs/Qt (%) 300 0 10 II I I I (IIII IIIIII I.L111L II1I1I IIII IIII IIII 1 I I 1 I I I I 1 1 11 -1- IIIIII I I I I I I I I I I I IIIII I I I I I I I IIIIII 1--4- 11111 1111111 111111 IIIIIII I I I I IIII +1+1+1H- IIIII IIIIII IIIIII IIIIII 1111111 1111111 1- 1+1-1- Maximum Depth = 121.72 feet ▪ 4 silty clay to clay 5 clayey silt to silty clay ▪ 6 sandy silt to clayey silt CPT Date/Time: 4/14/2017 10:49:25 AM Location: Tukwila Job Number: 17-120 Pore Pressure Pw PSI -20 Soil Behavior Type* Zone: UBC-1983 180 0 12 IIIIIII IIIII IIIIII IIIIII IIIIII LILILII 111111111 II11I1I IIIIIII III1III III1I1I II11I1I LI.LIIIL IIIIIIIII IIIIIIIII 11111111 1 11I1I IIII1111 111I1I1I 1 1-I I41 IIII II 1 11111111 I IIIIII IIIIIIIII IIIII IIII1I111 I -1-1-1-1-1- 11111111 k11111111 III I I I I I 1 1 1 lc II I III III I I I I I I I I -+I. -HI +1+- III ►IIII I111111 1 IIIIII 1111111 1 IIIIIII IIIIII -4-1 -HI 1- IIIIIIIII I I I I I I I I I I1IIII III IIIIIII IIIIIIIII IIIIII III II I1 II 11 II IIII II IIII LJ •± II 11l1111 II1I I I I I 1IIIII II LJ 1L I I 1111 II I,I 11I1 7111 1- 1� IIII I I I I 1111I 11111 1111I 11111 4--11-1 1-1- II1II 1111I 1111I 1111I I1II 1111I +IH1+ 11I11I IIIIII 11111I 11111I I I I I 1111 H + I1111I 1111111i 111111I I11111I 1111111 1111111, Depth Increment = 0.164 feet IIII 7 silty sand to sandy silt 8 sand to silty sand 9 sand SPT N* 60% Hammer 0 60 I 1 1 1 1 I 1 1 1 1 1 1 1 L LI 1 1 I 1 1 1 1 I I I I I I I I I I I I 11L 4 1 1 1 I I 1 I 1 I I I I I— I I I 1 1 I I 1 I I I I ▪ 10 gravelly sand to sand ■ 11 very stiff fine grained (*) 12 sand to clayey sand (*) Figure A-4 HOLE NUMBER: CPT-02 Depth 3.77ft Ref* Depth 3. 3.77ft7ft Depth 23.29ft Ref 16.73ft Depth 29.69ft Ref 23.29ft Depth 36.25ft Ref 29.69ft Depth 42.65ft Ref 36.25ft Depth 49.21 ft Ref 42.65ft Depth 55.61ft Ref 49.21 ft Depth 62.01ft Ref 55.61 ft Depth 68.57ft Ref 62.01 ft Depth 74.97ft Ref 68.57ft Depth 81.53ft Ref 74.97ft Depth 88.09ft Ref 81.53ft Depth 94.49ft Ref 88.09ft Depth 101.05ft Ref 94.495 Depth 107.45ft Ref 101.05ft Depth 114.01ft Ref 107.45ft • - Depth 120.41ft Ref 114.01 ft ..�.. _. «. 0 50 100 150 Time (mS) 200 Hammer to Rod String Distance (ft): 0.85 * = Not Determined 250 300 Arrival 7.81mS Velocity* Arrival 29.80mS Velocity 585.96ft/S Arrival 43.79mS Velocity 468.81 fUS Arrival 58.04mS Velocity 448.50fUS Arrival 71.05mS Velocity 504.30fUS Arrival 83.39mS Velocity 518.20fUS Arrival 94.76mS Velocity 577.18fUS Arrival 105.54mS Velocity 593.36ft/S Arrival 116.32mS Velocity 593.38fUS Arrival 127.49mS Velocity 587.33ft/S Arrival 138.23mS Velocity 595.56ft/S Arrival 148.90mS Velocity 615.31 ft/S Arrival 159.60mS Velocity 613.07fUS Arrival 170.11mS Velocity 608.86ft/S Arrival 181.12mS Velocity 595.69fUS Arrival 190.85mS Velocity 657.77fUS Arrival 201.47mS Velocity 617.59ft/S Arrival 214.52mS Velocity 490.38fUS Figure A-5 Depth 3.77ft Ref* Depth 16.73ft Ref 3.77ft Depth 23.29ft Ref 16.73ft Depth 29.69ft Ref 23.29ft Depth 36.25ft Ref 29.69ft Depth 42.65ft Ref 36.25ft Depth 49.21ft Ref 42.65ft Depth 55.61ft Ref 49.21 ft Depth 62.01ft Ref 55.61ft Depth 68.57ft Ref 62.01 ft Depth 74.97ft Ref 68.57ft Depth 81.53ft Ref 74.97ft Depth 88.09ft Ref 81.53ft Depth 94.49ft Ref 88.09ft HOLE NUMBER: CPT-02 Arrival 7.81mS Velocity* Arrival 29.80mS Velocity 585.96ft/S Arrival 43.79mS Velocity 468.81 ft/S Arrival 58.04mS Velocity 448.50ft/S Arrival 71.05mS Velocity 504.30ft/S Arrival 83.39mS - Velocity 518.20ft/S Depth 101.05ft Ref 94.49ft Depth 107.45ft Ref 101.05ft Depth 114.01ft Ref 107.45ft Depth 120.41ft Ref 114.01ft 50 100 150 Time (mS) 200 Hammer to Rod String Distance (ft): 0.85 * = Not Determined 250 300 Arrival 94.76mS Velocity 577.18ft/S Arrival 105.54mS Velocity 593.36ft/S Arrival 116.32mS Velocity 593.38ft/S Arrival 127.49mS Velocity 587.33ft/S Arrival 138.23mS Velocity 595.56ft/S Arrival 148.90mS Velocity 615.31ft/S Arrival 159.60mS Velocity 613.07ft/S Arrival 170.11mS Velocity 608.86ft/S Arrival 181.12mS Velocity 595.69ft/S Arrival 190.85mS Velocity 657.77ft/S Arrival 201.47mS Velocity 617.59ft/S Arrival 214.52mS Velocity 490.38ft/S Figure A-5 APPENDIX B PREVIOUS SUBSURFACE INVESTIGATIONS End Drilled 7/9/2013 7/9/2013 Total Depth (ft) 61.5 Logged By Checked By WLT Driller Holocene Drilling Inc. DriMng Mud Rotary Method Surface Elevation (ft) 30 Vertical Datum NAVD88 Hammer Data Auto Hammer Driting Equipment Truck Mounted BK 81 Easting (X) Northing (Y) System Datum Notes: Hammer efficiency = 54.4% Groundwater Depth Date easuY1 if Med t Elevation tAl FIELD DATA .311 c c 1 5-114 1 m 14 18 10--ill 8 27 151 18 _ 25-1 35— 2 a 5 13 14 17 Y 0 L 2 0 a 0 C9V AS SM MATERIAL DESCRIPTION -3 inches asphalt pavement over gushed rock f 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 silly fine to medium sand with occasional ti f1 gravel and wood debris (medium dense, Est) 3 -.4: • — %F 41:1 4 %F AL 6 %F ML - Gray silt with fine sand (loose, wet) SM Dark gray fine to medium sand with sift (medium dense, wet) SF-SM Dark gray fine to medium sand with silt and occasional clasts of organic matter (medium dense to dense, wet) a — • • Note: See Figure A-1 for explanation of symbols. it 21 40 38 30 REMARKS Approximately 2 inch piece of wood in tip d sampler %F = 47 Groundwater observed doting drilling %F-88 Shelby Tube pushed at 16.5 feet AL; non -plastic %F=30 Log of Boring B-1 GEOENGINEERS.g Project: Project Location: Project Number: J Washington Place Tukwila, Washington 21102-001-00 Figure A-2 9 Sheet 1 of 2 , 171 LJ n LJ L r L r; L r- I L r L 111111111 "b 1b 's o Elevation (feet) 8 8 8 t $ I Depth (feet) 1 i i i t I, 1, 1 1 i 1, 1 I 1 1 ill i i i 1 FIELD DATA Graphic Log 1 o uDESCRPTION MATERIAL Moisture I Content, % REMARKS Interval Recovered (in) Collected Sample Sample Name Testing Water Level I J1420 - - 26 %F = 7 11 12 30 10 1 14 40 11 _ - 12 34 X _ 24 96F = 7 • 1 13 24 13 •= _ 1 14 30 14 = - Note: See Figure A-1 for explanation of symbols. Log of Boring B-1 (continued) GEOENGINEERS,0 Project: Washington Place Project Location: Tukwila, Washington Project Number: 21102-001-00 Figure A-2 Sheet 2 of 2 .Start End Drilled 7/9/2013 7/9/2013 Total Depth (ft) 61.5 Logged By Checked By WLT miter Holocene Drilling Inc. Drilling Mud Rotary Method Surface Elevation (ft) 20 Vertical Datum NAVD88 Hammer Data Auto Hammer Dd6ing Equipment Truck Mounted BK 81 Easting (X) Northing (Y) System Datum Notes: Hammer efficiency = 54.4% Groundwater Depth to Iete Meast d Water Ott Etettilloctiftt e) w a 0 FIELD DATA z c ce t3 j 12 1 101 w x 20 --I 6.5 25� 12 20 9 22 2 3 4 AL %F e %F a a ti• tit. MATERIAL DESCRIPTION AS \ 3 inches asphalt pavement over crushed rock SM base course Gray silty fine to medium sand with gravel - (medium dense, moist) (filO REMARKS 8 - Gray tote sandy silt with occasional gravel - (medium stiff to very stiff, moist) (fill) .7 :', -.SP-SM L Light gray fine to medium sand with sift (medium dense, moist) (alluvium) 'r SM - Gray silty fine sand with occasional organics 4j.; - (roots) (loose, moist) � - 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) r • 30� to h 35 %F • • w .�v 35 — Note: See Figure A-1 for explanation of symbols. 29 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 � G EO E N G I N E E RS %~ Project: Project Location: Project Number. 7 Washington Place Tukwila, Washington 21102-001-00g Figure A-3 Sheet 1 of 2 r-i Li -1 i J n L fl FIELD DATA L r r L Elevation (feet) C. 8 35 c Tri i c E• t J13 45 18 24 50,-1 10 5514 60-1 18 '4YI Blows/foot 13 5 40 16 32 10 11 12 sE d� AL 14 15 18 • MATERIAL DESCRIPTION SM '— Gray silty fine sand (medium dense, wet) • ML Gray sandy sift interbedded with silty fine sand - (loose, Net) !' SP-SM Dark gray fine to medium sand with silt (dense, — wet) Sl Gray silty fine sand (medium dense, wet) lr� s- — S• P-SM - Dark gray fine to medium sand with silt (dense, wet) Note: See Figure A-1 for explanation of symbols. 37 35 REMARKS %F=54 Shelby Tube pushed at 46.5 feet AL (PI = 4) Log of Boring B-2 (continued) G EO E N G I N E E RS Project: Project Location: Project Number: Washington Place Tukwila, Washington 21102-001-00 Figure A-3 Sheet2of2 i veotngineers Figure A-4 Tip Resistance Qt TSF 0 0 �I 20 60 ath 80 100 120 4--I - 1 - -- 6- 140 —1- 160 Operator: Gerdes Sounding: CPT-1 Cone Used: DDG1238 CPT DatefTime: 7/9/2013 4:22:34 PM Location: Tukwila WA Job Number: 21102-001-00 Friction Ratio Pore Pressure Fs/Qt (%) Pw PSI 500 0 12 -20 1 -4--4--+--1 II.1 - --1_1_L- - 1 1 -4 —L_ - 4 1-I-IJ T 7 '1 J. -I-1- Soil Behavior Type' Zone: UBC-1983 180 0 12 _ L -r -L, 11 III 1 1 1 I 1 '''4 ''4' L SPT N` 60% Hammer 0 80 I 1 I I 11 11 1 J Maximum Depth =128.77 feet Depth Increment = 0.164 feet ■ 1 sensitive fine grained 4 silty clay to clay ■ 7 silty sand to sandy silt I♦ 10 gravelly sand to sand ■ 2 organic material • 5 clayey silt to silty clay 0 8 sand to silty sand • 11 very stiff fine grained (') 3 clay 6 sandy silt to clayey silt ® 9 sand 12 sand to clayey sand (*) VGVL,1 q.111 IGG1 Figure A-5 n epth 0 0 20 60 80 1. 120 140 Tip Resistance Qt TSF Operator: Gerdes Sounding: CPT-2 Cone Used: DDG1238 500 0 a T n 1 r-r -.1--1-� J 1 1 J J T 1 r�4 I ti1`T-I I I 160 - I 1 1 1 1 1 1 Friction Ratio Fs/Qt (%) CPT DatelTime: 7/9/2013 11:28:11 AM Location: Tukwila WA Job Number: 21102-001-00 Pore Pressure Pw PSI 12 -20 Maximum Depth = 153.38 feet Soil Behavior Type* SPT N' Zone: UBC-1983 180 0 12 -r -T 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 111 1 1 1 Depth Increment = 0.164 feet 60% Hammer 0 80 D 2 3 clay InSitu Engineering sensitive fine grained organic material 4 silty clay to clay 117 silty sand to sandy sift 5 clayey silt to silty clay II sand to silty sand 6 sandy silt to clayey sift NI 9 sand PreDrill 2 1/2 ft MI 10 gravelly sand to sand 11 very stiff fine grained (*) 12 sand to clayey sand (*) WATER LEVEL -0 5 10 --- 15 — 20 — 25 LABORATORY ANALYSES g N 86.2 Ces " 22.5 15.4 32.5 96.1 79.3 91.1 Yf 24 27 21 16 23 15 21 34 5 5 5 5 5 6 2 3 4 5 6 10 LOGGED BY: JAS DATE DRILLED• 3-15-94 Co mmcnta x z C SAMPLE NUMBER KSBO 1-A2 KSB01-A1 KSB01-B3 KSB01-B2 KSB01-B1 KSBOI-C3 KSBOI-C2 KSBOI-Cl KSB01-D3 KSB01-D2 KSBOI-D1 KSB01-E3 KSBO 1-E2 KSB01-E1 KSB01-F3 KSB01-F2 KSB01-F1 KSB01-G3 KSBOI-G2 KSB01-G1 z 0 �z w 0 Sc ML ML ML SOIL DESCRIPTION SILTY CLAYEY SAND, gray. SANDY SILT with SOME GRAVEL, gray, moist, hard, moderate plasticity. 0 CLAYEY SILT, gray, moist, hard, slight plasticity. _ 5 SANDY SILT, dark gray, moist, stiff, very slight plasticity. ML SANDY SILT, purple, moist, stiff, very slight plasticity. 10 SM SILTY SAND, gray, wet, loose. Color change to purple/brown, medium dense. TOTAL DEPTH (feet): 41.5 15 — • 20 — 25 DRILLING METHOD: Hollow Stem Auger DIAMETER OF BORING: 10" KLEINFELDER LOG OF BORING LOG, KSB-01 CIRCUIT CITY - TUKWILA TUKWILA, WI.5HINGTON Copyright 1994 Kleinfekleci3c. 13371 BB.PRS Project # 60-1337-01 NOTE Logi art to be used only for the designated purposes and in context with the attached report. PLATE 4 Age 1 0(2 Ca — 25 WATER LEVEL LABORATORY ANALYSES 0 czl 0 A cc 30 — 35 — 40 — 45 —50 29.0 93.6 4 8 15 8 20 28 5 12 16 5 7 10 c4 z ■ 1 1 SAMPLE NUMBER KSBOI-H3 KSBO1-H2 KSBOI-H 1 No Recovery KSB01-I2 KSB01-I1 KSBOI-J3 KSBOI-J2 KSB01-J1 KSBOI-K3 KSBO1-K2 KSB01-K1 z 0 vi o U � w A SM/SP SOIL DESCRIPTION SILTY SAND, black, wet, medium dense, fine to medium grained. 3-4' of heaving sand in hole. Dense. 25-- 30 — ML ML SM CLAYEY SILT/SILTY CLAY, gray, wet, stiff, medium plastic _ to plastic. SANDY SILT, purple, wet, very stiff, low plasticity. 35-- SANDY SILT/SILTY SAND, gray, wet, medium dense, 40 — fine-grained. LOGGED BY: JAS DATE DRILLED• 3-15-94 Comments TOTAL DEP77-I (feet): 41.5 DRILLING METHOD: Hollow Stem Auger DIAMETER OF BORW G: 10" 45 — 50 KLEINFELDER LOG OF BORING LOG, KSB-01 CIRCUIT CITY - TUKWILA TUKWI A, WASI-IINGTON Copyright 1994 KlcinfcldcG Inc • 13171 BB,PRE Project # 60-1337-01 NOTE: Logs are to be uxd only for the designated purposes and in context with the attached rtpcnt. PLATE 4 Age 2 of 2 W WATER LEVE LABORATORY ANALYSES ale 8 c .5 SAMPLE NUMBER SOIL DESCRIPTION 5 — 17.6 10 — 15 20 — 114.2 .44 12 111 2424 NC 12 2D 19 3I2 NC BULK 111 KSB02-A2 KSB 02-A 1 No Recovery KSB02-B3 KSB02-B2 KSB02-B 1 KSB02-C3 KSB02-C2 KSB02-C1 No Recovery KSB02-D3 KSB02-D2 KSB02-DI FILL SILTY SAND with gravel. 0— ML SANDY SILT with tract clay, gray, moist, hard, slight plasticity. 5— Gravel and wood debris in cuttings from 5-7.5'. Color change to purple. Increased sand content below 10 feet, soft to medium dense10 SM SILTY SAND, black, wet, loose. Medium dense. LOGGED BY: JAS DATE DRILLED: 3-15-94 Comments: TOTAL DEPTH (feet): 26.5 DRILLING METHOD: Hollow Stem Auger DIAMETER OF BORING: 10" 15 20 -- 25 M KLEINFELDER LOG OF BORING LOG, KSB-02 CIRCUIT CITY - TUKWILA TUKWILA, W4SHINGTON Copyright 1994 Kldafddc; Inc. 1337r BB.PRE Project # 60-1337-01 NOTE Logs are to be used only for the designated purposes and in context with the attached report. NC = no count PI A'IE 5 Age I of 2 —25 30 — 5 — 45 — 50 7 12 19 SAMPLE NUMBER KSB02-E3 KSB02-E2 KSB02-E1 z 0 • z o SP SOIL. DESCRIPTION SAND, black to gray, wet, dense, fin e to medium grained. 25--- LOGGED BY: JAS DATE DRILLED: 3-15-94 Comments: 'TOTAL DEPTH (feet)- 26 5 DRILLING METHOD: Hollow Stem Auger DIAMETER OF BORING: 10" 30 — 35 — 40 — 45 — 0 m KLEINFELDER LOG OF BORING LOG, KSB-02 CIRCUIT CITY - TUKWILA TUKWILA, WASHINGTON Copyright 1994 Kleinfridec Inc. 13371119"U Project 11 60-1337-01 NOTE: Logs are to be used only for the cicsigrutted purpores and in context with the attached report. PLATE 5 Page 2 of 2 Technical Information Report Sterling South Center July 2017 APPENDIX B Preliminary Site Improvement Plans Davido Consulting Group, Inc. TIR 415 Baker Blvd Tukwila law 13a z 20 10 0 I l� SCALE IN FEET 20 40 KEY NOTES: KEY NOTE: DETAIL/ SHEET INSTALL TEMPORARY INLET PROTECTION ON EX SD INLET OR CLOSEST SD INLET DOWNSTREAM OF SITE cE CONTRACTOR TO REUSE EX DWY AS CONSTRUCTION ENTRANCE OR INSTALL TEMPORARY STABILIZED CONSTRUCTION ENTRANCE - ®- CONTRACTOR TO SWEEP STREET DAILY OR MORE OFTEN IF NECESSARY TO REMOVE TRACKED SEDIMENT O TREE PROTECTION FENCING - RE ALL EX ONSITE HARD SURFACES TO BE REMOVED UNLESS OTHERWISE NOTED - ® INSTALL HIGH VISIBILITY FENCE ALONG BACK OF EXISTING CONCRETE WALK OREMOVED EX STREET TREE TO BE (TYP). SEE SHEET CO2 FOR NEW STREET TREE LOCATIONS OINSTALL 108 LF LINED INTERCEPTOR SWALE OINSTALL 145 LF LINED INTERCEPTOR SWALE O INSTALL MIN 1,337 SF SL rtrAGt AKj.s tNl '`Alnl.h ut- (H) LINE SEDIMENT POND WITH FLOATABLE PUMP. ROUTE OVERFLOW TO EX STORM CB IN THE SW CORNER OF THE INTERSECTION BTW BAKER BLVD AND ANDOVER PKWY E. ADJUST POND LOCATION AS REQ TO MAINTAIN MIN CLEARANCE FROM EX UTILITIES - O EX GAS SERVICE TO BE CUT AND CAPPED PER PSE REQUIREMENTS - OEX SD TO BE CUT AND PLUGGED AT EX CATCH BASIN OTO EX UNDERGROUND UTILITIES BE CUT AND CAPPED PER PSE/SERVICE PROVIDER REQUIREMENTS 8 6 EX WATER SERVICE TO BE RETIRED AT MAIN UNLESS REQUIRED FOR REUSE FOR IRRIGATION _ DATUM: HORIZ: NAD 83/11 VERT: NAVD 88 LEGEND: X TREE REMOVAL CONSTRUCTION ENTRANCE TREE PROTECTION FENCING HIGH VISIBILITY - HVF FENCE CITY OF TUKWILA GENERAL NOTES: 1. 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 AT 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 AT 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 FOR PUBLIC WORKS APPROVAL BEFORE IMPLEMENTATION. 11. ALL SURVEYING FOR PUBLIC FACILITIES SHALL BE DONE UNDER THE DIRECTION OF A 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 TWO 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 -WAY, EASEMENTS, AND ACCESS TRACTS. u it j 1)— —_ — — — 1\ t 1 If BAKER BLVD 415 BAKER BLVD PARCELO 0223100080 OWNER, BAKER BOULEVAR ASSOCIATES, LLC TEMPORARY EROSION & SEDIMENT CONTROL PLAN NOTE; THIS PLAN IDENTIFIES THE MINIMUM MEASURES REQUIRED; ADDITIONAL MEASURES MAY BE REQUIRED BASED ON CONSTRUCTION METHODS AND ACTUAL AREA OF DISTURBANCE. BASE MAP/TOPOGRAPHY PROVIDED eY OTHERS. DCG CANNOT SE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES, UTILITIES. 8 ALL OTHER EX FEATURES 8 CONDITIONS. IF CONDITIONS ARE NOT AS SHOWN 8/OR PLANS CANNOT BE CONSTRUCTED AS SHOWN, CONTACT DCG PRIOR TO CONSTRUCTION. CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPRO,L) k_ W'G"'s o . ti��e ign=.:.. im Ga.. le . �SS'ONAL D CIG civil structural 15029 Bethel Way NE Suite 600 Lake Forest Park, WA 98155 P: 206.523.0024 F: 206.523.1012 www.dcgengr.com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/revisions PUB. HRG. DESIGN REVIEW 07.06.2017 drawing this TEMPORARY EROSION & SEDIMENT CONTROL PLAN drawing information DATE 07.06.2017 SCALE AS SHOWN DRAWN KR JOB # 17-004 copyright C 0 1 20 10 0 20 SCALE IN FEET 40 KEY NOTES: KEY NOTE: DETAIL/ SHEET ONEW STREET TREE PER LSCAPE PLANS O6' WIDE PLANTING STRIP PER LSCAPE PLANS O8' MIN SIDEWALK PER LSCAPE PLANS OINSTALL NEW DRIVEWAY PER COT STD SHEET RS-08B E/C06 OSIDEWALK SCORING PER LSCAPE PLANS (TYP) OASPHALT TRANSITION TO EXISTING CONCRETE WALK Oi POINT OF COMPLIANCE WITH WASHINGTON PLACE DEVELOPMENT SIDEWALK - O EX CURB CUT TO BE RELOCATED - 9 REPL EX PAVEMENT PER COT STD SHEET RS-03. REPL ANY DISTURBED LANE MARKINGS PER COT STD SHEET RS-13 (TYP) F&G/C06 (7), NEW PEDESTRIAN LIGHT PER LSCAPE PLANS 11 RELOCATE EX R3-7L TO PROPOSED PEDESTRIAN LIGHT iz BENCH PER LSCAPE PLANS (TYP) - 10 BIKE RACK PER LSCAPE PLANS - 14 NEW ADA RAMPS TO BE INSTALLED BY OTHERS UNDER PERMIT 17-079 15 EX UIC TO BE REROUTED AS NECESSARY BASED ON CONFLICTS WITH PROPOSED UTILITIES, STREET TREES, AND PEDESTRIAN LIGHTING (TYP). RELOCATION TO BE COORDINATE" - LEGEND: CONCRETE ASPHALT LANDSCAPE PERMEABLE PAVEMENT SURFACING PROPOSED FACE OF BUILDING VARIES LSCAPE OR CW TO 8 CW PER BUILDING (SEE PLAN VIEW) LSCAPE PLANS 6' LSCAPE STRIP PER LSCAPE PLANS 8.00 15.00 STREET TREE (TYP) SEE LSCAPE PLANS FOR SIZE AND SPECIES 30.00 REPL EX CURB AND GUTTER IN -KIND WHERE SHOWN IN PLANS TYPICAL ROAD CROSS SECTION - BAKER BLVD NTS WHERE PAVEMENT PATCHING IS REQUIRED, REPL EX PAVEMENT TO 1.5x ORIGINAL DEPTH AND REPL EX LANE MARKINGS IN KIND (SEE PLAN VIEW) PROPOSED FACE OF BUILDING VARIES LSCAPE OR CW TO 8' CW PER BUILDING (SEE PLAN LSCAPE PLANS VIEW) 6' LSCAPE STRIP PER LSCAPE PLANS FRONTAGE IMPROVEMENT PLAN STREET TREE (TYP) SEE LSCAPE PLANS FOR SIZE AND SPECIES REPL EX CURB AND GUTTER IN -KIND WHERE SHOWN IN PLANS 30.00 WHERE PAVEMENT PATCHING IS REQUIRED, REPL EX PAVEMENT TO 1.5x ORIGINAL DEPTH AND REPL EX LANE MARKINGS IN KIND (SEE PLAN VIEW) TYPICAL ROAD CROSS SECTION - ANDOVER PKWY E NTS CASE MAP/TOPOGRAPHY PROVIDED 01' OTI ICRO. OCG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES. UTILITIES, 8 ALL OTHER EX FEATURES 4 CONDITIONS. IF CONDITIONS ARE NOT AS SHOWN &/OR PLANS CANNOT BE CONSTRUCTED AS SHOWN. CONTACT DCG PRIOR TO CONSTRUCTION. CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPROX.) DCG civil structural 15029 Bothell Way NE Suite 600 Lake Forest Park, WA 98155 P: 206.523.0024 F: 206.523.1012 Wwi.dcgengr.com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 eu6mittale/revklone PUB. HRG. DESIGN REVIEW 07.06.2017 dmwing title FRONTAGE IMPROVEMENT PLAN drawing Information DATE 07.06.2017 SCALE AS SHOWN DRAWN KR JOB 0 17-004 copyright CO2 20 10 0 SCALE IN FEET 20 GRADING QUANTITIES: TOTAL CUT: 2,347* CY 40 TOTAL FILL: 21* CY NET CUT: 2,326* CY KEY NOTES: KEY NOTE: DETAIL/ SHEET 1OMATCH EXISTING GRADE ALONG SAWCUT (TYP) Oz CORNER IMPROVEMENTS AND ADA RAMPS UNDER PROJECT #17-079 - O DRIVEWAY FLOWLINE (TYP) _ LEGEND: CONCRETE ASPHALT LANDSCAPE PERMEABLE PAVEMENT SURFACING PROPOSED CONTOUR (MAJOR/MINOR) EX CONTOUR (MAJOR/MINOR) GRADING NOTE: 1. GRADES AT BUILDING ENTRY LOCATIONS TO BE 2% MAXIMUM FROM TOP OF CURB * GRADING CALCULATED TO 1' BELOW SURROUNDING FG 1.00� LSCAPE �N PERMEABLE PAVEMENT 6" MIN PONDING/ STORAGE DEPTH 10.44 0 LL VARIES EX FL 27.16 0 J 6" MIN WATER QUALITY TREATMENT LAYER TYPICAL DRIVEWAY CROSS SECTION - WEST DRIVEWAY Ir• CW27.92 CW 28.01 CW 28.08- II NI 1 -EG 28.29ti. .,1""-FG 27.51 ,'' �c " =FG 27.30 � 11 -- 1-4n na", " FG28.28 FG 28.05 FG 28.26„ EG 29.04 -FG 28.98 FG 28.75 TFG 28.96 EG 29.75. iFG 29.66 :FG 29.43 FG 29.64 EG -FL 30.1 FG 30.3 EG 31.10 FG 30.45 EG 30.50__ NTS FG 30.34 MATCH EG FG 29.82 MATCH EG FLOW LINE (TYP) GRADING PLAN 1.00 -{ LSCAPE �I PERMEABLE PAVEMENT 6" MIN PONDING/ STORAGE DEPTH 10.54 0 u- VARIES 0 z 0 J 6" MIN WATER QUALITY TREATMENT LAYER TYPICAL DRIVEWAY CROSS SECTION - SOUTH DRIVEWAY FF GARAGE CW 28.17 FG 28.80 28.60 FG 28.20 MATCH EG NTS EX TOC 26,52 EX FL 28.03• u I . — MATCH EG_ MATCH EG DAZE MAPROPOGRAPI Tr PROVIDED DV OTI IER3. OGG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES, UTILITIES, A ALL OTHER EX FEATURES A CONDITIONS. IF CONDITIONS ARE NOT AS SHOWN A/OR PLANS CANNOT BE CONSTRUCTED AS SHOWN, CONTACT DCG PRIOR TO CONSTRUCTION. CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPROX.) w. �01 ce c- ..:1•. m ign-• ,m Ga lei . e: SAONAL D:C'G civil structural 15029 Bothell Way NE Suite 600 Lake Forest Park. WA 98155 P: 206.523.0024 F: 206.523.1012 www.dcgengr.com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submlttala/revletane PUB. HRG. DESIGN REVIEW 07.06.2017 drawN1g tits GRADING PLAN drawing Information DATE 07.06.2017 SCALE AS SHOWN DRAWN KR JOB # 17-004 copyright CO3 r 110 127, I<w 20 10 0 20 40 SCALE IN FEET KEY NOTES: KEY NOTE: DETAIL/ SHEET OSHEET TYPE 1 CB (PERMEABLE PAVEMENT OVERFLOW ROUTE) PER COT STD DS-01 W/ OIL WATER SEPARATOR 6" OUTLET 2' SUMP H/C06 02 8,916 SF PERMEABLE PAVEMENT SURFACING (5,209 SF REQ'D) W/ 6" SAND LAYER FOR BASIC WATER QUALITY TREATMENT. PERMEABLE PAVEMENT FEASIBILITY TO BE FURTHER EVALUATED BY GEOTECHNICAL ENGINEER PRIOR TO BUILDING PERMIT SUBMITTAL - O PERIMETER FOOTING DRAIN - 4" PERFORATED PVC PIPE WRAPPED IN 6" MIN WASHED GRAVEL, WRAPPED IN NON -WOVEN FILTER FABRIC (TYP) SEE GEOTECH REPORT O4" FOOTING DRAIN TIGHTLINE AT 2.00 % MIN SLOPE AND 2' MIN COVER U 6" SD L z. °i LAIN cl-OPE - CS NEW 6" CONNECTION TO EX 18" PSD 6" IE TO BE A MINIMUM OF 1.25' ABOVE 18" IE - O NEW 6" CONNECTION TO EX 12" PSD 6" IE TO BE A MINIMUM OF 1.00' ABOVE 12" IE - OB STORMWATER POINT OF COMPLIANCE WITH PLUMBING DESIGN - LEGEND: CONCRETE ASPHALT LANDSCAPE PERMEABLE PAVEMENT SURFACING GENERAL NOTES: 1. INFILTRATION TESTING BY A LICENSED PROFESSIONAL PER KING COUNTY SURFACE WATER DESIGN MANUAL STANDARDS REQUIRED PRIOR TO FINAL DESIGN. 2. NEAREST 100-YEAR FLOOD PLAIN IS NOT IN VIEW BASED ON FEMA MAPPING. EXISTING SITE AREAS DEVELOPED SITE AREAS DESCRIPTION AREA (SF) DESCRIPTION AREA (SF) BUILDING 6,533 BUILDING 40,425 DRIVEWAY 35,431 DRIVEWAY 7,402 CONC WALK 3,561 CONC WALK 2,640 LANDSCAPING 6,561 LANDSCAPING 1,619 TOTAL 52,086 TOTAL 52,086 BAKER BLVD DRAINAGE PLAN I! DACE MR'ROPOGRAPI IV PROVIDED DY OTI IE110. DCG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES. UTILITI'S. & ALL OTHER EX FEATURES & CONDITIONS IF CONDRIONS ARE NOT AS SHOWN 8/OR PLANS CANNOT BE CONSTRUCTED AS SHOWN. CONTACT DCG PRIOR TO CONSTRUCTION. CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPROX.) Y W. G.; ,�OF�oF wo:.--. •I ned a y'a bel I 7.0, .00 sa.: S/L . D CI,G civil structural 15029 Bothell Way NE Suite 600 Lake Forest Park, WA 98155 P: 206.523.0024 F: 206.523.1012 www.dcgengr.com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 aubmtttale/reWnione PUB. HRG. DESIGN REVIEW07.08.2017 drawing title DRAINAGE PLAN drawing Information DATE 07.08.2017 arAi F AS SHOWN DRAWN KR JOB / 17-004 copyright C04 20 10 I 11 20 40 SCALE IN FEET KEY NOTES: KEY NOTE: DETAIL/ SHEET OSEWER POINT OF COMPLIANCE WITH PLUMBING DESIGN OSSS @ 2.00% MINIMUM SLOPE AND 3,00' MIN COVER O sssco ONEW TYPE 2 SADDLE MANHOLE W/ OUTSIDE DROP CONNECTION I&J/C06 O EX 2" WATER SERVICE/METER TO BE RETIRED AT OWNERS EXPENSE AND/OR BE REUSED FOR SITE PENDING MEP EVALUATION OR IRRIGATION SERVICE. - 0 NEW DOMESTIC WATER SERVICE, METER, & BACKFLOW PREVENTION (SIZE TBD BY MEP) K/C06 OPREVENTION NEW FIRE SERVICE. BACKFLOW TO BE LOCATED WITHIN BUILDING MECH ROOM e I7r Mo.) tlY /4 , Os EX GAS SERVICE TO BE REUSED IF PROPERLY SIZED FOR NEW - DEVELOPMENT (TBD BY MEP) Os NEAREST HYDRANT (LOCATION APPROXIMATED BASED ON STREET VIEW AND AERIALS) - 10 FDC, FINAL LOCATION TBD BY MEP - 11 EX UIC TO BE REROUTED AS NECESSARY BASED ON CONFLICTS WITH PROPOSED UTILITIES, STREET TREES, AND PEDESTRIAN LIGHTING (TYP). RELOCATION TO BE COORDINATED WITH PSE - iz EX POWER TO BE REUSED IF FEASIBLE (TO BE COORDINATED WITH PSE) - 0 EX ELECTRICAL EASEMENT MODIFICATION TO BE COORDINATED WITH PSE - 14 EX SIGNAL AND STREET LIGHT TO BE PROTECTED AND RETAINED THROUGHOUT CONSTRUCTION - LEGEND: CONCRETE ASPHALT LANDSCAPE PERMEABLE PAVEMENT SURFACING UTILITY PLAN BASE INAPROPOGRAPI IY PROVIDED DV OTHERS. DCG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES, UTILITIES, 8 ALL OTHER EX FEATURES & CONDITIONS. IF CONDITIONS ARE NOT AS SHOWN 8/OR PLANS CANNOT BE CONSTRUCTED AS SHOWN, CONTACT DCG PRIOR TO CONSTRUCTION. CALL 011 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPROX.) D''C G civil structural 15029 Bothell Way NE Suite 600 Lake Forest Park, WA 98155 P: 206.523.0024 F: 206.523.1012 www.dogeogr.com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 eubmittale/reWebns PUB. HRG. DESIGN REVIEW07.06.2017 drawing fide UTILITY PLAN drawing Information DATE 07.08.2017 SCALE AS SHOWN DRAWN KR JOB + 17-004 copyright C05 r I°u+ 16n Io" Ip Imo 6' RISER SECTION 12' RISER SECTION SER ENC. EAR ENCN BAR EACH WAY PRECAST BASE SECTION (MEASUREMENT AT TOP OF THE EASE) SECTION A -A CURB DETAIL CONCRETE DRIVEWAY COT STD SHEET RS-08B NTS NOTES: 1. MAXIMUM DEPTH FROM FINISHED GRADE TO PIPE INVERT SHALL BE 5 0'. 2. CATCH BASINS TO BE CONSTRUCTED IN ACCORDANCE WITH ASTM C 478 (AASHTO M 1991) 8 ASTM C 890 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 (AASHTO M 221). 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 Y MINIMUM. 5. KNOCKOUTS MAY BE ON ALL 4 SIDES WITH MAXIMUM DIAMETER OF 20'. KNOCKOUTS MAY BE EITHER ROUND OR TY SHAPE. PIPE TO BE INSTALLED IN FACTORY SUPPLIED KNOCKOUTS. 6. KNOCKOUT OF CUTOUT HOLE SIZE SHALL BE EQUAL TO 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 12' PER FOOT. 8. CATCH BASIN FRAME AND GRATE SHALL BE IN ACCORDANCE WITH STANDARD SPECIFICATIONS AND MEET THE STRENGTH REQUIREMENTS OF FEDERAL SPECIFICATION RR-F-621D. MATING SURFACES SHALL BE FINISHED TO ASSURE NON -ROCKING FIT. 9. FRAME AND GRATE MAY BE INSTALLED WITH FLANGE DOWN OR CAST INTO RISER. 10. VANED GRATE, REFER TO DS-06. 11. REFER TO DS-06 FOR CATCH BASIN MARKINGS. CATCH BASIN TYPE 1 COT STD SHEET DS-01 NTS MANrt,u . GE onwaoH PAYMENT CUT WEE PNEUMATIC NAMING AwwLTPEVE,Fxr SAW CUT 48" & 54" MANHOLE DETAIL COT STD SHEET SS-04 NTS DEPTH DETERIMED BE Orr COICRETE EOSENO GNRRN SAW OJT EAS„A CONCRETE PAV EAFNI TYPICAL PATCH FOR RIGID PAVEMENT RENT YE REPLACEMENTPATEN! WO Off IDOSEING PAwwNi•"W`T TYPICAL PATCH FOR FLEXIBLE PAVEMENT PAVEMENT RESTORATION COT STD SHEET RS-03 NTS NOTES: 1. DROP PIPING TO BE SAME SIZE AS INTERCEPTED SEWER. 2. BACKFILL WITH COMPACTED MATERIAL 3. CLASS 50 DUCTILE IRON PIPE ONLY. 4. CONCRETE CLASS 5 (1-12). CEMENT 5 SACK MIX WITH 1-12' AGGREGATE. 5. SEE SS-08 FOR ACCESS AND CHANNELIZATION. B. SEE ,, -13 FOR STEP DETAIL. MIN DROP PIPE SIZE 8 10• 12' DROP 1.45' 1.70' 2.08' I --- 24' Say �.•••• SST' _-2T• sTnP.) ■ in L1 I`r DSY _2r_ ❑ II o 0 0 0 0 0 0 0❑ I^S SSW LEGEND DSY - DOUBLE SOLID YELLOW SSY - SINGLE SOLID YELLOW SSW - SINGLE SOLID WHITE SBW - SINGLE BROKEN WHITE SBY - SINGLE BROKEN YELLOW IIII TYPE 2YY REFLECTOR • TYPE N1 YELLOW TRAFFIC BUTTON o TYPE SI WHITE TRAFFIC BUTTON ❑ TYPE MTV REFLECTOR DIRECTION OF TRAVEL • THIS SPACING SHALL BE USED ONLY WHEN THE (SSY) IS USED IN CONJUNCTION WITH THE (SSY) ❑ 0 0 0 0 ❑ SBW NOTES: ❑ 0 0 0 0 ❑ 1. ALL PAVEMENT MARKINGS TYPE 1 AND TYPE 2 SHALL MEET THE REQUIREMENTS OF THE APWANJSDOT STANDARD SPECIFICATIONS AND DETAILS. MANHOLE DROP CONNECTION COT STD SHEET SS-10 NTS RAISED PAVEMENT MARKER COT STD SHEET RS-13 NTS CO2 OS• QA PAINTED HIGH TENSILE D.I. SERVICE SADDLE WITH DOUBLE STRAP. AW WA I.P. THREAD TAP. ROMAC 202S OR EQUAL SIZE AS REQUIRED. ® CORPORATION STOP, AWWA I.P. INLET BY MALE IRON PIPE THREAD OUTLET, MUELLER BALL NO. B-2969 OR EQUAL AS NEEDED. © COUPLING MALE IRON PIPE THREAD BY MUELLER 110 FITTING. MUELLER NO. H-15451 OR EQUAL COPPER TUBING. TYPE K OR HIGH MOLECULAR DENSITY POLYETHYLENE. TRACING TAPE FOR POLYETHYLENE PIPE. DOMESTIC WATER SERVICE COT STD SHEET WS-03 NTS BASE MAPROPOGRAPHY PROVIDED BY OTHERS. DCG CANNOT BE HELD LIABLE FOR ACCURACY, CONTRACTOR SHALL FIELD VERIFY GRADES. UTILITIES, 8 ALL OTHER EX FEATURES 8 CONDmONS. IF CONDITIONS ARE NOT AS SHOWN 4)OR PLANS CANNOT BE CONSTRUCTED AS SHOWN, CONTACT DCG PRIOR TO CONSTRUCTION. CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPROX.) Y,Y W. G,; e ign •' im Ga.>ei -o : : pu;'7.0 r: 5' ' RFGrS alY'N.\ SS'ONAL E D CG civil structural 15029 Bothes Way NE Suite 600 Lake Forest Park. WA 98155 P: 206.523.0024 F: 206.523.1012 www.dcgengr,com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/revisions PUB. HRG. DESIGN REVIEW 07.06.2017 drawing tIEA DETAILS drawing Information DATE 07.06.2017 SCALE AS SHOWN DRAWN KR JOB # 17-004 copyright C00 Technical Information Report Sterling South Center July 2017 APPENDIX C WWHM2012 Stormwater Report (Water Quality Sizing & Flow Control) Davido Consulting Group, Inc. TIR 415 Baker Blvd Tukwila WWHM2012 PROJECT REPORT General Model Information Project Name: 415 Baker Site Name: Broadstone Baker Blvd Site Address: 415 Baker Blvd City: Tukwila, WA 98188 Report Date: 6/26/2017 Gage: Seatac Data Start: 1948/10/01 Data End: 2009/09/30 Timestep: 15 Minute Precip Scale: 1.00 Version Date: 2016/02/25 Version: 4.2.12 POC Thresholds Low Flow Threshold for POC1: 50 Percent of the 2 Year High Flow Threshold for POC1: 50 Year Low Flow Threshold for POC2: 50 Percent of the 2 Year High Flow Threshold for POC2: 50 Year 415 Baker 6/26/2017 4:55:36 PM Page 2 Landuse Basin Data Predeveloped Land Use Site Ex Cond Bypass: No GroundWater: No Pervious Land Use acre C, Lawn, Flat 0.151 Pervious Total 0.151 Impervious Land Use acre ROOF TOPS FLAT 0.15 DRIVEWAYS FLAT 0.813 SIDEWALKS FLAT 0.082 Impervious Total 1.045 Basin Total 1.196 Element Flows To: Surface Interflow Groundwater 415 Baker 6/26/2017 4:55:36 PM Page 3 WQ Predev Bypass: No GroundWater: No Pervious Land Use acre Pervious Total 0 Impervious Land Use acre DRIVEWAYS FLAT 0.205 Impervious Total 0.205 Basin Total 0.205 Element Flows To: Surface Interflow Groundwater 415 Baker 6/26/2017 4:55:36 PM Page 4 Mitigated Land Use Site Prop Cond Bypass: No GroundWater: No Pervious Land Use acre C, Lawn, Flat 0.038 Pervious Total 0.038 Impervious Land Use acre ROOF TOPS FLAT 0.919 DRIVEWAYS FLAT 0.17 SIDEWALKS FLAT 0.069 Impervious Total 1.158 Basin Total 1.196 Element Flows To: Surface Interflow Groundwater 415 Baker 6/26/2017 4:55:36 PM Page 5 WQ Prop Bypass: No GroundWater: No Pervious Land Use acre Pervious Total 0 Impervious Land Use acre ROOF TOPS FLAT 0.034 DRIVEWAYS FLAT 0.159 Impervious Total 0.193 Basin Total 0.193 Element Flows To: Surface Interflow Groundwater 415 Baker 6/26/2017 4:55:36 PM Page 6 Routing Elements Predeveloped Routing 415 Baker 6/26/2017 4:55:36 PM Page 7 Mitigated Routing 415 Baker 6/26/2017 4:55:36 PM Page 8 Analysis Results POC 1 0.77 0.63 0.49 0.35 0.20 10E-5 10E-4 10E3 10E-2 10E-1 P�rootnt Tlrn Ezao•acl 10 100 1.0 Cumulative Probability 1.0 0.1 a1 0.5 1 2 5 10 20 30 50 70 80 90 95 98 99 99.5 111 + Predeveloped x Mitigated Predeveloped Landuse Totals for POC #1 Total Pervious Area: 0.151 Total Impervious Area: 1.045 Mitigated Landuse Totals for POC #1 Total Pervious Area: 0.038 Total Impervious Area: 1.158 Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.408105 5 year 0.518815 10 year 0.594408 25 year 0.692846 50 year 0.768446 100 year 0.846089 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0.443956 5 year 0.561566 10 year 0.641561 25 year 0.745415 50 year 0.824963 100 year 0.90649 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated 1949 0.538 0.577 1950 0.561 0.619 1951 0.336 0.361 1952 0.288 0.318 1953 0.312 0.344 1954 0.332 0.361 1955 0.374 0.409 1956 0.369 0.402 1957 0.424 0.458 1958 0.336 0.368 415 Baker 6/26/2017 4:55:36 PM Page 9 1959 0.338 0.374 1960 0.346 0.371 1961 0.361 0.391 1962 0.308 0.339 1963 0.349 0.378 1964 0.334 0.369 1965 0.439 0.472 1966 0.288 0.314 1967 0.498 0.542 1968 0.566 0.617 1969 0.399 0.430 1970 0.381 0.414 1971 0.454 0.493 1972 0.481 0.512 1973 0.277 0.307 1974 0.417 0.451 1975 0.465 0.516 1976 0.323 0.349 1977 0.339 0.376 1978 0.416 0.460 1979 0.570 0.629 1980 0.539 0.572 1981 0.425 0.464 1982 0.606 0.655 1983 0.483 0.531 1984 0.309 0.336 1985 0.425 0.463 1986 0.364 0.400 1987 0.560 0.617 1988 0.337 0.373 1989 0.422 0.467 1990 0.767 0.801 1991 0.603 0.637 1992 0.306 0.333 1993 0.262 0.287 1994 0.281 0.312 1995 0.376 0.411 1996 0.411 0.440 1997 0.396 0.426 1998 0.392 0.430 1999 0.821 0.884 2000 0.405 0.439 2001 0.436 0.480 2002 0.527 0.565 2003 0.410 0.439 2004 0.766 0.827 2005 0.351 0.378 2006 0.312 0.334 2007 0.718 0.773 2008 0.592 0.626 2009 0.515 0.571 Ranked Annual Peaks Ranked Annual Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 1 0.8212 0.8843 2 0.7668 0.8268 3 0.7661 0.8011 415 Baker 6/26/2017 4:56:09 PM Page 10 4 0.7183 0.7733 5 0.6059 0.6553 6 0.6026 0.6374 7 0.5919 0.6294 8 0.5701 0.6263 9 0.5665 0.6188 10 0.5611 0.6168 11 0.5604 0.6165 12 0.5392 0.5773 13 0.5379 0.5716 14 0.5275 0.5708 15 0.5154 0.5651 16 0.4978 0.5421 17 0.4833 0.5309 18 0.4812 0.5156 19 0.4654 0.5125 20 0.4540 0.4934 21 0.4388 0.4802 22 0.4356 0.4722 23 0.4251 0.4671 24 0.4248 0.4636 25 0.4245 0.4627 26 0.4215 0.4596 27 0.4173 0.4580 28 0.4157 0.4509 29 0.4111 0.4399 30 0.4099 0.4392 31 0.4048 0.4390 32 0.3993 0.4300 33 0.3962 0.4298 34 0.3916 0.4265 35 0.3806 0.4137 36 0.3760 0.4108 37 0.3743 0.4088 38 0.3689 0.4024 39 0.3641 0.4000 40 0.3609 0.3908 41 0.3507 0.3783 42 0.3493 0.3780 43 0.3458 0.3755 44 0.3391 0.3740 45 0.3376 0.3735 46 0.3370 0.3707 47 0.3362 0.3688 48 0.3356 0.3680 49 0.3340 0.3611 50 0.3321 0.3605 51 0.3231 0.3492 52 0.3118 0.3436 53 0.3115 0.3390 54 0.3085 0.3358 55 0.3084 0.3344 56 0.3056 0.3326 57 0.2884 0.3182 58 0.2878 0.3143 59 0.2813 0.3117 60 0.2768 0.3067 61 0.2618 0.2873 415 Baker 6/26/2017 4:56:09 PM Page 11 415 Baker 6/26/2017 4:56:09 PM Page 12 Duration Flows Flow(cfs) Predev Mit Percentage Pass/Fail 0.2041 1755 2413 137 Fai 0.2098 1613 2222 137 Fai 0.2155 1459 2013 137 Fai 0.2212 1304 1813 139 Fai 0.2269 1198 1686 140 Fai 0.2326 1076 1524 141 Fai 0.2383 978 1382 141 Fai 0.2440 908 1278 140 Fai 0.2497 832 1166 140 Fai 0.2554 762 1050 137 Fai 0.2611 693 964 139 Fai 0.2668 651 893 137 Fai 0.2725 596 834 139 Fai 0.2782 551 769 139 Fai 0.2839 520 721 138 Fai 0.2896 474 659 139 Fai 0.2953 435 606 139 Fai 0.3010 406 574 141 Fai 0.3067 380 538 141 Fai 0.3124 352 493 140 Fai 0.3181 327 453 138 Fai 0.3238 311 426 136 Fai 0.3295 286 399 139 Fai 0.3352 267 372 139 Fai 0.3409 247 350 141 Fai 0.3466 229 325 141 Fai 0.3523 214 307 143 Fai 0.3580 206 287 139 Fai 0.3637 190 268 141 Fai 0.3694 176 251 142 Fai 0.3751 162 233 143 Fai 0.3808 154 222 144 Fai 0.3865 144 208 144 Fai 0.3922 136 195 143 Fai 0.3979 128 180 140 Fai 0.4036 119 172 144 Fai 0.4093 113 162 143 Fai 0.4150 107 151 141 Fai 0.4207 101 141 139 Fai 0.4264 93 137 147 Fai 0.4321 85 126 148 Fai 0.4378 84 119 141 Fai 0.4435 80 110 137 Fai 0.4492 78 107 137 Fai 0.4549 73 104 142 Fai 0.4606 68 97 142 Fai 0.4663 63 91 144 Fai 0.4720 61 88 144 Fai 0.4777 61 82 134 Fai 0.4834 56 76 135 Fai 0.4891 52 71 136 Fai 0.4948 52 67 128 Fai 0.5005 49 65 132 Fai 0.5062 46 63 136 Fai 415 Baker 6/26/2017 4:56:09 PM Page 13 0.5119 44 61 138 Fai 0.5176 39 56 143 Fai 0.5233 38 54 142 Fai 0.5290 33 53 160 Fai 0.5347 32 51 159 Fai 0.5404 29 50 172 Fai 0.5461 26 47 180 Fai 0.5518 25 44 176 Fai 0.5575 24 40 166 Fai 0.5632 20 38 190 Fai 0.5689 17 34 200 Fai 0.5746 16 31 193 Fai 0.5803 15 30 200 Fai 0.5860 12 28 233 Fai 0.5917 12 25 208 Fai 0.5974 11 23 209 Fai 0.6031 9 21 233 Fai 0.6088 8 21 262 Fai 0.6145 8 19 237 Fai 0.6202 8 14 175 Fai 0.6259 8 14 175 Fai 0.6316 8 11 137 Fai 0.6373 8 10 125 Fai 0.6430 8 9 112 Fai 0.6487 8 9 112 Fai 0.6544 8 9 112 Fai 0.6601 8 8 100 Pass 0.6658 8 8 100 Pass 0.6715 8 8 100 Pass 0.6772 8 8 100 Pass 0.6829 6 8 133 Fai 0.6886 6 8 133 Fai 0.6943 6 8 133 Fai 0.7000 6 8 133 Fai 0.7057 6 8 133 Fai 0.7114 6 7 116 Fai 0.7171 6 7 116 Fai 0.7228 5 7 140 Fai 0.7285 5 7 140 Fai 0.7342 4 7 175 Fai 0.7399 4 6 150 Fai 0.7456 4 6 150 Fai 0.7513 3 6 200 Fai 0.7570 3 6 200 Fai 0.7627 3 6 200 Fai 0.7684 1 6 600 Fai The development has an increase in flow durations from 1/2 Predeveloped 2 year flow to the 2 year flow or more than a 10% increase from the 2 year to the 50 year flow. The development has an increase in flow durations for more than 50% of the flows for the range of the duration analysis. 