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HomeMy WebLinkAboutPlanning 2017-09-28 ITEM 4 - ALLIANCE REALTY PARTNERS DESIGN REVIEW - STAFF REPORTCity of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director FILE NUMBERS: APPLICANT: REQUESTS: LOCATION: COMPREHENSIVE PLAN AND ZONING DESIGNATION: SEPA DETERMINATION: NOTIFICATION: Staff Report Board of Architectural Review for Sterling Southcenter Prepared for the September 28, 2017 Meeting L3.7-oo43. Public Hearing Design Review L3.7-oo42 Parking Variance Evan Lawler and Jeremiah Jolicoeur, Alliance Residential Company Design review and a variance from the required parking standards to construct a seven - story apartment building for residents ages 55 years and older, to include i66 dwelling units and 3.67 parking spaces. The parking variance request is for an 3.3.% reduction to the number of required parking spaces. 415 Baker Blvd., Tukwila WA (parcel # 0223100080) Tukwila Urban Center -Transit Oriented Development (TUC-TOD) Exempt: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.23.C.42o. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project is therefore exempt from SEPA review. A Notice of Application was distributed by mail on August 4, 2o3.7 to owners and tenants of properties within 500 feet of the project site, as well as agencies that may have an interest in the project. The Notice of Application was also posted on the project site. One comment was received in response to the Notice of Application. Ken Metcalf, on behalf of BP Pipelines (North America) Inc. commented that there is no conflict with this project and the Olympic Pipe Line. RECOMMENDATION: Approval with conditions. STAFF: Jaimie Reavis, Senior Planner ATTACHMENTS: A. Parking Reduction Request prepared by Alliance Residential Company and dated August 3o, 2017. B. Applicant's Response to Design Criteria: Sterling Southcenter Design Manual Narrative prepared by Urbal Architecture, received by the Department of Community Development on August 16, 2017. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 5 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 2 C. Tukwila Urban Center Corridor Standards, TMC Figure 18-20 Walkable Corridor Standards and TMC Figure 18-23 Neighborhood Corridor Standards D. Plan Set: Site Plan sheet ADR 1.00, Level 1 sheet ADR 1.01, Level 2 sheet ADR 1.02, Level 3 sheet ADR 1.03, Levels 4-7 sheet ADR 1.04, Exterior Lighting Plan sheet ADR Site Photometrics Plan sheet ADR 1.11, Preliminary Signage Plan sheet ADR 1.20, Weather Protection Diagram sheet ADR 1.40, Mechanical Screening sheet ADR 1.50, Building Elevations sheets ADR 3.01-3.02, Building Details and Elements sheet ADR 3.03, Landscaping Plans sheets L1.00 -L2.00 REPORT ORGANIZATION TMC 18.104.030 allows for all permit applications related to a single project to be bundled together in a consolidated hearing and approval procedure, using the highest numbered land use decision type applicable to the project application. Public Hearing Design Review is a Type 4 decision made by the Board of Architectural Review. A request for more than a 1o% reduction to parking standards is a Type 3 Decision made by the Hearing Examiner. The Design Review and Parking Variance request is being bundled with the Design Review for decision by the Board of Architectural Review in an open record public hearing on September 28, 2017. The staff report has been organized to include information pertaining to both applications first, followed by two sections. The first section covers the Parking Variance; the second covers the Public Hearing Design Review. Staff's conclusions and recommendations follow each section. BACKGROUND Vicinity/Site Description Project Description This project seeks to redevelop a 1.2 -acre lot with a seven -story 235,000 square foot residential building located at 415 Baker Blvd. (SW corner of Baker Blvd. and Andover Park East). The project includes 166 dwelling units, 167 parking stalls, indoor and outdoor recreation space, landscaping, and frontage improvements along Baker Blvd. and Andover Park East. The existing two-story building located on the site will be demolished. The project is located within the Tukwila Urban Center -Transit Oriented Development (TUC-TOD) zoning district, the area extending from the bus transit center on Andover Park West eastward towards the Sounder commuter rail/Amtrak station. TMC 18.28.040 describes the TUC-TOD district as an area intended to provide a more compact and vibrant mix of housing, office, lodging and supportive retail and service uses. Parking in the district is intended to be accommodated by a combination of off- and on -street parking spaces/lots. The overall structure of the TOD Neighborhood will be characterized by moderate development intensities and building heights. A fine-grained network of streets with pedestrian amenities will increase the walkability of the area. 6 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 3 Project location Existing Development Existing development on the project site is proposed to be demolished, and consists of an 11,626 square -foot two-story office building and attached garage constructed in 1971. The 1.2 -acre parcel is zoned Tukwila Urban Center -Transit Oriented Development (TUC-TOD). Baker Blvd., located on the north side of the lot, is classified as a Walkable Corridor and Andover Park E, located on the east side of the lot, is classified as a Neighborhood Corridor. Surrounding Land Use Adjacent development and land uses are generally a mix of warehouse, retail, and office uses. Sites immediately adjacent to the project site include Washington Place to the south, a 19 -story hotel and apartment development currently under construction; a one-story building to the west containing an eye clinic and an auto repair shop; remodeled warehouses on the north side of Baker Blvd, including a brewery and a multi -tenant retail development; and a two-story bank at the northwest corner of Baker Blvd. and Andover Park East. Across 7 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 4 Andover Park East from the site is a three-story office building containing a mix of uses including bank and a blood donation and distribution center; and a one-story, multi -tenant strip development at the southeastern corner of Baker Blvd. and Andover Park East containing medical and retail uses. Topography & Vegetation The parcel is generally flat; however, the elevation of the site is above the height of the street. Existing landscaping areas located at the back of the sidewalk provide a grade transition between the street level, which is at an elevation of 27 feet, and the parcel, which ranges in elevation from 28 to 29 feet. The proposed finish floor elevation of Sterling Southcenter is 28 feet, just a foot above the street elevation. Existing vegetation on the site consists of 16 trees along the perimeter of the site in the landscaping strip at the back of the sidewalk along Baker Blvd. and Andover Park East, as well as a variety of shrubs and groundcover in the landscaping area at the back of sidewalk and at the foundation of the existing building. Several trees are located along the western property line, just west of the existing chain link fence. All existing landscaping on the site is proposed to be removed, including the 16 existing trees within the perimeter landscape area in order to construct the new building and frontage improvements. The trees located along the western property line have not been designated for tree removal. Access The site currently has two vehicular access points; one off Baker Blvd. at the northwestern corner of the parcel and another from Andover Park East at the southeastern corner of the parcel. These vehicular access points are proposed to remain roughly the same, and will be part of an L-shaped access drive that will wrap around the southern and western sides of the Sterling Southcenter building. The access driveway from Andover Park East will be one-way; an entrance -only access connecting to the main garage entry and allowing access out of the garage and around the building to exit to Baker Blvd. The access driveway off Baker Blvd. will be two-way for the first 5o feet for access into the secondary parking area for visitors and future residents as well as to exit from the L-shaped access drive onto Baker Blvd. Pedestrian circulation will be accommodated along the new public frontage proposed for construction along Baker Blvd. and Andover Park East, providing access to the pedestrian entrance to the building off Baker Blvd. at the northeastern corner of the building. SECTION ONE - PARKING VARIANCE FINDINGS PROJECT DESCRIPTION The applicant is requesting a reduction in the required number of parking stalls for a new, seven -story apartment building with 166 dwelling units for residents ages 55 and older. The proposed reduction to the required number of parking stalls is 11%; a total of 186.5 stalls are required per code and 167 are proposed. BACKGROUND Parking requirements vary by use and zoning district. Parking requirements within the Tukwila Urban Center are depicted in Table 18-5 of the Tukwila Municipal Code. For regular residential development, one parking space per unit is required for studios or one -bedroom units. For units with two or more bedrooms, 1.5 spaces are required, plus 0.5 spaces for each additional bedroom over 2. The following table has a breakdown of the number of studios, one -bedroom, and two-bedroom units proposed in Sterling Southcenter, and shows the total amount of required parking for the project is 186.5 spaces. 