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Planning 2018-12-13 COMPLETE AGENDA PACKET - JUSTICE CENTER (PUBLIC SAFETY PLAN)
Atlan Ekberg, ar unity lev+elartrerr - rck Pace, direct" CHAIR, NHAN NGUYEN; VICE -CHAIR, DENNIS MARTINEZ; COMMISSIONERS, MIGUEL MAESTAS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, AND HEIDI WATTERS PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING DECEMBER 13, 2018 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. CALL TO ORDER II. ATTENDANCE III. CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: L18-0096 Rachel Bianchi for the City of Tukwila Conditional Use permit for a municipal office building for the Tukwila Police Department, Municipal Court, Emergency Operation Organization, public conference rooms, on and off -site parking, landscaping, and associated public and site improvements. 15001 Tukwila International Boulevard (TIB) Development is in two separate blocks: the south block is bounded by S. 150th and S. 152 Streets, TIB, and Military Road S. and the north block is bounded by TIB, S. 150th and S. 148th Streets, TIB, and Military Road S. L18-0088 Rachel Bianchi for the City of Tukwila Design Review approval for a municipal office building for the Tukwila Police Department, Municipal Court, Emergency Operation Organization, public conference rooms, on and off -site parking, landscaping, and associated public and site improvements. 15001 Tukwila International Boulevard (TIB) — Development is in two separate blocks: the south block is bounded by S. 150th and S. 152 Streets, TIB, and Military Road S. and the north block is bounded by TIB, S. 150th and S. 148th Streets, TIB, and Military Road S. IV. DIRECTOR'S REPORT V. ADJOURN Tukwila Cary Mall #6200 Sauthcenter Boulevard • Tukwila, llr'A 98188;. 206-4SOOC Ve ite: Tukwila ' . v Requests: Allan Ekberg, Staff Report to the Board of Architectural Review Prepared December 5, 2018 Conditional Use Permit and Design Review approval of the Tukwila Justice Center and accessory public recreation use in the north parking lot Hearing Date: December 13, 2018 Notification: yoI On October 10, 2018, a notice of application was issued and mailed to all property owners and tenants within 500 feet of the subject property and posted on site. A notice of application was sent to all potentially interested agencies on October 31, 2018. A notice of hearing was sent to all agencies and property owners and residents within 500 feet and posted on site on November 5, 2018. On November 7, 2018, the Seattle Times and City of Tukwila Legal Notice section included the notice of the public hearing. File Number: L18-0088 and L18-0096 Applicant: Rachel Bianchi for the City of Tukwila Owner: City of Tukwila Associated Permits: SEPA Special Permission Building, mechanical, electrical and sign permits Proposed Address: Parcel Numbers: 15001 Tukwila International Boulevard 0041000515; 004100514; 0041000480; 0041000494; 0041000513; 0041000516; 0041000517; 0041000335; 0041000330 Current addresses 14835, 14845, 15001-15029 Tukwila International Boulevard; 3415 S 150th Street; 15006-15045 Military Road S. 1 Comprehensive Plan/ Zoning Designation: Regional Commercial (RC) Sepa Determination: Determination of Non -Significance issued on November 29, 2018. Staff: Moira Bradshaw Attachments: A. Vicinity Map B. Zoning Map C. Applicant's response to Conditional Use Permit Criteria D. Plans - Civil, Site, Landscape, Elevations, Furnishings E. Site Lighting Calculations Plan F. City of SeaTac SEPA comments G. AM/PM Trip Generation Analysis Justice Center (Fehr & Pers 11/26/18) H. Applicant's response to Design Review criteria I. Roof top mechanical study from Tukwila International Boulevard J. Lighting Fixture images K. Site Plan showing location of recommended conditions REPORT ORGANIZATION Following a project description and site information, the report is divided into two sections: section one is for analysis of the conditional use permit and section two is analysis of the design review request. In each of these sections, the proposal is compared to the specific criteria for approval. Conclusions follow each section. The Consolidation of Permit Applications section in the Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.030) allows for permit applications related to a single project to be bundled together in a consolidated hearing and approval procedure. The procedures for the highest numbered land use decision related to the project are used. A conditional use permit is a Type 3 land use decision made by the Hearing Examiner. Design review is a Type 4 decision made by the Board of Architectural Review. The Conditional Use Permit and Design Review requests will both be decided by the Board of Architectural Review in an open record public hearing on December 13, 2018. 2 FINDINGS VICINITY/SITE INFORMATION Project Description The proposal is to build approximately 48,000 square feet of municipal office building that will house the Police Department, Municipal Court, Emergency Operations organization and public conference rooms as well as needed site improvements for circulation, parking, storage and landscaping. The north parcel is a stand-alone parking lot that will provide parking for the public and possibly auxiliary uses such as public recreation and farmers markets. The 3.9-acre site is comprised of nine existing parcels in two separate blocks separated by S. 150th Street. The building, along with the associated site improvements of parking, fencing, landscaping and utilities, are proposed in the north half of the block bounded by Tukwila International Boulevard, S. 150th Street, Military Road and S. 152nd Street. A public parking lot and an area for potential future auxiliary public uses is located on an "L" shaped site to the north of S. 150th Street. The applicant indicates that when the public parking lot is not in use for the Justice Center, it could be used for other public activities such as a farmer's market and 3 on 3 youth basketball tournaments. A Farmers Market is a permitted use as retail sales of food, public recreation is allowed as a conditional use in the RC zone. Subject Property and the Surrounding Land Uses Figure 1 Vicinity Map - looking north from above SR 518 The properties straddle S. 150th Street along the west edge of Tukwila International Boulevard. Surrounding the north property is Church by the Side of the Road, Olympus Printing, El Matador apartments, China Pavilion restaurant and a convenience store. 3 The south parcel has a fast food restaurant along its southern edge and a bank is south of the restaurant. Other uses in the vicinity include auto -oriented uses, a school, public facilities for sewer and water districts, residential and commercial services and retail. The preexisting uses of the property consist of a former motel, restaurants, food markets, commercial services, adult entertainment and one house. The boundary between the Cities of SeaTac and Tukwila follows the east edge of the Military Road S. right of way. A Zoning Map of the area is Attachment B. Section 1: Conditional Use Permit Criteria The Land Use Table (Figure 18-6 Land Uses Allowed by District) lists "Fire & Police Stations" and "Parking areas, for municipal uses and police stations" as conditional uses in Regional Commercial (RC) districts. The proposed project must comply with criteria detailed in the Conditional Use Permit Chapter of the Tukwila Municipal Code (TMC 18.64.050). The applicant's response to the conditional use permit criteria is Attachment C to this staff report. Staff makes the following findings using the Code's conditional use permit criteria (TMC 18.64.050) listed in italics: 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. The Emergency Operations Center is currently located at Fire Station 51 in the Southcenter neighborhood, the other uses currently exist in the City of Tukwila at 6200 Southcenter Boulevard. The proposal is to move those uses and consolidate them at this new site. The current location for the Police and Court operations is along the Southcenter Boulevard corridor where they coexist with offices and commercial services adjacent to low and medium density residential. The new location for these civic uses is more intensively developed with commercial service and retail uses. The long-term future for the area is to incorporate higher density residential mixed with retail and commercial uses as the site is close to the Tukwila International Boulevard Station. Fire Station #47 previously provided emergency response from 3215 S. 152 Street but recently closed. Fire Station #54 is at 4237 S. 144th Street. The applicant has said that other uses could be programmed for the north parcel such as a farmer's market, and 3 on 3 basketball. The impacts associated with the predominately office nature of the use includes peak am and pm traffic. There will also be emergency response by police vehicles and the transportation of suspected and convicted criminals to jail or to Court. 4 Two "sally ports," which are secure passages for the movement of prisoners, are included in the proposed use. The current design shows one sally port adjacent to holding cells in the Police section of the building and the second one adjacent to the Courtroom. The sally ports are enclosed with a ten -foot -high opaque fence and automatic gates. (Sheet A5.4, Attachment D) The parking area for staff is encircled with a six -foot -high perimeter fence along the north, west and south property edges of the south parcel and has automated sliding gates over the driveway entrances. Two -foot tall concrete walls are proposed along the east and north edges of the building. (Sheet L8.02) New frontage improvements are proposed along S. 150th Street that extend beyond the frontage of the proposed development. The northwest corner of the intersection of S. 150th Street and Tukwila international Boulevard will be improved with curb, gutter, sidewalk, storm drainage as part of this project. Historic access and parking for the business will shift from in front of the building (between the sidewalk and the building front) to on -street. Figure 2 NW corner S. 150th Street and Tukwila International Boulevard The applicant states that the City has been working with the surrounding businesses to coordinate development of the project. The applicant acknowledges that "the business' existing garbage /recycling area will need to be accommodated and relocated. The City and its design team will work with the business to find a new location forgarbage/recycling, either in their parking lot north of the restaurant or on the City's north lot. Similarly, the city and its design team will work with them on parking/access modifications to ensure they can continue to operate during and after Justice Center development and frontage improvements. These issues have not been resolved at this time." 2. The proposed use shall meet or exceed the same standards for parking, landscaping yards and other development regulations that are required in the district it will occupy. Parking A parking standard for police stations is not listed in the Off-street Parking Regulation Chapter City's Zoning Code; therefore, a Type 2 decision by the Director of Community Development is required. Per the Uses Not Specified section (TMC 18.56.100,) the parking standard shall be 5 based upon the requirements of the most comparable use specified in the Code. The Director issued a Determination that 148 stalls is the minimum number required for the police station and municipal offices. The bicycle parking requirement is four. The proposal exceeds that minimum standards. A total of 105 stalls for employees are proposed on the south lot; a total of 100 stalls are proposed for the general public on the north lot. The International Building Code states that "accessible parking must be located on the shortest accessible route of travel and wherever practical must not cross lanes of vehicular traffic. Where crossing traffic lanes is necessary, the route shall be designated and marked as a crosswalk." Accessible parking is provided in both lots, the staff and the public lot, as well as in S. 150t" Street and the City's Building Official and determined that the proposal meets Code. Height and Setbacks In addition to minimum off-street parking requirements, minimum structure setbacks and height maximums of 3 stories or 35 feet are specified for the RC zone. The north parcel has no structures. On the south parcel, the ten -foot tall sally port fences and the building are subject to the setback standards. The structures meet the setback requirements except for the canopy over the public entrance on the Tukwila international Boulevard frontage. Staff is recommending approval of a waiver of the front yard setback. Waivers are allowed for pedestrian oriented amenities and is subject to a Board of Architectural Review decision. (Sheets L1.01 & A5.1, Attachment D) The tallest portion of the building is 33 feet. Fences up to six feet and walls up to four feet are exempt from the yard setbacks. (Yard Regulations TMC 18.50.070) Landscape The Landscape Chapter of the Zoning Code (TMC 18.52) was updated in 2017. Standards exist for: ■ Landscape perimeter depths and plant palette; ■ Parking lot landscaping standards, including amount of landscaping, landscaping location, and plant palette; ■ Streetscape landscaping; ■ Ground level mechanical and recycling/trash screening; ■ Significant tree retention; ■ Plant material requirements; and ■ Soil preparation. Landscape perimeter depths and plant palette 10-foot deep Type 1 perimeter front yard landscaping is proposed along all street fronts including Military Road S., S. 150th Street and TIB. The standard calls for a mix of deciduous and evergreen trees but the proposal shows only deciduous. (Sheet L5.11, Attachment D) Six feet deep, Type II side yard landscaping is required along the south property line on the south parcel and the at four locations on the north parcel. The standard calls for a mix of 6 deciduous and evergreen trees but the proposal sometime includes no trees and in others only includes deciduous. Figure 3 Side yards on north parcel Parking Lot Landscaping standards Trees must be evenly distributed; landscape islands must be a minimum of 6 feet by 100 square feet in area and protected from damage by cars; landscape islands must be used every 10 parking stalls and at the end of every row of parking. A minimum of 20 square feet of landscaping per stall is required. The Landscape Architect calculates that the minimum square footage is met. There is an even distribution of trees in the two lots and the landscape islands meet the minimum dimensions. On the north parcel, there is a row of 14 stalls that does not have parking at either end and there is not a landscape island after 10 stalls. A second row of 15 stalls adjacent to the back of the China Pavilion is also not broken up by a landscape island. On the south parcel, there three rows of more than 10 stalls. Streetscape Landscaping Minimum separation from utilities, driveways, transformers, curbs, must be provided. Ground level mechanical and garbage Ground level mechanical equipment and garbage storage areas shall be screed with evergreen plant materials and or fences or masonry walls. Sheet L1.01 on Attachment D shows that on the south parcel there is an emergency back up generator and an electrical vault in the 7 northwest corner of the Court's sally port. The electrical vault (El) is adjacent to S. 150th Street and the back-up emergency generator (E3) is prominently located with minimal screening. Significant Trees Significant trees located within any required landscape area that is not a safety hazard shall be retained and protected during construction. Although a complete survey of the site is not included, there are two significant oaks behind the sidewalk on TIB that are not incorporated into the landscape plan. Plant materials Native species or species with low water requirements that are adapted to the Pacific Northwest are required with numerical species maximums. The species diversity maximum for trees is exceeded for Hazelnuts. Soil materials Structural soils are not noted but is a requirement that must be used to a depth of 36 inches with minimum soil volumes of 750 cubic feet per tree. Supplemental Development Standards Lighting capable of providing adequate illumination for security and safety that is in scale with the height and use of the associated structure is required. Any illumination must be directed away from adjoining properties and streets. (Light Standards, TMC 18.50.170) A lighting site plan (Sheet ES1.1, Attachment D) and a Site Lighting Calculations Plan (Attachment E) have been provided. 96 square feet of recycling storage space is required, and the outdoor collection point may not be in a required setback or landscape area. In addition, the collection point many not be located so that hauling trucks obstruct pedestrian or vehicle traffic on or off site. (Recycling Storage space for non-residential uses, TMC 18.50.185.) The Code further specifies that the collection point must have an opaque wall or fence of sufficient size and height to provide complete screening and that the architectural design is consistent with the design of the primary structure. (Design of Collection points for garbage and recycling containers TMC 18.50.190) The site plan shows an adequately sized space on the site plan along the southwest corner of the building and has indicated that the design of the enclosure will use the same metal cladding to be used on the building. Height of the enclosure hasn't been provided. 3. The proposed use shall be compatible generally with the surrounding land uses. The surrounding area is characterized by low scale small businesses; gas stations, fast food, community uses, such as a school and church; and housing. The purpose of the RC zone, in which the Justice Center will locate, is to provide for an area of high intensity regional uses such as commercial services, offices, lodging, entertainment and retail activities along a 8 regional transportation corridor. The proposed municipal functions of the proposal are the similar in character to some of the other uses allowed in the zone. Other high intensity uses permitted outright include bus stations, automotive services, fraternal organizations, light manufacturing uses, bowling alleys, and night clubs. The unique aspects of the police station can be compatible given the high intensity uses also allowed in the zone and the nature of the transportation system that is adjacent to the site. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. The Comprehensive Plan's goal statement for the Tukwila International Boulevard District is to be a complete neighborhood with a thriving multicultural, residential, and business community with vibrant places to live, work, shop and play. That the District is a safe and walkable destination with an authentic main street character that connects to other destinations. The land use goals further state that the aspiration is for the corridor to transform into a place. A place that one travels to rather than through. The narrative and policies highlight the desire for a more walkable people place rather than an auto -oriented place. The Economic Development Chapter Policy 2.1.6 says, "Leverage capital improvement funds to encourage in -fill, land assembly, redevelopment and land conversion for family -wage jobs, but only if concurrent with substantial private actions." The Tukwila International Boulevard Policy 8.6.1 says, "Establish a more walkable and connected street network through the TIB district by investing in public sidewalks and requiring private redevelopment projects to organize site plan elements to allow for through connections." The Comprehensive Plan's Capital Facilities chapter requires adequate public facilities to serve the growth in households and jobs in the City. The Tukwila Comprehensive Plan adopts service standards and meeting those standards requires adequate space for public safety, planning for emergencies and emergency preparedness, and hearings and decisions on violations of local laws. 5. All measures shall be taken to minimize the possible adverse impacts which (sic) the proposed use may have on the area in which it is located. The City of SeaTac, during SEPA review, requested additional traffic information on the project after reviewing the number of daily trips anticipated for the project. (Attachment F) A more detailed AM and PM peak trip analysis was done that found that PM peak trips will be less than the number of trips generated by the current development of the sites. AM peak trips will be increased by 75% because of the office nature of the proposed use. (Attachment G) 9 In addition, the proposed facility is in a block that is bordered by north south minor and principal arterials, Military Road S. and Tukwila International Boulevard respectively. Within a block and a half from the site are S. 154th/and Southcenter Boulevard - east west minor arterials and State Route 518 access. Parking supply exceeds the minimum required number of parking stalls so that motorists who are accessing the Center do not become a nuisance. The north parking lot will only reach capacity during days when there is an arraignment or a hearing. Perimeter fencing is included on the south parcel to ensure that the police vehicles, City staff, prisoner transportation are adequately secure. Operationally, the City has harmoniously coexisted adjacent to a residential neighborhood at the current location along Southcenter Boulevard. Conclusions 1. The proposed project will change the overall character of the site and its structures. The proposed development will generally be the same scale of the surrounding development but will have significantly more controlled vehicular access, landscaping and pedestrian improvements. The proposed Justice Center parking areas are similar in scale to other parking lots in the area. 2. The applicant has indicated they will resolve impacts to the two businesses at the northwest corner of the intersection of S. 150th Street and Tukwila International Boulevard. 3. The proposed uses will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. Noise associated with the Justice Center, that is emergency response sirens, is exempt from the noise regulations, and has historically existing in the area with Fire Station 47. 4. Operational management and protocols for scheduling uses in the north parking lot will prevent any adverse impacts of multiple uses on the lot. Parking will be the primary use to support the function of public parking for the Justice Center. 5. Noise from basketball tournaments or other recreation related uses would be limited to day time use due to the lack of sports nighttime lighting. 6. The Landscape Plan shows that modifications would need to be approved or the plans revised because some Code requirements are not met. Those standards are reviewed under the design review application per the Request for Landscape Modifications criteria of the Landscape Chapter (TMC 18.52.100) and the Tukwila International Boulevard Design Manual. 7. The proposed police station, municipal court, office use, public meeting space and outdoor recreation space will be compatible with the surrounding land uses. Traffic from the uses can be accommodated within the existing transportation network. An analysis of the difference in trips generated by the proposed use and the existing uses shows that P.M. peak trips are less with this facility. AM peak trips increase because of the office character of the use. 10 8. The project will provide sidewalks where none currently exist on S. 150th Street and mid -block on the south parcel thereby breaking -up the large blocks in the area and providing pedestrian pass throughs. The new landscaping will support the low impact storm water goals of the City and improve the visual environment and air quality. 9. The proposed use will not conflict with the goals and policies of the Comprehensive Plan. Recommendation The conditional use permit recommendation is combined with the design review recommendation and conditions located at the end of Section 2. Section 2: Design Review Criteria This project is subject to Board of Architectural (BAR) design approval under the Regional Commercial Design Review Section of the Tukwila Municipal Code (TMC 18.24.070.) The project is subject to design criteria included in Tukwila International Boulevard Design Manual, which is available on the city's website at http://www.tukwilawa.gov/dcd/apps/TUKWILA INTERNATIONAL BOULEVARD Design Manual.pdf. For the applicant's response to the criteria, see Attachment H. The Manual is organized into four sections; covering Site Design, Building Design, Landscape Design and Signs. Within each section are a number of subject areas, covering such issues as pedestrian circulation, architectural relationships, planting design and sign placement. For each subject area there are one or more Design Criteria that are general in nature. The Design Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The Design Guidelines, which augment each Design Criterion, provide guidance to the project applicant, to City Staff and to the BAR in determining whether the project meets each Design Criterion. . SITE DESIGN A. Site Design Concept The proposal is to orient the building to Tukwila International Boulevard and the accessory uses of parking and storage to the west portion of the site fronting on Military and S. 150th street. One driveway access onto Military Road S. and two driveways along the south side of S. 150th Street and one driveway access along the north side of S. 150th Street are proposed. The existing Tukwila International Boulevard. streetscape improvements are proposed for replacement, including the existing trees, walls, and sidewalks on the south and north parcels. 11 B. Relationship to Street Front The guideline recommends that a distinctive street edge be designed in order to create an interesting pedestrian environment. The regulations require a 20-foot setback along Tukwila International Boulevard, ten feet along S. 150th Street. These requirements can be waived if they are approved as part of the overall design approval and pedestrian oriented space is provided. Per the Tukwila International Boulevard Design Manual, pedestrian oriented space is defined as "an area between a building and a public street that promotes visual and pedestrian access onto the site and that provides pedestrian -oriented amenities and landscaping that enhances the public's use of the space. A pedestrian oriented space is encouraged to have landscaping or built in planters; site furniture, artwork or amenities such as pedestrian weather protection or other enclosure such as an arcade." The applicant requests a waiver of the standard setback for the proposed canopy. The canopy is 20 feet tall, placed over the public building entrance, and extends ten feet from the building wall towards the public sidewalk on Tukwila International Boulevard. The guidelines go on to stipulate that all sidewalks in the neighborhood be a minimum of eight feet wide and on TIB be 12 feet wide and that this depth include public landscaping. All the frontages comply with the required minimum of eight feet of sidewalk including landscape area. C. Street Corners The south parcel, the building site, has two corners - Military Road S. and S. 150th Street and Tukwila International Boulevard and S. 150th Street. The intent of the guideline is to improve access to buildings located on corner lots and increase prominence of buildings on street corner. The proposal places the building against Tukwila International Boulevard with the auxiliary uses of parking and storage along the west half of the site. Transparent windows and the public entrance face Tukwila International Boulevard with primarily blank walls and opaque fencing on the S. 150th street front. In lieu of placing the building within 15 feet of the corner, a walkway to the building entrance is proposed and at least 200 square feet of additional landscaping is created per the guideline. D. Continuity of site with adjacent sites This criterion addresses continuity in building setback, structural massing, location of circulation elements and landscaping to visually and functionally be compatible with adjoining properties. Sidewalks improvements will encircle the south block and include an additional east west sidewalk, mid -block, creating continuity and improving circulation in the area. 12 Through block sidewalks are also proposed on the north site to establish a future pattern that will improve accessibility for the area. On the south parcel, there are three adjacent buildings. Key Bank and Taco Time are approximately 30 to 35 feet setback from Tukwila International Boulevard. The most adjacent building, Taco Time, is an auto -oriented use. It does not provide an appropriate building edge or mass to emulate. The proposed setback to TIB is more in keeping with the development goals for this area. The design direction in terms of massing is for higher, more dense developments as this location is within 1/2 mile of the Tukwila International Boulevard Station and can support transit -oriented developments. E. Shared Facilities On the north parcel, curb cuts are shown between the site and the properties containing Church by the Side of the Road and the China Pavilion. Bollards and parking stalls however are shown preventing vehicular access between the properties. F. Site Design for Safety The guidelines suggest the following ways to improve site safety: Limiting the number of locations where pedestrians might encounter vehicles and if their paths must cross provide adequate site distance. The south parcel has three driveways and the north parcel has one driveway. Other than staff, all building visitors must use on -street parking or the north parcel. S. 150th Street is being improved with a cross walk and street frontage improvements. The City's Building Official has confirmed that the proposed accessible public parking in S. 150th Street meets the Building Code location criterion. The driveway to the north parcel has 15 feet of additional concrete on both sides of the driveway apron. Staff believes this will facilitate and encourage the public to use these paved areas for mid -block crossings. The applicant explains that the pavement ensures sight distance visibility for pedestrians using the sidewalk and drivers using the driveway; however, similar treatments are not proposed adjacent to the three other proposed driveways. Groundcover and low shrubs are as effective as pavement, support the City's low impact development goals, and would be more of a deterrent for illegal mid -block crossing. Motorists currently park and drive through and along the front of the Stop/Buy corner store and China Pavilion, utilizing the paved area behind the TIB sidewalk and the front door to the business. The frontage improvements on the north edge of the S. 150th Street will include a new sidewalk along the southern edge of the building. The plans do not show how vehicles will be prevented from traveling over the sidewalk from the north, as they currently do. 13 The building is being designed so that minimal site surveillance will occur from inside the building. Opaque windows and screens are being used in office areas. Observation of outdoor on -site activities by building occupants will be minimal or not occur but will be possible by passersby. A 6-foot-high perimeter fence protects the Police, Court and EOC employees as well as Police equipment. 10-foot-high sally -port fences enclose the transfer areas for suspected criminals. Lighting fixtures and lighting levels provide a minimum of .2-foot candles per the Tukwila International Boulevard Design Manual. The City's Crime Prevention Officer suggests an increase to .8 with an average of 1.0 for areas where criminal activity could occur such as in the northwest corner of the new public parking lot on the north parcel. G. Siting and screening of service areas The garbage and recycling area is located to the south side of the building away from the adjacent streets. The applicant has indicated that it will be screened with the reddish insulated metal material used on the building. An elevation showing the height of the structure has not been submitted. Mechanical equipment is located on the roof and may be visible from adjacent streets. Attachment I is a study of rooftop mechanical visibility from Tukwila International Boulevard. The other streets have not been analyzed. Mechanical systems are visible from the east side of Tukwila International Boulevard. H. Natural Features and Sensitive Areas There are slight topography changes as evident in the cross sections, the land is generally sloping down from north to south. (Attachment D) There are two significant oak trees behind the Tukwila International Boulevard sidewalk on the north parcel. There are no other sensitive features. Along the Tukwila International Boulevard parking lot frontage, the proposal is to increase the width of the sidewalk to 12 feet and the curb side landscaping to 5 feet. (Sheet C8.01, Attachment D) Modifying the width of the sidewalk and landscaping would maintain continuity with the adjacent sites and potentially allow preservation and incorporation of the significant trees. . Surface Stormwater detention facilities Bioretention areas arranged in the parking lots and in areas adjacent to the building and underground detention vaults are proposed for the site. 14 . Pedestrian circulation Sidewalks are provided to both the staff and public entries. New frontage improvements are proposed along S. 150t" Street and will also be installed along Military Road S. The existing frontage improvements along Tukwila International Boulevard will be modified. Through block sidewalks are proposed as part of the design in addition to the frontage improvements. The south parcel will have a 6-foot-wide sidewalk along the south property line adjacent to the Taco Time, thereby breaking up that block. The north parcel will have two sidewalks that will begin breaking up that block into more walkable segments. K. Pedestrian Amenities The northeast corner of the south parcel will have a widened landscape area with light poles of varying heights from 15 to 28 feet. (Attachment J) Banners may be attached to the light poles to add color and graphic interest. Banners are allowed on city owned poles per the Permits section, Exceptions - Sign Permits Not Required. (TMC 19.12.030) On the Tukwila International Boulevard frontage on the south parcel, 240 linear feet of two - foot -high concrete walls are aligned along the edge of the right of way and are broken up into 11 sections. The street side of the walls are landscaped but the building side are not, thereby allowing access for seating. 39 benches are arrayed between the walls and the building. Four, 10-foot-long by two -foot -high walls are also located between the accessible on -street parking stalls and the public sidewalk on S.150t" Street. Four u-shaped bike racks are located street side of one of the walls in front of the public entry. See Sheet A 5.4, Attachment D fora detail of the bench. . Vehicular Circulation This criterion is to evaluate a proposal so that conflicts between pedestrians and vehicles is minimized. The south parcel is shown with three access driveways - two from S. 150th Street and one from Military Road S. and the north parcel with one from S. 150th Street. The applicant states that the second driveway on S. 150th Street makes sense because a back-up area is needed for entering or existing the sally port. The asphalt back-up area is proximate to the street. Current access to the City Hall campus, where Police and Court is located, utilize two for ingress and egress and one for ingress. M. Parking Required parking is divided between the building site and a separate site on the north side of S. 150t" Street. A special permission decision was made to determine the parking standard for the 15 municipal facility using a combination of the office standard of 3 stall per 1,000 usable square feet and 1 stall per 100 square feet of assembly area. The proposed design provides more parking than the minimum requires. II. BUILDING DESIGN A. Architectural Concepts All structures are located on the south parcel. The building is designed with shared facilities in the center of the building and the public and private entries located at opposite ends of this central axis. The municipal court function is in the north end of the building, emergency operations in the center, and the police function to the south. The southern portion of the building is a larger mass with two stories while the northern portion of the building is the smaller scale with one story. The public oriented entrance hallway runs the length of the east facade and is the visible portion of the facility to pedestrians. B. Architectural Relationships The most significant structure in the vicinity is the Tukwila International Boulevard Station (TIBS,) which is a multi -modal transit station for light rail and Metro buses. The station has a modern design of glass and metal with a signature asymmetrical cantilevered roofline. The other new development three blocks to the north, Tukwila Village, includes several one-story structures combined with 4 and 5 story structures with structured parking. As redevelopment along the boulevard continues, the architectural relationships will get more established and architectural context will become more important. This public facility will continue the establishment of a modern context for future development in the neighborhood. C. Building Elements, Details and Materials Five exterior building materials predominate: metal wall panels, concrete panels, storefront glazing in aluminum frames and two types of metal screens, one flat and one curvy. The use of sienna red colored metal cladding and metal screens will reinforce the massing of the structure. (Sheets A 5.1- A 5.3, Attachment D) The perforated rain screens shield the building occupants and the rooftop mechanical equipment. The applicant has indicated that the perforated screens will be designed with an image. The details on what and how the image will be displayed in not known at this time. The applicant indicates that the lines on the building show where the metal clad panels and rainscreens attach to each other. That design detail will be a minimal gap of 3/4 inch. The connection between the perforated screens on the second floor and the metal cladding below are seamless with no modulation. The elevations indicate that rain down spouts will be part of the architectural detailing of the building. 16 The criterion asks for distinctive building corners at street intersections using special architectural elements and detailing and pedestrian -oriented features where possible. The building is setback 100 feet from the S. 150th and Tukwila International Boulevard corner. The guideline suggests seven ways of taking advantage of a corner location. The design employs pedestrian light fixtures (Attachment J) arrayed in two arcs in the corner. A pattern of porous pavement and concrete and landscaping fills in the corner setback and extends along the Tukwila International Boulevard frontage. On the south parcel, along the south property line, a retaining wall, which ranges in height from two to three feet, is proposed. It will be topped by the perimeter fence and the sally port fence. The wall and fence structure will be setback to meet the minimum setback. Attachment D includes elevations of the fencing. A small unobtrusive wall mounted fixture is proposed around the exit doors. (Attachment J) D. Pedestrian -Oriented Features The building site is bordered on three sides by public streets. 