Loading...
HomeMy WebLinkAboutPlanning 2014-05-22 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, MIGUEL MAESTAS, AND NHAN NGUYEN BOARD OF ARCHITECTURAL REVIEW MAY 22, 2014 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. Call to order II. Attendance III. Adoption of 04/24/14 Minutes IV. CASE NUMBER: L14 -0015 APPLICANT: Eric Guion REQUEST: Design Review approval for the construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. LOCATION: 223 Andover Park East, Tukwila WA 98188 V. DIRECTOR'S REPORT VI. AJOURN 6300 Sozithcenter Boulevard Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 111111111 ir City of Tukwila Planning Commission Board of Architectural Review(BAR) Meeting Minutes Date: April 24, 2014 Time: 6:30 PM Location: City Hall Council Chambers Present: Chair, Louise Strander; Vice Chair, Mike Hansen Commissioners, Thomas McLeod, Brooke Alford, Miguel Maestas, and Nhan Nguyen Absent: Commissioner, Sharon Mann Staff: Minnie Dhaliwal, Planning Supervisor; and Wynetta Bivens Planning Commission Secretary Minutes: Commissioner Alford made a motion to approve the March 27, 2014 minutes. Commissioner Maestas seconded the motion. Commissioners McLeod. and Hansen abstained as they were not present at the March meeting. The motion was approved with four in favor. Chair Strander called the public hearing to order. She weleon Nguyen to the board. She also swore in those wishing to testify. the new Planning Commissioner, Nhan At 6:30 PM Chair Strander opened the public hearing. CASE NUMBER: L14- 0015'' APPLICANT: Eric Guion REQUEST: Design Review approval for the construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. LOCATION: 223 Andover Park East, Tukwila WA 98188 Minnie Dhatiwat, Planning Supervisor, Department of Community Development asked the Commissioners the appearance of fairness questions. There were no disclosures from the Commissioners and no one objected to the any of the Commissioners hearing the case. Ms. Dhaliwal gave an overview of the project utilizing a PowerPoint presentation. She explained the site layout which consists of two buildings with a total of five dwelling units on individual lots, common access, and utility easements. The individual lots will be created by a short plat process, which will be approved administratively, subsequent to the Board's design review approval. Access to the property is through a shared auto - court. Since the applicant was unable to obtain a shared access easement from the adjacent property owner they are providing their own access from Southcenter Boulevard. The following are some of the issues with the project: • Grade changes are necessary to meet the Fire Department's requirements; 1 2 BAR Public Hearing Minutes April 24, 2014 • The applicant has not finalized the selection of the patterned pavement, which staff is requesting be deferred and approved administratively when the building permit is issued; • There needs to be coordination on the placement of the fence to accommodate future landscaping; • There is no ground cover shown in the plan; • One of the window patterns needs to be addressed. Staff recommends approval of the project with seven conditions as listed in the staff report. Condition number two regarding lighting on a common meter and timer was recommended by the Police Department. Omied Pazooki, for the applicant, gave some background on the project and said they think the project is a good addition to the area. He also complimented staff on their work with the project. The applicant is agreeable with most of the conditions but expressed concern with condition number two regarding the auto -court lighting being on a separate meter. Mr. Pazooki suggested looking at this condition further to see if there is a better option because he is worried about the cost. He said maybe a lighting sensor would work. Staff suggested stating the goal that lighting is provided without being prescriptive and they work with the applicant on solving the issue. Mr. Pazooki addressed questions from the Commission co • Lighting; • Unclear language regarding the pedesi • Offsite parking; • The proposed sidewalk having pervi material; • Fencing and landscaping: • Diverse ground cover; • Underground utilities; • The type of planting at the front cntral • The front door color plan. he folio mg issues: an pathway; us, treatme something more than gravel such as an organic There ce; no public co The pub hearing was closed The BAR delibe There was additional discussion regarding the sidewalk; condition number two pertaining to lighting; the requirement for ground coverage and how it will be managed. AMENDED CONDITIONS: Condition Number 2: Exterior lighting at front entries and within the courtyard area shall be designed to provide uniform lighting levels within the common areas at night. (Shall be approved administratively as part of the building permit) Condition Number 7: A Diverse palette of ground cover shall be added to backyard areas of the units to cover 90% of the landscape area within three years, Page 2 of 3 BAR Public Hearing Minutes April 24, 2014 MOTIONS: Commissioner Hansen made a motion to approve condition number 2 as amended. Commissioner McLeod seconded the motion. All were in favor. Commissioner Alford made a motion to approve condition number 7 as amended to ensure a more robust planting. Commissioner Hansen seconded the motion. All were in favor. Commissioner Maestas made a motion to approve Case Number L14 -0015 Design Review with staff's finding, recommendations and conditions number 1, 3 -6 and conditions number 2 and 7 as amended. Commissioner Hansen seconded the motion. All were in favor. Director's Report: • A BAR for Washington Place is scheduled in May • Starting in June the Planning Commission will have two meetings per months on the fourth Tuesday and Thursday of the month. Adjourned: 7:30 PM Submitted by: Wynetta Bivens Planning Commission Seca Page 3 of 3 3 4 City of Tukwila Jim Haggertorr, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED MAY 15, 2014 HEARING DATE: May 22, 2014 NOTIFICATION: On April 4, 2014, the Notice of Application was posted on the site and mailed to the surrounding property owners and occupants. The Notice of Hearing was posted on the site and mailed to the surrounding property owners and occupants on May 8, 2014. It was published in the Seattle Times on May 8, 2014. FILE NUMBERS: L14 -0015 — Design Review E14 -0003- SEPA APPLICANT: Eric Guion REQUEST: Construction of a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. A total of 498 parking stalls are proposed. LOCATION: 223 Andover Park East, Tukwila WA 98188 SEPA DETERMINATION: DNS COMPREHENSIVE PLAN & ZONING DESIGNATION: Tukwila Urban Center (TUC) STAFF: Minnie Dhaliwal ATTACHMENTS: A. Plans: Site Plan, Floor Plans, Elevations, and Renderings B. Landscape Plan C. Lighting Fixtures and Lighting Plan D. Applicant's design statement. E. Parking Structure Design Manual F. Development Agreement and First Amendment to the Agreement. G. Stacked Parking Plan Approval Letter H. Materials and Colors Board presented at the hearing 5 6 FINDINGS PROJECT DESCRIPTION The current proposal is to demolish the existing retail building and construct a 19 story residential and hotel mixed use building. The residential portion includes 370 units and the hotel includes 189 rooms. The proposed project includes a mix of apartment unit types ranging from studios to three bedroom units. Here is the breakdown of the unit types: Studios: 154 One bedrooms: 150 Two bedrooms plus den: 63 Three bedrooms: 3 Total units: 370 A total of 498 parking stalls are proposed and include 208 surface parking stalls and 290 garage parking stalls. In addition there is a plan to stack 44 parking stalls in the event valet parking is instituted. The building is L- shaped, with hotel use facing the street. The first two floors of the wing facing the street are occupied by the hotel lobby, restaurant and meeting rooms. A total of 189 hotel rooms are located on floors 3 thru 11. Apartments are located on floors 11 thru 18 of this wing. The second wing of the building along the south side of the subject site is occupied by common open space on the first floor and then apartment units are located on all the upper floors. The top floor includes covered and uncovered recreation space for the apartments and includes an exercise room and pet area. The parking garage is proposed behind the L- shaped building, and is approximately 220 feet by 125 feet with 3 1/2 levels of parking (290 parking stalls). VICINITY /SITE INFORMATION Existing Development The subject property is a rectangular shaped parcel covering 3.41 acres of land. Existing improvements to the property consist of a single story retail building that was built in 1995 and is approximately 40,580 square feet. The building was previously occupied by Circuit City and has been vacant for a few years. It is proposed to be demolished as part of this proposal. Page 2 of 19 Surrounding Land Uses North: There are three lots immediately to the north and then Baker Boulevard lies beyond. Each lot is approximately one acre in size and is developed with one commercial building. The first building at the corner of Andover Park East and Baker Boulevard is a two story office masonry building that was built in 1971. The other two buildings are single story commercial retail/warehouse type of buildings built in the 1960s. South: The building immediately to the south was built as a warehouse in the 1960s and subsequently converted into a retail building. It is occupied by Albert Lee Home Appliances, Furniture Factory and Puetz Golf East: Andover Park East defines the eastern property line. A small business park built in 1996 is situated across the street to the northeast and is occupied by several health business and some retail uses. Single story retail buildings occupied by Cash and Carry as well as Video Only are present to the southeast. West: Acura dealership building, built in 1968, borders the subject site to the west. Also the rear of the retail building occupied by Bed Bath & Beyond and REI borders the subject site to the southwest. .,r Q .,0 4 b , 1 01 I Yt T. An.... fWl: :,,- ∎0 ! !,t 14 F!jC.'t,w. 1 :A'3s i �,i -' . -w .,' 1! -gyp �,'L ;,0.4` :d'i ,iA4 9 d •i • • HO 3 Page 3 of 19 n_.' 7 SITE PHOTOS tait til View from Ando,. HO East looking south View from Andover Park East looking north View from the west property line 8 Page 4 of 19 BACKGROUND The majority of the development around the property dates back to 1960s and some buildings were built in the mid -90s. The subject site shows up as a vacant field up until 1965 when it was cleared for development for a warehouse type of structure. The existing building was built in 1995. The property was purchased by the current owner in 2010. Development Agreement In March 2013 the city executed a development agreement with owner, South Center WA LLC, to allow the maximum height of the building to go up to 180 feet. On May 5, 2014, the City Council amended the development agreement to allow concessions in the following four areas from the City's Zoning and Sign Code regulations: 1) Building Height: The maximum height for 50 percent of the site is 190 feet. 2) Space: The open space requirements are relaxed to 45 square feet per residential unit and 25 square feet per hotel room. Also, certain common areas such as lobby and bike storage areas are allowed to be counted towards open space requirements. 3) Parking: The parking requirements are reduced to one parking space per residential unit and .7 spaces per hotel room. Additionally, Attachment G is the approved stacking and valet parking plan as contemplated by the Development Agreement. 4) Signage: The size of the signs is allowed to exceed the maximum size allowed under the Sign Code. The wall signs are allowed to be six percent of the exposed building face to a maximum of 500 square feet. Canopy edge signs are allowed up to 3.5 feet in height. PUBLIC COMMENTS No written comments related to the design review application were submitted. Washington State Department of Transportation asked for a traffic study in response to the SEPA application. DESIGN REVIEW This project is subject to Board of Architectural (BAR) design approval under Tukwila Municipal Code (TMC) Section 18.60.030. In the following discussion the Board of Architectural Review criterion is shown below in bold, followed by staff's comments. For the applicant's design statement, see Attachment D. DECISION CRITERIA- DESIGN REVIEW TMC 18.60.050.C. Multi - Family, Hotel and Motel Design Review Criteria. In reviewing any multi - family, hotel or motel application the following criteria shall be used by the BAR in its decision making as well as the Multi - Family Design Manual. Page 5 of 19 9 10 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi - family development's design need not be harmoniously integrated with adjacent single - family structures if that existing single - family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single - family) designation would require such harmonious design integration. The site is located in the City's Urban Center. There is no residential development in the vicinity of the project site. The proposed building will set the standard for future redevelopment of the area. The building is sited to provide a presence along Andover Park East and the parking garage is screened by the building from the existing street. Neighboring buildings are much smaller in scale and this building will be a landmark building and visible from all sides. The L- shaped building does make the building appear larger as the north and west facades are not differentiated, nor is there any break in the skyline. At the city's request the applicant has introduced a darker brown color to help distinguish the west facade from the north facade. However there is still an opportunity to articulate the facade to differentiate the hotel wing from the apartment wing and add visual interest and break down the scale of the building. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. There are many healthy trees that line the north and south property lines. The existing trees are European Hornbeam, Carpinus betulus fastigiata, and based on their size are considered significant trees. Staff asked the applicant to preserve the existing trees as they not only provide canopy cover but also help screen the rear side of the buildings on the adjacent lots. Some of the buildings on the adjacent lots have completely blank walls with no windows, modulation or articulation and the trees help soften those facades. Applicant revised their plans to adjust interior parking lot islands so that a total of nine trees could be saved, however that means that the interior islands do not meet the spacing requirements of a maximum of 10 stalls between landscape islands. There are more than 40 trees that line the north and south property lines. There is an opportunity to save more trees and preserve the perimeter landscaping strip along the south property line by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls. This option would leave an approximately 5'8" landscape perimeter along the south property line. Under this option the proposal would exceed overall interior landscaping requirements, but would not meet the requirement to have an island after every ten stalls. Additionally, the code states that a maximum 30% of the stalls can be compact stalls and this realignment will increase that percentage to more than 30 %. However under TMC 18.70.090, the Board of Architectural Review may take into consideration the existing landscaping and modify the standards. Page 6 of 19 c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. The main building fronts Andover Park East, but there is a double loaded aisle of parking between the building and the sidewalk. There is an opportunity to design the parking lot as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material than asphalt and enhancing the landscaping. Page 7 of 19 Some examples of parking lots which are designed as forecourt /plaza but still can accommodate parking. 