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HomeMy WebLinkAboutPlanning 2017-03-02 COMPLETE AGENDA PACKETCity of Tukwila Department of Community Development - Jack Pace, Director Allan Ekberg, Mayor CHAIR, MIGUEL MAESTAS; VICE - CHAIR, NHAN NGUYEN; COMMISSIONERS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, BROOKE ALFORD, AND DENNIS MARTINEZ BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING AGENDA MARCH 2, 2017 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS Miscellaneous Agenda Items Introduce - Mia Navarro, Community Engagement Manger Public Hearing I. Call to order the public hearing II. Attendance III. Adoption of 10 -27 -16 and 11 -10 -16 Minutes IV. CASE NUMBER: L16 -0064 APPLICANT: Matt Laase, Jackson/Main Architecture REQUEST: Design Review approval for development of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Blvd. Project includes demolishment of the structure at 5290 Southcenter Blvd. LOCATION: 5200 and 5290 Southcenter Blvd, APN's 11572000013 and 11572000021 V. DIRECTOR'S REPORT VI. ADJOURN Sample motions on back Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206- 433 -1800 • Website: TukwilaWA.gov City of Tukwila Planning Commission PLANNING COMMISSION (PC) MINUTES Date: November 10, 2016 Time: 6:30 PM Location: Council Chambers Present: Chair, Sharon Mann; Commissioners, Mike Hansen, Louise Strander, Brooke Alford, Nhan Nguyen and Dennis Martinez Absent: Vice Chair, Miguel Maestas Staff: Nora Gierloff, Deputy Director; Carol Lumb, Senior Planner, Andrea Cummins, Urban Environmentalist and Wynetta Bivens, Planning Commission Secretary PLANNING COMMISSION PUBLIC HEARING CASE NUMBER: L16 -0012, 2016 Landscaping Code Update APPLICANT: City of Tukwila REQUEST: Repeal TMC Chapter 18.52, Landscaping Code and adopt a new TMC 18.52, landscaping regulation chapter to implement Comprehensive Plan policies LOCATION: City -wide Chair Sharon Mann called the meeting to order at 6:30 and swore in those individuals testifying. Chair Sharon Mann opened the public hearing. Carol Lumb, Senior Planner, Department of Community Development gave the presentation on the proposed new landscaping chapter, TMC 18.52 The current landscaping code was adopted in 1999, after a major revision to the Comprehensive Plan. Since then the Comprehensive Plan has gone through another major revision. As part of that process the City adopted new goals and policies that relate to landscaping and urban forestry and necessitated updating the regulations to implement the goals and policies. To help with the Comprehensive Plan update the City Council appointed the Tukwila Tree and Environment Advisory Committee. The Committee also worked on and helped to shape the Draft Landscaping Chapter. The Committee was made up of representatives from the Planning Commission, City Council, members of the community and industrial and commercial property owners. There was additional background provided explaining how the Draft Landscaping Chapter was shaped. The following will be affected by the landscape chapter: new commercial and industrial development projects that trigger design review, and non - residential projects in the single - family district, such as religious institutions and schools. Staff entered into the record two emails, received on 11/10/16, from Puget Sound Energy, regarding the Landscaping Code, and from Don Tomaso, the City's Fire Marshal, regarding a tree ordinance comment. Copies of the emails were handed out to the PC. Staff walked the PC through the review of the recommended Draft Landscaping Code noting new and revised changes, as well as review of the two comment letters. Questions were addressed and additional revisions made to the draft code. 1 Page 2 Public Hearing Minutes November 10, 2016 Concern was raised on preventative upkeep of community gardens on the street front of the property. There is currently no enforcement process but staff suggested when spring comes contacting the property owner to make sure they are going to use the community garden. Concern was also raised regarding tree maintenance expectations and responsibilities in the public right - a -way. The consensus was to remove section 3b, on page 16 and to return at a later date with Public Works to pursue this issue during the tree ordinance review. Commissioner Strander stated when this issue comes back to the Commission, she would be interested in hearing comments from the City Attorney on the issues. Additional Recommended Revisions: • 18.52.030 and 18.52.020 will swap positions. • 18.52.030, A2, page 5, shrubs, insert comments from the Fire Department, add new sentence, "The shrubs will provide 4 -foot clearance when mature when adjacent to any fire hydrant or Fire Department connection." • 18.52.060, A9, replace "Director" with "staff'. • 18.52.060, page 11, A10, Take the comments from Puget Sound Energy and remove, "dust and" • 18.52.070, B2a., add "...including best management practices for daily timing of irrigation to optimize water infiltration and conservation" at the end of the sentence • 18.52.100, pg. 18, B2, penalty, change, "any person who fails to comply" to "any property owner who fails to comply." There was no public testimony. The public hearing was closed. The Planning Commission deliberated. Commissioner Alford made a motion to approve staff's recommendation and the six additional recommendations and forward the Planning Commission's recommendations to the City Council for their review. Commissioner Hansen seconded the motion. All were in favor. Adjourned: Submitted by: 8:32 PM Wynetta Bivens Planning Commission Secretary 2 City of Tukwila Planning Commission PLANNING COMMISSION (PC) MINUTES Date: October 27, 2016 Time: 6:30 PM Location: Council Chambers Present: Vice Chair, Miguel Maestas; Commissioners, Mike Hansen, Louise Strander, Brooke Alford and Nhan Nguyen Absent: Chair, Sharon Mann and Commissioner Dennis Martinez Staff: Nora Gierloff, Deputy Director; and Wynetta Bivens, Planning Commission Secretary, Greg Villanueva, NPDES Coordinator and Ryan Larson, Senior Engineer Vice -Chair Maestas called the public hearing to order. He asked for a motion to amend the agenda to hear comments from the City's Deputy Police Chief Bruce Linton and Fire Chief Jay Wittwer on the Public Safety Bond Measure prior to the public hearing. Commissioner Strander moved and Commissioner Hanson seconded the motion. All were in favor. Bruce Linton, Deputy Police Chief, City of Tukwila said that he was not present to advocate for the Public Safety Bond Measure but was present to provide some information. He said there has been a lot of questions regarding where the information can be found on the public safety plan. He directed folks to the Tukwila website for information. There are links to a fact sheet, (which were handed out to the Commission), all the presentations provided to Council, a video presentation with a message from the Police and Fire Department and the Court. Deputy Police Chief Linton also offered to answer questions. Jay Wittwer, Fire Chief, City of Tukwila introduced himself and provided some history on his career. Chief Wittwer was available to answer questions. Planning Commission Public Hearing Adoption of Minutes: Commissioner Strander made a motion to adopt the 07/20/16 minutes. Commissioner Maestas seconded the motion and all were in favor. CASE NUMBER: L16 -0050 APPLICANT: City of Tukwila, Department of Public Works REQUEST: Adoption of Low Impact Development Regulations and amendments to TMC Title 18, Zoning, and Title 8.25, Vehicle Storage and Parking on Single Family Residential Property, in order to modify the existing standards for drainage review and design of development projects and institute best management practices for controlling pollution from potentially pollution--generating activities. LOCATION: City -Wide Vice -Chair Maestas opened the public hearing and swore in those wishing to provide testimony. 3 4 Page 2 Public Hearing Minutes October 27, 2016 Greg Villanueva, National Pollutant Discharge Elimination Systems (NPDES) Coordinator, City of Tukwila noted that the PC agenda packet staff report was prepared by Moira Bradshaw on amending the City's codes for required Low Impact Development (LID). Mr. Villanueva provided background on why the City is required to incorporate LID into its development codes. As the NPDES Coordinator he is responsible for management and implementation of the NPDES Phase II Permit. The Permit authorizes discharge of the surface water bodies of the state, Green River, and Duwamish River. The Permit requires all Washington state cities: 1) To update their codes and make effective LID principles and LID Best Management Practices, which involves amending Title 14 by adopting the 2016 King County Surface Water Design Manual and the 2016 Stormwater Pollution Prevention Manual, which the Public Works Department is currently doing. 2) Amend Title 16 Building and Construction, specifically 16.54 grading, which is currently being done. 3) And before the Commission tonight, Title 18, Zoning and Title 8.25 Vehicle Storage and Parking on Single Family Residential Property. Mr. Villanueva introduced Trista Kobluskie, with Otak Consultants, who the City contracted with to help with implementation of LID into the City's code. Trista Kobluskie, Stormwater Planner, Otak Consultants gave a presentation on LID and noted the following: • Why the code is being amended to incorporate LID? The municipal stormwater permit requires it. The goal is to make low impact development; the preferred and commonly used approach to site development in the city, which should replace the traditional way of developing sites if possible. This goal is required to be met by December 31, 2016, and implemented at the beginning of 2017 for development proposals. • What is LID? It's a set of site development principles; it prioritizes retention of native vegetation; reduction of impervious surfaces and managing stormwater close to its source. • Intent? To disturb less land, generate less stormwater, and have a smaller impact on receiving waters. • Technique Examples — parking area reduction; dedicating less land to automobile use; limiting development coverage or impervious surface coverage. • Some techniques to manage stormwater close to its source — bioretention, known as rain gardens; or permeable pavement • The goal of LID is to create an urban landscape that still functions with a natural hydrologic process. The Process used to get where we are today: • The Department of Ecology produced a guideline book, which the City followed. • Involvement and resources - Depailiuent of Community Development, Public Works, the Fire Marshal, Public Safety, City Attorney, and ordinances to determine what is appropriate for Tukwila. • Ecology requires participation from officials and community stakeholders because the scope of the changes is potentially large. • The following code titles were reviewed — 8, 14, 16, 17, and 18 which is the purpose of the public hearing. Ms. Kobluskie also provided a summary of her findings during review, such as Comp Plan goal 4.13, promotion of tree retention through the City, which she said was the most sought after goal of LID. • There have been several public outreach efforts throughout this process. A summary of proposed amendments was provided. It was noted that no changes are currently being proposed for the tree regulations as they are subject to amendments in a separate process to follow. Page 3 Public Hearing Minutes October 27, 2016 Commissioner Hansen requested a walk- though of the proposed code amendments listed in the ordinance. Ms. Kobluskie addressed several questions for the Commission. Commissioner Strander made an inquiry on material surface use if a single - family resident were remodeling their driveway. Staff noted pervious concrete or pavement is going to be placed where feasible. ACTION ITEMS (2): Commissioner Hansen asked staff to clean up the language under section 18.50.085, Maximum Percent Development Area Coverage, paragraph C. Commissioner Alford recommended more flexibility for plant material requirements beyond the City's bioretention plant list. Commissioner Hansen suggested some revisions to the language regarding planting material. Russ Gaston, Engineer, Otak Consultant, responded to inquiries from the Commissioners. Ryan Larson, Senior Engineer, City of Tukwila also responded to inquiries from the Commissioners. There was no public testimony. The public hearing was closed. The Planning Commission deliberated. Commissioner Hansen made a motion recommending adoption of Case Number L16 -0050, proposed ordinance code amendments. And the additional revised amendment, Section 11, C,12 to read: `Plant material requirements for bioretention facilities shall be in accordance with the City's bioretention plant list, unless approved by the Director.' And forward to City Council for their approval. Commissioner Alford seconded the motion. All were in favor. Director's Report: • PC will meet 2' Thursdays in November and December due to the holidays • An update of up- coming projects was given. The Landscaping Code Update is on the November 10 PC agenda. • The Congress for New Urbanism is holding their national conference in Seattle in 2017 and are doing a public service project in the city of the conference. The City applied to have these national experts look at the Tukwila International Blvd Transit Oriented Development. The City was approved and there will be a charrette for the City. On Feb 23 -26 recommendations will be provided on physical design, code and policy changes the City could make in order to implement the vision laid out in the Comprehensive Plan. They will hold a series of workshops with community and stakeholder involvement. They will also give a presentation on their recommendations during the conference. • Revision to the By -Laws in progress and will come to the PC for their review. Adjourned: 8:35 PM Submitted by: Wynetta Bivens Planning Commission Secretary 5 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Staff Report Board of Architectural Review for Inspirus Credit Union Prepared for the March 2, 2017 Meeting FILE NUMBER: ASSOCIATED PERMITS: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN AND ZONING DESIGNATION: SEPA DETERMINATION: NOTIFICATION: RECOMMENDATION: STAFF: L16 -0064 Public Hearing Design Review L16 -0067 Special permission- Sensitive Areas Buffer Reduction L16 -0068 Special Permission- Parking Reduction E16 -0011 SEPA Matthew Laase of Jackson /Main Architecture Board of Architectural Review approval for development of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard. The project includes demolishment of the structure at 5290 Southcenter Blvd. 5200 and 5290 Southcenter Blvd, APNs 11572000013 and 11572000021 Office (0)/ Regional Commercial Mixed Use (RCM) A Determination of Non - Significance (DNS) was issued December 21, 2016. A Notice of Application was distributed by mail to tenants and owners of property located within 500 feet of the project site, and agencies that may have an interest in the project on November 17, 2016. The Notice of Application was also posted on site. Two comment letters were received in response to the Notice of Application. The Notice of Public Hearing was also published in the Seattle Times on February 16, 2017 and posted on site on February 14, 2017. Approval with conditions Lindsay Brown, Assistant Planner Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206 - 433 -1800 • Website: TukwilaWA.gov 7 L16 -0064 Inspirus Design Review ATTACHMENTS: A. Aerial Photo of Site B. Large Plan Set with the following sheets: Site Plan, Sheet A1.00; Mitigation Planting Plan, Sheet L2.01; Planting Plan, Sheet L3.03; Planting Plan, Sheet L3.04; Tree Retention Plan and Details, Sheet L1,01; Site Preparation Plan, Sheet L1.02; Signage Plan- Details, Sheet SP0.03 C. 11x17" Color Plan set with the following sheets: A0. Cover Al. Index Sheet A2. Staff Alternative Approved Illustrated Site Plan (L16 -0068) A3 Staff Alternative Approved