257 feet of the building wall is placed adjacent to Tukwila International Boulevard with 179 feet of transparent glass. Transparent windows along Tukwila International Boulevard, also wrap around the northeast corner. The entry canopy over the public entry, the 39 benches, the 206 feet of 2-foot-tall walls, and bicycle racks adjacent to the public sidewalk provide pedestrian oriented features along that Tukwila International Boulevard street front. The 68-foot-long north facade of blank walls and opaque sally port fencing along S. 150th street create a negative visual impact. The structures are setback from 25 feet for the sally port fence and 75 feet for building's corner. The guideline for this criterion stipulates that building facades that face public streets must incorporate one or more specific measures: ■ transparent windows over at least half the length; ■ sculptural, mosaic or bas relief artwork along at least half the length of the ground floor; or ■ pedestrian oriented space located adjacent or connected to the sidewalk. Specifically, at least 500 square feet of pedestrian space for every 100 linear feet of blank building wall; or other methods that meet the intent. To quality as a Pedestrian Oriented Space, an area must have: ■ Visual and pedestrian access into the site from the public right of way, ■ Paved walking surfaces of either concrete or approved unit paving, ■ On -site or building mounted lighting providing at least .2-foot candle on the ground, AND 17 • At least 2 feet of seating area or one individual seat per 60 square feet of open space. Landscaping is proposed to screen the blank facade and create pedestrian amenity and interest. The corner is visually and physically accessible to pedestrians from the street, there are paved surfaces of acceptable material, the foot candle is not known for the full area; There is approximately 6,500 square feet of space in the corner, which requires 216 linear feet of seating. The two -foot -high walls and the 39, two -foot -wide wood and metal benches exceeds the linear foot requirement. The criterion is not met because the foot candle minimum is not known. E. Mechanical Equipment The elevations show roof -mounted mechanical equipment that should be screened so that none are visible from surrounding public streets. The visibility study (Attachment I) shows that there is partial visibility from TIB and visibility from the other streets is not known. The required backup generator and electrical transformer are sited so they could be visible from S. 150th Street. III. LANDSCAPE DESIGN A. Landscape Design The intent of this criterion is to ensure the private landscaping reinforces, complements and enhances public streetscape improvements. Requirements for the sites include ten feet of Type I Light Perimeter front yard screening. Type I is defined as a mix of deciduous and evergreen trees, a shrub every seven linear feet and groundcover. Front yards are on Military, S. 150th and Tukwila International Boulevard. Six feet of Type II Moderate side yard landscaping and 0 rear yard. Type II requires evergreen and deciduous trees and the shrubs standard is increased to one every four linear feet. The southern property line between the Justice Center and Taco Time is a side yard. The property lines perpendicular to S. 150th and Tukwila International Boulevard are the side yards on the north parcel. Trees proposed on frontages are Sawleaf Zelkova, American Yellowwood, Persian Parrotia, Patmore Ash, Tulip Tree, Duraheat River Birch, none of which are evergreen. The applicant proposes removing the existing street trees along Tukwila International Boulevard and planting the Sawleaf Zelkova that has small pointed leaves. Bioretention is incorporated into the landscape plan. (Attachment D) Landscape islands, which are all at least six feet in width and 100 square feet in area, are used between parallel parking stalls thereby providing a continuous planting strip. 18 Figure 4 South parcel TIB frontage Figure 5 North parcel FIB frontage There is public landscaping along the curb line and behind the sidewalk. The existing Tukwila International Boulevard improvements (shown above) are an 8-foot-wide sidewalk with a 4 foot by 4-foot planting bed for the street trees, which are maples along Tukwila International Boulevard. The proposed Tukwila International Boulevard cross section on the north lot is a 5-foot planter, 12-foot sidewalk and 4-foot landscaping behind the sidewalk. Along S. 150th Street, the cross section varies with a 6-foot-wide planting area and 7-foot-wide sidewalk to the east of the driveway and a 4-foot planting area and 6-foot sidewalk to the west of the sidewalk. On the south parcel, the planting area along Tukwila International Boulevard is 9.1-foot-deep and a ten -foot -wide sidewalk; on S. 150th Street, adjacent to the accessible on -street parking stalls, the sidewalk is 11.5 feet wide. West of these stalls, the planting area is four feet wide and six feet of sidewalk width. The Military Road S. street improvements are being designed by the City of SeaTac and include a bike lane, curb, planting area and eight -foot sidewalk. 19 B. Planting Design All the tree species are deciduous. The shrubs are a combination of evergreen and perennial. The Landscape Chapter (TMC 18.52.060) stipulates that there must be a diversity of tree and shrubs. The proposed 43 Hazelnut trees is more than 20% of the species proposed on site. The landscape plan and planting schedule do not meet all the minimum standards; however, the Landscape Chapter (TMC 18.52.100) allows modifications to the requirements subject to compliance with specific criteria: 1. The modification or revision does not reduce the landscaping to the point that activities on the site become a nuisance to neighbors; and 2. The modification or revision does not diminish the quality of the site landscape as a whole; and 3. One or more of the following are met: The modification or revision: a) more effectively screens parking areas and blank building walls: or b) enables significant trees or existing built features to be retained; or c) is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses; or d) is used to incorporate pedestrian or transit facilities; or e) is for properties in the NCC or RC districts along Tukwila International Boulevard where the buildings are brought out to the street edge and a primary entrance from the front sidewalk as well as from off-street parking areas is provided; or f) is to incorporate alternative forms of landscaping such as landscape planters, rooftop gardens, green roof, terraced planters or green walks; g) or the modification is to incorporate a community garden The side yard landscaping on the north and south parcels do not meet the perimeter landscaping standards but the modifications do not reduce the landscaping to the point where the site activities would become a nuisance to neighbors and the modification does not diminish the quality of the site landscaping. The modifications can be supported because sidewalks are being added to connect adjacent sites. Some of the shrubs may get as tall as 5-6 feet. Rosmarinus officinalis and salal, can grow 3-6 feet tall, forming thickets (good bird habitat) in shade or partial shade. The applicant states that all shrubs will be kept below 30 inches. In some locations the shrub choices are appropriate. The southern perimeter should have shrubs and a mixture of evergreen and deciduous trees per the standard. The Cornus stolinifera, Arctic fire dogwood, and Cornus sericea, Kelsey dogwood, both dwarf varieties, must be trimmed annually or semiannually for its valuable winter, bright red stems to be displayed. 20 IV. Signage A. Signage Concept The applicant shows one wall sign on the TUKWILA INTERNATIONAL BOULEVARD facade. The architect states that raised metallic lettering on a simple background will be used that contrasts with the red -colored metal wall panel. Lighting at night is also proposed although not shown (Attachment D) One sign is allowed on a wall with an entrance. Per the Pedestrian Oriented Building Mounted Signs section of the Sign Code (TMC 19.20.050 F (4),) the facade that does not have an entrance may be permitted a reduced size sign (50% of the size allowed for a facade with an entrance). At the time of permitting, all signage will be reviewed for compliance with the Sign Code, including size requirements. B. Sign Placement The graphics show one sign about eight feet from grade on a blank section of wall on the east facade that is located just to the north of the customer entrance. C. Sign Design The Design Manual stipulates that high -quality material and finishes must be used for signage and backlit plastic signs are discouraged. The sign appears to be individual channel letters. CONCLUSIONS . Site Design A. Site Design Concept. Both the north and the south parcels support the function of the site. A distinctive street edge on the south parcel is created using fencing and landscaping along Military Road S. and S. 150th Street and a building edge along Tukwila International Boulevard. Landscaping is the edge material for the north lot, which fronts on Tukwila International Boulevard and S.150th Street. B. Relationship to Street Front. The improvements will upgrade the visual appearance in the neighborhood and include public street improvements. The required 20-foot setback along Tukwila International Boulevard can be waived for the canopy over the entrance as it is a welcome public amenity and meets the criterion. Other than along Tukwila International Boulevard, the design employs landscaping to create a consistent edge to the street and add visual interest. The public entry along Tukwila International Boulevard ensures that public access is visible and accessible to pedestrians and drivers from along Tukwila International Boulevard. The 21 staff entry that opens into the site's parking lot is securely fenced and is unlikely to cause any public confusion. The building frontage along S. 150th Street is sufficiently minimized and scaled compared to the Tukwila International Boulevard facade that the public will be visually drawn to the Tukwila International Boulevard edge to find the building entry. C. Street Corners. Additional paving, lighting and landscaping at the corner of Tukwila International Boulevard and S. 150th Street is intended to add visual interest to the streetscape. The significant setback from the corner is mitigated with a widened sidewalk and at least 200 square feet of landscaping that includes trees, shrubs and groundcover per the criterion. D. Continuity of Site with Adjacent Sites. Physical connections are promoted with the proposed improvements. A visually continuous building line along Military Road S., S. 150th Street, and Tukwila International Boulevard are not viable given the relatively small size of the buildings and the amount of land that parking consumes on the sites. However, the proposed sidewalks provide physical connections between sites and along public streets. Similar improvements are occurring along and through the north parcel. E. Shared Facilities. On the north parcel, two driveway connections: one into the Church by the Side of the Road and east to the building that houses the China Pavilion and the Stop Buy Corner store parking lot, promote efficient use of resources that may be shared in the future. Bollards and parking stalls are currently shown blocking those connecting driveways. F. Site Design for Safety. A conflict between motorists and pedestrians could occur where the sidewalk improvement along the south side of the Stop & Buy /China Pavilion property is proposed. It should be designed to protect pedestrians from motorists that use that site. Using landscaping rather than pavement adjacent to the north parcel's driveway would provide adequate site distance and more distinctly direct pedestrian along a safer path to the building. This criterion says, "Design and site structures to maximize site surveillance opportunities from buildings and public streets." The building is not designed to provide surveillance opportunities. Windows are designed to be above eye level; and opaque glass and metal window screens are proposed. The clear glass along the ground floor of the Tukwila International Boulevard facade opens onto an internal corridor that has limited employee/public eyes; however, the public areas of the site are visible from the street where users will be able to rely on passersby and cameras. The site furnishings are of durable high -quality materials. The applicant states that, "The wood seats use new wood that is superior to traditional wood in terms of durability." The street crossing that will be necessary is designed as a zebra crosswalk, which is a more visible graphic than the standard crosswalk design of two parallel lines. 22 G. Siting and Screening of Service Areas. The central south location of the trash/recycling collection area minimizes its visual and aural impacts. H. Natural Features and Sensitive Areas. The criterion identifies the importance of preserving features that are assets to the community. Incorporation of the most significant natural feature, the two significant oaks has not been proposed when they are located along the perimeter of the site and adjacent to a parking lot I. Surface Water Detention Facilities. The use of biofiltration and porous materials minimizes storm loads on local streams and provides natural surface water treatment. J. Pedestrian Circulation. The site supports the movement of the public between properties and within the property to the building entries. Transit is readily accessible to the building through public frontage and crossing improvements in the area. K. Pedestrian Amenities. The covered entrance and site furnishings provide pedestrian amenities for the public. A separate and secure area outdoor gathering area facing west is provided for the staff. Adequate seating is being provided along TIB for site users as well as passersby. Access between the site boundaries is barrier free. A trash receptacle has been chosen but not yet sited. The purpose of the criterion is for consideration be given to weather in designing pedestrian amenities thereby improving access for those not arriving by car, be beneficial for safety reasons and contribute to pedestrian comfort and convenience. To increase the utility of the bike racks, they should be moved under the canopy, so they may be protected from the weather, to not interfere with the public movement along the sidewalk, and not be too far from the entrance to be comfortably safe for most bike owners. . Vehicular Circulation. Safety and convenience are part of the design program for motorists and pedestrians. M. Parking. The impact of the parking areas along the street fronts is mitigated through landscaping of the perimeter and placing the parking onto two separate sites. The perimeter fence is setback behind the perimeter landscaping. II. Building Design A. Architectural Concepts. The building is designed along a central axis that has two opposing entrances, a public entrance and a staff entrance. Both sides of the building have a consistent architectural character. Within the building the separation of the criminal versus judicial functions occurs and will likely be transmitted through signage. The emergency operations function has a much smaller public presence and therefore does not need the visibility like the other two functions. B. Architectural Relationships. The size of the structure is like other traditional neighborhood commercial buildings such as the grocery store and strip retail developments in the corridor. 23 The scale of the structure will bridge the difference between the smaller auto oriented uses and the higher density residential mixed uses that are envisioned for the neighborhood. The building provides a positive precedent for future design within the corridor. C. Building Elements, Details, and Materials. High performance concrete (materials will be provided at BAR public hearing) that is setback 100 feet from the corner provides a distinctive material at the northernmost edge of the building. However, the use of layers of Landscaping, hardscape and a storm water treatment depression highlight the corner. The light fixtures arrayed in two arcs of graduated heights through this space provide additional lighting, and the potential for banners, thereby providing visual interest. The small windows eight feet above grade on the ground floor of the north and south facades are architectural details that allow some light but also a feeling of safety for the building's occupants. Additional physical and emotional support for the occupants is provided by covering windows in office areas that overlook public areas with a metal screen. Although there is no surveillance from the building's occupants to the outdoor areas of the site, the screen over the building's windows will be designed with a decorative pattern in order to provide an interesting facade. The metal walls and perforated screening will complement each other and provide a greater sense of mass and harmony in the design. The proposed materials of metal and concrete complement each other and are durable materials and should provide ease of maintenance and longevity to the building. Functional Lighting of the building emergency exits is provided. The light fixture submitted will be stylistically compatible and provide functional lighting for emergency exits. D. Pedestrian -Oriented Features. The lack of any windows below eight feet on the 166-foot-long south facade is ameliorated by the fencing and enclosure for the trash/recycling as well as the five -foot -deep perimeter landscaping and fencing. E. Mechanical Equipment. The setback of the mechanical equipment and the screens do not sufficiently screen the equipment from public sidewalks. The ground mounted generator and electrical transformer are visible from S. 150th Street and just 18 inches of depth on the north side is provided in the landscape area to screen the generator. III. Landscape Design A. Landscape Design. Generally, the landscape plan will be an enhancement of the area. The aesthetic value of mature vegetation is not being accomplished with the removal of the two oaks that are thriving between the back of the Tukwila International Boulevard sidewalk and the proposed parking lot. The proposed sidewalk width of 12' can be maintained at 8', which matches the existing width on either side of the proposal. The 12' is not needed for a parking lot. The existing Tukwila International Boulevard streetscape design will not be reinforced 24 with this new planting plan that should be modified to use a species that is more complementary of the existing street tree. The buffering and screening requirement for Type II landscaping is a valuable function that is not met in several locations. The southern perimeter landscape of primarily groundcover and trees and yet this side is functional in site design with minimal architectural detailing on the building. The side yard landscaping on the north parcel has an edge with just one species of shrub. The width here may not be enough for deciduous trees because of the adjacent building that sits along the property