11 12 A fifteen foot sidewalk with street trees, benches and pedestrian lights is proposed along the street. Some of the details related to the frontage such as light fixtures and benches have not been provided at this time. Also, curb transition details for driveway entrances were not provided. Pedestrian safety and convenience is better served when the sidewalk stays at a consistent grade. The curb cut for the driveway should match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. Additionally the details of the transition between the new proposed wide sidewalk fronting the subject site and existing narrow sidewalks to the north and the south along the adjacent properties should be designed to assure safe access /transition/ maneuver for a person in a wheelchair. do Example of a driveway where the sidewalk stays at a consistent grade. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. A porte - cochere feature is designed to highlight the hotel entrance, establish a relationship of the building to the street and provide a covered entrance for hotel guests. Designing the parking lot as a forecourt /plaza would help establish a physical transition between the project and public areas and establish the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. There are two access driveways proposed along Andover Park East. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. A long row of parking spaces is proposed along both the north and the south property lines. Site perimeter design would greatly benefit from preserving the existing trees that would help soften the hardscape. The site layout accommodates a future north -south street connection along the west (back) side of the subject property. This future street would break up the big block, which lies between Baker Blvd on the north, Strander Blvd on the south, Andover Park East on the east and Andover Park West on the west. Page 8 of 19 g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of -way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. Primary common facilities are located inside the building or on the roof top. These facilities include a clubhouse, exercise rooms and pet area. No private open space for individual units is proposed. The entrance to the apartment lobby is separate from the hotel entrance. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; There are a total of 208 surface parking stalls and 290 stalls are in the garage. The trash enclosure is screened from view at the pedestrian level and from above. The loading area in between the building and the garage is next to the hotel's pool area, but the applicant has stated it is an opaque wall and there will be no visibility from the hotel's pool area to the loading area. Additionally, the applicant has added a screen wall at the second floor hotel patio to shield views to the garage and the loading area. East -West pedestrian connections are provided from the parking to the building entrances. On the north side this connection is provided by striping the drive -aisle area and along the south side it is a combination of striping and a covered arcade. i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. Per the Development Agreement, the maximum height for 50% of the site is 190 feet. The footprint of the main building is L- shaped and exceeds 22,000 square feet. The garage is a 220 feet by 125 feet rectangular building. The proposed height complies with the Development Agreement provisions. Tukwila does not have any high rise buildings at this time or code provisions that address floor plate limitations or tower spacing rules for light and air allowance between the towers. The visual mass resulting from an unbroken L -shape in plan and a continuous skyline that doesn't distinguish between the hotel and residential towers could be mitigated by differentiating the north and the west facade of the main building. Page 9 of 19 13 14 2. BUILDING DESIGN. The five foot spacing between the south side of the garage building and the L- shaped building creates some challenges. The apartment units on the third floor will overlook the garage building. In response to the building department's concern that smoke from a fire in the garage could get into an open window at the apartment, the applicant has proposed filling in portions of the garage wall directly adjacent to the apartment units (see sketch) such that it would keep smoke away from the apartment wall. This issue will be addressed as part of the building permit. a. Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. The proposed design is a modern high rise building. The quality of the facade facing Andover Park East shows a high level of design with modulation and articulation. However the building should be considered as a 3- dimensional composition with equal importance of the tower element from all four sides as due to its height it will be visible from many vantage points. There is an opportunity to improve the quality of the "back" sides of the building to match the quality along the street side by including details such as different window sizes, material/color variation, modulation and articulation to differentiate the hotel and the residential tower. Page 10 of 19 b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony with those existing permanent neighboring developments, which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non - conforming structure's anticipated permanence. The proposed building furthers the Comprehensive Plan goal to bring residential uses to the Urban Center. The draft Urban Center Plan envisions this area as a transit - oriented development area with a mix of commercial and residential uses. The neighboring developments are one to two story structures. Some structures on the neighboring properties lie close to the subject property. If the proposed building is built it will set the standard for the development in the area. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. This criterion is not applicable as the proposed building is a high rise building that is surrounded by single story structures. Proportion of various elements of the proposed building cannot be compared to the adjoining structures. Page 11 of 19 15 d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. 16 Exterior building materials include metal panels, glass, brick and concrete. Wood grained metal panels are used at the entries and at the top of the building. Brick is used on the podium and is reflective of Westfield Southcenter Mall and provides a pedestrian scale at the base of the building. The two metal panels "Sandstone" and "Surrey Beige" do not display sufficient differentiation and could appear as the same color from a distance. See photo of material board below. Metal soffit Copper Accent Color Surrey Beige meta Blue Gray Glass S ndstone metal Nymo Ail z C OW /441,6,01 '144,;$M fel a1101 Vi" e on, % ,; Applicant has added a darker brown color on the west side of the hotel wing (see west elevation) to add differentiation between the apartment tower and the hotel tower. However due to the L -shape of the building and no differentiation in the skyline of the two wings, color differentiation needs to be supplemented with another element such as variety in window sizes and patterns, modulation or articulation similar to the front of the building to help reduce the building prominence and add visual interest. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. Page 12 of 19 The design elements including material/color variations, modulation and articulation along the east facade help create an interesting well balanced facade. However the back side of the building appears to be monotonous. There is an opportunity to add interest by differentiating the hotel wing from the apartment wing by varying the window sizes and /or adding modulation and articulation similar to the east elevation. The window details have not been provided at this time. There is an opportunity to introduce depth and shadow on the upper level facades rather than have windows flush with the opaque walls. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. l0/ 1 ti» �- 1 11 14) 0°,/o /'r fr' sii /ui1 f ii/ iiri��yioo /iiofi�� °rrflfrrrrr,JfJrfJff iii; There are more than 40 existing trees along the north and south property line that are considered significant under the city code. The applicant has revised the proposal to align the proposed landscape islands with the existing trees and is able to save a total of nine trees. There is an opportunity to save more trees at least along the south side if the parking stalls are reconfigured as compact stalls and realigned to 60 degrees. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break up visual mass. Street improvements along Andover Park East include a sidewalk and street trees. Also, a larger landscape area is proposed along the west edge of the property, which helps screen and soften the garage building from the adjacent properties. If additional trees could be preserved along the north and south property line it would help moderate the effects of paved parking area. Page 13 of 19 17 18 c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. East -west pedestrian paths have been added to the site plan to link the parking areas with the building entrances. Pedestrian link from the sidewalk along Andover Park East to the building entrance has also been provided. There is an opportunity to design the parking lot in front of the hotel as a forecourt with additional landscaping which could provide buffer to the outdoor eating area. d. Appropriate landscape transition to adjoining properties shall be provided. There is an opportunity to use some of the existing perimeter landscaping to provide a better transition with the adjoining properties. Landscaping along the west side of the garage helps provide transition to the properties to the west. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. Detailed specifications of the site furnishings such as benches and planters have not been provided at this time. Light fixture details have been provided and are included as Attachment C. Two wall signs are proposed, one each on the north and the west elevation. No freestanding sign is proposed at this time. Detailed dimensions of the signs shall be reviewed as part of the Sign Permit. The location, design and materials of the signs are reviewed as part of the design review application. The wall signs are proposed as individual channel letters rather than one large box. This helps add interest to the facade and also helps tie the signs to the building with the background colors and materials being visible around the individual letters. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards, and other places that tend to be unsightly. Screening shall be effective in winter and summer. The trash and recycling area is proposed to be screened on the sides and from above, but no details of the screening materials are provided at this time. The material for the screening should be compatible with the building. The trash chutes are provided within the building. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. Roof top mechanical equipment is proposed to be screened by a metal screen panel that matches the materials of the proposed building. Details related to utility meters, conduits and Page 14 of 19 other above ground utility apparatus have not been provided at this time. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Attachment C includes the lighting plans showing the lighting levels and the location and different types of light fixtures. The light fixture around the square feature along the east facade is capable of changing colors. Applicant has clarified that it is not intended as chasing lights or to give the appearance of changing lights, but the colors could be changed based on seasons or special occasions. The project was also reviewed by the City's police department for Crime Prevention through Environmental Design (CPTED) issues. They recommended one or two additional light fixtures in the northwest corner of the parking lot to avoid areas of extremely low lighting levels. Also, they have recommended a minimum lighting of 1 foot candle inside the garage. TMC 18.60.050.E Parking Structure Design Guidelines. The criteria for reviewing any parking structure is included as Attachment E. The parking structure is designed as a concrete structure. At the city's request the applicant has added a trellis on the uppermost deck. However no details of the planters are provided at this time. Also, a metal screen system at the perimeter is added to provide visual interest to the exterior of the garage and to screen the cars from view. Planters are also proposed to screen views from the third floor apartment units to the parking garage. An open staircase is provided along the northwest corner of the garage. The location of the open staircase in the farthest corner from the building entrance makes it harder for the users to exit the garage and get to the hotel or apartment entrance. The vertical concrete columns could be faced with the base brick material to make the parking structure architecturally consistent with the main building. Since there is no room to add any foundation landscaping without losing parking adding some architectural interest to the north facade should be considered in order to improve the pedestrian experience. Page 15 of 19 19 20 111111 Architectural interest could be added by introducing materials, color and texture at the pedestrian scale. L 3 N -14" 141$101-tr AFC u This is the photo of a garage that uses a similar metal screen system to the one that the applicant has proposed. Landscaping in this photo helps soften the facade. Page 16 of 19 CONCLUSIONS - DESIGN REVIEW 1. Site Planning: The site is accessed by two driveways along Andover Park East. The site layout accommodates a future north south street on the west side of the site. East -west pedestrian connections are provided to link the parking area to the building entrances. The building is sited to provide a presence along Andover Park East and the parking garage is screened by the building from the existing street. The L- shaped building does make the building appear larger as the north and west facades are not differentiated, nor is there any break in the skyline. The double loaded parking aisle between the building and the sidewalk should be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material than asphalt, such as stamped concrete or pavers, and enhancing the landscaping. A fifteen foot sidewalk with street trees, benches and pedestrian lights is proposed along the street. Some of the details related to the frontage such as light fixtures and benches have not been provided at this time. Also, curb transition details for driveway entrances were not provided. The curb cut for the driveway shall match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrian safety. Additionally the details of the transition between the new proposed sidewalk and the existing narrow sidewalks to the north and the south along the adjacent properties shall be designed to assure safe access /transition/ maneuvering for a person in a wheelchair. The five foot gap between the south side of the garage building and the L- shaped building creates some building code challenges that shall be addressed during the building permit review process. 