415 Baker 6/26/2017 4:56:09 PM Page 14 Water Quality Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0.1208 acre-feet On-line facility target flow: 0.1456 cfs. Adjusted for 15 min: 0.1456 cfs. Off-line facility target flow: 0.0819 cfs. Adjusted for 15 min: 0.0819 cfs. 415 Baker 6/26/2017 4:56:09 PM Page 15 LID Report LID Technique Used for Total Volume Volume Treatment? Needs Through Treatment Facility (ac-ft) (ac-ft) Infiltration Volume (ac-ft) Cumulative Percent Volume Volume Infiltration Infiltrated Credit Water Quality Percent Comment Water Quality Treated POC 2 0.14 0 F 0.12 0 3 0.09 0 J 10E4 10E.3 10E.2 10E 4 1 10 100 01 P�rcar'�t Time Exo.odl rn + Predeveloped x Mitigated Predeveloped Landuse Totals for POC #2 Total Pervious Area: 0 Total Impervious Area: 0.205 Mitigated Landuse Totals for POC #2 Total Pervious Area: 0 Total Impervious Area: 0.193 Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #2 Return Period Flow(cfs) 2 year 0.078159 5 year 0.098724 10 year 0.112697 25 year 0.130821 50 year 0.144693 100 year 0.158902 Flow Frequency Return Periods for Mitigated. POC #2 Return Period Flow(cfs) 2 year 0.073584 5 year 0.092945 10 year 0.1061 25 year 0.123163 50 year 0.136223 100 year 0.1496 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #2 Year Predeveloped Mitigated 1949 0.101 0.095 1950 0.109 0.103 1951 0.063 0.060 1952 0.056 0.053 1953 0.061 0.057 1954 0.064 0.060 1955 0.072 0.068 1956 0.071 0.067 1957 0.080 0.076 1958 0.065 0.061 1959 0.066 0.062 Cumulative Probability 415 Baker 6/26/2017 4:56:17 PM Page 17 1960 0.065 0.061 1961 0.069 0.065 1962 0.060 0.056 1963 0.067 0.063 1964 0.065 0.061 1965 0.083 0.078 1966 0.055 0.052 1967 0.095 0.090 1968 0.109 0.102 1969 0.075 0.071 1970 0.073 0.069 1971 0.087 0.082 1972 0.090 0.084 1973 0.054 0.051 1974 0.079 0.075 1975 0.091 0.086 1976 0.061 0.058 1977 0.066 0.063 1978 0.081 0.077 1979 0.111 0.105 1980 0.100 0.094 1981 0.082 0.077 1982 0.115 0.108 1983 0.094 0.088 1984 0.059 0.056 1985 0.081 0.077 1986 0.071 0.066 1987 0.109 0.103 1988 0.066 0.062 1989 0.083 0.078 1990 0.139 0.131 1991 0.111 0.105 1992 0.059 0.055 1993 0.051 0.048 1994 0.055 0.052 1995 0.072 0.068 1996 0.077 0.073 1997 0.075 0.070 1998 0.076 0.071 1999 0.155 0.146 2000 0.077 0.073 2001 0.085 0.080 2002 0.099 0.093 2003 0.077 0.072 2004 0.145 0.137 2005 0.066 0.062 2006 0.059 0.055 2007 0.136 0.128 2008 0.109 0.103 2009 0.101 0.095 Ranked Annual Peaks Ranked Annual Peaks for Predeveloped and Mitigated. POC #2 Rank Predeveloped Mitigated 1 0.1552 0.1461 2 0.1452 0.1367 3 0.1393 0.1311 4 0.1357 0.1278 415 Baker 6/26/2017 4:56:48 PM Page 18 5 0.1152 0.1084 6 0.1113 0.1048 7 0.1113 0.1048 8 0.1094 0.1030 9 0.1093 0.1029 10 0.1090 0.1026 11 0.1086 0.1022 12 0.1012 0.0953 13 0.1010 0.0951 14 0.0998 0.0940 15 0.0990 0.0932 16 0.0955 0.0899 17 0.0937 0.0883 18 0.0913 0.0859 19 0.0897 0.0844 20 0.0868 0.0818 21 0.0849 0.0799 22 0.0829 0.0780 23 0.0827 0.0778 24 0.0817 0.0769 25 0.0815 0.0767 26 0.0813 0.0765 27 0.0804 0.0757 28 0.0792 0.0746 29 0.0773 0.0727 30 0.0771 0.0726 31 0.0769 0.0724 32 0.0759 0.0714 33 0.0755 0.0710 34 0.0748 0.0705 35 0.0728 0.0685 36 0.0724 0.0682 37 0.0721 0.0678 38 0.0709 0.0668 39 0.0706 0.0665 40 0.0687 0.0647 41 0.0665 0.0626 42 0.0665 0.0626 43 0.0664 0.0625 44 0.0662 0.0623 45 0.0661 0.0622 46 0.0652 0.0614 47 0.0650 0.0612 48 0.0649 0.0611 49 0.0636 0.0598 50 0.0632 0.0595 51 0.0614 0.0578 52 0.0607 0.0572 53 0.0599 0.0564 54 0.0591 0.0557 55 0.0586 0.0552 56 0.0586 0.0551 57 0.0562 0.0530 58 0.0554 0.0522 59 0.0552 0.0519 60 0.0543 0.0511 61 0.0507 0.0477 415 Baker 6/26/2017 4:56:48 PM Page 19 415 Baker 6/26/2017 4:56:48 PM Page 20 Duration Flows The Facility PASSED Flow(cfs) 0.0391 0.0401 0.0412 0.0423 0.0433 0.0444 0.0455 0.0465 0.0476 0.0487 0.0497 0.0508 0.0519 0.0529 0.0540 0.0551 0.0561 0.0572 0.0583 0.0593 0.0604 0.0615 0.0625 0.0636 0.0647 0.0657 0.0668 0.0679 0.0689 0.0700 0.0711 0.0722 0.0732 0.0743 0.0754 0.0764 0.0775 0.0786 0.0796 0.0807 0.0818 0.0828 0.0839 0.0850 0.0860 0.0871 0.0882 0.0892 0.0903 0.0914 0.0924 0.0935 0.0946 Predev Mit 1804 1437 1636 1299 1472 1177 1343 1053 1226 964 1102 878 1002 814 920 743 853 682 789 615 726 575 665 533 610 487 571 446 532 416 488 385 451 355 420 325 389 308 364 283 338 263 316 246 295 228 271 210 256 197 238 181 221 171 206 161 193 148 181 139 171 133 161 121 148 111 139 107 135 104 122 97 113 90 107 84 105 79 100 72 92 68 87 64 84 63 73 58 71 54 65 53 63 52 62 49 58 45 54 43 54 40 52 35 50 33 Percentage 79 79 79 78 78 79 81 80 79 77 79 80 79 78 78 78 78 77 79 77 77 77 77 77 76 76 77 78 76 76 77 75 75 76 77 79 79 78 75 72 73 73 75 79 76 81 82 79 77 79 74 67 66 Pass/Fail Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass 415 Baker 6/26/2017 4:56:48 PM Page 21 0.0956 46 29 63 Pass 0.0967 45 28 62 Pass 0.0978 40 26 65 Pass 0.0988 38 22 57 Pass 0.0999 33 21 63 Pass 0.1010 32 20 62 Pass 0.1020 29 17 58 Pass 0.1031 28 13 46 Pass 0.1042 25 12 48 Pass 0.1052 22 9 40 Pass 0.1063 21 9 42 Pass 0.1074 20 9 45 Pass 0.1084 17 9 52 Pass 0.1095 13 8 61 Pass 0.1106 12 8 66 Pass 0.1116 9 8 88 Pass 0.1127 9 8 88 Pass 0.1138 9 8 88 Pass 0.1148 9 8 88 Pass 0.1159 8 8 100 Pass 0.1170 8 7 87 Pass 0.1180 8 7 87 Pass 0.1191 8 7 87 Pass 0.1202 8 7 87 Pass 0.1212 8 7 87 Pass 0.1223 8 6 75 Pass 0.1234 7 6 85 Pass 0.1244 7 6 85 Pass 0.1255 7 6 85 Pass 0.1266 7 6 85 Pass 0.1276 7 6 85 Pass 0.1287 7 5 71 Pass 0.1298 6 5 83 Pass 0.1308 6 4 66 Pass 0.1319 6 3 50 Pass 0.1330 6 3 50 Pass 0.1340 6 2 33 Pass 0.1351 6 2 33 Pass 0.1362 5 2 40 Pass 0.1372 5 1 20 Pass 0.1383 4 1 25 Pass 0.1394 3 1 33 Pass 0.1404 3 1 33 Pass 0.1415 2 1 50 Pass 0.1426 2 1 50 Pass 0.1436 2 1 50 Pass 0.1447 2 1 50 Pass 415 Baker 6/26/2017 4:56:48 PM Page 22 Water Quality Water Quality BMP Flow and Volume for POC #2 On-line facility volume: 0.0237 acre-feet On-line facility target flow: 0.0313 cfs. Adjusted for 15 min: 0.0313 cfs. Off-line facility target flow: 0.0177 cfs. Adjusted for 15 min: 0.0177 cfs. 415 Baker 6/26/2017 4:56:48 PM Page 23 LID Report LID Technique Used for Total Volume Volume Treatment? Needs Through Treatment Facility (ac-ft) (ac-ft) Infiltration Volume (ac-ft) Cumulative Volume Infiltration Credit Percent Volume Infiltrated Water Quality Percent Comment Water Quality Treated Model Default Modifications Total of 0 changes have been made. PERLND Changes No PERLND changes have been made. IMPLND Changes No IMPLND changes have been made. 415 Baker 6/26/201'7 4:56:48 PM Page 25 Appendix Predeveloped Schematic ;ite E Q Predev 415 Baker 6/26/2017 4:56:48 PM Page 26 Mitigated Schematic 415 Baker 6/26/2017 4:56:48 PM Page 27 Predeveloped UCI File RUN GLOBAL WWHM4 model simulation START 1948 10 01 END 2009 09 30 RUN INTERP OUTPUT LEVEL 3 0 RESUME 0 RUN 1 UNIT SYSTEM 1 END GLOBAL FILES <File> <Un#> < File Name <-ID-> WDM 26 415 Baker.wdm MESSU 25 Pre415 Baker.MES 27 Pre415 Baker.L61 28 Pre415 Baker.L62 30 POC415 Bakerl.dat 31 POC415 Baker2.dat END FILES OPN SEQUENCE INGRP INDELT 00:15 PERLND 16 IMPLND 4 IMPLND 5 IMPLND 8 COPY 501 COPY 502 DISPLY 1 DISPLY 2 END INGRP END OPN SEQUENCE DISPLY DISPLY-INFO1 # - #< Title >***TRAN PIVL DIG1 FIL1 PYR DIG2 FIL2 YRND 1 Site Ex Cond MAX 1 2 30 9 2 WQ Predev MAX 1 2 31 9 END DISPLY-INFO1 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 502 1 1 END TIMESERIES END COPY GENER OPCODE # # OPCD *** END OPCODE PARM # # K *** END PARM END GENER PERLND GEN-INFO <PLS >< Name >NBLKS Unit -systems Printer *** # - # User t-series Engl Metr *** in out *** 16 C, Lawn, Flat 1 1 1 1 27 0 END GEN-INFO *** Section PWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC 16 0 0 1 0 0 0 0 0 0 0 0 0 *** 415 Baker 6/26/2017 4:56:49 PM Page 28 END ACTIVITY PRINT -INFO <PLS > ***************** Print -flags ***************************** PIVL PYR # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 16 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO PWAT-PARM1 <PLS > PWATER variable monthly parameter value flags *** # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT 16 0 0 0 0 0 0 0 0 0 0 0 END PWAT-PARM1 * * * PWAT-PARM2 <PLS > PWATER input info: Part 2 *** # - # ***FOREST LZSN INFILT LSUR SLSUR KVARY AGWRC 16 0 4.5 0.03 400 0.05 0.5 0.996 END PWAT-PARM2 PWAT-PARM3 <PLS > PWATER input info: Part 3 *** # - # ***PETMAX PETMIN INFEXP INFILD DEEPFR BASETP AGWETP 16 0 0 2 2 0 0 0 END PWAT-PARM3 PWAT-PARM4 <PLS > PWATER input info: Part 4 *** # - # CEPSC UZSN NSUR INTFW IRC LZETP *** 16 0.1 0.25 0.25 6 0.5 0.25 END PWAT-PARM4 PWAT-STATE1 <PLS > *** Initial conditions at start of simulation ran from 1990 to end of 1992 (pat 1-11-95) RUN 21 *** # - # *** CEPS SURS UZS IFWS LZS AGWS 16 0 0 0 0 2.5 1 END PWAT-STATE1 END PERLND IMPLND GEN-INFO <PLS >< Name > Unit -systems Printer # - # User t-series Engl Metr in out 4 ROOF TOPS/FLAT 1 1 1 27 0 5 DRIVEWAYS/FLAT 1 1 1 27 0 8 SIDEWALKS/FLAT 1 1 1 27 0 END GEN-INFO *** Section IWATER*** ACTIVITY <PLS > ************* Active Sections # - # ATMP SNOW IWAT SLD IWG IQAL 4 0 0 1 0 0 0 5 0 0 1 0 0 0 8 0 0 1 0 0 0 END ACTIVITY ***************************** *** PRINT -INFO <ILS > ******** Print -flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* 4 0 0 4 0 0 0 1 9 5 0 0 4 0 0 0 1 9 8 0 0 4 0 0 0 1 9 END PRINT -INFO IWAT-PARM1 <PLS > IWATER variable monthly parameter value flags # - # CSNO RTOP VRS VNN RTLI *** * * * GWVS 0 415 Baker 6/26/2017 4:56:49 PM Page 29 4 0 0 0 0 0 5 0 0 0 0 0 8 0 0 0 0 0 END IWAT-PARM1 IWAT-PARM2 <PLS > IWATER input info: Part 2 # - # *** LSUR SLSUR NSUR RETSC 4 400 0.01 0.1 0.1 5 400 0.01 0.1 0.1 8 400 0.01 0.1 0.1 END IWAT-PARM2 IWAT-PARM3 <PLS > IWATER input info: Part 3 # - # ***PETMAX PETMIN 4 0 0 5 0 0 8 0 0 END IWAT-PARM3 *** *** IWAT-STATE1 <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS 4 0 0 5 0 0 8 0 0 END IWAT-STATE1 END IMPLND SCHEMATIC <-Source-> <Name> # Site Ex Cond*** PERLND 16 PERLND 16 IMPLND 4 IMPLND 5 IMPLND 8 WQ Predev*** IMPLND 5 ******Routing****** END SCHEMATIC <--Area--> <-factor-> 0.151 0.151 0.15 0.813 0.082 0.205 <-Target-> MBLK <Name> # Tb14 COPY 501 12 COPY 501 13 COPY 501 15 COPY 501 15 COPY 501 15 COPY 502 15 NETWORK <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # COPY 501 OUTPUT MEAN 1 1 48.4 DISPLY 1 INPUT TIMSER 1 COPY 502 OUTPUT MEAN 1 1 48.4 DISPLY 2 INPUT TIMSER 1 <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> <Name> # END NETWORK RCHRES GEN-INFO RCHRES # - #< <Name> # #<-factor->strg <Name> # # <Name> # # Name END GEN-INFO *** Section RCHRES*** Nexits Unit Systems Printer ><---> User T-series Engl Metr LKFG in out ACTIVITY <PLS > ************* Active Sections ***************************** # - # HYFG ADFG CNFG HTFG SDFG GQFG OXFG NUFG PKFG PHFG *** END ACTIVITY 415 Baker 6/26/2017 4:56:49 PM Page 30 PRINT -INFO <PLS > ***************** Print -flags ******************* PIVL PYR # - # HYDR ADCA CONS HEAT SED GQL OXRX NUTR PLNK PHCB PIVL PYR END PRINT -INFO HYDR-PARM1 RCHRES Flags for each HYDR Section # - # VC Al A2 A3 ODFVFG for each FG FG FG FG possible exit * * * * * * * * * END HYDR-PARM1 HYDR-PARM2 # - # FTABNO >< >< END HYDR-PARM2 HYDR-INIT LEN >< DELTH >< *** *** ODGTFG for each possible exit * * * * * STCOR >< RCHRES Initial conditions for each HYDR section # - # *** VOL *** ac-ft >< > END HYDR-INIT END RCHRES SPEC -ACTIONS END SPEC -ACTIONS FTABLES END FTABLES EXT SOURCES <-Volume-> <Member> <Name> # <Name> # WDM 2 PREC WDM 2 PREC WDM 1 EVAP WDM 1 EVAP END EXT SOURCES EXT TARGETS <-Volume-> <-Grp> <Name> # COPY 501 OUTPUT COPY 502 OUTPUT END EXT TARGETS KS ->< ********* *** FUNCT for each possible exit *** DB50 *** Initial value of COLIND Initial value of OUTDGT for each possible exit for each possible exit <---><---><---><---><---> *** <----><---><---><---><---> SsysSgap<--Mult-->Tran tem strg<-factor->strg ENGL 1 ENGL 1 ENGL 0.76 ENGL 0.76 <-Member-><--Mult-->Tran <Name> # #<-factor->strg MEAN 1 1 48.4 MEAN 1 1 48.4 MASS -LINK <Volume> <-Grp> <-Member-><--Mult--> <Name> <Name> # #<-factor-> MASS -LINK 12 PERLND PWATER SURO 0.083333 END MASS -LINK 12 MASS -LINK 13 PERLND PWATER IFWO 0.083333 END MASS -LINK 13 MASS -LINK 15 IMPLND IWATER SURO 0.083333 END MASS -LINK 15 END MASS -LINK END RUN <-Target <Name> PERLND IMPLND PERLND IMPLND vols> <-Grp> # # 1 999 EXTNL 1 999 EXTNL 1 999 EXTNL 1 999 EXTNL <-Member-> <Name> # # PREC PREC PETINP PETINP <-Volume-> <Member> Tsys Tgap Amd *** <Name> # <Name> tem strg strg*** WDM 501 FLOW ENGL REPL WDM 502 FLOW ENGL REPL <Target> <Name> COPY COPY COPY <-Grp> <-Member->*** <Name> # #*** INPUT MEAN INPUT MEAN INPUT MEAN 415 Baker 6/26/2017 4:56:49 PM Page 31 Mitigated UCI File RUN GLOBAL WWHM4 model simulation START 1948 10 01 END 2009 09 30 RUN INTERP OUTPUT LEVEL 3 0 RESUME 0 RUN 1 UNIT SYSTEM 1 END GLOBAL FILES <File> <Un#> < File Name <-ID-> WDM 26 415 Baker.wdm MESSU 25 Mit415 Baker.MES 27 Mit415 Baker.L61 28 Mit415 Baker.L62 30 POC415 Bakerl.dat 31 POC415 Baker2.dat END FILES OPN SEQUENCE INGRP INDELT 00:15 PERLND 16 IMPLND 4 IMPLND 5 IMPLND 8 COPY 501 COPY 502 DISPLY 1 DISPLY 2 END INGRP END OPN SEQUENCE DISPLY DISPLY-INFO1 # - #< Title >***TRAN PIVL DIG1 FIL1 PYR DIG2 FIL2 YRND 1 Site Prop Cond MAX 1 2 30 9 2 WQ Prop MAX 1 2 31 9 END DISPLY-INFO1 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 502 1 1 END TIMESERIES END COPY GENER OPCODE # # OPCD *** END OPCODE PARM # # K *** END PARM END GENER PERLND GEN-INFO <PLS >< Name >NBLKS Unit -systems Printer *** # - # User t-series Engl Mete. *** in out *** 16 C, Lawn, Flat 1 1 1 1 27 0 END GEN-INFO *** Section PWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC *** 16 0 0 1 0 0 0 0 0 0 0 0 0 415 Baker 6/26/2017 4:56:49 PM Page 32 END ACTIVITY PRINT -INFO <PLS > ***************** Print -flags ***************************** PIVL PYR # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 16 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO PWAT-PARM1 <PLS > PWATER variable monthly parameter value flags *** # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT *** 16 0 0 0 0 0 0 0 0 0 0 0 END PWAT-PARM1 PWAT-PARM2 <PLS > PWATER input info: Part 2 *** # - # ***FOREST LZSN INFILT LSUR SLSUR KVARY AGWRC 16 0 4.5 0.03 400 0.05 0.5 0.996 END PWAT-PARM2 PWAT-PARM3 <PLS > PWATER input info: Part 3 *** # - # ***PETMAX PETMIN INFEXP INFILD DEEPFR BASETP AGWETP 16 0 0 2 2 0 0 0 END PWAT-PARM3 PWAT-PARM4 <PLS > PWATER input info: Part 4 *** # - # CEPSC UZSN NSUR INTFW IR.0 LZETP *** 16 0.1 0.25 0.25 6 0.5 0.25 END PWAT-PARM4 PWAT-STATE1 <PLS > *** Initial conditions at start of simulation ran from 1990 to end of 1992 (pat 1-11-95) RUN 21 *** # - # *** CEPS SURS UZS IFWS LZS AGWS 16 0 0 0 0 2.5 1 END PWAT-STATE1 END PERLND IMPLND GEN-INFO <PLS >< Name > Unit -systems Printer # - # User t-series Engl Metr in out 4 ROOF TOPS/FLAT 1 1 1 27 0 5 DRIVEWAYS/FLAT 1 1 1 27 0 8 SIDEWALKS/FLAT 1 1 1 27 0 END GEN-INFO *** Section IWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW IWAT SLD IWG IQAL *** 4 0 0 1 0 0 0 5 0 0 1 0 0 0 8 0 0 1 0 0 0 END ACTIVITY PRINT -INFO <ILS > ******** Print -flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* 4 0 0 4 0 0 0 1 9 5 0 0 4 0 0 0 1 9 8 0 0 4 0 0 0 1 9 END PRINT -INFO IWAT-PARM1 <PLS > IWATER variable monthly parameter value flags # - # CSNO RTOP VRS VNN RTLI *** * * * GWVS 0 415 Baker 6/26/2017 4:56:49 PM Page 33 4 0 0 0 0 0 5 0 0 0 0 0 8 0 0 0 0 0 END IWAT-PARM1 IWAT-PARM2 <PLS > IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC 4 400 0.01 0.1 0.1 5 400 0.01 0.1 0.1 8 400 0.01 0.1 0.1 END IWAT-PARM2 IWAT-PARM3 <PLS > IWATER input info: Part 3 *** # - # ***PETMAX PETMIN 4 0 0 5 0 0 8 0 0 END IWAT-PARM3 IWAT-STATE1 <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS 4 0 0 5 0 0 8 0 0 END IWAT-STATE1 END IMPLND SCHEMATIC <-Source-> <--Area--> <-Target-> MBLK <Name> # <-factor-> <Name> # Tb1# Site Prop Cond*** PERLND 16 0.038 COPY 501 12 PERLND 16 0.038 COPY 501 13 IMPLND 4 0.919 COPY 501 15 IMPLND 5 0.17 COPY 501 15 IMPLND 8 0.069 COPY 501 15 WQ Prop*** IMPLND 4 0.034 COPY 502 15 IMPLND 5 0.159 COPY 502 15 ******Routing****** END SCHEMATIC NETWORK <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> <Name> # <Name> # #<-factor->strg <Name> # 4 <Name> # # COPY 501 OUTPUT MEAN 1 1 48.4 DISPLY 1 INPUT TIMSER 1 COPY 502 OUTPUT MEAN 1 1 48.4 DISPLY 2 INPUT TIMSER 1 <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # END NETWORK RCHRES GEN-INFO RCHRES # - #< Name END GEN-INFO *** Section RCHRES*** Nexits Unit Systems Printer ><---> User T-series Engl Metr LKFG in out ACTIVITY <PLS > ************* Active Sections ***************************** # - # HYFG ADFG CNFG HTFG SDFG GQFG OXFG NUFG PKFG PHFG *** 415 Baker 6/26/2017 4:56:49 PM Page 34 END ACTIVITY PRINT -INFO <PLS > ***************** Print -flags ******************* PIVL PYR # - # HYDR ADCA CONS HEAT SED GQL OXRX NUTR PLNK PHCB PIVL PYR END PRINT -INFO HYDR-PARM1 RCHRES Flags for each HYDR Section # - # VC Al A2 A3 ODFVFG for each FG FG FG FG possible exit * * * * * * * * * END HYDR-PARM1 *** ODGTFG for each *** possible exit * * * * * HYDR-PARM2 # - # FTABNO LEN DELTH STCOR >< >< >< >< >< END HYDR-PARM2 HYDR-INIT RCHRES Initial conditions for each HYDR section # - # *** VOL *** ac-ft < >< > END HYDR-INIT END RCHRES SPEC -ACTIONS END SPEC -ACTIONS FTABLES END FTABLES EXT SOURCES <-Volume-> <Member> <Name> WDM WDM WDM WDM # <Name> # 2 PREC 2 PREC 1 EVAP 1 EVAP END EXT SOURCES EXT TARGETS <-Volume-> <-Grp> <Name> # COPY 1 OUTPUT COPY 501 OUTPUT COPY 2 OUTPUT COPY 502 OUTPUT END EXT TARGETS KS >< ********* *** FUNCT for each possible exit * * * DB50 *** Initial value of COLIND Initial value of OUTDGT for each possible exit for each possible exit <---><---><---><---><---> *** <----><---><---><---><---> SsysSgap<--Mult-->Tran tem strg<-factor->strg ENGL 1 ENGL 1 ENGL 0.76 ENGL 0.76 <-Target <Name> PERLND IMPLND PERLND IMPLND <-Member-><--Mult-->Tran <-Vo <Name> # #<-factor->strg <Nam MEAN 1 1 48.4 WDM MEAN 1 1 48.4 WDM MEAN 1 1 48.4 WDM MEAN 1 1 48.4 WDM MASS -LINK <Volume> <-Grp> <-Member-><--Mult--> <Name> <Name> # #<-factor-> MASS -LINK 12 PERLND PWATER SURO END MASS -LINK 12 MASS -LINK 13 PERLND PWATER IFWO END MASS -LINK 13 MASS -LINK 15 IMPLND IWATER SURO END MASS -LINK 15 END MASS -LINK END RUN vols> <-Grp> # # 1 999 EXTNL 1 999 EXTNL 1 999 EXTNL 1 999 EXTNL lume-> e> # 701 801 702 802 <Target> <Name> 0.083333 COPY 0.083333 0.083333 COPY COPY <Member> <Name> FLOW FLOW FLOW FLOW <-Member-> <Name> # # PREC PREC PETINP PETINP Tsys tem ENGL ENGL ENGL ENGL Tgap Amd *** strg strg*** REPL REPL REPL REPL <-Grp> <-Member->*** <Name> # #*** INPUT MEAN INPUT MEAN INPUT MEAN 415 Baker 6/26/2017 4:56:49 PM Page 35 Predeveloped HSPF Message File 415 Baker 6/26/2017 4:56:49 PM Page 36 Mitigated HSPF Message File 415 Baker 6/26/2017 4:56:49 PM Page 37 Disclaimer Legal Notice This program and accompanying documentation are provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by End User. Clear Creek Solutions Inc. and the governmental licensee or sublicensees disclaim all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions Inc. be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions Inc. or their authorized representatives have been advised of the possibility of such damages. Software Copyright © by : Clear Creek Solutions, Inc. 2005-2017; All Rights Reserved. Clear Creek Solutions, Inc. 6200 Capitol Blvd. Ste F Olympia, WA. 98501 Toll Free 1(866)943-0304 Local (360)943-0304 www.clearcreeksolutions.com 415 Baker 6/26/2017 4:56:49 PM Page 38 Technical Information Report Sterling South Center APPENDIX D July 2017 Conveyance Calculations (To be included with Building Permit submittal) Davido Consulting Group, Inc. TIR 415 Baker Blvd Tukwila Technical Information Report Sterling South Center July 2017 APPENDIX E Bond Quantities Worksheet (To be included in final TIR submittal for Building Permit) Davido Consulting Group, Inc. T112415 Baker Blvd Tukwila Technical Information Report Sterling South Center July 2017 APPENDIX F Stormwater Facilities Summary Sheet (To be included in final TIR submittal for Building Permit) Davido Consulting Group, Inc. TIR 415 Baker Blvd Tukwila Technical Information Report Sterling South Center July 2017 APPENDIX G Operation and Maintenance Manual (To be included in final TIR submittal for Building Permit) Davido Consulting Group, Inc. TIR 415 Baker Blvd Tukwila f 1 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: 415 Baker BLVD. PARCEL #: 0223 1000 80 Contact's Name: Jesse Camp Contact Phone #: 206 330 0621 Contact e-mail: jcamp@allresco.com Contact Address: 1325 4th Ave., Suite 1005, Seattle WA, 98101 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. DOES NOT PASS 1. Sewer service will require the following improvement(s) to pass the concurrency test: a) Installation of and/or feet of -inch sewer main to reach the site; b) Construction of a distribution system on the site; and/or c) Other: 2. The sewer system improvemen will require an amendment to the Comprehensive Sewer System Plan. / �+ By: '/ 7 /? Date Print Name: Michael Cusick. PE Sr. Utility Engineer R E C FM E D JUL 06 2017 Approved 01.01.2006 Community Development 7 1 Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE WATER For all development except one single-family residence, 2-9 lot short plats, four-plex or smaller multi -family residence, non-residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: 415 Baker Blvd. PARCEL #: 0223 1000 80 Contact's Name: Jesse Camp Contact Phone #: 206 330 0621 Contact e-mail: Contact Address: 1325 4th Ave., Suite 1005, Seattle, WA 98101 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 requiredha t�e established level of service standard. /I/ —3 / 4— By: Print Name: Michael Cusick, PE Sr. Utility Engineer Date j ECEat9ED JUL 0 6 2011 Community Development Approved 01.01.2006 J - CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 0o0 S SEPA —URBAN CENTER PROJECT Please fill out the following property and proposal information Property Address 415 Baker Boulevard, Tukwila, WA 98188 Property zoning District Name: Tukwila Urban Center, Transit Oriented Development (TUC- TOD) Corridor Type(s) bordering the project: Walkable (Baker Blvd) and Neighborhood (Andover Park E) Property Size in Acres 1.20 Acres Existing Land Use , Describe existing uses on site: Commercial; Office and Auto Detailing Proposed Land Use Describe in detail all proposed uses on site, e.g., retail, office, lodging, housing, civic, industrial, warehousing, etc: Construction of a seven (7) story, 166 unit, age restricted apartment community. Building design to include five (5) levels of wood frame residential units over (2) levels of structured parking and common amenity space. Existing building and improvements to be demolished. Dwellings # Proposed Dwelling Units: # 166 Type Proposed Density (du/ac): 138.3 du/ac # Type Non- residential Uses: Building Square Feet Existing: 11,626 Proposed: n/a Building Height Existing stories: 2 Existing height in feet: 20 (Estimated) Proposed stories: 7 Proposed height in feet: 70 PM Peak Hour Weekday Vehicle Trips (TO BE COMPLETED BY CITY OF TUKWILA) Existing Estimated Trips Total: Future Estimated Trips Total: Net New Trips: Source of Trip Rate: ITE Manual, F A ti , , ., '" . \' JUL 06 2017 Other SEPA-URBAN CENTER PROJECT CRITERIA CHECKLIST To determine if the proposed project will not be subject to environmental review and project -specific SEPA-based administrative or judicial appeals (as set forth in TMC 21.04.165), please answer the following questions: 1. Is the proposal consistent with the Southcenter Plan and associated development regulations in TMC 18.28? Please explain. Yes, the project is consistent with the permitted District Land Uses 18.28.050, Table 18-2; Residential; Dwelling — multi -family, townhouses, mixed -use, senior citizen housing. 2. Does the proposed development meet all established conditions or mitigation? If not, please explain. Yes 3. Is the proposed project consistent with the alternative reviewed under the Southcenter Plan SEIS? If not, please explain. Are there any impacts associated with the project that have not been identified in the SEIS? Yes 4. Is the proposal a permitted and/or accessory use(s) located within the applicable TUC zone (TMC 18.28)? Uses listed as "conditional" or "unclassified" are not eligible. Yes 5. Does the proposed project cause the total number of PM hour peak trips generated within the southcenter Subarea as a whole to exceed the maximum number of new PM peak hour trips threshold as identified in the SEIS for the Southcenter Subarea Plan, or a subsequent traffic analysis based on a revised future land use scenario for the Southcenter Subarea? TO BE COMPLETED BY CITY OF TUKWILA (staff initials) 6. Is the proposal any of the following: a. an "essential public facility" as defined in RCW 36.70.200 or TMC 18.06.270? _NO b. a development in which any portion includes shoreline modifications waterward of the ordinary high water mark? NO c. If the answer to any of questions "5a" through "5b" is yes, the proposal is not eligible for the planned action process. If a proposed implementing project is determined to satisfy all of the above criteria, no further environmental review is necessary. Additional environmental review shall be required, if a proposal fails to meet any of the above criteria. REC •; VIED Under the penalty of perjury, the above answers are true and complete to the best of my knowledge. I un rstta�n��h�� the lead agent is n them to make its decision. Community veveIoprn<:r` Signature: Date Sub �07.06.2017 STERLING SOUTH CENTER 0223100080 Associated Files: PL17-0037, E17-0008, L17- 0042, MSTR17-0006 This File: 117-0041 DESIGN REVIEW/PUBLIC HEARING Jaclyn Adams From: Jaclyn Adams Sent: Tuesday, October 17, 2017 11:43 AM To: 'daniel@pro-usa-Ilc.com'; 'arobertson@nai-psp.com' Cc: Jaimie Reavis Subject: Notice of Decision - E16-0009 Tukwila Storage Yard Attachments: E16-0009 NOD.pdf; E16-0009 SR.pdf; E16-0009 Site Plan.PDF Dear Applicant, Please find attached a Notice of Decision, staff report and site plan for permit E16-0009, Tukwila Storage Yard. This is a SEPA planned action application for construction of a storage yard and wetland enhancement and restoration. Please note, SEPA approval does not authorize construction and that the Special Permission and Public Works permits are still under review. Please contact project planner Jaimie Reavis with any questions at Jaimie.Reavis@tukwilawa.gov or by phone at 206- 431-3659. Thank you. Jaclyn Adams Administrative Support Specialist] City of Tukwila 6300 Southcenter B1, Suite 100 I Tukwila, WA 98188 T: 206-431-3670 I F: 206-431-3665 Jaclyn.Adams@TukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice i Jaclyn Adams From: Jaclyn Adams Sent: Tuesday, October 17, 2017 11:41 AM To: Jaimie Reavis Subject: Notice of Decision - E16-0009 Tukwila Storage Yard Attachments: E16-0009 SR.pdf; E16-0009 NOD.pdf; E16-0009 Site Plan.PDF Dear interested parties: Please find attached a Notice of Decision, staff report and site plan for permit E16-0009, Tukwila Storage Yard. This is a SEPA planned action application for construction of a storage yard and wetland enhancement and restoration. Please contact project planner Jaimie Reavis with any questions at Jaimie.Reavis@tukwilawa.gov or by phone at 206- 431-3659. Thank you. Jaclyn Adams Administrative Support Specialist' City of Tukwila 6300 Southcenter Bl, Suite 100 I Tukwila, WA 98188 T: 206-431-3670 I F: 206-431-3665 Jaclyn.Adams@TukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice 1 (- City Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director October 4, 2017 NOTICE OF DECISION TO: Jeremiah Jolicoeur, Alliance Realty Partners, Applicant Baker Boulevard Associates, Owner King County Assessor, Accounting Division Washington State Department of Ecology Kenneth Metcalf, BP Pipelines (North America) Inc. 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: L17-0041 Applicant: Jeremiah Jolicoeur, Alliance Realty Partners Type of Permit Applied for: Public Hearing Design Review Project Description: Redevelopment of a 1.2-acre lot with a seven -story 235,000 square foot residential building located at 415 Baker Blvd. (SW corner of Baker Blvd. and Andover Park East). The project includes 166 dwelling units,167 parking stalls, indoor and outdoor recreation space, landscaping, and frontage improvements along Baker Blvd. and Andover Park East,. The existing two-story building located on the site will be demolished. Location: 415 Baker Blvd., Tukwila WA (parcel # 0223100080) Associated Files: L17-0042 (Special Permission Parking Reduction Request); PL17-0037 (Land Use Project File) Comprehensive Plan Designation/Zoning District: Tukwila Urban Center -Transit Oriented Development (TUC-TOD) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 II. DECISION SEPA Determination: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project has been determined to be consistent with the subarea plan and is therefore exempt from SEPA review. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a Public Hearing Design Review does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to the following conditions: 1. Alternative options to meet the intent of the Neiighborhood Corridor public frontage standard along Andover Park East shall be explored and a final design consistent with the intent of the Neighborhood Corridor public frontage standard shall be determined administratively as part of the construction permit. 2. Provision of weather protection along 75% of the face of the building along Andover Park East shall be reviewed during the construction permit, as part of the review of the public frontage configuration along Andover Park East, in order to coordinate the location of weather protection where it will provide coverage over sidewalk areas but not over landscape areas or areas where the sidewalk is not adjacent to the building. 3. Spacing of the Parrotia perisca street trees along Baker Blvd. shall be decreased to 20-feet on - center unless a larger -stature tree is used. 4. The design of the bicycle parking area shall be expanded to show bicycle racks and other needed infrastructure to demonstrate the space proposed will be able to accommodate the number of required bicycle parking spaces. 5. Prior to building permit approval, plans shall demonstrate conformance with TMC 18.28.260.C.1.c, which requires the curb cut design for driveways to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. 6. If the emergency exit to be added to the east building elevation will be located adjacent to a landscape area, a pedestrian path shall be provided across the landscape area to allow convenient pedestrian circulation and to prevent plants from being trampled and their roots compacted, per TMC 18.28.280. 7. The location of all new utilities and mechanical equipment, including those not known at this time, shall be shown on plans along with screening measures to ensure that if such elements must be mounted in a location visible from a street, pedestrian pathway, or common open space that they will be screened with vegetation or architectural features. 8. Additional lighting shall be provided for security within the landscape area at the base of the building on the northeastern corner as part of the construction permit. This area currently is designed to have no lighting (0.0 lighting level as shown on Sheet ADR 1.11 of Attachment D), and will have an emergency exit which will benefit from illumination. Type 4 Permit JR Page 2 of 4 10/3/2017 3:27:00 PM W:\Users\Jaimie\Land Use Permits - Under Review\Sterling Southcenter\NOD_L17-0041_SterlingPublicHearingDesignReview.doc 9. The design details of OP -common open spaces shall be included in,r'-vns submitted for the construction permit art. ,eviewed administratively. .� 10. Substantial articulation of the uppermost floor on the north, east, and south elevations shall be accomplished by extending the white color ("Distant Gray") along areas of the uppermost floor located underneath the long horizontal cornice. This treatment was proposed and agreed to at the Board of Architectural Review meeting after applicant, BAR, and staff review of the design on the applicant's 3-D model, as shown on Exhibit A and incorporated by reference. 11. Treatment of the blank wall area at the southeastern corner of the building facing Andover Park East shall be added to plans if the landscaping design currently proposed needs to be changed in order for the project to meet the intent of the Neighborhood Corridor Standard for public frontage or to meet the weather protection requirements. 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. 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. IV. PROCEDURES AND TIME FOR APPEALING 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 October 18, 2017. 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 applly. In addition, all hearing examiner costs will be passed through to the appellant. Type 4 Permit JR Page 3 of 4 10/3/2017 3:27:00 PM W:\UsersVaimie\Land Use Permits - Under Review\Sterling Southcenter\NOD_L17-0041_SterlingPublicHearingDesignReview.doc 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, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206-431-3659 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. ()'AMN/444-1 Deey ment of Community Development City of Tukwila Attachment: Exhibit A Type 4 Permit JR Page 4 of 4 10/3/2017 3:27:00 PM W:\Users\Jaimie\Land Use Permits - Under Review\Sterling Southcenter\NOD_L17-0041_SterlingPublicHearingDesignReview.doc "Exhibit A" Sterling Southcenter Architecture Design Review Document 10/03/2017 North Elevation JO a NI aim 111111%1 11111111 MIMI 11101=111161111111 MIIINFAINIII lig Jaime aim mem J .. - ..417is ial __Hi:: 11117.1'111111111111 11, .� -- ■ -- 1 F 1 lill1111110111® n s vlivivinnsynivetW East Elevation mmINill IOU A IOW I0/ • f C1 ,I C South Elevation i •_ J City of HUkifi k Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: Sterling Southcenter Project Number: L17-0041 Associated File Number (s): Date Mailed: 10/4/17 Mailing requested by: Jaimie Reavis Mailer's signature: ❑ Board of Adjustment Agenda Packet ❑ Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit ❑ Determination of Non -Significance CX Notice of Decision ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action ❑ Notice of Application ❑ Notice of Public Hearing ❑ Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivisiion Agenda Parties of Record: Sent via email and mail to parties listed on NOD. Jaclyn Adams From: Jaclyn Adams Sent: Wednesday, October 4, 2017 9:51 AM To: Jaimie Reavis Subject: Notice of Decision - Sterling Southcenter L17-0042 & L17-0041 Attachments: L17-0041 Notice of Decision.pdf; L17-0042 AMENDED Notice of Decision.pdf; Sterling Southcenter Attachment.pdf Dear Interested Parties, Please find attached an Amended Notice of Decision for L17-0042 The Sterling Southcenter project at 415 Baker Blvd, Tukwila Wa. This is a Special Permission permit for an 11% requested reduction to the amount of required parking. Also find attached a Notice of Decision for L17-0041 The Sterling Southcenter project at 415 Baker Blvd, Tukwila Wa. This is Public Hearing Design Review permit for redevelopment of 1.2 acre lot with a seven story 235,000 sf residential building. Please contact project planner Jaimie Reavis at 206-431-3659 or at Jaimie.Reavis@TukwilaWagov with any questions. Thank you, Jaclyn Adams Administrative Support Specialist] City of Tukwila 6300 Southcenter Bl, Suite 100 I Tukwila, WA 98188 T: 206-431-3670 I F: 206-431-3665 Jaclyn.Adams@TukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice 1 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: STERLING SOUTHCENTER Project Number: PL17-0037 Associated File Number (s): L17-0041 & L17-0042 Date Mailed: G\ I114 I201-] Mailing requested by: JAIMIF RF IS Mailer's signature: ❑ Board of Adjustment Agenda Packet ❑ Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit ❑ Determination of Non -Significance ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action ❑ Notice of Application Parties of Record: Ken Metcalf 3rd Party Contract Right of Way Agent BP Pipelines (North America) Inc. 600 Southwest 39th Street Suite 275 Renton, WA 98057 kenneth.metcalf@bp.com ❑ Notice of Decision ❑ Notice of Public Hearing ❑ Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivision Agenda 1 f \ CRWAddresslD ADDR-04103 ADDR-04104 ADDR-04105 ADDR-04106 ADDR-04240 ADDR-04266 ADDR-04271 ADDR-04291 ADDR-04120 ADDR-04292 ADDR-04278 ADDR-04279 ADDR-04280 ADDR-04281 ADDR-04282 ADDR-04283 ADDR-04121 ADDR-12912 ADDR-04111 ADDR-04112 ADDR-04113 ADDR-04114 ADDR-04115 ADDR-04116 ADDR-04117 ADDR-04118 ADDR-04119 ADDR-01108 ParcelNumber 0223000062 0223000062 0223000062 0223000062 0223000062 0223100010 0223100010 0223100010 0223100031 0223100031 0223100032 0223100033 0223100033 0223100034 0223100035 0223100035 0223100036 0223100036 0223100037 0223100037 0223100037 0223100037 0223100037 0223100037 0223100037 0223100038 0223100038 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100070 0223100070 ToLine HOME ELECTRIC COMPANY Occupa nt Occupant Occupant Occupant OPEN FRAME LLC Occupant Occupant MRFH LLC Occupa nt MRFH LLC RAINBOW ASSOCIATES LTD Occupant MRFH LLC MCLAUGHLIN & BUTY LLP Occupant IVY JERRY L+DEBORAH J Occupant EILAT MANAGEMENT Occupant Occupant Occupant Occupant Occupant Occupant U S BANK CORPORATE PROPS Occupant PUGET SOUND BLOOD CENTER PARK EAST REAL ESTATE LLC Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant GARFIELD-SOUTHCENTER L L C Occupant AttnLine C/O JSH PROPERTIES INC BUTY FRANK GENERAL PARTNER ICG REALTY LLC DIRECTOR OF ADMINISTRATION AddrLine 3414 NE 55TH 120 ANDOVER PARK E 100 120 ANDOVER PARK E 120 120 ANDOVER PARK E 140 120 ANDOVER PARK E 160 901 POWELL AVE SW #101 150 ANDOVER PARK W 350 BAKER BLVD 2305 HUGHES AVE SW 402 BAKER BLVD 2305 HUGHES AVE SW 22820 148TH SE 401 EVANS BLACK DR 2305 HUGHES AVE SW 1150 ALKI AVE SW APT 4 131 ANDOVER PARK E 450 FERGUSON DR 405 EVANS BLACK DR 650 S ORCAS ST #210 406 BAKER BLVD 100 406 BAKER BLVD 120 406 BAKER BLVD 130 406 BAKER BLVD 140 406 BAKER BLVD 150 406 BAKER BLVD 160 2800 E LAKE ST LAKE0012 151 ANDOVER PARK E 921 TERRY AVENUE 7918 GREEN LAKE DR N 130 ANDOVER PARK E 304 130 ANDOVER PARK E 100 130 ANDOVER PARK E 101 130 ANDOVER PARK E 102 130 ANDOVER PARK E 200 130 ANDOVER PARK E 202 130 ANDOVER PARK E 301 130 ANDOVER PARK E 302 130 ANDOVER PARK E 303 130 ANDOVER PARK E B105 PO BOX 529 400 STRANDER BLVD CityState ZipCode SEATTLE WA 98105 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 RENTON WA 98057 TUKWILA WA 98188 TUKWILA WA 98188 SEATTLE WA 98116 TUKWILA WA 98188 SEATTLE WA 98116 KENT WA 98042 TUKWILA WA 98188 SEATTLE WA 98116 SEATTLE WA 98116 TUKWILA WA 98188 MOUNTAIN VIEW CA 94043 TUKWILA WA 98188 SEATTLE WA 98104 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 MINNEAPOLIS MN 55406 TUKWILA WA 98188 SEATTLE WA 98104 SEATTLE WA 98103 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 EUGENE OR 97440 TUKWILA WA 98188 ADDR-04244 ADDR-04246 ADDR-04263 ADDR-04264 ADDR-04287 ADDR-04288 ADDR-04289 ADDR-04269 ADDR-04275 • ADDR-04285 ADDR-12915 ADDR-04196 ADDR-04192 ADDR-04193 ADDR-04194 ADDR-04195 ADDR-04191 ADDR-04124 ADDR-04125 ADDR-04126 ADDR-04127 ADDR-04197 ADDR-01110 ADDR-01111 ADDR-01113 ADDR-04199 ADDR-01328 0223100070 0223100070 0223100075 0223100075 0223100075 0223100080 0223100080 0223100080 0223100080 0223100085 0223100085 0223100087 0223100087 0223100087 0223100090 0223100090 0223100090 0223100099 0223100099 0223100099 0223100099 0223100099 0223100099 0223100099 0223100099 0223100099 0223100099 0223100100 0223100100 022310UNKN 0223200010 0223200010 0223200010 0223200020 0223200020 0223200030 0223200030 0223200032 0223200040 0223200040 2523049028 2523049048 Occupant Occupant OB FIFE PROPERTY II L L C Occupant Occupant BAKER BOULEVARD ASSOCIATES Occupant Occupant Occupant PEARL ALVIN S+CAROLE R Occupant PEARL ALVIN+CARLE Occupant Occupant WASHINGTON TOWERS LP Occupant Occupant MERDIAN PACIFIC PARTNERS LL Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant MINKLER ASSOCIATES LLC Occupant NA NA FIDELITY NORTHWEST ASSOC C/O WILEY ROBERT C Occupant Occupant LEE ALBERT APPLIANCE Occupant RWP LLC ATTN: PETERSON JIM Occupant MINKLER ASSOCIATES LLC STRANDER ASSOCIATES LLC Occupant TUKWILA CITY OF SEATTLE CITY OF SPU-WTR 700 5TH AVE STE 4900-RPS 230 ANDOVER PARK W 240 ANDOVER PARK W P 0 BOX 726 301 BAKER BLVD 311 BAKER BLVD 2100 MAIN ST #150 415 BAKER BLVD 104 415 BAKER BLVD 110 415 BAKER BLVD 200 9741 E ESTANCIA WAY 401 BAKER BLVD 9741 E ESTANCIA WAY 405 BAKER BLVD 407 BAKER BLVD 18230 E VALLEY HIGHWAY #195 229 ANDOVER PARK E 223 ANDOVER PARK E 7918 GREEN LAKE DR N 200 ANDOVER PARK E 6 200 ANDOVER PARK E 7 200 ANDOVER PARK E 8 200 ANDOVER PARK E 9 200 ANDOVER PARK E 5 200 ANDOVER PARK E 1 200 ANDOVER PARK E 2 200 ANDOVER PARK E 3 200 ANDOVER PARK E 4 3326 106TH AVE SE STE #150 230 ANDOVER PARK E NA 9142 N MERCER WAY#7301 402 STRANDER BLVD 100 402 STRANDER BLVD 200 1476 ELLIOTT AVE W 404 STRANDER BLVD 7312 SE CURTIS DR 290 ANDOVER PARK E 3326 106TH AVE SE STE #150 1650 S 244TH PL 510 STRANDER BLVD 6200 SOUTHCENTER BLVD PO BOX 34018 TUKWILA WA TUKWILA WA BELLEVUE WA TUKWILA WA TUKWILA WA HUNTINGTON BEACH CA TUKWILA WA TUKWILA WA TUKWILA WA SCOTTSDALE AZ TUKWILA WA SCOTTSDALE AZ TUKWILA WA TUKWILA WA KENT WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA BELLEVUE WA TUKWILA WA NA MERCER ISLAND WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA SNOQUALMIE WA TUKWILA WA BELLEVUE WA DES MOINES WA TUKWILA WA TUKWILA WA SEATTLE WA 98188 98188 98009 98188 98188 92048 98188 98188 98188 85262 98188 85262 98188 98188 98032 98188 98188 98103 98188 98188 98188 98188 98188 98188 98188 98188 98188 98008 98188 no match 98040 98188 98188 98119 98188 98065 98188 98008 98198 98188 98188 98124 2523049077 ADDR-01146 2523049077 ADDR-01147 2523049077 ADDR-01148 2523049077 ADDR-01149 2523049077 ADDR-01150 2523049077 ADDR-01151 2523049077 ADDR-01152 2523049077 ADDR-01153 2523049077 ADDR-01154 2523049077 ADDR-01155 2523049077 ADDR-01156 2523049077 ADDR-01157 2523049077 ADDR-01158 2523049077 ADDR-01159 2523049077 ADDR-01160 2523049077 ADDR-01161 2523049077 ADDR-01162 2523049077 2523049078 ADDR-01190 2523049078 ADDR-01191 2523049078 ADDR-01192 2523049078 ADDR-01193 2523049078 ADDR-01194 2523049078 ADDR-01207 2523049078 ADDR-01208 2523049078 ADDR-01209 2523049078 ADDR-01210 2523049078 ADDR-01211 2523049078 ADDR-01212 2523049078 ADDR-01213 2523049078 ADDR-01214 2523049078 ADDR-01215 2523049078 ADDR-01195 2523049078 ADDR-01196 2523049078 ADDR-01197 2523049078 ADDR-01198 2523049078 ADDR-01199 2523049078 ADDR-01200 2523049078 ADDR-01201 2523049078 ADDR-01202 2523049078 ADDR-01203 2523049078 TALON RIVERVIEW PLAZA LLC Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant TALON RIVERVIEW PLAZA LLC Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant 720 OLIVE WAY STE 1020 16000 CHRISTENSEN RD 100 16000 CHRISTENSEN RD 101 16000 CHRISTENSEN RD 110 16000 CHRISTENSEN RD 120 16000 CHRISTENSEN RD 130 16000 CHRISTENSEN RD 150 16000 CHRISTENSEN RD 200 16000 CHRISTENSEN RD 201 16000 CHRISTENSEN RD 240 16000 CHRISTENSEN RD 250 16000 CHRISTENSEN RD 300 16000 CHRISTENSEN RD 301 16000 CHRISTENSEN RD 303 16000 CHRISTENSEN RD 304 16000 CHRISTENSEN RD 306 16000 CHRISTENSEN RD 308 16000 CHRISTENSEN RD 310 720 OLIVE WAY STE 1020 16300 CHRISTENSEN RD 104 16300 CHRISTENSEN RD 105 16300 CHRISTENSEN RD 108 16300 CHRISTENSEN RD 110 16300 CHRISTENSEN RD 130 16300 CHRISTENSEN RD 300 16300 CHRISTENSEN RD 304 16300 CHRISTENSEN RD 306 16300 CHRISTENSEN RD 310 16300 CHRISTENSEN RD 320 16300 CHRISTENSEN RD 330 16300 CHRISTENSEN RD 340 16300 CHRISTENSEN RD 350 16300 CHRISTENSEN RD 360 16300 CHRISTENSEN RD 135 16300 CHRISTENSEN RD 203 16300 CHRISTENSEN RD 205 16300 CHRISTENSEN RD 207 16300 CHRISTENSEN RD 211 16300 CHRISTENSEN RD 212 16300 CHRISTENSEN RD 213 16300 CHRISTENSEN RD 217 16300 CHRISTENSEN RD 220 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 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 TUKWILA WA TUKWILA WA 98101 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98101 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 ADDR-01204 ADDR-01205 ADDR-01206 2523049078 2523049078 2523049078 2623049072 Occupant Occupant Occupant SEATTLE CITY OF SPU-WTR 700 5TH AVE STE 4900-RPS 16300 CHRISTENSEN RD 230 16300 CHRISTENSEN RD 235 16300 CHRISTENSEN RD 240 PO BOX 34018 TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA 98188 98188 98188 98124 City of Tukwila Notice of Public Hearing Public Hearing Design Review and Parking Variance Project # PL17-0037 Project Planner: Jaimie Reavis at 206.431.3659 or Jaimie.Reavis@Tukwilawa.gov File# L17-0041, L17-0042 Applicant: Jeremiah Jolicoeur, Alliance Realty Partners Property Owner: Baker Blvd Associates Site Address: 415 Baker Blvd. (parcel #0223100080) Project Description: Alliance Realty Partners has requested public hearing design review and a parking variance for develop- ment of a seven story building with 166 dwelling units for resi- dents aged 55 years and older. A total of 186.5 parking spaces are required; the applicant is requesting an 11% reduction. The pro- ject includes a total of 166 parking spaces within a combination of structured parking and surface parking spaces, along with front- age improvements, landscaping, and utilities. You are invited to comment on the project at a public hearing before the Board of Architectural Review at 6:30 p.m. on Thurs- day, September 28, 2017 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date contact Jaimie Reavis at the Department of Community Development at (206) 431- 3659 or Jaimie.Reavis@tukwilawa.gov. You may view the applica- tion, request a copy of any decision, comment on the project, and learn your appeal rights by contacting the project planner fisted above, or by visiting our offices Monday through Friday, 8:30am to 5:00 pm at DCD, 6300 Southcenter Blvd, Suite 100. 