HomeMy WebLinkAboutCDN 2017-11-27 Item 2B - Ordinance / Agreement - Bellwether Housing Development AgreementCity of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Community Affairs and Parks
FROM: Jack Pace, Director DCD
BY: Moira Bradshaw, Senior Planner
CC: Mayor Ekberg
DATE: November 20, 2017
SUBJECT: Potential Development Agreement for Affordable Housing in the TIB
Neighborhood
ISSUE
Should the City Council adopt an ordinance approving a Development Agreement with
Bellwether Housing to develop an affordable housing project on a site in the TIB neighborhood?
BACKGROUND
Bellwether Housing is a nonprofit housing developer that builds and manages affordable
housing. They have been operating since 1980 and currently serve 3,200 residents. They are
interested in expanding beyond Seattle and have an option to buy property in the TIB
neighborhood.
At the December 12, 2016 City Council meeting, Bellwether presented themselves and their
organization and goals for the TIB neighborhood to the Council and public. Staff was directed to
proceed with negotiations for a Development Agreement. Since that meeting, the site has
changed but is still within the TIB neighborhood and near the transit center.
Figure 1 Vicinity Map
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INFORMATIONAL MEMO
Page 2
The 56,000 square -foot site on S. 152 Street is identified above on Figure 1, Vicinity Map. It is in
a High Density Residential zoning district, which has been in place since the area annexed to
the City in 1989. The site is surrounded on three sides by apartments — the Avalon,
Ambassador Gardens and Seasons. The Rainbow Trailer Park is across the street. The site is
currently developed with four single family structures.
The City has the authority to establish development standards and other provisions that would
apply to a site-specific development and vest the project. (Development Agreements, TMC
18.86) Bellwether would like the City to modify the site's existing High Density Residential
(HDR) development regulations to allow them to achieve a project that is financially viable and
more in character with a transit oriented development. Exhibit A of the attached draft
Development Agreement contains a legal description, map and conceptual site plan for the
proposed project.
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Figure 2 Zoning Map
DISCUSSION
There are two elements to the decision: the process to create a development agreement and
the substance or standards within the agreement.
Process
The City Council must hold a public hearing and if they approve, adopt an ordinance
(Attachment A) authorizing Mayor to execute the agreement. The applicant would like a
development agreement before the end of February 2018 for the following reasons:
1. Bellwether has an option to purchase the subject site; their acquisition funding is
dependent upon this Development Agreement
2. In September of 2017, King County levy money is available for affordable housing
projects that are in transit oriented areas. This money is finite and will likely not be
available for an additional four years after the 2017 call for projects.
84 Z:1DCD\Bellwether\InfoMemo 11.28.16.doc
Figure 2 Zoning Map
DISCUSSION
There are two elements to the decision: the process to create a development agreement and
the substance or standards within the agreement.
Process
The City Council must hold a public hearing and if they approve, adopt an ordinance
(Attachment A) authorizing Mayor to execute the agreement. The applicant would like a
development agreement before the end of February 2018 for the following reasons:
1. Bellwether has an option to purchase the subject site; their acquisition funding is
dependent upon this Development Agreement
2. In September of 2017, King County levy money is available for affordable housing
projects that are in transit oriented areas. This money is finite and will likely not be
available for an additional four years after the 2017 call for projects.
84 Z:1DCD\Bellwether\InfoMemo 11.28.16.doc
INFORMATIONAL MEMO
Page 3
3. Prices continue to rise in the TIB area fueled by continued economic expansion in the
Seattle area and local speculation about upcoming zoning changes. These forces
make buying land and affordable housing more expensive.
4. The City is beginning its review of regulations related to the TIB area, revised
standards are being developed and further work is pending the direction from Council
on the street design. Action on new zoning standards is not expected until 2018.
Standards
The City may approve a development agreement that allows standards that are different from
those otherwise imposed. Modifications of those standards can provide flexibility to achieve
public benefits - in this case — permanent affordable housing, 1/4 of a new street to break up the
super block, development that sets a new standard for apartments, and a development that
responds to new community goals and the adjacent public transit facility.
The developer has directed the preparation of plans (Attachment D) for the site to determine the
needs of a Bellwether project. They have compared these plans to the existing Zoning Code
standards for maximum building height, minimum recreation space, parking, unit density,
maximum building length, development area coverage and setbacks. (Attachment B, Section 7)
Attachment C is a comparison of the existing standards and the requested modifications.
Although a public process to update zoning standards means that an outcome cannot be
absolute, staff believes that the updated TIB zoning will have similarities to the proposed project
and that the public benefits gained warrant the approval of the request.
FINANCIAL IMPACT
It is most likely that the Bellwether project would not pay property tax. It's not an absolute
however because it depends on the income levels of the residents and rents.
RECOMMENDATION
The Committee is being asked to review the Draft Ordinance & Development Agreement and
forward its recommendation to the COW on December 11, 2017 for a public hearing and to the
City Council Special meeting on December 11, 2017.
Attachment A — Draft Ordinance
Attachment B— Draft Development Agreement
Attachment C - Requested Modifications
Attachment D - Conceptual Plans for Bellwether Tukwila project
Z:1DCD\Bellwether\InfoMemo 11.28.16.doc
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT
AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86
OF THE TUKWILA MUNICIPAL CODE; APPROVING AND
AUTHORIZING THE PROPOSED BELLWETHER HOUSING
DEVELOPMENT AGREEMENT FOR PARCELS A AND B AT
3481, 3703, 3705, AND 3707 S. 152ND STREET WITH
BELLWETHER TUKWILA, LLLP, A WASHINGTON LIMITED
LIABILITY LIMITED PARTNERSHIP; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, RCW 36.70B.170, et seq. and Tukwila Municipal Code Chapter 18.86
authorize development agreements between the City and persons having ownership or
control of real property in order to establish development standards to govern and vest the
development, use and mitigation of real properties; and
WHEREAS, the City of Tukwila and Bellwether Tukwila LLLP, wish to enter into a
Development Agreement for the 3481, 3703, 3705, and 3707 S. 152 Street development,
a map and description of which are attached hereto as included in Exhibit A; and
WHEREAS, as required pursuant to Tukwila Municipal Code Section 18.86.050, a
public hearing was conducted on the 11th day of December 2017 to take public
testimony regarding this Development Agreement, as proposed; and
WHEREAS, the City Council, pursuant to this City Ordinance No. , approves
this Development Agreement as proposed and authorizes execution of this
Development Agreement;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
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Section 1. The Bellwether Housing Development Agreement by and between the
City of Tukwila and Bellwether Tukwila LLLP, a copy of which is attached hereto as
Exhibit A, is hereby approved, and the Mayor is authorized and directed to execute said
Development Agreement on behalf of the City of Tukwila upon receipt from Bellwether
Tukwila, LLLP of proof of ownership of fee simple title to the Property.
Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/subsection numbering.