2. Building Design: The quality of the facade facing Andover Park East shows a high quality of design with modulation and articulation. However it is important that this building be designed as a 360 degree composition with equal importance given to all four sides as the building will be visible from many vantage points. There is an opportunity to improve the quality of the back side of the building to match the quality along the front side by including details such as different window sizes, material/color variations, modulation and articulation to differentiate the hotel and the residential tower. Exterior building materials include metal panels, glass, brick and concrete. Wood grained metal panels are used at the entries and at the top of the building. Brick is used on the podium and is reflective of Westfield Southcenter Mall and provides a pedestrian scale at the base of the building. The two metal panels "Sandstone" and "Surrey Beige" do not display sufficient color differentiation and could appear as the same color from a distance. Applicant has added a darker brown color on the west side of the hotel wing (see west elevation) to add differentiation between the apartment tower and the hotel tower. However due to the L -shape of the building and no differentiation in the skyline of the two wings, color differentiation needs to be supplemented with another element such as variety in window sizes and patterns, modulation or articulation similar to the front of the Page 17 of 19 21 22 building to help reduce the building scale and add visual interest. The window details have not been provided at this time. There is an opportunity to introduce depth and shadow on the upper level facades rather than have windows flush with the opaque walls The treatment of the parking garage elevations requires a little more attention in terms of material choice and detail. The vertical concrete columns could be faced with the base brick material to make the parking structure architecturally consistent with the main building. Since there is no room to add any foundation landscaping without losing parking, some architectural interest should be added to the north facade to improve the pedestrian experience. 3. Landscape and Site Treatment: Street improvements along Andover Park East include a fifteen foot sidewalk with street trees. There are more than 40 existing trees that line the north and south property lines. There is an opportunity to save more trees and preserve the perimeter landscaping strip along the south property line by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls. This option would leave approximately a 5'8" landscape perimeter along the south property line. Under this option the proposal would exceed overall interior landscaping requirements, but would not meet the requirement to have an island after every ten stalls. Additionally, the code states that a maximum 30% of the stalls can be compact stalls and this realignment will increase that percentage to more than 30 %. However under TMC 18.70.090, the Board of Architectural Review may take into consideration the existing landscaping and modify the standards. 4. Miscellaneous Structures: Detailed specifications of the site furnishings such as benches and planters have not been provided at this time. The maximum size of the signs shall be consistent with the provisions of the Development Agreement. The individual channel letter design compliments and fits well with the architecture of the building. Trash and recycling area is proposed to be screened on the sides and from above, but no details of the screening materials are provided at this time. Roof top mechanical equipment is proposed to be screened by a metal screen panel that matches the materials of the proposed building. Details related to utility meters, conduits and other above ground utility apparatus have not been provided at this time. City's Police Department has recommended one or two additional light fixtures in the northwest corner of the parking lot to avoid areas of extremely low lighting levels. Page 18 of 19 RECOMMENDATIONS - DESIGN REVIEW Staff recommends approval of the Design Review application with the following conditions that shall be reviewed and approved administratively by the Director as part of the building permit review process: 1. The east parking lot shall be designed as a forecourt or a plaza to complement adjacent activities and improve visual character in relationship with Andover Park East. This could be accomplished by detailing the parking surface with a different material such as stamped concrete or pavers and enhancing the landscaping. 2. Preserve the existing perimeter trees along the north and south side to the maximum extent possible by realigning the parking stalls to 60 degree angled parking and designating them as compact parking stalls leaving at least 5'8" wide landscape perimeter along the south property line. In order to save the trees the Board is authorizing elimination of interior landscaping islands in lieu of the perimeter landscaping and also authorizing the percentage of compact stalls to exceed 30% of the total parking count. 3. The quality of the back side of the building shall be improved to match the quality along the front side by including any combination of techniques such as different window sizes, materials /color variations, modulation and articulation with a goal to add visual interest by differentiating the hotel and the residential towers and to provide equal importance to the tower element from all four sides. 4. Details related to the street frontage improvement such as light fixtures, benches, curb cut details and details of the transition between the proposed new sidewalk and the existing narrow sidewalks to the north and the south shall be reviewed and approved by staff as part of the building permit review process. 5. At least one of the metal panel colors (Sandstone or Surrey Beige) shall be replaced to ensure sufficient differentiation between the two colors. 6. Detailed design and specification of the site furnishings such as benches; planters; screening of trash enclosure; window details to introduce more depth and shadow on the upper floors; location of above ground utility apparatus shall be reviewed administratively by staff as part of the building permit review process. 7. Additional light fixtures in the northwest corner of the parking lot shall be provided to avoid areas of extremely low lighting levels. 8. The vertical concrete columns on the parking garage structure shall be faced with the base brick material to make the parking structure architecturally consistent with the main building. Also, some architectural interest in the form of pattern/color in the metal screen shall be added to the north facade to improve the pedestrian experience. Also, the details related to metal screen, roof top trellis and planters shall be reviewed as part of the building permit. Page 19 of 19 23 24 WASHINGTON PLACE TU KWI LA , WA SYMBOLS LEGEND 1 00 1 0) ROOM 100 DEMOLITION NOTE ROOM NAME ROOM NUMBER INDICATES LARGE SCALE PLAN DRAWING NUMBER SHEET NUMBER SHEARWALL- SEE SHEARWALL SCHEDULE WALL / PARTITION NPE INDICATOR NTERIOR ELEVATION /ft MEIY DIRECTION DRAWING IS VIEWED DRAWING NUMBER SHEET NUMBER WALL SECTION / DETAIL/ BUILDING SECTION Atir. NEW WALL / EXISTING WALLS A DRAWING INDEX CONTACTS ARCHITECTURAL A 0 01 NOTES, SYMBOLS, CODE DATA SHEET & GENERAL NOTES A 1 00 EXTERIOR RENDERING A 1 01 MODEL VIEW A 2 01 OVERALL SITE PLAN A 2 02 1ST FLOOR PLAN A 2 03 2ND FLOOR PLAN A 2 04 3RD FLOOR PLAN A 2 05 4TH FLOOR PLAN A 2 06 5TH FLOOR PLA A 2 07 6TH FLOOR PLAN A 2 08 7TH - 11TH FLOOR PLAN A 2 09 12TH FLOOR PLAN A 2 10 13TH FLOOR PLAN A 2 11 14-16 FLOOR PLAN A 2 12 17TH FLOOR PLAN A 2 13 18TH FLOOR PLAN A 2 14 ROOF PLAN A 3 01 EAST AND WEST ELEVATION A 3 02 SOUTH ELEVATION A 3 03 NORTH ELEVATION Owner: Washington Tower, LP 18230 East Valley Highway Suite 11, Kent, WA 98032 Gontact Umar Lee Phone 425-251-1600 Architect: Group West Companies PLLC Group .st Companies PLLC Gontact tric buion 3601 Fremont Ave N , Suite 314 Seattle, WA .11, Phone (206)826-4651 Fax (206)826-4447 Email equion..groupwestcompanies com PCS Structural Solutions Gontact Paul Brienen 811 First Avenue, Suite 620 Seattle, WA .11_14 Phone (206)292-5076 Email pbrienengpcs-structural com Structural: Traffic Transpo Group Consultant: 11730 118th A,renUe NE, Sulte 600 Klrklantl, WA 98034 Phone 425-8965236 Ern. KevIn Jones©transpogroup com Landscape Barghausen Consulting Engineers, II Architect: Contact Dan Balrnelll 18215 72ntl A,enUe South Kent, WA 98032 Phone (425)251-6222 FaX (425)251-8782 Ern. nalmelll©barghausen com CiVi I / Survey: Barghausen Consulting Engineers, II Contact Dan Balrnelll 18215 72ntl A,enUe South Kent, WA 98032 Phone (425)251-6222 FaX (425)251-8782 Ern. nalmelll©barghausen com Geotech: GeoEngineers, Inc. Contact Mg Dm 8410 154th Avenue NE Redmond, WA 98052 Phone (425)861-6098 FaX (425)861-6050 Ern. kcnn©geoengneers com Contractor: Absher Doug Orth 1001 sham Road Doemm, WA 98034 Phone (253)446-3322 Cell (253)405-3828 FaX (253)841-0925 Ern. [bug orth©anherco com CODE INFORMATION PROJECT INFORMATION BUILDING CODES Zoning Code City of Tukwila Title 18 Signage Gommunication Gode Gity of I u.ila I itle Building Code 2012 International Building Code as adopted by the City of Tukwila Mechanical Gode 21,2 International Building Gode as adopted by the Gity of I u.ila Plumbing Code 2012 Uniform Plumbing Code as adopted by the City of Tukwila Electrical Code National Electrical Code as adopted by the City of Tukwila Fire Code 2012 International Fire Code as adopted by the City of Tukwila Energy Code 2012 State of Washington Energy Code as adopted by the Orly of Tukwila ZONING CODE REQUIREMENTS Governing Code City of Tukwila Zoning Code -Tile 18 Common Recreation Space Signage R.■ Visual Communication Code City of Tukwila -Title 19 Development Agreement City of Tukwila - Ordinance nr Proposed Use ,onmg Permitted Use Design Review Setbacks Front Required Proposed Residential -370 units Hotel- 189 Guest Rooms All other uses are complementarY Tukwila Urban Center (TUC) Multi-Family Residential R.■ Hotel in accordance with the Development Agreement Parking Garage Board of Architectural Review Building Height Landscaping 15 feet 87f eet to closert f ace of building Side Setback Required 10 feet Proposed 40 feet min Rear Setback Required 10 feet Proposed 180feet min Allowable Proposed Front Required Side Required propo,ed Rear Required Proposed 190feet - per Development Agreement 190feet 15 feet 20f eet (5f eet of landscaping R.■ 15 foot sidewalk) Residential Approved As Designed By City Council Hotel Approved As Designed By City Council Parking Required Approved By City Council Parking Provided Standard Stalls 328 Compact 158 (2996) Valet ADA 12 (including 3 Van Spaces) Total 542 Note 1 2 charging nations are provided 2 2 flex car spaces are provided 3 4 Scoote,Motorcycle spaces are provided Loading Spaces Provided 2 (1 f or hotel H■ 1 for Residential) BicycleSpaces Required Residential 1 for every 4 units 78 Hotel 1 f or every 50 parking stalls 4 Total 82 Bicyclespaces Provided 12 bicycle spaces are provided outside under cover A minimum of 70 secure bicycle spaces are provide.. the building A bicyclework shop area is provided.. the secure bicycle storage area Parking Lot Landscaping Required 238x 10 = 2,080 s f (10 s f per parking stall) Provided 5,8E0 squarefeet Recycling Station Required Residential 115 square feet per unit =435 s f Hotel 2 s f per 1,003 s f of building = 225 s f Provided 392 s f minimum area -F 3.s f minimum area DESCRIPTION MULTI FAMILY RESIDENTIAL/ HOTEL CONSTRUCTION NPE 1 A OCCUPANCY R-1, R-2, B, A-2, A-3, S2 PROJECT LOCATION 223 Andover Park E Tukwila, WA VICINITY MAP V IN3 JHOVII I Date I Description 0310712014 DEZIRMIEW 0312012014 C'0.71227X144 0510712014 DEUBN.12MW PROJECT WEBER WI- Oz < w J c 01- z z Et 0< H a- (3 < 0 z -- 7 L.Tli "A (J) H <0 CONSULTANT REGISTRATION GROUP INEST RCHITECTS, INC., P.S. 3601 FREMONT AVE. N SUITE 314 SEATTLE. NIA 98103 PHONE: (206) 8264447 FAX: (206) 826-446 1.1111,130,01E51,0.....1.1 SEEET TULE ANONIPEEER A1.00 EXTERIOR RENDERING ISSUE 03.07/201,1DEEIGN REVIEW SUBLIITTAL INERPUN PHASE PROJECT WEBER OVA NO. PROJECT CONSULTANT NELISTRATION GROUP WEST ARCHITECTS, INC., P.S. ENIONT AVE.N SUITE 31.1 SEATTLE, WA 96103 PHONE:12061626.4AAT FAX: (no 826-0446 PREEN- TULE PRE NUMBER EXTERIOR RENDERING A1.00 O 3DView3 O 3D View 2 ISSUE 014 DESIGN REVIEW "°772 SUBMITTAL 014 DESIGN REVIEW '5'7' SUBMITTAL KEVPLAN PHASE PrElect Status PROJECT NUMBER GM No. Project Nu PROJECT wH Uz Qw a2 H z 0a z co H <0 CONSULTANT REGISTRATION 3601 FREMONT AVE. N. SUITE 31,1 SEATTLE, WA 68103 PHONE: (206) 303'1.F FA R661 820.4446 I SHEET TRLE AND NUMBER I MODEL VIEW A1.01 EXISTING BUILDING TO BE DEMOLISH 5' UTILIN EASEMENT RAMP UP w 0 z STREET BENCH AMP DOV N SCULPTURE L G \ \ \ \ \ gym- i W 12' ACCESS EASEMENT 20' EASEMENT (RAILROAD! BUILDING ABOVE <1 6:( C� C - 5' UTILITY EASEMENT NEW STREET LIGHT (TYP.) NEW STREET TREE NEW CONCRETE SIDE WALK 10' UTILITY EASEMENT I2 0 SITE PLAN 1 " =2U' -0" 50' 100' LANDSCAPE AREA PEDESTRIAN PATH LOADING AREA STAMPED CONCRETE SIDE WALK EXISTING TREES AND 0 SHRUBS TO BE REMOVED UWE 0310711014 DESIGN REVIEW SUBMITTAL 0510711014 DESIGN REVIEW SUBMITTAL PHASE PROJECT NUMBER GINA UO.Prolen uumbei PROJECT wF Uz Qw z a� 0 < aF = J <0 o CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC.. P.S. 3601 FREMONT AVE. N. SURE 114 SEATTLE. WA 98101 PHONE: 110618181661 FAX: 1206■826 -1446 SHEET-TIE/OW NUMBER I SITE PLAN A2.01 UWE 000711014 OESICN REVIEW SUBMITTAL 051a711014 DESIGN REVIEW smarm, XEVPLAN PHASE PROJECT NUMBER GOA UO.Prole PROJECT CONSULTANT REGISTRATION SO OLevel 1116" = r 1'.0 100' GROUP WEST ARCHITECTS, INC.. P.S. 3601 FREMONT AVE. N. SUITE 814 SEATTLE. WA 98101 PH0NE: 1206i 838.1662 FAX: 11061816 41446 SHEET PTLE AND NUMBER I 1ST LEVEL A2.02 SU 100' ISSUE Re,crIo9Un 0310,1301013.1ON REVI suSHRTAL EW 05WF2010 SEEM REVIEW SUBMITTAL NEYPLAN PHASE P.Olen6,.,us PROJECT NUMBER N„ANOP,o,e,N mAe. PROJECT WF Oz QW J d Z O< I-Q Z = J < 0 O CONSULTANT GROUP WEST ARCHITECTS, INC.: P.S. 3601 FRENONT AVE. N. SUIT! SEATTLE INA 96103 PHONE: 12061 836-1663 FAX: 130618364. SHEET TRLE AND NUMBER I 2ND LEVEL A2.03 -- 8 8010 12 BED +DEN AI 2 BED +DIENA E TENDED 0 50' 100' 0 LSV6 1116 13 " = 1'C" KEVPLA PHASE PROJECT NUMBER PROJECT wF < J aF z� 0¢ z- = J CO 0 o CONSULTANT REOISTRAION GROUP WEST ARCHITECTS. INC.. P.S. 3.601 FREMONT AVE. N. SU SEATTLE. WA 96108 PHONE: 120618]6.1662 FAX: 130618264446 I SHEET TITLE AND UMBER 3RD LEVEL A2.04 n -Cr') D +DEN A STUDIO 2BED +DENA EXTENDED LEVEL 4 Imp 11 Gil l ILJ! 2 BED +DENA 2 DED +DENA 2 BED +DEINA 21 BED +DENA 2 BED COgNER STE ISSUE 0.10712014 DESIGN REVIEW SUBMITTAL 0510712014 DESIGN REVIEW SUBMITTAL XEVPLON PHASE PROJECT MN. sum 00,919 PROJECT W UZ QW J cG aF z� 0¢ z- =w a~ o CONSUMO GROUP WEST ARCHITECTS, INC.. P.S. 5601 FREMONT AVE. N. SUITE 114 SEATTLE. WA 98101 PHONE:1206i 818.1662 FAX: 120618264446 69 Ei PTLE AU6 UMBER 4TH LEVEL A2.05 2 BED + DEN A STUDIO EXTENDED Thl, °5TH LEVEL PLAN TH G TF) TE) TCI 2 BED CORNER STE (TB) TA ) 1 TS 09 710 ESUE 03107/2014 Der Reda, "'T"' DEVUtIrTr7 NEVPLAR PHASE PROJECI. NUMBER GINA NO. PROJECT CONSULTANT GROUP WEST ARCHITECTS. INC., P.S. 9601 FREMONT AVE. SURE 216 S WA 4 .: NE: (Z 1264 4182E446 e. ROUPNESLCOMPANIEE.CON SHEET TITLE AND NNNBER A2.06 2 BED DEN A 2 ED DEN A 2 BED + DEN A TC 0 O 0 a uJ 0 x L IoIIL� ni STUDIO EXTENDED (TM, TJ BED + DEN A 06TH LEVEL PLAN TI 2 BED EN A 2 ED DEN A 2 BED +D NA TE 2 BED + DEN A Tot 2 BED CORNER STE TB) T2) T3 ) T6 Teo 3/.77/21714 D KEYPLAN PHASE PROJE47 NUMBER GINA NO. PROJECT W UZ W a J2 Zd OQ z- =w Q~ O CONSULTANT GROUP WEST ARCHITECTS. INC ]601 FRENONT AVE. SNBE 616 SEATTLE.WA 96106 NE: )20616264441 1206)626 -0446 EETTIME NNB NUMBER A2.07 TCI (TAI STUDIO EXTENDED vM i d 7 -11TH LEVEL PLAN STD STD STUDIO STUDIO TG 1 BED 1 BED TEI STD STD STUDIO STUDIO 1 BED TCI 2 BED CORNER STE TB) TAI T2 T3 TG T8 T9 T10 (00,410 DEZtrTre. PHASE PROJEG7 NUMBER GINA NO. PROJECT CONSULTANT GROUP WEST ARCHITECTS. INC., P.S. 3601 FREMONT AVE. N SURE 314 SEATTLE. HIA 98103 FAX: PHONE: 1100183E4446 EETRLEANO NUMBER A2.08 STD 1 STD STD 1 1 BED STUDIO 1 BED 1 BED STUDIO STUDIO 1 BED STD STUDIO (SIM) (TC (TN) (TA) IC�� ®,�® STD STUDIO STD STUDIO CC CO D 0 CO 0 CO O 6n m 0) W 0] 1 BED A DEN AI 1M STUDIO STD II EXTENDED STUDIO I I T1II TJ 12 TH LEVEL PLAN 1 BED TI 1 BED 9�1 vb1 CI I] Ii■ Ma IN= — STD STD STD STD STUDIO STUDIO I 1 BED STUDIO STUDIO 1 BED 1 BED TE) TO TC) 1 BED CORNER STUDIO N TA ) ISSUE or, EKE.. DESIGN D DOPE ENSESED PESPLAN PHASE PROSE. NUMBER UM NO. CONESSPAHS REGISSPAIION OUP WEST ARCHITECTS, INC.. P.S. MM -AVE. N SUITE 614 SEATTLE, WA 96101 6204447 FAX: /TOO 626-0446 O SEDUM-LEA. WISER A2.09 TB.1 4' -3" 2 TB) ql RIM TA) 4' -3 0 •l13 ii • e ' EIEEN J� IJF�I�'Ci 23' -0" 23' -0" 27• -0" STD STUDIO 1 BED 1 BED STD STD STUDIO STUDIO STUDIO (SIM) ORAGE T1 D CO CO 0 I- 0 w T4 I- 0 o 1- T5 W m TE 0 w 0 T7 0 STUDIO STD EXTENDED STUDIO Ri ®r ®A. 1 r ®r wi B I1 al- i- -r „ .a G �_ mom, i - -r a .a G 1 ®3 1 • III�1 I�UI ' ( ®® III�I VIII 9111 G�III .1 � �. 