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Planning 2018-08-23 COMPLETE AGENDA PACKET - TRU BY HILTON / ELEMENT BY WESTIN / SHORT TERM RESIDENTIAL RENTALS
Department o Co unity Develop ent - hack Pace, ecror Allan Ekberg, Mayor CHAIR, NHAN NGUYEN; VICE -CHAIR, DENNIS MARTINEZ; COMMISSIONERS, MIGUEL MAESTAS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, AND HEIDI WATTERS BOARD OF ARCHITECTURAL AND PLANNING COMMISSION REVIEW AGENDA AUGUST 23, 2018 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. II. III. CALL THE MEETING TO ORDER ATTENDANCE ADOPT MINUTES — JULY 26, 2018 BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: V. CASE NUMBER: APPLICANT: REQUEST: VI. VII. LOCATION: L18-0029 (continuation from public hearing held on July 26, 2018) Dale Sweeney Design Review approval for development of a 44,405 sq. ft. Tru by Hilton hotel with 92 guest rooms and related site improvements. Northwest corner of Minkler Boulevard and Andover Park West, APN 2623049075 18-0022 Will Ralph Design Review approval for development of a five -story 177 room Element by Westin hotel and related site improvements. Southeast corner of Andover Park E and Industry Dr., APN 0223400070 PLANNING COMMISSION PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: LOCATION: L18-0045 Zoning Code Amendments City of Tukwila Deliberation on regulations for short term residential rentals (less than 30 days) and updates to associated regulations for boarding houses, bed and breakfast lodging and residential rental unit licensing. Citywide DIRECTOR'S REPORT VIII. ADJOURN Tukwila City Hall • 6200 Southcenteri3oulevard • Tukwila, WA 98.t8'8 • 206.433- 800 • Website: Tukwila WA, ov 2 City of Tukwila Planning Commission BOARD OF ARCHITECTUAL REVIEW(BAR) MINUTES Date: Time: Location: Present: Absent: Staff: Chair Nguyen Adopt Minutes: July 26, 2018 6:30 PM Council Chambers Chair, Nhan Nguyen; Vice Chair, Dennis Martinez; Commissioners, Louise Strander and Mike Hansen Commissioners Sharon Mann, Miguel Maestas, and Heil, Watters Minnie Dhaliwal, Planning Supervisor; Lindsay Brown, Assistant Planner, and Wynetta Bivens, Planning Commission Secretary called the public hearing to order at 6:30 PM. Commissioner Nguyen requested the06/28/18 minutes be amended to change the word `rating' to `vetting' on page three, last sentence of his comments: He also read some additional language he requested be added/to the minutes. Upon review of the 06/28/18 recording the language added tothe minutes reflect his comments from the recording. Commissioner Hansen moved to approve the minutes, as amended. Commissioner Martinez seconded the motion. Motion passed. Chair Nguyen swore in those wishing to provide testimony and opened the public hearing. Staff asked the Commissioners the appearance of fairness questions. There were no disclosures, and no objections to the Commissioners hearing the case. Lindsay Brown, Assistant Planner, Department of Community Development gave the presentation for staff She provided background info of the neighborhood and site; and gave a summary of the Tukwila Urban Center standards and guidelines that applied for the project. She also explained how the proposal meets the guidelines. She went over the applicant's proposed alternative diagrams and renderings for consideration, which were submitted immediately prior to the public hearing. As noted in the July 16, 2018 staff report the applicant did not submit information for the following, lighting; sidewalk grades; stamped concrete pattern, integrated benches, weather protection, waste receptacles; and mechanical equipment screening. Staff recommends approval of the project with 10 conditions as noted in the July 16, 2018 staff report. Dale Sweeney, Architect and applicant addressed questions for the Commission. 3 Page 2 Public Hearing Minutes July 26, 2018 Commissioner Stander inquired on the list of five infoiliiational items noted in the staff report that were not submitted. She asked when they would be ready to submit for review. The applicant responded that it would not be long. Commissioner Strander said she would like that information. There were no additional comments. The public hearing was closed. Deliberation: Commissioner Hansen said it was an exciting project, but he does not think that it's ready to be approved yet. He said the Commission does not have the information they would typically have for a project. He said his recommendation is that they get the information they need to approve the project. He said he would not be willing to approve tonight. Commissioner Martinez said he applauds staff and the architect on their willingness to work and re -work this. He said he likes the idea of integrating a new building material into the soffits, and he'd like to see more exterior details, generally. He said we are almost at the finish line, but a couple of things need to be cleaned up, and they could probably fly right through the next meeting. He said it really is a shame that they couldn't get it all together tonight. Chair Nguyen asked the applicant when they could submit the informational items, so the project could come back to the Planning Commission. He also requested language to add a condition requiring larger street trees to address the issue of masking and the number of mature trees that were taken out for the project. Commissioner Hansen said he didn't know if he could support a condition for larger trees. Commissioner Nguyen revised his request (action item below, bullet one). Char Nguyen re -opened the public hearing. The project will come back to the Planning Commission after the applicant has submitted the informational items for review. Staff asked for direction from the Commission regarding the 10 recommended conditions of approval. Staff walked through the conditions with the Commission. The Commission were in consensus with staff s reommended conditions of approval 1, 3, 4, 6, 7, 9, and 10 (see action item, bullet two regarding conditions 2, 5 and 8). ACTION ITEMS: • Staff will return to the Commission with more information on the size of the street trees shown at maturity and will work with the applicant's landscape architect to select larger street trees if necessary. 4 Page 3 Public Hearing Minutes July 26, 2018 • Staff will work with the applicant to create additional renderings illustrating recommended conditions of approval number 2, 5 and 8 and come back to the Commission with a recommendation. • Applicant shall submit the materials requested in "Informational Items" at the end of the staff report. MOTION: Commissioner Hansen moved to continue the public hearing to August 23, 2018, 6:30 PM. Commissioner Strander seconded the motion. Motion carried. DIRECTOR'S REPORT: • Staff gave an update of projects scheduled for the Planning Commission to review. • Staff said there is a tentative PC tour scheduled for August 16th of their previously approved projects. The Commissioners were eked to confirm their attendance. ADJOURNED: 7:45 PM Submitted by: Wynetta Bivens Planning CommissionSecretary 5 6 Allan Ekberg, Mayor Departmen t of Corrrrraunity Development - Jack Pace, Director E U T T STAFF REPORT BOARD OF ARCHITECTURAL REVIEW FOR TRU BY HILTON; L18-0029 PREPARED AUGUST 14, 2018 Background At the Board of Architectural Review Public Hearing on July 26th 2018, staff gave a presentation and answered questions about the Tru by Hilton hotel proposed for the northwest corner of Andover Park West and Minkler Boulevard in the Tukwila Urban Center. Staff recommended approval of the project with ten conditions of approval and postponing review of several exterior finish details to the building permit stage. The Board decided not to make a decision on the project until the applicant could provide the details required of design review and revise elevations to reflect several conditions of approval, submitting them to the Board for consideration. Staff was directed to work with the applicant on building design changes responding to three specific recommended conditions of approval. The public hearing was kept open to extend the discussion of the proposed project into the August 23rd, 2018 hearing. The Board requested the applicant and staff return after working together to present renderings reflecting staff report conditions of approval 2, 5, and 8, and to submit the exterior finish details in the "Informational Items" section of the staff report. Staff was also asked to return before the Board with information about the size and spread of proposed street trees. The Board agreed with the staff recommendation on staff report conditions of approval 1, 3, 4, 6, 7, 9 and 10 and most of these conditions have been incorporated into the revised exhibits. Conditions 3 and 4 have not been reflected in revised exhibits, and so are recommended remain as conditions pending Board approval. For conditions of approval 2,5, and 8, the condition is shown in blue italics, followed by the applicant's response, staff analysis, and finally, a revised recommendation of approval. For the informational Items section of the staff report and the additional information on street trees, the required information is shown in blue italics, followed by the analysis of revised materials and staff recommendation. Condition of Approval #2: Incorporate an additional building material to visually break up the 95' of uniform horizontal plane on floors 3-5 on the eastern building facade. Building material shall be consistent with the figures incorporated into the staff report as examples and meet the requirements of the Southcenter Design Guidelines. Recommended condition of approval #2 (above) was drafted to address the architectural design standards required of development along Urban Corridors (Andover Park West) as well as the building materials and colors requirements of the Southcenter Design Manual. The applicant has submitted renderings showing the addition of a new building material to break up the uniform horizontal plane of the eastern building facade and meet recommended condition of approval #2, above. The new material is a light taupe -colored flat stone tile finished with a 6" band of limestone; 7 the limestone band is the same limestone material proposed as exterior finishing for much of the ground floor. Figure 1. Image of new proposed flat stone tile with 6' limestone banding The stone is a natural, authentic building material in a warm, rich tone, and it introduces a new color to the hotel's facades. The applicant has rendered western and eastern elevations featuring this new stone material and pattern, shown below in Figures 2 and 3. While the standards of Urban Corridors require a facade articulation increment minimum of 50 ft., the building materials requirements in the Southcenter Design Manual apply to all sides of the building. Building designs should be architecturally consistent or compatible regardless of corridor standards, and so the new stone material is featured on both the western and eastern building facades. In addition to the new building material treatment proposed, the applicant has added additional vertical projections on both the western and eastern facades, which further reduce the appearance of wide, uninterrupted planes and contribute to the pedestrian -scaled environment intended by the Design Manual. Another improvement to the building materials and colors proposed at the July hearing is the incorporation of western red cedar into the soffits of the pedestrian canopy along Andover Park West and the porte cochere. L18-0029 Tru by Hilton Page 12 Addendum to the Board of Architectural Design Review Staff Report 8 Figure 2. Image of the proposed stone tiling on projecting portions of the eastern facade. Figure 3. The proposed new stone material on vertical projections of the western facade. The applicant submitted alternate renderings showing the same building massing as figures 2 and 3 (above), but with the building projections finished in a tan E.I.F.S. material instead of the stone. Staff discussions with the applicant and internally resulted in a strong preference for the natural stone material finishing, and a recommendation to continue the stone treatment all the way up the vertical projections to the rooftop. Recommended condition of approval #1 has been drafted to reflect this suggestion, which the applicant is agreeable to, subject to Board approval. L18-0029 Tru by Hilton Addendum to the Board of Architectural Design Review Staff Report Page 1 3 9 Both the quality and appearance of the new stone material proposed and its placement in locations emphasizing building and articulation and massing demonstrate consistency with the architectural corridor standards of Urban Corridors and the building materials and colors requirements of the Design Guidelines. Staff recommends approval of the applicant's revised elevations depicted in Figures 2 and 3 of the addendum to the staff report, with the minor change of extending the stone treatment all the way up to the roofline trim and projections. Condition of Approval #5: Incorporate one of the recommendations below into a revised building elevation to create a distinct base and top to the hotel: a. Create a distinct roof line that includes details and cornice treatment similar to Figure 9. b. Add a prominent cornice molding with distinct color similar to Figure 10. c. Use different color, material and window pattern to treat the top story different that the remaining floors to create a distinct top similar to Figure 11. Condition of approval #5, above, was drafted to address the Southcenter Design Manual -Building Design requirement that buildings should have a distinct base and top. The original elevations presented at the July hearing (Figure 4, below) showed one section of projecting roofline on the eastern facade and no projections on the western facade, with no molding detail or additional color banding emphasis. The revised elevations depicted in Figures 2 and 3 above and 5 below, show portions of projecting roofline and the overall roofline emphasized in color and finished with a molding trim. The horizontal band of taupe trim emphasizing the roofline is E.F.I.S., bordered by a darker metal trim similar to the material proposed for a small portion of the ground floor building facade treatment. Figure 4. The original proposed western roofline had little emphasis on the building's "top". L18-0029 Tru by Hilton Addendum to the Board of Architectural Design Review Staff Report Page 14 10 r Figure 5. The western fagade roofline features projections, molding, and color banding to emphasize the building's "top". The renderings and materials submitted after the July hearing reflect the Southcenter Design Manual's requirements for distinctive, varying roof forms that visually break up building massing and add visual interest. Staff recommends approval of the applicant's renderings shown in Figures 2, 3, and 5 as fulfilling condition of approval #5, requiring a distinct building base and top. Condition of Approval #8: Create a more substantial window appearance by insetting the windows, adding a projecting window sill, or installing a darker -colored window frame or grate. Condition of approval #8 was drafted to address the Southcenter Design Manual -Building Design requirement of prominent windows designed to enhance openings and add relief. The elevations shown at the July hearing showed two window shapes- a smaller, squarer window for rooms along the main, flat eastern and western facades and taller, larger, and slightly inset windows for the hotel rooms on the projecting portions of the building. There was no window trim proposed, and there was little ornamental emphasis on windows as part of the overall building design. Figure 6 (L): Original elevations showed little emphasis on windows. Figure 7 (R): Revised elevations showing windows on projections inset several inches and smaller guest room windows finished in contrasting -color E.I.F.S. L18-0029 Tru by Hilton Addendum to the Board of Architectural Design Review Staff Report Page 1 5 11 Figure 7 above shows added prominence of windows as a design feature. The smaller guest room windows are finished inacontrasting-color E.|.F.S..and windows onthe projecting pnrbonnofthe facades are inset several inches. The contrasting color of trim around the windows and the insetting of some windows meets the Design Manual criteria and fulfills condition of approval #8. Staff recommends approval of the renderings depicted in Figures 2,3, and 7sm fulfilling nnndition#8 requiring increased window prominence. Informational Items I. At building permit submittal, applicantshall submit astreet lighting plan k}satisfy the requirements for pedestrian and vehicular -scaled lighting. The revised photometricplan, lighting fixtur8 specification sheets, and exterior lighting |OC8UOnS diagram in the attachment packet meet the Southcenter guidelines and requirements. 2. At building submittal, applicantshall submit exterior building and under -canopy lighting specs and details for conformance with corridor -based standards. The revised lighting fixture specification sheets include information on under -canopy lights, and the applicant has prepared a diagram showing the spacing and locations of under -canopy lighting fixtures. 3. At building permit provide 0fthe sidewalk grades along all frontages to hgreviewed for ADA complianceand t0ensure the grades Vfsidewalks stay 8t8consistent grade for pedestrians, even across driveway cuts. Staff recommends including this requirement as an informational item, pending Board approval of Design Review. 4. Submit details for the stamped concrete pattern, integrated benches, weather protection, and waste receptacle proposed for the public plaza ottime ofbuilding permit submittal. The applicant has submitted aplan sheet and renderings depicting the stamped concrete patterns proposed for the pedestrian walkway through the parking lot and the public plaza, and a specification sheet for the public plaza bench. The revised renderings show the weather protection proposed for the plaza; staff recommends Board approval of the public plaza weather protection shown in the nonderinga, with staff review of vvaatn receptacle at building permit submittal included oaaninformational Item. 5. All mechanical equipmentmust b8screened 0rnot visible from adjacent streets. At time of building submittal, show adequate screening or viewpoint diagrams for rooftop mechanical aquI nnen1 Staff recommends including this requirement as an informational item, pending Board approval of Design Review. L18-00Z9TrubyHilton Page 16 Addendum tothe Board ofArchitectural Design Review Staff Report 12 Trees At the July 26th hearing, Commissioner Nguyen asked for more information regarding the street trees proposed; specifically, their height and canopy size. Pacific sunset maple, red sunset maple, forest green oak, and chancellor linden trees are shown along the project's three street frontages; additional information on those tree species is below. • Pacific sunset maples are medium-sized street trees, and are included on the City's Approved Tree List. At maturity, red maples grow to be 45' tall with a canopy spread of 20'. The landscaping plan proposes to plant three pacific sunset maples along Minkler Boulevard, four along Andover Park West, and two on the Corporate Park Drive S. frontage. • Red sunset maples aren't on the City's Street Tree List, but can be considered a large tree. At maturity, red sunset maples grow to be 45' tall with a canopy spread of 35'. Red sunset maples aren't proposed directly on street frontage landscape strips, but adjacent to the driveway entrances and in landscape planters inside the parking lot. • Forest green oak trees are large trees, growing to a height of 50' and a canopy spread of 30'. The applicant proposed four forest green oak trees for Corporate Drive S. and two along Andover Park West. • Chancellor lindens are medium-sized trees, with a height of 35' and a canopy spread of 20'. There are four chancellor linden trees proposed for the Minkler Boulevard frontage. RECOMMENDATION Planning staff recommends approval of the proposed Tru by Hilton project and attachments to this staff report addendum, with the following conditions of approval and informational items: Conditions of Approval: 1. Extend the flat stone tile with limestone banding (shown on the vertical projections on the revised eastern and western elevations) up to the roofline trim and projections. 2. Remove a small section of landscaping north of the entrance vestibule on the western building facade and install bike racks that will accommodate at least 2 bicycles. 3. Revise landscape plans to incorporate evergreen plantings around the proposed generator to increase screening of the mechanical equipment. Informational Items: 1. At building permit submittal, provide cross -sections of the sidewalk grades along all frontages to be reviewed for ADA compliance and to ensure the grades of sidewalks stay at a consistent grade for pedestrians, even across driveway cuts. 2. Include a product specification sheet for the required waste receptacle in the public plaza with the building permit submittal. 3. All mechanical equipment must be screened or not visible from adjacent streets. At time of building submittal, show adequate screening or viewpoint diagrams for rooftop mechanical equipment. L18-0029 Tru by Hilton Page 17 Addendum to the Board of Architectural Design Review Staff Report 13 ATTACHMENTS: A. Revised Elevations: East, West, North and South Elevations B. Plan sheets: Site Plan, Landscaping Plan, Civil Plan, Photometric Plan C. Public plaza: Rendering, photo of brick pattern for plaza floor, bench details sheet D. Cornice specification sheet E. Lighting details sheets: LED vehicular lighting, pedestrian bollards, under -canopy lighting, on - building facade lighting, locations of exterior building lighting, diagram with pattern of under - canopy lighting L18-0029 Tru by Hilton Page 18 Addendum to the Board of Architectural Design Review Staff Report 14 15 16 17 18 20 22 DRIVEWAY VICINITY MAP 2' PARKING OVERHANG DUMPST CN005UKE WI'i Yi KDDr 26'-0" DIGNT-IN/KIGHT-our FNIUSCAPIN 2' PARKING OVERHANG 350PERTY LINE 24'-0" STAMPtD CONN ICED BOLLARDS LANDSCAPING EERPIERATE DRIVE- S, FXIS I I NG GUINN ANDGUTTEK 5' I ANDSCAPING 57 KIP 5' VGA!. K 2' PARKING OVERHANG 45'-Q 33'-0„ LAN 'SCAM 2G' WIDE FIRE LANE LIGFi7 STANDARDS G'WAIK PORi5 COG ER5 WEST ENTRA'CE LANDSCAPING '—'-- LAND GAPINGSTRIP �- EXISTING CDKD AND GUTTER PROPERTY LINE 2' PARKING OVERHANG XTRUDED CURB MINKEER BEVD, SITE PLAN 92 PARKING SPACES I " = 20'-0" LANDSCAPING OPEN SPACE - MIN. 800 5Q PI. 5EE LANDSCAPE PLANS 61-0i ANDSCAPING PROJECT DATA Jn5 ADDRESS: 395 CDRRDRATE DRIVE S TIJK WIL.A, WA 98003 AKCTIITEC7: DALE SWEENEY - ARCHITECT 5715 L431,15 PLACE S.E. F3F1 L_FVUF, WA 88000 PHI 425.260,8969 LMAIL: DALL,NESIGN3D2GMAIL.GLIM ZONING: TUC-P SITE AREA G2,597 SQ. FT. - .44 ACRES PROJECT O55CKIPTION PROPOSED DEVELOPMENT OF A 5-5TORY, WOOD FRAMED, 92 UNIT HOTEL. LANDSCAPE AND SITE IMPROVEMENTS ARE INCLUDED. SEE SEPARATE LANDSCAPE AND CIVIL PERMIT FOR SITE RELATED PARKING, GRADING AND DRAINAGE, AND LANDSCAPE FEATURES. BUILDING AREA 4TFI FLOOR GROSS AREA = TOTAL GROSS FLOOR AREAS PARKING 9.022 SE 9.098 5P 9,098 5F 3.098 SF 9,098 SF 44,414 5P STANDARD- 58 COMPACT 30 ADA - 4 TOTAL- 92 SPACES PROVIDED PROPERTY LINE EXISTING CURS AND GUTTER ANDOVER PARK WEST NTRANCE z Z 0 w w 0 Lo ZD�0,t LT; 0LINE >QOZO ww�00� 000ZOd HILTON - TRU HOTEL PRINT DATE: 7/1/2018 11:05:50 PM SHEET NO. ST-1 23 24 PLANT SCHEDULE LS-01 TREES BOTANICAL NAME I I AGER RUBRUM 'FRANKSRED' RED SUNSET MAPLE AGER TRUNC,ATUM \ A PLAT 'WARREN RED' PACIFIC SUNSET MAPLE e CORNUS KOUSA 'SATOMI' SATOMI DOGWOOD { NYSSA SYL VATIGA 'HA' MAWS RED' HATMAN'5 RED TUPELO OSTRYA VIRGINIANA AMERICAN HOPHORNBEEAM OUERGUS FRAINETTO 'SCHMIDT' FOREST GREEN OAK 'rf SYRINGA 2ETICLLATA 'IVORY SILK IVORY SILK JAPANESE TREE LILAC, TILIA C,ORDATA 'C,HANGOLE' CHANCELLOR LINDEN TSUGA MERTENSIANA MOLNTAIN HEMLOCK SHRUBS BOTANICAL NAME - CARE) AL'REA GOLDEN SEDGE GORNUS STOLONIFERA 'KELSEYI' KELSEY DOGWOOD FESTUCA IDAHOENSIS 'SISKIYOU BLUE SISKI YOU BLUE FESCUE HEMEROGALLIS `c 'HAPPY RETURNS' NAPPY RETURNS DAYLILY ILEA GRENATA 'SKY PENCIL' SKY PENCIL JAPANESE HOLLY ILE, GRENATA 'SOFT TOUGH' SOFT TOUGH JAPANESE HOLLY MAHONIA AOUIFOLWM 'C,OMPACTA' COMPACT OREGON GRAPE MAHONIA REPENS CREEPING MAHONIA * • MISGANTHUS SINENSIS 'MORNING LIGHT' EULALIA GRASS POTENTILLA FRUTIGOSA 'RED AGE' RED AGE POTENTILLA SARGOGOCCA HOOKERIANA HJMLIS CREEPING SWEET BO\ SPIRAEA JAPONICA 'MAGIC, CARPET' MAGIC CARPET SPIREEA GROUND COVERS BOTANICAL NAME � 9+�"a',J ,.m`, ARCTOSTAPHYLOS UVA-L'RSI iMASSACHUSETTS' MASSAGHUSETTS KINNIKINNIGK BIORETENTION MIX PLANTINGS BIORETENTION PLANTING MI`c GOTONEASTER DAMMERI 'LOWFAST' LOWFAST BEARBERRY GOTONEASTER EUONYMUS FORTUVEI V1 WI NTERGREEPER SCJ ALLIANCE CONSULTING SERVICES HILTON TRU HOTEL CORPORATE DRIVE SOUTH MINKLER BLVD TUKWILA, WA LANDSCAPE PLAN JULY 2018 16 SCALE 1" = 16' 2 VJ cc nQn 0 cc \W 0 0 Z 48 fee 25 26 REVISIONS: A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 N., RANGE 4 E., W.M. TRU BY HILTON (PROJECT NO. 17053) CONNECT TO EX. SIDEWALK 24.98 EG 25.48 PORTION OF EX. SIDEWALK TO BE REMOVED EG 24.86 12" STORM GFG FG 25.36 TFG / 25,46 25.36 DUMPSTER LOCATION }5 C.O. INSTALL FLOOR DRAIN W/ P-TRAP. SLOPE FLOOR AREA SO ANY DRAINAGE IN DUMPSTER ENCLOSURE 10' STORM DRAINAGE EASEMENT GOES TO FLOOR DRAIN (SS) PER SHORT PLAT, FILED UNDER RECORDING N0,199711069009 ALL EX. ON SITE CURBS AND ASPHALT PAVING TO BE REMOVED 2' PARKING OVERHANG ) 60' X 60' INGRESS / EGRESS AND PARKING ESMT AS SHOWN ON SHORT PLAT, FILED UNDER RECORDING NO199711069009 SMALL RETAINING CONNECT TO EX. SIDEWALK WALL TO CREATE ,...,ram MAX vP) EG 25.39 24.89 EXTEND NEW 12" D.I. WA TO MAIN IN ANDOVER PARK W. 1 FG 25.8 C.O. PE065TRIAN PATH 24.75 FLOW DIRECTION ARROW (TYP) G 25.14 24.6 6' NEW SIDEWALK- 9' PLANTER - CORPORATE DRIVE SOUTH 24.04 FG -5' PLANTER 24.54 FG 26.0 LP 24.0 1 (TYURj CUT P REMOVE EX.�_ CATCH BASIN 6" PERF. PV EG .... .6".. D:1tP. WA��,, CC 26.0 FIRE HYDRAN IRRIGATION METER WATER METER 4" OR 6" SPRINKLER LINE" FG 25.0 7-CB #1 RIM=23.8 ll FG G 24.3 REMOVE EX. STORM CB #2-FG 23.8 CB �'3 12" STORM 96" DIA. STORMRLTER-.- FG MANHOLE 25.5 FO FG 25.3 25.5 INSTALL DRIVEWAY APRON PER C.O.T. STANDARDS CONNECT TO EX. SS MAIN 6067,4.1AIN ENTRANCE 25.01 72 / EG 24.72 24.51 24.22 MINKLER BLVD CONNECT TO EX. CATCH BASIN, CONNECT TO EX. WATER MAIN EG 24.57 FG 25.5 FG 25.3 FG 25.07 15' PUBLIC UTILITY AND LANDSCAPING ESMT AS SHOWN ON SHORT PLAT, FILED UNDER RECORDING NO, 199711069009 25.2 GENERATOR OPEN SPACE FG 24.8 LOCATION OF FIRE 5G SPRINKLER ROOM IN NORTHWEST CORNER 25.1 OF BUILDING PROPOSED HOTEL (5-STORY) FF-26.O 44,405 SF REMOVE EX.-' ATCH BASIN FG 25.0 Q1'y-4�u e4 ..... 25.2 ... 24.9 F4 /j 43 24.54 / 24.43 EG EG 24.04 23.93 REMOVE EX. SIDEWALK ALONG MINKLER BLVD NEW 12" 0.1. WA EAST ENTRANCE FG 25.9, FG 25.9 FG 23.5 SS CLEANOUT FG 24.33 EG 23.83 HANDICAP RAMPS TO CITY STANDARDS K 9' CLEAR 7.0% RAMP FG 24.7 8' NEW SIDEA --F-7' PLAN FG 25.8 ' 6" PVC SS 23.08 0' CLEAR REMOVE EX. STORM ROOF DOWNSPOUT CONNECTION REMOVE EX. SIDEWALK ALONG ANDOVER PARK W. u) W 0 cr UJ O^ (J Z CONNECT TO EX. SSMH (PARCEL NO. 2623049075) 20 GRAPI1C SCALE SCALE:1•-20' SHEET INDEX P01 - PRELIMINARY CIVIL SITE PLAN GENERAL NOTES PROJECT WILL REQUIRE WA DOE NOTICE OF INTENT (N01) - CONSTRUCTION STORM WATER PERMIT. SEE CONCEPTUAL LANDSCAPE PLAN FOR NEW LANDSCAPING ALONG CORPORATE DRIVE S., ANDOVER PARK W., AND MINKLER BLVD. RELOCATE UNDERGROUND UTILITIES TO RUN UNDER SIDEWALK (POWER/PHONE/GAS) ALONG STREET PLANTERS AS NECESSARY. (CORPORATE DRIVE S., ANDOVER PARK W., AND MINKLER BLVD) STRUCTURAL SOIL PLANTING IS REQUIRED FOR ALL TREES. SEE LANDSCAPE PLAN FOR DETAILS. EXISTING RAII ROAD TIF RFTAININC WAI I Al ONG MINK! FR RI VD TO RF RFMOVFI)_ HANDICAP RAMPS TO CITY STANDARDS (EXISTING HANDICAP RAMP AT THIS LOCATION) CONNECT TO EX. WATER MAIN WATER NOTES A DCVA IS REQUIRED FOR THE FIRE SERVICE AND SHALL BE PLACED OUTSIDE IN A FIRE VAULT OR INSIDE THE BUILDING. A RPPA BACKFLOW SHALL BE PLACED OUTSIDE THE BUILDING INSIDE A HOT BOX/ROCK OR EQUAL FREEZE PROTECTION ENCLOSURE ANCHORED INTO A MIN. 4" THICK CONCRETE PAD IS REQUIRED FOR THE DOMESTIC WATER SERVICE. 0 M2 CC o 00 0[0 N 1 4*, PROJECT NO.: 17053 DRAWN BY: AJL ISSUE DATE: 6-29-2018 SHEET REV. PRELIMINARY CML SITE PLAN 17053CV01.DW0 P01 SHEET 01 OF 01 J 27 28 GENERAL PHOTOMETRIC SCHEDULE AVERAGE FOOTCANDLES 4.30 MAXIMUM FOOTCANDLES 24.4 MINIMUM FOOTCANDLES 0.0 MINIMUM 70 MAXIMUM FC RATIO 0-00 MAXIMUM TO MINIMUM FC RATIO 1861.24 AVERAGE TO MINIMUM FC RATIO 327-42 2.8 70 _"•6 79- 23 3.7 -82 177- 12.3 _7 1.0 0.1 0,1, 0.3 1.0 .4 3.5 32 22 02 0.1 0.7 27 1.7 0.9 0.2 0.1 3.9 9.9 9.3 3.9.' 2'_9 2.9 4.5 5.9 6.0.. 4.0 055 0.1 0.2 0.4 1.7 4.5 6.3 6.4 4.3 '0 5i' 0.1 0.7 2.6 2.9 1.9 iO0,4 0.4 0.2 3 0 42 9.6 9.1 4(1 3.5 3.0 3.1 3.7 3.3 2.3 0.3 01 0.2 0.5 2.1 6.1 11.7 117 51 2. 2,,:_ 2.7 514 5.3 2.8 2.6 2.7 3.0 3.3 2.4 1.8 0.6 0.2 0.4 0.4 1.4 3.2 5.0 4.8 1.2: 1.2 2.2 2.4 2.3 2.9 3.7 .7.9 5.4 3.2 3.4 2.1 2.4 5.6 2.4 2.1 3.4 ' 3.8 11367 29" 1.4 1.3 19 24 31 4<.8 199 941 4.3 4..2.. 3.9 -.,., 5.7 7.S'4T rS2 3.7 3.6 3.3 231 1.5 MaS34.1 2.7 2.7 3.2 3.9 14.5 8.7 5.4 5.9 5.2 : 6.8 5.5 6.6 4.3 3.6 2.3 • 1.2 0.8 t 0. 13.7 5.8 3.8 3.3 3.2 13.3 4.2 8:9, 6.8 4.6 5.3 4.7 5.5 10.2 5.1 3.4 3.0 1.7 '0.8- 0.4 10.'7 5.0 3.5 3.4 2.'7 2.0 2.2 3.6' 3.1 2.5 3.2 2.8 3. 7 4.2 2.8 1.8 1.9 1.2 10, 6 4.9 3.1 2.3 2.5 2.0 1.4 1.1 1.6 1.4 1.4 1.6 1.4 1.4 1,6 14 0.8 1.0 0.8 106540 2.0 1.6 1.6 2.1 2.9 2.5 2.7 5.8 36.51 1.9 1.8 1.2 0.9 , 0.8 0.6 0.6 0577 01 176 = s.0 6.7 2191,1i4.10 10.70 15.6s5.9 3.8 2.4 1.4 0.9 7 0.8 0.9 1.0 0.9 0.9 81 B1 ......81 1.1 2.2 3.6 7.0 13.0 14.2 11.9 18.2- 9.1 4 8 383 1© - �_ 1.S L9 20_ 1.5 ..1.4 37f3 91l94 47. O 81 Bl B7 B1 1.4 3.1 5.4 9.2 16.717.1 12.7 15,1 8.8 4.5 3.3 1.9 1.9 « 2.4 3.4 3.0 2.0 1.6 4.81 34 5.7 C4E 1.5 3.6 6.2 9.4 18.0- 16.8 10.7 10.0 6.4 3.3 2.5 1.7 2.0 3.8 4.6 3.8 2.1 1.6 4,8' HC4 '"1 _ 1.3 2.7 4.6 7.3 14.2 13.5 �I 51 tieS1 0.9 1.9 3.0 4.5 9.4 9.3 B1 CQ1 C4E 0.7 0. O. 7 52.1 Qr:i 0.4 1.2 1.7 0.7 PROPOSE) HOTEL (5-STORY) FF--26.0 44,405 Sr 9.3 123 6.5 3.5 2.9 19 4.4 861 10.57 7.9 3.8 20 4/2,216,4 4{7 04 WIG ;®® C4C4 i 19-1 7.0 4.1 5.0 1T'0 13.5 9.3 4.3 22 1.4 5.3 20 0.6 0,5 0.7 1.1 1.9 3,6 4.4 6.2 14.5 7.1 5.0 4.4 3.4 3.5 5.0 5.6 5.0 3,3 2_6, 2.1 1.6 1 0/ 0.2 0.4 0.8 2.6 3.1 4.3 8.4 5.3 4.7 4.8 4.6 4.2 3.8 4.1 =417 3.9 0,3- 0.5 0.8 1.1 1.6 1.6 ,2i 3,1 2.3 3.3 4.5 4.9 4.3 2.8 2.5 4.1 4.5 4,6 3.3 1.4 01.5 2.3 5.6 7.1 Z9 '.2.4 �Y6 Y'1 11 1.0 h55, 7.1 8.3 6.6 2.9 1.7 4.9 6.7 7,7 5.9 2.3 100 4.0 2.6 1.7 0.8 0.5 0.6 7.1 10.4 0.4 00.2 3.0 ' 0.6 4 C 1.1 C4 40.0 1.4 C4 C4 C40.1 1.5 C4 C40.2 1.6 0.2 1.6 C4 C45.2 1.6 C4 C4 5,1,0.2 1.6 C4 C40.2 1.6 C4 • C4 C470.2 1.6 C4 C402. 1.6 C4 C4 C40.0 1.5 C4 C4 5465 1.3 C4 6i99 644.7 0.9 C4 2.3 0.5 C4 7.47 1-3 - 0-3 0.3 0.1 0.0 0.0 0.0 0.4 - 1'.0, 0.43 2.6 7.7 3.0 1.4 7.4 10.8 13.1 7.7 2.6 0.8 0.3 0.1 0.22758 LUMINAIRE SCHEDULE CALLOUT S6MBOL . LAMP DESCRIPTION MOUNTING MODEL INPUT WATTS VOLTS LOCATION QUANTITY TOTAL LUMENS B1 0 (1) 38W LED 42" LED BOLLARD BOLLARD LSI XBVRF-ID-LED-24-400-NW-UE-BLK-PCI120 38 120V 1P 2W WALKWAYS EGRESS WITH BATTERY BACKUP 12 1338 C4 (1) 18,4W LED FABRICATED METAL HOUSING WITH WHITE PAINTED GENERAL INTERIORFINISH, FORMED WHITE PAINTED METAL REFLECTOR, 4 WHITE CIRCUITBOARDS EACH WITH 36 LEDS, EXTRUDED FROSTED HOLOGRAPHIC PLASTICDROP LENS. LENS FROSTED BOTH SIDES. CEILING PINNACLE ARCHITECTURAL LIGHTING, EV6-WET-40-4 18-4 120V 1P 2W EXTERIOR CANOPY 47 1536 C4E c (1) 18.4W LED FABRICATED METAL HOUSING WITH WHITE PAINTED GENERAL INTERIORFINISH, FORMED WHITE PAINTED METAL REFLECTOR, 4 WHITE CIRCUITBOARDS EACH WITH 36 LEDS, EXTRUDED FROSTED HOLOGRAPHIC PLASTICDROP LENS. LENS FROSTED BOTH SIDES. CEILING PINNACLE ARCHITECTURAL LIGHTING, EV6-WET-404 18.4 120V 1P 2W EXTERIOR CANOPY 3 1536 Si g �D (1) 270W LED LED 20' POLE LIGHT WITH HOUSE SIDE SHIELD TYPE III POLE LSI-XLCM-3-LED-HO-NW-UE-BLK-PC1208-277-603159BLK-18'POLE+2'BASE 270 208V 2P 2W PARKING LOT 15 26669 Abossein Engineering z z 1--1 z 0 E "I Tukwila, WA Revisions 08/02/18 CI 0 A A Job No.: 218042 Dote: 03/30/18 29 30 31 32 BUILDING SIGN BOLLARD LIGIITS PAVERS - OPEN SPACE $ PEDESTRIAN PATHWAY STAMPED CONCRETE VEHICLE AREA - PORTE COCHERE NOTES: 1. VERIFY DRAINAGE REQUIREMENTS WITH HEALTH INSPECTOR 2 DUMPSTER ENCLOSURE EXTERIOR FINISH TO MATCH FINISH OF MAIN HOTEL / TOWER 6" DIAMETER STEEL PIPE BOLLARDS FILLED W/ CONCRETE REINFORCED CMU WALL WITH E F S ON EXTERIOR FACES ONLY IIIIII IIIII !Illlllwl a \TRASH 0 p SLOPE PER FOOT AREA DRAIN HOSE BIB LOCATION REINFORCED MASONRY PIERS \C-ONC SLAB WITH REINFORCING (6" MINIMUM) TURN SLAB EDGE DOWN AREA OF TRASH RECPT. (0 F 0 I ) STEEL GATE POST EACH -`-- 'IDEOIA STEEL PIPE O ^� \ CONCRETE P0. 01 0 tJ _, \ CONCRETE EA. SIDE SLOPE 0 ! I/O" PER FOOT AREAI DRAIN IIIIII ''1111111H. l '1111111111. 