Section 3. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 4. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Special Meeting thereof this day of , 2017.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Exhibit A: Development Agreement
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Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Page 2 of 2
Contract Number:
Council Approval:
Ordinance Number:
Land Use File Number:
DEVELOPMENT AGREEMENT
BY AND BETWEEN THE CITY OF TUKWILA
AND BELLWETHER TUKWILA LLLP FOR TUKWILA APARTMENTS
L17-0040
THIS DEVELOPMENT AGREEMENT (the "Agreement") is made and entered this day
of , 2017, by and between the City of Tukwila, a noncharter, optional code
Washington municipal corporation, hereinafter the "City," and Bellwether Tukwila LLLP, a limited
liability limited partnership organized under the laws of the State of Washington, hereinafter the
"Developer." The sole member and manager of Developer's general partner is Bellwether Housing, a
Washington nonprofit corporation ("Bellwether"). The City and Developer are collectively referred to
in this Development Agreement as the "Parties," and individually as a "Party."
I. RECITALS
WHEREAS, this Agreement by and between the City of Tukwila and the Developer relates to
the development known as the Tukwila Apartments, which is located within the City of Tukwila; and
WHEREAS, Development Agreements between the City and persons having ownership or
control of real property are authorized by the RCW 36.70B.170, et seq., and the Development
Agreement Chapter of the Tukwila Zoning Code (TMC Chapter 18.86); and
WHEREAS, Developer is the contract purchaser of approximately 56,314 square feet of real
property designated as Parcel A and Parcel B; and addressed as 3481, 3707, 3705, 3703 S. 152nd Street,
generally located in the block bounded by S. 152 Street on the north; Southcenter Boulevard on the
south; Tukwila International Boulevard on the west; and 42 Avenue S. on the east (hereinafter, the
"Property"). The Property is shown on the map attached hereto as Exhibit A and as legally described
in Exhibit B, attached hereto; and
WHEREAS, the Developer desires to develop transit -oriented, affordable housing in the
Tukwila International Boulevard District and the site of this proposed development is located within a
half mile of the Tukwila International Boulevard Station ("TIB Station"); and
WHEREAS, the Developer assures the City that it invests in building, owning, and managing
their projects; is committed to involvement in the community around its projects; and has shown fiscal
stability and long term commitment to its mission; and
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WHEREAS, the Developer submitted an application to the City, Land Use File No. L17-0040,
and paid the fee to apply for a Development Agreement; and
WHEREAS, the Developer intends to develop the Property consistent with the City's
Comprehensive Plan, wherein the City identifies that Tukwila has a shortage of housing affordable to
larger families, and for those households earning less than 60% of King County median income; and
WHEREAS, in particular, Policies 8.2.4 and 8.2.10 of the Comprehensive Plan designates the
Tukwila International Boulevard District and this site for more intensive development focused on a
transit -oriented mix of mid- to high-rise office uses, multifamily residential uses, and commercial
services with structured parking that builds on the momentum of the neighborhood's proximity to the
TIB Station; and
WHEREAS, Policy 3.3.3 of the Comprehensive Plan encourages the continued support of very
low, low, and moderate income housing as defined by King County income levels, to address the
Countywide need, by supporting regional affordable housing development and preservation efforts and
this project will provide affordable housing for very low, low, and moderate income households; and
WHEREAS, this Agreement is consistent with the applicable development regulations adopted
by the City under the Growth Management Act, 36.70A RCW, RCW 36.70B.170(1), and the City's
regulations including but not limited to TMC 18.86.020, et seq.; and
WHEREAS, the Developer's conceptual site plan for the entire project is depicted on Exhibit
C, but the City and Developer understand that the project is subject to all City reviews and permits that
could require the modification of the plan, and subject to Section 7 herein; and
WHEREAS, a development agreement must be approved by ordinance or resolution after a
public hearing; and
WHEREAS, pursuant to the Development Agreements Chapter of the Tukwila Zoning Code
(TMC 18.86.080), the decision of the City Council to approve or reject the Developer's request for a
development agreement is a discretionary, legislative act; and
WHEREAS, a public hearing for this Development Agreement was held on , 2017, to
take public testimony regarding this Development Agreement as proposed; and
WHEREAS, this Development Agreement constitutes a final land use action pursuant to RCW
36.70C.020 and is subject to review pursuant to RCW 36.70C.101 et seq.; and
WHEREAS, the City Council approved this Development Agreement by Ordinance
on and authorized execution of the Development Agreement upon proof of ownership of fee
simple title to the Property; and
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NOW THEREFORE, in consideration of the mutual promises set forth herein, the parties
hereto agree as follows:
II. AGREEMENT
Section 1. Incorporation of Recitals. The Parties agree that the foregoing recitals are true
and correct to the best of their knowledge and are incorporated by this reference as though
fully set forth herein.
Section 2. Definitions. As used in this Agreement, the following terms, phrases, and words
shall have the meanings and be interpreted as set forth in this Section.
a) "Adopting Ordinance" means the Ordinance that approves this Agreement, as required by
RCW 36.70B.200.
b) "Affordable Housing" means a housing project in which 100% of the units are rented to
households with incomes at the time of initial occupancy at or below 60 percent (60%) of
King County median income, adjusted for household size, with rents no more than 30% of
the King County median income. The foregoing restriction does not include any unrestricted
resident manager's units.
c) "Council" means the duly elected legislative body governing the City of Tukwila.
d) "Development regulations" means ordinances adopted by the City of Tukwila, and in effect
on the Effective Date, that govern the permitted uses of land; the design, density and
intensity of use; and the building and construction standards and specifications applicable
to the development of the Property, including, but not limited to the Comprehensive Plan;
Zoning Code, Zoning Map; the Infrastructure, Design, and Construction Manual;
mitigation imposed or agreed to as part of SEPA review; concurrency requirements; and all
other ordinances, rules and regulations of the City. The term development regulations does
not include non -land use control regulations, including by way of example and not
limitation, taxes and impact fees
e) "Director" means the City's Community Development Director.
f) "Effective Date" means the effective date of the Adopting Ordinance.
g) "Effective Period" shall mean and refer to that term as defined at Section 6 herein.
h) "Project" shall mean and refer to the development of Affordable Housing with a mix of
studios, one, two, and three-bedroom units on the Property in conformance with the terms
and conditions of this Agreement and whose site plan is depicted conceptually on Exhibit
C.
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i) "TIB" refers to the Tukwila International Boulevard, the principal City arterial that runs
north to south through the center of the TIBD.
j)
"TIBD" shall mean the Tukwila International Boulevard District depicted in the
Comprehensive Plan and is generally bounded by S. 160th Street, 42 Avenue S., Military
Road S. and S. 137th Street.
k) "Zoning Code" refers to Tukwila Municipal Code Chapter 18.
Section 3. Statement of Authority and Intent. This Agreement is entered pursuant to the
authorization of Development Agreements in the Revised Code of Washington (RCW
36.70B.170) and the Development Agreements chapter of the Tukwila Municipal Code
(TMC 18.86) and is intended and designed to vest this development to certain terms and
conditions. Other than those terms and conditions specifically identified in this Agreement,
the City's regulatory codes in effect at the time of a complete building permit application
shall apply.
