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HomeMy WebLinkAboutPlanning 2019-01-10 COMPLETE AGENDA PACKET - MEMORY CARE ASSISTED LIVING FACILITYAllan Ekberg, Mayor Department ofCo unity Develop ent - ack Pace, Director CHAIR DENNIS MARTINEZ; VICE -CHAIR, HEIDI WATTERS; COMMISSIONERS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, KAREN SIMMONS AND DIXIE START BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING AGENDA JANUARY 10, 2019 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. CALL TO ORDER II. ATTENDANCE III. ADOPT MINUTES IV. CASE NUMBER: L18-0087 APPLICANT: Alliance Residential Company REQUEST: Approve Design Review for 7-story, 134-unit Assisted Living with Memory Care Facility LOCATION: 112 Andover Park East, Tukwila, WA 98188 V. DIRECTOR'S REPORT VI. ADJOURN Tukwila City Hall • 6200 Sou thcenterBoulevard • Tukwila, WA 98188 • 206-433-1800 • Websrte: TukwilaWA.gov 2 Allan Ekberg, ayor Department of Community Developaent _ Jack Pace, Director Staff Report Board of Architectural Review for Holden of Southcenter Assisted Living Prepared for the January 10, 2019.Meeting FILE NUMBERS: L18-0087 Public Hearing Design Review L18-0081 Special Peliiiission Parking Determination L18-0086 Shoreline Substantial Development APPLICANT: REQUESTS: LOCATION: COMPREHENSIVE PLAN AND ZONING DESIGNATION: SEPA DETERMINATION: NOTIFICATION: Alex Dalzell, Urbal Architecture, LLC Design review to construct a seven -story building for a 122,918 square -foot assisted living community, to include 107 assisted living units, 27 memory care units, and 58 parking spaces. 112 Andover Park E., Tukwila WA (parcel # 022300-0045) Tukwila Urban Center — Transit Oriented Development (TUC-TOD) Exempt: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project is therefore exempt from SEPA review. A Notice of Application was issued on October 1, 2018, distributed to owners and tenants of nearby properties and relevant agencies, and posted on the project site. Two comments were received which are described in this staff report. Notice of BAR public hearing was posted on December 27, 2018, mailed to property owners and businesses within 500 feet of the property, and posted on site. RECOMMENDATION: Approval with conditions. STAFF: Lynn. Miranda, AICP, Senior Planner 3 ATTACHMENTS: A. Design Review Application, dated September 10, 2018 B. Parking Determination Staff Report, dated November 27, 2018 C. Parking Deteiniination Notice of Decision, dated December 7, 2018 D. Shoreline Substantial Development Staff Report, dated December 3, 2018 E. Shoreline Substantial Development Permit Notice of Decision, dated December 3, 2018. F. Design Review Narrative prepared by Urbal Architecture, dated September 7, 2018 G. Tukwila Neighborhood Corridor Standards TMC Figure 18-23 H. Plan Set dated December 21, 2018 BACKGROUND Vicinity/Site Description Project Description This project seeks to redevelop a 1.14-acre site with a seven -story, 122,918 square -foot assisted living building located at 112 Andover Park E, parcel #022300-0045. The project includes 27 memory care units (Level 2), 107 assisted living apartments (Levels 3-7), 58 surface parking spaces, at -grade amenity spaces, landscaping, indoor and outdoor open space, and frontage improvements. Amenity spaces include a ground floor cafe, outdoor garden on Level 2, and roof deck on Level 5. The existing one-story building on the site will be demolished. One access point (one-way, entrance only) is proposed off of Andover Park East and two access points are proposed off of Christensen. Road (one-way entrance and exit). Zoning The project is located within the Tukwila Urban Center -Transit Oriented Development (TUC-TOD) zoning district, the area extending from the bus transit center on Andover Park West eastward towards the Sounder commuter rail/Amtrak station. TMC 18.28.040 describes the TUC-TOD district as an area intended to provide a more compact and vibrant mix of housing, office, lodging and supportive retail and service uses. Parking in the district is intended to be accommodated by a combination of off- and on -street parking spaces. The overall structure of the TOD Neighborhood will be characterized by moderate development intensities and building heights. A fine-grained network of streets with pedestrian amenities will increase the walkability of the area. The Green River is just east of Christensen Road, which puts a portion of the subject property within the 200- foot shoreline overlay jurisdiction. 4 200' from OHWM 2 0-Moot Shoreline Jurisdiction Boundary 125' from OHWM (east side of Christensen Rd.) Existing Development Existing development on the project site consists of a 17,588 square -foot one-story vacant retail building, originally constructed in 1966, which is proposed to be demolished. The building is primarily surrounded by concrete and minimal landscaping. The 1.14-acre parcel is zoned Tukwila Urban Center -Transit Oriented Development (TUC-TOD). Both Andover Park East (adjacent to the project sites west property line) and Christensen Road (adjacent to the project sites east property line), are classified as Neighborhood Corridor. Existing ooking north Existing site, looking east Surrounding Land Use Land uses in the nearby area are generally a mix of warehouse, retail, and office uses, with a growing residential population. Land uses immediately adjacent to the property include: • North: Hotel (Holiday Inn Express) 5 • West: Retail (Lowe's Home Improvement) • South: Office (Fedex) • East: Green River Walking/Pedestrian Trail Topography & Vegetation The parcel is generally flat. A grade change of approximately 5 feet exists at the east property line abutting Christensen Road where a rock wall separates the site from the street above. The eastern portion of the site will be partially re -graded to allow vehicular access to Christensen Road. Access The site currently has two vehicular access points from Andover Park E. There is currently no access off of Christensen Road. The project proposes to keep one of these access points off Andover Park East, located at the southwest corner of the property, and proposes to provide two new access points off of Christensen Road. All proposed access points will be designed for one-way traffic; with an entry point off Andover Park East, and one entry and one exit at Christensen Road. DESIGN REVIEW FINDINGS Design Review This project is subject to Board of Architectural Review approval under Tukwila Municipal Code (TMC) 18.28.030.D. New residential buildings with more than 50 dwelling units are considered large-scale projects. As a large-scale project, the proposal is subject to TMC Chapter 18.28, and the guidelines set forth in the Southcenter Design Manual. Sections I -III below include a discussion of project consistency with the requirements of TMC Chapter 18.28 including, District Based Standards, Corridor Based Standards, and Supplemental Standards. Section IV is a discussion of project consistency with the Southcenter Design Manual. The standards can be found online at http://www.tukwilawa.gov/wp-content/uploads/DCD-Planning-TMC-18.28-Tukwila-Urban-Center.pdf and the Design Manual can be found at http://www.tukwi lawa.gov/wp-content/uploads/DCD-Planning-Southcenter-Design-Manual.pdf L District -Based Standards Structure Height (TMC 18.28.070): The maximum building height in the TUC-TOD District is 45 feet, and up to 70 feet with the multi -family height incentive, and 115 feet when incentives for both multi -family and frontal improvements are met. The proposed building is a 70-foot multi -family structure meeting the maximum allowable height. Stair and elevator tower/overrun areas project approximately 9 feet above the 70-foot roof height and are exempted from height limitations per TMC 18.50.080. Portions of the building are located within the 200-foot shoreline jurisdiction of the Green River, which has a height restriction of 45 feet. The building steps down toward the east; the portion within 200 feet of the Ordinary High Water Mark (OHWM) of the Green River is 41'-6", in compliance the height requirement in the city's shoreline regulations in TMC 18.44. 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. 6 Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100-.110): The proposal meets the 5-foot side and rear yard setback as required in the TOD district. A 5-foot landscaping area is required in side and rear yard setback areas. Both side and rear setback and landscaping requirements may be waived as part of design review if Building and Fire Code requirements are met. The Building Division and Fire Department have reviewed and approved design of the project per applicable Building and Fire code requirements. 11 Corridor -Based Standards Both Andover Park East and Christensen Road are designated as Neighborhood Corridors, according to Figure 18-23 of the Tukwila Municipal Code. See Attachment E for Neighborhood Corridor standards summary sheets. Existing condition of Andover Park East, looking north Neighborhood Corridor standard Public Frontage Standards (TMC 18.28.150): Proposed public frontage improvements to both Andover Park East and Christensen Road meet the public frontage standards required for Neighborhood Corridors. The following public frontage standards apply to this project: • Minimum 15-foot Public Frontage: The proposal meets this standard for both the Andover Park East and Christensen Road frontages. The 15-foot public frontage standard requires 15 feet of public frontage in the form of sidewalks and landscaping. On Andover Park East, a combination of sidewalk and street trees within tree wells result in up to 20 feet of frontage. On Christensen Road, varying landscape and sidewalk widths result in the required public frontage. Portions of the sidewalk are tapered down to match the adjoining sidewalk at the recently constructed Holiday Inn. Christensen Road is permitted to include a landscape strip rather than tree wells, because on -street parking is not feasible on Christensen at this time. • Street trees, located at the back of curb face: The proposal provides street trees along both road frontages, located at the back of curb face, which buffer pedestrians from street traffic. Street trees located along Christensen Road generally meet the requirement to be placed at back of curb face, with the exception of trees located at the back of sidewalk where a pedestrian plaza is proposed. On Christensen Road, proposed trees are included in perimeter landscaped areas along with shrubs, groundcover, lights, benches, and a pergola, which create a quality pedestrian environment that meets the intent of the design standards and also creates a more substantial buffer to screen the surface parking lot and project lighting from the river. Per the City's shoreline regulations, the trees, shrubs, and ground cover along Christensen are native species. 7 • Tree spacing 20-30 feet: Proposed street trees along Andover Park East and Christensen Road are evenly spaced at 30 feet. The proposed tree species and placement have been reviewed by the City's Urban Environmentalist. The Fraxinus lotifolia (Oregon ash) trees proposed along Christensen Road at 30 feet on center have a typical spread of 35 feet. The Cercirdiphyllum japonicum (Katsura tree) trees are proposed along Andover Park East, and are spaced at 30 feet on center and have a typical spread of 25 feet. A spacing of 30 feet on center is an appropriate spacing for both of these large stature trees to achieve desired tree canopy cover along the corridor. Along Christensen Road, however, a few of these street trees are located at the back of sidewalk rather than the back of curb face, for reasons stated above. • Pedestrian and vehicular -scale decorative street lighting: A lighting plan was submitted (see Sheet ADR 1.10 of Attachment F). Pedestrian -scale light poles consistent in style to those being installed as redevelopment occurs throughout the TOD district are proposed along both Andover Park East and Christensen Road. In addition, bollard lights are proposed to be installed along pedestrian walkways, and up -lights are proposed at various landscaped areas to highlight vegetation. Additional pedestrian scale lighting is provided in the surface parking lot. The lighting shall be installed along the frontage per the Department of Public Works standard. The project's proposed lighting fixtures are Dark Sky compliant and screened to control glare. The stated intent of the Neighborhood Corridor, per Figure 18-23, is "to provide an intimately -scaled pedestrian environment within northern Southcenter's higher density mixed -use neighborhoods, in a `complete streets' setting with on -street parking and bicycles sharing the roadway with vehicles." The proposed street frontage improvements greatly enhance the streetscapes of the site and provide an appropriately -scaled and safe pedestrian environment. The frontage design also supports the potential for street parking if that option is pursued in the future. Building Orientation/Placement & Landscaping (TMC 18.28.160-.190): The proposed project meets the building and orientation standards. The Neighborhood Corridor standards require building orientation to the street. The primary building entrance is proposed to be located on Andover Park East and the building is oriented this direction with the building placed up to the edge of the sidewalk, with a distinctive building entrance. While the building is primarily oriented toward Andover Park East, elements of building orientation are also included on the Christensen Road frontage, including a resident entrance facing the street that is recessed and weather protected. Front yard setbacks, parking location, and landscaping are separate requirements that are discussed in following sections. Per Figure 18-23 of the Tukwila Municipal Code, the following building orientation standards apply to this project. • Building orientation to streets/ open space: The building is primarily oriented toward Andover Park East and is designed to create an urban edge along this street. The primary entrance is located at the southwest corner of the building and connects directly to Andover Park East. A secondary entrance is provided facing Christensen Road underneath a cantilevered portion of the building. Per 18.28.160, "where building orientation to streets is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the face must be provided. The applicant has provided weather protection with steel and glass canopies, located near main entries. The canopies along Andover Park East amount to approximately 217 feet of protection, greater than the required 75 percent. Less than 75 percent is proposed on the eastern facade, although this requirement 8 is waived as this is not the primary building entrance. This entrance is primarily designed for use by residents. • 15-foot front yard setback minimum: The project meets the requirement. Within the Tukwila Urban Center, setbacks are measured from the existing curb face, as right-of-way varies from parcel to parcel. Along Andover Park East, the building is setback 18 feet from the existing curb face. A portion of the sidewalk and street trees required to meet the public frontage requirement are located within right-of-way. On Christensen Road, the building is setback approximately 67 feet from the curb line. • On -site surface parking located in side or rear of building: The proposal meets this requirement for the Andover Park East frontage, but modifications were required for the Christensen Road frontage. Per TMC 18.28.190.B.3, for a street to be designated as a Neighborhood Corridor, parking between the building and the back of sidewalk is limited to a maximum depth of 63 feet, the width needed for a double -loaded aisle of parking. The building is setback further than 63 feet from Christensen Road. The width of the site is narrow, and is further constrained by the shoreline jurisdiction which covers the eastern half of the site, which requires a maximum height of 45 feet. These constraints make it difficult to locate a building on -site that is consistent with the underlying zoning's maximum parking depth requirements and the shoreline height regulations while furthering the goals of the Southcenter Plan's TOD District for increasing the amount of higher density redevelopment. Consequently, the project exceeds the maximum 63-foot depth limitation for surface parking of the underlying zoning but mitigates the impact by constructing a wider sidewalk and landscape area on Christensen to screen the shoreline from the parking area and create a more continuous and improved sidewalk amenity. Overall, the proposed building location and parking location provides a balance between the zoning requirements on the site and protection of the adjacent shoreline. • 15-foot front yard landscaping minimum. Along, Andover Park East, the applicant is providing 1.8 feet of public frontage inclusive of sidewalk area and street trees. Along Christensen Road, some landscaped areas are up to 13 feet in width and the combined sidewalk/landscape frontage areas are 22 to 28 feet. Per 18.28.160, the requirement for 15 feet of streetscape landscaping has been waived because the public frontage has been built to the corridor standard. Architectural Desit n Standards (TMC 18.28.200 Neighborhood Corridor Architectural Design Standards Design Response Acceptable Partial Not Applicable Facade Articulation Increment Residential maximum — 30 ft. X Major vertical modulation maximum — 120 X Ground Level Transparency Neighborhood Corridor Commercial -use minimum — 50% X Table 1: Architectural Design Standards for the Neighborhood Corridor 9 III. Supplemental Standards Special Corner Feature (TMC 18.28.220): The building has two frontages; Andover Park East and Christensen Road. The site is located midblock on both streets between Tukwila Parkway and Baker Blvd. As such, the building is not required to incorporate a special corner feature to emphasize the building at an intersection. Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240): Front yard landscaping requirements along Andover Park East and Christensen Road include 15 feet of streetscape. Public frontage improvements are proposed to be constructed along both Andover Park East and Christensen Road, to consist of a combination of landscaping and sidewalk areas. Parking lot perimeter and internal landscaping is proposed. Along Andover Park East, the proposed configuration and width of the public frontage meets the Neighborhood Corridor Standard (see Attachment E). Proposed planting species and spacing have been reviewed by the City's Urban Environmentalist. The Neighborhood Corridor Standard requires tree spacing of 20 to 30 feet depending on species. Sheet ADR L1.00 of Attachment F shows trees and groundcover at 30 feet on center. The Cercirdiphyllum japonicum (Katsura tree) trees proposed at 30 feet on center on Sheet ADR L1.00 of Attachment F have a typical spread of 25 feet. A spacing of 30 feet on center is an appropriate spacing for this large stature tree to achieve desired tree canopy cover along the corridor. The Fraxinus lotifolia (Oregon ash) have a typical spread of 35 feet and are also a large stature tree where a spacing of 30-feet on center is appropriate. Plantings along Christensen Road include Fraxinus lotifolia (Oregon ash) trees, Acer circinatum (Vine maple) trees, and Tsuga mertensiana (Mountain Hemlock) trees. The total tree coverage exceeds that which would otherwise have been planted at the Neighborhood Corridor Standard, and provides additional buffering of the shoreline from the proposed development. A modification is proposed to place street trees behind the sidewalk rather than at curb face. This modification meets the intent of the Neighborhood Corridor in providing an "intimately -scaled pedestrian environment", due to the provision of pedestrian amenities designed to create a pedestrian plaza area, as shown on Sheet ADR L1.00 of Attachment F. These amenities include benches, a bike rack, and a pergola, as well as the creative landscape features including landscape block walls, raised planters, and planting areas with additional native shrubs and groundcover. Staff recommends approving the modifications to the frontage requirement to allow for the provision of additional landscaping to serve as a buffer to the shoreline and to compensate for the modification to the internal parking lot landscaping requirements discussed below. Propose andsc ping (including courtyard areas) The proposed parking lot includes space for 58 vehicles. A minimum of 20 square feet of internal parking lot landscaping is required for each parking stall. A five foot perimeter landscape setback is to be provided from the Corridor back of sidewalk. A total of 2,670 square feet of parking lot landscape area is provided. Surface parking lots are required to be set back a minimum of five feet from the Corridor back of sidewalk. In order to allow the building to be setback as far as possible from the 10 shoreline 200' buffer, the parking area, which otherwise would have to have been constructed as one double loaded drive aisle between the building and street, was reconfigured to accommodate pushing the building away from the shoreline and towards Andover Park East (which also serves to create an "intimately -scaled pedestrian environment"). Per TMC 18.28.240.4, all required plantings are shown as served by a permanent automatic irrigation system, except for the proposed parking lot landscape island. As a condition of approval, irrigation must be added to this area. Per TMC 18.28.240.B.3, the project must meet the requirement to provide "CU" soils for trees and plants planted in sidewalks and parking lots. Landscape Modifications A modification is requested for complying with the parking lot landscaping. The proposal does not provide landscape islands that meet the minimum 100 square -foot requirement, including the requirement for one large or two medium canopy trees per every 100 square feet of landscape island. However, this is offset by enhancing the parking lot perimeter with additional landscaping and receiving credit for retaining significant trees (see Sheet ADR L1.06 and ADR 3.00). The perimeter modification request meets the following criteria contained in TMC 18.52.100.B and may be approved, as: i. The modification does not reduce landscaping to the point that activities on the site become a nuisance to neighbors; and ii. The modification does not diminish the quality of the site landscape as a whole; and iii. The modification more effectively screens parking areas. In this case, the parking lot is more effectively screened from the Green River Trail and pedestrian area. Using the criteria in TMC 18.52.100.F, credit for retained significant trees may be counted towards the project's required landscaping as: i. A certified arborist has assessed the three large Leyland cypress trees in the southeast corner of the site as in "good" health and structural condition; and ii. Retention of the trees support the Tukwila Urban Center Comprehensive Plan urban tree canopy goals and policies; and iii. A financial assurance will be posted based on 50% of the value of the retained trees to ensure tree replacement should the retained trees be damaged or die as a result of construction impacts. The financial assurance shall be retained for three years; and iv. The value of the trees