8 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 5 Sterling Southcenter Unit Mix & Parking Requirements Unit Type Number of Units Parking Requirement per Unit Total Required Parking Spaces Studio 37 1 37 1 bedroom 88 1 88 2 bedroom 41 1.5 61.5 TOTAL 186.5 Per 18.28.26o(5)(b), residential development within 1,320 feet walking distance of the Sounder transit station or the Tukwila bus Transit Center may be reduced or modified. The distance from the project site to the Tukwila bus Transit Center is approximately 1,000 feet. The applicant has requested a reduction in the number of required parking spaces per this section of the code. Additionally, the applicant is requesting the City consider the age characteristics of the future residents and the way parking spaces will be managed as justifications in support of the request to reduce the number of parking spaces required for the proposal. Sterling Southcenter is planned to be an active adult community, restricted to residents ages 55 and older. Parking requirements are much lower for Senior Citizen Housing developments, which is defined by TMC 18.06.708 as: Housing in a building or group of buildings with two or more dwelling and/or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished by the use of funding restrictions, covenants between the developer, tenants, operators and/or the City or other agreements that restrict the development to those individuals over 6o years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 6o years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the percentage of such units may not exceed 2o% of the total units. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51. The parking requirement for Senior Citizen Housing in Table 18-5 is 1 space per unit for the first 15 units, after which the requirement is o.5 spaces per unit. If Sterling Southcenter were constructed as Senior Citizen Housing, the parking requirement would be 90.5 parking stalls. Even though many residents of Sterling Southcenter are likely to be over age 6o, the project does not propose to be classified as or meet the definition of Senior Citizen Housing. The development will be market rate apartment units with an Activities Coordinator/Concierge. Food preparation, regular dining activities, and medical supervision will not be provided by Alliance Residential Company. However, given that the development is planned to be age -restricted to an older population, it is reasonable to assume that demand for parking will be much less than regular market rate apartments: many residents will be retired and won't be commuting to work, some residents may be too old to drive, and households will be smaller than the average household size in Tukwila (one or two -person households vs. 2+ person households). DECISION CRITERIA TMC 18.56.140 (B) contains the criteria used to evaluate all requests for reductions in parking. The criteria are listed below, followed by a discussion of the project as it relates to each. A. All shared parking strategies are explored. New zoning was adopted for the Tukwila Urban Center area in 2014. The City of Tukwila anticipates properties surrounding the project site to undergo redevelopment, making a long-term shared parking agreement with a nearby property owner unlikely. The Washington Place development under construction directly to the south of 9 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 6 Sterling Southcenter does not represent an opportunity for shared parking; it will not have more parking than is required for its hotel and apartment uses, and the time of day when parking demand will be highest for both sites will be similar. Approximately 31 on -street public parking stalls will be added to Baker Blvd. in the area between Andover Park West and Andover Park East. These public parking spaces will be for short-term use, limited to four hours between the hours of 8:oo a.m. and 6:oo p.m. These stalls will be able to be used on a short-term basis for residents and visitors of Sterling Southcenter. B. On-site park and ride opportunities are fully explored. Neighborhood retail as well as more general shopping, dining, and recreation opportunities are within walking distance of the project site. The Tukwila Transit Center is located within walking distance of Sterling Southcenter. The Tukwila Transit Center connects the Southcenter Area to the region via bus routes that run frequently and/or provide i -seat rides (meaning there is no need to transfer) to areas including downtown Seattle, West Seattle, Renton, Kent, SeaTac, Burien, and Auburn. The Rapid Ride F Line connects the Transit Center to Tukwila Station (Sounder Commuter Rail and Amtrak) and the Tukwila International Boulevard Station (Link Light Rail). Per the applicant's narrative submitted with this application, Sterling Southcenter will have an on-site Resident Activities Coordinator/Concierge, who will coordinate ride sharing for residents (i.e., Uber, Lyft) and coordinate buses and transportation for larger resident events. On-site staff will also be available to coordinate shared parking arrangements with neighboring properties, if needed, for special events, and can monitor parking demand to address parking capacity ahead of time should it ever become an issue. Additionally, the requirement that the site become affected by the City's commute trip reduction ordinance, which is one of the approval criteria for this request (see next item below), will help ensure that trip reduction is promoted at this site. C. The site is in compliance with the City's commute trip reduction ordinance, or if not an affected employer as defined by the City's ordinance, agrees to become affected. Approval of this administrative parking variance will require that the site participate in the City's CTR program. However, the CTR program currently only addresses trip reduction for employees commuting to and from work. Tukwila's Transportation Demand Management staff are currently working on an update to the program, to include trip reduction at other types of sites, including new residential developments. Through participation in the City's program, Sterling Southcenter will be required to develop a Transportation Management Program (TMP) for the site, which will outline the specific activities and elements that will be implemented to reduce drive -alone trips and vehicle miles traveled. Staff recommends as a condition of approval that both employees and residents of Sterling Southcenter become part of the City's CTR Program to manage transportation demand at the project site. The TMP for Sterling Southcenter shall be required to be submitted and finalized prior to final inspection of the building permit. As part of the City's CTR Program, the site will be required to submit an annual report to the City of Tukwila. D. The site is at least 30o feet away from a single-family residential zone There is no single-family residential zone within 300 -feet of the subject property. E. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects The applicant has provided a narrative that includes several factors as the basis for providing less parking in the Sterling Southcenter project. These include the following: 1. The project site is within walking distance to the Tukwila Transit Center, as well as within walking distance to dining, entertainment and shopping opportunities. 2. The on-site Resident Activities Coordinator/Concierge will coordinate ride sharing for residents (i.e., Uber, Lyft) and coordinate buses and transportation for larger resident events. On-site staff will also be available to coordinate shared parking arrangements with neighboring properties, if needed, for 10 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 7 special events, and can monitor parking demand to address parking capacity ahead of time should it ever become an issue. 3. Alliance Residential Company has had experience with providing parking at similar Class -A multifamily communities in the greater Seattle market. In other urban locations with good access to transit, Alliance Residential typically provides a multifamily parking ratio of 0.7 spaces per unit. According to the narrative, demand for parking at these properties has never exceeded the spaces available. Additionally, buildings seldom being i00% occupied provides added flexibility to the number of available parking spaces for residents and employees. 4. The residents will be age -restricted, so Alliance expects that the parking needs of the project will be a blend of the Multifamily and Senior Citizen Housing requirements. The increased age of the residents as compared with regular multifamily is likely to result in residents' ownership of fewer vehicles, as household sizes are expected to be smaller than regular multifamily development and there will likely be fewer residents needing a car to commute to work. 5. Parking is an extra charge in addition to rent, which Alliance Residential has found typically dissuades residents from having multiple vehicles and encourages many to forego keeping a car in an urban location. 6. A dedicated off-street loading zone is proposed with the project to accommodate resident move -ins and deliveries. 7. Baker Blvd. is soon to be restriped to include on -street parking, which will help accommodate short- term parking for guests and special events. CONCLUSIONS 1. The proposal is consistent with TMC 18.28.26o(5)(b) to allow reduction to the amount of required parking for residential developments within 1,320 feet walking distance of the Tukwila Transit Center. The distance from the project site to the Tukwila bus Transit Center is approximately 1,000 feet. 2. Shared parking strategies have been explored. Public parking spaces on Baker Blvd. will be available for short-term use, limited to four hours between the hours of 8:oo a.m. and 6:00 p.m. 3. The location and management of the site offer several park and ride opportunities. Neighborhood retail as well as more general shopping, dining, and recreation opportunities are within walking distance of the project site. The Tukwila Transit Center is located within walking distance of Sterling Southcenter and connects the Southcenter area to the region. Sterling Southcenter will have an on-site Resident Activities Coordinator/Concierge, who will coordinate ride sharing for residents (i.e., Uber, Lyft) and coordinate buses and transportation for larger resident events. On-site staff will also be available to coordinate shared parking arrangements with neighboring properties, if needed, for special events, and can monitor parking demand to address parking capacity ahead of time should it ever become an issue. 