Section 4. Exhibits. Exhibits attached hereto or referenced are incorporated by such
reference as if fully set forth herein. They are as follows:
a) Exhibit A — Map of the Property
b) Exhibit B — Legal Description of Property
c) Exhibit C — Conceptual Site Plan of the Project
Section 5. Parties to this Agreement. The parties to this Agreement are:
a) The "City" is the City of Tukwila, 6200 Southcenter Blvd., Tukwila, WA 98188.
b) The "Developer" is an affiliate of Bellwether Housing, a Washington nonprofit corporation,
whose principal office is located at 1651 Bellevue Avenue; Seattle, WA 98122. Bellwether is
the sole member and manager of the Developer's general partner.
Section 6. Effective Period of this Development Agreement. The "Effective Period" for
this Agreement shall be from the Effective Date and shall be valid until December 31, 2023.
If Developer has not submitted and the City has not accepted a complete building permit
application, and building permits have not been secured for the development by the end of
the Effective Period, this Agreement shall be voided, and development may occur on the
subject site pursuant to the then adopted development regulations.
Section 7. Development Standards; Conditions. RCW 36.80B.180(3)(d) and TMC
18.86.030 authorize the establishment of design standards by a development agreement.
TMC 18.86.030 explicitly allows for flexibility in development standards applicable to a
property developed under a development agreement to achieve public benefits, respond to
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changing community needs, or encourage modifications that provide the functional
equivalent or adequately achieve the purposes of otherwise applicable City standards.
Pursuant thereto and during the Effective Period, the provisions of this Section 7 set forth
the development standards that differ from or supplement those standards set forth in the
City's development regulations. Accordingly, the following development standards shall
apply to and govern and vest the development, use, and mitigation of the Project in lieu of
any conflicting or different standards or regulations elsewhere in the development
regulations.
a) Building Height: Increase the maximum building height from HDR standards of 45 feet to
70 feet as measured from grade plane to be consistent with Building Code standards.
b) Recreation Space standards: Reduce required Recreation Space standard to 15% of
residential area.
c) Parking Supply Standard: 1:1 stalls per unit.
d) Lot area per Unit: no minimum; density to be determined by the other standards, such as
height, parking, landscaping, etc.
e) Maximum Building Length: no maximum — to be determined during design review by
Board of Architectural Review
f) Development area coverage: 75%
g) Setbacks:
• Front: 6 feet
• Side: 25 feet for 4th floor and higher
In exchange for the modified development standards stated herein, the Developer shall
provide the City a 20 -foot easement along the west Property line for a future street. Before
final approval for any site construction for the Project, the Developer shall grant the easement
to the City.
Section 8. Major and Minor Amendments - Development Agreement All proposed
amendments to the Agreement shall be considered in accordance with this Section.
a) Process. The Mayor may approve Minor Amendments to the Agreement proposed by the
City or Developer and mutually agreed to by the Parties. Such approval shall be in writing
and the resulting amendment shall be incorporated into this Agreement as an amendment.
The City Council may approve Major Amendments to the Agreement in accordance with
the same process for approval of the Agreement. A Major Amendment to the Agreement
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approved by the City Council and mutually agreed to by the Parties shall be incorporated
into this Agreement as an amendment pursuant to Section 8 hereof.
b) Minor Amendment Defined A proposed amendment to the Agreement shall be considered
a minor amendment if the proposed amendment does not materially modify the size or scope
of this Project as defined by the Agreement.
c) Major Amendment Defined A proposed amendment to the Agreement shall be considered a
Major Amendment if the proposed amendment does not constitute a Minor Amendment.
d) Determination. An application for a Minor Amendment shall be made to the Mayor or his
designee. The application shall describe the proposed Minor Amendment in sufficient detail
such that the Mayor, or his designee, can determine whether the proposal qualifies as a
Minor Amendment. If the application does not provide sufficient information, the Mayor,
or his designee, may request additional information from the Developer or reject the
application. Upon receipt of sufficient information to determine if the proposal set forth in
the application constitutes a Minor Amendment, the Mayor, or his designee, shall determine
if the proposal constitutes a Minor Amendment. If the Mayor, or his designee, determines
that the proposed amendment is a Minor Amendment, the Amendment may be
administratively approved by the Mayor, or his designee, by noting the changes in the Land
Use File L17-0040.
If the Mayor determines that the proposal constitutes a Major Amendment, the Developer
shall submit the proposal in accordance with the same process for approval of an
Agreement, may withdraw its proposed amendment, or modify and re -submit its proposed
amendment.
The determination of the Mayor shall be a final decision.
Section 9. Further Discretionary Actions. The Developer acknowledges that the City's
development regulations contemplates the exercise of further discretionary powers by the
City. These powers include, but are not limited to, review of additional permit applications
under SEPA and Design Review. Nothing in this Agreement shall be construed to limit the
authority or the obligation of the City to hold legally required public hearings, or to limit
the discretion of the City and any of its officers or officials in complying with or applying
development regulations.
Section 10. Fees.
a) Land use fees adopted by the City by ordinance as of the Effective Date of this Agreement
may be increased by the City from time to time, and are applicable to relevant permits and
approvals for the Property.
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b) Development and Impact fees are governed by the regulations and procedures set forth in
the Buildings and Construction and the Vehicles and Traffic Chapters of the Tukwila
Municipal Code (TMC 16.04, TMC 16.26, TMC 16.28 and TMC 9.48, as amended.) This
Project is eligible to apply for affordable housing impact and development fee reductions
through the procedures established in the TMC.
Section 11. Assignment of Interests, Rights, and Obligations. This Agreement shall be
recorded in the records of King County. The benefits, obligations and covenants
contained in this Agreement shall attach to and run with the land and be binding upon and
shall inure to the benefit of the heirs, successors and assigns of the, Developer and the
City, subject to the following:
a) No assignment or assumption in favor of a successor to Developer or a subsequent owner
of the Property shall be effective until the City, by action of the City Council, approves of
the -successor, which such approval shall not be unreasonably withheld provided the
successor evidences the intent to undertake and complete the Project in the same or
substantially similar form as depicted on Exhibit C hereto;
b) Any request for City approval of an assignment or assumption shall be in writing. If the
City wishes to disapprove any proposed assignment or assumption, the City shall set forth
in writing and in reasonable detail the grounds for such disapproval. If the City fails to
disapprove any proposed assignment within forty-five (45) calendar days after receipt of
written request for such approval, such assignment or assumption shall be deemed to be
approved.
The approval rights of the City set forth in Sections 11(a) and (b) shall terminate upon
issuance of a certificate of occupancy for the Project. Upon issuance of a building permit
for the Project, the benefits obligations, and covenants contained in the Agreement shall
attach to and run with the land and be binding upon and shall inure to the benefit of the
heirs, successors and assigns of the Developer.
This Agreement shall apply to after-acquired title of any owner of the Property.
Section 12. Termination. Nothing in this Agreement shall extend the expiration date of any
permit or approval issued by the City for the Project. This Agreement shall expire and/or
terminate as provided below:
a) This Agreement shall expire and be of no further force and effect if the Developer has not
submitted and the City has not accepted a complete building permit application and a
building permit has not been secured for the Project within the Effective Period of this
Agreement.