Illustrated Floor Plan- Parking Level Plan ( L16 -0068) A4 Illustrated Floor Plan- Level 1 Plan A5 Illustrated Floor Plan- Level 2 Plan A6 Exterior Elevations- Contextual A7 Exterior Elevations- Contextual A9 Renderings- Garden Plaza Aerial A10 Renderings- Southcenter and 53rd Intersection Al 1 Renderings- Garden Plaza Perspective Al2 Creekside Garden Plaza A13 Terraced Outdoor Seating Area D. Comment Letter from Greg and Vanessa Zaputil E. Applicant Response to Design Review Criteria F. Notice of Decision and staff report of Special Permission Director's approval for stream buffer reduction G. Notice of Decision and staff report of Special Permission Director's approval for parking reduction LNB Page 2 of 14 02/17/2017 8 L16 -0064 Inspirus Design Review FINDINGS Vicinity /Site Information Project Description This project proposes construction of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard, and demolishment of a smaller structure at 5290 Southcenter Blvd. The office building is three stories, with a garage on the ground /basement level and two stories of office space above. The addition will match this layout, and is designed to visually integrate with the existing building. The expanded building will continue to be used as office space for Inspirus Credit Union and 1 -2 other tenants. In addition to this design review application, an extensive remodel of the interior office spaces is planned and shown in Attachment C (sheets A4 and A5). The office building has vehicular access from one driveway off of 52nd Ave S. There is also a gravel driveway at 5290 Southcenter Blvd. serving only the structure that will be removed. Transportation - related site improvements planned with the building addition include 9 additional parking spaces, increased surface parking landscaping, a new auto exit from the garage onto Southcenter Boulevard (utilizing the existing curbcut for 5290 Southcenter Blvd.), and a new pedestrian connection to the building from Southcenter Boulevard. Other improvements associated with this application include significant restoration of the watercourse buffer surrounding a small section of Class 3 Gilliam Creek which daylights at the eastern edge of the property, development of a new passive recreation opportunity to view and enjoy this enhanced buffer via a small walking path, and enhancement of an existing outdoor area on the north side of the building with native landscaping and picnic tables. Type 2 Special Permissions have been approved with conditions to allow a reduction in the number of parking spaces required and to reduce the sensitive area buffer width, waive the building setback from the buffer, and allow enhancement of the reduced stream buffer with native vegetation. Other approvals needed prior to construction onsite include a demolition permit for the structure at 5290 Southcenter Blvd, a lot line consolidation, reclassification of building construction type, and building permits. Existing Development This area was annexed to Tukwila in 1967 (Tukwila Ordinance 493). According to King County Assessor's data, the office building at 5200 Southcenter Blvd. was built in 1986 and was known as Parkside Office Building. The building has since been remodeled several times as tenants have changed. Wireless communication facilities were constructed on the roof in 2002 and 2004, with base station equipment housed in the garage. The structure at 5290 Southcenter Blvd. was constructed in 1948 and has housed an insurance company and a tarot/palm reader business in the recent past. Currently the building is used as an office for Allied Barton security and the site used as additional parking for office building employees. LNB Page 3 of 14 02/17/2017 9 L16 -0064 Inspirus Design Review Surrounding Land Uses The property is split- zoned, with Regional Commercial /Mixed Use (RCM) zoning on the southern approximately 80% of the site, and Office (0) zoning occupying the remaining 20 %. The surrounding properties to the north are zoned 0, and properties to the west and south are zoned RCM. To the east is the 1 -5 freeway and east of that, properties are zoned RCM and High Density Residential (HDR). A 2 -story office building is located north of the subject site. Across 52' Ave S. is a vacant lot, with Sound Transit light rail tracks overhead. Commercial and office buildings are located south of the project site across Southcenter Blvd. The 1 -5 southbound offramp for Southcenter Blvd. is adjacent to the site on the east. The site has good access to transportation: on- and off -ramps of 1 -5 are located just east, and the RapidRide Line F has a stop in front of the building on Southcenter Boulevard. The RapidRide F line operates with 10 -15 minute headways between 6am and 8:30pm, providing quick, reliable connection believe the Tukwila Boulevard Sound Transit Link Light Rail station and the Renton Landing. Environmentally Sensitive Areas On the eastern edge of the site a small section of Gilliam Creek, a Type 3 watercourse, daylights and is channeled again and routed underneath 1 -5 before connecting to the Green River. A Type 2 Special Permission application to reduce the watercourse buffer from 80' to 40' and restore the reduced width buffer with native plants was approved on February 15, 2017. The Special Permission approval also waived the 15' setback of commercial buildings from a sensitive area buffer, allowing the anticipated building expansion to hug the buffer and match with the northeast edge of the structure, gently curving and forming a passive recreation space labeled as the garden courtyard on plans. Topography The site is mostly flat, with a gentle slope westward. The existing topography will remain largely unchanged after the proposed modifications are completed. The estimated combined cut and fill for this project is 400 cubic yards. Vegetation There are 17 mature trees in perimeter landscaping on the project site, and 2 trees in the sensitive area buffer. The tree species on the property include Austrian pine, big leaf maple, eastern white pine and crimson king Norway maple. Three landscaping trees will be removed to accommodate the building addition, and 22 trees will be added and dispersed through the landscaped perimeter and parking lot islands site for a total of 36 landscaping trees after the project is completed. There are 2 existing trees in the sensitive area buffer; these trees will be removed and 4 trees will be planted in the replanted sensitive area buffer. Landscaping on the site will be modified as part of the project, see Attachment B (sheets L3.03 and L3.04) for more details. Code Enforcement There have been several code enforcement cases opened and closed for the site for illegal taxi businesses, unpermitted signs and tenant improvements, and the construction of a retaining wall around the stream- all under prior ownership. Inspirus Credit Union (then School Employees Credit Union of Washington) purchased the site in 2015. There is a code enforcement case (CE16 -0117) opened in April of 2016 that is still outstanding; the code violation will be resolved with successful mitigation plantings of native vegetation associated with approval of this proposal. LNB Page 4 of 14 02/17/2017 10 L16 -0064 Inspirus Design Review Public Comments The City received two comment letters during the Notice of Application period, from Greg and Vanessa Zaputil (nearby residents) and from Karen Walter of the Muckleshoot Tribe. Karen's comments pertained only to the sensitive area buffer reduction request that accompanied this application; these comments were addressed in the staff report for L16 -0067. The Zaputil's comment letter is included as Attachment D of this report. The questions asked in the Zaputil's comment letter pertain to the construction phase of the project and question the adequacy of parking planned for the site. The parking concerns were addressed in the staff report and conditions of approval of L16 -0068, which approved parking - related site changes associated with the building addition. Construction - related concerns raised by the Zaputils are specifically noise, road upkeep, and dust control. These comments are addressed in the recommended conditions of approval of this Design Review application and in the conditions of building permit issuance. Design Review Criteria The building addition is subject to design review approval under TMC 18.60.030 due to the projected cost of the work and because the gross building square footage exceeds 10,000 square feet in the 0 and RCM zones. In the following discussion, the architectural review criteria for Commercial and Light Industrial Developments from the TMC Section 18.60.050(A) are shown below in italics, followed by Staff's comments. The applicant has provided a response to each of the design review criteria; see Attachment E. 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. The building addition was designed to integrate with the existing building in color and design. The connectivity between the site and the Southcenter Blvd. streetscape will be improved with approval of the project, as site improvements include a pedestrian connection from the garage to the sidewalk and bus stop, secure, covered bike parking inside the garage, and an exit -only vehicular access to Southcenter from the garage addition. Visible from the freeway off -ramp, the sweeping curve of the addition complements the curve of the sensitive area buffer and improves the visual interest of the Inspirus building and site from the east. A smooth transition between building and streetscape will also be enhanced with additional landscaping along all site perimeters. LNB Page 5 of 14 02/17/2017 11 L16 -0064 lnspirus Design Review rrcr 6m..6. r_w Pedestrian Connection r pI (may �! +rys }+ r -.jam ++ + i ++ + Irv++ + 4 4 4+ 4 4 4 7-7 i i- ttttt .t ttt tttt.-t tt- } 'ft* tt* .l'it *# tttt- t ttt #tttt Y t t t t t I. I t ....................... . ;h __ ........ .............................�. t....f: # #'.. it # # # Bus stop •-- - • • " • Figure 1 — New pedestrian connection shown between the bus stop and auto exit b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. While the surface parking area will be largely unchanged with the project, the building addition will create additional garage parking spaces and increase the visual impact of the structure from the south. The added parking at the basement/ground level has a screen on the eastern frontage that matches the limestone color. On the southern elevation, the garage will be painted a dark grey which will help the building recede visually, and three trees will be planted in front of the addition, along with maidengrass and shrubs. Figure 2 - Garage screening on eastern elevation to match the upper floors, and dark grey paneling on southern elevation to receded from view. c. The height and scale of each building should be considered in relation to the site. The building's height complies with code requirements, and the size and scale are similar to office and commercial structures across Southcenter Boulevard on properties also zoned RCM. LNB Page 6 of 14 02/17/2017 12 L16 -0064 Inspirus Design Review 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. LNB a. Harmony of texture, lines and masses is encouraged. Modulation of the east and south facades helps reduce the appearance of the long facade. The window alignment and massing from the existing building is carried over on the building addition but with slight changes to make the building addition complimentary to the existing structure but not an exact match. b. Appropriate landscape transition to adjoining properties should be provided. The site has a landscaped buffer on all perimeters that will be enhanced with 13 additional trees. Additionally, plans propose to add 3 trees to parking lot landscaping islands, 6 trees to the north courtyard, and 4 trees will be planted in the sensitive area buffer on the east side of the property. The only property immediately adjacent to the site is an office building, located up a steep hill and beyond a retaining wall. c. Public buildings and structures should be consistent with the established neighborhood character. The massing and design of the office building is consistent with office and commercial buildings along Southcenter Blvd. and 52nd Avenue S. The warm and cool neutral color palette is a soft transition between the darker buildings across Southcenter Blvd. and the office and residential buildings north of the site. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. The transportation improvements to the site include a new pedestrian and bicycle connection from Southcenter Boulevard, and a new exit -only access point to Southcenter Blvd. from the garage. Employees arriving on foot or by bike are likely to come from north of the garage exit, from the bus stop in front of the building or from the light rail station at Southcenter and Tukwila International Boulevard. Because the auto connection is exit -only and east of the pedestrian walkway, conflicts between pedestrians and bicyclists and cars exiting the garage are minimized. Figure 3 - Pedestrian connection located north of auto exit from garage. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Page 7 of 14 02/17/2017 13 L16 -0064 Inspirus Design Review The current and new on -site vehicular circulation will be compatible with street circulation as the existing access points are not changed. 3. LANDSCAPING AND SITE TREATMENT. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. The site topography gently slopes west toward 52nd Ave S. and will remain with project approval. The existing daylighted section of Gilliam Creek will be unchanged below the ordinary high water mark, but its habitat potential and viewing access will be significantly improved with project approval. The stream buffer will be enhanced with native plants and a walking path so employees can see the restored buffer area and the stream as an amenity. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. The finished grades on the site will be very close to the existing gentle sloping grade. No changes to the existing sidewalks are proposed. An additional pedestrian access from Southcenter Boulevard to the building is proposed. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The landscaping in the garden courtyard is designed to create a low- impact path and seating area in the sensitive area buffer with complementary materials that fade into a more natural landscape treatment with native shrubs, trees, and grasses. Much of the additional landscaping in the perimeter and parking areas of the site are the same species as existing trees, incorporating site improvements and aesthetic changes with mature, existing landscaping. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. The new plants are sited in landscaped perimeters and in courtyards away from crushed gravel walking paths. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Landscaping plans show the addition of three new trees in landscaped islands. The north courtyard area will be enhanced with six new trees, and the existing crushed rock path will be attractively redesigned with mixed materials. The improvements planned will provide additional shade and an enhanced environment for courtyard users. f. Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. There will be attractive metal screening to replace the existing trash enclosure screen, currently in disrepair, to better support the protection of the garbage and recycling containers on site. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. LNB Page 8 of 14 02/17/2017 14 L16 -0064 lnspirus Design Review While landscaping plans show all native species of plants known to thrive in the area, the landscaped areas are complimented by crushed rock and paver pathways. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Existing surface parking lot lighting will be updated to ensure safe levels of lighting for people walking to and from their cars. The new sensitive areas mitigation area will have bollard -style lighting proposed immediately adjacent to the edges of the crushed rock pedestrian pathway. Staff recommends that this lighting be turned off between the hours of 7pm and lam. Figure 4 - Garden plaza bollard locations shown as red circles 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. The new addition and improved creek buffer zone landscape create a much warmer and inviting visual presence on a corner that is currently an unattractive entry point into the City of Tukwila. The neutral color palette balances well with the surrounding buildings, and the building addition's sweeping curve provides architectural interest visible to the exiting the freeway. LNB Page 9 of 14 02/17/2017 15 L16 -0064 Inspirus Design Review Figure 5 - The curve of the building addition aligns with the buffer edge b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. The building and the proposed addition are compatible in massing and height to other buildings on Southcenter Boulevard, and the soft neutral color palette is visually lighter and cheerier than buildings to the south, providing a color transition to the office and residential properties north of the site along 52nd Ave. S. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. The windows share the same proportions as those of the existing building with very few exceptions where either the height or width is different, such as the upper windows on the East and North Facades of the addition. The parapet on the proposed building addition matches that on the existing building, but elevates slightly on the edges forming a butterfly roof. Figure 6 - Windows on building addition aligning with existing windows, matching proportionally LNB Page 10 of 14 02/17/2017 16 L16 -0064 Inspirus Design Review d. Colors should be harmonious, with bright or brilliant colors used only for accent. The color palette of warm and cool neutrals draws its inspiration from the surrounding buildings and landscape. The primary color of brushed metal on the southern elevation of the addition is a receding color, chosen to visually retract the building from Southcenter Blvd. The rum beige limestone on the eastern elevation, when adjacent to the warm bronze transition to the existing grey garage entrance area, provides visual entrance and a soft transition from cool grey to lighter limestone. The soffit of the roof addition will have metal panel resembling natural wood, a durable material but visually evoking of nature. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Metal panel screening in a shade matching the rum beige limestone is proposed to screen the rooftop mechanical equipment from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. Illuminating the sensitive area buffer courtyard with lighting bollards was suggested by staff as a way of providing targeted lighting for safety of pathway users, with minimal light spillover to the enhanced mitigation area adjacent to Gilliam Creek. g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The massing of the addition provides new visual interest while complimenting the existing building. The curved form is dictated by the buffer zone of Gilliam Creek and softens the overall exterior look of the building and creates a point of interest on a portion of the site that has been overlooked. Further visual interest is gained by the raised butterfly roof which gives the exterior a new dynamic form while also allowing for increased natural light to the interior. The new forms create a lot of visual interest to the intersection that announces the entrance into Tukwila from 1 -5. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The landscape design in the stream courtyard is meant to improve the buffer zone around Gilliam Creek with some a path area and benches for building occupants to passively, visually enjoy the surroundings. Seating, paving, and planters will reflect the stone, metal, and wood accents of the building and keep the color palette neutral and natural. There will also be a new metal screen around the garbage area. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Chapter 18.52 of the Tukwila Municipal Code provides guidance on landscaping and lighting. LNB Page 11 of 14 02/17/2017 17 L16 -0064 Inspirus Design Review TMC 18.52.065- Lighting: Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of the associated structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights -of -way. The applicant is not proposing to add or change any parking lot lighting fixtures, and modest changes to landscaping and striping area proposed in the surface parking area. Submitted lighting plans showed that in a few areas of the parking lot, lighting levels are beneath the one footcandle considered to be the minimum lighting level for safety in parking lots. The applicant will retain existing light fixtures while ensuring that all parking areas are illuminated to one footcandle or more for safety. Illuminating the sensitive area buffer courtyard with lighting bollards will provide safety lighting for courtyard users with minimal light spillover to the enhanced mitigation area adjacent to Gilliam Creek. Lighting should be minimized around sensitive areas in order to increase habitat functions; the low lighting levels in the courtyard cast low levels of light on the stream and surrounding vegetation. The lighting shall be turned off between the hours of 7 pm and 7am. Figure 7 - Proposed planters and benches use natural materials and neutral colors Conclusions 1. Relationship of Structure to Site. The building addition will be developed on the southwest portion of the site. The sweeping curve of the addition's northern elevation hugs and complements the curve of the sensitive area buffer edge, and creates an intimate garden courtyard separated from Southcenter Boulevard visually. Pedestrians, cyclists and drivers will all have improved access to Southcenter Boulevard with a pedestrian path immediately east of the transit stop in front of Inspirus, adjacent to an exit -only vehicular connection. 2. Relationship of Structure and Site to Adjoining Area. Approval of this project will improve the appearance of the site's building and landscaped perimeter. The existing building is a simple box shape, but the planned building extension adds architectural interest with subtle curves and angles, and the warm and cool neutral colors and materials in the proposed design break up the appearance of large mass of building. Landscaping plans include the addition of taller trees and shrubs on the southern elevation of the addition, which will help screen the garage from the south. LNB Page 12 of 14 02/17/2017 18 L16 -0064 lnspirus Design Review 3. Landscape and Site Treatment. The applicant will plant native varieties of groundcover, shrubs and trees throughout the site. In the buffer around the Gilliam Creek section on the eastern side of the property, native vegetation will be planted and invasive species removed as conditioned by approval of Special Permission request L16 -0067. The design of crushed rock and pavers for pedestrian paths allow groundwater infiltration while complementing enhanced landscaping areas in the north and garden courtyards. 4. Building Design. The design of the addition minimizes its impact visually from the Southcenter Boulevard frontage with a receding building modulation and a dark grey color. On the eastern elevation, the light limestone chosen complements the overall palette of warm neutrals, while the gentle curve of the addition adds visual interest. The modulation of the facades combined with colors and materials in a complementary neutral color palette creates a gentle transition between older and new sections of the building. This gentle transition is also supported by new windows that mirror the proportions of existing windows, and rooftop equipment and garage screening matching the color of the rumbeige limestone. 5. Miscellaneous Structures and Street Furniture No streetscape changes to furniture or lighting are proposed for Southcenter Boulevard. In the garden courtyard, a crushed rock path and benches allow the passive use of the Gilliam Creek stream buffer as a building amenity. Lighting bollards are used here to provide safety lighting for courtyard users while minimizing spillover light into the mitigation area, maximizing its potential for quality habitat. In the North courtyard, the existing crushed rock area and landscaping will be improved with six new trees and a crushed rock and decorative paver path design. Planning staff recommends that the existing lighting fixtures in the surface parking lot be updated to provide at least one footcandle of illumination for the safety of those walking to and from their cars. Recommendations Staff recommends approval of the site plan, building design, and related structures with colors and materials as shown in Attachments B and C, with the following conditions: 1. Update the lighting fixtures in the surface parking lot areas to ensure a lighting level of at least one footcandle in all paved areas. INFORMATIONAL ITEMS: 1. Comply with conditions of approval of the Special Permission parking decision. At the time of building permit submittal, applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and /or accommodated throughout the construction process. 2. Comply with the conditions of approval of the Special Permission stream buffer reduction. Prior to final inspection of the site and building permit sign -off, provide a financial guarantee in the LNB Page 13 of 14 02/17/2017 19 L16 -0064 lnspirus Design Review amount of 150% of the cost of monitoring and maintenance of the required mitigation in the stream buffer, as approved by L16 -0067. Additionally, the applicant shall record the city- approved site plan clearly delineating the sensitive area buffer with the King County Division of Records and Elections. 3. Approval and recordation of L16 -0081 (lot line consolidation) is required prior to issuance of any building permits. 4. Prior to issuance of building permits, applicant shall execute a Sensitive Area Hold Harmless Agreement due to presence of steep slopes on site and /or the site being adjacent to steep slopes. 5. Construction activities onsite will be limited to the hours of operation applicable to all construction; 7am -5pm weekdays only, unless a noise variance is obtained. 6. The landscaping shall be maintained in accordance with the approved landscape plan for the life of the project. 7. Lighting fixtures in the garden courtyard area within the sensitive area buffer should be turned off during the night time. 8. Any signage for the property shall be reviewed through submittal of a separate sign permit application. LNB Page 14 of 14 02/17/2017 20 INSPIRUS PROJECT LOCATION Disclaimer: The eCityGov Alliance or its member agencies do not guarantee that the information on this map is accurate or complete. This map is provided for information purposes only. • r•. L_j CityGov,net NWMaps.net Nearby Search Area (.25mi) Search Result Location City Limit Printed on 11/10/2016 ATTACHMENT A 1 74 1nBpe y 0201E GEo01e. Map 4a)e 010, E Oee* Zee ll ■—... EB VICINITY MAP 28 4' N(}PARKING FIRE ACCESS ONLY` 1 • NEW CUR1 ' 1 I� fi a 18' -3 )Ew fi 9. . EN LANDSCAPE a. ARERSF_E" EXISTZC WDSCA0E MER To BE SIFREMEUI1O Ab I I 01 )11 LANDSCAPE DRAWINGS w _I _1 nom•, 4 \ 32'-0 / \ 1 6) GARDEN \ _ PLAZA (SEE LANDSCAPE DRAWINGS) B' -0' ,"L •• b .// L J 4 / ,. ..1 B • u,, 1" I= . NEW LAN�y1SCAPE SE LANDSC 1 DRAWN 1 I L. - • F. I,- t, 25',0• FRONT SETBACK • • fi EXISTING LANDSCAPE AREA -k4\ BIKE RACK L`.\ ENTRY N EXISTING TYPE V -A 16,375 SQ FT FOOT PRINT 2 -STORY OFFICE BUILDING WI UNDER BUILDING PARKING (BUILDING TO BE RECLASSIFIED AS TYPE VB) PROPOSED TYPE VB ADDITION: / 4,485 SF UNDER BUILDING PARKING 4,955 SF PER OCCUPIED FLOOR' 14,395 SF TOTAL l 10.1 8X 15X S 0EL_ OP . (i.. E SLOPE 12 rePe,Ts 1) 0) 1, 0) --- EXISTING LANDSCAPE AREA TO REMAIN, SEE LANDSCAPE DRAWINGS 20' -01 FRONT -. _EXISTING LANDSCAPE. L,=,> - SETBACK r?- AREA TO REMAIN. SEE ` LANDSCAPE DRAWINGS. - Ie) IO /1]x11 SITE PLAN yp\e •RCM•2CNE T=0' 17_ 9'•0' t NEW LANDSCAPE AREA, SEE LANDSCAPE DRAWINGS 15) 1` (5) IA I5) (62 SURFACE. 46UNU ERGROUND) - EXISTING LANDSCAP- E _ `�? / LANDSCAPE DRAWINNGS rECI CZEI s) 60) 28'- 11• E Y y] U NF- Cy \ RIPED9TREAM • 52N0 AVENUE SOUTH III 11 If; II 11 111 KEYNOTES Key Value( Keynote Text 02 39 EXISTING BUILDING SIGN TO REMAIN 02 45 EXISTING EXTERIOR UGHT FIXTURE TO REMAIN 10 18 NEW SITE SIGN, REFER TO DETAILS ON SHEET A4 11 1019 NEW BULLING SIGN, REFER TO DETAILS ON SHEET A4 11 3 5\- 0$4445petcts 1111 JACKSON 1 MAIN A HC H ITE C TI.10) 311 FIRST AVENUE 9711TF SEATTLE W49e1M ME22aa800 WWWJACVSCNMMN SEM Z 0 z H Z 0 W re cn Q W • LL Z 0w 696.60110 IRMO PR0IECT MGR ML DUNN BT NAY CFECIWEOBT ML SITE PLAN A1.00 Lr TYRE'S c wpm ATTACHMENT B w H 0 Z C < 0 —I I cn m J0 ow0 Cr 0= Z J U- QO cn = _ H p 0_ 0W = Z ▪ (n w 2 d LOOSEN SIDES AND BOTTOMS OF PLANTING PIT SOAK PLANTING PIT AFTER PLANTING N 0 _ 0 0 o J m Er 0 H O 0- 0 w > 0 w cC LL W w H > D cc Q Zcc J - Z Q a.QHCC Dco0 I- p F- Z C- C C) co Q - Z_QH CO U) r W ZUHHU W UJ- OZQ Cr —I Li H CC J0 ›zO J Q cc H W CO U) 000OCC O ZwOD Cr QZCC Z 1 O o O W co O wrn0Q z>•z w > 0 > ujMU) CO F- N M w w O H U _ U J 0 Ca 0 J (7> _ W Q J2 Lu 2 J H -u) 2z Z Lu Lu (/)u - FINISH GRADE Z 1- Z J d 2 0 _ 0 0 CC w CC J 0 Z 0) m W 0 w > 0 w cC _ H J J_ U ui v7 m 0 z U) w 0 En u_ U 0 z 0 Z J O z 0 cc J_ 0 a. _ J _ O 0 W U W 0- z bO 0 au U z a) U 88686 dM `d�IMJifll 'an18 2i31NDOH1f1OS OOZE uoiu/1 ;ipaa3 sniidsui a*N.* 981-96 `dM ``d1IM�ifll 0A19 21D1NDOH1f1OS 0029 NOIllaab DOIddO NOINfl IIGDHO Sfl?�IdSNI PROJECT NO.: 2 PROJECT MGR.: J 2 DRAWN BY: CHECKED BY: o J zzw < J0 O Q� a a • H z Scale: NTS U CO 1— (/) ) z 0 5 m 0 w °C • Z_ 0 J Z N W r.r)0 CO (/) W 0 0 w 0 CC 0 Z ww w (/) LL b oo m 11111; 111=111=11 -I 2X MIN DIA. ROOTBALL X C� r dWVN 5-1 w H 0 z PLANT GROUNDCOVER AT SPECIFIED DISTANCE H 0 Z 0 < zH U a. < 0 o- cn Z �z Q Z J J D0_ O w z0 2 H O zH O () m p Z U < O � = 0 H V) Z W W U co Z0 0° REMOVE DEBRIS 0 Z H =1 Z Q U) Z0 Z CC J LLJ U) m Z w 1. H w Z H O` 0_ NA4 0 z z0�/ z �.o, wow- , O / /t`�`%ir O u- r / -���l 0 c Stift Cr I- ASVAI‘ w Y O w, O 0 �I Q u_ J = J J -D 0 WU LL CO u) 502 w a0H SOIL AMENDMENTS AS SPECIFIED W moo N- O Lci U CC co LLJ T Q U 0 CC O a 0 O W ri ww M o� m SEE SHEET L1.01 FOR SITE PREPARATION INCLUDING INVASIVE REMOVAL AND SOIL AMENDMENT. GILLIAM CREEK DELINEATED OHWM WATERCOURSE BUFFER ENHANCEMENT AREA CANDIDATE PLANT LIST w N_ U) CJ Z Q 0 (n U) w w w GROUNDCOVER PLANTING Scale: NTS 6- 8' TALL Z W a CO O 0 I— CC W W W 0 CC U CL W J 0 z w 0 Z Lw r 1- 0 Z U) W as a>- 0• 0 O < a00 xz in CO CC 2 (1) W H 0 z T- 0 ED Q z c w Q z _ H � J u WQ co W m0 O ° Z LL J0 < = cn 0_U) • w z2 H z0 d VINE MAPLE 2. 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(/) POTTED PLANTS TO BE SPACED TRIANGULARLY, SEEDS TO BE HAND -SOWN 2 X ROOTBALL WIDTH e- 0 w W .5LB / 1,000 SF 0 2 0 LL 0 W J_ 0 RED COLUMBINE U O 00 T co T MAHONIA NERVOSA / Scale: NTS TREE PLANTING AND STAKING Coo) CASCADE MAHONIA 0 00 T co T x co X N SWORDFERN T (.5 O 00 T LC) CID T BLECHNUM SPICANT / DEER FERN 0 w W (n .5 LB /1,000 SF DELPHINIUM MENZIESII / MENZIES' LARKSPUR IF VEGETATION EXISTS WITHIN Xz0 Q w 0 v7 Q w 0: 0 Z H z Q 0- I— _ < I- X H W W O> w H 0 0: u- UNDERPLANTING MIX - TO BE PLACED UNDER SHRUBS AREA FOR SPACING ADJUSTMENT LLI H 0 z FIRST PLACE PLANTS ALONG THE Z Z z c~i) J w w W 0 =z w0 0 C C Wp Z W < Q =< Et w _ H w 0 o_ z w _ H z 0 H W 0 w REMAINDER OF THE PLANTINGS. 1- 1- 1- O 0 0 o_ a a 4 4 M N M N >-. zC �ci W CC O m Um U a W acc g(1)) O • 0 00 O O CC m u_ 0) N Z 0 —J J 2 w 2 J J a 0o X = PLANT SPACING = PLANT 1 1 1 1 1 • ■ ■ .. = _ _ _ _ _ _ _ ._ . . . . . . . . . . . . . � . . . _. _. _. _. _. _., _ �_ _ ' / 1 CO : u_ JI 1 0I ZI ° ___J I 1 i, , , Z A3H - NOLLVOl1ddV 3ALLVH ±SINIINGV V1IM>ifll dO All0 Z LI•OZ /£Z /• L A3H - NOLLVOl1ddV 3ALLVH ±SINIINGV V1IM>ifll dO kLIO L L•OZ /60/L 1S -1V1lf N9flS IIV I d 9L0Z /91./L L SNOLLVOl1ddV 3AI LVaLSINIINGV V1IM>ifll dO AllO 9L0Z /17Z /01. 