4. The site is required to become part of the City's CTR Program upon approval of the parking variance. As a condition of approval, both employees and residents shall become affected as part of Sterling Southcenter's Transportation Management Plan. 5. The site is at least 300 feet away from a single-family residential zone. 6. The applicant's report details the basis for their parking reduction request and provides information on characteristics of their future residents as well as management strategies to provide justification for the requested 11% reduction to the number of required parking spaces. 11 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 8 RECOMMENDATIONS Staff recommends approval with the following condition: Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by implementing an effective parking management plan and participation in the City's Commute Trip Reduction (CTR) program. The site's required participation in the City's CTR Program shall include both the employees and the residents of Sterling Southcenter. The Transportation Management Plan (TMP) for Sterling Southcenter shall be required to be submitted and finalized prior to final inspection of the building permit. Additionally, the applicant will be required to submit an annual report that includes a traffic management plan showing compliance with the City's Transportation Demand Management program. SECTION TWO - DESIGN REVIEW FINDINGS Design Review This project is subject to Board of Architectural Review approval under Tukwila Municipal Code (TMC) 18.28.o3o.D. New residential buildings with more than 5o dwelling units are considered large-scale projects. As a large-scale project, the proposal is subject to TMC Chapter 18.28, and the guidelines set forth in the Southcenter Design Manual. Sections I -III below include a discussion of project consistency with the requirements of TMC Chapter 18.28 including District Based Standards, Corridor Based Standards, and Supplemental Standards. Section IV is a discussion of project consistency with the Southcenter Design Manual. The standards can be found online at http://www.tukwilawa.gov/dcd/urbanplan/TMC18.28NewSouthcenterZoning.pdf and the Design Manual can be found at http://www.tukwilawa.gov/dcd/urbanplan/Southcenter%2oSubarea%zoPlanFinal.pdf. I. District -Based Standards Structure Height (TMC 18.28.070): The proposed building is taller than the 45 -foot minimum required along Baker Blvd, and meets the maximum height of 7o feet allowable as a height bonus incentive granted in exchange for construction of multifamily development and public frontage improvements along Baker Blvd. and Andover Park East. Stair and elevator tower/overrun areas project approximately 8 feet above the 70 - foot roof height and are exempted from height limitations per 18.58.o80. Maximum Block Face Length (TMC 18.28.080): The proposed building is in compliance as it does not exceed the loo -foot maximum block face length. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.1oo-.11o): The alleyway running along the south and west sides of the building provides more than the minimum required 5 -foot setback for the side and rear yards. A 5 -foot landscaping area is required in side and rear yard setback areas, but may be waived as part of design review if Building and Fire Code requirements are met. The Building Division and Fire Department have reviewed and approved design of the project per applicable Building and Fire code requirements. 12 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 9 II. Corridor -Based Standards Baker Blvd. is designated as a Walkable Corridor and Andover Park East is designated as a Neighborhood Corridor. See Attachment C for Neighborhood Corridor standards summary sheets. View of public frontage constructed on the north side of Baker Blvd. in vicinity of the project site Public Frontage Standards (TMC 18.28.15o): Redevelopment and remodeling of properties along the north side of Baker Blvd. over the past several years has resulted in the public frontage being constructed to meet the Walkable Corridor standard, as shown in the picture above, where street trees have been constructed at the back of the curb within a 15 -foot sidewalk area. The Sterling Southcenter project is the first site on the south side of Baker Blvd. proposed under the new Southcenter Subarea Plan adopted in 2014. The proposed project meets the requirements for public frontage standards along Baker Blvd., including configuration, width, landscaping, and ornamental pedestrian- and vehicular -scale street lights (see Attachment D, Sheet ADR 1.10 for specified light pole). Utilities currently underneath the sidewalk area of Andover Park East are at depths of 2-5 feet, and are located within a conduit that is very difficult and costly to move. The condition will impact the ability to plant landscaping with roots extending underground. View of Andover Park East adjacent to 415 Baker Blvd (looking north) Due to the location and density of utilities underneath the sidewalk along Andover Park East, the applicant has proposed modifications to the Neighborhood Corridor frontage standards. TMC 18.28.130 C states the process for a corridor modification requires a Type 2 decision, which may be consolidated as part of the BAR decision per TMC 18.104.030. The applicant must demonstrate that the modified corridor design: 1. Satisfies the urban design goals as stated in the Corridor Type's purpose, requirements, and description; 2. Is designed 13 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 10 to transition safely to the existing conditions at either end; and 3. Enhances the streetscape of the site and adjacent development. The stated intent of the Neighborhood Corridor per Figure 18-23 is "To provide an intimately -scaled pedestrian environment within northern Southcenter's higher density mixed-use neighborhoods, in a "complete streets" setting with on -street parking and bicycles sharing the roadway with vehicles." The new cross-section for the corridor includes a 15 -foot area comprised of a sidewalk with street trees located at the back of the curb face, in between the roadway and the sidewalk. The proposed configuration includes a 15 -foot area made up of a 6 -foot sidewalk located at the back of the curb (directly adjacent to the roadway) and a io-foot landscape area between the sidewalk and the building. The proposed configuration was designed to avoid utility conflicts while at the same time providing the minimum required sidewalk and landscaping area. The proposed landscape area includes street trees, shrubs, and groundcover, along with street lights spaced in between street trees. The location of the landscaping on the back side of the sidewalk, instead of between the roadway and the sidewalk, prevents a buffer (in the form of street trees, street lights, and other landscaping) from being located in between the roadway and the pedestrian area of the sidewalk. Additionally, landscaping at the back of the sidewalk prevents code -required weather protection along Andover Park East from functioning for pedestrians and the building overhang instead shelters the landscape area. Landscaping in between the roadway and sidewalk and pedestrian weather protection are design elements which help to achieve the intimately -scaled pedestrian environment envisioned for the Neighborhood Corridor. The so -foot wide landscaping area designed behind the sidewalk and adjacent to the building will be partially located underneath the building overhangs along Andover Park East where plantings will not be as exposed to sunlight as they would if located closer to the street. Trees shown on the plans will be located close to building modulation areas which impact their ability to achieve a full canopy. The proposed alternative to the public frontage standards provides a lower quality pedestrian environment than the street cross-section specified in the Neighborhood Corridor Standard, and alternatives to the Neighborhood Corridor Standard have not been fully explored for this project. Staff recommends a condition of approval that the public frontage configuration be determined administratively as part of the construction permit. One alternative to meeting the intent of the Neighborhood Corridor Standard would be to include plantings located in between the roadway and the sidewalk area in planters, set back from the roadway 2 feet (to allow for shy distance). The street lights, which require deep foundations and connection to utilities, may need to be located away from the street and closer to the building. Alternatively, the proposed landscape strip could be split into two so that shrubs could be planted between the roadway and the sidewalk. Given that detailed information about the exact location of underground utilities was not available at this time, this information will be reviewed by the city engineer and any modification to the public frontage corridor standards could be approved as part of the building permit review process. Building Orientation/Placement & Landscaping (TMC 18.28.16o-.1go): Both the Walkable Corridor and Neighborhood Corridor standards require building orientation to the street. Per 18.28.160 (C), new buildings located at the intersection of two or more Corridors where building orientation is required shall have an entrance oriented towards at least one Corridor to be determined by the Developer. The primary building entrance for Sterling Southcenter is proposed to be located on Baker Blvd. Per 18.28.160, "where building orientation to streets is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the face must be provided." The second story building overhang provides required weather protection along Baker Blvd (see Attachment D, Sheet 1.4o). This requirement is not met along Andover Park East, where the building overhang area at the second story 14 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 11 provides weather protection at least 6 feet in width for approximately 5o% of the building face. Staff recommends the provision of weather protection along 75% of the face of the building along Andover Park East be reviewed during the construction permit, as part of the review of the public frontage configuration along Andover Park East, in order