9 1111 [VIII 9 .1 U ED 1 BED 13TH LEVEL PLAN STD STD STD STD 1 BED STUDIO STUDIO 1 BED 1 BED STUDIO STUDIO 1 BED (m) (TG) TF� TEE) (To) T\C) 1 BED CORNER� TB TUDIvrA.1 TA T10 ISSUE L3P7/2014 DESIGN REVIEW SUPPVTAL INERPERN PHASE PNLJECT NUMBER OVA NO. PROJECT CONSULTANT GROUP WEST ARCHITECTS, INC., P.S. EMONT AVE.N 9NTEl,4 SEATTLE, WA 00103 PHONE:I20O 020.444 FAX: I206■ 026-0446 6 SHEET-0E PRE UIPNPEN A2.10 23' -0" STD STUDIO 1 BED 1 BED 23' -0" 2i -0" TD STUDIO (SIM) (TCi ( TA) 0 CO I— CO 0 I- CI 6n !J m !J w Cp pm L. — 0 E- E- F F 0 0 0 I— I— 0 w 1101 1IIi 1 • •I I1 11 ®I I i STUDIO STD STD STD 1 BED I EXTENDED STUDIO 1 BED 11,1 TJ TI STUDIO STUDIO ? "1 TC� X14 -16TH LEVEL PLAN 1 BED 1 BED TE) TE) STD STD STUDIO STUDIO 1 BED TO I TC 1 BED I CORNER STUDIO 1 BED 4 DEN ISSUE on SUBMITTAL L3/27/ 20 14 KEVPLAN PHASE PROJECT NUMBER OVA NO. CONSULTAHT REGISTPAIION OUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE.N SUITE N4 SEATTLE, WA 96105 PHONE:I 06I 6204447 FAX: IT0I2061626-.14,16 0 EETMLE AND NUMBER I A2.11 23' -0" STD STUDIO STD STD 1 BED STUDIO STUDIO 1 BED 27' -0" 1 BED STUDIO (SIM) 59 -0 TA) 29 -0" -3 NINE ae —1 0 I- F F CO SO O a 0 F F ern 0 m 0 w m 0 a a 1- 1- 0 0 o D P- P- 0LI, °w m 1n w 0 0 Lu • MEI p [11 • STUDIO STD 1 BED I EXTENDED STUDIO (TR, 1 BED 17TH LEVEL PLAN STD STD STUDIO STUDIO (THH) (TG 1 BED 1 BED STD STD STUDIO STUDIO (TE) To, 1 BED Tv) 1 BED I CORNER STUDIO Cm-) TA) ISSUE KESPLAN PHASE PROJECT NUMBER OVA NO. PROJECT CONSULTANT REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. EMONT AVE.N SUITE3,4 SEATTLE, WA 96103 PHONE: (306) 626.4447 FAX: X20E 226-0446 EE,mLEAMNUMBER I A2.12 TB.1 TA 2 BED+ DEN C STUDIO EXTENDED TJ 3 BED + DEN TI 18 TN LEVEL PLAN ( TH 2 BED + DEN B ( TG TF BED + DEN B TR' ) ( TD TC + DEN CORNER S UITE TB ■TA.1 T10 I o),H I .ccription SUB1.11-7, 43,29.414 442.2410 94,23,4414 0,0.42414 OEN.. REVIEW SUMMIT, INEYPLAN PROJECT NUMBER CONSUL-WIT RELV.NAIIIN GROUP WEST ARCHITECTS, INC., P.S. WV FREMONT AVE. N SUITE 31.1 SEATTLE, WA 00103 PHONE:IWO 6.20.4447 FAX: (WO 826-1446 1.111,11301,YESTCO„Pl1.5..„ I SHEETITILE ANN WANNER I A2.13 !It1rn En hH • ^1fll. R • � —1 ISSUE 03/0712014 DESIGN REVIEW SUBMITTAL 0507IE014 DESIGN REVIEW SUBMITTAL neIPLAN PHASE Protect status PROJECT NUNBER OVA NO.ProEct Number PROJECT CONSULTANT GROUP W EST ARCHITECTS, INC., P.S. 3601 FRENIONT AVE. N. SUITE 314 SEATTLE, WA 98103 PHONE: (206., 5361662 FAX: (30615264446 SHEET I ROOF LEVEL A2.14 ti • METAL SCREEN PANEL — z- _ -71 L_. Fri E 7 II -- T I E . . �. L El _ - SIGNAGE SIZE 500 SF - LIGHT CHERRY METAL SOFFIT - SATIN ALUMINUM WINDOW FRAME STAIN ALUMINUM WINDOW FRAME BLUE GRAY GLASS BRUSHED BRONZE WINDOW FRAME SURREY BEIGE METAL PANELS CONCRETE CAP RED BRICK VENEER BASE CONCRETE BASE METAL SCREEN PANEL - - - -- • [El . 1 l 1 71 —24 ! L L -h L P1 rr SIGNAGE SIZE 2' HIGH SIGNAGE SIZE 3.5' HIGH E D�e oewfl 03/0712K5DESIGN REVIEW SUBMITTAL PHASE PRO..1.7 NUMBER UZ -J LL d H 0 Q z = w <0 GROUP WEST ARCHITECTS. INC., P.S. 3.1 FREMONT AVE N. SURE 314 SEATILE, WA 38133 PHONE: (386) 8313-1662 FAX: (206) 8264646 SPFETTN:4NDNBNEER EAST( WEST ELEVTION A3.01 sa • 11;u5T", o SANDSTONE METAL PANELS SATIN ALUMINUM WINDOW FRAME BRUSHED BRONZE WINDOW FRAME SURREY BEIGE METAL PANELS COPPER PENNY ACCENT FACADE LIGHT CHERRY METAL SOFFIT LIGHT CHERRY METAL SOFFIT tom ',7:11111 111 WINEWINAI CONCRETE CAP RED BRICK VENEER BASE CONCRETE BASE - s ISSUE A Gate GescriOlon 05107/201.1 DESIGN REVIEW SUBMRTAL 050712016 DESIGN REVIEW SUBMITTAL PROJECT 1411MBER GWA Proieot Number PROJECT Ili I— Z <uJ Z ce 0< < z w CO H <0 COnSuLukui REGISTRAIOX GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE N. SUITE 314 SEATTLE WA 98103 PHONE (21116)13.1.1662 FAX (206 8.26.414.6 SSUTH ELEVATION A3.02 LIGHT CHERRY METAL SOFFIT SIGNAGE SIZE 3GW 24'5 500 SF BRUSHED BRONZE WINDOW FRAME SURREY BEIGE METAL PANELS CONCRETE CAP RED BRICK VENEER BASE CONCRETE BASE SANDSTONE METAL PANELS COPPER PENNY ACCENT FACADE 1 1 `.17±5. 1-1=A 71,1-11V-g 'fv.a.t=- Mkt:p.-14T 1 i Z•N TOTAL AREA OF NORTH WALL 43,9005F 0 ISSUE 631071201.ESIGN RENEW SUBMITTAL 05107/2011 DESIGN RENEW SUBMMAL PRIx1.7 NUMBER PRDJ.M7 111 Z LLI CL zco < H < Z E EL] H <0 REGISTRATION GROUP WEST ARCHITECTS, INC., P.S. 3601 FREMONT AVE N. SUITE 31.7 SEATTLE, WA S8103 PHONE. (206) 83,1662 F. (206) 62,44,16 SHEET PRE MID 14,MBEN NORTH ELEVATION A3.03 1°= 20' —O° PRELIMINARY SITE LANDSCAPE PLAN FOR WASHINGTON PLACE PORTION OF THE NE1 /4 OF THE NE1 /4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON PROPOSED BUILDING PROPOSED BUILDING PROPOSED BUILDING J LANDSCAPE PLANT MATERIAL LEGEND SYMBOL BOTANICAL / COMMON NAMES conomoN SPACING SOAR,' REV,. BOTANICAL / COMMON w.MES BOON DsACING SUMO, REMARKS SYMBOL BOTANICAL / COMMON NAMES PA WANT, REMARKS AND BIZ:. ED s TREES. OE cEp ' P PiE / (PARKING euc Dr mEE) u RA AIA "'OF OLD wr� s -Tsx nsPLn ''' / / e a e a AS SHOWN r r D L & GEV ONE Dw -c Ili LEADER eRkuc xED AT s STREET BACNED A GROWING USE "TEA _ (srIcEr ESSENG ma SHRUBS: T RD ROOK C., ,,, rEN:w wr / ) RW pGr000/ SI[R ws / p SFA / 2 DItLDn t GALLON RV o.c. 2.5. O.C. 3ac SO c.c IS ]e As PESO FOR STRE RwT .r R • f aCrzCrRU PUNS— NLL AND MOO' AR,g PKpwg wircx ,azLL coMP.T INn_am / ounocaa Di COON esIOP5 HAT "gun] T a u w eA EmuECRS / — Ep RivEn ROCK MULCH s' / o .' / / to - st a - z or ♦ roi trs POT a Foi ss p R As sxowu 25 p. s . u 0.0 t2 as 161 0.0 tz oc L: r: p o ns reEVo RES'S aEpp COVER OMB L— EgE PRELIMINARY SITE LANDSCAPE PLAN WASHINGTON PLACE D n m z H CO JEHTSGSS TER REGIS LAND�CAPf �RED "`TECT CD O W Q Z W 0_ M Q Z 0 — O < Z Q j co W— z 3 • O CO Csi TUKWILA, WA ay< I• J LANDSCAPE PLANTING NOTES AND MATERIALS SCOPE OF WORK PLANT MATERALS. FERTIL IZE, STAKING. MULCH LEAN-UP. DEBRIS REMOVAL, AND 90-DAY QUALIFICAI LANDSCAPE CONTRACTOR TO BE SKILLED AND KNOWLEDGEABLE IN THE FIELD OF WORK AND eE ucNSeD To PERFOwe; -V ,V0 sPECINEO WITdw wE PRESDINC 7,5ID00 °R TO JOB CONDITION, IT IS THE CONTRACTOR'S RESPONSIBILITY TO REVIEW TliE SITE AND REPORT ANY SAVE AND PROTLCT LXISTING PLANT INGS SHOWN REMAIN DO NOT PLANT LNTL OT-IER CONSTRUCTION OPERATONS WHICH CONFLICT HAVE BEEN COMPLE1E0 IF AN IRRIGATION ROOT SYSTEM BAR, OR BRANCHES REPAR AND/OR RE WITH A SCOPE OF WORK AT TIME OF INITAL PROJECT BID OF WORK OR WORK NOr COMPIANCE WITH PIANS AND SPECIFICATIONS, AS DIRECTED BY OWNER AT NO ADDITIONAI COST TO THE OWNER REPAIR OF EXISTING PIANTINGS. DURING THE COURSE OF WORK, REPAIR ALL EXISTNG PLANTNG AREAS BY PRUNING DEAD GROWTH, RE- ESTABJSHING FINISH GRADE AND RE-MULCHING TO SPECIFIED DEPTH, REPAIR OF IRRIGATION SYSTEM: ggINoT,H,sE ITCROgEoOTEHMK,JERAIR ANY DAMAGE TO THE IRRIGATION SYSTEM, TO MATCH GUARANTEE ALL PLANT MATER, FOR A PERIOD OP ONE YEAR FROM DATE OF FINAL ACCEPTANCE OF THE JOS BY OWNER. NNJFTACCTOIRIIDE TO DE (ACCF CAPE o R' AC - INCLUDE MAINTENANCE AT PLANT MATERIALS: PLANT MATERIALS TO BE GRADE NURSERY ONLY UPON (T 5B) n � RK ANI R. PLANTS RECEIVED RD STANDARDS FOR NURSERY BALL,/ AND ...APPEL% .CONI.. INDICATES CONTAINER; "BI, INDICATES INDICATES CALIPER AT 8. ABOVE SOIL LAE; .GA.L. INDICATES GALLON. Al T R WE° SLAN ETFHBB 'OE'ZNIN4NHMAP,TM'So-r,z,oN'U MRECLE NN O. CD AINEre °)° PLANT MATERI, TO COMP, WITH STATE AND FEDERAL UWS FOR DISEASE DAMAGED, HAVE DEFORMITIES R D0 BRANCHES -IA. °MULTIPLE LEADERS STEM CROTCHLELESS STHAN 30 DEGREES IN TREES OR DO N T MEET SIZE OR ANSI STANDARDS WILL BE REJECTED PLANT MATERIAL TO BE rnoTE LOIM Iry THE TAME RErnON AB Tn'E f eY SITE. uRsERY C) Su NO SI...T.0N OF PLANT RAIL SPECIES UNL.S WRITTEN EVIDENCE iS SLIBMITIED TO THE OWNER FROM TWO QUALIFItD PLANT BROKERAGE OFFICES. SUBSTITUTIONS WHICH ARE PERMITTED TO OE IN WRITING FROM THE OWNER AND LANDSCAPE ARCHITECT. THE SPECIFIED SIZE, SPEC. AND NEAREST VARIETY, AS APPROVED, TO BE FURN/SHED. SUB.-MOONS MAY REQUIRE SUBMITTAL TO REVISED LANDSCAPE PLAN TO CI, FOR APPROV,. SOIL PREPARATON. TOPSOIL AMENDMENT, AND BACKF,LL, ARE GENERAL REQUIREMENTS FOR ALL LANDSCAPE AREAS, UNLESS NOTED OTHERWISE ON TI1E PLANS. BELOW ARE TO BE USED FOR BID PRICE BASIS ONLY. SOIL AeaRnroR AMENDMENTS ENN-DDM AMENDMENTS NOTED AND FERTILIZERS BE MACE AFTER GE ORDER SAMPLES O REQUIRED OR NOT REQUIRED Olin REPORT. OR REDUCTION OF MATERIALS SOIL FERTILITY AND AGRICULTURAL SUITABILItt ANALYSIS, TO NORTHERN LIGHTS ANAL)TICAL & CONSULTING INC. A r;OSTT,10,N0STTRRIJACTION MAINTENANCE PROGRAM. TESTS TO BE CONTRACTED WITH AND PAID FOR RAVENSOALE WA, TEL. 253-653-5770 RECOMMENDATIONS FOR SOIL AMENDMENT, FERTILIZER, CONDITIONERS. APPLICATION RATES, AND Al TO HERE-IN. NECESSARY WEED CONTROL B) TOPSOIL PRODUCED /� / BY TOPSOILS, INC. WINTER MIX TO CONSIST OF VOLUME ENTMP PRODUCTS BY ROUGHT ON SHE To CONTAIN O ore Cl AMENDMENTS o NECESSARY. 1. 6-CUOIC YARDS ORGANIC' C'0■ASr1112ST TO BE FREE OR NON-FARM ANIMAL SOURCES. NOR To BE FROM SOURCES CONTAINING REDWOOD OF CEDAR tae- -Dl ry (AS ER- n EsoNE PLANTING,LBACKFIll, FOR ALL TREES. SHRUBS. AND GROUNDCOVERS, g=" 5 2-POUNDS CALCIUM CARBOIWTE LIMESTONE 6 2-POUNDS DOLOMITE LMESTONE F1 TOPSOIL PREPARATION AND INSTALLATION: iETn6cS�nrv- ° QR� INDTraD OPANS. THIS 2. oLiEoT uun SUB-GRADE PRIOR TO SUB-GRADE PREPARAT:ON. TCrMrAgreAlTEYAN'OF'172ACErITH"MtsAITITFZE'S',1Z =ATE EACH OTHER. SCARI, AREAS INACCESSIBLE MECHANIZED NT AND AROUND EXIST,NG PLANTINGS NOTED TO REM. A,1171 HAND TOOLS. AND /OR 2 INCHES 6. PARKING LOT PIANTER ISLANDS TO BE OVER EXCAVATED BY BACKHOE. REMOVE PAN,. WASTE. GRAVEL BASE MATERIAL AND UNDERLYING SUBSOIL TO 18 INCHES PRELIMINARY LANDSCAPE NOTES AND DETAILS FOR WASHINGTON PLACE PORTION OF THE NE1 /4 OF THE NE1 /4 OF SEC. 26, TWP. 23 NORTH, RGE. 4 EAST, CITY OF TUKWILA, KING COUNTY WASHINGTON G) TOPSOIL PLACEMENT, ,. PROVIDE A TOTAL PUNISH CO INCHES ° F TOPSOIL FOR APE AND 24 INCHES D ISLANDS. ISLANDS) Of 2. IN ALL LANDSCAPE AREAS. PLACE 2 TOPSOIL MIX W,TH AMENDMENTS OVER THE PREPARED SUB-GRADE AND ROTOTILL WITH MULTIPLE PASSES INTO THOROUGH, DEPTH OF 8 INCHES IN LANDSCAPE AREAS S (2 SUB-GRADE FOR 1 - S PLACE AN ADDITIONAL 2 12 NCH LI, IN ALL PARKING ° r IT DEPTH OF > INCHES IN LANDSCAPE ARE. AND / :A INCHES IN PARKING LOT ISLANDS. 3. PLACE ADDITIONAL TOPSOIL AND SOIL MIX AS REQUIRED TO MEET FINISH ELEVATIONS. CNE -HAL° NCH (I 2») sa, TO ONE- CDARTER (, /N-). E, FINE. HEMLOCK/FIR CDR /FIR BARK nasH' DIAMETER BY 8-FOOT MINIMUM LODGEPOLE PINE STAKES. GUY MATERIAL. , -INCH WIDE POLYETHYLENE CHAIN LOOK TYPE TES, OR, 3 /8• DIAMETER RUBBER- No WIRE I AWN: COMMERCIAL, SEED AS NOTED ON PLAN HERBICIDE HE.ICIDE IS NOT RECOMMENDED FOR THE FIRST YEAR AFTER INSTALLATION. "WILT-PROOF,' 48 HOURS PRIOR TO SHIPMENT TO SITE EFiOM dUNE , THROUGH SEPTEMBER FErtgRDAETVD REMOVE ROCKS AND FOREIGN OBJECTS OVFM 2 INCHES DIAMEFER FROM TOP SURFACE OF PREPARED DR � ELEVATIONS INCHES BELOW CURBS, WALKS AND/OR HARLATE FOR ALL PLANTING BED A AND I-NCH BELOW C.IRDS, WALKS AND/OR OTHER ADJACENT HARDBDAPE FOR ALL LAWN AREAS. FINISH GRADE REFER TO GRADES PRIOR TO INST,LATION OF MULCH OR LAWN. ALL FINISH GRADES TO BE SMOOTH EVEN GRADES. LIGHT, COMPACTED.. SHOWN ON THE PLAN tiNLvONEILa.,1,70,y1 IDE P,OLITgEoND,RANAGE AWAY FROM BUILDINGS AND STRUCTURES, SITE CIVIL TAZA7,1GAE"PrRNTD, SHRUBS ON SITE IN PROPOS,D LOCATIONS PER DRAWINGS EXCAVATE PIT PLANT AND STAKE OR GUY. AS CALLED OUT AND DETAILED. ALL TREES, SHRUBS., AND SUPPORTS' ,T,OELANNI,JArga,L,..,T11gOKFILL SHALL BE PIT SPOILS. SETTLE BACKFII USING WATER ONLY. NO rxggAnFT's'TO A MINMLIM OF 3 INCH. BELOW. AND 7WILE IHE ROOT. HALL D44METER. WATER THOROUGH, AND TAKE CARE TO ENSURE THAT ROOT CROWN IS AT PROPER GRADE, AS DETAILED. TO Fo,o, E z INCH DEPTH. T COVERED BY LAWN AND /0R SEED. APPLY SUFFICIENT OUANT.TY UTILITY CLEA,.RANCES. FIELD ADJUST PLANT LOCATIONS FOR 8.-FOOT SEPARATION OF TREES/SHRUBS AND 2-FOOT SEPARATION FOR GROUNDCOVER FROM FIRE HYDRANTS AND UTILITY VAULTS. PLANTING MAINTENANCE, CONTRACTOR TO MAINTAIN PLAN,. THROUGH COMPLETED INST,LATION, AND LINTL ACCEPTANCE OF LANDSCAPE INSTALLATION. PLANTING MAINTENANCE TO INCLUDE WATERING. WEEDING, CULTIVATING. TIGHTENING AND REPAIRING OF TREE GUYS, RESETTING PLANTS TO PROPER GRADES OR POSITON, RE-ESTABLISHING SETTLED GRADES; AND MOWING ,WNS VVEEKLY ATER LAWN ESTABLISHMENT. HERBICIDE IS NOT RECOMMENDED FOR ONE YEAR FOLLOWING LANDSCAPE INSTALLATION. INCLUDED IS REPLACEMENT OF DEAD PLANTS AND PLANTS SHOWING LOSS OF CO PERCENT OR MORE OF 01RR CATON SYSTEM TO BE MAINTAINED INCLUDING ADJUSTMENTS FOR BALANCED WAIT, 1ilIBUITON AND PRECIPITATON. FAILED OR MALFUNCTONNG IRRIGATION EOLI,PMENT SHALL BE REPLACED AND/OR CORRECTED. PLANTING AND IRRIGATION MAINTENANCE TO INCLUDE CONTRACTOR TO PROVIDE THIS WORK IN TO SPECIFIC WARRANTY /GUARAMATERIALS. PLANT SELECTION REQUIREMENTS; 1. PLANTS SHALL MEET THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK AND SHALL BE HEALTHY, VIGOROUS AND WELL-FORNED, WITH WELL-DEVEI OP, FIBROUS R001 SYSTEMS. FREE FROM DEAD BRANCHES OR ROOTS. PLANTS SHALL BE FREE FROM DAMAGE CAUSED BY TEMPERATURE EX1REMES, OF OR EXCESS MOISTURE, INSECTS, DISEASE, INJURY PANTS IN LE, SHALL BE WELL AND MECHANIC, FOLIATED COLOR. PLANTS SHALL BE HABITUATED TO OLB-DOOR ENVIRONMENT. s (HARDENED-OFF). 2. ALL LANDSCAPE AREAS SHALL BE PLANTED WITH A PLANT DENSITY TO ACHIEVE 9G% COVER WITHIN 3 YEARS. 3. IRRIGATION ALL LANDSCAPE AREAS SHALL BE SERVED BY AN AUTOMATIC IRRIGATION SYSTEM. WATER CONSERVATION FEATURES SUCH AS MOISTURE SENSORS WIN AUTOMATIC RAIN SHUT-OfF DEVICES, AUTO.TIC TIMERS, PRESSURE REGULATING DEVICES. BACKFLOW PREVENTION JEVICES, SEPARATE IRRGATION ZONES FOR GRASS AND PLANTING BEDS. AND SPRINKLER HEADS MATCHED TO SITE AND PLANT CONDITONS SHALL BE INSTALLED. IRRIGATION WATER SHAL BE APPLIED WITH GOALS OF AVOIDING RUNOFF AND OVERSPRAY ONTO ADJACENT PROPER, NO-IRRIGATED AREAS AND IMPERAOUS SURFACES. AN IRRIGATION PLAN SHALL BE INCLUDED AS PART OF A FUTURE BUILDING PERMIT. 4. INSTALLATON OF -D-IE IANDSCAPING AND SCREENING SHALL BE COWL,. AND A LANDSCAPE DECLARATION SUBMFRED BY THE OWNER OF OVVNER'S AGENT PRIOR TO ISSUANCE OF -TIE CERTIFICATE OF OCCUPANCY TO THE NEXT PLANTING SEASON IF APPROVED BY THE COMMUNIN DEVELOPMENT DIRECTOR AND STATED ON THE BUILDING PERMIT-. A PERFORMANCE ASSURANCE DEVICE EWA. TO 150% 0, 7HE COST or THE LABOR AND MATERIALS MUST BE PROVIDED TO THE CI, BEFORE ,FIE DEFERRAL IS APPROVED. THE PROPERTY OWNER SHALL KEEP ALL PLANTING AREAS FREE OF WEEDS AND TRASH AND REPIACE ANY UNHEALTHY OR DEAD PLANT MATERIALS FOR THE orr OF THE PROJECT IN CONFORMANCE WITH THE INTENT OF T-IE APPROVED LANDSCAPE PLAN AND TMC B.28.180. r"STE' P"RTPEAIATION AND PLANTING OF VEGETATON SHALL BE IN ACCORDANCE WITH BEST MANAGEMENT PRACTICES FOR ENSURING THE MEDD-ATV. LONG-TERM HEALTH AND SURVIVAL AND SHALL INCLUDE P°RATION AND HLUNG IN OF MATERIAL TO A DEPTH Or ,R (O&B) PLANTS MUST BE LOOSENED AND INCHES AND MULCHING. 2. .0T BALLS OF POTFED AND DIALLED ANO D PLANTS PRIOR TO P THE ROOT PLANTING. WHERE s AND THE TRUNK BEGINS, SHOULD RE ABC. ONE INCH FROM THE SURROUNDING SOIL. ,. AFTER APPROVAL BY THE CIm BOARD OF ARCHITECTURAL REVIEW. NO CHANGES ARE ALLOWED WITHOUT PRIOR APPROVAL OF THE PLANNING DEPARTMENT, THESE ,NCI UDE NO CHANGES TO 50 UBMIT A WRITTEN REQUEST ALONG WITH A JUSTIFICATION FOR THE REQUESTED INSPECTION YOU MUSH CHANGE AND AN EXPLANATION AS TO WHY THE ISSUE WAS NOT ADDRESSED AS PART OF TI-IE DESIGN REVIEW PROCESS. 