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Home My WebLink AboutPermit PL18-0016 - ELEMENT BY WESTIN - SEPAELEMENT BY WESTIN 0223400070 PARENT FILE PL18-0016 THIS FILE L18-0022 DESIGN REVIEW/PUBLIC HEARING TO: City oftkwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director NOTICE OF DECISION PUBLIC HEARING DESIGN REVIEW Will Ralph, Braxton Development, Applicant Seth Terry, Johnson Braund Inc., Architect King County Assessor, Accounting Division Washington State Department of Ecology August 24, 2018 This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Numbers: Applicant: I. PROJECT INFORMATION L18-0022 Will Ralph, Braxton Development Type of Permit Applied for: Public Hearing Design Review Project Description: Location: Associated Files: Comprehensive Plan Designation/Zoning District: Request for Board of Architectural Review approval for development of a five -story, 177 room Element by Westin hotel located at the southwest corner of the intersection of Andover Park E. and Industry Dr. Frontage improvements, 178 parking spaces, and site landscaping are proposed. 515 Industry Dr. (APN 0223400070) E18-0022 (SEPA - Urban Center Project) Tukwila Urban Center —Transit Oriented Development District Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov • • II. DECISION SEPA Determination: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. Therefore, this project was exempt from SEPA review. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a Public Hearing Design Review does comply with applicable City and state code requirements and based on the findings and conclusions contained in the staff report has approved that application with following conditions: 1. Applicant shall submit stamped concrete detail/photo for planning approval with the building permit application. 2. Applicant shall provide elevations for waste area enclosure with the building permit. Enclosure will need to be designed in accordance with the Southcenter Design Manual and utilize materials and detailing consistent with primary structures on -site. 3. Pedestrian pathway along the perimeter of the parking lot shall be removed and replaced with a landscape island containing a tree. 4. Three large trees shall be added along the southern perimeter landscaping area. These trees should be staggered with parking lot landscape island trees. 5. Contrasting paving materials shall be used for pathways through drive -aisles and revised civil plans submitted with the building permit. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 calendar days of the issuance of this Decision, that is by September 7, 2018. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: L18-0022 August 24, 2018 2 • 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition, all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Max Baker, who may be contacted at 206-431-3683 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Max Baker, Assistant Planner Department of Community Development City of Tukwila L18-0022 August 24, 2018 3 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director CHAIR, NHAN NGUYEN; VICE -CHAIR, DENNIS MARTINEZ; COMMISSIONERS, MIGUEL MAESTAS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, AND HEIDI WATTERS I. II. III. BOARD OF ARCHITECTURAL AND PLANNING COMMISSION REVIEW AGENDA AUGUST 23, 2018 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS CALL THE MEETING TO ORDER ATTENDANCE ADOPT MINUTES — JULY 26, 2018 BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING IV. ,CASE NUMBER: APPLICANT: REQUEST: LOCATION: V. CASE NUMBER: APPLICANT: REQUEST: VI. VII. LOCATION: L18-0029 (continuation from public hearing held on July 26, 2018) Dale Sweeney Design Review approval for development of a 44,405 sq. ft. Tru by Hilton hotel with 92 guest rooms and related site improvements. Northwest corner of Minkler Boulevard and Andover Park West, APN 2623049075 18-0022 Will Ralph Design Review approval for development of a five -story 177 room Element by Westin hotel and related site improvements. Southeast corner of Andover Park E and Industry Dr., APN 0223400070 PLANNING COMMISSION PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: LOCATION: L 18-0045 Zoning Code Amendments City of Tukwila Deliberation on regulations for short term residential rentals (less than 30 days) and updates to associated regulations for boarding houses, bed and breakfast lodging and residential rental unit licensing. Citywide DIRECTOR'S REPORT VIII. ADJOURN Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov City of Tukwila Allan Ekberg, Mayor Department of Community Development- Jack Pace, Director Staff Report Board of Architectural Review for Element by Westin Prepared August 14, 2018 HEARING DATE: August 23, 2018 FILE NUMBERS: L18-0022 Design Review APPLICANT: Will Ralph, Braxton Development Seth Terry, Johnson Braund REQU EST: Board of Architectural Review approval for an Element Hotel by Westin, proposed for the vacant site at 515 Industry Dr. The hotel will be five stories, with 177 hotel rooms. LOCATION: 515 Industry Dr (APN 0223400070) COMPREHENSIVE PLAN AND ZONING DESIGNATION: Tukwila Urban Center -Transit Oriented Development SEPA DETERMINATION: Exempt - SEPA Urban Center Project NOTIFICATION: STAFF: ATTACHMENTS: A Notice of Application was distributed to agencies that may have an interest in the project on April 9, 2018. The Notice of Application was also posted on the project site and mailed to surrounding residences/property owners. There were no comments received in response to the Notice of Application. Max Baker A. Plan Set B. Materials Board (presented at hearing) C. Element Westin Exterior Lighting Models D. Element Westin Outdoor Furniture Models E. TMC 18.28.130 Neighborhood Corridor and Workplace corridor summary sheet F. Suggested Landscaping Revisions Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 65 FINDINGS VICINITYISITE DESCRIPTION Project Description This project seeks to transform a vacant lot into a 114'212 sq. ft. five -story, 177'unit Element by Westin hotel located at 515 Industry Dr. (the SE corner of Tukwila Parkway and Andover Park East). The project includes frontage improvements along Andover Park E and Industry Drive, 178 parking spaces, and landscaping. The site will be accessed by one driveway on Andover Park East and one on Industry Dr. (see Attachment A). Figure 1.Project Location Existing Development The lot is currently vacant and has no existing development. Previous structures on this site consisted of single -story office buildings. All structures associated with the previous use were demolished in 2008. The parcel contains 3.22 acres and is zoned Tukwila Urban Center -Transit Oriented Development (TUC- TOD).AndoverParkEisc|assifiedasaVVorkp|aceCorridora|on8thevvesterncLretchoftheprnperty, and Industry Dr. is classified as a Neighborhood Corridor along the northern stretch. Element Westin Design Review 66 � � Figure 2.Existing Conditions —Project site looking SE from Andover Park Eand Industry Dr. intersection Surrounding Land Use Adjacentdeve|opmentand|andusesindudeaone'storywmrehousetothesouth'tvvoone'storyoffice buildings tothe north (across Industry Dr.), and two one-story office buildings tuthe southeast (across unutilized BNSF railway parcels). West of the site across Andover Park E is a one-story structure housing asmall deli and restaurant, and atwo-story office/industrial building occupied byFatigue Technologies. To the northwest across the intersection of Andover Park E and Industry Dr. is a one-story Wells Fargo bank with associated drive -through kiosks. Topography & Vegetation The parcel isgenerally flat. Nosignificant vegetation exists ondte. DESIGN REVIEW This project is subject to Board of Architectural Review approval under Tukwila Municipal Code (TMQ 18.28.030.D. As a large scale project, the project is subject to the applicable district -based standards, corridor -based standards, and supplemental standards in TIVIC Chapter 18.28 and the guidelines set forth inthe SouthcenterDesign Manual. This discussion below isgrouped into four xub'sections:District Based Standards; Corridor Based Standards; Supplemental Standards; and SouthcenterDesign Manual. L District -Based Standards Structure Height (TMC 18.28.070): The proposed building reaches a maximum height of 68 feet, which is in conformance with the building height restriction of 70 feet with a height bonus granted in exchange for public frontage improvements along Andover Park Eand Industry Dr. Maximum Block Face Length (TMC18. :Theproposedbui|dinKisinmomp|ianceasitdoesnot exceed the 700 foot maximum block face length. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100-.110): The building meets the minimum 5 foot setback and landscaping requirement for the side and rear yards. Element Westin Design Review 8/14/2018 � �� II. Corridor -Based Standards Andover Park East south of Industry Dr. is classified as a Workplace Corridor while Industry Dr. is classified as a Neighborhood Corridor. See Attachment E for Neighborhood Corridor standards summary sheet. Public Frontage Standards (TMC 18.28.150): The proposed project meets the requirements for public frontage standards along both Andover Park East and Industry Dr., including streetscape width and landscaping. Ornamental pedestrian- and vehicular -scale street lights shall be installed along the frontage per the Department of Public Works standard. Applicant shall submit a street lighting plan to satisfy this requirement with the building permit materials. Building Orientation/Placement & Landscaping (TMC 18.28.160-.190): The proposed project meets building orientation standards (Industry Dr. requires building orientation while Andover Park East does not). The building will be oriented to Industry Dr. as well as Andover Park East, and parking will be provided on the rear of the building. Along Andover Park E, no parking is proposed between the building and the street. Architectural Design Standards (TMC 18.28.200): Neighborhood Corridor Architectural Design Standards Design Response Acceptable Partial Unresponsive Not applicable Facade articulation Increment Commercial/mixed use maximum — 50' X Major vertical modulation maximum — 120' X Ground level Transparency Commercial -use minimum — 50% X Table 1. Architectural Design Standards for the Neighborhood Corridor Workplace Corridor Architectural Design Standards Design Response Acceptable Partial Unresponsive Not applicable Facade articulation Increment Non-residential Maximum 140' X Major vertical modulation maximum — 280' X Ground level Transparency Commercial -use minimum — 50% X Table 2. Architectural Design Standards for the Workplace Corridor III. Supplemental Standards Special Corner Feature (TMC 18.28.220): The building is located on the corner of Andover Park E and Industry Dr. The northwest corner of the hotel from the second floor to the roofline features a modulated fagade set a few feet from the plane of the rest of the building. The ground floor at the corner is set further away from the floors above it, and includes an awning over the sidewalk and Element Westin Design Review $/A4/2018 4 entrance into the building. These features differentiate the northwest corner from the other corners of the building, creating a feature that draws attention to the entrance and corner. Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240): The setbacks are planted with sufficient shrubs and groundcovers to fulfill the landscaping requirements. Perimeter and interior landscaping square footage requirements have been satisfied. The majority of landscaping islands and trees provided within the landscape islands are consistent with the code requirements. The City's Urban Environmentalist has reviewed and approved proposed plant material to ensure appropriate species selection and spacing. In working to accommodate required pedestrian pathways through the parking area, the southwest portion of the parking lot traded out a landscape island with a tree for a landscaped pathway without a tree. TMC 18.28.240.B.6.b(3) provides for such accommodation: "Flexibility is allowed for the layout of parking lots and landscaped areas, but the goal is to provide shade from trees that are evenly distributed throughout the parking lot." In working to meet the intent of providing shade throughout the parking lot, the DCD recommends conditioning the following alterations (see Attachment F for a notated site plan): 1. Removal of pedestrian pathway islands along the perimeter of the parking lot and replacement with a landscape island containing a tree. The pathway islands in these locations provide little utility and can be easily reconfigured to provide additional shade trees in the parking lot. 2. An addition of two to three large trees along the southern perimeter landscaping area. These trees should be staggered with the aforementioned landscape island trees. Locating additional trees along the southern side yard will provide significantly more shade within the parking area. Irrigation plans have not been submitted nor approved by the urban ecologist as part of this design review. Applicant will need to provide irrigation plans with the development permit as a condition of approval. Open Space Regulations (TMC 18.28.250): The building footprint of approximately 22,500 square feet requires 1,125 square feet of open space. The open space provided on site includes the patio (2,600 sq. ft.) and lawn area on the western portion of the lot. 32 individual movable seats have been provided. It appears that gates are proposed separating the patio space from Andover Park E. TMC 18.28.250 require that "Pedestrian spaces shall be publicly accessible during the hours of operation of the use. Pedestrian spaces, except for passages, shall be a minimum of 500 square feet or the required amount of open space (whichever is less) in size, contain seating areas, and open on to pedestrian generators such as entrances to offices, stores, or restaurants." Planning staff recommends conditioning the removal gates from patio area along Andover Park E. General Parking Requirements and Guidelines (TMC 18.28.260-.270): The proposed project provides 178 parking stalls, which is sufficient to fulfill the parking requirements for the hotel (a minimum of one stall per room). The parking lot meets requirements for compact car stalls, stall dimensions, setbacks, curb cuts, access, and provision of pedestrian walkways. Parking lot landscaping, layout, and bicycle parking are provided per code requirements. Element Westin Design Review 8/14/2018 66 TMC 18.28.260.D.5.b. requires that pedestrian pathways be separated from vehicular parking and travel lanes by use of contrasting paving material, curbing, or landscaping and may be raised above the vehicular pavement. Staff recommends conditioning the installation of contrasting paving materials for pathways through drive -aisles. Site Requirements (TMC 18.28.280): Pedestrian pathways through the parking area have been provided to facilitate pedestrian circulation and reduce plant damage from pedestrian traffic. The pedestrian crosswalks within the parking lot shall be finished with the same stamped concrete as that used in the plaza in order to enhance pedestrian safety, comfort, and the attractiveness of the site. IV. Southcenter Design Manual The Southcenter Design Manual guidelines support and complement the community vision described in the Southcenter Subarea Plan, supplement and expand upon the design requirements in Chapter 18.28, and provide a flexible tool for quality and innovation. The Design Manual is organized into two main sections: Site Design Elements and Building Design. Site Design Elements covers a number of design topic areas, including Site Design, Service Areas and Mechanical Equipment, Lighting, Walls and Fences, and Open Spaces. The section on Building Design covers Architectural Concept, Entrances and Doors, Building Facade — Base and Top, Corner Treatments, Building Massing, Building Details and Elements, Building Materials and Colors, Windows, Weather Protection, Blank Walls, and Parking Structures. For each topic area, there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations which augment each Design Criteria, provide guidance to the project applicant, to City Staff in reviewing a project proposal, and to the decision maker in determining whether the project meets the Design Criteria. A. Site Design/Elements 1. Site Design The intent of the site design/elements criteria is to encourage site design which is easily understood, appropriate to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of the District within which it is located. The design criteria address various elements including: facilitation of traffic circulation by connecting through -streets; provision of safe, convenient, and connected pedestrian access; encouragement of harmonious visual character (where desirable); arrangement of buildings to enhance street frontages and the pedestrian environment; incorporation of open space and landscaping as a unifying feature; incorporation of screening, environmental mitigation, utilities and drainage as positive design elements; incorporation of opportunities for joint development of sites; and the use of site design to take advantage of and/or enhance views of and access to natural amenities such as the Green River. The project meets the design criteria. Frontage improvements along both Andover Park E and Industry Dr. provide a significantly improved pedestrian environment. Weather protection in the form of awnings and building overhangs provide an Element Westin Design Review 8/64/2018 6 area of refuge for passersby which also helps to direct traffic and visual interest to the entrance along Industry Dr. A patio area and lawn along the southern portion of Andover Park E provides open space for the hotel while engaging the public realm along the street's edge. Additional sidewalks between the parking lot and the hotel provide a continuous pathway around the entirety of the building. Protected and marked pathways within the hotel's parking help to provide safe travel routes for pedestrians. However, some pathways through drive aisles do not appear to be marked. TMC 18.28.260.D.5.b. requires that pedestrian pathways be separated from vehicular parking and travel lanes by use of contrasting paving material, curbing, or landscaping and may be raised above the vehicular pavement. Staff recommends conditioning the installation of contrasting paving materials for pathways through drive -aisles. 2. Service Areas and Mechanical Equipment The intent of the service areas and mechanical equipment design criteria is to minimize the potential negative impacts of service elements through thoughtful siting and screening while meeting functional needs. Design criteria include: service element location and design; minimizing public visibility of loading docks and service bays, location and/or design of utility meters; electrical conduit and other service utility apparatus; rooftop equipment screening; and concealment and design incorporation of downspouts. The project meets the design criteria, with conditions. The refuse and disposal area is accessible and properly screened by appropriate enclosures and landscaping. Waste Management has confirmed that the proposed site design provides sufficient access to this area. Appropriate vegetative screening has been indicated on the landscaping plan to obscure mechanical equipment. Rooftop equipment is set in center of structure, eliminating its visibility from the streetscape. No elevations have been provided to show materials for trash enclosure at this time. Recommend conditioning applicant to provide elevations for waste area enclosure with building permit. Enclosure will need to be designed in accordance with the Southcenter Design Manual and utilize materials and detailing consistent with primary structures on -site. 3. Lighting Site lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. The project meets the design criteria. The style of the exterior lighting fixtures fits the more contemporary building design, and the fixtures are appropriately spaced. Two different types of building -mounted fixtures are proposed. Gray, downward facing sconces will be used to provide lighting for walkways, entrances and public areas adjacent to building. Recessed LED lighting will be used on the ceiling of the porte cochere to enhance visibility of the main entrance. Upward facing lights will be used to cast lights on the flagpoles adjacent to the patio along Andover Park E. Bollards with LED lights along the top will provide additional lighting along walkways. 185 W area lights will be utilized to provide lighting within the parking lot (see Figure 3 and Attachment C). Element Westin Design Review 8/14/2018 7i ............ 11111111111111� "I'l""I'll""I'll�,�ll,��.�� . .... . ...................... . ......... ....... . ..... t"I'll I � � � Figure 3. Proposed Lights. Fixtures left to right: upwardflag pole light, downward sconce, LED bollard, parking lot area light, recessed portecohere light. 4. Walls andfenceS shall be designed to be compatible with the building, improvesite, and improve safety. the appearance of the Walls and Fences The proposed building meets the design criteria, with conditions. TheentnancefacingthoparkinBaveafeoturespi|asteothathe|pannouncethe^gatevvay^tothehotei Design plans for enclosure of waste collection area were not provided; walls and fences enclosing the waste enclosure will need to be designed to match the overall design of the hotel as a condition of approval. 5 Provide safe, attractive, and usable open spaces that promote pedestrsetting and character of the development. ian activity and enhance the ' Open Space The proposed building meets the design criteria, with conditions. The proposed design features a patio area adjacent to the lobby/dining area along Andover Park E. Landscaping and stamped concrete will improve the aesthetics of the area. The patio will serve as an inviting public space along Andover Park E, enhancing the character of the western sides of the building. It appears that gates are proposed separating the patio space from Andover Park E. TIVIC 18.28.250 require that "Pedestrian spaces shall bepublicly accessible during the hours ofoperation nfthe use. Pedestrian spaces, except for passages, shall be a minimum of 500 square feet or the required amount of open space (whichever is less) in size, contain seating areas, and open on to pedestrian generators such as entrances to offices, stores, or restaurants." Planning staff recommends conditioning the removal ofpatio gates adjacent toAndover Park E. The applicant shall submit stamped concrete detail/photo for planning approval with building permit materials. B. Building Design l' Architectural Concept The architectural design criteria encourages building design with easily understood organization, an appropriate relationship to the site, and with o 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 orstyle that isresponsive tuthe functional requirements ofthe development. Element Westin Design Review 14/2072 18 8/ 8 Project meets the criteria. Thefal;ades include notable elements ofmodulation, a distinct base and top' variation in the roofline' and elements ofdetail such as weather- protection awnings which satisfy the design criteria (sec Attachment A). 2. Entrances and Doors The primary entrance should be located and designed to represent the overall style and architectural character of the building and ensure a welcoming publicface to the building. The project meets the design criteria. The primary entrance on the eastern side of the building has high visibility (with a covered port cochere) and is consistent with the building's architectural details (Figure4). Asecondary pedestrian -oriented public entrance is located on the north side of the building to provide access from industry Drive (Figure 5). The western fai;ade features an additional keyed entrance for hotel guests that is visually consistent with the other entrances but more discrete. TIN Figure 4:Main entrance uneastern elevation. :ill� � "T;w0� N lip i«�u mom i�/ ~ I 11 �� 10 id m * 0 ` An M711, In "M M Figure 5: Building Entrance on Industry Dr. 3 . Building Fa5ade-Base 61Top Create obuilding base where the horizontal articulation ofthe lower part u/ubuilding fa�znde'sdesign 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 fa�ode at the uppermostfloor of the building to provide an attractive fa�ade skyline and complete the upperfa§7ade composition. Rnolshould reflect the architectural style wƒthe building and heudistinctive design element. Roof surfaces should hepunctuated with varying roqffnnns tubreak uplarge massing oƒroof surfaces andlor to provide opportunities to daylight interior spaces. Roof overhangsfor both flat and sloping roofs are encouraged tnadd depth, shadow and visual interest. Building design meets design criteria. The first floor facade is finished with a brick veneer to provide horizontal articulation and a durable and distinct base. Metal awnings onthe first floor along Andover Park Eand above the entrance along Industry Dr. further establish a pedestrian scale experience. The top floor and eves are finished with a lighter beige E.F1S, which distinguishes the top of the building and contrasts with the black metal banding along the top of building. The roof is significantly modulated at the corner and includes a wood Element Westin si8/14/2018 g De n Review 71 soffit that matches the soffit of the pedestrian overhang along the first floor of the building. Significant vertical modulation elements are set significantly higher than adjacent roof lines, breaking up the roof line and providing visual interest that is reflected in the corner element. 4` Corner Treatments The design criteria serve toemphasize building corners ot important intersections with odistinctive building element. The project meets the design criteria. The northwest corner of the hotel features a 1-story area housing an indoor pool (Figure 6). Adjacent to this area is an indoor dining area that is also set closer to the ROW than the rest of the building. The stepped back nature of the building at this corner differentiates it from the other corners of the building, opening the area up and creating an inviting, human -scale public space. Above the first story the corner of the building features a modulated metal band set approximately three feet away from the building wall which connects to an overhanging roof element that includes a wood -grain soffit, reminiscent of the pedestrian overhang along the ground floor. This helps to further set the corner of the building apart and draws attention to this area, especially at the intersection of Andover Park E and Industry Dr. Figune6: CmrnerTreatmen 6. Building Massing The use of horizontal and vertical modulation is required to maintain the desired human scale and characterfor the Southcenter area. The requirements encourage the design of buildingfagodes which incorporate interesting architectural details that add variety tothe fugodeanimate the street presence, and are attractive otopedestrian scale. The project meets the design criteria. The project utilizes decorative awnings, roofline differentiation, variation in materials, vertical and horizontal modulation, and architectural details indudinBweathepprotection awnings and metal banding to reduce the perceived scale and add visual interest. While the Neighborhood Corridor of Industry Dr. is the only right'of-waythat requires Major Vertical Modulation (W1VK4)' both street -facing elevations incorporate a K8VM in the form ofa41' wall section that pulls materials utilized in the base of the building up to the roofline, providing a change in materials and colors in the upper floors (see Figure 7). A black metal band set 3' from the wall plane wraps the entirety of these two elements, further breaking upthe fagade. Element Westin Design Review 4/14/4/18 lO t_4 � III M ' III Figure 7: Major Vertical Modulation Elements � � � .�� I 0111�11� N0 11111�i 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 meetsthe design criteria. The project employs recessed window frames, custom -designed metal awnings, decorative building - mounted light fixtures, an interesting assortment of building materials, and brick design elements to provide texture and sculptural relief. 7. Building Materials and Colors The use P/natural materials that reflect our Northwest setting such os stone, local woods like cedar and fir, ondfuncbono/nnoteriab like concrete, brick, and metal are encouraged. Wall cladding materials appropriate to the architectural style and building type 5hall be U5ed, 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 worm rich colors that reflect and complement the woodlands, water and open sky o/the region; weathered wood and oxidized metal colors relate to industrial and agricultural influences. The project meetsthe design criteria. Fagade materials and colors will be neutral and subdued. Avariety ofbuilding materials are incorporated in the design, including EfiS, painted meta[ glass, cherrywood'|ook panels, and building - brick (see Atachnnerk B). O. Windows Ornamental framing and hardware should be used to provide a utilitarian opportunityfor craftsmanship and decoration. Windowfromes and sills should be designed to be prominent and substantial in order to enhance openings and add additional relief. The project meets the design criteria. Windows along ground floor utilize window frames and sills that add textural relief and detailing tothe fa�acle (Figure 8). The project includes metal awnings above windows adjacent to the patio area and a Element Westin Design Review covered area with wood -look soffit above the first -floor windows along the walkway. Upper floor and hotel room windows are set back from wall plane to provide additional articulation to the windows. Iiiiiiiiiiilli111111111111111111111111,„ '''''114" 1111111,44 111.141141, 11111111111111111 II 11111111111111111111111111111111111111111111111 11111111 11 111111111 11111111111111111111 111)1,1,11111111111111111111111111111111111111111111111111111111111111111111111111111o1111111111111111111IIIIIIIIIIIIIIIIIIIIIIIIII1iiji 1111441 iiiiiiii111111111111111111111)Iiiiii homoo uufluuruurruuuuu. ',1,1„liujruull,uuuuuuu'ul,u 1)1111,1)),1))i ))1I„Ir,111)1111.)111iiiiIii))))))) 11)(11:1)41), 11111111111 11111,1,1, )))„) luuuniiluou u „ lb)) .1).1)1)) 1,11.1.1111,11,11,1)11,11,11,1)1(11),11),11),),11))11),11).1))).1))))iiii))1):11111iii ' 1.11.11:11:11:11:111111111J11 1111111111' 11111111))1)1)))1i)11111111110ii )1111 11111111111111111111111111111) ,1111,un'„'„1„1„1„„Pl, :„'„,11111111111,11114',111111'„1„,„,„;'„?“ UU,111,1uhuuuulull'uU lu,U1,1,UoU111111u111111Uuddiuu,uujUlluuu„iiillutur ,„11111111111,111111111,uu 1111,ud'pl, uumuu 111 111111111111111 f ' 1111114'„' MYRIININ e 7 Figure 8: Window treatments along Andover Park E 9. Weather Protection Design buildings with non-residential ground floor uses to provide pedestrian weather protection along adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs such as porticos, covered porches and arcades. Where building orientation to streets/open spaces is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the facade must be provided. The project meets the design criteria. A continuous overhang is provided for the entrance from Industry Dr., the corner of the building, and along Andover Park E to the patio/open space on the western side of the building (Figure 9). Additional decorative awnings are provided within the patio area. No weather protection is provided along the remainder of the building facing Industry Dr. due to the location of hotel rooms on the ground floor. A porte cochere provides cover for the passenger loading zone at the main building entrance on the eastern facade. Element Westin Design Review V64/2018 12 111111111, 111111111 , 1111.1111i0iiiiiiiiiiilooloolooll iffilligifiill'111,111,111,111,111,Illoo)olollool'I'1:111111,111,!,111,111,1111,1111111111111'' 1000 Dili 0000000000000000 oolooloolooloolooloolooloolooillooloolooloolooll .101 loolooloolooloolooloolo.00000000011001 (4, .../.1.11111111111111 (il„,„„111,11,111,1111,111,111,111,111,1111,111,111,111,111,111,111,111,111,111,111,111,111,111,111,111,111,111,1111,,,,,,volool IHrooloolooloolooloolooloolorooloolooloolooloolool000llooloolo 1.1.1 Figure 9: Covered areas at corner of Andover Park E and Industry Dr., patio 11,1111/11061611111(10gijill1111111 f,'041110 11111111111111111111111111111111111111111111111111111piiiiiiiiiiiiiiiiroN'ulp,!1„111,1,1111111111 1100,01111111i0111011111i000,jo 1,1111,1,1,1uull,, 111111111111111111111 111111111111111111111111111111111 °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u Hv 10. Blank Walls Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be designed to provide visual interest and human scale. The project meets the design criteria. The proposed project includes a pattern of windows and trellises to cover blank walls and is consistent with the blank wall requirements (Figure 10). Figure 10 Trellises covering blank walls between windows along Industry Dr. 11. Parking Structures Design criteria do not apply as the project does not include a parking structure but rather a parking lot. V. Public Comments A Notice of Application was distributed to agencies that may have an interest in the project on April 9, 2018. The Notice of Application was also posted on the project site and mailed to surrounding Element Westin Design Review 8/14/2018 residences/property owners. There were no comments received in response to the Notice of Application. CONCLUSIONS 1. District -Based Standards Structure height, length, and setback requirements are in compliance with the Tukwila Urban Center - Transit Oriented Development standards. 2. Corridor -Based Standards Public frontage, building orientation and landscaping, fagade articulation, blank wall, and transparency requirements have been fulfilled in accordance with the Neighborhood Corridor and Workplace Corridor standards. 3. Supplemental Standards Landscaping is largely in compliance with TUC-TOD requirements. The City's Urban Environmentalist has reviewed and approved proposed plant materials to ensure appropriate species selection and spacing. However, in working to accommodate required pedestrian pathways through the parking area, the southwest portion of the parking lot traded out landscape islands with a tree for landscaped pathway islands without a tree. TMC 18.28.240.B.6.b(3) provides for such accommodation: "Flexibility is allowed for the layout of parking Tots and landscaped areas, but the goal is to provide shade from trees that are evenly distributed throughout the parking lot." In working to meet the intent of providing shade throughout the parking lot, staff recommends replacement of pathway at the perimeter with landscape islands that can accommodate a tree, and the addition of three trees along the southern side yard landscape area to provide additional shade within the parking lot (see Attachment F). TMC 18.28.260.D.S.b. requires that pedestrian pathways be separated from vehicular parking and travel lanes by use of contrasting paving material, curbing, or landscaping and may be raised above the vehicular pavement. Staff recommends conditioning the installation of contrasting paving materials for pathways through drive -aisles. An irrigation plan has not been provided at this time. An irrigation plan will need to be provided with submittal of a building permit that meets the requirements set forth in Tukwila Municipal Code 18.52. and 18.28.240. The site design mostly provides sufficient open space, parking, and pedestrian access to meet code requirements. Additional features, such as a cut -through path in the middle of the landscape island within the parking lot, serve to increase the utility and durability of the site. It appears that gates are proposed separating the patio space from Andover Park E. TMC 18.28.250 requires that "Pedestrian spaces shall be publicly accessible during the hours of operation of the use. Pedestrian spaces, except for passages, shall be a minimum of 500 square feet or the required amount of open space (whichever is less) in size, contain seating areas, and open on to pedestrian generators such as entrances to offices, stores, or restaurants." Planning staff recommends conditioning the removal gates from patio area along Andover Park E. Element Westin Design Review 8/4/2018 14 4. Southcenter Design Manual A. Site Design Elements The project meets the design criteria. Interior parking lot landscaping and perimeter landscaping follow a coherent design concept, which will soften the built environment and create an inviting, pedestrian -friendly atmosphere. Proposed lighting matches the building design and will improve visibility of the building at night by illuminating areas of the facade and site features, without causing off -site light pollution. The proposed development meets the minimum setback requirement and creates a pedestrian -scale environment on Andover Park E. Applicant shall submit stamped concrete detail/photo for patio area for planning approval with building permit materials. The refuse and disposal area is accessible and properly screened by appropriate enclosures and landscaping. However, no elevations have been provided to show materials for trash enclosure at this time. Staff recommends that applicant provide elevations for waste area enclosure with the building permit. Enclosure will need to be designed in accordance with the Southcenter Design Manual and utilize materials and detailing consistent with primary structures on -site. B. Building Design The proposed building achieves a contemporary architectural design that is in harmony with nearby buildings such as the Fatigue Technology building, helping to continue the improvement of the architectural character of the TUC-TOD District. The renderings demonstrate a cohesive style and high - quality design with ample modulation, articulation, and attention to detail. The color palette features saturated warm neutral hues with wood accents and darker metal awnings. Materials are varied, adding visual interest. The black metal banding, modulated roofline, and dramatic overhang at the corner will create a strong but harmonious "top" to the building. The scale of the proposed five -story building is larger than neighboring structures, however recent developments in other areas of the TUC-TOD district (e.g. Washington Place and Marvelle along Andover Park E to the north) have steadily increased the overall height of the district, making the Element by Westin appropriately scaled to modern-day developments. RECOMMENDATIONS Staff recommends the approval of the Design Review application with the following conditions: 1. Applicant shall submit stamped concrete detail/photo for planning approval with the building permit application. 2. Applicant shall provide elevations for waste area enclosure with the building permit. Enclosure will need to be designed in accordance with the Southcenter Design Manual and utilize materials and detailing consistent with primary structures on -site. 3. Gates between patio area and sidewalk along Andover Park East shall be removed. 4. Pedestrian pathway along the perimeter of the parking lot shall be removed and replaced with a landscape island containing a tree. 5. Three large trees shall be added along the southern perimeter landscaping area. These trees should be staggered with parking lot landscape island trees. Element Westin Design Review 8/14/2018 6. Contrasting paving materials shall be used for pathways through drive -aisles and revised civil plans submitted with the building permit. Informational Items 1. Any signage for the property shall be reviewed through submittal of a separate sign permit application. 2. This project will have to comply with Tukwila Municipal Code 16.46 (Fire Protection in Mid -Rise Buildings) and/or 16.05 (Five -Story Type V-A Buildings). 3. The Porte-cochere will need to have a minimum of 13'6" of vertical clearance if this drive lane is to meet Aerial Access requirements. 4. Applicant shall fill out Traffic Concurrency Certificate Application and pay $2,500.00 fee to the Public Works Department. 5. Project is subject to Transportation Impact fees at the time the building permit is being issued. 6. Underground detention vault shall be designed to maintain Toads of FD apparatus outrigger. 7. A separate building permit is required for the underground vault. 8. Parking pavement markings "UG Vault Below -No Outrigger Placement". Exact wording and letter sizing shall come from the Fire Dept. 9. Construction Storm Water (NOT) from WA DOE required since over 1 acre will be disturbed during construction. Element Westin Design Review $/o4/2018 16 111111111111111111111111111111111111111111111111 ga. 842 emen1 Tukwila 04 5", , 91i.171 185'. ELEMENT BY WESTIN IIIt n t TUKWILA, WA 177 ROOM 5-STORY HOTEL PROJECT RENDERING 11 ..1g %owl q 00* 0!111"11)"11111:1 !" :11111 191:11 1,1:1,111 • \\,t PROJECT TEA APPI ICANT CONTRACTOR: ARCHITECT STRUCTURAL ENGINEER. CIVIL ENGINEER/ SURVEYER: GEO TECHNICAL/ SOIL. MITIGATION: SURVEYOR: LANDSCAPE ARCHITECT: M7E/P ENGINEER TUKWILA HOTEL GROUP, LTC 1735 S 19TH AVENUE, SUITE 8 BOZEMAN, MT 69718 KEY CONSTRUCTION 741 W 2ND SI N. WICHITA, KS 67203 CONTACT: KAMERON CASSELMAN TEL: 316-263-9515 JOHNSON BRAUND, INC. '15200 52ND AVE S., SEATTLE,. WA 08166 CONTACT: SETE TERRY, RA NCARE TEL: 906- 791.43.9300 EAX. 206-706-6080 HICKS ENGINEERING 676 FERGUSON AVE, SUITE 5 BOZEMAN, MT59716 CONTACT: JASON HICKS. PE TEL: 406-5864365 BARGHAUSEN CONSULTING ENGINEERS, INC 18215 72ND AVE 8 401147, WA 98032 CONTACT - DAN BALMETLI TEL. 42E2546222 FAX' 426-2548782 EARTH SOLUTIONS NW. LLC 108-136TH PLACE NE, #201 BELLEVUE, WA 98005 CON'TACT: KYLE CAMPBELL. P.E. TEL: 425449-4704 BARGHAUSEN CONSULTING ENGINEERS, INC 18215 72ND AVE S KENT, WA 98032 CONTACT . DAN BALMEL.LI TEL, 425-25176222 FAX: 4257251-8762 JGM LANDSCAPE ARCHITECTS INCORPORATED PS 12610 NE: 104TH STREET KIRKLAND, WA 98033 CONTACT: CRAIG D LEWIS, ELLA TEL: 425-454-5723 INTERIOR DESIGN & 401019614848 DESIGNER. SMOKE. CONTROL ENGINEER PARADIGM DESIGN GROUP 0720 CYPRESSWOOD DRIVE, surrE 300 HOUSTON. TX 77070 CONTACT. TEL. 284256-1669 BARGRE.EN-ELLINGSON,INC 6626 TACOMA MALL BLVD. SUITE 8 TACOMA, WA 98409 CONTACT': TEL: 206-682..1472 RosisoN ENGINEERING, INC. 19401 401H AVE W. SUITE 302 LYNNWOOD, WA 980136 CONTACT: .10N koersoN, PE TEL: 206.364-3343 ROBISON ENGINEERING, INC. 19401 40TH AVE W SUITE 302 LYNNWOOD WA 98036 CONTACT JON ROBISON. PE TEL 206 364-3343 PROJECT LOCATION • SEE A001 FOR BOUNDARIES PROJECT AGENCIES BUILDING: FIRE SMOKE CONTROL: PLANNING CITY OF TUKWILA COMMUNITY DEVELOPMENT DEPARTMENT PUBLIC WORKS DEPARTMENT PERMIT CENTER 6300 SDUTCHENTER BLVD surrF Do TUKWILA 04A, 98188 CITY OF TUKWILA EIRE MARSHAL'S OFFICE 6300 SOUTCHENTER BLVD. son 209 TUKWILA WA, 981873 206-5784407 CITY Of TUKWILA COMMUNITY DEVELOPMENT DEPARTMENT PUBLIC WORKS DEPARTMENT CEN'TER 6300 SOUTCHENTER BLVD SUITE 100 TUKWILA WA, 99100 DESIGN REVIEW: CITY OF TUKWILA COMMUNITY DEVELOPMENT DEPARTMENT BOARD OF ARCHITECTURAL REVIEW PERMIT CENTER 63130 SOUTCHENTER BLVD SUFI E 109 TUKWILA WA 96186 PROJECT DESCRIPTION 141E PRE/POSED PROJECT WILL BE AN ELEMENT BY WESTIN HOTEL. IN A SINGLE-PHASE DEVELOPMENT CONSISTING OE 177 GUEST ROOMS IN A 5-STORY, WOOD FRAMED, ELEVATORED STRUCTURE SUPPORTED ON CONCRETE FOUNDATIONS AS RECOMMENDED BY THE PROJECT GEOTECHNICAL ENGINEER THE BUILDING WILL BE AN 1.9 SHAPED CONFIGURATION. INCLUDED AMENITIES ARE AN ot.rmooR. pArto AREA WITH BROS AND FIRE TABLE, INDOOR POOL AND SPA, FITNESS CENTER, LOBBY AREA wrnr LOUNGE AND BREAKFAST SEATING, 10-SEAT BAR, GUEST -USE LAUNDRY, AND ASSOCIATED MEETING SPACES. PARKING WILL BE PROVIDED ON SITE FOR APPROXIMATELY '179 VEHICLES, INCLUDING ALL REQUIRED ACCESSIBLE STALLS SEPARATE BICYCLE PARKING rAcErres WILL BE PROVIDED. ALSO INCLUDED WILL BE AN ENLCOSED TRASH AND RECYCLE COLLECTION ENCLOSURE AND AN ON -SITE GENERATOR. SHEET INDEX p 9517, I PROJECT SITE DATA ADDRESS: 555 INDUSTRY DRIVE TUKWILA. WA 98188 LEGAL DESCRIPTION: ANDOVER INDUSTRIAL PARK #11 LESS S 170 ET IN WIDTH LESS UP RR OPER PAN PARCEL NUMBER: 1/22340-00/1.1 ZONING: TUC-TOD: TUKWILA URBAN ce.NTER. TITANSIT 013IENTED DISTRICT ASSOCIATED APPLICATIONS SERA. 171870002 DESIGN REVIEW/48-0022 SHEET NUMBER 1 ARCHITECTURAL A000 COVERSHEE.T A001 srrE PLAN A101 16011 (('LAN 8102 L.EVEL. 2 PLAN A103 LEVEL 3 PLAN A104 LEVEL. 4 PLAN A105 LEVET 5 PLAN . .......... A200 611041)0)145 A201 ELEVATIONS A2.10 STREET TRANSPARENCY DIADRAMIL 022) .PERSPECTIVE VIEWS 4221 1PERSPECTIVE. VIEWS 91922 PERSP11C1IVE VIEWS 2 SURVEY 1 OF 1 53 CIVIL CI C2 101 C4 C5 CO C551 1,8 C1I C10 011 C12 3 LANDSCAPE LID PLANTING PLAN L2.0 7 ELECTRICAL. 17100 SITE LIGHTING 19140T11ME.1RICS 036/871 ANA 29 SHEEEnTLE BOUNDA.RY AND TOPOGRAPHIC SURVEY CIVIL COVER SHEET DEMOLITION AND TM NAN TESC CONSTRUCTION NOTES AND DETAILS PRELIMINARY HOP voruTAL CONTROL PLAN PRELIMINARY GRADING AND STORM DRAINAGE. PLAN PRELIMINARY WATER AND SANITARY SEWER PLAN PRELIMINARY CONSTRUCTION NOTES AND DETAILS PRELIMINARY CONSTRUCTION NOTES AND DETAILS PRELIMINARY CONSTRUCTION NOTES AND net AilS PRELIMINARY CONSTRUCTION NOTES ANC/ DETAILS PRELIMINARY CONSTRUCTION NOTES AND DEEMS PRELIMINARY CONSTRUCTON NOTES AND DETAILS PLANTING SCHEDULE. ISSUE DATE. 07/09918 07/06/18 07/05718 077091.18 08/01/18 07700718 110)05/18 (mow 8 07705/18 07/06/18 07705718 07/06/18 12714/15 06722118 06/22718 06722716 06/22/18 06022/16 06722718 06/22/18 06/22018 0E72218 96722/18 OVV22/ IS 06f2V18 1/88, AT ST" OHNSON BRAUNU. 15200 52971 Ave. 610916 Sulto 300 8/0699, WA 98188 11/5004 2067766.8300 ARCHITECTURE INTERIOR DESIGN 0 PROJECT #. DRAWN BY: CHECKED BY" COVERSHEET PARKING REQUIRED PER TMC TABLE 165 TOD NEIGHBORHOOD PARKING REQUIREMENTS HOTELS: AUTOMOBILE PARKING • 1 PER GUESTROOM BICYCLE PARKING (PER FIGURE 18-7) - 1 PER 50 PARKING STALLS, MINIMUM 2 STALLS TOTAL GUESTROOMS: 177 REQUIRED GUEST PARKING 177 STALL: TOTAL REQUIRED STALLS: 177 STALLS TOTAL REQUIRED BICYCLE STALLS: 177 / 50 = 3.54.4 BICYCLE STALLS REQUIRED. PROVIDED STALLS: STANDARD: 124 (70%) 14 ACCESSIBLE VEHICLE STALLS 3 ACCESSIBLE VAN STALL 4 EV CHARGING STALLS (FUTURE) COMPACT SPACES: 53 (30%) TOTAL PROVIDED STALLS: 177 ACCESSIBLE PARKING (2015 WSBC SECTION 1108.2) IN GROUP R-1 OCCUPANCIES ACCESSIBLE PARKING SHALL BE PROVIDED IN ACCORDANCE WITH TABLE 1106.1. 151 TO 200 SPACES = 8 REQUIRED ACCESSIBLE PARKING SPACES WHERE AT LEAST ONE PARKING SPACE IS PROVIDED FOR EACH SLEEPING UNIT. AT LEAST ONE ACCESSIBLE PARKING SPACE SHALL BE PROVIDED FOR EACH ACCESSIBLE UNIT. 151 TO 200 GUESTROOMS = 8 REQUIRED ACCESSIBLE UNITS. TOTAL REQUIRED ACCESSIBLE PARKING = 8 + 8 =14 TOTAL STALLS, INCLUDING (3) VAN STALLS TOTAL PROVIDED BICYCLE STALLS: 9 BICYCLE STALLS PROVIDED - SEE LANDSCAPE DRAWINGS FLOOR AREA AND GUESTROOMS: LVL 5 22,669 (41) LVL4 22,669 (41) LVL3 22,669 (41) LVL 2 22,669 (38) LVL 1 25,989 TOTAL: 116,665 SF 1- 116) (177) REQUIRED STREETSCAPE SIDEWALK REOUIRED STREETSCAPE PLANTING STRIP 15' FRONT YARD SETBACK AND UTILRV EASEMENT ,MONUMENT SIGN / / / PATIO APPROXIMATELY 2,600 SF STAMPED CONCRETE BUILDING OUTLINE REPRESENTS FACE OF BRICK VENEER Q GRADE LLAWN AREA 4c 4 ADA 12 rn� (ELEMENT BY WESTIN 5 STORY, 177 ROOMSI 178 PARKING STALLS /8'-05'-O.8i '1'-0•(8'- 0•IB'- ',B OM ( T to 018' STORAGE SHE INDUSTRY DRIVE NEIGHBORHOOD CORRIDOR ACCENT PAVING AT BUILDING ENTRANCE OVERHEAD PROTECTION WRAPS FROM INDUSTRY TO ANDOVER b PROPERTY LINE tn GAS LINE EASEMENT 7 (b i B ADA I I +b 6� Ib Ir4�si4a�la7� 8'-OS'- 0.8' • 0•.8'-OS-0'87-0. 