to coordinate the location of weather protection where it will provide coverage over the sidewalk area and not over landscape areas. Parking for the project is proposed within a parking garage making up the first two levels of the building. An additional eight surface parking spaces are proposed as parallel parking adjacent to the building along the L- shaped alleyway/private access drive proposed along the south and west sides of the building, in conformance with the requirement that on-site surface parking be located on the side or rear of the building, per Walkable Corridor and Neighborhood Corridor standards. Access to the parking garage is from the alleyway/private access drive; one entrance is located on the south side of the building and is the primary ingress/egress for vehicles using the parking garage. Another entrance is located on the west side of the alleyway/private access drive and provides access to a small area within the parking garage closed off from the rest of the garage, with eleven spaces for visitors to the site interested in leasing apartments, and will be accessed from the L-shaped alley/access drive located on the south and west sides of the building. One loading space for the project is located along the south side of the building, for trash pick-up, moving trucks, deliveries, etc. Architectural Design Standards (TMC 18.28.200): Walkable and Neighborhood Corridor Architectural Design Standards Design Response Acceptable Partial Not Applicable Facade articulation Increment Residential maximum — 3o ft. X Major vertical modulation maximum —120 feet X Ground level Transparency Walkable Corridor Commercial -use minimum — 75% X Neighborhood Corridor Commercial -use minimum — 5o% X III. Supplemental Standards Special Corner Feature (TMC 18.28.220): The building is located on the southwestern corner of Baker Blvd. and Andover Park East. The building is a rectangular shape, and the first two stories of the building have the corner of the building oriented to the intersection. The upper floors in this corner of the building are chamfered so that the face of the building is turned to face the intersection. Landscaping Types and General Landscaping Requirements (TMC 18.28.23o -.24o): Front yard landscaping requirements along Baker Blvd and Andover Park East include 15 feet of streetscape. Public frontage improvements are proposed to be constructed along both Baker Blvd and Andover Park East, to consist of a combination of landscaping and sidewalk areas. Along Baker Blvd., the proposed configuration and width of the public frontage meets the Walkable Corridor Standard (see Attachment C). Proposed planting species and spacing have been reviewed by the City's Urban Environmentalist. The Walkable Corridor Standard requires tree spacing of 20-30 feet depending on species. Sheet Li.00 of Attachment D shows trees and groundcover at 15 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 12 3o -feet on center. The Parrotia perisca (Persian Parrotia) trees proposed at 3o -feet on center on Sheet Li.00 of Attachment D are small -stature trees, which should instead be spaced at 20 -feet on center to achieve tree canopy cover along the corridor. Staff recommends a condition of approval that spacing of the Parrotia perisca trees along Baker Blvd. be 20 -feet on center, unless a larger stature tree is used instead. Along Andover Park East, the applicant is requesting a modification to the Neighborhood Corridor Standard due to the location of utilities where street trees should be planted per the Neighborhood Corridor Standard, as discussed previously under Building Orientation/Placement & Landscaping. Tree spacing along the Neighborhood Corridor is also 20-30 feet depending on species. The Acer rubrum 'Franksred' (Red Sunset Maple) trees proposed are large stature and the spacing proposed, at 3o -feet on center, is appropriate. However, the modification to the Neighborhood Corridor as proposed does not meet the intent of the "intimately -scaled pedestrian environment" corridor standard, and the recommended condition of approval may result in landscaping located in planters in between the roadway and sidewalk area, which could require smaller stature plantings than what is currently proposed at the back of sidewalk. Open Space Regulations (TMC Table 18-4, TMC 18.28.250): The project exceeds the required amount of open space, and generally meets or exceeds the requirements of this section of the code. The required amount of open space for residential projects is equal to io% of the residential unit floor area, and may be any combination of common or private open space. The gross floor area of residential unit floor area is just over 140,000 square feet. Based on this square footage, 14,000 square feet of open space is required. The open space provided on site includes a combination of outdoor and indoor spaces. Outdoor open space is proposed to consist of a 6,532 square -foot courtyard on Level 3, which will include a variety of designed spaces for different activities including space for gardening, games, and seating around firepits. The project also includes private outdoor open space on balconies and within private patio areas on the terrace separated from the common space by a combination of hardscape elements and landscaping. Total area of balconies is 6,116 square feet. Indoor amenity spaces are proposed on floors 1-3, and total 14,144 square feet. General Parking Requirements and Guidelines (TMC 18.28.26o -.27o): The proposed project provides 167 total parking stalls, which is 11% less than the amount required by Table 18-5 of the TMC. This project is within 1,32o -foot walking distance of the Tukwila Transit Center, and qualifies for a request to reduce parking requirements due to proximity to transit. A discussion of the applicant's Parking Variance request, project consistency with decision criteria, and staff recommendations are included in Section I of this staff report. A total of 19 covered, ground -level bicycle parking spaces are required per code. This area is proposed on the first level of the parking garage to the west of the trash and recycling area. Staff recommends a condition of approval to allow the design of the bicycle parking area be reviewed as part of the construction permit, to ensure the space proposed will be able to accommodate the number of required bicycle parking spaces. The sidewalk detail for driveway areas shall to conform to TMC 18.28.26o.C.1.c, which requires the curb cut design for driveways on Walkable and Neighborhood Corridors to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. An emergency exit is required on the east side of the building per building code. If this exit will be located adjacent to a landscape area, a pedestrian path shall be provided across the landscape area to allow convenient pedestrian circulation and to prevent plants from being trampled and their roots compacted, per TMC 18.28.280. The trash and recycling area for the project is proposed within the first level of the garage, where it will not be visible from the public realm. 16 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 13 IV. Southcenter Design Manual The Southcenter Design Manual guidelines support and complement the community vision described in the Southcenter Subarea Plan, supplement and expand upon the design requirements in Chapter 3.8.28, and provide a flexible tool for quality and innovation. The Design Manual is organized into two main sections: Site Design Elements and Building Design. Site Design Elements covers a number of design topic areas, including Site Design, Service Areas and Mechanical Equipment, Lighting, Walls and Fences, and Open Spaces. The section on Building Design covers Architectural Concept, Entrances and Doors, Building Facade — Base and Top, Corner Treatments, Building Massing, Building Details and Elements, Building Materials and Colors, Windows, Weather Protection, Blank Walls, and Parking Structures. For each topic area, there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Director or Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations which augment each Design Criteria provide guidance to the project applicant, to City Staff in reviewing a project proposal, and to the decision maker in determining whether the project meets the Design Criteria. A. Site Design/Elements 1. Site Design The intent of the site design/elements criteria is to encourage site design which is easily understood, appropriate to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of the District within which it is located. The design criteria address various elements including: facilitation of traffic circulation by connecting through -streets; provision of safe, convenient, and connected pedestrian access; encouragement of harmonious visual character (where desirable); arrangement of buildings to enhance street frontages and the pedestrian environment; incorporation of open space and landscaping as a unifying feature; incorporation of screening, environmental mitigation, utilities and drainage as positive design elements; incorporation of opportunities for joint development of sites; and the use of site design to take advantage of and/or enhance views of and access to natural amenities such as the Green River. • Vehicle access points are located off an alleyway/private drive, and are located on the parcel as far away from the intersection as possible. • New public street frontage will be constructed. • The building is being brought up to the street, enhancing the street frontages and the pedestrian environment. Pulling Sterling Southcenter up to the street front of Andover Park East increases the opportunity for views of Mount Rainier from dwelling units on the east and south sides of the building. • A shared courtyard for residents is proposed on the third level on top of the parking garage. Levels 3-7 form a U -shape on top of the parking garage, with the opening of the U facing west. This orientation allows sunlight into the courtyard, as well as views from the courtyard to hills located on the west side of the Southcenter area. 17 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 14 2. Service