2. A SOILS 3. TO REQUENG AREO BEFORE VIDE AVIi FROM TiE .DSCAPE ARCHITECT. STATING THAT THE LANDSCAPING WAS INSTALLED PER APPROVED PLANS. LANDSCAPE INSPECTION CAN OCCUR ANY TIME AFNER 'ME PLANTS ARE PLANTED. YOU DO NOT NEED TO WAIT UNTIL THE ENO OF THE PROJECT TO SCHEDULE THE ,NDSCAPING INSPECTION. AS PART OF THE LANDSCAPING INSPECTION YOU WILL NEED TO DURING INSTALLATION DO NOT DAMAGE (2) LODGEPa E STANESR nE AT APPROX. 1/3 To 'SST T PATTERN. GTAKE AND ,BEE TD DEEP SAUCER FOR WATER DEEP MULCH LAYER REMOVE ALL TIES, WRAP & CONTAINERS. mE PERIMETER ROOTS FROM NURSERY EXCAVATE TREEA PIT At P. MIN. OF 2 TIMES. PIT SPOILS, NURSERY BALL WASTE BACKE. FNEMRIPEVRERINPOTIM.A'' '"F" WORK PER,METER ROOTS FREE OF NURSERY BALL. BALL & PIT TO BE COURSE, SCARIFIED. EVERGREEN TREE PLANTING /STAKING DETAIL Pstua PREPARED X.I.T.NT,E,11. FILTER FABRIC PAVING PLANS DRAIN HOLES 4'. LAYER PLANTER PLANTING DETAIL NOT TO SCALE NOT TO SCALE PRUNE DAMAGED TWIGS AFTER PLANTING PROTECT TRUNK AND LIMBS FROM INJURY. REoMOV,,EALiZRAP. TIES & CONTAINERS, REGARDLESS (2) LODGEPOLE STAKES, WITH ELASTIC CHAIN-LOCK — HOLD MULCH LAYER BACK FROM TRUNK 8. TO 10. FINISH GRADE PREPARE PLANTING BED PER SPEn: AT MIN, LOSSEN 1,17,,,o,s1lArzETIg OR DEPTH OF ROOTBALL AND 2 ..,E01-,TrITL,LTNTERUIgITSITTURBED BASE OR COMPACTED PENETRATION TO SUBBASE 24'. MINIMUM DECIDUOUS TREE PLANTING /STAKING DETAIL OVER ALL TOPSOIL DEPTH OF 3 FEET BERM HEIGHT 6.. MIN IN LAWN alOgACESS GRAVEL '0% EXCAVATE PARKING i0-," PLANTERS 70 LOOSEN COMPACTED SUBBASE __-gM ED GoNDDIONI HR /2 DRAIN AT LOW D SPACING GRADING • PARKING LOT PLANTERS DETAIL LIP ,T11 0* s) NOT TO SCALE NOT To SCALE V MULCH LAYER UDTHEDEFMSUSLCH 1. MULCH poor noo TO BE SETTLED USING WATER ON,. SEE PLANT LIST FOR PLANT SPACING. GROUNDCOVER PLANTING DETAIL NOT TO SCALE PLANT MATERIAL SPACING DETAIL SPACING AS ON PLAN% ANT UST AS NOTED ON PLANT LIST TaUZrfOTR SHRUB ROW PLACEMENT. NOT TO SCALE MULCH AT CURB DETAIL NOT TO SCALE 2.. MJLCH LAYER CURB DB I PER REVISED SITE P. WASHINGTON PLACE STATE OF WASHINGTON REGISTERED LANDSCAPE AlipHITECT I N J EL1 Wall Sconce proposed in the area between the south side of the garage and the apartment building. EL2 and EL4 Downlight proposed under the arcade along the south side of the apartment building. EL7 Recessed Downlighting proposed under porte - cochere. EL8 Diecast Aluminium LED Flood proposed above the apartment lobby entrance EL3 Ceiling Mounted proposed under the building used for vehicular access from the south side to the garage entrance. EL9 Wall Mounted on the top portion (two floors down from the top) of the building. EL6 -2" Light Bar proposed under porte- cochere. EL10 Strip Lighting proposed on the top of the building (east and portion of the north /south side of the building) -mss EL12 LED Flood Lighting proposed along the north, south and west of the building one story above the brick base. EL11 Color Changing Strip Lighting proposed to border the large square area along the east fagade (facing Andover Park East) EL13 Alpha Flood Lighting proposed along the shorter edges of the L- shaped building (north and west side) EL14 Outdoor Accent Lighting proposed on the upper deck of the parking garage mounted on trellis. EL15 Accent Lighting mounted proposed along the bottom of the banners along east fagade. PL1 and PL2 Pole Mounted in the parking lot mounted at 20 feet. WP1 and WP2 Wall Pack along the north side of the garage mounted at 12 feet and 16 feet respectively. WP3 Wall Sconce along south fagade mounted at 12 feet 01N3WHJVJJ V w LIGHT FIXTURE SCHEDULE TYPE DESCRIPTION MANUFACTURER LAMP INPUT NAME CATALOG NUMBER OTT. TYPE WATTS Notes ELI WALL SCONCE HUBBELL LNC2 SURFACE EL2 COWNLIGHT PRESCOLITE AMBLED FLUSH EL3 1'X1' CEILING MOUNTED BEACON EDR SURFACE EL4 COWNLIGHT PRESCOLITE NICKED FLUSH EL6 EL] 2° LIGHT BAR RECESSED DOWNLIGHFING TIVOLI CLL -LB PATHWAY 6VLB SURFACE FLUSH ELB DIE -CAST ALUMINUM LED FLOOD KIM LIGHTING EL218 SURFACE ELB WALL MOUNTED LUMASCAPE LS411LEO SURFACE EL. STRIP LIGHTING BOCA FLASHER HPNLS -HO SURFACE ELI: COLOR CHANGING STRIP LIGHTING BOCA FLASHER HPCCS SURFACE EL12 LED FLOOD LIGHTING BEACON CDT SURFACE ALPHA FLOOD LIGHTING BEACON AL SURFACE EL14 EL15 OUTDOOR ACCENT LIGHTING ACCENT LIGHTING HUBBELL MHS ILLUMITEX VL SURFACE SURFACE PL1 POLE MOUNTED LIGHT FIXTURE - TYPE 3 KIM LIGHTING WP9S3P10- B6L4K -N FO LED 131 MOUNTED AT 20' -0" PL2 POLE MOUNTED LIGHT FIXTURE -TYPE 5 KIM LIGHTING WP9SSP70- 60L4K -NFO LED 131 MOUNTED AT 2070° WALL PACK BEACON TRV-D 36NB -80 T3 LED 80 MOUNTED AT 12 -0° VIP2 WALL PACK BEACON TRV -D BENS-80 T4 LED 80 MOUNTED AT 1670° WP3 WALL SCONCE ARCHITECTURAL AREA LIGHTING PKSA UEDS - 24LED -BW - LED 28 MOUNTED AT 1270° ISSUE I D a I 03/07/2014 DEE,NmrFETVAIIEW XEVPLAN PHASE PROJECT NUMBER SUVA NO. PROJECT wF- 0 Z Qw J 1— Z CC I- Q 2 1- 0 CONSULTANT REGISTRATPN GROUP WEST ARCHITECTS, INC., P.S. ONT AVE. N SURE 314 PHONE: p6) FAX: 200) 0264446 SHEET TIRE ANE NUMBER I EL -1 LIGHT FIXTURE SCHEDULE TYPE PLt PL2 DESCRIPTION POLE MOUNTED LIG, FIXTURE -TYPE 3 POLE MOUNTED LIGHT FIXTURE -TYPE 5 MANUFACTURER LAMP NAME KIM LIGHTING KIM LIGHTING CATALOG NUMBER WP953P10-80L¢K-N5O WP9S5P0- 60L0K -NFO TYPE LED LED INPUT WATTS 131 131 Notes MOUNTED AT 20'-0" MOUNTED AT 20' -0" WP1 WALL PACK BEACON -FRS, 35N13-80 T3 LED 80 MOUNTED AT 1,0" WP2 WALL PACK BEACON TRS, 36N8 -80 T¢ LED 80 MOUNTED AT 18' -0" WP3 WALL SCONCE ARCHITECTURAL AREALIGHTINC - PKSA UBDS - 24LED•BW - LED 28 MOUNTED AT 12' -0' StatIstICs Description Symbol AvglMax PARKING LOT CALCS ao za 4 26'221 89i_a 4z9 2319 n'zo ?R 4'3.0 2z 19 ve z2 294; .D 5.6 4.34 2s -z 19 zt z.e;y 1 Al3 zR' 0▪ .2 0.3 0.9 1.9 2.9 0.3 0.2 5 27 2.1 p 2 0.T 0.0 IA 19 32 ®oP.3 O .2 0.5 0.9 1.5 1.9 1.1 1.0 0.3 0.3 1.¢ 2:0.L 9P P 0 24 1.5 0.8 0.5 0.0 1.2 2.1 2.2 2.3 0.9 1.5 2.0 1.1 1.1 0.4 0.3 1.4 2.8 2.8 -1.9 1ifIO 0.9 1.8 3.050.4 0.2 0.3 1.5 3.d '33.8 1.7 1.9 1.7 1.0 0.4 0A 1R 1.1 1 8 1.9 1.6 1.0 1.1 1.3 1.6 1.2 0.9 0.8 1.0 1.0 2.4 1) 2.0 03.1 1.9 1.0 1.6 1.0 1.3 12'1.1 1.1 1.0 0.0 0.8 0.7 0.5 0.1 0.]'1.0 3A 3.3 I 0.9 I 02 0.] D.5 1.6 2.7 1.6 0A . e 1.1 1.6 2.3 2.0 -1R 0 6.8132.02.51.86.5 SA ¢.025.05 15v95 - 5 A:7 0. .7 '1. 1 .0 1.6 1 1 1.4 -14 1.4 1.1 0.7 0.6 0 8 0.0 0.7 0.5 0.5 0.8 0.5'1.1 '5.0 -'03 0.5'0.8 '0.1 0.0'0.7 010 '1.0 '1.7 ¢.6 5.2 2.5 z z -- z {p i • '1.1 1.0 0.9 0.8 1.0 1.8 3.0t3''0.3 0.1 0.8 1.1 IX 1.8 2.0 23 12 23 22 12 21 12 1.1 0.8 .0 to 2.0 9.9 2.0 26 1.9 22 1.9 1.6 1.5 1.9 2.5 3A 32 32 22 2.0 1.1 1.8 22 2•-■22 R.9 21 2.1 21 1.8 1 8 2.1 2A 1.6 0.1 0a 0.6 0 , . 1 . 3 1 . 7 . 1 A 1 . 7 1 Q 0.6 16 1.0 1.5 '1.1 0.01.01.31.01.2 1.4 2 Q 1.6 1.1 1.1 1.6 1.6 1.8 1.1 1.9 Q . '1.8 -1.z '1.8 -1.5 1.1 1.1 12 1.6 Q(61.4 12 1.5 1. 1.2 1.1 12 1.1 0.9 SITE PLAN ELECTRICAL SITE PLAN - PT BY PT scALE: 1 ]0 6 ISSUE I Date I Description 03/07/2014 DEE,N.r,ETVAIIEW XEVPLAN PRASE PROJECT NUMBER GUM NO. PROJECT W F- 0 Z Qw J c zQ OQ DE IA < 0 0 CONSULTANT REGISTRATION GROUP INEST ARCHITECTS, INC., P.S. 3300110914 TAVE.N P0: 2 6)826'4441 96) 826 EET VIE AND NUMBER EL -2 GENERAL NOTES 1. SEE DRAWING EL -2 FOR ADDITIONAL LIGHTING FIXTURE LOCATIONS. ELECTRICAL SITE PLAN scALE: � zo 0 ISSUE 03/07/2014 DEZTorFETVAIIEW AURAE PRASE PROJECT NUMBER GRUA NO. PROJECT w Oz Qw J 2 zQ OQ z< — J = w < 0 0 CONSULTANT REGISTRALPN GROUP INEST ARCHITECTS, INC., P.S. 'ane sia ON, AVE. N s PHONE: 200)0264407 FAX: io0) 02B SHEET VIE ASO NUMBER I EL -3 RENS.: OS-07-2014 eSOUTH ELEVATION ELECTRICAL Some. VI 6".1.-0" ISSUE 03/07/2014 DEZTorFETVAIIEW XEXPLAN PHASE PROJECT NUMBER GINA NO. PROJECT wI- Oz Qw J zQ I- Z< — J = w CO I- < 0 0 CONSULTANT REGISTRAJPN GROUP INEST ARCHITECTS, INC., P.S. 'ane sia ONT AVE. u s PHONE: 200)0264407 FAX: 2007 eso SHEET TREACE CUMBER I eNORTH ELEVATION ELECTRICAL SCALE VI 6".1.-0" ISSUE 03/07/2014 DEZTorFETVAIIEW XEXPLAN PHASE PROJECT NUMBER GINA NO. PROJECT wI- 0 z Qw J zQ I- Z< — J = w CO I- < 0 0 CONSULTANT REGISTRAJPN GROUP INEST ARCHITECTS, INC., P.S. 'ane sia ONT AVE. u s PHONE: 200)0264407 FAX: 2007 eso SHEET CREAM] NUMBER I eEAST ELEVATION ELECTRICAL eWEST ELEVATION ELECTRICAL SCALE. 1 /+s' =1 —o ISSUE 03/07/2014 DEZTorFETVAIIEW XEVPLAN PRASE PROJECT NUMBER GWA NO. PROJECT wI- Oz Qw J zQ I- Z< - J = w < 0 0 CONSULTANT REGISTRATION GROUP INEST ARCHITECTS, INC., P.S. suR[ sia ONT AVE. u uE: 206)8264407 FAX: 2067 826 EET-MEM NUMBER I EL -7 Washington Place Project Description. GriOUP WEST ATTACHMENT D COMPANIES PUC The proposed Washington Place mixed use development includes a 189 room hotel and 312 units of multi-family housing that will have a mix of studio, one, two & three bedroom units. At nineteen stories, it is envisioned as one of first of a number of similar p jects to be built as the area continues to evolve in accordance with the City of Tukwila's Comprehensive Plan that envisions that the area will develop into a high density live/work community. Located in one of the regions designated 17 Urban Centers, it is within the Tukwila Urban Center zone which encourages development of concentrated employment & housing. The owners ofthe property have previously negotiated a Development Agreement with the City of Tukwila which describes how the project will add housing that is walkable to transit, retail, and entertainment and supports the Comprehensive PIan. Currently served by King County Transit, the p ject site 15 ideally situated within waiking distance of the future Tukwila Transit Center and Tukwila Sounder Station. SeaTac Airport is approximately 4 miles from the site. The site is also close to the Green River Trail system which provides recreational opportunities as well as a link to the surrounding communities for bicycle commuters. As the first high density vertical living residential community in the area, the project designers have been challenged to envision what the future of the area will look like and to lead the way in a number of key ways. The site currently faces and is accessed by Andover Park East which is a highly traveled arterial. The City leaders envisions this street to change over time into a highly urban and pedestrian environment with widened tree lined sidewalks, bicycle lanes, on street parking and a vibrant pedestrian Iife. Activating the street level environment was an important consideration as the project design developed. The organization of the site provides for the active hotel commercial use to face the street. The Street facing lower level includes the hotel entry and a restaurant with multiple doors that opens the restaurant to the outside and creates outdoor patio dining as an extension of the interior space. Building materials include full height windows and doors along the complete street frontage, brick, colorful awnings and banners on the lower three floors. Guests to the hotel can easily flow to the street sidewalk system from the hotel entry and street side restaurant. The bench lined walkway is designed to encourage guests to make use of the sidewalk system. Washington Place will be the first development on Andover Park East to include a fifteen foot wide tree lined sidewalk with pedestrian lighting. Page of 3 Themajority of the residential units face north and south to take advantage of the views of Mt. Rainier to the south and territorial views of the surrounding community and Lake Washington to the north. The parking garage is tucked in behind the building such that it is not visible to the street. Residents have direct access from the garage at the second floor and a covered arcade is provided along the south side of the building which leads to the resident entry, the hotel and the Street sidewaik system. As is typical of urban living, the local community environment is the key common area amenity that will make the project successful. |n turn, the residents will bring Iife to the area and help the surrounding businesses thrive. This new residential community will support and be supported by local businesses including the Westfield Center, local restaurants, movie theaters, fitness clubs, golf courses and bowling alleys, arts and entertainment venues as well as a number of Iocal service providers. The multiple forms of public transit available will provide the residents access to recreation, arts, entertainment, and sporting events locally and throughout the region. Additionally, the project site is close to the Green river Trail system and a number of parks which will become the common open spaces for the residents of Washington Place. For Urban living, the surrounding community is the common open space. In addition to the Iocal community environment, the on-site residential amenities include a movie theater where residents can watch movies & sporting events on a large screen TV or just hang out and watch TV or play video games. An exercise area with state of the art equipment as well as a hot tub is provided at the clubhouse level located on the nineteenth floor. Designed to take advantage of the views to Mt. Rainier, the clubhouse is a flexible space that can be used for large events or divided into a number of smaller seating areas to accommodate multiple groups or individuals. The room includes a kitchen area and games areas. The large roof patio feature is designed to accommodate a number of seating groups, two BBQ's and an area with artificial lawns. Additional amenities include a fenced landscaped pet area to the north of the building and an indoor secure bicycle storage area with a workshop so that bicycle enthusiasts have a place to work on their bikes. Exterior building materials include metal panels, brick, concrete and glass. Care was taken to select warm colors reflective of the northwest region. VVoodgroinednneto|pone|soreusedatthe entries and at the top of the building to create a cap that relates back to the forested Northwest. Color becomes particularly important to the design and it is used to emphasize proportion, rhythm, and modulation. The design of the podium is reflective of Westfield South Center and provides for a pedestrian scale at the base of the building. A textural brick was chosen to create a podium for the tower above with an open arcade and a rhythm of columns that firmly attaches the building to the Page 2 of 3 56 COMPANIES PLIC ground. The use of awnings banners and glazing reinforces and accentuates the pedestrian nature of the lower floors of the building. The body of the building is an artistic rhythm of windows, metal panels, color and modulation. The top two floors form the cap of the building which is emphasized through color and a change in the proportion of the window system. At night, the top two floors will be lit to highlight the top of the building. Page 3 of 3 58 ATTACHMENT E Tukwila Municipal Code 18.60.050 Design Review Celts" E. Parking Structure Design Guidelines Parking Structure Design Guidelines These design guidelines are to be used in conjunction with the design criteria applicable to the district where the structure is proposed to be located. A. Parking Structure Design. 1. A safety plan shall be developed that addresses the design solutions for pedestrian entry and exist from the building and throughout the structure from floor to floor and may include solutions such as external elevator towers and stairwells that are open to public view or enclosed with transparent glazing. 2. Garage entrances shall be subordinate to the pedestrian entrance in terms of prominence on the street location and design emphasis and hierarchy. 3. Elevators to parking garages should be clearly visible from sidewalks. 