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HomeMy WebLinkAboutPlanning 2022-08-25 COMPLETE AGENDA PACKET CITY OF TUKWILA BOARD OF ARCHECTITURAL REVIEW (BAR) AND PLANNING COMMISSION (PC) AGENDA AUGUST 25, 2022 - 6:30 PM To Participate in the Virtual Meeting at 6:30 pm: By Phone: Dial +1 253-292-9750, 779 253 241# Access Online: To join this meeting virtually please click on Planning Commission on the 8/25/22 calendar date on the events page located at https://www.tukwilawa.gov/events/ To attend in-person, please join us by 6:15 pm: Tukwila Justice Center, 15005 Tukwila International Blvd, Tukwila, WA 98188 FOR TECHNICAL SUPPORT DURING THE MEETING YOU MAY CALL 1-206-433-7155 I. Call to order II. Attendance III. Adopt 6/23/22 Minutes (a voting quorum was not present to adopt these minutes at the 7/28/22 meeting); and adopt the 7/28/22 Minutes IV. Written Public Comment Received (if any) PUBLIC HEARING V. CASE NUMBER: L22-0032 PURPOSE: Major Design Review for a new 7-story mixed-use residential and commercial building. LOCATION: 130 Andover Park E (Parcel No. 0223100040) CONTINUANCE FROM THE 7/28/22 PUBLIC HEARING VI. DELIBERATIONS: CASE NUMBER: L22-0078 - Department of Community Development (DCD) PURPOSE: Consider amendments to streamline permit processes related to Zoning Code text amendments and make recommendations to the City Council for review and adoption. VII. Director’s report VIII. Adjourn CHAIR KAREN SIMMONS; VICE-CHAIR APNEET SIDHU, COMMISSIONERS LOUSIE STRANDER, DENNIS MARTINEZ, SHARON MANN, ALEXANDRIA TEAGUE, AND MARTIN PROBST CITY OF TUKWILA PLANNING COMMISSION (PC) Date: June 23, 2022 Time: 6:30 PM Location: Virtual meeting via Microsoft Teams - public in-person attendance was an option at the Tukwila Justice Center, 15005 Tukwila International Blvd, Tukwila, WA 98188 Protocol: Nancy Eklund, American Institute of Certified Planners (AICP), Long Range Planning Manager, Department of Community Development (DCD) explained the protocol for the virtual meeting as well as public hearing procedures. The PC Secretary took roll call. Present: Chair Karen Simmons; Vice Chair Apneet Sidhu; Commissioners Louise Strander, Sharon Mann, Dennis Martinez, and Alexandria Teague Vice Chair Sidhu had to leave the meeting at 6:50 pm. Staff: Director Nora Gierloff, AICP, DCD; Long Range Planning Manager Nancy Eklund, AICP, DCD; Finance Deputy Director Tony Cullerton; Community Engagement Manager Niesha Fort-Brooks; and PC Secretary Wynetta Bivens Chair Simmons called the meeting to order. Adopt Minutes: Commissioner Mann moved to adopt the 04/28/22 minutes. Vice Chair Sidhu seconded the motion. Motion passed. Commissioner Mann moved to adopt the 5/26/22 minutes, as noted, that upon review of the recording the minutes were correct as submitted. Commissioner Martinez seconded the motion. Motion passed. Written Public Comments Nancy Eklund, AICP, Long Range Planning Manager, provided an update on the newly written general Public Comment requirement policy per HB1329 Section 13, that requires the City to provide the opportunity to the public to submit written comments to City Boards and Commissions. She noted the timeframe and protocol for submission to the PC. No written general public comments were received for the June 23rd PC meeting. 2023-2024 Biennial Budget Presentation Niesha Fort-Brooks, Community Engagement Manager, gave opening comments on the 2023-2024 Biennial Budget presentation. She expressed the City Council’s (CC) and the Mayor’s interest in hearing what the PC’s priorities are for the 2023-2024 Biennial Budget. She invited the PC to go to the on-line Balancing Act tool on the City’s website to participate and provide their input. She also showed the Biennial Budget Community Outreach 2023-2024 video. 1 PC Meeting 6/23/22 Page 2 Tony Cullerton, Finance Deputy Director, presented on the 2023-2024 Biennial Budget and provided a walkthrough of the Balancing Act tool. He showed how to navigate to the Balancing Act tool link. He noted that the 2023-2024 Biennial Budget will be challenging because revenues are not growing at the rate expenses are growing. Therefore, there is a shortfall between projected 2023-2024 revenues compared to the projected expenses. However, RCW statutes requires that the City present a balanced budget. He also addressed questions from the PC. 2024-2044 Comprehensive Plan Update Briefing Nancy Eklund, AICP, Long Range Planning Manager, DCD gave a briefing on the 2024-2044 Comprehensive Plan Update. She provided background on the Growth Management Act (GMA), which requires communities to plan for population growth in the next twenty years. Plans need to be updated every 10 years and be consistent with GMA, regional and county policy direction and adopted by December 31, 2024. Following are the scope of the updates, which need to be consistent with policy guidance: 1. Tukwila’s vision for growth and development consistent with Puget Sound Regional Council Vision 2050 and King County Countywide Planning Policies. 2. Update housing element to address needs for more housing types and affordable options for all. 3. Address the impacts of the legacy of discrimination. 4. Address causes/impact of climate change and enhance the City’s resiliency. 5. Adopt implementation strategies to ensure accountability. 6. Update the Plan’s implementation strategies to ensure accountability. 7. Explore opportunities to improve the format and presentation of the plan to enhance the document’s accessibility and utility to the Tukwila community. 8. Employ consistent, equitable outreach to the full diversity of the City. The amendments may require new mapping and potential update of land use maps and will require environmental review. Biggest issues noted to address – the City has targets of 6,500 additional housing units, 15,890 new jobs, and providing affordable housing for all economic levels of the community, addressing how to incorporate “missing middle” housing into residential areas, and address the potential for displacement of residents and jobs, among others. There will be Community engagement with elected officials, boards and commissions, coordination with other City divisions, and multiple opportunities for community input. The City will apply for grants and local funding to help with outreach. Next Steps: Go to City Council on 7/11/22 for their direction, secure potential funding, and refine the schedule. Questions were addressed from the PC. 2 PC Meeting 6/23/22 Page 3 Director’s Report Director Gierloff informed the PC that the CC would like to streamline processes and to come up with ideas on how to be more efficient. She said that she wanted the PC to hear from her that she took the following three ideas to the Planning and Community Development Committee, two of which might affect the PC: 1. Consider raising the State Environmental Policy Act (SEPA) threshold - The State now allows double the maximum threshold the City currently has. If approved, this change would make things easier on staff and the applicant. 2. Update the process to make amendments to the Zoning Code by allowing the CC the flexibility to determine whether to send a code change to the PC for a recommendation or review it themselves. This would streamline the process for housekeeping and other mino r changes. 3. Have administrative design review approval instead of public hearing design review - the current process can add 1-2 months to the approval process. Tukwila is the only city that uses this hearing and approval process. The following neighboring cities, Shoreline, Bellevue, SeaTac, Kent, and Federal Way, all are exclusively Administrative Design Review. If approved, the PC would no longer serve as a Board of Architectural Review. Staff will write up the processes and take these ideas through the hearing and approval process. Commissioner Mann said that she thinks it’s great to look at these options and try to smooth out some of the bumps in the road. She thanked Director Gierloff for taking the time to try and figure out something that make life smoother for everyone. Commissioner Martinez moved to adjourn. Commissioner Mann seconded the motion. Adjourned: 8:02 PM Submitted by: Wynetta Bivens PC Secretary 3 4 CITY OF TUKWILA PLANNING COMMISSION (PC) AND PUBLIC HEARING MINUTES Date: July 28, 2022 Time: 6:30 PM Location: Virtual meeting via Microsoft Teams - Public, in-person attendance was an option at the Tukwila Justice Center, 15005 Tukwila International Blvd, Tukwila, WA 98188 Chair Simmons called the meeting to order and asked staff to go over the meeting protocols. Protocols: Nora Gierloff, American Institute of Certified Planners (AICP), Director of the Department of Community Development (DCD) explained the protocols for the virtual meeting and the public hearing. The PC Secretary took roll call and stated for the record that Commissioners Mann, Martinez, as well as Vice Chair Sidhu would arrive late, and noted there was a quorum present. Present: Chair Karen Simmons; Commissioners Louise Strander, Alexandria Teague, and Martin Probst. Commissioner Mann arrived at 6:59 pm. Absent: Vice Chair Apneet Sidhu and Commissioner Dennis Martinez. Staff: Director Nora Gierloff, AICP, DCD; Long Range Planning Manager Nancy Eklund, AICP, DCD; Economic Development Administrator Derek Speck; and PC Secretary Wynetta Bivens Chair Simmons welcomed the new Planning Commissioner, Martin Probst. Commissioner Probst said he was excited and looking forward to serving the community. Adopt Minutes: Commissioner Teague moved to adopt the 06/23/22 minutes. Commissioner Strander seconded the motion. Commissioner Probst voted in favor, but since it was his first meeting, he needed to abstain from voting. Therefore, his vote was not counted. [Since the required quorum for the Commission is the majority of the seated commissioners (i.e., 4 of the 7 commissioners), it will be necessary to conduct another vote on the minutes at an upcoming meeting.] Public Comments Director Gierloff noted that no general public comments were received. Derek Speck gave an overview on the City’s Economic Development Plan (EDP). He said that the City has never had an EDP but have talked about it. He said this year, fortunately, there is funding in the budget for the plan. The City will enter into a contract with a consultant who will help with the 5 PC Meeting 7/28/22 Page 2 creation of the EDP. This engagement with the PC is one of the first community engagement activities. There will be a two-month long community engagement process and any time during that process, the PC and other community members may continue to provide additional input. Soon there will be a web page where information will be added and there will be a signup page to request information. Also, there will be the opportunity to add additional information to the EDP. An EDP survey may be completed and there will be a place to submit suggestions and comments. When the draft EDP is completed, a draft of the plan will be provided on the City’s website and people can provide comments on the draft before it goes to the City Council (CC). The Comprehensive Plan is closely related to the EDP and will overlap. Derek stated he will work with the DCD Planning staff to connect the Comprehensive Plan amendments and the EDP. Following is the Q & A facilitated by Derek with the PC to obtain their input on the City’s EDP, He noted that the PC comments will be captured. Q & A Question # 1: What do you feel are some of the strengths of Tukwila’s economy? PC Probst: Larger businesses, such as Prologist and Amazon bring a lot of people to Tukwila; diverse shops; several restaurants with a diversity of great food; parks and recreational areas; a wealth of present individuals whether they’re from Tukwila or not; a captive audience close to the Tukwila businesses; and a lot of opportunities along International Blvd. PC Teague: The number of different types of businesses; you can probably find what you are looking for in Tukwila; it’s an entertainment center; lots to do. PC Simmons: The opportunity to draw in more large businesses with 250 or more employees; with the shift in hybrid work, if Tukwila is going to draw in large businesses it should be a campus environment where employers and employees can drive in to work and have walkability to trails and nearby businesses where they might enjoy going during their lunch; small businesses to service larger businesses is key. Noted: Tukwila does a good job now, but campus environments need to be closer to the businesses. PC Strander: Tukwila is in a really good location, near I-5, I-405, airport, and the major city of Seattle. Question # 2: What are the weaknesses of the Tukwila economy? PC Teague: Styles of development, one story businesses, lack of mixed use. PC Probst: It is lacking points of interest, such as something like Green Lake; walkability. PC Mann Not enough public relations on the livability for families in Tukwila; a need to spruce up the community and improve the parks and make them more family friendly; and make the world more aware of the community. Question # 3: Are there things changing in the world that might be challenges for Tukwila in the future, are there things for Tukwila to start adapting to? PC Simmons: Find common ground between low income and high income such as safety, affordability, and access. 6 PC Meeting 7/28/22 Page 3 Questions #4: Are there things happening in the regional economy that Tukwila might want to be part of in the future? PC Probst: Influx of electric vehicles. Question # 5: What are some ideas to improve Tukwila’s economy and support the businesses? PC Teague: Offering more experiences through events and activities is important. PC Mann Improve Tukwila’s negative reputation regarding the permitting process. Question # 6: Is there a need to improve the work lives of Tukwila residents in the workforce? PC Mann Service businesses, such as grocery stores, dry cleaners, and family restaurants. Gathering places/businesses in the Southcenter area. PC Probst Survey residents on where they go in their off hours to figure out what services and activities people are going to outside their community and provide those services locally to strengthen the community. PC Simmons A neighborhood feel within walking distance in the community, good paying jobs, and affordable housing. Question # 7: What type of businesses would you like to see more of in Tukwila? PC Probst Grocery stores, coffee shops; mixed use hotels or condos; businesses close to the greenbelt. Question # 8: What type of businesses would you like to see less of in Tukwila. PC Probst Casinos. Derek informed the PC that their input would be captured and that they will receive an email with a link to the City’s web page. He also told them about the Experience Tukwila website and said that they could sign up for the Experience Tukwila social media, such as Instagram, Facebook, and Twitter. The program is funded by the City with tourism resources to promote Tukwila in an effort to attract people and tourism to Tukwila. He said to let him or Brandon Miles, who manages the Experience Tukwila program, know if they have ideas to improve the program. Public Hearing Chair Simmons opened the public hearing at 7:16 pm for: CASE NUMBER: L22-0078 - Comprehensive Plan Zoning Code Amendments PURPOSE: Consider amendments to streamline permit processes related to Zoning Code text amendments and make recommendations to the CC for review and adoption. Chair Simmons swore in persons wishing to speak. For the record, no public comments were received prior to, or at, the hearing. 7 PC Meeting 7/28/22 Page 4 Director Gierloff gave the presentation for staff. She stated at the June PC meeting she briefed the PC on streamlining measures that she had proposed to the CC. She said with limited staff hours and more work than they can do, a streamlined process would allow them to target their efforts where it would bring the most value to the community. The DCD has reviewed some of the processes and found areas where processes could be streamlined allowing projects to be approved with less paperwork and in a shorter timeframe. The proposal is to streamline the Zoning Code Amendment process for an old section of the code. She said there can be a wide range of processes to take a project forward, but the code prescribes a single process. Currently, it can be onerous and can take four to six months for a project to be approved, which is not required by state law. Many cities’ council processes are more streamlined. With a streamlined process the Tukwila CC could decide whether items are a full policy amendment that needs to go through multiple hearings requiring a PC recommendation, versus a housekeeping amendment or a minor fix. She is proposing to separate full zoning code amendments by following the state mandated process. For smaller Zoning Code Amendments, she is proposing to create a new zoning code chapter, 18.82, with a streamlined process. It would only affect the zoning code and follows the same outline of the other chapters. It would allow the CC to customize what process each set of amendments would need to go through. Additionally, she is proposing a housekeeping amendment to clarify code language changes in the re-zone chapter of the comprehensive plan. It would address the annual review of the docket, providing explanation of what the docket is and how it works. The proposal to streamline processes would provide a more efficient process, as well as shorten the approval process by two months Commissioner Probst noted that the proposal is straightforward and it’s a great proposal to streamline the processes. Commissioner Teague was in consensus. Director Gierloff addressed clarifying questions for the PC. Commissioner Strander asked if the point is that DCD is looking to streamline because DCD does not have adequate staff? Director Gierloff responded, we are looking for ways to be more efficient and given the budgetary constraints, we do not think we are going to get more staff in the foreseeable future. Further, the workload continues to increase, and we are looking at taking on the Comprehensive Plan Update. Staff time is being required, but not necessarily adding any more value, on a housekeeping zoning code. Director Gierloff discussed the proposed changes to TMC 18.80, 18.82, 18.84 with the PC. Following are PC comments. - 18.80.020 Comprehensive Plan Amendment Docket, Ltr. B, - Commissioner Mann was opposed to striking the language, “either” “or” from the code. - 18.82.030 review procedure, Ltr. A. – Commissioner Mann is opposed to the PC not reviewing Zoning Code changes. She said PC being eliminated from completing thorough reviews and the lack of public input, is a mistake. She asked about reducing the number of PC public hearings to reduce time instead of eliminating the PC. - 18.80.050, Ltr. B, Items 1-4 - Commissioner Teague said she wondered if it would be more streamlined if the amendments did not go to CC first. Instead, they would be evaluated by 8 PC Meeting 7/28/22 Page 5 Planning staff, then go to PC for review with a public hearing. Then PC would make a recommendation to CC and CC could hold a