8'-O0-0.0'-0- XFM //I I GENERATOR PAD I CMU SCREEN WALL, FACED WITH BRICK EV CHARGES /UNIrt 26' • 0- \ > SETBACK FROM EASEMENT RAILROAD EASEMENT GUESTROOM TYPE Element One Bedroom Element One Bedroon:18 Element One Bedroom ADA TS Element One Bedroom ADA TS: 1 Element One Bedroom Connector Element One Bedroom__Connooloo 13 Element Standard King Element Standard King: 35 Element Standard King ADA RIS COMMONS Element Standard King ADA RIS COMMONS: 1 Element Standard King ADA TS Element Standard King ADA TS: 1 Element Standard King COMMONS Element Slanderd King COMMONS: 1 Element Studio King Element Studio King: 55 Element Studio King ADA RIS Element Studio King ADA RIS: 1 Element Studio King ADA TS Element Studio King ADA TS: 1 Element Studio 00 Element Studio 00: 17 Element Studio 00 ADA TS Element Studio 00 ADA TS: 1 Element Studio 00 Connector Element Studio 00 Connector: 13 Element Studio 00 Connector_Commons Element Studio 00 Connector_Commons: 1 Element Studio 00 Connector_Comnlons ADA TS Element Studio 00 Coonector_Commons ADA TS: 1 Element Studio 00 TUB Element Studio 00 TUB: 7 Element Two Bedroom Element Two Bedroom: 11 Element Two Bedroom ADA TS Element Two Bedroom ADA TS: 1 Studio Commons Reduced Studio Commons Reduced:1 Studio Commons Reduced ADA m Studio Comons^Reduced ADA: 1 _ Grand total: 179 EXISTING CURB / 'E PLAN r = 20-0- JOHNSONIIBRAUNDaK- 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.768,8300 wew.)onnsonorouna.con ARCHITECTURE INTERIOR DESIGN Greg L. AN* , Jeffrey A. Williams, STAMP PROJECT 0: DRAWN BY: CHECKED BY: 1806 GWE ST SITE PLAN A001 BAR RESUBMITTAL 7/5/18 FEBRUARY 8, 2018 GUESTROOM TYPE LEVEL 1 Element One Bedroom LEVEL 1 Element One Bedroom: 1 Element One Bedroom_Connector LEVEL 1 Element One Bedroonl_Connector: 1 Element Slondmd King LEVEL 1 Element Standard King: 5 Element Standard King ADA RIS COMMONS LEVEL 1 Element Standard King ADA RIS COMMONS: 1 Element Stub King LEVEL 1 Element Studio King: 5 Element Studio King ADA RIS LEVEL 1 Element Swdb King ADA RIS: 1 Element Studio 00 Connector LEVEL 1 Element Studio 00 Connector 1 Element Studio 00 Connector_Commone ADA TS LEVEL 1 Element Studio 00 Connacfor_Comrnone ADA TS: 1 Studio Commons Reduced ADA LEVEL 1 Studio Cornnlone_Reduced ADA: 1 Grand total: 17 C:\Users\setht\Documents\1806 Element Tukwila 180420_setht©johnsonbraund.com.M AC 155 SF btb b 1- to 1'-93/4' LINEN TERM ROOM 88 SF 14'-11/8• 16'-2' 1'-6' 16- 11/7 1'-6' 20'-87/8' 10-11'3'-0' 37-83/8' BOARD-0 465 - F 0 0 / '. A810' Wed VEST. T-91/7 1525E 2284 SP FOCL 594 SF I LEV. LOBBY! 155 SF HVAC 111 SF TELE CO 21 8 SF OFFICE 11 SF 578 SF —t ADMIN 760 SF RECEI0I 247 SF • LAUNDRY 743 SF UhEN 1:: SF \ OFFICE — RQr.STO - - 155 SF BRENKfAST 491 SF MECH. 298 SF SF GENERATOR -- — 21' - 512' 7-a i •I STUDIO m TUDI 37'-6• 7.0' 81'- 11 1/8' AM AM Ana 8ft'A . AMA / 17 1• I I I I II I I I I I I 1 I I I �1-\ LEVEL 1 1/18' = 1••0• r IL I g '6022� 0 JOHNSON BRAUNDIOT. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 .vvJonownbraune.con ARCHITECTURE INTERIOR DESIGN Grog L. Minim,. Jaffrey A. Williams. STAMP 0 ELEMENT BY WESTIN PROJECT 0: 1806 DRAWN BY: GWE CHECKED BY: ST LEVEL 1 PLAN A101 BAR RESUBMITTAL 7/5/18 GUESTROOM TYPE LEVEL 2 Element One Bedroom LEVEL 2 Eloment One Bedroom: 3 Element Ono Bedroom ADA TS LEVEL 2 Element One Bedroom ADA TS: 1 Element One BedroomConnector Element One Bedroan_Connector. 3 Element Standard King LEVEL 2 LEVEL Element Standard King: 7 Element Standard King COMMONS Element Standard King COMMONS: 1 LEVEL2 Element Studio King LEVEL 2 Element Studio King: 12 Element Studio 00 LEVEL 2 Element Studio 00: 2 Element Studio 00 Connector LEVEL 2 Element Studio 00 Connector. 3 Element Studio 00 Connector Commons LEVEL 2 Element Studio 00 Connector Commons:1 Element Sadb 00 TUB LEVEL 2 Element Studio 00 TUB: 2 Element Two Bedroom LEVEL 2 Element Two Bedroom: 2 Element Two Bedroom ADA TS LEVEL 2 Element Two Bedroom ADA TS: 1 Studio Commons Reduced Studio Comntons_Reduoed: 1 Grand total: 39 LEVEL 2 C:\Users\sethtlDocuments\1806 Element Tukwila 180420_setht@johnsonbraund.com.M ROOF BELOW v Ark ROOF BELOW I 6 — o�= 6'-11 t2• 1" I'0• I��L� Ail !U! Ei::7m•IN 75'•612' to I mt I 39'• 9' ' , LEVEL 2 1/18' r 0 JOHNSON BRAUNDma. 15200 52nd Ave. Saud, Sulte 300 Seattle, WA 98188 Phone 208.768.8300 wew.pmmonoround.com ARCHITECTURE INTERIOR DESIGN Greg L. AltAine. Jeeroy A. W.tllemn. a 4 a 0 ELEMENT BY WESTIN PROJECT#: DRAWN BY: CHECKED BY: 1808 GWE ST LEVEL 2 PLAN A102 BAR RESUBMITTAL 7/5/18 10 C:\Users\setht\Documents\1806 Element Tukwila 180420_setht@johnsonbraund.com.rvt 6.1 GUESTROOM TYPE LEVEL 3 Element One Bedroom LEVEL 3 Element One Bedroom: 4 Element One Bedroom Connector Element One Bedroom_Connector 3 Element Standard King Element Standard King: 8 LEVEL 3 LEVEL 3 Element Studio King LEVEL 3 Element Studio King: 13 Element Studio 00 LEVEL 3 Element Studio 00: 5 Element Studio 00 ADA TS LEVEL 3 Element Studio 00 ADA TS: 1 Element Studio 00 Connector LEVEL 3 Element Studio 00 Connector. 3 Element Studio 00 TUB LEVEL 3 Element Studio 00 TUB: 1 Element Two Bedroom LEVEL 3 Element Two Bedroom: 3 Grand total: 41 ROOF ABOVE A • b 35-312• in Ma IiIM Imir [Al I -slit 1 MP*1111* ` �_ 18CI1MP*— ICE 323 48 SF 10-0• 75'-61? CONNECTING DOORS 39'-9• /7110- � '-.11 �•iw�l ii lam I. II II r� 11 E■■ > CC PI �M BIM i /:`GUI � ■I■ � �1•lr •'.,:�, O CONNECTING DOORS 3T •8• 82'- 11/7 r __—_—_—__—_ _ _I %'\ LEVEL 3 1/18• _f_ ,01,I $'Q022 JOHNSON BRAUNDIn<. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 208.788.8300 wAv.lameuntveun4.com ARCHITECTURE INTERIOR DESIGN Greg L. ANwre. Jeffrey A. Wa1Wms. a 10 0 8 ELEMENT BY WESTIN PROJECT 0: DRAWN BY: CHECKED BY: 1806 Author Checker LEVEL 3 PLAN A103 BAR RESUBMITTAL 7/5/18 8/14/2018 0:09:05 PM C:\Users\setht\Documents\1806_Element Tukwila 180420_setht©a johnsonbraund.com.M GUESTROOM TYPE LEVEL Element One Bedroom Element One Bedroom: 4 'LEVEL 4 Element Ono Bedroom_Connector Element One Bodroom_Connector. 3 ElementStandard King Element Standard King: 7 Element StandaN King ADA TS Element Standard King ADA TS: 1 Element Studio King Element Studio King: 13 Element Studio 00 Element Studio OD: 5 LEVEL 4 JLEVEL 4 'LEVEL 4 'LEVEL 4 'LEVEL 4 Element Studio 00 Connector Element SWdb 00 Connector. 3 'LEVEL 4 Element Studio 00 TUB Element Studio 00 TUB: 2 'LEVEL 4 Element Two Bedroom Element Two Bedroom: 3 Grand total: 4t ILEVEL 4 Elk 127 123 SF LINEN SF CONNECTING DOORS LEVEL4 1H6' = 1.-0• loW/ ()° 41> JOHNSON BRAUNDoo. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.768.8300 .ww:Jcnnaanbround.com ARCHITECTURE INTERIOR DESIGN Greg L. MIMne. Jeffrey A. wulbni. STAMP 2 a 0 rr ELEMENT BY WESTIN PROJECT d: DRAWN BY: CHECKED BY: 1806 GWE ST LEVEL 4 PLAN A104 BAR RESUBMITTAL 7/5/18 8/142018 3:09:08 PM C:\Users\setht\Documents\1806 Element Tukwila 180420_setht@johnsonbraund.com.M GUESTROOM TYPE LEVEL 5 Element One Bedroom LEVEL 5 Element One Bedroom: 4 Element One Bedroom Connector Element One Bedroom Connector. 3 Element Standard KIN LEVEL 5 LEVEL 5 Element Standard King: 8 Element Studio King Element Studio King: 12 Element Studio King ADA TS Element Studio King ADA TS: 1 LEVEL 5 LEVEL 5 Element Studio 00 LEVEL 5 Element Studio 00: 5 Element Studio 00 Connector LEVEL 5 Element Studio 00 Connector. 3 Element Studio 00 TUB LEVEL 5 Element Smdb 00 TUB: 2 Element Two Bedroom LEVEL 5 Element Two Bedroom: 3 Grand total: 41 ROOF ABOVE 0- LAU GUEST 523 196 SF 0- ED- 1 le O 5, Lo 75• - 6 1/2- CONNECTING DOORS ROOF ACCESS LADDER TO HATCH 39•-9' 82-112. ©® _ _I �i I '\ LEVEL 5 1/16' = 1'-r r r _}r -O -0 22 0 JOHNSON BRAUNDmo. 15200 52nd Ave. South Sulte 300 Seattle. WA 98188 Phone 206.766.8300 nn,o jneneontveund, cam ARCHITECTURE INTERIOR DESIGN Grey L. AlMine. Joflmy A. Williams. 8 2 0 ELEMENT BY WESTIN PROJECT 6: 1806 DRAWN BY: GWE CHECKED BY: ST LEVEL 5 PLAN A105 BAR RESUBMITTAL 7/5/18 ro,'4 8. t" 86 9F30 000 0 co 43 0 2 E IFS 1 17'- I. 81' 7 3/8" 1 ENS 3 IW 70007Nash 1,sx ,227,7,74577// EIFS 1 SW 7018 Davetal , s 4,,Z„re,c//rrre ' 111111111:IV 0111 FriA rp4IIIR/ (.004 '4" um loll 111111 111,11,11 11. 111111111111 1111111 II Hit / 41;40,4.4 /4„ 111111,11,,, EIF'S 1 Sw NIS NANO FIE'S 2 SW MI& MISS, SOss R9F1f,C711 EIFS 4 EU J., EU A 11P111 k'll' 1 h PIIIIIIIIIIIIIIIIIIIIhIIIIIIIIIIIIIIIIIh"IIIIIIIIIIIIIIIIIIIIIIIIII111111111111111II1I1I1I1I1I1I1I1I1I1I11I11I1III1I1IIILI , 0 1 i Sall Z,IE„ ;V, r 4 1„,1I,J,,:1111)111,11' ppii/p,,,pp,clirm go / P111,111111'11,11111111i'll ppoi/p7, 00000," 1140 Laaa; a la Ar ori, mr.... f oviu,gutz9 111111111 r lorp u 2 111111111111111111, ES1-$ 2 SW SS% Nfindlul Cs is 4m1m7'"'4I (7:02) / IL 4" 1/1E' 303331 7 6 233' - 5 3/8" , EIFS 3 Sw 7020 ANL fot „„„,,,,,„„„„,,,,,v„o„„„„,,1„,„,,,r1,1011 11 11 1111111111111111111111111100011,11IIIIIIIIIIIIIIiiiiiii0„„„„,,o,I1 /1/ /11iI/I",t,',',,,!',',,I11111'1,III/ttl'ItlIIII11011111111111111111111111.1111111111111111111111111ww PI I 1 = MOI II II 1111111111 1 HORIZONS AL ACCENT BAND 111 301 ERIS 2 / FIE'S I sw i'616 Nlievaa /019 IF922S91 mi$1001,111,111,„ ff,./ZS ,„4 r9; /,/ /fike ArtZ BEWAWfff 11111*„ir rjr ,,,,,,1 !)111111,e ;111111t „lrakirAli10 t?!. 000 101 ,1,1 „ Arr 11111101183-330/0< 47'iif:;;;e4 74' - 3 1121 EIFS 2 EIFS 1 EFS 2 SW 71,16 M4nSt4 Gray SW 1018 Dovetail SW MIS tkodIVI Goy . 77"7°77PaaPP:140747,777,Prara— NIIIINNaara LANDSCAPE FREI ISES PAOLI ED To MA CH Lit Al K FOX, ESP 234 - 9 3/111 Fit S 3 SW /IVO Is999't 11111 I III!, )1,11, ! 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So, LEVEL 4 itr LEVEL :3 IREC 24' 11" EIFS 4 SW REAt804370, LEVEL 2 14' , 11" 11/ BRICK th.299, H J mi //, , p 1111'11111'11111'11111I LEVL div EXTERIOR FINISHES ERIS 1 FIFS 2 EIFS 3 EIFIS 41 WO) 1 BRICK BRICK EIFS SW 71118 aovr TAIL ENS SW 70 RI MINDF IR GRAY EIFS - SW 7020 BLACKFOX EIFS - SW 7020 BLACK FOX Wt REEL ECM t WOOD LOOK PANELS BRICK - REDONDO BRICK / PEWTER wINuow FRAMES - BARK BRONZE II,P,7,;(POPPPpPvciPfas-omm"" LANDSCAPE TRFL ISES PAINT TO MATCH SW 7920 BI ACK DX (.11> „„JOHNSON BRALJND,,, 15200 52,00Ave Sala SUM, WO SentIlo, WA 348180 Phone 206 7E6 8300 .2929Infoottnsto nus ARCHIlr 1 TuRr INTERIOR DF'SION S,l'froy 0211„nrs, >- co 0940 10 1 10 1673 '0 PROJECT 8 DRAWN BY CHECKED BY 1806 Author Choc kw ELEVATIONS 0' ,BAR RESUBMITTAL 7/5/18 018 25514 PM a 180420 setht@johnsonbraund.com.na C:1Users‘selht\ Documents \ 1806 Eleme J H W 241E223021o6E2(1 1 1 A302 / LA rowdaii / CIES 2 /hW,ID lAndlutD, 1111111111111111111111 1111111111014313(3< EHEEEEEEEEEIEEhol 1)„„ 11111111111111111111111111111 000000000000000 ooll I 1111111111111111111111 ::: il °°° 00000000000 opoom11111 I 1212 1 ' nw Dovotaii 2 1212 3 4 b, L /8/ 1111111111 I I 'p000000000l000000000p0000000000000000000000001O,O,11,„ IY pir'S 31 L 01120 f 12 SW /130M 000.014 „" 100000000000000 111, 11000000000000000000000 111111111111 , 11 11 1111111111111111 1 111111111111 1,, 1111111111111 1 111111111 111111111 111110111100000 11111111111111111111111111111111111111111 1„000000000 124221/24 11111111111111111111#011„,„ 411111111111111111111 1111E11 1 11111111111111 truloo; INDOW IAMI DARK BRONZE TYP 5 02 ::;1? 1 7 „ , , J, h /AAA, F111111111111E0 0,100, 11111111111111111111111 11 ' 1 11111'11111'11111 OM 111111111111111111111111,11IIIIIIIIIIIIIIIII11111111111111111111111111111IIIIIII 1:111,11,1,O",'",(1",(1,1",1",p111111111111,1,1,1,11111,11,1,111111111111,1,11111?111111111111 111111111111 1111111111111111111 LIES 2 nwo 011,110 tik.00.1..1110.0 A006 1 1111111111111111 11111111111111111 I 111111111111 Eh' 111111111111II 111111111111 11111111,111,111,111,111 1111111111111 (4346 111111111 22 ri,000000111wiwilluiu luilluillui11,1111111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII111111111111111111111011111111111111111111111111111111111111111111 000 22 DES 21 SW IOW 101/001N1 EIFS AMTITLLLA Fa LIES 3 /0.0 000010 EH'S 2 1*200 MEOW Day „•„„„oNoo1111111111111111111111111111111O1 , polo; 1000lloolool000l000,, „„ 000c 1011111111111111110f0„... 1„11 " 11111111 00100000o1,11oloo 11,111111111111111111111111111,11 moo 11111111111111111 11111111111111 111,0 '1'1'1111111111111 111111111 0 0„ 00010 11111111 II II IMO,. 0001, 110 oll o 10 111 111 „In 000000000 ,„,„),,l0000l0000000l000mo0000 1111111111 1111111111111111111111111111111OOVIOOVOI,1111111111111O1111111 11111(1111111 1111111111 111111111111111111111 1111111111111111111111111111111 wiiiiiii11111111111111111111111111,11, 1111'11111 11111100001 100001 0000000,00 0 1000001,„ unnun, 111:11:h1i1,i„111„1„1,1„1„1111111111,11111111111111111111,11\111111:11,111 1Thwoo,01 1,1,I 111 11u11:1 001 ""II011 '1o111111111111'11 1111111111111111111111111, l221.2022222 MA rell ADJALUNT,IYP 7 , 1 E 1E0 11 0111, TAO A/1111)0.100001 2 , A3 Iry alif) C1 11111111,00111111111 ,,1,11111111111111111 11, ,, 11111111111111111111000000000moomoomol111111111111moolkqems, 1111111111111110001°°°°°°°°°°°10000000° 3134 02(20 0N11(°14 F4000100.0 hD°°°° 011 0000000 00000 000 0 0 0110000001 100000001111111000000000011011001111,00000000010,01,011,0011 „0„, 1111111111111111111111111111111111111111111 00000000000000000000000000000000000000; 0000000100000000000000000,00011 „„„„„ 111000 1000 100000000110 011000000101„ „r„r„,„0„1„,„„1,111111111111110000000000000000000000000000000000000000000100000000000000000000000 1111111111111110 1111000001110 11111 0001 11111111111111H 10 1111111111111011 , 011111111001101101111011111111111111111111111111111111111111111111 000011111111111 111111111111 1111111111111111111111111111111111111111111 1 1 11011,101111000000001101000001111:1„ 0000000jj1000000000000,0000101010101000 010100010101010 00000 0 0,00,00 00000M000 000000M00 00010000 00000100000000000000000000000001000000000000000000000000000000000000000000000 3(003 LEVIL 124/IL, 441- 11' EIFS 3 00104 0.10, 8.4 F. PEES 1 1501,1 0110101 0011W. (40004 11111111111111111111111111 II 111111111111111111110 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I IIII „u "1,11,114141,114; 11,11,11,11,111,11,i1,1141,'1, "'„1111„11111111111'8 111 111111 II II I I EIEEEEEEEEEIEEEEEEER,„ 00000IIII10000 Iiiiiiiiiiiiiiiiii11111111111111111111111111111111111111111111111111111(1,,,,,,,,,,,,,,,,,,,,EIEEE 0111111111111111111111111111111111117 1111111111111111111111111111111111111111111111111111 :1:111111 1111111111111111111111111111111111111111 1 vh1h11111111111111111111IIIIIIII 111111111111111111111,11,11,11,11,11,11,100000 1,111,111,111,1101010101010101010 11111111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 4 iAAAAAAAAATA,A00,3000rAfAl III ,f1.031 f111 1 f P2110,, 0E, 111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 11 1 111111111 .1 II 1 1 111111111111 11 11111111111111111111111111111111111111111111111111111111111111111111111111111000000000000000000 10000 IIIIIE 1111111111111 11111111 1111111111111141111141 2 \ EAST ELEVATION 3/22" ;1.10- 8 LEVEy, OUNDATICT #0, 1111111111111111111111111 7;Irni//,/4) " 110IWAJ / 4 It4'A; / EVE L33)5 . 1100141111 ;(;rt'i '1'14!D:D.' 0010000000000100100111 111011111111R111R1111111111100111111111111111,liiiiiiivl„„1„j;INIIW!!!PIMI!!!!!Fllg00 M 1111"1111111111111111111111111111111111111111111111111111111111111111 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 1 1 0 / SOUTH VLEVATION LifYi" 1' V L4E4yEti.;;! 0110,0 10//2214 24' , E'! 1134431, EXTERIOR FINISHES FIFS 1 j EIFS SW 7018 DOVE rat, EIFS 2 j EFS L SW /016 MINDFUL GRAY Elf S 1 EIF S L SW F020 SF ACKFOX EIFS4 WD j BRICK j BRICK L "LA"K FOX WOOD L OOK FMNE LS BRICK RLDONDO BRICK - PEW1 FR WINDOW IL HAWS DARK BRONZE VTAC LOUVERB MATCH ADLJAC EN MESH LANDSCAPE TRELI ISFS - PAIN 1 10 MA/I,H SW 7020 BLACK FOX 4> JOHNSON BRAUN!), 111200. 52nd Ave South SAM 300 DeWitt, WA 9018A Phone 206 %EA MO 31311,31223 1 rtuak INTt. ItIOD DESIGN .0„, 1 00 W1, "NOJECT 22 DRAWN BY CHECKED BY 18 A0010, Chec ker ELEVATIONS A201 IBAR RESUBMIT TAL 7/5/18 14/2018 3:23:45 PM C:1Users\setht\Documents\1806 Element Tukwila 180420_setht@johnsonbraund.com.M L-1 00 Lu A302 al 0 uLW' I__ILUJ 0 IVI UiL MI - I LUI - LVJ' I LVJ 12.0 FACADE TRANSPARENCY MIN. BETWEEN 2 8 10 FEET IS 50% PER TMC 1828200(C)2 FACADE AREA ALONG INDUSTRY BETWEEN 7 AND 7 262.8'x 8'= 2102.4 SF REQUIRED TRANSPARENCY AREA 1051.2 SF MIN. PROPOSED FACADE TRANSPARENCY 70X8'1 92.4 X5.3 1051.8 SF 12102.4 SF 50.0% c?' 4 ,.' ri m:,. , 4 } : vim`•' -il a'•v4ite`Ni :* i y�•`'.' ti .'}F,,1}�.pi - fi � / L ,INDUSTRYTRANSPARENCY 3/32' LVJ LYJ J = J ' LVJ - LVJ LKJ I i�i1111111111MEMEI III r1u i i i rniii' : hiuJkii o wse 12.0 12.0 2569' FACADE TRANSPARENCY MIN. BEIWEEI}TA 10 FEET IS 50% PER TMC 18.28.200(C)2 FACADE AREA ALONG ANDOVER BE7 W EEN 2' AND 2' 258.0 x 8'= 2055.2 SF REQUIRED TRANSPARENCY AREA 1027.8 SF MIN. PROPOSED FACADE TRANSPARENCY= 140.T X 8' _ 1125.6 SF/ 2055.2 SF 54.8% Nom (.7 \ ANDOVER TRANSPARENCY 3/32 u b � b LEVEL 2 LEVEL 1 0' E 14'-11' "VEL 0' FOUNDATION • OHNSON BRAUND.00. 15200 52ne Ave. South Sulfa 300 Seethe, WA 88188 Phone 206.768.8300 w.n•letmeannroana.wn ARCHITECTURE INTERIOR DESIGN Greg L. Aaeine, Jaffrey A. Williams. STAMP 5 s 8 0 ELEMENT BY WESTIN PROJECT //: 1806 DRAWN BY: Author CHECKED BY: Checker STREET TRANSPARENCY DIAGRAMS A210 BAR RESUBMITTAL 7/5/18 4> JOHNSON BRAUNDN, ( 3 "v 3D View - INDUSTRY TRELLISES tkDocuments \ 1 806Element Tukwila '111,11IIIIIIIIIIIP11111111,"' ) „ I; IPI 111 I 3D View - NW CORNER ANDOVLR & INDUSTRY ,11111111,y11,11,11',11,1'111 1,1110111, 0000,,C,0100,010 11,00 111,1111111III ,ij )p10 oh, 1,,,,,, 11`1111111 111 11 1110p 1110 01111111 110 1;1111111111111 III1111p1 iHL ,000 1001001111111111111111111 kr/VCA "'"CrV2 „i°,,,,I000010„1,1,1,1,111111111111,10,00,100,00,00,0000,...00000000000 111111111ty'1:::::1111111111111111111111111111111111111111 100100111111110100011111 ,,,1111q1,1d,' 1,1 '4„'t,I',1,),P,P111111111 riiirin 0iiiirvvv0 0000,0100,00000,0 00,10, v°10001 0000 0 011)lllll k 10110 VIIIIVA 110 0001 1111111111110000100101010111111 ,pppP111P1,„4,1,,1111I 11111111111 ' hooii 000 0001 0,'„ 000, 10i, IV 0 I v PVA oviotolo 11111114PPPI Cvv 2 1 3D Vlew -FROM SE vv RAILROAD TRACKS 001011,100110 1 V Voivi 1111 ISM) EQrAl Arm South Suite 300 Shaft, WA MAAR MANI° VA 7006 0301/ 0.,00,01000,00,0001,40,0: 0,000 vvv 7 11 v7 tu (0 T INFERIOR DLSIGN v cc, Al0m01,0 0,0ftcy A 0.0.0,0,0,0000000 8 10 ENT BY WESTIN prvoJEcv 93 irk% DRAWN BY Authol CHECKED kW Checker PERSPECTIVE VIEWS A220 BAR RESUBMIT TAL 7/5/18 o 0,11110 1110,11 101011111,1V1VVV „,100,111111111111111111110001,1111 00001111011010000 1111 1111111111111111111111111111111111111111111111111111 11 II 000000000001011,1,1,1 0111111110000 V 11111111011110000 :1ruun 11111111111111111111111111:10,11 ,„0,0 1111111111111 111111 1111( 01 IIII 111111111 111111111 0, 111111111111111111 111 , 1'1111111 111111111111 I, 1,11111111111 111111111 III 111111111 11,11111111111111 1111'1 0„0„00000001010101101010 14112 111111111 1111 11111111 1111,11111111111111 11 0 III , 1111111111 11 1,1,1,1,1,1,1,1,1,1,1111111111111111 11 11111 11 II II 1,„„ H01110111 I 1 011 1111111111111111111111111111111111111111 III 11111 or 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IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I 1111111'1111111111111 100°411 0001110 v111 „ m ' '10100 111111111111 111111 111.J1,11111111 1 IIIN q11 IV II 11111111 11111 1111 I I I I I 010 100110000011 1100011000001 0 1111011101111111111101010101111000 00000 0001 10,0, 1111.1111 111 11 11111111111 1011111110101100111111110 010 161111111, 11,11111,1'11111 gib 1111111111 , 1111111 I , 111111111 IflIIII 1 11 11111111 , 14110V1,11 1E1 11111„ „111' 0101 411, 11 1111111 1„1„111111111,0 1111111111111110E0, 1111,111, 11 'I '1 01,1111,11 " 1°S1 Itych,111,111 J111 4 ' 11 1 111111111111 111111111111 I 111111111 1111111111111 111111111111'1111111 00011 11111100vvvoToo,1111 111111111111111111111,10111111vvvvv1111 , , I I 11 111111 1 1 1 0001111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII II II 11111 111111111111111 III 1111111 111111111111111111111111111111111111111 1111 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111111 01 0 11011111111 1111111 111 11010100111, 1111111111100111vvlivI ,01,0,111 1 11 ',VA) A 01 I 1111111111111111111 II 1 II 1 11111111111111iiiiiii 1 I I I I I I „ 11111111111111111 1111 111111111q 111,1111 1 1 1 11 0111111111111 1 1111111111111111111111111111 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1101 100 0 110111 1111111111111111 1111 1 III 1 1111 11111 111111111111, 1 1 1 1 1 I I I I 0 111111111111111111111011 011.1111.1.1.1.01,11,11,11,111 1 011,1 11,11111'11 1110,, 1111111111 ,,,„0011111 111111111111111 0111111 III 111, HI 10 111111111111 ,,,,,,,,,,,, 111111111111111111 uu111 III 1 1 1 1 1 1 1 1 Ilvvv 1111111111111111111111111111111 111111111 II I I I I I I I I I I 11 1111111 1111111111111111111111 1 011 111111 1111111111111111111111111111111 11111111111111111111111111111 1 1, 11 ' 1011030 11110 1,11111 000000000000011111111111,1,1111 1111111 III 11,00001,000, 1111110,,,I111"1"1111 111111111 1111,111 111111111111111111111 11 01111 1 11,101 111 0000011011010 ono, 00 1 11 11111111111111111 II II , 101111111 11 IV„:111 v v1,1011 1 1 111111111111Y 1111111111111111111111 „„„„„ 1111111111,1,1111 110 11110 100 11111111111 11111111111 11111' 011 1,11,11,11,11,111111111111111111111111111111110,1„ 11 11 1 "'III 1111 '111111,10 11111111111111111111111111111,1 II 1111 111 II, 11111111111111111111111111111111111 11111111111111111 111 11 11 0111101101111111 0011 1111111111111111111111111 111111110o 00 0 II II 1 III 1 1 III 1 0 I 1 1 1 0 00 1 111 I I I 0 11 111 1 1 11 00 1 1111v 111 1 11v11 1 1 1 1 1 1 1 1 1 11 1 I 0 01 1 1 1 111 III 1,310vvvvvvv1,101 1 1 1 1010000110001011 1111111 111111111,1,111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111010000001 110101000100111111111111111111111111111 1 1 111111 „ „ „ v 111,1 1 1 1 1 00 II II 1 1 1 1 II 1 11 1 1 11 1 1 1 1 1 1 1 1 11 1 1 I 10101100,1,11101 0,1,10100011 111111111111111111111111111111111111111111 V 1 I 1 1 1 1 1 v 101„ III III II 11111 0011 110 III 110000 ov1 1 11 1011", 1111111111 11111111101111,1111111 1,1 011111111111111111111 1111111111111 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I I I I 11111 1111111" II „ 11111111111101, 1 1 II I III 111111 11,11111111111111111111 00000000111111111110111111000011V1111101001011 111111111H v1,110, 1 '1 011,11111111111,1 V', 11111111111 111111111111111111111111 II I I 0,0 1 111 111113313„ 111111111.01,, ' 0 111111111 1111111 1111 1111111111111111111111111111111111111111111000000,001 0 I 11111 I 11 1111111111111 00 111111111111111111 111111 1111111111 '11 11111111 1111 11111110 110 0 ,„ „ „ I I I I I I I I I I 111 000 00 0 „ „ 0 10 11 1 11 I 1 I 1111 1 1 11 1 0 II II I I 1 0 11 3, 1111 11111111,1,1,1,1,111 11101111 1111111 1111,11000010,111111111111111 11111011 1,0101111111111 11111111111 11 00 0, 11111 11111111 r0 0100011111'111m 11 01 0 0 I I I I I I I I I I I 0 I 1 I 1 1 1 1 1 I I I I I I 1 I 111111111 00 „ 1 11,i'v101111111111111111111111101111111111111010,01 10,01 111111 113 1 I 1 1 11 1 1 1 1 11 I 1 1 I 11 1 III I 1 1 1 III' 111011n00 "' 1111 111 , 1 I 1 'v11111111111111111111111111 111111111111111111111111, 111111 ,I 111111111011,1,1 111111111 111 1 1 I 1111111111111 1111111111111111111111111111 111111111111111111111 1111111 II II I 11111111 II I II I I III 11 um 1 1 11 I I I I 1111111 1 II II 111111111 111111 11111111111111111111111111111 111111111111111111 11111 II 11'1„11111111111110111.1.10, 11111111 00 0 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 111 n.11111111 11111111111111111111111'111,1,1 IIIV1111V1111111111101111v1v0v1VIIIIII1V1V111111011111111111VIV ROM NQRTHENT 11111111111111111 1111111111111 JOHNSON BRAUNDvvvv 0420010d Ave 100.00 So 300 0010 WA 0 VOA Pty.. 2.0 'AA MO 000,000000 00010100100 10 0004 00,1GN ORA, 1 00,11,mr 4000A, A 1AII,A00W, 0 0 I848 41 ST PERSPECTIVE virws BAR RESUBMYTTAL 10,11 Element Tukwila 180420 seth0johnsonbraund.com.R1 C:\Users\setht 111010001 N 3p View - Impi4TRy ENTRANCE 1101001110h1111111001000001011011IN0010100010100 0110 0 ill NNINIII0,00,1001 0111011111110,00 0101181MININ08011111108190001, 004042110,111111 1111 , y „ I, ,,000001 0 11 1110001 F010000000000 0010:000"0000 0 View N yEDESTRIAN VIEW ACROSS PATIO 10011501111010001"11110 vt,4 , 00,0 p aery 0 0 i„,,,,;,1„00,111,111,111,,,11,11,11411,11? N00,000 Nr'0,11,N10,111104,0,1'N,110,1",,'"'"' 1""1100,1111:1 "101 "0000„„0 1,11!,1,N,I;;;,1,11111 NH111011 1 1111111111,111111111111111,1111111,11111,1111 1111111111 111110,11111111111111111111111111111111g 111111111100 l" 111111111111 1111111111 11110 11111111111111111111111 1111111111166111111N ,110,010,01010,0,0,0,0,01,1,0,0,0,0,0,0,0,0,0,0, 0,0000000,0,0, ;0( i11501r1/1/11111% ,,„`41fPOWINAW i111111/111$111/1/1111111116111,1 00,0040 .00000000 000, 0 0, J„0/(,000,0e00 ,,00000 °°°' ,,',11",01/ 1111 Wwwww,V w,/wwww.111",ww, v-/ww LIM:4W .....00;1114420/111e0H0li " 1(111111'?, onu 11 111,11,11,11,11 ll,' 1100 111,m,, 11,111,,, 11 N1011111111'010 110), 0/fooitaim4lo1;;*".?aiie NIIII,Rt11111111110 0010110001"001,000,01,10,,),r;Npt uy,NIIII0111110IIIIIII "00 11111 , ,101111,1111,1,1,111,11,,,v ilvo;11111,111,1111011111,1,111,11'11 1111010111,10,1,00.00.001100,, 01, „, 0,01111„1111IIIIII 00111110010V1111100011111110 011100110 0,00100000100110000,1,c00100000000001101111111111,01,111111 1" 3D View - NE CORNEROF ANDOVER & INDUSTRY 101 11 0111 1111111 I IIII 01 OW,N 00 01 1111 111 11 1111:1111101,11 11:10 110 I ii"''1111'111Iiiill'I'100 11111 11111111,i; 0010,1i0 11111,001,11,1,1,111,11,11,11,1111,1, I 1101111 ))1101111111100,0,11111111111101100,000 V111'1°11 101111i 11 / 0 IN 3,p View - pEDESTRIAN VI41)0( ALONG ANDOVFR NI 1111111111 51I111,1111 0111111 000 OHNSON BRAUND00 I 5200 52rat Ave South Suite 300 Seattle, WA %BSA Phone 206 766 81110 ,0,0,0,0 0 0 .0 00..100001 AHGNIIi0C I !811 RIOR r 1 SIGN t,roly, Allw.0 PROJ EC1 it DRAWN BY SHECKED BY 1000 s r ST PBRSHECTIVE VIEVVS A222 BAR RESUBMITTAL 7/5/18 REQUIRED STREETSCAPE SIDEWALK REQUIRED — STREETSCAPE PLANTING STRIP 15' FRONT VAR SETBACK AND UTILITY EASEMENT STREET LIGHT LOCATED BETWEEN TREE LOCATIONS PATIO STAMPED CON INDUSTRY DRIVE NEIGHBORHOOD CORRIDOR ACCENT PAVING AT BUILDING ENTRANCE OVERHEAD PROTECTION WRAPS FROM INDUSTRY TO DOVE ,, 4 10'x18' / STORAGE SHED STREET LIGHT LOCATED BETWEEN TREE LOCATIONS GREEN SCREEN PANEL (7) LOCATIONS ;.� :.:�yS•G�? rn:8s,}•`rijv�Cr_"•.Yi�:i:.�.i�,S^U�:�!C� V —'1 8,0' 5'4Y 8'.O 8'-0' 5•• ' 8'4Y 8'-0' 5'-0' 8'.O / • T41ASH / £( / STORAGE 1 1 1 1 1 1 1 / xFM GREEN SCREEN PANEL, TYP. STING CURB MONUMENTSIGN SETBACK FROM EASEMENT RAILROAD EASEMENT LANDSCAPE AREA CALCULATION FRONTAGE AREA: 800 L.F. REQUIRED TREES -1 PER 20 TO 30 L.F. = 27 TO 40 PROPOSED: 30 TREES TOTAL REQUIRED SHRUBS -1 PER 4 L.F. = 200 PROPOSED: 200 SHRUBS TOTAL PERIMETER AREA: 690 L.F. REQUIRED TREES -1 PER 20 L.F. = 45 PROPOSED: 170 TREES TOTAL PARKING AREA STALLS: 177 TOTAL REQUIRED PLANTING AREA: 20 S.F. PER STALL = 3,540 S.F. PROPOSED: 4,063 S.F. TOTAL PARKING REOUIRED PER TMC TABLE 18-5 TOD NEIGHBORHOOD PARKING REQUIREMENTS HOTELS: AUTOMOBILE PARKING - 1 PER GUESTROOM BICYCLE PARKING (PER FIGURE 18-7)- 1 PER 50 PARKING STALLS, MINIMUM 2 STALLS TOTAL GUESTROOMS: 177 REQUIRED GUEST PARKING 177 STALLS TOTAL REQUIRED STALLS: 177 STALLS TOTAL REQUIRED BICYCLE STALLS: 177 / 50 = 3.54.4 BICYCLE STALLS REQUIRED. PROVIDED STALLS: STANDARD: 124 (70%) 14 ACCESSIBLE VEHICLE STALLS 3 ACCESSIBLE VAN STALL 4 EV CHARGING STALLS (FUTURE) COMPACT SPACES: 53 (30%) TOTAL PROVIDED STALLS: 177 ACCESSIBLE PARKING (2015 WSBC SECTION 1106.2) IN GROUP R•1 OCCUPANCIES ACCESSIBLE PARKING SHALL BE PROVIDED IN ACCORDANCE WITH TABLE 1106.1. 151 TO 200 SPACES = 6 REQUIRED ACCESSIBLE PARKING SPACES WHERE AT LEAST ONE PARKING SPACE IS PROVIDED FOR EACH SLEEPING UNIT, AT LEAST ONE ACCESSIBLE PARKING SPACE SHALL BE PROVIDED FOR EACH ACCESSIBLE UNIT. 151 TO 200 GUESTROOMS = 8 REQUIRED ACCESSIBLE UNITS. TOTAL REQUIRED ACCESSIBLE PARKING = 6+8 =14 TOTAL STALLS, INCLUDING (3) VAN STALLS TOTAL PROVIDED BICYCLE STALLS: 9 BICYCLE STALLS PROVIDED • SEE LANDSCAPE DRAWINGS FLOOR AREA AND GUESTROOMS: LVL5 22.669 (41) LVL4 22.669 (41) LVL3 22.669 (41) LVL 2 22,669 (38) LVL 1 25,989 j16) TOTAL: 116.665 SF (177) socvo°9P J4'M, Nlw.M „....1 'LANDSCAPE t4RCNITECTS' INCORPORATED P.S. LANDSCAPE ARCHITECTURE URBAN DESIGN SITE PLANNING PARKS AND RECREATION PLANNING 12610 NE 104TH ST. KIRKLAND WA 98033 PH: 425.454.5723 EX: 425.822.3525 E' iR^IQI m-Ine enm ELEMENT BY WESTIN 515 INDUSTRY DRIVE TUKWILA, WA 98188 IREVI51045/DRAW96 155 JE5:' 8-14-2018 Drawn :I {•14I OWE IsI WYIIGTW Rird]�7(I�IaD4 rDATEl2-28-2018' LAST UPDATE. CAD FILE. IDRA IA% TITLE' PLANTING PLAN �L1I0 4117 PLANTING LEGEND I ITT TYPE! SIZE AT PLANTING I9PA:INGI NATIVE / APTIVE GUAT4T ITV -_ - ---- TREES' O O /a% . 4 /10'JAPANESE `O' 110 0T, THWA OCCIDENTAL'S FAATIGIATA' / ARBORVITAE 14' HI BNB 4'-0° O.C. I 13 ACER CA4MPESTRE 'QUEEN ELIZABEIN' / 1-EDGE MAPLE 23" CALIPER Tr HT, 30'-0' OZ. 77 ACER TRUNCATUM k PLATANOIDE9 1WLlARREN9 RED' / PACIFIC 95ET MAPLE ,7 9° CALIPER Y2' HT. 70'-0° OC. B ZELKOVA 9ERRATA VILLAGE GREEN' / VILLAGE GREEN ZELKOVA 117 �73" CALIFERI Nl El STEWARTIA PSEUOCANMELLIA/ STEWARTIA ?5° CALIPER.Ay � 0' I4T. gHgINI '10' YES ID FACIE./ C INATUYI 'PACIFIC 0 BARK VINE MAPLE HT, r9Teron.DLTl Aa 9m NI /A. 150 ❑ ACER PALMATUM / GREEN JAPANNESE MAPLE 10' HT. MULTI- 91ernk.D As 9HOLLNI LARGE SHRUBS] 0 ® [ _+) WO ® I-1 0 RHODODENDRON 'ANON KRUSCHKE 36• HT. 9 GAL' 3' -0. OC.l ! � 14.1 FLOWERING CURRENT RED'�' Hf. 9 GAL' 3'-0. OL OZ.! 79 DEL AY esriAntrkuO^JDMELANTVAAJI / 36• M. 5 GAL113'-0' 3'-0' OZ.] O6 0911ANT14U9 X FORNNEI 'SAN JOSE' / OOIMANTHU9 4S• HT. 9 GAL? O JUNIPEROU9 CHINENSI9 'ROBUSTA GREEN' / COLUMNAR JUNIPER 48' 14R. 9 GAL113'-0. 0C.1 TYPICAL DECIDUOUS TREE PLANTING Irao-amI ?TEDIUM 9HRJB9I ,-' O ® © 0 49 VIBURNUM TINUVIBU9'9PRING VIBURNUM / RNUM 34. HT.I 3,0. OZ.' IYE9I 79 R / DEENDRO4II 'BOBELLS' END J4• NT. 3 GAL' 3'-0" 0C.I ABELIA 'EDWARD re. R'/ GLOSSY ABELIA 14• HT. 3 GAL' 3'-0" OL.I I�9 Ej POLYSTICHUM MUNITUM/ 9wblm FERN C,----I 2'-0" OC.I 790 CALLUNA VULGAR'S FIREFLY / HEATHER '� GAL! p' 0" eel OSARCOCOCCA 31 RUSIFOLIA / ET BOX 4" NT. 3 GALI I3'-0. oz.I 0 `J ON OC RHODODENDRON CIDENTALE /WESTERN AZALEA . T. 9 GAL)19'-0• H OC.1 SMALL SHRUBS 0 WI 31 BLEECHNUM SPICANT/ DEER FERN j 12'-0•OL.I O 03 7524LAVANDULA ANGUSTIFOLIA STEAD'/ LAVENDER 7 GAL �'-0. OL.! ® CORMS 9TOLONIFERA KELSEYI'/ DWARF -FORM RED TWIG DOGWOOD 0 1 r GAL I7'-0. OL.I �./ e CI ERICA X DAr-r/ HEATH 'DARLEY DALE' / HEATH GAL !7'-0. OGI YE9 ©I MAIONIA NERVOSA / LONG -LEAF MAHONIA GAL l''-0. O.C.I - CLEMATIS MONTANA 0RANDIFLORA'/ ANEMONE CLEMATIS T TIT AT pr��'-4,� NM 14 2 GAL! GRCUNDCOYERSI 13 i AO AJUGA REFTAN9 /CARPET 4• CONTAINERI1'-0. 0GJ lase... emu,. Twra! AND wrm 6AereTel nMYLON LATER-N�n enac MOM TRAK 111 uaTEFe o eaew1 /fl YPICAL CONIFEROUS TREE PLANTING NOT TOSCALEA .l 4. �; 4i1: 11: 2�iL 21a?IL=R=u=it 17. II.=.I I=11=.IIk=.11:= O LIL F9PICATA/ CREEPING 0 4" CONTAINER 1'-0' 0.0.1 t ©j EUONTMU9 FORTLNEI 'RADICAN9 / WINTERGREEN 4' CONTAINER I'-0" Ot. p O) NEANicA CARI'4EA 'RUBY GLOW / O 4' CONTAINER I'-0" OL. ((( ll O 1 p VINCA MINOR / PERIWINKLE) 4• CONTAINER 1'-0" OGI F 3 EPIMEDNM GRAND RD9E OIEEN' / BIFL IFLOPoL'1 S HAT 0 4• CONTAINER I'-0' OG. C' j t O) PHLOX 9TOLONIFERA 'BLUE RIDGE' /CREEPING PHLOX E 4• CONTAINER 1'-0" OF.I PERENNIALS 1'-0° OL.I 0 M. CAMPLLFANULALOWER 9PECIE9/ BE 4" CONTAINER KV 0 DIANTHUS PLUMARIU9 'ESSEX WITCH' / COTTAGE PINK 4• CONTAINER I'-0° O.C.1 O.C.I 0 STELLA DE ORO'/ D HEMEROCALLY I4 4• CONTAER11'-0° 1'-0" O.c.I 0 11! IBERIU9 EMPERVIREN9 / EVERGREEN CANDYYIFf 4• CONTAINER S. IA SOURCE WITH PERENNIAL RYE BLEND -' - - -- MINIMUM 150 CUBIC FEET OF VOLUME PER TREE - -= INDICATES OJ STRUCTURAL SOIL AREA MINIMUM 3'-0° DEPTH NOTES L REFER TO TMC 1920240E33 FOR SOIL PREPARATION AND PLANTING OF ALL NEW PLANTED AREAS. 2. ALL NEW PLANTED APNEAS SHALL NAVE PER1AENT AUTOMATIC IRRK+ATIRI SYSTEM INSTALLED MTH RAM GAUGE / SENSOR EOUIPT'ENT. 3. ALL PLANTING AREAS SHALL NAVE MNPLM 2 804 DEPTH CF MEDM7 BARK PI LCH COVER INSTALLED. 4. AU. STREET AND PARKING ISLAND TREE PLANTINGS IN 6' WIDE AREAS SHALL BE INSTALLED WITH .CU. STRUCTURAL SOIL TO MINIMUM 36• DEPTH AND MINIAJM 130 OIBIC FOOT VOLU'E PER TREE GROUNDCOVER PLANTING) NOT TO SCALE 1 •' eTRIANGULAR PLANT SPACING ) E NOT TO STJNPIT0 SCALP' Ira ....11 (LANDSCAPE -'ARCH ITECTS1 INCORPORATED P.S. LANDSCAPE ARCHITECTURE URBAN DESIGN SITE PLANNING PARKS AND RECREATION PLANNING 12610 NE 104TH ST. KIRKLANDWA 98033 PH: 425.454.5723 PX: 425.822.3525 E-:'per, T1 jgm-inc.com ELEMENT BY WESTIN 515 INDUSTRY DRIVE TUKWILA, WA 98188 IMVl9ICTIS/DRAWN6 ISSUES:' 8-14-2018 Drawn 'arms o of ii ILMIXGAFE- IDATE:I2-28-2018I L46T UPDATE.' CAD FILE,' IDRAIIING TITLEI PLANTING SCHEDULE ITT AMER L2.0 O 0.4 0.4 0. des_ EXISTING STREET LIGH 0.2 0.3 0.5 0.6 0.6 0.6 0.7 0.9 1.2 1.3 0.5 0.9 0.9 1.1 0.6 0.7 0.6�0.6_0..5_0.5 0 6 0 6 0.6 0...7 0 EXISTING STREET LIGH 1.2 1.3 1.3 1.1 0.9 0.9 1.0 1.3 1.5 1.1 1.0 1.4 0.8 0.7 0.7 1.4 1.1 0.6 0.1 0.2 0.3 0.5 0.7 0.7 0.8 0.7 0.7 1.0 1.2 1.1 1.2 1.2 1.2 1.4 1.6 1.4 1.2 1.2 1.3 1.4 1.5 1.5 1.3 1.2 1.2 1.3 1.5 1.3 1.3 1.3 1.3 1.2 1.5 1.5 1.1 0.9 0.7 0. 0.1 0.3 0.5 0.7 1.0 0.9 0.9 0.7 0.7 0.8 0.9 1.1 1.4 1.5 1.4 1.3 1.3 1.4 1.4 1.6 1.3 1.4 1.4 0.1 0.2 0.5 0.9 0.9 1.2 1.1 0.8 0.6 0.5 0.5 0.7 1.1 1.4 1.5 1.4 1.3 1.2 1.1 0.1 0.4 0.9 1.2 1.1 1.3 1.2 0.6 0.5 0.2 0.6 1.2 1.4 1.3 1.1 0.9 0.3 0.8 0.3 0.8 1.4 1.5 1.2 0.9 1.3 1.3 1.2 0.3 0.7 1.1 1.4 0.3 0.7 1.2 1.7 0 1 0.4 0.8 1.2 1.6 0.5 1.0 1.3 1.6 1.5 0 3 0.7 1.2 1.4 1.5 0.9 1.5 1.5 1.3 1.0 1.6 1.7 1.3 0.5 1.0 1.5 1.7 1.$ 0.2 0.5 1.0 1.4 1.5 0.6 1.0 1.5 1.8 0.5 0.9 1.2 1.7 2.0 0.8 1.3 1.4 1.8 2.0 .6 1.2 1.6 1.6 1.6 1.8 0.8 1.5 1.7 1.7 1.4 0.2 0.5 1.0 1.5 1.7 1.4STR 0.8 1.2 1.6 0.9 1.1 248 1.9 0.6 1.0 1.4 1.4 1.8 2.0 1.1 1.6 1.7 1.6 1 09 EXRINGIS3REEITdIGH1 0.3 0.6 1.2 1.5 1.6 1.5 0.3 0.6 0.9 1.4 1.6 0.3 •.7 1.0 1.3 1.7 1.8 1.2 1.4 1.5 1.8 1.6 1.1 1.6 1.5 1.4 1.9 1.5 1.7 1.6 1.2 1.6 1.5 1.2 1.4 1.2 1.1 1.4 1.5 1 1.5 1.3 0 114.UMIRATED MONUMENT SIGN 1.5 0.9 1.4 0.7 1.1 0.5 0.8 STR S 0 0.4 0.2 0.1 0.1 0.3 0.5 0.6 0.5 0.3 0.1 0.0 0.0 0.0 0.0 0.2 0.4 0.1 0.5 1.2 1.7 1.3 0.5 0.1 0.0 0.1 0.5 1.4 1.9 1.5 0.5 0.1 0.0 0 1.1 1'4 INOUSTT4 DR1 1.4 1.3 1.5 1.4 1.2 1.2 1.2 1.4 1.5 1.4 1.2 0.4 1.2 1.3 1.2 1.2 1.0 0.9 0.: 0.5 1.1 1.5 1.4 1.1 0.9 0.9 1.1 1.2 1.3 1.3 1.2 1.0 1.0 1.1 1.3 1.1 1.2 1.3 1.0 0.7 1.0 1.4 1.1 1.2 1.4 1.3 1.0 r 5 0.2 1.0 1.1 1.0 1.4 1.2 1.1 0.7 .0 1.0 0.9 0.7 0.4 ■ r i r i rl� L N.Ond�tA✓1�' i.64v �•,va .............._- .. ��. »/ ». ''�V./%%VVVVr��u�Vv4o�N�V OIV »�� e4 �. �' 0-- � a>tatiii. :4r •nnn•1e•an• cn�9.7:�if�lz�ti%t!srct!J.�.i!:S �i ' %) 1:i��:�...A�.!iP%-�? 0.1 0.1 1.0 1.4 1.2 0.9 0.6 0.3 0.' 0.1 0.9 1.0 0.8 0.6 0.4 0.3 0. 0.1 0.6 0.6 0.5 0.4 0.3 0.2 0. 0.1 0.3 0.3 0.2 0.2 0.1 0.1 0. 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 TED MONUMENT SIGN 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 .4 0.8 0.9 e.1 0.1 0.1 0.2 0.2 0.2 0.6 1.2 1.2 0.6 0.1 0.0 0.0 0.1 0.1 0.2 0.2 0. STRFFT I IGHTING NOTES. 1. EXISTING STREET UGHTING LOCATIONS AND PHOTOMETRIC STUDY IS PREUMINARY. 2. PHOTOMETRIC STUDY WILL BE UPDATED WITH CITY STANDARD UGHT FIXTURES AND PHOTOMETRIC FILES WHEN CONFIRMED. HOTEL SITE LUMINAIRES CALLOUT SYMBOL DESCRIPTION MODEL VOLTAGE TYPE LAMPINC WATTAGE Al WAUPACK HUBBELL - LNC4 36L 3K 065 4 U DB SCP 120 ELECTRONIC (1) 80W LED 80 BL1 BOLLARD UTHONIA - KBD8 16C 530 30K SYM MVOLT DDBXD 120 NON -DIMMING (1) 28W LED 28 FP _ CERAMIC METAL HAUDE NARROW WASH UPUGHT, HEAVY DUTY DIE-CAST ALUMINUM, POWDER COAT FINISH, UL USTED, WET LOCATION RATED MASQUE 2, 3000K 120 ELECTRONIC (1) 70W MH 70 PL1 AREA UGHT - TYPE 3 MEDIUM UTHONIA - DSX2 P2 30K T3M MVOLT DDBXD HS 120 NON -DIMMING (1) 185W LED 185 RO1 . RECESSED LED DOWNUGHT DMF Lighting - DROHNIC6100 DRD2M10930A DRD2TR6SWH 120 0-10V DIMMING (1) 14.7W LED 13.5 SITE LIGHTING PHOTOMETRICS o0 g' SCALE: 1' m 20' 0 JOHNSON BRAUND,P1 15200 52nd Ave. 80810 Stile 300 Seale, WA 98188 Phone 208.768.8300 ARCHITECTURE INTERIOR DESIGN Grey L A\W net NA Jeffrey A PAM., NA ROBISON ENGINEERING, INC 19401 40T4 AVE w. SUITE 302 LYNNWOOD. WA 98036 206.364.3343 TEL a 2 0 ELEMENT BY WESTIN PROJECT tk DRAWN BY: CHECKED BY: 180E MAR PSR SITE LIGHTING PHOTEMETRICS E100 4414 Length: Width: Height: Weight (max): Specifications EPA: 2.0 ft2 (0.19m7 40" (101,6 cm) 15" (38.1 crn) 7-1/2" (19,0 cm) 39 Ibs f 17.7 kg) nr.Nrnve CONSORTIUM iMEMr D-Series Size 2 LED Area Luminaire . DESIGNLIGHIS rl'H!! W H— Attachment C The modern styling of the D-Series is striking yet unobtrusive - making a bold, progressive statement even as it blends seamlessly with its environment. The D-Series distills the benefits of the latest in LED technology into a high performance, high efficacy, long -life luminaire. The outstanding photometric performance results in sites with excellent uniformity, greater pole spacing and lower power density. The Size 2 is ideal for replacing 400-1000W metal halide in area lighting applications with energy savings of up to 80% and expected service life of over 100,000 hours. Ordering Information DSX2[ED COI DSX2 LED Perrorma;fl rPatltarie LEDs 80C 801.EDs Your engines) 100C 1001.EDs ; (four engines) Drive current 530 530 mA 700 _700 mA j 1000 1000 inA (1 A)' Color temperature 30X 3000_K_._„ 40K 4000K' ; 50K 5000K Dlytntrntkn T1S T2S T2M T3S T3M 14M TFTM TSVS T5S TSM T5W type 1 Short lype 11 Short Type 11 Medium Type Ill Shor t Type Ill Medium type IV Medium Forward Throw Medium Type V Very Short Type VSlim i lype V Medium Type V Wide EXAMPLE: DSX2 LED 80C 1000 40K T4M MVOLT SPA DDBXD SPA Square pole mounting_ RPA Round pole mounting WBA Wall biac1el Controlbptlaot Shipped installed PER NEMA twist -lock receptacle only (no controls) DMG 0-10V dimming driver (no controls) ' DCR Dimmable and con- trollable via ROAM® (no controls) DS Dual switching'' PIRH Motion sensor, 15-30' mounting freight' OthrrOptlsntt House -side shield Utility terminal block SF Single fuse (120, 277.347V) DF Double fuse (208, 240, 480V) ° TLS Tool -less entry trigger latch L90 left rotated optics R90 Right rotated optics Shipped installed HS WTB DDBXD Dark bronze Natural aluminum White fexwred dark bionze DBLBXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white DNAXD DWHXD DDBTXD r01 t1.32115" 2.650" ui t1r 0 to YI m v v Template 48 Top of Pole 0.563- 0.400" ;2 PLCS) Controls & Shields DS5124F 1.5111E U Photocell - S5l twist -lock (120-277V) " REN277-NM1U ROAM' node (277V)" SCU Shorting cap" O5X2HSROC U House -side shield for 80LED unit 05X2H5100C U House -side shield for 100 LED unit SPA19/MR20D8XDU Square pole DM19 to DMI9AS adap:er (specify finish) RPA19/MR2008X0U Round pole D.M)9toDM19A5adapter (specify finish) For more control options, visit. and online. DSX2 shares a unique dolling pattern with the AERIS' family. Specify this drilling pattern when specifying poles. per the table tielow. DM19AS DM28AS 01414965 Single unit. 2 a1180° 4at90° 0M29AS OM39AS, OM32AS 2 a190° 3 at 90° 3 at 120°' Example: SSA 20 4C DM19AS 008X0 Vsit L:then! a Lighting's s';'.Si :c, ,. to. see oar wide selection of poles. accessories and educational tools. Tenon Mounting Slipfitter* rims sit Prow art #a ('ud rff9U T:1126" 33*W 4I41/ 2.3/F A3120.190 AS120.260 AS120.250 03120320 05120.330 45122.492 2d!o ASR 150 45125.220 25125.230 25125-320 45725350 05125•4E0 4" 25135-1E0 25135.200 A5135.250 AS135.320 05135.300 A5135.490 For round pole mounting (RPA) only. NOTES 1 Available with 80 LEDs (80C option) only.• 2 Configured with 4000K (40K) provides the shortest lead times. Consult factory for 3000K (30K) and 5000K (50K) lead times. 3 MVOLT driver operateson anydlne voltage from 120-277V.(50/60 Ftt•). Specify 120,208,240 or 277 options only inhen ordering with. fusing (SF, DF options). 4 Not available with 347 or 480V. 5 Specifies a ROAM® enabled luminaire with 0-10V dimming capability; PER option required. Not available with 347 or 480V. Additional hardware and services required for ROAM® deploayyment: Mus.be purcfirlsed separately. Call 1-800.442-6745 or email: saleseroamservicesnet. 6 Provides 50/50 luminaire operation via two independent drivers on two separate circuits. N/A with PER, DCR, DMG or Wr8. 7 Requires an additional switched line. 8 Specifies the ie-sc: t..,iic'• io..2. ts. `J0 control; see :bicco' terser for details.Dimming driver standard. Not available with DCR or WTB. 9 Also available as a separate accessory; see Accessories information. 10 Single fuse (5F) requires 120, 277 or 347 voltage option. Double fuse (DF) requires 208, 240 or 480 voltage option. 11 Requires luminaire to be specified with PER option. Ordered and shipped as a separate line item. OrA L/A h o V/® L/G1 IT//VG One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • Fax: 770.918.1209 • .vs,,. • CO 2011.20i 2 Acuity Brands Lighting, Inc. All rights reserved. 113 1. Lumen Output Lumen values are from photomeuic tests performed in accordance with IESNA LM-79A8. Data is considered to be representative of the configurations shown. within this t eol races allowed by Lighting Facts. Actual performance rformance may differ as a result of end - user environment and application. Contact factory (or performance data on any configurations not shown here. �. I�v- ./ s4 s" fr °c' T1S n II 3 0 n U 3 r „Eon z7 r . --_ 11L-. o 0 1. 80C (80110s) 700 800700-K 188W 16.714 89 17.647 3 3 94 T25 17,233 3 0 3 92 18,196 3 0 3 97 T2M 16.839 3 0 3 90 17.779 3 0 3 95 T3S 16,818 3 0 3 89 17.757 3 0 3 94 T3M 16,970 3 0 4 90 17,918 3 0 4 95 T4M 17,201 3 0 4 91 18.162 3 0 4 97 TFTM 16.944 3 0 4 90 17.890 3 0 4 95 TSVS 17,899 5 0 1 95 18.899 5 0 1 101 T5S 18,032 4 0 2 96 19,039 4 0 2 101 T5M 18.063 5 0 3 96 19,072 5 0 3 101 T5W 17,798 5 0 3 95 18,792 5 0 3 100 1000 80C1000--K 275W 015 22,771 3 - 0 3 83 24.137 3 ' 0 3 88 T2S 23.479 3 0 3 85 24.887 3 0 3 90 T2M 22.941 3 0 3 83 24,317 3 0 3 88 735 22.912 3 0 3 83 24.287 3 0 3 88 T3M 23.120 3 0 4 84 24.508 3 0 4 89 T4M 23.435 3 0 4 85 24.841 3 0 4 90 TFTM 23,084 3 0 4 84 24.469 3 0 4 89 TSVS 24.386 5 0 1 89 25.849 5 0 1 94 TSS 24.567 4 0 2 89 26.041 4 0 2 95 T5M 24.610 5 0 3 89 26.086 5 0 3 95 TSW 24.247 5 0 3 88 25.702 5 0 3 93 100C (100 LEDs) 700 1000700--K 218W 115 20.722 3 0 3 95 21.883 3 0 3 100 T2S 21,366 3 0 3 98 22,563 3 0 3 103 T2M 20,876 3 0 3 96 22.046 3 0 3 101 035 20.850 3 0 3 96 22,019 3 0 3 101 T3M 21,039 3 0 4 97 22.219 3 0 4 102 T4M 21,326 3 0 4 98 22,521 3 0 4 103 TFTM 21.007 3 0 4 96 22,184 3 0 4 102 TSVS 22.191 5 0 1 102 23.435 5 0 1 108 T5S 22,356 4 0 2 103 23,609 4 0 2 108 T5M 22.395 5 0 3 103 23,650 5 0 3 108 T5W 22,065 5 0 3 101 23,302 5 0 3 107 • ametrilc Lumen Ambient Temperature (LAT) Multipliers Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F), I 0°C 10°C 20°C 25°C 30°C 32°F 50°F 68°F 77'F 86°F 11tr1_�'i ititi(lltp'r 77 1 1.02 --- 1 1.01 1.00 1.00 1.00 40°C T 104°F I 0.98 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the platforms noted in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Electrical Load 80 Ciil7 n 530 700 1000 0 25,000 50,000 100,000 DSX2 LED 80C 1000 1.0 0.95 0.92 0.88 D5X2 LED 100C 700 1.0 0.98 0.97 0.95 142W 188W 275W 120 208 240 277 347 480 1.31 1.74 2.55 0.76 1.00 1.47 0.66 0.87 1.27 0.57 0.75 1,10 0.45 0.60 0.88 0.33 0.49 0.64 1 100 530 700 175 W 2I8W 1.62 0.93 0.81 0.70 0.56 0.41 2.02 1.16 1.01 0.87 0.70 0.50 To see complete photometric reports o download .ies files for this product, visit Lithonia Lighting's . lsofootcandle plots for the DSX2 LED 80C 1700 40K. Distances are in units of mounting height (30'). LEGEND 0.1 fc S 0.5fc 1.0 fc 3 .2 a 3 2 I 0 I 2 3 a a 3 2 I i1 2 i ♦1 i L. .2 rye .3 Tl5 0 I 2 3 a a 3 2 I 0 I 2 3 4 n 5 �z 2 0 1 2 I 0 I 2 3 4 r occoldance FEATURES & SPECIFICATIONS INTENDED USE The sleek design of the 0-Series Area Size 2 reflects the embedded nigh performance LED technology. It is ideal for applications like car dealerships and large parking lots adjacent to malls, transit stations, grocery stores, home centers, and other big -box retailers. CONSTRUCTION Single -piece die-cast aluminum housing has integral hear sink fins to optimize thermal management through conductive and convective cooling, Modular design allows for ease of maintenance, The LED drivers are mounted in direct contact with the casting to promote low operating temperature and long life. Housing is completely sealed against moisture and environmental contaminants (IP6S), Low EPA (2.0 ft"1 for optimized pole wind loading. FINISH Exterior parts are protected by a zinc -infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi -stage process ensures a minimum 3 mils thickness fora finish that can withs:and extreme climate changes without cracking or peelsnc Available in both textured and non -textured finishes. OPTICS Precision -molded proprietary acrylic lenses are engineered for superior area lighting distribution, uniformity, and pole spacing. Light engines are available in 3000K (80 min, CRI), 4000K (70 min. CRI), or 5000K (65 min CRI) configurations The D-Series Size 2 has zero uplight ar.d qualifies as a Nighttime Friendly.'" product, meaning it is consistent with the LEEC13 and Greer Globes" criteria for eliminating wasteful uptight. ELECTRICAL Light engine configurations consist of 80 or 100 high -efficacy LEDs mounted to metal -core circuit boards to maximize heat dissipation and promote long life (up to L95/100,000 hrs at 25°C). Class 1 electronic drivers have a power factor >90%, THD <20%, and an expected life of 100,000 hours with <1%failure rate Easily -serviceable surge protection device meets a minimum Category C Low operation (per ANSI/IEEE C62.41.2). INSTALLATION Included mounting block and Integral arm facilitate quick and easy installation. Stainless steel bolts fasten the mounting block securely to poles and walls, enabling the D-Series Size 2 to wi:hstaed up to a 2.0 G vibration load rating per ANSI C136.31, The D-Series Size 2 utilizes the AERiS"` series pole drilling patiern. Optional terrninal block„ tool -less entry, and NEMA photccentrol receptacle are also available, LISTINGS CSA certified to U S and Canadian standards Light engines are IP66 rated; luminaire is IP65 ratec. Rated for -40°C minimum ambient. U,S, and international patents pending, WARRANTY Five year limited warranty. Full warranty terms located at Note: Specifications subject to change without. notice. frA LiTHON/A Anw t/GNT/NG 114 One Lithonia Way • Conyers, Georgia 30012 • Phone: 800,279,8041 • Fax: 770918.1209 • ® 2011.2012..cuity 8rands _ighting, Inc. All rights reserved, DSX2-LED_2.Indd Rev. 12/11/12 i f-cU c C i 1 • • l ;ram .-. c S I i i� The Philips Hadco RD6 and RF6 bollard is now equipped with state-of-the-art LED lighting solutions that deliver a better quality of light while also providing energy savings. Construction RF6 head is 1100-0 spun aluminum alloy. RD6 head is 356 HM high -strength low copper, proprietary cast aluminum alloy, secured to the lower housing with a single stainless steel alien head screw providing easy removal for relamping. Easy access to lamp. Lower body is 6" diameter extruded aluminum tubing with a 0.125" wall thickness. The Philips EnduraLED A19 lamp ) is 2700K warm white. delivers 800 lumens and is also dimmable.' 120 volt and ETL. cETL listed. • For dimmer capabilities. consult factory: Integrated Module Spec. 10 LEDs 5 7C0 mA Color -Tempe! ature: 3.000K, (3K2i ceive'r; 66 men per LED 4.000K (9K) ceiivern;100 lumen per LED (10 LEDs = 25 Watts) Example: RD6 A K5 12L W E , Model Finish. Optics Wattage (CCT) Voltage RD6. RF6 I A.- Black 1 {KF -Con 12L - 12.5VvAt;.::,rn.sottr; N - Neurt!ah W. - Walrn I A - 120 to 277V H -Bronze I - Grey K5 - Type V Refractor 110 - 25W iE9i4.4 .r; E - 120V ( ) ( ) ( ) 12L W E ( ) ( ) KF 10 ( ) A - adO;'.c. RD6 and RF6 Bollards Dimensions: RD6 6" (!sow,d) x 38'/s" (H) RF6 6" (square) x 37 3/4" (H) Bolt Circle: 3" RD6 RF6 Full specification sheets, IES files, ISO files and ordering guide information can be found at PHILIPS A®M41110 www.hadco.com 100 Craftway Drive, P.O. Box 128, Littlestown, PA 17340 Phone: 1-866-423-2658 • Fax: 717-359-0618 Printed in U.S.A. PH-1137-1202-25H 115 EXTERIOR ARCHITECTURAL FACADE LIGHTING OPTICS LIGHT SOURCES ELECTRICAL yPHYSICAL LSPECIFICATIONS) FIAOp!e" UM�YMAsQUE CERAMIC METAL HALIDE AND AND PULSE START METAL HALIDE • Narrow Wash (10°) Asymmetric Narrow Spot (10°) Medium Narrow Wash (20°) Deep Wallwash (65*-74°) Horizontal Offset Symmetric Offset Wide Spot (20°) 1 Input Voltage i MASQUE 1 Ceramic Metal Halide 20W, 39W & 70W MASQUE 2 -- C eramic Metal Halidee 70W & 150W MASQUE 4 Ceramic Metal Halide 150W, 210W & 315W Pulse Start Metal Halide 250W & 400W 120V to 277V. All ballasts are integral to the fixture. All fixtures are tested prior to shipment. Ceramic Metal Halide ballasts are electronic, high power factor, "A" sound rated and have a THD of less than 10%, available in 120V or 277V. See ordering information for details. Puise Start Metal Halide ballasts are HPF core/coif assemblies available in 120V - 347V. See ordering information for details. 1 Dimensions MASQUE 1 - SM Mounting:_9-5/8"_x 5-1/8'.X 6-3/4— (Height X Width X CMASQUE'2'rSIv1'Mounting:_ 12-3/4".x.5-3/4X. 7-1i8' Depth) MASQUE 4 = SM Mounting: 21" x 9-1/2" X '13-1/8" Weight MASQUE'1 -`SM Mounting' 7 Ibs_(3 17,kg) 'MASQUE•2 4SM Mounttng;121bs'(5441<g), �MASQUE'4 - SM Mounting; 47 lbs'(21,32 kg) - Housing Heavy duty die-cast aluminum, powder -coated finish EPA, Lens MASQUE.1 - SM Mounting;,`0!551 FT2 MASQUE 2 - SMIMounting; 0.'891 FT2 ff MASQUE 4'-`SM Mounting: 2.,269 F17 Tempered glass 4CE ATION 1 Certification UL/CUl or Use in:Wet Locations EXTERNAL SHIELD OPTIONS ECB Cross Baffle Shielding in vertical and horizontal planes. EAH Adjustable Horizontal Baffle Glare cutoff in the vertical plane. Field adjustable. • EHB Horizontal Baffle Glare cutoff in the vertical plane. EAV Adjustable Vertical Baffle Glare cutoff in the horizontal plane. e laPii EVB VS BD Vertical Baffle Cutoff Visor Barn Doors 45° shielding for Shieldirg for cutoff Flexible framing low brightness in front of the of the beam lateral cutoff. luminaire. pattern. 