line; however, columnar evergreen and deciduous varieties should be used. As noted earlier, landscaping should be used rather than hardscape adjacent to the driveway to the north lot in order to discourage pedestrians from crossing mid -block on S. 150th Street and achieve the aesthetic and functional goals that landscaping provides. Landscaping requirements for the ends of the parking rows on the north parcel and landscape islands every 10 stalls negatively impacts the flexibility desired for the site. The intent of north parcel is to use the space for auxiliary activities. The central planting along between the rows that don't meet the Code compensates for the missing islands. B. Planting Design. The plant materials in general reinforce the landscape design concept and are appropriate to their locations in terms of hardiness and growth characteristics. The maintenance program advocated for the shrubs and the use of deciduous trees will not sufficiently screen the north or south facades. An evergreen rather than the deciduous hazelnut should be selected for screening the blank walls on S. 150th Street and along the southern perimeter. The screening and buffering requirements are not met with the location of the back-up emergency generator and electrical box that is in a visible and in a proximate location to S. 150th Street. The plant palette must also be modified to reduce the number of Hazelnuts as it exceeds the plant diversity maximum. IV. Signage Signage Concept, Placement & Design. The proposed sign is integrated with the architectural concept in scale, materials and placement. The location of the sign on the east building wall will be a positive detail and complement the architecture of the building in its design and placement. The one sign, however, will likely be inadequate as it does not orient to where many customers will be parking and originate. Inadequate directional signage is provided for a project that straddles a street. In addition, the minimal pedestrian -oriented character of the S. 150th facade would be aided by signage. The guidelines also recommend that signage prominently display the building number and consideration be given to both day and night time viewing. Ambient lighting from the building may not be sufficient for readability of the wall sign. 25 V. Setback and Landscape modifications With compliance with conditions listed below the proposal meets the modification criteria. The landscape modifications will not be reduced to the point that the site activities become a nuisance to neighbors and will not diminish the quality of the landscape for the site as a whole. The proposed modifications will be used to incorporate pedestrian facilities and is appropriate because the building will be brought out to the street edge. A primary entrance from a front sidewalk is provided from Tukwila International Boulevard. RECOMMENDATION Staff recommends adoption of the Findings and Conclusions and approval of the Conditional Use Permit and Design Review applications with the following waivers and conditions: Waiver approvals for: 1. Front yard setback for the canopy that extends 10 feet into the front yard over the public entrance; 2. Landscape islands at the ends of each row of parking; 3. Landscape islands every 10 stalls; and 4. Type I front yard evergreen plant specification. Conditions, which are indicated on a site plan with corresponding numbers, (Attachment K) are to be approved administratively prior to issuance of the building permit: 1. Utilize plants rather than hardscape adjacent to the driveway onto the north parcel. 2. Add a barrier, such as a curb or bollards, along the north edge of the new sidewalk being installed on the north side of S. 150th Street. 3. Provide a minimum of .2-foot candle along the north facade of the building. 4. Provide a final design for graphic on metal screens and wrap the design around the corners of the perforated screen. 5. Provide a screen that is compatible with building materials for the trash and recycling enclosure. If necessary, screen the roof top mechanical and ground mounted systems from public streets. 6. Move bike racks to under the canopy and closer to entrance. 7. Modify the paving plan to incorporate the existing significant oak trees into the landscape plan, if feasible. 26 8. Modify the Plant Palette by: a) adding evergreen tree species to be used along the blank north building facade, in the south perimeter landscaping and in the Type II side yard landscaping on the north parcel; b) substituting a tree species for Tukwila International Boulevard that more closely mimics the character of the existing street tree; c) meeting the tree species diversity standard and reducing the number of hazelnuts. 9. Provide night time illumination for the proposed wall sign in keeping with the architecture of the site and provide additional signage that orients to the public on S. 150th Street. 27 28 Attachment A co 0 r— N O J:\211\30071\004\21-1-30071-004 Vicinity Map.dwg E tzs 2,000 4,000 Approximate Scale in Feet NOTE Bing Map Image adapted from aerial imagery provided by Autodesk Live Maps and Microsoft Bing Maps reprinted with permission from Microsoft Corporation. N 1 Tukwila Justice Center Tukwila, Washington VICINITY MAP March 2018 21-1-30071-004 =IIISHANNoN6WIL.�SON,�NC FIG. 1 29 30 TIBStudyAreaOutline r - � CityLimits Current TIB Zoning HDR MUO LDR M D R NCC RC SeaTac Zoning AVC AVO _ Angle Lake CB 11111 CB-C HDS-OZ HWY I MHP NB 0/C/MU OCM P RBX T UH-1,800 UH-900 ■ UH UCR UL-15,000 UL-7,200 UL-9,600 } UM-2,400 UM-3,600 %/.7 1 ■1111 ■11111■.D ■ MI 111111 • NM MI MEM • • 1 ENO salt INN MINI 11111111 ^:+. ,,„�1�� 111111111111111111111111111111111111111111111111111111111111111111111. IIIIn IIIIIIIIIIIIIII IIIIIIIIIII 111111111111111111111111111111 " IP 1 I I IIMINEN MN INN IIINIMINI 11E11E1E1 ile 1111 ind 1.1 •Ri No I LI i II 111111 n 1 1 ■1 I I ign•N 11111111 • Sour .inriAtm P CorEoC v C�IJap METI Esr 1hina on c-an 9 KQnc), wi and th�C t�� 32 Attachment C Criteria For Conditional Uses (TMC 18.64.030) 1. The proposed use will not be materially detrimental to the public welfare or incurious to the property or improvements in the vicinity. The proposed project will not be "determinantal to the public welfare or injurious to the property or improvements in the vicinity." In fact, the proposed project will improve public safety within the City of Tukwila and South King County region. In 2016, Tukwila voters approved Tukwila Proposition #1, a public safety bond measure. The bond measure provided funding for the City to make needed investments in public safety infrastructure within the city. One of the projects included in the bond measure was the construction of new justice center, which, will include the City's Police Department, Municipal Court, and Emergency Operation's Center (EOC). These vital City operations are currently located at Tukwila City Hall and Fire Station 51 in outdated, inefficient seismically unfit buildings. After extensive public outreach, including open houses and mailings; analysis by siting experts; input from the City's Police, Court, and emergency operations personnel the City Council selected the proposed site on Tukwila International Blvd (TIB) for the City's new justice center. This location was selected due to the following factors: 1. It is outside of the Green River Valley and thus not at risk in the event of a levee failure along the Green River. 2. It is outside of the liquefaction zones in the city. 3. Is centrally located in the city. 4. Has access to two major streets, TIB and Military Road, allowing for superior response time for public safety personnel. 5. Is served by high -capacity, frequent transit, both bus and the light rail station located less than half a mile away. The proposed building will be approximately 48,000 square feet and, as mentioned above, will house the City's Police Department, Municipal Court, and EOC. Secured parking will be located on the site for employees working in the building and for police cars and other first responder vehicles. Public parking will be located north of S. 150'h street. When not being used for parking, the north parking area will be programmed by the City with a variety of community engagement activities. The City's Police and Parks and Recreation Departments have already started to identify possible activities for the parking area, such as a location for a farmer's market, 3-on-3 youth basketball tournaments, and Night Out Against Crime events. These are just a few possible examples. Programming will be developed in connection with the community and surrounding businesses and property owners. The meeting rooms within the building itself will be available for the public to use at night and on weekends. When completed this project will provide the following benefits to the community: 1. A safer facility and building providing essential public services to the City. The building will meet current building, fire, and seismic code requirements. This will allow the building to operate in the event of a major natural disaster. Currently, these functions essential functions are in two outdated buildings, one of which is in a liquefaction zone and potentially at risk of flooding in the Green River Valley. 2. A safe building for the public to interact with the City's Police Department and Municipal Court. 33 3. A safe building for police, court and emergency operations employees. 4. A place for the community to interact, gather and celebrate. 5. A likely reduction of overall crime in the TIB Corridor due to the placement of the Police station and the presence of additional police personal in the area. 6. Improved land values to properties adjacent to the site. 7. Additional economic development activity along TIB. It should be noted that the facility will not house a jail. The City contracts with SCORE for all jail services. While there will be holding facilities for individuals waiting transport to SCORE or other detention facilities, as well as waiting for appearances in court, these holding facilities will only be used for short durations. Since the Justice Center will serve as a police station there will be noise from sirens of City police cars responding to priority calls. Currently the City's police station is located near a residential district of the City. Moving the station to the center of a commercial district removes siren noise from being adjacent to a residential area. It should be noted that noise from emergency vehicles is exempt from the City's noise regulations. 2. The proposed use shall meet or exceed the same standards for parking, landscaping, yards. and other development regulations that are required in the district it will OCCUPY. The proposed justice center will comply with all adopted City polices and regulations within the TIB District. When completed this project will drastically improve the overall built environment of TIB and be landmark building in the area. The project is subject to the City's design review process. After voters approved Proposition #1 the City begin an extensive public outreach plan to help with the visioning for the new justice center. This outreach included five mailers and four public open houses to date. In addition, the City has used its various communications vehicles, including the Hazelnut, which is mailed to every address twice a year, the monthly Tukwila Reporter and monthly E-Hazelnut to disseminate information about the project. The City has already reached out directly to adjacent property owners including, Taco Time, the Matador Apartments, Stop By Corner Market, Church by the Side of the Road, and China Pavilion, as well as the City of SeaTac. Parking for the use is subject to a determination by the Director of DCD on the required number of parking stalls. Since these uses are already in operation elsewhere in the City, the City conducted a review of the current parking demand to determine the appropriate number of stalls. Parking on the site assumes a peak capacity demand and thus parking for the use will not impact other businesses. The project is also subject to review under the State Environmental Policy Act (SEPA). 3. The proposed development shall be compatible generally with the surrounding land uses. As discussed above, the project is subject to the City's design review process. This process will ensure compatibility with adjacent land uses. The building is below the maximum height 34 permitted in the zoning for the property. Over 100 trees will be planted on the site. Pedestrian access will be provided along and improved public frontage, both on TIB and S. 150th street. This design captures a developed program for the Tukwila Justice Center. The project is located on Tukwila International Boulevard at S 150th Street, in Tukwila, Washington. The west boundary of the site is Military Road South that is planned to be redeveloped concurrently to the construction of the Justice Center. The Justice Center will contain the municipal court, the Emergency Operations center, and the Police department. Limited meeting areas dedicated to each department will be provided, however, working together, the Police, Courts, and the EOC teams have developed a facility based on collaboration and efficiency of space. To accommodate the allowable area of the Justice Center, the facility is programmed with shared spaces for joint conference rooms and centralized staff support areas. The design program uses the "neighborHUB" as a central staff area at the main staff entrance to encourage the use of collaborative spaces for casual interaction of the departments. The siting of the building ensures safe, public, pedestrian access and clear visibility of entry points along TIB. The entrances are designed for a clear understanding of where to arrive at the Police and Court buildings. Use of materials and forms will be conducive to the privacy and security of the building while responding to the connection to the community. In order to develop a public face to Tukwila International Boulevard, the shared lobby and access to both the Police and Courts have been placed off the main pedestrian way along TIB. The northern portion of the facility is recessed slightly from TIB to create space on the site for public engagement. In coordination with landscape, this space will activate the site with plantings and furnishings for either civilians walking along the boulevard or those who are there to visit the facility. An open entry and public plaza along the busy corridor of Tukwila provide an access to engage with the community in a much easier way than the current location of the Police and Courts departments. To accommodate the needs for secure parking, patrol vehicle access, and inmate holding areas, the plan utilizes Military Road at the western side of the site as the point for secure staff entry. This road, which is less utilized by the public than Tukwila International Boulevard, is scheduled for full reconstruction concurrent to the site's construction and include a point of access for vehicles to enter and leave the site. The need for quick vehicle access from the Police portion of the facility for evidence intake, responding to calls, and transporting detained peoples were all important points to consider while laying out the facility. The goal of the current layout is to minimize the public contact with the rear of the facility and to have the front portion as engaging as possible. Architecturally, the building will be a new landmark building in the area. The building's overall design draws inspiration from the TIBs Light Rail Station and the new Tukwila Village. Adjacent buildings in the area are mostly older and at the end of their respective life cycles. 4. The proposed use shall be in keeping with the goals and polices of the Comprehensive Land Use Policy Plan. The proposed Justice Center is consistent with the following goals and polices of the City's Comprehensive Policy Plan: 35 Goal or Policy Number Language Applicant Remark's Encourage the creation of locations and facilities where residents of all ages and cultures can gather for activities and events, such as public markets, parades and festivals, including those that are representative of the City's diverse population. The design of the site itself will provide an inviting place for people to gather and mingle, both when visiting the Justice Center or just passing through in along TIB. Additionally, the building will provide opportunities for community meeting space and for various programs in the north parking lot. 1.1.2 Strengthen the image and character of Tukwila's distinct areas and neighborhoods. This will be the City's first new building in over 20 years. The $68 million project will be a landmark building in the TIB District, City, and south King County region. 1.1.3 Capitalize on the potential that public projects have for serving as symbols of the community, and for expressing the identity and special character of the area where they are located. The Justice Center has been designed with extensive public and end -user engagement. The building will be reflection of the Tukwila community. When completed it is likely the project will serve as a catalyst for other development in the area. .1.5 1.2.2 Focus City planning and investments on creating a connected, dynamic urban environment. Implement a long-term and consistent effort to shift negative perceptions of crime and public safety in Tukwila. 1.3.4 The building will be hub of activity along TIB and will serve as a meeting space, both formally and informally for the community. The north parking lot will be programmed with a variety of activities to engage the community. The City has chosen to build its new Justice Center in a high crime area. Over time the presence of the Justice Center will help to reduce crime in the area. include consideration of features that reflect characteristics of Tukwila's Representations of the City's history and cultural diversity will be on display within the 36 history and cultural diversity inside and outside of the in the design review of building. commercial, public, and multiple -family buildings. 1.3.6 Encourage and support communities in celebrating, preserving and transmitting their traditions through cultural and heritage activities, and education. The building and site will serve as a gathering space for the community. 1.3.7 Develop programs and City- wide events to celebrate the City's cultural diversity The City will program the north parking area with a variety of activities to engage and celebrate the community. .7.2 Encourage the development of corridor focal points, while ensuring high -quality design The building will serve as a focal point for the TIB corridor and be landmark building in the area. Element 4 Element 5 Environmental Quality and Stewardship Shoreline The Justice Center has been located to avoid impacts to wetlands, streams, rivers, and steep slopes. When completed the project will improve the overall management of stormwater from the development site. The Justice Center was specifically located away from the City's shorelines due to possible flood concerns. 6.3.6 Support plans, policies, projects and programs to expand and improve the park and open space system in the Southcenter, Tukwila South and Tukwila International Boulevard areas, and seek opportunities to develop new facilities and programs that enhance the overall experience of residents, while also considering the needs of employees, business owners and visitors. The project will include a plaza area and the north parking area will be programmed for a variety of community events. 37 6.4.1 I Offer flexible recreation programming that is constantly improving and responding to current trends and community desires. 