Areas and Mechanical Equipment The intent of the service areas and mechanical equipment design criteria is to minimize the potential negative impacts of service elements through thoughtful siting and screening while meeting functional needs. Design criteria include: service element location and design; minimizing public visibility of loading docks and service bays, location and/or design of utility meters; electrical conduit and other service utility apparatus; rooftop equipment screening; and concealment and design incorporation of downspouts. • Earlier versions of project plans proposed to have the trash and recycling area located along the east elevation of the building. However, the applicant was able to integrate the location of the trash and recycling area into the design of the garage. The proposed location is on the first floor of the parking garage, screened from view of street and residences, and where access for pick up by Waste Management is provided off the private access drive. • A commercial loading space is proposed along the private access drive, minimizing visibility of this area from the public realm. • Several utility cabinets exist on the site within the sidewalk area of Andover Park East near the corner with Baker Blvd. These cabinets are proposed to remain, and are proposed to be screened with landscaping. The applicant is currently working with local utility companies on the location of meters, conduit, and service utility apparatus, and plans to locate them to minimize visibility. One option raised by the applicant was decoration of the utility boxes with artwork, similar to what has been done in other nearby jurisdictions. As a condition of approval, staff recommends that the location and screening of utilities and mechanical equipment, including those not known at this time, be reviewed as part of the construction permit to ensure that if such elements must be mounted in a location visible from a street, pedestrian pathway, or common open space that they will be screened with vegetation or architectural features. • Plan sheet ADR 1.50 in Attachment D shows the location of rooftop mechanical equipment, proposed to be set back from the edge of the roof and placed near the stair/elevator overrun areas. 3. Lighting Site lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. • Proposed project lighting includes ground uplights, recessed can lighting, wall -mounted sconces, and pedestrian streetlight poles along the street frontage of Baker Blvd. and Andover Park East. The ground uplights illuminate pedestrian walkway areas along the base of the building on Baker Blvd and Andover Park East, and are located in specific areas, including the ramp up to the main pedestrian entry to the building and outside the parking garage entrance and the loading space on the south side of the building to enhance safety and visibility of public entrances. As a condition of approval, additional lighting shall be provided within the landscape area at the corner of the building near the intersection of Baker Blvd. and Andover Park East as part of the construction permit. This area currently is designed to have no lighting (o.o lighting level as shown on Sheet ADR i.ii of Attachment D). The addition of lighting in this area will enhance safety where an emergency exit will be located, and will help prevent the area from being a potential hiding place according to Crime Prevention through Environmental Design (CPTED) principles. 18 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 15 • Proposed illumination is generally located underneath the building overhang, preventing light from spilling into residential units. An exception to this is the pedestrian street lighting and wall sconces near the residential units on level 2. The mounting height of these fixtures is lower than the height of residential windows, which should prevent significant light spillover into adjacent residential units. • The style of the exterior lighting fixtures fits the clean and modern building design, and the fixtures are appropriately spaced. As shown on Sheet ADR 1.10 of Attachment D, the ground uplights will have a bronze finish. Wall sconces within the brick areas of the facades along Baker Blvd. and Andover Park East will also have a bronze finish. Wall -mounted sconces along the private access drive on the south and west sides of the building will have a black finish, in keeping with the less decorative and more utilitarian function of that area of the building. Recessed can light fixtures will be located within the canopy over the main entry to the building on Baker Blvd and underneath the building overhang at the garage entry on the west side of the building. Proposed building -mounted light sconces within brick areas of the north and east building elevations. 4. Walls and Fences Walls and fences shall be designed to be compatible with the building, improve the appearance of the site, and improve safety. • The main entrance to the building from Baker Blvd. features a half -height wall which conceals the accessible ramp up to the building entry. The wall incorporates the same brick used on the building, and includes a bench and landscaping. 5. Open Space Provide safe, attractive, and usable open spaces that promote pedestrian activity and enhance the setting and character of the development. • Open space areas proposed with the project include common and private spaces, as well as indoor and outdoor spaces. Common spaces include the following: o Level 1: Building lobby, bistro/wine bar, and great room (see Sheet ADR 1.01 of Attachment D) o Level 2: Mezzanine space above the lobby with a lounge/reading area and an amenity space (see Sheet ADR 1.02 of Attachment D). o Level 3: Amenity space within the building opening out into the landscaped courtyard (see Sheet ADR 1.03, Li.oi, and L1.o2 of Attachment D). • The design of common open space areas for Sterling Southcenter are conceptual at this stage of the project. The sheets in Attachment D referenced above show how common open spaces are planned to be divided into smaller functional areas. Sheet Li.oi also shows design elements that have been used in the common open space areas of other projects. Pictures below from a tour Alliance staff provided to Tukwila Planning staff of Alliance projects completed recently in the West Seattle and Capitol Hill neighborhoods of Seattle demonstrate treatments that Alliance has used to separate 19 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 16 private open space areas from common open space areas where individual unit entries open onto common open space areas, through use of planters and low walls. Staff recommends as a condition of approval that the design details of these spaces be reviewed administratively as part of the construction permit. • Outdoor recreation space: • ndoor recreation space: • Private recreation space areas include balconies and patio areas for the third floor units facing the landscaped courtyard. 20 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 17 8. Building Design 1. Architectural Concept The architectural design criteria encourages building design with easily understood organization, an appropriate relationship to the site, and with a positive impact on the architectural character of the District within which it is located. Architectural design should unify the massing and components of a structure or structures on a site into a cohesive and consistent thematic or stylistic architectural character or style that is responsive to the functional requirements of the development. • The design of the building is responsive to the functional requirements of the development: The common areas which occupy the first two floors of the building are clearly distinguishable from the residential uses of floors 3-7. The building incorporates a large amount of transparency on the first two floors. Areas of metal or concrete are used to visually separate the first and second floors, and the same materials are used in a rhythmic pattern vertically to create bays of windows similar to treatments used to create storefronts in commercial or mixed-use buildings. The architectural concept on levels 3-7 is clearly residential, using color, materials, residentially -scaled windows and balconies to create a symmetrical pattern offset from the pattern of window bays on the first two levels. • The building design includes an organization that is easily understood: The building is pushed to the street frontage of Baker Blvd. and Andover Park East, directly addressing adjacent public streets and enhancing the pedestrian experience at the street level. Design attention is focused on the northern and eastern facades; areas of the building which face public streets. Vehicle access and service areas are accommodated via an L-shaped private access drive on the south and west sides of the building, or the back sides of the building. The design concept is carried over to the southern and western facades, but with fewer decorative elements consistent with less public exposure and the functional, "service area" character of these areas. The outdoor common space is a landscaped courtyard located on level 3, on top of the parking garage. Levels 3-7 form a U -shape on top of the parking garage. Each level includes a U-shaped hallway providing access to units on both sides of the hallway. This means that most residential units either have views of the outdoor courtyard, or they are located on the outer side of the building with views of adjacent properties or streets. The opening of the U is oriented west, so that the courtyard offers views to the west. Early in the project, staff had asked about orienting the courtyard towards the south to take advantage of views of Mt. Rainier, or to the north to orient the open space towards Baker and to have the upper stories appear as two buildings. The applicant explained that these options were less desirable, since future development of the property to the west is unknown at this time, and the current configuration minimizes the number of units that could potentially face the wall of an adjacent development to the west. 21 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 18 2. Entrances and Doors The primary entrance should be located and designed to represent the overall style and architectural character of the building and ensure a welcoming public face to the building. The primary entrance to Sterling Southcenter is on the north side of the building, and is accented by architectural elements including an entry canopy 9'-4" deep and 35' long, and of the same white "Distant Gray" color as the other white areas of the building. Entry steps at the same scale as the canopy include handrails, and a partial -height brick wall designed to include a bench and landscape area enhance the visual prominence of the primary entry and create a welcoming and graceful transition between the public and private realm. See figure below and Sheet ADR 1.20 for all building entries, including garage entry areas, which are visually consistent with the character of the building and are proposed to be easy to find through use of signage. 