Upon termination of this Agreement, the City shall record a notice of such termination in a form
satisfactory to the City Attorney that the Agreement has been terminated.
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Section 13. Performance. A party not in default under this Agreement shall have all rights
and remedies provided by law or equity, including without limitation damages, specific
performance, or writs to compel performance, or require action consistent with this
Agreement.
Section 14. Governing Law and Venue. This Agreement shall be construed and enforced
in accordance with the laws of the State of Washington. Venue for any action shall lie in
King County Superior Court.
Section 15. Attorneys' Fees. In the event of any litigation or dispute resolution process
between the Parties regarding an alleged breach of this Agreement, the prevailing Party
shall be entitled to any award of attorneys' fees and costs.
Section 16. Notice of Default/Opportunity to Cure/Dispute Resolution.
a) In the event a Party, acting in good faith, believes the other Party has violated the terms of
this Agreement, the aggrieved Party shall give the alleged offending Party written notice
of the alleged violation by sending a detailed written statement of the alleged breach. The
alleged offending Party shall have thirty (30) days from receipt of written notice in which
to cure the alleged breach unless the Parties agree, in writing, to additional time. This notice
requirement is intended to facilitate a resolution by the Parties of any dispute prior to the
initiation of litigation. Upon providing notice of an alleged breach, the Parties agree to
meet and agree upon a process for attempting to resolve any dispute arising out of this
Agreement. A lawsuit to enforce the terms of this Agreement shall not be filed until the
latter of (a) the end of the cure period or (b) the conclusion of any dispute resolution
process.
b) After notice and expiration of the thirty (30) day period or other period as agreed to by the
Parties, if such default has not been cured or is not being diligently cured in the manner set
forth in the notice, the other party to this Agreement may, at its option, institute legal
proceedings pursuant to this Agreement. In addition, the City may decide to file an action
to enforce the City's Codes, and to obtain penalties and costs as provided in the Tukwila
Municipal Code for violations of this Agreement and the Code.
Section 17. No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties
hereto only and is not intended to benefit any other person or entity, and no person or entity
not a signatory to this Agreement shall have any third -party beneficiary or other rights
whatsoever under this Agreement. No other person or entity not a Party to this Agreement
may enforce the terms and provisions of this Agreement.
Section 18. Integration. This Agreement and its exhibits represent the entire agreement of
the parties with respect to the subject matter hereof. There are no other agreements, oral or
written, except as expressly set forth herein.
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Section 19. Authority. The Parties each represent and warrant that they have full power
and actual authority to enter this Agreement and to carry out all actions required of them by
this Agreement. All persons are executing this Agreement in their representative capacities
and represent and warrant that they have full power and authority to bind their
organizations.
Section 20. Effect of Agreement on Future Actions. Nothing in this Agreement shall
prevent the City Council from making any amendment to its Comprehensive Plan, Zoning
Code, Official Zoning Map, or development regulations affecting the Property.
Section 21. Notices. All communications, notices, and demands of any kind that a Party
under this Agreement requires or desires to give to any other Party shall be in writing and
either i.) delivered personally or ii.) dispatched by pre -paid first-class mail, certified, return
receipt requested and addressed as follows:
If to the City:
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
Attention: Mayor's Office
With a copy to:
City Attorney
City of Tukwila
Kenyon Disend, PLLC
11 Front Street South
Issaquah, WA 98027-3820
If to the Developer:
Bellwether Tukwila LLLP
c/o Bellwether Housing
1651 Bellevue Avenue
Seattle, WA 98122
Notice by hand shall be effective upon receipt. If deposited in the mail, notice shall be deemed
delivered 48 hours after deposited. The parties hereto may, from time to time, advise the other
of new addresses for such notices, demands or correspondence.
Section 22. Excusable Delay Force Majeure. In addition to specific provisions of this
Agreement and notwithstanding anything to the contrary in this Agreement, neither Party
shall be in default in the performance, or the failure of performance, of its obligations under
this Agreement, or in the delay of its performance, where such failure or delay is due to war,
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insurrection, strikes, lock outs, or other labor disturbances, one or more acts of a public
enemy, riot, sabotage, blockade, embargo, flood, earthquake, fire, quarantine, lack of
transportation, court order delay, or failures of performance by any governmental authority
or utility company, so long as the Party seeking the extension has adequately complied with
the applicable processing requirements of such governmental authority or utility company.
Lack of funds of Developer or inability to finance the construction of the development and
Developer's inability to lease the development are not causes beyond the reasonable control
or without the fault of Developer. The extension of time for any cause shall be from the
time of the event that gave rise to such period of delay until the date that the cause for the
extension no longer exists or is no longer applicable in each case as evidenced by a notice
from the Party claiming the extension. An extension of time for the duration of such event
will be deemed granted if notice by the Party claiming such extension is sent to the other as
to any of the above causes other than Permit Delays within 10 days from the commencement
of the cause and such extension of time is not rejected in writing by the other Party within
10 days of receipt of the notice. Such extension of time is referred to herein as Force
Majeure.
Section 23. Indemnification. Except as otherwise specifically provided elsewhere in this
Agreement and any Exhibits hereto, each Party shall protect, defend, indemnify, and hold
harmless the other Party and their officers, agents, and employees or any of them from and
against all claims, actions, suits, liability, loss, costs, expenses, and damages of any nature
whatsoever that are caused by or result from any negligent act or omission of the Party's
own officers, agents, and employees in performing services pursuant to this Agreement. If
any suit based upon such a claim, action, loss, or damage is brought against a Party, the
Party whose negligent action or omissions gave rise to the claim, shall defend the other
Party at the indemnifying Party's sole cost and expense. If final judgment be rendered
against the other Party and its officers, agents, and employees, or jointly the Parties and
their officers, agents, and employees, the Parties whose actions or omissions gave rise to
the claim shall satisfy the same, if in the event of concurrent negligence each Party shall
indemnify and hold the other Parties harmless only to the extent of that Party's negligence.
The indemnification to the City hereunder shall be for the benefit of the City as an entity
and not for members of the public.
Section 24. Police Power. Nothing in this Agreement shall be construed to diminish,
restrict, or limit the police powers of the City granted by the Washington State Constitution
or by general law.
Section 25. Interpretation/No Presumption Against Drafter. The Parties intend this
Agreement to be interpreted to the full extent authorized by law as an exercise of the City's
authority to enter into development agreements pursuant to RCW 36.70B.170, et seq. This
Agreement has been reviewed and revised by legal counsel for both Parties and no
presumption or rule that ambiguity shall be construed against the party drafting the
document shall apply to the interpretation or enforcement of this Agreement.
Page 10 of 16 CDN Committee DRAFT 11/20/17
98
Section 26. Headings. The headings in this Agreement are inserted for reference only and
shall not be construed to expand, limit or otherwise modify the terms and conditions of this
Agreement.
Section 27. Time of the Essence. Time is of the essence of this Agreement and of every
provision hereof. Unless otherwise set forth in this Agreement, the reference to "days" shall
mean calendar days. If any time for action occurs on a weekend or legal holiday in the State
of Washington, then the time shall be extended automatically to the next business day.
