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Home My WebLink AboutPlanning 2014-03-27 COMPLETE AGENDA PACKETCity of Tukwila Jim Haggertoti, Mayor Department of Community Development Jack Pace, Director CHAIR, LOUISE STRANDER; VICE - CHAIR, MIKE HANSEN; COMMISSIONERS, THOMAS MCLEOD, BROOKE ALFORD, SHARON MANN, CASSANDRA HUNTER AND MIGUEL MAESTAS BOARD OF ARCHITECTURAL REVIEW MARCH 27, 2014 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS L Call to order II. Attendance III. Adoption of 02/27/14 Minutes IV. CASE NUMBER: L13 -0044 Design Review APPLICANT: Tukwila Village Associates, LLC REQUEST: Tukwila Village Project Phase 2 Description: Two mixed use buildings (Building D and Building E) and site improvements including sidewalks, driveways, on -site parking, landscaping and refuse /recycling area. Building D— five floors of residential over one story + mezzanine of office /commercial service and parking uses; includes 78 parking stalls (49 in a garage and 29 on surface); 68 senior housing units and 14,150 square feet of commercial space. Building E— four floors of residential over one story + mezzanine of commercial/retail/office and parking uses; includes 122 parking stalls (103 in a garage and 19 on surface); 125 senior housing units and 3,200 square feet of commercial space. LOCATION: 1.94 acres on the south side of South 144th Street the east side of Tukwila International Boulevard. V. DIRECTOR'S REPORT VI. AJOURN 6300 Sozithcenter Boulevard Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 111111111 ir Date: Time: Location: City of Tukwila Planning Commission Board of Architectural Review(BAR) Meeting Minutes February 27, 2014 6:30 PM City Hall Council Chambers Present: Chair, Louise Strander; Vice Chair, Mike Hansen; Commissioners, Thomas McLeod, Sharon Mann, Cassandra Hunter and Miguel Maestas Absent: Commissioner; Brooke Alford Staff: Nora Gierloff, Deputy Director; Minnie Dhaliwal, Planning Supervisor; Wynetta Bivens, Planning Commission Secretary Minutes: Commissioner Hansen made a motion to approve the November 26 2013 minutes. Commissioner McLeod seconded the motion. The motion was unanimously approved. At 6:30 PM Chair Strander called the public hearing to order. She moved to amend the agenda to hear one item from the director's report, a briefing on a potential Ethics Board, prior to the public hearing. Commissioner Hansen seconded the motion. All were in favor. Item Five - Director's Report Joyce Trantina, Project Analyst, Mayor's Office, explained that as fall the City Council, as well as the Finance and Safety Committee began discussions related to the City's current ethics code. As a result of those discussions it was determined that the code should be revised. One of the proposals was the formation of an Ethics Board, made up of the current chairs of the City's Commissions: Parks, Arts, Planning, Equity and Diversity, and Civil Services. If an Ethics Board is established training will be provided by the City Attorney annually or as needed to provide the Board members with the tools needed in order to fulfill their role on the Board. Ms. Trantina addressed questions regarding process, frequency of meetings, and how potential conflict of interest would be addressed. The Planning Commission was supportive of the proposal. Chair Strander swore in those Chair Strander op CASE NUMBER: APPLICANT: REQUEST: LOCATION: skiing to stify. ed the public hearing at 6:45 PM. Li Barghausen Engineers for Autozone Design Review for a 6,815 sq. ft. auto parts retail store. 14625 Tukwila International Blvd 50 Minnie Dhaliwal, Planning Supervisor for the Department of Community Development, gave the presentation for staff. She asked the Commission the Appearance of Fairness questions. Each of the Commissioners responded no to all of the questions and no one had any objections to the Commissioners hearing the case. Page 1 of 3 1 BAR Public Hearing Minutes February 27, 2014 Ms. Dhaliwal provided information on the review process and the surrounding development around the site. Any new development along Tukwila International Blvd. is subject to Design Review and there is a separate design manual for development along the Blvd. The Board must make their decision on the project based on the design criteria listed in the design manual. She explained that the new proposed structure is located in the north east corner of the site, where there is an existing structure and a billboard, both of which are proposed to be removed. She provided information about the proposed site plan, building design, landscaping and signs for the project. There is an existing non - conforming sign on the site that is required to be brought into compliance at the time the property goes through Design Review. Staff recommends approval of the project with four conditions as listed in the s 2014 TESTIMONY: report dated, February 14, Jason Hubbell, for the applicant, stated the applicant is not in agreement with the staff's recommended condition number four: removal of the sign on the site He expressed that the existing sign is very critical to the business's operation. The applicant asked the Board to allow the existing Appliance Distributor's sign to remain in place and instead remove the sign on they property at the corner of Tukwila International Blvd. and South 148"' Street since the applicant also owns the property on the corner. Tim O'Brien for the applicant, said regarding the Appliance Distributors sign the goal is to separate the lot by a short plat. He said the Appliance Distributor's sign will not be on the Autozone site. They believe that the Autozone is a separate entity from the Appliance Distributors. He commented that they hope the project is offering a lot more benefits for the businesses and customers and will greatly improve the area overall. Mitch Bramiitt, for the applicant, said they think this is a quality project along the corridor and hopefully there will be new development and new growth along the corridor. Commissioner Maestas asked the applicant if they are in agreement with the other three conditions. They responded that they are in agreement. Ms. Dhaliwal provided additional explanation regarding the Sign Code. She said that under the Sign Code the property is considered one premise if it is owned and managed by the same entity, and the sign code regulations are applied per premise. When the site is subject to Design Review any existing free- standing signs lose their non - conforming status and they have to come into compliance. Staff and the applicant addressed several clarifying questions for the Commission. Extensive discussion followed. Commissioner McLeod asked if the BAR have any say on what happens with the sign. Staff stated regardless of the Board's decision the applicant would still have to comply with the Sign Code. Ms. Gierioff stated that the Board could strike condition number four. She also explained that the Commission could make a decision on the Design Review based on the application as presented. She said the sign issue is not something the Board needs to resolve at this time. Mr. Hubbell addressed additional questions. At the request of Commissioner Hunter the applicant stated that they could look at adding some more greenery in the parking area. There was no further testimony. 2 Page 2 of 3 BAR Public Hearing Minutes February 27, 2014 The public hearing was closed. The BAR deliberated. Commissioners Mann and Strander stated that they like the project. Commissioner Hansen stated he is very supportive of the project. Commissioner McLeod and Strander were not in favor of condition number four. Commissioner Mann suggested removing condition number four and letting staff and the applicant work it out. Commissioner Hunter and Maestas expressed concern for the residents regarding noise and expressed the desire to add greenery or trees to the west side of the parking area. Commissioner McLeod made a motion to amend condition number three to add the words "and West" after the word North. Commissioner Hansen seconded the motion. All were in favor. Commissioner McLeod made a motion to remove condition number four regarding the existing pole sign for Appliance Distributors. Commissioner Mann seconded the motion. All were in favor.. Commissioner McLeod made a motion to add a new condition number four to create a natural buffer between the businesses and the residents. Commissioner Hunter seconded the motion. The motion carried four in favor. Commissioners Hansen and Mann opposed. Commissioner McLeod made a motion to approve Design Review Case Number L13 -0050 with staff's findings, recommendations, and conditions as amended by the BAR. Commissioner Maestas seconded the motion. All were in favor as amended. Director's Report: Continued • Staff provided an overview of the upcoming PC /BAR schedule. • Discussion regarding meetings for the Comp Plan review process. Staff will follow up with an email with dates. • Southcenter Plan Update. • Packets Adjourned: By: 8:40 PM Wynetta Bivens Planning Commt scion Secretary Page 3 of 3 3 4 d City of Tukwila Jim Haggertoti, Mayor Department of Community Development Jack Pace, Director Staff Report to the Board of Architectural Review Prepared March 17, 2014 Hearing Date Thursday, 27 March 2014 File Number L13 -0044 Design Review Associated Permits E12 -011 SEPA Decision L13 -031 Tukwila Village Parking Decision Applicant Bryan Park for Tukwila Village Development Associates, LLC Request Design Review approval for Tukwila Village Project Phase 2 (See Sheet P1.1 of Attachment A) Phase 2 Description: Two mixed use buildings (Building D and Building E) and site improvements including sidewalks, driveways, on -site parking, landscaping and refuse /recycling area. Building D— five floors of residential use over one story + mezzanine of office /commercial service and parking uses; includes 78 parking stalls (49 in a garage and 29 on surface); 68 senior housing units and 14,150 square feet of commercial space. Building E— four floors of residential over one story + mezzanine of commercial/retail/office and parking uses; includes 122 parking stalls (103 in a garage and 19 on surface); 125 senior housing units and 3,200 square feet of commercial space. Location Tax Parcel Numbers South of S. 144th Street and east of Tukwila International Boulevard; Address of the proposed Building D: 14400 Tukwila International Boulevard; Address of the proposed Building E: 4450 S. 144th Street. Seven tax parcels totaling 1.94 acres - 004000- 0180;004000- 0194;004000 -0145; 004000 -0146; 004000- 0191;004000- 0196;004000 -0198 6300 Sozithcenter Boulevard Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 5 Comprehensive Plan Designation Zoning District High Density Residential (HDR) and Neighborhood Commercial Center High Density Residential (HDR) with Commercial Redevelopment Area; Neighborhood Commercial Center; and Urban Renewal Overlay Environmental Review Determination of Non - Significance for Phase 1, 2 and 3 August 7, 2013. Public Notice Notice of Application was posted on site and mailed to surrounding property owners, tenants, and agencies with jurisdiction on December 3, 2013. Notice of Public Hearing was: • Posted on site, mailed to surrounding property owners, agencies with jurisdiction and parties of record on March 11, 2014. • Posted on the City's web site on March 12, 2014. • Published in the Seattle Times on March 13, 2014. • Emailed to the list of interested parties to the Tukwila Village project on March 14, 2014. Public Comment No comments at this time Recommendation Staff recommends that the Board of Architectural Review adopt the findings and conclusions of the Staff Report and approve the Phase 2 project subject to the conditions listed at the end of this staff report. Staff Moira Carr Bradshaw L13 -0044 — Tukwila Village Phase 2 Page 12 6 Attachments A. Plan Set (Attached separately) B. Zoning Map of Site and Immediate Neighborhood C. Preliminary Site Plan from Disposition and Development Agreement (City of Tukwila Contract #12 -129) D. Parking Notice of Decision E. Arborist Report (Cohen September 2011) F. Proponent's Design Review Criteria Responses G. Color and Materials Board (available at the DCD and at the public hearing) L13 -0044 — Tukwila Village Phase 2 Page 13 7 Findings Background The 1.94 acre Tukwila Village Phase 2 project site consists of the 7 parcels to the south of S. 144th Street. The Board of Architectural Review (BAR) approved Phase 1 of the 3 phased project in November 2013. 0nw ,0ear 11 11111111111111111 1IP VVVV1 „Dv 001 I�IJJ111rrjfr0lJ` s Aerial view of Tukwila Village Phase 2 Project Site Tukwila Village Development Associates, LLC, obtained the exclusive right to acquire the site from the City of Tukwila, the owner of the site, and to develop a project. Acquisition and consolidation of property by the City of Tukwila along Tukwila International Boulevard implements the goal, policies and strategies created for the revitalization of the corridor. (Tukwila International Boulevard Revitalization Plan, January 1998) A Disposition and Development Agreement, (DDA) approved by the City Council on October 22, 2012, details the conditions and the transfer of ownership from the City to Tukwila Village Development Associates, LLC., the developer. The project, known as Tukwila Village, consists of 4 multistory mixed use housing and commercial buildings with a public use component in a separate one story building and adjacent public open space. Review Process Within the DDA is a section that provides guidance on site plan and design review. (DDA Section 2.3 Site Plan and Design Review Submittals) It stipulates that the BAR submittal must include a Proposed Site Plan that substantially conforms to the "Preliminary Site Plan" attached to the DDA. See Attachment C for that Preliminary Site Plan. The Proposed Site L13 -0044 — Tukwila Village Phase 2 Page 14 8 Plan, if approved through the City's design review process, becomes the "Approved Site Plan." In addition, per the DDA, the Developer has the right to develop the property in up to four phases. In accordance with Section 2.4 Phasing; Development Parcels of the DDA, the proponent has submitted a plan that divides the development of the project into three phases (Sheet P1.1, Attachment A.) For this request, the BAR is being asked to approve Phase 2, which includes Building D and Building E. The overall site plan includes all three phases in order to provide an understanding of how the various buildings and future parcels will be integrated. In addition to the DDA, the City entered into a Development Agreement (DA) that entitles and vests the developer of the project with flexibility in specific development standards and stipulates the following: 1. Additional building heights for Buildings A and D — up to 70 feet, as opposed to 65 feet, which is the maximum height allowed if the urban renewal criteria are met (TMC 18.43.080 Basic Development Standards, Urban Renewal Overlay District) (DA, Section 6.7Additional Building Height ) 2. Additional relevant review criteria: Section 6.5 Design Review Standards and Review Criteria of the DA also provides that, "...each Development Phase shall be considered as a single integrated site, as if there were no interior lot lines, for purposes of determining compliance with the dimensional and setback requirements for each Development Phase. Further, if the BAR determines that two or more Development Phases will function as a single integrated site, such Development Phases shall be considered as a single integrated site, as if there were no interior lot lines, for purposes of determining compliance with the Governing Regulations, which in this situation are building setbacks, recreation space, parking, and landscape requirements." (6.5.6 Integrated Site of the Development Agreement) The BAR submittal must also include the following: • Conceptual floor plans, floor areas and elevations of proposed new buildings and other structures. • Conceptual Landscaping plan. • A table of uses, element, floor areas and housing units consistent with Section K. (of the DDA) • Identification of facilities in conformance with the Restaurant /Retail Space Covenant of the Agreements (Section 2.11 DDA) L13 -0044 — Tukwila Village Phase 2 Page 15 9 • Identification of facilities in conformance with the Police Resource Center (Section 2.12 DDA) Related Administrative Decisions There are a number of underlying administrative decisions that were made relating to this project. In addition to making an environmental Determination of Non - significance, the Community Development Director administratively approved under a Type 2 Parking decision for the following: • A 10 % complimentary use allowance, which allowed 10% of the usable non- residential floor area to be deducted from the total calculation for required parking; • Shared parking for all the development on the Tukwila Village site, including the new library, to be shared across the proposed lots A, B, C, D, and E. In a related decision, The Community Development Director administratively approved under a Type 2 process the following for the proposed Tukwila Library parcel, which is located in the northeast corner of the intersection of S. 144th Street and Tukwila International Boulevard: • A parking standard for the new library of 4 stalls per 1,000 usable floor area; and • Covenant parking for the library will be located "off - site" on the remaining parcels of the Tukwila Village site. Attachment D is the Parking Notice of Decision for parking for the Tukwila Village project. Vicinity /Site Description A. Site Information The Tukwila Village Phase 2 site will be developed on parcels south of S. 144th Street and east of Tukwila International Boulevard (TIB). In the southeast corner of TIB and S. 144th Street is a vacant building that formerly housed a restaurant, behind the restaurant and fronting on S. 144th Street is a yard and metal building for utility storage, and a small commercial building containing a barber shop. There is also King County Housing Authority (KCHA) parking and a basketball court located behind the utilities storage yard. King County owns the housing development on the adjacent property to the east. The existing 18 parking stalls are proposed for relocation along the southeast corner of Building E. B. Surrounding Land Use Neighborhood and regional commercial uses, such as drug and grocery stores, car repair and sales lots, and motels are located north and south of the subject site. Residences and public L13 -0044 — Tukwila Village Phase 2 Page 16 10 facilities are located east of the subject site, such as detached single family units, apartment buildings and schools. The site sits within the block where two motels — the Great Bear and the Moonrise are located. Both of those motels are fenced, boarded and vacant because of federal charges of criminal activity. The future of those two buildings is not known at this time. C. Topography The site is within the Gilliam Creek drainage basin. The corner of S. 144th Street and TIB is the high side of the site at 302 foot elevation and then drops to 284 feet in elevation along the east property line, which is an 18 foot difference. There is a sharp drop down to the east from TIB. The soil is generally very poor and the water table high, thereby limiting surface water absorption and the ability to do low impact development or underground facilities. D. Vegetation The Arborist Report notes that there are several cedars that have been excessively pruned and whose trunks are growing into a concrete bulkhead. They are also in the center of the site and would not be feasible to save or work around. She also notes that the Coast Redwood in the southwest corner is healthy and it is located in a required setback area along the south property line. The arborist recommends retention of that one superior tree in the southwest corner. She summarized that this project is an excellent opportunity to replace declining trees with vigorous appropriate species. iiVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVV VVVVVVVVVVVVVVVV Viii /, / /D7%Daaaaii< ��1 ttm p 111111 1111111111111111111111111111 Ill II f '1111111u 11111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111.1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,1,V,V,V,V,o10 111111111111111111111111111111111111111111 viii in OVV1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111VVOOVVVVVVVVOVVVI Looking south along TIB at Coast Redwood L13 -0044 — Tukwila Village Phase 2 Page 7 11 Looking west along S. 144`x` Street from northeast property corner E. Access The site sits on the southeast corner of the intersection of TIB, a principal arterial and S. 144th Street, a collector arterial. TIB was formerly a state highway that is now a City of Tukwila right of way. L13 -0044 — Tukwila Village Phase 2 Page 18 12 rirlri .r • • 4 1M ) „ �L SKn3i'rTl'' • ^t : -- tea, r-R 4i t -"1f i .0" r r' Jai Aerial of Tukwila Village site with zoning districts F. Pedestrian Separated sidewalks exist along TIB and a combination of separated and curb edged sidewalks are on S. 144th Street. A small section of S. 144th Street, in front of single family homes on the south side of the street. The City received a grant to improve S. 144th Street from TIB to 42 Avenue S. The developer will be contributing to the cost of those improvements. G. Bicycle Bicycle lanes are available in S. 144th Street between Military Road and TIB and are proposed for the section between TIB and 42 Avenue S. Bike lanes in S. 144th Street will expand the bicycle facilities in the City. The north south collector arterial, 42/40 Avenue S., and TIB are identified as "bicycle friendly" because they have a wider than usual lanes so that cyclists and vehicles can share the outside lane. L13 -0044 — Tukwila Village Phase 2 Page 19 13 H. Transit There are a two bus routes that directly serve the site. King County Metro #124 travels between downtown Seattle on 4th Avenue, to Airport Way through SODO, E. Marginal Way to TIB and south to the Link station with service of 10 - 30 minutes; King County Metro # 128 travels between West Seattle and Southcenter via the Link Station and S. 144th Street with service every 10 minutes. At the Link station, Metro Route #s 140 and Rapid Ride A are available. I. Vehicular The posted speed limit for the section of TIB between S. 139th and S. 152th Street is 35 miles per hour. The posted speed for S. 144th Street between Military Road and TIB and along 42 Avenue S. is 30 miles per hour. The posted speed limit for S. 144th Street east of TIB is 25 miles per hour. One vehicular driveway access from S. 144th Street is proposed in Phase 2. Vehicular parking and garage access to both Buildings D and E will be available between the two buildings. Building E abuts the adjacent property to the east. There are 200 surface and garage parking stalls in and adjacent to Buildings D and E, of which 18 stalls are for the apartments owned by King County Housing Authority (KCHA). A driveway and easement acts as a private driveway for the KCHA's Riverton Terraces complex, and winds through their project's parking lot to S. 146th Street. It also provides pedestrian access to ground floor entries in Building E. This shared drive aligns with the vehicular access to the north half of the Tukwila Village site. Environmental Review An expanded environmental checklist was submitted that included additional transportation, soils, surface water, and vegetation information. A Determination of Nonsignificance was issued on August 7, 2013. Interagency Coordination The site is within the Valley View Sewer District and Water District 125, who have each issued letters of availability. Developer extensions /relocations will be required for both water and sewer. L13 -0044 — Tukwila Village Phase 2 Page 1 10 14 Design Review Authority and Scope The purpose of Design Review is to ensure the public health, safety and welfare is satisfied upon approval of new development and specifically to promote well designed developments that are creative and harmonious with the natural and man -made environments. Tukwila Village, which is in within the Tukwila International Boulevard study area (see Figure 18 -9, Tukwila Zoning Code (TMC 18)), shall be reviewed using the design criteria and guidelines of the Tukwila International Boulevard Design Manual, as amended; http: / /www.tukwilawa.gov /dcd /apps /TIBDesignManual.pM Staff also relies on the Tukwila Multi - family design guidelines http: / /www.tukwilawa.gov /dcd /apps /Multi- FamilyDesignManual.pdf There are also additional criteria for Tukwila Village that are specified in the DDA and DA, which are covered below. A. Tukwila International Boulevard Design Manual Tukwila International Boulevard Design Manual is organized into four sections; covering Site Design, Building Design, Landscape Design and Signs. Within each section are a number of subject areas, covering such issues as pedestrian circulation, architectural relationships, planting design and sign placement. For each subject area, there are one or more Design Criteria, which are general in nature. The Design Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The Design Guidelines, which augment each Design Criteria, provide guidance to the project applicant, to City Staff and to the BAR in determining whether the project meets the Design Criteria. In the following discussion, the review criteria are shown below in bold italics, followed by Staff's findings. For the proponent's response to the criteria, see Attachment F. 1. Site Design a. Site Design Concept The building, landscaping and circulation elements support the function of the site. The two buildings are for the most part built up to the property lines with a short driveway between them providing vehicular access from S. 144th Street to the structured parking stalls, a few surface parking stalls and the refuse collection area. The intent of the design and management of the project is to allow sharing of parking throughout the Tukwila Village project overall but also with the King County Library L13 -0044 — Tukwila Village Phase 2 Page 1 11 15 System thereby allowing reduced parking for the project. The proponent puts a substantial portion of the parking in structures. A pedestrian crosswalk on S. 144th Street facilitates the movement of people back and forth between Phase 1/3 and Phase 2. The recycling and trash areas for the residents and commercial tenants are incorporated into the garages. On the day of pick -up, the dumpsters are transferred to an outside area between the two buildings. The enclosure will remain empty except on the day of pick -up which could be multiple times a week. The area for the trash receptacles is 16 feet wide by 22 feet. A small vehicle pulls the dumpsters from the apartment garage and places them in the enclosure next to the existing dumpsters. The soils provide poor drainage. Stormwater for the site will for the most part be collected within large concrete pipes that are buried in Building E's parking garage. The site makes use of a private on -site driveway, shared between Building's D and E, for access to parking, service access and secondary pedestrian access. Additionally, access to the east side of Building E is made via a sidewalk that parallels the east property line. The east side of the building contains entry to five "townhouse" units, stairs 1 and 2 and electrical and sprinkle /boiler rooms. There are no sensitive areas on the site. Topographic change is minor and is adequately met by the site plan. b. Relationship to Street Front Building D's TIB setback of is 10 feet from property line and 18 feet from curb. The setback from the back of the existing sidewalk is based upon the width of the existing utility trench that parallels the back of the sidewalk along TIB. The public pedestrian amenities included in the project along TIB are transparent windows at ground /sidewalk level along street fronts. The canopies over the windows on TIB are louvered sun shades and do not provide pedestrian weather protection. A grand entry is located at the corner. Along S. 144`'' Street, the proposed setback is zero feet from the property line but 13 feet from the curb edge. The street edge has a five foot planted strip with pedestrian lighting. Building canopies extend four feet over the eight foot sidewalk. These canopies are stopped /interrupted along the length of the buildings in order to insert building lighting and accommodate the change in grade. An interesting steel landscape edge is used along a planting edge at the base of the building below the windows. L13 -0044 — Tukwila Village Phase 2 Page 112 16 Required front yard setbacks of 12 and 6 feet along TIB and S. 144th Street can be waived as part of the BAR's decision if the following criteria are met: The City's TIB Design Manual defines pedestrian friendly facades as: those that feature one or more of the following characteristics: 1. Transparent window area or window displays along at least half the length of the ground floor facade. 2. Sculptural, mosaic or bas relief artwork along at least half the length of the ground floor faced. 3. Pedestrian oriented space' - at least 500 square feet must be located along or adjacent to the public or private sidewalk for every 100 linear feet of ground floor facade that faces the public streets. 4. Other measures that meet the intent of the criteria, as approved in conjunction with overall design review approval. The proposal provides transparent windows along the length of the facades as well as entries and decorative lighting that will create a minimum of 2 foot candles at ground level. Building D is an "L" shape in plan, sitting upon a parking podium. It fronts Tukwila International Boulevard and South 144th Street. The street - facing facades either directly abut the public sidewalk or are separated from that sidewalk by a shallow linear landscaped setback that is urban in the character of planting materials. Commercial type uses run the full length of the first floor building frontages. Parking is either within the building or on an open parking deck behind the building, accessed from an on -site private driveway, invisible from TIB. Entries to the residential lobby and the commercial use are at the building corners and are at the back of the public sidewalk. Building E is a "U" shape in plan, sitting on a parking podium. It fronts on South 144th Street. The street - facing facade directly abuts the public sidewalk. Commercial type uses and the building lobby run the full length of the first floor building street frontage. Parking is primarily within the building, accessed from an on -site private driveway, relatively invisible from the public right of way. Additional surface parking for the building is on the west side off the on -site parking driveway. There is also parking dedicated to the adjacent Pedestrian oriented space is an area between a building and a public street that promotes visual and pedestrian access onto the site and that provides pedestrian - oriented amenities and landscaping that enhances the public's use of the space. To qualify the space must have: visual and pedestrian access into the site from the street, paved walking surfaces, onsite or building mounted lighting providing at least 2 fc.; and seating of at least 2 feet per 60 square feet of plaza. L13 -0044 — Tukwila Village Phase 2 Page 113 17 KCHA located at the southeast corner of the site, accessed from the adjacent KCHA property. The guidelines specify 12 foot wide setback between street curb and building front. This 12 foot area is for sidewalk and landscaping. 