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GILLIAM CREEK DELINEATED OHWM WATERCOURSE BUFFER ENHANCEMENT AREA CANDIDATE PLANT LIST w N_ U) CJ Z Q 0 (n U) w w w GROUNDCOVER PLANTING Scale: NTS 6- 8' TALL Z W a CO O 0 I— CC W W W 0 CC U CL W J 0 z w 0 Z Lw r 1- 0 Z U) W as a>- 0• 0 O < a00 xz in CO CC 2 (1) W H 0 z T- 0 ED Q z c w Q z _ H � J u WQ co W m0 O ° Z LL J0 < = cn 0_U) • w z2 H z0 d VINE MAPLE 2. LOOSEN ROOT -BOUND PLANTS BEFORE PLANTING 0 W 0 W w Z 0 Z H 0) L1.1 IQ O W ZCC - H Oz CC D M0 N Q aQ wg O Q D 0) LUMBER. ANGLE AGAINST PREVAILING WINDS AND DEEP ENOUGH TO BE STABLE. w z J _ H W J O 0- H 0) Z W 0 _ _ J O w 0 w 0 O H H E w 0_ < J 0 QO 110 O W U < • Q W 0 H H Y W U Q Et� GROWTH. SET TRUNK PLUMB H 00 _ U J _ H d W 0 _ U z 0 u- w 0 > 0 CC 0- W m w _ H 0 Z 0 cc _ U J w J d H 0 Z 0 0 OF THE TRUNK/STEM. 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WAWAIWAT TO BE SPACED TRIANGULARLY AND IN GROUPS OF 5 - 7 PER SPECIES T T- lf) ECHINACEA PURPUREA / PURPLE CONEFLOWER L(7 OPHIOPOGON PLANISCAPUS / BLACK MONDO GRASS T U 0 M L(7 RUDBECKIA FULGIDA / w 0 Z ° cc w 5 0 cc W W w cc 0 CNIH z w w J 0 W M 0 00 2 H w 0_ 0 w CO 0 w W Z u) CO cd(n Z u) W w L(� U w CC a BLACK -EYED SUSAN ^W U 0 J CC H W CC W 0 w a. 1- z_ 2 H Z 0 1— w 0 W 0 Z_ 1- X w PROJECT NO.: (n CC1- z w w 5 0 0 W 0 1- W W 0 1- (n w Q 0 00 LIRIOPE MUSCARI 'PEEDEE INGOT' / 2 2 H 0 w O 0_ GOLDEN MONKEY GRASS > J CO 0 Z 0 c�_ G 1- O 0 U O 00 N N cn E} z� W 0 w J m _ 1 aw Fc 0 0 0 W LL CO LLi °a ww CC CO I— J D 0 DU ° J D W2 0 ° CC 0a Z- wz W CC I- CC J W W CC w 0 U Ln ° M z o Lo 0 O U • uj j CC CC CL N M W W IN- W w5 ° W Z OJ CC a W a co � LL.> O u) I' a =w O c a Z 0 21- Z cn W D aZ a . 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WAWAIWAT TO BE SPACED TRIANGULARLY AND IN GROUPS OF 5 - 7 PER SPECIES T T- lf) ECHINACEA PURPUREA / PURPLE CONEFLOWER L(7 OPHIOPOGON PLANISCAPUS / BLACK MONDO GRASS T U 0 M L(7 RUDBECKIA FULGIDA / w 0 Z ° cc w 5 0 cc W W w cc 0 CNIH z w w J 0 W M 0 00 2 H w 0_ 0 w CO 0 w W Z u) CO cd(n Z u) W w L(� U w CC a BLACK -EYED SUSAN ^W U 0 J CC H W CC W 0 w a. 1- z_ 2 H Z 0 1— w 0 W 0 Z_ 1- X w PROJECT NO.: (n CC1- z w w 5 0 0 W 0 1- W W 0 1- (n w Q 0 00 LIRIOPE MUSCARI 'PEEDEE INGOT' / 2 2 H 0 w O 0_ GOLDEN MONKEY GRASS > J CO 0 Z 0 c�_ G 1- O 0 U O 00 N N cn E} z� W 0 w J m _ 1 aw Fc 0 0 0 W LL CO LLi °a ww CC CO I— J D 0 DU ° J D W2 0 ° CC 0a Z- wz W CC I- CC J W W CC w 0 U Ln ° M z o Lo 0 O U • uj j CC CC CL N M W W IN- W w5 ° W Z OJ CC a W a co � LL.> O u) I' a =w O c a Z 0 21- Z cn W D aZ a . 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NOIldIHOS3C1 ON 31Vd PROJECT NO.: 2 PROJECT MGR.: DRAWN BY: 2 CHECKED BY: LL Z O_ I— N Z `- J Z er CL J 11 0 w 0 W O CC 0 w 0 Z 0 w 0 w Z X W 0 Z W J EXISTING CONIFEROUS TREE EXISTING DECIDUOUS TREE EXISTING SHRUB DATE LANDSCAPE PLANTS SCHEDULE 0 Z 0 w /N^ V) 0 0 0 w mQ 0a I— CC W d W ° CC W ~U Q� N z Y w Z O0 Q -Q w0 °z 00 �z Q Z a0 cc 2 <0 6'- 8' TALL O7 PINUS NIGRA / AUSTRIAN PINE CO CC 2 0 < 0 0 co co c) co N N N N H 0 0 0 0 0 w w/� T T T T V) U U U U U U U U U 0 O O O O _o _o _o o - - - - © 00 CO C0 CO CO N T C) T T w_ U W Lo © N 1- 0000 N N co W O O L� LSD N 0 N LL 0 I— 0_ 2 D CC 0 J 0 } 0 ? ca 0 zo z z Q O _I 0 co � w O CC m a (n J ° D 0 �Z =� z W z (n Q Z g �< QQ W �(W 1- 0I °m o DQ ° U 2 O 0 Z< ZU) z ZZ 0 °a- CC° ° <W U) — U0 w 00 u) zo 2 1- K ABELIA X GRANDIFLORA 'CONFETTTI' / VARIEGATED GLOSSY ABELIA \f. 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M2 WALL, PER WALL ASSEMBLY BACK SCREW SEAL CONNECTOR 7 _____ -. LED ILLUMINATION ACRYLIC FACE TRANSFORMER .,9 - O w 1- x w FRONT VIEW 1- 1 N /MJ Ina suNBM.)3!N uol1eollddy anl1eJ1slu!Wpy epoinl40 /1IO uol1lppy uo!uf pai° sru!dsul 0t09L \swauanooa\suplleM ololu\saasfl\:O Wd 8L -0L =L LLOZ /OL/L 29 30 1UJACKSON 1 MAIN ■d A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) /� $1I I rSd��/� �N, OCTOBER 21 TH, 2016 ENT C MASTER AREA SCHEDULE TYPE NAME GROSS AREA NET FLOOR AREA PARKING LEVEL REMODELED PARKING, RESTRIPED 5,299 SF 5,299 SF NEW NEW PARKING 5,144 SF 5,136 SF EXISTING LOBBY, NOT IN SCOPE 418 SF 418 SF EXISTING PARKING, UNCHANGED 7,949 SF 7,949 SF EXISTING UNCHANGED, NOT IN SCOPE 2,477 SF 2,477 SF 21,287 SF 21,279 SF LEVEL 01 REMODELED EXISTING OFFICE REMODELED 3,962 SF 3,962 SF REMODELED GYM (REMODELED) 1,086 SF 1,086 SF REMODELED HALLWAY (REMODELED) 1,250 SF 0 SF REMODELED RESTROOMS (REMODELED) 908 SF 0 SF REMODELED UNCHANGED, NOT IN SCOPE 3,570 SF 0 SF NEW NEW OPEN OFFICE 4,632 SF 4,586 SF EXISTING UNCHANGED, NOT IN SCOPE 5,871 SF 8,987 SF 21,279 SF 18,621 SF LEVEL 02 REMODELED CONFERENCE (REMODELED) 849 SF 849 SF REMODELED HALLWAY (REMODELED) 1,130 SF 0 SF REMODELED RESTROOMS (REMODELED) 342 SF 0 SF NEW NEW OPEN OFFICE 4,666 SF 4,595 SF EXISTING UNCHANGED, NOT IN SCOPE 14,276 SF 13,541 SF GRAND TOTAL 21,264 SF 18,985 SF 63,830 SF 58,885 SF BREAKDOWN OF BUILDING AREAS TYPE GROSS AREA NET FLOOR AREA EXISTING 30,991 SF 33,372 SF NEW 14,443 SF 14,317 SF I REMODELED GRAND TOTAL 18,396 SF 11,196 SF I 63,830 SF 58,885 SF PARKING INFORMATION SURFACE. EXISTING STANDARD MAIN) EXISTING COMPACT NEW STANDARD NEW COMPACT SURFACE HC UPDATED SUBTOTAL. BASEMENT. EXISTING STANDARD EXISTING COMPACT NEW STANDARD NEW COMPACT NEW TANDEM BASEMENT HC UPDATED SUBTOTAL. TOTAL PROVIDED. TOTAL STANDARD PROVIDED. TOTAL COMPACT PROVIDED. TOTAL REQUIRED. (3/1000) X 37,541 SF = 29 (TO RE- 7 (TO REMAIN) 19 5 2 62 (SURFACE) 24 (TO REMAIN) 0 6 9 4 3 46 (BASEMENT) 108 87 (80.6% x 108) 21 (19.4% x 108) 113 STALLS PROJECT DESCRIPTION The expanded Inspirus Credit Union headquarters building is located just north of Southcenter Parkway along 53rd Street. The site is bounded to the east with Interstate 5 and to the north with adjacent office development. The project addition consolidates the parcel to the southeast and will include upgraded landscaping, a new employee plaza to the north and a garden plaza along the outlet of Gilman Stream with a gravel walkway, seating and improved stream buffer plantings. The project is connected to local public transportation via a bus stop on Southcenter Blvd. This new addition will have an exit only ramp to Southcenter Blvd. and will maintain all other entrances to the facility. The project design incorporates elements of the existing building with the window patterning and facade treatments while upgrading the finishes to a natural stone cladding, metal panel elements on the east and south facade respectively. The roof over the addition is clad in metal panel and is "vee" in shape, opening the edges with simulated wood soffits. The garage is mechanically ventilated and open to the garden plaza. An aluminum storefront system includes clerestory windows over the executive offices. Lastly, the existing building will be painted to compliment the new materials. The Inspirus Credit Union addition engages the surrounding properties on all sides and blends into the neighborhood with thoughtful design and sensitivity to the environment. The project will be a welcome addition to the community. PROJECT OVERVIEW Index Sheet Inspirus Credit Union IJACKSON 1 MAIN 11 A R C H 1 T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR)JIIRMI�,SaQjV, JANUARY 23RD, 2017 �� �� //��((;; I1 ����//�� ENT CA Imagery &2016 Google, Map data 02016 Gaogle 200 ft VICINITY MAP Go gle Mops LOCATION MAP N. 0 25' NEW CURB NO PARKNG FIRE ACCESS ONLY WIN LANDSCAPE AREA SEE LANDSCAPE DRAWL GS L�- IRE LANE 1E- r Y 5 4 PARKING NEW LANDSCAPE AREA SEE UNDSCAPE ... CRAVINGS .7r NNA 77 OF Q 25•P fRONT SETBACK L b a� i.. KIFFERUPE – �Qs NORTH PLAZA v AFE ONJJ.2•5 EXISTING AREA LANDSCAPE AREA TO RELABI SEE LANDSCAPE DRAWINGS M P FRONT SETBACK 11 *MT B F ELLIE M1 PARKING EXISTING LANDSCAPE AREA TO RE/1411. SEE LANDSCAPE DRAWINGS 10 — m A h� r � — — s ` t# PRDEN PLAZA 4 BUILDING ADDITION EXISTING BUILDING • r . I.,P- 1 BW 45% YR a RAMP ov,trl� Lr 4 R1 W M IR e .B-�•. - - PARKING- - NETTIANDSCAPCARIGIL ,BTE— SB2 StORFACIVAERGROONOW7PE D AW45G' i SBO AVENUE SOUTH ILLUSTRATED SITE PLAN Site Pia W inspirus W Credit Union MI JACKSON 1 MAIN 14 A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION 5200 SOUTHCENTER BLVD TUKWILA WA ATTACHMENT C Ai 0 EXISTING PARKING RE- STRIPED EXISTING PARKING UNCHANGED NOT IN SCOPE NEW PARKING PARKING LEVEL LOBBY NEW PARKING (s) g STORAGE NOT IN SCOPE THIS PERMIT aa 0 10' 20' 40' .0LZ (STING PARKING RE- STRIPED) (E) (E) (E) IE) (E) - - -1-- EXISTING PAVING RE -ST IPPE�O EXISTING PARKING (UNCHANGED) 1 STORAGE NOT IN SCOPE THIS PERMIT Ociiktet-ke_ ILLUSTRATED FLOOR PLAN Parkin° Level Plan inspirus IN JACKSON 1 MAIN CIA R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 ATTACHMENT C A3 0 20' LENDING BANKING MEDIUM CONF. r MEDIUM CONF. MEDIUM CONF. 1 MEDIUM CONF. OPEN OFFICE NEOPOST 40' STAIR JAN TOR ELEVATOR MARKETING GYM OMEN'S CKER & ,, J.. 41 MEN'S LOCK R I/IIII STORAGE JISAo IT STAIR a 1 ISA NEOPOST OPEN OFFICES RR / LOCKER ROOM / GYM MARKETING NOT IN SCOPE BREAK ROOM BANKING LENDING ILLUSTRATED FLOOR PLAN Level 1 Plan mg JACKSON 1 MAIN inspirus OPIMARCHITECTURE Credit Union INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR)JIIRMI�,SaQjV, JANUARY 23RD, 2017 �� �� //�y((;; I1 ����//�� ENT CA4 BOARDROOM OPEN TO BELOW 0 10 40' STAIR ELEVATOR 8x90 1 —I MANAGER I n 1 1 0-01 1 Sal ACCOUNTING D 0 0 MEDIUM CONF. O MEDIUM CONF. SMALL SMALL SMALL CONF. CONF. CONF. EXECUTIVE OFFICES 0 SMALL ,CONF. SMALL CONF. 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JL C�MC'WANIIII �1aI lfllll ll o 1 ° °1 \Ilia 00950 1 0 l 1 I \II p a/ 011 II OW CA 0 21\ 0114/ C0 0 CAI aSii 1ax4`I 0101 Il. o IWIIIi/ Cll'S pa on o rR o @L"1 1'.0 1 0 8.4 CiNI .u. 11 II Cl o InxII CI 1-• IT1111 /CII�D� o 1B48 I.II. o IN' 1114 Oa '`% — 0 V 1rxI4 X111. C141 i1 J LARGE CONF. ACCOUNTING DEPARTMENT CALL CENTER / OPERATIONS EXECUTIVE OFFICES HR DEPARTMENT IT DEPARTMENT RESTROOM NOT IN SCOPE ALLIED BARTON BOARDROOM ILLUSTRATED FLOOR PLAN Level 2 Plan inspirus Credit Union n JACKSON 1 MAIN A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR)JIIRMI�.,SaQj\l, JANUARY 23RD, 2017 �� �� //�y((;; I1 ����//�� ENT CA NEW SIGN 03 07 rEXISTING SIGN neopost EAST ELEVATION O I -1 SO LL, 1 GARDEN PLAZA 01 - STONE - YELLOW MOUNTAIN STONEWORKS, RUM BEIGE 03 - METAL PANEL - REYNOBOND COLORWELD 500, SILVERSMITH LIMESTONE 1605 -L140, HONED 02 - METAL PANEL - REYNOBOND COLORWELD 500, MEDIUM BRONZE 04 - METAL PANEL - REYNOBOND DURAGLOSS 5000, SCOTTISH OAK 05 - METAL PANEL - COLORWELD 500 LIMESTONE, \ EXISTING GARAGE ENTRANCE 07- PAINT BENJAMIN MOORE, CHELSEA GRAY 07- WINDOWS - #40 DARK BRONZE REYNOLUX FLAT SHEET HC -168 06 - PAINT - BENJAMIN MOORE, KENDALL CHARCOAL 08- GLASS - SOLARBAN 60 (2) CLEAR HC -166 + CLEAR INSULATING GLAS UNIT MATERIALS EXTERIOR ELEVATIONS Contextual inspirus Credit Union JACKSON 1 MAIN L I P M A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR)A MI�.,SaQjV, JANUARY 23RD, 2017 �� �� //�y((;; I1 ����//�� ENT CA 6 07 01 03 05 09 08 SOUTH ELEVATION 10' 0' Lo' 47.4 111111M1111111NreilMFMMINFA 1 1 1111111 - la NORTH ELEVATION 0 10' 2o' 40' EXTERIOR ELEVATIONS Contextual inspirus Credit Union n JACKSON 1 MAIN A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR)JIIRMI�,SaQjV, JANUARY 23RD, 2017 �� �� //�y((;; I111 ����//�� ENT CA REND GARDEN ERINGS PLAZA AERIAL. inspirus Credit Union n JACKSON 1 MAIN A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR)JIIRMI�.,SaQj�l, JANUARY 23RD, 2017 MEN //�y((;; I1 ����//�� ENT CAg Nbt • e COO NOT ENTER I 1 _.JII - 11 VIII- 1 ill 1111 IiT16oli�i I II " 1-111 11 11111 1 I I Ilf— IL 1, RENDERINGS SouthCenter & 53rd Intersection inspirus Credit Union n JACKSON 1 MAIN A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR)JIIRMI�,SaQj�l, JANUARY 23RD, 2017 �� �� //�y((;; I111 ����//�� ENTA1 0 RENDERINGS GARDEN PLAZA PERSPECTIVE inspirus Credit Union n JACKSON 1 MAIN A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR)JIIRMI�,SaQj�l, JANUARY 23RD, 2017 �� �� //�y((;; I111 ����//�� ENTA1 GILLIAM CREEK BUILDING EXPANSION O Stepstones in crushed rock path © Vegetated screen © Crushed rock path O Low shrubs + groundcover © Native tree + shrubs (mitigation planting) O Creek viewing and seating area (surface materials could include crushed rock, pervious pavers, or wood decking) O Planting containers O Cut top boulder tables O Integrated benches Lighted bollards INTEGRATED BENCH SCULPTURAL PLANTERS ' 4� +_ i rri. l L •.T p 'x pit _r,_ i fc .. 1 C R E E K S I D E G A R D E N P L A Z A INSPIRUS CREDIT UNION - TUKWILA, WA n THE WATERSHED COMPANY August 2016 Revised January 2017 • • inspirus Credit Union IJACKSON 1 MAIN 1I A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) AMEN JANUARY 23RD, 2017 /� /� �-j ��/� ENTAi2 (left to right): Acer palmatum Atropurpureum' /Japanese red maple; Cupressus nootkatensis 'Pendula' /Wheeping Nootka Cypress; Tsuga mertensiana /Mountain hemlock 0 0 0 0 0 0 Preserve existing trees New trees + shrubs Low shrubs + groundcover Stepstones in groundcover Stepstones in crushed rock path Seating area with crushed rock surface (left to right): Acer circinatum / Vine maple; Nandina domestica 'Moon Bay'/ Compact Heavenly Bamboo; Rhododendron macrophyllum / Pacific rhododendron; Symphoricarpos albus / Snowberry N J Z Z W CC W Oo a 1 CC 0 cc (left to right): Echinacea purpurea / Purple coneflower; Liriope muscari 'Peedee Ingot' /Golden monkey grass; Miscanthus sinensis 'Morning Light' /Maiden grass; Ophiopogon planiscapus / Black mondo grass; Calamagrostis x acutiflora 'Karl Foerster'/ Feather reed grass; Sedum rupestre Angelina' /Stonecrop; Rudbeckia fulgida / Black-eyed susan; Fragaria chiloensis / Beach strawberry EXISTING BUILDING TERRACED OUTDOOR SEATING AREA INSPIRUS CREDIT UNION - TUKWILA, WA n THE WATERSHED COMPANY July 2016 GARDEN IMAGES NORTH PLAZA mg JACKSON 1 MAIN inspirus MIMARCHITECTURE Credit Union INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) $ EJIO.N, ��/� ENTA1 3 JANUARY 23RD, 2017 �y IIRM /y 4.4 Greg & Vanessa Zaputil 15171 52nd Ave. S, #5 Tukwila, WA 98188 Dept. of Community Development City of Tukwila 6300 Southcenter Blvd Ste. 100 Tukwila, WA 98188 11/30/16 We would like to submit written, public comments on the proposed project located at 5200 Southcenter Blvd., Tukwila WA 98188, and to be considered parties of record. First, we would like to express our optimism regarding a more finished appearance of the site that would result from the development. As would be expected with any neighboring properties, we have some concerns regarding the development, regarding both short and long term impacts. The short term concerns would be relating to construction impacts. A. We would request that the applicant ensures all their contractors and sub - contractors comply with the noise ordinance in Tukwila. The residential use on 52nd Ave. S. is often overlooked, and as we experienced during Sound Transit's construction, noise emanating from the 52nd Ave. S. and Southcenter Blvd. area is both audible and a nuisance. Frequently forgotten areas of compliance would include such examples as early morning deliveries of equipment, pre - construction staging, etc. ATTACHMENT D 45 B. We would also request that the surrounding roadways be swept and maintained during construction for the purpose of adhering to Tukwila's established standards. C. Thirdly, we would request that if the vacant lot on the NW corner of 52nd Ave. S. and Southcenter Blvd. is expected to be utilized as an extension of the construction site - staging, parking, etc. appropriate mitigation be addressed proactively to contain the negative impacts such as dust, dirt, etc. The long term impact concern would be related to parking. A. Currently the property has periodically utilized the vacant lot on the NW corner of 52nd Ave. S. and Southcenter Blvd. for overflow parking when their existing lot was insufficient. By expanding an additional 14,395 ft2 of office space, what is the parking mitigation proposal to accommodate the increased impact associated with the expansion? We look forward to seeing the development progress. Sincerely, Greg & Vanessa Zaputil 46 ATTACHMENT D JACKSON MAIN 7 4 A R C H I T E C T U R E City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 October 21, 2016 Re: Project Description for Design Review for Inspirus Credit Union Addition. Project Address: 5200 Southcenter Boulevard We are undertaking this design review proposal on behalf of our client, Inspirus Credit Union, to formally request that we be allowed to construct a new addition, remodel, and improved landscape planned for their corporate headquarters in Tukwila. We are planning a 14,395 sq. ft. addition and 12,452 sq. ft. of remodel to the 49,511 sq. ft. existing commercial building at 5200 Southcenter Boulevard, on tax lots 1157200013 & 1157200021. An existing building on tax lot 1157200021 is to be demolished. CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC 18.60.050(A)). Applies to all projects requiring design review except: multifamily, hotel and motel developments and developments in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). Projects located within 200' of Green /Duwamish River must meet additional criteria in the Shoreline Substantial Development Permit Application. 