7.8.4 The north parking lot provides the ability to program a variety of program, which could change over time. Additionally, it meets the demand for putting more activities along TIB. Discourage noise levels incompatible with residential neighborhoods. 8.2.1 The City's Police Department will be moved away from being immediately adjacent to a residential area. This reduce noise impacts to residents. Continue to focus redevelopment efforts on carefully chosen "nodes" of more intensive development along TIB to maximize the impact of the City's investments, create momentum, and foster faith in the vision for the TIB district. The City of Tukwila is making 1 $68 million investment in the TIB District. This shows the City's commitment to the vision and future of the area. The Justice Center is located at the intersection of S. 150th Street and TIB. This area is already a hub of development and activity. When completed the project will likely spur other development and investment within the area. 8.2.2 Designate this area for an attractive, walkable, locally - oriented mix of uses, including multifamily residential, neighborhood - serving retail and services, restaurants, civic and social gathering spaces, and other people -intensive and customer -oriented activities that build on the momentum from the Tukwila Village project. Generate high levels of foot traffic vital to the success of the node by attracting an "anchor" that draws customers and allows them to park once and walk to adjacent retail This project is approximately one mile from the Tukwila Village project and will provide civic functions of police, courts and emergency operations. The Justice Center will be an anchor for the TIB District, drawing staff and the public everyday for civic activities. Due to the nature of police work, it will be used on a 24/7 basis. Patrons of the north 38 parking lot and city employees parking in the secured parking lot can park once and then visit adjacent retail establishments. Designate this area for a more intensive, transit - oriented mix of mid- to high- rise office, multifamily residential and hospitality uses and services, with structured parking that builds on the momentum of the Tukwila International Boulevard Station's proximity to SeaTac Airport and generates jobs for the community. This will be the first office type development in the TIB area. More than 100 people will work in the building. 8.2.7 Identify and promote an "identity" for the area around the Tukwila International Boulevard Station that is distinct from other stations along the LINK light rail alignment. _ Ensure that the master plans for the Tukwila Village and TOD nodes encourage and incentivize the redevelopment of large parcels, promote assembly o smaller parcels, and identify opportunities for shared parking, pedestrian linkages, and sub -regional infrastructure needs, such as surface water and recreation. 8.2.8 8.2. Focus master planning for the nodes on nonauto- oriented uses. Emphasize good pedestrian experiences and connections to nearby residential areas, businesses and amenities. On commercial properties along or near TIB, allow those types of light industrial The Justice Center is a'/4 mile from the TI Bs station, which is served by Link Light Rail and Metro RapidRide service. To complete this project the City has acquired and combined nine total parcels, owned seven different property owners. The building will be accessible by sidewalks, which also extend into some of the adjacent residential areas. The City is proposing a justice center, which will provide hands on labor. This 39 8.2.14 8.2.16 uses that require hands-on labor and operate in such a manner that no nuisance factor is created, and the scale of such activities does not conflict with the TIB District vision of a walkable, pedestrian -oriented neighborhood. Encourage new commerc construction rather than converting existing residential structures to commercial uses, is essentially operating as an office/public assembly place. The overall design will enhance the pedestrian environment. The City is building a $68 million new building, with associated site improvements. To accomplish the City's project a total of seven existing, older buildings will be demolished. Create gateways to provide a The proposed building will be al sense of arrival at the north and south edges of the TIB Corridor. Use architectural and landscape elements, along with signs and banners, to mark transitions and entrances into and within the TIB District in order to enhance wayfinding, create visual interest and activity, and contribute to a sense of identity located at the south end of TIB, just as motorists enter Tukwila. 8.2.17 8.3.2 Encourage the aggregation of The City has acquired nine commercially -zoned parcels, under seven different properties fronting TIB with owners to complete this adjacent commercially -zoned project. Consolidation of properties to enhance the parcels in the area has long opportunities for been a goal of the City as redevelopment. way to encourage edevelopment. Provide additional signalized crosswalks to increase convenience and safety. Carefully chose east/west pedestrian crossings to align with public amenities, activity areas, and planned development projects. An improved pedestrian connection will be installed at S. 150tn 40 8.4.1 8.4.3 Staff parking at the Justice Center site has been located behind the building, away from TIB. The north parking lot is somewhat shielded from by the small commercial building at the NW corner of S. 150th and TIB. Fence exterior storage and The secured parking area will sales areas with high -quality be fenced with an materials to support a visually architectural grade fence, pleasing environment without which will be aesthetically restricting connectivity and pleasing. walkability; limit use, size and location of metal security and other fencing, and require concealment with appropriate landscaping. 8.6.1 Establish a more walkable and connected street network 8.7.2 8.9.1 Combine standards for parking placement with building site layout to achieve the compactness of a consistent building wall and pedestrian orientation along streets within the TIB District, where appropriate. throughout the TIB District by investing in public sidewalks and requiring private redevelopment projects to organize site plan elements to allow for through connections Activate public and private community gathering spaces with temporary events including food, art, music, pop -ups and activities that leverage nearby assets, such as schools and cultural facilities, and reflect the international, multicultural character of the TIB area Continue working with Sound Transit on reducing crime at the Tukwila International Boulevard Station The Justice Center will be designed to accommodate pedestrians with improved sidewalks and plaza area. Proposal includes a new mid - block east -west pedestrian connection at the north and south lots to break down the "super blocks". The north parking area and the plaza area at the Justice Center have been designed to accommodate temporary events during the evening and weekends. The north parking lot will have utilities and infrastructure in place, such as electric and water hooks ups, to accommodate events. The Justice Center will be located within'/4 mile of the TIBs station, increasing police response time to the station. 41 8.10.2 8.10.7 14.1.2 Invest public funds strategically to acquire and assemble substandard parcels, to remove blighted uses, or make current land holdings more developable Emphasize self-sustaining, living wage employment opportunities within the District There is a total of seven buildings on the Justice Center site. These buildings are old, substandard, and at the end of their life span. Without the City's project this assemblage of land would not occur at this time. The building will house more than 100 municipal employees. Average starting salaries for jobs in this building is $60,000. The City's management of its capital facilities shall follow this order: 1. Regular inspection of systems for evaluation and to ensure conformity with current safety standards; 2. Prioritizing projects when making improvements, if the public health and safety is at risk; 3. Preventive maintenance and cost-effective replacement of aging elements; and 4. Planning for the orderly extension and upgrading of capital systems. For a number of years the City had needed to upgrade its Police, Court, and EOC functions. The City determined that continuing to use existing buildings for police, court, and EOC functions impacted the public welfare and put the public at risk in the event of a major natural disaster. In 2016, more than 60% of Tukwila voters approved a bond measure to make significant investments in the City's public safety infrastructure, including the construction of a new Justice Center. 14.1.24 Capital improvements shall be coordinated, whenever feasible, with related improvements by other jurisdictions The City shall recognize and provide for multiple purposes and functions in all City facilities and, where possible, incorporate the needs of the individual within the design. The City of SeaTac is proposing major roadway and sidewalk improvements adjacent to the City's justice center. The City of Tukwila and City of SeaTac have coordinated the construction of these two capital projects. Through the City's extensive planning process for the justice center the City held, five public open houses to date, with additional ones planned, and has had numerous workshops with 42 City employees that would be using the new space. As part of this outreach the effort the City determined that the plaza area and the north parking area could be used for events and activities in the evening and the weekends. 14.2.3 14.24.4 The design and location of infrastructure improvement shall consider the impact of climate change, seismic occurrence, and ability to serve the community in the event of a natural disaster Minimizing the costs of maintaining, operating and other life cycle costs shall be used as a criterion in the design and funding for any capital facility. One of the reasons the TIB District was chosen was because of the topography and bedrock in the area. The site is located away from the rivers in the city and is also on solid bedrock, instead of flood sediment as in the Valley areas of the city. The location will provide better resiliency in the event of a major disasters. Also, the building will be built to modern seismic standards and is expected to be operational after a seismic event. Currently Police, Court, and the EOC functions are in buildings that do not meet existing seismic standards. The justice center will be built to meet the current energy code. Currently, Police, Court, and EOC functions are in buildings that do not meet the existing energy code. 4.2.6 Throughout the City, the focus of capital investments shall be on creating a connected, dynamic urban environment. Provide a high -performing, service- and results -oriented government that works with The Justice Center will be an anchor in the TIB District, creating energy and bringing people to the area. The building and site had been designed to be easily accessible to the public. Tukwila voters gave clear direction to the City in the passage of Proposition #1 to 43 citizens, citizens groups, institutions and service providers to recognize and solve problems within the community replace aging public safety buildings with modern, new facilities, This Justice Center does just this. Throughout the planning process the City has engaged with businesses, residents, and property owners in the concept and design of the Justice Center. There have been 5 open house and 5 mailings about the project, as well as multiple communications through the City's various monthly communication channels. 15.1.2 Enhance and encourage effective partnerships across City departments and with providers to meet community needs. The City's various Departments, including Police, Court, Fire, TIS, Finance, and Public Works have worked closely and collaboratively in the design of the Justice Center. This has resulted in a building that meets the needs of the employees, while also meeting the needs of the Tukwila community. 5. All measures shall be taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it located. It is difficult to identify adverse impacts to the surrounding area as a result of this project. As outlined above, siren noise from police cars could disturb adjacent uses. However, this noise is associated with the operation of emergency equipment, which is not subject to the City's noise regulations. The project is subject to the City's design review process, which will ensure the project is designed to be a landmark facility in the area. Parking impacts to adjacent business is mitigated by providing sufficient parking as part of the project, both on the site where the building will be located and at the north parking lot. The north parking lot will be used for events and activities by the City and other third parties in the evening and weekends. The proposed project improves public safety for city residents, businesses and guests, as well as the region by providing a new, modern justice center housing critical police, court, and emergency operation functions. 44 TUKWILA JUSTICE CENTER INDEX OF DRAWINGS GENERAL G0.00 INDEX OF DRAWINGS C7.00 C7.01 C7.20 C8,00 C8.01 C8.20 CIVIL GRADING PLAN - SOUTH GRADING PLAN NORTH GRADING SECTIONS PAVING PLAN - SOUTH PAVING PLAN - NORTH PAVING DETAILS L0.01 SITE OVERVIEW PLAN LANDSCAPE L1.01 SITE MATERIALS PLAN - SOUTH L1.02 SITE MATERIALS PLAN - NORTH L2.01 L5.01 L5.02 L5.11 L8.01 L8.02 L8.03 VICINITY MAP SITE SECTIONS PLANTING PLAN SOUTH PLANTING PLAN - NORTH PLANT SCHEDULE SITE DETAILS SITE DETAILS DETAIL SITE SECTIONS 15045 TUKWILA INTERNATIONAL BLVD. TUKWILA, WA 98188 DESIGN REVIEW PACKAGE December 13, 2018 ARCHITECTURAL A5.1 MATERIAL ELEVATIONS A5.2 MATERIAL ELEVATIONS A5.3 MATERIALS BOARD A5.4 SITE DESIGN & RENDERS ELECTRICAL ES1.1 ELECTRICAL SITE PLAN PROJECT TEAM OWNER: City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 T: 206.454.7566 Contact: Rachel Bianchi Email: rachelbianchi@tukwilawa.gov OWNERS REPRESENTATIVE: Shiels Obletz Johnsen (SOJ) 101 Yesler Way Suite 606 Seattle, WA 98101 T: 206.838.3705 Contact: Ethan Bernau Email: ethanb@sojsea.com ARCHITECT: DLR Group 51 University Street, Suite 600 Seattle, WA 98101 T: 206.461.6000 Contact: Erica Loynd Email: eloynd@dlrgroup.com STRUCTURAL ENGINEER: KPFF 1601 5th Avenue, Suite 1600 Seattle, WA 98101 T: 206.622.5822 Contact: Greg Varney Email: Greg.Varney@kpff.com MECHANICAL ENGINEER: DLR Group 51 University Street, Suite 600 Seattle, WA 98101 T: 206.461.6000 Contact: Surrander Naganathan Email: snaganathan@dIrgroup.com ELECTRICAL ENGINEER: DLR Group 51 University Street, Suite 600 Seattle, WA 98101 T: 206.461.6000 Contact: Sean Avery Email: savery@dIrgroup.com CIVIL ENGINEER: KPFF 1601 5th Avenue, Suite 1600 Seattle, WA 98101 T: 206.622.5822 Contact: Marty Chase Email: marty.chase@kpff.com LANDSCAPE ARCHITECT: Swift Company 3131 Western Avenue, Suite M423 Seattle, WA 98121 T: 206.632.2038 Contact: Gareth Loveridge Email: gareth@swiftcompany.com ENVELOPE CONSULTANT: JRS Engineering 12721 30th Avenue NE, 2nd Floor Seattle, WA 98125 T: 206.728.2358 Contact: Adam Neugebauer Email: aneugebauer@jrsengineering.com Attachment D L1.1 1.1.1 Z (D 0 '1 (/) LLJ < 0 0_ INDEX OF DRAWINGS LU z 0 17. C/) a <0) Lu 0 0 D ct I- CL Cs. CD Va6 NI CO GRADING NOTES M•t11,,,•111.1.,M11•11.1111.1,,,NIM.i MATCH EXISTING GRADE AT EDGE OF GRIND AND OVERLAY MATCH MILITARY ROAD GRADE AT BACK OF I I SIDEWALK (TYP) MATCH MILITARY ROAD GRADE AT PROPERTY LINE BIORETENTION PLANTER #1 BOTTOM EL=336.75 ••••••••1•1111.111110111,.• 11••••1.1••••••••••/MMINIIMM• BIORETENTION PLANTER #3 BOTTOM EL=337.69 r - 7 [ I 1 . , ..........................._ --,......;--,•7.-,--• I . - - 10% ..: MATC4LINE: SEE DWG C7.0 S I OTN STREET Ut. t<AMV I I SEE 9.00 FOR RADING GRADE SWALE TO DRAIN AWAY FROM BUILDING (TYP) BIORETENT1ON PLANTER #2 BOTTOM EL=338.09 BIORETENTION PLANTER #4 BOTTOM EL=337.75 VII I I -.----- 1 I ,. 4 jj9 ,,• MATCH EXISTING -] ,3j67• GRADE AT PROPERTY LINE MATCH GRADE AT EXISTING FLOW LNE MATCH EXISTING GRADE AT EDGE OF GRIND AND OVERLAY 1, SEE C1.00 FOR GENERAL CIVIL NOTES 2. CONTRACTOR SHALL COORDINATE PROTECTION AND ADJUSTMENT OF ALL UTILITIES AND UTILITY STRUCTURES WITH KING COUNTY WATER DISTRICT 125 AND VALLEY VIEW SEWER DISTRICT. FLAG NOTES (j GRADE BREAK HIGH POINT 0 GRADE BREAK - LOW POINT GRADING LEGEND 10 20 1 inch = 20 feet XXX XXX X. X% FACE OF CURB OR EDGE OF PAVEMENT PER PLAN BUILDING OUTLINE MAJOR CONTOUR MINOR CONTOUR SPOT ELEVATION SURFACE SLOPE WORK POINT SHORT RADII WORK POINT 40 NTS FOR PERMIT ONLY KEY PLAN LJ.J LLJ Z ° rr < c) LLJ < 0 EL Architecture Engineering Pla co MATCH EXISTING GRADE AT BACK OF WALK MATCH EXISTING GRADE AT BOTTOM OF RAMP I err o_DO FOR I S MATCH EXISTING GRADE AT PROPERTY LINE gc I IOTSTREET -sN\ MATCH MATCH EXISTING GRADE AT PROPERTY LINE 3N� CZ- 4Q GRADING NOTES 1. SEE C1.00 FOR GENERAL CIVIL NOTES 2. CONTRACTOR SHALL COORDINATE PROTECTION AND ADJUSTMENT OF ALL UTILITIES AND UTILITY STRUCTURES WITH KING COUNTY WATER DISTRICT 125 AND VALLEY NEW SEWER DISTRICT. FLAG NOTES 0 GRADE BREAK - HIGH POINT 0 GRADE BREAK - LOW POINT GRADING LEGEND XXX FACE OF CURB OR EDGE OF PAVEMENT PER PLAN BUILDING OUTLINE MAJOR CONTOUR MINOR CONTOUR SPOT ELEVATION SURFACE SLOPE WORK POINT SHORT RADII WORK POINT NTS FOR PERMIT ONLY KEY PLAN LL • LLl Z C� • Q _ cA 0 LL1 < O a. 0 in Z: \1700001-1700990 \1700643 Tukwila Justice Center \GADD \ Design \ 03—CD \ T,JC—C7 20—GD—SECT dwg 350 345 340 335 330 325 360 350 340 330 320 MATCH MILITARY ROAD GRADE AT PROPERTY LINE SECURITY FENCE SEE ARCHITECTURAL w 1.6% BIORETENTION PLANTER BARRIER CURB AND GUTTER ASPHALT PAVEMENT VERTICAL CURB w WAV,..‘,145,1 BARRIER CURB AND GUTTER w w VERTICAL CURB -7=77:77N—;'YF' 4H: IVIA4:''' 1.5% 3H:1V „ Ala 1.4% ASPHALT PAVEMENT —/ ifk SIDEWALK PAVEMENT —/ 4H:1V 20% BIORETENTION PLANTER w BUILDING SEE ARCHITECTURAL 1.5% 355 350 345 340 330 SECURITY FENCE SEE ARCHITECTURAL TREE (BEYOND) SEE LANDSCAPE CONCRETE RETAINING WALL SEE LANDSCAPE 6 1.5% RI1CAL CURB — SOUTH PEDESTRIAN PATH TYPICAL SECTION SCALE: 1"=5' H, 1"=5' V 355 350 345 340 - \ 335 MATCH EXISTING GRADE AT PROPERTY LINE 330 SECURE PARKING TYPICAL SECTION SCALE: 1"=10' H, 1"=.10' V 2.0% S 150TH ST RIGHT-OF-WAY PROJECT SITE GUTTER 2.0% 6"± BIORETENTION PLANTER —\ 3H:1V I , BIORETENTION PLANTER #5 TYPICAL SECTION TOP OF MOUND ELEV=341.25 5H:1V SCALE: 1"=5' H, 1"=5' V 7.00 BUILDING SEE ARCHITECTURAL 4H:1V SWALE TO DRAIN AWAY FROM BUILDING. SEE SHEET C7.00 .