116 • FS Adjustable Framing Snoot Glare control for precise beam framing. i-- EXTERIOR ARCHITECTUR FACADE LIGHTING 114b, MASQUE CERAMIC METAL HALIDE AND AND PULSE START METAL HALIDE PREFIX '(WAirAGEt iGHTSoJtce) OPTICS SUBMIT COLOR SAMPLES FOR 1 SELECTION Into 1lYTrRG -'—vcrnv GE �!A ORDERING INFORMATION \1/41\1NISH OPTIONS & ACCESSORIES [MASQUE 1 CERAMIC.'41ETAL HALIDE MQ1-20CMH 20W CMH, T4.5. G8.5 ANSI156 MQ139CMH 39W CMH, T4, G8.5 ANSI130 MQ1-70CMH 70 CMH, T4, T4.5, G8.5 ANSI139 PitA.ISCZtJE : OPT:CS NW =Narr wWash(10°) • MW =Medium Narrow Wash (20°) DVWV =Deep Vkitillwash (65°-74°) ASY =Asymrrietric HO = Horizontal Offset SO = Symmetic Offset NS = Narrow Spot (10ry • MASQUE 1 SM = Surface Mount, Wall or Ground CM = Conduit Mount EX-X = Extended Arm, X = Arm length WM2-X = Wall Mount Twin Fixture Upright & Downright X =Arm length ST-X = Stanchion. X = Stanchion height -WS-= write Spot-(2O ) VIASQtE 1 1 = 120V 2 = 277V SQUE 2 MIC METAL HALIDE MQ2-70CMH 70W CMH, T6, G12 ANSI139 MQ2-15OCMH 150 CMH. T6, G12 ANSI142 •ViLASQOE 2 CPTiC`.: NW = Narow Wash (10") ` . MW = Mediurn Nai row Wash (20°) DAM = Deep Wal wash (65"-74°) ASY =Asymmetric HO = Horizontal Offset SO =Symmetric Offset NS = Narrow Spot (10°) ' -WS V.Vide.Spot•(20°) MASQUE 2 SM = Surface Mount, Wall or Ground CM = Conduit Mount EX-X = Extended Arm, X = Arm length WM2-X = Twin Fixture. Null Mount Uptight & Downright X =Arm length ST-X = Stanchion, X = Stanchion height 1=120V 2 = 277V TW=Textured Ailite TBL =Textured Black TBR = Textured Bronze TLB = Textured Light Bronze TN = Textured Natural TS = Textured Sandstone SF = Specify Finish' CC = Custom Color 'Contact factory. Additional charges will apply. Pr7ASOtJE CERAMIC METAL.1•iAL!DE MQ4.150CMH 150 CMH, T6, G12. ANSI142 MQ4-210CMH 210 CMH, 79, ANSI M183 MQ4-315CMH 315 CMH. T9, ANSI M182 PULSE START METAL- 'HALIDE MQ4-250MH 250 PSMH, ED28, ANSI153 MQ4-400MH 400 PSMH (ED28), ANSI155 4:1r.S•11iJE d.OP7CS -C7N1N NS = Narrow Spot 150W (6°), 210/315W (11 °) NW = Narrow Wash 150V1/ (6°), 210/315W (11 °) OW W = Deep Walt Wash 210W/315W (65-741 MW = Medium Narrow Wash (25') DWW = Deep Wallwash (65'•-74°) VO = Vertical Offset HO = Horizontal Offset SO = Symmetric Offset WS = Wide Spot (25°) /JI,ASQ'; E. 4 SM= Surface Mount VVall or Ground CM = Conduit Mount EX-X = Extended Arm X =Arn length ST-X = Stanchion, X = Stanchion height NIµ:St t _ 4 50:^1 C: 1H 1 = 120V 2 = 277V •_rites 2 = 277V 25CW -4Cr) 1'SMI- 1=120V 2 = 277V 7 = 347V FASCIAS Fascia options are limited by amp and/or optics. Please ntaa factory for details = TE iNU SHIELDS ECB = Cross Baffle EAH =Adjustable Horizontal Baffle EHB = Horizontal Baffle V = Adjustable Vertical Baffle EVB = Vertical Baffle iBD = Bam Doors VS = Cutoff Visor WG = Wre Guard FS =Adjustable Snoot SN = Snoot • SN is available with Masque 1 & 2 onty. Contact factory for availability with Masque 4 CFS = Color Filter/Snot • Contact factory for fitter rotor selections. • CFS is avaitaole with Masque 1.& 2 dnty QPTr DAIS TP = Tamper Proof Fasteners CRF = Corrosion Resistant Finish • CRF is recommended for coastal or extreme exterior environments. • Contact factory for available finishes. ORDERING EXAMPLE MQ1-20CMH / MW / SM / 1 / TW / BD 'PREFIX (yFATTAGEIUGHfT SOURCE) OPTICS MOUNTING VOLTAGE FINISH OPTIONS,& ACCESSORIES INSIGHT Tel: 505-345-0888 wVww. instghtlighting.com 08/29/14 Page 2 of 4 117 fAL/7WCNIA L/GHT/NG° FEATURES & SPECIFICATIONS CONSTRUCTION — Weldable -grade, hot -rolled, commercial -quality carbon steel tubing with a minimum yield of 55,000 psi (11-gauge), or 50,000 psi (7- gauge). Uniform wall thickness of .125" or .188". Shaft is one-piece with a full- length longitudinal high -frequency electric resistance weld. Uniformly square in cross-section with flat sides, small corner radii and excellent torsional qualities. Available shaft widths are 4, 5 and 6 inches. Anchor base is fabricated from hot -rolled carbon steel plate conforming to ASTM A36, that meets or exceeds a minimum -yield strength of 36,000 psi. Base plate and shaft are circumferentially welded top and bottom. Base cover is finished to match pole. A handhole having nominal dimensions of 3" x 5" for all shafts. Included is a cover with attachment screws. Top cap provided with all drill -mount poles. Fasteners are high -strength galvanized, zinc -plated or stainless steel. Finish: Must specify finish. Grounding: Provision located immediately inside handhole rim. Grounding hardware is not included (provided by others). Anchor Bolts: Top portion of anchor bolt is galvanized per ASTM A-153. Made of steel rod having a minimum yield strength of 55,000 psi. Anchor Base Poles SSS SQUARE STRAIGHT STEEL ORDERING INFORMATION Lead times will vary depending on options selected. Consult with your sales representative. Example: SSS 20 5C DM19 DDB SSS Series SSS Nominal fixture mounting height 10-39feet (see back page.) Nominal shaft base size/ wall thickness (See back page.) HANDHOLE ORIENTATION C 0 A Handhole NOTES: 1 When ordering tenon mounting and drill mounting for the same pole, follow this example: DM28/T20. The combination includes a required extra handhole. 2 The drilling template to be used for a particular luminaire depends on the luminaire that is used. Refer to the Technical Data Section of the Outdoor Binder for Drilling Templates. 3 Insert '1' or "2" to designate fixture size; e.g. OM19AST2. 4 Specify location and orientation when ordering option. For 1st "x": Specify the height in feet above base of pole. Example: 5ft = 5 and 20ft = 20 For 2nd "x": Specify orientation from handhole (A,B,C,D) Refer to the Handhole Orientation diagram above. 5 Horizontal arm is 18" x 2-3/8' 0.0. tenon standard. 6 Combination of tenon -top and drill mount includes extra handhole. 7 Additional colors available; see www.lithonia.com/archcolors or Architectural Colors brochure (Form No. 794.3). Powder finish standard. Mounting' Tenon mounting PT Open top T20 2.3/8"0.D.12"NPS) T25 2-7/8"0.D.)2-1/2' NPS) T30 3-1/2'0.0.(3"NPS) T35 4'0.0.13.1/2'NPS) Drill mounting OM19 1 at 90° 1 DIMS 2 at 180° DM28PL 2 at 180° with one side plugged DM29 2 at 90° DM39 3 at 90° DM49 4 at 90° AERISTM/OMEROTMDrillmnuntinaz DM19AS 1 at 90° DM28AS 2 at 180° 0M29AS 2 at 90° DM39AS 3 at 90° DM49AS 4 at 90° AERISTM Suspend drill mounting23 0M19AS7 1 at 90° DM28AST_ 2 at 180° DM29AST - 2 at 90° DM39AST_ 3 at 90° DM49AST_ 4 at 90° MER0TM Suspend drill mountingz.3 DM19MRT_ 1 at 90° DM28MRT 2 at 180° OM29MRT 2 at 90° OM39MRT - 3 at 90° DM49MRT_ 4 at 90° Options Shioped installed L/AB Less anchor bolts VD Vibration damper TP H1-I8Sxx FOLxx CPL12xx CP134xx CPL1 xx NPL12xx NPL34 xx NPL1 xx EHHxx Tamper proof Horizontal arm bracket (1 fixture)4s Festoon outlet less electrical' 1/2' coupling° 3/4" coupling' 1' coupling' 1/2" threaded nipple' 3/4' threaded nipple° 1" threaded nipple° Extra handhole4.6 S.Vorford Finish' colors I DOB Dark bronze D4im While DBL Black DNS Medium bronze DM Natural aluminum GALV Galvanized finish Classic colors DSS Sandstone OGC Charcoal gray DTG Tennis green DBR Bright red DSB Steel blue Architectural colors (powder finish)? Outdoor18 Sheet #: Pole-SSS PL-320 SSS, Square Straight Steel Poles TECHNICAL INFORMATION EPA (ft') with 1.3 gust Catalog Number Nominal shaft length (feet) Pole Shaft Size(inxft) Wall Thickness (inches) Gauge 80 mph Max. weight 90 mph Max. weight 100 mph Max. weight Bolt Circle (inches) Bolt Size (in.xin.xin.) Approximate ship weight (pounds) SSS 10 4C 10 4.0 x 10.0 0.125 11 30.6 765 23.8 595 18.9 473 8--9 3/4 x 18 x 3 75 SSS 12 4C 12 4.0 x 12.0 0.125 11 24.4 610 18.8 470 14.8 370 8--9 3/4 x 18 x 3 90 SSS 14 4C 14 4.0 x 14.0 0.125 11 19.9 498 15.1 378 11.7 293 8--9 3/4 x 18 x 3 100 SSS 16 4C 16 4.0 x 16.0 0.125 11 15.9 398 11.8 295 8.9 223 8--9 3/4 x 18 x 3 115 SSS 18 4C 18 4.0 x 18.0 0.125 11 12.6 315 9.2 230 6.7 168 8--9 3/4 x 18 x 3 125 SSS 20 4C 20 4.0 x 20.0 0.125 11 9.6 240 6.7 167 4.5 150 8--9 3/4 x 18 x 3 140 SSS 20 4G 20 4.0 x 20.0 0.188 7 14.0 350 11.0 275 8.0 200 8--9 3/4 x 30 x 3 198 SSS 20 5C 20 5.0x 20.0 0.125 11 17.7 443 12.7 343 9.4 235 10--12 1 x 36 x 4 185 SSS 20 5G _ 20 5.0x 20.0 0.188 7 28.1 703 21.4 535 16.2 405 10--12 1 x 36 x 4 265 SSS 25 4C 25 4.0 x 25.0 0.125 11 4.8 150 2.6 100 1.0 50 8--9 3/4x 18 x 3 170 SSS 25 4G 25 4.0 x 25.0 0.188 7 10.8 270 7.7 188 5.4 135 8--9 3/4 x 30 x 3 245 SSS 25 5C 25 5.0 x 25.0 0.125 11 9.8 245 6.3 157 3.7 150 10--12 1 x 36 x 4 225 SSS255G 25 5.0x25.0 0.188 7 18.5 463 13.3 333 9.5 238 10--12 1 x36x4 360 SSS 304G 30 4.0x30.0 0.188 7 6.7 168 4.4 110 2.6 65 8--9 3/4x30x3 295 SSS 30 5C 30 5.0 x 30.0 0.125 11 4.7 150 2.0 50 -- -- 10--12 1 x36x4 265 SSS 30 5G 30 5.0 x 30.0 0.188 7 10.7 267 6.7 167 3.9 100 10--12 1 x 36 x 4 380 SSS 30 6G 30 6.0 x 30.0 0.188 7 19.0 475 13.2 330 9.0 225 11--13 1 x 36 x 4 520 SSS 35 5G 35 5.0 x 35.0 0.188 7 5.9 150 2.5 100 -- -- 10--12 1 x36x4 440 SSS 35 6G 35 6.0 x 35.0 0.188 7 12.4 310 7.6 190 4.2 105 11--13 1 x 36 x 4 540 SSS 39 6G 39 6.0 x 39.0 0.188 7 7.2 180 3.0 75 -- -- 11--13 1 x 36 x 4 605 BASE DETAIL Pole Data Shaft Bolt Bolt Anchor bolt base circle projection Base Template Anchor bolt and template size A B square description description number 4"C 8-1/2" 2-3/4"-4" 8" ABTEMPLATE PJ50004 AB18-0 AB- SSS-4C 4"G 8-1/2" 2-3/4"-4" 8" ABTEMPLATE PJ50004 AB30-0 ABSSS-4G 5" 10"-12' 3-3/8"-4" 11" ABTEMPLATE PJ50010 AB36-0 ABSSS-5 6" 11 "-13'' 3-3/8"-4" 12-1 /2" ABTEMPLATE PJ50011 AB36-0 N/A IMPORTANT INSTALLATION NOTES: • Do not erect poles without having fixtures installed. • Factory -supplied templates must be used when setting anchor bolts. Lithonia Lighting will not accept claim for incorrect anchorage placement due to failure to use Lithonia Lighting factory templates. • If poles are stored outside, all protective wrapping must be removed immediately upon delivery to prevent finish damage. • Lithonia Lighting is not responsible for the foundation design. IMPORTANT: • These specifications are intended for general purposes only. Lithonia reserves the right to change material or design, without prior notice, in a continuing effort to upgrade its products. IA L/THON/A LIGHTING® An cVlcuityerands Company Sheet #: Pole-SSS ©1994-2010 Acuity Brands Lighting, Inc. All rights reserved. Rev. 11/11/10 Lithonia Lighting Outdoor One Lithonia Way, Conyers, GA 30012 Phone: 770-922-9000 Fax: 770-918-1209 www.lithonia.com 119 Brand: Element Attachment D Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 TERRACE GLOBAL DESIGN Page: 380 121 RAARRI(1TT IMITFRNATI(1NAI FFRnIIA/(Vlr1 RC Arl RFTI-IFCrIA IArl 7/1017 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual Marriott Description: LOUNGE CHAIR-STACKABLE-OUTDOOR-077005-103 Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: STACKABLE OUTDOOR LOUNGE CHAIR PREVIOUS STARWOOD ITEM NUMBER: EW2-CSG-419 MFR ID: ZED LOUNGE CHAIR 077005-103 DIMENSIONS: 30" W X 25-1/2" D X 29-1/2H AH: 21-1/4" SH: 15" STACKING: FRAME FINISH: POWDER COATED ALUMINUM SEAT AND BACK: PATTERN: 103 LEAVES COLOR: WEIGHT: BLBS FOB: WARRANTY: CARTONING INCLUDED FY/CM 6/28/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-200ALT1 Public Space POOLF 000000000000278048 Vendor Name: Vendor Item ID: Catalog No: DEDON INC 077005-103 Room Types Where This Is Used Public Space - POOL RO-200 Public Space - TERRACE TE-200ALT1 Page: 381 122 GLOBAL DESIGN IutARRIrITT IPITI=RMATIC IA1 FGRMU/rlr'n pr-ier) RRTI.JGCIIA nnn')nu17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual Marriott Description: LOUNGE CHAI R-STACKABLE-OUTDOOR-719-40-111-24- 79 Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: STACKABLE OUTDOOR LOUNGE CHAIR PREVIOUS STARWOOD ITEM ID: EW2-CSG-419-A MFR ID: KOKO II MESH LOUNGE CHAIR SILVER/TWEED 719-40-111-24- 79 DIMENSIONS: 27" W X 28-3/4" D X 30-1/2H AH: 21-1/2" SH: 14-3/4" STACKING: STACKS TO 6 FRAME: POWDER COATED ALUMINUM, WITH ONSET ARM - JANUSWOOD SEAT AND BACK: POLYVINYL MESH FABRIC: PATTERN: COLOR: HARDWARE: WEIGHT: 13LBS FOB: WARRANTY: COO: LEAD TIMES: CARTONING INCLUDED FY/CM 6/29/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-200ALT2 Public Space CHAIR 000000000000278095 Vendor Name: Vendor Item ID: Catalog No: JANUS ET CIE '719-40-111-24-79 Room Types Where This Is Used Public Space - TERRACE TE-200ALT2 GLOBAL DESIGN Page: 382 123 rAARRIr1TT IMITFRMATIr1MIAI .. FFRn11AKlrlrl R(IAII RFTI-IFCr1A ,Arl 9(1R17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual . Marriott Description: STACKABLE DINING CHAIR-TERRACE-077003-103 Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: STACKABLE OUTDOOR DINING CHAIR PREVIOUS STARWOOD ITEM NUMBER: EW2-CSG-422 MFR ID: ZED SIDE CHAIR 077003-103 DIMENSIONS: 22-1/2"W X 24-1/2"D X 32-3/4"H OVERALL SH: 17-3/4" SD: FRAME: ELECTROSTATIC POWDER -COATED ALUMINUM FINISH: 103 LEAVES COLOR: WARRANTY: CARTONING INCLUDED FY/CM 6/28/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-202 Public Space POOLF 000000000000278050 Vendor Name: Vendor Item ID: Catalog No: DEDON INC 077003-103 Room Types Where This Is Used Public Space - TERRACE TE-202 Page: 383 124 GLOBAL DESIGN KAARRIC'TT FFRnM1A/(lr in can,an RFTI-IGCnA Rim 7ne17 D Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual Marriott Description: BARSTOOL-OUTDOOR-077028-103-20-1 /2"WX21-1 /4"D Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: OUTDOOR BARSTOOL TERRACE PREVIOUS STARWOOD ITEM NUMBER: EW2-CSG-424 MFR ID: ZED BARSTOOL 077028-103 DIMENSIONS: 20-1/2" W X 21-1/4" D X 42-1/2"H AH: N/A SH: 30-3/4" STACKING: FRAME FINISH: ELECTROSTATIC POWDER -COATED ALUMINUM SEAT AND BACK: FABRIC: PATTERN: 103 LEAVES COLOR: HARDWARE: WEIGHT: 8LBS FOB: WARRANTY: CARTONING INCLUDED FY/CM 6/28/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-203ALT1 Public Space POOLF 000000000000278033 Vendor Name: Vendor Item ID: Catalog No: DEDON INC 077028-103 Room Types Where This Is Used Public Space - TERRACE TE-203ALT1 GLOBAL DESIGN Page: 384 125 uAARRIr1TT IAITFRAIATIrIAIAI .. FFcmitni Xlrl Rr1An RFTUFCrIA I1Arl 7rIQ17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual • Marriott Description: BARSTOOL-HIGHBACK-TERRACE- 711-50-782-54-00- 20"W Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: OUTDOOR HIGH -BACK BARSTOOL PREVIOUS STARWOOD ITEM ID: EW2-CSG-424-A2 MFR ID: FOREST BARSTOOL HIGHBACK - OLIVE GREEN; MODEL# 711- 50-782-54-00 DIMENSIONS: 20" W X 22" D X 46"H AH: N/A SH: 30-3/4" CONSTRUCTION: SEAT: ELECTROSTATIC POWDER -COATED DIE CAST ALUMINUM LEGS: TUBULAR ALUMINUM FOOTREST: STAINLESS STEEL COLOR: OLIVE GREEN WEIGHT: 16.5LBS FOB: COO: WARRANTY: CARTONING INCLUDED FY/CM 6/29/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-203ALT2 Public Space STOOL 000000000000278094 Vendor Name: Vendor Item ID: Catalog No: JANUS ET CIE 711-50-782-54-00 Room Types Where This Is Used Public Space - TERRACE TE-203ALT2 Page: 385 126 GLOBAL DESIGN KAeRRInTT IMMTPaninTinlini FGRnminnn Rnen RPTUGcne non'2nQ17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual Marriott Description: FOOTSTOOL-OUTDOOR-077031-103-24"WX20"DX16- 3/4"H Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: STACKABLE OUTDOOR FOOTSTOOL PREVIOUS STARWOOD ITEM NUMBER: EW2-CSG-426 MFR ID: ZED FOOTSTOOL 077031-103 DIMENSIONS: W: 24" X D: 20" X H: 15-3/4" OVERALL FRAME: ALUMINUM WITH ELECTROSTATIC POWDER -COATED FINISH FRAME COLOR: WEIGHT: 5 LBS FINISH: 103 LEAVES WARRANTY: LEADTIME: STANDARD LEAD TIME IS ** WEEKS UPON RECEIPT OF PURCHASE ORDER AND SHOULD BE VERIFIED BY THE MANUFACTURER CARTONING INCLUDED FY/CM 6/28/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-204 Public Space POOLF 000000000000278032 Vendor Name: Vendor Item ID: Catalog No: DEDON INC 077031-103 Room Types Where This Is Used Public Space - POOL RO-204 Public Space - TERRACE TE-204 GLOBAL DESIGN Page: 386 127 KAARRI/ITT IMTFRMATICMAI FFRtuvon lrl PC Arl RGTI-IFCr1A fArl')Ag17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual • Marriott Description: DINING TABLE-TERRACE-SQUARE-36-3/4"W Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: OUTDOOR SQUARE DINING TABLE PREVIOUS STARWOOD ITEM ID: EW2-CSG-423 OVERALL DIMENSIONS: W: 36-3/4" X D: 36-3/4" X H: 28-1/2" FRAME: POWDER -COATED ALUMINUM FRAME FINISH: SILVER/JANUSWOOD TOP: INSET JANUSWOOD SLATS WARRANTY: COO: CARTONING INCLUDED FY/CM 6/29/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-205 Public Space TABLE 000000000000278096 Vendor Name: Vendor Item ID: Catalog No: JANUS ET CIE 719-40-516-24-97 Room Types Where This Is Used Public Space - TERRACE TE-205 Page: 387 128 GLOBAL DESIGN I ARRIC'TT FFRrominnn Rr'tn RFTI-IFCnA nnn )flQi7 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual Marriott Description: SIDE TABLE-OUTDOOR-TERRACE-073033-534 Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: OUTDOOR SIDE TABLE PREVIOUS STARWOOD ITEM NUMBER: EW2-CSG-428 DESCRIPTION: OUTDOOR SIDE TABLE WITH COLOR COORDINATED GLASS TOP MFR ID: DALA SIDE TABLE 073033-534 OVERALL DIMENSIONS: D: 21-3/4" X H: 13" CONSTRUCTION: FRAME: ALUMINUM (ELECTROSTATIC POWDER -COATED) EXTERIOR: H IGH DENSITY POLYETHYLENE (HDPE) FINISH: 534 STONE TOP: GLASS STONE 22273033314 HARDWARE: GLIDES: WEIGHT: 7 LBS DOS NOT STACK WARRANTY: CARTONING INCLUDED FY/CM 6/28/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-206 Public Space POOLF 000000000000278046 Vendor Name: Vendor Item ID: Catalog No: DEDON INC 073033-534 Room Types Where This Is Used Public Space - POOL RO-206ALT1 Public Space - TERRACE TE-206 GLOBAL DESIGN Page: 388 129 IAARRIC1TT IMTFRAIATICMAI .. FFRMIA/llrin Rr n RFTI-HCfA RArl 711P17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual • Marriott Description: DINING TABLE-OUTDOOR-719-40-511-2497-36"W Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: OUTDOOR RECTANGULAR DINING TABLE PREVIOUS STARWOOD ITEM ID: EW2-CSG-429 STYLE: KOKO II DINING TABLE MFR#: 719-40-511-2497 OVERALL DIMENSIONS: W: 36" D: 27" H: 28 1/2" FRAME FINISH: POWDER -COATED ALUMINUM FINISH: SILVER TOP: INSET JANUSWOOD SLATS HARDWARE: GLIDES: DOES NOT STACK WARRANTY: COO: LEAD TIMES: CARTONING INCLUDED FY/CM 6/29/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-207 Public Space TABLE 000000000000278092 Vendor Name: Vendor Item ID: Catalog No: JANUS ET CIE 719-40-511-2497 Room Types Where This Is Used Public Space - TERRACE TE-207 Page: 389 130 GLOBAL DESIGN IA PPInTr iniTFaninTinniei FFannnrnnn anen PFTUFcne nen',fQ17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual Marriott Description: TABLE -BAR HEIGHT-OUTDOOR-42-1/2"HX27-1/2"DIA Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: OUTDOOR BAR HEIGHT TABLE PREVIOUS STARWOOD ITEM NUMBER: EW2-CSG-430 MFR ITEM ID: PIER BAR TABLE 24456064001 + 056090001 + 056093XXX DIMENSIONS: 42-1/4" H X 27-1/2" DIA OVERALL METAL: POWDER COATED CAST ALUMINUM BASE FINISH: WHITE TOP: HPL WHITE MANUFACTURING CONSTRUCTION DETAILS: TABLE TOP IS HPL. BASE IS POWDERCOATED ALUMINUM. POST CONSISTS OF ALUMINUM TUBES WOVEN WITH FIBER. WEIGHT:41 LBS WARRANTY: CARTONING INCLUDED FY/CM 6/28/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-208 Public Space POOLF 000000000000278036 Vendor Name: Vendor Item ID: Catalog No: DEDON INC 70DI657GN Room Types Where This Is Used Public Space - TERRACE TE-208 GLOBAL DESIGN Page: 390 131 AAARRInTT FGRAIIA/(Vlrl pnan RFT{-IFCr1A r in 7r1A17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual • Marriott Description: OUTDOOR -CAYMAN STORAGE BOX-TAN-TST-GL- DMB242-SW Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: OUTDOOR STORAGE BOX PREVIOUS STARWOOD ITEM ID: EW2-CSG-427 MFR ID: SINGLE TST-GL-DMB242-SW DIMENSIONS: W: 36" X D: 24" X H: 33" OVERALL FINISH: TAN WEIGHT: 128 LBS NOTES: FEATURES UV INHIBITORS TO PREVENT FADING, ANGLED LID FOR WATER RUN-OFF, RUST FREE HINGES AND SIDE HANDLES. IT IS RESISTANT TO INSECT, MILDEW, MOLD, AND GRAFFITTI RECYCLED CONTENET: 97% PURE TYPE 2. RECYCLED FROM MILK BOTTLES. WARRANTY: PACKAGING: Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-211 Public Space ACCES 000000000000278074 Vendor Name: Vendor Item ID: Catalog No: T2 SITE AMENITIES SINGLE TST-GL-DMB242-SW Room Types Where This Is Used Public Space - TERRACE TE-211 Page: 391 132 GLOBAL DESIGN RAARRIC TT IMITFRMIATI(IIUAI - FRpro lCC l RllArl RFTI-IFCrIA rArl 9nQ17 • Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual Marriott Description: POOL-UMBRELLA-4605/6005-OCT OCEAN MASTER CLASSIC-7.5 FT Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: PARASOL WITH SINGLE VENT CANOPY AND WEIGHTED BASE (EW2-CSG-425) MFR ID: TUUCI 7.5 OCT OCEAN MASTER CLASSIC ALUMINUM PARASOL DIMENSIONS: 7.5" D X 95" H OVERALL 76" CANOPY HEIGHT 1.5" MAST DIAMTER CONSTRUCTION: HIGH POLISHED ANODIZED ALUMINUM CONSTRUCTION; PARASOL PROFILE IS MARKET CUT, FOLDED. VENICE FINIAL LIFT SYSTEM: MANUAL WITH STAINLESS STEEL PIN POLE: POLISHED TITANIUM MARINE ANODIZED ALUMINUM FABRIC: SB46" 90Z HEMLOCK TWEED (MARINE -GRADE GOODS) #4605/6005 WARRANTY: COO: FRAME- COVER - TO BE USED WITH UMBRELLA BASE: G-PLATE STACK COMBO 150LBS (MI#278121) CARTONING INCLUDED Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-215AL T 1 Public Space POOLF 000000000000278081 Vendor Name: Vendor Item ID: Catalog No: TUUCI THE ULTIMATE UMBRELLA COMPANY INC TUUCI 7.5 OCT OCEAN MASTER CLASSIC ALUMINUM PARASO Room Types Where This Is Used Public Space - TERRACE TE-215ALT1 GLOBAL DESIGN Page: 392 133 lAARRIC'TT FFRMviirvIn I r Ar1 RI=TIaFCIIA rum 7r1R17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual . Marriott Description: OUTDOOR-UMBRELLA-FRFL-9HEX-9.25"D X 102.5"H Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: SOLAR -POWERED MOBILE DEVICE CHARGING UMBRELLA STARWOOD PREVIOUS ITEM ID: (EW2-CSG-425-A2) MFR ID: FRFL-9HEX STYLE: FIBERLITE HEXAGONAL UMBRELLA POWERSOL CHARGING BATTERY HUB ZON'S HUB SUPPORT TABLE (24") CALIFORNIA UMBRELLA BASE DIMENSIONS: 9'.25" D X 102.5" H OVERALL 80" CANOPY HEIGHT 1.5" MAST DIAMTER CONSTRUCTION: FRAME: ALUMINUM MAST; FIBERGLASS RIBS FINISH: FRAME- BRUSHED ALUMINUM CANOPY: SUNBRELLA MARINE GRADE FABRIC FABRIC: SUNBRELLA HEMLOCK TWEED MARINE GRADE FABRIC #4605 SUPPORT TABLE: 24" STAND ALONE TABLE (ANODIZED MACHINED ALUMINUM) NOTES: COMMERCIAL -GRADE UMBRRELLA INCLUDES POWERSOL TECHNOLOGY WITH ROOF PLATE AND 6 SOLAR SLEEVES WHICH POWER A MOBILE DEVICE CHARGING BATTERY HUB THAT SITS TABLE TOP. WARRANTY: 1 YEAR FOR LITHIUM ION BATTERY HUB 2 YEARS FOR SOLAR SLEEVES 10 YEARS FOR CANOPY (MARINE GRADE SUNBRELLA FABRIC) 5 YEARS FIBERLITE UMBRELLA FRAME TO BE USED WITH UMBRELLA BASE: CALIFORNIA UMBRELLA BASE 110LBS - GLAVANIZED STAINLESS STEEL (MI#279133) CARTONING INCLUDED Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-215ALT2 Public Space POOLF 000000000000279134 Vendor Name: Vendor Item ID: Catalog No: ZON INC FRFL-9HEX Room Types Where This Is Used . Public Space - TERRACE TE-215ALT2 Page: 393 134 GLOBAL DESIGN f,AAPPICTT -. PPmni /(Nlrl PC fl P TI-IFCr1A 11Ar1 7r1R17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual Marriott Description: BASE-UMBRELLA-G-PLATE-STACK COMBO BASE-30" DIA Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: UMBRELLA BASE G-PLATE STACK COMBO (EW2-CSG-425) CATALOG #: DIMENSIONS: 18" + 30" MATERIAL: STEEL FINISH: GLAVANIZED STEEL WEIGHT: 145 LBS NOTES: 18" + 30" PLATES STACKED; SECURITY SLEEVE - 1.5"ID WARRANTY: CARTONING INCLUDED Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-215BALT1 Public Space POOLF 000000000000278121 Vendor Name: Vendor Item ID: Catalog No: TUUCI THE ULTIMATE UMBRELLA COMPANY INC G-PLATE-ULTIMATE STACK COMBO BASE Room Types Where This Is Used Public Space - TERRACE TE-215BALT1 GLOBAL DESIGN Page: 394 135 RAARRIrITT IIITFRMATI(1MAI .V rrpruvonrin RCArl RFTI IFCrIA rum ' ne17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual . Marriott Description: OUTDOOR -UMBRELLA BASE-FRFL-9HEX-23-5/8" SQUARE Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: UMBRELLA BASE FOR MFR ID: FRFL-9HEX PREVIOUS STARWOOD ITEM ID: (EW2-CSG-425-A2) CATALOG #: CALIFORNIA UMBRELLA SQUARE BASE DIMENSIONS: 23 & 5/8 inches Square. MATERIAL: GALVENIZED STAINLESS STEEL FINISH: SILVER ANODIZED WEIGHT: 110LBS WARRANTY: NOTES: FOR USE WITH ZON TECHNOLOGY UMBRELLA CARTONING INCLUDED Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-215BALT2 Public Space POOLF 000000000000279133 Vendor Name: Vendor Item ID: Catalog No: ZON INC FRFL-9HEX - CALIFORNIA UMBRELLA SQUARE BASE Room Types Where This Is Used Public Space - TERRACE TE-215BALT2 Page: 395 136 GLOBAL DESIGN KAARRI(1TT IMTFRMATI(IMAI . FGRM\A/(Vlrl R(lArl PITI-IFCfA Ran 911R17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual137 Marriott Description: PLANTER -SET OF 3- JS-SAN VALENCIA-SW Item UOM: Marriott BOM Name: BOM Description: EA ELMTEN Enliven Decor Specification ITEM: PLANTER TRIO 3 SIZES IN SET (EW2-ACC-405) MFR MODEL #: JS-SAN VALENCIA-SW (TO ORDER COMPLETE SET OF 3 PLANTERS) DESCRIPTION: SAN VALENCIA PLANTERS; TALL ST. TROPEZ PLANTER FINISH: WHITE MATTE DIMENSIONS: SMALL PLANTER: D: 15" X H: 18" MEDIUM PLANTER: D: 20" X H: 23" LARGE/TALL PLANTER: D: 12" X H: 32" MATERIAL: DURABLE FIBERGLASS CONSTRUCTION WITH UV PROTECTION WEIGHT: SMALL PLANTER: 7 LBS MEDIUM PLANTER: 15 LBS LARGE/TALL PLANTER: 7 LBS COO: WARRANTY: PLANT REFERENCE: SMALL PLANTER - TO BE PLANTED WITH BLUE FESCUE GRASS; MEDIUM PLANTER - TO BE PLANTED WITH YAK RHODENDRON; LARGE PLANTER - TO BE PLANTED WITH CHAMAECYPARIS PISIFERA (SOLD/PURCHASED SEPARATELY) CARTONING INCLUDED Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-801 AL T 1 Public Space PLNTR 000000000000278070 Vendor Name: Vendor Item ID: Catalog No: T2 SITE AMENITIES JS-SAN VALENCIA-SW SET Room Types Where This Is Used Public Space - TERRACE TE-801ALT1 GLOBAL DESIGN Page: 396 137 11AARRIr1TT IMTFRMATIr1MAl FFRM Mrvlr1 RC'An R, TI IGCr 1t RAO nQ17 Brand: Element Decor Package: Enliven Decor Title: Gen 2.5 New Build Interior Design Specification Manual . Marriott Description: PLANTER SET-TRIO-ALT-DALA 073050/DALA073051 Item UOM: Marriott BOM Name: BOM Description: SET ELMTEN Enliven Decor Specification ITEM: PLANTER SET -TRIO PREVIOUS STARWOOD ITEM NUMBER: EW2-ACC-405-A MFR MODEL #: ORDER SET (2) DALA 073050 - SMALL (1) DALA 073051 - LARGE DESCRIPTION: TWO SMALL AND 1 LARGE PLANTERS IN SET; ROUND WOVEN -EXTERIOR PLANTERS FINISH: 534 STONE DIMENSIONS: SMALL PLANTER: D: 24" X H: 17" LARGE/TALL PLANTER: D: 30" X H: 32-1/2" MATERIAL: EXTERIOR - HIGH -DENSITY POLYETHYLENE (HDPE) FRAME - ALUMINUM (FRAME IS ELECTROSTATIC POWDER -COATED) POT - ROTO-MOLDED INTERNAL POT WEIGHT: SMALL PLANTER: 12 LBS LARGE/TALL PLANTER: 18 LBS COO: WARRANTY: PLANT REFERENCE: SOLD/PURCHASED SEPARATELY (1) SMALL PLANTER - TO BE PLANTED WITH BLUE FESCUE GRASS (1) SMALL PLANTER - TO BE PLANTED WITH YAK RHODENDRON LARGE PLANTER - TO BE PLANTED WITH CHAMAECYPARIS PISIFERA CARTONING INCLUDED FY/CM 6/28/2017 Effective Date: 07-21-2017 Published Date: 12-27-2017 Version: Version 1.09 Printed Date: 27-12-2017 Drawing Reference Designator: Area: Category/Name: Marriott Item ID: TE-801 AL T2 Public Space POOLF 000000000000278038 Vendor Name: Vendor Item ID: Catalog No: DEDON INC DALA 073050/DALA 073051 Room Types Where This Is Used Public Space - TERRACE TE-801ALT2 Page: 397 138 GLOBAL DESIGN rAAPPI/ITT MITI PMATICMAI - GGRM\A/rlrlfl Pr -Lan PITI-IGCIIA IArl win-17 Attachment E Neighborhood Corridor Intent: To provide an intimately -scaled pedestrian environment within northern Southcenter's higher density mixed -use neighborhoods, in a "complete streets" setting with on -street parking and bicycles sharing the roadway with vehicles. APPLIED TO: Existing Streets: Andover Park E. (Tukwila Pkwy to Trek Christensen), Trek Dr, Industry Dr, Minkler (Andover Park E.), to River, Wig Dr, Bauch Dr, Nelson PI, S. 156th St New Streets: As indicated on Corridor Type Map - Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS-SECTION (See 18.28.140) Existing street No change New street See new cross-section PUBLIC FRONTAGE STANDARDS (See 18.28.150) Total required width minimum 15 ft; 10 ft on Minkler Landscaping Street trees, located at back of curb face. On Minkler, trees in a continuous landscaped strip a minimum of 5 ft wide located at back of curb face. Also, see 18.28.240 General Landscaping. Tree spacing 20-30 ft, depending on species. Lighting Pedestrian and vehicular -scale decorative street lighting. BUILDING ORIENTATION/PLACEMENT & LANDSCAPING (See 18.28.160 - .190) Building orientation to streets/ open spaces Required Frontya_rd setback minimum 15 ft On -site surface parking locations Side or rear of building. Street Front: 1 double -loaded aisle of parking between building and primary street (maximum 63 ft in width). 2 Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of streetscape ARCHITECTURAL DESIGN STANDARDS [Facade articulation increment Commercial/mixed-use maximum 50 ft Residential maximum 30 ft Major vertical modulation maximum 120 ft IGround level transparency 1 Commercial -use minimum 50% Figure 23 Neighborhood Corridor Standards 4— Back of sidewalk Public frontage 1 7.5' 6.0' 11.0' 11.0' 6.0' 7.5' parking bike travel lane travel lane bike parking New thoroughfare cross-section Articulation 50' max Transparency 50% min Facade articulation and ground level transparency 2 New street south of Tukwila Pond shall only have on -street parking on the south side of the street. AdoptedTMC18.28_Formatted.docx Page 24 06/03/2014 139 Workplace Corridor Intent: To provide safe and supportive pedestrian facilities along streets serving truck loading and parking access for primarily warehouse/distribution uses in the southern part of the Southcenter area. APPLIED TO: Existing Streets: Minkler Blvd (Southcenter Pkwy to APW, Costco Dr), Upland Dr, Midland Dr, Triland Dr, N./W. between Costco Dr and S. 180th St, Andover Park W. (Minkler to 5. 180th St), Andover Park E. (Trek to S. 180thSt), Sperry Dr New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to 2.10 for supplemental details. THROUGHFARE CROSS-SECTION (See 18.28.140) Existing street No change New street See new cross-section PUBLIC FRONTAGE Total required width STANDARDS (See 18.28.150) 15 ft Sidewalk width minimum 6 ft Landscaping Street trees in a continuous landscaped strip 9 ft wide located at back of curb. Also see 18.28.240 General Landscaping. Street tree spacing 30-50 ft, depending on species. Lighting Vehicular -scale street lighting. BUILDING ORIENTATION/PLACEMENT & LANDSCAPING (See 18.28.160 - .190) Building orientation to street Not required Front yard setback minimum 15 ft On -site surface parking locations Front, side or rear of building Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of streetscape ARCHITECTURAL DESIGN STANDARDS I .Facade articulation increment Non-residential maximum 140 ft Residential maximum 30 ft Major vertical modulation maximum 280 ft I Ground level transparency j Warehouse/light industrial buildings minimum 20% Commercial -use minimum 50% Figure 27 Workplace Corridor Standards 14— Back of sidewalk 1 sidewalk planting strip I Ia t5.0 r, I 75 I panina 5 7I lane Public frontage I5.0' I ES' I vawd One pMAing 13.0' New thoroughfare cross-section Articulation 140' max Transparency 20%-50% min Facade articulation and ground level transparency AdoptedTMC18.28_Formatted.docx 140 Page 28 06/03/2014 Attachment F REQUIRED STREETSCAPE SIDEWALK REQUIRED STREETSCAPE PLANTING STRIP 15' FRONT TAR SETBACK AND UTILITY EASEMENT Landscape islands must be s 100 sq. ft., contain a tree. TMC 18 28.240.B.6.b(3) i §w f`gG000K!.0*00:0 - • STREET LIGHT LOCATED BETWEEN TREE LOCATIONS PATIO STAMPED CON a APPROXIMATEL w2,600 SF et �" s 0 �O 4c 'a, 1i'.. rd it is Locate 2-3 trees within side setback, staggered with parking lot trees, to provide additional shade within parking area. INDUSTRY DRIVE NEIGHBORHOOD CORRIDOR ACCENT PAVING AT BUILDING ENTRANCE OVERHEAD PROTECTION WRAPS FROM INDUSTRY TO I` �—�DOVE ` 4A- / �.� 1 /� /�` (STING CURB /'.:�Vr r'v j1Wf�jV��LIyV_\:' a_\II/-V \ I/ V-:V \ I/ V-;� \I1 /L_\ ��\ ''� VV� �. (�YM V /l� V �I®' 1 N.V m : yaw f all diflerentiat¢d pavement for pathway cross$'g • through parki(og lot. / / STORAGE STREET LIGHT LOCATED BETWEEN TREE LOCATIONS GREEN SCREEN PANEL (7) LOCATIONS GREEN SCREEN PANEL, TYP. 111111 .. a r/ar C1 �r VVVV,VVVVVV<�\(JO. 011 Ib/ / MONUMENTSIGN . ndscape islands must be >100 sq. ft., contain a tree. TM 18.28.240.B.6. • (3) SETBACK FROM EASEMENT RAILROAD EASEMENT LANDSCAPE AREA CALCULATION FRONTAGE AREA: 800 L.F. REQUIRED TREES -1 PER 20 TO 30 L.F. = 27 TO 40 PROPOSED: 30 TREES TOTAL REQUIRED SHRUBS -1 PER 4 L.F. = 200 PROPOSED: 200 SHRUBS TOTAL PARKING REOUIRED PER TMC TABLE 18-5 TOD NEIGHBORHOOD PARKING REQUIREMENTS HOTELS: AUTOMOBILE PARKING - 1 PER GUESTROOM BICYCLE PARKING (PER FIGURE 18-7) - 1 PER 50 PARKING STALLS, MINIMUM 2 STALLS PERIMETER AREA: 690 L.F. REQUIRED TREES -1 PER 20 L.F. = 45 PROPOSED: 170 TREES TOTAL PARKING AREA STALLS: 177 TOTAL REQUIRED PLANTING AREA: 20 S.F. PER STALL = 3,540 S.F. PROPOSED: 4,063 S.F. TOTAL TOTAL GUESTROOMS: 177 REQUIRED GUEST PARKING 177 STALLS .� TOTAL REQUIRED STALLS: 177 STALLS TOTAL REQUIRED BICYCLE STALLS: 177 / 50 = 3.54.4 BICYCLE STALLS REQUIRED. PROVIDED STALLS: STANDARD: 124 (70%) 14 ACCESSIBLE VEHICLE STALLS 1 3 ACCESSIBLE VAN STALL 4 EV CHARGING STALLS (FUTURE) COMPACT SPACES: 53 (30%) TOTAL PROVIDED STALLS: 177 ACCESSIBLE PARKING (2015 WSBC SECTION 1106.2) IN GROUP R-1 OCCUPANCIES ACCESSIBLE PARKING SHALL BE PROVIDED IN ACCORDANCE WITH TABLE 1108.1. 151 TO 200 SPACES = 8 REQUIRED ACCESSIBLE PARKING SPACES WHERE AT LEAST ONE PARKING SPACE IS PROVIDED FOR EACH SLEEPING UNIT, AT LEAST ONE ACCESSIBLE PARKING SPACE SHALL BE PROVIDED FOR EACH ACCESSIBLE UNIT. 151 TO 200 GUESTROOMS = 8 REOUIRED ACCESSIBLE UNITS. TOTAL REQUIRED ACCESSIBLE PARKING = 6 ♦ 6 =14 TOTAL STALLS, INCLUDING (3) VAN STALLS TOTAL PROVIDED BICYCLE STALLS: 9 BICYCLE STALLS PROVIDED - SEE LANDSCAPE DRAWINGS FLOOR AREA AND GUESTROOMS: LVL 5 22,669 (41) LV1.4 22,669 (41) LVL3 22.669 (41) LVL 2 22,669 (38) LVL 1 25,989 2161 - TOTAL: 116,665 SF (177) AKCL (�HMV{{ , r✓f._A Pr... 1 'LANDSCAPE AI?+G1-IITECTS1 INCORPORATED P.S. LANDSCAPE ARCHITECTURE URBAN DESIGN SITE PLANNING PARKS AND RECREATION PLANNING 12610 NE 104TH Er. KIRKLAND WA 98033 PH: 425.454.5723 FX: 425.822.3525 E.: 11Pn®)h .inc.com ELEMENT BY WESTIN 515 INDUSTRY DRIVE TUKWILA, WA 98188 IFoR1 IREVI510t 5/DRAWPJG 15511E5:l 8-14-2018 Drawn by:� ivnuea 1eun:of 061OCTg1 RrAsn O )� 1D (DATE:12-28-20181 'DRAM* TITLE PLANTING PLAN L10 444 Attachment F REQUIRED STREETSCAPE SIDEWALK REQUIRED STREETSCAPE PLANTING STRIP 15' FRONT VAR SETBACK AND UTILITY EASEMENT MONUME/SIGN // Landsca. islands must be 100 sq. 11., contain a ree. TMC 18 28.241.8.6.b(3) STREET LIGHT LOCATED BETWEEN TREE LOCATIONS PATIO STAMPED CON APPROXIMATELY 2.600 SF 9-o. Locate 2-3 trees within side setback, staggered with parking lot trees, to provide additional shade within parking area. INDUSTRY DRIVE NEIGHBORHOOD CORRIDOR ACCENT PAVING AT BUILDING ENTRANCE STREET LIGHT LOCATED OVERHEAD PROTECTION BETWEEN TREE LOCATIONS WRAPS FROM INDUSTRY TO GREEN SCREEN PANEL (7) LOCATIONS Al1 �� - At ^ ^ /7` STING CURB GREEN SCREEN PANEL, TYP- -l.Lv`r II JV JV I V5 I6 i/V I VV HV I1 I I yV l�l V.V� i4.d 1,��YyV 11� VV®1 i/.41 1 1111; I®I�VV J� *� �_ Eliminate landscaped' x 18' pathways a edge of parkin�D TORAGE SHED lot, swap out for andscape island with tree. F. i►'±i;�►,;�i .- ... __ . .1.. _.,-.4�.'l�l'li'�l•JtY.aY�•it'i.�'�.��._.•-:I P"VAIII-4311CILIV;r*-6174171111!I ._��:t�f."f1A:l�:gii�AIS ( / f / t n all dlfferenliatt/d avement for / pathway crossyfg through parl4og lot. • MONUMENT SIGN \ S? ndscape islands must be >100 sq. ft., contain a tree. TM 18.28.240.8.6. • (3) SETBACK FROM EASEMENT RAILROAD EASEMENT LANDSCAPE AREA CALCULATION FRONTAGE AREA: 800 L.F. REQUIRED TREES -1 PER 20 TO 30 L.F. = 27 TO 40 PROPOSED: 30 TREES TOTAL REQUIRED SHRUBS -1 PER 4 L.F. = 200 PROPOSED: 200 SHRUBS TOTAL PARKING REQUIRED PER TMC TABLE 18-5 TOD NEIGHBORHOOD PARKING REQUIREMENTS HOTELS: AUTOMOBILE PARKING - 1 PER GUESTROOM BICYCLE PARKING (PER FIGURE 18-7)- 1 PER 50 PARKING STALLS. MINIMUM 2 STALLS TOTAL GUESTROOMS: 177 REQUIRED GUEST PARKING 177 STALLS TOTAL REQUIRED STALLS: 177 STALLS PERIMETER AREA: 690 L.F. REQUIRED TREES -1 PER 20 L.F. = 45 PROPOSED: 170 TREES TOTAL PARKING AREA STALLS: 177 TOTAL REQUIRED PLANTING AREA: 20 S.F. PER STALL = 3,540 S.F. PROPOSED: 4,063 S.F. TOTAL TOTAL REQUIRED BICYCLE STALLS: 177 / 50. 3.54.4 BICYCLE STALLS REQUIRED. PROVIDED STALLS: STANDARD: 124 (70%) 14 ACCESSIBLE VEHICLE STALLS 3 ACCESSIBLE VAN STALL 4 EV CHARGING STALLS (FUTURE) COMPACT SPACES: 53 (30%) TOTAL PROVIDED STALLS: 177 ACCESSIBLE PARKING (2015 WSBC SECTION 1106.2) IN GROUP R-1 OCCUPANCIES ACCESSIBLE PARKING SHALL BE PROVIDED IN ACCORDANCE WITH TABLE 1106.1. 151 TO 200 SPACES = 6 REQUIRED ACCESSIBLE PARKING SPACES WHERE AT LEAST ONE PARKING SPACE IS PROVIDED FOR EACH SLEEPING UNIT, AT LEAST ONE ACCESSIBLE PARKING SPACE SHALL BE PROVIDED FOR EACH ACCESSIBLE UNIT. 151 TO 200 GUESTROOMS = 8 REQUIRED ACCESSIBLE UNITS. TOTAL REQUIRED ACCESSIBLE PARKING= 6.8= 14 TOTAL STALLS, INCLUDING (3) VAN STALLS TOTAL PROVIDED BICYCLE STALLS: 9 BICYCLE STALLS PROVIDED - SEE LANDSCAPE DRAWINGS FLOOR AREA AND GUESTROOMS: LVL5 22,669 (41) LVL4 22,669 (41) LVL3 22,669 (41) LVL 2 22.669 (38) LVL 1 25989 I16I TOTAL: 116,665 SF (177) » e r '? 1 JGM$ [LANDSCAPE iARCHITECT51 INCORPORATED P.S. LANDSCAPE ARCHITECTURE URBAN DESIGN SITE PLANNING PARKS AND RECREATION PLANNING 12610 NE 104TH ST. KIRKLAND WA 98033 PH: 425.454.5723 FX: 425.822.3525 E' II7n®117n-inc.mm ELEMENT BY WESTIN 515 INDUSTRY DRIVE TUKWILA, WA 98188 IREVISICNS/DRAWNG ISSUESI 8-14-2018 Drawn 6702.4, ,,p.OoQ Enure a 1 tomioara R'e1v FD pm 4V{/��yO/FCrI i IDATE:I2-28-20181 tT= IDRAWNG TIT1E1 PLANTING PLAN • I h1d)E2RI I. . • .A7 BLACKRIDGE COMPANIES August 21, 2018 Maxwell Baker Assisstant Planner Department of Community Denver City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 RE: Developer Commitment to Satisfy Conditions of Staff Report for the Element by Westin Hotel Dear Maxwell — In response to the conditions contained in the Staff Report prepared August 14, 2018 in advance of the Board of Architectural Review for the Element by Westin hotel located at 515 Industry Dr., we as the Applicant offer the following responses to satisfy the list of conditions contained in the Staff Report along with the commitment to continue to work with Staff to assure they are fully satisfied: Condition #1 Applicant shall submit stamped concrete detail/photo for planning approval with the building permit application. Response #1 See attached photo labeled Exhibit A representing the decorative, stamped concrete pattern proposed for the project. Condition #2 Applicant shall provide elevations for waste area enclosure with the building permit. Enclosure will need to be designed in accordance with the Southcenter Design Manual and utilize materials and detailing consistent with primary structures on -site. Response #2 See attached Exhibit 8 detailing the waste enclosure design in accordance with the Southcenter Design Manual and utilizing the same materials and detailing as the primary structure. Condition #3 Response #3 Condition #4 Response #4 Condition #5 Response #5 Gates between patio area and sidewalk along Andover Park East shall be removed. These gates will be removed in the building permit submittal Pedestrian pathway along the perimeter of the parking lot shall be removed and replaced with a landscape island containing a tree. Thank you for the comment as this makes logical design sense. The change will be documented in the building permit submittal. Three large trees shall be added along the southern perimeter landscaping area. These trees should be staggered with parking lot landscape island trees. Acknowledged. A revised landscape plan will be submitted to Staff for approval prior to documentation in the building permit submittal. Condition #6 Contrasting paving materials shall be used for pathways through drive -aisles and revised civil plans submitted with the building permit. , Response #6 Acknowledged. A revised site plan will be submitted to Staff for approval prior to documentation in the building permit submittal. This plan will detail concrete pathways thru the asphalt drive aisles providing for a contrasting visual appearance. Please reach out with any questions or concerns. Thank you for your time and assistance with the project. Respectfully — -,i' Tim Wilson Principal for the Applicant BlackRidge Companies 4b JOHNSON BRAUNDIN(. EXHIBIT A ELEMENT BY WESTIN 515 INDUSTRY DRIVE TUKWILA WASHINGTON Stamped Concrete: Stamp: Non -Directional Slate Base color: Toupe - Solomon Colors Release color: Deep Charcoal - Brickform Colors Sealer: Dayton Superior - 30% solids, high gloss ACCENT PAVING COLOR SAMPLE IMAGE 15200 52nd Avenue South, Suite 300. Seattle. Washington 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN ( 5 ‘\ TRASH ENCLOSURE NORTH 1/8" ( 4 TRASH ENCLOSURE WEST 1/8" = 1-0" TRASH ENCLOSURE SOUTH STEEL GATE, FINISH TO MATCH SW 7020 BLACK FOX BOLLARD, FINISH TO MATCH SW 7020 BLACK FOX, TYP. - HOLLOW METAL DOOR, FINISH TO MATCH SW 7020 BLACK FOX LEVEL 1 0" - BRICK-REDONDO MATCHES HOTEL BUILDING FIELD BRICK, TYP. STANDING SEAM METAL ROOF DECK; COLOR TO MATCH SW 7020 BLACK FOX LEVEL 1 0" Eo 1/8" = 1.-0" ( 2 TRASH ENCLOSURE EAST 1/8" = 1-0" EXHIBIT B PREFINISHED METAL CAP FLASHING, COLOR TO MATCH - SW 7020 BLACK FOX 0" HOLLOW METAL DOOR, FINISH TO MATCH SW 7020 BLACK FOX LEVEL 1 0" BRICK - REDONDO MATCHES HOTEL BUILDING FIELD BRICK ELEMENT BY WESTIN 401' JOHNSON BRAtiND,,,..„ EX-B •th 4 2 3D VIEW EX-B 7' - 0" EX-B (i TRASH STORAGV PLAN 1/8" = 1-0" co 2 EX-B EX-B 08/22)18 i Construction Stormwater General Permit Stormwater Pollution Prevention Plan (SWPPP) for Element by Westin Prepared for: The Washington State Department of Ecology Northwest Region, Bellevue Permittee / Owner Developer Operator / Contractor Tukwila Hotel Group, LLC 1735 19th Ave. Ste. B Bozeman, MT 59718 Tukwila Hotel Group, LLC 1735 19th Ave. Ste. B Bozeman, MT 59718 515 Industry Dr. Tukwila, WA 98188 Tukwila Hotel Group, LLC 1735 19th Ave. Ste. B Bozeman, MT 59718 Certified Erosion and Sediment Control Lead (CESCL) Name - Organization Contact Phone Number To Be Determined To Be Determined To Be Determined SWPPP Prepared By Name Organization Contact Phone Number Micco Emeson Barghausen Consulting Engineers (425) 251-6222 SWPPP Preparation Date February 27, 2018 Project Construction Dates Activity / Phase Start Date End Date To be Determined 4/1/2020 4/1/2022 1 Table of Contents 1 Project Information 1.1 Existing Conditions 1.2 Proposed Construction Activities 2 Construction Stormwater Best Management Practices (BMPs) 2.1 The 13 Elements 2.1.1 Element 1: Preserve Vegetation / Mark Clearing Limits 2.1.2 Element 2: Establish Construction Access 2.1.3 Element 3: Control Flow Rates 2.1.4 Element 4: Install Sediment Controls 2.1.5 Element 5: Stabilize Soils 2.1.6 Element 6: Protect Slopes 2.1.7 Element 7: Protect Drain Inlets 2.1.8 Element 8: Stabilize Channels and Outlets 2.1.9 Element 9: Control Pollutants 2.1.10 Element 10: Control Dewatering 2.1.11 Element 11: Maintain BMPs 2.1.12 Element 12: Manage the Project 2.1.13 Element 13: Protect Low Impact Development (LID) BMPs 3 Pollution Prevention Team 4 Monitoring and Sampling Requirements 4.1 Site Inspection 4.2 Stormwater Quality Sampling 4.2.1 Turbidity Sampling 4.2.2 pH Sampling 5 Discharges to 303(d) or Total Maximum Daily Load (TMDL) Waterbodies 5.1 303(d) Listed Waterbodies 5.2 TMDL Waterbodies 6 Reporting and Record Keeping 6.1 Record Keeping 6.1.1 Site Log Book 6.1.2 Records Retention 6.1.3 Updating the SWPPP 6.2 Reporting 6.2.1 Discharge Monitoring Reports 6.2.2 Notification of Noncompliance 1 4 4 4 6 6 6 6 7 7 10 10 13 13 14 14 21 22 25 25 26 26 26 26 28 29 29 29 30 30 30 30 30 31 31 31 Page 11 List of Tables Table 1 — Summary of Site Pollutant Constituents 4 Table 2 — Pollutants 14 Table 3 — pH -Modifying Sources 19 Table 4 — Dewatering BMPsError! Bookmark not defined. Table 5 — Management 22 Table 6 — BMP Implementation Schedule 23 Table 7 — Team Information Error! Bookmark not defined. Table 8 — Turbidity Sampling Method 26 Table 9 — pH Sampling Method 28 List of Appendices Appendix/Glossary A. Site Map • B. BMP Detail C. Correspondence D. Site Inspection Form E. Construction Stormwater General Permit (CSWGP) F. 303(d) List Waterbodies / TMDL Waterbodies Information G. Contaminated Site Information H. Engineering Calculations Page 1.2 List of Acronyms and Abbreviations Acronym / Abbreviation Explanation 303(d) Section of the Clean Water Act pertaining to Impaired Waterbodies BFO Bellingham Field Office of the Department of Ecology BMP(s) Best Management Practice(s) CESCL Certified Erosion and Sediment Control Lead CO2 Carbon Dioxide CRO Central Regional Office of the Department of Ecology CSWGP Construction Stormwater General Permit CWA Clean Water Act DMR Discharge Monitoring Report DO Dissolved Oxygen Ecology Washington State Department of Ecology EPA United States Environmental Protection Agency ERO Eastern Regional Office of the Department of Ecology ERTS Environmental Report Tracking System ESC Erosion and Sediment Control GULD General Use Level Designation NPDES National Pollutant Discharge Elimination System NTU Nephelometric Turbidity Units NWRO Northwest Regional Office of the Department of Ecology pH . Power of Hydrogen RCW Revised Code of Washington SPCC Spill Prevention, Control, and Countermeasure su Standard Units SWMMEW Stormwater Management Manual for Eastern Washington SWMMWW Stormwater Management Manual for Western Washington SWPPP Stormwater Pollution Prevention Plan TESC Temporary Erosion and Sediment Control SWRO Southwest Regional Office of the Department of Ecology TMDL Total Maximum Daily Load VFO Vancouver Field Office of the Department of Ecology WAC Washington Administrative Code WSDOT Washington Department of Transportation WWHM Western Washington Hydrology Model Page 13 1 Project Information Project/Site Name: Element by Westin Street/Location: Industry Dr. and Andover Park E. City: Tukwila State: WA Zip code: 98327 Subdivision: Receiving waterbody: Green River 1.1 Existing Conditions Total acreage (including support activities such as off -site equipment staging yards, material storage areas, borrow areas). Total acreage: Disturbed acreage: Existing structures: Landscape topography: Drainage patterns: Existing Vegetation: Critical Areas 3.44 3.44 ac None Minimal vegetation, primarily grass. Very flat across the site. The existing site is relatively flat, and contains minimal storm drainage features. There are two catch basins located in the Southwest corner or the site, and a few small ponds located in the Northwest corner of the site. The runoff from the ponds flows into the storm drainage system within the ROW at the intersection of Industry Dr. and Andover Park E., which then promptly flows South through the ROW, and a then cuts through the Southeastern corner of the site. The existing vegetation is composed of small trees, shrubs and field grass. There are no critical areas on this site. List of known impairments for 303(d) listedor Total Maximum Daily Load (TMDL) for the receiving waterbody: None. Table 1 includes a list of suspected and/or known contaminants associated with the construction activity. Table 1 — Summary of Site Pollutant Constituents Constituent (Pollutant) Location Depth Concentration NA 1.2 Proposed Construction Activities Description of site development (example: subdivision): The proposal for this development is to construct one approximately 26,524 square foot Hotel building with associated drive aisles, landscaping, parking areas. landscaping, storm drainage facility and utility connections. Infiltration is the proposed means of flow control for the project. Page 14 Approximately 30 percent of the site will be considered landscaping, with the remainder of the site impervious surface proposed for the overall development. Description of construction activities (example: site preparation, demolition, excavation): Construction activities will include site preparation, TESC installation, building construction, stormwater and utility appurtenance installation, and asphalt paving. The schedule and phasing of BMPs during construction is provided in Section 4.0. Description of site drainage including flow from and onto adjacent properties. Must be consistent with Site Map in Appendix A: The existing site is relatively flat, and contains minimal storm drainage features. There are two catch basins located in the Southwest corner or the site, and a few small ponds located in the Northwest corner of the site. The runoff from the ponds flows into the storm drainage system within the ROW at the intersection of Industry Dr. and Andover Park E., which then promptly flows South through the ROW, and a then cuts through the Southeastern corner of the site. Description of final stabilization (example: extent of revegetation, paving, landscaping): The following summarizes details regarding site areas: • Total site area: 3.44 acres • Percent impervious area before construction: —10% • Percent impervious area after construction: —74% • Disturbed area during construction: 3.44 acres • Disturbed area that is characterized as impervious (i.e., access roads, staging, parking): —.34 acres • Total impervious area: 2.54 acres • Total landscape area: 0.9 acres Contaminated Site Information: Proposed activities regarding contaminated soils or groundwater (example: on -site treatment system, authorized sanitary sewer discharge): No known contaminants on site. Page 15 1 1 2 Construction Stormwater Best Management Practices (BMPs) 1 2.1 The 13 Elements t 2.1.1 Element 1: Preserve Vegetation / Mark Clearing Limits To protect adjacent properties and to reduce the area of soil exposed to construction, the limits of construction will be clearly marked before land -disturbing activities begin. Trees that are to be 1 preserved, as well as all sensitive areas and their buffers, shall be clearly delineated, both in the field and on the plans. In general, natural vegetation and native top shall be retained in an undisturbed state to the maximum extent possible. The BMP relevant to marking the clearing limits that will be applied for this project include the following: ' List and describe BMPs: • High Visibility Fence (BMP C103) Install colored orange fence to protect areas that are not to be disturbed, and mark trees to be preserved. 