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Planning 2017-11-16 COMPLETE AGENDA PACKET
City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director CHAIR, MIGUEL MAESTAS; VICE -CHAIR, NHAN NGUYEN; COMMISSIONERS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, AND DENNIS MARTINEZ WORK SESSION - 5:30 PM AND BOARD OF ARCHITECTURAL REVIEW AGENDA NOVEMBER 16, 2017 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS WORK SESSION - 5:30 PM — 6:30 PM • Work session on proposed revisions to TMC 18.54, Tree Regulations and revisions to definitions found in TMC 18.06 related to landscaping, urban forestry and trees. I. CALL THE MEETING TO ORDER II. ATTENDANCE III. ADOPTION OF 10-26-17 MINUTES IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L17-0056 Design Review Bryan Park for Tukwila Village Development Associates, LLC Building B, the final building in Tukwila Village to be designed and reviewed by the BAR is a mixed income senior building with 1,865 square feet of commercial space on the ground floor facing S. 144th Street. It is a five -story building with 125 dwelling units, residential amenities, landscaping, service areas and 86 parking stalls in the ground floor of the structure and 34 surface parking stalls. 4410 S. 144th Street; north side of S. 144th Street the east side of Tukwila International Boulevard V. DIRECTOR'S REPORT VI. ADJOURN Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov City of Tukwila Planning Commission PLANNING COMMISSION MINUTES Date: October 26, 2017 Time: 6:30 PM Location: Council Chambers Present: Chair, Miguel Maestas; Vice Chair, Nhan Nguyen; Commissioners, Mike Hansen, Brooke Alford, Sharon Mann, Louise Strander, and Dennis Martinez Staff: Nora Gierloff, Deputy Director; Minnie Dhaliwal, Plannin, - upervisor; and Wynetta Bivens, Planning Commission Secretary Chair, Maestas called the public hearing to order at 6:37 PM. Adoption Commissioner Strander made a motion to adopt the 9/28/17 minutes. of Minutes: Commissioner Martinez seconded the motion. The motion passed unanimously. Chair Maestas swore in those wishing to provide testimony and opened the public hearing. PLANNING COMMISSION REVIEW CASE NUMBER: L17-0067, Accessory Dwelling Unit Regulation Update (ADU) APPLICANT: City of Tukwila REQUEST: Update of regulations for ADUs in the single-family zone including allowing detached ADUs, changes to lot size requirement, number of occupants, number of parking spaces and height, size and design standards. LOCATION: Citywide I. STAFF PRESENTATION Nora Gierloff, Deputy Director, Department of Community Development, gave the presentation for staff. She provided background, went over the requirements, and information on the housing action policy list, the summer outreach, survey response, and gave an overview of staff's seven policy recommendations and alternatives. She said, the Commission's recommendations to staff will be translated into an ordinance, which they will bring back to the Commission for their review, before taking it to the City Council. Staff also addressed questions for the Commission. II. PUBLIC TES Margaret Bratcher, citizen, was supportive of all three ADU options. She said she is glad the City has taken this on and expressed appreciation for the work the Commission has put into this update. Roger Lorenzen, citizen, said the lot size and the height restriction is a huge problem. Further, square foot restrictions would almost eliminate any possibility for older homes to incorporate all 1 Page 2 Public Hearing Minutes October 26, 2017 the restrictions, and water run off needs, as well as the need to add sprinklers. He suggested a process utilizing architectural review for the non -conforming projects. He said, if the process is too restrictive it doesn't make sense to do any of this. Lauri Garris, rental property owner, expressed concern regarding impact fees, and height restrictions; she suggested the height be raised to at least 30 sq. ft. She also suggested making the process easy for the citizens. Sandra Gadd, citizen, was in favor of decreasing the lot size to allow more ADUs in Tukwila and allow people to stay in their homes. She requested consideration be given to reversing the roles, for example, owners use their small bungalows as the ADU and build a larger structure for their primary residence. She also expressed concern regarding how changes to the ADU would affect her ability to rent her rental property without her house being owner occupied since it has two kitchens. 1 Nadine Morgan, rental property owner, expressed concern with affordable housing, and said the ADU rules would be very useful. However, said the Airbnb rules have impacted the area. Therefore, you can get much more money renting daily than monthly, which should be taken into consideration. If Airbnbs are allowed, she requested a month or longer rental restriction is considered; and a hotel/motel tax. Also, limit the neighborhoods where Airbnbs can be located. Robert Anderson, property owner, requested that the City act in the interest of long term residents. He is supportive of the alternative suggestion to reverse the use. He emphasized the 6500 sq. ft. lot developments are causing parking impacts. Berry Becker, builder, is supportive of the idea, and likes the opportunity for affordable housing, and allowing people to make extra income. He said the 20 -ft. height limit is tight and that the same standards are needed on all house additions. He suggested keeping it simple and staying close to the existing code, with no additional hook-up fees. Todd Smith, citizen, expressed concern with sewer and water. He was supportive of attached ADUs but said if ADUs need a side sewer it's going to be expensive for a small building. He said the fire code may be a problem, and another meter may be needed for which there isn't capacity. He Also said, if the height for ADUs are reduced, then the single-family height should be reduced. III. DELIBERATION / MOTIONS: Recommendation #1: Begin allowing detached ADUs Commissioner Alford moved to approve the recommendation with the following two amendments, as proposed by Commissioner Mann. 1) If the unit is over a garage allow a building height limit up to 25 -sq. ft. 2) Increase the maximum square footage to 1000 square feet. Commissioner Hansen seconded the motion. The motion passed. Commissioner Strander opposed; 2 Page 3 Public Hearing Minutes October 26, 2017 She said she did not have enough information on the impacts that detached ADUs would have on the City and the neighborhoods. And she is not in support of Recommendation #1 because she does not have enough information. She also said she would like to see an Airbnb policy. Recommendation #2: Increase the percentage of the house that can be occupied by an attached ADU. Commissioner Alford moved to approve staff's recommendation. Commissioner Mann seconded the motion. All were in favor. The motion passed. Recommendation #3: Reduce the lot area requirement from 7,200 square feet to 6,500 square feet. Commissioner Mann was not in support of staff's recommendation. She said it would be a discomfort to a lot of residents. Commissioner Strander was in consensus. Commissioner Maestas said he is supportive of staffs recommendation because it would allow residents to take advantage of ADUs and create additional housing in the region. Commissioner Nguyen was in consensus. Commissioner Alford moved to approve staff's recommendation. Commissioner Nguyen seconded the motion. The motion passed 5 to 2. Commissioners Strander and Mann opposed. Recommendation #4: Retain the owner occupancy requirement There was extensive discussion, following are some of the issues discussed: - The length of time an owner must reside in the home to be considered owner occupied; - The definition of owner occupancy; Denial for owners to rent their unit in their absence; - The length of time an owner must reside in the home before they can rent it in their absences; - Whether an owner should be allowed to rent out their personal unit when they are not residing in the unit; Mann; - Whether other Municipalities have a policy in place for renting owner occupied units? - The fairness of the proposed amendments; - Add a hardship exemption, if approved owners will be allowed to rent both units; - Whether proposed amendments to the recommendation is infringing on people's rights to their privacy; - Whether the Commission has the authority to make some of the proposed decisions. Commissioner Mann moved to amend staff s recommendation to read, "in order to have an ADU one unit must be owner occupied." Commissioner Hansen seconded the motion. The motion passed 4 to 3. Commissioners Alford, Nguyen, and Maestra were opposed. Recommendation #5: Retain parking requirements Commissioner Mann moved to retain the current parking requirements. Commissioner Strander seconded the motion. 3 Page 4 Public Hearing Minutes October 26, 2017 Commissioners Maestas, Alford, Hansen, and Nguyen opposed. Motion Denied. A second motion was proposed by Commissioner Alford. Commissioner Alford moved to approve recommendation alternative B, which was to allow a waiver of the second space for ADUs over 600 sq. ft. if the ADU is located on a block with on - street parking. Commissioner Nguyen seconded the motion. The motion passed 4 to 3. Commissioner Mann, Strander, and Martinez opposed. Recommendation #6: Provide an amnesty period for registration of illegal ADUs Commissioner Alford moved to approve staff's recommendation. Commissioner Mann seconded the motion. All were in favor. The motion passed. 11161 Recommendation #7: Do not create a residential occupancy limit in the Zoning Code Commissioner Mann moved to approve staff's recommendation. Commissio w artinez seconded the motion. All were in favor. The motion passed. IV. ACTION ITEM: Staff will work with the City Attorney and develop an ordinance based on the Planning Commission's policy recommendations, which will come back to the Commission for review. V. ADOPT BY-LAWS MOTION: Commissioner Alford moved to adopt as r sented. Commissioner Hansen seconded the motion. All were in favor. The motion passed. VI. DIRECTOR'S REPORT: - The Commission will meet the third Thursday in November. - It was Commissioner Alford's last meeting on the Board. Nora Gierloff presented her with a plaque and thanked her for her service. Commissioner Maestas and Mann also expressed their thanks for her service. - Mayor Ekberg said he wanted to personally thank Commissioner Alford for her service on the Commission, as well as the multiple things she has done in the City. He also thanked the rest of the Planning Commission for their service. ADJOURNED: 9:35 PM Submitted by: Wynetta Bivens Planning Commission Secretary 4 ► y� City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Staff Report to the Board of Architectural Review Prepared November 6, 2017 Hearing Date Thursday, 16 November 2017 File Number L17-0056 Design Review Associated Permits E12-011 SEPA Decision L13-031 Tukwila Village Parking Decision Applicant Bryan Park for Tukwila Village Development Associates, LLC Request Tukwila Village Building B Description The final building in Tukwila Village to be designed is a mixed income senior building with 1,865 square feet of commercial space on the ground floor facing S. 144th Street. It is a five story building with 125 dwelling units, residential amenities, landscaping, service areas and 86 parking stalls in the ground floor of the structure and 34 surface parking stalls. Location 4410 S. 144th Street; north side of S. 144th Street and the east side of Tukwila International Boulevard (TIB) Tax Parcel Number 1523049322; totaling 66,178 square feet Comprehensive Plan Designation Neighborhood Commercial Center (NCC) Zoning District Neighborhood Commercial Center (NCC) with Urban Renewal Overlay Environmental Review Determination of Non -Significance for Phase 1, 2 and 3 Public Notice Notice of application and public hearing were posted on site and mailed to surrounding property owners, tenants, and agencies with jurisdiction on September 22, 2017. The notice was also published in the Seattle Times on November 2, 2017. Public Comment No comments at this time Tukwila City Half • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.g5r 2IPage L17-056 — Tukwila Village Building B Design Review Recommendation Staff recommends that the Board of Architectural Review adopt the findings and conclusions of the Staff Report and approve Building B, with its variable 2-3' front yard setback, subject to the following conditions being administratively approved prior to issuance of building permits. 1. To meet Pedestrian -Amenities criterion (#1K1) incorporate into the site plans the placement ofat least one trash receptacle that integrates with the overall design of amenities for TukwilaVillage. 2. To meet Pedestrian -Oriented Features criterion and (#2D2) and Plant Design criterion (#3B1,) revise landscape plans to show: Enhance the blank wall and create visual interest along the east elevation through the use of landscape and plant design. installation of an up light to highlight the mature Coast Redwood beingpreserved. 3. To meet Mechanical Equipment criterion (#1E1 & 2.,) update site and elevation plans to show any meters and other utility and mechanical equipment such that their visual and aural impacts on streets and internal drives and walkways are minimized and the equipment is integrated with the landscape design. 4. To meet the Signage Concept and Placement criteria (#4A and B) the parking signage system shall be reviewed administratively prior to issuance of the certificate of occupancy for the first building in Phase 2 and the tenant signage prior to issuance of any tenant signpermits. Staff Moira Carr Bradshaw Attachments A. Cover Sheet and Landscape Plans (attached separately) B. Architectural Plans (attached separately) C. Arborist Report (Cohen June 2017) D. Notice of Decision - Parking E. Color and Materials Board (available at the DCD and at the public hearing) Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 6 3IPage L17-056 — Tukwila Village Building B Design Review Findings Introduction The Board of Architectural Review initially approved buildings with the assumption that the phasing would be as shown below. The BAR decision in November 2013 was for Phase 1, which included buildings — A and C — and the overall site plan. The BAR then reviewed and decided in March 2014 for Phase 2, which included buildings D and E and the individual site improvements on the south side of S. 144th Street. TIC .81A0.11 APARTMENTS NORMANDY Oa, APM• Lien r BUILDING B HASF 3 P LEGEND, 1 PHASE I VIER, SITE • (uRR iR,N mriF+sl PHASE 1 • e.11.INcs o n s PHASE] DOUNDA 40'0E, T'c, PHASE 2—' sctc5,INnaxmwEJPI tAt rm, PHASED DEVELOPMENT PLAN Figure 1 Original Phasing Plan Since those BAR decisions in 2013 and 2014 respectively, the phasing plan for Tukwila Village was modified. The following revised phasing plan was submitted to the City Council and approved. Buildings D and E as well as Building C, known as the Commons and its adjacent Plaza, are being constructed first —as Phase 1. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 7 4IPage L17-056 — Tukwila Village Building B Design Review LEGEND' cy4# 1 OVERALL SITE BUILDING A PHASE 2 Figure 2 Revised Phasing Plan The outstanding design review is for Building B, (formerly Phase 3 but now part of Phase 2.) Building B is the eastern most building and is located on the north side of S. 144th Street, Background Tukwila Village Development Associates, LLC, obtained the exclusive right to acquire the site from the City of Tukwila, the owner of the site, and to develop a project. Acquisition and consolidation of property by the City of Tukwila along Tukwila International Boulevard implements the goal, policies and strategies created for the revitalization of the corridor. (Tukwila International Boulevard Revitalization Plan, January 1998) A Disposition and Development Agreement, (DDA) approved by the City Council on October 22, 2012, details the conditions and the transfer of ownership from the City to Tukwila Village Development Associates, LLC., the developer. The project, known as Tukwila Village, consists of 4 multistory mixed use housing and commercial buildings with a public use component in a separate one story building and adjacent public open space. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 8 5IPage L17-056 — Tukwila Village Building B Design Review Review Process Within the DDA is a section that provides guidance on site plan and design review. (DDA Section 2.3 Site Plan and Design Review Submittals) It stipulates that the BAR submittal must include a Proposed Site Plan that substantially conforms to the "Preliminary Site Plan" attached to the DDA. The Proposed Site Plan, if approved through the City's design review process, becomes the "Approved Site Plan." The BAR approved the site plan, Figure 1, during their first review for Tukwila Village in November 2013. Per the DDA, the Developer has the right to develop the property in up to four phases. In accordance with Section 2.4 Phasing, Development Parcels of the DDA, the applicant submitted a revised phasing plan, Figure 2, that divides the development of the project into two phases as noted above. For this request, the BAR is being asked to approve Building B. The overall site plan, which includes the two phases, is included for context but was initially reviewed and approved in 2013. In addition to the DDA, the City entered into a Development Agreement (DA) that entitles and vests the developer of the project with flexibility in specific development standards and stipulates the following: 1. Additional relevant review criteria: Section 6.5 Design Review Standards and Review Criteria of the DA also provides that, "...each Development Phase shall be considered as a single integrated site, as if there were no interior lot lines, for puiposes of determining compliance with the dimensional and setback requirements for each Development Phase. Further, if the BAR determines that two or more Development Phases will function as a single integrated site, such Development Phases shall be considered as a single integrated site, as if there were no interior lot lines, forpurposes of determining compliance with the Governing Regulations, which in this situation are building setbacks, recreation space, parking and landscape requirements." (6.5.6 Integrated Site of the Development Agreement) The BAR submittal must also include the following: • Conceptual floor plans, floor areas and elevations of proposed new buildings and other structures. (See Attachment B) • Conceptual Landscaping plan. (See Attachment A) • A table of uses, floor areas and housing units consistent with the DDA. Within the DDA is the following description: "The Parties' intent is for the Development of the Property to consist of a mix of uses that serves the residents of the development, the surrounding neighborhood, and the entire City by providing a place where people can reside, gather and interact with each other. "...the City will convey the Property (or individual Development Parcels thereof) to Developer and Developer will develop the Property (or individual Parcels thereof), consisting generally of the following uses and elements with the corresponding minimum areas or dwelling units: Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 9 6'Page L17-056 — Tukwila Village Building B Design Review Development Agreement Uses and Sizes: Finalized Uses and Sizes Office Space 20,000 square feet 14,150 square feet Police Resource Center 2,000 square feet 2,000 square feet Retail 11,000 square feet 14,388 square feet Indoor Community Commons 2,000 square feet 2,752 square feet Outdoor Community Plaza 20,000 square feet 21,595 square feet Housing Units 380 units 402 units Related Administrative Decisions There are two underlying administrative decisions that were made relating to this project. In addition to making an environmental Determination of Non -significance, the Community Development Director administratively approved (Attachment D) under a Type 2 process the following: • A 10 % complimentary use allowance that allows 10% of the usable non-residential floor area to be deducted from the total calculation for required parking; • Shared parking for all the uses on the Tukwila Village site, including the new library, to be shared across lots A, B, C, D, and E. • Vicinity/Site Description A. Site Information Building B will be on the north side of S. 144`h Street and along the eastern property line of Tukwila Village. The site is currently vacant and providing temporary parking for the new Tukwila library and access to the parking lot for the Normandy Court condominiums. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 10 7IPage L17-056 — Tukwila Village Building B Design Review k4 .r . ian '� t. w.aram # w �em• Figure 3 Zoning Map B. Surrounding Land Use The immediate neighbor to the east is the old King County Foster library that was purchased by the Tukwila School District. It is currently being used for administrative functions. There is also a single family home located just to the north of the old library that is owned by the City of Tukwila. North and east is the Normandy Court apartments and their parking lot that only has access through the Tukwila Village site. Tukwila Village improvements border the site on the west and south. Riverton Terraces are directly across the S. 144`h Street on the south. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 11 8IPage L17-056 — Tukwila Village Building B Design Review ormandy Court Condominiums Single Family home Former Foster Libra Riverton Terrace Figure 4 aerial showing adjacent land uses 12 9IPage L17-056 — Tukwila Village Building B Design Review C. Topography The site is within the Gilliam Creek drainage basin. The soil is generally very poor and the water table high, thereby limiting surface water absorption and the ability to do low impact development or underground facilities. D. Vegetation A tree survey and analysis were conducted prior to development of the site. The developer and City agreed that the mature coast redwood was valuable and possible to retain. The arborist was retained to review the tree's health after the initial site work and concerns about standing water at the base of the tree. Post construction prognosis is fair. The contractor must be vigilant about not further impacting the roots. E. Access The parcel created for Building B is north of S. 144 Street and borders the eastern edge of Tukwila Village. S. 144 Street is a collector arterial and is the primary frontage for this building; however, because of the internal circulation for Tukwila Village, the building will also have access to TIB through the internal driveway system. F. Pedestrian S. 144 Street is currently being rebuilt by the City to become a complete street and provide on -street parking, bike lanes, sidewalks, and landscaping. The sidewalk/amenity width is 12 feet, which mirrors the width on TIB. The City street project is scheduled to be completed by the end of2017. G. Bicycle Bicycle lanes are available in S. 144th Street between Military Road and TIB and will be continued through the S. 144th Street block between TIB and 42 Avenue S. The north south collector arterial, 42/40 Avenue S., and TIB are identified as "bicycle friendly" because they have wider than usual lanes so that cyclists and vehicles can share the outside lane. Four spaces for bicycle parking are located adjacent to the front entrance, which meets the City standard for required bicycle parking of 1 space per 50 parking stalls. H. Transit There are a two bus routes that directly serve the site. King County Metro #124 travels between downtown Seattle on 4`h Avenue, to Airport Way through SODO, E. Marginal Way to TIB and south to the Link station with service of 10 - 30 minutes; King County Metro #128 travels between West Seattle and Southcenter via the Link Station and S. 144 Street with service every 10 minutes. At the Link station, Metro Route Rapid Ride A and F are available every 10 minutes during most of the day. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 13 10'Page L17-056 — Tukwila Village Building B Design Review I. Vehicular The posted speed limit for the section of TIB between S. 139th and S. 152th Street is 35 miles per hour. The posted speed for S. 144 Street between Military Road and TIB and along 42 Avenue S. is 30 miles per hour. The posted speed limit for S. 144th Street east of TIB is 25 miles per hour. One vehicular driveway from S. 144th Street is proposed, and this driveway entrance aligns with the vehicular access to the south half of the Tukwila Village site and specifically the east edge of Building E and the Riverton Terrace apartments. Environmental Review An expanded environmental checklist was submitted that included additional transportation, soils, surface water, and vegetation information. A Determination of Nonsignificance was issued on August 7, 2013. Interagency Coordination The site is within the Valley View Sewer District and Water District 125, who have each issued letters of availability. Developer extensions/relocations will be required for both water and sewer. Design Review Authority and Scope The purpose of Design Review is to ensure the public health, safety and welfare is satisfied upon approval of new development and specifically to promote well designed developments that are creative and harmonious with the natural and man-made environments. Tukwila Village, which is within the Tukwila International Boulevard study area (see Figure 18-9, Tukwila Zoning Code (TMC 18)), shall be reviewed using the design criteria and guidelines of the Tukwila International Boulevard Design Manual, as amended; http://www.tukwilawa.gov/dcd/apps/TIB Design Manual.pdf. Staff also relies on the Tukwila Multi- family design guidelines http://www.tukwilawa.gov/dcd/apps/Multi-Family Design Manual.pdf There are also additional criteria for Tukwila Village that are specified in the DDA and DA, which are covered below. The Board of Architectural Review is authorized to request and rely upon any document, guideline or other consideration it deems relevant or useful to satisfy the purpose and objective of Design Review and specifically including but not limited to the following criteria. The BAR's purpose is to only approve well- designed developments that are creative and harmonious with the natural and manmade environments. The applicant bears the full burden of proof that the proposed development plans satisfy all the criteria. The BAR may modify a literal interpretation of the design review criteria if, in their judgment such modifications better implement the Comprehensive Plan goals and policies. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 14 11 'Page L17-056 — Tukwila Village Building B Design Review A. Tukwila International Boulevard Design Manual Tukwila International Boulevard Design Manual is organized into four sections; covering Site Design, Building Design, Landscape Design and Signs. Within each section are criteria covering such issues as pedestrian circulation, architectural relationships, planting design and sign placement. For each subject area, there are one or more Design Criteria, which are general in nature. The Design Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The Design Guidelines, which augment each Design Criteria, provide guidance to the project applicant, to City Staff and to the BAR in determining whether the project meets the Design Criteria. In the following discussion, the review criteria are shown below in bold italics, followed by findings. The City contracted with William H. Kreager FAIA, LEED ap, MIRM, an architectural consultant, to review this project and his findings and conclusions are incorporated into the staff report in italics. 1. Site Design a. Site Design Concept The relationship between the Building B and the Commons Plaza is strong. Primary lobby access to the Building B addresses the Plaza. Generous fenestration on the west elevation establishes strong visual contact between the interior of the community .daces including the lobby, andfatness room and the central landscaped Plaza. Although not at ground level, yet still a significant part of the site design, a generous second floor resident terrace is positioned on the west frontage of the building to provide an outdoor activity area overlooking the Phase 1 Community Building and Plaza. With a variety of seating opportunities, landscape elements, arbors and covered pergolas, residents will enjoy this opportunity to enjoy semi private outdoor activities. Although this outdoor terrace is separated from the Plaza by a full building story, visual access between these two outdoor spaces is maintained. These outdoor spaces help to effectively integrate Building B with the Commons Plaza. On the east and north frontages of the building the City zoning code mandates a 10' — 0" setback be maintained. This is the minimum building setback allowed. By moving the building tight to the minimum east setback line, the mass of the building is pulled to the east and north, providing the maximum available space on the west side of the structure for the Commons Plaza and community building at the center of the site. In concert with the new Library, the Community Building and Buildings A and C, Building B thus contributes to the quality urban space already being established at Tukwila Village. The Parking Decision allows the design and management of the project to take advantage of the sharing of parking throughout the Tukwila Village project overall but also with the King County Library System. The applicant puts a substantial portion of the parking in structures as required by Code. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 15 12'Page L17-056 — Tukwila Village Building B Design Review A pedestrian crosswalk on S. 144 Street facilitates the movement of people back and forth between the north and the south sides of the street. The soils provide poor drainage. Stormwater for the site will for the most part be collected within large concrete pipes that are buried in Building E's parking garage; however, drainage swales and pervious materials are designed into the site. There are no sensitive areas on the site other than the significant trees. Topographic change is minor and is adequately met by the site plan. b. RelationshiptoStreetFront Building B presents an activated, pedestrian friendly facade to the South 144th Street frontage. (See the South Elevation, Sheet P2.8, Attachment B) Retail space, with the typical storefront system will allow visual engagement of pedestfians, and spans the full S. 144th Street frontage, activating the sidewalk during daylight and evening hours. While the location of retail space on the South 144th St. frontage fulfills Design Criterion B 1, it may well be that there is not yet a market for retail in this location. In either a commercial or residential case, plumbing and wiring would need to be roughed in that would function to serve both interim uses and eventual retail use. The presence of the concrete patio on the east corner and the pultruded fiberglass deck on the west corner would be an appropriate location for entry to the residential alternative use, while the storefront directly on the sidewalk would work for non-residential uses. Alternative uses were explored with the applicant and the project architect, Johnson Braund, prepared an alternative live work plan for two units that would front S. 144th Street until a retail market arrives. (Sheet P2.1, Attachment B) c. Street Corners A very important gesture to the softening of the 5 story mass of Building B, as well as a nod to the historic character of the site, is the preservation of a 40" caliper redwood tree at the sites only street corner, the intersection of the S. 144th St. with the interior street. The building has been set back from both streets with a tree protection zone per the City Arborist's report dated 6/20/2017. (Attachment C) It is important to the maintained healthy existence of this important tree that all the recommendations made by the City Arborist be implemented. d. ContinuityofSitewithAdjacentSites The Tukwila International Boulevard Design Manual requires the maintenance of a visual and functional continuity between the proposed development and the adjacent and neighboring properties through setbacks, building massing circulation and landscaping. Within the Tukwila Village site, Building B uses these design attributes to reinforce the success of the pedestrian friendly public spaces already begun with the new Commons Plaa, Library and Community Building. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 16 131Page L17-056 — Tukwila Village Building B Design Review From the exterior of the Tukwila Village site the adjacent properties view a five -story building mass. On the ground level of the Building B, on east and north facades, which include the parkinggarages, the building maintains the minimum 10'-0" building setback line from the properly line. However, from the second through fifth floors, the building steps back from the building setback line an additional distance of from 8' to 19'. The average setback from the properly line for the four upper stories is therefore approximately 21 feet. The east and north facades, in continuity with the south and west facades of the building, are highlighted by a variety of prqjecting bays and building offsets, both vertical and horizontal, to soften the significant five story building bulk. Additionally, the overall visual mass of the building is further mitigated using a variety of facade material and color changes. On the east, these material and color changes, in concert with both vertical and horizontal offsets in the building facade, present the appearance of three different,yet attached, buildings. The successful resolution of the east facade of Building B is illustrated on sheet P2.13 (Attachment B.) e. Shared Facilities Parking vehicular circulation and pedestrian pathways are efficiently shared with the adjacent Tukwila Village land parcels. The landscape design of Building B integrates this new structure and the buildings of the Tukwila Village into a cohesive and mutually supportive site concept. This integration serves all parcels in the development and makes for a "sum of parts" that is most beneficial to residents, employees and visitors to the overall Tukwila Village development. f. Site Design for Safety Assuming that appropriate landscape maintenance will be mandated, the proposed site concept successfully addresses the intent of Design Criterion 1. Pedestrian and vehicular traffic are well separated with landscaping and curbs. When vehicles and pedestrian circulation intersect, curb -cuts and signage are provided. Sight distances are adequately provided for safe crossing and turning movements. Design Criterion 2 addresses personal safety and propero security. In general, the building provides sight lines that allow observation of outdoor on-site activities by building occupants and passersby. The entry doors provide clear physical and visual access from the internal streets on the site. Sidewalk Width: The public sidewalk that fronts the full south facade of the building is 12' in width plus an additional 2-3' setback of the building's south wall. The sidewalk along the west side of the building is 7' 6" and is designed to accommodate a 2' bumper overhang typical from the curb. This will provide a minimum of 5'-6" for pedestrians. Design Criterion 3: Adequate lighting levels appear to be provided in all pedestrian areas. Design Criterion 4: See Design Criterion 5 below. Design Criterion 5: Based upon the site furnishings and features specified in the submitted documents, the quality of materials appears to be selected for ease of maintenance. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 17 141Page L17-056 — Tukwila Village Building B Design Review g. Siting and Screening of Service Areas A transformer pad and a back-up generator are in the "L" along the Redwood Trees north edge. A metal louvered fence (Sheet P2.3) is sited around these above ground utilities. Section 5 on Sheet P2.31 (Attachment B) shows the 3' clearances required by Seattle City Light and the height of the fence relative to the transformer. It is unfortunate that the only site location with adequate space for the transformer and generator appears to be immediately adjacent to the sidewalk access from S. 144th Street facing the interior street. If there is no alternative location for these utilities, then particular attention must be paid to the color of the 6' high metal louvre screen fencing to integrate it into the color ystem of all metal surfaces in the building. The ype and height of landscaping can also contribute to disguising or concealing these utilities. The applicant explains that dumpsters are in the garages to collect the recycling and waste. Each floor has a room with chutes to the garage for disposing of recycling and solid waste. Commercial tenants will share the bins that are in the garages. On pick-up days, which could be as often as three days a week, management will use a vehicle to move the containers out of the garages. The containers will be staged in the space along the north property line just north of Building A. Utility systems such as meters are not yet available although a bank of gas meters on an outside wall is anticipated. h. Natural Features and Sensitive Areas As noted above, one existing 40 inch caliper redwood tree, located at the site's only corner is proposed for retention and incorporation into the plan. The building has been set back from with a tree protection <one per the Ci y Arborist s report dated 6/20/2017. The deck adjacent to the tree has been revised to minimize its overhang in the tree root protection zone and is being supported on piers outside of the tree root protection zone. (Sheet P2.31, Attachment B) i. Surface Stormwater Detention Facilities The detention of storm water is primarily handled below grade because of the type of soil that prevents successful infiltration for impervious area. The storm drain pipes will be located below grade of the central aisle of the Building's garage. Some of the parking stalls and pedestrian walkways are constructed using porous pavers or pavement. An above ground rain water swale is incorporated into the landscape plan along the east and north sides of the building. j. Pedestrian Circulation A walkway connects to the circulation system for Tukwila Village along the south and west sides. All Design Criteria requirements of this section are met in the submitted documents. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 18 15IPage L17-056 — Tukwila Village Building B Design Review k. Pedestrian Amenities The Design Manual guidelines list specific pedestrian amenities. Landscaping, several pedestrian -oriented spaces, and sidewalks to and between adjacent buildings are provided in the submitted design. The City of Tukwila TIB Design Manual provides a listing of pedestrian amenities that mgy be used to meet the intent of Pedestrian Amenities. The submitted project responds to that list as follows: • Site furnishings: A moderate amount of seating along pedestrian ways is provided through the location of benches, walls, and seating boulders. • Pedestrian weather protection is provided only at the building entry, including the ground level residential units. • Building signage is provided in one location only, canopy -mounted above the building lobby entrance. • Decorative features such as screen walls, murals and other building or site features are notprovided. • Light fixtures and lighting oriented towards pedestrians and highlighting landscaping areprovided. • Bike racks to the left of the main entry (Sheet P2.0) (See Sheet P2.3 for rack detail, AttachmentB) • Special paving and/ or walking surfaces in pedestrian oriented spaces is provided adjacent to the entry and adjacent to the redwood tree protection area. • Landscape features such as raised planters with seasonal planting displays areprovided. A summary of compliance with the recreation space requirement is shown on P2.0. Recreation space is defined by the City to mean "covered and uncovered space designed and intended for active and/orpassive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking area, driveway, or rockery." (TMC 18.06.665 Recreation Space) Building B, which has 125 senior units, has a fitness room, a media room, an internet cafe, and a 70 square foot exterior dog run on level 1. (Sheet P2.1, Attachment B) On the second level there is a 744 square foot community room, three covered pavilions, and a large terrace on the west and east sides. (Sheet P2.2, Attachment B) The front yard building setback on S. 144th Street varies from 2'-3' as opposed to the required 6' setback. The street is currently being constructed and is a complete street with sufficient right of way to accommodate vehicles, cars, landscaping and a wide pedestrian walkway. The required front yard setback of 6' along S. 144t Street, can be waived as part of the BAR's decision if the following the building presents a pedestrian friendly facade. The City's TIB Design Manual defines pedestrian friendly facades as: those that feature one or more of the following characteristics: 1. Transparent window area or window displays along at least half the length of theground floor facade. 2. Sculptural, mosaic or bas relief artwork along at least half the length of the groundfloor faced. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 19 16IPage L17-056 — Tukwila Village Building B Design Review 3. Pedestrian oriented space' - at least 500 square feet must be located along or adjacent to the public or private sidewalk for every 100 linear feet of ground floor facade that faces the public streets. 4. Other measures that meet the intent of the criteria, as approved in conjunction with overall design review approval. The proposal provides transparent windows along a majority of the south facade and wraps around the sides. Entries with canopies face the street. Sheet P2.12 is the view from S. 144`' Street and shows the deck and seating boulders that are located between the edge of sidewalk and the mature redwood. Trash receptacles and their design is not known at this time. Examples of the types of amenities envisioned are on Sheet P2.30, Attachment A. 1. Vehicular Circulation The subject proposal, which sits north of S. 144 Street, effectively shares access and circulation, and trash storage and disposal with Buildings A, C and the Library. This design criterion is discussed above in Criteria 1.F., "Site Design for Safety" and 1.J., `Pedestrian Circulation." m. Parking The parking decision that was made that allows the applicant to assume 10% of the required parking would be complementary, that is, used by existing residents or users who would visit more than one business. The decision also allows the required parking to be met across the Tukwila Village site rather than on each lot, which means that there is sharing of stalls across proposed lots A, B, C, D and E. The parking stalls in the ground level of the building are restricted access for the site's residents and provide 100% of the required residential parking in a structure. In terms of design, the 36 surface parking stalls are broken up by landscape islands. 