8 feet is the minimum setback on all other streets. The TIB frontage along Building D's west side is already improved with a 10 foot wide sidewalk. The proponent is providing an eight foot wide landscape bed between the sidewalk and the building windows; thereby ensuring a safe corner sight triangle. On the S. 144th Street side, the section between street curb and building is a five foot planted edge paralleling the street curb and then an 8.6 foot wide sidewalk. The Building's edge varies with a narrow planted edge of 8 feet to 18 inches or building column. There is a pinch point at the corner of four feet between the handicap ramp landing and the steel edging enclosing the planting bed on the south side of the Building D. A sidewalk continues around the south and east sides of the building. Building E's frontage will have on- street parallel stalls and a five foot wide planted edge, 10 foot wide sidewalk that will have plant pots are regular intervals along the building's front. The canopies extend approximately 4 feet over the sidewalk along S. 144th Street, thereby providing some rain and sun protection for pedestrians. The break in the canopies at the masonry columns somewhat minimizes the effect. In addition, landscaping in pots and behind the sidewalk, entry doors and transparent windows behind the sidewalk, all create an interesting experience for the pedestrian. c. Street Corners Building D occupies the southeast corner of S. 144th Street and TIB. The driveway between Riverton Terraces complex and Building E will become a defacto street corner because of the alignment of the driveways into the north half of Tukwila Village and into the south through the Riverton Terraces complex. Entries to both Building D and E are located at these corners. A perspective view looking east on S 144 Street is on Sheet P2.13, Attachment A, shows the entire corner along S. 144th Street. Sheet P3.13, Attachment A, shows the corners created by the site layout and building architecture. d. Continuity of Site with Adjacent Sites. Phase 2 is situated in the north half of a block bounded by S. 144th Street, 42 Avenue S., S. 146th Street and TIB. The two proposed buildings sit closer to the back of sidewalk than either of their adjacent neighbors and will provide more amenities to pedestrians on the sidewalk. There are four adjacent properties along the subject site's south and east sides. L13 -0044 — Tukwila Village Phase 2 Page 114 18 The south side of the project site abuts multiple properties — the back side of the Great Bear Motor Inn, the back of the Pacific Court Apartment, the back lot of a single family yard, and the circulation drive for the Riverton Terrace Apartments. Aerial of south half of block between TIB and 42 Avenue S. The Great Bear sits in the NCC zoned district and the remaining abutting properties are in an HDR district. The adjacent Great Bear Motor Lodge, which fronts on TIB, has a small landscape area and is a three story structure. Their parking lot extends along the south side of their rectilinear building and then wraps around the east side of the building. No pedestrian access occurs or is proposed between the sites other than along the public sidewalk on TIB. The Riverton Terrace borders the project site on the east. A long north south driveway snakes through the KCHA site between S. 144th Street and S. 146 Street. The driveway also accesses the internal parking stalls and includes speed bumps to discourage pass through vehicular traffic. The proponent will be relocating existing KCHA parking stalls on the subject site to the southeast corner of Building E for the KCHA, which owns the Riverton Terraces. A single family home on a deep narrow lot abuts the project and is situated between the Pacific Court and Riverton Terrace. Per the Urban Renewal Overlay District Basic Development standards , (TMC 18.43.080), front yard landscaping requirements are: "All building setback areas shall be landscaped or developed with pedestrian improvements per the width of the setback, rather than the landscape standards of the underlying zone, which is typically 10 feet along the east and L13 -0044 — Tukwila Village Phase 2 Page 115 19 south property line around Building E. The project will occupy one lot; as such, there are two front yards —one on TIB and one on S. 144th Street. Ten (10) feet of side yard landscaping is required along the east and south property lines because the project is within 50 feet of residentially (LDR, MDR, and HDR) zoned property. The Urban Renewal Overlay District Basic Development Standards, further state: "If a project requires a Type 4 approval process, certain setbacks and landscaping may be waived by the BAR when a proponent can demonstrate that the number of driveways is reduced, efficiency of the site is increased, joint use of parking facilities is allowed, or pedestrian space is provided. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts." The proposal includes a minimum of 10 feet of pedestrian amenity along the south and east sides with a variety of improvements - sidewalk, semi- private residential entry /stoops, landscaping and parking for the adjacent owner /use. e. Shared Facilities All three phases of the project, that is, the five buildings of Tukwila Village (plus the library) will be sharing the site improvements: parking, access, and the pedestrian system. The Tukwila Fire Marshall indicates that Building E (Phase 2) requires a fire access easement from the KCHA, on which the proponent is working. f Site Design for Safety Vehicular access to the site is consolidated and shared between the two buildings. No on -site directional signage has been proposed. There will be several opportunities for crossings S. 144th Street within the boundaries of the Tukwila Village site. One will occur adjacent to the driveway between Buildings D and E. This crossing connects to the west side of the Community Plaza and is enhanced with a center median with low plantings adjacent to the crossing. The center median provides a small refuge midway across the street. The remainder of the median is to be paved in order to allow police and fire vehicles to drive over the median. The other crossing is at the unsignalized four way intersection which is located at the intersection of the Riverton Terrace driveway and the Tukwila Village driveway off of S. 144th Street. (Sheet P1.0, Attachment A) L13 -0044 — Tukwila Village Phase 2 Page 116 20 The garages are gated and accessed via a code /key. The south and east ventilation openings into the garage on Building E are to have metal (they appear to be galvanized) screens across the openings. 111111111111111111111 1111111111111 111104 # 111111111111111111111 Idp! 1,11H1:',',1,1„111111111111:il,,,,,,„:11;1111,1,11'1,:111111,1111:11,11111111111111,11111'11111111111;:1111# #111111111011111111111111,111,1,11111111' Sample of two different types of grating over garage openings Most areas on the site have some visibility from dwelling units or public space either from windows or terraces. Lighting plans are submitted. (Sheet P4.1 -P4.21 Attachment A) The Plans list the minimum light levels achieved throughout the site as well as the design of the fixtures. Visionaire premier is proposed in black as the pedestrian pole fixture for the internal drive and walkways. Two wall fixtures are proposed — a decorative fixture and a utility fixture. The decorative fixture is intended for pedestrian lighting as well as to highlight the architectural design of the buildings. A landscape uplight is proposed for use where the "green screens" are used around Building E. (Sheet P4.1, Attachment A) g. Siting and Screening of Service Areas The proponent explains that dumpsters are located in the garages to collect the recycling and waste. Each floor has a room with chutes to the garage for disposing of recycling and solid waste. Commercial tenants will share the bins that are located in the garages. On pick- up days, which could be as often as three days a week, management will use a vehicle to move the containers out of the garages. The containers will be staged in the space between buildings D and E. The staging area measures 5.75 feet in depth and 37 feet in length. Waste Management four yard containers measure six feet in width, 5.5 feet in depth, and 5 L13 -0044 — Tukwila Village Phase 2 Page 117 21 feet tall. A six foot high wall along the north edge is proposed as a screen from the public right of way. (Sheet P2.0, Attachment A) No gate is proposed over the entry to the staging area. A transformer pad is located in the southwest corner of Building E. (See dashed square outline on Sheet P1.3, Attachment A) Utility systems such as meters are not yet available although a bank of gas meters on an outside wall is anticipated for each building. h. Natural Features and Sensitive Areas As noted above, one existing mature tree is proposed for incorporation into the plan. The grading shows that the current elevation around the tree is 302 and the finished elevation in its vicinity will be 302. The landscape plan however does not show the tree. Some grade changes will result in the use of walls. i. Surface Stormwater Detention Facilities The proponent initially reviewed a number of low impact surface water treatment techniques that proved unworkable because of the high water table and poor soil quality. Detention pipes are now an element under Building E. (Sheet C5 of Attachment A) Some impervious paving is proposed but it is not clear from the plans the extent of their use. j. Pedestrian Circulation A walkway encircles Building D. The walkway stops short of being a complete circuit on Building E and abut the east, north and west sides. The walkways vary in width from five to eight feet and wider. k. Pedestrian Amenities Seating is incorporated into the raised landscape beds on the parking podium to the east of Building D. This area is located along the circular pedestrian route around the building. The building canopies at entrance and intervals along the building will be convenient. Trash receptacles are shown at regularly intervals along the streetfront. A special paving pattern and either landscape beds or planted pots are included along the street front. A summary of compliance with the recreation space requirement is shown on Sheet P2.0 and P 3.0. Recreation space is defined by the City to mean "covered and uncovered space designed and intended for active and /or passive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded L13 -0044 — Tukwila Village Phase 2 Page 118 22 areas, and specifically excluding any parking area, driveway, or rockery." (TMC 18.06.665 Recreation Space) Building D, which has 68 senior units, has a game room on level 1A (Sheet P2.3, Attachment A,) a small terrace adjacent to the Laundry /Lounge room at the inside elbow of the L shaped building on floors 2 -6 (Sheet P2.4, Attachment A,) and a Roof Terrace with a water or art focal feature, a pet lawn, P -patch containers, and seating (Sheet P2.20, Attachment A.) Building E, which has 140 senior units, has a game room adjacent to the residential lobby on the first floor, (Sheet P3.1, Attachment A) a meeting and media rooms on the mezzanine level (Sheet P3.2 Attachment A) a community and craft rooms and in internet cafe on the second level in addition to a large outdoor terrace with pea -patch containers, game board, exercise equipment, etc., (Sheet P. 3.3 and P, Second floor plan shows landscape terraces on the east and west sides of the building as well as in the southeast corner overlooking the community open space. There is direct access for units on that floor as well as general access for all the units to the west terrace, the east terraces are semiprivate and the northeast terrace with arbor is for all the residents. Examples of the types of site furnishings and other amenities envisioned are on Sheet P3.40, Attachment A. 1. Vehicular Circulation The project effectively shares access and circulation, and trash storage and disposal for the two buildings. m. Parking A parking decision was made that allows the proponent to reduce the amount of parking and allows a sharing of stalls across proposed lots A, B, C, D and E. (Attachment D) The garage stalls are restricted to access for the site's residents. In terms of design, the surface parking areas are small and interspersed throughout the site, the largest being the 19 stalls on the parking podium in the southeast corner of Building D. The 18 surface stalls in the southeast corner of Building E are dedicated to the adjacent property owner — KCHA. 2. Building Design L13 -0044 — Tukwila Village Phase 2 Page 1 19 23 a. — b. Architectural Concepts and Relationships Building D: The proposed building addresses the corner of TIB and South 144th Street with a strong corner element differentiated from the street - fronting facades. Entrances are at building corners and "celebrated" with awnings and architectural emphasis. While much larger than the off -site building immediately to the south, the building relates in scale to the proposed adjacent residential buildings in the Phase 1 of Tukwila Village proposal to the north and the eastern portion of Phase 2. The building is five stories of residential over one story + a mezzanine and a basement of office /commercial and parking uses. Pedestrian - oriented features are provided as potential artwork elements, awning protected entrances, raised planter landscape features and changes in paving patterns. Building E: The building addresses S. 144th Street with strong northeast and northwest corner elements differentiated from the street - fronting facade. The entrance to the residential building is at the northeast building corner and "celebrated" with awnings and architectural elements. Entrances to the "townhouse" units on the east side of the building are from the KCHA private driveway. Entrances to the commercial and Neighborhood Police Resource Center are directly from the public sidewalk on S. 144th Street. While much larger than the off -site KCHA building immediately to the east, the building relates in scale to the proposed adjacent residential buildings in the Tukwila Village to the north and west. The building is four stories residential over one story plus a mezzanine of commercial and parking uses. Pedestrian - oriented features are provided as weather - protected entrances, decorative and effective lighting on the ground level as well as more utilitarian lighting over the garage entrances and on the concrete walls, on -grade landscape features and changes in paving patterns. The south side of the project, which abuts three adjacent properties, is the least attractive side of the project. The Tukwila Village Building E will be softened with a 10 — 20 foot deep planting bed with a variety of plant materials including two Western Red Cedars and two Hinoki False Cypresses. The wall itself will have asymmetrical openings along the length of the wall. (Sheet P3.8, Attachment A) L13 -0044 — Tukwila Village Phase 2 Page 120 24 111 eeeeeeeeee1e 111111 11111111 111111011111 111111 1111 1111111111 1111 111111 III f 111 111 111111111 1111111111111111 11 � IMIIIIIIIII 1111111 11111111 1111111111111 1111111111" PI I 01 011111111111111110000001 11111111111111111111111111111111111111111 l�lo 11111111111111111111 1 11 11111111111111111111111111111111111111111111111111111111111111111111111111111 IMO I 11111111111111111111111111111 meei ooll dole M .111 1000011111111001„. '��W l'VV'ill 10101011111111101111 ' 111,1111111111, 111111111 1,1,11,1,1,1,1)111,111,11111,111 Example of scale of concrete wall on south side c. Building Elements, Details, and Materials In respect to Building Elements, Details and Materials, the proponent has worked with the massing of the buildings, which is very large, with mitigating elements such as projecting bays of varying heights and angles, a variety of materials and colors, a variety of fenestration types, and variations in detailing. Building D The metal panel siding at the corner of TIB and S. 144th Street on Building D, together with the change to a commercial window detail, makes an excellent corner statement at the intersection. (Sheet P2.10, Attachment A). The selection of the copper accent color accentuates the impact with its boldness. The massing of the metal clad articulated corner rests on the northwest corner column. The column, which is a 16 x 20 tube steel with (3) six inch arms, is not load bearing and could be removed; however, the proponent wants this styling to be a unifying detail throughout Tukwila Village. The "flying eave" at the top floor corner adds an interesting visual element to an otherwise uneventful top floor. The size of the steel channel is large enough to be a substantial element and it is painted to match the accent copper color. L13 -0044 — Tukwila Village Phase 2 Page 121 25 There is no articulation to the top floor hardie panel surfaced walls, other than the small reveals. The dull massing against the skyline is mitigated through the use of color and the eyelash shades over the projecting bays that serve to stop the eye from traveling beyond that fifth floor. Rainwater is being handled with an internal system and downspouts are not visible. Horizontal exterior transitions of materials take place at window head or sill heights. For example, the brick is used throughout the street level (except around the entries) and is brought up into the second and third levels at certain points around the building. The plum brown, which is close to the same color value and intensity, gives the impression of the brick extending into the upper levels. The upper levels have the less intense colors of eaglet beige and tony taupe; thereby allowing the upper stories to recede. The same bold color as the metal sided northwest corner is used at the outdoor terraces in the elbow of the L shaped building, and at the crown of the corner towers. The windows used at the corners have different shapes and sizes. The pop -out bays project at an angle and extend four feet at the deep end. The bays that extend up four of the five stories are capped with a louvered sun shade. The element "caps" the building, allowing the top floor to visually recede. Corrugated metal siding is added into the bays, which is similar to the material used on Building A in Phase 1 and complements the flat metal material used at the corners. The modulation, window variety and combination of materials breaks -up the longer west and east facades. Detailing is provided with 1x2 inch battens that cover the seams of the hardie panels around the entrance and the residential levels and is used to articulate the base of the hardie lap siding. The building vignettes help to conceptually explain the details of material transitions. Building E The primary unifying element of the Building E is the northeast corner. The heavy massing of the "gull wing roofed" articulated massing visually rests above a fairly substantial 30 inch wide brick column (Sheets P3.10, P3.14, Attachment A) The window bays are the main source of articulation along the north and south facades with an 18 inch projection toped by projecting bay roofs that are carried up to the top level. No suggestion is made as to how water escapes the roof areas at the top of the bays. "Engagement" between floors is much stronger, with the pop -out bays, sheathed in a single material and color, successfully bridging between floors. Vertical exterior material transitions take place at floor level. These floor "levels" are integrated by bringing the L13 -0044 — Tukwila Village Phase 2 Page 122 26 masonry level up to the second story along S. 144`'' Street at the juliette balconies. (Sheet P3.12, Attachment A) At the building corners, the architect has indicated that dropped soffits will be provided under the concrete slab cantilever for thermal insulation and the soffits will be clad in cedar tongue and groove. (Sheets P3.12, P3.14, Attachment A) A l x2 trim band indicates the bottom of the walls at the base of any cantilevered siding condition. The building vignettes help to explain the building, and contain explanations about the design of the pop out bays, the entries to the townhouse units, and the entry details. This information is limited as no dimensions are provided. (Sheet P3.14, Attachment A) Color plays a larger role in the design of Building E. The proposal is to use mosaic panel siding to add interest to the approximately 145 foot long facades. The metal window trim is a colonial red that is used as an accent color at key points around the townhouse units on the east side, both on the entry doors to the townhouse units and on the roof eave fascia over the front doors. The garage entries are closed with a vertical metal barred rolling gate that is backed with a metal perforated screen. liV yi9 1/ / / mil/ I! IA1100010010111100101100010000011 111111111 00 0 11111111111111111111111 1111111111 1111111111111111111111111111 11111111111111111111111111111111111111111111111111111111 18411 iN AI < nil °�,u, :�k gr r, ryx I�: p r1 el Gn•V�Ilr ui �idl m o 4,4414itil),,0":,41:!:. oNo,i." po'■',1,1, 1: '''''.;:".,4 4,):10,11.1(4.i..1,i0i., ..".•fi!.1,..(1,!•(rjtl..1..r.II:0!.':.,.p.)4..III,4f. ' jib llllllllllllllllll� 000000000000000000000 1111 1111111111111111111111111111111111111111111111111111111111111 1 Sample of garage gate and screen to be placed behind the gate Although not on a public right of way, the 20 foot high 119 foot long concrete parking walls occupy the south and south central portion of the project. An irregular pattern of openings are interspersed along these walls. Samples of treatment of the openings are above under Site Design for Security. L13 -0044 — Tukwila Village Phase 2 Page 123 27 There are a number of doors around the ground floor of the building that are shown as grey. (Sheets P3.7, P3.8, Attachment A) d. Pedestrian - Oriented Features Storefront glass system in bronze is proposed for the commercial facade on Building D and E. Building wall articulation, benches, trash receptacles, wall sconces, and awnings are features that enhance the pedestrian experience on the west, south and eastern sides of Building A. Paved connections with the street sidewalk are continuous. Large blank walls are limited to the west and south elevations of Building E. Green screens, or metal frames attached to the walls incorporate landscaping and create vertical trellises primarily along walls facing the driveway between the two buildings. (Sheets P2.20 and P3.8, Attachment A) The gates over the two openings to the garages are 25 feet wide. Pictures of the proposed gate and screen are included above. e. Mechanical Equipment A transformer pad is dashed in at the southwest corner of Building E. No screening is shown. According to the proponent, the mechanical system has not yet been designed; although the direction is that the mechanical system for Building D will be located inside the garage and in the office space and that there will be HVAC condenser units located outside along the SE end of the building. Electrical meters will be inside the garage /buildings. Gas meters will likely be placed at the SE end of D and SW end of E. 3. Landscape Design a. Landscape Design There is limited public landscape in Phase 2, primarily along the perimeter of the site. There is a significant roof terrace in Building E, which is recreation space for the tenants (Attachment P3.21, Attachment A) A significant use of pots for plants is used along the fronts of the both Building D and E. A distinctive steel landscape bed edging is proposed from the commercial corner entrance to Building D around the north side of the building. The steel edge will vary in height from approximately 4 feet to 2 feet. (Drawings 4 and 8, Sheet P3.40, Attachment A) Due to elevation differences there are a number of concrete walls that will be created to shape the site around south side of Building D. Sheet P2.0, Attachment A shows the wall details along the south property line. Walls will be limited to 4 feet in height and two sets L13 -0044 — Tukwila Village Phase 2 Page 124 28 will terrace the property up to the walkway around the building. Another wall exists on the east side of Building D's parking podium. The wall will slope from the north side at 7.8 feet to 2.6 feet on the south side. There is no streetscape planting along the west edge of Building D where it abuts TIB because of the right of way devoted to a turn lane. The proponent's landscape design includes a planting bed between the sidewalk and building. The evergreen, Slender Hinoki Cypress, is shown planted at each brick pillar along the building wall. The planting bed is eight feet deep and planted with a combination of ground cover and grasses and shrubs. b. Planting Design The 20 foot tall concrete garage walls on Building E are planted with a mix of evergreens - Western Red Cedars, privet honeysuckle, and Japanese pieris - and deciduous shrubs. As noted above, a large number of pots are proposed in the project. The rectilinear, 4 foot by 2 foot pots are used at street level on S. 144th Street where there are five and on the east side of Building D where there are three pots. Four plants - a grass, two groundcovers and one small shrub are proposed in these pots. The parking deck behind Building D has 19 parking stalls and no interior landscaping. Two raised planters are located along the south perimeter. Examples of well filled pots that look good in spring and winter. L13 -0044 — Tukwila Village Phase 2 Page 125 29 4. Signs The proponent has submitted a signage plan shown on Sheet P1.3 on Attachment A. One monument sign is proposed for S. 144th Street between Buildings D and E. The size of the monument sign will be less than six feet, setback a minimum of five feet and not exceed 108 square feet. It is mounted on a concrete base. The aluminum sign panel will have back lit letters displaying the message and a building address. The cap is an unknown material. The remaining signs will be canopy mounted letters at the two residential corner entrances as well as at the commercial entrance on TIB and S. 144th Street. Additional signage will occur for the tenant spaces in Building E and presumably will be canopy mounted like those shown on the Signage Plan. The lighting for the lettered canopy signs is not indicated on the Signage Plan (Sheet P1.3, Attachment A) Canopy downlights, which are mounted under all the proposed covered canopies (Sheet P4.1, Attachment A) may provide sufficient nighttime legibility. The sample below is provided for a better understanding of under canopy mounted signage. 4 MA (1/0 Example of undercanopy mounted sign B. TUKWILA COMPREHENSIVE PLAN The Tukwila Zoning Code contains a "Standards for Approval of Permits" Chapter that requires a determination of consistency with adopted plans and regulations. (TMC 18.100.030) The proponent must demonstrate the manner in which the proposal is consistent with, carries out, and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, and other official laws, policies and objectives of the City of Tukwila. L13 -0044 — Tukwila Village Phase 2 Page 126 30 Transportation Corridors Element of the Comprehensive Plan addresses four categories of interest: • Creating areas of focus • Improving private development • Enhancing and improving transportation choices and facilities • Developing partnerships and strategic plans Community Image - Transportation Corridors Goal 1.8 Transportation Corridors A more attractive form of commercial development along major streets in the community, in which buildings and plantings are prominent and oriented to pedestrians, transit and automobiles. Policy 1.8.5 As major new development or redevelopment occurs, require through -block pedestrian connections that follow adopted guidelines. 1.8.6 In new development and redevelopment, incorporate substantial landscaping both along street frontages and within parking lots. 1.8.7 In new and redeveloped building facades, provide pedestrian weather protection, see - through glass, and distinctive roof ines. On minor facades adjacent to secondary streets or pedestrian paths, incorporate interesting and pedestrian friendly features. 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. The TIB frontage is improved and the proponent will be participating in the upgrade of the S. 144`'' Street frontage. The new frontage will include a bike lane, on- street parking, street and pedestrian lighting, a planting strip with trees and low level plants, and a sidewalk. TIB project street frontage L13 -0044 — Tukwila Village Phase 2 Page 127 31 Natural Environment Goal 4.12 - Urban Forestry Trees are recognized by Tukwila citizens, businesses, City staff and decision - makers for their benefits to the environment, urban infrastructure and their aesthetic value. Policy 4.12.3 Ensure that regulations recognize that larger trees provide more benefits than small trees. Goal 4.13 Overall city -wide tree canopy increased to a total of 29% by 2034. Canopy cover in individual zoning categories increased by 2034 as listed below: Office and Commercial: 3% increase from 29 %to achieve 32% cover Public Rights -of -Way: increase canopy coverage through street tree planting. Policy: 4.13.1 Promote tree retention throughout the City by: a. implementing educational programs for property owners and managers regarding tree selection and care, applicable regulations, selecting a qualified arborist, and other issues; b. except for hazard trees or trees that interfere with underground or overhead utilities, prohibiting removal of any tree four inches or larger in diameter at breast height (dbh) on all undeveloped property without an approved development or other land use permit, to provide the opportunity to preserve healthy trees during development; c. promoting the mutual goals of tree protection and urban development through the implementation of incentive programs and flexible site development regulations, especially to retain tree groves; and d. requiring financial assurances for required tree replanting and maintenance. Street trees are part of the design for the S. 144th Street frontage improvements. Tupelos and Western Red Cedars will provide new canopy on site and when mature and are included in the landscape plan. Protection and incorporation of the existing Redwood located in a side yard into the permanent landscape is suggested but not shown. L13 -0044 — Tukwila Village Phase 2 Page 128 32 Land Use — Transportation Corridor Goal 8.1 General Transportation Corridor Transportation corridors that are functional, attractive and diverse along their lengths both for the people who live along them, traveling through them and those traveling to visit these areas. Policies 8.1.1 Improve the pedestrian environment with street improvements that include curbs, sidewalks or trails, and regularly spaced street trees. 8.1.2 Provide pedestrian pathways between sidewalks and building entrances and between adjacent properties and buildings to ensure that parking lots are not a barrier to pedestrians within commercial areas. 8.1.4 Landscape interior areas as well as perimeter strips in parking lots. 8.1.5 Require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view. 8.1.8 Encourage the development of corridor focal points, while ensuring higher - quality design. 8.1.12 Require roof lines to be prominent and to contribute to the distinct characters of the areas. 