\O 6H:1V 350 360 345 355 340 350 335 345 330 340 325 335 350 345 340 335 330 325 -,Rbso ot"0 .3a° °g :0? SOUTH PEDESTRIAN PATH AT BIORETENTION TYPICAL SECTION SCALE: 1'=5' H, 1"=5' V 360 350 340 uJ 5 uJ z 0 o (75 o LL1 < Cl 0- 330 1,- g 320 :111 4 MATCH EXISTING GRADE AT PROPERTY LINE PROJECT SITE TUKWILA INTERNATIONAL BLVD RIGHT-OF-WAY SIDEWALK PLAZA SEE LANDSCAPE _ 1.5% • PLANTER VARIES 3:1 MAX SIDEWALK COURTESY CURB PLANTER 360 355 350 r— MATCH EXISTING 345 GRADE AT TOP / OF EXISTING CURB /./ TUKWILA INTERNATIONAL BOULEVARD TYPICAL GRADING SECTION SCALE: 1"=5' H, 1"=5' V 340 335 350 345 340 335 330 325 FOR PERMIT ONLY LLI LLI 0 w 0 • D O I — ILA JUSTIC N 10 pterVADD oeIg o 555 550 545 540 535 530 355 350 345 340 335 330 MATCH EXISTING GRADE AT PROPERTY LINE 5% VERTICAL CURB ASPHALT PAVEMENT 1.0% ASPHALT PAVEMENT CURB AND GUTTER PER COT STD PLAN RS-08B SIDEWALK PAVEMENT VERTICAL CURB 1.5% NORTH PARKING LOT EAST -WEST TYPICAL SECTION SCALE: 1"=5 H, 1"=5 V 355 350 345 340 335 330 MATCH EXISTING GRADE VERTICAL CURB AT PROPERTY LINE 2`O% ASPHALT PAVEMENT CURB AND GUTTER PER COT STD PLAN RS-088 CURB AND GUTTER PER COT STD PLAN RS-088 ASPHALT PAVEMENT Ardffilr RTICAL CURB MATCH EXISTING GRADE - AT PROPERTY LINE 355 350 345 340 335 330 NORTH PARKING LOT NORTH -SOUTH TYPICAL SECTION SCALE: 1"=5 H, 1"=5' V PROJECT SITE VERTICAL CURB ASPHALT PAVE TUKWILA INTERNATIONAL BLVD PLANTER RIGHT-OF-WAY SIDEWALK PLANTER MATCH EXISTING / GRADE AT TOP / OF EXISTING CURB TUKWILA INTERNATIONAL BOULEVARD TYPICAL GRADING SECTION SCALE: 1"=5' H, 1"=5' V 355 350 345 340 335 330 355 350 345 340 335 330 FOR PERMIT ONLY 10 MN NE / STA 14+92.95, 426.58' LT /— STA 15+20.60, 416.74' LT 7—STA 15+01.54, 407.97' LT 10 STALLS ®9'x17_ 24.0' ,14.0' STA. 14+31.00, 337.52' LT BIORETENTION INLET CURB CUT —STA 12+49.50, 314.54' ' DRIVEWAY. ALIGN TH MILITARY ROAD IDRIVEWAY LOCATION. � t 1 1 — ASPHALT PAVEMENT () • 24.0' STA 15+56.36, 305.97' LT x FIRE LANE SEE NOTE 5 r — FIRE LANE. SEE NOTE 5. 10 STALLS © I 1D x20 1 I I MATCHI.IKE:` SEE DWG C8.01 S 15OT-I STREET — STA 15+81.58, 229.00' LT I STA 14+97.44, 286.66' LT STA. 14+35.15, 328.42' LT BIORETENTION INLET CURB CUT STA 13+86.70, 264.49' LT 6" BARRIER CURB AND GUTTER AT BIORETENTION (TYP) 6" VERTICAL CURB (TYP) ®+ STA 13+44.15, 249.06' LT --- FIRE ACCESS LANE ---- — STA. 12+80.47, 281.06' LT BIORETENTION INLET CURB CUT STA 12+02.41. 265.75' LT - STA 15+21.10, 214.44' LT — PRECAST CONCRETE WHEEL STOP (TYP) FLUSH CURB SIDEWALK PAVEMENT (TYP) VEHICHULAR CONCRETE PAVEMENT (TYP) — STA 12+53.04, 154.33' LT SIDEWALK PAVEMENT (TYP) STA 12+81.64, 91.40' LT PAVING NOTES 1. SEE SHEET C1.00 FOR GENERAL CML NOTES. 2. SEE LANDSCAPE PLANS FOR HORIZONTAL CONTROL OF PEDESTRIAN PAVEMENT, CONCRETE SCORING, JOINTING, COLORING, ETC. CONCRETE CURB AND GUTTER PER COT STD PLAN RS-09 (TYP) 2" ASPHALT GRIND AND OVERLAY STA 16+38.91, 34.15' LT — STA 16+32.42, 44.15' LT • CONCRETE CURB AND GUTTER (TYP) llllll�rr�rr ! CONCRETE CURB AND GUTTER PER COT STD PLAN RS-09 (TYP) ,r / STA 14+37.42, 44.20' LT STA 13+97.43, 34.23' LT STA 13+87.42, 44.22' LT CONCRETE CURB AND GUTTER PER COT STD PLAN RS-09 (TYP) STA 12+85.85, 30.14' LT BEGIN SIDEWALK IMPROVEMENTS 3. ALL STATIONS, OFFSETS, AND DIMENSIONS SHOWN HEREIN ARE TO FACE OF CURB, EDGE OF PAVED SURFACE, OR CENTER OF STRUCTURE UNLESS NOTED OTHERWISE. 4. ALL CURB RADII ARE 3.0' UNLESS NOTED OTHERWISE. 5. FIRE ACCESS LANE IS A MINIMUM 20—FOOT WIDTH UNLESS NOTED OTHERWISE. ALL DEAD END APPARATUS ACCESS ROADS SHALL BE LESS THAN 150—FEET IN LENGTH. 6. CONTRACTOR SHALL COORDINATE PROTECTION AND ADJUSTMENT OF ALL UTILITIES AND UTILITY STRUCTURES WITH KING COUNTY WATER DISTRICT 125 AND VALLEY VIEW SEWER DISTRICT. PAVING LEGEND 10 20 1 inch = 20 feet CX ASPHALT PAVEMENT VEHICULAR CONCRETE PAVEMENT PEDESTRIAN CONCRE PAVEMENT ASPHALT GRIND AND OVERLAY Alf �TIYi� '© w CONCRETE CURB AND GUTTER FIRE ACCESS LANE BIORETENTION INLET CURB CUT IQ ID CURVE IDENTIFICATION NUMBER SEE C8.20 FOR CURVE TABLE FOR PERMIT ONLY KEY PLAN 40 uJ uJ Z Q (U LJJ < 0_ 00 V �z g 121 co LC) PAVING NOTES 1. SEE C1.00 FOR GENERAL CIVIL NOTES. STA 18+80.10, 268.49' LT STA 18+58.22, 277.89' LT 6" VERTICAL CURB (TYP) 5.0' STA 16+94.60, 221.69' LT STA. 16+78.53, 207.08' LT 7.5'x3.0' ELECTRICAL PAD STA. 16+79.49, 184.97' LT 4.7'x4.0' ELECTRICAL PAD ----Tan Si r STA 15+81.58, 6" BARRIER CURB AND GUTTER STA 19+12.27, 174.86 LT 9 STALLS @ 9'x17' 24.0' 24.0' 17.0' OTH STREET r — — 17.0' 9 STALLS 9'x17' 9 STALLS 0 9'x17' 6" CURB AND GUTTER PER COT STD PLAN RS-09 ---I I ASPHALT PAVEMENT (TYP) 5.0' I I PRECAST CONCRETE !' WHEEL STOP (TYP) MATC LINE: SEE DWG C8.00 _27-8" ,VERTICAL- RB '(TYP) CLOSE EXISTING DRIVEWAY /- _40 ------ STA 19+86.35, 60.00' LT CURB AND GUTTER PER COT STD PLAN RS-09 STA 19+05.35, 60.00' LT CURB AND GUTTER PER COT STD PLAN RS-09 2. SEE LANDSCAPE PLANS FOR CONCRETE SCORING, JOINTING, COLORING, ETC. 3. ALL STATIONS, OFFSETS, AND DIMENSIONS SHOWN HEREIN ARE TO FACE OF CURB, EDGE OF PAVED SURFACE, OR CENTER OF STRUCTURE UNLESS NOTED OTHERWISE. 4. ALL CURB RADII ARE 3.0' UNLESS NOTED OTHERWISE. 5. CONTRACTOR SHALL COORDINATE PROTECTION AND ADJUSTMENT OF ALL UTILITIES AND UTILITY STRUCTURES WITH KING COUNTY WATER DISTRICT 125 AND VALLEY VIEW SEWER DISTRICT, PAVING LEGEND 10 20 1 inch = 20 feet 40 ASPHALT PAVEMENT Ilk VEHICULAR CONCRETE PAVEMENT PEDESTRIAN CONCRE PAVEMENT ASPHALT GRIND AND OVERLAY Arbk '42P w CONCRETE CURB AND GUTTER FOR PERMIT ONLY KEY PLAN uJ 5 uJ z o rr ()0 LLI < 0_ Architecture Engineering co LC) pterVADD oeIg o PAVEMENT OR LANDSCAPE PER PLAN PAVEMENT PER PLAN 6" VERTICAL CURB NTS HMA CL 1/2 IN (PG 64-22) AGGREGATE BASE COMPACTED SUBGRADE ASPHALT PAVEMENT / ' 1 C8.00-8.01 5 NTS C8.00-8.01 & C9.00-9.01 BARS (2) / 1'-0" 1'-0" 2'-0" ELEVATION 6'-0" 2" CLEAR J 9" MAX. 6" MIN. - 13/16" DIA. HOLES NOTES: 2. 3. PLAN R-1/2 -\ LANDSCAPE OR PAVEMENT 10" NOTES: R=1/2" ASPHALT OR CONCRETE PAVING 1. CONCRETE CURB SHALL BE CLASS 3000 CEMENT CONCRETE. 2. CURBS SHALL BE TACK COATED VAIN AN ASPHALT EMULSION PRIOR TO PLACEMENT OF ASPHALT CONCRETE. 3. CURBS SHALL HAVE THRU-JOINTS AT 10 FT 0.C. FLUSH CURB DETAIL NTS C8.00-8.01 - CONCRETE (CL 4000) AGGREGATE BASE ` COMPACTED SUBGRADE VEHICULAR CONCRETE PAVEMENT i 6 NTS C8.00-8.01 & C9.00-9.01 3 BARS (2) ATTACH WITH g6 BAR (2) ATTACHMENT DETAIL THE NON -SHRINK GROUT USED TO ATTACH THE PRECAST CURB SHALL CONSIST OF 3:1 SAND AND CEMENT. GROUT TO A DEPTH OF 1" FROM THE TOP OF THE CURB. CONCRETE SHALL HAVE A MINIMUM COMPRESSIVE STRENGTH OF 3000 PSI AT 28 DAYS. LOCATE FACE OF WHEEL STOP 2-FEET FROM BACK OF PARKING STALL OR FACE OF NEAREST OBSTRUCTION. TYP. PRECAST CONCRETE WHEEL STOP (9"" NTS C8.0�-8.0 1 RECESS BAR 1" AND PLACE NON -SHRINK GROUT AROUND BAR TO FILL RECESS. PAVEMENT PER PLAN 18" PAVEMENT OR LANDSCAPE PER PLAN `7„(3,17,013 X L \i"\L-\\ vV\%i \- 3/4" R CONCRETE BARRIER CURB AND GUTTER %3. 6" NTS C8.00-8.01 CONCRETE (CL 4000) AGGREGATE BASE \, COMPACTED SUBGRADE SIDEWALK PAVEMENT 7 NTS CONCRETE BARRIER CURB AND GUTTER FINISH GRADE f t6 7- FLUSH CURB AND GUTTER AT CURB CUT 24" 1 EXPANSION JOINT" (PER '&ANBSCAPE) ELEVATION FLUSH CURB AND GUTTER AT CURB CUT 45' DOWN 45' DOWN 24" PLAN °CONCRETE BARRIER CURB AND GUTTER BIORETENTION INLET CURB CUT i 4 2" OVERLAY DEPTH C8.00-8.01 & C9.00-9.01 L_ F NTS HMA CL 1/2 IN (PG 64-22) OVERLAY - EXISTING/ FINISH GRADE - -EXISTING PAVEMENT EXISTING PAVEMENT AFTER PLANING C6.00, C8.00 / _ i\ i 7-- /- 7-7 7 LCT S. L7 c r o EXISTING SUBGRADE EXISTING BASE COURSE NOTE: FOR GRIND AND OVERLAY PAVEMENTS, LIFT DEPTH MAY BE INCREASED TO 3" MAXIMUM AS NEEDED FOR CON➢NUOUS CROSS SLOPE IN ROADWAY. 2" PLANING DEPTH 2" ASPHALT GRIND AND OVERLAY i s1 NTS C8.00-8.01 & C9.00-9.01 FOR PERMIT ONLY CURVE TABLE NO. DELTA RADIUS LENGTH PC STA/ELEV 1/4 STA/ELEV 1/2 STA/ELEV 3/4 STA/ELEV PT STA/ELEV Ci 96' 35' 11°' 10.00' 16.86' 33+66.25, 98.15' RT 338.38 33+66.65, 93.98' RT 338.46 33+68.72, 90.35' RT 338.55 33+72.10, 87.87' RT 338.63 33+76.19, 87.00' RT 338.71 C2 90° 00' 00" 10.00' S.71' 33+64.00, 53.00' RT 339.36 33+64.76, 56.83' RT 339.34 33+66.93, 60.07' RT 339.32 33+70.17, 62.24' RT 339.30 33+74.00, 63.00' RT 339.28 C3 31' 24' 28" 30.00' 16.45' 34+78.33, 83.00' RT 339.88 34+82.43, 82.72' RT 339.92 34+86.45, 81.88' RT 339.96 34+90.32, 80.50' RT 339.91 34+93.97, 78.60' RT 339.84 C4 90° 00' 00" 10.00' 15.71' 34+78.33, 63.00' RT 339.94 34+82.16, 62.24' RT 339.92 34+85.40, 60.07' RT 339.90 34+87.57, 56.83' RT 339.88 34+88.33, 53.00' RT 339.86 C5 71° 53' 11" 10.00' 12.55' 35+06.33, 56.93' RT 339.50 35+06.82, 60.02' RT 339.40 35+08.24, 62.80' RT 339.31 35+10.44, 65.01' RT 339.21 35+13.22, 66.44' RT 339.12 I CD 0 LL1 < ® Q- 0 co ABBREVIATIONS F— 0 0 fY cc F- 2 r SOUTH 150TH STREET mosr.....ramislorsweremmurs— majA 3041/ ' ArkfiVA 11 NIP ArA 1 SITE ENLARGEMENT PLANS, SEE L1.11 SITE ENLARGEMENT PLAN, SEE L1.12 SITE PLANS SOUTH, SEE L1.01, L5.01 SITE PLANS NORTH, SEE L1.02, L5.02 ARCH BS BW CAL CIP CLR CONC COT CRZ DBH DIA DWG EA ELECT EX EXPO HP HT MAX ARCHITECTURE BOTTOM OF STAIR BOTTOM OF WALL CALIPER CAST -IN -PLACE CLEAR CONCRETE CITY OF TUKWILA CRITICAL ROOT ZONE DIAMETER AT BREAST HEIGHT DIAMETER DRAWING EACH ELECTRICAL EXISTING EXPOSED HIGH POINT HEIGHT MAXIMUM GENERAL NOTES: MECH MIN OC PA PAVE PED PL ROW SF SIM SP SS STRUCT TMT TOS TS TW TYP MECHANICAL MINIMUM ON CENTER PLANTING AREA PAVEMENT PEDESTRIAN PROPERTY LINE RIGHT-OF-WAY SQUARE FEET SIMILAR SPECIES STAINLESS STEEL STRUCTURE THERMALLY MODIFIED TIMBER TOP OF SLAB TOP OF STAIR TOP OF WALL TYPICAL 1. SEE SITE SURVEY FOR EXISTING CONDITIONS. 2. ALL PLANTING AREAS TO BE IRRIGATED BY AUTOMATIC IRRIGATION SYSTEM. 3. SEE CIVIL FOR ALL VEHICULAR PAVEMENTS, CURBS, CURB RAMPS, DRIVEWAY, AND SITE UTILITIES. 4. SEE ELECT FOR SITE LIGHTING. 5. SEE ARCH FOR BUILDING LAYOUT. Sheet List Table Sheet Number Sheet Title L0.01 SITE OVERVIEW PLAN L1.01 SITE MATERIALS AND LAYOUT PLAN - SOUTH L1.02 SITE MATERIALS AND LAYOUT PLAN - NORTH L2.01 SITE SECTIONS L5.01 PLANTING PLAN - SOUTH L5.02 PLANTING PLAN - NORTH L5.11 PLANT SCHEDULE L8.01 SITE DETAILS L8.02 SITE DETAILS L8.03 DETAIL SITE SECTIONS 20' 40' 80' SWIFTCOMPANY"L, 3ijnvesUm nv4 8u lte Mtn. 6ut.. WA 98m 286863z-2838'x88 ,O663x- O4l wwwswIftumeenY.00m info®swi8COmunY.6Om w_ w rrw�n1 Z U (1) U w < 0O CN CO ,—(E12) TYP 1 A4 TYP • - f ----- ,E2 TYP 0 co 0 cC >- 7.3 2 A5 — EM 50 AND SWAT PARKING E2 TYP 44 —(C3 TYP E2 TYP A4 TYP E2 TYP 'E5) TYP A5 02 C5 C7 TYP F(E2 TYP 06 TYP TYP MATCHLINE: SEE SHEET L1.02 SOUTH 150T P TYP 8 ) TYP 07 E--2)TYP TYP 11 (4) 4 TYP TYP TYP TYP 14-/ -34 0 CO 0 Q- z\ct ••••• N TYP 2 - TYP 2 - (5) E5 TYP TYP 3)TYP 14 TYP 03 TYP TYP NOTES: 1. SEE LO.01 FOR GENERAL NOTES. 2. SEE L1.11, L1.12 FOR ENLARGEMENTS OF MATERIALS AND LAYOUT PLANS. 3. SEE L1.02 FOR MATERIAL AND LAYOUT NOTES. MATERIALS LEGEND 1 PROPERTY LINE 2 PEDESTRIAN CONC PAVEMENT TYPE 1, SEE 01/L8.01 • PEDESTRIAN CONC PAVEMENT TYPE 2, SEE 01/L8.01 4) EXPANSION JOINT, SEE 03/L8.01 • SCORE JOINT, SEE 04/L8.01 • CIP CONC WALL, SEE 01 - 03/L8.02 • CIP CONC PLINTH, SIM 01/L8.02 EXA SEAT, SEE SPECS C31) DOUBLE PARK BENCH, SEE SPECS 10 PARC CENTRE TABLE AND (4) CHAIRS, SEE SPECS 11 BICYCLE RACK, SEE 11/L8.01 12 ART POLE, SEE SPECS 13 METAL EDGING, SEE 05/L8.01 14 POROUS PAVEMENT, SEE 06/L8.01 CI ASPHALT PAVEMENT, SEE CIVIL C2 VEHICULAR CONC PAVEMENT, SEE CIVIL 03 CURB, SEE CIVIL 04 BIORETENTION CELL, SEE CIVIL 05 SITE WALL, SEE CIVIL Eq) UTILITY, SEE CIVIL 07 DRAIN. SEE CIVIL Al BUILDING EDGE, SEE ARCH A2 BUILDING COLUMN, SEE ARCH A3 BUILDING OVERHEAD, SEE ARCH A4 SECURITY FENCE, SEE ARCH A5 SECURITY GATE, SEE ARCH A6 FLAGPOLE, SEE ARCH TRASH ENCLOSURE, SEE ARCH E1) TRANSFORMER, SEE ELECT 02 LIGHT POLE, SEE ELECT E3 GENERATOR, SEE ELECT 04 BOLLARD LIGHT, SEE ELECT ,(E-3) EXISTING LIGHT POLE, SEE ELECT SWIFTCO M PAW', 31-3,1 205terrtAv4Sulte 142,,SPAISICINA91122i tfl206-632-2036. wwwswifttompanytam info@swiftcompany.con w • uJ Z 0 (1) C.) LU < O CI_ CO 0_ 0 CO w w TUKWILA JUSTICE CENTER c?) (c) co L I cL PA 0_ F.0 I I PA tr3 r n PARKS & RECREATION / STORAGE. LOCATION AND SIZE TBD .cI Aike.ar pA 0"'TYP 6'-0"'TYP SOUTH 150TH STREET 5,-0" TYP MATCHLINE: SEE SHEET L1.01 TYP TYP °E-2) TYP 80803025440 040124485403 351408140200 2653201401400 84148.253310 8414802m321 SITE MATERIALS AND LAYOUT NOTES: 1. SEE L0.01 FOR GENERAL NOTES. 2. SEE L1.11, L1.12 FOR ENLARGEMENTS OF MATERIALS AND LAYOUT PLANS. 3. SEE ELECTRICAL DRAWINGS FOR SITE LIGHTING, 4. SEE SHEETS L8.01 AND L8.02 FOR SITE DETAILS. 5. EXPANSION JOINTS SHALL BE LOCATED BETWEEN ALL HARDSCAPE AND ADJACENT MATERIALS INCLUDING, BUT NOT LIMITED TO WALLS, CURBS, SITE FURNISHINGS, AND BUILDINGS. 6. ALL SURFACES LEVEL AND PLUMB, UNLESS OTHERWISE NOTED. 7. SEE CIVIL FOR LAYOUT OF CURBS, CURB RAMPS, AND VEHICULAR PAVEMENTS. 8. ALL ANGLES TO BE 90°, UNLESS OTHERWISE NOTED. 9. DIMENSIONS TO CURBS ARE MEASURED TO THE BACK OF CURB, UNLESS OTHERWISE NOTED. 10. SEE ARCH FOR BUILDING GRID. 11. LAYOUT OF SITE PAVEMENT, STAIRS, WALLS, FURNISHINGS, AND LIGHT FIXTURES SHALL BE STAKED IN THE FIELD FOR REVIEW AND ACCEPTANCE BY OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION, NOTIFY OWNER'S REPRESENTATIVE IMMEDIATELY OF ANY DISCREPANCIES BETWEEN LAYOUT ALIGNMENT OR DIMENSIONING AND FIELD CONDITIONS. MATERIALS LEGEND PROPERTY LINE • PEDESTRIAN CONC PAVEMENT TYPE 1, SEE 01/L8.01 EXPANSION JOINT, SEE 03/L8.01 • SCORE JOINT, SEE 04/L8.01 C15) REMOVABLE BOLLARD, SEE 08/L8.01 • ASPHALT PAVEMENT, SEE CIVIL C2 VEHICULAR CONC PAVEMENT, SEE CIVIL @-5) CURB, SEE CIVIL • BIORETENTION CELL, SEE CIVIL • UTILITY, SEE CIVIL CC3 DRAIN, SEE CIVIL CE2D LIGHT POLE, SEE ELECT (E5) EXISTING LIGHT POLE, SEE ELECT SW I FTCO M PA N YLLC 3.3.4303tern Ave. Suite 34323,800550.wa 33122 rm. 204532-2038 •485 20543.-2048 wwwswitkornpanytam in504152wiftramp1ny4031 w • uJ Z 0 c.) LU < O O _1 0_ ›— z CO „ 2 w (c) co co 03 BACKYARD SECTION MATERIALS LEGEND • PEDESTRIAN CONC PAVEMENT, SEE 01/L8.01 `✓ CIP CONC WALL, SEE 01 - 01/L8.02 ( 7 CIP CONC PLINTH, SIM 01/L8.02 EXA SEAT, SEE SPECS (78_,-) DOUBLE PARK BENCH, SEE SPECS 0 PARC CENTRE TABLE AND (4) CHAIRS, SEE SPECS ) BICYCLE RACK, SEE 11/L8.01 �12 ART POLE, SEE SPECS ( ASPHALT PAVEMENT, SEE CIVIL C3) CURB, SEE CIVIL -� BIORETENTION CELL, SEE CIVIL 0 5. SWIFTCOMPANY", 3x3=wesUmnv S Mu3.6ultlawa38xxi 266-632-2036'xu ,O663x- O4$ wwwswiftumeenY.00m inf6®swiftcemPenY<Om w W Z • U U U w< O w w z w U w U_ z < o J U W • H 0 o7 N W -1 co co T-9 1/ wavat 2 CLA KEN CLA KEN 12 LON PIL -- 18 LON PIL 4 LON PIL L 16 LON PIL 45 LON PIL 30 COR KEL 59 LON PIL 1 FRA PEN Ij 4 I� — 26 COR KEL \ 11 COR KEL 11 COR KEL 11 COR KEL 31 COR KEL 6 -7" 1i1TYP 9'-11" 3 FRA PEN--- 20 COR KEL,, 36 LON PIL - 8 COR WE DRAIN, TYP, SEE CIVIL S TIL DEG 1 TIL SH3 1 TIL DEG YP 20 LON PIL - 14 LON PIL L-- 10 LON PIL 1 FRA PEN 63 COR KEL 1 FRA PEN 36 LON PIL 2 FRA PEN 26 TAX DEN 0 o ao o��L r 0" TYP 1 FRA PEN 1 COR KEL 11 COR KEL 11 COR KEL 1 COR KEL 1,FRA PEN --8888-888888) 11 COR K 11 PAR PAR 25 COR KEL 15 LON PIL 2`-4" 1 FRA PEN 1 FRA PEN 12 LON PIL - LON PI 81 COR KEL 10 COR WES 1 GIN BIL 1 TIL SH3 26 POL MUN 23 GAU SHA 16 IRI VER 60 JUN CAR 28 COR ACT 198 GAU SHA 3080" TYP 5 CLA KEN 189 C4 ACT 1 TIL DEG 15'-0„ T yp 111 JUN CAR 32 IRI VER 1 TIL SH3 8 BET DUR 63 POL MUN--- 51 TAX DEN 25 GAU SHA 13 ROS OFF 28 GAU SHA 11 POL MUN 13 ROS OFF 7 LIR TUL 16 ROS OFF 29 POL MUN 23 GAU SHA 1 BET DUR 5 COR WES—\ gs, 52 POL MUN 27 ROS OFF 4 FRA PEN 35 LON PIL �25, 0"� 10 LON PIL yl - ti 8` UTILITY, TYP, SEE CIVIL 1© LON PIL 6 ROS OFF 19 LON PIL 11 ZEL GRE 4 LIR TUL 9 LON PIL MATCHLINE: SEE SHEET L5.02 SOUTH 150 I H STREET — PLANTING NOTES: 10 LON PIL 13 RCS OFF 13 ROS OFF 15 LON PIL - 15 LON PIL 13 ROS OFF 13 ROS OFF 88-- 15 LON PIL 15 LON PIL �Q J5/ 0 m Z� 0 z Q 11 LON PIL io 1. PLANT MATERIALS AND INSTALLATION SHALL BE IN ACCORDANCE WITH CITY OF TUKWILA STANDARD SPECIFICATIONS. 2. ALL PLANTED AREAS TO RECEIVE SOIL PREPARATION INCLUDING IMPORTED TOPSOIL AND ORGANIC AMENDMENT TO A DEPTH OF 36" FOR TREE AND SHRUB PLANTING AND 18" FOR GROUNDCOVER PLANTING. MULCH IN ALL PLANT BEDS TO BE A MINIMUM DEPTH OF 2". 3. PLANTS SHALL BE NURSERY GROWN, WELL -ROOTED, OF NORMAL GROWTH AND HABIT, AND FREE FROM DISEASE OR INFESTATION. TREES SHALL HAVE UNIFORM BRANCHING, SINGLE STRAIGHT TRUNKS, (UNLESS SPECIFIED AS MULTI -STEMMED), AND THE CENTRAL LEADER INTACT AND UNDAMAGED. CONTAINER STOCK SHALL BE FULLY ROOTED BUT NOT ROOT -BOUND. PLANT MATERIAL WITH DAMAGED ROOT ZONES OR BROKEN ROOT BALLS WILL NOT BE ACCEPTED. CONIFEROUS TREES SHALL BE NURSERY GROWN, FULL AND BUSHY, WITH UNIFORM BRANCHING AND A NATURAL NON -SHEARED FORM. ORIGINAL CENTRAL LEADER MUST BE HEALTHY AND UNDAMAGED. MAXIMUM GAP BETWEEN BRANCHING SHALL NOT EXCEED 9 INCHES, AND LENGTH OF TOP LEADER SHALL NOT EXCEED 12 INCHES. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR CONFIRMING LOCATION OF ALL UTILITIES. 5. CONTRACTOR SHALL REMOVE ALL INVASIVE VEGETATION IN AREAS OF NEW CONSTRUCTION. 6. CONTRACTOR SHALL INSTALL A 3'-0" 0 MULCH RING FOR ALL TREES PLANTED IN GRASS AREAS. MULCH RING SHALL BE CENTERED ON TREE TRUNK OR AS SHOWN ON PLANS. IN AREAS WHERE LAWN STRIP IS TOO NARROW TO ACCOMMODATE A 3'-0" 0 RING, MULCH SHALL BE INSTALLED IN A 3' LONG RECTANGLE SPANNING THE WIDTH OF THE PLANTING STRIP, CENTERED ON TREE TRUNK, AS SHOWN ON PLANS. 7. GROUNDCOVER SPECIES MIX TO BE DEVELOPED FURTHER IN CONSTRUCTION DOCUMENTATION PHASE. IRRIGATION NOTES: 1. ALL NEW PLANTING AREAS SHALL BE WATERED WITH A FULLY AUTOMATIC, UNDERGROUND IRRIGATION SYSTEM. 2. IRRIGATION MATERIALS AND INSTALLATION SHALL BE IN ACCORDANCE WITH CITY OF TUKWILA STANDARD SPECIFICATIONS. 3. SEE CIVIL FOR WATER SUPPLY. 4 THE IRRIGATION SYSTEM SHALL BE DESIGNED USING THE MINIMUM OPERATING PRESSURE AND MAXIMUM FLOW DEMAND OF EACH ZONE. 5. IRRIGATION SYSTEM SHALL USE HIGH -EFFICIENCY SPRAY HEADS AND PLANT BASE DRIP EMITTERS TO MAXIMIZE WATER CONSERVATION. 6. IRRIGATION PIPES SHALL BE INSTALLED IN SLEEVES WHEN PASSING UNDER PAVEMENTS OR THROUGH WALLS. SWIFTCOMPANY"Lc 3s3=WesUmnv46ulte M4s3.6utUISWA66121 36 •66-633-3036'3+6 206-63a- O4$ wwwswiftumeenY.00m inf6®swiftcemuny.6Om PLANTING PLAN - SOUTH TUKWILA JUSTICE CENTER 0 L O ti 1 FRA PEN 160 GAU SHA 11'-0" 1 FRA PEN 4 BET DUR 48 POL MUN---- 77 LON PIL 2 CLA KEN 31 LON PIL SOUTH 150TH STREET 1 FRA PEN 18 GAU SHA 42 GAU SHA 1 FRA PEN 9 BET DUR 4 PAR PAR 2 PAR PAR 5 TIL DEG 0"" T� 18'-0" TYP 50 GAU SHA I 8 COR WES- 1 TIL SH3 email rowthaire II I 4 PAR PAR. x --1. -6, TY 84 POk,,MUN -\ 118 LON PIL � � � 19'-8o A i. \ 1 TIL SH3 18'_0„ TYP I ' .,,I �, a�r i 4 COR WES 6 PAR PAR 153 GAU SHA DRAIN, TYP, SEE CIVIL 1 FRA PEN 11 `-0" 1 FRA PEN 106 GAU SHA 13 POL MUN 17 LON PIL 25 LON PIL 2 CLA KEN MATCHLINE: SEE SHEET L5.01 12 POL MU 19 LON PIL 17 GAU SHA 6 POL MUN 9 LON PIL 10. 20' I llli 11 25 LON PIL - 26 LON PIL — 4 ZEL GRE PLANTING NOTES: 1. SEE L5.01 FOR PLANTING AND IRRIGATION NOTES SWIFTCOMPANY", 3x3xWestemnv46ulteMu3. 6uttUSWA96tx1 266-632-2036'xu ,O6-63x- O4$ wwwswiftumeenY.00m inf6®swiftcemPenY.6Om PLANTING PLAN - NORTH N ti PLANT SCHEDULE TREES /2 SHRUBS 0 e 0 GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT CAL BET DUR 22 Betula nigra 'DuraheaC Duraheat River Birch B & B 3" Cal CLA KEN 15 Cladraslis kentukea American Yellowwood B & B 3" Cal COR WES 43 Corylus cornuta Western Hazelnut B & B 2" Cal, Multistem FRA PEN 25 Fraxinus pennsylvanica'Patmore' 'Patmore' Ash B & B 3" Cal GIN BIL 1 Ginkgo biloba'Princeton Sentry' Princeton Sentry Ginkgo B & B 3" Cal LIR TUL 11 Liriodendron tulipifera Tulip Tree B & B 3" Cal PAR PAR 27 Parrotia persica Persian Parrotia B & B 3" Cal TIL DEG 12 Tilia cordata 'De Groot' De Groot Littleleaf Linden B & B 3" Cal TIL SH3 5 Tilia tomentosa'Shashazam' Linden B & B 3" Cal ZEL GRE 14 Zelkova serrata 'Green Vase' Sawleaf Zelkova B & B 3" Cal CODE QTY BOTANICAL NAME COMMON NAME CONT SIZE SPACING COR ACT 217 Cornus stolonifera 'Arctic Fire' Arctic Fire Dogwood #3 CONT 36" o.c. COR KEL 438 Cornus stolonifera 'Kelseyi' Kelsey Dogwood #2 CONT 30" o.c. GAU SHA 935 Gaullheria shallon Salal #3 CONT 30" o.c. IRI VER 108 Ids versicolor Blue Flag 4" POT 18" o.c. JUN CAR 432 Juncus spp. Rush #1 CONT 18" o.c. LIR MUS 51 Liriope muscari Lily Turf #2 CONT 18" o.c. LON PIL 867 Lonicera pileata Privet Honeysuckle #3 CONT 24" o.c. POL MUN 407 Polystichum munitum Western Sword Fern #3 CONT 30" o.c. ROS OFF 127 Rosmarinus officinalis Rosemary #3 CONT 36" o.c. TAX DEN 77 Taxus x media 'Densiformis Dense Yew #3 CONT 36" o.c. QTY BOTANICAL NAME COMMON NAME SPACING 7,006 sf Bioswale Seed Mix 19,996 Fragaria chiloensis Beach Strawberry 12" o.c. 5,292 sf Lawn SWIFTCOMPANY"LC n3s westernnve. se lte man, sew . WA s6sas sob-B3z-so36'Fix 20663.-2o48 wwwswlftumunY.onm infe®ewifcomunY.som w_ w w Z U C/)U w< O 7r N. 03 EXPANSION JOINT / CIP CONC PAVEMENT, SEE CIVIL SLOPE TO DRAIN PER CIVIL FINISH GRADE FLUSH/ SCORE JOINT 1 11 171 1-1-_-1 11,-1 II-11 1,1 1,1 1 1 -=L1 1,111 NOTES: 1. SEE PLANS FOR EXTENT OF CONCRETE AND JOINT LOCATIONS. 