4. Parking structures top floor wall designs must conform to one or more of the following options: a. Top floor wall with architectural focal point. A top floor wall focal point refers to a prominent wall edge feature such as a glazed elevator and or stair tower, or top floor line trellis structure. b. Top floor wall line variation: • Projecting Cornice: Top floor wall line articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet. • Articulated parapet. Top floor wall line parapets incorporating angled curved or stepped detail elements. Parking Decks moos ■ipiLONIATIOW tailigileta d•«oe tfltatisat.2 111 .1111 ill N!OE SWIM ill III NE MI ME la III III ER MI IN iiiiilu I1! MI -- 111 TnIaltstaipeab Witeite. fettilete, 9/21/01 Page 1 of 4 59 Tukwila Municipal Code 18.60.050 Deaige Review Criteria E. Parking Structure Design Guidelines B. Parking Structure Character and Massing Parking structure facades over one hundred fifty feet in length should incorporate vertical and or horizontal variations in setback, material or fenestration design along the length of the applicable facade, in at least one or more of the following ways: 1. Vertical Facade Changes. Incorporation of intervals of architectural variation at least every eighty feet over the length of the applicable facade such as: ■ Varying the arrangement, proportioning and or design of garage floor opening; • Incorporating changes in architectural materials; and/or • Projecting forward or recessing back portions of the elements of the parking structure facade. 2. Horizontal Facade Changes. Designed differentiation of the ground floor from upper floors such as: • Stepping back the upper floors from the street level facade; • Changing materials between the structure base and upper floors; and/or • Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors. Yert. oat lic d Changes 9/21/01 Page 2 of 4 60 Tukwila Municipal Code 18.60.050 Design Review Criteria E. Parking Sirueture Design Guidelines C. Minimizing Views into the Parking Structure Interior 1. Facades of parking structures shall be designed without continuos horizontal parking floor openings. 2. Any portion of a parking structure ground floor with exposed parking areas adjacent to a public street shall minimize views into the parking structure interior through one or more of the following methods: • Decorative trellis work and or screening as architectural elements on the parking structure facade, without compromising the open parking structure of the Uniform Building Code; ■ Glass window display cases incorporated into pedestrian walls built between two structural pillars. Glass window display cases shall be at least two feet deep, begin 12 — 30 inches above the finished grade of the sidewalk, and cover at least sixty percent of the area between two pillars. The trellis work or window display cases may be viewed if the proponent can demonstrate that theres is some other method to minimize views into the parking structure. The BAR shall approve alternate methods. 9/21/01 Page 3 of 4 61 In addition to the above, views into or more of the following methods: Tukwila Municipal Code 18.60.050 Design Review Criteria E. Puking Structure Design Guidelines shall be wall one a. The use of planters integrated into the upper floors of parking structure fac design b. Decorative trellis work and or screening as architectural cements on the parking structure up; floor facades; and/or Upper parking floors designed as a pattern of window like openings on the parking structure 1`aa C:1mcb\pkg\ParldngStructure Design Guidelines.doc 9/21/01 62 Page 4 of 4 ATTACHMENT F �J y City of Tukwila Washington Ordinance No. te- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE FIRST AMENDMENT TO THE 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.70B.170, et seq. and Tukwila Municipal Code (TMC) Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development use and mitigation of real properties; and WHEREAS, the City of Tukwila and South Center WA, LLC entered into a Development Agreement for the 223 Andover Park East Development effective the 19th day of March, 2013 and approved by Ordinance No. 2399; and WHEREAS, the City of Tukwila and South Center WA, LLC wish to enter into a First Amendment to Development Agreement for the 223 Andover Park East Development, a copy of which is attached hereto as Exhibit A; and WHEREAS, as required pursuant to TMC Section 18.86.050, a public hearing was conducted on the 28th day of April 2014 to take public testimony regarding this First Amendment to the Development Agreement as proposed; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. The First Amendment to the 223 Andover Park East Development Agreement by and between the City of Tukwila and South Center WA, LLC, a copy of which is attached hereto as Exhibit A, is hereby approved and the Mayor is authorized and directed to execute said First Amendment to Development Agreement on behalf of the City of Tukwila. W: Word Processing \Ordinances\223 APE DA -First Amendment 4 -22 -14 DS:bjs Page 1 of 2 63 Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section /subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this 610 day of rnGil , 2014. ATTEST /AUTHENTICATED: (F Christy O'Fla�ierty, MMC, City Cle Hagg * "ayor APPROVED AS TO FORM BY: Sh - Iley M. Kersla �, City Attorney Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: 0-111 Exhibit A: First Amendment to Development Agreement by and between the City of Tukwila and South Center WA, LLC for the 223 Andover Park East Development W: Word Processing\Ordinances\223 APE DA -First Amendment 4 -22 -14 DS:bjs 64 Page 2 of 2 FIRST AMENDMENT TO DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND SOUTH CENTER WA, LLC FOR THE 223 ANDOVER PARK EAST DEVELOPMENT THIS FIRST AMENDMENT TO DEVELOPMENT AGREEMENT (the "First Amendment ") is made and entered into this day of May, 2014, by and between the CITY OF TUKWILA ( "City "), a non - charter, optional code Washington municipal corporation, and SOUTH CENTER WA, LLC, a Washington limited liability company ( "Developer "). I. RECITALS WHEREAS, the City and Developer entered into that certain Development Agreement relating to the 223 Andover Park East Development, dated March 19, 2013 (the "Development Agreement "); and WHEREAS, Developer has continued to refine the design of the proposed development; and WHEREAS, Developer has requested an amendment to the Development Agreement in order to proceed with the proposed development; and WHEREAS, due to the benefits as described in the Development Agreement the City desires the proposed development to proceed; and WHEREAS, as required pursuant to TMC 18.86.050 the City conducted a public hearing on the 28th day of April 2014 to take testimony regarding this First Amendment to the Development Agreement; and WHEREAS, the City Council, pursuant to City Ordinance No. approved this First Amendment to the Development Agreement as proposed and authorized execution of this First Amendment to the Development Agreement; and WHEREAS, the Parties desire to enter into this First Amendment to the Development Agreement upon the terms and conditions as set forth herein, NOW, THEREFORE, in consideration of the mutual promises set forth herein and the long -term benefit to both the City and the Developer, the Parties hereby agree as follows: 1 65 11. AGREEMENT 1. Building Height: Section 4.3 of the Development Agreement is hereby amended so the maximum height for 50 percent of the site shall be 190 feet. The building(s) may have no more than nineteen (19) floors. The nineteenth floor may be used for common area open space such as a clubhouse, rooftop deck, other common areas, a green roof and mechanical equipment but may not be used for residential units or hotel guest rooms. The remaining requirements of Section 4.3 remain in full force and effect. 2. Open Space: The building(s) shall have common open space of at least 45 square feet per residential unit and 25 square feet per hotel room. Common open space may include areas such as apartment lobby, hotel lobby, restaurant/bar, meeting rooms, business centers, bike storage, pet walk area, exercise room, hot tub and /or sauna, swimming pool, movie or video watching room, clubhouse including kitchen, dining and bar areas, and outdoor seating and barbeque areas. Space for the exclusive use of residents will count toward the residential open space requirement. Space for the exclusive use of hotel guests will count toward the hotel open space requirement. Space accessible to both residents and hotel guests may be counted for either requirement, at the election of the Developer. 3. Parking: The required minimum amount of on -site parking shall be 0.7 stalls per hotel guest room, one stall per studio unit, one stall per one bedroom unit, one - and -a -half stalls per two bedroom unit, and two stalls per three bedroom unit. Parking stalls that are stacked, in which some cars could be blocked by other cars, may be counted toward the required minimum number of parking stalls provided that the location of the stalls has been approved by the City's Fire Marshal and a shuttle and valet parking plan has been approved by the City administration. The Fire Marshal may approve a drive aisle width between stacked cars less than required by TMC 18.56.090. 4. Signage: The proposed development may have signage according to the City's sign code (TMC 19.20) with the following modifications: a) Canopy -edge signs may be up to 3.5 feet in height and may have up to two rows of letters. b) Projecting signs and corner projecting signs per TMC 19.20.050 are not allowed. c) Special incentive signs for parking garages are not allowed. d) Permanent building mounted wall signs: The building may have up to two flush- mounted wall signs. One sign may be placed on the northernmost wall and one on the westernmost wall regardless of 2 66 whether those walls have exterior public entrances. The maximum allowable message area for the wall signs may be an area up to six percent of the exposed building face to a maximum of 500 square feet. The flush- mounted wall signs may not be cabinet or box signs and must be channel -style letters and may be internally lit and /or halo -lit. 5. This First Amendment shall be recorded against the Property as a covenant running with the land. 6. Except as amended herein, the terms and provisions of the Development Agreement remain in full force and effect. In Witness Whereof, the parties have caused this First Amendment to be executed, effective on the day and year set forth on the first page hereof. CITY OF TUKWILA, a Washington municipal corporation By: Jim Haggerton Its: Mayor Date: Attest/Authenticated: Approved as to Form: Christy O'Flaherty, MMC, City Clerk City Attorney SOUTH CENTER WA, LLC, a Washington limited liability company By: Omar Lee Its: Manager Date: 3 67 STATE OF WASHINGTON ) )ss COUNTY OF On , 20 , before me, the undersigned, a Notary Public, personally appeared JIM HAGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. Print Name: NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: STATE OF WASHINGTON ) )ss COUNTY OF ) On , 20 , before me, the undersigned, a Notary Public, personally appeared OMAR LEE, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, as MANAGER OF SOUTH CENTER WA, LLC, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. Print Name: NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: 4 68 City of Tukwila Public Notice of Ordinance Adoption for Ordinance 2438. On May 5, 2014 the City Council of the City of Tukwila, Washington, adopted the following ordinance, the main points of which are summarized by title as follows: Ordinance 2438: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE FIRST AMENDMENT TO THE 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be provided upon request. Christy O'Flaherty, MMC, City Clerk Published Seattle Times: May 8, 2014 69 Return Address: CITY CLERK CITY OF TUKWILA 6200 Southcenter Blvd. Tukwila, WA 98188 II' MA' N ➢Y'MININIYN'�NVIMNI�IIII�IIY'M 20130415001542 RECORDER'S Cover Sheet (RCW 65.04) . ...eo p..... o. .gyp .. ....... ........... ..__--_____ —__ ____. Document Title(s) (or transactions contained therein): (all areas applicable to your document must be filled in) 1. City of Tukwila Ordinance 2399 2. 3. 4. Reference Number(s) of Documents assigned or released: Additional reference #'s on page of document Grantor(s) Exactly as name(s) appear on document 1. City of Tukwila , 2. , Additional names on page of document. Grantee(s) Exactly as name(s) appear on document 1. n/a , 2. , Additional names on page of document. Legal description (abbreviated: i.e. lot, block, plat or section, township, range) ANDOVER INDUSTRIAL PARK #2 PORTION OF TRACT 9 - BEGIN NW CORNER Additional legal is on page 12 of document. Assessor's Property Tax Parcel/Account Number 0 Assessor Tax # not yet assigned 0223100090 The Auditor/Recorder will rely on the information provided on this form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. "I am signing below and paying an additional $50 recording fee (as provided in RCW 36.18.010 and referred to as an emergency nonstandard document), because this document does not meet margin and formatting requirements. Furthermore, I hereby understand that the recording process may cover up or otherwise obscure some part of the text of the original document as a result of this request." Signature of Requesting Party Note to submitter: Do not sign above no : ay additional $50 fee if the document meets margin /formatting requirements 70 City of Tukwila Washington Ordinance No. of . 3 9 9 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE PROPOSED 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.70B.170, et seq. and Tukwila Municipal Code (TMC) Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development, use and mitigation of real properties; and WHEREAS, the City of Tukwila and South Center WA, LLC wish to enter into a Development Agreement for the 223 Andover Park East development, a copy of which is attached hereto as Exhibit A; and WHEREAS, as required pursuant to TMC Section 18.86.050, a public hearing was conducted on the 11th day of March 2013 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to City Ordinance No. 2399, approved this Development Agreement as proposed and authorized execution of this Development Agreement; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. The 223 Andover Park East Development Agreement by and between the City of Tukwila and South Center WA, LLC, a copy of which is attached hereto as Exhibit A, is hereby approved, and the Mayor is authorized and directed to execute said Development Agreement on behalf of the City of Tukwila. W: Word Processing \Ordinances\223 APE DA 2 -20 -13 SK:bjs Page 1 of 2 71 Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section /subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCI OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this / YT' day of m Arc h , 2013. ATTEST /AUTHENTICATED: L444 ~c2 Christy O'Fla!'erty, MMC, City CI APPROVED AS TO FORM BY: y M. Kers 7' ' ity Attorney Exhibit A — Development Agreement W: Word Processing \Ordinances\223 APE DA 2 -20 -13 SK:bjs 72 Ji ' aggertoJ ayor Filed with the City Clerk: S - ►.3 ° 3, Passed by the City Council: 3- -�) ?-� Published: .- j —L Effective Date: -a 12-)3 Ordinance Number: (-3 q Page 2of2 City of Tukwila Public Notice of Ordinance Adoption for Ordinance 2399. On March 18, 2013 the City Council of the City of Tukwila, Washington, adopted the following ordinance, the main points of which are summarized by title as follows: Ordinance 2399: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE PROPOSED 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be provided upon request. Christy O'Flaherty, MMC, City Clerk Published Seattle Times: March 21, 2013 73 13 -065 DEVELOPMENT AGREEMENT Council Approval 3/18/13 FOR THE Ordinance No. 2399 223 ANDOVER PARK EAST DEVELOPMENT THIS DEVELOPMENT AGREEMENT ( "Development Agreement ") is entered into as of the IT` day of Pour ?,', , 2013 by and between the City of Tukwila, a municipal corporation operating under the laws of the State of Washington as a non - charter code city (the "City "), and South Center WA, LLC, a Washington limited liability company ( "Developer "), pursuant to the authority of RCW 36.70B.170, et seq. and Chapter 18.86 of the Tukwila Municipal Code, and in consideration of the mutual benefits to be derived. The City and Developer are sometimes collectively referred to in this Development Agreement as the "Parties," and individually as a "Party." The Parties have entered into this Development Agreement with reference to the following facts: I. RECITALS WHEREAS, RCW 36.70B.170, et seq. and TMC Ch. 