1 125/128" 15'-3 249/256" PLAN CONTINUOUS CONCRETE CURB - TYP FLAI' ROOF S1E8L GAIT POS1 EACH SIDE DIAGONAL BRACING EACH SIDE WESTERN RED CEDAR OR EQUAL LOCKABLE HASP ELEVATION FLAI' ROOF DROP ROD, 1" DIAMETER X 2'-O" LONG WITH 90 DEGREE BEND METAL COPING TO MATCH BUILDING WALL COLOR OVER TREATED WOOD IX BLOCKING AT TOP OF 8" BOND BEAM AS REQUIRED ALL INTERIOR CMU SURFACES PAINTED -EXTERIOR FINISH SYS iLM (F I F S ) 10 MA I CH LOWER BUILDING WALL COLOR SECTION 6" DIAMETER STEEL PIPE, CONC FILLED BOLLARDS - PAINTED CONCRETE SLAB W/ REINFORCING -- SLOPE 1/4" PER FOOT TO AREA DRAIN -- REFER TO PLAN TURN SLAB EDGE DOWN 7 DUMPSTER ENCLOSURE z w o g F.. w Uw Z s-, N><HZQ W WCL00_1 000ZUd HILTON - TRU HOTEL J J_ SITE DETAILS PRINT DATE: 1/2018 11:05:50 PM SHEET NO. ST-2 I/4" = I'-0" 33 34 KNIGHT"" BENCH “upoOktilitio PRODUCT DATA FORMS+SURFACES 35 -FM BENCH PRODUCT DATA Knight Benches blend understated refinement, rustproof construction, and high-performance green materials. Backed and backless designs feature all -aluminum frames with beautifully detailed polished edges. Beveled slats in powdercoated extruded aluminum, FSC® 100% Ipe hardwood or FSC® Recycled reclaimed Teak hardwood complete the look. Ideal for public settings of at kinds, Knight Benches coordinate with the rest of the Knight family: a table ensemble, litter receptacle, illuminated and security bollards, and pedestrian lighting. MATERIAL & CONSTRUCTION DETAILS INSTALLATION & MAINTENANCE FRAME SLATS INSTALLATION • Frame is made of solid aluminum. Outer frame edges are polished; inner surfaces have a powdercoat finish. All surfaces are clear -coated. • See the Forms+Surfaces Powdercoat Chart for details, Custom RAL colors are available for an upcharge. • Wall -top configuration available. Please contact us to discuss your project's specific requirements. • Ipe hardwood slats offer superior resistance to moisture, insects, fire, vandalism and decay_ • Reclaimed Teak hardwood slats, hand salvaged from old, neglected buildings, are a durable alternative to Ipe for six -fool benches. Each slat is carefully reworked and may have small plugs, minor checking, or grain imperfections. • All hardwood used for Knight Benches Is FSC® 100% or ESC® Recycled and has a natural oiled finish that enhances the woods rich color. (FSC License Code: FSC-0004453) • Extruded aluminum slats with zinc end caps feature a lightly grooved surface for enhanced appearance and non -slip feel.a Aluminum slats and zinc end caps are powdercoated. See the Forms+Surfaces Powdercoat Chart for details, Custom RAL colors are available for an upcharge. • Knight Benches must he surface mounted Anchors and stainless steel mounting screws are included. • Wall -top mounting is available and customized per project, Necessary hardware is Included. OPTIONAL ARMRESTS MAINTENANCE • Backed benches use angled armrests while backless benches use horizontal handholds. Armrests are solid aluminum with finish and detailing to match the bench frame. • Benches can be specified with up to three armrests at the bench ends and/or at the center of the bench. • Metal surfaces can be cleaned as needed using soft cloth or brush with warm water and a mild detergent. Avoid abrasive cleaners. • Ipe or reclaimed Teak hardwood slats can be maintained by re -oiling as needed with Penofinw hardwood finish or similar products. NOMINAL DIMENSIONS Overall Length Overall Depth Overall Height MODEL OVERALL LENGTH OVERALL DEPTH SEAT DEPTH OVERALL HEIGHT SEAT HEIGHT ARMREST HEIGHT WEIGHT* SBKNI-072N 72" (1829 mm) 19.7" (500 mm) 19.7" (500 min) 18" (457 mm) 18" (457 mm) 19.5" (495 mm) 81.3 Ibs (36.9 kg) SBKNI-072NT 72" (1829 mm) 19.7" (500 mm) 19.7" (500 mm) 18" (457 mm) 18" (457 mm) 19.5" (495 mm) 81.3 Ihs (36.9 kg) SBKNI-072NA 72" (1829 mm) 19.7" (500 mm) 19.7" (500 min) 18" (457 mm) 18" (457 mm) 19.5" (495 rim]) 101.7 Ibs (46.1 kg) SBKNI-096N 96" (2438 min) 19.7" (500 mm) 19.7" (500 mm) 18" (457 mm) 18" (457 mm) 19.5" (495 mm) 102.0 Ibs (46.3 kg) SBKNI-096NA 96" (2438 mm) 19.7" (500 mm) 19.7" (500 mm) 18" (457 mm) 18" (457 mm) 19.5" (495 mm) 135 Ibs (61.2kg) *Add 1.8 Ibs (0.82 kg) for each additional optional end or intermediate armrest. See Page 2 for complete mode) number descriptions. T 800.451.0410 I www.forms-surfaces.com S+SURFACFS © 2017 FormsSurfaces© I All dimensions are nominal Specifications and pricing subject to change without notice. For the most current version of this document, please refer to our website at wwvvforms-surfaces.com, page 1 of 3 I Rev. 07-14-17 36 M BENCH NOMINAL DIMENSIONS, CONTINUED Oaeau Length veall Depth PRODUCT DATA Overall Height MODEL OVERALL LENGTH OVERALL DEPTH SEAT DEPTH OVERALL HEIGHT SEAT HEIGHT ARMREST HEIGHT WEIGHT' SBKNI-072B 72" (1829 mm) 21.9" (556 mm) 15.2" (386 mm) 31.1" (790 mm) 17.9" (455 mm) 20.8" (527 mm) 109.2 Ibs (49.5 kg) SBKNI-072BT 72" (1829 mm) 21.9" (556 mm) 15.2" (386 mm) 31.1" (790 mm) 17.9" (455 mm) 20.8" (527 mm) 109,2 Ihs (49.5 kg) SBKNI-072BA 72" (1829 mrn) 21.9" (556 mut) 15.2" (386 mm) 31.1" (790 min) 17.9" (455 mm) 20.8" (527 mm) 148.3 (67.3 kg) SBKNI-096B 96" (2438 mm) 21.9" (556 mm) 15.2" (386 mm) 31,1" (790 mm) 17.9" (455 mm) 20.8" (527 mm) 144.51bs (65.5 kg) SBKNI-096BA 96" (2438 mm) 21.9" (556 mm) 15.2" (386 mm) 31.1" (790 mm) 17.9" (455 mm) 20.8" (527 mm) 194,8 Ihs (88.4 kg) 'Add 1.8 bs (0.82 kg) for each additional optional end or Intermediate armrest. ENVIRONMENTAL CONSIDERATIONS • Please refer to the Knight Bench Environmental Data Sheet for detailed environmental impact information. • Knight aluminum frames have up to 65% recycled content. • All Knight metal components are fully recyclable. • All Knight wood (s FSC® 100% or FSC° Recycled. • Standard powdercoat finishes are no-VOC; non-standard powdercoat finishes are no- or low-VOC, depending on color. • Low maintenance. • Easy to disassemble. MODEL NUMBERS AND DESCRIPTIONS MODEL DESCRIPTION SBKNI-072B Knight Bench, FSC 100% Ipe hardwood slats, 6 foot, backed, surface mount SBKNI-072N Knight Bench, FSC 100% Ipe hardwood slats, 6 foot, backless, surface mount SBKNI-096B Knight Bench, FSC 100% Ipe hardwood slats, 8 foot, backed, surface mount SBKNI-096N Knight Bench, FSC 100% Ipe hardwood slats, 8 foot, backless, surface mount SBKNI-072BT Knight Bench, FSC Recycled reclaimed Teak hardwood slats, 6 foot, backed, surface mount SBKNI-072NT Knight Bench, FSC Recycled reclaimed Teak hardwood slats, 6 foot, backless, surface mount SBKNI-072BA Knight Bench, extruded aluminum slats, 6 toot, backed, surface mount SBKNI-072NA Knight Bench, extruded aluminum slats, 6 foot, backless, surface mount SBKNI-096BA Knight Bench, extruded aluminum slats, 8 foot, backed, surface mount SBKNI-096NA Knight Bench, extruded aluminum slats, 8 foot, backless, surface mount SBKNI-B-W Knight Bench, FSC 100% Ipe hardwood slats, backed, custom wall -top mount SBKNI-N-W Knight Bench, FSC 100% Ipe hardwood slats, backless, custom wall -top mount SBKNI-BT-W Knight Bench, FSC Recycled reclaimed Teak hardwood slats, backed, custom wall -top mount SBKNI-NT-W Knight Bench, FSC Recycled reclaimed Teak hardwood slats, backless, custom wall -top mount SBKNI-BA-W Knight Bench, extruded aluminum slats, backed, custom wall -top mount SBKNI-NA-W Knight Bench, extruded aluminum slats, backless. custom al op mount T 800.451.0410 I www.torms-surfaces.com S+SU ROFACES`; Sd 2017 Forms+Surfaces® I Ai dimensions are nominal. Specifications and pricing subject to change without coke. For the most current version of this document, please refer to our website at www.forms-surfaces.com. page 2 01 3 I Rey. 07-14-17 37 m BENCH PRODUCT DATA PRODUCT OPTIONS The following options are available for an upcharge Armrest(s) tor backed or backless Knight Bench Custom RAL powdercoat color Premium Texture Colors from Forms-i-Surfaces Potvdercoat Chart LEAD TIME: 6 to 8 weeks for freestanding or surface mounted benches and planters; shorter lead times may be available upon request. Lead times for custom wall -top mounted benches will vary based on the project. Please contact us to discuss your specific timing requirements. PRICING: Please contact us at 800.451.0410 or sales@forms-surfaces.com. At Forms+Surfaces, we design, manufacture and sell our products directly to you. Our sales team is available to assist you with questions about our products, requests for quotes, and orders. Territory Managers are located worldwide to assist with the front-end specification and quoting process, and our in-house Project Sales Coordinators follow your project through from the time you place an order to shipment. TO ORDER SPECIFY: Quantity, model, powdercoat color for frame, number, and location of optional armrests. Quote/Order Forms are available on our website to lead you through the specification process in a simple checkbox format. T 800.451.0410 I www.forms-surfaces.com F S+SURFACES'` © 2017 Forms+Sur`--acesee I Al dimensions are nominal. Specifications and pricing subject to change without notice. For the most current version of this document, please refer to our website at www.formssurfaces.com. page 3 of 3 I Res, 07-14-17 38 HIG L \E C2 PRECISION SERIES WALL PANELS MATERIALS .032 aluminum .040 aluminum .050 akiminum SPECS '15355 Wide 2.4 gauge steel 22 gauge steca 1-3/8” High 15.356" NOMINAL PRODUCT FEATURES I No -clip panel or clip installation 'for expansion/contraction I Multiple rib patterns provide a variety of looks and design options 0 Panel depth of 1-3/8" Cost-effective installation I Horizontal or vertical installation I Panel lengths; 30' maximum for steel; 22maximum for aluminum; longer lengths available on clip panels; 4. min, steel and aluminum Note: Lino drawings may not be to scale. PAC-CLi 1-3/80 AVAILABLE WITH OR WITHOUT CLIP (La, - CLIP NAIL FLANGE MATERIAL 1, 43 stocked colors (24 gauge steel) I 36 stocked colors (.032 a(uminum) 0 15 stocked colors (22 gauge steel) I 22 stocked colors (.040 a(uminum) I 29 stocked colors (.050 a(uminum) Oalvalume Plus available TESTS ASTM E3(30 ASTM 6283 P ASTM E331 ASTM 1592 FLORID BUILDING PRODUCT APPROVALS Please refer to pacyclad,corn or your local factory for specific product approval numbers for Precision Series panels. L18-0029 Tru by Hilton Attachment D 800 PAC CLAD I PAC-CLADX0M 02017 Petersen Aluminum Corporation 39 40 U�����ADU���S—USU�UD��K��DU�K������ ���~~.~~~~_..._ �_._~~~�...�_.�... ^��~..� DOEUGHTMG FACTS Department of Energy has verified representative product test data and results |oaccordance with its Lighting Facts Program. Visit www]|gN1ogfaom.00mfor specific catalog strings. LIGHT OUTPUT - XLCM Type o Lumens Type FT Nominal) Type Tyved5E TmnFTE Watts (Nominal) 2 SS 19900 2280 22900 15500 1580 193 HO 27500 3090 31100 21200 21100 oo � 19300 20000 20600 15000 15000 193 no csron 27800 cnsuo 20100 20400 urn LED Chips are frequently updated therefore values may increase. US & Int'l. patents pending SMARTTECTM - LSI drivers feature integral sensor which reduces drive current, when ambient temperatures exceed rated temperature, providing typical operation for 1OO.00hours (contact factory forTN'21 life estimate for specific :onfigumbun). ENERGY SAVING CONTROL OPTION 'DIM 0'1Ovolt dimming enabled with controls by others. . L[DS'Select high -brightness LEDs in5O00Km4800Kcolor temperature, 70CRi DISTRIBUTION/PERFORMANCE ' Types 3.FT, FT-LFT-R.5.and enhanced 5Eand RE.FT-L and Fr-R allow for D1 80 mounting configurations with factory set optics for applications such axautomotive front row. Exceptional uniformity creates bright environment at lower light levels. Internal Louver (L) option available for improved backlight control without sacrificing street side performance for Rdistribution. Consult factory for internal louver for Fr -Land FT-Rapp|imtionu. HOUSING - One-piece, die -formed aluminum housing contains factory prewired driver. Wiring access door (with safety lanyard) located underneath. OPTICAL UNIT - Clear tempered flat glass lens permanently sealed to weather -tight aluminum ophoframoomztesan|PG5ratedoptioo|unit(inr|udospmoum-stabi|izingbreathor). MOUNTING ' Tapered rear design allows fixtures tobomounted in90"and 12O" configurations without the need for extension arms. Use with 3" reduced drilling pattern. A round pole plate iorequired for mounting turound poles. Wall mount available byordering wuUmounUngbmrket(BKS'XB04NM'^'SLR).PmphMurypo|vquiokmuuntuomuuohou ami|ah|owhhhoriznnta|muuntingnrfixmd15"ang|odmouNUng(POMH-K|T-SLRund POM1 5-KIT-CLR) for mounting to square poles. Top mounted reinforcement bracket for high wind or vibration (up to 36) applications available as installed option or field -mount a0000uory, ELECTRICAL - Two -stage surge protection (including separate surge protection built into electronic driver) meets IEEE C82412'2OO2.Location Category C. Available with universal voltage power supply 12O'277VAC (50GOHzinput).and 347'480VAC. Optional button - type photNooUo(PC|)ummmi|ub|oin 120. 208, 240. 277or347volt (supply voltage must be specified). DRIVER - Available in SS (Super Saver) and HO (High Output) drive currents. Components are fully encased in potting material for moisture resistance. Driver complies with FCC standards. Driver and key electronic components can easily huaccessed. OPERATING TEMPERATURE '4O"Cto+50,C(-4O"Fto+122") FINISH ' Fixtures are finished with LS|'sDumGh»mpolyester powder coat finishing process. The DuraGrip finish withstands extreme weather changes without cracking or peeling. Available in black, bronze and white, Other standard LSI finishes available, Consult factory. WARRANTY 'LS|LED fixtures carry olimited 5-ymurwarranty. PHOTOMETRICS - Please visit our web site at www.Isi-industries.com for detailed photometric data. SHIPPING WEIGHT (in carton) ' One fixture: 2525 |bx. (11�5 kg). Packed two per carton: 43.5|bx.(187kg). LISTING 'ULlisted toU�. and international safety standards, Suitable for wet locations. For ulist of the specific products inthis series that are DLClisted, please Consult the LED Lighting section ofour wmbuboorthe Design Lights wmboite atwwwdnuiyo|ightsurg. This product, mselected versions Nthis product, meet the standards listed below. Please consult factory for your specific requirements. LISTED Fixtures complywith ANSI n36.31-201oAmerican National Standard for Roadway Lighting Equipment 'mminaireVibration /.513 | ������T �` �,�—����� /[��V / Ron � 0� Project Name 1 Fixture Type Catalog # t E-,10/16/17 m,m/ LED AREA LIGHTS - LSI SLICE EDIU (XLCM) LUMINAIRE ORDERING INFORMATION TYPICAL ORDER EXAMPLE: XLCM 5 LED SS CW UE BLK PCI120 Prefix Distribution Light Source Drive Current Color Temperature Input Voltage Finish Options XLCM 3 - Type III 5 - Type V FT - Forward Throw LED SS - Super Saver HO -High Output CW - Cool White (5000K) NW - Neutral White (4000K) UE - Universal Voltage (120-277V) BLK - Black BRZ - Bronze WHT - White DIM - 0-10V Dimming (from external signal) Button Type Photocells PCI120 - 120V FT-L - Forward Optic Rotated tor D180 347-480 PCI208-277V - 208-277V Mount (Left Side) Universal PCI347 - 347V FT-R - Forward Optic Rotated for 0180 Voltage IL - Internal Louver (available Mount (Right Side) (347-480V) with FT distribution only) HV - Vibration Reinforcement Bracket 5E - Type V Enhanced PCR 7P - Photoelectric FTE - Forward Throw Enhanced Control Receptacle' LUMINAIRE EPA CHART - XLCM 'M Single 0.5 N- -0 D180° 1.0 III.. 090° 0.8 E-III-N T90° 1.7 III dr, TN120° 1.7 N-IN 090° 1.9 Note: House Side Shield adds to fixture EPA. Consult Factory. ACCESSORY ORDER NG INFORMATION (Accessories are field installed Description BKS-XBO-WM-*-CLR Wall Mount Bracket XLCM-3/FT-HSS RM External House Side Shield (Black only- rear mounted) XLCM-FT-UFT-R-HSS SM External House Side Shield (Black only- side mounted) X3RPP Round Pole Plate for 3' RTP Poles X4RPP Round Pole Plate for 4" Poles X5RPP Round Pole Plate for 5" Poles FK120 Single Fusing (120V) Order Number Description 382132CLR FK277 S(n_g Fusing1277VL DFK208, 240 Double Fusing (208V, 240V) 603159BLKDFK480 Double Fusingi480V) FK347 Single Fusing (347V) FK3472 603161BLK' PQMH-KIT-CLR Square Pole Quick Mount Horizontal Bracket 582328CLR 408273CLR PQM15-KIT-CLR Sguare Pole Quick Mount Bracket w/fixed 15° Angle 582329CLR 379967CLR BKS-XLCM-HV-CLR Reinforcement Bracket 625744CLR 379968CLR ALSC UNV TL5 - AirLink 5 Pin Twist Lock Controller 661409 Order Number FK2772 DFK208, 2402 DFK4802 FK1202 ALSC UNV TL7 - AirLink 7 Pin Twist Lock Controller 661410 FOOTNOTES: 1 - House Side Shields add to fixture EPA. Consult factory. 2 - Fusing must be located in the hand hole of pole. 3 - Photocell must be ordered separately. 7 pin standard. See Accessories. DIMENSIONS 34-5/16 (871mm) 19-5/16" (490mm) 4-7/8" (123mm) 11-3/16" (284mm) 115° HOUSE SIDE SHIELD (rear mount) (191mm) — LEFT AND RIGHT VERSIONS OF TYPE FT REFLECTORS (TOP VIEW) Use Type FT-L Area to be Lit (left) pole Use Type FT-R (right) Note: Optics are not field -rotatable. For D180 Forward Throw installations specify left (FT-L) and/or right (FT-R) side mounting. Orientation is based on standing at the pole and looking out at the area to be lit. Project Name 1 Fixture Type 1-15/16" (49mm) 4-7/8" (124mm) 7/8" (23mm) 15-19/16" (396mm) ru by fton ttaql nt 0/16/17 02017 LSI INDUSTRIES INC. Catalog # LED AREA LIGHTS - LSI SLICE BUG LISTING rive Current Color Temp.* XLCM - Type 3 Lumens Watts EDUM (XLCM) LER BUG Rating HO CW 27,493 270 102 B4-U0-G3 CIA HSS 15,676 272 58 B3 UO G2 NW 26,669 270 99 B4-U0-G3 SS CW 19,936 181 110 B3-U0-G2 NW 19,298 181 107 B3-U0-G2 XLCM - Type 5E Drive Current Color Temp.* Lumens Watts LER BUG Rating HO CW 21,173 268 79 85-UO-G3 NW 20,117 265 76 B4-UO-G2 SS CW 15,543 182 85 B4-UO-G2 NW 14,995 182 82 B4-UO-G2 Drive Current Color Temp.* XLCM - Type 5 Lumens Watts LER BUG Rating HO CW 31,142 276 113 B4-UO-G3 NW 28,532 268 106 84-UO-G2 SS CW 22,884 192 119 B4-UO-G2 NW 20,575 181 114 84-UO-G2 XLCM - Type FTE Drive Current Color Temp.* Lumens Watts LER BUG Rating HO CW 21,127 268 79 B3-UO-G4 CW-HSS 14,636 272 54 B1-UO-G3 NW 20,387 265 77 B3-UO-G4 NW-HSS 14,033 265 53 B1-UO-G3 SS CW 15,790 182 87 B2-UO-G3 CW-HSS 10,798 182 59 B1-UO-G3 NW 15,073 182 83 B2-UO-G3 NW-HSS 10,296 182 57 B1-UO-G2 XLCM - Type FT Drive Current CalorTemp.* Lumens Watts LER BUG Rating HO CW 30,937 276 112 B4-UO-G4 CW-HSS 22,548 275 82 B3-UO-G4 CW-IL 28,801 284 101 B3-UO-G4 NW 27,814 273 102 B3-UO-G3 NW-HSS 18,311 273 67 B2-UO-G3 NW -IL 25,277 270 93 B3-UO-G3 SS CW 22,815 192 119 B3-U O-G 3 CW-HSS 16,559 192 86 B2-UO-G3 CW-II 20,618 192 107 B3-UO-G3 NW 19,985 181 111 83-UO-G3 NW-HSS 13,192 181 73 B2-UO-G3 NW -IL 18,498 184 100 B3-UO-G3 * Color Temperature: NW-4000K, CW-5000K L- Tru by Afton Project Name 1 Fixture Type ent 10/16/17 ^0� ©2017 Catalog # I LSI IN5t RiIES INC. Air U�� � U U enabled by Synapse' Wireless Lighting Controller Pin & 7 Pin Twist Lock The Pin Twist Lock Controller (TL5) & The Pin Twist Lock Controller (TO) are intelligent wireless lighting controllers with exceptional fault tolerance &amultitude offeatures. Each TL5&TL7provides intelligent 0m0Mxwkohing. dimming, oontm|, highly accurate power metering, status monitoring ofyour lighting fixtures & digital sensor input (TL7on|y). Features ^ Integrated Photocell ^ ANSI C13641 Dimming Receptacle Support ^ Utility grade power monitoring " Remote control and scheduling , Flexible Dimming Controls " Secure, mmr-tho'airupgrades 10support future enhancements ^ Seamless integration into the @rLinkSite Manager system ^ Digital sensor input for motion sensing (TL7only) Power and Performance , Operating environmental: 4O° 1o1580FF4O^Cto70^C ;20% toSO% RHnun'oundenoinO;|P8G Contact LS1 Controls Line Dim QB es) Pin 4mserved -__~~ Dimming for future use (not used for Sales oomm|o.xalm@|oi-induot,iex.c*m , Input power: 100-277VAC +/-10%(Max 305V50/60Hz , Switched output: Default ON " Load rating: 5AkD10UVto277V(+/-10%) " Dimming control: O-1OVwith short circuit protection " Dimming output: maximum current 1OmA " Sensor input: One digital input that can boused for motion -based lighting controls (TL7only) " Power monitoring: Utility grade 2%aooumc , Power readings: Voltage, Watts Other , Dimensions: 4.53^VVx2.88^H(115mmVVx08mmH) • Radio: SNAP 2.4GHzO02]5.4;+2OdBmTransmit Power; '104dBm Receive Sensitivity • Warranty: 5 years Pin o'Digital oenso,mpm (not used for Load Support oommmsupF*rt@Iri-iodumrirn.00m Met ming More information For more information vnAirLink, visit our on 8) | 1����� �/�—�V�J U|�Qy0|UU|| ' ' ~ ����/"�����` � |� m����— AA rxmm mn00Alliance Rd. Cincinnati, o*v52o . -pxnoo-3nm- (OLSI Industries Inc. All Rights Reserved. 10m3n7 4&. th. Sollac MotMe: Project: Type: Quantity: Utilizing solar power and LED lighting the PLB bollards are fully self contained and offer significant benefits over typical wired bollards: ▪ Low installed costs and minimal site impacts with no trenching, cabling or wiring ▪ Minimal ongoing costs with no electricity bills or bulbs to change • Immune from power outages ▪ A sustainable choice without recurring carbon emissions twrivArmitm rn'*4..iin,VIva*sststogsvolvt**, 004,044VVitnit" i•• 44•10.4,*,:w.t4,• ICATI C High impact, UV resistant encapsulation High -efficiency mono -crystalline cells Integrated into bollard housing Used for day/night detection (no photocell required) Eclat Lighting • High efficiency Maximum Power Point Tracking Cantrukter (MPPT) charge controller Batteryi • Micro -controller based technology Includes high -efficiency LED driver Integrated into bollard housing Designed to automatically manage lighting performance based on environmental conditions and lighting requirements Patent pending High performance Lithium (LiFePO4) Exceptional 8 — 10 year life cycLe High temperature tolerance Contained within bollard post Designed for easy battery changes when required LEDs arid Optics; Mechanical Construction: Factory Set Lighting Prof itesi ili0.411141k•Or • • • patissiiiiki t • • High output Cree LEDs • 100,000 hour L70 lifetime • Warm (3000K) and neutral (4500K) white color temperatures available • Type III and Type V high efficiency, cut-off optics • Typical lumen output of 160 lumens • Cast, low copper aluminum housing • Extruded, low copper aluminum post • Stainless fasteners with security fastener option ▪ High strength mounting base • Architectural grade, super durable, TGIC powder coat • Four standard colors with custom colors available • On at dusk, off at dawn • On at dusk, turn off after 6 hours • On at dusk, dim to 30% after 6 hours till dawn • On at dusk, off after 5 hours, on 1 hour before dawn • On at dusk, dim to 30% after 5 hours, on 1 hour before dawn L18-0029 Tru by Hilton • rtttqAltnrrty,R#R,,W tv, AR 4z.,A4vvv*SAAts, N"""NlAt A 444. '544, 6,6 P H CDT Nil ET RI S ( I ES files available on request) h' you havo any questhms„ don't: to catl us toll troo at 1- 844 -27'9-0,7E, PLB 101 - 14" BK - Black 102 - 36" BZ - Bronze SV - Silver WH - White AA.AAAA ,AAAAAWAAAMNA CC - Custom —4,44 10' 4' 6' I /A, 10' 8' 6' 4' 2' 0' 2' 4' 6' 8' 10' PLB102 - Type 3 PC NEPEn L. E D 6' 4' 2' 0 2' 4' 6' 8' El 0 L. ,A R 86 4' 2' 0' 2' 4' 6' 8' PLB102 - Type 5 ?",71,71"is:4:tewly44444414444re‘,4401,77"771 sAMANtittA4,4004,01;40.4),','•\\ A 'Yr‘ 5i4a)34a44 n, vow, v,6 , '9AN1314174,A51 " " "110vitAt4AVA‘N‘a*thia5,A,4444040,ta'q,tk rnivt,tttttttrtttw.tenikkAto4,ik-***4 ,Ravro natmkauvuto,,,,,,, vAny.Akvt\tz\mm ASM - Type 3 WW - 3000K 00 - Dusk till dawn SYM - Type 5 NW - 4500K 01 - Dark +6 hours then off 02 - Dark +6 hours then 30% 03 - Dark +5 hours, off, Dawn -1 hour 04 - Dark +5 hours, 30%, Dawn -1 hour (DEFAULT) AAAAAAAAAA AAA WOB - Ship Without Battery SEC - Security Fasteners PA - Pre -Ship Anchor Bolts `AANCAtAAA4 AMAAAAAAAAAAAAAA AttlAWAAAAAWAWAARAAYAAAAAMAANAAAAAAAKAAAWAAAA'A AAWAYAMAAMAAWASAAAAAAAKAAMIWAAAAAAA Notes'. Spe(Ait-ication, -.object to change 44tHout notice. All Light levels in foot c_4•1ricilcs (fc.) vvitti 4t,0014 co[or lsrrlpc rato,e and 560 lumen output lo convert to Lux multiply light Lovoi Hy 10. , L18-0C201elf by 5M ;Iv • • i(4 ht n g tacts ag,"ttt-wtowskawmatomogglinm, t6.66 6t16 646416666V6666,6. 661 st,c14,\ **IA* 17=11rinnilts\CVA;;;MIkttrtrtt44" a '`a, 6014 616 A 4*55A*PgRr;46*60'k 414* 6*5e 1ww6*"661101.44e5NA,46664 AY A CtL 166 41109,40,wiikk SA 41 6 P I NNACLE ARCHITECTURAL LIGHTING® Project Name Date 4-13/16" (122mm) 3-11 /16"(94mm) 6 3/4"(171mm) 7 5/16" (8mm) EDGE 66 6" Recessed Linear WET n n n Key Features Approved for wet location unless otherwise noted. IP65 and IK10 rated Fixture is built using corrosion resistant materials ' 6063-T5 Extruded aluminum housing * Highly reflective die -formed white painted reflector All-inclusive module houses all LED system components in one compact unit o Unit easily releases from the housing for room -side maintenance * Wiring access available through bottom of housing 5-year limited warranty covers LED, driver and fixture o UL and cUL listed * Buy American Act compliant EV6 - WET - SHIELDING CRI, CCT & LENGTH POSITION MOUNTING VOLTAGE OUTPUT 6D US Example Part #: EV6-WET-830H0-8'- IND -FLF-U-OL 1-1-0-W DRIVER CIRCUITING BATTERY& FINISH EMERGENCY FIXTURE OPTIONS WET SHIELDING WET - Satine Wet Lens Shielding pg. 2 CRI, CCT & OUTPUT _27 _-2700K _30__-3000K _35__-3500K _40__-4000K CL -Custom Lumens CW - Custom Watts Lumen Output pg. 2 Example: 830H0 is 8 = 80 CRI; 30 = 3000K; HO = High Output; Blank = Standard Output LENGTH' __- Individual Fixture Length pg. 2 POSITION' IND - Individual BOR - Beginning of Row MOR - Middle of Row FOR - End of Row Mounting pg. 3 FL MOUNTING FL(F) - 1/2" Flange Mounting pg. 3 VOLTAGE U - Universal (120 thru 277V) 1 - 120V 2 - 277V 3 - 347V Voltage pg. 3 DRIVER OL1 - Osram (10%, 0-10v, standard) OL2 - Osram (1 %, 0-10v) OL3 - Osram 347v (10%, 0-10v) EE1 - eldoLED ECOdrive (1%, 0-10v) EE3 - eldoLED ECOdrive (1%, DALI) PL2 - Philips Xitanium (1%, 0-10v) PS1 - Philips Xitanium (50%/100%) LH1- Lutron Hi-lume (1%, EcoSystem) LH3 - Lutron Hi-lume (1%, 3-wire) L51 - Lutron 5-Series (5%, EcoSystem) ND - Non -Dimming Driver pg. 3 CIRCUITING 1 - Single Circuit M - Multi Circuit E - Emergency (entire fixture) N - Night Light (entire fixture) Circuiting pg. 4 BATTERY & EMERGENCY' 0 - None _P - Philips Bodine 10W - Iota 10W _IC - Iota 10W (CEC Listed) _E - Emergency Circuit Section _N - Night Light Circuit Section _L - Life Safety Circuit Section _G - Philips Bodine GTD Battery and Emergency pg. 4 FINISH W - White S - Metallic Silver BL- Textured Black BR - Bronze GR - Graphite CC - Custom Color Finish pg. 4 FIXTURE OPTIONS GLR - Internal Fast Blow Fuse EPF - End Power Feed Fixture Options pg. 5 CONTROLS Pinnacle is able to accommodate different control solutions from different manufacturers. Consult Factory for more information. ' Individual fixtures come in nominal 2', 3', 4', 5', 6', 7', & 8' lengths, see pg. 2 for actual lengths. 'Specify position of fixture. Use IND for an ir1"dividGarti xr€, use'BCJ dr EORII I euTfdi"ng connected rows. 'Enter quantity for Battery and Emergency, Example 2P. Specifications and dimensions subject to change without notice. Specification sheets that appear on pinnacle-ltg.com are the most recent version and superse e a er previous y pnn e or electronic versions. 7 i Designed and Fabricated in Denver, CO • USA 1 pinnacle-Itg.com ( 0: 303-322-5570 EV6_WET_LED_SPEC_FEBRUARY2018 A brand T L1 1 Can.. P I N N A CL E ARCHITECTURAL LIGHTING''' Shielding WET Satine Wet Lens EDGE V6Recessed Linear WET CRI, CCT & Output O Specify either 80 or 90 CRI • Longer lead-time may apply for 90 CRI. Consult factory 80 CRI = R9...19 and 90 CRI = Listr, ut ut- 'AmensQWatta,0 CL Specify CRI, CCT and desired lumens (i.e. CL835500) CW_ 8- 830 830H0 835 835H0 840 840H0 Specify CRI, CCT and desired wattage (i.e. CW9407) Color 3000K 3000K 3500K 3500K 4000K 4000K 927 2700K 927H0 2700K 930 3000K 930H0 3000K 935 3500K 935H0 3500K 940 4000K 940H0 4000K Output Watts per foot Standard 4.6 High Standard High Standard High 8.6 4.6 8.6 4.6 8.6 Standard 4.6 High Standard High Standard High Standard High 8.6 4.6 8.6 4.6 8.6 4.6 8.6 Shielding WET Satine Wet Lumens/ft 366 678 377 698 384 711 289 536 338 625 339 628 343 635 LPW 79.6 78.6 82.0 80.9 83.5 82.4 62.8 62.1 73.5 72.5 73.7 72.8 74.6 73.6 Specify lumens between standard offering listed below. Lumens are specified per color temp Specify watts between standard offering listed below Length 2 Individual Fixture 27*// firM1)7". 3 Individual Fixture 4 Individual Fixture 0-3/41" (128 rilt("8"'" 5 Individual Fixture 62- *lsnrn) (.. 6 Individual Fixture 74-510' (189541m)' 7 Individual Fixture -112 (219 mm) 8 Individual Fixture /87 (249 mm)-17- 18-0029 Tru by Hilton Specifications and dimensions subject to change without notice. Specification sheets that appear on pinnacle-Itg.com are the most recent version and supersAtt ehttriselfittdEelectronic versions. Designed and Fa i ted in Denver, CO • USA I pinnacle-Itg.com I 0: 303-322-5570 F: 303-322-5568 EV6_WET_LED_S _FEBRUARY2018 pg. 2 PI A C L E ARCHITECTURAL LIGHTING"' VVRecessed Linear WET Position z When making rows with EDGE Wet, the rows must be ordered as individual units with a position specified * Positions can either be "BOR" - Beginning of Row, "MOR" - Middle of Row, or "EOR" - End of Row The connection between fixtures is less than 1/8" • For single, non -connected units, specify as "IND" for individual IND Individual Fixture BOR Beginning of Row MOR Middle of Row FOR End of Row Mounting * Available with standard 1/2" flange (FL) • Utilize Surface Mount for in -wall application. Building surface waterproofing by others • End trims and power cord attached at factory * Approved for wet location unless otherwise noted • Refer to installation instructions during installation at the jobsite FL(F) Flanged V//////////// FL - Flanged Voltage • Some EDGE Wet configurations will not accommodate all volt- age options; consult with factory u Universal 120 volt 2 277 volt 347 volt Driver • Standard Driver Option = OL1 • Driver Lifetime: 50,000 hours at 25°C ambient operating conditions • For more driver options see Pinnacle Resource Guide • Some EDGE Wet configurations will not accommodate all driver options; consult with factory 01.1 Osram Optotronic 10%, 0-10v OL2 Osram Optotronic 1 %, 0-10v, nominal 1% dimming range OL3. Osram Optotronic 347v 10%, 0-10v, requires 347v option EE1 eldoLED ECOdrive 1 %, 0-10v Logarithmic EE3 eldoLED ECOdrive 1 %, DALI Logarithmic PL2 Philips Advance Xitanium 1%, 0-10v P51___ LI-11 Philips Advance Xitanium Step Dimming 50%/100% Lutron Hi-lume Soft -on, Fade -to -black 1 %, EcoSystem, LDE1 LH3 utron Hi-lume 1%, 3-wire, Lutron-L3DA3W L51 Lutron 5-Series 5%, EcoSystem, LDE5 ND Non -Dimming Tru y on Specifications and dimensions subject to change without notice. Specification sheets that appear on pinnacle-Itg.com are the most recent version and supers Designed and Fabricated in Denver, CO • USA I pinnacle-Itg.com I 0: 303-322-5570 F: 303-322-5568 EV6_WET_LED_SPEC_FEBRUARY2018 tt 49 Iectronic versions. pg. 3 PINN A C L E ARCHITECTURAL LIGHTING'"' How to specify Circuiting, Battery and Emergency EDGE * Select fixture circuiting from options below • Some EDGE Wet configurations will not accommodate all circuiting options, consult with factory Circuiting 1 Single Circuit M Multi Circuit E N Emergency Circuit only Night Light Circuit only V6Recessed Linear WET • Battery and emergency section options are available in addition to fixture circuit • Select battery and emergency section options below; factory shop drawing required • Some EDGE Wet configurations will not accommodate all circuiting options, consult with factory Battery and/or Emergency 0 No battery or specific emergency section required Battery • Select battery section type if required, indicate total QTY. Example 2P • 90 minute battery runtime; test button is integral to fixture • No battery option available for 2' lengths • Entire direct fixture housing is on battery for lengths up to 5' • Half of direct fixture is on battery for 6', 7' or 8' housing lengths • For more battery options available, see Pinnacle Resource Guide 0 No battery _P Philips Bodine 10w Integral _I Iota 10w Integral _IC Iota 10w Integral cECListed Emergency • Select emergency section type if required, indicate total QTY. Example 7E • Combine battery and emergency section ordering codes if both options are selected _E Emergency circuit section _N _L _G Night Light circuit section Life Safety circuit section NO THROUGH WIRE Philips Bodine GTD, Generator Transfer Device section n n n Finish • Standard powder -coat textured white, metallic silver, textured black, graphite or bronze painted finish; consult factory for chip of standard paint finishes a Selecting a fixture finish other than white may impact lumen output; consult factory for more information W s BL GR BR CC White Metallic Silver Textured Black Graphite Bronze Custom Color L18-0029 Tru by Hilton Specifications and dimensions subject to change without notice. Specification sheets that appear on pinnacle-ltg.com are the most recent version and superstt�T�aa^entd ter electronic versions. Designed and Fa i ted in Denver, CO • USA I pinnacle-Itg.com I 0: 303-322-5570 F: 303-322-5568 r EV6_WET_LED_S FEBRUARY2018 pg. 4 PI A C L E ARCHITECTURAL LIGHTING"' VVRecessed Linear WET Fixture Options • Additional options to enhance the fixture and finish of the product ® Consult factory for MR16 configurations GLR Internal Fast Blow Fuse EPF End Power Feed Controls Pinnacle is able to accommodate different control solutions from different manufacturers. Consult Factory for more information. Photometrics Satine Wet Lens Test 4 ITL86503 Catalog 8 EV6-WET-N-840-4 Lumens 1536 Im Watts 18.4 W Efficacy 83 LPW Candela Distribution Vert Horizontal Angle Angle 0 22.5 45 67.5 90 0 643 643 643 643 643 5 638 638 638 637 637 10 626 625 624 623 622 15 605 601 600 598 594 20 578 571 570 565 560 25 541 532 531 523 518 30 499 490 487 477 472 35 452 444 439 428 422 40 404 396 388 377 371 45 353 346 338 326 321 50 302 298 289 278 273 55 253 250 243 232 227 60 206 204 198 190 185 65 162 160 156 150 147 70 120 120 118 114 112 75 82 83 84 82 81 80 49 51 53 54 54 85 22 25 29 31 32 90 1 5 10 14 15 Luminance Data (cd/sq.m) Angle In Average Average Average Degrees 0-Deg 45-Deg 90-Deg 45 5 65 85 1302 1183 1201 For all available IES files, please visit our website at pinnacle-Itg.com. Photometry testing in accordance to IESNA-LM-79-08 at an NVLAP accredited testing laboratory. Testing conducted at 25°C ambient conditions Applications & Certificates Construction 6063-T5 extruded aluminum housing with welded ends. Internal lens gaskets seal housing to prevent moisture and debris from entering the fixture. Pressure equalizing vent allows fixture to "breathe" preventing condensation. Shielding Solid acrylic diffuse snap -in lens with matte finish with an EPDM gasketed for complete wet seal. Mounting Fixtures can be installed individually or connected for a continuous run appearance. IND fixtures are individual fixtures and have no joining holes. IND fixtures cannot be joined. BOR fixtures are used for beginning of row and have joining holes on non -power end of fixture. MOR fixtures are used for middle of row and have joining holes on both ends of fixture. FOR fixtures are used for the end of a row and have no joining holes on power end of fixture. Consult factory for detailed installation instruc- tions. LED 25°C test environment. Lumen output/wattage has a margin of +/- 5%. All lumi- naire configurations tested in accordance with IES LM-79. Diodes tested in accordance with IES LM-80. Minimum lifetime greater than 60,000 hours. Lifetime Projection L70 = 134,700 hours and L90 = 40,100 hours. MacAdam 3-Step Ellipses. Not all products are Lighting Facts listed. For all available IES files, please visit our website at pinnacle-Itg. com. CRI, CCT & Lumen Output Two lumen packages available. Standard and High (HO). Custom outputs are available. Specify custom lumens or watts between standard offer- ing listed on CRI, CCT & Output page. 80 CRI is available for 3000K, 3500K, and 4000K. 90 CRI is available for 2700K, 3000K, 3500K, and 4000K. 80 CRI = R9>_19 and 90 CRI = R9>_61. Voltage Universal (U), 120 volt (1), 277 volt (2) and 347 volt (3) options available. Must specify OL3 in Driver section when 347 volt (3) is selected. Some EDGE Wet configura- tions will not accommodate all voltage options; consult with factory. Driver Standard Driver Option is Osram 0-10V, 10% = OL1. Electronic driver, Pow- er factor is >0.9 with a THD <20%. Driver Lifetime: 50,000 hours at 25°C ambient operating conditions. Ambient operating range:-20°F/-30°C to 107°F/42°C. For more driver options, see Pinnacle Resource Guide. Some EDGE Wet configurations will not accommodate all driver options. Circuiting Select from single circuit (1), Multi circuit - For multiple circuiting and zone control, requires factory shop drawing (M), Emergency circuit (E) or Night Light circuit (N). For emergency circuiting situations that require no through wire or circuit sepa- ration, Life Safety Circuit should be selected. This will provide a separate power feed and only the Life Safety Circuit in that section. Some EDGE Wet configurations will not accommodate all circuiting options; consult with factory. Battery & Emergency Select battery or emergency options if required. If battery or emergency option is not required, enter 0. Battery duration is 90 minutes as standard. Test button is integral to fixture. For more Battery options, see Pinnacle Resource Guide. Finish Standard powder -coat textured white, metallic silver, textured black, graphite or bronze painted finish; consult factory for chip of standard paint finishes or for additional custom color and finish options. Controls Consult Factory Labels UL and cUL Listed, approved for wet location unless otherwise noted. IP65 and IK10 rated. Buy American Act Compliant Warranty EDGE Wet LED offered with a 5-year limited warranty. Covers LED, driver and fixture. L1 rU Y Iton Specifications and dimensions subject to change without notice. Specification sheets that appear on pinnacle-ltg.com are the most recent version and supers Designed and Fabricated in Denver, CO • USA I pinnacle-Itg.com I 0: 303-322-5570 F: 303-322-5568 EV6_WET_LED_SPEC_FEBRUARY2018 tt t 51 Iectronic versions. pg. 5 TARGE I I DART Maxi Adjustable Professional Projector Flood Light Concept: Professional adjustable LED projector. Housing: Die-cast aluminum body and joints for maximum heat dissapation. Materials: Die-cast aluminum housing powder coated in Ferrite Grey Color. Optics: High efficiency LED Chip on Board. Different optical systems depending on beam angles. NSP version: an indirect optic with a LED module directed towards the highly reflective anodised aluminium parabolic reflector, a transparent PMMA refractive screen and heat -pipe dissipation. SP and FL versions: a hybrid optic composed of an anodised mirrored aluminium reflector, optical glass lenses, a black anodised aluminium lens holder and a holographic filter. MWFL and WFL versions: with precision optics with convex facets in highly reflective anodised aluminium and a holographic filter. ASYMMETRICAL version: a highly reflective preanodised brushed aluminium optic. Mounting: Adjustable up to ±45° on the horizontal pane and +907-45° on the vertical plane with aim locking set screw. Can be installed directly to mounting surface. Installation: Pre -cabled with 10' SJOOW 18-3 cable (second 18-2 direct burial cable for 0-10V and DALI dimmable version). Finish: Ferrite Grey Driver: Non -Dimmable, 0-10V Dimmable or DALI Dimmable Wattage: 56W/88W (SP, FL, MWFL, WFL or ASYM), 29W (NSP) Color Temperature: 3000°K / 4000°K CRI: 84 Voltage: Universal Voltage 120-277V AC 50/60Hz IK Rating:IK10 IP Rating: IP66 rated Certifications: cULus Wet Location Listed E488257 Tested in accordance with LM-79-08 Warranty: 5 year limited warranty PRODIJCTCOD E DRIVER OPTICS DAL — Dart Maxi ND — Non—dimmab electronic NS — Narrow Spot 6° NSP Optic Shown IP66 C US Lumens: 3000K 4000K Narrow Spot 6° 29W = 2134Lm 2190Lm Spot 17° 56W = 3580Lrn 3673Lm 80W = 4609Lm 4812Lm Flood 27° 56W = 4021Lm 4126Lm 80W = 5177Lm 5404Lm MWFL 38° 56W = 5150Lm 5284Lm 80W = 6631Lm 6922Lm WFL 52° 56W = 5137Lm 5270Lm 80W = 6614Lm 6904Lm Asymmetric 85°x76° 56W = 5741Lm 5890Lm 80W = 7391Lm 7715Lm WATTAGE FINISH 1 COLOR TEMP L2 — 29W FE — Ferrite Grey 30 — 3000K Views 10 — 0-10V Dimming SP — Spot 17° DA' — DALI Dimming FL — Flood 27° ' 56W and 88W MW •--- Medium Wide Flood 38° optics only WF --- Wide Flood 52° AS — Asymmetric 85°x76° 8.43" 8_00" 9.21' 5 79" L3 — 56W L4— 88W 11.50" Adjustable Bracket Mount 40 — 4000K L 18-0029 Tru by Hilton Attachment E Targetti USA 2rgetti Group Company - 750-A W. 17141 St. Costa Mesa, CA 92627 - Phone (714) 513-1991 - Email: targettiusa@targetti.com - www.Targetti-us - 05.22.18 - Page 1 of 6 IARG= I DART MAXI Optical Accessories: Maximum of two optical accessories per fixture Holder ring. CNC machined anodised and 1E3093 powder coated aluminium. Dimension 7.7in x 7.7in. Required for use of all filters. 