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. The new design creates a more visually attractive addition to the site in relation to the existing building and new landscaping and buffer improvements improve the existing buffer zone while adding a better pedestrian connection to and from Southcenter Blvd. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. The added parking at the basement level will have an attractive screen that melds with the overall design theme of the building. The existing garbage location will be re- screened and the new JACKSON 1 MAIN ARCHITECTURE, P.S. WWW JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE,I4A 93104 ATTA/I 1$-E 47 48 mechanical units on the new addition will be given a visually appealing screen. The existing exterior paved parking areas will be getting some landscape improvements including trees as a visual buffer. c. The height and scale of each building should be considered in relation to its site. The building's height complies with current Tukwila Municipal Code and the scale overall is comparable to the surrounding context. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. The materials chosen for the new addition are a smooth clean texture of stone and metal siding that create a smooth transition between the existing structure and the improved creek buffer. The window lines and massing carry over from the existing building with subtle additions and subtractions to the massing to create an addition that stands out while also complimenting the existing context. b. Appropriate landscape transition to adjoining properties should be provided. There will be landscape transitions around all four sides of the site. c. Public buildings and structures should be consistent with the established neighborhood character. The new addition takes design cues from the existing building as far as lines and scales and the design language does fit with the established neighborhood's character while providing an attractive new facade at a main entry point into Tukwila from 1 -5. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. The new design improves the existing vehicular and pedestrian circulation, maintains the vehicle egress onto Southcenter Blvd. and adds an additional pedestrian friendly access point at Southcenter Blvd. The existing paved surfaces in the parking area have been expanded to include a more efficient turn around point for fire trucks on site. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The current and new on -site vehicular circulation will be compatible with street circulation as the existing access points are not changed. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. JACKSON 1 MAIN ARCHITECTURE. P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE 5. SEATTLE, WA 913144 t 246.32 4800 ' f 205.332.287E ATTACHMENT E The existing Gilliam Creek will be preserved and will have its 40' buffer zone restored and enhanced. The design massing is a result of this buffer zone and the creek now becomes an attractive landscape focal point for the site. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The grades of all paved areas on site will promote safety and be inviting and safe. The new pedestrian connection from the south side of the building to Southcenter Blvd. and the addition and relocation of accessible parking stalls make the site much easier to access. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The landscaping is designed to create a low impact path and seating area at the base of the new addition with complementary materials that fade into a more natural landscape treatment with native shrubs, trees, and grasses. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. A vast majority of the new plantings will not be in high pedestrian and motor traffic areas and those that are will be species that can hold up well to some pedestrian impacts on the landscape areas of the site. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. The parking area is upgraded to meet with the current Tukwila Municipal Codes and will be filled by landscaping. f. Screening of service yards and other places, which tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. There will be attractive metal screening to replace the existing trash enclosure screen, which is in disrepair, to better support the protection of the garbage and recycling containers on site. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. The landscaping design is utilizing mostly native plantings or species of plants that are known to thrive in this region and in similar kinds of site placement. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. JACKSON 1 MAIN ARCHITECTURE. P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE 5. SEATTLE, WA 913104 t 206.32 4800 ' f 205.332.287E ATTACHMENT E 49 50 We are not specifying any new exterior lighting on the site except for a small fixture over the access to the garden plaza. It will have a 90 degree cutoff and will be focused towards the pathway to provide adequate lighting security. 4. Building Design a. Architectural style is not restricted; evaluation of a project should be based on quality of design and relationship to surroundings. The new addition and improved creek buffer zone landscape create a much warmer and inviting visual presence on a corner that is currently an unattractive entry point into the City of Tukwila. The neutral color palette balances well with the surrounding buildings. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. The new addition complies with the height restrictions in the City of Tukwila municipal code. The scale of the addition is in harmony with both the existing building and those on surrounding sites. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. The windows share the same proportions as those of the existing with very few exceptions where either the height or width is different such as the upper windows on the East and North Facades of the addition. The parapets where the addition meets the existing building maintain the same height as those on the existing. The few aspects of the massing that differentiate from the existing building are in large part because of program demands and site constraints but do in turn create visual interest where there currently is none. d. Colors should be harmonious, with bright or brilliant colors used only for accent. The color palette is neutral with no bright or brilliant colors and draws inspiration from the surrounding buildings and landscape. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. The mechanical units on the roof will have a screen that compliments the materials and color palettes used on the building facades. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. JACKSON 1 MAIN ARCHITECTURE. P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE 5. SEATTLE, WA 913144 t 246.32 4800 ' f 205.332.287E ATTACHMENT E We are not specifying any new exterior lighting on the site except for a small fixture over the access to the garden plaza. It will have a 90 degree cutoff and will be focused towards the pathway to provide adequate lighting security. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. The massing on the addition provides new visual interest while complimenting the existing building. The curved form is dictated by the buffer zone of Gilliam Creek and softens the overall exterior look of the building and creates a point of interest on a portion of the site that has been overlooked. Further visual interest is gained by the raised butterfly roof which gives the exterior a new dynamic form while also allowing for increased natural light to the interior. The new forms combine bring a lot of visual interest to the intersection that announces ones entrance into Tukwila from 1 -5. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The landscape design is meant to improve the buffer zone around Gilliam Creek with some a small seating and path area for building occupants to gather and enjoy the surroundings. Seating, paving, and planters with reflect the stone, metal, and wood accents of the building and keep the color palettes neutral and natural. There will also be a new metal screen around the garbage area. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Consistency with adopted plans and regulations (TMC 18.100.030) We are not specifying any new exterior lighting on the site except for a small fixture over the access to the garden plaza. It will have a 90 degree cutoff and will be focused towards the pathway to provide adequate lighting security. 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. We believe the proposed addition meets and exceeds the applicable objectives and goals set out in the Tukwila Comprehensive plan though its placement on site, use of appropriate materials and soft color palette. The project also is requesting a parking variance and sensitive area buffer reduction JACKSON 1 MAIN ARCHITECTURE. P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE 5. SEATTLE, WA 913144 t 246.32 4800 ' f 205.332.287E ATTACHMENT E 51 52 though separate applications. Both of which take extra measures to ensure the project exceeds the city policies and guidelines. We respectfully request that the Board of Architectural Review for the City of Tukwila review our application and supporting documents and find the overall project favorable. Thank you, Nick Watkins Designer for Jackson Main Architecture 206 - 324 -4800 nick.watkins @jacksonmain.com JACKSON 1 MAIN ARCHITECTURE. P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE 5. SEATTLE, WA 913144 t 246.32 4800 ' f 206.332.287E ATTACHMENT E City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director February 15, 2017 NOTICE OF DECISION TO: Matthew Laase, Jackson Main Architecture, Applicant Washington State Department of Ecology- Sepa Review Washington State Department of Fish and Wildlife King County Department of Assessments Muckleshoot Indian Tribe Greg and Vanessa Zaputil This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L16 -0067, Special Permission from the Director Applicant: Matthew Laase, Jackson Main Architecture for Inspirus Credit Union Type of Permit Applied for: Type 2 Special Permission from the Director. Project Description: Special Permission to reduce a watercourse buffer from 80' to 40' and request for waiver of setback from the buffer's edge. The proposal includes enhancement of the reduced watercourse buffer. Location: 5200 and 5290 Southcenter Blvd, Tukwila WA (King County parcel #s 1157200013 and 1157200021) Associated Files: E16 -0011 (Environmental Review) L16 -0064 (Design Review) L16 -0068 (Special Permission- Parking Reduction) COMPREHENSIVE PLAN DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) ZONE DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 -431 -3665 ATTACHMENT F 53 54 II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS) on December 21, 2016. Decision on Substantive Permit: The Community Development Director has determined that the special permission application does comply with applicable City and state code requirements and has approved that application, subject to the following conditions: 1. Provide a financial guarantee in the amount of 150% of the cost of monitoring and maintenance of the required stream buffer mitigation prior to final inspection. 2. Maintenance and monitoring of the mitigation area is required for five years. Contingency measures will be initiated if buffer fails to meet any performance standards at any time throughout the monitoring period. 3. Sequence of construction and maintenance of the mitigation shall follow the sequence described on pages 14 and 15 of Exhibit A, Sensitive Area Study. No plantings in the buffer shall be planted prior to completion of the Inspirus building addition. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 -days of the issuance of this Decision, that is by March 1, 2017. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. ATTACHMENT F 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. 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 Lindsay Brown, who may be contacted at Lindsay. brownAtukwilawa.gov or 206.433.7166 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period if no appeal is filed. Nora Gierloff, Deputy Dire( Department of Communi Development City of Tukwila ATTACHMENT F 55 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT Inspirus Credit Union Special Permission- Buffer Reduction February 8, 2017 FILE NUMBER: APPLICANT: REQUEST: LOCATION: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: STAFF: ATTACHMENTS: L16 -0067 Matthew Laase, Jackson Main Architecture for Inspirus Credit Union Approval of Special Permission — Director Review to reduce ao watercourse buffer from 80' to 40', enhancement of a reduced watercourse buffer, and a waiver of the 15 -foot building setback from the buffer edge. 5200 Southcenter Blvd, Tukwila WA (parcel #s 1157200013 and 1157200021) Determination of Non - Significance (DNS) issued for E16 -0011 on December 21, 2016. Office (0)/ Regional Commercial Mixed Use (RCM) Office (0)/ Regional Commercial Mixed Use (RCM) Lindsay Brown, Assistant Planner Andrea Cummins, Urban Environmentalist A. Sensitive Area Study: Inspirus Credit Union, The Watershed Company, October 24, 2016. B. Project Description for Proposed Sensitive Area Buffer Reduction, prepared by Jackson Main Architecture, October 21, 2016. C. Sensitive Areas Plan, Sheet L2.00 Revised. Received on January 11, 2017. D. Mitigation Planting Plan and Plant Installation Details, Sheet L2.01 Revised. Received on January 11, 2017. E. Comments from Karen Walters, Muckleshoot Tribe. F. Comments from Greg and Vanessa Zaputil. 