1 • Silt Fence (BMP C233) Silt fencing shall be used to control sediment flow offsite throughout the construction ' process. Installation Schedules: All BMPs to preserve vegetation and mark clearing limits are to be 1 installed prior to clearing and grading. Inspection and Maintenance plan: All fencing is to be inspected at the end of each day's work and repaired if found to noncompliant with BMP specifications. Responsible Staff: Certified Erosion and Sediment Control Lead. 1 2.1.2 Element 2: Establish Construction Access 1 Construction access or activities occurring on unpaved areas shall be minimized, yet where necessary, access points shall be stabilized to minimize the tracking of sediment onto public roads. Street sweeping and street cleaning shall be employed where necessary to prevent sediment from entering state waters. All wash wastewater shall be controlled onsite. The specific BMPs related to establishing construction access hat will be used on this project are as follows: List and describe BMPs: • Stabilized Construction Entrance (BMP C105) 1 Page 16 A stabilized construction entrance will be used to minimize the amount of sediment transported off site onto the existing roadway by construction traffic. • Construction Road/Parking Area Stabilization (BMP C107) Proposed roads shall be stabilized immediately after grading to reduce erosion by construction traffic or surface water runoff. During vertical construction, apply quarry spall base on drive approaches for buildings lot/pad access or in other high traffic areas such as material equipment storage and concrete washout areas. • Concrete Washout Area (BMP C154) Conduct washout off -site, or perform on -site concrete washout in a designated area. This is done to prevent pollutants from entering surface or ground water. If sediment is tracked off site, clean the affected roadway thoroughly at the end of each day or more frequently, as necessary. Remove sediment from roads by shoveling, sweeping, or pickup and transport of the sediment to a controlled sediment disposal area. Conduct street washing only after sediment removal in accordance with special condition S9.D.2.d. Control street wash wastewater by pumping back on site or otherwise preventing it from discharging off site into catch basins, stormwater conveyance systems, creek, or rivers that connect to waters of the State. Installation Schedules: Installation schedule to be determined by the General Contractor. Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. Responsible Staff: Certified Erosion and Sediment Control Lead. 2.1.3 Element 3: Control Flow Rates In order to protect the properties and waterways downstream of the project site, stormwater discharges from the site will be controlled. The Specific BMPs for the flow control that shall be used on this project include the following: Will you construct stormwater retention and/or detention facilities? ® Yes ❑ No Will you use permanent infiltration ponds or other low impact development (example: rain gardens, bio-retention, porous pavement) to control flow during construction? Yes ❑ No Page 17 List and describe BMPs: • Temporary Sediment Pond (BMP C241) The project site is located west of the Cascade Mountain Crest. As a result, the project must comply with the Minimum Requirement 7 (Ecology 2012). Minimum Requirement 7 states that projects must provide flow control to reduce the impacts of stormwater runoff from impervious surfaces and land cover conversions. Essentially, discharge rates of stormwater from the site will be controlled where increases in impervious area or soil compaction during construction could lead to downstream erosion, or where necessary to meet local agency stormwater discharge requirements (e.g. discharge to combined sewer systems). Installation Schedules: Installation schedule to be determined by the General Contractor. Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. Responsible Staff: Certified Erosion and Sediment Control Lead. 2.1.4 Element 4: Install Sediment Controls All stormwater runoff from disturbed areas shall pass through an appropriate sediment removal BMP before leaving the construction site or prior to being discharge to a detention facility. The specific BMPs to be used for controlling sediment on this project are as follows: List and describe BMPs: • Silt Fence (BMP C233) During site development phase, silt fence will be used along the downhill perimeter of the project to prevent sediment from leaving the site. During the building/vertical phase, sediment control will not be necessary on all building bearing pads, as many are flat with well established grass cover. The rest of the landscaped areas and onsite parks will drain to the parking lots or have runoff collected by yard drains. Temporary stabilized lots with slope, or less well established grass cover will be inspected during wet weather conditions and, if required, silt fence may be used as a sediment control. Before removing vegetation on the Tots, silt fence will be installed as a sediment control behind curb. • Storm Drain Inlet Protection (BMP C220) Catch basins and storm drain inlets within the project boundary and downstream will have an approved form of inlet protection installed. This will prevent coarse sediment from entering the drainage system prior to permanent stabilization of the disturbed drainage area. Page 18 In addition, sediment will be removed from paved areas in and adjacent to construction work areas manually or using a mechanical sweepers, as needed to minimize tracking of sediments on vehicle tires away from the site and to minimize the transmission of sediments from adjacent streets in runoff. The following BMPs will be implemented as end -of -pipe sediment controls as required to meet permitted turbidity limits in the site discharge(s). Prior to the implementation of these methods, sediment sources and erosion control and soil stabilization BMP efforts will be maximized to reduce the need for end -of -pipe sediment controls. • Temporary Sediment Pond (BMP C241) • Construction Stormwater Filtration (BMP C251) • Construction Stormwater Chemical Treatment (BMP'C250) (Implemented only with prior written approval from Ecology.) Implement BMP C250/251 above end -of -pipe measures only if sediment sources and erosion control and soil stabilization BMP efforts are not sufficient to reduce sedimentation. Installation Schedules: Installation schedule to be determined by the General Contractor Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. Responsible Staff: Certified Erosion and Sediment Control Lead Page 19 1 1 2.1.5 Element 5: Stabilize Soils Exposed and unworked soils shall be stabilized with the application of effective BMPs to prevent erosion throughout the life of the project. The specific BMPs for soil stabilization that shall be used in this project are as follows: West of the Cascade Mountains Crest Season Dates Number of Days Soils Can be Left Exposed During the Dry Season May 1 — September 30 7 days During the Wet Season October 1 — April 30 2 days Soils must be stabilized at the end of the shift before a holiday or weekend if needed based on the weather forecast. Anticipated project dates: Start date: TBD End date: TBD Will you construct during the wet season? ® Yes ❑ No List and describe BMPs: • Temporary and Permanent Seeding (BMP C120) Following final or fine grading activity in the rear and side yards, permanent seeding shall be placed on exposed soil to provide permanent erosion protection. • Mulching (BMP C121) During the site development phase, mulching will be used for areas that will be unworked for more than 2 days. Temporary seeding will be applied to areas that will be unworked for more than 7 days. During the home building phase, the construction area will be significantly stabilized through well established grass cover. Proposed driveways will receive base course materials as described under Element #2 above. Areas cleared for building foundations or utility and irrigation placement will be temporarily stabilized by one of the following methods which are based on the period exposed soils are left unworked: o If exposed soils are left unworked for more than 7 days during the dry season and 2 days during the wet season but less than 30 days, mulching shall be applied. If exposed soils are left unworked for more than 30 days, temporary or permanent seeding shall be applied. • Nets and Blankets (BMP C122) Once final or fine grading activity has been completed, install Jute Matting on slopes prior to planting. Page 110 • Sodding (BMP C124) 1 Following final or fine grading activity in the front yard, sod shall be placed on exposed soil to provide permanent and immediate erosion protection. • Plastic Covering (BMP C123) • Topsoiling (BMP P 9C125) Utilize stockpile management during all phases of construction per BMP. Cover stockpiles with plastic covering to prevent erosion during rain events. • Wattles (BMP C235) Install wattles downslope of newly landscaped areas to control sediment runoff until stabilization. Cement or Calcium Chloride may be used for soil stabilization and dewatering. See section 4.2.2 for pH Sampling Requirements. The project site is located west of the Cascade Mountain Crest. As such, no soils shall remain exposed and unworked for more than 7 days during the dry season (May 1 to September 30) and 2 days during the wet season (October 1 to April 30). Regardless of the time of year, all soils shall be stabilized at the end of the shift before a holiday or weekend if needed based on weather forecasts. Cut and fill slopes will bestabilized as soon as possible and soil stockpiles will be temporarily covered with plastic sheeting. All stockpiled soils shall be stabilized from erosion, protected with sediment trapping measures, and where possible, be located away from storm drain inlets, waterways, and drainage channels. Installation Schedules: Installation schedule to be determined by the General Contractor Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. Responsible Staff: Certified Erosion and Sediment Control Lead 1 Page 111 , 1 2.1.6 Element 6: Protect Slopes All cut and fill slopes will be designed, constructed, and protected in a manner that minimizes erosion. The following specific BMPs will be used to protect slopes for this project: West of the Cascade Mountains Crest Describe how slopes will be designed, constructed, and protected to minimize erosion. (Temporary pipe slope drains must handle the peak 10-minute flow rate from a Type 1A, 10- year, 24-hour frequency storm for the developed condition. Alternatively, the 10-year, 1-hour }flow rate predicted by an approved continuous runoff model, increased by a factor of 1.6, may 1be used. !The hydrologic analysis must use the existing land cover condition for predicting flow rates from ' ?tributary areas outside the project limits. For tributary areas on the project site, the analysis must use the temporary or permanent project land cover condition, whichever will produce the highest flow rates. 'If using the Western Washington Hydrology Model (WWHM) to predict flows, bare soil areas ' 'should be modeled as "landscaped area". Describe how you will reduce scouring within constructed channels that are cut down a slope. Will steep slopes be present at the site during construction? ❑ Yes ® No List and describe BMPs: 1 Installation Schedules: Installation schedule to be determined by the General Contractor Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. ' Responsible Staff: Certified Erosion and Sediment Control Lead 1 • Temporary and Permanent Seeding (BMP C120) The site is moderately sloped (less than 15%). Sloping areas will be treated as described under Element 5 above. Page 112 2.1.7 Element 7: Protect Drain Inlets Purpose: protect all operable storm drain inlets so that stormwater runoff does not enter the stormwater conveyance system. Remove sediment that enters the stormwater conveyance system (i.e., filtration, treatment, etc.). Keep in mind inlet protection may function well for coarse sediment but is less effective in ;filtering finer particles and dissolved constituents. Inlet protection is the last component of a treatment train and protection of drain inlets include additional sediment and erosion control measures. Inlet protection devices will be cleaned (or removed and replaced), when sediment has filled the device by one third (1/3) or as specified by the manufacturer. Inlets will be inspected weekly at a minimum and daily during storm events. Drain inlets will be protected using the following BMP methods: List and describe BMPs: • Storm Drain Inlet Protection (BMP C220) Prior to construction, storm drain inlet protection will be utilized on all catch basins in the roadway along the frontage of any areas receiving stormwater from construction activities within the permitted area. Install inlet protection once permanent storm drain inlets on site are constructed. Installation Schedules: Installation schedule to be determined by the General Contractor. Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. Responsible Staff: Certified Erosion and Sediment Control Lead. 2.1.8 Element 8: Stabilize Channels and Outlets Where site runoff is to be conveyed in channels, or discharged to a stream or some other natural drainage point, efforts will be made to prevent downstream erosion. The specific BMPs for channel and outlet stabilization that shall be used on this project include: West of the Cascade Mountains Crest i 10n-site conveyance channels must handle the peak 10-minute flow rate from a Type 1A, 10- ,year, 24-hour frequency storm for the developed condition. Alternatively, the 10-year, 1-hour 'flow rate predicted by an approved continuous runoff model, increased by a factor of 1.6, may be used. The hydrologic analysis must use the existing land cover condition for predicting flow rates from tributary areas outside the project limits. For tributary areas on the project site, the analysis must use the temporary or permanent project land cover condition, whichever will produce the highest flow rates. Page 113 jlf using the WWHM to predict flows, bare soil areas should be modeled as "landscaped area". Provide stabilization, including armoring material, adequate to prevent erosion of outlets, adjacent stream banks, slopes, and downstream reaches, will be installed at the outlets of all conveyance systems. List and describe BMPs: • Interceptor Dike and Swale (BMP C200) During the site development phase, interceptor dikes and swales shall be constructed down slope and on site of the construction site to convey stormwater to an erosion control facility. • Check Dams (BMP C207) Check dams shall be used to reduce the velocity and energy of concentrated flow in swales or ditches. • Outlet Protection (BMP C209) Installation Schedules: Installation schedule to be determined by the General Contractor Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. Responsible Staff: Certified Erosion and Sediment Control Lead 2.1.9 Element 9: Control Pollutants All pollutants, including waste materials and demolition debris, that occur onsite shall be handled and disposed of in a manner that does not cause contamination of stormwater. Good housekeeping and preventative measures will betaken to ensure that the site will be kept clean, well organized, and free of debris. If required, BMPs to be implemented to control specific sources of pollutants are discussed below. The following pollutants are anticipated to be present on -site: Table 2 — Pollutants Pollutant (List pollutants and source, if applicable) Installation of sediment and erosion controls Installation of stabilized exits Vehicle tracking Clearing and grubbing operations Grading operations Exposed soils and slopes Import/export operations Utility excavation operations Landscapeing operations Topsoil stripping and stockpiling Page 114 Fine grading of home sites Vertical Construction Concrete List and describe BMPs: • Housekeeping BMPs The following sections describe the controls, including storage practices to minimize exposure of the materials to stormwater as well as spill prevention and response practices. All pollutants, including waste materials and demolition debris, that occur onsite shall be handled and disposed of in a manner that does not cause contamination of stormwater. Vehicles, construction equipment, and/or petroleum product storage/dispensing: • All vehicles, equipment, and petroleum product storage/dispensing areas will be inspected regularly to detect any leaks or spills, and to identify maintenance needs to prevent Teaks or spills. Secondary containment such as drip pans will be placed under any leaking vehicles or equipment. All petroleum product storage containers will be placed in secondary containment (see spill prevention and control below). • On -site fueling tanks and petroleum product storage containers shall include secondary containment. • Spill prevention measures, such as drip pans, will be used when conducting maintenance and repair of vehicles or equipment or when vehicle/equipment leaks are observed. • In order to perform emergency repairs on site, temporary plastic will be placed beneath and, if raining, over the vehicle. • Contaminated surfaces shall be cleaned immediately following any discharge or spill incident. Chemical storage: • Any chemicals stored in the construction areas will conform to the appropriate source control BMPs listed in Volume IV of the Ecology stormwater manual. In Western WA, all chemicals shall have cover, containment, and protection provided on site, per BMP C153 for Material Delivery, Storage and Containment in SWMMWW 2012. • Application of agricultural chemicals, including fertilizers and pesticides, shall be conducted in a manner and at application rates that will not result in Toss of chemical to stormwater runoff. Manufacturers' recommendations for application procedures and rates shall be followed. Concrete and grout: • Process water and slurry resulting from concrete work will be prevented from entering the waters of the State by implementing Concrete Handling measures (BMP C151) and Sawcutting and Surfacing Pollution Prevention (BMP C152). Page 115 Sanitary wastewater: • Proper sanitary and septic waste management are waste management and material pollution controls that prevent the discharge of pollutants to stormwater from sanitary and septic waste by providing convenient, well -maintained facilities, and arranging for regular service and disposal. Implement as follows: o Facilities should be located away from drainage facilities, watercourses, and from traffic circulation. o Provide a sufficient quantity of facilities to accommodate the workforce. o Temporary sanitary facilities must be equipped with containment to prevent discharge of pollutants to the stormwater drainage system of the receiving water. o When subjected to high winds or risk of high winds, temporary sanitary facilities should be secured to prevent overturning. o Sanitary facilities should be located in a convenient location. o Sanitary or septic wastes should be treated or disposed of in accordance with state and local requirements. o Sanitary facilities should be maintained in good working order by a licensed service. Solid and Liquid Waste: • Solid and liquid waste generated during construction such as construction materials, contaminated materials, and waste materials from maintenance activities will be prevented from entering the waters of the State. Solid and liquid waste shall be handled in accordance with BMPs for Storage of Liquid, Food Waste, or Dangerous Waste Containers and BMPs for Loading and Unloading -Areas for Liquid or Solid Materials. o Solid waste will be stored in secure, clearly marked containers. o Promptly contain and clean up solid and liquid pollutant Teaks and spills including oils, solvents, fuels, and dust from manufacturing operations on any exposed soil, vegetation, or paved area. o Sweep paved material handling and storage areas regularly as needed, for the collection and disposal of dust and debris that could contaminate stormwater. Do not hose down pollutants•from any area to the ground, storm drain, conveyance ditch, or receiving water unless necessary for dust control purposes to meet air quality regulations. Installation Schedules: The described BMPs will be implemented while all pollution generating materials are onsite. Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. Responsible Staff: Certified Erosion and Sediment Control Lead Will maintenance, fueling, and/or repair of heavy equipment and vehicles occur on -site? ❑ Yes ® No Page 116 List and describe BMPs: Spill Prevention and Control BMPs Prevent or reduce the discharge of pollutants to drainage systems or watercourses from leaks and spills by reducing the chance for spills, stopping the source of spills, containing and cleaning up spills, properly disposing of spill materials, and training employees. This best management practice covers only spill prevention and control. However, Materials Delivery and Storage (BMP C153), also contains useful information, particularly on spill prevention. • To the extent that the work can be accomplished safely, spills of oil, petroleum products, and substances listed under 40 CFR parts 110,117, and 302, and sanitary and septic wastes should be contained and cleaned up immediately. • Store hazardous materials and wastes in covered containers and protect from vandalism. • Place a stockpile of spill cleanup materials where it will be readily accessible. • Train employees in spill prevention and cleanup. • Designate responsible individuals to oversee and enforce control measures. • Spills should be covered and protected from stormwater runon during rainfall to the • extent that it doesn't compromise clean up activities. • Do not bury or wash spills with water. • Store and dispose of used clean up materials, contaminated materials, and recovered spill material that is no longer suitable for the intended purpose in conformance with the provisions in applicable BMPs. • Do not allow water used for cleaning and decontamination to enter storm drains or watercourses. Collect and dispose of contaminated water in accordance WSDOE regulations. • Contain water overflow or minor water spillage and do not allow it to discharge into drainage facilities or watercourses. • Place proper storage, cleanup, and spill reporting instructions for hazardous materials stored or used on the project site in an open, conspicuous, and accessible location. • Keep waste storage areas clean, well organized, and equipped with ample clean supplies as appropriate for the materials being stored. Perimeter controls, containment structures, covers, and liners should be repaired or replaced as needed to maintain proper function. Cleanup: • Clean up Teaks and spills immediately. • Use a rag for small spills on paved surfaces, a damp mop for general cleanup, and absorbent material for larger spills. If the spilled material is hazardous, then the used cleanup materials are also hazardous and must be sent to either a certified laundry (rags) or disposed of as hazardous waste. • Never hose down or bury dry material spills. Clean up as much of the material as possible and dispose of properly. • The spill kit should include, at a minimum: O 1-Water Resistant Nylon Bag O 3-Oil Absorbent Socks 3"x 4' O 2-Oil Absorbent Socks 3"x 10' O 12-Oil Absorbent Pads 17"x19" O 1-Pair Splash Resistant Goggles O 3-Pair Nitrile Gloves Page 117 O 10-Disposable Bags with Ties o Instructions • Spill kits will be located in areas with a high potential for spills and deployed in a manner that allows rapid access and use by contractors. Some heavy equipment may have on- board spill kits for small spills. Spill control kits will be inspected and inventoried each construction season to confirm all required items are present. Spill control kits will be inventoried after each emergency event and restocked as needed. Minor Spills: • Minor spills typically involve small quantities of oil, gasoline, paint, etc. which can be controlled at the discovery of the spill. • Contain the spread of the spill. • Use absorbent materials on small spills rather than hosing down or burying the spill. • Notify the project foreman immediately • Recover spilled materials. • Clean the contaminated area and properly dispose of contaminated materials. • If the spill occurs on paved or impermeable surfaces, clean up using "dry" methods (absorbent materials, cat litter and/or rags). Contain the spill by encircling with absorbent materials and do not let the spill spread widely. • If the spill occurs in dirt areas, immediately contain the spill by constructing an earthen dike. Dig up and properly dispose of contaminated soil. • If the spill occurs during rain, cover spill with tarps or other material to prevent contaminating runoff. Semi -Significant Spills: • Semi -significant spills still can be controlled by the first responder along with the aid of other personnel such as laborers and the foreman, etc. This response may require the cessation of all other activities. Spills should be cleaned up immediately. Significant/Hazardous Spills • For significant or hazardous spills that cannot be controlled by personnel in the immediate vicinity, the following steps should be taken: o Notify the local emergency response by dialing 911. In addition to 911, the contractor will notify the proper City or County officials. All emergency phone numbers will be posted at the construction site. o Contact your Supervisor and the Divisional Environmental Manager. For spills of federal reportable quantities, (examples are listed below) in conformance with the requirements in 40 CFR parts 110,119, and 302, the Division Environmental Manager (DEM) will notify the National Response Center at (800) 424-8802. The DEM will notify the Department of Ecology and any other applicable agencies. • The services of a spills contractor or a Haz-Mat team should be obtained immediately. Construction personnel should not attempt to dean up until the appropriate and qualified staffs have arrived at the job site. • Notification should first be made by telephone and followed up with a written report. Other agencies which may need to be consulted include, but are not limited to, the Public Works Page 118 Department, the Coast Guard, the Highway Patrol, the City/County Police Department and Department of Ecology. • Federal regulations require that any significant oil spill into a water body or onto an adjoining shoreline be reported to the National Response Center (NRC) at 800-424-8802 (24 hours). Installation Schedules: The described BMPs will be implemented while all pollution generating materials are onsite. Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. Responsible Staff: Certified Erosion and Sediment Control Lead. Will wheel wash or tire bath system BMPs be used during construction? ® Yes ❑ No List and describe BMPs: • Wheel Wash (BMP C106) Discharge wheel wash or tire bath wastewater to a separate on -site treatment system that prevents discharge to surface water, such as closed -loop recirculation or upland land application, or to the sanitary sewer with local sewer district approval. Installation Schedules: The described BMPs will be implemented while all pollution generating materials are onsite. Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. Responsible Staff: Certified Erosion and Sediment Control Lead. Will pH -modifying sources be present on -site? • Yes ❑ No Table 3 — pH -Modifying Sources ❑ None a Bulk cement ❑ Cement kiln dust ❑ Fly ash a Other cementitious materials a New concrete washing or curing waters a Waste streams generated from concrete grinding and sawing ❑ Exposed aggregate processes ❑ Dewatering concrete vaults ❑ Concrete pumping and mixer washout waters ❑ Recycled concrete ❑ Other (i.e., calcium lignosulfate) [please describe: ] 1 1 Page 119 List and describe BMPs: • pH Control for High pH Water (BMP C253) • High pH Neutralization using CO2 (BMP C252) (Implemented only after notifying the local Jurisdiction.) • Sawcutting and Surfacing Pollution Prevention Installation Schedules: The described BMPs will be implemented while all pollution generating materials are onsite. Inspection and Maintenance plan: Inspection and maintenance is to take place at the end of each day's work. Responsible Staff: Certified Erosion and Sediment Control Lead. Adjust pH of stormwater if outside the range of 6.5 to 8.5 su. 'Obtain written approval from Ecology before using chemical treatment with the exception of CO2, or dry ice to modify pH. Concrete trucks must not be washed out onto the ground, or into storm drains, open ditches; streets, or streams. Excess concrete must not be dumped on -site, except in designated concrete washout areas with appropriate BMPs installed. 2.1.10 Element 10: Control Dewatering There will be no dewatering as part of this construction project. Table 4 — Dewatering BMPs ❑ Infiltration ❑ Transport off -site in a vehicle (vacuum truck for legal disposal) ❑ Ecology -approved on -site chemical treatment or other suitable treatment technologies ❑ Sanitary or combined sewer discharge with local sewer district approval (last resort) ❑ Use of sedimentation bag with discharge to ditch or swale (small volumes of localized dewatering) List and describe BMPs: None. Installation Schedules: None. Inspection and Maintenance plan: None. Responsible Staff: None. Page 120 2.1.11 Element 11: Maintain BMPs All temporary and permanent Erosion and Sediment Control (ESC) BMPs shall be maintained and repaired as needed to ensure continued performance of their intended function. Maintenance and repair shall be conducted in accordance with each particular BMP specification (see Volume 11 of the SWMMWW or Chapter 7 of the SWMMEW). Visual monitoring of all BMPs installed at the site will be conducted at least once every calendar week and within 24 hours of any stormwater or non-stormwater discharge from the site. If the site becomes inactive and is temporarily stabilized, the inspection frequency may be reduced to once every calendar month. All temporary ESC BMPs shall be removed within 30 days after final site stabilization is achieved or after the temporary BMPs are no longer needed. Trapped sediment shall be stabilized on -site or removed. Disturbed soil resulting from removal of either BMPs or vegetation shall be permanently stabilized. Additionally, protection must be provided for all BMPs installed for the permanent control of stormwater from sediment and compaction. BMPs that are to remain in place following completion of construction shall be examined and restored to full operating condition. If sediment enters these BMPs during construction, the sediment shall be removed and the facility shall be returned to conditions specified in the construction documents. Page 121 t 2.1.12 Element 12: Manage the Project The project will be managed based on the following principles: • Projects will be phased to the maximum extent practicable and seasonal work limitations will be taken into account. • Inspection and monitoring: o Inspection, maintenance and repair of all BMPs will occur as needed to ensure performance of their intended function. o Site inspections and monitoring will be conducted in accordance with Special Condition S4 of the CSWGP. Sampling locations are indicated on the Site Map. Sampling station(s) are located in accordance with applicable requirements of the CSWGP. • Maintain an updated SWPPP. o The SWPPP will be updated, maintained, and implemented in accordance with Special Conditions S3, S4, and S9 of the CSWGP. As site work progresses the SWPPP will be modified routinely to reflect changing site conditions. The SWPPP will be reviewed monthly to ensure the content is current. Table 5 — Management Design the project to fit the existing topography, soils, and drainage patterns /1 Emphasize erosion control rather than sediment control V Minimize the extent and duration of the area exposed i1 Keep runoff velocities low 0 Retain sediment on -site /1 Thoroughly monitor site and maintain all ESC measures �I Schedule major earthwork during the dry season ❑ Other (please describe) Page 122 'Optional: Fill out Table 6 by listing the BMP associated with specific construction activities. Identify the phase of the project (if applicable). To increase awareness of seasonal irequirements, indicate if the activity falls within the wet or dry season. Table 6 — BMP Implementation Schedule Phase of Construction Project Stormwater BMPs Date Wet/Dry Season [Insert construction activity] [Insert BMP] [MM/DD/YYYY] [Insert Season] Page I23 Phase of Construction Project Stormwater BMPs Date [Insert construction activity] [Insert BMP] [MM/DD/YYYY] Wet/Dry Season [Insert Season] 24 1 2.1.13 Element 13: Protect Low Impact Development (LID) BMPs There are no LIDs proposed for this development. 3 Pollution Prevention Team Table 7 — Team Information Title Name(s) Phone Number Certified Erosion and Sediment Control Lead (CESCL) To be determined N/A Resident Engineer To be determined N/A Emergency Ecology Contact To be determined N/A Emergency Permittee/ Owner Contact To be determined N/A Non -Emergency Owner Contact To be determined N/A Monitoring Personnel To be determined N/A Ecology Regional Office 3190 160th Ave SE, Bellevue, WA (425) 649-7000 Page 125 4 Monitoring and Sampling Requirements Monitoring includes visual inspection, sampling for water quality parameters of concern, and documentation of the inspection and sampling findings in a site log book. A site log book will be maintained for all on -site construction activities and will include: • A record of the implementation of the SWPPP and other permit requirements • Site inspections • Stormwater sampling data The site log book must be maintained on -site within reasonable access to the site and be made available upon request to Ecology or the local jurisdiction. Numeric effluent limits may be required for certain discharges to 303(d) listed waterbodies. See CSWGP Special Condition S8 and Section 5 of this template. 4.1 Site Inspection Site inspections will be conducted at least once every calendar week and within 24 hours following any discharge from the site. For sites that are temporarily stabilized and inactive, the required frequency is reduced to once per calendar month. The discharge point(s) are indicated on the Site Map (see Appendix A) and in accordance with the applicable requirements of the CSWGP. 4.2 Stormwater Quality Sampling 4.2.1 Turbidity Sampling Requirements include calibrated turbidity meter or transparency tube to sample site discharges for compliance with the CSWGP. Sampling will be conducted at all discharge points at least once per calendar week. Method for sampling turbidity: Check the analysis method you will use:' Table 8 — Turbidity Sampling Method ❑ Turbidity Meter/Turbidimeter (required for disturbances 5 acres or greater in size) ❑ Transparency Tube (option for disturbances less than 1 acre and up to 5 acres in size) The benchmark for turbidity value is 25 nephelometric turbidity units (NTU) and a transparency less than 33 centimeters. If the discharge's turbidity is 26 to 249 NTU or the transparency is less than 33 cm but equal to or greater than 6 cm, the following steps will be conducted: Page 126 1. Review the SWPPP for compliance with Special Condition S9. Make appropriate revisions within 7 days of the date the discharge exceeded the benchmark. 2. Immediately begin the process to fully implement and maintain appropriate source control and/or treatment BMPs as soon as possible. Address the problems within 10 days of the date the discharge exceeded the benchmark. If installation of necessary treatment BMPs is not feasible within 10 days, Ecology may approve additional time when the Permittee requests an extension within the initial 10-day response period. 3. Document BMP implementation and maintenance in the site log book. If the turbidity exceeds 250 NTU or the transparency is 6 cm or less at any time, the following steps will be conducted: 1. Telephone or submit an electronic report to the applicable Ecology Region's Environmental Report Tracking System (ERTS) within 24 hours. • Central Region (Benton, Chelan, Douglas, Kittitas, Klickitat, Okanogan, Yakima): (509) 575-2490 or http://www.ecy.wa.gov/programs/spills/forms/nerts online/CRO nerts online.html • Eastern Region (Adams, Asotin, Columbia, Ferry, Franklin, Garfield, Grant, Lincoln, Pend. Oreille, Spokane, Stevens, Walla Walla, Whitman): (509) 329-3400 or http://www.ecy.wa.gov/programs/spills/forms/nerts online/ERO nerts online.html • Northwest Region (King, Kitsap, Island, San Juan, Skagit, Snohomish, Whatcom): (425) 649-7000 or http://www.ecy.wa.gov/programs/spills/forms/nerts online/NWRO nerts online.html • Southwest Region (Clallam, Clark, Cowlitz, Grays Harbor, Jefferson, Lewis, Mason, Pacific, Pierce, Skamania, Thurston, Wahkiakum,): (360) 407-6300 or http://www.ecy.wa.gov/programs/spills/forms/nerts online/SWRO nerts online.html 2. Immediately begin the process to fully implement and maintain appropriate source control and/or treatment BMPs as soon as possible. Address the problems within 10 days of the date the discharge exceeded the benchmark. If installation of necessary treatment BMPs is not feasible within 10 days, Ecology may approve additional time when the Permittee requests an extension within the initial 10-day response period 3. Document BMP implementation and maintenance in the site log book. 4. Continue to sample discharges daily until one of the following is true: • Turbidity is 25 NTU (or lower). • Transparency is 33 cm (or greater). • Compliance with the water quality limit for turbidity is achieved. O 1 - 5 NTU over background turbidity, if background is less than 50 NTU O 1 % - 10% over background turbidity, if background is 50 NTU or greater • The discharge stops or is eliminated. Page I27 4.2.2 pH Sampling pH monitoring is required for "Significant concrete work" (i.e., greater than 1000 cubic yards poured concrete over the life of the project). The use of recycled concrete or engineered soils (soil amendments including but not limited to Portland cement -treated base [CTB], cement kiln dust [CKD] or fly ash) also requires pH monitoring. For significant concrete work, pH sampling will start the first day concrete is poured and continue until it is cured, typically three (3) weeks after the last pour. For engineered soils and recycled concrete, pH sampling begins when engineered soils or recycled concrete are first exposed to precipitation and continues until the area is fully stabilized. If the measured pH is 8.5 or greater, the following measures will be taken: 1 Prevent high pH water from entering storm sewer systems or surface water. 2. Adjust or neutralize the high pH water to the range of 6.5 to 8.5 su using appropriate technology such as carbon dioxide (CO2) sparging (liquid or dry ice). 3. Written approval will be obtained from Ecology prior to the use of chemical treatment other than CO2 sparging or dry ice. Method for sampling pH: :Check the analysis method you will use: Table 9 — pH Sampling Method ❑ pH meter ❑ pH test kit ❑ Wide range pH indicator paper Page 128 5 Discharges to 303(d) or Total Maximum Daily Load (TMDL) Waterbodies 5.1 303(d) Listed Waterbodies Is the receiving water 303(d) (Category 5) listed for turbidity, fine sediment, phosphorus, or pH? ❑ Yes ® No List the impairment(s): [N/A. 5.2 TMDL Waterbodies Waste Load Allocation for CWSGP discharges: N/A kDescribe the method(s) for TMDL compliance: List and describe BMPs: N/A Discharges to TMDL receiving waterbodies will meet in -stream water quality criteria at the point of discharge. The Construction Stormwater General Permit Proposed. New Discharge to an Impaired Water Body form is included in Appendix F. Page 129 1 1 6 Reporting and Record Keeping 6.1 Record Keeping 6.1.1 Site Log Book A site log book will be maintained for all on -site construction activities and will include: • A record of the implementation of the SWPPP and other permit requirements • Site inspections • Sample logs 6.1.2 Records Retention Records will be retained during the life of the project and for a minimum of three (3) years following the termination of permit coverage in accordance with Special Condition S5.0 of the CSWGP. Permit documentation to be retained on -site: • CSWGP • Permit Coverage Letter • SWPPP • Site Log Book Permit documentation will be provided within 14 days of receipt of a written request from Ecology. A copy of the SWPPP or access to the SWPPP will be provided to the public when requested in writing in accordance with Special Condition S5.G.2.b of the CSWGP. 6.1.3 Updating the SWPPP The SWPPP will be modified if: • Found ineffective in eliminating or significantly minimizing pollutants in stormwater discharges from the site. • There is a change in design, construction, operation, or maintenance at the construction site that has, or could have, a significant effect on the discharge of pollutants to waters 111 of the State. The SWPPP will be modified within seven (7) days if inspection(s) or investigation(s) determine additional or modified BMPs are necessary for compliance. An updated timeline for BMP implementation will be prepared. 1 Page 130 6.2 Reporting 6.2.1 Discharge Monitoring Reports Cumulative soil disturbance is one (1) acre or larger; therefore, Discharge Monitoring Reports (DMRs) will be submitted to Ecology monthly. If there was no discharge during a given monitoring period the DMR will be submitted as required, reporting "No Discharge". The DMR due date is fifteen (15) days following the end of each calendar month. DMRs will be reported online through Ecology's WQWebDMR System. fro sign up for WQWebDMR go to: ihttp://www.ecy.wa.qov/proorams/wq/permits/paris/webdmr.html 6.2.2 Notification of Noncompliance If any of the terms and conditions of the permit is not met, and the resulting noncompliance may cause a threat to human health or the environment, the following actions will be taken: . 1. Ecology will be notified within 24-hours of the failure to comply by calling the applicable Regional office ERTS phone number (Regional office numbers listed below). 2. Immediate action will be taken to prevent the discharge/pollution or otherwise stop or correct the noncompliance. If applicable, sampling and analysis of any noncompliance will be repeated immediately and the results submitted to Ecology within five (5) days of becoming aware of the violation. 3. A detailed written report describing the noncompliance will be submitted to Ecology within five (5) days, unless requested earlier by Ecology. Specific information to be included in the noncompliance report is found in Special Condition S5.F.3 of the CSWGP. Anytime turbidity sampling indicates turbidity is 250 NTUs or greater, or water transparency is 6 cm or less, the Ecology Regional office will be notified by phone within 24 hours of analysis as required by Special Condition S5.A of the CSWGP. • Central Region at (509) 575-2490 for Benton, Chelan, Douglas, Kittitas, Klickitat, Okanogan, or Yakima County • Eastern Region at (509) 329-3400 for Adams, Asotin, Columbia, Ferry, Franklin, Garfield, Grant, Lincoln, Pend Oreille, Spokane, Stevens, Walla Walla, or Whitman County • Northwest Region at (425) 649-7000 for Island, King, Kitsap, San Juan, Skagit, Snohomish, or Whatcom County Page 131 • Southwest Region at (360) 407-6300 for Clallam, Clark, Cowlitz, Grays Harbor, Jefferson, Lewis, Mason, Pacific, Pierce, Skamania, Thurston, or Wahkiakum Include the following information: 1. Your name and / Phone number 2. Permit number 3. City / County of project 4. Sample results 5. Date / Time of call 6. Date / Time of sample 7. Project name In accordance with Special Condition S4.D.5.b of the CSWGP, the Ecology Regional office will be notified if chemical treatment other than CO2 sparging is planned for adjustment of high pH water. Page 132 Appendix/Glossary A. Site Map B. BMP Detail C. Correspondence D. Site Inspection Form E. Construction Stormwater General Permit (CSWGP) F. 303(d) List Waterbodies / TMDL Waterbodies Information G. Contaminated Site Information H. Engineering Calculations Page 133 Appendix A Site Map Appendix B BMP Detail Appendix C Correspondence Appendix D Site Inspection Form Construction Stormwater Site Inspection Form 1 Project Name Permit # Inspection Date Time Name of Certified Erosion Sediment Control Lead (CESCL) or qualified inspector if less than one acre Print Name: Approximate rainfall amount since the last inspection (in inches): Approximate rainfall amount in the last 24 hours (in inches): Current Weather Clear Cloudy Mist Rain Wind Fog A. Type of inspection: Weekly Post Storm Event Other B. Phase of Active Construction (check all that apply): Pre Construction/installation of erosion/sediment controls Concrete pours Offsite improvements C. Questions: Clearing/Demo/Grading Vertical Construction/buildings Site temporary stabilized Infrastructure/storm/roads Utilities Final stabilization 1. Were all areas of construction and discharge points inspected? Yes No 2. Did you observe the presence of suspended sediment, turbidity, discoloration, or oil sheen Yes No 3. Was a water quality sample taken during inspection? (refer to permit conditions S4 & SS) Yes No 4. Was there a turbid discharge 250 NTU or greater, or Transparency 6 cm or less?* Yes No 5. If yes to #4 was it reported to Ecology? Yes No 6. Is pH sampling required? pH range required is 6.5 to 8.5. Yes No If answering yes to a discharge, describe the event. Include when, where, and why it happened; what action was taken, and when. *If answering yes to # 4 record NTU/Transparency with continual sampling daily until turbidity is 25 NTU or less/ transparency is 33 cm or greater. Sampling Results: Date: Parameter Method (circle one) Result . Other/Note NTU cm pH Turbidity tube, meter, laboratory pH Paper, kit, meter Page 1 Construction Stormwater Site Inspection Form D. Check the observed status of all items. Provide "Action Required "details and dates. Element # Inspection BMPs Inspected BMP needs maintenance BMP failed Action required (describe in section F) yes no n/a 1 Clearing Limits Before beginning land disturbing activities are all clearing limits, natural resource areas (streams, wetlands, buffers, trees) protected with barriers or similar BMPs? (high visibility recommended) 2 Construction Access Construction access is stabilized with quarry spalls or equivalent BMP to prevent sediment from being tracked onto roads? Sediment tracked onto the road way was cleaned thoroughly at the end of the day or more frequent as necessary. 