8.1.13 Seek opportunities to integrate public art into public improvements Frontage improvements and improved crossing facilities will be installed on S. 144th Street between Phase 2 on the south side of the street and Phases 1 and 3, which are located on the north side of the street. The largest surface parking lot is behind Building D and is a parking deck on top of an underground garage. Raised landscape beds are built along the south property line. Three, four foot long pots, are placed along the edges of the building in front of the brick columns and between the storefront glass. (Drawing 4, Sheet P3.40, Attachment A) As noted earlier the recycling and trash containers will be staged in the driveway between Building D and E. The north edge of the container staging area will be screened from direct view from the north with a six foot tall concrete wall that will have a Hinoki Cypress planted. The staging area will be somewhat visible from the west edge of the second level recreational terrace for Building E and from the east side of Building D. The wall behind the staging area slopes from 8 feet to 2.5 feet. The landscape plan shows four green screens mounted on the wall but the dimensions of the screens are unknown. L13 -0044 — Tukwila Village Phase 2 Page 129 33 The rooflines over the corner towers, which denote entry for these buildings, are distinctive. Contrasting colored metal panels tie the corners of Building D together. In addition, a projecting metal beam, painted to match the copper color, angles out from the corner, acting as a corner accent. See above discussion on pedestrian connections, mechanical screening and service areas. Goal 8.2 Pacific Highway Corridor Goal A Pacific Highway corridor that is an attractive, safe, and profitable place to live, do business, shop, and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community. Policies 8.2.9 Improve South 144`h Street (including right -of -way acquisition where necessary) between Military Road South and 42nd Avenue South to serve as a significant pedestrian corridor. The sidewalks are being sized larger than the standard five feet, decorative pedestrian lighting and street trees will be installed along the curb edge. 8.2.19 Where significant distant views occur along the corridor, encourage development to recognize and incorporate these into project design. Developments should minimize obstruction of views from nearby projects through appropriate landscape design, building design and site planning. The land drops to the east providing territorial views of the Cascade Mountain ranges if you are above the tree and building lines. This project will likely have views of the Cascades and Mount Rainier until the property to the south within the block is developed to its maximum heights. Views of the Seattle skyline and Olympics will potentially be available on the west side of Building D. 8.2.20 Provide flexibility in the application of design standards in order to encourage pedestrian - oriented and pedestrian friendly development and to allow creativity in the design process. The Urban Renewal Overlay district and the TIB Design Manual and their implementation allow waivers on perimeter landscaping, setback and heights when the proposal provides L13 -0044 — Tukwila Village Phase 2 Page 130 34 substantial green space and pedestrian amenity. The Development Agreement created for this project also provides flexibility in order to implement the vision for Tukwila Village. The zoning on the property is split between NCC and HDR with the Urban Renewal Overlay. The minimum setbacks (six feet on S. 144th Street and 12 feet on TIB; 10 feet for first floor and 20 feet for second story and above on side yards) and landscaping requirements are met by the proposal. The maximum allowable height is extended up to 70 feet per the DA and Building D utilizes that height allowance. C. Disposition and Development Agreement According to the DDA and the DA, in addition to the design requirements of the BAR chapter of the Zoning Code, the following criteria shall be included in the review of the project. (DA Section 6.5 Design Review Standards and Review Criteria) The DA in more detail lists the Uses and Sizes expected in the completed project; the Governing Regulations — including the design manuals that may be relied upon to evaluate the project; and the Design Review Standards and Review Criteria, which are the following: 1. Vision Statement "Tukwila Village will be a welcoming place where all residents can gather and connect with each other. This mixed use development will draw upon Tukwila's strengths and include a library, a neighborhood police resource center, retail, restaurants, public meeting space and an outdoor plaza. The village may also include office, live /work, and residential space. This active vibrant place will set high standards for quality and foster additional neighborhood revitalization and civic pride." The proposed mix of uses does include the variety specified above. The Cover Sheet, Attachment A, lists the types of uses and square footages for all the proposed buildings in the project. A tenant space in the northwest corner of Building D is the location designated for the neighborhood police resource center. In addition to the 193 senior housing units, the ground floor of both buildings provides space for commercial tenants 2. Focal Point Design L13 -0044 — Tukwila Village Phase 2 Page 131 35 "....prominent focal points, such as prominent building corners, must have a defined architectural expression and visual interest. By way of example and not limitation, such defined architectural expression and visual interest may include a rounded or chamfered wall, a tower, transparency or architectural lighting at night." The prominent corners that act as entry are designed with distinctive architectural elements. Building D uses a hierarchy of treatment to indicate entry — commercial versus residential. The commercial entry (Sheet P2.10, Attachment A) at the corner of TIB and S. 144th street is designed with a cut -out, corner entry. The choice of color, material and embellishment combined to create a visual focal point in the building's design. The residential entry to the east (Sheet P2.11, Attachment A) uses a recessed, cedar wood sided finish and glass storefront system. The l'x6' cedar siding, which is a warm treatment that will have a clear stain, complements the copper colored metal used as an accent at the building's corners. Building E emphasizes the residential northeast entry with a tower design. (Sheet P3.10, Attachment A) The elements that create the tower include walls that are proud of an adjacent wall plane, large windows, a "gull- winged" roof, the cedar siding that is limited to this location and which surrounds the pedestrian residential entry, a freestanding column and a canopy awning that is raised above the adjacent awnings. 3. Buildings Along Eastern Boundary If any portion of buildings B or E as shown on the Preliminary and Proposed Site Plan is proposed to be located within 30 feet of an adjacent property that is zoned LDR, MDR, or HDR, the BAR may require and allow portions of the building to have greater or lesser setbacks and /or lower height limits than allowed under the Governing Regulations, provided that the average setbacks and /or height limits allowed shall be consistent with the Governing Regulations. The BAR may encourage modulation of building facades and /or height modulation of buildings B or E as shown on the Preliminary and Proposed Site Plan in order to reduce the visual impact on adjacent properties, but such modulation shall not be mandated solely to reduce density that is otherwise allowable under the Governing Regulations. If any portion of a building is within 50 feet of HDR, the Governing Regulations require 10 feet setback for the 1st floor, 20 feet setback for the 2nd floor and higher. The east and south sides of the building are side yards that are within 50 feet of HDR. L13 -0044 — Tukwila Village Phase 2 Page 132 36 The overall length of the east wall of Building E is 265 feet. It modulates a number of times vertically between the north and south and horizontally from ground floor to top floor. The first floor is setback a minimum of 13 feet. (Sheet P3.1, Attachment A) The 2nd — 4th floors are setback 10 feet for 52 feet in length, generally 30 feet for 125 feet in length, and 24 feet for 57 feet in length. (Sheet P3.3, Attachment A) The adjacent multi - family structure is two stories, although the HDR zone allows structures of 45 feet. The overall length of the south wall of Building E is 151 feet. The first floor setback is 12 for approximately 39 feet 19 feet for 80 feet in length and 20 feet for approximately 31 feet in length. Level two and above is setback 19.75 feet for 42.25 feet in length, 20.5 feet for 30.12 feet in length and 29 feet for 32.42 feet in length and 31 feet for 48.29 feet in length. The height of the building along this property line is approximately 60 feet which is below the maximum allowed height of 65 feet in the urban renewal overlay district. (Drawing 2, Sheet P3.7, Attachment A) 4. Minimum interior height Non - residential uses at street level shall have a floor height of at least 15 feet. The purpose of this requirement is to ensure that the building is designed such that the commercial space is as leasable as possible. A minimum of 20 and 17 feet for Buildings D and E respective are shown for the ground floor tenant space. (Sheets P2.7 and 3.7, Attachment A) 5. Landscaping Standards. Normal landscaping standards and requirements under the City's existing zoning code and development standards apply to the Property, provided that the specific landscaping standards and requirements set forth in the Statement of Purpose and Design for the Plaza and the Commons shall be reflected in the design review submittals for the Plaza parcel. Noted. Phase 1, which contains the Plaza and the Commons, has already been reviewed. 6. Integrated Site. L13 -0044 — Tukwila Village Phase 2 Page 1 33 37 The Development Parcel within , each Development Phase shall be considered as a single integrated site, as if were no interior lot lines, for purposes of determining compliance with the dimensional requirements and setback requirement applicable to each such Development Phase. Further if the BAR determines that two or more development Phases will function as a single integrated site, such Development Phases shall together be considered as a single integrated site, as if there were no interior lot lines for purses of determining compliance the Governing Regulations such as building setbacks, recreation space, parking and landscape requirements. The two buildings, D and E, which are part of Phase 2, are proposed to be located in one parcel. Some percentage of the off - street parking and recreation space requirements are being met on the parcels on the north side of S 144th Street in Phase 1 and 3. 7. Additional Building Height The Specific urban renewal overlay development Standards and Criteria (TMC 18.43.070) includes supplemental development standards that allow building heights up to 65 feet. The maximum building heights for buildings fronting along TIB, represented by buildings A and D shall be increased by five feet to seventy feet. This increase in building height is consistent with goals of the Comprehensive Plan to encourage development within the Urban renewal overlay district while minimizing impact to residential development by limiting the increase in height to development adjacent to the transportation corridor. The ground plane slopes down from west to east and from south to north. Building D is proposed to be five stories over one story with a mezzanine and a basement. The building is L shaped. The building's height steps down after the building turns the corner onto S. 144th Street. L13 -0044 — Tukwila Village Phase 2 Page 134 38 Conclusions A. Tukwila International Boulevard Design Manual 1. Site Design The site design is orderly and easily understood. The buildings, landscaping and circulation elements support the function of the site. The project meets the majority of the Site guidelines such as Relationship to Street Front, Street Corners, Continuity of Site with Adjacent Sites, and Site Design for Safety. Requirements for Section E: Shared Facilities can be met if the proponent is successful in obtaining the fire access easement from the abutting east property. Where the front yard setback is not met, the proponent has successfully provided pedestrian friendly facades, the intent of the criteria is met and the project complies with the guidelines. Functionally the improvements comply with the design guidelines because generous sidewalks, entry onto sidewalk, plantings, and wall treatments all support a pedestrian friendly environment along the street. With respect to G: Siting and Screening of Service Areas, the height of the wall behind the staging area may not be sufficient along its entire length to screen the staging area for the trash and recycling, which slopes from approximately 8 feet to 2.5 feet. The wall upon which the "green screens" are to be placed may not be sufficiently high for the screens. The utility systems for the buildings have not been designed, for example the electrical meters, have not been located. When those mechanical and utility systems are designed, they should be adequately screened and the Landscape Plan should not be minimized because of the facilities. 2. Building Design The architectural design provides a strong concept that is easily understood and a positive contribution to the architectural character of the Tukwila International Boulevard area. The design of the structures articulate their purpose and use. The building materials are complementary in color and choice. The strategic use of high quality masonry at the pedestrian level with traditional detailing is also extended into the upper levels in order to integrate the commercial floor with the residential floors. Where brick is not used, complementary colors are used to connect the materials. Vertical as well as horizontal modulation is used in Building D and E to mitigate its larger mass. Good proportions and relationships between major elements and design details are employed in both buildings. A minor detail is the color treatment of the various doors and stairwell exits arrayed around the ground floor of the building. Paint color that matches the adjacent wall surfaces will L13 -0044 — Tukwila Village Phase 2 Page 135 39 make the doors less of a design interruption and assist in blending the functional elements into the attention to detail that is evident in high quality design. Blank walls are minimized except for the south side of the parking deck for Building E, which is the largest flat surface in the project. It faces the southern properties within the block. The garage openings themselves have a playful randomness in terms of dispersal and shape along the wall. The grates for the openings are utilitarian and appear purely functional. The galvanized metal does not integrate well with the overall design or materials used throughout the building. Although the plan is to screen the wall with plants, even at maturity, total coverage will never occur. The grates should have a finish that is more in keeping with the higher quality and more interesting design. A higher quality stock material should be available that can be inserted into the openings. Additional lighting will likely occur at the upper levels of the building and these will be a visible element on the building walls. The choice of fixture should be consistent in quality and design to the fixture used at ground level. 3. Landscape Design The landscape plan could potentially be negatively impacted and reduced in overall effect when the mechanical system is designed and sited. In addition, one of the purposes of the landscape plan is to screen the service areas and other unattractive site features, which cannot occur until the utility systems are completed. The mechanical and electrical systems should be integrated with the Landscape Plan so that impact and potential design and plant mitigation can occur. The proposal is urban and meets the overall vision of the City for the project. The role of the landscape plan is critical in softening the impact of the hardscape and to make the density more livable and positively affect the overall quality of life in the area. The intent of the criteria and guidelines of the TIB Design Manual is to have large masses of plantings. The density of the plants should be increased in order for the design to have its intended effect. The spacing of certain plants should be reduced. For example, the acorus gramineus (aka Sweetflag) should have a spacing of no more than 6- 12 inches on center because of its spread at maturity. Kinnikinnick prefers sun and the City's experience is that it is difficult to establish and achieve 90% coverage; therefore, it should only be planted where it is assured of full sun and planted at a maximum spacing of 12 inches on center. Along the south side of the project are a number of concrete walls that could be softened through the use of landscape. In order to maximize the use of plants and minimize the wall L13 -0044 — Tukwila Village Phase 2 Page 136 40 area that could be a potential graffiti tagging area, plants should be allowed to drape from above as well as grow from below to hide the walls. The intended effect of the City's landscape standards is to achieve 90% area plant coverage. The larger shrubs, such as the Pieris and Ribes, branch up and the base of these plants is typically exposed. The intention to retain the mature Redwood will contribute to the overall landscape design and enhance the aesthetic value of the area. Along the south side of Building D is a sidewalk that when approached from the north on TIB will be awkward because of the sharp left turn expected of an approaching pedestrian. In order to accommodate the natural path and preserve the plant material likely to be damaged, a radius into the sidewalk would be more functional for pedestrian circulation and preserve the investment in plants. 4. Signs The planning for tenant signage does not seem fully developed. We assume that the under canopy mounted letters will be the signage use for the other commercial tenants in the building. The letter pins shown mounted under the canopy may prove difficult to read and illuminate at night. The design of the freestanding sign appears to comply with the Sign Code and is a complimentary use of materials and placement. B. Tukwila Comprehensive Plan and Codes 1. Community Image Goals and Policies The functionality, attractiveness and diversity of the TIB corridor will be improved with Phase 2 of the Tukwila Village project. The S 144th Street frontage will be improved with curb, gutter sidewalk, street trees, and some pedestrian amenity. Building D is completely encircled with a walkway, with a nice resting area in the southeast corner along the path of travel. On- street parking supports commercial businesses, slows down traffic, and buffers pedestrians from moving vehicles. The project itself will be a corridor focal point by virtue of its overall scale and heights relative to the surrounding development. Screening of mechanical/utility equipment and service areas has not been fully developed and when it is completed could have a visual and landscape impact. L13 -0044 — Tukwila Village Phase 2 Page 137 41 2. Natural Environment Goals and Policies Where possible, canopy trees are used. In order to comply with policies of achieving greater canopy coverage and retain mature landscape, the Coast Redwood that is planned to be preserved, should be incorporated into the landscape plan to ensure that the future plants will be compatible with the tree. 3. Land Use — Transportation Corridors Goals and Policies The improvement planned for S. 144th Street will reinforce and support its role as a major pedestrian corridor. Perching or seating somewhere along the S. 144th Street corridor is not proposed but would be consistent with the City's goals and policies. Flexibility in design standards has been provided in order to allow and encourage creativity and opportunity to gain synergy in development of multiple parcels. Specific standards on perimeter —10 foot side yard landscape - and interior parking lot landscaping behind Building D are recommended for waiver. The east property line is adjacent to a multi - family property and is therefore required to have 10 feet of landscaping. The project could include some seating outside the residential entrances to the building in order to increase the amenity and support the circulation system developed around the site. The design creates more of a useable streetscape for the adjacent property owner and a front yard for the subject property. C. Disposition and Development Agreement /Development Agreement 1. Vision Statement The proposed design incorporates the neighborhood resource center and allows commercial uses on the ground floor of the buildings. 2. Focal Point Design Prominent focal points are designed into the architecture of the buildings, providing visual interest. Nighttime drama and interest is not as strong an element. The illumination of the ground floors of the tenant spaces, including the residential lobbies will assist in creating an appealing nighttime environment. The significant tree, the Coast Redwood, proposed for retention, provides a significant landscape element to the project and if highlighted, would be dramatic and provide a nighttime amenity. L13 -0044 — Tukwila Village Phase 2 Page 138 42 3. Buildings along Eastern Boundary An average setback exceeds the minimum along the east facade, with just the northeast tower element extending into the 20 foot required side yard in the 2 -4th floors. In addition, the two story "townhouse" units open onto "porches" along this facade, creating an appealing residential streetfront that is enhanced with a sidewalk, pedestrian light fixtures and some landscaping. 4. Minimum Interior Height The criterion is met. 5. Landscaping Standards Not applicable. Recommendation Staff recommends that the Board of Architectural Review adopt the findings and conclusions of the Staff Report and approve the Design Review application of Phase 2 project, subject to the following conditions being administratively approved as part of the building permit review process: 1. In order to meet criterion #1L, Shared Facilities, provide an easement for adequate fire access along the east property line. 2. In order to meet criterion #1H, Natural Features and Sensitive Areas, show preservation techniques on the demolition and grading plans for tree #35, the Coast Redwood, and show incorporation of the tree into the landscape plan. 3. In order to meet criterion #1J — Pedestrian Circulation, add /revise the following on the site plan : • the pedestrian path along the south side of Building D that connects with the sidewalk along Tukwila International Boulevard shall incorporate a radius and a curved corner to provide a more convenient pedestrian access; and • Crosswalks between Building D and E that are adjacent to the garage driveways shall incorporate ramps to provide easier transition for pedestrians. 4. In order to meet criterion #2C, Building elements, Details, and Materials, provide: L13 -0044 — Tukwila Village Phase 2 Page 139 43 • a decorative sconce for upper level building entrances that are complimentary with the architectural building style and the other decorative fixture chosen for the ground level; • door paint to match surrounding masonry color; • garage screen paint to match rolling vertical barred gate; and • higher quality screens for garage openings. 5. In order to meet criterion #3B, Landscape and Planting Design, revise landscape plans to show: • The location of any exterior utility systems on the ground or on the building walls with plant and /or hardscape screening. • substitution of shade tolerant ground cover in beds along south property line where shade is created by adjacent structures; • increase in area of and use of groundcovers in beds where medium and large shrubs are proposed; • increase in the density of plants used in pots to achieve a fuller landscape impact; • use of a plant(s) that will drape over concrete walls at available locations; 6. In order to meet the criterion for Focal Areas in the Disposition and Development Agreement, the mature Coast Redwood tree should be lit at night. 7. In order to meet Comprehensive Plan Policy 8.2.9 for creating a major pedestrian corridor, include seating along S 144th Street, for example outside the residential lobbies to enhance the pedestrian orientation of the corridor. C: AUsers\Moira\Documents\BARphase 2 Staffreport.doc L13 -0044 — Tukwila Village Phase 2 Page 140 44 ATTACHMENTA PARKING LEGEND ® NUMBER OF STALLS IN ROW C COMPACT STALL THE SAMARA APARTMENTS TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP 10' WIDE TYPE II LANDSCAPE PERIMETER PEDESTRIAN CONNECTION ROUTE, TYP. NORMANDY COURT APARTMENTS — 10' WIDE TYPE II LANDSCAPE PERIMETER PROPERTY LINE BUILDING B UNITS - 125 GARAGE PARKING STALLS - 86 I•C=I ■ C[11 Ill - - -f 1 '� 1 HIM 111; in ow ' all' Eal II 1.11,rmrilim: Q in Mi ai ram immnirl --szrri-m9=1"E""trermir'12221.""MTEIVIIRImP4 U 1 1.11:716:1:1 rilir 10' WIDE TYPE II LANDSCAPE PERIMETER (5' PLANTING & 5' SIDEWALK) PROPERTY LINE IIIII FORMER Aeik* awe BiPlumIldid"..111111101 FIE ■ ■ ■ ■•lI►o♦ BUILDING A UNITS 84 GARAGE PARKING STALLS - 85 TUKWILA VILLAGE PARKING PHASE 1 PHASE 2 PARCEL A PARKING GARAGE = 85 SURFACE = 53 TOTAL = 138 PARCEL C PARKING GARAGE = 0 SURFACE = 11 TOTAL = 11 LIBRARY — PARCEL D SHARE PARKING ON PARCELS A,B,C PHASE 1 TOTAL = 149 STALLS PARCEL E PARKING GARAGE = 49 + 103 = 152 SURFACE = 30 SURFACE (KCHA) = 18 PHASE 2 TOTAL = 200 PHASE 3 PARCEL B PARKING GARAGE = 86 SURFACE = 34 PHASE 3 TOTAL = 120 S. 144TH ON— STREET PARKING = 18 STALLS 0/ SITE TOTALS = 469 + 18 (STREET) = 487 STALLS RIVERTON TERRACE The Village ARTwalk The Village ARTwalk will feature numerous forms of art, sculpture and photography created by members of the local art community. These art pieces will be prominently displayed at designated locations throughout Tukwila Village. ARTwalk will present art, sculpture and photography that are unique to the various cultures represented in this community. This could include the Foster High School art program and other local or regional art programs such as King County's "4Culture" programs. ARTwalk guide brochures can be produced for each new exhibit, illustrate the locations of the various art and sculpture work along with a description of the piece and a bio about the artist that created them. The ARTwalk work will be rotated on a schedule determined by the community management group. The work will be a combination of temporary and permanent installations. The Owner has enlisted the services of SEEDArts (SouthEast Effective Development) to assist in the implementation of the ARTwalk concept by generating thematic ideas and concepts for art elements, identifying potential site locations and features that would be appropriate for incorporation of art, and identifying potential local artists to create the various art works. BUILDING E PLAN — SEE SHEET P3.0 10' HDR BUILDING SETBACK PER TUKWILA MUNICIPAL ZONNING CODE SECTION 18.14.070 PEDESTRIAN CONNECTION PARKING EASEMENT FOR KING ROUTE TYP. COUNTY HOUSING AUTHORITY — FIRE ACCESS LANE o PROPERTY LINE 4/ Tr xc III=1 x; =as aimionris womonamil HMI IMMO H 1 ■i ME ii MEV MIN MI 1 i �v IiiiiL —� ■ ■l =MEI V! ■ ■N II .. -■ ■■ III VAN ACCr�E�SIBLE ST U 41.9" • • 0 v��vvvvvy ZONE: HDR UNITS - 125 GARAGE PARKING STALLS - 103 LijillerirrrPrri Pga _■ ■ i ill:11:11 MN IL I 1 11 1 10' WIDE TYPE II LANDSCAPE PERIMETER 10' -2" I 1 — 10' WIDE TYPE II LANDSCAPE -� PERIMETER —� 1, EXISTING BUILDING TO BE REMOVED 1 10' -5" ' 1 1 PEDESTRIAN CONNECTION ROUTE TYP. TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP 1 BUILDING D PLAN — SEE SHEET P2.0 10' NCC BUILDING SETBACK PER TUKWILA MUNICIPAL ZONNING CODE SECTION 18.22.080 OVERALL SITE PLAN, ° 15 30 60 90 1" = 30' -0" • U J J 0 land planning land entitlement co co cc Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r.,._.. . 7 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT il ''('-- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11 /08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P1.0 DRAWN BY: CP /RS /LP /MB OVERALL SITE PLAN P 1 • 0 BAR SUBMITTAL THE SAMARA APARTMENTS NORMANDY COURT APARTMENTS PROPERTY LINE II LEGEND: PHASE 1 OVERALL SITE • BUILDING C (THE COMMONS) • PLAZA • BUILDING A (LIBRARY BY OTHERS) PHASE 2 • BUILDINGS D & E PHASE 3 • BUILDING B RIVERTON TERRACE -0 PHASE BOUNDARY, TYP. UPPER FLOOR OUTLINE, TYP. node - - o PROPERTY LINE • imwiminmin= • 1 I, III lip I .. _ i II I I II MI 4 In ■ ■ ■ 11 1 -• 11 Fi` BUILDING E Il1liji 1 ■k■ ■1' I I i "IIII 11 N ■ ■tII Mt g moor III i m , imr1 ■r N ... E 11 ill ji:. Wu r 11 Sill I I ai �r l■ . - iiiimillIb' !FERMIN,' ii /r .• w7 /// A w Z\ J w 0 7UK Iflair IIII • irisit NIMM KS 1 11 LU I- w 0_ 0 Of NOTE: SEE CS SHEET FOR PROJECT STATISTICS BREAKDOWN BY PROJECT PHASE PHASED DEVELOPMENT PLAN 15 30 60 90 1" = 30' -0" -a J land planning land entitlement 0 0 >< N C N o�= If) CD Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r.......... 7 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT il ''('-- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11 /08/13 2/21/14 3/1 0/1 4 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P1.1 DRAWN BY: CP /RS /LP /MB PHASED DEVELOPMENT PLAN P 1 • 1 BAR SUBMITTAL PROPOSED BUILDING B PROPOSED BUILDING C PROPOSED BUILDING A 12" CEDAR 12" CEDAR 13 14" CEDAR 12 12" CEDAR 11 ---- - - - - -- 23" CEDAR 0 14" CEDAR CI 12" CEDAR 0 14" CEDAR CEDAR 8" 5" CEDAR O2 5" HORNBEAM 43" CEDAR 21 PROPERTY LINE 29" MAPLE 20 5" APPLE 10" PEAR 0 )8( 4" PEAR O2 _)‹ 21" CYPRESS 19 SIGNIRCANT TREE TO BE RETAINED IF POSSIBLE 0 5" PEAR @ 6" ASH 45" POPLAR T_____.________.__ 12" LAUREL ® ® 30" SWEETGUM 32" SPRUCE I I 18" CEDAR 0 ft" ASH 6" DOGWOOD )8 40" REDWOOD 3© 48" POPLAR 8" CYPRESS 0 v4' )3(.— 25 36" POP 26 36" POP 0 36" POP X-g 36 "/24" U SIGNIRCANT TREE TO BE RETAINED 32" POP 8" BEECH 31 16" LONDON PLANE SIGNIRCANT TREE TO BE RETAINED IF POSSIBLE 32" RR 32" MAPLE IIIII i 17" LONDON PLANE 16" LONDON PLANE 39 31" LONDON PLANE co 2 — 18" CEDAR 34 36" CEDAR NOTES: 1. NUMBERS AT EACH TREE LOCATION ARE TREE IDENTIFICATION NUMBERS FROM THE TUKWILA VILLAGE ARBORIST REPORT DATED SEPTEMBER 16, 2011. SEE REPORT FOR MORE DETAILED TREE INFORMATION. 2. PROTECTIVE MEASURES FOR TREES TO BE RETAINED SHALL INCLUDE: A. HIGH VISIBILITY PROTECTIVE FENCING, 10 FT. BEYOND TREE DRIPLINE, SHALL BE PROVIDED DURING CONSTRUC11ON OPERATIONS. NO VEHICULAR TRAFFIC OR EQUIPMENT AND MATERIALS STORAGE SHALL BE ALLOWED WITHIN THIS PROTECTED AREA. FOOT TRAFFIC SHALL BE LIMITED TO PLANTING INSTALLATION OPERATIONS. B. ANY REQUIRED TREE ROOT PRUNING TO ACCOMMODATE CONSTRUC11ON SUCH AS UNDERGROUND UTILITIES OR BUILDING FOUNDATIONS SHALL FOLLOW BEST HORTICULTURAL PRACTICES. 3. BESIDES SIGNIFICANT TREES, NO OTHER SENSITIVE AREAS AREA ARE KNOWN TO BE PRESENT ON SITE. PROPERTY LINE __ 0 EXISTING BUILDING TO BE REMOVED PROPOSED BUILDING E MAPLE MAPLE ® EXISTING BUILDING TO BE REMOVED I m e em ® 8" CEDAR ..,_____ 1W- pl:.,........... ------___________ PROPOSED LIBRARY (BY OTHERS) Q5) 32" REDWOOD )84— PROPOSED BUILDING D SENSITIVE AREAS PLAN 15 30 60 90 1" = 30' -0" • U J J 0 -a J land planning land entitlement Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 1::::::, STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT il ''('-- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11 /08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P1.2 DRAWN BY: LP /MB SENSITIVE AREAS PLAN P1.2 BAR SUBMITTAL 1111M ONO MR FT" I M. NM Al ■ MEMIN Main a1 1111i 1111111! IIIMMII el ■ = 1 ■ aw IMO ■ • I s 1 °YEW Ir I • • Naga L. 7....11•111111 1i!U1Ii1Wj1111j. 101'1711 T 111 PROPERTY LINE ii ii 0 0_ \\ PROPERTY LINE 7' -10" 7' -6" ORIENT THIS END TOWARDS S. 144TH ST. SIGN PANEL BY SIGN VENDOR (TEXT AND GRAPHICS ON BOTH SIDES) TUKWILA VILLAGE 123456 TUKWILA BOULEVARD FINISH GRADE L MONUMENT SIGN J¢" CHAMFER, ALL EDGES CONC. SIGN BASE SIGN AT BLDG. E - NORTHEAST CORNER - TEXT: (BUILDING NAME) - CANOPY MOUNTED SIGN AT BLDG. D - NORTHEAST CORNER - TEXT: (BUILDING NAME) - CANOPY MOUNTED #4V AT 12" O.C. EA FACE W /HOOK INTO FOOTING 111 i 8I , r 4 SIGN AT BLDG. D - NORTHWEST ENTRY - TEXT: (BUSINESS NAME) - CANOPY MOUNTED (2) #4H AT TOP AND AT 12" O.C. EA FACE r FINISH GRADE CONC. FOOTING 3, -4" I #4 C12" O.C. EA. WAY SIGN MATERIALS. SIGN PANEL: PAINTED ALUMINUM DIE BOND LETTERING: ACRYLIC PUSH - THROUGH BACK -LIT LETTERS BASE: CAST -IN -PLACE CONCRETE, NATURAL GRAY SIGN SIGN CAP CONC. SIGN BASE 7' -11" N OD W OD 7 SIGNAGE PLAN �0 ELbtt = 20' -0" • U J J 0 -a J land planning land entitlement Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r: 7 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT / '('--- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates r T J Date za 11 /08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS 7 SIGNAGE PLAN �0 ELbtt = 20' -0" • U J J 0 -a J land planning land entitlement Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r: 7 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT / '('--- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11 /08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 -P1.3 DRAWN BY: RS /LP /MB SIGNAGE PLAN P 1 ■ 3 BAR SUBMITTAL 01 0 CROSSWALK I I 1 Ir/ I oI I 1 I BUILDING CANOPY, TYP. CROSSWALK CONCRETE RETAINING WALL, (GARAGE WALL) WITH 42" HT. PARAPET, SEE CIVIL 2 BUMPER OVERHANG, TYP. GREEN SCREEN, TYP. (SIMILAR TO BLDG E). a C) PARKING GARAGE ENTRY TRASH' / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP WHEEL STOP, TYP. 0 CANOPY MOUNTED BUILDING SIGN, SEE SHT. P1.3 END OF STEPPED COR -TEN STEEL RAISED PLANTER 8' WIDE CONC. SIDEWALK WALL MOUNT LUMINAIRE, SEE LIGHTING PLAN 6' HT. CAST -IN -PLACE CONCRETE WALL, SEE CIVIL STAIRS 8' -6" (2) BIKE RACKS (2 BIKE CAPACITY EA.), SEE DETAIL 3/P3.40 CANOPY DOWLIGHT, TYP., SEE LIGHTING PLAN ACCESSIBLE AISLE, 8' WIDE 1 VAN ACCESSIBLE STALL STEPPED COR -TEN STEEL RAISED PLANTER, SEE DETAIL 8/P3.40 4" WIDE DECORATIVE GRAVEL BORDER POTENTIAL ART ELEMENT, TYP., SEE SHT. P3.40 CANOPY MOUNTED BUILDING SIGN, SEE SHT. P1.3 BUILDING CANOPY, TYP. BUILDING D RECREATION SPACE REQUIREMENT EXIST. LIGHT POLE TO REMAIN (68) AGE RESTRICTED UNITS X 100 SF = 6,800 TOTAL SF REQUIRED RECREATION SPACE INTERIOR RECREATION SPACE BUILDING D - TUKWILA INTERNATIONAL BOULEVARD FRONTAGE LEVEL 6 OUTDOOR TERRACE PLAZA OPEN SPACE 2,477 SF 1,333 SF 1,335 SF 1,665 SF TOTAL: 7,000 SF EXISTING CONC. SIDEWALK WALL SCONCE LIGHT, TYP. SEE LIGHTING PLAN NOTE: 100 SF OF RECREATION SPACE IS REQUIRED PER SENIOR HOUSING UNIT PER NCC BASIC DEVELOPMENT STANDARDS SECTION 18.22.080 OF THE TUKWILA MUNICIPAL ZONING CODE MEET AND MATCH EXISTING CONC. SIDEWALK CAST -IN -PLACE CONC. RETAINING WALL, 4' HIGH MAX., SEE CIVIL LIGHT POLE, TYP., SEE LIGHTING PLAN CAST -IN -PLACE TERRACED CONCRETE RAISED PLANTER WALLS, SEE CIVIL PAVEMENT LEGEND CONCRETE RETAINING WALL (PARKING GARAGE WALL) WITH 42" HT. PARAPET, SEE ARCHITECTURAL AND STRUCTURAL EXIST. CHAIN LINK FENCE 42" HT. CAST IN PLACE CONCRETE RAISED PLANTER WALL, SEE CIVIL METAL BENCH, TYP., SEE SHT. P3.40 TRASH RECEPTACLE, TYP. 2' BUMPER OVERHANG, TYP. 4' LONG PLANT POT, TYP., SEE DETAIL 4/3.40 FOR POT TYPE LIMITS OF BELOW GROUND PARKING GARAGE TERRACED CAST -IN -PLACE CONCRETE RETAINING WALLS, 4' HIGH MAX., SEE CIVIL 42" HT. RAILING c CONCRETE PAVEMENT PERVIOUS CONCRETE PAVEMENT CONCRETE ACCENT BAND, 3' WIDE WITH CONTRASTING COLOR / TEXTURE BLDG D - SITE PLAN 0 5 10 20 40 1" = 10' -0" • U J 0 -0 J land planning land entitlement 0 0 >< N C O N O 8) = c\I� Cts Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r......7 STATE WASHINGTON REGISTERED LANDSCAPE il OF ARCHITECT '-'? MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11 /08/13 2/21/14 3/1 0/1 4 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P2.0 DRAWN BY: CP /RS /LP /MB BUILDING D SITE PLAN P2.0 BAR SUBMITTAL 2' -6" EAST 2 ELEVATION 160' - 3 1/2" 10' -7" 01 z 0 =Q > 0� zw 2 FIRE b COMMAND M CENTER 16' -0" INDICATES AREA OF NO ENCROACHMENT FOR CAR DOOR OPENING PARKING GARAGE (49 STALLS) SEE GENERAL NOTES 291' - 5" PEST ��VATjON LEVEL P1 FLOOR PLAN 3/32" = 1' -0" 0' 4' 8' 16' i 32' GENERAL NOTES 1. BUILDING D IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. PARKING REQUIREMENTS PER APPROVED PARKING REDUCTION (COMPLIMENTARY USES - NON- RESIDENTIAL USES). 3. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. 4. PARKING GARAGE COUNT: (29) STANDARD STALLS 8'6 X 19'0 (15) COMPACT STALLS 8'0 X 16'0 (1) VAN ACCESSIBLE (4) TANDEM (49) STALLS TOTAL (30% COMPACT) vv JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL w 0 M N 9 02 -21 -2014 N M ISSUE DATE: 03 -10 -2014 I- w w x oeS w J 0 Z 0 w Q I— z Z H H OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC co co w I- 5 U7 Q 0 z 0 J_ m w U7 � wti Z w < > I Q. N- J N J Q co D N w M N 10 0 Z 0 Z co [0 Z 0 0, z I 0 O w 0 0_ a iu jw ¢O � W " W 0 0 �Z 0< Oz 00 ww ¢w act 0 w w0 w 0 w >w 0z ZH o� w¢ w w I I PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker LEVEL P1 - FLOOR PLAN P2.1 B.A.R. REVIEW N \\ 44TH STREET STAIR UP TO PARKING LOT LEVEL INTERNAL ACCESS DRIVEWAY EAST 2 ELEVATION 160' - 3 1/2" 2' - 6" - - -11 61' - 9 1/2" 98' -6 11' -71/2" 4T -8" 304' - 0" OPEN TO BELOW N' STAIR 1 SURFACE PARKING LOT ON LID OF PARKING GARAGE COMMERCIAL USES (19) STALLS z 0 Q �> w OJ zw 2 COMMERCIAL ENTRY 2 z 0 =Q H> 0J (o w 1 LINE OF CANOPY WEATHER PROTECTION, TYPICAL NORTH FACADE 302' - 0" LINE OF CANOPY WEATHER;' PROTECTION, TYPICAL SOUTH & EAST FACADES COMMERCIAL OFFICES MEZZANINE ABOVE 302' -0" COMMERCIAL ENTRY 1 SEE DETAIL 1/A2.14 302' - 0" LINE OF CANOPY / SHADE TRELLIS ABOVE, TYPICAL WEST FACADE - SEE DETAIL 2/A2.14 /10' -0" SETBACK rERNq r /ON A e0v`EV qIb wEST EL I/47j0A/ REQUIRED 10' EASEMENT FOR EXISTING PUBLIC UTILITIES INSTALLED ON PRIVATE PROPERTY EXISTING SIDEWALK LEVEL ONE FLOOR PLAN 3/32" = 1' -0" 0' 4' 8' 16' 32' GENERAL NOTES 1. BUILDING D IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. PARKING REQUIREMENTS PER APPROVED PARKING REDUCTION (COMPLIMENTARY USES - NON- RESIDENTIAL USES). 3. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. 4. SURFACE PARKING COUNT: (13) STANDARD STALLS 8'6 X 19'0 (5) COMPACT STALLS 8'0 X 16'0 (1) VAN ACCESSIBLE (19) STALLS TOTAL (26% COMPACT) (10) ADDITIONAL SURFACE STALLS ON INTERNAL ACCESS DRIVEWAY 5. COMMERCIAL SPACE TO BE SUBMITTED UNDER SEPARATE TENANT IMPROVEMENT PERMIT. vv JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL R 0 c) N cs 9 02 -21 -2014 N C!) ISSUE DATE: 03 -10 -2014 V z J _ 5 W CD J I- w w 2 otS ♦Y w J 0 m z 0 w H Z H H OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC co w I- 5 U7 . O O o z m N _ 5 M m I w U7 u- w� D co Z rn O =am N N J C) Q i CT) D " NO- H 0 Z O z CO CO z 0 0, z 0 O 0 O o_ a 0 w ¢O H W 0 0 �z 0Q Oz 00 ww ¢w act W0 0 W d0 W W � 0 W >w 0? ZH oQw ww PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker LEVEL 1 FLOOR PLAN P2.2 B.A.R. REVIEW 01 w P 61' - 9 1/2" EAST 2 ELEVATION 312' -0" GAME ROOM (RESIDENT AMENITY) /\ OPEN TO BELOW OPEN TO BELOW N N N ZN N - TOIL z 0 Q > w 0J zw 2 100 119'. It i z 0 =Q H> 0J (n w 1 POTENTIAL LINE OF MEZZANINE - TO BE DETERMINED AT TENANT IMPROVEMENT WEST - CVAT7ON MEZZANINE LEVEL FLOOR PLAN 3/32" = 1' -0" 0' 4' 8' 16' 32' GENERAL NOTES 1. BUILDING D IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. 3. COMMERCIAL SPACE TO BE SUBMITTED UNDER SEPARATE TENANT IMPROVEMENT PERMIT. 4. MAXIMUM MEZZANINE SPACE = 50% OF FLOOR BELOW PER IBC 505.2.1, EXCEPTION 2. vv JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL R 0 m N 9 02 -21 -2014 N C!) ISSUE DATE: 03 -10 -2014 V z J 5 CO W CD J IH w w II— oeS 2 w J 0 m a z 0 • Q H Z H H OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC U Z O z CO CO z 0 0, z 0 O 0 U O a O M w ~ ¢ U cn .5 "a Q O a � Y[r 0 D _ 7, w 0 E N �z cQ m 100 ww w 0_ct • f� w w�) 0 a D CO °▪ w O j 01 EAST 2 ELEVATION 66' -3" z 0 = Q 12 w 0J zw 2 107' -41/2" z 0 = Q H> 0J (o w 1 It wFST 41/47-10N SEE 4/A2.14 FOR TYPICAL FACADE TREATMENT DETAIL LEVELS 2 -5 FLOOR PLAN 3/32" = 1' -0" 0' 4' 8' 16' 32' GENERAL NOTES 1. BUILDING D IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. vv JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL R 0 M N 9 02 -21 -2014 N C!) ISSUE DATE: 03 -10 -2014 IH w w II— oes 2 cc w J 0 m a z 0 w H Z OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC U Z o Z CO CO Z 0 0, Z I U O U O a O M W U ~ ¢ U <- g- CD O D _ in 7, w O E N �z cQ m I °o IL IL w �• 0� f� w a o D co p °▪ w j 01 01 EAST 2 ELEVATION LINE OF ROOF BELOW, TYP. LINE OF UNIT BAY BELOW, TYP. LEVEL 6 FLOOR PLAN 3/32" = -V-0" 0 4' 8' 16' 32' GENERAL NOTES 1. BUILDING D IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL ca 0 Cr) 9 02 -21 -2014 C!) ISSUE DATE: 03-10-2014 w w oeS w 0 z co 0 LLI Z OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker LEVEL 6 FLOOR PLAN P2.5 B.A.R. REVIEW 01 0) EAST 2 ELEVATION •••1•11 1. -0" PARAPET ELEVATOR OVERRUN SLOPE SLOPE Z 0 =Q �> w 0J Z 2 SLOPE SLOPE 1/4" PER FOOT 2' -0" PARAPET SUNSHADE TRELLIS BELOW, TYP. SLOPE TRASH CHUTES 1' -0" PARAPET -- SLOPE 2' -0" PARAPET 2' -0" PARAPET t 0" PARAPET 2' -0., PARAPET tu 00 Q ALTERNATING TREAD DEVICE TO UNOCCUPIED ROOFTOP -v-0" PARAPET -- 2' -0" PARAPET wFST 41/47-10N ROOF PLAN z 0 2 Q F- > 0J (o w 1 3/32" = 1' -0" 0' 4' 8' 16' 32' GENERAL NOTES 1. BUILDING D IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL w ca 0 CO N N 9 02 -21 -2014 N m ISSUE DATE: 03 -10 -2014 I= w w Ie 2 N otS tY w J 0 m a z 0 re w z Z U OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC U Z 0 Z CO CO Z 0 0, Z I O O U o a CO 0 w U Q g- o C0 LO _ Z .% w0 E N �z cQ m I °o ww w � � � 0D fN w w �, 0 a D co Lu °w 0 Q 0z 0z =a 7 Z O �Z N J CO o� D ' Q w¢ � D . w w N w H F-F- PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker ROOF PLAN P2.6 B.A.R. REVIEW k MAX. BLDG. HGT. t 370' - 10 1/4" c GRADE PLANE 300' - 10 1/4" k GARAGE ENTRY -\ 293' -6" r MAX. BLDG. HGT. 370' - 101/4" � GRADE PLANE 300' - 10 1/4" 6 20 14 12 8 7 1 2 10 27 7 5 8 6 7 20 13 14 7 23 9 23 25 19 ill1MllliN11111 1lm1'Np11111 ■uiilr N ih C) i,5i}N11.1M N3Xitittt}!!etti[fatta ..... t3Ll }liltiaita}ilttetti }t!. LS,I, N N M C) ih C) 68' - 10 1/4" lin, le...tywst:3tt313N ■t!lSLit. 07_ROOF 368' - 9" • 06 LEVEL 6 t ~ 359' -0" 05 LEVEL 5 349' - 9" �I 04 LEVEL 4 340' - 6" �I 03 LEVEL 3 f 331' -33" 02 LEVEL 2 f 322' -00" 01A_MEZZANINE LEVEL 312' -0" 01 LEVEL ONE. giL \ 302' 0" Ay ,GARAGE ENTRY- - ® 293' - 6"' RES. LOBBY 0 295' -6" UMW 20 4 25 19 23 9 7 8 12 7 11 5 20 13 14 10 27 20 16 ( 2 , NORTH ELEVATION 3/32" = 1' -0" 6 20 ins 'II[11111 H11111 ■O® •1 NEE= I in Mar 11 ■■■ m ■■■ ��■ L.It��NM.,! ,< tf ffllift!.' ■ _ -. r =. c) C) c) C) ..t ttttllL}t tit on, .l.t! mtmull M:f M C) • ltifitit:t:tltlt4 t.eHi31ff1i3t:Ntttttittn.:Fa} ...... NU St }aite.NtlaraN_[i:s:atti3:Jx.it h!YH......lilaf3Yl}}A!it \ it?, Inn: ....�u[.ti' f1x!i1l1MafltiANiit : tl I Inn MIN MP 20 22 27 10 4 12 2 181 23 128 \ WEST ELEVATION 3/32' = 1' -0" 0' 4' 07 ROOF 368' - 9" 06 LEVEL 359' - 0" • 05 LEVEL 5 ALL 349' - 9" 04 LEVEL 4 ALL 340' - 6" 03 LEVEL 3 ALL 331' -3" 02 LEVEL 2 ALL 322' - 0" 01A_MEZZANINE LEVEL ALL 312' -0" 01 LEVEL ONE 302' 0" • RES. LOBBY 295' - 6" 00 LEVEL P1 ,,,,,,.288' - 6" 8' 16' 32' vv JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT I, REG L. ALLWINE ATE OF WASHINGTON J o H a 'C m N 0 c0 N w a PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL w 0 m N 9 02 -21 -2014 N O A ISSUE DATE: 03 -10 -2014 0 CD z 0 J 5 (.9 J OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC M w I- 5 o Q (9 in Z 0 N CO N w .. w w� D co Z rn p Q 2 O ci N N J C) Q� N O H U z O z CO CO z 0 ,n z I 0 U w O o_ 0 ¢U Hw W 0 �z 0▪ < O w▪ w W 0w d0 ww wz w �w 0z zH oQw ww I I PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker EXTERIOR ELEVATIONS P2.7 B.A.R. REVIEW ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES MASONRY BASE BRICK MUTUAL MATERIALS , TEAL BROWN - MISSION GRAFFITI - RESIST COATING SIDING ACCENT METAL FLAT PANEL COPPER COTE HORIZONTAL CANOPIES 1 POWDER COATED FABRICATED STEEL COLOR TO MATCH - DARK BRONZE WEATHER PROTECTION GUARDRAILS ALUMINUM ANNODIZED BRONZE 9 1 25 17 MASONRY ACCENT BRICK MUTUAL MATERIALS , MANUA LOA - MISSION SOLDIER COURSE SIDING - ACCENT 1 X 6 CEDAR WOOD CLEAR COAT CLEAR / TIGHT KNOT CANOPIES 2 POWDER COATED FABRICATED STEEL COLOR TO MATCH - DARK BRONZE SHADE TRELLIS SECTIONAL GARAGE DOOR METAL PAINTED COLOR TO MATCH ANNODIZED BRONZE W /MESH PANEL PRIVACY SCREEN 26 2 10 18 MASONRY COPING BRICK MUTUAL MATERIALS , MANUA LOA - MISSION CAST COPING HORIZONTAL TRIM BAND 1 X 10 HARDIE TRIM SHERWIN WILLIAMS SW 7573 - EAGLET BEIGE FEATURE CANOPY POWDER COATED FABRICATED STEEL COLOR TO MATCH - COPPER -COTE SIGNAGE TBD 27 3 11 19 CONCRETE CAST -IN PLACE CONCRETE NATURAL GRAY - PATCHED & SACKED GRAFFITI - RESIST COATING HORIZONTAL TRIM BAND 1 X 10 HARDIE TRIM SHERWIN WILLIAMS SW 7038 TONY TAUPE FASCIA / CANOPY SUNSHADE POWDER COATED FABRICATED STEEL FASCIA TO MATCH DARK BRONZE TRELLIS TO MATCH - COPPER DECORATIVE SCONCE LIGHTING FACTORY FINISH BRONZE 28 4 12 20 SIDING HARDIE PLANK 11" LAP SIDING SHERWIN WILLIAMS SW 6272 - PLUM BROWN SMOOTH WINDOW TRIM 1 x 4 HARDIE TRIM SHERWIN WILLIAMS SW 7573 - EAGLET BEIGE SOFFIT CEDAR CLEAR STAIN AT CANTILEVER SLAB MECH. LOUVER 13 29 5 21 SIDING HARDIE PANELS W/ REVEALS SHERWIN WILLIAMS SW 7038 - TONY TAUPE SMOOTH WINDOW VINYL ALMOND DECORATIVE COLUMNS METAL PAINTED COLOR TO MATCH FIR WOOD 14 6 22 SIDING HARDIE PANELS W/ 1X2 BATTENS SHERWIN WILLIAMS SW 7573 EAGLET BEIGE SMOOTH EXTERIOR DOORS INSULATED FIBERGLASS SHERWIN WILLIAMS SW 7573 EAGLET BEIGE STOREFRONT ALUMINUM ANNODIZED BRONZE W/ ACCENT COLOR MULLIONS 15 7 23 SIDING - ACCENT CORRUGATED METAL CHAMPAGNE PARAPET CAP AND FLASHING POWDER COATED METAL FLASHING COLOR TO MATCH CHAMPAGNE DECKS 3 X WOOD T & G CAR DECKING FIR, CLEAR STAIN 16 8 24 vv JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT I, REG L. ALLWINE ATE OF WASHINGTON J o H a 'C m N 0 c0 N w a PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL w 0 m N 9 02 -21 -2014 N O A ISSUE DATE: 03 -10 -2014 0 CD z 0 J 5 (.9 J OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC M w I- 5 o Q (9 in Z 0 N CO N w .. w w� D co Z rn p Q 2 O ci N N J C) Q� N O H U z O z CO CO z 0 ,n z I 0 U w O o_ 0 ¢U Hw W 0 �z 0▪ < O w▪ w W 0w d0 ww wz w �w 0z zH oQw ww I I PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker EXTERIOR ELEVATIONS P2.7 B.A.R. REVIEW 01 co MAX. BLDG. HGT. 370' - 10 1/4" GRADE PLANE 300' - 10 1/4" ik 00 LEVEL P1 28a - 6"\\ 13 14 6 9 5 16 5 11 20 6 20 • -.:.NNNNN WI 68' - 10 1/4" . . . lilmi 11111 k MAX. BLDG. HGT. 370' - 10 1/4" - GRADE PLANE. \ ------__ ENTRY 293' - GARAGE -00 LEVEL P1 '288' - \ 2 4 \ 3 20 -------__ 23 2 20 28 07 ROOF AL 368' - 9" 06 LEVEL 6 AL 359' - 0" 05 LEVEL 5 AL 349' - 9" 04 LEVEL 4 AL 340' - 6" 03 LEVEL 3 AL 331' - 3" 02 LEVEL 2 giL 322' - 0" 01A_MEZZANINE LEVEL giL 312' - 0" 01_LEVEL ONE AL 30-2' 0" RES. LOBBY AL 295' - 6" 16 6 7 9 19 5 20 N SOUTH ELEVATION \ 3/32" = 1'-0" 07 1(1/4:)CALL 368' - 9" 06 LEVEL 6 AL 359' - 0" 05 LEVEL 5 AL 349' - 9" 04 LEVEL 4 AL 340' - 6" 03 LEVEL 3 AL 331' - 3" 02 LEVEL 2 AL 322' - 0" JotiMOMiliinineelirattiMitif Miiin7.0.3‘47. P.177tRiSSOS.e: aaaaa • 01A_MEZZANINE LEVEL AL 312' - 0" 01_LEVEL ONE AL 302' 0" 28 , 26 4 20 23 N 27 \ (2 EAST ELEVATION 3/32" = 1'-0" 0 4' 8' 16' 32' JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL ca c) C cs 0 9 02 -21 -2014 C!) ISSUE DATE: 03-10-2014 ci z 0 z < CC CO Z 0 U) Z I 9 0 l' LU LU D H Ce Z Cl) j 0 IL 2 8 I- d. 0 ce • cl. Cr) Eu.— Cl) LI.1 0 08 5 1.0 0 (/) Ce o IT- > o ct LLI 0 in D a j H 1 E 7) w o i >- 0 _1 C \I H z co 5 _co Lo 0 o 4% _J c\I 111 111 Z I ji 0 0) •I- u_ < / 0_ ct I= CC , 4% ZWDcc 0_ Z IL ° Z <3) 1 0.0 LL. LU < I:D LIJ, LU •Ct > > LO 12 < > . ..N Cn 0 Z Hi DCL (\ICY, H 2 N _I CO 1 < I-4 >— ,--- cn >- 0 tt u< M M (7) D • • 111 111 1 1 H N 0— H H H PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker EXTERIOR ELEVATIONS P2.8 B.A.R. REVIEW 01 CD Lk, MAX. BLDG HGT. 370' - 10 1/4" Lik 07 ROOF • 368' - 9" N- k, N/W - BLDG. HGT. NI 370' 10 1/4" ill 11111 11111E1111111 _ph—GRADE PLANE 300' - 10 1/4" 06_LEVEL 6 *I 359' - 0" A0EVEL 5 349' - 9" AOLJ_LEVEL 4 340' - 6" EVEL 3 ▪ 331' - 3" A0EVEL 2 ▪ 322' - 0" co 01A_MEZZANINE LEVEL 1■ 0" _ilk GRADE PL MI 300' - 10 1/4 GARAGE ENTRY\ 1111 293' - 6"-_ 01 LEVEL ONE\--, 302' 111111111111 GARAGE ENTRY 11 293' - 6" 1.1 II :..-7-. --------- I I • . . , *10.6.45M7.ifitillitfieiOct. _: , .4.1,7.11k.,.... I --- :- - - - - — - - - — INRUIUNIBIUIININU 302 - 0" SECTION AT GARAGE RAMP 68' - 10 1/4" 07 ROOF 368' - 9" 06 LEVEIL 359' - 0" 'Jr 05 LEVEIfth 349' 9" 04 LEVEI4 fth 340' - 6" 03 LEVEIfth 331' - 3" 02 LEVEL 2 IAL 322' - 0" 01A_MEZZANINE LE\_ fth 312' - 0" 01 LEVEL ONE fth 0" RES. LOBBY j 295' - 6" 00LEVEL -------- 288' - 6"`' 3/32" = -V-0" 288' - SECTION AT GARAGE/ PARKING COURT 3/32" = -V-0" 0' 4' 8' 16' 32' \ - 00 LEVEL P1 A 288' - 6" • JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL CO • C cs ca o 9 02 -21 -2014 ISSUE DATE: 03-10-2014 CD z 5 CO L1J CD OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker BUILDING SECTIONS P2.9 B.A.R. REVIEW • - 1 MHO_ 11 MAN NW CONER - COMMERCIAL ENTRY JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL cr) C cs o 9 02 -21 -2014 C!) ISSUE DATE: 03-10-2014 OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker NW CORNER VIEW P2.10 B.A.R. REVIEW ET, _ I I _ --'-'-' -- . _ 44, ._.--,_,__.....a-,-_,,_a4,-. --- V;,_.:.„._. ., -, -, *: - t,"thilE 43/4--:, . , " ErliF_ . . .. ... NE CORNER - RESIDENTIAL LOBBY VIEW JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL C ca 0 9 02 -21 -2014 C!) ISSUE DATE: 03-10-2014 w w •ct •ct w 0 z 0 LLJ I— Z OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC cO Eu I.1.1 0 I— i(■ 5 _,(..., >w co <3 .zt- `,2 o 0 D uj H i Z ,1 - H E co w 0 1 _1 C \ I CY 5 co in 0 0 Ow ct u) CO .1- Li_ < / 0_ ct w 1,;- w o ct , D Z 0) p Lu 121 ce w 1.1.1 < o w 121 > Lo E < 2 cnCL co z HH 1— D c\I 0 N. _1 ---.. .„,r N _1 Cr) le Lu ›- c•-\--I cn Lu < >- C7) D — LULU 1 1 N 0- H H H PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker NE CORNER VIEW P2.11 B.A.R. REVIEW 0) • -r • b"..",1 • • _... • --" 3 \ ROOF TERRACE . •-.• • .. b1 iiijfl 0 2 \ SW VIEW ( 1 SE VIEW JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL C▪ ) • CN cs ca 0 9 02 -21 -2014 ce ISSUE DATE: 03-10-2014 CD z 5 CO L1J CD OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC (.5 O c0 0 0, z I 0 0 "a 0_ 0 0 w "3 eL D w - W 0 >- CC Z 0 u_ Z 00 ww 0_ ct W 0 u_ wz0_ W ct 0 0 z ZH 0 z DE w o w < cf) W II PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker SW & SE VIEW P2.12 B.A.R. REVIEW 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 Greg L. Allwine, AIA Jeffrey A. Williams, AIA - - . 7"- edif 124:ca;,;45y,p,i '-,81,411gpi.V° VIEW LOOKING SOUTH FROM TUKWILA INT'L. BLVD. VIEW LOOKING SOUTH FROM TUKWILA INT'L. BLVD. 0) POWDER COATED STEEL ANGLES; TO MATCH COPPER C10 STEEL CHANNEL; PAINTED TO DARK BRONZE ANGLED BAY HARDIE PANEL W/ REVEALS; PAINTED TONY TAUPE POWDER COATED METAL FLASHING; TO MATCH CHAMPAGNE SIDING ACCENTS; CORRRUGATED METAL; CHAMPAGNE TRIM ACCENTS; PAINTED TONY TAUPE 11" HARDIE LAP SIDING; PAINTED PLUM BROWN METAL PANEL; COPPER -COTE CORRUGATED METAL; CHAMPAGNE BRICK SOLIDER COURSE; MAUNA LOA BRICK VENEER; TEAL BROWN VINYL WINDOWS; OPERABLE AREA VINYL WINDOWS; FIXED AREA WINDOW DETAIL BRICK SOLIDER COURSE & ROWLOCK SILL; MAUNA LOA HSS 10 x 8 TUBE STEEL; PAINTED TO MATCH COPPER - COTE C10 STEEL CHANNEL; PAINTED TO MATCH DARK BRONZE CEDAR SIDING; CLEAR STAIN CAP FLASHING; POWDER COATED TO MATCH COPPER -COTE C12 STEEL CHANNEL; PAINTED TO MATCH DARK BRONZE CAP FLASHING TO WRAP STEEL CHANNEL; PAINTED TO MATCH COPPER -COTE ALUM. STOREFRONT; ANODIZED BRONZE CEDAR SOFFIT; CLEAR STAIN WITH RECESSED LIGHTING ALUM. GUARDRAIL; ANODIZED BRONZE METAL PANEL W/ REVEAL; COPPER -COTE 1 1/2" x 1 1/2" VERT. BALUSTER; ANODIZED BRONZE IDE CENTER MULLION; TO MATCH FIR TONE TYP. FACADE TREATMENT 1 1/2" x 1 1/2" TOP RAIL; PAINTED TO MATCH FIR 3/4" x 3/4" VERT. PICKET; ANODIZED BRONZE 1 1/2" x 1 1/2" TOP RAIL; ANODIZED BRONZE ( 3 CORNER TERRACE DETAIL BRICK MASONRY ACCENT SOLDIER COURSE; MAUNA LOA BRICK MASONRY FIELD; TEAL BROWN DECORATIVE SCONCE LIGHTING POWDER COATED CANOPY FASCIA; TO MATCH DARK BRONZE SHADE TRELLIS / COMMERCIAL STOREFRONTDETAIL HSS 16 x 20 TUBE STEEL; PAINTED TO MATCH FIR INSULATED CEDAR SOFFIT; CLEAR STAIN HSS 6" TUBE STEEL; PAINTED TO MATCH FIR (TYP.) POWDER COATED CANOPY FASCIA; TO MATCH DARK BRONZE ALUM. STOREFRONT; ANODIZED BRONZE ALUM. STOREFRONT; ANODIZED BRONZE TIE ROD ASSEMBLY POWDER COATED STEEL ANGLES; TO MATCH FIR TONE FORMED CONCRETE BASE WIDE CENTER MULLION; TO MATCH FIR TONE METAL PANEL W/ REVEAL; COPPER - COTE CEDAR SOFFIT; CLEAR STAIN WITH RECESSED LIGHTING 3-0" HIGH, TAPERED CONCRETE BASE FORMED CONCRETE BASE COMMERCIAL ENTRY DETAIL ALUM. STOREFRONT; ANODIZED BRONZE CEDAR SIDING CLEAR STAIN BUILDING SIGNAGE vv JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. - STAFF COMMENTS PHASE 2 B.A.R. - FINAL R 0 m N cs 9 i 02 -21 -2014 N i m ISSUE DATE: 03 -10 -2014 V z J 5 W CD J I- w w oeS w J 0 m z 0 w Q Z H H OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC c) w I- 5 U7 Q 0 Lo z • m _ N 5 M m C W .. U7 W w� D co Z rn o Q<o =ac N N J co Q i C7) D N W H 0 z 0 z z 0 0, z 0 0 0 U 0 0_ 0 w ¢O Dw W 0 0 �Z 0< Oz O 0 ww ¢▪ w act w0 0_w d0 ww wz w �w 0z ZH O z oQ ww _ _ PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker DETAILS P2.14 B.A.R. REVIEW FENCED SYNTHETIC TURF AREA BENCH, TYP. FOCAL FEATURE (ART OR WATER) PERGOLA ■ ■■ i MEM ■ ■ ■ ■■ =MIA sows rV4ui LEVEL 6 TERRACE a C) 000 000 0 0 L P -PATCH COMMUNITY GARDEN PLOTS, TYP. GREEN SCREEN, TYP. (SIMILAR TO BLDG E) PEDES AL PAVER END O COR -T RAISE STE STE PLA DET ALL AAA AA LA AAA ALL ALLA ALLA ALL ALLA RAIS D PLANTER STEPPED N STEEL PLANTER 11 2' SQUARE PLANT POT, TYP., SEE DETAIL 4/P3.40 FOR POT TYPE AND DETAIL 5/P3.50 FOR PLANTS 50" PLANT POT, TYP., SEE DETAIL 4/P3.40 FOR POT TYPE AND DETAIL 9/P3.50 FOR PLANTS ALLA 00000 ALLA 00000 LAW 000000 00000 000000 ALL LA LA LA ALA ALLA 8' PLANT POT, SEE DETAIL 4/P3.40 FOR POT TYPE AND DETAIL 7/P3.50 FOR PLANTS PED COR- L RAISED TER, SEE IL 8/P3.40 00 ' o0 000 LA ALL � ALL AAA ALLA ALL n n n LA LA AAA LA ALLA 0000 00000 0000 00000 00000 000000 00000 LA I r�g�I 00 00 00 00 00 00 000 0000 AAA 0000 0000 0000 AAA AAA 00 00 AL RAISED PLANTER NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS 4' L NG PLANT POT, TYP., SEE DETAIL 4/P3.40 FOR POT TYPE AND DETAIL 6/350 FOR PLANTS POTENTIAL ART ELEMENT, TYP., SEE SHT. P3.40 BLDG D - LANDSCAPE PLAN LEVEL 1 & LEVEL 6 TERRACE 0 5 10 20 40 1" = 10' -0" • U J 0 -a -rn J land planning land entitlement 0 >< N C N O ) - Lo Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r: . . .. . . . .. STATE WASHINGTON REGISTERED LANDSCAPE il 7 OF ARCHITECT ''('-- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11/08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P2.20 DRAWN BY: CP /RS /LP /MB BUILDING D LEVEL 1 & 6 - LANDSCAPE PLAN P 2 • 2 0 BAR SUBMITTAL CANOPY MOUNTED BUILDING SIGN, SEE SHT. P1.3 TRASH RECEPTACLE, TYP. BUILDING CANOPY, TYP. 4' LONG PLANT POT ALONG S. 144TH ST. FRONTAGE, TYP., SEE DETAIL 4/3.40 (2) BIKE RACKS (2 BIKE CAPACITY EA.), SEE SHT. P3.40 BUMPER OVERHANG ■■■■■N :M::: RIVERTON TERRACE wasiliorrel 11111 0 r ■ ■ �6 Nom 111111 ■■ IHI mum mei =MP ■ MINIM ■ 1I :■■ it ■■ I _ ■i ME M! :. ■ n. mom ......11111 MO ..... . ..... • • ■■ • ■ •■■M u1 : ■ .L :11 mom • -� i. -•._� u IMMIII MEM PP ■ •MML .... . :: : :• '• . ••■ MONUMENT SIGN, SEE SIGNAGE PLAN, SHT. P1.3 1 VAN ACCESSIBLE STALL ACCESSIBLE AISLE, 8' WIDE • MEM MI ■ i■ �N NM ; MEMEL IMMO 1111.1111 111 IIII 1E11 LIGHT POLE, TYP., 5' WIDE PERVIOUS CONC. SIDEWALK SEE LIGHTING PLAN FIRE ACCESS LANE — 2' BUMPER OVERHANG, TYP. 0 LEVEL 2 - EAST TERRACE, SEE SHEET P3.21 L UPPER FLOOR OUTLINE, TYP. r L C 0 J L BUILDING E r -J PARKING EASEMENT FOR KING COUNTY HOUSING AUTHORITY 12S 8' -6" TD. x 17' ti DN O DN 1 II LEVEL 2 - WEST TERRACE, SEE SHEET P3.21 LEVEL 2 - SOUTH TERRACE, SEE SHEET P3.21 WALL SCONCE, TYP., - -- SEE LIGHTING PLAN CANOPY DOWNLIGHT, TYP., SEE LIGHTING PLAN . 4Ct 8' x t COIP�gf CCIPACT F -I — GREEN SCREEN, TYP., SEE ARCHITECTURAL 0 MP. 14' COMPACT BUILDING E RECREATION SPACE REQUIREMENT PARKING cc. c _ - ' ) / GARAGE ENTRY (140) AGE RESTRICTED UNITS X 100 SF = 14,000 TOTAL SF REQUIRED RECREATION SPACE INTERIOR RECREATION SPACE BUILDING E SECOND LEVEL COURTYARD (12,000 SF TOTAL SPACE) 4,028 SF 9,072SF TOTAL: 14,000 SF ■ •■ •. • • Mil 111 •••••••••••• ••. E : 11111. :�•• a 3 COM x1� capACr I COMPACT I cap, ATI PARKING GARAGE ENTRY JAW r 40,21 0\ COMP 8 ' x 1 1 1 1 /!/ FLUSH CURB RAMP TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP NOTE: 100 SF OF RECREATION SPACE IS REQUIRED PER SENIOR HOUSING UNIT PER HDR BASIC DEVELOPMENT STANDARDS SECTION 18.14.070 OF THE TUKWILA MUNICIPAL ZONING CODE L r L rJ L 0 ■S) s Con. x WALL MOUNT LUMINAIRE, TYP., SEE LIGHTING PLAN 2' BUMPER OVERHANG, TYP. CAST -IN -PLACE CONCRETE RETAINING WALL, 4' MAX. HEIGHT, SEE CIVIL —J 0 c PAVEMENT LEGEND CONCRETE PAVEMENT PERVIOUS CONCRETE PAVEMENT CONCRETE ACCENT BAND, 3' WIDE WITH CONTRASTING COLOR / TEXTURE 2' BUMPER OVERHANG, TYP. TRANSFORMER PAD BLDG E - SITE PLAN 0 8 16 32 48 1 /16" = 1' -0" • U J J 0 -a J land planning land entitlement Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r: . . .. . . . .. STATE WASHINGTON REGISTERED LANDSCAPE il 7 OF ARCHITECT ''('-- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11/08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P3.0 DRAWN BY: CP /RS /LP /MB BUILDING E SITE PLAN P 3 • 0 BAR SUBMITTAL a) EXISTING FIRE LANE (KCHA RIVERTON TERRACE) 2 EAST ELEVATION SEE 3/A3.14 FOR UNIT PORCH DETAIL (18) STALLS RESERVED FOR KCHA - PARKING EASEMENT 265' - 0" 41'- 23/4.. 17'- 107/8" 13' -10" 15' -8" 13' -10.. 15' -8" 13' - 10" 16' - 1 1/2" 45' -2 13' - 10" 9' - 1 5/8" 39' - 9 1/4" EL. 290' - 0" PORCH o PORCH PORCH SEE 1/A3.14 FOR CORNER ENTRY DETAIL RESIDENTIAL LOBBY EL. 290' - 0" OFFICE EL. 290' - 0" EL. 290' - 0 10' - 7 1/2" EL. 289' - 0 "I FIRE COMMAN 2 -BED MEZZ. 2 -BED MEZZ. 2 -BED MEZZ PORCH PORCH ELECTRICAL SPRINKLE /BOILER 2 -BED MEZZ. 2 -BED MEZZ. EL. 289' - 0" LINE OF CANOPY ABOVE, TYP. GAMES ROOM CORRIDOR 12' -0" 8'- 63/8" o EL. 290' - 0" 0 11' -41/4" TRASH RM. fl MACH. z 0 H> 0� zw 1 COMMERCIAL 1212 SF EL. 291' -6" DENOTES AREA OF NO ENCROACHMENT FOR CAR DOOR SWING TOVdfHOOOLTOVdMNOOO TOVdVOOO SECURE RESIDENTIAL PARKING (36 STALLS) TOVd OVdMOOO FULL HEIGHT FENCE SEE 4/A3.14 FOR FACADE DETAIL SLIDING GATE NEIGBORHOOD POLICE RESOURCE CENTER 2033 SF (per DDA) SECTION 2.12 FULL HEIGHT FENCE SHARED COMMERCIAL PARKING (32 STALLS) A LINE OF RAMP TO MEZZANINE ABOVE 10 25' -0" COMPACT COMM PACCT N \ EL. 292' - 3179/256" © I I O O STAIR 1 20' - 0" TOVdMNOOO'TOVd OVdMNOOO GENERATOR SLIDING GATE STAIR 2 RAMP TO MEZZANINE PARKING RAMP TO LEVEL ONE SHARED PARKING 29' -11" 106' -10" 97' -10" 30' -5" 19' -7" WEST 2 ELEVATION INTERNAL ACCESS DRIVEWAY LEVEL ONE FLOOR PLAN 3/32" = 1' -0" 0' 4' 8' 16' 32' vv JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON 0 w a •L C., N 0 PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL w 0 M N 9 02 -21 -2014 N A ISSUE DATE: 03 -10 -2014 'W V Z 0 J 5 00 W CD J OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 0 z w w I 0 z 0 z z 0 0, z I 0 0 0 8 O a_ O a M iu W V/ O 5� 0 ° z - w0 O M 1 0 J N 0 D M O O m 1 a w v w w W QI LL w w C) a > O O w¢ w O, ww HI DEL M zQ Noe) N J cv") p� �<' � 9 o Q .. =z N W H PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker LEVEL ONE FLOOR PLAN P3.1 B.A.R. SUBMITTAL 0) co z 0 < H > w 0-J Z LLJ 1 2 EAST ELEVATION 265' - 0" 12' - 2" OPEN TO BELOW UNIT MEZZ. OPEN TO BELOW UNIT MEZZ. OPEN TO BELOW UNIT MEZZ. OPEN TO BELOW (35 STALLS) RESIDENT PARKING MEZZANINE OPEN TO BELOW 30' - 5" 3 - 0" WEST 2 ELEVATION 265' - 0" 19' - 7" MEZZANINE LEVEL FLOOR PLAN 3/32 = 1'-0" 0' 4' 8' 16' 32' JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT / REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL 0 02 -21 -2014 w ce ISSUE DATE: 03-10-2014 Lii CD z 5 CO w CD OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker MEZZANINE LEVEL FLOOR PLAN P3.2 B.A.R. SUBMITTAL a) CD 2 EAST ELEVATION WEST COURT 1 ELEVATION TERRACE TERRACE WEST 2 ELEVATION LEVEL TWO FLOOR PLAN 3/32" = -V-0" 0 4' 8' 16' 32' JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT A REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL 0 02 -21 -2014 ISSUE DATE: 03-10-2014 Lii CD z 5 LU CO CD OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 0 z w >- w I F- 0 0, z I O 0 111 8 coc, c, 0 c, 0 111 O 0 j ce -3 00 u_ 10 0 ri 11.1 . . w < o_ W0 c.'TE) H Z L° > < Cl. ZQ D C•I 0 r-- • 2 0 c\I o w < 0 z g D w z C•1 a.. H PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker LEVEL TWO FLOOR PLAN P3.3 B.A.R. SUBMITTAL 0 z 0 Q > 0� zw 1 2 EAST ELEVATION WEST 2 ELEVATION % 1 LEVELS 3 & 4 FLOOR PLAN 3/32" = 1' -0" 0' 4' 8' 16' 32' vv JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL R 0 M N O 02 -21 -2014 N M ISSUE DATE: 03 -10 -2014 W CD z J 5 W CD J OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 0 O z w w I F- U Z 0 Z Z O 0, z I O O U 8 O a_ O a M iu W O¢ I— J V/ ¢ O 5� 'n r V O H z w� O M 1 O J N O • M 0 0 1 a m N w w W QI • w0 W M a> O w¢ WOO w 0 > >w Q ! = D_ M zQ N 0 N J C'`) p• 0 ��N �z O Q . . I Z N W PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker LEVELS 3 -4 FLOOR PLAN P3.4 B.A.R. SUBMITTAL 2 EAST ELEVATION 259' - 5 1/2" 19' - 9" 32 - 2 3/4" 20' - 0" 5' - 0" 10' - 8" 19' - 2" 11' - 2" 18' - 10" 11' - 2" 18' - 9 1/2" 10' - 8" 44' - 6 1/2" 25' - 0" 32' - 2 3/4" SEE 4/A3.14 FOR FEATURE CORNER DETAIL 1-BED, A SEE 3/A3.14 FOR MOSAIC WALL DETAIL SUNROOM 1-BED, A 1-BED, C z 0 < H > w 0-J Z LLJ 1 1-BED, A 147' - 5 1/2" 163' - 1 3/4" WEST COURT 1 ELEVATION 1-BED, C \ \ 26' - 0" 6' - 0" 24' - 0" WEST 2 ELEVATION 147' - 1 3/4" 24' - 0" 259' - 1 3/4" 6' - 0" 26' - 0" 27' - 5" LEVEL FIVE FLOOR PLAN z 0 < H > D 0j LLJ 1 3/32" = -V-0" 0' 4' 8' 16' 32' JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund .com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT Ij REG L. ALLWINE ATE OF WASHINGTON 0 c_ C., 0 PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL 0 02 -21 -2014 ISSUE DATE: 03-10-2014 Lii CD z 5 w CD OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC F- z w >- w I F- 0 0, z I O 0 111 8 c, c, a_ 0 c, 111 EfT) 0 j —3 00 co • in 0 ri w < •71- LL• . o_ W0 § >_ z H ! HI DE e) L No ZQ g 0 C•1 0') <Lo w 0 C•1 z g D w z (1. PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker LEVEL 5 FLOOR PLAN P3.5 B.A.R. SUBMITTAL N z 0 =Q H> 0� zw 1 1 1 /2" / 12" 2 "/12" 2 EAST ELEVATION LOW SLOPE ROOF BELOW, TYP. BUTTERFLY ROOF SLOPE 1/4" PER FOOT 2' -0" PARAPET, TYP. au 9 wJ w 0) o_ 3' -0" PARAPET 2' -0" PARAPET -&rH w0 d w OW 0a 04, 0� 2' -0" PARAPET SLOPE 1/4" PER FOOT WEST COURT 1 ELEVATION z 0 �Dw 00- ZUW 3 WEST 2 ELEVATION z 0 D Dw 00w 2 SLOPE 2' -0" PARAPET SLOPE SLOPE 1/4" PER FOOT SLOPE 2' -0" PARAPET SLOPE 3' -0" PARAPET ELEVATOR OVERRUN SLOPE 1/4" PER FOOT 2' -0" PARAPET ALTERNATING TREAD DEVICE TO UNOCCUPIED ROOFTOP SLOPE SLOPE ROOF PLAN z 0 =Q H> D 0j v7W 1 3/32" = 1' -0" 0' 4' 8' 16' 32' vv JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL 4.J 0 M N O 02 -21 -2014 ISSUE DATE: 03 -10 -2014 'W V z J 5 W CD J OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 0 z w w I F- 0 z 0 z z 0 0, z I O O 0 8 o a_ o a M iu W H J V/ O 5� O o Z w� O M 1 0 J N ct O • M 0 10 d m N w� W .. QI w0 W C) a > O w¢ WOO w 0 > >w Q ! = Cl. M zQ D N Ow N J Cn pw �<N z .. Iz N W H PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker ROOF PLAN P3.6 B.A.R. SUBMITTAL W T.O. PARAPET 350' - 6" 11 MEZZANINE LEVEL 300' - 0" 16 18 14 20 0) 0) 0) ROOF ftik 347' - 6" FIFTH FLOOR �\ 337'' -9" FOURTH FLOOR �\ 328'' -6" 0) THIRD FLOOR �\ 319'' -3" SECOND LEVEL �\ 310'' -0" :Ilalai Iiaiilial!Ili iiii, : = IIIII nil' iii II II illlli-ii �l.�� 11 I N FIRST LEVEL \290' -0" 4 1 2 26 12 19 24 21 3 121 18 EAST ELEVATION 3/32" = 1' -0" T.O. PARAPET 350' -6" ROOF 347' - 6" FIFTH FLOOR 337' - 9" FOURTH FLOOR 328' - 6" THIRD FLOOR 319' -3" SECOND LEVEL 310' -0" MEZZANINE LEVEL 300' - 0" RAISED LVL 293' -0" \ \ \ 30 L \ 13 12 10 25 FIRST LEVEL �\ 290'0" �f NORTH ELEVATION 3/32' = 1' -0" 0' 4' 8' 16' 32' JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON 0 w a N 0 PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL R 0 02 -21 -2014 N M ISSUE DATE: 03 -10 -2014 'W V z J 5 CO (.9 J I- w w cc oes x cc w J 0 m Q z 0 z w Z H H OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC N 10 N- J N J Q >- N Q N F- 0 z w w _ 0 z 0 z z 0 0, z _ 0 0 0 w 0 Q Y w w0_ 0a wW w Q= w0 az z 0� � o 0� wz ww wHZ z PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker EXTERIOR ELEVATIONS P3.7 B.A.R. SUBMITTAL ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES MASONRY BASE BRICK MUTUAL MATERIALS , IMPERIAL GRAY - SMOOTH GRAFFITI RESIST COATING SIDING- MOSAIC 3 HARDIE PANELS W/ REVEALS SHERWIN WILLIAMS SW 6369 - TASSEL SMOOTH WINDOW TRIM - METAL SIDING 1X J- MOULDING COOL COLONIAL RED (MATCHES SW7585) BOLT -ON BALCONY ALUMINUM ANNODIZED BRONZE 9 1 25 17 MASONRY ACCENT BRICK MUTUAL MATERIALS , CASTLE GRAY - SMOOTH SOLDIER COURSE SIDING- MOSAIC 4 HARDIE PANELS W/ REVEALS SHERWIN WILLIAMS SW7585 - SUNDRIED TOMATO SMOOTH WINDOW VINYL ALMOND GUARDRAILS ALUMINUM ANNODIZED BRONZE 26 2 10 18 MASONRY COPING BRICK MUTUAL MATERIALS , CASTLE GRAY - SMOOTH CAST COPING SIDING - METAL FLAT PANEL METAL ANTIQUE PATINA HORIZONTAL EXTERIOR DOORS INSULATED METAL CLAD SHERWIN WILLIAMS SW 6159 - HIGH TEA SLIDING GARAGE DOOR METAL - COLOR TO MATCH ANNODIZED BRONZE W / MESH PANEL PRIVACY SCREEN 27 3 11 19 CONCRETE CAST -IN PLACE CONCRETE W/ REVEALS NATURAL GRAY - PATCHED & SACKED GRAFFITI - RESIST COATING SIDING - METAL CORRUGATED COOL DARK BRONZE HORIZONTAL FACSIA, AN CAP AND D PARAPET FLASHING COATED METAL FLASHING COLOR TO MATCH DARK BRONZE GREENSCREENS METAL PAINTED COLOR TO MATCH ANNODIZED BRONZE 28 4 12 20 SIDING HARDIE PLANK 7" LAP SIDING SHERWIN WILLIAMS SW 6121 WHOLE WHEAT SMOOTH SIDING ACCENT 1 X 6 CEDAR CLEAR COAT CLEAR / TIGHT KNOT CANOPIES POWDER COATED FABRICATED STEEL COLOR TO MATCH -DARK BRONZE GARAGE OPENINGS/ SCREEN 2 X2 METAL MESH PAINTED COLOR TO MATCH ANNODIZED BRONZE 13 29 5 21 SIDING HARDIE PANELS W/ REVEALS SHERWIN WILLIAMS SW 6159 - HIGH TEA SMOOTH HORIZONTAL TRIM BAND 1 X 10 HARDIE TRIM SHERWIN WILLIAMS SW7048 - URBANE BRONZE SOFFIT CEDAR CLEAR STAIN AT ENTRY LOBBY SIGNAGE TBD 14 30 6 22 SIDING - MOSAIC 1 HARDIE PANELS W/ REVEALS SHERWIN WILLIAMS SW 6121 - WHOLE WHEAT SMOOTH CORNER TRIM 1 x 4 HARDIE TRIM PAINT TO MATCH ADJACENT WALL SURFACE DECORATIVE COLUMNS METAL - PAINTED COLOR TO MATCH CEDAR WOOD DECORATIVE SCONCE LIGHTING FACTORY FINISH - BRONZE 15 31 7 23 SIDING- MOSAIC 2 HARDIE PANELS W/ REVEALS SHERWIN WILLIAMS SW 6272 - PLUM BROWN SMOOTH WINDOW TRIM 1 x 4 HARDIE TRIM SHERWIN WILLIAMS SW7585 - SUNDRIED TOMATO STOREFRONT ALUMINUM ANNODIZED BRONZE MECH. LOUVER 16 32 8 24 JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON 0 w a N 0 PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL R 0 02 -21 -2014 N M ISSUE DATE: 03 -10 -2014 'W V z J 5 CO (.9 J I- w w cc oes x cc w J 0 m Q z 0 z w Z H H OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC N 10 N- J N J Q >- N Q N F- 0 z w w _ 0 z 0 z z 0 0, z _ 0 0 0 w 0 Q Y w w0_ 0a wW w Q= w0 az z 0� � o 0� wz ww wHZ z PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker EXTERIOR ELEVATIONS P3.7 B.A.R. SUBMITTAL 12 10 18 14 18 16 !