Section 28. Legal Representation. In entering this Agreement, Developer represents that
it has been advised to seek legal advice and counsel from its attorney concerning the legal
consequences of this Agreement; that it has carefully read the foregoing Agreement and
knows the contents thereof, and signs the same of its own free act; and that it fully
understands and voluntarily accepts the terms and conditions of this Agreement.
Section 29. Entire Agreement. This Agreement represents the entire agreement of the
parties with respect to the subject matter hereof There are no other agreements, oral or
written, except as expressly set forth herein and this Agreement supersedes all previous
agreements oral or written.
[Signatures on Following Page]
Page 11 of 16 CDN Committee DRAFT 11/20/17
99
IN WITNESS WHEREOF, the parties hereto have caused this Development Agreement to be executed
as of the dates set forth below:
CITY OF TUKWILA
By
Allan Ekberg
Mayor
ATTEST:
By
City Clerk
APPROVED AS TO FORM:
By
City Attorney
STATE OF WASHINGTON )
) ss.
COUNTY OF )
On this day of , 2017, before me personally
appeared , and said person acknowledged that he/she
signed this instrument, on oath stated that he/she was authorized to execute the instrument, and
acknowledged as the of the City of Tukwila to be the free and voluntary
act of said party for the uses and purposes mentioned in this instrument.
Print name:
NOTARY PUBLIC in and for the State of
Washington
Residing at
Commission expires:
Page 12 of 16 CDN Committee DRAFT 11/20/17
100
Developer:
Bellwether Tukwila LLLP,
a Washington limited liability limited partnership
By: HRG Development LLC
Its: General Partner
By: Bellwether Housing
Its: Sole Member and Manager
Printed Name:
Title:
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
I certify that I know or have satisfactory evidence that is the person who
appeared before me and said person acknowledged that she signed this instrument, on oath stated that
she was authorized to execute the instrument and acknowledged it as the of
Bellwether Housing, the sole member and manager of HRG Development LLC, the general partner of
Bellwether Tukwila LLLP, to be the free and voluntary act such nonprofit corporation on behalf of
such company on behalf of such partnership for the uses and purposes mentioned in the instrument.
DATED:
(Print Name)
Residing at
My appointment expires:
Page 13 of 16 CDN Committee DRAFT 11/20/17
101
Exhibit A
Map of the Property
152nd Sire: t J
rlr _
117.2. 7 r! J
ECf199r,-�
rAF
Io.rE
COPIER
14
l81
---E1 0:901
51'19k
MAAR
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y
•
carnia
Ni
1,014K
J 5HiF
/1
1
`* /\4I PSA
t
30' IRWATE INCRE55/E13fSS
EASEMENT REG h0 5092567
•
r
\
•
/ /,
/ /
.1
?L ' �0
Otr ~ ---
r/ — _
-- wry _ P4CE C 6$
010E --FENCE. CROSSES 0-r la rt 1,3' E
of PROP. lN€
coma
0Alv3"
23 go000A2
rL1-0:ree.1.0 A'
[attached]
—FEW): CORhk9
0.5'5&0.9'E
O, CORNER
Page 14 of 16
102
6'CtF .,410 m3'?; 4 W 'a5.92
LOT s 020°
..na ..., gT .c LLG
,EICE CORNER
O.9'ECfR
CDN Committee DRAFT 11/20/17
Exhibit B
Legal Description
PARCEL A:
LOT 7, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS, RECORED IN VOLUME
15 OF PLATS, PAGE 17, IN KING COUNTY, WASHINGTON.
King County Assessor Tax parcels: 004300-0108 & 004300-0112
PARCEL B:
THE WEST 63 FEET OF LOT 8, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS,
ACCORDING TO PLAT RECORDED IN VOLUME 15 OF PLATS, PAGE 17, RECORDS OF
KING COUNTY, WASHINGTON.
King County Assessor Tax parcel: 004300-0116
Page 15 of 16 CDN Committee DRAFT 11/20/17
103
Exhibit C
Conceptual Site Plan
[NOTE — MUST MEET RECORDING LEGIBILITY STANDARDS]
ti
_ \
r
J
.I"2 G /
/ S. 152nd Street
—t trb. at tter esmaJc =eel improvements
A
azc f -outage
T.
1
IL
1 I
•1
1
— II
/c,
—
— -
I
1-1 Proposed 112 unit
1
b Sfiary Apartment
jab-8 dufa
-J92--
I _
L---_.-.
�"'• �. _ � �- xis
r �s r
15'-D
Ie de ore +r r ,•EI two
setback & setback
fan:7scape Duffer
Page 16 of 16
104
i
J--- —�-- --
s
1
!16'-O L 2
Levet 1 garen
7
8
9/
11
12
y
16
17
ect
i
Leve =1 garage enrr,
ge^e'atc:r
I N
f . wV
', / �sl
l'
F xleve ore
y w setback S.
IorcZcape t
eve
:etba
mss,
buffet
N8873 fp"N 13`_•.92
CDN Committee DRAFT 11/20/17
Issue
Zoning: HDR
Required
Ask
Comments
Height
45 feet
70 feet
TUC allows additional height when:
• 20% of the residential units are affordable (rental - 50% AMI adjusted for
family size & 80% AMI for owner occupied adjusted for family size)
100% of Bellwether's project will be affordable up to 60% of AMI
Tukwila Village Buildings A and D will be this tall.
TIBD Code Update: Consideration is being given to heights above3 4 stories within a
specific walking distance of the transit center if additional public benefit is achieved
such as right or way or open space is dedicated and with specific requirements if
adjacent to LDR.
Parking
224
(2 per unit for up
to three bedroom
units)
120
(1:1 per unit)
The Request provides slightly more than Right Size Parking calculator suggested
minimum of .99. http://www.rightsizeparking.org/
Tukwila's Urban Renewal Overlay (URO) requires 75% of stalls be in a structure and
would require 145 stalls and a car sharing stall
In Tukwila's TUC zone, 120 stalls would be required (3 bedroom units have a 1.5
requirement)
TIBD Code Update: Consideration is being given to allowing a lower parking supply
standard when within 1/2 mile walking distance of the transit center. Other
requirements may also be imposed such as car sharing and structured location.
Bellwether has proposed to develop a Parking Management Plan agreements for their
residents.
Recreation
Space
44,800 sq. ft. (400
sq. ft. per unit)
7,396
(15 % net
residential
area)
The Tukwila standard for the Southcenter is 10% of residential area.
The PROS Plan contains a recommendation that a small parklet or seating area along a
public street frontage be created. (PROS page 4-3) The Parks Impact Fee list however,
CDN Committee Memo 11/20/17
Attachment C
CDN Committee Memo 11/20/17
Attachment C
does not contain a project for this area. The current Parks Impact fee, which is
expected to increase, would be $156,576 for this project.
TIBD Code Update: In conjunction with plans to create a TOD in this area, greater open
space, public rights of way, and a neighborhood park is being considered. Both private
redevelopment options as well as public capital investments would be proposed.
Unit density
28 units max
(2,000 sq. ft. per
unit)
No maximum
Like the URO and TUC, density is determined by other site standards, such as parking,
setbacks and height.
Front Yard
setback
15 (first floor)
20 feet (second
floor)
30 feet (third
floor)
45 feet (4th floor)
6 feet
The request is the same as the URO standards; in addition, there would be 5-6 feet of
landscaping and a 5-6 foot sidewalk in the S. 152 right of way.
TIB Code Update: updated standards for street improvements are being considered
that would allow on-street parking on both sides of a 28-foot-wide travel lane which
leaves 11 feet for sidewalk and planting/drainage improvements. The applicant would
make frontage improvements that would include sidewalk and street landscaping.
Side setback
30 feet (4th floor
and higher)
25 feet
HDR side yard standards:10 feet (1st floor)
20 feet (2nd and 3rd floor)
The URO standard for side yard when within adjacent to HDR and MDR is 20 feet.
Maximum
building
length
(18.50.083)
50 feet or 200 feet
with four foot
modulation every
50 feet or 2 units
whichever is less.
No maximum
This standard sets a minimum for articulation and building mass. The BAR can use its
criteria and guidelines to also review and decide these design aspects of a future
building.
Development
Area
50%
75%
Development area means the impervious surface area plus 75% of any area of pervious
hard surface. Tukwila exempts all TUC development and senior housing from this
standard, townhouses have a 75% standard.
CDN Committee Memo 11/20/17
Attachment C
Bellwether Affordable Apartments
1 12 Unit Apartment Building
sr
•
!Wit
'`�, mil'1
NI 11�1
sinum
ILI-7 '1_-:..1__
1 21111111111
Project Description
The proposed Transit Oriented Development project is located within close
proximity walking distance to the Tukwila International Boulevard Transit Center,
providing access to both light rail and bus services. The proposed includes 112
units of affordable apartments for a variety of income levels. The building is
comprised of five levels of type VA construction over one level & basement of
type 1A construction (podium building). Parking is provided at a ratio of 1:l for
residence plus additional guest parking (120 stalls provided) in levels 1 &
basement (P1) as well as on surface. Residential amenity areas are distributed
throughout the project including level one entry lobby / lounge, level 2
community room and courtyards and level 5 sunroom and terrace.
Care has been taken to site the proposed apartment building to provide
adequate setbacks to adjacent low-rise uses. Additional upper level setbacks
have been provided to reduce the overall massing and to provide south facing
open space and view opportunities for residents. An exceptional view of the
transit center will be provided, strengthening the project's connection to Transit
opportunities. A variety of ground level amenity / open space areas are
provided to accommodate active kid's play areas and more passive walking
and gathering areas. A large front yard setback will provide opportunity for
public plaza open space along the improved S. 152nd street frontage.
Bellwether Affordable Apartments
Vicinity Map
Seatllr t acon,a
Into:national
Ai wort
134111 Sna1, ,S:M
Tukwila, Washington
JOHNSON BRAUND INC.
15200 52nd Ave. South
Suite 300
Seattle. WA 98188
Phone 206.766.8300
Project Information
Site Addresses:
3481 S 152nd Street - KC Parcel #0043000108
3601 S 152nd Street - KC Parcel #0043000112
3703-3707 S 152nd Street - KC Parcel #0043000116
Legal Description:
Parcel A:
Lot 7, Block 2, Third addition to Adams Home
Tracts, recorded in volume 15 of plats, page
17, in King County, Washington.
Parcel B:
The west 63 feet Lot 8, Block 2, Third addition
to Adams Home Tracts, recorded in volume
15 of plats, page 17, records of King County,
Washington.
Tukwila, Washington
Sheet Index:
PO Coversheet
P1 Site Photos
P2 Site Survey & Proposed Site Plan
P3 Schematic Floor Plans: PI & 1
P4 Schematic Floor Plans 2 & 3/4
P5 Schematic Floor Plans 5 & 6
P6 Schematic Floor Plans Roof & Detail
P7 Schematic Elevations
P8 Schematic Elevations
P9 Schematic Sections
P10 Schematic 3d Views
PI 1 Street Frontage
P12 Street Frontage Examples
Development Agreement 11-17-2017
PO
O
00
S. 152nd Street - Adjacent West Apartments
S. 152nd Street - Site Frontage
West Edge
Potential Mount Rainier and Tukwila Transit Center - view opportunities to south
S. 152nd Street - Adjacent East Apartments
Aerial Site Photo
Tukwila International Boulevard Transit Center - physical and visual connections
O
Bellwether Affordable Apartments
SW Edge - Adjacent apt. parking
Tukwila, Washington
JOHNSON BRAUND INC.
15200 52nd Ave. South
Suite 300
Seattle, WA 98188
Phone 206.766.8300
South Edge - Adjacent apt. parking
South Easement
South Edge
Site Photos P 1
Development Agreement 11-17-2017
0
— SS
336,
N, V
SS
7
/-"N0 PARKING
ON WALKWAY"
SS
so
152nsa
IC
SS
/
X
Site Statistics
-2 3481 S 152nd Street - KC Parcel #0043000108
3601 S 152nd Street - KC Parcel #0043000112
"NO PARKING 's
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PROP. UNE
Bellwether Affordable Apartments
,/ 17
X
FENCE CORNER
0.7' N & 1.3' E
OF CORNER
3703-07 5 152nd Street - KC Parcel #0043000116
Site area: 56,314 sf (1.29 acres)
Zoning: HDR w/ Development
Agreement to apply URO Urban
Renewal Overlay standards
See sheet PO for Legal Description
Existing Site Survey
Existing buildings
to be demolished,
typical
i'o'bV
,-\
,-,
cp
___ \ _ - l
I- -__1
/ S. 152nd Strefet / )
--rb, gtter_sidewnr-lk steet improvements , -
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Proposed Site Plan
Existing trees to be
removed, typical
Tukwila, Washington
Existing trees to
remain
0 10 20
scale: 1" = 40'-0"
40
JOHNSON BRAUND INC.
15200 52nd Ave. South
Suite 300
Seattle, WA 98188
Phone 206.766.8300
plaza frontage
1
H
L2 courtyard
(gather)
Proposed 112 unit
6 -Story Apartment
(86.8 du/a)
-1330
\
L2 courtyard
(play)
7/0"
Level 1 garage entry
12
13
14
15
16
17
18
1,19
/
/
0
0
0
a
o_
o_
a
/0
Level P \garage entry
• /
/\
526
/
level one 4 level two
setback & setback
landscape buffer
324
active yard (play) 2459 sf---
IN8813'46"W 185.921
/
/ 1
///
1
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level one
Wloack &
ldndscape
buffer
•
0'-0"
I
)/
10'-0"
level one
setback &
landscape buffer
Survey / Schematic Site Plan P2
Development Agreement 11-17-2017
N
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detention
hot
water
services
elec.
c
0 0
C
O 0
Q
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CD 8)
•
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bike
parking
c 21
c 22
c 23
-
Level P1 Floor Plan
18
P
move -in
lobby
Level P 1
garage
entry
0
N
Bellwether Affordable Apartments
Tukwila, Washington
19,214 sf
parking garage
(48) stalls
Level 1 Floor Plan
24,884 sf
Lobby / Amenity Area
945 sf
Parking garage
18,932
(50) stalls
Unit Mix:
(04) 1 -bed units
(02) live/work
Surface Parking
(22) stalls
0 8 16
32
scale: 1/32" =1.-0"
JOHNSON BRAUND SNC.
15200 52nd Ave. South
Suite 300
Seattle, WA 08188
.w.w.iahnsond-aund.min Phone 206.766.8300
elec
vault
L—
j
_plaza_frontage
live / work
- J or
future cafe
918 sf
live / work
726 sf
ePev.
lobby
U
8
C•
c
9 10111
c
14 115
20
c
26
21
c
27
12
16 1 17 18 19
22a 23
J-- 1
C
28
c
29
24
C
30
32 33 434 35 36
c c c c c
25
C
31
0
FF 332.5 Ji
lobby lounge
945 sf h
mail
leasing
FF 334.5
6
50
49
48
47
46
45
44
43
42
41
40
39
38
37
1 -P
trash
00
7
I
1
„„,
-J
1
c&2
3
4
c 5
Level 1
garage
entry
6
7
8
9
10
11
12
13
14
15
16
17
18
19 (move in)
Level P1
garage
entry
20
21
22
Oen
rator
. eria . J_____ ____ _____ __.�
j
A
Schematic Floor Plans P3
Development Agreement 11-17-2017
S. 152nd Street
terrace
398 ,s#I
—nn
■11 ■11 ■11
n n nA
rel .11
stair a a a ■!J -
NE m
111141 ti
mg Ili rLwri.
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courtyard
(gather) 1938 sf
21_171:1),
2
amenity
1058 sf
jr
2
courtyard
(play) 2108 sf
elev.
1
stair
;1.
I
1
101'-0"
11 U tfa W f' I
==�ry
P
Level 2 Floor Plan
N
N
- -
Bellwether Affordable Apartments
19,135 sf
6,269 sf courtyard & terrace
1,316 sf amenity
Unit Mix:
(05) Studio units
(04) JR 1 -bed units
(03) 1 -bed units
(07) 2 -bed units
(03) 3 -bed units
(22) units
Levels 3-4 Floor Plan
19,135 sf
Unit Mix:
(05) Studio units
(04) JR 1 -bed units
(03) 1 -bed units
(07) 2 -bed units
(04) 3 -bed units
(23) units
0 8 16 32
scale: 1 /32" = 1'-0"
stair
I> L -
JOHNSON BRAUND INC.
Tukwila, Washington
15200 52nd Ave. South
Suite 300
Seattle, WA 98188
Phone 206.766.8300
•
girzni
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wU
oar— 4. IrD ,I
elev.
asF
—ciii---IsFriz,r\f, n comb—
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3
if
98'-1"
3
N
M
N
Schematic Floor Plans
Development Agreement 11-17-2017
P4
0)
stair
3
J
elev.
jr
jr
stair
2
storage
amenity
456 sf
terrace
1960 sf
ll
98'-1"
N
CO
1.0
•
- -
Bellwether Affordable Apartments
Level 5 Floor Plan
17,069 sf
677 sf amenity
2,065 sf terrace
Unit Mix:
(05) Studio units
(04) JR 1 -bed units
(02) 1 -bed units
(07) 2 -bed units
(02) 3 -bed units
(20) units
Level 6 Floor Plan
.=1"1
El •11 nil
n n n,A.,
stair a LA— - • Ia •w - la7 ill rvii_ maim. m
elev
1
■
1
16,590 sf
Unit Mix:
(05) Studio units
(04) JR 1 -bed units
(02) 1 -bed units
(06) 2 -bed units
(03) 3 -bed units
(20) units
0 8 16 32
scale: 1 /32" = 1'-0"
Tukwila, Washington
JOHNSON BRAUND INC.
15200 52nd Ave. South
Suite 300
Seattle, WA 98168
Phone 206.766.8300
•
i15 L7"c: 41r
om_,
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. r�:.z:EP g=1 MOM
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stair
98'-1"
Schematic Floor Plans p5
Development Agreement 11-17-2017
L
roof
access
AI -
elevator
overrun
AI_
a"/ft.
a"/ft.
feature roof
element, typ.
parapet, typical
•
elevator
overrun
00
\ roof
access
- -
8 Bellwether Affordable Apartments
Roof Plan
-H
unoccupied roof
0 8 16 32
scale: 1/3T = l'-0"
Tukwila, Washington
stair
JOHNSON BRAUND INC.
15200 52nd Ave. South
Suite 300
Seattle, WA 98166
Phone 206.766.8300
MEI
L
elev.
Ask
ELI
elec. r_
❑il
i
Illlfl
0
�1�\I1�IIlII�5J .IUI11
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Enlarged Plan Detail (partial plan)
scale: 1/16' = 1'-0" 0 4 8 16
11111111111 R
rn
IIINI11IIIV11
ituiu►niuly
0
ll
MAW
sj
o
Unit Details:
(25) Studio 423 sf
(37) One Bedroom / JR 1 bed 525 sf
(34) Two Bedroom 800 sf
(16) Three bedroom 1049 sf
(112) Total Units
Schematic Floor Plans P6
Development Agreement 11-17-2017
N
0
0
c0
MAX. ZONING HEIGHT
'1ff11J_I1111
ROOF,x-61'-25%8"
PLATE HEIGHT dIL
58'-63/8"
LEVEL
50' - 5 1/4"
LEVEL 5
41'-31/2"
LEVEL 4
32' - 1 3/4"
23' - 0'
LEVEL
329' - 0" • GRADE PLANE_ -
NORTH ELEV.
LEVEL 2
13'-0'
LEVEE 1 l�
0" �..,
I rl—Ii — H
-ii1=111=ill—Iil
111-111=i i 1=111=11 ! l i r
3/64" =
ROOF
61' - 2 5/8"
ROOF_.
PLATE HEIGHT S
58'-63/8"
LEVEL 6
50'-51/4"
LEVEL 5
41'-31/2"
Bellwether Affordable Apartments
Tukwila, Washington
11111111= III =111=111=111=111=11 E111=111=111 111=11 1 I I -:11 i-111=111-11 I- 1111=i 1 E-11 I �1! I 11 i --111-111-1 i
1=t1 lI-1 i 1-1 I i—iT1=1 I I-1 f f—i 11=> 11= I I f=111=!tl=! I l i tl 1-1 I I—i i 1-117= 11 I� r -1 I I -f11=1 i 1=i 11=111-1.8.
LEVEL
32' - 1 3/4"
LEVEL 3 %1.
23'-0"
LEVEL 2 A\,
13'-0"
PARKING
2%0"
LEVEL 1
•
JOHNSON BRAUND,.C.
15200 Sha Ave. Scum
Seas 300
Sea0b. WA 96 ,88
Pnpm 206 765 8300
EAST ELEV.
3/64" = 1-0"
Schematic Elevations
Development Agreement 11-17-2017
P7
i
■
■i�■
f
1 1
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■
v=
--
NORTH ELEV.