3 Control Flow Rates Are flow control measures installed to control stormwater volumes and velocity during construction and do they protect downstream properties and waterways from erosion? - If permanent infiltration ponds are used for flow control during construction, are they protected from siltation? 4 Sediment Controls All perimeter sediment controls (e.g. silt fence, wattles, compost socks, berms, etc.) installed, and maintained in accordance with the Stormwater Pollution Prevention Plan (SWPPP). Sediment control BMPs (sediment ponds, traps, filters etc.) have been constructed and functional as the first step of grading. Stormwater runoff from disturbed • areas is directed to sediment removal BMP. 5 Stabilize Soils Have exposed un-worked soils been stabilized with effective BMP to prevent erosion and sediment deposition? t 1 Page 2 I Construction Stormwater Site Inspection Form 1 Element # Inspection BMPs Inspected BMP needs maintenance BMP failed Action required (describe in section F) yes no n/a 5 Stabilize Soils Cont. Are stockpiles stabilized from erosion, protected with sediment trapping measures and located away from drain inlet, waterways, and drainage channels? Have soils been stabilized at the end of the shift, before a holiday or weekend if needed based on the weather forecast? 6 Protect Slopes Has stormwater and ground water been diverted away from slopes and disturbed areas with interceptor dikes, pipes and or swales? Is off -site storm water managed separately from stormwater generated on the site? Is excavated material placed on uphill side of trenches consistent with safety and space considerations? Have check dams been placed at regular intervals within constructed channels that are cut down a slope? 7 Drain Inlets Storm drain inlets made operable during construction are protected. Are existing storm drains within the influence of the project protected? 8 Stabilize Channel and Outlets Have all on -site conveyance channels been designed, constructed and stabilized to prevent erosion from expected peak flows? Is stabilization, including armoring material, adequate to prevent erosion of outlets, adjacent stream banks, slopes and downstream conveyance systems? 9 Control Pollutants Are waste materials and demolition debris handled and disposed of to prevent contamination of stormwater? Has cover been provided for all chemicals, liquid products, petroleum products, and other material? Has secondary containment been provided capable of containing 110% of the volume? Were contaminated surfaces cleaned immediately after a spill incident? Were BMPs used to prevent contamination of stormwater by a pH modifying sources? Page 3 Construction Stormwater Site Inspection Form Element # Inspection BMPs Inspected BMP needs maintenance BMP failed Action required (describe in section F) yes no n/a 9 Cont. Wheel wash wastewater is handled and disposed of properly. 10 Control Dewatering Concrete washout in designated areas. No washout or excess concrete on the ground. Dewatering has been done to an approved source and in compliance with the SWPPP. • • Were there any clean non turbid dewatering discharges? . 11 Maintain BMP Are all temporary and permanent erosion and sediment control BMPs maintained to perform as intended? • . 12 Manage the Project Has the project been phased to the maximum degree practicable? Has regular inspection, monitoring and maintenance been performed as required by the permit? Has the SWPPP been updated, implemented and records maintained? 13 Protect LID Is all Bioretention and Rain Garden Facilities protected from sedimentation with appropriate BMPs? t Is the Bioretention and Rain Garden protected against over compaction of construction equipment and foot traffic to retain its infiltration capabilities? Permeable pavements are clean and free of sediment and sediment laden - water runoff. Muddy construction equipment has not been on the base material or pavement. Have soiled permeable pavements been cleaned of sediments and pass infiltration test as required by stormwater manual methodology? Heavy equipment has been kept off existing soils under LID facilities to retain infiltration rate. E. Check all areas that have been inspected. ✓ All in place BMPs n All disturbed soils All discharge locations n All equipment storage areas All concrete wash out area All material storage areas All construction entrances/exits n i Page 4 I Construction Stormwater Site Inspection Form F. Elements checked "Action Required" (section D) describe corrective action to be taken. List the element number; Ibe specific on location and work needed. Document, initial, and date when the corrective action has been completed and inspected. Element # Description and Location Action Required Completion Date Initials 1 Attach additional page if needed Sign the following certification: "I certify that this report is true, accurate, and complete, to the best of my knowledge and belief" Inspected by: (print) (Signature) Title/Qualification of Inspector: Date: Page 5 Appendix E Construction Stormwater General Permit (CSWGP) Appendix F 303(d) List Waterbodies/TMDL Waterbodies Information Appendix G Contaminated Site Information � Appendix H 1 Engineering Calculations 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 General Model Information Project Name: 18930-WWHM TESC Site Name: Element by Westin Site Address: City: Tukwila Report Date: 2/26/2018 Gage: Seatac Data Start: 1948/10/01 Data End: 2009/09/30 Timestep: 15 Minute Precip Scale: 0.000 (adjusted) Version Date: 2017/04/14 Version: 4.2.13 POC Thresholds Low Flow Threshold for POC1: 50 Percent of the 2 Year High Flow Threshold for POC1: 50 Year 18930-WWHM TESC 2/26/2018 12:32:50 PM Page 2 Landuse Basin Data Predeveloped Land Use Basin 1 Bypass: No GroundWater: No Pervious Land Use acre C, Lawn, Flat 3.44 Pervious Total 3.44 Impervious Land Use acre Impervious Total 0 Basin Total 3.44 Element Flows To: Surface Interflow Groundwater 18930-WWHM TESC 2/26/2018 12:32:50 PM Page 3 Analysis Results POC 1 0.90 0.39 0.14 100-5 10E4 10E•3 106-2 106-1 • 1 cat ro®nt T7me E�caeedir 9 10 100 tau 3 0.1 001 CumuLo0ve Pmba0114y i 0,5 1 2 5 10 20 30 50 10 80 + Predeveloped x Mitigated Predeveloped Landuse Totals for POC #1 Total Pervious Area: 3.44 ,Total Impervious Area: 0 Mitigated Landuse Totals for POC #1 Total Pervious Area: 3.44 Total Impervious Area: 0 Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Period 2 year 5 year 10 year 25 year 50 year 100 year Return Periods for Unmitigated POC #1 Flow(cfs) 0.27095 0.491445 0.670877 0.934942 1.158508 1.40493 95 98 99 99.5 1 10 0 1.0 0.1 0.01 18930-WWHM TESC 2/26/2018 12:32:50 PM Page 7 TESC Calculations Project: Element by Marriot Hotel BCE #: 18930 REQUIRED SURFACE AREA SA = (2,080)(Q10) 1394 SF :• USE SURFACE AREA = PRINCIPAL SPILLWAY SIZING SF D = [(Qlo) / (3.782)(H)os)o.5 = 5.051 FT *H MIN (DEFAULT 1) = 1 FT :• USE RISER DIAMETER = 1 5 I EMERGENCY OVERFLOW SPILLWAY L = [Qum/ (3.21)(H)13) - 2.4H =1 0.03 FT *H MIN (DEFAULT .5) =I 0.5 FT USE SPILLWAY LENGTH = I 6 DEWATERING ORIFICE FT Ao =(S.A.)(2H)015/(0.6)(3,600)(T)(g)(15 = 0.013 SF DIAM. = 13.54 (A0)05 = 1.52 IN *H MIN (DEFAULT 3.5') = 3.5 FT :. USE ORIFICE DIAMETER = L 1 1/2 IN Developed Site Runoff Flow cfs Q2* 0.27 Q10 0.67 Q100 1.4 KEY INPUT OUTPUT CHECK SPECS *IF CONSTRUCTION TAKES PLACE OUTSIDE THE WET SEASON IN SUMMER MONTHS, Q2 IS ALLOWED TO SIZE POND S.A. 1400 0.03 AC P:\18000s\18930\doc\SWPPP\Tesc Calcs TECHNICAL INFORMATION. REPORT ELEMENT BY WESTIN Industry Dr. and Andover Park E. Tukwila, Washington Prepared for: Tukwila Hotel Group, LLC. 1735 19th Ave. Ste. B Bozeman, MT 59718 March 1, 2018 Our Job No. 18930 GHav r nrs� 03 o "ffir 2' 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX t ` BRANCH OFFICES • TUMWATER, WA ♦ KLAMATH FALLS, OR • LONG BEACH, CA • ROSEVILLE, CA • SAN DIEGO, CA 0°<). gay www.barghausen.com 4. VG ENG‘s Technical Information Report Element by Westin Tukwila, Washington Our Job No. 18930 11111 = MN UM EN NM I i 11111 --- 1 1 M i — i M TABLE OF CONTENTS 1.0 PROJECT OVERVIEW Figure 1 — Technical Information Report (TIR) Worksheet Figure 2 — Vicinity Map Figure 3 — Drainage Basins, Subbasins, and Site Characteristics Figure 4 — Soils Map Figure 5 — Assessor Map Figure 6 — FEMA Map Figure 7 — Sensitive Areas Map 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 Analysis of the Core Requirements 2.2 Analysis of the Special Requirements Figure 8 — Flow Control Applications Map Figure 9 — Water Quality Applications Map 3.0 OFF -SITE ANALYSIS Figure 10 — Downstream Drainage Course Table Figure 11 - Downstream Drainage Course Maps 4.0 FLOW CONTROL, LOW IMPACT DEVELOPMENT (LID) AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology B. Developed Site Hydrology C. Performance Standards D. Flow Control System E. Water Quality System F. Low Impact Development Figure 12 — Water Quality Facility Detail Figure 13 — Flow Control Facility Detail 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 6.0 SPECIAL REPORTS AND STUDIES 7.0 OTHER PERMITS 8.0 CONSTRUCTION STORMWATER POLLUTION PREVENTION (CSWPPP) ANALYSIS AND DESIGN A. Erosion and Sediment Control (ESC) Plan Analysis and Design B. Stormwater Pollution Prevention and Spill (SWPPS) Plan Design 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 10.0 OPERATIONS AND MAINTENANCE MANUAL 18930.001 i Tab 1.0 1.0 PROJECT OVERVIEW The proposed development is located within a portion of the Northeast quarter of section 26, and a portion of the Southwest quarter of the Northwest quarter of section 25, Township 23 North, and Range 4 East, Willamette Meridian, City of Tukwila, King County, State of Washington. More specifically, the project site lies on the corner of the intersection of Andover Park E. and Industry Dr. The project site is comprised of 3.44 acres which is minimally developed, containing a few ponds and a section of asphalt parking lot. These structures will be demolished, and replaced with a 26,524 square foot Hotel building with associated drive aisles, landscaping, and parking areas. This project will conform to the requirements outlined in the 2016 King County Stormwater Design Manual (SWDM). The type of drainage review required is Full Drainage Review, per section 1.1.2.4 of the SWDM, such that all nine core requirements and all 5 special requirements apply to this project. 18930.001 Figure 1 Technical Information Worksheet 1 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL 1 1 1 i TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner Tukwila Hotel Group Phone Address 1735 19th Ave. Ste. B Bozeman, MT Project Engineer Zavin Wall Company Barqhausen Consulting Engineers, Inc. Phone (425) 251-6222 Part 3 TYPE OF PERMIT APPLICATION ❑ Landuse (e.g., Subdivision / Short Subd. / UPD) • Building (e.g., M/F /Commercial / SFR) ❑ Clearing and Grading ❑ Right -of -Way Use ❑ Other Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Element by Westin DPER Permit # Location Township 23 N Range 4 E Section 25 AND 26 Site Address 515 Industry Dr. Tukwila, WA 98188 Part 4 OTHER REVIEWS AND PERMITS DFW HPA COE 404 DOE Dam Safety FEMA Floodplain COE Wetlands Other ❑ Shoreline Management Structural RockeryNault/ ❑ ESA Section 7 Part 5 PLAN AND REPORT INFORMATION Technical Information Type of Drainage Review (check one): Date (include revision dates): Date of Final: Report Full ❑ Targeted ❑ Simplified ❑ Large Project ❑ Directed March 1, 2018 Site Improvement Plan Type (check yp one): Date (include revision dates): Date of Final: Plan (Engr. Plans) /1 Full Modified ❑ Simplified March 1, 2018 Part 6 SWDM ADJUSTMENT APPROVALS Type (circle one): Standard / Experimental / Blanket Description: (include conditions in TIR Section 2) Minimum Requirement #3: Adjusted to allow for the existing/historic site conditions to be modelled as grassland. Approved Adjustment No. PRE17-0037 Date of Approval: November 9, 2017 2016 Surface Water Design Manual 1 4/24/2016 2016 TIR Worksheet KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Start Date: Yes / No Describe: Completion Date: Re: KCSWDM Adjustment No.: Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan : Tukwila Special District Overlays: Tukwila Urban Center Drainage Basin: Tukwila Stormwater Requirements: 2016 King County Stormwater Design Manual Part 9 ONSITE AND ADJACENT SENSITIVE AREAS ❑ River/Stream ❑ Steep Slope ❑ Lake ❑ Erosion Hazard ❑ Wetlands ❑ Landslide Hazard ❑ Closed Depression ❑ Coal Mine Hazard ❑ Floodplain ❑ Seismic Hazard ❑ Other ❑ Habitat Protection El Part 10 SOILS Soil Type Urban Slopes Erosion Potential ❑ High Groundwater Table (within 5 feet) ❑ Sole Source Aquifer ❑ Other ❑ Seeps/Springs ❑ Additional Sheets Attached 2016 Surface Water Design Manual 2 4/24/2016 2016 TIR 1 1 Worksheet KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL 1 1 1 1 1 1 TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE LIMITATION / SITE CONSTRAINT ❑ Core 2 — Offsite Analysis ❑ Sensitive/Critical Areas ❑ SEPA ® LID Infeasibility No infiltration or vegetated areas. ❑ Other ❑ Additional Sheets Attached Part 12 TIR SUMMARY SHEET (provide one TIR Summary Sheet per Threshold Discharge Area) Threshold Discharge Area: Element by Westin (name or description) Core Requirements (all 8 apply) Discharge at Natural Location Number of Natural Discharge Locations: 2 Offsite Analysis Level: 1 / 2 / 3 dated: Flow Control (include facility Level: 1 / 2 / 3 or Exemption Number summary sheet) Flow Control BMPs None Conveyance System Spill containment located at: Erosion and Sediment Control / CSWPP/CESCUESC Site Supervisor: Construction Stormwater Contact Phone: Pollution Prevention After Hours Phone: Maintenance and Operation Responsibility (circle one): Private / Public If Private, Maintenance Log Required: Ves / No Financial Guarantees and Provided: Yes / No Liability Water Quality (include facility Type (circle one): Basic / Sens. Lake / Enhanced Basicm / Bog summary sheet) or Exemption No. Landscape Management Plan: Yes / No Special Requirements (as applicable) Area Specific Drainage Type: CDA / SDO / MDP / BP / LMP / Shared Fac. / None Requirements Name: Floodplain/Floodway Delineation Type (circle one): Major / Minor / Exemption / None 100-year Base Blood Elevation (or range): Datum: Flood Protection Facilities Describe: 2016 Surface Water Design Manual 3 4/24/2016 2016 TIR Worksheet KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 12 TIR SUMMARY SHEET (provide one TIR Summary Sheet per Threshold Discharge Area) Source Control Describe land use: Commercial hotel building (commercial / industrial land use) Describe any structural controls: Oil Control High -use Site: Yes / No Treatment BMP: Maintenance Agreement: Yes / No with whom? . Other Drainage Structures Describe: Catch basins, underground conveyance pipe, detention vault, modular wetland system. Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS. MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION Clearing Limits i1 Stabilize Exposed Surfaces Cover Measures 0 Remove and Restore Temporary ESC Facilities Perimeter Protection 0 0 Clean and remove all silt and debris, ensure Traffic Area Stabilization operation of Permanent Facilities, restore operation of Flow Control BMP Facilities as '1 Sediment Retention necessary Surface Water Control ❑ Flag Limits of SAO and open space Dewatering Control preservation areas 0 Dust Control ❑ Other 0 Flow Control @ Protection of Flow Control BMP Facilities /1 (existing and proposed) 0 Maintain BMPs / Manage Project Part 14 STORMWATER FACILITY DESCRIPTIONS (Note: Include Facility Summary and Sketch) Flow Control Type/Description Water Quality Type/Description 2016 Surface Water Design Manual 4 4/24/2016 2016 TIR 1 1 1 1 Worksheet 1 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL 1 1 t w 1 1 TECHNICAL INFORMATION REPORT (TIR) WORKSHEET �I Detention ❑ Infiltration ❑ Regional Facility ❑ Shared Facility ❑ Flow Control BMPs ❑ Other Detention Vault ❑ Vegetated Flowpath ❑ Wetpool ❑ Filtration ❑ Oil Control ❑ Spill Control ❑ Flow Control BMPs Other Modular Wetland System Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS ❑ Drainage Easement ❑ Covenant ❑ Native Growth Protection Covenant ❑ Tract ❑ Other 0 Cast in Place Vault ❑ Retaining Wall ❑ Rockery > 4' High ❑ Structural on Steep Slope ❑ Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached Technical Information Report. To the best of my knowledge the information provided here is accurate. Signed/Date 2016 Surface Water Design Manual 5 4/24/2016 2016 TIR Worksheet Figure 2 Vicinity Map 1 `21I5Aro.c SL I I 1 �! st SITE -{,-irk A, DVri W sT REFERENCE:;Pierce Cdunty PublicGIS Seismic Hazard Areas 71 potential flood hazard areas new Landslide Hazard Contours Must Be Checked Potential For Review Possible Fish & Wildlife Habitat Areas Erosion Hazard Tax Parcels E Scale: Horizontal: N.T.S. Vertical: N/A m < rr Nr, eNO0NB 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: One Harbor Point Gig Harbor, Washington Job Number 17768 Title: SENSITIVE AREAS MAP DATE: 12/22/17 IP:117000s1177681exhibitlgraphics117768 sens.cdr Figure 3 Drainage Basins, Subbasins, and Site Characteristics Min 'MIN 111111 ale aim Ex. CB STD GRATE TYPE I RIM=22.74 8' CNC I.E. N=21.09' 12' ADS I.E. S=21.09� Ex. CB STD GRATE TYPE 1 RIM=22.57 12' D.1. I.E. N=20.79' 15" D.I. I.E. W=20.72' 15" CNC I.E. S-20.65' FND MONMENT IN CASE 2' BRASS SET 0.95' BELOW GRADE (DECEMBER 2015) Ex. CB SOLID LID RIM=23.70 20' CNC I.E. E=20.30' 20' CNC I.E. w=20.45' Ex. CB STO GRATE TYPE 2 RIM=23.31 78' CNC I.E. NW=19.96' 12' CNC I.E. NE=19.86' 30' CNC I.E. SW=19.71' 12' CNC I.E. S=21.11' 15 ADS I.E. SE-19.96' (30' PIPE IS SOUASNEO. SEE NOTE #3) FND MONMENT IN CASE 2' BRASS SET 1.0' BELOW GRADE (DECEMBER 2015) SAWCUT AND PATCH BACx TO Ex61ING PER COY STD. FND MONMENT IN CASE 2' BRASS SET 0.8' BELOW GRADE (DECEMBER 2015) ry/,1/, ✓� / //i / / • Ex. C FY 0 GRATE T 42- (/ RIM- CNCIE.W NEW PER SKI iK EMN 12' ADS I.E. N=20.48' 12' ADS I.E. S=20.43' 12' CNC I.E. E-20.48' Ex. CB SOLID LID TYPE 1 RIM-24,15 12' ADS I.E. NE-20.10' 12' ADS I.E. S.19.90. B' CNC I.E. E-21.05' Ex. CB STD GRATE TYPE 1 RIM=24.09 8" CNC I.E. NW=22.19' Ex. C8IM=25.02TD SGRATE TYPE 1 R 12' CNC I.E. W-21.97' Yl----- M 1111111 M( M — 11111 MB M � 38 LF 15' CPEP GB 38 LF 15' CPEP 00WE I fS000.501E ,T INDUSTRY DR. NEW BUILDING FF 25.50 44-EGmmmmmmea,aR amz vol Ex. CB STO GRATE TYPE 1 RIM-23.74 12" CNC I.E. N=21.0 12" CNC LE. S=20.8 Ex. CB STO GRATE RIM=23.82 2'. I.E. N=20.77' 12" I.E. w=20.68' 15" I.E. S=20.82' FND MONMENT IN CASE / 2' BRASS / SET 0.60' BELOW GRADE / (DECEMBER 2015) '-.,1 r ; Ex. 'R 1 NARROWS' SIGN T0 BE REL. TEO-ANB- COORDINATED W/ CITY INSPECTOR 75 1f 12' 01 ER. R(IFROSD CROSSING. O'BERELOCA HATED / S06'S0' `L-104.3 / FND MONUMENT IN CASE 2' BRASS SET 0.50' BELOW GRADE • (DECEMBER 2015) SAA rolEwts 1.76k4q` \ IHTALL ORNflI�- PER SHEET / i i/ '=410.28 7') / / L=50.77' //�/.% / /i 4%/ l i / / t //j/ J w /;//� / LAND COVERAGE • TOTAL SITE AREA = 150,044 SF = 3.44 AC • ROOF AREA = 26,512 SF = 0.61 AC • ASPHALT = 63,485 SF = 1.46 AC • CEMENT = 20,533 SF = 0.47 AC • LANDSCAPE = 0.9 AC Figure 4 Soils Map „,,HHHHHHHH'Illi1111111111'11111111111111111111111:1111111111ty:104::::,„„„ ItorolueromoommoommoNsor, 111011111,,„,. 11:1:1:1:1:1:1:1:1:1:1:1:1:1:1:1:1:11111111111111111. d r sty 0 ANNOVSOM NOM reNWMPW#404/4000004,7410/ WegOONNONNOTROMONNA” 006ri,000 St ra n e . "40 .04,400000,,,,7:0111,71,04.404100:::. „„.„,.. '1440, lkst VA1114144'''"." ''',1'411:1,46004,4114;110414,14140 '.1111M110011111100010111411Trec k D 1/111)/11' REFERENCE USDA, Natural Resources Conservation Service LEGEND: Ur = Urban land 41,rforiffiettri, I01,6, Scale: Horizontal: N.T.S. Vertical: NIA 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL. SERVICES For: Element by Westin Hotel Tukwila, Washington Job Number 18930 Title: SOIL SURVEY MAP DATE: 02/28/18 P:118000s1189301exhibitlgraphics1 /8930 soil.cdr Figure 5 Assessor Map 6 88-56-47 E .41 sy.. t� '11.94 197.22 REC. 7202140581 390.95 51904 SF POR �`� 262304',1 F=410.28/Ti 1�'-_ m LOTA TUS- 96092 0.48 AC 20837 5F o 0047 " 5 88-16- 7 F- 77 8 8 467.06 TRECK DRIVE S 88-16-17 E N 99-12-32 n 603.90 73834 514 0052 I (_ 192.74 4.2;d51 • LOT B 96-0028 0407 216.17 022340 ANDOVER INDUSTRIAL PARK NO-:5 .31914 06 AC •112 VOL. 63.22 6 23 486.50 155' 08':. e]tt1_15]9_3 1234.15 022340 114104 SF 7. 0050 ANDOVER INDUSTRIAL PA, 6 VOL. 83.22623 0 5 Ig 1.26 AC ' 54895 SF- Ig 0046 5432S Sr 0060 •--I.'9-168- r 921.°V 11 0 '1.3 3 i_. HI vi 1 0.00, INDUSTRY DR. I n-•, 44 I 1 210.D9 15• Ir.__, 4047. 49440 SF 0071 IS• YE'i. 2131,._._� N 88-12-32 W ._�•..297.257.-._ 15' SK.'S'ELM. REFERENCE: King County Department of Assessments (Feb. 2017) 8 pii Apr.. 0010 140205 9F 0070 POP. 752304 2.49 9008 1. 1u5.8a CI)_. 1 a 1 I 1 1 1 1 2 I ANDOVER INI PARK NO. POR 2_62304 9140 524.5 1 N 88.12-32 171_ 1 -<33 33554717 37026018E 8.5 ACI 48-1.5 N 5292-32 Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: Element by Westin Hotel Tukwila, Washington Job Number 18930 Title: ASSESSOR MAP DATE: 02/28/18 IP:118000s1189301exhibitlgraphics118930 amap.cdr Figure 6 FEMA Map ZONE X ..A BOULEVARD CORPORATE DRIVE NORTH • CORPORATE DRIVE SOUTH MINKLER /2 w Q: CC y 0 0 z BAKER BOULEVARD SITE BOULEVARD South Center Drain 0 0 MINKLER LEGEND OTHER AREAS ZONE X Areas determined to be outside 500-year floodplain. REFERENCE: Federal Emergency Management Agency (Portion of Map 53033C0978 F, May 1995) ZONE (EL Scale: Horizontal: N.T.S. Vertical: N/A GHAV 18215 72ND AVENUE SOUTH �►j s0 KENT, WA 98032 m ` ' , , Z (425) 251-6222 -�� (425) 251-8782 t '�IjV► 0' CIVIL ENGINEERING, LAND PLANNING, <T'Nc ENa00.4,4 SURVEYING, ENVIRONMENTAL SERVICES For: Element by Westin Hotel Tukwila, Washington • Job Number 18930 Title: FEMA MAP DATE: 02/28/18 P:118000s1189301exhibitlgraphics118930 fema.cdr Figure 7 Sensitive Areas Map Legend U • • ui Parcels Potential landslide hazard areas (2016, see explanation--->) Potential steep slope hazard areas (2016, see explanation--->) Erosion hazard (1990 SAO) Seismic hazard (1990 SAO) Coal mine hazard (1990 SAO) REFERENCE: King County iMAP (2018) class 1 class 2 perennial - class 2 salmonid class 3 unclassified • Wetland (1990 SAO) Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: Element by Westin Hotel Tukwila, Washington Job Number 18930 Title: SENSITIVE AREAS MAP DATE: 02/28/18 IP:118000s1189301exhibitlgraphics118930 sens.cdr Tab 2.0 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 Analysis of the Core Requirements Core Requirement No. 1: Response: The project drainage system within conditions. Discharge at the Natural Location. will continue to discharge excess runoff into the existing storm the ROW of Andover Park E., as it does under existing Core Requirement No. 2: Off -Site Analysis. Response: A Level 1 Offsite Analysis has been included in section 3.0 of this report. Core Requirement No. 3: Flow Control. Response: Lying in an incorporated area of King County, as shown on the following Flow Control Applications Map, the flow control standard to be used is Conservation Flow Control, as detailed in section 1.2.3.1.E of the SWDM. This standard requires matching historic durations for 50% of the 2-yr through 50-year peaks and matches historic 2- and 10 year peaks. The City of Tukwila has allowed the existing/historic site conditions to be modelled as grassland. Core Requirement No. 4: Conveyance System. Response: All storm drainage elements will be designed to convey the 100-year flood event, which exceeds the minimum requirement for containing the 25-year event, specified by the SWDM. Core Requirement No. 5: Construction Stormwater Pollution Prevention Response: A Construction Stormwater Pollution Prevention Plan is included in section 8.0 of this report. Core Requirement No. 6: Maintenance and Operations. Response: A maintenance and operations manual is included in section 10.0 of this report. Core Requirement No. 7: Financial Guarantees and Liability. Response: This project will comply with all financial guarantees and liability required by the City of County. According the section 1.2.7 of the SWDM, this is not required since the drainage facilities constructed with this project do not serve a private road designed for 2 or more lots. Core Requirement No. 8: Water Quality Facilities Response: Lying in an incorporated area of King County, as shown on the following Water Quality Applications Map, the project site is in a Basic WQ Treatment area, as detailed in section 1.2.8.1.A of the SWDM. Since the site will contain a commercial hotel building, the level of treatment must be increased to the Enhanced Basic WQ,Treatment menu. Water quality treatment will be provided by a modular wetland which has been approved by Washington's TAPE GULD certification for Enhanced Basic Water Quality Treatment. 18930.001 Core Requirement No. 9: Flow Control BMPs. Response: This project is subject to Large Lot BMP Requirements, as outlined in section 1.2.9.2.2 of the SWDM. 1. Full dispersion is not feasible for any target impervious surface due to lack of adequate vegetated area on the site. 2. Full infiltration of roof runoff is infeasible due to the low infiltration capacity of the native soils, coupled with relatively high groundwater conditions, per the Geotechnical Engineering Report. 3. Full infiltration of other target impervious surfaces is also infeasible due to the low infiltration capacity of the native soils, coupled with relatively high groundwater conditions, per the Geotechnical Engineering Report. 4. Limited infiltration of other target impervious surfaces is infeasible due to the low infiltration capacity of the native soils, coupled with relatively high groundwater conditions, per the Geotechnical Engineering Report. 5. Bioretention of other target impervious surfaces is infeasible due to lack of adequately sized, appropriately sited space allotted on the site plan for such a facility. 6. Permeable pavement applied to other target impervious surfaces is infeasible due to the low infiltration capacity of the native soils, coupled with relatively high groundwater conditions, per the Geotechnical Engineering Report. 7. Basic dispersion applied to other target impervious surfaces is infeasible due to lack of adequate vegetated area on the site. 8. The reduced impervious surface credit and native growth retention credits cannot be claimed by this project. 9. The landscape areas on site will be amended to improve soil quality and depth. 10. Any proposed connection of roof downspouts to the drainage system will be via a perforated pipe connection as detailed in Appendix C, Section C.2.11 of the SWDM. 18930.001 2.2 Analysis of the Special Requirements Special Requirement No. 1: OtherAdopted.Area-Specific Requirements. Response: There are no other adopted area -specific requirements for this site. Special Requirement No. 2: Flood Hazard Area Delineation. Response: This site does not lie within a flood hazard area. Special Requirement No. 3: Flood Protection Facilities. Response: No flood protection facilities are proposed for this project. Special Requirement No. 4: Source Control. Response: Source control prevention .measures for the construction phase of this project are described in the Construction Stormwater Pollution Prevention Manual located in section 8.0 of this report. Additional source control measures will be taken after project completion to minimize pollutants in runoff. These include educating the property owner about the importance of regular maintenance of the grounds, such as regularly sweeping the asphalt parking Tots, and proper fertilizer application practices that minimizes excess in runoff. Special Requirement No. 5: Oil Control. Response: This project is not, and will not be developed into .a high -use site, therefore this requirement does not apply. 18930.001 Figure 8 Flow Control Applications Map • RURIFN Ir -�. CNORMANO Puget Sound FEDERAL WAt I Cony v Control :ations Map sin Boundary (thicker line designates !as with published Basin Plans) )an Growth Area Boundary orporated Area / r YARROW S HUNTS IOINI POINT • RRLAND �MFDIN� --I MERCER ISLAND PIERCE COUNTY RELLEVUE `® j COVINGTON 1/,/, Covington Croak Basic Flow Control Areas Conservation Flow Control Areas Flood Problem Flow Control Areas (Allen Lake, Lake Desire, Mystic Lake, and Panther Lake) y 3AMMAMIS11 •C—J I SSAQUA \, ENUMCLAW SNOOUALMI 1 Major Receiving Waters See Core Requirement Number 3' Direct Discharge Criteria 1. Cedar River 7. Snoaualmie Rivi Figure 9 Water Quality Applications Map t (I71nt1 Rat mac mNO II . rATlk 71 3 MOIN Puget Sou y county er Quality :ations Map sin Boundary (thicker line designates !as with published Basin Plans) :e Management Plan Boundary )an Growth Area Boundary orporated Area 1 P . REDMOND YARROW HUNTS POINT POINT PIERCE COUNTY pSNOOVAIMIEol J '!'•), d i w Gruen /tiT•r.r 1 .• •/ L II` T&',_ 'a I .— �?� 1 �� ; .t I-��ENUMCIAw�'•1/ p,� J Basic Water Quality Treatment Areas' Sensitive Lake Treatment Areas' Sensitive Lakes: Beaver Loke(per/Adopted Management Plan with more protective WO goals) Cottage Lake Lake Desire Lake Gorrett (Lake Hicks) lake Sommomish I Identified Sphagnum Bog WeI Unincorporated King County outside the Forest P North County East County Tab 3.0 3.0 OFF -SITE ANALYSIS The Level 1 Off -Site Drainage Analysis is included in this section. 18930.001 Figure 10 Downstream Drainage Course Table 111111 MN EMI =II INI/ 11111 NEI NMI Ell MS MIN NMI NM MIR NMI EMI IMP MN OFF -SITE ANALYSIS DRAINAGE SYSTEM TABLE Basin: Tukwila Urban Center Date: February 28, 2018 Symbol Drainage Component Type, Name, and Size Drainage Component Description Slope Distance from Site Discharge Existing Problems Potential Problems Observations of Field Inspector, Resource Reviewer, or Resident - • See Map Type: sheet flow, swale, stream, channel, pipe, pond; size, diameter, surface area Drainage basin, vegetation, cover, depth, type of sensitive area, volume % Ft. Constrictions, under capacity, ponding, overtopping, flooding, habitat or organism destruction, scouring, bank sloughing, sedimentation, incision, other erosion Tributary area, likelihood of problem, overflow pathways, potential impacts 1 30" Conveyance Pipe Flows South in Andover Park E. ROW NA 0-1,000 None noted None noted 2 36" Conveyance Pipe Flows South in Andover Park E. ROW NA 1000-1,400 None noted None noted 3 42" Conveyance Pipe Flows South to from Andover Park E. and underneath Minkler Blvd. NA 1,400-1,440 None noted None noted 4 Minkler Ditch Large ditch flowing East along the Southern end of Minkler Blvd. NA 1,440-2,800 None noted None noted - 5 Pond Temporary detention pond prior to discharge into the Green River. NA 2,800-3,100 None noted None noted 6 Green River Flows North. NA >3,100 • None noted None noted Off -Site Analysis Drainage Table Figure 11 Downstream Drainage Course Maps 4,4 ;74 40Y 4,40 ,147:=raf Aff okr oJt( WNW t'"" IP1111 11111011111111111101;',IV,',,' §rt 4 4,41, o'p) §,t fiKS fa" W/AJW/ off pgg4 4, # /§§ , 11111111111111111111 11111111111111111111111111111" 1111 4,1T4'7' 1,411,iillh:1111111'1 §§" ,1011A1 %Ji Iggq„1 111110,,,,,,IIVIIII I uwV°°)'161„ , uuuum 1111r itgr11g gig fYt tgg 4 in 1,1 I VVViVVi1ju„„ III Mgi uouuuuwwwo uuVuumwuuuuuuuN,,,,,, UUI'uullll1111111111111111111111111111 YI iuulllll 1pg inllllllllll l llllllllglllllllgl IllllllllllllliVuouoouu kmJ Ali//y// p G ii,gg / OggfiggGmiUw mw i o «w, „ul„Iwu urio l l'mlill Iii',11 mm mVIIIlUl1111Vu u,l P um mlunun u.o.11lllV Il)1111,u I�lmllylmul,l,l,U,mVl 1mIIllhmII,IIIIIIIIWI 'd u�uI IVII "�i.IT. ,NVIIV, HImII aw �u �muu,l,'luu'wllu ^Iiuu1U,„a 11111111111 ,IINI�IIIIII�YI ,uuu1 „oglmtl g1�,u„i,,,uuu I;,I,,,,a„x„^Pi Ill" Oh mVIwX11IIIVI 0'o�wVuuum 6ry �VI IIyIIIIIIIIN11111IIIIIIIIIIIIIIIIIIIIIIIIIVIIIIIIIIIIIIumuuIllmluiipiUiii l�l��lillill'�Iq oumul nmmmuuuoullmiiiilmil�� IIIIIIVII f�%%%/////;/' Oi;% , g ji o iilio4 jiiii r r f%o ru�r �/ r /% i p%%1�°sir jii�%' ggig,III Ilglgir ,l,hgc y„ [44f ��M,,,,y„ � `,I�: '1,44m� e it/I'/r!li ,u " 111111111111111111111111111111111111 ii I1INNII�IiioplogllllIllllooIII m u ul,lllllllllllIIVIIIIIIullllllllllllkg1I' IUIVIIUM u)41,1I, V k,IYilµ �mu u@ luu, „„u6,iiIIIIVIIN1 u"g I NII�II glIlI iliiiuiiiligmI�IoIIlIlNIIlIlIdllllllllllll�llplllllllllullli llI� Upll Iplp gllll6 !!!Iklllllh��lllll� JUu IIIIIV 1111111 I ulllllll lw ' l"lll°' Illllllllllnllll1IIIIIIIIII, I� IIMIII1IIII�Im I IIIIIIV IIIIIIIVIIIIIIIIIVIIIIdI, III°IIIIIIIIIIIIIIIIII„IIIIII IIII,�I`�I,�I,I�,,,�,'��'�I'� rulr Il�uuuu QwllVoumu,uu' uu lll;IIIIIIIIII" hl II IuuuI uuupuIIu ' Il� Ih IIlli;MII IIIV Tab 4.0 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology The existing site is relatively flat, and contains minimal storm drainage features. There are two catch basins located in the Southwest corner or the site, and a few small ponds located in the Northwest corner of the site. The runoff from the ponds flows into the storm drainage system within the ROW at the intersection of Industry Dr. and Andover Park E., which then promptly flows South through. the ROW, and a then cuts through the Southeastern corner of the site. B. Developed Site Hydrology The developed site will direct all runoff catch basins, which discharge into a detention vault via underground conveyance pipes. The vault is designed to provide flow control for this site. Following detention, the effluent will be treated by a Modular Wetland System. C. Performance Standards The water quality system will provide Enhanced Basic Water Quality Treatment. The detention vault will provide Conservation Flow Control, with the existing/historic site conditions modelled as Landscaping in WWHM (C, Lawn, Flat). D. Flow Control System The flow control system is comprised of a detention vault .designed to provide conservation Flow Control. The live storage depth of the vault is only 4 feet, which is Tess than the desired 6 foot minimum live storage depth. Therefore, there is approximately 3 feet of dead storage in the vault which does not provide any flow control benefits. This shallow configuration is required due to the elevation of the discharge pipe connected to the storm drainage manhole in the Southwestern corner of the site, which is too high to allow for the full live storage depth. The 7 foot total depth (6 feet live storage, 0.5 feet freeboard, 0.5 feet sediment storage) requirement for vaults is so that machinery and personnel can access and maintain the vault. E. Water Quality System The water quality system is composed of a 4'x13' modular wetland system which will treat the effluent from the detention vault prior to discharge into the existing storm drainage system. F. Low Impact Development There are no low impact development features associated with this project. 18930.001 General Model Information Project Name: 18930-Detention Site Name: Site Address: City: 1 Report Date: 3/1/2018 Gage: Seatac 1 Data Start: 1948/10/01 Data End: 2009/09/30 1 Timestep: 15 Minute Precip Scale: 0.000 (adjusted) Version Date: 2017/04/14 Version: 4.2.13 POC Thresholds . 1 Low Flow Threshold for POC1: 50 Percent of the 2 Year High Flow Threshold for POC1: 50 Year 1 1 1 1 1 1 1 1 1 18930-Detention 3/1/2018 9:51:44 AM Page 2 1 Landuse Basin Data Predeveloped Land Use Basin 1 Bypass: No GroundWater: No Pervious Land Use acre C, Lawn, Flat 3.44 Pervious Total 3.44 Impervious Land Use acre Impervious Total 0 Basin Total 3.44 Element Flows To: Surface Interflow Groundwater 18930-Detention 3/1/2018 9:51:44 AM Page 3 Mitigated Land Use Basin 1 Bypass: No GroundWater: No Pervious Land Use acre C, Lawn, Flat 0.9 Pervious Total 0.9 Impervious Land Use acre ROOF TOPS FLAT 0.61 SIDEWALKS FLAT 0.47 PARKING FLAT 1.46 Impervious Total 2.54 Basin Total 3.44 Element Flows To: Surface Interflow Vault 1 Vault 1 Groundwater 18930-Detention 3/1/2018 9:51:44 AM Page 4 Mitigated Routing Vault 1 Width: Length: Depth: Discharge Structure Riser Height:. Riser Diameter: Orifice 1 Diameter: Orifice 2 Diameter: Orifice 3 Diameter: Element Flows To: Outlet 1 44 ft. 182 ft. < 5 ft. 44' INNER DIMENSIONS ACCOMMODATES FOR (4) 1' THICK WALLS 182' INNER DIMENSION ACCOMMODATES FOR (2) 1' THICK WALLS 4 ft. < SHALLOW LIVE STORAGE DEPTH IS DUE TO 18 in. HIGH ELEVATION OF THE DISCHARGE POINT. 1.8125 inElevation:0 ft. 3.375 in. Elevation:3.5 ft. 2 in. Elevation:3.75 ft. Outlet 2 Vault Hydraulic Table Stage(feet) 0.0000 0.0556 0.1111 0.1667 0.2222 0.2778 0.3333 0.3889 0.4444 0.5000 0.5556 0.6111 0.6667 0.7222 0.7778 0.8333 0.8889 0.9444 1.0000 1.0556 1.1111 1.1667 1.2222 1.2778 1.3333 1.3889 1.4444 1.5000 1.5556 1.6111 1.6667 1.7222 1.7778 1.8333 1.8889 1.9444 2.0000 2.0556 Area(ac.) 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.183 0.18.3 OUTER DIMENSIONS OF VAULT = 184'x48'x9' (SEE DETAIL SHEET BELOW) Volume(ac-ft.) Discharge(cfs) Infilt(cfs) 0.000 0.000 0.000 0.010 0.021 0.000 0.020 0.029 0.000 0.030 0.036 0.000 0.040 0.042 0.000 0.051 0.047 0.000 0.061 0.051 0.000 0.071 0.055 0.000 0.081 0.059 0.000 0.091 0.063 0.000 0.102 0.066 0.000 0.112 0.069 0.000 0.122 0.072 0.000 0.132 0.075 0.000 0.143 0.078 0.000 0.153 0.081 0.000 0.163 0.084 0.000 0.173 0.086 0.000 0.183 0.089 0.000 0.194 0.091 0.000 0.204 0.094 0.000 0.214 0.096 0.000 0.224 0.098 0.000 0.234 0.100 0.000 0.245 0.102 0.000 0.255 0.105 0.000 0.265 0.107 0.000 0.275 0.109 0.000 0.286 0.111 0.000 0.296 0.113 0.000 0.306 0.115 0.000 0.316 0.117 0.000 0.326 0.118 0.000 0.337 0.120 0.000 0.347 0.122 0.000 0.357 0.124 0.000 0.367 0.126 0.000 0.377 0.127 0.000 18930-Detention 3/1/2018 9:51:44 AM Page 6' 2.1111 0.183 0.388 0.129 0.000 2.1667 0.183 0.398 0.131 0.000 2.2222 0.183 0.408 0.132 0.000 2.2778 0.183 0.418 0.134 0.000 2.3333 0.183 0.429 0.136 0.000 2.3889 0.183 0.439 0.137 0.000 2.4444 0.183 0.449 0.139 0.000 2.5000 0.183 0.459 0.141 0.000 2.5556 0.183 0.469 0.142 0.000 2.6111 0.183 0.480 0.144 0:000 2.6667 0.183 0.490 0.145 0.000 2.7222 0.183 0.500 0.147 0.000 2.7778 0.183 0.510 0.148 0.000 2.8333 0.183 0.520 0.150 0.000 2.8889 0.183 0.531 0.151 0.000 2.9444 0.183 0.541 0.153 0.000 3.0000 0.183 0.551 0.154 0.000 3.0556 0.183 0.561 0.155 0.000 3.1111 0.183 0.571 0.157 0.000 3.1667 0.183 0.582 0.158 0.000 3.2222 0.183 0.592 0.160 0.000 3.2778 0.183 0.602 0.161 0.000 3.3333 0.183 0.612 0.162 0.000 3.3889 0.183 0.623 0.164 0.000 3.4444 0.183 0.633 0.165 0.000 3.5000 0.183 0.643 0.166 0.000 3.5556 0.183 0.653 0.241 0.000 3.6111 0.183 0.663 0.272 0.000 3.6667 0.183 0.674 0.296 0.000 3.7222 0.183 0.684 0.317 0.000 3.7778 0.183 0.694 0.354 0.000 3.8333 0.183 0.704 0.384 0.000 3.8889 0.183 0.714 0.409 0.000 3.9444 0.183 0.725 0.431 0.000 4.0000 0.183 0.735 0.451 0.000 4.0556 0.183 0.745 0.678 0.000 4.1111 0.183 0.755 1.075 0.000 4.1667 0.183 0.766 1.578 0.000 4.2222 0.183 0.776 2.157 0.000 4.2778 0.183 0.786 2.784 0.000 4.3333 0.183 0.796 3.433 0.000 4.3889 0.183 0.806 4.074 0.000 4.4444 0.183 0.817 4.682 ' 0.000 4.5000 0.183 0.827 5.231 0.000 4.5556 0.183 0.837 5.702 0.000 4.6111 0.183 0.847 6.086 0.000 4.6667 0.183 0.857 6.384 0.000 4.7222 0.183 0.868 6.617 0.000 4.7778 0.183 0.878 6.904 0.000 4.8333 0.183 0.888. 7.135 0.000 4.8889 0.183 0.898 7.358 0.000 4.9444 0.183 0.909 7.575 0.000 5.0000 0.183 0.919 7.785 0.000 5.0556 0.183 0.929 7.990 0.000 5.1111 0.000 0.000 8.190 0.000 18930-Detention 3/1/2018 9:51:44 AM Page 7 Analysis Results POC1 1.16 100 m 0.90 0.65 0 J u. 0.39 ° 85 1.0 0.1 0.14 10E8 00000 10E.4 10E 3 10E.2 10E 1 10 100 0.01 P®rc®rat Tim® E-sc....a Iv" GI Cumulative Pmba0liy 0.5 1 2 5 10 20 30 50 20 90 90 95 98 99 995 1 + Predeveloped x Mitigated Predeveloped Landuse Totals for POC #1 Total Pervious Area: 3.44 Total Impervious Area: 0 Mitigated Landuse Totals for POC #1 Total Pervious Area: 0.9 Total Impervious Area: 2.54 Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.27095 5 year 0.491445 10 year 0.670877 25 year 0.934942 50 year 1.158508 100 year 1.40493 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0.132334 5 year 0.208989 10 year 0.276214 25 year 0.383856 50 year 0.483339 100 year 0.601981 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #1 , Year Predeveloped Mitigated 1949 0.569 0.112 1950 0.633 0.125 1951 0.303 0.334 1952 0.123 0.100 1953 0.088 0.107 1954 0.185 0.117 1955 0.210 0.137 1956 0.273 0.128 1957 0.329 0.124 1958 0.181 0.117 18930-Detention 3/1/2018 9:51:44 AM Page 8 1959 0.140 0.117 1960 0.334 0.262 1961 0.240 0.120 1962 0.077 0.092 1963 0.235 0.118 1964 0.246 0.114 1965 0.374 0.123 1966 0.137 0.103 1967 0.643 0.131 1968 0.298 0.109 1969 0.333 0.114 1970 0.214 0.114 1971 0.351 0.124 1972 0.550 0.149 1973 0.110 0.107 1974 0.307 0.109 1975 0.358 0.133 1976 0.233 0.120 1977 0.200 0.094 1978 0.221 0.121 1979 0.074 0.094 1980 0.689 0.154 1981 0.198 0.104 1982 0.608 0.169 1983 0.293 0.128 1984 0.162 0.097 1985 0.214 0.115 1986 0.287 0.157 1987 0.277 0.164 1988 0.098 0.104 1989 0.080 0.093 1990 1.293 0.165 1991 0.808 0.297 1992 0.201 0.108 1993 0.117 0.112 1994 0.077 0.084 1995 0.182 0.130 1996 0.550 0.329 1997 0.334 0.303 1998 0.245 0.113 1999 0.942 0.151 2000 0.251 0.125 2001 0.066 0.097 2002 0.517 0.162 2003 0.403 0.098 2004 0.641 0.855 2005 0.282 0.128 2006 0.296 0.124 2007 1.204 0.706 2008 0.790 0.869 2009 0.403 0.150 Ranked Annual Peaks Ranked Annual Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 1 1.2933 0.8687 2 1.2037 0.8548 3 0.9419 0.7064 18930-Detention 3/1/2018 9:52:16 AM Page 9 I4 0.8079 0.3338 5 0.7895 0.3291 I 76 0.6887 0.3029 0.6433 0.2966 8 0.6410 0.2617 I 9 0.6333 0.6079 0.1693 10 0.1653 11 0.5688 0.1640 12 0.5504 0.1622 I 13 0.5497 0.1568 14 0.5175 0.1535 15 0.4035 0.1508 I 16 0.4029 0.1503 17 0.3740 0.1494 18 0.3576 0.1368 I 19 0.3509 0.1335 20 0.3338 0.1309 21 0.3336 0.1296 22 0.3332 0.1281 I 23 0.3286 0.1280 24 0.3068 0.1275 25 0.3032 0.1254 I 26 0.2984 0.1248 27 0.2961 0.1242 28 0.2930 0.1239 29 0.2869 0.1237 30 0.2825 0.1234 31 0.2771 0.1209 32 0.2733 0.1203 I 33 0.2513 0.1202 34 0.2465 .0.1178 35 0.2452 0.1172 111 36 0.2403 0.1167 37 0.2348 0.1165 38 0.2330 0.1154 39 0.2215 0.1139 111 40 0.2143 0.1137 41 0.2142 0.1137 42 0.2104 0.1130 I 43 0.2010 0.1125 44 0.1996 0.1116 45 0.1982 0.1091 I 46 0.1853 0.1087 47 0.1817 0.1077 48 0.1809 0.1074 49 0.1616 0.1071 I 50 0.1401 0.1041 51 0.1365 0.1038 52 0.1231 0.1034 I 53 0.1175 0.0996 54 0.1101 0.0984 55 0.0984 0.0975 I 56 0.0885 0.0972 57 0.0798 0.0938 58 0.0771 0.0937 59 0.0766 0.0932 I 60 0.0736 0.0918 61 0.0662 0.0843 1 18930-Detention 3/1/2018 9:52:16 AM Page 10 Duration Flows The Facility PASSED Flow(cfs) 0.1355 0.1458 0.1561 0.1665 0.1768 0.1871 0.1975 0.2078 0.2181 0.2285 0.2388 0.2491 0.2595 0.2698 0.2801 0.2905 0.3008 0.3111 0.3215 0.3318 0.3421 0.3525 0.3628 0.3731 0.3835 0.3938 0.4042 0.4145 0.4248 0.4352 0.4455 0.4558 0.4662 0.4765 0.4868 0.4972 0.5075 0.5178 0.5282 0.5385 0.5488 0.5592 0.5695 0.5798 0.5902 0.6005 0.6108 0.6212 0.6315 0.6418 0.6522 0.6625 0.6728 Predev 3521 2761 2218 1847 1473 1215 989 784 603 469 389 316 251 223 180 153 136 124 116 109 99 91 87 82 78 76 71 68 66 62 61 57 53 49 48 45 43 40 37 36 35 33 31 30 28 26 24 22 22 19 18 15 15 Mit 3538 2293 1229 393 287 269 259 251 238 231 223 214 196 184 162 139 121 109 100 89 83 79 76 72 69 62 58 54 46 41 35 34 32 32 32 31 29 27 26 26 24 23 22 21 21 20 20 19 19 19 17 16 13 Percentage 100 83 55 21 19 22 26 32 39 49 57 67 78 82 90 90 88 87 86 81 83 86 87 87 88 81 81 79 69 66 57 59 60 65 66 68 67 67 70 72 68 69 70 70 75 76 83 86 86 100 94 106 86 Pass/Fail Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass 18930-Detention 3/1/2018 9:52:16 AM Page 12 1 I 1 1 1 1 1 0.6832 13 13 100 Pass 0.6935 11 12 109 Pass 0.7038 11 11 100 Pass 0.7142 10 9 90 Pass 0.7245 9 8 88 Pass 0.7348 9 8 88 Pass 0.7452 8 8 100 Pass 0.7555 8 8 100 Pass 0.7658 8 7 87 Pass 0.7762 7 7 100 Pass 0.7865 7 6 85 Pass 0.7968 6 5 83 Pass 0.8072 6 5 83 Pass 0.8175 5 4 80 Pass 0.8278 5 4 80 Pass 0.8382 5 3 60 Pass 0.8485 5 3 60 Pass 0.8588 5 2 40 Pass 0.8692 5 0 0 Pass 0.8795 5 0 0 Pass 0.8898 4 0 0 Pass 0.9002 4 0 0 Pass 0.9105 4 0 0 Pass 0.9208 3 0 0 Pass 0.9312 3 0 0 Pass 0.9415 3 0 0 Pass 0.9518 2 0 0 Pass 0.9622 2 0 0 Pass 0.9725 2 0 0 Pass 0.9828 2 0 0 Pass 0.9932 2 0 0 Pass 1.0035 2 0 0 Pass 1.0138 2 0 0 Pass 1:0242 2 0 0 Pass 1.0345 2 0 0 Pass 1.0448 2 0 0 Pass 1.0552 2 0 0 Pass 1.0655 2 0 0 Pass 1.0758 2 0 0 Pass 1.0862 2 0 0 Pass 1.0965 2 0 0 Pass 1.1068 2 0 0 Pass 1.1172 2 0 0 Pass 1.1275 2 0 0 Pass 1.1378 2 0 0 Pass 1.1482 2 0 0 Pass 1.1585 2 0 0 Pass 1 18930-Detention 3/1/2018 9:52:16 AM Page 13 Figure 12 Water Quality Facility Detail 0.129 :ABLE ?/AL ?ATION 'INTER 4 DIAMETER DISCHARGE PARKWAY 024" 3.05 TBD 01.71" 27000 OUIPMENT, MATERIALS AND INSTALL THE SYSTEM AND THIS DRAWING AND THE S OTHERWISE STATED IN T. MANUFACTURER K BASE UNLESS SPECIFIED BY IS RESPONSIBLE TO VERIFY T SPECIFICATIONS SURFACE OF CONCRETE. 2. INVERT OF OUTFLOW PIPE 9ER FLOOR. ALL GAPS ? TIGHT WITH A NON -SHRINK CONNECTION DETAIL AND SHALL rCTION STANDARDS. LL EXTERNAL CONNECTING 4TION OF ALL RISERS, TO GROUT ALL MANHOLES AND UNLESS SPECIFIED OTHERWISE. .A/ A// //A//Tr IA/ITI 1 I/r/'rTA T//1A/ ZC/RIM IE IN 6' VEGETAAON\ PLANT ESTABLISHMENT MEDIA JIM 111111 Mil M MIN Imo'. an DOWN rat IT ALTER-- a - �l WETLANDMEDIA BED PLAN VIEW C. • Hill ®IHI i' I mmmininm ll11 1' I ... i 1 TC/RIM IE OUT 4' 0' 5' PRETREATMENT BIOFIL TRA TION 13'-0' 14' 0' ELEVATION VIEW DISCHARGE 6' LE g- TREATMENT FLOI OPERATING HEA4 nnrrnrA rA /rA /T Figure 13 Flow Control Facility Detail 24' DIAMETER MANHOLE ACCESS W/TYPE 2-48' BARREL AND STD. FRAMED GRATE (TYP.) 5'a10' ACCESS CRATE 1.5' FREEBOARD MAX W.S. EL=24.5 n LADDER TYP. ALL o ACCESS POINTS 1' 15' SD IN �0.21.51 (N) VTATC W.S. EL=20.5 LADDER TYP. ALL ACCESS POINTS SEDIMENT STORAGE (AVG.) FINISH GRADE=27.02 FINISH GRADE=27.02- - - - TOP OF VAULT=26.0 BOTTOM OF UD=25.0 15' CPEP ni z-15' CPEP DIAMETER MANHOLE ACCESS W/TYPE 2-48' BARREL AND STD. FRAMED GRAZE (TYP.) 5'.10' ACCESS GRATE 24' DIAMETER MANHOLE ACCESS W/TYPE 2-48^ BARREL AND 24' DIAMETER MANHOLE ACCESS W/TYPE 2-48' BARREL AND CT11 FWAYFFI f.PCTF ITYP 12' SD IN 1E420.30 (E) FLOOR OF VAUL1=18.0 BOTTOM OF VAULT=17.0 (2) 15' SD IN 1E421.51 (N) 12' SO IN 1E=20.30 (E) 48• 24' DIAMETER MANHOLE ACCESS- - 5'.10' ACCESS GRATE W/TYPE 2-48' BARREL AND PROPOSED GRADE STD. FRAMED GRATE (TYP.) OVER VAUIT� 0.5' FREEBOARD 14.67' 14.67' I80 W.S. LL=24.5 14.67' • ' c 12 SD U4 1E=22.62 (W) --57 ELSTATi65C WS. a - = '7' 6' SEDIMENT STORAGE (AVG.) DER TYP. A ACCESS P01N 18' SE IE-20.: SECTION B-B 1'.5' VERTICAL 1'=10 HORIZONTAL • PARKING LOT ASPHALT BOTTOM OF LID ELEV • 25.0 MAY WS EL = 24.5 PIPE SUPPORTS. 3%0.090 GAGE BOLTED 0R IMBEDDED 2' IN WALL 0 MAX 3'-0' SPACING (41N. ONE SUPPORT) VAULT ACCESS U0 0.502 ktfEtFlaia • 6' ELBOW W/ ORIFICE 1E • 24.25 DN. • 2' 18' PVC STANDPIPE VAULT BOTTOM EL = 56.5 IE • 20.5 - a ' =III=1 Tab 5.0 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN This section will be provided with the final Technical Information Report. 