1E3088 1E3089 1E3090 1E3091 1E3092 1E3094 1E3095 1E3096 Chromatic filter Red. Glass with dichroic treatment. Not suitable for Asymmetric optic. To be completed with dedicated holder ring. Diameter 6.62in, Chromatic filter Green. Glass with dichroic treatment. Not suitable for Asymmetric optic. To be completed with dedicated holder ring. Diameter 6.62in. Chromatic filter Blue. Glass with dichroic treatment. Not suitable for Asymmetric optic. To he completed with dedicated holder ring. Diameter 6.62in. Chromatic filter Yellow. Glass with dichroic treatment. Not suitable for Asymmetric optic. To be completed with dedicated holder ring. Diameter 6.62in. Chromatic filter Magenta. Glass with dichroic treatment. Not suitable for Asymmetric optic. To be completed with dedicated holder ring. Diameter 6.62in. Blade light filter. PMMA holographic filter for a blade of light effect. Not suitable for Asymmetric. To be completed with dedicated holder ring. Diameter 6.62in. Asymmetric screen. Powder coated stainless steel. Not suitable with 1E3096. Anti -glare grid. The central elements may be removed to obtain two different levels of glare control. Powder coated stainless steel. Not suitable with 1E3095. INSTALLATION ACCESSORIES: Maximum of one installation accessory per fixture 1E3026 Plate for fitting rotation. Powder coated stainless steel. 1E3028 Earthspike. Powder coated stainless steel. Laser pointing system. To be installed by 1E3098 friction on the projector's body. Powder coated stainless steel. Provided with laser. 1E3093 1E3095 1E3026 Chromatic filters 1E3096 1E3028 1E3094 1E3098 18-0029 Tru by Hilton Attachment E Targetti USA- A Targetti Group Company - 750-A W.17f11 St. Costa Mess, CA 92627 Phone (714) 513-1991 - Email: targettiusa@targetti_com - www.Targetti.us - 05.22.18 .53age 2 of 6 IARG= I DART MAXI OPTICAL SYSTEM The optical system is the heart of every lighting fixture and its role is to adapt to the lamp, control emission and create the light beam. Every optical system is different, calibrated by a specific lamp to maximise performance and designed to interpret a lighting task to the full. Following rapid developments in LED lamps and new technology associated with them it is now more important than ever to look for new solutions, geometry and materials. Given the importance and specificity of this function Targetti has an internal design department dedicated to constantly creating and evolving its optical systems. Extremely innovative proprietary systems that are very different to each other, often protected by patents are developed with careful attention to the precision of the light beams and the best efficiency possible. Reflector Optics: INDIRECT Narrow and defined beams. Created to fill the increasing need for more powerful, net and highly collimated beams, they exploit the classic lighting principle using a pure parabolic reflector lit by a lamp that is turned backwards towards the reflector and completely hidden from view. Using powerful state of the art COB module placed in focus of a mirror reflector resulted in having to design unusual solutions to allow for proper heat dissipation on one hand, and to minimise the shadow created in the beam by the lamp itself on the other hand. Thanks to a complex heat -pipe system, usually used in micro -computers that can transfer large quantities of heat through very small sections, the lamp can work at an ideal temperature to ensure long life and maximum efficiency. HYBRID Performance and control. Based on the combined use of reflectors and lenses to combine the advantages of two light control methods. High efficiency and clean beams for well collimated beams that are completely free from fall -off halos, which is a normal effect of light that is not controlled In optics with a simple reflector. Inside a classic faceted reflector a frame is inserted which positions one or more optical glass lens in front of the lamp: while the reflector controls the periphery of the beam, the lenses manage Its central part separately, the part that normally escapes out of control. Cancelling "spurious" light is combined with flux recovery and an increase in intensity inside the beam. FACETED Maximum Efficiency of soft light. Made from high vacuum metallised plastic protected with a Scratch Proof Formula or from polished anodised pure aluminium, their high reflectance always ensures high optical efficiency. Profiles designed with the best simulation software and the ellipsoidal convex facets overlaid on them are calibrated to generate various beam angles with an optimal light mix to create precise, soft, clean beams. ASYMMETRICAL Uniform light for vertical serfaces. These are optics which make it possible to obtain an uniform effect on vertical surfaces for the entire height while at the same time widen the beam for increased longitudinal uniformity and better installation distance. Typically they use reflectors with very complex and innovative geometry that can be made of metallised plastic or reflective aluminium or use extruded lenses as in the case of linear lamps. What makes them unique is their ability to direct beams right from the surface nearest the fixture, making the light "attachment" imperceptible. 18-0029 Tru by Hilton Attachment E Targetti USA 5l4rget6 Group Company - 750-A W.17th St. Costa Mess, CA 92627 - Phone (714) 513-1991 -. Email_ targettiusa@targetti.com - www.Targetti.us - 05,2218 - Page 3 of 6 IARG= I DART MAXI Photometric Information NARROW SPOT Fixture Power 29W___ Fixture Output 2134Lm 2190Lm Kelvin Temp 3000°K 4000°K Beam Spread NSP 6° NSP 6° IMax 46545cd/klm Efficacy 74 Lm/W 76 Lm/W SPOT Fixture Power 56W Fixture Output 3580Lm 3673Lm Kelvin Temp 3000°K 4000°K Beam Spread SP 17° SP 17° IMax 5052cdlklm 5052cd/klm. Efficacy 64 Lrn/W 66 Lm/W SPOT Fixture Power Fixture Output 4609Lm 4812Lm Kelvin Temp 3000°K 4000°K Beam Spread SP 17° SP 17° IMax 5052cd/klm 5052cd/klm Efficacy 53 Lm/W 55 Lm/W 88W POLAR GRAPH POLAR GRAPH POLAR GRAPH CONE OF LIGHT (Ft) 10,00 20.00 30.00 40.00 50.00 CONE OF LIGHT 4.00 8.00 12.00 16.00 20.00 -- CONE OF LIGHT (Ft) 4.00 8.00 12.00 16.00 20.00 Max Med ftcd ftcd 1499 975 375 244 167 108 94 71 60 39 Max Med ftcd ftcd _2110 1346 527 337 234 150 132 84 - 84 54 ax Med ftcd ftcd 2717 1734 679 433 302 193 170 108 109 69 L 18-0029 Tru by Hilton Attachment E Target -Li USA- A Targetti Group Company - 750-A W. 171h 5t. Costa Mesa, CA 92627 - Phone (714) 513-1991 Email: targettiusa©targetti.com - www.Targetti-us - 05.22.18 .55age 4 of 6 IARG= I DART MAXI Photometrics FLOOD Flxture Power 56W Fixture Output 4021Lm 4126Lm Kelvin Temp 3000°K 4000°K Beam Spread FL 27° FL 27° IMax 2839cd/klm 2839cd/klm Efficacy 72 Lm/W 74 Lm/W FLOOD Fixture Power 88W Fixture Output 5177Lm 5404Lm Kelvin Temp 3000°K 4000°K Beam Spread FL 27° FL 27° IMax 2839cd/klm 2839cd/klm Efficacy 59 Lm/W 62 Lm/W MEDIUM WIDE FLOOD Fixture Power Fixture Output 5150Lm 5284Lm Kelvin Temp 3000°K 4000°K Beam Spread MWFL 38° MWFL 38° IMax 1333cd/klm 1333cd/klm Efficacy 92 Lm/W 94 Lm/W 56W MEDIUM WIDE FLOOD Fixture Power 88W Fixture Output 6631Lm 6922Lm Kelvin Temp 3000°K 4000°K Beam Spread MWFL 38° MWFL 38° IMax 1333cd/klm 1333cd/klm Efficacy 75 Lm/W 79 Lm/W POLAR GRAPH POLAR GRAPH POLAR GRAPH POLAR GRAPH CONE OF LIGHT (Ft) 4.00 ....... 8.00 -. 12.00 16.00 20.00 - CONE OF LIGHT (Ft) 4.00 8.00 12.00 ...._ 16.00 20.00 i CONE OF LIGHT 2.00 4.00 6.00 8.00 10.00 { CONE OF LIGHT (Ft 2.00 4.00 6.00 8.00 10.00—__.___— Max Med ftcd ftcd 1186 739 296 185 132 82 74 46 47 30 Max Med ftcd ftcd 1527 952 382 238 170 106 95 59 61 38 Max Med ftcd ftcd 2206 1411 551 353 245 157 138 68 88 56 �Max Med ftcd ftcd 2965 1897 _ ._. 741 474 • 329 211 185 119 --- 119 78 L 8-0029 Tru by Hilton Attachment E Targetti USA ergetti Group Company - 750-A W.17t), St, Costa Mesa, CA 92627 - Phone (714) 513-1991 - Email: targettiusa@targetti.com www.Targetti.us - 05,22.18 - Page 5 of 6 IARG= I DART MAXI Photometrics WIDE FLOOD Fixture Power 56W Fixture Output 5137Lm 5270Lm Kelvin Temp 3000°K 4000°K Beam Spread WFL 52° WFL 52° IMax 966cd/klm 966cd/klm Efficacy 92 Lm/W 94 Lm/W WIDE FLOOD Fixture Power 88W Fixture Output 6614Lm 6904Lm Kelvin Temp 3000°K 4000°K Beam Spread WFL 52° WFL 52° IMax 966cd/klm 966cd/klm Efficacy 75 Lm/W 79 Lm/W ASYMMETRIC Fixture Power 56W Fixture Output 5741Lm 5890Lm Kelvin Temp 3000°K 4000°K Beam Spread 85° x 76° 85° x 76° IMax 895cd/klm 895cd/klm Efficacy 103 Lm/W 105 Lm/W ASYMMETRIC Fixture Power 88W Fixture Output 7391Lm 7715Lm Kelvin Temp 3000°K 4000°K Beam Spread 85° x 76° 85° x 76° IMax 895cd/klm 895cd/klm Efficacy 84 Lm/W 88 Lm/W POLAR GRAPH POLAR GRAPH POLAR GRAPH CONE OF LIGHT (Ft) 2.00 4.00 .._.. 6.00 8.00 10.00 CONE OF LIGHT (Ft) 2.00 4.00 .-- 6.00 8.00 10.00 .. up i CONE OF LIGHT 2.00 ._ 4.00 ... 6.00 _ 8.00 -- 10.00 - - Max Med ftcd ftcd 1614 883 403 221 179 98 101 55 65 35 Max Med ftcd ftcd 2078 1137 519 284 231 126 130 71 83 45 Max Med ftcd ftcd 1811 1191 453 298 — 201 132 74 48 72 Max Med ftcd ftcd 932 241 .233 60 104 27 58 15 37 10 L 18-0029 Tru by Hilton Attachment E Targetti USA - A Targettf Group Company - 750-A W.17th St. Costa Mesa, CA 92627 - Phone (714) 513-1991 - Emailaargettiusa@targetti.com - www.Targetti.us - 05.22,18 -57age 6 of 6 58 1,,,,,,,,,,,11111111111111111111, 60 m 62 EVG LIGFIT FIXTURE EXTERIOR CANOPY LIGHTING DIAGRAM I " = 20'-0" a-- z Z 0 w w O ui pa ZF �F HQ D w�ZQ w�0 0� 000ZOo HILTON - TRU HOTEL PRINT DATE: Tru =`r .,fit© t ent 6 1 SHEET NO. 3ST-3 64 Allan Ekberg, ayor Depart ent ofCommunity Development - Jack Pace, Director Staff Report Board of Architectural Review for Element by Westin Prepared August 14, 2018 HEARING DATE: FILE NUMBERS: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN AND ZONING DESIGNATION: SEPA DETERMINATION: NOTIFICATION: STAFF: ATTACHMENTS: August 23, 2018 L18-0022 Design Review Will Ralph, Braxton Development Seth Terry, Johnson Braund Board of Architectural Review approval for an Element Hotel by Westin, proposed for the vacant site at 515 Industry Dr. The hotel will be five stories, with 177 hotel rooms. 515 Industry Dr (APN 0223400070) Tukwila Urban Center —Transit Oriented Development Exempt — SEPA Urban Center Project A Notice of Application was distributed to agencies that may have an interest in the project on April 9, 2018. The Notice of Application was also posted on the project site and mailed to surrounding residences/property owners. There were no comments received in response to the Notice of Application. Max Baker A. Plan Set B. Materials Board (presented at hearing) C. Element Westin Exterior Lighting Models D. Element Westin Outdoor Furniture Models E. TMC 18.28.130 Neighborhood Corridor and Workplace corridor summary sheet F. Suggested Landscaping Revisions Tukwila City Hall • 6200 Sou thcenterBoulevard • Tukwila, WA 98188 • 206-433 ,t800 • Website: TukwilaWA.gov 65 FINDINGS VICINITY/SITE DESCRIPTION Project Description This project seeks to transform a vacant lot into a 114,212 sq. ft. five -story, 177-unit Element by Westin hotel located at 515 Industry Dr. (the SE corner of Tukwila Parkway and Andover Park East). The project includes frontage improvements along Andover Park E and Industry Drive, 178 parking spaces, and landscaping. The site will be accessed by one driveway on Andover Park East and one on Industry Dr. (see Attachment A). Figure 1. Project Location Existing Development The lot is currently vacant and has no existing development. Previous structures on this site consisted of single -story office buildings. All structures associated with the previous use were demolished in 2008. The parcel contains 3.22 acres and is zoned Tukwila Urban Center -Transit Oriented Development (TUC- TOD). Andover Park E is classified as a Workplace Corridor along the western stretch of the property, and Industry Dr. is classified as a Neighborhood Corridor along the northern stretch. Element Westin Design Review $/e4/2018 2 Figure 2. Existing Conditions — Project site looking SE from Andover Park E and Industry Dr. intersection Surrounding Land Use Adjacent development and land uses include a one-story warehouse to the south, two one-story office buildings to the north (across Industry Dr.), and two one-story office buildings to the southeast (across unutilized BNSF railway parcels). West of the site across Andover Park E is a one-story structure housing a small deli and restaurant, and a two-story office/industrial building occupied by Fatigue Technologies. To the northwest across the intersection of Andover Park E and Industry Dr. is a one-story Wells Fargo bank with associated drive -through kiosks. Topography & Vegetation The parcel is generally flat. No significant vegetation exists onsite. DESIGN REVIEW This project is subject to Board of Architectural Review approval under Tukwila Municipal Code (TMC) 18.28.030.D. As a large scale project, the project is subject to the applicable district -based standards, corridor -based standards, and supplemental standards in TMC Chapter 18.28 and the guidelines set forth in the Southcenter Design Manual. This discussion below is grouped into four sub -sections: District Based Standards; Corridor Based Standards; Supplemental Standards; and Southcenter Design Manual. I. District -Based Standards Structure Height (TMC 18.28.070): The proposed building reaches a maximum height of 68 feet, which is in conformance with the building height restriction of 70 feet with a height bonus granted in exchange for public frontage improvements along Andover Park E and Industry Dr. Maximum Block Face Length (TMC 18.28.080): The proposed building is in compliance as it does not exceed the 700 foot maximum block face length. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100-.110): The building meets the minimum 5 foot setback and landscaping requirement for the side and rear yards. Element Westin Design Review 8/14/2018 6/ II. Corridor -Based Standards Andover Park East south of Industry Dr. is classified as a Workplace Corridor while Industry Dr. is classified as a Neighborhood Corridor. See Attachment E for Neighborhood Corridor standards summary sheet. Public Frontage Standards (TMC 18.28.150): The proposed project meets the requirements for public frontage standards along both Andover Park East and Industry Dr., including streetscape width and landscaping. Ornamental pedestrian- and vehicular -scale street lights shall be installed along the frontage per the Department of Public Works standard. Applicant shall submit a street lighting plan to satisfy this requirement with the building permit materials. Building Orientation/Placement & Landscaping (TMC 18.28.160-.190): The proposed project meets building orientation standards (Industry Dr. requires building orientation while Andover Park East does not). The building will be oriented to Industry Dr. as well as Andover Park East, and parking will be provided on the rear of the building. Along Andover Park E, no parking is proposed between the building and the street. Architectural Design Standards (TMC 18.28.200): Neighborhood Corridor Architectural Design Standards Design Response Acceptable Partial Unresponsive Not applicable Facade articulation Increment Commercial/mixed use maximum — 50' X Major vertical modulation maximum — 120' X Ground level Transparency Commercial -use minimum — 50% X Table 1. Architectural Design Standards for the Neighborhood Corridor Workplace Corridor Architectural Design Standards Design Response Acceptable Partial Unresponsive Not applicable Facade articulation Increment Non-residential Maximum 140' X Major vertical modulation maximum — 280' X Ground level Transparency Commercial -use minimum — 50% X Table 2. Architectural Design Standards for the Workplace Corridor III. Supplemental Standards Special Corner Feature (TMC 18.28.220): The building is located on the corner of Andover Park E and Industry Dr. The northwest corner of the hotel from the second floor to the roofline features a modulated facade set a few feet from the plane of the rest of the building. The ground floor at the corner is set further away from the floors above it, and includes an awning over the sidewalk and Element Westin Design Review $/4/2018 4 entrance into the building. These features differentiate the northwest corner from the other corners of the building, creating a feature that draws attention to the entrance and corner. Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240): The setbacks are planted with sufficient shrubs and groundcovers to fulfill the landscaping requirements. Perimeter and interior landscaping square footage requirements have been satisfied. The majority of landscaping islands and trees provided within the landscape islands are consistent with the code requirements. The City's Urban Environmentalist has reviewed and approved proposed plant material to ensure appropriate species selection and spacing. In working to accommodate required pedestrian pathways through the parking area, the southwest portion of the parking lot traded out a landscape island with a tree for a landscaped pathway without a tree. TMC 18.28.240.B.6.b(3) provides for such accommodation: "Flexibility is allowed for the layout of parking lots and landscaped areas, but the goal is to provide shade from trees that are evenly distributed throughout the parking lot." In working to meet the intent of providing shade throughout the parking lot, the DCD recommends conditioning the following alterations (see Attachment F for a notated site plan): 1. Removal of pedestrian pathway islands along the perimeter of the parking lot and replacement with a landscape island containing a tree. The pathway islands in these locations provide little utility and can be easily reconfigured to provide additional shade trees in the parking lot. 2. An addition of two to three large trees along the southern perimeter landscaping area. These trees should be staggered with the aforementioned landscape island trees. Locating additional trees along the southern side yard will provide significantly more shade within the parking area. Irrigation plans have not been submitted nor approved by the urban ecologist as part of this design review. Applicant will need to provide irrigation plans with the development permit as a condition of approval. Open Space Regulations (TMC 18.28.250): The building footprint of approximately 22,500 square feet requires 1,125 square feet of open space. The open space provided on site includes the patio (2,600 sq. ft.) and lawn area on the western portion of the lot. 32 individual movable seats have been provided. It appears that gates are proposed separating the patio space from Andover Park E. TMC 18.28.250 require that "Pedestrian spaces shall be publicly accessible during the hours of operation of the use. Pedestrian spaces, except for passages, shall be a minimum of 500 square feet or the required amount of open space (whichever is less) in size, contain seating areas, and open on to pedestrian generators such as entrances to offices, stores, or restaurants." Planning staff recommends conditioning the removal gates from patio area along Andover Park E. General Parking Requirements and Guidelines (TMC 18.28.260-.270): The proposed project provides 178 parking stalls, which is sufficient to fulfill the parking requirements for the hotel (a minimum of one stall per room). The parking lot meets requirements for compact car stalls, stall dimensions, setbacks, curb cuts, access, and provision of pedestrian walkways. Parking lot landscaping, layout, and bicycle parking are provided per code requirements. Element Westin Design Review 8/14/2018 66 TMC 18.28.260.D.5.b. requires that pedestrian pathways be separated from vehicular parking and travel lanes by use of contrasting paving material, curbing, or landscaping and may be raised above the vehicular pavement. Staff recommends conditioning the installation of contrasting paving materials for pathways through drive -aisles. Site Requirements (TMC 18.28.280): Pedestrian pathways through the parking area have been provided to facilitate pedestrian circulation and reduce plant damage from pedestrian traffic. The pedestrian crosswalks within the parking lot shall be finished with the same stamped concrete as that used in the plaza in order to enhance pedestrian safety, comfort, and the attractiveness of the site. IV. Southcenter Design Manual The Southcenter Design Manual guidelines support and complement the community vision described in the Southcenter Subarea Plan, supplement and expand upon the design requirements in Chapter 18.28, and provide a flexible tool for quality and innovation. The Design Manual is organized into two main sections: Site Design Elements and Building Design. Site Design Elements covers a number of design topic areas, including Site Design, Service Areas and Mechanical Equipment, Lighting, Walls and Fences, and Open Spaces. The section on Building Design covers Architectural Concept, Entrances and Doors, Building Facade — Base and Top, Corner Treatments, Building Massing, Building Details and Elements, Building Materials and Colors, Windows, Weather Protection, Blank Walls, and Parking Structures. For each topic area, there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations which augment each Design Criteria, provide guidance to the project applicant, to City Staff in reviewing a project proposal, and to the decision maker in determining whether the project meets the Design Criteria. A. Site Design/Elements 1. Site Design The intent of the site design/elements criteria is to encourage site design which is easily understood, appropriate to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of the District within which it is located. The design criteria address various elements including: facilitation of traffic circulation by connecting through -streets; provision of safe, convenient, and connected pedestrian access; encouragement of harmonious visual character (where desirable); arrangement of buildings to enhance street frontages and the pedestrian environment; incorporation of open space and landscaping as a unifying feature; incorporation of screening, environmental mitigation, utilities and drainage as positive design elements; incorporation of opportunities for joint development of sites; and the use of site design to take advantage of and/or enhance views of and access to natural amenities such as the Green River. The project meets the design criteria. Frontage improvements along both Andover Park E and Industry Dr. provide a significantly improved pedestrian environment. Weather protection in the form of awnings and building overhangs provide an Element Westin Design Review %4/2018 6 area of refuge for passersby which also helps to direct traffic and visual interest to the entrance along Industry Dr. A patio area and lawn along the southern portion of Andover Park E provides open space for the hotel while engaging the public realm along the street's edge. Additional sidewalks between the parking lot and the hotel provide a continuous pathway around the entirety of the building. Protected and marked pathways within the hotel's parking help to provide safe travel routes for pedestrians. However, some pathways through drive aisles do not appear to be marked. TMC 18.28.260.D.5.b. requires that pedestrian pathways be separated from vehicular parking and travel lanes by use of contrasting paving material, curbing, or landscaping and may be raised above the vehicular pavement. Staff recommends conditioning the installation of contrasting paving materials for pathways through drive -aisles. 2. Service Areas and Mechanical Equipment The intent of the service areas and mechanical equipment design criteria is to minimize the potential negative impacts of service elements through thoughtful siting and screening while meeting functional needs. Design criteria include: service element location and design; minimizing public visibility of loading docks and service bays, location and/or design of utility meters; electrical conduit and other service utility apparatus; rooftop equipment screening; and concealment and design incorporation of downspouts. The project meets the design criteria, with conditions. The refuse and disposal area is accessible and properly screened by appropriate enclosures and landscaping. Waste Management has confirmed that the proposed site design provides sufficient access to this area. Appropriate vegetative screening has been indicated on the landscaping plan to obscure mechanical equipment. Rooftop equipment is set in center of structure, eliminating its visibility from the streetscape. No elevations have been provided to show materials for trash enclosure at this time. Recommend conditioning applicant to provide elevations for waste area enclosure with building permit. Enclosure will need to be designed in accordance with the Southcenter Design Manual and utilize materials and detailing consistent with primary structures on -site. 3. Lighting Site lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. The project meets the design criteria. The style of the exterior lighting fixtures fits the more contemporary building design, and the fixtures are appropriately spaced. Two different types of building -mounted fixtures are proposed. Gray, downward facing sconces will be used to provide lighting for walkways, entrances and public areas adjacent to building. Recessed LED lighting will be used on the ceiling of the porte cochere to enhance visibility of the main entrance. Upward facing lights will be used to cast lights on the flagpoles adjacent to the patio along Andover Park E. Bollards with LED lights along the top will provide additional lighting along walkways. 185 W area lights will be utilized to provide lighting within the parking lot (see Figure 3 and Attachment C). Element Westin Design Review 8/14/2018 7� Figure 3. Proposed Lights. Fixtures left to right: upward flag pole light, downward sconce, LED bollard, parking lot area light, recessed porte cohere light. 4. Walls and Fences Walls and fences shall be designed to be compatible with the building, improve the appearance of the site, and improve safety. The proposed building meets the design criteria, with conditions. The entrance facing the parking area features pilasters that help announce the "gateway" to the hotel. Design plans for enclosure of waste collection area were not provided; walls and fences enclosing the waste enclosure will need to be designed to match the overall design of the hotel as a condition of approval. 5. Open Space Provide safe, attractive, and usable open spaces that promote pedestrian activity and enhance the setting and character of the development. The proposed building meets the design criteria, with conditions. The proposed design features a patio area adjacent to the lobby/dining area along Andover Park E. Landscaping and stamped concrete will improve the aesthetics of the area. The patio will serve as an inviting public space along Andover Park E, enhancing the character of the western sides of the building. It appears that gates are proposed separating the patio space from Andover Park E. TMC 18.28.250 require that "Pedestrian spaces shall be publicly accessible during the hours of operation of the use. Pedestrian spaces, except for passages, shall be a minimum of 500 square feet or the required amount of open space (whichever is less) in size, contain seating areas, and open on to pedestrian generators such as entrances to offices, stores, or restaurants." Planning staff recommends conditioning the removal of patio gates adjacent to Andover Park E. The applicant shall submit stamped concrete detail/photo for planning approval with building permit materials. B. Building Design 1. Architectural Concept The architectural design criteria encourages building design with easily understood organization, an appropriate relationship to the site, and with a positive impact on the architectural character of the District within which it is located. Architectural design should unify the massing and components of a structure or structures on a site into a cohesive and consistent thematic or stylistic architectural character or style that is responsive to the functional requirements of the development. Element Westin Design Review / 4/2018 8 Project meets the criteria. The facades include notable elements of modulation, a distinct base and top, variation in the roofline, and elements of detail such as weather -protection awnings which satisfy the design criteria (see Attachment A). 2. Entrances and Doors The primary entrance should be located and designed to represent the overall style and architectural character of the building and ensure a welcoming public face to the building. The project meets the design criteria. The primary entrance on the eastern side of the building has high visibility (with a covered port cochere) and is consistent with the building's architectural details (Figure 4). A secondary pedestrian -oriented public entrance is located on the north side of the building to provide access from Industry Drive (Figure 5). The western facade features an additional keyed entrance for hotel guests that is visually consistent with the other entrances but more discrete. Figure 4: Main entrance on eastern elevation. Figure 5: Building Entrance on Industry Dr. 3. Building Facade — Base & Top Create a building base where the horizontal articulation of the lower part of a building fagade's design establishes a human scale for pedestrian users and passers-by, and aesthetically "ties" a building to the ground. Create a "top" on buildings through a substantial horizontal articulation of the facade at the uppermost floor of the building to provide an attractive facade skyline and complete the upper facade composition. Rooflines should reflect the architectural style of the building and be a distinctive design element. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof surfaces and/or to provide opportunities to daylight interior spaces. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest. Building design meets design criteria. The first floor facade is finished with a brick veneer to provide horizontal articulation and a durable and distinct base. Metal awnings on the first floor along Andover Park E and above the entrance along Industry Dr. further establish a pedestrian scale experience. The top floor and eves are finished with a lighter beige E.F.I.S., which distinguishes the top of the building and contrasts with the black metal banding along the top of building. The roof is significantly modulated at the corner and includes a wood Element Westin Design Review 8/14/2018 73 soffit that matches the soffit of the pedestrian overhang along the first floor of the building. Significant vertical modulation elements are set significantly higher than adjacent roof lines, breaking up the roof line and providing visual interest that is reflected in the corner element. 