to be retained, as determined by the certified arborist, shall be posted on the tree prior to site preparation and retained throughout the construction of the project. Open Space Regulations (TMC Table 18-4, TMC 18.28.250): The project exceeds the required amount of open space, and generally meets or exceeds the requirements of this section of the code. The required amount of open space for residential projects is equal to 10% of the residential unit floor area, and may be any combination of common or private open space. The gross floor area of residential. unit floor area is 83,800 square feet. Based on this square footage, 8,380 square feet of open space is required. The open space provided on site is a combination of outdoor and indoor common Outdoor open space includes a 3,065 square foot memory care garden on Level 2 and a 1,945 square foot landscaped patio on Level 5. Indoor amenity spaces are proposed on Levels 1, 2 and 5, and include a living area, wellness center, discovery room, , and a multipurpose space, totaling approximately 5,900 square feet. The overall combination of outdoor and indoor spaces is approximately 8,900 square feet, which exceeds the minimum open space requirement. General Parking Requirements and Guidelines (TMC 18.28.260-.270): The proposed project provides 58 total parking stalls. Table 18-5 of the TMC lists parking requirements for several common 11 land uses. However, the required number of parking stalls for assisted living and memory care units are not specified by the City's parking regulations. For uses not specifically mentioned in Table 18-5, the parking requirements are to be detennined by the Department of Community Development Director as a Type 2 Special Permission decision (City file number L18-0081). Based on the analysis within the Special Permission Parking Determination, it was determined that 0.43 parking spaces per dwelling unit are required. With 134 total units, 58 parking stalls would be required. The proposed project meets this requirement. A complete discussion of the applicant's Special Permission request, project consistency with decision criteria, and staff recommendations are included within the Special Permission Parking Determination in Attachment B. A total of 6 covered, ground -level bicycle parking spaces are required per code. Bike storage for six bicycles is provided under the covered portion of the parking lot on the east side of the building, as depicted on Sheet ADR 1.00 in Attachment F. A maximum of two one -lane curb cuts are permitted for each 500 linear feet of street frontage. Two one -lane curb cuts are proposed on Christensen Road to provide entrance and exit to the site. On Andover Park East, a single, one -lane driveway is proposed to provide entrance to the site. All vehicles exiting the site would exit onto Christensen Road. The sidewalk detail for driveway areas conforms to TMC 18.28.260.C.1.c, which requires the curb cut design for driveways on Neighborhood Corridors to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. A minimum 6-foot hard -surfaced walkway is provided through the parking lot to the main entrance and connecting Andover Park East and Christensen Road, in accordance with TMC 18.28.260.D.5. The trash and recycling area for the project is proposed within the first level of the building, where it will not be visible from the public realm. Site Requirements (TMC 18.28.280): Pedestrian access points to the building are provided at the main entrance to the building at Andover Park East, and via a pedestrian walkway through the parking lot to the main entrance from Christensen Road, meeting the intent of TMC 18.28.280.A.2. The pedestrian walkway is distinguished from the parking area it crosses through the use of decorative scored concrete. This walkway provides a connection from Andover Park East to the Green River which previously did not exist. A recommended condition of approval has been included in this staff report that signage is provided indicating the public nature of the walkway and its connection to the river. Lighting is provided in accordance with TMC 18.28.280.B at the building entrances (with decorative sconces), recessed lights spaced approximately every 12 feet within the covered parking area, wall sconces along the perimeter of the building, pedestrian bollard lights within the pedestrian walkway and seating areas, and pedestrian light poles within the parking lot and along Andover Park. East and Christensen Road. Mounting height does not exceed 14 feet for building mounted lights and 20 feet for pole mounted lights as is prescribed within the TOD District. A 24-inch tall landscape block wall is proposed along the east boundary of the parking area to resolve an existing topographic change of approximately 5 feet between the sites eastern and western boundaries. The garbage and recycling facilities are proposed inside the ground floor of the building, screened from the public realm. Mechanical equipment such as a transformer and emergency generator are proposed to be screened by landscaping and a wooden screening fence. 12 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 Director or Board of Architectural Review will decide whether to approve, approve with conditions 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. The design of the site is sensitive to the context of the site, including orientation to both streets, connection to the Green River, compatibility with surrounding developments, and pedestrian -friendly perimeter landscaping. The site must comply with both the Tukwila Urban Center and the Shoreline design criteria, and the applicant had to strike a balance between the two codes, with priority given to meeting the requirements of the Shoreline Jurisdiction, which is state mandated. The eastern portion of the site is within the 200-foot shoreline jurisdiction, and as such the building was located at the western portion of the site to ensure it would comply with the 45-foot building height maximum in the area between 150 and 200-feet of the OHWM. 13 Proposed site design Although an increased setback from Christensen Road was necessary, the site design still provides orientation toward the Green River in accordance with shoreline design requirements. The east side of the building enhances views to the river with windows and patios. The site also provides enhanced pedestrian access from Andover Park East to the riverfront park area. Other project features that meet the design criteria include: • Street trees located on both site frontages, spaced at 30 feet on center, and located in tree pits to provide potential for street parking in the future. • A landscaped pedestrian connection proposed along the southern side of the lot, linking Andover Park East to the Green River Trial and riverfront. • Densely vegetated landscaping along Christensen Road that creates a buffer and provides an amenity to the community as well as the riverfront ecosystem. • A "step-down" tiered massing of the building facing the Green River. • Similarity in scale and building materials with recent redevelopment projects in the vicinity. 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. 14 The project meets the design criteria. The trash and recycling facilities are fully located within the building and all mechanical equipment is housed internally. Large rooftop mechanical units will be screened in accordance with the design guidelines. The utility areas, loading zones and trash pickup have been consolidated in one area on the east end of the building to be as discrete as possible. Vehicular access will be a one-way entrance off of the Andover Park East, and will exit onto Christensen Road in the east, which is a dead-end street. 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 applicant submitted a lighting plan that includes seven different types of exterior lights and pedestrian -oriented street light poles. The light fixtures are modern, appropriately spaced (per public works criteria), and complement the building as well as improve the street level pedestrian -experience. The project's proposed lighting fixtures are Dark Sky compliant and screened to control glare. Proposed bollard light, pedestrian light pole, and scone light Other project features that meet the design criteria include: • Exterior can light fixtures located at entry canopies. • Bollard fixtures to illuminate designated pedestrian paths. • Pedestrian -scaled lighting in the surface parking lot. • Pedestrian -oriented street light poles on Andover Park East and Christensen Road frontages. • Exterior wall sconce lights along building base to illuminate ground -level brick portions of facade. • Lighting placed in landscape strips to illuminate sidewalks. Some uplights will be placed in areas that highlight vegetation. 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 project meets the design criteria. To soften the appearance of walls, a variety of materials are used, such as masonry. The use of varying materials also creates a clear cap and base treatment to the walls. The transformer/generator in the north of the site will be screened by a vegetated hedge and a slatted wood fence. The site does not include any security fencing, and refuse and mechanical areas are either enclosed in the building or located out of sight. 15 5. Open Space Provide safe, attractive, and usable open spaces that promote pedestrian activity and enhance the setting and character of the development. The project meets the design criteria. The proposal includes common open space via a 5th floor deck and an internal courtyard area located on Level 2, which can be used by residents for outdoor seating, relaxation and community gatherings. The Level 2 courtyard is intended for memory care residents. At the perimeter of the site, landscaped pedestrian paths use an attractive stamped concrete pattern, and include amenities such as street trees, pedestrian scale lighting, benches, bike racks, and a pergola. The Christiansen Road frontage provides more pedestrian space than the Andover Park East frontage, and transitions well to the Green River Trail to the east. Examples of amenities for use public anti private open .space areas 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. The project meets the design criteria. The building has a clear and prominent front entrance facing Andover Park East, with a recessed front entrance that connects to the public sidewalk, and canopies, brick columns, and a sculpture feature. The building is located and oriented toward Andover Park East to create a clear urban edge. Facing Christensen Road, the building is setback with tiered modulation, and "steps down" toward the Green River. On this side, greater perimeter landscaping is provided, which creates a softer edge along the more natural environment. The scale of the building is appropriate given the surrounding urban context and similar buildings in the area. 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. 16 The project meets the design criteria. The building is oriented toward Andover Park East, where there is a prominent entrance that is clearly discernable to the public. The entranced is recessed with a porte cochere that connects directly to the street. The entrance is highlighted by a large canopy and at ground level uses different, lighter materials and special paving that welcome pedestrians from the street. On the Christiansen Road side, similar features are used, such as wrapped canopy with signage and brick columns, however the design is more subtle and promotes use by residents rather than the public. Primary entrance on Southwest corner of building 3. Building Facade — Base & Top Create a building base where the horizontal articulation of the lower part of a building facade's design establishes a human scale for pedestrian users and passers-by, and aesthetically "ties" a building to the ground. Create a "top" on buildings through a substantial horizontal articulation of the facade at the uppermost floor of the building to provide an attractive facade skyline and complete the upper facade composition. Rooflines should reflect the architectural style of the building and be a distinctive design element. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof surfaces and/or to provide opportunities to daylight interior spaces. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest. The project meets the design criteria. At the base, distinct brick materials are used at the first two floors to "anchor" the building. Although the base level is not commercial in nature, certain design features mimic a commercial environment that is distinct from the residential look of higher floors. High levels of transparency are used at the ground level for a more pedestrian -scaled environment. The southwest corner is chamfered to allow for a pedestrian loading area and entry at ground level. Above the first two floors, a cornice with a wood soffit is used to transition to the next levels of the building, where fiber cement panels and cedar materials are divergent from the ground -level brick cladding. The building provides a high amount of modulation, cornices, and a 5th floor deck to add variety to the appearance of these levels. A similar wood soffit and architectural concept is present at the top of the building. 17 4. Corner Treatments The design criteria serve to emphasize building corners at important intersections with a distinctive building element. The building has two frontages on opposite sides, and is not located at an intersection, so the corner treatments as defined in the design guidelines are not applicable to this building. Still, some corner features are present. The main entrance located at the southwest corner of the building is chamfered and adjacent to a vehicular drive-thru and a pedestrian walkway through the site. Windows at the corner of the building have a slightly different pattern and trim. 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. Both Andover Park East and Christensen Road are Neighborhood Corridors, which require at least three design features spaced at a 30-foot interval. The applicant has provided the following: • Fenestration patterns: The largest windows are located at the base of the building to increase transparency to the street front providing sightlines into and out of the building. On residential floors, repeating windows are used that balance daylight with energy efficiency. The appearance of the repeating windows is improved through the use of fiber cement panel window trim, and 3-foot vertical modulation. • Vertical modulation: The building facade utilizes multiple 3-foot insets which are discernable by a change in material from white fiber cement panel to wood at the reveal walls. • Change in roofline form: On the facade facing Christensen Road, a "stepping skyline" concept is used. Overall, a change in parapet is used to create a distinct roofline. • Change in building material: In coordination with the creation of a "top" and "base", varying building material and siding is used. The changes in materials also correspond with vertical and horizontal building modulation. Southwest perspective from Andover Park East Northeast perspective from Clhristensen Road 18 The project complies with major vertical modulation design guidelines and requirements. On the east side, the building stepbacks and projections are at least 10-feet deep and 20-feet wide. On the west side, a contrasting vertical design is created by a 3-foot modulation and a change in material. This element extends from the ground floor to roofline, at which point the modulation incorporates a change in the cornice and roofline treatment. 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. Because the proposal is for a residential building, 6 (two details from each category) listed details and elements at a 30-foot articulation increment must be present along any street -facing facade. The applicant has provided the following: • Window and/or entry treatment: The proposal provides elements (a) and (e). o (a) Display windows divided into a grid of multiple panes: The largest windows are located at the storefront level to provide transparency o (e) Recessed Entry: The main entry to the building is recessed • Building elements and facade details: The proposal provides elements (a) and (c). o (a) Custom -designed weather protection element: Steel and glass canopies are present at the main entries. o (c) Decorative building -mounted light fixtures: Decorative wall sconce light fixtures are provided across the streetscape to provide accent lighting at brick portions of the building. A different sconce fixture is used at the building entries for wayfinding purposes. • Building materials and facade elements: The proposal provides elements (a) and (c). o (a) Use of decorative, high quality building materials: A materials board was submitted showing the use of high quality brick, concrete, and wood. o (c) Decorative kick -plate, pier, beltcourse, or other similar features: Brick is used at the building base which is broken up by storefront glass that sits on a concrete curb. Wood is used for soffiting and building modulation to create a tactile and natural material palette. 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. The applicant submitted a materials board showing high -quality wood, brick and cement paneling. The color pallet uses dark earth tones and was chosen to give the materials a natural look. The colors are warm and subtle, which allows the 19 building compatibility with both the urban and natural surroundings. Other project features that meet the design criteria include: • Ivory -colored fiber cement paneling that is modest in appearance and provides a backdrop to building accents and building features. • Brick material at the base of the building to provide a distinct, textured look at the pedestrian level. • Vertical and horizontal modulation made of cedar wood. • Metal wall paneling to provide additional contrast. • Fiber cement panel window trim. 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. The architectural concept includes varying window patterns and types of vinyl and trim depending on location. At the ground floor level, the project utilizes large aluminum storefront windows. These windows provide over 50 percent transparency from the street, as well as trespass of natural light. The ground floor windows are more prominent than the residential windows on higher floors, and provide a "base" that is distinct from the rest of the building. Other project features that meet the design criteria include: • Use of second floor black vinyl windows that complement the storefront windows below. • Use of brick window base trim on the second floor. • Use of fiber cement panel window trim along repeating residential windows and 3-foot vertical modulation. • Window placing designed to break up blank walls and provide natural daylight to rooms. 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. Weather protection features are designed as an architectural element and are provided at all major entrances. The primary building orientation is located at the southwest corner facing Andover Park East where steel and glass canopies are provided along approximately 217 linear feet, greater than the required 75 percent. Both the primary and secondary entrances are located underneath cantilevered portions of the building. The canopy design includes black metal that complements the black vinyl storefront windows. 20 Andover Park street front design 10. Blank Walls Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall he designed to provide visual interest and human scale. All four facades incorporate architectural features to soften the appearance of and add variety to walls. The west and east street -facing facades include doors, windows, canopy elements, and vertical modulation. On the north side of the building, large expanses of blank walls are treated using vertical trellises with climbing vines and additional landscaping to in a 5-foot wide planting strip. Along the south side, a pedestrian path passes by a chamfered corner with windows and southwest facing main entrance. 11. Parking Structures Design parking structures which are part of a new development to be architecturally consistent with exterior elements of the primary structure, including roof lines, facade design and finish materials. Design ground floors of parking structures that front on Tukwila Pond or public streets in the TOD and Pond Districts to accommodate future office, retail, or residential uses. Not applicable; no parking structures are proposed. V. Public Comments A Notice of Application was distributed by mail on October 1, 2018 to owners and tenants of properties within 500 feet of the project site, as well as agencies that may have an interest in the project. The Notice of Application was also posted on the project site. Public comments were received during the Notice of Application period from Karen Walter of the Muckleshoot Indian Tribe Fisheries Division and Stephanie Jolivette of the Washington Department of Archaeology and Historic Preservation (DAHP). These are included in the Shoreline Substantial Development Permit Staff Report found in Attachment C. Continents and the applicant's responses are summarized below: 1. Ms. Walter commented that the non-native trees and shrubs within the regulated shoreline area should be replaced with native species. The applicant has revised the landscape plan to include native species in planting areas within the shoreline jurisdiction. 21 2. Ms. Walter was concerned that lighting on the eastern project site avoid indirect lighting to the Green River and reduce contributions to nighttime sky lighting conditions. She commented that the lighting plan, in combination with the replacement trees, should ideally reduce current artificial lighting effects over existing conditions and, at a minimum, not make them worse. She also suggested that native conifer trees, such as Western Hemlock, Douglas Fir, or Western Red Cedar be substituted in the landscaping on Christensen Road to help with lighting screening. The applicant responded that site lighting has been designed to meet the requirements of section 18.44.070.C.4 of the Tukwila Municipal Code. The design has considered both the requirement to reduce the light spillover off the site and to meet the minimum lighting requirement for the parking lot and public right of way. The proposed lighting is Dark Sky Compliant and screened to control glare. The landscape plan has been revised to include Western Hemlocks, as suggested, to screen project lighting. 