1 1 1 1 1 1 1 I 1 1 1 18930.001 Tab 6.0 6.0 SPECIAL REPORTS AND STUDIES The following special reports and studies are included: 6.1 Geotechnical Engineering Report 18930.001 PREPARED FOR BRAXTON & KLEIN CAPITAL PARTNERS January 5, 2018 Scott S. Riegel, L.G., L.E.G. Senior Project Manager Kyle R. Campbell, P.E. Principal Engineer GEOTE:C:HNICAL ENGINEERING STUDY PROPOSED HOTEL 515 INDUSTRY DRIVE TUKWILA, WASHINGTON ES-1032.03 Earth Solutions NW, LLC 1805 — 136th Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 I Fax: 425-449-4711 www.earthsolutionsnw.com Importaot Intormatioo About Your I� 1 1 1 1 1 1 1 1 1 1 1 1 1 1 i Geotechnical Engineering Report Subsurface problems are a principal cause of construction delays, cost overruns, claims, and disputes. The following information is provided to help you manage your risks. Geotechnical Services Are Performed for Specific Purposes, Persons, and Projects Geotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solely for the client. No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one — not even you — should apply the report for any purpose or project except the one originally contemplated. Read the Full Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotechnical Engineering Report Is Based on A Unique Set of Project -Specific Factors Geotechnical engineers consider a number of unique, project -specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, • not prepared for your project, • not prepared for the specific site explored, or • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as when it's changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed structure, • composition of the design team, or • project ownership. As a general rule, always inform your geotechnical engineer of project changes —even minor ones —and request an assessment of their impact. Geotechnical engineers cannot accept responsibility or liability for problems that occur because their reports do not consider developments of which they were not informed. Subsurface Conditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was performed. Do not rely on a geotechnical engineer- ing reportwhose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geotechnical Findings Are Professional Opinions Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ —sometimes significantly — from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report's Recommendations Are Not Final Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual subsurface conditions revealed during construction. The geotechnical engineer who developed your report cannot assume responsibility or liability for the report's recommendations if that engineer does not perform construction observation. A Geotechnical Engineering Report Is Subject to Misinterpretation Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing construction observation. Do. Not Redraw the Engineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report, but preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of information they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient time to perform additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read Responsibility Provisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disappointments, claims, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations" many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvironmental Concerns Are Not Covered The equipment, techniques, and personnel used to perform a geoenviron- mental study differ significantly from those used to perform a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Professional Assistance To Deal with Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surfaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in -this report, the geotechnical engineer in charge of this project is not a mold prevention consultant; none of the services per- formed in connection with the geotechnical engineer's study were designed or conducted for the purpose of mold preven- tion. Proper implementation of the recommendations conveyed in this report will not of itself be sufficient to prevent mold from growing in or on the structure involved. Rely, on Your ASFE-Member Geotechncial Engineer for Additional Assistance • Membership in ASFE/The Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Confer with you ASFE-member geotechnical engineer for more information. ASFE Tho Best People en Earth 8811 Colesville Road/Suite G106, Silver Spring, MD 20910 Telephone: 301/565-2733 Facsimile: 301/589-2017 e-mail: info©asfe.org www.asfe.org Copyright 2004 by ASFE, Inc. Duplication, reproduction, or copying of this document, in whole or in part, by any means whatsoever, is strictly prohibited, except with ASFE's specific written permission. Excerpting, quoting, or otherwise extracting wording from this document is permitted only with the express written permission of ASFE, and only for purposes of scholarly research or book review. Only members of ASFE may use this document as a complement to or as an element of a geotechnical engineering report. Any other firm, individual, or other entity that so uses this document without being an ASFE member could be committing negligent or intentional (fraudulent) misrepresentation. IIGEH06045,0M t t 111 January 5, 2018 ES-1032.03 t Braxton & Klein Capital Partners 1735 South 19th Avenue, Suite B Bozeman, Montana 59718 Attention: Mr. Will Ralph Dear Mr. Ralph: Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Proposed Hotel, 515 Industry Drive, Tukwila, Washington". Based on the conditions observed during our fieldwork, the site Is underlain primarily by a thin layer of fill followed by a relatively thick sequence .of very loose to soft alluvial sediments f consisting predominately of silt and sand and elastic silt layers. The seasonal groundwater level was observed at an average depth of about 7 to 10 feet below existing grades. However, groundwater levels fluctuate and may become shallower during the wetter winter months. Based on the results of our study,. the proposed multi -story hotel building may be supported on piles or aggregate piers. Recommendations for foundation design and other geotechnical recommendations are provided in this study. The opportunity to be of service to you is appreciated. If you have any questions regarding the content of this geotechnical engineering study, please call. Sincerely; EARTH SOLUTIONS NW, LLC 1 1 Scott S. Riegel, L.G., L.E.G. Senior Project Manager Table of Contents ES-1032.03 PAGE INTRODUCTION 1 General 1 Project Description 1 Surface 2 Subsurface 2 Groundwater 3 Geologically Hazardous Areas 3 Seismic Hazard Areas 3 DISCUSSION AND RECOMMENDATIONS 4 General 4 Site Preparation and Earthwork 4 Foundations 5 Pile Foundations 5 Aggregate Pier Foundations 6 Rigid Inclusions 6 Slab -On -Grade Floors.. 6 Retaining VValls 7 Seismic Considerations 7 Drainage 8 Infiltration 8 Utility Trench Backfill 8 Pavement Sections 9 LIMITATIONS 10 Additional Services 10 Earth Solutions NW, LLC GRAPHICS Plate 1 Plate 2 Plate 3 APPENDICES Appendix A Appendix B Table of Contents Cont'd ES-1032.03 Site Vicinity Map Subsurface Explanation Plan Footing Drain Detail Field Exploration Boring and Test Pit Logs Laboratory Test Results Earth Solutions NW, LLC GEOTECHNICAL ENGINEERING STUDY PROPOSED HOTEL 515 INDUSTRY DRIVE TUKWILA, WASHINGTON ES-1032.03 INTRODUCTION General This geotechnical engineering study was prepared for the proposed hotel'tp be constructed in the southeastern corner of Andover Park East and Industry Drive in Tukwila, Washington. The purpose of this study was to prepare geotechnical recommendations for:-. the proposed development. Our scope of services for completing this geotechnical engineering study included the following: • A site geologic description including soil and groundwater conditions that may impact site development; • Engineering analysis, and; • Preparing this updated.-.geotechnical report. As part of our report preparation, the following: documents were reviewed: • Jensen Fey Architects, Tukwila Yield Study, dated October 17, 2017; • Geologic_ Map of the.; Des Moines 7.5-minute Quadrangle, King County, Washington, 2.00.4,,;and: The NRCS Web Soil Survey (WSS). ProjectD'escription • We understand. the site wi:il, be developed with a hotel and associated improvements. Preliminary site :layout and grading plans are depicted on the referenced Yield Study. We anticipate the building will.be five stories in height and will have a finish floor elevation roughly. matching the existing grade. The building may incorporate a post -tensioned slab for the second floor. We anticipate foundation Toads will be on the order of 5 to 7 kips per lineal foot for continuous footings, column loads on the order of 300 to 500 kips and slab -on -grade loading will likely be on the order of 150 pounds per square foot (psf). Earth Solutions NW, LLC Braxton & Klein Capital Partners January 5, 2018 ES-1032.03 Page 2 If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final design to verify that our geotechnical recommendations have been incorporated. Surface The site is located in the southeastern corner of the intersection .between Andover Park East and Industry Drive in Tukwila, Washington. The site is bordered.:to .the north by Industry Drive, to the south and east by commercial development and to the west •by Andover Park East. The site is currently vacant but minor grading (filling) has occurred that.has created a raised pad in the northern portion of the property. Otherwise, the overall site topography is relatively flat with little discernible elevation change and vegetation consists primarily of field. grass. The limits of the property are approximately delineated on the Subsurface Exploration Plan, (Plate 2). Subsurface ESNW representatives observe, logged and sampled five test pits excavated across the site using a mini-trackhoe and operator retained by our. firm for purposes of assessing soil conditions, and for purposes of characterizing and classifyiing.the site soils. We also reviewed boring logs included in report ESNW previously prepared for the site in 2009. Please refer to the boring and test pit logs provided in Appendix A for a more detailed description of the subsurface conditions. - At our test sites, fill consisting primarily of medium dense to dense silty sand with gravel (USCS: SM) was encountered extending to depths between about three to four and one-half feet below existing grade. Below the fill, a relatively deep sequence of very loose to loose alluvial and floodplain deposits consisting of non -plastic silt (ML), silty fine sand (SM) and sand (SP, SP-SM) were encountered extending to the maximum exploration depth of 80 feet at the boring locations. A medium dense soil layer was encountered at a depth of about 40 feet at boring. .location B-1 and 45 feet- at boring location B-2. A layer of soft lean clay (CL) was encountered at boring location B-2 from about 65 feet extending to the terminus of 75 feet below existing grade. A peat layer was encountered at boring location B-1 from about 24 to 27 feet below -existing grade. The referenced geologic map. of the area identifies alluvial soil deposits throughout the site and surrounding areas,. The referenced WSS resource indicates the site is underlain predominantly by Urban Land (Ur.) soils. This soil unit represents large-scalegrading that has otherwise obscured the natural soil deposits. The soil conditions observed at our test sites generally correlates with the geologic map and soil survey designations. Earth Solutions NW, LLC Braxton & Klein Capital Partners January 5, 2018 ES-1032.03 Page 3 Groundwater The seasonal groundwater table was observed at an average depth of about 7 to 10 feet below existing grades during our fieldwork (January 2009 and November 2017). However, the seasonal high groundwater elevation may rise to a shallower depth than the elevation observed during our fieldwork depending on the seasonal rainfall. It should be noted that groundwater elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater levels are generally higher during the.wetter, winter months. With respect to the proposed development activities, groundwater should be expected in deeper underground utility and vault excavations. We anticipate underground building levels are not, planned as part of the proposed construction. In this respect, extensive measures for controlli,r.g;:groundwater and temporary dewatering are not anticipated. However, temporary dewatering of deeper underground utility excavations should be expected throughout some areas of, the site where heavy groundwater is exposed. Flowing sand condition may be .encountered depending on the time of year deeper excavations occur. Geologically Hazardous Areas As part of this study, the site and proposed' development areas were evaluated for the presence of geologically hazardous areas. As part of our ,evaluation; Title 18.45 Environmentally Sensitive Areas of the Tukwila :Municipal Code was reviewed: Seismic Hazard Areas Liquefaction is a phenomenon where saturated or loose soils suddenly lose internal strength in response to increased pore water pressures resulting from an earthquake or other intense ground shaking. .:The liquefaction susceptibility for the subject site in the current configuration is high. During:':preparation of the :,geotechnical report, we used the Liquefy5 computer program to assess 'the overall susceptibility of the site to liquefaction and associated settlement resulting from the maximum credible ;earthquake event for this area. We determined the peak ground acceleration :(PGA) using `.the USGS online calculation program that provides current information for a particular::.address location. Using this resource, a design PGA of 0.5g was used. The computer model predicted significant settlement resulting from liquefaction occurring after the site is subjected to the design PGA. We used this assessment to aid in developing foundation support recommendations that would adequately mitigate differential settlement and maintain adequate levels of life -safety subsequent to a design earthquake event. We would expect total settlements in the range of three to six inches and differential settlements of between two to three inches may result from strong seismic shaking to occur within the existing soils. However, settlement would likely not occur uniformly across the site. Earth Solutions NW, LLC Braxton & Klein Capital Partners January 5, 2018 ES-1032.03 Page 4 Providing a uniform subgrade and either piles or ground improvement piers, as recommended in this report will help maintain soil bearing capacity and reduce the potential for differential settlement that might result from a strong seismic event. We do not anticipate life -safety will be compromised resulting from a strong seismic event; however, significant damage may result from a strong seismic event. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, construction of the proposed building is feasible from a geotechnical standpoint. The primary geotechnical considerations *.associated with the proposed development include foundation support, minimizing post construction settlements, structural fill placement, and the suitability of the on -site soils for use as structural.fill. Foundation support for the proposed building should be provided using piles or aggregate piers/rigid inclusions as discussed later in this report. The presence of groundwater in excavations that extend. below about seven feet should be anticipated. The groundwater table will likely:fluctuate throughout the year, depending on many factors and may rise above the depth where it was observed during the fieldwork. Appropriate de -watering measures should be incorporated into site designs prior to construction. ESNW should review final site layout and plans to see that appropriate geotechnical recommendations have been incorporated and to provide supplemental recommendations, as appropriate. This study has been prepared for the exclusive use of the Braxton & Klein Capital Partners, LLC and .their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession.currently practicing under similar conditions in this area. Site Preparation and Earthwork With respect .to earthwork, the primary considerations at this site are related to structural fill compaction, moisture sensitivity of the site soils, and foundation installation. The fill present on site is granular in nature but is moisture sensitive. The native soils are largely fine-grained and very moisture sensitive. From a geotechnical standpoint, the soils encountered at the test sites may not be suitable for use as structural fill depending on the moisture content at the time of grading. Successful use of the on -site soils will largely be dictated by the moisture content of the soils at the time of placement and compaction. The soils encountered at the test sites were generally in a moist to wet condition at the time of the exploration (November 2017). Soils encountered during site excavations that are excessively over the optimum moisture content may require moisture conditioning prior to placement and compaction. Earth Solutions NW, LLC Braxton & Klein Capital Partners January 5, 2018 ES-1032.03 Page 5 Successful placement and compaction of the on -site soils during periods of extended precipitation will likely be difficult. If the on -site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well graded granular soil with a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of 5 percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter„inch.fraction. Structural fill is defined as compacted soil placed in foundation, slab -on -grade, and roadway areas. Fills placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas are also considered structural fill. Soils, placed in structural areas should be compacted to a relative compaction of 90 percent, :based on the maximum dry density as determined by the Modified Proctor Method (ASTM 0-1557) and placed .in maximum 12 inch lifts. In pavement areas, the upper 12 inches ..of :the structural fill should be compacted to a relative compaction of at least 95 percent. Temporary construction entrances and drive lanes, consisting of at least 12 inches of quarry spalls can be considered in order to ;minimize off -site soil tracking and to provide a relatively firm temporary road surface. Erosion control measures should consist of silt fencing and surface water runoff controls. Foundations The native soils underlying fill on this site are weak and contain compressible layers. Groundwater was observed at a depth of about 7, to 10 feet below existing grade. Foundations must be designed to reduce the ;affects of liquefaction -induced settlement and provide adequate static support. for the n.ew. building. Based on .the results of our study and our understanding of the project, the proposed five -story building can be supported on piles or aggregate pier,•/rigid..inclusion .ground improvement elements. Pile Foundations For purposes of this study, augercast`:pile diameters of 16 and 18 inches are considered. Other deep foundation diameters can also be considered, and should be assessed by the geotechnical engineer. The following allowable deep foundation capacities for augercast piles should be used;for the foundation design. Earth Solutions NW, LLC Braxton & Klein Capital Partners January 5, 2018 ES-1032.03 Page 6 1 1 Allowable Capacities Lateral Capacities Diameter (in.) Compression (tons) Uplift (tons)* 0.5 Inch (tons) Deflection 1.0 Inch (tons) Deflection 16 40 30 2 . 4 18 50 35 3 6 " Allowable uplift capacity does not include weight of the pile or pier. The above allowable capacities are based on a pile depth of about 80 feet. The geotechnical engineer should observe the installation of the. foundations and assess appropriate pile foundation lengths based on the soil conditions.,encountered during the installation.. Aggregate Pier Foundations Rammed aggregate pier (RAP) elements. can be considered for ground -improvement for foundation support. For preliminary considerations, RAPs can be designed to provide 4,000 pounds per square foot (psf) of allowable bearing capacity. For preliminary design considerations, we recommend the piers be installed to. a minimum depth of about 40 to 45 feet to achieve embedment into a: medium dense soil layer. RAPs provide ground improvement between elements, essentially pro.viding ground improvement over a uniform area. This method provides increased resistance to Iiquefa,ction-induced settlement and would improve the soil column where installed. ESNW should review proposed RAP element designs to confirm the soil parameters•:used are representative of the site conditions. For preliminary design considerations, an allowable soil bearing capacity. of 4,000 psf can be used for aggregate pier systems. Rigid inclusions Rigid inclusions may also be considered. for this project. Similar to aggregate piers, rigid inclusions .(Rls) are a form .of ground improvement but are stiffer. Rls for this site can be designed to provide an allowable soil bearing capacity of 3,000 psf for elements that extend to the medium dense sandy Payer. Rls should be designed by a firm familiar with this type of foundation support system. Slab -On -Grade Floors. For purposes of this report, slab -on -grade loading of 150 psf has been .assumed. A modulus of subgrade reaction of 250 pounds per cubic inch (pci) can be used for design provided the slab is supported on at least 18 inches of structural fill placed directly on a firm subgrade. ESNW should review the recommendations in this report if higher slab -on -grade loading is anticipated. Earth Solutions NW, LLC , Braxton & Klein Capital Partners January 5, 2018 ES-1032.03 Page 7 We can provide recommendations for mitigating post -construction slab settlements, if requested. Building slabs should be supported on a compacted subgrade consisting of at least 18 inches of structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of five percent or less (percent passing the #200 sieve, based on the minus three-quarters inch fraction). In areas where slab moisture is undesirable, installation -of a vapor barrier below the slab should be considered. Retaining Walls If retaining walls will be used for this project, they:should be designed to resist.earth pressures and any applicable surcharge loads. For design, the following, parameters can be -:assumed for retaining wall design: , • Active earth pressure (yielding wall) 35.p-of (equivalent fluid) • At -rest earth pressure (restrained wall) 55 pcf • Traffic surcharge (passenger vehicles) 70 psf (rectangular distribution) • Passive resistance 300 pcf `('equivalent fluid) • Coefficient o.f;friction 0.40 Additional surcharge loading from foundations, sloped backfill, or other loading should be e. included in thretaining wall design. Drainage should be provided behind retaining walls such that hydrostatic:pressures do not develop. If drainage is not provided, hydrostatic pressures should:be::included in the wall 'design. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at.,least 18 inches behind the wall. The upper one foot of the wall backfill can:•consist of a less. permeable soil, if desired. A perforated drain pipe should be placed along :the base of the wall, and connected to an appropriate discharge location. Seismic Considerations The 2015 IBC recognizes ASCE for seismic site class definitions. If the project will be permitted under the 2015 IBC, in accordance with Table 20.3-1 -of ASCE, Minimum Design Loads for Buildings and Other Structures, Site Class E, should be used for design. In our opinion, liquefaction susceptibility at this site, in the current configuration, is moderate to high due to the soil gradation and groundwater conditions. Foundations must be designed to resist or reduce the effects of liquefaction -induced settlement. Earth Solutions NW, LLC Braxton & Klein Capital Partners January 5, 2018 ES-1032.03 Page 8 Drainage The seasonal groundwater table was observed at an average depth of approximately 7 to 10 feet below existing grades during our fieldwork (May 2017). As such, the presence of groundwater should be expected in deeper site excavations, such as those required for utility improvements or detention vault areas. Temporary measures to control groundwater seepage and surface water runoff during construction will likely involve interceptor trenches and sumps, as necessary. Where heavy seepage conditions are enco.uhtered, particularly in deeper excavations such as vault structures, conventional dewatering methods such as pumping wells or well points will likely be necessary. Perimeter footing drains should be installed at or below the invert of the:building footings. A typical footing drain detail is provided on Plate 3 of this report. Infiltration The soils on the site consist of several feet of granular fill overlying native silt deposits. The native silt deposits. Base on the results of USDA . textural analyses completed on representative soil samples, the native soils are classified as. Loam and Sandy Loam. These soils exhibit very low infiltration capacity, generally in the range of about 0.25 to 0.75 inch/hour. The low infiltration capacity of the native soils coupled with. ;relatively high groundwater conditions make infiltration difficult. Low impact development (LID) elements such as rain gardens and/or bioswales or other shallow infiltration/treatment: element may be considered for this site. Utility Trench Bac'kfill In our opinion, the soils observed at the test sites are generally suitable for support of utilities. Moderate to heavy caving of the site soils should be expected during deeper site excavations. Appropriate means of shoring or sloping excavation walls should be accounted for prior to construction. Organic or highly compressible soils encountered in the trench excavations shouliinot be used for supporting utilities. In general, the on -site soils observed at the test sites should be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the city or county jurisdictions, as appropriate. Earth Solutions NW, LLC Braxton & Klein Capital Partners ES-1032.03 1 January 5, 2018 Page 9 1 Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthwork section of this report. It is possible that soft, wet, or otherwise unsuitable subgrade 111 areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions may require remedial measures such as. -overexcavation and thicker crushed rock or structural fill sections prior to pavement. Cement treatment of the subgrade soil can also be considered for stabilizing pavement subgrade., areas if allowed: by local jurisdictions. For relatively lightly loaded pavements subjected; toy automobiles and occasional truck traffic, I the following sections can be considered: • . • Two inches of asphalt concrete (AC) placed over :fo.ur inches of crushed rock base I (CRB), or; • Two inches of AC placed over three inches of asphalt treated base (ATB). 1 Heavier traffic areas generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic:. For prelirniin.ary design purposes, the following pavement sections for occasional•:tr.uck traffic areas can be considered: • Three inches. of asphalt concrete (AC), placed over six inches of crushed rock base (CRB), or; •. Three inches of At placed- over four and'one-half inches of asphalt treated base (ATB). 1 The AC:;_ ATB and CRB.materials should conform to WSDOT specifications. ESNW ::can provide appropriate pavement section design recommendations for truck traffic areas and right-of-way improvements, as necessary. Additionally, the City of Tukwila pavement design standards may supersede the recommendations provided in this report. 1 Earth Solutions NW, LLC • Braxton & Klein Capital Partners January 5, 2018 ES-1032.03 Page 10 LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the boring locations may exist, and may not become evident until construction.; ESNW should reevaluate the conclusions in this geotechnical engineering study if variations.'are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained 'to provide testing and consultation services during construction. Earth Solutions NW, LLC Reference: King County, Washington Map 655 By The Thomas Guide Rand McNally 32nd Edition NORTH NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. i r s t� 1.98637 STRAUCER »J ----. r_z4 is arth Solutions NW «c Enginering, Construction Monitoring Environmental Sciences Vicinity Map Tukwila Hotel Tukwila, Washington Drwn. CAM Checked SES • Date 12/21/2017 Proj. No. 1032.03 Date Dec. 2017 Plate 1 i / �� N. i c,1 / 1 / / B-1 I / 0 i TP-3I — • — / i TP-1 —.— I B-1 —. — .— LEGEND INDUSTRY DRIVE • 1 1 B-2 I -t 1 i TP_2 I — % •• \ \ I 1 •1 ` t ► I 1 1 1 1 1 1 4-V ,/ / TP-1 / — ■ 1 1 I / 1 � 1/ • • • / /--------------------- Existing Pad TP-4 I —■— I Approximate Location of ESNW Test Pit, Proj. No. ES-1032.03, Nov. 2017 Approximate Location of ESNW Boring, Proj. No. I ES-1032, Oct. 2007 Subject Site Existing Building NOTE: The graphics shown on this plate are not intended for design purposes or precise scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and / or proposed site features. The information illustrated is largely based on data provided by the client at the time of our study. ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. TP-5 I —■— I / _. — Railroad Tracks NORTH NOT - TO - SCALE Earth Solutions NWLic technical Engineering, Construction Monitoring and Environmental Sciences Subsurface Exploration Plan Tukwila Hotel Tukwila, Washington Drwn. CAM Date 01/05/2018 Proj. No. 1032.03 Checked SES Date Jan. 2018 Plate 2 III -III - NOTES: O 0 18" Min. o 0 o Q 0 0 Q 0 0 0 Qo 0 0° o co 0 oQ o 0 eb 0 er, Q ooQ*0e 00 0 0 0 0 0 0 o 0 0 00 o000 00 0' 00 0 Q 0 0 JAj O Q o ooQ 0 0 o p 0 .v 00 0 0 0 0 Q o 0 o o f1 O 0 0 Qo 0O 0 0 00 o 0 O o. 0 0 O O 0 Qn 0 0 0 O 0 00 00 Q, 0 0 00 000 0 00 0 00 Q Structural o Oo 0 o 0 0 o'ri//�>f//ral o - O 0 0 V 0 00 Q 00 0 0 60 o 0 0 CY 00 0 0 00 0 0 c o C 0 0 Q o 0 o O- O o 00 0 0 0 0 eg Q 0 0 0 o O O 0 0 0 20 o Qo 0 0 0O o0 0 0 0 O 0 0Q O O o 0 0 0 4d 0 0 0 0 0 00 0 o Q on o 0 B 0 0 0000 0 00 O 0 0 0 • Free -draining Backfill should consist of soil having Tess than 5 percent fines. Percent passing No. 4 sieve should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free -draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1-inch Drain Rock. Q 000 0 0 006 0 0 Q tirtirtirtie: •r•r•r•r• ;f;rtirtifti LEGEND: Free -draining Structural Backfill 1-inch Drain Rock • 0 Fill Perforated Rigid Drain Pipe (Surround in Drain Rock) SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING Earth Solutions NWuc Geotechnical Engineering, Construction Monitoring and Environmental Sciences RETAINING WALL DRAINAGE DETAIL Tukwila Hotel Tukwila, Washington Drwn. CAM Date 12/21/2017 Proj. No. 1032.03 Checked SES Date Dec. 2017 Plate 3 Perforated Rigid Drain Pipe (Surround in Drain Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of 12" of Tess permeable, suitable soil. Slope away from building. . r1rtir1lti' L▪ fti�L�5.11�r LEGEND: Surface Seal: native soil or other low -permeability material. 1-inch Drain Rock SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING Earth Solutions NW«c Geotechnical Engineering, Construction Monitoring and Environmental Sciences FOOTING DRAIN DETAIL Tukwila Hotel Tukwila, Washington Drwn. CAM Date 12/21 /2017 Proj. No. 1032.03 Checked SES Date Dec. 2017 Plate 4 Appendix A Subsurface Exploration ES-1032.03 The subsurface conditions at the site were °explored by drilling two;'borings and excavating five test pits. The approximate boring and test pit locations are illustrated on Plate 2 of this report. The boring and test pit Togs are provided in this Appendix. The ..subsurface exploration was completed in October 2007 and November 2017. The borings were advanced to a maximum depth of 80 feet below existing grades. Logs of the borings and test pits explored by ESNW are presented in Appendix A. The final Togs represent the interpretations of the field logs and the results of laboratorji enalyses. The stratification lines on the Togs represent the approximate boundaries between soil types. In actuality, the transitions may.be more gradual. Earth Solutions NW, LLC 1 1 1 1 1 1 1 Earth Solutions NWLLC SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER COARSE GRAINED SOILS MORE THAN 50% OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE GRAVEL GRAVELLYSOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE CLEAN GRAVELS (LITTLE OR NO FINES) .—.•.— s °4° °i° I.bqk ill GW WELL -GRADED GRAVELS, GRAVEL - ND MIXTURES, LITTLE OR NO FINESAND )e oe °��°0," )0 0C'-)0 0C )O Q oO d A' GP POORLY -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) j o ° ,a 1B ' °f I - o4 1� D O • GM SILTY GRAVELS, GRAVEL -SAND - SILT MIXTURES ► , • r 7:44 d�' �j,��,° `�� Ir.I�+. Y ,,f �4'4' GC CLAYEY GRAVELS, GRAVEL -SAND - CLAY MIXTURES SAND AND SANDY SOILS MORE THAN 50% OF COARSE FRACTION PASSING ON NO. 4 SIEVE CLEAN SANDS (LITTLE OR NO FINES) , , . SW WELL -GRADED SANDS, GRAVELLY SANDS, LITTLE OR NO FINES SP POORLY -GRADED SANDS, GRAVELLY SAND, LITTLE OR NO FINES SANDS WITH FINES (APPRECIABLE AMOUNT OF FINES) :•; : •` "'•�.` SM SILTY SANDS, SAND - SILT MIXTURES SC CLAYEY SANDS, SAND - CLAY MIXTURES FINE GRAINED SOILS MORE THAN 50% OF MATERIAL IS SMALLER THAN NO. 200 SIEVE SIZE SILTS AND LIQUID LIMIT CSLESS THAN 50 ML INORGANIC SILTS AND VERY FINE SANDS, ROCK FLOUR, SILTY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY f4CL INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS _—_--1 _— OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY SILTS AND LIQUID LIMIT CLAYS GREATER THAN 50 jj MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SAND OR SILTY SOILS CHINORGANIC CLAYS OF HIGH PLASTICITY OH ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS HIGHLY ORGANIC SOILS �!.. " PT PEAT. HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached togs. 1 Earth Solutions NW TEST PIT NUMBER TP-1 Earth 1805 - 136th Place N.E., Suite 201 ISI)Iution Bellevue, Washington 98005 PAGE 1 OF 1 '", Telephone: 425-449-4704 Fax: 425-449-4711 PROJECT NUMBER ES-1032.03 PROJECT NAME Tukwila Hotel DATE STARTED 11/30/17 COMPLETED 11/30/17 GROUND ELEVATION 40 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY SES CHECKED BY SSR AT END OF EXCAVATION — NOTES Surface Conditions: sand fill AFTER EXCAVATION -- lo DEPTH (ft) SAMPLE TYPE NUMBER TESTS co 0i v 2 g O MATERIAL DESCRIPTION - - - - - - MC = 11.90% SP- SM `•••••• •Brown •• ••• • O ::.:3 •ii% ��• .•••• • • poorly graded SAND with silt, medium dense to dense, wet (Fill) , -heavy groundwater seepage from TOH to 3' due to rain . 3.o 37 5 MC=11.80% ML Gray SILT with sand, dense to very dense, wet MC = 23.20% 5.5 [USDA Classification: slightly gravelly LOAM] . Fines = 56.00% Test pit terminated at 5.5 feet below existing grade. Heavy groundwater seepage encountered from TOH to 3.0 feet during excavation. Caving observed from TOH to BOH. Bottom of test pit at 5.5 feet. Earth Solutions NW TEST PIT NUMBER TP-2 : Ea rib 1805 - 136th Place N.E., Suite 201 'SI)Iutiun Bellevue, Washington 98005 PAGE 1 OF 1 NW' Lc Telephone: 425-449-4704 , Fax: 425-449-4711 PROJECT NUMBER ES-1032.03 PROJECT NAME Tukwila Hotel DATE STARTED 11/30/17 COMPLETED 11/30/17 GROUND ELEVATION 40 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY SES CHECKED BY SSR . AT END OF EXCAVATION — NOTES AFTER EXCAVATION -- • to DEPTH (ft) SAMPLE TYPE NUMBER TESTS vi ai GRAPHIC LOG MATERIAL DESCRIPTION _ — — MC = 16.90% • Fines = 6.50% MC = 15.00% MC = 10.50% SP-I:: SM •�•�+� +*V* •%i • +.4+ �+p Brown poorly graded SAND with gravel, medium dense to dense, wet (Fill) -groundwater seepage from TOH to 3' [USDA Classification: slightly gravelly coarse SAND] 3 o -bottom of preload pad 37.0 GM ° t 0'b< o1 ' C Gray silty GRAVEL with sand, very dense, moist . 4.5 35.5 Test pit terminated at 4.5 feet below existing grade due to very dense conditions. Groundwater seepage encountered from TOH to 3.0 feet during excavation. Caving observed from TOH to 3.0 feet. • Bottom of test pit at 4.5 feet. Earth Solutions NW TEST PIT NUMBER TP-3 Ea rttr 1805 - 136th Place N.E., Suite 201 So I tt tiI) ri Bellevue, Washington 98005 PAGE 1 OF 1 q%% •i (• Telephone: 425-449-4704 Fax: 425-449-4711 PROJECT NUMBER ES-103203 PROJECT NAME Tukwila Hotel DATE STARTED 11/30/17 COMPLETED 11/30/17 GROUND ELEVATION 40 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY SES CHECKED BY SSR AT END OF EXCAVATION — NOTES Depth of Topsoil & Sod 4": grass AFTER EXCAVATION -- _ o 0 w o- Eli L 2i u) TESTS N U 0 O 0 MATERIAL DESCRIPTION TPS :•••• 0.4 Dark brown TOPSOIL (Fill) 39.6 - - - - - = 25.00% MC = 20.10% SM v•• •'••• ••ii sr kMC •%% �•�• ♦•�♦ %% �� Brown silty SAND with gravel, medium dense, wet (Fill) 3.0 37.4 5 SM Gray silty SAND with gravel, dense to very dense, moist -weakly cemented MC = 24.30% MC = 21.90% • 6.0 [USDA Classification: gravelly fine sandy LOAM] Fines = 35.00% , Test pit terminated at 6.0 feet below existing grade. No groundwater encountered during excavation. No caving observed. Bottom of test pit at 6.0 feet. 1 1 i 1 t 1 1 Earth Solutions NW TEST PIT NUMBER TP-4 Ea rth 1805 - 136th Place N.E., Suite 201 PAGE 1 OF 1 'So I u d o n Bellevue, Washington 98005 %Wm- Telephone: 425-449-4704 Fax: 425-449-4711 PROJECT NUMBER ES-1032.03 PROJECT NAME Tukwila Hotel DATE STARTED 11/30/17 COMPLETED 11/30/17 GROUND ELEVATION 40 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY SES CHECKED BY SSR AT END OF EXCAVATION — NOTES Depth of Topsoil & Sod 4": grass AFTER EXCAVATION — lo DEPTH (ft) SAMPLE TYPE • NUMBER TESTS vi 0 GRAPHIC LOG MATERIAL DESCRIPTION - - _ _ — — _ _ 5 MC = 24.60% MC = 22.40% MC = 20.50% MC = 4.50% Fines = 8.30% TPSL Xs: •:• •�• ••••�• •SM +•� $1:4 •• •� 0.4 Dark brown TOPSOIL (Fill) 39.6 -groundwater seepage from TOH to 1' Brown silty SAND with gravel, medium dense, wet (Fill) 3.0 37.0 SM Gray silty SAND with gravel, dense to very dense, moist 4 5 -weakly cemented 35.5 GP- GM o ) - < Gray poorly graded GRAVEL with sand, dense to very dense, moist 5.5 [USDA Classification: extremely gravelly sandy LOAM] 34.5 Test pit terminated at 5.5 feet below existing grade. Groundwater seepage encountered from TOH to 1.0 foot during excavation. No caving observed. Bottom of test pit at 5.5 feet. Earth Solutions NW TEST PIT NUMBER TP-5 Ea rth 1805 - 136th Place N.E., Suite 201 . 'i4]IUtl4ltl Bellevue, Washington 98005 PAGE 1 OF 1 CNN', i, Telephone: 425-449-4704 Fax: 425-449-4711 PROJECT NUMBER ES-1032.03 PROJECT NAME Tukwila Hotel DATE EXCAVATION EXCAVATION LOGGED NOTES STARTED BY Depth 11/30/17 COMPLETED 11/30/17 GROUND ELEVATION 40 ft TEST PIT SIZE CONTRACTOR NW Excavating GROUND WATER LEVELS: METHOD AT TIME OF EXCAVATION — SES CHECKED BY SSR AT END OF EXCAVATION — of Topsoil & Sod 4": grass AFTER EXCAVATION — = wTESTS 0 w a r 0: 2z Q co v0i U 0.J MATERIAL DESCRIPTION - - - - - - MC = 25.60% MC = 22.70% TPSLee••• 0.4 Dark brown TOPSOIL (Fill) 39.6 SM •e••• ee••e D eg• ••+�e� ee0 ieeeiei 4$ ee* e♦ :0 Brown silty SAND with gravel, medium dense, wet (Fill) -becomes moist 4.0 -groundwater seepage at 4' due to pipe Test pit terminated at 4.0 feet below existing grade due to hitting abandoned stormpipe. Groundwater seepage encountered at 4.0 feet during excavation due to pipe. No caving observed. Bottom of test pit at 4.0 feet. e Earth Solutions NW BORING NUMBER B-1 Earth 2881 152nd Avenue N.E. !Solution • Redmond, Washington 98052 PAGE 1 OF 4 NWi.ic Telephone: 425-284-3300 Fax: 425-284-2855 CLIENT REIT Management and Research LLC PROJECT NAME Tukwila Storage PROJECT NUMBER 1032 PROJECT LOCATION Tukwila, Washington DATE STARTED. 10/15/07 COMPLETED 10/15/07 GROUND ELEVATION HOLE SIZE DRILLING CONTRACTOR' Holocene Drilling GROUND WATER LEVELS: DRILLING METHOD HSA Q AT TIME OF DRILLING 7.5 ft • LOGGED BY JNC CHECKED BY JNC AT END OF DRILLING — NOTES 4" Asphalt AFTER DRILLING — c DEPTH (ft) SAMPLE TYPE NUMBER RECOVERY % BLOW COUNTS (N VALUE) TESTS vi Li GRAPHIC LOG MATERIAL DESCRIPTION - - MC = 22.70% :•,•;.O SM ••;•;•� i i❖., $::i•$ y.•p� ii•i k:::+: '..•• ,��.� .:44.: ❖❖ 4440. Crushed Rock Gray silty SAND with gravel, dense, moist (Fill) -increasing gravel content 4.5 SS 100 15-22-20 (42) MC = 10.40%4��'� SP-,..�.*. SM ; ".�.44i 4•..t M.❖.' t•.:+.. `�•.O 4 •❖i•i Gray poorly graded SAND with•silt and gravel, medium dense, moist (Fill) -becomes wet • 7.0 - SS 100 15104 (14) MC = 15.60% SM :• • Brown silty SAND, loose, wet 9.0 14 1 i i 15 SS 100 1-(2) 1 1 MC = 44.50% LL = 44 PL = 32 ML • Gray SILT, very loose, wet 11,0 SP- SM _'r; • .. ' Dark gray fine poorly graded SAND with silt, loose, wet '14.0 SS 100 0-0-1 (1) MC = 39.60% Fines = 82.00% ML Gray SILT with sand, very. loose, wet -decreasing sand content 20.0 i i i - i 7 51 20 Earth Solutions NW 2881 152nd Avenue N.E. Redmond, Washington 98052 Telephone: 425-284-3300 Fax: 425-284-2855 BORING NUMBER B-1 PAGE 2 OF 4 I CLIENT REIT Management and Research LLC PROJECT NAME Tukwila Storage PROJECT LOCATION Tukwila, Washington PROJECT NUMBER 1032 0- LLI ov w 0 }} w • m r pX RECOVERY TESTS V) 0 co. 0 0 o MATERIAL DESCRIPTION SS 100 18-0-1 (1) MC = 44.60% ML 24.0 Olive brown SILT, very loose, wet 25 30 SS 100 1-1-2 (3) MC = 66.40% PT 27.0 Dark brown PEAT trace silt, soft, wet -increasing silt content L 35 SS 100 2-1-1 (2) MC = 45.10% L O I- c� (1i z a_ csi 40 �_— x m w C9 SS 100 (2) MC = 37.50% SS 100 3-4-12 (16) MC = 32.10% ML SP ML SM 33.0 34.9 41.5 Brown SILT, very loose, wet Dark gray poorly graded SAND, loose, wet Gray SILT, very loose, wet -minor sand layers Dark gray poorly graded SAND with silt, medium dense, wet e 1 Earth Solutions NW BORING NUMBER B-1 s Earth 2881 152nd Avenue N.E. PAGE 3 OF 4 ' SoRedmond, Washington 98052 - Wu Telephone: 425-284-3300 Fax: 425-284-2855 CLIENT REIT Management and Research LLC PROJECT NAME Tukwila Storage PROJECT NUMBER 1032 PROJECT LOCATION Tukwila, Washington DEPTH (ft) SAMPLE TYPE NUMBER RECOVERY % BLOW COUNTS (N VALUE) TESTS U.S.C.S. GRAPHIC LOG MATERIAL DESCRIPTION - - SP- SM Dark gray poorly graded SAND with silt, medium dense, wet (continued) 62.0 45 SS 100 9-11-12 (23) MC = 24.80% Fines = 6.70% 0 SS 100 11(31)18 MC = 25.90% 55 SM .'. Dark gray silty SAND, loose, wet 54.0 SS 100 3(7) MC = 35.30% ML y Gray sandy SILT, very loose, wet . -increasing silt content 60.0 - - - 5^ - fi0 Gray SILT, medium dense, wet i 65.0 z " 7 7— sr u Ip ( SS 100 �13) MC = 31.90% ML• SS 100 0-1-4 MC = 43.60% SM ;. Gray silty SAND, loose wet Ai Earth ;So Iution NWu.rc Earth Solutions NW 2881 152nd Avenue N.E. Redmond, Washington 98052 Telephone: 425-284-3300 Fax: 425-284-2855 BORING NUMBER B-1 PAGE4OF4 CLIENT REIT Management and Research LLC PROJECT NUMBER 1032 PROJECT NAME Tukwila Storage PROJECT LOCATION Tukwila, Washington 2 arc" u0 RECOVERY % TESTS O MATERIAL DESCRIPTION 70 SM 67.0 Gray silty SAND, loose wet (continued) SS 75 100 0-2-3 (5) MC = 43.40% - GENERAL BH / TP / WELL 1032.GPJ GINT US.GDT 1 /07 80 SS 100 0-0-1 (1) MC = 45.60% X SS 150 0-15 MC = 43.80% ML 80.0 Gray SILT, very loose, wet -possible very soft clay layer from 73' - 78' Boring terminated at 80.0 feet below existing grade. Groundwater table encountered at 7.5 feet during drilling. Boring backfilled with bentonite and cuttings. Bottom of hole at 80.0 feet. e Earth Solutions NW BORING NUMBER B-2 EarlJi. 2881 152nd Avenue N.E. 'Solution." Redmond, Washington 98052 • PAGE 1 OF 4 NWuc Telephone: 425-284-3300 Fax: 425-284-2855 CLIENT REIT Management and Research LLC PROJECT NAME Tukwila Storage PROJECT NUMBER 1032 PROJECT LOCATION Tukwila, Washington DATE STARTED 10/15/07 COMPLETED 10/15/07 GROUND ELEVATION HOLE SIZE DRILLING CONTRACTOR Holocene Drilling GROUND WATER LEVELS: DRILLING METHOD HSA S.Z. AT TIME OF DRILLING 4.5 ft. LOGGED BY JNC CHECKED BY JNC AT END OF DRILLING — NOTES 4". Asphalt AFTER DRILLING — DEPTH (ft) SAMPLE TYPE NUMBER RECOVERY % BLOW COUNTS (N VALUE) TESTS vi GRAPHIC LOG MATERIAL DESCRIPTION *':'•••,A �'�':4 SM e4;:;:� V•••° ,rir-t � :•44++ -A �j.�!A Crushed Rock Gray silty SAND with gravel, dense, moist (Fill) 4.5 _ SS 100 6-13-13 (26) MC = 12.40% 5 SS 100 3�4�2 MC = 35.10% ML Gray fine sandy SILT, loose, wet -becomes brown 98.0 SS 100 1-2-3 (5) MC = 31.30% Fines = 70.00% 10 SS 100 1-18 MC = 36.30% - - 7 i 15 SS 100 1-1-2 (3) MC = 41.50% Fines = 97.70% ,_ 20 SM • • • Gray fine silty SAND, very loose, wet -minor organics Earth Solutions NW BORING NUMBER B-2 ; Earth 2881 152nd Avenue N.E. PAGE 2 OF 4 'Salultnn Redmond, Washington 98052 NWu.42 Telephone: 425-284-3300 Fax: 425-284-2855 CLIENT REIT Management and Research LLC PROJECT NAME Tukwila Storage ' ' ' PROJECT NUMBER 1032 PROJECT.LOCATION Tukwila, Washington a.. E w— O 20 a. a. w w aD <Z CO o L. j 0 W Ce BLOW COUNTS (N VALUE) TESTS U.S.C.S. GRAPHIC LOG MATERIAL DESCRIPTION. S5 100 0�2�2 MC = 48.50% SM .` : '.'S' Gray fine silty SAND, very loose, wet (continued) 21.0 Brown SILT, very loose, wet - - - -contains trace organics 25 SS 100 1 2 ) 1 � MC = 57.00% • r -increasing organic content, possible peat layer from 26' - 28' 130 SS 100 0�5)3 MC = 64.40% _ ML -becomes olive brown 35 SS 100 2(4)2 MC = 31.10% ri D. 0 40 _ = SS 100 0- MCMC = 37.70% • m J Lz -contains minor sand layers 1 i 1 Earth Solutions NW BORING NUMBER B-2 4iEiirpi 2881 152nd Avenue N.E. PAGE 3 OF 4 S01UiIAf1Redmond, Washington 98052 4Wii.c Telephone: 425-284-3300 Fax: 425-284-2855 CLIENT REIT Management and Research LLC PROJECT NAME Tukwila Storage PROJECT NUMBER 1032 PROJECT LOCATION Tukwila, Washingtoi a~. - win w }0: C Q Z c } j w lY N�j O j Q COo z TESTS oi V ✓) U a O J CD MATERIAL DESCRIPTION - ML Brown SILT, very loose, wet (continued) increasing sand content 46.5 45 SS 100 0-4-6 (10) MC = 36.40% Fines = 79.80% P- SSM '• - :. .. ::, Dark gray poorly graded SAND with silt, medium dense, wet �. , 53.0 so SS 100 (25) 8-10-15 MC = 30.30% f _ o - SM •• ,•;' Gray silty SAND, medium dense, wet • -59.0 55 H SS 100 �� MC = 32.60% - _ 60 ML Gray sandy SILT, loose, wet �64.0 SS 100 2(6)3 MC = 33.80% 5- J J J _ 65 i H SS 100 0-0-2 (2) MC = 42.60% LL = 40 PL = 23 SM :' ' • -• Gray fine silty SAND, loose, wet 65.0 `—� a Gray lean CLAY, very soft, wet t� CLIENT PROJECT Earth SO[ut1Of WI Lc; REIT Earth Solutions NW BORING NUMBER B-2 2881 152nd Avenue N.E. PAGE 4 OF 4 Redmond, Washington 98052 Telephone: 425-284-3300 Fax: 425-284-2855 Management and Research LLC PROJECT NAME Tukwila Storage 1 I 1 ' 1 I 1 I NUMBER 1032 PROJECT LOCATION Tukwila, Washington a 8 a rw w A a= 2Z > j 0 0 <nw 9 j Q m0> UZ TESTS. (6 0 ui v - 0 �� 0 MATERIAL DESCRIPTION . _ - -- - J - - 70 CL /75.0 Gray lean CLAY, very soft, wet (continued) -minor ash layer (volcanic) - 1 - -X 75 SS 100 0-0-1 MC = 42.00% SS 100 0-1-2 (3) MC = 39.60% S 0 D z, D 9 u 0 J L bq W Z 0 Boring terminated at 75.0 feet below existing grade. Groundwater table encountered at 4.5 feet during drilling. Boring backfilled with bentonite and cuttings. Bottom of hole at 75.0 feet. Appendix B Laboratory Test Results ES-1032.03 Earth Solutions NW, LLC Earth Solutions NW, LLC 1805 - 136th PL N.E., Suite 201 Bellevue, WA 98005 Telephone: 425-449-4704 Fax: 425-449-4711 PROJECT NUMBER ES-1032.03 GRAIN SIZE DISTRIBUTION PROJECT NAME Tukwila Hotel •ER ENT FINER BY WEIGH 1 100 95 90 85 80 75 70 65 60 55 50 45 40 35 30 25 20 15 10 5 0 U.S. SIEVE OPENING IN INCHES 6 4 3 2 1 5 1 1/2 • • • • • U.S. SIEVE NUMBERS 3 4 6 810 1416 20 30 40 50 60 I I 1 • • • • • I 100 140 200 HYDROMETER 100 COBBLES Specimen Identification • m A TP-1 TP-2 TP-3 TP-4 5.50ft. 2.50ft. 6.00ft. 5.50ft. 10 GRAVEL coarse fine 1 0.1 GRAIN SIZE IN MILLIMETERS coarse SAND medium fine 0.01 SILT OR CLAY 0.001 Classification USDA: Gray Slightly Gravelly Loam. USCS: Sandy ML. USDA: Gray Slightly Gravelly Coarse Sand. USCS: SP-SM. USDA: Gray Gravelly Fine Sandy Loam. USCS: SM with Gravel. USDA: Gray Extremely Gravelly Sandy Loam. USCS: GP -GM with Sand. Cc 1.19 6.16 Cu 3.83 207.6 Specimen Identification • m A * TP-1 5.5ft. TP-2 2.5ft. TP-3 6.0ft. TP-4 5.5ft. D100 19 9.5 19 37.5 D60 0.108 0.603 0.325 23.102 D30 0.335 3.98 D10 0.157 0.111 LL PL PI %Silt %Clay 56.0 6.5 35.0 8.3 1 i Earth Solutions NW, LLC GRAIN SIZE DISTRIBUTION Earth_ • 2881 152nd Avenue N.E. I��n-S Redmond, WA 98052 NW►a.c ; Telephone: (425) 284-3300 Fax: (425) 284-2855 CLIENT REIT Management and Research, LLC PROJECT NAME Andover Executive Park PROJECT NUMBER ES-1032 PROJECT LOCATION Tukwila U.S. SIEVE OPENING IN NCHES I 6 4 3 2 .5 1 3/4 1/23/8 3 U.S. SIEVE NUMBERS 1 HYDROMETER 6 0-• 1416 20 30 50 80 100 140 200 100 I I I 1 1. I 1 I I -..III -..II I 95 sa � 180gall 85 i1__ 75 11 70 'I 11 , Lii 60 >- m 55 w .50 z z 45 w I� ¢ 40 a5 1_I I: ■ 30 25 20 — 15 - 10 . I 5 0 - 100 10 0 1 GRAIN SIZE IN MILLIMETERS , 0.01 0.001 GRAVEL SAND SILT OR CLAY COBBLES coarse p line coarse medium tine Specimen Identification Classification LL PL PI Cc Cu • B-1 15.0ft. Gray SILT with sand, ML to B-1 45.0ft. Dark gray poorly graded SAND with silt, SP-SM 1.09 3.31 ♦ B-2 7.5ft. Gray sandy SILT, ML • _ i * B-2 15.0ft. Brown SILT, ML 0 B-2 45.011. Dark gray SILT with sand, ML Specimen Identification D100 D60 D30 D10 %Gravel %Sand %Silt %Clay I • B-1 15.0ft. 2 0.0 18.0 82.0 1 B-1 45.0ft. 4.75 0.36 0.206 0.109 0.0 93.3 6.7 A B-2 7.5ft. 2 0.0 30.0 70.0 4 * B-2 15.0ft. 4.75 0.0 2.3 97.7 0 B-2 45.0ft, 4.75 0.0 _ 20.2 79.8 Earth Solutions NW, LLC ATTERBERG LIMITS' RESULTS Earth 2881 152nd Avenue N.E. 6. ....m uris Redmond, WA 98052 Wm: Telephone: (425) 284-3300 Fax: (425) 284-2855 CLIENT REIT Management and Research, LLC PROJECT NAME Andover Executive Park PROJECT NUMBER ES 1032 PROJECT LOCATION Tukwila 60' 50 Ci P L A 40 S T I C T 30 Y I N .20 E X 10 • CL-ML ML41) 0 f - 0 20 40 60 60 100 LIQUID LIMIT Specimen Identification LL PL PI Fines Classification • B-1 10.0 44 32 12 Gray SILT, ML m B-2 65.0 40 23 17 Gray lean CLAY, CL • E-MAIL ONLY Report Distribution ES-1032.03 Braxton & Klein Capital Partners 1735 South 19th Avenue, Suite B Bozeman, Montana 59718 Attention: Mr. Will Ralph Earth Solutions NW, LLC Tab 7.0 7.0 OTHER PERMITS • Fire Marshal / Fire Hydrant Locations Approval • Construction Stormwater General Permit (Department of Ecology) 18930.001 Tab 8.0 8.0 CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN (CSWPPP) ANALYSIS AND DESIGN A. Erosion and Sediment Control (ESC) Plan Analysis and Design A CSWPPP addressing this section is provided under separate cover. B. Stormwater Pollution Prevention and Spill (SWPPS) Plan Design A CSWPPP addressing this section is provided under separate cover. 18930.001 Tab 9.0 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT Appropriate documentation for this section will be provided if the City of Tukwila requires. 