_!II M 11I I= I 11, 411111p4mr-,' .111 mormmi,v., = . 0') 0) 11111111=111111111 IIIIIII 1111 III! iIIlIIIIIIIIIiImIihuriIlIU MI T.O. PARAPETft. OF 347' - 6" FIFTH FLOOR 337' - 9" FOURTH FLOOR 328' - 6" THIRD FLOOR 319' - 3" SECOND LEVEL 310' - 0" MEZZANINE LEVEL 300' - 0" FIRST LEVEL 290' - 0" 24 3 1 3 29 26 4 29 31 4 WEST ELEVATION 3/32" = -V-0" 5 T.O. PARAPET 350' - 6" RCH:)F 347' - 6" FIFTH FLOOR 337' - 9" FOURTH FLOOR 328' - 6" THIRD FjQQ 319' - 3" SECOND LEVEL Atik 310' - 0" MEZZANINE LEVEL 300' - 0" FIRST LEVEL Aikk 290' - 0" 19 4 SOUTH ELEVATION 3/32" = 1'-0" 0 4' 8' 16' 32' JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON c_ 0 PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL 0 02 -21 -2014 ISSUE DATE: 03-10-2014 OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC H 0 z w w I H 0 z O z z 0 0, z I 0 O 0 c, c, a_ 0 c, T- O z LI? T- 111 0 0 _J 00 co in 0 r 11.1 w o_ llj W0 CC j i§ L° > 0 Z > < CL. ZQ D C\I 0 r-- o C\I _I CO w < LO 0 z D - w z C•1 (1. PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker EXTERIOR ELEVATIONS P3.8 BAR. SUBMITTAL T.O. PARAPET 350' - 6" T.O. PARAPET 350' - 6” ROOF MI) 347' - 6" ak FIFTH FLOOR MI-) 337' - 9" gik FOURTH FLOOR MI-) 328' - 6" ak THIRD FLOOR MI) 319' - 3" dm SECOND LEVEL 310' - 0" gik MEZZANINE LEVEL MI-) 300' - 0" JO H N SO N BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT r. REG L. ALLWINE ATE OF WASHINGTON 4,7 •osjsegiaw.,R1- -FIRST LEVEL 290' - 0" PARAPET - 6" ROOF Igh4 347' - 6" FOURTH FLOOR Igh4 328' - 6" SECOND LEVEL AL 310' - 0" NORTH COURT ELEVATION 3/32" = 1 '-0" MEZZANINE LEVEL Igh4 300' - 0" FIRST LEVEL AL 290' - 0" INEWEIN Pll [ii I. 2 SOUTH COURT ELEVATION 3/32" = 1'-0" ROOF 347' - 6" FIFTH FLOOR 337' - 9" FOURTH FLOOR 328' - 6" THIRD FLOOR 319' - 3" SECOND LEVEL 310' - 0" MEZZANINE LEVEL 300' - 0" 0 c_ I.- C., cn 0 PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL 0 02 -21 -2014 ISSUE DATE: 03-10-2014 Lii CD 5 LU CO (.9 w w oeS w 0 z co 0 z LLI Z I— I— OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 0 z w >- w F- 0 O z z co 0 0, z 0 0 LU 0 LU 0 LU 0 ° U_ 0_ O LU ▪ W < 0_ H j 0 CY Z LU < Z 0 Z g 0 O LU 0 LU z LIJU) H H Z PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker RAISED LVL —293' - 0" EXTERIOR ELEVATIONS / SECTIONS 1 -------, WEStC 0 U RT ELEVATION\ 3/32 = \ 0' 32' P3.9 BAR. SUBMITTAL 0) tct NE CORNER - RESIDENTIAL LOBBY VIEW 1/32" = 1'-0" JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL 4.J 0 11 -08 -2013 02 -21 -2014 03 -10 -2014 ISSUE DATE: 03-10-2014 Lii CD z 5 LU CD OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 0 z w w I F- 0 0 CO 0 0, z I 0 0 111 8 a_ 0 c, 5 D 0 Lt? z 111 O 0 j 00 10 0 CL 11.1 w LL. 11.1 W0 C) >- D co z Lu Z 1-° o z < w j < 0 M ▪ ZQ D c`l 0 u_ CV _I cY) w < ,w D w zH C•1 fl- PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker NE CORNER VIEW P3.10 B.A.R. SUBMITTAL TI°44-rse; OFIGAELIS 17714_,_ c ■•■ NW VIEW 1/32" = 1'-0" JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL w 0 11 -08 -2013 02 -21 -2014 03 -10 -2014 w ISSUE DATE: 03-10-2014 Lii CD z 5 w CD w w cc oes cc w 0 co 0 z LU I— I— OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 0 z w >- w F- 0 O CO 0 0, z 0 LU 8 a_ 0 LU 0 j CY -3 0 0 U_ 0_ 0 LU W 0_ H LU 0 CY >- 0- Z LU < Z ,W 0 > j 0 0 Z 2 0 0 LU LU ° Z LU H Z PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker NW VIEW P3.11 B.A.R. SUBMITTAL CO ' • 4141'14' 4 vitp-Ir ..., 11 • - - - - - , t SW VIEW 1/32" = 1'-0" 1-7 t .*,•!'. 1#,I'44'4139ifft _ 7 _ - SE VIEW 1/32" = 1'-0" JOHNSON BRAUN D INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON 0 c_ 0 PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL 0 11 -08 -2013 02 -21 -2014 03 -10 -2014 ISSUE DATE: 03-10-2014 Lii CD z 5 LU CO CD OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 0 z w >- w I H- 0 0 CO 0 Cf) z I 0 0 0 8 a_ c, 5 0 z LI? Co; 111 O 0 H j D c) 0 0 co in 0 ri N w • • <I o_ W0 >_ D co z • Lu < Z ' z > < 0 DCL ZQ 0 r-- g 0 c\I c0 <Lo ow N wo z D u, z N (1. PROJECT #: 1026 DRAWN BY: Author CHECKED BY: Checker SE & SW VIEWS P3.12 B.A.R. SUBMITTAL -.4 CD - I , I . Hie4 f - _ = V ; • =F:\ BETWEEN D & E LOOKING NORTH TO PLAZA EtFI PLAZA LOOKING SOUTH 11111111 MOO ME WIN 11111 ,4 LL i F 11 a = — 5i117:EWICItMinto:-77,„. "7"-- ,•; - - - S. 144TH STREET LOOKING WEST JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON 0_ 0 PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL w 0 11 -08 -2013 02 -21 -2014 03 -10 -2014 w ISSUE DATE: 03-10-2014 Lii CD z 5 LU CO CD OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 0 z w w I F- 0 0 CO 0 0, z I 0 0 8 a_ LL.1 c, 5 0 z LI? Lil O 10 aj ce 00 co in 0 ri N w niC )2r (PI jcic !z>PHIL j > < 0 CL. • ZDC D C\I 0 r-- g 0 N Cn tij < ,Lo Lu w co D zH N fl. PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker VILLAGE CONTEXT VIEWS P3.13 B.A.R. SUBMITTAL co O LOW SLOPE METAL ROOF & PROJECTING EAVE HORIZONTAL FLAT METAL PANEL AT UPPER BAYS CORRUGATED METAL PANEL AT UNIT BAYS VINYL WINDOWS; FIXED AREA VINYL WINDOWS; OPERABLE AREA • METAL COPING; TO MATCH ENDURING BRONZE HARDIE PANEL W/ REVEALS AT UPPER LEVELS INSULATE UNDER- SIDE OF UNIT BAYS - WOOD SOFFIT DECORATIVE SCONCE LIGHTING POWDER COATED CANOPY FASCIA; TO MATCH STOREFRONT CANOPY FOR OVERHEAD WEATHER PROTECTION ALUM. STOREFRONT; ANODIZED BRONZE BRICK MASONRY ACCENT SOLDIER COURSE; CASTLE GRAY TYP. FACADE TREATMENT CORRUGATED METAL, COOL DARK BRONZE HARDIE PANEL; MOSAIC ACCENT COLOR 2 HARDIE PANEL; MOSAIC ACCENT COLOR 1 HARDIE PANEL; MOSAIC FIELD COLOR HORIZONTAL METAL SIDING HARDIE PANEL; MOSAIC ACCENT COLOR 3 HARDIE TRIM BAND; PAINTED ENDURING BRONZE CEDAR SOFFIT; CLEAR STAIN UNIT PORCH & UPPER MOSAIC DETAIL FORMED CONCRETE PATIO WALL W/ REVEALS & ANTI - GRAFFITI COATING POWDER COATED METAL COPING; TO MATCH DARK BRONZE ALUM. GUARDRAIL; ANODIZED BRONZE BRICK MASONRY COPING; CASTLE GRAY BRICK MASONRY; IMPERIAL GRAY BRICK MASONRY ACCENT SOLDIER COURSE; CASTLE GRAY ALUM. STOREFRONT; ANODIZED BRONZE FORMED CONCRETE BASE CORRUGATED METAL, COOL DARK BRONZE FORMED CONCRETE STAIRS LOW SLOPE METAL ROOF W/ FASCIA TO MATCH WINDOW TRIM ALUM. STOREFRONT; ANODIZED BRONZE METAL TRIM BAND HORIZONTAL METAL SIDING CEDAR SOFFIT; CLEAR STAIN POWDER COATED CANOPY FASCIA; TO MATCH STOREFRONT INSULATED CEDAR SOFFIT; CLEAR STAIN W/ RECESSED LIGHTING HSS 6" TUBE STEEL; PAINTED TO MATCH FIR (TYP.) POWDER COATED CANOPY FASCIA; TO MATCH STOREFRONT ( 2� FEATURE CORNER / SUNROOM HSS 12 x 12 TUBE STEEL; PAINTED TO MATCH FIR CEDAR SOFFIT; CLEAR STAIN WITH RECESSED LIGHTING ALUM. STOREFRONT; ANODIZED BRONZE .. ...... �.. \FED \ \- 30" WIDE BRICK COLUMN; IMPERIAL GRAY ENTRY DETAIL BUILDING SIGNAGE JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 3380 REGISTERED ARCHITECT REG L. ALLWINE ATE OF WASHINGTON PHASE 2 B.A.R. SUBMITTAL PHASE 2 B.A.R. STAFF COMMENTS PHASE 2 B.A.R. FINAL R 0 02 -21 -2014 N M ISSUE DATE: 03 -10 -2014 'W V Z J 5 CO W CD J I= w w IY 2 cr) _ W w J 0 m Q z 0 w z Z U OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC N 10 tiLL_ w<� Dom Z rn O WQO =w� N- J N J Q D N Q co N Cr--) 0 z w w _ F- 0 z 0 z z 0 0, z _ 0 0 0 8 a_ a u 0 a Y w� w 0° w� oa w� w w0 Cy az LUz �0 w 0� z� o wz w u,w HZ z PROJECT #: DRAWN BY: CHECKED BY: 1026 Author Checker DETAILS P3.14 B.A.R. SUBMITTAL 4' LONG PLANT POT ALONG S. 144TH ST. FRONTAGE, TYP., SEE DETAIL 4/3.40 NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS AL" .1.11.11.1111111 .,p,a , 111111i /4111111111111111141 IiiI1' LEVEL 2 - EAST TERRACE, SEE SHEET P3.21 LEVEL 2 - WEST TERRACE, SEE SHEET P3.21 LEVEL 2 - SOUTH TERRACE, SEE SHEET P3.21 PLPPLP PPPLP oPPPLP PPPLP °pool is T.... ,„,,,,,..,....y......7.ex 0 gr_riri, iso....;,,,ezrarzwer,„rs4 am 6.;,..w -Apr PPANPAG.-;*41:1k46-+) IA =obi te■ PPLPPLPP▪ LP PP LP, x000000,, PLPPLPPLP PPLPPLP PPLPPLP j%0 2. PLPPLPPLP iiW PPL▪ P PP PPP PPP COMPACT_ COMPACT BLDG E - LANDSCAPE PLAN LEVEL 1 8 16 32 48 1/16" = 1' -0" • U J 0 land planning land entitlement 0 co 0 0 Q < N C O N O 8) CtS Ir) CD Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r: . . .. . . . .. STATE WASHINGTON REGISTERED LANDSCAPE il 7 OF ARCHITECT '(---- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11/08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P3.20 DRAWN BY: RS /LP /MB BUILDING E LEVEL 1 - LANDSCAPE PLAN P 3 • 2 0 BAR SUBMITTAL PEDESTAL PAVERS, TYP. TRELLIS, TYP. 41•1111•11 =1.0 ----- - - - - -- --- ----- --- --- PEDESTAL PAVERS, TYP. ----- - - - --- RAISED PLANTER, TYP. PLANTER POT WITH INTEGRAL 6' -6" HIGH STEEL TRELLIS PANEL, SEE DETAIL 4/P3.40 4' DECORATIVE METAL PICKET FENCE 6' LONG PLANTER POT, TYP., SEE DETAIL 4/P3.40 WATER FEATURE PLANTER POT WITH INTEGRAL 6' -6" HIGH STEEL TRELLIS PANEL, SEE DETAIL 4/P3.40 traCI -------- - - - - -- 2' DIA. ROUND PLANTER POT, TYP., SEE DETAIL 4/P3.40 FOR POT AND DETAIL 8/P3.50 FOR PLANTS --- -- - - - - -- 8' LONG PLANTER POT, TYP., SEE DETAIL 4/P3.40 FOR POT AND DETAIL 7/P3.50 FOR PLANTS RAIN CHAIN CATCHMENT/ PLANTER, TYP. BENCH, TYP. TRELLIS RAISED PLANTER, TYP. ----------------- - - - - -- - - - as --- -- -t- a a. TRELLIS OUTDOOR EXERCISE EQUIPMENT, TYP. SHADE STRUCTURE WORK BENCH SYNTHETIC MULTI - PURPOSE LAWN ieot rtai*Oti,, 4!,.4,14100%/'\ Earmtir\ /\ /\ \� \ice /\, rn ;_xxl irccx1 --------- - --- -- ---- -- - --I 1 PLANTER POT WITH INTEGRAL 6-6" HIGH STEEL TRELLIS PANEL, SEE DETAIL 4/P3.40 2' DIA. ROUND PLANTER POT, TYP., SEE DETAIL 4/P3.40 FOR POT AND DETAIL 8/P3.50 FOR PLANTS CHESS COURT FIREPLACE GARDEN SHED RAISED PLANTER, TYP. PLANTER POT WITH INTEGRAL 6'-6" HIGH STEEL TRELLIS PANEL, SEE DETAIL 4/P3.40 P -PATCH COMMUNITY GARDEN PLOTS - TYP. 1 1 I 1 1 I 1 1 I 1 1 I 1 I 1 1 I PEDESTAL PAVERS, TYP. ____________________________________________________ _______________________________ NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS I I I I I I 1 1 I I I I I 1 1 I I I I I I 1 1 I I I I 1 1 L I I 1 1 I 6' LONG PLANTER I 1 DETAIL 4/P3.40 POT, TYP., SEE PEDESTAL I I 1 1 I 1 PAVERS, TYP. I I I I 1 1 I I I I I I I BLDG E - LANDSCAPE PLAN LEVEL 2 5 10 20 40 1" = 10' -0" • U J J 0 -a J land planning land entitlement 0 co 0 >< N C O N (0 4) CtS Lo �cr) Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r......7 STATE WASHINGTON REGISTERED LANDSCAPE OF ARCHITECT MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11/08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P3.21 DRAWN BY: RS /LP /MB BUILDING E LEVEL 2- LANDSCAPE PLAN P3.21 BAR SUBMITTAL CONCRETE PAVING SCALE: N.T.S. PLAZA CHESS / GAME TABLES SCALE: N.T.S. PERVIOUS CONCRETE PAVING SCALE: N.T.S. BIKE RACK SCALE: N.T.S. SEAT WALL SCALE: N.T.S. POTENTIAL ART ELEMENTS BUILDING D STREET FRONTAGE SCALE: N.T.S. CORRUGATED METAL ROOF — COPPER PATINA 2X4 TS PURLIN, TYP. 2X6 TS RAFTER, TYP, NOTE: ALL TUBE STEEL MEMBERS TO BE PAINTED DARK BRONZE TO MATCH BLDG METAL DETAILS 8X10 TS BEAM, TYP. 8X8 TS POST, TYP. PT SLAB SEE STRUCTURAL FOR SLAB CONNECTION DETAIL BUILDING E - LEVEL 2 COURTYARD PERIMETER TRELLIS SCALE: 1/4" = 1'-0" ROUND POT - SIZE MAY VARY, COLOR TBD. PLANTER POTS tIL- rapAiamei NtI011.14itlq gii dalaalaNdataaataa RECTANGULAR PLANTER POT - SIZE VARIES, COLOR TBD. INTEGRAL STEEL TRELLIS PANEL PLANTER POT SCALE: N.T.S. BENCHES SCALE: N.T.S. NOTE: ALL TUBE STEEL MEMBERS TO BE PAINTED DARK BRONZE TO MATCH BLDG METAL DETAILS RAISED PLANTER BEDS SCALE: N.T.S. 8X10 TS BEAM, TYP, CORRUGATED METAL ROOF — COPPER PATINA 2X4 TS PURLIN, TYP. 2X6 TS RAFTER, TYP. 8X8 TS POST, TYP, PT SLAB BUILDING E - LEVEL 2 COURTYARD TRELLIS SEE STRUCTURAL FOR SLAB CONNECTION DETAIL SCALE: 1/4" = land planning land entitlement Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 STATE WASHINGTON REGISTERED LANDSCAPE OF ARCHITECT MELVIN R. EASTER CERTIFICATE NO 398 Issue Dates Rev. Date Desc. 11/08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA-1113 FILE NAME: LA1113-P3.40 DRAWN BY: RS/LP/MB SITE DETAILS P 3 • 4 0 BAR SUBMITTAL LANDSCAPE LEGEND QTY. BOTANICAL NAME EVERGREEN TREES 19 CHAMAECYPARIS OBTUSA 'GRACILIS' 2 THUJA PLICATA 0 2 11 8 MED. -LG. DECIDUOUS TREES FRAXINUS AMERICANA 'EMPIRE' NYSSA SYLVATICA SMALL DECIDUOUS TREES ACER JAPONICUM 'ACONITIFOLIUM' CORNUS 'EDDIE'S WHITE WONDER' MALUS 'JFS –KW5' LARGE SHRUBS 24 PIERIS JAPONICA 'FOREST FLAME' 35 PIERIS JAPONICA 'VALLEY VALENTINE' 9 RIBES SANGUINEUM 23 SPIREA THUNBERGII 'OGON' MEDIUM SHRUBS 0 37 BERBERIS THUNBERGII 'ROYAL CLOAK' 25 ITEA VIRGINICA 'SPRICH' 0 15 LONICERA PILEATA P 62 PIERIS JAPONICA 'CAVATINE' O 15 RHODODENDRON 'MARDI GRAS' 76 ROSA X 'RADRAll' Ro 11 ROSMARINUS OFFICINALIS 'RENZELS' 8 SARCOCOCCA RUSCIFOLIA O 118 0-- 11 0 54 — 4 a 218 SMALL SHRUBS BERBERIS THUNBERGII ATROPURPUREA 'CONCORDE' BERBERIS THUNBERGII 'MARIA' ILEX CRENATA 'SKY PENCIL' ILEX X MESERVEAE 'MONNIEVES' LAVANDULA ANGUSTIFOLIA 'HIDCOTE SUPERIOR' ORNAMENTAL GRASSES 4k— 690 ACORUS GRAMINEUS 'OBOROZUKI' O 48 BOUTELIA GRACILIS 'BLONDE AMBITION' 13 HAKONECHLOA MACRA 'ALL GOLD' 83 IMPERATA CYLINDRICA 'RUBRA' 24 LIRIOPE MUSCARI 'MAJESTIC' 30 PANICUM VIRGATUM 'ROTSTRAHLBUSCH' 0— 28 STIPA BRACHYTRICHA COMMON NAME SLENDER HINOKI FALSE CYPRESS WESTERN RED CEDAR EMPIRE ASH TUPELO FULLMOON MAPLE EDDIE'S WHITE WONDER DOGWOOD ROYAL RAINDROPS CRABAPPLE FOREST FLAME JAPANESE PIERIS VALLEY VALENTINE JAPANESE PIERIS RED – FLOWERING CURRANT GOLDEN THUNBERG'S SPIREA ROYAL CLOAK JAPANESE BARBERRY LITTLE HENRY SWEETSPIRE PRIVET HONEYSUCKLE CAVANTINE DWARF JAPANESE PIERIS MARDI GRAS RHODODENDRON KNOCKOUT ROSE IRENE ROSEMARY SWEETBOX CONCORDE JAPANESE BARBERRY SUNJOY GOLD PILLAR BARBERRY SKY PENCIL JAPANESE HOLLY SCALLYWAG HOLLY HIDCOTE SUPERIOR ENGLISH LAVENDER SWEETFLAG BLONDE AMBITION BLUE GRAMA GRASS ALL GOLD JAPANESE FOREST GRASS JAPANESE BLOOD GRASS MAJESTIC LILYTURF SWITCH GRASS KOREAN FEATHER REED GRASS SIZE 6' HT. 8' HT. 2" CAL. 2" CAL. 1-1/2" CAL. 1-1/2" CAL. 1-1/2" CAL. 24" HT. 24" HT. 24" HT. 24" HT. 24" HT. 18" HT. 18" HT. 24" HT. 24" HT. 18" HT. 12" HT. 24" HT. 18" HT. 18" HT. 36" HT. 18" HT. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 18" HT. PERENNIALS & GROUND COVERS 1,327 AJUGA 'BLUEBERRY MUFFIN' P.P.A.F. BLUEBERRY MUFFIN CARPET BUGLE 4" POT 856 ARCTOSTAPHYLOS UVA –URSI KINNIKINNICK 1 GAL. VINES e 31 PARTHENOCISSUS TRICUSPIDATA 'VEITCHII' — 11 O 4 — 33 O 16 0— 11 • 9 ®— 92 84 16 .I, DECORATIVE POTS CAREX TESTACEA CHAMAECYPARIS LAWSONIANA 'TREASURE ISLAND' HAKONECHLOA MACRA 'ALL GOLD' HEBE 'PURPLE SHAMROCK' HEUCHERA X 'AMETHYST MIST' HOSTA 'HALCYON' LYSIMACHIA NUMMELARIA 'AUREA' OPHIOPOGON PLANISCAPUS 'NIGRESCENS' PHLOX SUBULATA 'SNOWFLAKE' GREEN ROOF 137 SF LiveRoof® SKYLINE MIX – 4" DEPTH TRAY SEDUM TETRACTINUM 'CORAL REEF' SEDUM ALBUM 'MURALE' SEDUM REFLEXUM 'GREEN SPRUCE' SEDUM SEXANGULARE SEDUM TETRACTINUM SEDUM DIVERGENS SEDUM KAMTSCHATICUM 'TAKAHIRA DAKE' ABBREVIATIONS: B &B = BALLED AND BURLAPPED CAL. = CALIPER CONT. = CONTAINER HT. = HEIGHT O.C. = ON CENTER VEITCHII BOSTON IVY ORANGE SEDGE TREASURE ISLAND LAWSON CYPRESS ALL GOLD JAPANESE FOREST GRASS PURPLE SHAMROCK HEBE AMETHYST MIST CORAL BELLS HALCYON HOSTA CREEPING JENNY BLACK MONDO GRASS SNOWFLAKE CREEPING PHLOX 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 4" POT 4" POT 4" POT ROOT CONDITION B &B OR CONT. B &B OR CONT. B &B B &B B &B OR CONT. B &B OR CONT. B &B OR CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. SPACING PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN 5' O.C. 4' O.C. 5' O.C. 5' O.C. 3' 4' 5' 3' 3' 3' 3' 4' O.C. O.C. O.C. O.C. O.C. O.C. O.C. O.C. 24" O.C. 18" O.C. 18 -24" O.C., AS SHOWN 3' O.C. 24" O.C. 18 "" O.C. 30" O.C. 18" O.C. 12" O.C. 18" O.C. 30" O.C. 30" O.C. 12" O.C. 18" O.C. PER PLAN MATCHED, MATCHED, MATCHED, MATCHED, MATCHED, MATCHED, MATCHED, MATCHED, MATCHED, INDUSTRY STD. INDUSTRY STD. INDUSTRY STD. INDUSTRY STD. INDUSTRY STD. INDUSTRY STD. INDUSTRY STD. INDUSTRY STD. INDUSTRY STD. NOTES: • TREE STAKES TO BE VERTICAL, PARALLEL, EVEN– TOPPED, UNSCARRED AND DRIVEN INTO UNDISTURBED SUBGRADE. PLACE FOR LOCAL WIND CONDITIONS. • PLANT TREE 2" HIGHER THAN ADJACENT GRADE 'ARBOR TIE' OR APPROVED EQUAL TREE TIES 8 FOOT, 3" ROUND HARDWOOD STAKES, 3 PER TREE REMOVE TWINE AND CORD FROM TREE TRUNK 3" DEPTH BARK MULCH 4" WATERING BASIN SURROUNDING TREE FINISH GRADES PULL BURLAP OFF TOP 1/3 OF ROOTBALL PLANTING BACKFILL MIX – EXISTING TOPSOIL & COMPOST SCARIFY PLANTING PIT WALLS – SLOPE WALL 1:3 SET ROOTBALL ON MOUND OF UNDISTURBED BASE DECIDUOUS TREE PLANTING SCALE: I /2" = 1 ' -0" 3 TIMES ROOT BALL DIAMETER NOTES: • USE THREE 'ARBOR TIE' OR APPROVED EQUAL, TREE TIES EVENLY SPACED AROUND BASE OF TREE –PLACE FOR LOCAL WIND CONDITIONS. • PLANT TREE 1" HIGHER THAN DEPTH GROWN AT NURSERY. 'ARBOR TIE' OR APPROVED EQUAL TREE TIES 3" DEPTH BARK MULCH PLANTING BACKFILL MIX EXISTING TOPSOIL & COMPOST 4" WATERING BASIN SURROUNDING TREE 2X2 HARDWOOD STAKE DRIVE INTO UNDISTURBED SUBGRADE FINISH GRADE REMOVE TWINE AND CORD AROUND TRUNK OF TREE PULL BURLAP OFF TOP 1/3 OF ROOTBALL SCARIFY PLANTING PIT WALLS – SLOPE WALLS 1:3 EXISTING SUBGRADE EVERGREEN TREE PLANTING SCALE: I /2" = 11-0" (1) FESTUCA GLAUCA 'ELIJAH BLUE' ELIJAH BLUE FESCUE (3) CREEPING JENNY OPTION 1 (1) GOLDEN JAPANESE FOREST GRASS (5) BLACK MONDO GRASS OPTION 2 2' SQUARE PLANTER POT, TYP. SCALE: 1/2" = (2) GOLDEN JAPANESE FOREST GRASS (2) PURPLE SHAMROCK HEBE (1) TREASURE ISLAND LAWSON CYPRESS (3) CREEPING JENNY 10' PLANTER POT, TYP. (4) SNOWFLAKE CREEPING PHLOX SCALE: 1/2" = rtill.W#WWIWO9 (4) BLACK MONDO GRASS (3) CREEPING JENNY 50" PLANTER POT, TYP. SCALE: 1/2" = 1' -0" LANDSCAPE SCHEDULE, NOTES & DETAILS I III III III III III III III II _Ill III EQUAL DISTANCE, ;te GROUNDCOVER PLANT. SEE PLANT LIST 3" DEPTH BARK MULCH TOPSOIL DEPTH AND TYPE AS SPECIFIED EXISTING SUBGRADE GROUNDCOVER PLANT SPACING AS INDICATED ON PLANT LIST (TYPICAL) EDGE OF PLANTER GROUNDCOVER PLANTING SCALE: 1 /2" = I ' -0" • PLANT SHRUB 1/2" HIGHER THAN DEPTH GROWN AT NURSERY. ROOTBALL DI 3" DEPTH BARK MULCH 4" WATERING BASIN SURROUNDING PLANT FINISH GRADE REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL. LIGHTLY SCARIFY ROOTBALL OF CONTAINER —GROWN PLANTS. PRIOR TO BACKFILLING PLANTING BACKFILL — EXISTING TOPSOIL & COMPOST SCARIFY PLANTING PIT WALLS EXISTING SUBGRADE SET ROOTBALL ON MOUND OF UNDISTURBED SOIL SHRUB PLANTING SCALE: I /2" = I ' -0" (2) CREEPING JENNY (1) GOLDEN JAPANESE FOREST GRASS (1) PURPLE SHAMROCK HEBE 4' PLANTER POT, TYP. SCALE: 1/2" = OPTION 1 (1) HAYLCON HOSTA (1) CREEPING JENNY (3) BLACK MONDO GRASS OPTION 2 (-8-) 2' ROUND PLANTER POT, TYP. SCALE: 1/2" = 1' -0" (2) CREEPING JENNY (1) ORANGE SEDGE (1) AMETHYST MIST CORAL BELLS • U J 0 land planning land entitlement Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 K., STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT / '('-'- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11/08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P3.50 DRAWN BY: CP /RS /LP /MB LANDSCAPE SCHEDULE, NOTES & DETAILS P3.50 BAR SUBMITTAL 14' HT. POLE MOUNT LUMINAIRE ALONG S. 144TH ST., TYP. 35' HT. POLE MOUNT LUMINAIRE WITH ARM ALONG S. 144TH ST., TYP. ee" ■�u ii'L'I MIN CUM F :e 6 ■NW\� ■■iii `�L: :i. 446 **I ,IP „JEER w.4 art s: , iii A CANOPY DOWNLIGHT, TYP - Alt1,11111111 1 1 IMBEECI- P= iPik MO M IIIII I: Ilia 1 I■ ■ 1 I■ N I IN -- ME= Inn II ENNIO M Main 1�1 ` Ii: •III! Emil I1 1 Ins MiEmir It ■I! lin 1 FIR "iII 11 II MI ■ 1 NI i MOO NM NM •� r I r - - -- I L_J / 1. Li EMIG ®II®ilii' `'a • �� \ c . r aarecr aarecr aw�cr Illlii�i� . I1lilll ( 11 =in imam +— - -- J L J BUILDING E 14' HT. POLE MOUNT LUMINAIRE, TYP. ---- - - - - -- MI MI gli74111111 0 WALL MOUNT LUMINAIRE TYP. WALL SCONCE, TYP. LANDSCAPE UPLIGHT, TYP. r L 1 1 I r r ILL 0_ 0 • r— — MI MI • sill ■iii litFi .... NEM MUM ■ IMO II•';7 II II NI IR Amin L n I,,' 1I MEW MOW ii, ow 11 iii min um, MOIR MEI 1� 11 1, • tip 144i 4 EXISTING LIGHT POLES TO REMAIN ALONG TIB, TYP. TYPICAL LANDSCAPE UPLIGHT (LUMIERE CAMBRIA 203) LIGHTING LEGEND SYMBOL FIXTURE TYPICAL POLE MOUNT LUMINAIRE (VISIONAIRE PREMIER II) TYPICAL WALL MOUNT LUMINAIRE (MCGRAW - EDISON IMPACT ELITE SMALL TRAPEZOID) TYPICAL WALL SCONCE (VISA PLA OW2202) QTY DESCRIPTION ® 14' POLE MOUNT SINGLE HEAD LUMINAIRE • 35' POLE MOUNTED LUMINAIRE WALL MOUNT LUMINAIRE (HEIGHT VARIES) WALL SCONCE (APPROX. 8' MOUNTING HEIGHT) 0 CANOPY DOWNLIGHT ) LANDSCAPE UPLIGHT 26 3 13 35 35 8 VISIONAIRE PREMIER II #PRE- 2— L— T4- 48LC -5 -4K, COLOR: BLACK POLE, ARM AND LUMINAIRE TO COMPLY WITH CITY OF TUKWILA STANDARDS. FOR PHOTOMETRIC CALCULATION PURPOSES THE FOLLOWING LUMINAIRE WAS USED: STREETWORKS NAVION #NVN— AA- 04— E —U —T3A MCGRAW — EDISON IMPACT ELITE #IST —B02— LED— E1 —BL3, COLOR: BLACK VISA PLA #0W2202— LCW2000 -30, COLOR: JET BLACK HALO COMMERCIAL #PD6V142E- 60V -2G LUMIERE CAMBRIA 203 #203— CRS- 6LED4012- 12 —BK, COLOR: BLACK LIGHTING PLAN Ski; ° 10 20 40 80 1" = 20' -0" • U J J 0 -o -tan J land planning land entitlement 0 d c 8) < N C O N O 8) c\I� Cts �cr) Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r..........7 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT il ''('-- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11/08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudiOLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P4.1 DRAWN BY: CP /RS /LP /MB LIGHTING PLAN P4.1 BAR SUBMITTAL + -H CO + -H CO + t-1 CO +- 1.- t t t t_ t t t t +. + ' +' + + C') Co +� N +1 N +1 c0 r- CO +-H +LC) [) CS ENE MENNIEN MIELE IMMEMI Ln +CO +CO +CO Cb +N N +C O CO + +. •N + +" N +CO w tN CO +- CO +- +N CO +N o +00 CO t(') 00 t7r CO +1 N + Ln C r- C' N O +") t") CO +N Co N +- CO tN O +Co N +1 O N +CO CO +N LC) +N LC) +N Co +N Co CO N Co Co + -H CO +-H 00 WALL MOUNT LUMINAIRE, TYP. 35' HT. POLE MOUNT LUMINAIRE WITH ARM ALONG S. 144TH ST., TYP. Co +-H +-H LO + -H Co +'-H Cs + -H +N M +N +N Cr +N FOOT CANDLES, TYP. 14' HT. POLE MOUNT LUMINAIRE ALONG S. 144TH ST., TYP. CANOPY DOWNLIGHT, TYP. BUILDING D \ lO Co +N O3. co +N co co -+N +Co �Co +CO Co +Co CO +m +CO 'V Co +m +CO +u_) itirn 14' HT. POLE MOUNT LUMINAIRE, TYP. Co I I Co O Co +CD +Co Co +� +� Co +�... st Ln ul O +m +rf-; +(v) 7.'v +in LIT +"1 + +c +c) Ln CO CO +CO CO CO +C Cn o +CD Co +CD 00 +CV 00 +CV CO +CV Ln +CV +CV +CV 03 ") +N N +CV Co Co ") +� +-1 NOTE: SEE SHEET P4.1 FOR LUMINAIRE SCHEDULE BLDG D - LIGHTING PLAN LEVEL 1 5 10 20 40 1" = 10' -0" • U J 0 -a J land planning land entitlement Melvin R. Easter - RLA, ASLA Phone: 206.204.0507 r...."7 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT il('---- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11/08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P4.2 DRAWN BY: CP /RS /LP /MB BLDG D LIGHTING PLAN P4.2 BAR SUBMITTAL N 14' POLE MOUNT LUMINAIRE, TYP. WALL SCONCE, TYP. NOTE: SEE SHEET P4.1 FOR LUMINAIRE SCHEDULE +N +� O ON . - ME' 1+: IR= mobr It" 1� ;111 �P 111 ■EM ••11111 ME 1 11111 •' 11111 NOM MOM •1111. NEM MEM RN NW ■i■. 1111 • 1111 1111 MEV MEM +CV EP! I.)' CANOPY DOWNLIGHT, TYP. CV o a- FOOT CANDLES, TYP. op CV BUILDING E 14' HT. POLE MOUNT LUMINAIRE ALONG S. 144TH ST., TYP. H H i N N fN N N WALL MOUNT LUMINAIRE, TYP. WALL SCONCE TYP. LANDSCAPE UPLIGHT, TYP. CV CD CV CO +N +-H +N +N +-H +N I I +N Lf) CO +-H +N CO +00 u +- COMPACT r) N +'-1 COMPACT +N Ln +M N +LD cc +cc m +LP Ln +Ln COMPACT COMPACT +N +N +N +N +N Lf) +N +CN +N +N LC) +'- CO +CN +N LO +-H CO +-H +CN +CN memo mom MENNE cc +N +cc COMPACT COMPACT COMPACT"- APYAKIM + llllllllllllllllll —� +CN +CN Ln +M cc +M +M LI) CO cc +N N +M +m CO +N N CO +N CO +N • +N c tom" t21 cc +M CO +N +N N n O +m +■ +N CJ +N cc cc N +N +N N +cc (` N M Cr (` N (` CO L9 cc L9 N d" (` cc BLDG E - LIGHTING PLAN LEVEL 1 5 10 20 40 1" = 10' -0" • 0 -a land planning eL land entitlement 0 co 0 C Melvin R. Easter - RLA, ASLA OD op op Phone: 206.204.0507 ti...."7 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT il('---- MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates Rev. Date Desc. 11/08/13 2/21/14 3/10/14 BAR SUBMITTAL BAR STAFF COMMENTS BAR FINAL STAFF COMMENTS TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231 -5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2013 theLAstudioLLc PROJECT #: LA -1113 FILE NAME: LA1113 - P4.3 DRAWN BY: RS /LP /MB BLDG E LIGHTING PLAN P4.3 BAR SUBMITTAL UTILITY CONFLICT NOTE: CAUTION: THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 1 -800- 424 -5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. RETAINING RIDGE UN€ L GRADING PLAN FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1 /4 OF SEC. 15, & NE1 /4, NW1 /4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 290 O II r 15 30 60 \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 74� PROPOSED PAVEMENT LEGEND EX. CB *48 FF= 290.00 EX. TREE TO REMAIN FF= 29.20 FF= 288.31 _Ji EX. CB *58 FF= 293.20- I FF= 293.20 F___=2_93.2 0 FF= 293.20 FF= 293.20 FF= 293.20 FF =293.20 EX_CB I124 -293_ PROPOSED STANDARD ASPHALT PAVEMENT PROPOSED PEDESTRIAN CONCRETE PAVEMENT /PAVERS PROPOSED VEHICULAR CONCRETE PAVEMENT /PAVERS PROPOSED POROUS PEDESTRIAN CONCRETE PAVEMENT /PAVERS PROPOSED POROUS VEHICULAR CONCRETE PAVEMENT /PAVERS NOTES: t REFER TO LANDSCAPE PLANS FOR DETAILED PAVEMENT TREATMENT. 2. SEE SHEET C14 FOR PAVEMENT SECTIONS CALL BEFORE YOU DIG: 1- 800 - 424 -5555 KEYNOTE LEGEND 0 SINGLE DIRECTION CURB RAMP PER WSDOT STD. F- 4016 -01 CURB RAMP PER CITY OF TUKWILA STD. RS -12 DRIVEWAY PER CITY OF TUKWILA STD. RS -09 CEMENT CONCRETE TRAFFIC CURB & GUTTER PER WSDOT STD. F- 10.12 -02 ADA COMPLIANT PARKING AREA. GRADE TO NOT EXCEED 2.0% IN ANY DIRECTION REFER TO LANDSCAPE PLANS FOR DETAILED PLAZA DESIGN BOLLARD, TYP. REFER TO LANDSCAPE PLANS FOR DETAIL TRASH COLLECTION AREA U m 0 -289. TW =292.6 BW =290.0 CB *2 °29.:10 29 :95 :29/.. / 4 F494.00 29194 FF= 294.00 FF =294.00 FF= 294.00 NEW FF= 294.00 BUILDING C FF= 294.00 29"e( FF= 290.00 FF= 294.00 FF =294 .00 293.00 FF= 294.00 II a 0 z W H z J 0 z_ 0 cc 88.82 st"'"' ,• GARAGE ENTRY 93.8 10' Pu DRAINAC NEW BUILDING A FF VARIES PUBLIC STORM DRAINAGE EASEMENT 1 s 294. -1) 294.4 295.6 4 293.95 95.6 NEW BUILDING E FF = 290.00 GARAGE ENTRY C = *5B 292.5t -SD NEW LIBRARY FF =29700 (BY OTHERS) 3. 1 TW =293.6 W =290.0 LINE TW 4298.0 W =2905 FF= 291.00 RETAINING WALL 302 .00 =301.7 =296.0 TW= O1.9 BW =299.5 EX. TREE TO REMAIN NOTES: 1. REFER TO SHEET C6 FOR STORM DRAINAGE PLAN. 2. REFER TO SHEET C14 FOR EX. UTILITY STRUCTURE DETAILED INFORMATION. 3. ALL ONSITE SIDEWALK TO BE MONOLITHIC CEMENT CONCRETE CURB & SIDEWALK PER WSDOT STD. F- 30.10 -01 UNLESS OTHERWISE NOTED. 4. WHERE ONSITE CURB IS NOT ADJACENT TO CONCRETE SIDEWALK, CURB SHALL BE 6" EXTRUDED CONC. CURB PER DETAIL, SHEET C14. 5. RETAINING WALLS BY OTHERS. CONC. WALK WITH HANDRAILS ON TOP OF RETAINING WALL (MAX HT =2.0 °) C 0 J J w 0 0 I- z Cw 0 0 J w w 0 0 U- 0 0 co W H co a O 0 J m LLI LLI 2 N O N PUYALLUP, WA 98374 ui 0 U Horizontal U V) v a� C N U V) C 0 0 0 Checked CHM Approved CHM m 0 0 18215 72ND AVENUE N 00 z W N N N (0 X U- N 00 N 00 C.) z_ z z a z z w w z 0 z w J > U N w U w N J 1- z w z 0 z w 0 z w cc N m z V 0 9- 0 x z C) 0 a U (n File:P: \15000s \15255 \engineering \Phase 2 BAR Plans \15255 —g.dwg Date /Time:2/21/2014 2:35 PM Figure 1 Comm ere: lall Redevelopment Areas in the Tukwlla Intl Blvd Corridor 11111131)))))717))) ATTACHMENT B fi 11,1.141% fi, l.', !,.'6 1.1,1,!. fi . 1.„!1•11!i111111111"1 ,apE[.:...;,..;.iiii.i.t„11.1.11 11111111111111.11101111111111111.1itilw ft I'll' 1111'11' 1111'1111 li!ii.11,111,111.11,111.111.111,11'1,11',11',..t1.',r.,11'),11',11,11'),111'..,i'.1'111',.111'.:111'..11.:11..11..111,111...1.10(, 1..:11,!I.l.....1.1..1...:1.1..1,'.....1.1..!.,,1:1..1,,:..1.1.1.j,......,. :,„..„... .." DI'I'll.''.1..''1. L,I, HifiN m...il(L,,,,,,,,,,,,,,0000. 1111111.1ii).).)1'111jolu:„. ', ;1j1jhjImI111,,, 77 1 .., ............". ) 01:))))))))))))))))))L1)fififill,.fi.fifififififififiH,1„11,1„11,111,1111 10,100000000000 MCC Mused toff commercial purposes must he assemided with lot to north fififi =fi TIP PP S 1 r-• LoR " Ibir11111i Legend LDR Low Density Residential MDR Medium Density Residentiall r A HDR High Density Residential , MUO Mixed Use Office 0 Office RCC Residential Commercial Center flCC Neighborhood Corns erciall Center RC Regional Commercial Overlays and Sub-Areas rTIB Urban Renewal Overlay District 89 90 01' 25lu 5IT .100' 4P"110 Scale:: 1- = Note:: This drawing is conceptual in nature and subject to changes per the DisPosilion and Development Agreement. Preliminary Site Plan ATTACHMENT C Legend Parking Garage Entry Point El Plaza Paving .Speciall Pedestrian IPaving Building Footprint Plaza yi vri Green Proposed Library Property Line Pro Preliminary Site Plan Tukwila Village Tukwila, Washington October 111„ 2012 1111011.UM Police Neighborhood Resource 1Center Upper Budding Line (Typ.) Parking for King County Housing Authority ttle LIL C Ii an,r1 I rirrkIng lanrIsrappoec aech?1,Ne clure !rand en 1,errrent 91 92 City of Tukwila ATTACHMENT D Jim Haggerton, Mayor Department of Community Development Jack Pace, Director October 9, 2013 Notice of Decision Parking Standard for a Use not specified; 10% Complimentary Parking Approval; Shared Parking To: Bryan Park, Applicant King County Assessor, Accounting Division Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to the Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.170) on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L13 -031 Applicant: Bryan Park Type of Permit Applied for: Variance from Parking Standards (Type 2 Permit) Project Description: Tukwila Village — Phases 1 -3 Location: East side of Tukwila International Boulevard (TIB) on the north and south sides of the S. 144 Street and TIB intersection Associated Files: L13 -017 — Design Review — King County Library L13 -020 — Parking Standard Determination — King County Library L13-021 — Boundary Line Adjustment/Lot Consolidation L13 -030 — Design Review — Tukwila Village Site Plan — Phases 1 -3 and Elevations Phase 1 Comprehensive Plan Neighborhood Commercial Center and High Density Residential and Urban Designation/Zoning Renewal Overlay District: II. DECISION SEPA Determination: The SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS.) 93 94 Decision on Substantive Permit: Based on the staff report dated October 9, 2013, the Community Development Director has made the following determinations: 1. Approved a parking standard for the live /work units of one space per unit; 2. Approved a 10% complementary use allowance; 3. Approved shared parking across proposed parcels A, B, C, D and E with the following conditions: a) Modify Boundary Line Adjustment/Lot Consolidation application (Land Use File # L13 -021) to include reciprocal parking access and maintenance easements across all lots. b) Adhere to the relevant procedures of the City's Commute Trip Reduction Program (Tukwila Municipal Code 9.44,) in order to implement the required Transportation Management Plan. The Tukwila Village Development Associates, LLC and its successor, shall perform the role of Employee Transportation Coordinator (ETC) and perform that role for all businesses on the Tukwila Village site. This role shall include providing information and incentives for alternatives modes of transportation such as transit, carpool etc. Annual reports of the efforts and results shall be provided to the city's CTR coordinator. The Tukwila Village Project site includes proposed parcels A, B, C, D, E and the Library parcel (Library Parking Standard Land Use File No. L13 -021.) c) Information signage shall be developed in accordance with the City's Sign Code (TMC 19) and submitted for review and approval as part of the design review application for Phase 3. d) Any temporary parking approved as part of the phasing plan shall be required to obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. III. YOUR APPEAL RIGHTS The Decision on this Parking Determination Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code (TMC 18.104.010.) Other land use applications related to this project are still be pending. One administrative appeal of this decision to the Hearing Examiner is permitted. Unless an appeal of the Director's decision on this application is timely and properly filed to the City Council, the Director's decision on this permit shall be final. A party who is not satisfied with the Hearing Examiner's determination on any such appeal may appeal to King County Superior Court under the procedures set forth in the Land Use Petition Act (RCW 36.70C.) IV. PROCEDURES AND TIME FOR APPEALING Deadline for appeal In order to appeal the Community Development Director's decision on this application, a written Notice of Appeal must be filed with the Department of Community Development within 14 calendar days from the date of the issuance of this Notice of Decision, that is by 5:00 p.m. on. Page 2 of 3 Content of appeal The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (TMC 18.116.) All Notice of Appeal materials must be submitted to the Department of Community Development and must include: 1. The name of the appealing party. 