2. FINISH: SEE 02/L8.01 AND SPEC FOR CONCRETE FINISH, TYPE 1 AND TYPE 2. 3. SEE CIVIL FOR SUBGRADE DETAILS 01 PEDESTRIAN CONC PAVEMENT SCALE 1" = 1-0" 6" DEPTH X 1/4" THK / PLASTIC EDGE RESTRAINT PO OUS PAVEMENT AGGREGATE BASE, MIN 2" AT EXSITING TREE PLANTING AREAS, 4" AT ON -GRADE PLAZAS CONC PAVEMENT AGGREGATE BASE - COMPACTED SUBGRADE PLANTING SOIL TREE PLANTING AREAS ADJACENT TO PLANTING BEDS TREE PLANTING AREAS IN ROW 06 POROUS PAVEMENT 62 EN SECTION - SIDE VIEW SCALE: 0,083332 0) VARIES, SEE PLANS 1/4" WIDE x 1/4" DEEP SAW -CUT SCORE JOINT AS INDICATED, SEE 04/L8.01 CIP CONC TYPE 1, BROOM FINISH, SEE PLAN FOR LAYOUT AND ALIGNMENT EXPANSION JOINT AS INDICATED, SEE 03/L8.01 TYPE 1 - PLAN 0) VARIES, SEE PLANS TYPE 2 - PLAN 02 PEDESTRIAN CONC PAVEMENT FINISH 1/4" WIDE x 1/4" DEEP SAW -CUT SCORE JOINT AS INDICATED, SEE 04/L8.01 CIPCONC NCTYPE2, MEDIUM SANDBLAST FINISH, SEE PLAN FOR LAYOUT AND ALIGNMENT CIP CONC TYPE 1 — EXPANSION JOINT AS INDICATED, SEE 03/L8.01 SCALE, 1/2" = 1'-O" TURF AREA, TYP PLANTING AREA, TYP PLANTING SOIL, TYP METAL LANDSCAPE EDGE, SEE SPECS TAPERED STEEL 1.--T1*-T-FH ijUi ANCHORING STAKES, 1E!jIWI SEE SPECS ,111-111= SUBGRADE 05 METAL EDGING NO SCRATCH MATERIAL TOFINO NO -SCRATCH BIKE RACK, SEE SPEC CONC PAVEMENT ,L \ \ \ \ \ \ \ \\ SECTION - FRONT VIEW PLAN 11 BICYCLE RACK IMBED MOUNT PER MANUFACTURER SCALE: 1 1/2" 1'-0" SCALE: 1". 1LO" z b 4 3/8' e 10" SECTION A -A SS BOLLARD W/ 1/8" THK WALL PADLOCK, OPTIONAL FINISH GRADE SS RECEIVER W/ LID CONC FOOTING DRAIN ROCK SWEEP BUILDERS SAND FLUSH OVER JOINT SEALER PRIOR TO DRYING 1/4" RADIUS, TYP. NO SHINERS 3/8" EXPANSION JOINT W/ PREMOLDED FILLER AND SELF -LEVELING JOINT SEALER, TYP AS SHOWN ON PLAN & AT ALL VERTICAL RESTRICTIONS, TYP, SEE SPECS 03 EXPANSION JOINT 08 REMOVABLE BOLLARD SECTION B-B SCALE 1" = 1-0" 1/4" TOOLED RADIUS, TYP, NO SHINERS 1/4" 04 SCORE JOINT SCALE: 3" = SW I FTCO M PA NYLLC P-3,-VtleSternAve..Sulte mua, on. I'm 206-B3z-200 • Fix 20543.-2048 wwwswiftornpanytam infe@SWiftainlpany.an w w uJ Z (-9 0 c.) w< 0 0_ —I _I w 0 w gr- 0 00 co ti 1/4" TOOL RADIUS EXPO ALL CORNERS, TYP - I\ I` 2% #5 12" CAP BARS AT 1200" - #6 @ 10" OC HORIZ 12 TYP 0 \IISH GRADE VARIES, SEE CIVIL MULCH PLANTING SOIL WATERPROOF BACK OF WALL, TYP 4" GRAVEL BASE COURSE, TYP ) SKATE DETERRENT CONC WALL, FINISH ALL EXPO FACES, EXPO TIE -BACK HOLES, NO CHAMFERED CORNERS, EASE VERTICAL EDGES, TYP z =I I 47W4111r42,11 I-1 =II =111=0=11 1, 01 CIP CONC WALL SECTION 01 PEDESTRIAN L8.01 / CONC PAVEMENT FINISH GRADE VARIES, SEE CIVIL SCALE 1" 4'-0" TYP 1'-0", TYP 2'-0" O.C. TYP 9i 1/2" SQUARE x 12" L ST STL BAR, EASE ALL EDGES, (3) 1/4" DIA x 1-1/2" "L SS THREADED DOWEL, EQUAL SPACE, EPDXY SET, LOCATE AS SHOWN ON PLANS, PERPENDICULAR TO FACE OF WALL. SECTION 02 SKATE DETERRENT 1/2" SQUARE x 12" L ST STL BAR, EASE ALL EDGES, (3) 1/4" DIA x 1 1/2" "L SS THREADED DOWEL, EQUAL SPACE, EPDXY SET, PERPENDICULAR TO FACE OF WALL. PLAN SCALE 1:4 %REF 01 -- SCORE JOINT, ALIGN WITH /— EXPANSION JOINT, ALIGN WITH PAVEMENT SCORE JOINT, TYP / PAVEMENT EXPANSION JOINT, TYP • SKATE DETERRENT - / ./„-- SNAP TIES, TYP - CONC WALL. FINISH ALL EXPO FACES, \-jr•KI:„;. EXPO TIE -BACK HOLES, NO CHAMFERED CORNERS, EASE VERTICAL EDGES, TYP FINISH GRADE VARIES, SEE CIVIL -,--m--1- COMPACT SUBGRADE III—III=HI I HTI I II=II I LI rr,!.6IIEHEIIPHi =I I I=1 E y \ICJ : W=WITI—III—III=IiIiII=HHLI,ErrrILI-liC==-H=II:11III=-ITEHI.—IT[7-Tih'1;717--jUhT=t1 =I I I--1-EI'TI1 -t-7/I I--•-=''''irLIp7I---__=.1CCI I-=il-ifI I I -±ii_LCII II-•°-:„.=_I91-2I-r-E'll17,__I II:72--- THI_Iill ;L-I-'.:111=L__H: II-I:E11.11 1_-±-7hy:-I-NFII ,E=I-E/H--11' 1=/"/TFI ik i'LlIT\-1 ,1711 IkrY:=1/1:==LH'II-Il r:-_I E II=i =-1 IT=IL 1---1 I Hth-h-±11 FE7=IIIIHEIIIE /i!, 7_T, 1 il_w llEIII=FiIII—III—, I II I LENGTH VARIES BETWEEN 8'-0" AND 40-0", SEE PLANS 03 CIP CONC WALL ELEVATION — 4" GRAVEL BASE COURSE, TYP SCALE:1". SW I FTCO M PA NYLLC P-3,-VtlesternAve..S4temua,seettle..0.1 206,32.,..0•Fax ao$43.-2.1. wwwswitkornpanytam infaapswiftoompany.com w w U-I Z 0 V5 w < 0 0- co ti SCALE 1/4" = 1=0" 339.5 - 339.0 03 SECTION - 3 SCALE:1/4" = 1=0" LP, SEE CIVIL 0 34 341.0 340.8 MATERIALS LEGEND (-2-) PEDESTRIAN CONC PAVEMENT, SEE 01/L8.01 PARC CENTRE TABLE AND (4) CHAIRS, SEE SPEC LAWN 4/\-,%-‘*< ,/\ 339.5,1A;, %< /W- /„.„ -2/4„ Owl --® FFE 339.50 SWIFTCO M PAW', 3,-.V-WeSternAve..Sulte 1442,,SPAISIe.1.91112i 121,206-632-2036.FAX 206.3.-.04 wwwswiftompanytam infodpswiftcompany.con w w • LLI Z C.D )C.) LLJ < O O w w w u-) z 0 • < w (7) a I— 0 co sag 11111111011111111.111211111011 0 TJC AR 2018 Central sschmitz.rvt EAST ELEVATION SCALE 3/32 NORTH ELEVATION SCALE 3/32 MATERIALS LEGEND 0 0 Metal Rainscreen Panels Centria "Intercept" Entyre, Sienna Metal Perforated Rainscreen Panels Centria "Ecoscreen" CS- 260, Vertical, Sienna Metal Perforated 'Art' Rainscreen Panels Dri-Design, Custom, Sienna 0 0 y I alifENNUMFMN ININIIWO SUM ONS i11 High -Performance Concrete Rainscreen Panels Equitone, Grey Storefront Glazing [Kawneer 'Trifab' Versaglaze 451T, SSG, Anodized Black E, General Glazing Kawneer 'Trifab' Versaglaze, 451T, dark bronze 0 00 Canopy Color 0 Duranar Sunstorm "Cafe Noir" NLT (Underside) 0 Column Color Duranar Sunstorm "Cafe Noir" 111111111111 Sallyport Fence Color (Opacity: 100% to 7'-0", 30% to 10'-0") Monument Sign Extruded Aluminum Lettering on 2" standoffs Rooftop Mounted Mechanical Unit w w CC L1J zo C7) 1.1J < 0 0_ w C1) Z Z W 00 W < 0 > — W (/) D < w X D W DLR Group Inc., a Wash In. corporabon, ALL RIGHTS RESERVED N CO 0 TJC AR 2018 Central sschmitz.rvt WEST ELEVATION SCALE 3/32 SOUTH ELEVATION SCALE 3/32 0 0 0 Metal Rainscreen Panels Centria "Intercept" Entyre, Sienna Metal Perforated Rainscreen Panels Centria "Ecoscreen" CS- 260, Vertical, Sienna Metal Perforated 'Art' Rainscreen Panels Dri-Design, Custom, Sienna High -Performance Concrete Rainscreen Panels Equitone, Grey Storefront Glazing Kawneer 'Trifab' Versaglaze 451T, SSG, Anodized Black General Glazing Kawneer 'Trifab' Versaglaze, 451T, dark bronze nu =mom= momId - IINIMI1111111111111 WIMP ;;Ztler • Canopy Color Duranar Sunstorm "Cafe Noir" NLT (Underside) Column Color Duranar Sunstorm "Cafe Noir" Sallyport Fence Color (Opacity: 100% to 7'-0", 30% to 10'-0") Monument Sign Extruded Aluminum Lettering on 2" standoffs Rooftop Mounted Mechanical Unit w w CC L1J zo (7) UJ < CL 1— w CI) Z Z W O 0 W < 0 w cr) w D O • < w X D w DLR Group Inc., a Washington corporaton, ALL RIGHTS RESERVED co D TJC AR 2018 Centml —hmi� M METAL PERFORATED RA|N8CREENPANEL \z/ oENrm^"EoOSooEEw'o:moSIENNA Mem|munvomen Panels Comha^|memept" sntyre.Sienna Metal Perforated nainvumenPane|n Cemoa^sooso,een^CS' 260.Vertica|.Sienna Metal Perforated 'Art' nainonmenpane|n m,i'oexign'nummm. Sienna GENERAL GLAZING KAWNEE n�����E,mRK BRONZE STOREFRONT GLAZING KAWNEEn'TRIFAB'VERSAGmZE, ANODIZED BLACK 0 METAL NAIN8CREENPANEL 0 HIGH PERFORMANCE CONCRETE RAINSCREENPANEL Concrete Rainooeen Panels Equitooe,Gey Storefront Glazing Kawnee,7dfab' Vemag|azo45lTSSG, Anodized Black General Glazing Kawnus7h�� U I vemag|aze4a1T Dark Bronze Canopy Color oumnarounstumn ^oafewvir" wcr(undemide) Column Colo oumnarSunsto,m ^Cafownir" METAL PERFORATED Rx|NSCREEwPANE DRI DESIGN, CUSTOM DESIGN, SIENNA CANOPY COLOR CAFE r ~� co RENDER - SOUTHWEST VIEW FROM TUKWILA INTERNATIONAL BOULEVARD RENDER - NORTHWEST VIEW FROM TUKWILA INTERNATIONAL BOULEVARD ulmena ehatlon landscape piantrng improvement exampt nter shwb c a restrs,rentukea 150t street tree permeable flexible pavement zetkova serrata - TO street tree LANDSCAPE IMAGERY linodendron totrprfera - tufp vee nspsscan 1� to fragana chrtoeests - groundcover w ROW parrot;a persica muaary road tree orylus co, uta naze(n lomcera pileata - honeysuckle shrub In ROW "CHICAGO "GREE BRONZE TIB 150th 'ACORN' LIGHT FIXTURE POWDER COATED 6-0" VISIBL TY- 95% METALCO 'TWINBAR' FENCE BLACK POWDER COATED CATENARY LIGHTS ART POLES COLOR TBD 8'-(Y TO 10-0' VISIBILI1Y-80% 11111111111111111111111 11111111111111111111111 11111111111111111111111 0'-0" TO 8'0" VISIB,LITY-0% METALCO `GRIGLIATO' FENCE "CHICAGO BRONZE' BLACK POWDER COATED BOARD FORM TEXTURE VERTICAL TEXTURE CONCRETE SEAT WALL TEXTURED CONCRETE FORM OPTIONS HARD WOOD TOP POWDER COATED STEEL (COLOR TBD) EQUIPARC FIXED SEATING COLOR TBD AXIS WASTE RECEPTACLES COLOR TBD w w cr w z 0 W 0 0_ co co LEGEND NOTES E4 TO 20A/1P CIRCUIT IN PANEL LRLAPI N RM A119 990 PRV 0 EM ,J MAIN ELEC —' ELEC RM A119 / 883 ;a o 4J ELECTRICAL SITE PLAN SCALE: 1"= 30'-0" PLAN NORTH 8888 TUKWILA INTERNATIONAL BLVD LP7-73 09 TYP NORTH LOT. 5533 LEIS- 4 LEIS- 2 TYP (C17) oA E4R LP7 LEIS- 4 E4R — Pi- 1,3 atS 4 E4R LPi36 LP"- 1.3 ?PX SITE ELECTRICAL LEGEND COMMUNICATIONS VAULT POWER VAULT TELEPHONE PEDESTAL TELEPHONE MANHOLE BOLLARD LIGHT IN -GRADE OR ABOVE GRADE FIXTURE STANCHION MOUNTED LIGHT FIXTURE DEL# AREA LIGHT ON POLE DEL# EMERGENCY SINGLE -FIXTURE LIGHT POLE POST -INDICATOR VALVE SWITCH POWER POLE ELECTRIC UTILTIY PULLBOX 0-4 SINGLE CHARGER EV CHARGING PEDESTAL DUAL CHARGER EV CHARGING PEDESTAL F (FUTURE) 0 CAMERA POWER POLE POWER PEDESTAL WITH RECEPTACLE(S) KEYNOTE LEGEND KEY VALUE r C2 KEYNOTE TEXT PROVIDE 1-1/4" CONDUIT FROM PANEL LP1 TO LOCATION OF FUTURE CHARGER ONLY. SEE DETAIL 1 SHEET ES1.2 FOR INSTALLATION INSTRUCTIONS- C3 PROVIDE CHARGING PEDESTALS FOR MOTORCYCLES PROVIDE POWER PEDESTAL WITH QUAD RECEPTACLE. PEDOC POWER N5P18-SS-HT. C4 PROVIDE CHARGING PEDESTAL FOR EM-50 (EXACT SPECS TBD), CS PROVIDE PRIMARY CONDUIT FROM NEW SEATTLE CITY LIGHT VAULT ON MILITARY ROAD TO NEW PAD MOUNT TRANSFORMER. COORDINATE WITH UTILITY FOR EXACT VAULT LOCATION AND EXACT CONDUIT REQUIREMENTS. PROVIDE 120V12A CONNECTION TO EACH CAMERA POWER POLE. REFER TO SECURITY SHEETS SEi OA AND SETOB FOR EXACT LOCATION AND POLE AND TERMINATION DETAILS. C7 C9 C10 PROVIDE SEPARATE CIRCUIT FOR LIGHTS AND RECEPTACLE. RECEPTACLE CONTROLLED VIA LPIS CONTACTOR. LIGHT TO BE SWITCHED BY EPCELIUM CONTROLLER ATTACHED TO PHOTOCELL PINS. IN -GRADE FLAG POLE LIGHTS. EXACT MODEL BD. SEE DETAIL 321ES1.2. RELOCATE EXISTING PEDESTRIAN LIGHT POLE AND ASSOCIATED HANDHOLE. C11 C13 C14 PROPOSED LOCATION OF STREET LIGHT POLE. FINAL LOCATION AND WORK COMPLETED BY CITY. SEE SHEET ES1.3 FOR MOUNTING DETAILS. PROVIDE CITY STANDARD HAVDHOLE AT BASE OF POLE. PROVIDE CITY STANDARD PEDESTRIAN POLE. CONNECT TO EXISTING CITY LIGHT CIRCUIT. PROVIDE CITY STANDARD HANDHOLE AT POLE BASE PROVIDE RV POWER PEDESTAL FOR FOOD TRUCK HOOKUP WITH (1) 1450R, (1)TT30R. AND (1)5-20R RECEPTACLE. MILBANK 8415200-XL-75 OR EQUAL. C15 PROVIDE CONNECTION TO GATE MOTOR. CONFIRM EXACT LOCATION WITH GATE MANUFACTURER. C17 C18 C19 PROVIDE 1-114" CONDUIT FROM MAIN ELEC RM TO LOCATION OF FUTURE CHARGER ONLY. SEE DETAIL 1 SHEET ES12 FOR INSTALLATION INSTRUCTIONS_ PROVIDE SEATTLE CITY LIGHT STANDARD TRANSFORMER PAD FOR 300KVA TRANSFORMER. PROVIDE SEATTLE CITY LIGHT STANDARD SINGLE PHASE TRANSFORMER PAD. !.L LLLI z LLI zO 1 1 1 0_ - 0 W F_ I— co D - -) 0 Q U - D W r 0 0 rn Attachment E SITE LIGHTING CALCS SCALE 1' = 30'-0" 1— zuJ Z 0 — 2 aLLI 2 o LU 0 - CD IT] CD ‘_ 0 H 6 co H 01= < U-I _1 _1 C)<C (1) 0 D w Z I= < 0 —I D CI)H -' 92 LW 4800 South 188th Street SeaTac, WA 98188-8605 City Hall: 206.973.4800 Fax 206.973,4809 TDD: 206.973.4808 Mayor Erin Sitterley Deputy Mayor Clyde Hill Councilmembers Rick Forschler Joel Wachtel Peter Kwon Pam Fernald City Manager Joseph Scorcio City Attorney Mary Mirante Bartolo City Clerk Kristina Gregg Attac November 14, 2018 Ms. Moira Bradshaw Department of Community Development City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 ent F Re: Tukwila Justice Ccnter Notice of Application and Optional DNS Comments Ms. Bradshaw: City of SeaTac staff has reviewed the Notice of Application and SEPA Checklist for the Tukwila Justice Center. We thank you for the additional information you provided via email on November 51 . The City has the following comments regarding the project and the expected issuance of a DNS under the Optional DNS process: The portion of the project along Military Road South borders the SeaTac city limits and Military Road South is City of SeaTac right-of-way. 2. SEPA Checklist: Section 14 (d) Transportation — Frontage improvements are required on Military Road South and have not been addressed in the response for this question. SeaTac has a capital improvement project along the Military Road South frontage of the Tukwila Justice Center. SeaTac has notified Tukwila that it intends to assess a payment for the frontage improvements (not including half street pavement) along the Justice Center. SEPA Checklist: Section 14 (f) Transportation — A traffic impact analysis was requested from Tukwila for the Justice Center Development on 9/26/18 (email attached) and is still warranted based on the projected 1,080 overall trips per day as listed in thc application. SeaTac needs to understand how those trips are accessing the Justice Center and what impacts it has on Military Rd S, S 152nd St, S 150111 St, International Blvd, and the corresponding intersections. 4. We ask that Tukwila delay issuing a SEPA threshold determination until items 2 and 3 above are addressed and resolved. 5. Future SeaTac Perrnits: Any work within Military Road related to this project, including stormwater work, will require a ROW permits from the City of SeaTac. Thank you for opportunity to comment. We look forward to Tukwila providing the additional information we have requested. In addition, please keep me notified of any public comment periods, public meetings/hearings, or decisions on this project. 93 Sincerel ttrn er ester larunno Manager Cc: Steve Pilcher, SEPA Responsible Official, SeaTac Community and Economic Development Director. Florendo Cabudol Jr., P.E. City Engineer, SeaTac Public Works Department Will Appleton, P.E., Public Works Director 2 94 Jennifer K. Kester From: F|or ndo[abudo| Sent: Tuesday, October OI2Ol85:O3PM To: 'Rachel Bianchi' Cc: 'Ethan Bennau';VViU Appleton; Steve Pi|chec]ennife/ K. Kester; 'Brandon Miles' Subject: Follow upfrom 9/26/IOMilitary RdS/SI52ndSt/Tukwila Justice Center meeting Attachments: Estimate(60YQ' Municipal Improvements SiUewa|k(}n|yx|sx,- Synch roLOS&Oueuesx|sx; 2017 PM with PngectSB Mil ReporLpdf; 2017 PM Ex Report.pdf;2OI7 PIVI with Project noMil Report.pdf Rachel, Per our meeting, I'm attaching the cost estimate for the Military Rd S frontage improvement along the Tukwila Justice Center site based onthe 60%design. Also attached is the traffic modeling analysis for the Military Rd S/S 152 d St project. |tincludes existing conditions, with Military Rd S closed at Intl Blvd, with Military Rd S open to southbound only (looked at to understand what that looks like). Since this analysis, the decision was made to close Military Rd S consistent with the S 154 1h St Station area plan (linked here) and referenced below: • p.20: Circulation Concept: Diagram shows closure ofMilitary • p. Zl: Key Design Concepts: "Close section nfMilitary Road at S. 152nd St." • p.24: Concept Plan: "Close this section ofMilitary Road— " • p. 26: Concept Diagram: "...showing a plaza and pedestrian way between buildings where the closed segment ofMilitary Rd. was |ocated." • P. 33: Action Step P|'9: Encourage the redevelopment ofthe southwest corner ofl5lS2ndSt. and |nternatinna|B|vd. The City should close off the portion of Military Rd. S. located between S. 152nd St. and International Blvd —." • p. 41: Implementation Strategies/Action Steps P|'9: Ouse off the portion of Military Rd. S. located between S. lSIndSt. and International Blvd..." 95 deve I /A New podestr ly coc Imptovee nigh °ItiL Uva Improved ro calved art off wept Figure 35. Ca-au/aeon ea the S. ide St Station Area dew * . - t concept • Circulation The S_ 154" St Station Area concept plan pro.. es to improve access to properties in the central portion of the station area by providing a number of new pedestrian - friendly vehicular connections. These connections would be small in scale ."..:fing of narrow streets sidewalks and street trees, and would function to improve vehicular and strian access. The pedesi. envi • lent along the arterials and neighborhood streets in the area would be *roved_ The concept plan also improves access to prop s in the sta • area by • "ling a relocated off ramp from SR 518. The Concept Plan shows two alternative locations for the relocated off ramp_ The City is working with the ington State Department of Trans, ation to t altem; e. determine the A significant i potential for p ents and includes a 600- 7, 4 for the S_ 154m St Station Area is the ng to become problematic for area le the light rail sta ce park -and -ride tot, light rail and al 14 ••• users rnay attempt to "hid • 'de or "park -and -fir by leaving the vetd on nearby - dential streets for long pennxis of time, • log rnanag nt practices in the sta I • area • Id add a: • and seek to ameliorate these potm g issues_ 20 - • - r, 2006 96 Key Design Concepts Encourage mixed use development, especially in the areas fronting International Blvd., S. 1 54t2 St. and Military Road S. • Close section of Military Road at S_152_rd St • Develop design guidelines that encourage high quality design in the station are& • Ensure street -level uses that engage pedestrians, • Incorporate public art and fountainshvater features into new development in this are& Promote residential development. • Create a diverse resIdentialdistnot wilh an aclecfic nix of 'destinations" for resident S and visitors • Create a neighborhood park at the Fire Station Site (when the existing Fire Station is relocated to a new site)_ • Encourage construction of new small parks/plazas throughout the station area_ • Create a series of pedestrian connections foam new developments to the surrounding neighbortxxxl December, 2006 21 97 Seafion Area Plan South 154" Street Station AR ea Actin a Plan South 154th Street Station Area Concept Plan NecyhtcpcP.Pcpccl 'Ault et Fre fawn an ttup cymicvr an. eW cp p J-sPore mac sz ecce sates of ra from En 24 Dcccmber, 2000 98 Station Area Plan South 15 4" Street Station Area Action Plan Pub p4aza Fig 41, View 3 - tookri." -; northeast al the neighhorhomf park lust south and 1?..151 al the COMef of S, 1'52" St and 32Ave. S. Figure 42. View 4 - Laves ratirthrivest from frxte 'mabonal Blvdfest south of S. 152nd St shoeing a ptaaa and pedestrian way between buithogs where the closed segment cafitary Rd, was located, Multi -tardily Mufii-use parkirql larrne r market use With residential 26 December. 2006 99 South i54 Street Station Alk.,a Action Kan PI-7 Improve International Blvd_ intersections and pedestrian connections at S_ 154* SL and S. 152' SL The City should consider improving the intersections at International Blvd_ and S. 154IN St and S_ 152' St to make them more pedestrian friendty. Improvements might include instafiing pedestrian actuated traffic signals. posting pedestrian walk-tirnes. or instarrng crosswalk paving. PI-8 Coordinate with Washington Stale Department of Transportation (WSDOT) to inprove access from SR 518 The Cy should coordinate with the Washington State Department of Transportation (WSDOT) to improve access from SR 518. specificaly for northbound International Btvd. traffic. The current access point is on S. 154g' St mid -way between 32." Ave. S_ and Interriabonal Blvd. with a stop sign on the off ramp. Two improvements have been suggested as alternatives; one of the improvements would provide direct northbound access onto International Blvd_ or access from SR 518 ocuid be ort S. 15411SL at 3:21" Ave. S. with a traffic signal_ Redevelopment PI-9 Encourage the redevelopment of the corner of S_ 152'd SL and International Btvd_ The City should close off the portion of Mil:tart Rd. S. located between S, 152. Si and tmecnational Blvd. This would aiow the small triangle of landstuated between Motary Rd. S„ S. 152.2 St. arid Icilernatjonal Blvd. to be more easily redeveloped With A stiOng periestn.an orientation, ante continuing to provide access and parking for oommencial vehicles. The City should also oonsider con5tn.ictilg a plaza and, pedestrian connections as part of redevelopment at -the southwest comer of S. 152' St and inierna 'banal Blvd_ PI-10 Construct a neighborhood park on the Old Riverton Heights Far Station site when the existing fire station is relocated to a new site The City should considtcoonstructrig a neighborhood park on the existing fire station site and open spaces at other sites in the station area. December. 