18930.001 Tab 10.0 10.0 OPERATIONS AND MAINTENANCE MANUAL 18930.001 APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES 1 NO. 3 - DETENTION TANKS AND VAULTS Maintenance Component Defect or Problem Conditions When Maintenance is Needed Results Expected When Maintenance is Performed Site Trash and debris Any trash and debris which exceed 1 cubic foot per 1,000 square feet (this is about equal to the amount of trash it would take to fill up one standard size office garbage can). In general, there should be no visual evidence of dumping. Trash and debris cleared from site. Noxious weeds Any noxious or nuisance vegetation which may constitute a hazard to County personnel or the public. Noxious and nuisance vegetation removed according to applicable regulations. No danger of noxious vegetation where County personnel or the public might normally be. Contaminants and pollution Any evidence of contaminants or pollution such as oil, gasoline, concrete slurries or paint. Materials removed and disposed of according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Grass/groundcover Grass or groundcover exceeds 18 inches in height. Grass or groundcover mowed to a height no greater than 6 inches. Tank or Vault Storage Area Trash and debris Any trash and debris accumulated in vault or tank (includes floatables and non-floatables). No trash or debris in vault. Sediment accumulation Accumulated sediment depth exceeds 10% of the diameter of the storage area for % length of storage vault or any point depth exceeds 15% of diameter. Example: 72-inch storage tank would require cleaning when sediment reaches depth of 7 inches for more than % length of tank. All sediment removed from storage area. Tank Structure Plugged air vent Any blockage of the vent. Tank or vault freely vents. Tank bent out of shape Any part of tank/pipe is bent out of shape more than 10% of its design shape. Tank repaired or replaced to design. Gaps between sections, damaged joints or cracks or tears in wall A gap wider than 'A -inch at the joint of any tank sections or any evidence of soil particles entering the tank at a joint or through a wall. No water or soil entering tank through joints or walls. Vault Structure Damage to wall, frame, bottom, and/or top slab • Cracks wider than %-inch, any evidence of soil entering the structure through cracks or qualified inspection personnel determines that the vault is not structurally sound. Vault is sealed and structurally sound. Inlet/Outlet Pipes • Sediment accumulation Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. Trash and debris Trash and debris accumulated in inlet/outlet pipes (includes floatables and non-floatables). No trash or debris in pipes. Damaged Cracks wider than 1/2-inch at the joint of the inlet/outlet pipes or any evidence of soil entering at the joints of the inlet/outlet pipes. No cracks more than 1/2-inch wide at the joint of the inlet/outlet pipe. r a 1 2016 Surface Water Design Manual — Appendix A A-5 4/24/2016 APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO.3 - DETENTION TANKS` AND, VAULTS , Maintenance Component Defect or Problem . Conditions When Maintenance is Needed Results Expected When Maintenance is Performed Access Manhole Cover/lid not in place Cover/lid is missing or only partially in place. Any open manhole requires immediate maintenance. Manhole access covered. Locking mechanism not working Mechanism cannot be opened by one maintenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work. Mechanism opens with proper tools. Cover/lid difficult to remove One maintenance person cannot remove cover/lid after applying 80 Ibs of lift. Cover/lid can be removed and reinstalled by one maintenance person. Ladder rungs unsafe Missing rungs, misalignment, rust, or cracks. Ladder meets design standards. Allows maintenance person safe access. Large access doors/plate Damaged or difficult to open Large access doors or plates cannot be opened/removed using normal equipment. Replace or repair access door so it can opened as designed. Gaps, doesn't cover completely Large access doors not flat and/or access opening not completely covered. Doors close flat; covers access opening completely. Lifting Rings missing, rusted Lifting rings not capable of lifting weight of door or plate. Lifting rings sufficient to lift or remove door or plate. 1 4/24/2016 2016 Surface Water Design Manual - Appendix A A-6 APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES ' NO. 4 - CONTROL STRUCTURE/FLOW RESTRICTOR Maintenance Component Defect or Problem Condition When Maintenance is Needed Results Expected When Maintenance is Performed Structure Trash and debris Trash or debris of more than 1/2 cubic foot which is located immediately in front of the structure opening or is blocking capacity of the structure by more than 10%. No Trash or debris blocking or potentially blocking entrance to structure. . Trash or debris in the structure that exceeds 1/3 the depth from the bottom of basin to invert the lowest pipe into or out of the basin. No trash or debris in the structure. Deposits of garbage exceeding 1 cubic foot in volume. No condition present which would attract or support the breeding of insects or rodents. Sediment Sediment exceeds 60% of the depth from the bottom of the structure to the invert of the lowest pipe into or out of the structure or the bottom of the FROP-T section or is within 6 inches of the invert of the lowest pipe into or out of the structure or the bottom of the FROP-T section. Sump of structure contains no sediment. Damage to frame and/or top slab Corner of frame extends more than 'A inch past curb face into the street (If applicable). Frame is even with curb. Top slab has holes larger than 2 square inches or cracks wider than '/a inch. Top slab is free of holes and cracks. Frame not sitting flush on top slab, i.e., separation of more than % inch of the frame from the top slab. Frame is sitting flush on top slab. Cracks in walls or bottom Cracks wider than % inch and longer than 3 feet, any evidence of soil particles entering structure through cracks, or maintenance person judges that structure is unsound. Structure is sealed and structurally sound. Cracks wider than % inch and longer than 1 foot at the joint of any inlet/outlet pipe or any evidence of soil particles entering structure through cracks. No cracks more than 1/4 inch wide at the joint of inlet/outlet pipe. Settlement/ misalignment Structure has settled more than 1 inch or has rotated more than 2 inches out of alignment. Basin replaced or repaired to design standards. Damaged pipe joints Cracks wider than 1/2-inch at the joint of the inlet/outlet pipes or any evidence of soil entering the structure at the joint of the inlet/outlet pipes. No cracks more than %-inch wide at the joint of inlet/outlet pipes. Contaminants and pollution Any evidence of contaminants or pollution such as oil, gasoline, concrete slurries or paint. Materials removed and disposed of according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Ladder rungs missing or unsafe Ladder is'unsafe due to missing rungs, misalignment, rust, cracks, or sharp edges. Ladder meets design standards and allows maintenance person safe access. FROP-T Section Damage T section is not securely attached to structure wall and outlet pipe structure should support at least 1,000 Ibs of up or down pressure. T section securely attached to wall and outlet pipe. Structure is not in upright position (allow up to 10% from plumb). Structure in correct position. Connections to outlet pipe are not watertight or show signs of deteriorated grout. Connections to outlet pipe are water tight; structure repaired or replaced and works as designed. Any holes —other than designed holes —in the structure. Structure has no holes other than designed holes. a 2016 Surface Water Design Manual — Appendix A A-7 4/24/2016 1 APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES 0 NO. 4 - CONTROL STRUCTURE/FLOW RESTRICTOR Maintenance Component Defect or Problem Condition When Maintenance is Needed Results Expected When Maintenance is Performed Cleanout Gate Damaged or missing Cleanout gate is missing. Replace cleanout gate. Cleanout gate is not watertight. Gate is watertight and works as designed. Gate cannot be moved up and down by one maintenance person. Gate moves up and down easily and is watertight. Chain/rod leading to gate is missing or damaged. Chain is in place and works as designed. Orifice Plate Damaged or missing Control device is not working properly due to missing, out of place, or bent orifice plate. Plate is in place and works as designed. Obstructions Any trash, debris, sediment, or vegetation blocking the plate. Plate is free of all obstructions and works as designed. Overflow Pipe Obstructions Any trash or debris blocking (or having the potential of blocking) the overflow'pipe. Pipe is free of all obstructions and works as designed. Deformed or damaged lip Lip of overflow pipe is bent 'or deformed. Overflow pipe does not allow overflow at an elevation lower than design Inlet/Outlet Pipe Sediment accumulation Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. Trash and debris Trash and debris accumulated in inlet/outlet pipes (includes floatables and non-floatables). No trash or debris in pipes. Damaged Cracks wider than %-inch at the joint of the inleUoutlet pipes or any evidence of soil entering at the joints of the inlet/outlet pipes. No cracks more than %-inch wide at the joint of the inlet/outlet pipe. Metal Grates (If Applicable) Unsafe grate opening Grate with opening wider than 7/e inch. Grate opening meets design standards. Trash and debris Trash and debris that is blocking more than 20% of grate surface. Grate free of trash and debris. footnote to guidelines for disposal Damaged or missing Grate missing or broken member(s) of the grate. Grate is in place and meets design standards. Manhole Cover/Lid Cover/lid not.in place Cover/lid is missing or only partially in place. Any open structure requires urgent maintenance. Cover/lid protects opening to structure. Locking mechanism . Not Working Mechanism cannot be opened by one maintenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work. Mechanism opens with proper tools. Cover/lid difficult to Remove One maintenance person cannot remove cover/lid after applying 80 lbs. of lift. Cover/lid can be removed and reinstalled by one maintenance person. 4/24/2016 A-8 2016 Surface Water Design Manual — Appendix A APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 5 - CATCH BASINS AND MANHOLES Maintenance Component Defect or Problem Condition When Maintenance is Needed Results Expected When Maintenance is Performed Structure . Sediment Sediment exceeds 60% of the depth from the bottom of the catch basin to the invert of the lowest pipe into or out of the catch basin or is within 6 inches of the invert of the lowest pipe into or out of the catch basin. Sump of catch basin contains no sediment. Trash and debris Trash or debris of more than % cubic foot which is located immediately in front of the catch basin opening or is blocking capacity of the catch basin by more than 10%. No Trash or debris blocking or potentially blocking entrance to catch basin. Trash or debris in the catch basin that exceeds 1/3 the depth from the bottom of basin to invert the lowest pipe into or out of the basin. No trash or debris in the catch basin. Dead animals or vegetation that could generate odors that could cause complaints or dangerous gases (e.g., methane). No dead animals or vegetation present within catch basin. Deposits of garbage exceeding 1 cubic foot in volume. No condition present which would attract or support the breeding of insects or rodents. Damage to frame and/or top slab Corner of frame extends more than ' inch past curb face into the street (If applicable). Frame is even with curb. Top slab has holes larger than 2 square inches or cracks wider than ' inch. Top slab is free of holes and cracks. Frame not sitting flush on top slab, i.e., separation of more than ° inch of the frame from the top slab. Frame is sitting flush on top slab. Cracks in walls or bottom Cracks wider than % inch and longer than 3 feet, any evidence of soil particles entering catch basin through cracks, or maintenance person judges that catch basin is unsound. Catch basin is sealed and is structurally sound. - Cracks wider than 'A inch and longer than 1 foot at the joint of any inlet/outlet pipe or any evidence of soil particles entering catch basin through cracks. No cracks more than 1/4 inch wide at the joint of inlet/outlet pipe. Settlement/ misalignment Catch basin has settled more than 1 inch or has rotated more than 2 inches out of alignment. Basin replaced or repaired to design standards. Damaged pipe joints Cracks wider than 1/2-inch at the joint of the inlet/outlet pipes or any evidence of soil entering the catch basin at the joint of the inlet/outlet pipes. No cracks more than %-inch wide at the joint of inlet/outlet pipes. Contaminants and pollution Any evidence of contaminants or pollution such . as oil, gasoline, concrete slurries or paint. Materials removed and disposed of according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Inlet/Outlet Pipe Sediment accumulation Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. Trash and debris Trash and debris accumulated in inlet/outlet pipes (includes floatables and non-floatables). No trash or debris in pipes. Damaged Cracks wider than 1/2-inch at the joint of the inlet/outlet pipes or any evidence of soil entering at the joints of the inlet/outlet pipes. No cracks more than %-inch wide at the joint of the inlet/outlet pipe. 1 1 2016 Surface Water Design Manual — Appendix A A-9 4/24/2016 APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES ' N.O.5 - CATCH BASINS AND MANHOLES Maintenance Component Defect or Problem Condition When Maintenance is Needed Results Expected When Maintenance is Performed Metal Grates (Catch Basins) Unsafe grate opening Grate with opening wider than 7/8 inch. Grate opening meets design standards. Trash and debris Trash and debris that is blocking more than 20% of grate surface. Grate free of trash and debris. footnote to guidelines for disposal Damaged or missing Grate missing or broken member(s) of the grate. Any open structure requires urgent maintenance. Grate is in place and meets design standards. ManholeCCover/Lid Cover/lid not in place . Cover/lid is missing or only partially in place. Any open structure requires urgent maintenance. Cover/lid protects opening to structure. Locking mechanism Not Working Mechanism cannot be opened by one maintenance person with proper tools. Bolts .cannot be seated. Self-locking cover/lid does not work. Mechanism opens with proper tools. Cover/lid difficult to Remove One maintenance person cannot remove cover/lid after applying 80 lbs. of lift. Cover/lid can' be removed and reinstalled by one maintenance person. 4/24/2016 2016 Surface Water Design Manual — Appendix A A-10 APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO.1,1 - GROUNDS (LANDSCAPING) Maintenance Component Defect or Problem Conditions When Maintenance is Needed Results Expected When Maintenance is Performed Site Trash or litter Any trash and debris which exceed 1 cubic foot •per 1,000 square feet (this is about equal to the amount of trash it would take to fill up one standard size office garbage can). In general, there should be no visual evidence of dumping. Trash and debris cleared from site. Noxious weeds Any noxious or nuisance vegetation which may constitute a hazard to County personnel or the public. Noxious and nuisance vegetation removed according to applicable regulations. No danger of noxious vegetation where County personnel or the public might normally be. Contaminants and pollution Any evidence of contaminants or pollution such as oil, gasoline, concrete slurries or paint. • Materials removed and disposed of according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film,. Grass/groundcover Grass or groundcover exceeds 18 inches in height. Grass or groundcover mowed to a height no greater than 6 inches. Trees and Shrubs • • Hazard Any tree or limb of a tree identified as having a potential to fall and cause property damage or threaten human life. A hazard tree identified by a qualified arborist must be removed as soon as possible.. No hazard trees in facility. Damaged Limbs or parts of trees or shrubs that are split or broken which affect more than 25% of the total foliage of the tree or shrub. Trees and shrubs with less than 5% of total foliage with split or broken limbs. Trees or shrubs that have been blown down or knocked over. No blown down vegetation or knocked over vegetation. Trees or shrubs free of injury. Trees or shrubs which are not adequately supported or are leaning over, causing exposure of the roots. Tree or shrub in place and adequately supported; dead or diseased trees removed. 4/24/2016 2016 Surface Water Design Manual — Appendix A A-16 • City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: ELEMENT BY WESTIN Project Number: PL18-0016 Associated File Number(s): L18-0022, E18-0002 Date Mailed: 8/7/18 Mailing requested by: MAX BAKER Mailer's signature: ❑ Board of Adjustment Agenda Packet ❑ Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit ❑ Notice of Decision Z. Notice of Public Hearing ❑ Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivision Agenda ❑ Determination of Non -Significance ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action ❑ Notice of Application Parties of Record: SEE ATTACHED AGENCY LABELS • ❑ rClerk Office — Ana Le PUBLIC HEARINGS/MEETINGS need to go to Ana to include in Digital Records Center, ❑ US Corps of Engineers ❑ Federal HWY Admin 0 Federal Transit Admin, Region 10 ❑ Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ❑ US Environmental Protection Agency (E.P.A.) ❑ US Dept of HUD ❑ National Marine Fisheries Service Section 2 WASHINGTON STATE AGENCIES ❑ Office of Archaeology 0 Dept of Social & Health Services O Transportation Department (WSDOT NW) ❑ Dept of Ecology NW Regional Office, Shoreland Div. ❑ Dept of Natural Resources SHORELINE NOD REQUIRES RETURN RECEIPT ❑ Office of the Governor 0 Dept of Ecology, SEPA **Send Electronically O WA State Department of Commerce (formerly Community Dev) 0 Office of Attorney General ❑ WA Fisheries & Wildlife, MillCreek Office 0 Office of Hearing Examiner ❑ WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 Section 3 ❑ KC Boundary Review Board 0 Fire District # 11 O Fire District # 2 O KC Wastewater Treatment Div O KC Dept of Parks & Recreation ❑ KC Assessor's Office ❑ KC Watershed Coordination WRIA 9 KING COUNTY AGENCIES ❑ Health Department ❑ Port of Seattle ® KC Dev & Environmental Services-SEPA Info Center ❑ KC Metro Transit Div-SEPA Official, Environmental Planning ❑ KC Dept of Natural Resources ❑ KC Dept of Natural Resources, Andy Levesque ❑ KC Public Library System O Foster Library ❑ Renton Library O Kent Library ❑ Seattle Library Section 4 SCHOOLS/LIBRARIES ❑ Westfield Mall Library 0 Tukwila School District ❑ Highline School District O Seattle School District ❑ Renton School District ❑ Century Link ❑ Seattle City Light ❑ Puget Sound Energy ® Highline Water District ❑ Seattle Planning &Dev/Water Dept ❑ Comcast Section 5 UTILITIES ❑ BP Olympic Pipeline Val-Vue Sewer District ® Water District # 20 ® Water District # 125 ❑ City of Renton Public Works ❑ Bryn Mawr-Lakeridge Sewer/Water Dist ❑ Seattle Public Utilities ❑ Waste Management ❑ Cascade Water Alliance ❑ Tukwila City Departments ❑ Public Works ❑ Police ❑ Planning ❑ Parks & Rec ❑ City Clerk (PUBLIC HEARINGS/MEETINGS) ❑ Fire ❑ Finance ❑ Building O Mayor Section 6 CITY AGENCIES ❑ Kent Planning Dept ['Renton Planning Dept ❑ City of SeaTac ❑ City of Burien ❑ City of Seattle ❑ Strategic Planning *Notice of all Seattle Related Projects Section 7 OTHER LOCAL AGENCIES * send notice of all applications on Green/Duwamish River ❑ Puget Sound Clean Air Agency ❑ Duwamish River Clean Up Coalition * ❑ Muckleshoot Indian Tribe * ❑ Cultural Resources ❑ Fisheries Program ❑ Wildlife Program ❑ Duwamish Indian Tribe * ❑ People for Puget Sound * ** ❑ Sound Transit/SEPA ❑ Puget Sound Regional Council 0 Washington Environmental Council ❑ Futurewise O Puget SoundKeeper ❑ SW KC Chamber of Commerce ❑ Tukwila Historical Society** send notices for all Tukwila projects which require public notice — via email to: tukwilahistsociety@tukwilahistory.org and rcwieser@comcast.net ❑ Seattle Times ❑ Highline Times Section 8 MEDIA ❑ South County Journal 0 City of Tukwila Website PartillOf Record / Additional Contact. • Write in here. City of Tukwila Notice Of Hearing Design Review Element by Westin, File #L18-0022 (Design Review) Project Planner: Max Baker at 206.431.3683 or Max.Baker@Tukwilawa.gov Project Description: Design Review to develop a new five -story, 177 room hotel with parking for approximately 177 cars. File# L18-0022 Applicant: Will Ralph, Braxton Development Property Owner: Myong and Young LLC Project Location: 515 Industry Dr., APN 0223400070 You are invited to comment on the project before the Board of Architectural Review at a public hearing scheduled on : August 23, 2018 at 6:30 pm In Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, WA You may view the application, request a copy of any decision, comment on the project, and learn your appeal rights by contacting the project planner listed above, or by visiting our offices Monday through Friday, 8:00am to 5:00 pm at DCD, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. City of Tukwila Notice Of Hearing Design Review Element by Westin, File #L18-0022 (Design Review) Project Planner: Max Baker at 206.431.3683 or Max.Baker@Tukwilawa.gov Project Description: Design Review to develop a new five -story, 177 room hotel with parking for approximately 177 cars. File# L18-0022 Applicant: Will Ralph, Braxton Development Property Owner: Myong and Young LLC Project Location: 515 Industry Dr., APN 0223400070 You are invited to comment on the project before the Board of Architectural Review at a public hearing scheduled on : August 23, 2018 at 6:30 pm In Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, WA You may view the application, request a copy of any decision, comment on the project, and learn your appeal rights by contacting the project planner listed above, or by visiting our offices Monday through Friday, 8:00am to 5:00 pm at DCD, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. • • City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project. 2523049034 Occupant 915 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02112 ACTIVE-ML None 2523049034 Occupant 917 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02114 ACTIVE-ML None 2523049034 Occupant • 921 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02115 ACTIVE-ML None 2523049034 Occupant 923 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02117 ACTIVE-ML None 2523049034 Occupant 939 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02129 ACTIVE-ML None 2523049034 Occupant 941 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02131 ACTIVE-ML None 2523049034 Occupant 943 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02133 ACTIVE-ML None 2523049034 Occupant 951 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02139 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Occupant 571 STRANDER BLVD TUKWILA WA 98188 TukwilaAdddressPoints ADDR-12355 ACTIVE-ML None 223300010 Occupant 551 STRANDER BLVD TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01335 ACTIVE-ML None 223300010 Occupant 555 STRANDER BLVD TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01337 ACTIVE-ML None 223300010 Occupant 561 STRANDER BLVD TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01338 ACTIVE-ML None 223300010 Occupant 567 STRANDER BLVD TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01340 ACTIVE-ML None 223300010 Occupant 569 STRANDER BLVD TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01341 ACTIVE-ML None 223300010 Occupant 575 STRANDER BLVD TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01343 ACTIVE-ML None 223400010 Occupant 530 INDUSTRY DR 200 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-12938 ACTIVE-ML None 223400010 Occupant 530 INDUSTRY DR 210 TUKWILA WA 98188-3404 TukwilaAdddressPoints ADDR-12939 ACTIVE-ML None 223400010 Occupant 564 INDUSTRY DR 200 223400010 Occupant 596 INDUSTRY DR 200 TUKWILA WA TUKWILA WA 98188 TukwilaAdddressPoints ADDR-12940 ACTIVE-ML None 98188 TukwilaAdddressPoints ADDR-12941 ACTIVE-ML None • • *Ifs /I;;Ekbo-it-) of ;;Department of Communety4eve'lopment-,Jack Pgce, Director Affidavit of Distribution Project Name: ELEMENT BY WESTIN Project Number: PL18-0016 Associated File Number(s): L18-0022, E18-0002 Date Mailed: 4/9/18 Mailing requested by: MAX BAKER Mailer's signature: ❑ Board of Adjustment Agenda Packet ❑ Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit ❑ Determination of Non -Significance ❑ Notice of Decision ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action CZ Notice of Application Parties of Record: SEE ATTACHED ❑ Notice of Public Hearing ❑ Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivision Agenda • • • Jaclyn Adams From: Jaclyn Adams Sent: Monday, April 9, 2018 4:46 PM To: 'ECY RE SEPA REGISTER' Cc: Maxwell Baker Subject: PL18-0016 Element by Westin - Notice of Application Attachments: PL18-0016 Notice of Application Postcard .pdf; E18-0002 SEPA APPLICATION.pdf Dear Interested Parties, Please see attached Notice of Application Postcard and SEPA checklist for the Element by Westin Project at 13310 Interurban Ave S. This notice is for a Design Review & SEPA - Urban Center Project. If you have any questions or comments please reach out to project planner Max Baker at Max.Baker@Tukwilawa.gov or by phone at 206-431-3683. Jaclyn Adams Administrative Support Specialist' City of Tukwila 6300 Southcenter Bl, Suite 100 I Tukwila, WA 98188 T: 206-431-3670 I F: 206-431-3665 jaclyn.Adams@TukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice 1 • • • • Jaclyn Adams From: Jaclyn Adams Sent: Monday, April 9, 2018 4:40 PM To: Jaclyn Adams Subject: PL18-0016 Element by Westin - Notice of Application Attachments: PL18-0016 Notice of Application Postcard .pdf Dear Interested Parties, Please see attached Notice of Application Postcard for the Element by Westin Project at 13310 Interurban Ave S. This notice is for a Design Review & SEPA Permit. If you have any questions or comments please reach out to project planner Max Baker at Max.Baker@Tukwilawa.gov or by phone at 206-431-3683. Jaclyn Adams Administrative Support Specialist' City of Tukwila 6300 Southcenter B1, Suite 100 I Tukwila, WA 98188 T: 206-431-3670 I F: 206-431-3665 Jaclyn.Adams@TukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice 1 • • AGENCY LABELS W Clerk Office — Ana Le PUBLIC HEARINGS/MEETINGS need to go to Ana to include in Digital Records Center ❑ US Corps of Engineers ❑ Federal HWY Admin ❑ Federal Transit Admin, Region 10 ❑ Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ❑ US Environmental Protection Agency (E.P.A.) ❑ US Dept of HUD ❑ National Marine Fisheries Service Section2 WASHINGTON STATE AGENCIES ❑ Office of Archaeology 0 Dept of Social & Health Services ❑ Transportation Department (WSDOT NW) ❑ Dept of Ecology NW Regional Office, Shoreland Div. ❑ Dept of Natural Resources SHORELINE NOD REQUIRES RETURN RECEIPT ❑ Office of the Governor Igt Dept of Ecology, SEPA **Send Electronically ❑ WA State Department of Commerce (formerly Community Dev) 0 Office of Attorney General ❑ WA Fisheries & Wildlife, MillCreek Office 0 Office of Hearing Examiner ❑ WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 Section 3 ❑ KC Boundary Review Board ❑ Fire District # 11 ❑ Fire District # 2 ❑ KC Wastewater Treatment Div ❑ KC Dept of Parks & Recreation ❑ KC Assessor's Office ❑ KC Watershed Coordination WRIA 9 KING COUNTY AGENCIES ❑ Health Department ❑ Port of Seattle ® KC Dev & Environmental Services-SEPA Info Center ❑ KC Metro Transit Div-SEPA Official, Environmental Planning O KC Dept of Natural Resources ❑ KC Dept of Natural Resources, Andy Levesque ❑ KC Public Library System O Foster Library O Renton Library ❑ Kent Library 0 Seattle Library Section 4 SCHOOLS/LIBRARIES ❑ Westfield Mall Library ❑ Tukwila School District ❑ Highline School District ❑ Seattle School District ❑ Renton School District ❑ Century Link ❑ Seattle City Light O Puget Sound Energy ® Highline Water District O Seattle Planning &Dev/Water Dept ❑ Comcast Section 5 UTILITIES ❑ BP Olympic Pipeline ® Val-Vue Sewer District ® Water District # 20 ® Water District # 125 ❑ City of Renton Public Works ❑ Bryn Mawr-Lakeridge Sewer/Water Dist ❑ Seattle Public Utilities O Waste Management 0 Cascade Water Alliance O Tukwila City Departments O Public Works O Police ❑ Planning O Parks & Rec ❑ City Clerk (PUBLIC HEARINGS/MEETINGS) ❑ Fire ❑ Finance ❑ Building ❑ Mayor Section 6 CITY AGENCIES ❑ Kent Planning Dept ['Renton Planning Dept ❑ City of SeaTac ❑ City of Burien ❑ City of Seattle ❑ Strategic Planning *Notice of all Seattle Related Projects Section 7 OTHER * send notice of all applications on Green/Duwamish River ❑ Duwamish River Clean Up Coalition * ❑ Muckleshoot Indian Tribe * ❑ Cultural Resources ❑ Fisheries Program ❑ Wildlife Program ❑ Duwamish Indian Tribe * ❑ People for Puget Sound * ** LOCAL AGENCIES O Puget Sound Clean Air Agency ❑ Sound Transit/SEPA ❑ Puget Sound Regional Council ❑ Washington Environmental Council ❑ Futurewise ❑ Puget SoundKeeper ❑ SW KC Chamber of Commerce ❑ Tukwila Historical Society** send notices for all Tukwila projects which require public notice — via email to: tukwilahistsociety(altukwilahistorv.orq and rcwieser(ii comcast.net O Seattle Times ❑ Highline Times Section 8 MEDIA ,. ❑ South County Journal 0 City of Tukwila Website iris of Record / Additional CaS • Write in here. ParcelNumber ToLine 223400050 401 ANDOVER LLC AttnLine AddrLine PO BOX 50268 CityState ZipCode SEATTLE WA 98015 AddrSource CRWAddresslD TukStatus KCA Table PropUse 223400060 445 BUILDING LLC 121 LAKESIDE AVE #B100 SEATTLE WA 98122 KCA Table NA NA NA 2623049093 480 ANDOVER PARK EAST LLC C/0 ANDOVER MGMT CO 415 BAKER BLVD STE 200 _ TUKWILA WA 98188 KCA Table NA NA NA _ _ 223400040 AVERE INVESTMENTS LLC 5436 NE 10TH ST RENTON WA 98059 KCA Table NA NA NA I 223400010 BKM ANDOVER 118 LLC PO BOX 13287 NEWPORT BEACH CA 92658 KCA Table NA NA NA 2523049034 BKM TUKWILA 1701 QUAIL ST STE 100 NEWPORT BEACH CA 92660 KCA Table NA NA NA 223400047 CASEYMAX LLC 350 TRECK DRIVE TUKWILA WA 98188 KCA Table NA NA NA 2623049094 HIGHLAND PARK PROPERTIES L 495 ANDOVER PARK BLVD E TUKWILA WA 98188 KCA Table NA NA NA 223400042 JENKINS PROPERTIES INC C/0 GIBRALTAR LLC 1525 4TH AVE STE 400 SEATTLE WA 98101 KCA Table NA NA NA 223200052 MEDICAL CENTERS CO LLC 411 STRANDER BLVD STE 108 TUKWILA WA 98188 KCA Table NA NA NA 223400070 MYONG & YOUNG LLC 8615 S TACOMA WAY LAKEWOOD WA 98499 KCA Table NA NA NA 223200052 Occupant 411 STRANDER BLVD 301 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-13046 ACTIVE-ML None 223200052 Occupant 411 STRANDER BLVD 104 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01118 ACTIVE-ML None 223200052 Occupant 411 STRANDER BLVD 105 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01119 ACTIVE-ML None 223200052 Occupant 411 STRANDER BLVD 106 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01120 �� ACTIVE-ML None f 223200052 Occupant 411 STRANDER BLVD 108 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01121 ACTIVE-ML None 223200052 Occupant 411 STRANDER BLVD 108 TUKWILA WA _ 98188 TukwilaAdddressPoints_ ADDR-01122 ACTIVE-ML - 223200052 Occupant _ 411 STRANDER BLVD 201 TUKWILA WA 98188 _ TukwilaAdddressPoints ADDR-01123 ACTIVE-ML _None None 223200052 Occupant 411 STRANDER BLVD 202 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-01124 ACTIVE-ML None 223200052 Occupant 411 STRANDER BLVD 203 TUKWILA 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ACTIVE -MI None 2523049034 Occupant 941 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02131 ACTIVE-ML None 2523049034 Occupant _ _____ _ __ 943 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02133 ACTIVE-ML None __ 2523049034 Occupant 951 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02139 ACTIVE-ML None 2523049034 Occupant 969 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02152- ACTIVE-ML None 2523049034 Occupant 971 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02155 ACTIVE-ML None L. 2523049034 Occupant 975 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02158 ACTIVE-ML None 2523049034 Occupant 977 INDUSTRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-02160 ACTIVE-ML None r Occupant 300 ANDOVER PARK W 450 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-12916 ACTIVE-ML None__ _2623049001 2623049001 Occupant 300 ANDOVER PARK W 190 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-12917 ACTIVE-ML None _ 2623049001 Occupant 300ANDOVER PARK W 200 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-04251 ACTIVE-ML None 2623049001 Occupant 300 ANDOVER PARK W 300 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-04252 ACTIVE-ML None r 2623049001 Occupant _ 300 ANDOVER PARK W 400 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-04253 ACTIVE-ML None 2623049001 Occupant 300 ANDOVER PARK W 500 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-04254 ACTIVE-ML None L 2623049001 Occupant 300 ANDOVER PARK W 600 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-04255 ACTIVE-ML None l 2623049001 Occupant 300 ANDOVER PARK W 700 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-04256 ACTIVE-ML None r—2623049001 Occupant 300 ANDOVER PARK W 800 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-04257 ACTIVE-ML None 2623049001 Occupant 300 ANDOVER PARK W 100 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-04250 ACTIVE-ML None i 2623049093 Occupant 480 ANDOVER PARK E TUKWILA WA 98188 TukwilaAdddressPoints ADDR-00886 ACTIVE-ML None 2623049094 Occupant 18035 SPERRY DR TUKWILA WA 98188 TukwilaAdddressPoints ADDR-00133 ACTIVE-ML None 2623049094 Occupant 495 ANDOVER PARK E TUKWILA WA 98188_ TukwilaAdddressPoints ADDR-00887 ACTIVE-ML None 223400071 R2R INVESTMENTS LLC 7979 5 180TH ST _ KENT WA __ 98032 KCA Table NA NA NA 1 2623049001 SEGALE PROPERTIES LLC _ --- -__ PO BOX 88028 TUKWILA WA 98138 KCA Table NA NA NA i 223400080 TUKWILA CITY OF 6200 SOUTHCENTER BLVD TUKWILA WA 98188 KCA Table NA NA NA ri- 2623049112 UNION PACIFIC RAILROAD PROPERTY TAX 1400 DOUGLAS ST STOP #1640 OMAHA NE 68179 KCA Table NA NA NA 223200060 WA CITIES INSURANCE AUTHOR! C/O JSH PROPERTIES INC 901 POWELL AVE SW #101 RENTON WA 98057 KCA Table NA NA NA L 223400046 WELLS FARGO BANK C/O THOMSON PROPERTY TAX SER PO BOX 2069 CARLSBAD CA 92018 KCA Table NA NA NA 223300010 WESTERN B NORTHWEST WA LLC C/0 RYAN PO BOX 460169 HOUSTON TX 77056 KCA Table NA NA NA City 811t Tukwila. VISION SUBMITTAL Department of Community Development PLANNING DIVISION . 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Revision submittals must be submitted in person at the Permit Center, ACCOMPANIED BY RESPONSE DOCUMENTS AND THIS COMPLETED FORM. Revisions will not be accepted through the mail, email, fax, etc. Date: 27/2-- Permit Number: L /, - D 'Z Z /,' - 27 a Project Name: SL �%E %/i kg,` 4' S i /J) Project Address: t:57..5— /A2 tJS i 7 Tit Project Contact: Contact Phone number: /O'/' & /7 City Planner: , /51A- PLEASE ATTACH A COPY OF ANY LETTER REQUESTING CORRECTIONS / ADDITIONAL INFORiMATION ❑ Response to Preliminary Approval Response to letter requesting additional information (Please attach a copy of the letter) ❑ Final Short Plat Submittal Summary of revision/response submittal: 4 r1 C N, cJ (� ' �� its C 670e62T,F0A) / %s/r, Received at the City of Tukwila Permit Center by: Ergtered in TRAKiT on RECEWED 18 Community Development W:\@SHAREPOINT FOLDER RESTRUCTURE\Rcicrcncc\APPLICATIONS - Land Use Apps & Handouts\Rcvision Submittal Form.doc Revised: March 2014 • <II> • JOHNSON BRAUND INC. July 12, 2018 Maxwell Baker Assistant Planner Department of Community Development City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 RE: CORRECTION LETTER #1 — ELEMENT BY WESTIN 515 INDUSTRY DRIVE SEPA: E18-0002 DESIGN REVIEW: L18-0022 Max, In response to your correction letter dated May 29, 2018 we are submitting the attached package of comments and revised drawings. We have responded in -line on the original correction letter. All of our responses appear as: THIS TEXT FORMAT We will follow this package separately with a digital version (via e-mail), as well as a physical sample board. We are still awaiting several material samples and will provide the board once those have arrived. Should you have any questions please feel free to e- mail me or call me on my direct line. Thank you, Set Principal Johnson Braund, Inc. 206-204-0512 P:IHospitality11806 Element Tukwila WA108 Project ManagementlBAR SubmittallBAR Resubmittal Cover Letter.docx ri JUL 122018 Con mUnity 15200 52nd Avenue South, Suite 300, gfrtitel,LWAAirititon 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN • • City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director May 29, 2018 Will Ralph Braxton Development 1735 S 19th Ave, Suite B Bozeman, MT 59718 wralph@braxtondevelopment.com CC: Seth Terry setht@iohnsonbraund.com Tim Wilsontwilson@blackridgellc.com Subject: Correction Letter #1 Westin Element Hotel E18-0002 (SEPA), L18-0022 (Design Review) Dear Mr. Ralph, Your applications for SEPA and Design Review — Public Hearing permits to construct a Westin Element Hotel at 515 Industry Dr (APN 0223400070) were deemed complete on March 30, 2018. A Notice of Application was posted on the site and mailed to all property owners and tenants/residents within 500 feet of the subject property on April 9, 2018. Technical review has been conducted. Departmental comments are listed below along with reviewer contact information: PUBLIC WORKS — Joanna Spencer (206) 431-2440: 1) Applicant shall fill out the attached Traffic Concurrency Certificate Application and pay $2,500.00 fee to the Public Works Department. NOTED. APPLICATION AND FEE TO BE PROVIDED SEPARATELY. 2) All landscaping including street trees require structural soil; none of the civil nor landscaping plan address this requirement. Structural soil planting detail shall be added to plans and appropriate notes shall be added to plans. NOTED. SEE REVISED CIVIL AND LANDSCAPE DRAWINGS INCLUDED WITH THIS RESPONSE. 3) Project is subject to Transportation Impact fees at the time the building permit is being issued. NOTED. Westin Element Hotel Correction Letter 1 5/29/2018 1 • • 4) Underground detention vault shall be designed to maintain loads of FD apparatus outrigger. THE DETENTION VAULT IS LOCATED OUTSIDE OF THE FIRE LANE, THEREFORE IT IS PROPOSED TO HAVE NO OUTRIGGER LOADING DESIGNED FOR THE VAULT. SEE RESPONSE TO COMMENT #6 BELOW. 5) A separate building permit is required for the underground vault. NOTED. 6) Parking pavement markings "UG Vault Below -No Outrigger Placement". Exact wording and letter sizing shall come from the Fire Dept. A NOTE HAS BEEN ADDED TO THE PLANS INDICATING THAT "UG VAULT BELOW -NO OUTRIGGER PLACEMENT" PAVEMENT MARKINGS SHALL BE PROVIDED AND COORDINATED WITH THE FIRE DEPARTMENT. SINCE THESE PAVEMENTS MARKING ARE PROPOSED, AND THE VAULT IS OUTSIDE OF THE FIRE LANE, IT IS POPOSED TO HAVE NO OUTRIGGER LOADING DESIGNED FOR THE VAULT. 7) Construction Storm Water (NOI) from WA DOE required since over 1 acre will be disturbed during construction. AN NOI AND NPDES PERMIT IS IN PROCESS AND WILL BE COMPLETED PRIOR TO THE START OF CONSTRUCTION ACTIVITIES. BUILDING — Allen Johannessen (206)433-7163 • No comments at this time. FIRE — Don Tomaso (206) 971-8723 1) This project will have to comply with Tukwila Municipal Code 16.46 and or 16.05. NOTED. WE WILL REVIEW THE REQUIREMENTS OF THESE SECTIONS AND MAKE SURE THEY ARE ADDRESSED IN OUR BUILDING PERMIT SUBMITTAL PACKAGE. 2) The Porte-cochere will need to have a minimum of 13'6" of vertical clearance if this drive lane is to meet Aerial Access requirements. NOTED. As DESIGNED WE HAVE A MINIMUM 15'-0" CLEAR. A DIMENSION WILL BE ADDED TO THE BAR SUBMITTAL DRAWINGS CLARIFYING THIS. PLANNING — Max Baker (206) 431-3683 Below are summarized corrections regarding the proposed project's consistency with the City of Tukwila's codes and standards — please address all comments. For elaboration on code requirements, refer to additional section under "Code Consistency" section. ARCHITECTURAL DESIGN STANDARDS (TMC 18.28.200 and Southcenter Design Manual) 1) Site Design Projects should provide pedestrian walkways with landscaping, benches, lighting signage and attractive furniture. Projects should provide a safe, convenient, and connected pedestrian access system. Bicycle storage areas should be located as close or closer to elevators or entrances than the closest car parking space, and no more than 200 feet from access points. (TMC 18.28.270) Westin Element Hotel Correction Letter 1 5/29/2018 2 • • • No bicycle rack or storage is provided near public entrances along Andover Park E or Industry Dr. Recommend relocating north parking bike lot rack to Industry Dr building entrance, Andover Park E building entrance/patio, or to both locations. AN ADDITIONAL BIKE RACK IS PROPOSED AT THE INDUSTRY DRIVE ENTRANCE. SEE UPDATED LANDSCAPE DRAWINGS. ANDOVER PARK E ENTRANCES ARE ACCESSED VIA THE AMENITY PATIO SPACE, AND IT WOULD BE INAPPROPRIATE TO BRING BICYCLE TRAFFIC THROUGH THIS AREA. 2) Service Areas and Mechanical Equipment Locate service elements to minimize the negative visual, noise, odor, and physical impacts to the street environment, adjacent (on and off -site) residents or other uses, and pedestrian areas. All service entrances and associated loading docks and storage areas should be located to the side or rear of the building unless all facades face a public street in which case locate them in the least visible location or screen them with landscaping. Enclose and screen service areas visible from any street, pathway, pedestrian -oriented space or public parking area (alleys are exempt) with a durable wall or fence at least 6 feet high. Use materials and detailing consistent with primary structures on -site. • Provide details for dumpster and utility screening including enclosures and landscaping. Contact Waste Management to evaluate dumpster accessibility. INITIAL CONVERSATIONS WITH WASTE MANAGEMENT HAVE BEEN CONDUCTED TO CONFIRM ADEQUATE SIZING OF TRASH AND RECYCLING STRUCTURES. ONCE THE DESIGN OF THESE IS FINALIZED THOSE DOCUMENTS WILL BE FORWARDED TO WM FOR REVIEW AND COMMENT. • Location of generator near main building entrance at the northwest corner of the interior parking lot is in a high -visibility, high pedestrian -traffic area of the property. Generator should be relocated to edge of building away from main entrance. If not possible, provide reasoning as to the need for this location. LOCATION OF GENERATOR WAS DISCUSSED DURING MEETING WITH CITY STAFF ON 6/12/18. IT WAS CONFIRMED THAT THE LOCATION INDICATED IS APPROPRIATE, AND THAT ADEQUATE SCREENING VIA A COMBINATION OF BRICK -FACED SCREEN WALL AND LANDSCAPING IS PROPOSED. 3) Lighting Design site lighting that accents the architecture, improves safety and avoids impacts to adjacent properties and passersby. • Lighting within parking lot along southeastern property line is insufficient; provide additional interior parking lot in this location. LIGHT LEVELS HAVE BEEN REVISED IN THIS AREA TO PROVIDE ADDITIONAL LIGHTING. A REVISED PHOTOMETRIC PLAN IS INCLUDED WITH THE UPDATED BAR SUBMITTAL DRAWINGS. • Provide light fixture model images for design review. LIGHT FIXTURE CUTSHEETS WERE PROVIDED TO CITY STAFF FOR REVIEW AND COMMENT DURING OUR 6/12/18 MEETING. 4) Walls and Fences Design walls and fences to create a sense of entry and enhance the street frontage. Entrances and pedestrian "gateways" should be announced by posts or pilasters, and may be combined with trellises, special landscaping, decorative lighting, public art or other special features. Westin Element Hotel Correction Letter 1 5/29/2018 3 • • • Pedestrian entryway from Industry Drive does not provide sense of significance from public right-of-way; it is recessed into building and removed from main lobby, relegating it to a secondary entryway. Entrance should be redesigned using the aforementioned elements to more significantly enhance the street frontage. A COMBINATION OF SPECIAL FEATURES, INCLUDING LIGHTING, DECORATIVE PAVING, AND SIGNAGE IS PROPOSED TO HIGHLIGHT THE INDUSTRY DRIVE ENTRANCE, AS DISCUSSED WITH CITY STAFF ON 6/12/18. ADDITIONAL PERSPECTIVE VIEWS HAVE BEEN ADDED TO THE BAR SUBMITTAL DRAWINGS TO CLARIFY THE PROPOSED DESIGN INTENT. 5) Open Space Provide safe, attractive, and usable open spaces that promote pedestrian activity. Create open space that enhances the setting and character of residential, commercial, and mixed -use development. The proposed project must provide 50 square feet for every 1,000 square feet of building footprint as open space. • The proposed project provides sufficient open space. The building appears to have a building footprint of approximately 25,090 square feet, which would require 1,255 square feet of open space. The project provides a 2,600 square foot patio along Andover Park E, as well as two grass lawn areas at each of the building. NOTED. 6) Architectural Concept To encourage building design in which the organization is easily understood, appropriate to the site, and is a positive element in the architectural character of the District within which it is located. Develop an architectural design expression that unifies 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. • Architectural style is consistent with that of a regional hotel and works to offer functionality for short-term guests while providing an architectural character that is in character with the surrounding commercial/residential district. NOTED. 7) Entrances and Doors Ensure a welcoming public face to buildings with well designed, appropriately scaled, and easy to find entrances. Entrances should be visually prominent features in the design of a building. Design retail and commercial entries to create an open atmosphere that draws customers inside, and residential entries that are welcoming and provide a graceful transition between the public and private realm. • While a recessed entry that opens onto the public sidewalk along Industry Dr is provided, it does not perform as a visually prominent feature in the building; the entryway should include design treatments that accentuate it's importance. Such treatments include special paving materials such as ceramic tile; ornamental ceiling treatments (for recessed entries), such as coffering; decorative light fixtures; and decorative door pulls, escutcheons, hinges, and other hardware. As DESCRIBED IN OUR RESPONSE TO #4 ABOVE, SEVERAL MEASURES ARE PROPOSED TO ENHANCE THE EXPERIENCE OF THE INDUSTRY DRIVE ENTRANCE, INCLUDING DECORATIVE PAVING, WOOD ACCENT MATERIAL, LIGHTING, SIGNAGE, ETC. Westin Element Hotel Correction Letter 1 5/29/2018 4 8) Transparency A minimum transparency percentage is required for the area between the height of 2 and 10 feet along the length of a building facade that faces the applicable Corridor. The proposed project must provide 50 percent ground level transparency. • For Andover Park E (west elevation), the building has just above 50 percent ground level transparency. Along Industry Dr. (north elevation), the building appears to have just above the 50 percent transparency for the area between 2' and 10' in height. NO Ir ED. 9) Building Facade — Base and Top Provide a building base treatment at both of the following scales on commercial buildings: a) At the scale of the pedestrian (i.e. within the ground floor portion of the facade), a base treatment should be created at a height between nine inches and six feet. No pedestrian base treatment is provided for the structure; provide treatment between nine inches and six feet (see examples in images below). Examples of pedestrian -scaled building base treatments, Note the tilework below the storefront window in the left image, concrete base in the middle and right images. PROPCoSE USING A 3-COUR5E BROCK BASE ON AN Al„....TEIRNATIIIIIOII BROCK COLOR AS ODOR PEDESTRIAN BASE TREATMENT. COLOR IIS DOENTOFOEO ONTHIE. UPDATED BAR SUBMITTAL DRAWINGS, b) For multi -story buildings, at the scale of the building the facade of the entire ground floor (or up to the second floor, depending on the height of the building) should be designed to read as a base that "anchors" the building (i.e., the portion of the facade above) to the ground. • Provided brick base along ground floor meets intention of aforementioned requirement. No T ED„ Create a "top" on buildings through a substantial horizontal articulation of the facade at the uppermost floor of the building to provide an attractive facade skyline and complete the upper facade composition. • There is not significant horizontal articulation at the uppermost floor along any of the facades, with only parapets used along small portions of the North, West, and South elevations. Y,1110 E ARE PROPOSING ADDONCO; AN ACCENT BAND AT THE. 5 FLOOR LONE AND AN ALTERNATE coo..O"'10 R THEO 5 F [0005 F „ Westin Element Hotel Correction Letter 1 5/29/2018 5 • • • 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. WE ARE PROPOSING ADDITIONAL AREAS TO RECEIVE THE 12" CORNICE BAND, AS WELL AS INCREASING SOME PREVIOUSLY PROPOSED 12" CORNICE BANDS TO 24" CORNICE BANDS. 