56 Tukwila City Hall • 6200 Sauthcenter Boulevard • Tukwila, WA 98188 • 206- 433 -1800 • Website: TukwilaWA.gov ATTACHMENT F Page 2 PROJECT DESCRIPTION Applicant has requested a Special Permission - Director Review to reduce a watercourse buffer from 80' to 40' for a small daylighted stream section of Gilliam Creek, and to restore the reduced width buffer with native plants. Commercial buildings are required to be set back 15 feet from a buffer edge; the applicant requests a waiver of the setback pursuant to TMC 18.45.100.D. This proposed project is to construct a 14,395 ft2 addition to the existing 49,511 ft2 office building including an expansion of the basement parking garage. It is subject to Design Review approval by the Board of Architectural Review. Additionally, a Special Permission- Director approval is required for a parking reduction of up to 10 %. Portions of the existing office building and surface parking are within the existing 80' stream buffer. Most of the addition of the building will be sited between the existing 80' buffer and the proposed 40' buffer. The outer edge of the future building addition hugs the reduced 40' watercourse buffer edge. The buffer restoration proposed consists of invasive plant removal and planting native species of trees, shrubs and groundcover appropriate for stream banks and wetland areas. The existing freestanding building is also proposed to be removed. The applicant proposes to make an outer portion of the restored stream buffer an amenity for office tenants with a crushed rock path and a few benches for passive recreation use proposed adjacent to the building addition. Restoration of the degraded buffer begins with removal of invasive species (English ivy and Japanese knotweed) in the steep ravine of the daylighted stream and adjacent sloping areas to the north and west of the stream, and removal of the existing freestanding structure and gravel parking lot directly south of the stream. Temporary erosion and sediment control measures would be installed prior to invasive plant removal, and all construction would occur prior to mitigation planting. Work will not occur water ward of the Ordinary High Water Mark (OHWM). After construction of the building addition, the plantings and crushed rock can be planted and placed. After the buffer mitigation is accepted by the City, the five -year monitoring period will begin. BACKGROUND This area was annexed to Tukwila in 1967 (Tukwila Ordinance 493). According to King County Assessor's data, the office building at 5200 Southcenter Blvd. was built in 1986 and was known as Parkside Office Building. The building has since been remodeled several times as tenants have changed. Wireless communication facilities were constructed on the roof in 2002 and 2004, with base station equipment housed in the garage. Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 57 Page 3 The structure at 5290 Southcenter Blvd. was constructed in 1948, and has housed an insurance company and a tarot/palm reader business in the recent past. Currently the building is used as an office for Allied Barton security and the site used as additional parking for Inspirus Credit Union employees. There have been several code enforcement cases opened and closed for the site for illegal taxi businesses, unpermitted signs and tenant improvements, and the construction of a retaining wall around the stream- all under prior ownership. Inspirus Credit Union (then School Employees Credit Union of Washington) purchased the site in 2015. There is a code enforcement case (CE16 -0117) opened in April of 2016 that is still outstanding; the code violation will be resolved with successful mitigation plantings of native vegetation associated with approval of this proposal. DECISION CRITERIA This report provides an overview of project consistency with applicable criteria for allowed uses in sensitive areas, followed by discussion of the mitigation plan, comments, conclusions, and recommendations. CRITERIA STAFF ANALYSIS 18.45.070 Sensitive Area Permitted Uses B. PERMITTED USES SUBJECT TO ADMINISTRATIVE REVIEW The applicant has applied for a Special The following uses may be permitted only after administrative Permission Review to landscape a review and approval by the Director: reduced buffer width with native plants. 4. Enhancement or other mitigation including landscaping with native plants. 18.45.100 Watercourse Designations, Ratings and Buffers B. WATERCOURSE BUFFERS A portion of the 5200 office building and Any land alteration must be located out of the buffer areas the entirety of the 5290 building are as required by this section. Watercourse buffers are located within the existing 80 -ft. intended in general to: watercourse buffer. The applicant has 1. Minimize long -term impacts of development on properties applied for Special Permission Review containing watercourses; to reduce the width of the buffer to 40 2. Protect the watercourse from adverse impacts during feet. The proposed building addition development; would then be located entirely outside of 3. Preserve the edge of the watercourse and its buffer for its the watercourse buffer area, with just a critical habitat value; small sliver of the existing office building 4. Provide shading to maintain stable water temperatures and vegetative cover for additional wildlife habitat; remaining in the buffer. 5. Provide input of organic debris and uptake of nutrients; The mitigation plantings will improve the 6. Provide an area to stabilize banks, to absorb overflow habitat value and function of the during high water events and to allow for slight variation of watercourse over its currently degraded 58 Phone: 206-4334800 • Email: Mayor @TukwitaWA.gov • website: TukwiEaWA.go Ev F Page 4 aquatic system boundaries over time due to hydrologic or climatic effects; 7. Reduce erosion and increased surface water runoff; 8. Reduce loss of, or damage to, property; 9. Intercept fine sediments from surface water runoff and serve to minimize water quality impacts; and 10. Protect the sensitive area from human and domestic animal disturbance. An undisturbed sensitive area or buffer may substitute for the yard setback and landscape requirements of TMC Chapter 18.50 and 18.52. state. Protection from human disturbance will be increased with the proposal, as the sensitive area will be identified on the crushed rock trail and the walking areas clearly defined. C. WATERCOURSE BUFFER WIDTHS The following buffer widths, measured from the Ordinary The portion of Gilliam Creek that is High Water Mark (OHWM), apply to each side of a daylighted on the Inspirus site is watercourse. If the OHWM cannot be determined, then the classified as a Type 3 watercourse, both buffer will be measured from the top of bank: on the City's Sensitive Areas Map and in 1. Type 1 (S) Watercourse: Regulated under TMC Chapter the Sensitive Area Study (Exhibit A) 18.44, Shoreline Overlay. submitted by the applicant. The current 2. Type 2 (F) Watercourse: 100 - foot -wide buffer. buffer for the daylighted portion of the 3. Type 3 (Np) Watercourse: 80- foot -wide buffer. Creek is 80 feet wide. 4. Type 4 (Ns) Watercourse: 50- foot -wide buffer. D. BUFFER SETBACKS 1. All commercial and industrial buildings shall be set back As part of this Special Permission 15 feet and all other development shall be set back 10 request, a waiver is requested from the feet. Building setbacks shall be measured from the 15 -foot setback for commercial buildings foundation to the buffer's edge. Building plans shall also identify a 20 -foot area beyond the buffer setback within which the impacts of development will be reviewed. from the buffer edge. The native plants comprising the 2. The Director may waive setback requirements when a site mitigation plan will not be planted until plan demonstrates there will be no impacts to the buffer the building has been constructed. from construction or occasional maintenance activities Temporary erosion and sediment (see TMC Figure 18 -2). controls will be in place to minimize potential impacts to water quality stemming from construction activities. Once the building is completed, mitigation work can begin. This sequence of construction ensures there will be no impact to the buffer from construction activities. After the native plants are established, occasional maintenance activities are limited to the monitoring and re- establishment of plants in the buffer itself. Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 59 Page 5 E. VARIATION OF STANDARD WATERCOURSE BUFFER WIDTH 1. The Director may reduce the standard watercourse buffers on a case -by -case basis, only where the buffer is significantly degraded (due to existing development within the prescribed buffer width, the presence of significant amount of invasive vegetation that impairs buffer function, and /or lack of native vegetation), provided the remaining buffer is enhanced in accordance with an approved buffer enhancement plan, prepared by a qualified professional, and does not contain slopes 15% or greater. Where a buffer has a variable topography that includes Class I slopes on the landward portion of the buffer, a buffer reduction may be allowed if the proposed reduction is in the area with the Class I slopes, and a 10 foot planted setback from the top of the slope is maintained. Further, a geotechnical review of the proposed buffer enhancement plan must determine that the buffer enhancement can be implemented without destabilizing the slope. The approved buffer width shall not result in greater than a 50% reduction in width. Any buffer reduction proposal must demonstrate to the satisfaction of the Director that it will not result in direct, indirect or long -term adverse impacts to watercourses, and that: a. The buffer is vegetated and includes an on -site buffer enhancement plan prepared by a qualified professional, to retain existing native vegetation and install additional native vegetation in order to improve the buffer function; or b. If there is no significant vegetation in the buffer, a buffer may be reduced only if an on -site buffer enhancement plan is provided. The plan must include using a variety of native vegetation that improves the functional attributes of the buffer and provides additional protection for the watercourse functions. 2. Buffers for all types of watercourses will be increased when they are determined to be particularly sensitive to disturbance or the proposed development will create unusually adverse impacts. Any increase in the width of the buffer shall be required only after completion of a watercourse study by a qualified specialist or expert that documents the basis for such increased width. An increase in buffer width may be appropriate when: The existing buffer conditions can be described as extremely degraded. Only a very small section of the creek is daylighted, and what is daylighted is of very poor habitat quality due to invasive species presence and a concrete barrier, in addition to a stormwater grate and a steep grade at the eastern edge plunging a piped section of the creek under Interstate 5. The request, if approved, will not result in a reduction in buffer width greater than 50 %. The plan proposed by the applicant corresponds with criteria b. There are only two native plants (one snowberry and one maple) in the existing buffer, and since they are of poor condition, they will be removed if the special permission is granted. The mitigation plan for the buffer includes one tree, seven shrub, and eight groundcover species which will improve the function of the buffer significantly from its current degraded state. The proposal would add protection to the stream via buffer enhancement with native plantings and monitoring. The current condition of the buffer is degraded. Proposed enhancement includes planting vegetation that would improve both habitat quality and hydrology, and the removal of non- native invasive species. 60 Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwiEaWA.go Ev F Page 6 a. The development proposal has the demonstrated potential for significant adverse impacts upon the watercourse that can be mitigated by an increased buffer width; or b. The area serves as habitat for endangered, threatened, sensitive or monitor species listed by the federal government or the State. 3. Every reasonable effort shall be made to maintain the existing viable native plant life and non - invasive significant trees in the buffers. Vegetation may be removed from the buffer as part of an enhancement plan approved by the Director. Enhancements will ensure that slope stability and watercourse quality will be maintained or improved. Any disturbance of the buffers for watercourses shall be replanted with a diverse plant community of native northwest species that are appropriate for the specific site as determined by the Director. If the vegetation must be removed, or because of the alterations of the landscape the vegetation becomes damaged or dies, then the applicant for a permit must replace existing vegetation along watercourses with comparable specimens, approved by the Director, that will restore buffer functions within five years. 4. The Director shall require subsequent corrective actions and long -term monitoring of the project if adverse impacts to regulated watercourses or their buffers are identified. 18.45.110 Watercourse Alterations and Mitigation C. MITIGATION PLAN CONTENT All impacts to a watercourse that degrade the functions of the watercourse or its buffer shall be avoided. If alteration to the watercourse or buffer is unavoidable, all adverse impacts resulting from a development proposal or alteration shall be mitigated in accordance with an approved mitigation plan as described below. 1. Mitigation plans shall be completed for any proposals of dredging, filling, diverting, piping and rerouting of watercourses or buffer impacts and shall be developed as part of a sensitive area study by a specialist approved by the Director. The plan must show how water quality, treatment, erosion control, pollution reduction, wildlife and fish habitat, and general watercourse quality would be improved. The mitigation plan (Exhibit D) follows the performance standards of TMC 18.45.110. The buffer reduction is an alteration to a watercourse buffer, but will not result in adverse impacts because of the current degraded state of the buffer. The City's Urban Environmentalist has reviewed the mitigation plan and agrees with the proposed plant species and quantity of the proposed mitigation. The environmental goal of the mitigation plan is to improve water quality, hydrologic Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 61 Page 7 2. The scope and content of a mitigation plan shall be decided on a case -by -case basis taking into account the degree of impact and extent of mitigation measures needed. As the impacts to the watercourse or its buffer increase, the mitigation plan to offset these impacts will increase in extent and complexity. 3. The components of a complete mitigation plan are as follows: a. Baseline information including existing watercourse conditions such as hydrologic patterns /flow rates, stream gradient, bank full width, stream bed conditions, bank conditions, fish and other wildlife use, in- stream structures, riparian conditions, buffer characteristics, water quality, fish barriers and other relevant information. b. Environmental goals and objectives that describe the purposes of the mitigation measures. This should include a description of site selection criteria, identification of target evaluation species and functions. c. Performance standards for fulfilling environmental goals and objectives and for triggering remedial action or contingency measures. Performance standards may include water quality standards, species richness and diversity targets, habitat diversity indices, creation of fish habitat, or other ecological, geological or hydrological criteria. d. Detailed construction plan of the written specifications and descriptions of mitigation techniques. This plan should include the proposed construction sequence and construction management, and be accompanied by detailed site diagrams and blueprints that are an integral requirement of any development proposal. e. Monitoring and /or evaluation program that outlines the approach for assessing a completed project. An outline shall be included that spells out how the monitoring data will be evaluated by agencies that are tracking the mitigation project's process. For projects that discharge stormwater to a stream, the Director may require water quality monitoring. f. Contingency plan identifying potential courses of action and any corrective measures to be taken when monitoring or evaluation indicates project performance standards have not been met. g. Performance security or other assurance devices as described in TMC Section 18.45.210. and habitat function of the Gilliam Creek buffer. The environmental goal will be met via the following performance goals: 1) achieve 100% survival of container - installed vegetation at the end of year 1. 2) Achieve 30% cover of native woody vegetation by end of Year 2, 50% cover by end of year 3, and 80% cover by end of year 5. 