4. Corner Treatments The design criteria serve to emphasize building corners at important intersections with a distinctive building element. The project meets the design criteria. The northwest corner of the hotel features a 1-story area housing an indoor pool (Figure 6). Adjacent to this area is an indoor dining area that is also set closer to the ROW than the rest of the building. The stepped back nature of the building at this corner differentiates it from the other corners of the building, opening the area up and creating an inviting, human -scale public space. Above the first story the corner of the building features a modulated metal band set approximately three feet away from the building wall which connects to an overhanging roof element that includes a wood -grain soffit, reminiscent of the pedestrian overhang along the ground floor. This helps to further set the corner of the building apart and draws attention to this area, especially at the intersection of Andover Park E and Industry Dr. Figure 6: Corner Treatment 5. Building Massing The use of horizontal and vertical modulation is required to maintain the desired human scale and character for the Southcenter area. The requirements encourage the design of building facades which incorporate interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. The project meets the design criteria. The project utilizes decorative awnings, roofline differentiation, variation in materials, vertical and horizontal modulation, and architectural details including weather -protection awnings and metal banding to reduce the perceived scale and add visual interest. While the Neighborhood Corridor of Industry Dr. is the only right-of-waythat requires Major Vertical Modulation (MVM), both street -facing elevations incorporate a MVM in the form of a 41' wall section that pulls materials utilized in the base of the building up to the roofline, providing a change in materials and colors in the upper floors (see Figure 7). A black metal band set 3' from the wall plane wraps the entirety of these two elements, further breaking up the facade. Element Westin Design Review $[44/2018 10 Figure 7: Major Vertical Modulation Elements 6. Building Details and Elements Detail elements are required to encourage the incorporation of design details and small-scale elements into building facades that are attractive at a pedestrian scale. The project meets the design criteria. The project employs recessed window frames, custom -designed metal awnings, decorative building - mounted light fixtures, an interesting assortment of building materials, and brick design elements to provide texture and sculptural relief. 7. Building Materials and Colors The use of natural materials that reflect our Northwest setting such as stone, local woods like cedar and fir, and functional materials like concrete, brick, and metal are encouraged. Wall cladding materials appropriate to the architectural style and building type shall be used. Authentic materials and methods of construction should be used to the degree possible. More than two colors and materials should be incorporated into each building's design. Monochromatic schemes are discouraged. Color choices should include warm rich colors that reflect and complement the woodlands, water and open sky of the region; weathered wood and oxidized metal colors relate to industrial and agricultural influences. The project meets the design criteria. Fagade materials and colors will be neutral and subdued. A variety of building materials are incorporated in the design, including E.F.I.S, painted metal, glass, cherry wood -look panels, and building - brick (see Attachment B). 8. Windows Ornamental framing and hardware should be used to provide a utilitarian opportunity for craftsmanship and decoration. Window frames and sills should be designed to be prominent and substantial in order to enhance openings and add additional relief. The project meets the design criteria. Windows along ground floor utilize window frames and sills that add textural relief and detailing to the facade (Figure 8). The project includes metal awnings above windows adjacent to the patio area and a Element Westin Design Review 8/14/2018 7 covered area with wood -look soffit above the first -floor windows along the walkway. Upper floor and hotel room windows are set back from wall plane to provide additional articulation to the windows. Figure 8: Window treatments along Andover Park E 9. Weather Protection Design buildings with non-residential ground floor uses to provide pedestrian weather protection along adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs such as porticos, covered porches and arcades. Where building orientation to streets/open spaces is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the facade must be provided. The project meets the design criteria. A continuous overhang is provided for the entrance from Industry Dr., the corner of the building, and along Andover Park E to the patio/open space on the western side of the building (Figure 9). Additional decorative awnings are provided within the patio area. No weather protection is provided along the remainder of the building facing Industry Dr. due to the location of hotel rooms on the ground floor. A porte cochere provides cover for the passenger loading zone at the main building entrance on the eastern facade. Element Westin Design Review / 4/2018 12 Figure 9: Covered areas at corner of Andover Park E and Industry Dr., patio 10. Blank Walls Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be designed to provide visual interest and human scale. The project meets the design criteria. The proposed project includes a pattern of windows and trellises to cover blank walls and is consistent with the blank wall requirements (Figure 10). Figure 10 : Trellises covering blank walls between windows along Industry Dr. 11. Parking Structures Design criteria do not apply as the project does not include a parking structure but rather a parking lot. V. Public Comments A Notice of Application was distributed to agencies that may have an interest in the project on April 9, 2018. The Notice of Application was also posted on the project site and mailed to surrounding Element Westin Design Review 8/14/2018 7 residences/property owners. There were no comments received in response to the Notice of Application. CONCLUSIONS 1. District -Based Standards Structure height, length, and setback requirements are in compliance with the Tukwila Urban Center - Transit Oriented Development standards. 2. Corridor -Based Standards Public frontage, building orientation and landscaping, fagade articulation, blank wall, and transparency requirements have been fulfilled in accordance with the Neighborhood Corridor and Workplace Corridor standards. 3. Supplemental Standards Landscaping is largely in compliance with TUC-TOD requirements. The City's Urban Environmentalist has reviewed and approved proposed plant materials to ensure appropriate species selection and spacing. However, in working to accommodate required pedestrian pathways through the parking area, the southwest portion of the parking lot traded out landscape islands with a tree for landscaped pathway islands without a tree. TMC 18.28.240.B.6.b(3) provides for such accommodation: "Flexibility is allowed for the layout of parking lots and landscaped areas, but the goal is to provide shade from trees that are evenly distributed throughout the parking lot." In working to meet the intent of providing shade throughout the parking lot, staff recommends replacement of pathway at the perimeter with landscape islands that can accommodate a tree, and the addition of three trees along the southern side yard landscape area to provide additional shade within the parking lot (see Attachment F). TMC 18.28.260.D.5.b. requires that pedestrian pathways be separated from vehicular parking and travel lanes by use of contrasting paving material, curbing, or landscaping and may be raised above the vehicular pavement. Staff recommends conditioning the installation of contrasting paving materials for pathways through drive -aisles. An irrigation plan has not been provided at this time. An irrigation plan will need to be provided with submittal of a building permit that meets the requirements set forth in Tukwila Municipal Code 18.52. and 18.28.240. The site design mostly provides sufficient open space, parking, and pedestrian access to meet code requirements. Additional features, such as a cut -through path in the middle of the landscape island within the parking lot, serve to increase the utility and durability of the site. It appears that gates are proposed separating the patio space from Andover Park E. TMC 18.28.250 requires that "Pedestrian spaces shall be publicly accessible during the hours of operation of the use. Pedestrian spaces, except for passages, shall be a minimum of 500 square feet or the required amount of open space (whichever is less) in size, contain seating areas, and open on to pedestrian generators such as entrances to offices, stores, or restaurants." Planning staff recommends conditioning the removal gates from patio area along Andover Park E. Element Westin Design Review a/ 4/2018 14 4. Southcenter Design Manual A. Site Design Elements The project meets the design criteria. Interior parking lot landscaping and perimeter landscaping follow a coherent design concept, which will soften the built environment and create an inviting, pedestrian -friendly atmosphere. Proposed lighting matches the building design and will improve visibility of the building at night by illuminating areas of the facade and site features, without causing off -site light pollution. The proposed development meets the minimum setback requirement and creates a pedestrian -scale environment on Andover Park E. Applicant shall submit stamped concrete detail/photo for patio area for planning approval with building permit materials. The refuse and disposal area is accessible and properly screened by appropriate enclosures and landscaping. However, no elevations have been provided to show materials for trash enclosure at this time. Staff recommends that applicant provide elevations for waste area enclosure with the building permit. Enclosure will need to be designed in accordance with the Southcenter Design Manual and utilize materials and detailing consistent with primary structures on -site. B. Building Design The proposed building achieves a contemporary architectural design that is in harmony with nearby buildings such as the Fatigue Technology building, helping to continue the improvement of the architectural character of the TUC-TOD District. The renderings demonstrate a cohesive style and high - quality design with ample modulation, articulation, and attention to detail. The color palette features saturated warm neutral hues with wood accents and darker metal awnings. Materials are varied, adding visual interest. The black metal banding, modulated roofline, and dramatic overhang at the corner will create a strong but harmonious "top" to the building. The scale of the proposed five -story building is larger than neighboring structures, however recent developments in other areas of the TUC-TOD district (e.g. Washington Place and Marvelle along Andover Park E to the north) have steadily increased the overall height of the district, making the Element by Westin appropriately scaled to modern-day developments. RECOMMENDATIONS Staff recommends the approval of the Design Review application with the following conditions: 1. Applicant shall submit stamped concrete detail/photo for planning approval with the building permit application. 2. Applicant shall provide elevations for waste area enclosure with the building permit. Enclosure will need to be designed in accordance with the Southcenter Design Manual and utilize materials and detailing consistent with primary structures on -site. 3. Gates between patio area and sidewalk along Andover Park East shall be removed. 4. Pedestrian pathway along the perimeter of the parking lot shall be removed and replaced with a landscape island containing a tree. 5. Three large trees shall be added along the southern perimeter landscaping area. These trees should be staggered with parking lot landscape island trees. Element Westin Design Review 8/14/2018 6. Contrasting paving materials shall be used for pathways through drive -aisles and revised civil plans submitted with the building permit. Informational Items 1. Any signage for the property shall be reviewed through submittal of a separate sign permit application. 2. This project will have to comply with Tukwila Municipal Code 16.46 (Fire Protection in Mid -Rise Buildings) and/or 16.05 (Five -Story Type V-A Buildings). 3. The Porte-cochere will need to have a minimum of 13'6" of vertical clearance if this drive lane is to meet Aerial Access requirements. 4. Applicant shall fill out Traffic Concurrency Certificate Application and pay $2,500.00 fee to the Public Works Department. 5. Project is subject to Transportation Impact fees at the time the building permit is being issued. 6. Underground detention vault shall be designed to maintain loads of FD apparatus outrigger. 7. A separate building permit is required for the underground vault. 8. Parking pavement markings "UG Vault Below -No Outrigger Placement". Exact wording and letter sizing shall come from the Fire Dept. 9. Construction Storm Water (NOI) from WA DOE required since over 1 acre will be disturbed during construction. Element Westin Design Review 64/2018 16 raund.com.rvt C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo ELEMENT BY WESTIN Attachment A TUKWILA, WA 177 ROOM 5-STORY HOTEL PROJECT RENDERING SHEET INDEX SHEET NUMBER 1 ARCHITECTURAL SHEET TITLE ISSUE DATE A000 COVERSHEET 07/05/18 A001 SITE PLAN 07/05/18 A101 LEVEL 1 PLAN 07/05/18 A102 LEVEL 2 PLAN 07/05/18 A103 LEVEL 3 PLAN 08/01/18 A104 LEVEL4 PLAN 07/05/18 A105 LEVEL 5 PLAN 07/05/18 A200 ELEVATIONS 07/05/18 A201 ELEVATIONS 07/05/18 A210 STREET TRANSPARENCY DIAGRAMS 07/05/18 A220 PERSPECTIVE VIEWS 07/05/18 A221 PERSPECTIVE VIEWS 07/05/18 A222 PERSPECTIVE VIEWS 07/06/18 2 SURVEY 1 OF 1 BOUNDARY AND TOPOGRAPHIC SURVEY 3 CIVIL 12/14/15_1 C1 CIVIL COVER SHEET 06/22/18 C2 C3 DEMOLITION AND TESC PLAN _.. TESC CONSTRUCTION NOTES AND DETAILS 06/22/18 06/22/18 C4 PRELIMINARY HORIZONTAL CONTROL PLAN 06/22/18 C5 C6 PRELIMINARY GRADING AND STORM DRAINAGE PLAN PRELIMINARY WATER AND SANITARY SEWER PLAN 06/22/18 06/22/18 C7 PRELIMINARY CONSTRUCTION NOTES AND DETAILS 06/22/18 C8 PRELIMINARY CONSTRUCTION NOTES AND DETAILS 06/22/18 C9 PRELIMINARY CONSTRUCTION NOTES AND DETAILS 06/22/18 C10 PRELIMINARY CONSTRUCTION NOTES AND DETAILS 06/22/18 C11 PRELIMINARY CONSTRUCTION NOTES AND DETAILS 06/22/18 C12 3 LANDSCAPE PRELIMINARY CONSTRUCTION NOTES AND DETAILS 06/22/18 L1.0 PLANTING PLAN 06/22/18 L2.0 7 ELECTRICAL PLANTING SCHEDULE 06/22/18 PROJECT TEAM PROJECT AGENCIES PROJECT SITE DATA APPLICANT: CONTRACTOR: ARCHITECT STRUCTURAL ENGINEER: CIVIL ENGINEER/ SURVEYER: GEO TECHNICAL/ SOIL MITIGATION: SURVEYOR: LANDSCAPE ARCHITECT: M/E/P ENGINEER TUKWILA HOTEL GROUP, LLC 1735 S 19TH AVENUE, SUITE 8 BOZEMAN, MT 59718 KEY CONSTRUCTION 741 W. 2ND ST. N. WICHITA, K5 67203 CONTACT: KAMERON CASSELMAN TEL: 316-263-9515 JOHNSON BRAUND, INC. 15200 52ND AVE S„ SEATTLE, WA 98188 CONTACT: SETH TERRY. RA NCARB TEL: 206-766-8300 FAX 206-766-8080 HICKS ENGINEERING 676 FERGUSON AVE, SUITE 5 BOZEMAN, MT 59718 CONTACT: JASON HICKS, PE TEL: 406-586-4365 BARGHAUSEN CONSULTING ENGINEERS, INC 18215 72ND AVE S KENT, WA 98032 CONTACT - DAN BALMELLI TEL: 425-251-6222 FAX: 425-251-8782 EARTH SOLUTIONS NW, LLC 108-136TH PLACE NE, #201 BELLEVUE, WA 98005 CONTACT: KYLE CAMPBELL, P.E. TEL: 425-449-4704 INTERIOR DESIGN & KITCHEN/BAR DESIGNER SMOKE CONTROL ENGINEER PARADIGM DESIGN GROUP 9720 CYPRESSWOOD DRIVE. SUITE 300 HOUSTON, TX 77070 CONTACT: TEL: 281-256-1689 BARGREEN-ELLINGSON, INC. 6626 TACOMA MALL BLVD, SUITE B TACOMA, WA 98409 CONTACT: TEL: 206-682-1472 ROBISON ENGINEERING, INC. 19401 40TH AVE W. SUITE 302 LYNNWOOD, WA 98036 CONTACT: JON ROBISON, PE TEL: 206-364-3343 BUILDING: CITY OF TUKWILA COMMUNITY DEVELOPMENT DEPARTMENT PUBLIC WORKS DEPARTMENT PERMIT CENTER 6300 SOUTCHENTER BLVD- SUITE 100 TUKWILA WA, 98188 FIRE: SMOKE CONTROL: CITY OF TUKWILA FIRE MARSHAL'S OFFICE 6300 SOUTCHENTER BLVD. SUITE 209 TUKWILA WA, 98188 206-575-4407 PLANNING: CITY OF TUKWILA COMMUNITY DEVELOPMENT DEPARTMENT PUBLIC WORKS DEPARTMENT PERMIT CENTER 6300 SOUTCHENTER BLVD. SUITE 100 TUKWILA WA, 98188 DESIGN REVIEW: CITY OF TUKWILA COMMUNITY DEVELOPMENT DEPARTMENT BOARD OF ARCHITECTURAL REVIEW PERMIT CENTER 6300 SOUTCHENTER BLVD. SUITE 100 TUKWILA WA, 98188 ADDRESS: 515 INDUSTRY DRIVE TUKWILA, WA 98188 LEGAL DESCRIPTION: ANDOVER INDUSTRIAL PARK #5 LESS S 170 FT IN WIDTH LESS UP RR OPER R/W PARCEL NUMBER: 022340-0070 ZONING: TUC-TOD: TUKWILA URBAN CENTER, TRANSIT ORIENTED DISTRICT VICINITY MAP PROJECT DESCRIPTION ASSOCIATED APPLICATIONS BARGHAUSEN CONSULTING ENGINEERS, INC 18215 72ND AVE S KENT, WA 98032 CONTACT -DAN BALMELLI TEL: 425-251-6222 FAX: 425-251-8782 JGM LANDSCAPE ARCHITECTS INCORPORATED PS 12610 NE 104TH STREET KIRKLAND, WA 98033 CONTACT: CRAIG D LEWIS, RLA TEL: 425-454-5723 ROBISON ENGINEERING, INC. 19401 40TH AVE W. SUITE 302 LYNNWOOD, WA 98036 CONTACT: JON ROBISON, PE TEL: 206-364-3343 THE PROPOSED PROJECT WILL BEAN ELEMENT BY WESTIN HOTEL IN A SINGLE-PHASE DEVELOPMENT CONSISTING OF 177 GUEST ROOMS IN A 5-STORY, WOOD FRAMED, ELEVATORED STRUCTURE SUPPORTED ON CONCRETE FOUNDATIONS AS RECOMMENDED BY THE PROJECT GEOTECHNICAL ENGINEER, THE BUILDING WILL BE AN "L" SHAPED CONFIGURATION, INCLUDED AMENITIES ARE AN OUTDOOR PATIO AREA WITH BBQS AND FIRE TABLE, INDOOR POOL AND SPA, FITNESS CENTER, LOBBY AREA WITH LOUNGE AND BREAKFAST SEATING, 10-SEAT BAR, GUEST -USE LAUNDRY, AND ASSOCIATED MEETING SPACES. PARKING WILL BE PROVIDED ON SITE FOR APPROXIMATELY 179 VEHICLES, INCLUDING ALL REQUIRED ACCESSIBLE STALLS- SEPARATE BICYCLE PARKING FACILITIES WILL BE PROVIDED. ALSO INCLUDED WILL BE AN ENLCOSED TRASH AND RECYCLE COLLECTION ENCLOSURE AND AN ON -SITE GENERATOR. SEPA' E18-0002 DESIGN REVIEW: L18-0022 E100 I SITE LIGHTING PHOTOMETRICS Grand total: 29 03/01/18 I 41> OHNSON BRAUND,, 15200 52nd Ave, South Suite 300 Seattle, WA 98188 Phone 206.766.8300 wwry johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, Jeffrey A. WGiame. STAMA ELEMENT BY WESTIN PROJECT#: DRAWN BY: CHECKED BY: 1806 AT ST COVERSHEET A000 PROJECT LOCATION — SEE A001 FOR BOUNDARIES BAR RESUBMITTAL 7/5/18 81 82 PARKING REQUIRED PER TMC TABLE 18-5 TOD NEIGHBORHOOD PARKING REQUIREMENTS HOTELS: AUTOMOBILE PARKING - 1 PER GUESTROOM BICYCLE PARKING (PER FIGURE 18-7) -1 PER 50 PARKING STALLS, MINIMUM 2 STALLS TOTAL GUESTROOMS 177 REQUIRED GUEST PARKING 177 STALLS TOTAL REQUIRED STALLS: 177 STALLS TOTAL REQUIRED BICYCLE STALLS: 177 / 50 = 3.54.4 BICYCLE STALLS REQUIRED. PROVIDED STALLS: STANDARD: 124(70%) 14 ACCESSIBLE VEHICLE STALLS 3 ACCESSIBLE VAN STALL 4 EV CHARGING STALLS (FUTURE) COMPACT SPACES: 53 (30 % ) TOTAL PROVIDED STALLS: 177 ACCESSIBLE PARKING (2015 WSBC SECTION 1106.2) IN GROUP R-1 OCCUPANCIES ACCESSIBLE PARKING SHALL BE PROVIDED IN ACCORDANCE WITH TABLE 1106.1, 151 TO 200 SPACES = 6 REQUIRED ACCESSIBLE PARKING SPACES WHERE AT LEAST ONE PARKING SPACE IS PROVIDED FOR EACH SLEEPING UNIT, AT LEAST ONE ACCESSIBLE PARKING SPACE SHALL BE PROVIDED FOR EACH ACCESSIBLE UNIT, 151 TO 200 GUESTROOMS = 8 REQUIRED ACCESSIBLE UNITS. TOTAL REQUIRED ACCESSIBLE PARKING = 6 + 8 = 14 TOTAL STALLS, INCLUDING (3) VAN STALLS TOTAL PROVIDED BICYCLE STALLS: 9 BICYCLE STALLS PROVIDED - SEE LANDSCAPE DRAWINGS FLOOR AREA AND GUESTROOMS: LVL 5 22,669 (41) LVL4 22,669 (41) LVL3 22,669 (41) LVL2 22,669 (38) LVL1 25989 (16) TOTAL: 116,665 SF (177) REQUIRED STREETSCAPE SIDEWALK REQUIRED STREETSCAPE PLANTING STRIP 15' FRONT YARD SETBACK AND UTILITY EASEMENT / MONUMENT SIGN / J 8 PATIO APPROXIMATELY 2,600 SF STAMPED CONCRETE BUILDING OUTLINE REPRESENTS FACE OF BRICK VENEER @ GRADE AWN AREA / ELEMENT BY WESTIN 5 STORY, 177 ROOMS PARKING178 STALLS IIII IN iiii IIII �IIIII��NN21� .n ^ IIIIINIIIWkl6 l BIIIIIIIIIIhC9'"" Ilpluuuuuomll, ... 10' x 18' STORAGE SHE INDUSTRY DRIVE NEIGHBORHOOD CORRIDOR ACCENT PAVING AT BUILDING ENTRANCE OVERHEAD PROTECTION WRAPS FROM INDUSTRY TO ANDOVER o PROPERTY LINE GAS LINE EASEMENT ir 76 �L (Si 6, 6. aim �I 8'-M5 0'8'-0' 8'-0'5 08 -0" 8'-0"s'-08'-0"I \'rIqT X T XFM i�l I I GENERATOR PAD I CMU SCREEN WALL, FACED WITH BRICK EV CHARGE T / UNITS/ ---- .1uuu°0u ......:...:IIIIIIII°I EXISTING CURB r.., lmmuiiiiili0lO011111111ahl!' 8 1 SITE PLAN SETBACK FROM EASEMENT RAILROAD EASEMENT GUESTROOM TYPE Element One Bedroo Element One Bedroom: 16 Element One Bedroom ADA TS Element One Bedroom ADA TS: Element One Bedroom Connector Element One Bedroom Connector: Element Standard King Element Standard King: 35 Element Standard King ADA RIS COMMONS Element Standard King ADA RIS COMMONS: El Elemen Elemen Standard King ADA TS Standard King ADA TS Standard King COMMONS Element Standard King COMMONS: Element Studio King Element Studio King: 55 Element Studio King ADA RIS Element Studio King ADA RIS Element Studio King ADA T Element Studio King ADA TS Element Studio QQ Element Studio QQ: 17 Element Studio QQ ADA TS Element Studio QQ ADA T Element Studio QQ Connector Element Studio QQ Connector Element Studio QQ Conneotor Common Element Studio QQ Connector Common Element Studio QQ Connector_ Commons ADA TS Element Studio QC) Connector_ Commons ADA TS 1 Element Studio QQ TU Element Studio QQ TUB: 7 Element Two Bedroom Element Two Bedroom: 11 Element Two Bedroom ADA TS Element Two Bedroom ADA TS' Studio Commons_ Reduced Studio Commons_ Reduced: 1 Studio Commons Reduced ADA Studio Commons_ Reduced ADA: Grand total: 179 4D JOHNSON BRAUNDO< 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766,8300 wowlonnsowmunc com ARCHITECTURE INTERIOR DESIGN Greg L AlKnone, Jeffrey Williams STAMA 0 PROJECT #: 1806 DRAWN BY: GWE CHECKED BY: ST SITE PLAN A001 BAR RESUBMITTAL 7/5/18 FEBRUARY 8. 2018 8 84 GUESTROOM TYPE LEVEL 1 OHNSON BRAUND. Element One Bedroom LEVEL 1 Element One Bedroom: 1 Element One Bedroom_ Connect or LEVEL 1 Element One Bedroom Connector: 1 Element Standard King LEVEL 1 Element Standard King: 5 Element Standard King ADA RIS COMMONS LEVEL 1 Element Standard King ADA RIS COMMONS: 1 Element Stdo King Element Studio King: 5 LEVEL 1 Element Studio King ADA RIS LEVEL 1 Element Studio King ADA RIS: 1 Element Studio QC/ Connector LEVEL 1 Element Studio QQ Connector: 1 Element Studio QQ Connector Commons ADA TS LEVEL 1 Element Studio QQ Connector_ Commons ADA TS. Studio Commons Reduced ADA LEVEL 1 Studio Commons_ Reduced ADA: 1 Grand total 17 raund.com.rvt C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo co /8" - 93/4 /2" 1'-6" 20'- 87/8" MI 3._ 4 1- C 1 , A6m" I 246 SF 578 SF VEST. 7-9112'. 152 SF BREAKFAST 491 5F KITCH N 5' 708 5 .-t'.. LINEN TERM ROOM 86 SF 7'- 83/8" 37'-6" 2'-0" 81 SAFE DEPOSIT BOXES - LUGGAGE 165 SF EX-02 A201 7 / uFVFI 1 1/16" = 1-0" 99'-2 7' 1 A O O D� E F G H 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, Jeffrey A. Williams, STAMA ELEMENT BY WESTIN PROJECT #: 1806 DRAWN BY: GWE CHECKED BY: ST LEVEL 1 PLAN A101 BAR RESUBMITTAL 7/5/18 85 86 GUESTROOM TYPE LEVEL 2 OHNSON BRAUND. LEVEL 2 Element One Bedroom: 3 Element One Bedroom ADA TS Element One Bedroom ADA TS: 1 LEVEL 2 Element One Bedroom Connector LEVEL 2 Element One Bedroom Connector:3 Element Standard King LEVEL 2 Element Standard King: 7 Element Standard King COMMONS LEVEL 2 Element Standard King COMMONS: 1 Element Studio King LEVEL 2 Element Studio King: 12 Element Studio 00 Element Studio QQ: 2 LEVEL 2 Element Studio QQ Connector LEVEL 2 Element Studio 00 Connector: 3 Element Studio QQ Connector Commons LEVEL 2 Element Studio QQ Connector_ Commons: 1 Element Studio 00 TUB LEVEL 2 Element Studio QQ TUB: 2 Element Two Bedroom LEVEL 2 Element Two Bedroom 2 Element Two Bedroom ADA TS Element Two Bedroom ADA TS. 1 LEVEL 2 Studio Commons_ Reduced LEVEL 2 Studio Commons Reduced: 1 Grand total: 39 raund.com.rvt 0 C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo A, L ROOF BELOW ro ROOF BELO E CG A300/ROOF BEL STUD O'l L T_.a :4 c 216Q UDIO K OPEN TO BELOW 1-j TAN A 06 nl IiiI T it l nlj IIIIUL.0 • i.i EI ,STU21IO3I{ Al L 22'-7•• 28' -10" LINEN 302 SF 75'- 61/2" NNECTING DOORS 7 thl0 3 1 /2' ANDA•D 0 -4 1/2' 39' - 9" 99' - 2 1/2" CONNECTING DOORS ROOF BELOW 7 1 LEVEL 2 1 A O O D� E F G 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.johnsonbmundoom ARCHITECTURE INTERIOR DESIGN Greg L. Altwtne, Jeffrey A. Williams, STAMA 8 ELEMENT BY WESTIN PROJECT #: 1806 DRAWN BY: GWE CHECKED BY: ST LEVEL 2 PLAN A102 BAR RESUBMITTAL 7/5/18 87 88 GUESTROOM TYPE LEVEL 3 OHNSON BRAUND. LEVEL 3 Element One Bedroom: 4 Element One Bedroom Connector Element One Bedroom Connector: 3 LEVEL 3 Element Standard King LEVEL 3 Element Standard King: 8 Element Studio King LEVEL 3 Element Studio King: 13 Element Studio QQ LEVEL 3 Element Studio Oa 5 Element Studio QQ ADA TS LEVEL 3 Element Studio QQ ADA TS: 1 Element Studio 00 Connector _t..... Element Studio QQ Connector: 3 LEVEL 3 Element Studio 00 TUB LEVEL 3 Element Studio 00 TUB: 1 Element Two Bedroo LEVEL 3 Element Two Bedroom: 3 Grand total: 41 raund.com.rvt 0 C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo A30 CO ® 5, 312 75'-61/2" 5? 3 82'-11/2" 8 CC 17' .. ROOF ABOVE A EB � D E CFI G 00 I. wimp E j••� w+Ill -a,r' ciairm III ommetomi T •ARDK 305.. 1-BED 28' - 10" 60'- 41/2' NNECTING DOORS CONNECTING DOORS 7 99'-2 1/2" %i LEVEL 3 1- 1 A F G 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www.j h onbrnu..com ARCHITECTURE INTERIOR DESIGN Greg L. Allwine, Jeffrey A. Williams, STAMA 8 ELEMENT BY WESTIN PROJECT #: 1806 DRAWN BY: Author CHECKED BY: Checker LEVEL 3 PLAN A103 BAR RESUBMITTAL 7/5/18 8 90 GUESTROOM TYPE LEVEL 4 OHNSON BRAUND. Element One Bedroom Element One Bedroom: 4 !LEVEL 4 Element One Bedroom Connector LEVEL 4 Element One Bedroom_Connector: 3 Element Standard King Element Standard King: 7 LEVEL 4 Element Standard King ADA TS ! LEVEL 4 Element Standard King ADA TS: 1 Element Studio King LEVEL 4 Ele nt Studio King:13 Element nt Studio QQ ILEVEL Element Studio QQ:5 Element Studio QQ Connector LEVEL 4 Element Studio QQ Connector: 3 Element Studio QQ TUB LEVEL 4 Element Studio QQ TUB: 2 Element Two Bedroom LEVEL 4 Element Two Bedroom: 3 Grand total: 41 raund.com.rvt C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo A D A30 E CF G 00 CC C2 5'-31/2 , itho�4t2. , III CWiLrxwTl9 L'�-r. . m aim non -I'■.�d... NIB PBm - �Iii�M! f EIIE®1 �• r�� O O 28' - 10" 75'- 61/2" PBX I4462SF3.. J 60'-4 1/2" OFFICE 123 SF LINEN r......421_...� 181 SF CONNECTING DOORS C/ CONNECTING DOORS A201 82'-11/2' 17'- MINN LEVEL 4 99' - 21/2" 9� 8 9 O F G 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 wiNgrehnsonbmunGeom ARCHITECTURE INTERIOR DESIGN Greg L. Altwine, Jeffrey A. Williams, STAMA 8 ELEMENT BY WESTIN PROJECT #: 1806 DRAWN BY: GWE CHECKED BY: ST LEVEL 4 PLAN A104 BAR RESUBMITTAL 7/5/18 91 92 GUESTROOM TYPE LEVEL 5 OHNSON BRAUND. Element One Bedroom LEVEL 5 Element One Bedroom 4 Element One Bedroom_Connector Element One Bedroom Connectnr:3 LEVEL 5 Element Standard King LEVEL 5 Element Standard King: 8 Element Studio King LEVEL 5 Element Studio King: 12 Element Studio King ADA TS Element Studio King ADA TS: 1 LEVEL 5 Element Studio QQ LEVEL 5 Element Studio QQ Connector LEVEL 5 Element Studio QQ Connector: 3 Element Studio QQ TUB LEVEL 5 Element Studio QQ TUB: 2 Element Two Bedroom Element Two Bedroom: 3 raund.com.rvt 0 C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo A30 A ROOF ABOVE GUEST LAUNDRY L196 523SF1 00 ®5, 3 )C: �J A300/ \ A300% \ A30 1-BED __ 504 521- 154 SF JI 61.NM 75'- 61/2" 60' -4 1/2' CONNECTING DOORS ROOF ACCESS LADDER TO HATCH CONNECTING DOORS 232'- 81/2" 6 CO A302/ \ A302/ \ A302 iwirsmin _am INES 7 1/2" 82'-11/2' %1-- \ LEVEL 5 1/16" = 1'-0" 99'- 21/2 9� 1 8 9 6 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 gerevjohesortraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Altwine. Jeffrey A. Williams, 8 ELEMENT BY WESTIN PROJECT 4: 1806 DRAWN BY: GWE CHECKED BY: ST LEVEL 5 PLAN A105 BAR RESUBMITTAL 7/5/18 9 94 raund.com.rvt C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo EIFS 11 SW 7010 Doveiai EIFS 11 SW 7018 Dovefall EIFS 2.1 SW 7016 Mindful Gray REFLECTIT EIFS4 -- SW 70e0 Blaak Fox r A EIFS 31 SW 7020 Black Fox EIFS 1 sW 7018 Doveta11 81' - 7 3/8' MIN EIFS 2 - SW 7016 Mindful Gray 2' - 61/2" 4'- 51/16" O HORIZONTAL I ACCENT BAND dtattddta Pi viddrattai BRICK EIFS 21 SW 7016 Mindful Gray 233'- 538" [EIFS 3 SW 7020 Bieck Fox EIFS 1 SW 7018 Dovetail EIFS 2 SW 7016 Mlndfui Gray Redondo?, LANDSCAPE TRELLISES PAINTED TO MATCH BLACK FOX, TYP 234 - 9 3/8" EIFS 3r SW 7020 Black Fox 74' V2 EIFS 1 SW 7018 Dovetail D WOOD LOOK PANELS BRICK Redondo EDE'/0E0% E uldaratta rEIFS 31 I SW 7020 Black Faz — BRICKI Pewter I NORTH ELEVATION 91' - 77/8" /-- LEIFS31 SW 7020 Black Fox Tatcaktakdatkatal BRICK Redondo NNW ROOF 56'- 1 1/4" EIFS 1 I �-� SN 70180ovetell LEVEL 44'-11" EIFS2 SW 7016Mindful Grey LEVEL4 34'- L4 LEVE1" L 3 I0 24' - 1q REFLECTIT EIFS 4, 7020 Black Fox LEVEL 2 14' 11" {BRICK Redondo EVE 1 0 RO 56'-t O1/F LEVEL 5 LEVEL4 LEVELS 24'-L3 LEVEL2 LEVEL i 00 0" 4D JOHNSON BRAUND,< EXTERIOR FINISHES EIFS 1j EIFS - SW 7018 DOVETAIL EIFS - SW 7016 MINDFUL GRAY EIFS 3I EIFS - SW 7020 BLACKFOX EIFS - SW 7020 BLACK FOX W/ REFLECTIT I WD 1 WOOD LOOK PANELS BRICK - REDONDO BRICK - PEWTER WINDOW FRAMES- DARK BRONZE VTAC LOUVERS - MATCH ADJACENT FINISH LANDSCAPE TRELLISES - PAINT TO MATCH SW 7020 BLACK FOX I EIFS 21 I EIFS 4 I BRICK I BRICK] 15200 52nd Ave South Suite 300 Seattle, WA 98188 Phone 206 766 8300 vwlohnsonbmund rom ARCHITECTURE INTERIOR DESIGN Greg L Altvnne Jeffrey Wiifiams STAMA 0 ELEMENT BY WESTIN PROJECT# 1806 DRAWN BY Author CHECKED BY Checker ELEVATIONS (2 'J NFST FI FVATION A200 BAR RESUBMITTAL 7/5/18 95 96 4D JOHNSON BRAUNDIrv< raund.com.rvt C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo Illuuuuuu;uuuuuiu��" BRIO �u Hnlllllll„ vilIIIIIIIIIIIIIIIIIIIIIN'I'll,,,,,,,,, Redo EIFS 11 SW 7012 oavefml EIFS 21 SW 7016 Mindful Grey )" I EIFS 3 SW 7020 Black Fox mrmmm%Fmmuuuuuulllllllllllllllllllllllmmuuanfiuuuuuac%26%.n a WINDOW FRAMES DARK BRONZE, TYPI IIIIIIIIIIIINIIIiliii°iiiiliil�� 'uuuuuuuuuuuuuuuuuu IIIIIIIIIIIIIBIIIIIIIIkllkpuuu IIIIIIIIIIII ollollolllllllllm .......... F ----- rEIFS 1� SW 70100ovotad EIFS 21 SW 7016 Maffei Gray II Iiiliii umn��NELs'uiiu llilllll92/1020 B o uuuuuuuAuuuuuuuuuuuuu uwi� uuuuuuuuu 'uuuu kF x IIIII101I0IINIIft11111P222 oolollllllllllllllllmllllllk.. ,DL00K PA Redontl EIFS 2) SW 7016 Mach! Gray AC LOUVERS 611611112 MATCH ADJACENT, 'kW 11111111 IIIIIIIIIIIIII§ BRIC •tlontlo ICI ������ umouuuuuuuuuuuuuuuuuuuu — EIFS 2j SW 7016 M.ndf01 Gray u I of ��Iliuuwuuuoii / L \ EAST ELEVATION 3/32" = 1'-0" 56'-1ROO1F/ LEVEL 5 4 LEVEL 5 EIFS 3 SW 7020 Black Fox mmemac uu (� uuuuuu LEVEL 4" 3 VE 4 LEVEL 3 EVEL 2 EVE OUNDATION 4. �. EXTERIOR FINISHES I EIFS 1I EIFS- SW 7018 DOVETAIL EIFS 2I EIFS - SW 7016 MINDFUL GRAY EIFS 3 EIFS - SW 7020 BLACKFOX EIFS 4 EIFS - SW 7020 BLACK FOX W/ REFLECTIT WD I WOOD LOOK PANELS BRICKI BRICK- REDONDO BRICK BRICK -PEWTER WINDOW FRAMES- DARK BRONZE VTAC LOUVERS - MATCH ADJACENT FINISH LANDSCAPE TRELLISES - PAINT TO MATCH SW 7020 BLACK FOX 15200 52nd Ave South Suite 300 Seattle, WA 98188 Phone 206 766 8300 www/ohnsonbmund com ARCHITECTURE INTERIOR DESIGN Greg L Monne Jeffrey WIlkams O ELEMENT BY WESTIN PROJECT # 1806 DRAWN BY Author CHECKED BY Checker ELEVATIONS a SOUTHELEVATION A201 BAR RESUBMITTAL 7/5/18 97 98 4D OHNSON BRAUND; raund.com.rvt 0 C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo LLII A 8 II ILW LWI', p LWI MEM LW NMI 8.7' 8.7' 262.8' 6 FACADE TRANSPARENCY MIN. BETWEEN 2 & 10 FEET IS 50% PER TMC 18.28.200(C)2 FACADE AREA ALONG INDUSTRY BETWEEN 2' AND 2' 262.8' x 8'= 2102.4 SF REQUIRED TRANSPARENCY AREA 1051.2 SF MIN. PROPOSED FACADE TRANSPARENCY 7(7X8'+ 924 X5.3 1051.8 SF / 2102.4 SF = 50.0% FACADE TRANSPARENCY MIN. BETWEE1 10 FEET IS 50% PER TMC 18.28.200(C)2 FACADE AREA ALONG ANDOVER BETWEEN 2' AND 2' 256,9' x 8' = 2055.2 SF REQUIRED TRANSPARENCY AREA 1027.6 SF MIN. PROPOSED FACADE TRANSPARENCY= 140.7' X 8' _ 1125.6 SF/ 2055.2 SF = 54.8% LWI ILLI NMI LWI L1L MEM LW INDUSTRY TRANSPARFNCY 3/32" = 1-0" ANDOVER TRANSPARENCY LEVEL 2 14' - 11" LEVEL' 0 15200 52nd Ave, South Suite 300 Seattle, WA 98188 Phone 206.766.8300 wwry johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Greg L. Auwine. Jeffrey Fl. Williams. STAMA ELEMENT BY WESTIN PROJECT #: 1806 DRAWN BY: Author CHECKED BY: Checker STREET TRANSPARENCY DIAGRAMS A210 BAR RESUBMITTAL 7/5/18 9 100 4D OHNSON BRAUND,< \ 3D View - INDUSTRY TRELLISES raund.com.rvt 0 C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo %7' \ 3D View - NW CORNFR - ANDOVFR & INDUSTRY lltl,111-0 unuw 15200 52nd Ave South Suite 300 Seattle, WA 98188 Phone 206 766 8300 wow lohnsonbmund com ARCHITECTURE INTERIOR DESIGN Greg L Awnnne Jeffrey Williams STAMA O ELEMENT BY WESTIN PROJECT# 1806 DRAWN BY Author CHECKED BY Checker PERSPECTIVE VIEWS A220 8 3D View - FROM SE - RAILROAD TRACKS BAR RESUBMITTAL 7/5/18 101 102 4D OHNSON BRAUND,< 1 3D View - PATIO TOWARD NORTHEAST raund.com.rvt 0 C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo 3D View - ANDOVER SITE ENTRANCE 15200 52nd Ave South Suite 300 Seattle WA 98188 Phone 206 766 8300 wow lohnsonbmund com ARCHITECTURE INTERIOR DESIGN Greg L Awnnne JeFreyFl Williams STAMA ELEMENT BY WESTIN PROJECT# 1806 DRAWN BY ST CHECKED BY ST PERSPECTIVE VIEWS A221 BAR RESUBMITTAL 7/5/18 10 -8 (-4-'1 3D View - AERIAL FROM NORTHWEST 3D View - AERIAL FROM NORTHEAST 104 245 raund.com.rvt 0 C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©jo f 3D View - INDUSTRY ENTRANCE µ \ 3D View - PEDESTRIAN VIEW ACROSS PATIO 111111111111111111, . 11111111111111111, 1IIIIIIIIIIi@III uuuo���d��� Illlh�ppuuuuuumll'IIV�IN�W ,. 4 3D View - NE CORNER OF ANDOVER & INDUSTRY 3D View - PEDESTRIAN VIEW ALONG ANDOVER 4D OHNSON BRAUND,< 15200 52nd Ave South Suite 300 Seattle, WA 98188 Phone 206 766 8300 wow lohnsonbmund com ARCHITECTURE INTERIOR DESIGN Greg L Awnnne Jeffrey Williams STAMA 0 ELEMENT BY WESTIN PROJECT# 1806 DRAWN BY ST CHECKED BY ST PERSPECTIVE VIEWS A222 BAR RESUBMITTAL 7/5/18 105 106 STREETSCAPE SIDEWALK REQUIRED STREET LIGHT LOCATED BETWEEN TREE LOCATIONS PATIO STAMPED CONC APPROXIMATELY 2,600 SF STREETSCAPE PLANTING STRIP 15'FRONT YAR SETBACK AND UTILITY EASEMENT INDUSTRY DRIVE NEIGHBORHOOD CORRIDOR ACCENT PAVING AT BUILDING ENTRANCE OVERHEAD PROTECTION WRAPS FROM INDUSTRY TO NDOVE — STREET LIGHT LOCATED BETWEEN TREE LOCATIONS GREEN SCREEN PANEL (7) LOCATIONS GREEN SCREEN PANEL, TYP. Adak Aiiiiiiik STING CURB r SIM ti I BUILDING ---- OUTLINE REPRESENTS FACE OF BRICK VENEER @ GRADE ....._. XFM / GENERATOR PAD I CMU SCREENWALL7 FAC D WITH BRIO E 2°HARG ITS 8,6 MONUMENT SIGN --- SETBACK FROM EASEMENT RAILROAD EASEMENT / LANDSCAPE AREA CALCULATION FRONTAGE AREA: 800 L.F. REQUIRED TREES -1 PER 20 TO 30 L.F. = 27 TO 40 PROPOSED: 30 TREES TOTAL REQUIRED SHRUBS -1 PER 4 L.F. = 200 PROPOSED: 200 SHRUBS TOTAL //jPERIMETER AREA: 690 L.F. // REQUIRED TREES -1 PER 20 L.F. = 45 i PROPOSED: 170 TREES TOTAL /% PARKING AREA STALLS: 177 TOTAL /// REQUIRED PLANTING AREA: 20 S.F. / // PER STALL = 3,540 S.F. PARKING PROPOSED: 4,063 S.F. TOTAL j REQUIRED PER TMC TABLE 18-5 TOD NEIGHBORHOOD PARKING REQUIREMENTS HOTELS: AUTOMOBILE PARKING - 1 PER GUESTROOM BICYCLE PARKING (PER FIGURE 18-7) - 1 PER 50 PARKING STALLS, MINIMUM 2 STALLS TOTAL GUESTROOMS: 177 REQUIRED GUEST PARKING 177 STALLS TOTAL REQUIRED STALLS: 177 STALLS TOTAL REQUIRED BICYCLE STALLS: 177 (50 = 3.54. 