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: a) the decision being appealed b) the specific errors of fact or errors in application of the law in the decision being appealed; c) the harm suffered or anticipated by the appellant, and d) the relief sought. 4. Appeal fee per the current Land Use Fee Schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding this Decision shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in Judicial Review of Land Use Decision Chapter of the Revised Code of Washington (RCW 36.70C.) An appeal challenging the DNS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this Decision will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the decision are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Moira Can Bradshaw, who may be contacted at 206 -431 -3651 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Departme of Community Development City of T wila WALong Range Projects \Tukwila Village \PL13- 023\parking\Parking Determination NOD.doc Page 3 of 3 95 96 Staff Report to the Director of Community Development October 9, 2013 File Number: L13 -031 Request: 1. Parking Standard Determination for a Live/Work housing unit; 2. 10% Complimentary Use Allowance; and 3. Shared Use for parking of five proposed lots on four parcels. Location: The NE and SE corners of the intersection of Tukwila International Boulevard and S. 144 Street; Associated Approval: E12 -011 Tukwila Village SEPA Decision; L13 -017 Library Design Review; L13 -030 Tukwila Village Design Review; L13- 020 Tukwila Library Parking Standard Applicant: Bryan Park Owner : City of Tukwila Notification: Notice of Application for this Type 2 permit was mailed to surrounding properties and posted on the site on June 26, 2013. An informational meeting was held on July 10, 2013. No comments were made regarding the parking. Comprehensive Plan Designation: Neighborhood Commercial Center and High Density Residential Zoning District: SEPA Decision: Decision: Staff: Attachments: Neighborhood Commercial Center and High Density Residential — Urban Renewal Overlay A Determination of NonSignificance was issued on August 7, 2013 for all three phases of the Tukwila Village Development Approve with condition Moira Carr Bradshaw A. Tukwila Village Development Phasing Plan B. Tukwila Village Site Plan with Parking Summary by Phase C. Applicant's Parking Summary Table Staff Report L13 -031 Pagel of 12 97 D. Traffic Impact Analysis Parametrix (November 2012) E. Tukwila Village Development Schedule (October 2013) F. Response to Parking Questions G. Staff's Parking Phasing Summary Table H. Temporary Parking on proposed Lot B Findings I. Relevant Information The following information was considered as part of the review of this application: 1. King County Library Design Review Application (File No. L13 -017) 2. Off - Street Parking and Loading Regulations, Tukwila Zoning Code, (TMC 18.56) 3. Minimum Number of Off - Street Parking Spaces, Tukwila Zoning Code, Figure 18 -7 4. Tukwila Comprehensive Land Use Policy Plan 5. Tukwila Village Development Proposal Project Description May 28, 2013 6. Tukwila Village SEPA Checklist (Park, May 28,2013) 7. Disposition and Development Agreement by and between the City of Tukwila and Tukwila Village Development Associates, LLC; dated 10/30/2012 (City of Tukwila Contract 12 -129) 8. Development Agreement for the Tukwila Village Development Project; approved 10/22/2012 (City of Tukwila Contract 12 -176) NOTE: Plans, codes, technical reports and attachments referenced above may be reviewed and/or obtained by contacting Moira Carr Bradshaw, Senior Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188; Phone: 206 - 431 -3670. Existing Development The subject site on the north side of S. 144 Street is vacant of any buildings. 40 Ave. S. a short local access street runs north south through the site and ends in a cul -de -sac that provides access to parking for an apartment building that fronts on 42 Ave. S. The subject site on the south side of the S. 144 Street contains a vacant commercial building, a separate small building that is used as a barber shop, a utility storage yard, a basketball court and accessory parking for the King County Housing Authority. Surrounding Land Use Within the north block, in the southeast corner is the existing 5,200 square foot Foster Library. The current proposal does not include any redevelopment of the existing library building. In the immediate vicinity are a number of public uses such as the high and middle schools, public pool, and a neighborhood park; a church and mosque; neighborhood retail such as drug stores, grocery store, laundromats, and dry cleaners; and a variety of food establishments. There are numerous residential uses in the area from motels, apartments to single family homes. Staff Report L13 -031 Page 2 of 12 98 Proiect Description Tukwila Village is a 6.4 acre project that will straddle a two lane collector arterial and will be developed in three phases. The City of Tukwila, the property owner, entered into a Disposition and Development Agreement (DDA) giving Tukwila Village Development Associates the right to develop the property according to an approved conceptual plan. The City also approved a Development Agreement that waived certain Code requirements. Shared parking was approved as part of those Agreements. The concept of shared parking is that separate parcels of land (and therefore potential ownership) and the uses and buildings on those parcels, may share parking stalls. Shared parking allows for parking on one parcel to be used by the businesses located on a separate parcel or to allow for demand for the stalls to vary during the time of day or the seasons of the year. Within the DDA, under section 2.4 "D. Additional Approvals - The City shall have the right to require and approve easements for utilities vehicular access pedestrian access shared parking and shared maintenance for each Development Phase to ensure that the entire Development functions as an Integrated whole even if the Development Parcels and/or Development Phases come under Separate ownership and management. " Approval for shared parking is therefore not required by this decision. Attachment A shows the three phases of development. The entire project contains: • Four residential and commercial buildings with a total of 403 housing units (80 market rate apartments, 4 live /work apartments, 319 senior units;) 30,000 square feet of commercial/office space; and a 2,000 square foot community policing station. • A new 10,000 square foot King County Library System neighborhood library. • A new 4,200 square foot community building and cafe adjacent to a half acre outdoor plaza. • A total of 450 on -site structured and surface parking stalls. The site plan (Attachment B) shows parking location and totals per Phase as well as the overall site layout for buildings, driveways, and sidewalks. Phase 1 contains: Building A, which is a seven story structure, includes: • two levels of structured parking of 85 parking stalls on two separate levels and with restricted access, • approximately 8,200 gross rentable square feet of commercial/retail space and four live - work studio loft dwelling units on street level; and • five levels of 80 residential dwelling units containing a mix of studio, one - bedroom and two - bedroom apartments, and • 53 surface parking stalls and one loading stall for the library's use. Staff Report L13 -031 Page 3 of 12 99 Building C, which is an approximate 4,210 square foot, one story community building adjacent to a 32,000 square foot community plaza, consists of a wide variety of landscaped and hardscaped areas. The community building includes: • a large flex assembly space containing approximately 1,711 gross square feet, • a catering kitchen containing approximately 368 gross square feet of space, • storage space, reception space, men's & women's public restroom space, • a cafe / coffee shop containing approximately 1,268 gross square feet of retail space, including a seating area, kitchen area, refrigeration area and office area; and • an indoor /outdoor fireplace and outdoor seating area and 11 surface parking stalls. Tukwila Library is a new one story 10,000 gross square foot neighborhood branch of the King County Library System. The total number of parking stalls provided for Phase 1 on the surface and under Building "A" is 149 stalls. Phase 2 contains: Building D, which is approximately 134,960 square feet, includes: • One level of below grade structured parking containing 49 garage parking stalls • One level of approximately 13,000 square feet of rentable commercial office space; • Five levels of residential dwelling units for seniors (70 total units) containing a mix of one - bedroom and two - bedroom apartments; and • approximately 19 surface parking stalls for commercial office use. Building E, which is approximately 134,960 square feet, includes: • 103 structured parking stalls • approximately 1,150 gross rentable square feet of commercial/retail space, and approximately 2,000 gross rentable square feet of police resource center space, • four levels of residential dwelling units for seniors (125 total units) containing a mix of one - bedroom and two - bedroom apartments, semi- private outdoor landscaped courtyard; and • approximately 11 surface parking stalls for commercial/retail use. The total parking provided for Phase 2 on Parcel D and E is 182 stalls. Phase 3, located north of S. 144 Street and adjacent and on the eastern edge of Phase 1 Building B includes: • one level of structured parking containing 86 parking stalls for residential use only and 1,800 square feet of rentable commercial/retail space, Staff Report L13 -031 Page 4 of 12 100 • four levels of residential dwelling units for seniors (125 total units) containing a mix of one - bedroom and two - bedroom apartments, and • approximately 34 surface parking stalls for commercial/retail and flex use. Phase 3 parking calculation The total parking provided for Phase 3 on Parcel B is 120 stalls. II. Summary of Proposed Action 1. Parking Standard for a Use not Specified The required number of parking stalls for a Live/Work residential unit is not specified under the City's parking regulations. Under the "Uses Not Specified" section of the Off - Street Parking Chapter, (TMC 18.56.100) the Director shall determine the required number of parking stalls for uses that are not specified in the City's parking regulations. A Parking Standard Determination must be made following a Type 2 process as described in the Permit Application Types and Procedures Chapter (TMC 18.104.) The Director's Determination shall be based upon the requirements for the most comparable uses specified in the Off - Street Parking Chapter. The applicant has submitted a table showing the parking requirements by use, including the requested 1 stall per Live/Work unit. (Attachment C) 2. Complimentary Use The following definition of a complementary use is from the Tukwila Zoning Code: "A complementary use is a portion of the development that functions differently than the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the usable floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices, food courts or restaurants in a shopping center or retail establishments." (TMC 18.56.070 (D) Cooperative Parking Facility) For Tukwila Village the residential units are considered the primary use. The applicant is requesting that the City approve 10 % of the usable floor area from the non - residential uses be considered complementary uses and therefore not subject to the parking supply requirement. Staff Report L13 -031 Page 5 of 12 101 3. Shared Use The concept of complementary use is that a parking space can serve two or more individual land uses without conflict or encroachment and is possible because of two conditions: • Variation in the accumulation of vehicles by hour, by day or by season at the individual land use; and • Relationships among the land uses that result in visiting multiple land uses on the same auto trip. The concept of shared parking has similarities with complimentary parking but also is used to describe two or more parcels: • with no physical separation but connected with sidewalks allowing free pedestrian movement between buildings; and • collectively satisfy the parking requirement but individually one or more of the parcels are not able to meet the Code requirements. Applications for shared, covenant or complementary parking are allowed and must be processed as Type 2 decisions per the Cooperative Parking Facility Section of the Zoning Code. (TMC 18.56.070(E.) There are no specific decision criteria for complimentary and shared parking. III. Decision Authority The purpose of the Off - street Parking and Loading regulations chapter is to provide for adequate, convenient, and safe off -street parking areas for the different land uses described in the City's Zoning Code. (TMC 18.56.010 Purpose) At the time any building or structure is erected, enlarged or at the time there is a change in its principal use, off -street parking and loading spaces must be provided as an accessory use in all zones in accordance with the requirements of the Off -Street Parking Chapter. (TMC 18.56.020 Chapter Application) The Chapter includes a table that lists the required number of parking spaces for automobiles and bicycles. The Minimum Number of Off -street Parking Spaces Table is shown on Figure 18 -7 of the TMC. The table provides specific parking requirements for a number of common land uses. For example, fast food restaurants are required to have one parking stall for every 50 square feet of usable floor area and retail requires 2.5 stalls for every 1,000 square feet of usable floor area. The minimum number of parking stalls must be maintained over the life of the use. Any additional uses, either secondary or accessory in nature, must have parking available that does not impact the minimum parking of the original or primary use. (TMC 18.56.050 Required Number of Parking Spaces) Staff Report L13 -031 Page 6 of 12 102 1. Parking for a Use Not Specified The Director's Determination shall be based upon the requirements for the most comparable uses specified in the Off - Street Parking Chapter. Comparable Uses The most comparable use for a Live Work unit is a mixed use residential unit, which has a parking requirement of one stall for every dwelling unit. The applicant surveyed the adjacent Cities of Renton and Seattle and found that their respective standard is one stall or less. The applicant submitted a Traffic Impact Analysis (Parametrix, November 2012) that references the Institute of Traffic Engineers (ITE) Parking Generation Manual, 4th Edition. The Analysis shows less than one stall per unit for the peak parking period for the residential use. 2. Complimentary Use The Director may use his/her discretion in deciding whether to grant a 10% allowance for complementary uses. This project clearly will have a dominant use, which is residential with a total of 403 residential units. The remaining floor area will be generally 15,000 gross square feet of commercial space, a 10,000 square foot library, and 15,000 square feet of office space. This area of the City is encouraged to develop with a mix of uses. The types of uses are such that there is an expectation that site users will use more than one "business" while on the site. For example, on office worker will get lunch at a restaurant, a resident will visit the library, a customer will go to more than one store. 3. Shared Parking The Director may use his/her discretion in deciding whether to grant approval for shared use of parking. The proposal for the project is for the proposed six lots (A, B, C, D, E and the Library Parcel) to share the parking available throughout the five lots (A, B, C, D and E.) No criteria exist for the decision maker other than an assumption that the ability to share remains and works for the life of the project. Assurance can be given via reciprocal easements over the five lots for the users of the six lots. The City of Tukwila owns the property that will be sold to Tukwila Village Associates, LLC and to the KCLS. The Project has been envisioned as a mixed use project that functions as a whole. There are many references both within the DDA and the Development Agreement to sharing driveways, parking and other amenities and accessory uses in order to obtain a high - quality, pedestrian oriented development. Staff Report L13 -031 Page 7 of 12 103 Comprehensive Plan Policy A related policy from the Comprehensive Plan: 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. The Tukwila City Council made the following findings during their deliberations on the Tukwila Village Development proposal. Within the Development Agreement is the following: 1. "Goal 8.2.22 of the City s Comprehensive Plan provides for the establishment of an overlay district in the designated urban renewal area generally between South 140th Street, 42nd Avenue South, South 146th Street, and 37th Avenue South that may allow increased building heights, reduced residential parking requirements, and other alternative development standards subject to specific criteria, in order to encourage well designed compact transit oriented and pedestrian friendly redevelopment to activate the community along Tukwila International Boulevard." 2. "The adoption of supplemental development standards and criteria providing for taller building heights and reduced parking requirements was intended to make urban densities and amenities more likely while the impact upon residential areas resulting therefrom would be lessened by requiring development along Tukwila International Boulevard, more significant structured parking and pedestrian friendly amenities;" Engineering Analysis Within the Traffic Impact Analysis prepared by Parametrix (May 2013,) (Attachment D) is a description (pages 14 -16) on peak parking demand. The author cites the Institute of Traffic Engineers (ITC) Parking Generation Manual. The analysis does not consider the phasing of the uses but instead considers the uses in total. The peak parking demand analysis (Table 9) is not absolutely relevant because the parking supply is not completely shared. All the parking for the residential units is within the garage spaces, which are not accessible to the commercial use customers; however, excess stalls are available for employees in some of the secured garage areas. This employee parking, when not in use by the employees during the evening and on weekends, will be available for "overflow" parking demand. Among the other uses — retail space, library, office and community policing — the estimated peak parking period would be noon during a weekday. The authors did not consider weekend parking demand. The higher amount of office space relative to the commercial space, which has a peak parking demand during the week mid- morning, relative to the commercial, which has a peak during mid- day, provides a greater opportunity for sharing to occur because of the difference in the peak demand periods. Of note, the Parametrix report states that although they did not analyze internal capture rates between the uses that they typically estimate a 10% internal capture rate. That means that 10% of the parkers on site typically will use more than one use without using their car for another trip. Staff Report L13 -031 Page 8 of 12 104 Phasing Plan and Parking Supply Because this is a large project that will be built over two — three years, (Attachment E) staff considered the implications of parking demand and supply during the phasing period. Attachment F shows that parking supply requirements, per the Zoning Code, are not evenly distributed between the five lots — hence the need for a shared parking decision. The applicant respond with the following solutions. (Attachment G) Phase 1 has the largest deficit of spaces. The Phase 1 - 73 stall deficit - becomes reduced by a 30 stall surplus produced by Phase 2 completion on the south side of S. 144 Street. Phase 3 completion brings the project into compliance and creates a 2 stall surplus. To mitigate the temporary Code shortage, the applicant discusses the construction of 18 on -street parking stalls in S. 144in Street, which is to be completed as part of Phase 1; their proposal to have temporary parking on proposed Lot B that would be available upon Phase 1 completion (Attachment H;) and the seven month absorption period for Phase 1 residential units and 17 month absorption for all the commercial space in Building A. The currently proposed completion of Phase 2 is within five months of the completion of Phase 1 and Phase 3 is within 12 months. It is not until all three phases are built that the project will meet the requirements of the Parking Code. In the end, at full build -out, the project meets the Code requirements for parking supply. Per the DDA, the City as property owner, must approve a phasing plan for development and can consider any parking issues related in the long term to a phase plan of development. (See Section 2.4 of the DDA Phasing; Development Parcels) Parking Supply Alternatives Transportation options Two Metro Bus Routes provide immediate access to the site. Route 128 stops on S. 144 Street and travels approximately every 15 minutes between West Seattle and Southcenter and serves the Light Rail station. Route 124 stops on Tukwila International Blvd (TIB) and travels approximately every 15 minutes during peak periods between the Light Rail station at Southcenter Boulevard and downtown Seattle. The intention of the requirement for a Transportation Demand Management Plan (discussed below) is to assist site residents and users in taking these transportation alternatives. Transportation Demand Management The project is within the Urban Renewal Overlay District and the developer has chosen to utilize the standards of the overlay zone. Those standards come with a requirement to submit a Transportation Management Plan, with is a transportation demand management tool. The Code says, "The property owner /manager shall prepare a Transportation Management Plan (TMP) to encourage alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and Staff Report L13 -031 Page 9 of 12 105 bicycle options to providing transit tickets and passes." (TMC 18.43.070 Specific Urban Renewal Overlay Development Standards and Criteria) The City routinely administers TMPs through its Commute Trip Reduction Program, which is a program focused on sites with 100 or more employees. It is unlikely that this project will have an employer who is an "affected employer;" however, the CTR program could provide a framework for guiding and administering the transportation management plan for the site. Conclusions 1. Parking Standard for Live/Work Parking supply is per the City standards for all the residential units except the live work, for which there is no standard. The parking standard of one stall per Live/Work unit is comparable or exceeds the standard of adjacent jurisdictions and is consistent with the national standard per the ITE manual. 2. Complimentary Parking This large scale mixed use development is an exemplary project for demonstrated the potential to reduce vehicular trips. The ability to walk between multiple businesses or from home to business is the purpose of complimentary allowances. The design guidelines and standards for the area are created to encourage pedestrians to walk between buildings and uses and not to view the properties and their uses as isolated stand -alone fixtures in the neighborhood. Approval for the 10% complementary parking reduction is appropriate given the range of uses on the site, the differing peak parking demand periods as discussed in the Transportation Analysis and the potential for the internal capture of trips on the site. In addition, on -street parking will be available on the western half of the S. 144 Street block as part of Phase 1 street improvement. On street parking is currently available around the corner on 42 Avenue S. The parking on 42 Avenue S. however is not visible or obvious to visitors who are not familiar with the neighborhood. Surface lots across TM that serve commercial business will be obvious, which may result in some unsanctioned off -site parking. 3. Shared Parking Staff has reviewed the parking by phases and determined that when the development is complete, the project will meet the Zoning Code requirements for parking per the decisions above. Parking demand for special events could create a greater demand than supply. King County Library System (KCLS,) and the nonprofit organized to market and schedule the community space events, are users who will potentially have events that generate higher demand than currently considered. They will need to be involved in an association that coordinates the parking demand for all the site users. Staff Report L13 -031 Page 10 of 12 106 Users should be allowed access to all surface parking in order to maximize the site's flexibility to meet the variable needs throughout the day or a week. Sharing of some of the secure parking may also need to occur to balance the parking needs /demands across all five parcels or to provide overflow parking during special events. In order to manage the needs, the Transportation Management Plan will be a useful tool, and the administrator of that Plan, will play an important role in parking for the site. Circling and extra exiting/entering movements on City streets could occur if the parking is full on either the north or south side of S. 144 Street. Informational signage for parking could assist with this way finding need. In order to assure shared parking is available in perpetuity, reciprocal access and parking easements will be recorded against the five proposed lots. Staff's analysis of the phasing plan shows that a deficit of parking may occur depending on the absorption of the newly built space. The applicant also anticipates this parking variability by phase and shows an option for temporary parking on proposed Parcel B is developing on- street parking within the S 144 Street right of way and identifies the possibility of approaching surrounding property owners, such as the KCLS or the Tukwila School District, for use of their off -site parking when available. The deficit of parking stalls due to the phasing of the development shall be addressed by the Development Phasing Plan approved per the Disposition and Development Agreement. Any temporary parking approved as part of the phasing plan shall be required to obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. Recommendation 1. Approve the application for a parking standard for the live /work units of one space per unit; 2. Approve a 10% complementary use allowance; 3. Approve shared parking across proposed parcels A, B, C, D and E subject to the following conditions: Prior to issuance of the construction permits for Phase 1, the applicant shall: a) Modify Boundary Line Adjustment/Lot Consolidation application (Land Use File # L13 -021) to include reciprocal parking access and maintenance easements across all lots. b) Adhere to the relevant procedures of the City's Commute Trip Reduction Program (Tukwila Municipal Code 9.44,) in order to implement the required Transportation Management Plan. The Tukwila Village Development Associates, LLC and its successor, shall perform the role of Employee Transportation Coordinator (ETC) Staff Report L13 -031 Page 11 of 12 107 and perform that role for all businesses on the Tukwila Village site. This role shall include providing information and incentives for alternatives modes of transportation such as transit, carpool etc. Annual reports of the efforts and results shall be provided to the city's CTR coordinator. The Tukwila Village Project site includes proposed parcels A, B, C, D, E and the Library parcel (Library Parking Standard Land Use File No. L13- 021.) c) Information signage shall be developed in accordance with the City's Sign Code (TMC 19) and submitted for review and approval as part of the design review application for Phase 3. d) Any temporary parking approved as part of the phasing plan shall be required to obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. W: Long Range Projects \Tukwila Village\PL13- 023 \parking \complementary and use standard STA1,M(EPORT.doc 108 Staff Report L13 -031 Page 12 of 12 i APARTMEME NORMANDY ,,,E3,1B-7 LEGEND: Pt- A E 1 OWRALL SITE Kama tra • PLAZA • 31.E A itimpay BYnr nE) PHASE 2 • aty3EANQS 6SE PHASE 3 • WALE** 3- LIBRARY (BY OTHERS) BEIM p SEE CS FOE PROJECT 55AYMI) CD EREAKMOIAN BY EYEBXCE BliaSE PHASED DEVELOPMENT PLAN 15 30 GO PARKING LEGEND ® NUMBER OF STALLS IN ROW c COMPACT STALL THE SAMARA APARTMENTS TRASH l RECYCLE SW TEMPORARY STARING AREA FOR POOP 10 WOE TYPE I LANDSC•PE PEWMETER PEOESTWAN CCMECikOON ROUTE Tr.. 1d WRE TYPE OU C:CAPE — PPt ti (A PLO NN m�'L`aesl. rte rem. NORMANDY COURT APARTMENTS S 144th STREET LANDSCAPE PLAN 1IYADETYPEB - SEE'SNEETP3.3G LANDSCAPE PERPAVER BUILDING B UNITS -125 GARAGE PARKING STALLS - 86 l � I www•.•ww - .w•..•iww••w{•• RNERTON TERRACE PEDESTRIAN CORNECRON PARKING EASEIEN5 FOR IMO ROUTE TAP. cowry 501.1SNO AUTHORITY The Village ARTwelk Me Wage AST.al:.R b..e mammon Mn of art rDdpbee and phaopyho created by mamba, al the local art mrmwMq. TM,. M ppas n0 be prominently dhpSWd at dmiputed bones mere., TA.$ b8.., ARM* proem •R Runtime and phaoliM the as s ■AR. Of the vibes Deem reprxrod In Ws mmanM. Td, 5044 Include the prate Mbh kind h p gram NM other bola atbnd n PM.. such as Bn Cann. 'Dame program MMB AM. Modue on S. prnbstl for n th m. NNW Oman the batons of TM various M and rolpbe. wars Yoq MN. description nth pace and a No WDR the WILL that Death tan TINWARE work MO be mated e. dadde ddeiAad by the oa.. y mammon mom The Nonni be aaamewua,dtemvain nd prmanent Mnydms, Die Omar a mARed the s.rvbm of 5FED.m 41000art EIm1M Development) to mast N the Myl.mmatlm of the AIaRA concept by (manna Mama& been and ,anapS fm at &.a, IdeMBdnp admen Rios Nations and f..b.o that .0.45 S. .ppopaa feYmponbn of art, and aomNbi Admen Tool artl Rm Dean the embus art Raba FRE ACCESE LANE A r00 w MOM d d/➢/n R. coma BUILDING E • UNITS -125 (».RAGO PARKING STALLS -103' 18 woE TYPES LANDSCAPE PERIMETER UPPER BUILDING MIME, MP BUILDING A UNITS 4 GARAGE PARKING STALLS -.85 _r LOADING STALL • BUILDING A SITE PLAN -S SHEET P2.0 " MI - I BE REMOVED BUILDING UNITS. 70 E`t(Af, RKIJIG STALLS - 49 TUKWILA VILLAGE PARKING PHASE 1 PHASE 2 PARCEL A PARKING GARAGE •85 SURFACE .53 TOTAL •135 PARCEL C PARKING GARAGE • 0 SURFACE •11 TOTAL •11 UBRARY- PARCEL D SHARE PARKING ON PARCELS A.B,C PHASE 1 TOTAL • 149 STALLS PARCEL E PARKING GARAGE •49«103. 152 SURFACE •30 SURFACE (KCHA) • 18 PHASE 2 TOTAL • 200 PHASE 3 PARCEL B PARKING GARAGE • 88 SURFACE • 34 PHASE3TOTAL •120 S. 144TH ON-STREET PARKING • 18 STALLS SITE TOTALS. 