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 September 7th, 2017 City of Tukwila Public Hearing Design Review 6200 Southcenter Boulevard Tukwila, WA 98188 ARCHITECTURE RE: Sterling Southcenter (Project File #PL17-0037) L17-0041 Public Hearing Design Review Corrections Response - 2 The following are the Design Review Corrections/Comments for (Project File #PL17-0037) L17-0041 and subsequent responses. Additionally, a thorough response to each of the design criteria in the Southcenter Design Manual should be drafted and provided with resubmittal BOLD TEXT: Corrections REGULAR TEXT: Responses Planning Division 1. Corner treatment of Andover Park East and Baker Blvd: This corner of the building should be made more prominent through greater roofline modulation. Please see the photos showing samples of treatments in the attached sheet of the Southcenter Design Mlanual...these demonstrate the extent to which corner elements have been extended above the height of the roofline and modulated to create prominent corner features. The design manual mentions creating corner towers articulated by a separate, relatively slender mass of the building which is continued beyond the height of the primary building mass and includes a recognizable silhouette at the top of the mass. Section 18.28.220 (D) allows special corner features to exceed the permitted height limit by 20 feet. RESPONSE: Per the International Building Code Table 504.3 woocl frame buildings of Type -VA are limited in height to 70' to the top of a roof structure. The proposed roof is at exactly 70' and we are using parapets of varying heights to provide roofline modulation. Corner elements of the building have an articulated, raised roofline which make them more prominent than other portions of the building. This bay's verticality is reinforced by the blue lap siding CEI /E D SEP 07 2011 Community Development / \ 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 ARCHITECTURE consistent on all prominent corners. Though perhaps not defined as a "tower" element, the Baker and Andover corner is unique from the rest of the building as it is angled at 45 degrees to each adjacent elevation, prominently addressing the corner of Baker Blvd and Andover Park E. See Figure 1. Figure 1- Primary corner element of the building, prominent parapet is outlined. 2. The entry to the building should also be made more visually prominent. This could be accomplished with a larger canopy and ornamental light fixtures. The entry area has been updated from the original submittal to add an entry wall in front of the access ramp with a bench and landscape area. The landscape plans should be updated to show the landscape area and types of plantings that will be included in this area. RESPONSE: The canopy is currently 9'-4" deep by 35' long; a large canopy by apartment standards. Due to the significant amount of glazing at the entry, recessed can lighting is being proposed in the canopy itself to provide a high level of illumination across the entire entry area. Entry steps, handrails, a partial height brick wall, bench and landscaping are composed to give the entry even more visual prominence. See Figure 2. Landscape plans L1.00 and L1.02 have been updated to reflect the inclusion of the small planting strip and type of plantings in this area. 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 Figure 2 - Entry focusing on canopy feature, steps, partial height wall. ARCHITECTURE 3. The project rendering shows an outdoor seating area along the Andover Park East side of the building. Will there be an exterior entrance/exit to this area? Adding a secondary entrance on this elevation would help increase the size of signage that would be able to be placed on the eastern facade of the building, and would help make use of this extra outdoor space more feasible. RESPONSE: The outdoor seating has been removed and plantings have been provided in this area due to the fact that several utility vaults and access panels are located in this area. We believe that adding landscaping to this corner will help soften the impact of the existing utility infrastructure to the benefit of both the building design and pedestrian experience. There will be required emergency egress doors on Andover Park East, however a secondary entrance with signage is not proposed. This keeps focus on the main entry directly around the corner and mitigates security risk with a single point of access. Please see revised rendering on Sheet ADR 0.00; exterior seating has been removed. � 1 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 ARCHITECTURE 4. Provide information on the design material/finish will be for the soffit of the building overhang. This area should have a finished appearance and is an opportunity to make use of the blue accent color used in the building or to incorporate some of the ether colors used on the building. RESPONSE: We will use a fiber cement soffit board, painted white to match other building materials, on the underside of the building overhang to create both a finished look and consistency with the paneled siding of the white bays. The goal is to keep this clean and light allowing the residential levels to hover above the amenity and parking levels. 5. Building details and elements: The narrative submitted in response to our first comment letter states that the assumption is that this building will be categorized as "mixed use". However, this building is not a mixed -use building with retail or other commercial uses open to the public on the ground floor. This building is residential, so for each 30-foot articulation interval along the Andover Park East and Baker Blvd facades, the design will need to include at least two detail features from each category (the categories from the Design Manual include 1. window and/or entry treatment, 2. building elements and facade details, 3. building materials and other facade elements, and numbers 4 and 5 which provide more details on the types of detail and design elements to be included). Please see section 11 of the Southcenter Design Manual, and revise plans and the narrative to demonstrate in detail how this criteria will be met in the different articulation intervals of the building. RESPONSE: We propose that this building shall meet the intent of the guideline for a mixed -use building given the first two levels are all resident amenity spaces and parking use (i.e. commercial in nature) and building elevations is reflective of this use. Furthermore, the elevations at ground level are being required to meet the commercial -use minimum for ground level transparency in both neighborhood and walkable corridor standards which leaves little opaque wall area to achieve the residential requirements. See Figure 3. As discussed via conference call dated 09.05.2017, ground floor units or townhome style units can easily achieve conformance, however, a commercial type elevation with a high level of transparency is significantly challenging to achieve six (6) detail features (two per category) every 30' given the nature of the features. Three (3) features (one per category) is readily achiievable, see sheet ADR 3.03 for diagrams of how the criteria is met in each 30' interval. 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 RESIDENTIAL 2- 0 V ARCH ITECTURE ice' Ids_ =BM I�1- .- IN �a ftrIM ®NI MI fiaTx ®e u�I III •i iII I11 Figure 3 - Elevation diagram indicating seperation of uses between ground/2nd level and 3rd level. 6. Provide information on how rooftop mechanical equipment will be screened. RESPONSE: See sheet ADR 1.50; all rooftop mechanical equipment will be located at inside corners of the building, a significant distance from building edges such that it is not visible from public streets or sidewalks within 300' of the property. No screening will be provided. Thank you for your time. Please feel free to contact me with any questions or if I might provide any further clarification. Sincerely, Aya Rojnuckarin Urbal Architecture 206-676-5640 ayar@urbalarchitecture.com STERLING SOUTH CENTER, A TUKWILA ACTIVE ADULT RESIDENCE ICINITY MAP P10IFLT DATA Bolding Name tent AditeSIA6OtIon: She Arse: Zane: avidity Code: Proposed Use: 7A0 0GIL0S6F3D0RARFA: ro Spuxe Feed S7ER3NG 50(M8CFNTER Nlianre Residential Company I P2/91 Narthwest Tukwila, WA 11.2 ACRES -7appr. . %Anna Urban Center, Trxwt °Oersted Dexiopnent 10151BC Muluierndy floor Level e9er5e99 nosidemial (ono. Novelty OrruY1Yn r 9041)Med{ Ow TOTAL 12 26,526 7.335 693 1,677 36,233 12 27,801. 2,163 2335 1,336 516 34A69 U 24089 4,224 1,576 363 32.651 L4 1 28,467 3,619 590 32,666 15 20467 3.629 592 32,686 L6 29,167 3,629 590 32486 17 26,467 3,629 661 32,686 800E 404 TOTAL SA,336 240}13 14,144 03,523 5,316 134,037 'on imam -non lae2vape6 Courtyard IkuhoedBkoek*. ,.riot IIof Nka:s eel Paw. II.w3) 6,532 1,160 l5 7 1234 24 1,234 20 1,234 24 1,134 N 6,532 6,116 111 7 Unit Distribution Ludo 184/364 2bin be 28 18 16 34 13 34 18 TOTAL 37 99 166 Unit MN Un7Type 8ofUnm % Avg. Wen§te 3tu6O 37 22.3% 537 1141 b4 8B 53.0Y 766 281/184 41 14.114 1135 Torah 166 100A Ava1980UMt9lre No-WHIG Avg G51 166 PARKING INFORMATION UNIT ype Quantities NNA7776 my. Ay. Si TOTALSF/TY7B M-5111D0 l0 506 5080 A2-LAMA 1 19 674 10,906 A3•URBAN 1 9 765 6.120 52•11311(12 0640 1 865 865 92.1138 79 767 60.593 63.188 765 3,140 6-IE6 4 699 2,796 0.2/2)U ONLY) 1 1239 1,299 Cl •2/1 20 1212 U,4q C3-L] 5 1270 6,350 C4.2/2 5 1321 6.605 R-2/1 5 1169 5,945 C6-2/2 S 2136 5,360 166 140119 86010868 188.5-M1UCTaNe1i5 Nonr550pyaePura-*uae Iwwr.6nea6F of 2.2* 4.Atkmerwlonag a dwmw,anor no mg7N. H.4 count Wing raw. aH eMYemeot mrl ay.o,mapaol.pv5kenain Tao Y an In terocuroJ.b.ai! repo. a KtaMM CORNER OF BAKER BLVD & ANDOVER PARK E. ADDRESS 415 BAKER BOULEVARD TUKWILA, WA 98188 ASSESSOR'S PARCEL NUMBER 022310-0080 LEGAL DESCRIPTION ANDOVER INDUSTRIAL PARK #2 POR NLY & ELY OF LN RNG S 01-34-33 W 235 FT FR PT ON N LN TR 8 DIST 354.10 FT ELY FR NW COR SD TR TH S 88-25-27 E 224.93 FT TO E LN TR 9 PROJECT INFORMATION DESCRIPTION: CONSTRUCTION OF A SEVEN (7) STORY, 166 UNIT, AGE RESTRICTED APARTMENT COMMUNITY. BUILDING DESIGN TO INCLUDE FIVE (5) LEVELS OF WOOD -FRAMED, RESIDENTIAL UNITS OVER (2) LEVELS OF STRUCTURED PARKING AND COMMON AMENITY SPACE. EXISTING BUILDING AND IMPROVEMENTS TO BE DEMOLISHED. CONSTRUCTION TYPE: FIVE (5) LEVELS OF TYPE VA OVER TWO (2) LEVELS OF TYPE IA TOTAL GROSS AREA: 234,037 SF PROJECT DIRECTORY OWNER/DEVELOPER ALLIANCE RESIDENTIAL COMPANY 1325 4TH AVE., STE. 1005 SEATTLE, WA 98101 PHONE: 206.567.7230 CONTACT: EVAN LAWLER E-MAIL: elawler@allresco.com ARCHITECT URBAL ARCHITECTURE 1938 FAIRVIEW AVE E, SUITE 100 SEATTLE, WA 98102 PHONE: 206.676.5640 CONTACT: AYA ROJNUCKARIN E-MAIL: ayar@urbalarchitecture.com CIVIL ENGINEER DAVIDO CONSULTING GROUP 15029 BOTHELL WAY NE #600 LAKE FOREST PARK, WA 98155 PHONE: 206.523.0024 CONTACT: ERIC SCHOSSOW E-MAIL: erics@dcgengr.com LANDSCAPE ARCHITECT FAZIO ASSOCIATES 2244 NW MARKET ST, SUITE B SEATTLE, WA 98107 PHONE: 206.774.9490 CONTACT: ROBERT J. FAZIO E-MAIL: rob@fazioassociates.com STRUCTURAL ENGINEER DCI ENGINEERS 707 W 2ND AVENUE SPOKANE, WA 99201 PHONE: 509.227.5733 CONTACT: ANTHONY SORENTINO E-MAIL: asorentino@dci-engineers.cam LIGHTING TRINDERA ENGINEERING 204 N Division St #300 Spokane, WA 99202 PHONE: 509.435.4013 CONTACT: AARON WHITING E-MAIL: awhiting@trindera.com DESIGN REVIEW -- PUBLIC HEARING 09 06 2017 RENDERING FOR ILLUSTRATIVE PURPOSES ONLY DRAWING INDEX - ARCHITECTURAL DESIGN REVIEW 0 - ARCH DATA (DESIGN REVIEW) ADR 0.00 TITLE SHEET 1-SURVEY SURVEY 2-CIVIL C01 CO2 CO3 C04 C05 CO6 3 - LANDSCAPE L 1.00 L1.01 L 1.02 L2.00 L2.01 L 2.02 SURVEY TEMPORARY EROSION & SEDIMENT CONTROL PLAN FRONTAGE IMPROVEMENT PLAN GRADING RAN DRAINAGE PLAN UTILITY PLAN DETAILS GROUND LEVEL LANDSCAPE PLAN LEVEL 3 SCHEMATIC LANDSCAPE PLAN COMBINED COLORED LANDSCAPE PLAN PLANTING SCHEDULE & NOTES PLANTING DETAILS IRRIGATION DETAILS 4 - ARCHITECTURAL (DESIGN REVIEW) ADR 1.00 SITE PLAN ADR 1.01 LEVEL 1 ADR 1.02 ADR 1.03 ADR 1.04 ADR 1.10 ADR 1.11 ADR 1.20 ADR 1.30 mr ADR 1.50 LEVEL2 LEVEL 3 LEVELS 4-7 EXTERIOR LIGHTING PLAN SITE PHOTOMETRICS PRELIMINARY SIGNAGE PLAN TRANSPARENCY DIAGRAMS i5 II MECHANICAL SCREENING A A 3. &• .l BUILDING ELEVATIONS : I lIN TI N RAM ADR 3.03 BUILDING DETAILS AND ELEMENTS RECEIVED SEP 07 2017 Commu^ ! Oeveloprneny t URBAL0 ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East SUITE 100 . Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 coo. ,..,Got 090 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 IYV., Orr :)R • 15051,4 NEARING AHH µ1R -PUBLIC HEARING AP? • CDR21 • Rung c HE4GING Aw c wiz DATE SCALE DRAWN JOB # TITLE SHEET dI, • 07.06.2017 12" - T-0" Author 17-004 ADR 0.00 07.D62oui 08.14,20m71 062017 r- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - BAKER BLVD. PEDESTRIAN LIGHT FIXTURES AT 30' O.C. EDGE OF BUILDING ABOVE, TYP. NEW CURB EXISTING TREES ON ADJACENT PROPERTY, TYP. ?5'22'E 57 COI NEW CURB 6' X 8' TREE PITS WI NEW STREET TREES, SHRUBS 4 GROUNDCOVER AT 30' O.C., IN THE EVENT OF CONFLICT WITH UTILITIES BELOW, PLACE STREET TREES IN RAISED PLANTERS _ TR lE POINT O NF :TINNING OGROUND LEVEL LANDSCAPE PLAN 1 1116.cV-0' 8'-WIDE SIDEWALK WI 2' X 2' SCORING WASPNC17CN TOWERS P 225 ANJUVFP PARK PARCEL. $ 0223100090 6SITE BENCH BIKE RACK RFA JNDFR CCNSTR.CTION (4/2017) II I BENCH, 7YP. I RAMP STEPS UP I 0 1) -D 1 NORTH F01 J EXISTING TELE/DATA PEDESTAL TO REMAIN EXISTING UTILITIES TO REMAIN EDGE OF BUILDING ABOVE, TYP. 6'-WIDE SIDEWALK W/ 2' X 2' SCORING PLANTING AREA WITH NEW STREET TREES AT 30 O.C. AND PEDESTRIAN LIGHT FIXTURES ANDOVER PARK E. 0 16' 32' GENERAL NOTES 1. SEE L100 SHEET SERIES FOR ADDITIONAL PLANS AND INFORMATION. 2. SEE L200 SHEET SERIES FOR PLANTING SCHEDULE, NOTES AND DETAILS. 3. ALL PLANTING IN PUBLIC R.O.W. SHALL BE PER CITY OF TUKWILA STANDARD PLANS AND SPECIFICATIONS. 4. NO STAKING NEEDED FOR NEW TREES. 5. ALL BURLAP, STRING AND BASKETS MUST BE REMOVED FROM THE TREES UPON PLANTING. 6. ALL PLANTING AREAS TO RECEIVE IRRIGATION SYSTEM THAT INCLUDES TRADITIONAL IRRIGATION HEADS AND/OR DRIP IRRIGATION, SLEEVING, LATERALS, CONTROL VALVES, GATE VALVES AND QUICK COUPLERS. TRADITIONAL IRRIGATION SYSTEM TO BE FURTHER DESIGNED DURING BUILDING PERMIT PHASE. 7. MASTER CONTROLLER TO BE LOCATED IN BUILDING DURING CONSTRUCTION DOCUMENT PHASE. r — — — RECEIVED SEP 072017 Cos,munity Dsae'opment licence 4.1147. consultant logo UN YJ1-- WS J U Qa 0 rid- U jrZ LL QJs� c project name STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/revisions PUB. HRG. DESIGN REVIEW07.06.2017 DESIGN RENEW RESUB. 08.14.2017 drawing title GROUND LEVEL LANDSCAPE PLAN drawing Information DATE 08.14.2017 SCALE SEE PLANS DRAWN VW JOB 8 17-006 copyright WWIA • r.rwkruc mw.rr- gal Oar ▪ Y Y� 'M. • Yr� b Poo el - • 1uee r.ss.s.. n�:rwr..rr '.r r Y re • M m ■ Ole wepat Mee Y wer nMrY 1116,116 e11lrba PAC L1.00 PEDESTRIAN LIGHT FIXTURES AT 30' O.C., EDGE OF BUILDING ABOVE, TYP. NEW CURB EXISTING TREES ON ADJACENT PROPERTY, TYP. 6' X 8' TREE PITS W/ NEW STREET TREES, SHRUBS 4 GROUNDCOVER AT 30' O.C., IN THE EVENT OF CONFLICT WITH UTILITIES BELOW, PLACE STREET TREES IN RAISED PLANTERS ciPrra r i MG eAnw IKVIIIIIILVDr1e ��d% ���VRIteraNIVVV _' .Ir 1111l -J�aa J%.R11111.11111. BAKER BLVD. EY-WIDE SIDEWALK, W/ 2' X 2' SCORING NEW CURB OCOMBINED COLORED LANDSCAPE PLAN 1/16' .1-0* 6' SITE BENCH BIKE RACK BENCH,TYP. RAMP STEPS UP NORTH (=:1!) EXISTING TELE/DATA PEDESTAL TO REMAIN EXISTING UTILITIES TO REMAIN EDGE OF BUILDING ABOVE, Tr?. 6'-WIDE SIDEWALK, W/ 2' X 2 SCORING PLANTING AREA WITH NEW STREET TREES AT 30' O.C. AND PEDESTRIAN LIGHT FIXTURES ANDOVER PARK E. 0 16' 32' GENERAL NOTES 1. SEE L100 SHEET SERIES FOR ADDITIONAL PLANS AND INFORMATION. 2. SEE L200 SHEET SERIES FOR PLANTING SCHEDULE, NOTES AND DETAILS. 3. ALL PLANTING IN PUBLIC R.O.W. SHALL BE PER CITY OF TUKWILA STANDARD PLANS AND SPECIFICATIONS. 4. NO STAKING NEEDED FOR NEW TREES. 5. ALL BURLAP, STRING AND BASKETS MUST BE REMOVED FROM THE TREES UPON PLANTING. 6. ALL PLANTING AREAS TO RECEIVE IRRIGATION SYSTEM THAT INCLUDES TRADITIONAL IRRIGATION HEADS AND/OR DRIP IRRIGATION, SLEEVING, LATERALS, CONTROL VALVES, GATE VALVES AND QUICK COUPLERS. TRADITIONAL IRRIGATION SYSTEM TO BE FURTHER DESIGNED DURING BUILDING PERMIT PHASE. 7. MASTER CONTROLLER TO BE LOCATED IN BUILDING DURING CONSTRUCTION DOCUMENT PHASE. RECEIVED SEP 072011 1 D 'ommz t /2-.0041/ L - -- FAZIo g _ ASSOCIATES INc [ p •r� -i LAN DSCAPE ARCHITECTS 9 lip ,r 102 NW Canal Street �; ' R A Seattle. WA 98107 A. T: 206-774-9490 0 www.fazioassociates.com project name STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/revisions PUB. HRG. DESIGN REVIEW07.06.2017 DESIGN RENEW RESUB. 00.14.2017 drawing title COMBINED COLORED LANDSCAPE PLAN drawing Information DATE 08.14.2017. SCALE SEE PLANS DRAWN VW JOB a 17-006 ccpyrkeSt MCI Ardibinew. MO QM MINIM. rae Minn Nom r. .rrw d oir AO.• W. MI mad vt ee .e 0.0 Mda..r"P'rri .r rP'w"p.e No .r L1.02 SITE - DR —ADR 100 1-:20'-0' BAKER BLVD SECONDARY VEHICULAR ACCESS. PRIMARY GARAGE EGRESS & SECONDARY GARAGE INGRESS/EGRESS 28 'NEW CURB, ADJACENT 1 STORY AUTO SHOP, "4078AKERBLVO" TJNEOFLEVEL3 APR; 022310-0981p OVERHANG A8V I t I 1Q. 20' 40' STREET TREES PER LANDSCAPE. TYP --- 0 1r-PRCPERnUNE' 15 SETBACK FROM BACK OF CURB; PER TUC CORRIDOR STANDARDS - - LINE OF CURB STREET FURNITURE PER LANDSCAPE Lt.00, TYP 174'-0" PROPERTY LINE -- / r '�' i - _PROPERTY LINE 191'-4. - 13•7'_ ,T YTS SIDEWALK ADDRESS 415 BAKER BLVD ZONE: TUC-TOD, 70' PROJECT DESCRIPTION: 234.037 SF ACTIVE ADULT RESIDENTIAL APARTMENTS. 166 RESIDENTIAL UNITS. PARKING FOR 167 VEHICLES LEGAL DESCRIPTION. ANDOVER INDUSTRIAL PARK 92 POR NLY 8 ELY OF LN RNG.S0'34.33W235FT FRPTONNLN TRBOIST354.10FT ELY FR NW COR SD TRTH S 8 -2527 E 224.93 FT TO E LN TR9 APR 022310{080 EXISTING TWO STORY MASONRY BUILDING TO BE DEMOLISHED EXIT COMMERCIAL LOADING AREA - ONE WAY DRIVE AISLE 224.-11- PROPERTY UNE WASHINGTO., PLACE HOTEL AND APARTMENTS': 'O23ANDOVER PARK E __— ;APN.022310-0090 \EWCONSTRUCTKNi, C ' ; It '. 28'-0' BUILDING -no ENTRANCE PRIMARY GARAGE ENTRY 8 9 5 ANDOVER PARK E. ADA IMPROVEMENTS PER PROJECT# 17-079 - EXST TELEPHONE BOX TO REMAIN LINE OF LEVEL 3 OVERHANG ABV EXST ELECTRICAL VAULTS; REF ALTA SURVEY EXST TRANSFORMER: REF ALTA SURVEY UNE OF EXST UTRITY EASEMENT 15' SETBACK FROM BACK OF CURB, PER TUC CORRDOR STANDARDS LOCATION OF FIRE AND SPRINKLER CONT RCL ROOM; REFER TO LEVEL 1 FLOOR PLAN FOR MORE INFORMATION PRIMARY VEHICULAR ACCESS: PRIMARY GARAGE INGRESS/EGRESS & BACK OF HOUSE ACCESS LINE OF LEVEL 3 OVERHANG ABV LINE OF NEW CURB GREEN SCREEN' PLANTING FENCE ALONG SOUTH PROPERTY UNE: PART OF NEW CONSTRUCTION FOR ADJACENT PROPERTY (APR, 0223100090) MIN. REAR SETBACK t/)-00Y/ RECEIVED SEP 07 2611 Community Development URBALQ ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East sDne-m0 Seattle, WA 98102 '. Info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 _znsult>-nt'Sgc -deer n>me STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 'QR- MAL. P...FINGPPP . DR' PLBLLG hEPWNO.AW.-:ORS.t nR - Punt:C FFAR:NO APP. CORK 2 d awing t.tle. SITE PLAN 07.25.201,1 D&N201,1 0908 20I7j DATE 07.06,2017 SCALE DRAWN Author JOB 9 17-004 coyright Pxm. WWI At,t.r.r4 vows pr. via« .e-t ADR 1.00 ADR 12 3.02 111 TAI4 C 23'-2' 1 ILEVEL1 - DR 'ADR t.01 1116' 76-1' .. 577_ SECONDARY PARKING (VISITOR AND FUTURE RESIDENCE) 3 STD STALLS 3.01 BAKER BOULEVARD --- UNE OF L3 ABV. TYP STAFF ROOM 82 STALLS TOTAL (53 MEDIUM +27 COMPACT+ 2 ADA) 9' ' - " 5 RASH/ RECYCLE 3COM STALLS GEN. R61 ( II 148259 1486' ADR`. 3.02 CANOPY ABOVE LINE OF FLOOR ABJVE1PT: BISTRO 1 WINE BAR GREAT ROOM 15'6' • it I 2541 r i- BID)NALK MIN. TWO-WAY DRNE AISLE', GARAGE ENTRY. 24'-0 20.2' 1T-0' -. } LINE OF L3 ASV. TYP r~III UTILITY EASEMENT 2 ADR 1.01 RECEIVED SEP 07 2011 Commun.ry Development URBALQ IARCHITECTUREi'II URBANIRURAL 1938 Fairview Avenue East sum 100 . Seattle, WA 98102 info@urbalarchitecture.com 1I www.urbalarchitecture.com T 206-257-0972 license STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 0R - PUBLIC HEARING AYP _ 07012017 .011- PUBLIC NEARING APP - CORR.1 001*10V �OR PUB I.A 09.0620, 0 ew 1 title LEVEL 1 DATE 07.06.2017 : SCALE 1/16" = 1'-0" DRAWN Author ' JOB I 17.004 II I ninu,317 ADR 1.01 ADR�2 3.02 ADR 3.01 1 21'.0' _.. ... 79.t0' _ _ _ 91,9' 15.7' 15-7 LEVEL 2 - DR 'ADR 1.02 1/16'= • 103' -11' 9 STD STPllS 5.2 ADA PARKING 85 STALLS TOTAL ' (59 MEDIUM .24 COMPACT-- 2 ADA) 1 25-0' RES. STORAC5 7a•-0' 30DMP. STA).LS 15% RAMP DOWN TO LI PARKIAG -. - 5 S _ _ _ 653' 10-0' 1 ADR 3.02 Qyy ` ADR 2 ANDOVER PARK EAST L/76-40// iiECEIVED SEP 072017 Ccm De0c'Jpmenmurity 1 URBALQ ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East suns 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 ON- Puouc IIENUNG APP 07'0620 17 661.IC61EP11INGPPP - CORR., _ 06.113017 CR 6613LIC HEARING•W- CORR.x .062017 LEVEL 2 1rev'rq In c rn.. u-n DATE 07.06.2017 ' SCALE 1/16" = 1'-O" DRAWN Author JOB 4 17-004 Cori 6161, tta ADR 1.02 L . 14-4. 9 6' 2r-f 24-If 29-1• 24-11' 29-0' IT - a' 3'-S 1 r. .. —.r r__ _. 1.'--. �. _ --.-,41 - I Sr D"�• Uaf C2 • `R• -- : j 1 f. .. aT.1 //LC ... _I : J __ IMaT9, �B+4C -- - --f- j' ` (g.iLl, 0. BXC j� 1 _ _ 1 j_•. tR_ 8249A1� I: awl 0+-.r. TYP A2 "�-4.�,.. ' -G ..Y I —_ T•k-- \ t f •.1 j !gin G 1 - 'I� ,+1 �� II �(� n11�—r 1 :flJ1` .It i I1:> `-I -,o N I _^ ,--` \".fl r r'T--ill" , A I CIRCULATION III s. rp-. -L "T.. i 41J -' . 0. 4J 1EP .-.k 1 4.0' WIC DE TES PIP,9.3 L II I�� tGT B2 PATIO 82 PATIO PATIO .-�1:. (}- -r- ` 1 ' M-11' 14d 32'-r 12s 10.11• L tY-i° ta-1r I Ir-r I b. ma' 6 (•-,. i ii , C�` 1 ILIMY � 6 B3iBBALC y�J -i�i - • tL- / MENTY '�' �� ; i-"" �'J I LANDSCA000 COURTYARD: SEE SHEETLI UI FOR PR EUMNARY DESIGN CONCEPT $ ., { r L _ ''- '. ? 1L � 121'-Y u'-0' L_... MIT B24BALC -i ''' Li, '- -- (^ I C 6"d}'_3 L .. i'- s- BLDG ttP OCIJ ATION 9 I '- � I - r c I . I C2 PATIO 8r B2PANO 2 PATIO B2 PATIOQ I I 5 L Lill C2 C 1Tr 24B81. IMTR. *B2IC T. L0 8.2*BrALC .—_ T -4 IL -I ,. J• � .1'l .: gz L ..2 II r� 1 . �,-ter L AC [ j -•II � Le-:_3 �,:..7f f� � -'`�.i S �J1 I �r )—� .. nr i r nF\- Y rr 1 L�.!N("t A Ct i 4r_ - __�I�Ir[ 1 1 -"( in l,.` ' ° afv.2� {�- �SrAwc � aacuuTwN MASH PH `--• _ : / I� ..),_-_1_, I I�•-2F�t Lyy ..- :I n V r-� L .3',� V 1 /�,J (y V n .A��--Y 'M1� 4 I 11 I\ .��L Pt O- '--• }' I I . 6' _�� T _ 1 t} I' . C T— - i� v a 7 i f!1 -' L .,I WIT C2 '1 " ` ,1, UNT Al � ' UaTAT . r �.. IIN TA2 T! ` C , IJl3B.2•�NIC f i7. L _ U�812• BAITS 1" yL=A .� ai I 23'-10' 70-0° 27-11' 4r-r ID-1' 21'-r I b - LEVEL 3 — DR ACM 1 0 1H6-= URBALF ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East :mn,00 Seattle, WA 98102 Info@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA. WA 98188 DB.PDBllLRWNLAI ._. _ P1 DUNI DR- PUNIC NW NLMP• COBRA . 0.1.2gl LEVEL 3 Yy. � t T•t DAT' 07.062017 - SCALR _ V16..1•-0" DRAWN Author _ JOBS 17-004 - _- • t N J,I UV...out PU-Du.M• raiment,. Neveete v.Nrtee•e Zrotmeem ==..~ M WWI AMii.m•• nLC1 wand wet,. W UN nu 6 an ue In*It ed Inn, o.. N•rime ADR 1.03 )LEVELS 4-7 - DR ADR 1. an6. = t'-D- r ' µ.i; ❑ 11 �. 4 7 ❑. , o. V. -Lj �IP.` • L , 4 Y 6 ...I J s,e1l I n„—a 1 l L. f t T- t 7 t 1 1 uaT C'4 ( ¢� B44s. MT a;!, c es.aK, tlMtes:eA16 LMTA --e. 9 , ILL � to .�1Lj .•ti' ,n {• Y-., =1�^ �% , r-� 1 Nr 1 r^;tn nr1-� i , -ir-'r--�r-1 A-Y-- I. Iltt e,: 'Vv1 rt,,,lI�, u� rd �l.,.r fEL�111 1 .' r _ G r Ci j r,�E I. 1 �' �i L.: d : 1 1 t>Er Y �j -T14 1 n_ n n n �� _.1 _, tL j h :tie - ,� L1 MT AS r1� It! 1 F_y Wd 3Yd' 234' 23'-7 12-1e 1r4• '1 I [l� 0 rr----rr T. .I UI4TB.YiBAMC . r 1 M ..Li, _ 154.11' "-� 6'-0' FJ'__.I 14714I rut IL. 4-01 Y DFPDI TYP G I ?- ooyi URBALG ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East so.... Seattle, WA 98102 info@urbalarthitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 OH-PUYUGIIDWNGAIP .. )....lMI 06-Pu ucI9naNGAIP • ro.Mi 1 01.1I2017 tlmwi.-I htl, LEVELS 4-7 DATE 07.062017 SCALI 1/16".1'-O^ DRAWN Author JOB A 17-004 201> UEYNMeeewa lLLG UN N W teeeva ILL. rwma ewnenler wmcN no nenir.:�n a m�7. ear n`i :ncMo .;t et ml b b1euseed In.. wlnooeelw °rde wwleun euroe ease el usn Aealua.a Iue ADR 1.04 UNE OF L3 FLOOR AB UNE OF GARAGE ENTRY CANOPY ABV MOUNTING HEIGHT APPROX 7-T II I II VI II VI 61 4.--• L ✓ { 61 1-� L ' Yj 1 1.-ram .- +.-,F- n.. • ^T ti— T _ -, __-_L--,-.-..-.. — — -,—mot =,T-.t .-,1"- -1-7 7::_ g e_d 9 6 —C I • (.A)fl L1�LLEVEp 1 - PRELIMINARY EXTERIOR LIGHTING PLAN UNE OF L1 Fi00RASV UNE OF ENTRY CANOPY ARV 1 J LIGHTING LEGEND A • saws A. GROUND UPLIGHT NFR.WAC LIGHTING MODEL. WAC462206 COLOR. BRONZE MOUNTING HEIGHT. EXTERIOR FINISH GRADE B cli rY 8. RECESSED CAN 1UFR. DELTA MODEL REO. MM X DELTA LIGHT COLOR TRIM MOUNTING HEIGHT' VARIES B1: CANOPY HEIGHT -9'-3' 6 ' L2 OVERHANG -9'-0' C, C. WALL -MOUNTED SCONCE, UP -DOWN MFR WAC MODEL: RUBIX 2510 COLOR. BLACK MOUNTING HEIGHT: 9'-3' iFrili SI. PEDESTRIAN LIGHT POLE 8FR. STREETSCAPE GROUB MODEL K204-P2GS- III-40(SSL)-7042-12004M-KPL 10 COLOR' BLACK L/T—Doyi URBALQ ARCHITECTURE URBAN1RURAL 1938 Fairview Avenue East LL,ttto0 Seattle, WA 98102 Info®urbata rchitecture.com www.urbalarchitecture.com r 206-257-0972 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98189 DR -PUBLIC (MONK AP? PP'� r ➢B.-.[U➢NCILAMIMAPI• --CORAL. .0.142011 .AHw tit., EXTERIOR LIGHTING PLAN .w•,^r� e l ,hnt. .. DATE 07 06.2017 SCALE 1/16" • 1'-0" DRAWN Author _ - JOB N 17_004 UULYNNPiei+w tPLLn,atnu,..mw tzpABLI rod whit nineentotti ants amiomen Wel rot to ottd low . w t tn nnot Wttout Ow win. ontol mine et Mot /odium. PILE ADR 1.10 UNE OF L3 FLOOR ALN UNE OFGARAGE ENTRY CANOPYAON 61 _._ 5_ .. 1.1 .L 1.ay31. 1 1.1 _ 1.a. 1.a. 1.a. L, Ira 5. a.1 . l.. �� 1 1.s 1 a.1 z. 1a. 1.,. 1, 1.,1.. 1 a3v_1 a. TA q.' I.a 1r i.a T. 1. } ia 5 a 1a 1., 1 1 , t r 1z Ya Ia 1. T 9 . t a t . 5 a 1 , !a 1. 1, 1, l.. 1 1 It l, !, ).. t q. j I. 5 • Ia 5 , ),-Lc 3 l.a. 1.-1.1.-1.3.. 1 a 1_a l.c I1 , 1 z i.. t,. } ; 51. 5, T.. 15, 1r tl 11 , La L11 i. �S.L 4.z 1. s t_.. 1... .� t_. - i_- t.. l,.l } 1 1 1 •��. �1, 1.. La I.. I.. 11 I t a ♦ \ 10UNTINGHEIGHT APPROX5' I.. i, 1. 4., i.r 1., 1., ,. 1.. 5., 1.. 1.. 1 1,, 1 1., 1., 1.. 1, S. 1., 1., 1.. t..M. 1.1 1, 1,, 1., M1. 1.4 1.1 I.a 1.41. 1.. 1., 1., 1.1 ). 1.. 1, I, la�T wI 1, 1, 1. 1111 {., 1.1 1. 1., 11 1.. 1.• 1.. t, 1., 1., 1.. i.. i.. i., 1.. 1.. 1., 1. 1, 1, 1.6 1., 1., 1 , 1., 1.a 1, i., 1., 1.. 1.1 1.a 1.a 1., I., 1., 1., 1.1 1, 1.• 5., 1v 1. 5., 1.. l.. 1., {.. 1., $., 1.: 1., 1., 1., 1 , 1., 4.a 1., 1., 1.,.. 1.. 1a 1., I, 1.r 1., 1., 1.. 1.. 5.. I.a 1z 1., 1.a 1.. 4., 1, l.. 1.4 1.. 1, 1.z 1.. L.. 5., 1, 11 14 14 1."1- 1., 1, 1, A 1., 4, I., {, 1\ a 1. i 1. i. .1 i 11 1.1 {.,1.1iatr^i�Y"rr-l'r.Tillirr i-ti7r iY^4`i^ta3 '•carat it+sBi i- t g4j5� tIA- - '' b ._.._ ::.., 1 . . ,r �[ -. I I. 1.4 is II L. 1. I., 5, 1„ V. 1, 1. 1. ta, 1, 1 14 1. 1,(t 1 11 kk 1.1. l.j 4 It r. {.. {.. 4.1 i.. 1. 1, I 4, 1 1.a is i. 1. 5., iv 5 4. it it 1 I. 1. 1. i, 1, it 1., 1:1`i,a. 1. 1.. is 1. 1v, 1,. 1. is 4., 11 i. 1r 1. 1r I. i,Ii. 11 1., I.. I. 1,, l,, 5, 11 la 1.1.. 1.. 1. 1. to It 5, i. 1.1.. 1. 1. 1.a 1, 1, 1, 1., 5. 1, 1.1 1. 1 1.r 1., 1.. 1.a i., I., 1, 1111 1, 11 1.1 1, i, 1.. 1. 1, 1. I.s IS 1., I., 1, 1,, 1.a 1, 1, 1.1 1., 1.1 1. it i. 1. 1. 1, 1, 1. 1. 1.• I. {.a It 1., la SA La 1.4 14 is 1.. 1, 1. 5 1t1 r 1r 1a 1 a 1 , 1 , II it 1 , Ca i, i., 1r i, 1, lr {.a 1.z 1r {., I, 1., 1r 1,, 11 i1 1, 1 1 1 . St 1 . I.. {, 1.1 I i.. la 1.. I, 1.. i, 1a I 1.2 1., 1.. 1a 1 r I 1.-i , 1 - -5 •,• I. • 1• I. l 1 I i_,.3�1 1, L.1�l,s_ 1, 1 1 I. 1 1 { 1 1 1 I. 1 1,..4, ha 1,-.1, La_3.13J 4 1. 1_ 3,_3 i 5_ 1> Y, 1, I, 1 LINE OF LT FLOOR AB/ a T1T. ].1 La. 1, 1�--1.r 1 " ' TRY CANOPY AEN 24.4 , a 14 1.4l.. 1.r 1.1 • 1, 1 a la 1, . 14 14, 1.. 1M 11. 1,0. La 10 } 1.. 1.0 1.4 , 1 N la a L. 1 xl, 1,. 1.s 1.. 1. 1 . 1,, 1.a 1.1 Tx 1.a 1 tom. LIMY - .J aWR104WN.IAR DAYS !W .5 OF r•;P `. A WISIM MOW 1. 1, 1,a 1. 1.1 It . 1. . 1 1, .. l.a 1.. 1.. 1. 5.v l.. l.a l.a 1. 1. a. L1-.l 1../.. 1. a II 11 z 1 .1 1.. 1.. 1, v I, 1.i l.z 1.. l.. 1.'. ,, 1., / i 1 , l.. l.a }, 1.. 1.5 l.. 1, 1 a 11, ,.. 1.. to /.. I.. ,z l., l.: 1, 1.a 1.,- i1t 1.z 1.., l., 1.. 'At j sit r11.4 1.• 1.. 411.1 Lz l.s }.. 1 • 1., , 5i.. 1.r 1.s 7RAN64, i'' 1 ), t.a „ 1 Luminaire Schedule Symbol Qty Label Arrangement Lum. Lumens LLE Description 11 A SINGLE 515 0. 828 WAC 962206 8 B1 SINGLE 518 0.879 Delta Light MINI REO 9309 I 6 B2 SINGLE 518 0. 679 Delta Light MINI REO 9309 12 C SINGLE 1639 0.879 Rubix 2510 Up and Down _ 6 Sl SINGLE 3978 0.879 K209-P9GS-III-90(SSL) -703 Calculation Summary Label North-East Pedestrian Welk Top South-West Vehicle Path Top CelcType Illuminance Illuminance Units PC PC Avg 2. 07 0. 88 Max 10.9 8. 0 Min O.0 0.0 Avg/Min N.A. N.A. Max/Min N.A. N.A. a t 1.. t.l a LEVEL 1 -SITE: PHOTOMETRICS PLAN 1/ 16• = 1'40' LIGHTING 0 o - a W MINAIRE. CEIUNO MOUNTED - RECESSED LUMINAIRE, WALL MOUNT LUMINAIRE. POLE MOUNTED SHEET NOTES I . REFERENCE CIVIL DRAWING FOR ELEVATION DETAILS. 2. EXISTING UTILITIES SHOWN ARE ABEST EFFORT COMPILATION OF SURFACE LOCATES AND RELURD DRAWING RESEARCH. ACTUAL LOCATION AND/OR EXISTENCE OF UNDERGROUND UTILITIES MAY VARY SIGNIFICANTLY FROM PLAN. ALL UTIUTIES SHOWN TO BE LOCATED BY A PRIVATE TONING SERVICE AND/OR POTHOLING PRIOR TO EXCAVATION. i. REFER TO AND C L DP.AY. FOR EXACT LOCATIONS AND ELEVATIONS OF ALL LUMINAIRES, TRANSFORMER PADS, AND OTHER SITE ELEMENTS. 4. ALL PEDESTRIAN AND VEHICLE TRAFFIC AREAS SHALL BE PROPERLY ILLUMINATED DURING EVENING HOURS AS REQUIRED BYONANER, CONTRACTOR SMALL BE RESPONSIBLE TO PROVIDE TEMPORARY LIGHTING WHERE EXISTING LIGHTING HAS BEEN REMOVED AND PERMANENT LIGHTING IS NOT YET INSTALLED OR WHERE LIGHTING BRANCH CIRCUITS HAVE BEEN INTERRUPTED DUE 70 CONSTRUCTION. r z/7-4govvi I URBALO ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East wm,on Seattle, WA 98102 inlo©urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 Minas consultant logo fl TrindEra ENGINEERING project name STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 411BAKER EXILEVARD, UKK WA 981888 submittals/m.11 ione PUB. HRS. DESIGN REVEW03.30.2017 dn0.I1g tt le SITE: PHOTOMETRICS PLAN drawing InkanatIon DATE 05.30.2017 SCALE 1/16" - 1'-0" DRAWN WW JOB IF 17-004 551405nt ttamilme ��� lissIns� _yry ywaWa �a�.t 1141•1 a III = b .M ADR 1.11 TEMPORARY! GUEST PARKING SIGNAGE ENTRANCE TO TEMPORARY/ GUEST PARKING OFF OF BAKER BOULEVARD. SIGNAGE TO INCLUDE BUILDING BRANDING BELOW ENTRY CANOPY. UPON BRICK FACADE. UNE OF GARAGE ENTRY CANOPY AB! 21 LINE OF ENTRY CANOPY ARV Ti+ - 14 1:1 - I i i Ij jl1 ll� , 'i �� fit. I - r I 4 - 1 . -- 1 I i I' 7 i 1y�— r I j 1 ,: Tr f _■ L LEVEL 1 - PRELIMINARY EXTERIOR SIGNAGE PLAN 4 _ rtitat. -± 1/16' N MAIN ENTRY SIGNA GE PRIMARY PEDESTRIAN ENTRANCE FOR RESIDENTS AND GUESTS, LOCATED ON BAKER BOULEVARD. SIGNAGE TO IeIC LIRE BUILDING NAVE ,ALONG CANOPY AF FELL AS e' ia_nioA2 LOGO ADJACENT TO ENTRY DOOP., PARKING GARAGE ENTRY SIGNAGE MNN PARKING ENTRANCE OFF OFANDOVER PARK E. SIGNAGE TO INCLUDE PARKING'P' SIGN AT BUILDING EDGE FOR EASY VISIBILITY TO BOTH DIRECTIONS OF TRAFFIC. BUILDING BRANDING TO BE LOCATED ON BRICK WALL ADJACENT TO GARAGE ENTRY AS WELL. / 00V/ URBALO ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East 5m,1100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 Iwrn. .S'nsultent lo•Qn Pr oicctname STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 =,:emittesIsit YiS,ort, ➢B 2uBLCANARlIGoPP.._._ .—__._ ._ tad.. BBJ1IUJCICi NG.APP •maRt M.H]WZ raw,rg t!tle PRELIMINARY SIGNAGE PLAN d-,k.,g ,ntor,nan,n DATE 07.062017 SCALE 1/16" 4l'-0" DRAWN Author JOB ■ 17-004 c:cyr!a1.t red M*L.t,,0PLLCrminamaaanI. CnP,Iart ,ntic. In w lea,a.n Al a,e.n ad m.: PuCSodr efa.a na qW w to Mewl In who. a I n ea.... wit. ADR 1■20 ti UNE FROM BUILDING AND AREA OF WEATHER PROTECTION 6' LINE FROM BUILDING AND AREA OF REQUIRED WEATHER PROTECTION POCHE INDICATES 6' WEATHER PROTECTION NET LINE OF L3 ABOVE, TYP PART OF PROPOSED WEATHER PROTECTION [( 1DR - WEATHER PROTECTION DIAGRAM AM 1.4 1/16' _ 171'4 BAKER BOULEVARD UNE OF ENTRY CANCP,' — WEATHER PROTECTION CALCULATIONS: REQUIRED WEATHER PROTECTION =75% WEATHER PROTECTION PROVIDED. {17'-10`+25'-6` 85'-2') • 128'-6' TOTAL LENGTH THAT REQUIRES 6' WEATHER PROTECTION. 171' 4' WEATHER PROTECTION NET / TOTAL LENGTH. (128'-6` / 17l'-41 x 100 = 75% BISTRO! VIE BAR GREAT ROOM LINE OF L3 ABV, TYR UTILnY EABENENT L17_-o0V/ URBALC ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East.11A1G• Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUCWILA. WA 981B8 .,M1vivtr^. DR.. PURUGIIRAANG DPP . .... . ..... OI MOW DA.- PUWG NWI NG AP • CORR1 MMSMI • I. 4,. , brio WEATHER PROTECTION DIAGRAM I ,.n,t DATE 07.06.2017 - - SCALE 1/16" •1'-0" DRAWN Author JOB 8 17-004 Tv, )ht umlNmuo•.,Puc unaoumu•n. Pu* in. do .. AI a..•n:N ..YnI...cM�un.• w,ln000' M U•YNWr.e,•. RUDY P.emiend.... Di .M fl .I not In 4in. in*. a innen wtb,t N. vai.n tn... nt una Nauu•=MD ADR 1.40 POTENTIAL PLACEMENT FOR ROOFTOP MECHANICAL EQUIPMENT. TUCKED IN NEXT TO STAIR AND ELEVATOR OVERRUNS. AS CAN BE SEEN FROM THE BUILDING PERSPECTIVE IMAGES, THE MECHANICAL OVERRUNS ARE WELL HIDDEN FROM THE PEDESTRIAN REALM RENDERING THE NEED FOR ROOFTOP EQUIPMENT SCREENING UNNECESSARY. LOOKING WEST ALONG BAKER BLVD., 300' FRO LOOKING NORTH ALONG ANDOVER PARKE LOOKING EAST ALONG BAK RALV�#',.R4Th4,8�JILDl RECEIVED SEP 072017 Comreuniry OeveI3pmanl URDAL2 ARCHITECTURE! URBANIRURAL 1938 Fairview Avenue East SUITE TOO • Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 • !H+ - wula:C MEANING wP • COWL oolt,to7 MECHANICAL SCREENING DATE 07.06.2017 SCALE DRAWN Author JOB C 17-004 :OP' alit ADR 1.50 k!� Parking Access Signage NORTH ELEVATION Stair & Elevator Overrun Beyond Elevator Overrun Metal Vent Shroud, typ VTAC Grill. typ Concrete — Main Fiber Cement Storefront Entry Trim, typ Glazing Signage System, typ VTAC Grill, typ Wire Mesh Revamp Steel Panel Metal Coping Stair Overrun Fiber Cement Lap Siding Fiber Cement Panel w/ Aluminum Reglets Painted to Match Fiber Cement Lap Siding Fiber Cement Panel w/ Aluminum Reglets Painted to Match Bolt on Deck w/ Glass Panel Metal Railing — — White Vinyl Windows. typ Brick Gadding 1/16"=1'-0" 0- oiw EAST ELEVATION Stair Overrun Stair Overrun Beyond Bride Gadding Wire Mesh VTAC Grill, typ (beyond glass) Fiber Cement Trim, typ VTAC Grill, typ Revamp Steel Panel Sto efront Glazing Sys em, typ CI my - Metal Coping Elevator Overrun Stair Overrun Beyond Fiber Cement Lap Siding Fiber Cement Panel w/ Aluminum Reglets Painted to Match Fiber Cement lap Siding Fiber Cement Panel w/ Aluminum Reglets Painted to Match Bolt on Deck w/ Glass Panel Metal Railing H { White Vinyl Windows. typ I 1 1j 1/16" = 1" - 0" Main Entry Signage .■..■ III',■.111.111■ • R U m e ■ ii.u..�.* I♦EIIIM.110.•.imRS fiber Cement Lap Siding Benjamin Moore November Skies 2128-50 Fiber Cement Panel Benjamin Moore Distant Gray OC-68 Fiber Cement Lap Siding Benjamin Moore Smoke Gray 2120-40 Fiber Cement Panel Fiber Cement Trim Benjamin Moore Deep Space 2125-20 Break Metal Coping Benjamin Moore Black Iron 2120-20 Concrete stem -wall and columns Brick Cladding Mutual Materials Norman Imperial Gray Mission style Woven wire mesh Steel Paneling Revamp Basketweave Siiver Hammertone Architectural VTAC Grill Painted to match siding Storefront Glazing System Black mullions White Vinyl Windows URBALO ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East MATS roo Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchltecture.com T 206-257-0972 -,,t -a STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA DBMS Lt-PU➢1clitaoGEPP_._ _ _-Loca0rt WC-. PUe,O Ia:1&ns !JP • C0BCl— _ _ L61.10Z BUILDING ELEVATIONS DATE 07 06.2017 SCALE 1/te' -i--cr DRAWN Author JOB D 17-004 0.1 Ube! Mtlkten• b ell.0 end Inirle n,tlnlnmpuul noelb1e eroMruun el WWI av, KW. p,MlapM pitch nor rotes be used In.