4 BICYCLE STALLS REQUIRED. PROVIDED STALLS: STANDARD: 124 (70 ) 14 ACCESSIBLE VEHICLE STALLS 3 ACCESSIBLE VAN STALL 4 EV CHARGING STALLS (FUTURE) COMPACT SPACES: 53 (30%) TOTAL PROVIDED STALLS: 177 ACCESSIBLE PARKING (2015 WSBC SECTION 1106.2) IN GROUP R-1 OCCUPANCIES ACCESSIBLE PARKING SHALL BE PROVIDED IN ACCORDANCE WITH TABLE 1106.1. 151 TO 200 SPACES = 6 REQUIRED ACCESSIBLE PARKING SPACES WHERE AT LEAST ONE PARKING SPACE IS PROVIDED FOR EACH SLEEPING UNIT, AT LEAST ONE ACCESSIBLE PARKING SPACE SHALL BE PROVIDED FOR EACH ACCESSIBLE UNIT. 151 TO 200 GUESTROOMS = 8 REQUIRED ACCESSIBLE UNITS. TOTAL REQUIRED ACCESSIBLE PARKING = 6 + 8 = 14 TOTAL STALLS, INCLUDING (3) VAN STALLS TOTAL PROVIDED BICYCLE STALLS: 9 BICYCLE STALLS PROVIDED - SEE LANDSCAPE DRAWINGS FLOOR AREA AND GUESTROOMS: LVL5 22,669 (41) LVL4 22,669 (41) LVL3 22,669 (41) LVL 2 22,669 (38) LVL 1 TOTAL: 25,989.............. (16) 116,665 SF (177) LANDSCAPE''Af CF-IITECTS] INCORPORATED P.S. LANDSCAPE11=1,NDSCAPE ARCHITECTURE URBAN AN DESIGN N SITE: PLANNING PARKS ("5) RECREATION PLANNING 12610 NH 104TFI ST. KIRKLAND WA 98033 PH: 425.454.5723 IT 423.822 3525 Fes: Igm@Jgvn-incmm ELEMENT BY WESTIN 515 INDUSTRY DRIVE TUKWILA, WA 98188 FOR, IREVISICNSiDRAWING ISSUES:1 [8-14-201E1 CL SCA E6 wTCN REGISiEREIC ILFNDSCAPFARCHIiECi rn58R I ,E NC. IDATE:[2-28-20I81 ILAST UFEAtE I IGeD FILE -1 DRAWING TITLE PLANTING PLAN 15NEET NUINDERI L1.0 107 108 PLANTING LEGEND YMBOLI PLANT TYPE -------- SIZE AT PLANTING [SPAOING1 NATIVE / ADAPTIVE QUANT ITV TREES 0 CIn� L`, ®1 0 0 TNUJA OCCIDENTALIS FASTIGIATA' / ARBORN TAE 4 HT. Bag ( 4 -ID" OG BI L.I AGER CAMPESTRE'QUEEN ELIZABETH' / HEDGE MAPLE 25" CALIPER, 12' NT_ , 30'-0" 0.C_ 25" CALIPER„20'-0"1 12'HT 11, O.G. 22 AGER TRUNCATUM x PLATANOIDES'WARRENS RED'/ PACIFIC SUNSET MAPLE IS ZELKOVA SERRATA'vILLAGE GREEN" / vILLAGE GREEN ZELKOVA 2S„ CALIPER, 12 HT. A5 SHOUAJd 19 IA/ JAPSTEWARTIAANESE STEWAPSEUOCAMELLRTIA 25 CALIPER,T. 10'H 45 SNOUAJ] ACER CIRCINATUM 'PACIFIC FIRE/ RED BARK VINE MAPLE 10' HT., MULTI- STEMMED 11-551 El AS SHOWN] - AS SHO� Irk OW [11 AGER PALMATUM / GREEN A JAPNESE MAPLE — _ 0 NT., MULTI- M STEMED LARGE S1-1112UI5SJ - O (1) �T,'ES I 74 RHODODENDRON 'ANAH KRUSCHKE' 36" HT, 5 GAL 3'" 00 ___._.____.___� ._ -0 YE5 ---- 14 RIBES SANGUINEUM / RED FLOWERING CURRENT 36" NT., 5 GAL ------ 3'-�" OG.] - L1-511 OSMANTHUS DELAVAYI / DELAVAY 03MANTHUS 36 HT_ 5 GAL 3 0" 00 -- - ----- PE] 'SAN OSMNTHUSOSMANTx FORTUNEIHUS 105EA' / 8" 4NT., 5 GAL 3�_'-0" O.G _--- 2(• )k JUNIPEROU5 CHINENSIS ROBUSTA GREEN' / COLUMNAR JUNIPER 30 43] T. 5 GAL] i3_0" OC.) TYPICAL DECIDUOUS TREE PLANTING NOT TO SCALE PL.-off MEP UM 5HRJBS /. ` O 0 VIBURNUM ONUS 'SPRING BOUQUET'/VIBURNUM 24" RBI 5 5TES1 1YE51 113 80 43 RHODODENDRON 'BOW BELLS' /RHODODENDRON 24" HY 3 GAL 3'-0' OL_( ABELIA 'EDWARD GOUCHERN GLOSSY ABELIA 4 T. 3 GAL 3'-0" OC.1 2 -ID OGJ GAL 2 ww POLLJYSTICHUM MUNITUM/ SWORD FER 2 GAL 23ID CAEATLLUNAHER vULGARIS 'FIREFLY'/ H .�.'-ID„-OC.] _.........................0 4...........51:......... SWEET BOGGA RUSIFOLIA / SWEET BOX 4" NT., 3 GAL) RHODODENDRON OCCIDENTALS / WESTERN AZALEA ]YES] 12 36" HT- 5 GAL ;3'-0' 00 SMALL SHRUBSI BLECHNUM SP 1CANT/ DEER FERN 31 ❑ 2 GAL 2'G -0 O TES L_._1 _1 OLAVANDULA ANGUSTISQL IA MUNSTEAD'/LAVENDER 158 143 2 GAL 2'-0 O_G. � � CORNUS STOLONIFERA KELSEYI'/ DWARF -FORM RED TWIG DOGWOOD 2 GAL] 2 ID 0G1 [YES 193" ERICA x'DARLEY DADRLE'EY/ENSISHEATH � 2 GAL 2 -00 1 0AL " M...... AHONIA NERVOSA / LONG LEAF MAHONIA 31 ❑ 2 GAL 2'-0" O,C TES - CLEMATIS MONTANA 'GRANDIFLORA'/ ANEMONE CLEMATIS 2 GAL EACH N NEL. 14 GROUNDCOVER5I L A AJUUGAGLE REPTAN5 / CARPET B - 4�� CONTAINER LI' -ID" OG_-,i 11-111-111-III-11 I; °TYPICAL CONIFEROUS TREE PLANTING NOT TO SCALE -�rvtl 410E LIRIOPE SPICATA/ CREEPING '4„ GAIN ON7ER Mil ELIONYMUS FORTUNEI 'RApIGANS' WINTERGREEN CI DO E ERICA CARNEA 'RUBY GLOW' / HEATH 4„ CONTAINER I' -ID OC. It C.�� 97050I UM GRAN0IFLORIIM 'ROSE QUEEN' / BISHOP'S HAT 4 CONTAINER 1'-ID O.C. p C' PHLOx STOLONIFERA 'BLUE RIDGE' / CREEPING PHLOX I OC. J NNIA 5 rer, CAMPANULA SPECIES/ BELLFLOWER q CONTAINER I' -ID" __ DIANTHUS PLUMARIUS 'ESSEx INK WITCH' / COTTAGE PleAd 4" CONTAINER 1'-0 OL. /A NEMEROGALLIS STELLA DEl ORO/ DAYLILT 4" CONTAINER rzz er IBERIEVERGGREEN CAN EMPERVIRENSDYTUF7 / 4" CONTAINER I " OG. 5055E15LAWN LOCAL SOURCE WITH PERENNIAL RYE BLEND INDICATES CU STRUCTURAL SOIL AREA MINIMUM 3'-0" DEPTH MINIMUM l50 CUBIC FEET OF VOLUME PER TREE NOTES I. REFER TO TMC 1923240.53 FOR SOIL PREPARATION AND PLANTING OF ALL NEW PLANTED AREAS. 2, ALL NEW PLANTED AREAS SHALL HAVE PERMANENT AUTOMATIC IRRIGATION SYSTEM INSTALLED WITH RAIN GAUGE /SENSOR EQUIPMENT_ 3_ ALL PLANTING AREAS SHALL HAVE MINIMUM 2 INCH DEPTH OF MEDIUM BARK MULCH COVER INSTALLED. 4, ALL STREET AND PARKING ISLAND TREE PLANTINGS IN 6' WIDE AREAS SHALL BE INSTALLED WITH "C" STRUCTURAL SOIL TO MINIMUM 36" DEPTH AND MINIMUM -BO CUBIC FOOT VOLUME PER TREE. MACH LATER AN,. MIX AS SPECIFIEDI BREAK 50E5 AND .05r09 i5.] YPICAL SHRUB PLANTING DETAIL OT TO SCALE1 I us ]r" BARK MDLaH9 IL' WATER BASIN I [PLANT. nix] GROUNDCOVER PLANTING D ]NOT TO SCALEI TRIANGULAR PLANT SPACING NOT TO SCALE 1 -SF rrI ILANDSCAf I ITECTS1 INCORPORATED P.S. I.d\NDSCAPI:! A 01 2! 2I?( 0. 0I:! URBAN DES1(GN SI-I'E PLANNING PARKS AND RECREATION PLANNING 12610 NE 104TH ST. KIRKLAND\VA 98033 PH: 125.4545723 EX: 425.822.3525 L.: jpn@IIj inccorn ELEMENT BY WESTIN 515 INDUSTRY DRIVE TUKWILA, WA 98188 IREVI510N5/DRAWING 155UES:I 8_(4_2018 GO221 sr. / „,, REr ]LAvpSCAPE 4RGNrtECrl PE 4R !TIFIC47E NO [DATE 2-28-gal LAST UPDATE.1 CAD FILE:I 'DRAWING TITLEI PLANTING SCHEDULE SHEET NUMBS) L2.0 109 110 0.4 0.4 04_OS 05 OS O6 7 06 OS OS OS 05 OS iC15 0.6 0.7 0.6 EXISTING STREET LIGHT EXISTING STREET LIGHT 0.2 0.3 0.5 0.6 0.6 0.6 0.7 0.9 1.2 1.3 0.9 8 1.0 1.4 1.2 1.0 0.9 0.9 1.1 1.2 1.3 1.3 1.1 0.9 0.9 1.0 1.3 1.5 1.1 1.0 1.4 1.4 1.7 •.' 0.6 7 7 0.8 0.7 0.7 41> JOHNSON BRAUNO. 0.1 0.4 0.9 1.2 1.1 1.3 1.2 0.6 0.5 0.2 0.6 1.2 1.4 1.3 1.1 0.9 •.5 0.3 0.8 1.4 1.5 1.2 0.9 0.3 0.8 1.3 1.3 1.2 0.3 0.7 1.1 1.4 0.1 0.3 0.7 1.2 1.7 0.1 0.4 0.8 1.2 1.6 0.5 1.0 1.3 1.6 1.5 0.7 1.2 1.4 1.5 0.9 1.5 1.5 1.3I 1.4 .4 1.0 1.6 1.7 1.3 1.0 • 0.5 1.0 1.5 1.7 1.3ST' • ° 0.2 0.5 1.0 1.4 1.5 /1 0 3 0.6 1.0 1.5 1.8 5 0.9 1.2 1.7 2.0 / 1 0.8 1.3 1.4 1.8 2.0 1.2 1.6 1.6 1.6 1 8 0.8 1.5 1.7 1.7 1.4 0.2 0.5 1.0 1.5 1.7 0.8 1.2 095 0.9 1.1 1/5 1.9 0.6/ 1.0 1.4 1.4 1.8 2.0 0.6/ 1.1 1.6 1.7 1.6 0.4-/0,9 Exys�iNcls�REE1r8LIGH1T5 s1 7 1 0.6 1.2 1.5 1.6 1.5 0.3 0.6 0.9 1.4 1.6 1. 0.3 0.7 1.0 1.3 1.7 1.8'1. 1.2 1.4 1.5 1.8 1.6 1. /1.1 1.6 1.5 1.4 1.9 -' 1.5 1.7 1.6 1.2 S 1.4S STR 0.1 0.2 0.3 0.5 0.7 0.7 0.8 0.7 0.7 1.0 1.2 1.1 1.2 1.2 1.2 1.4 1.6 1.4 1.2 1.2 1.3 1.4 1.5 1.5 1.3 1.2 1.2 1.3 1.5 1.3 1.3 1.3 1.3 1.2 1.5 1.5 1.1 0.9 0.7 0.1 0.3 0.5 0.7 1.0 0.9 0.9 0.7 0.7 0.8 0.9 1.1 1.4 1.5 1.4 1.3 1.3 1.4 1.4 1.6 1.3 1.4 1.4 1.4 1.3 1.5 1.4 1.2 1.2 1.2 1.4 1.5 1.4 1.2 1.2 1.3 1.2 1.2 1.0 0.9 0.4 0.5 0.1 0.2 0.5 0.9 0.9 1.2 1.1 0.8 0.6 0.5 0.5 0,7 1.1 1.4 1.5 1.4 1.3 1.2 1.1 1.1 1.4 I1/5 ST1 1 DR s 1 1.5 1.4 1.1 0.9 0.9 L1 1.2 1.3 1.3 1.2 1.0 1.0 1.1 1.3 1.1 1.2 1.3 1,0 I . 4 . • •iitit�it�it�i■ ben 7PWWIEWITOWIM OerPit ENE • A3%-21/561162 ler in rioN voo Wu I MN WA • 0.7 1.0 1.4 1.1 1.2 1.4 1.3 1.0 • 5 0.2 .0 1.1 1.0 1.4 1.2 1.1 0.7 •. 0.1 TR 1.0 1,0 0.9 0.7 0.4 0.. 0.1 1.0 1.4 1.2 0.9 0.6 0.3 0.' 0.1 • 0.9 1.0 0.8 0.6 0.4 0.3 0. 0.1 • e 0.6 0.6 0.5 0.4 0.3 0.2 0. 0.1 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.0 • 1..3-,.. _ ". 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 TYP 4) 0.3 0.4 FLAG POLES 0.1 0.1 0.2 0.2 0.2 0.6 1.2 1.2 0.6 0.1 0.0 0.0 0.1 0.1 0.2 0.2 0. 0.1 0.1 0.1 0.1 0.1 0.4 2.2 2.5 ).4 0.0 0.0 o-_X 0.1 0.2 0.1 0.1 •0 1.6 1.5 1.2 1.4 1.2 1,11 1.4 1.5 1 1.5 1.3 11L4UM I M1IATED0 MONUMENT SIGN 1.5 0.9 0 STR .1 0.1 0.0 • •.O 6, 6, 6, 0.1 0.2 0.2 0.2 0 2 0.2 0.1 0.0 0.0 0,0 0.7 0.8 0.7 0.4 0.2 0.1 0.1 0.3 0.5 0.6 0.5 0.3 0.1 0.0 0.0 0.0 0.0 0.2 0.4 0.0 0 0.1 0.5 1.2 1.7 1.3 0.5 0.1 0.0 0.1 0.5 1.4 1.9 1.5 0.5 0.1 0.0 0 0.1 0.1 0.0 0.0 0.1 0. 0.1 0.0 0.9 o.o 0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 TED MONUMENT SIGN 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 0 • 0 i STREET I IGHTING NOTES: 1. EXISTING STREET LIGHTING LOCATIONS AND PHOTOMETRIC STUDY IS PRELIMINARY. 2. PHOTOMETRIC STUDY WILL BE UPDATED WITH CITY STANDARD LIGHT FIXTURES AND PHOTOMETRIC FILES WHEN CONFIRMED. HOTEL SITE LUMINAIRES CALLOUT SYMBOL DESCRIPTION MODEL VOLTAGE TYPE LAMPING WATTAGE Al WALLPACK HUBBELL - LNC4 36L 3K 065 4 U DB SCP 120 ELECTRONIC (1) 80W LED 80 BL1 BOLLARD LITHONIA - KBD8 16C 530 30K SYM MVOLT DDBXD 120 NON -DIMMING ELECTRONIC (1) 28W LED (1) 70W MH 28 FP CERAMIC METAL HALIDE NARROW WASH UPLIGHT, HEAVY DUTY DIE-CAST ALUMINUM, POWDER COAT FINISH, UL LISTED, WET LOCA11oN RATED MASQUE 2, 3000K 120 70 PL1 o-O AREA LIGHT - TYPE 3 MEDIUM LITHONIA - DSX2 P2 30K T3M MVOLT DDBXD HS 120 NON -DIMMING (1) 185W LED 185 R01 ° RECESSED LED DOWNLIGHT DMF Lighting - DRDHNIC6100 DRD2M10930A DRD2TR6SWH 120 0-10V DIMMING (1) 14.7W LED 13.5 10 / SCALE: 1" = 20' SITE LIGHTING PHOTOMETRICS 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Rhone 206.766.8300 wwwjohnsonbrauntlmem ARCHITECTURE INTERIOR DESIGN Grey L-Ailwine, AlA Jeffrey A. Williams, AIA ROBISON ENGINEERING, INC 1 9401 40TH AVE w, SUITE 302 LYNNWOOD. WA 98036 206-364-3343 TEL o°pOa RO °Oo 000 °OOO00000 op3�0 q18 0 rc PROJECT 8. 1806 DRAWN BY: MAR CHECKED BY: PSR SITE LIGHTING PHOTEMETRICS E100 40940E1, F:902-183 EIFMEN/ N01R 11.I01IA WA9NG\EIOILIM 01-21-10181839 111 112 d~series Specifications EPA: 2.0 ft2 (0.19 m0) 40" (701 6 cm) Length: Width: Height: Weight (max): DSX2 LED DSX2 LED 01 15" (38.1 cm) 7-1/2" (19 0 cm) 39 I bs (17.7 kg) LEDs 80C 80 LEDs (four engines) 100C ..._.._100 LEDs (four engines) Drive current 530 530 mA 700 700 mA 1000 1000 mA (1 A)' Color temperature 30K 3000K,__„ € 40K 4000K2 50K 5000K Template #8 Top of Pole O 6' 2.650" ar v *L 'n • ft u < O 1 1.325" TSVS TSS TSM TSW D-Series Size 2 LED Area Luminaire 4 DESIGNIIGHTS NIGHTTIME CONSORTIUM RUNNY T1S Type I Short T2S Type II Short T2M Type 11 Medium T35 a Tyne III Short T3M Type In Medium 4M,.........Yp1V'`Me0'i"li"m..... TETM Forward Throw Medium TypeV Very Short TypeV Short TypeV Medium Type Wide 0.563" 0 4a0" "(2 PLCS) Controls & Shields DS5124F 1.STJJE U Photocell- SSL twist -lock (120-277V)" REN277-NM1 U ROAM' node (277V)" SC U Shorting cap" DSX2HS 80CU House -side shield for 80 LED unit DSX2HS 100C U House -side shield for 100 LED unit SPA19/MR2 DDBXDU Square pole DM19 to DM19AS adapter (specify finish) RPA19/MR2 DDBXDU Round pole DM19 to DM19AS adapter (specify finish) For more control options, visit _ and 'r,. online lioVN1:4 H'ae'I dG One L,thonia Way • Attachment C The modern styling of the D-Series is striking yet unobtrusive - making a bold, progressive statement even as it blends seamlessly with its environment. The D-Series distills the benefits of the latest in LED technology into a high performance, high efficacy, long -life luminaire. The outstanding photometric performance results in sites with excellent uniformity, greater pole spacing and lower power density. The Size 2 is ideal for replacing 400-1000W metal halide in area lighting applications with energy savings of up to 80% and expected service life of over 100,000 hours. EXAMPLE: DSX2 LED 80C 1000 40K T4M MVOLT SPA DDBXD d included SPA Square pole mounting RPA Round pole_ mounting WBA Wall bracket MVOLT 120' 208' 240' 277' 347 480 Shipped installed PER NEMA twist -lock receptacle only (no controls) DMG 0-10V dimming driver (no controls) DCR Dimmable and con- trollable via ROAM° (no controls) DS Dual switching 5 ' PIRH Motion sensor, 15-30' mounting height° DSX2 shares a unique drilling pattern with the AERIS" family. Specify this drilling pattern when specifying poles, per the table below. DM19AS DM28AS DMA9AS Single unit 2 at 180° 4at90° DM29AS DM39AS 0M32AS 2 at 90° 3 at 90° 3 at 120°' Example: SSA 20 4C DM19AS 0DBX0 Visit Lithonia Lighting's 'CAL-- •:. .^,'. to see our wide selection of poles, accessories and educational tools. Tenon Mounting Slipfitter * 2-3/8" AST20-190 AST20-28D AST20-290 AST20-320 AST20-390 AST20-490 2-7/8" 05125-190 0S125-280 05125-290 0S125-320 95025-390 75125-490 4" 05135-190 AST35-280 05035-290 05135-320 05135-390 05135-490 * For round pole mounting (RPA) only. Shipped installed HS WTB House -side shield' Utility terminal block SF Single fuse (120, 277, 347V) `0 DF Double fuse (208, 240, 480V) ° TLS Tool -less entry trigger latch L90 Left rotated optics R90 Right rotated optics DDBXD Dark bronze DNAXD Natural aluminum White Textured dark bronze DBLBXD Textured Sack DNATXD Textured natural aluminum DWHGXD Textured white DWHXD DDBTXD NOTES 1 Available with 80 LEDs (80C option) only. 2 Configured with 4000K (40K) provides the shortest lead times. Consult factory for 3000K (30K) and 5000K (50K) lead times. 3 MVOLT Baer operates any gare voltage toms 120-277V 1 44, Specify 120, 208, 240 or 277 options only when oederroq with fusing, (99. DF options). 4 Not available with 347 or 480V. 5 Specifies a ROAM® enabled luminaire with 0-10V dimming capability; PER option required. Not available with 347 or 480V. Additional hardware and services required for ROAM® deployment: must bbe postased separately. Call 1-800-442-6745 or email: sales®r0amservicesxse0. 6 Provides 50/50 luminaire operation via two independent drivers on two separate circuits. N/A with PER, DCR, DMG or WTB. 7 Requires an additional switched line. 8 Specifies the A 'tc'. ..JD?control; see -S.'cr,o "-sordt• for details.Dimming driver standard. Not available with DCR or WTB. 9 Also available as a separate accessory; see Accessories information. 10 Single fuse (5F) requires 120, 277 or 347 voltage option. Double fuse (DF) requires 208, 240 or 480 voltage option. 11 Requires luminaire to be specified with PER option.. Ordered and shipped as a separate line item. Conyers, Georgia 30012 • Phone: 800.279 8041 © 2011-2012 Acuity Brands Lighting, Inc. All rights reserved • Fax:770 918 113 Lumen Output Li,n.° values are from photometric tests performed in accordance with IESNA LM,79.08. Data is considered ro be representative of the configuraVvns snore, within the tolerances alkowed by Lighting Fans. Actual performance may differ as a result of end - user environment and application. Contact factory, (or performance data on any ccohgutratio,s not shown here_ 80C(80 1E0s) 100C (100 LEDs) 700 80C 700 --K T1S 16,714 3 T2S 17,233 �3 - 0 3 92 T2M 161839 1 3 0 3 T3S 16,818 3 0 J 3 T3M 16.970 3 0 4 188W T4M 17,201 3 0 4 TFTM 16.944 3 0 4 T5VS 0 17,899 5 T55 18.032 4 T5M 18,063 T5W 17,798 5 T15 22,771 3 T2S 23.479 3 T2M 22,941 3 T3S 22,912 T3M ` 23,120 1000 ; 8001000--K 275W T4M 23,435 3 700 TFTM 23,084 3 T5V5 24,386_ T5S 24,567 0 3 89 17.647 3 18,196 90 17.779 3 89 17,757 3 90 17,918 3 91 18,162 3 17,890 18,899 19,039 19,072 18,792 ` 24.137 24,887 24 317 0 3 94 0 3 97 0 P 3 95 0 4 97 0 4 95 0 ( 1 101 4 0 2 101 5.... 0 3 101 5 0 3 100 3 0 3 88 24,287 3 24 508 3 24,841 24.469 1 89 25,849 2 89 , 26.041 T5M 24,610 0 3 89 T5W 24.247 0 3 , 88 T1S 20,722 0 3 95 # T2S 21,366 0 3 98 T2M "s 20,876 3 0 3 96 22,046 3 T35 , 20,850 3 s, 0 96 22,019 3 T3M 21,039 3 0 97 1 22,219 3 1000700-K 1 218W T4M $ 21,326 3 0 4 - 98 ` 22,521 3 TFTM 21 007 1 0 4 96 22.184 3 T5VS (22 191 5 T55 I� T5M 5 T5W 22 065 1 22.356 22,395 1 102 2 103 103 3 101 23,435 5 23.609 ! 4 23,650 23 302 26,086 5 0 25,702 5 0 21,883 0 22,563 3 0 95 3 95 33 93 3 100 3 103 3 101 0 1 3 a 101 0 4 1 102 0 4 103 0 4 102 0 1 108 2 100 5 , 0 3 108 5 1 0 , 3 107 Lumen Ambient Temperature (LAT) Multipliers Use these factors to determine relative lumen output for average ambient temperatures from 0 40°C (32 104°F) 0°C 32°F 10°c 50°F 20°C J 68°F 25°C I 77'F 30°C I 86°F 40°C I 104°F 1,02 1.01 1.00 1.00 1.00 0.98 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the platforms noted in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNATM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Electrical Load 80 100 0 25,000 50,000 100,000 DSX2. LED "80C 1000 1.0 0.95 0.92 0.88 DSX2 LED 100C 700 1.0 0.98 0.97 095 120 208 240 277 347 480 1.31 1.74 2.55 0.76 1.00 1.47 0.66 0.87 1.27 0.57 0.75 110 0.45 0.33 0.60 0.44 0.88 0.64 175W 1.62 0.93 0.81 0.70 0.56 0.41 218W 2.02 1.16 1.01 0.87 0.70 0.50 To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting's T. cur; _s Isofootcandle plots for the DSX2 LED 80C 1000 40K. Distances are in units of mounting height (30'). LEGEND 0.5 fc 0.1 fc 4 3 2 1 0 1 2 3 4 4 2 1.0fc - -2 FEATURES & SPECIFICATIONS 4 T1S 4 3 2 1 0 1 2 3 4 T3M 4 2 J Q -2 z 4 3 2 1 0 1 2 3 4 INTENDED USE The sleek design of the D-Series Area Size 2 reflects the embedded high performance LED technology. It is ideal for applications like car dealerships and large parking lots adjacent to malls, transit stations, grocery stores, home centers, and other big -box retailers. CONSTRUCTION Single -piece die-cast aluminum housing has integral heat sink fins to optimize thermal management through conductive and convective cooling. Modular design allows for ease of maintenance. The LED drivers are mounted in direct contact with the casting to promote low operating temperature and long life. Housing is completely sealed against moisture and environmental contaminants (IP65). Low EPA (2.0 ft2) for optimized pole wind loading, FINISH Exterior parts are protected by a zinc -infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi -stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling Available in both textured and non -textured finishes. OPTICS Precision -molded proprietary acrylic lenses are engineered for superior area lighting distribution, uniformity, and pole spacing. Light engines are available in 3000K (80 min, CRI), 4000K (70 min. CRI), or 5000K (65 min CRI) configurations The D-Series Size 2 has zero uptight and qualifies as a Nighttime Friendly.' product, meaning it is consistent with the LEED® and Green Globes" criteria for eliminating wasteful uplight. TOM 4 2 4 4 3 2 1 0 1 2 3 4 T5W ELECTRICAL Light engine configurations consist of 80 or 100 high -efficacy LEDs mounted to metal -core circuit boards to maximize heat dissipation and promote long life (up to L95/100,000 hrs at 25°C), Class 1 electronic drivers have a power factor >90%, THD <20%, and an expected life of 100,000 hours with <1%failure rate Easily -serviceable surge protection device meets a minimum Category C Low operation (per ANSI/IEEE C62.41.2). INSTALLATION Included mounting block and integral arm facilitate quick and easy installation Stainless steel bolts fasten the mounting block securely to poles and walls, enabling the D-Series Size 2 to withstand up to a 2.0 G vibration load rating per ANSI C136.31 The D-Series Sae 2 utilizes the AERIS'" series pole drilling pattern" Optional terminal block, tool -less entry, and NEMA photocontrol receptacle are also available. LISTINGS CSA certified to U S and Canadian standards Light engines are IP66 rated; luminaire is IP65 rated, Rated for-40°C minimum ambient. U S, and international patents pending" WARRANTY Five year limited warranty. Full warranty terms located at t,,,. .... o..-; ..., 6r.16czs sox. Note: Specifications subject to change without notice- TH ?V/A 1+re G 114 One Lithonia Way • Conyers, Georgia 30012 • Phone; 800,279,8041 • Fax: 770 918,1209 © 2011-2012 Acuity Brands Lighting, Inc. All rights reserved. DSX2-LED_2.indd Rev. 12/11/12 The Philips Hadco RD6 and RF6 bollard is now equipped with state-of-the-art LED lighting solutions that deliver a better quality of light while also providing energy savings. Construction RF6 head is 1100-0 spun aluminum alloy. RD6 head is 356 NM high -strength low copper, proprietary cast aluminum alloy, secured to the lower housing with a single stainless steel alien head screw providing easy removal for relamping. Easy access to lamp. Lower- body is 6" diameter extruded aluminum tubing with a 0.125" wall thickness. The Philips EnduraLED A19 lamp is 2700K warm white, delivers 800 lumens and is also dimmable.* 120 volt and ETL, cETL listed. For dimmer capabilities, consult factory. Example. RD6 A K5 12L W E Model Finish Optics RD6 1 iA - ,Biatk ' 1KF 1—COTie-- 12L - 12,5W ID/ mei, socf@i) kr61 j:1 --,b;Onii. K5 - Type V Refractor il0 - 25W 00 tED / Medvie) 1 - Grey Integrated Module Spec. 10 LEDs @ 700 mA Color Temperature: 3,000K (3K) delivering 66 lumen per LED 4,000K (4K) delivering 100 lumen per LED (10 LEDs 25 Watts) Wattage (CCT) Voltage A - 120 to 277V E 120V ) ( ) KF iff 7/1" ...)ontio I RD6 and RF6 Bollards Dimensions: RD6 6" (Round) x 38 1/8" (H) RF6 6" (Square) x 37 3/4" (H) Bolt Circle: 3" 12L 10 RD6 RF6 Full specification sheets, IES files, ISO files and ordering guide information can be found at wv"v,hadco com. E A PH !LIPS II www.hadco.com 100 Craftway Drive, P.O. Box 128, Littlestown, PA 17340 Phone: 1-866-423-2658 • Fax: 717-359-0618 Printed in U.S.A. PH-1137-1202-2SH 115 MASQUE EXTERIOR ARCHITECTURAL FACADE LIGHTING OPTICS LIGHT S URCES ELECTRICAL PHYSICAL SPECIFICATIONS Input Voltage Dimensions (Height X Width X Depth) Weight Housing EPA Lens CERTIFICATION Certification EXTERNAL SHIELD OPTIONS ECB Cross Baffle Shielding tn vertical and horizontal planes. Adjustable Horizontal Baffle Glare cutoff in the vertical plane. Field adjustable. CERAMIC METAL HALIDE AND AND PULSE START METAL HALIDE Narrow Wash (10°) Asymmetric Narrow Spot (10°) MASQUE 1 Medium Narrow Wash (20°) Deep Wallwash (65'-74°) Horizontal Offset Symmetric Offset Wide Spot (20°) MASQUE 2 MASQUE 4 Ceramic Metal Halide Ceramic Metal Halide 20W, 39W & 70W 70W & 150W Ceramic Metal Halide 150W, 210W & 315VV Pulse Start Metal Halide 250W & 400W 120V to 277V. All ballasts are integral to the fixture. All fixtures are tested prior to shipment. Ceramic Metal Halide ballasts are electronic, high power factor, "A" sound rated and have a THD of less than 10%, available in 120V or 277V See ordering information for details. Pulse Start Metal Halide ballasts are HPF core/co I assemblies available in 120V - 347V. See ordering information for details. MASQUE 1 - SM Mounting: 9-5/8" x 5-1/8" X 6-3/4'"' MASQUE 2 - SM Mounting: 12-3/4" x 5-3/4" X 7-1/8" MASQUE 4 - SM Mounting: 21" x 9-1/2" X 13-1/8" MASQUE 1 - SM Mounting. 7 lbs (3.17 kg) MASQUE 2 - SM Mounting 12 lbs (5 44 kg) MASQUE 4 - SM Mounting 47 Ibs (21.32 kg) Heavy duty die-cast aluminum, powder -coated finish MASQUE 1 - SM Mounting 0,551 FT2 MASQUE 2 - SM Mounting 0.891 FT MASQUE 4 - SM Mounting 2..269 F 12 Tempered glass UUCUL for Use in Wet Locations EHB Horizontal Baffle Glare cutoff in the vertical plane. EAV Adjustable Vertical Baffle Glare cutoff in the horizontal plane. EVB VS BD Vertical Baffle Cutoff Visor Barn Doors 45° shielding for Shielding for cutoff Flexible framing low brightness in front of the of the beam lateral cutoff. luminaire. pattern. FS Adjustable Framing Snoot Glare control for precise beam framing. 116 EXTERIOR ARCH1TECTUR FACADE LIGHTING ti MASQUE ?Mr, METAL HALDE MQ1-20CMH 20W CMH, T4,5, G8.5 ANSI156 MQ1-39CMH 39VV CMH, T4, G8.5 ANSI130 MQ1-70CMH 70 CMH, T4, T4.5, GB.5 ANSI139 MASQUE OPT7CS NW Narrow Wash (10') IVIW =Medium Narrow Wash (20") WWI/ =Deep VVallwash (65°-74`) ASY HO =Horizontal Offset SO = Srymmetrio Offwt NS = Narrow Spot (10') MASQUE CERAMIC METAL HALIDE AND AND PULSE START METAL HALIDE SUBMIT COLOR SAMPLES FOR ELECTION MASQUE 1 SM = Surface Mount, Wall or Ground CM = Conduit Mount EX-X = Extended Arm, X =Arm leap WM2-X = Wall Mount, Twin Fixture Uptight & Downright X =Arm length ST-X = Stanchion, X = Stanchion height MA.SQLlE = 120V 2 =277V ,---tlltki.,00E 2 NM1CMEAL iAL10E MQ2-70CMH 70W CMH, T6, G12 ANSI139 MQ2-150CMH 150 CMH, T6, G12 ANSI142 MA SCi. L1E2OR Ti NW =Narrow Wash (10°) MW'Medium Narrow VVash (20) DWI = Deep Walhivash (65°-74`) ASY =Asymmetric HO = Horizontal Offset SO =Symmetric Offset NS = Narrow Spot (10°) •" -VVS.,=_Wide.Spot,(29_)„,_ ,15,4,"Mr:UE 2 SM = Surface Mount, VVall or Ground CM = Conduit Mount EX-X = Extended Arm, X =Arm length WM2-X = Twin Fixture, VVall Mount U plight & Downllght X =Arrn length ST-X = Stanchion, X = Stanchion height MASQ1LiiT 1 = 120V 2 = 277V MASOLiE 4 CERAfilIC 'METAL MALICE MQ4-150CMH 150 CMH, T6, G12, ANS1142 M04-21OCMH 210 CMH, T9,ANSI M183 MQ4-315CMH 315 CMH T9, ANSI M182 PULSE START METAL UDE MQ4-250MH 250 PSMH, ED28, ANS1153 MQ4-400MH 400 PSMH (ED28), ANS1155 MASE.'4UE 4 OPMCS GMH NS = Narrow Spot 150W (6°), 210/315VV(11 NW = Narrow Wash 150IN(6`), 210/315W (11°) COW = Deep Wall VVash 210VV/315VV (65-74") fr.I.Aart.JE 4 OPT(CS PSMH MW = Medium Narrow Wrash (25°) DWW = Deep Wallwash (65"-74°) VO = Vertical Offset HO = Horizontal Offset SO = Symmetric Offset S = Wde Spot (25°) ORDERING EXAMPLE MQ1-20CMH / MW! SM / 1 / TW / BD MASQUE 4 SM =Surface Mount Wall or Ground CM = Conduit Mount EX-X = Extended Arm X =Arrn length ST-X = Stanchion, X = Stanchion height MAti3OliE, 4 CIMH 1 = 120V 2 = 277V Mr 2100/ 3151iV 2 = 277V 5OW - r.4crU PEN1H 1 =120V 2 =277V 7 = 347V ORDERING INFORMATION ttmE t.Mtrot TW = Textured' kill -bite TBL = Textured Black TN = Textured Natural TS = Textured Sandstone SF = Specify Finish 'Contact factory !" —Additional charges will apply FASCIAS Fascia options are limited by mp and/or optics. Please act factory for details ExE.ERNAL SHIELDS ,ECB = Cross Baffle (EAH =Adjustable Horizontal Baffle HB = Horizontal Baffle V = Adjustable Vertical Baffle = Vertical Baffle -= Bam Doors VS = CutorTVisor WG = Wre Guard FS =Adjustable Snout SN = Snoot • SN is available with Masque 1 & 2 only. Contact factory for availability with Masque 4 CFS = Color Filter/Snoot • Contact factory for filter color selections. • CFS is available with Masque 1 & 2 onty OP7MONS TP = Tamper Proof Fasteners CRF = Corrosion Resistan Finish • CRF is reoommended for coastal or extreme exterior environments. • Contact factory for available finishes. INS)GHT Tel 505-345-0888 www insightlighting.com 08/29/14 Page 2 of 4 117 FEATU ES SPECIFICATI 1 CONSTRUCTION — Weldable -grade, hot -rolled, commercial -quality carbon steel tubing with a minimum yield of 55,000 psi (11-gauge), or 50,000 psi (7- gauge). Uniform wall thickness of .125" or .188". Shaft is one-piece with a full- length longitudinal high -frequency electric resistance weld. Uniformly square in cross-section with flat sides, small corner radii and excellent torsional qualities. Available shaft widths are 4, 5 and 6 inches. Anchor base is fabricated from hot -rolled carbon steel plate conforming to ASTM A36, that meets or exceeds a minimum -yield strength of 36,000 psi. Base plate and shaft are circumferentially welded top and bottom. Base cover is finished to match pole. A handhole having nominal dimensions of 3" x 5" for all shafts. Included is a cover with attachment screws. Top cap provided with all drill -mount poles. Fasteners are high -strength galvanized, zinc -plated or stainless steel. Finish: Must specify finish. Grounding: Provision located immediately inside handhole rim. Grounding hardware is not included (provided by others). Anchor Bolts: Top portion of anchor bolt is galvanized per ASTM A-153. Made of steel rod having a minimum yield strength of 55,000 psi. RDERI SSS Series SSS GIF R ATIO Nominal fixture mounting height Anchor Base Poles SQUARE STRAIGHT STEEL Lead times will vary depending on options selected. Consult with your sales representative. Example: SSS 20 5C DM19 DDB Nominal shaft base size/ wall thickness 10 — 39 feet (See back page.) (see back page.) HANDHOLE ORE TATIO A Handhole NOTES: 1 When ordering tenon mounting and drill mounting for the same pole, follow this example: DM28/T20. The combination includes a required extra handhole, 2 The drilling template to be used for a particular luminaire depends on the luminaire that is used. Refer to the Technical Data Section of the Outdoor Binder for Drilling Templates. 3 Insert "1" or "2" to designate fixture size; e.g. DM19AST2. 4 Specify location and orientation when ordering option. For 1st"x": Specify the height in feet above base of pole. Example: 5ft = 5 and 20ft = 20 For 2nd "x": Specify orientation from handhole (A,B,C,D) Refer to the Handhale Orientation diagram above. 5 Horizontal arm is 18" x 2-3/8" 00. tenon standard, 6 Combination of tenon -top and drill mount includes extra handhole, 7 Additional colors available; see www.lithonia.com/archcolors or Architectural Colors brochure (Form No. 794,3), Powder finish standard, Mounting' Tenon mounting PT Open top T20 2-3/8"0,0,12"NPS) T25 2-7/8" 0.D.(2-1/2" NPS) T30 3-1/2" Oa (3" NPS) T35 4" O.D.(3-1/2" NPS) Drill mounting2 DM19 1 at 900 DM28 2 at 180° OM28PL 2 at 180° with one side plugged DM29 2 at 90° DM39 3 at 90° DM49 4 at 90° AFRISTM/OMFROTM Drill mountinn2 DM19AS 1 at 90° DM28AS 2 at 180° DM29AS 2 at 90° DM39AS 3 at 90° DM49AS 4 at 90' AERISTM Suspend drill mounting2,3 DM19AST_ 1 at 90° DM28AST_ 2 at 180° DM29AST_ 2 at 90° DM39AST_ 3 at 90° DM49AST_ 4 at 90° OMEROTM Suspend drill mounting2,3 DM19MRT_ 1 at 90° DM28MRT_ 2 at 180° DM29MRT_ 2 at 90° DM39MRT_ 3 at 90° DM49MRT_ 4 at 90° Options Shipped installed [ L/AB Less anchor bolts VD Vibration damper TP H1-18Sxx FDLxx CPL12xx CPL34xx CPL1xx NPL12xx NPL34xx NPL1 xx EHHxx Tamper proof Horizontal arm bracket (1 fixture)4.5 Festoon outlet less electrical' 1/2" coupling' 3/4°' coupling' 1" coupling' 1/2" threaded nipple' 3/4" threaded nipple' 1" threaded nipple' Extra handhole" Finish' Standal. colors DDB Dark bronze TM/fi White DBL Black DIVE Medium bronze DNA Natural aluminum GALV Galvanized finish Classic colors DSS Sandstone DGC Charcoal gray DTG Tennis green DBR Bright red DSB Steel blue Architectural colors (powder finish)7 Outdoor 118 Sheet #: Pole-SSS PL-320 SSS Square Straight Steel Poles TECHNICAL INFORMATION Nominal Catalog shaft Pole Shaft -Number lenoth (feet) Size(inxft) SSS 124C 12 � � SSS144C 14 4�xl2O . SS01V4C 18 Wall Thickness 0.125 80 Max. 90 Max 100 Max. Gauge mph w 17 30.6 765 025 ll 24.4 @O 025 11 19.9 490 151 30 11J 293 20 025 025 8oItCircle Approximate BobSbe ship weight 0-8 3/4x18x3 75 8-9 3/4x18x3 80 8-9 3/4x18x3 100 ll l58 �0 l7� �5 83 %D 11 llO 315 82 0.125 ll 30 230 6.7 168 167 4.5 150 8-9 3/4x18x3 115 8-9 3/4x18x3 125 8-9 3/4x18x3 140 4.0x20.0 | 0.180 | 7 1uU! �@_ n� Q5 &0 0U � 8-8 - l � 5Ux20.0 0.125 11 177 440 12J 03 94 235 10--12 3/4x30x3 188 lx30x4 185 20 50x28.0 / 0.188 7 28]1 70 21.4. 535 102 ! 405 8SS254C ! 25 4.0x25.0 0.125 ll i 4.8 150 ;LO 100 1.0 0 8-8 i 54 135 8-8 B8S255C 25 5Ox25.0 0.126 11 8�� �5 �03 � 157 �37 i 150 l�l2 ` __ 25 513 25 30 4�x30� &l88 7 | 07 | l08 �4 | llO �lO 65 8-9 - � .-- _ 30 5.0x30.0 Kl25 ll / 4J | l5U 2� | 50 / 1��2 | � ' � 0 50x3O� U188 7 ( l0J` �7 0J . 167 3� 100 1U-l2 _ 3/4x18x3 170 245 � 088 7 35 6.0x35.0 0.188 7 12.4 JlU lG 190 42 105 8S8396G 38 6.0x39.0 0.188 7 7.2 180 � 3.0 75 -- BASE DETAIL 10--12 ll-l3 lx30x4 380 ll-lJ Pole Data Shaft Bolt Bolt Anchor bolt Uaxo circle projection Base Template Anchor bolt and template size A B square description U000hpUon number 4"C 8'1/2" 2'3/4"-4 8^ ABTEMPLATE 050004 AB18'0 ABSGS-4C 4^G 8'1/2^ 2-3/4"-4^ 8^ A8TEMPLATE PJ50004 A830-0 AB888-4G 5^ 10"-12^ 3'3/8"-4^ 11^ ABTEMPLATE PJ58010 A836'0 48O8S-5 §^ 11�13" 3-3/8"-4^ 12'1C2" ABTEMPLATE PJ50011 4B30'0 N/4 IMPORTANT INSTALLATION NOTES: ^oonot erect poles without having fixtures installed, ^ Factory -supplied templates must be used when setting anchor buxu umo"m Lighting will not accept claim for incorrect anchorage placement due tofailure muse umuo.