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development, use and mitigation of real properties; and WHEREAS, the site of this development is located in the core of the Tukwila Urban Center, between Westfield Southcenter Mall and the Sounder Commuter Rail Station; and WHEREAS, the proposed development is for the construction of one or two buildings up to 180 feet in height that would comprise approximately 170 hotel guest rooms and 350 residential units; and WHEREAS, this site lies within the core of Tukwila's Urban Center (TUC). The Tukwila Urban Center Element of the Comprehensive Plan outlines a vision for the TUC to be a "great place for working, shopping, doing business, living, or playing." One of the noted future features is "a core area of high quality, walkable retail, entertainment, housing, public spaces, and employment..." This site is located in the TUC core and would add housing that is walkable to transit, retail, and entertainment; thus, it supports the Comprehensive Plan; and WHEREAS, Tukwila's Urban Center is one of the region's 17 designated urban centers. The Countywide Planning Policies defines and envisions urban centers as areas of concentrated employment and housing with direct service by high- capacity transit. This proposed development would place concentrated employment and housing within the core of the Tukwila Urban Center and helps the City meet the intended purpose of the urban center; and WHEREAS, this development will be a catalyst to create a pedestrian friendly, walkable neighborhood in the core of Tukwila's Urban Center. People who would choose to stay or live in this development would do so for the convenient access to the freeways but also for the ofj kat,,) 1 74 convenience of walking to restaurants, entertainment, shopping, buses, and the commuter rail station; and WHEREAS, the development will be of high quality and will improve the image of Tukwila's Southcenter District and identity for the entire City; thereby having the potential to attract further high quality development; and WHEREAS, the development will stimulate additional residential development in the area by demonstrating the financial feasibility of this type of development and demonstrating demand for high quality housing stock; and WHEREAS, residential units will assist the City in meeting its housing targets as required by the Growth Management Act and as determined through King County's Countywide Planning Policies; and WHEREAS, the City has a goal to encourage ownership of housing as a method to foster stability in our population and schools. This project would be developed with the ability to readily convert to condominiums; and WHEREAS, as required pursuant to TMC 18.86.050, a public hearing was conducted on the 11th day of March, 2013 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to City Ordinance No. 2399 approved this Development Agreement as proposed and authorized execution of this Development Agreement; and WHEREAS, pursuant to TMC 18.86.080, the decision of the City Council to approve or reject Developer's request for a development agreement is a discretionary, legislative act; and WHEREAS, the Parties desire to enter into this Development Agreement upon the terms and conditions as set forth herein, NOW, THEREFORE, in consideration of the mutual agreements contained herein, as well as other valuable consideration, the receipt and sufficiency of which are hereby mutually acknowledged, the City and Developer hereby agree as follows: II. AGREEMENT Section 1. Incorporation of Recitals. The Parties agree that the foregoing recitals are true and correct to the best of their knowledge and are incorporated by this reference as though fully set forth herein. Section 2. Project Description. This development involves the construction of one or two buildings of up to eighteen stories each. The Property is located within the Tukwila 2 75 Urban Center and is identified on Exhibit A (legal description) and B (site map). The current anticipated use of the property consists of approximately 170 hotel guest rooms and 350 residential units, as well as related parking facilities. Section 3. Statement of Authority and Intent. This Development Agreement is entered into pursuant to the authorization of RCW 36.70B.170 and TMC 18.86 and is intended and designed to vest this development to certain terms and conditions. Other than those terms and conditions specifically identified in this Agreement, the City's regulatory codes in effect at the time of a complete building permit application are accepted by the City shall apply. Section 4. Development Standards; Conditions. 4.1 Effective Period of this Agreement. This Development Agreement shall be valid until December 31, 2015. If Developer has not submitted, and the City has not accepted, a complete building permit application and building permits have not been secured for the development by that date, this Development Agreement shall be void and development may occur on the subject site pursuant to the then - adopted development regulations. 4.2 Application of Development Standards. RCW 36.70B.180(3)(d) and TMC 18.86.030 authorize the establishment of design standards by a development agreement. More specifically, TMC 18.86.030 provides that, a development agreement may allow development standards different from those otherwise imposed under the Tukwila Municipal Code in order to provide flexibility to achieve public benefits, respond to changing community needs, or encourage modifications that provide the functional equivalent or adequately achieve the purposes of otherwise applicable City standards. Pursuant thereto and during the Effective Period, the provisions of this Section 4 set forth the development standards that differ from or supplement those standards set forth in the City's development regulations. Accordingly, the following development standards shall apply to and govern and vest the development and use of the Project in lieu of any conflicting or different standards or requirements elsewhere in the Governing Regulations. 4.3 Additional Building Height. The maximum building height for 50 percent of the site shall be 180 feet. The remainder of the site would be limited in height by the zoning code in effect that the time of a complete building permit application. This increase in building height is consistent with the goals of the Comprehensive Plan to encourage residential development within the Urban Center and is consistent with the City's vision of increased urban density. 4.4 Residential Units. The development must include at least 250 but no more than 450 residential units. 4.5 Condominium Declaration. In order to receive a Certificate of Occupancy the Developer must provide the City a copy of a Washington condominium declaration for all residential units built, along with the survey map and plans, which show surveying data for the overall parcel, as well as details of buildings and the location of units. These documents do not 3 76 have to be recorded but must otherwise be in conformance with RCW 64.34 et seq. In addition, each residential unit must have an individual electric meter. Section 5. Major and Minor Amendments - Development Agreement. All proposed amendments to the Development Agreement shall be considered in accordance with this Section 5. 5.1 Process. The Mayor may approve Minor Amendments to the Development Agreement proposed by the City or Developer and mutually agreed to by the Parties. Such approval shall be in writing and the resulting amendment shall be incorporated into this Development Agreement as an amendment. The City Council may approve Major Amendments to the Development Agreement in accordance with the same process for approval of the Development Agreement. A Major Amendment to the Development Agreement approved by the City Council, and mutually agreed to by the Parties, shall be incorporated into this Development Agreement as an amendment pursuant to Section 21 hereof. 5.2 Minor Amendment Defined. A proposed amendment to the Development Agreement shall be considered a minor amendment if the proposed amendment does not modify the Governing Regulations or Section 4 (Development Standards; Conditions) hereof, does not materially modify the size or scope of the development, and does not modify the Vesting Period or term of this Development Agreement. 5.3 Major Amendment Defined. A proposed amendment to the Development Agreement shall be considered a Major Amendment if the proposed amendment does not constitute a Minor Amendment. 5.4 Determination. An application for a Minor Amendment shall be made to the Mayor. The application shall describe the proposed Minor Amendment in sufficient detail such that the Mayor can determine whether or not the proposal qualifies as a Minor Amendment. If the application does not provide sufficient information, the Mayor may request additional information from the Developer or reject the application. Upon receipt of sufficient information to determine if the proposal set forth in the application constitutes a Minor Amendment, the Mayor shall determine if the proposal constitutes a Minor Amendment. In the event that the Mayor determines that the proposed amendment is a Minor Amendment, the Minor Amendment may be administratively approved by the Mayor. In the event that the Mayor determines that the proposal constitutes a Major Amendment, the Developer shall submit the proposal in accordance with the same process for approval of a Development Agreement, withdraw its proposed amendment, or modify and re- submit its proposed amendment. The determination of the Mayor shall be a final decision. Section 6. Further Discretionary Actions. Developer acknowledges that the Development Agreement contemplates the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of permit applications under SEPA. Nothing in this Development Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the 4 77 City and any of its officers or officials in complying with or applying Governing Regulations and the development standards and conditions set forth in Section 4 hereof. Section 7. Existing Land Use Fees and Impact Fees. Generally applicable land use fees and impact fees adopted by the City by resolution or ordinance as of the effective date of this Development Agreement may be increased by the City from time to time, and the new fees applied to subsequent permits and approvals for the Property. Section 8. Specific Performance. The Parties specifically agree that damages are not an adequate remedy for breach of this Development Agreement, and that the Parties are entitled to compel specific performance of all material terms of this Development Agreement by any Party in default hereof. Section 9. Termination. This Development Agreement shall expire and/or terminate on the earlier of the termination/expiration provisions set forth as follows: 9.1 This Development Agreement shall terminate upon the expiration of the Effective Period identified in Section 4 hereof. 9.2 Upon termination of this Development Agreement, the City shall record a notice of such termination in a form satisfactory to the City Attorney that the Development Agreement has been terminated. Section 10. Assignment and Assumption. The Developer shall not have the right to sell, assign or transfer this Development Agreement with all its rights, title and interests therein to any person, firm or corporation at any time during the term of this Development Agreement provided that the Developer may sell, assign, or transfer this Development Agreement with all its rights, title, and interests therein to any firm or corporation in which the Developer has a majority interest. Developer shall provide the City with written notice of any intent to sell, assign, or transfer all or a portion of the Subject Property, at least 30 days in advance of such action. Section 11. Covenants Running With the Land; Recording. The conditions and covenants set forth in this Development Agreement and incorporated herein by the Exhibits shall run with the land and the benefits and burdens shall bind and inure to the benefit of the Parties. The Developer, and every purchaser, assignee or transferee of an interest in the Property, or any portion thereof, shall be obligated and bound by the terms and conditions of this Development Agreement, and shall be the beneficiary thereof and a party thereto, but only with respect to the Property, or such portion thereof, sold, assigned or transferred to it. Any such purchaser, assignee or transferee shall observe and fully perform all of the duties and obligations of a Developer contained in this Development Agreement, as such duties and obligations pertain to the portion of the Property sold, assigned or transferred to it. Section 12. Amendment to Agreement; Effect of Agreement on Future Actions. This Development Agreement may be amended by mutual consent of all of the Parties, provided 5 78 that any such amendment shall follow the process established for Major and Minor Amendments as set forth in this Development Agreement. Section 13. Releases. Developer, and any subsequent owner, may be released from further obligations relating to the sold, assigned, or transferred portion of the Property, provided that the buyer, assignee or transferee expressly assumes the obligations under this Development Agreement as provided herein. Section 14. No Third -Party Beneficiary. This Development Agreement is made and entered into for the sole protection and benefit of the Parties hereto and their successors and assigns. No other person shall have any right of action based upon any provision of this Development Agreement. Section 15. Interpretation. The Parties intend this Development Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.70B.170, et seq., and this Development Agreement shall be construed to exclude from the scope of this Development Agreement and to reserve to the City, only that police power authority which is prohibited by law from being subject to a mutual agreement with consideration. This Development Agreement has been reviewed and revised by legal counsel for both Parties, and no presumption or rule construing ambiguity against the drafter of the document shall apply to the interpretation or enforcement of this Development Agreement. Section 16. Notice. All communications, notices, and demands of any kind that a Party under this Development Agreement requires or desires to give to any other Party shall be in writing and either (i) delivered personally, (ii) sent by facsimile transmission with an additional copy mailed first class, or (iii) deposited in the U.S. mail, certified mail postage prepaid, return receipt requested, and addressed as follows: If to the City: City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Attn: Mayor's Office With a copy to: City Attorney City of Tukwila Kenyon Disend, PLLC 11 Front Street South Issaquah, Washington 98027 -3820 General: 425- 392 -7090 Fax: 425- 392 -7071 6 79 If to Developer: South Center WA, LLC 18230 East Valley Highway, Suite 195 Kent, WA 98032 425 - 251 -1600 Notice by hand delivery or facsimile shall be effective upon receipt. If deposited in the mail, notice shall be deemed delivered forty -eight (48) hours after deposited. Any Party at any time by notice to the other Party may designate a different address or person to which such