public hearing. The public hearing was closed. The PC deliberated. Commissioner Mann said she was not in support of the proposed and requested some additional time to think it through. She said if she voted tonight, she would vote against everything being proposed. Commissioner Strander said she does not support the proposed and one of the reasons is that the lack of staff is a short-term issue. She is opposed to the removal of the PC and the lack of extra steps for public involvement from the process because of staffing issues, which she said will change. She stated she would vote no. Commissioner Simmons stated the proposal is categorized more of an efficiency and time management component and less of a staff component. Further, staffing issues are not a short-term issue. She said she is not opposed to the proposal as it was put together and when staff comes with an efficiency process to move the process along faster, they have to take note. She said she thinks it has changed and sometimes change can be difficult even in roles as Commissioners but thinks that staff can put together something better that will put the PC at ease. Commissioner Teague said she is a professional Planner in a different jurisdiction, and they have a limited number of Planners. She said they do both current and long-range planning and to put together Zoning Code Amendments is very time intensive. Every time she has to work on one, it is hard to process permits. She said when you have efficiencies and a process that allows staff to do appropriate evaluations that allows public input, and it goes to the PC for their input, and goes to CC for their decision it is always a good thing. She reiterated it is very time sensitive to do both with the lean staff most cities our size operate with. Commissioner Mann said she agrees with Commissioner Teague, she said she complains about inefficiencies and not just in Planning, and she would like to see some efficiencies, but she is not comfortable with the layout proposed. She would like to take tonight’s information about the “why for” and “what happens now” and “what could happen then” and look at, maybe, fewer meetings. She is uneasy with the lack of opportunity for public input. In its current state, she cannot support this, She wants another opportunity to look at this with different eyes before she can support it. She said she may want some changes in timing or less meetings. She said citizens feel like it’s no use in them saying anything because they are not going to be listened to and if we start eliminating their opportunities for input, we are just enhancing that thought process. But she wants to do something in the way of efficiency. Commissioner Probst said he was quite comfortable with the proposed and that it appears to be a smart move toward accelerating reviews of administrative projects. Further, it seems to provide enough public review of the items that are more complex and allowed for individuals in DCD to bring issues before the CC if they felt like it did warrant an emergency review. But it should not be rushed if PC need more time. He said he wanted to offer his perspectives as an end user of the services from the DCD department, and he knows the processes Nora mentioned are intensive and they do take time. He 9 PC Meeting 7/28/22 Page 6 said he counted three or four initiatives that Nora’s team currently or recently worked on and felt she was probably being conservative with the amount of time it takes. As an end user he knows the processes and the time involved. It is quite a bit of time for a planner to devote to the revisions. Moreover, as an end user who has quite a few projects in DCD, he would appreciate some streamlining and opportunities and thinks this is a creative and smart approach. Commissioner Simmons said she is open to Commissioner Mann’s request for additional review time. Director Gierloff offered to return with some alternative draft language, or whatever she can do to support the PC deliberations and decision. The Commission did not provide Director Gierloff with specific direction on information desired. Commissioner Mann moved to table the deliberations to a later date for additional review time. Commissioner Strander seconded the motion. The motion passed. Director’s Report None. Commissioner Mann moved to adjourn the meeting. Commissioner Strander seconded. All PC were in consensus. Submitted by: Wynetta Bivens PC Secretary 10 STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Design Review for Prose Southcenter Prepared for the August 25, 2022 Meeting FILE NUMBER: L22-0032 (Major Design Review) APPLICANT: Rob Anderson, Alliance Residential Company REQUESTS: Design review and variances from the required parking and open space standards to construct a seven-story mixed-use apartment building, to include 285 dwelling units and 313 parking spaces. LOCATION: 130 Andover Park E, APN: 0223100040 COMPREHENSIVE PLAN/ ZONING DESIGNATION: Tukwila Urban Center – Transit Oriented Development SEPA DETERMINATION: The project is covered under the Southcenter Subarea Plan FEIS and a SEPA Urban Center Project checklist has been included with this Staff Report as an attachment. 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. STAFF: Breyden Jager, Associate Planner ATTACHMENTS: A. Plan Set 1. Title Sheet (Sheet ADR 0.01) 2. Site Plan (Sheet ADR 1.00) 3. Floor Plans (Sheets ADR 1.01 – ADR 1.04) 4. Exterior Lighting Plan (Sheet ADR 1.10) 5. Open Space Diagrams (Sheet ADR 1.31) 6. Building Elevations (Sheets ADR 3.00 – 3.03) 7. Perspective Renderings (Sheets 4.01 – 4.04) 8. Landscape Plans (Sheets L1.01 – L2.00) 9. Frontage Improvement Plan (Sheet ADR C03) B. Applicant’s Response to the Design Review Criteria, including Open Space Variance Request C. Applicant’s Response to Parking Variance Criteria 11 L22-0032 Staff Report 8/25/2022 2 REPORT ORGANIZATION TMC 18.104.030 allows all permit applications related to a single project to be consolidated in a single hearing and approval procedure, using the highest numbered land use decision type applicable to the project application. Public hearing design review is a Type 4 decision made by the Board of Architectural Review (BAR). A request for a parking reduction for residential development within 1,320 feet of either the Sounder or Tukwila Bus Transit Station is a Type 2 Special Permission Decision made by the director. A request for an open space reduction for commercial or residential uses is also a Type 2 Special Permission Decision made by the director. The parking reduction and open space reduction are being combined with the design review for decision by the Board of Architectural Review. This staff report has been organized to include background information pertaining to these applications first, followed by three sections covering the parking reduction, open space reduction, and design review criteria. Staff conclusions and recommendations follow each section. BACKGROUND Project Description The project proposes to redevelop a 1.85-acre lot located at 130 Andover Park East. The proposal includes a seven-story, 373,045-square-foot, mixed-use apartment building, to include 285 dwelling units and 313 parking spaces. Associated site improvements include indoor and outdoor open space, landscaping, and frontage improvements along Baker Boulevard, Andover Park East, and Christensen Road. The existing three-story building will be demolished. The project is located within the Tukwila Urban Center-Transit Oriented Development (TUC-TOD) zoning district. TMC 18.28.040 describes the TUC-TOD district as the area extending from the bus transit center on Andover Park West eastward towards the Sounder commuter rail/Amtrak station is intended to provide a more compact and vibrant mix of housing, office, lodging and supportive retail and service uses. Parking will be accommodated by a combination of off- and on-street parking spaces/lots. The overall structure of the TOD Neighborhood will be characterized by moderate development intensities and building heights. A fine-grained network of streets with pedestrian amenities will increase the walkability of the area. The project location is outlined in blue in Figure 1 below. Figure 1: Project Location N 12 L22-0032 Staff Report 8/25/2022 3 Existing Development The subject property is located at the northeast corner of Baker Blvd. and Andover Park E. The site is currently occupied by a three-story office building, which was constructed in 1970; the existing structure is proposed to be demolished. The subject site is zoned Tukwila Urban Center – Transit Oriented Development (TUC-TOD). Andover Park E and Christensen Rd., which run along the site’s western and eastern frontages respectively, are both classified as Neighborhood Corridors. Baker Blvd., which runs along the southern site frontage, is classified as a Walkable Corridor. Figure 2: TUC Corridor Map Surrounding Land Uses All adjacent properties are zoned TUC-TOD. To the north, west and south are commercial and office uses, with a residential use across the intersection of Andover Park E and Baker Blvd to the southwest. To the east are office uses bounded by the Green River. Topography & Vegetation The parcels are generally flat. Much of the existing development consists of impervious surfaces (building, parking lots) with landscaped areas which include a variety of trees near the base of the building and the site perimeter. No sensitive areas have been identified onsite. 13 L22-0032 Staff Report 8/25/2022 4 PARKING VARIANCE PROJECT DESCRIPTION The applicant is requesting a reduction in the required number of residential parking stalls for a new, seven- story apartment building with 285 dwelling units. The proposed reduction to the required number of parking stalls is 2 percent (5 stalls); a total of 318 residential parking stalls are required per code and 313 are proposed. BACKGROUND Parking requirements within the TUC-TOD are depicted in Table 18-5 of the Tukwila Municipal Code. For regular residential development, one parking space per unit is required for studios and one-bedroom units. For units with two bedrooms, 1.5 spaces are required. The following table includes a breakdown of the number of studios, one bedroom, and two-bedroom units proposed in Prose Southcenter. Per 18.26.260(5)(b), parking requirements for residential development within 1,320 feet of walking distance of the Sounder transit station or the Tukwila Bus Transit Center may be reduced or modified. The distance from the project site to the Tukwila Bus Transit Center is approximately 1,100 feet. The applicant has requested that the City consider the Fire Code requirement to locate both a dedicated fire sprinkler room and a fire command room located at the ground level of the building. In discussion with Fire Marshall Andy Nevens, the location of the proposed FCC and Sprinkler Room were relocated to a more preferred location along Andover Park E. In order to accommodate these spaces, five parking stalls were lost from the original design. DECISION CRITERIA TMC 18.56.140(B) contains the criteria used to evaluate all requests for reductions in parking. The criteria are listed below, followed by a discussion of the project as it relates to each. A. All shared parking strategies are explored. Applicant’s Response: This property has benefitted from a permit with the City of Seattle related to an SPU waterline to the adjacent north since at least 1992 providing for parking and vehicle access purposes. The applicant intends to renew this permit upon closing on the real estate, which is anticipated to provide up to 30 shared, surface parking stalls that would serve this site. Additionally, this project is providing dedicated, secure bike parking to encourage residents reduce dependency on resident driven automobiles. Staff Response: Staff concurs with the response provided by the applicant. The project meets the criteria. B. On-site parking and ride opportunities are fully explored. 14 L22-0032 Staff Report 8/25/2022 5 Applicant’s Response: As this project is located the in the TOD, public transportation is plentiful and conveniently located. Andover Park E is a frequent, all-day route for buses with 9 bus stops located within a two-block radius from the site, and the Tukwila Light Link Station is located .7 miles from the project site. Additionally, a transit center serving Rapid Ride and other bus lines is located at the intersection of Andover Park E and Baker Blvd, directly to the southwest of the proposed project. Staff Response: Staff concurs with the applicant. Neighborhood retail as well as more general shopping, dining, and recreation opportunities are within walking distance of the project site. The Tukwila Transit Center is located within walking distance of Prose Southcenter, which connects the Southcenter area to the region via bus routes. The project meets the criteria. C. The site is in compliance with the City’s commute trip reduction ordinance or, if not an affected employer as defined by the City’s ordinance, agrees to become affected. Applicant’s Response: The City of Tukwila’s goals for reductions in the proportions of drive-alone commute trips and vehicle miles traveled align well with the applicant’s desire to add significant housing density to a highly commercialized area. While maximizing the site area of the property to supply high- quality, attainable housing, the project intends to support the housing needs of the strong employment base already in Southcenter. Staff Response: Approval of this administrative parking variance will require that the site participate in the City's CTR program. However, the CTR program only addresses trip reduction for employees commuting to and from work. Staff recommends as a condition of approval that both employees and residents of Prose Southcenter become part of the City’s CTR Program to manage transportation demand at the project site. In order to participate in the CTR program, Prose Southcenter will be required to develop a Transportation Management Program (TMP) for the site, which will outline the specific activities and elements that will be implemented to reduce drive-alone trips and vehicle miles traveled. The TMP for Prose Southcenter shall be required to be submitted and finalized prior to final inspection of the Development Permit. The site will be required to submit an annual program report on TMP activities and progress toward meeting TMP goals to the City of Tukwila. D. The site is at least 300 feet away from a single-family residential zone. Applicant’s Response: This project is located over 300 feet from any single-family residential zone. Staff Response: Staff concurs with the response provided by the applicant. The project meets the criteria. E. A report is submitted providing the basis for less parking and mitigation necessary to offset any negative effects. Staff Response: The applicant has submitted a narrative (attachment D), which provides the basis for the parking reduction, as well as responses to the specific project approval criteria, as noted above. CONCLUSION The proposal for a parking variance is consistent with TMC 18.28.260(5)(b) to allow reduction to the amount of parking for residential developments within 1,320 feet walking distance of the Tukwila Bus Transit Center. RECOMMENDATION Staff recommends approval with the following condition: 15 L22-0032 Staff Report 8/25/2022 6 1. The applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by implementing an effective parking management plan and participation in the City’s Commute Trip Reduction (CTR) program. The site’s required participation in the CTR program shall include both the employees and the residents of Prose Southcenter. The Transportation Management Plan (TMP) for Prose Southcenter shall be required to be submitted and finalized prior to final inspection of the Development Permit. Additionally, the applicant shall be required to submit an annual report showing compliance with the CTR program. OPEN SPACE VARIANCE PROJECT DESCRIPTION The applicant is requesting a reduction in the amount of required residential open space. The proposed reduction to the required amount of open space is 18 percent or 3,958 square feet; a total of 22,264 square feet of open space is required per code and a total of 18,306 square feet is proposed. BACKGROUND Open space requirements vary by use and zoning district. Open space requirements for residential uses within the TUC-TOD are depicted in Table 18-4 of the Tukwila Municipal Code. For residential development, a minimum of 10 percent of the residential unit floor area must be provided as open space and may be any combination of common or private open space. The following table includes a breakdown of the total proposed floor area of the structure, separated by use and function. The project proposes to provide 18,306 square feet of open space across four locations throughout the development. These locations include 1,812 square feet of open space in the southwest corner of the first floor, near the entrance, 1,666 square feet of open space in the southwest corner of the second floor, above the entrance, 12,288 square feet of open space in a central open-air courtyard on the third floor and 2,540 square feet of open space along a northern balcony, also on the third floor. The following open space diagrams depict these areas. 16 L22-0032 Staff Report 8/25/2022 7 Figure 3: Open Space Diagrams DECISION CRITERIA TMC 18.28.250(D)(4)(d) contains the criteria to evaluate requests for reductions to open space. The criteria require allow the applicant to propose an alternate solution that meets the intent of the regulations if it is demonstrated that compliance with the open space regulations would create substantial practical difficulties for a site. 1. The applicant shall submit evidence to the Director that addresses the difficulties of meeting the regulations, the proposed alternative solution, and how the proposed solution meets the intent of the applicable open space regulations. The applicant has stated that “the design focus of the project is to provide as much well-designed housing as possible, while offering inviting open spaces and amenities for residents. Given the density of the proposed residential building, it is difficult to allocate the required 22,662 square feet of open space while still providing high quality, sufficiently sized housing units.” Additionally, the applicant has stated that they believe the proposed landscaping and benches provided along each street frontage, approximately 750 linear feet along the building exterior, would be sufficient in meeting the intent of the code to provide functional and desirable amenity spaces for the residents. Approval of an open space reduction must also demonstrate that none of the following approaches would provide relief: A. The square footage of all streets built per TMC Section 18.28.140, “New Streets,” may be counted toward meeting the provision of open space requirements for pedestrian space. They may not be used to satisfy common and/or private open space for residential uses. This criteria does not apply, as no new streets are proposed and the requested deviation is to satisfy residential open space requirements. 