LEVEL 2
13'-0'
LEVEE 1 l�
0" �..,
I rl—Ii — H
-ii1=111=ill—Iil
111-111=i i 1=111=11 ! l i r
3/64" =
ROOF
61' - 2 5/8"
ROOF_.
PLATE HEIGHT S
58'-63/8"
LEVEL 6
50'-51/4"
LEVEL 5
41'-31/2"
Bellwether Affordable Apartments
Tukwila, Washington
11111111= III =111=111=111=111=11 E111=111=111 111=11 1 I I -:11 i-111=111-11 I- 1111=i 1 E-11 I �1! I 11 i --111-111-1 i
1=t1 lI-1 i 1-1 I i—iT1=1 I I-1 f f—i 11=> 11= I I f=111=!tl=! I l i tl 1-1 I I—i i 1-117= 11 I� r -1 I I -f11=1 i 1=i 11=111-1.8.
LEVEL
32' - 1 3/4"
LEVEL 3 %1.
23'-0"
LEVEL 2 A\,
13'-0"
PARKING
2%0"
LEVEL 1
•
JOHNSON BRAUND,.C.
15200 Sha Ave. Scum
Seas 300
Sea0b. WA 96 ,88
Pnpm 206 765 8300
EAST ELEV.
3/64" = 1-0"
Schematic Elevations
Development Agreement 11-17-2017
P7
N
N
ROOF
61 - 2 5/8"
PLATE HEIGHT
58' - 6 3/8"
LEVEL 6
50' - 5 1/4"
LEVEL 5
41' - 3 1/2"
32' - 1 3/4"
LEVEL
LEVEL 2
13' - 0"
0
0
0
n
1 .. 1. PARKING
2' - 0"
EVEL 1
ll-HLillH111.77.1L_H--vif_ti' -
NORTH COURTYARD LOOKING NORTH
TTI
WEST ELEV.
1/32" = 1'-0"
1/32" = 1-0"
( 4 NORTH COURTYARD LOOKING SOUTH
1/32" = 1-0"
(-) Bellwether Affordable Apartments
Tukwila, Washington
P1
-8' - 0"
•
JOHNSON BRAUND
• zr+0 Ave Soo -
7 •• WA 96186
..r6 766 8360
ROOF
/1' - 2 5/8"
- PLATE HEIGHT
58' - 6 3/8"
SOUTH ELEV.
LEVEL 6
50' - 5 1/4"
LEVEL 5
41' - 3 1/2"
LEVEL 4
32' - 1 3/4"
'
LEVEL 3
23-0'
LEVEL 2 AIL
13' - 0"
L1 PARKING /1:1_
2' - 0"
-8' -
EDT
1/32'' = I-0"
SOUTH COURTYARD LOOKING NORTH
1/32" = 1 '-0"
IF
SOUTH COURTYARD LOOKING SOUTH
1/32" = I-0"
Schematic Elevations p 8
Development Agreement 11-17-2017
N
UNIT
0
UNIT
UNIT
0
UNIT
UNIT
UNIT
UNIT
UNIT
COURTYARD
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
COURTYARD
UNIT
UNIT
ROOF
61'-25/8"
PLATE HEIGHT
X58' - 6 3/8"
LEVEL 6
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
111111
11111
UNIT
UNIT
50' - 5 1/4"
LEVEL 5
41' - 3 1/2"
LEVEL 4
32' - 1 3/4"
LEVEL 3
23' - 0"
LEVEL 2
13'-0"
L1 PARKING
UNIT
0
CORRIDOR
UNIT
CORRIDOR
UNIT
CORRIDOR
UNIT
CORRIDOR
UNIT
CORRIDOR
PARKING L1
I-111— 111111=1
117,717111,1117111-1117,11171I17,111711611-,-4-1-
NORTH -SOUTH
2'-0" „�
LEVEL 111
17111,110" I -
P1
-8' - 0"
1/32" = 1'-0"
ROOF
61'-25/8"
PLATE HEIGHT
1�1=1 1 II III III=i1�l=1-117111777-1117111 � —III=III Ill n
...11 I _ _ _
,,1
I I III -1 I I � �... III ;�I I I. I I
58' - 6 3/8"
LEVEL 6
50' - 5 1/4"
LEVEL 5
41'-31/2"
LEVEL 4
32' - 1 3/4"
LEVEL 3
23'-0"
LEVEL 2
13'-0"
L1 PARKING
2'-0"
LEVti...i
0"
P1
-8' - 0"
— COURTYARD
UNIT
0
UNIT
NUM I
UNIT
UNIT
111
UNIT
UNIT
UNIT
UNIT
0
UNIT
UNIT
1
PARKING L1
PARKING P1
2v-
3v—
ROOF
61'-25/8"
PLATE HEIGHT
58' - 6 3/8"
LEVEL 6
50' - 5 1/4"
LEVEL 5
41'-31/2"
LEVEL 4
32' - 1 3/4"
LEVEL 3
23'-0"
LEVEL 2
13'-0"
L1 PARKING
% EAST -WEST I EAST -WEST alb COURTYARD
1/32" = 1'-0" 1/32" =t-0"
v, Bellwether Affordable Apartments
Tukwila, Washington
4>
JOHNSON BRAUNDI,.
15200 52nd Ave. South
Sudo 300
Sean,. WA 08188
Phone 206.766 8300
2'-0"
LEVEL 1
0"
P1
-8' - 0"
Schematic Sections p 9
Development Agreement 11-17-2017 1
N
0)
' NE Corner - Lobby & Entry
l \ SE Corner - Units. Garage Parkina & Terraces
Bellwether Affordable Apartments
Tukwila, Washington
•
JOHNSON BRAUND h,..
75200 52nd Ave South
SUMO 300
Scante. WA 96188
Phone 206 766 8300
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2 NW Corner - Entry & Street Frontage
SW Corner - Units. Garage Parkins & Terraces
Schematic 3d Views P
O
Development Agreement 11-17-20171
N
00
BOARD
FORMED
CONCRETE
.48 477A
BOARD FORMED CONCRETE -
EXAMPLE RENDERING
BOARD
FORMED
CONCRETE
® FROM EAST
BOARD FORMED CONCRETE -
EXAMPLE SWATCH
Bellwether Affordable Apartments
Tukwila, Washington
•
JOHNSON BRAUND ..
15200 52nd Ave Soo87
Sole 300
Sea0ee WA 98188
Phone 206 766 8300
co ACROSS THE STREET
BOARD
FORMED
CONCRETE
O FROM WEST
- BOARD
FORMED
CONCRETE
Street Frontage D 1 1
Development Agreement 11-17-201 7 1 1 1
W
0
Stone Way Apartments
Stone Way Apartments
Bellwether Affordable Apartments
Tukwila, Washington
Rose Street Apartments
4>
JOHNSON BRAUND,NC.
15200 52nd Ave Soutn
Swte 300
Seattle, WA 98188
Pnooe 266 766.6300
Claremont Place Apartments
Street Frontage ExamplesiD 2
Development Agreement 11-17-2017 1