439 « 18 (STREET) = 487 STALLS PLAZA SITE PLAN - SEE SHEET P3.0 PROJECT 1LA -IR5 ME NAME LA1113 -P1D DRAWN BY: CAVAN OVERALL SITE PLAN OVERALL SITE PLAN P1.0 BmtMB.RTO& PARKING SUMMARY SHEET - TUKWILA VILLAGE 1 Project Tukwila Village City of Tukwila, WA date 9/16/2013 Client Bryan Park - Pacific Northern Construction Address Tukwila International Blvd & South 144th Street Tukwila, WA lot size 267,139 sf fr zoning Urban Renewal Overlay Zone NCC HDR PARKING REQUIRED BY LAND USE CODE - "COMPLIMENTARY PARKING 18.56.070.D. & ADMIN. VARIANCE 5% •'• Code Required Parking Admin. Varian "'" Parking Provided North of South 144th St Land Use count parking.' parking sq feet ': ratio i stalls J (5% commercial reduction) Building A (84 units) PHASE 1 Residential non - Senior 2 bed (Bldg. A) 31 1.5 47 Residential non - Senior 1 bed (Bldg. A) 39 1 39 85 Garage- B dg A Residential non - Senior studio (Bldg. A) 10 1 10 15 Surface - Parcel A Residential Live Work (Bldg. A) 4 1 4 100 Residential 0.95 100 100 Total Residential Retail General 4,052 SF' (Bldg. A) 3,647 0.0025 9 23 Surface - Parcel A Restaurant 2,885 SF' (Bldg. A) 2,452 0.01 25 0 Surface - Parcel B Cafe 1,228 SF' (Bldg A.) 1,044 •• •• 9 Garage - Parcel B Employee Cafe outdoor seating 235 SF (bldg A) 118 "" "" 34 Commercial 0.95 32 32 Total Commercial Subtotal 134 132 132 Total Provided Building B (125 units) PHASE 3 70 Garage - Bldg. B Residential Senior first 15 (Bldg. B) 15 1 15 0 Surface - Parcel B Residential Senior (Bldg. B) 110 0.5 55 70 Residential 70 70 Total Residential Retail General 1,800 sf' (Bldg B) 1,620 0.0025 4 4 Commercial 0.95 4 3 Surface - Parcel B - commercial i 1 Garage - Parcel B Employee Subtotal 74 74 74 Total Provided Community Commons / Library / Plaza (0 units) PHASE 1 Coffee Shop 1,015 SF (Commons) 1,015 "• " w 11 Surface - Parcel A Coffee Shop outdoor seating 250 SF 125 •• " 30 Surface - Parcel B Community Center 1,711 SF (Assembly) 1,711 0.01.' 17 10,000 0.004 I 40 11 Surface - Parcel C Library 10,000 SF 4 Garage Parcel B Employee Subtotal 57 Commercial 0.95 54 56 Total Provided "assume 90% useable floor area / 85% useable floor area for restaurant use I " Complimentary use - 10% of total useable area may be complimentary (no parking required) Total useable area- north arcels 21,732 P 0.1 2,173 Complimentary exempt 2 Surface Parcel A Principal uses : general retail, commons, library, restaurant 1 Surface Parcel B Complimentary use - cafe / coffeshop 2,302 129 0.02 3 0.95 3 3 Total Provided (i.e. "fast food ") provided - exempt 1 170 Residential 170 170 Residential Provided i } 98 Commercial 0.95 93 ••• 95 Commercial Provided car share 1 per 200 units 209 2 2 2 Garage Parcel B tandem loading 2 2 2 Surface Parcel A loading Grand Total (North) 272 Required 267 Req'd 269 North Total Provided w/ Comp. pkg. w/ Comp pkg & Admin. Variance 171 Total Garage Stalls 98 Total Surface Stalls "'• Administrative Variance for 5% reduction of commercial 13 On- street stalls N side 144th Justification = 13 on -street stalls provided at north side of 144th 282 Total including on -street Total Provided induding these stalls > that Total Required ( +10 stalls) Transit & Pedestrian Oriented Development Ri/�9uhuenlr G 111 112 I 1 PHASE 2 Code Required Parking No variance required Parking Provided South of South 144th St ---- Land Use count L parking 1 parking 7 sq feet ratio stalls I I Building D (70 Units) Residential Senior first 15 (Bldg D) 15 1 15 Residential Senior (Bldg D) 55 0.5 28 ---4-- 43 Residential 43 Garage-Building D Office 13,000 * ..... ....... ................. e 11,700 0.003 i 35 35 Commercial 6 Garage Building-D Employee Subtotal ............. ... ... .. 78 19 Bldg. D Surface Lot ' Employee/Guest 1••• 10 Surface Drive Commercial I* 78 Total Provided Building E (125 units) .._,... Residential Senior first 15 (Bldg E) ....._............_............... 15 1 15 35 Garage Building E-mezzanine Residential Senior (Bldg E) 110 0.5 55 70 35 Garage Building E - main Community Police - 2,000 SF* 1,800 0.003 5 7 Garage Building E - main Retail General - 1,150 SF* 1,035 0.0025 3 8 1 Surface Drive- accessible *assume 90% useable floor area 78 78 Total Provided 4 KCHA Parking Easement I 18 18 Surface Stalls - easement Car share 1 per 200 uinits 195 1 I 1 Garage Building E - main Grand Total (South) J 175 175 I Overflow - shared/event 25 Building E. garage main 152 Total Garage Stalls 48 Total Surface Stalls 5 On-street stalls S side 144th 205 Total including on-street TOTAL COMBINED PHASES TUKWILA VILLAGE PARKING w/ Admin. Variance *" Code Required Parking North Site Only Parking Provided Total On-Site Parking Required 7 442 469 On-Site 18 On-street 487 Combined Grand Total PARKING PROPOSED TO BE PROVIDED - BOTH ON-SITE & IN STREET ROW'S: ON-SITE PARKING North South Total STREET PARKING ' North South Total Surface 98 48 146 Tuk Int Blvd 0 0 0 Garage 171 152 323 S 144th Street 13 5 18 Total 269 200 469 Total 13 5 18 Total combined parking provided 282 205 487 112 Parametrix ENGINEERING . PLANNING . ENVIRONMENTAL SCIENCES 411 108th AVENUE NE, SUITE 1800 BELLEVUE, WA 98004 -5571 T. 425.458.6200 F. 425.458.6363 www.parametrix.com TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM - Date: November 12, 2012 To: Dave McPherson From: Carter Danne Subject: Traffic Impact Analysis cc: Bryan Park Project Number: 554 -6892 -001 Project Name: Tukwila Village INTRODUCTION Project Description Tukwila Village Development Associates LP intends to develop a mixed -use neighborhood center designed to provide residences as well as neighborhood retail and resources. The developer plans to build the project in two phases and construct five buildings in total that provide the uses shown in Table 1; building,letters are shown on the attached site plan. Table 1. Proposed Uses and Development Phasing Proposed Uses Family Apartment Units Building Location Phase Letter On Site Qty. Unit of Measure 1 A Northwest 84 Dwelling Units (DU) imorto B eying, 1 D Southwest 60 ODU 2 B Northeast 122 ODU 2 E Southeast 128 ODU t. il'S ' R e uare Fe 1 A Northwest 11,000 SF 1 C Commons 3,000 SF 2 B Northeast 1,800 SF 2 E Southeast 1,200 SF Medical Office 1 D Southwest 22,500 SF Community Policing 1 D Southwest 2,000 SF 113 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) In addition, it is anticipated that the King County Library System (KCLS) will relocate the nearby Foster Library onto the site into a 10,000 SF building constructed by KCLS in a west - central location and dedicated for their sole use. The project site is located in the northeast and southeast quadrant of the Tukwila International Boulevard Scope of Analysis This technical memorandum addresses the following: • Traffic Volumes & Parking Projections • Transportation System Conditions • Mitigation Fee Requirements • Conclusions & Recommendations Tukwila Village Development Associates LP Traffic Impact Analysis 114 2 Figure 1 Site Vicinity Map 554- 6892 -001 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) TRAFFIC VOLUMES & PARKING PROJECTIONS Existing Traffic Volumes Turning movement volumes were gathered on Thursday, June 14, 2012 prior to school being out of session. The counts were conducted from 2:30 PM to 6:00 PM and the peak hours at the TIB intersections occurred from 4:30 PM to 5:30 PM and at the S 144th Street intersections from 4:15 PM to 5:15 PM. These traffic volumes are shown on Figure 2. Tukwila Village Development Associates LP Traffic Impact Analysis Figure 2 Existing 2012 PM Peak Hour Turning Movement Volumes 554 -6892 -001 November 12, 2012 115 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Future Baseline 2016 Traffic Volumes The City of Tukwila provided historic traffic volume data on Tukwila International Boulevard north of S 139th Street from the year 2006 through 2011. The annual growth from 2006 has varied year to year as is seen in Table 2 below. Additionally, a forecast of the average daily traffic (ADT) for the project horizon year of 2016 was used to help develop an assumed annual growth rate. Table 2. Historic Growth in Traffic Volumes (TIB north of S 139th Street) Data Years of Growth Average Daily Annual Growth Year from 2006 Traffic (ADD from 2006 2006 - 17,100 2007 1 17,300 1.2% 2008 2 17,400 0.9% 2009 3 16,800 -0.6% 2010 4 15,500 -2.4% 2011 5 19,100 2.2% 2016 (Forecast) 10 18,057* 0.5 %' 'Forecast using linear regression After reviewing the above information, a 1 percent annually compounding traffic growth rate was determined to be a reasonable assumption for the traffic growth anticipated on the streets near Tukwila Village. Figure 3 shows the future 2016 baseline traffic volumes during the weekday PM peak hour, which were grown from the volumes summarized in Figure 2. Tukwila Village Development Associates LP 554- 6892 -001 Traffic Impact Analysis 4 November 12, 2012 116 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Figure 3 Future 2016 Baseline PM Peak Hour Turning Movement Volumes Trip Generation The 8th Edition of ITE's Trip Generation was used to estimate the amount of traffic generated by the proposed site uses. Table 3 below summarizes the gross trips projected with the proposed development. Gross trips represent the trip generation of land uses as if they were standalone uses and do not account for the trip reductions typically experienced with mixed -use sites. Tukwila Village Development Associates LP Traffic Impact Analysis 554- 6892 -001 November 12, 2012 117 118 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 3. Weekday Gross Trip Generation Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing- Attached Senior Housing — Attached Units 252 — Senior Adult Housing - Attached Senior Housing — Attached Units 252 — Senior Adult Housing - Attached Retail Space 820 — Shopping Center Retail Space 820— Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical - Dental Office Building Community Policing 730 — Government Office Building Daily AM Peak Hour PM Peak Hour Phase & Building Letter City. Total Total In Out Total In Out 1 A 84 DU 633 45 9 36 122 77 45 1 D 60 ODU 209 9 3 6 11 7 4 2 B 122 ODU 425 18 6 12 23 14 9 2 E 128 ODU 445 18 7 11 24 14 10 1 A 11,000 SF 1,389 35 21 14 126 61 65 1 C 3,000 SF . 379 10 6 4 34 17 17 2 B 1,800 SF 227 6 3 3 21 10 11 2E 1,200 SF 151 3 3 0 1 D 22,500 SF 705 52 41 11 76 2,000 SF 138 12 10 2 13 7 21 2 1 1D ,Su oferr ssivrtotudlii Library 590 — Library 6 55 fi 1 (by KCLS) 10,000 SF 764 7 5 2 73 35 38 After the gross trip generation was projected, adjustments were made to account for the mixed -use nature of the site and estimates of internal trips within the site. The ITE Trip Generation Handbook contains a procedure by which to do this and that methodology was followed to project the internal capture summarized in Table 4. Tukwila Village Development Associates LP 554 - 6892-001 Traffic Impact Analysis 6 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 4. Weekday Internal Trip Generation (Capture) Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing- Attached Senior Housing — Attached Units 252 — Senior Adult Housing - Attached Senior Housing — Attached Units 252 — Senior Adult Housing- Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical - Dental Office Building Community Policing 730 — Government Office Building ^yfot l Qtr h - - 44 01 n Phase & Building Letter City. Daily AM Peak Hour PM Peak Hour Total Total In Out Total In Out 1 A 84 DU 1 D 60 ODU 2 B 122 ODU 2 E 128 ODU 1 A 11,000 SF 1 C 3,000 SF 2 B 1,800 SF 2 E 1,200 SF 1 D 22,500 SF 2,000 SF 4jr 1D 78 1 0 1 10 7 3 26 0 0 0 2 1 1 52 0 0 0 4 2 2 55 1 1 0 4 3 1 168 3 1 2 15 5 10 46 1 1 0 4 1 3 27 0 0 0 2 1 1 18 0 0 0 2 1 1 35 1 1 0 3 1 2 7 1 0 1 0 0 0 Library 590 — Libra 1 (by KCLS) 10,000 SF 38 0 0 0 2 2 0 With the internal trip capture projected, the external trips (trips that would appear at the driveways) were calculated by subtracting the internal trips (Table 4) from the gross trips (Table 3). Table 5 summarizes below the anticipated total driveway trips. Tukwila Village Development Associates LP 554- 6892 -001 Traffic Impact Analysis 7 November 12, 2012 119 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 5. Weekday External Trip Generation (Total Driveway Trips) Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing- Attached Senior Housing — Attached Units 252 — Senior Adult Housing - Attached Senior Housing — Attached Units 252 — Senior Adult Housing- Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical - Dental Office Building Community Policing 730 — Governmen t a Office B uildin g Sult�oOhse tn din 'I .r+ Library 590 — if Library Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1 A 84 DU 555 44 9 35 54 35 19 1 D 60 ODU 183 9 3 6 9 6 3 2 B 122 ODU 373 18 6 12 19 12 7 2 E 128 ODU 390 17 6 11 20 11 9 1 A 11,000 SF 1,221 32 20 12 111 56 55 1 C 3,000 SF 333 9 5 4 30 16 14 2 B 1,800 SF 200 6 3 3 19 9 10 2 E 1,200 SF 133 3 3 0 11 6 5 1 D 22,500 SF 670 51 40 11 73 20 53 1D 2,000 SF 131 11 10 1 2 1 1 1 (by KCLS) 10,000 SF 726 r 7 5 2 71 33 38 Sub otatofiPhase: �TotajityA u s,9 ,aea,zsw.�e,rw ..._. Ll -o" The external trip generation summarized above contains vehicle trips of two types: pass -by trips and new trips. Pass -by trips are trips to /from sites where the vehicle was already on the street and as it is passing by the site, the driver turns into the site to make a stop before resuming their original trip. New trips are the remaining trips, where the primary purpose of the vehicle trip was to travel to and from the site. Only the 17,000 SF of retail uses are expected to attract pass -by trips. The pass -by trip reductions applied to the retails uses were as follows: • 65 percent for the PM peak hour (based on the regression equation found for Shopping Center in the ITE Trip Generation Handbook), • 55 percent for daily (although no data exists, it has been assumed to be somewhat less than during the peak hours), and • 65 percent for the AM peak hour (although no data exists, it has been assumed to mirror the PM peak hour trend). The regression equation was used rather than the average pass -by percentage because the pass -by data for shopping centers indicate that the pass -by rate exponentially increases as the square footage of the retail decreases. This presumably occurs because larger shopping centers are more of a regional destination rather than a local neighborhood center, where someone might drop by on the way home in the evening or to the office in the morning (i.e., a pass -by trip). The result of applying the above pass -by rates to the external trip generation for the retail uses is summarized in Table 6 below. Tukwila Village Development Associates LP 554- 6892 -001 Traffic Impact Analysis 8 November 12, 2012 120 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 6. Weekday Pass -By Trip Generation Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing- Attached Senior Housing — Attached Units 252 — Senior Adult Housing- Attached Senior Housing — Attached Units 252 — Senior Adult Housing- Attached Retail Space 820 — Shopping Center Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1A 84 DU 0 0 0 0 0 0 0 1 D 60 ODU 0 0 0 0 0 0 0 2 B 122 ODU 0 0 0 0 0 0 0 2 E 128 ODU 0 0 0 0 0 0 0 1 A 11,000 SF 672 21 13 8 72 37 35 Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical - Dental Office Building Community Policing 730 — .Government Office Build' 1 C 3,000 SF 183 6 4 2 20 2 B 1,800 SF 110 3 2 1 12 6 6 2 E 1,200 SF 73 3 1 2 1 D 22,500 SF 0 0 0 1 D 2,000 SF 0 0 0 10 10 Library 590 — Libr Ott 7 4 3 0 0 0 0 0 0 0 0 1 (by KCLS) 10,000 SF 0 0 0 0 0 0 0 4f The proposed Tukwila Village development would attract 1,038 daily pass -by trips, of which 33 would occur during AM peak hour and 111 would occur during the PM peak hour. As mentioned previously, after accounting for internal trip capture and pass -by trips, the remaining trips are referred to as new trips. The new trips summarized below in Table 6 are the result of subtracting the pass -by trips in Table 5 from the external trips in Table 7. Tukwila Village Development Associates LP 554 -6892 -001 Traffic Impact Analysis 9 November 12, 2012 121 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 7. Weekday New Trip Generation Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing- Attached Senior Housing — Attached Units 252 — Senior Adult Housing- Attached Senior Housing — Attached Units 252 — Senior Adult Housing - Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical - Dental Office Building Community Policing 730 — Government Office Building �i b1 °talWO 4 "w Library 590 — Library, Phase & Building Letter Qty. Daily AM Peak Hour PM Peak Hour Total Total In Out Total In Out 1 A 84 DU 555 44 1 D 60 ODU 183 9 2 B 122 ODU 373 18 2 E 128 ODU 390 17 1 A 11,000 SF 549 11 1 C 3,000 SF 97 3 2 B 1,800 SF 10 2 2 E 1,200 SF 193 1 1 D 22,500 SF 670 51 2,000 SF 131 11 1D U! f Subtotal Total with" ?4,10§ f} y+ a4 �,.'+4. x�,� r�,.a ei Y4� }. .,,. I� r? ✓, �tFt Y- u��eTs�.}�..�t�a 1 (by KCLS) 10,000 SF 726 7 9 35 54 35 19 3 6 9 6 3 6 12 19 12 7 6 11 20 11 9 7 4 39 19 20 2 1 10 6 4 1 1 7 3 4 1 0 4 2 2 40 11 73 20 53 10 1 2 1 1 x�$�rj81 87, 5 2 71 33 38 S The proposed Tukwila Village development would generate 3,877 new daily trips, of which 174 would occur during the AM peak hour and 308 during the PM peak hour. Trip Distribution and Assignment Based on the land use patterns in the general vicinity of the project, knowledge of the local transportation system, professional engineering judgment, and traffic counts along Tukwila International Boulevard, distribution and assignment of the project trips were estimated. The new project trip distribution is shown on Figure 4. New trips are estimated to travel to /from the site in the following pattern: • 25 percent to /from the north on TIB towards Seattle. • 25 percent to /from the west on S 144th Street towards nearby neighborhoods and Military Road S. • 25 percent to /from the east on S 144th Street towards nearby neighborhoods. • 25 percent to /from the south on TIB towards the City of SeaTac and State Route 518. Pass -by traffic to /from Tukwila Village is shown on Figure 5 and was assigned based on where the uses were located on the site as well as the volume being carried in the future baseline 2016 traffic streams on TIB and S 144th Street, which indicated the following distribution for the Phase 1 pass -by trips, which are likely to arrive from both TIB and S 144th Street: • 43 percent from southbound TIB Tukwila Village Development Associates LP 554 -6892 -001 Traffic Impact Analysis 10 November 12, 2012 122 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) • 26 percent from northbound TIB • 17 percent from westbound S 144th Street • 14 percent from eastbound S 144th Street For Phase 2 pass -by trips, the uses are set -back from TIB and much more likely to draw traffic only from S 144th Street. Given that, the Phase 2 pass -by traffic was distributed as follows: • 54 percent from westbound S 144th Street • 46 percent from eastbound S 144th Street Lastly, because the project site provides non - motorized system improvements in project vicinity, crosswalk volumes were projected to increase by 50 pedestrians per hour with the completion of the project. For comparison, 50 pedestrians per hour represents the difference between the values suggested for assuming the number of pedestrians per hour in a rural area (zero pedestrians per hour) and a suburban area (50 pedestrians per hour). These values were documented in in the National Cooperative Highway Research Program (NCHRP) Report 599 — Default Values for Level of Service and Highway Capacity Analyses. The thought being the relative difference reflects the change from an undeveloped condition to a suburban development condition. Tukwila Village Development Associates LP 554 -6892 -001 Traffic Impact Analysis 11 November 12, 2012 123 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Legend IS Trip Distribution Percentage xxx Daily Trips x S • x Peak Hour Trips Tukwila Village Development Associates LP Traffic Impact Analysis 124 12 Figure 4 New Project Trips Distribution and Assignments 554- 6892-001 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) 1'IdiG'4P�+. Tukwila Village Development Associates LP Traffic Impact Analysis 13 Figure 5 Pass -By Project Trip Assignments 554- 6892 -001 November 12, 2012 125 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Future 2016 With Project Volumes The trip assignments of new and pass -by traffic were added to the future 2016 baseline PM peak hour volumes shown on Figure 3, which resulted in the PM peak hour turning movement volumes shown in Figure 6. These volumes were used to assess the transportation system conditions with the project. Tukwila Village Development Associates I P Traffic Impact Analysis 126 14 Figure 6 Future 2016 with Full Build -Out PM Peak Hour Turning Movement Volumes 554 - 6892 -001 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Parking Generation ITE Parking Generation, 4th Edition was used to estimate the parking demand for the project. The proposed site uses were matched as close as possible to the data available. The parking demand estimates were compared to the • proposed parking supply. A total of 431 parking stalls would be provided on -site of which 293 would be in- building (garages) and 138 spaces would be surface parking stalls. Additionally, 23 on -street parking spaces would also be provided. Table 8 below summarizes the anticipated parking demand for a typical weekday. Table 8. Peak Parking Demand by Individual Use Proposed Uses (Compatible ITE Land Use Code) Family Apartment Units 84 Dwelling Units (Code 221 - Low /Mid -Rise Apartment) Senior Housing — Attached Units 310 Occupied Dwelling Units (Code 252 — Senior Adult Housing — Attached) Retail Space 17,000 Square Feet (SF) (Code 820 — Shopping Center) Library 10,000 SF (Code 590 — Library) Medical Office 22,500 SF (Code 720 — Medical - Dental Office Building) Community Policing 2,000 SF (Code 730 — Government Office Building) Peak Parking Demand Peak Parking Demand Characteristics Spaces 1.42 spaces per dwelling unit minus 38 spaces 0.59 spaces per dwelling unit Hours of Day Parking Peaks 81 Overnight (12:00 AM -5:00 AM) 183 Overnight (12:00 AM -5:00 AM) 3.76 spaces per 1,000 SF 64 Noon -1:00 PM 3.14 spaces per 1,000 SF 3.40 spaces per 1,000 SF minus 13 spaces 31 7:00 PM -8:00 PM 64 10:00 AM -Noon 4.15 spaces per 1,000 SF 8 10:00 AM -11 :00 AM The sum of the above peak parking demands for the individual uses total 431 parking spaces (and the amount of on -site parking satisfies that amount) and because parking peaks at different times of the day, the actual maximum peak parking demand is less than 431 parking spaces, and would peak at 281 parking spaces in use in the evening from 6:00 PM to 7:00 PM. Table 9 illustrates this by summarizing the parking demand as it varies throughout the day using data from ITE. Tukwila Village Development Associates LP 554- 6892 -001 Traffic Impact Analysis 15 November 12, 2012 127 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 9. Hourly Variation of Parking Demand Percent of Peak Parking Demand Family Senior Medical - Hour Apartment Housing- Dental Beginning Units' Attached2 Retail3 Library's Offices 12:00 AM 100% 100% 9% 1:00 AM 100% 100% 9% 2:00 AM 100% 100% 9% 3:00 AM 100% 100% 9% 4:00 AM 100% 100% 9% 5:00 AM 96% 96% 9% 6:00 AM 92% 92% 9% 7:00 AM 74% 74% 5% 18% 8:00 AM 64% 64% 18% 16% 64% 9:00 AM 34% 34% 38% 45% 85% 10:00 AM 32% 32% 68% 52% 100% 11:00 AM 31% 31% 91% 70% 100% 12:00 PM 30% 30% 100% 58% 88% 1:00 PM 31% 31% 97% 79% 81% 2:00 PM 33% 33% 95% 78% 90% 3:00 PM 37% 37% 88% 84% 93% 4:00 PM 44% 44% 78% 58% 86% 5:00 PM 59% 59% 62% 49% 10'P 69% ° , „ao/o,,,, i i5 'WI, 7:00 PM 66% 66% 77% 100% 8:00 PM 75% 75% 70% 72% 9:00 PM 77% 77% 42% 10:00 PM 92% 92% 9% 11:00 PM 94% 94% 9% Site Community Parking Policing6 Demand 270 270 270 270 270 257 246 215 233 189 216 233 224 225 235 246 245 2248 s�1; 255 265 230 252 254 52% 59% 79% 83% 100% 92% 77% 59% 71% 78% 72% 46% 1 For the family apartment units, the daily distribution for Low /Mid -Rise Apartment (ITE Land Use 221) was used, however, that data has a gap between 9:00 AM and 4:00 PM and the daily distribution for Rental Townhouse (ITE Land Use 224) was used for parking between 9:00 AM and 4:00 PM. 2 For the senior housing- attached units, no daily distribution data is available in ITE for Senior Housing- Attached (Land Use 252). Therefore, the assumed daily distribution for family apartment units was used. 3 For the retail uses, the daily distribution of parking demand for Shopping Center (ITE Land Use 820) for a non - Friday, non - December weekday was used. To account for live -in tenants at the live /work spaces, 9 percent of the peak parking demand was assumed, which amounts to 6 parking spaces and is equivalent to an increase of 4 apartment units generating additional overnight parking demand from 10:00 PM to 7:00 AM. 4 Used data for Library (ITE Land Use 590). 5 Used data for Medical - Dental Office Building (ITE Land Use 720). 6 Used data for Government Office Building (ITE Land Use 730), which provides data for the time period from 9:00 AM to 4:00 PM. That was supplemented with data from Office Building (ITE Land Use 701) for the hours from 7:00 AM to 9:00 AM and 4:00 PM to 7:00 PM. Tukwila Village Development Associates LP 554- 6892 -001 Traffic Impact Analysis 16 November 12, 2012 128 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Note that the above parking demand estimates have not been adjusted for the mixed -use nature of the site and the internal capture between uses, which would reduce the peak parking demand. The daily trip generation would experience a trip generation reduction of 10 percent due to internal capture and a similar reduction would likely occur for the peak parking demand. One other factor that may reduce the overall parking demand is the close proximity to King County Metro bus stops on Tukwila International Boulevard and S 144`h Street in the site vicinity (sf.e the Transportation System Conditions section for detailed information about the routes and stop locations). With the overall site peak parking demand peaking at 281 parking spaces, and 431 on -site parking spaces being provided, the proposed parking supply would be adequate. TRANSPORTATION SYSTEM CONDITIONS Street Descriptions The street characteristics in the project vicinity along the project frontage are described in Table 10. Table 10. Existing Street Characteristics in Project Vicinity Street Name Functional Classification Posted Speed Limit Travel Lanes Tukwila International Boulevard Principal S 144th Street Collector 40 mph 25 mph Two through lanes in each direction with left -turn lanes and right -turn pockets at S 144th Street. One through lane in each direction with left -turn lanes at TIB. Non - Motorized System Improvements Sidewalks on both sides of the street, but no bike lanes. Signalized crosswalks are provided at the east and west legs of the TIB /S 144th Street intersection. An unsignalized mid -block crosswalk with overhead flashing beacons is also provided north of S 144th Street across TIB. Transit Service Options Bus stops for King County Metro Route 124 are located on the east side of TIB north of S 144th Street and on the west side of TIB south of S 144th Street. Metro Route 124 operates on 30- minute headways on weekdays and connects to both SeaTac and downtown Seattle. West of TIB, there are sidewalks and bike lanes on both sides. East of TIB, there is continuous sidewalk along the north side and intermittent sidewalk along the south side. There are no bike lanes currently along either side. Signalized crosswalks are provided at the north and south legs of the TIB /S 144th Street intersection. An unsignalized crosswalk is also provided at the east leg of the S 144th Street/41st Avenue S intersection. Bus stops for King County Metro Route 128 are located on the north side of S 144th Street east of 42nd Avenue S and on the south side of S 144th Street west of TIB. Metro Route 128 operates on 30- minute headways on weekdays and connects Tukwila to West Seattle. Crash History The five -year history of vehicle crashes in the project vicinity was reviewed to see if the crash rate appeared to be unusually high. None of the locations studied experienced crash rates in excess of 1.0 crash per million entering vehicle. In other words, the crash rates were less than one in million. Additionally, no crashes were severe enough to cause fatalities. Table 11 summarizes the five -year crash history. Tukwila Village Development Associates LP 554- 6892 -001 Traffic Impact Analysis 17 November 12, 2012 129 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 11. Five -Year Crash History — Crash Rate and Severity Study Area Facilities ?St eetsI tersect10its; -r Exposure Rate Severity Est .2 Crashes Daily Crashes per Million Property Total Time Volume per Entering Damage Personal Crashes (years) (veh) Year Vehicles Only Innury Fatality Tukwila International Blvd. (TIB) at S 144th Street S 144th Street at 41st Avenue S 3 5 5810 0.0 22 5 20330 4.4 0.6 15 7 0 0.0 r�. Stree�y,,�� d f {{ 1 F f t 8� ��_ .;nt, «Jrj`L �. .r a _ 4 °�,)el�,llL,f TIB between: 20- 5 �� 13180 4.0 08 16 4 S 142nd Street and S 144th Street TIB between: S 144th Street and S 146th Street S 144th Street between: TIB and 41st Avenue S S 144th Street between: 41st Avenue S and 42nd Avenue S 22 5 15120 4.4 0.8 14 8 4 5 5700 0.8 0.4 3 1 6 5 5560 1.2 0.6 5 1 130 1 City of Tukwila records from July 1, 2007 through June 30, 2012. 2 Assumes that the daily volume entering the intersection Is approximately 10 times p.m. peak hour volume. 