17 L22-0032 Staff Report 8/25/2022 8 B. The Director shall give credit for existing on-site open space amenities that meet the requirements of this section toward the open space square footage triggered by the new construction or change of use. This criteria does not apply, as no existing on-site open space amenities will be preserved after the project is complete. C. At the discretion of the Director, required pedestrian space for commercial uses or residential common open space may be constructed off-premises and/or as part of a larger open space being provided by the City or other private developments within that District or within 1,000 feet of the project premises. The applicant’s narrative does not address whether there is a feasible location for open space to be provided off-premises or as part of another private development within the TUC-TOD district or within 1,000 feet of the project premises. However, the TUC-TOD district and site vicinity are currently heavily developed with commercial and residential uses and the City does not currently have any proposal for new open space within the TUC-TOD district or within 1,000 feet of the premises. 2. Applicants may request that up to 75 percent of their required pedestrian open space be provided indoors. The project meets this criterion. The project proposes to provide 16 percent (3,478 square feet) of the required open space indoors on the first and second floors, and 66 percent (14,828 square feet) of the required open space outdoors in the courtyard and balcony areas. CONCLUSIONS • The TUC-TOD district requires that 10% of a residential development be allocated as open space. o The proposed project will create 222,635 square feet of residential space, requiring 22,264 sf of open space to be located either on site, or as a part of an off-site open space. • The applicant is requesting a deviation from the open space requirement of 18%, proposing 18,306 square feet of open space instead of the require 22,264 sf. • The applicant’s reasoning for the deviation states, “Given the density of the proposed residential building, it is difficult to allocate the required 22,662 square feet of open space while still providing high quality, sufficiently sized housing units.” RECOMMENDATIONS After review of the project, the applicant’s criteria responses, and the options provided in Tukwila Municipal Code Chapter 18.28 and the Southcenter Design Manual, City staff do not believe the applicant has exhausted all opportunities to provide the required 10% of open space onsite. Other recent residential projects in the Tukwila Urban Center have managed to provide the required 10% of onsite open space; two examples include Sterling Southcenter (L17-0041), 415 Baker Blvd, which allocated 14,144 sf open space for 140,000 sf residential space, and Holden at Southcenter (L18-0087), 112 Andover Park E, which allocated 8,900 sf of open space for 83,800 sf of residential space. Staff recommends that the Board of Architectural Review encourage the applicant to explore additional options for providing the remaining 3,958 sf of required open space on site. Options set forth within TMC 18.28 include 18 L22-0032 Staff Report 8/25/2022 9 but are not limited to personal balconies, rooftop decks, or ground level gathering spaces near entrances. Staff is recommending, as a condition of approval, that any design and/or modification related to the required residential open space be reviewed and approved by City Staff prior to issuance of the Development Permit associated with this project. DESIGN REVIEW This project is subject to Board of Architectural Review approval under 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 project is subject to the applicable district-based standards, corridor-based standards, supplemental standards in TMC Chapter 18.28 and the guidelines set forth in the Southcenter Design Manual. This discussion below is grouped into four sub-sections: District Based Standards; Corridor Based Standards; Supplemental Standards; and Southcenter Design Manual. The standards can be found online at: http://www.tukwilawa.gov/wp-content/uploads/DCD-Planning-TMC-18.28-Tukwila-Urban-Center.pdf The Southcenter Design Manual can be found at: http://www.tukwilawa.gov/wp-content/uploads/DCD-Planning-Southcenter-Design-Manual.pdf I. District-Based Standards Structure Height (TMC 18.28.070): The proposed building reaches a maximum height of 68-feet, 6-inches, which is in conformance with the building height restriction of 115-feet for multi-family developments which include frontage improvements in the TUC-TOD. Maximum Block Face Length (TMC 18.28.080): The project is in compliance as it does not exceed the 700’ maximum block face length for TUC-TOD. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100-110): The proposed building does not meet the required 5-foot rear setback from the alleyway running along the north side of the site. However, TMC Table 18-3 states that 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 the project design per applicable Building and Fire Code requirements. II. Corridor-Based Standards Baker Blvd. is designated as a Walkable Corridor and Andover Park E and Christensen Rd. are designated as Neighborhood Corridors. See Attachments D and E for Commercial and Neighborhood Corridor standards summary sheets. 19 L22-0032 Staff Report 8/25/2022 10 Figure 4: Walkable and Neighborhood Corridor Frontage Example Public Frontage Standards (TMC 18.28.150): The proposed project meets the requirements for public frontage standards along all frontages, including streetscape width and landscaping. Andover Park E and Baker Blvd. are currently improved with existing sidewalks, which will be replaced with sidewalks which meet the public frontage standards. Christensen Rd. is currently unimproved, without sidewalks on the project side of the street. New 15-foot-wide pedestrian rights-of-way will be provided along all street frontages, with sidewalks and street trees provided at the back of the curb face, spaced approximately 20 feet on center, as is the Public Frontage standard for Neighborhood and Walkable Corridors. Figure 5: Neighborhood Corridor Public Frontage Figure 6: Walkable Corridor Public Frontage 20 L22-0032 Staff Report 8/25/2022 11 Building Orientation/Placement & Landscaping (TMC 18.28.160-.190): The proposed project meets building orientation standards. The building will be oriented toward all street frontages, with parking provided in a parking garage occupying the first and second stories. Architectural Design Standards (TMC 18.28.200): Neighborhood Corridor Architectural Design Standards Design Response Acceptable Partial Unresponsive N/A Façade articulation Increment Commercial/mixed-use maximum – 50 ft X Residential maximum – 30 ft X Major vertical modulation maximum – 120 ft X Ground level Transparency Commercial-use minimum – 50% X Table 1. Architectural Design Standards for the Neighborhood Corridor Walkable Corridor Architectural Design Standards Design Response Acceptable Partial Unresponsive N/A Façade articulation Increment Commercial/mixed-use maximum – 30 ft X Residential maximum – 30 ft X Major vertical modulation maximum – 120 ft X Ground level Transparency Commercial-use minimum – 75% X Table 2. Architectural Design Standards for the Walkable Corridor III. Supplemental Standards Special Corner Feature (TMC 18.28.220): The building is located on the northeastern corner of Andover Park E and Baker Blvd, and the northwestern corner of Christensen Rd. and Baker Blvd. The building is rectangular in shape and the corners have been chamfered to face both adjacent street intersections. Additionally, the corners are articulated through use of color, and an upper eyebrow at the top of the seventh-floor windows. The parapet along the corners is higher, in order to help differentiate the mass from the rest of the structure. Figure 7: Special Corner Feature 21 L22-0032 Staff Report 8/25/2022 12 Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240): Front yard landscaping requirements along Baker Blvd., Andover Park E, and Christensen Rd. include 15 feet of streetscape. Public frontage improvements are proposed to be constructed along all street frontages, consisting of a combination of street trees, landscaping, and sidewalk areas. The project meets the landscaping criteria and the landscape plan satisfies all requirements for proposed species, spacing and dimensional specifications. The City’s Urban Environmentalist has reviewed and approved the proposed landscape plans, with the following items to be addressed as part of the building permit approval: 1. Applicant shall ensure that all trees are 5' from utilities, over or above ground, see redlined landscape plan for one example called out. 2. Per TMC18.52.030, large and medium stature trees are required, except when there is insufficient planting area due to underground utilities. The applicant shall work with Puget Sound Energy to determine how planting large canopy street trees can be accommodated by discussing depth, size, and precise location of gas lines. Open Space Regulations (TMC 18.28.250): The project does not provide the required amount of open space to satisfy the TUC-TOD requirements. Retail uses in the TUC-TOD are required to allocate open space for new developments at an amount of 30 SF per 1,000 SF of building footprint, or a minimum of 100 SF. The project proposes to locate 250 SF of commercial open space in the form of a plaza at the northwest corner of the site, across the north side of the proposed access aisle. The applicant has explained that there are existing utilities in this location that cannot be relocated, which this open space must be designed around. However, TMC 18.28.250 requires that commercial open space contain seating areas and open on to pedestrian generators, such as entrances to stores or restaurants. As shown in the figure below, the applicant’s proposed commercial open space does not appear to contain any pedestrian amenities and is disconnected from the entrance to the retail space by an access aisle. As a condition of approval, staff recommends that the applicant be required to revise the project’s commercial open space design to meet the criteria of TMC 18.28.250, with regard to seating and site orientation. Figure 8 Proposed Commercial Plaza 22 L22-0032 Staff Report 8/25/2022 13 Residential uses within the TUC-TOD require that a minimum of 10 percent of the residential unit floor area must be provided as open space. As discussed earlier in this report, the applicant is requesting a reduction in the amount of required residential open space. The proposed reduction to the required amount of open space is 18 percent or 3,958 square feet; a total of 22,264 square feet of open space is required per code and a total of 18,306 square feet is proposed. Please see the previous section on page 6 for a discussion of the variance criteria. General Parking Requirements and Guidelines (TMC 18.28.260-.270): The proposed project provides 313 residential parking spaces, which is 2 percent less than the required 318 spaces to fulfill the parking requirements for residential uses in the TUC-TOD (1 space/unit for 1-bedroom units, and 1.5 spaces/unit for 2- bedroom units). As discussed earlier in this report, the applicant has requested a parking reduction based on the project’s proximity to the Tukwila Bus Transit Center. Please see the previous section on page 4 for a discussion of the variance criteria. The project provides 4 parking spaces for the retail use, which is 2 less than the 6 spaces required to fulfill the parking requirements for business service uses in the TUC-TOD. However, TMC 18.28.260 allows for a range of parking reduction opportunities. As a condition of approval, staff recommends that the applicant explore parking reduction opportunities based on the criteria in the “Parking Reductions” section in order to meet the intent of the Code. The project provides the required amount of residential bicycle parking, per TMC Table 18-7. A total of 1 space per 10 residential parking spaces is required, for a required total of 31 spaces. The project proposes 45 residential bicycle parking spaces. The project does indicate that the minimum required bicycle parking for bank uses is provided. A minimum of 2 spaces is required. As a condition of approval, staff recommends that the applicant shall provide a minimum of 2 parking spaces for the bank use. Site Requirements (TMC 18.28.280): Pedestrian circulation and access is accomplished through compliance with the TUC Corridor public frontage standards, which will require new sidewalks along all street frontages. The building entrances are oriented toward pedestrian connections in order to facilitate safe and efficient movement of pedestrians in and out of the structure. Pedestrian ramps are provided along the sides of each curb cut for accessibility. The project provides new streetlights along all proposed frontage improvements and building mounted lighting is provided to illuminate the façade and associated façade landscape areas. The refuse and recycling area is located within the building, and not visible from the streetscape. 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 Façade – Base and Top, Corner Treatments, Building Massing, Building 23 L22-0032 Staff Report 8/25/2022 14 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 Department of Community Development decides whether to approve, condition or deny a project. The examples and explanations which augment each Design Criteria, provide guidance to the project applicant, to City Staff in reviewing a project proposal, and to the decision maker in determining whether the project meets the Design Criteria. A. Site Design/Elements 1. Site Design The intent of the site design/elements criteria is to encourage site design which is easily understood, appropriate to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of the District within which it is located. The design criteria address various elements including: facilitation of traffic circulation by connecting through-streets; provision of safe, convenient, and connected pedestrian access; encouragement of harmonious visual character (where desirable); arrangement of buildings to enhance street frontages and the pedestrian environment; incorporation of open space and landscaping as a unifying feature; incorporation of screening, environmental mitigation, utilities and drainage as positive design elements; incorporation of opportunities for joint development of sites; and the use of site design to take advantage of and/or enhance views of and access to natural amenities such as the Green River. The project meets the design criteria. The building is brought up to the street, enhancing the street frontages and the pedestrian environment. Public frontage improvements will be constructed along all street frontages providing pedestrian circulation along the building perimeter. Building access is provided at the corner of Andover Park E and Baker Blvd, activating the streetscape, and facilitating circulation along the improved Neighborhood and Walkable Corridors. Proposed curb cuts providing vehicular access to the residential parking garage, as well as the bank use are proposed off Christensen, located as far from the intersection as possible. Parking spaces are located within a parking garage, occupying the first and second stories of the structure. Landscaping helps to soften the built environment and to screen the parking area and service station from adjacent rights-of-way, with additional landscaping located along the perimeter of pedestrian open spaces to provide screening from the parking area. 2. Service Areas and Mechanical Equipment The intent of the service areas and mechanical equipment design criteria is to minimize the potential negative impacts of service elements through thoughtful siting and screening while meeting functional needs. Design criteria include: service element location and design; minimizing public visibility of loading docks and service bays, location and/or design of utility meters; electrical conduit and other service utility apparatus; rooftop equipment screening; and concealment and design incorporation of downspouts. The project meets the design criteria. The refuse and recycling area is located within the building along the northern elevation, and not visible from the streetscape. Utility areas and loading zones are consolidated on the north end of the building, away from heavy traffic areas and away from public view. Rooftop mechanical equipment will be screened by parapets. A generator along the north elevation will be placed in an enclosure, and effectively screened from view of pedestrians and vehicular traffic. 24 L22-0032 Staff Report 8/25/2022 15 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. New street lighting will be provided along all street frontages and building- mounted lighting will illuminate the base of the building and associated landscape areas, providing pedestrian safety. Proposed building lighting includes downlit wall-mounted LED sconces and recessed can lighting in the metal weather protection canopies. Upward ground lighting is proposed only near the entrances, in order to accentuate pedestrian areas and assist in wayfinding. 4. Walls and Fences Walls and fences shall be designed to be compatible with the building, improve the appearance of the site, and improve safety. The main entrance to the building from Baker Blvd. features a half-height wall which conceals the accessible ramp up to the entry. The wall is to be constructed of concrete, which is a primary building material in the base of the structure. 5. Open Space Provide safe, attractive, and usable open spaces that promote pedestrian activity and enhance the setting and character of the development. As stated previously, the proposed project provides an insufficient amount of open space to satisfy the TUC-TOD requirements. Retail uses in the TUC-TOD are required to allocate open space for new developments at an amount of 30 SF per 1,000 SF of building footprint, or a minimum of 100 SF. Residential uses within the TUC-TOD require that a minimum of 10 percent of the residential unit floor area must be provided as open space. As discussed earlier in this report, the applicant is requesting a reduction in the amount of required residential open space. The proposed reduction to the required amount of open space is 18 percent or 3,958 square feet; a total of 22,264 square feet of open space is required per code and a total of 18,306 square feet is proposed. Please see the previous section for a discussion of the variance criteria on page 6. 