1 North elevation (facing Baker Blvd.) 22 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 19 ;, _11 r LETP1711 su � p. irp uLpMI 1�pi I if Fail 1 , 114 rs.ti_i 1. ■ East elevation (facing Andover Park East) 3. Building Facade — Base & Top Create a building base where the horizontal articulation of the lower part of a building facade's design establishes a human scale for pedestrian users and passers-by, and aesthetically "ties" a building to the ground. Create a "top"on buildings through a substantial horizontal articulation of the facade at the uppermost floor of the building to provide an attractive facade skyline and complete the upper facade composition. Rooflines should reflect the architectural style of the building and be a distinctive design element. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof surfaces and/or to provide opportunities to daylight interior spaces. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest. • The design of the first two stories of the Sterling Southcenter building clearly read as a base that "anchors" the building. The design of the first two floors provide a building base treatment that is commercial in nature, with a large amount of glazing separated into bays by concrete and metal columns, and larger brick wall areas. The design of the walls enclosing the garage do not contain glazing but continue the pattern of bays separated by concrete and metal columns, and openings to the garage screened with woven wire mesh and decorative steel paneling. The upper residential stories cantilever over the base, creating a clear and dramatic separation between the base of the building and the upper residential use of floors 3-7. • To create a "top" on buildings, the design criteria call for "substantial horizontal articulation of the facade at the uppermost floor of the building." Examples from the Southcenter Design Manual illustrate how this can be accomplished through use of distinctive rooflines, pitched roof forms, roof surfaces punctuated with varying roof forms to break up large massing of roof surfaces, ornamentation of flat roofs with shaped parapets, caps, or cornice treatments; and use of roof overhangs on flat roofs to add depth, shadow, and visual interest. The Sterling Southcenter building proposes to have a flat roof, with cornice treatments capping corner areas of the building as well as the white window bay areas of the building that are used to meet the major vertical modulation increment design criteria. Examples below taken from the Southcenter Design Manual illustrate the "substantial horizontal articulation of the uppermost floor of the building" envisioned. This first set of pictures shows an upper level stepback of the building from the main face of the building. The second set of pictures shows how building materials with a contrast in color to the uppermost story can be extended within floors 3-6, leaving the uppermost story as one color in a unified "top," and how the use of differently -sized windows can be used at the uppermost level to create a "top". These contrasting materials and/or window treatments are employed to accomplish substantial horizontal 23 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 20 articulation of the uppermost floor in addition to a cornice treatment of the roofline. Staff is recommending as a condition of approval that substantial articulation of the uppermost floor of the building be accomplished through a variation of the colors and materials used, to set the top of the building apart from the rest of the facade areas of floors 3-6. Top or "cap" examples — horizontal modulation upper level stepbacks). Top or "cap" examples — various cornice lines. 4. Corner Treatments The design criteria serve to emphasize building corners at important intersections with a distinctive building element. • The upper portion (floors 3-7) of the Northeastern corner of the building is chamfered, so that a vertical bay featuring a prominent cornice is oriented toward the street corner. A long, vertical strip of accent material (blue fiber cement lap siding) is used within the middle of the bay in contrast to the gray colors of the fiber cement and the gray/sand colored brick features used in most areas of the building facade. 24 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 21 5. Building Massing The use of horizontal and vertical modulation is required to maintain the desired human scale and character for the Southcenter area. The requirements encourage the design of building facades which incorporate interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. • Facade articulation: The project utilizes the following elements to meet the criteria, which call for use of three facade articulation features for each 3o -foot facade increment interval along Baker Blvd. and Andover Park East: o window fenestration patterns o vertical building modulation o change in building material • Major Vertical Modulation Increment: The Architectural Design Standards of both the Walkable Corridor (TMC Figure 18-20) and the Neighborhood Corridor (TMC Figure 18-23) require that the building design along these corridors include a major vertical modulation at a maximum interval of 120 feet. Sheet ADR 1.00 includes measurements along the length of the facades facing Baker Blvd. and Andover Park East. The length of the facade along Baker Blvd. is just over 17o feet, and the length of the facade along Andover Park East is 1971/z feet, therefore both north and east facades must include a major vertical modulation. The project meets this by compliance with item number 2 in section 10 C of the Southcenter Design Manual. This is accomplished by: a) The white -paneled modulation areas extend through all floors above the first two floors facing both streets; b) The white fiber cement panels used in these modulation areas contrast with the smoke gray fiber cement lap siding and the metal bolt -on balconies used on the other areas of facade on floors 3-7 of the building; c) The white -paneled bays are modulated vertically 18 -inches from the rest of the facade; d) A white cornice strings together the white bay areas at the middle of the facades facing Baker Blvd. and Andover Park East slightly below the level of the roofline. The cornices used at building corner areas project above the height of the roofline, creating slight modulation of the roofline below and above the height of the roof. 6. Building Details and Elements Detail elements are required to encourage the incorporation of design details and small-scale elements into building facades that are attractive at a pedestrian scale. • The design criteria include three main categories — (1) window and/or entry treatment; (2) building elements and facade details; and (3) building materials and other facade elements. Underneath each category is a list of details and small-scale elements projects may incorporate to meet the criteria. For non-residential and mixed-use buildings one detail from each category must be incorporated within each facade articulation element of 30 feet along street -facing facades. For residential buildings, two detail features from each category need to be included within each facade articulation element. • Sterling Southcenter is a residential building, with a residential lobby and amenity spaces, as well as parking garage areas on the ground floor. Even though the first floor does not include commercial or retail uses on the ground floor, the amount of transparency of the windows and doors of the first two floors of the building are close to meeting the commercial -use minimum amount of transparency required for the Walkable Corridor (75% transparency required) and the Neighborhood Corridor (5o%transparency required). • The following elements are included in the design details to address the criteria: (1) Window and/or entry treatment 25 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 22 • Display windows of multiple panes are proposed on facades facing both Baker Blvd. and Andover Park East. • The project includes a specially -designed entry treatment which includes a large canopy over the entry doors, entry steps and ramp, and a low wall which conceals the entry ramp and includes a bench and landscaping area. (2) Building elements and facade details • Street -facing facades will include decorative wall sconces located within brick wall areas. • The building overhang is used as an element to provide weather protection. (3) Building materials and other facade elements • The project utilizes brick on the first two floors of the facades facing Baker Blvd. and Andover Park East. • The parking garage areas of the facade along Baker Blvd. and Andover Park East incorporate a combination of woven wire mesh and steel paneling in a decorative "Basketweave" pattern. 