2005 Action Steps 4g. Example of a plaza or farmers market tk4 ,4,1," tAre park in Seat/fe, WA_ 33 100 6 South 1 54' So eet Sianon Area Action Plan PROPOSED ACTIONS PI-6 Improve streetscapes along 300 Ave. S. PI-7 Improve International Blvd. intersections and pedestrian con nechons at Si 1544, SL and S. 152.1 st P1-8 Coordinate with Washington State Department of Transportation to improve access from SR 518 Redevelopment 11-9 Encourage the redevelopment of the southwest corner of S. 152' St. and International Blvd. Acon Steps IMPLEMENTATION STRATEGIES • Reconstrud and widen rbadway: install curb. gutter and sidewalk_ • Install pedestrian -actuated traffic signals ▪ Sistafl crosswalk paving • Post pedestrian walk times • Decide on and select proper alternative for irnproved access from SR 518. specificaly for northbound International Blvd_ traffic_ • Closeoftthepodionoi htlirtary Rd. S. located between S. 152'5 St and international Blvd. k afore for redevelopment with a strong pedestrian orientation wMe conanuing to provide access and parking for °cornett:la' vehicles, • Construct a public plaza at 5. 152"3 SI and International Blvd. PRIMARY RESPONS LBLITY City Council City Staff City Council City Staff City Council City Staff City Council City Staff City Council City Staff City Council City Staff City Council City Staff TIME LINE Short Term (1-2 years) Short Term (1-2 years) Short Term (1-2 years) Short Term (1-2 years) Medium (6-10year) Snort Tenn (1-2 years) hotTerm (1-2 years) Constnid a neighborhood park on the old Riverton Heights fire stabon site and open spaces at other sites in the stilton area • Consider constructing a neighborhood park on the existing Sre station site when the fire station relocates to a new site. • Encourage formation of a Farmers Market in conjunction with the neighborhood park_ City Council City Staff City Staff Medium (6-10 years) Medium (8-10 years) December, 2008 41 In order for us to finalize the traffic report, we need traffic estimates from your team for the Justice Center development. Specifically, we need AM and PM peak hour estimates, as well as their assumption of a traffic distribution pattern along Military Rd S (i.e, numbers coming in and out of the sight and to/from which direction). In addition, early in the project it was mentioned that a road diet/converting of GP lanes for parking was being considered for Tukwila International Boulevard and it may result in a shifting of traffic within our project area. Is there any traffic report information associated with that effort. We would like to see the conclusions from this as it may impact our analysis as well. Let me know if you want to discuss, 7 101 Thank you, Florendo Cabudol Jr., P.E. City Engineer-, Public Works Department City of SeaTac - 4800 5 188 St, SeaTac, WA 98188-8605 206.973.4740 I w.vi,ci,seatacv40,us This communication may be subject to public disclosure laws of the State of Washington (RCW.42.56),. 8 102 MEMORANDUM Date: November 26, 2019 To: Steve Schmitz & Erica Loynd, DLR Group From: Daniel Dye & Ariel Davis, Fehr & Peers Subject: AM, PM, and Existing Trip Generation for Tukwila Justice Center 5E18-0631 Fehr & Peers previously provided information for the transportation section of the SEPA checklist for the Tukwila Justice Center project Trip generation for the checklist was provided at a daily level. To respond to a comment from the City of SeaTac, this memo summarizes trip generation for the AM and PM peak hours as well as provides existing trip generation based on the current land uses on the site. r _• -r i As reported in the SEPA checklist, the Tukwila Justice Center is expected to generate a total of 1,080 trips a few times per year on the highest use days when a busy arraignment is occurring. The calculations included in the SEPA checklist used higher staff levels and court activity than expected on a typical or even busy day. With the revised information on staffing and typical court activity, the Justice Center would generate approximately 825 daily trips. A large portion of the daily trips occur during business hours when citizens visit the police department, court clerk, or attend an arraignment. Court hours are currently 9:30-4PM, which falls outside of the typical AM and PM peak hours (7-9AM and 4-6PM). The only trips expected to occur in the AM or PM peak hours are staff and police vehicle trips. Police officer shifts start and end at 6AM and 6PM. Because officers would not arrive at or leave the Justice Center during the AM peak hour, AM trip generation is expected to be lower than the PM peak hour. The AM peak hour trip generation calculations include 76 staff (police officers are excluded as their shifts start at 6AM) and 23 police vehicles. Each staff and police vehicle was estimated to produce one trip in the AM peak hour. The police vehicle trip does not represent a shift start or end, but 103 instead represents any return to the station during the peak hour. The total AM peak hour trip generation is estimated to be approximately 100 trips. The PM peak hour trip generation includes all 96 staff (due to the evening police shift change occurring at 6PM, and thus potentially during the peak hour) and 23 police vehicles. Each staff member is expected to generate one trip, while each police vehicle is expected to generate two trips (return to station at end of shift and departure at beginning of overnight shift). The total PM peak hour trip generation is estimated to be 140 trips. These estimates are likely conservatively high, as not all employees will arrive or depart within a single hour in the morning or evening. AM trips represent about 12% of daily trip generation, while PM trips represent about 17% of the daily total. ri r Several businesses are currently located on the project site. The net trip generation for the project requires a baseline trip generation for these businesses. Many of the businesses do not closely align with Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition land use codes. The most applicable ITE land use was chosen to provide an estimate of the trip rates for each business. Trip generation estimates are shown in Table 1 below and include both arrivals and departures from each business. Due to the retail nature of the majority of the businesses, AM peak hour trip generation is estimated to be much lower than PM as these businesses are usually not open during the AM peak. A total of 57 trips are estimated in the AM peak hour, with 255 trips in the PM peak hour. ri The Tukwila Justice Center is expected to generate approximately 75% more AM peak hour trips than existing land uses due to the earlier start times of court and police department employees versus existing retail business hours. In the PM, Justice Center trips are estimated to be approximately 55% of the existing trip generation. 104 0 0 m • 0 ro a 0' a 0 a 0 T 8 L0Z sJead ?8 Ale j 'uwij O 0) lun guiIIamp) 4uaLulJedv Taegu-lu!Lu eunt lueanelsa):l ueaue.uallpalN uoIes J!eH ol!Ts3 A Jo1o3 Travel Lodge (number of rooms) eds'8 slleN ellnn)lnl !pa sTyglaH uoTaan!Ui sialgnnoys nn efaa T )peN lememei'JaIeap ssal AJaDoag'auls!ro IeIeH Iennaetl TalaeVJJ aunpoad uaaJD gsaJ j N N.)O A 0 V ~ W A 00 A if! N A Cn (n 00 O N 00 (.0 CO W l0 l0 00 A 00 LD N 00 F-� 01 W NJ N U1 A Ul W I— Ul 0 A N 00 O O 00 A 0 A NJ 0 gulsnoH ;a1Jew.ladns TunoDsla (n 0 (/) 0 (-13 0) =' N 0) 0 ;a)!aeuaaadns Tunousla }aaegej }Inpv ;a JewJadns Tunousla lueane}sau unnoa-Tls Janouanl 1-12!H }a)laeunadns 4unoDsla O N N O N A if! ' NJ W V N .VI cn W I-, 00 00 I— W W A W O 00 CD 1--% O CO N CO 1.0 O CO 01 W V A W A A W 10 W V lD W 0l 00 V U'I CO NJ CPI 00 W 00 V l0 00 0 N D N V A N CD D Ql D U'I N Ln W f� V CD N W O A 00 Table 1: Existing Trip Generation 105 106 Attac September 10, 2018 Board of Architectural Review City of Tukwila Planning Department 6300 Southcenter Boulevard Tukwila, WA 98188 Re: Project Name: Tukwila Justice Center DLR Group Project No.: 73-17158-00 To the Board of Architectural Review, We hereby present to the Board of Architectural Review (BAR) the following criteria as part of our design for the new Tukwila Justice Center, located within the Tukwila International Boulevard Corridor. It is our sincerest hope you will find our design meets or exceeds each applicable criteria, with our site, civil, and design team well - coordinated and thoughtful in achieving each goal. The following descriptions may be reviewed as part of the total Design Review package. Begin Criteria; 1. Site Design a. Site Design Concept i. The Tukwila Justice Center is organized as a 'confluence' of multiple city departments within a shared facility. The design emphasizes and encourages these connections by organizing them around a shared, central "HUB" where resources are shared and th.e Justice Center communities may interact. The primary staff entries flow into this central space, from which each program is accessible. Public enter the facility opposite the staff entry to allow controlled access to the community, or shared, resources. The site design supports and extends these ideas of confluence and connection beyond the walls of the building to create exterior spaces that encourage people from different departments to interact with one another and with the larger community. b. Relationship to Street Front i. Landscape buffers and calms Tukwila International Boulevard (TIB) with a distinct urban plaza, maximizing public space, while creating a clear entry sequence to the public, central shared entrance. ii. TIB is considered the primary 'major public street' of our site, which the design fronts and directly connects with. c. Street Corners i. Street corners are articulated to provide generous public amenities, which calm the flow. between street and building entrance. The interior program spaces are also showcased via 'pop -ups' elevating court, emergency operation center, and police functions. d. Continuity of Site with Adjacent Sites i. An accessible public route surrounds the site and allows for circulation between TIB and Military Road S. from both 150th Street and a new mid -block connection in a landscaped corridor. e. Shared Facilities i. The design allows for future development of adjacent sites by improving connections between TIB and Military Road S. f. Site Design for Safety i. Site conflicts are minimized between drivers and pedestrians by minimizing the number of driveways and locating driveways a sufficient distance from TIB. ii. Building massing presents greater observation of street activity through transparency and glazing that is larger than typical for the secured operations inside. iii. Lighting of pedestrian and driver circulation has been analyzed to achieve maximum visibility. iv. Landscaping areas have been coordinated to reduce canopy and lighting conflicts. v. Durable, high quality street furniture has been specified to serve users for the long term. g. Siting and Screening of Service Areas i. Emergency electrical generator and loading areas have been located away from public right-of-way and behind landscaping berms or planting beds. h. Natural Features and Sensitive Areas i. No significant trees or water features currently lie within the boundaries of the site. ii. The site is relatively level and will not be significantly altered with grading. iii. Visual focal points, such as the nearby Tukwila International Boulevard Station (Sound Transit), will look down on the site. The TIB site landscaping will enhance this visual corridor. i. Surface Stormwater Detention Facilities i. Onsite bio-filtration planters are integrated into the site landscaping program to serve as a first line of flow control, as well as diversify the planting and landscape design. The planters also provide runoff treatment to clean stormwater from pollution generating surfaces. ii. A partially infiltrating sub -surface chamber detention system recharges groundwater and imitates the pre -developed, natural condition of the project site. iii. Stormwater discharge from the developed site is equal to or less than the pre -developed forested condition for equivalent storms. j. Pedestrian Circulation i. Paved walkways extend to all building entrances and facilities on and off -site. ii. A mid -block public route connects TIB main entry to Military Road S. iii. Right-of-way improvements will connect with and enhance pedestrian movement between adjacent properties. iv. Cross -walk improvements to the corner of TIB and 150th, and TIB paved walkways will facilitate easier access to Tukwila International Boulevard Station (Sound Transit) to the south of the site. k. Pedestrian Amenities i. A public plaza with art poles, lighting, and street furniture will enhance and activate the site on the corner of TIB and 150th Street. A speakers' bench will allow for public gatherings, with the opportunity for community engagement with building users. I. Vehicular Circulation i. Conflicts have been minimized between pedestrians and vehicles by reducing the number: of curb cuts on surrounding streets from the current 12 to the proposed 3. No driveways are located along TIB. ii. Building design maximizes efficient circulation through reduced driveways, internal pedestrian facilities leading to staff entrance, and shared staff and police vehicle parking. m. Parking i. Parking area minimized by sharing staff and police vehicle parking within secure perimeter, reducing duplicate drive aisles and buffer landscaping. 2. Building Design a. Architectural Concepts i. The Tukwila Justice Center is organized as a 'confluence' of multiple city departments within a shared facility. The design emphasizes and encourages these connections by organizing them around a shared, central "HUB" where resources are shared and the, 108 community may interact. A signature 'pop-up' for each department showcases important resources, such as the courtroom, shared "HUB", or police training areas. ii. The single, shared structure is architecturally cohesive. b. Architectural Relationships i. Continuity between the proposed design and adjacent structures is not provided because much of the existing infrastructure is intended to be replaced for larger, urban densification development based on Transit Oriented Development around the light rail station. The existing infrastructure consists of branded national 'chain' restaurants and minimal design vernacular. ii. Site is located in Regional Commercial zone, and is appropriately scaled for future adjacent development. c. Building Elements, Details, and Materials i. The distinct 'pop-up' signature elements on the exterior translate to internal building programs. A pedestrian -oriented public plaza anchors the northeast corner of the site and calms the space between TIB and the building entry. ii. Building program scales appropriately within the design, allowing important resources to show through while still elevating the public and staff entrances, enhancing the street. iii. Architectural details are in scale with and appropriate to the size and program of the design. iv. Building envelope consists of high quality insulated metal panels, aluminum storefront glazing, and high-performance concrete rainscreen panels. Each material is low maintenance and durable for long periods with little intervention. v. Exterior lighting of the building will focus on the entrances, to better direct pedestrian flow and to showcase the exposed wood soffit canopy at the entrances. d. Pedestrian -Oriented Features i. Transparent, pedestrian friendly glazing enhances more than half the ground floor facade along TIB and in the staff entry courtyard. In addition, a pedestrian -oriented public plaza fronts the majority of the major public street (TIB). ii. Main building entry is enhanced with generous weather protection, site furniture, and landscaping. e. Mechanical Equipment i. Roof mounted mechanical equipment is located centrally on the building so as not to be visible from adjacent public streets or building approaches. Height of the pop -ups provide visual mitigation of large units. ii. Utility meters will be located away from the public right-of-way and integrated with site landscaping. 3. Landscape Design a. Landscape Design i. The landscape design of this site if focused on providing public spaces complementary to the TIB development guidelines and the civic building it is tied to, allowing for accessible contact with the public servants within, and the community surrounding the ..° site. ii. The landscape design increases the safety of the building occupants through soft- security features built into the design. iii. The design complements plantings in the public right-of-way by increasing the numberof canopy trees and reducing current pedestrian conflicts with vehicles. b. Planting Design i. Plant choices are appropriate to the local climate and weather patterns, and will require little intervention in terms of maintenance, water delivery, and disease. The landscape canopy shall grow and adapt within generous planting beds with well drained soils. ii. Tree species have been selected from the City of Tukwila Approved Tree List. iii. No significant existing plantings exist on -site, and will not be incorporated into the proposed design. 4. Signs a. Signage Concept i. The building signage will be scaled appropriately with the building, allowing easy identification of the facility from the public street via distinct, raised metallic lettering on a simple background complementary to a civic building. b. Sign Placement i. The building signage will be located centrally on a well-defined corner of the building distinct from its surroundings via material use. It will be oriented toward TIB and legible to passing motorists and pedestrians. ii. Signage announcing accessible entrances, address, and hours of occupation will be applied to the storefront glazing in an appropriate contrasting color for ease of legibility. iii. No freestanding signage is anticipated as part of the design proposal. c. Sign Design i. Contrasting, metallic lettering will be visible during the day, while lighting at night will illuminate and enhance the public right-of-way. ii. The lettering will be durable, weather resistant finish. Sincerely, DLR Group Erica Loynd Senior Associate EL:ss Encl: Planning application and associated documentation cc: Rachel Bianchi Ethan Bernau 110 AHU 121' PARAPET 120 h SECTION THROUGH COURTS A6.p SG.LE: � SECTION THROUGH MAIN ENTRY A&2 SCALE: 7B'-1'-0' RO0F LEVEL LQWROOF 126-0' TIB TO80GECf BUILDING TU' WAY SETPACK TIBSTREETLIGNT TiBRICt1T-1Y-WAY TIB RIGHT.0E-WAY _ Attachment I SIC8TLINE3 J 112 ARCHITECTURAL EGRESS AEL Beets The, AEL Series combines artist' design and high technology In create en unotin,srve f[xture with the highest perlonnance. Building Mounted Fixture - 32 inches long by 5 inches deep over exits Pedestrian fixture image example only, actual will be 12' overall height, 2' lit section, 8" round G/THCN/A LIGHT/Na Parking lot fixture - 33" x 13" mounted on poles Attachment J 113 Art poles in northeast corner of south parcel - Variable heights from 15' to 28' 114 1 Attachment K 1 116