3) establish at least 1 species of native trees, 5 species of native shrubs and 2 native /perennial species by year 5. The performance standard of 80% survival rate of planted vegetation at the end of the 5 -year monitoring period is required. Adequate maintenance specifications including weekly watering of plants from June 1St through September 15th for the first three growing seasons, at least twice - yearly weeding, and replanting of dead plants in the fall dormant seasons. Adequate plant installation details for shrubs, seedlings and bare root plants are proposed. Contingency plan includes replacement of dead plants. Annual reports will be submitted to the City's Urban Environmentalist annually beginning with the first summer or fall after installation. A bond for 150% of the anticipated labor and materials cost is required prior to inspection of the mitigation installation. Should performance measures not be met, the monitoring plan will be extended and the bond will not be released until mitigation is deemed to be satisfactory to the City. 62 Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwiEaWA.go Ev F Page 8 Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 63 D. MITIGATION STANDARDS. 1. The Washington "Stream Habitat Restoration Guidelines" The culverts on both ends of the (Washington State Aquatic Habitat Guidelines Program, daylighted portion of Gilliam Creek will Washington Department of Ecology, US Fish and Wildlife remain so the stream functions will not Service, Washington Department of Fish and Wildlife, 2004 reach or exceed original levels, but the or as amended) shall be used as Best Available Science for bank and buffer of the daylighted portion the development of watercourse and buffer mitigation will be restored to an enhanced state. techniques. Approval of this project means the bank 2. The following shall be considered the minimum standards and buffer areas will be planted with for approved stream alterations: native vegetation, resulting in significant a. Maintenance or improvement of stream channel habitat and dimensions such that the fisheries habitat functions of the compensatory stream reach or exceed that of the original stream; b. Bank and buffer configuration restored to an enhanced state; c. Channel, bank and buffer areas replanted with native vegetation that improves the original in species diversity and density; d. Stream channel bed and biofiltration systems equivalent to (in the case of public drainage maintenance projects) and better than in the original stream (in the case of other kinds of projects); e. Original fish and wildlife habitat enhanced unless technically not feasible. habitat and water quality improvements. 3. Relocation of a watercourse shall not result in the new sensitive area or buffer extending beyond the development site and onto adjacent property without the written agreement of the affected property owners. 18.45.210 Assurance Device Prior to the final inspection of the A. In appropriate circumstances, such as when mitigation mitigation planting the applicant shall is not completed in advance of the project, the Director may provide a cost estimate of the monitoring require a letter of credit or other security device acceptable for five years. Additionally, a financial to the City to guarantee performance and maintenance guarantee equal to 150% of the cost of requirements of TMC Chapter 18.45. All assurances shall be on a form approved by the City Attorney and be equal to monitoring shall be required. 150% of the cost of the labor and materials for implementation of the approved mitigation plan. B. When alteration of a sensitive area is approved, the Director may require an assurance device, on a form approved by the City Attorney, to cover the cost of monitoring and maintenance costs and correction of possible deficiencies for five years. In the event that more Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 63 Page 9 than five years monitoring and maintenance is required, the amount of security required will be for the first five years and years 7 and 10. If at the end of five years performance standards are not being achieved, an increase in the security device may be required by the Director. When another agency requires monitoring beyond the City's time period, copies of those monitoring reports shall be provided to the City. C. The assurance device shall be released by the Director upon receipt of written confirmation submitted to the Department from the applicant's qualified professional that the mitigation or restoration has met its performance standards and is successfully established. Should the mitigation or restoration meet performance standards and be successfully established in the third or fourth year of monitoring, the City may release the assurance device early. The assurance device may be held for a longer period, if at the end of the monitoring period, the performance standards have not been met or the mitigation has not been successfully established. In such cases, the monitoring period will be extended and the bond held until the standards have been met. D. Release of the security does not absolve the property owner of responsibility for maintenance or correcting latent defects or deficiencies or other duties under law. COMMENTS A Notice of Application was mailed on November 17, 2016 to the applicant and to departments and agencies with jurisdiction pursuant to TMC 18.104.090. The comment period ended on December 1, 2016 and two comment letters were received. These comments from the Muckleshoot Tribe and Greg and Vanessa Zaputil are included in this staff report as attachments E and F. City response to Karen Walter's comments are incorporated in attachment E. Because the Zaputil's comments apply to the construction phase and also to parking concerns, they will be addressed in the Special Permission- Parking Reduction request and in the Board of Architectural Review's consideration of the Design Review application rather than in this discussion of the sensitive area buffer and mitigation. CONCLUSIONS 1. Gilliam Creek, which daylights on the property is mapped as a Type 3 watercourse which has an 80 -foot buffer per the City's Environmentally Sensitive Areas regulations (TMC 18.45.100) 64 Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • website: TukwiEaWA.go Ev F Page 10 3. Impacts to the buffer are proposed to be mitigated and the impacted area shall be restored and enhanced through the addition of native trees, shrubs, and groundcover in compliance with restoration requirements for sensitive areas. 4. The applicant has demonstrated compliance with mitigation sequencing requirements and with the criteria for approval of alterations and mitigation for watercourses. 5. Through construction and mitigation sequencing, the applicant demonstrates there will be no impacts to the newly enhanced buffer from construction or occasional maintenance activities. RECOMMENDATIONS Staff recommends approval of the Special Permission permit to reduce the watercourse buffer from 80 feet to 40 feet and a waiver of the 15- foot building setback from the buffer edge with the following conditions: 1. Provide a financial guarantee in the amount of 150% of the cost of monitoring and maintenance of the required stream buffer mitigation prior to final inspection. 2. Maintenance and monitoring of the mitigation area is required for five years. Contingency measures will be initiated if buffer fails to meet any performance standards at any time throughout the monitoring period. 3. Sequence of construction and maintenance of the mitigation shall follow the sequence described on pages 14 and 15 of Exhibit A, Sensitive Area Study. No plantings in the buffer shall be planted prior to completion of the Inspirus building addition. Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 65 66 City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director February 15, 2017 NOTICE OF DECISION TO: Matthew Laase, Jackson Main Architecture, Applicant Washington State Department of Ecology- Sepa Review Washington State Department of Fish and Wildlife King County Department of Assessments Muckleshoot Indian Tribe Greg and Vanessa Zaputil This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L16 -0068, Special Permission from the Director Applicant: Matthew Laase, Jackson Main Architecture for Inspirus Credit Union Type of Permit Applied for: Type 2 Special Permission from the Director. Protect Description: Special Permission to reduce the number of parking stalls required for the expansion of an existing office building by 10% or less. Also requested is permission to have more than 30% of the parking spaces provided be compact parking spaces. Location: 5200 and 5290 Southcenter Blvd, Tukwila WA (King County parcel #s 1157200013 and 1157200021) Associated Files: E16 -0011 (Environmental Review) L16 -0064 (Design Review) L16 -0067 (Special Permission- Buffer Reduction) COMPREHENSIVE PLAN DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) ZONE DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 -431 -3665 ATTACHMENT G 67 II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS) on December 21, 2016. Decision on Substantive Permit: The Community Development Director has determined that the special permission application does comply with applicable City and state code requirements and has approved that application, subject to the following conditions: 1. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by implementing an effective parking management plan and participation in the City's Commute Trip Reduction program. Applicant shall return the attached CTR forms and begin compliance with the City's Commute Trip Reduction Ordinance prior to the final inspection of the building permit but no later than April 1, 2017. Additionally, the applicant is required to submit an annual report that includes a traffic management plan, showing compliance with the City's Commute Trip Reduction program. 2. The proposed parking layout should be revised to: eliminate the tandem stalls; and convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the garage and 65 surface parking). See Attachments D and E, Staff Alternatives to the Site Plan and Illustrated Floor Plan- Parking Area sheets. 3. Applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and/or accommodated throughout the construction process. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 -days of the issuance of this Decision, that is by March 1, 2017. 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: 68 ATTACHMENT G 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. 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 Lindsay Brown, who may be contacted at Lindsay.brown@tukwilawa.gov or 206.433.7166 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period if no appeal is filed. Jack ' ce, Director Depart ent of Community Development City of Tukwila ATTACHMENT G 69 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director FILE NUMBER: APPLICANT: REQUEST: LOCATION: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: STAFF: ATTACHMENTS: STAFF REPORT TO THE DIRECTOR February 15, 2017 L16 -0068 Matthew Laase, Jackson Main Architecture for Inspirus Credit Union Approval of Special Permission — Director Review to reduce the number of parking stalls required for the expansion of an existing office building by 10% or less, from 113 parking spaces to 108. Also requested is permission to have more than 30% of the parking spaces provided be compact parking spaces. 5200 and 5290 Southcenter Blvd, Tukwila WA (parcel #s 1157200013 and 1157200021) Determination of Non - Significance (DNS) issued for E16 -0011 on December 21, 2016. Office (0)/ Regional Commercial Mixed Use (RCM) Office (0)/ Regional Commercial Mixed Use (RCM) Lindsay Brown, Assistant Planner A. Project Description for Proposed Parking Deviation, prepared by Jackson Main Architecture, October 21, 2016. B. Site Plan, Sheet A1.00 Revised. Received on January 11,2017. C. Illustrated Floor Plan- Parking Level Plan, Sheet A3 Revised. Received on February 14, 2017. D. Staff Alternative to Site Plan, Sheet A1.00 Revised. E. Staff Alternative to Illustrated Floor Plan- Parking Level Plan, Sheet A3 Revised. F. Commute Trip Reduction materials mailed on December 16, 2016 G. Comment letter from Greg and Vanessa Zaputil, November 30, 2016 H. Technical Review #1 Response Letter, Received January 11, 2017. 70 Tukwila City Hall • 6200 Sauthcenter Boulevard • Tukwila, WA 98188 • 206- 433 -1800 • Website: TukwilaWA.gov ATTACHMENT G Page 2 PROJECT DESCRIPTION The applicant is proposing to reduce the number of parking stalls required for the expansion of an existing office building by 10% or less, proposing a total of 108 parking spaces out of the 113 required. Also, requested is permission for more than 30% of the parking spaces provided to be compact parking spaces. The request is to allow 37% of the parking stalls in the additional parking area to be compact or tandem. The proposed project is also subject to Design Review approval by the Board of Architectural Review for a 14,395 ft2 addition to the existing 49,511 ft2 office building including an expansion of the basement parking garage. Additionally, a Special Permission- Director permission to reduce a watercourse buffer and restore the reduced buffer with native plants was approved on February 15, 2017. BACKGROUND Parking requirements vary by use, and are depicted in Figure 18 -7 of the Tukwila Municipal Code. Office uses are required to provide three off - street parking spaces per 1,000 square feet of useable floor area. Common corridors, restrooms, elevator shafts, stairwells and mechanical equipment rooms are not considered useable floor area. Subtracting these spaces from the gross square footage, the structure will have 37,541 square feet of useable floor area, requiring 113 parking spaces. The applicant is pursuing a reduction in the number of parking spaces required by Tess than 10 %, which is a Special Permission decision determined by the DCD Director. Figure 18 -6 of the Tukwila Municipal Code depicts required parking stall width, length, and aisle width for one or two -way traffic, as determined by parking angle. All but four of the proposed spaces are accessed at 90 degrees. For 90- degree angle parking, standard stalls must measure a minimum of 19' in length and be at least 8.5' wide. Compact stalls must be at least 16' in length and 8' wide. Standard and compact stalls shall be allowed a two -foot landscaping overhang to count toward the stall length, as permitted in TMC 18.56.040. Tandem parking spaces are addressed in TMC 18.56.040 Off - Street Parking and Loading Regulations- General Requirements. Tandem spaces are only allowed in the High- Density Residential (HDR) and Medium - Density Residential (MDR) zones, with a few size and percentage requirements. The Tukwila Municipal Code has provisions related to nonconforming parking areas. TMC Chapter 18.70.080 states "If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment less than 100 %, the requirements of the Off - street Parking and Loading Regulations chapter of this title shall be complied with for the additional parking area ". Existing parking areas that don't meet current code requirements regarding width, length, angle, or drive aisle dimensions but met code requirements at the time of development are considered legally nonconforming. Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT G 71 Page 3 DECISION CRITERIA This report provides an overview of project consistency with applicable criteria for off - street parking requirements, followed by discussion of the proposed plans, the request, and mitigating conditions of approval. CRITERIA STAFF ANALYSIS 18.56.090 Compact Car Allowance A. A maximum of 30% of the total off - street parking stalls may Submitted plans propose compact or be permitted and designated for compact cars. tandem spaces for 37% of the parking B. Each compact stall shall be designated as such, with the word stalls in the additional parking area to be COMPACT printed onto the stall, in a minimum of eight -inch compact or tandem. Out of 46 stalls 9 letters and maintained as such over the life of the use of both are proposed to be compact and 8 the space and the adjacent structure it serves. tandem stalls. C. Dimensions of compact parking stalls shall conform to the A waiver allowing more than 30% of the standards as depicted in Figure 18 -6 of this chapter. parking spaces to be compact is D. Compact spaces shall be reasonably dispersed throughout included in the Special Permission the parking lot. request. Existing parking areas that do not meet code requirements are considered legally nonconforming, and don't need to be changed with the proposed plans. The 37% of stalls proposed to be compact or tandem is the percentage of stalls in the garage area, which includes the garage addition and the restriping of existing garage parking spaces. Compact spaces are dispersed in parking areas, and parking space dimensions comply with the minimum requirements depicted in TMC 18 -6. 