3 - Last reported crash here occurred prior to this 5 -year reporting period. The types of crashes were also summarized and those have been summarized in Table 12. The most frequently occurring crash involved a rear -end collisions, which are typically due to driver inattention and stop -and -go traffic. Table 12. Five -Year Crash History — Crash Types Study. Area Facilities Crash Type Fixed Object Approach Head or Parked Rear Right Turn On Backing Vehicle End Angie Side- swipe Pedestrian or Cyclist Involved Tukwila International Blvd. (TIB) at S 144th Street S 144th Street at 41st Avenue S 3 ireetments 3 9 3 4 3 TIB between: S 142nd Street and S 144th Street 16 1 TIB between: S 144th Street and S 146th Street S 144th Street between: TIB and 41st Avenue S S 144th Street between: 1 1 1 3 41st Avenue S and 42nd Avenue S Study Area Total Crashes 4 1 2 3 41 6 12 1 2 1 10 2 6 2 1 3 Percent of Study Area Total Crashes 5% 1% 3% 4% 55% 8% 16% 7% Tukwila Village Development Associates LP Traffic Impact Analysis 554- 6892 -001 18 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Level of Service at Intersections Traffic operations were studied at the proposed site driveway intersections and the public street intersections of TIB /S 144th Street and S 144th Street/41 st Avenue S. The quality of traffic operations at intersections was ranked with a level of service (LOS) on an alphabetic scale from LOS A to LOS F, with LOS A being the best operations and LOS F being the worst operations. This is consistent with the Highway Capacity Manual published by the Transportation Research Board. The deterministic software, Synchro version 7 (Build 773, Revision 8), developed by Trafficware, was used to study the intersection operations. Using the intersection traffic volumes shown on Figures 2, 3, and 6, the LOS results were obtained and are summarized in Table 13 below. Table 13. Intersection Level of Service Conditions Intersection Tukwila International Boulevard at S 144th Street S 144'" Street at 41st Avenue S /East Drive Northbound Approach Southbound Approach Existing 2012 Future 2016 Baseline Future 2016 with Prolecf LOS Delay ' LOS Delay LOS Delay C 35.0 D 36.1 D 38.9 B 13.1 B B 12.1 B 13.3 C 23.5 13.2 C 23.9 Tukwila International Boulevard at at North Drive (Westbound Approach) Tukwila International Boulevard at at Main Drive (Westbound Approach) S 144'" Street at South Drive (Northbound Approach) A 8.9 A 9.0 C 19.4 None of the intersections operate worse than LOS D. With Tukwila Village, the intersection LOS would degrade from LOS B to LOS C, however, LOS C is still an acceptable LOS. As identified in the City of Tukwila Comprehensive Plan, the LOS standard is LOS D in residential areas and LOS E in commercial areas. Therefore, all of the study intersections would meet the LOS standard and no specific mitigation is recommended to improve the LOS condition at the study intersections. Driveway Channelization The proposed driveways operate at acceptable LOS with the channelization shown on'the site plan. The Tukwila Infrastructure Design and Construction Standards do not contain specific channelization guidelines to follow for evaluating channelization proposed at driveways beyond LOS conditions, but do mention the City recognizes and uses the most current edition of A Policy on Geometric Design of Highways and Streets by the American Association of State Highway and Transportation Officials (AASHTO) for channelization guidelines. AASHTO does not have quantitative guidelines for recommending right -turn channelization and the City's standards indicate that the City recognizes the WSDOT Design Manual as a reference, which does have quantitative guidelines for right -turn channelization, therefore, that has been used to supplement the AASHTO reference. The greatest potential need for left -turn channelization on a public street to serve movements into the project site would occur at the S 144th Street/East Drive/41 st Avenue S intersection. In reviewing the AASHTO guidelines and extrapolating for a 30 -mph operating speed, the combination of left -turn volumes, advancing and opposing volumes at the East Drive intersection do not warrant the a left -turn lane. The greatest potential need for right -turn channelization on a public street to serve movements into the project would occur at the TIB/Main Drive intersection. At this intersection, 62 vehicles would turn into the Main Drive with 526 vehicles traveling advancing northbound behind them. However, there are two northbound travel lanes Tukwila Village Development Associates LP 554 -6892 -001 Traffic Impact Analysis 19 November 12, 2012 131 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) and the posted speed limit is 40 mph there. The WSDOT Design Manual only recommends using the Design Manual Exhibit 1310 -19 in developing recommendations for right -turn lanes when multilane facilities have posted speed limits of 45 mph or greater. Additionally, given that King County Metro has a bus pull -out in close proximity that would conflict with a right -turn lane, no right -turn lane is recommended on TIB at the Main Drive. Driveway Sight Distances The sight distance exhibits prepared by Barghausen Consulting Engineers indicate that the proposed driveway locations would have adequate sight distance per City standards. Therefore, no sight distance improvements are recommended. It is recommended that sight distance triangles be regularly maintained. Driveway Access Spacing & Corner Clearances The proposed driveways were located based on site constraints and access spacing and corner clearance requirements. Note: The East Drive/41st Avenue S was not checked because it exists in that location today. Table 14 summarizes the distances between intersection corners and accesses. Table 14. Access Spacing and Corner Clearance Access North Drive Main Drive South Drive Corner Clearance 530 feet edge to edge from TIB (560 feet centerline to driveway center) 70 feet edge to edge from S 142nd Street (110 feet centerline to driveway center) 230 feet edge to edge from S 144th Street (260 feet centerline to driveway center) 140 feet edge to edge from TIB (195 feet centerline to driveway center) Access Spacing 270 feet edge to edge from Main Drive 270 feet edge to edge from North Drive 180 feet edge to edge from East Drive /41st Avenue S MITIGATION FEE REQUIREMENTS Mitigation fees are due to the City at the time of building permit issuance to pay for the project's proportionate share of impacts. Additionally, the proposed development must pass the concurrency test conducted by the City of Tukwila. CONCLUSIONS & RECOMMENDATIONS The proposed Tukwila Village would not create significant adverse impact on the transportation system. The primary recommendations are: • Maintain clear sight triangles • Pay for the project's proportionate share impacts via the City's traffic impact fee program Tukwila Village Development Associates LP 554- 6892 -001 Traffic Impact Analysis 20 November 12, 2012 132 TUKWILA VILLAGE Revised PHASED DEVELOPMENT PLAN 10/04/2013 PROPOSED PHASED DEVELOPMENT SCHEDULE PHASE PHASE 1: PHASE 2: PHASE 3: Milestone Target Date Design Review Application Submittal 06/01/2013 Design Review Approval 10/31/2013 Grading & Foundation Permit Application Submittal 11/01/2013 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 11/01/2013 Building Permit Application Submittal 12/01/2013 Grading & Foundation Permit Issuance 02/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 02/01/2014 Commence Grading, Foundation & Engineering Work 02/15/2014 Building Permit Issuance 04/01/2014 Commence Building Construction 05/01/2014 Construction Completion / Issuance of Certificate of Occupancy 04/30/2015 Design Review Application Submittal 11/01/2013 Design Review Approval 01/31/2014 Grading & Foundation Permit Application Submittal 02/01/2014 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 02/01/2014 Building Permit Application Submittal 03/01/2014 Grading & Foundation Permit Issuance 05/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 05/01/2014 Commence Grading, Foundation & Engineering Work 05/15/2014 Building Permit Issuance 07/01/2014 Commence Building Construction 08/01/2014 Construction Completion / Issuance of Certificate of Occupancy 09/30/2015 Grading & Foundation Permit Application Submittal 11/01/2013 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 11/01/2013 Grading & Foundation Permit Issuance 02/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 02/01/2014 Commence Grading, Foundation & Engineering Work 02/15/2014 Design Review Application Submittal 07/01/2014 Design Review Approval 09/30/2014 Building Permit Application Submittal 12/01/2014 Building Permit Issuance 04/01/2015 Commence Building Construction 05/01/2015 Construction Completion / Issuance of Certificate of Occupancy 04/30/2016 .4rrpeiradu-e 133 134 Arborist Report: Tukwila Village Prepared for Mel Easter, ASLA The LA Studio 15200 52nd Ave S, Suite 210 Seattle, WA 98188 Site visit : September 13, 2011 Prepared by Tina Cohen, I.S.A. Certified Arborist #PN0245A Northwest Arborvitae Report date: September 16, 2011 Page 1 of 8 ATTACHMENT E 135 Page 2 of 8 136 Table of Contents Introduction and Scope of Work page 3 Summary of Tree Health page 3 Explanation of Spreadsheet terms page 4 Spreadsheet separate attachment Recommendations by Area page 5 Conclusion page 5 Limits to the Report page 5 Photos page 6 -7 Site plan via postal mail Tina Cohen, Certified Arborist Northwest Arborvitae 8318 26th Ave NW Seattle, WA 98117 phone 206 - 789 -3283 fax 206 - 789 -0262 email tina @tinacohen.com September 16, 2011 Mel Easter, ASLA The LA Studio 15200 52nd Ave S, Suite 210 Seattle, WA 98188 Arborist Services Re: Tukwila Village, International Blvd & S. 144th Street, Tukwila, WA Site visit: 9/13/11 Dear Mr. Easter: On September 13, 2011 we met on site along with Jessica Marquardt from your office. I received the site survey, and evaluated the on -site trees. The purpose was to determine which trees are the healthiest and best candidates for retention. Scope of Work I determined the health, structure, life span, overall quality, positive or negative impacts on long — term survival, and positive or negative impacts to the development. The information is intended to guide the design as decisions are made about preserving or removing trees. I understand that the City of Tukwila does not have any tree preservation requirements, only guidelines. Summary of Tree Health The majority of the site trees are drought stressed, excessively pruned, and/or unaesthetic. I noted only 5 superior trees worth special retention consideration out of 59 trees evaluated. This project is an excellent opportunity to replace declining trees with vigorous, appropriate species. • North trees, north of the matchline, #1 -18, 45 -47: These are all unaesthetic and in marginal health. The exception is fir #18, which somehow escaped damage during the construction of the adjacent apartment building to the east. • East trees, #19 -24: These are benefiting from the irrigation from the adjacent library's lawn and are the most vigorous on the site. See the photo on page 5. Page 3 of 8 137 • North of S. 144th St.: The trees are dying or very stressed from wounds, excess pruning, and drought. See the photo on page 6. The exception is Coast redwood #32; even with graffiti on the trunk it stands out as a superior tree. It can grow to 200 feet and live 300 years. This species is tolerant of disturbance. • Trees along S. 144th St.: Most were excessively pruned. The Lombardy poplars, although mostly healthy, are short lived (about 75 -100 years) and are not the best candidates for retention for this reason. The London planes vary in condition, but they are long -lived (200+ years) and very tolerant of root and canopy damage. • South of S. 144th St.: The cedars adjacent to the barbershop have been excessively limbed up. The trunks are growing into the concrete bulkhead. They will tolerate these conditions, although the cut stumps of four adjacent cedars indicate the owner does not. Coast redwood #35 at the far southwest corner of the site is healthy. • West ROW along International Blvd: The hybrid Norway maples in the sidewalk vaults are healthy although drought stressed. Eventually they'll fill out to help soften the visual impact from the busy arterial. Two Red oaks are dying from drought, as noted on the site plan. • West on site: The Incense cedars are healthy with only two appearing stressed. They're a good choice for this location because they rarely damage sidewalks. They are small enough to transplant assuming they'll get water while being held for replanting. Details of Findings — Explanation of spreadsheet terms. Please see the following fields on the enclosed Excel spreadsheet. Tree #.• Each tree is numbered corresponding to the site plan. Species: Common names are listed. Trunk diameter: I measured the trunk diameter inches at 4.5 feet from the ground if the survey didn't provide it. Health rating: Healthy = normal vigor and appearance for the species (these wiil be the best candidates for retention); Healthy fair = viable but not necessarily the best tree for retention; Poor = not healthy, in decline; Dying = will not survive another year. Structure: Characterizes the general shape of the tree. `Codominant' refers to having two or more trunks or tops that are parallel, versus a single trunk. Many species do this naturally. Comment: The comment provides an opinion regarding esthetics and in the case of the incense cedars, transplant information. Canopy radius: I measured the extent of the canopy (its radius) from the trunk to the outer edge. This is a rule of thumb for distance to place protection fencing and stay away from a tree during construction. Current status: Viable refers to being alive now and remaining so into the future, assuming it would be protected during the project. Non - viable means the tree will not survive long term, whether or not it's protected. Page 4 of 8 138 El Retention info: This will help you decide /justify if a particular tree should be saved or not. If a tree is noted as Superior, it should be saved if possible. Tolerant species will accept root loss; sensitive species are likely to decline. Recommendations by Area East: The best trees on the site are near the east property line, adjacent to the irrigated King County Library lawn. I recommend saving maple #20 and cedar #21, and protect them as a group at their dripline radii. Fir #18 is also worth saving if the design will allow it. West: The incense cedars are small enough and worthy to transplant except for multi - trunked specimens, or trees that are stressed. The ROW hybrid Norway maples should be retained and protected during the project. Replace the two ROW Red oaks with maples because of their condition. Central/southwest: The two Coast redwoods #32 and #35 are worth saving if they will have enough space to grow. These are very young trees. Along 144th Street: The poplars are short-lived and not worth special design changes to accommodate them. If you decide to retain the most east poplars #23 and #24, they should be further inspected when the ivy is cleared. The London planes #36 -39 will tolerate nearly any amount of disturbance and can be retained except for #38, which leans towards the street. They're young but already provide shade along the street. Consider if they have enough root space during the design process because they're well known for buckling sidewalks. Conclusion There really aren't very many trees worth saving on this site. They've suffered from excessive pruning, trunk wounds, and drought. The superior trees clustered near the east property line should be considered for retention. The small incense cedars near the west property line are tolerating the dry conditions and should be used elsewhere on the project. If there will be space for the Coast redwoods, they would create quite a statement in the new landscape. Limits Unless expressed otherwise (1) information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection, and (2) the inspection is limited to visual examination of accessible items without further dissection, excavation, probing, or coring. Loss or alteration of any part of a report invalidates the entire report. Notwithstanding the recommendations and conclusions made in this report, it must be realized that trees are living organisms and their health and vigor constantly change over time. They are not immune to changes in site conditions or seasonal variations in the weather. Page 5 of 8 139 There is no warranty or guarantee expressed or implied, that problems or deficiencies of the trees in question may not arise in the future. The report and conclusions expressed herein represent the opinion of Tina Cohen d/b /a Northwest Arborvitae. Our fee is no way contingent upon any specified value, a result or occurrence of a subsequent event, or upon any finding to be reported. Respectfully submitted, Tina Cohen, ISA Certified Arborist #PN0245A American Society of Consulting Arborists, Registered Consulting Arborist #473 PNW ISA Certified Tree Risk Assessor #194 tina @tinacohen.com Enclosures Excel spreadsheet `Tukwila Village Tree Data' Site plan via postal mail Page 6 of 8 140 PHOTOS Trees near the east property line fence, north of S. 144th, are the healthiest because they receive irrigation from the adjacent library property. From the left the on site trees are #19 Lawson cypress, #20 Bigleaf maple, and #21 Western red cedar. Page 7 of 8 141 The left tree is Doug fir #41. It's dying because of damage from the asphalt poured over the roots. The right tree is Western red cedar #42 which has been excessively pruned. Many of the on site trees suffered extreme limbing and are unaesthetic. The tree in the distance, to the left of the salmon - colored building, is Coast redwood #35. It's in good health and should be retained assuming there's enough space for its roots and canopy. Page 8 of 8 142 Site visit 9/13/11 Tukwila Village Tree Data by Tina Cohen, Certified Arborist Tree # Species Trunk diam inches Health ratin Structure Excess limbinq Comment Canopy RADIUS feet 9 Current status Viable Retention info tolerant species 1 Pear 5 healthy 2 Pear 4 healthy fair healthy codominant trunks Excess limbing 9 9 Viable Viable tolerant species tolerant species r. 3 Pear 10 4 Apple 5 healthy fair Excess limbing not esthetic 9 Viable tolerant species 5 cedar, w red 4 dying healthy fair Knocked over codominant trunks poor esthetics, ugh 5 9 Non - viable Viable remove unhealthy__ tolerant species 6 Hornbeam 5 7 cedar, w red 12 dying Excess limbing dead top, drought ALL 12 Non - viable remove unhealthy remove unhealthy 8 cedar, w red 14 dying Excess limbing 13 Non - viable 9 cedar, w red 23 health y it Excess limbing 14 Viable sensitive species 10 cedar, w red 12 healthy fair Excess limbing 12 Viable sensitive species 11 cedar, w red 12 healthy fair Excess limbing trunk wounded 15 Non - viable remove unhealthy 12 cedar, w red 14 12 healthy poor Excess limbinq Excess limbing must save group or none dead top 14 13 Viable Non - viable sensitive s *ecies remove unhealthy 13 cedar, w red 14 cedar, w red 14,8 poor codominant trunks drought 12 Non - viable remove unhealthy remove unhealthy tolerant species 15 cedar, w red 8 9oor Excess limbinq wounded 6 Non - viable 16 Doug fir 12 healthy fair Excess limbing impacted by building; poor color 14 Viable 17 Doug fir Doug fir 14 15 poor healthy broken top 'OK 16,17 stressed best of group 14 16 Viable Viable remove unhealthy SUPERIOR tree 18 19 Lawson cypress 21 healthy fair codominant trunks basal wound 9 Non - viable sensitive species 20 maple bi leaf 29 healthy codominant trunks 19 Viable SUPERIOR tree 21 cedar, w red 43 healthy codominant trunks 18 Viable SUPERIOR tree 22 Portuguese laurel 12 healthy healthy codominant trunks OK u +_1 ivy prevented full ins•ection 10 18 Viable tolerant species Short lived species 23 Lombardy poplar 45 Viable 24 Lombardy poplar 48 healthy OK 1.5 Viable Short lived species 25 Lombardy poplar 36 healthy fair Excess limbing if saving recheck after clearing ivy 10 Viable Short lived species 26 Lombardy poplar 36 healthy fair Excess limbing 15 Viable Short lived species 27 Lombardy poplar 36 healthy fair Excess limbing 10 Viable Short lived species 28 Lombardy poplar 36,24 healthy fair codominant trunks 15 Viable Short lived species See report for further explanation and summary of findings. w Site visit 9/13/11 Tukwila Village Tree Data 2 by Tina Cohen, Certified Arborist Tree # S - cies Trunk Warn inches Health ratin • Structure Comment Canopy RADIUS feet Current status Retention info 29 Lawson cypress dying OK suppressed 6 Non - viable remove unhealthy 30 Lombard .o•lar health fair Excess limbin• basal wounds 15 Non - viable remove unhealth Co • er beech 8 Excess limbin' trunk wounds 10 Viable tolerant species 32 Coast redwood 40 healthy OK trunk wound 21 Viable SUPERIOR tree 33 cedar, w red 18 healthy fair codominant trunks 33,34 limbed, impacted by wall, ugly 16 Viable sensitive species 34 cedar, w red 36 healthy fair codominant trunks 18 Viable sensitive species 35 Coast redwood 32 health Excess limbin• adja bldg, carp ants 16 Viable SUPERIOR tree 36 London plane 16 healthy OK 15 Viable tolerant species 37 London plane 17 healthy Excess limbin. 15 Viable tolerant species 38 London plane 16 healthy fair Excess limbing leans south 15 Non - viable tolerant species 39 London plane 31 healthy fair Trunk tore away 18 Viable tolerant species 40 maple bigleaf 32 poor codominant trunks canopy dieback 18 Non - viable remove unhealthy 41 Doug fir 32 dying topped in paving 18 Non - viable remove unhealthy 42 cedar, w red 18.18.18 healthy fair codominant trunks ugly. trunk wounded 15 Viable sensitive species 43 Colo spruce 32 healthy fair Excess limbing trunk wounded 15 Viable sensitive species 44 Sweetgum 30 poor Trunk tore away 18 Non - viable remove unhealthy 45 Mt ash 6 poor codominant trunks stump sprout 12 Non - viable remove unhealthy 46 Mt ash 22 poor codominant trunks extensive wounds, poor canopy 18 Non- viable remove unhealthy 47 E dogwood 6 dying OK drought, anthracnose 5 Non - viable remove unhealthy 48 incense cedar 8 healthy OK transplant 4 Viable SUPERIOR tree 49 incense cedar 5 health codominant to looks broken, NOT suitable to transplant 6 Viable tolerant species 50 incense cedar health multiple trunks NOT suitable to trans #lant Viable tolerant s =ecies incense cedar 3 health OK ■ " 3 Viable tolerant s #ecies incense cedar 6 health multi le trunks NOT suitable to trans ■lant 6 Viable tolerant species incense cedar 4 OK . " 3 Viable SUPERIOR tree incense cedar 6 health, OK 4 Viable SUPERIOR tree 55 incense cedar 6 health OK transplant 5.5 Viable tolerant species See report for further explanation and summary of findings. Site visit 9/13/11 Tukwila Village Tree Data 3 by Tina Cohen, Certified Arborist Tree # Species Trunk diam inches Health rating Structure Comment Canopy RADIUS feet Current status Retention info _- 56 incense cedar 3 poor OK stunted, NOT suitable to transplant 2 Non - viable remove unhealthy tolerant species 57 incense cedar 5 healthy OK transplant 4 Viable 58 incense cedar 4 healthy fair codominant tops NOT suitable to transplant 2 Viable tolerant species 59 incense cedar 4 healthy fair OK thin canopy, NOT suitable to transplant 3 Viable tolerant species See report for further explanation and summary of findings. 01 146 .�,,' ATTACHMENT F cor1LJ'trr•n Tukwila Village — Phases Response to Design Review Criteria for BAR Review — Developments in the Tukwila International Boulevard Corridor 1. Site Design a. Site Design Concept The Phase 2 site is situated on the south side of South 144th Street and includes buildings D & E with associated sidewalks, landscape and outdoor space to serve the seniors living in this portion of the Tukwila Village community. We have worked very diligently to "connect" this portion of Tukwila Village with the larger segment of the community located on the north side of S. 144th Street, to maintain the cohesive "village" scheme. The residents of buildings D & E will have equal and safe access to the additional features and activities contained in Phase 1, including the public plaza, the commons building, ARTwalk and the adjacent King County Library. b. Relationship to Street Front From the beginning, the overall site design of Tukwila Village focused on the fronting of buildings onto the adjacent streets, in this case, Tukwila International Boulevard (TIB) to the west and South 144 Street to the north. Building D contains a mix of office on the lower level with residential living units above. The offices will primarily front onto TIB with a small portion fronting onto S. 144th Street. The Building D residential lobby is located in the northeast corner and fronts onto South 144th Street, with close proximity to the mid -block crossing and views to the public plaza. 1 November 11, 2013 Building E ground floor frontage abuts S. 144th Street with significant architectural design features at the two building corners to clearly designate the entrance to the Tukwila Police Neighborhood Resource Center at the northwest corner and the residential entry lobby at the northeast corner. In all cases, the intent is to create a very urban feel and edge. Front doors are oriented to the street, such as the commercial space and Building D & E entry lobbies at 5. 144th Street. In other instances the building entries are internal to the site and relate to the surface parking and parking garages. South 144th Street will be reconstructed (widened) to include several upgrades. These include parallel parking stalls and bike lanes on both sides, expanded sidewalks, street trees and light fixtures. c. Street Corners Tukwila Village includes two major street corners. Phase 2 Site Plan includes the southwest intersection of Tukwila International Boulevard and South 144th Street. Building D is located on the south side of this intersection and will provide a quality multi- story, mixed -use building as a back drop, with contemporary architectural design. The corner will include an expanded and paved sidewalk with landscape planters. The Building D architecture includes feature elements at the northeast and northwest corners that clearly designate the residential entry lobby (NE 147 corner) and the corporate office entry (NW corner). In addition to 5- levels of housing, this building will contain the corporate offices of the Senior Housing Assistance Group (SHAG), Independent Living and Pacific Northern Construction Company. d. Continuity of Site with Adjacent Sites Two significant "transition" areas are important to the successful integration of this higher density urban community into the existing fabric of this neighborhood. The relationship of Building B to the adjacent multi -story apartments to the east and north; and the relationship of Building E to the King County Housing Authority (KCHA) complex to the east of Building E. The property directly south of Building D is slated for redevelopment. The successful transition of Building E with the adjacent KCHA property will be addressed with the ground -level townhouse units that face east and careen the parking garage. These (5) residential units will have a sidewalk connection from S. 144th Street, front porches facing KCHA to the east and direct unit access from the building interior. Building E transition solutions will also include the provision of shared parking stalls and foundation landscaping. e. Shared Facilities Phase 2 of Tukwila Village meets the definition of "Shared Facilities" - multiple mixed -use buildings with shared parking areas, driveways, and landscaping. The overall community will 148 2 November 11, 2013 also include a shared Public Plaza and Commons building. f. Site Design for Safety Phase 2 on -site vehicular circulation is simple and direct, designed to be as unobtrusive as possible. The focus of the site layout and circulation is on the pedestrian user. Cars will access the site at a centrally located driveway to park in either the surface parking area or to access the parking garage at each mixed -use building. Buildings are designed and located such that surveillance of the entire property is achievable. The multiple- storied structures with multiple living units place many eyes on the site at all times. Good visual access into the site from the surrounding public streets. In addition, the Tukwila Police Neighborhood Resource Center will also be located in the northwest corner of Building E. In addition to the required street lighting, the entire site will be adequately lighted for safety and security. Special attention will be given to parking areas, pedestrian connections, street crossings and accessible routes of travel. Selection and use of plant materials will take into consideration the long -term growth habits of the plants. With tight, urban -scale spaces, use of small to medium sized trees and shrubs will be appropriate. Low to medium -level maintenance will be the overall objective of the site elements, paving, furnishings and landscape. The design will incorporate durable materials that are both functional and attractive. g. Siting and Screening of Service Areas A trash and recycling station is located within both Building D & E parking garages. A trash room with compactor is included to minimize the volume of trash and the frequency of pick- ups. A screened staging area is located between Buildings D & E where the trash and recyclable containers are moved on pick -up day(s). A shared, pad- mounted electrical transformer is located behind Building D and will serve the power needs of both buildings. Above grade utility vaults and boxes will be screened from view using screen fences and /or landscaping. h. Natural Features and Sensitive Areas No designated "sensitive areas" are located on the Phase 2 site. An Arborist came on -site, identified and evaluated all existing trees. The general conclusion of her report was that there are very few trees that are worth saving on this property. The exception on the Phase 2 site is the large Coast Redwood tree located on the south end of Building D. We will make every effort to preserve this tree if the finish grades and surrounding improvements will allow. If it is not possible, it is the applicant's intent to harvest the and re -use the wood on- site. i. Surface Storm Water Detention Facilities Storm water detention for the Phase 2 site area will occur in a series of pipes located under Building E. Water quality treatment will 3 November 11, 2013 be provided by a series of below -grade "Bio- Clean" treatment facilities - see civil documents. 1. Pedestrian Circulation Paved sidewalks will connect the building entries in Phase 2 with both surface and garage parking. Paved pedestrian connections are also provided from Tukwila International Blvd. (TIB) and South 144th Street to the main entries at Building D & E. Special effort has been given to locating the primary Building D & E entries with close proximity to the two mid -block pedestrian crossings. Pedestrians will also be able to comfortably connect to adjacent properties by way of the public sidewalks along TIB and South 144th Street. The existing Transit stop located on TIB and on the west side of the proposed King County Library will be readily accessible for the Phase 2 residents and business staff. k. Pedestrian Amenities Tukwila Village — Phase 2 will include numerous and varied pedestrian amenities, most associated with the Outdoor Plaza located in the central portion of the development. These will include an open lawn area for relaxation, activity and watching performances on The Commons stage, interactive water feature, large lawn area for casual seating and activities game table area, potential Farmer's Market, fire -side seating at the coffee shop and numerous seating areas with seat walls and benches. In addition, Building E will include a large, level 2 outdoor courtyard that will provide a range of more private activities such as p -patch planters, 149 outdoor gaming and exercise areas, paved areas for tables and seating, a barbecue facility and covered space for year -round use. I. Vehicular Circulation The vehicular circulation for Phase 2 is very simple and direct, with minimal impact to the pedestrian circulation. The site is accessed from a centrally located driveway that will provide direct connection to the Building D & E parking garage entrances as well as the surface parking stalls. Through the use of creative transitions, the design objective is to minimize automobiles and vehicular activity and encourage walking. m. Parking Minimum parking stall counts have been implemented at Tukwila Village through the use of code - allowed parking reductions for retail /commercial spaces and affordable senior housing. 2. Building Design See attached for building design response. 3. Landscape Design a. Landscape Design The overall design concept for Phase 2 is the same as it is for the remainder of Tukwila Village, create a cohesive and aesthetically pleasing landscape that invites users into the spaces and leaves a lasting impression, even if they are not sure why. Because of the development density and the provision of a wide range of useable, paved areas, the carefully placed planters and landscape areas must be appropriately planted. The landscape 150 4 November 11, 2013 will be used to enhance and screen and provide interest and visual impact. Because we are redoing the South 144th Street Right -of -Way and the Tukwila International Boulevard frontages, we will be creating a new and enhanced street tree planting that is compatible with the overall Tukwila Village landscape design. b. Planting Design The plant selections will include an appropriate mix of native and ornamental plants that are appropriate in terms of their hardiness, growth habits and maintenance requirements. The planting design will include the use of a carefully selected group of trees that provide shade, verticality and separation. The understory planting will be done in plant "masses ", minimizing the number of plant species and maximizing the visual impact. For various reasons, a vast majority of the existing trees on -site are not suitable for preservation (see Arborist Report). 4. Signs a. Signage Concept The overall sign concept for Tukwila Village is a simple but high impact solution that can be carried consistently throughout the project, from the monument signs identifying the Tukwila Village development, to the spaces within the village. This solution will be carried out through the use of individual, bold letters placed in key locations throughout the development. These will include the top or side of landscape walls and along the top of November 11, 2013 building canopies of fascias. Similarly, the individual building names will be located on "blade" signs mounted on the building face, near the front entrances. A similar treatment will be implemented with the individual retail and commercial tenants as they are identified. In all cases, the objective is to make the signage readily viewable by both motorists and pedestrians. These signs will be lighted for both day and nighttime viewing. The intent is to use energy - efficient LED lights within or adjacent to the individual letters to create a soft "glow" vs a harsh, spot light approach. The sign materials will be durable and resistant to vandalism and theft. 151 152