10) Building Massing Major Vertical Modulation Increment. Incorporate at least one of the following design elements at intervals no greater than specified by corridor type to reduce the perceived scale of buildings and add visual interest. 1. Provide major vertical building modulation at least 10 feet deep and 20feet wide. Such modulation may be recessed from the wall or project from the wall. For multi -story buildings the modulation must extend through more than one-half of the building floors; MEETS REQUIREMENT 1-6 DOES NOT MEET REQUIREMENT Major vertical building modulation (at least 10' deep by 20' wide) MEETS REQUIREMENT Illustrating Major Vertical Modulation Increment standards. 2 Use of a contrasting vertical modulated design component featuring all of the following: a) Component extends through all floors above the first floor fronting on the street. Exception: upper floors that are stepped back more than 10 feet from the facade are exempt; b) Utilizes a change in building materials that effectively contrast from the rest of the facade; c) Component is modulated vertically from the rest of the fagade by an average of 6 inches; and d) Component is designed to provide roofline modulation; or 3. Facade employs building walls with contrasting articulation that make it appear like two distinct buildings. To qualify for this option, these contrasting facades must employ both of the following: a) Different building materials and/or configuration of building materials; and b) Contrasting window design (sizes or configurations). 4. Alternative treatments will be considered provided the design meets the intent of the Westin Element Hotel Correction Letter 1 5/29/2018 6 • • guidelines. Elements to consider are the level of detailing, quality of building materials, types of articulated features, and integration with/or enhancement of, the surrounding context (considering views from all publicly observable locations within the area). • For Neighborhood Corridor (Industry Dr), maximum major vertical modulation distance is 120'. Neighborhood Corridor elevation lengthfor project is 266', requiring one major vertical modulation feature which may be provided using the aforementioned design elements. WE PROPOSE WIDENING AND DEEPENING THE HORIZONTAL AND VERTICAL BAND AT THE EXISTING POP -OUT ON INDUSTRY DRIVE TO FURTHER ARTICULATE THE CHANGE IN PLANE ACROSS THE ELEVATION. • See Southcenter Design Manual Section 10 for additional fagadearticulation requirements. NOTED. 11) Building Details and Elements Employ detail elements from each of the three categories below on fagades facing a street, featuring a customer entry, or featuring the primary residential entry. For non-residential and mixed -use buildings include at least one detail from each category within each facade articulation increment (see TMC 18.28.200): 1. Window and/or entry treatment: a) Display windows divided into a grid of multiple panes; b) Transom windows; c) Roll -up windows/doors; d) Other distinctive window treatment that meets the intent of the standards; e) Recessed entry; f) Decorative door; g) Landscaped trellises or other decorative element that incorporates landscaping near the building entry; or h) Other decorative or specially designed entry treatment that meets the purpose of the standards. 2. Building elements and facade details: a) Custom -designed weather protection element such as a steel canopy, cloth awning, or retractable awning; b) Decorative, custom hanging sign(s); c) Decorative building -mounted light fixtures; d) Bay windows, trellises, towers, and similar elements; or e) Other details or elements that meet the intent of these standards. 3. Building materials and other facade elements: a) Use of decorative, high quality building materials. Examples include decorative use of brick, tile, or stonework; b) Artwork on building (such as a mural) or bas-relief sculpture; c) Decorative kick -plate, pier, beltcourse, or other similar feature; d) Hand-crafted material, such as special wrought iron or carved wood; or e) Other details that meet the purpose of the standards. Westin Element Hotel Correction Letter 1 5/29/2018 7 • • • Additional detail elements will need to be provided for each facade articulation increment (every 50' for both the Neighborhood Corridor (Industry Dr) and Workplace Corridor (Andover Park E)). There exists a lack of detail elements from categories 1 (window and/or entry treatment) and 2 (building elements and fagade details) for the required articulation requirements along each corridor. WE ARE PROPOSING THE FOLLOWING ADDITIONAL DETAIL ELEMENTS: • TRANSOM WINDOWS ALONG THE ANDOVER FAgADE. • LANDSCAPE TRELLISES ALONG THE INDUSTRY DRIVE FAgADE. • EXTENDING THE WEATHER PROTECTION FURTHER ALONG ANDOVER TO COVER ALONG THE ENTIRE LENGTH OF THE PATIO AMENITY AREA. THE ARTICULATION OF THE WEATHER PROTECTION ELEMENT WILL CHANGE TO A LIGHTER STEEL -AND -GLASS CONFIGURATION IN THIS AREA. • ADDING ADDITIONAL BRICK "PIERS" ALONG ANDOVER AND INDUSTRY TO FURTHER ARTICULATE THE PEDESTRIAN -SCALED FACADE. 12) Building Materials and Colors Utilize durable, high quality exterior building materials that contribute to the overall appearance and longevity of the building, as well as colors and textures that reflect the local setting and further articulate the building design. • Colors of the building are very similar to one another, providing little visual articulation. Proposed accent colors, specifically the green glazing utilized under the raised roof top along the eastern elevation and the brown trim used throughout, provide little variation and do not contribute significantly to the character of the building. Recommend a color selection that responds more to Tukwila Urban Center's surrounding natural environment. IT IS UNDERSTOOD FROM OUR MEETING WITH CITY STAFF ON 6/12/18 THAT THIS COMMENT CAME FROM A CONCERN ABOUT THE USE OF THE GREEN ACCENT COLOR AND ITS USE EITHER TO BE REMOVED OR EXTENDED THROUGHOUT THE PROJECT. AFTER A REVIEW OF THE OVERALL BUILDING DESIGN IT WAS DECIDED TO REMOVE THE GREEN COLOR ENTIRELY AND UTILIZE ONE OF THE OTHER PREVIOUSLY SELECTED MATERIAL COLORS IN THIS AREA. 13) Windows Design window frames and sills to be prominent and substantial in order to enhance openings and add additional relief. Ornamental framing and hardware provide utilitarian opportunity for craftsmanship and decoration. This is especially important to avoid an insubstantial appearance common to aluminum sliding windows; these should be accompanied by well -detailed frame and sill elements. • Proposed windows provide little architectural interest; project should consider incorporating window frames and sills that utilize enhanced design elements to create more interest around openings. WINDOW DETAILING WAS DISCUSSED WITH CITY STAFF ON 6/12/18 AND THE PROPOSED DESIGN WAS ACCEPTABLE. ADDITIONAL PERSPECTIVE VIEWS WILL BE PROVIDED IN THE UPDATED BAR SUBMITTAL DRAWINGS. 14) Weather Protection Continuous weather protection coverage in pedestrian oriented areas is desirable. Different methods can be used to accommodate continuous coverage. For a sequence of storefronts or windows, a sequence of discrete, overlapping awnings or canopies for each storefront or building bay should be used, rather than one continuous run-on awning. Westin Element Hotel Correction Letter 1 5/29/2018 8 • Building only provides weather protection at the corner of Andover Park E and Industry Dr., approximately one third the length of each elevation. It is strongly recommended to provide weather protection that meets the design standards set forth in the Southcenter Design Manual for most of the North and West elevations, especially those areas with walkways and outdoor gathering spaces. EXTENDED WEATHER PROTECTION AS DESCRIBED UNDER ITEM 11 ABOVE WAS DISCUSSED WITH CITY STAFF ON 6/12/18 AND FOUND ACCEPTABLE. THE UPDATED DESIGN WILL BE REFLECTED IN THE UPDATED BAR SUBMITTAL DRAWINGS. 15) Blank Walls To encourage the design of building facades which incorporate interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. To enhance the pedestrian environment by avoiding large blank walls visible from public areas and adjacent properties. • Screening of blank walls with proposed landscaping is acceptable. NOTED. 16) Parking Structures No parking structure is proposed. CORRECT. LANDSCAPING (TMC 18.52) • Show (graphically and in the details) structural soil installation in all parking lot islands and street and sidewalk areas, per TMC 18.28.240.6.3. LANDSCAPE DRAWINGS HAVE BEEN UPDATED TO REFLECT STRUCTURAL SOIL AT ISLANDS AND STREET TREES. • Clarify that the landscaping plan meets diversity requirements, TMC 18.52.060.A.5. o An area of concern is the proposed 292 arborvitae along the eastern property line/ The City recommends a greater diversity of plants in this area, e.g. 30ft intervals of arborvitae, 30ft of osmanthus, etc. to ensure survival of plants in this area and to meet diversity requirements for the site. THE PLANITING ALONG THE RAILROAD EASEMENT HAS BEEN REVISED TO INCREASE SPECIES DIVERSITY. • Irrigation plan and details needs to be provided. • No staking of trees is needed. NOTED. • Rock mulch is not an acceptable mulch material; mulch must be organic materials per TMC 18.06 Definitions, i.e. bark/wood chips. A BARK MULCH IS NOW PROPOSED. • Root barrier along curbside will not be necessary as structural soil is required in its place. NOTED. • Please update Planting Plan sheet (L1.0) to fix text; many of the words are illegible. THIS WAS LIKELY A PRINTING ERROR AND SHOULD BE CORRECTED. Westin Element Hotel Correction Letter 1 5/29/2018 9 • • SIGNS (Title 19) • Revise plans to demonstrate compliance with the requirements for flush -mounted signs; a separate sign permit application is required for approval of the proposed signs. The design and location of the proposed signs is reviewed as part of design review to ensure consistency of the proposed signs with the architecture of the building. FLUSH MOUNTED BUILDING SIGN LOCATIONS AND SIZES HAVE BEEN REVISED TO CORRESPOND TO TUKWILA SIGN CODE REQUIREMENTS. IT IS UNDERSTOOD THAT FINAL LAYOUT AND LOCATIONS WILL BE APPROVED VIA A SEPARATE SIGN PERMIT REVIEW. PARKING AND VEHICULAR ACCESS (TMC 18.28.260) • On Neighborhood Corridors (Industry Dr.), the curb cut design for driveways or private streets shall match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade forpedestrians, with the apron dipping down to meet the street level starting at the planting strip or tree wells. Revise the plans to indicate there will be no elevation change as the sidewalk crosses over the driveway. As DISCUSSED WITH CITY STAFF ON 6/12/18 THE CIVIL GRADING LAYOUT REFLECTS THE DESIRED CONFIGURATION AT THE VEHICULAR ACCESS POINTS, HOWEVER AN OLD CITY STANDARD DETAIL WAS INCLUDED IN THE CIVIL DRAWINGS. THIS HAS NOW BEEN REMOVED FROM THE UPDATED BAR SUBMITTAL DRAWINGS. • Per 18.28.260 (D,5,b) trees and pedestrian -scaled lighting (maximum 15 feet in height) shall be used to clearly define pedestrian walkways or other pedestrian areas within the parking area. Include pedestrian -scaled lighting and explain how trees are used to define the pedestrian walkways through parking areas. PROPOSED WALKWAYS CONNECTING BUILDING ENTRANCES TO SIDEWALKS ADJACENT TO STREETS ARE SEPARATED FROM PARKING AND DRIVE AISLES BY CURBING AND BEING RAISED ABOVE THE VEHICULAR PAVEMENT. AT THE PORTE-COCHERE, CONTRASTING PAVING MATERIAL IS PROPOSED AS THE DRIVE AISLE WILL RAISE TO CREATE A ZERO -CURB ACCESSIBLE DROP OFF AREA IN THIS LOCATION. NOTE THAT PROPOSED PARKING AREAS ARE NOT PRIMARILY LOCATED BETWEEN THE BUILDING AND THE PUBLIC STREETS AND ARE ORIENTED TOWARDS INTERIOR LOT LINES. • The proposed project provides 177 parking spaces, which is sufficient to fulfill the parking requirements for the hotel. NOTED. Driveway With Planting Strips Planting strips allow the sidewalk to rrn aln level and in a continuous direction. NEXT STEPS Please coordinate with me to set up a meeting with Tukwila staff in preparation for modifications to plans. In your resubmittal, provide a written response to the comments above. I can provide an editable copy of this document to modify for your response to City of Tukwila comments. The Board of Architectural Review Public Hearing is tentatively scheduled for August 23, 2018 at 6:30 pm at 6200 Southcenter Boulevard. In order to stay on schedule for the hearing, we will Westin Element Hotel Correction Letter 1 5/29/2018 u • need to issue the design review decision by the first week of August. If you are able to submit your revisions June 28, it would be helpful for meeting this deadline. Please feel free to contact me with any questions at (206) 431-3683. Sincerely, Max Baker Assistant Planner Westin Element Hotel Correction Letter 1 5/29/2018 1] • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 DESIGN REVIEW - PUBLIC HEARING APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-DR Planner: File Number: \(— W\ Application Complete Date: Project File Number: ( '\ 5_ 002 _ Application Incomplete Date: • Other File Numbers: * This application requires public notification. Please refer to section 8 of application checklist NAME OF PROJECT/DEVELOPMENT: EtlErfr 6STi1.1 BRIEF DESCRIPTION OF PROJECT: N Ei.7 S - Sal u J ( (�}_ ,gQo i 6t - LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 5I S t mub-rr-' LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). D ZZ-`I 0oo-g-0 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Will Ralph Address: 1735 South 19th Avenue, Suite B, Bozeman, MT 59718 Phone: 406-582-8100 FAX: 406-582-8108 E-mail: wralpin@braxton-development.com Signature: VI/ �1 , Date: 2/26/18 \ \ atystore\ City Common\ Teri - DCD\ Kirby\ 2016 Applications\ Design Review -Public Hearing -March 2016.docx MAR 02 2018 Community Development • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 • DESIGN REVIEW - PUBLIC HEARING INFORMATION City of Tukwila design review combines specific standards, design criteria and illustrative design guidelines to require that all developments reflect a high level of design quality. Tukwila has two design review processes, one for projects that require a public hearing before the Board of Architectural Review and one for smaller projects that are approved administratively by the DCD Director. This application packet is for Public Hearing Design. Review. REQUIREMENTS: Board of Architectural Review (BAR) approval is required for the following: A. New Development or Redevelopment beyond the Existing Exterior Walls 1. In all zones except TUC: All mobile/manufactured home parks and multi -family or hotel/motel buildings over 1,500 s.f. 2. Projects in a Commercial Redevelopment Area. 3. All commercial and industrial development in various zones, when over a certain size as follows: • MUO, 0 and RCM zoned buildings greater than 5,000 s.f. & all with multi -family units • In the Tukwila International Boulevard corridor RC zoned structures over 1,500 s.f., outside of the TIB corridor RC zoned structures over 5,000 s.f • In TUC -RC, TUC-TOD, TUC-P,TUC-CC, and TUC-WP zones: new non-residential structures greater than 25,000 s.f"; new residential or mixed use buildings with more than 50 dwelling units; and exterior expansions greater than 25,000 s.f- in size. • RCC zoned developments over 1,500 s.f. • C/LI and TVS zoned buildings greater than 10,000 s.f. B. Exterior Repair, Reconstruction, Cosmetic Alterations or Improvements 1. Any exterior repairs, alterations or improvements, if the cost of that work exceeds 25% of the building's assessed value: • in the MUO, 0, RCC, NCC, RC, RCM, and C/LI districts, for sites with more than 10,000 g.s.f. of " building area and • all sites in the Tukwila International Boulevard corridor zoned NCC, MUO or RC. 2. Developments with a previous BAR approved design may make minor changes with Department approval. All other changes require Board review. C. Proposed Development Standard Waivers The BAR may reduce landscape and building setbacks for Projects in the Tukwila International Boulevard corridor, in the MUO, NCC, and RC zones. PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist." You may request a waiver from items on the checklist that are not applicable to your project. Please discuss this waiver request with City staff either at a pre -application meeting or at the time of application submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. Staff will review the application, meet with you as needed, and formulate a recommendation to the BAR. The BAR.public- -, hearing will be held after design issues are defined with staff and an environmental "Determination" has been istsuedrTheL BAR will approve, deny or conditionally approve a development based on the attached review criteria. MAR o 2 2018 \ \ atystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Public Hearing -March 2016.docx Community Development The Board's approval will expire unless construction begins within three years of Board action. Modifications to the approved design at the time of building permit may require additional review of the project. COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: 1. Application Checklist (1 copy) indicating items submitted with "application. 2. Completed Application Form and drawings {5 copies). ..11.3. *.' One set of all plans reduced to 8 1/2" x 11" or 11" x 17". A., 4. Application Fee: See Land Use Fee Schedule. $ wibt-i 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). SigiSegro)j. [XI Al 6. SEPA Environmental Checklist if required (see SEPA Application Packet).15Aft.7 k se%,4 PUBLIC NOTICE MATERIALS: 7. Payment of notice board fee (see Land Use Fee Schedule) to FastSigns Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). 8. Pay the fee as established by the Land Use Fee Schedule for eneratiilinE lahels• OR provide an exce spreads eet o ma► ing a e s or all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks -- must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels•or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. . 'nelrrdel ngeb'unty Assessor's maps)Whibh-shows-the=locationdeach property within 500 ft. of the subject lot. \ \ citystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Public Hearing -March 2016.dooc Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: 10. Concurrency for test notices water, sewer, surface water and tr ffic unless the project is exempt from SEPA (see SEPA Application Packet). 15040. / 1,4 0i.e$ 14 j A 11. Sewer and water availability letters gilired.Erora_the pzo idgdis, t if additional plumbing fixtures are proposed and the area p erviced by the City of Tukwil�o s are available at the DCD ffi oces 4es.� /�'t KI12. A written discussion project consistency with decision criteria, see application. This is your opportunity to highlight the design features of your project..MS + 13. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechntca Report ui a roes and Sensitive Area Special Study Guidelines for additional information. ' i®.w1 eoV4 SURVEY: �J 4 14. (a) The survey must include a graphic scale and north arrow. It shall be drawn with black ink in record of survey format. This shall be stamped by the surveyor/ (b) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, easements, encumbrances and right-of-way width. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. F (c) Existing and proposed building footprints. 'r4, (d) Fire access lanes and turn-arounds per Fire Department standards. (e) Dash in required setback distances from all parcel lot lines. ..— SITE PLAN: 15. The include (a) site plan must a graphic scale, north arrow and project name. Maximum size 24" x 36". (b) Existing and proposed building footprints. (c) Vicinity Map with site location, does not have to be to scale. II (d) Fire access lanes and turn-arounds per Fire Department standards. k (e) Parking lots with dimensioned stalls and drive aisles. (')'"Mdireg-and-set✓vieenfr Gi (g) Fences, rockeries and retaining walls with called out colors, height and materials. (h) Street furniture such as benches and bike racks. (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. K and H zones provide a deve opm er,age caigulAtgg,( a i .5.0°Lo)— LANDSCAPE PLAN: _._ 16. (a) Landscape planting plan that meets the standards at TMC 18.52 by a Washington State licensed Egr `+�� landscape architect; or if located in the TUC districts see TMC 18.28). One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36". I-'�j �Y (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). 1 \ citystore\ City Common\ Teri -DCD\ Kirby\ 2016Applications\ Design Review -Public Hearing -March 2016.docx Check items submitted with application Information eequired. May be waived in unusual cases, upon approval of both Public Works and Planning SENSITIVE AREAS PLAN: 17. (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 15°_0, coal mine are dam' important geological and archaeological sites). For stream frontage,pro`vi3e existipg=an proposed top of stream bank, stream bank toe, stream mean high water ark and base,flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36". �-�-" 1 (b) Location of all required sensjti area buffers, setbacks tracts and protection measures. (c) Show all si canftrees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained#aii those to be removed. A tree permit will be required for removal of any significant „t>bee th a sensitive area or its buffer. \ (d) Existing and proposed building footprints. CIVIL PLANS: 18. (a) One set of all civil plans and analyses shall bestamped, signed and dated by a licensed . professional engineer.rinclude a graphic scale and north arrow. Maximum size 24" x 36". (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. See PERMIT CENTER for further information. K (c) Existing (dashed) and proposed (solid) topography at 2' intervals. (d) Total expected cut and fill. (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity cases, invert depth, valve locations or the like are needed. 21. (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to PERMIT CENTER. 4, (g) Locate the nearest existing hydrant and all proposed hydrants. (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. (i) Plan, profile and cross-section for any right-of-way improvements. Z(j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. OTHER: 19. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening.,' Z Or 20. Color and materials board accurately representing the proposed project.,s,b A rendering or photo montage showing the project in context is recommended. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). s e�c r21. 22. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot-candles), and measures to shield adjacent properties from glare. 144546014 23. All existing and proposed signage with sign designs and locations. A,S \ \ atystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Public Hearing -March 2016.dooc CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS . PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agentsi engineers, contractors or other represen 1 the right to enter upon Owner's real property, located at 75 lndll5+vq j) Ti4.w to. 9pffur the purpose of application review, for the limited time necessa to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the Toss or damage is the result of the sole negligence of the City. • 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Ti.k & lv\-. (city), iit9 A 0 z- ( (state), on ,20I M4107 YPO.4e (Print Name) 174 3 a i )are kiok-t-h .s - aY u p wg 9 6b (Address)53_ 56` ' `G'Tf , - T3 - Z ^66 (Phone Number) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledg thaKe), she signed the same as lii 7her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON. TH S 16DAY P _ t° 191-14A 20 Notary Public State of Washington = ding at MI YOUNG KIM My Appointment Expires Mar 27. 2019 M Co 1 ssio LI to and for thff State ofW: Gva �t�� n expires on .%VIAkzy/‘ 27 \lcitystorc\City Common\•reri - UCD\Kirby12016 Applications\Design Review-Pubtie Hearing -March 2016.docx ington 20 (. {r.'t:,p:''r MAR 02 2018 Community Development • <11> JOHNSON BRAUND INC. • tt ECE!V ED MAR 02 2018 Community March 2, 2018 Development Design Review Narrative Proposals for compliance with Project Design Criteria for the Element by Westin, 515 Industry Drive, Tukwila Washington PROJECT DESCRIPTION The proposed project will be an Element by Westin hotel consisting of 177 guest rooms in a 5- story, wood framed structure. The primary program components will include a lobby and breakfast seating area with fireplace, a 10-seat bar, a fitness center, an indoor pool and spa, a 1000 square foot meeting room, a 500 square foot board room, a 170 square foot teleconference space, a guest laundry, a buffet for serving complementary breakfast and prep kitchen to support bar and breakfast foodservice. Outdoor amenities will include a patio area with fire table, barbecues and a combination of covered and open seating areas. Parking for +/- 177 vehicles, including required ADA parking and van stalls will be provided on site. Other incidental support structures such as a trash and recycling enclosure 8' in height with attached maintenance shed, an emergency power generator, are also included with the project. The project site is located in the Tukwila Urban Center zone, in the Transit Oriented Development district. The two streets fronting on the subject property are Andover Park East — a Workplace Corridor, and Industry Drive — a Neighborhood Corridor. The provisions of Tukwila Municipal Code Section 18.28 govern and provide the design criteria upon which the design of this project is based. DISTRICT BASED STANDARDS Table 18-3 Maximum Height without Incentives: 45' Frontal Improvement Height Incentive: 70' Side and Rear Setbacks: 5' Side and Rear Landscaping Requirements: 5' Special Corner Feature on Building: Permitted. 18.28.070 Structure Height C. Public Frontage Improvement Height Incentive 1.a Developers construct public frontage improvements along their parcel frontages on existing streets, constructed to the standards of this code. 2. The public frontage height incentive will be applied proportionally to parcels with more than one frontage. Proposal: Existing streets Andover Park East and Industry Drive provide a contiguous border for the project site from the southwest corner to the northeast corner. The project proposes to construct the full 15' depth frontage improvements along 100% of our frontage on both Andover Park East and Industry Drive, subject to easement restrictions, to including planting, street trees, lighting and pavement improvements. These frontage improvements will be constructed to the corridor standards established in TMC 18.28. Our project proposes improving 100% of both frontages, so we request that 100% of the bonus height be applied to 100% of the building footprint. Request: 70' height limit for the entire structure, per Table 18-3. 15200 52nd Avenue South, Suite 300, Seattle, Washington 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE { INTERIOR DESIGN • • Page 2 .+ March 2, 2018 18.28.080 —18.28.090 are not applicable to this project 18.28.100 Side and Rear Setbacks Side setbacks are identified along the south property line of the site. Setbacks along the east property line are contained wholly within the 27' railroad easement present there. We propose exceeding the requirement by providing a internal 5' landscaping buffer along the edge of the interior railroad easement, allowing for softening of this edge of the proposed development area. 18.28.110 Side and Rear Yard Landscaping Requirements See the submitted landscape drawings for the extent and type of landscaping proposed within the Side and Rear Yard setbacks. CORRIDOR -BASED STANDARDS 18.28.120 Corridors Andover Park East is a Workplace Corridor as defined in 18.28.120 (C) 8. Industry Drive is a Neighborhood Corridor as defined in 18.28.120 (C) 4. 18.28.150 Public Frontage Standards Andover Park E. frontage is proposed to be developed according to the standards in Figure 18-27 Industry Drive frontage is proposed to be developed according to the standards in Figure 18-23 At the intersection of Andover Park East and Industry, we propose increasing the depth of the frontage improvement and bringing the paving in closer to the building with accented paving designs to create more of a pedestrian -oriented corner at this area. 18.28.160 Building Orientation to Street B.2. A building is oriented to a street or open space if the building has a primary public entrance that opens on to or facing new or existing streets or open space, excluding alleys. 3. Where building orientation to streets/open spaces is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the facade must be provided. Proposal: Our project has located a second entrance providing direct access to the hotel public areas at the north side of the site, onto Industry Drive. This entrance is provided via a generous vestibule, with secure access and two-way communication with front desk staff. Weather protection is provided via a horizontal building projection that wraps up the east end of this vestibule, passing westward 90' along the ground floor facade and wrapping southward an additional 112' as the building moves away from the intersection if Industry Drive and Andover Park East. The overall length of this weather protection is 202'. The length of the Industry Drive facade is 266.3'. The total proposed length of weather protection is thus equal to 75.8% of the length of the Industry Drive facade. The project proposes shifting the weather protection for three reasons: first to discourage pedestrians from walking immediately adjacent to ground floor guest rooms located along the eastern portion of Industry Drive frontage; second, shifting the weather protection element to wrap around the building at the corner of Andover Park East and Industry Drive helps to reinforce the corner element of the building and draws the publics attention toward the hotel common areas and amenity spaces; third it helps to clearly delineate the building orientation and entrance on Industry Drive from those portions of the building which do not provide pedestrian entrances. Page 3 March 2, 2018 18.28.120 Front Yard The project proposes building the public frontage improvements to the standard, waiving this requirement. 18.28.190 On -Site Surface Parking Location The project proposes providing parking locations meeting the definition of Surface Parking Lot — Side as found in 18.28.190 (B) 4. 18.28.200 Architectural Design Standards Facade Articulation: Per the corridor standards a maximum facade articulation increment of 50' is required along Industry Drive, .and 140' along Andover Park East. Proposal: The Element brand has a contemporary aesthetic sensibility, and in keeping with this we are proposing a combination of horizontal and vertical articulation elements along all facades that break up the sense of extended coplanar spaces, primarily through the use of a serpentine dark -colored accent band that moves horizontally and vertically across the facade. Major Vertical Modulation: Per the corridor standards the maximum Major Vertical Modulation increment is 120' along Industry Drive and 280' along Andover Park East. Proposal: The building facades along both Industry Drive and Andover Park East provide several Major Vertical Modulations at increments no greater than 100'. Ground Level Transparency: Per the corridor standards 50% of the ground level facade between 2' and 10' above finished grade shall provide transparent windows and doors. Proposal: The project proposes providing 54.8% of the wall area between 2' and 10' along Andover Park East and 51.4% of the wall area between 2' and 10' along Industry Drive be transparent windows and doors. 18.28.210 Front Yard Encroachments No encroachments are proposed in the Front Yard Area SUPPLEMENTAL DEVELOPMENT STANDARDS 18.28.220 Special Corner Feature The proposed project has a design emphasis on the intersection of Andover Park East and Industry Drive, but does not propose using the additional allowances for a Special Corner Feature at this time. Landscaping and Open Space information is contained within the Landscape drawings. SOUTHCENTER DESIGN MANUAL Site Design/Elements 1. Site Design — The projects site design is intended to emphasize the desired urban character of the TUC-TOD zoning and the pedestrian oriented nature of the Neighborhood Corridor along Industry Drive by orienting the building towards the street frontages and shifting parking and support functions away from the street to the greatest extent possible. • • Page 4 4. March 2, 2018 2. Service Areas and Mechanical Equipment — All service areas and mechanical equipment including generators and other ground -mounted equipment is proposed to be screened from views by either brick -faced walls, landscaping, or a combination of the two. • 3. Lighting — Site lighting is proposed in a manner to provide an attractive and safe presence for hotel guests, employees and passing members of the general public. The site lighting strategy includes a combination of pole lights, bollards, and building mounted light fixtures for safety and general illumination, as well as a combination of accent and uplighting for elements such as flag poles and other signature locations around the building. Light fixtures will be installed to prevent spillover light and glare. All building accent light and uplights will have reduced illumination levels to prevent light pollution. 4. Walls and Fences — Fences are proposed along the south and east property lines, to be screened from the lot interior by landscape elements. At the patio area along Andover Park East, low walls will be used to delineate the transition from public sidewalk areas to the private patio areas. 5. Open Space — Open space is provided along Andover Park East for the use of the hotel guests. Additional open landscape areas are provided at the southwest and northeast portions of the site. Building Design 6. Architectural Concept — The architectural concept for the Element is a contemporary facade consisting of planar elements with projecting accent bands in a variety of materials, colors, and textures. The approach is asymmetrical, with a strong vertical element at the corner of Andover Park East and Industry Drive and secondary vertical elements at the midpoint of each of the street facades. 7. Entrances and Doors = The primarypublic entrance for hotel guests is articulated via a large sloping porte-cochere element along the east facade. A secondary street -oriented public entrance is provided off Industry Drive, accented with a wrapping vertical -to - horizontal band that passes around the building at the corner of Andover and Industry, and also functions as a weather protection feature. Lighting, color, and glazing are further used to accent and differentiate thebuilding entrances from the remainder of the facade. 8. Building Facade Base and Top — The building facade is provided with a unit brick base along the entire ground floor, terminating in a horizontal band element at the second or third floor level before transitioning into a more smooth -finish facade material, currently proposed as EIFS in various color combinations. 9. Corner Treatments — The corner of the building at Andover and Industry is emphasized with a combination of strong vertical elements and signage as well as accent colors and the strong weather protection band element at the pedestrian scale. 10. Building Massing — The massing of the building is arranged insuch a way to provide distinct segments with differing colors, depths from the street, and accent articulation. 11. Building Details and Elements — Each facade articulation increment along Andover is provided with transom windows, weather protection, or decorative brick piers. Along Industry, landscaped trellises, weather protection, and decorative brick piers are proposed to meet this requirement. 12. Building Materials and Colors — Full size brick is used at the base of the building on all sides, with EIFS exterior finishes in three different colors on the upper floors of all facades. Select areas are provided with accent materials, such as bright accent color , swatches at signature elements, and decorative wood -look panels in other areas. • • Page 5 March 2, 2018 13. Windows — Both street facades propose extensive use of storefront windows to create an appealing pedestrian -scale presence along the street. Window groups incorporate internal mullions and transom glass. Windbws at the ground level are inset from the primary fagade plane by a minimum of 4". 14. Weather Protection — A strong weather protection element band is proposed at the corner of Industry and Andover, wrapping eastward and southward along the ground level facade, and returning to grade in a decorative treatment. The weather protection element is integrated with' the vertical modulation of the building envelope at the second floor level in these areas. 15. Blank Walls — All building "ends" are treated in the same manner as the primary building facades, with material and color variation. 16. Parking Structures — No structured parking is included as a part of this project. This concludes our narrative of the ways in which the proposed Element by Westin hotel project meets the various design criteria contained with the TMC and supplemental documents. Should you have any questions, please do not hesitate to call us at 206-766-8300. Sincerely, Johnson Br und, Inc. Seth refry, Architect Associate P: IHospitality11806_Element Tukwila WAI08 Project Management\BAR SubmittallElement Tukwila BAR design criteria narrative.docx —w— — I I I 1T(UG) P'f(lJG) ---n NOG) i u _ to w--,w z -SS - SS —SS —SS —SS INDUSTRY DR. EX. WATER METER P(TIUt;� P(r`��/ liUGi to o v SS — SS — SS — ss _ ss — ss — SS NEW BUILDING FF 25.50 17.1 mr lijarawarJJi re `1irr ram =' — SD — SD P(UG) P(UG) • T(UG) T(UG) %• P(UG) T(UG) ( uG 7G) - SS - SS - SS - SS - SS 4 SS RIM = 13.93 IE = 13.40 (6" E) 58LF6"PVC SS00.50% 8800i1, RIM = 25.49 IE = 13.69 (6" W) __ SS - SS BMW FIE HYDRANT FIND MONMENT IN / 2" BRASS / SET 0.60' BELOW / (DECEMBER 2015) CGOFJZ • F.6 dam (o +0 1 F 43• or ,ke s cf f fj /( /i//71,A yv' beDPP p C ✓A- /O ak.A0�/`tt f510-4) l -� y ��-► �,.� RPg /oc 6 i _ Qom NCL u�� C.D � 1�f.1-�1� �=v�2..DU��' P ^/e DC v/4 �/ i%Gtle�sj Z>� CUT tt 9 F o 7 • JUL 12 2018 Community Development N N N CO 10 N N d- 06/22/201e U) N r 0 ELEMENT BY WESTIN 0223400070 PARENT FILE PL18-0016 THIS FILE E18-0002 SEPA/URBAN CENTER PROJECT • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA —URBAN CENTER PROJECT Please fill out the following property and proposal information Property Address 515 Industry Drive, Tukwila, WA 98188 Property• zoning District Name: TUC-TOD Corridor Type(s) bordering the project: Andover Park East - Workplace Corridor Industry Drive - Neighborhood Corridor Property Size in Acres 3.44 Ac Existing Land • Use Describe existing uses on site: Vacant lot Proposed Land Use Describe in detail all proposed uses on site, e.g., retail, office, lodging, housing, civic, industrial, warehousing, etc: Five -story hotel Dwellings # Proposed Dwelling Units: # Type Townhomes Proposed Density (du/ac): n/a • # Type Multi -Family Non- residential Uses: Building Square Feet Existing: n/a Proposed: 114,212 square feet Building Height Existing stories: n/a Existing height in feet: n/a Proposed stories: 5 Proposed height in feet: 61'-3" PM Peak Hour Weekday Vehicle Trips (TO BE COMPLETED BY CITY OF TUKWILA) Existing Estimated Trips Total: b Future Estimated Trips Total: kOS Net New Trips: 1ck° t Source of Trip Rate: ✓ ITE Manual RECEIVE MAR 02 201 Community Development Other SEPA-URBAN CENTER PROJECT CRITERIA CHECKLIST To determine if the proposed project will not be subject to environmental review and project -specific SEPA-based administrative or judicial appeals (as set forth in TMC 21.04.165), please answer the following questions: 1. Is the proposal consistent with the Southcenter Plan and associated development regulations in TMC 18.28? Please explain. The proposed project intends to meet all requirements of the Southcenter Plan and TMC 18.28, and has been designed accordingly. A separate traffic study will be provided as a supplement to this application. 2. Does the proposed development meet all established conditions or mitigation? If not, please explain. The project meets all established conditions and any required mitigation will be implemented. 3. Is the proposed project consistent with the alternative reviewed under the Southcenter Plan SEIS? If not, please explain. Are there any impacts associated with the project that have not been identified in the SEIS? The project is consistent with the Southcenter Plan SEIS. 4. Is the proposal a permitted and/or accessory use(s) located within the applicable TUC zone (TMC 18.28)? Uses listed as "conditional" or "unclassified" are not eligible. Hotels are a permitted use in the TUC-TOD zone. 5. Does the proposed project cause the total number of PM hour peak trips generated within the southcenter Subarea as a whole to exceed the maximum number of new PM peak hour trips threshold as identified in the SEIS for the Southcenter Subarea Plan, or a subsequent traffic analysis based on a revised f ture 1 use scenario for the Southcenter Subarea? TO BE COMPLETED BY CITY OF TUKWILA / Y /nd (staff initials) 6. Is the proposal any of the following: a. an "essential public facility" as defined in RCW 36.70.200 or TMC 18.06.270? Yes b. a development in which any portion includes shoreline modifications waterward of the ordinary high water mark? Yes c. If the answer to any of questions "6a" through "6b" is yes, the proposal is not eligible for the planned action process. If a proposed implementing project is determined to satisfy all of the above criteria, no further environmental review is necessary. Additional environmental review shall be required, if a proposal fails to meet any of the above criteria. Under the penalty of perjury, the above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: 3/1/18 Date Submitted: 6TENW Transportation Engineering NorthWest MEMORANDUM DATE: February 22, 2018 TO: Robin Tischmak City of Tukwila FROM: Spenser Haynie/Jeff Schramm TENW SUBJECT: Traffic Scoping Memo for the proposed Element Hotel - Tukwila, WA TENW Project No. 5629 The memorandum provides preliminary traffic information for the proposed Element Hotel development located on the southeast corner of Andover Park E and Industry Drive for the purpose of establishing a scope of work for the traffic study. This memo includes a project description, trip generation estimate, and trip distribution information. Project Description The project site is located on the southeast corner of Andover Park E and Industry Drive in the City of Tukwila (see Attachment A site vicinity map). The proposed project includes a 175 room hotel on a site that is currently vacant. Vehicular access to the site would be provided via a new access on Andover Park E and a new access on Industry Drive. A preliminary site plan concept is included in Attachment B. Trip Generation The trip generation estimates for the proposed 175 room Element Hotel project were based on trip rates documented in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition for land use code (LUC) 310 (Hotel). Table 1 summarizes the trip generation estimate for the proposed project. Table 1 - Element Hotel Trip Generation Summary New Trios Generated Time Period In Out Total Weekday Daily 774 775 1,549 Weekday AM Peak Hour 48 34 82 Weekday PM Peak Hour 54 51 105 As shown in Table 1, the proposed Element Hotel project is estimated to generate 1,549 new weekday daily trips with 82 new trips occurring during the weekday AM peak hour (48 entering, 34 exiting) and 105 new trips during the weekday PM peak hour (54 entering, 51 exiting). Detailed trip generation calculations are included in Attachment C. • Transportation Planning j Design j Traffic Impact & Operations 11400 SE 8"h Street, Suite 200, Bellevue, WA 98004 j Office (425) 889-6747 • Traffic Scoping Memorandum Element Hotel - Tukwila, WA Trip Distribution The distribution of vehicular trips generated by the proposed Element Hotel project was based on existing travel patterns in the area. The new AM and PM peak hour project -generated trips were distributed to the vicinity street system as follows: • 30 percent to/from the north via 1-5 • 30 percent to/from the south via 1-5 • 20 percent to/from the east via I-405 • 10 percent to/from the west via SR-518 • 5 percent to/from the south via Southcenter Parkway • 5 percent to/from the south via SR-181 The project trip distribution and assignment of new AM and PM peak hour project trips is illustrated in Attachment D. Next Steps Upon your review of the trip generation estimates and trip distribution, we would like to request a meeting with the City to discuss and confirm assumptions for the traffic analysis. If you have any questions regarding the information presented in this memo, please feel free to contact me at (206) 390-7253 or spenser@tenw.com. cc: Jeff Schramm, Planning Manager — TENW Attachments: A. Site Vicinity Map B. Preliminary Site Plan Concept C. Trip Generation Calculations D. Trip Distribution & Assignment �TENW February 22, 2018 Page 2 1"",,',111111110111,1 voly1 ,bAllit'1111,,,,111111,1111 "11,04',',14111' 11,11111111111" 1111111111111111111111111111111111111111111111111111 1111111,l111111111111111111111111111111111111111111111111111111111111111111111110111111111111111111111111111111111111111111111111111111oviviooll Attachment A: Project Site Vicinity Traffic Scoping Memorandum Element Hotel - Tukwila, WA 1010011111111101111101floo 1,1111, 4111111,1111111 11110111 11 I I 1,11111111111111, hill j ' 1 HI '111,11111: o111111111111111111g:111,:i ,11,1 ,11111 1111111111111111111111111111111111110111111110 • • '1111111IJIIIIIIIII�I J.1111111U111111111[I Attachment B: Preliminary Site Plan Traffic Scoping Memorandum Element Hotel - Tukwila, WA NOT TO SCALE • • Traffic Scoping Memorandum Element Hotel - Tukwila, WA ATTACHMENT C Trip Generation Calculations Tukwila Hotel - Trip Generation Land Use . Units Directional Split Trips Generated ITE LUC' Trip Rate' In Out In Out Total DAILY Rooms 310 EQN 50% 50% 774 775 1,549 Proposed Use: 175 Hotel NEW DAILY TRIP GENERATION = 774 775 1,549 AM PEAK HOUR Rooms 310 EQN 59% 41% 48 34 82 Proposed Use: 175 Hotel NEW AM PEAK HOUR TRIP GENERATION = 48 34 82 PM PEAK HOUR Rooms 310 EQN 51% 49% 54 51 105 Proposed Use: 175 Hotel NEW PM PEAK HOUR TRIP GENERATION = 54 51 105 Notes: 1. Land Use Code, Trip Rotes, and Entering/Exiting Splits based on ITE Trip Generation Manual. 10th Edition, 2017. 1/3/2018 TENW Traffic Scoping Memorandum Element Hotel — Tukwila, WA l'1111111111111111111111111111111111111111111' ,',,',1111111111111111, 1111111111111111111111111111,111,,,,, looloolool00000lloolooloom000ll t1111 l',111111111111111111111111rIml?111111111111111111111111111 1011C",ukir' 11,111111h 1111111111111111,1111111 111111 ,111,,HHH,u,111 11 10111rolir1,11,1t,N1111111,11111,1111111,11,',11111,', 111V11111111111111 111111111111 iodlool000l000111111,1,1,1"' lovvotv totolovtl ,11„tIIIIIIII1111111111 '„,1,11111111111to„,H, 1111IIIh IIII0 01,1,1,1,1,111 11'111111111111,,111 1,111111111111111111111111011 111111111111111 1111111'qm 100000111111111111rik EGEND Prcijoo,tr drop flostrOdputron XX AM reok HcAur Drips X X PlA tr'ollr., Hour Tropr, Attachment D: Peak Hour Project Trip Distribution and Assignment NOT 11154"k1