* et p Per, betbnNon p , ik nl OW Archunwp elbC ADR 3.01 ROOF LEVEL 1.A 2 A 4 1A 2.A 3.A 4 1.A 2.0 3.A 12 2.0 3.A 1.H 2.8 1G 2.B 3.A ' A ' storefront windows 2.A - canopy 2.8 - custom signage 4 - custom designed entry NORTH ELEVATION 1 16" 1' - 0" • 1.A - storefront windows 1.6 - landscaping 2.A - canopy 2.B custom signage 3.A - brick 4 - custom designed entry 1.A - storefront windows 2C - l''ghting 3.A - brick ' A - storefront windows 2C ighting 3 2 - brick 1.A 2.0 3.A 4 I.P. - storefront windows 2 C - lighting 3A-brick 4 - Revamp panels 1.A 2.0 1.A - storefront windows 2.0 -lighting 4 - Revamp pane:5 o c al' ROOF LEVEL 0" TYP 1.G 2.8 3.A 2.0 ' G - landscap,ng 2.8 - custom blade sign 2.0 - lighting 3,A - brick EAST ELEVATION 1.G 2.0 3.A 4 1.6 2.0 3.A 4 1.G - landscaping 1.G - landscaping 2.0 - igld futures 2C - .ght.ng 3.A-brick 3A-brick 4 - Revamp panels 4 - Revamp panels 1.A 2.0 3.A 4 1.G 1 A - storef^nr A'ndows 1.G - landsrap ,7 2.0 -:,ghtmg 3.A -brick 4 - Revamp panels 1.A 2.0 3.A 4 1.A 2.0 3.A 1 A 1.G 16 1.6 ' A - storefront windows 1.A - storefront windows 1 G - landscaping 1.G - landscapng 2.0 - lighting 2 C - lighting 3.A-brick 3.A-brice 4 - Revamp panels 1A- storefront windows 1.G - .andscapmg 1/16" = 1" 0•' RECEIVED SEP 07201? Community DevNopment CI 7-00v/ URBALO .ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East sums roo Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTHCENTER, AN ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 n.ubm..-a , re,s.nr. OR. PVRLio 1tAR'NG APP Dlr -PiRLIC NEARli2APPCORR I drawnq dolt BUILDING DETAILS AND ELEMENTS .. .n nq',formatioi ', DATE 07.06.2017 SCALE DRAWN Author JOB 9 17-004 -roc,✓::mot nm>,va spy �. ADR 3.03 ?,?, ALLIANCE • RESIDENTIAL COMPANY RESIDENTIAL COMPANY Memorandum Date: 8/30/2017 To: City of Tukwila — Department of Community Development Project: Sterling Southcenter — 415 Baker Blvd From: Evan Lawler Subject: Parking Reduction Request — Design Review Update Request: Alliance Residential formally requests a parking reduction of 11% from the Multifamily Design Standards (TMC 18.28.260), with our intent ebing to seek this permission concurrent with our Board of Architecture design approval. Background & Support: The current design review submittal proposed for Sterling Southcenter — An Active Adult Community (Resident Ages 55+) includes 166 parking stalls for 166 residential units, wparking ratio of 1:1. As defined by the Tukwila Municipal Code (TMC 18.28.260), multifamily properties are required to provide one (1) parking stall for each• studio/one bedroom residential unit, and 1.5 parking stalls for each two (2) bedroom unit. Under the current code, this project would require a total of 187 parking stalls or a parking ratio of 1.12:1. This project is located within the TUC-TOD area and is eligible for an administrative level parking reduction of up to 10%. The requested parking reduction for this project is 11% which requires a deviation from TMC via Special Permission - Public Hearing. Justification for this reduction is predicated on anticipated parking demand based on local experience with similar Class -A multifamily communities. In urban locations with good access to transit in the greater Seattle market, (such as 415 Baker Boulevard), Alliance Residential typically provides a multifamily parking ratio of 0.7:1. Additionally, demand for parking at these properties has never exceeded the spaces available. It should also be noted that seldom are buildings fully occupied, for example a top performing property will be approximately 98% occupied, meaning that even if each unit happened to lease a parking stall, there is some still some excess capacity within the parking count. Based on this property's location within Tukwila Urban Center District and Transit Oriented Development Zone we believe that the proposed ratio of 1:1 will serve our residents and avoid any spillover parking onto city streets. Alliance Residential - Seattle Metro Communities Project Units Parking Parking Ratio Clarendon 82 52 0.63 Infinity 248 124 0.50 Lexington 75 30 0.40 Saxton 325 284 0.87 Sky 151 115 0.76 Viva 105 77 0.73 Koi 166 154 0.93 Average 0.69 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 Attachment A RA I A NCE Furthermore, the Tukwila TMC states that Senior Citizen Housing (which is defined as ages 60+) only requires one (1) stall for each of the first 15 units and 0.5 stalls per unit thereafter. If this project were submitted under the Senior Citizen Housing designation, the would require a 0.55:1 parking ratio for a total of 91 parking stalls. This building use is submitted as multifamily, but technically will be age -restricted active adult residences and we anticipate that the parking needs of the project will be a blend of the Multifamily and Senior Citizen Housing requirements. Our intent remains to provide a high -end resident experience and we are confident that a 1:1 parking ratio will appropriately serve these needs. Reducing Resident Parking/Driving: The design and programming of an active adult community serves to enhance the quality and experience of Life for our residents. To achieve these lifestyle goals for our residents, the onsite staff will put an emphasis on reduced demand for resident driving which in turn will reduce the overall demand for parking. Sterling staff via the Resident Activities Coordinator / Concierge will coordinate ride sharing for our residents (Uber, Lyft, Etc.) for small excursions and coordinate buses and transportation for larger resident events. Another critical component of the active adult lifestyle is encouraging residents to be active and to take advantage of the walkability afforded by this location. With dining, entertainment and shopping within close proximity, and multimodal transportation opportunities nearby, Sterling staff will put emphasis on walkability of the location and reduced dependency on resident -driven autos. Parking Costs & Management: In all of our communities parking is an extra charge in addition to rent. Sterling Southcenter will follow this model where parking will be charged monthly per stall. We have found that charging residents per parking stall typically dissuades residents from having multiple vehicles and encourages many to forego keeping a car in an urban location. Resident parking stalls are numbered, reserved and monitored to avoid parking conflicts within the community and to track if any unauthorized parking is occurring. Assigned resident parking will be prioritized to the main portion of the parking garage. In the event that demand exceeds this capacity, parking will be assigned to the exterior stalls, with the understanding that the Guest and Prospective Resident stalls shall remain unassigned to serve their intended purposes. With the reserved parking strategy, management actively tracks parking demands and can address parking capacity ahead of time should it ever become an issue. In addition to meeting the resident parking demand requirements, the project also provides a dedicated off- street loading zone. This loading zone provides safe access to/from the building for recycling and rubbish pick-up, resident move -ins and deliveries. This comes at the expense of potential parking stalls but provides a better overall development for both the building residents and the city. Employees will be encouraged to take advantage of the TOD location and use public transportation, carpools and ride -sharing services to reduce the need for onsite staff parking. At any given time the number of onsite staff is not expected to exceed five (5) employees. Baker Boulevard Improvements — On Street Parking: As part of the planned improvements associated with the Southcenter Subarea Plan, Baker Boulevard is scheduled to be reconfigured to better accommodate pedestrian and bicycle uses via a "road diet." In addition to improvements to the pedestrian and cyclist experience, the planned reconfiguration of Baker Boulevard will add approximately 31 on -street public parking stalls to this block between Andover Park West and Andover Park East. These parking stalls are designed for short-term public use, limited to four (4) hours between 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 A llANC E v RESIDENTIAL COMPANY 8:OOam and 6:OOpm. While these stalls are not designated for any property/use in particular, they will provide additional on -street, short-term parking opportunities for visitors to the Sterling Southcenter property if needed. Special Events — Shared Parking: In the case of special events which are expected to bring enough visitors to the community to exceed the available onsite parking and significantly impact the street parking on Baker Boulevard, the community staff will work with adjacent property owners to secure short-term parking arrangements. These special events are very infrequent and will be planned with enough advance notice to employ appropriate parking management strategies. City of Tukwila Fire Requirements: The City of Tukwila Fire Department requires that both a dedicated fire sprinlder room and fire command room be located on the ground level of the building, preferably at the building corner facing a public street. This is not an ordinary multifamily building code requirement for other regional jurisdictions. In order to meet this requirement, two (2) parking stalls were lost during the design review process. This further stresses the need for a 1:1 parking ratio as the building now has less area at the ground level available for parking. 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 Figure 18-20: Walkable Corridor Standards Walkable Corridor Intent: To provide and support a high quality pedestrian realm for shopping and strolling along active retail, eating and entertainment uses. APPLIED TO: Existing Streets: Baker Blvd, 615t Place New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS-SECTION (See 18.28.140) Existing street New street No change Public frontage only PUBLIC FRONTAGE Total required width STANDARDS (See 18.28.150) 15 ft Sidewalk width minimum 15 ft Landscaping Street trees, located at back of curb face. Also see 18.28.240 General Landscaping. Tree spacing 20-30 ft, depending on species. Lighting Pedestrian and vehicular -scale decorative street lighting. BUILDING ORIENTATION/PLACEMENT & LANDSCAPING (See 18.28.160 - .190) Building orientation to street Required Frontage building coverage minimum 65% Front yard setback maximum 10 ft On -site surface parking locations Side or rear of building Front yard landscaping (waived if Public Frontage improvements are built to standard) 15 ft min of streetscape ARCHITECTURAL DESIGN STANDARDS (See 18.28.200) Facade articulation increment Commercial / mixed -use maximum 30 ft Residential maximum 30 ft Major vertical modulation maximum 120 ft Ground level transparency H Bad. of sidewalk Street tree / spacing: 20-30' mrnimoommouss 15 sidewalk min. Public frontage STREET QJ c o, a,5% of lot frontage STREET Frontage building coverage minimum Articulation 30' max 1. F ` ? CIT II{ i �- I1 i���i�[fti,7" r1 Transparency i,i 75% min '","«` Commercial -use minimum 75% Facade articulation and ground level transparency Attachment C Figure 18-23: Neighborhood Corridor Standards Neighborhood Corridor Intent: 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. APPLIED TO: Existing Streets: Andover Park E. (Tukwila Pkwy to Trek Christensen), Trek Dr, Industry Dr, Minkler (Andover Park E.), to River, Wig Dr, Bauch Dr, Nelson PI, S. 156th St New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS-SECTION (See 18.28.140) Existing street No change New street See new cross-section PUBLIC FRONTAGE STANDARDS (See 18.28.150) Total required width minimum 15 ft; 10 ft on Minkler Landscaping Street trees, located at back of curb face. On Minkler, trees in a continuous landscaped strip a minimum of 5 ft wide located at back of curb face. Also, see 18.28.240 General Landscaping. Tree spacing Lighting 20-30 ft, depending on species. Pedestrian and vehicular -scale decorative street lighting. BUILDING ORIENTATION/PLACEMENT & LANDSCAPING (See 18.28.160 - .190) Building orientation to Required streets/ open spaces Front yard setback minimum 15 ft On -site surface parking locations Side or rear of building. Street Front: 1 double -loaded aisle of parking between building and primary street (maximum 63 ft in width). 2 Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of streetscape ARCHITECTURAL DESIGN STANDARDS Facade articulation increment Commercial/mixed-use maximum 50 ft Residential maximum 30 ft Major vertical modulation maximum 120 ft Ground level transparency Commercial -use minimum 50% Back, of sidewalk 15.0' +{ sidewalk Public frontage 1 f f I TS 60 qn Ir0 60' } 1 p..4ng take aa.-I l.n- h.rel ler.. M1- p,r4,.o New thoroughfare cross-section Transparency 50% min y Artculation 50' ma% i:; .t•r$'wt zcr � I C I iC[-C i.-, t-1 Facade articulation and ground level transparency 2 New street south of Tukwila Pond shall only have on -street parking on the south side of the street. Seattle City Light CONSTRUCTION STANDARD Clearances between SCL Underground Structures and Other Utility Structures in the Public Right -Of -Way Standard Number: 0214.00 Superseding: December 9, 2016 Effective Date: December 27, 2016 Page: 10 of 12 7. Minimum Clearances between SCL Structures and Vegetation There shall not be any planted trees within 2 ft of SCL vaults, manholes, handholes, conduits, and duct banks. The distance shall be measured from the tree's root ball to the structure's surface. Figure 7a. Vegetation Clearance, Plan View KNOCKOUT ZONE 7. .f SCL FACILITY Z m F U D Seattle City Light CONSTRUCTION STANDARD Clearances between SCL Underground Structures and Other Utility Structures in the Public Right -Of -Way Standard Number: 0214.00 Superseding: December 9, 2016 Effective Date: December 27, 2016 Page: 11 of 12 Figure 7b. Vegetation Clearance, Elevation View SCL FACILITY KNOCKOUT ZONE KNOCKOUT ZONE -4► 2ft 8ft 8ft 2ft -+— 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 Sterling Southcenter Southcenter Design Manual Narrative SITE DESIGN ELEMENTS 1. Site Design ARCHITECTURE The Sterling Southcenter Active Adult Residence is a midrise building which responds to the South Center masterplan by enhancing the Walkable and Neighborhood Corridors along Baker Boulevard and Andover Park East. The structure works with the urban context by pushing out to the sidewalk edge as well bringing Tight, texture and activity to the street. Generous sidewalks surround the project with additional width at the corner of Baker Blvd and Andover Park East, where the main entry is situated. Along Andover Park East, landscaping and pedestrian light poles are located next to the building due to existing utility lines that are at shallow depths, preventing new street trees and lights to be installed. The planting strip will buffer the building, screen structured parking, and soften the hardscape of the urban environment. The upper floors form a 'U' shape with an upper level courtyard facing west and local views of the adjacent hills. 2. Service areas and mechanical equipment A 20' wide, paved, concrete access road is located on the south and west edges of the property to accommodate safe garbage pick-up and move -ins off of the city street. The trash room is internal and not visible by adjacent residences. Currently under construction directly to the south, Washington Place is proposing a fence along their north property line (our south property line), thus providing screening from much of the back of house loading and pick-up. We are currently working with local utility companies on the location of meters, conduit, and service utility apparatus; we plan to locate them to minimize visibility. Existing above and below ground utility infrastructure located at the corner of Baker Boulevard and Andover Park East shall remain. Rooftop equipment will be located where it is not visible from public streets or sidewalks and all downspouts will be internally drained. 1938 Fairview Avenue East SUITE100 ARCHITECTURE Seattle, WA98102 info@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 Attachment B 3. Lighting Proposed lighting shall promote safety, avoid impact to adjacent properties, and enhance the nighttime appearance of the building. Floor -mounted, wall wash lights illuminate the brick walls and recessed lighting in the canopies and overhangs provide adequate, yet appropriate illumination to the pedestrian streetscape. Pedestrian street lighting shall be the Tukwila standard Tight pole and spacing. 4. Walls and Fences No fencing is being proposed at street level. A single, half height wall occurs at the main entry along Baker Blvd and conceals an accessible ramp. This wall is finished with the same brick that is on the building elevation; it also incorporates a bench and landscaping to provide visual interest. See Figure 1. Figure 1. Half height brick clad wall along entry. 5. Open Spaces Much of the pedestrian open space is located on the corner of Baker Boulevard and Andover Park East. Here, the building angles inward, providing ample room at the corner for bicycle parking and durable site furnishings such as benches, street trees, and plantings. 1938 Fairview Avenue East SUITE100 ARCHITECTURE Seattle, WA98102 info@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 BUILDING DESIGN 6. Architectural Concept The building design is organized both horizontally and vertically and is meant to blur the boundary between residential and hospitality with ample amenity spaces for socialization; this is consistent with the active adult community programmed use. A slightly askew, two- story base made up of brick, storefront glass, and metal decorative and woven wire screens provides a light base on which the upper levels lightly sit. This portion is the bulk of the building amenity and has a significant connection to the adjacent streetscape. The upper mass is broken up vertically with a series of large window bays and bolt -on metal decks at a majority of the residential units. A strong, horizontal cornice line stops the eye at the top of the building, completing the architectural concept with a formal cap; this gives the building a timeless appearance. 7. Entrances and Doors The main building entry is on the corner of Baker Blvd and Andover Park East. A distinguished canopy with profiled fascia and signage make the entry easy to find. In order to meet the existing sidewalk grade, two steps and a ramp are provided with a brick wall, bench, and landscaping. See Figure 2. Figure 2. Rendering showing conditions of main entry. 1938 Fairview Avenue East SUITE 100 ARCHITECTURE Seattle, WA98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 8. Building Facades — Base and Top This building has a very prominent two-story base with brick walls, providing the "anchor" to the ground. Significant amounts of glazing, metal columns, decorative and woven wire screens provide visual transparency between the inside and outside; this provides a safer pedestrian experience. The upper residential stories cantilever over the base, creating a clear and dramatic separation between base and top. See Figure 3. Vertical bays break up the upper level mass, with a series of decks providing depth and shadow to the elevation. The roofline is a very formal, stepped architectural profile, expressing the intended use of an active adult community, and providing a substantial horizontal articulation. This profile is broken up at building ends so as to allow the corner elements to have prominence. Figure 3. North East Corner Rendering; Top and Base 1938 Fairview Avenue East SUITE 100 ARCHITECTURE Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 9. Corner Treatments Corners are emphasized with larger vertical masses of the white bays, higher roofs, wider, dark window trim and a blue vertical accent piece. The goal is to provide subtle distinction on the secondary corners, while the main corner on Baker Blvd and Andover Park shifts 45 degrees to provide most impact. At this intersection, the building cantilevers off the angled base, giving it a dramatic and almost precarious position as it looms over the corner. See Figures 4 through 6. Figure 4. SE Corner Figure 6. West Facade Corners Figure 5. NE Corner — Main Entry 1938 Fairview Avenue East SUITE 100 ARCHITECTURE Seattle,WA98102 infopurbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 10. Building Massing Building mass is broken up horizontally between base and top as described above. The design meets the major vertical modulation increment in chapter 10, option 2; using contrasting vertical modulated design components. The white bays extend through all floors above the base and utilize a change in material of white paneled fibercement against a gray lap siding; they are modulated by 18" and provide a modulated profiled architectural roofline as well. 11. Building details and elements For the purposes of this chapter we will assume the building is categorized as "mixed -use" since residential uses are limited to the upper floors and ground floor uses are all residential amenity type spaces. The entry treatment uses (g) decorative elements of a canopy, brick finish, a bench and landscaping, composed to create an attractive entry sequence. The building uses brick as an accent material, bringing warmth and texture to the base. When lit up at night, the masonry facade will be accentuated further. Finally, decorative metal screens in a custom pattern create interest in the facade at the structured parking openings. 12. Building Materials and Colors All materials are a high quality and low maintenance to assure longevity of the overall appearance. Contrasting and neutral colors make up the pallet with white, gray, bronze, and a sky blue accent. Textures such as fibercement panels, using aluminum reglets in a logical pattern create the bulk of the residential facade. Contrasting gray lap siding form the recessed plane. At the base, brick, glass, metal, and metal screens combine to create a pleasing composition. 13. Windows Large expanses of glass across the base of the building provide visual transparency and an indoor/outdoor connection. These windows create a pattern along Baker Blvd and Andover that is visually interesting. At void spaces separating structured parking and the street, a combination of custom decorative screens and woven wire mesh is used to continue this pattern. Upper level residential have large vinyl windows placed in a rhythm that is in keeping with the siding configuration. These large windows allow significant natural light to penetrate deep into units. 1938 Fairview Avenue East SUITE100 ARCHITECTURE Seattle,WA98102 infogurbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 14. Weather Protection Weather protection is being met on Baker Blvd via the significant cantilever of the building. See diagram on ADR 1.40. Per Chapter 14 Weather Protection, we "provide pedestrian weather protection along [the] adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs..." Weather protection, is not provided on Andover Park East due to the location and depth of existing utilities. As discussed in our planning meeting on 8/9/17, we propose to keep the sidewalk in its existing location and locating the plantings and street trees on the building side of the sidewalk, instead of street side. This makes weather protection on the building impractical as it would cover the planting strip and trees only. Figure 7. Rendering showing weather protection along Baker Blvd. 1938 Fairview Avenue East SUITE100 ARCHITECTURE Seattle, WA 98102 infopurbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 15. Blank Walls There are no blank walls on facing streets, sidewalks, open spaces, or pedestrian pathways. The only blank walls occur at the ground level along the south elevation adjacent to the service drive and largely hidden by the neighbors proposed fence. 16. Parking Structures Structured parking adjacent to pedestrian walkways blend in with the overall facade composition. While at the Amenity Spaces, storefront glass faces the street— at the parking garage, a combination of woven wire mesh and custom decorative metal panels infill the same pattern as the storefront. 1938 Fairview Avenue East SUITE 100 ARCHITECTURE Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 f\ RECEIVED AUG 18 2011 City of Tukwila TUKWILA Department of Community DevelopmAI BLIC WORKS FILE NUMBER L17-0041 Land Use Routing form for Revisions TO: ['Building ['Fire Dept. ❑ Police Dept arks/Rec. n Public Works: (please list the name) Project: Sterling Southcenter Active Adult Residences- Alliance Address:415 Baker Blvd Date transmitted 8/17/2017 Response requested by:ASAP (8/24/2017) Planner: Jaimie Reavis Date response received: COMMENTS Please review the revised plans and applicant's response and provide me your comments. pv G wog GCS HAS No Co yr►it s S 1 ❑ DRC review requested ❑ Plan submittal requested n Plan approved Plan check date: Comments prepared by: 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 August 14, 2017 City of Tukwila Public Hearing Design Review 6200 Southcenter Boulevard Tukwila, WA 98188 ARCHITECTURE RE: Sterling Southcenter (Project File #PL17-0037) L17-0041 Public Hearing Design Review Corrections Response -1 RECEIVED AU6 16 2011 Community Development The following are the Design Review Corrections/Comments for (Project File #PL17-0037) L17-0041 and subsequent responses. Additionally, a thorough response to each of the design criteria in the Southcenter Design Manual should be drafted and provided with resubmittal BOLD TEXT: Corrections REGULAR TEXT: Responses Planning Division 1) Neither Baker nor APE meet their respective transparency requirements. Additional transparency will need to be added to meet the requirements. RESPONSE: Completed as directed; please see sheet ADR :1.30 for transparency diagrams with modified elevations. Baker Boulevard (North elevation/ walkable corridor): - Required transparency = 75% - Provided transparency = 75.4% Andover Park E (East elevation/ neighborhood corridor): - Required transparency = 50% - Provided transparency = 60% (•1 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 ARCHITECTURE 2) The project does not appear to include the three elements needed to meet the major vertical modulation requirement along both street -facing facades from section 10 of the Southcenter Design Manual. Some recommended approaches include stepping back the upper floors of the building back along these frontages and providing more design emphasis at the corner element. Please see the guidelines within the Southcenter Manual for guidance, including minimum dimensions for different types of modulation. RESPONSE: Per Section 10 C, Major Vertical Modulation is met via Option 2, using contrasting vertical modulated design components in the following manner: a) The white bays extend from the first level through all floors fronting the street. b) The bays are set off by the contrasting gray lap siding, as well as, a series of metal bolt -on balconies c) The bays are modulated 18" from the rest of the facade d) The bays have a strong profiled cornice were the center bays are "stitched" together via this long cornice line. We feel this meets the intent of the guidelines and the effect creates a more interesting top edge, particularly for the scale of this building. See Figure 1 showing the continuous cornice over the bays. We are also providing an alternative option which includes the same strong profiled cornice, but rather than grouping the center bays together, it breaks between bays, giving a more varied roofline. See Figure 2. We strongly prefer the original design and feel the broken roofline is a weaker representation of the design guidelines in that, although it stresses the verticality, it significantly reduces the amount of profiled cornice (please see associated images on next page). 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 Figure 1. Original Design; connected cornice line Figure 2. Alternate Design; broken up cornice lines 0 ARCHITECTURE f 1 / 1 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 ARCHITECTURE 3) The 30' minimum horizontal modulation requirement is exceeded in southeastern corner. RESPONSE: The corner elements of this project are of significant importance and must match the relative scale of the whole building. The corner in question is 39' in width on an elevation that is over 200' in length. Vertical components (bays) along this elevation are 12' and 24' in width, respectively. In order for the corner to have the appropriate prominence the relative scale should be significantly wider (and consistent with other corners) than the intermediate bays. See Figures 3 and 4. Per our meeting with planning on 8/9/17, this concept was received with general support. Figure 3. East Elevation (from Andover Park E) •n TAT Ai iu m ., is to 11 141 rn t is '' iIjlIII i� Figure 4. West Elevation 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 ARCHITECTURE 4) Demonstrate how weather protection requirements are met. RESPONSE: Weather protection is being met on Baker Blvd via the significant cantilever of the building. See diagram on ADR 1.40. Per Chapter 14, Weather Protection, "provide pedestrian weather protection along adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs..." See Figure 5 for a perspective view. Weather protection is not provided on Andover Park E due to the location and depth of existing utilities. As discussed in our planning meeting on 8/9/17, we propose to keep the sidewalk in its existing location and locate the planting strip and street trees on the building side of the sidewalk, instead of street side. This makes weather protection on the building impractical as it would cover the planting strip and trees only. Figure 5. View along Baker sidewalk looking East 5) Please review the project design with respect to the Southcenter Design Manual and provide a thorough narrative describing how the design of the resubmittal meets each of the criteria within the Southcenter Design Manual. RESPONSE: Completed as directed, see attached narrative. Landscaping Plans 1) Landscaping plans prepared for the Board of Architectural Review meeting will need to include more specificity, including location of trees, shrubs, and groundcover along with counts and spacing for each plant. Additionally, the design of the terrace and any other landscaped amenity spaces should be provided, including plantings as well as furniture with colors and materials noted or pictures provided showing the proposed design. RESPONSE: The Landscape Plan and Planting Schedule have been updated to show more specificity as directed. On L1.01 the schematic plan for the terrace on Level 3 shows the intended program, along with imagery to illustrate materials and intent; the final courtyard 1 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 ARCHITECTURE landscape design and programming will be completed by the owner by building permit submittal. 2) Provide more diversity in street tree plantings, using at least two different species. RESPONSE: Completed as directed, see Planting Schedule on L2.00 3) No staking is needed for new trees. Provide a note to this effect on planting plans. RESPONSE: Completed as directed, see additional General Note provided on L1.00 4) Provide soil amendment details, including structural soils per the requirements for landscaping within the TUC. RESPONSE: Completed as directed, see additional detail provided on L2.03 5) All burlap, string and baskets must be removed from the trees upon planting. Provide a note to this effect on planting plans. RESPONSE: Completed as directed, see additional General Note provided on L1.00 6) The tree detail allows for too much possible disturbance with the engineer's approval. No storage, heavy equipment use, stock piling, or ground disturbance is allowed in the protection zone. If trenching is needed, an arborist must verify it is feasible. RESPONSE: No storage, heavy equipment, stock piling or ground disturbance will be in the protection zone. If trenching is needed, an arborist shall be consulted for recommendations. 7) Provide irrigation specifics. RESPONSE: Completed as directed, see L2.01 8) Provide other standard planting notes — materials requirements, etc. RESPONSE: Completed as directed, see L2.00 9) With respect to section 8 of the Southcenter Design Manual, the base of the building is clearly articulated through use of concrete and the modulation of the upper levels of the building over the base. A more distinctive top is needed, which can be accomplished through a 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 ARCHITECTURE horizontal articulation of the facade at the uppermost floor of the building or other strategies found in section 8. RESPONSE: In reviewing Chapter 8, a significant profiled cornice cap is provided over a majority of the roof. Small breaks in this cornice provide relief, break up the overall facade and set off the corners. The corners employ the same strategy at a higher datum point to give them prominence. Building Division 1) Extend accessible unloading striping at the north south side of the site to include the entry ramp in the parking lot. RESPONSE: — The unloading striping on the south side has been relabeled as commercial loading. This is for garbage pick-up and move -ins but not resident loading; the path to the elevator is not in front of the entry ramp. See Level 1 Floor Plan, ADR 1.01 2) Two accessible parking stalls are required and two are provided. One must be designated for van access. RESPONSE: Completed as directed, a van accessible stall has been provided on Level 1 Floor Plan, sheet ADR 1.01 3) Projection of the roof/soffit along the north elevation is limited to 40" into the setback area. RESPONSE: There is no setback on the north elevation and the roof/soffit does not project over the property line. The dashed line visible represents a mechanical easement. 4) Projection of the roof/soffit into the 5-foot setback along the north elevation shall be 1-hour fire-resistant construction. RESPONSE: See comment above, the roof does not project into the setback. 5) Exterior walls along the mall south and west elevations shall satisfy 1-hour fire-resistant construction (including joints). RESPONSE: The building will comply with the 1 hour fire resistant rating in the 2015 IBC. Please note that per IBC 705.5, the building has a fire separation distance greater than 10' at interior property lines and shall be rated for exposure to fire from the inside. 6) Exterior walls along the north south and west elevations are required to have a parapet (30" minimum height). 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 ARCHITECTURE RESPONSE: Per IBC 705.11 Parapets, exception 6: where the wall is permitted to have not Tess than 25% of exterior wall areas containing unprotected openings based on fire separation distance as determined in accordance with Section 705.8. In other words, if your fire separation distance is greater than 10', 30" parapets are not required. Fire Department (review is approved with the following conditions) 1) Permeable pavement shall support fire apparatus loading. RESPONSE: No permeable pavement will be provided because this type of pavement has not shown an ability to withstand large trucks. 2) Fire Sprinkler Control room shall be located at a building corner. RESPONSE: — Completed as directed, Fire Sprinkler Control room has been relocated to the SE corner of Level 1, see sheet ADR 1.01 3) Fire Command Room shall be located at a building corner, contact the Fire Marshal's Office to determine location. RESPONSE: — Per our discussions in our 8/11/17 meeting a Fire Command Room has been added to the SE corner along Andover Park E. See Level 1, sheet ADR 1.01. 4) Building overhang shall not encroach on the 13'6" vertical fire lane clearance requirement. RESPONSE: —The alley is not a dedicated fire lane although the vertical clearance of the access is approximately 18' clear. 5) Building address and individual unit numbers will be assigned by the Fire Marshal's Office. RESPONSE: — Understood, we will work with the Fire Marshal's office on building address and unit numbering. Public Works Department — Design Review — L17-0041 1) Provide a copy of the Sidewalk & Utilities Easement — King County recording no. 9511300548. RESPONSE: — See the attached copy of the sidewalk and utility easement /"-1 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 ARCHITECTURE 2) Prior to issuance of the future Building permit for this project pay a Transportation Impact Fee in the amount of $43,420.00. City Engineer to determine final transportation impact fee amount. The trip generation was calculated using the Institute of Transportation Engineers (ITE) Trip Generation, Ninth Edition. Previous use of building — General Office Building — (ITE land use code 710) Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. at 1.49 trips per 1,000 sq. ft. (GFA) x 10 (10,000 sq. ft) = 15 trips. Proposed use of building — for trip generation selected Senior Adult Housing - Attached (ITE land use code 252) Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. at 0.25 trips per dwelling unit x 160 dwelling units = 40 trips. Therefore, the net trip generation is 40 trips minus 15 trips = 25 new p.m. peak hour trips. The calculated Transportation Impact Fee is 25 trips x $1,736.80 (Public Works Bulletin A3 — Transportation Impact Fees schedule — Zone 1) = $43,420.00. RESPONSE: — Noted Special Permission — L17-0042 Public Works has no comments Miscellaneous Comments 1) Project to comply with Geotechnical Investigation, by PanGEO, Inc., dated May 4, 2017; and subsequent geotechnical reports / evaluations. RESPONSE: Noted. Project shall comply 2) Project is greater than one acre and therefore requires a Notice of Intent (NOI) application form— Construction Stormwater General Permit to the Washington State Department of Ecology. RESPONSE: Noted. Notice of Intent application shall be submitted 3) Street infrastructure within Public Right -of -Way and Public Utilities on Private Property (as determined by the City) are to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms, for the Owner(s) signature. 415 Baker Blvd. Project File #PL17-0037 L17-0041 Public Hearing Design Review Zoning Corrections Response —1 ARCHITECTURE RESPONSE: Noted. 4) All utilities are required to be underground, per City ordinance. RESPONSE: Noted, all utilities will be underground. Senior Utilities Engineer's Comments 1) Civil Plan sheet C05 - (1) New sanitary side sewer shall connect to sanitary sewer main within Andover Park East not within Baker Blvd. (2) Show & label existing sanitary side sewer within Andover Park East. (3) Existing sanitary side sewer within Andover Park East shall be abandoned and capped at the sanitary sewer main. RESPONSE: Completed as directed, see revised C05 Thank you for your time. Please feel free to contact me with any questions or if I might provide any further clarification. Sincerely, Aya Rojnuckarin Urbal Architecture 206-676-5640 ayar@urbalarchitecture.com • 415 Baker Blvd. J \s__J Project File #PL17-0037 ARCHITECTURE L17-0041 Public Hearing Design Review Zoning Corrections Response —1 Sterling Southcenter Southcenter Design Manual Narrative SITE DESIGN ELEMENTS 1. Site Design RECEIVED ED AUG 16 2011 Community Development The Sterling Southcenter Active Adult Residence is a midrise building which responds to the South Center masterplan by enhancing the Walkable and Neighborhood Corridors along Baker Boulevard and Andover Park East. The structure works with the urban context by pushing out to the sidewalk edge as well bringing light, texture and activity to the street. Generous sidewalks surround the project with additional width at the corner of Baker Blvd and Andover Park East, where the main entry is situated. Along Andover Park East, landscaping and pedestrian light poles are located next to the building due to existing utility lines that are at shallow depths, preventing new street trees and lights to be installed. The planting strip will buffer the building, screen structured parking, and soften the hardscape of the urban environment. The upper floors form a 'U' shape with an upper level courtyard facing west and local views of the adjacent hills. 