7. Building Materials and Colors The use of natural materials that reflect our Northwest setting such as stone, local woods like cedar and fir, and functional materials like concrete, brick, and metal are encouraged. Wall cladding materials appropriate to the architectural style and building type shall be used. Authentic materials and methods of construction should be used to the degree possible. More than two colors and materials should be incorporated into each building's design. Monochromatic schemes are discouraged. Color choices should include warm rich colors that reflect and complement the woodlands, water and open sky of the region; weathered wood and oxidized metal colors relate to industrial and agricultural influences. • The proposal includes a range of neutral colors as well as a variety of materials. • On facades facing Baker Blvd. and Andover Park East, colors used on the first two floors include gray, black, and a beige/gray/sand brick cladding. The first two floors have bays of windows and parking garage areas broken up by a combination of vertical and horizontal areas of concrete (stem wall and concrete columns), Black Iron colored break metal, and larger areas of Imperial Gray brick cladding. Window areas are designed with black mullions, consistent with the Black Iron color of the break metal coping. Parking garage areas are separated into bays, and openings are screened with two different metal treatments; a woven wire mesh and a steel paneling in a "Basketweave" pattern. The rear and side areas of the building continue the design pattern of the street -facing facade, but make use of more exposed concrete rather than break metal and brick cladding. Areas near the street frontage that are more likely to be seen are treated with brick cladding. • Colors on floors 3-7 include dark gray, white, and a sky-blue accent. The recessed plane of the facade on all sides of the building has a "Smoke Gray" fiber cement lap siding, with a dark gray "Deep Space" trim used as a header on the windows in these areas, and the roof is capped with "Black Iron" metal coping. Balconies within areas of "Smoke Gray" fiber cement lap siding are bolt -on decks with glass panels and dark gray or black metal railings. White bay areas modulated from the facade are treated with fiber cement panels painted a Distant Gray color. Windows within the white bay areas have a dark gray "Deep Space" fiber cement trim. A sky blue "November Skies" colored fiber cement lap siding is used for accent as a vertical element in the modulated area that is chamfered to face the corner of Baker Blvd. and Andover Park East. The same blue lap siding treatment is used on stair areas which become vertical elements in the design of the West and South building elevations. An additional blue accent area is located on the south elevation just above the parking garage entry area, and blue accents are proposed to be used sparingly for signage and service doors. 26 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 23 8. Windows Ornamental framing and hardware should be used to provide a utilitarian opportunity for craftsmanship and decoration. Window frames and sills should be designed to be prominent and substantial in order to enhance openings and add additional relief. • The project includes window treatments that help articulate the function of different areas of the building. On the first two floors, street -facing facades include large window panes broken into bays using metal and concrete columns, and areas of brick cladding. This treatment articulates a modern, mixed-use architectural style. Each window is made up of a large pane and an associated small pane located in an alternating pattern, either above or below the large window pane. On the residential floors 3-7, white vinyl windows are used. In areas where windows are located within the"Smoke Gray" lap siding, a darker gray"Deep Space" fiber cement trim is employed. In the modulated white bay areas, windows are set within "Deep Space" Fiber Cement Panel areas which helps to create a recessed window appearance. 9. Weather Protection Design buildings with non-residential ground floor uses to provide pedestrian weather protection along adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs such as porticos, covered porches and arcades. Where building orientation to streets/open spaces is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the facade must be provided. • The Walkable Corridor and Neighborhood Corridor standards both require building orientation to the street. Per 18.28.160.113, where building orientation to streets is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the facade must be provided. Sheet ADR 1.40 of Attachment D shows areas of the building overhang along Baker Blvd. are six feet in depth and meet the 75 percent minimum requirement. Proposed modification of the corridor standard along Andover Park East to locate landscaping at the base of the building included removal of the weather protection along the facade. However, after discussion of this modification to corridor standards with the applicant, further review of the TMC by staff clarified that weather protection is a code requirement and is not a modification that can be made to the corridor standard. Overhang areas along Andover Park East meeting the six-foot depth requirement equal approximately 5o percent of the length of the facade, which is less than the 75 percent required. Staff recommends a condition of approval that conformance with the weather protection requirement be reviewed administratively as part of the construction permit. io. Blank Walls Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be designed to provide visual interest and human scale. • One area in the southernmost section of the building facade facing Andover Park East meets the definition within the Southcenter Design Manual of a blank wall. The current landscape design includes a planting bed with plantings proposed to screen the wall's surface, per A.3.c. of section 15 of the Southcenter Design Manual. However, per the recommended conditions of approval discussed previously related to the frontage improvements along Andover Park East and the required addition of weather protection along Andover Park East, the sidewalk and landscaping configuration in this area are still to be determined. Staff recommends a condition of approval to review treatment of this blank wall area administratively as part of the construction permit if the landscaping design currently proposed needs to be changed in order for the project to meet the 27 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 24 intent of the Neighborhood Corridor Standard for the public frontage or to meet the weather protection requirements. 11. Parking Structures Design parking structures which are part of a new development to be architecturally consistent with exterior elements of the primary structure, including roof lines, facade design and finish materials. Design ground floors of parking structures that front on Tukwila Pond or public streets in the TOD and Pond Districts to accommodate future office, retail, or residential uses. • Parking garage areas along Baker Blvd. and Andover Park East have been minimized in the design of Sterling Southcenter, and have been designed to match the design pattern of window bays broken up by concrete and break metal columns and horizontal lines. Facade openings of the parking structure cover a high percentage of the facade area on all sides of the building, with the exception of the south side of the building which is where the loading/service area of the building is located, and where the main garage entry, areas of brick, areas of exposed concrete, and a garage opening in the facade are spaced to break up the length of the facade. A combination of woven wire mesh and steel paneling in a decorative "Basketweave" design act to functionally secure garage openings areas while adding design interest that is architecturally consistent with the overall design of the building. V. Public Comments A Notice of Application was distributed by mail on August 4, 2017 to owners and tenants of properties within 500 feet of the project site, as well as agencies that may have an interest in the project. The Notice of Application was also posted on the project site. One comment was received in response to the Notice of Application. Ken Metcalf, on behalf of BP Pipelines (North America) Inc. commented that there is no conflict with this project and the Olympic Pipe Line. CONCLUSIONS 1. District -Based Standards • Structure height, maximum block face length, and setback requirements are in compliance with the Tukwila Urban Center -Transit Oriented Development standards. 2. Corridor -Based Standards • Baker Blvd. is designated a Walkable Corridor and Andover Park East is a Neighborhood Corridor. The proposed project meets the requirements for public frontage standards along Baker Blvd., including configuration, width, landscaping, and ornamental pedestrian- and vehicular -scale street lights. Due to the location and density of utilities underneath the sidewalk along Andover Park East, the applicant has proposed modifications to the Neighborhood Corridor frontage standards. The proposed alternative to the public frontage standards does not include a landscaping buffer in between the roadway and the sidewalk, and does not provide the sidewalk width called for by the Neighborhood Corridor Standard cross-section. The design proposed is not the same quality of pedestrian environment as the street cross-section specified in the Neighborhood Corridor Standard, and alternatives to the Neighborhood Corridor Standard have not been fully explored for this project. Staff recommends a condition of approval that the public frontage configuration be determined administratively as part of the construction permit. 28 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 25 • The second story building overhang provides required weather protection along Baker Blvd (see Attachment D, Sheet 1.40). However, the building overhang area along Andover Park East provides weather protection at least 6 feet in width for approximately 5o% of the building face. Staff recommends the provision of weather protection along 75% of the face of the building along Andover Park East be reviewed during the construction permit, as part of the review of the public frontage configuration along Andover Park East, in order to coordinate the location of weather protection where it will provide coverage over sidewalk areas but not over landscape areas. 3. Supplemental Standards • Located at the corner of Baker Blvd. and Andover Park East, the project has been designed with a Special Corner Feature; a chamfered area of floors 3-7 at the northeastern corner of the building to face the intersection. • The proposal meets the landscaping types and general requirements, except proposed street trees along Baker Blvd. are small -stature trees and spacing of the Parrotia perisca trees along this corridor should be decreased to zo-feet on -center unless a larger -stature tree is used. Staff recommends tree spacing along Baker Blvd. be amended and reviewed administratively as part of the construction permit. • The amount of open space included in the proposal exceeds the requirements. • A total of 19 covered, ground -level bicycle parking spaces are required per code. The bicycle parking area is proposed on the first level of the parking garage to the west of the trash and recycling area. The plans do not include bike racks or other needed infrastructure to serve the bicycle parking area. Staff recommends a condition of approval to allow the design of the bicycle parking area be reviewed as part of the construction permit, to ensure the space proposed will be able to accommodate the number of required bicycle parking spaces. • A sidewalk detail for the curb cuts along Baker Blvd. and Andover Park East has not yet been included in the plan set. Staff recommends a condition of approval to ensure the sidewalk detail for driveway areas be submitted as part of the construction permit, and conform to TMC 18.28.26o.C.1.c, which requires the curb cut design for driveways on Walkable and Neighborhood Corridors to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. • Per discussions with the applicant, an emergency exit will need to be added on the east side of the entrance area of the building per building code. If this exit will be located adjacent to a landscape area, a pedestrian path shall be provided across the landscape area to allow convenient pedestrian circulation and to prevent plants from being trampled and their roots compacted, per TMC 18.28.280. VI. Southcenter Design Manual 1. Site Design Elements • The proposal includes a site design which is easily understood, constructing public street frontage and bringing the building up to the street to enhance the pedestrian environment. Service areas and vehicular circulation are located on the back sides of the building to screen them from view and separate vehicular traffic from pedestrian -oriented areas. • Several utility cabinets exist on the site within the sidewalk area of Andover Park East near the corner with Baker Blvd. These cabinets are proposed to remain, and are proposed to be screened with landscaping. The applicant is currently working with local utility companies on the location of meters, conduit, and service utility apparatus, and plans to locate them to minimize visibility. As a 29 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 26 condition of approval, staff recommends that the location and screening of utilities and mechanical equipment, including those not known at this time, be reviewed as part of the construction permit to ensure that if such elements must be mounted in a location visible from a street, pedestrian pathway, or common open space that they will be screened with vegetation or architectural features. • Mechanical equipment is proposed to be set back from the edge of the roof and placed near the stair/elevator overrun areas. • A landscaping area is located at the northeastern corner of the building, within the area along the first two floors of eastern facade that modulates inward. As a condition of approval, additional lighting shall be provided within this area as part of the construction permit. This area currently is designed to have no lighting (o.o lighting level as shown on Sheet ADR 1.11 of Attachment D). The addition of lighting in this area will enhance safety where an emergency exit will be located, and will help prevent the area from being a potential hiding place according to Crime Prevention through Environmental Design (CPTED) principles. • The design of common open space areas for Sterling Southcenter are conceptual at this stage of the project. The sheets in Attachment D referenced above show how common open spaces are planned to be divided into smaller functional areas. Staff recommends as a condition of approval that the design details of these spaces by reviewed administratively as part of the construction permit. 2. Building Design • The design of the first two stories of the Sterling Southcenter building clearly read as a base that "anchors" the building. The design of the first two floors provide a building base treatment that is commercial in nature, with a large amount of glazing separated into bays by concrete and metal columns, and larger brick wall areas. The upper residential stories cantilever over the base, creating a clear and dramatic separation between the base of the building and the upper residential use of floors 3-7. While cornice treatment at corner elements and along the top of the white bay modulation areas offer a slight modulation of the roofline; the roof is flat and does not include a substantial articulation of the uppermost floor of the building to create a top. Staff is recommending as a condition of approval that substantial articulation of the uppermost floor of the building be accomplished through a variation of the colors and materials used, to set the top floor of the building apart from the rest of the facade areas of floors 3-6. • Building details and elements, materials and colors, and window treatments employed in the design of Sterling Southcenter meet the design criteria. • Depending on the final configuration of landscaping and sidewalk along Andover Park East, there is the potential for the southeastern corner of the facade facing Andover Park East to be blank. Staff recommends a condition of approval to review treatment of this blank wall area administratively as part of the construction permit if the landscaping design currently proposed needs to be changed in order for the project to meet the intent of the Neighborhood Corridor Standard for public frontage or to meet the weather protection requirements. • Parking garage areas along Baker Blvd. and Andover Park East have been minimized in the design of Sterling Southcenter, and have been designed to match the design pattern of window bays broken up by concrete and break metal columns and horizontal lines. Facade openings of the parking structure cover a high percentage of the facade. A combination of woven wire mesh and steel paneling in a decorative "Basketweave" design act to functionally secure garage openings areas while adding design interest that is architecturally consistent with the overall design of the building. 30 Sterling Southcenter Parking Variance (L17-0042) and Design Review (L17-0041) September 28, 2017 Page 27 Recommendations Staff recommends approval of the Design Review application with the following conditions, which are recommended to be shown on revised plans submitted and reviewed administratively as part of the construction permit: 1. Alternative options to meet the intent of the Neighborhood Corridor public frontage standard along Andover Park East shall be explored and a final design consistent with the intent of the Neighborhood Corridor public frontage standard shall be determined administratively as part of the construction permit. 2. Provision of weather protection along 75% of the face of the building along Andover Park East shall be reviewed during the construction permit, as part of the review of the public frontage configuration along Andover Park East, in order to coordinate the location of weather protection where it will provide coverage over sidewalk areas but not over landscape areas. 3. Spacing of the Parrotia perisca street trees along Baker Blvd. shall be decreased to 20 -feet on -center unless a larger -stature tree is used. 4. The design of the bicycle parking area shall be expanded to show bicycle racks and other needed infrastructure to demonstrate the space proposed will be able to accommodate the number of required bicycle parking spaces. 5. Prior to building permit approval, plans shall demonstrate conformance with TMC 18.28.26o.C.1.c, which requires the curb cut design for driveways to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. 6. If the emergency exit to be added to the east building elevation will be located adjacent to a landscape area, a pedestrian path shall be provided across the landscape area to allow convenient pedestrian circulation and to prevent plants from being trampled and their roots compacted, per TMC 18.28.280. 7. The location of all utilities and mechanical equipment, including those not known at this time, shall be shown on plans along with screening measures to ensure that if such elements must be mounted in a location visible from a street, pedestrian pathway, or common open space that they will be screened with vegetation or architectural features. 8. Additional lighting shall be provided for security within the landscape area at the base of the building on the northeastern corner as part of the construction permit. This area currently is designed to have no lighting (o.o lighting level as shown on Sheet ADR 1.11 of Attachment D), and will have an emergency exit which will benefit from illumination. 9. The design details of the common open spaces shall be included in plans submitted for the construction permit and reviewed administratively. 10. Substantial articulation of the uppermost floor of the building shall be added to the design of the building to create a top of the building differentiated from the rest of the facade areas of floors 3-6. 11. Treatment of the blank wall area at the southeastern corner of the building facing Andover Park East shall be added to plans if the landscaping design currently proposed needs to be changed in order for the project to meet the intent of the Neighborhood Corridor Standard for public frontage or to meet the weather protection requirements. 31