^ Lighting factory templates. ^xpoles are stored outside, all protective wrapping must boremoved immediately upon delivery mprevent finish damage. - Lithonia Lighting is not responsible for the foundation design, IMPORTANT: ^ These specifications are intended for general purposes only.umonmmwmmmo right wchange material mdesign, without prior notice, inocontinuing effort m upgrade its products. OrA L1r?VVJV1A LIGHrIJVG � An "McuityBrands Company Sheet#: Pole-SSS @1994-2010 Acuity Brands Lighting, Inc, All rights reserved. Rev, 11/11/10 UthoniaUghting Outdoor One umoniaWay, Conyers, sxmmo Ph one: zm'922-9000Fax: /m'om'1um w*w,/mm".a.wm 119 120 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 GLOBAL DESIGN Pago:38O 121 MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: LDUNGECHA|R'STAChABLE'OUTO(](]R'077005'103 bemU[)K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: STxCKABLEOUTDOOR LOUNGE CHAIR PREVIOUS STxRvvOODITEM NUMBER: EvV2-CSG-419 MFw|D: ZED LOUNGE CHAIR 07r0nn'1Oa DIMENSIONS: no^vVx25-1C2^oX2o'1/2oAH: 21'1/4^SH: 15^ STACKING: FRAME FINISH: POWDER COATED ALUMINUM SEAT AND BACK: PATTERN: 1onLEAVES COLOR: wE|G0coLBS rvu: vvxRmxwTY: CAnTON|mG |wC|uoeo Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: TE-200ALTY Public Space POOLF 000000000000278048 Vendor Name: Vendor Item ID: Cataloq No: DEDJN|NC 077005-103 Room Types Where This Is Used Public Space POOL RO-200 Pub|ioSpaoo-TERRACE 7E-208ALT/ Pago:381 122 GLOBAL DESIGN MARR|0TTINTERNATIONAL -FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: LOUNGE CHA|R'STAChABLE'OUTO(](]R'710-40'111'24' 70 bemU[)K4: Marriott BOK4Name: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: STxCmxBLEOUTDOOR LOUNGE CHAIR PREVIOUS STxRvvOODITEM ID: Evv2'CSG419-A MFwID: KOKO||MESH LOUNGE CHAIR SILVER/TWEED 71V4o'111'o4- 7o D|memS0mS: 27^vvx28'3/4^Dx30'1/2oAH: 21'1C2^So: 14-3/4" STACKING: STACKS TO* FRAME: POWDER COATED ALUMINUM, WITH ONSET ARM - JxNuSvvOOD SEAT AND BACK: POLYVINYL MESH FABRIC: PATTERN: C00m oxRDvVxRe WE|GK[1aLBS rvu: vvxRmxwTY: COO: LEAD TIMES: CxnTON|mG |wCLuoeo Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-200ALT2 Public Space CHAIR 000000000000278095 Vendor Name: Vendor Item ID: Cataloq No: 719-40-111-24-79 JANUSETCIE GLOBAL DESIGN Room Types Where This Is Used Public Space TERRACE 7E-200ALT2 Pugo:382 123 MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: bemU[)K4: Marriott BOK4Name: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: STxCmxBLEOUTDOOR DINING CHAIR PREVIOUS STxRvvOODITEM NUMBER: EVv2-CSG422 MFw|D: ZED SIDE CHAIR Orr0on-1o3 DIMENSIONS: 22-1/2'1mxn4'1Cz^oXa2-3/4''nOVERALL aH:1r3/4^SD: FRAME: ELECTROSTATIC POWDER -COATED ALUMINUM FINISH: 1nnLEAVES COLOR: WARRANTY: CAnTON|mG|wCLuoeo Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: TE-20 Public Space POOLF 000000000000278050 Vendor Name: Vendor Item ID: Cataloq No: DEDJN|NC 077003-103 Room Types Where This Is Used Public Space - TERRACE TE-202 Pugo:383 124 GLOBAL DESIGN MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: BARSTODL-OUTDOOR-077028403-20-1/2"WX214/4"D bemU[)M: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: OUTDOOR BARSTOOLTERRACE PREVIOUS STxRvVOOoITEM NUMBER: EVV2-CSG424 MFw|D: ZED BxRSTOVLOrrn2o'10a DIMENSIONS: 2o-1Cz''VVx21'1/4''DX42'1Cz^Hxn:N/A SH:3o-n/4^ STACKING: FRAME FINISH: ELECTROSTATIC POWDER -COATED ALUMINUM SEAT AND BACK: +xemC: PATTERN: 1onLEAVES COLOR: oxnDvVxRE: WE|GK[oLBS rvu: vvxRmxwTY: CAnTON|mG|wC|uoeo Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-203ALTY Public Space POOLF 000000000000278033 Vendor Name: Vendor Item ID: Cataloq No: DEDJN|NC 077028-103 ic GLOBAL DESIGN Room Types Where This Is Used Public Space TERRACE 7E-203ALTI Pugo:384 125 MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: BARSTODL-H|GHBACK'TERRACE'711'50'782-54-00' 20^VV bemU{}K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: OUTDOOR HIGH -BACK BARSTOOL PREVIOUS STxRvvOODITEM ID: EvV2'CSG424-A3 MFwID: FOREST BxRSTOOLH|GnoACK'OLIVE GREEN; MOoe|#711- so'ro2-n4-oo DIMENSIONS: 2o^vvx22''Dx4s''*An:N/A SH:oo-n/*" CONSTRUCTION: SEAT: ELECTROSTATIC POWDER -COATED DIE CAST ALUMINUM LEGS: TUBULAR ALUMINUM FOOTREST: STAINLESS STEEL COLOR: OLIVE GREEN wBGHT:1s.nLBS FOB: COO: vvxRmxwrY: CxnTom|wG |wC|uoeo Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: TE-203ALT2 Public Space STOOL 000000000000278094 Vendor Name: Vendor Item ID: Cataloq No: JANUSETCIE 711-50-782-54-00 Room Types Where This Is Used Public Space TERRACE 7E-203ALT2 Pugo:385 126 GLOBAL DESIGN MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: FOOTST{}(}L-OUTD(]DB-077031403-24"VVX20"DX18' bemU[)K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: STxCKABLEOUTDOOR FOOTSTOOL PREVIOUS STxRvvOODITEM NUMBER: Evv2fCSG420 MFw|D: ZED FOOTSTOOL nr7On1-10o DIMENSIONS: Vv:o4^xo: 2n''XH:1s'3/4^OVERALL FRAME: ALUMINUM WITH ELECTROSTATIC POWDER -COATED FINISH FRAME COLOR: WEIGHT: nLBS FINISH: 1onLEAVES WARRANTY: |exorMe:STANDARD LEAD TIME |S**WEEKS UPON RECEIPT OF PURCHASE ORDER AND SHOULD BEVERIFIED eYTHE MANUFACTURER CxRTOm|NG|mC|uoeo Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: TE-20 Public Space POOLF 000000000000278032 Vendor Name: Vendor Item ID: Cataloq No: 077031-103 DEDJN|NC ���� � Ix, " V� � 0", � � t,°�,������," ' � � _ � � Room Types Where This Is Used Public Space POOL RO-204 Pub|ioSpaoo-TERRACE 7E-204 Pago386 GLOBAL DESIGN MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: DINING TAB LE-TERRACE-SQUARE-3G'3/4"VV bemU{}K4: Marriott BOMName: BOMOoschpUon: EA ELIVITEN Enliven Decor Specification ITEM: OUTDOOR SQUARE DINING TABLE PREVIOUS STxRvVOODITEM ID: EvV2'CSG423 OVERALL DIMENSIONS: VV:oo-n/«''Xm:ao'3/4''XH: 28-1C2^ FRAME: POWDER -COATED ALUMINUM FRAME FINISH: S|u/ERUxwUSVV0OD TOP: INSET JxNUSvvO0DSLATS WARRANTY: COO: CxRTOm|mG|wCLuoeD Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: TE-20 Public Space TABLE 000000000000278096 Vendor Name: Vendor Item ID: Cataloq No: 719-40-516-24-97 JANUSETCIE Room Types Where This Is Used Public Space - TERRACE TE-205 Pago:387 128 GLOBAL DESIGN MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: bemU{}K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: OUTDOOR SIDE TABLE PREVIOUS STxRvVOODITEM NUMBER: EVV2-CSG428 DESCRIPTION: OUTDOOR SIDE TABLE WITH COLOR COORDINATED GLASS TOP MFwID: DxLxSIDE TABLE ornoon-na4 OVERALL DIMENSIONS: o:o1-3/4^xH:1o" CONSTRUCTION: FRAME: ALUMINUM (ELECTROSTATIC POvvoe*-COxreo) EXTERIOR: H|GnDENSITY POLYETHYLENE (HDPE) FINISH: no4STONE TOP: GLASS STONE 2227ononn14 HARDWARE: GLIDES: WEIGHT: rLeS DOS NOT STACK WARRANTY: cxnTOm|mG|mCLuoeo Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: TE-20 Public Space POOLF 000000000000278046 Vendor Name: Vendor Item ID: Cataloq No: 073033-534 DEDJN|NC Room Types Where This Is Used Public Space POOL RO-200ALT/ Pub|ioSpaoo-TERRACE 7E-200 GLOBAL DESIGN Pago:388 129 MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: DINING TAB LE'0UTDD(]R-710'40-511-2407'38"VV bemU{}K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: OUTDOOR RECTANGULAR DINING TABLE PREVIOUS STxRvVOODITEM ID: EYV2'CSG400 STYLE: xOKO||DINING TABLE MFR#:71o4o'n11-24e7 OVERALL DIMENSIONS: vV:oo^m: 27^n:281C2^ FRAME FINISH: POWDER -COATED ALUMINUM FINISH: SILVER TOP: INSET JxwUSvvO0oSLATS HARDWARE: GLIDES: DOES NOT STACK WARRANTY: COO: LEAD TIMES: nxnTnN|mG|wC|uoeo Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: 7E-207 Public Space TABLE 000000000000278092 Vendor Name: Vendor Item ID: Cataloq No: 719-40-511-2497 JANUSETCIE Room Types Where This Is Used Public Space - TERRACE TE-207 Pago:389 130 GLOBAL DESIGN MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: TABLE -BAR HEIGHT-OUTDOOR-42-1/2"HX27-1/2"DIA bemU[)K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: OUTDOOR BAR HEIGHT TABLE PREVIOUS STxRvVOODITEM NUMBER: EVV2-CSG430 MFwITEM ID: PIER BAR TABLE 244o*no4001+ona000nO1+On00S3XXX DIMENSIONS: 42-1/4''HX2r-1Ca^DmOVERALL METAL: POWDER COATED CAST ALUMINUM BASE FINISH: WHITE TOP: HPLWHITE MANUFACTURING CONSTRUCTION DETAILS: TABLE TOP |SnP_ BASE |SPOWDERCOxTEDALUMINUM. POST CONSISTS 0+ ALUMINUM TUBES WOVEN WITH FIBER. WEIGHT: 41LeS WARRANTY: CAnTON|mG|wC|Uoeo Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: TE-20 Public Space POOLF 000000000000278036 Vendor Name: Vendor Item ID: Cataloq No: DEDJN|NC Room Types Where This Is Used Public Space - TERRACE TE-208 GLOBAL DESIGN Pago:39O 131 MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: OUTDOOR -CAYMAN STORAGE BOX-TAN-TST'GL- Item U[)K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: OUTDOOR STORAGE BOX PREVIOUS STxRvVOODITEM ID: EYV2-CSG42r MFwID: SINGLE TSTG|-DMB242-SW DIMENSIONS: vv:a*^xD: 24rxn:a3^OVERALL FINISH: TAN WEIGHT: 1280S NOTES: FEATURES uvINHIBITORS rOPREVENT FADING, ANGLED LID FOR WATER num{}FF.RUST FREE HINGES AND SIDE HANDLES. |T|S RESISTANT TOINSECT, MILDEW, MOLD, AND GxxFF|Tr| RECYCLED COwTENET:or%PURE TYPE zRECYCLED FROM MILK BOTTLES. WARRANTY: Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: 7E-2fY Public Space ACCES 000000000000278074 Vendor Name: Vendor Item ID: Cataloq No: T2SITE AMENITIES G|NBLETST-GLDMB242-SVV Room Types Where This Is Used Public Space - TERRACE TE-211 Pago:391 132 GLOBAL DESIGN MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: POOL,UMBRELLA4G05/6005-OCTOCEAN MASTER CLASSIC-7.5FT bemU[)K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: PARASOL WITH SINGLE VENT CANOPY AND WEIGHTED BASE (EVV2-CSG425) MFnID: TuuC|7.nOCT OCEAN MASTER CLASSIC ALUMINUM PARASOL DIMENSIONS: r's''Dxon''nOVERALL 7s^CANOPY HEIGHT 1.n^MAST D|NwreR CONSTRUCTION: HIGH POLISHED ANODIZED ALUMINUM CONSTRUCTION; PARASOL PROFILE |SMARKET CUT, FOLDED. vEw|CEHm|AL LIFT SYSTEM: MANUAL WITH STAINLESS STEEL PIN POLE: POLISHED TITANIUM MARINE ANODIZED ALUMINUM FABRIC: Se4s''oOZHEMLOCK TWEED (mxR|mE-G*xDEGOODS) #4*on/onon WARRANTY: C0O:FRxwE-COveR- TOBEUSEDvv|THuMB*eLLxaxSeG'PLxreSrxCnCOwoO15oLeS (M|#278121) CARTON|mG|mCLuDED Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: TE-2Y5ALTY Public Space POOLF 000000000000278081 Vendor Name: Vendor Item ID: Cataloq No: TUUC|THE ULTIMATE UMBRELLA COMPANY INC TUUC|7.5OCT OCEAN MASTER CLASSIC ALUMINUM PARAS{} Room Types Where This Is Used Public Space - TERRACE TE-215ALTI GLOBAL DESIGN Pago:392 133 MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: OUTDOOR'UMBRELLA-FRFL0HE�9.25^DX102.5^H bemU{}K4: Marriott BOK4Name: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: SOLAR -POWERED MOBILE DEVICE CHARGING UMBRELLA STxRVvO0DPREVIOUS ITEM ID: (Evv2-CSG42n~A2) MFRID: FRFL-eHEX STYLE: F|BenuTeHEXAGONAL UMBRELLA POVVenSO|CHARGING BATTERY HUB ZON'SHUB SUPPORT TABLE (n4'') CALIFORNIA UMBRELLA BASE DIMENSIONS: S'25^ox1n2.n''HOVERALL oo^CANOPY HEIGHT 1.n^MAST D|NwreR CONSTRUCTION: FRAME: ALUMINUM MAST; FIBERGLASS RIBS FINISH: FRAME- BRUSHED ALUMINUM CANOPY: SuNoRELLxMARINE GRADE FABRIC FABRIC: SuwBne|LxHEMLOCK TWEED MARINE GRADE FABRIC #*oon SUPPORT TABLE: o4^STAND ALONE TABLE (ANODIZED MACHINED ALUMINUM) NOTES: COMMERCIAL -GRADE uwonReLLxINCLUDES POvvenSO| TECHNOLOGY WITH ROOF PLATE AND oSOLAR SLEEVES WHICH POWER xMOBILE DEVICE CHARGING BATTERY HUB THAT SITS TABLE TOP. WARRANTY: 1YEAR FOR LITHIUM ION BATTERY HUB 2YEARS FOR SOLAR SLEEVES 10YEARS FOR CANOPY (MARINE GRADE SUNoReLLxFABRIC) sYEARS F|eEwUTEUMBRELLA FRAME rOBEUSED WITH UMBRELLA BASE: CALIFORNIA UMBRELLA BASE 11nLBS-GLAVAw|ZEDSTAINLESS STEEL (w|#27e1no) CxnTON|mG|NCLUDeo Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: TE-2Y5ALT2 Public Space POOLF 000000000000279134 Vendor Name: Vendor Item ID: Cataloq No: Z3N|NC Room Types Where This Is Used Public Space - TERRACE TE-215ALT2 Pago:393 134 GLOBAL DESIGN MARR|0TTINTERNATIONAL —FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: BASE-UMBRELLA-G'PLAJE'STACKCOMBO BASE'3U^D|A bemU[)K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: UMBRELLA BASE Gf`LATESTACK COMBO (EYV2CSG42o) CATALOG #: DIMENSIONS: 1o^+ur MATERIAL: STEEL FINISH: GLxvAmmEDSTeeL WEIGHT: 14nLnS NOTES: 1o^+urPLATES STACKED; SECURITY SLEEVE '1.n^|o WARRANTY: CxnToN|mG|NC|uoED Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: 7E-215fl4LTY Public Space POOLF 000000000200218121 Vendor Name: Vendor Item ID: Cataloq No: TUUC|THE ULTIMATE UMBRELLA COMPANY INC G-PLATE-ULT|MATE STACK COMBO BASE Room Types Where This Is Used Public Space - TERRACE TE-215BALTI GLOBAL DESIGN Pago:394 135 MARR|0TTINTERNATIONAL -FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: OUTDOOR'UMBRELLABASE'FRFL0HEX-23-50^ SQUARE bemU[)K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: UMBRELLA BASE FOR MFRID: FRFL-9HEX PREVIOUS SrxRVVOODITEM ID: (EvV2-CSG42n~A2) CATALOG #:CALIFORNIA UMBRELLA SQUARE BASE DIMENSIONS: 2a&n/uinches Square. MATERIAL: GxcvEw|ZEDSTAINLESS STEEL FINISH: SILVER ANODIZED wBGHr:11uLBS WARRANTY: NOTES: FOR USE WITH ZOwTECHNOLOGY UMBRELLA cxnTnN|mG|wC|UDED Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: 7E-215fl4LT2 Public Space POOLF 000000000000279133 Vendor Name: Vendor Item ID: Cataloq No: ZJN|NC FRFL-SHEX-CAL|FORNkA UMBRELLA SQUARE BASE Room Types Where This Is Used Public Space - TERRACE TE-215BALT2 Pugo:395 136 GLOBAL DESIGN MARR|0TTINTERNATIONAL -FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manuanar Marriott Description: PLANTER -SET OF 3- JS-SAN VALENCIA-SW bemU[)K4: Marriott BOMName: BOMOoschpUon: EA ELK4TEN Enliven Decor Specification ITEM: PLANTER TRIO 3SIZES |NSET (EVV2+\CC4Oo) MFRMODEL #: JS-SxmvALeNC|y+SW(TO ORDER COMPLETE SET 0F nP|xNTERS) DESCRIPTION: SAmvxLENCmPLANTERS; TALL Sr.TROPeZPLANTER FINISH: WHITE MATTE o|memS0mS: SMALL PLANTER: o:1nrxH:1u^ MEDIUM PLANTER: D:mTxo: 23" LARGE/TALL PLANTER: D:12"XH: 32" MATERIAL: DURABLE FIBERGLASS CONSTRUCTION WITH uv PROTECTION WEIGHT: SMALL PLANTER: 7LeS MEDIUM PLANTER: 1n|eS LARGE/TALL PLANTER: 7LBS COO: vvxRmxwTY: PLANT REFERENCE: SMALL PLANTER -T0eePLANTED WITH BLUE FESCUE GRASS; MEDIUM PLANTER -TOBEPLANTED WITH YAK n*noEmoROw;LARGE PLANTER -T0BEPLANTED WITH CVxMAeCYPxR|SP|S|+Emx(SOLD/PURCHxSEDSEPARATELY) CxRTOm|mG|wC|UoED Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item 0: TE-8#LTY Public Space PLNTR 000000000000278070 Vendor Name: T2SITE AMENITIES Vendor Item ID: JS-GANVALENCkA-SVV Cata|ogNu: SET Room Types Where This Is Used Public Space - TERRACE TE-801ALTI Pago:39O GLOBAL DESIGN MARR|0TTINTERNATIONAL -FERNVYOODROAD, BETHESDA.MID 2O817 Brand: Element Decor Package: Enliven Decor Title: Gen u.nNew Build Interior Design Specification Manual Marriott Description: bemU[)K4: Marriott BOMName: BOMOoschpUon: 8E7 ELK4TEN Enliven Decor Specification ITEM: PLANTER SET -TRIO PREVIOUS STxnVvOOoITEM NUMBER: EVV2+\CC40s-A MFwMODEL #: ORDER SET (2)oxLAnraono'SMALL (1)nxLxoraon1-LARGE DESCRIPTION: TWO SMALL AND 1LARGE PLANTERS |wSET; ROUND WOVEN -EXTERIOR PLANTERS FINISH: no4STONE o|meNS0mS: SMALL PLANTER: o: 24^xH:17" LARGE/TALL PLANTER: D:mrxH:ae1/2" MATERIAL: EXTERIOR -HIGH-DENSITY POLYETHYLENE (noPe) FRAME - ALUMINUM (FRAME |SELECTROSTATIC POvvDeR-CO^Teu) POT -wOTO'M0LDEDINTERNAL POT WEIGHT: SMALL PLANTER: 12 LBS LARGE/TALL PLANTER: 1D|uS COO: vvxRmxwTY: PLANT REFERENCE: SOLD/PURCHASED SEPARATELY (1)SMALL PLANTER 'T0oEPLANTED WITH BLUE FESCUE GRASS (1)SMALL PLANTER 'TOoEPLANTED WITH YAK *nODEmowOw LARGE PLANTER 'TOBEPLANTED WITH CHmNxECvPAR|SP|S|FeRx nxRTOm|mG|NCLuDeD F,xCMs/2m2o1r Effective Date: O7-21'2O17 Published Date: 12-27-2017 Version: Version 1.00 Printed Date: 27 12'2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-8#LT2 Public Space POOLF 000000000000278038 Vendor Name: Vendor Item ID: Cataloq No: DEDJN|NC Room Types Where This Is Used Public Space - TERRACE TE-801ALT2 Pago:397 138 GLOBAL DESIGN MARR|0TTINTERNATIONAL -FERNVYOODROAD, BETHESDA.MID 2O817 Neighborhood Corridor Intent: To provide an intimately -scaled pedestrian environment within northern Southcenter's higher density mixed -use neighborhoods, in a "complete streets" setting with on -street parking and bicycles sharing the roadway with vehicles. APPLIED TO: Existing Streets: Andover Park E. (Tukwila Pkwy to Trek Christensen), Trek Dr, Industry Dr, Minkler (Andover Park E.), to River, Wig Dr, Bauch Dr, Nelson PI, S. 156th St New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS-SECTION (See 18.28.140) Existing street No change New street See new cross-section PUBLIC FRONTAGE STANDARDS (See 18.28.150) Total required width minimum 15 ft; 10 ft on Minkler Landscaping Street trees, located at back of curb face. On Minkler, trees in a continuous landscaped strip a minimum of 5 ft wide located at back of curb face. Also, see 18.28.240 General Landscaping. Tree spacing 20-30 ft, depending on species. Lighting Pedestrian and vehicular -scale decorative street lighting. BUILDING ORIENTATION/PLACEMENT & LANDSCAPING (See 18.28.160 - .190) Building orientation to streets/ open spaces Required Front yard setback minimum 15 ft On -site surface parking locations Side or rear of building. Street Front: 1 double -loaded aisle of parking between building and primary street (maximum 63 ft in width). 2 Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of streetscape ARCHITECTURAL DESIGN STANDARDS Facade articulation incre Commercial/mixed-use maximum 50 ft Residential maximum 30 ft Major vertical modulation maximum Ground level'transparency Commercial -use minimum 120 ft 50% Figure 23 Neighborhood Corridor Standards 4— Back of sidewalk .5 parking bike travel lane travel lane bike parking sidewalk I I Public frontage 11.0' I 11.0' 6.0' 73` New thoroughfare cross-section Articulation 50' max Transparency 50% min f i l i11j";ill Facade articulation and ground level transparency 2 New street south of Tukwila Pond shall only have on -street parking on the south side of the street. AdoptedTMC18.28_Formatted.docx Page 24 06/03/2014 139 Workplace Corridor Intent: To provide safe and supportive pedestrian facilities along streets serving truck loading and parking access for primarily warehouse/distribution uses in the southern part of the Southcenter area. APPLIED TO: Existing Streets: Minkler Blvd (Southcenter Pkwy to APW, Costco Dr), Upland Dr, Midland Dr, Triland Dr, N./W. between Costco Dr and S. 180th St, Andover Park W. (Minkler to S. 180th St), Andover Park E. (Trek to S. 180th St), Sperry Dr New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to 2.10 for supplemental details. THROUGHFARE CROSS-SECTION (See 18.28.140) Existing street No change New street See new cross-section PUBLIC FRONTAGE STANDARDS (See 18.28.150) Total required width 15 ft Sidewalk width minimum 6 ft Landscaping Street trees in a continuous landscaped strip 9 ft wide located at back of curb. Also see 18.28.240 General Landscaping. Street tree spacing 30-50 ft, depending on species. Lighting Vehicular -scale street lighting. BUILDING ORIENTATION/PLACEMENT & LANDSCAPING (See 18.28.160 - .190) Building orientation to street Not required Front yard setback minimum 15 ft On -site surface parking locations Front, side or rear of building Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of streetscape ARCHITECTURAL DESIGN STANDARDS ade articulation increment Non-residential maximum 140 ft Residential maximum 30 ft Major vertical modulation maximum Ground level transparency Warehouse/light industrial buildings minimum 280 ft 20% Commercial -use minimum 50% Figure 27 Workplace Corridor Standards Back of sidewalk 60` li<sidewa k planting strip 15.0' >) Public frontage ]5' 13.0' 13.0' 0.5` parking travel lane travel lane parking New thoroughfare cross-section X Articulation 140' max Transparency 20%-50% min Facade articulation and ground level transparency AdoptedTMC18.28_Formatted.docx Page 28 06/03/2014 STREETSCAPE SIDEWALK REQUIRED STREET LIGHT LOCATED BETWEEN TREE LOCATIONS PATIO STAMPED CONC APPROXIMATELY 2,600 SF O07 rtQ. Q O� O Q ZO Qv '007 S�Q STREETSCAPE PLANTING STRIP 15'FRONT VAR SETBACK AND UTILITY EASEMENT INDUSTRY DRIVE NEIGHBORHOOD CORRIDOR ACCENT PAVING AT BUILDING ENTRANCE OVERHEAD PROTECTION WRAPS FROM INDUSTRY TO NDOVE — STREET LIGHT LOCATED BETWEEN TREE LOCATIONS GREEN SCREEN PANEL (7) LOCATIONS GREEN SCREEN PANEL, TYP. Mk AI& ISTING CURB r (411 :.8,. ....._. XFM / GENERATOR PAD I CMU SCREENXJA'LtJ FAC D WITH BRIO E -OHARG ITS BUILDING ---- OUTLINE REPRESENTS FACE OF BRICK VENEER @ GRADE / ricritf MONUMENT SIGN O a / Landsca / must be contain a 18.28.24 8,6 netall differentiat/d p. . ?avement for / pathway crossy{g through ado lot. r / PARKING Eliminate landscaped 10' x 18' AREA LIGHT, pathways at edge of parkln�TRAGE SHED _` TYP. lot, swap out for landscape Island with tree. TRASH I �C / STORAGE pm go — Locate 2-3 trees within side setback, staggered with parking - lot trees, to provide additional shade within parking area. Landscape islands must be >100 sq. ft., contain a tree. TM. 18.28.240.8.6.6(3) O MONUMENT SIGN --- SETBACK FROM EASEMENT RAILROAD EASEMENT / LANDSCAPE AREA CALCULATION FRONTAGE AREA: 800 L.F. REQUIRED TREES -1 PER 20 TO 30 L.F. = 27 TO 40 PROPOSED: 30 TREES TOTAL REQUIRED SHRUBS -1 PER 4 L.F. = 200 PROPOSED: 200 SHRUBS TOTAL PERIMETER AREA: 690 L.F. // REQUIRED TREES -1 PER 20 L.F. = 45 i PROPOSED: 170 TREES TOTAL /% PARKING AREA STALLS: 177 TOTAL /// REQUIRED PLANTING AREA: 20 S.F. / � PER STALL = 3,540 S.F. OPARKING PROPOSED: 4,063 S.F. TOTAL j REQUIRED PER TMC TABLE 18-5 TOD NEIGHBORHOOD PARKING REQUIREMENTS HOTELS: AUTOMOBILE PARKING - 1 PER GUESTROOM BICYCLE PARKING (PER FIGURE 18-7) - 1 PER 50 PARKING STALLS, MINIMUM 2 STALLS TOTAL GUESTROOMS: 177 REQUIRED GUEST PARKING 177 STALLS TOTAL REQUIRED STALLS: 177 STALLS TOTAL REQUIRED BICYCLE STALLS: 177 (50 = 3.54. 4 BICYCLE STALLS REQUIRED. PROVIDED STALLS: STANDARD: 124 (70 ) 14 ACCESSIBLE VEHICLE STALLS 3 ACCESSIBLE VAN STALL 4 EV CHARGING STALLS (FUTURE) COMPACT SPACES: 53 (30%) TOTAL PROVIDED STALLS: 177 ACCESSIBLE PARKING (2015 WSBC SECTION 1106.2) IN GROUP R-1 OCCUPANCIES ACCESSIBLE PARKING SHALL BE PROVIDED IN ACCORDANCE WITH TABLE 1106.1. 151 TO 200 SPACES = 6 REQUIRED ACCESSIBLE PARKING SPACES WHERE AT LEAST ONE PARKING SPACE IS PROVIDED FOR EACH SLEEPING UNIT, AT LEAST ONE ACCESSIBLE PARKING SPACE SHALL BE PROVIDED FOR EACH ACCESSIBLE UNIT, 151 TO 200 GUESTROOMS = 8 REQUIRED ACCESSIBLE UNITS. TOTAL REQUIRED ACCESSIBLE PARKING = 6 + 8 = 14 TOTAL STALLS, INCLUDING (3) VAN STALLS TOTAL PROVIDED BICYCLE STALLS, 9 BICYCLE STALLS PROVIDED - SEE LANDSCAPE DRAWINGS FLOOR AREA AND GUESTROOMS: LVL5 22,669 (41) LVL4 22,669 (41) LVL3 22,669 (41) LVL 2 22,669 (38) 1fi,6 1 TOTLVL AL. 1 16,69,,,,,,,,,,,, (161 655F (177) LANDSCAPE''Af GF ITECTS] INCORPORATED P.S. 12ANDS( it I ARCHITECTURE URBAN AN DESIGN SITE PLANNING PARKS AND RECREATION PLANNING 12610 NH 104TFI ST. KIRKLAND WA 98033 PH: 425.454.5723 P%.: 425.822 3525 Fes: Igor@lgvn-inc.com ELEMENT BY WESTIN 515 INDUSTRY DRIVE TUKWILA, WA 98188 FOR: IREVISIONSiDRAWING 15SUE5:1 18-14-20181 CL G.E6 WASHIWiTON REGISiEREIC ILaNDSCAPFARCHIiEC �1.r4.441 rn56R I IDATE:[2-28-201E1 ILAST PG. El Icon FILE.I DRAWING TITLE PLANTING PLAN 15NCCT NtMDCRI L1.0 141 142 STREETSCAPE SIDEWALK REQUIRED STREET LIGHT LOCATED BETWEEN TREE LOCATIONS PATIO STAMPED CONC APPROXIMATELY 2,600 SF O07 rtQ. Q O� O Q ZO Qv '007 S�Q STREETSCAPE PLANTING STRIP 15'FRONT VAR SETBACK AND UTILITY EASEMENT INDUSTRY DRIVE NEIGHBORHOOD CORRIDOR ACCENT PAVING AT BUILDING ENTRANCE OVERHEAD PROTECTION WRAPS FROM INDUSTRY TO NDOVE — STREET LIGHT LOCATED BETWEEN TREE LOCATIONS GREEN SCREEN PANEL (7) LOCATIONS GREEN SCREEN PANEL, TYP. Mk AI& ISTING CURB r (411 :.8,. ....._. XFM / GENERATOR PAD I CMU SCREENXJA'LtJ FAC D WITH BRIO E -OHARG ITS BUILDING ---- OUTLINE REPRESENTS FACE OF BRICK VENEER @ GRADE / ricritf MONUMENT SIGN O a / Landsca / must be contain a 18.28.24 8,6 netall differentiat/d p. . ?avement for / pathway CroSSy{g through ado lot. r / PARKING Eliminate landscaped 10' x 18' AREA LIGHT, pathways at edge of parkln�TRAGE SHED _` TYP. lot, swap out for landscape Island with tree. TRASH I �C / STORAGE pm go — Locate 2-3 trees within side setback, staggered with parking - lot trees, to provide additional shade within parking area. Landscape islands must be >100 sq. ft., contain a tree. TM. 18.28.240.8.6.6(3) O MONUMENT SIGN --- SETBACK FROM EASEMENT RAILROAD EASEMENT / LANDSCAPE AREA CALCULATION FRONTAGE AREA: 800 L.F. REQUIRED TREES -1 PER 20 TO 30 L.F. = 27 TO 40 PROPOSED: 30 TREES TOTAL REQUIRED SHRUBS -1 PER 4 L.F. = 200 PROPOSED: 200 SHRUBS TOTAL PERIMETER AREA: 690 L.F. // REQUIRED TREES -1 PER 20 L.F. = 45 i PROPOSED: 170 TREES TOTAL /% PARKING AREA STALLS: 177 TOTAL /// REQUIRED PLANTING AREA: 20 S.F. / � PER STALL = 3,540 S.F. OPARKING PROPOSED: 4,063 S.F. TOTAL j REQUIRED PER TMC TABLE 18-5 TOD NEIGHBORHOOD PARKING REQUIREMENTS HOTELS: AUTOMOBILE PARKING - 1 PER GUESTROOM BICYCLE PARKING (PER FIGURE 18-7) - 1 PER 50 PARKING STALLS, MINIMUM 2 STALLS TOTAL GUESTROOMS: 177 REQUIRED GUEST PARKING 177 STALLS TOTAL REQUIRED STALLS: 177 STALLS TOTAL REQUIRED BICYCLE STALLS: 177 (50 = 3.54. 4 BICYCLE STALLS REQUIRED. PROVIDED STALLS: STANDARD: 124 (70 ) 14 ACCESSIBLE VEHICLE STALLS 3 ACCESSIBLE VAN STALL 4 EV CHARGING STALLS (FUTURE) COMPACT SPACES: 53 (30%) TOTAL PROVIDED STALLS: 177 ACCESSIBLE PARKING (2015 WSBC SECTION 1106.2) IN GROUP R-1 OCCUPANCIES ACCESSIBLE PARKING SHALL BE PROVIDED IN ACCORDANCE WITH TABLE 1106.1. 151 TO 200 SPACES = 6 REQUIRED ACCESSIBLE PARKING SPACES WHERE AT LEAST ONE PARKING SPACE IS PROVIDED FOR EACH SLEEPING UNIT, AT LEAST ONE ACCESSIBLE PARKING SPACE SHALL BE PROVIDED FOR EACH ACCESSIBLE UNIT, 151 TO 200 GUESTROOMS = 8 REQUIRED ACCESSIBLE UNITS. TOTAL REQUIRED ACCESSIBLE PARKING = 6 + 8 = 14 TOTAL STALLS, INCLUDING (3) VAN STALLS TOTAL PROVIDED BICYCLE STALLS, 9 BICYCLE STALLS PROVIDED - SEE LANDSCAPE DRAWINGS FLOOR AREA AND GUESTROOMS: LVL5 22,669 (41) LVL4 22,669 (41) LVL3 22,669 (41) LVL 2 22,669 (38) 1fi,6 1 TOTLVL AL. 1 16,69,,,,,,,,,,,, (161 655F (177) LANDSCAPE''Af GF ITECTS] INCORPORATED P.S. 12ANDS( it I ARCHITECTURE URBAN AN DESIGN SITE PLANNING PARKS AND RECREATION PLANNING 12610 NH 104TFI ST. KIRKLAND WA 98033 PH: 425.454.5723 P%.: 425.822 3525 Fes: Igor@lgvn-inc.com ELEMENT BY WESTIN 515 INDUSTRY DRIVE TUKWILA, WA 98188 FOR: IREVISIONSiDRAWING 15SUE5:1 18-14-20181 CL G.E6 WASHIWiTON REGISiEREIC ILaNDSCAPFARCHIiEC �1.r4.441 rn56R I IDATE:[2-28-201E1 ILAST PG. El Icon FILE.I DRAWING TITLE PLANTING PLAN 15NCCT NtMDCRI L1.0 143 144 unity Development— Jack Pace, Di ector Allan Ekberg, Mayor STAFF REPORT TO THE PLANNING COMMISSION PREPARED AUGUST 12, 2018 FILE NUMBERS: L18-0045 Short Term Rental Code Amendments REQUEST: Review and revise Tukwila's regulations relating to the use of property for the purposes of short term rental and make a recommendation to the City Council. LOCATION: City wide PUBLIC NOTICE: STAFF: ATTACH M ENTS: Emails were sent to the interested parties list and contacts within the short- term rental industry. Nora Gierloff, Deputy DCD Director Charlotte Archer, City Attorney A. Rental Housing Inspection Checklist B. Response from other Cities about Short Term Rentals C. Neighboring jurisdictions' current rental standards D. Portland Short Term Rental Regulation Audit BACKGROUND During the City Council update to accessory dwelling unit (ADU) regulations the Council requested a review of regulation of short-term (defined as a period of less than thirty days) residential rentals. This would not include commercial properties used for the purposes of short-term and extended -stay housing, such as motels, hotels, and extended stay motels. This review focused on the rental of single- family and multi -family residences, as well as ADUs via an online marketplace such as HomeAway, Vacation Rental By Owner ("VRBO") or Air BnB. The intention was to assess the impact of the City's current regulations and determine if new regulations are needed to meet the City's policy goals. Tukwila's current standards for short term rentals' include a prohibition on rental of multi -family dwellings for less than 30 days. There is no restriction on the use of single-family dwellings or mobile 1 The following are considered outside the scope of this project, as they do not involve the use of a residential dwelling unit for short-term rental purposes: Assisted Living Facilities (TMC 18.06.058); Continuing Care Retirement Communities (TMC 18.06.170); Convalescent/Nursing Homes (TMC 18.06.173); Correctional Institutions, including transitional housing (TMC 18.06.178); Extended -Stay Hotel or Motels (TMC 18.06.287); Hotels (TMC 18.06.440); Motels (TMC 18.06.585); Secure Community Transitional Facilities (TMC 18.06.706); Senior Citizen Housing (TMC 18.06.708); and Shelters (TMC 18.06.743). Tukwila City HC3 ' * 6200 Sc uthcenterBoulevard• Tukwila, WA 98 83 206-43 800 Website. Tukwi aWA gov 145 L18-0045 Short Term Rental Regulation Update Page 2 homes in mobile home parks as short-term rentals. The Accessory Dwelling Unit ordinance adopted by the Council prohibits rental of ADUs for less than 30 days. Tukwila's Residential Rental Business License and Inspection Program, codified at Chapter 5.06 of the Tukwila Municipal Code (TMC), establishes an annual rental licensure requirement for all "units" intended for rent. Each dwelling unit must be inspected for life safety issues every four years, see Attachment A. The code is silent about whether it applies to short-term rentals; in practice, the City has not received rental license applications for short-term rentals. On June 28, 2018 the Planning Commission held a public hearing on the short-term rental issue. They heard public testimony (see meeting minutes) and asked staff to return with additional information relevant to the discussion. This staff report builds on the information included in the June Packet. DISCUSSION Some of the information that the Planning Commission requested is contained in this staff report and attachments. Remaining items include: • City lodging tax revenue from short term rentals — Air BnB is the only company that remits tax for short term rentals so we cannot give an exact number but it is a minor percentage of the City's lodging tax revenues. • Impact of short-term rentals on the hotel market — This is difficult to determine, however there are 650 hotel rooms either recently constructed or in the development pipeline in Tukwila. This indicates that occupancy rates of existing hotels are high and new hotels continue to be seen as a profitable investment. It appears that Tukwila has at most few dozen short-term rentals. • Cap on rentals — Some jurisdictions place a limitation on the number of short term rental units an individual may operate, so as to restrict the commercial operation of short term rentals. City of Seattle, for example, requires each operator obtain a permit and that permit allows the operator to operate two dwelling units for short-term rental use for the first year of operations. After the first year, the operator is eligible to add a third unit, so long as the third unit is the operator's primary residence.2 • Impacts to long term rental market —The Harvard Law and Policy Review article linked in the June packet asserts that the higher profitability of short term rentals incentivizes removal of units from the long term rental market and may increase rents in tight housing markets. However, the public testimony at the last meeting indicated that some landlords have chosen short term rentals for reasons such as flexibility or intermittent need for the space and would be unlikely to put the unit into long term rental. Staff's recommendation to limit short term rentals to partial units (bedroom within a larger occupied house) would prevent whole units from being removed from the long-term rental market. Seattle City Council Ord. 125490 (available at http://seattle.legistar.com/View.ashx?M=F&ID=5707790&GUID=6EE24175-0711-4616-8260-6COA0116FE1 E) 146 L18-0045 Short Term Rental Regulation Update Page 3 • LLC question — The City cannot prohibit the ownership of residential properties by a business entity, such as a limited liability company or corporation. However, assuming the goal of the Planning Commission is to limit commercial operation of short term rentals, there are other tools available. For example, City of Seattle requires additional inspection and permitting "[i]f the short-term rental is not within [the permitee's] own home, [the permitee] must register with the City's Rental Registration and Inspection Ordinance program (RRIO)."3 • Enforcement — A recent audit of Portland's short-term rental regulations shows low compliance and difficult enforcement, see Attachment D. Issues include a lack of information from booking agents such as Air BnB, unwillingness of booking agents to enforce City regulations such as licensing requirements for their listings, cost/effort on the part of hosts to comply and a reactive approach to enforcement. If Portland, with an estimated 4,600 Air BnB listings, has been unable to enlist booking agents in assisting with compliance it will likely also be a challenge for Tukwila. Policy Options Again, the City currently prohibits the use of multifamily properties (including duplexes, triplexes, townhouses, apartments and condominiums) and ADUs for short term rental purposes. The City currently permits (by a lack of regulation) the use of single family residential (SFR) properties for short term rental purposes. Moving forward, the City can take a wide variety of approaches on this topic, the benefits of which are discussed below. The following matrix is intended to flag the "levers" the City can move on this topic, in order to formulate a policy that best serves the City of Tukwila. 4 Staff's recommendation is listed below each issue. 1. Permitting the Use of Residential Properties for Short Term Rental Purposes. The threshold question on this topic is whether the City would like to regulate the use of residential properties as short term rentals. Per direction from the Planning Commission, the following three options represent three alternative approaches: Topic Option 1 (Status Quo) Option 2 Option 3 (Most Permissive) To allow short term rentals... For SFR only, entire house and/or individual bedrooms For SFR plus 2-4 unit buildings in LDR and MDR (not in High Density Residential or mixed use zones) All residential properties, excluding manufactured homes and RVs in RV/Manufactured home parks) Available at: http://www.seattle.gov/dpd/codesrules/commonquestions/shorttennrentals/default.htm 4 It should be noted that any proposed amendments to the TMC pertaining to the City's existing regulations for short-term rentals will need to heed two concerns that would likely necessitate an exemption from any proposed prohibition on transient accommodations. First, adult family homes (AFH) could arguably be considered residential properties used for rental purposes; however, state law prohibits the City from enacting regulations that put up a road -block to the placement of AFHs in all areas zoned for residential purposes. RCW 70.128.010. Second, the same analysis would likely apply to a residence used to house people with disabilities, including the recovery from a drug addiction. See RCW 36.70.990. 147 L18-0045 Short Term Rental Regulation Update Page 4 The City could maintain the status quo by expressly permitting the use of single-family residences (either as entire -house rentals, or partial -house rentals) for short-term rental purposes. An alternative discussed at a recent meeting of the Planning Commission would be to also allow short term rentals for some multifamily properties, such as duplexes and triplexes in the Low, Medium and High Density Residential Zones. Alternatively, the City could opt to permit the use of all residential dwelling units as short-term rental properties. Staff Recommendation: Allow partial rentals such as a bedroom within a house or small multi -family building in low and medium density residential zones. This would enable residents to earn additional income while preventing investors from repurposing housing stock for transient uses. Insert the following proposed code language into the TMC: 18.60.XXX Transient accommodations. "Transient accommodations" means the rental of any residential dwelling unit or portion thereof used for the purpose of providing lodging for periods of less than 30 days, for compensation. This definition does not apply to Assisted Living Facilities, Convalescent/Nursing Homes, Correctional Institutions, Diversion Facilities, Diversion Interim Services Facilities, Shelters, and Dormitories. 18.06.247 Dwelling, Multi -Family "Multi -family dwelling" means a building designed to contain two or more dwelling units. Duration of tenancy in multi family dwellings is not Tess than one month. Zoning Code Table 18-6: Land Uses Allowed by District Transient Accommodations - Permitted in LDR and MDR • Footnote: Only partial unit rentals within single family, duplex, triplex or fourplex structures are permitted. The unit's long-term owner/occupant must be in residence during the rental period. No more than two bedrooms per dwelling unit may be rented. 2. Requiring a License for the Operation of a Short -Term Rental. A second issue for the Planning Commission's consideration is whether those who operate a short term rental should be subjected to a permitting requirement, akin to the owners and operators of long term rentals and businesses. Per direction from the Planning Commission, the following three options represent three alternative approaches on this topic: Topic Option 1 (Status Quo) Option 2 Option 3 (Most Permissive) To require a license to rent an entire None Residential Rental Business License and Inspection Business License 148 L18-0045 Short Term Rental Regulation Update Page 5 residential unit on a short term basis ... To require a license to rent a room within a residential unit on a short term basis (for rentals in an occupied dwelling unit)... None Residential Rental Business License and Inspection Home Occupation Business License Currently, Tukwila requires that businesses, including home occupations, obtain a business license to operate in Tukwila and that landlords obtain an annual rental license for all "units" intended for rent — this is not currently utilized for short-term rental properties. Currently short-term rental operators are not obtaining either license. Incorporating short-term rentals into the Residential Rental Business License and Inspection Program would allow the City to monitor the use of residential properties for this purpose, and to ensure that the subject properties are adequately addressing life safety issues. However, currently the traditional "roommate" arrangement (e.g., long term rental of a single -room within an owner -occupied dwelling unit) is not subject to the City's Residential Rental Business License and Inspection Program; yet the majority of short-term rentals currently advertised in the City involve the short-term rental of a single - room within an owner -occupied dwelling unit. It may make more sense to require home occupation business licenses for short term rentals as they are more closely related to operating a business than an ongoing living arrangement. It may be a challenge to enforce this requirement as the City relies on self -reporting of rental properties in order to achieve compliance, and it is difficult to track -down non -compliant properties but for the complaints received from neighbors. Staff Recommendation: Require that operators of short-term rentals obtain a Home Occupation Business license by inserting the following proposed code language into the TMC. If the PC opts to allow rentals of entire properties the home occupation standards would not apply. 5.04.020 Applications and fees required A. Application Required. Any person desiring to establish or conduct any business enterprise or undertaking within the corporate limits of the City shall first apply to the Finance Department for a license to conduct such business. The application shall be upon a form furnished by the Finance Department on which the applicant shall state the company name and address; the nature of the business activity or activities in which he/she desires to engage; the place where the business will be conducted; the number of employees, whether full or part-time, on the payroll as of January 1, or, if a new business, the number to be employed on the opening date; the Washington State Unified Business Identifier (UBI) number; and other information pertaining to the business as required by the City. Owners of residential rental property are not subject to the application requirements in this chapter but shall adhere to the application requirements in TMC Chapter 5.06, except for 149 L18-0045 Short Term Rental Regulation Update Page 6 operators of transient accommodations which shall require a business license as a home occupation. 3. Owner -Occupancy for the Operation of a Short -Term Rental. A third issue for the Planning Commission's consideration is whether to require an owner of a short-term rental to occupy the dwelling unit during the period the unit is being rented. Per direction from the Planning Commission, the following three options represent three alternative approaches on this topic: Topic Option 1 (Status Quo) Option 2 Option 3 (Most Permissive) Require Owner- occupancy... No requirement (But multiple bedrooms may not be simultaneously rented under separate lease agreements, akin to a Boarding House) Require owner- occupancy for the short-term rental of rooms within SFRs, ADUs, Duplexes, Triplexes and Fourplexes Require owner - occupancy for all short - term rentals (thereby prohibiting the use of whole house/dwelling unit for short term rental purposes) Alternative: Allow tenants to operate short-term rentals No requirement (But multiple bedrooms may not be simultaneously rented under separate lease agreements, akin to a Boarding House) Allow owners/tenants in SFRs, Duplexes, Triplexes and Fourplexes to operate short-term room rentals within an occupied unit Allow owners/tenants in all residential buildings to operate short term room rentals within an occupied unit Alternative: Allow full unit rentals with a local (within 5 miles) property manager No requirement Require a local property manager located within 5 miles of the property, available 24 hours a day while property is used as a short-term rental (and identified to the City with contact information) Require a property manager in the region available 24 hours a day while property is used as a short-term rental (and identified to the City with contact information) Some of the negative effects cited by opponents of short term rentals (including but not limited to noise, parking and refuse) may be mitigated by requiring that the owner or tenant of the unit occupy it during a period of rental, which would result in the prohibition of whole house and entire dwelling unit short term rentals. Other cities have taken a less strict approach, requiring owner occupancy in certain settings (e.g., the rental of an attached or detached ADU or multifamily properties), but permitting the use of single-family residences for whole house rentals as well as short-term bedroom rentals. 150 L18-0045 Short Term Rental Regulation Update Page 7 An alternative to requiring owner -occupancy would be to allow a local property manager to be designated and available to respond to complaints. Kirkland, for example, requires a property manager located within City -limits at all times the property is being used as a short-term rental. Staff Recommendation: Require that a room offered as a short-term rental be within an occupied house but allow either an owner or an ongoing tenant to be the occupant. 4. Restrictions on Occupancy, Parking and Quiet Hours. There are additional issues pertaining to the impacts to neighboring properties often attributable to the use of residential properties for short term rental purposes, including placing limitations on the number of occupants, requiring additional off-street parking spaces, and the imposition of quiet hours. The following alternatives represent options for the Planning Commission to consider on these topics: Topic Option 1 (Status Quo) Option 2 Option 3 (Most Permissive) Limitation on occupancy... No limitation (But multiple bedrooms may not be simultaneously rented under separate lease agreements, akin to a Boarding House) Limit number of renters to two (2) per lawfully established bedroom (number of bedrooms as permitted for occupancy) No limitation Additional parking required... No additional parking required (except for ADU, which requires 1 or 2 additional spaces) Require one additional off-street parking space for occupied properties utilized as short-term rentals No additional parking required Quiet hours... No limitation beyond those currently in TMC 8.22 noise code pertaining to nuisance noises Set quiet hours from 10pm to 7am, limiting outdoor noise attributable to rental property No limitation specific to short term rentals A few jurisdictions in Washington have adopted heightened restrictions on the number of occupants, noise (quiet hours), off-street parking, and other issues in order to address concerns raised by existing short-term rentals. For example, San Juan Island County places a cap on the number of renters at no more than three per bedroom, and requires additional off-street parking for properties used as short- term rentals. To the extent these concerns are documented, the City could utilize these regulations to directly remedy problem properties utilized as short-term rentals. Ongoing requirements such as additional parking spaces would need to be verified through an inspection process, possibly as part of a licensing procedure. 151 L18-0045 Short Term Rental Regulation Update Page 8 Enforcement of occupancy limits would be difficult absent admissions by the properties' owners. Producing evidence to prosecute a violation would require observation by the City's Code Enforcement Officers, likely after-hours. Noise complaints are handled by the Police Department and it may be difficult to enforce stricter regulations than the standards in the existing Noise Ordinance. Staff Recommendation: Do not impose specialized requirements on short term rentals. These would be difficult and time-consuming to enforce and lower the number of operators who voluntarily comply with licensing requirements. Enforcing the requirement to provide an additional parking space for a short- term rental would require a site inspection. Without the cooperation of the booking agents regulating the maximum number of renters per room would be nearly impossible. The Noise Ordinance already allows the Police Department to enforce noise from residential uses that is plainly audible at a distance of 50 feet. 5. Additional Code Amendments Proposed. The Tukwila Municipal Code currently contains provisions regarding properties used for short term rental purposes, such as bed and breakfast facilities and boarding houses, which are antiquated and ineffectual. Staff suggests making the following amendments to address these issues. a. Removing "Bed and Breakfast" as a Permitted Use. Currently, the City has no permitted Bed and Breakfast facilities. The definition of Bed and Breakfast facility is out of step with the rise of AirBnB and other online alternatives. As this process has not been used by the citizens, and could create confusion with the proposed regulations staff recommends removing Bed and Breakfast Lodging and all related regulations from the TMC, as depicted here: 18.06.063 Bcd and Breakfast Lodging "Bed and breakfast" means an owner occupied dwelling unit that contains guest rooms where lodging is provided for compensation. TMC Ch. 18, Table 18-6 (at Pg. 8) 5. Bcd and breakfast facilities idcd.., th„ manager/owner must live on site, b. the maximum number of residents, either permanent or temporary, at any one time is twelve, c. two on site parking spaces is provided for each bedroom rented to customers, d. the maximum length of continuous stay by a guest is 14 days, c. breakfast must be offered on site to Department. b. Modifying the definition of "Boarding House" to clearly prohibit them in all zones. The City is aware of a few unpermitted Boarding Houses within the City and there are ongoing code enforcement complaints relating to unpermitted Boarding Houses in the LDR zoning district (where this use is prohibited). The existing definition of a Boarding House makes this regulation difficult to enforce, given its use of undefined terms like "short-term" and "commercial basis." Similarly, there is no cap on 152 L18-0045 Short Term Rental Regulation Update Page 9 the number of tenants that may reside in one Boarding House, no requirement that the Boarding House is owner -occupied, and there are no other relevant regulations such as higher parking standards. Per the Planning Commission's instruction, staff would recommend the following amendment to the TMC to clearly prohibit these from operation within the City: 18.06.073 Boarding House "Boarding house" means a residential building or use designed to contain one dwelling unit, which provides housing on a short term commercial basis for more than one tenants, pursuant to more than one Lease Agreement, for compensation. Boarding houses are prohibited in all zones. The following uses are excluded not considered a boarding house: Bed and breakfast facilities, hotels and motels, extended -stay hotels or motels, shelters,_and facilities which provide short- or long-term care for tenants suffering from physical, mental or other disabilities, Assisted Living Facilities, Convalescent/Nursing Homes, Correctional Institutions, Diversion Facilities, Diversion Interim Services Facilities, and Dormitories. c. Adopt Related Amendments to the Residential Rental Business License and Inspection Program, Codified at Ch. 5.06 TMC. The aforementioned decisions will likely impact the City's regulations for residential rentals and the permitting requirements thereof, set out in Ch. 5.06 TMC. In addition, as part of this review, Staff identified inconsistencies between operational definitions in TMC 5.06.020 and Ch. 18.06 TMC pertaining to residential structures and uses. Depending upon whether the Planning Commission elects to require a permit under this program for short-term rentals, staff will make recommendations to the TMC to address these issues. However, the following modifications are proposed to remedy existing shortcomings with the Ch. 5.06 TMC, subject to modification depending upon the City Council's policy directive on short term rentals: 5.06.020 Definitions XX. "Dwelling unit" as used herein means the same as defined at TMC 18.06.249. XX. "Multi -family dwelling" as used herein means the same as defined at TMC 18.06.247. 11. "Occupant" means an individual, partnership, corporation or association, or agent of any of them lawfully residing in a rental unit. 12. "Owner" means the owner of record as shown on the last King County tax assessment roll or such owner's authorized agent XX. "Rental or Lease Agreement" means all agreements, whether written or oral, which establish or modify the terms, conditions, rules, regulations, or any other provisions concerning the use and occupancy of a dwelling unit or a portion thereof. 14. "Rental unit" means a dwelling unit, or portion thereof, occupied or leased by a tenant. 153 L18-0045 Short Term Rental Regulation Update Page 10 158. "Rental unit unavailable for rent" means a rental unit whose owner has filed with the code official a statement signed under penalty of perjury that such rental unit is not offered or available for rent as a rental unit and that prior to offering or making the rental unit available for rent as a rental unit, the owner will apply for a Residential Rental Business License and comply with any applicable administrative regulations adopted pursuant to this chapter. 1615. "Single-family residence" means a building, modular home, or new manufactured home designed to contain no more than one dwelling unit, plus one accessory dwelling unit. 17. "Tenant" means any adult person granted temporary use of a rental unit pursuant to a lease or rental agreement with the owner of the rental unit. 17. "Unit" means any structure or part of a structure, which is used as a home, residence or sleeping place by one or more persons, including but not limited to, single family residences, duplexes, tri plexes, four plexes, multi family dwellings, apartment buildings, condominiums, mobile homes and similar living accommodations. 5.06.030 Scope The provisions of this chapter shall apply to all rental units, with the exception of: 1. A rental unit subject to a single Rental or Lease Agreement for a portion of a dwelling unit, where the owner resides in that dwelling unit with the tenant(s) for the duration of the term of the Rental Agreement (traditional roommate circumstance). Owner occupied rental units; 2. Units unavailable for rent; 3. Housing accommodations in hotels, motels, or extended -stay hotel or motel inns or tourist homes; 4. Housing accommodations in retirement or convalescent/nursing homes, assisted living facilities, correctional institutions, diversion facilities, diversion interim services facilities, shelters, and dormitories; 5. Housing accommodations in any hospital, State licensed community care facility, convent, monastery or other facility occupied exclusively by members of a religious order or an extended medical care facility; 6. Housing accommodations that a government unit, agency or authority owns, operates or manages, or which are specifically exempted from municipal regulation by State or federal law or administrative regulation. This exception shall not apply once the governmental ownership, operation or management regulation is discontinued. REQU EST Review each proposed change and choose a policy option. Staff will then develop a draft ordinance based on that direction and take it to the City Council for additional review. 154 Corraunity Dof p en ck Pace. RENTAL HOUSING LICENSING PROGRAM: INSPECTION CHECKLIST Allan Ekbe Mayor File # RENT Final Inspection Score PROPERTY OWNER INFORMATION Owner name: Mailing address: DWELLING TYPE: Single-family Condominium Duplex Triplex Fourplex Apartments w/ 5 or more units Accessory Dwelling Unit 0 RENTAL PROPERTY INFORMATION Rental Address: Property Name: In this dwelling, number of: Bedrooms - Bathrooms - Unit Number: UNIT DOES NOT PASS IF INSPECTION RESULTS IN A TOTAL OF 25 OR MORE NON-COMPLIANCE POINTS COMPLIES WITH STANDARD? IPMC A EXTERIOR PROPERTY YES 4/ N/A I,/ NO 4/ N-C PTS COMMENTS 302.1 Clean, safe & sanitary / no uncontained debris (40 & 1 302.2 No standing water or erosion (-• (' 1 302.3 Sidewalks/driveways free of hazards (4' ( 1 302.4 No weeds in excess of 12 inches (• C C 1 302.5 No evidence of rodent harborage / vermin infestation • (-' ( 2 302.7 Accessory structures in good repair (• (-' C 1 302.8 No junk vehicles/under repair outside garage ( C 1 302.9 Free from graffiti r ( 1 308 Approved garbage containers with tight fitting lids (• ( ( 1 Section A — EXTERIOR PROPERTY Total of Non -Compliance Points IPMC B SWIMMING POOLS, SPAS & HOT TUBS YES `/ N/A 4/ NO `/ N-C ins COMMENTS 303.1 Clean, sanitary, in good repair (• C C 1 303.2 Enclosure 60" high, with self -closing latch on gate (i C (' 3 Date of last public health inspection (multi -family complexes only): Section B — SWIMMING POOLS, SPAS & HOT TUBS Total of Non -Compliance Points IPMC C EXTERIOR STRUCTURE YES `/ N/A y' NO `/ N-C PTS COMMENTS 304.2 Surfaces in good repair 1 304.3 Address numbers 4" tall & visible from street (a C 1 304.4 Structural members in good repair (• ( 3 304.5 Foundation walls in good repair (i' ( (: 3 304.6 Exterior walls in good repair (• (` 3 304.7 Roof and drainage in good repair (• t 2 304.8 Decorative features in good repair (• 304.9 Overhang extensions in good repair 2 304.10 Stairways, decks, porches, balconies in good repair • ( ( 3 304.11 Chimneys and towers in good repair (• ( ( 2 304.12 Handrails and guardrails firmly fastened (i' ( 3 Section C — EXTERIOR STRUCTURE Total of Non -Compliance Points Attachment.q55 COMPLIES WITH STANDARD? IPMC D DWELLING UNIT ENTRY YES V N/A s/ NO `/ N-C PTS COMMENTS 304.15 Exterior doors in good repair; deadbolt locks operable by knob; deadbolt throw not less than 1 inch • (, 2 305.3 Windows and frames in good repair • f 1 305.4 Floor surface in good repair (• C C 1 Section D - DWELLING UNIT ENTRY Total of Non -Compliance Points IPMC E LIVING ROOM YES 1/ N/A y/ NO V N-C PTS COMMENTS 305.3 Wall surface in good repair (• ( µ'! 1 305.3 Windows and frames in good repair (• ( 1 305.4 Floor surface in good repair (• ( ( 1 402.1 403.1 Minimum of 1 openable, approved -size window facing directly to outdoors. (1) • 1 504.1 No visible mold, signs of moisture or leaks (4 ( ( 3 602.3 602.5 Adequate source of heat (2)(• q ( 25 605.2 Two separate & remote electrical receptacle outlets 2 404.4.1 Size, in square feet (min. 120 square feet): Section E - LIVING ROOM Total of Non -Compliance Points IPMC F DINING ROOM YES 1/ N/A y/ NO V N-C PTS COMMENTS 305.3 Wall surface in good repair • (,0 305.3 Windows and frames in good repair (• ( 1 305.4 Floor surface in good repair (4 (: 1 402.1 Minimum of 1 openable, approved -size window facing • ( 1 403.1 directly to outdoors. (1) 504.1 No visible mold, signs of moisture or leaks (• ( ( 3 602.3 602.5 Adequate source of heat (2)t• q ( ( 25 605.2 Two separate & remote electrical receptacle outlets (• ( 2 Size, in square feet: Section F - DINING ROOM Total of Non -Compliance Points IPMC G KITCHEN / UTILITY YES V N/A V NO V PTS COMMENTS 305.3 Wall surface in good repair (• ( ( 1 305.3 Windows and frames in good repair •(' ( 1 305.4 Floor surface in good repair (• ( ( 1 309 Free of insect or rodent infestation (4; ( 3 302.6 403.4 Stove vent properly connected and functional (4 (' ( 2 404.2 Has a clear path of not less than 3 feet clearance between counterfronts and appliances or walls • ( 1 404.7 502.1 Has kitchen sink, cooking stove, refrigerator, and counter space 25 504.1 No visible mold, signs of moisture or leaks 3 505.1 Hot and cold water to all plumbed fixtures 25 605.2 Two separate & remote electrical receptacle outlets 2 403.5 Clothes dryer exhaust vented properly to exterior (• (- ` (' 2 505.4 Water heater correctly installed i ( (-" 3 605.2 Laundry area - one grounded -type receptacle or GFCI Section G - KITCHEN/UTILITY Total of Non -Compliance Points 156 COMPLIES WITH STANDARD? IPMC H BATHROOM YES v NIA y' NO v N-C PTS COMMENTS 404.4.3 Separate bathroom with toilet, sink, & tub or shower • 25 305.3 Wali surface in good repair t• 1 305.3 Windows and frames in good repair Ci 1 305.4 Floor surface in good repair 1 403.2 Bathroom and toilet room properly ventilated (Openable window or functional mechanical fan) (� t" : 2 503.1 Door for privacy, in good repair, securely attached t• M 1 504.1 No visible mold, signs of moisture or leaks •C ( 3 505.1 Hot and/or cold water to all fixtures 25 605.2 Has at least one electrical receptacle • C ` ( 1 This is Bathroom # of total bathrooms in dwelling unit (3) Section H - BATHROOM Total of Non -Compliance Points IPMC YES v NIA v NO v PTS COMMENTS � H BATHROOM NO ADD L 404.4.3 Separate bathroom with toilet, sink, & tub or shower i 25 305.3 Wall surface in good repair •C 1 305.3 Windows and frames in good repair (• C 1 305.4 Floor surface in good repair •( 1 403.2 Bathroom and toilet room properly ventilated (Openable window or functional mechanical fan) • 2 503.1 Door for privacy, in good repair, securely attached •C C 1 504.1 No visible mold, signs of moisture or leaks •tom' ;. 3 505.1 Hot and/or cold water to ali fixtures • ., 25 605.2 Has at least one electrical receptacles tom' 1 This is Bathroom # of total bathrooms in dwelling unit (3) Section H - BATHROOM Total of Non -Compliance Points IPMC H BATHROOM NO ADD'L YES `/ NIA y' NO v N-C PTS COMMENTS 404.4.3 Separate bathroom with toilet, sink, & tub or shower • 25 305.3 Wali surface in good repair (• ( C 1 305.3 Windows and frames in good repair •> 1 305.4 Floor surface in good repair • 1 403.2 Bathroom and toilet room properly ventilated (Openable window or functional mechanical fan) • 2 503.1 Door for privacy, in good repair, securely attached • 1 504.1 No visible mold, signs of moisture or leaks 6• 3 505.1 Hot and/or cold water to ali fixtures •C (", 25 605.2 Has at least one electrical receptacle •C ` 1 This is Bathroom # of total bathrooms in dwelling unit (3) Section H - BATHROOM Total of Non -Compliance Points NOTES 157 COMPLIES WITH STANDARD? IPMC I BEDROOM YES i/ N/A 6/ NO V N-C PTS COMMENTS 305.3 Wall surface in good repair f• 1 305.3 Windows and frames in good repair •< 1 305.4 Floor surface in good repair f•= ( 1 305.6 Door, in good repair, securely attached (• 1 402.1 403.1 Minimum of 1 openable, approved -size window facing• directly to outdoors. (1) 1 504.1 No visible mold, signs of moisture or leaks •f 3 602.3 602.5 Adequate source of heat 2 q ( ) 25 605.2 Two separate & remote electrical receptacle outlets • C ' 1 This is Bedroom # of total bedrooms in dwelling unit (3) S'ze, in square feet (min. 70 sq ft per 404.4.1): Section I - Bedroom Total of Non -Compliance Points IPMC I BEDROOM NO ADD'L YES N/A N-C PTS COMMENTS 305.3 Wall surface in good repair • (' 1 305.3 Windows and frames in good repair • ,. 1 305.4 Floor surface in good repair i• t'. 1 305.6 Door, in good repair, securely attached •i 1 402.1 Minimum of 1 openable, approved -size window facing • 1 403.1 directly to outdoors. (1) 504.1 No visible mold, signs of moisture or leaks (• " 3 602.3 602.5 Adequate source of heat 2 q ( ) • 25 605.2 Two separate & remote electrical receptacle outlets •(m { 1 This is Bedroom # of total bedrooms in S'ze, in square feet dwelling unit (3) (min. 70 sq ft per 404.4.1): Section I - Bedroom Total of Non -Compliance Points IPMC � BEDROOM _J NO ADD'L YES v NIA v NO v PTS COMMENTS 305.3 Wall surface in good repair t• 1 305.3 Windows and frames in good repair C• 1 305.4 Floor surface in good repair C: f C 1 305.6 Door, in good repair, securely attached • ( 1 402.1 403.1 Minimum of 1 openable, approved -size window facing directly to outdoors. (1) • 1 504.1 No visible mold, signs of moisture or leaks t• 3 602.3 602.5 Adequate source of heat 2 q ( ) 25 605.2 Two separate & remote electrical receptacle outlets t• 1 This is Bedroom # of total bedrooms in S'ze, in square feet dwelling unit (3) (min. 70 sq ft per 404.4.1): Section I - Bedroom Total of Non -Compliance Points 158 COMPLIES WITH STANDARD? IPMC - � BEDROOM NO ADD'L YES v NIA v NO v PTS COMMENTS 305.3 Wall surface in good repair f • 1 305.3 Windows and frames in good repair • 1 305.4 Floor surface in good repair • 1 305.6 Door, in good repair, securely attached t• { 1 402.1 403.1 Minimum of 1 openable, approved -size window facing directly to outdoors. (1) 1 504.1 No visible mold, signs of moisture or leaks C• ( 3 602.3 602.5 Adequate source of heat (2)25 q 605.2 Two separate & remote electrical receptacle outlets f • C 1 This is Bedroom # of total bedrooms in S'ze, in square feet dwelling unit (3) (min. 70 sq ft per 404.4.1): Section I - Bedroom Total of Non -Compliance Points IPMC I BEDROOM 1.NO ADD'L YES ✓ NIA v NO v N-C PTS COMMENTS 305.3 Wall surface in good repair t• t 1 305.3 Windows and frames in good repair f• 1 305.4 Floor surface in good repair • 1 305.6 Door, in good repair, securely attached C• ( 1 402.1 403.1 Minimum of 1 openable, approved -size window facing directly to outdoors. (1) • 1 504.1 No visible mold, signs of moisture or leaks • 3 602.3 602.5 Adequate source of heat (2)t: q 25 605.2 Two separate & remote electrical receptacle outlets •( 1 This is Bedroom # of total bedrooms in S'ze, in square feet dwelling unit (3) (min. 70 sq ft per 404.4.1): Section I - Bedroom Total of Non -Compliance Points NOTES COMPLIES WITH STANDARD? IPMC YES ✓ NIA ✓ NO ✓ N-C PTS COMMENTS EFFICIENCY UNIT/ NOT a STUDIO APARTMENT APPLIC 305.3 Wall surface in good repair •_ ( 1 305.3 Windows and frames in good repair (• (:: ( 1 305.4 Floor surface in good repair ii ( 1 402.1 403.1 Minimum of 1 openable, approved size window facing directly to outdoors. (1) • ,. 1 404.6.2 Kitchen sink, cooking stove, refrigerator, counter space • 25 404.6.3 Separate bathroom with toilet, sink, and tub or shower • ( 25 504.1 No visible mold, signs of moisture or leaks (� ( 3 505.4 Water heater correctly installed tom` 3 602.3 602.5 Adequate source of heat (2) • t ` 25 605.2 Two separate & remote electrical receptacle outlets (• ( 1 Size, in square feet: (Min. size: 220 sq ft for 2 occupants, 320 sq ft for 3 occupants; 3 occupants max., per 404.6) Section J - EFFICIENCY UNIT/STUDIO APT Total of Non -Compliance Points 159 COMPLIES WITH STANDARD? IPMC K OTHER YES `/ NIA v NO y/ N-C PTS COMMENTS 402.2 LIGHTING FIXTURES REQUIRED: Public hall • (' 1 402.2 Interior stairway • t°° 1 402.3 Toilet room (• 1 402.3 Kitchen •°° 1 402.3 Bathroom • C °^ 1 402.3 Laundry room f• (: 1 404.1 Dwelling provides privacy/separated from adjoining units • 25 504.3 No plumbing system hazards found f • 25 603.1 Mechanical equipment properly installed & maintained • 25 603.5 Combustion air supply is adequate for fuel -burning equip • , 25 604.1 Unit has electrical service provided by utility &• C 25 604.3 No electrical system hazards found C•`°° 25 Section K — OTHER Total of Non -Compliance Points IPMC L MEANS OF EGRESS; FIRE PROTECTION YES v N/A v NO v N-C PTS COMMENTS 702.1 Safe, continuous, unobstructed path of travel (• r C 25 702.3 702.4 Doors, bars, grilles, grates over emergency escape openings are readily operable from inside, without keys or special knowledge • 25 702.4 Adequate emergency egress from all habitable spaces t• 25 703.2 Fire doors not blocked, obstructed or inoperable • 25 704.2.1 SMOKE DETECTORS REQUIRED: on each story • ° 25 704.2.2 Inside each bedroom (• 25 704.2.3 On ceiling or wall outside of each sleeping area 25 RCW 19.27.530 CARBON MONOXIDE DETECTORS REQUIRED (on each story, in immediate vicinity of each sleeping area) • , 25 Section L — MEANS OF EGRESS; FIRE PROTECTION Total of Non -Compliance Points NOTES: (1) Screens required on openings used for ventilation. Minimum total glazed area shall be at least 8% of floor area. Openable area shall be at least 4% of floor area. (2) Capable of maintaining 68°F temperature 3 feet above floor & 2 feet inward from center of exterior wall. Space heaters not permitted as only source of heat. (3) For additional rooms, attach supplementary inspection forms as necessary. INSPECTOR COMMENTS: Inspection date: Inspector's signature: Landlord/owner signature: Inspector's name (print): INSPECTION SCORE: Total non-compliance points (25+ points = inspection failure) 0 City will issue "Certificate of Compliance" for units accruing less than 25 points. Units accruing 25 points or more constitute a failure. Landlord has 30 days to correct deficiencies and obtain re -inspection. A unit must pass inspection in order to receive Certificate of Compliance and Residential Rental Housing Business License and be considered fit for occupancy. Certificates of Compliance are valid for four calendar years from date of inspection. Properties must be reinspected prior to expiration. 160 ATTACHMENT B - SHORT TERM RENTAL RESPONSES LYNN OOD This has not been an issue that we've experienced or been asked to address. Paul Krauss AICP, Community Development Director The City of Lynnwood Council has not brought this up as an issue in our jurisdiction. We are not taking a position at this time. Todd Hall, Planning Manager \: NORMANDY PARK Normandy Park currently does not regulate short-term rentals. Although we have David Nemens, briefly investigated options for such regulation, at this time the City does not have Community plans to adopt such regulations. Development Director DES MOINES We don't have specific policies addressing short-term rentals. Currently, we do not regulate them any differently than a typical residential rental, but could in the future depending upon how big an issue it is/becomes. The Des Moines Municipal Code (DMMC) addresses rental housing in chapter 5.64 DMMC and requires a business license, but does not distinguish between short-term or longer -term rentals. There have been a number of concerns raised over the years related to parking, noise, etc. from the more intense short term rentals. Denise E. Lathrop, AICP Planning & Development Services Manager - 5.64 Rental Housing BURIEN We do allow them, they do have to have a business license under the regulations of a Barb Canfield, Bed and Breakfast. Code Compliance Officer 19.17.080 Bed and Breakfast Establishments SEATAC No issues with airbnbs. There is a code for a special excise tax but it is not enforced for Margarita Flores, short term rentals. No other current regulations for short-term rentals. Has not been Code Compliance an issue. Admin 2 AUBURN no response RENTON - no response 161 162 ATTACHMENT C Neighboring Jurisdictions' Regulation of Short -Term Rentals Jurisdiction Single -Family Residences ADUs (Detached or Attached) Multi -Family Residences Licensure' Requirements (if any) Relevant Code Citations Maple Valley Bed and breakfast facilities a conditional use in residential zones, up to three guest rooms, capped at two weeks, must be permanent residence of operator, requires "adequate" parking No regulation (primary residence must be owner occupied, and shall have one off-street parking) No regulation (does not meet definition of "bed and breakfast facility" which is limited to SFR Requires conditional use permit MVMC 18.20.020 (A) and (B); 18.30.030(B)(5) and (8) [Note: Boarding/lodging homes are prohibited] Bothell Bed and Breakfast facilities permitted in most zones, capped at four bedrooms and subject to parking restrictions and owner -occupancy Permitted, owner- occupancy (for 6 months) required and cap on occupancy No regulation None BMC 12.06.110 Covington Bed and breakfast guesthouse; must be primary residence of operator; capped at 5 guests; requires one off-street parking per room, capped at 2 per facility; Bed and breakfast guesthouse; must be primary residence of operator; capped at 5 guests; requires one off-street parking per room, capped at 2 per facility; Bed and breakfast guesthouse; must be primary residence of operator; capped at 5 guests; requires one off-street parking per room, capped at 2 per facility None CMC 18.25.030(B)(6) and (7) 163 Jurisdiction Single -Family Residences ADUs (Detached or Attached) Multi -Family Residences Licensure Requirements (if any) Relevant Code Citations Mercer Island Permitted aa"bed and breakfast" hao|MUen, capped atfour rooms, shall be primary residence ofoperator, requires one off-street parking space per room rented. Permitted hm regulation specific to short-term rentals), requires owner 000upenny, and capped number of occupants (one ''hami|y'')'nuadditional parking. Only permitted as "Rooming House" (seven or more persons unrelated to the npenator), within multifamily zones and Town Center. None (except Rooming Houses) M|CC 10.02.010(C)(7). 10.02.030. and 10.08.080 Tacoma Permitted: (1) may rent the entire dwelling toone family ora group ufupto8 people in all Residential, Commercial, Mixed- Use. and Downtown Districts; (3) may rent 1-2 guest rooms within an owner- occupied dwelling in all Residential Oiothoto, including single-family districts. PenniUed, up to 4 people in all RaaidenUa|, Commercial, Mixed- Use, and Downtown Districts May rent 3-9 guest rooms, after receiving an approved Conditional Use Permit (CUP), in Fl-3. F<-4L, R-4, R-b, RCX, and NRX Districts (these are generally residential districts that allow duplex, triplex, and multifamily dwellings). Must obtain a Business License; must obtain a Transient Accommodation License ifrenting 3or more rooms. TK8C 13.06.575 — Short Term Rentals; TK8C13.U6.15U.C.7— Short Term Rental in ADUo; TK8C 813.20 — Annual Business License; TIVIC 613.140 — Transient Accommodations SeaTao No prohibition, no regulation Pannidad' owner- occupancy requirement and maximum occupancy restrictions (based on size) No prohibition, no regulation N/A SIVICCh. 15485 Renton No prohibition, no regulation Permitted, with conditional use permit and owner - occupancy. F{K4C4-2-080(A)(7) 164 Jurisdiction Single -Family Residences ADUs (Detached or Attached) Multi -Family Residences Licensure Requirements (if any) Relevant Code Citations Kent "Dwelling unit" defined toimply rental of entire unit can be onaweekly, monthly, orlonger basis Permitted, owner- occupancy requirement for nix months every calendar year. No prohibition' no regulation Business License Required KCC 15.02130; KCC Ch.5�14 Puyallup Bed and Breakfast House permitted' subject to owner occupancy and occupant cap with conditional use permit) Permitted, owner occupancy requirement PK4C20.20.015;PK4C 20.20.010(11) Sumner Presumably permitted (no express prohibidon, although restriction that dwelling shall beused for "one fami|y/') Permitted, owner- occupancy requirement and maximum occupancy restrictions (based on size) No prohibition N/A SJC 18.04.0040; SK4C18.10.030 Pou|sbn Permitted Prohibited Prohibited None PK4C 1870.070 San Juan County Penmibed, no more than 31 guests per bedroom; parking required Permitted (attached on|y).max 3guests per bedroom; parking required; owner must occupy ADUor primary residence Permitted in Commercial zone only "Vacation Rental Permit" required SJCC1840.270 1 San Juan County Council is currently considering legislation to reduce this to two guests per bedroom. 