2. Service areas and mechanical equipment A 20' wide, paved, concrete access road is located on the south and west edges of the property to accommodate safe garbage pick-up and move -ins off of the city street. The trash room is internal and not visible by adjacent residences. Currently under construction directly to the south, Washington Place is proposing a fence along their north property line (our south property line), thus providing screening from much of the back of house loading and pick-up. We are currently working with local utility companies on the location of meters, conduit, and service utility apparatus; we plan to locate them to minimize visibility. Existing above and below ground utility infrastructure located at the corner of Baker Boulevard and Andover Park East shall remain. Rooftop equipment will be located where it is not visible from public streets or sidewalks and all downspouts will be internally drained. 1938 Fairview Avenue East SUITE 100 ARCHITECTURE Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 3. Lighting Proposed lighting shall promote safety, avoid impact to adjacent properties, and enhance the nighttime appearance of the building. Floor -mounted, wall wash lights illuminate the brick walls and recessed lighting in the canopies and overhangs provide adequate, yet appropriate illumination to the pedestrian streetscape. Pedestrian street lighting shall be the Tukwila standard light pole and spacing. 4. Walls and Fences No fencing is being proposed at street level. A single, half height wall occurs at the main entry along Baker Blvd and conceals an accessible ramp. This wall is finished with the same brick that is on the building elevation; it also incorporates a bench and landscaping to provide visual interest. See Figure 1. Figure 1. Half height brick clad wall along entry. 5. Open Spaces Much of the pedestrian open space is located on the corner of Baker Boulevard and Andover Park East. Here, the building angles inward, providing ample room at the corner for bicycle parking and durable site furnishings such as benches, street trees, and plantings. 1938 Fairview Avenue East SUITE100 ARCHITECTURE Seattle, WA 98102 info(aurbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 BUILDING DESIGN 6. Architectural Concept The building design is organized both horizontally and vertically and is meant to blur the boundary between residential and hospitality with ample amenity spaces for socialization; this is consistent with the active adult community programmed use. A slightly askew, two- story base made up of brick, storefront glass, and metal decorative and woven wire screens provides a light base on which the upper levels lightly sit. This portion is the bulk of the building amenity and has a significant connection to the adjacent streetscape. The upper mass is broken up vertically with a series of large window bays and bolt -on metal decks at a majority of the residential units. A strong, horizontal cornice line stops the eye at the top of the building, completing the architectural concept with a formal cap; this gives the building a timeless appearance. 7. Entrances and Doors The main building entry is on the corner of Baker Blvd and Andover Park East. A distinguished canopy with profiled fascia and signage make the entry easy to find. In order to meet the existing sidewalk grade, two steps and a ramp are provided with a brick wall, bench, and landscaping. See Figure 2. Figure 2. Rendering showing conditions of main entry. 1938 Fairview Avenue East suITE100 ARCHITECTURE Seattle,WA98102 info(wurbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 8. Building Facades — Base and Top This building has a very prominent two-story base with brick walls, providing the "anchor" to the ground. Significant amounts of glazing, metal columns, decorative and woven wire screens provide visual transparency between the inside and outside; this provides a safer pedestrian experience. The upper residential stories cantilever over the base, creating a clear and dramatic separation between base and top. See Figure 3. Vertical bays break up the upper level mass, with a series of decks providing depth and shadow to the elevation. The roofline is a very formal, stepped architectural profile, expressing the intended use of an active adult community, and providing a substantial horizontal articulation. This profile is broken up at building ends so as to allow the corner elements to have prominence. Figure 3. North East Corner Rendering; Top and Base 1938 Fairview Avenue East SUITE100 ARCHITECTURE Seattle, WA 98102 infoiaurbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 9. Corner Treatments Corners are emphasized with larger vertical masses of the white bays, higher roofs, wider, dark window trim and a blue vertical accent piece. The goal is to provide subtle distinction on the secondary corners, while the main corner on Baker Blvd and Andover Park shifts 45 degrees to provide most impact. At this intersection, the building cantilevers off the angled base, giving it a dramatic and almost precarious position as it looms over the corner. See Figures 4 through 6. Figure 4. SE Corner Figure 6. West Fagade Corners Figure 5. NE Corner — Main Entry 1938 Fairview Avenue East SUITE100 info(ourbalarchitecture.com ARCHITECTURE Seattle, WA 98102 www.urbalarchitecture.com r 206-257-0972 10. Building Massing Building mass is broken up horizontally between base and top as described above. The design meets the major vertical modulation increment in chapter 10, option 2; using contrasting vertical modulated design components. The white bays extend through all floors above the base and utilize a change in material of white paneled fibercement against a gray lap siding; they are modulated by 18" and provide a modulated profiled architectural roofline as well. 11. Building details and elements For the purposes of this chapter we will assume the building is categorized as "mixed -use" since residential uses are limited to the upper floors and ground floor uses are all residential amenity type spaces. The entry treatment uses (g) decorative elements of a canopy, brick finish, a bench and landscaping, composed to create an attractive entry sequence. The building uses brick as an accent material, bringing warmth and texture to the base. When lit up at night, the masonry facade will be accentuated further. Finally, decorative metal screens in a custom pattern create interest in the facade at the structured parking openings. 12. Building Materials and Colors All materials are a high quality and low maintenance to assure longevity of the overall appearance. Contrasting and neutral colors make up the pallet with white, gray, bronze, and a sky blue accent. Textures such as fibercement panels, using aluminum reglets in a logical pattern create the bulk of the residential facade. Contrasting gray lap siding form the recessed plane. At the base, brick, glass, metal, and metal screens combine to create a pleasing composition. 13. Windows Large expanses of glass across the base of the building provide visual transparency and an indoor/outdoor connection. These windows create a pattern along Baker Blvd and Andover that is visually interesting. At void spaces separating structured parking and the street, a combination of custom decorative screens and woven wire mesh is used to continue this pattern. Upper level residential have large vinyl windows placed in a rhythm that is in keeping with the siding configuration. These large windows allow significant natural light to penetrate deep into units. 1938 Fairview Avenue East sulTE100 ARCHITECTURE Seattle, WA98102 info(urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 14. Weather Protection Weather protection is being met on Baker Blvd via the significant cantilever of the building. See diagram on ADR 1.40. Per Chapter 14 Weather Protection, we "provide pedestrian weather protection along [the] adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs..." Weather protection, is not provided on Andover Park East due to the location and depth of existing utilities. As discussed in our planning meeting on 8/9/17, we propose to keep the sidewalk in its existing location and locating the plantings and street trees on the building side of the sidewalk, instead of street side. This makes weather protection on the building impractical as it would cover the planting strip and trees only. Figure 7. Rendering showing weather protection along Baker Blvd. 1938 Fairview Avenue East SUITE100 ARCHITECTURE Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 15. Blank Walls There are no blank walls on facing streets, sidewalks, open spaces, or pedestrian pathways. The only blank walls occur at the ground level along the south elevation adjacent to the service drive and largely hidden by the neighbors proposed fence. 16. Parking Structures Structured parking adjacent to pedestrian walkways blend in with the overall facade composition. While at the Amenity Spaces, storefront glass faces the street— at the parking garage, a combination of woven wire mesh and custom decorative metal panels infill the same pattern as the storefront. 1938 Fairview Avenue East sulrEloo ARCHITECTURE Seattle, WA 98102 info(cuurbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 I 1 7 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: STERLING SOUTHCENTER Project Number: PL17-0037 Associated File Number (s): L17-0041, L17-0042 Date Mailed: 8/4/17 Mailing requested by: JAIMIE REAVIS Mailer's signature: ❑ Board of Adjustment Agenda Packet ❑ Board of Appeals Agenda Packet ❑ Determination of Non -Significance ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action ▪ Notice of Application Parties of Record: ❑ Notice of Application for Shoreline Mgmt Permit ❑ Notice of Decision ❑ Notice of Public Hearing ❑ Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivision Agenda 0223000062 0223000062 0223000062 0223000062 0223000062 0223100010 0223100010 0223100010 0223100031 0223100031 0223100033 0223100033 0223100035 0223100035 0223100036 0223100036 0223100037 0223100037 0223100037 0223100037 0223100037 0223100037 0223100037 0223100038 0223100038 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100040 0223100070 0223100070 0223100070 0223100070 0223100075 0223100075 0223100075 0223100080 0223100080 0223100080 0223100080 0223100085 0223100085 ADDR TO1 HOME ELECTRIC COMPANY ADDR-04103 Tukwila Community Member ADDR-04104 Tukwila Community Member ADDR-04105 Tukwila Community Member ADDR-04106 Tukwila Community Member OPEN FRAME LLC ADDR-04240 Tukwila Community Member ADDR-04266 Tukwila Community Member MRFH LLC ADDR-04271 Tukwila Community Member RAINBOW ASSOCIATES LTD ADDR-04291 Tukwila Community Member MCLAUGHLIN & BUTY LLP ADDR-04120 Tukwila Community Member IVY JERRY L+DEBORAH J ADDR-04292 Tukwila Community Member EILAT MANAGEMENT ADDR-04278 Tukwila Community Member ADDR-04279 Tukwila Community Member ADDR-04280 Tukwila Community Member ADDR-04281 Tukwila Community Member ADDR-04282 Tukwila Community Member ADDR-04283 Tukwila Community Member U S BANK CORPORATE PROPS ADDR-04121 Tukwila Community Member PUGET SOUND BLOOD CENTER PARK EAST REAL ESTATE LLC ADDR-12912 Tukwila Community Member ADDR-04111 Tukwila Community Member ADDR-04112 Tukwila Community Member ADDR-04113 Tukwila Community Member ADDR-04114 Tukwila Community Member ADDR-04115 Tukwila Community Member ADDR-04116 Tukwila Community Member ADDR-04117 Tukwila Community Member ADDR-04118 Tukwila Community Member ADDR-04119 Tukwila Community Member GARFIELD-SOUTHCENTER L L C ADDR-01108 Tukwila Community Member ADDR-04244 Tukwila Community Member ADDR-04246 Tukwila Community Member OB FIFE PROPERTY II L L C ADDR-04263 Tukwila Community Member ADDR-04264 Tukwila Community Member BAKER BOULEVARD ASSOCIATES ADDR-04287 Tukwila Community Member ADDR-04288 Tukwila Community Member ADDR-04289 Tukwila Community Member PEARL ALVIN S+CAROLE R ADDR-04269 Tukwila Community Member TO2 C/O JSH PROPERTIES INC BUTY FRANK GENERAL PARTNER ICG REALTY LLC DIRECTOR OF ADMINISTRATION STREET 3414 NE 55TH 120 ANDOVER PARK E 100 120 ANDOVER PARK E 120 120 ANDOVER PARK E 140 120 ANDOVER PARK E 160 901 POWELL AVE SW #101 150 ANDOVER PARK W 350 BAKER BLVD 2305 HUGHES AVE SW 402 BAKER BLVD 22820 148TH SE 401 EVANS BLACK DR 1150 ALKI AVE SW APT 4 131 ANDOVER PARK E 450 FERGUSON DR 405 EVANS BLACK DR 650 S ORCAS ST #210 406 BAKER BLVD 100 406 BAKER BLVD 120 406 BAKER BLVD 130 406 BAKER BLVD 140 406 BAKER BLVD 150 406 BAKER BLVD 160 2800 E LAKE ST LAKE0012 151 ANDOVER PARK E 921 TERRY AVENUE 7918 GREEN LAKE DR N 130 ANDOVER PARK E 304 130 ANDOVER PARK E 100 130 ANDOVER PARK E 101 130 ANDOVER PARK E 102 130 ANDOVER PARK E 200 130 ANDOVER PARK E 202 130 ANDOVER PARK E 301 130 ANDOVER PARK E 302 130 ANDOVER PARK E 303 130 ANDOVER PARK E B105 PO BOX 529 400 STRANDER BLVD 230 ANDOVER PARK W 240 ANDOVER PARK W P 0 BOX 726 301 BAKER BLVD 311 BAKER BLVD 2100 MAIN ST #150 415 BAKER BLVD 104 415 BAKER BLVD 110 415 BAKER BLVD 200 9741 E ESTANCIA WAY 401 BAKER BLVD CITY STATE SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA RENTON WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA KENT WA TUKWILA WA SEATTLE WA TUKWILA WA MOUNTAIN VIEW CA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA MINNEAPOLIS MN TUKWILA WA SEATTLE WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA EUGENE OR TUKWILA WA TUKWILA WA TUKWILA WA BELLEVUE WA TUKWILA WA TUKWILA WA HUNTINGTON BEACH CA TUKWILA WA TUKWILA WA TUKWILA WA SCOTTSDALE AZ TUKWILA WA ZIP 98105 98188 98188 98188 98188 98057 98188 98188 98116 98188 98042 98188 98116 98188 94043 98188 98104 98188 98188 98188 98188 98188 98188 55406 98188 98104 98103 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 97440 98188 98188 98188 98009 98188 98188 92048 98188 98188 98188 85262 98188 KCA Table TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints KCA Table TukwilaAdddressPoints KCA Table TukwilaAdddressPoints KCA Table TukwilaAdddressPoints KCA Table TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints KCA Table KCA Table TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints NA ACTIVE-ML ACTIVE-ML ACTIVE-M L ACTIVE-ML NA ACTIVE-M L ACTIVE-M L NA ACTIVE-M L NA ACTIVE-ML NA ACTIVE-ML NA ACTIVE-ML NA ACTIVE-ML ACTIVE-M L ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML NA ACTIVE-M L NA NA ACTIVE-ML ACTIVE-ML ACTIVE-M L ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-M L ACTIVE-ML NA ACTIVE-ML ACTIVE-ML ACTIVE-M L NA ACTIVE-ML ACTIVE-ML NA ACTIVE-ML ACTIVE-M L ACTIVE-ML NA ACTIVE-ML 0223100087 0223100087 0223100090 0223100090 0223100090 0223100099 0223100099 0223100099 0223100099 0223100099 0223100099 0223100099 0223100099 0223100099 0223100099 0223100100 0223100100 0223200010 0223200010 0223200010 0223200020 0223200020 0223200030 0223200030 0223200040 0223200040 2523049048 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049077 2523049078 2523049078 2523049078 2523049078 2523049078 2523049078 2523049078 ADDR-04275 ADDR-04285 ADDR-12915 ADDR-04196 ADDR-04192 ADDR-04193 ADDR-04194 ADDR-04195 ADDR-04191 ADDR-04124 ADDR-04125 ADDR-04126 ADDR-04127 ADDR-04197 ADDR-01110 ADDR-01111 ADDR-01113 ADDR-04199 ADDR-01328 ADDR-01146 ADDR-01147 ADDR-01148 ADDR-01149 ADDR-01150 ADDR-01151 ADDR-01152 ADDR-01153 ADDR-01154 ADDR-01155 ADDR-01156 ADDR-01157 ADDR-01158 ADDR-01159 ADDR-01160 ADDR-01161 ADDR-01162 ADDR-01190 ADDR-01191 ADDR-01192 ADDR-01193 ADDR-01194 ADDR-01207 Tukwila Community Member Tukwila Community Member WASHINGTON TOWERS LP Tukwila Community Member Tukwila Community Member MERDIAN PACIFIC PARTNERS LL Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member MINKLER ASSOCIATES LLC Tukwila Community Member FIDELITY NORTHWEST ASSOC Tukwila Community Member Tukwila Community Member LEE ALBERT APPLIANCE Tukwila Community Member RWP LLC Tukwila Community Member STRANDER ASSOCIATES LLC Tukwila Community Member SEATTLE CITY OF SPU-WTR Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member TALON RIVERVIEW PLAZA LLC Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member C/O WILEY ROBERT C ATTN: PETERSON JIM 700 5TH AVE STE 4900-RPS 405 BAKER BLVD 407 BAKER BLVD 18230 E VALLEY HIGHWAY #195 229 ANDOVER PARK E 223 ANDOVER PARK E 7918 GREEN LAKE DR N 200 ANDOVER PARK E 6 200 ANDOVER PARK E 7 200 ANDOVER PARK E 8 200 ANDOVER PARK E 9 200 ANDOVER PARK E 5 200 ANDOVER PARK E 1 200 ANDOVER PARK E 2 200 ANDOVER PARK E 3 200 ANDOVER PARK E 4 3326 106TH AVE SE STE #150 230 ANDOVER PARK E 9142 N MERCER WAY #7301 402 STRANDER BLVD 100 402 STRANDER BLVD 200 1476 ELLIOTT AVE W 404 STRANDER BLVD 7312 SE CURTIS DR 290 ANDOVER PARK E 1650 S 244TH PL 510 STRANDER BLVD PO BOX 34018 16000 CHRISTENSEN RD 100 16000 CHRISTENSEN RD 101 16000 CHRISTENSEN RD 110 16000 CHRISTENSEN RD 120 16000 CHRISTENSEN RD 130 16000 CHRISTENSEN RD 150 16000 CHRISTENSEN RD 200 16000 CHRISTENSEN RD 201 16000 CHRISTENSEN RD 240 16000 CHRISTENSEN RD 250 16000 CHRISTENSEN RD 300 16000 CHRISTENSEN RD 301 16000 CHRISTENSEN RD 303 16000 CHRISTENSEN RD 304 16000 CHRISTENSEN RD 306 16000 CHRISTENSEN RD 308 16000 CHRISTENSEN RD 310 720 OLIVE WAY STE 1020 16300 CHRISTENSEN RD 104 16300 CHRISTENSEN RD 105 16300 CHRISTENSEN RD 108 16300 CHRISTENSEN RD 110 16300 CHRISTENSEN RD 130 16300 CHRISTENSEN RD 300 TUKWILA WA TUKWILA WA KENT WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA BELLEVUE WA TUKWILA WA MERCER ISLAND WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA SNOQUALMIE WA TUKWILA WA DES MOINES WA TUKWILA WA 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 SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA 98188 98188 98032 98188 98188 98103 98188 98188 98188 98188 98188 98188 98188 98188 98188 98008 98188 98040 98188 98188 98119 98188 98065 98188 98198 98188 98124 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98101 98188 98188 98188 98188 98188 98188 TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAddd ressPoints KCA Table TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints KCA Table TukwilaAdddressPoints KCA Table TukwilaAdddressPoints KCA Table TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints KCA Table TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints ACTIVE-ML ACTIVE-ML NA ACTIVE-ML ACTIVE-ML NA ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML NA ACTIVE-ML NA ACTIVE-ML ACTIVE-ML NA ACTIVE-M L NA ACTIVE-ML NA ACTIVE-ML NA ACTIVE-ML ACTIVE-ML ACTIVE-M L ACTIVE-ML ACTIVE-ML ACTIVE-M L ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML NA ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-M L ACTIVE-M L ACTIVE-ML 2523049078 ADDR-01208 Tukwila Community Member 16300 CHRISTENSEN RD 304 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01209 Tukwila Community Member 16300 CHRISTENSEN RD 306 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01210 Tukwila Community Member 16300 CHRISTENSEN RD 310 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01211 Tukwila Community Member 16300 CHRISTENSEN RD 320 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01212 Tukwila Community Member 16300 CHRISTENSEN RD 330 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01213 Tukwila Community Member 16300 CHRISTENSEN RD 340 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01214 Tukwila Community Member 16300 CHRISTENSEN RD 350 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01215 Tukwila Community Member 16300 CHRISTENSEN RD 360 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01195 Tukwila Community Member 16300 CHRISTENSEN RD 135 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01196 Tukwila Community Member 16300 CHRISTENSEN RD 203 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01197 Tukwila Community Member 16300 CHRISTENSEN RD 205 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01198 Tukwila Community Member 16300 CHRISTENSEN RD 207 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01199 Tukwila Community Member 16300 CHRISTENSEN RD 211 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01200 Tukwila Community Member 16300 CHRISTENSEN RD 212 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01201 Tukwila Community Member 16300 CHRISTENSEN RD 213 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01202 Tukwila Community Member 16300 CHRISTENSEN RD 217 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01203 Tukwila Community Member 16300 CHRISTENSEN RD 220 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01204 Tukwila Community Member 16300 CHRISTENSEN RD 230 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML 2523049078 ADDR-01205 Tukwila Community Member 16300 CHRISTENSEN RD 235 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML / 1 2523049078 ADDR-01206 Tukwila Community Member 16300 CHRISTENSEN RD 240 TUKWILA WA 98188 TukwilaAdddressPoints ACTIVE-ML \ J 2623049072 SEATTLE CITY OF SPU-WTR 700 5TH AVE STE 4900-RPS PO BOX 34018 SEATTLE WA 98124 KCA Table NA SELECT AGENCY FEDERAL AGENCIES US ARMY CORP OF ENGINEERS FEDERAL HIGHWAY ADMIN FEDERAL TRANSIT ADMIN DEPARTMENT OF INTERIOR US E.P.A. US DEPT OF H.U.D NAT'L MARINE FISHERIES SERVICE WA STATE AGENCIES X OFFICE OF ARCHAEOLOGY X WSDOT NW REGION DEPT OF NATURAL RESOURCES OFFICE OF THE GOVERNOR X WASHINGTON DEPT OF COMMERCE WA FISHERIES & WILDLIFE WA FISHERIES & WILDLIFE WASH DEPT OF SOCIAL/HEALTH DEPT OF ECOLOGY X WA DEPT OF ECOLOGY WA STATE ATTORNEY GENERAL OFFICE OF HEARING EXAMINER KING COUNTY AGENCIES KC BOUNDARY REVIEW BOARD FIRE DISTRICT # 11 FIRE DISTRICT # 2 KC WASTEWATER TREATMENT X KC PARKS & RECREATION X KC ASSESSOR'S OFFICE WRIA 9 - SALMON RECOVERY TEAM X KC HEALTH DEPT PORT OF SEATTLE X KC DEV & ENVIRON SERVICES X KC METRO TRANSIT/SEPA OFFICIAL KC DEPARTMENT OF NAT'L RESOURCES SCHOOLS / LIBRARIES KC LIBRARY SYSTEM X FOSTER LIBRARY RENTON LIBRARY KENT LIBRARY SEATTLE LIBRARY X WESTFIELD MALL LIBRARY X TUKWILA SCHOOL DISTRICT HIGHLINE SCHOOL DISTRICT SEATTLE PUBLIC SCHOOLS X RENTON SCHOOL DISTRICT UTILITIES X CENTURY LINK SEATTLE CITY LIGHT X PUGET SOUND ENERGY HIGHLINE WATER DISTRICT X SEATTLE PLANNING & DEVELOPMENT X COMCAST X BP OLYMPIC PIPELINE VAL-VUE SEWER DISTRICT WATER DISTRICT #20 WATER DISTRICT #125 CITY OF RENTON BRYN MAWR-LAKERIDGE X SEATTLE PUBLIC UTILITIES DEPARTMENT JACKSON FEDERAL BLDG FISH & WILDLIFE SERVICE WA STATE HABITAT BRANCH TRANSPORTATION DEPARTMENT LEGISLATIVE BUILDING 1011 PLUM STREET LARRY FISHER NW REGIONAL OFFICE SEPA REVIEW ECOLOGY DEPARTMENT CITY OF SEATTLE ENVIRONMENTAL PLANNING -OAP ACCOUNTING DIVISION ELISSA OSTERGAARD - WATERSHED COORDINATION SERVICES PERMITS SEPA INFO CENTER ENVIRONMENTAL PLANNING SEPA Review / Joe Wolf ENVIRONMENT & SAFETY DIV LAND AND PLANNING SERVICES WATER DEPARTMENT PUBLIC WORKS WATER/SEWER DISTRICT JALAINE MADURA, SEPA ADDRESS 4735 E MARGINAL WY S 711 S CAPITOL WAY, STE 501 915 2nd AVE, STE 3142 911 NE llth AVE 1200 6th AVE 909 1st AVE, STE 200 510 DESMOND DR SE, STE 103 PO BOX 48343 PO BOX 330310, MS 240 PO 47015 PO BOX 40002 PO BOX 48300 16018 MILL CREEK BLVD 1775 12 AVE NW, STE 120 PO BOX 1788 3190 160th AVE SE PO BOX 47703 PO BOX 40117 PO BOX 94729 400 YESLER WAY #402 1243 SW 112th 15100 8th AVE SW 201 5 JACKSON ST., MS KSC-NR-0505 201 5 JACKSON ST., STE 700 500 4th AVE, RM# 709A 201 SOUTH JACKSON ST., STE 600 401 FIFTH AVE, STE 1199 PO BOX 1209 35030 SE Douglas Street, Ste 210 201 S JACKSON ST., MS KSC-TR-0431 2015 JACKSON ST., STE 600 960 NEWPORT WAY NW 14380 Tukwila International Blvd 100 MILL AVE 5 212 2nd AVE N 1000 4th AVE 1386 SOUTHCENTER MALL 4640 5 144th STREET 15675 AMBAUM BLVD SW PO BOX 34165 MS 22-332 300 SW 7TH STREET 23315 66th AVE S PO BOX 34023 PO BOX 97034, PSE 9N 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 5 GRADY WAY 6723 5 124th Street PO BOX 34018 CITY ST ZIP SEATTLE WA 98124 OLYMPIA WA 98501 SEATTLE WA 98174 PORTLAND OR 97232 SEATTLE WA 98101 SEATTLE WA 98104 LACEY WA 98503 OLYMPIA WA SEATTLE WA OLYMPIA WA OLYMPIA WA OLYMPIA WA MILL CREEK WA ISSAQUAH WA OLYMPIA WA BELLEVUE WA OLYMPIA WA LACEY WA SEATTLE WA SEATTLE WA SEATTLE WA BURIEN WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SNOQUALMIE WA SEATTLE WA SEATTLE WA EMAIL Contact Name 98504 Gretchen. Kaehler@DAMP wa. gov 98133 98504 98504 98504 98012 9$027 Larrv.Fisher@dfww.wa.gov 98504 98008 98504 seaaunit@ecy wa.¢ov 98504 98104 98104 98146 98166 98104 98104 98104 Chnstie.Most@kingcountV.gov 98104 elissa.ostergaard@kingcountv.00v 98104 98111 98065 98104 98104 ISSAQUAH WA 98027 TUKWILA WA 98168 RENTON WA 98055 KENT WA 98032 SEATTLE WA 98104 TUKWILA WA 98188 TUKWILA WA 98168 BURIEN WA 98166 SEATTLE WA 98124 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 WA 98124 Gretchen Kaehler Larry Fisher 10mb max Christie Most CASCADE WATER ALLIANCE AWED WASTE X WASTE MANAGEMENT CITY AGENCIES CITY OF TUKWILA CITY OF KENT CITY OF DES MOINES CITY QF RENTON CITY OF SEATAC CITY OF BURIEN CITY OF SEATTLE STRATEGIC PLANNING OTHER LOCAL AGENCIES PUGET SOUND REGIONAL COUNCIL KC CHAMBER OF COMMERCE MUCKLESHOOT Cultural Resources Program MUCKLESHOOT Fisheries Program MUCKLESHOOT Wildlife Program DUWAMISH TRIBE PUGET SOUND CLEAN AIR AGENCY SOUND TRANSIT/SEPA OFFICIAL DUWAMISH RIVER CLEAN UP COALITION WA ENVIRONMENTAL COUNCIL PEOPLE FOR PUGET SOUND PUGET SOUNDKEEPER FUTUREWISE TUKWILA HISTORICAL SOCIETY MEDIA SEATTLE TIMES SOUTH COUNTY JOURNAL HIGHLINE TIMES OTHER-OWNER•ETC MICHAEL GAGLIARDO DENNIS MANES DEPARTMENT PLANNING DEPARTMENT PLANNING DEPARTMENT PLANNING DEPARTMENT PLANNING DEPARTMENT PLANNING DEPARTMENT SEPA CONTROL PLANNING & DEVEL SEATTLE 50. CONVENTION & VISITORS Laura Murphy Karen Walter Mike Middleton SEPA REVIEW UNION STATION WOULD LIKE TO RECEIVE ALL NOTICES - SEND ALL NOTICES BY and Richard McLeland-Wieser) 11400 SE 8th Street, Suite 440 22010 76 " AVE 5 8111-1st AVE S 220 FOURTH AVE 5 21630 11TH AVE 5 1055 5 GRADY WAY 4800 5 188th STREET 415 SW 150th PO BOX 34019 600 4th AVE #300 1011 WESTERN AVE P500 14220 Interurban Ave 5 # 134 39015 172nd AVE SE 39015 172nd AVE SE 39015 172nd AVE SE 4705 W MARGINAL WAY SW 1904 3rd AVENUE, STE 105 401 5 JACKSON STREET 210 5 Hudson Street, Ste 332 1402 THIRD AVE, STEP 1400 1402 - 3rd Ave, Ste 1400 130 NIKERSON ST, STE 107 816 SECOND AVENUE, STE 200 EMAIL TO BOTH EMAIL ADDRESSES (main PO BOX 70 600 S WASHINGTON 133 SW 153rd STREET BELLEVUE WA KENT WA SEATTLE WA 98004 maaaliardo@cascadewater.orq MICHAEL GAGLIARDO 98032 98108 KENT WA 98032 DES MOINES WA 98198 RENTON WA 98055 SEATAC WA 98188 BURIEN WA 98166 SEATTLE WA 98124 SEATTLE WA 98104 SEATTLE WA Tukwila WA AUBURN WA AUBURN WA AUBURN WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA 98104 lunderwoud bultmannV psrc.orq 98168 98092 laura.m urphv@muc kleshoot. ns n.us 98092 Karen.Walter@muckleshoot.nsn.us 98092 mike.middleton@muckleshoot.nsn.us 98106 98101 98104 98134 98101 98101 98109 98104 tukwilahistsoc etv@tukwdahistorv.orq rcwieserH comcast.net SEATTLE WA 98111 KENT WA 98032 BURIEN WA 98166 Liz Underwood-bultmann Laura Murphy Karen Walter Mike Middleteon Louise Jones -Brown Richard McLeland-Wieser Jaclyn Adams From: Jaclyn Adams Sent: Thursday, August 03, 2017 1:38 PM To: Jaclyn Adams Cc: Jaimie Reavis Subject: Notice of Application - Sterling Southcenter PL17-0037 Attachments: PL17-0037 NOA POSTCARD.pdf Dear Interested Parties, Please find attached a notice of application for the Sterling Southcenter Project at 415 Baker Blvd, Tukwila WA. Permit PL17-0037 is for a Design Review Permit and a Parking Variance. Questions and comments can be directed to project planner Jaimie Reavis at Jaimie.Reavis@Tukwilawa.gov or by phone at 206-431-3659. Jaclyn Adams Administrative Support Specialist' City of Tukwila 6300 Southcenter 131, Suite 100 ( Tukwila, WA 98188 T: 206-431-3670 I F: 206-431-3665 Jaclyn.Adams@TukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice 1 City of Tukwila Notice Of Application Public Hearing Design Review and Parking Variance Project # PL17-0037 Project Planner: Jaimie Reavis at 206.431.3659 or Jaimie.Reavis@Tukwilawa.gov File# L17-0041, L17-0042 Applicant: Jeremiah Jolicoeur, Alliance Realty Partners Property Owner: Baker Blvd Associates Site Address: 415 Baker Blvd. (parcel #0223100080) Project Description: Alliance Realty Partners has requested public hearing design review and a parking variance for develop- ment of a seven story building with 166 dwelling units for resi- dents aged 55 years and older. A total of 186.5 parking spaces are required; the applicant is requesting an 11% reduction. The pro- ject includes a total of 169 parking spaces within a combination of structured parking and surface parking spaces, along with front- age improvements, landscaping, and utilities. Your written comments on the project are requested and can be delivered to Dept. of Community Development, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. Com- ments must be received by 5:00p.m. on August 18, 2017. You may view the application;, request a copy of any decision, comment on the project, and learn your appeal rights by contacting the project planner listed above, or by visiting our offices Monday through Friday, 8:00am to 5:00 pm at DCD, 6300 Southcenter Blvd, Suite 100. City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director July 28, 2017 Mr. Jeremiah Jolicoeur Ms. Aya Rojnuckarin 1325 4th Avenue 1938 Fairview Ave. E, Suite 100 Seattle, WA 98101 Seattle, WA 98102 RE: Sterling Southcenter (Project File #PL17-0037) L17-0041 Public Hearing Design Review Dear Mr. Jolicoeur and Ms. Rojnuckarin, The City of Tukwila has completed review of materials submitted for the Public Hearing Design Review of the Sterling Southcenter project, located at 415 Baker Blvd. Corrections below are grouped by department or division: Planning Division Comments below are based on code requirements of TMC 18.28, and not a thorough review of the project consistency with the design criteria contained in the Southcenter Design Manual. Please use both chapter 18.28 of the zoning code and the Southcenter Design Manual to address the items below. Additionally, a thorough response to each of the design criteria in the Southcenter Design Manual should be drafted and provided with resubmittal. This will help us understand the design intent in meeting the criteria and expedite the project review. 1. Neither Baker nor APE meet their respective transparency requirements. Additional transparency will need to be added to meet the requirements. 2. The project does not appear to include the three elements need to meet the major vertical modulation requirement along both street -facing facades from section 10 of the Southcenter Design Manual. Some recommended approaches include stepping back the upper floors of the building back along these frontages and providing more design emphasis at the corner element. Please see the guidelines within the Southcenter Manual for guidance, including minimum dimensions for different types of modulation. 3. The 30' minimum horizontal modulation requirement is exceeded in southeastern corner. 4. Demonstrate how weather protection requirements are met. 5. Please review the project design with respect to the Southcenter Design Manual and provide a thorough narrative describing how the design of the resubmittal meets each of the criteria within the Southcenter Design Manual. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov L17-0041 Sterling Southcenter Public Hearing Design Review July 28, 2017 Page 2 Landscaping Plans 1. Landscaping plans prepared for the Board of Architectural Review meeting will need to include more specificity, including location of trees, shrubs, and groundcover along with counts and spacing for each plant. Additionally, the design of the terrace and any other landscaped amenity spaces should be provided, including plantings as well as furniture with colors and materials noted or pictures provided showing the proposed design. 2. Provide more diversity in street tree plantings, using at least two different species. 3. No staking is needed for new trees. Provide a note to this effect on planting plans. 4. Provide soil amendment details, including structural soils per the requirements for landscaping within the TUC. 5. All burlap, string and baskets must be removed from the trees upon planting. Provide a note to this effect on planting plans. 6. The tree detail allows for too much possible disturbance with the engineer's approval. No storage, heavy equipment use, stock piling, or ground disturbance is allowed in the protection zone. If trenching is needed, an arborist must verify it is feasible. 7. Provide irrigation specifics. 8. Provide other standard planting notes - materials requirements, etc. 9. With respect to section 8 of the Southcenter Design Manual, the base of the building is clearly articulated through use of concrete and the modulation of the upper levels of the building over the base. A more distinctive top is needed, which can be accomplished through a horizontal articulation of the facade at the uppermost floor of the building or other strategies found in section 8. Building Division 1. Extend accessible unloading striping at the north side of the site to include the entry ramp in the parking lot. 2. Two accessible parking stalls are required and two are provided. One must be designated for van access. 3. Projection of the roof/soffit along the north elevation is limited to 40" into the setback area. 4. Projection of the roof/soffit into the 5-foot setback along the north elevation shall be 1-hour fire- resistant construction. 5. Exterior walls along the north and west elevations shall satisfy 1-hour fire-resistant construction (including joints). 6. Exterior walls along the north and west elevations are required to have a parapet (30" minimum height). Fire Department (review is approved with the following conditions) 1) Permeable pavement shall support fire apparatus loading. 2) Fire Sprinkler Control room shall be located at a building corner. 3) Fire Command Room shall be located at a building corner, contact the Fire Marshal's Office to determine location. 4) Building overhang shall not encroach on the 13'6" vertical fire lane clearance requirement. 5) Building address and individual unit numbers will be assigned by the Fire Marshal's Office. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0041 Sterling Southcenter Public Hearing Design Review July 28, 2017 Page 3 Public Works Department Design Review - L17-0041 1. Provide a copy of the Sidewalk & Utilities Easement - King County recording no. 9511300548. 2. Prior to issuance of the future Building permit for this project pay a Transportation Impact Fee in the amount of $43,420.00. City Engineer to determine final transportation impact fee amount. The trip generation was calculated using the Institute of Transportation Engineers (ITE) Trip Generation, Ninth Edition. Previous use of building - General Office Building - (ITE land use code 710) Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. at 1.49 trips per 1,000 sq. ft. (GFA) x 10 (10,000 sq. ft) = 15 trips. Proposed use of building - for trip generation selected Senior Adult Housing -Attached (ITE land use code 252) Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. at 0.25 trips per dwelling unit x 160 dwelling units = 40 trips. Therefore, the net trip generation is 40 trips minus 15 trips = 25 new p.m. peak hour trips. The calculated Transportation Impact Fee is 25 trips x $1,736.80 (Public Works Bulletin A3 - Transportation Impact Fees schedule - Zone 1) = $43,420.00. Special Permission - L17-0042 Public Works has no comments. Miscellaneous Comments 1. Project to comply with Geotechnical Investigation, by PanGEO, Inc., dated May 4, 2017; and subsequent geotechnical reports / evaluations. 2. Project is greater than one acre and therefore requires a Notice of Intent (NOI) application form - Construction Stormwater General Permit to the Washington State Department of Ecology. 3. Street infrastructure within Public Right -of -Way and Public Utilities on Private Property (as determined by the City) are to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms, for the Owner(s) signature. 4. All utilities are required to be underground, per City ordinance. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0041 Sterling Southcenter Public Hearing Design Review July 28, 2017 Page 4 Public Works contacts for utilities information. Ryan Larson, P.E. (Senior Surface Water Engineer) City of Tukwila Public Works Department ryan.larson(atukwilawa.gov (206) 431-2456 Mike Cusick, P.E. (Senior Utilities Engineer) City of Tukwila Public Works Department michael.cusickc tukwilawa.gov (206) 431-2441 Senior Utilities Engineer's comments - Civil Plan sheet C05 - (1) New sanitary side sewer shall connect to sanitary sewer main within Andover Park East not within Baker Blvd. (2) Show & label existing sanitary side sewer within Andover Park East. (3) Existing sanitary side sewer within Andover Park East shall be abandoned and capped at the sanitary sewer main. For questions about any of the above comments, please contact the applicable representative from each department, as follows: Planning Division: Jaimie Reavis, 206-431-3659, Jaimie.Reavis0TukwilaWA.gov Building Division: Allen Johannessen, 206-433-71631-3677, Allen.Johannessen0TukwilaWA.gov Fire Department: Don Tomaso, 206-971-8723, Don.TomasoPTukwilaWA.gov Public Works Department: David McPherson, 206-431-2448, David.McPherson0TukwilaWA.gov Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov \ e City Tu el Department of Community Development - Jack Pace, Director July 24, 2017 Mr. Jeremiah Jolicoeur 1325 4th Avenue Seattle, WA 98101 NOTICE OF COMPLETE APPLICATION Ms. Aya Rojnuckarin 1938 Fairview Ave. E, Suite 100 Seattle, WA 98102 Subject: Sterling Southcenter, 415 Baker Blvd. (parcel #0223100080) L17-0041 (PublicHearing Design Review) L17-0042 (Special Permission, Director) Dear Mr. Jolicoeur and Ms. Rojnuckarin: Allan Ekberg, Mayor Your applications for a Public Hearing Design Review and a Special Permission -Director for the Sterling Southcenter project is considered complete on July 24, 2017 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. The public notice mailing and noticeboard posting will need to be completed within 14 days. Please contact me to coordinate installation of the notice board and the notification mailing. I can be reached at (206) 431-3659 or Jaimie.Reavis@TukwilaWA.gov. Sincerely, Jaimie Reavis Senior Planner cc. PL17-0037 (Project File) Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov • MEMORANDUM www.tukwila@tukwilawa.gov Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Jaimie Reavis, Senior Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: July 14, 2017 SUBJECT: Sterling Southcenter at 415 Baker Blvd. TL no. 022310-0080 Design Review, Special Permission Director, and Miscellaneous Comments Design Review — L17-0041 1. Provide a copy of the Sidewalk & Utilities Easement — King County recording no. 9511300548. 2. Prior to issuance of this Land Use permit for this project provide a completed Traffic Concurrency Certificate Application and pay a Traffic Concurrency Test fee in the amount of $12,000.00. Fee based on greater than 60 residential units. (see enclosed Traffic Concurrency Certificate Application) 3. Prior to issuance of the future Building permit for this project pay a Transportation Impact Fee in the amount of $43,420.00. City Engineer to determine final transportation impact fee amount. The trip generation was calculated using the Institute of Transportation Engineers (ITE) Trip Generation, Ninth Edition. Previous use of building — General Office Building — (ITE land use code 710) Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. at 1.49 trips per 1,000 sq. ft. (GFA) x 10 (10,000 sq. ft) = 15 trips. Proposed use of building — for trip generation selected Senior Adult Housing - Attached (ITE land use code 252) Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. at 0.25 trips per dwelling unit x 160 dwelling units = 40 trips. Therefore, the net trip generation is 40 trips minus 15 trips = 25 new p.m. peak hour trips. The calculated Transportation Impact Fee is 25 trips x $1,736.80 (Public Works Bulletin A3 — Transportation Impact Fees schedule — Zone 1) = $43,420.00. Special Permission — L17-0042 Public Works has no comments. Page 1 of 2 Miscellaneous Comments 1. Project to comply with Geotechnical Investigation, by PanGEO, Inc., dated May 4, 2017; and subsequent geotechnical reports / evaluations. 2. Project is greater than one acre and therefore requires a Notice of Intent (NOI) application form — Construction Stormwater General Permit to the Washington State Department of Ecology. 3. Street infrastructure within Public Right -of -Way and Public Utilities on Private Property (as determined by the City) are to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms, for the Owner(s) signature. 4. All utilities are required to be underground, per City ordinance. Public Works contacts for utilities information. Ryan Larson, P.E. (Senior Surface Water Engineer) City of Tukwila Public Works Department ryan.larson@tukwilawa.gov (206) 431-2456 Mike Cusick, P.E. (Senior Utilities Engineer) City of Tukwila Public Works Department michael.cusick @ tukwilawa. gov (206) 431-2441 Senior Utilities Engineer's comments — Civil Plan sheet C05 - (1) New sanitary side sewer shall connect to sanitary sewer main within Andover Park East not within Baker Blvd. (2) Show & label existing sanitary side sewer within Andover Park East. (3) Existing sanitary side sewer within Andover Park East shall be abandoned and capped at the sanitary sewer main. Page 2 of 2 'N N ARCHITECTURE July 6th, 2017 City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 RECEIVED JUL 102017 TUKWILA PUBLIC WORKS RE: Design Review Public Hearing Application; Application Item 12 — Design Narrative PROJECT DESCRIPTION: Located at the south west corner of Baker Boulevard and Andover Park East, the proposed project is a 7 story, age -restricted, active adult apartment residence with two levels of structured above grade parking and resident amenity space below 5 levels of residential dwelling units. Exterior common amenity space shall be provided at the third level as a landscaped courtyard. SITE DESIGN: The site is situated at the intersection of the Tukwila Urban Center Walkable Corridor (Baker Boulevard) and Neighborhood Corridor (Andover Park East). In response to this, the structure effectively engages this key intersection but slightly angling the street level exterior walls towards the corner and locating the primary pedestrian entry at the NE corner of the site, off of Baker Boulevard. Landscape streetscape design shall include a 6' wide planting strip with new street trees (see L1.00- L1.01) and pedestrian light fixtures (see ADR 1.10). The Baker Boulevard Non -Motorized Improvements do not include street parking located at the project site, therefore a planting strip, instead of tree pits with pass-throughs, is preferred. The planting strips will aide to further buffer pedestrians from the vehicular traffic of the Baker Boulevard/Andover Park intersection. SERVICE AREAS AND MECHANICAL EQUIPMENT: To maintain a pedestrian -friendly facade along both of the street -facing lot -lines, the primary vehicular entry shall be located off of Andover Park East, at the southeast corner of the site. West of the parking garage entry, one-way vehicular access will continue around the rear and side lengths of the site, exiting onto Baker Boulevard. From Baker Boulevard, access to a secondary ground level parking lot at the northwest corner of the site will be provided for visitors and future residents. This exterior, vehicular circulation around the perimeter of the building will allow for loading, refuse pick-up, and move -ins away from public sight. See ADR 1.00 site plan. Mechanical equipment shall be housed internally within the parking levels. All mechanical units at the roof will be screened per design guideline standards. LIGHTING: Site lighting shall promote a safe pedestrian experience along Baker and Andover, as well as illuminate the building to enhance architectural characteristics and aid in wayfinding. Within the 6' landscaped planting strips, pedestrian pole lights, spaced per public works recommendations, shall light the sidewalk. Exterior floor lights shall be placed along the perimeter of the building base, and angled to illuminate the brick portions of the fagade (see ADR 1.10 Lighting Plan, and ADR 3.01- 3.02 Building Elevations). Exterior can lights shall be located in entry canopies, while exterior wall sconces will illuminate the vehicular access strips along the south and west portions of the site. ARCH ITECTU R'E WALLS AND FENCES: Decorative screens shall be used to provide visual interest to the street -facing facade of the Level 1 and Level 2 parking garage. These screens allow natural light and ventilation into the parking garage and avoiding large expanses of untreated blank wall. OPEN SPACES: At the ground level, street seating and bicycle racks will be provided for pedestrians. Open spaces shall be also provided at the Level 3 courtyard in the way of private patios as well as common amenity spaces, such as a barbeque, open seating...etc. Private residential balconies shall be provided at residential units at Levels 3 through Level 7. Where balconies are located next to each other, privacy screening shall be provided. BUILDING DESIGN: The architectural concept merges hospitality with residential living. The two-story, pedestrian friendly base has a high -end, hotel -like quality through the use of dark storefront frames, brick piers, and decorative screens. This elevation will have a simple, yet sophisticated look and is intentionally disconnected from the upper floors through a slight skew in plan. This gesture is meant to symbolize the difference between the hospitality and living portions of the building and provides additional sidewalk width at the main corner. The upper stories significantly overhang the lower base, creating both significant base and top, and natural weather protection, minimizing the need for significant canopies. A large canopy is placed at the main entry, making it clear to residents and passersby. Significant modulation of the residential levels is created through articulation of the building, as well as material and color changes. Metal bolt on decks are added at most recesses to reinforce this articulation and provide residents with quality private outdoor space directly from the units. The materials of the upper levels are a more familiar residential palette. Cement board panel siding in a light color has a strong pattern that emphasizes key window, vents, and grill patterns. Additionally, 7.25" lap siding in a slightly darker color, provides differentiation and stresses the horizontality of the building. Corners are treated as significant elements with large windows, dark trim, and raised roof elements; a slight twist on the typical vocabulary. The main corner at Baker Boulevard and Andover Park East has a slender tower canted at 45 degrees, and rises higher than the adjacent primary massing. Additionally, a strong, profiled cornice is important to give the building a formal character, appealing to a more mature aesthetic. Windows at the base provide significant transparency allowing for sightlines, both into and, out of the building. Active amenity spaces are placed at the building perimeter to bring both activity and eyes onto the street (see ADR 1.01). Large, upper level windows make modest -sized apartment units feel larger and allow natural Tight to penetrate further into the spaces. Blank walls are avoided and only occur at interior property lines where facing adjacent fencing or sides of existing or proposed future development which minimize visibility. The elevations on Andover Park East and Baker Boulevard, programmatically combine residential amenity and structured parking; however the material treatment and rhythm of openings remain consistent such that it will maintain visual uniformity. Through the appropriate use of site treatment, building massing, and materiality, the Sterling South Center, a Tukwila Active Adult Residence, will enhance the Tukwila Urban Center with a design engaging its surroundings and utilizing both familiar, yet contemporary exterior treatments. ARCHITECTURE ZONING DEPARTURE REQUESTS: o Sidewalk/Utility Easements: The ALTA survey conducted 05.17.2017, cites Record # 9511300548, calling out a 15' utility easement along Baker Boulevard. This would create an 18'- 9" sidewalk, nearly 4' wider than the 15' required sidewalk per TUC standards. A 10' utility easement also exists along the same lot line. At the NE corner of the site, a very large sidewalk easement also exists (also citing Record # 9511300548). We are requesting 15' uniform setback, measured from the back of curb along both Baker Boulevard and Andover Park East. o Parking Reduction: Per TUC, for multi -family residential uses, the project is required to provide 1 parking stall per studio/one-bedroom and 1.5 stalls per 2 bedrooms. This results in requiring 187 (186.5) parking stalls. For an active adult apartment community, the desired parking ratio is 1:1. We request a parking reduction of approximately 11%. o 5' Landscaped Setback: TUC calls for a 5' landscaping strip at rear and side setbacks, but this may be foregone if is approved at the BAR. The property to the south is proposing to erect a green screen fence along the shared lot line. The property to the east has a planting strip along the lot line as well. Thank you for your time and consideration, Sincerely, Aya Rojnuckarin Urbal Architecture, LLC. 1938 Fairview Ave E, Suite 100 Seattle, WA 98102 0400 TO: Project: Building Sterling City of Tukwila Department of Community Development 1 RECEIVED JUL 102017 TUKWILA PUBLIC WORKS File Number L17-0041, L17-0042 LAND USE PERMIT ROUTING FORM Day 04611/1 JPlanning Public Works Fire Dept. Police Dept. Parks/Rec Southcenter Design Review and Parking Reduction Reg Address: 415 Baker Blvd uest (Special Permission) Date 7/7/2017 transmitted: Staff coordinator: Jaimie Reavis Response requested by: Date response received: 7/21/2017 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.) k ev i 'ew/ Co 'e Ct S -7/0-1-7 Plan check date: Comments prepared by: Update date: .\ . i CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON 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 at 415 Baker Boulevard 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 S e_ a 44' 1 ‘‘` Tay/p �`i �fo;•.• sslonF••.�j '•i '°•L ceAo V) : Notary • i Public 0 0; 'it(') Of Wash ���`. (city), kr i (state), on I-1A r t 3 0 , 20 11 mark Scl,IAl4k ;s (Print Name) 9 Z 6 2-1 1 580 Red lands P 1. J Co vie% l s% CA (Address) 9+9 683 - 3g4 (Phone Number) _111,01/L &)K (Signature) On this day personally appeared before meVt M114 5Ci i 1 J 1. e ` j to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 30'THDAY OF jot.' e , 20 \% NOTARY PUBLIC in and for the State Washington residing at '020 /4V0.oF-A My Commission expires on 4 ( \ 2020 JUL 062017 3 \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Design Review -Public Hearing -March 2016.docx Community Development / The Board's approval will expire unless construction begins within three years of Board action. Modifications to the approved design at the time of building permit may require additional review of the project. COMPLETE APPLICATION C ECKLIST 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: ✓ 1. Application Checklist (1 copy) indicatin_ items submitted with application. urbal ✓ 2. Completed Application Form and drawings (5 copies). urbal 1 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". urbal 4. Application Fee: See Land Use Fee Schedule. 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property ✓ (1 copy attached). Alliance ✓ 6. SEPA Environmental Checklist if required (see SEPA Application Packet). SEPA Urban Center Criteria Checklist PUBLIC NOTICE MATERIALS: 7. Payment of notice board fee (see Land Use Fee Schedule) 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). Alliance to provide within 14 days of determination of completion 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 se arate bill for this fee. Alliance to provide upon determination of quantity 9. If providing own labels, include King County Assessor's map(s) which shows property within 500 ft. of the subject lot. City to provide -- Alliance to pay fee , .. \ \ atystore\ City Common\ Teri - DCD\ Kirby\ 2016 A pplications\ Design Review -Public Hearing -March 2016.docx 6 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: 10. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from ✓ SEPA (see SEPA Application Packet). Water and Sewer concurrency provided; Traffic concurrency application submitted separately 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 office. N/A 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 Q Area Special Study Guidelines for additional information. N/A SURVEY: Alta 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. Isee ADR1.00 for proposed building footprint (d) Fire access lanes and tum-arounds per Fire Department standards. 1 (e) Dash in required setback distances from all parcel lot lines. SITE PLAN: 15. (a) The site plan must include a graphic scale, north arrow and project name. Maximum ✓ size 24" x 36". ADR 1.00 ✓ (b) Existing and proposed building footprints. ADR 1.00 (c) Vicinity Map with site location, does not have to be to scale. [VICINITY MAP ON TITLE SHEET ADR 0.00 (d) Fire access lanes and turn-arounds per Fire Department standards.. _ (e) Parking lots with dimensioned stalls and drive aisles. ADR 1.01 & ADR 1.02 _ (f) Loading and service areas. ADR 101 (g) Fences, rockeries and retaining walls with called out colors, height and materials. N/A 1 (h) Street furniture such as benches and bike racks. ADR 1.01 L1.00 1 (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. ADR 1.00 (j) In MDR and HDR zones provide a development coverage calculation (maximum 50%). N/A LANDSCAPE PLAN: 16. (a) Landscape planting plan that meets the standards at TMC 18.52 by a Washington State licensed landscape architect; or if located in the TUC districts see TMC 18.28). One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must 1 include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36". L1.01-L2.01 (b) Show all existin fencing at drip line). trees iLi.00 to be retained and any tree protection measures required (for example ✓ \ \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Public Hearing -March 2016.docx Check items submitted with application Information Regw.. . May be waived in unusual cases, upon L.,r r.roval of both Public Works and Planning SENSITIVE AREAS PLAN: NIA 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". (� (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. U (d) Existing and proposed building footprints. CIVIL PLANS: C01-005 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".L01-005 (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 PERMIT CENTER for further information. ✓ I (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 I 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 PERMIT CENTER. 1 (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. n (i) Plan, profile and cross-section for any right-of-way improvements. CO2 ✓ (j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. CO2 OTHER: 19. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical ✓ equipment and/or any proposed screening ADR 3.01-3.02 n 20. Color and materials board accurately representing the proposed project. ADR 3.01-3.02 21. A rendering or photo montage showing the project in context is recommended. If submitted it must te accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). ADR 0.00 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 ADR 1.10 U 23. All existing and proposed signage with sign designs and locations. ADR 1.20 \ \ atystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Public Hearing -March 2016.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 / \ DESIGN REVIEW - PUBLIC HEARING APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-DR Planner: �a JI MI e ,v I s File Number: Li - , 1/4.0`4 I Application Complete Date: Project File Number: 174.4 _ C/21 Application Incomplete Date: Other File Numbers: L 1 i — u o q Z * This application requires public notification. Please refer to section 8 of application checklist NAME OF PROJECT/DEVELOPMENT: Sterling South Center, An Tukwila Active Adult Residence BRIEF DESCRIPTION OF PROJECT: Construction of seven (7) story, 165 unit, age restricted multifamily apartment community. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 415 Baker Boulevard, Tukwila, WA 98188 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 022310-0080 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: Aya Rojnuckarin Address: 1938 Fairview Ave E, Suite 100 Phone: 206-676-5640 E-mail: ayar@urbalarchitecture.com FAX: N/A Signature: Date: 06.30.2017 \ \ citystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Public Hearing -Mardi 2016.docx JUL 062017 !c v..l0�r:• :f STERLING SOUTH CENTER, A TUKWILA ACTIVE ADULT RESIDENCE PROJECT DATA Building Name CIIenT Address/Location: Site Area: Zane: Building Code: Proposed Use: PROJECT GROSS FLOOR AREA (in Square Feet) (1.2 ACRES STERUNG SOUTNCENTER Alliance Residential Company I Pacific Northwest Tukwila, WA approx. Tukwila Urban Center, Transit Oriented Development 20151BC Multi -family Floor Level •Perkin. Residential Common Amenity Orculallon 8014/Meal Eke TOTAL 11 27,259 7,360 801 1,061 36,481 L2 27,911 2,189 2,648 1,228 636 34,612 L3 23,999 4,015 4,182 529 32,725 L4 28,242 3,979 545 32,766 LS 28,242 3,979 545 32,766 L6 28,242 3,979 545 32,766 L7 28,242 3,979 545 32,766 TOTAL 55,170 139,156 14,023 22,127 4,406 234,882 UNIT INFORMATION landscaped Courtyard Reddendal 8akonie. . of Balconies 6,125 1,186 16 1,240 24 1,240 20 1,240 24 1,240 24 6,125 6,146 112 Unit Distribution Studio 1br/1loot 2G/2 be TOTAL L2 1 1 2 L3 5 15 8 28 1.4 8 18 8 30 5 8 18 8 30 L6 8 18 8 30 L7 8 18 8 34 TOTAL 37 88 41 166 Unit MIS Unit Type % of Units % Avg. Unit Siae Studio 37 22.3% 589 1br/1 loot 88 53.0% 766 2br/2 be 41 24.7% 1219 Totals 166 10096 Average Unit Ste Res . of Units Av8 G5F 139,156 166 838 PARKING INFORMATION Unit Type Quantities UNIT TYPE DTY. SF TOTALSF/TYPE Al -STUDIO 14 510 7,140 _ A2- URBAN 1 35 578 8,670 A3- URBAN I 8 746 5,968 B1-1BR (L2 ONLY) 1 886 886 B2-1BR-NO U, 4 698 2,792 B2-1BR 4 787 3,148 767 ....0^- B3-18R 0 0 Cl-2/2(L2 ONLY) 1 1304 1,304 C3 -2/2 5 1218 6,090 02-2/2 20 1214 24,280 C3.2/2 5 1233 6,165 01 - 2/2 5 1238 6,190 C5-2/2 5 1186 5,930 188 139,156 11 12 total pail.. REQUIRED Residential Parking 83 86 169 1865 'Per TUCTable18-5 Note: due to proposed project use lastly. adult INing; not typical multdkmily apartments), a departure loom Me reaulred parking count is being requested 'A parking ratio. preferred: this would equal 166 parkin. stalls. This Is an 11%reduction which would require a ..approval. CORNER OF BAKER BLVD & ANDOVER PARK E. ADDRESS 415 BAKER BOULEVARD TUKWILA, WA 98188 ASSESSORS PARCEL NUMBER 022310-0080 LEGAL DESCRIPTION ANDOVER INDUSTRIAL PARK #2 POR NLY & ELY OF LN RNG S 01-34-33 W 235 FT FR PT ON N LN TR 8 DIST 354.10 FT ELY FR NW COR SD TR TH S 88-25-27 E 224.93 FT TO E LN TR 9 PROJECT INFORMATION DESCRIPTION: CONSTRUCTION OF A SEVEN (7) STORY, 166 UNIT, AGE RESTRICTED APARTMENT COMMUNITY. BUILDING DESIGN TO INCLUDE FIVE (5) LEVELS OF WOOD FRAME RESIDENTIAL UNITS OVER (2) LEVELS OF STRUCTURED PARKING AND COMMON AMENITY SPACE. EXISTING BUILDING AND IMPROVEMENTS TO BE DEMOLISHED. CONSTRUCTION TYPE: (5) LEVELS OF TYPE VA OVER (1) LEVEL OF TYPE A TOTAL GROSS AREA 234,882 SF PROJECT DIRECTORY OWNER/DEVELOPER ALLIANCE RESIDENTIAL COMPANY 1325 4TH AVE., STE. 1005 SEATTLE, WA 98101 PHONE: 206.567.7230 CONTACT: EVAN LAWLER E-MAIL: elawler@allresco.com ARCHITECT URBAL ARCHITECTURE 1938 FAIRVIEW AVE E, SUITE 100 SEATTLE, WA 98102 PHONE: 206.676.5640 CONTACT: AYA ROJNUCKARIN E-MAIL: ayar@urbalarchitecture.com LANDSCAPE ARCHITECT FAZIO ASSOCIATES 2244 NW MARKET ST, SUITE 8 SEATTLE, WA98107 PHONE: 206.774.9490 CONTACT: ROBERT J. FAZIO E-MAIL: rob@fazioassociates.com CIVIL ENGINEER DAVIDO CONSULTING GROUP 15029 BOTHELL WAY NE #600 LAKE FOREST PARK, WA 98155 PHONE: 206.523.0024 CONTACT: ERIC SCHOSSOW E-MAIL: erics@dcgengr.com LIGHTING TRINDERA ENGINEERING 204 N Division St #300 Spokane, WA 99202 PHONE: 509.435.4013 CONTACT: AARON WHITING E-MAIL: awhiting@trindera.com DESIGN REVIEW -- PUBLIC HEARING 07.06 2017 RENDERING FOR ILLUSTRATIVE PURPOSES ONLY DRAWING INDEX 0-ARCH DATA ADR 0.00 1-SURVEY SURVEY 2-CIVIL C01 CO2 CO3 C04 C05 CO6 3-LANDSCAPE L 1.00 L 1.02 L 2.00 L 2.01 4-ARCHITECTURAL ADR 1.00 ADR 1.01 ADR 1.02 ADR 1.03 ADR 1.04 ADR 1.10 ADR 1.11 ADR 1.20 ADR 3.01 ADR 3.02 TITLE SHEET SURVEY TEMPORARY EROSION & SEDIMENT CONTROL PLAN FRONTAGE IMPROVEMENT PLAN GRADING PLAN DRAINAGE PLAN UTILITY PLAN DETAILS GROUND LEVEL LANDSCAPE PLAN OVERALL COLORED LANDSCAPE PLAN PLANTING SCHEDULE & NOTES PLANTING DETAILS SITE PLAN LEVEL 1 LEVEL2 LEVEL 3 LEVELS 4-7 EXTERIOR LIGHTING PLAN SITE PHOTOMETRICS PRELIMINARY SIGNAGE PLAN BUILDING ELEVATIONS BUILDING ELEVATIONS 1.47-009/ R E C El% 'E D JUL 062017 ('.'ommunity lie ✓utopmeni u,.t :AL . ARCHITECTURE ,A1.1111•1A1 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com 206-257-0972 STERLING SOUTHCENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 DESIGN REVIEW - P.H. TITLE SHEET DATE 07.06.2017 SCALE DRAWN Author JOB 8 17-004 07.06.2017 canewy.,pn.a,n0sacca Ent A Er awn Eno ce ate. _ t mew. ADR 0.00 LEGEND NE 1/4, SEC 26, T23N, RO4E, W.M. SITE NOTES ABAN/RE' B.RD N11111 BC (n (C) CW/8'N CRW/WRW CC/XC CP/IP X CT4 CO. O/(0 CON DEC COP (D) ABANDONED/RETIRED ASPHALT (ASPH) 90_LARD EL LOING _ NE BHI_DING CORNER CATCH BASIN (C8) CONCRETE SURFACE CA_ -A'EU UMENSION CONCRI TF/TRICK WALK CONCRETE 'WOOD RE'AN.NG WALL CON0RFTE/EX'R.DED CURB CONCRETE/IRON PPE C A INK FENCE (CIF) CABLE TV COLUMN CCN'LRLINL/MONUMENT LINE 1,/C BARKING SPACE CONIFEROUS TR-E DLOO.OUS TREE CORRUGATED METAL PIPE 0E0 D TENSION O 1.5" DISC W/PUNCH, IN CASE DN 0.44 (06/I6) E- (08) ECD ED E.I- EMH EM EV/ET FO FOMH FFE GV 0 CV 0 -0 LSCAPE/PA ((o� ELECTRICAL CONDUIT ELECTRICAL DUCT ELECTRICAL HAN0.10 F ELECTRICAL MANHOLE ELECTRICAL METER EL ECIRIOAI VAJET/TRANSFORMER FO1N0 S:,RVLY MON,;ME1' (AS NOTED) FIBER CP"CS FIBER CP"C MANHOLE FINSH FLOOR E.EvATON CAS 4AIN CAS METER CAS VALVE GAS VAULT INVERT E..EV/TT.ON LICH' POLE (METAL) LIG-T POLE (WOOD) LIG,? POLE (DECORATIVE) LANDSCAPE/PI ANTE R MANHOLE PARKNG SPACE(S) P PS (SS PSC RE SD pCO TC/S. TCD TV TM. _D TRCD O UP WV TBM"E"— CHISELED SOJARE ON TOP BACK OF CURB ELEV=2I.45' DOUBLE YEEEOW '(28) ;TIE DASHEDT S88'25'22"E TAN 354.10' DEED I; ,1 y°"1 POINT OF BEGINNING NORTHWEST CORNER 'e y VEHICLE ACCESS : 6" DEC TRUE POINT 0 BEGINNING TRACT 8 ASPH COR--42 0.10' E. OF R_ 3-4"DEC '3-4"GEC 3-4"DEC X PING PROPERTY LINE (P._) PANTED UTILITY LOCH' ON COMBINE)/SANITAR" SEWER STORM CRAIN RECORD DATA R00 EVA2ON SERVICE DRAIN (STORM) C.EANOUI SIGN/STREET NAME SON TRAFFIC CONTROL/STREL' I GH' NAh780_E TEMPORAR• BENCHMARK (IBM) TELEPHONE CONDUT (9.1RIF1); LEPHONE DUCT 'LLEPMONE VALET LEPHCNE MANHOLE ELOI'HITE SENTRY 'RAFTIC FLOW CIRECT'ON '2A1TIC $ GNA.. TRAFFIC SIGNAL CONDO. T (BURIED) J'.ITY POLE (WOOD) WATER VAULT S GA. "LE-' 'LANE M.,ST TURN _EFT', SITE ADDRESS' 415 BAKER BLVD, TUK'MLA, WA 98188 TAX ACCOUNT NO.: 022310-D880-02 ZONING.' TUC-TOD (TUKWILA URBAN CENTER -TRANSIT ORIENTED DEVELOPMENT) ZONING AGENCY: CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 5300 S0011 CENTER BOULEVARD TUKWILA. WA 98188 (206) 431-3670 SETBACKS: CURRENT SETBACK REQUIREMENTS SUBJECT TO SITE PLAN RENEW. CURRENT SETBACKS MAY DIFFER FROM THOSE IN EFFECT DURING DESIGN/CONSTRUCTION OF EX.STNG IMPROVEMENTS. THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY BY THE GOVERNING JURISDICTION INDICATES THAT STRUCTURES ON THIS PROPERTY COMPLIED WITH MINIMUM SETBACK AND HEIGHT REQUIREMENTS FOLLOWING CONSTRUCTION. FLOOD ZONE: THIS SITE APPEARS ON NATIONAL FLOOD INSURANCE RATE MAP, DATED MAY, 16 1995, COMMUNITY PANEL N0. 53033C0959F, AND IS SITUATED IN ZONE "X". AREA DETERMINED TO BE OUTSIDE 500 YEAR FLOOD PLAIN. BAKER BLVD (QED GATED PUBLIC RIGHT OF WA") h8825'27"W 1087.00' (PLOT) 918825'22"W 1085.65'_ 27) N882522"W 173.fi'() '6" DEC ' _a" _ 6" DEC 6" DE -10 UTIL'TY EASEMENT a I 4"4EC f-�F—* XCL—X-jEPF"/ X X - n 1�X n&x 8i 9EC - ELX cc.X6" DEC X 4" DEC X '-6'DEC '-4 "DEC � 2-6"DEC 2-4"DEC 3-4"DEG �X V 5� k' X .9 T S88'25'22"E FENCE COR `1 0.7' E. OF 1-10" v DEC \L r 1-6 DEC 1-1HE-4. FENCE END ON LR ASPH 15' UTILITY EASEMENT PER REC. NO 9511300548 GONG DOOR DOOR DOOR 45.0' y' a 0160° lee -IN S.DEWALK EASEMENT 9511300548 ASPH . _2 99 NN 71.5' 2-STORY MASONRY BUILDING FOOTPRINT AREA: 6,534 $0. FT. 41 5 BAKER BLVD PARCEL# 0223 100080 OWNER: BAKER BOULEVARD ASSOCIATES, LLC 52,C56 SO. FT 0R 3'.195/ AC. FFE=29.56 `'(4) 71.5' I\\1 9. \\\\ 07 CW _ / .° BLRU 0 10' ELECIRICAL DISTR:BU1 ON EASEMENT PER R=C. N0. 20030922201980 BASED UPON AS BUILT LOCATION OF ELECTRICAL FEATURES OBSERVED ON 51-E 10 P.S. `FENCE 0.2' S OF R r V WASHINGTON TOWERS LP 223 ANDOVER PARK E PARCEL# 0223100090 ,T x * -29 a 4--T-_-- 0 " Xu 8 P.S. X YN 1 X X 1" X Y1- N \ \ a 1 '4 e ELECTR'C EASEMENT 880/111069 SIDEWALK EASEMENT 095,1300548 ASPH 62.0_ - p / I 6" DE� 8" DE ,1 i. fr 6'T DECI -Iy 0' UTILITY EASEMEN- - Marti ER PEA' 1 15' UTILITY EAS0MENT\ PEH REC_ N0. 9511300548 `V 5"PVC(TYP)(I jr 'EMPORAR\ FABRIC — 58825'22"E 224.89' (C) CONSTRUCT ON FENCE 58825'27"E 224.93 (D) ALONG PROPERTY LINE AREA UNDER CONSTRUCTION (4/2017) ASPH R=50.00 A=8970'33" A.8910.23" L=78.11' (C& ) 0 Ott ASPH PATCH A a: ASPH PATCH s n�,T_. P 22 22 El -{.00P DE'. L .PE r .��94. e. ASPH TEA 30' HORIZONTAL DATUM: NAD 83/11 VERTICAL DATUM: NAVD 88 AREA: SITE AS SHOWN CONTAINS 52,086 SQUARE FEET OR 1.1957 ACRES, MORE OR LESS. PARKING SPACE COUNT: PARKING SPACES TOTAL 80 INCLUDING 2 HANDICAP ACCESSIBLE SPACES. SUBSTRUCTURES: BURIED UTILITIES ARE SHOWN AS INDICATED ON RECORDS MAPS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE BY FEATURES LOCATED IN THE FIELD. WE ASSUME NO LIABILITY FOR THE ACCURACY OF THOSE RECORDS. FOR THE FINAL LOCATION OF EXISTING UTIUITES IN AREAS CRITICAL TO DESIGN CONTACT THE UTILITY OWNER/AGENCY. I80000MMUNICATIONS/F7BER OPTIC DISCLAIMER: RECORDS OF UNDERGROUND TELECOMMUNICATIONS AND/OR FIBER OPTIC UNES ARE NOT ALWAYS AVAILABLE TO THE PUB -IC. BRI' HAS NOT CONTACTED EACH OF THE MANY COMPANIES, IN THE COURSE OF THIS SURVEY, WMIICH COULD HAVE UNDERGROUND LINES WITHIN ADJACENT RIGHTS -OF -WAY. THEREFORE, BRH DOES NOT ACCEPT RESPONSIBIUTY FOR THE EXISTENCE OF UNDERGROUND TELECOMMUNICATIONS/FIBER OPTIC UNES WHICH ARE NOT MADE PUBLIC RECORD WITH THE LOCAL JURISDICTION. AS ALWAYS. CALL 1-800-424-5555 BEFORE CONSTRUCTION. 1.5 DISC W/PUNCH 1 CASE ON 0.50 (06/16) TBM"C" TOP OF NE BOLT SIGNAL POLE ELEV=27.60' / 30' 30' UTILITY PROVIDERS: SANITARY, STORM SEWERS & WATER: CITY OF TUKWILA PUB -IC WORKS DEPARTMENT 6300 SOUTH CENTER BOULEVARD TJKWILA, WA 98188 (206) 433-0179 GAS AND POWER: PUGET SOUND ENERGY 355 11011-/ AVENUE NE BELLEWE, WA 98004 (206) 425-2000 (888) 225-5773 TELEPHONE: CENTURY LINK 1600 7TH AVENUE SEATTLE. WA 98191 (800) 244-1111 20 10 20 V _ J ( IN FEET ) 1 i ch 20 ft Y LECE Y JUL 0 6 2017 Community Development DESCRIPTION: THAT PORTION OF TRACTS 8 AND 9 OF ANDOVER INDUSTRIAL PARK NO. 2, AS PER PLAT RECORDED IN VOLUME 71 OF PLATS, PAGES 68 AND 69, RECORDS OF KING COUNTY, WASHINGTON. DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT 8: THENCE SOUTH 8875'27" EAST ALONG THE NORTH UNE OF SAID TRACT 8, A DISTANCE OF 354.10 FEET TO THE TRUE POINT OF BEGINNING: THENCE SOUTH 0'74'33" WEST AT A DISTANCE OF 235.00 FEET; THENCE SOUTH 887527" EAST A DISTANCE OF 224.93 FEET TO THE EAST UNE OF TRACT 9; THENCE NORTH 01'05'06" EAST ALONG SAID EAST LINE, A DISTANCE OF 185.43 FEET; THENCE ALONG A CURVE TO THE LEFT, HAVING A RAD:US OF 50.00 FEET, AN ARC DISTANCE OF 78.11 FEET, 'HROUGH A CENTRAL ANGLE OF 89'30'23"; THENCE NORTH 8825'27" WEST ALONG THE NORTH UNE OF SAID TRACT 8, A DISTANCE OF 173.34 FEET TO THE TRUE POINT OF BEGINNING. TITLE REPORT REFERENCE: THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION SHOWN, FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY NATIONAL COMMERCIAL SERVICES, FILE NO. NCS-639248-PHX1, AMENDMENT NO. 3, DATED MARCH 1, 2017. THE EASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. NOTE: EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE NOT SHOWN OR NOTED HEREON. TITLE REPORT SCHEDULE B EXCEPTIONS: ITEMS CIRCLED ARE SHOWN ON MAP. EASEMENT. INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: JULY 11. 1988 JNDER RECORDING N0. 8807111069 IN FAVOR OF: PUGET SOUND POWER & LIGHT COMPANY. A WASHINGTON CORPORATION FOR: AN UNDERGROUND ELECTRIC DISTRIBUTION SYSTEM AFFECTS: AS SHOVAN Oh SURVEY PREPARED BY BUSH. ROED & H' TCHINGS, INC., DATED DESIGNATED JOB N0. 20'6103.01 07 EASEMENT. INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: NOVEMBER 30, 1995 UNDER RECORDING NO. 9511300548 IN FAVOR OF: CITY OF TUKWILA, A WASHINGTON MUNICIPAL CORPORATION FOR: UTILITIES AFFECTS: AS SHOWN ON SURVEY PREPARED BY BUSH, ROED & HITCHINGS. INC.. DATED DESIGNATED JOB NO. 201610201 80. EASEMENT. INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: SEPTEMBER 22, 2003 UNDER RECORDING N0. 20030922001980 IN FAVOR OF: PUGET SOUND ENERGY, INC., A WASHINGTON CORPORATION FOR: TRANSMISSION, DISTRIBUTION AND SALE OF GAS AND ELECTRICITY AFFECTS: AS DESCRIBED THEREIN 18. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS EXECUTED ON BEHALF OF [ALLIANCE REALTY PARTNERS, LLC], DATED __ RECORDED IN RECORDING N0. __ BUT DELETING ANY COVENANT. CONDITION OR RESTRICTION INDICATING A PREFERENCE, LIMITATION OR DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX. HANDICAP. FAMILIAL STATUS OR NATIONAL ORIGIN TO THE EXTENT SUCH COVENANTS, CONDITIONS OR RESTRICTIONS NOLATE 42 USC 3604(0). CERTIFICATION.: SURVEY IDENTIFICATION NO.: 2016103.01 REGISTERED LAND SURVEYOR NO.: 37546 SURVEYOR'S ADDRESS & COMPANY: BUSH. ROED & HITCHINGS, INC. 2009 MINOR AVENUE EAST SEATTLE. WA 98102-3513 TELEPHONE: (205) 323-4144 TO ALUANCE REALTY PARTNERS. LLC. A DELAWARE LIMITED LIABILITY COMPANY. AND ITS SUCCESSORS AND/OR ASSIGNS AND FIRST AMERICAN TITLE INSURANCE COMPANY: THIS 5 TO CERTIFY THAT THIS MAP OR PLAT AND 'HE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, ,K)INTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 5, 6A, 7A, 781, 7C, 8, 9, 10A, 11. 13, 14. 16, 17. 18 ANA 20 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED ON APRIL 7, 2017. DATE MAP: MAY 17, 2017. DAKIN A. BELL P.L.S. N0. 37546 THE ABOVE CERTIFICATE IS BASED UPON WORK PREPARED IN ACCORDANCE WATH GENERALLY ACCEPTED PROFESSIONAL SURVEY PRACTICE. WE MAKE NO OTHER WARRANTY. EITHER EXPRESSED OR IMPLIED. ALTA CERTIFICATION NOTES: 16. AT THE TIME OF THIS SURVEY. THERE WAS NO EVIDENCE OF RECENT EARTH MOVING WORK, BUILDING CCNSTRUCTTON, OR BLEEDING ADDITIONS OBSERVED IN THE PROCESS OF CONDUCTING THE FIELDWORK. 17. AT THE LIME OF THIS SERVE", THERE WERE NO KNOWN PROPOSED CHANGES IN STREET RIGHT-OF-WAY ONES ADJACENT TO THIS PROPERTY MADE AVAILABLE BY THE CONTROLLING JURISDICTION OR OBSERVED EVIDENCE OF RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS IN THE PROCESS OF CONDUCTING THE FIELDWORK. 18. AT THE TIME OF THIS SURVEY NO WETLANDS WERE OBSERVED ON THE PROPERTY. SURVEYOR'S NOTES: NO OBSERVED CEMETERIES, BURIAL GROUNDS OR WETLANDS WERE PRESENT AT TIME OF THIS SURVEY. 517E HAS DIRECT ACCESS FROM ADJACENT RIGHT OF WAYS BAKER BLVD. AND ANDOVER PARK E (SEE VEHICLE ACCESS NOTE SHOWN ON SURVEY). a01.0 CO vON 10) CO COFM C CD CO O (D N OpN LL co C W m L Oro CC O M-a N CD Kt C\IO 5) CO O. a PLR T E EXCEPTIONS ALTA / NSPS LAND TITLE SURVEY ALLIANCE RESIDENTIAL COMPANY Z O 0 Z_ cn J m CC 0 W z 52 MQ W Lo 3_5 1- Craw' 92 JNM/HDC 9,99291 by DAB 1" = 20' dote 05/17/17 Pe 2016103.01 1 41 1 • 18 het, to Ip I„< I�� I I I!? I�R I ojz Igo 20 10 0 20 SCALE IN FEET 40 KEY NOTES: KEY NOTE: DETAIU SHEET c INSTALL TEMPORARY INLET PROTECTION ON EX SD INLET OR CLOSEST SD INLET DOWNSTREAM OF SITE GE CONTRACTOR TO REUSE EX DWY AS CONSTRUCTION ENTRANCE OR INSTALL TEMPORARY STABILIZED CONSTRUCTION ENTRANCE - Q CONTRACTOR TO SWEEP STREET DAILY OR MORE OFTEN IF NECESSARY TO REMOVE TRACKED SEDIMENT - 0 TREE PROTECTION FENCING - RE ALL EX ONSITE HARD SURFACES TO BE REMOVED UNLESS OTHERWISE NOTED - ® INSTALL HIGH VISIBILITY FENCE ALONG BACK OF EXISTING CONCRETE WALK OREMOVED EX STREET TREE TO BE (TYP). SEE SHEET CO2 FOR NEW STREET TREE LOCATIONS OINSTALL 108 LF LINED INTERCEPTOR SWALE OINSTALL 145 LF LINED INTERCEPTOR SWALE 0 INSTALL MIN 1,337 SF SURFACE AREA (AT PONDING DEPTH) LINE SEDIMENT POND WITH FLOATABLE PUMP. ROUTE OVERFLOW TO EX STORM CB IN THE SW CORNER OF THE INTERSECTION BTW BAKER BLVD AND ANDOVER PKWY E. ADJUST POND LOCATION AS REQ TO MAINTAIN MIN CLEARANCE FROM EX UTILITIES - O EX GAS SERVICE TO BE CUT AND CAPPED PER PSE REQUIREMENTS - OEX SD TO BE CUT AND PLUGGED AT EX CATCH BASIN OTO EX UNDERGROUND UTILITIES BE CUT AND CAPPED PER PSE/SERVICE PROVIDER REQUIREMENTS I) — EX WATER SERVICE TO BE RETIRED AT MAIN UNLESS REQUIRED FOR REUSE FOR IRRIGATION DATUM: HORIZ: NAD 83/11 VERT: NAVD 88 LEGEND: X TREE REMOVAL FIVE - FENCE CONSTRUCTION ENTRANCE TREE PROTECTION FENCING HIGH VISIBILITY CITY OF TUKWILA GENERAL NOTES: 1. 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 AT 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 AT 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 FOR PUBLIC WORKS APPROVAL BEFORE IMPLEMENTATION. 11. ALL SURVEYING FOR PUBLIC FACILITIES SHALL BE DONE UNDER THE DIRECTION OF A 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 TWO 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 -WAY, EASEMENTS, AND ACCESS TRACTS. ICJ BAKER BLVD TIVF- H• O ":Ek BA t..- n b, • r ^ A....,0L. ; r v , TEMPORARY EROSION & SEDIMENT CONTROL PLAN NOTE: THIS PLAN IDENTIFIES THE MINIMUM MEASURES REQUIRED: ADDITIONAL MEASURES MAY BE REQUIRED BASED ON CONSTRUCTION METHODS AND ACTUAL AREA OF DISTURBANCE. E tiCEVE JUL 0 6 2017 Community Development t, 0 ANDOVER PARK E L/ ? as cil BASE MAP/TOPOGRAPHY PROVIDED BY OTHERS. DCG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES, UTILITIES, 0 ALL OTHER EX FEATURES & CONDITIONS. IF CONDITIONS ARE NOT AS SHOWN 6IOR PLANS CANNOT BE CONSTRUCTED AS SHOWN, CONTACT DCG PRIOR TO CONSTRUCTION. CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPROX.) OWN W. G ti ign irn Ga lel te: 7.0 d3 1p0 4' F qEc SsONAL DCG civil structural 15029 Bothell Way NE Suite 600 Lake Forest Park. WA 98155 P: 206.523.0024 F: 206.523.1012 www.dcgengr.com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/rehslons PUB. HRG. DESIGN REVIEW07.06.2017 drawing title TEMPORARY EROSION & SEDIMENT CONTROL PLAN drawing Information DATE 07.06.2017 SCALE AS SHOWN DRAWN KR JOB i 17-004 copyright C 0 1 • r 1 1 1 Ise 189 1r� Im Ix Is5 tau, sz 18`•' tan to IrcS I w za ILL88 20 10 0 I L� SCALE IN FEET 20 40 KEY NOTES: KEY NOTE: DETAIL/ SHEET ONEW STREET TREE PER LSCAPE PLANS O6' WIDE PLANTING STRIP PER LSCAPE PLANS 0 8' MIN SIDEWALK PER LSCAPE PLANS OINSTALL NEW DRIVEWAY PER COT STD SHEET RS-08B E/C06 OSIDEWALK SCORING PER LSCAPE PLANS (TYP) OASPHALT TRANSITION TO EXISTING CONCRETE WALK O POINT OF COMPLIANCE WITH WASHINGTON PLACE DEVELOPMENT SIDEWALK - OB EX CURB CUT TO BE RELOCATED - OSHEET REPL EX PAVEMENT PER COT STD RS-03. REPL ANY DISTURBED LANE MARKINGS PER COT STD SHEET RS-13 (TYP) F&G/C06 1B NEW PEDESTRIAN LIGHT PER LSCAPE PLANS 11 RELOCATE EX R3-7L TO PROPOSED PEDESTRIAN LIGHT 12 BENCH PER LSCAPE PLANS (TYP) - 13 BIKE RACK PER LSCAPE PLANS - 14 NEW ADA RAMPS TO BE INSTALLED BY OTHERS UNDER PERMIT 17-079 0 EX UIC TO BE REROUTED AS NECESSARY BASED ON CONFLICTS WITH PROPOSED UTILITIES, STREET TREES, AND PEDESTRIAN LIGHTING (TYP). RELOCATION TO BE COORDINATED WITH PSE - LEGEND: CONCRETE ASPHALT LANDSCAPE PERMEABLE PAVEMENT SURFACING PROPOSED FACE OF BUILDING VARIES LSCAPE OR CW TO 8' CW PER BUILDING (SEE PLAN VIEW) LSCAPE PLANS 6' LSCAPE STRIP PER LSCAPE PLANS 15.00 STREET TREE (TYP) SEE LSCAPE PLANS FOR SIZE AND SPECIES 30.00 r— 1.61 REPL EX CURB AND GUTTER IN -KIND WHERE SHOWN IN PLANS TYPICAL ROAD CROSS SECTION - BAKER BLVD NTS 1 WHERE PAVEMENT PATCHING IS REQUIRED, REPL EX PAVEMENT TO 1.5x ORIGINAL DEPTH AND REPL EX LANE MARKINGS IN KIND (SEE PLAN VIEW) PROPOSED FACE OF BUILDING VARIES LSCAPE OR CW TO 8' CW PER BUILDING (SEE PLAN LSCAPE PLANS VIEW) 6' LSCAPE STRIP PER LSCAPE PLANS STREET TREE (TYP) SEE LSCAPE PLANS FOR SIZE AND SPECIES REPL EX CURB AND GUTTER IN -KIND WHERE SHOWN IN PLANS 30.00 WHERE PAVEMENT PATCHING IS REQUIRED, REPL EX PAVEMENT TO 1.5x ORIGINAL DEPTH AND REPL EX LANE MARKINGS IN KIND (SEE PLAN VIEW) TYPICAL ROAD CROSS SECTION - ANDOVER PKWY E -L A BAKER BLVD PROPOSED BUILDING FF ELEV 27.08 FRONTAGE IMPROVEMENT PLAN NTS w • rx a_ w 0 0 Z RECFWED JUL 0 6 2017 Community Development 1_17- Ddg I BASE MAP/TOPOGRAPHY PROVIDED BY OTHERS. DCG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES, UTILITIES, & ALL OTHER EX FEATURES 8 CONDITIONS. IF CONDITIONS ARE NOT AS SHOWN a/OR PLANS CANNOT BE CONSTRUCTED AS SHOWN. CONTACT DCG PRIOR TO CONSTRUCTION. CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPROX.) Y W. G ec0�¢ or '13 Ag ned el e: 7.07 P 4: 4, DCG civil structural 15029 Bothell Way NE Suite 600 Lake Forest Park, WA 98155 P: 206.523.0024 F: 206.523.1012 www.dcgengr.com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 aubm ittol a/revision e PUB. HRG. DESIGN RENEW 07.06.2017 drawing title FRONTAGE IMPROVEMENT PLAN drawing Information DATE 07.06.2017 SCALE AS SHOWN DRAWN KR JOB # 17-004 copyright CO2 S 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 1 1 1 1 1 1 1 1 1 1 1 1 20 10 0 20 40 11 SCALE IN FEET KEY NOTES: KEY NOTE: DETAIL/ SHEET 1OMATCH EXISTING GRADE ALONG SAWCUT (TYP) O CORNER IMPROVEMENTS AND ADA RAMPS UNDER PROJECT #17-079 - 0 DRIVEWAY FLOWLINE (TYP) - LEGEND: CONCRETE ASPHALT LANDSCAPE PERMEABLE PAVEMENT SURFACING PROPOSED CONTOUR (MAJOR/MINOR) EX CONTOUR (MAJOR/MINOR) GRADING NOTE: 1. GRADES AT BUILDING ENTRY LOCATIONS TO BE 2% MAXIMUM FROM TOP OF CURB GRADING QUANTITIES: TOTAL CUT: 2,347" CY TOTAL FILL: 21* CY NET CUT: 2,326" CY * GRADING CALCULATED TO 1' BELOW SURROUNDING FG 1.00 LSCAPE 10.44 0 u- z J VARIES PERMEABLE PAVEMENT 6" MIN PONDING/ STORAGE DEPTH S. z 0 5 co 6" MIN WATER QUALITY TREATMENT LAYER TYPICAL DRIVEWAY CROSS SECTION - WEST DRIVEWAY EX FL 27.16 EX FL 27.30 CW 27.88- CW 27.92 CW 28.01 CW 28.08 EG 28.29 FG 27.51 FG 27 30 CW 27.78 28. FG 28.28 FG 28.05 eP FG 28.26 EG 29.04 FG 28.98- I FG 28.75jh FG 28.96-. of EG 29.75 FG 29.66 FG 29.43 FG 29.64 EG 30.42 FL 30.11 FG 30.31 EG 31.10 FG 30.45-\ 5 EG 30.50 52 NTS BAKER BLVD 10.54 LSCAPE PERMEABLE PAVEMENT 6" MIN PONDING/ 6" MIN WATER QUALITY STORAGE DEPTH TREATMENT LAYER 0 u- z J VARIES z 5 m TYPICAL DRIVEWAY CROSS SECTION - SOUTH DRIVEWAY NTS EXTOC 27.51 - - FG 27.80/ EX TOC 27.19 .. _ �_ � FG 27.50 a ; =� r�iii� r1 FG 27.49 _ri �ii•►_0►��4�� ����� FF ENT7.08RY ������►�+ ►\ ���evs::::::::i.., r� Tl 1 a �$ -e�rr� b1rY slur FG 27.39 I 1 IP a" II III FG 27.25In 4 ��'1� ,YIAl FIP.i 11 it gY��r mime I1iIL.m =genii MOs 111, rr li 10, ARAGE CW 28.17 8.6() FG 28.20 0 FL 29.11-` FL 28.01 �Nil� FG 29.32 "•�rrL•r 2g CW 28.33 11e' MATCH EG \ - FG 28.823 FG 28.22-) CW 27.94 FF GARAGE 27.75 FG 30.20 FG 29.82 PROPOSED BUILDING FF ELEV 27.08 FG 29.32 EX TOC 26.67 EX TOC 26.89 FG 27.23 FG 27.03 FG 26.97 FF G FG 28.80 2 FL 29.61_\ - i c� 30.34 MATCH EG FG 29.82� MATCH EG FG 27.04 FG 27.32 FG 27.39 EX TOC 26.66 I EX TOC 26.52 I I EX TOC 26.82 .f- I I EX TOC 27.081 I FG 27.82 EX TOC 27.49 FIRE FlRE--,- FLOW LINE (TYP) GRADING PLAN MATCH EG EX TOC 27.88 FG 28.22 I EX FL 27.87 I I EX FL 28.031 MATCH EG MATCH EG W d W 0 Z ECF VE JUL 0 6 2011 Community Developmjn1 L/? oayi BASE MAP/TOPOGRAPHY PROVIDED BY OTHERS DCG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES. UTILITIES, & AU. OTHER EX FEATURES 8 CONDITIONS. IF CONDIONS ARE NOT AS SHOWN 8/OR PLANS CANNOT BE CONSTRUCTED AS SHOWN. CONTACT DCG PRIOR TO CONSTRUCTION. l,I CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND WILT' LOCATIONS ARE APPROX.) I V W. G 0�,o1 w Y ''1' Ign>. , im f. Ga•=lei ' P7.0 O .,13: /ONAI DCG civil structural 15029 Bothell Way NE Suite 600 Lake Forest Park, WA 98155 P: 206.523.0024 P 206.523.1012 swotw.dcgengr.corn STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/revisions PUB. HRG. DESIGN REVIEW07.06.2017 drawing title GRADING PLAN drawing Information DATE 07.06.2017 SCALE AS SHOWN DRAWN KR JOB # 17-004 copyright CO3 20 10 0 20 40 I SCALE IN FEET KEY NOTES: KEY NOTE: DETAIL/ SHEET OSHEET TYPE 1 CB (PERMEABLE PAVEMENT OVERFLOW ROUTE) PER COT STD DS-01 W/ OILANATER SEPARATOR 6" OUTLET 2' SUMP H/C06 0 8,916 SF PERMEABLE PAVEMENT SURFACING (5,209 SF REQ'D) W/ 6" SAND LAYER FOR BASIC WATER QUALITY TREATMENT. PERMEABLE PAVEMENT FEASIBILITY TO BE FURTHER EVALUATED BY GEOTECHNICAL ENGINEER PRIOR TO BUILDING PERMIT SUBMITTAL - O PERIMETER FOOTING DRAIN - 4" PERFORATED PVC PIPE WRAPPED IN 6" MIN WASHED GRAVEL, WRAPPED IN NON -WOVEN FILTER FABRIC (TYP) SEE GEOTECH REPORT O 4" FOOTING DRAIN TIGHTLINE AT 2.00 % MIN SLOPE AND 2' MIN COVER Os 6" SD @ 2.00% MIN SLOPE - 0 NEW 6" CONNECTION TO EX 18" PSD 6" IE TO BE A MINIMUM OF 1.25' ABOVE 18" IE - O NEW 6" CONNECTION TO EX 12" PSD 6" IE TO BE A MINIMUM OF 1.00' ABOVE 12" IE - O STORMWATER POINT OF COMPLIANCE WITH PLUMBING DESIGN - LEGEND: CONCRETE ASPHALT LANDSCAPE PERMEABLE PAVEMENT SURFACING GENERAL NOTES: 1. INFILTRATION TESTING BY A LICENSED PROFESSIONAL PER KING COUNTY SURFACE WATER DESIGN MANUAL STANDARDS REQUIRED PRIOR TO FINAL DESIGN. 2. NEAREST 100-YEAR FLOOD PLAIN IS NOT IN VIEW BASED ON FEMA MAPPING. EXISTING SITE AREAS DEVELOPED SITE AREAS DESCRIPTION AREA (SF) DESCRIPTION AREA (SF) BUILDING 6,533 BUILDING 40,425 DRIVEWAY 35,431 DRIVEWAY 7,402 CONC WALK 3,561 CONC WALK 2,640 LANDSCAPING 6,561 LANDSCAPING 1,619 TOTAL 52,086 TOTAL 52,086 BAKER BLVD DRAINAGE PLAN ANDOVER PARK E JUL 0 6 2017 C;omm(rnify Development SASE MAP/TOPOGRAPHY PROVIDED BY OTHERS. DCG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES, UTILITIES, & ALL OTHER EX FEATURES 6 CONDITIONS. IF CONDI SONS ARE NOT AS SHOWN 6/OR PLANS CANNOT BE CONSTRUCTED AS SHOWN, CONTACT DCG PRIOR TO CONSTRUCTION. tr CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUNO UTILITY LOCATIONS ARE APPROX.) CND w. G .: tiro` ofI '. ned - yY bel=l te: 7.0 :34' 'e..; AFGIG �6'"/ONAL 9- \ DCG civil structural 15029 Bothell Way NE Suite 600 Lake Forest Park. WA 98155 P: 206.523.0024 F: 206.523.1012 www.dcgengr.com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/revisions PUB. HRG. DESIGN REVIEW 07.06.2017 drawing title DRAINAGE PLAN drawing Information DATE 07.06.2017 SCALE AS SHOWN DRAWN KR JOB # 17-004 copyright C04 20 10 0 20 40 SCALE IN FEET KEY NOTES: KEY NOTE: DETAIL/ SHEET OSEWER POINT OF COMPLIANCE WITH PLUMBING DESIGN 2 SSS Q 2.00% MINIMUM SLOPE AND 3.00' MIN COVER - 0 SSSCO - ONEW TYPE 2 SADDLE MANHOLE W/ OUTSIDE DROP CONNECTION I&J/C06 Os EX 2" WATER SERVICE/METER TO BE RETIRED AT OWNERS EXPENSE AND/OR BE REUSED FOR SITE PENDING MEP EVALUATION OR IRRIGATION SERVICE. - O NEW DOMESTIC WATER SERVICE, METER, & BACKFLOW PREVENTION (SIZE TBD BY MEP) K/C06 O0 NEW FIRE SERVICE. BACKFLOW PREVENTION TO BE LOCATED WITHIN BUILDING MECH ROOM (SIZE TBD BY MEP) O EX GAS SERVICE TO BE REUSED IF PROPERLY SIZED FOR NEW DEVELOPMENT (TBD BY MEP) - O NEAREST HYDRANT (LOCATION APPROXIMATED BASED ON STREET VIEW AND AERIALS) - 10 FDC, FINAL LOCATION TBD BY MEP - 11 EX UIC TO BE REROUTED AS NECESSARY BASED ON CONFLICTS WITH PROPOSED UTILITIES, STREET TREES, AND PEDESTRIAN LIGHTING (TYP). RELOCATION TO BE COORDINATED WITH PSE - 0 EX POWER TO BE REUSED IF FEASIBLE (TO BE COORDINATED WITH PSE) - 13 EX ELECTRICAL EASEMENT MODIFICATION TO BE COORDINATED WITH PSE - 0 EX SIGNAL AND STREET LIGHT TO BE PROTECTED AND RETAINED THROUGHOUT CONSTRUCTION - LEGEND: CONCRETE ASPHALT LANDSCAPE PERMEABLE PAVEMENT SURFACING BAKER BLVD UTILITY PLAN L (?-o►a to ANDOVER PARK E /0 D E C i V E JUL 06 2017 Community Uevalopment BASE MAP/TOPOGRAPHY PROVIDED BY OTHERS. DCG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL PIELD VERIFY GRADES, UTILITIES. & ALL OTHER EX FEATURES & CONDITIONS. IF CONDITIONS ARE NOT AS SHOWN 8/OR PLANS CANNOT BE CONSTRUCTED AS SHOWN, CONTACT DCG PRIOR TO CONSTRUCTION. l,) CALL 811 2 BUSINESS DAY$ BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPROX.) ,(No w G'r h ign Tim 5` Ga• -le-• p1 te: ip wi(.' 7.0 a‘, Rec:sr13. • SS/ONAL DCG civil structural 15029 Bothell Way NE Suite 600 Lake Forest Park, WA 98155 P: 206.523.0024 F: 206.523.1012 www.dcgengr.com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittal a/revielone PUB. HRG. DESIGN REVIEW07.06.2017 drawing title UTILITY PLAN drawing Information DATE 07.013.2017 SCALE AS SHOWN DRAWN KR JOB 4 17-004 copyright CO5 ULL BLEED D (36 CO %21.00 INCHES) 6" RISER SECTION 12. RISER SECTION ICI DAR EACH CORNER BAR Sire aBw CACI1 PRECAST BASE SECTION (MEASUREMENT AT TOP OF THE BASE) SECTION A -A CURB DETAIL CONCRETE DRIVEWAY COT STD SHEET RS-08B NOTES: 1. MAXIMUM DEPTH FROM FINISHED GRADE TO PIPE INVERT SHALL BE 5'-0". 2. CATCH BASINS TO BE CONSTRUCTED IN ACCORDANCE WITH ASTM C 478 (AASHTO M 1991) 8 ASTM C 890 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 (AASHTO M 221). 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 'D' SHAPE. PIPE TO BE INSTALLED IN FACTORY SUPPLIED KNOCKOUTS. 6. KNOCKOUT OF CUTOUT HOLE SIZE SHALL BE EQUAL TO 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 1/2" PER FOOT. 8. CATCH BASIN FRAME AND GRATE SHALL BE IN ACCORDANCE WITH STANDARD SPECIFICATIONS AND MEET THE STRENGTH REQUIREMENTS OF FEDERAL SPECIFICATION RR-F-621D. MATING SURFACES SHALL BE FINISHED TO ASSURE NON -ROCKING FIT. 9. FRAME AND GRATE MAY BE INSTALLED WITH FLANGE DOWN OR CAST INTO RISER. 10. VANED GRATE, REFER TO DS-06. 11. REFER TO DS-06 FOR CATCH BASIN MARKINGS. CATCH BASIN TYPE 1 COT STD SHEET DS-01 NTS IzLL"> I=$o NTS 5'MIN To 2S MA% ASPWLLT CONCRETE OR BMANNOUS PLANT MD REPUCE MEW PATCH PAVEMENT CUTTER EX1STIND ASPHALT PAVEMENT • ENTRA wow D VE SAY MINUS COMPACTED CRUSHED ROCA UNLESS DEPTH DETERMINED SY CITY EXISTING liven OE TYPICAL PATCH FOR RIGID PAVEMENT SAW CUT EXISTING PIL MAT ASNMALT CONCRETE OR vow OrEPLA DEPTH PATCH s PLANT X 48" & 54" MANHOLE DETAIL COT STD SHEET SS-04 NTS TYPICAL PATCH FOR FLEXIBLE PAVEMENT PAVEMENT RESTORATION COT STD SHEET RS-03 NTS MIN DROP NOTES: CUT CONCRETE PAVEMEN1 CCRRUSED ROCKUNLESS OTHERWISE ORDERED BY SAW CUT PAVEMENI 1. DROP PIPING TO BE SAME SIZE AS INTERCEPTED SEWER. 2. BACKFILL WITH COMPACTED MATERIAL. 3. CLASS 50 DUCTILE IRON PIPE ONLY. 4. CONCRETE CLASS 5 (1-1/2). CEMENT 5 SACK MIX WITH 1-1/2" AGGREGATE. 5. SEE SS-08 FOR ACCESS AND CHANNELIZATION. 5. SEE SS-13 FOR STEP DETAIL. ONE LENGTH TO SOLID BEARING MATERMI. WHEN SPAN IS MORE THAN 4'. NJ OR FL 11�11� FLEXIBLE JOINT F/A) ,„,. Ala PIPE SIZE DROP 8" 0" 12" 1.45' 1.70' 2.08' DO. BEND CONCRETE r 24 say • SSY • —� �—�• • SSW. rz• 2T � DSY h 2r-- ❑ I oI 0 0 0 0 0 0 00 HI H H15 24' O I0 0 0 0 ❑ I ' NOTES: SBW ❑0 LEGEND DSY - DOUBLE SOLID YELLOW SSY - SINGLE SOLID YELLOW SSW - SINGLE SOLID WHITE SBW - SINGLE BROKEN WHITE SBY - SINGLE BROKEN YELLOW III TYPE 2YY REFLECTOR • TYPE #1 YELLOW TRAFFIC BUTTON o TYPE #1 WHITE TRAFFIC BUTTON ❑ TYPE 2WW REFLECTOR DIRECTION OF TRAVEL "THIS SPACING SHALL BE USED ONLY WHEN THE (SSY) IS USED IN CONJUNCTION WITH THE (SBY) 15'�I 0 0 0 ❑ 1. ALL PAVEMENT MARKINGS TYPE 1 AND TYPE 2 SHALL MEET THE REQUIREMENTS OF THE APWA/WSDOT STANDARD SPECIFICATIONS AND DETAILS. RAISED PAVEMENT MARKER COT STD SHEET RS-13 r ACCESS 1l2" BLIND FLANGE WITH STAINLESS STEEL BOLTS. ` CHANNELIZATION MANHOLE DROP CONNECTION COT STD SHEET SS-10 NTS SSW J STEP NTS RECKVE JUL 062011 Community Development S4- 2 QA PAINTED HIGH TENSILE D.I. SERVICE SADDLE WITH DOUBLE STRAP, AWWA I.P. THREAD TAP, ROMAC 202S OR EQUAL SIZE AS REQUIRED. ® CORPORATION STOP, AWWA I.P. INLET BY MALE IRON PIPE THREAD OUTLET, MUELLER BALL NO. B-2969 OR EQUAL AS NEEDED. © COUPLING MALE IRON PIPE THREAD BY MUELLER 110 FITTING, MUELLER NO. H-15451 OR EQUAL. COPPER TUBING, TYPE K OR'HIGH MOLECULAR DENSITY POLYETHYLENE. TRACING TAPE FOR POLYETHYLENE PIPE. [.l 7- oo yi DOMESTIC WATER SERVICE COT STD SHEET WS-03 NTS BASE MAP/TOPOGRAPHY PROVIDED BY OTHERS. OCG CANNOT BE HELD LIABLE FOR ACCURACY. CONTRACTOR SHALL FIELD VERIFY GRADES. UTILITIES, & ALL OTHER EX FEATURES 4 CONDITIONS. IF CONDITIONS ARE NOT AS SHOWN NOR PLANS CANNOT BE CONSTRUCTED AS SHOWN. CONTACT DCG PRIOR TO CONSTRUCTION. CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UTILITY LOCATIONS ARE APPROX,) eTO of G,qe •ign A. g :: im Ga• ei e: 9 7.07 O i 5' .S�,OGN ' E SE DCG civil structural 15029 Bothell Way NE Suite 600 Lake Forest Park, WA 98155 P: 206.523.0024 F: 206.523.1012 www.dcgengr.com STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/revisions PUB. HRG. DESIGN REVIEW 07.06.2017 drawing title DETAILS drawing information DATE 07.06.2017 SCALE AS SHOWN DRAWN KR JOB / 17-004 copyright C06 EDGE OF BUILDING ABOVE, TYP. NEW CURB EXISTING TREES ON ADJACENT PROPERTY, TYP. NEW CURB G-WIDE PLANTING STRIP W/ NEW STREET TREES AT BAKER BLVD. 8'-WIDE SIDEWALK W/ BIKE RACK 30' O.C., PEDESTRIAN LIGHT FIXTURES, E BENCHES 2' X 2' SCORING INUMMI :■.■■3rai�iiiiiiiiGiirr : .�.N••--um■Nma iamim 111i earNi� 3'25'22"E 57 QGROUND LEVEL LANDSCAPE PLAN 1/16" 15.01 NORTH BENCH, TYP. EDGE OF BUILDING ABOVE, TYP. 8'-WIDE SIDEWALK W/ 2' X 2' SCORING G'-WIDE PLANTING STRIP WITH NEW STREET TREES AT 30' O.C. AND PEDESTRIAN LIGHT FIXTURES ANDOVER PARK E. PLANTING AT GRADE, TYP. 0 16' 32' RECFWE JUL 06 2017 Community Development GENERAL NOTES 1. SEE L100 SHEET SERIES FOR ADDITIONAL PLANS AND INFORMATION. 2. SEE L200 SHEET SERIES FOR PLANTING SCHEDULE, NOTES AND DETAILS. 3. ALL PLANTING IN PUBLIC R.O.W. SHALL BE PER CITY OF TUKWILA STANDARD PLANS AND SPECIFICATIONS. 4. ALL PLANTING AREAS TO RECEIVE IRRIGATION SYSTEM THAT INCLUDES TRADITIONAL IRRIGATION HEADS AND/OR DRIP IRRIGATION, SLEEVIING, LATERALS, CONTROL VALVES, GATE VALVES AND QUICK COUPLERS. 5. MASTER CONTROLLER TO BE LOCATED IN BUILDING DURING CONSTRUCTION DOCUMENT PHASE. L6/7...oat(' J I license irkli WOVE consultant logo L Z U] 1 project name STERLING SOUTH CENTER ATUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/revisions PUB. HRG. DESIGN REVIEW07.08.2017 drawing title GROUND LEVEL LANDSCAPE PLAN drawing Information DATE 07.06.2017 SCALE SEE PLANS DRAWN VW JOB 8 17-006 copyngllt YS rit7 UM''URIC i - 1r OW.* cud AI/ property s_ fliklleM•W11. Pummel NM NA Yrr' 'prZlinYe,ewbM—Hnbsens M MUSKY, a IYtiwlw L1■00 6 'WIDE P,.A'.T NG STRIP w/ I:E v 5TREFT TR; LS A? — BAKER BLVD. 5''.:DE — -- &LE P.ACh 30 O.C.. PEDESTRIAN LiGFIT FIXTURES. $ BENCHES 2 X 2 SCORING EDGE OF BUILDING ABOVE, TYP. NEW CURB EXISTING TREES ON ADJACENT PROPERTY. TYP. NEW CURB NORTH 1 GROUND LEVEL COLORED LANDSCAPE PLAN 5r'iC1. --YP. -LDG[ O` BUILD''.G ASO\ L. IYF. 5 '.1DE: SID'A.r. 2 x 2 SCO? I1G G. WIDE PLANTING STRIP W TH NF2' STREET TREES AT 30 O.G. AND PEDESTRIA'1 LIGHT FXTURES ANDOVER PARK E. PLANTI^1G AT GRADE. TYP. 0 16' 32' 1116" ,1.-0" GENERAL NOTES 1. SEE L100 SHEET SERIES FOR ADDITIONAL PLANS AND INFORMATION. 2. SEE L200 SHEET SERIES FOR PLANTING SCHEDULE, NOTES AND DETAILS. 3. ALL PLANTING IN PUBLIC R.O.W. SHALL BE PER CITY OF TUKWILA STANDARD PLANS AND SPECIFICATIONS. 4. ALL PLANTING AREAS TO RECEIVE IRRIGATION SYSTEM THAT INCLUDES TRADITIONAL IRRIGATION HEADS AND/OR DRIP IRRIGATION, SLEEVIING, LATERALS, CONTROL VALVES, GATE VALVES AND QUICK COUPLERS. 5. MASTER CONTROLLER TO BE LOCATED IN BUILDING DURING CONSTRUCTION DOCUMENT PHASE. EC iVI D JU O6 20 7 Community DE ueiopment license consultant logo c z W project name STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/revisions PUB. HRG. DESIGN REVIEW07.06.2017 drawing title GROUND LEVEL COLORED LANDSCAPE PLAN drawing information DATE 07.06.2017 SCALE SEE PLANS DRAWN VW JOB it 17-006 copyright usl7N,[wor.M 8 , ea,an, M ovel�i�t al Mal NW... PLLL's pMnolatl Pub vM 4,4 not tpM .4 in *4.a a port Soot e. .ete vl,e4eem al U.J NtlibNn, Pt= L1.01 II Schematic Planting Schedule Symbol Qty Type Existing trees STREET TREES Acer rubrum 'Franksred' / Red Sunset Maple Acer rubrum 'Karpick' / Karpick Maple DECIDUOUS TREES Acer palmatum 'Osakazuki' / Japanese Maple Nyssa sinensis / Chinese Tupelo Styrax japonicus / Japanese Snowbell CONIFEROUS TREES Pinus contorta / Shore Pine Size/Comments Protect existing trees per detail 2 %" cal. 30' O.C., B&B 21/2" cal. 30' O.C., B&B 1" cal., B&B 1" cal., B&B 1" cal., B&B LARGE/MEDIUM/SMALL SHRUBS & GROUNDCOVER Blechnum spicant / Deer Fern Cornus sericea 'Kelseyi' / Kelsey Dogwood Hydrangea macrophylla / Bigleaf Hydrangea Ilex crenata Sky Pencil' / Japanese Holly Lavandula angustifolia / English lavender Spiraea japonica 'Goldflame' / Goldflame Spiraea Viburnum davidii / David's Vibumum Cotoneaster Dammeri / Bearberry Cotoneaster Vinca minor / Dwarf Periwinkle 5' min. ht., B&B 18" min. ht., see plans 18" min. ht., see plans 24" min. ht., see plans 4' min. ht., see plans 12" min. ht., see plans 18" min. ht., see plans 18" min. ht., see plans 4" pot, 12" O.C. 4" pot, 12" O.C. PLANTING NOTES: 1. ALL PLANTING AREAS ON THE GROUND -PLANE (ALL R.O.W., PLANTERS, ETC.) SHALL HAVE A TRADITIONAL IRRIGATION SYSTEM TO BE INTEGRATED WITH A CONTROLLER. RAIN SENSORS AND OTHER EQUIPMENT WILL BE INCOPRORATED INTO DESIGN TO MAXIMIZE EFFICIENCY AND LOWER OVERALL MAINTENANCE. 2. ALL INDEPENDENT RAISED PLANTERS SHALL HAVE DRIP IRRIGATION AND INTEGRATED WITH RESPECTIVE CONTROLLER. 3. NO PLANTS TO BE INSTALLED WITHIN 2' DIA. OF PROPOSED STREET TREES. 4. ALL SHRUBS AND GROUNDCOVERS TO BE LAYED OUT IN FIELD AND APPROVED BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 5. PLANT TREES IN R.O.W. PER CITY OF TUKWILA STANDARD PLANS. 6. ALL PROPOSED LANDSCAPING TO MEET STANDARDSS IN TMC 18.52 AND/OR TMC 18.28. 7. SEE CIVIL SHEETS FOR PROPOSED GRADING, STREET PROFILES AND UTILITY LOCATIONS. Site Elements/Furniture 6' Site Bench with arms and back String lights 1 Pedestrian pole light Bike rack REC .i V ED JUL ro f6 2017 Conlnunity Uevc'opment 7 license FAZIO AssnrTA s . E LANDSCAPE ARCHITECTS ,. 2244 NW Market Street Salto B Seattle, WA 98107 T: 206-774-9490 o www.fazioassociates.com project name STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 submittals/revisions PUB. HRG. DESIGN REVIEW07.06.2017 drawing title PLANTING SCHEDULE & NOTES drawing Information DATE 07.06.2017 SCALE SEE PLANS DRAWN VW JOB # 17-006 COW " uv WWI w+ a rMIO r iuc • We d 7foro rtw.i. Sup. 1 r rof Ind oa• Y o! r4 M'�ioo15 Y4.�Mrrla AI M .e8. ws.e,wA w ua rreww.. �i a. L2.00 X' DRIPLINE FENCING/ROOT PROTECTION-C H AI N LI N K FENCING TO BE PROVIDED AND MAINTAINED AT DRIPLINE AT ALL TIMES. SURFACE PROTECTION WITHIN DRIPLINE SHALL REQUIRE; G"-DEPTH MULCH LAYER, 3/4" PLYWOOD AND STEEL PLATES. 2x ROOT ZONE X' DRIPLINE 2x ROOT ZONE DRIPLINE ZONE- !. OPERATION OF HEAVY EQUIPMENT AND PILING OF HEAVY MATERIALS PROHIBITED. 2. LIMITED TRENCHING ALLOWED. EXCAVATION BY HAND OR WITH HAND -DRIVEN TRENCHER MUST BE APPROVED BY ENGINEER. 3. SEVERING OF ROOTS LARGER THAN 2" DIA. REQUIRES ENGINEER'S APPROVAL. ROOT ZONE- 1 . OPERATION OF HEAVY EQUIPMENT AND PILING OF HEAVY MATERIALS REQUIRES ENGINEER'S APPROVAL. 2. TRENCING WITH HEAVY EQUIPMENT ALLOWED UNDER ENGINEER'S SUPERVISION AND IF 2/3 OR MORE OF THE ROOT ZONE IS UNDISTURBED. ADDITIONAL NOTES- ] . G' HIGH CHAINLINK FENCE SHALL COMPLETELY ENCIRCLE TREE(5). INSTALL FENCE POSTS USING PIER BLOCKS ONLY. AVOID DRIVING POSTS OR STAKES INTO MAJOR ROOTS. 2. TREATMENT OF ROOTS EXPOSED/DAMAGED DURING CONSTRUCTION: ROOTS OVER I" DIAM., MAKE A CLEAN STRAIGHT CUT TO REMOVED DAMAGED PORTIONOF ROOT. ALL EXPOSED ROOTS SHALL BE TEMPORARILY COVERED WITH DAMP BURLAP AND COVERED WITH SOIL AS SOON AS POSSIBLE. OTREEPROTECTION NOT TO SCALE SPECIFIED SPACING, TYP. I— -I EDGE OF PLANTING BED OR PAVING PLAN ®SHRUB & GROUND COVER SPACING NOT TO SCALE TREE_PROT P_spocing I I MAX. MIN 2x WIDTH OF ROOTBALL TREE STAKING TIES (2) 2" DIA WOOD STAKE. ALIGN STAKES TO RESPOND TO PREVAILING WINDS. TREE ROOTBALL. SET ROOT CROWN I" ABOVE FINISH GRADE. MULCH: 2" DEPTH ALLOW 2" CLEAR FROM TRUNK. FINISH GRADE 3" HEIGHT SOIL SAUCER. INSTALL AT EDGE OF PLANTING PIT. AMENDED SOIL SCARIFY SUBGRADE REMOVE BINDING FROM TRUNK, PULL BACK BURLAP TO SIDES OF ROOTBALL. EXPOSE NO BURLAP TO SURFACE AFTER BACKFILLING MIN 2x WIDTH OF ROOTBALL ( I ) 2" DIA WOOD STAKE DRIVEN TO REFUSAL. SECURE TO TREE WITH 2 STRANDS NURSERY TAPE. POINT TOP OF STAKE TOWARD PREVAILING WIND. TREE ROOTBALL. SET ROOT CROWN I" ABOVE FINISH GRADE. MULCH: 2" DEPTH ALLOW 2" CLEAR FROM TRUNK. FINISH GRADE 3" HEIGHT SOIL SAUCER. INSTALL AT EDGE OF PLANTING PIT. AMENDED SOIL SCARIFY SUBGRADE REMOVE BINDING FROM TRUNK, PULL BACK BURLAP TO SIDES OF ROOTBALL. EXPOSE NO BURLAP TO SURFACE AFTER BACKFILLING DECIDUOUS TREE PLANTING & STAKING 000NIFER TREE STAKING / PLANTING NOT TO SCALE P_dectree NOT TO SCALE I�T I, — MAY. -111=1 1-11 I=11--I=T=1 1=111=!=I 1T r`I �—III—III—ITi--� m1 T i I WIDTH OF PLANTING PIT= 2X WIDTH OF ROOTBALL MINIMUM O SHRUB PLANTING NOT TO SCALE =I PLANT SHRUBS AT I" ABOVE LEVEL GROWN IN NURSERY, PLANT GROUNDCOVERS AT LEVEL GROWN IN NURSERY MULCH LAYER: 2" DEPTH. ALLOW 2" CLEAR FROM TRUNK/ STEM FINISH GRADE AMENDED SOIL SCARIFY SUBGRADE REMOVE BINDING FROM TRUNK, PULL BURLAP BACK TO SIDES OF ROOTBALL. EXPOSE NO BURLAP TO SURFACE AFTER BACKFILLING P_snn,n AMENDED SOIL SCARIFIED SUBGRADE TYP. GROUNDCOVER PLANTED AT NURSERY LEVEL (POTTED PLANTS OR ROOTED CUTTINGS) MIN. 2" MULCH KEEP MULCH CLEAR FROM STEM FINISH GRADE i,,1„i1Ii=i -—_ m=T—T1111111�1=11,=1I— Ies11=— 111=111 I'1=I1111111111=111=1I1-11—I—I1111I 1-11I i T r—rT TYP. SPACING PER LANDSCAPE PLAN SECTION EDGROUND COVER PLANTING NOT TO SCALE P_coniler2 P_grdcvr f EC -p V ED JUL 0 6 2011 �:QrT1R-Illrtl& .)ct%esOpmc fit t/ 7-Co 51/ license STMT Of consultant logo 11- U project name STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 eubrnittals/rovlslons PUB. HRC. DESIGN REVIEW07.06.2017 drawing title PLANTING DETAILS drawing information DATE 07.06.2017 SCALE SEE PLANS DRAWN VW JOB s 17-006 Copyright e d aer Korea eei- neon... dram ad wlWWI `A Alla•Vs�s joldo — NMI pot.5 t to � M lL� � h rraett wrl N chin .n.erele a ure wtrewer� Ilse. L2.01 BAKER BLVD SECONDARY VEHICULAR ACCESS: PRIMARY GARAGE EGRESS 8 SECONDARY GARAGE INGRESS/EGRESS ADJACENT 1 STORY AUTO SHOP 407 BAKER BLVD APN: 0223100087 NEW CURB LINE OF LEVEL 3 OVERHANG ABV MIN SIDE SETBACK 4 b � g EE SITE - DR iADR 1.00, 1 • = 20,0' "-a' 8-5 -flOWERT'LIxE S� 4 L_ _ 1.• } rRaRmTuxe —I— — 174'-0' PROPERTY LINE • SIDEWALK ADDRESS: 415 BAKER BLVD ZONE TUC-TOD, 70' PROJECT DESCRIPTION: 234,882 SF ACTIVE ADULT RESIDENTIAL APARTMENTS. 166 RESIDENTIAL UNITS. PARKING FOR 169 VEHICLES LEGAL DESCRIPTION: ANDOVER INDUSTRIAL PARK #2 POR NLY 8 ELY OF LN RNG. S 01-34-33 W 235 FT FR PT ON N LN TR 8 DIST 354.10 FT ELY FR NW COR SO TR TH S 88-25-27 E 224.93 FT TO E LN TR9 STALLS @ 23' EACHII m, APN: 022310-0080 EXISTING TWO STORY MASONRY BUILDING TO BE DEMOLISHED EXIT 1 I ' LOADING AREA \\ \ ONE WAY DRIVE AISLE 184'-9' 224'- 11' PROPERTY LINE WASHINGTON PLACE HOTEL AND APARTMENTS 223 ANDOVER PARK E APN: 022310-0090 NEW CONSTRUCTION 15' SETBACK FROM BACK OF CURB; PER TUC CORRIDOR STANDARDS LINE OF CURB - —_STREET FURNITURE PER LANDSCAPE L1.00, TYP 45 - 4' PROPERTY LINE 19-T BUILDING ENTRANCE PRIMARY GARAGE ENTRY T - - - - - ADA IMPROVEMENTS PER PROJECT# 17-079 ANDOVER PARK E. EXST TELEPHONE BOX TO REMAIN - LINE OF LEVEL 3 OVERHANG ABV EXST ELECTRICAL VAULTS; REF ALTA SURVEY EXST TRANSFORMER; REF ALTA SURVEY LINE OF EXST UTILITY EASEMENT 15' SETBACK FROM BACK OF CURB; PER TUC CORRIDOR STANDARDS PRIMARY VEHICULAR ACCESS: PRIMARY GARAGE INGRESS/EGRESS 8 BACK OF HOUSE ACCESS LINE OF LEVEL 3 OVERHANG ABV LINE OF NEW CURB 'GREEN SCREEN' PLANTING FENCE ALONG SOUTH PROPERTY LINE; PART OF NEW CONSTRUCTION FOR ADJACENT PROPERTY (APN: 022310-0090) • -7 - - MIN. REAR SETBACK I ECK V ED JULO.2011 (;ommunity Development JR'k. ' ARCHITECTURE 1. ' 1 E 1 . 1938 Fairview Avenue East SUM ,o0 Seattle, WA 98102 info@urbalarchitecture.com • www.urbalarchitecture.com • r 206-257-0972 STERLING SOUTHCENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 DESIGN REVIEW - P.H. SITE PLAN DATE 07.06.2017 SCALE 1" = 20'-0" DRAWN Author JOB N 17-004 07.06.2017 2017 urbe, Arclotecture. PLLC . shell not to be used , wOole or In pert ...out toe noraten ADR 1.00 10' 20' 40' Ll7-aatf/ ADR `2 3.02/ 1'-A' 20'-0' I 8 li LIME OF L3 ABOVE 8 4 b b 54'-8' p i 6STD.6TALLS SECONDARY PARKING (VISITOR AND FUTURE RESIDENCE) 25'-6' TO ST 15 0' 2 COMP STAU_S 27 ADR 1 LEASING BAKER BOULEVARD 132'-2' - - - --MAIN ENTRY - - 28 ADMIN. I� 34' 0' o. 19'-0 TWO-WAY 25' DRIVE-0' AISLE lu kid STAIR TRANSF. rt 24'-0' 3 COMP. STALLS 4 STD. STALLS PARKING 53 STANDARD STALLS 26 COMPACT STALLS 2 ADA STALLS 83 STALLS TOTAL 6'-0' 8 GEN. RM 3 STD. TD. STALLS A I- 3 LOBBY TALLS _19'-0 -- -l. 25'-0' TWO-WAY DRIVE AISLE +� lif 34'- 0' 4 STD..TALLS 34'0' 4 STD. TALLS LINE OF FLOORABOVE aI8TRO I WINE BAR GREAT ROOM 1 15-6' I � I C� Lj: I , /� o . • i' 0 TRASH b • '..`4o 25.0 } TWO-WAY DRIVE AISLE GARAGE ENTRY 27 SID)NALK MIN N 4 - 1' 0" [ADR 1.0� LEVEL 1 - DR 140-6' 1 Alks / ADR 24'-0 20-2' LINE OF L3 ABV, TYP -- UTILITY EASEMENT w 0 2 t.i7-ooyi 11 L1ECL-ta'-!Y E JUL062017 (;ornmunity Uieuelopment UREA `. ARCHITECTURE., 1938 Fairview Avenue East Bus, roo Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTHCENTER, A TUKWILA ACTIVE ADULT RESIDENCE 41S BAKER BOULEVARD, TUKWILA, WA 98188 DESIGN REVIEW - P.H. 07.06.2017 II - LEVEL 1 DATE 07.06.2017 SCALE 1/16" = 1'-0" DRAWN Author JOB # 17-004 Lo'Inj7PrZIT:egir';;TLYsTrOr=%1':itiCreTner ADR 1.01 r, I I / ADR) 2 3.02 21'-6 1 51'-8, . 301 STAIR A FL8LEUNITS NR e! \ U!A! ON1�EXI\ CORRIDOR AMENITY F/S ROOM 23'-1' 23. LEVEL 2 - DR 'AOR 1.02; 1/18' = 1,-0" FRB 60-0 76-6 9 STD. STALLS PARKING 61 STANDARD STALLS 23 COMPACT STALLS 2 ADA STALLS 86 STALLS TOTAL 25-0 ol0 u u 2,3 } MEP !r c 24'.! 3 COMP. STfLS 30-17'� 2 ADA STALLS b � A LOUNGE( READING AREA L 1 16-3" 15-6 STAIR ELE✓2 • 15% RAMP DOWN TO L1 PARKING 59-4" 1 ADR 25'-0 1 sr r 1 ADR 2 <3.01 I— bi RI RECF- IED JUL 06 2017 c ;ornrnranity t)eVelopmeni ARCHITECTURE 1938 Fairview Avenue East SUM 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTHCENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 !DESIGN REVIEW - P.H. LEVEL 2 DATE 07.06.2017 ' SCALE 1/16" = 1'-0" DRAWN Author i I JOB* 17-004 hem 07.06.2017 II ADR 1.02 L 17--00 KI T-- • 96 23-1• 24-11' ; • TVP. 8.2 -- - UNIT 82+ BALL C.2 PATIO UNR C.2 IllIIP aRC IIIII, UNIT C.2 ti ADR 3.01 •••"" 1 utirrB2+BALC UNIT A2 190-r 24'•11' 27-11' 17-10' 3-5• UNIT B.2+ BALC UNIT 8.2+BALL ff CIRCULATION UNIT B.2+ BALC UNIT 8.2 BALC —'L-^----,-o2P— B2 PATIO 17-6 { 10-11• 17-1• 10-11• 12-1• 17-6 127-6 132 PATIO LANDSCAPED COURTYARD: DESIGN TBD 7 113'-0• UNIT 82+BALC UNITAI B.2 PATIO 8.2 PATIO I II' - II'- UNIT B2+BALC UNIT Al 15-0• Al TYP. �Jlu 23'-10• - 78-1' 1 LEVEL 3 - DR ADR 1.03, 1/16• = 1'-0•-- UNIT 8.2+BALC UNR Al CIRCULATION UNIT 8.2+ BALC 17-0• TVP. A2 UNIT A2 TRASH RM UNIT 8.2+BALC UNIT B.2+BALC 23' - 0' 8.2 TVP. - 17 1 -- l 17-1• 18-11• 24'-11• 196-1' ADR 3.02 10• UNIT C.4 T7 TS-Fy 12-4• UNIT C.5 UNIT B.2 + BALC a UNR B.2+BALC 33-9' UNIT 82+ BALC UNIT C.3 # 9.10 • .BALC DEPTH, TVP. 2 ADR <3.01 1' - 6• BLDG MODULATION J TVP JZ 27-6 10-1 27 -6 Ll)-oo4i RECVNED JUL 06 2017 Community Development ARCHITECTURE 1938 Fairview Avenue East 'Lure woo Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTHCENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 (DESIGN REVIEW - P.H. LEVEL 3 DATE 07.06.2017 SCALE 1/16" = 1'-0" DRAWN Author JOB R 17-004 07.06.2017 Arch,teclueeves c0ftr740 taw coor.9m v c9wsn ADR 1.03 r II mk- 14 .4' ♦ 9 5 ADR 3.01 19P-7 24'-11' 12-5 4, 12.5'4. 3B-P _ 23'-0' + TIP. B.3 UNIT B.2 «BALC UNIT C.2 UNIT C2 UNIT B.2 « BALC 1 L UNIT C2 UNIT C.2 -1- • 'AOR -_,LEVELS 4-7 - DR 9-5 L- 12'- 17 :_ 17-5 44. 12-5 - UNIT B.2 «BALC UNIT 8.2 • BALC UNIT B.2 «BALC UNIT B.2 «BALL fn- UNIT B.2 «BALL UNIT B2 «BALC 13'-11' 12-1' 10-11' 23-P B.2 TIP. UNITS/ «BALC UNIT B 3 «PALL UNITA1 UNIT Al 59 -11' UNIT 13.2 « BALC 3.02 ' - 11" UNIT A3 UNIT A2 7 UNITA1 CIRCULATION UNIT B2 «BALL UNIT B2 «BALL UNIT C.3 12-1" 1 19-11' 12-7 k 22-5 1P-1' 21'-8' 1 17-9' r 13'.10' _ _1 b 2 ADR�. <3.01i G! T-O0Yi Ni E y V LYy JUL 06 2017 community L)eveiopment ARCHITECTURE 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTHCENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 'DESIGN REVIEW - P.H. LEVELS 4-7 III I DATE 07.06.2017 SCALE 1/16" = 1'-0" DRAWN Author JOB O 77-004 07.06.2017 PL. llrbel Architecture IstlC reserves common law ca0Shrt and other oreverly nehts in the CIOCurnent All drawn a. aT a or IX o'ne•I'O'rect ce eh that not to Ise used in whole or in pert tort., Ole err Iten ADR 1.04 1 I LINE OF L3 FLOOR ABV F- LINE OF GARAGE ENTRY CANOPY ABV MOUNTING HEIGHT APPROX 9'-3' I S10 27 $10 LEVEL 1 - PRELIMINARY EXTERIOR LIGHTING PLAN 'ADR 1.10! 1/16' = 610 — — -- LINE OF L3 FLOOR ABV LINE OF ENTRY CANOPY ABV n\ 27 rl •1 s1 o LIGHTING LEGEND A C) A. GROUND UPLIGHT MFR: WAC LIGHTING MODEL: WAC462206 COLOR: BRONZE MOUNTING HEIGHT: EXTERIOR FINISH GRADE B B. RECESSED CAN MFR: DELTA MODEL: REO: MINI X DELTA LIGHT COLOR: TRIM MOUNTING HEIGHT: VARIES B1: CANOPY HEIGHT - 9'-3" B2: L2 OVERHANG - 9'-0" C C. WALL.MOUNTED SCONCE, UP -DOWN MFR: WAC MODEL: RUBIX 2510 COLOR: BLACK MOUNTING HEIGHT:9'-3" .5iiL !msg. illl I JUL 062017 '.ommunity Oevulopment S1. PEDESTRIAN LIGHT POLE MFR: STREETSCAPE GROUB MODEL: K204-P2GS- I I I-40(SSL)-7042-120(MT)-KPL 10 COLOR: BLACK � u7.--00W u iu/, ARCHITECTURE _ 5E.-h l . ', 1938 Fairview Avenue East suite goo Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com 7 206-257-0972 STERLING SOUTHCENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 !DESIGN REVIEW - P.H. 07.06.2017 EXTERIOR LIGHTING PLAN I DATE 07.06.2017 SCALE 1/16" = 1'-0" DRAWN Author JOB 8 17-004 ADR 1.10 S1 ,.. ..". ,.. ,., , , ,,, ,. 1.11, 1, 1.2 1, I, 1.55 5.5 DA 5, 3.5 1.5 1.5 I-• 1.6 1.6 4.2 1.6 1.6 5, 1_2 1, 5-5 3, 11.5 5, Lo 1.1 125 1-6 1 41_6 1_6 1, 1.4. 5., 1.2 5,....13_67 s. 5.4 5.9 5 5 1.1 5.5 1.9 1.5 1.3 1.2 1.2 1.3 5.5 1.5 5.s 3,3 1, 3, 3 5 3.5 3 s 1., 5, 1.3 15 1._ 1.3 5.5 5 s 3.s 5., 5 s 4.1 1.4 5.6 5.2 5.3 1 a 1.4 5.5 5.5 1.5 5 • 5.2 t 2 TRY CANOPY ABV LINE OF L3FLOORABV 53 5G 54 5.1 5.- 5.2 la 1.! 1.4 1.4 1.5 5, 1.2 1.5 5., 3.5 5., 3.5 3.2 1.15 1.2 1.5 1.6 1.4 1.5 1.5 *I..3 1.8 1.8 163 .4 .4. ai,,.. 15, I., k,, t., t,A 1.9 t.. ,.3 5.2 3-2 1.1 ‘..., 1, 13 a 3.-1-3-1-3-1-t-r-t-r-5.--ar-5-r-•--5--e-tr-5-55-5.-2--I-er-5-55-S-6-,6969.-1-i ...,.,I,..6_16 3, 5,.5,q5,63.....4,2..L3,. 1.3 3 3.5 15 1,2 3, 5.3 5.1 t.1,3.5 LINE OF L3FLOORABV LINE OF GARAGE ENTRY CANOPY ABV 12 1.5 t r • 6.1. 5 2 3.2 t 4 1.1 5. BI 5 b.2 t e 5.5 D.2 5 4 5.• 3 3.5 5.2 5.s 1.11r. : b.5 3, 3,38. 5.5 51 is 15 5. 3.5 h.a 5.15 3.2 3. 5, 3.o 5.0 13.2 D. 1.o b.o 5 5.5 5.1- izrz- 155r 5.5 13.2 3., '.1 5.5 5.2 t '.1 MOINTING HEIGHT 3. b., 3., b APPROX7-3- t 5.5 5.2 t.3 D., 1,5 1.1 5., 1.4 1.1 5.5 5.1 5.2 t.4 1.3 3.5° 5.1 5.2 t.4 1.5 1.6 5.5 5.2 t D., 5.8 5.5 5., 5.3 5.9 1.s 4:1 t.G t.G !,3 1.9 5.5 5, 1.5 3.5 5.3 5.5 5.2 5.3 5.6 1.o 5.5 t.2 5.3 5.3 5.9 1.1 5.5 5t4 1 .2 ..2 510 1.1 33.2 t 4 3..3 1, 5.5 b.z 5.5 b., 3.o 5.5 5.2 t.3 0.6 1.5 5.5 5.3 1.1 3.5 1, 1.5 5.5 12.2 1.4 5.5 5.5 3.s 5.1 5.2 t.4 1.2 5.cE5.2 5.5 5.5 5.2 t:TA C , 51 t.5 5 c 5.5 b.2 t, 5.5 5_8 3.5 5.: b.2 1.3 5., 1.2 1.4 5.1 5.5 5.3 3, 1.s 5.0 5.5 5.2 tLe 1.5 3.A.13.J1.5 5.3 1.5 5.5 3.4.t.I3 53.5 5.6 1.5 3.4 Gal /.6 1.: 1.5 1.7 3.S=1.3 3.5 1, 1.7 5.511014 A 5.9 5.9 1.9 5.5 ILA 5.8 1.5 5.6 1.2 5.9 5.6 t 6 b.e 1.5 1.5 5.7 5.6 5.7 1.0 1.2 5.9 5.7 1,7 5.5 1.2 5.9 b.s 5.3 5.5 5.5 5.o t.o 5.51 b.o 13.5 5, D.5 3, 5.5 5.5 b.o b.c 5.5 5.5 5.5 5.5 t.s I.; 1.5 t.e 1.2 b.3 5.9 5.6 5.5 11.3 1.3 3.3 5.3 b.5 5.5 5.3 3.3 5.3 5., 5.4 5.3 1.3 1.3 1.3 t.• 31.4 /.3 t.3 t.3 1.1 1.3 36.2 t.1 11.1 5.o 5, 5.0 5, 5.6 1,5 t o b.o 5.o 5.5 5.5 5.0 t.o b, 1.6 11.2 b./ t 8 5.1 b, 5.6 5., 5, 1, 5, D.5 5 a 555 5, 5.5 5.5 5 5 55 5.5 1.5 5.5 3 5.5 1.5 5.5 51 5 5.5 15 15 5, To To 53 50 1, 5. 5 t. by 5, 5. To To 5, 54 1. T 6 T 5 5 4 5 J • 1'7313,1 C .AT 11:C 13.0 5, 5.5 5.0 5.3 b. 13.5 5.5 5.o 1., 5.5 3.: 5.5 5.5 5.6 5, 15 5. t r t.0 b., 5.3 3., t. 5.5 b.o t.o 3.5 b.3 5.3 5.2 5.5 b.o 5.o b, 5 b.3 5_3 .2 3., 5.o 5, b.5 5.5 5.5 5.6 I.3 5.0 5.0 3.2 5.6 5.6 5.4 611 5.5 t.o 5.2 3.9 5.1 5.6'4.4 5.- 5.1 5., 1.1 1.0 5.7 t..3 5 2 b 5 • A 1.4 1.4 5.3 '6 5.6 5.9 5.6 • 5 SI 3 /.6 1.9 5." 5 1 1.5 3.5 3.4 15 3 1.6 1.0 5 9 7 1.9 5.3 1.6 b 2 5.3 1.9 1.3 5, 5.4 1.: 5 7 1.5 1.9 1.o 5 1.6 1., 1., 5 2 1.7 5 5 1.5 t 5.2 IA 1.3 b e 1.6 5.2 1.1 5, 1,5., 5.1 t 9 5.2 1.3 1.3 15 5.s 3.5 3.5 5 o SI 5.6 5.6 5.5 5.19 b 5 5.3 1.4 5.5 5 3 3, 5.6 3.1 5.15 3.6 3.2 1.2 be 3., 1, 1.4 b 1.5 1.5 5.2 b. 5.6 1., 5.1 b. 5.9 5.5 1.5 b. 1 9 1.7 1 4 b. 5.5 5.2 5.5 1. 3.2 3.5 3.5 5 5.5 1.4 5, 1. 1.7 5.5 5. 81 3.6 1.5 0.75 1. 1.9 1.1 5.o b. 5.o 5.2 3.5 b. 5.3 5.6 5.0 5. Luminaire Schedule Symbol Qty Label Arrangement Lum. Lumens LLF Description 11 A SINGLE 515 0.828 WAC 462206 8 fl 131 SINGLE 518 0.874 Delta Light MINI REO 9304 6 12 6 B2 S1 SINGLE SINGLE SINGLE 518 1639 3978 0.874 0.874 0.874 Delta Light MINI REO 9304 Rubix 2510 Up and Down K204-P4GS-III-40 (SSL)-703 Calculation Summary Label North-East Pedestrian Walk Top CalcType Illuminance Units Fc Avg 2 .07 Max 10.9 Min 0.0 Avg/Min N.A. Max/Min N . A . South-West Vehicle Path Top Illuminance Fc 0.88 8.0 0.0 N.A. N.A. C)EK100LEVEL 1 - SITE: PHOTOMETRICS PLAN 3516. = 1,0" LIGHTING 0 LUMINAIRE, CEILING MOUNTED. RECESSED LUMINAIRE, WALL MOUNT LUMINAIRE, POLE MOUNTED - U SHEET NOTES 1. REFERENCE CIVIL DRAWING FOR ELEVATION DETAILS. 2. EXISTING UTILITIES SHOWN ARE A BEST EFFORT COMPILATION OF SURFACE LOCATES AND RECORD DRAWING RESEARCH. ACTUAL LOCATION AND/OR EXISTENCE OF UNDERGROUND UTILITIES MAY VARY SIGNIFICANTLY FROM PLAN. ALL UTILITIES SHOWN TO BE LOCATED BY A PRIVATE TONING SERVICE AND/OR POTHOUNG PRIOR TO EXCAVATION. 3. REFER TO ARCHITECTURAL AND CIVIL DRAWINGS FOR EXACT LOCATIONS AND ELEVATIONS OF ALL LUMINAIRES, TRANSFORMER PADS, AND OTHER SITE ELEMENTS. 4. ALL PEDESTRIAN AND VEHICLE TRAFFIC AREAS SHALL BE PROPERLY ILLUMINATED DURING EVENING HOURS AS REQUIRED BYOWNER. CONTRACTOR SHALL BE RESPONSIBLE TO PROVIDE TEMPORARY LIGHTING WHERE EXISTING LIGHTING HAS BEEN REMOVED AND PERMANENT LIGHTING IS NOT YET INSTALLED OR WHERE LIGHTING BRANCH CIRCUITS HAVE BEEN INTERRUPTED DUE TO CONSTRUCTION. RECFNED JUL 0 6 2017 :ommunity LI I ARCHITECTURE 1938 Fairview Avenue East 00330300 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 license consultant logo TrindEra ENGINEERING project name STERLING SOUTH CENTER A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, 7UKVAI.A. WA 88188 submIttals/revlsions PUB. HRG. DESIGN REVIEW 08.30.2017 drawing Utle SITE: PHOTOMETRICS PLAN drawing Information DATE 06.30.2017 SCALE DRAWS AMA JOB # 17-004 copyright *2017 UrMI Irtlibrodon. PILC UM MeMonlm RIC mom come krer MOW orod Mr many Mes It S. Moommt NI dram • l'erelaraml' bmiellaa ArdollMambrgl'i mil 11 jrall=1.4 =I Umbia....a hallow Ma arlh H K- 00 TEMPORARY/ GUEST PARKING SIGNAGE ENTRANCE TO TEMPORARY/ GUEST PARKING OFF OF BAKER BOULEVARD. SIGNAGE TO INCLUDE BUILDING BRANDING BELOW ENTRY CANOPY, UPON BRICK FACADE LINE OF GARAGE ENTRY CANOPY ABV 4 I 27 LINE OF ENTRY CANOPY ASV 28 1- , LEVEL 1 - PRELIMINARY EXTERIOR SIGNAGE PLAN ADR 1. 1/16' : i'-0' z8 - Tl MAIN ENTRY SIGNAGE PRIMARY PEDESTRIAN ENTRANCE FOR RESIDENTS AND GUESTS, LOCATED ON BAKER BOULEVARD. SIGNAGE TO INCLUDE BUILDING NAME ALONG CANOPY AS WELL AS BUILDING LOGO ADJACENT TO ENTRY DOOR. JUL 06 2017 :omr.un� y PARKING GARAGE ENTRY SIGNAGE MAIN PARKING ENTRANCE OFF OF ANDOVER PARK E. SIGNAGE TO INCLUDE PARKING "P' SIGN AT BUILDING EDGE FOR EASY VISIBILITY TO BOTH DIRECTIONS OF TRAFFIC. BUILDING BRANDING TO BE LOCATED ON BRICK WALL ADJACENT TO GARAGE ENTRY AS WELL. 7-- diaV/ URBAL' ARCHITECTURE 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTHCENTER, A TU KW I LA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 DESIGN REVIEW - P.H. 07.06.2017 PRELIMINARY SIGNAGE PLAN DATE 07.06.2017 SCALE 1/16" = 1'-0" DRAWN Author JOB 9 17-004 a. other orofoorty oghts ...rent df own ADR 1.20 aif ROOF LEVEL LEVEL 7 LEVEL 6 LEVEL 5 LEVEL 4 LEVEL 3 LEVEL 2 LEVEL 1 Parking Access S•gnage NORTH ELEVATION Sta' & Elevator Overrun Beyond Elevator Overrun , 1 _ Meta Vent Stanton. lyp V tAl Unli typ L J Brick Cladding Concrete IIelm mown It@I� Amp.IIIu IN1111.11 taus sum imp masa MOW !III E`■1 11.i — Main Rber Cement Storefront Break Metal VTAC Entry Trim typ Glaz ng Grid. typ Signage Sys em. tvp Metal coping Sta r Overrun F bey Cement Lap S ding Fiber Cement Panel sv,• Aluminum Reglets Painted to Match ■ - Fiber Cement Lap Siding PIA Wire Mesh Revamp Steel Panel -Fiber Cement Panel w/ Aluminum Reglets Painted to Match Bolt on Deck w' Glass Panel Metal Ra:ing White Vinyl Windows, typ -{ Rink Cladding Parking Acr. ess Signage 1/16"=1'-0" ROOF LEVEL LEVEL 7 LEVEL 6 LEVEL 5 LEVEL 4 LEVEL 3 LEVEL 2 LEVEL' Concrete EAST ELEVATION Stair Overrun Stair Overrun Beyond l rl Brix Cladd•n W re Mesh V TAC Gnll, typ - Fhe Cernen' VTAC Cor.✓ete Trim typ Gr '• typ A Revamp Stec Panel Stn errant Gazing System lyp Break Metal Metal Coping Elevator Overrun Start Overrun Beyond Fiber Cement Lap Siding Fiber Cement Panel w/ Aluminum Reglets Painted to Match fiber Cement Lap Siding !Per Cement Panel w/ Aluminum Reglets Painted to Match Bolt or Deck w/ Glass Panel Metal Railing While Vinyl Windows, typ Man Entry Signage REC 3V D JUL 06 2011 1/16"=1" - 0" (.ornmunity t)eve$opmen6 •A..■./.,..■r, A•.•■•••.A*m 111..11 E,1110,1111. 111, Fiber Cement Lap Siding Benjamin Moore November Skies 2128-50 Fiber Cement Panel Benlam.n Moore D stant Gray OC 68 Fiber Cement Lap Siding Benjamin Moore Smoke Gray 2120-40 Fiber Cement Panel Fiber Cement Trim Benjamin Moore Deep Space 2125-20 Break Metal Coping Benjamin Moore Black Iron 2120-20 Concrete stem-wal'' and columns Brick Cladding Mutual Materials Norman Imperla. Gray Mission style Woven wire mesh Steel Paneling Revamp Basketweave Silver Hammertone Architectural VTAC Grill Painted to match sldmg Storefront Glazing System Black mu ions White Vinyl Windows U.tBAL ARCHITECTURE 1938 Fairview Avenue East SUM too Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 STERLING SOUTH CENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 DESIGN REVIEW - P.H. 06.30.2017 BUILDING ELEVATIONS DATE 07.06.2017 SCALE DRAWN Author JOB 78 17-004 wm.r Tea ae .•p ADR 3.01 ci 7 ROOF LEVEL LEVEL 7 LEVEL 6 LEVEL 5 LEVEL 4 LEVEL 3 LEVEL 2 LEVEL 1 Concrete w/ scoring jo'cts SOUTH ELEVATION Stair Overrun Wire Mesh Metal Vent Shroud typ — Exterior Lighting Fixture Per Lighting Plan VTAC Grill. typ F.be Cement Trim typ VTAC Gril', typ Parking — Revamp Access Steei Pane, &gnage Brick Cladding Metal Coping Elevator & Stair Overrun Fiber lrrrert Lap Siding Fiber C ra•r+i Pzrze• wr, Alum rt„m Reglets Painted to Match - Fiber t ement Lap Siding Fiber Cement Pane. w:• Aluminum Reglets Painted to Match Boll on Deck w/ Gass Panel Msral Railing White Vinyl Windows, typ Parking Access Signage Bw'C. rg Signage 1/16„=1,-0" Stair & Elevator Overrun Beyond Stair Overrun ROOF LEVEL 0 LEVEL 7 LEVEL 6 LEVEL 5 LEVEL4 LEVEL3 LEVEL 2 LEVEL 1 Storefront Glazing System. typ WEST ELEVATION r' Brick Gadding Metal Vent Shroud. typ — Cher Cement '.rim typ VTAC Grim, typ VTAC Gr ;', typ Break Metal Revamp Steei Pznei Stair & Elevator Overrun Beyond Stair Overrun Concrete W re Mesh • Fiber Cc-nent Lap Siding fiber Cement Panel w/ Aluminum Reglets Painted to Match - Fiber Cr-merit Lap Siding -Fiber C anent Panei w/ A:uminum Reglets Painted to Match 1/16"=1"-0" White Vinyl Windows, typ BoltonDeck w/ Glass Panel Metal Raring Exterior Lighting Fixture Per lighting Plan L/ 7-c4'kfp RECFNIED JUL 06 2011 community Development 1111..11181.11,11.,111.1111,1111111 .1111111111111111.11,1111111,111111,1111111,111 .,.... s.....■ Fiber Cement Lap Siding Benjamin Moore November Skies 7128-50 Fiber Cement Panel Benjamin Moore Distant Gray OC-68 Fiber Cement Lap Siding Benjamin Moore Smoke Gray 2120-40 Fiber Cement Panel Fiber Cement Trim Benjamin Moore Deep Space 2125-20 Break Metal Coping Benjamin Moore Black Iron 212020 Concrete stem-wal and columns Brick Cladding Mutual Materials Norman Imperial Gray Mrss'on style Woven wire mesh Steel Paneling Revamp Basketweave Silver Hammertone Architectural VTAC Grill Painted to match siding Storefront Glazing System Black mui. ors White Vinyl Windows Uf3AL ARCHITECTURE 01 Ar:f7ug ;L 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 1— STERLING SOUTH CENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 DESIGN REVIEW - P.H. 06.30.2017 BUILDING ELEVATIONS DATE 07.06.2017 SCALE DRAWN Author JOB 8 17-004 ADR 3.02 STERLING SOUTHCENTER 0223100080 Associated Files: PL17-0037, E17-0008, L17- 0041, MSTR17-0006 This File: L17-0042 SPECIAL PERMISSION/TUC MODIFICATIONS 7 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: Sterling Southcenter Project Number: L17-0042 Associated File Number (s): Date Mailed: 10/4/17 Mailing requested by: Jaimi vis Mailer's signature: ❑ Board of Adjustment Agenda Packet 1 otice of Application for ❑ Board of Appeals Agenda Packet ❑ Determination of Non -Significance ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action ❑ Notice of Application x Shoreline Mgmt Permit Notice of Decision (AMENDED) ❑ Notice of Public Hearing ❑ Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivision Agenda Parties of Record: Sent via email and mail to parties listed on NOD. Jaclyn Adams From: Jaclyn Adams Sent: Wednesday, October 4, 2017 9:51 AM To: Jaimie Reavis Subject: Notice of Decision - Sterling Southcenter L17-0C)42 & L17-0041 Attachments: L17-0041 Notice of Decision.pdf; L17-0042 AMENDED Notice of Decision.pdf; Sterling Southcenter Attachment.pdf Dear Interested Parties, Please find attached an Amended Notice of Decision for L17-0042 The Sterling Southcenter project at 415 Baker Blvd, Tukwila Wa. This is a Special Permission permit for an 11% requested reduction to the amount of required parking. Also find attached a Notice of Decision for L17-0041 The Sterling Southcenter project at 415 Baker Blvd, Tukwila Wa. This is Public Hearing Design Review permit for redevelopment of 1.2 acre lot with a seven story 235,000 sf residential building. Please contact project planner Jaimie Reavis at 206-431-3659 or at Jaimie.ReavisPTukwilawa.gov with any questions. Thank you, Jaclyn Adams Administrative Support Specialist' City of Tukwila 6300 Southcenter Bl, Suite 100 1 Tukwila, WA 98188 T: 206-431-3670 1 F: 206-431-3665 Jaclyn.Adams@TukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice 1 City !!'e f T aw l Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director October 4, 2017 NOTICE OF DECISION TO: Jeremiah Jolicoeur, Alliance Realty Partners, Applicant Baker Boulevard Associates, Owner King County Assessor, Accounting Division Washington State Department of Ecology Kenneth Metcalf, BP Pipelines (North America) Inc. 