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 design of the building is responsive to the functional requirements of the development. The common areas, bank use, and parking garage which occupy the first two floors of the building are clearly distinct from the residential use area on floors three through seven. The building incorporates a large amount of transparency on the first two floors, with a grid pattern of fenestration. The third through seventh stories utilize articulation and modulation to create a pattern that is distinguishable from the building’s base. The materials and façade are contemporary and classic, and the base and top form two separate expressions based on their respective 25 L22-0032 Staff Report 8/25/2022 16 proposed uses. The building is pushed to the street frontage along all sides, enhancing and activating the streetscape. 2. Entrances and Doors The primary entrance should be located and designed to represent the overall style and architectural character of the building and ensure a welcoming public face to the building. The project meets the design criteria. The primary entrance to Prose Southcenter is on the southwest corner of the building, facing the intersection of Baker Blvd. and Andover Park E. The entrance is accented by decorative patterned breezeblocks, situated just to the right of the front door. The design includes an overhead canopy and is recessed and cantilevered under the top residential stories of the structure. Just outside the entrance, steps and a ramp are provided with railings and a partial height concrete wall. Landscaping at the base of the building helps to soften the transition to the streetscape. All building entries are consistent with the overall character of the building. 3. Building Façade – Base & Top Create a building base where the horizontal articulation of the lower part of a building façade’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 façade at the uppermost floor of the building to provide an attractive façade skyline and complete the upper façade 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. Base Building design meets design criteria to provide a “base” for the structure. The design of the first two stories provides a base that anchors the building. The base treatment that is commercial in nature, with a large amount of glazing separated into a grid by concrete and metal columns and larger concrete wall areas. The design along the parking garage continues this grid pattern by utilizing concrete and decorative breezeblock walls. The upper residential stories cantilever over the base, creating a clear separation between the base and upper residential floors. Top While the roofline of the structure is reinforced by differing parapet heights and a variation in roofline, which break down the façade of the upper mass into sections, the “top” of the structure is not clearly defined enough to meet the intent of the design criteria in the Southcenter Design Manual. The criteria require that the uppermost floor “provide an attractive façade skyline and complete the upper façade composition.” Potential strategies to accomplish this design include providing an architecturally profiled cornice and/or expressed parapet cap to terminate the top of the parapet wall, as well as potentially providing roof overhangs to add depth, shadow and visual interest. Staff is recommending, as a condition of approval, that the applicant provide a revised design for the “top” of the structure, and that this design be reviewed and approved by staff prior to the approval of the Development Permit associated with this project. The below figures represent an example of designs for the top and base of the structure that satisfy the design criteria. These examples are from adjacent developments “Mariblu” at 411 Baker Blvd and “Holden” at 112 Andover Park E. 26 L22-0032 Staff Report 8/25/2022 17 Figures 9 and 10: Base and Top Examples within the TUC-TOD 4. Corner Treatments The design criteria serve to emphasize building corners at important intersections with a distinctive building element. The project meets the criteria. The building is located on the northeastern corner of Andover Park E and Baker Blvd, and the northwestern corner of Christensen Rd. and Baker Blvd. The building is rectangular in shape and the corners have been chamfered to face both adjacent street intersections. Additionally, the corners are articulated through use of color, and an upper eyebrow at the top of the seventh-floor windows. The parapet along the corners is higher, in order to help differentiate the mass from the rest of the structure. 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 façades which incorporate interesting architectural details that add variety to the façade, animate the street presence, and are attractive at a pedestrian scale. The project meets the design criteria. The building design meets the façade articulation criteria by utilizing a mixture of window fenestration patterns, vertical building modulation, changes in roofline pattern that follow the modulation of the mass of the building, and changes in building materials, siding style, and color. The project is required to provide a major vertical modulation at a maximum interval of 120 feet. The project design accomplishes this by providing a 2-foot inset at most bedrooms which are emphasized by a change in material from gray fiber cement lap siding to white panel siding at the inset. The lighter colors are framed by a “sash green” tone around the entire inset, vertically and horizontally. 6. Building Details and Elements Detail elements are required to encourage the incorporation of design details and small-scale elements into building facades that are attractive at a pedestrian scale. The project meets the design criteria. The design incorporates a recessed entry with a decorative breezeblock pattern at the corner of Baker Blvd. and Andover Park E. Display windows divided into grids of multiple panes are provided along all elevations. Landscape trellises are provided along the east and south elevations. Metal weather protection canopies are provided along all street frontages at a minimum of 75 percent of the length of the façade. Building mounted light fixtures are provided in order to illuminate the building façade at night. 27 L22-0032 Staff Report 8/25/2022 18 Decorative, high-quality materials are provided in the form of natural tone fiber cement panels and metal coping. Decorative patterned breezeblocks are provided along the parking garage and building entrance. 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 proposal includes a range of contemporary neutral colors and earth tones. Along the base, natural cement breezeblocks and black fiber cement panels provide a simple and contemporary pattern of color serving the retail use and the residential entrances, which are accented by black metal trim. Along the residential floors, the recessed pane of the façade includes a white “snowbound” fiber cement panel, while the modulated areas include a grey “peppercorn” fiber cement lap siding. Fiber cement panels in “sash green” are used for accent along the base of windows and as a vertical element to provide visual interest along the façade. The same “sash green” siding is used on stair areas, which become vertical elements in the design. 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 for windows by utilizing window treatments that help articulate the function of different areas of the building. On the first two floors, street-facing facades include large windowpanes that are broken into grids using metal and concrete columns to maximize transparency at the pedestrian level. On residential floors 3-7, windows are modulated and recessed in areas to provide fenestration patterning. Residential floor windows utilize a repeating motif that is emphasized in a change of material from gray fiber cement lap siding to white panel siding at the inset. Lighter color insets are framed by a sash green tone color around the inset, vertically and horizontally. 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. The project satisfies the criteria. The Walkable and Neighborhood Corridors require building orientation to the street and the proposed building design provides weather protection at least 6-feet in width along at least 75 percent of the street frontage. 10. Blank Walls Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be designed to provide visual interest and human scale. 28 L22-0032 Staff Report 8/25/2022 19 The ground level façade provides articulation along walls in the form of masonry breezeblocks, which break up large expanses of wall mass and allow light and air into the parking garage. Through the project review process, the applicant has added vertical trellises along the east and south elevations to provide visual interest along blank walls. There are two locations along the east elevation and two locations along the north elevation that meet the Southcenter Design Manual definition of a blank wall. However, these are locations where the parking garage doors, utility and refuse areas, and exterior parking area proposed along the façade. Due to the necessity of the functional design of the building, it is not possible to mitigate the effect blank walls in these specific areas. 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, façade 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. The visual impact of parking garage areas along street frontages has been minimized and designed to match the pattern of window bays. The street level parking garage is broken up by concrete breezeblocks to provide a tactile and visually interesting method of relief from the concrete base, while securing the parking structure. Through the project review process, the applicant has added vertical trellises along the east and south elevations to provide visual interest along blank walls. A ground level commercial bank use has been proposed and considered in the design along the west elevation of the ground floor. V. Public Comments No public comments have been received regarding the project at the time of this report. CONCLUSIONS 1. District-Based Standards Structure height, length, and setback requirements are in compliance with the Tukwila Urban Center-Transit Oriented Development standards. 2. Corridor-Based Standards Public frontage, building orientation and landscaping, façade articulation, blank wall, weather protection, and transparency requirements have been fulfilled in accordance with the applicable Walkable and Neighborhood Corridor standards. 3. Supplemental Standards With the exception of open space and parking requirements, for which conditions of approval have been recommended to address, the project meets the criteria. Landscaping is in compliance with all TUC-TOD requirements and pedestrian access and circulation standards are met through installation of the proposed public frontage improvements. 4. Southcenter Design Manual a. Site Design Elements 29 L22-0032 Staff Report 8/25/2022 20 The proposal includes a site design which is easily understood, constructing public street frontage and bringing the building up to the street to enhance the pedestrian environment. Service areas and vehicular circulation are located on the back side of the building to screen them from view. Landscaping is located along the base of the building to soften the façade and break up blank walls. Site lighting is proposed along all street frontages and entry and building mounted lighting will increase pedestrian safety and wayfinding at nighttime. The design of the open space areas are still conceptual at this stage of the project, and the project currently does not meet the required amount of commercial and residential open space. Staff is recommending, as a condition of approval, that design details of these spaces be reviewed by staff and approved by the Director prior to Development Permit approval. b. Building Design The renderings demonstrate a cohesive style and high-quality design with ample modulation, articulation, and attention to detail. The color palate features a sufficient spectrum of colors that complement one another and a variety of materials that add visual interest. The base of the building clearly anchors the structure and provides ample glazing with window treatment that meets the design criteria. The structure avoids blank walls by providing landscaped areas and trellises along the base, breaks up the visual impact of the façade with decorative breezeblocks. The design of the structure’s “top” does not meet the intent of the design criteria outlined in the Southcenter Design Manual, and thus, staff is recommending a condition of approval that the “top” be reviewed and approved by staff prior to issuance of the Development Permit associated with this project. RECOMMENDATIONS Staff recommends the approval of the Design Review application with the following conditions: 1. The applicant shall be required to revise the project’s commercial open space design to meet the criteria of TMC 18.28.250, with regard to seating and site orientation. 2. The design of the residential open space, as well as any requested modifications to such open space shall be reviewed by City Staff and approved by the Director prior to issuance of the Development Permit associated with this project. 3. Staff recommends that the minimum side and rear 5’ setbacks be waived, as the project has satisfied the necessary Building and Fire Code requirements. 4. The proposed commercial bank use requires a total of 6 parking spaces; four have been proposed on- site by the applicant. Per TMC 18.28.260, the applicant shall explore parking reduction opportunities based on the criteria in the “Parking Reductions” section. 5. A minimum of 2 bicycle parking spaces shall be provided for the bank use. 6. The applicant shall work with Planning Staff in order to provide a design for the “top” of the structure that satisfies the requirements of the Southcenter Design Manual. The design for the “top” of the structure shall be reviewed and approved by City Staff prior to issuance of the Development Permit associated with this project. 30 L22-0032 Staff Report 8/25/2022 21 Informational Items 7. Signage shall be reviewed as part of separate sign permit. 8. Project is subject to Transportation Concurrency Test application and Transportation Impact fee to be paid at the time of Development Permit issuance. 9. The following landscaping items shall be addressed as part of building permit: a. Applicant shall ensure that all trees are 5' from utilities, over or above ground. b. Per TMC18.52.030, large and medium stature trees are required, except when there is insufficient planting area due to underground utilities. The applicant shall work with Puget Sound Energy to determine how planting large canopy street trees can be accommodated by discussing depth, size, and precise location of gas lines. 31 32 VICINITY MAP SITE PROJECT RENDERING FOR ILLUSTRATIVE PURPOSES ONLY ADDRESS 500 BAKER BLVD/ 500 BAKER BLVD SUITE 100 TUKWILA, WA 98188 ASSESSOR'S PARCEL NUMBER 022310-0040 LEGAL DESCRIPTION ANDOVER INDUSTRIAL PARK #2 PORTION TAXABLE DR 1 PROJECT DIRECTORY OWNER/DEVELOPER ALLIANCE RESIDENTIAL COMPANY 1900 N NORTHLAKE WAY, SUITE 237 SEATTLE, WA 98013 PHONE: 206.259.2069 CONTACT: ROB ANDERSON E-MAIL: randerson@allresco.com ARCHITECT URBAL ARCHITECTURE 1938 FAIRVIEW AVE E, SUITE 100 SEATTLE, WA 98102 PHONE: 206.676.5638 CONTACT: RAE MOORE E-MAIL: raem@urbalarchitecture.com LANDSCAPE ARCHITECT FAZIO ASSOCIATES 102 NW CANAL STREET SEATTLE, WA 98017 PHONE: 206.774.9490 CONTACT: ROB FAZIO E-MAIL: rob@fazioassociates.com STRUCTURAL ENGINEER YU & TROCHALAKIS 12011 NE 1ST ST BELLVUE, WA 98005 PHONE: 425.451.9049 CONTACT: PANOS TROCHALAKIS E-MAIL: panost@ytengineers.com CIVIL ENGINEER DAVIDO CONSULTING GROUP 9706 4TH AVE NE #300 SEATTLE, WA 98115 PHONE: 206.523.0024 CONTACT: ERIC SCHOSSOW E-MAIL: erics@dcgengr.com LIGHTING KWR CONSULTING AND DESIGN 5915 S. REGAL ST. SUITE 201 SPOKANE, WA 99223 PHONE: 509.473.9218 CONTACT: MARK MARTIN E-MAIL: mark@kwrllc.com CIVIL ENGINEER DAVIDO CONSTRUCTION GROUP, INC. 9706 4TH AVE NE STE. 300 SEATTLE, WA. 98115 PHONE: 206.523.0024 X 401 CONTACT: ERIC SCHOSSOW E-MAIL:ERICS@DCGENGR.COM MEP DEFERRED* BUILDING ENVELOPE CROSS 2 DESIGN GROUP 2676 WESTLAKE AVE N SUITE #102 SEATTLE, WA 98109 PHONE: 206.283.0066 CONTACT: AARON LEMCHEN E-MAIL: alemchen@cross2dg.com INTERIOR DESIGN SRM INTERIORS 404 S. 8TH ST. STE. 300A-2 BOISE ID, 83702 PHONE: 509.370.8146 CONTACT: ABBI HEPWORTH E-MAIL: abbi@srminteriors.com ACOUSTICS A3 ACOUSTICS, LLP 241 SOUTH LANDER, SUITE 200 SEATTLE, WA 98134 PHONE: 206.792.7796 CONTACT: MOHAMED AIT ALLAOUA E-MAIL: mohamed@a3acoustics.com ENERGY SOLARC ENERGY GROUP 1501 E MADISON STE 200 SEATTLE WA 98112 PHONE: 206.395.4743 CONTACT: ERIC KNOWLES E-MAIL: erick@solarcenergygroup.com PROJECT DESCRIPTION & DATA 373,045 SF MULTI FAMILY RESIDENTIAL BUILDING WITH TWO STORY, ABOVE-GRADE PARKING GARAGE AND 2,070 SF OF RETAIL SPACE. 285 RESIDENTIAL UNITS. PARKING FOR 317 VEHICLES OCCUPANCY: CONSTRUCTION TYPE: TYPE VA OVER TYPE IA TOTAL OCCUPANT LOAD: GROSS FLOOR AREA: 373,045 GSF 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 12" = 1'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 TITLE SHEET 7/29/2022 XXXX 21-036 ADR 0.01 PROSE SOUTHCENTER DESIGN REVIEW - PUBLIC HEARING CORR #1 - 08.01.2022 DR 1 ADR DRAWING INDEX 0 - ARCH DATA DESIGN REVIEW ADR 0.01 TITLE SHEET 1 - SURVEY DESIGN REVIEW ADR 0.02 SURVEY 2 - CIVIL DESIGN REVIEW ADR C01 EXISTING CONDITIONS ADR C02 TEMPORARY EROSION & SEDIMENT CONTROL PLAN ADR C03 FRONTAGE IMPROVEMENT PLAN ADR C04 TYPICAL SECTIONS AND DETAILS ADR C05 GRADING PLAN ADR C06 DRAINAGE & UTILITY PLAN 3 - LANDSCAPE DESIGN REVIEW L1.00 ARC GROUNDPLANE LANDSCAPE PLAN L1.01 ARC LEVEL 3 LANDSCAPE PLAN L1.10 ARC OVERALL RENDERED LANDSCAPE PLAN L2.00 ARC PLANTING SCHEDULE L2.01 ARC PLANTING DETAILS 4 - ARCH DESIGN REVIEW ADR 1.00 SITE PLAN ADR 1.01 LEVEL 1 ADR 1.02 LEVEL 2 ADR 1.03 LEVEL 3 ADR 1.04 LEVEL 4-7 ADR 1.10 EXTERIOR LIGHTING PLAN ADR 1.30 SITE DIAGRAMS ADR 1.31 OPEN SPACE DIAGRAMS ADR 3.00 BUILDING ELEVATIONS ADR 3.01 BUILDING ELEVATIONS ADR 3.02 BUILDING ELEVATIONS ADR 3.03 BUILDING ELEVATIONS ADR 4.01 PERSPECTIVE RENDERINGS ADR 4.02 PERSPECTIVE RENDERINGS ADR 4.03 PERSPECTIVE RENDERINGS ADR 4.04 PERSPECTIVE RENDERINGS Grand total: 29 DR 1 DR 1 33 34 33' - 8" RE T A I L E N T R Y LE V E L 1 G A R A G E E N T R Y LEVEL 2 GARAGE RAMP ENTRYMAIN BUILDING E N TR Y EXISTING FOUR STORY CONCRETE AND MASONRY BUILDING TO BE DEMOLISHED ADDRESS : 500 BAKER BLVD. ZONE: TUC-TOD PROJECT DESCRIPTION: 373,045 SF MULTI FAMILY RESIDENTIAL BUILDING WITH TWO STORY, ABOVE-GRADE PARKING GARAGE AND 2,070 SF OF RETAIL SPACE. 285 RESIDENTIAL UNITS. PARKING FOR 317 VEHICLES LEGAL DESCRIPTION : ANDOVER INDUSTRIAL PARK #2 PORTION TAXABLE APN: 022310-0040 BAKER BLVD AN D O V E R P A R K E CH R I S T E N S E N R D PROPERTY LINE 286' - 1" P R O P E R T Y L I N E 22 0 ' - 1 1 " PROPERTY LINE 49' - 7" PROPERTY LINE 186' - 1" PROPERTY LINE 50' - 5" PR O P E R TY L I N E 31 7 ' - 1 " PR O P E R TY L I N E 50 ' - 2 " PROPERTY LINE 284' - 11" 37' - 4" PROPERTY LINE GATED ACCESS TO L2 GARAGE RAMP 2 5 ' - 0 " PROPOSED CURB CUT - PRIMARY VEHICULAR ACCESS FOR L1 GARAGE BOH ENTRY SOLID WASTE ACCESS U T I L I T Y E A S E M E N T 3 0 ' - 0 " E A S E M E N T 1 0 ' - 0 " ONE-WAY DRIVE AISLE ST A I R E X I T ST A I R E X I T RE T A I L E X I T 141' - 9"25' - 8"53' - 8" 1 8 9 ' - 4 " 15' - 0" 1 5 ' - 0 " 15' - 0" PROPOSED CURB CUT 15' SETBACK FROM BACK OF CURB; PER TUC CORRIDOR STANDARDS STREET FURNITURE PER LANDSACPE, L1.00, TYP. NEW STREET TREES PER LANDSCAPE, L1.00, TYP. SIDEWALK 15' SETBACK FROM BACK OF CURB; PER TUC CORRIDOR STANDARDS PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E ONE-WAY DRIVE AISLE TRANSFORMER ACCESS "GREEN STRIP" PLANTING PER LANDSCAPE 15' SETBACK FROM BACK OF CURB; PER TUC CORRIDOR STANDARDS GEN. SET ENCLOSURE 15' - 0" 1 2 ' - 0 " KNOX BOX LOCATION PIV PIV RELOCATE HYDRANT PER CIVIL FCC ENTRY SPRINKLER/RISER ENTRY CANOPY OVERHEAD, TYP. CANOPY OVERHEAD, TYP. CANOPY OVERHEAD NEW STREET TREES PER LANDSCAPE CANOPY OVERHEAD, TYP. DR 1 DR 1 HYDRANT E N T R Y 1 6 ' - 0 " 1 8 ' - 0 " 5 ' - 5 " DR 1 DE D I C A T E D P U B L I C R I G H T O F W A Y AS P H A L T P A V I N G DEDICATED PUBLIC RIGHT OF WAY ASPHALT PAVING DE D I C A T E D P U B L I C R I G H T O F W A Y AS P H A L T P A V I N G 1 6 ' - 0 " 3 0 2 ' - 1 " 254' - 10" 42' - 10" VAN 1 ADA VAN STALL 3 STANDARD STALLS + F I R E L A N E 1 2 ' - 0 " A C C E S S A N D U S E 4 ' - 0 " P E R M I T T E D F I R E L A N E 1 2 ' - 0 " A C C E S S A N D U S E 4 ' - 0 " P E R M I T T E D LINE OF BUILDING OVERHEAD DR 1 PROPOSED COMMERCIAL PLAZA APPROX. 250 SF DR 1 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 1" = 20'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 SITE PLAN 03/28/22 JK / RM 21-036 ADR 1.00 1" = 20'-0"ADR 1.00 1 SITE PLAN - DR DR 1 20'40'10' GRAPHIC SCALE: 1" = 20'-0" 35 36 AD A AD A V A N AD A AD A VAN AD A GEN. SET ENCLOSURE 15' - 0" 1 2 ' - 0 " VAN ADR 3.01 ADR 3.01 ADR 3.00 ADR 3.00 1 1 2 2 LOBBY / AMENITY WATER TRANSFORMER ROOMTRASH ROOM COMMERCIAL PARKING GARAGE WORK RM. OFFICE OFFICE W.C. COWORK STOR. ELEV 1 ELEV 2 VESTIBULE MEP STAIR A STAIR B STAIR LOBBY MAIL PARCEL VESTIBULE ELEV LOBBY ELEV LOBBY FIRE CONTROL RM SPRINKLER/FIRE PUMP RAMP UP PARKING L1 ENTRY KNOX BOX LOCATION ONE-WAY DRIVE AISLE ONE-WAY DRIVE AISLE MAIN LOBBY ENTRY LINE OF BUILDING OVERHEAD COMMERCIAL PLAZA COMMERCIAL MAIN ENTRY 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 1" = 20'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 LEVEL 1 03/28/22 Author 21-036 ADR 1.011" = 20'-0"ADR 1.01 1 LEVEL 1 - DESIGN REVIEW 20'40'10' GRAPHIC SCALE: 1" = 20'-0" 37 38 AD A V A N A D A AD A AD A AD A OPEN TO BELOW OPEN TO BELOW ADR 3.01 ADR 3.01 ADR 3.00 ADR 3.00 1 1 2 2 ELECTRICAL RM BIKE BOILER RM PARKING GARAGE MAINTENENCE STAIR B STAIR A FITNESS ELEV 1 ELEV 2 ELEV VEST. WC ELEV LOBBY AV RAMP DN STORAGE FOR 45 BIKES LINE OF BUILDING OVERHEAD 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 1" = 20'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 LEVEL 2 03/28/22 Author 21-036 ADR 1.021" = 20'-0"ADR 1.02 1 LEVEL 2 - DESIGN REVIEW 20'40'10' GRAPHIC SCALE: 1" = 20'-0" 39 40 1 1 1 1 ADR 3.01 ADR 3.01 ADR 3.00 ADR 3.00 1 1 1 1 2 2 2 2ADR 3.02 ADR 3.02 ADR 3.03 ADR 3.03 UNIT B.1 UNIT B.1 UNIT B.1 UNIT B.1 UNIT B.2 UNIT B.1 UNIT D.1 UNIT B.2 UNIT D.1UNIT D.1 UNIT B.2UNIT B.2UNIT B.2 UNIT B.2 UNIT B.2 UNIT B.2 UNIT D.1 UNIT D.3 UNIT B.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT D.4 UNIT D.4 UNIT D.4 UNIT B.4 TRASH UNIT D.1 UNIT C.1 UNIT C.1 UNIT C.1 UNIT D.4 MEP MEP ELEV 2 ELEV 1 MEP MEP MEP MEP STAIR A STAIR B LANDSCAPED COURTYARD UNIT C.1 UNIT C.1 UNIT C.1 UNIT C.1 UNIT C.1 UNIT C.1 UNIT C.1 UNIT D.2 UNIT B.6 UNIT A.2 UNIT B.5 UNIT B.3 UNIT A.1 MEP UNIT D.3 UNIT D.3 UNIT B.5 UNIT B.5 UNIT B.4 UNIT B.4 12' - 1 3/4" 12' - 0 3/4" 12' - 4 3/4" 13' - 10" 14' - 0" 1' - 3" 5' - 0" 16' - 0" 25' - 0" 51' - 2"77' - 8" 13' - 10" 14' - 0" 1' - 2" 1 2 ' - 5 " 1 4 ' - 0 " 1 5 ' - 0 " 3 7 ' - 7 " 8 ' - 4 " 7 ' - 8 " 5 ' - 0 " 7 ' - 0 " 1 0 ' - 4 " 1 4 ' - 0 " 1 5 ' - 0 " 2 4 ' - 2 1 /4 " 2 6 ' - 0 1 /4 " 4 8 ' - 4 1 /2 " 1 6 ' - 6 " 1 2 ' - 5 1 /4 " 1 ' - 6 3 /4 " 1' - 6" 4' - 3" 1' - 2" 14' - 0" 13' - 10" 65' - 0 1/2" 26' - 0 1/4" 41' - 0 1/2" 26' - 0 1/4" 48' - 4 1/2" 15' - 4 1/2" 12' - 5 1/4" 1' - 2" 7 ' - 0 " 1 4 ' - 0 " 1 5 ' - 0 " 4 0 ' - 1 0 1 /4 " 2 3 ' - 1 1 1 /4 " 7 0 ' - 4 3 /4 " 2 6 ' - 0 1 /4 " 4 8 ' - 4 1 /2 " 1 0 ' - 2 3 /4 " 6 3 ' - 1 1 " 1 ' - 1 0 1 /4 " 1' - 10 1/4" 4' - 2 1/2" 17 ' - 1 1 1 / 4 " 8' - 4 1/2" 25' - 0" 51' - 2" 25' - 0" 8' - 4 1/2" 8 ' - 4 1 /2 " 3 7 ' - 3 " 1 2 ' - 0 3 /4 " 1 2 ' - 1 3 /4 " 8 ' - 4 1 /2 " 1 7 ' - 1 1 1 /4 " PRIVATE PATIOS 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 1" = 20'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 LEVEL 3 03/28/22 Author 21-036 ADR 1.031" = 20'-0"ADR 1.03 1 LEVEL 3 - DESIGN REVIEW 20'40'10' GRAPHIC SCALE: 1" = 20'-0" 41 42 1 1 1 1 1 1 2 2 ADR 3.02 ADR 3.02 ADR 3.03 ADR 3.03 ADR 3.01 ADR 3.01 ADR 3.00 ADR 3.00 1 1 2 2 UNIT B.1 UNIT B.1 UNIT B.1 UNIT B.2 UNIT B.1 UNIT D.1 UNIT B.2 UNIT D.1 UNIT B.2UNIT B.2 UNIT B.2 UNIT B.2 UNIT B.2 UNIT D.1 UNIT D.3 UNIT B.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT A.1 UNIT D.4 UNIT D.4 UNIT B.1 UNIT B.1 UNIT B.6 TRASH UNIT D.4 UNIT B.4 UNIT D.4 MEP MEP MEP MEP MEP MEP ELEV 1 STAIR A STAIR B UNIT D.1 UNIT A.1 UNIT B.1 UNIT B.2UNIT D.1 UNIT D.2 ELEV 2 UNIT A.2 UNIT B.5 UNIT B.3 MEP UNIT C.1 UNIT C.1 UNIT C.1 UNIT C.1 UNIT C.1 UNIT C.1 UNIT C.1 UNIT C.1UNIT C.1 UNIT C.1 UNIT B.4UNIT B.5 UNIT B.5 UNIT B.4 UNIT D.3 UNIT D.3 12' - 1 3/4" 12' - 0 3/4" 12' - 4 3/4" 13' - 10" 14' - 0" 1' - 3" 5' - 0" 16' - 0" 25' - 0" 51' - 2"77' - 8" 13' - 10" 14' - 0" 1' - 2" 1 2 ' - 5 " 1 4 ' - 0 " 1 5 ' - 0 " 3 7 ' - 7 " 8 ' - 4 " 7 ' - 8 " 5 ' - 0 " 7 ' - 0 " 1 0 ' - 4 " 1 4 ' - 0 " 1 5 ' - 0 " 2 4 ' - 2 1 /4 " 2 6 ' - 0 1 /4 " 4 8 ' - 4 1 /2 " 1 6 ' - 6 " 1 2 ' - 5 1 /4 " 1 ' - 6 3 /4 " 1' - 6" 4' - 3" 1' - 2" 14' - 0" 13' - 10" 65' - 0 1/2" 26' - 0 1/4" 41' - 0 1/2" 26' - 0 1/4" 48' - 4 1/2" 15' - 4 1/2" 12' - 5 1/4" 1' - 2" 7 ' - 0 " 1 4 ' - 0 " 1 5 ' - 0 " 4 0 ' - 1 0 1 /4 " 2 3 ' - 1 1 1 /4 " 7 0 ' - 4 3 /4 " 2 6 ' - 0 1 /4 " 4 8 ' - 4 1 /2 " 1 0 ' - 2 3 /4 " 6 3 ' - 1 1 " 1 ' - 1 0 1 /4 " 1' - 10 1/4" 4' - 2 1/2" 1 7 ' - 1 1 1 /4 " 8' - 4 1/2" 25' - 0" 51' - 2" 25' - 0" 8' - 4 1/2" 3 7 ' - 3 " 1 2 ' - 0 3 /4 " 1 2 ' - 1 3 /4 " 8 ' - 4 1 /2 " 1 7 ' - 1 1 1 /4 " 4 5 ' - 1 1 " 1 0 ' - 5 " 8 ' - 4 1 /2 " 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 1" = 20'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 LEVEL 4-7 03/28/22 Author 21-036 ADR 1.041" = 20'-0"ADR 1.04 1 LEVEL 4-7 TYP. - DESIGN REVIEW 20'40'10' GRAPHIC SCALE: 1" = 20'-0" 43 44 AD A AD A V A N AD A AD A VAN AD A S1 D C C C C B1 B1 B1 B 1 B 1 B1 A A A A S1 S1 S1 S1 S1 S1 S1 S1 S1 S1 S1 S1 S1 C D C C C C C C B1 C C C C C CC B1 C C C D D C C B1 B1 B1 B1 B1 B1 B1 B1 B1 C B1B1B1B1B1 C A B1 D B1 B1 B 1 B1 B 1 B 1 C LIGHTING LEGEND A A. GROUND UPLIGHT MFR: WAC LIGHTING MODEL: WAC462206 COLOR: BRONZE MOUNTING HEIGHT: EXTERIOR FINISH GRADE B. RECESSED CAN MFR: DELTA MODEL: REO: MINI X DELTA LIGHT COLOR: TRIM MOUNTING HEIGHT: VARIES B1: CANOPY HEIGHT -9'-3" B2: L2 OVERHANG -9'-0" C. WALL-MOUNTED SCONCE, DOWN MFR: HINKLEY MODEL: LED TAPER SCONCE, LARGE COLOR: BLACK MOUNTING HEIGHT: 9'-3" S1. PEDESTRIAN LIGHT POLE MFR: STREETSCAPE GROUB MODEL: K204-P2GS-III-40(SSL)-7042-120(MT)-KPL10 COLOR: BLACK (PER CITY OF TUKWILA DESIGN STANDARDS) B C D. WALL-MOUNTED SCONCE, UP-DOWN MFR: TBD MODEL: TBD COLOR: BLACK MOUNTING HEIGHT: 9'-3" D 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 As indicated PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 EXTERIOR LIGHTING PLAN 03/28/22 Author 21-036 ADR 1.101" = 20'-0"ADR 1.10 1 PRELIMINARY EXTERIOR LIGHTING PLAN 20'40'10' GRAPHIC SCALE: 1" = 20'-0" 45 46 AD A AD A V A N AD A AD A VAN AD A AD A AD A V A N AD A AD A VAN AD A 4 5 ' - 0 " 4 0 ' - 0 " 4 0 ' - 0 " 2 2 ' - 6 " 3 0 ' - 0 " 2 8 ' - 1 0 " 68' - 0"26' - 6"27' - 4"40' - 0" 2 9 ' - 0 " T Y P . 6 ' - 0 " TYP. 6' - 9 7/16" OVERALL FACADE LENGTH 201' - 4" O V E R A L L F A C A D E L E N G T H 4 0 ' - 9 " O V E R A L L F A C A D E L E N G T H 2 7 3 ' - 1 1 1 /2 " SOUTH FACADE: OVERALL LENGTH = 201.75' X 75% = 151.25' WEATHER PROTECTION COVERAGE REQUIRED (68'+26.5'+27.33'+40' ) = 161.83'WEATHER PROTECTION PROVIDED WEST FACADE: OVERALL LENGTH = 274' X 75% = 205.5' WEATHER PROTECTION COVERAGE REQUIRED (45'+40'+40'+22.5'+28.83'+30') = 206.33' WEATHER PROTECTION PROVIDED SOUTHWEST CORNER FACADE: OVERALL LENGTH = 40.75' x 75% = 30.56' WEATHER PROTECTION REQUIRED 29' WEATHER PROTECTION PROVIDED EAST FACADE: OVERALL LENGTH: 164'-7 1/2" X 75% = 123.46' WEATHER PROTECTION REQUIRED (25.5+48.58'+51.25' ) = 125.42'WEATHER PROTECTION PROVIDED PER TMC 18.28.160(B)(3) -MIN 6' WIDE WEATHER PROTECTION MUST BE PROVIDED ALONG 75% OF THE FACADE 'ORIENTED TO THE STREET' O V E R A L L F A C A D E L E N G T H 1 6 4 ' - 7 1 /2 " 5 1 ' - 4 " 4 8 ' - 7 " 2 5 ' - 6 " FF EL 25'-5" AREA : 49,620 SF AREAS OF NON-DETENTION AREAS OF NON-DENENTION, FF EL.27'-6" AREAS OF NON-DENENTION, FF EL. 27'-6" BAKER BLVD AN D O V E R P A R K E CH R I S T E N S E N R D VOLUME OF RETENTION : 53,642 CU FT FREE AREA FOR WATER INGRESS/EGRESS FREE AREA FOR WATER INGRESS/EGRESS FREE AREA FOR WATER INGRESS/EGRESS FREE AREA FOR WATER INGRESS/EGRESS FREE AREA FOR WATER INGRESS/EGRESS RAMP UP BASE FLOOD ELEVATION: 26'-6" AREA OF RETENTION: 49, 620 SF @ EL 25'-5" VOLUME RETENTION = 53,642 CU FT 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 1" = 40'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 SITE DIAGRAMS 03/28/22 Author 21-036 ADR 1.30 1" = 40'-0"ADR 1.30 1 LEVEL 1 - OVERHEAD PROTECTION @ GRADE 1" = 40'-0"ADR 1.30 2 LEVEL 1 - FLOODPLAIN DETENTION 47 48 AD A AD A V A N AD A AD A VAN AD A AD A V A N A D A AD A AD A AD A 1 OPEN SPACE PROVIDED: 1: 1,812 SF 2 OPEN SPACE PROVIDED: 2: 1,666 SF 4 3 OPEN SPACE PROVIDED: 3: 12,288 SF 4: 2,540 SF TOTAL OPEN SPACE: 1,812 + 1,666 + 12,288 + 2,540 = 18,306 SF 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 1" = 40'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 OPEN SPACE DIAGRAMS 07/30/22 Author 21-036 ADR 1.31 1" = 40'-0"ADR 1.31 1 LEVEL 1 - OPEN SPACE 1" = 40'-0"ADR 1.31 2 LEVEL 2 - OPEN SPACE 1" = 40'-0"ADR 1.31 3 LEVEL 3 - OPEN SPACE 49 50 LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 LEVEL 7 ROOF LEVEL 10 ' - 0 " 1 0 ' - 0 " 9' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 68 ' - 6 " T Y P E I A T Y P E V A STAIR OVERRUN ELEVATOR OVERRUN METAL VENT SHROUD, PTD. TYP ELEVATOR OVERRUN FIBER CEMENT PANEL FIBER CEMENT LAP SIDING WHITE VINYL WINDOWS, TYP PTAC GRILL, TYP FIBER CEMENT TRIM BOLT-ON CANOPY, 6' WIDTH, TYP. FIBER CEMENT TRIM, TYP. FIBER CEMENT TRIM, TYP. METAL COPING, TYP. METAL COPING, TYP. EXTERIOR SIGNAGE GLAZING SYSTEM, BLACK, TYP CEMENT BREEZEBLOCK CONCRETE W/ SCORING LINES EXTERIOR LIGHTING BOLT ON CANOPY/WEATHER PROTECTION, 6' WIDTH, TYP. FIBER CEMENT PANELVERTICAL TRELLIS WITH CLIMBING VINES VERTICAL TRELLIS WITH CLIMBING VINES DR 1 DR 1 DR 1 LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 LEVEL 7 ROOF LEVEL 10 ' - 0 " 1 0 ' - 0 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 68 ' - 6 " T Y P E I A T Y P E V A ELEVATOR OVERRUN METAL VENT SHROUD, PTD. TYP STAIR OVERRUN ELEVATOR OVERRUN FIBER CEMENT PANELFIBER CEMENT LAP SIDING WHITE VINYL WINDOWS, TYP PTAC GRILL, TYP FIBER CEMENT TRIM BOLT-ON CANOPY, 6' WIDTH, TYP. FIBER CEMENT TRIM, TYP. FIBER CEMENT TRIM, TYP. METAL COPING, TYP.FIBER CEMENT PANEL GLAZING SYSTEM, BLACK, TYPCEMENT BREEZEBLOCKCONCRETE W/ SCORING LINES EXTERIOR LIGHTING BOLT ON CANOPY/WEATHER PROTECTION, 6' WIDTH, TYP. PERFORATED GARAGE DOOR, BLACK FIBER CEMENT TRIM PARKING GARAGE SIGNAGE EXTERIOR LIGHTING FIBER CEMENT TRIMDIRECTIONAL SIGNAGE FOR PARKING RAMP FIBER CEMENT PANEL FIBER CEMENT PANEL DR 1 DR 1 DR 1 VERTICAL TRELLIS DR 1 FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS ROOKWOOD SASH GREEN SW 2810 FIBER CEMENT LAP SIDING SHERWIN WILLIAMS PEPPERCORN SW 7674 FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS SNOWBOUND SW 7004 BREAK METAL COPING SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 CONCRETE STEM WALL AND COLUMNS CONCRETE BREEZE BLOCK NATURAL COLOR BOLT-ON ALUMINUM CANOPY BLACK WHITE VINYL WINDOWS INTEGRATED PTAC SYSTEM ARCHITECTURAL PTAC GRILL PAINTED; SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 STREET LEVEL GLAZING SYSTEM BLACK MULLIONS DR 1 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 12" = 1'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 BUILDING ELEVATIONS 03/28/22 Author 21-036 ADR 3.00 12" = 1'-0"ADR 3.00 1 BUILDING ELEVATION - SOUTH 12" = 1'-0"ADR 3.00 2 BUILDING ELEVATION - EAST 51 52 LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 LEVEL 7 ROOF LEVEL 10 ' - 0 " 1 0 ' - 0 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 68 ' - 6 " T Y P E I A T Y P E V A ELEVATOR OVERRUN METAL VENT SHROUD, PTD. TYP STAIR OVERRUN ELEVATOR OVERRUN FIBER CEMENT PANELFIBER CEMENT LAP SIDING WHITE VINYL WINDOWS, TYP PTAC GRILL, TYPFIBER CEMENT TRIM BOLT-ON CANOPY, 6' WIDTH, TYP. FIBER CEMENT TRIM, TYP. FIBER CEMENT TRIM, TYP. METAL COPING, TYP. METAL COPING, TYP. GLAZING SYSTEM, BLACK, TYPCEMENT BREEZEBLOCK CONCRETE W/ SCORING LINES EXTERIOR LIGHTINGPERFORATED GARAGE DOOR, BLACK FIBER CEMENT TRIM EXTERIOR LIGHTING FIBER CEMENT TRIM FIBER CEMENT PANEL FIBER CEMENT TRIM FIBER CEMENT PANEL FIBER CEMENT PANEL LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 LEVEL 7 ROOF LEVEL 10 ' - 0 " 1 0 ' - 0 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 68 ' - 6 " T Y P E I A T Y P E V A METAL VENT SHROUD, PTD. TYP ELEVATOR OVERRUN FIBER CEMENT PANEL WHITE VINYL WINDOWS, TYP PTAC GRILL, TYP FIBER CEMENT TRIM FIBER CEMENT LAP SIDING TYP. FIBER CEMENT TRIM, TYP. METAL COPING, TYP. METAL COPING, TYP. GLAZING SYSTEM, BLACK, TYP CEMENT BREEZEBLOCK CONCRETE W/ SCORING LINES EXTERIOR LIGHTING FIBER CEMENT TRIM EXTERIOR LIGHTING FIBER CEMENT PANEL FIBER CEMENT TRIM FIBER CEMENT PANEL STAIR OVERRUN BOLT ON METAL CANOPY, 6' WDITH, TYP. BLACK BOLT ON METAL CANOPY, 6' WDITH, TYP. BLACK FIBER CEMENT PANEL ELEVATOR OVERRUN WHITE VINYL WINDOWS, TYP CEMENT BREEZEBLOCK FIBER CEMENT TRIM GLAZING SYSTEM, BLACK, TYP DR 1 DR 1 DR 1 VERTICAL TRELLIS WITH CLIMBING VINES VERTICAL TRELLIS WITH CLIMBING VINES DR 1 FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS ROOKWOOD SASH GREEN SW 2810 FIBER CEMENT LAP SIDING SHERWIN WILLIAMS PEPPERCORN SW 7674 FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS SNOWBOUND SW 7004 BREAK METAL COPING SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 CONCRETE STEM WALL AND COLUMNS CONCRETE BREEZE BLOCK NATURAL COLOR BOLT-ON ALUMINUM CANOPY BLACK WHITE VINYL WINDOWS INTEGRATED PTAC SYSTEM ARCHITECTURAL PTAC GRILL PAINTED; SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 STREET LEVEL GLAZING SYSTEM BLACK MULLIONS DR 1 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 12" = 1'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 BUILDING ELEVATIONS 03/28/22 Author 21-036 ADR 3.01 12" = 1'-0"ADR 3.01 1 BUILDING ELEVATION - NORTH 12" = 1'-0"ADR 3.01 2 BUILDING ELEVATION - WEST 53 54 LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 LEVEL 7 ROOF LEVEL 10 ' - 0 " 1 0 ' - 0 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 68 ' - 6 " T Y P E I A T Y P E V A METAL VENT SHROUD, PTD. TYP ELEVATOR OVERRUN PTAC GRILL, TYP FIBER CEMENT LAP SIDING TYP. METAL COPING, TYP. METAL COPING, TYP. FIBER CEMENT TRIM FIBER CEMENT PANEL STAIR OVERRUN FIBER CEMENT PANEL WHITE VINYL WINDOWS, TYP FIBER CEMENT PANEL FIBER CEMENT TRIM FIBER CEMENT LAP SIDING TYP. LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 LEVEL 7 ROOF LEVEL 10 ' - 0 " 1 0 ' - 0 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 68 ' - 6 " T Y P E I A T Y P E V A ELEVATOR OVERRUN PTAC GRILL, TYP FIBER CEMENT LAP SIDING TYP. METAL COPING, TYP. FIBER CEMENT TRIM FIBER CEMENT PANEL STAIR OVERRUN WHITE VINYL WINDOWS, TYP FIBER CEMENT LAP SIDING TYP. FIBER CEMENT PANEL FIBER CEMENT LAP SIDING FIBER CEMENT TRIM FIBER CEMENT TRIM FIBER CEMENT PANEL WHITE VINYL WINDOWS, TYP FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS ROOKWOOD SASH GREEN SW 2810 FIBER CEMENT LAP SIDING SHERWIN WILLIAMS PEPPERCORN SW 7674 FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS SNOWBOUND SW 7004 BREAK METAL COPING SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 CONCRETE STEM WALL AND COLUMNS CONCRETE BREEZE BLOCK NATURAL COLOR BOLT-ON ALUMINUM CANOPY BLACK WHITE VINYL WINDOWS INTEGRATED PTAC SYSTEM ARCHITECTURAL PTAC GRILL PAINTED; SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 STREET LEVEL GLAZING SYSTEM BLACK MULLIONS DR 1 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 12" = 1'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 BUILDING ELEVATIONS 03/28/22 Author 21-036 ADR 3.02 12" = 1'-0"ADR 3.02 1 BUILDING ELEVATION - COURTYARD NORTH 12" = 1'-0"ADR 3.02 2 BUILDING ELEVATION - COURTYARD EAST 55 56 LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 LEVEL 7 ROOF LEVEL 10 ' - 0 " 1 0 ' - 0 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 68 ' - 6 " T Y P E I A T Y P E V A METAL VENT SHROUD, PTD. TYP ELEVATOR OVERRUN PTAC GRILL, TYP FIBER CEMENT LAP SIDING TYP.METAL COPING, TYP. FIBER CEMENT TRIM FIBER CEMENT PANEL FIBER CEMENT PANEL WHITE VINYL WINDOWS, TYP FIBER CEMENT PANEL FIBER CEMENT TRIM FIBER CEMENT LAP SIDING TYP. LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 LEVEL 7 ROOF LEVEL 10 ' - 0 " 1 0 ' - 0 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 9 ' - 6 " 68 ' - 6 " T Y P E I A T Y P E V A PTAC GRILL, TYP FIBER CEMENT LAP SIDING TYP. METAL COPING, TYP. WHITE VINYL WINDOWS, TYP FIBER CEMENT PANEL FIBER CEMENT PANEL WHITE VINYL WINDOWS, TYP FIBER CEMENT LAP SIDING TYP. ELEVATOR OVERRUN FIBER CEMENT PANEL FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS ROOKWOOD SASH GREEN SW 2810 FIBER CEMENT LAP SIDING SHERWIN WILLIAMS PEPPERCORN SW 7674 FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 FIBER CEMENT PANEL FIBER CEMENT TRIM SHERWIN WILLIAMS SNOWBOUND SW 7004 BREAK METAL COPING SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 CONCRETE STEM WALL AND COLUMNS CONCRETE BREEZE BLOCK NATURAL COLOR BOLT-ON ALUMINUM CANOPY BLACK WHITE VINYL WINDOWS INTEGRATED PTAC SYSTEM ARCHITECTURAL PTAC GRILL PAINTED; SHERWIN WILLIAMS BLACK OF NIGHT SW 6993 STREET LEVEL GLAZING SYSTEM BLACK MULLIONS DR 1 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 12" = 1'-0" PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 BUILDING ELEVATIONS 03/28/22 Author 21-036 ADR 3.03 12" = 1'-0"ADR 3.03 1 BUILDING ELEVATION - COURTYARD SOUTH 12" = 1'-0"ADR 3.03 2 BUILDING ELEVATION - COURTYARD WEST 57 58 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 PERSPECTIVE RENDERINGS 07/30/22 Author 21-036 ADR 4.01 MAIN LOBBY PERSPECTIVE 59 60 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 PERSPECTIVE RENDERINGS 07/30/22 Author 21-036 ADR 4.02 BAKER BLVD. / MAIN LOBBY PERSPECTIVE 61 62 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 PERSPECTIVE RENDERINGS 07/30/22 Author 21-036 ADR 4.03 CHRISTENSEN ST. CORNER PERSPECTIVE 63 64 9776 STATE OF WASHINGTON CHAD A. LORENTZ ARCHITECT REGISTERED license consultant logo project name 04.06.2022D.R. -DRAFT submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 08.01.2022D.R. - CORR #1 DR1 PROSE SOUTHCENTER 500 BAKER BLVD. TUKWILA, WA 98188 PERSPECTIVE RENDERINGS 08/01/22 Author 21-036 ADR 4.04 ANDOVER RETAIL PERSPECTIVE 65 66 ADAADAVANADAADA VANUP U P ADA 10+5011+0011+5012+0012+5013+0013+5014+0014+5014+5420+0020+5021+00 2 1 + 5 0 2 2 + 0 0 2 2 + 5 0 2 3 + 0 0 30+00 30+50 31+00 31+50 32+00 32+50 33+00 33+50 34+00 SSS FIRE W W W FIRE S D S D S D S D S D S D S D S D S D S D S D S D S D 30+61 31+00 32+00 32+57 DRNDRNDRNDRNDRND R N D R N D R N D R N DRN D R N D R N DRN D R N D R N D R N DRNDRN D R N D R N DRNDRNDRNDRNDRNDRNDRNDRNDRNDRN D R N D R N D R N D R N D R N D R N D R N D R N D R N D R N D R N D R N DRNDRNDRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRN DRNDRNDRN WWWWWWW W W W W W W W W W W W W W W W B A K E R B L V D ANDOVER PARK E CHRISTENSEN RD PLANTIN* AT *RADE :SHR8BS AND *RO8NDCOVER  SITE BENCH BIKE RACKS HI*H CIP CONC RAISEDPLANTER )RA0E T<P  ;  #  OC AND   0IN)RO0 BACK C8RB ;  SCORED CONCRETESIDE:ALK PER COT STANDARDS ED*E O) B8ILDIN* ABOVE P R O P O S E D 8 T I L I T I E S  R E )  C I V I L  ;  S C O R E D C O N C R E T E S I D E : A L K  P E R C O T S T A N D A R D S E D * E O ) B 8 I L D I N * A B O V E P R O P O S E D S T R E E T T R E E S    O  C  PROPOSED SIDE:ALK TOCONNECT TO E;ISTIN*CORNER RE) CIVIL P R O P O S E D D R I V E : A < : I T H C 8 R B C 8 T  R E )  C I V I L PROPOSED DRIVE:A< :ITHC8RB C8T RE) CIVIL P R O P O S E D D R I V E : A < : I T H C 8 R B C 8 T  R E )  C I V I L P R O P O S E D P E D E S T R I A N R A 0 P A T C O R N E R  R E )  C I V I L P L A N T I N * A T * R A D E :  T R E E  S H R 8 B S A N D * R O 8 N D C O V E R E D * E O ) B 8 I L D I N * A B O V E PROPOSED 8TILITIESRE) CIVIL P R O P O S E D L I * H T P O L E S  R E )  C I V I L B I K E R A C K S P L A N T I N * A T * R A D E :  S H R 8 B S A N D * R O 8 N D C O V E R   S I T E B E N C H P R O P O S E D P L A N T I N * A T * R A D E :  S T R E E T T R E E S  S H R 8 B S A N D * R O 8 N D C O V E R  ;  SCORED CONCRETESIDE:ALK PER COT STANDARDS  HI*H CIP CONC R A I S E D PLANTER )RA0E T<P  ;  #  OC AND    0 I N  )RO0 BACK C 8 R B :ATER )EAT8RESEE SITE ELE0ENTSLE*END ON LED*E O) CANOP< ABOVE STEPS 8P RE) ARCH RA0P 8P RE) ARCHSTEPS 8P RE) ARCH RA0P 8P RE) ARCH R A I S E D P L A N T E R * R E E N S C R E E N P A N E L :  C L I 0 B I N * V I N E S  T < P  * R E E N S C R E E N P A N E L :  C L I 0 B I N * V I N E S  T < P  D R 1 D R 1 D R 1 D R 1 D R 1 D R 1 D R 1 D R 1 D R 1 DR1 * E N E R A L N O T E S   S E E L     S H E E T S E R I E S ) O R A D D I T I O N A L P L A N S A N D I N ) O R 0 A T I O N    S E E L     S H E E T ) O R S C H E D 8 L E S  N O T E S  A N D D E T A I L S    A L L P L A N T I N * I N P 8 B L I C R  O  :  S H A L L B E P E R C I T < O ) T 8 K : I L A S T A N D A R D P L A N S A N D S P E C I ) I C A T I O N S    A L L P L A N T I N * A R E A S T O R E C E I V E I R R I * A T I O N S < S T E 0 T H A T I N C L 8 D E S T R A D I T I O N A L I R R I * A T I O N H E A D S A N D  O R D R I P I R R I * A T I O N  S L E E V I N *  L A T E R A L S  C O N T R O L V A L V E S  * A T E V A L V E S A N D 4 8 I C K C O 8 P L E R S    0 A S T E R C O N T R O L L E R T O B E L O C A T E D I N B 8 I L D I N * D 8 R I N * C O N S T R 8 C T I O N D O C 8 0 E N T P H A S E  GROUNDPLANE LANDSCAPE PLAN1"=20'1 N O R T H 4 0 ' 2 0 ' 0 l i c e n s e c o n s u l t a n t l o g o p r o j e c t n a m e s u b m i t t a l s / r e v i s i o n s d r a w i n g t i t l e D A T E S C A L E D R A W N J O B # d r a w i n g i n f o r m a t i o n © 2 0 2 2 U r b a l A r c h i t e c t u r e , P L L C U r b a l A r c h i t e c t u r e , P L L C r e s e r v e s c o m m o n l a w c o p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h i s d o c u m e n t . A l l d r a w n a n d w r i t t e n i n f o r m a t i o n i n c o r p o r a t e d h e r e i n , i s a n i n s t r u m e n t o f U r b a l A r c h i t e c t u r e P L L C ' s p r o f e s s i o n a l p r a c t i c e a n d s h a l l n o t t o b e u s e d i n w h o l e o r i n p a r t w i t h o u t t h e w r i t t e n a u t h o r i z a t i o n o f U r b a l A r c h i t e c t u r e , P L L C . c o p y r i g h t 1 " = 2 0 ' - 0 " P R O S E S O U T H C E N T E R 0 4 / 0 1 / 2 0 2 2 V W , C S 2 2 - 0 0 1 0 4 . 0 6 . 2 0 2 2 D . R . - D R A F T 0 8 . 0 1 . 2 0 2 2 D . R . - C O R R # 1 D R 1 5 0 0 B A K E R B L V D . T U K W I L A , W A 9 8 1 8 8 G R O U N D P L A N E L A N D S C A P E P L A N A D R L 1 . 0 0 6 7 68 UP U P PRIVACY SCREENS INBETWEEN PRIVATE PATIOS RAISED INTEGRATED CONCRETEPLANTERS W/ TREES, SHRUBS &GROUNDCOVER PERGOLA W/6'-SITE BENCH BELOW OUTDOOR KITCHEN W/BBQ, SINK, AND COUNTER 2 ' X 2 ' P E D E S T A L P A V E R S 6 ' - S I T E B E N C H 3 6 " C O N C R E T E F I R E B O W L A R T I F I C I A L L A W N INDEPENDENT RAISEDPLANTER WITH FEATURE TREE P R I V A T E P A T I O S : 2 ' X 2 ' P E D E S T A L P A V E R S P R I V A C Y S C R E E N C O B B L E G E N E R A L N O T E S 1 . S E E L 1 . 0 0 S H E E T S E R I E S F O R A D D I T I O N A L P L A N S A N D I N F O R M A T I O N . 2 . S E E L 2 . 0 0 S H E E T F O R S C H E D U L E S , N O T E S , A N D D E T A I L S . 3 . A L L P L A N T I N G I N P U B L I C R . O . W . S H A L L B E P E R C I T Y O F T U K W I L A S T A N D A R D P L A N S A N D S P E C I F I C A T I O N S . 4 . A L L P L A N T I N G A R E A S T O R E C E I V E I R R I G A T I O N S Y S T E M T H A T I N C L U D E S T R A D I T I O N A L I R R I G A T I O N H E A D S A N D / O R D R I P I R R I G A T I O N , S L E E V I N G , L A T E R A L S , C O N T R O L V A L V E S , G A T E V A L V E S A N D Q U I C K C O U P L E R S . 5 . M A S T E R C O N T R O L L E R T O B E L O C A T E D I N B U I L D I N G D U R I N G C O N S T R U C T I O N D O C U M E N T P H A S E . LEVEL 3 LANDSCAPE PLAN1"=20'1 N O R T H 4 0 ' 2 0 ' 0 L E V E L 3 L A N D S C A P E P L A N A D R l i c e n s e c o n s u l t a n t l o g o p r o j e c t n a m e s u b m i t t a l s / r e v i s i o n s d r a w i n g t i t l e D A T E S C A L E D R A W N J O B # d r a w i n g i n f o r m a t i o n © 2 0 2 2 U r b a l A r c h i t e c t u r e , P L L C U r b a l A r c h i t e c t u r e , P L L C r e s e r v e s c o m m o n l a w c o p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h i s d o c u m e n t . A l l d r a w n a n d w r i t t e n i n f o r m a t i o n i n c o r p o r a t e d h e r e i n , i s a n i n s t r u m e n t o f U r b a l A r c h i t e c t u r e P L L C ' s p r o f e s s i o n a l p r a c t i c e a n d s h a l l n o t t o b e u s e d i n w h o l e o r i n p a r t w i t h o u t t h e w r i t t e n a u t h o r i z a t i o n o f U r b a l A r c h i t e c t u r e , P L L C . c o p y r i g h t 1 " = 2 0 ' - 0 " P R O S E S O U T H C E N T E R 0 4 / 0 1 / 2 0 2 2 V W , C S 2 2 - 0 0 1 0 4 . 0 6 . 2 0 2 2 D . R . - D R A F T 0 8 . 0 1 . 2 0 2 2 D . R . - C O R R # 1 D R 1 5 0 0 B A K E R B L V D . T U K W I L A , W A 9 8 1 8 8 L 1 . 0 1 6 9 70 license consultant logo project name submittals/revisions drawing title DATE SCALE DRAWN JOB # drawing information © 2022 Urbal Architecture, PLLC Urbal Architecture, PLLC reserves common law copyright and other property rights in this document. All drawn and written information incorporated herein, is an instrument of Urbal Architecture PLLC's professional practice and shall not to be used in whole or in part without the written authorization of Urbal Architecture, PLLC. copyright 1" = 20'-0" PROSE SOUTHCENTER 04/01/2022 VW, CS 22-001 04.06.2022D.R. - DRAFT 08.01.2022D.R. - CORR #1 DR1 500 BAKER BLVD. TUKWILA, WA 98188 OVERALL RENDERED LANDSCAPE PLAN 1"=20'1 NORTH 40'20'0 OVERALL RENDERED LANDSCAPE PLAN ADR L1.10 71 72 STREET TREESQTYBOTANICAL / COMMON NAME S I Z E 20PARROTIA PERSICA / PERSIAN PARROTIA 2 . 5 " C A L . 5RHAMNUS PURSHIANA / CASCARA 2 . 5 " C A L . DECIDUOUS TREESQTYBOTANICAL / COMMON NAME S I Z E 5ACER CIRCINATUM / VINE MAPLE 1 " C A L . 4CORNUS KOUSA / KOUSA DOGWOOD 1 " C A L . 10GINKGO BILOBA 'AUTUMN GOLD' TM / AUTUMN GOLD MAIDENHAIR TREE 1 " C A L . CONIFEROUS TREESQTYBOTANICAL / COMMON NAME S I Z E 5PINUS FLEXILIS / LIMBER PINE 6 ` M I N . H T . 1PINUS TORREYANA / TORREY PINE 1 " C A L . SHRUBSQTYBOTANICAL / COMMON NAME S I Z E 17BLECHNUM SPICANT / DEER FERN 2 4 " M I N . H T . 4CLEMATIS ARMANDII 'APPLE BLOSSOM' / EVERGREEN CLEMATIS 3 0 " M I N . H T . 134CORNUS SERICEA 'KELSEYI' / KELSEY'S DWARF RED TWIG DOGWOOD 2 4 " M I N . H T . 11ILEX CRENATA 'SKY PENCIL' / SKY PENCIL JAPANESE HOLLY 4 ` M I N . H T . 186LAVANDULA ANGUSTIFOLIA / ENGLISH LAVENDER 1 8 " M I N . H T . 31MAHONIA NERVOSA / OREGON GRAPE 2 4 " M I N . H T . 42NANDINA DOMESTICA `MOON BAY` / MOON BAY HEAVENLY BAMBOO 2 4 " M I N . H T . 10NANDINA DOMESTICA 'GULF STREAM' TM / GULF STREAM HEAVENLY BAM B O O 2 4 " M I N . H T . 47POLYSTICHUM MUNITUM / WESTERN SWORD FERN 2 4 " M I N . H T . 36ROSMARINUS OFFICINALIS / ROSEMARY 1 8 " M I N . H T . 143SARCOCOCCA HOOKERIANA DIGYNA 'PURPLE STEM' / PURPLE STEM SWEE T B O X 2 4 " M I N . H T . 103SPIRAEA JAPONICA 'GOLDFLAME' / GOLDFLAME JAPANESE SPIREA 1 8 " M I N . H T . 44VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY 2 4 " M I N . H T . VINESQTYBOTANICAL / COMMON NAME S I Z E 12CLEMATIS ARMANDII / EVERGREEN CLEMATIS 1 G A L . GROUND COVERSQTYBOTANICAL / COMMON NAME S I Z E S P A C I N G 380AJUGA REPTANS / CARPET BUGLE 1 G A L . 1 2 " o . c . 389ASARUM CANADENSE / WILD GINGER 1 G A L . 1 2 " o . c . 521LYSIMACHIA NUMMULARIA 'AUREA' / GOLDEN CREEPING JENNY 1 G A L . 1 2 " o . c . 3,716VINCA MINOR / COMMON PERIWINKLE 1 G A L . 1 2 " o . c . PLANTING SCHEDULE S Y M B O L D E S C R I P T I O N S U F A C E - M O U N T E D 6 ' - S I T E B E N C H A T G R O U N D L E V E L ; A P E X B Y F O R M S + S U R F A C E S 2 - B I K E C A P A C I T Y B I K E R A C K ; ' O A H U ' N O - S C R A T C H B I K E R A C K B Y S P O R T W O R K S I N T E G R A T E D 6 ' - S I T E B E N C H A T L E V E L 3 L A N D S C A P E L E G E N D W A T E R F E A T U R E ; G O L D C R E E K B A S A L T C O L U M N S F O R W A T E R F E A T U R E E S A N D M E X I C A N E A C H C O B B L E F R O M C O V E R A L L S T O N E . C O L U M N S T O R A N G E I N H E I G H T F R O M 2 ' - 6 " T O 5 ' - 0 " . R E S E R V O I R K I T ' H B B K 1 ' F R O M E A S Y P R O P O N D P R O D U C T S O R A P P R O V E D E Q U A L . O U T D O O R K I T C H E N ; G A S B B Q G R I L L , S I N K , C O U N T E R 3 6 " W O K C O N C R E T E F I R E B O W L , G A S S O U R C E ; B Y T H E F I R E P I T C O L L E C T I O N O R A P P R O V E D E Q U A L . I N D E P E N D E N T R A I S E D C O N C . P L A N T E R ; 6 ' D I A . A T L E V E L 3 T R E L L I S S T R U C T U R E F I N I S H / C O L O R / N O T E S T Y P E C O D E P A V I N G / S U R F A C I N G S C H E D U L E C O N C R E T E P A V I N G 2 ' X 2 ' P E D E S T A L P A V E R S ; ' T E X A D A ' B Y A B B O T S F O R D , C O L O R ' N A T U R A L ' S Y M B O L C O B B L E 1 " T O 3 " D E C O R A T I V E B L A C K R I V E R C O B B L E , A T 6 " D E P T H . P R O V I D E E D G I N G ( W / D R A I N A G E P E R F O R A T I O N S ) A T E D G E S A D J A C E N T T O P E D E S T A L P A V E R S C O N C R E T E P A V E R S A R T I F I C I A L T U R F ' F O R E V E R L A W N L A N D S C A P E F U S I O N ' B Y F O R E V E R L A W N S C O R E D C O N C R E T E P A V I N G P E R C O T S T A N D A R D S P L A N T I N G N O T E S 1 . A L L P L A N T I N G A R E A S O N T H E G R O U N D - P L A N E ( A L L R . O . W . , P L A N T E R S , E T C . ) S H A L L H A V E A T R A D I T I O N A L I R R I G A T I O N S Y S T E M T O B E I N T E G R A T E D W I T H A C O N T R O L L E R . R A I N S E N S O R S A N D O T H E R E Q U I P M E N T W I L L B E I N C O R P O R A T E D I N T O D E S I G N T O M A X I M I Z E E F F I C I E N C Y A N D L O W E R O V E R A L L M A I N T E N A N C E . 2 . A L L I N D E P E N D E N T R A I S E D P L A N T E R S S H A L L H A V E D R I P I R R I G A T I O N A N D I N T E G R A T E D W I T H R E S P E C T I V E C O N T R O L L E R . 3 . N O P L A N T S T O B E I N S T A L L E D W I T H I N 2 ' D I A . O F P R O P O S E D S T R E E T T R E E S . 4 . A L L S H R U B S A N D G R O U N D C O V E R S T O B E L A Y E D O U T I N F I E L D A N D A P P R O V E D B Y A L A N D S C A P E A R C H I T E C T P R I O R T O I N S T A L L A T I O N 5 . A M E N D E D S O I L S I N P L A N T E R S T R I P P E R C I T Y O F T U K W I L A S T A N D A R D S . 6 . A L L P L A N T I N G I N P U B L I C R . O . W . S H A L L B E P E R C I T Y O F T U K W I L A S T A N D A R D P L A N S A N D S P E C I F I C A T I O N S . 7 . S E E C I V I L S H E E T S F O R P R O P O S E D G R A D I N G , S T R E E T P R O F I L E S A N D U T I L I T Y L O C A T I O N S . l i c e n s e c o n s u l t a n t l o g o p r o j e c t n a m e s u b m i t t a l s / r e v i s i o n s d r a w i n g t i t l e D A T E S C A L E D R A W N J O B # d r a w i n g i n f o r m a t i o n © 2 0 2 2 U r b a l A r c h i t e c t u r e , P L L C U r b a l A r c h i t e c t u r e , P L L C r e s e r v e s c o m m o n l a w c o p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h i s d o c u m e n t . A l l d r a w n a n d w r i t t e n i n f o r m a t i o n i n c o r p o r a t e d h e r e i n , i s a n i n s t r u m e n t o f U r b a l A r c h i t e c t u r e P L L C ' s p r o f e s s i o n a l p r a c t i c e a n d s h a l l n o t t o b e u s e d i n w h o l e o r i n p a r t w i t h o u t t h e w r i t t e n a u t h o r i z a t i o n o f U r b a l A r c h i t e c t u r e , P L L C . c o p y r i g h t 1 " = 2 0 ' - 0 " P R O S E S O U T H C E N T E R 0 4 / 0 1 / 2 0 2 2 V W , C S 2 2 - 0 0 1 0 4 . 0 6 . 2 0 2 2 D . R . - D R A F T 0 8 . 0 1 . 2 0 2 2 D . R . - C O R R # 1 D R 1 5 0 0 B A K E R B L V D . T U K W I L A , W A 9 8 1 8 8 P L A N T I N G S C H E D U L E A D R L 2 . 0 0 7 3 74 5' MIN 1323REMOVE BINDING FROMTRUNK, PULL BACK BURLAP TOSIDES OF ROOTBALL. EXPOSENO BURLAP TO SURFACEAFTER BACKFILLING MIN 2x WIDTHOF ROOTBALL SCARIFY SUBGRADE AMENDED SOIL FINISH GRADE MULCH: 2" DEPTHALLOW 2" CLEAR FROM TRUNK.TREE ROOTBALL. SET ROOTCROWN 1" ABOVE FINISHGRADE.3" HEIGHT SOIL SAUCER. INSTALLAT EDGE OF PLANTING PIT.(2) 2" DIA WOOD STAKE.ALIGN STAKES TO RESPONDTO PREVAILING WINDS.TREE STAKING TIES2" MAX.12"MIN.11MAX. P O I N T T O P O F S T A K E T O W A R D P R E V A I L I N G W I N D . 12 TREE HEIGHT R E M O V E B I N D I N G F R O M T R U N K , P U L L B A C K B U R L A P T O S I D E S O F R O O T B A L L . E X P O S E N O B U R L A P T O S U R F A C E A F T E R B A C K F I L L I N G M I N 2 x W I D T H O F R O O T B A L L S C A R I F Y S U B G R A D E A M E N D E D S O I L F I N I S H G R A D E M U L C H : 2 " D E P T H A L L O W 2 " C L E A R F R O M T R U N K . T R E E R O O T B A L L . S E T R O O T C R O W N 1 " A B O V E F I N I S H G R A D E . 3 " H E I G H T S O I L S A U C E R . I N S T A L L A T E D G E O F P L A N T I N G P I T . ( 1 ) 2 " D I A W O O D S T A K E D R I V E N T O R E F U S A L . S E C U R E T O T R E E W I T H 2 S T R A N D S N U R S E R Y T A P E . 1 1 M A X . SECTION AT NURSERY LEVEL (POTTED TYP. GROUNDCOVER PLANTEDPLANTS OR ROOTED CUTTINGS)MIN. 2" MULCH FINISH GRADESCARIFIED AMENDED SOILPER LANDSCAPE PLAN SUBGRADE KEEP MULCH CLEARFROM STEMTYP. SPACING W I D T H O F P L A N T I N G P I T = 2 X W I D T H O F R O O T B A L L M I N I M U M S C A R I F Y S U B G R A D E A M E N D E D S O I L F I N I S H G R A D E C L E A R F R O M T R U N K / S T E M M U L C H L A Y E R : 2 " D E P T H . A L L O W 2 " I N N U R S E R Y G R O U N D C O V E R S A T L E V E L G R O W N G R O W N I N N U R S E R Y , P L A N T P L A N T S H R U B S A T 1 " A B O V E L E V E L B A C K F I L L I N G E X P O S E N O B U R L A P T O S U R F A C E A F T E R B U R L A P B A C K T O S I D E S O F R O O T B A L L . R E M O V E B I N D I N G F R O M T R U N K , P U L L 1 M A X . 1 P L A N P L A N T I N G B E D B E D O R P A V I N G E D G E O F P L A N T I N G S P E C I F I E D S P A C I N G , T Y P . S P E C I F I E D S P A C I N G , T Y P . 2 3 SPECIFIED SPACING, TYP. l i c e n s e c o n s u l t a n t l o g o p r o j e c t n a m e s u b m i t t a l s / r e v i s i o n s d r a w i n g t i t l e D A T E S C A L E D R A W N J O B # d r a w i n g i n f o r m a t i o n © 2 0 2 2 U r b a l A r c h i t e c t u r e , P L L C U r b a l A r c h i t e c t u r e , P L L C r e s e r v e s c o m m o n l a w c o p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h i s d o c u m e n t . A l l d r a w n a n d w r i t t e n i n f o r m a t i o n i n c o r p o r a t e d h e r e i n , i s a n i n s t r u m e n t o f U r b a l A r c h i t e c t u r e P L L C ' s p r o f e s s i o n a l p r a c t i c e a n d s h a l l n o t t o b e u s e d i n w h o l e o r i n p a r t w i t h o u t t h e w r i t t e n a u t h o r i z a t i o n o f U r b a l A r c h i t e c t u r e , P L L C . c o p y r i g h t 1 " = 2 0 ' - 0 " P R O S E S O U T H C E N T E R 0 4 / 0 1 / 2 0 2 2 V W , C S 2 2 - 0 0 1 0 4 . 0 6 . 2 0 2 2 D . R . - D R A F T 0 8 . 0 1 . 2 0 2 2 D . R . - C O R R # 1 D R 1 5 0 0 B A K E R B L V D . T U K W I L A , W A 9 8 1 8 8 P L A N T I N G D E T A I L S A D R L 2 . 0 1 R E M O V E A L L B I N D I N G S F R O M T R U N K / S T E M T R A I N V I N E A G A I N S T B U I L D I N G , S C R E E N A N D / O R W A L L M U L C H L A Y E R : 2 " D E P T H . A L L O W 2 " C L E A R F R O M T R U N K / S T E M F I N I S H G R A D E W I D T H O F P L A N T I N G P I T = 2 X W I D T H O F R O O T B A L L T O P S O I L / P L A N T I N G S O I L M I X S C A R I F Y S U B G R A D E S E C T I O N P L A N T V I N E S A T L E V E L G R O W N I N N U R S E R Y B U I L D I N G A N D / O R W A L L 7 5 76 G G G G G G 6 " P I N 5 " P I N 1 0 " P I N 5 " P I N x x x x x x P T P T P V P V P V C B ( T Y P E 1 ) R I M = 2 6 . 5 7 ' I E ( N W ) 4 " D I = 2 5 . 1 2 ' C B ( T Y P E 1 ) R I M = 2 6 . 6 0 ' I E ( S E ) 4 " D I = 2 4 . 2 5 ' I E ( S ) 4 " D I = 2 4 . 0 0 ' C B ( T Y P E 1 ) R I M = 2 7 . 4 4 ' I E ( N ) 4 " C O N C = 2 4 . 9 9 ' C B ( T Y P E 1 ) R I M = 2 6 . 5 5 ' I E ( N ) 6 " D I = 2 4 . 9 5 ' C B ( T Y P E 1 ) R I M = 2 6 . 2 5 ' I E ( N ) 6 " C O N C = 2 4 . 9 5 ' C B ( T Y P E 1 ) R I M = 2 6 . 7 0 ' I E ( W ) 6 " C O N C = 2 5 . 3 5 ' C B ( T Y P E 1 ) R I M = 2 6 . 2 0 ' A D R I M = 1 9 . 6 7 ' S D M H R I M = 2 6 . 8 2 ' ( U N A B L E T O O P E N ) W V L T W V L T 6 6 . 3 ' 81.0' 8 7 . 3 ' 74. 5 ' 57. 7 ' 88.5' 1 3 2 . 5 ' 88.5' 1 3 2 . 5 ' I T E M N O . 1 4 & 1 8 - P I P E L I N E R O W & P A R K I N G E A S E M E N T , R E C . N O . 4 1 0 6 1 5 5 & 9 3 0 3 0 2 1 6 8 7 Δ = 1 8 ° 2 8 ' 5 3 " R = 1 1 8 . 9 5 ' L = 3 8 . 3 7 ' Δ = 9 0 ° 2 3 ' 0 8 " R = 5 0 . 0 0 ' L = 7 8 . 8 8 ' S D S D S D S D S D S D Δ = 8 9 ° 3 0 ' 3 3 " R = 5 0 . 0 0 ' L = 7 8 . 1 1 ' SD SD S D S D C B ( T Y P E 1 ) R I M ( S O L I D ) = 2 6 . 5 2 ' S D S D S D S D S D 6 6 . 6 ' I T E M N O . 1 7 - 3 0 ' W A T E R E A S E M E N T , R E C . 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SCORING PER LSCAPE PLANSCOT STDRS-11NEW STREET TREE W/ TREE PIT PER LSCAPE PLANS (TYP)TREES IN BAKER BLVD AND ANDOVER PARK E SHALL ALL BEABOVE GRADE PLANTER BOXES -SIDEWALK TRANSITION TO EX ADJACENT PROPERTY.SAWCUT TO NEAREST JOINT & MATCH EX GRADE-EX DRIVEWAY CURB CUT TO BE REMOVED & REPLACED W/NEW CURB & GUTTER-REPL EX PAVEMENT AND ANY DISTURBED LANE MARKINGS(TYP). SAWCUT AT LIMITS SHOWN, MATCH EXISTING GRADE COT STDRS-03, RS-13RE-LOCATE EX STREET LIGHT POLE. FINAL LOCATION SHALLBE COORDINATED AFTER SIDEWALK POTHOLING ISCOMPLETE-EX STREET LIGHT/SIGNAL POLE TO REMAIN AND SHALL BEPROTECTED IN PLACE THROUGHOUT CONSTRUCTION-RELOCATE EX BOLLARDS AND WOOD POLE NORTH OFPROPOSED CURB-PROPOSED 6" CURB AND GUTTERADJUST EXISTING LIDS TO FINISHED GRADE-RELOCATE EXISTING FIRE HYDRANT-NEW PEDESTRIAN STREET LIGHT. FINAL LOCATION TO BECOORDINATED AFTER POTHOLING FOR EXISTING UTILITIESIN SIDEWALK IS COMPLETE COTSTANDARDS-4ADJUST EX CB RIM TO FG AT PROPOSED FLOWLINE-EX CURB AND GUTTER ON ANDOVER PARK E FRONTAGE TOREMAIN. NEW CURB AND GUTTER WHERE SHOWN THISSHEET-INSTALL NEW 25' CONC DRIVEWAYCOT STDRS-08BREMOVE AND STORE EX SIGNAGE. REPLACE IN-KIND PRIORTO FINAL ROW IMPROVEMENT WORK-REPLACE EX BICYCLE AND GREEN PAVEMENT MARKINGS-EX POWER, TELECOMMUNICATION, AND WATERINFRASTRUCTURE TO REMAIN-EX ADA RAMPS, CURB, AND SIGNAL LIGHT INFRASTRUCTURETO REMAIN-EX POWER AND TELECOMMUNICATION INFRASTRUCTURE TOREMAIN-SITE BENCH PER LSCAPE PLANS (TYP)-WATER FEATURE PER LSCAPE PLANS-REMOVE AND RE-INSTALL EX 6" CURB WHERE SHOWN ONPLANS-PROPOSED GARAGE LEVEL PARKING (TYP)-123456789101112131415161718192021222324252627CITY OF TUKWILA CONSTRUCTION NOTES:1.ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY.THE PERMITTEEIS REQUIRED TO MAINTAIN A SET OF APPROVED PLANS,SPECIFICATIONS, AND ASSOCIATED PERMITS ON THE JOB SITE. WORK SHALL BEPERFORMED IN ACCORDANCE WITH ALL FEDERAL, STATE, AND LOCAL LAWS.PERMITTEE SHALL APPLY FOR A REVISION FOR ANY WORK NOT ACCORDING TO THE APPROVEDPLANS.2.PERMITTEE/CONTRACTOR SHALL ARRANGE A PRECONSTRUCTION CONFERENCE WITH THE CITY'SINSPECTOR(S), PLANNER, AND URBAN ENVIRONMENTALIST PRIOR TO BEGINNING ANY WORK.3.WORK IN ROADWAYSa.ALL WORK IN ROADWAYS SHALL MEET TMC 11 AND THE FOLLOWING:b.PRIOR TO ANY ACTIVITY IN CITY RIGHT-OF-WAY, THE PERMITTEE SHALL PROVIDE THE CITY ATRAFFIC CONTROL PLAN FOR REVIEW AND APPROVAL. THE TRAFFIC CONTROL PLAN SHALLINCLUDE THE LOCATION, ADDRESS AND DESCRIPTION OF TRAFFIC FLOW DURING THE WORKAND SHALL MEET MUTCD REQUIREMENTS.c.ALL WORK REQUIRING LANE CLOSURES MUST BE BY PERMIT ONLY. FROM THE THIRDTHURSDAY IN NOVEMBER TO THE FOLLOWING JANUARY 2ND, THE DIRECTOR DOES NOT ALLOWLANE CLOSURES IN THE TUKWILA URBAN CENTER.d.FIRE, PEDESTRIAN, AND VEHICULAR ACCESS TO BUILDINGS SHALL BE MAINTAINEDAT ALL TIMES, EXCEPT WHEN PERMITTEE HAS PERMISSION FROM THE BUILDING OWNER ANDTHE DIRECTOR TO CLOSE AN ACCESS.e.ALL ROADWAYS SHALL BE KEPT FREE OF DIRT AND DEBRIS USING STREET SWEEPERS. USE OFWATER TRUCKS FOR CLEANING ROADWAYS REQUIRES PREAPPROVAL FROM THE DIRECTOR.f.INSTALL STEEL PLATES OVER ANY TRENCH, AT ANY TIME WORK IS STOPPED AND THE TRENCHIS LEFT OPEN. F R O N T A G E I M P R O V E M E N T P L A N LEGEND: CONCRETE ASPHALT LANDSCAPESCORED CONCRETE F R O N T A G E I M P R O V E M E N T P L A N © 2 0 1 7 U r b a l A r c h i t e c t u r e , P L L C U r b a l A r c h i t e c t u r e , P L L C r e s e r v e s c o m m o n l a w c o p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h i s d o c u m e n t . A l l d r a w n a n d w r i t t e n i n f o r m a t i o n i n c o r p o r a t e d h e r e i n , i s a n i n s t r u m e n t o f U r b a l A r c h i t e c t u r e P L L C ' s p r o f e s s i o n a l p r a c t i c e a n d s h a l l n o t t o b e u s e d i n w h o l e o r i n p a r t w i t h o u t t h e w r i t t e n a u t h o r i z a t i o n o f U r b a l A r c h i t e c t u r e , P L L C . P R O F E S S I O N A L E N G I N EER R E G I S T E R E D 4 7 7 2 6 E R I C D . S C H O S S ST A T E O F W A S H I N G T O N O W 3 1 6 2 0 2 3 r d A v e S S u i t e 3 0 7 F e d e r a l W a y , W A 9 8 0 0 3 P : 2 0 6 . 5 2 3 . 0 0 2 4 F : 2 0 6 . 5 2 3 . 1 0 1 2 w w w . d c g e n g r . c o m 68TH AVE S ANDOVER PARK E B A K E R B L V D 3 3 1 8 6 8 8 8 9 1 0 1 3 1 3 1 3 1 1 1 2 1 2 1 4 1 4 1 5 1 5 1 5 1 5 1 5 1 5 1 5 1 6 1 9 1 9 1 9 1 9 2 1 1 5 1 5 1 2 2 4 4 4 4 5 2 4 2 5 8 2 6 2 0 2 2 1 7 4 9 . 5 0 ' 2 5 . 2 0 ' 2 7 1 5 D i g i t a l l y s i g n e d b y E r i c S c h o s s o w D a t e : 2 0 2 2 . 0 7 . 2 9 1 2 : 5 7 : 0 3 - 0 7 ' 0 0 ' 7 / 2 9 / 2 0 2 2 - D R R E S U B M I T T A L 7 7 78 April 6, 2022 City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Prose Southcenter – Design Narrative RE: Design Review Public Hearing Application; Application Item 2– Design Narrative PROJECT DESCRIPTION: Located at 130 Andover Park East, the proposed project is a 7 story, mixed use residential and commercial community with two levels of structured parking and 2,100 space of retail at grade. Primary vehicle entry for L1 parking is along Christensen Rd. A one-way drive aisle along the north of the property is proposed with access from Christensen Rd to Andover Park E. This drive aisle will serve as the vehicular access for L2 parking garage, as well as solid waste pickup and retail access. The commercial use for the property is located at the north end of the building with a proposed retail/bank use. Exterior common amenity space shall be provided at the third level as a landscaped courtyard. LOCATION: The site is situated between two Neighborhood Corridors, Andover Park East and Christensen Road, with Baker Blvd to the south. 79 1. SITE DESIGN To maximize the density in the project and produce the highest number of future residences, the building covers as much of the lot as is allowed. 15’ setbacks are observed along Andover Park E, Baker Blvd and Christensen St as required by city standards, allowing for a wide sidewalk and well-articulated pedestrian path. As both Andover Park East and Baker Blvd. are designated as neighborhood corridors, the streetscape for both has a similar treatment. Street trees are placed at 30’-0” intervals, and site furnishings such as benches and bike racks are provided along both street frontages at regular intervals. Planting strips serve to soften the base of the building and provide shade. 2. SERVICE AREAS AND MECHANICAL EQUIPMENT Vehicular access of the site is limited to the parking garage at grade, accessed along Christensen Rd. and the one-way drive aisle off of Christensen Rd. that allows access to the retail/bank, L2 parking garage ramp and trash pickup. The one-way drive aisle will discharge onto Andover Park E. Back of house/Utility areas, loading zones and trash pickup have been consolidated on the north end of the building off the public arterials and out of the public view, allowing for safer utility management and loading and pickup for the project. Trash storage is located within the building, with access along the drive aisle to the north of the site. See sheet ADR 1.00 site plan and ADR 1.01 Level 1 for details. 80 Mechanical equipment shall be housed internally. All sizable mechanical units at the roof will be screened per design guideline standards. An exterior generator is provided at the North End of the building, which shall be screened per design guidelines. 3. LIGHTING Site lighting shall be provided to promote a safe pedestrian experience along Andover and Baker Blvd., 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 concrete and block portions of the façade, as well as at pedestrian egress points (see sheet ADR 1.10 Lighting Plan, and ADR 3.00- 3.03 Building Elevations for details). Exterior can light fixtures shall be located in overhead canopies, and bollard fixtures will illuminate pedestrian paths. Pole fixtures shall be provided as required by city standards. 4. WALLS AND FENCES Walls at grade have been designed to allow the structure of the building to be articulated along the façade. Quality materials such as masonry and detail elements are placed to avoid large expanses of untreated blank wall. Masonry breeze block serves to articulate the facades while allowing light and air into the parking garage, while maintaining a high level of security. Additionally, the penetrations provided by the breezeblock allow for entry and egress of water into the parking garage in the event of potential flooding. 5. OPEN SPACES 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 3 courtyard with amenities such as picnic tables, fire pit, landscaped open seating. Additional amenity area is provided inside the building for residential use. BUILDING DESIGN: 6. ARCHITECTURAL CONCEPT The concept for the building stems from balancing the needs and requirements of the site with the desire to provide the maximum amount of residential dwellings and necessary parking in a highly efficient manner, while maintaining a beauty in simplicity. Materials and façade, while limited in expression, are contemporary and classic. The structure of the building is allowed to be expressed along the ground level, and allow the residential uses to take center stage in the building’s expression as a whole. 7. Entrances The main residential entry sits at an angle to face both Andover Park E and Baker Blvd. A high level of transparency along Andover Park E clearly indicates the pedestrian entry points. Weather protection is provided by 6’ wide canopies at all pedestrian entries. At the north end of the building, the retail/bank façade mimics the language of the storefront window system at the residential entry, bookending the solid base with two welcoming transitions from the street into the building. Additionally, the main residential entry is punctuated by breezeblock over a brightly colored background for visual prominence, illuminated to draw focus to the main entry signage. 81 8. Building Façade – Base and Top A. The two-story, pedestrian-scaled base of the building is articulated through the use of aesthetically heavy, high-quality materials to anchor the building along with large amounts of transparency at entries to promote the sense of a pedestrian scaled environment. The overhang of the residential levels above creates the effecting of ‘squeezing’ the base in and further differentiating the two masses. Weather protection per city standards along Andover Park E and Baker Blvd. serve to create a more welcoming walking experience. Base at Residential Entry, corner of Andover Park E and Baker Blvd. B. The residential upper portion of the building is broken up into proportional masses of light and dark, punctuated by trim panels and color in a vertical frame element. This composition is integrated with, and repeated throughout, the building design in order to reduce the effect of the large mass of the upper residential levels while providing contrast from the base. Differing parapet heights at the roof also serve to break down the façade of the upper mass. 82 9. Corner Treatments The corners of the building are an important feature to the design and are chamfered to face both adjacent streets. Color is used to articulate the corners as a special element, and an upper eyebrow breaks up the vertical lines of windows. The parapet height is higher at the corner portions in order to help differentiate the mass of the corner from the adjacent residential masses. Corner treatment at Main Entry Corner at Christensen Rd, towards drive aisle 83 10. Massing While the goal of the building is to provide much-needed housing for the City of Tukwila, it is also to create a welcoming environment for residents and pedestrians. The modulation and massing of the building is designed to maximize efficiency and economy while also providing differentiation between the residential upper levels and the pedestrian landscape below. To reduce the overall bulk of the building, contrasting blocks of light and dark siding help to divide the building into proportional elements, utilizing colorful ‘frames’ and trim to add contrast and visual interest. The residential massing makes use of the locations of bedrooms to provide inset modulation, noted by the lighter color cladding and vertical frame. The use of breezeblock at the ground level allows light and air into the parking garage, while adding visual interest to the façade. The retail and residential areas at the ground level have large windows allowing for high levels of transparency while also indicating clearly the locations of pedestrian entrances. B. The façade 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 designed for optimum ventilation and efficiency, creating a simple, clean pattern, but utilizes trim and operation orientation provide visual articulation. 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. 2) Vertical modulation is carried out by the 2’ insets at most bedrooms which are emphasized by a change in material from gray fiber cement lap siding to white panel siding at the inset. Lighter color insets are framed by a warm golden tone color frame all around the inset- both vertically 84 and horizontally. 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. 4) Change in building material, siding style, and color is used in conjunction with the building modulation in the form of colorful frames at the modulation reveal walls. Vertical Modulation 11. Building Details and Elements 1) Window and Entry treatment: 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. The main entry to the building is noted by illuminated breezeblock over a colorful façade to provide an artistic design feature at the street. 2) Building Elements and Façade Details: -Weather protection is provided in the form of 6’ wide canopies along both Andover Park E and Baker Blvd. The canopies break in rhythm with the expressed structural columns of the ground level parking garage. 85 -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 pedestrian exit points entries for wayfinding purposes 3) Building Materials and Façade Elements -Building materials used including concrete, breezeblock, storefront windows, and fiber cement trim. Color is utilized to provide visual interest and a contemporary aesthetic. -Concrete is used at the building base which is broken up by storefront glass that sits on a concrete curb. Masonry breezeblock is used for penetrations in the concrete to create a tactile and visually interesting material palette while still providing security. Andover Park Streetfront design 12. Building Material and Colors The selected material and color palette is a classic and functional combination of contemporary neutrals accented by brighter pops of color. Concrete is used along the base of building for functionality and detailing, as well as a contemporary breezeblock pattern to provide some relief from the concrete base. Fiber cement panels are used for longevity and to create a simple backdrop for the building accents and detail features. The use of both lap siding and panel siding in different colors add textural interest across the façade. 86 Corner of Andover Park E and Baker Blvd. Corner of Baker Blvd. and Christensen Rd. 87 ZONING CODE VARIANCE REQUESTS: 1) Open Space reduction. Per Table 18-4, • Retail Use (2,100 SF): 30 SF of open space is required for every 1,000 SF of retail space, with a minimum of 100 SF of open space. • Residential Use (226,620 SF): 10% of residential unit floor area, may be a combination of common or private open space. The retail use for Prose Southcenter is a bank located at the NW corner of the property. Due to this use and the zero lot-line construction of this building, there’s a necessity to provide a highly secure building by avoiding any recesses along the storefront. Alternatively, the proposed design provides landscaping and benches along the majority of building street fronts. The residential requirement for outdoor spaces would be 22,662 SF of open space. Currently=, the proposed design provides 14,584 SF of open space at the courtyard, which is approximately 64% of the required open space. Although the proposed design falls short of the exterior space within the property line, a 3,062 SF Lobby/Amenity space at level 1 and a 1,776 SF fitness center at level 2 are also provided for residential amenity use. This would bring the total interior/exterior amenity spaces to 19,422 SF, or approximately 86% of the required open space. In addition to this, landscaping and benches are provided along the three street fronts of the building - approximately 750’ linear feet of open space along the exterior of the building. We believe this would be sufficient in meeting the intent of the code to provide functional and desirable amenity spaces for the residents. Thank you for your time and consideration. Sincerely, Jeff Ko Urbal Architecture, LLC. 1938 Fairview Ave E, Suite 100 Seattle, WA 98102 88 130 Andover Park East Project # L22-0032 Public Hearing Design Review Parking Variance Request August 11, 2022 City of Tukwila Public Hearing Design Review 6200 Southcenter Boulevard Tukwila, WA 98188 RE: Prose Southcenter Project#: L22-0032; Public Hearing Design Review Corrections Response – Parking Variance Request The following is a request for a reduction from 324 total required parking stalls to 317 from the Multifamily Design Standards (TMC Table 18.5). This is less than a 3% reduction of the required parking. Background- The current design review submittal proposed for Prose Southcenter includes 313 parking stalls for 285 residential units and 4 parking stalls for 2070 sf of commercial space. Per Tukwila Municipal Code (TMC 18.28.260 and TMC Table 18.5), multifamily properties are required to provide one stall for each studio/one-bedroom units, and 1.5 parking stalls for each two-bedroom units. For commercial uses, the current code requires 3.0 stalls for each 1,000 square feet of usable floor area. Under the current code, this project would require 318 stalls for residential use and 6 stalls for commercial use. This project is located within the TUC-TOD area and is eligible for an administrative level parking reduction of up to 10%. Shared Parking Options: This property has benefitted from a permit with the City of Seattle related to an SPU waterline to the adjacent north since at least 1992 providing for parking and vehicle access purposes. The applicant intends to renew this permit upon closing on the real estate, which is anticipated to provide up to 30 shared, surface parking stalls that would serve this site. Additionally, this project is providing dedicated, secure bike parking to encourage residents reduce dependency on resident driven automobiles. On-Site Park and Ride Opportunities: As this project is located the in the TOD, public transportation is plentiful and conveniently located. Andover Park E is a frequent, all-day route for buses with 9 bus stops located within a two-block radius from the site, and the Tukwila Light Link Station is located .7 miles from the project site. Additionally, a transit center serving Rapid Ride and other bus lines is located at the intersection of Andover Park E and Baker Blvd, directly to the southwest of the proposed project. 