3. Ms. Jolivette notified staff that according to the DAHP predictive model, the project is located in an area determined to be of very high risk of containing archaeological resources. She requested professional archaeological monitoring of all ground disturbing activities on the site. Prior to ground disturbance, a professional archaeologist should develop a monitoring plan which includes an Inadvertent Discovery Plan. She also recommends consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. The applicant has engaged an archaeologist to prepare the on -site monitoring plan and inadvertent discovery plan. As a condition of approval of the shoreline substantial development permit, before the building permit is issued, the applicant will provide both the site monitoring plan and the inadvertent discovery plan as a formal memo to city staff. The monitoring plan must also be delivered to DAHP and shared with any concerned tribes. CONCLUSIONS L District -Based Standards Proposed use, structure height, maximum block face length, and setback requirements are in compliance with the Tukwila Urban Center -Transit Oriented Development standards. II. Corridor -Based Standards Both Andover Park East and Christensen Road are designated as Neighborhood Corridors. The project was reviewed for consistency with Neighborhood Corridor Standards in Tukwila Municipal Code Figure 18.23. The proposed project meets the requirements for public frontage standards along Andover Park East and Christensen Road, including configuration, width, landscaping, and street lights. The proposal meets Building Orientation/Placement and Landscaping standards regarding building orientation, weather protection, minimum front yard setbacks, and front yard landscaping. Due to the constraints of a maximum building height of 45-feet within 200-feet of the OHWM of the Green River on the eastern half of the site, a modification was made to locate the bulk and taller portions of the building adjacent to the back of sidewalk on Andover Park East. This has resulted in the amount of parking between Christensen Road and the building to exceed the maximum double loaded aisle of parking peimitted for development fronting a Neighborhood Corridor. To mitigate the visual impacts of the surface parking on the shoreline, the applicant's proposal increases the amount of parking lot 22 perimeter landscaping on the east side and a small pedestrian plaza on Christensen Road. This modification allows the type of mixed use urban development envisioned for the TOD area, provision of adequate parking, compliance with height requirements of the shoreline jurisdiction, and creation of an urban, pedestrian -friendly street frontage along Andover Park East and an amenity for the residents and the public on Christensen Road. The proposal meets Architectural Design Standards including facade articulation increment of 30 feet, major vertical modulation maximum of 120 feet, and minimum and ground level transparency. As a residential building, the ground level transparency minimum of 50% would not apply, however the proposal provides significant transparency (greater than 50%) along Andover Park East. Less ground level transparency is provided on the eastern frontage, however, the property does not directly abut the street. Supplemental Standards The proposal meets the requirements for generallandscaping, parking and site design, and open space requirements. The following modifications are requested to depart from the supplemental standards including: • Internal parking lot landscape island requirements are not met. A smaller island (2-feet wide) with less landscaping than required is provided at the end of the parking stalls. The proposed modifications include enhancing the parking lot perimeter with additional landscaping and receiving credit for retaining significant trees. Approval of the proposed modifications is recommended, as they comply with the criteria in TMC 18.52.100.B and F. The applicant will need to: o Prior to building permit approval, provide a certified arborist's assessment of the valuation of each tree to be retained; and o Prior to building permit approval, post a financial assurance based on 50% of that valuation to ensure tree replacement should they be damaged or die as a result of construction impacts; and o Post the valuation of the tree to be retained on the tree prior to site preparation and retain the posting throughout the construction of the project. All of the required plantings are shown to be served by a permanent irrigation system, except for the proposed parking lot landscape island. A permanent irrigation system for the plantings in this island will need to be provided. Street trees are required to be located on the back of curb face, however a modification is requested to place some of the required street trees at the back of sidewalk. This modification is recommended, as it helps create an enhanced pedestrian plaza area with planter boxes, benches, and a pergola. The proposal exceeds the minimum number of trees that would otherwise be provided through strict adherence to this standard. The site provides an enhanced public connection from Andover Park East to the Green River. A recommended condition of approval has been included in this staff report that the applicant provide signage which indicates the public nature of this connection. IV. Southcenter Design Manual A. Site Design Elements 23 The proposed site layout, landscaping, open space, and other design elements create a cohesive design that meets the intent of the Design manual, which 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." Services areas are either enclosed or screened from view. Vehicular circulation and surface parking is located in the side and rear of the building; creating an attractive pedestrian -oriented frontage along Andover Park E. A porte couchere is added for drop-offs by the main entrance. A pedestrian path through the site connects Andover Park E. with the Green River Trail, and includes design cues to avoid conflict with vehicular circulation. The site lighting includes pedestrian -scale poles designed to promote safety. Along exterior facades, lighting accentuates entry canopies and ground level facades. Various up -lights and bollard lighting improve the appearance of landscaping and pedestrian areas. The landscaping concept on the site provides screening but also acts as a unifying feature between the site and the natural environment to the East. Public open space is provided in landscaped areas along the site perimeter, and is enhanced through pedestrian -scale lighting, stamped concrete, and benches. Much of the open space on the site is for common use by residents, within a 5th floor deck and internal level-2 courtyard area, which includes areas for relaxation and gatherings. B. Building Design The proposed building achieves a more modern design than many of the buildings located along Andover Park E., and provides architectural design and scale that is compatible with newly redeveloped properties in the area. Building details and elements, materials and colors, and window treatments used in the project meet the design criteria. The renderings show an architectural concept that achieves variety in form and materials that provide visual appeal, as well as design details that highlight important design elements on the building and the site. At the base level, an attractive brick material is used to anchor the building, along with prominent entrances and ground -floor windows. The overall building facade includes ample vertical and horizontal modulation, and a change in materials or features that indicate a "base" and "top". Building details such as high quality materials, decorative kick -plate, and sconce lighting are present. At the request of the city, landscaped trellises and window patterning was added to the north facade to screen a large expanse of blank wall. Overall, the proposal demonstrates an architectural theme that provides character and compatibility with surrounding buildings in the TUC-TOD district, while meeting the functional requirements of an assisted living facility. RECOMMENDATIONS Staff recommends approval of the Design Review application, including the proposed landscape modifications meeting the criteria set forth in TMC 18.52.100, with the following conditions: 1. Prior to building permit approval: a. A certified arborist shall determine the value of the three Leyland cypress trees to be retained on -site. 24 b. A financial assurance will be posted based on 50% of the value of the retained trees to ensure tree replacement should the retained trees be damaged or die as a result of construction impacts. The financial assurance shall be retained for three years. 2. The following shall be shown on revised plans submitted and reviewed administratively as part of the building permit application submittal: a. A note on the Landscape Plan stating that "The value of each of the three trees to be retained on -site shall be posted on the trees prior to site preparation and retained throughout the construction of the project." b. Per TMC 18.28.240.B.4, a permanent irrigation system for the parking lot landscape island shall be provided. c. Signage shall be provided indicating the public nature of the walkway connecting Andover Park East to the Green River. A detail of the required signage and posting location shall be provided. INFORMATIONAL 1. All monument or wall signage will require a separate sign permit and will be reviewed at that time for compliance with the Tukwila sign code (Title 19). 2. Applicant shall ensure that the project meets Fire Department requirements regarding hydrant spacing and turning radii, and these shall be reviewed as part of the building permit review. 25 26 ATTACHMENT A CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 DESIGN REVIEW - PUBLIC HEARING APPLICATION Planner: Application Complete Date: FOR STAFF USE ONLY Pe its Plus Type P-DR File Number: Project File Number: / J Application Incomplete Date: Other File Numbers: * This application requires public notificatiorL Please refer to section 8 of application checklist NAME OF PROJECT/DEVELOPMENT: Holden South Center BRIEF DESCRIPTION OF PROJECT: Construction of seven (7) story, 136 unit, assisted living apartment community. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 112 Andover Park E, Tukwila, WA 98188 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 0223000-0045 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Alex Dalzell Address: 1938 Fairview Ave E, Suite 100 Phone: 206-676-5649 E-mail: alexd©urbalarchitecture.com FAX: N/A Signature: /*I/ Date: 09.07.2018 (AAA \ \ citystore\ City Common\ Teri - DCD \ Kirby\ 2016 Applications\ Design Review -Public Hearing -March 2016.docx ULf 27 28 Allan Ekberg, Mayor MOO, Amok VOW' Depart ent of Community Development - Jack Pace, Director STAFF REPORT TO THE DIRECTOR December 7, 2018 FILE NUMBER: L18-0081 APPLICANT: Jeremiah Jolicoeur, Holden of Southcenter, LLC REQUEST: Approval of Special Permission — Director to make a parking standard determination for a 136-unit assisted living facility, including memory care. LOCATION: ASSOCIATED APPROVAL: 112 Andover Park East L18-0087 Design Review L18-0086 Shoreline Substantial Development Permit SEPA DETERMINATION: This project is consistent with the Southcenter Plan, TUC development regulations, and the Southcenter Plan SEIS, and is therefore exempt from SEPA as set forth in RCW 43.210.420. COMPREHENSIVE PLAN and ZONING DESIGNATION: Tukwila Urban Center — Transit Oriented Development (TUC-TOD) STAFF: Lynn Miranda, Senior Planner RECOMMENDATION: Approval with Conditions ATTACHMENTS: Exhibit A. Holden of Southcenter Site Plan submitted by Urbal Architecture on August 31, 2018. Exhibit B. Memorandum on Holden of Southcenter Zoning Code Parking Deviation, from Michael Swensen PE, PTOE & Kassi Leingang, PE Transpo Group to Lynn Miranda, dated September 5, 2018. Exhibit C. Memorandum Comment #1 Response from Evan Lawler to City of Tukwila, dated Oct. 22, 2018. 1 29 L18-008lHolden ofSouthcenter Special Permission Parking December 7,Z0l8 FINDINGS PROJECT DESCRIPTION The CU[Reni p[0pOS8| is to construct 8 GSVSO GtOn/ GSSSt8d living facility totaling 122.704 square feet in size and COOSiSUDg Of 138 unite, including 109 assisted living units and 27 memory care units. There will benOindependent living units. The project pnDpOGeG8 total Of5R surface parking 8t8US (Se8 Exhibit A. Site Plan). According tUthe applicant (Exhibit C).iti3estimated that @t100%0foccupancy and assuming 6% of the senior housing/assisted living units will have a second occupant, there will be 115 residents in assisted living and 27 residents in memory care. The City does not have parking standards for assisted living and memory care units. The applicant is requesting 8 parking determination from the Director for the rnininnurn number ofparking spaces required for the proposed uses. EXISTING DEVELOPMENT The proposed deva|Opnl8rd will replace 8 V@C8Dt retail building, approximately 17.600 square foot in size. The remainder of the parcel is comprised of paved parking areas. VICINITY/SURROUNDING LAND USE The site is located between two streets, Andover Park East and Christensen Road (see Figure 1). There is no on -street parking on the streets directly in front of the projectSit8. Zoning for the site i8Tukwila Urban Center -Transit Oriented Development /TUC-T[)[]\. and land use in the surrounding area is primarily commercial. The newly constructed five 8tO[V, 92-[OOrO Holiday Inn Express is |0C8t8d to the DOdh of the site. |OlDledi818|V to the south is an approximately 1/2 @C[8 parking lot for o two-story FedEx Office Service Center building. LOVV8'S. Gone-story hardware store with a large parking area, is located directly across Andover Park East from the proposed project. The Green River is east of and runs parallel to Christensen Road. Easy access is available from the project site to the Green River TnBi|. 8 pedestrian/bicycle facility running along the Green and Duwamish Rivers and connecting south Seattle to south Kent. Further east, directly across the river is the three-story Ramada Inn. There GFS 0O-Gt[88t p@ddn0 8t8U8 On Christensen Road OOdh of the project site, but they will also beused b«Holiday Inn Express guests and Green River Trail users, offering little capacity for any overflow on -street parking from the assisted living facility. The Site is located 8pp[OXiO08t8|V .5 miles walking distance from the Tukwila Sounder/Amtrak station via the pedestrian bridge across the Green River, and 30 L18-0081 Holden of Southcenter Special Permission - Parking December 7, 2018 approximately .4 miles from the Tukwila Transit Center. There is a Metro #128 bus stop southbound on Andover Park East near the intersection with Baker Boulevard, within easy walking distance of the proposed project. Figure 1. Aerial View of Project site and Surrounding Land Use Green River Trail Project Site Green River DECISION CRITERIA — PARKING DETERMINATION Tukwila Off -Street Parking Requirements TMC 18.28.260 General Parking Requirements contains regulations and guidelines for the amount, location, and design of off-street parking for different land uses within the Tukwila Urban Center zoning districts. The intent of this section is to ensure that the provision of parking contributes to the character of the area and supports the type of development proposed. At the time any building or structure is erected or enlarged, or when there is a change in its principal use, off-street parking and loading spaces must be provided as an accessory use in all zones in accordance with the requirements of TMC 18.28.260. Within this chapter, Table 5 Provision of Parking lists parking requirements for several 3 31 Ll8-0O8lHolden nfSoudcemer Special Permission Parking Cnn0[OOO land uses. HOVV8V8[. the [8qUi[8d number Ofparking stalls for assisted living and memory care units are not specified by the City's parking regulations. Per TMCY828.2�B.Y,for Guse not specifically mentioned iDTable 5, the parking requirements are tnbedetermined h»the Department OfCommunity Development Director 8GGType 2 Special Permission decision. The C)inSCtO['8 determination Gh8U be based UpOD the neqVinBD1eDt8 for the most COOlp@r@b|e uses specified Table 5 or 8 parking study. A. Comparable Uses in Cdv Z0DiDa Code Assisted Living Units Using Table 5iDTIVIC18.28.Senior citizen housing i8most comparable tohousing seniors in 8SSiSt9d living units. Minimum parking requirements for senior citizen housing located iDthe T(}D District are: * One p@[WDg space per dwelling Unit for 15 units or less. For developments with more than 15 UOitS, G OniDiDlUD1 Of 15 Sp@C88 are required plus .5spaces for each additional unit. Using this [@UO for Senior citizen hOUGiDg. G total DfG2 Sp8C8S would be required for the 109 assisted living units. HOxvev8[, this does not consider the parking needs of any service providers for the assisted living residents which presumably would not be needed in a senior housing facility. Memory Care Units K88nOOry Care is not use listed in Table 5. However, if Figure 18-7Of 77NC 18.56 Off- street Parking and Loading Regulations is considered, Convalescent/nursing/rest homes is most comparable to the proposed use of housing residents in memory care units. Parking requirements for COnvG|e8CeDt/nU[8iOQ/[eGt hODleG are: w One parking space for every 4 beds with @ minimum Of 10 St@||S. Using this ratio for a convalescent/nursing/rest home, a total of 10 spaces vvVU|d be required for the 27 DleDlO[V CQn3 units. P[8Sunn@b|y, Service pnDVid8[S and visitors would need these parking spaces. Land Use Parking Supply Ratio (vehicle spaces per dwelling unit) Applied to Holden Assisted Living Project Peak Parking Demand Ratio Weekday (9am-3pm) (vehicle spaces per dwelling unit) Applied to Holden Assisted Living Project Assisted Living ' including memory care 0.46 02 Not available [ � — 32 L18{0O1Holden ofSouthcemer Specia|Pennbaion-ParNng December 7, 2018 A8seen iOthe table above, combining the above standards for Senior Citizen Housing and Convalescent/nursing/rest homes, the total number of required parking 8p8D88 for the project would be 62. or 046 vehicle spaces per dwelling unit. B. Parkina Demand Analvsis — ITE Parking Generation. 4th Edition The Institute UfTransportation Engineers (|TE)Parking Generation, 4mEdition contains parking demand studies for different types 0fland uses. Included inthis list i8assisted liv/no.VVhiChiSrOOStCOrnpG[8b|eiOthepnOp0OedU5e8iOtheHo|d8D@ S0UthQeOb}[ project. The ITE Parking Generation report describes assisted living complexes as n8SideDba| settings that provide either routine general protective oversight Orassistance with activities necessary for independent living to mentally or physically limited persons. They commonly have separate living quarters for residents, and services include dining, housekeeping, social and physical activities, medication administration and transportation. These facilities also CODlr0OD|y Of#e[/\|zheinle['G C@ne. similar to the proposed project. Staff may be available @t@nassisted care facility 24hours 8day, but skilled onediC@| care is not required. Table below lists the parking supply and demand ratio contained iDthe |TEParking Generation report for assisted living facilities (including memory care). These figures were based ODosurvey qfassisted living facilities nationwide between 18G8and 2OO9: I Land Use Assisted Living, including memory care Parking Supply Ratio (vehicle spaces per dwelling unit) 0.6 Applied to HONSm Assisted Living Project 82 Peak Parking Demand Ratio Weekday (9a0-3p[D) (vehicle spaces per dwelling unit) Source: Institute of Transportation Engineers (ITE) Parking Generation, 41 Edition Applied to H8N8 /\SSSLed Living Project AGseen inthe table above, using the above |TEstandards the total number Of required parking Sp8CeS that GhOU|d be supplied for the Holden Of SOUthC8Dt8[facility i882;the parking demand during peak weekday hours would b858spaces. C. Similar Project's Parking Supplv and Demand 50 The applicant's memorandum discussed parking supply and demand at three similar existing facilities in the Seattle area which include independent and dependent living units. It should be noted that these 8ib88 are in dense urban neighborhoods in West Seattle and Queen Anne and parking iSlocated underground. 5 33 Ll8-0O81Holden nfSouthceme, Special Permission Parking The average amount of parking supplied for all three sites is 0.51 8p8Ce8 per unit. For more detailed information S88 Exhibit B to this n8pOd -Atb3ChD1eOt C. Parking O8[D@Od Rate Study Table. The study resulted in8naverage AMand P&4peak period parking demand OfO.2Ot0 0.25 vehicles per UDiL [eSpeCtiwe|y, for similar projects. Using the 0.25 figure to CG|CU|8te parking de/nan(/fO[ the p[OpOSSd project, 34 vehicles vvOu|d be required. The applicant noted that the parking demand estimate i8conservative, 88the studied sites dOnot include memory care units while 2O%Ofthe units iOthe proposed project @n8fO[ memory care; therefore, parking demand should beless than that 0fthe studied sites. ReSident8. E0p|Oyeeo, and Visitor demand. P@ddDg d9n0@Dd data for these specific populations were not surveyed by the applicant. Parking Suoob, Ratio (vehicle spaces per dwelling unit) Applied to Holden Assisted Living Project Peak Parking Demand Ratio Weekday (9onn-5pnn) | (vehicle spaces � per / dwelling unit) Applied to Holden Assisted Living Project Assisted Living. nomemory care 0.51 69 .25 34 A8seen inthe table above, using the average parking supply and average afternoon peak period parking demand for the three similar facilities described above and applying them tOthe 136-UnitHolden facility: Average Supply /.51Sp@C9S/unit\:0Sspaces Average Peak Demand during weekdays /.25GpaC8G/UOiU:34spaces D. Recent Tukwila Proiects A parking determination was completed in 2017 for the Quail Park assisted living with memory care development proposed inTukwila. The project consisted nf121 G88i8t8d living units and 24memory care units, and proposed Q1 parking spaces, O[0.G4spaces per unit tOserve the project. Applying these parking standards tOthe Holden project, @ total Of87parking spaces would berequired. 6 34 L18-0N8lHolden cf Sou, oenter Special Permission Parking December 7, 2018 Parking Supply Ratio (vehicle spaces per dwelling unit) Applied to Holden Assisted Living Project Assisted Living,no memory care ^� 87 Peak Parking Demand Ratio Weekday (9onn-3pno) (vehicle spaces per dwelling Not available Applied to Holden Assisted Living Project |tshould benoted that parking ratios required for this project vvOVldrnOGt|ike|Vb8 greater than those required for Holden. Quail Park included independent living units so anticipated car ownership would behigher than @t Holden. Also, Quail park iSnot in proximity to the type and frequency of transit service available to serve the Holden E. Parkina. SupDk/Requirements jn@Transit <Oriented [}8V8|VwSDt(TOC)Area The Bel -Red subarea of Bellevue is very similar to the Southcenter area of Tukwila in the type and character of existing and planned transit -supportive land uses and proximity to nnU|tiOl0d@|t[GOSit S8n/iC8. AS such, it provides 8 better comparison for parking requirements than some 0fthe other standards examined above. For Senior Housing, including senior citizen dwelling or congregate Cane' in the more intensively developed Bel -Red area, aparking standard UfO.25spaces per unit are Land Use Bellevue Bel -Red area | Parking Supply� i Ratio � . (vehicle spaces per dwelling unit) . Applied to Holden Assisted Living Project | 34 Peak Parking � Demand Ratio � Weekday (9ann-3pnn) (vehicle spaces . . per dwelling unit) Not available Applied to � Holden Assisted � Living Project zCity of Bellevue defines "congregate care" as A complex of dwellings, exclusively designed for and occupied by households having at least one person 62 years of age or older, which provides common facilities such as but not limited to dining, recreation, and practical nursing care. Some of the dwellings may contain kitchens; some may not. For purposes of this definition, a kitchen is defined as an area containing a refrigerator, range, 220 volt oven and asink which are permanent tothe unit. 7 35 L18-00lHolden of Southcemer Special Permission Parking December 7,Z0l8 ASseen inthe table above, applying th8SSp@ddOgStGDdGPdGtOthe130UOitSinthe Holden project, 34 parking spaces would be required. This amount would be significantly less than provided by Holden. Per discussions with a City of Bellevue planner, the most significant parking concern encountered with assisted living facilities is the potential for parking overflow onto neighboring CO0DOe[ci8| lots and public streets by employees during peak shift times and visitors ODweekends and during special events. Another consideration i8ensuring adequate parking for workers during construction of the facility. F. HO|d8D.sProposed P@ddnq The applicant submitted a memo prepared by the Transpo Group addressing anticipated parking supply and demand Etthe site @8part Oftheir Special Permission Parking Determination application materials (Exhibits B and C). This information is summarized below. Parking Supply The project proposes a total of 58 surface parking stalls, or0.43 stay|s/unit.A community van and a town car will be parked onsite, and their designated spaces are included 8Opart Ofthe 58stalls. There iG8separate loading zone @t the facility's loading dock for deliveries, but D0designated parking space. The applicant also noted that the proposed projectiGserved by two transit routes at nearby bus stops ODAndover Park East, within 8half mile 0fthe SUUthDenterTr8n8it Center, and within @ mile 0fthe Sounder Commuter Rail station. However, tObe conservative in their parking demand estimates, their study did not include any additional reductions due to the proximity of transit. Parking Demand Employees. The memo notes that peak staffing time for the facility iSfrom 11:OO8rnt0 1:OOpnmwhen there may be@Smuch @S32employees. The applicant estimates that 6070% of the staff in a typical facility can be expected to drive to work. - Residents. The applicant estimates that 8pp[OXDlGte|V 5 residents will Ovvn and park 8 car at the facility. Visitors. Peak visitor time is on weekends and anticipated between 4:00prn to 7:00pm. According to the applicant, weekend visits tend to include offsite activities, with GD adult child picking Up and dropping off their parent before and after going to @ F8StGu[8O1' shopping, Orother activity. TypiC8Uy, 10-20% of the residents will have @ weekly visit. The applicant stated that 8few special even{8held throughout the year Vnoccasional weekends and holidays will cause 8temporary increase iOparking demand. The Activity Director will secure additional parking from surrounding businesses and facility staff will 36 Ll8-0O8lHolden ofSout center Special Permission Parking December 7,Z018 berequired b}park 8tthese offsite locations b]leave the OD8iteparking available for guests. If needed, the facility can shuttle staff and/or guests to offsite parking areas. Using the information provided bythe applicant for similar facilities iDthe area, these are the assumptions regarding parking demand at Holden of Southcenter: 22parking spaces are needed [0meet employee demand during peak shift from 1 1:00@DltO1:00pDl. Calculation: There are 48employees daily, with 32employees OOSit8between during the peak 1lam t01pnnshift: * Anestimated 1QtO22employees, O[6O-7O%ofstaff, will drive alone during the peak shift and need Gparking space * The remaining 1O-13employees are assumed tOuse public transit. 14tO 27 parking SpGCeS (for 10-20% Of 115 assisted living residents p|VO 27 Ol8DlOn/ care residents) are anticipated to be needed for visitors during the peak weekend hours Of4pmto7pnO. 5parking spaces are anticipated tOb8needed byresidents }^ 2parking spaces are required for facility -owned vehicles Based on these assumptions and considering a scenario with peak demand, a minimum Of58parking spaces, O[O.43spaces per unit, would bSneeded. This demand would be met bythe supply Of58stalls proposed b-the applicant. CONCLUSIONS 1. Holden 0fS0UthQeOt8[iGGproposed 130-UOitassisted living facility, including 27 memory care and 109 assisted living units. There will be no independent living units. 2. The required number Ofparking stalls for assisted living and memory care units are not specified under the Cih/8 parking [8gU|8UOO8 in Table 5in 77MC 16i28O[ Figure 18-7in 77NC 18.50. Per TMC 18.28.260. the parking n3quineDl8OtS for any use not specifically mentioned iOthe zoning code are tOb8determined bythe Planning Director based oncomparable uses. 3. The Holden OfSOuthC8Ote[ project proposes Gtotal Of58parking spaces, O[0.43 spaces per dwelling unit, toserve the needs Ofthe facility. Two Ofthe parking spaces will be occupied by the vehicles used to transport the facility's residents. The remaining spaces will be used for parking by residents, e0p|0y888. and visitors. A loading dock will be available for deliveries to the facility. 4. Five different sources were used tOexamine the parking supply for the Holden project: comparable uses from the Tukwila TIVIC.the |TEParking Generation report, parking for similar facilities in the region, 8 n3cGDt project in TUkvvi|G. and standards 9 37 L18-001Ho|den of Somhcenter Special Permission Parking from G 8irDi|8[TC)[} area in another jurisdiction. []SiOg the following parking supply ratios, total parking spaces required for Holden could range widely from 34 to 87: 8. The number of parking spaces proposed for Holden are fewer than the number Ofspaces required ifusing parking standards for the Quail Park project or the ITE report. However: i. the Quail Park project inc|UdMdindepeDdSDt|iViDgUOitGGDd888Umed greater car ownership bVresidents than the Holden project. ii. The |TEiSGnational average and presumably includes facilities without the excellent proximity to public transit service available to Holden. b. Parking supply ratios for similar facilities in the S8@td8 area are slightly higher than those proposed bythe Holden project. HDvvever.the Holden project will include memory care units (approximately 20%)which are not included in these comparison sites. c. Parking supply ratios required byTukwila for comparable uses iOTable 5in TMC 1828GOd Figure 18-7iOTMC18.56 are similar to that proposed by the MO|dSO project. However, proximity to excellent transit service for employees was probably not considered in determining the CitV'S 8XiSUDg standards. d. Parking supply ratios for the Bel -Red TO[)area —8Oarea very similar tO Tukwila inthe type and character Ofland uses and excellent 0u|UD0Od@| service anticipated iDthe future — are less than those proposed for Holden. 5. Although most of the parking supply ratios are higher than those proposed for Holden, the observed parking demand r81O8 during peak periods is |eSS. [e8U|dng in GDestimated 34tO5Oparking spaces for Holden. Using these demand ratios, parking demand GtHolden would beaccommodated bythe proposed 58sp@C8S. 6. Implementing transportation demand management strategieswill b8key tool for monitoring parking supply and demand over time. The applicant estimates that GOb] 7O%Ofemployees will drive tDtheir job. Keeping employee parking demand low will be necessary, since they appear to be one of the users with the largest parking demand. Demand for OOGiteemployee parking should be reduced through COOlDlUtg trip reduction p[Og[@[D iDCenUvee. such oatransit passes, priority carpool parking, and financial incentives, especially given the proximity to transit. The applicant 8hOV|d participate in the City'SCommute Trip Reduction p[OyrGrn. 7. Temporary overflow parking for visitors OOthe weekend and during special eVeDtS. and for project COOStnJCdODVvO[ke[S.00U|dpot8Dti8UyC8UGenegEtk/einnDQCtGtO nearby businesses' parking lots and impact public parking capacity along Christensen Road. The applicant will need to ensure that overflow parking will not 10 38 Ll8-0081Holden ofSout cente Special Permission Parking December 7,20l8 have an adverse impact on surrounding properties and streets by providing an effective parking management plan. 8. Based ODthis parking analysis, ifappropriate transportation demand management strategies were implemented, 8 parking ratio OfO.43 parking 8p8QeS per dwelling unit, OrGtotal Of58parking spaces, would beadequate tOserve the parking needs Ofresidents, employees, and most visitors OO@daV-to-d@ybasis 8t the Holden Of SOUthC8Dt8[@8OiOt8d living for seniors and memory care facility. RECOMMENDATIONS Approve the Special Permission Parking Determination application to provide @parking ratio Of8.43 vehicle parking 8p@Q88 per dwelling unit at the Holden UfE;Outhcenter assisted living for seniors and DleDlOrV care f@oi|ity, for total Of58 parking 8p8CeS plus @ loading area for deliveries. Staff recommends the following conditions Ofapproval: 1. Applicant shall participate in the City's Commute Trip Reduction (CTR) program to manage OO8it8employee parking d8Dl8Od. Upon opening Ofthe facility, the applicant must appoint an Employee Transportation Coordinator (ETC) who shall develop a Transportation Management Program /TMP\for the site, which will outline the specific activities and elements that will beimplemented toreduce drive -alone trips. Both employees and residents should become part of the facility's CTR program to manage transportation demand @tthe site. 2. The ETC shall be responsible for monitoring parking utilization during peak staff times and provide a report to the City's CTR coordinator on a quarterly basis. In the event the day-to-day parking demand exceeds the supply of 58 spaces the applicant is required to adequately manage parking demand without offsite parking impacts or enter into a shared or covenant parking agreement with a nearby property owner within 3 [OODthS or an agreed UpOD FB8SUO@b|e time frame. If Sh@F8d or COveD8Dt parking agreement iGrequired tUmeet demand, then the applicant shall apply for G Type 2 Special Permission application for the approval of the agreement and meet TyNC18.58.O70requirements for covenant parking. 3. The applicant shall designate and sign @ minimum 0fone C8[pOOKvGnpOo|space OD- 4. Applicant shall prepare 8parking management plan for special eV8Otpardng8Dd parking h»workers during construction of the facility to avoid temporary adverse impacts onneighboring commercial parking lots and nearby parking OOpublic streets. The parking management plan must outline how these temporary impacts will be mitigated, such as through valet parking and a shared parking agreement with adjacent or nearby property owners to accommodate off -site short-term parking, and shall b8submitted prior tObuilding permit approval. 11 39 40 A Ian Ekberg, Mayor Department o Co munity Deve JackPace, Director December 7, 2018 NOTICE OF DECISION TO: Jeremiah Jolicoeur, Applicant Washington State Department of Ecology King County Department of Assessments Karen Walter, Muckleshoot Tribe Stephanie Jolivette, WA DAHP King County Metro Transit Division-SEPA Official, Environmental Planning This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: Type of Permit Applied for: Proiect Description: Location: Associated Files: Comprehensive Plan And Zoning Designation I. PROJECT INFO' ATION L18-0081, Special Permission from the Director Jeremiah Jolicouer, Holden of Southcenter, LLC Special permission from the Director. Special permission application for a parking standard determination for uses not specified (TMC 18.56.100). 112 Andover Park East L18-0086 Shoreline Substantial Development Permit L18-0087 Design Review Tukwila Urban Center -Transit Oriented Development (TUC-TOD) 6300 Southcenter Boulevard, Suite #100 • Tawila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 41 II. DECISION SEPA Deteli iination: The project is consistent with the Southcenter Plan, TUC development regulations, and the Southcenter Plan SEIS, and is therefore exempt from SEPA as set forth in RCW 43.21C.420. Decision on Substantive Permit: The Community Development Director has deteiiiiined that the special permission application does comply with applicable City and state code requirements and has approved that application, subject to the following conditions: 1. Applicant shall participate in the City's Commute Trip Reduction (CTR) program to manage onsite employee parking demand. Upon opening of the facility, the applicant must appoint an Employee Transportation Coordinator (ETC) who shall develop a Transportation Management Program (TMP) for the site, which will outline the specific activities and elements that will be implemented to reduce drive -alone trips. Both employees and residents should become part of the facility's CTR program to manage transportation demand at the site. 2. The ETC shall be responsible for monitoring parking utilization during peak staff times and provide a report to the City's CTR coordinator on a quarterly basis. In the event the day-to- day parking demand exceeds the supply of 58 spaces the applicant is required to adequately manage parking demand without offsite parking impacts or enter into a shared or covenant parking agreement with a nearby property owner within 3 months or an agreed upon reasonable time frame. If a shared or covenant parking agreement is required to meet demand, then the applicant shall apply for a Type 2 Special Permission application for the approval of the agreement and meet TMC 18.56.070 requirements for covenant parking. 3. The applicant shall designate and sign a minimum of one carpool/vanpool space on -site. 4. Applicant shall prepare a parking management plan for special event parking and parking by workers during construction of the facility to avoid temporary adverse impacts on neighboring commercial parking lots and nearby parking on public streets. The parking management plan must outline how these temporary impacts will be mitigated, such as through valet parking and a shared parking agreement with adjacent or nearby property owners to accommodate off -site short-term parking, and shall be submitted prior to building permit approval. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing Examiner of the Decision on the Permit itself is permitted. 42 A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. V. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14-days of the issuance of this Decision; that is, by December 21, 2018. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition, all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending penult applications for the development of the subject property. 43 VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Lynn Miranda, who may be contacted at 206.431.3670 or Lynn MrandaCa; fukwitaWA .2.ov for further infoi illation. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further infoi 'nation regarding property tax valuation changes. Jack RiLe, Director Depa ment of Community Development City of Tukwila 44 Altan Ekbe , Mayor Department of Co malty evelopment - ,:tack Pace, Director STAFF REPORT SHORELINE SUBSTANTIAL DEVELOPMENT I. SUMMARY OF PROPOSED ACTION The proposed project is to construct a new 7-story, 136-unit assisted living apartment with memory care on a previously developed site at 112 Andover Park E. Parking for the project, native landscaping, pedestrian walkways, utilities, frontage improvements, and a portion of the building will be located within the 200-foot shoreline jurisdiction. No development is proposed within the 125-foot river buffer, which terminates on the river side of Christensen Road. II. GENERAL INFORMATION Project: File Number: Applicant: Location: Associated Permits: Comprehensive Plan/ Zoning Designation: Staff Contact: Holden of Southcenter Assisted Living with Memory Care L18-0086: Shoreline Substantial Development Permit Alex Dalzell, Urbal Architecture 112 Andover Park East, Tukwila King County Parcel #0223000045 L18-0081 Special Permission Parking Determination D18-0087 Design Review Tukwila Urban Center —Transit Oriented Development (TUC-TOD) Lynn Miranda, Senior Planner Attachments: 1. No Net Loss Checklist submitted September 10, 2018. 2. 112 Andover Park E. Shoreline Master Program Narrative prepared by Urbal Architecture and dated September 7, 2018. 3. Arborist Report prepared by Joseph Sutton -Holcomb to Urbal Architecture, dated August 24, 2018 Complete set of architectural, civil and landscape plans for Holden at Southcenter, submitted September 10, 2018. 4. Comment Email from Karen Walter, Muckleshoot Indian Tribe Fisheries Division, dated Oct. 24, 2018. 5. Comment Letter from Stephanie Jolivette, WA Department of Archaeology and Historic Preservation (DAHP), dated Oct. 29, 2018. 45 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 6. Letter from Alex Dalzell of Urbal Architecture to Lynn Miranda re: Applicant's Response to Public Comments, dated Nov. 20, 2018. III. PROJECT DESCRIPTION The proposed project is to construct a new 7-story, assisted living apartment community and one level of memory care at 112 Andover Park East. The project will consist of ground -level amenity space and surface parking, with six above -grade levels of residential units and two outdoor patios. There will be a total of 136 residential units, consisting of 109 assisted living and 27 memory care units. Project Site (Figures 1 and 2) The site is zoned Tukwila Urban Center -Transit Oriented Development (TUC-TOD). The site is located between Andover Park East (APE) and Christensen Road and is approximately 1.14 acres in size. The Green River Trail and the Green River are located just east of Christensen Road. The site is currently occupied by a vacant 1-story office building 17,588 square feet in size, a large parking lot, two driveways onto APE, and minimal landscaping. The building is situated in the middle of the lot with parking surrounding it to the north, west, and south. A loading dock is accessible to the rear of the building on the east. The site is generally level, however the eastern edge of the parcel is at a lower elevation than the adjacent Christensen Road, and separated from the road by a 3-4 foot high rockery and guardrail. There is a 6' wide public sidewalk on the west side of the site adjacent to APE; no sidewalk is present on Christensen Road. Per the Arborist Report (Attachment 6), there are 20 trees located in planting strips on the perimeter of the property, consisting of European ash and Katsura. Leyland cypress, two Freeman maples, and a purple -leaved Norway maple were also identified on site. The trees are mostly in fair health, with several in poor health or structural condition and showing signs of stress. In general, it appears that the trees have been over -pruned in the past. Several of the trees are not good candidates for retention due to poor health and/or structure. 46 2 Ll8-0085Shoreline Substantial Development Permit Holden ofSouthcenter December 3'2Ol8 Figure 1. Project Location and Surrounding Land Use Pigure2' Project Site Green River Project Site 3 47 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 IV. TUKWILA SHORELINE MASTER PROGRAM The City of Tukwila adopted a Shoreline Master Program (SMP) on August 15, 2011, which was approved by the Washington State Department of Ecology on October 14, 2011 and became effective October 28, 2011. The Holden of Southcenter project is subject to the Shoreline Master Program. A. SHORELINE ENVIRONMENT DESIGNATION The shoreline environment designation for the site is Urban Conservancy. The purpose of the Urban Conservancy environment is to protect ecological functions where they exist in urban and developed settings and restore ecological functions where they have been previously degraded, while allowing a variety of compatible uses. Priority should be given to development that: • promotes vegetation conservation and enhancement, sensitive areas protection, and preservation of water quality to assure no net loss of shoreline ecological functions; • provides visual and public access whenever feasible; and • redevelops underutilized areas and develops commercial and industrial activities where shoreline impacts are minimized. Relationship between the Project and the Urban Conservancy Shoreline Environment This project is situated west of a leveed portion of the Green River, south of Interstate 405. A buffer width of 125 feet from the OHWM is established for the Urban Conservancy Environment for this portion of the river. The final buffer widths adopted by the City and approved by Ecology for each shoreline environment attempted to balance shoreline ecological function needs, human life and property protection needs (including future levee repair/reconstruction), existing land use patterns, and state and federal agency policies. However, for any shoreline environment where a street or road runs parallel to the river, the buffer shall end on the river side of the existing improved street or roadway. As Christensen Road is an existing roadway, the 125-foot river buffer ends on the river (east) side of Christensen Road, as shown in Figure 2. Approximately half of the project, including a new sidewalk along the west side of Christensen Road, site and public frontage landscaping, the majority of the parking lot including approximately 48 surface parking stalls, on -site sidewalks, and the eastern edge of the assisted living facility building lie outside the 125-foot buffer but within the 200-foot shoreline jurisdiction. The building's maximum height within this area is 41' 6" in height. The remainder of the site located outside of the shoreline environment includes the bulk of the assisted living building, additional parking, and public frontage improvements and landscaping along APE (see Figure 3). 48 4 Ll8-0085Shoreline Substantial Development Permit Holden ofSouthcenter December 3'2Ol8 / � � -j Figure 3. Shoreline Buffers ~ 20Yfrnm OHVVM _ . � B. SHORELINE MASTER PROGRAM GOALS AND POLICIES � / U 125'fronn OHVVK4 (east side ofChristensen Rd.) The following section discusses the Shoreline Master Program (SMP) goals and policies that apply to this project and are excerpted from Chapter 6 of the City's SMP. 6.3 Land DevelopmentUse and Economic Vitality Goal: Development along the shoreline that fosters the economic vitality of Tukwila while preserving the long-term benefits of the river. Pm/icw5.3.1: Implement Shoreline Design Guidelines to: L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 • Encourage design that views the river as an amenity; • Guide the design of multiple shoreline uses; • Establish techniques for increasing multiple shoreline use; • Prioritize locations for use; • Encourage removal of invasive species with nonchemical methods and maintenance of native planted vegetation to minimize the presence of invasive species. Applicant Response: The potential for using the river as an amenity is limited due to Christensen Road's location between the site and the river. However, the site design has provided a streetscape layout along Christensen with an increased width from what is required for the neighborhood corridor standard. The thought behind this design was to enhance the streetscape in such a way so that its purpose isn't solely for pedestrian foot traffic but to also create a truncated park-scape that provides places to sit and overlook the river. The design retains the healthiest existing trees, removes any on -site invasive species, and adds various scales and types of plantings from groundcover to shrubberies to a large number of trees. This planting strategy encourages birds and mammals from the river ecosystem to expand their territory, adding to the serenity of the landscape. Other strategies to enhance the amenity include several benches (some of which are shaded by a decorative pergola), bike racks, and a generous width of sidewalk to encourage more of a meandering path for a person out for a stroll. By providing this level of enhancement to the streetscape it becomes an amenity to both the public passing by the site and the residents of the building. Staff concurs with the applicant's response. Policy 5.3.5: Recognize and promote the river's contribution to the economic vitality of Tukwila, as a valuable amenity for existing and future businesses which depend on or benefit from a shoreline location. Applicant Response: The design response recognizes the importance and potential of the river and the surrounding landscape. The intent of the site design is to create a heavily landscaped amenity along the streetscape facing the river. The developer and operator of the building intend on maintaining this high -quality landscape as it is in their best interest to make the residents happy and to provide them with as many quality amenities as possible. Staff concurs with the applicant's response. Policy5.3.7: Tukwila Urban Center Development Policy: Design and locate shoreline development in the Tukwila Urban Center to encourage water enjoyment uses that: • Provide for shoreline multiple uses that are consistent with the underlying zoning; • Provide additional benefits, such as riverbank restoration, fishing piers, non -motorized boat launches, river views, or interpretive signs; • Support public access to and along the shoreline; 50 6 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 • Provide water -enjoyment uses as transitions between the river and non -water dependent uses; • Encourage efficient use of land, through such techniques as clustering, mixed use projects, cooperative parking or parking located under principal structures, and shared utility and access corridors. • Ensure that new development and re -development in the Urban Center acknowledges the goal of a continuous street fagade along Christensen Road and the riverfront and locates parking facilities to the interior of the lot. Applicant Response: Christensen road lies between the site and the river and so the design team is unable to provide riverbank restoration, direct river access, or water -enjoyment uses. The project is consistent with the underlying TUC-TOD zoning, and when the underlying zone and the shoreline overlay contradict one another the shoreline overlay has taken priority. The most difficult part of this design challenge was to balance the intent of the shoreline overlay to push building as far away from the river as possible, with the neighborhood corridor requirements on both street frontages. With buffer requirements, height limits within 250' of the highwater mark, and encouraging large amounts of landscaping, economics come into play and the mass of the building gets pushed to the side opposite the river. The design approach was to achieve the requirements of the neighborhood corridor along Andover by creating a strong urban edge with an intimately -scaled pedestrian environment with large amounts of transparency, quality materials, detailing, and weather protection. The approach along Christensen was to provide a lush landscape and enhance the street front to the point that it begins to complement the shoreline and the ecosystem that lives in the riverfront. Parking falls between the mass of the building and the landscaped street front that looks towards the river. Staff concurs with the applicant's response. However, it should be noted that height limits associated with the shoreline jurisdiction are limited to the area within 200 feet of the OHWM, not 250 feet as stated by the applicant. Applicant response, continued. Policy 5.3.7 encourages that the street facade along Christensen road should be continuous. This encouragement is rather ambiguous but a continuous facade that is oriented to the street is provided and detailed with the same amount of care, the same quality of materials and an even greater level of modulation than the facade along Andover. As there is no maximum setback specified in the Neighborhood Corridor requirements, this approach meets the encouragements of this policy and the requirements of the municipal code. The Neighborhood Corridor designation applied to Christensen also requires that the building is oriented towards Christensen. This is achieved by providing a resident entrance facing Christensen that is detailed similarly to the main entrance that is oriented to APE with large amounts of glass and wood paneling to provide an accent and change in materiality from the brick. Staff. The applicant is correct in stating that the project meets the minimum building setback of 15 feet from APE and Christensen, and that the building facade is oriented towards Christensen. However, the project does not meet the goal of a continuous street fagade along and in proximity 7 51 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 to Christensen. The narrow width of this parcel, the shoreline jurisdiction's maximum height limit of 45 feet for the eastern half of the site, and the underlying zone's requirement to orient the building to both APE and Christensen, make it difficult to locate a building on -site that is consistent with the shoreline's goal of a continuous facade and at the same time furthers the goals of the Southcenter Plan's TOD District for increasing density and adding housing as redevelopment occurs. Consequently, the applicant is trying to balance requirements by creating a continuous building frontage along APE, and to mitigate the parking lot's visual impact on the shoreline by constructing a wider sidewalk and landscape area on Christensen than is required. 6.5 Shoreline Design Quality Goal: Enhanced identity of the river as a unique community asset through high quality development and public activities that reflect Tukwila's history and sense of community pride. Policy5.5.1: Require that shoreline development outside of the MIC: • Ensures no net loss of shoreline function; • Is designed to be consistent with Tukwila Shoreline Design Guidelines; • Reflects principles of high -quality design, in such areas as site planning, architecture and landscaping; • Includes setbacks, bulk, height, density, landscape buffers and provisions for open space that enhance the shoreline environment. Applicant Response: Refer to the no -net loss checklist submitted with the Shoreline substantial development permit submittal for a response to the no -net loss requirements from the landscape architect. The project does not affect nor alter the landscape along the bank of the river which is on the east side of Christensen Road. The shoreline function is supplemented by the redevelopment of this site. Trees within the shoreline jurisdiction that are in good health will be retained. Current stormwater discharge from the existing parking lot will be re-routed so pollutants from the parking lot/cars won't be directly discharged into the river. To the best of our knowledge the design is consistent with the Shoreline Design guidelines. Parking and utility areas have been screened with coniferous and deciduous trees and native shrubs. The building is under 45' tall for portions within 250' of the ordinary high-water mark. Setbacks have been provided and open space has been provided to enhance the shoreline environment. Staff concurs with the applicant's response. The project ensures no net loss of shoreline function. However, it should be noted that height limits associated with the shoreline jurisdiction are limited to the area within 200 feet of the OHWM, not 250 feet as stated by the applicant. Goal 6.6: Access and Recreational Use Increase the amount and diversity of opportunities for public recreation and access to and along the river, including visual and cultural access, access to the water's edge, opportunities for small 52 8 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 boat navigation and access, and connections to other neighborhoods, consistent with the shoreline character. Policy 5.6.7: Require subdivisions, multi -family residential uses and commercial and industrial uses along the shoreline to provide a trail for public access along the river in areas identified for trail connections, consistent with the King County Green River Trail Master Plan, Shoreline Master Program or any other approved access plan. Applicant Response: The site doesn't have any property that is riverfront. Additionally, the riverfront east of Christensen across from the site has a large stepped rock levee that wouldn't make for a safe trail condition. Because of these conditions, a trail for public access along the river is infeasible on this site. Staff concurs with the applicant's response. It should be noted that the Green River Trail is located directly across Christensen, and thus easily accessible from the project site. Policy 5.6.9: Except for single-family residential development of four or fewer single-family residential Tots, shoreline development shall maintain and encourage views of the water from the shoreline and from upland area, through design of building height, bulk and modulation, and windows, breezeways and outdoor spaces. Applicant Response: The design doesn't block the view of the water from any portion of the shoreline because the mass of the building is placed along Andover. All the requirements for height and modulation are met. Open, outdoor space is maximized along Christensen Rd. Staff concurs with the applicant's response. The project provides improved public access on Christensen. Policy5.6.11: Improve pedestrian connections between the river, Green River Trail and the Urban Center's commercial, office and residential uses. Applicant Response: The proposed site design provides a sidewalk along Christensen Rd which currently doesn't exist, and a through -site, east -west walkway is designed to enhance the connection between the Green River trail and the Urban Center's commercial, office and residential uses. Staff concurs with the applicant's response. Goal 6.9: Natural Environment and Habitat Use Restored, enhanced, and protected natural environment resources along the river, including trees, wildlife habitat and features with value for long-term public, scientific and educational uses. 9 53 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 Policy5.9.1: Ensure that shoreline development results in no net loss of shoreline ecological function, minimizes impacts on wildlife and that significant vegetation, sandbars, wetlands, watercourses, and other critical areas identified as important for habitat are maintained through the proper location, design, construction, and management of all shoreline uses and activities. Applicant Response: Refer to the response to Policy 5.5.1 and the no net loss checklist submitted with the Shoreline substantial development permit submittal. Staff concurs with the applicant's response. The project is consistent with this policy. V. SHORELINE REGULATIONS TMC 18.44.130.B.3. Shoreline Administration states that a substantial development permit shall be granted only when the development proposed is consistent with the shoreline master program. The relevant SMP policies were discussed above. Below is a discussion of the relevant shoreline master program regulations that are incorporated into the zoning code that apply to this permit application. A. Permitted Uses: The proposed project is an assisted living facility and a permitted use in the Urban Conservancy environment outside of the 125-foot shoreline buffer. Per TMC 18.44.050.B.1 these additional components of the proposed project are also permitted uses in the Urban Conservancy Environment outside of the Buffer: • Public and/or private promenades, footpaths or trails. • Recreation structures such as benches, tables, viewpoints, and picnic shelters, provided no such structure shall exceed 15 feet in height and 25 square feet in area and no views of the shoreline are blocked from adjacent properties. • Utility towers and utilities • Existing streets, roads and rights -of -way may be maintained or improved. In TMC Figure 18-1 Shoreline Use Matrix, Multifamily Dwellings and Accessory Parking are permitted uses in the non -buffer area of the Urban Conservancy environment (between 125' and 200' of OHWM). B. Development Standards - TMC 18.44.070.0 The following development standards apply to this project. 1. TMC 18.44.070.C.1 Standards — The proposed project meets all of the development standards for the underlying Tukwila Urban Center -Transit Oriented Development (TUC- TOD) zone except for the maximum amount of parking permitted between the building and the sidewalk fronting Christensen. The building meets the 15-foot minimum building setback from Christensen and APE. However, per TMC 18.28.190.B.3, for a street designated as a Neighborhood Corridor, parking between the building and the back of sidewalk is limited to a 54 10 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 maximum depth of 63 feet, the width of a double -loaded aisle of parking. The proposed building is set back further than 63 feet from Christensen. The site is constrained by its narrow width, the shoreline jurisdiction's maximum height limit of 45 feet (applies to the eastern half of the site), and the presence of a Neighborhood Corridor type on two sides of the parcel. These constraints make it difficult to locate a building on -site that is consistent with the underlying zoning's maximum parking depth requirements and the shoreline height regulations while furthering the goals of the Southcenter Plan's TOD District for increasing the amount of higher density redevelopment. Consequently, the project exceeds the maximum 63-foot depth limitation for surface parking of the underlying zoning but mitigates the impact by constructing a wider sidewalk and landscape area on Christensen to screen the shoreline from the parking area and create a more continuous and improved sidewalk amenity. mow: W-FLL7440 .::--, FFF 11 55 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 2. TMC 18.44.070.C.2. Setbacks and site configuration - The yard setback adjacent to the river is 125 feet. The proposed project meets this standard as there are no structures proposed in this area. 3. TMC 18.44.070.C.3. Height restrictions - The project does not exceed the maximum height limitation of 45 outside the river buffer but within the shoreline jurisdiction. The building steps down to 41 feet 6 inches for any portion of the building that is within 200 feet of the OHWM. The remainder of the building outside the shoreline jurisdiction complies with maximum height limit permitted in the underlying TUC-TOD zoning district. 4. TMC 18.44.070.C.4 Lighting — Within the 200-foot shoreline jurisdiction, the project's lighting plan proposes pedestrian -scaled decorative fixtures on Christensen Road, bollard lighting along the sidewalk/path connecting APE to Christensen, and building mounted lighting fixtures. Comments were received from the Muckleshoot Tribe concerning potential glare and off -site impacts from project lighting (Attachment 8). The applicant responded that the minimum lighting levels for the on -site parking and paths from the building to Christensen meet the requirement of 1-foot candle. Light spillover has been reduced as much as possible while still meeting lighting level requirements. This has been achieved through light fixture selection that directs light directly downward to control glare and off - site illumination. See Section VI - Public Comments for more a more detailed response by the applicant on this issue. C. Surface Water and Water Quality - TMC 18.44.070.D Projects are required to be designed to cause no net loss to shoreline ecological functions. The proposed project meets the guidelines and design and construction standards of the City of Tukwila and in the King County Surface Water Manual. Per TMC 18.44.070.D.7, the use of low impact development techniques (LID) is required, unless such techniques conflict with other provisions of the SMP or are shown to not be feasible due to site conditions. The applicant has commented that, per the geotechnical report, there are large amounts of clay and silt under the site making water infiltration into the ground infeasible. This limits their ability to provide surface water retention and biofiltration swales. However, they will be providing oil/water separators at all onsite inlets that have the potential for contamination. D. Flood Hazard Reduction — TMC 18.44.070.E — Not applicable. E. Shoreline Stabilization - TMC 18.44.070.F — Not applicable. F. Archaeological, Cultural and Historic Resources - TMC 18.44. 070.G The site has been previously disturbed and hardscaped. Washington Department of Archaeology and Historic Preservation (DAHP) provided public comment on the project, including the potential for the site to contain archaeological resources and the need to have 56 12 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 a professional archaeologist on site to monitor during ground disturbance activities as well as develop a monitoring plan prior to ground disturbance (Attachment 9). The project will be conditioned to ensure the provisions of TMC 18.44.070.G are met. See Section VI — Public Comments for more discussion. Applicant shall comply with all local, state, and federal laws in the event archaeological resources are encountered. G. Environmental Impact Mitigation - TMC 18.44.070.H All shoreline development and uses will occur in a manner that results in no net loss of shoreline ecological functions through the careful location and design of all allowed development and uses. The project site is not adjacent to the Duwamish River. The site is separated from the Duwamish River by Christensen Road and the Green River Trail. The project avoids construction on the riverbank and underwater. Impacts to vegetation in the shoreline jurisdiction will be addressed by increasing the number of plantings on the site. One tree within the shoreline jurisdiction will be removed on -site due to layout constrictions, and per TMC 18.44.080.B, replaced with three native trees. Three large Leyland Cypress trees in the southwest corner of the site will be retained and protected during construction. Landscaping, including native vegetation, will be added to the site. H. Off-street parking and Loading — TMC 18.44.070.1 Per TMC 18.44.070.1, any parking facilities located between the river and any building must incorporate additional landscaping to reduce visual and/or environmental impacts. Christensen Road separates the river from the parking area, so this section does not apply. Instead, the design intent of the project is to screen the parking from the shoreline while also creating an amenity space that makes a more pleasant streetscape. This approach builds more of a layered screen of landscaping that acts as a passive buffer, allowing for a pedestrian connection between the site and the Green River trail system. The proposed landscaping includes a combination of deciduous and evergreen trees and shrubs. The landscaping will provide visual relief without unduly obstructing visibility within the parking lot. The applicant has proposed some non-native landscaping in this area, which will need to be replaced with native species prior to approval of the design review application. I. Land Altering Activities — TMC 18.44.070.J Development Standards (Section 9.11 of the SMP) addresses clearing, grading and landfill activities in the shoreline jurisdiction. The SMP requires all land altering activities in the shoreline jurisdiction to be in conjunction with an underlying land development permit, except for shoreline restoration projects. A. Land altering activity shall be permitted only where it meets the following criteria: 1. The work is the minimum necessary to accomplish an allowed shoreline use; 13 57 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 Response: The only clearing and grading that will occur within the shoreline jurisdiction will be for the assisted living facility parking area. All clearing and grading will be done in accordance with City of Tukwila standards and the approved erosion control plan. 2. Impacts to the natural environment are minimized and mitigated; Response: No vegetation within the 125' Shoreline Buffer will be removed. Within 200' of the OHWM, three native trees will replace the one tree removed on site, and native shrubs and groundcover will be added to landscaped areas. 3. Water quality, river flows and/or fish habitat are not adversely affected; Response: Erosion control measures will be installed according to City of Tukwila standards to mitigate any erosion impacts during construction. 4. Public access and river navigation are not diminished; Response: Public access to the Green River Trail will be improved with a pedestrian path leading from Andover Park East the sidewalk on Christensen Road; providing more convenient access to the existing trail along the River than currently exists. The project will have no impact on river navigation. 5. The project complies with all federal and state requirements and the project has been coordinated with the U.S. Army Corps of Engineers; Response: Applicant is responsible for compliance with all federal and state requirements. 6. The project complies with the vegetation protection criteria of the Vegetation Protection and Landscaping Section; Response: The proposed landscape plan generally complies with the vegetation protection and landscaping section. Three trees on site will be retained and protected on site in a manner consistent with City of Tukwila regulations. The proposed landscape plan includes some non-native vegetation within the 200-foot shoreline zone which will need to be replaced with native species prior to approval of the design review application. 7. Documentation is provided to demonstrate that the fill comes from a clean source. Response: The applicant will ensure that all soil used as fill comes from a documented clean source per TMC 18.44.070.J.1.a.(8). No fill will be placed waterward of the ordinary high-water mark. 58 14 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 B. Clearing, grading and landfill activities, where allowed, shall include erosion control mechanisms, and any reasonable restriction on equipment, methods or timing necessary to minimize the introduction of suspended solids or leaching of contaminants into the river, or the disturbance of wildlife or fish habitats in accordance with the standards in the Grading Chapter, TMC 16.54. Response: The project will use Best Management Practices for erosion control which will be installed before any earthmoving activities take place and will be maintained throughout construction in order to prevent sediment from entering the Green River. All methods and materials will meet City of Tukwila development guidelines and design and construction standards. J. Signs - TMC 18.44. 070.L There are no signs proposed within the 125-foot shoreline buffer area. Signs within the shoreline jurisdiction outside the buffer area will be limited to directional signs for traffic. K. Vegetation Protection and Landscaping - TMC 18.44.080 One tree within the shoreline jurisdiction will be removed on -site due to layout constrictions, and per TMC 18.44.080.B, replaced with three native trees. A total of 14 other trees outside the shoreline jurisdictions will be removed and 16 replacement trees are required, as determined based on the number and size of trees removed. Three large Leyland Cypress trees in the southwest corner of the site will be retained and protected during construction. These trees will remain to help construct the passive landscape buffer between the building and the shoreline. Landscaping, including native vegetation, will be added to the site. This stand of three Leyland cypresses, Trees 322, 323, and 324, are the largest and healthiest trees on the property. Requirements for landscaping within the 200' shoreline area include planting native trees, 15 59 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 shrubs, and groundcover. The landscaping plan proposes some non-native vegetation in this area which will need to be replaced with native species. There is one tree (European Ash) that is located within the shoreline jurisdiction that will be removed and replaced by three native species, consistent with TMC 18.44.080.6.4. Per TMC 18.44.080.C.1.c, the applicant will remove any invasive vegetation on -site. No vegetation removal in the river buffer is proposed. Per TMC 18.44.080.3.a, required perimeter landscaping requirements of: one tree for each 20 lineal feet; one shrub for each 4 lineal feet; and ground cover planted at 12 inches on -center have been met within the shoreline area. Per TMC 18.44.080.3.b., interior parking lot landscaping requirements of 10 square feet for every 300 square feet of paved area and separated by no more than 150 feet between islands have not been met. The landscape plan will need to be revised to include interior parking lot landscape islands. TMC 18.28.240.6.b allows flexibility in laying out parking lot landscape areas, with the goal of providing shade from trees distributed throughout the lot. Per initial discussions with the City's Urban Environmentalist, due to limited space in the parking area, the revised landscape plan should include one landscape island separating parking stalls from drive -aisles. This landscape island may be smaller than required but must contain CU-structural soils that will support small trees. Additional landscaping will be added to the streetscape along Christensen to more effectively screen the parking lot and create not only a resident amenity, but also to help extend the habitat for birds, insects, and small mammals that dwell within the shoreline jurisdiction. Pesticides should not be used, and landscape maintenance must occur as needed for successful establishment of the plantings. Per TMC 18.44.080.B.5, the property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the project. Replaced trees that do not survive must be replanted in the next appropriate season for planting. L. Public Access - TMC 18.44.100 Public access is not required for this project as the site does not directly abut the Green River shoreline. However, the project includes a pedestrian path crossing the site, connecting APE to Christensen Road, and creating more convenient access to the Green River Trail than previously existed on the site. The applicant shall provide signage indicating the public nature of the connecting sidewalk. Details for the required signage shall be provided with the building application materials. Also, the development of the streetscape along Christensen will add public sidewalk to this roadway where none currently exists, adding to pedestrian connections between the Green River Trail and the Southcenter area. M. Shoreline Design Guidelines - TMC 18.44.110 1. Relationship of Structure to Site. The proposed development is oriented to both the APE and the Green River. The design concept is to create an urban edge along APE with a focus on a pedestrian scaled facade, 60 16 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 and a soft edge along the riverfront side achieved by setting back the building against APE, stepping down the building massing, and adding more landscaping between the building/parking area and the river. The on -site parking is arranged to preserve existing stands of trees in the southeast corner of the site and has been set back as much as possible to enhance the landscape buffer between Christensen and the on -site parking. 2. Building Design. On the riverside of the building, the architectural concept considers the bend in the river upon which the building sits by using a tiered building modulation/stepped massing, creating a distinct facade that is complimentary to the natural curve and shape of the river. Throughout the building's design the river and the shoreline has been treated as an amenity. East facing units have increased glazing maximizing residents' views from the interior towards the water. The landscaped courtyard for memory care residents on level 2 and rooftop patio space on level 5 are both oriented towards the water, allowing direct sight lines from the residences and common spaces to the activity along the waterfront and Green River Trail. 3. Design of Public Access. Public access is not required for this project as the site does not directly abut the Green River shoreline. However, the project includes a pedestrian path crossing the site, connecting APE to Christensen Road, and creating more convenient access to the Green River Trail than previously existed on the site. Also, the development of the streetscape along Christensen will add public sidewalk to this roadway where none currently exists. The design concept for this streetscape is to promote the public use of the underutilized streetscape and create an amenity for both residents and the community by increasing the amount of landscaping along the sidewalk and adding benches and seating areas. 17 61 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 VI. PUBLIC COMMENTS Public comments were received during the Notice of Application period from Karen Walter of the Muckleshoot Indian Tribe Fisheries Division and Stephanie Jolivette of the Washington Department of Archaeology and Historic Preservation (DAHP). Comments and the applicant's responses are summarized below: Ms. Walter/Muckleshoot Indian Tribe 1. In an email to staff dated Oct. 24, 2018 (Attachment 8), Ms. Walter commented that the non-native trees and shrubs within the regulated shoreline area should be replaced with native species. Applicant Response: The applicant agreed and will meet the requirements of TMC 18.44.080 for all landscaping in the shoreline area. Staff: The Muckleshoot's recommendations will be included as a condition of approval of this permit. 2. Ms. Walter was concerned that lighting on the eastern project site avoid indirect lighting to the Green River and reduce contributions to nighttime sky lighting conditions. She commented that the lighting plan, in combination with the replacement trees, should ideally reduce current artificial lighting effects over existing conditions and, at a minimum, not make them worse. Applicant response: The applicant responded that site lighting has been designed to meet the requirements of section 18.44.070.C.4 of the Tukwila Municipal Code. The design has considered both the requirement to reduce the light spillover off the site and to meet the minimum lighting requirement for the parking lot and public right of way. The photometric lighting study on sheet number ADR1.11 was prepared by a professional lighting specialist and shows how effective the lighting design is at reaching the minimum on site lighting level of 1 foot-candle while completely minimizing the spillover onto Christensen Road, which lies between the site and the river. The only exception to the spillover requirement is the existing streetlight near the south east corner of the site, designated as S-2. This is a streetlight that is within the public right of way and completely off the property in question. The applicant has no control over the design of this light fixture. Ms. Jolivette of DAHP 1. In a letter dated Oct. 29, 2018 (see Attachment 9), Ms. Jolivette notified staff that according to the DAHP predictive model, the project is located in an area determined to be of very high risk of containing archaeological resources, and that archaeological resources and human remains have previously been located within 700 feet of the project area. Since the property is fully hardscaped this prevents a survey of resources 62 18 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 prior to construction. She requested professional archaeological monitoring of all ground disturbing activities on the site. Prior to ground disturbance, a professional archaeologist should develop a monitoring plan which includes an Inadvertent Discovery Plan. She also recommends consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. Applicant response: Project ownership is currently engaging an archaeologist and working towards a contract for the on -site monitoring plan and an inadvertent discovery plan. Before the building permit is issued, the applicant will provide both the site monitoring plan and the inadvertent discovery plan as a formal memo to city staff. Staff: The monitoring plan must also be delivered to DAHP and shared with any concerned tribes. DAHP recommendations will be included as a condition of approval of this permit. 2. Ms. Jolivette commented that if federal funds or permits are associated with the proposal, Section 106 of the National Historic Preservation Act, as amended, and its implementing regulations, 36 CFR 800, must be followed. Applicant response: No Federal funds or permits are associated with this project. VI I. SEPA AND OTHER CITY APPROVALS The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project was therefore exempt from SEPA review. VIII. CONCLUSIONS 1. A Shoreline Substantial Development Permit is required for this project per TMC 18.44.130. The project site is situated between Andover Park East and Christensen Road in the City of Tukwila. The proposed development is located outside of the 125' shoreline buffer, which terminates at Christensen Road. Approximately half of the site is within 200' of the Ordinary High Water Mark of the Green River. Surface parking, sidewalks, landscaping, electrical facilities, and a portion of the assisted living facility are proposed to be located within the 200' shoreline jurisdiction. The building meets the maximum height limitations of 45 feet outside the river buffer but within the shoreline jurisdiction. 2. The shoreline environment designation for the portion of the shoreline zone in the 19 63 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 project area is "Urban Conservancy." General commercial uses such as multifamily, public and private footpaths, parking, and benches are permitted in the Urban Conservancy environment designation; the underlying zoning of TUC-TOD also allows this use. 3. The proposed project is consistent with the land use, economic development, shoreline design quality, access and recreational use, and natural environment and habitat use goals and policies of the Shoreline Master Program. 4. The proposed project complies with shoreline regulations regarding development standards, setbacks and site configuration, height restrictions, lighting, surface water and quality, environmental impact mitigation, off-street parking and loading, land alteration activities, clearing and grading activities, signs, public access, and shoreline design guidelines. 5. The proposed landscape plan is generally consistent with TMC 18.44.080. However: a. Per TMC 18.44.080.3.b., interior parking lot landscaping requirements have not been met. The landscape plan will need to be revised to include interior parking lot landscape islands. TMC 18.28.240.6.b allows flexibility in laying out parking lot landscape areas, with the goal of providing shade from trees distributed throughout the lot. Per initial discussions with the City's Urban Environmentalist, due to limited space in the parking area, the revised landscape plan should include one landscape island separating parking stalls from drive - aisles. This landscape island may be smaller than required but must contain CU- structural soils that will support small trees. Additional landscaping will be added to the streetscape along Christensen to more effectively screen the parking lot, create a resident amenity, and increase animal habitat within the shoreline jurisdiction. b. A predominately native vegetation palate is proposed to be installed in landscaped areas within the 200-foot shoreline zone. Non-native trees, shrubs, and groundcover proposed within the 200-foot shoreline area will need to be replaced with native species. c. One tree within the shoreline jurisdiction will be removed on -site due to layout constrictions, and per TMC 18.44.080.6, replaced with three native trees. Per TMC 18.44.080.6.5, the property owner is required to ensure the viability and long- term health of replacement trees through proper care and maintenance for the life of the project. Replaced trees that do not survive must be replanted in the next appropriate season for planting. 6. WA DAHP has reviewed the project and determined the area has a very high risk of containing archaeological resources that could be impacted by ground disturbing activities. DAHP has recommended that a professional archaeologist develop a monitoring plan, including an Inadvertent Discovery Plan, and be on site monitoring 64 20 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 all ground disturbing activities conducted within the project area. IX. RECOMMENDATION Approval of the shoreline substantial development permit with the following conditions: 1. Per the recommendations of DAHP, the following actions are required: a. Prior to building permit approval and any ground disturbing activities on the project site, have a professional archaeologist who meets the Secretary of the Interior standards for Professional Archaeology to develop a monitoring plan which includes an Inadvertent Discovery Plan to guide actions in the event that archaeological materials are discovered when the monitor is not on site. Deliver the plan to DAHP and interested Native American Tribes' cultural committees and staff. b. Ensure that a professional archaeologist be on site to monitor all ground disturbing activities conducted within the project area. 2. Prior to design review application approval, revise the landscape plan: a. replacing non-native plantings proposed within the 200-foot shoreline jurisdiction with native species. b. to include interior parking lot landscape islands. Due to limited space in the parking area, the revised landscape plan shall include one landscape island separating parking stalls from drive -aisles. This landscape island may be smaller than required but shall contain CU-structural soils to support small trees and accompanying plantings. c. add the following notes: i. Per TMC 18.44.080.B.5, the property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the project. Replaced trees that do not survive must be replanted in the next appropriate season for planting. ii. Pesticides shall not be used within the shoreline jurisdiction except under conditions specified in TMC 18.44.080.D.3 and approved in writing by the City of Tukwila's Urban Environmentalist. 21 65 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 Attachment 5 Comment Letter Karen Walter, Muckleshoot Tribe 66 From: Karen Walter To: Lynn Miranda Subject: RE: Holden at Southcenter project, PL18-0069/ L18-0086/ L18-0087 Notice of Application Date: Wednesday, October 24, 2018 4:24:04 PM Lynn, Thanks for sending us the link the documents for the Holden at Southcenter project referenced above. We have reviewed them and offer the following comments: I. The trees and shrubs to be planted within the regulated shoreline area are all non-native species. They should be replaced with native species. 2. We did not see the lighting details sufficient enough to determine if the lighting on the eastern project site is minimal to avoid indirect lighting to the Green River and reduces contributes to nighttime sky lighting condtions. This is important because the lighting in combination with the trees to be planted along the shoreline should ideally reduce current artificial lighting effects over existing conditions and at a minimum not make them worse. We appreciate the opportunity to review this proposal and look forward to responses/additional information that addresses these concerns. Best regards, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division Ilabitat Program 39015 172nd Ave SE Aubum, WA 98092 253-876-3116 67 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter December 3, 2018 Attachment 6 Comment Letter Stephanie Jolivette, DAHP 68 Allyson Brooks Ph.D., Director State Historic Preservation Officer October 29, 2018 Ms. Lynn Miranda Senior Planner City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA98188 In future correspondence please refer to: Project Tracking Code: 2018-10-08423 Property: City of Tukwila Urbal Architects Holden at Southcenter Memory Care Project Re: Archaeology - Monitoring Requested Dear Ms. Miranda: Thank you for contacting the Washington State Historic Preservation Officer (SHPO) and Department of Archaeology and Historic Preservation (DAHP) and providing documentation regarding the above referenced project at 112 Andover Park East. As a result of our review, our professional opinion is that the project area has the potential to contain archaeological resources. The project is located in an area determined to be of very high risk of containing archaeological resources according to the DAHP predictive model, and archaeological resources and human remains have previously been located within 700 feet of the project area. Further, the scale of the proposed ground disturbing actions would destroy any archaeological resources present. Although identification during construction is not a recommended detection method because inadvertent discoveries can result in costly construction delays and damage to the resource, the fact that the property is fully hardscaped prevents a survey prior to construction. Therefore, we recommend professional archaeological monitoring of all ground disturbing activities conducted within the project area. Prior to ground disturbance a professional archaeologist should develop a monitoring plan which includes an Inadvertent Discovery Plan. We also recommend consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. If any federal funds or permits are associated with this proposal, Section 106 of the National Historic Preservation Act, as amended, and its implementing regulations, 36 CFR 800, must be followed. This is a separate process from both the NEPA and SEPA environmental review processes and requires formal government -to -government consultation with the affected Tribes and the SHPO. Also, we appreciate receiving any correspondence or comments from concerned tribes or other parties concerning cultural resource issues that you receive. These comments are based on the information available at the time of this review and on behalf of the SHPO in conformance with Washington State law. Should additional information become available, our assessment may be revised. Thank you for the opportunity to comment on this project and we look forward to receiving the monitoring report. Please ensure that the DAHP Project Number (a.k.a. Project Tracking Code) is shared with any hired cultural resource consultants and is attached to any communications or submitted reports. Should you have any questions, please feel free to contact me. State of Washington • Department of Archaeology & Historic Preservation P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065 www.dahp.wa.gov 69 Sincerely, Stephanie Jolivette Local Governments Archaeologist (360) 586-3088 Stephanie.Jolivette@dahp.wa.gov 70 State of Washington • Department of Archaeology & Historic Preservation P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065 www.dahp.wa.gov Allan Ekberg, Mayor Department of Community Development- Jack Pace, Director NOTICE OF DECISION SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT December 3, 2018 TO: Alex Dalzell, Applicant Jeremiah Jolicoeur, Owner King County Assessor, Accounting Division WA State Department of Ecology, Shorelands Section, NW Regional Office Washington State Office of Attorney General Karen Walter, Muckleshoot Indian Tribe Stephanie Jolivette, WA DAHP This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L18-0086 Applicant: Alex Dalzell, Urbal Architecture Type of Permit Applied for: Shoreline Substantial Development Permit Proiect Description: The proposed project is to construct a new 7-story, 136-unit assisted living apartment with memory care on a previously developed site at 112 Andover Park E. Parking for the project, native landscaping, pedestrian walkways, utilities, frontage improvements, and a portion of the building will be located within the 200-foot shoreline jurisdiction. No development is proposed within the 125-foot river buffer, which terminates on the river side of Christensen Road. Location: 112 Andover Park East King County Parcel #0223000045 Associated Files: L18-0081 Special Permission Parking Determination L18-0087 Design Review Comprehensive Plan Designation/Zoning Tukwila Urban Center -Transit Oriented Development (TUC-TOD) District: 71 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter Notice of Decision December 3, 2018 II. DECISION SEPA Determination: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project was therefore exempt from SEPA review. Decision on Substantive Permit: The City Community Development Director has determined that the application for a Shoreline Substantial Development Permit does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report and subject to the following conditions: 1. Prior to building permit approval and any ground disturbing activities on the project site: a. Have a professional archaeologist who meets the Secretary of the Interior standards for Professional Archaeology to develop a monitoring plan which includes an Inadvertent Discovery Plan to guide actions in the event that archaeological materials are discovered when the monitor is not on site. Deliver the plan to DAHP and interested Native American Tribes' cultural committees and staff. b. Ensure that a professional archaeologist be on site to monitor all ground disturbing activities conducted within the project area. 2. Prior to design review application approval, revise the landscape plan: a. Replacing non-native plantings proposed within the 200-foot shoreline jurisdiction with native species. b. to include interior parking lot landscape islands. Due to limited space in the parking area, the revised landscape plan shall include one landscape island separating parking stalls from drive -aisles. This landscape island may be smaller than required but shall contain CU-structural soils to support small trees and accompanying plantings. c. Add the following notes: i. Per TMC 18.44.080.B.5, the property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the project. Replaced trees that do not survive must be replanted in the next appropriate season for planting. ii. Pesticides shall not be used within the shoreline jurisdiction except under conditions specified in TMC 18.44.080.D.3 and approved in writing by the City of Tukwila's Urban Environmentalist. The Decision on this Peiiiiit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. III. YOUR APPEAL RIGHTS One administrative appeal to the Shorelines Hearings Board of the Decision is permitted. Any person appealing to the Shorelines Hearings Board may raise certain SEPA issues as part of the appeal to the Shorelines Hearings Board. Appellants should consult the rules and procedures of the Shorelines Hearings Board for details. 