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 Protect File Number: L17-0042 Applicant: Jeremiah Jolicoeur, Alliance Realty Partners Type of Permit Applied for: Special Permission (11% requested reduction to the amount of required parking) Project Description: The applicant is requesting a reduction in the required number of parking stalls for a new, seven -story apartment building with 166 dwelling units for residents ages 55 and older. The proposed reduction to the required number of parking stalls is 11%; a total of 186.5 stalls are required per code and 167 are proposed. Location: 415 Baker Blvd., Tukwila WA (parcel # 0223100080) Associated Files: L17-0041 (Public Hearing Design Review); PL17-0037 (Land Use Project File) Comprehensive Plan Designation/Zoning District: Tukwila Urban Center —Transit Oriented Development (TUC-TOD) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 II. DECISION SEPA Determination: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project has been determined to be consistent with the subarea plan and is therefore exempt from SEPA review. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a Special Permission Parking Reduction does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to the following condition: Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by implementing an effective parking management plan and participation in the City's Commute Trip Reduction (CTR) program. The site's required participation in the City's CTR Program shall include both the employees and the residents of Sterling Southcenter. The Transportation Management Plan (TMP) for Sterling Southcenter shall be required to be submitted and finalized prior to final inspection of the building permit. Additionally, the applicant will be required to submit an annual report that includes a traffic management plan showing compliance with the City's Transportation Demand Management program. 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. 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. IV. PROCEDURES AND TIME FOR APPEALING 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 October 18, 2017. The requirements for such appeals are set forth in Tukwiila 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 parry's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. Type 4 Permit JR Page 2 of 3 10/3/2017 3:28:00 PM W:\Users\Jaimie\Land Use Permits - Under Review\Sterling Southcenter\NOD_L17-0042_SterlingParkingVariance.doc l 1 4. The Notice of Appeal s, identify (a) the specific errors of fact or en` 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, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206-431-3659 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. De&'rtment of Community Development City of Tukwila Type 4 Permit JR Page 3 of 3 10/3/2017 3:28:00 PM W:\Users\Jaimie\Land Use Permits - Under Review\Sterling Southcenter\NOD_L17-0042_SterlingParlcingVariance.doc i" City f Tukwil Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: STERLING SOUTHCENTER Project Number: L17-0042 Associated File Number (s): PL17-0037, L17-0041 Date Mailed: 10/3/17 Mailing requested by: JAIMIE REAVIS Mailer's signature: Allan Ekberg, Mayor ❑ Board of Adjustment Agenda Packet ❑ Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit O Determination of Non -Significance F. Notice of Decision ❑ Determination of Significance & ❑ Notice of Public Hearing Scoping Notice 0 Notice of Public Meeting O Mitigated Determination of Non- 0 Official Notice Significance ❑ Other: O Notice of Action 0 Shoreline Mgmt Permit O Notice of Application ❑ Short Subdivision Agenda Parties of Record: kenneth.metcalf@bp.com Christie.Most@kingcounty.gov ECY RE SEPA REGISTER <separegister@ecy.wa.gov>; JJOLICOEUR@ALLRESCO.COM BAKER BLVD ASSOCIATES - OWNER 1 'l City of Tukwila Allan Ekberg, Mayor Department of Community Development — Jack Pace, Director October 3, 2017 NOTICE OF DECISION TO: Jeremiah Jolicoeur, Alliance Residential Company, Applicant Baker Boulevard Associates, Owner King County Assessor, Accounting Division Washington State Department of Ecology Kenneth Metcalf, BP Pipelines (North America) Inc. 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: L17-0042 Applicant: Jeremiah Jolicoeur, Alliance Residential Company Type of Permit Applied for: Special Permission (11% requested reduction to the amount of required parking) Project Description: The applicant is requesting a reduction in the required number of parking stalls for a new, seven -story apartment building with 166 dwelling units for residents ages 55 and older. The proposed reduction to the required number of parking stalls is 11%; a total of 186.5 stalls are required per code and 167 are proposed. Location: Associated Files: Comprehensive Plan Designation/Zoning District: 415 Baker Blvd., Tukwila WA (parcel # 0223100080) L17-0041 (Public Hearing Design Review); PL17-0037 (Land Use Project File) Tukwila Urban Center —Transit Oriented Development (TUC-TOD) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 II. DECISION SEPA Determination: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SETS. This project has been determined to be consistent with the subarea plan and is therefore exempt from SEPA review. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a Special Permission Parking Reduction does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to the following condition: Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by implementing an effective parking management plan and participation in the City's Commute Trip Reduction (CTR) program. The site's required participation in the City's CTR Program shall include both the employees and the residents of Sterling Southcenter. The Transportation Management Plan (TMP) for Sterling Southcenter shall be required to be submitted and finalized prior to final inspection of the building permit. Additionally, the applicant will be required to submit an annual report that includes a traffic management plan showing compliance with the City's Transportation Demand Management program. 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. 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. IV. PROCEDURES AND TIME FOR APPEALING 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 October 17, 2017. 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. Type 4 Permit JR Page 2 of 3 10/2/2017 3:15:00 PM W:\Users\Jaimie\Land Use Permits - Under Review\Sterling Southcenter\NOD_L17-0042_SterlingParkingVariance.doc 4. The Notice of Appeal ±� identify (a) the specific errors of fact or eh—s 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, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206-431-3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. • Dep/tment of Community Development City of Tukwila Type 4 Permit JR Page 3 of 3 10/2/2017 3:15:00 PM W:\Users\Jaimie\Land Use Permits - Under Review\Sterling Southcenter\NOD_L17-0042_SterlingParkingVariance.doc 10/20/2017 1 RE: 415 Baker - Parking Reduction Update - Jaimie is RE: 415 Baker - Parking Reduction Update Evan Lawler <elawler@allresco.com> Thu 8/31/2017 3:57 PM To:Jaimie Reavis <Jaimie.Reavis@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov>; Lynn Miranda <Lynn.Miranda@TukwilaWA.gov>; Cc:Jeremiah Jolicoeur <jjolicoeur@allresco.com>; Chad Lorentz <chadl@urbalarchitecture.com>; Aya Rojnuckarin <ayar@urbalarchitecture.com>; g 1 attachments (346 KB) 2017.08.30_SS_Parking Reduction Memo.pdf; Jaimie, Thanks for the discussion yesterday regarding the parking variance request and for providing additional feedback. As we discussed, I have addressed the opportunities for short-term parking associated with the parking stalls which will be constructed on Baker Blvd and contemplated shared offsite parking strategies for large events (should they occur). Please let me know if you have any questions regarding this latest update to the request. Regards, Eva n Evan Lawler Alliance Residential Company I Pacific Northwest 1325 4th Ave., Ste. 1005, Seattle, WA 98101 Direct: 206.567.7230 I Mobile: 208.720.0865 From: Evan Lawler Sent: Thursday, August 24, 2017 4:37 PM To: Jaimie Reavis <Jaimie.Reavis@TukwilaWA.gov>; 'Minnie Dhaliwal'<Minnie.Dhaliwal@TukwilaWA.gov>; 'Lynn Miranda' <Lynn.Miranda@TukwilaWA.gov> Cc: Jeremiah Jolicoeur <jjolicoeur@allresco.com>; Chad Lorentz <chadl@urbalarchitecture.com>; 'Aya Rojnuckarin' <ayar@urbalarchitecture.com> Subject: 415 Baker - Parking Reduction Update Jaimie, Minnie & Lynn, After my call with Jaimie yesterday and the resubmittal of our design review packet on 8/15 we have updated our parking reduction request. We have added additional information about parking management, staff services related to parking and the loss of parking stalls due to fire department requirements. Please review as soon as possible and let us know if you have any questions or need any additional information in order to support this reduction. As I mentioned to Jaimie yesterday, maintaining the 9/28 Board of Architecture Hearing is our top priority and we'll work quickly to fulfill additional to request to ensure we maintain this schedule. https://outlook.office365.com/owa/?viewmodel=ReadMessageltem&Item) D=AAMkADcwOTdiODIILTVIMjEtNDQwMi04MjJmLWUSYzBkNjVhZDIOYwBG... 1/2 • 10/20/2017 RE: 415 Baker - Parking Reduction Update - J Reavis Please let me know if hard copies of this memo are required and I will have them delivered. Thank you, Evan Evan Lawler Alliance Residential Company I Pacific Northwest 1325 4th Ave., Ste. 1005, Seattle, WA 98101 Direct: 206.567.7230 I Mobile: 208.720.0865 https://outlook.office365.com/owa/?viewmodel=ReadMessageltem&ltem I D=AAMkADcwOTd iODI ILTVIMj EtN DOwMi04MjJmLW USYzBkNjVhZDIOYwBG... 2/2 ALLIANCE RESIDENTIAL COMPANY Memorandum Date: 8/30/2017 To: City of Tukwila — Department of Community Development Project: Sterling Southcenter — 415 Baker Blvd From: Evan Lawler Subject: Parking Reduction Request — Design Review Update Request: Alliance Residential formally requests a parking reduction of 11% from the Multifamily Design Standards (TMC 18.28.260), with our intent ebing to seek this permission concurrent with our Board of Architecture design approval. Background & Support: The current design review submittal proposed for Sterling Southcenter — An Active Adult Community (Resident Ages 55+) includes 166 parking stalls for 166 residential units, a parking ratio of 1:1. As defined by the Tukwila Municipal Code (TMC 18.28.260), multifamily properties are required to provide one (1) parking stall for each studio/one bedroom residential unit, and 1.5 parking stalls for each two (2) bedroom unit. Under the current code, this project would require a total of 187 parking stalls or a parking ratio of 1.12:1. This project is located within the TUC-TOD area and is eligible for an administrative level parking reduction of up to 10%. The requested parking reduction for this project is 11% which requires a deviation from TMC via Special Permission - Public Hearing. Justification for this reduction is predicated on anticipated parking demand based on local experience with similar Class -A multifamily communities. In urban locations with good access to transit in the greater Seattle market, (such as 415 Baker Boulevard), Alliance Residential typically provides a multifamily parking ratio of 0.7:1. Additionally, demand for parking at these properties has never exceeded the spaces available. It should also be noted that seldom are buildings fully occupied, for example a top performing property will be approximately 98% occupied, meaning that even if each unit happened to lease a parking stall, there is some still some excess capacity within the parking count. Based on this property's location within Tukwila Urban Center District and Transit Oriented Development Zone we believe that the proposed ratio of 1:1 will serve our residents and avoid any spillover parking onto city streets. Alliance Residential - Seattle Metro Communities Project Units Parking Parking Ratio Clarendon 82 52 0.63 Infinity 248 124 0.50 Lexington 75 30 0.40 Saxton 325 284 0.87 Sky 151 115 0.76 Viva 105 77 0.73 Koi 166 154 0.93 Average 0.69 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 ALLIANCE RESIDENTIAL COMPANY Furthermore, the Tukwila TMC states that Senior Citizen Housing (which is defined as ages 60+) only requires one (1) stall for each of the first 15 units and 0.5 stalls per unit thereafter. If this project were submitted under the Senior Citizen Housing designation, the would require a 0.55:1 parking ratio for a total of 91 parking stalls. This building use is submitted as multifamily, but technically will be age -restricted active adult residences and we anticipate that the parking needs of the project will be a blend of the Multifamily and Senior Citizen Housing requirements. Our intent remains to provide a high -end resident experience and we are confident that a 1:1 parking ratio will appropriately serve these needs. Reducing Resident Parking/Driving: The design and programming of an active adult community serves to enhance the quality and experience of life for our residents. To achieve these lifestyle goals for our residents, the onsite staff will put an emphasis on reduced demand for resident driving which in turn will reduce the overall demand for parking. Sterling staff via the Resident Activities Coordinator / Concierge will coordinate ride sharing for our residents (Uber, Lyft, Etc.) for small excursions and coordinate buses and transportation for larger resident events. Another critical component of the active adult lifestyle is encouraging residents to be active and to take advantage of the walkability afforded by this location. With dining, entertainment and shopping within close proximity, and multimodal transportation opportunities nearby, Sterling staff will put emphasis on walkability of the location and reduced dependency on resident -driven autos. Parking Costs & Management: In all of our communities parking is an extra charge in addition to rent. Sterling Southcenter will follow this model where parking will be charged monthly per stall. We have found that charging residents per parking stall typically dissuades residents from having multiple vehicles and encourages many to forego keeping a car in an urban location. Resident parking stalls are numbered, reserved and monitored to avoid parking conflicts within the community and to track if any unauthorized parking is occurring. Assigned resident parking will be prioritized to the main portion of the parking garage. In the event that demand exceeds this capacity, parking will be assigned to the exterior stalls, with the understanding that the Guest and Prospective Resident stalls shall remain unassigned to serve their intended purposes. With the reserved parking strategy, management actively tracks parking demands and can address parking capacity ahead of time should it ever become an issue. In addition to meeting the resident parking demand requirements, the project also provides a dedicated off- street loading zone. This loading zone provides safe access to/from the building for recycling and rubbish pick-up, resident move -ins and deliveries. This comes at the expense of potential parking stalls but provides a better overall development for both the building residents and the city. Employees will be encouraged to take advantage of the TOD location and use public transportation, carpools and ride -sharing services to reduce the need for onsite staff parking. At any given time the number of onsite staff is not expected to exceed five (5) employees. Baker Boulevard Improvements — On Street Parking: As part of the planned improvements associated with the Southcenter Subarea Plan, Baker Boulevard is scheduled to be reconfigured to better accommodate pedestrian and bicycle uses via a "road diet." In addition to improvements to the pedestrian and cyclist experience, the planned reconfiguration of Baker Boulevard will add approximately 31 on -street public parking stalls to this block between Andover Park West and Andover Park East. These parking stalls are designed for short-term public use, limited to four (4) hours between 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 44' RESIDENTIAL COMPANY ALLIANCE 8:OOam and 6:OOpm. While these stalls are not designated for any property/use in particular, they will provide additional on -street, short-term parking opportunities for visitors to the Sterling Southcenter property if needed. Special Events — Shared Parking: In the case of special events which are expected to bring enough visitors to the community to exceed the available onsite parking and significantly impact the street parking on Baker Boulevard, the community staff will work with adjacent property owners to secure short-term parking arrangements. These special events are very infrequent and will be planned with enough advance notice to employ appropriate parking management strategies. City of Tukwila Fire Requirements: The City of Tukwila Fire Department requires that both a dedicated fire sprinkler room and fire command room be located on the ground level of the building, preferably at the building corner facing a public street. This is not an ordinary multifamily building code requirement for other regional jurisdictions. In order to meet this requirement, two (2) parking stalls were lost during the design review process. This further stresses the need for a 1:1 parking ratio as the building now has less area at the ground level available for parking. 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 10 RESIDENTIAL COMPANY ALLIANCE Memorandum Date: 8/24/2017 To: City of Tukwila — Department of Community Development Project: Sterling Southcenter — 415 Baker Blvd From: Evan Lawler Subject: Parking Reduction Request — Design Review Update Request: Alliance Residential formally requests a parking reduction of 11% from the Multifamily Design Standards (TMC 18.28.260). It is our intent to seek this permission concurrent with our Board of Architecture design approval. Background & Support: The current design review submittal proposed for Sterling Southcenter — An Active Adult Community (Resident Ages 55+) includes 166 parking stalls for 166 residential units, a parking ratio of 1:1. As defined by the Tukwila Municipal Code (TMC 18.28.260), multifamily properties are required to provide one parking stall for each studio/one bedroom residential unit, and 1.5 parking stalls for each 2 bedroom unit. Under the current code, this project would require 187 parking stalls or a parking ratio of 1.12:1. This project is located with the TUC-TOD area and is eligible for an administrative level parking reduction of up to 10%. The requested parking reduction for this project is 11% which requires a deviation from TMC via Special Permission - Public Hearing. Justification for this reduction is based on anticipated parking demand based on local experience with similar Class -A multifamily communities. In the greater Seattle market, in urban locations with good access to transit (such as 415 Baker Boulevard), Alliance Residential typically provides a multifamily parking ratio of 0.7:1. Additionally, demand for parking at these properties has never exceed the spaces available. It should also be noted that rarely, if ever, are buildings fully occupied. Typically a top performing property will be 98% occupied, meaning that even if each unit happened to lease a parking stall, there is some excess capacity within the parking count. Based on this property's location within Tukwila Urban Center District and Transit Oriented Development zone we believe that the proposed ratio of 1:1 will serve our residents and avoid any spillover parking onto city streets. Alliance Residential - Seattle Metro Communities Project Units Parking Parking Ratio Clarendon 82 52 0.63 Infinity 248 124 0.50 Lexington 75 30 0.40 Saxton 325 284 0.87 Sky 151 115 0.76 Viva 105 77 0.73 Koi 166 154 0.93 Average 0.69 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 11) RESIDENTIAL COMPANY ALLIANCE Furthermore, the Tukwila TMC provides that Senior Citizen Housing (which is defined as ages 60+) only requires one (1) stall for each of the first 15 units and then 0.5 stalls per unit thereafter. If this project were submitted as Senior Citizen Housing it would have a minimum parking requirement of 91 parking stalls, a 0.55:1 parking ratio. This building use is submitted as multifamily, but technically will be age -restricted active adult residences and we anticipate that the parking needs of the project will be a blend of the multifamily and senior citizen housing requirements. Our intent remains to provide a high -end resident experience and we believe that a 1:1 parking ratio will appropriately serve these needs. Reducing Resident Parking/Driving: The design and programming of an Active Adult community serves to enhance the quality and experience of life for our residents. To achieve these lifestyle goals for our residents the onsite staff will put an emphasis on reduced demand for resident driving, which in turn will reduce the overall demand for parking. Sterling staff via the Resident Activities Coordinator / Concierge, will coordinate riding sharing for our residents (Uber, Lyft, Etc.) for small excursions and coordinate buses and transportation for larger resident events. Another critical component of the Active Adult lifestyle is encouraging residents to be active and to take advantage of the walkability afforded by this location. With dining, entertainment and shopping within close proximity, and multimodal transportation opportunities close -by, Sterling staff will put emphasis on walkability of the location and reduced dependency on resident driven autos. Parking Costs & Management: In all of our communities parking is an extra charge in addition to rent. Sterling Southcenter will follow this model where parking will be charged per stall. We have found that charging residents per parking stall typically dissuades residents from having multiple vehicles and encourages many to forego keeping a car in an urban location. Resident parking stalls are numbered, reserved and monitored to avoid parking conflicts within the community and to track if any unauthorized parking is occurring. With the reserved parking strategy, management actively tracks parking demands and can address parking capacity ahead of time should it ever become an issue. In addition to meeting the resident parking demand requirements, the project also provides a dedicated off- street loading zone. This loading zone provides safe access to/from the building for recycling and rubbish pick-up, resident move -ins and deliveries. This comes at the expense of potential parking stalls but provides a better overall development for both the building residents and the city. City of Tukwila Fire Requirements: The City of Tukwila Fire Department requires that both a dedicated fire sprinkler room and fire command room be located on the ground level of the building, preferably at the building corner facing a public street. This is not an ordinary multifamily building code requirement for other regional jurisdictions. In order to meet this requirement, two (2) parking stalls were lost during the design review process. This further stresses the need for a 1:1 parking ratio as the building now has less area at the ground level available for parking. 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director NOTICE OF COMPLETE APPLICATION July 24, 2017 Mr. Jeremiah Joticoeur Ms. Aya Rojnuckarin 1325 4th Avenue 1938 Fairview Ave. E, Suite 100 Seattle, WA 98101 Seattle, WA 98102 Subject: Sterling Southcenter, 415 Baker Blvd. (parcel #0223100080) L17-0041 (PublicHearing Design Review) L17-0042 (Special Permission, Director) Dear Mr. Joticoeur and Ms. Rojnuckarin: Your applications for a Public Hearing Design Review and a Special Permission -Director for the Sterling Southcenter project is considered complete on July 24, 2017 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. The public notice mailing and noticeboard posting will need to be completed within 14days. Please contact me to coordinate installation of the notice board and the notification mailing. I can be reached at (206) 431-3659 or Jaimie.Reavis@TukwilaWA.gov. Si ncer0, Teel/Ow-2r- Jaimie Reavis Senior Planner cc. PL17-0037 (Project File) Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov * RESIDENTIAL COMPANY ALLIANCE Memorandum Date: 7/14/2017 To: City of Tukwila — Department of Community Development Project: Sterling Southcenter — 415 Baker Blvd From: Evan Lawler Subject: Parking Reduction Request Request: Alliance Residential formally requests a parking reduction of 11% from the Multifamily Design Standards (TMC 18.28.260). It is our intent to seek this permission concurrent with our Board of Architecture design approval. Background & Support: The current design review submittal proposed for Sterling Southcenter — An Active Adult Community (Resident Ages 55+) includes 166 parking stalls for 166 residential units, a parking ratio of 1:1. As defined by the Tukwila Municipal Code (TMC 18.28.260), multifamily properties are required to provide one parking stall for each studio/one bedroom residential unit, and 1.5 parking stalls for each 2 bedroom unit. Under the current code, this project would require 187 parking stalls or a parking ratio of 1.12:1. This project is located with the TUC-TOD area and is eligible for an administrative level parking reduction of up to 10%. The requested parking reduction for this project is 11% which requires a deviation from TMC via Special Permission - Public Hearing. Justification for this reduction is based on anticipated parking demand based on local experience with similar Class -A multifamily communities. In the greater Seattle market, in urban locations with good access to transit (such as 415 Baker Boulevard), Alliance Residential typically provides a multifamily parking ratio of 0.7:1. Additionally, demand for parking at these properties has not exceed the spaces available. Based on this property's location within Tukwila Urban Center District and Transit Oriented Development zone we believe that the proposed ratio of 1:1 will serveour residents and avoid any spillover parking onto city streets. Alliance Residential - Seattle Metro Communities Project Units Parking Parking Ratio Clarendon 82 52 0.63 Infinity 248 124 0.50 Lexington 75 30 0.40 Saxton 325 284 0.87 Sky 151 115 0.76 Viva 105 77 0.73 Koi 166 154 0.93 Average 0.69 Furthermore, the Tukwila TMC provides that Senior Citizen Housing (whichis defined as ages 60+) only requires one (1) stall for each of the first 15 units and then 0.5 stalls per unit thereafter. If this project were 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 r *RESIDENTIAL COMPANY ALLIANCE submitted as Senior Citizen Housing it would have a minimum parking requirement of 91 parking stalls, a 0.55:1 parking ratio. This building use is submitted as multifamily, but technically will be age -restricted active adult residences and we anticipate that the parking needs of the project will be a blend of the multifamily and senior citizen housing requirements. Our intent remains to provide a high -end resident experience and we believe that a 1:1 parking ratio will appropriately serve these needs. 1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 SPECIAL PERMISSION - PUBLIC HEARING INFORMATION The Tukwila Zoning Code and Sign Code have established "Special Permission" decisions that allow deviations from the basic development standards under certain circumstances. Such decisions can only be made after a Public Hearing and decision by the Planning Commission or the Board of Architectural Review, as specified in Tukwila Municipal Code (TMC) 18.104.010. REQUIREMENTS: Special permission decisions by the Planning Commission or the Board of Architectural Review are summarized below. Landscape Deviation Decision Maker • Exceptions to required landscaping for legally non -conforming sites when design review is required (TMC 18.70.090). Board of Architectural Review Parking Deviations • Allow use of off -site areas for parking lot turning and maneuvering (TMC 18.56.040) Board of Architectural Review • Modify truck loading space requirements (TMC 18.56.060). Planning Commission • Reduce the minimum required number of parking spaces by more than 10% (less may be administratively approved) (TMC 18.56.140). Planning Commission 11% Reduction Requested • Allow on -premises parking area which contains parking stalls more than 1000' from the principal use (TMC 18.56.040). Board of Architectural Review Sign Deviations • Allow "Unique Signs" (e.g., structures imitating hats, boots, planes or symbols without lettering) to exceed the maximum sign area and the number of signs allowed. (TMC 19.28.010) Planning Commission • Allow internal information signs to exceed the number, content, and design standards. (TMC 19.22) Planning Commission PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist." You may request a waiver from items on the checklist that are not applicable to your project. Please discuss this waiver request with City staff either at a pre -application meeting or at the time of application submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. The Planning Commission/Board of Architectural Review holds Public Hearings on the fourth Thursday of the month (except for November and December). A project's hearing date is determined when all application materials have been submitted and design issues defined with staff. Staff will review the application, meet with you as needed, and formulate a recommendation to the PC/Board. If an environmental impact "Determination" is required, it must be issued by the City prior to the PC/Board's Public Hearing. All permits related to project design must be addressed in a comprehensive manner at the Public Hearing. The PC/Board will approve, deny or conditionally approve a request based on the applicable decision criteria. \\deptstore\City Common\Teri\Revisions In Progress\Special Permission Public Hearing-Jan2011.docx July 17, 2014 COMPLETE APPLICATION CH CKLIST 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 starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-36'70 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. ✓ 2. Completed Application Form and drawings (4 copies). Drawings provided with design review application 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". Provided with design review application 4. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). Provide with design review application 1 5. Application Fee: See Land Use Fee Schedule. PUBLIC NOTICE MATERIALS: Duplicate notice materials are not requiredfor projects with multiple applications if they will have a single, combined hearing 6. Payment of notice board fee (see Land Use Fee schedule) 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. 7. 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. 8. 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. \\deptstore\City Common\Teri\Revisions In Progress\Special Permission Public Hearing-Jan2011.docx July 17, 2014 • 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. Analysis of the development standard requirements, the proposed deviation, and a discussion of the proposed deviation's consistency with the decision criteria (see the TMC citation). 10. Site Plan (a) Include a graphic scale, north arrow and project name. Maximum size 24" x 36". (b) Existing and proposed building footprints. (c) Landscape areas (d) Parking lots, driveways and access roads (e) Loading and service areas. (f) Fences, rockeries and retaining walls (g) Location of any sensitive areas (wetlands, watercourses and slopes over 15%) and their buffers. (h) Vicinity Map with site location. LANDSCAPE PLAN (if requesting a landscape deviation): 11. (a) Landscape planting plan that includes the items listed at TMC 18.52.050. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36". (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. (c) Call out area where deviation from code standards is proposed. PARKING ANALYSIS (if requesting a reduced parking requirement): it 12. Response to decision criteria listed at TMC 18.56.140. Summarized in Parking Reduction Memorandum ✓ 13. Parking demand study. Parking reduction memorandum provided. Demand study upon request. SIGN INFORMATION (if requesting a sign deviation): 14. Unique signs require a complete sign permit application and application fee. 15. Show all existing and proposed signage with sign designs and locations. \\deptstore\City Common\Ter1\Rcvisions In Progress\Special Permission Public Hearing-Jan20l 1.docx Juiy 17, 2014 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 SPECIAL PERMISSION - DIRECTOR APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-SP Planner: ��;14 i t h1/44 File Number: j- f 7 - 9 2i Application Complete Date: Project File Number: r L f 3- p 0 3-7 Application Incomplete Date: Other File Numbers: L - ) 0 e s 1 1 EV NAME OF PROJECT/DEVELOPMENT: 5'-U-+14txri-1 BRIEF DESCRIPTION OF PROJECT: 1 b(o Af ?- 4CW) 0-(J .•ry lAtL j CdkµanitT1 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 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: "lK,04IA+-I "3-oLaC0E & ti- - AL1-1144 ce Q-0->10E.411 G:0K At4 Address: 13 LS 4114 Meg�� c r[ctz , w P I g 101 Phone: 20 G. 330 • 0 6 I to FAX: E-mail: Z10L1C0EOQ- ® -L St-O • Signature: com Date: l6 RECFWED JUL 06 2017 Community Development W:\C SHAREPOINT FOLDER RESTRUCTURE\Reference\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\Special Permission Director -March 2016.docx SITE - DR BAKER BLVD 15' SETBACK FROM BACK OF CURB; PER TUC CORRIDOR STANDARDS UNE OF CURB ,STREET FURNTURE PER — LANDSCAPE L1.00, TYP • SECONDARY VEHICULAR ACCESS: . '- PRIMARYGARAGE EGRESS B SECONDARY GARAGE INGRESS/EGRESS . PROPERTY UNE - __ _ .. ... - ---- - ._ .., _..--- , .0. ..- -' -'- 171'.4" -.... .- PROPERTY UNE • 15'.7' _ _ .-.. —exoPv+tt Z. LINE — ..._ SIDEWALK • ._ ,�. ._ ._ .-= _ _. _ - — i _ ......,.._...-. �. .-....tea. R .._ _ =_.-_ _. _..._ `._ —_ .. _ _ • BUILDING ENTRANCE 'N I- �� s \ z . \ r' } I, A..: U rz rj ADDRESS: 415 BAKER BLVD ZONE: TUC.TOD, 70' PROJECT DESCRIPTION: 234,682 SF ACTIVE ADULT RESIDENTIAL APARTMENTS, 166 RESIDENTIAL PARKING FOR 169 VEHICLES ' �' III �� .''ir w LINTS, 01110■151111.11111111111111.."'— � 1r.svr� LEGAL DESCRIPTION: ANDOVERINDUSTPoAL PARK p2 POR NLY&ELV �- = l 5, OFLNRNG,501.3443W 235 FT FR PT ONNLN TR 8 LIST 354,10 FT ELY FR NW COR SD TR TH S 88.25.27 E 224,93 FT TO E LN TR 9 I I _.-, 1.PP - , a APN:0223104080 I-- ` la I I ONE WAYDNVE 1 fl 31 Y..I I.;. 1 II ? ¢ II b I ll Y b EXISTING TWO STORY MASONRY BULDNG TO BE DEMOUSHED F...1..., 1,_.IL ' PROPERTY UNE NEWCURB 'ADJACENT 1 STORY AUTO SHOP "407 BAKER BLVD Ij I III 1 Y 1 I ( •. 1 -. I UNE OF LEVEL 3 APN: 022310.0087 OVERHANG ABV i III. I _ CS I MN SIDE SETBACK r \ \'\\ 5-- L J g 5 h� I ,, E 1,Kn 111 IT, w li 3 be `^ c,_ PRIMARY GARAGE EMT ENTRY o _ I... I 1, A . ,NDOVER PARK E.- 69', D' I4. I / Ic - ,Yt 3 STALLS @ 23' EACH Iu \\�\� '•J _ C=1 ONE WAY DRIVE AISLE I='' PROPERTY EnLINE- -- -9' 184''"9" 224'.11" PROPERTY UNE ADR 1 00 I I 1 10' 2n' M' WASHNGTON PLACE HOTEL AND APARTMENTS 223 ANDOVER PARK E APN: 022310.0090, NEW CONSTRUCTION ADA IMPROVEMENTS PER PROJECTS 17.079 EXST TELEPHONE BOX TO REMAIN UNE OF LEVEL 3OVERHAN/V EXST ELECTRICAL VAULTS; REF ALTA SURVEY EXST TRANSFORMER; REF ALTA SURVEY UNE OF EXST UTILITY EASEMENT 15' SETBACK FROM BACK OF CURB; PER TUC CORRIDOR STANDARDS PRIMARY VEHICULAR ACCESS: PRMARY GARAGE INGRESS/EGRESS & BACK OF HOUSE ACCESS LINE OF LEVEL 3 OVERHANG ABV UNE OF NEW CURB 'GREEN SCREEN' PLANTING FENCE ALONG SOUTH PROPERTY UNE; PART OF NEW CONSTRUCTION FOR ADJACENT PROPERTY( APN: 0223104090) MN. REAR SETBACK tl7—004it.... fi URBALO ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East smn,00 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 i.. I STERLING SOUTHCENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 DESIGN REVIEW - P,H 07,06,2017 SITE PLAN DATE 07,06,2017 SCALE 1" = 20'-0" DRAWN Author JOB # 17-004 ancl other wooer, oglata in MS doeurnent .4a drawn and sta. not la hp asad in /Oa.. or in cart A Rao. the mitten ADR 1.00 BAKER BOULEVARD 27 N_.. T.,� y _ _ _...-.,____._.__.-- MAN ENTRY - I Q Y T 8-6 \ 1 .'. _. .. ... 1..... --.I .. 1.. t ... ... ,, � = n ry —1;4, b b 1 I d-- b 29.6' 15 0" 34' 0' fi 0° &BTROIVANE BAR t- 9 3 'N, $TALS 2 COMP STALLS � 4 STD. TALLS 2 STD, iTALLS I � � ` ,____ 17-0' }, I PARKING II ��b--- b 2s, 26 STANDARD STALLS 26 COMPACT STALLS I \\ I 1 �, o° 2 ADA STALLS 83 STALLS TOTAL GREAT ROOM 1I y T'g .. k \ A I 15.0" j 25-0" 16'-0 7>'-0 } l 25-p" 4STD, •TALCS JR pp 2 m w TW0.WAY DRIVE AISLE I { TW0.WAY DRIVE AISLE _t QS-O' III a a u u it 0 u - + u b u UNE OFUABOVE \ u 8 u 34, 0• SK)rTALK 1 t_ I - ._ MIN I f ' L 4 STD. >TADS y 25'"0' it I 0 u TWOWAY OWE AISLE N kTRASH ST AIR j�' u ♦~ tog, V u 1 1 24'.0 GEN. RM • H F I I - TRANSF. 3 C )MP, ST S i GARAGE ENTRY __...}\�� - -___. _.__\5 b _\ o STD. STALLS -- zr.r -- - --- 140-6" 24'.0' 20-2' —� 1-0• b 1 ADR 1,0 1'.0 LEVEL 1 - DR 1/16"= 1'.0" UNE OF L3 ABV, TYP LJIIUTY EASEMENT ANDOVER PARK EAST URBALO ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East sum ,00 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 1 1, I STERLING SOUTHCENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 DE9GN REVIEW " P,H 07,06,2017 LEVEL 1 DATE 07,06,2017 SCALE 1/16" = 1 -0" DRAWN Author JOB 6 17-004 property rights sha not to de used In rdcle or In part nIthout tee written ADR 1.01 NN‘, ammLial N, N \ LEA BLE UNIT . \ \\\ \ \ \I. : AMENTY. „ ovev 'MO \ \ LOUNGE/ 1 READING AREA CORRIDOR / / ms` ill FIS ROOM �1' 76'.6' _STAIRA 9STD, STALLS 2ADA STALLS Z 1 PARKING 1 ,p 61 STANDARD STALLS 23 COMPACT STALLS 2 ADA STALLS tih .2' 86 STALLS TOTAL U U \\R\\ 02z + 25-0' 25. y �} p od N - e U U u a u I S 23'-1' EL51/:2 ^p' c c c E $ RB ME I, II1111 U ^' 24'.0- `\�� +, �' 3 COMP. ST LS l� \ 3 nII 4 O e u. •,a �i 3 STALL i 5 W m n '�" b - - -- 0 r b 23'. 1' 60'-2" 59-4 65.2" 1i-0 _ _ 3.02 LEVEL 2 - DR ANDOVER PARK EAST AD�1,02 1/16" = 1'.0 L ! 74-41Z URBALC ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East wire,00 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 I I STERLING SOUTHCENTER, A TUKWILA ACTIVE ADULT RESIDENCE 415 BAKER BOULEVARD, TUKWILA, WA 98188 DE9GN REVIEW - P,H, 07.06,2017 LEVEL 2 DATE 07,06,2017 SCALE 1/16" = l'-0" DRAWN Author JOB # 17-004 1./.1 Arch.... PUG reserves co.... coO/r 9Ot rg 0/0000eom of . 4 1 oRne:We'PL can o.,ro...rzm ADR 1.02 REVELLE AT SOUTHCENTER 0223100080 Associated Files: PL17-0037, E17-0008, L17- 0041, L17-0042 This File: MSTR17-0006 MASTER PROJECT/