165 Jurisdiction Single -Family Residences ADUs (Detached or Attached) Multi -Family Residences Licensure Requirements (if any) Relevant Code Citations Clyde Hill Permitted, with limits on occupancy, parking, and use (for lodging only, can't be used for events) Permitted, with limitations on occupancy, parking, and use (for lodging only, can't beused for events) Permitted, with limits on occupancy, parking, and use (for lodging only, can't be used for events) Business License Required Ch. 5.20CHMC ||waoo Conditional use in single-family, zones with limits on occupancy and parking. Permitted use in certain specified zones Permitted use in certain zones Business License Required Ch.15.41 |K4C Leavenworth Prohibits use ofentire dwellings aavacation rentals; permits short- term rental of portion ofahome when the property owner lives on -site throughout the visitor's stay with appropriate permits, including abusiness license Permitted, subject to owner -occupancy requirement and permitting Prohibited Business License Required LyWC18.52.120 Westport Permitted, subject to occupancy cap, parking and other standards Permitted, but only 1 vacation rental unit per "property" Prohibited Business License Required Ch. 17.22VVK4C 166 SHORT-TERM RENTAL R UL ION: Enforcement is lax a ect on housing crisis unknown August 2018 POR T L AND CITY AUDITOR Audit Services Attachment D 167 See complete data from this report on Audit Services'website Mary Hull Caballero, City Auditor Kari Guy, Audit Services Director Audit Team Alexandra Fercak, Senior Management Auditor Tenzin Gonta, Senior Management Auditor Minh Dan Vuong, Senior Management Auditor Cover Map data © Google C)RtTERM RENTtAn.tf.R TON .„.7.: " 1 68 Short -Term Rental Regulation Enforcement is lax and effect on housing crisis unknown Summary The City began regulating short-term rentals in 2014, and the market has more than doubled since then. The intent of regulations was that homes should be used primarily for residential rather than commercial purposes, but the City's current approach cannot assure this. Most hosts do not obtain the required permits: only an estimated 22 percent of properties are permitted, and the City rarely enforces its regulations. Despite concerns about the effect of short-term rentals on housing availability and affordability, the City does not collect data needed to regulate these rentals and to monitor the housing market. City sets rules for In 2014, City Council changed the zoning code to allow hosts to rent short-term their residences for short terms. Commonly, hosts and renters find rentals each other using online booking agents, such as Airbnb, HomeAway or Vacasa. Before these rules were adopted, the City only regulated and taxed hotel, motel, and bed & breakfast rentals. The City's short-term rental regulations require hosts to get a Type A or Type B permit depending on the size of the rental and follow certain restrictions: • The host must occupy the residence at least nine months of the year • The rental property must be the primary residence of the host • A maximum of 25 percent of units in a multi -family building may be rented • Rentals must be for less than 30 days These requirements were intended to preserve the residential character of neighborhoods and to prevent commercial short-term rental activity. The Bureau of Development Services conducts home inspections before issuing permits to ensure the safety of visitors renting the units. Development Services also investigates complaints and enforces short-term rental regulations. 1 169 Short -Term Rental Regulation Hosts are required to obtain a business license from the Bureau of Revenue and Financial Services and pay City taxes and fees. Those taxes include the lodging tax also required of hotels, and a business tax if rental and other business income combined exceeds $50,000 per year. Recent changes to city tax codes also added fees specific to short-term rentals. Online booking agents may remit lodging taxes and fees on behalf of hosts. We conducted this audit to determine the effectiveness of the City's regulations, and how the City evaluates the effect of short-term rentals on housing availability and affordability. Audit Findings If the regulations were working as intended, all short-term rentals would meet permit requirements, inspections would ensure the safety and livability of the spaces rented, and all taxes would be paid. In addition, the City would analyze effects of short-term rental activity on housing affordability and availability. We found shortcomings in these areas. One factor that has limited City bureaus' ability to enforce the regulations is the lack of data about short-term rental activity, including data on listings and their hosts, how often and for how long listings are rented, and rental rates and revenue. Of approximately15 booking agents active in Portland, none regularly provide data to the City, citing privacy protections for hosts. The City recently reached an agreement with one booking agent, HomeAway, to provide data on hosts as soon as Airbnb also agrees to provide data to the City. At the time of this audit, the City had not yet reached agreement with other booking agents. Because the City did not have data on short-term rentals, we used information gathered by Inside Airbnb. Inside Airbnb is a group not affiliated with Airbnb that compiles public information from Airbnb's website. Its data includes the listing, the availability calendar, estimated location, host information, and reviews for all properties offered on the Airbnb website. This information is limited: it doesn't include properties offered by other booking agents; the data does not show nights rented, whether a host lives on site, or the address of the unit. In addition, a listing on Airbnb doesn't always represent a housing unit such as an apartment or house, and one permit issued 2 170 Short -Term Rental Regulation Compliance ialow and enforcement is limited See complete data onAirbnblistings and hosts nnour website Data ishnAhbnhlistings only. Listing might hofor the whole house/ apartment o,uroom within thohomel apartment. For some months data was not mvo0ub/e may beapplicable tOmore than one listing. However, because most Portland rentals are listed unAirbnF`vvefound the data sufficiently reliable to provide an estimate of short-term rental activity in Portland and tohighlight the importance ofobtaining complete data from the booking agents. This audit'sfindings rely onCity permit and complaint data and |nsideAirbnb data. Visual representations based On |n5ideAirbnb data can befound 0nthe City Auditor's vvebsite. AsofOctober 2Ol7,Development Services had issued l/b38active permits. |ncontrast, data from Inside Airbnbshows over 4`6O0 listings offered OnAirbnbalone. Assuming aone-to-one relationship between permits and listings, and estimating number Of listings from the other booking agents, only about Z2percent have permits. ^�[�/�y ��� Only about � o� short-term � ��ort-t �erm � re���a.| s are permitted '-- — Since 2015, listings on Airbnb have more than doubled. Among all listings, the percentage of entire houses/apartments has grown from about 55 percent in early 2Ol5to0Opercent inDecember ZOl7 � Services analysis ofdata from MurrayCox, InsideAirbnb 71 Short -Term Rental Regulation One reason for the low permit compliance may be that the cost and time to obtain a Type B permit is high. Since 2014, the City granted 1,733 Type A permits, which are required for hosts renting one or two bedrooms. The permit fee is $178 and requires no land -use review. A Type B permit is required for hosts who want to rent three or more bedrooms. The fee costs about $5,000 and Type B permits require a land use review. Only 13 Type B permits have been issued as of October 2017, but an estimated 444 of the 4,600 listings identified in 2017 by Inside Airbnb are for properties with three bedrooms or more. Another reason for low compliance with permit requirements may be that booking agents do not require a rental to have a City permit before posting the listing to their websites. This is required by City Code where the City can fine agents for each unpermitted listing, but it is not enforced because the City does not have host data. In contrast, San Francisco requires booking agents to verify that hosts have obtained a permit, and the city reached an agreement with booking agents to obtain their host data and fines agents for unpermitted listings. Enforcement by Development Services is also limited because it reacts to complaints rather than using more proactive approaches. The Bureau investigates complaints about properties to determine whether they are valid and if fines should be imposed, but does not proactively enforce the Code. The number of complaints about short-term rentals increased from 24 in 2013 to 297 in 2017. Our analysis of Inside Airbnb data shows some neighborhoods with high concentrations of short-term rentals, but the Bureau does not use this information to target them for enforcement. The data shows some hosts with multiple listings, contrary to Code requirements. Relying on a complaint -based process means that only those with knowledge of the process will submit a complaint to the City and increases the likelihood that compliance with regulations will remain low. As long as the City does not proactively enforce requirements and there is widespread non-compliance, it will be unable to control short-term rental activities and protect the residential nature of neighborhoods. 4 Short -Term Rental Regulation Complaints are concentrated in Northwest and Northeast Portland (Fiscal Year 2013-2018). Source: Audit Services analysis of Bureau of Development Services short-term rental complaint data. Only partial data for FY2018. Airbnb listings are concentrated in Northwest, Northeast, and Southeast Portland. Source: Audit Services analysis of data from Murray Cox, inside Airbnb, December2017 Data is for Airbnb listings only. Go online for data visualization on Airbnb listings types and hosts. 5 173 Short -Term Rental Regulation Inspections may not ensure safety Most booking agents remit lodging tax 6 Over 90 percent of permit applicants pass the safety inspection on the first try. Safety inspections are brief, taking about ten minutes to complete. This is because current City Code includes only specific requirements, such as the presence of a smoke detector in the bedrooms, and does not require a comprehensive safety inspection of the property. Inspections were intended to ensure the safety of visitors renting the units, but the current inspection requirements and practices are minimal and may not meet that intent or the public's expectations. For example, someone renting a permitted space would reasonably expect the house or apartment to be safe for overnight stay. In addition, the City may be exposing itself to legal risk when inspectors do not address a property's other Code violations, such as an unsafe staircase or patio. An alternative approach could be to conduct targeted inspections and focus resources on high -risk properties. Ten out of an estimated 15 booking agents remit Booking agent lodging taxes to the City. Since these ten agents Airbnb V Pays lodging tax represent the majority of craigslist Portland's listings, Revenue Evolve Division estimates that most HomeAway hosts are paying the lodging tax. However, without HomeToGo access to the host and HouseTrip (TripAdvisor) listing data, it is difficult for Misterbnb V the Division to audit these Roomorama booking agents. The Division estimates the total StayAlfred number of hosts by TripAdvisor/Flipkey searching each agent's Vacasa website, which may not provide an accurate count. VacationHomeRentals (TripAdvisor) The result is that the City VacationRentals (HomeAway) may be missing out on taxes VRBO (HomeAway) V owed. Wimdu Source: Division of Revenue 174 Short -Term Rental Regulation Effect of short-term rentals on housing market is unknown Revenue's approach to improve tax compliance and get data on listings has been through litigation. Revenue was successful in reaching agreement with HomeAway to provide listing data if and when Airbnb also provides the data. At the time of our audit, the City was negotiating with Airbnb to obtain its data. Even as the number of short-term rental units has increased each year, their effect on housing availability, affordability, and neighborhood quality has not been monitored by the City. No City bureau has been assigned the responsibility to collect data and measure the impact on housing or related goals. Prior work by City bureaus does not sufficiently address these questions. In 2016, the Bureau of Planning and Sustainability produced a short-term rental regulation progress report, but it did not describe effects on the three areas of concern. The Housing Bureau attempted to review the short-term rental market as part of its State of Housing Report in December 2017, but it lacked data on hosts and listings. The 4,600 Airbnb listings identified by Inside Airbnb make up approximately 1.7 percent of the City's 273,000 housing units. However, addresses for listings are not provided, and one housing unit may have more than one listing. At the time regulations were developed in 2014, City Council and community members raised concerns about the effect of short-term rental units on the housing market, but the City has not obtained complete data from the booking agents to assess these effects. 7 175 Short -Term Rental Regulation Some Portland neighborhoods have higher activity ........................ Artai Side i Some neighborhoods have a high concentration of short-term rentals and high numbers of visitors staying in these units. To provide a neighborhood comparison, we estimated the number of nights units are occupied and compared them to the housing stock for each neighborhood. Neighborhoods in inner Northeast and inner Southeast are frequented by short-term renters more often than other parts of the city. These also are neighborhoods that have experienced gentrification and are facing housing shortages. These neighborhoods may need to be monitored to determine how short-term rental activity affects them. For example, some cities have limited short-term rental units in certain neighborhoods because of high use that detracts from neighborhood livability. Source: Audit Services analysis using data from Murray Cox, Inside Airbnb, December 2017 Data is for Airbnb listings only. Estimated nights of occupancy as a percent of total housing stock. Hosts renting multiple short-term rentals may decrease housing supply 8 Inside Airbnb data shows there are several Portland hosts with multiple listings (see data on Auditor's website). Due to limited data on listings, it is unclear how much of this activity represent illegal short-term rentals. For example, some of these hosts are hotels or bed & breakfast firms that list separate rooms, or hosts that list separate bedrooms in their homes. Some may be management companies that list and manage units for clients. Others may be hosts listing multiple houses that are not their primary residence, which would be a violation of City Code. 176 Short -Term Rental Regulation Accessory dwelling units intended to increase affordable housing supply may be used as short- term rentals Because the City doesn't have access to complete data on these listings, it does not know the effect on long-term rental rates or whether hosts are removing residences from the Tong -term rental market. Research in other cities shows growth in the number of hosts who rent multiple properties in residential areas. This commercial - type activity in residential areas also risks diminishing the character and livability of the neighborhood. Some Airbnb hosts offer multiple listings Red on map indicates hosts with 6 or more listings Source: Audit Services analysis using data from Murray Cox, Inside Airbnb, December 2017. Data is for Airbnb listings only. See data on Auditor's website Council intended for accessory dwelling units, also known as in- law apartments, to contribute to the City's affordable housing and housing density goals. However, for permitted short-term rentals, we found that 21 percent of properties are estimated to have an accessory dwelling unit. 1% of short-term rental permits are properties with an accessory dwelling unit 9 177 Short -Term Rental Regulation The City currently waives fees for accessory dwelling units construction in order to incentivize the use of these structures for affordable housing. In June 2018 Council voted that to qualify for the waiver of these fees, the unit may not be used for short-term rental for 10 years. The exact number of these units currently used as short-term rentals is unknown, because the City does not have an exact number of accessory dwelling units, and data on the total number of short-term rentals with accessory dwelling units is not available. Other cities have attempted to study the effect of short-term rentals on housing affordability and availability. In May 2015 the City and County of San Francisco concluded that commercial hosts using Airbnb affect the city's neighborhood supply of long-term rental housing units. On average, hosts earned more money renting to short-term visitors than they would in the long-term rental market. New York and Seattle have also concluded that their growing short- term rental market is affecting availability of long-term rental housing. These conclusions have inherent data limitations, because in many cases they used incomplete Airbnb data obtained from third parties and may rely on assumptions about the rental market. The conclusions and their limitations demonstrate the need for a thorough analysis and monitoring of Portland's housing market, and for the City to continue pursuing valid and comprehensive data. 10 Short -Term Rental Regulation Recommendations To effectively regulate short-term rentals and enforce rules, we recommend the Bureau of Revenue and Financial Services and the Bureau of Development Services: 1. Obtain data on active short-term rental hosts, listings, and occupancy from booking agents or from other publicly available sources, and use it to enforce the City's zoning and tax code. 2. Use proactive, risk -based enforcement to target hosts with multiple listings and potential commercial activities in residential zones. 3. Revise the permitting process to meet intended safety and neighborhood livability goals. 4. Use host data to enforce booking agents' compliance with City Code. To assess the impact of short-term rentals on the housing market, we recommend the Housing Bureau: 5. Work with Council to add measuring the effect of short-term rentals on housing goals to short-term rental City Code and regulations. 6. Obtain short-term rental data from booking agents or from other publicly available sources, develop a monitoring process of the market, and evaluate effects on housing. Report short-term rental market data in the State of Housing annual report. 11 179 Short -Term Rental Regulation Objectives, Scope and Methodology 12 Our audit objectives were to determine the effectiveness of the City's short-term rental regulations and how the City evaluates the effects of short-term rentals on housing. Our methods included: • Reviewing City Code, state laws, existing studies, and other audits • Reviewing the permitting and inspection processes and interviewing staff from the Bureau of Development Services and Bureau of Revenue and Financial Services • Analyzing permitting and enforcement data • Analyzing tax activity data • Interviewing stakeholders • Analyzing data on Airbnb listings obtained from Murray Cox/ Inside Airbnb and housing stock from the American Community Survey We performed analyses to conclude that city data was reliable for our audit objectives. We relied on the work of Murray Cox of Inside Airbnb for webscraped Airbnb data sets, and we concluded this data to be reliable for our audit objectives. The Airbnb listings data presented are monthly one-time snapshots of listings available between 2014-2017. We also relied on the work performed by the Bureau of Planning and Sustainability to determine which properties in the city had an associated accessory dwelling unit. Auditing standards require auditors to be structurally independent of the audited organization to avoid any actual or perceived relationship that could impair the audit work performed or findings reported. The City Auditor is responsible under City Charter to conduct audits of the City, which are performed by the Audit Services Division. Under City Code, the City Auditor also has a role in appeals of City enforcement decisions and the collection of City liens. This work is conducted by units separate from the Audit Services Division. Given this audit's scope and focus on activities at the Bureau of Development Services and Office of Management and Finance's Revenue Division, we do not believe the City Auditor's 180 Short -Term Rental Regulation other non -audit responsibilities constitute a threat to our independence. We conducted this audit in accordance with generally accepted government auditing standards. Those standards require that we plan and perform the audit to obtain sufficient, appropriate evidence to provide a reasonable basis for our findings and conclusions based on our audit objectives. We believe the evidence obtained provides a reasonable basis for our findings and conclusions based on our audit objectives. 13 181 182 Office of Mayor Ted Wheeler City of Portland August 7, 2018 Mary Hull Caballero City Auditor 1221 SW Fourth Ave, Room 140 Portland, OR 97204 Dear Auditor Hull Caballero: Thank you for your audit and the short-term rental regulations enforcement and effects on the housing market. As the Commissioners -in -Charge of the Bureau of Development Services, the Bureau of Revenue and Financial Services and the Portland Housing Bureau we take the results of your audit very seriously. In terms of additional enforcement mechanisms, we are dedicated to increasing our oversight and enforcement of the city regulations. Specially, the Bureau of Development Services will be working with the Office of Management & Finance to ensure that the regulatory regime most effectively deploys city resources and focuses on accomplishes the goals of the City. Continued refinement of regulatory requirements to ensure that they are appropriate will be a key priority of this effort. Specifically, the Bureau of Revenue and Financial Services will continue to finalize agreements with industry so that we have access to up to date data from the platforms. With this data, which has been lacking, the Office of Management & Finance will be able to more effectively enforce City Council's direction on Short Term Rentals. This will effectively respond to the issues brought forward by the audit. While the full effects on the housing market are at present unknown, your audit's preliminary analysis shows some very concerning trends, especially in inner-city neighborhoods. It is concerning to us that short-term rentals may be exacerbating the accessibility, availability and rentability of these neighborhoods. Our offices are confident that negotiations with Short Term Rental companies will result in a new regulatory structure that will enable the City of Portland to effectively enforce its policy that limits the number of days a non -owner -occupied unit can be rented on a short-term basis. These "commercial" short-term rentals not only could reduce the supply of long-term housing, but could also subvert the zoning code by converting residentially zoned properties into commercial uses. 1221 SW Fourth Avenue, Suite 340 ♦ Portland, Oregon 97204 MayorWheeler@PortlandOregon.gov 183 Thank you again for your team's thoughtful and timely analysis. Sincerely, Mayor Ted Wheeler (floc Commissioner Chloe Eudaly 1221 SW Fourth Avenue, Suite 340 ♦ Portland, Oregon 97204 MayorWheeler@PortlandOregon.gov 184 City of Portland, Oregon Bureau of Development Services Office of the Director FROM CONCEPT TO CONSTRUCTION August 3, 2018 To: Mary Hull Caballero, City Auditor Audit Services Division From: Rebecca Esau, Director Bureau of Development Services Chloe Eudaly, Commissioner Rebecca Esau, Director Phone; (503) 8.23-7300 Fax; (503) 823-6983 TTY: (503) 823-6868 vommportlandoregon,gov/bds Cc: Elshad Hajiyev, Business Operations & Finance Services Manager Dan Cote, Interim Portland Online Permitting Services & Inspection Services Manager Dave Tebeau, Residential Inspections Manager Mike Liefeld, Enforcement Program Manager Subject: BDS Response to Short-term Rental Regulation Audit Thank you for the opportunity to review and respond to your audit, Short-term Rental Regulation. We appreciate the time that the audit team spent assessing this issue and its impact on housing, especially in a time when housing is at the forefront of policy conversations regionally and across the country. We acknowledge that the current regulation and enforcement system is not perfect and needs improvement. The Bureau of Development Services (BDS) has consistently administered the policies adopted by City Council and these audit recommendations relate to policy issues beyond BDS. BDS is committed to administering any changes to Short-term Rental (STR) issues as directed by the City Council. In response to your recommendations to both the Bureau of Revenue and Financial Services and the Bureau of Development Services: Obtain data on active short-term rental hosts, listings, and occupancy from booking agents or from other publicly available sources and use it to enforce the City's Zoning and Tax Code. BDS supports the City's efforts to enter into agreements with STR booking agents to share host information. This recommendation is addressed by the Bureau of Revenue and Financial Services in their audit response letter. 2. Use proactive, risk -based enforcement to target hosts with multiple listings and potential commercial activities in residential zones. The City Council adopted STR regulations in 2014. At that time, the City Council was very dear that enforcement would continue to be complaint driven, and no additional resources were allocated for STR enforcement. Additionally, City Council was clear on what should be inspected at these sites, due to concern from the public that the inspectors would cite 1900 SW 4th Avenue, Suite # 5000, Portland, OR 97201 185 homeowners with violations unrelated to the STR, and the inspection requirement would become a deterrent to getting host sites permitted. City Council limited those bedroom inspections to three things: a) that they met the building code requirements for a sleeping room at the time they were created or converted, with an exemption for bedrooms in multi- dwelling structures and in triplexes; b) that each bedroom to be rented have a smoke detector that is interconnected to a smoke detector in an adjacent hallway in the dwelling unit; and c) that the bedroom(s) to be rented are on the floor of a dwelling unit equipped with a functioning carbon monoxide alarm. If the dwelling unit does not have a carbon monoxide source, then the alarm is not required. In an effort to increase permit compliance rates, in 2017, BDS developed a citation -based enforcement process specific to STRs. Information on this system and current enforcement penalties are found here: https://www.portlandoregon.gov/bds/article/628271_ City Council will need to provide clarity on the level of enforcement they wish to see for STR regulation violations and provide additional resources to implement a proactive risk -based enforcement, targeting hosts with multiple listings and potential commercial activities in residential zones. Current revenue collections from registration and inspection fees are not sufficient to implement proactive, risk -based enforcement to target these hosts. Funding sources such as General Fund and/or new fees could possibly fill that funding gap. Policy discussion is needed with City Council regarding appropriate funding sources to support an expanded enforcement program, and whether host -paid permit fees should be increased to pay for enforcement beyond the current complaint -based system. Consideration should also be given to the impact that higher fees could have on achieving the goal of hosts seeking the required permits. 3. Revise the permitting process to meet intended safety and neighborhood livability goals. When adopted in 2014, City Council was very clear that the scope of the safety inspection was limited to the three existing standards in Title 33, Chapter 33.207. City Council will need to revise the adopted zoning code language if they wish to set a new inspection scope. In addition, if the inspection scope is revised, the cost of these inspections would need to be covered by additional fees to applicants, or paid for through an alternative funding source. Current revenue collections from inspection fees are not sufficient to implement an expanded inspection scope. Funding sources such as General Fund and/or new or increased fees could possibly fill that funding gap. 4. Use host data to enforce booking agents' compliance with City Code. This recommendation is addressed by the Bureau of Revenue and Financial Services in their audit response letter. A point of clarification regarding fee waivers for accessory dwelling units (ADUs), the City does not waive fees for ADUs. However, System Development Charges (SDCs) are waived for ADUs if the owner records a covenant on the property stating that they will not rent any of the bedrooms on the site as an STR for a period of ten years. BDS is supportive of this 2 186 recent change in City policy from providing SDC waivers for all ADUs to only those that won't use their property as an STR for ten years, thereby incentivizing the use of the units/bedrooms on -site as long-term rentals. BDS shares the concern that STRs are irnpacting the supply of long-term rental housing units due to them often being a more lucrative option for a property owner. That income may also make it feasible for lower income homeowners to remain in their homes, avoiding displacement, Affordable housing, gentrification and displacement are layered and complex issues. More data from booking agents, etc, will help the City as we move forward to refine our policies to better address the housing crisis. BDS appreciates the work that the audit team has done and is committed to the City's goals of effectively regulating short-term rentals and mitigating the housing crisis. August IZO18 Mary Hull Caballero City Auditor l22lSVVFourth Ave, Room I4O Portland, {)R973O4 Dear Auditor Hull Caballero: Thank you for the opportunity to provide feedback on the Short -Term Rental Regulation Audit report. The report makes two recommendations to the Housing Bureau. l. Work with Council to add measuring the effect of short-term rentals on housing goals to short-term rental City Code and regulations. Our understanding is that this recommendation would add a requirement to measure the effect mfshort term rental on housing goals into City regulations, i.e. the Ordinance. The Housing Bureau understands and accepts the recommendation to monitor the market,and to evaluate short-term rentals effects on the housing market. 2. Obtain short-term rental data from booking agents or from other pub|ick/avai|ab|e sources, develop amonitoring process ofthe market, and evaluate effects nnhousing. Report short- term rental market data in the State ofHousing annual report. As stated above, the Housing Bureau agrees with the recommendation to monitor and evaluate short-term rentals effects mn housing. We would propose to conduct a baseline analysis and report. Periodic follow-up reports could be published as necessary. We believe we would it would be prudent to establish a baseline to determine the effects on the market before making a commitment regarding the frequency of reporting. We appreciate your office's work to help the City and the Housing Bureau adapt to emerging market trends which may affect housing accessibility and affordability of housing in Portland. Shannon Callahan CITY OF PORTLAND OFFICE OF MANAGEMENT AND FINANCE BUREAU OF REVENUE AND FINANCIAL SERVICES Ted Wheeler, Mayor Jennifer Cooperman, Chief Financial Officer Thomas W. Lannom. Revenue Division Director Revenue Division 1 1 SW Columbia Street, Suite 600 Portland, Oregon 97201-5840 (503) 823-5157 FAX (503) 823-5192 TTY (503) 823-6868 TO: FROM: SUBJECT: DATE: MEMORANDUM Mary Hull Caballero, City Auditor Jennifer Cooperman, Chief Financial Office Response to Audit of Short -Term Rental Re ation July 30, 2018 Thank you for the opportunity to comment on your audit titled "Audit of short-term rental regulation." The City of Portland has been a national and international leader in the areas of short-term rental regulation and taxation. Portland was among the first cities to legalize short-term rentals and was also the first U.S. city to collect hotel/motel taxes from short-term rental platforms beginning in 2014. We generally agree with the recommendations in the audit, especially the recommendation to obtain data on short-term rental hosts and listings. As noted in the audit, the Bureau of Revenue and Financial Services, Revenue Division has already secured an agreement for data -sharing from HomeAway.com, Inc., and soon expects to reach an agreement with Airbnb as well. Once obtained, this data will be used to enforce regulatory and tax provisions of the City Code. An Equal Opportunity Employer To help ensure equal access to programs, services and activities, the Office of Management & Finance will reasonably modifypolicies/procedures and provide auxiliary aids/services to persons with disabilities upon request www.portla.ndoregon.govirevenue Audit Services Division Office of the City Auditor 1221 SW 4th Avenue, Room 310 Portland, OR 97204 503-823-4005 www.portlandoregon.gov/auditservices Short -Term Rental Regulation: Enforcement is lax and effect on housing crisis unknown Report #499, August 8, 2018 Audit Team: Alexandra Fercak, Tenzin Gonta, Minh Dan Vuong Mary Hull Caballero, City Auditor Kari Guy, Director of Audit Services Other recent audit reports: Private Stormwater Management: City reliance on property owners requires review of risks and results (July 2018) Portland Police: Improvements made to training program (June 2018) Regional Arts and Culture Council: Clear City goals aligned with strong Arts Council strategy will improve arts and culture services (May 2018) This report is intended to promote the best possible management of public resources. This and other audit reports produced by the Audit Services Division are available for viewing on the web at: www.portlandoregon.gov/auditservices. Printed copies can be obtained by contacting the Audit Services Division. 190