72 L18-0086 Shoreline Substantial Development Permit Holden of Southcenter Notice of Decision December 3, 2018 IV. PROCEDURES AND TIME FOR APPEALING The requirements and procedures for appeals to the Shorelines Hearings Board are set forth in RCW 90.58 and WAC 461.08. V. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the Shoreline Substantial Development Permit are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Lynn Miranda, who may be contacted at 206.433.7162 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period unless an appeal is filed. ur- Jack ce, rector Dep orient of Community Development City of Tukwila 2 73 74 ATTACHMENT F ARCHITECTURE September 7th, 2018 City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 112 Andover Park E — Design Narrative RE: Design Review Public Hearing Application; Application Item 12 — Design Narrative Located at 112 Andover Park East, the proposed project is a 7 story, assisted living apartment community with one level of memory care and at -grade amenity spaces. Surface parking is on the east side of the site, between the building and Christensen Rd. Exterior common amenity space shall be provided at the second level as a landscaped courtyard and on the 5th level as a landscaped roof deck. ..OLA..liON The site is situated between two Neighborhood Corridors, Andover Park East and Christensen Road. The Green River is just east of Christensen Road which the puts the project in the shoreline overlay jurisdiction. This location creates a number of unique opportunities and challenges as the building must balance and bridge the gap between the high -density urban environment of Andover Park E with the thickly vegetated ecosystem of the river. Ul av l ARCHITECTURE 1938 Fairview Avenue East SUITE100 Seattle, WA 98102 Info a urbalarchitecture.com T 206 257 0972 urbalarchitecture.com t 75 SITE DESIGN To respond to the unique conditions of the location, the building has been pushed to the west side of the site so the mass of the building is focused on the urban frontage. As both Andover Park East and Christensen Road are designated as neighborhood corridors, the streetscape for both has a similar treatment. Street trees are placed at 30'-0" and sit within segmented planting strips and tree pits to provide access to potential street parking in the future (at the direction of city staff). A landscaped pedestrian path runs underneath the building, through the site and surface parking, to connect Andover Park with Christensen and the riverfront. A®i"YDm sn Following the architectural concept, the landscaping along Christensen and the riverfront side of the building is increased to intensify the sense of the natural environment. This density of on -site vegetation creates a buffer between the riverfront/Christensen Road, and the building while providing an amenity to the community, residents, and riverfront ecosystem. This landscaping strategy goes above and beyond the corridor standards, aiming to create a quality site design that directly benefits residents, the community and the environment. 2 SERVICE E AREAS Ai D MEC.HAIIC7,AL, [QUIPMENl. Vehicular access of the site is organized to direct thru traffic from the high -traffic street of Andover Park through a one-way driveway and discharge onto the dead-end street of Christensen Rd. 76 ARCHITECTURE 1938 Fairview Avenue East SUITE100 Seattle, WA 98102 o@urbalarchitecture.com T _206 257 0972 .urbalarchitecture.com 1 Back of house/Utility areas, loading zones and trash pickup have been consolidated so that the presence of these features is as discrete as possible. Trash storage is located within the building. See sheet ADR 1.00 site plan and ADR 1.01 Level 1 for details. Mechanical equipment shall be housed internally. All sizable mechanical units at the roof will be screened per design guideline standards. Site lighting shall promote a safe pedestrian experience along Andover and Christensen, as well as illuminate the building to enhance architectural characteristics and aid in wayfinding. Within the 6' landscaped planting strips, pedestrian pole lights, spaced per public works recommendations, shall light the sidewalk. Exterior wall sconce lights shall be placed along the perimeter of the building base to illuminate the brick portions of the facade (see sheet ADR 1.10 Lighting Plan, and ADR 3.01- 3.02 Building Elevations for details). Exterior can light fixtures shall be located in entry canopies and throughout the porte cochere and bollard fixtures will illuminate pedestrian paths. The surface parking lighting will be achieved with pole fixtures and designed to minimize any light spillover onto adjacent properties and riverfront. 4.. WALLS HC F CES Walls throughout the building have been designed to have a high amount of articulation and detailing at the street level. Quality materials such as masonry and detail elements are placed to avoid large expanses of untreated blank wall. OPEN ACES At the ground level, street seating and bicycle racks will be provided for pedestrians. Open spaces for residents shall be also provided at the Level 2 courtyard and at the level 5 rooftop amenity space with amenities such as a barbeque, landscaped open seating...etc. ARCHltC:.. 0 Jl CE=...1... The concept for the project stems directly from the location and site. Located at the seam of the built environment and the natural environment, the building must balance the two, creating a gradient as one fades into the other. The architectural concept is produced in two parts; one, by creating an urban edge along Andover with a focus on the pedestrian scale and, two, by creating a soft edge along the riverfront side achieved with a gradient of landscape and a tiered building modulation/stepped massing. ,es The main entrance is recessed off of Andover yet functionally placed to work with the off-street porte cochere for ease resident and family use. Accented by a large canopy special paving, materials that are lighter and softer in character are used to create a visual prominence and a welcoming transition from the street into the building. The secondary entrance oriented towards Christensen mimics the qualities of the entrance on Andover but with design cues that promote purely resident use. ARCHITECTURE 1938 Fairview Avenue East SUITE100 Seattle, WA 98102 info@urbalarchitecture.com r 7 206 257 0972 .urbalarchitecture.com 77 M ,. BeBiftg Facade — Base and TB A. The two-story, pedestrian -scaled base of the building is articulated through the use of an aesthetically heavy, high -quality materials to anchor the building along with large amounts of transparency to promote the sense of a pedestrian scaled environment. A belt cornice with modern detailing and a wood soffit accents the transition of the base and the upper levels. B. As the building reaches the sky, there is a series of cornice elements to provide a substantial horizontal articulation. This cornice completes the facade composition with a similar aesthetic language as the belt cornice on the lower portion of the building. This distinctive design element creates a composition that is integrated with, and repeated throughout, the building design. As the building steps down approaching the shoreline the cornice is used at each step to highlight the unique character and composition formed from the initial concept. To add significance to the major vertical modulation element of the building, the cornice is punctuated with a larger scale cornice and material change. 78 ARCHITECTURE 1938 Fairview Avenue East SUITE100 Seattle, WA 98102 nfo(aurbalarchitecture.com r 206 257 0972 .urbalarchitecture.com 9,. Corner Treatments The corner treatments as defined in the design guidelines is not applicable as the building is not located at an intersection. However, the corners of the building are still an important feature to the design and receive a special corner window pattern and trim. Facades along interior property lines are treated as main faces of the building with the material palette wrapping around and continuing throughout the design. The modulation and massing of the building is based off of the primary concept; an urban edge to the west and, as it continues to the east, the building steps downward towards the waterfront creating a softer edge. The building is pushed as far away as possible from the river with respect to the shoreline overlay requirements. Within that overarching composition, smaller increments of modulation are used for practical purposes. On the west facade, bedroom windows are inset by 3' from the fronting face of the building to reduce the solar heat gain in the summer months by using the modulation itself as a vertical shading device. A large mass accented by metal siding is used to achieve the major vertical modulation requirements B. The fagade articulation maximum is designated as 30' for residential buildings that are on a neighborhood corridor. To meet the articulation requirement the following methods are used; 1) Fenestration patterning is used throughout the building and changes to accent different portions of the building. The base of the building has the largest windows to maximize transparency and create an open and welcoming feel to the street front. The main residential floors use a repeating motif that balances daylight with energy efficiency in living spaces. These large windows make modest -sized apartment units feel larger and allow natural light to penetrate further into the spaces This composition is altered at the major vertical modulation element on the west facade to provide a special accent to this feature. time ~` f ARCHITECTURE 1938 Fairview Avenue East SUITE100 Seattle, WA 98102 info@urbalarchitecture.com .urbalarchitecture.com T 206-257-0972 79 2) Vertical modulation is carried out by the 3' insets which are emphasized by a change in material from white fiber cement panel to wood at the reveal walls. This change in material creates a unique prominence along the streetscape and within the units themselves 3) A change in the roofline occurs as the parapet walls follow the modulation of the mass of the building to create a stepping skyline which complements the building concept 4) Change in building material and siding style is used in conjunction with the building modulation in the form of the wood siding at the modulation reveal walls C. Major Vertical Modulation On the East side of the building the courtyard meets the requirements for the major modulation. On the West side a contrasting vertical modulated design component is used. This element is distinguished from the adjacent walls by a 3' modulation and a change in material. The proposed material is a metal siding with a subtle reflectivity and champagne color. This element extends from the streetscape all the way to the roofline at which point the modulation incorporates a change in the cornice and roofline treatment. URBA .. 80 ARCHITECTURE 1938 Fairview Avenue East SUITE100 Seattle, WA 98102 o@urbalarchitecture.com r 206 257 0972 .urbalarchitecture.com Building Details and Elements A. For Residential buildings the requirement is that a minimum of 6 details and elements occur within the corridor specified 30' articulation increment along any fagade that faces a street. 1) Window and Entry treatment: a) Storefront windows at the base provide significant transparency allowing for sightlines, both into and, out of the building and are divided into grids with multiple panes of glass. e) The main entry to the building is recessed to provide an (h) artistic design feature at the street. 2) Building Elements and Facade Details: a) Weather protection is provided in the form of custom steel and glass canopies with a change in the canopy design occurring at the main entry for wayfinding purposes c) Decorative wall sconce light fixtures are provided across the streetscape to provide accent lighting at brick portions of the building. A different sconce fixture is used at the building entries for wayfinding purposes 3) Building Materials and Facade Elements a) High quality building materials are used including brick, concrete, and wood. c) Brick is used at the building base which is broken up by storefront glass that sits on a concrete curb. Wood is used for soffiting and building modulation to create a tactile and natural material palette. 2,a) Custom Weather Protection 2.c Decoratlue Light Fixtures 1,a) Divided Storefront Windows —' 1,e) Recessed Main Entry R to A L. ARCHITECTURE 1938 Fairview Avenue East SUITE100 Seattle, WA 98102 info@urbalarchitecture.com r 206 257 0972 .urbalarchitecture.com 81 Pudding Material r'yQ; Cc nr° The selected material and color palette is a subtle and functional combination that accents the natural qualities of the materials. Authenticity of the materials are emphasized and the color palette is a combination and variation of dark earth tones Brick is used at the base for durability and texture. The selected brick is a dark earth tone to ground the base of the building and provide a strong contrast with the upper portion of the building. Concrete is used along the base of building for functionality and detailing Metal siding with a subtle profile and complimentary color is used to create a contrasting vertical element to break apart the overall mass of the building Fiber cement panels are used for longevity and to create a simple backdrop for the building accents and detail features Wood is proposed to accentuate both the vertical and the horizontal modulation. The wood will be a clear cedar or aesthetically similar product. tim RBARBAL 1938 Fairview Avenue East SUITE100 82 ARCHITECTURE Seattle, WA 98102 o@urbalarchitecture.com r 206 257 0972 .urbalarchitecture.com ��NU�y��������k�����������` �~�"�""��� ~������ �,�`°^`""��� .`������^.�~. 1> Parking Location Variance: The neighborhood corridor standards for on -site surface parking allows 1 double loaded drive aisle between the building and the street. Because the site is located between two neighborhood corridors, this limits the size and location of the parking lot and creates conflicts with the intent of the shoreline overlay district. If the site design goes by the corridor standards, the building ispushed closer tothe shoreline and away from Andover Park East. Parking Lot Without Variance or­,,i Weak Urban Edge � Andover Park East ' �8 Closp Prox-�h to �Shoreline�r \ Christensen Rd Pros: - Meets Corridor Standard Clears upthe site for much more parking and paved surface Cons: Project iscloser tothe Shoreline Results in a much larger expanse of paved parking to achieve the desired parking count Less efficient parking layout within the space Reduces the usefulness of weather protection along Andover for people walking by Doesn't achieve the intent of the Neighborhood corridor, "To provide an intimately -scaled pedestrian envinunment—"oneither sLreetfront LJ R B A L ARCHITECTURE naapamxewxvnuecau | imo�u/uamuhue�u��om | Seattle, ,v^~o/cu � wwmu/oalarcniteovezom � ' 83 The Proposed Variance pushes the building to the east side of the site so that the building is fronting along Andover Park E. This clears up the west side of the site to create a more cohesive connection to the Green River Trail system and a more natural environment that begins to blend with the shoreline vegetation. This approach meets the intent of the shoreline overlay district more effectively and meets the intent of the Neighborhood Corridor on Andover more effectively. The streetscape along Christensen, even though it doesn't meet the corridor parking standard, is more attractive to both pedestrians and residents in this scenario as well. r.int with,yari.ancp Strong Ur n Edge Increased Potential for Landscaping; nxi€Mize Dist nn from Building iu thM Shoreline c Pros: Creates an intimately -scaled pedestrian environment along Andover Park East and a strong urban edge Weather protection along Andover Park E is useful for pedestrians and residents Provides a large buffer zone that can be heavily landscaped between the building and the shoreline Uses the paved surface much more efficiently Cons: - Doesn't meet corridor parking aisle standard on the streetfront of Christensen Rd Uf_... 84 ARCHITECTURE 1938 Fairview Avenue East SUITE100 Info@urbalarchitecture.com Seattle, WA 98102 T 206-257-0972 t www.urbalarchitecture,com r 2) Parking Reduction: Per Title 18 of the TMC, Senior housing parking requirements are 1 stall per unit for the first 15 units and .5 stalls for each unit after the first 15. There is no requirement for memory care units and typically these residents don't own a vehicle and are incapable of driving. There is a total of 136 units which is broken down into 28 memory care units and 108 assisted living units (senior housing). This means the required parking for the senior housing totals 62 stalls [108-15=93, 94*.5=46.5, 47+15=62 total stalls]. We are proposing 58 parking stalls total which is a 6.5% reduction. Thank you for your time and consideration. Sincerely, Alex Dalzell Urbal Architecture, LLC. 1938 Fairview Ave E, Suite 100 Seattle, WA 98102 I RBA .. ARCH ITECTURE 1938 Fairview Avenue East SUITE100 info@urbalarchitecture.com 7 206 257 0972 Seattle, WA 98102 www.urbalarchitecture,com 1 85 86 Figure 18-23: Neighborhood Corridor Standards 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 incremen Commercial/mixed-use maximum 50 ft Residential maximum 30 ft Major vertical modulation maximum Ground level transparency Commercial -use minimum 120 ft 50% 4— Back of sidewalk sidewalk Public frontage New thoroughfare cross-section Tsansparer W min 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. 87 88 HOLDEN SOUTHCENTER ATTACHMENT H ARCHITECTURAL DESIGN REVIEW - BAR MEETING PACKET 1-10-2019 ICINITY MAP PROJECT DATA Ai2f_Ht: ff, URt Site Arta Proposed Use PNNiecrrAOSMONfMI., Onsgwu rp Ann SMS 132,10110 nro*uNoewnNN Mitit 134 Unn awti1 AvernenunNSItt MANINGmwexwxm PROJECT DIRECTORY OWNER/DEVELOPER ALLIANCE RESIDENTIAL COMPANY 1325 4TH AVE., STE. 1005 SEATTLE, WA 98101 PHONE: 206.567.7230 CONTACT: EVAN LAWLER E-MAIL: elawler@allresco.com CIVIL ENGINEER DAVIDO CONSULTING GROUP 15029 BOTHELL WAY NE #600 LAKE FOREST PARK, WA 98155 PHONE: 206.523.0024 CONTACT: ERIC SCHOSSOW E-MAIL: encs@dcgengr.com ARCHITECT URBAL ARCHITECTURE 1938 FAIRVIEW AVE E, SUITE 100 SEATTLE, WA 98102 PHONE: 206.676.5649 CONTACT: ALEX DALZELL E-MAIL: alexd@urbalarchrtecture.com LANDSCAPE ARCHITECT FAZIO ASSOCIATES 2244 NW MARKET ST, SUITE B SEATTLE, WA 98107 PHONE: 206.774.9490 CONTACT: ROBERT J. FAZIO E-MAIL: rob@fazloassociates com PROJECT INFORMATION DESCRIPTION CONSTRUCTION OF A SEVEN (7) STORY, 134 UNIT, LICENSED ASSISTED LIVING APARTMENT COMMUNITY BUILDING DESIGN TO INCLUDE FIVE (5) LEVELS OF WOOD -FRAMED, ASSISTED LIVING UNITS OVER ONE LEVEL OF MEMORY CARE OVER ONE LEVEL OF COMMON AMENITY SPACE. EXISTING BUILDING AND IMPROVEMENTS TO BE DEMOLISHED CONSTRUCTION TYPE: FIVE (5) LEVELS OF TYPE VA OVER TWO (2) LEVELS OF TYPE IA TOTAL GROSS AREA 122,918 SF OCCUPANCY LEVEL 1' A-2/A-3 COMMON AMENITY AREAS B MANAGEMENT OFFICES LEVEL 2' A-3 COMMON AMENITY AREAS 1-1 MEMORY CARE UNITS LEVEL 3 & 4 1-1 ASSISTED LIVING UNITS LEVEL 5 A-3 COMMON AMENITY AREAS 1-1 ASSISTED LIVING UNITS LEVEL 6 & 7 1-1 ASSISTED LIVING UNITS CONSTRUCTION TYPE: LEVELS 1-2. TYPE IA LEVELS 3-7: TYPE VA TOTAL OCCUPANT LOAD: LEVEL 1: LEVEL 2: LEVEL 3: LEVEL 4: LEVEL 5. LEVEL6: LEVEL 7: 477 358 98 98 281 88 88 ADDRESS 112 ANDOVER PARK EAST TUKWILA, WA 98188 ASSESSORS PARCEL NUMBER 022300-0045 LEGAL DESCRIPTION THE SOUTH 28 FEET OF TRACT 4, AND THE NORTH 200.00 FEET OF TRACT 5, SAID 200 FEET BEING MEASURED PARALLEL TO ANDOVER PARK EAST (67TH AVENUE SOUTH), ANDOVER INDUSTRIAL PARK NO 1, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 66 OF PLATS, PAGE 36, IN KING COUNTY, WASHINGTON, EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 592245 FOR PRIMARY STATE HIGHWAY NO 1 DRAWING INDEX - DESIGN REVIEW ARCHITECTURAL ADR 0.00 - TITLE SHEET ADR 1 00 - SITE PLAN ADR 1.01- LEVEL 1 ADR 1.02 - LEVEL 2 ADR 1 03 - LEVELS 3 & 4 ADR 1 04 - LEVEL 5 ADR 1.05-LEVELS6&7 ADR 3 01 - ELEVATIONS ADR 3 02 - ELEVATIONS ADR 3.00 - ELEVATIONS ADR 3.03 - ELEVATIONS ADR 3 04 - ELEVATIONS LANDSCAPE ADR L1.00 - GROUND LEVEL LANDSCAPE ADR L101-L2 & L5 LANDSCAPE PLAN ADR L1 02 - GROUND LEVEL RENDERED LANDSCAPE PLAN ADR L1.03 - L2 & L5 RENDERED LANDSCAPE PLA ADR L2.00 - PLANTING SCHEDULE & NOTES ADR L3 00 - TREE RETENTION PLAN ADR L1.06 - PARKING LOT LANDSCAPE CALCULATION ADR 1 40 - MECHANICAL SCREENING ADR 1 20 - PRELIMINARY SIGNAGE PLAN ADR 1 10 - EXTERIOR LIGHTING PLAN U R 8 ARCHITECTURE 1938 Fairview Avenue East 51,1E100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 BAR PUBLIC HEARING APPLICATION BAR PUBLIC HEARING REV 1 BAR PUBLIC HEARING REV 2 TITLE SHEET DATE 12.21.2018 SCALE DRAWN AJD JOB # 17-027 ADR 0.00 89 90 LINE OF CURB PUBLIC BIKE RACKS PER—/ LANDSCAPE L1 00, TYP, DECORATIVE LANDSCAPE FEATURE TBD BUILDING q wE 5'-0" SIDE YARD SETBACK PER TUC CORRIDOR STANDARDS FIRE CONTROL ROOM SPRINKLER ROOM GREREEN ON BUILDING 109'-11 1/2' ADDRESS: 112 ANDOVER PARK EAST ZONE: TUC-TOD PROJECT DESCRIPTION: 122,514 SF ASSISTED LIVING APARTMENTS 27 MEMORY CARE UNITS, 108 ASSISTED LIVING UNITS PARKING FOR 58 VEHICLES LEGAL DESCRIPTION: REFER TO SURVEY PARCEL NO.: 0223000-0045 SITE AREA: 1.1154 ACRES APPROX OR 48,588 SQ. FT. PROPOSED BUILDING EXISTING SINGLE STORY \ WOOD FRAMED BUILDING TO \\\ BE DEMOLISHED 10-0„ EASEMENT I 0 __ BUILD. ABOVE SITE ADR MAIN ENTRY SECONDARY ENTRY PILASTERS RESIDENT LOADING AREA 35 8P51/2"�? El 211'-71/4" PROPERTY LINE GAS METER ALCOVE 20 STALLS 217'701/2' PROPERTY LINE METAL MESH GREENSCREEN ON BUILDING 33-6 1/4" BUILDING ABOVE 7—BUILDINGABOVE 20070" OFFSET FROM ORDINARY HIGH WATER MARK [3—LANDSCAPE SCREENING FOR GENERATOR AND TRANSFORMER 33/ EMERGENCY GENERATOR PAD MOUNT TRANSFORMER TRANSFORMER AND GENERATOR SCREENING PER LANDSCAPE 6 COMPACT STALLS CLEAR SPACE FOR TRANSFORMER REPAIR ACCESS SURFACE PARKING FOR 58 VEHICLES 24,500 SF COMPACT STALLS 4 6 STALLS 6 STALLS 15'-0" SETBACK 0 I EXISTING SIDEWALK EXISTING CURBLINE STREET FURNITURE PER LANDSCAPE L1.00, TYP UJ 2 00 CO G Z UJ (n z w 1- N� LL ORDINARY HIGH WATER MARK 1/16" = 1'-0" Enicscn 10vic=i 20 410 ARCHITECTURE URBANIRUBAL 1938 Fairview Avenue East SUITE loo Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 (BAR PUBLIC HEARING APPLICATION 0007.2018 BAR PUBLIC HEARING REV I 12.002018 BAR PUBLIC HEARING REV 2 12.21.2018 SITE PLAN DATE 12.21.2018 SCALE 1/16" = 1'-0" DRAWN AJD JOB # 17-027 ADR 1.00 91 92 ABOVE 7'-4" 15'-4" FIRE SPRINKLER/FIRE PUMP DINING BISTRO LIVING COMMERCIAL KITCHEN LOBBY STAIR A 12'-2" STAIR 8 31'-10" 8'-9" 8 9" 8'-4 11.0" 12-10" 44 BUILDING ABOVE LEVEL 1 ADR RESIDENT LOADING AREA 81'-51/2"�? El VE 0 20 STALLS 19'-0" 200'-0" OFFSET FROM ORDINARY HIGH WATER MARK EM RGENCY FAT MOUNT ;I G NERATOR TRANSFORMER'I, 24'-1" BUILDING ABOVE SURFACE PARKING SURFACE PARKING FOR 58 VEHICLES 6 COMPACT STALLS 4 5 COMPACT STALLS 6 STALLS 6S0LLS 6 STALLS --_ 15' 0" SETBACK BENCH. TYP. ORDINARY HIGH WATER MARK DR1.0 1/16"= 1'-0" PHICS.1 Ovis=i 20 41 0 ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 (BAR PUBLIC HEARING APPLICATION 09.07.2018 BAR PUBLIC HEARING REV 1 1106.2018 BAR PUBLIC HEARING REV 2 12.21.2018 LEVEL 1 DATE 12.21.2018 SCALE 1/16" = 1'-0" DRAWN AJD JOB # 17-027 ADR 1.01 93 94 IMC SALON 6/ I MCUVING MCI r 41 MCI MCI ' "I*1 247 BLDG MO ULATION,TYP 31423/4" LJ 21/s1.7.1 STAIR B \ „ MEINE OF LVL 3 ABV/ \ MORY CARE COURTYARD 20048" OFFSET FROM ORDINARY HIGH WATER MARK tIGRAPHIC SCALE V1,1," RBAL ,54 ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com 112 ANDOVER PARK EAST TUKWILA, WA 98188 1BAR PUBLIC HEARING APPLICATION BAR PUBLIC HEARING REV I BAR PUBLIC HEARING REV 2 DATE 12 21.2018 SCALE 1/16" = r-o" DRAWN AJD JOB # 17-027 96 10310 111'-31/0 13310 3/4" 7310 1/2: 15-10 3/4 —1IS-9 1/2" 12'-1 1/4" 7310 1/2" 15310 3/4" 7—K-20030" OFFSET FROM ORDINARY HIGH WATER MARK tIGRAPHIC SCALE V1,1," ARCHITECTURE URBAN1 R A L. 