notice or communication shall be given. Section 17. Excusable Delay (Force Majeure). In addition to specific provisions of this Development Agreement, and notwithstanding anything to the contrary in this Development Agreement, neither Party shall be in default in the performance or the failure of performance of its obligations under this Development Agreement, or in the delay of its performance, where such failure or delay is due to war, insurrection, strikes, lock -outs or other labor disturbances, one or more acts of a public enemy, war, riot, sabotage, blockade, embargo, floods, earthquakes, fires, quarantine restrictions, freight embargoes, lack of transportation, court order, delays or failures of performance by any governmental authority or utility company (so long as the Party seeking the extension has adequately complied with the applicable processing requirements of such governmental authority or utility company), delays resulting from changes in any applicable laws, rules, regulations, ordinances or codes, or a change in the interpretation thereof by any governing body with jurisdiction, delays resulting from the weather or soils conditions which necessitate delay, delays resulting from litigation (including suits filed by third parties concerning or arising out of this Development Agreement) or any other cause (lack of funds of Developer, Developer's inability to finance the construction of the development, and Developer's inability to lease the Improvements, are not causes beyond the reasonable control or without the fault of Developer) beyond the reasonable control or without the fault of the Party claiming an extension of time to perform or an inability of performance. The extension of time for any cause shall be from the time of the event that gave rise to such period of delay until the date that the cause for the extension no longer exists or is no longer applicable, in each case as evidenced by a notice from the Party claiming the extension. An extension of time for the duration of such event will be deemed granted if notice by the Party claiming such extension is sent to the other as to any of the above causes other than Permit Delays, within 10 days from the commencement of the cause and such extension of time is not rejected in writing by the other Party within 10 days of receipt of the notice (such extension of time is referred to herein as "Force Majeure"). Times for performance under this Development Agreement may also be extended in writing by the City and Developer in accordance with Section 11 herein. Section 18. Indemnification. Except as otherwise specifically provided elsewhere in this Development Agreement and any Exhibits hereto, each Party shall protect, defend, indemnify and hold harmless the other Party and their officers, agents, and employees, or any of them, from and against any and all claims, actions, suits, liability, loss, costs, expenses, and damages of any nature whatsoever, which are caused by or result from any negligent act or 7 80 omission of the Party's own officers, agents, and employees in performing services pursuant to this Development Agreement. In the event that any suit based upon such a claim, action, loss, or damage is brought against a Party, the Party whose negligent action or omissions gave rise to the claim shall defend the other Party at the indemnifying Party's sole cost and expense; and if final judgment be rendered against the other Party and its officers, agents, and employees or jointly the Parties and their respective officers, agents, and employees, the Parties whose actions or omissions gave rise to the claim shall satisfy the same; provided that, in the event of concurrent negligence, each Party shall indemnify and hold the other Parties harmless only to the extent of that Party's negligence. The indemnification to the City hereunder shall be for the benefit of the City as an entity, and not for members of the general public. Section 19. Applicable Law and Attorneys' Fees. This Development Agreement shall be construed and enforced in accordance with the laws of the State of Washington. If litigation is initiated to enforce the terms of this Development Agreement, the prevailing Party shall be entitled to recover its reasonable attorneys' fees and costs from the non - prevailing Party. Venue for any action shall lie in King County Superior Court or the U.S. District Court for Western Washington. Section 20. Third Party Legal Challenge. In the event any legal action or special proceeding is commenced by any person or entity other than a Party, or successor or assign of Developer, to challenge this Development Agreement or any provision herein, the City may elect to tender the defense of such lawsuit or individual claims in the lawsuit to Developer and/or successor(s) or assign(s). In such event, Developer and/or such successor(s) or assign(s) shall hold the City harmless from and defend the City from all costs and expenses incurred in the defense of such lawsuit or individual claims in the lawsuit, including, but not limited to, attorneys' fees and expenses of litigation, and damages awarded to the prevailing party or parties in such litigation. The Developer and/or such successor(s) or assign(s) shall not settle any lawsuit without the consent of the City. The City shall act in good faith and shall not unreasonably withhold consent to settle. Section 21. Severability. If any phrase, provision or section of this Development Agreement is determined by a court of competent jurisdiction to be invalid or unenforceable, or if any provision of this Development Agreement is rendered invalid or unenforceable according to the terms of any statute of the State of Washington which became effective after the effective date of the ordinance adopting this Development Agreement, and either Party in good faith determines that such provision or provisions are material to its entering into this Development Agreement, that Party may elect to terminate this Development Agreement as to all of its obligations remaining unperformed. Section 22. Authority. Each Party respectively represents and warrants that it has the power and authority, and is duly authorized, to enter into this Development Agreement on the terms and conditions herein stated, and to deliver and perform its obligations under this Development Agreement. Section 23. Exhibits and Appendices Incorporated. Each Exhibit attached hereto or referenced is incorporated herein by such reference as if fully set forth herein. 8 81 Section 24. Headings. The headings in this Development Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Development Agreement. Section 25. Time of the Essence. Time is of the essence of this Development Agreement and of every provision hereof. Unless otherwise set forth in this Development Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington, then the time period shall be extended automatically to the next business day. Section 26. Entire Agreement. This Development Agreement, and the DDA referenced herein, represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Development Agreement supersedes all previous agreements, oral or written. AS OF THE DATE FIRST WRITTEN ABOVE, the Parties evidence their agreement to the Terms of this Development Agreement by signing below: Attest: By: u -tea tizMi, f'u�-� Chris O'Flaherty, City Clerk Christy rtY Y Approved As To Form: By: 'Ct.c ku 6 'for-Shelley Kerslake City Attorney 82 CITY: CITY OAK UKWILA, a municip� 1 corporation A"' '/ i■a/ Haggert.7 ayor By: DEVELOPER: South Center LC By: 9 Omar Lee Manager STATE OF WASHINGTON ) )ss COUNTY OF ' ) On ?haul e /9 , 20/3, before me, the undersigned, a Notary Public, personally appeared JIM HAGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. % _ 'h "NGTO14 STATE OF WASHINGTON ) 1� )ss COUNTY OF KLf ( ) WITNESS my hand and official seal. Q --43, Print Name: J JEi, s?(ti R. t- NOTARY PUBLIC in and for the State of Washington, residing at 7lkco' %'A-.) My commission expires: / / /00 Onand , 20/5, before me, the undersigned, a Notary Public, personally appeared OMAR LEE, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, as MANAGER OF SOUTH CENTER WA, LLC, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. � \ 1.4Z-4; �Y No o'i -'• a % • A si :',..054C • • % � t Y JZ 11\ \\ WITNESS my hand and official seal. het-5/1_ Print Name: Wit /. NOTARY PUBLIC in and for the State of Washington, residing at c'zlk -ur l� My commission expires: 1l lq %/Cp 10 83 Exhibit A Exhibit B 84 EXHIBITS: Legal Description of Property Depiction of the Property 11 Exhibit A Legal Description of the Property ANDOVER INDUSTRIAL PARK # 2 PORTION OF TRACT 9 - BEGIN NW CORNER TH SELY ALONG CURVE TO LEFT RADIUS OF 573.69 FT CENTER BEARING N 86 -37- 32 E ARC DISTANCE OF 15.07 FT TO POB TH S 88 -25 -27 W 208.90 FT TH S 88 -25- 14 E 140.09 FT TH S 88 -25 -27 E 224.93 FT TAP ON E LINE OF TRACT 9 TH ALONG PERIMETER OF TRACT 9 S 01 -05 -08 W 273 FT TH N 88 -25 -27 W 505.43 FT TH N 14 -39 -30 W 184.47 FT TH ALONG CURVE TO RIGHT RADIUS OF 573.69 FT ARC DISTANCE OF 97.91 FT TO POB 12 85 0010 STRIAL SGbt,J If 0031 , UTIL. ESMT. . , 172 ■-■ Exhibit B Depiction of the Property 14820 SE 0032. 78 BAKER BLVD 32530 SF 0037 152.01 32537 SF 0038 UTIL. ESMT. Cs, PARK NO. 2 ■ _ • _ 208.90 N 88-25-27 W. 212237 SF 4.87 AC 0075 Subject Propert 86 .21 49757 SF 1.14 AC 0035 142.10 TR. 8 575.27 Mtn . 27 0 33302 0087 140.09 573.90 4 / - TR. 9 022320 173.34 224.93 222m 90 52134 SE 0080 b ANDOVER INIDUSTRIAL PARK NO. 3 13 148507 SF 3.41 AC 0090 REF. TUK ELA # L04-002(1 040524 30 ! 30 30 (1), <C! uF of: <c! of: Lui a Zf <c; Mt Mt M, 1 391 30 )00 May 12, 2014 City of Tu 'la 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor Mr. Omar Lee South Center WA, LLC 18230 East Valley Hwy., #195 Kent, WA 98032 Re: Approval of Stacked Parking for Washington Place (223 Andover Park E) Dear Mr. Lee: In accordance with Section 3 of the First Amendment to Development Agreement By and Between the City of Tukwila and South Center, WA LLC for the 223 Andover Park East Development (the "Development Agreement "), this letter serves as approval of your shuttle and valet parking plan. As such, this approval allows your project to count up to 44 stacked parking stalls toward the City's minimum parking requirement for your proposed hotel. This approval is conditioned on the following: 1. The 44 stacked stalls must be in the locations as shown on the attached site plan, which includes 27 stalls in the first level of the parking garage and 17 surface level stalls on west side of the parking garage. 2. The first level of the parking garage and affected surface area must be used for hotel parking only. 3. The other vehicle travel lanes and vehicle access on the property must remain open for fire vehicle access as shown on the attached site plan. 4. You ensure the hotel operates a valet parking service for its guests and visitors any time the number of occupied rooms exceeds ninety percent (90 %) of the total rooms. You ensure that the hotel offers a shuttle to transport hotel guests and residential tenants and guests between the hotel and SeaTac Airport, Tukwila International Boulevard Station (light rail), and Tukwila Station (commuter rail). 5. The shuttle must be available to riders upon request for at least 14 hours a day, seven days a week. Note: the shuttle operator may charge a fee to the riders. 6. The hotel employees and guests are not parking on adjacent private properties without the express permission of the applicable property owners. Phone: 206 433 1800 • City Hall Fax: 206 433 1833 • wvnv.rukwilawa.gov J 1N3WHOVJJ V Mr. Omar Lee co co South Center, WA LLC May 12, 2014 Page 2 7. You provide the Fire Marshal with a copy of an access easement for emergency vehicles to provide a minimum of 22 feet wide travel lane on the west side of the Property prior to receiving a certificate of occupancy for the development. If the easement is not provided at the time of occupancy, full occupancy of the building will be restricted. The 17 surface level stacked stalls on the west side of the parking garage will not be allowed until the easement is provided. If the hotel operator does not comply with these conditions, you may found in violation of the City's parking requirement under the Development Agreement and subject to enforcement under Tukwila Municipal Code Chapter 8.45. If you are unable to provide an access easement per condition 7 above, the City may restrict the number of apartments or hotel rooms that may be occupied such that you do not need to stack parking in the surface parking area. If you have any questions, please contact Economic Development Administrator Derek Speck at derek.speck @tukwilawa.gov or 206 -433 -1832. David Cline City Administrator Attachments • Letter from Omar Lee dated April 14, 2014 • Site Plan Phone: 206 433 1800 • City Hall Fax: 206 433 1833 • www.tukwilawa.gov South Center WA, LLC 18230 East Valley Hwy., #195, Kent, WA 98032 April 14th, 2014 Mr. Derek Speck Economic Development Administrator City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RE: Washington Place Design Review Application Dear Mr. Speck: The purpose of this letter is to request approval to count up to 44 "stacked" parking spaces toward the minimum number of spaces required by the City for our proposed development called Washington Place. According to Section 3 of the First Amendment to Development Agreement By and Between the City of Tukwila and South Center, WA LLC for the 223 Andover Park East Development which was approved by the City Council on May 5, 2014, "...parking stalls that are stacked, In which some cars could be blocked by other cars, may be counted toward the required minimum number of parking stalls provided that the location of the stalls has been approved by the City's Fire Marshal and a shuttle and valet parking plan has been approved by the Gty administration." We propose to park up to 27 stacked spaces on the first level of the parking garage and up to 17 stacked spaces on the surface parking lot as shown on Exhibit A (attached). In order to ensure this method will function effectively and not hinder the operations of the residential tenants, we would dedicate the first level of the parking garage and affected surface parking area for hotel use only. In addition, because valet parking is necessary in order for stacking parking to be effective, we will be responsible to ensure the hotel operates valet parking for its guests and visitors any time the number of occupied rooms exceeds ninety percent (90 %) of the total rooms. Finally, we will be responsible to ensure the hotel operates a shuttle that can transport hotel guests and residential tenants between Washington Place and SeaTac Airport, Tukwila International Boulevard Station (light rail), and Tukwila Station (commuter rail station). The shuttle will be available to riders when requested (not a scheduled route) at least 14 hours a day, seven days a week. The shuttle operator may charge a fee to the riders. This plan will allow Washington Place to provide the required amount of parking for the residential units without that parking being blocked by parking for the hotel and will ensure the stacked cars do not block Fire Department access. We appreciate your consideration of our request. South Center, WA LLC EXZTING BULDING TO 82 02001488 - 5' UTILITY EASEMENT .2" O k -- ANDOVER PARK E 1STR004 STREET BENCH O k SCULPTURE NOW STREET TE' \ 12 ACCESS s EASEMENT sg.; EASEMENI- RAILRDAD) 54110145 450145 UTILITY EASEMENT — 0 A 11,- NEW STREET TREE • NEW CONCREIE SIDE WALK 10 UTILIN' EASEMENT sseLs es Pe SIT 1144 Aessu.se.. ; LANDSCAPE AREA A 1 PEDESTRIAN PATH INTAS-A,T,AZel LOADNG AREA STAMPED CONCRETE &DE WALK mamas mama maw SUMMIT,. 871117/11314 DESIGN RENEW SUBNITTAL PROEM MISER ENVA Nuenbor GROUP WEST ARCHITECTS, 245P$ mai MASK AVE M. SUIT SEATTLE WAIE103 1,1011E4206) 0311-1611 (M5 SSTE KAN A2.01 92