89 130 Andover Park East Project # L22-0032 Public Hearing Design Review Parking Variance Request Commute Trip Reduction Ordinance: The City of Tukwila’s goals for reductions in the proportions of drive-alone commute trips and vehicle miles traveled align well with the applicant’s desire to add significant housing density to a highly commercialized area. While maximizing the site area of the property to supply high-quality, attainable housing, the project intends to support the housing needs of the strong employment base already in Southcenter. Distance from Single Family Residential Zones: This project is located over 300 feet from any single- family residential zone. City of Tukwila Fire Requirements: The City of Tukwila Fire Department requires both a dedicated fire sprinkler room and a fire command room located at the ground level of the building. In discussion with Fire Marshall Andy Nevens, the location of the proposed FCC and Sprinkler Room were relocated to a more preferred location along Andover Park E. In order to accommodate these spaces, five parking stalls were lost from the original design. The applicant will readily evaluate relocating both the fire sprinkler room and fire command room to its original design to accommodate the additional parking requirements if necessary. Thank you for your time. Please feel free to contact me with any questions or if I might provide any further clarification. Sincerely, Alex Dalzell Urbal Architecture 206-676-5649 alexd@urbalarchitecture.com 90 STAFF REPORT TO THE PLANNING COMMISSION Prepared July 18, 2022, Updated August 15, 2022 FILE NUMBERS: L22-0078 Comprehensive Plan/Zoning Code Amendment Exempt from SEPA per WAC 197-11-800 (19) REQUEST: Consider amendments to streamline permit processes related to Zoning Code text amendments. The Planning Commission will hold a public hearing on the proposed amendments and make recommendations to the City Council for review and adoption. PUBLIC HEARING: Scheduled for July 28, 2022, Deliberations continued to August 25, 2022 LOCATION: Citywide STAFF: Nora Gierloff, DCD Director ATTACHMENT: A. Proposed Zoning Code Changes in Strikeout/Underline Format BACKGROUND The Department of Community Development has been struggling over the past few years to keep up with permit volumes and return to historical permit processing timelines. A combination of factors led to the backlog in development permit processing and longer review cycles including pandemic disruptions, high permit volumes, transfer of staff positions from Public Works to DCD, and the transition to online permitting. DCD has taken a variety of steps to address these issues including hiring staff, instituting procedural improvements, and using consultants, however there are additional opportunities for streamlining as we adjust to the new normal. DISCUSSION Staff is proposing code streamlining to reduce staff effort, cut down on paperwork, free up Planning Commission agendas, and limit the number of meetings and hearings required. Zoning Code Update Process Currently Tukwila’s TMC Chapter 18.80 requires that all changes to development regulations in the Zoning Code follow the same standards as changes to the Comprehensive Plan. This is a lengthy process that requires review by the Planning Commission and at least five public meetings, including two hearings, for even minor amendments. This means that code changes take at least 4 months to process, and often longer if meetings are full or cancelled due to holidays. 91 PC Staff Report L22-0078 Page 2 Here is an outline of the existing code update process: 1) Propose code change to the relevant Council Committee to forward to the PC; 2) The PC holds a public hearing, and in some cases also a work session on the topic; 3) Present the PC recommendation to the Council Committee to forward to COW; 4) Present the PC and Committee recommendations to the COW and hold another public hearing; and 5) Adoption of the ordinance at a regular Council meeting. This process is not required by State law and many other cities allow the Council to decide whether to send a text amendment to the Planning Commission or address it themselves. In addition, some cities have an even more streamlined process without a public hearing to correct errors or make procedural changes. Staff’s changes would make the procedures in Chapter 18.80 only apply to Comprehensive Plan amendments along with any of their associated Zoning Code changes. A new Chapter 18.82 is proposed that would provide separate procedures for Zoning Code text changes not related to a Comprehensive Plan amendment, see Attachment A. It would include: 1. Application Requirements; 2. Staff Report Contents; 3. Review Procedures and Notice Requirements; and 92 PC Staff Report L22-0078 Page 3 4. Council Decision Options. Allowing the Council the option to act directly on minor changes to the Zoning Code would allow greater flexibility and responsiveness as well as saving considerable staff time. For example, the Council could opt to act on straightforward housekeeping amendments without sending them to the Planning Commission for a recommendation. The Council would likely continue to send larger policy issues to the PC for a recommendation but might elect to only require one hearing on the changes instead of two. This would allow the Council to customize the review process for code changes to the scale and nature of the proposed change. As an agency action any changes to development regulations would continue to be subject to SEPA environmental review. In addition to creating the new Chapter above staff is suggesting some housekeeping changes to Chapter 18.80. These would: 1. Remove references to Zoning Code text changes that do not involve a Comprehensive Plan amendment; 2. Remove references to application materials that are only relevant to site-specific Comprehensive Plan amendments (addressed in Chapter 18.84); and 3. Provide additional clarity on the annual docketing process required for Comprehensive Plan amendments. Staff is also suggesting housekeeping changes to Chapter 18.84 which covers site-specific rezones that require an accompanying Comprehensive Plan map change. These would clarify that these changes may only be considered and adopted once a year in conformance with the Growth Management Act limitation on amendments to Comprehensive Plans. REQUESTED ACTION Review the amendments, consider any changes to the proposed code language, and forward the Planning Commission recommendation to the City Council for review and adoption. 93 94 Proposed Changes to TMC 18.80, 18.82, 18.84 CHAPTER 18.80 AMENDMENTS TO THE COMPREHENSIVE PLAN AND DEVELOPMENT REGULATIONS 18.80.010 Application Any interested person (including applicants, residents,citizens, Tukwila Planning Commission, City staff and officials, and staff of other agencies) may submit an application for an text amendment to either the Comprehensive Plan or the development regulations to the Department of Community Development. Such applications, except site specific rezones along with the underlying Comprehensive Plan map change, are for legislative decisions and are not subject to the requirements or procedures set forth in TMC Chapters 18.104 to 18.116. In addition to the requirements of TMC Section 18.80.015, tThe application shall specify, in a format established by the Department: 1. A detailed statement of what is proposed and why; 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; 3. An explanation of why the current Comprehensive Plan or development regulations are deficient or should not continue in effect; 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; and 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. 18.80.015 Documents to be Submitted with Application A. Applications for amendments to the Comprehensive Plan or development regulations shall provide the following documents in such quantities as are specified by the Department: 1. An application form provided by the Department. 95 2. King County Assessor's map(s) which show the location of each property within 300 feet of the property that is the subject of the proposed amendment. 3. Two sets of mailing labels for all property owners and occupants (businesses and residents), including tenants in multiple occupancy structures, within 300 feet of the subject property, or pay a fee to the City for generating mailing labels. 4. A vicinity map showing the location of the site. 5. A surrounding area map showing Comprehensive Plan designations, zoning designations, shoreline designations, if applicable, and existing land uses within a 1,000-foot radius from the site's property lines. 6. A site plan, including such details as may be required by the Department. 7. A landscaping plan, including such details as may be required by the Department. 8. Building elevations of proposed structures, including such details as may be required by the Department. 9. Such photomaterial transfer or photostat of the maps, site plan and building elevation, including such details as may be required by the Department. 10. Such other information as the applicant determines may be helpful in evaluating the proposal, including color renderings, economic analyses, photos, or material sample boards. B. The Department shall have the authority to waive any of the requirements of this section for proposed amendments that are not site specific or when, in the Department's discretion, such information is not relevant or would not be useful to consideration of the proposed amendment. 18.80.020 Comprehensive Plan Amendment Docket A. Purpose. The purpose of this section is to establish procedures, pursuant to RCW 36.70A, for the review and amendment of the Comprehensive Plan and implementing development regulations. The Department shall maintain a docket of all proposed changes to the Comprehensive Plan and development regulations that are submitted. 1. The Growth Management Act, RCW 36.70A, provides that Comprehensive Plan amendments be considered no more than once a year with limited exceptions. The Growth Management Act further provides that all proposals shall be considered by the governing body concurrently so the cumulative effect of the various proposals can be ascertained. 2. The Annual Comprehensive Amendment Review Docket (“Annual Review Docket”) will establish the annual list of proposed Comprehensive Plan amendments and related development regulations that the City Council determines should be included for review and consideration for any given year. 3. Placement of an amendment request on the Annual Review Docket does not mean the amendment request will be approved by the City Council. 96 B. If either the Department or the Council determines that a proposed change ismay be an emergency, the Department shall prepare the staff report described below and forward the proposed change to the Council for immediate consideration, subject to the procedural requirements for consideration of amendments. An emergency amendment is a proposed change or revision that necessitates expeditious action to address one or more of the following criteria: 1. Preserve the health, safety, or welfare of the public. 2. Support the social, economic, or environmental wellbeing of the City. 3. Address the absence of adequate and available public facilities or services. 4. Respond to decisions by the Central Puget Sound Growth Management Hearings Board, the state or federal courts, or actions of a state agency or the legislature. CB. Non-emergency changes shall be compiled and submitted to the Council for review on an annual basis in March so that cumulative effects of the proposals can be determined. Proposed changes received by the Department after January 1 of any year shall be held over for the following year's review, unless the Council or the Department determines the proposed change ismay be an emergency. 18.80.030 Notice and Comment The docket of proposed changes shall be posted in the offices of the Department and made available to any interested person. At least 28 daysfour weeks prior to the Council's annual consideration of the changes proposed on the docket, the City shall publish a notice in a newspaper of general circulation in the City, generally describing the proposed changes including areas affected, soliciting written public input to the Department of Community Development on the proposed changes, and identifying the date on which the Council will consider the proposed changes. 18.80.040 Staff Report A. At least 14 daystwo weeks prior to Council consideration of any proposed amendment to either the comprehensive plan or development regulations, the Department shall prepare and submit to the Council a staff report which addresses the following: 1. An evaluation of the application materialsthe issues set forth in this chapter; 2. Iimpact upon the Tukwila Comprehensive Plan and zoning code; 3. Iimpact upon surrounding properties, if applicable; 4. Aalternatives to the proposed amendment; and 5. Aappropriate code citations and other relevant documents. B. The Department's report shall transmit a copy of the application for each proposed amendment, any written comments on the proposals received by the Department, and shall 97 contain the Department's recommendation on adoption, rejection, or deferral of each proposed change. 18.80.050 Council ConsiderationReview Procedures for Docket Requests A. The City Council shall consider each request for an amendment to either the Comprehensive Plan or development regulations, except site specific rezones along with the request for a Comprehensive Plan map change, at a Councilpublic meeting, at which the applicant will be allowed to make a presentation. Aany person may submitting a written comment on the proposed change or shall also be allowed an opportunity to make an responsive oral presentation. Such opportunities for oral presentation shall be subject to reasonable time limitations established by the Council. B. The Council will consider the following in deciding what action to take regarding any proposed amendment: 1. Is the issue already adequately addressed in the Comprehensive Plan? 2. If the issue is not addressed in the Comprehensive Plan, is there a public need for the proposed change? 3. Is the proposed change the best means for meeting the identified public need? 4. Will the proposed change result in a net benefit to the community? C. Following Council consideration as provided by TMC Sections 18.80.050A and 18.80.050B, the City Council shall take action as follows: 1. Add the proposed amendment to the Annual Review Docket and Rrefer itthe proposed amendment to the Planning Commission for further review and a recommendation to the City Council; 2. Defer further Council consideration for one or more years to allow the City further time to evaluate the application of the existing plan or regulations and consider it as part of a future Annual Review Docket; or 3. Reject the proposed amendment. 98 A new Chapter 18.82 is enacted to read as follows: CHAPTER 18.82 AMENDMENTS TO DEVELOPMENT REGULATIONS Sections: 18.82.010 Application 18.82.020 Staff Report 18.82.030 Review Procedures 18.82.040 Council Decision 18.82.010 Application Any interested person (including applicants, residents, City staff and officials, and staff of other agencies) may submit an application for a text amendment to the TMC development regulations to the Department. Such applications are legislative decisions and are not subject to the requirements or procedures set forth in TMC Chapters 18.104 to 18.116. The application shall specify, in a format established by the Department: 1. A detailed statement of what is proposed and why; 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; 3. An explanation of why the current regulations are deficient or should not continue in effect; 4. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; 5. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; and 6. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. 18.82.020 Staff Report A. Prior to consideration of any proposed amendment, the Department shall prepare and submit to the reviewing body a staff report which addresses the following: 1. An evaluation of the application materials; 2. Impact upon the Tukwila Comprehensive Plan and zoning code; 99 3. Impact upon surrounding properties, if applicable; 4. Alternatives to the proposed amendment; and 5. Appropriate code citations and other relevant documents. B. The Department's report shall transmit a copy of the application for each proposed amendment, any written comments on the proposals received by the Department, and shall contain the Department's recommendation on adoption, rejection, or deferral of each proposed change. 18.82.030 Review procedures. The following shall apply to processing a text amendment to development regulations: A. The City Council shall decide whether to review the amendment or direct the planning commission to review the amendment. B. If the planning commission is directed to review the amendment, the planning commission shall, after considering the amendment at a public hearing, vote and forward a written recommendation to the city council. C. The Planning Commission's written recommendation shall be presented to the City Council unchanged and accompanied by an info memo that includes any staff proposed changes to the Planning Commission's recommendation. If any of staff’s proposed changes are substantively different from the Planning Commission's recommendation, the City Council may remand the changes to the Planning Commission before proceeding further with action on the amendment. D. At least one public hearing shall be held prior to the City Council acting on an amendment. The public hearing may be held before the Planning Commission, the City Council, or both at the Council’s discretion. E. At least 14 days prior to the public hearing the City shall publish a notice in a newspaper of general circulation in the City, generally describing the proposed changes including areas affected, soliciting written public input to the Department on the proposed changes, and identifying the date on which the proposed changes will be considered. 18.82.040 Council Decision. Following receipt of the Planning Commission's recommendation on a proposed amendment referred to the Commission or of the Staff Report (if the amendment was not sent to the Planning Commission) the City Council may: 1. Adopt the amendment as proposed; 2. Modify and adopt the proposed amendment; 3. Remand to the Planning Commission for further proceedings; or 3. Deny the proposed amendment. 100 CHAPTER 18.84 REQUESTS FOR CHANGES IN ZONING 18.84.010 Application Submittal Applications for rezone of property, along with the request for a Comprehensive Plan map change, shall be submitted to the Department of Community Development. Proposed changes received by the Department after January 1 of any year shall be held over for the following year's review. A Ssite specific rezone and the accompanying Comprehensive Plan map change application shall be a Type 5 decision processed in accordance with the provisions of TMC Section 18.108.050. 18.84.040 Council DecisionOrdinance Required A. After holding a public hearing and evaluating the application against the criteria at 18.84.020 the City Council may: 1. Adopt the rezone and map amendment as proposed; 2. Modify or condition the proposed rezone and map amendment; or 3. Deny the proposed rezone and map amendment. B. Action under TMC Chapter 18.84, which amends the official Zoning Map, shall require the adoption of an ordinance by the City Council pursuant to the Tukwila Municipal Code and State law. Due to the Growth Management Act, RCW 36.70A, which provides that Comprehensive Plan amendments be considered no more frequently than once a year, any rezone ordinance must be adopted by the Council concurrently with action on the Annual Review Docket items. 101