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com 112 ANDOVER PARK EAST TUKWILA, WA 98188 1BAR PUBLIC HEARING APPLICATION BAR PUBLIC HEARING REV I BAR PUBLIC HEARING REV 2 DATE 12 21.2018 SCALE 1/16" = r-o" DRAWN AJD JOB # 17-027 98 3'-0" BL MODULATION, TYP. 10'-101/2' 0351/2" UNIT C.2 UNIT B.1 UNIT B.1 UNIT Al UNITA.1 UNIT A.1 UNIT 8.1 UNIT B.1 UNIT C.2 0'-51/2" LEVEL 5 ADR 121'-1 3/4" 42'-0 1/2" TRASH ELEC UNIT A.2 2 j STAIRA UNIT 8.2 UNIT A.1 UNIT 8.1 61/4" STAIR 8 UNIT A.3 29-101/4 ULTI-PURPOSE RM 35'-9' UNIT C.3 30'-21/4" LINE OF BUILDING BELOW, TYP. 20030" OFFSET FROM ORDINARY HIGH WATER MARK 90'-51/2" 95'-0 1/2" PHicsraOvis=i 20 410' ARCHITECTURE URBANkt 1938 Fairview Avenue East SUITE,00 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 PUBLIC HEARING APPLICATION0907z018 BAR PUBLIC HEARING REV 1 12.06.2018 BAR PUBLIC HEARING REV 2 12.21.2018 LEVEL 5 DATE 12.21.2018 SCALE 1/16"-1' 0" DRAWN AJD JOB # 17-027 ADR 1.04 99 100 30I.5 1/2" ......................................................................................... 424 1/2" ELEC 7—K-200ND OFFSET FROM ORDINARY HIGH WATER MARK 124'-8 3/4" 90K5 1/2" URBAL ,54 ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com 112 ANDOVER PARK EAST TUKWILA, WA 98188 1BAR PUBLIC HEARING APPLICATION 0007.2018 BAR PUBLIC HEARING REV I 12.002018 BAR PUBLIC HEARING REV 2 12.21.2018 DATE 12 21.2018 SCALE 1/16" = V-o" DRAWN AJD JOB 8 17-027 102 LEVEL IFVFL5 LEV L4 Irk NORTH ELEVATION 1/16"__0. 'ON 644 EAST ELEVATION 16111.1.11as 1/16" =1" 0" Sherwin Williams Ivory Lace SW7013 Sherwin Wdnams Iron Ore S W 7069 Cladding Soffit Cool Metaihc Champagne Paafic clay Dark Iron Spot Painted to match tr. White mullions ARCHITECTURE URBANIRURAL 1938 Fairview Avenue East sounoo Seattle, WA 98102 infis@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 BAR PUBLIC HEARING APPLICATION OO 201O BAR PUBLIC NEARING REV 2 12.21.2018, ELEVATIONS DATE 12.06.2018 SCALE 1/16" = 1'-0" DRAWN AJD JOB # 17-027 ADR 3.01 103 104 ROOFFLIVEI .__ LEY_ELL_ LEVLLG. L5 10 FVFt a c LLVCI 2 _, SOUTH ELEVATION 1/16" = 1, 0" LEVEL 1 " 1,0 I FVFI. 6 °i LEVU_= - - n,I EVEL—_� I'yFI WEST ELEVATION 1/16„ _ 1,- 0, Sherwin Williams Ivory Lace SW7013 Sherwin Wtinams Iron Ore SW7069 Cladding + Soffit Cool Metallic Champagne Paof,c Clay Dark Iron Spot Painted to match's. Whre mullions URBALO ARCHITECTURE URBAN � 1938 Fairview Avenue East sum lac Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 BAR PUBLIC HEARING APPLICATION 09 02 20IB BAR PUBLIC HEARING REV 2 1221201B ELEVATIONS DATE 12.06.2018 SCALE 1/16" = 1'-0" DRAWN AJD JOB # 17-027 ADR 3.02 105 106 SOUTH WEST PERSPECTIVE FROM ANDOVER PARK EAST A a to ARCHITECTURE 1938 Fairview Avenue East suirr win Seattle, WA 98102 Info@urbalarchitecture.com www urbalarchitecture corn T 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 BAR PUBLIC HEARING REV 2 12 212010 ELEVATIONS DATE 12 06 2018 SCALE DRAWN AJD JOB # 17-027 ADR 3.00 107 108 Iror WEST PERSPECTIVE FROM ANDOVER PARK EAST �. IR B A ARCHITECTURE 1938 Fairview Avenue East sulre c° Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture con r 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 BAR PUBLIC HEARING APPLICATION 09 07 201B BAR PUBLIC HEARING REV I 12 06201B BAR PUBLIC HEARING REV 2 2120IB ELEVATIONS DATE 12.06.2018 SCALE DRAWN AJD JOB # 17-027 ADR 3.03 109 110 NORTH EAST PERSPECTIVE FROM CHRISTENSEN ROAD URBAL ARCHITECTURE 1938 Fairview Avenue East SUITE wo Seattle, WA 98102 into@urbalarchitecture.com www urbalarchilecture corn T 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 BAR PUBLIC HEARING APPLICATION 0907 NIB BAR PUBLIC HEARING REV 1 12 062018 BAR PUBLIC HEARING REV 2 1221201B ELEVATIONS DATE 12.062018 SCALE DRAWN AJD JOB # 17-027 ADR 3.04 111 112 NEW PLANTING AREA WITH SHRUBS A GROU NDCOVER, TYP. METAL MESH TRELLIS WITH CLIMBING VINES a PROPOSED STREET THE BIKE RACK, TYP - 5'X8'TREE GRATES* NEW --- STREET TREES @ 30 O C PEDESTRIAN LIGHT PER CITY OF TUKWILA 51ANDARD. TYP. SCULPTURAL ELEMENT IN ENTRY, EXACT SIZE AND LOCATION TO BE DETERMINED AS DESIGN DEVELOPS '.. CONCRETE RAMP BY OTHERS SEE CIVIL AIL ANL l•inl� �u . NE fir"-Nrcfrwortarf �.± �.r...rl Ai Mc" ..ti 10111 iVi1:m■ion I !l iliN3 � ■■llr•• I ili l N"N 1111110, PIPE EI I !' II Br III OGROUND LEVEL LANDSCAPE PLAN 1/16„_1v0„ METAL MESH TRELLIS WITH CLIMBING VINES 200' OFFSET FROM ORDINARY HIGH WATER LINE WOOD SCREENING FENCE FOR GENERATOR AND TRANSFORMER "FALL SHRUB SCREEN FOR GENERATOP@KANSFORMER PER CITY OF TUKWILA STANDARD LANDSCAPE BLOCK WALL; LESS THAN 24" LANDSCAPE BLOCK WALL LESS THAN 24" CONNECTING SIDE WALK WITH IX I' SCORING EDGE OF BUILDING ABOVE, TYP. Aor NORTH 0 16' 32' NEW SIDE WALK WITH 2' x 2' SCORING CONCRETE RAMP BY OTHERS, SEE CIVIL LANDSCAPE BLOCK WALL; LE55 THAN 24" DESTRIAN LIGHT PER CITY OF TUKWILA STANDARD NEW PLANTING AREA WITH SHRUBS 4 GROUNDCOVER, TSP. BENCH PROPOSED STREET TREE, TYP. 4'x 4" RAISED PLANTER PERGOLA BENCH NEW RIVER VIEW SIDE WALK WITH 2' x 2' SCORING CONCRETE RAMP BY OTHERS. SEE CIVIL NEW PLANTING AREA WITH SHRUBS 5GROUNDCOVER,TYP. EXISTING CONIFER TREES TO REMAIN ORDINARY HIGH WATER LINE GENERAL NOTES 1. SEE L100 SHEET SERIES FOR ADDITIONAL PLANS AND INFORMATION. 2. SEE L200 SHEET SERIES FOR PLANTING SCHEDULES, NOTES AND DETAILS. 3. SEE L3.00 SHEET SERIES FOR TREE RETENTION PLAN, TREE RETENTION AND REPLACEMENT TABLES, AND ARBORISTS TABLE OF TREES. 4. ALL PLANTING IN PUBLIC ROW. SHALL 8E PER CITY OF TUKWILA STANDARD PLANS AND SPECIFICATIONS. 5. NO STAKING NEEDED FOR NEW TREES. 6. ALL BURLAP, STRING AND BASKETS MUST BE REMOVED FROM THE TREES UPON PLANTING. 7. ALL PLANTING AREAS TO RECEIVE IRRIGATION SYSTEM THAT INCLUDES TRADITIONAL IRRIGATION HEADS AND/OR DRIP IRRIGATION, SLEEVING, LATERALS, CONTROL VALVES, GATE VALVES AND QUICK COUPLERS. TRADITIONAL IRRIGATION SYSTEM TO BE FURTHER DESIGNED DURING BUILDING PERMIT PHASE. 8. MASTER CONTROLLER TO BE LOCATED IN BUILDING DURING BUILDING PERMIT AND CONSTRUCTION DOCUMENT PHASES. aS ;. ARCHITECTURE I 1938 Fairview Avenue East sm,E,oe Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 license LANDSCAPE ARCHITECTS„ 102 NW Canal Sees �(. Seattle. WA 98107 g T' 206-774-9490 i www faNasstb81afes cos project name HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 submittals/revisions BM PUBLIC XFAN10 •PP0GIWI 02.W.2018 ERR PU&UC XEMw10 REV 1 ispeso1B BM PU&UC XEMw10 1EV 2 1201.2018 drawing title GROUND LEVEL LANDSCAPE PLAN drawing information DATE 12.21.2018 SCALE 1/16" = 1'-0" DRAWN RF J08 # 18-013 copyright .2017 Mal Mah.aebv., PLC UAW MMB•eh0a, PLLC noon. common law *wig/ d other properly flOnht,•paN�a�W�s doe un•nt. AN draw /wddtnG00 PLLC' •00 0.0 N2t101t t I,oe, :t..prNroz.' Mnd pralke old M Ur .0 ., . not to W u•M h wh7s a N wiUat M• . MMmem a Wbd MahilacW[•. A D R -, 000 113 114 INSPIRATIONAL IMAGERY- PREVIOUS CLIENT PROJECTS OUTDOOR KITCHEN WATER FEATURE FIRE PIT RAISED CONCRETE PLANTERS RAISED GARDENING PLANTER QMEMORY CARE LANDSCAPE PLAN - L2 1/8"=P-0" NORTH ROCK/CODDLE 24" HIGH INTEGRATED CONCRETE PLANTER, TYP. OUTDOOR DINING INDEPENDENT PLANTING WITH GROUNDCOVER BENCH RAISED PLANTER WITH NEW PLANTING WITH TREES, SHRUBS 8 GROUNDCOVER, TYP. WATER FEATURE OUTDOOR SITTING RAISED PLANTER WITH NEW PLANTING WITH TREES. SHRUBS b GROUNDCOVER, TYP. 8' 16' OUTDOOR SITTING PEDESTAL PAVER SURFACE OROOF PATIO LANDSCAPE PLAN - L5 NORTH BENCH RAISED GARDENING PLANTER 2" < 2' PEDESTAL PAVER WITH ACCENT COLOR SHRUB AND SMALL TREE IN RAISED PLANTER " 2' PEDESTAL PAVER EDGE OF OVERHEAD WEATIIER PROTECTION EIKE PIT TABLE / CHAIR BBC) GRILLS WITH SINK 24" RAISED PLANTER, TYP. ARCHITECTURE URBAWRURAL 1938 Fairview Avenue East smTE,00 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 +lr^;license LANDSCAPE ARCHITECTS„ 102 NW Canal Sees �(. Seattle. WA 98107 g T' 206-774-9490 i www faNasstb81afes cos project name HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 submittals/revisions we PINIK n 20610 PPPn0Alitli 02.O..me2 Mt MIX eEMNO Iw 1 120e.E01e Mt MIX 1EN122 IEV 2 12m.401e drawing title L2 & L5 LANDSCAPE PLAN drawing information DATE 12.21.2018 SCALE 1/8* = i'-0* DRAWN RF J08 # 18-013 copyright MaUri. Arcillb., la7Aral, PLLC r w cmMnm lar eapNlW d other properly rlphto e0 We doamnt N draw Intr.nInfarnoaon MoaroereeNnat.e. d ptaaau om 0 /rtldtn.ee ft 2. kM not to 1w u0N to eM1We e h MUaue the e trorrosln a areal ercnn:oex+. A D R _,2.01 115 116 Q GROUND LEVEL RENDERED LANDSCAPE PLAN 1116" = r-0" CHRISTENSEN RD. NORTH 0 16' 32' ARCHITECTURE Rlf.x N; R s .;..AL 1938 Fairview Avenue East sorrE,00 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com r 206-257-0972 license Gm N LANDSCAPE. A%.CHBTEGT�� 102 N5/ Cana .Steel Seattle, WA 98107 g T 206-774-9490 ° wwwJazioassociates Cam project name HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 submittals/revisions BM PUBLIC 11EA13110 NPUGTION 02.ap.2013 BM PUBLIC IE032110 REV 1 12.ou.2a1s BM PUBLIC KNP1a IEV 2 lemma drawing title GROUND LEVEL RENDERED LANDSCAPE PLAN drawing information DATE 12.21.2018 SCALE 1/16" = 1.-0" DRAWN RF J08 # 18-013 copyright :flair VAa NMBaMaa, PLLa uwe MMBPefun. Put rwwNP aoamn 132 oopyrlpl d olMr properly rlpohetoraeMr�M�b doamnt N dram �nentn Marnoeon MoeroerNNs0prof Mmd praou0P Bad of lMbal 10 2.. 2Gw 2. S. porgy wtllorko5ler, a U d Pr2ilae¢n. e In PtE2 taut the r A D R _,a02 117 118 Q COMBINED RENDERED LANDSCAPE PLAN 1116" = r-0" CHRISTENSEN RD. NORTH 16' 32' ARCHITECTURE ,LB N; RLs .;..AL 1938 Fairview Avenue East smrE,00 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 license Gm INi LANDSCAPE ARCHITECTS 8. 102 NW Ca,8 Street Seattle, WA 98107 T:206-774-9490' vww.fazioassociates.cam project name HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 submittals/revisions BM PUBLIC 11EA13110 NVtMAMBt 02.m.m3 BM PUBLIC BEN1120 IEV i 12.eu.2a1B BM PUBLIC IENN0 IEV 2 lemma drawing title L2 & L5 RENDERED LANDSCAPE PLAN drawing information DATE 12.21.2018 SCALE 1/16" = 1'-0" DRAWN RF JOB # 18-013 copyright .2017 Weal wanro.ro, PLLa aAal MMMeefurw, Put moms common law eepyrlpl G *Ow property rli�l�te M Wu Eoawmnt N drawn w0iitlen Mkd ta2n l.n r sOprof eeland pexike and M lM.2 102teeWd HLC' park wtllorka1lem a U d 0ra611we¢n.e in P4E2 without 271 A D R _'03 119 120 Planting Schedule within Shoreline Jurisdiction Symbol Qty Type 00 Size/Camtents_ 3 Existing trees to be retained Protect existing trees per detail STREET TREES 4 Acer macrophyll're Blgleaf Maple 262"cal., B&B DECIDUOUS TREES 3 Acer crcnatum/ Vine Maple 2Y" cal., B&B, 6 Rhamnus pursh'ana / Cascara CONIFEROUS TREES 7 Tsuga Heterophylla / Western Hemlock LARGE/MEDIUM/SMALL SHRUBS 29 Blechnum spicant/Deer Fern Thuja plicate 'Green Sport' / Green Sport Western Red Cedar 32 Cornus sericea / Red -osier Dogwood 34 Physocarpus capitatus / Pacific nlnbark 32 33 Arctostaphylos X. media / hybrid mazanita Spiraea densiflora / Subalpine spirea 64 Mahonia nervosa / Low Oregon grape O ,045 sf GRArctostaphylosUNDCOVER/VINES uva-ursi/ Kinnikinnick 25 sf Asarum caudatum / Wild Ginger 637 sf Potentilla anserina var. patio -a / Silverweed 2 % cal., B&B 6'-8' min. ht., B&B 24" min. ht., see plans 24" min. ht., see plans 24" min. ht.. see plans 24" min. ht.. see plans 24" min. ht., see plans 24" min. ht., see plans 24" min. ht., see plans 1 9a1, 12" O.C. 1 gal, 12" O.C. 1 gal, 12" O.C. PLANTING NOTES: 1. ALL PLANTING AREAS ON THE GROUND -PLANE (ALL R.O.W., PLANTERS, ETC.) SHALL HAVE A TRADITIONAL IRRIGATION SYSTEM TO BE INTEGRATED WITH A CONTROLLER. RAIN SENSORS AND OTHER EQUIPMENT WILL BE INCOPRORATED INTO DESIGN TO MAXIMIZE EFFICIENCY AND LOWER OVERALL MAINTENANCE. 2. ALL INDEPENDENT RAISED PLANTERS SHALL HAVE DRIP IRRIGATION AND INTEGRATED WITH RESPECTIVE CONTROLLER. 3. NO PLANTS TO BE INSTALLED WITHIN 2' DIA. OF PROPOSED STREET TREES. 4. ALL SHRUBS AND GROUNDCOVERS TO BE LAYED OUT IN FIELD AND APPROVED BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 5. FOR TREES PLANTED IN SIDEWALKS AND PARKING LOTS, STRUCTURAL SOILS (CORNELL UNIVERSITY "CU" PRODUCT OR SIMILAR) MUST BE USED TO A PREFERRED DEPTH OF 36 INCHES. MINIMUM SOIL VOLUMES FOR TREE ROOTS SHALL BE 750 CUBIC FEET PER TREE. 6. SCHEDULE AN INSPECTION WITH THE CITY'S URBAN ENVIRONMENTALIST (ANDREA.CUMMINS@TUKWILAWA.GOV) PRIOR TO PLANTING TO ENSURE SOILS ARE PROPERLY PREPARED. Planting Schedule outside Shoreline Jurisdiction Symbol O DECIDUOUS TREES 4 Acer clrclnalum / Vine Maple Qty Type STREET TREES 7 Cercidiphyllum japonicum / Katsura Tree 0 8 Acer palmatum'Bloodgood' / Japanese Maple CONIFEROUS TREES 3 Tsuga Heterophylla / Western Hemlock LARGE/MEDIUM/SMALL SHRUBS 31 Blechnum sp cant / Deer Fern 12 Corms ser cea Kelsey' / Kelsey Dogwood 2 Hydrangea macrophylla / Bigleaf Hydrangea 8 Ilex crenata 'Sky Pencil' / Japanese Holly 35 Lavandula angustifolia / English lavender 12 Viburnum davidii/ David's Viburnum 27 Rosmarinus officinalis / Rosemary GROUNDCOVER/VINES 107 sf Ajuga reptans / Bugleweed 362sf Arctostaphylos uva-ursi/ Kinnikinnick 64 sf P-patch gardening 180 sf Vinca minor / Dwarf Periwinkle 8 Parthenocissus tricuspidata / Boston Ivy Size/Comments 2Yz"cal„ B&B 1" cal., B&B, 4 on upper level 1" cal., B&B, 8 on upper level 6'-8' min. ht., B&B 24" min. ht., see plans 24' min, Fit, see plans 24"min. ht., see plans 4' min. ht., see plans 24" min. ht., see plans 24" min. ht., see plans 24" min. ht., see plans 1 gal, 12"O.C. 1 gal, 12" O.C. i gal, 12" O.C. 1 gal, see plans Irrigation Schedule Rainbird 1806 SAM PRS 5-series Rainbird 1806 SAM PRS 8-series Rainbird 1806 SAM PRS 10-series Rainbird 1806 SAM PRS 12 series Rainbird 1806 SAM PRS 15-series Rainbird 15EST strip -series Rainbird 15CST strip -series Rainbird Landscape Drip Rainbird Rain Sensor Controller Point of Connection (P.O.C) Automatic Valve Gate Valve Quick Coupler Lateral Lines Main -Line Sleeving Symbol PSI la • ala AP • • d R C 8 \I 30 30 30 30 30 30 30 30 30 30 30 30 30 30 30 30 30 30 30 30 30 Rad1F1,) GPM 5 5 8 8 8 8 10 10 10 10 12 12 12 12 12 15 15 15 15 15 041 0.20 0.10 1.05 0.52 035 0.26 1.58 0.79 0.53 0.39 2.60 1.95 1.30 0.87 0.65 3-70 2-78 1.85 1.23 0.92 30 4x15 0.61 30 4x30 1.21 See Specifications See Specifications See Specifications; located indoors, wall mounted See Specifications See Specifications See Specifications See Specifications See Specifications See Specifications See Specifications IRRIGATION NOTES: 1. POINT OF CONNECTION, MAIN LINES, VALVES, LATERALS AND SLEEVING ARE SHOWN SCHEMATICALLY FOR PURPOSES OF GRAPHIC CLARITY. IRRIGATION EQUIPMENT SHALL REMAIN CLEAR OF ALL PAVEMENT, WALLS, TREES AND OTHER EXISTING AND PROPOSED SITE ELEMENTS UNLESS SPECIFICALLY NOTED ON PLANS OR DIRECTED BY LANDSCAPE ARCHITECT. 2. SLEEVING IS REQUIRED FOR ALL IRRIGATION LINES AND CONTROL VALVE WIRES UNDER ALL NEW AND EXISTING PAVEMENT. ALL SLEEVING SHALL EXTEND A MIN. OF 1'-0" BEYOND PAVING EDGE. 3. MAIN LINE PIPING LAYOUT, SLEEVES AND VALVE LOCATIONS SHALL BE STAKED IN THE FIELD BY THE CONTRACTOR AND APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 4. SEE L2.02 SHEET FOR IRRIGATION DETAILS. 5. VALVE LOCATIONS SHALL BE CLUSTERED AND CONSOLIDATED IN AN EFFICIENT MANNER. 6. RAIN SENSOR SHOWN ON PLAN ARE CONCEPTUAL LOCATIONS AND SHALL BE FURTHER COORDINATED WITH PLUMBING CONDUIT SLEEVE AND ARCHITECT FOR EXACT LOCATION IN FIELD. aS ;. ARCHITECTURE 1 gar,, : AI, 1938 Fairview Avenue East score too Seattle, WA 98102 info@urbaIarchitecture.com www.urbalarchitecture.com T 206-257-0972 license II LANDSCAPE ARCHITECTS„ 102 NW Canal Street Seattle: WA 98107 T 206-774-9490 0 www.faiioassociates,com. project name HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 submittals/revisions BM peace XFAM10 MR1Ce11GR 08.W.MlA BM PUMC XENw10 REV 1 uweec1e BM WR1C WARM REV 2 1211.2018 drawing title PLANTING SCHEDULE & NOTES drawing information DATE 12.21.2018 SCALE N/A DRAWN RF JOB # 18-013 copyright UW ArMhlUothre, PLLC men. common law =WO :e other property riehte A We Eoe unene. M draw men mmmauan nonpwelwnar e+nS prnaeke wW e Ikno /frJ1,1,4, w HLLLCC' ehoe not to W aM h whale or N without the r nmrxaRaa a ahal erau�amn. A D R _ 2 0 0 0 121 122 13 1314 Q TREE RETENTION PLAN 1116" = 1'-0" PROPOSED BUILDING PROPOSED SIDEWALK 3291 328, 13 PROPOSED PARKING PROPOSED EDGE OF BUILDING ABOVE, TYP. 1325 200' OFFSET FROM ORDINARY FIIGO WATER LINE �323 322 NORTH PROPOSED SIDEWALK TREE PROTECTION ZONE 0 16' 32' / Legend Symbol Type Comments Existing trees to be retained Protect existing trees per detail ( o t' \ Existing trees to be removed \ �j / ( Insignificant Existing trees less than 4" Diameter NOTES 1. REFER TO SHEET L2.00 PLANT SCHEDULE FOR SHORELINE JURISDICTION TREE MITIGATION QUANTITIES. ALSO REFER TO L3.01 FOR TREE RETENTION AND REPLACEMENT TABLES. 2. TREE 325, 326, 328 ARE NOT ON PROPERTY, ORDINARY 4IGL1 WATER LINE GENERAL NOTES 1. SEE L100 SHEET SERIES FOR ADDITIONAL PLANS AND INFORMATION. 2. SEE L200 SHEET SERIES FOR PLANTING SCHEDULES, NOTES AND DETAILS. 3. SEE L3.00 SHEET SERIES FOR TREE RETENTION PLAN, TREE RETENTION AND REPLACEMENT TABLES, AND ARBORIST'S TABLE OF TREES. 4. ALL PLANTING IN PUBLIC R.O.W. SHALL BE PER CITY OF TUKWILA STANDARD PLANS AND SPECIFICATIONS. 5. NO STAKING NEEDED FOR NEW TREES. 6. ALL BURLAP, STRING AND BASKETS MUST BE REMOVED FROM THE TREES UPON PLANTING. 7. ALL PLANTING AREAS TO RECEIVE IRRIGATION SYSTEM THAT INCLUDES TRADITIONAL IRRIGATION HEADS ANDIOR DRIP IRRIGATION, SLEEVING, LATERALS, CONTROL VALVES, GATE VALVES AND QUICK COUPLERS. TRADITIONAL IRRIGATION SYSTEM TO BE FURTHER DESIGNED DURING BUILDING PERMIT PHASE. 8. MASTER CONTROLLER TO BE LOCATED IN BUILDING DURING BUILDING PERMIT AND CONSTRUCTION DOCUMENT PHASES. x L ,asp, ARCHITECTURE U Rif .ANI aU A.A'.rL 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 +lr^;license a Li , £ter LANDSCAPE ARC HSECTS 102NW Caaai. 57eet .�'. Seattle: WA 99767 T:206-774-9490 1 www.fazioassociates.com project name HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 submittals/revisions BP PUBLIC PE210100 /MCCA11 N 02.W.2012 BP PUOUC WPM REV 1 12.0B.401e BM PUBUC BEMNO 1EV 2 12.21.301e drawing title TREE RETENTION PLAN drawing information DATE 12.21.2018 SCALE 1/16" = 1'-0" DRAWN RF J08 # 18-013 copyright L2017 Urbe1 NaM1ebdbs‘ PUG Mal MMBcdn. PLLC no.. carman la 202y09/ d other properly dphto In PCs doc mnt N draw ooitt , Infannoet Moe,Perea0Mrr d prnnep aM of no to sr not 40 W wed h whole2082 a N without the r b:, wed ftLC' tlrorko5len of Urbal Ma6eEabto. A D R —3c00 123 124 0 YYtt•YlY• AeMp....- ��YY®�immmi 11k17:IIIIM i•YMMMUM ByBN. TiiB��YN 1119—. IIM:111':::::e:® !!! !m OGROUND LEVEL PARKING LOT LANDSCAPE CALCULATION PLAN 1/16" = 1' 0" 10 00 PARKING LOT PERIMETER Parking Lot Landscape Calculation Covered Parking Not include in parking lot landscape calculation Interior Parking Lot Landscaping 854 SF' Interior parking lot planting area Required: Per TMC 18.44.080.C.3, 10 SF landscape area / 300 SF paved surface Total parking lot surface: 24,500 SF requires 816.7 SF landscape area Proposed: Proposed landscape provide 854 SF to 24,500 SF parking lot exceeding the code requirement per TMC 18.44.080.C.3 Parking Lot Perimeter Landscaping — — — Parking lot perimeter: 360 LF Required: Per TMC 18.44.080.C.3, 1 tree l 20 LF = 18 trees 1 shrub / 4 LF = 90 shrubs Proposed: 16 new trees + 3 existing trees = 19 trees exceeding the code requirement per TMC 18 44.080.C.3 Tree 12,13,14,15 along walkway count towards perimeter tree requirement, they have been located in the only place allowed around the parking lot. 120 shrubs; exceeding code requirement per TMC 18.44.080.C.3 ARCHITECTURE 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 license ■ g LANDSCAPE ARCHITECTSA 102 NW Canal Street Seattle, tWA:98107 g T 206-774-9490 ° www fazioassociates cam project name HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 submittals/revisions BM PUBLIC W NG N'Pn0A110n 02.07.20l2 BM PANIC IENNO REV 1 mourn 01e BM PANIC IENNO 0EV 2 1201.401e drawing title PARKING LOT LANDSCAPE CALCULATION drawing information DATE 12.21.2018 SCALE 1/16" = 1'-0" DRAWN RF JOB # 18-013 copyright .2017 11be1 M1raM11t2.22, PUG Mal kVA*, Put rwwwP annn I...MN d other Property rIBM1L In We doc mnt N draw rorB , Inform* Moeroereta0 her., I d pa nIns aM of 2 no /to be wed ftLC' PO0B not to W wed h whole a N without the r tllorkotlen of erbd stra0e12o2t2. A D R ' 06 125 126 ' ~~~'^''`''^^''^^~^^^^~^`'`~'~~'^`'^''^'^''`^^~^^^^~~^'``^^``` '^`~^~'~``^^~`~^~^~''~^~'~~^^~~``^~^^`~^^^^`~^^`~^~`^''~'~~`^~~`'^'~'`~^^^~'^''`~'~'^'^'^~^'`^~^^''` �N|U��" " ^ ��,m�=�nu��`�c� .... ........... — _ U R 8 AL46" ARCHITECTURE unmAy|mum^� mmwirvie "^�=m*~~� ��wm�102 . m+zr-0vo HOLDEN mmmHCENTEx 112 ANDOVER PARK EAST BAR PUBLIC HEARING APPLICATION B-72- BAR PUBLIC HEARING REV` uBB-B BAR PUBLIC HEARING REV 2 12 MECHANICAL SCREENING DATE 12.06.2018 SCALE DRAWN ~" 128 n PRELIMINARY EXTERIOR SIGNAGE• URBAL ,54 ARCHITECTURE URBANIFUMAL 1938 Fairview Avenue East ,en-,00 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 1BAR PUBLIC HEARING APPLICATION 09 07 2018 BAR PUBLIC HEARING REV 1 12 062018 BAR PUBLIC HEARING REV 2 12 212018 PRELIMINARY SIGNAGE PLAN DATE 12 21.2018 SCALE 1/16" = 1-0" DRAWN AJD JOB # 17-027 ,III'IIT,I2IIIII,T,,I,I-I,ITIIIIIII.'IIII„'III,I.,,,,,:,.,:,,,, A D R 1.20 129 130 LIGHTING LEGEND PI el „2 4' 0 7.0,, ER 0 BUILDING ABOVE 0 EDER 0 Et 0 ES u Et SECONDARY • ENTRY RESIDENT LOADING AREA C1LEVEL 1 SITE LIGHTING DR 1 . 0 o„ 0E2 0 E2 0 0 \ 0 ES E2 0 \ 0 0 0,2 ES OFFSET FROM ORDINARY HIGH WATER MARK 0e, 0 < 0z 5 0 BUILDING ABOVE E'ss El E2 E3 E4 E5 S1 S3 00. El. ENTRY WALL SCONCE MFR: KICHLER MODEL ASHTON - 49798BKTLED COLOR: BLACK SIZE: 8.25" X 20" MOUNTING HEIGHT: 7'-6" E2. LED RECESSED CAN MFR: BEGA MODEL: 55 926 COLOR: BLACK SIZE: 5 5/8" MOUNTING HEIGHT (UNDERSIDE OF CANOPY): 106" E3. WALL -MOUNTED SCONCE, UP/DOWN LIGHT MFR: KICHLER MODEL WESLEY - 49279AZTLED COLOR: TEXTURED BRONZE SIZE: 7" X 14" MOUNTING HEIGHT: 9'-0" E4. UP LIGHT MFR: KICHLER MODEL: ACCENT 1-LT - 15384BKT24 COLOR. BLACK MOUNTING HEIGHT: GRADE E5. BOLLARD LIGHT MFR: KICHLER MODEL: 16131BKT28 COLOR: BLACK MOUNTING HEIGHT: GRADE Sl. PEDESTRIAN LIGHT POLE MFR: STREETSCAPE GROUP MODEL: K204-P2GS- III-40(SSL)-7042-120(MT)-KPL10 COLOR: BLACK S3. PEDESTRIAN LIGHT POLE MFR: LITHONIA LIGHTING MODEL: DSX1 LED 60C COLOR: BLACK HEIGHT: 14'-6" ARCHITECTURE URBANIRUBAL 1938 Fairview Avenue East SUITE 100 Seattle, WA 98102 info@urbalarchitecture.com www.urbalarchitecture.com T 206-257-0972 HOLDEN AT SOUTHCENTER 112 ANDOVER PARK EAST TUKWILA, WA 98188 1BAR PUBLIC HEARING APPLICATION 09.07.2018 BAR PUBLIC HEARING REV I 12.06.2018 BAR PUBLIC HEARING REV 2 12.21.2018 EXTERIOR LIGHTING PLAN DATE 12.21.2018 SCALE 1/16" = 1'-0" DRAWN AJD JOB # 17-027 ADR 1.10 131 132