125 total units, 122 total stalls (surface & garage) Surface stalls: 36 total (22% compact) 8 compact 26 full size 2 van accessible stalls Garage stalls: 86 total (29% compact) 54 standard stalls 22 compact stalls ' Pedestrian oriented space is an area between a building and a public street that promotes visual and pedestrian access onto the site and that provides pedestrian -oriented amenities and landscaping that enhances the public's use of the space. To qualify the space must have: visual and pedestrian access into the site from the street, paved walking surfaces, onsite or building mounted lighting providing at least 2 fc.; and seating of at least 2 feet per 60 square feet of plaza. Phone: 206-4334800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 20 17IPage L17-056 — Tukwila Village Building B Design Review 2 van accessible stalls 2 accessible stalls 6 tandem stalls 2. Building Design a. — b. Architectural Concepts and Relationships When viewed from Tukwila International Boulevard Building B serves as the five story backdrop for the Plaza, Library and Community Building already completed in Tukwila Village. The massing is similar to that of Buildings D and E, which are under construction, as well as that of Building A, the final building in the complex which has yet to be submitted for Design Review. The building's architectural materials complement in color, type and texture those proposed for the adjacent buildings. As discussed above under Section 1 D, Continuity of Site with Adjacent Sites, Building B meets Zoning Code requirementsfor height and setbacks (if the request for a waiver is approved for the S. 144th Street frontyard setback) and integrates comfortably with the public spaces in the Commons Plaza to the west as well as to off-site properties to the east and north of the site. Building B is one of four — five to six story residential buildings proposed for Tukwila Village. While Buildings D and E are separated from Buildings A and B by South 144th Street, a similar architectural quality among all four structures provides a continuity that visually unites them as the backdrop for the Commons Plaza, Library and Community Building which are the core of the Tukwila Village complex. Functional continuity among these buildings is assured by the shared public spaces of the Commons Plaza and by a fabric of public pedestrian ways and internal streets. The building height complies with the URO height limit of 65 feet. That height is allowed when the development complies with the criteria (TMC 14.43.070 Specific Urban Renewal Overlay Development Standards and criteria.) The application meets the criteria with the overall design of Tukwila Village. The site has at least a 100 foot presence on TIB, at least 75% of the required residential parking is in an enclosed structure, and screened from view from public rights of way and the ground floor of the buildings along TIB contain active uses. c. Building Elements, Details, and Materials Design Criterion 1: This section is an iteration of the importance held in the Design Manual of "distinctive building corners at street intersections using special architectural elements, detailing and pedestrian-orientedfeatures. " The proposed building successfully meets this Criterion as discussed in Sections 1 B C above. Design Criteria 2 & 3: The design elements, scale and detailing of Building B strong relate to the overall form and massing of the building and are appropriate to its architectural character. Significant attention has been given to these elements. The use of materials and their transition at interior corners emphasize the design of the variety of the building masses thereby emphasizing the vertical modulation. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 21 18 'Page L17-056 — Tukwila Village Building B Design Review The dimension of 1x90 in the Hardie trim board is an appropriate side for the scale of the building and the transition between fafade materials. Trim board of an appropriate side should be used where ever material and color transition occurs. The trim boards are designed to wrap around all corners and continue. On Building B, trim board is successfully used at the top of articulated building forms such as the 2'-0" bay projections and the basic building "block." There is a good reason to use the trim to emphasise building form. The trim board becomes the "sill" of the fifth floor windows. In this position it has a visual purpose and engages the building in a logical manner. The use of different dimensions for the metal top -of -wall flashing to differentiate varying parts of the building mass is a good design tool. It also works well because the flashing is generous in side and differentiated in color. Dimensions and color accenting of the trim for of the door & window is of a good scale for the sir<e of the structure and the openings they trim. Design Criterion 4: As proposed, Building B utilises durable materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. Design Criterion 5: With what is illustrated in the documentation, exterior lighting design and placement appears to be integrated with the architectural design and materials. The ground floor exterior units along the west elevation are recessed under the second -floor terraces. The architect has stated that lighting of their small entry patio areas will be personally controlled and be a traditional wall mounted fixture. The `flying eave" at the top floor corners adds an interesting visual element to an otherwise uneventful top floor. There is no articulation to the top floor Hardie panel surfaced walls, other than the small reveals. The dull massing against the skyline is mitigated through the use of color. Rainwater is being handled with an internal system and will not be visible. d. Pedestrian -Oriented Features Design Criterion 1: With the intent to make walking to and among buildings in Tukwila Village a positive experience, the Design Manual requires `pedestrian friendly facades" facing public streets and entry facades that face parking areas that feature one or more of the following characteristics: transparent window area along at least half the length of the ground floorfafade; sculptural, mosaic or bas-relief artwork; Pedestrian -Oriented space;" or "other measures that meet the intent of the criteria as approved in conjunction with overall design review approval. "Although no sculptural, mosaic or bas-relief artwork is provided, nonetheless, from the perspective of the intent of to provide attractive and interactive facades that create visual interest, the submitted project successfully fulfills this goal Design Criterion 2: Treatment of large blank walls: There is a 70' long portion of single story blank wall at the south end of the east side of the parking garage level. This is the only blank wall in the building. It is covered in two colors of brick and is screened in part by a dog run fence and landscaping. As this wall faces east at an adjacent fenestrated building, its blank presence avoids violation of visual privag for that structure. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 22 19 'Page L17-056 — Tukwila Village Building B Design Review Otherwise, ground floor exterior walls fronting the parkinggarage are softened with the use of two different colors of brick and two different colors of CMU block. Powder coated fabricated metal garage screens are mounted into the large garage ventilation openings. Design Criterion 3: Building entry is discussed in Section 1.A and 1.F above. e. Mechanical Equipment With the exception of the generator and trap former located and screened at ground level, the documentation submitted shows no mechanical equipment visible on the exterior of the building. No mention is made of roof -top mechanical equipment. 3. Landscape Design a. Landscape Design The landscape standard in the URO is the same as the required building setback and the building utilizes most of the site. In lieu of landscape in the front yard setback, pedestrian improvements are excepted. There is limited site area for landscaping and the landscaping primarily functions as foundation plantings and pedestrian/recreation accents. There is a significant west facing roof terrace on Level 2, which is recreation space for the tenants as well as more modest area on the north and east sides. See Sheet P2.20 -P2.21, Attachment A. A significant use of pots for plants is used on the open second level. Those site amenities and details are on Sheet P2.30, Attachment A. In addition, landscape up light is employed in the raised landscape beds to the north of the entry along the west wall. Up lighting of the most dramatic landscape feature is not being employed for the mature redwood. The application is vested under the DDA to the existing standards b. Planting Design The plant palette is on Sheet 2.40. The designer is using a layered design of ground cover, shrub and tree and uses both evergreen and deciduous. 4. Signs Letters suspended and attached over the entrance canopy is the proposed signage for the building. A Tukwila Village monument sign is also located on the west side of the S. 144`h Street driveway. Additional Village signage is proposed facing TIB. The residential portion of the building will have a name that will be individual letters that are mounted to the canopy over the main entrance to the residential lobby. (Sheet P1.3, Attachment B.) Tenant wall signs Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 23 201Page L17-056 — Tukwila Village Building B Design Review have not been designed but should be of the same quality as the other signage on the building and orient both to motorists and pedestrians and be viable in both day and night if appropriate. To enable customers, suppliers and emergency vehicles find businesses the building should prominently display the address. In order to provide adequate directional signage for motorists and to comply with the Parking Decision that was made, all parking stalls on site will need to be carefully managed through a Transportation Demand Management (TDM) plan as well as signage for the site's users. Signage for the appropriate use of parking stalls by employees, residents and guests is anticipated but not yet designed. Staff recommends that the required TDM plan and an accompanying parking signage system be reviewed administratively prior to issuance of the certificate of occupancy for the first building in Phase 2. B. TUKWILA COMPREHENSIVE PLAN I.1.1 I.1.2 The Tukwila Zoning Code contains a "Standards for Approval of Permits" Chapter that requires a determination of consistency with adopted plans and regulations. (TMC 18.100.030) I.1.3 I.1.4 The applicant must demonstrate the way the proposal is consistent with, carries out, and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, and other official laws, policies and objectives of the City of Tukwila. The Tukwila International Boulevard Element of the Comprehensive Plan has the following related issues for the project. • urban form • walkability and connectivity The location and placement of parking creates a more walkable urban form. The quality of the fencing along the east and north sides is high quality and transparent to allow visibility. The building meets the street with an urban edge of storefront and canopy that opens onto the sidewalk. The Natural Environment Element identifies improving the quality of storm water, attenuating floods and increasing the City's urban forest. While the soils are not highly porous there are elements of the design that Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 24 21 Page L17-056 — Tukwila Village Building B Design Review seek to infiltrate as much rain water as possible with a swale along the west and north property boundary and porous material in the surface parking stalls. Much attention is being given to preserving the largest evergreen on the Tukwila Village site. A raised pedestrian deck and sidewalk are designed to minimize root disturbance. The Community Image and Identify element identifies high quality urban design that accommodates a mix of compatible residential, commercial and light industrial uses, which this project as well as the overall development of Tukwila Village will do. See above discussion on pedestrian connections, mechanical screening and service areas. C. Disposition and Development Agreement According to the DDA and the DA, in addition to the design requirements of the BAR chapter of the Zoning Code, the following criteria shall be included in the review of the project. (DA Section 6.5 Design Review Standards and Review Criteria) 1. Vision Statement "Tukwila Village will be a welcoming place where all residents can gather and connect with each other. This mixed use development will draw upon Tukwila's strengths and include a library, a neighborhood police resource center, retail, restaurants, public meeting space and an outdoorpla�a. The village may also include office, live/work, and residential space. This active vibrant place will set high standards for quality and foster additional neighborhood revitalir<ation and civic pride." The proposed mix of uses does include the variety specified above. The Cover Sheet, Attachment A, lists the types of uses and square footages for all the proposed buildings in the project. The proposed tenant spaces along the south edge of Building B have an alternative Live/work design, which provides market flexibility for a part of the site that is not historically commercial. 2. Focal Point Design ".... prominent focal points, such as prominent building corners, must have a defined architectural expression and visual interest. By way of example and not limitation, such defined architectural expression and visual interest may include a rounded or chamfered wall, a tower, transparency or architectural lighting at night." The prominent corners that acts as entry are designed with distinctive architectural elements. Building B uses a tower massing with a distinctive roof line. The choice of color, material and embellishment combine Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 25 221Page L17-056 — Tukwila Village Building B Design Review to create a visual focal point in the building's design. The elements that create the tower include walls that are proud of an adjacent wall plane, large windows, and a canopy awning that is used exclusively over the residential lobby and over each "storefront" on S. 144`'' Street. 3. Buildings Along Eastern Boundary If any portion of buildings B or E as shown on the Preliminary and Proposed Site Plan is proposed to be located within 30 feet of an adjacent property that is oned T DR, MDR, or HDR, the BAR mqy require and allow portions of the building to have greater or lesser setbacks and/or lower height limits than allowed under the Governing Regulations, provided that the average setbacks and/or height limits allowed shall be consistent with the Governing Regulations. The BAR mqy encourage modulation of building facades and/ or height modulation of buildings B or E as shown on the Preliminary and Proposed Site Plan in order to reduce the visual impact on adjacent properties, but such modulation shall not be mandated solely to reduce density that is otherwise allowable under the Governing Regulations. The east and north walls for the 15-16 foot tall ground level of Building B are set back ten feet. The remaining stories —levels 2-5- the building setback are a minimum of 20 feet along the east and north sides. The north wall is 146 feet long, and the east side is 366 feet long, which is the length of a traditional City block. The adjacent multi -family to the north — Normandy Court Condominiums - is a two story structure and a surface parking lot. The underlying zoning to the north is MDR that allows structures with heights of up to 30 feet; however, the whole block is part of the Urban Renewal Overlay with an allowable height of 65 feet. As noted above there are a variety of uses adjacent to the site. See findings and conclusions under Building Design regarding Building massing and modulation. 4. Minimum interior height Non-residential uses at street level shall have a floor height of at least 15 feet. The purpose of this requirement is to ensure that the building is designed such that the commercial space is as leasable as possible. Sheet P2.7, Attachment B shows that the height is about 18 feet. The Live/Work alternative on Sheet P2.1, Attachment B shows that there is adequate height for a mezzanine within the space. 5. Landscaping Standards. The Urban Renewal Overlay landscaping standards apply to the site is noted here. See the discussion above under Landscape Design for review of compliance with Code and the BAR criteria. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 26 231Page L17-056 — Tukwila Village Building B Design Review 6. Integrated Site. The Development Parcel within......, each Development Phase shall be considered as a single integrated site, as if were no interior lot lines, forpurposes of determining compliance with the dimensional requirements and setback requirement applicable to each such Development Phase. Further if the BAR determines that two or more development Phases will function as a single integrated site, such Development Phases shall together be considered as a single integrated site, as if there were no interior lot lines for purposes of determining compliance the Governing Regulations such as building setbacks, recreation space, parking and landscape requirements. The proposed Building B integrates as planned into the overall Tukwila Village development. Building B and A share circulation and service elements and work together well as an integrated site with each other and the other Tukwila Village buildings and the site improvements. Conclusions A. Tukwila International Boulevard Design Manual 1. Site Design In general, the Building B Site Design Concept seeks to integrate this fourth residential building into the final phase of Tukwila Village. In several ways the site design is quite successful. The site design is orderly and easily understood. The buildings, landscaping and circulation elements support the function of the site. The project meets the requirements of Sections B: Relationship to Street Front, C: Street Corners, and D: Continuity of Site with Adjacent Sites. Requirements for Section E: Shared Facilities, F: Site Design for Safety, and G: Siting and Screening of Service Areas are satisfactorily met. Approval of the front yard setback waiver meets the criteria of the Design Manual. The additional amenity of trash receptacles is warranted because of the commercial uses in and around the site. 2. Building Design The architectural design provides a strong concept that is easily understood and a positive element in the architectural character of the Tukwila International Boulevard area. The design of the structures articulates their purpose and use. The building materials are complementary in color and choice. The neighboring structures that provide positive examples include the high school. Strategic use of high quality masonry at the pedestrian level is accompanied by a variety of complementary upper story materials. Where brick is not used, a complementary color is used to connect the materials. Vertical as well as horizontal modulation is used in the building to mitigate its larger mass. Good proportions and relationships between major elements and design details are employed. The large blank wall along the east side of the building should be softened and screened in order to mitigate its negative visual impact. A condition is recommended that the landscape plan be modified in order to create visual interest along this large blank exterior wall. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 27 241Page L17-056 — Tukwila Village Building B Design Review Final design of the mechanical systems and site utilities are not completely shown and their visual impact on pedestrians and the public streets are unknown and will require further review. 3. Landscape Design The landscape plan reinforces the streetscape improvements and relates well to the building and the site. The plan supports the sites function and will provide amenity for the building's users as well as the public's view of the site. The landscape plan and plants can potentially become a casualty when the mechanical system is designed. The final details for the mechanical and electrical systems should be integrated with the Landscape Plan so that impact and potential design and plant mitigation can occur. The major landscape feature of the site — the redwood — should be recognized and emphasized during night time with up lighting, as is proposed elsewhere on the site. 4. Signs Individual letters are suspended from the entry canopy for the Building. (Sheet P1.3 Attachment B) The planning for tenant signage has not been developed although the architect has indicated that channel letters, similar to the signage over the residential entry would be required. In addition, staff anticipates that additional on-site informational signage will be necessary to manage the shared parking. The criteria regarding sign placement, orientation, scale are unknown at this time and will require further review. B. Tukwila Comprehensive Plan and Codes 1. Community Image Goals and Policies The functionality, attractiveness and diversity of the TIB corridor will be improved with this final building in the Tukwila Village project. The building continues the urban form and pedestrian environment goals for the redevelopment project. 2. Natural Environment Goals and Policies Trees are being planted along the north and east edges of the site in order to rebuild the tree canopy of the City. Low impact development techniques have also been incorporated into the project. The site plan has been designed to preserve the mature coast redwood along with specific techniques for its preservation. 3. Tukwila International Boulevard Corridors Goals and Policies The improvement planned for S. 144`h Street will reinforce and support its role as a major pedestrian corridor. The project will bring activity and a residential presence to the corridor that will add liveliness and added security because of the additional activity and "eyes on the street." Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 28 251Page L17-056 — Tukwila Village Building B Design Review Flexibility in many design standards has been provided to allow and encourage creativity and opportunity to gain synergy in development of multiple parcels. The URO allows that flexibility subject to meeting specific criteria. This application meets the criteria. C. Disposition and Development Agreement/DevelopmentAgreement 1. Vision Statement The proposed design incorporates the neighborhood resource center and allows commercial uses on the ground floor of the buildings. The uses and square footages meet the general expectations for minimums as articulated in the Development Agreement. 2. Focal Point Design Prominent focal points are designed into the architecture of the buildings, providing visual interest. Nighttime drama and interest is not as strong an element. The illumination of the ground floors of the tenant spaces, including the residential lobbies will assist in creating an appealing nighttime environment. The significant tree proposed for retention could be highlighted for added interest. 3. Buildings along Eastern Boundary The massing and design of the building into three sections assists with breaking up the length of the building. The use of color and material changes supports that technique to successfully help modulate and break down the mass and visual impact of the eastern building wall. 4. Minimum Interior Height The criterion is met. 5. Landscaping Standards Complies. Recommendation Staff recommends that the Board of Architectural Review adopt the findings and conclusions of the Staff Report and approve Building B, with its variable 2-3' front yard setback, subject to the following conditions being administratively approved prior to issuance of building permits. 1. To meet Pedestrian -Amenities criterion (#1K1) incorporate into the site plans the placement ofat least one trash receptacle that integrates with the overall design of amenities for TukwilaVillage. 2. To meet Pedestrian -Oriented Features criterion and (#2D2) and Plant Design criterion (#3B1,) revise landscape plans to show: Enhance the blank wall and create visual interest along the east elevation through the use of landscape and plant design. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 29 261Page L17-056 — Tukwila Village Building B Design Review installation of an up light to highlight the mature Coast Redwood beingpreserved. 3. To meet Mechanical Equipment criterion (#1E1 & 2.,) update site and elevation plans to show any meters and other utility and mechanical equipment such that their visual and aural impacts on streets and internal drives and walkways are minimized and the equipment is integrated with the landscape design. 4. To meet the Signage Concept and Placement criteria (#4A and B) the parking signage system shall be reviewed administratively prior to issuance of the certificate of occupancy for the first building in Phase 2 and the tenant signage prior to issuance of any tenant sign permits. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 30 11/6/2017 3:56:45 PM C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt FILE NAME: TUKWILA VILLAGE B.A.R. SUBMITTAL PHASE 2: BUILDING B / MIXED-USE SENIOR LIVING TUKWILA, WA THE VISION: Tukwila Village will be a welcoming place where all residents can gather and connect with each other. This mixed-use development will draw upon Tukwila's strengths and include a library, a neighborhood police resource center, retail, restaurants, public meeting space, and an outdoor plaza. The Village may also include office, live/work, and residential space. This active, vibrant place will set high standards for quality and foster additional neighborhood revitalization and civic pride. Approved by Tukwila City Council W17/07 PROJECT TEAM TT Lis .JP • _ ..mow MA; Ir ' way ~: PROJECT RENDERING RESIDENTIAL ENTRY VIEW LOOKING EAS PROJECT DESCRIPTION PROJECT STATISTICS OWNER: ARCHITECT: CONTRACTOR: CIVIL ENGINEER: LANDSCAPE ARCHITECT: STRUCTURAL ENGINEER: GEOTECHNICAL ENGINEER: SURVEYOR: TRAFFIC ENGINEER: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC. 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 TEL: (253)231-5001 CONTACT: BRYAN PARK EMAIL: BRAYNP@HOUSING4SENIORS.COM JOHNSON BRAUND, INC. 15200 52ND AVENUE S SEATTLE, WA 98188 TEL: (206) 766-8300 CONTACT: DIANA KEYS EMAIL: DIANAK@JOHNSONBRAUND.COM INTER -CITY CONTRACTORS, INC. 17425 68TH AVENUE NE KENMORE, WA 98028 TEL: (425) 806-8560 CONTACT: GREG HERRING EMAIL: GREGH@INTERCITYCONTRACTORS.COM BARGHAUSEN ENGINEERS 18215 72ND AVENUE S KENT, WA 98032 TEL: (425)251-6222 CONTACT: COSTA PHILIPPEDES EMAIL: CPHILIPPEDES@BARGHAUSEN.COM THE LA STUDIO, LLC 15200 52ND AVENUE S SEATTLE, WA 98188 TEL: (206)204-0507 CONTACT: MEL EASTER EMAIL: MELE@THELASTUDIO.NET DAVIDO CONSULTING GROUP, INC. 15029 BOTHELL WAY NE LAKE FOREST PARK, WA 98155 TEL: (206)523-0024 CONTACT: MATT SCHMITTER EMAIL: MATT@DCGENGR.COM ASSOCIATED EARTH SCIENCES, INC. 911 FIFTH AVENUE, SUITE 100 KIRKLAND, WA 98033 TEL: (425)827-7701 CONTACT: KURT MERRIMAN, PE EMAIL: KMERRIMAN@AESGEO.COM BARGHAUSEN ENGINEERS 18215 72ND AVENUE S KENT, WA 98032 TEL: (425)251-6222 CONTACT: COSTA PHILIPPEDES EMAIL: CPHILIPPEDES@BARGHAUSEN.COM PARAMETRIX 411 108TH AVENUE NE, SUITE 1800 BELLEVUE, WA 98004 TEL: (425) 458-6200 CONTACT: CARTER DANNE EMAIL: CDANNE@PARAMETRIX.COM BUILDING BIS THE LAST BUILDING FOR TUKWILA VILLAGE AND IS INCLUDED IN PHASE TWO OF TWO PHASE DEVELOPMENT OF A MIXED-USE NEIGHBORHOOD CENTER DESIGNED TO PROVIDE MIXED INCOME RESIDENCES FOR SENIORS AS WELL AS COMMERCIAL SPACE. THE PROJECT CONTAINS 125 RESIDENTIAL UNITS AND APPROX. 1,800 SF OF COMMERCIAL LEASE SPACE. PARKING FOR (86) STALLS IN STRUCTURE AND (34) ON SURFACE. PROJECT TO FULFILL THE VISION FOR TUKWILA VILLAGE AND TERMS OF THE DISPOSITION AND DEVELOPMENT AGREEMENT. PROJECT DATA ADDRESS: 4410 SOUTH 144TH STREET, TUKWILA, WA ASSESSORS PARCEL NUMBER: 1523049322 LEGAL DESCRIPTION: PORTION OF SE QTR SW QTR STR 15-23-04 DAF: COMMENCING AT SE CORNER OF SAID SW QTR TH N87 -35-31W 586.32 FT ALONG S LINE OF SAID SW QTR TH AT RIGHT ANGLE NO2-24-29E 44.25 FT TO N MARGIN OF S 144TH ST AS CONVEYED TO CITY OF TUKWILA BY RECORDING NO 20150319001438 TH N20 -06-52E 155.94 FT TH N19 -27-24E 33.78 FT TO POINT ON NON -TANGENT CURVE RADIUS OF WHICH BEARS NO3-55-17W TH NELY ALONG ARC OF CURVE CONCAVE TO NW HAVING RADIUS OF 40.00 FT THRU CENTRAL ANGLE OF 37-11-17 ARC LENGTH OF 25.96 FT TO POINT OF REVERSE CURVATURE TH ELY ALONG ARC OF CURVE TO RIGHT HAVING RADIUS OF 64.00 FT THRU CENTRAL ANGLE OF 49-31-35 ARC LENGTH OF 55.32 FT TO TPOB TH N08 -25-00E 105.72 FT TO POINT OF TANGENCY TH NLY ALONG ARC OF CURVE TO LEFT HAVING RADIUS OF 200.00 FT THRU CENTRAL ANGEL OF 06-57-36 ARC LENGTH OF 24.30 FT TH N01 -27-24E 31.97 FT TO N LINE OF PLAT OF CHERRY LANE TH S87 -35-31E 194.14 FT ALONG SAID N LINE TO NE CORNER OF SAID PLAT TH S01 -27-24W 379.50 FT ALONG E LINE OF SAID PLAT TO SAID N MARGIN TH N87 -35-31W 152.18 FT ALONG SAID N MARGIN TH N01 -27-33E 155.52 FT TO POINT ON NON -TANGENT CURVE RADIUS OF WHICH BEARS N88 -32-36W TH NWLY ALONG ARC OF CURVE CONCAVE TO SW HAVING RADIUS OF 64.00 FT THRU CENTRAL ANGLE OF 83-0243 ARC LENGTH OF 92.76 FT TO TPOB (AKA PARCEL "B" DESCRIBED & DELINEATED IN CITY OF TUKWILA LOT CONSOLIDATION NO L13-021 RECORDING NO 20150428900001) SITE AREA: NEW PARCELS= 66,178 SF ZONING: URO - URBAN RENEWAL OVERLAY DISTRICT NCC- NEIGHBORHOOD COMMERCIAL CENTER VICINITY MAP 'd Park forth Star Park or* Seatac ark Sunset Playfields a e6i. ✓• r°S- S 133[6 Riverton Riverton fights soulw'e F Skyway • S 144th St N 5 160th St cea K 1N G 0 rn QSeattle -Tacoma International • Cry Springs Park `�\Bc 47494 ay ' / 11 Fort t Dent Park 9 ✓• ) v Westfield Southcenter Mall d Lon m` Ino i F 1 NOTE PROJECT PHASING HAS BEEN REVISED FROM PREVIOUS (2) B.A.R. SUBMITTALS. PROJECT NOW CONTAINS TWO PHASES INSTEAD OF THREE AS FOLLOWS: PHASE 1 = BUILDINGS C & PLAZA, D & E. PHASE 2 = BUILDINGS A & B. ITUKWILA VILLAGE SUMMARY BY PHASE OVERALL SITE PLAN 10/19/2017 1 P1.1 PHASED DEVELOPMENT PLAN 10/19/2017 1 P1.2 SENSITIVE AREAS PLAN 10/19/2017 1 P1.3 SIGNAGE PLAN 10/19/2017 1 P2.4. PHASE ONE (Previously Approved) (NOW INCLUDED IN PHASE TWO) 10/19/2017 1 P2.5 PHASE TWO (Previously Approved, (NOW PHASE ONE: INCLUDES C, D & El 10/19/2017 , OVERALL SITE PLAN CONCEPT BUILDINGA 2 BUILDING C (INDOOR COMMUNITY COMMONS) No`N FH OUTDOOR PLAZA LIBRARY PARCEL (BY OTHERS) *20,000 MIN SF PER SEC ROOF PLAN *SF DDA 1 BUILDING D BUILDING E N. CO? BUILDING B 08/08/2017 P2.8 EXTERIOR ELEVATIONS 10/19/2017 1 P2.9 BUILDING SECTIONS 08/08/2017 P2.1 TAILS 08/08/2017 P2 106 D TADS Y, ` 10/19/2017 1 P211 3D VIEWS 10/19/2017 1 P2.12 3D VIEWS 10/19/2017 21,595 BUILDING MIXED INCOME B: SENIOR APARTMENTS / MIXED USE RETAIL 3D VIEWS 08/08/2017 '1 2.8B OF THE BUILDING A: 1 P2.16 CONTEXT VIEWS BUILDING D: P2,17 MARKET RATE, NON -AGE RESTRICTED APARTMENTS /MIXED USE CONSTRUCTION TYPE: TYPE 5A OVER TYPE 1A NUMBER OF STORIES: 5 STORIES OVER 1 STORY SITE AREA: NEW PARCEL A (BLA) 63,989 SF/ 1.47 ACRES BUILDING SUMMARY BY FLOOR LEVEL USES AREA PODIUM + BASEMENT PARKING # UNITS AFFORDABLE SENIOR APARTMENTS/ MIXED USE OFFICE CONSTRUCTION TYPE: TYPE 5A OVER TYPE 1A PODIUM NUMBER OF STORIES: 5 STORIES OVER 1 STORY+ MEZZANINE + BASEMENT SITE AREA: NEW PARCEL E( (BLA) 84,310 SF 1.94 ACRES* * SITE FOR BOTH BLDGS. D & E BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING # UNITS LANDSCAPE PLAN LEVEL 1 10/19/2017 1 P2.21 LANDSCAPE PLAN - LEVEL 2 10/19/2017 1 P2.30 SITE DETAILS CONSTRUCTION TYPE: 1 P2.31 SITE DETAILS TYPE 5A OVER TYPE 1A PODIUM 1 NUMBER OF STORIES: LANDSCAPE SCHEDULE, NOTES & DETAILS 10/19/2017 1 4 STORIES OVER 1 STORY LIGHTING PLAN SITE AREA: NEW PARCEL B (BLA) 1 66,178 SF,/ 1.52 ACRES BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING #UNITS P1 PARKING GARAGE & SERVICES 1 PARKING GARAGE, COMMERCIAL & LIVE -WORK 2 RESIDENTIAL USES 3 RESIDENTIAL USES 4 RESIDENTIAL USES 5 RESIDENTIAL USES 6 RESIDENTIAL USES 19,850 24,630 16,838 16,838 16,838 12,954 11,545 53 32 0 0 0 0 0 0 4 18 18 18 13 13 P1 PARKING GARAGE & SERVICES 1 OFFICE 1A MEZZANINE / OFFICE/AMENITY 2 RESIDENTIAL USES 3 RESIDENTIAL USES 4 RESIDENTIAL USES 5 RESIDENTIAL USES 6 RESIDENTIAL USES 20,895 11,321 4,400 12,626 12,626 12,626 12,626 10,440 0 0 0 0 0 0 0 A LO 0 0 0 14 14 14 14 12 1 RES, AMENITY,PARKING GARAGE,UNITS & RETAIL 38790 86 5 2 RESIDENTIAL USES 25105 0 30 3 RESIDENTIAL USES 24498 0 30 4 RESIDENTIAL USES 24498 0 30 5 RESIDENTIAL USES 24498 0 30 137390 86 125 LEVEL ONE COMMERCIAL USES 119,493 85 84 OF THE DDA LEVEL ONE COMMERCIAL USES 97,560 49 68 CORNER RESTAURANT* CAFE GENERAL RETAIL 2,885 1,228 4,052 LEVEL ONE COMMERCIAL USES GENERAL RETAIL 1865 OFFICE SPACE OFFICE MEZZANINE 10,650 3,500 "WORK" PORTION OF LIVE/WORK UNIT * IN CONFORMANCE WITH SECTION 2.11 (RESTAURANT RETAIL SPACE 8,165 1,860 14,150 COVENANT) PARKING PROVIDED PARKING PROVIDED GARAGE STALLS SURFACE STALLS 49 29 PARKING PROVIDED GARAGE STALLS SURFACE STALLS 85 53 GARAGE STALLS 86 78 SURFACE STALLS 34 138 BUILDING h 120 BUILDING C: (NOW INCLUDED IN PHASE ONE) AFFORDABLE SENIOR APARTMENTS/ MIXED USE (POLICE) CONSTRUCTION TYPE: TYPE 5A OVER TYPE 1A PODIUM NUMBER OF STORIES: 4 STORIES OVER 1 STORY + MEZZANINE SITE AREA: NEW PARCEL E (BLA) 84,310 SF/ 1.94 ACRES* *SITE FOR BOTH BLDG S. D & E BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING #UNITS PHASE 2 (BUILDINGS A&B) , INDOOR COMMUNITY COMMONS AND CAFE CONSTRUCTION TYPE: TYPE 5B SITE AREA: NEWNUMBER OF PIARCEL C (BLA) NOES: �pN 1 13STORY 863 SF/ .73 ACRES BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING #UNITS COMMERCIAL SPACE 2 11,890 RESIDENTIAL UNITS 209 PARKING STALLS 258 PHASE 1 (BUILDINGS C, D E) Y &�'� 2 COMMERCIAL SPACE `�'` 18,648 1 COMMUNITY ROOM 1 CAFE* 1. RECEPTION 3 RESTROOMS 4 STORAGE 5 CATERING KITCHEN 6 MECHANICAL 1,711 1,298 215 360 200 368 98 ti 0 0 0 0 0 0 0 0 0 0 0 0 0 1 COMMERCIAL,PARKING GARAGE/SERVICES & UNITS 11. MEZZANINE PARKING / SERVICES 2 RESIDENTIAL USES 3 RESIDENTIAL USES 4 RESIDENTIAL USES 5 RESIDENTIAL USES 38,540 18,263 24,125 24,125 24,125 24,125 153,303 68 35 0 0 0 0 5 0 28 31 31 30 RESIDENTIAL UNITS 193 COMMUNITY SPACE 2,952 PARKING STALLS 211 A.,_„ -c... -A," LEVEL ONE COMMERCIAL USES 103 125 TOTALS LEVEL ONE COMMERCIAL USES 4,250 16 0 COMMERCIAL SPACE 30,538 OF THE DDA NEIGHBORHOOD POLICE RESOURCE CENTER* GENERAL RETAIL/OFFICE 2,000 1,200 COMMUNITY SPACE 2,952 CAFE* * IN CONFORMANCE WITH SECTION 2.11 (RESTAURANT RETAIL SPACE 1,298 RESIDENTIAL UNITS 402 COVENANT) * IN CONFORMANCE WITH SECTION 2.12 (POLICE RESOURCE CENTER) 3,200 PARKING TOTALS (APPLICATION FOR PARKING REDUCTION) OF THE DDA PARKING GARAGE STALLS PARKING SURFACE STALLS * 323 146 PARKING PROVIDED PARKING PROVIDED * GARAGE STALLS SURFACE STALLS (*SHARED PARKING ON PARCEL B,/PHASE 3) 0 GARAGE STALLS SURFACE STALLS * 18 STALLS FOR KCHA PARKING EASEMENT 103 19 ON -STREET PARKING 18 487 „11+5*)1 16 122 *18 STALLS FOR KCHA PARKING EASEMENT DRAWING INDEX SHEET TITLE DATE REV. # 01-B.A.R. CS COVERSHEET 10/19/2017 1 P1.0 OVERALL SITE PLAN 10/19/2017 1 P1.1 PHASED DEVELOPMENT PLAN 10/19/2017 1 P1.2 SENSITIVE AREAS PLAN 10/19/2017 1 P1.3 SIGNAGE PLAN 10/19/2017 1 P2.0 BUILDING B SITE PLAN 08/08/2017 BAR. RESUBMITTAL P2.1 LEVEL 1 FLOOR PLAN 10/19/2017 1 P2.2 LEVEL 2 FLOOR PLAN 10/19/2017 1 P2.3 LEVEL 3 FLOOR PLAN 10/19/2017 1 P2.4. LEVEL 4 FLOOR PLAN 10/19/2017 1 P2.5 LEVEL 5 FLOOR PLAN. 10/19/2017 1 P2.6 ROOF PLAN 10/19/2017 1 P2.7 EXTERIOR ELEVATIONS 08/08/2017 P2.8 EXTERIOR ELEVATIONS 10/19/2017 1 P2.9 BUILDING SECTIONS 08/08/2017 P2.1 TAILS 08/08/2017 P2 106 D TADS Y, ` 10/19/2017 1 P211 3D VIEWS 10/19/2017 1 P2.12 3D VIEWS 10/19/2017 1 P2.13 3D VIEWS 10/19/2017 1 P2.14 3D VIEWS 08/08/2017 P2.15 3D VIEWS 10/19/2017 1 P2.16 CONTEXT VIEWS 08/08/2017 P2,17 CONTEXT VIEWS 08/08/2017 P2.20 LANDSCAPE PLAN LEVEL 1 10/19/2017 1 P2.21 LANDSCAPE PLAN - LEVEL 2 10/19/2017 1 P2.30 SITE DETAILS 10/19/2017 1 P2.31 SITE DETAILS 10/19/2017 1 P2.40 LANDSCAPE SCHEDULE, NOTES & DETAILS 10/19/2017 1 P3.0 LIGHTING PLAN 10/19/2017 1 02 -SURVEY .1 OF 2 ALTA / ACSM LAND TITLE SURVEY (NEW) 06/30/2017 BAR. RESUBMITTAL .2 OF 2 ALTA / ACSM LAND TITLE SURVEY (NEW) 06/30/2017 1 OF 3 ALTA / ACSM LAND TITLE SURVEY 09/01/2011 d 2 OF 3 ALTA / ACSM LAND TITLE SURVEY 09/01/2011 z 3 OF 3 ALTA / ACSM LAND TITLE SURVEY 09/01/2011 03 -CIVIL C1 COVERSHEET 08/08/2017 BAR. RESUBMITTAL C2 HORIZONTAL CONTROL PLAN 08/08/2017 C3 T.E.S.C. PLAN 08/08/2017 d C4 DEMOLITION PLAN 08/08/2017 z C5 GRADING PLAN 08/08/2017 C6 STORM DRAINAGE PLAN 08/08/2017 BAR RESUBMITTAL BAR RESUBMITTAL2 C7 STORM DRAINAGE PROFILES 08/08/2017 C8 S. 144TH ST. ROADWAY IMPROVEMENTS PLAN & PROFILE 08/08/2017 C9 STORM DRAINAGE NOTES AND DETAILS 08/08/2017 C10 STORM DRAINAGE NOTES AND DETAILS 08/08/2017 C11 STORM DRAINAGE NOTES AND DETAILS 08/08/2017 C12 STORM DRAINAGE NOTES AND DETAILS 08/08/2017 C13 T.E.S.C. NOTES AND DETAILS 08/08/2017 C14 CONSTRUCTION NOTES AND DETAILS 08/08/2017 Grand total: 49 JOHNSON BRAUNDINC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.lohnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 8556 NRARCHEGISTEREDITECT EFFNEY 4. WILLIAM: STATE OF WASHINGTON STAMP SET ISSUANCE DESCRIPTION B.A.R. SUBMITTAL BAR. RESUBMITTAL B.A.R. RESUBMITTAL DATE R 8 d d z w Decsription BAR RESUBMITTAL BAR RESUBMITTAL2 Date A$ a.1 u m_„ W 0 Z 0 J_ 5 /t1 V 55 5 SITE ADDRESS: 4410 SOUTH 144TH STREET, TUKWILA, WASHINGTON uJ J ma LEJ 5' 50 o = z= 0w PROJECT #: DRAWN BY: CHECKED BY: 1026.02 CLT DWK COVERSHEET CS B.A.R. SUBMITTAL 31 32 EXISTING BUILDING y i I \\�.A\\\\\\L\\\\\\_\1\\\\ \\\\\\\VA CONTINUOUS DRAINAGE SWALE w/ PLANTS SUITABLE FOR WET CONDITIONS' EXIST. WOOD FENCE (REPLACE WITH 6' HIGH ARCHITECTURAL WIRE FENCE --- ERTY LINE // CONCRETE PATIO AMR/ --.--.- o...am..xerran pia riY. hfiA:" eshf�f f ffii33vv ya�f0 e..��..er ��li.T.t1r��1 7 bf>•'i --.- %%%%%%%%%%%•- reA%4'4 e"% 34 4' SQUARE PLANTER r MATCH PARAPET HEIGHT TYP. SEE DETAIL 5 / P2.40 1 4' SQUARE X 3' HT. PLANTER SEE DETAIL 5 / P2.40 1 1 m 1 m 4' X 18' RAISED PLANTER NORTH EXPOSURE SEE DETAIL 12 / P2.40 4' SQUARE X 3' HT. PLANTER SEE DETAIL 5 / P2.40 4' SQUARE PLANTER MATCH PARAPET HEIGHT TYP. SEE DETAIL 5 / P2.401 1 m I 1 1 m 4' X 8' RAISED PLANTERS, TYP. SEE DETAIL 8 / P2.40 EXIT TO TERRACE L -SHAPE RAISED PLANTER SEE DETAIL 15 / P2.40 PEDESTAL PAVER SURFACE COLORS TO BE DETERMINED SEE DETAIL 9 / P2.30 4'x3' PLANTERS, MATCH PARAPET HEIGHT TYP. SEE DETAIL 6 / P2.40 PARAPET WALL, SEE ARCH. DWGS. PROPERTY LINE 5' X 10' RAISED PLANTER SEE DETAIL 11 / P2.40 4' SQUARE PLANTER MATCH PARAPET HEIGHT TYP. SEE DETAIL 5 / P2.40 11.ilEi� .,, i• i,,:..iiiii ire 1111r1111111111111111iiiiiiiiiilidliiimliiiiiiIi'■.■ ,�,..lT,_a�-g _•I■■■■■■■■■■■■■I� ■■■,..�...„::::-..-.dam-m1111 ■���__:.�___ �__■`x`___ MN rrr._ '" �rrrrrrrr�r.■rr �rrrrrr=� ��rni IP lI 4' X 8' RAISED PLANTERS, TYP. SEE DETAIL 8 / P2.40 6' X 14' RAISED PLANTERS WEST EXPOSURE SEE DETAIL 13 / P2.40 RAISED CONCRETE BLOCK PLANTER / SEAT WALL, TYP. SEE DETAIL 8 / P2.30 EXIT TO COURTYARD InjiMINME EXIT TO TERRACE EXIT TO COURTYARD ■r 5' HT. WOOD PRIVACY SCREEN SEE DETAIL 14 / P2.30 OVERHEAD ENTRY ARBOR SEE DETAIL 2 / P2.31 SEAT HEIGHT WALLS WITH CONCRETE SURFACE TYP. SEE DETAIL 2 / P2.31 - _ SOT LINE BUILDING B 6' X 18' RAISED PLANTER EAST EXPOSURE SEE DETAIL 14 / P2.40 6' X 18' RAISED PLANTERS WEST EXPOSURE SEE DETAIL 14 / P2.40 BUILDING EXIT RAISED CONCRETE BLOCK PLANTER / SEAT WALL, TYP. SEE DETAIL 8 / P2.30 BUILDING EXIT mo mo 11 ,i ,oma - -- '..\.►��. ■NIO11111101111 II '.11MOIMEMOIMIEMI a � e!1 i� ■ t s m a . MO�■I�j ««..a ���.. jSIIIIMIII5' HT. WOOD PRIVACY SCREEN `? iioiiiaiiioOiir■. � iiiiiiiiuiIiiii■..iiiiii.��tel UMW /R uiiiii■iiiiii"9 SEE DETAIL 14 / P2.30 ihal ■���III011■ �����l' Iufl siel■■■fSiC.iiJ■C7i=COii�■.■ilCO3J■aCl. MMONMEMEntn EMP -mom nr u u or rOMIENNEMINIEN' r,IIMMIMEI-''Melba 4' X 10' RAISED PLANTERS J SEE DETAIL 10 / P2.40 PEDESTAL PAVER SURFACE COLORS TO BE DETERMINED SEE DETAIL 9 / P2.30 OVERHEAD ENTRY ARBOR SOUTH SEE DETAIL 3 / P2.31 COURTYARD PAVILION SEE DETAIL 1 / P2.31 OUTDOOR CHESSBOARD COMMUNITY GARDEN PLOTS TYP. i/ PARAPET WALL SEE ARCH. DWGS. Mal LOT LINE L SEMI -PRIVATE GATHERING AREAS FURNITURE BY OWNER OVERHEAD ARBORS SEE ARCH 1 1 m I I , 1 1 S 144TH STREET I 1 I m I 1 I 1 I m m m I 1 I m I 1 I 1 I 1 I 1 1 m 16 I 32 48 U J J O O U 2 U N a--+ c m E ViC O - Q as C cc N N Jtn9 C C I_ ct3 IV m h CO a Melvin R. Easter - RLA, ASLA Phone: 206. 501. SSTATE WASH REGISTERED LANDSCAPE OF NGTON CHITECT (�NV/C� MELVIN R. EASTER CERTIFICATE Name Issue Dates Rev. Date Desc. 10/19/17 BAR SUBMITTAL 14300 TUKWILA INTERNATIONAL BOULEVARD TUKWILA, WASHINGTON OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T: (253) 231-5001 F: (253) 231-5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUT�HOR�IaZ�A�TION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. © 2017 the��StUdIOuc PROJECT #: LA -1113 FILE NAME: LA1113-P2.20 DRAWN BY: CP/MB LANDSCAPE PLAN - LEVEL 2 P2.21 BAR REVIEW 35 36 PERVIOUS CONCRETE PAVING NOT TO SCALE 5 ARCHITECTURAL WIRE FENCE NOT TO SCALE PEDESTAL PAVERS NOT TO SCALE COLORED CONCRETE CROSSWALK NOT TO SCALE METAL LOUVER FENCE AND GATE NOT TO SCALE _ BIKE RACK NOT TO SCALE PULTRUDED FIBERGLASS DECK D SEATING AREA NOT TO SCALE RAISED CONCRETE PLANTER SEAT WALL NOT TO SCALE BENCH NOT TO SCALE SQUARE PLANTER POT - SIZE VARIES, COLOR TBD. PLANTER POTS NOT TO SCALE DOG RUN WITH ENGINEERED WOOD FIBER SURFACE NOT TO SCALE RAISED CONCRETE BLOCK PLANTER SEAT WALL NOT TO SCALE BOLLARD LIGHT NOT TO SCALE WOOD PRIVACY SCREEN NOT TO SCALE U J J 0 N L C N 0 O o • L4) i0 c m E V/ N i m occ C d F-.4?. 4 < ad NOi O• NN d C ad co O dc ry.- N O r'm'm a a y T1 JIC 10 Melvin R. Easter - RLA, ASLA ri5j STATE OF WASH NGTON REGISTERED LANDSCACHITECT PE St6�"— MELVIN R. EASTER CERTIFICATE NORM Issue Dates Rev. Date Desc. 10/19/17 BAR SUBMITTAL 14300 TUKWILA INTERNATIONAL BOULEVARD TUKWILA, WASHINGTON OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T: (253) 231-5001 F: (253) 231-5010 COPYRIGHT: USE OF THIS DRAWING WITHOUTAUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. ® 2017 theLAStUdIOuc J COw 1 W? PROJECT #: LA -1113 FILE NAME: LA1113-P2.30 DRAWN BY: RS/LP/MB SITE DETAILS P2.30 BAR REVIEW 37 38 0 6 0. 0 0 0 0 0 s 0 0 0 9 WSWle Cfccitscfrit. O 0 PLANTING SCHEDULE QTY. BOTANICAL NAME CONIFEROUS TREES CHAMAECYPARIS PISIFERA 'DOW WHITING' TSUGA HETEROPHYLLA DECIDUOUS TREES 13 ACER CIRCINATUM 2 ACER CIRCINATUM 'PACIFIC FIRE' 7 ACER PALMATUM 'ATROLINEARE' 4 ACER PALMATUM 'BENI OTAKE' 3 AMELANCHIER x GRANDIFLORA 'AUTUMN BRILLIANCE' 4 CERCI DIP HYLLUM JAPONICUM 7 FRAXINUS LATIFOLIA 7 HAMMAMELIS x INTERMEDIA 'J ELENA' 2 PRUNUS SERRULATA 'AMANOGAWA' 4 ZELKOVA SERRATA 'GREEN VASE' DECID & EVERGREEN SHRUBS 7 ARBUTUS UNEDO 'COMPACTA' 5 CLETHRA ALNIFOLIA 'SIXTEEN CANDLES' 11 CORNUS ALBA 'ELEGANTISSIMA' 11 CORNUS SANGUINEA 'MIDWINTER FIRE' 17 EUONYMUS FORTUNEI 'GOLD PRINCE' 102 GAULTHERIA SHALLON 22 ITEA VIRGINICA 'SPRICH' 8 KALMIA LATIFOLIA 'MINUET' 69 LAVANDULA ANGUSTIFOLIA 'HIDCOTE SUPERIOR' 21 MAHONIA REPENS 2 MYRICA CALIFORNICA 16 NANDINA DOMESTICA 'GULF STREAM' 8 PHORI UM 'RAINBOW SUNRISE' 8 PIERIS JAPONICA 'SARABANDE' 7 PIERIS JAPONICA 'VALLEY VALENTINE' 92 POLYSTICHUM MUNITUM 18 RHAPHIOLEPIS UMBELLATA 'MINOR' 24 RIBES SANGUINEUM 14 ROSA NUTKANA 21 SARCOCOCCA CONFUSA 9 SORDARIA SORBIFOLIA 'SEM' 40 SPIRAEA JAPONICA 'WALBUMA' 18 SYMPHORICARPOS ALBUS 15 VIBURNUM OPULUS 'NANUM' ORNAMENTAL GRASSES 53 CAREX MORROWII 'ICE DANCE' 128 CAREX OSHIMENSIS 'EVERDI' 70 ELYMUS VIRGINICUS 19 HAKONECHLOA MACRA 'ALL GOLD' 119 MOLI NIA CAERULEA 13 PANICUM VIRGATUM 'ROHSTRAHLBUSCH' 85 PENNISETUM ALOPECUROIDES 'LITTLE BUNNY' 33 PENNISETUM ALOPECUROIDES 'MOUDRY' 5 PENNISETUM ALOPECUROIDES 'PIGLET' 31 SCHIZACHYRIUM SCOPARIUM 'PRAIRIE MUNCHKIN' 320 SF 1060 SF 47 20 SF 19 105 44 60 SF 41 750 SF 18 74 COMMON NAME SOFT SERVE FALSE CYPRESS WESTERN HEMLOCK VINE MAPLE PACIFIC FIRE JAPANESE MAPLE RIBBON LEAF JAPANESE MAPLE BENI OTAKE JAPANESE MAPLE AUTUMN BRILLIANCE APPLE SERVICEBERRY KATSURA TREE OREGON ASH JELENA WITCH HAZEL AMANOGAWA FLOWERING CHERRY GREEN VASE ZELKOVA COMPACT STRAWBERRY TREE SIXTEEN CANDLES SUMMERSWEET VARIEGATED RED TWIG DOGWOOD MIDWINTER FIRE DOGWOOD GOLD PRINCE WINTERCREEPER SALAL LITTLE HENRY SWEETSPIRE MINUET MOUNTAIN LAUREL HIDCOTE SUPERIOR ENGLISH LAVENDER LOW OREGON GRAPE PACIFIC WAX MYRTLE GULF STREAM HEAVENLY BAMBOO RAINBOW SUNRISE NEW ZEALAND FLAX SARABANDE JAPANESE PIERIS VALLEY VALENTINE JAPANESE PIERIS SWORD FERN DWARF YEDDA HAWTHORN RED FLOWERING CURRANT NOOTKA ROSE SWEETBOX SEM FALSE SPIREA MAGIC CARPET SPIREA SNOWBERRY DWARF EUROPEAN CRANBERRY BUSH ICE DANCE JAPANESE SEDGE EVERDI SEDGE VIRGINIA WILDRYE ALL GOLD JAPANESE FOREST GRASS PURPLE MOOR GRASS RED SWITCH GRASS LITTLE BUNNY FOUNTAIN GRASS BLACK FOUNTAIN GRASS PIGLET FOUNTAIN GRASS PRAIRIE MUNCHKIN LITTLE BLUESTEM GROUNDCOVERS, PERENNIALS, & VINES AJUGA 'BLUEBERRY MUFFIN' P.P.A.F. FRAGARIA CHILOENSIS HEMEROCALLIS var. HEMEROCALLIS 'APRICOT SPARKLES' HEUCH ERA 'PISTACHE' LIRIOPE SPICATA 'SILVER DRAGON' LIRIOPE SPICATA 'SILVERY SUNPROOF' LUZU LA SYLVATICA 'MARGINATA' PARTHENOCISSUS TRICUSPIDATA 'VEITCHII' RUBUS PENTALOBUS SALVIA GREGGII 'FURMAN'S RED' VINCA MINOR BLUEBERRY MUFFIN CARPET BUGLE BEACH STRAWBERRY DWARF DAYLILY 'APRICOT SPARKLES' DAYLILY PISTACHE CORAL BELLS SILVER DRAGON LILYTURF SILVERY SUNPROOF LILYTURF VARIEGATED WOOD RUSH VEITCHII BOSTON IVY CREEPING TAIWAN BRAMBLE FURMAN'S RED AUTUMN SAGE COMMON PERIWINKLE SIZE COMMENTS SPACING 5' HT. 8' HT. 3 STEM MIN. 5' HT. MIN. 5' HT. MIN. 5' HT. MIN. 1-1/2" CAL. 2" CAL. 1-1/2" CAL. 6' HT. 1-1/2" CAL. 2" CAL. 24" HT. 24" HT. 24" HT. 24" HT. 24" HT. 1 GAL. 18" HT. 1 GAL. 1 GAL. 1 GAL. 30" HT. 5 GAL. 18" HT. 18" HT. 24" HT. 18" HT. 24" HT. 5 GAL. 24" HT. 24" HT. 18" HT. 2 GAL. 2 GAL. 18" HT. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 2 GAL. 1 GAL. 2 GAL. 1 GAL. 2 GAL. 4" POT 4" POT 1 GAL. 1 GAL. 1 GAL. 1 GAL. T GAL, 1 GAL. 1 GAL. 4" POT 1 GAL. 1 GAL. B&B OR CONT. B&B OR CONT. 6' HT./B&B #7 CONT. (6 GAL) #7 CONT. (6 GAL) #7 CONT. (6 GAL) B&B OR CONT. B&B OR CONT. B&B OR CONT. B&B OR CANT. B&B OR CANT. B&B OR CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN AS SHOWN 3' O.C. 5' O.C. AS SHOWN 4' 0.0. 30" O.C. MIN. 30" 0.0. AS SHOWN 24" O.C. AS SHOWN AS SHOWN 2' 0.0. 4' O.C. 3' 0.C. 4' 0.C. 2' O.C. 4' O.C. AS SHOWN AS SHOWN 4' 0.C. 3' 0.C. 24" O.C. AS SHOWN 2' 0.C. 24" 0.C. 18" 0.0. 30" O.C. 24" 0.C. 20" 0.C. 30" 0.C. 18" 0.0. 30" 0.C. 12" 0.C. 24" 0.C. 12" O.C. 18" 0.0. 12" 0.C. 8" 0.C. 12" 0.C. 12" 0.C. 12" O.C. 12" O.C. 5' 0.0. 18" O.C. 24" O.C. 24" O.C. NOTES: • TREE STAKES TO BE VERTICAL, PARALLEL, EVEN -TOPPED, UNSCARRED AND DRIVEN INTO UNDISTURBED SUBGRADE. PLACE FOR LOCAL WIND CONDITIONS. • PLANT TREE 2" HIGHER THAN ADJACENT GRADE t t3�•V II El• �di'� IT�Y�IIL; 1 EXISTING -N-1 SUBGRADE V 3 TIMES ROOT BALL DIAMETER 'ARBOR TIE' OR APPROVED EQUAL TREE TIES 8 FOOT, 3" ROUND HARDWOOD STAKES, 3 PER TREE REMOVE TWINE AND CORD FROM TREE TRUNK 3" DEPTH BARK MULCH 4 WATERING BASIN SURROUNDING TREE FINISH GRADE PULL BURLAP OFF TOP 1/3 OF ROOTBALL PLANTING BACKFILL MIX - EXISTING TOPSOIL & COMPOST SCARIFY PLANTING PIT WALLS - SLOPE WALL 1:3 SET ROOTBALL ON MOUND OF UNDISTURBED BASE DECIDUOUS TREE PLANTING SCALE: I/2" = 0'-0" lowsmar I1 -1I H I1=1I I -I I I1 3 TIMES ROOT BALL DIAMETER JI NOTES: • USE THREE 'ARBOR TIE' OR APPROVED EQUAL, TREE TIES EVENLY SPACED AROUND BASE OF TREE -PLACE FOR LOCAL WIND CONDITIONS. • PLANT TREE 1" HIGHER THAN DEPTH GROWN AT NURSERY. ARBOR TIE' OR APPROVED EQUAL TREE TIES 3 DEPTH BARK MULCH PLANTING BACKFILL MIX - EXISTING TOPSOIL & COMPOST 4" WATERING BASIN SURROUNDING TREE 2X2 HARDWOOD STAKE DRIVE INTO UNDISTURBED SUBGRADE FINISH GRADE REMOVE TWINE AND CORD AROUND TRUNK OF TREE PULL BURLAP OFF TOP 1/3 OF ROOTBALL SCARIFY PLANTING PIT WALLS - SLOPE WALLS 1.3 EXISTING SUBGRADE EVERGREEN TREE PLANTING SCALE: 1/2" = I'-0" •PLANT SHRUB 1/2" HIGHER THAN DEPTH GROWN AT NURSERY. 3" DEPTH BARK MULCH 4 WATERING BASIN SURROUNDING PLANT FINISH GRADE REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL. LIGHTLY SCARIFY ROOTBALL OF CONTAINER -GROWN PLANTS. PRIOR TO BACKFILLING PLANTING BACKFILL - EXISTING TOPSOIL & COMPOST SCARIFY PLANTING PIT WALLS EXISTING SUBGRADE SLI ROOTBALL ON MOUND QF UNDISTURBED SOIL S1-IRUD PLANTING SCALE: 1/2"= 1'-0" 11111111111 =11I 101=11I III -J I:� f. =�L�i1�f= II=11I– O O O GROUNDCOVER PLANT. SEE PLANT LIST 3 DEPTH BARK MULCH TOPSOIL DEPTH AND TYPE AS SPECIFIED EXISTING SUBGRADE GROUNDCOVER PLANT SPACING AS INDICATED ON PLANT LIST (TYPICAL) EDGE OF PLANTER GROUNDCOVER PLANTING SCALE: 1/2" = I'-0" PLANTING OPTION 'A' PLANTING OPTION 'B' 4' SQUARE PLANTER POT (TYP.) SCALE: 1/4" =1'-0" 4' X 3' PLANTER POT (TYP.) SCALE: 1/4" = 1'-0" 4' x 7' RAISED PLANTER SCALE: 1/4" = 1'-0" 4' x 8' RAISED PLANTER (TYP.) SCALE: 1/4" = 1'-0" PLANTING OPTION 'A' PLANTING OPTION 'B' 9 4' x 9' RAISED PLANTERS (TYP.) SCALE: 1/4" = 1'-0" 10 4' x 10' RAISED PLANTER SCALE: 1/4" = 1'-0" 5' x 10' RAISED PLANTER SCALE: 1/4" = 1'-0" SOUTH SIDE (BLDG. SIDE) 0.1r'- ©O Ot ' .©t' A Ls LS,( LS 12 , 4' X 18' RAISED PLANTER - NORTH EXPOSURE SCALE: 1 /4" = 1-0" EAST SIDE (BLDG. SIDE) 1 Irrare tut: �� ���, 4 t:tw stir PLANTING OPTION 'A' EAST SIDE (BLDG. SIDE) PLANTING OPTION 'B' 13 T 6' X 14' RAISED PLANTERS - WEST EXPOSURE SCALE: 1/4" = 1'-0" EASE SIDE PLANTING OPTION 'A' - EAST EXPOSURE EAST SIDE (BLDG. SIDE) trk 0, Sit_ %tete 'mai 4' tritrillertII* 4411) PLANTING OPTION 'B' - WEST EXPOSURE 6' X 18' RAISED PLANTER - EAST & WEST EXPOSURE SCALE: 1/4" = 1.-0" 15 L -SHAPE RAISED PLANTER SCALE: 1/4" = 1'-0" U J J 0 ma N aa 4-J cc_1 m E 0 SP Q N N 0 a y d JIA c A Melvin R. Easter - RLA, ASLA t'73 STATE OF WASH NGTON REGISTERED LANDSCACHITECT PE Stt�"— MELVIN R. EASTER CERTIFICATE NO.998 Issue Dates Rev. Date Desc. 10/19/17 BAR SUBMITTAL 14300 TUKWILA INTERNATIONAL BOULEVARD TUKWILA, WASHINGTON OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T: (253) 231-5001 F: (253) 231-5010 COPYRIGHT: USE OF THIS DRAWING WITHOUTAUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. ® 2017 theLAStUdIOuc J Mw W 1 w? PROJECT #: LA -1113 FILE NAME: LA1113-P3.50 DRAWN BY: CP/RS/LP/MB LANDSCAPE SCHEDULE, NOTES & DETAILS P2.40 BAR REVIEW 39 40 11/6/2017 3:56:45 PM C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt FILE NAME: TUKWILA VILLAGE B.A.R. SUBMITTAL PHASE 2: BUILDING B / MIXED-USE SENIOR LIVING TUKWILA, WA THE VISION: Tukwila Village will be a welcoming place where all residents can gather and connect with each other. This mixed-use development will draw upon Tukwila's strengths and include a library, a neighborhood police resource center, retail, restaurants, public meeting space, and an outdoor plaza. The Village may also include office, live/work, and residential space. This active, vibrant place will set high standards for quality and foster additional neighborhood revitalization and civic pride. Approved by Tukwila City Council W17/07 PROJECT TEAM TT Lis .JP • _ ..mow MA; Ir ' way ~: PROJECT RENDERING RESIDENTIAL ENTRY VIEW LOOKING EAS PROJECT DESCRIPTION PROJECT STATISTICS OWNER: ARCHITECT: CONTRACTOR: CIVIL ENGINEER: LANDSCAPE ARCHITECT: STRUCTURAL ENGINEER: GEOTECHNICAL ENGINEER: SURVEYOR: TRAFFIC ENGINEER: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC. 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 TEL: (253)231-5001 CONTACT: BRYAN PARK EMAIL: BRAYNP@HOUSING4SENIORS.COM JOHNSON BRAUND, INC. 15200 52ND AVENUE S SEATTLE, WA 98188 TEL: (206) 766-8300 CONTACT: DIANA KEYS EMAIL: DIANAK@JOHNSONBRAUND.COM INTER -CITY CONTRACTORS, INC. 17425 68TH AVENUE NE KENMORE, WA 98028 TEL: (425) 806-8560 CONTACT: GREG HERRING EMAIL: GREGH@INTERCITYCONTRACTORS.COM BARGHAUSEN ENGINEERS 18215 72ND AVENUE S KENT, WA 98032 TEL: (425)251-6222 CONTACT: COSTA PHILIPPEDES EMAIL: CPHILIPPEDES@BARGHAUSEN.COM THE LA STUDIO, LLC 15200 52ND AVENUE S SEATTLE, WA 98188 TEL: (206)204-0507 CONTACT: MEL EASTER EMAIL: MELE@THELASTUDIO.NET DAVIDO CONSULTING GROUP, INC. 15029 BOTHELL WAY NE LAKE FOREST PARK, WA 98155 TEL: (206)523-0024 CONTACT: MATT SCHMITTER EMAIL: MATT@DCGENGR.COM ASSOCIATED EARTH SCIENCES, INC. 911 FIFTH AVENUE, SUITE 100 KIRKLAND, WA 98033 TEL: (425)827-7701 CONTACT: KURT MERRIMAN, PE EMAIL: KMERRIMAN@AESGEO.COM BARGHAUSEN ENGINEERS 18215 72ND AVENUE S KENT, WA 98032 TEL: (425)251-6222 CONTACT: COSTA PHILIPPEDES EMAIL: CPHILIPPEDES@BARGHAUSEN.COM PARAMETRIX 411 108TH AVENUE NE, SUITE 1800 BELLEVUE, WA 98004 TEL: (425) 458-6200 CONTACT: CARTER DANNE EMAIL: CDANNE@PARAMETRIX.COM BUILDING BIS THE LAST BUILDING FOR TUKWILA VILLAGE AND IS INCLUDED IN PHASE TWO OF TWO PHASE DEVELOPMENT OF A MIXED-USE NEIGHBORHOOD CENTER DESIGNED TO PROVIDE MIXED INCOME RESIDENCES FOR SENIORS AS WELL AS COMMERCIAL SPACE. THE PROJECT CONTAINS 125 RESIDENTIAL UNITS AND APPROX. 1,800 SF OF COMMERCIAL LEASE SPACE. PARKING FOR (86) STALLS IN STRUCTURE AND (34) ON SURFACE. PROJECT TO FULFILL THE VISION FOR TUKWILA VILLAGE AND TERMS OF THE DISPOSITION AND DEVELOPMENT AGREEMENT. PROJECT DATA ADDRESS: 4410 SOUTH 144TH STREET, TUKWILA, WA ASSESSORS PARCEL NUMBER: 1523049322 LEGAL DESCRIPTION: PORTION OF SE QTR SW QTR STR 15-23-04 DAF: COMMENCING AT SE CORNER OF SAID SW QTR TH N87 -35-31W 586.32 FT ALONG S LINE OF SAID SW QTR TH AT RIGHT ANGLE NO2-24-29E 44.25 FT TO N MARGIN OF S 144TH ST AS CONVEYED TO CITY OF TUKWILA BY RECORDING NO 20150319001438 TH N20 -06-52E 155.94 FT TH N19 -27-24E 33.78 FT TO POINT ON NON -TANGENT CURVE RADIUS OF WHICH BEARS NO3-55-17W TH NELY ALONG ARC OF CURVE CONCAVE TO NW HAVING RADIUS OF 40.00 FT THRU CENTRAL ANGLE OF 37-11-17 ARC LENGTH OF 25.96 FT TO POINT OF REVERSE CURVATURE TH ELY ALONG ARC OF CURVE TO RIGHT HAVING RADIUS OF 64.00 FT THRU CENTRAL ANGLE OF 49-31-35 ARC LENGTH OF 55.32 FT TO TPOB TH N08 -25-00E 105.72 FT TO POINT OF TANGENCY TH NLY ALONG ARC OF CURVE TO LEFT HAVING RADIUS OF 200.00 FT THRU CENTRAL ANGEL OF 06-57-36 ARC LENGTH OF 24.30 FT TH N01 -27-24E 31.97 FT TO N LINE OF PLAT OF CHERRY LANE TH S87 -35-31E 194.14 FT ALONG SAID N LINE TO NE CORNER OF SAID PLAT TH S01 -27-24W 379.50 FT ALONG E LINE OF SAID PLAT TO SAID N MARGIN TH N87 -35-31W 152.18 FT ALONG SAID N MARGIN TH N01 -27-33E 155.52 FT TO POINT ON NON -TANGENT CURVE RADIUS OF WHICH BEARS N88 -32-36W TH NWLY ALONG ARC OF CURVE CONCAVE TO SW HAVING RADIUS OF 64.00 FT THRU CENTRAL ANGLE OF 83-0243 ARC LENGTH OF 92.76 FT TO TPOB (AKA PARCEL "B" DESCRIBED & DELINEATED IN CITY OF TUKWILA LOT CONSOLIDATION NO L13-021 RECORDING NO 20150428900001) SITE AREA: NEW PARCELS= 66,178 SF ZONING: URO - URBAN RENEWAL OVERLAY DISTRICT NCC- NEIGHBORHOOD COMMERCIAL CENTER VICINITY MAP 'd Park forth Star Park or* Seatac ark Sunset Playfields a e6i. ✓• r°S- S 133[6 Riverton Riverton fights soulw'e F Skyway • S 144th St N 5 160th St cea K 1N G 0 rn QSeattle -Tacoma International • Cry Springs Park `�\Bc 47494 ay ' / 11 Fort t Dent Park 9 ✓• ) v Westfield Southcenter Mall d Lon m` Ino i F 1 NOTE PROJECT PHASING HAS BEEN REVISED FROM PREVIOUS (2) B.A.R. SUBMITTALS. PROJECT NOW CONTAINS TWO PHASES INSTEAD OF THREE AS FOLLOWS: PHASE 1 = BUILDINGS C & PLAZA, D & E. PHASE 2 = BUILDINGS A & B. ITUKWILA VILLAGE SUMMARY BY PHASE OVERALL SITE PLAN 10/19/2017 1 P1.1 PHASED DEVELOPMENT PLAN 10/19/2017 1 P1.2 SENSITIVE AREAS PLAN 10/19/2017 1 P1.3 SIGNAGE PLAN 10/19/2017 1 P2.4. PHASE ONE (Previously Approved) (NOW INCLUDED IN PHASE TWO) 10/19/2017 1 P2.5 PHASE TWO (Previously Approved, (NOW PHASE ONE: INCLUDES C, D & El 10/19/2017 , OVERALL SITE PLAN CONCEPT BUILDINGA 2 BUILDING C (INDOOR COMMUNITY COMMONS) No`N FH OUTDOOR PLAZA LIBRARY PARCEL (BY OTHERS) *20,000 MIN SF PER SEC ROOF PLAN *SF DDA 1 BUILDING D BUILDING E N. CO? BUILDING B 08/08/2017 P2.8 EXTERIOR ELEVATIONS 10/19/2017 1 P2.9 BUILDING SECTIONS 08/08/2017 P2.1 TAILS 08/08/2017 P2 106 D TADS Y, ` 10/19/2017 1 P211 3D VIEWS 10/19/2017 1 P2.12 3D VIEWS 10/19/2017 21,595 BUILDING MIXED INCOME B: SENIOR APARTMENTS / MIXED USE RETAIL 3D VIEWS 08/08/2017 '1 2.8B OF THE BUILDING A: 1 P2.16 CONTEXT VIEWS BUILDING D: P2,17 MARKET RATE, NON -AGE RESTRICTED APARTMENTS /MIXED USE CONSTRUCTION TYPE: TYPE 5A OVER TYPE 1A NUMBER OF STORIES: 5 STORIES OVER 1 STORY SITE AREA: NEW PARCEL A (BLA) 63,989 SF/ 1.47 ACRES BUILDING SUMMARY BY FLOOR LEVEL USES AREA PODIUM + BASEMENT PARKING # UNITS AFFORDABLE SENIOR APARTMENTS/ MIXED USE OFFICE CONSTRUCTION TYPE: TYPE 5A OVER TYPE 1A PODIUM NUMBER OF STORIES: 5 STORIES OVER 1 STORY+ MEZZANINE + BASEMENT SITE AREA: NEW PARCEL E( (BLA) 84,310 SF 1.94 ACRES* * SITE FOR BOTH BLDGS. D & E BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING # UNITS LANDSCAPE PLAN LEVEL 1 10/19/2017 1 P2.21 LANDSCAPE PLAN - LEVEL 2 10/19/2017 1 P2.30 SITE DETAILS CONSTRUCTION TYPE: 1 P2.31 SITE DETAILS TYPE 5A OVER TYPE 1A PODIUM 1 NUMBER OF STORIES: LANDSCAPE SCHEDULE, NOTES & DETAILS 10/19/2017 1 4 STORIES OVER 1 STORY LIGHTING PLAN SITE AREA: NEW PARCEL B (BLA) 1 66,178 SF,/ 1.52 ACRES BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING #UNITS P1 PARKING GARAGE & SERVICES 1 PARKING GARAGE, COMMERCIAL & LIVE -WORK 2 RESIDENTIAL USES 3 RESIDENTIAL USES 4 RESIDENTIAL USES 5 RESIDENTIAL USES 6 RESIDENTIAL USES 19,850 24,630 16,838 16,838 16,838 12,954 11,545 53 32 0 0 0 0 0 0 4 18 18 18 13 13 P1 PARKING GARAGE & SERVICES 1 OFFICE 1A MEZZANINE / OFFICE/AMENITY 2 RESIDENTIAL USES 3 RESIDENTIAL USES 4 RESIDENTIAL USES 5 RESIDENTIAL USES 6 RESIDENTIAL USES 20,895 11,321 4,400 12,626 12,626 12,626 12,626 10,440 0 0 0 0 0 0 0 A LO 0 0 0 14 14 14 14 12 1 RES, AMENITY,PARKING GARAGE,UNITS & RETAIL 38790 86 5 2 RESIDENTIAL USES 25105 0 30 3 RESIDENTIAL USES 24498 0 30 4 RESIDENTIAL USES 24498 0 30 5 RESIDENTIAL USES 24498 0 30 137390 86 125 LEVEL ONE COMMERCIAL USES 119,493 85 84 OF THE DDA LEVEL ONE COMMERCIAL USES 97,560 49 68 CORNER RESTAURANT* CAFE GENERAL RETAIL 2,885 1,228 4,052 LEVEL ONE COMMERCIAL USES GENERAL RETAIL 1865 OFFICE SPACE OFFICE MEZZANINE 10,650 3,500 "WORK" PORTION OF LIVE/WORK UNIT * IN CONFORMANCE WITH SECTION 2.11 (RESTAURANT RETAIL SPACE 8,165 1,860 14,150 COVENANT) PARKING PROVIDED PARKING PROVIDED GARAGE STALLS SURFACE STALLS 49 29 PARKING PROVIDED GARAGE STALLS SURFACE STALLS 85 53 GARAGE STALLS 86 78 SURFACE STALLS 34 138 BUILDING h 120 BUILDING C: (NOW INCLUDED IN PHASE ONE) AFFORDABLE SENIOR APARTMENTS/ MIXED USE (POLICE) CONSTRUCTION TYPE: TYPE 5A OVER TYPE 1A PODIUM NUMBER OF STORIES: 4 STORIES OVER 1 STORY + MEZZANINE SITE AREA: NEW PARCEL E (BLA) 84,310 SF/ 1.94 ACRES* *SITE FOR BOTH BLDG S. D & E BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING #UNITS PHASE 2 (BUILDINGS A&B) , INDOOR COMMUNITY COMMONS AND CAFE CONSTRUCTION TYPE: TYPE 5B SITE AREA: NEWNUMBER OF PIARCEL C (BLA) NOES: �pN 1 13STORY 863 SF/ .73 ACRES BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING #UNITS COMMERCIAL SPACE 2 11,890 RESIDENTIAL UNITS 209 PARKING STALLS 258 PHASE 1 (BUILDINGS C, D E) Y &�'� 2 COMMERCIAL SPACE `�'` 18,648 1 COMMUNITY ROOM 1 CAFE* 1. RECEPTION 3 RESTROOMS 4 STORAGE 5 CATERING KITCHEN 6 MECHANICAL 1,711 1,298 215 360 200 368 98 ti 0 0 0 0 0 0 0 0 0 0 0 0 0 1 COMMERCIAL,PARKING GARAGE/SERVICES & UNITS 11. MEZZANINE PARKING / SERVICES 2 RESIDENTIAL USES 3 RESIDENTIAL USES 4 RESIDENTIAL USES 5 RESIDENTIAL USES 38,540 18,263 24,125 24,125 24,125 24,125 153,303 68 35 0 0 0 0 5 0 28 31 31 30 RESIDENTIAL UNITS 193 COMMUNITY SPACE 2,952 PARKING STALLS 211 A.,_„ -c... -A," LEVEL ONE COMMERCIAL USES 103 125 TOTALS LEVEL ONE COMMERCIAL USES 4,250 16 0 COMMERCIAL SPACE 30,538 OF THE DDA NEIGHBORHOOD POLICE RESOURCE CENTER* GENERAL RETAIL/OFFICE 2,000 1,200 COMMUNITY SPACE 2,952 CAFE* * IN CONFORMANCE WITH SECTION 2.11 (RESTAURANT RETAIL SPACE 1,298 RESIDENTIAL UNITS 402 COVENANT) * IN CONFORMANCE WITH SECTION 2.12 (POLICE RESOURCE CENTER) 3,200 PARKING TOTALS (APPLICATION FOR PARKING REDUCTION) OF THE DDA PARKING GARAGE STALLS PARKING SURFACE STALLS * 323 146 PARKING PROVIDED PARKING PROVIDED * GARAGE STALLS SURFACE STALLS (*SHARED PARKING ON PARCEL B,/PHASE 3) 0 GARAGE STALLS SURFACE STALLS * 18 STALLS FOR KCHA PARKING EASEMENT 103 19 ON -STREET PARKING 18 487 „11+5*)1 16 122 *18 STALLS FOR KCHA PARKING EASEMENT DRAWING INDEX SHEET TITLE DATE REV. # 01-B.A.R. CS COVERSHEET 10/19/2017 1 P1.0 OVERALL SITE PLAN 10/19/2017 1 P1.1 PHASED DEVELOPMENT PLAN 10/19/2017 1 P1.2 SENSITIVE AREAS PLAN 10/19/2017 1 P1.3 SIGNAGE PLAN 10/19/2017 1 P2.0 BUILDING B SITE PLAN 08/08/2017 BAR. RESUBMITTAL P2.1 LEVEL 1 FLOOR PLAN 10/19/2017 1 P2.2 LEVEL 2 FLOOR PLAN 10/19/2017 1 P2.3 LEVEL 3 FLOOR PLAN 10/19/2017 1 P2.4. LEVEL 4 FLOOR PLAN 10/19/2017 1 P2.5 LEVEL 5 FLOOR PLAN. 10/19/2017 1 P2.6 ROOF PLAN 10/19/2017 1 P2.7 EXTERIOR ELEVATIONS 08/08/2017 P2.8 EXTERIOR ELEVATIONS 10/19/2017 1 P2.9 BUILDING SECTIONS 08/08/2017 P2.1 TAILS 08/08/2017 P2 106 D TADS Y, ` 10/19/2017 1 P211 3D VIEWS 10/19/2017 1 P2.12 3D VIEWS 10/19/2017 1 P2.13 3D VIEWS 10/19/2017 1 P2.14 3D VIEWS 08/08/2017 P2.15 3D VIEWS 10/19/2017 1 P2.16 CONTEXT VIEWS 08/08/2017 P2,17 CONTEXT VIEWS 08/08/2017 P2.20 LANDSCAPE PLAN LEVEL 1 10/19/2017 1 P2.21 LANDSCAPE PLAN - LEVEL 2 10/19/2017 1 P2.30 SITE DETAILS 10/19/2017 1 P2.31 SITE DETAILS 10/19/2017 1 P2.40 LANDSCAPE SCHEDULE, NOTES & DETAILS 10/19/2017 1 P3.0 LIGHTING PLAN 10/19/2017 1 02 -SURVEY .1 OF 2 ALTA / ACSM LAND TITLE SURVEY (NEW) 06/30/2017 BAR. RESUBMITTAL .2 OF 2 ALTA / ACSM LAND TITLE SURVEY (NEW) 06/30/2017 1 OF 3 ALTA / ACSM LAND TITLE SURVEY 09/01/2011 d 2 OF 3 ALTA / ACSM LAND TITLE SURVEY 09/01/2011 z 3 OF 3 ALTA / ACSM LAND TITLE SURVEY 09/01/2011 03 -CIVIL C1 COVERSHEET 08/08/2017 BAR. RESUBMITTAL C2 HORIZONTAL CONTROL PLAN 08/08/2017 C3 T.E.S.C. PLAN 08/08/2017 d C4 DEMOLITION PLAN 08/08/2017 z C5 GRADING PLAN 08/08/2017 C6 STORM DRAINAGE PLAN 08/08/2017 BAR RESUBMITTAL BAR RESUBMITTAL2 C7 STORM DRAINAGE PROFILES 08/08/2017 C8 S. 144TH ST. ROADWAY IMPROVEMENTS PLAN & PROFILE 08/08/2017 C9 STORM DRAINAGE NOTES AND DETAILS 08/08/2017 C10 STORM DRAINAGE NOTES AND DETAILS 08/08/2017 C11 STORM DRAINAGE NOTES AND DETAILS 08/08/2017 C12 STORM DRAINAGE NOTES AND DETAILS 08/08/2017 C13 T.E.S.C. NOTES AND DETAILS 08/08/2017 C14 CONSTRUCTION NOTES AND DETAILS 08/08/2017 Grand total: 49 JOHNSON BRAUNDINC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.lohnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 8556 NRARCHEGISTEREDITECT EFFNEY 4. WILLIAM: STATE OF WASHINGTON STAMP SET ISSUANCE DESCRIPTION B.A.R. SUBMITTAL BAR. RESUBMITTAL B.A.R. RESUBMITTAL DATE R 8 d d z w Decsription BAR RESUBMITTAL BAR RESUBMITTAL2 Date A$ a.1 u m_„ W 0 Z 0 J_ 5 /t1 V 55 5 SITE ADDRESS: 4410 SOUTH 144TH STREET, TUKWILA, WASHINGTON uJ J ma LEJ 5' 50 o = z= 0w PROJECT #: DRAWN BY: CHECKED BY: 1026.02 CLT DWK COVERSHEET CS B.A.R. SUBMITTAL 41 42 THE SAMARA APARTMENTS (ZONE MDR) TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP 10' WIDE TYPE II LANDSCAPE PERIMETER PEDESTRIAN CONNECTION ROUTE, TYP. NORMANDY COURT APARTMENTS (ZONE MDR) BUILDING B SITE PLAN - SEE SHEET P2.0 10' WIDE TYPE II LANDSCAPE PERIMETER vwv --- iii--------vii?:i--`il---- (ZONE LDR) NEW 6' HIGH ARCHITECTURAL WIRE 10' HDR BUILDING SETBACK PER TUKWILA MUNICIPAL ZONNING CODE SECTION 18.14.070 FENCE TO REPLACE EXISTING WOOD FENCE FFNCED DOG RUN L• I I 5 I 1 I r r SIGNIFICANT TREE TO BE REMOVED UPPER BUILDING OUTLINE, TYP. L_, L, VAN ACCESSIBLE STALLS 10' WIDE TYPE II LANDSCAPE PERIMETER (5' PLANTING & 5' SIDEWALK) L, 41STAVES fi TO BE J VACATED 1 L_.LYy_ 61- _2._ J1 N — BUILDING B ZONE: NCC/URO UNITS - 125 GARAGE PARKING STALLS - 86 f F-� Lin Efs.ri �4pi ��rII �y�.aiYilrll 3d%"�Jd �+r�L'�rlbL'�ui�.rs'i2ilroa�imr= �w mel 11ilr®4 9 "EIIngemernvm missrcor MIIMPUor J 10' WIDE TYPE II LANDSCAPE PERIMETER (5' PLANTING & 5' SIDEWALK) CONCRETE PATIO GENERATOR TREE PROTECTION ZONE SIGNIFICANT TREE TO BE RETAINED DECK OVERLOOK WITH LANDSCAPE BOULDERS RETAINING WALL WITH 6' HT. METAL LOUVER SCREEN FENCE TRANSFORMER RIVERTON TERRACE The Village ARTwalk* The Village ARTwalk will feature numerous forms of art, sculpture and photography created by members of the local art community. These art pieces will be prominently displayed at designated locations throughout Tukwila Village. ARTwalk will present art, sculpture and photography that are unique to the various cultures represented in this community. This could include the Foster High School art program and other local or regional art programs such as King County's "4Culture" programs. ARTwalk guide brochures can be produced for each new exhibit, illustrate the locations of the various art and sculpture work along with a description of the piece and a bio about the artist that created them. The ARTwalk work will be rotated on a schedule determined by the community management group. The work will be a combination of temporary and permanent installations. The Owner has enlisted the services of SEEDArts (SouthEast Effective Development) to assist in the implementation of the ARTwalk concept by generating thematic ideas and concepts for art elements, identifying potential site locations and features that would be appropriate for incorporation of art, and identifying potential local artists to create the various art works. (*The Village ARTwalk statement was previously reviewed and approved as part of previous BAR submittal and is included for reference only.) PEDESTRIAN CONNECTION PARKING EASEMENT FOR KING ROUTE TYP. COUNTY HOUSING AUTHORITY FIRE ACCESS LANE PROPERTY LINE = _cmartniarat= =n= care ° ����� m rel tires Elle__ p�1IN iii 1 ti,7�p,,,��=il�Ti ��FEE3■6oriP 61 cog �l f,I �Ili�rt r"r.'=o., I r -Z r-�z r 1 r I\ TRANBrORMER�. BUILDING E UNITS - 125 GARAGE PARKING STALLS - 103 c1 c1 1 c1 1 1 BUILDING A UNITS - 84 GARAGE PARKING STALLS - 85 _' ---r-- ur---t.-- L UPPER BUILDING OUTLINE, TYP. 1 -- w z J 1■■Lw■Ei..i.ri rat L2J \ Sk'�3L6i'�EdiiriJfr�EN •rt-srse=- rarzflmnrnrr ra=ara'i'■■■ir EXISTING KING COUNTY LIBRARY (BY OTHERS) TUKWILA VILLAGE PARKING cri BUILDING D UNITS - 68 GARAGE PARKING STALLS - 49 PROPERTY LINE 11 11 II 10' WIDE TYPE II LANDSCAPE PERIMETER PEDESTRIAN CONNECTION ROUTE TYP. TRANSFORMER TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP GENERATOR 10' WIDE TYPE II LANDSCAPE PERIMETER 6.6 PHASE 1 PHASE 2 PARCEL E PARKING (BLDGS. D & E) GARAGE =152 SURFACE = 30 SURFACE(KCHA) = 18 TOTAL = 200 PARCEL C PARKING PHASE 2 TOTAL = GARAGE = 0 SURFACE =11 PARCEL B PARKING TOTAL =11 LIBRARY - PARCEL D 86 SHARE PARKING ON PARCELS A,B,C 34 PHASE 1 TOTAL = 149 STALLS PARCEL A PARKING GARAGE = 85 SURFACE = 53 PHASE 2 TOTAL = 138 PARCEL B PARKING BAR SUBMITTAL GARAGE = 86 SURFACE = 34 PHASE 3 TOTAL = 120 PHASE 2 TOTAL = 258 STALLS PARKING LEGEND ® NUMBER OF STALLS IN ROW c COMPACT STALL S. 144TH ON -STREET PARKING = 18 STALLS SITE TOTALS = 469 + 18 (STREET) = 487 STALLS Ir Note: Buildings A & C and related site improvements have been reviewed and approved as part of the Phase 1 BAR submittal, and Buildings D & E and related site improvements have been reviewed and approved as part of the Phase 2 BAR submittal. These buildings and related site imrpovements are shown for reference to provide context for Building B. Alt t... _:,.rmar te: D a0 15 30 60 90 U J J 0 Melvin R. Easter - RLA, ASLA 0 C a r...„ STATE OF WASH NGTON REGISTERED LANDSCAPE CHITECT St6v'— MELVIN R. EASTER CERTIFICATE NO.888 Issue Dates Rev. Date Des°. 10/19/17 BAR SUBMITTAL 14300 TUKWILA INTERNATIONAL BOULEVARD TUKWILA, WASHINGTON OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T: (253) 231-5001 F: (253) 231-5010 COPYRIGHT: USE OF THIS DRAWING WITHOUTAUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. ® 2017 theLAStUdIOuc J D M W 1 w PROJECT #: LA -1113 FILE NAME: LA1113 - P1.0 DRAWN BY: CP/MB OVERALL SITE PLAN P1.0 BAR REVIEW 43 44 fl THE SAMARA APARTMENTS ZONE MDR DRAINAGE SWALE & CATCH BASIN SEE CIVIL RETAINING WALL PER BLDG. A PLANS NORMANDY COURT APARTMENTS ZONE MDR \\\\\ \\\\\\\\ \\\\\\\\_\\\\\\\\\\\\\\\\\\\\,.\\\\\\J w z J � J t IrJ ±111 1! N w N I I Ltd PARAPET WALL LEVEL 2 En a I 10' BUILDING SETBACK LINE 20' BUILDING SETBACK LINE ° <avACT � nr PARKING GARAGE ENTRY ° NATURAL GRAY SCORED CONCRETE CROSSWALK ° , 1/ END 6' HT. ARCHITECTURAL WIRE FENCE (MEET EXIST. WOOD FENCE) // LEVEL 2 TERRACE LSEEEE P2.21a6 L� 10' BUILDING SETBACK LINE 1 L_�_ COURTYARD LEVEL 2 SEE L2.21 LIGHT POLE, TYP., SEE LIGHTING PLAN PARAPET WALL LEVEL 2 L_ r -- // ZONE LDR - COMMERCIAL REDEVELOPMENT AREA EXIST. WOOD FENCE (REPLACE WITH NEW 6' HT. ARCHITECTURAL DOGRUN wrENG_WOOD FIBER MULCH WIRE FENCE) DRAINAGE SWALE & CATCH BASIN SEE CIVIL // PROPERTY LINE // SURFACE, SEE DETAIL 4 / P2.30 // BENCH, SEE DETAIL -11/ P2 3D� %4 i/ %4 %%4 /i 9;p;4 ///>;/; // // // BUILDING EXIT CONCRETE PATIO PAVEMENT LEGEND / / / / m • N// / / CONCRETE PAVEMENT PERVIOUS CONCRETE PAVEMENT CONCRETE ACCENT BAND, 3' WIDE WITH INTEGRAL COLOR EXISTING CONCRETE ROADWAY WITH INTEGRAL COLOR NEW 6' HT. ARCHITECTURAL WIRE FENCE (REPLACE EXIST. WOOD FENCE) SEE DETAIL 5 / P2.30 41 III 1 I III I BEGIN 6' HT. ARCHITECTURAL WIRE FENCE LL -.1 20' BUILDING SETBACK LINE BUILDING B ZONENCC/URO 4' HT. BLACK VINYL -COATED CHAINLINK FENCE w/ GATE AT EACH END LEVEL 2 COMMUNITY ROOM L m-- L▪ _ LEVEL 2 OVERHANG, TYP. PORCH L SEE ENLARGEMENT BELOW 1 DOORS FOR LIVE / WORK UNIT OPTION S 144TH ST. IMPROVEMENTS BY OTHERS Ie VAv AQC5SSIBLE STALLS (2) I ° RAISED CONCRETE PLANTER / SEAT WALLS w/ SKATE STOPS, SEE DETAIL 7 / P2.30 CONCRETE CROSSWALK WITH INTEGRAL COLOR "BRICK OVEN" BY BASF, SEE DETAIL 2 / P2.30 ZONE NCC/URO BUILDING B RECREATION SPACE REQUIREMENT 100 SF OF RECREATION SPACE IS REQUIRED PER SENIOR HOUSING UNIT PER HDR BASIC DEVELOPMENT STANDARDS SECTION 18.14.070 OF THE TUKWILA MUNICIPAL ZONING CODE (125) AGE RESTRICTED UNITS X 100 SF = 12,500 TOTAL SF REQUIRED RECREATION SPACE INTERIOR RECREATION SPACE LEVEL 1 LOBBY & AMENITY AREAS LEVEL 2 COMMUNIT YROOM & LOUNGE LEVEL 3, 4, & 5 LOUNGES (3 AT 413 SF EA.) EXTERIOR RECREATION SPACE SOUTHWEST OPEN SPACE SOUTHEAST PATIO DOG RUN LEVEL 2 COURTYARD & TERRACES INTERIOR SUBTOTAL: 3,301 SF 1,063 SF 1,239 SF 5,603 SF 2,009 SF 174 SF 448 SF 14,050 SF EXTERIOR SUBTOTAL: 16,681 SF TOTAL: 22,284 SF NATURAL GRAY ACCESSIBLE AISLE, 8' WIDE SCORED CONCRETE 6' BENCH, SEE DETAIL 11 / P2.30 CROSSWALK SCORED CONCRETE BIKE RACKS (4 -CAPACITY), SEE DETAIL 10 / P2.30 FLUSH PAVING EDGE w/ 2' WIDE SCORED BAND ARTIST -DESIGNED BOLLARD LIGHT (2), SEE DETAIL 13 / P2.30 FLAG POLE EXISTING INTEGRAL COLOR CONCRETE ROADWAY BUILDING EXIT 42" HT. METAL GUARDRAIL TRANSFORMER ON 8'X8' CONC. PAD COMPACTED GRAVEL WALKWAY PERVIOUS CONC. PARKING STALLS, TYP. SEE DETAIL 1 / P2.30 EXISTING 3' WIDE COLORED CONC. ACCENT BAND, INTEGRAL COLOR "BRICK OVEN" BY BASF EXISTING CONCRETE ROADWAY ZONENCC/URO GENERATOR ON 4' X 9'-6" CONC. PAD BLDG. B EXTERIOR WALL LEVEL 2 ABOVE 6' HT. SELF -LATCHING X STEEL PICKET GATE 6' HT. METAL LOUVER FENCE ON RETAINING WALL, TYP., SEE DETAIL 6/ P2.30 CONCRETE WALK 6' HT. METAL LOUVER GATE FOR TRANSFORMER & GENERATOR ENCLOSURE, SEE DETAIL 6 / P2.30 3:1 SLOPE 7 TREE PROTECTION AREA PER CITY ARBORIST REPORT DATED 6/20/17 L_ h co PLANTER WITH STREET TREE BY OTHERS, TYP. 111 0 1 I 11 SIDEWALK BY OTHERS NHS EXISTING REDWOOD TREE TO REMAIN 1 EXISTING CROSSWALK BY OTHERS 8 L2.31 E ING REDWOOD TREE .• REMAIN CONCRETE RETAINING WALL L 4) SOUTHWEST AREA ENLARGEMENT SCALE X"=1 -0" ZONE HDR/URO 270 SF RAISED PULTRUDED FIBERGLASS DECK & SEATING AREA, SEE DETAIL 3 / P2.30 42" HT. GUARDRAIL LARGE LANDSCAPE BOULDER BARRIER WITH FLAT TOP FOR SEATING EX. YARD DRAIN TO REMAIN SCORED NATURAL GRAY CONCRETE PAVEMENT 42" HT. METAL GUARDRAIL ON RETAINING WALL 8 16 48 1/16" = 1_1 7/ 0 J J 0 Melvin R. Easter - RLA, ASLA 0 N C a_ ry STATE WASH REGISTERED LANDSCAPE OF NGTON tC— S MELVIN R. EASTER CERTIFICATE NO.3Ba Issue Dates Rev. Date Desc. 10/19/17 to Y 14300 TUKWILA INTERNATIONAL BOULEVARD TUKWILA, WASHINGTON OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T: (253) 231-5001 F: (253) 231-5010 COPYRIGHT: USE OF THIS DRAWING WITHOUTAUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. ® 2017 theLAStUdIOuc J ww 1 W? PROJECT #: LA -1113 FILE NAME: LA1113 - P2.0 DRAWN BY: CP/RS/LP/MB BUILDING B SITE PLAN P2.0 BAR REVIEW NATURAL GRAY ACCESSIBLE AISLE, 8' WIDE SCORED CONCRETE 6' BENCH, SEE DETAIL 11 / P2.30 CROSSWALK SCORED CONCRETE BIKE RACKS (4 -CAPACITY), SEE DETAIL 10 / P2.30 FLUSH PAVING EDGE w/ 2' WIDE SCORED BAND ARTIST -DESIGNED BOLLARD LIGHT (2), SEE DETAIL 13 / P2.30 FLAG POLE EXISTING INTEGRAL COLOR CONCRETE ROADWAY BUILDING EXIT 42" HT. METAL GUARDRAIL TRANSFORMER ON 8'X8' CONC. PAD COMPACTED GRAVEL WALKWAY PERVIOUS CONC. PARKING STALLS, TYP. SEE DETAIL 1 / P2.30 EXISTING 3' WIDE COLORED CONC. ACCENT BAND, INTEGRAL COLOR "BRICK OVEN" BY BASF EXISTING CONCRETE ROADWAY ZONENCC/URO GENERATOR ON 4' X 9'-6" CONC. PAD BLDG. B EXTERIOR WALL LEVEL 2 ABOVE 6' HT. SELF -LATCHING X STEEL PICKET GATE 6' HT. METAL LOUVER FENCE ON RETAINING WALL, TYP., SEE DETAIL 6/ P2.30 CONCRETE WALK 6' HT. METAL LOUVER GATE FOR TRANSFORMER & GENERATOR ENCLOSURE, SEE DETAIL 6 / P2.30 3:1 SLOPE 7 TREE PROTECTION AREA PER CITY ARBORIST REPORT DATED 6/20/17 L_ h co PLANTER WITH STREET TREE BY OTHERS, TYP. 111 0 1 I 11 SIDEWALK BY OTHERS NHS EXISTING REDWOOD TREE TO REMAIN 1 EXISTING CROSSWALK BY OTHERS 8 L2.31 E ING REDWOOD TREE .• REMAIN CONCRETE RETAINING WALL L 4) SOUTHWEST AREA ENLARGEMENT SCALE X"=1 -0" ZONE HDR/URO 270 SF RAISED PULTRUDED FIBERGLASS DECK & SEATING AREA, SEE DETAIL 3 / P2.30 42" HT. GUARDRAIL LARGE LANDSCAPE BOULDER BARRIER WITH FLAT TOP FOR SEATING EX. YARD DRAIN TO REMAIN SCORED NATURAL GRAY CONCRETE PAVEMENT 42" HT. METAL GUARDRAIL ON RETAINING WALL 8 16 48 1/16" = 1_1 7/ 0 J J 0 Melvin R. Easter - RLA, ASLA 0 N C a_ ry STATE WASH REGISTERED LANDSCAPE OF NGTON tC— S MELVIN R. EASTER CERTIFICATE NO.3Ba Issue Dates Rev. Date Desc. 10/19/17 BAR SUBMITTAL 14300 TUKWILA INTERNATIONAL BOULEVARD TUKWILA, WASHINGTON OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T: (253) 231-5001 F: (253) 231-5010 COPYRIGHT: USE OF THIS DRAWING WITHOUTAUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. ® 2017 theLAStUdIOuc J ww 1 W? PROJECT #: LA -1113 FILE NAME: LA1113 - P2.0 DRAWN BY: CP/RS/LP/MB BUILDING B SITE PLAN P2.0 BAR REVIEW 45 46 FILE NAME: C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt 11/6/2017 3:57:04 PM I ih JOHNSON BRAUND1Hc- 15200 52nd Ave. South Suite 300 Seaele, 0 66M3 Phone 206.766.8300 wwwjohnsonbraunE.com ARCHITECTURE INTERIOR DESIGN Greg L. Affmne, AIA A Williams, AlA GENERAL NOTES I 1 1. BUILDINGBISTOBEDEVELOPEDASPART - � OF PHASE 2 TUKWILA VILLAGE. - SEE SHEET CS FOR DETAIL BREAKDOWN � 1 OF BUILDING AREAS, USES, AND PARKING � °— PROJECT TOTALS. \ /� \ / �.— \ 3. PARKING PROVIDED: BATH \ / WORK / _ BATH —r/ GARAGE STALLS: \ /Jeffrey \ / _ ,I. �..I (54) STANDARD STALLS -'-O" x 190" (22) COMPACT STALLS - 8'-0" x 16'-0" - \ // - .I (2)VANACCESSIBLE STALLS ❑ OPEN (2) ACCESSIBLE STALLS TO - 1 16)TANDEMSTALLS BELOW Si (86) GARAGE STALLS H /' \ 0 d LIVE (29%COMPACT) SURFACE STALLS r ■ ❑ BEDROOM / \ / \ - L (32) STANDARD STALLS (01) ACCESSIBLE STALL 8555 REGISTERED ARCHITECT // / iF.FFKnl' W HINVON SiAI'E OF WASHINGfUN STAMP / \ KITCHEN (01) ACCESSIBLE VAN STALL \ _ (34) SURFACE STALLS _ I \ \ / i i i i i i i i w (120) TOTAL PARKING STALLS '— Ill1 LII Ir e I / / / �iTT \\i 11111111 11ll�llrl11111111 �I�� ����� / \ / KITCHEN BEDROOM \ / ❑ \ r 1 L SET ISSUANCE DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL i H el \ ' LIVE // O� OPEN j TO ❑ / BELOW ' .I -- )--C BATH* \\ BATH C C // WORK Decsription BAR RESUBMITTAL P2.8 i� 3 \ LIVE/WORK LOFT. ALTERNATE % 2 \ LIVE / WORK UNIT. ALTERNATE 1/8" = 1'-0" 1/8" = 11-0" v 366'-0 346'-113/4'�rx � \ - ` DOG RUN 19'-0114" 3'-2" MI 10'-2^ elk i� o Ill si - II 1 I Q f ! ! 1 1 1 ��� i 1 �,8875 I ❑ -- �'-2 /2"I °° Date 13 O 14 O 15 O 16 O 17 O 18 O 19 O 20 O 21 O 22 O 23 O 24 O 25 O 26 O 0 28 O 0 30 O 0 32 O 33 O 34 O 35 0 36 O 37 O 38 O 39 O O O O O 44 O 45' 46 O 47 O 4, _r UTILITY • I 1 1 H A 11 1----1 1 Ir 1--- 1 1 1 I I I I I I 11 11 I I 1 I I I I I I L � "••"'• — — —1 t r--1 n ----I --1 r —— ---- e i—I Z-- I— r— 1 1 1 1 1 T 1 1 1 1 I I I I H I I I 1 __ 1lr-- I 1 \ L b 0, L L L L L ` L L L L L L L L L 1 L L L L L L L L L L L L L 0_ L L L L 93.6 ALT. LIVENJORK WASHINGTON ENDED FOR USE ON ANY OTHER PROJECT. ❑ 1 i 1 1 --- i —_�.. r—r --- --_ DOOR LOCATION '•. ---� -- 1 , - O - V L_ - =AMM { 2 L PARKING GARAGEi l- I t I- III' a (86 STALLS) - SEE GENERAL NOTES 25963 SF 2 83-64� &88.75 �' r III1111Wwp 11 A COMMOERRCIAL p • 10 J 24'-0" ��, LIVE/WORK, SEE ALT. PLAN 1865 SF r NH\ Zi j0 j — — 0 i IL IL 'bilk�® 9 30 a 9 a 0 3j0 0 0 0 �1 J 3 , , , T 9 !---1h I ELEC 1Il O I I 1 1 I I I I I I 1 1 I I 1 1 1 I 1 1 I I 1 1 I I 1 1 I I 1 1 I I ELE. M L PZ8 I I III O 63 62 61 60 59 58 57 56 55 O 53 52 51 50 49 48 _ _ . ALT. LIVENVORK 72 71 770 69 68 67 66LI 10,. O � DOOR LOCATION a Lai Nal • 7 CORRIDOR �I LP2 — — _— — — -- O J 76 I •� _ rn rzli •m �� .ill _ - Imrn� arn■m ( i 73 74 75 J I _ I =Okra I= _r•ra_In I�ovr� 11+1 I�■� I 21/ ❑ _77 GENERATOR — — INTERNET CAFE In �_ 1Y �u_c-�-, In rr III _�-f 1 1 I MAIL Ir r r J I■I 1 P■ 1 Lr r Lfir ppPi la _ O -1 — p C c c NI in inn ni 1: Ilk _ - - - - - - - - - - - - r I m t - cirO- - — MEDIA 111 1BED-C 1BE�D-C IBED-C 1BED-C 1BED-C '� Jif 1 /I _ 5 O - - ` EXISTING , REDWOOD TO EMAINTREE % ll CIL LOBBY �- ■ ri`1 al O L O ■1 _ ... sa OFFICE _ - - MEN , � a IN TRANSFORMER 93.64 i ■ ■ e r ■ IF , ,,_ - 3 � O y\� ----------- VESTIBULE - 1I �� Pi �� 1 ������� f f? 1 I�OS / ,t s 24'-0" _ _ 7 l l i WOMEN u7Vi�l �� a I \\ —1rJW1flOWWVa ; YI��� 1 1 1 1 1 - 11 141111 fiLP P BUILDING _ "Pr ,? 1 O 0 80 78 ENTR �R I—I❑ 1 S - ®111.. A 6 ` ' �Anni 17 8 B 20 21 22 23 24 25 26'1 27 28 29 30' 31 32 33- 34' FITNESS e. 4+>c ant se i �61 O - O ,ems ffie , � �.A ��V,_ c .,:. J r 1I ®d! 293.64 ._P..- Iii 1. - - - 83 81 79 a 1q * 16'-101/2' A blab* kit wit. FIRE COMMAND • _ dIs 13 22'-0' al ,v VF'>F \NNN rib cl 12 .0.1005 04 11111.4.4 Ill L ❑ r, NIN�- Ick pg M.� ®q0 3/4 6'ENRY V �� DRAWN BY: CLT CHECKED BY: DWK GARAGE 10Vdwo0 mvdwoo Jo•.woo mvdwoa IDvdwoa �, ,'�--�°m"., �II 0\V �0� dkVidal ��PROJECT#:1026.02 � p-3 it 1��22'-0'54'6" 30 99164" -�r 14'-L 10'-9 717...7411111:71://thl 4'-3" 11'-211" 69'-0" It � I ilk i��1 le ir— LEVEL 1 FLOOR PLAN �rairmi __ orwl 1 ��� �wi��0 le# Pr a IF 1 4111 i IPA I I �� S i 11 LEVEL 1 P2.1 B.A.R. SUBMITTAL 3'-2314" t I -_ 11 i�. • 3/32" = 1.-0" ■ k!L IVR P27 1 t lase m�� �� _ • = = 0' 4' 8' 16' 32' 48 FILE NAME: C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt 11/6/2017 3:57:18 PM JOHNSON 15200 52nd Ave. Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR Greg L. Jeffrey BRAUN DING. South DESIGN Allwine, AIA A. Williams, MA P2.8 \ 1 / 359'-0" 10'-0" 9'-0" 14'-5" 11-7" 6'-0" 11'-21/2" 14'-3" 9'-4" 10'-8" 10'-9" 14'-3" 9'-4" 10'-8" 10'-9" 14'-3" 12'-101/4" 21'-0" 20'-21/2" 28'-01/2" 20'-21/2" 21'-0" 6'-0" 40'-51/2" 9'-61/2" 11'-21/2" 8'-111/2" 12'-03/4" 1-21/2" / o : b o c ' \ } 8556 REGISTERED I AR HITE�T �� IEFFHEY 4. WILLIAMS STATE OF WASHINGTON STAMP ■11I ■■1■■�■ I■■■ ■ ■■■■■■■■■■■■■■■■■■ ■■■■■■■■■MINN ■■■■■■■■■■I MINN ■■■1■■■ -' ? ■■■•1 T.1-1�7■■&■�I■■■lC1rT'1■■■ ■■■rrmi— a. ur�ln�unurT1■X11■ trim le..rmi� ■■■■■■■■■■■■■■■■■�■■■■■■■ b o ■ mewl ll 111 I■■■_■_11■■■■■■■■■■■■I■■■■■ ■■■■■■■■■■11■■■■■■11■■■■I■■■■■11■■■ " 1 ■■■11■ ' 1 J—L-'a■■Ln■■■LIJLL'J■■■nIJ■■■L"SJl9■ L J■■■ILJL'J■ : IL J■L',LJ■'�■■■■■■■■■■■■■■■■■�■■■■■■■ " " 1 ■ ■■■� F i■■ ■IN I1■__■■■III■■__■�11■■■■■■■■■■■■I■■■■■ ■■■■■■■■■■11■■■■■■11■■ I■■■■■11■■■■11■ ■■■11■ ■■■ ■■■■■■■■■■■■■■■■■■■■■■■ ■ ■■■■■■■■■■■ 1■■■■■I■■■�■■■■■■■■■■■■■■■■■�■■■■■■■■1 11 ■1■■■■� z /2" o ■■■■I1■__■■■I11■__!� II��■■ i '" ■ff7■■■■■■■11atra1 ■■■■1■■►r■. !diifl■■1 ii ■I■■mini r.1i■I■■■11■■■■■■__■■■■■!P!!�_■■■■■■■■■■■■■■�■■■■■■■■■■■■■ 1■■■■■I■■■ ■■■■■■■■■■■■■■■■■_■■■■■■■■I�11- ■_ ■■■■ �• \ 1■—■■■I1111� 11iEa'solwN __�i�.�_n� min I1- ■ ■M�I�wu!RHhI�■_- ' ■_■■p!HEar i�-- . ■■�l"w'Iim1n1�N{_I■_i�■ ®r. __s�s■—■■■■■il ■■■■■■■■■■■■■■■■■—■■■■■■■■■■■■■■11■■■■■I■■■■—■■■■■■I��■.■`�■■■■■��■1�■■■■■■1 11 -_—, Idle'i1 .re�a36 tawama�s - I 11 ■t� _���■�■I _ — -- _ CI . ,..q.. .,,r-J - - _ I■■ ■■■�■■■■ �i ��+I —■�111'I1■■ — -- =T—�I-�- = ii SII I ■ m® � ■■1 a —1.na.al.e.�la.l ■■ ■-■1� T ill. I 11 18ED-A 16EDA ■'; -- 2BED-D ra o 18ED-C 7 , 1BED-C 1BED-A 16ED-C 1BED-A 18ED-C 1 11 -- -- rT� _ ■. 1 ,■I SET ISSUANCE DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL ec m cc m ■■■Mil■I ` si l _ Yft1F MI ■_M:::i lv Lam 2BED-E 1BED-C 1BED-C 2BED-E N. �r��� �Kid - ■i■■1♦ ••I �� \•I [1Y]� •• ' IL- • �, -� IL �� � • ,i Ir—, AT .r��� IL - �l Ir� Iv _J l T1 AIR2 1 Il 11 o\ III II n nnn v `1 1 I I1 IL II 1�1■ i.�a - ■ al .,.,,, p�• 11■I■ 11 6-4 L I I_wo_I lain +�i1I mini ma _ im -�J__ i� �r �n� r ■■■�111� _ e CORRal h :ATHRO• - I l rS LS �� •r=lam_ - r - r l -C 7-1• �_ r,J-1 -- L r—� 4-�"2 " o o 41 a m a P - o �L Ir--ti i� Nci ■■■ 1'�■I II \� J LJ ` j L J rI��I� ItTa■■■■■I f �� ��• [MA �1I 1 Prx- -t".--"=I IIIlIII+�L �i_-_I ■- �1 gm IFI II II r I= li 6n1 MA Ia _tri_ r1 L 1� alm_ 1�I .1Mr..n lei' i w n L J I_tel m1♦� .II_bUl_ It r I - i_ i S T 15�' ■■■■■II - •I 1-1 1 �,- �-1--2 _ � L_,- . CORRIDOR 1 u J Decsription BAR RESUBMITTAL �. Grl t�.l , 1 I r,,, ■■21 0' �II 1 Llr<" �J r -I Lig LY--'�- L,-' IL— o. _c _ L 1 1 .. -- TRAB _� j - 4 IG_ "� f1 en . r i- =r '- -a _� - —� 1. r. ■...r" r _�__ IN.: II �e __ -lr__ m_I �I_.�re_I _ r_ 'I _7= -F' .. . I - _ s7 l � .,_ Ica - - el ■■■■I r L , -- - , r [_ r40-f4-71- A L _ 1 ILI. 2 P2.8 LE. 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Date CV ■■■ 1111II ■• L- 2BED-E I y �� sgA� .` 'T. ■1111.111.01111■■■■■■■■■1=a■m l:a=a■■■■ EM III ■■■m=1=■�■••• ME l l MI II <� yr %\ 11•1111 MEI 7�■ �r— �■■�■I"+� :•=r 1111 , r •> �, r ■■■■■■.v .� r= mu I_ L � �1 rte■•_ , ■ R j■■�■� I �� rt ■■■a Oil 1111 IGT■■■■1�� OD irp_raym L��■L-=J_ a ■�\771• 1111■11111 n — �_■■■ ,�� ■ ■ 0 a WASHINGTON ENDED FOR USE ON ANY OTHER PROJECT. �Ia■■■■■■ �/� - ■ L'1■■■■1.J 1 1 �>•■ �■ 1• IIIbo 1111■.1 I `'� II I II I I I \� 1 �. ��III CO COVEREI OVERE -_-- l '. COMMUNITY 11■■779« . m I 1 rte-■ ■■1I1.� 1 1 1111■■■ _ I PAVILION PAVILION PAVILION PAVILION ` ._ 1111■■11111■ F ^- —J■■■■� ___ ! \I Iii■ ��_ i� ___■! 1 1111■■■ S� �■ Im = IL's Il '_1IL1 �`• �1■1111 / i 2BED-E 1 1111■el ., �,■■ X11■■ 1 ■■■- CSI II 1111■ A■M■■ N J L J L J L - J n o 1111■■ I! -r36• _ 111r1-' ■� ■■■ titp ■■II■■ 1 1i.-■a■■ f r •• ••I y 1111■■ I It L., i 1 � 1111 1111■■ o II` I `4�1 1111 ill I 1111■■ 1111 "Arlo r�� / II IIS 1111■■ 1111l � 1111■■■II �-i - rl B�■PD�-� 1111 _ it I 1111■■■I 1111 ■■■■■■ ,, CLI �A■■■■■■■11L.a ■■�rallll _ I■■■■■■■• 1111■ ■■r1fa■ Pr CO ■ ■ ■ ■■ ■■' F ■• ..• ■ . �, I=MEEL ILII■ . =`L � II 1111■■■■■ 1111 ■ ■ ■ ���I.■ ■■■--� � j 1�u■■■■■r h ■■ ... ■st■■ ;A 4. 1I - - -J_.I: III ■■■1111 ' LJ__L 9'6r 1111.•.•.•.• ■■l.�.■\:� J�`�_11— I■■■■•I 19' r_r■■■■r 1"■■■■■■r 11 E.47 III= ■■1111 -_IJ all■■■■■� A■■■■■■■■�71■ 2BED-D — -LL ■■■� B.!■■■■V� I■■■■!�■■■■■■] p1,1 _III-I s 1111■■I C jittji 6 II� I I■■■■r11r■ �� "' ,,o III II \ silL)7 �� ���■ M SII IIHI� �_� I ll �� ��I _0 11■l■■ � 111! `. � I I-II-I-111=1-IIIEL--IIL-III- - 11=1-L -.'� \`U-1111��1 a) -I I=II I=W=�=1=�=�=1ll= I 1-1 1 11� -)L- - N 'J■■ - "•=1 _ m -JL -Ill= = =III= - — -111= — I 11. I ��5.- J �- -1I H 1 11 H 11_11I In _ _ _ E_-III= I-1Ti-111=I = - 1,111=1 I 51/2 �r 0'-61/2" 61- 0' 10'-51/2 11 10'-33/4" 341- 5 3/4" 2 9=11 19' 2 39!64 111- ---- 301- 3 41/64" 241- 0" - 0 1/4" 21' - 11 1/2" 14' - 3" 101- 9" 28' - 0 1/2" 10' - 9" 14' - 3" 11' - 2 1/2" 58' - 11 1/4" 12' - 0 3/4" . X16' 21'-7314" / 52'-91/4" / / / / / / i / 3591- 0" 3 / N P2.9 / /\ / /1\ / / ' P2.7 (1 \ LEVEL 2 / - / P2.10a - _16' _ _ _ _ — _ _ _ 32 GENERAL NOTES 1. BUILDING B IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND PARKING PROJECT TOTALS. PROJECT #: 1026.02 DRAWN BY: CLT CHECKED BY: DWK LEVEL 2 FLOOR PLAN P2.2 B.A.R. SUBMITTAL 50 FILE NAME: C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt 11/6/2017 3:57:23 PM JOHNSON 15200 52nd Ave. Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR Greg L. Jeffrey BRAUN DING. South DESIGN Allwine, AIA A. Williams, AIA P2.8 \ 1 / 1 359'-0" / 14'-5" 11'-7" 6'-0" 11'-212" 14'-3' 9'-4" 10'-8" 10'-9" 14'-3" 9'-4' 10'-8' 10'-9" 14'-3" 12'-101/4" 21'-0' 20'-2112" 28'-012' 20'-21/2" 21'-0" 6'-0" 40'-51/2" 9'-6112" 20'-2" 12'-03/4" / ib i 1 1 8556 I REGISTARCHITECTERED , STATE S F WASHINGTON n m c 0 r N N,.t iiala i�---� - --. -- \ \ T�.- '. r Z— —� �I - Emma' - isi I tl _ N p� 11.r 'T ��r �_— 1BE0.A iBED-A II -- 2BED-D ir,• G` BED-C 9 1BED-C - 1BED-A 16ED-C 1BED-A 18ED-C < � 11 MI ma SET ISSUANCE DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL r Si c7 ■{� Laundry 2BED-E BED-C 18E0.0 2BED-E - ■■L n lc ln\a'�JII•'L _ CRJI ' r �1 �I_ hL•r � I i 1 L l}� co-I�I—nn r--�,uOi1i 11I—meg-�■ o.cc �■I — `ILII I �il ■I� F —.i,- ■ ,I 1 —.� — - 1�.+7 ■ .■ 11371 '�I to .■ .■ 1]I� r +� I. �r �i �• �� I Ali u ATHRO• r-I�r4 Ir r7 �- T 4'-0"2'-0" o -' o n o m o r a a o CORRIDOR IL 1 1 -1- .a � i `uJ i I �. u u P -I r l r 1 r I all i�M 1' al r ��—�� MI N— — �___ L - 1-9= -Lra— l 1 i r 1 �. =� 4 — �r� Imo.— —m— �I 1 J� = a M I Ian I I II �_«,_ I_;.,—r �_apr— j , II CORRIDOR II L_ 1- z,-i Irl/ — _ r_�_i Decsription BAR RESUBMITTAL -Lc ,J �n _ , TRASF4 I.. r r D1 ,r • _y==_ ., .. :11 14��,..JtJ IC ] , [�,I 1 [�e,l—■I _ ■ mt � Is7 —r reel a Ira �� —,nor—,r � 2--r LLI __ _ 2 IN _ r r �� r_�_J u i Q u P2.8 II LE. LOBB Ir�r �� _ 5 1 I I I I I I I I I �� _ 1BE0.A 2BED-E 2BED-D '• Y '� �U- A J • G.1 16ED-8 2BED-E 1BED-C 1BED-C � �` ♦` O , n a OaI co co ■ CI LOUNGE 2BED-E 1BED•C 16EDC 2BED-E — P27 —Z J 1 111 III IIni \ T-51/4" II 0'-7114"i 10'-9" 10'- 20' 61/2" 20'-21/2 20' 61-21/2" 8'-111/2" 2-03/4" a I � i i 114'-3' i28'-012' i20'-2112" /1 IFIL ii Cr 1 F, ,- II •�? Date R 01 )< 2BED-E //// re WASHINGTON ENDED FOR USE ON ANY OTHER PROJECT. ri n rt 1L1 r I II s.ir I 28ED-E - 1 r— "I 111 _ u U ii J~ ��� �� SII �� III / 28ED-E �• �� ROOF BELOW, TYP. 61'9� • ►I '- 1 ' ( / co 1 el ��� L. Mt u_: I� 1 EL = 1 STORAGE 2BED-D 6-e1/4" 111111 1 D TRELLIS BELOW, TYP. N I J---LK_iui!!» IIlM I -- / STAIR 1 1 15-51/2" 10'-61/2" 6'-0" 10'-53/4" 10'-312" >2311f" •'-0" a / a / 52'-9114' / dd‘27 � NW / / / / 359'-0" / / i // / ' \ P2.7 I LEVEL 3 / / — - �/ — - — — — — _ — 0 4' 8' 16' 32' GENERAL NOTES 1. BUILDING B IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND PARKING PROJECT TOTALS. PROJECT #: 1026.02 DRAWN BY: CLT CHECKED BY: DWK LEVEL 3 FLOOR PLAN P2■3 B.A.R. SUBMITTAL 52 FILE NAME: C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt 11/6/2017 3:57:27 PM JOHNSON 15200 52nd Ave. Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR Greg L. Jeffrey BRAUN DING. South DESIGN Allwine, AIA A. Williams, AIA P2.8 359'-0" 19'-0" 14-5" 11'-7" 6'-0" 11'-21/2' 14'-3' 9'-4" 18-8" 10'-9' 14-3' 9'-4" 101-5114" 10'-11314" 14-3" 12-10114" 21'-0" 20'-2112^ 28-0112" 20'-2112" 20'-9114" 6'-2314' 40'-5112" 9'-6112^ 20'-2" AI 12'-0314" H _ _ up f� =L" o w o` 8556 I REGISTERED ARCHITECT STATE k. WILLIA WASHINGTON STAMP n \ \ \ I —� - r n-`SCI r^ _-- - ��I--- 1BED-A iBEO-A R STAIma 2BED•D 1BED-C 1BED-C 1BED-A 16ED-C 16ED-A 1BED-C - I en 11 Slob WKS SIM Pa m SET ISSUANCE DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL f° — MIMI MEM Ill � � Laundry 28ED-E 1BED-C 1BED-C 2BED-E kl -NA - • 011 I ��_��- I•r I- � I ��II�I`-I ♦i I IIcc L !7T1!T r IL I Irlj�111.m_ Ir �Jr eL I , ■til II ,.�., I� 111 1 _'sr_I� IC_ I11�, :: �� : _`ICI _�_ ■ _�_I . _I_._ �_ . _I�_ • CORRIDOR -.. r- r5 r-rs�_ r__�', r'�__, _�_� r'7�_, C o C _ ci I I- -1- 'o 2 — :_�f rlls� I l �I_—_ IIS I F r _ W LSI _ =9 _�'_L_J f _ til II� Ci; IIII 1 _.r_ i J �I r ��_ f _ 1 G 1. tY,} = M II I'jjl�Y.;a� I _ try MOUSY ` I - CORRIDOR IIJ L-G�- t I, 2 0 G IAC to NI [_ I 1 yJ=J - Decsription BAR RESUBMITTAL l /I L r _u — :=1 `mflL = �� I� i.CRa:-LJ— �TRAS� �r :rh�.i :� 1 ,i_uF Y (' �� ei 11-1--Thi :i] �\ _m_ JI+'I�1 _nrv_I _tri. t\\/ I Ear _ _ 'i�.I,i �l r,^�I n - I I L_' ' r- �i ' n. LE. LOBB al- I • �� 16EDA 2BED-E 2BED-D2P28 I__�mI =JIM - 1BED-B 2BED-E 16EDC 1BED-C IN _ Hi IN N - L in �1'I'rC o `�� LOUNGE 2BED-E 18E0.0 1BED-C 2BED-E -- l P2 7 �-- IV . \ 1 1 IF I — ;� I it — —�I 1BED-c 'I c " 1I _—I_ J — - 1 T-5114' 10'-7114"� 9'-0' 14-3" e'-9" 14-3" 0'-9' 24-0" 20' 61/2" 20'-2112' 28-0112" 28-2112" 21' 0" 6'-0" 61'-21@" 8-11112' 12'-0314" 91'-2" 1 11 e: 2BED-E i - I Date R re WASHINGTON ENDED FOR USE ON ANY OTHER PROJECT. I 2BED-E I a_� I I7sr- �I. .. -II 1 II " �III 1 110.7' 7 11 �I 1 111 II 1 i \ rag -PI re LC) -_�•I� I L1 STORAGE Jn I -\2BED-D ■s I'lm II — — _ _ r 15-5 112^ 10'-61/2"/10'-5314" .- 10'-3112" -231 .'-P' ® / / / 52'-91/4" V 359'-0" / / // 1 / P2.7 7P2'.'10a� �1 LEVEL 4 / - _ - _ 22�=1'-0" - — — _ _ _ // \v/ — — — _ - — 0 4' 8' 16' 32' GENERAL NOTES 1. BUILDING B IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND PARKING PROJECT TOTALS. PROJECT #: 1026.02 DRAWN BY: CLT CHECKED BY: DWK LEVEL 4 FLOOR PLAN P2.4 B.A.R. SUBMITTAL 54 FILE NAME: C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt 11/6/2017 3:57:32 PM JOHNSON 15200 52nd Ave. Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR Greg L. Jeffrey BRAUN DING. South DESIGN Allwine, AIA A. Williams, AIA P2.8 35 p 19-0' 14'-5" 11'-7' 6'-0" 11'-21/2' 14'-3" 9'-4' 10'-8" 10'-9" 14'-3' 9'-4" 10'-51/4" 10'-11314" 14'-3' 12-101/4" 21'-0" 20'-21/2' 28'-01/2" 20'-212" 20'-9114" 6'-23/4' 40'-5112" 9'-6112' 20'-2" 12'-03/4' _ N cv _ ELZ1 o o b 1 1 8556 , I REGISTARCHITECTERED STATEF WASHINGTON STAMP nEFFRE , --��-_ -_. -_- \ \ �_-_J T 1 -J - -' -� a CI = u__r w kre1� `-I- -u II o 1BED-A 1BED-A Os :I 1 --1 2BED-D toinn - M _-----__— _— — --__— —_ —_— _— 16ED-C _ 18ED-C 1BEDA 16E0.0 1BED-A 1BED-C II — NMIISM ■ SET ISSUANCE DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL ec — — NEM — —n � — — — — — INNS - I� III J Laundry 2BE0.E BED-C 16ED-C 2BED-E cW1 -, '� y. I[ �I- - _ -[�I- _ �� C+'�t711 _III � I�rr _I �rT-�-I STAIRI� _� L I J!!! ILI4=1� O–`�1 II r-ra-�` — ti 1 rt 7 s11 in Mil .�' I® CSI I _ .. _I ._.� I • � �I CORRIDOR 'ATHRO�� 1 r-, `_ th L r-- i r 4-- =�-r r-r_�_ rlr-1-1 ° , aPo a B b I 11 I I m -1__7 I`2�_ti `DLJ L r `R J `� ' _ :1. 1� u ■ 1 1 N I�IIra1 M11 I la r r r1ow- —�_ I --_ _—_ I �I1a7 1 rig L.. r �� - — , La ISIII r ��F� I�I _.� 0 w n ■ —• —L IL�� ILS I'I�_b�•f b�7 - J G_bip_ E !TOR CORRIDOR 1 I CI-11 Mal I rtaaT N N G Q� 7--1 1� 1 1 1� 1 - , hit* Decsription BAR RESUBMITTAL 7 ia S I rRa - I V • =r ICAi i�ir VII 'ey — Ij ••P28 _ G...J_r`Ir�� — I�I\1BED-C — ,�_- r_ 1I_LID; rr" 111II r� 1 .i-L _ - J� a_ .. EDB 2BED-E1BED-C16ED-C to J _.1 _U_• *a'.• n�G^71 IDE_1jj'irr �r -r[ e ■Ico - . 1 En 26E0.E 1BED-C2BED-E Oa la1 ---- 1 , IL am_ I1 �- - II— — 1BED-C --_ —. — 1 o CI I1 -' II 7-51/4" 10'-7114" 2" 9'-0' 4'-3" 10'-9" 14'-3" 10' 9" 24' 0" 20'-6112" 20'-212' 20'-21/2" 21'-0" 6'-0' 61'-21/2" 8'-1112 2'-034' „ 28' .12" II i-aii•ll:1= Date R `- u 2BED-E - I •210, _ •A T1 n f I r �. , re WASHINGTON ENDED FOR USE ON ANY OTHER PROJECT. r 28E0.E -fl LI -, - rC I r1 ii 11 r N h u Rtr11fit sL,lig IL.4411 11`--' 11 I II . iI. 1 \ I fi 2BED-E :- II I ar Li , C _ lamMEL g,I „ I z1 l- STORAGE 11 2BED-D 11181 N =111111- , _ — -- ♦ -- _ 15'-51/2" 10'-812" 8'-0' 10'-5314' 10'-312' -2314 7-241-0" © sr-s114^ W , CP � / 359'-0' / / / 1 / ° \ P2.7 0 LEVEL 5 / / P2.10a _ _ - _ _ - 0 4' 8' 16' 32' GENERAL NOTES 1. BUILDING B IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND PARKING PROJECT TOTALS. PROJECT #: 1026.02 DRAWN BY: CLT CHECKED BY: DWK LEVEL 5 FLOOR PLAN P2.5 B.A.R. SUBMITTAL 56 FILE NAME: C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt 11/6/2017 3:57:33 PM JOHNSON 15200 52nd Ave. Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.lohnsonbraund.com ARCHITECTURE INTERIOR Greg L. Jeffrey BRAUN DING. South DESIGN Allwine, AIA A. Williams, AIA P2.8 \ / / 1 STANDING SEAM 348.19 348.19 348.19 '� 348.19 348.19 STANDING SEAM METAL ROOFING 347.89 8556 REGIS ARCHITECT TERED EFFREY A. WILLIAMS STATE OF WASHINGTON STAMP / METAL ROOFING �/ I 347'64', I �¶ OJ �� 348.19 348.19 346.90 i •2.10:. �I MS = 346.90 h l_ I,�. • II SET ISSUANCE DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL H la ELEVATOR x rem ALTERNATING h TREAD DEVICE - 346.90 ROOF ACCESS Im 12.5% Ncm a - 1 kr g 12.5% PRESSURIZATION CORRIDOR 1 EQUIPMENT -: SUPPLY -tin o oo g a e 3 �-I,„ I�i CORRIDOR bh EXHAUST - Decsription BAR RESUBMITTAL { w lim l 1 1 hi N IJ ZN TRASH N CHUTE Ztr 11001 EXHAUST `Z P2.8 346.90 1 347.19 ' P27 a, PARAPET WALL, I 348.19 TYPICAL 347.69 / -347.69 f LI 346.90 ,I 347.19 r e 348.19 348.19 _� 348.19 I 1 , _' P 348.19 348.19 0 1 , I , STANDING SEAM 53' 1' 348'19 we 1 �` METAL ROOFING Date f//s2.10-1 �_./ - b 1/4"/ 12" 1/4" /12" A 1 <•2.10. r _ WASHINGTON ENDED FOR USE ON ANY OTHER PROJECT. 1 4. 347.19,_ 1 248.19 MO 348.19 V A a CORRIDOR EXHAUST 1 347.19 � inir I STANDING SEAM 4 METAL ROOFING , N r 1 1/4" / 12" _ - / ® / NW / / / / / // /1\ / � / 5 \ P2.7 (1 ROOF1 " - - - / / P2.10a = 1' 0 (\/\�3'/3�-\2" - _ _ _ _ - _ _ _ 0 4' 8' 16' 32' GENERAL NOTES 1. BUILDING B IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND PARKING PROJECT TOTALS. PROJECT #: 1026.02 DRAWN BY: CLT CHECKED BY: DWK ROOF PLAN P2.6 B.A.R. SUBMITTAL 58 FILE NAME: C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt 11/6/2017 3:57:45 PM JOHNSON 15200 52nd Ave. Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.j0hnsonbraund.com ARCHITECTURE INTERIOR Greg L. Jeffrey BRAUN DING. South DESIGN Al!wine, AIA A. Williams, AIA d .10 ® 22 29 15 12 9 20 21 5 29 14 27 8556 REGISTERED ARCHITECT �/ �'. EFFHE4. WILLIAM STATEOF WASHINGTON STAMP 24 22 12 28 22 17 25 21 24 23 18 15 10 27 19 17 14 5 4 2 29 \ 1.1 co ROOF N —._IN �23 346.67 = s �, \\ 1 111.1111 11 II IN ,■'I -'■■ - - - - 344 TE ■ ■ ■ 11 1■■■IN ■�■�■� 111 1__■I_•.I■M ■:,� ■ -\ ■__■ �1■1�■■_�■1■■■�II,■■ `I` 1. �- 19 •—_■ — MEI MEM _I_ __ —I__"_I_■�■�I MM 2.10 _■�■�■__ M�' •■_I:_,,■1 MI=.■I_II, SET ISSUANCE DESCRIPTION B.A R SUBMITTAL BAR. RESUBMITTAL m �� - - -- Iii ����� �_ �m LEVEL 5 0 -_ T-- -_ �� ii-- ■ -_ ■ ■ -- ■ �— —� ._ _ _I�_jili.__uuurui1juu.uuj �� .■-_ -—�— ■ 336.081 _ _ _ 20 ,■■ ■ , ■1111 .. 1 .. I .. ■ .. ■' ■. ■�� .. � .� .� .. 111 .I1, ■CEth.. —_ii _ __— . � _IIS G HEIGHT _ ■■I!■ ,. 1 111 ■ 11 ■■ ■�■ ■■ (11 ■■ �� ■■ �■ ■� ■■,■ I ■■ ■� ■ ■�■ ■■II ■1 ■1 ■■ 111 ■I1 ■, k' $ o $ I■■ 26 —_ IIII�� _■ __i _ _I_I 1 .n �� 7_ m==m. _-, _I� ���. €C �II�I - ■ 1 a r a r ��L m L31779 p ' mini • �, �■ �L, 1111111:11:111111-111-1: ;CD o _ .. 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ROOF t9 s /F331_44; iv • • — oThi —.— —.— —.ill■ —�■ j000 9 ■I �co ■_1_II_!I • __�__®�__ _•_� b LEVEL 5 1._._i 336.08 S !A'l l 20 LEVEL -_----_------- ■ .—_ ■ ■ --_— ■ 32693 \ ITJ zt 1 19 _ _._ __ __ =I IM __ -� 0, m Z ■i I 21 /— ■ • I Mink ■■ 11 ■..I ■ 11 11111111111111 Ilnliuullnl 1111111 minim , mini `� ®v m ": 1111111 �._ 111111111 I I . MINI -- Inn 1111111111111111 1 m __— ' LEVEL200 -----,— - _ l 308L2 \ \z y trEL it L----------- n cc { �, ` _ N 7 __ sae'nimm ere ::.i e. -M i . = T Z H i e:' in - a 0LEVEL 1 k 10 93 24 I GRADE PLAN 289.07 % 2 \ NORTH ELEVATION 3/32" = 1'-0" ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES 1 MASONRY BASE BRICK MUTUAL MATERIALS, IMPERIAL GREY -MISSION GRAFFITI -RESISTANT COATING 11 SIDING HARDIE PANELS W/ REVEALS SHERWIN WILLIAMS SW 7038- TONY TAUPE SMOOTH 21 EXTERIOR DOORS INSULATED FIBERGLASS ALMOND 2 MASONRY BASE BRICK MUTUAL MATERIALS, BRICK BLEND: 65% BROWN VARITONE, 35% IMPERIAL GREY - MISSION GRAFFITI -RESISTANT COATING 12 SIDING HARDIE PANELS W/ REVEALS SHERWIN WILLIAMS SW 7585 - SUNDRIED TOMATO SMOOTH 22 METAL FLASHING, COPING, & FASCIA POWDER COATED FABRICATED METAL COOL DARK BRONZE 3 MASONRY ACCENT BRICK MUTUAL MATERIALS, BROWN VARITONE SOLDIER AND ACCENT COURSING 13 SIDING HARDIE PLANK 11" LAP SIDING SHERWIN WILLIAMS SW 6090 - JAVA SMOOTH 23 SOFFIT FIR TONGUE & GROOVE CLEAR FINISH 4 MASONRY ACCENT BRICK MUTUAL MATERIALS, IMPERIAL GREY - MISSION SOLDIER AND ACCENT COURSING 14 SIDING METAL FLAT PANEL COPPER - COTE HORIZONTAL, 6" GROOVE 24 BALCONY, CANOPY, STOREFRONT METAL POWDER COATED FABRICATED METAL COOL DARK BRONZE PROJECT #: 1026.02 DRAWN BY: CLT CHECKED BY: DWK 5 CONCRETE CAST -IN-PLACE CONCRETE NATURAL GRAY- PATCHED & SACKED GRAFFITI -RESISTANT COATING 15 SIDING CORRUGATED METAL COOL DARK BRONZE VERTICAL 25 CANOPY COLUMNS POWDER COATED FABRICATED STEEL COLOR TO MATCH FIR WOOD 6 CONCRETE ACCENT CAP PRECAST CONCRETE NATURAL GRAY - PATCHED & SACKED GRAFFITI -RESISTANT COATING S 16 NOT USED 1 26 GUARDRAILS ALUMINUM COOL DARK BRONZE ` EXTERIOR ELEVATIONS 7 CMU BLOCK PRECAST CONCRETE MUTUAL MATERIALS, KHAKI - GROUND FACE GRAFFITI -RESISTANT COATING 17 HORIZONTAL TRIM BAND 1 X 10 HARDIE TRIM SHERWIN WILLIAMS SW 7027 - WELL BRED BROWN SMOOTH 27 GARAGE SCREEN POWDER COATED FABRICATED METAL ALUMINUM 8 CMU BLOCK PRECAST CONCRETE MUTUAL MATERIALS, COCOA - SPLIT FACE GRAFFITI -RESISTANT COATING 18 HORIZONTAL TRIM BAND 1 X 10 HARDIE TRIM SHERWIN WILLIAMS SW - COPPER SMOOTH 28 STOREFRONT ALUMINUM ANNODIZED DARK BRONZE THERMALLY BROKEN B.A.R. �/\ L 7 SUBMITTAL 9 SIDING HARDIE PANELS W/ REVEALS SHERWIN WILLIAMS SW 7573- EAGLET BEIGE SMOOTH 19 WINDOW / DOOR TRIM HARDIE TRIM SHERWIN WILLIAMS SW 7027- WELL BRED BROWN SMOOTH 29 LOW SLOPED ROOFING STANDING SEAM METAL ROOFING COOL DARK BRONZE 10 SIDING HARDIE PANELS W/ REVEALS SHERWIN WILLIAMS SW 0032- NEEDLEPOINT NAVY SMOOTH 20 WINDOW VINYL ALMOND 30 60 11/6/2017 3:57:59 PM 22 4 H 4 20 m I■1■ __■IE_1 1i �mino 111I■1111 NE 11111 1111 ■■ 11 NE ■■ - IIIIIIIII VIIIIIIII moon 11111111111111 1 11 11 !!!Alq!g111101111111111IIIIIIIIIIII1111111011111. lininnnnnli °m�Illlil IIIIIIIIIII mmn11111111 ■■ ■ 111111111111 Mq� I!!LIDIIII IIIIIIIIIIIIIIIIIII mm II 'I1:nmim°°°Ii ii iiml.l IIIII - ROOF 1 346.67 mI l l=11=11=111=111=111=111=111= 11=111=111=111=111=111=111=111=111=111=111=1 I I mm l =llm 1111=111=1l l m l l=gymI I Im =W=L=111=111111l 111=111=1l 1111111=111=l l =111=Ill=111mL1 C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt FILE NAME: I I II i ISI � I�mlll I Illm�m�m�m � Im�rR I I I� m �I i I m1 PLATE 344.17 LEVEL 5 336.08 LEVEL 4 326.93 LEVEL 3 317.79 26 n 0 to _ = 111—=IIII—I =III=11I GRADE PLANET I' III b4 --- TIGi ii 289.OTI11 —n—non—n-1 1 I— 1 — _r ——ITIS— — — — — — 111_111_111_111_111_111_1H-- - 1=1= _ _ - - _ =1- 1 III �._ILII_I1= _ _ _ =1=1—II_I'_II- Ill I._il1_II 1 = _ 1=1 = I__I_"�_II_:��_I :_.'II_I II II --ILII— I_'N_I_�_II_I_I-.'II—IJI- =1==1-1_II _II III_ `\ COMMERCIAL Illi III—I LI I—III—III—III—III—I —III—III—III —III —III—III—I LI I—III—III—III—III—III—III—III—III—III—IIIJII—III—III—III—III—III-1'� III—III—III—III—IIIJII—III—III—III—III—III—III—I—III—III—III—III—III—III—III—III—III—III—III—III—III—III—III—III—III—III—III—III—III— I—III—III—III— CI I—III—III—III—L ""IY.—, _IIIII=III- 288.76 _ II TIL=III III III -III III TIL=IIP 1 \ EAST ELEVATION 3/32" = 9 20 12 4 .1 9 10 17 f 11 L ROOF 346.67 PLATE 344.17 II —. LEVEL 5 336.08 LEVEL 4 326.93 III LEVEL 3 317.79 ONING HEIG LEVEL 2 308.64 NM 1111101111111111r • s■MI I 11111111 LEVEL 1 3.64 COMMERCIAL 288.75 GRADE PI AN 289 07 SEE P2.7 EXTERIOR ELEVATIONS SHEET FOR EXTERIOR FINISH SCHEDULE / 2 \ SOUTH_ELEVATION 3/32" = REVISED EXTERIOR CORNER MATERIAL CHANGE REVISED LOCATION OF BELLY BAND @ RED AND BLUE SIDING LOCATIONS JOHNSON BRAUN DING. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 8556 REGISTERED ARCHITECT EFFREY A. WILLIAM STATE OF WASHINGTON STAMP w U DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL E tox x a m la No to o< * m b o z r M Decsription BAR RESUBMITTAL BAR RESUBMITTAL 2 Date 6R m W -H SITE ADDRESS : 4410 SOUTH 144TH STREET, TUKWILA, WASHINGTON J w g OUM - rn- < • Q w0 a- O • 5 d w co w W r wco n_ -1 j IL a jQa 5 i 3 >Z Y N } 0r O cva a rc 0 a 0 IDw 0 0 cO ow 5 ix5 Sa w0 LL 00 E a 6't oU {` n PROJECT#: DRAWN BY: CHECKED BY: 1026.02 CLT DWK EXTERIOR ELEVATIONS P2.8 B.A.R. SUBMITTAL 62 1 1 : Users ay am D ocuments 026- u la d age B dg_B_ entral_20 7_A a! ul . VERTICAL METAL PANEL SIDING; "COOL DARK BRONZE" TRIM BOARD; "TONY TAUPE" *41 4 re 521t7 Y //ice .srm�i GARAGE SCREEN - ALUMINUM GUARDRAIL INSULATED FIBERGLASS DOOR PRE -FABRICATED BALCONY; "COOL DARK BRONZE" STANDING SEAM METAL ROOFING "COOL DARK BRONZE" CAST -IN-PLACE CONCRETE ' TYP. FACADE TREATMENT FASCIA; "COOL DARK BRONZE" PARAPET COPING; "COOL DARK BRONZE" HARDIE PANEL SIDING; "EAGLET BEIGE" HORIZONTAL FLAT METAL PANEL; "COPPER" - 6" GROOVE DOORMINDOW TRIM "WELL BRED BROWN" VINYL WINDOWS "ALMOND" HARDIE PANEL SIDING; "NEEDLEPOINT NAVY" WINDOW TRIM; "WELL BRED BROWN" BRICK ACCENT COURSING; IMPERIAL GREY, MISSION BRICK MASONRY; 65% BROWN VARITONE / 35% IMPERIAL GREY BLEND, MISSION ALUMINUM STOREFRONT; "DARK BRONZE" .0101PP ;it iv 01111r eassor -. i". --SS`- 111111111111111111111111: __JIIIIIIIII = ? a?i, r - __�S y _� "- s . r=�_r.��'r �='111111 III ����►�y-� �,r�s:a' � s� s'L' 111= =�_� �__� 'r �r=-rr=•r_.,o' 3%{�I ■ ■ "�� ��,���l�Il�llllllll�illll IIII III;*---'�r,,iy� ` -�S ., -���'= .er: �.L' yds'• 1�.Tr 1 IIIIIpI II IIIIIIIII II II rYrL= IIIIIIIIIIIIIIIIIIIIIIIIII10111111p1110 �L IIII Ipp311II1I111 a F lllm o 1 0 1111 1 0 1? 141 =may / 'err10:,S �- � .;; �SWAS Ilyet BRICK MASONRY; "IMPERIAL GREY", MISSION BRICK ACCENT COURSING; "BROWN VARITONE" HORIZONTAL FLAT METAL PANEL; "COPPER"-6"GROOVE ALUMINUM STOREFRONT; " DARK BRONZE" GLULAM CANOPY SUPPORT ALUMINUM GUARDRAIL "COOL DARK BRONZE" COMMUNITY ROOM TUBE STEEL CANOPY COLUMN HARDIE PANEL SIDING; "EAGLET BEIGE" VINYL WINDOWS "ALMOND" INSULATED FIBERGLASS DOOR PEDESTAL PAVERS PRE -CAST CONCRETE CAP HARDIE PANEL SIDING; "SUNDRIED TOMATO" PRE -FABRICATED BALCONY "COOL DARK BRONZE" FULL LITE EXTERIOR DOORS \ LOUNGE FASCIA; "COOL DARK BRONZE" ALUMINUM STORERONT; "DARK BRONZE" HORIZONTAL FLAT METAL PANEL; "COPPER"-6"GROOVE PEDESTAL PAVERS WOOD SOFFIT PRE -CAST CONCRETE CAP ALUMNIMU GUARDRAIL "COOL DARK BRONZE" RETAIL CANOPY BRICK ACCENT COURSING; "IMPERIAL GREY- MISSION" BRICK BASE; 65% BROWN VARITONE, 35% IMPERIAL GREY MISSION TIE -BACK ROD CANOPY; "COOL DARK BRONZE" BRICK ACCENT COURSING; "BROWN VARITONE" ALUMINUM STOREFRONT; " DARK BRONZE" ,��������•= _ _alllllllllllllll ISa r: ,r. �. 1_17 in GLULAM CANOPY SUPPORT TUBE STEEL CANOPY COLUMN FIR WOODTONE COVERED PORCH AT UNIT BELOW anwirm 4 \ TERRACE CANOPIES JOHNSON BRAUN DING. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 8556 REGISTERED ARCHITECT EFFREY A. WILLIAM STATE OF WASHINGTON EzIME4,11LIZIo3 0 0 0. u O 0 K 0 :4laNn:1 11•f3l 6 STAMP 0 0 a. cc m = 0 0 z o Z O cn w 9 = QZ o J o muJ 5 J 12 /N > J 02 lil >Y _,-w 'ma 1 F W ui W � A2 ~ 5= //�l w V/ Uw Jz (0 O� Sa w wei 5 5d < x aw 12 gJ WIo —I a 2 o 0LL 0 -i W a3 1— 0w n w w w3 U w7 gza is w 0- J > e. a a3�3 Z , <w p } L m O r- cv a d PROJECT#: T DRAWN BY: CHECKED BY: DETAILS 1026.02 CLT DWK P2.10 B.A.R. SUBMITTAL 64 11/6/2017 3:58:08 PM C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt FILE NAME: MAIN ENTRY VIEW LOOKING EAST REVISED EXTERIOR CORNER MATERIAL CHANGE REVISED LOCATION OF BELLY BAND @ RED AND BLUE SIDING LOCATIONS JOHNSON BRAUNDINC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 8556 REGISTERED ARCHITECT EFFREY A. WILLIAM STATE OF WASHINGTON STAMP W U DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL i E tocnrc re a m N w o ri o m z z r n Decsription BAR RESUBMITTAL BAR RESUBMITTAL 2 Date m$ o > 0> -H 0 Z G J 1 M5 0 5 J _ 5 SITE ADDRESS : 4410 SOUTH 144TH STREET, TUKWILA, WASHINGTON J ui F 0 UM O W rn D < • Q WZ a5 O d wco W W r www u (3D a —1 j IL a 5Qa Lt, 3 i 3 >Z Y N } > 7 0 Q. OI—(.1 Q. PROJECT #: 1026.02 DRAWN BY: CLT CHECKED BY: DWK 3D VIEWS P2.11 B.A.R. SUBMITTAL 66 11/6/2017 3:58:08 PM C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt FILE NAME: S. 144TH STREET VIEW LOOKING NORTH - EAST REVISED EXTERIOR CORNER MATERIAL CHANGE REVISED LOCATION OF BELLY BAND @ RED AND BLUE SIDING LOCATIONS JOHNSON BRAUN DING. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 8556 REGISTERED ARCHITECT EFFREY A. WILLIAM STATE OF WASHINGTON STAMP W U DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL 1 E tocnrc rc a m D N N o * o $ m o z r n Decsription BAR RESUBMITTAL BAR RESUBMITTAL 2 Date m$ . K -H W Z 5 _ M5 W 4 0 - J SITE ADDRESS : 4410 SOUTH 144TH STREET, TUKWILA, WASHINGTON J F O UM O 1_ < 2 5 • Q WZ 0- O d w � w W r www ugZQ a -1 j IL a- < .0 D >>3 i 3 >Z Y N } D O Fora V a.O tt cc O O IDw 0 =o 0z 0< z ciwa 00 Q_ o U ▪ o PROJECT #: 1026.02 DRAWN BY: CLT CHECKED BY: DWK 3D VIEWS P2.12 B.A.R. SUBMITTAL 68 11/6/2017 3:58: C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt FILE NAME: COMMERCIAL FRONTAGE 5. 144TH STREET LOOKING WEST REVISED EXTERIOR CORNER MATERIAL CHANGE REVISED LOCATION OF BELLY BAND @ RED AND BLUE SIDING LOCATIONS JOHNSON BRAUN DING. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 8556 REGISTERED ARCHITECT EFFREY A. WILLIAM STATE OF WASHINGTON STAMP W U DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL 'a i E oo orc rc a m w oo z z r n Decsription BAR RESUBMITTAL BAR RESUBMITTAL 2 Date m$ K -H SITE ADDRESS : 4410 SOUTH 144TH STREET, TUKWILA, WASHINGTON J H- 0 U M O I_ rn D < • Q w0 a5 O d wco • Li r www ugZQ a -1 j IL a 5Qa 3 i 3 >Z Y N } IOc O ora V a.O tt re O O IDW 0 0z 0< 114 z cig wa u.u.0 0 o U w o un PROJECT #: 1026.02 DRAWN BY: CLT CHECKED BY: DWK 3D VIEWS P2.13 B.A.R. SUBMITTAL 70 11/6/2017 3:58:12 PM C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt FILE NAME: VIEW FROM NORTH INTERNAL ROAD - LOOKING SOUTH REVISED LOCATION OF BELLY BAND @ RED AND BLUE SIDING LOCATIONS JOHNSON BRAUN DING. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 8556 REGISTERED ARCHITECT EFFREY A. WILLIAM STATE OF WASHINGTON STAMP W U DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL ec i E rc rc a m N in N o ri o m b i r n Decsription K E Date . K W 0 Z 0 _ M5 W 1 W Q 0 -J SITE ADDRESS : 4410 SOUTH 144TH STREET, TUKWILA, WASHINGTON W Fo 3M 0° 1-w a2 5� Q WZ a- 0 d w� w r 0y ugZQ 0_ —1 j IL a- jQ a. a-Ji3 >Z Y N } D O Fora PROJECT #: 1026.02 DRAWN BY: CLT CHECKED BY: DWK 3D VIEWS P2.14 B.A.R. SUBMITTAL 72 C:1Userslaylam Documents11026-Tukwila Village Bldg_B_Central_2017_AylaMuU.rvt COURTYARD & COMMUNITY ROOM LEVEL 2 RLSIUL N IAL AMENI TV ANL AS UNIT PORCHES GROUND LEVEL RESIDENTIAL UNITS ENTRY LOBBY 12t:SIDLN I IAL LOBBY 144TH COMMERCIAL FRONTAGE GROUND LEVEL COMMERCIAL LEASE SPACE REVISED EXTERIOR CORNER MATERIAL CHANGE REVISED LOCATION OF BELLY BAND a RED AND BLUE SIDING LOCATIONS JOHNSON BRAUND:N, 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 ewA' i01.5s0.51brsiuw co•n ARCHITECTURE INTERIOR DESIGN Greif L. Allwne. ALA Jenny A. WB.Ynis. AIA 13)5c REGISTERED ARCHITECT :rrurY L. A111l VIN 5:5;A IL 01 WAMI rt,5. AVF W ZU N N 1 Z V 6 x 0. Y 6A R. 9JBHTTAt Q 7i & Q < a FF, , N I;' C 4 m m V H n C 0 n u b 0 4: Gk i0' ala la = ? 2 O P-%$ i m 0 Z J_ m 0 5 5 SITE ADDRESS 1,110 SOJTH 144TH STREET, TJRVALA, WASHINGTON PROJECT (1 1026.02 DRAWN BY CLT CHECKED BY DVVK 3D VIEWS P2.15 B.A.R. SUBMITTAL 74 11/6/2017 3:58: C:\Users\aylam\Documents\1026-Tukwila Village Bldg_B_Central_2017_AylaMull.rvt FILE NAME: IIi19119M191191 TUKWILA VILLAGE NORTH AERIAL VIEW REVISED EXTERIOR CORNER MATERIAL CHANGE REVISED LOCATION OF BELLY BAND @ RED AND BLUE SIDING LOCATIONS JOHNSON BRAUN DING. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, AIA Jeffrey A. Williams, AIA 8556 REGISTERED ARCHITECT EFFREY A. WILLIAM STATE OF WASHINGTON STAMP W U DESCRIPTION B.AR SUBMITTAL BAR. RESUBMITTAL 1 E corc re a m Do N N o * o $ m b o z r n Decsription BAR RESUBMITTAL BAR RESUBMITTAL 2 Date m$ . SITE ADDRESS : 4410 SOUTH 144TH STREET, TUKWILA, WASHINGTON J (0 H- 0 U2, O I_ (0 — < • Q WZ a5 O d w � W W r www ugZQ • jIL o j Q a. 3 i 3 >Z Y N } D O 1-w O. 0 a.O ttID 0 tt O W 0 w 0z m< z ciwa � 0h.0 r3 00 ujn PROJECT #: 1026.02 DRAWN BY: ARM CHECKED BY: DWK CONTEXT VIEWS P2.16 B.A.R. SUBMITTAL 76 12' 20' TOP VIEW 26'-10 1/2" 6x6 HSS TYP. CMU BLOCK PILLARS TYP. NORTH ELEVATION BUILDING B - LEVEL 2 COURTYARD PAVILION 3.5"x6" STEEL ANGLE RAFTER TYP. 010 STEEL BEAM TYP. 3.5 x6 STEEL ANGLE RAFTER TYP. (2) C10 STEEL BEAM EAST ELEVATION SCALE: UV = 1'-0" TOP VIEW 3' TO 4' POTTING TABLE malt • •-- •—_. •—• — FRONT ELEVATION CAST CONCRETE SURFACE __ MN — •==U ---- EMMEN EST & EAST ELEVATION CAST CONCRETE SURFACE CMU BLOCK WALL SIMILAR TO RAISED PLANTER BEDS BUILDING B - LEVEL 2 COURTYARD POTTING BENCH SCALE: 1/4" = 1'-0" STOREFRONT WINDOWS SOUTH LIMIT OF NO DISTURBANCE ZONE AROUND REDWOOD TREE 11 42" HT. RAILING DECK AND RAILING MEETS BLDG. BEYOND AT END OF STOREFRONT WINDOWS Hr -6 ± W EXTRUDED REINFORCED FIBERGLASS GRATING - MEETS ADA REQUIREMENTS `1 C-6" TEEL FRAME 1111111111 — C-10' 30. © 48' 0.TYP AM Rev. II NInnninnuuuuuun'nn 10/19/17 WEST WALL OF RETAIL SPACE SIDEWALK ABUTTING S. 144TH ST. r ----__. DECKING TO MEET & MATCH SIDEWALK SURFACE CONTINUOUSLY II IN .-alla IIIG .:YY WirSi 1111 Mi SECTION @ SIDEWALK MEET/MATCH EX. GRADE AT 2:1 EXIST. GRADE 286.0± 12" DIA. CONCRETE PILASTER WITH FOOTING PER STRUCTURAL TO BE LOCATED OUTSIDE TREE PROTECTION ZONE, TYP. SCALE: 1 /4" = 1'-0" BUILDING CORNER RESIDENTIAL UNIT 6' HT. STEEL PICKET SELF -LATCHING GATE SIDEWALK 3.5"x6" STEEL ANGLE RAFTER TYP. (2) 010 STEEL BEAM RIM OF NGTON SS — MELVIN R. EASTER CERTIFICATE NO.386 Issue Dates Rev. II NInnninnuuuuuun'nn 10/19/17 BAR SUBMITTAL 14300 TUKWILA INTERNATIONAL BOULEVARD TUKWILA, WASHINGTON OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T: (253) 231-5001 F: (253) 231-5010 COPYRIGHT: USE OF THIS DRAWING WITHOUTAUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. ® 2017 theLAStUdIOuc J Mwal W 1 W? PROJECT #: LA -1113 FILE NAME: LA1113-P2.30 DRAWN BY: RS/LP/MB SITE DETAILS P2•31 BAR REVIEW TOP VIEW CMU BLOCK PILLARS TYP. 3.5 x6 STEEL ANGLE RAFTER TYP. C10 STEEL BEAM TYP. CAST CONCRETE SURFACE Iv.a.,II Efla • -_-----___�o-a Ernn=—_____._. NM���������� — BIM =MI NMI BIM=• --------__• 6 8' 3' CLEAR SOUTH ELEVATION i _E •___•A___ ------ •-------MIM MMIllflEMINEMnrn o----------_• CAST CONCRETE SURFACE CMU BLOCK WALL SIMILAR TO RAISED PLANTER BED WEST ELEVATION BUILDING B - LEVEL 2 COURTYARD ARBOR TRELLIS NORTH SCALE: 1 /4" = 1'-0 8CONC. TRANSFORMER PAD 3' CLEAR 1 L 6' HT. METAL LOUVERED FENCE OUTSIDE GATE (42" HT. RAILING INSIDE GATE) I 1111111111 1 1 II 1111 VIII 1111111111111 11111111 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 292.25 AT GATE J INTEGRAL CURB WALL VARIES - 16" MAX. TRANSFORMER i. i, ids, i.41 let; lel $7. i`H y'. 'CFA;i. iti'�.seCt. irj v+ re. COMPACTED GRAVEL SURFACE SECTION THRU GENERATOR/TRANSFORMER PAD C.I.P. REINFORCED RETAINING WALL PER STRUCTURAL 6' HT. METAL LOUVRE FENCE TW 292.0± 3.5"x6" STEEL ANGLE RAFTER TYP. 010 STEEL BEAM TYP. 3.5 x6 STEEL ANGLE RAFTER TYP. (2) C10 STEEL BEAM RAISED PLANTER BED p• NORTH LIMIT OF NO DISTURBANCE ZONE AROUND REDWOOD TREE NEW PLANTINGS TO SCREEN WALL EXIST. GRADE 287.0± EXISTING UNDISTURBED GRADE SCALE: 1/2" = 1'-0" 2 TOP VIEW RAISED PLANTER BED CAST CONCRETE SEATING SURFACE CMU BLOCK PILLARS TYP. • --- •—_• __________MMME MIM• -------••NM= • ------------- •_.__________• •------------- •_•__________E •------------= ••----------• 2 -6 SOUTH ELEVATION i =NM= MIME 4_ MIN -------------. .04 =WM MO _____________.1 CAST CONCRETE SEATING SURFACE CMU BLOCK WALL SIMILAR TO RAISED PLANTER BEDS kr, EAST ELEVATION BUILDING B - LEVEL 2 COURTYARD ENTRY ARBOR SOUTH SCALE: 1/4" = 1-0 42" HT. CONTINUOUS RAILING TS 291.5± VARIES FROM 290.0 to 291.5 CURB PER CIVIL REMOVE UNDESIRABLE VEGETATION, APPLY MULCH & REPLANT w/ NATIVE SPECIES 6' SIDEWALK PARKING STALLS WEST LIMIT OF NO DISTURBANCE ZONE AROUND REDWOOD TREE NEW PLANTINGS TO SCREEN WALL IEIII-II ��IIf,=111 EXIST. GRADE 287.0± SECTION @ WEST SIDEWALK YARD DRAIN #5 RIM EL 286.0± SCALE: 1 /4" = 1'-0" LARGE LANDSCAPE BOULDER BARRIER W/FLAT TOP (CUT) AT SEATING HT. 18" ABOVE DECK YARD DRAIN #5 286.0± _TI IST DECKING CUT TO FIT BOULDER EDGE C-10" STEEL BEAM © 48" 0.0. TYP. C-6" STEEL FRAME Q 36" 0.C. TYP. DECKING TO MEET/MATCH SIDEWALK SURFACE CONTINUOUSLY L17,-LIYa SECTION @ SIDEWALK MEET/MATCH EX. FG AT 2:1 EX. FG 286.0± 12"DIA. CONCRETE PILASTER WITH FOOTING PER STRUCTURAL SCALE: 1 /4" = 1'-0" U J J 0 Melvin R. Easter - RLA, ASLA 0 C a r" STATE WASH REGISTERED LANDSCAPE OF NGTON SS — MELVIN R. EASTER CERTIFICATE NO.386 Issue Dates Rev. Date Desc. 10/19/17 BAR SUBMITTAL 14300 TUKWILA INTERNATIONAL BOULEVARD TUKWILA, WASHINGTON OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T: (253) 231-5001 F: (253) 231-5010 COPYRIGHT: USE OF THIS DRAWING WITHOUTAUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT. ® 2017 theLAStUdIOuc J Mwal W 1 W? PROJECT #: LA -1113 FILE NAME: LA1113-P2.30 DRAWN BY: RS/LP/MB SITE DETAILS P2•31 BAR REVIEW 77 78 June 20, 2017 To: Tina Cohen, Certified Arborist Northwest Arborvitae 8318 26th Ave NW Seattle, WA 98117 phone 206-789-3283 http://tinacohen.com/ email tina@tinacohen.com Andrea Cummins, Urban Environmental Specialist, City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Cc: Moira Bradshaw, Senior Planner, City of Tukwila Chris Petersen, LA Studio From: Tina Cohen, Certified Arborist Site: Tukwila Village, International Blvd at S. 144th Street, Tukwila, WA Site visit: June 1, 2017 Arborist Services: Coast Redwood Damage & Recommendations Dear Ms. Cummins: On June 1st we met to discuss the damage to a Coast redwood, Sequoia sempervirens due to the development of Tukwila Village Phase I. The purpose was to determine if the tree can be retained through Phase III and what can be done to improve its health. I received several conflicting grading plans, but relied on the most recent plan dated 6/19/2017 from Chris Petersen of LA Studio. Please see the attached annotated plan. Scope of Work I will determine the current condition and viability of the 40 -inch Redwood, tree #32 on the original survey. This report lists the damage during construction, and recommendations for the future. Other trees were not included. Executive Summary The post construction prognosis is fair. Retain the tree and be vigilant about not further impacting the roots. The Tree Protection Zone (fence location) is shown on the attached plan. There can be no incursion into this area. I recommend omitting the proposed deck. The Coast redwood appears healthy but the canopy is thin as a result of root stress. The tree was not fully fenced and was not adequately protected from disturbance as specified in the 2015 arborist report. However this species is tolerant of disturbance and flooding, and might still survive. The primary problem is root loss due to suffocation where the grade has been raised. Recommendations include filling the existing swale with a porous mix including drain -rock and round sand and avoiding additional grade changes. Page 1 of 6 MEMBER 4 CERTIFIED ARBORIST 79 Health & Damage from Construction Activities The tree is healthy but not vigorous. The canopy appears thin, although not significantly different compared with photos from 2015. However compared with the 2011 photo from the original inventory the canopy is more sparse and stressed looking. This is likely the response to root loss and/or summer drought. As a rule of thumb with conifers, the roots extend double the radius of the dripline. Much of the surrounding area has been filled so most of the rootzone is now below the original grade. The roots are restricted by significant amount of added compacted soil, an estimated 5 feet or more above the original grade. The fill has not impacted the trunk. During the winter 2017 the area adjacent to the trunk to the south, west, and east was flooded. There was standing water February through April until it was pumped out. I sent my concerns to California forester and pathologist Dr. Bruce Hagen, who responded redwoods are very tolerant of flooding. "Redwoods growing in valley bottoms, drainages, along creeks, etc., are regularly flooded in the winter for weeks. They also tolerate coarse fill soil over their roots deposited by flooding events. Heavy soils added during construction may result in low soil aeration that could be an issue. Buried redwoods resprout from the trunk and ultimately form another higher root system." Therefore I feel there's hope the tree will survive assuming a permeable fill is used in the swale and if further disturbance is avoided. Recap of Problems • The contractor either disregarded or did not receive the tree protection specifications listed in my 2015 report. The site plans that I reviewed did not show the Tree Protection Zone. • In the field, the tree protection fence was located significantly closer than specified. • The City inspector failed to include tree protection in the approval process. • The grade change was much more excessive than indicated to me in 2015. • The north portion of the existing drainage swale has already been filled and compacted. Details of Findings 2017 Please see the photos at the end of the report. Tree # per the original report and species Trunk diameter inches at 4.5 ft updated 6/1/17 Current health Canopy RADIUS in feet, measured from center of trunk 2017 Measured distances from trunk to grade change or other disturbance. Proposed distances (Tree Protection Zone), per 6/19/2017 plan 32. Coast 43.5 inches Fair. 22 ft. The distances to the existing grade change redwood, Canopy as of 6/1/2017: Sequoia appears thin 4 feet to the east (the swale) sempervirons indicating root stress. 9.5 feet to the north (compacted soil) 21.5 feet to the south 18.5 feet to the west PROPOSED distances to disturbance per 6/19/17 plan: 10 feet to the east (past the swale) 9 feet to the north (to a retaining wall) 21.5 feet to the south (omit or modify the deck) 22 feet to the west (to a retaining wall - however this measurement is inconsistent with field conditions) Page 2 of 6 80 MEMBER 4 CERTIFIED ARBORIST PREVIOUS Findings & Recommendations from 2015 Tree # per the original report and species 2015 Trunk diameter inches at 4.5 ft 2015 health rating Canopy RADIUS in feet, measured from center of trunk ORIGINAL SPECIFICATIONS 2015: Protection dimensions (the Tree Protection Zone) measured from center of trunk. Prognosis if protected. 32. Coast redwood, 42.5 in. Healthy. 21 ft. The fenced protection area Sequoia (40 in 2011) No apparent defects. should be: sempervirons 12 feet to the east (near Bldg B), 27 feet to the north (near walkway & utilities), 33 feet to the south (near walkway), 24 feet to the west (near walkway). Do NOT prune the canopy until starting the new building. Avoid removing lower limbs as much as possible. The tree will be more tolerant of disturbance if it receives water. Prognosis is GOOD assuming the grading is omitted and the utility vaults are moved outside of the dripline. Recommendations to Improve the Outcome Use permeable fill in the existing swale: The project engineer and landscape architect shall specify a draining, permeable fill such as a mix of soil, and drain rock mixed with round sand. The fill must drain. Compacted fill will further damage the roots. Omit or greatly reduce the south deck: The goal is to reduce the disturbance. The installation of posts and coverage of the roots contributes to root damage. Channel run-off away from the trunk: Place yard drains and catch basins OUTSIDE of the tree protection zone. I understand yard drain 5 has already been installed within the tree protection zone. Wait to prune the canopy: Wait until the start of construction of future Building B before doing any canopy pruning. The canopy will accept proper pruning for clearance including 'selective heading' cuts so branches can be shortened, not totally removed. Specify root barriers: The roots will eventually grow and impact the new foundation. Therefore a root barrier system should be installed adjacent or near to the side of the foundation. Further research is needed to determine the design and best brand of barrier for this situation. Add Tree Protection Specifications to the construction documents: The goal is to prevent root loss and/or irreversible damage caused by soil compaction or added soil. 'Tree Protection' requires the placement of a temporary fence around the tree at a specified distance throughout the project. The fence and explanation should be shown on all construction plans: There can be NO grading, excavation, storage of materials or any trespass within the Tree Protection Zone Page 3 of 6 MEMBER MTVINIST 47011. MAW 81 (TPZ). If needed, temporary incursions must be first approved by the project arborist. Please the attached site plan. Landscaping must be consistent with tree protection goals: • Remove weeds and grass by placing equipment outside of the TPZ and reaching in, using shallow excavation. • Mulch the TPZ with arborist woodchips (not bark) 3 inches in depth, but do not place the woodchips against the trunk. Woodchips are preferable because as they decompose they improve the soil. • During landscaping retain the mulch within the dripline of the tree and don't add new plants. Beyond it add only 2 inches of new soil. • Install new plants using small material to limit digging. • Use woodchip mulch over all open soil after landscaping. Conclusion The City needs to require plan modifications and enforce the Tree Protection Zone for the best outcome. The Coast redwood is still a good candidate for retention if further disturbance can be avoided. However if the fenced protection zone is reduced, the City will have to reconsider saving this excellent tree. Limits Unless expressed otherwise (1) information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection, and (2) the inspection is limited to visual examination of accessible items without further dissection, excavation, probing, or coring. Loss or alteration of any part of a report invalidates the entire report. There is no warranty or guarantee expressed or implied, that problems or deficiencies of the trees in question may not arise in the future. The report and conclusions expressed herein represent the opinion of Tina Cohen d/b/a Northwest Arborvitae. Our fee is no way contingent upon any specified value, a result or occurrence of a subsequent event, or upon any finding to be reported. Respectfully submitted, L v Tina Cohen, I.S.A. Certified Arborist #PN0245 American Society of Consulting Arborists, Registered Consulting Arborist #473 I.S.A. Tree Risk Assessor Qualification #194 CORTOLVIA.0 ARROWS. Attachments: Photos Annotated site plan from LA Studio 6/19/2017 Page 4of6 82 MEMBER 4 CERTIFIED ARBORIST Above: Photo from 9/13/2011 shows #32 Coast redwood in a flat, wet grassy area. The photo was taken standing northwest of the tree. Above: The redwood on 4/28/2015 from the same angle. Page 5 of 6 MEMBER 4 CERTIFIED ARBORIST 83 Above: The same tree 6/1/2017. The grade has been raised on all sides. Other trees were removed. Above: 6/1/2017. The existing drainage swale can be seen to the left, east of the trunk. Note the orange protection fence adjacent to the swale. The portion of the swale to the north has already been filled. Page 6 of 6 84 MEMBER 4 CERTIFIED ARBORIST BLDG. B Pie zI5.g1 ir TRANSFORMER SIDEWALK DIMUMMI UMW El 717, /lc- - PLANTING BED CRUSHED ROCK SURFACING GENERATOR 14.4 EXISTING DITCH TO BE FILED EXISTING REDWOOD TREE LDG. LEVEL 2 LF, A4a0VE EXISTING AREA Dq-AJA _ 8 \it o. o LAN BOULD S TREE floiC,Crt0i,170.0E: AJ Pi5TuRE311/JOP -1LL /C1— By: The LA Studio, LLC "PEI) Date: June 19, 2017 f' 7 +INA COMA, -7-017 RO.W. 1 UA 6 r- ReS.MPE -- DECK OMIT S144TH ST. n TeC 4/Pokr,Af,r at- evi,PV6-Aibtire) 5 10 20 30 1 = 10' 85 86 City o ti k w iia Jim Hagt;erton, Deparhnent of Community Development luck Pe, Director October 9, 2013 Notice of Decision Parking Standard for a Use not specified; 10% Complimentary Parking Approval; Shared Parking To: Bryan Park, Applicant King County Assessor, Accounting Division Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to the Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.170) on the following project and permit approval. . PROJECT INFORMATION Project File Number: L13-031 Applicant: Bryan Park Type of Permit Applied for: Variance from Parking Standards (Type 2 Permit) Project Description: Tukwila Village — Phases 1-3 Location: East side of Tukwila International Boulevard (TIB) on the north and south sides of the S. 144 Street and TIB intersection Associated Files: L13-017 — Design Review — King County Library L13-020 — Parking Standard Determination — King County Library L13-021 — Boundary Line Adjustment/Lot Consolidation L13-030 — Design Review — Tukwila Village Site Plan — Phases 1-3 and Elevations Phase 1 Comprehensive Plan Neighborhood Commercial Center and High Density Residential and Urban Designation/Zoning Renewal Overlay District: II. DECISION SEPA Determination: The SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non -Significance (DNS.) • Decision on Substantive Permit: Based on the staff report dated October 9, 2013, the Comrnunity Development Director has made the following |. Approved a parking standard for the live/work units of one space per unit; �Approved a 10% complementary use allowance; 3. Approved shared parking across proposed parcels A, B, C, D and E with the foliowing conditions: a) Modify Boundary Line Adjustment/Lot Consolidation application (Land Use File # L13-021) to include reciprocal parking access and maintenance easements across all lots. b) Adhere to the relevant procedures of the City's Cornrnute Trip Reduction Program (Tukwila Municipal Code 944.) in order to implement the required Transportation Management Plan. The Tukwila Village Development Associates, LLC and its successor, shall perform the role of Employee Transportation Coordinator (ETC) and perform that role for all businesses on the Tukwila Village site. This role shall include providing information and incentives for alternatives modes of transportation such as transit, carpool etc. Annual reports of the efforts and results shall be provided to the city's CTR coordinator. The Tukwila Village Prjeotxihuindudcsyvnyooedpurcc|sA,8,[,D.EundthcLibruryyurrc|(Librury Parking Standard Land Use File No. L13 -021j c) Information signage shall be developed in accordance with the City's Sign Code (TMC 19) and submitted for review and approval as part of the design review application for Phase 3. d) Any temporary parking approved as part of the phasing plan shall be required 10 obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. III. YOUR APPEAL RIGHTS The Decision on this Parking Determination Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code (TMC 18.104.010.) Other land use applications related to this project are still be pending. One administrative appeal of this decision to the Hearing Exarniner is permitted. Unless an appeal of the Director's decision on this application is timely and properly filed to the City Council, the Director's decision on this permitohd| be final. A party who is not satisfied with the Hearing Examiner's determination on any such appeal may appeal to King County Superior Court under the procedures set forth in the Land Use Petition Act (RCW 36.70C.) IV. PROCEDURES AND TIME FOR APPEALING Deadline for appeal In order to appeathe Community Development Director's decision on this application, a written Notice ofAppealmustbe filed with the Department of Community Development within \4calendar days from the date of the issuance of this Notice of Decision, that is by 5:00 p.m. on. Page 2 of 3 88 Content of appeal The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (TMC 18.116.) All Notice of Appeal materials must be submitted to the Department of Community Development and must include: 1. The name of the appealing party. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying: a) the decision being appealed b) the specific errors of fact or errors in application of the law in the decision being appealed; c) the harm suffered or anticipated by the appellant, and d) the relief sought. 4. Appeal fee per the current Land Use Fee Schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding this Decision shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Evaminer decision on this application must file an appeal pursuant to the procedures and time limitations set forth in Judicial Review of Land Use Decision Chapter of the Revised Code of Washington (RCW 36.70C.) An appeal challenging the DNS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this Decision will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the decision are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Moira Carr Bradshaw, who may be contacted at 206-431-3651 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Departmer of Community Development City of Tu wila W:\Long Range Projects\Tukwila Village\PL13-023\parking\Parking Determination NOD.doc Page 3 of 3 89 90 City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Tukwila Planning Commission FROM: Carol Lumb, Senior Planner Andrea Cummins, Urban Environmentalist DATE: November 6, 2017 SUBJECT: TMC 18.54, Tree Regulations Update ISSUE Update the City's tree regulations, found in TMC 18.54, to implement new urban forestry Comprehensive Plan goals and policies. BACKGROUND The current tree regulations were adopted 22 years ago in 1995, with minor Zoning Code revisions in recent years. Recognizing the sensitive nature of the policy decisions to balance environmental quality, property rights, aesthetics and natural functions, the Council developed a three-phase process to update this code, as well as the landscaping code, as follows: Phase 1: Tree and Environment Advisory Committee: team of Tukwila residents, business and professional experts, and Planning Commission and City Council representatives appointed to guide development of goals and policies on the natural environment and urban forestry. Committee met from September, 2012 to May, 2013 and provided recommendations to the Planning Commission. Phase 2: Update of the Natural Environment Element of the Comprehensive Plan incorporating the new policy direction from the Advisory Committee: Planning Commission and City Council review and adoption of the revised Natural Environment Element, June to December, 2013. Phase 3: Using the Advisory Committee process again, revise landscape and tree regulations in the Zoning Code to implement the Comprehensive Plan. The landscaping regulation changes were approved by the City Council in March, 2017. The current effort to update the tree regulations will complete work on implementing the Comprehensive Plan urban forestry goals and policies. DISCUSSION The Tree and Environment Committee re -convened in late September, 2107 to assist with the initial review of draft changes to the tree regulations found in TMC 18.54 and to review revisions to existing definitions in the Zoning Code and proposed new terms that relate to trees and landscaping, particularly the goal establishing tree canopy percentages for all zoning districts in the City. The Committee completed its work on November 1, 2017 and is forwarding proposed revisions to TMC 18.54 and revisions to the Zoning Code Definitions Chapter, TMC 18.06 for the Planning Commission's review. CL 9/15/2017 11:39 AM W:11Sharepoint\Long Range Planning12016-2017 Landscape & Tree Code Update\Tree Code\Planning Commission\PC Info Memo 11-16-17 91 INFORMATIONAL MEMO Page 2 No change is proposed to the size of a significant tree, which is four inches in diameter, measured at breast height (DBH) or the number of trees that can be removed from a single- family lot, which is four (4) in a three-year period as long as the trees are between 4-8" in diameter. Among the code changes recommended by the Advisory Committee are: • A no -fee Tree Inventory Survey for the removal of 1-4 trees on a single-family property improved with a single-family dwelling. This will allow the City to track the number of trees removed each year to gauge whether the Comprehensive Plan goal of maintaining 47% tree canopy in single-family residential is being met. • No tree removal on vacant lots prior to approval of a development proposal. • Removal of more than 4 trees in a 3 -year period would require a permit (fee required) and possibly an arborist's report, and replacement either on-site or payment into the tree fund. This is the same as the current code, except for requiring an arborist report at the Director's discretion. • As part of development such as a short plat or subdivision, tree protection is required for trees that are retained. Trees that are removed must be replaced based on a sliding scale based on the tree canopy lost. • Alterations may be required to the layout of development to preserve trees on-site (this same language is found in the shoreline regulations). • Exceptional trees, those over 18 -inches DBH, cannot be removed without an arborist report and a tree permit. Replacement at the appropriate ratio would be required. • A Heritage Tree program is proposed to recognize trees that are exceptional in size, or have historical significance to the community etc. The property owner must agree to the designation of a Heritage Tree for a tree on their property. • Similar to the landscaping code — the violations section is expanded and penalties are proposed for the removal of trees without a permit • The Tree Replacement Fund is codified and uses of funds specified. RECOMMENDATION This memorandum and the accompanying work session sets the stage for the public hearing that will be held on December 14, 2017 on the proposed revisions. ATTACHMENTS A. Draft revisions to Definitions, TMC 18.06 in strikeout/underline format showing staff proposed changes and Advisory Committee revisions. B. Draft revisions to TMC 18.54, Tree Regulations, in Strikeout/Underline form. This version shows the current Chapter 18.54 with both staff proposed changes and Advisory Committee changes. C. Draft revisions to TMC 18.54, Tree Regulations, with the staff proposed changes accepted, Advisory Committee revisions shown in strikeout/underline. D. Current TMC 18.54. E. Urban Forestry Comprehensive Plan Goals and Policies. CL 11/6/2017 2:28 PM I 2harepoint\Long Range Planning12016-2017 Landscape & Tree Code Update\Tree Code\Planning Commission\PC Info Memo 11-16-17 TMC 18.06: Revised or New Definitions Note: New text is shown as underlined text; text proposed for deletion is shown in strikeout. This list of definitions includes existing definitions as well as proposed new definitions related to trees and landscaping. ######### At -Risk Tree "At -Risk Tree" means' a tree that is exposed to potential damage but can be retained during construction by use of appropriate tree protection measures as prescribed by a Qualified Tree Professional or by TMC Chapter 18.54. 18.06.125 Caliper "Caliper" means the . - _ • e - AmericanHorr accepted standard for measurement of trunk size of nursery stock. Caliper of the trunk for new trees shall be taken six6-inches above the ground for up to and including four -inch caliper size trees and 12 inches above ground for larger size trees.' 18.06.130 Canopy "Canopy" means an area encircling the base of a tree, the minimum extent of which is delineated by a vertical line extending from the outer limit of a tree's branch tips down to the ground. 18.06.135 Canopy Cover "Canopy Cover" means the extent of the canopy for an individual tree, or the cumulative areal extent of the canopy of all trees on a the site. When a tree trunk straddles a property line, 50% of the canopy shall be counted towards each property. The canopy coverage of immature trees and newly planted trees is determined using the projected canopy areas in the City's Recommended Tree List. 18.06-140 Certified Arborist: "Certified Arborist"-, see "Qualified Tree Professional" m ans an arborist certified by the International Society of Arboriculture or National Arborist Association. 18.06.145 Clearing "Clearing" means removal or causing to be removed, through either direct or indirect actions, any vegetation from a site. Actions considered to be clearing include, but are not limited to, causing irreversible damage to roots or trunks; poisoning; destroying the structural integrity; CL Page 1 of 8 11/8/2017 1:04 PM W:\SharePoint\\Long Range Projects\2016 Landscaping -Tree Code \ Definitions \New -Revised Definitions -edits addressed Commented [CL1]: This is a new definition from Lake Forest Park with revisions proposed by staff. Commented [CL2]: Current definition with revisions from Kirkland definition. Commented [CL3]: "AmericanHort" is the professional association formerly known as the American Nursery and Landscape Association, which merged with the Association of Horticultural Professionals to become AmericanHort. Commented [CL4]: This definition applies to nursery stock for new trees being planted and is distinguished from measuring diameter of existing trees. Existing trees are measured 4.5 feet from the ground, which is also referred to as "Diameter at Breast Height— DBH". Commented [CL5]: Current definition with additions from Lake Forest Park. Commented [CL6]: No change proposed. TMC 18.06: Revised or New Definitions and/or any filling, excavation, grading, or trenching in the root area of a tree which has the potential to cause irreversible damage to the tree. Critical Root]Zone "Critical Root Zone (CRZ)" means the area surrounding a tree at a distance from the trunk, which is equal to one foot for every inch of trunk diameter measured at four and one-half feet from grade (DBH) or otherwise determined by a qualified professional (example: a 24 -inch diameter tree would have a CRZ of 24 feet. The total protection zone, including trunk, would be 48 feet in diameter). Crown "Crown" means the area of a tree containing leaf- or needle -bearing branches Dead Tree "Dead Tree" means a tree with no live crown and no functioning vascular tissue. 18.06.199 Defective Tree "Defective Tree" means a tree that meets all of the following criteria: 1. A tree with a combination of structural defects and/or disease that makes it subject to a high probability of failure; and 2. A tree in proximity to moderate to high frequency targets (persons or property that can be damaged by tree failure); and 3. The hazard condition of the tree cannot be lessened with reasonable and proper arboricultural practices nor can the target be removed. Diameter at Breast Heigh (DBH) "Diameter at Breast Height (DBH)" means the diameter of existing Trees measured four and one-half feet above the ground. Dr[ Zine "Dripline" means the distance from the tree trunk that is equal to the furthest extent of the tree's crown or six-foot radius from the trunk of the tree, whichever is greater (this from Lake Forest Park). CL Page 2 of 8 11/8/2017 1:04 PM W:\SharePoint\\Long Range Projects\2016 Landscaping -Tree Code\Definitions\New-Revised Definitions -edits addressed 94 Commented [CL7]: Lake Forest Park We propose using this term rather than "Essential Root Zone" Commented [CL8]: ISA source of definition Commented [CL9]: Lake Forest Park. Commented [COO]: This definition was added when the landscaping code was revised in March, 2017. Commented [CL11]: Lake Forest Park Commented [CL12]: From Kirkland and Lake Forest Park TMC 18.06: Revised or New Definitions C«entia1 Reet Tone "Essential root zone" m ans the ar a located on the ground between the tree trunk and 10 feet beyond the kanopy Exceptional Tree "Exceptional Tree" means a tree that is at least 1824 inches in diameter (DBH). For trees with two stems, if the stems have a combined total diameter of at least 24 inches, the tree shall be considered an Exceptional Tree. For trees with three or more stems, if the three largest stems have a combined total diameter of at least 1824 inches, the tree shall be considered an Exceptional Tree. 18.06.380 Groundcover "Groundcover" means trees, shrubs and any other plants or natural vegetation which covers or shades in whole or in part the earth's surface Hazardous Tree See "Defective Tree Heritage firee or Heritage Grove "Heritage Tree" means a tree, or group of trees comprising a grove, specifically designated by the City because of historical significance, special character, and/or community benefit. Invasive Plant and Tree List "Invasive Plant and Tree List" means the City list of plants and trees that are prohibited from being planted in landscaped areas subject to an approved landscape plan, and City properties and rights-of-way: Invasive Tree "Invasive Tree" means a non-native tree species, which is likely to spread and disrupt the balance of an eco -system. Landscape Design Professional "Landscape Design Professional" means a landscape architect persen licensed by the State of Washington to engage in the practice of landscape architecture as defined by RCW 18.98.030 or an individual who has graduated from an other accredited landscape design programofessionak CL Page 3 of 8 11/8/2017 1:04 PM W:\SharePoint\\Long Range Projects\2016 Landscaping -Tree Code\Definitions\New-Revised Definitions -edits addressed Commented [CL13]: Proposed using the term "Critical Root Zone" rather than this term. Commented [CL14]: Size of Exceptional Tree revised by Committee. Commented [CL15]: This definition revised when landscaping code revisions were adopted in March, 2017. Commented [CL16]: Issaquah Commented [AC17]: ISA source for definition. Commented [CL18]: This definition added to reflect new landscape code and text in TMC 18.52 that identifies those individuals who may prepare landscape plans for projects. TMC 18.06: Revised or New Definitions 18.06.185 13ndre3p.. Archuteet "Landscape architect" m ens a person licensed by the State of Washington to engage in the practice of landscape architecture as defined by RCW 18.96.030. 18.06.490 Landscaping or Landscaped Areas "Landscaping or Landscaped Areas" means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use to which the land is put. In addition, landscaping or landscaped areas may also serve as bioswales to reduce storm water runoff, subject to the standards of this Chapter and TMC Chapter 14.30. Mulch "Mulch" means wood chips, bark or other organic material that covers the ground for weed control and water retention purposes. 18.06.586 Native Vegetation "Native vegetation" means vegetation with a genetic origin of Western Washington, Northern Oregon and Southern British Columbia, not including cultivars. Nuisance Tree "Nuisance Tree" means a tree that is causing obvious physical damage to structures, including, but not limited to sidewalks, curbs, the surfaces of streets, parking lots, or driveways, or building foundations. Nuisance Tree does not include trees that currently meet the definition of Hazardous or Defective Tree. 18.06.645 Protected Tree/Protected Vegetation "Protected tree/Protected Vegetation" means tree or area of understory vegetation identified on an approved landscape plan to be retained and protected during construction. 18.06.650 Protection Measure "Protection Measure" means the practice or combination of practices (e.g. construction barriers, protective fencing, tree wells, etc.) used to control construction or development activity, where such activity may impact vegetation which is approved for retention in a Tree CI wring Permit. CL Page 4 of 8 11/8/2017 1:04 PM W:\SharePoint\\Long Range Projects\2016 Landscaping -Tree Code\Definitions\New-Revised Definitions -edits addressed 96 Commented [CL19]: Propose using "Landscape Design Professional" Commented [CL20]: Amended definition to reflect new landscaping code, which allows bioswales to substitute as landscaped areas if certain criteria are met. TMC 18.06: Revised or New Definitions 18.06.651 Protective Fencing) "Protective Fencing" means a non -flexible, temporary fence or other structural barrier installed to prevent permitted clearing or construction activity from adversely affecting vegetation, which is approved for retention required by +R a Tree CI wring Permit or approved landscaping plan. Prunin "Pruning" means the cutting or limbing of tree or shrub branches. Pruning does not include the removal of any portion of the top of the tree, sometimes referred to as "topping". Qualified Tree Professional: an individual who is a certified professional with academic and field experience that makes them a recognized expert in urban forestry and tree protection. A Qualified Tree Professional shall be a member of the International Society of Arboriculture (ISA) and/or the Association of Consulting Arborists, and shall have specific experience with urban tree management in the state of Washington. Arborists preparing tree valuations shall have the necessary training and experience to use and apply the appraisal methodology prescribed in the most recent edition of the ISA Plant Appraisal Guide. Risk: "Risk" means, in the context of urban forestry and trees, the likelihood of tree failure causing damage to a Target such as property or persons. 18.06.705 Screening: "Screening" means a continuous fence and/or evergreen landscaped planting that effectively conceals the property it encloses. 18.06.775 Significant Tree "Significant Tree" means a single -trunked tree {Cottonwood excluded} which is four -4 inches or more in diameter as measured (DBH) geode or a multi -trunked tree with a diameter of two -inches or more on any trunk (such as willows or vine maple). 12.06.776 Significant Tree Shoreline• a height of 1 feet above the ground or a multi trunked tree with a diameter of 2 inches or more {such as willows or vine maple). CL Page 5 of 8 11/8/2017 1:04 PM W:\SharePoint\\Long Range Projects\2016 Landscaping -Tree Code\Definitions\New-Revised Definitions -edits addressed Commented [CL21]: Current definition, with proposed revisions. Commented [CL22]: New definition, primarily from Portland, with staff additions. Commented [CL23]: Modified from Lake Forest Park Commented [CL24]: Modified from Lake Forest Park with City revisions. Commented [CL25]: Revised to reconcile this definition with the definition for a "Significant Tree" in the shoreline jurisdiction. TMC 18.06: Revised or New Definitions 18.06.777 Significant Vegetation (Removal "Significant Vegetation Removal" means the removal or alteration of trees, shrubs, and/or ground cover by clearing, grading, cutting, burning, chemical means, or other activity that causes significant ecological impacts to functions provided by such vegetation. The removal of invasive or noxious weeds does not constitute significant vegetation removal. Tree pruning, not including tree topping, where it does not affect ecological functions, does not constitute significant vegetation removal. Site Disturbance: "Site Disturbance" means any development, construction, or related operation that could alter the subject property, including, but not limited to, soil compaction including foot traffic, tree or stump removal, road, driveway or building construction, installation of utilities, or grading. through and unobscurcd pcnctration of sight or light. Street Tree "Street Tree" means a tree located within the public right-of-way, or easement for street use granted to the City, provided that, if the trunk of the tree straddles the boundary line of the public right-of-way and the abutting property, it shall be considered to be on the abutting property. Target or Risk Target,: "Target or Risk Target" means, as used in the context of urban forestry or trees, people, property, or activities that could be injured, damaged, or disrupted by a tree. Tree Risk Assessment "Tree Risk Assessment" means the systematic process to identify, analyze and evaluate tree risk, -prepared in accordance with the latest version of the ISA Best Management Practices Guide by a Qualified Tree Professional. Tree Risk Assessor: "Tree Risk Assessor" means a Qualified Tree Professional with a Tree Risk Assessment Qualification, who identifies subject tree(s) and site conditions, evaluates and classifies the CL Page 6 of 8 11/8/2017 1:04 PM W:\SharePoint\\Long Range Projects\2016 Landscaping -Tree Code\Definitions\New-Revised Definitions -edits addressed 98 Commented [CL26]: No changes proposed to this definition. Commented [CL27]: New definition— Kirkland. Commented [CL28]: In searching the code, I do not find the term "Solid Planting" used; TMC 18.52.020 D defines "Type III -Heavy Perimeter Screening", which is essentially a solid planting, so this definition is not needed. Commented [CL29]: This definition from Kirkland. Street tree is also defined in TMC 11.04.040 883 as "any trees located on any street or public right-of-way". It is not defined in the new TMC 18.52 ordinance. Commented [CL30]: Modified from Lake Forest Park. Commented [CL31]: Modified from Lake Forest Park. TMC 18.06: Revised or New Definitions likelihood of failure, estimates the consequences of tree(s) hitting a Target and determines options for treatment or mitigation. 18.06.845 hTreel "Tree" means any self-supporting woody plant which at maturity is usually 20 fcct or more in height and generally has one main trunk, with a potential diameter br ast height of 2 inches or more characterized by one main trunk, or for certain species, multiple trunks, typically reaching 12-15 feet in height at maturity that is recognized as a Tree in the nursery and arboricultural industries. 18.06.850 Tree RemovalClcaring Permit: "Tree Removal CI aring Permit" means a permit issued by the Director authorizing tree cl aring removal activities, or work that may impact the Critical Root onel, pursuant to the general permit provisions of this Title. Tree Removal: "Tree Removal" means the direct or indirect removal of a tree through actions including, but not limited to: clearing, cutting, girdling, topping, or causing irreversible damage to roots or stems, destroying the structural integrity of trees through improper pruning, poisoning, or filling, excavating, grading, or trenching within the dripline that results in the loss of more than 20 percent of the tree's root system; or the removal through any of these processes of greater than 50 percent of the live crown of the tree. LToppin• "Topping" means the inappropriate pruning practice - - e used to reduce tree height by cutting to a predetermined crown limit without regard to tree health or structural integrity. Topping does not use acceptable pruning practices as described in the American National Standards Institute (ANSI) "A 300 Pruning Standards" and companion "Best Management Practices for Tree Pruning" published by the International Society of Arboriculture, such as crown reduction, utility pruning, or crown cleaning to remove a safety hazard, dead or diseased material. 18.06.860 Understory Vegetation: "Understory vegetation" means small trees, shrubs, and groundcover plants, growing beneath and shaded by the canopy of a significant tree, which affect and are affected by the soil and hydrology of the area surrounding the significant tree roots. CL Page 7 of 8 11/8/2017 1:04 PM W:\SharePoint\\Long Range Projects\2016 Landscaping -Tree Code\Definitions\New-Revised Definitions -edits addressed Commented [CL32]: Current definition with revisions from Lake Forest Park. Commented [CL33]: This phrase added by staff to reflect change in permit title by Advisory Committee and the various circumstances that may trigger a Tree Permit. Commented [CL34]: New definition from Lake Forest Park. Commented [CL35]: Revised from Portland TMC 18.06: Revised or New Definitions 18.06.910 Vegetation: "Vegetation" means living trees, shrubs or groundcover plants. Viable tree': "Viable Tree" means a Significant Tree that a Qualified Tree Professional has determined to be in good health with a low risk of failure, is relatively Windfirm if isolated or exposed, and is a species that is suitable for its location and is therefore worthy of long-term retention. �Nindfirml: "Windfirm" means a tree that is healthy and well -rooted and that a Qualified Tree Professional has evaluated and determined that can withstand normal winter storms or surrounding tree removal. CL Page 8 of 8 11/8/2017 1:04 PM W:\SharePoint\\Long Range Projects\2016 Landscaping -Tree Code\Definitions\New-Revised Definitions -edits addressed 100 Commented 1CL36]: Lake Forest Park Commented [CL37]: Lake Forest Park DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions CHAPTER 18.54 URBAN FORESTRY AND TREE REGULATIONS Sections: 18.54.010 Purpose 18.54.020 Scope 18.54.030 Tree Removal Permit Required 18.54.040 Permit Submittal Requirements 18.54.050 Permit Approval Criteria 18.54.060 Tree Retention Standards 18.54.070 Tree Protection Standards 18.54.080 Tree Replacement Standards 18.54.090 Tree Relocation 18.54.100 Tree Replacement Fund 18.54.110 Performance Assurance 18.54.120 Liability 18.54.130 Permit Processing and Duration 18.54.140 Permit Exceptions 18.54.150 Permit Conformance 18.54.160 Soil Preparation, Plant Material and Maintenance 18.54.170 Heritage Trees 18.54.180 Approved and Prohibited Trees 18.54.190 Violations 18.54.200 Remedial Measures 18.54.210 Enforcement 18.54.010 (Purpose The purpose of this Chapter is to implement the Urban Forestry Comprehensive Plan goals; to maintain and increase tree canopy throughout the city; and to provide requirements for tree maintenance, tree retention and protection. Trees and their canopy act to improve air quality, promote the public health, reduce human -related stress, increase property values, reduce heat islands, and reduce storm water flows. The tree regulations also support the Low Impact Development goals of the Comprehensive Plan and the City's National Pollution Discharge Elimination System permit. In particular, the purpose of this Chapter is to: 1. Regulate the pProtection of existing trees prior to and during (development{; 2. Establish protections requirements for the long-term maintenance of trees and vegetation; 3. Moderate the effects of wind and temperature; 4. Minimize the need for additional storm drainage facilities; 5. Stabilize and enrich the soil and minimize surface water and ground water run-off and diversion which may contribute to increased instability, sedimentation, or turbidity in streams, lakes, or other water bodies; Commented [CL1]: New purpose text to reflect adopted Urban Forestry Comprehensive Plan goals and policies. Commented [CL2]: Advisory Committee revisions to Purposes #1 and 2. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 6. Protect fish, wildlife and their habitats by promoting tree retention and improving water quality; 7. Ensure tree replacement after removal to provide erosion control and to achieve canopy coverage goals; 8. Recognize the importance of Heritage and Exceptional Trees to the history of the community; and 9. Establish procedures for penalties and violations of the tree code. 18.54.020 Scope This chapter sets forth rules and regulations to control clearing of trees and understory vegetation Within the City of Tukwila except for removal of trees governed by Chapter 18.44, Shoreline regulations, Chapter 18.45, Sensitive Areas, and Chapter 18.52, Landscaping. 18.54.030 Tree Remova] Permit Required (LFP) A. Permit Required. 1_A Tree Remova[ Permit is required prior to work within the Critical Root Zone of any Significant, Exceptional or Heritage Tree or prior to the removal or destruction of any of these Trees within the City, unless the action is exempt from this Chapter. A Tree Removal Permit is required when any person wishes to prune a Heritage Tree in excess of 20% of the existing crown. 3A request for an exception to the requirements of the Chapter shall be processed under a Tree Exception Permit. B. Tree Removal on undeveloped lots is prohibited. C. Tree Removal Exemptionsj. The following activities are exempt from the requirements of this Chapter: 1. The removal of trees that are less than 4" in Diameter at Breast Height (DBH) on a property zoned Low Density Residential and improved with a single-family dwelling. 2. The removal of Dead Trees outside of the shoreline jurisdiction or a sensitive area or its buffer. 3. Routine maintenance of trees necessary to maintain the health of cultivated plants, or to contain noxious weeds or invasive species as defined by the City of Tukwila or King County. Routine maintenance includes the removal of up to 20% of the existing tree crown in a two year (period. 4. Emergency actions necessary to remedy an immediate threat to people or property, or public health, safety or welfare by a high-risk or extreme -risk tree may be undertaken in advance of receiving a permit. Any person, utility or CL Page 2 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown 102 Commented [CL3]: These regulations do not address understory vegetation — just trees. Understory vegetation is regulated in SAO and Shoreline regulations. Commented [CL4]: Committee revision: Name permit "Tree Permit" then have different types: 1. Tree Removal 2.Tree Impact (for work in CRZ) 3. Heritage Tree Removal or Pruning over 20% of existing crown. 4. Exceptional Tree Removal 5.Tree Removal -Utilities Commented [CL5]: Mix of Lake Forest Park and current exemptions in TMC 18.54 Commented [CL6]: From TMC 18.54.050 Commented [CL7]: Added by Advisory Committee. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions public entity undertaking such an action shall submit a Tree Removal Permit application within one week of the emergency action and replace the tree(s) if required by this Chapter. For major storm events, additional time to apply for the Trcc Pcrmit may be granted to the lutilityi. Additional time to apply for a Tree Permit may be granted at the discretion of the Director. D. Trcc Removal Permit; -Arborist Report—All Tree Removal Permits shall require an ISA Certified Arborist report4iew, unless otherwise stated in this Chapter., except for the, removal of Significant Trees, other than Exceptional or Heritage Trees, including invasive species, on a lot zoned Low Density Residential and improved with a single family dwelling.. An arborist's re ort is not re uircd for the allowed removal of trees on a lot zoned Low Density Residential and improved with a single family An arborist's report is not required for the permitted removal of trees, other than Exceptional or Heritage Trees, on a lot zoned Low Density Residential and improved with a single-family dwelling. 18.54.040 PERMIT SUBMITTAL REQUIREMENTS A. Permit Application. Prior to any tree removaL-ef site clearing, or work within the CRZa Tree Removal Permit application must be submitted to the Department of Community Development containing the following information: 1. Site Plan of the proposal jhowingl: a. Diameter, species name, location and canopy of existing Significant Trees in relation to proposed and existing structures, utility lines, and construction limit line; b. Identification of all Significant Trees to be removed and/or relocated; c. Existing and proposed topography of the site at 2 -foot contour intervals; and d. Limits of any sensitive area and sensitive area buffer and/or shoreline jurisdiction. 2. Landscape Plan for the proposal showing: a. Diameter, species name, spacing and location of replacement trees to be planted; b. Diameter, species name and location of all Significant Trees to be retained; and c. Vegetation protection measures consistent with the criteria in TMC 18.54.060 3. Professional review or recommendation. Assessment prepared by an ISA Certified Arborist addressing the iollowingl: Commented [CL8]: Added at the request of Seattle City Light. Commented [CL9]: Committee approved substitute language — avoids the need to define "major storm even", and also there might be other entities besides utilities that would need to use this provision. Commented [CL1O]: Revised this subsection to require an arborist report, not just an arborist's review. [ Commented [CL111: TMC 18.54.0801. a. The anticipated effects of proposed construction or tree removal on the viability of Significant Trees to remain on-site; CL Page 3 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files\Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown Commented [CL12]: From TMC 18.54.080 2. Commented [CL13]: Revised from TMC 18.54.080 3. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions b. Recommendations on replacement trees, spacing and maintenance of proposed replacement trees once installed; c. Post -construction site inspection and evaluation; and d. Estimated cost of maintenance of replacement trees for the purposes of calculation of financial assurance, if required. 4. A photo of the tree(s) to be impacted or removed. 45. Time schedule. Proposed time schedule of vegetation removal, relocation and/or replacement, and other construction activities which may affect on-site vegetation, sensitive area, sensitive area buffer, and/or shoreline zone. B. Single Family Tree Removal No Fee ocrmit Appr.,..,t,on _ Rcmeval of Up to Four Trees of Less. The removal of 1 '1 trees within any 36 month period on a property zoned Low Density Residential and improved with a single family dwelling, is subject to a no fee Tree Removal Permit. Items to be submitted with the permit application are: The removal of 1-4 trees within any 36 -month period on a property zoned Low Density Residential and improved with a single-family dwelling is permitted, subject to the requirements in Table A below and possible tree replacement. Information to be submitted as part of a Tree Inventory Survey shall include the following: 1_ - - - - - - tificd, the tree species, and diameter of tree and the location of any utility lines or other built infrastructure; 2. Number and size of trees to be removed. 3. The location of any affected utility lines within the overhead "fall zone" or other built infrastructure. 4. Photos of the tree(s) to be removed; 5. The method of removal and identification of contractor; and 6. Time schedule of tree removal. Table A Single Family Tree Removal Requirements Trees (DBH) # of Trees in 36 Month Tree Permit? Arborist Report? Period that can be !Removed 4-8" 4 Tree Inventory Survey No >8-12" 2 Yes No >12-18" 2 Yes No >18-2-4" 1 Yes Yes >24" 4 Ycs Ycs See Table B for the number of replacement trees required, if any. CL Page 4 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown 104 Commented [CL14]: New text. Commented [CL15]: Permit application should also suggest that applicant call 811 for a utility locate to ensure no underground utilities will be impacted by tree removal. Commented [CL16]: The Committee wanted to tie the number of trees that can be removed from single family zoned properties improved with a dwelling to the size of the trees being removed. The larger the tree removed, the fewer that can be taken out in a 36 month period. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions A. C. Permit Materials .Waiver The Director may waive the requirement for any or all plans or permit items specified in this section upon finding that the information on the application is sufficient to demonstrate that the proposed work will meet the approval criteria detailed in this Chapter and other City ordinances. Such waiver of a requirement shall not be construed as waiving any other requirements of this Chapter or related regulations. D. Permit Application Fee Fee required: A Tree Removal Permit fee shall be paid at the time an application or request is filed with the department, pursuant to TMC Section 18.88.010, except as otherwise noted in this Chapter. All fees shall be paid according to the Land Use Fee Schedule in effect at the time of application. There is no permit fee for submittal of the Tree Inventory Survey. 18.54.050 Permit Approval Criteria, General. All Tree Removal Permit applications shall meet the criteria outlined below for approval. &A. Existing trees will be retained on-site to the maximum extent possible as required by TMC 18.54.060 and as recommended in the arborist report, if applicable. s B. Tree protection will be implemented as required in TMC 18.54.070. &C. Tree replacement will be implemented as required in TMC 18.54.080. &D. Tree replacement funds will be deposited into the City of Tukwila Tree Replacement Fund, as described in TMC 18.54.100, if required. A performance assurance will be submitted as required in TMC 18.54.110. 18.54.060 Tree Retention Standards A. As many Significant, Exceptional and Heritage Trees as possible are to be retained on a site proposed for development, or re -development, particularly to provide a buffer between development, taking into account the condition and age of the trees. As part of a land use application such as, but not limited to, subdivision or short plat review, design review or building permit review, the Director of Community Development or the Board of Architectural Review may require reasonable alterations to the arrangement of buildings, parking or other elements of proposed development in order to retain Significant, Exceptional or Heritage non-invasive T'Irees. B. Topping of trees is prohibited and considered removal,. C. Trees located on vacant properties shall not be removed except: 1. Those that interfere with access and/or passage on public trails; or CL Page 5 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown Commented [CL17]: From existing TMC 18.54.090 Commented [CL18]: Modified from existing TMC 18.54.100 Commented [CL19]: Revised and moved to Permit Approval Criteria section. Commented [CL20]: Replaced with proposed text below. Commented [CL21]: The topic of tree retention is currently found in TMC 18.54.1301. and is proposed to be replaced with the text below. Commented [AC22]: From 18.44.080 B.1. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 2. When trees, including alders and cottonwoods, have been determined to be one of the following by a Tree Risk Assessment prepared by a Tree Risk Assessor, and where the risk cannot be reduced to Low with mitigation, such as pruning: a. Moderate risk with significant consequences; b. Moderate risk with severe consequences; c. High risk with a target or risk target; or, d. Extreme risk. 3. Factors that will be considered in approving such tree removal include, but are not limited to, tree condition and health, age, risks to life or structures and potential for root or canopy interference with utilities. D. Where permitted, removal of Exceptional or Significant trees on a property zoned Low Density Residential and improved with a single-family dwelling beyond the up to four trees permitted within a 36 -month period that arc removed shall be replaced pursuant to the tree replacement requirements outlined below. The Director or Planning Commission may require additional trees or shrubs to be installed to mitigate any potential impact from the loss of the 'egetation as a result of the tree removal. stands of trees, where the cost of identification of individual tree species and sizes is inordinate relative to the project, thc Director may allow the applicant to use the tree canopy cover approach outlined below to calculate retention and replacement of trccs: a.The site shall have a minimum canopy cover equal to 20% of the site ar a, or equal to the existing canopy cover whichever is Tess. b.Canopy cover may consist of any combination of existing trccs and replacement trees. Canopy cover of each new tree shall be calculated based on thc canopy cover from thc City's preferred tree list. E. Protection of trees shall be a major factor in the location, design, construction and maintenance of streets and utilities. Removal or significant damage that could lead to tree death of Significant, Exceptional or Heritage Trees shall be mitigated with on- or off- site tree replacement as required by this Chapter. F. A Qualified Tree Professional shall provide an assessment of any tree proposed for retention in a proposed development to ensure its survivability during construction. G. The (Department shall conduct a tree canopy assessment every five years from the date of the adoption of this Chapter to ensure that the tree canopy goals of the Comprehensive Plan are being met. 18.54.070 Tree Protection Standards All treesvegetation not proposed for removal as part of a project or development shall be protected using Best Management Practices and the standards'belowl. CL Page 6 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown 106 Commented [AC23]: From Lake Forest Park Commented [CL24]: Should be trees not vegetation, as this Chapter does not address vegetation retention. Commented [CL25]: Subsection E. is from existing code, TMC 18.54.140 B. It was deleted by the Committee as eliminating this option will provide site specific tree inventory information when development is proposed. Commented [CL26]: Added by the Committee to make sure we are monitoring tree canopy percentages over time. Commented [CL27]: Title of section revised from current code Commented [CL28]: Note to reviewers: TMC 18.52.050, landscaping code, refers users of that Chapter to TMC 18.54 to find tree protection guidance. These requirements serve as the tree protection criteria to be followed. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions A. The Critical Root Zones (CRZ) for all trees designated for retention, on site or on adjacent property as applicable, shall be identified on all construction plans, including demolition, grading, civil and landscape site plans. B. Any roots within the CRZ exposed during construction shall be covered immediately and kept moist with appropriate materials. The City may require a third-partyAfr arborist may be required to review long-term viability of the tree. C. Physical barriers, such as 6 foot chain link fence or plywood or other approved equivalent, shall be placed around each individual tree or grouping at the CRZ. D. Minimum distances from the trunk for the construction physical -barriers shall be based on the approximate age of the tree (height and canopy) as (follows: 1. Young trees (trees which have reached less than 20% of life expectancy): 0.75 per inch of trunk diameter. 2. Mature trees (trees which have reached 20-80% of life expectancy): 1 foot per inch of trunk diameter. 3. Over mature trees (trees which have reached greater than 80% of life expectancy): 1.5 feet per inch of trunk diameter. E. Alternative protection methods may be used that provide equal or greater tree protection if approved the Director. F. A weatherproof sign shall be installed on the fence or barrier which reads: "TREE PROTECTION ZONE —THIS FENCE SHALL NOT BE REMOVED OR ENCROACHED UPON. No soil disturbance, parking, storage, dumping or burning of materials is allowed within the Critical Root Zone. The value of this tree is $ (insert value of tree as determined by a Qualified Tree Professional here). Damage to this tree due to construction activity that results in the death or necessary removal of the tree is subject to the Violation section of TMC 18.54.190." G. All tree protection measures shall be installed a+4 shall be inspected by the City, and if deemed necessary a Qualified Tree Professional, prior to beginning construction or earth moving. H. Any branches or limbs that are outside of the CRZ and might be damaged by machinery, shall be pruned prior to construction by an ISA Certified Arborist. No construction personnel shall prune affected limbs except under the direct supervision of an ISA Certified Arborist. I. The CRZ shall be covered with 4 to 6 inches of wood chip mulch. Mulch shall not be placed directly against the trunk. A 6 -inch area around the trunk shall be free of mulch. Additional measures, such as fertilization or supplemental water shall be carried out prior to the start of construction if deemed necessary by the arborist's report to prepare the trees for the stress of construction activities. J. No storage of equipment or refuse; parking of vehicles; dumping of materials or chemicals; or placement of permanent heavy structures or items shall occur within the CRZ. K. No grade changes or soil disturbance, including trenching, shall be allowed within the CRZ. Grade changes within 10 feet of the CRZ shall be approved by the City prior to implementation. CL Page 7 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown Commented [CL29]: From ISA standards [Commented [CL30]: Modified from TMC 18.54.160 B. Commented [CL31]: The Committee discussed when or if to allow construction personnel to prune affected tree limbs. Commented [CL32]: Confirm with PW — is this a reasonable distance DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions L. The applicant is responsible for ensuring that the CRZ of trees on adjacent properties are not impacted by the proposed development. M. A pre -construction inspection shall be conducted by the City is required to finalize tree protection actions. N. Post -construction inspection of protected trees shall be conducted by the City, and if deemed necessary by the City, a Qualified Tree Professional. All corrective or reparative pruning will be conducted by a Certified Arborist. 18.54.080 Tree Replacement Standards When tree replacement is required, the site shall be planted with trees to meet the following minimum equirements A. Each existing Significant Tree removed, including removal of trees in easements and rights-of-way for the purposes of constructing public streets and utilities, shall be replaced with new tree(s), based on the size of the existing tree as shown below, up to a maximum density of 70 new trees per acre, generally 12-15 feet apart. If the number of required replacement trees exceeds site capacity, payment is required into the City's tree replacement fund. B. Tree Replacement Ratios: Table BA below establishes tree replacement ratios when Significant, Exceptional or Heritage Trees are removed. For properties{ zoned Low Density Residential and improved with a single-family dwelling, when the number of trees permitted to be removed in a 36 month period, as shown in Table A, has been exceeded, the replacement ratios set forth in Table B apply. C. The property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the site's improvement(s)project. Replaced trees that do not survive must be replanted in the next appropriate season for planting. D—If all required replacement trees cannot be accommodated reasonably on the site, the applicant shall pay into the Ttree Reeplacement Ffund. The fee shall be based on the value of the replacement trees and their delivery, labor for site preparation and plant installation, soil amendment, mulch, and maintenance costs for three years. In some circumstances, off-site tree replacement may be allowed, subject to additional maintenance fees. CL Page 8 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown 108 Commented [CL33]: Existing code, TMC 18.54.130 3. with revisions as noted. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 1 Hint 13H: 1 ree Replacement rcequirements Diameter* of Tree Removed (*m asured at Number of Replacement Trees [Required height of 4.5 feet from the ground} /1 6 inchcs (single trunk) 3 Small Canopy Tree 2 inchcs (any trunk of a multi trunk tree) 3 Over 6 8 inches 4 Ovcr 8 20 inches 6 Over 20 inches 10 Amount of Mature Tree Equivalent Stature Tree Number of Replacement anopY Removed Trees Up to 500 sq. ft. Small Canopy Tree 1 501-1000 sq. ft. Medium Canopy Tree 2 >1001 sq. ft. Large Canopy Tree 3 &D. Tree replacement shall also meet the standards in TMC 18.54.160. 18.54.090 Tree Relocation Tree relocation shall be carried out according to Best Management Practices, and trees proposed for relocation shall have a reasonable chance of survival. 18.54.100 Tree Replacement Fund A. When trees are topped or removed without a permit, or if the number of replacement trees required by Table BA cannot be accommodated on-site, the Director shall require payment into the Tree Replacement Fund. The fee will be based on the current cost of the following: 1. The cost of purchasing and delivering a 2" caliper deciduous or 6' evergreen Itreel 2. The cost of labor to install a tree; 3. The cost of supplies needed for the installation of a tree, including but not limited to, soil amendments, mulch, stakes etc.; and 4. The cost of maintenance of a new tree for at least three years, including but not limited to, watering, weeding, and pruning. B. The cost of a replacement tree shall be updated annually in the Land Use Fee Schedule. C. The money in this fund shall be used by the City or its contractor to purchase, plant and maintain trees on sites in the City. CL Page 9 of 18 11/8/2017 9:06:34 AM W:\\5harepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown Commented [CL34]: We have increased the number of replacement trees over current tree code to provide an incentive to try to incorporate existing trees into development and also to replace existing tree canopy that will be lost. These are the same replacement ratios as required under the shoreline regulations. Commented [CL35]: Committee direction is to look at other ways to establish the number of trees required for replacement — perhaps tie to the amount of canopy proposed replacement tree would provide. Commented [CL36]: When removal of a tree is proposed, the number of trees required for replacement will be based on what the mature tree canopy of the removed tree would have been, not the current tree canopy provided. Commented [CL37]: Committee also added "installing" but that is covered in #2 below. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions D. Tree Replacement funds may be used by a single-family property owner to plant one or more street trees if approved by the Director and by the Public Works Department. The tree species must be approved by the City and be appropriate to the site conditions. The property owner is responsible for the site preparation and maintenance of the street tree -pursuant to TMC 18.54.160. 18.54.110 Performance Assurance To mitigate potential damages that may result from unauthorized tree removal or maintenance the Director may require the applicant to submit a bond, letter of credit, or other means of assurance acceptable to the City prior to issuance of a Tree Removal Permit, subject to the following provision: A. Tree Protection Assurance. The applicant may be required to post a three year - performance bond or other acceptable security device to ensure the installation, maintenance and adequate performance of tree protection measures during Ithe construction process. The amount of this bond shall equal 150 percent of the City's estimated cost of replacing each replacement tree. The estimated cost per tree shall be the tree fee established by the City. Prior to DCD final inspection, any protected tree found to be irreparably damaged, severely stressed or dying shall be replaced according to the standards identified in this Chapter. The City may release all or part of the bond prior to the conclusion of the bonding period if the applicant demonstrates that the requirements of this section have been satisfied and there is evidence that the protected trees will survive. B. Tree Maintenance Assurance. Where replacement trees are required, the applicant may be required to post a onethrcc-year replacement tree maintenance bond or other acceptable security device to ensure the survival of replacement trees. The amount of the maintenance bond shall equal 150 percent of the cost of plant material, periodic fertilizing and pruning, and labor until tree survival is ensured. In the event a required replacement tree becomes irreparably damaged, severely stressed or dies, the tree shall be replaced according to the standards in this Chapter. The City may release all or part of the bond prior to the conclusion of the bonding period if the applicant demonstrates that the requirements of this section have been satisfied and there is evidence that the protected trees will survive. The requirement for tree maintenance shall be recorded on the title of the property and if the property is sold prior to the expiration of the one- year replacement tree maintenance bond, the developer shall assign the bond to the purchaser. C. Replacement trees damaged due to natural disasters, such as wind storms, hail, ice or snow storms, and earthquakes, shall be exempt from further replacement. D. The applicant shall provide an estimate of the costs associated with the required performance bond or other security as described above. In lieu of an applicant's estimate, the performance assurance shall be equal to City staff's best estimate of CL Page 10 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown 110 Commented [CL38]: Need to confirm with Public Works. Commented [CL39]: Revised from TMC 18,54.120 Commented [CL40]: Added by the Committee. Commented [CL41]: During the Advisory Committee's review, the question was raised on how to ensure the trees survive once the property is sold and the homeowner takes over maintenance. The last sentence of B. (highlighted) attempts to address this concern. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions possible costs to meet the above requirements. In no case shall the performance assurance exceed an amount equal to two and one-half times the current cost of replacing the plants in accordance with the tree replacement provisions of this Chapter. E. The performance assurances shall not be fully released without final inspection and approval of completed work by the City, submittal of any post -construction evaluations or following any prescribed trial maintenance period required in the permit. F. Performance assurances provided in accordance with this Chapter may be redeemed enforced in whole or in part by the City upon determination by the Director that the applicant has failed to fully comply with approved plans and/or conditions. 18.54.120 Liability A. Liability for any adverse impacts or damages resulting from work performed in accordance with a Tree Removal g Permit, be the sole responsibility of the owner of the site for which the permit was issued. B. Issuance of a Tree Removal Permit and/or compliance with permit provisions or conditions shall not relieve an applicant from any responsibility otherwise imposed by law for damage to persons or property in an amount greater than the insured amount required by this Chapter. C. Nothing contained in this Chapter shall be deemed to relieve any property owner from the duty to keep any tree or vegetation upon his or her property or under his or her control in such condition as to prevent it from constituting a hazard or a nuisance pursuant to TMC Chapter 8.28. D. The amount of any security shall not serve as a gauge or limit to the compensation collected from a property owner as a result of damages associated with any vegetation clearing. E. The applicant shall at all times protect improvements to adjacent private properties and public rights-of-way or easements from damage during clearing. The applicant shall restore to the standards in effect at the time of the issuance of the permit any public or private improvements damaged by the applicant's operations. 18.54.130 Permit Processing and Duration A. All Tree Removal Permits shall be processed as Type 1 decisions. Exceptions to the requirements of this Chapter shall be processed as a Type 2 decision. B. If the Tree Removal Permit or Tree Exception Permit application is not approved, the Director shall inform the applicant in writing of the reasons for disapproval. CL Page 11 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown Commented [CL42]: Existing language in TMC 18.54.190, moved to this section. Revisions as noted. Commented [CL43]: Moved from Permit Conformance section 18.54.160 C. Commented [CL44]: Existing text — moved from 18.54.150. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions C. Tree Removal Permits expire one year after the date the permit is issued. 18.54.140 Permit Exceptions A. Exception Procedures An applicant seeking an exception from this Chapter shall submit a Tree Exception Permit application in addition to the Tree Removal Permit application. Such application shall fully state all substantiating facts and evidence pertinent to the exception request, and include supporting maps or plans. The exception shall not be granted unless and until sufficient reasons justifying the exception are provided by the applicant and verified by the City. Approval of the exception is subject to the exception criteria outlined below. B. Exception Criteria 1. The Director may grant exceptions from the requirements of this Chapter when undue hardship may be created by strict compliance with the provisions of this Chapter. Any authorization for an exception may prescribe conditions deemed necessary or desirable for the public interest, or necessary to meet the intent of this Chapter. 2. An exception to this Chapter shall not be granted unless all of the following criteria are met: a. Strict compliance with the provisions of this code may jeopardize project feasibility or reasonable use of property. b. Proposed treevcgctation removal, replacement, and any mitigative measures proposed, are consistent with the purpose and intent given in this Chapter. c. The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other property in the vicinity. 3. In addition to the above criteria, the Director may also require review of an exception request by a third party Qualified Tree Professional at the expense of the applicant. 18.54.150 Permit Conformance All work must be performed in accordance with approved Permit plans specified in this Chapter or revised plans as may be determined by the Director. The applicant shall obtain permission in writing from the Director prior to modifying approved plans. CL Page 12 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown 112 Commented [CL45]: Existing code, TMC 18.54.140, except as noted in strikeout/underline. Commented [CL46]: Added by the Advisory Committee. Commented [CL47]: Staff suggested addition. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 18.54.160 Soil Preparation, Plant Material and Maintenance A. Soil Preparation Standards 1. Soils must be prepared for planting by incorporating compost and/or topsoil to a depth of 12 inches throughout the planting area. 2. An inspection of the planting areas prior to planting may be required to ensure soils are properly prepared. 3. Installation of plants must comply with BM Ps includingl, but not limited to: a._Planting holes that are the same depth as the size of the root ball and two to three times wider than the root ball. b. Root balls of potted and balled and burlapped (B&B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. All burlap and all straps or wire baskets must be removed from B&B plants prior to planting. c. The top of the root flare, where the roots and the trunk begin, should be placed at grade. The root ball shall not extend above the soil surface and the flare shall not be covered by soil or mulch. For bare root plants, ensure soil beneath roots is stable enough to ensure correct height of the tree. d. If using mulch around trees and shrubs, maintain at least a 4€ -inch mulch -free ring around the base of the tree trunks and woody stems of shrubs. If using mulch around groundcovers until they become established, mulch shall not be placed over the crowns of perennial plants. B. Plant Material Standards 1. Plant material shall be healthy, vigorous and well -formed, with well-developed, fibrous root systems, free from dead branches or roots. Plants shall be free from damage caused by temperature extremes, pre -planting or on-site storage, lack of or excess moisture, insects, disease, and mechanical injury. Plants in leaf shall be well foliated and of good color. Plants shall be habituated to outdoor environmental conditions (i.e. hardened -off). Thcrc must be a diversity of tree and shrub genus and species in the site landscaping taking into account species in existing development around the site. 2. Evergreen trees shall be a minimum of 6 feet in height at time of planting. 3. Deciduous trees shall have at least a 2 -inch caliper at time of planting as measured 4.5 feet from the ground, determined according to the American Standard for Nursery Stock as it now reads and as hereafter amended. CL Page 13 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown Commented [CL48]: New section Commented [CL49]: A.1. And 2. Modified from TMC 18.52, landscaping regulations. Commented [CL50]: From TMC 18.52.070, landscaping regulations. Commented [CL51]: Text in this section adapted from TMC 18.52.060 Commented [C152]: Accidental carry-over from Landscaping Chapter. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 4. Smaller plant stock may be substituted on a case by case basis with approval of the City's environmental specialist. 5. Tree spacing shall take into account the location of existing and new trees as well as site conditions. 6. Where there are overhead utility lines, the tree species selected shall be of a type which, at full maturity, will not interfere with the lines or require pruning to maintain necessary clearances. C. Tree Maintenance and Pruning 1. Pruning of trees should be for the health of the plant material, to maintain sight distances or sight lines, or if interfering with overhead utilities. All pruning must be done in accordance with American National Standards Institute (ANSI) A-300 specifications, as it now reads and as hereafter amended. No more than 25% of the tree canopy shall be pruned in any two-year period except for fruit trees; thatwhich are being pruned to increase harvest potential. 2. 8kII protected and replacement trees and vegetation shown in approved Tree Removal Clcaring Permit materialr, shall be maintained in a healthy condition by the property owner throughout the life of the project, unless otherwise approved by the Director in a subsequent Tree CI wring Removal Permit. 3. Trees may only be pruned to lower their height to prevent interference with an overhead utility line with prior approval by the Director. The pruning must be carried out under the direction of an ISA Ceertified Arborist Utilities Specialist or performed by the utility provider under the direction of an ISA Ceertified Arborist Utilities Specialist. The crown shall be maintained to at least 2/3 the height of the tree prior to pruning. 18.54.170 Heritage Tree s And Heritage Groves A. Heritage Trees or a Heritage Grove must be nominated for designation by, or approved for nomination by, the owner of the property on which the tree or grove is located. B. Designation Criteria: A tree or grove that meets the basic definition of Heritage Tree or Heritage Grove must also meet one or more of the following criteria: 1. Has exceptional national, state or local historical significance including association with a historical figure, property, or significant historical event; or 2. Has an exceptional size or exceptional form for its species; or 3. Has an exceptional age for its species; or 4. Is the sole representative of its species in the area; or 5. Has exceptional botanical or ecological value. CL Page 14 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown 114 Commented [CL53]: From TMC 18.52.060 B.4 Commented [C154]: Modified from 18.52.080 C. Commented [CL55]: Added by Committee to allow more aggressive pruning of fruit trees, if needed. Commented [CL56]: From TMC 18.54.160 D. Commented [CL57]: Deleted at suggestion of Seattle City Light (SCL) as contractors carrying out pruning have an ISA Certified Arborist on-site however not always with the Utilities Specialist qualifications. The SCL supervisor is typically a Utilities Specialist —this person would have discussed the pruning project ahead of time with the pruning contractor. Commented [CL58]: New section Commented [CL59]: Heritage Grove added to this section as criteria for designation were similar to those to designate a Heritage Tree. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions Once approved, the Heritage Tree or Heritage Grove shall be identified by signage that provides information as to the tree's or grove's significance. one or more of thc criteria in subsection B. above, thc grove meets one or more of the following criteria: arc distinctive either due to size, shape, species or age; or resource, such as trees located along stream banks, or trees located along ridge lines; or 3. The grove has a documented association with a historical figure, property, or Gignificant historical event. Heritage Tree Development Review 1. When development is proposed for property that contains a Heritage Tree, and the Director determines that the proposed development may affect a Heritage Tree, the property owner must have a tree preservation plan prepared by a qualified arborist Qualified Tree Professional as approved by the Director demonstrating how the Heritage Tree will be protected and preserved. A Heritage Tree shall be preserved using the tree protection and retention criteria of this Chapter. 2. A tree preservation plan shall be composed of the following: a. A site plan indicating the location of Heritage Tree(s). b. The methods to be used to preserve the Heritage Tree(s). c. A mitigation plan indicating the replacement trees or additional new trees to be placed on the site. The mitigation plan should demonstrate, to the extent possible, that the character of the site will not substantially change as a result of development. 3. Site design adjustments may be approved in some cases for the subject property or an affected adjacent parcel, as follows: a. Up to a 20% variance to front, side, and/or rear yard setback standards to retain a Heritage Tree(s) may be reviewed and granted as part of the underlying land use or construction permit. The adjustment shall be the minimum necessary to accomplish preservation of the Heritage Tree(s) on site and shall not conflict with other adopted ordinances or conditions placed on the property. b. Up to a 10% variance to the lot size and/or the lot width requirements in approving any land division if necessary to retain Heritage Trees. 4. Removal of a Heritage Tree. No person may cut or remove a Heritage Tree without approval of a Type 2 permit. The Tree Removal Permit may be approved if one or more of the criteria below is met: a. Retention of the tree would make reasonable use of the property allowed under the current zoning impractical or impossible; or CL Page 15 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files\Long Range Planning\2016-2017 Landscape & Tree Code Tree Code \Draft TMC 18.54 staff edits accepted w/ -Committee edits shown Commented [CL60]: The rest of this section is from the City of Vancouver, Washington's heritage tree regulations. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions b. The removal is necessary to accommodate a new improvement, structure or remodeled structure, and no alternative exists for relocation of the improvement on the site, or that variances to setback provisions will not allow the tree to be saved or will cause other undesirable circumstances on the site or adjacent properties; or c. The tree is hazardous, diseased or storm damaged and poses a threat to the health, safety or welfare of the public; or d. The tree has lost its importance as a Heritage Tree due to damage from natural or accidental causes, or is no longer of historic or natural significance; or e. The tree needs to be removed to accomplish a public purpose and no practical alternative exists. 5. The limb structure or crown of a Heritage Tree may be pruned in any one-year period without obtaining a Type 2 permit provided that at least 80% of the existing tree crown remains undisturbed. 6. Any person who wishes to prune a Heritage Tree in excess of 20% of the existing crown shall apply for a Tree RicmovaE permit and meet the following criteria. a. The protected tree shall be pruned following acceptable arboricultural standards; and b. The tree shall be pruned in a manner that ensures safety to public and private property and shall be carried out by an ISA certified arborist; and c. Any other conditions necessary to ensure compliance with the goals and policies of the Comprehensive Plan. TMC 18.54.180 Approved and Prohibited Trees The City will maintain on file, and provide upon request, a list of approved trees for planting and trees that are prohibited from being planted in the City. These lists will be updated as new information becomes available. TMC 18.54.190 Violations A. Failure to comply with any requirement of this Chapter shall be deemed a violation subject to enforcement pursuant to this Chapter and TMC 8.45. B. Penalties. 1. In addition to any other penalties or other enforcement allowed by law, any person who fails to comply with the provisions of this Chapter also shall be subject to a civil penalty assessed against the property owner as set forth herein. Each unlawfully removed or damaged tree shall constitute a separate violation. CL Page 16 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown 116 Commented [CL61]: From landscaping Chapter, TMC 18.52.110. Commented [CL62]: From landscaping Chapter DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 2. Removal or damage of tree(s) without applying for and obtaining required City approval is subject to a fine of $1,000 per tree, or up to three Ifour times the marketable value of each tree removed or damaged as determined by an ISA certified arborist. 2:3. Any fines paid as a result of violations of this Chapter shall be allocated as follows: 75% paid into the City's Tree Replacement Fund, 25% into with the roma-rode. going to the General Fund. 3,4. The Director may elect not to seek penalties or may reduce the penalties if he/she determines the circumstances do not warrant imposition of any or all of the civil penalties. 4,5. Penalties are in addition to the restoration of removed plant materials trees through the remedial measures listed in TMC Section 18.54.200. 5:6. It shall not be a defense to the prosecution for a failure to obtain a permit required by this Chapter that a contractor, subcontractor, person with responsibility on the site or person authorizing or directing the work erroneously believes a permit was issued to the property owner or any other person. TMC 18.54.200 Remedial Measures. In addition to the penalties assessed, the Director shall require any person conducting work in violation of this Chapter to mitigate the impacts of unauthorized work by carrying out remedial measures. A. Any illegal removal of required trees shall be subject to obtaining a Tree Removal Permit and replacement with trees that meet or exceed the functional value of the removed trees. B. To replace the tree canopy lost due to the tree removal, additional trees must be planted on-site. Payment shall be made into the City's Tree Fund if the number of replacement trees cannot be accommodated on-site. The number of replacement trees required will be based on the size of the tree(s) removed as stated in Table A -B C. The applicant shall satisfy the permit provisions as specified in this Chapter. D. Remedial measures must conform to the purposes and intent of this Chapter. In addition, remedial measures must meet the standards specified in this Chapter_, and applicable standards for mitigation outlined in the Sensitive Areas Overlay District Chapter of thio Ttlo. E. Remedial measures must be completed to the satisfaction of the Director within 6 months of the date a Notice and Order is issued pursuant to TMC Chapter 8.45, or within the time period otherwise specified by the Director. F. The cost of any remedial measures necessary to correct violation(s) of this Chapter shall be borne by the property owner and/or applicant. Upon the applicant's failure to implement required remedial measures, the Director may redeem all or any portion of any security submitted by the applicant to implement such remedial measures, pursuant to the provisions of this Chapter. CL Page 17 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown Commented [CL63]: RCW 64.12.030 allows treble damages, not four. Commented [CL64]: Find RCW citation that allows up to 4 times the value to be charged. Commented [CL65]: Remedial Measures from TMC 18.52.180, Enforcement and moved to be its own subsection. Items A and B are new; items C.— F. are existing text moved from TMC 18.54.180 D. Commented [CL66]: Revisions to TMC 18.45, the sensitive area regulations, will occur in 2018 and remedial measures for sensitive areas will be addressed there. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 18.54.210 Enforcement A. General. In addition to the Notice of Violation and Order measures prescribed in TMC Chapter 8.45, the Director may take any or all of the enforcement actions prescribed in this Chapter to ensure compliance with, and/or remedy a violation of this Chapter; and/or when immediate danger exists to the public or adjacent property, as determined by the Director. 1. The Director may post the site with a "Stop Work" order directing that all vegetation clearing not authorized under a Tree Removal Permit cease immediately. The issuance of a "Stop Work" order may include conditions or other requirements which must be fulfilled before clearing may resume. 2. The Director may, after written notice is given to the applicant, or after the site has been posted with a "Stop Work" order, suspend or revoke any Tree Removal Permit issued by the City. 3. No person shall continue clearing in an area covered by a "Stop Work" order, or during the suspension or revocation of a Tree Removal Permit, except work required to correct an imminent safety hazard as prescribed by the Director. B. Injunctive relief. Whenever the Director has reasonable cause to believe that any person is violating or threatening to violate this Chapter or any provision of an approved Tree Removal Permit, the Director may institute a civil action in the name of the City for injunctive relief to restrain the violation or threatened violation. Such civil action may be instituted either before or after, and in addition to, any other action, proceeding or penalty authorized by this Chapter or TMC Chapter 8.45. C. Inspection access. 1. The Director may inspect a property to ensure compliance with the provisions of a Tree Removal Permit or this Chapter, consistent with TMC 8.45. 2. The Director may require a final inspection as a condition of Tree Removal Permit issuance to ensure compliance with this Chapter. The permit process is complete upon final approval by the Director. CL Page 18 of 18 11/8/2017 9:06:34 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 staff edits accepted w/ -Committee edits shown 118 Commented [CL67]: Existing text from TMC 18.54 that reflects revisions to the Enforcement section. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions CHAPTER 18.54 URBAN FORESTRY AND TREE REGULATIONS Sections: 18.51.010 Titic 18.54.0120 Purpose 18.54.0230 Scope 18.51.050 Permit Exempt Activities 18.51.060 Permit Mandatory Standards 18.54.0370 Tree Removal Permit Required 18.54.0480 Permit Submittal Requirements Application Materials 18.51.090 Waiver to Permit Materials 18.51.100 Permit application fcc 18.51.110 Applicant Insurance Required 18.51.120 Applicant Security Required 18.54.050430 Permit Approval Criteria 18.54.06440 Perm's €x ept i sTree Retention Standards 18.54.0760 Permit ConformanceTree Protection Standards 18.54.08450 Permit Processing and Duration_ Tree Replacement Standards 18.54.090 Tree Relocation 18.54.100 Tree Replacement Fund 18.54.110 Performance Assurance 18.54.120 Liability 18.54.130 Permit Processing and Duration 18.54.140 Permit Exceptions 18.54.150 Permit Conformance 18.54.160 Soil Preparation, Plant Material and Maintenance 18.54.1670 Heritage Trees and Heritage Groves 18.54.180 Approved and Prohibited Trees 18.54.1790 Violations 18.54.200 Remedial Measures 18.54.2180 -Enforcement 18.51.190 Liability 18.54.010 [Title This Ordinance shall bc known as the City of Tukwila "Tree Ordinance," and may bc so cited. (Ord. 1758 §1 (part), 1995) Purpose This purpose of this chapter is to: 1. Mitigate certain environmental consequences of land development, and to maintain and improve the quality of Tukwila's urban environment. 2. Promote building and site planning practices that are responsive to the community's natural environment, without preventing rgasonablc development of land. 3. Regulate clearing of trees and understory vegetation in the City of Tukwila, in order to: Commented [CL1I: This section not needed. [Commented [CL21: Replaced by new section, below. as - DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions a. Maintain and enhance the aesthetic, ecological and cconomic benefits providcd by vcgctation, such (1) providing wildlife habitat; (2) reducing runoff and soil erosion; (3) reducing air pollution; (1) masking noise; (5) rcducing wind speed and urban "wind tunnels"; (6) energy conservation, cooling of urban centers; (7) increasing r al property values; (8) enhancing visual and aesthetic qualities of the urban environment. b. Maintain the viability of existing stands of trees and understory vegetation. c. Promote retention of nativc vegetation in sensitive ar s and their buffcrs, shoreline ar s, and wildlife habitat areas. 1. Provide a means to implement the requirements of the Sensitive Areas Overlay District chapter of this (Ord. 1758 §1 (part), 1995) 18.54.010 'Purpose The purpose of this Chapter is to implement the Urban Forestry Comprehensive Plan goals; to maintain and increase tree canopy throughout the city; and to provide requirements for tree maintenance, tree retention and protection. Trees and their canopy act to improve air quality, promote the public health, reduce human -related stress, increase property values, reduce heat islands, and reduce storm water flows. The tree regulations also support the Low Impact Development goals of the Comprehensive Plan and the City's National Pollution Discharge Elimination System permit. In particular, the purpose of this Chapter is to: 1. Reguiatt pProtecttonl of existing trees prior to and during development; 2. Establish protections las for the long-term maintenance of trees and vegetation; 3. Moderate the effects of wind and temperature; 4. Minimize the need for additional storm drainage facilities; 5. Stabilize and enrich the soil and minimize surface water and ground water run-off and diversion which may contribute to increased instability, sedimentation, or turbidity in streams, lakes, or other water bodies; 6. Protect fish, wildlife and their habitats by promoting tree retention and improving water quality; 7. Ensure tree replacement after removal to provide erosion control and to achieve canopy coverage goals; 8. Recognize the importance of Heritage and Exceptional Trees to the history of the community; and, 9. Establish procedures for penalties and violations of the tree code. CL Page 2 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits 120 Commented [CL3]: New purpose text to reflect adopted Urban Forestry Comprehensive Plan goals and policies. Commented [CL4]: Committee revisions to Purposes 441 and 2. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 18.54.0230 Scope This chapter sets forth rules and regulations to control clearing of trees and undcrstory vegetation within the City of Tukwila except for removal of trees governed by Chapter 18.44, Shoreline regulations, Chapter 18.45, Sensitive Areas, and Chapter 18.52, Landscaping. The following activities arc exempt from the application of this chapter and do not require a Tree Clearing Permit: 1. Clearing of any vegetation; UNLESS the site on which clearing is to occur is located in a sensitive area, sensitive area buffer, or shoreline zone. a. CI aring of up to 4 significant trees on a site currently zoncd and developed for single family residential use within any 36 month period; UNLESS the significant trees to be removed are located within a wetland, watercourse and their associated buffers or within the shoreline zone. b. Clearing of any vegetation located outside a sensitive arca, sensitive ar a buffer or outsidc the shoreline zone. c. Removal of hazardous trees. d. Routine maintenance of vegetation necessary to maintain the health of cultivated plants, to contain noxious weeds, or to remedy a potential fire or h alth hazard or thrccat to public safety per TMC Commercial parking subject to TMC Chapter 18.56, "Off Street Parking and Loading Regulations." 8.28, Nuisances. c. Vegetation removal new;sary to the operation of an established Christmas tree farm or commercial plant nursery. f. Construction and maintenance of streets and utilities within City approved rights of way and ascmcnts. All removal of significant trccs and undcrstory vegetation shall be undertaken in accordance with the mandatory standards specified in this chapter, except as provided in the Waiver to Pcrmit Materials or Exceptions sections of this chapter. (Ord. 1758 §1 (part), 1995) 18.54.0370 Tree Removal -Permit Required (LFP). No person shall conduct any cl wring of vegetation without first obtaining a Tree CI aring Permit on a form approved by the Director; unless specifically exempted under this chapter. A. Permit Required. 1. A Tree Removal Permit is required prior to work within the Critical Root Zone of any Significant, Exceptional or Heritage Tree or prior to the removal or destruction of any these Trees within the City, unless the action is exempt from this Chapter. 2. 7A Tree Removal Permit is required when any person wishes to prune a Heritage Tree in excess of 20% of the existing crown in a two-year period. CL Page 3 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits Commented [CL5]: Revised and incorporated into Permit Required section below Commented [CL6]: This section not needed Commented [CL7]: Incorporated into section below. Commented [CL8]: Name of permit revised by Committee as there will be different types of Tree Permits: 1.Tree Removal 2.Tree Impact (for work in the CRZ) 3.Heritage Tree Removal or Pruning over 20% of existing crown 4.Exceptional Tree Removal 5.Utility Tree Removal DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 3. A request for an exception to the requirements of the Chapter shall be processed under a Tree Exception Permit. B. Tree Removal on undeveloped lots is prohibited. C. Tree Removal (Exemptions. The following activities are exempt from the requirements of this Chapter: 1. The removal of trees that are less than 4" in Diameter at Breast Height (DBH) on a property zoned Low Density Residential and improved with a single-family dwelling. 2. The removal of Dead Trees outside of the shoreline jurisdiction or a sensitive area or its buffer. 3. ',Routine maintenance of trees necessary to maintain the health of cultivated plants, or to contain noxious weeds or invasive species as defined by the City of Tukwila or King County. Routine maintenance includes the removal of up to 20% of the existing tree crown in a two year period. 4. Emergency actions necessary to remedy an immediate threat to people or property, or public health, safety or welfare by a high-risk or extreme -risk tree may be undertaken in advance of receiving a permit. Any person, utility or public entity undertaking such an action shall submit a Tree Removal Permit application within one week of the emergency action and replace tree(s) if required by this Chapter. Additional time to apply for a tree Permit may be granted at the discretion of the Director. D. Trcc Removal Permits Arborist Report. All Tree Removal Permits shall require an ISA Certified Arborist reportvicw, unless otherwise stated in this Chapter. cx^^ e removal of Significant Trees, other than Exceptional or Heritage Trccs, including ... ___.An arborist's report is not required for the permitted removal of trees, other than Exceptional or Heritage Trees, on a lot zoned Low Density Residential and improved with a single-family dwelling. 18.54.040 PERMIT SUBMITTAL REQUIREMENTS A. Permit Application. Prior to any tree removal, site clearing or work within the CRZ„ a Tree Removal Permit application must be submitted to the Department of Community Development containing the following information: 1. Site Plan of the proposal Ishowingl: a. Diameter, species name, location and canopy of existing Significant Trees in relation to proposed and existing structures, utility lines, and construction limit line; b. Identification of all Significant Trees to be removed and/or relocated; CL Page 4 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 1854 Staff and Advisory Committee edits 122 Commented [CL9]: Mix of Lake Forest Park and current exemptions in TMC 18.54 Commented [CLIO]: #2 from City of Redmond, WA tree code [ Commented [CL111: TMC 18.54.0801. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions c. Existing and proposed topography of the site at 2 -foot contour intervals; and d. Limits of any sensitive area and sensitive area buffer and/or shoreline jurisdiction. 2. Landscape Plan for the proposal lshowingl: a. Diameter, species name, spacing and location of replacement trees to be planted; b. Diameter, species name and location of all Significant Trees to be retained; and c. Vegetation protection measures consistent with the criteria in TMC 18.54.060 3. Professional review or recommendation. Assessment prepared by an ISA Certified Arborist addressing the (Following: a. The anticipated effects of proposed construction or tree removal on the viability of Significant Trees to remain on-site; b. Recommendations on replacement trees, spacing and maintenance of proposed replacement trees once installed; c. Post -construction site inspection and evaluation; and d. Estimated cost of maintenance of replacement trees for the purposes of calculation of financial assurance, if required. 4. A photo of the tree(s) to be impacted or removed. Time schedule. Proposed time schedule of vegetation removal, relocation and/or replacement, and other construction activities which may affect on-site vegetation, sensitive area, sensitive area buffer, and/or shoreline zone. A: B. Single-family Tree Removal No Fe^ o„rmit Application — Removal of Up to four Trees or Less. The removal of 1-4 trees within any 36 -month period on a property zoned Low Density Residential and improved with a single-family dwelling, is permitted, subject to the requirements of Table A below and possible tree replacement. Information to be submitted as part of a Tree Inventory Survey shall include the following: is s. bjcct to a no fee Tree Removal Permit. Items to be submitted with the permit application arc: 1. Site plan, with thc trcc(s) to be removed identified, thc trcc species, and diameter of tree and thc location of any utility lines or other built infrastructure; 2. Number of and size of trees to be removed. 3. The location of any affected utility lines within the overhead "fall zone" or other built infrastructure. 4. Photos of the treejs) to be removed; 5. The method of removal and identification of contractor; and 6. Time schedule of tree removal. CL Page 5 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits Commented [CL12]: From TMC 18.54.080 2. Commented [CL13]: Revised from TMC 18.54.080 3. Commented [CL14]: New text. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions Table A Single Family Tree Removal Requirements Trees (DBH) # of Trees in 36 Month Tree Permit? Arborist Report? Period that can be (Removed 4-8" 4 Inventory Survey No >8-12" 2 Yes No >12-18" 2 Yes No >1844" 1 Yes Yes >2V 1 Yes ¥es See Table B for the number of replacement trees required, if any. & C. Permit Materials Waiver] The Director may waive the requirement for any or all plans or permit items specified in this chapter section upon finding that the information on the application is sufficient to demonstrate that the proposed work will meet the approval criteria detailed in this Cehapter and other City ordinances. Such waiver of a requirement for permit materials shall not be construed as waiving any other requirements of this Chapter or related regulations. D. Permit Application Feel Fee required: A non refundable permit application fee will be collected at thc time of submittal of a Tree Clearing Pcrmit application. The application fee will provide for thc cost of plan review, administration and management of thc permitting process, inspections, and processing of exceptions to standards and app als pursuant to this chapter. A Tree Removal Permit fee shall be paid at the time an application or request is filed with the department, pursuant to TMC Section 18.88.010, except as otherwise noted in this Chapter. All fees shall be paid according to the Land Use Fee Schedule in effect at the time of application. There is no permit fee for submittal of the Tree Inventory Survey. 8. Fee: The City shall collect a fcc for processing a Tree CI wring Permit per TMC Section 18.88.010, except as otherwise noted in this chapter. C. Fee exception: No fcc shall be required for vegetation clearing associated with land altering activity approved under a Land Altering Pcrmit. 1.51.120 Applicant Security Rcguircd To mitigate damages should they occur as a result of cl aring which is not authorized by a Tree CI aring Permit, the Director may require from thc applicant a bond, letter of credit, or other CL Page 6 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code Tree Code\Draft TMC 1854 Staff and Advisory Committee edits 124 Commented [CL15]: The Committee wanted to tie the number of trees that can be removed from single family zoned properties improved with a dwelling to the size of the trees being removed. The larger the tree removed, the fewer that can be taken out in a 36 month period. Commented [CL16]: From existing TMC 18.54.090 Commented [CL17]: Modified from existing TMC 18.54.100 [Commented [CL18]: Revised and moved to Permit Approval Criteria section. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions m ans of security acceptable to the City. The following provisions shall apply in instances where such securities arc required: 1. The required security shall bc submitted prior to the issuance of a Tree CI wring Permit. 2. The security shall be equal to City Staffs best estimate of possible costs directly associated with replacement of cl arcd vegetation which has not been authorized to be cleared under a Tree Clearing Permit (e.g. the replacement of vegetation approved for retention, or the case shall the security exceed an amount equal to 2.5 times thc current cost of replacing the plants per the Trcc Replacement requirements of this chapter. 3. The security shall not bc fully rel ased without final inspection and approval of completed work by the City, submittal of any post construction evaluations, or following any prescribed trial maintenance period required in the permit. /1. Securities provided in accordance with this chapter may be redeemed in whole or in part by thc City of Tukwila upon determination by the Director that the applicant has failed to fully comply, within thc time specified, with approved plans and/or any remedial or enforcement actions mandated in accordance with this chapter. (Ord. 1758 §1 (part), 1995) 18.54.0540 Permit Approval Criteria, General. To the extent that vegetation retention and/or replacement is consistent with project f asibility all of the criteria below. These criteria shall bc the basis for approval, approval with condition., or denial of any tree cl aring included in a Tree Clearing Permit application. All Tree Remova[ Permit applications shall meet the criteria outlined below for approval. A. Existing trees will be retained on-site to the maximum extent possible as required by TMC 18.54.060 and as recommended in the arborist report, if applicable. B. Tree protection will be implemented as required in TMC 18.54.070. C. Tree replacement will be implemented as required in TMC 18.54.080. D. Tree replacement funds will be deposited into the City of Tukwila Tree Replacement Fund, as described in TMC 18.54.100, if required. E. Aperformance assurance will be submitted as required in TMC 18.54.110. 18.54.060 Tree Retention Standards trees Site improvements shall be designed and constructed to retain as many existing h althy as possible, and to meet thc following criteria: CL Page 7 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits Commented [CL19]: Replaced with proposed text below. Commented [CL20]: This text is currently found in TMC 18.54.130 A. and is proposed to be replaced with the text below. Commented [CL21]: "Reasonable" added by Advisory Committee. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions a. Priority shall be given to retention of existing stands of trees, trees at site perimeter, trees within the shoreline Low Impact Environment, in Sensitive Arcus or Sensitive Area Buffers, and h iIthy mature trees. b. All undcrstory vegetation within the essential root zone of protected trees shall be: {1) retained; OR {2) removed by methods which arc non damaging to thc tree, and replaced with vegetation with horticultural requirements which arc compatible with protected trees. c. Vegetation removal shall be undertaken in such a manner as to preserve, to the. degree possible, the aesthetic and ecological benefits provided by such vegetation. A. As many Significant, Exceptional and Heritage Trees as possible are to be retained on a site proposed for development, or re -development, particularly to provide a buffer between development, taking into account the condition and age of the trees. As part of a land use application such as, but not limited to, subdivision or short plat review, design review or building permit review, the Director of Community Development or the Board of Architectural Review may require reasonable alterations to the arrangement of buildings, parking or other elements of proposed development in order to retain Significant, Exceptional or Heritage non-invasive T1reesl. B. Topping of trees is prohibited and considered removal. C. Trees located on vacant properties shall not be removed except: 1. Those that interfere with access and/or passage on public trails; or 2. hNhen trees, including alders and cottonwoods, have been determined to be one of the following by a Tree Risk Assessment prepared by a Tree Risk Assessor, and where the risk cannot be reduced to Low with mitigation, such as pruning: a. Moderate risk with significant consequences; b. Moderate risk with severe consequences; c. High risk with a target or risk target; or, d. Extreme risk. 3. Factors that will be considered in approving such tree removal include, but are not limited to, tree condition and health, age, risks to life or structures and potential for root or canopy interference with utilities. D. Where permitted, removal of Exceptional or Significant trees on a property zoned Low Density Residential and improved with a single-family dwelling beyond the up to four trees permitted within a 36 -month period that arc removed shall be replaced pursuant to the tree replacement requirements outlined below. The Director or Planning Commission may require additional trees or shrubs to be installed to mitigate any potential impact from the loss of thc vegetation as a result bt1 the tree removal. E. Retention and Replacement of Canopy Cover. On undeveloped sites or sites with dense tandsl of trees, where the cost of identification of individual tree species and sizes is inordinate relative to the project, the Director may allow the applicant to use the tree canopy cover approach outlined below to calculate retention and replacement of trees: a.Thc site shall have a minimum canopy cover equal to 20% of the site area, or equal to the existing canopy cover whichever is less. CL Page 8 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code Draft TMC 18.54 Staff and Advisory Committee edits 126 [Commented [AC22]: From 18.44.080 B.1. Commented [AC23]: From Lake Forest Park Commented [CL24]: This chapter applies to trees, not vegetation. Commented [CL25]: From existing code TMC 18.54.140 B. The Committee deleted this subsection as eliminating this option will provide site specific tree inventory information when development is proposed. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions b.Canopy cover may consist of any combination of existing trees and replacement trees. Canopy cover of each new tree shall be calculated based on the canopy cover from the City's preferred tree list. F. Protection of trees shall be a major factor in the location, design, construction and maintenance of streets and utilities. Removal or significant damage that could lead to tree death of Significant, Exceptional or Heritage Trees shall be mitigated with on- or off- site tree replacement as required by this Chapter. G. A Qualified Tree Professional shall provide an assessment of any tree proposed for retention in a proposed development to ensure its survivability during construction. H. The Department shall conduct a tree canopy assessment every five years from the date of the adoption of this Chapter to ensure that the tree canopy goals of the Comprehensive Plan are being met. 18.54.070 Tree Protection 4 es Standards a. The proposal shall include tree protection measures which meet or exceed best .sufficient to ensure the viability of protected trees and other vegetation identified for retention Sensitive Ar a, its Buffer and vegetation within the shoreline Low Impact Environment. b. During clearing and/or construction activities, all protected vegetation shall be .surrounded by protective fencing which prevents adverse impacts associated with cl aring from intruding into areas of protected /egetation. All trees vegetatien not proposed for removal as part of a project or development shall be protected using Best Management Practices and the standards below. A. The Critical Root Zones (CRZ) for all trees designated for retention, on site or on adjacent property as applicable, shall be identified on all construction plans, including demolition, grading, civil and landscape site plans. B. Any roots within the CRZ exposed during construction shall be covered immediately and kept moist with appropriate materials. The City may require a third -party Ae arborist cd to review long-term viability of the tree. C. Physical barriers, such as 6 foot chain link fence or plywood or other approved equivalent, shall be placed around each individual tree or grouping at the CRZ. D. Minimum distances from the trunk for the physical Iconstructioni barriers shall be based on the approximate age of the tree (height and canopy) as (follows: 1. Young trees (trees which have reached less than 20% of life expectancy): 0.75 per inch of trunk diameter. 2. Mature trees (trees which have reached 20-80% of life expectancy): 1 foot per inch of trunk diameter. CL Page 9 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code Draft TMC 18.54 Staff and Advisory Committee edits Commented [CL26]: Added by the Committee to make sure we are monitoring tree canopy percentages over time. Commented [CL27]: Title of section revised from current code Commented [CL28]: Proposed text changes below. Commented [CL29]: Note to reviewers: TMC 18.52.050, landscaping code, refers users of that Chapter to TMC 18.54 to find tree protection guidance. These requirements serve as the tree protection criteria to be followed. Commented [CL30]: Revised to make terminology consistent with C. above. Commented [CL31]: From ISA standards DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 3. Over mature trees (trees which have reached greater than 80% of life expectancy): 1.5 feet per inch of trunk diameter. E. Alternative protection methods may be used that provide equal or greater tree protection if approved by the Director. F. A weatherproof sign shall be installed on the fence or barrier which reads: "TREE PROTECTION ZONE —THIS FENCE SHALL NOT BE REMOVED OR ENCROACHED UPON. No soil disturbance, parking, storage, dumping or burning of materials is allowed within the Critical Root Zone. The value of this tree is $ (insert value of tree as determined by a Qualified Tree Professional here). Damage to this tree due to construction activity that results in the death or necessary removal of the tree is subject to the Violation section of TMC 18.54.190." G. All tree protection measures shall bo installed 4144 shall be inspected by the City, and if deemed necessary a Qualified Tree Professional, prior to -beginning construction or earth imoving. H. Any branches or limbs that are outside of the CRZ, and might be damaged by machinery, shall be pruned prior to construction by an ISA Certified Arborist. No construction personnel shall prune affected limbs except under the direct supervision of an ISA Certified Arborist. I. The CRZ shall be covered with 4 to 6 inches of wood chip mulch. Mulch shall not be placed directly against the trunk. A 6 -inch area around the trunk shall be free of mulch. Additional measures, such as fertilization or supplemental water shall be carried out prior to the start of construction if deemed necessary by the arborist's report to prepare the trees for the stress of construction activities. J. No storage of equipment or refuse; parking of vehicles; dumping of materials or chemicals; or placement of permanent heavy structures or items shall occur within the CRZ. K. No grade changes or soil disturbance, including trenching shall be allowed within the CRZ. Grade changes within 10 feet of the CRZ shall be approved by the City prior to implementation. L. The applicant is responsible for ensuring that the CRZ of trees on adjacent properties are not impacted by the proposed development. M. A pre -construction inspection shall be conducted by the City i to finalize tree protection actions. N. Post --construction inspection of protected trees shall be conducted by the City, and if deemed necessary by the City, a Qualified Tree Professional. All corrective or reparative pruning will be conducted by a Certified Arborist. 18.54.080 Tree Replacement Standards When tree replacement is required, tThe site shall be planted with trees to meet the following minimum requirements: CL Page 10 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 1854 Staff and Advisory Committee edits 128 Commented [CL32]: Modified from TMC 18.54.160 B. Commented [CL33]: The Committee discussed when or if to allow construction personnel to prune affected tree limbs. Commented [CL34]: Confirm with PW — is this a reasonable distance Commented [CL35]: Existing code, TMC 18.54.130 3. with 1 revisions as noted. J DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions A. Each existing Ssignificant Ttree removed, including removal of trees in easements and rights-of-way for the purposes of constructing public streets and utilities, shall be replaced with new tree(s), based on the size of the existing tree as shown below, up to a maximum density of 70 new trees per acre, generally 12-15 feet apart. If the number of required replacement trees exceeds site capacity, payment is required into the City's Tree Replacement Fund. B. Tree Replacement Ratios: Table B A below establishes tree replacement ratios when Significant, Exceptional or Heritage Trees are removed. T3blc B A docs nota ply to the For propertyies zoned Low Density Residential and improved with a single-family dwelling, when the number of trees permitted to be removed in a 36 month period, as shown in Table A, has been exceeded, the replacement ratios set forth in Table B apply. C. The property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the pre}eet site's improvement. Replaced trees that do not survive must be replanted in the next appropriate season for planting. D. If all required replacement trees cannot be accommodated reasonably on the site the applicant shall pay into the Tree Replacement Fund. The fee shall be based on the value of the replacement trees and their delivery, labor for site preparation and plant installation, soil amendment, mulch, and maintenance costs for three years. In some circumstances, off-site tree replacement may be allowed, subject to additional maintenance fees. CL Page 11 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 1854 Staff and Advisory Committee edits Commented [CL36]: The highlighted language adjusted after Committee review completed to match the new approach to determining how many trees can be removed in a 36 month period. Commented [CL37]: Clarification by Advisory Committee as to what is meant by "project". DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions Diameter of Existing Tree Removed No. of Replacement Trccs Required 4 8 inches 4 8 12 inches 4 12 18 inches 4 18 24 inches 6 >24 inches 8 I AtSLt 13 A: Tree Replacement Requirements Diameter* of Tree Removed (*m asurcd at Number of Replacement Trees Iftcquirec1 height of 9.5 feet from the ground} 4 6 inches (single trunk} 3 Small Canopy Tree 2 inchcs (any trunk of a multi trunk tree} 3 Over 6 8 inches 4 Over 8 20 inches 6 Over 20 inches -8 Amount of Mature Tree Equivalent Stature Tree Number of Replacement Canopy Removed Trees Up to 500 sq. ft. Small Canopy Tree 1 501-1000 sq. ft. Medium Canopy Tree 2 >1001 sq. ft. Large Canopy Tree 3 E. Tree replacement shall also meet the standards in TMC 18.54.160. c. Prior to any vegetation removal, thc applicant shall demonstrate through a Landscape Plan, Sensitive Arca Mitigation Plan or other materials required per the requirements of this chapter that vegetation replacement will meet thc following minimum standards: (1) Minimum sizes shall be 2.5 inch caliper for deciduous trees, 6 to 8 feet in height for evergreen rees4 24 inchcs in height for shrubs, and 1 gallon for groundcovcr. {2) Replacement plants shall meet current American Association of Nurserymen standards for nursery stock; (3) Planting and maintenance of required replacement vegetation shall be k accordance with best management practices for landscaping which ensure thc vegetation's long term h alth and survival. CL Page 12 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code Draft TMC 18.54 Staff and Advisory Committee edits 130 Commented [CL38]: We have increased the number of replacement trees over current tree code to provide an incentive to try to incorporate existing trees into development and also to replace existing tree canopy that will be lost. These are the same replacement ratios as required under the shoreline regulations. Commented [CL39]: When removal of a tree is proposed, the number of trees required for replacement will be based on what the mature tree canopy of the removed tree would have been, not the current tree canopy provided. Commented [CL40]: Planting standards moved to new section below. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 18.54.090 Tree Relocation Tree relocation shall be carried out according to Bbest Mmanagement Ppractices, and trees proposed for relocation shall have a reasonable chance of survival. 18.54.100 Tree Replacement Fund A. When trees are topped or removed without a permit, or if the number of replacement trees required by Table B A cannot be accommodated on-site, the Director shall require payment into the Tree Replacement Fund. The fee will be based on the current cost of the following: 1. The cost of purchasing and delivering a 2" caliper deciduous or 6' evergreen tree; 2. The cost of labor to install a tree; 3. The cost of supplies needed for the installation of a tree, including but not limited to, soil amendments, mulch, stakes etc.; and 4. The cost of maintenance of a new tree for at least three years, including but not limited to, watering, weeding, and pruning. B. The cost of a replacement tree shall be updated annually in the Land Use Fee Schedule. C. The money in this fund shall be used by the City or its contractor to purchase, plant and maintain trees on sites in the City. �D. Tree Replacement funds may be used by a single-family property owner to plant one or more street trees if approved by the Director and by the Public Works Department. The tree species must be approved by the City and be appropriate to the site conditions. The property owner is responsible for the sie preparation and maintenance of the street tree, pursuant to TMC18.54.160. 18.54.11W Performance Assurance A,.pplicant Sccu i To mitigate potential damages that may result from unauthorized tree removal or maintenance should they occur as a result of cl wring which is not authorized by a Tree CI wring Permit, the Director may require from the applicant to submit a bond, letter of credit, or other means of assurance security acceptable to the City prior to issuance of a Tree Removal Permit, subject to Tthe following provisions shall apply in instances where such securities arc required: A. Tree Protection Assurance. The applicant may be required to post a three year - performance bond or other acceptable security device to ensure the installation, maintenance and adequate performance of tree protection measures during the construction process. The amount of this bond shall equal 150 percent of the City's estimated cost of replacing each replacement tree. The estimated cost per tree shall be the tree fee established by the City. Prior to DCD final inspection, any protected tree found to be irreparably damaged, severely stressed or dying shall be replaced according to the standards identified in this Chapter. The City may release all or part of the bond CL Page 13 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits Commented [C141]: Added by the Advisory Committee. Need to confirm with Public Works, Commented [CL42]: Revised from TMC 18.54.120 DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions prior to the conclusion of the bonding period if the applicant demonstrates that the requirements of this section have been satisfied and there is evidence that the protected trees will survive. B. Tree Maintenance Assurance. Where replacement trees are required, the applicant may be required to post a onethrcc year replacement tree maintenance bond or other acceptable security device to ensure the survival of replacement trees. The amount of the maintenance bond shall equal 150 percent of the cost of plant material, periodic fertilizing and pruning, and labor until tree survival is ensured. In the event a required replacement tree becomes irreparably damaged, severely stressed or dies, the tree shall be replaced according to the standards in this Chapter. The City may release all or part of the bond prior to the conclusion of the bonding period if the applicant demonstrates that the requirements of this section have been satisfied and there is evidence that the protected trees will survive. The requirement for tree maintenance shall be recorded on the title of the property and if the property is sold prior to the expiration of the on -year replacement tree maintenance bond, the developer shall assign the bond to the purchaser. C. Replacement trees damaged due to natural disasters, such as wind storms, hail, ice or snow storms, and earthquakes, shall be exempt from further replacement. D. The applicant shall provide an estimate of the costs associated with the required performance bond or other security as described above. In lieu of an applicant's estimate, the performance assurance shall be equal to City staff's best estimate of possible costs to meet the above requirements. In no case shall the performance - assurance exceed an amount equal to two and one-half times the current cost of replacing the plants in accordance with the tree replacement provisions of this Chapter. E. The performance assurances shall not be fully released without final inspection and approval of completed work by the City, submittal of any post -construction evaluations or following any prescribed trial maintenance period required in the permit. F. Performance assurances provided in accordance with this Chapter may be redeemed enforced in whole or in part by the City upon determination by the Director that the applicant has failed to fully comply with approved plans and/or conditions. A 18.54.1290 Liability A. Liability for any adverse impacts or damages resulting from work performed in accordance with a Tree Removal CI wring Permit issued on behalf of the City within the City limits, will be the sole responsibility of the owner of the site for which the permit was issued. A -B. Issuance of a Tree Remova[ CI acing Permit and/or compliance with permit provisions or conditions shall not relieve an applicant from any responsibility otherwise imposed by law for damage to persons or property in an amount greater than the insured amount required by this Cehapter. CL Page 14 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 1854 Staff and Advisory Committee edits 132 Commented [CL43]: During the Advisory Committee's review, the question was raised on how to ensure the trees survive once the property is sold. The last sentence of B. (highlighted) attempts to address this concern. Commented [CL44]: Existing language in TMC 18.54.190, I moved to this section. Revisions as noted. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions C. Nothing contained in this Cehapter shall be deemed to relieve any property owner within the City limits from the duty to keep any tree or vegetation upon his or her property or under his or her control in such condition as to prevent it from constituting a hazard or a nuisance pursuant to per TMC Chapter 8.28. D. The amount of any security shall not serve as a gauge or limit to the compensation collected from a property owner as a result of damages associated with any vegetation clearing. E. Protection of Property. The applicant shall at all times protect improvements to adjacent pelvate properties and public rights-of-way or easements from damage during clearing. The applicant shall restore to the standards in effect at the time of the issuance of the permit any public or private improvements damaged by the applicant's operations. 18.54.1360 Permit Processing and Duration A. ]f the proposed vegetation clearing and permit application meet the requirements of this Chapter, the Director shall approve the application and issue the Tree Removal Permit. All Tree Removal Permits and exceptions shall be processed as Type 1 decisions. Exceptions to the requirements of this Chapter shall be processed as a Type 2 decision. B. If the Tree Removal Permit or Tree Exception Permit application is not approved, the Director shall inform the applicant in writing of the reasons for disapproval. C. Tree Removal Permits expire one year after the date the permit is issued. 18.54.140 Permit Exceptions A. Exception Procedures — An applicant seeking an exception from this Chapter shall submit a Tree Exception Permit application in addition to the Tree Removal Permit application. Such application shall fully state all substantiating facts and evidence pertinent to the exception request, and include supporting maps or plans. The exception shall not be granted unless and until sufficient reasons justifying the exception are provided by the applicant and verified by the City. Approval of the exception is subject to the exception criteria outlined below. B_A. Exception Criteria 1. The Director may grant exceptions from the requirements of this Cehapter when undue hardship may be created by strict compliance with the provisions of this Cehapter. Any authorization for an exception may prescribe conditions deemed necessary or desirable for the public interest, or necessary to meet the intent of this Cshapter. CL Page 15 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits Commented [CL45]: Moved from Permit Conformance section 18.54.160 C. Commented [CL46]: Existing text — moved from 18.54.150. [Commented [CL47]: Existing code, TMC 18.54.140, except as noted in strikeout/underline. Commented [CL48]: Highlighted language added by Advisory Committee. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 2. An exception to this Cehapter shall not be granted unless all of the following criteria are met: a. Strict compliance with the provisions of this code may jeopardize project feasibility or reasonable use of property. b. Proposed tree vegetation removal, replacement, and any mitigative measures proposed, are consistent with the purpose and intent given in this CEhapter. c. The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other property in the vicinity. 3. In addition to the above criteria, the Director may also require review of an exception request by a third party Qualified Tree Professional consider any of the following in reviewing an exception request at the expense of the applicant. a. The recommendation of a certified arborist supports the exception. b. The size of the sitc or projcct cannot support the number of required replacement trees, and off sitc tree planting is proposed which furthers the goals of this chapter and other City policies. c. On site planting of all required replacement trees is not f asible, and the projcct includes agreed by the applicant and Director. d. Smaller sized replacement plants are more suited to the species, site conditions, and to the purposes of this chapter, and arc planted in sufficient quantities to meet thc intent of this chaptcrl. 8. Retention and Replacement of Canopy Covet on undeveloped sites or sites with dense stands of trees, where the cost of identification of individual tree species and sizes is inordinate relative to the project, the Director may allow the applicant to use the tree canopy cover approach outlined below to calculate retention and replacement of trees: 1. The site shall have a minimum canopy cover equal to 20% of the site ar a, or equal to the existing canopy cover whichever is Tess. 2. To meet the requirements for site canopy cover, canopy cover may consist of any combination of existing trees and replacement trees. Canopy cover of ach new tree shall be calculated at 314 square feet. C. Exception l°roccdureAn application for any exception from this chapter shall be submitted in writing by thc property owner to the Director, and shall accompany the. application for a Tree Clearing Permit. Such application shall fully state all substantiating facts and evidence pertinent to the exception request, and include supporting maps or plans. The Director shall not grant an exception unless and until sufficient reasons justifying thc exception arc provided by the applicant. CL Page 16 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits 134 Commented [CL49]: This provision (d.) revised and moved to "Plant Materials' below. Commented [CL50]: Moved to the Tree Retention section above., 18.54.040 B.4. Commented [CBI]: Revised and moved to TMC 18.54.140 A. above DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 18.54.1560 Permit Conformance A. Plan Conformance All work must be performed in accordance with approved Permit plans specified in this Cehapter or revised plans as may be determined by the Director. The applicant shall obtain permission in writing from the Director prior to modifying approved plans. 8. Tree Protection lMeasureAll tree and vegetation protection measures shown on approved permit drawings shall be installed prior to initiation of any clearing or land altering activity. 18.54.160 Soil Preparation, Plant Material and Maintenance Standards A. Soil Preparation 1. Soils must be prepared for planting by incorporating compost and/or topsoil to a depth of 12 inches throughout the planting area. 2. An inspection of the planting areas prior to planting may be required to ensure soils are properly prepared. 3. Installation of plants must comply with BM Ps lincluding, but not limited to: a. Planting holes that are the same depth as the size of the root ball and two to three times wider than the root ball. b. Root balls of potted and balled and burlapped (B&B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. All burlap and all straps or wire baskets must be removed from B&B plants prior to planting. c. The top of the root flare, where the roots and the trunk begin, should be placed at grade. The root ball shall not extend above the soil surface and the flare shall not be covered by soil or mulch. For bare root plants, ensure soil beneath roots is stable enough to ensure correct height of the tree. d. If using mulch around trees and shrubs, maintain at least a 46 -inch mulch -free ring around the base of the tree trunks and woody stems of shrubs. If using mulch around groundcovers until they become established, mulch shall not be placed over the crowns of perennial plants. B. Plant Material Standards! 1. Plant material shall be healthy, vigorous and well -formed, with well-developed, fibrous root systems, free from dead branches or roots. Plants shall be free from damage caused by temperature extremes, pre -planting or on-site storage, lack of or excess moisture, insects, disease, and mechanical injury. Plants in leaf shall show a full crown be well CL Page 17 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits Commented [CL52]: Covered in 18.54.040 B. 7. Commented [CL53]: New section Commented [CL54]: A.1. And 2. Modified from TMC 18.52, landscaping regulations. Commented [CL55]: From TMC 18.52.070, landscaping regulations. Commented [CL56]: Text in this section adapted from TMC 18.52.060 DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions foliated and be of good color. Plants shall be habituated to outdoor environmental conditions (i.e. hardened -off). There must be a diversity of tree and shrub genus qndl species in the site landscaping, taking into account species in existing development around the site. 2. Evergreen trees shall be a minimum of 6 feet in height at time of planting. 3. Deciduous trees shall have at least a 2 -inch caliper at time of planting as measured 4.5 feet from the ground, determined according to the American Standard for Nursery Stock as it now reads and as hereafter amended. 4. Smaller plant stock may be substituted on a case by case basis with approval of the City's environmental specialist. 5. Tree spacing shall take into account the location of existing and new trees as well as site conditions. 14) Where there are overhead utility lines, the tree species selected shall of a type which, at full maturity, will not interfere with the lines or require pruning to maintain necessary clearances. C. Tree Maintenance and Pruning 1. Pruning of trees should be for the health of the plant material, to maintain sight distances or sight lines, or if interfering with overhead utilities. All pruning must be done in accordance with American National Standards Institute (ANSI) A-300 specifications, as it now reads and as hereafterjamended. No more than 25% of the tree canopy shall be pruned in any two-year period, except for fruit trees that are being pruned to increase harvest potential. 2. All protected and replacement trees and vegetation shown in approved Tree Removal Permit materials shall be maintained in a healthy condition by the property owner throughout the life of the project, unless otherwise approved by the Director in a subsequent Tree 0.e -el -ring Removal Permit. 3. Trees may only be pruned to lower their height to prevent interference with an overhead utility line with prior approval by the Director. The pruning must be carried out under the direction of an ISA Certified Arborist i tilities Specialist or performed by the utility provider under the direction of an ISA Certified Arborist Utilities Specialist. The crown shall be maintained to at least 213 the height of the tree prior to pruning. 18.54.170 Heritage Tree s and Heritage Groves A. Heritage Trees or a Heritage Grove must be nominated for designation by, or approved for nomination by, the owner of the property on which the tree or grove is located. B. Designation Criteria: A tree or grove that meets the basic definition of Heritage Tree or Heritage Grove must also meet one or more of the following criteria: CL Page 18 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code Draft TMC 18.54 Staff and Advisory Committee edits 136 Commented [CL57]: Accidental carry-over from Landscaping Chapter — does not apply since this Chapter addresses only trees. Commented [CL58]: From TMC 18.52.060 8.4 Commented [CL59]: Modified from 18.52.080 C. Commented [CL60]: Language related to fruit tree pruning added by Advisory Committee to allow more aggressive pruning of fruit trees, if needed. Commented [CL61]: From TMC 18.54.160 D. Commented [CL62]: Deleted at suggestion of Seattle City Light(SCL) as contractors carrying out pruning have an ISA Certified Arborist on-site however not always with the Utilities Specialist qualifications. The SCL supervisor is typically a Utilities Specialist — this person would have discussed the pruning project ahead of time with the pruning contractor. [Commented [CL63]: New section DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions 1. Has exceptional national, state or local historical significance including association with a historical figure, property, or significant historical event; or 2. Has an exceptional size or exceptional form for its species; or 3. Has an exceptional age for its species; or 4. Is the sole representative of its species in the area; or 5. Has exceptional botanical or ecological value. Once approved, the Heritage Tree or Heritage Grove shall be identified by signage that provides information as to the tree's or grove's significance. C. A grove of trees may be considered for Heritage Grove status if, in addition to meeting D. one or mord of the criteria in subsection B. above, the grove meets one or more of the following criteria: 1. The grove is relatively mature and is of a rare or unusual nature containing trees that arc distinctive either due to size, shape, species or age; or 2. The grove is distinctive due to a functional or aesthetic relationship to a natural resource, such as trees located along str am banks, or trees located along ridge ]incs; or 3. The grove has a documented association with a historical figure, property, or significant historical event. Heritage Tree or Heritage Grove Development Review 1. When development is proposed for property that contains a Heritage Tree or Grove, and the Director determines that the proposed development may affect a Heritage Tree, the property owner must have a tree preservation plan prepared by a Qualified Tree Professional as approved by the Director arborist demonstrating how the Heritage Tree will be protected and preserved. A Heritage Tree shall be preserved using the tree protection and retention criteria of this Chapter. 2. A tree preservation plan shall be composed of the following: a. A site plan indicating the location of Heritage Tree(s). b. The methods to be used to preserve the Heritage Tree(s). c. A mitigation plan indicating the replacement trees or additional new trees to be placed on the site. The mitigation plan should demonstrate, to the extent possible, that the character of the site will not substantially change as a result of development. 3. Site design adjustments may be approved in some cases for the subject property or an affected adjacent parcel, as follows: a. Up to a 20% variance to front, side, and/or rear yard setback standards to retain a Heritage Tree(s) or Grove may be reviewed and granted as part of the underlying land use or construction permit. The adjustment shall be the minimum necessary to accomplish preservation of the Heritage Tree(s) or Grove on site and shall not conflict with other adopted ordinances or conditions placed on the property. CL Page 19 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits Commented [C164]: The rest of this section is from the City of Vancouver, Washington's heritage tree regulations. Commented [CL65]: Subsection C. deleted as the criteria to designate a Heritage Grove are similar to designating a Heritage Tree. Heritage Grove references integrated into B above. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions b. Up to a 10% variance to the lot size and/or the lot width requirements in approving any land division if necessary to retain Heritage Tree(s) or Grove. 4. Removal of a Heritage Tree. No person may cut or remove a Heritage Tree without approval of a Type 2 permit. The Tree Removal Permit may be approved if one or more of the criteria below is met: a. Retention of the tree would make reasonable use of the property allowed under the current zoning impractical or impossible; or b. The removal is necessary to accommodate a new improvement, structure or remodeled structure, and no alternative exists for relocation of the improvement on the site, or that variances to setback provisions will not allow the tree to be saved or will cause other undesirable circumstances on the site or adjacent properties; or c. The tree is hazardous, diseased or storm damaged and poses a threat to the health, safety or welfare of the public; or d. The tree has lost its importance as a Heritage Tree due to damage from natural or accidental causes, or is no longer of historic or natural significance; or e. The tree needs to be removed to accomplish a public purpose and no practical alternative exists. 5. The limb structure or crown of a Heritage Tree may be pruned in any one-year period without obtaining a Type 2 permit provided that at least 80% of the existing tree crown remains undisturbed. 6. Any person who wishes to prune a Heritage Tree or Grove in excess of 20% of the existing crown shall apply for a Tree Removal Permit and meet the following criteria. a. The protected tree shall be pruned following acceptable arboricultural standards; and b. The tree shall be pruned in a manner that ensures safety to public and private property and shall be carried out by an ISA certified arborist; and c. Any other conditions necessary to ensure compliance with the goals and policies of the Comprehensive Plan. TMC 18.54.180 Approved and Prohibited Trees The City will maintain on file, and provide upon request, a list of approved trees for planting and trees that are prohibited from being planted in the City. These lists will be updated as new information becomes available. TMC 18.54.190 1ViolationS A. Failure to comply with any requirement of this Chapter shall be deemed a violation subject to enforcement pursuant to this Chapter and TMC 8.45. CL Page 20 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits 138 Commented [CL66]: From landscaping Chapter, TMC 18.52.110. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions B. Penalties. 1. In addition to any other penalties or other enforcement allowed by law, any person Iwho fails to comply with the provisions of this Chapter also shall be subject to a civil penalty assessed against the property owner as set forth herein. Each unlawfully removed or damaged tree shall constitute a separate violation. 2. Removal or damage of tree(s) without applying for and obtaining required City approval is subject to a fine of $1,000 per tree, or up to three Itimesl the marketable value of each tree removed or damaged as determined by an ISA certified arborist. 3. Any fines paid as a result of violations of the Chapter shall be allocated as follows: 75% paid into the City's Tree Replacement Fund; 25% into with the rcmaindcr goin to the General Fund. 4. The Director may elect not to seek penalties or may reduce the penalties if he/she determines the circumstances do not warrant imposition of any or all of the civil penalties. 5. Penalties are in addition to the restoration of removed plantirs trees through the remedial measures listed in TMC Section 18.54.200. 6. It shall not be a defense to the prosecution for a failure to obtain a permit required by this Chapter that a contractor, subcontractor, person with responsibility on the site or person authorizing or directing the work erroneously believes a permit was issued to the property owner or any other person. TMC 18.54.200 Remedial Measures. In addition to the penalties assessed, the Director shall require any person conducting work in violation of this Chapter to mitigate the impacts of unauthorized work by carrying out remedial measures. A. Any illegal removal of required trees shall be subject to obtaining a Tree Removal Permit and replacement with trees that meet or exceed the functional value of the removed trees. B. To replace the tree canopy lost due to the tree removal, additional trees must be planted on-site. Payment shall be made into the City's Tree Fund if the number of replacement trees cannot be accommodated on-site. The number of replacement trees required will be based on the size of the tree(s) removed as stated in Table B A. C. The applicant shall satisfy the permit provisions as specified in this Chapter. D. Remedial measures must conform to the purposes and intent of this Chapter. In addition, remedial measures must meet the standards specified in this Chapter. moble standards for mitigation outlined in the Sensitive Ar as Overlay District Chapter of this E. Remedial measures must be completed to the satisfaction of the Director within 6 months of the date a Notice and Order is issued pursuant to TMC Chapter 8.45, or within the time period otherwise specified by the Director. F. The cost of any remedial measures necessary to correct violation(s) of this Chapter shall be borne by the property owner and/or applicant. Upon the applicant's failure to CL Page 21 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits Commented [CL67]: From landscaping Chapter Commented [CL68]: Treble damages (3x) are allowed by RCW 64.12.030. Commented [CL69]: Remedial Measures from TMC 18.52.180, Enforcement and moved to be its own subsection. Items A and B are new; items C.— F. are existing text moved from TMC 18.54.180 D. Commented [CL70]: Revisions to TMC 18.45, the sensitive area regulations, will occur in 2018 and remedial measure for sensitive areas will be addressed there. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions implement required remedial measures, the Director may redeem all or any portion of any security submitted by the applicant to implement such remedial measures, pursuant to the provisions of this Chapter. 18.54.210480 Enforcement i A. General. In addition to the Notice of Violation and Order measures prescribed in TMC Chapter 8.45„ :. , . - - : . .......: . . .. - , the Director may take any or all of the enforcement actions prescribed in this Ordinance Chapter to ensure compliance with, and/or remedy a violation of this OrdinanceChapter; and/or when immediate danger exists to the public or adjacent property, as determined by the Director. 1. The Director may post the site with a "Stop Work" order directing that all vegetation clearing not authorized under a Tree CI aring Permit cease immediately. The issuance of a "Stop Work" order may include conditions or other requirements which must be fulfilled before clearing may resume. 2. The Director may, after written notice is given to the applicant, OR or after the site has been posted with a "Stop Work" order, suspend or revoke any Tree Removal CI aring Permit issued by the City. 3. No person shall continue clearing in an area covered by a "Stop Work" order, or during the suspension or revocation of a Tree CI aring Removal Permit, except work required to correct an imminent safety hazard as prescribed by the Director. B. Injunctive relief. Whenever the Director has reasonable cause to believe that any person is violating or threatening to violate this Cehapter or any provision of an approved Tree Removal CI aring Permit, the Director may institute a civil action in the name of the City for injunctive relief to restrain the violation or threatened violation. Such civil action may be instituted either before or after, and in addition to, any other action, proceeding or penalty authorized by this Cehapter or TMC Chapter 8.45. C. Inspection access. 1. The Director may inspect a property for the purpose of inspection forto ensure compliance with the provisions of a Tree Removal CI aring Permit or this Cehapter, consistent with TMC 8.45.070, Authority to Inspect. 2. Where deemed necessary by tThe Director may require a final inspection as a condition ofto ensure compliance with Tree Removal Ppermit issuance to ensure compliance with this Chapter requirements, upon completion of all requirements of a CL Page 22 of 23 11/8/2017 9:13:50 AM W:\\Sharepoint Files \Long Range Planning\2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits 140 Commented [CL71]: Existing text from TMC 18.54 that reflects revisions to the Enforcement section. DRAFT TMC 18.54 TREE REGULATIONS Tukwila Tree and Environment Advisory Committee Revisions Tree Removal CI aring Permit, the applicant shall request a final inspection by contacting the Director. The permit process is complete upon final approval by the Director. 0. Remedial M asurcs Required,. 1. The applicant shall satisfy the permit provisions as specified in this chapter. 2. Remedial m asures must conform to the purposes and intent of this chapter. In standards for mitigation outlined in the Sensitive Ar as Overlay District chapter of this title. 3. Remedial m asures must be completed to the satisfaction of the Director within 6 months of thc date a Notice and Order is issued pursuant to TMC Chapter 8.45, or within the time period otherwise specified by the Director. 4. The cost of any remedial m asurcs necessary to correct violation(s) of this chapter shall be bornc by the property owner and/or applicant. Upon thc applicant's failure to implement required remedial m asurcs, thc Director may redeem all or any portion of any security submitted by thc applicant to implement such remedial m asurcs, pursuant to thc provisions of this chapter. 18.54.150 Permit Processing and Duration A. If the proposed vegetation cl aring and permit application meet the requirements of this chapter, the Director shall approve the application and issue thc Tree CI aring Permit. All Tree CI aring Permits and exceptions shall be processed as Type 1 decisions. 8. If the Tree CI aring Permit application is not approved, thc Director shall inform the applicant in writing of the r asons for disapproval. C. From the date of issuance, permits shall be valid for a period of 180 days CL Page 23 of 23 11/8/2017 9:13:50 AM W:\\sharepoint Files\Long Range Planning \2016-2017 Landscape & Tree Code\Tree Code\Draft TMC 18.54 Staff and Advisory Committee edits Commented [CL72]: This section moved to become its own section see TMC 18.54.200 above. Commented [CL73]: Moved to TMC 18.54.040 K & L Commented [CL74]: Duration of permit is addressed in TMC 18.54.130 C. Time limit is increased to one year. 142 TURWILA MUNICIPAL CODE cRAPTER 18.54 t REt Kt(3uCA rIoNS Sections: 18.54.01u title 18.54.u20 Purpose 18.54.030 Scope 18.54.05U Permit - Exempt Activities 18.54.U6u Permit - Mandatory Standards 18.54.070 Permit Required 18.54.080 Permit Rpplioation Materials 18.54.09u waiver to Permit Materials 18.54.100 Permit application fee 18.54.110 Applicant Insurance Required 1d.b4.1zu Applicant Security Required 18.54.130 Permit Approval Criteria 18.54.140 Permit Exceptions 15.54.150 Permit Processing and Duration 18.54.160 Permit Conformance 18.54.170 Violations 15.54.18u Entort�ement 18.57.190 Liability 18.54.200 Conflicts with Existing Codes and ordinances 18.54.010 Title 1 his ordinance shall be known as the City ot Tu c�wila "Tree Ordinance_" and may be so cited. 18.54.020 Purpt,se This purpose of this chapter is to: 1. Mitigate Certain environmental t;unsequences of land development, and to maintain and improve the quality of Tukwila's uthan environment. 2. Promote building and site planning practices that are responsive to the community's natural environment, without preventing reasonable development of land. 3. Regulate clearing of trees and understory vegetation in the City of 1 ukwila, in order to: a. Maintain and enhance the aesthetic, ecological and ewnumiu 6enerlts provided 6y vegetation, satin as: providing wildlife habitat; reducing runoff and soil erosion; reducing air pollution; masking noise: reducing wind speed and urban -wind tunnels"; energy conservation, cooling of urban center: increasing real property values; enhancing visual and aesthetic qualities ot the urban environment. (1) (2) (3) (4) (5) (b) (t) (8) b. Maintain the viability of existing stands of trees and understory vegetation. c. Promote retention ot native vegetation in sensitive areas and their buffers, shoreline areas, and wildlite habitat areas. 4. Provide a means to implement the requirements of the Sensitive Areas Overlay District chapter of this title, relative to vegetation removal in sensitive areas and sensitive area buffers. (Ord. 1758 §1 (pan), 1995) 15.54.0u Slope This chapter sets forth rules and regulations to control Glaring 01 trees and anderstory vegetation within the City of ►ukwila. (O,a. 7/513 97 jpart), 1995) 18.54.050 Permit - Exempt Activities 1 he tollowing activities are exempt from the application ut this chapter and do not require a 1 reC uledriny Permit: 1. Clearing ot any vegetation; UNLESS the site on which clearing is to occur is located in a sensitive area, sensitive area buffer, or shoreline zone. 2. un sites within a sensitive area, or sensitive area butter, or shoreline zone: a. Clearing of up to 4 significant trees on a site currently zoned and developed for single-tamily residential use within any 38 -month period; UNLESS the significant trees to 6e removed are located within a wetland, watercourse and their associated butters or within the shoreline zone. b. Clearing of any vegetation located outside a sensitive area, sensitive area buffer or outside the shoreline zone. C. Removal of hazardous trees. d. Routine maintenance ot vegetation necessary to maintain the health of cultivated plants, to coy rtain noxious weeds, or to rcmeay a potential tire or Iealth Huard or threat to public satety per 1 Mu Commercial parrking subject to TMC Chapter 18.56, "Off -Street Parking and Loading Regulations." 8.28, Nuisanr,es. e. vegetation removal necessary to the operation of an established Christmas tree farm or commercial plant nursery. T. (:unstructiun and maintenance of streets and utilities within City -approved rights-ot-way and easements. (Ora. 7 i58 97 (part), 1995) 18.54.060 Permit - Mandatory Standards All removal ot significant trees and understory vegetation shall be undertaken in awordance with the mandatory standards specled in this chapter, except as provided in the Waiver to Permit Materials or Exceptions sections of this chapter. (O,d. 7/58 0(part), 1995) Page 75-772 Produced by the Ciry ► u (mwi1 , city Gene's cp e rIuCE'18—ZURIRG 18.54.070 Permit Required No person shall conduct any clearing of vegetation without first obtaining a Tree Clearing Permit on a Corm approved by the Director; unless specifically exempted under this chapter. (Ord. 1758 §1 (pan), 1995) 18.54.080 Permit Application Materials 1 he tulluwing materials are required to obtain a Tree Clearing Permit: 1. Site Plan of the proposal, snowing: a. Diameter, species name, location and canopy of existing significant trees in relation to proposed and existing structures, utility lines, and construction limit line; 6. Identification ot all significant trees to be removed and/or relocated; c. Existing and proposed topography of the site at 2 -foot col ltuur intervals, d. Limits at any sensitive area and sensitive area butter: and mean high water mark of the river. 2. Lanocape Flan fur the proposal, showing: a. Diameter, species name; spacing and location of replacement trees/vegetation to be used to replace vegetation cleared; 6. Diameter, species name and location of all signiticant trees and vegetation to be retained; Proposed veyetation protection measures; d. Any other measures proposed to restore the environmental and aesthetic benefits previously piovided by on- site vegetation. 3. Pr?essional review or recommendation - Submittal ot, or agreement to submit, a ICview, evaluation, recommendation or pian related to vegetation clearing or replacement prepared by a prutessional consultant(s), such as a landscape architect, surveyor, or certified arborist. Services may include, but are not limited to: a. Providing a written evaluation of the anticipated effects at proposed construction on the viability of trees on-site; and/or 6. Developing plans tor, supervising, and/or monitoring implementation of any required tree protection or raplaaceme it measures; aandlur c. Post -construction site inspection and evaluation. 4. Sensitive area mire atiin plan - Identity measures proposed tar mitigation of veyetation clearing in a sensitive area and/or its batter per the Sensitive Areas Overlay District chapter of this title. 5. lime Sr.nedule - Proposed time schedule of vegetation removal: relocation and/or replacement, aria other wnstraction activities which may attest un -site vegetation_ sensitive area, sensitive area batter. and/or shoreline zone.. 6. Additional studies and i.unditivna - I he Director may require supplemental studies or other documentation. or specify conditions tor work, at any stage of the application or project as he/she may deem nccessaly to ensure the proposal's compliance with the requirements ot this chapter, the Shoreline overlay District chapter or the Sensitive Areas uverlay District chapter of this title, or to prate t public ur private property. These conditions may include, bat are not limited to, hours or seasons within which work may be conducted, or speoitio worR methods. (Ord. 1758 §1 (part), 1995) 18.54.090 Waiver to Permit Materials The Director may waive the requirement for any ur all plans or permit materials specified in this chapter upon tinding that the information un the application is sufficient to demonstrate that the proposed work will meet the approval criteria detailed in this chapter and other City ordinances. Such waiver ot a requirement for permit materials shah not be construed as waiving any other requirements at this or related regulations. tv,a. 1758 §1 (part), 1995) 18.54.100 Permit Application Fee A. Fee required: A non-refundable permit application tee will be collected at the time ut submittal ut a 1 ree Clearing Permit application. 1 he application tee will provide tar the cost of plan review, administration and management of the permittiny process, inspections, and prui 5iny of CxcCptiuns to standards and appeals pursuant to this chapter. B. Fee: The City shall collect a fee for pruccssing a 1 ree Clearing Permit per TMC Section iu.88.u1u, except as otherwise noted in this chapter. C. Fee exception: No tee shall be required for veyetation clearing associated with lana-aiteriny activity approved under a Land -Altering Permit. (Ord. 2291, §1, 2010; Ord. 1758 §7 (parg, 7995) 18.54.110 Applicant Insurance Required A. In addition to any permit materials or conditions specified pursuant to this chapter. it in the opinion of Director the nature ut the work is such that it may ureaate a hazard to human lite or endanger adjoining property, then the Director may require the applicant to submit a certificate of insurance. B. The certificate most snow that the applicant is insured against claims ut damages involving personal injuries and property in an amount prescribed by the Director in aocurdance with the nature of the risks involved and the toliuwinyy minimum amounts: 1. Bodily injury liability: $1 million per occurrence. 2. Property damage liability: Si million per occurrence. C. All insurance policies obtained in accordance with these provisions shall name the City OT 1 ukwila as an "additional insured" and shall be written by a company licensed to du bush ICss in the State of Washington. (Ord. 1758 §1 (parr). 1995) 18.54.120 Applicant Security Required To mitigate damages should they occur as a result ot clearing which is nut authorized by a Tree Clearing Permit, the Director may require from the applicant a bold, letter of credit, or other PiggFced by the City of Tukwila, Ciry (.ium5 Orrice Paye 711-773 TUKWILA MUNICIPAL CODE means of security acceptable to the City. i ne following provisions shall apply in instances where such securities are required: 1. The required security shall be submitted prior to the issuance of a Tree Clearing Permit. 1 i he security shall be equal to Gity Staff's best estimate of possible costs directly associated with replacement of cleared vegetation which has not been authorized to 6e cleared under a i ree Uearir ly Permit (e.g. the replacement ot vegetation approved for retention, or the installation of replacement plantings which the applicant has failed to install as required). In nu case shall the security exceed an amount equal to 2.5 times the current rust ot replacing the plants per the Tree Replacement requirements of this chapter. 3. i ne security shall nut be tally released without final inspection and approval at completed wolk by the City, submittal ot any post -construction evaluations; or following any prescribed trial maintenance period required in the permit. 4. Securities provided in accordance with this chapter may be redeemed in whole or in part by the City ct i akwila upon determination by tnG Director that the applicant has tailed to tally wmply, within the time specitied, with approved plans and/or any remedial or entorcement actions mandated in accordance with this chapter. (Ord. 1758 §1 (part), 1995) 18.54.130 Permit Approval Criteria To the extent that veyetation retention and/or replacement is wnsistent with project feasibility or reasonable use ot the property, vegetation clearing shall be planned and conducted to meet all ot the criteria below. These criteria shall be the basis tor approval, approval with wnditions or denial ot any tree clearing included in a Tree Clearing Permit application. 1. Tree Retent/un - Site improvements shall be designed and constructed to retain as many existing healthy trees as possible, and to meet the following criteria: a. Pririiity shall b;r given to retention ot existing stands ot ties, trees at site perimeter, trees within the shoreline Cow -Impact Environment, in Sensitive Areas ur Sensitive Area Buffers; and healthy mature trees. 6. All understory vegetation within the essential root zone of protected trees shall be: (1) retained; uR (2) removed by methods which are non - damaging to the tree, and replaced with vegetation with horticultural requirements which are compatible with protected trees. c. Vegetation removal shall Be undertaken in such a manner as to preserve, to the degree possible, the aesthetic and ecological benefits provided by such vegetation. 2. Tree Protection Meea urea - a. i ne proposal shall include tree protection measures which meet or exceed best management practices and current standards of professional armoricaltare, and which are sufficient to ensure the viability ut protected trees and other veyetation identities tor retention pursuant to requirements of this chapter, and shall include measures sufficient to protect any Sensitive Area, its Butter and vegetation within the shoreline Cow - Impact Environment. 5. During clearing and/or wnstmction activities, all protected veyetation shall be surrounded by protective fencing which prevents adverse impacts associated with clearing from intruding into areas of protected vegetation. 3. Tree R pIai ement - 1 he site shall be planted with trees to meet the following minimum requirements: a. Each existing significant tree removed shall be replaced with new tree(s), based on the size ot the existing tree as shown below, up to a maximum density ot 70 new trees per acre. 5. Tree Replacement Ratios Diameter of Existing Tree Removed No. of Replacement Trees Required 1 4 - 8 inches 8 -12 inches 2 12 -18 inches 4 18 - 24 inches 6 >24 inches 8 c. Prior to any vegetation removal, the applicant shall demonstrate through a Landscape Plan, Sensitive Area Mitigation Plan or other materials required per the requirements ot this chapter that vegetation replacement will meet the following minimum standards: (1) Minimum sizes shall 6e 2.5 -inch caliper tor deciduous trees, 6 to 8 Leet in height tor evergreen trees, 24 inches in height for shrubs, and 1 gallon tor groundcover. (2) Replacement plants shall meet current American Association UT Nurserymen standards tor nursery stock: (3) Planting and maintenance of required replacement vegetation shall be in acwraancx with best manayement practices for landscaping which ensure the vegetation's Tung -term health and survival. 4. Surrounding Environment - I he timing ot, and methods to Be used in any proposed vegetation removal shall be such that impacts to protected vegetation, wildlife, fisheries and the surrounding environment are minimized. 5. imp'tomcat/cm - I ree relocation shall be carried oat according to best management practices, and trees proposed for relocation shall have a reasonable chance ot survival. (Ord. 1758 §1 (parr), 7y93) > yC 7U-774 Produced Dy the trity ufi To ckwila, City Clerk's qry TITEE 18 — ZONING 18.54.140 Permit EAceptions A. Exception Criteria 1, i fie Director may grant exceptions tram the requirements rot this chapter when undue hardship may be created by strict compliance with the provisions of this chapter. Any authorization for Exception may prescribe cx,nditiuns deemed necessai y or desirable for the public interest or necessary to meet the intent ot this chapter. 2. An exception to this chapter shall nut be granted unless all ut the toiluwing criteria are met: a. Strict compliance with the provisions of this code may jeopardize project feasibility or reasonable use of puper(y. D. Proposed vegetation removal, replacement, and any mitigative measures proposed, are consistent with the purpose and intent givai in this chapter. i fie granting rot the exception or standar reduction will not 6e detrimental to the public welfare or injuriuos to other property in the vicinity. 3. in addition to the above criteria, the Director may also consider any of the following in reviewing an exception request: a i fie recommendation ot a certified arborist supports the exception. b. The size of the site or project cannot support the number of requireo replacxment trees, and utt-site tree planting is proposed which turthers the goals of this chapter and other City policies. un -site planting ot all required replacement trees is nut teasible, and the project includes an equivalent contribution �� in funds and/or labor and materials for off-site tree planting as jointly agreed by the applicant and Director. d. Smaller -sized replacement plants are more suited to the species, site conditions, and to the puipuses of this chapter, and are planted in samcient quantities to meet the intent of this chapter. B. Retention and Reprcamant of Uaanepy Coveer - ur undeveloped sites ur sites with dense stands ot trees; where the cost ot identification ot individual tree species and Size6 is inordinate relative to the project, the uire for may allow the applicant to use the tree canopy cover approach outlined below to calculate retention and replacement of trees: 1. The site shall have a minimum canopy wver equal to 20% of the site area, or equal to the existing canopy cover whichever is less. 2. To meet the requirements tor site canopy cover_ canopy cover may consist 01 any combination of existing trees and replacement trees. Canopy cover of Eacll new tree shall be Gaaiculatea at 314 square teet. C. Urception Procedures - An application for any exception from this cfiapter shall be submitted in writing by the property owner to the uirector, and shall accompany the application tor a Tree Clearing Permit. Such application snali tally state all substantiating facts and eviaence pertinent to the exception request, and include supporting maps or plans. i fie Director shall not grant an exception unless and ontil suttncient reasons justifying the exception are provided by the applicant. (Ord. 1758 §1 (pan), 79x3) 18. .�50 Permit Processing and Duration A. If the proposed vegetation clearing ao d permit application meet the requirements of this chapter, the Director shall approve the application and issue the Tree Clearing Permit. All I ree Clearing Permits and exceptions shall be processed as Type 1 decisions. B. It the Tree Clearing Permit application is not approved. the Director shall inform the applicant in wi iting of the reasons for disapproval. u. t -rum the date ot issuance, permits shall be valid fur a period of 180 days. 7//D §3L, 7996; Ord. 1758 §1 (pan), 1995) 18.54.160 Permit uuntormance A. Plan Conformance - All work mast b performed in accordance with approved Permit plans specified in this chapter or revised plans as may be determined by the Director. I he applicant shall obtain permission in writing rum the Director prior to modifying approved pians. 8. Tree Protection Measures - All tree and vegetation protection measures shown on approved permit drawings shall be installed prior to initiation or any clearing or land -altering activity. u. Protection of Property - The applicant shall at all times protect improvements to adjacent private properties and public rights-of-way or easements Trom damage daring clearing. The applicant shall restore to the standards in effect at the time 01 the issuance of the permit any public or private improvements damaggea by the applicants operations. D. Maintenance Responsibility - All protected and replacement trees and vegetation shown in approved Tree Clearing Permit materials shall be maintained in healthy condition by the property owner throughout the life of the project, unless otherwise approved by the Director in a subsequent Tree Clearing Permit. (Ord. 7 iia 97 (part), 1995) 18.54.170 Violations I fie tollowing actions shall 6e considered violations rot this chapter: clearing, planting, relocation, or maintenance of vegetation not authorized under or in accordance with an approved i ree Clearing Permit, where such permit is regoirea, or not in accordance with the provisions ot this chapter. Each tree which is cleared, not repiac ed or not maintained as required by this chapter shall constitute a separate violation. foo. 7758 §1 (part), 1995) ced by the Ciry of I u ita, City Clerk's Office Paye 75-775 TUKWILA MUNICIPAL CODE 18.54.18e Enforcement A. Grrnrsri - In addition to tfic IQutiw and Order measures piescribea in i Mc Chapter 8.45, civil violations, as now in effect ur as amended hereafter, the Director may take any or all of tfie enforcement auticns prescribed in this urdinanw to ensure compliance with, and/or remedy a violation of this Ordinance; and/or when immediate danger exists to the public or adjacent property; as determined by the DirCctur. 1. 1 ie Director may post the site with a "Stop Work" order directing that all vegetation clearing not authorized under a Tree Clearing Pcrririt cease immediately. 1 fie issuance of a "Stop wurR" order may include conditions or other requirements which must M tultilled before clearing may resume. 2. The Director may, after written nutiw is yiven to the applicant, uR atter tfie site fias been posted with a "Stop Wolk" order, suspend or revoke any Tree Clearing Permit issued by the City. 3. Nu person shall wntinue clearing in an area covered by a Stop Work order. or during the suspension or revocation of a Tree Clearing Permit, except work required to correct an imminent SaTety Hazard as prescribed by the Director. B. lnjunctive relief- Whenever the Director has reasonable cause to believe that any person is viulatiny or tfireateningg to violate this cfiapter or any provision ut an approved tree clearing Permit, the Director may institute a civil action in the name of the City for injunctive relief to restrain the viuiatiun ur tfireatened viulatiun. Sacfi civil action may be instituted either betore or atter_ and in addition to, any other action. proceeding or penalty authorized by this chapter or TMC Chapter 8.45. C. mapesUiun 'ars=r=rs�s - 1. t fie Director may inspect a property for the purpose of inspection for compliance with the provisiuns uT a 1 ree clearing Permit or this cfiapter, consistent with 1 Me 8.45.0/u, Authority to Inspect. 2. Where deemed necessaiy by the Director to ensure -compliance with permit requirements, upon completion ot all requirements ot a Tree Clearing Permit. the applicant shall request a final inspection by contacting the Director. 1 fie permit process is complete upon final approval by the Director. D. Remedial Measures Required - In addition to penalties provided for in this chapter, the Directur may require any person wnaacting vegetation clearing in violation ot this chapter to mitigate the impacts ot clearing by carrying out remedial measures. The fulluwiny pruvisiuns shall apply in instances where such remedial measures are required: 1. The applicant shall satisfy the permit provisions as speuMed in this chapter. 2. Remedial measures must conform to the purposes and intent of this chapter. In addition, remeaial measures mast meet the standards spccined in this chapter, and applicable standards tor mitigation outlined in the Sensitive Areas Overlay District chapter of this title. 3. Remedial measures mast be completed to the satisfaction ot the Director within 6 months of the date a Notice Page 78776 and Order is issued pursuant to TMC 8.45.u4u, or within the time period uthcrwise speclfiea by the Director. 4. the cost of any remedial measures necessaiy To correct violation(s) of this chapter shall I% bursa 5y the property owner ana/ur applicant. upun the applicant's tailare to implement required remedial measures, the Director may redeem all or any portion ot any security submitted by the applicant to implement such remedial measures, pursuant to the provisions ot this chapter. (OrO. 7 /58 §7 (part), 1995) 18.54.190 Liability A. Debility tor any adverse impacts or damages resulting trom work perftormed in accordance with a I rue cleariny Permit issued un behalf of the city witfiin the city limits, shall be the sole responsibility ot the owner ot the site tor which the permit was issaed. B. Issuanuc of a 1 ree clearing F'eimit and/or compliance with permit provisions ur conditions shall not relieve an applicant trom any responsibility otherwise imposed by law fur aamage to persons or property in an amount grater than the insured amount requirea by this chapter. c. Nothing contained in this chapter shall be deemed to relieve any property owner witnin tfie City limits trom the duty to Reep any tree ur vegetation awn his property or under his control in such condition as to prevent it from constituting a fiacard ur a nuisance, per TMC Chapter 8.28. D. 1 fie amount of any security shall not serve as a gauge or limit to the compensation collected from a property uwner as a result of damages assuciatCd with any veyetatiun clearing. (Ord. 1758 §1 (part), 1995) 18.54.zuu coatliCts with Existing Godes and Ordinances A. Whenever conflicts exist between this chapter and federal, State ur local laws, Ordinances or regulations, the more restrictive provisions shall apply. B. Neither this chapter nor any administrative decisions made unaer it exempts the perrrrittee trom prucaring other required permits or complying with the requirements and conditions uT such a permit. (Ord. 1758 §1 (pan), 1995) ProauwCO by tfit city of Tukwila, City Clerk's wove 148 NATURAL ENVIRONMENT UrbanForestry GOAL 4.12 Trees are recognized by Tukwila citizens, businesses, City staff and decision -makers for their benefits to the environment, urban infrastructure and their aesthetic value. POLICIES 4.12.1 Develop a formal urban forest management plan to promote and guide preservation, restoration and maintenance of a sustainable urban forest, using the goals and policies of this chapter as a basis for guidance. 4.12.2 Ensure that the benefits of trees are factored into site design and permit decisions. 4.12.3 Ensure that regulations recognize that larger trees provide more benefits than small trees. 4.t 2.4 Seek to create and fund an urban forester/municipal arborist position within the City, or contract for such services, to provide expertise for urban forest management planning, oversight of tree planting and maintenance, and assistance to all City departments that have responsibilities for tree management. 4.12.5 Educate the public, elected officials and City staff about the importance of and benefits provided by trees in Tukwila. 4.12.6 Develop tree valuation methods to reflect the value trees provide, for use in assessing fines, determining damages or estimating Toss of tree benefits. 4.12.7 Identify funding sources to support urban forestry planning and management, and establish an urban forestry budget and account. 4.`i 2.8 Consider developing an "exceptional"or"heritage"tree program to foster tree appreciation in the community. 4.12.9 Encourage public involvement in urban forest stewardship through volunteer events, free training workshops, and other means. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-22 149 NATURAL ENVIRONMENT GOAL 4.13 Overall City-wide tree canopy increased to a total of29% by2034. Canopy cover in individual zoning categories increased by2034 as listed below:* Light Industrial zones: 3% increase from 20%, to achieve 23% cover Heavy Industrial zones: 1% increase from 9%, to achieve 10% cover Tukwila Urban Center and Tukwila South: 5% increase from 13% to achieve 18% cover Office and Commercial: 3% increase from 29 %, to achieve 32% cover Parks: 5% increase from 38%, to achieve 43% cover Public Rights -of -Way: Increase canopy coverage through street tree planting. Specific canopy goal to be established based on future assessment. No net loss of canopy cover in individual zoning categories, as listed below: Low -Density Residential: Maintain current City-wide canopy coverage of 47% Medium- and High -Density Residential: Maintain current City-wide coverage of 40% POLICIES 4.1 3.7 Promote tree retention throughout the City by: • implementing educational programs for property owners and managers regarding tree selection and care, applicable regulations, selecting a qualified arborist, and other issues; • except for hazard trees or trees that interfere with underground or overhead utilities, prohibiting removal of any tree four inches or larger in diameter at breast height (dbh) on all undeveloped property without an approved development or other land use permit, to provide the opportunity to preserve healthy trees during development; • promoting the mutual goals of tree protection and urban development through the implementation of incentive programs and flexible site development regulations, especially to retain tree groves; and • requiring financial assurances for required tree replanting and maintenance. 4i 3.2 Improve retention of trees on steep slopes. * NOTE: Some public rights-of-way (such as WSDOT's) are not included in the total City-wide canopy calculation. Rights-of-way adjacent to public streets (i.e., where street trees would be planted) are included in each zoning category. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-23 150 NATURAL ENVLRONMENT 4.1 3 Continue to protect trees in sensitive areas and the shoreline through relevant regulations. .. Ensure that required replacement trees at maturity will have equivalent or larger canopies than the removed tree(s), except where existing or future infrastructure and/or public or private utilities impede the planting of large trees. 4.13 Develop mechanisms for protecting tree roots for public and private surface and underground infrastructure installation, including - in some cases - requiring the presence of a certified arborist when working in the critical root zone; replacement of trees where damage is unavoidable; and either requiring replanting or payment into a tree replacement fund as compensation, if planting on-site is not feasible. Establish reasonable procedures to ensure consideration of tree root protection during routine or emergency maintenance of existing utilities, and provide training to City and other public utility maintenance staff on root protection techniques. 4.1 3 u Establish criteria for requiring professional assessment and corrective actions by property owners who damage code -required landscaping, street trees, or other required trees by topping, poor pruning practices or root disturbance. 4."i 3 7 Where trees are regulated and required replacement trees cannot be accommodated on a site, establish procedures for off-site planting of replacement trees or payment into a dedicated tree replacement fund. 4.13.8 Develop tree planting and urban forest rehabilitation programs for City parks and other publicly -owned lands. Collaborate with other agencies, such as Washington's Department of Transportation, to promote planting in highway interchanges and other locations. 4.1 3.9 Collaborate with other government, non-profit organization, school and private sector entities, to promote urban forest management and restoration. 4.`i 3,10 Provide flexibility in the landscape code to promote increased tree planting and/or planting of large canopy trees, and reward the preservation of existing healthy trees to assist in meeting the City's canopy goals. 4.1 3.1 € Evaluate current parking lot landscape requirements to identify opportunities to increase tree canopy. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-24 151 NATURAL. ENVIRONMENT GOAL 4.74 Tukwila's streetscapes and landscaped areas are sustainable and attractive, and its urban forest is healthy, diverse, and safe. POLK/ES 4.14, Develop tree/urban forest inventories and assess the health of trees and forests in Tukwila's public spaces. 4.14.2 Develop maintenance plans and programs for trees on City property or rights-of-way to ensure that maintenance pruning is properly carried out, that diseases and pest infestations are managed, that hazardous trees are identified and managed in a timely manner to reduce risks, and that invasive vegetation is properly managed. 4.14.3 Modify landscape code, and educate property owners, property managers, landscape maintenance companies and tree companies to promote best practices for soil preparation, planting techniques, pruning, trenching and general tree care. 4.14.4 Ensure that landscaping and replacement trees in new development or re -development are properly cared for and thrive in perpetuity, through such means as maintenance agreements, monitoring and enforcement. 4.14.5 Develop a mechanism to ensure that tree removal and maintenance companies have the necessary qualifications and liability insurance to work in Tukwila. 4.14.6 Modify landscape code to require diversity of tree species in landscape plantings and consideration of species already present in the vicinity. 4.14.7 Establish minimum standards and landscape specifications to ensure long-term tree health for street trees, required landscape trees and required replacement trees, including minimum soil volume, soil quality, plant quality, planting techniques, irrigation, mulching, tree pruning, and prohibition of topping. 4,14,8 Develop an approved/recommended tree list for street trees, landscape perimeter plant- ing and parking lots that recognizes the importance of the concept of "right tree, right place", taking into account available planting space and infrastructure/utility conflicts, and that considers the importance of species diversity, climate conditions, canopy coverage goals, allergy issues, urban wildlife benefits, and tolerance of urban conditions. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-25 152 NATURAL ENVIRONMENT 4 14.9 Work with electric utility providers to limit trimming of trees and other vegetation to that which is necessary for the safety and maintenance of transmission lines, where feasible and according to American National Standards Institute (ANSI) professional arboricultural specifications and standards. 14,10 Perform vegetation management that is needed in utility rights-of-way that are located in sensitive areas or shoreline areas, in a manner that will maintain, restore or improve the shoreline or sensitive area ecological function. implementation Strategies - Urban Forestry Prepare and publish technical specifications for landscape professionals and landscape contractors reflecting best management practices/standards for achieving adequate soil conditions, plant quality specifications, proper planting techniques, proper mulch placement, tree care and pruning, and other relevant information. Prepare and make available technical guidance for homeowners on tree selection, planting, care, pruning, selecting a good arborist, and identifying and controlling invasive plants. Conduct volunteer activities in parks and other public areas to help carry out urban forest restoration plans, to remove invasive plants and plant native trees and other vegetation. Create "Adopt an Urban Forest," "Ivy Removal Team," or similar programs, to actively remove invasive plants and promote ongoing stewardship of urban forests in the City's parks and other public areas. Add an urban forestry page to the City's website that contains information about programs, regulations, technical guidance, finding a certified arborist, and other relevant issues. Expand the annual Arbor Day celebration to widen public participation; Evaluate other jurisdiction's heritage tree programs, and reach out to business and resident community to determine interest in a heritage tree program in Tukwila. Develop mechanisms for monitoring tree canopy growth, removal and replacement - in addition to periodic tree canopy assessments - using GIS and remote sensing methods; Review and amend, as necessary, SAO and Shoreline regulations to ensure consideration of tree retention, particularly in steep slope areas. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-26 153 NATURAL ENVIBQNMET Incorporate requirements in geotechnical studies to ensure evaluation of the role trees play in slope stability. Develop incentives for increasing retention of trees on steep slopes. Provide ongoing training for City staff from all departments on tree selection, site preparation, proper planting techniques, protection of tree roots during construction activities, proper pruning, and general tree care. Prepare and publish technical specifications manuals for utility companies and City staff to identify techniques to protect tree roots during installation of public and private surface and underground infrastructure. Revise City regulations to allow assessment of fines or requirement of financial guarantees in the enforcement of corrective actions. Prepare an urban forest inventory for publically-owned trees in the City. Notify property owners about applicable tree regulations via inclusion of fliers in storm water utility bill, direct mailings, and media announcements. Improve the frequency of landscape and tree replacement inspections, and increase enforcement. Develop street tree plans for various parts of the City, taking into account the need for diversity for tree health and urban design issues. Modify landscape, tree and right-of-way vegetation regulations, including consideration of a point system for landscape requirements, clarification of responsibilities for trees on City ROW, identifying incentive programs, and allowing for fines based on the value of trees damaged or removed. Develop street tree regulations that prioritize shade over ornamental needs. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-27 154 RELATED INFORMATION NATURAL ENVIRONMENT Natural Environment Background Report Tukwila Sensitive Areas Map Tukwila Shoreline Master Program WRIA 9 Salmon Habitat Enhancement Plan Abandoned Underground Coal Mine Hazards Assessment Report Tukwila Urban Tree Canopy Assessment Tukwila Municipal Code, Chapter 18.45 TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-28 155 156