18.56.130 Development Standards for Bicycle Parking A bike rack is located in front of the main A. Required number of bicycle parking spaces: The required entrance near the northwest corner of number of parking spaces for bicycles are included in TMC the building. This rack will remain, and 18.56.050, Figure 18 -7. the project proposes to add two B. Location: additional bicycle parking areas inside 1. Required bicycle parking must be located within 50 feet of the garage addition, easily accessed an entrance to the building or use from Southcenter Boulevard. 2. Bicycle parking may be provided within a building, but the location must be accessible for bicycles 72 Phone: 206-433-1800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT G Page 4 C. Safety and Security: 1. Legitimate bicycle spaces are individual units within ribbon racks, inverted 'U' racks, locking wheel racks, lockers, or other similar permanent structures. 2. If bicycle lockers are used, windows and/or view holes must be included to discourage improper uses. 3. If bicycle parking is not visible from the street, a sign must be posted indicating the location of the bicycle parking spaces. 4. All bicycle parking must be separated from motor vehicle traffic by a barrier, curb, post, bollard or other similar device. D. Process: Upon application to and review by the Community Development Director, subject to a Type 1 decision process as outlined in TMC Section 18.108.020, the bicycle parking requirements may be modified or waived, where appropriate. Approval of this Special Permission request will include conditions ensuring that criteria C will be met, and next steps for proceeding with the City's Commute Trip Reduction Program staff regarding design of bicycle parking facilities. 18.56.140 Administrative Variance from Parking Standards A. General: 1. A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between 1% and 10 %. Requests for reductions from minimum parking standards in excess of 10% must be made to the Hearing Examiner. 2. The project developer shall present all findings to the Director prior to any final approvals, including design review, conditional use permit review, building review or any other permit reviews required by the Director. B. Criteria: 1. All requests for reductions in parking shall be reviewed under the criteria established in this section. 2. In addition to the following requirements, the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. A reduction may be allowed, pursuant to either an administrative variance or requests to the Hearing Examiner, after: a. All shared parking strategies are explored. b. On -site park and ride opportunities are fully explored. c. The site is in compliance with the City's commute trip reduction ordinance or, if not an affected employer as The applicant requests Special Permission- Director approval to allow for a reduction in the required parking spaces by less than 10 %. Proposing 108 parking spaces out of the 113 required is approximately a 5% reduction. Shared parking is possible, but some site attributes limit the possibilities. The property across 52nd Ave S. is vacant, so there is no parking to consider for sharing across sites. Immediately north of Inspirus is an office building which appears to exceed the 3 parking spaces /1,000 useable floor area standard for office uses, but there is a grade change and a retaining wall that somewhat limits pedestrian traffic between sites. Although several letters from Commute Trip Reduction Program staff have been sent to Inspirus (Attachment F), the City has not yet received a response. Compliance with the program will be a condition of approval. Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT G 73 Page 5 defined by the City's ordinance, agrees to become affected. d. The site is at least 300 feet away from a single - family residential zone. e. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. C. Process: 1. An applicant shall submit evidence that decreased parking will not have a negative impact on surrounding properties or potential future uses. This may take the form of a brief report for administrative variances. Decreases in excess of 10% must be made to the Hearing Examiner. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand Study is required for requests reviewed by the Hearing Examiner. 2. All site characteristics should be described in the report, including: a. Site accessibility for transit. b. Site proximity to transit, with 15- to 30- minute headways. c. Shared use of on -site parking. d. Shared use of off-site parking. e. Combined on -site parking. f. Employee density. g. Adjacent land uses. D. Review: Applications for administrative variances for reductions below minimum parking requirements between 1% and 10% shall be processed as Type 2 decisions, pursuant to TMC Section 18.108.020. Applications for reductions from minimum parking requirements in excess of 10% shall be processed as Type 3 decisions, pursuant to TMC Section 18.108.030, including a hearing before the Hearing Examiner. The site is more than 300 feet from the LDR zone. The applicant submitted a letter to justify the request for reduced parking requirements (Attachment A). Site attributes, proximity to transit, and on- site car and bicycle facilities were addressed. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by an effective parking management plan and participation in the City's Commute Trip Reduction program. TMC 18.70.080 Nonconforming Parking Lots A. Nothing contained in the Off- street Parking and Loading Regulations chapter of this title shall be construed to require a change in any aspect of a structure or facility covered thereunder including, without limitation, parking lot layout, loading space requirements and curb -cuts, for any structure or facility which existed on the date of adoption of this title. B. If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment less than 100 %, the requirements of the Off- street An addition is proposed which increases the parking by less than 100 %, thus the existing nonconforming parking spaces and layout may remain. The parking area increase associated with the building addition is the only parking area which is required to comply with the Off- Street Parking and Loading 74 Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT G Page 6 Parking and Loading Regulations chapter of this title shall be complied with for the additional parking area. C. If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment greater than 100 %, the requirements of the Off - street Parking and Loading Regulations chapter of this title shall be complied with for the entire parking area. Regulations. The compact space dimensions and the aisle width dimensions in the garage addition comply with zoning code requirements. DISCUSSION The site currently has 98 parking spaces distributed in surface parking along the western, northern and eastern boundaries, and in the ground -level garage. The planned improvements include the net addition of 11 parking stalls in the garage, and the subtraction of one space in the surface parking lot. During the initial site visit, Planning staff noticed a few parking irregularities including parking in the loading zone and fire lane, and for -sale cars parked long -term on site. Questions were posed during the technical review stage, and the applicant provided responses to those questions (Attachment H). The parking behaviors observed by staff and addressed by the applicant indicate that many of the parking shortage concerns could be ameliorated by better management of parking areas. Applicant has proposed a total of 108 parking stalls proposed on the site; 46 in the garage and 62 surface parking stalls. In the existing garage, 3 existing spaces will be removed to make a drive aisle connection from the existing garage area to the addition, and 1 existing standard space will be removed and replaced with 3 compact stalls; and 2 standard stalls are proposed to be converted to 4 tandem stalls. In the new portion of garage (garage addition), 4 tandem stalls and 6 compact stalls are proposed. The existing surface parking area will be largely unchanged with the building addition design; there are a few minor changes to parking spaces and landscaping within the surface parking lot. On the northern site perimeter, landscape islands will be reconfigured, allowing 2 additional parking spaces. On the eastern perimeter, two spaces will be removed to more clearly delineate the fire lane from parking areas with landscaping, and the applicant proposes to shrink a landscape island to squeeze in one additional compact space adjacent to the garage. In the eastern parking area, the applicant proposes to add a landscape planter and restripe, losing 2 parking spaces. The City's regulations allowing existing nonconforming parking areas to remain unchanged applies to all parking spaces except the garage addition. Because of this, analysis of the percentage of compact spaces should apply only to parking changes in the garage. Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT G 75 Page 7 The table below depicts existing and proposed standard and compact parking spaces as shown on Attachments B and C, and their location on the site. The applicant proposes the addition of eight tandem parking spaces; both the forward and rear parking spaces are counted as tandem spaces. Proposed Plans Parking Area Garage Surface Existing Standard 35 20 Existing Compact 0 43 Existing Tandem 0 0 Changes- Standard -6 0 Changes- Compact +9 -1 Changes- Tandem +8 0 Total Spaces 46 62 % Compact or Tandem 37% N/A The applicant's proposed landscape modifications to the surface parking areas will result in a more organized, harmonious site and will result in a tree canopy increase and lessen the appearance of large paved areas. Parking regulations allow tandem configurations only in MDR and HDR zones, and only for residential uses. Tandem spaces are impractical for commercial businesses, as they require a shifting of cars in order to use both spaces. Because of this and code restrictions, staff recommends the substitution of the 8 tandem spaces proposed by the applicant with 4 standard spaces. As recently as this week, parking in the loading zone at the southwest corner of the building was again observed. It appears that this loading zone is not used for loading, but instead is used as convenient parking for employees. Because this space is typically used for informal parking and because loading zones are no longer required of all office or commercial buildings, staff recommends conversion of the loading zone to 3 standard parking spaces. The table below reflects the staff recommendation of parking for the Inspirus Credit Union Site. Under the staff alternative, the surface parking lot will see the net addition of two parking spaces, and the garage would gain a net of 7 parking spaces. The staff alternative recommendation would bring the total parking spaces onsite to 107, an approximate 6% reduction in parking spaces required. The staff alternative includes removal of tandems stalls in the garage and the addition of 9 compact spaces in the garage, comprising 21 % of all garage parking spaces. 76 Phone: 206- 433 -1800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT G Page 8 Staff Recommendation Parking Area Garage Surface Existing Standard 35 20 Existing Compact 0 43 Existing Tandem 0 0 Changes- Standard -2 +3 Changes- Compact +9 -1 Changes- Tandem N/A N/A Total Spaces 42 65 % Compact 21% N/A COMMENTS A combined Notice of Application for this Special Permission request and related land use applications was mailed on November 17, 2016 to the applicant, departments and agencies with jurisdiction pursuant to TMC 18.104.090, and owners and tenants of property within 500 feet of the site. The comment period ended on December 1, 2016 and two comment letters were received. One comment letter focused solely on the onsite sensitive area, and was addressed in the Special Permission- Sensitive Area Buffer Reduction staff report. The other letter, from a nearby resident, addresses parking and other concerns, and is included as Attachment G of this report. The applicant has written the following in response to the parking concern brought up by the Zaputils in their comment letter: The vacant lot across from the applicant's property is not expected to be used for any staging, parking or construction activity related to this application. Required parking for the expanded property will be contained onsite as noted on the plans. CONCLUSIONS 1. The site has a stream and buffer that limits the areas that can be used for onsite parking 2. The Special Permission request to reduce the number of required parking spaces by less than 10% is consistent with TMC18.56.140 Administrative Variance from Parking Standards criteria. 3. The proposed plans to include tandem parking spaces in the onsite parking areas is inconsistent with Tukwila Municipal Code Requirements. 4. Demand for onsite parking can be reduced though commute trip reduction program incentives such as transit passes, priority carpool parking and financial incentives. 5. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by an effective parking management plan and participation in the City's Commute Trip Reduction program. Phone: 206- 433 -1800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT G 77 Page 9 6. The proposed parking layout should be revised to: eliminate the tandem stalls and convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the garage and 65 surface parking). No deviation from 30% maximum compact stall count is needed under this option as the total number of compact stalls in the garage will be 21 % of the total number of parking stalls in the garage. 7. It is possible there will be temporary impact to neighboring properties due construction activities on the site. Applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and /or accommodated throughout the construction process. RECOMMENDATIONS As depicted in Attachments D and E, staff recommends 107 parking spaces for the Inspirus site, comprising an approximate 7% reduction in parking spaces required. Staff recommends the following conditions of approval: 1. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by implementing an effective parking management plan and participation in the City's Commute Trip Reduction program. Applicant shall return the attached CTR forms and begin compliance with the City's Commute Trip Reduction Ordinance prior to the final inspection of the building permit but no later than April 1, 2017. Additionally, the applicant is required to submit an annual report that includes a traffic management plan, showing compliance with the City's Commute Trip Reduction program. 2. The proposed parking layout should be revised to: eliminate the tandem stalls; and convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the garage and 65 surface parking). See Attachments D and E, Staff Alternatives to the Site Plan and Illustrated Floor Plan- Parking Area sheets. 3. Applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and /or accommodated throughout the construction process. 78 Phone: 206- 433 -1800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT G