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Planning 2022-04-28 COMPLETE AGENDA PACKET
City of Tukwila Allan Ekberg, Mayor Department of Community Development - Nora Gierloff, Al CP, Director CHAIR KAREN SIMMONS; VICE -CHAIR ANDREA REAY; COMMISSIONERS LOUSIE STRANDER, DENNIS MARTINEZ, SHARON MANN, APNEET SIDHU, ALEXANDRIA TEAGUE CITY OF TUKWILA BOARD OF ARCHITECTURAL REVIEW (BAR) PUBLIC HEARING AGENDA APRIL 28, 2022 - 6:30 PM To Participate in the Virtual Meeting at 6:30 pm: By Phone: Dial +1 253-292-9750„779253241# Access Code 779 253 241# Online:To join the meeting online click here Click here to join the meeting FOR TECHNICAL SUPPORT DURING THE MEETING YOU MAY CALL 1-206-433-7155 I. CALL TO ORDER II. ATTENDANCE III. ADOPT 2/24/22 MINUTES IV. CASE NUMBERS: L21-0104 PURPOSE: Major Modification to Approve Design Review for expansion of Vietnamese Martyr's Church LOCATION: 6841 S 180TH ST, Parcel No. 3623049087 V. WORK SESSION 2022 Housekeeping Code Amendments VI. DIRECTOR'S REPORT VII. ADJOURN Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director CITY OF TUKWILA PLANNING COMMISSION (PC) PUBLIC HEARING MINU'I ES Date: February 24, 2022 Time: 6:30 PM Location: Virtual meeting via Microsoft Teams Chair Simmons called the meeting to order. Present: Chair Karen Simmons; Vice -Chair Andrea Reay, Commissioners Louise Strander, Dennis Martinez, Sharon Mann, Apneet Sidhu, and Alexandria Teague Staff: Nora Gierloff, Director, Department of Community Development (DCD); Nancy Eklund, Long Range Planning Manager; Joel Bush, Chief Technology Officer; and Wynetta Bivens, Planning Commission (PC) Secretary Adopt Minutes: Commissioner Teague moved to adopt the 1/27/22 minutes. Commissioner Mann seconded the motion. Commissioner Martinez was absent on 1/27/22 and abstained from voting. Motion passed. Director Gierloff introduced the presenter, Ivan Miller. Ivan Miller, Countywide Planning, King County Executive Department, gave a presentation on Growth Management Planning Council (GMPC) and addressed several questions from the PC. Commissioner Reay requested that Mr. Miller send the PC a copy of the King County Equity Impact Tool. Director Gierloff also addressed several questions from the PC. Commissioner Mann requested that staff provide the PC with the amount of government owned housing in Tukwila. DIRECTOR'S REPORT - Director Gierloff provided an update on upcoming PC agenda items. Adjourned: 7:45 p.m. Submitted by: Wynetta Bivens Planning Commission Secretary Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 1 2 City of Tukwila Aldan Ekberg, Mayor Department of Community Development - Nora Gierloff, AICP, Director Staff Report to the Board of Architectural Review Design Review Major Modification Vietnamese Martyrs Church Expansion Prepared for the April 28, 2022 Meeting FILE NUMBERS: L21-0104 Design Review Modification APPLICANT: Sean Hill of Broderick Architects on behalf of Vietnamese Martyrs Parish REQUEST: Request for approval of a Design Review Major Modification (to the L18-0026 decision) to reduce the proposed building footprint from 67,500 SF to 45,290 SF, with accompanied facade changes to the north, east and west building elevations. LOCATION: 6841 and 6847 S. 180th St. Tukwila, WA COMPREHENSIVE PLAN AND ZONING: SEPA DETERMINATION: ASSOCIATED FILES: NOTIFICATION: Tukwila Urban Center- Workplace (TUC -WP). Portions of the site along the Green River are within overlay areas — including the Public Recreation Overlay and Shoreline Overlay. The City of Tukwila, as the lead agency for this project, issued a Determination of Non -Significance for this project on October 17th, 2018. E18-0004 SEPA L18-0025 Shoreline Substantial Development permit L18-0026 Design Review L18-0027 Conditional Use Permit D21-0032 Development Permit A combined Notice of Application and Notice of Hearing was posted on site, published in the Seattle Times, and mailed to agencies with jurisdiction, and property owners and tenants within 500 feet of the project site on April 14, 2022. Comments received in response to the public notification will be entered into the record during the public hearing on April 28, 2022. RECOMMENDATION: Approval with conditions STAFF: Breyden Jager, Associate Planner Jaimie Reavis, Senior Planner ATTACHMENTS: A. Design Review Narrative B. Previous Design Review Staff Report (L18-0026) C. Plan Set (Site Plan, Area Diagrams, Colored Elevations, Landscape Plans, Fire Access Plan, Colors and Materials, Lighting Plan, Floor Plan, B&W Elevations) Tukwila City Hall • 62005outhcenterBoulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 3 2 BACKGROUND The Board of Architectural Review approved with conditions previous applications for a Public Hearing Design Review and a Conditional Use Permit for additions, remodel, and site improvements to the Church of the Vietnamese Martyrs campus in January 2021. Attached to this Staff Report is a copy of the previous Staff Report (L18-0026) providing a full review of site conditions, surrounding uses, environmentally sensitive areas, topography, vegetation and the previous Design Review findings (Attachment B). The scope of the previous approvals included a 7,000 square foot addition to an existing office building to create a learning center (Phase I), partial demolition of and construction of an addition to the main church building and related improvements including restriping and expanding the parking lot (Phase II), and interior remodel and addition of a central shrine (Phase III). Phase I has been completed, with some landscape elements deferred to Phase II. Construction of Phase 11 is planned to start in summer of 2022, with Phase III to follow at a later date. However, due to rise in construction costs caused by the pandemic and its disruption to the building materials supply chain, the applicant is requesting a major modification to the design review, to reduce the overall building footprint of the Phase 11 building. The proposed modification impacts design elements of the site and building. REQUEST The project proposes a modification to the design review for expansion of the Church of the Vietnamese Martyrs campus approved by the BAR. Shown below, Figures 1 and 2 illustrate the scope of the proposed improvements. S1. EXISTING BUILDING AREA DIAGRAM EXISTING NEW with Existing Shown in Grey DEMOLITION PLAN EXISTING BUILDING AREA: EXISTING BLDG TO BE DEMOLISHE EXISTING BUILDING TO REMAIN: NEW GROUND FLOOR: NEW SECOND FLOOR: PROPOSED BLDG AREA: PROPOSED INCREASE: Figure 1. 3D Renderings 4 62127 SF 0: -34318 SF = 27810 SF +17480 SF +18828 SF (NEW WORK 36308 SF1 = 64118 SF =3.2% LEVEE SETBACK 1L0II, tint L00 a PHASE 2 THIS PERMIT _ 1� PROPOSED PHASE 2: PINK PHASE 3 FUTURE PERMIT PROP SED PHASR3: BLUE 1• • I-, REVIEW CRITERIA 1 111-1111111-'±l11:1 I 1.11,91.111 1 PERVIOUS PAVING SHORELINE BUFFER PROP. LINE EASEMENT BOUNDARY EASEMENT - HATCH EXITING BLDG i I P •R{JYED SUP BLD U1+1D IRY; RED 1 l j LEVEE SETBACK Figure 2. Proposed Site Plan (red outline shows originally approved building footprint) 3 Tukwila Municipal Code (TMC) section 18.28.030 and Table 18-1 specify the applicable criteria for development meeting certain thresholds within the Tukwila Urban Center. The Tukwila Urban Center (TUC) is divided up into four different zoning districts. The Church of the Vietnamese Martyrs is located within the Workplace District (TUC -WP), the large southern portion of the TUC, where the Southcenter Subarea Plan envisioned the land uses and development to remain relatively unchanged compared to other districts within the TUC. The vision for the Workplace District is for the area to continue to provide a wide range of distribution, warehousing, light industrial, "big box" retail, and furniture outlets, with incremental infill by office and other complementary commercial uses. Proposed development within the Workplace District that does not contain dwelling units is subject to the general design review criteria of 18.60.050 (instead of the Southcenter Design Manual applicable to most development meeting design thresholds in the Tukwila Urban Center). As a project that involves "large scale new construction or exterior expansions greater than 25,000 square feet" it is subject to review as a Type 4 decision by the Board of Architectural Review. 5 4 Parking (TMC 18.28.260): The previous review of the project by the BAR included a staff analysis of the project's adherence to the district standards of the Work Place district, the Tukwila Urban Center's Corridor Standards, and the Supplemental Design Standards - including parking and landscaping requirements (see Attachment B). Changes to the approved parking and landscaping design are proposed with the current modification. The modification proposes to reduce the total number of parking spaces that were originally to be provided. However, the 439 parking spaces proposed continues to exceed the 360 parking spaces required by the code. Additionally, the applicant has demonstrated compliance with previous conditions of approval which required the church to enter into a shared parking agreement with adjacent properties and adoption of a Traffic Management Plan. Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240): Previous landscape analysis for the parking lot was completed for the project as part of the original Design Review approval. Please see previous Design Review Staff Report for this information (Attachment B). The project continues to satisfy the criteria for perimeter and interior parking lot landscaping. The modified project includes a reduced building footprint; the northeastern corner of the existing church building will be demolished to provide a new parking area which includes 63 new parking spaces and 2,892 SF of landscape area, with shade trees evenly distributed throughout. Landscape islands and trees provided within the new parking area are consistent with the code requirements. The City's Urban Environmentalist has reviewed and approved the proposed plant material to ensure appropriate species selection and spacing, with conditions of approval. Design Review Criteria (18.60.050(B)) The Design Review criteria found in TMC Section 18.60.050(B) are shown below in italics, followed by Staff's comments on how the church redevelopment proposal compares to the guidelines. 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large, paved areas. c. The height and scale of each building should be considered in relation to the site. The modified project meets the site design criteria. Previous analysis was completed for the project as part of the original Design Review approval. Please see previous Design Review Staff Report for this information (Attachment B). 6 5 The project includes additional landscape square footage and plantings throughout the new and modified parking areas to meet both streetscape and pedestrian site design criteria. Bioretention areas and shade trees have been added to soften the visual appearance and break up the large, paved areas. Pedestrian pathways have been added throughout to connect the new and existing parking areas to the front and side church PERVIQU6 FL -9 AZE/ /PPI -244. PL -3 j alt PL- .1•1: L - OUR LACY OF LAVANG SHRINE ELECTRI4 RANO H fi PIY PL3 erell min. mage by vehicles aanoPY evergreen -'...fir.• are required for S the remaining area I ]cover, and mulch 4PING PER STALL = 4710 SF BEOEWA 610 PLUS ;.,,r7.101!11:11%.7.021:11:14111,.' " Figure 3. Streetscape along Sperry Drive LANDATA0E PAVERS BEC BEC it L0N0 CAPE PA! RS , entrances. The modified project provides a more robust overall landscape design, particularly along the entry drive aisle from Sperry Drive to create a desirable streetscape transition. As the project now includes the demolition of the northeast corner of the existing structure, the building footprint has been significantly decreased from 67,500 SF to 45,290 SF, which reduces the building scale particularly along the Sperry Drive frontage. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. a. Harmony of texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on-site vehicular circulation with street circulation should be encouraged. 7 6 The modified project meets the site design criteria. Previous analysis was completed for the project as part of the original Design Review approval. Please see previous Design Review Staff Report for this information (Attachment B). The modification proposes to reduce the building mass along the northeast corner of the structure has been reduced, resulting in a lower visual impact of the structure on neighboring properties, compared to the previous approval. However, the rest of the proposed structure remains largely unchanged from the previously approved design. The height is identical to the previously approved design, and the French colonial architectural style is still present. In order to meet Fire safety access requirements, the access road has been widened to 14' along the southern portion of the site, adjacent to the shoreline. To accommodate the widened access road, the width of the perimeter landscaping in this area has been reduced and 3 additional trees are proposed for removal. To account for the additional tree removals in the shoreline overlay jurisdiction, as a condition of approval, the applicant shall obtain an amendment to the previously approved Shoreline Tree Permit. Figure 4. Widened Fire Access Lane 3. LANDSCAPING AND SITE TREATMENT. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motortraffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards and other places that tend to be unsightly should be accomplished by use of walls, fencing, planting or combination. 8 7 g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatiblewith the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The modified project meets the landscape design criteria. Previous landscape analysis was completed for the project as part of the original Design Review approval. Please see previous Design Review Staff Report for this information (Attachment B). The modified northern and eastern facades include landscaping at different heights, including trees, shrubs, and groundcover along the exposed building walls to soften the visual appearance. Despite the proposed change in building mass, the project continues to provide a landscaped plaza adjacent to the northern entrance, with permeable pavement and pedestrian pathways providing human scale connection to the adjacent streetscape. Throughout the new parking area, landscaped islands are positioned no more than 10 stalls apart. These landscaped areas are planted with deciduous trees, shrubs and groundcover. The modified project also proposes 3 new bioretention areas distributed throughout the eastern parking area. The modified project includes an additional 2,892 SF of landscape area to supplement the 63 new parking stalls placed where the existing northeastern corner of the church will be demolished. 9 PL -1 PI I I1 jL P JLNIPER ipp � t P 2t - 4, MATCHLINE E' 'a^ O 4 PL -2a E110{EEIEVTION CEL A S e c e 0 r?i w PL•21 0 -2 PL -20 a 0 PL a 0 PL PL Alin :oirst:i awar NDSC.^` ONG. SIDEWALK LANDSCAPE PAVERS gc 1E1a 3o[oo.3o.a cee. Figure 5. New Parking Area As previously discussed, the modified project includes the removal of 3 trees in order to meet Fire safety access requirements. The access road along the southern site boundary has been widened to 14', adjacent to the shoreline. To account for the additional tree removals in the shoreline overlay jurisdiction, as a condition of approval, the applicant shall obtain an amendment to the previously approved Shoreline Tree Permit. In response to previous conditions of approval, the applicant has added a trellis to the south facade of the church, to provide additional visual interest along the Green River trail. 8 1 Figure 6. Proposed Trellis In order to screen the refuse and disposal area from view of the internal parking lot and Green River trail, as a condition of approval, the applicant shall provide a trash enclosure similar in design to the trash enclosure constructed for the Learning Center. Please see conditions of approval for additional information. 10 9 Figure 7. Learning Center Trash Enclosure The landscaping plan submitted at this time does not include planting, soil and irrigation details. At the time of building plan submittal, applicant shall submit irrigation and planting details in conformance with the requirements of TMC 18.28; Tukwila Urban Center. The City's Urban Environmentalist recommends the following conditions for approval: 1. Landscape screening for blank walls to include a mix of evergreen and deciduous species per 18.28.240 General Landscaping (i.e. not just pears or vine maples). 2. Within the shoreline buffer, landscaping trees and shrubs are to be native species per 18.44.060.F.1.g. 3. Cupressus to be planted farther from building. 4. The areas of parking lot island pears should have 2 medium trees or 1 large tree (neither may be columnar cultivars as the pear is) and per 18.28.240 General Landscaping 'Large and medium canopy tree species are required, except where there is insufficient planting area." 5. Trees on South side of building are planted too close together, follow spacing requirements. 6. Fragaria x chiloensis is very high maintenance due to extensive stolons/runners, not recommended near paving. 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. 11 10 d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings shouldbe screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The modified project meets the building design criteria. Previous analysis was completed for the project as part of the original Design Review approval. Please see previous Design Review Staff Report for this information (Attachment B). The French colonial architectural style, as well as the colors and materials proposed for the modification match the originally approved design. While the mass and scale of the building have been reduced, the facade is still divided into 3 parts with a taller wall in the center which is capped by a pediment. Please see sheet MAT1 (in Attachment C) for additional information. However, the north, east and west building elevations have been modified to present a more simplified architectural detail. The following is an excerpt from the applicant's narrative describing the design changes proposed as part of this modification: "While the massing generally stays the same, the fenestration here has been reduced and the following unnecessary elements have been removed: small colonnade that projects to the east, a continuous railing above the 2nd floor, a pitched roof, and a flight of exterior steps." Additionally, the sloping ramps on either side of the main entry steps were eliminated, as they were not able to meet ADA requirements. Plans for the modification initially proposed a more simplified design with blank wall areas along the east and west elevations. Planning staff has worked with the applicant to update the initially proposed modified building elevations, enhancing the level of architectural detail and visual interest. The facades avoid a monotony of design by providing fenestration in the form of additional windows, a central pediment wall, vegetative screening, and a variation in roofline. As a result, staff feels that the applicant has demonstrated an effort to reintroduce a variety of form and detail consistent with the anticipated life of the structure. 12 PREVIOUSLY APPROVED NORTH ELEVATION PROPOSED NORTH ELEVATION Figure 8. North Elevations PREVIOUSLY APPROVED EAST ELEVATION PROPOSED EAST ELEVATION Figure 9. East Elevations 13 11 PREVIOUSLY APPROVED WEST ELEVATION PROPOSED WEST ELEVATION 1.49BON14.801.0. 4,1N111'..1111. Figure 10. West Elevations PREVIOUSLY APPROVED SOUTH ELEVATION earuv PROPOSED SOUTH ELEVATION Figure 11. South Elevations 14 12 13 A new 38" tall HVAC unit has been added to the existing church's southern rooftop, which will be appropriately screened with finished steel screening panels and painted to match the existing structure. Existing rooftop mechanical equipment will be similarly screened with metal screening panels. NEW 38" HIGH ROOF TOP HVAC UNIT (1 OF 2) NEW SCREENING EXISTING ROOF TOP HVAC UNITS 1 OF 4 Figure 12. Rooftop Screening 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. The modified project continues to meet the design criteria. Previous analysis was completed for the project as part of the original Design Review approval. Please see previous Design Review Staff Report for this information (Attachment B). CONCLUSIONS 1. The modified project continues to comply with the applicable District Based Standards; Corridor Based Standards and Supplemental Standards of the TMC 18.28 for the subject property; which lies in the TUC -WP zone. The modified project includes a reduced building footprint, 63 new parking spaces, and 2,892 SF of landscape area, with shade trees evenly distributed throughout. Landscape islands and trees provided within the new parking area are consistent with the code requirements. The City's Urban Environmentalist has recommended several conditions of approval to be satisfied prior to Development Permit approval. 2. The modified project complies with the design review criteria listed under TMC 18.60.050 B. The project 15 14 includes additional landscape square footage and plantings throughout the new and modified parking areas to meet both streetscape and pedestrian site design criteria. The building mass along the northeast corner of the structure is reduced, resulting in a lower visual impact of the structure on neighboring properties, compared to the previous approval. While, the north, east and west building elevations have been modified to present a more simplified architectural detail, the French colonial architectural style, as well as the colors and materials proposed for the modification match the originally approved design. While the mass and scale of the building have been reduced, the facade is still divided into 3 parts with a taller wall in the center which is capped by a pediment. 3. The project complies with design guidelines for buildings in the shoreline zone as listed under TMC 18.44.110; however, the applicant shall obtain an amendment to the previously approved Shoreline Substantial Development permit (L18-0025), to accommodate the 3 additional tree removals in the shoreline jurisdiction. 4. Screening details for the mechanical equipment have been provided. Mechanical equipment not able to be located inside the building will be screened by finished steel screening panels on the south portion of the building, painted to match the color scheme of the building. Staff recommends as a condition of approval that a trash enclosure be provided to match the existing trash enclosure at the adjacent learning center. RECOMMENDATION Staff recommends adoption of the above findings and design review approval for the Vietnamese Martyrs church expansion with the conditions below: 1. Prior to approval of Development Permit (D21-0032), submit a complete and detailed landscaping plan that includes irrigation, planting and soil details in conformance with the requirements of TMC 18.28; Tukwila Urban Center. The City's Urban Environmentalist has evaluated the preliminary Landscape Plan and required the following conditions of approval: a. Landscape screening for blank walls to include a mix of evergreen and deciduous species per 18.28.240 General Landscaping (i.e. not just pears or vine maples) b. Within the shoreline buffer, landscaping trees and shrubs are to be native species per 18.44.060.F.1.g. c. Cupressus to be planted farther from building d. The areas of parking lot island pears should have 2 medium trees or 1 large tree (neither may be columnar cultivars as the pear is) and per 18.28.240 General Landscaping 'Large and medium canopy tree species are required, except where there is insufficient planting area." e. Trees on South side of building are planted too close together, follow spacing requirements f. Fragaria x chiloensis is very high maintenance due to extensive stolons/runners, not recommended near paving 2. Prior to approval of Development Permit (D21-0032), the applicant shall obtain approval of an amendment to Shoreline Permit L18-0025 for removal of 3 additional trees within the shoreline jurisdiction. 3. Prior to approval of Development Permit (D21-0032), the applicant shall submit plans for a trash 16 15 enclosure to screen the refuse and disposal area in the southern parking area from view of the church development and particularly the Green River trail. INFORMATIONAL ITEMS 1. Planning staff will work with the Tukwila Police Department to review the proposed lighting plan and ensure that safety needs are met within the bounds of the shoreline environment prior to Development Permit approval. 2. Per City of Tukwila Development Engineering, no work shall be completed within any buffer areas or easement areas without permission from the owner. Adequate temporary erosion and sediment control measures shall be required to protect the storm water system and the adjacent river at all times during construction. 17 18 • BRODERICK ARCHITECTS Original Design Review: L18-0026, L18-0027 Enhanced Narrative for Minor Modification (Revised 4/18/22) On January 25, 2019, we received Design Review approval for 3 phases of development. Phase 1 is a 7,000 SF addition to an existing office building to convert it to a Learning Center for the children of the parish and this phase is now complete. Phase 2 is the partial demolition of the existing larger Church Building on the site and the construction of a new church there with two stories of meeting/office spaces adjacent to the church. The church was to be elevated with a parking garage on the ground level. Phase 3 is the renovation of the remaining portion of the Church Building. Phase 1 work is now complete. The phase 2 building permit application was submitted in the fall of 2020, and we are presently responding to city comments with the expectation of receiving the building permit soon. The phase 2 permit application features a significantly smaller building than the building that was approved in the Design Review. While the enclosed space of the Church Building has been reduced by 3,000 SF, the footprint has been greatly reduced by approximately 22,000 SF. No change from the Design Review is currently proposed for Phase 3. Therefore, the request for a minor modification to the original Design Review mainly deals with the proposed changes to only the Phase 2 work, which is a reduction in scope. This reduction is necessary due to the enormous rise in construction costs caused by the pandemic and its disruption to the building materials supply chain. The reason for this reduction in scope was also driven by the cost of the 140 feet deep auger cast piles that would be required for an elevated structure. Having the sanctuary portion of the Church Building elevated above a parking lot is not financially feasible. The original Design Review document approved a 67,500 SF Church Building with a footprint of 67,500 SF. The revised Church Building is 64,118 SF with a footprint of 45,290 SF. There is very little change to the overall height or look of the main church areas. The revised submittal proposes the same approved materials and colors. The overall design of the actual church as you approach the site from Sperry Drive South is practically unchanged. Its height and massing are the same. Only the sloping ramps on either side of the main entry steps were eliminated because we are not able to make them ADA accessible. The renovated portion of the existing building in Phase 3 currently shows a simpler elevation with a central shrine which has yet to be designed. In order to stay within the budget for the project, the new facade on the north side of existing single -story building to remain needed to be simplified. While the massing generally stays the 19 BRODERICK ARCHITECTS same, the fenestration here has been reduced and the following unnecessary elements have been removed: small colonnade that projects to the east, a continuous railing above the 2nd floor, a pitched roof, and a flight of exterior steps. The facade is still divided into 3 parts with a taller wall in the center which is capped by a pediment. The facade avoids monotony of design by the remaining fenestration, central pediment wall and landscaping. The proposed east wall of the church features arched windows at the second story that are related to others yet also provide a variety of form when compared to the transom type windows located in the clerestory above. Landscaping at the base of the wall will feature 10 feet tall Maple trees surrounded by Rhododendrons and a Japanese Boxwood hedge. The proposed west wall of the church features arched windows at both the second story and ground floor. The design and location of the windows has recently been revised so that they are better aligned between stories. The original design proposed office areas to be located on the east side of the church. These activities have been moved to the ground floor below the church where the parking lot was originally proposed. The proposed east and west elevations have been modified to allow for the office / classroom uses on the lower level. This has resulted in a scaled back less ornate elevation but has consistent materials. The original Design Review approved structured parking below the church whereas the revised application has 51 additional surface parking to the east of the new church building. The original CUP required 370 parking stalls and the original submittal included 486 parking stalls. The revised submittal includes 445 stalls. Please keep in mind that the church has parking agreements in place and recorded for 230 additional off-site parking spaces plus a parking plan directing parishioners to an additional 139 offsite street parking spaces. The civil stormwater plans have been modified to account for the changes in the parking layout but continue to feature the LID bioswale. The landscaping plan has also been adjusted but features the same number of replacement trees and the landscape still exceeds code minimum code requirements. It is our hope that this project can proceed as a modification to the approved Design Review in consideration that it is a reduction in scope that maintains the project's original design and continues to meet the project's requirements. 20 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Staff Report Board of Architectural Review for Vietnamese Martyrs Expansion Prepared for the October 25, 2018 Meeting FILE NUMBERS: L18-0026 Design Review L18-0027 Conditional Use Permit APPLICANT: Sean Hill of Broderick Architects on behalf of Vietnamese Martyrs Parish REQUEST: The applicant proposes a 7,000 sf2 addition to an existing office building to create a learning center, partial demolition of and construction of an addition to the main church building (67,500 sf2), and related improvements including restriping and expanding the parking lot and interior remodeling. LOCATION: COMPREHENSIVE PLAN AND ZONING 6841 and 6847 S. 180th St. Tukwila, WA Tukwila Urban Center- Workplace (TUC -WP) with portions of Public Recreation Overlay SEPA DETERMINATION: A Determination of Non -Significance (DNS) was issued on October 17th, 2018. NOTIFICATION: A Notice of Application was mailed on May 11, 2018 to property owners within 500' of the site and agencies with jurisdiction and was also posted on site. Comments were received from the Muckleshoot Indian Tribe. A Determination of Non -Significance was issued on October 17th, 2018. A Notice of Hearing was mailed on October 10, 2018 and published in the Seattle Times on October 11, 2018. RECOMMENDATION: Approval with conditions STAFF: Lindsay Brown, Assistant Planner Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWgiov ATTACHMENTS: A. Large Plan Sheets- Site and Landscaping Plans Survey Site Plan Exhibit C Trees to be Removed Sheet A4 Proposed Site Plan Sheet A4.1 Luminaire Plan Sheet A5 Landscaping Plan Exhibit D Shoreline Public Access B. Large Plan Sheets- Floor Plans and Elevations Sheet A7 Church Ground Floor Sheet A8 Church Second Floor Sheet A6 Leaning Center Floor Plan and Elevations Sheet A9 Church- North and West Elevations Sheet A10 Church- South and East Elevations C. Hearing Examiner's decision approving the Conditional Use Permit on May 15, 2013. D. Applicant's response to Conditional Use Criteria E. Church attendance report dated 9/25/2018 prepared by Broderick Architects F. Traffic Management Plan dated 9/25/2018 prepared by Broderick Architect G. Applicant's response to Design Review Criteria H. Exterior Material information dated 10/16/2018 prepared by Broderick Architects I. Tukwila Municipal Code sections TMC Table 18-1 Summary of applicable review process and standards/guidelines; TMC Table 18-3 Tukwila Urban Center District Standards; TMC Figures 18- 25 and 18-27, Commercial Corridor and Workplace Standards J. Public Comments and Applicant's response K. Materials Board will be presented at the meeting REPORT ORGANIZATION Following a detailed project description for the expansion of the Vietnamese Martyrs Church, the report is divided for analysis of the conditional use permit and design review requests. In both of these sections, the proposal will be compared to the criteria for permit approval. TMC 18.104.030 allows for all permit applications related to a single project to be bundled together in a consolidated hearing and approval procedure, using the highest numbered land use decision type applicable to the project application. Conditional Use Permits are Type 3 land use decisions 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. An open record public hearing is scheduled on October 25, 2018. A SEPA Determination of Non -Significance (DNS) was issued on October 17th, 2018 the comment period for SEPA determination shall end on October 31, 2018. Per WAC 197-11-340 an agency cannot act on a proposal for 14 days after the issuance of DNS if there is another agency with jurisdiction. Since the project is subject to Shoreline Substantial Development permit, the Department of Ecology is another agency with jurisdiction. Therefore, the Board of Architectural Review could hold the hearing on October 25, 2018 but will need to keep the hearing open until the next meeting on November 8, 2018 to make a decision on the design review and conditional use permit for the project. FINDINGS Site Information The Vietnamese Martyrs church expansion is planned for three parcels at the terminus and east side of Sperry Drive, in the Tukwila Urban Center- Workplace District. The Green River Trail is routed atop a bermed levee maintained by the King County Flood Control District, forming the western, southern, and eastern edges of the development site. The Public Recreation Overlay zone covers approximately 100' of the east, west, and south edges of the site measured from the landward bottom of the levee. There is an access road used by the Flood District running from the southeast edge of the church building along the bottom of the levee to about midway along the site's eastern edge. Vehicular access to the site is from Sperry Drive; there are no other driveways onto S. 180th Street. A steep bank divides the mostly flat developable area of the site from S. 180th Street. 23 The area including this site and across the river west of West Valley Highway was annexed to Tukwila in 1958 under Ordinance 258. The current Shoreline Master Program, adopted in 2011, establishes a Shoreline buffer width of 125 feet for areas within the Urban Conservancy Environment protected by levees, measured from the Ordinary High Water Mark (OHWM). The area within the Shoreline Overlay but outside of the buffer comprises an additional 75 feet from the buffer edge. Existing Development The site is developed with two older buildings, each partially surrounded by surface parking areas, and separated from each other by a grassy undeveloped area. At the northeast corner of the site sits a 17000 sf2 former Wells Fargo bank building constructed in 1968, with one row of parking between the building and S. 180th Street and two rows of parking between the east side of the building and the levee. The exit for the parking area routes parallel to the west side of the building before intersecting with Sperry Drive, a private street. The church building of 62,250 sf2 was built in 1973. It is located near the southern edge of the developable site, with a grouping of mature evergreen trees located between the southern edge of the church and the landward edge of the levee. There is asphalt parking west, north and east of the building, and a small parking area and loading area located at the southwest corner of the building. The church area of the site forms the terminus of Sperry Drive. Surrounding Land Uses West of the Sperry Drive but east of the Green River is two parcels owned and used by Wells Fargo bank. North of the site across S. 180th Street are other commercial uses- a Taco Time restaurant, oil change business, and Home Depot. All of these sites are zoned TUC -WP, and the Wells Fargo parcel also has the Public recreation Overlay along the river trail at the western property line. South of the site and across the river is an office park zoned commercial/light industrial (CLI). East of the church and across the river is a small strip commercial center and a Residence Inn, both located in the City of Kent. Environmentally Sensitive Areas The Shoreline Overlay comprises 200' landward of the Ordinary High Water Mark (OHWM), along the site's western, southern, and eastern boundaries. There is a small strip of steep slopes at the northern edge of the site, sloping sharply up to S. 180th Street. Topography The majority of the site is flat; the edges of the site sit above the developable area, formed by levees of three sides and a steep slope on the northern site edge. Vegetation Streetscape landscaping along Sperry Drive consists of five large, healthy trees on the west side of the street and grassy lawn underneath. This landscaped area begins 120' south of S. 180th St. and runs for 140', ending at the vehicular ingress for Wells Fargo. On the east side of Sperry Drive is a landscape strip with five ornamental trees with gravel underneath the canopies, ending approximately 160' south of S. 180th Street at the egress for the Wells Fargo building. There are mature evergreen trees on the northeast edge of the site on a steep slope/levee berm between the parking lot edge of the office building and the river, and between the church's southern wall and the levee. Additionally, there are three large evergreens between the church and office buildings, one evergreen at the northwest corner of the church, six cherry trees in front of the church, and one small deciduous tree east of the church. Project Description The project proposes an expansion of the existing main church building, expanding and converting a former bank building into classrooms, expanding and restriping the parking lot, and 25 other site changes including additional landscaping and pedestrian access. These improvements are divided into three phases. The renovations and expansions planned are to accommodate the existing church congregation; an increase in the congregation and demand for classroom space, parking spaces, etc. is not anticipated with project approval. Phase I will add 7,000 sf2 to the existing 17,000 sf2 office building fronting S. 180th street, to create a Learning Center with classrooms. Phase I includes expanding the parking area south of the proposed Learning Center and east of the church, and installing perimeter parking lot landscaping, marked pedestrian paths of pervious pavement, and a small bioswale for natural filtration of stormwater runoff. Phase II consists of partial demolition of the church and an expansion; total construction area will cover approximately 67,500 sf2. Phase II will demolish about 50% of the existing building on the northern side, constructing a sanctuary, chapel, administrative offices and six classrooms over a ground -level parking garage. Phase III consists of interior renovations to the southern half of the existing church. Approximately 27,000 sf2 will be renovated, improving the kitchen and cafeteria and creating an auditorium. Behind the elevated levee which routes along the western, southern, and eastern edges of the parcels, the ground is generally flat with a steep slope up to S. 180th from the northern parking area of the proposed Learning Center. The Flood Control District requires 30' wide access easements for levee maintenance at the eastern edge of the site between existing Learning Center parking and a proposed landscaped planting area, and on the northwestern corner of the church parcel site. Additionally, an existing levee access road along the landward edge of the berm along the southern and eastern edges of the site will be paved to provide the District and the Tukwila Fire Department access for their needs. Almost half of the project site is within the 200 -foot shoreline jurisdiction of the Green River, in the Urban Conservancy Shoreline Environment, protected by levees. The work occurring within the 125- foot buffer zone and within the 200 ft. Shoreline Overlay includes parking lot restriping and expansion and installation of landscaping and lighting. No lighting or glare from proposed improvements will reach the Ordinary High Water Mark (OHWM) (Luminaire Plan, Attachment A). No work will occur waterward of the OHWM or on the levee banks or top. 26 Figure 1. Proposed Site Plan Building Design Figure 2. Rendering of the site from Sperry drive and S. 180th Street The architectural renderings and description of the church building expansion and remodel show a French colonial design reminiscent of the architecture of Saigon, with towers topped by spires framing the main entrance and forming the narthex. The processional doors to the sanctuary are centered by a series of steps flanked by ADA -accessible ramps rising from a courtyard surfaced in brick -colored stamped concrete. Doorways are arched, but this main facade is peaked over the second -story circular stained glass window. The church building's roof material is primarily red clay roofing tiles, with ribbed metal roofing forming the spires, color matched to the clay tiles. The exterior wall treatment is Nichiha Fiber Cement in Sandstone Desert Beige, a pale tan color. Portions of the base will have a stone veneer treatment applied approximately 4' from ground level, as will the Learning Center facade. Figure 3. Northern elevation and church entrance Looking left of the main entrance, you see the shorter 2 -story section of the building housing offices and classrooms. This portion of the building has an exterior arcade running across the length of the second story, and the eastern edge is framed by a taller arched roof over a ground -floor east -facing exterior stage. There is a secondary entrance along this section, also accessed by stairs ascending from the plaza, but the entrance is recessed and smaller than the principal entrance. Behind the northern facade but visible and prominent behind the principal entrance is a large dome with clerestory windows forming the roof directly over the sanctuary. The dome and all portions of the building taller than 45' are non -habitable, religious architectural features integral to the church design. Figure 4. West elevation; renovated portion only The renovated northernmost section of the church building seen above in Figure 4 is designed with a single story of conditioned space (sanctuary, chapel, offices and classrooms) over a ground -floor garage with 105 parking spaces, storage space, and two vehicular entries each on the western and eastern sides of the building. The learning center will be expanded slightly to the west and south, and all facades will be renovated to match the church's warm beige coloring and clay roofing tiles. The Learning Center will have Hardie Panel Vertical Siding in Sail Cloth, a pale tan color matching the church's facade. The Learning Center will have the same stone veneer treatment applied to the bottom 4' of all facades (precast stone veneer- El Dorado Autumn Leaf) and will be reroofed in red clay roofing tiles (Bora) Clay Tile- El Camino Blend). The applicant has proposed Stucco as an alternate material for Hardie Panel Vertical Siding. Also, Met Tile Metal Roofing Tile in Mission Clay color is proposed as an alternate material for roofing. See Attachment H for photos of the proposed materials. Materials board shall be provided at the meeting. Site Plan The project expands the building footprints and parking areas of the site without expanding the developable area defined as the flat expanse landward of the levee berms. The existing nonconforming parking areas will remain, but the parking area will be increased by paving the flat areas of patchy grass and dirt between the Learning Center and the church and between the church's eastern facade and the levee. A stormwater treatment and detention tank will be buried underneath some of the parking spaces created by paving the area between the two buildings. E LaUrRti: 00 0 moo— i0©0ia sommom Figure 5. Proposed site plan showing pedestrian pathways NOTE- ENCS LRES SHALL HAVE SR FP ACE Ck'J SIDES WHERE VISIBLE AND OPERABLE GATE FOR SCREENING Vehicular and pedestrian circulation will be improved with project approval. The existing parking areas are devoid of landscaping islands, integrated site lighting, and pedestrian pathways. Vehicular circulation will be improved via the paving of an existing gravel pathway following the levee berm around the southern and eastern edges of the development area, marked and defined drive aisles and clear traffic patterns, and shielded, directed parking lot lighting. The expanded parking lot areas meet all landscaping and lighting requirements and feature 6' wide pedestrian paths to the buildings easily identifiable by colored pervious pavement and framed by pedestrian lighting fixtures. The section of pedestrian pathway adjacent to the Learning Center's southern wall from Sperry Drive to the trail will be accessible to the public via a recorded public access easement, marked with appropriate signage, and maintained for the life of the project by the applicant. When selecting a route that could be used for public shoreline access, several routes were considered including a stairway descending from the S. 180th St. bridge terminus at the northeast corner of the site down to the trail, and a sidewalk extension on the east side of Sperry Drive. The sidewalk extension on the west side of Sperry Drive, crossing over and continuing east in a straight line was selected because of problems identified with the other two options by the Flood Control District, Tukwila Parks Department, and Public Works staff. Additionally, it was noted that the large deciduous trees on the west side of Sperry Drive are lush and healthy while the trees on the east side are over pruned and struggling. The proposed public access route saves the healthy trees, improved pedestrian circulation to and throughout the site, and replaces unhealthy and struggling landscaping. 30 Landscaping When there is a change of use or expansion proposed that would increase the required parking spaces by less than 100% of existing, the new parking areas only must comply with current development standards; the existing areas may remain legally nonconforming. Outside of the Shoreline Overlay, Per TMC 18.70.080 Nonconforming Parking Lots, parking lots need only come into compliance with current code requirements (stall size, drive aisle width, interior landscaping requirements) if a change of use is proposed, or if additional parking is required to support building additions. As the proposed building expansions do not change the use of the site and no increase in parishioners is anticipated, the landscaping requirements for parking lot islands in the existing parking areas onsite do not apply. The existing levee berms maintained by the Flood Control District provide screening for the proposed expanded parking areas located between the river and buildings. No plantings or structures including fencing are allowed on the levee berms. The Flood Control District and the Tukwila Fire Department both require the applicant to pave the access road that runs along the interior edge of the levee berm, preventing plantings or fencing to reduce visual impacts. Landscape plans show significant clustering of evergreen trees with shrubs and groundcover between the proposed expanded parking areas east and northeast of the church building. 28 evergreen trees (Douglas Fir and Western Red Cedar) will be planted in the perimeter landscaping areas. The applicant has agreed to give the 5 trees that will be removed from the Shoreline Overlay to King County for use as large woody debris for riverine habitat. Throughout the new parking areas, landscaped islands are positioned no more than 150 feet apart. These landscaped areas are planted with deciduous trees, shrubs and groundcover. The plans show 4,457 sf2 of new landscaping proposed with project approval. East of the church between two rows of parking, a bioretention area will accept runoff from the adjacent parking spaces, naturally filtering it through the landscaping and soil. There are small landscaped areas framing the church's northern facade adjacent to the ramps to the sanctuary, between the two entrances, and hugging the building's northeast corner. Streetscape landscaping proposed is a replanting of the 15' wide landscaping strip on the eastern side of Sperry Drive adjacent to the Learning Center with a mix of deciduous and evergreen trees, with shrubs and groundcover planted underneath. Public Comments Notice was sent to property owners and tenants within 500' of the site and agencies with jurisdiction. No comments were received from the general public regarding the proposed work. Comments were received from the Muckleshoot Indian Tribe related to SEPA and Shoreline permit. These comments were forwarded to the applicant, who replied to each comment and 31 submitted revisions incorporating some of the Tribe's concerns. These comments and applicant's response are included as Attachment J. The applicant has incorporated several suggestions from the Tribe into the site, landscaping and luminaire plans. In response to concerns about artificial lighting, the applicant has submitted design specification sheets for lighting fixtures showing that light sources will be shielded to minimize light spillover and glare, and a luminaire plan showing that no light generated from the project will reach the ordinary high water mark. The Tribe requested tree species substitutions of tall conifer trees (that could provide shade over part of the river) for the mostly deciduous trees initially proposed as perimeter landscaping. The applicant has since revised the landscaping plan showing Douglas Fir and Western Red Cedar in the perimeter landscaping areas, in addition to significantly expanding the size of landscaping areas within the Shoreline Overlay. The applicant has agreed to give the 5 trees that will be removed from the Shoreline Overlay to King County for use as large woody debris for riverine habitat. 32 CONDITIONAL USE PERMIT L18-0027 Vietnamese Martyrs Parish requests approval of a conditional use permit to allow the church to operate and expand in the TUC -WP zone. Conditional use permits are utilized as a way to establish review and permit approval procedures for unusual or unique types of land uses which due to their nature, require special consideration of their impact on the neighborhood and land uses in the vicinity. There was a conditional use permit approved by the Hearing Examiner in 2013, for establishing this church use in an existing manufacturing building at 6801 S 180th Street. Expansion of the church use requires a new conditional use permit. See Attachment C for the Hearing Examiner's decision issued in 2013. Criteria for Approval 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 D 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 of the proposed use or in the district in which the subject property is situated. The project will improve the appearance of the church building and provide site improvements such as water quality measures and additional parking spaces needed to adequately serve the existing church congregation. The improvements planned will improve vehicular and pedestrian circulation, create additional access to the trail and shoreline, and improve the quality of development significantly while maintaining the site's use as a church serving the Catholic Vietnamese community in Tukwila and environs. 2. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. The Tukwila Urban Center- Workplace District (TUC -WP) is intended to provide a wide range of distribution, warehousing, light industrial, "big box" retail, and furniture outlets, with incremental infill by office and other complementary commercial uses. S. 180th Street is designated as a Commercial Corridor in the Tukwila Urban Center. Commercial corridors are designed to provide greater capacity for vehicles, and attractive streetscapes along heavily travelled roadways serving auto -oriented commercial uses, with modest improvements for pedestrian safety. Sperry Drive is a private street but designated as a Workplace Corridor. Workplace Corridor standards are designated to provide streets serving truck loading and parking access for primarily warehouse/distribution uses in the southern part of the Southcenter area, with modest improvements for pedestrian safety. 33 The following relevant standards exist in the TUC -WP District (TUC -WP), Commercial Corridors (S. 180th St.) and Workplace Corridors (Sperry Dr.) and are found in the identified section of the Tukwila Municipal Code: Setbacks (Table 18-3; Figures 18-25 and 18-27): Side and rear- 5 feet. Front yard setback for properties along Sperry Drive and S. 180th Street is 15 feet. Off-street parking (TMC Figure 18-7): Religious facilities are required to provide 1 parking space for each 4 fixed seats. The closest use to the educational facilities proposed as an accessory use of the site is a high school, with required parking determined as 1 space for each staff member plus 2 for every 5 students or visitors. Bicycle parking minimums are set at 1 space for every 50 required vehicular parking spaces for both religious facilities and high school uses. Landscaping (TMC Table 18-3; Figure 18-27): There are no side or rear landscaping requirements of the District. Front yards are required to have 15 feet of landscaping based on the corridor standards for Sperry Dive. The public frontage standard for both Sperry Drive and S. 180th Street is street trees planted 30-50 feet apart in a continuous landscaped strip 9 feet wide at the back of the curb. The parking lot and perimeter landscaping requirements in the Shoreline Chapter of the Tukwila Municipal Code also apply. Building height (Table 18-3): Buildings may be a maximum of 45 feet high, excluding portions of buildings extending beyond the primary building mass such as cupulas, bell towers, other architectural features, and non -habitable spaces. The building height provisions in the Shoreline Chapter of the Tukwila Municipal Code also apply. Both buildings meet the minimum setbacks of the Tukwila Urban Center Workplace District and Commercial and Workplace Corridors. The proposal will add 314 parking spaces west of the church and between the church and learning center, providing a total of 485 off-street parking spaces. Religious uses have a parking requirement of 1 space per every 4 fixed seats. There is no parking standard for the education activities to be held on the site, but the high school standard seems to be the closet equivalent use, with parking needs expected of staff and some students. The applicant has submitted an attendance report (Attachment E) showing the activities hosted by the parish, their days of the week and times, and attendance numbers. Because activities and events at the church take place on different days and times, parking demand should be calculated based on the site's uses and the time of greatest demand. The event with the largest attendance (and greatest demand for parking) is Sunday mass held at 9:30 am, with an estimated 1200 attendees. Mass is held in the church sanctuary, which will have 1,318 fixed seats, requiring 330 parking spaces. Weekday 11am mass has the lowest attendance of 50 parishioners. There are 20 classrooms in the Learning Center and the church building, with an estimated 20 staff members requiring 30 parking spaces under the high school land use parking requirement. The parking requirements of religious facilities and high school uses are met even if educational 34 classes and the largest mass service are held simultaneously. Additional parking has been provided onsite and a Traffic Management Plan (Attachment F) has been submitted for consideration because the parish occasionally hosts large events such as the Summer Festival held in August, which replaces some of the parking areas with stages and temporary shade structures while larger attendance numbers increase the demand for parking. General landscaping requirements are discussed in detail in the Design Review section later in the staff report. TMC 18.44.130.E regulates nonconforming parking and landscaping areas within the Shoreline Overlay. When there is a change of use or expansion proposed that would increase the required parking spaces by less than 100% of existing, the new parking areas only must comply with current development standards; the existing areas may remain legally nonconforming. Outside of the Shoreline Overlay, Per TMC 18.70.080 Nonconforming Parking Lots, parking lots need only come into compliance with current code requirements (stall size, drive aisle width, interior landscaping requirements) if a change of use is proposed, or if additional parking is required to support building additions. As the proposed building expansions do not change the use of the site and no increase in parishioners is anticipated, the landscaping requirements for parking lot islands in the existing parking areas onsite do not apply. A portion of the church building is located in the Shoreline Overlay, outside of the buffer. The development standards for the Urban Conservancy Environment, non -buffer areas restricts building height to 45 feet. The Learning Center and the habitable portions of the expanded church building meet the 45 feet maximum height allowed in the TUC -WP zone. The dome, bell towers, and all portions of the church building taller than 45' are non -habitable, religious architectural features integral to the church design. TMC 18.50.080 Exemption of Rooftop Appurtenances states "The height limitations specified in this chapter shall not apply to church spires, monuments, chimneys, water towers, elevator towers, mechanical equipment, and other similar rooftop appurtenances usually required to be placed above the roof level and not intended for human occupancy or the provision of additional floor area; provided, that mechanical equipment rooms or attic spaces are set back at least 10 feet from the edge of the roof and do not exceed 20 feet in height." The proposed development meets the Tukwila Urban Center and Shoreline development standards regarding building height. 3. The proposed use shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. Traffic from the church will be most noticeable during Sunday mornings and at the occasional festival or large event held on a weekend. The parking lot will be expanded with project approval, and vehicular and pedestrian circulation patterns significantly improved. Parking management for the occasional large event or festival is provided via agreements with the owners of three nearby sites. The Traffic Management Plan (Attachment F) shows the location of these three areas. Two are private properties and the third location is on street parking on Olympic Ave S, Cascade Ave S and Riverside Dr. No on street parking is allowed on these 35 streets unless a street use permit is obtained from the City's Public Works Department and traffic control plan approved by the City. The applicant has previously obtained this permit for past events. The church has a fleet of three vans and two busses that will transport parishioners and festival attendees between these overflow parking areas and the church property. Pedestrian circulation within and access to the site will be improved via a sidewalk extension along Sperry Drive, marked crosswalk, distinctive pedestrian pathways from the parking areas to the Learning Center and church buildings, and a marked route and dedicated easement providing pedestrian public access to the shoreline. Outdoor noise associated with traffic or events held at the church could be heard from the adjacent Wells Fargo bank parcels and potentially across the river, where the primary uses are offices and warehouses operating during weekdays only. As the church has existed in its current location and design for many years with minimal conflicts with the neighborhood and no additional increase in parishioners is anticipated, approval of the CUP will not decrease the church's compatibility within the neighborhood. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. The proposed church expansion implements several goals and policies in the Tukwila Urban Center and Shoreline chapters of the 2015 Tukwila Comprehensive Plan. Chapter 10- Tukwila's Urban Center 10.2.4 Pedestrian Accessibility. Ensure that pedestrians have safe, convenient and comfortable paths from adjacent public ways to key building entrances. This could include utilizing driveways or internal streets with sidewalks for access to primary entrances, or by providing clearly marked pathways through large parking lots from the public sidewalks and from parked cars to key building entrances. There should be minimum interruption to the pedestrian pathway by driveways and other vehicular conflicts. Chapter 5- Shorelines 5.4.2 Design and locate public access in a way that is appropriate for the site, depending on site conditions and private property concerns. 5.5.1 Require that shoreline development outside of the MIC: • Ensures no net loss of shoreline function; • Is designed to be consistent with Tukwila river design guidelines; • Reflects principles of high-quality design in such areas as site planning, architecture and landscaping; and • Includes setbacks, bulk, height, density, landscape buffers and provisions for open space that enhance the shoreline environment The proposed redevelopment of the site includes dedicated public access and meets the design guidelines of the zone where its situated and the Shoreline, as well as the no net loss criteria of 36 the Shoreline Master Plan. Improvements proposed to fulfill the above Tukwila Urban Center and Shoreline Comprehensive Plan policies include enhanced landscaping, better stormwater drainage design and a new stormwater detention tank, and sidewalk and pedestrian crossing upgrades. 5. All measures shall be taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. The possible adverse impacts stemming from the church's expansion are minor and primarily limited to the parking impacts associated with the occasional large event or festival, and removal of trees in the Shoreline. As the parking spaces provided exceed code requirements for the church and school uses, the parking impacts are limited to the occasional events or festivals hosted by the church onsite. During these events or festivals, the site experiences a temporary increased demand for parking while the supply of parking spaces is decreased due to the construction of temporary stages and structures supporting the festival. The applicant has submitted a traffic management plan that utilizes offsite parking areas and the Church's fleet of vehicles to transport festival attendees to and from the property; an additional 359 parking spaces are available to event attendees via these overflow parking spaces. The applicant shall be responsible for obtaining and recording a Shared or Covenant Parking Agreement between the subject property and the adjoining overflow parking area properties if either: the seating is expanded such that site does not meet the requirement of one parking space per four seats, or if the parking demand cannot be met on the property and there are off-site parking impacts as determined by the City. The language of the Shared or Covenant Parking Agreement shall be approved by the City and shall be consistent with TMC 18.56.070. Also, the applicant shall be responsible for obtaining a street use permit from the City's Public Works Department to use on street parking on Olympic Ave S, Cascade Ave S and Riverside Drive. Additionally, the applicant shall adopt a Parking Management Program for special events that shall include the following: a) Information and education: Educate the congregation families to encourage them to carpool, use transit, bike, or walk to the church. b) Demand Reduction Strategies: Establish a preferred parking area for families and groups that carpool with four or more persons per car; c) Demand Management Strategies: Continue to implement measures to ensure that sufficient parking is available. These measures could include agreements with the surrounding businesses; shuttles; establishing a team of parking attendants to help direct drivers to available parking locations. The impact the removal of 5 trees may have on riverine habitat has been compensated for by planting 28 new evergreen plantings close to the levee (along the parking lot perimeter and between the church's southern fagade and the levee) and additional deciduous trees planted inside the parking areas and within the Shoreline Overlay. 37 CONCLUSIONS 1. Criteria 1: The improvements planned will improve vehicular and pedestrian circulation, create additional access to the trail and shoreline, and improve the quality of development significantly while maintaining the site's use as a church serving the Catholic Vietnamese community in Tukwila and environs. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. 2. Criteria 2: The proposed church expansion meets the setback, landscaping, parking and building height standards of the Tukwila Urban Center- Workplace District, Commercial and Workplace Corridor standards for streets in the Tukwila Urban Center, and development standards required of projects within the Shoreline Overlay. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. 3. Criteria 3: As the church has existed in its current location and design for many years with minimal conflicts with the neighborhood and no additional increase in parishioners is anticipated, approval of the CUP will not decrease the church's compatibility within the neighborhood. The proposed uses shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. 4. Criteria 4: The project's enhanced landscaping, better stormwater drainage design, new stormwater detention tank, and sidewalk and pedestrian crossing upgrades implement several Tukwila Urban Center and Shoreline Comprehensive Plan Policies. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. 5. Criteria 5: The potential for parking impacts related to occasional events and festivals and habitat impacts stemming from the removal of 5 trees near the levee have been alleviated by a traffic management plan providing an additional 359 parking spaces and shuttle service via overflow parking Tots, and the planting of 28 trees near the levee in and deciduous trees planted throughout the Shoreline parking areas. In order to alleviate any potential offsite parking impacts the applicant shall be responsible for obtaining and recording a Shared or Covenant Parking Agreement between the subject property and the adjoining overflow parking area properties if demand cannot be met onsite. Also, the applicant shall be responsible for obtaining a street use permit from the City's Public Works Department to use on street parking on Olympic Ave S, Cascade Ave S and Riverside Drive. Additionally, the applicant shall adopt a Parking Management Program for special events. All measures have been taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. 38 RECOMMENDATION Staff recommends adoption of the above findings and conclusions and approval of the conditional use permit including Attachments A and B with the following conditions: 1. The applicant shall be responsible for obtaining and recording a Shared or Covenant Parking Agreement between the subject property and the adjoining overflow parking area properties if either: the seating is expanded such that site does not meet the requirement of one parking space per four seats, or if the parking demand cannot be met on the property and there are off- site parking impacts as determined by the City. The language of the Shared or Covenant Parking Agreement shall be approved by the City and shall be consistent with TMC 18.56.070. Also, the applicant shall be responsible for obtaining a street use permit from the City's Public Works Department to use on street parking on Olympic Ave S, Cascade Ave S and Riverside Drive. 2. The applicant shall adopt a Parking Management Program for special events that shall include the following: a) Information and education: Educate the congregation families to encourage them to carpool, use transit, bike, or walk to the church. b) Demand Reduction Strategies: Establish a preferred parking area for families and groups that carpool with four or more persons per car; c) Demand Management Strategies: Continue to implement measures to ensure that sufficient parking is available. These measures could include agreements with the surrounding businesses; shuttles; establishing a team of parking attendants to help direct drivers to available parking locations. Additionally, staff recommends that the expiration date of the conditional use permit be extended to match the expiration of the underlying shoreline substantial development permit. Under WAC 197-27-090, construction shall commence within two years of the effective date of the shoreline permit; and substantial development be complete within 5 years. One year extension can be granted by the Department of Community Development Director based on reasonable factors 39 DESIGN REVIEW L18-0038 Tukwila Municipal Code Table 18-1 specifies which criteria apply to developments meeting certain thresholds within the Tukwila Urban Center. The proposed church redevelopment is classified as "Other large-scale new construction or exterior expansions" in the Workplace District, so the below criteria are applicable to the Design Review application. Tukwila Municipal Code 18.70.090 Nonconforming Landscape Areas requires all projects undergoing Design Review to comply with current landscaping requirements. The Board of Architectural Review may modify the requirements in circumstances where strict compliance would create substantial practical difficulties, the existing and proposed additional landscaping and screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking or storage areas, and/or adequately enhance the premises appropriate to the use district and location of the site. In the following discussion, the District standards of the Workplace zone are described and the project's adherence to the standards is discussed. Following the District standards, the project proposal is assessed for compliance with the Tukwila Urban Center's Corridor Standards for Workplace and Commercial Corridors, the Supplemental Standards, and other parking and landscaping requirements. Finally, the Design Review criteria for commercial and light industrial projects from TMC Section 18.60.050(B) are shown below in italics, followed by Staff's comments on how the church redevelopment proposal compares to the guidelines. District -Based Standards I. District -Based Standards Structure Height (TMC 18.28.070): The Learning Center's height is single -story and well below the 45 ft. height limit. The proposed church building reaches a maximum height of 45 feet for the habitable areas, which is in conformance with the building height restriction of 45 feet for the TUC -WP zone. Footnote 1 on Table 18-3- District Standards states "portions of the building that extend above the primary building mass, such as non -habitable space (clock towers, roof -top cupolas, elevator and mechanical equipment enclosures), unenclosed space (roof deck trellises, gazebos), and other special architectural features, shall not exceed the maximum height requirement by more than 20 feet, provided they are set back a minimum of 10 feet from the edge of the roof (see also TMC 18.50.080). Maximum Block Face Length (TMC 18.28.080): The site does not propose any new streets, and Sperry Drive is less than 900 linear feet long. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100-.110): Both the Learning Center and church buildings meet the 5 -foot rear and side yard setback requirements. There are no landscaping requirements for side and rear yard setbacks in the TUC -WP District. 40 II. Corridor -Based Standards S. 180th Street is classified as a Commercial Corridor and Sperry Drive is a Workplace Corridor. S. 180th Street is a public street maintained by the City while Sperry Drive is a private street; a tract jointly maintained by the church and Wells Fargo. Public Frontage Standards (TMC 18.28.150): Unfortunately, the steep slope forming the site's northern boundary prevents construction of a sidewalk along S. 180th Street. There is currently no sidewalk here, and discussions with Public Works staff revealed there is no reasonably feasible alternative allowing for a sidewalk along this section of the street. Because there is no reasonable way to install a sidewalk along S. 180th Street, the 6' wide requirement can be waived. The landscaped steep slope from the Learning Center's northern parking area to the street exceeds the 9 ft. of landscaping required of Commercial Corridors. The 15 ft. wide landscaping strip along the east side of Sperry Drive exceeds the 9 ft. of landscaping required of Workplace Corridors. The over pruned and struggling existing trees and gravel surface will be replaced by a mix of deciduous and evergreen trees, shrubs and groundcover. The sidewalk extension and pedestrian crossing along Sperry Dr. meet the frontage standards of Workplace Corridors. The infeasibility of a sidewalk along S. 180th Street, the presence of healthy trees on the west side of Sperry Drive and struggling trees on the east side of the street all combined to influence the proposed pedestrian improvements. The proposed configuration preserves the healthy, mature streetscape landscaping along the Wells Fargo parcels while improving mobility and connectivity. Building Orientation/Placement & Landscaping (TMC 18.28.160-.190): Neither S. 180th Street nor Sperry Drive require building orientation to the street. Both Commercial and Workplace Corridors allow parking in the front, rear or side yard. The proposed project has parking along S. 180th Street and Sperry Drive, and in front of, on the side and in the rear of buildings. III. Supplemental Standards Special Corner Feature (TMC 18.28.220): No special corner feature is planned; the criterion is not applicable. Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240): There is no requirement for landscaping in the setbacks, but both S. 180th Street and Sperry Drive corridor types require a 9' wide landscaping strip at the back of the curb. Perimeter and interior landscaping square footage requirements of the Tukwila Urban Center and areas within the Shoreline have been satisfied. Landscaping islands and trees provided within the landscape islands are consistent with the code requirements. The City's Urban Environmentalist has reviewed and approved the proposed plant material to ensure appropriate species selection and spacing. The applicant will need to provide irrigation plans and planting details in conformance with the TMC 18.28 with the building permit application as a condition of approval. 41 The spacing of landscape islands in the parking lot is slightly modified for a section of parking just south and west of the Learning Center. A 30' wide easement for the Flood Control District is required to route through this general area to the levee bank for levee maintenance purposes. An additional reason is that historically during the church's Summer Festival, a stage has been placed in this area of the parking lot. The parish would like this area to remain free of structures and impediments not just for the easement but also to maintain the flexibility of placing a temporary stage here. Accordingly, the landscaped islands are placed a little further apart than in other parking areas, yet still are placed no further than 150' apart per a requirement of areas within the Shoreline Overlay. TMC 18.28.240.B.6.b(3) provides for such accommodation: "Flexibility is allowed for the layout of parking lots and landscaped areas, but the goal is to provide shade from trees that are evenly distributed throughout the parking lot." Open Space Regulations (TMC 18.28.250): Only multifamily residential and office uses are required to provide open space in the Workplace District; this criterion is not applicable. General Parking Requirements and Guidelines (TMC 18.28.260-.270): The proposed project provides 415 parking stalls, which is above the 360 number of parking stalls required for religious use and high school parking standards per number of classrooms. The parking lot meets requirements for compact car stalls, stall dimensions, setbacks, curb cuts, access, and provision of pedestrian walkways. Parking lot landscaping, layout, and bicycle parking are provided per code requirements. TMC 18.28.260.D.5.b. requires that pedestrian pathways be separated from vehicular parking and travel lanes by use of contrasting paving material, curbing, or landscaping and may be raised above the vehicular pavement. The site plan shows that the pedestrian pathways are 6' wide, have small sections of concrete but are mostly comprised of warm -colored pervious pavement. Site Requirements (TMC 18.28.280): Pedestrian pathways through the parking area have been provided to facilitate pedestrian circulation and reduce plant damage from pedestrian traffic. The pedestrian crosswalks within the parking lot shall be finished with the same pervious pavement as that used in the plaza in order to enhance pedestrian safety, comfort, and the attractiveness of the site. Commercial and Light Industrial Design Review Criteria. The following criteria shall be considered in all cases, except that multi -family and hotel or motel developments shall use the multi -family, hotel and motel design review criteria; developments within the MUO, NCC and RC districts of the Tukwila International Boulevard corridor (see Figure 18-9) shall use the Tukwila International Boulevard design review criteria of this chapter; and developments within the TSO district shall use the Tukwila South design review criteria instead: 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. 42 c. The height and scale of each building should be considered in relation to the site. Frontage improvements along Sperry Drive provide a significantly improved pedestrian environment, allow for public access to the Shoreline, and save the mature landscaping existing along the east side of the street. Protected and marked pathways within the site's parking help to provide safe travel routes for pedestrians. The principle refuse and disposal area will remain in the same location after redevelopment, but with redevelopment, this area will be enclosed behind a split cmu wall with a door. This refuse area is behind the church in the loading and small parking area at the building's southwest corner; it will be screened from the river by the existing grove of mature evergreen trees and the additional evergreens proposed to be planted between this parking and refuse area and the levee. The refuse area for the Learning Center is on the eastern elevation, on the southern side of the building. This refuse area will also be enclosed, with materials to match the Learning Center's exterior building finishes. The project utilizes decorative awnings, roofline differentiation, variation in materials, vertical and horizontal modulation, and architectural details including weather -protection awnings for a second floor arcade and a stage to reduce the perceived scale and add visual interest. The proposed project meets the site design criteria. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. a. Harmony of texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on-site vehicular circulation with street circulation should be encouraged. The French colonial architectural style of the church has easily identifiable entrances, unifying the massing and notable architectural elements such as the dome and the bell towers and spires. Landscape transition to the river is provided with interior and perimeter parking lot landscaping improvements proposed, adding to the existing mature evergreen trees located on the site's northeast and southern edges. The proposal's vehicular traffic patterns will be modified and more organized with project approval, all paved areas will have the direction of traffic indicated by markings on the pavement. The vehicular entrances to the site are clearly defined by landscaping improvements, and loading facilities are appropriately located behind the Learning Center and church buildings, screened from the street. The design criteria are met. 3. LANDSCAPING AND SITE TREATMENT. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. 43 b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards and other places that tend to be unsightly should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The site is bordered on three sides by the Green River and the Green River Trail. This significant amenity will be enhanced with the landscaping improvements and public access provided for by the redevelopment proposal. The potential for shading along the river's edge in particular has increased substantially by the proposal, with 28 large western red cedar and Douglas Fir trees proposed for the area about 125' from the OHWM; the closest area to the river that the church may plant trees due to the restriction of vegetative plantings on the levee berm. Throughout the new parking areas, landscaped islands are positioned no more than 150 feet apart. These landscaped areas are planted with deciduous trees, shrubs and groundcover. The plans show 4,457 sf2 of new landscaping proposed with project approval. There are small landscaped areas framing the church's northern facade adjacent to the ramps to the sanctuary, between the two entrances, and hugging the building's northeast corner, enhancing the church's architectural features. The landscaping plan submitted at this time does not include planting, soil and irrigation details. At the time of building plan submittal, applicant shall submit irrigation and planting details in conformance with the requirements of TMC 18.28; Tukwila Urban Center. Frontage improvements along Sperry Drive provide a significantly improved pedestrian environment, allow for public access to the Shoreline, and save the mature landscaping existing along the east side of the street. Protected and marked pathways within the site's parking help to provide safe travel routes for pedestrians. A pervious pavement open plaza along the church's northern entrances provides open space for parishioners to mingle and gather before and after services. The principle refuse and disposal area will remain in the same location after redevelopment, but with redevelopment, this area will be enclosed behind a split cmu wall with a door. This refuse area is behind the church in the loading and small parking area at the building's southwest 44 corner; it will be screened from the river by the existing grove of mature evergreen trees and the additional evergreens proposed to be planted between this parking and refuse area and the levee. The refuse area for the Learning Center is on the eastern elevation, on the southern side of the building. The exterior pole -style lighting fixtures are compatible with the building design, and are designed to shield the river from artificial light from the site. Building -mounted fixtures are proposed. Downward- facing sconces will be used to provide lighting for walkways, entrances and public areas adjacent to the church and Learning Center. 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The project meets the design criteria, with conditions. The French colonial architectural style of the church has easily identifiable entrances, unifies the massing and notable architectural elements such as the dome and the bell towers and spires. The primary entrance to the church on the north side of the building has high visibility (large concrete steps to the entrance, framed by tall bell towers) and is consistent with the building's architectural style. The Learning Center is a secondary building on the site and is appropriately designed to be less prominent than the church, including the location and design of the entrances. The project utilizes decorative awnings, roofline differentiation, variation in materials, vertical and horizontal modulation, and architectural details including weather -protection awnings for a second floor arcade and a stage to reduce the perceived scale and add visual interest. The ground floor facade of both the church and Learning Center is finished with a stone veneer (first 4' of building height) to provide horizontal articulation and a durable and distinct base. The clay tile of the church and Learning Center and metal ribbed roofing materials of the church are distinctive in color and materials from the facade finishes, distinguishing the tops of the buildings from the exterior walls. Additionally, the religious architectural features of bell towers and a 45 dome articulate distinctive rooflines for the church building. All facades of the Learning Center will be renovated to match the church's warm beige coloring and clay roofing tiles. The Learning Center will have Hardie Panel Vertical Siding in Sail Cloth, a pale tan color matching the church's facade. The Learning Center will have the same stone veneer treatment applied to the bottom 4' of all facades (precast stone veneer- El Dorado Autumn Leaf) and will be reroofed in red clay roofing tiles (Boral Clay Tile- El Camino Blend). The applicant has proposed Stucco as an alternate material for Hardie Panel Vertical Siding. Also, Met Tile Metal Roofing Tile in Mission Clay color is proposed as an alternate material for roofing. The church building will use Nichiha Fiber Cement Panel in sandstone desert beige color with precast stone veneer- El Dorado Autumn Leaf along the base. Asc Ribbed metal roof is proposed for the dome and spires. Boral Clay Tile- El Camino Blend is proposed for the roof. The applicant has proposed Stucco as an alternate material for Hardie Panel Vertical Siding and Fiber Cement panel. Also, Met Tile Metal Roofing Tile in Mission Clay color is proposed as an alternate material for clay roofing. See Attachment H for photos of the proposed materials. Materials board shall be provided at the meeting. As no mechanical equipment or screening of equipment is shown on plans, the applicant will need to provide appropriate screening or renderings showing that all mechanical equipment will be screened from view at the time of building permit submittal. Staff recommends a condition requiring the applicant to provide appropriate screening or renderings showing that all mechanical equipment will be screened from view at the time of building permit submittal. The project is also subject to Shoreline Substantial Development permit and the design guidelines for properties within the shoreline zone are listed under TMC 18.44.110. These guidelines require screening of blank walls along the river. The landscape plan shall be revised to include trellises and vines or other vegetative screening to break up the massing of the large wall with no window openings on the south side of the church building. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Miscellaneous features onsite are limited to the signage required for the designated public access, whose design is limited by conditions of the Shoreline Substantial Development Permit and the requirements of the Shoreline code, TMC Chapter 18.44. The lighting proposed along pedestrian pathways internal to the site is sufficient for the use of pedestrians using the public access pathway. This design criteria is met. 46 CONCLUSIONS 1. The proposed project complies with the applicable District Based Standards; Corridor Based Standards and Supplemental Standards of the TMC 18.28 for the subject property; which lies in the TUC -WP zone. 2. The proposed project complies with the design review criteria listed under TMC 18.60.050 B. 3. The project complies with design guidelines for buildings in the shoreline zone as listed under TMC 18.44.110; provided additional vegetative screening is included to break up the massing of the blank wall on the south side of the church building. 4. The landscape plan submitted with the design review application needs additional details including irrigation, planting and soil details. A complete landscaping plan that includes all the details in conformance with the requirements of TMC 18.28 shall be submitted with the building permit. 5. Screening details for the mechanical equipment shall be required as part of the building permit submittal. RECOMMENDATION Staff recommends adoption of the above findings and design review approval for the Vietnamese Martyrs expansion with the conditions below: 1. At the time of building plan submittal, submit a complete and detailed landscaping plan that includes irrigation, planting and soil details in conformance with the requirements of TMC 18.28; Tukwila Urban Center. The landscape plan shall be revised to include trellises and vines or other vegetative screening to break up the massing of the large wall with no window openings on the south side of the church building. 2. At the time of building plan submittal, submit plans for screening mechanical equipment for the Learning Center and the church buildings, or create elevations and renderings showing that mechanical equipment will be screened from view. Additionally, staff recommends that the expiration date of the design review be extended to match the expiration of the underlying shoreline substantial development permit. Under WAC 197-27-090, construction shall commence within two years of the effective date of the shoreline permit; and substantial development be complete within 5 years. One year extension can be granted by the Department of Community Development Director based on reasonable factors. 47 48 LEVEE SETBACK PHASE 1 UNDER SEPARATE PERMIT //////ovy PERVIOUS PAVING SHORELINE BUFFER PROP. LINE EASEMENT BOUNDARY EASEMENT - HATCH TEMPORARY 20' X 45' STAGE LOC: TION OM°AC 11 12 N 0 OM CT STING ���IIII �Hi"�� •••• PHASE 1: LEARNING CENTER PHASE 2: NEW CHURCH PHASE 3: UPDATE SOCIAL HALL OUR LAD- Y OF LAVANG SHRINE ELECTRIC HAND HOLE PROTECT EXISTING JUNIPER PHASE 3 FUTURE PERMIT Q L21-0104 RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT PARKING STALL COUNT CHURCH SITE TOTAL: 314 STALLS COMPACT: 81 STALLS (26%) HANDICAP: 9 STALLLS STANDARD: 224 STALLS SITE PLAN WITH BLDG OUTLINES 0 d EXISTING PHASE 2 THIS PERMIT DS LE) LIGHT POLE EXISTING PROPOSED PHASE 2: PINK r 11 -- COTMPACIT - eLt- (1ST fG PROPOSED PHASE 3: BLUE l EXI$TIN3 (E) LOADING E?(ISTI'NG BLDG L APPROVED CUP BLDG BOUNDARY - RED HYDRANT TO REMAIN: LD VERIFY HYDRANT IS FULL OPERATIONAL AND PROVIDE DOCUMENTATION TO NKWILA FIRE DEPARTMENT LEVEE SETBACK 1" =30' • ■ 6841 S. 180TH STREET • TUKWILA, WA 98188 ■ ■ 2/10/2022 SITE PLAN SHOWING BLDG OUTLINES CS.1 49 50 M M ,TO BE DEMOLISHED 34318.4sgft 1. EXISTING BUILDING AREA DIAGRAM 1/32"= 1'-0" FD EXISTING CHURCH BLDG TO REMAIN 27,557.6 sq ft = / EXISTING NEW with Existing Shown in Grey DEMOLITION PLAN EXISTING BUILDING AREA: 62127 SF EXISTING BLDG TO BE DEMOLISHED: -34318 SF EXISTING BUILDING TO REMAIN: = 27810 SF NEW GROUND FLOOR: +17480 SF NEW SECOND FLOOR: +18828 SF (NEW WORK 36308 SF) PROPOSED BLDG AREA: = 64118 SF PROPOSED INCREASE: =3.2% NEW GROUND FLOOR WORK 17,480.0 sq ft —J - EXISTING CHURCH BLDG TO REMAIN 27,557.6 sq ft S1. GROUND FLOOR AREA DIAGRAM L21-0104 RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT J NEW SECOND FLOOR 18,827.9 sq ft 2. SECOND FLOOR AREA DIAGRAM 1/32"= 1'-0" J 6841 S. 180TH STREET • TUKWILA, WA 98188 206.682.7525 1/25/2021 AREA DIAGRAMS CS.2 52 PROPOSED ELEVATION RIBBED METAL ROOF HARDIPANEL SIDING NICHIHA PANELS NICHIHA PANELS APPROVED CUP ELEVATION CONCRETE STAIRS w/ BRICK RISER FINISH PRE -CAST STONE VENEER TOP OF CROSS 11T-91 AFF m TOP OF STEEPLE 111'-9' AFF TOP OF ROOF 51'-4' AFF SECOND FLOOR 13,0' AFF OS," AFF TOP OF STEEPLE CLAY11LEORMET.TILE CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 Ci) U 2 UE LLJ H r � W Uwo w u 6 Z � 9 O J LU cn 206.682.7525 a 211012022 COMPARATIVE ELEVATION NORTH CS.5 53 54 TOP OF CROSS LOUVERED EQUIPMENT SCREEN 101'-6"AFF TOP OF ROOF 51'-0"AFF TOP OF TEEPLE PROPOSED ELEVATION MET -TILE ROOF RIBBED METAL ROOF HARDIPANEL SIDING NICHIHA PANELS 1N 1N 1 I SANCTUARY CROSS MIN 100'-0' AFF TOP OF STEEPLE '^ 95'-0'APE TOP OF ROOF AFF NICHIHA PANELS CONCRETE STAIRS RIBBED METAL ROOF STUCCO COMPOSITE TILE ROOF PRE -CAST STONE VENEER RESIN STATUES CAST STONE WATERTABLE -CONCRETE STEPS 1 CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 206.682.7525 a B, 2/10/2022 COMPARATIVE ELEVATION EAST CS.6 55 56 RIBBED METAL ROOF — HARDIPANEL SIDING NICHIHA PANELS NICHIHA PANELS MET -TILE ROOF SANCTUARY CROSS 101'8' AFF TOP OF STEEPLE 96'-0'. AFF TOP OF ROOF 51.4" AFF LOUVERED EQUIPMENT SCREEN PROPOSED ELEVATION RIBBED METAL ROOF STUCCO OR NICHIHA FIBER CEMENT PANELS STUCCO OR NICHIHA FIBER CEMENT PANELS �® m m nt ■7 CLAY TILE OR MET -TILE N SANCTUARY CROSS 100'-0' AFF TQ OF2TE 95'-0" AFFEEPL TOP OF ROOF 95'-0" AFF APPROVED CUP ELEVATION CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 ■ U 2 UE O LL M LLJ H r � W Uwo w u 6 • Z � 9 Ln cn 206.682.7525 a 2/10/2022 COMPARATIVE ELEVATIONS WEST C WE7 57 58 TOP OF CROSS 117-9"AFF 4 TOP OF STEEPLE 111-9"AFF TOP OF ROOF 51,4" AFF Y SECOND FLOOR 13'-0'AFF 4 STEEPLE CR055 115'-0"AFF TOP OF STEEPLE 110'-0"AFF TOP OF ROOF l"5'a"AFF 2ND FLQOR 9'-6"AFF 1ST FLOOR MET -TILE ROOF NICHIHA PANELS LOUVERED EQUIPMENT SCREEN RIBBED METAL ROOF —� HARDIPANEL SIDING NICHIHA PANELS PROPOSED ELEVATION GREENSCREEN FOR VINES 111111111111111111111111111111111111111111111111111111111 1 CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 U 2 UE LL M xLLJ H r � W Uwo w u 6 Z O J Lu W Q h 206.682.7525 a ■ 2/10/2022 COMPARATIVE ELEVATIONS SOUTH CS.8 59 60 r PL -5 - PL -M --{PROPERTYLINEI TOE OF (E) SLOPE] LEVY PROTECTION EASEMENT TEMPORARY 20' X 45' STAGE LOCATION TOE OF (E) SLOPE ]TOP OF (E) SLOPE] HYD PL -32 4H Renovation novationClassification Status 24 Element Area New ';PL " P425 PL -4 349.25 3 + a- 810 'ETE 4110 SCELrA stoq BIO-'ETE a 10 rCE L B R PL -30, E 78e. Opo 200 SHORELINE SETBACK INTERIOR PARKING LOT LANDSCAPING Renovation novationClassification Status Classification Element Area New Interior PL -4 349.25 Interior PL -6 258.81 Interior PL -7 152.46 Interior PL -8 166.56 Interior PL -9 104.01 Interior PL -11 209.12 Interior PL -12 108.24 Interior PL -13 118.62 Interior PL -14 126.87 Interior PL -15 126.93 Interior PL -16 208.29 Interior PL -17 148.74 Interior PL -20 107.12 Interior PL -21 100.12 Interior PL -22 121.05 Interior PL -23 94.53 Interior PL -24 765.52 Interior PL -25 247.78 Interior PL -26 303.67 Interior PL -27 722.76 Interior PL -28 366.19 Interior PL -29 373.54 Interior PL -31 199.59 23,232.91 sq ft 5,479.77 sq ft REQUIRED TREES: ONE LARGE CANOPY DECIDUOUS OR EVERGREEN TREE PER 100 SQUARE FEET OF LANDSCAPE ISLAND. 5480/100=54.8 55 LARGE CANOPY TREES REQUIRED 55 LARGE CANOPY PROPOSED Landscaping shall comply with TMC 18.44.080 D - Vegetation Management Standards that include limitation on pruning and use of pesticides is required for the life of the proiect. LANDSCAPE ISLANDS 1 PER 15 STALLS Size: 6' wide to interior face of curb min, 100 sf overall min. All landscaped areas must be protected tom damage by vehicles (curbs, tire stops, other). Planting Requirement: A minimum of one large -canopy evergreen or deciduous tree or two medium- canopy trees are required for every 100 square feet of landscaped island, with the remaining area to contain a combination of shrubs, living groundcover, and mulch (see Figure 18-47). TDuL / If ELECTRl6 HAND HLE P 4rKJ', PROTECT EXISTING JUNIPER 1111 PL -2 . D r0PL t fifi��ANI e{v°ii� t -(E) PIVA PL -1 INTERIOR PARKING LOT LANDSCAPING: 314 PARKING STALLS X 15SF REQ. LANDSCAPING PER STALL = 4710 SF REQ. INTERIOR ARKING LOT LANDSCAPING LANDSCAPE AREAS Renovation Status Classification Element ID Area Existing Perimeter Landscaping PL -1 158.13 Perimeter Landscaping PL -19 873.18 Perimeter Landscaping PL -30 3,621.86 Perimeter Landscaping PL -A 2,102.75 Perimeter Landscaping PL -B 7,403.58 New Bioretention Cell BIO -RETENTION CELLA 272.50 Bioretention Cell BIO -RETENTION CELL B 270.00 Bioretention Cell BIO -RETENTION CELL C 235.85 Building Landscape Bed BED A 516.89 Building Landscape Bed BED B 265.45 Building Landscape Bed BED C 163.20 Building Landscape Bed BED D 103.91 Building Landscape Bed BED E 404.43 Building Landscape Bed PL -32 93.57 Perimeter Landscaping PL -2 1,478.75 Perimeter Landscaping PL -3 347.19 Perimeter Landscaping PL -5 1,779.88 Perimeter Landscaping PL -24 131.86 Perimeter Landscaping PL -31 2,073.09 Perimeter Landscaping PL -D 649.44 Perimeter Landscaping PL -E 287.40 23,232.91 sq ft L21-0104 RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT CORRECTION LETTER NO. 1 11 PERU US - PA 5 - PL- ■a is li 113113111241.211111:11.111:11.0102111 a: 31111 MEM MED 3-0.33..3. GOV 1..1121 DS A A US PL -17 A- -PL -16 (E)LPOLE rS- _ _- --- --__-_ }} -- - -°_--- TOE OF (E) SLOPE] } (N) 14' WIDE FIRE ACCESS DRIVE TO SUPPORT 85,000 LBS LANDSCAPE PLAN = 30' ■ ■ CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 206.682.7525 0 ■ B, 2/10/2022 LANDSCAPE PLAN -OVERALL L1 61 62 r / CONF. P14 PER PAVERS 000 ocr o II w, PL -3 OUR LADY OF LAVANG SHRINE PL -2 ELECT C HAND HOLE PROTECT EXISTING JUNIPER J PERVI US PAVE 5 PL -12. i /:. PE IOUS PERS PL -5 L21-0104 RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT ■ TREES L2 SYMBOL Quant. Botanical Name Common Name Size. Condition Remarks Q6 26 ACER CIRCINATUM VINE MAPLE T-8' HEIGHT B & B 3 STEMS MINIMUM 00 1 ACER PALMATUM 'DISSECTUM' JAPANESE MAPLE 5 GAL. 18' OC TRI -SPACE ///O 16 ACER RUBRUM 'RED SUNSET RED SUNSET MAPLE 2" CAL 18' OC TRI -SPACE Q 2 CHAMAECYPARIS NOOTKATENSIS 'PENDULA' ALASKAN YELLOW CEDAR T-8' HEIGHT B&B Q8 8 CORNUS 'EDDIES WHITE WONDER' DOGWOOD 2"CAL. B&B CS 5 TAM PLICATA WESTERN RED CEDAR 6' HEIGHT B&B WELL BRANCHES TO GROUND SHRUBS L2 SYMBOL Quant. Botanical Name Common Name Size Condition Remarks ID 26 Botanical Name SPIREAJAPONICA'MAGIC CARPE 2CARPET' Condition Remarks 00 5 ARBORVITAE SP. ARBORVITAE SP. 5 GAL. 18' OC TRI -SPACE ED 31 AZALEA'GLAMOUR HEATHER 2GAL. 18' OC TRI -SPACE Q 3 BUXUS JAPONICA'GREEN BEAUTY' JAPANESE BOXWOOD 3GAL. 8 CORNUS STOLONIFERA'ISANTI' RED TWIG DOGWOOD 5GAL. CS 18 CORNUS STOLONIFERA'KELSEYI' DWARF RED TWIG DOGWOOD 2 GAL. e15HYDRANGEAMACROPHYLLA'BLUSHING BRIDE' HYDRANGEA 5GAL. ® 2 JUNIPERUS SR TOPIARY JUNIPER 24"-30' O 26 MAHONIAAQUIFOLIUM 'COMPACTA' OREGON GRAPE 3 GAL O 18 POTENTILLA FRUTICOSA'PINK BEAUTr CINQUEFOIL 2GAL. 0 46 RHAPHIOLEPIS OVATA'SOUTHERN MOON' YEDDO HAWTHORN 5 GAL. 0 7 RHODODENDRON 'P.J.M' 24'-30' ® 2 RHODODENDRON SP. RHODODENDRON SP. 36"-08 O :N TAXUS MEDIA'DENSIFORMIS' YEW 5GAL. 1 TRACHYCARPUS FORTUNEI WIND PALM 5GAL. Q 63 VIBURNUM DAVID!! 5 GAL 152 GROUNDCOVER L2 SYMBOL Quant. Botanical Name Common Name Size Condition Remarks 105 ARCTOSTAPHYLOS UVA-URSI 'SPRINGWOOD KINNIKINNICK 4" POTS 18' OC TRI -SPACE 275 ERICA CARNEA WHITE HEATHER 4" POTS 18' OC TRI -SPACE ENLARGED LANDSCAPE PLAN 1/16" = 1'-0" CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 2 206.682.7525 ■ 0 ■ 211012022 ENLARGED LANDSCAPE PLAN L2 63 64 :RS PL -11 PL -24S PLtwaim min - PL - PL -15 r MATCHLINE'8' E> PI.24 P 2 P t 6t fit"' as4 isetragu!e*CL,v aai,,�i0' aa ar BIO -RETENTION C SLA 610 -RE ENTION 1 ELL B PL -21 PL -22 PL -20 E> PL -23 PL -28 R PL -32 PL -27 1I ® tag" �z ? ZI a�■41111 11111111r dEOMMI *�'IF I�olralfa plpmf®� _eoloo7.-t.- q�.iq'Iaol00000000Qilp�ipluoloodl000looril�1 in • WOO •• 110'11019 04h II I i DS 200' SHORELINE SETBACK eee ee 0o0 PL -30 63 ED TREES L3 SYMBOL Quant. Botanical Name Common Name Size Condition Remarks * 4 TILIACORDATA'GREEN SPIRE' SWORD FERN 2' CAL B&B BRANCHING AT 6 FEET Q 11 ACER CIRCINATUM VINE MAPLE 7-8' HEIGHT B & 6 3 STEMS MIN. * 14 ACER RUBRUM'RED SUNSET MAPLE 2'CAL. B&B BRANCHING AT 6 FEET 8 3 CHAMAECYPARIS NOOTKATENSIS'PENDULA' ALASKAN YELLOW CEDAR 7.8' HEIGHT F 3 CUPRESSUS SEMPERVIRENS 'GLAUCA' ITALIAN CYPRUS 24' BOX 18" OC TRI -SPACE 0 11 PSEUDOTSUGA MENZIESII DOUGLAS FIR 7'8' HEIGHT B&B BRANCHING TO GROUND 0 8 PVRUS CALLERYANA'CAPITAL' 'CAPITAL PEAR' 2' CAL. 0 10 THUJAPLICATA WESTERN RED CEDAR 6. HEIGHT GROUNDCOVER L3 SYMBOL Quant. Botanical Name Common Name Size Condition Remarks * 12 POLYSTICHUM MUNITUM SWORD FERN 2 GAL. 10 FT 0.0 Q 200 PACHYSANDRA TERMINALIS GREEN CARPET 4" POT 12" OC TRI -SPACE * 28 JUNCUS EFFUSUS SOFT RUSH 1 GAL. 07 81 GAULTHERIASHALLON SALAL 1 GAL. ❑ 41 FRAGARIACHILOENSIS BARREN STRAWBERRY 4" POTS 18" OC TRI -SPACE 0 356 ARCTOSTAPHYLOS UVA-URSI KINNIKINNICK 4" POTS 18' OC TRI -SPACE SHRUBS L3 SYMBOL Quant. Botanical Name Common Name Size Condition Remarks 14 AZALEA 'PEARL BRADFORD' WOODBINE 2 GAL. 10 FT 0.0 Q 81 BU%US JAPONICA 'GREEN BEAUTY' JAPANESE BOXWOOD 3 GAL. (a 48 CORNUS STOLONIFERA'KELSEY!' RED DWARF TWIG DOGWOOD 2 GAL 07 CORNUS STOLONIFERA'ISANTI' REO TWIG DOGWOOD SGAL. L.J 0 6 HYDRANGEA MACROPHYLLA 'BLUSHING BRIDE' HYDRANGEA 5GAL. 0 3 LEUCOTHOE'SCARLETTA' 2GAL. 0 39 MAHONIAAQUIFOLIUM'COMPACTA' ORANGE GRAPE 3 GAL 0 2 PIERIS JAPONICA 'VARIEGATA' 5 GAL. O 24 POTENTILLA FRUTICOSA 'PINK BEAUTY' CINQUEFOIL 2GAL. O 6 PRUNUS YEDOENSIS'AKEBONO' AKEBONO CHERRY 2' CAL. 8&B BRANCHING AT SIX FEET 0 6 RHODODENDRON'CUNNINGHAMS WHITE 3V-36" 0 13 RHODODENDRON'P.J.M' 24"-30" 0 20 RHODODENDRON'PERCY WISEMAN' 30"-36" I) 55 SPIREAJAPONICA'MAGIC CARPET 2GAL. Q 136 VIBURNUM DAVID!! VIBURNUM DAVID!! 5 GAL /Ilk \I 21 VIBURNUM TINUS 'SPRING BOUQUET 5GAL. VINES L3 SYMBOL Quant. Botanical Name Common Name Size Condition Remarks 5 LONICERAPERICLYMENUM WOODBINE 1 GAL. 10 FT 0.0 y1UGHT+0Ltr - - ------------ — 8R01RICNfMD HBLF - p PL -17 Y Y N-0" 1 1 1 1 1 PL -19 TOE OF (E) SLOPEI i (8)14' WIDE FIRE ACCESS DRIVE TO SUPPORT 85,000 LBS RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT ENLARGED LANDSCAPE PLAN 1/16" _: 1'-0" L21-0104 ■ ■ CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 206.682.7525 0 ■ 2/10/2022 ENLARGED LANDSCAPE PLAN L3 65 66 ' E VIOUS PAVERS PL -6 PRC, -VT.' LINE I TOE OF (E) SLOPE] PL -31 I LEVY SETBACKI-.. PL -7 O/ / /s'A_OA k PERVIOUS 'AVERS A*/)CM ewe PL -9 1 PERVIOUS / /PAVERS " MATCHLINE'B' 8\\,\Nx..,\2 VIL+;ETENTiON LELL TREES L4 SYMBOL Quant. Botanical Name Common Name Size Condition Remarks lJ 13 ACER CIRCINATUM VINE MAPLE 7'-8HEIGHT B & B 3 STEMS MIN # 7 ACER RUBRUM'RED SUNSET RED SUNSET MAPLE T CAL. B & B BRANCHING AT SIX FEET (19 8 CHAMAECYPARIS NOOTKATENSIS 'PENDULA' ALASKAN YELLOW CEDAR 7'-8' HEIGHT B & B 24"OCTRI-SPACE 0 3 PSEUDOTSUGA MENZIESII DOUGLAS FIR 7'-8'HEIGHT B & B BRANCHING TO GROUND Q 3 THUJA PLICATA WESTERN RED CEDAR 6' HEIGHT 18" OC TRI -SPACE GROUNDCOVER L4 SYMBOL Quant. Botanical Name Common Name Size Condition Remarks lJ 12 POLYSTICHUM MUNITUM SWORD FERN 2 GAL. # 18 JUNCUS EFFUSUS SOFT RUSH 1 GAL. (19 227 GAULTHERIASHALLON SALAL 1 GAL. 24"OCTRI-SPACE 0 21 FRAGARIACHILOENSIS BARREN STRAWBERRY 4' POTS 18" OC TRI -SPACE Q 132 ARCTOSTAPHYLOS UVA-URSI KINNIKINNICK 4' POTS 18" OC TRI -SPACE TEMPORARY 20' X 45' STAGE LOCATION \ \ \ \ 'TOP OF (E) SLOPE] PL -29 , \ IIlbdiUi!n I t., iiMIlilf1'* iiSefinami:ta 'te 3l.4 epi."t5,71le*,214 .)./flaaP i Y4TOF4 'VOA i iiiSt bilrOVI EW HYD ]FRC PE 32 GOAT SIDEWALK SHRUBS L4 SYMBOL Quant. Botanical Name Common Name Size Condition Remarks lJ 3 AMELANCHIERALNIFOLIA SERVICEBERRY 5GAL. U 21 CORNUS STOLONIFERA'KELSEYI' DWARF RED TWIG DOGWOOD 2 GAL { 6 CORNUS STOLONIFERA'IBANTI' RED TWIG DOGWOOD 5GAL. 0 43 MAHONIAAQUIFOLIUM 'COMPACTA' OREGON GRAPE 3 GAL Q 22 POTENTILLA FRUTICOSA'PINK BEAUTY CINQUEFOIL 2 GAL. 0 10 RHODODENDRON 'P.J.M' 24"-30" 4P 35 SPIREAJAPONICA'MAGIC CARPET 2 GAL. 25 VIBURNUM DAVIDII VIBURNUM DAVIDII 5 GAL ENLARGED LANDSCAPE PLAN L21-0104 RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT 1 PRICING SET 2/9/22 CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 2 1 206.682.7525 0 PR CING SET 2/14/22 ■ ENLARGED LANDSCAPE PLAN L4 68 TEMPORARY /0 X 15. 9740E ./C.MM L• \\X .\\ _\\\\\\\ ,\.\\\\\\ LEGEND — — — — — FIRE APPARATUS ACCESS LANE — 26 TURNING RADIUS PERTFD REQUIREMENTS YELLOW PAINTED CURB PER TFDJTFC REQUIREMENTS. PROVIDE SIGNS OR WHITE STENCILED LETTERING EVERY 50' STATING 'NO PARKING FIRE LANE' PER TFD(TFC REQUIREMENTS. Cli HYD (E) HYDRANT c HYD (N) HYDRANT 0 6)0 (E) POST INDICATOR VALVE (PIV) • PN (N) POST INDICATOR VALVE (66/) FDC (E) FIRE DEPT CONNECTION (FDC) SCI FDC (N) FIRE DEPT CONNECTION (FOC) FIRE ACCESS NOTES 1) YELLOW PAINTED CURB PER TFD/TFC REQUIREMENTS. 2) PROVIDE SIGNS OR WHITE STENCILED LETTERING EVERY 50' STATING 1N0 PARKING FIRE LANE' PER TFD/TFC REQUIREMENTS, 3) FDC PORT AT 30 DEG DOWNWARD BEND 8 KNOX 5" LOCKING FDC STORZ CAP i�uua 4) FIRE SPRINKLER ZONER MAP TO BE PROVIDED ON FDC ANDSPRINKLER RISERS PER TFC REQUIREMENTS 5) PROVIDE FIRE ALARM BELL STROBE ON STREETSIDE OF BUILDING 6) PROVIDE BUILDING ADDRESS PAINTED ON PIV AND FDC PERTFC REQUIREMENTS 7) PROVIDE ADDRESSING AND PUMP PRESSURE SIGNAGE FOR FOC PER TFC REQUIREMENTS 8) PROVIDE SIGNAGE FOR BUILDING EQUIPPED WITH EMERGENCY RESPONDER RADIO SYSTEM (ERRS) PERTFC REQUIREMENTS 9) PROVIDE SIGNAGE FOR ROOMS CONTAINING FIRE ALARM AND FIRE SPRINKLER COMPONENTS PERTFC REQUIREMENTS 10) PROVIDE CEMENT PAD AROUND FIRE HYDRANT FOR PROPER CLEARANCES. AND/OR BOLLARDS TO PROTECT FIRE HYDRANTS FROM VEHICLE IMPACT, PER TFC REQUIREMENTS. i a -1 FIRE ACCESS PLAN 1" =30' L CORRECTION LETTER NO. 1 L21-0104 RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT ce ce • CHURCH EXPANSION 1 's 6841 S. 180TH STREET • TUKWILA, WA 98188 60' ■ 2/10/2022 FIRE ACCESS PLAN A1.01 70 RIBBED METAL ROOF PARTIAL ELEVATION OF PROPOSED CHURCH NOT TO SCALE STEEPLE CROSS . 11S-0 AFF TOPOFSTEEPLE 110'-0"AFF TOPOF ROOF Tar: �� I FLOQR 9'-B` AFF ASC RIBBED METAL ROOF BORAL CLAY TILE - EL CAMINO BLEND MET -TILE MISSION CLAY (DML TILE SHOWN, SIMILAR) OPTIONAL NICHIHA FIBER CEMENT PANEL - SANDSTONE DESERT BEIGE 3- COAT STUCCO OPTIONAL EL DORADO STONE VENEER - AUTUMN LEAF CORRECTION LETTER NO. 1 L21-0104 RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT CHURCH EXPANSION AND LEARNING CENTER 6847 S 180th Street • Tukwila, WA 98188 ■ 206.682.7525 ■ 10/16/18 MATERIALS MAT 1 - 71 72 SI 47.78 E LIGHTING SCHEDULE SITE LIGHTING SL1-20 2 ACUITY SINGLE HEAD FIXTURE DSX2 LED DSX2 LED P1 40K T3M MVOLT HS 140 120-208 BLACK SL2-25' ACUITY BLDG EXTERIOR I FACADE LS -1 . 2 WP -1 ZA-4 4 13 14 TBD CRAFT METAL ACUITY DOUBLE HEAD FIXTURE FACADE ILLUMINATION PENDANT D SERIES WALL PACK LED HYDREL 4' LINEAR, MOUNTING TBD DSX2 LED BACK TO BACK TBD CHARLESTON SERIES D SERIES WALL SIZE 2 LINEAR RGBW DSX2 LED P1 40K T3M MVOLT HS HIGH POWER NARROW BEAM- 30000 LUMEN CR1609P DN DSXW2 LED 20C 70040KT3M MVOLT 4750L OS 4FT 1000LMF RGBW MVOLTKMS90 a Q 5' b 4 1 1 rd,D-Series Size 2 LED Area Luminaire ^series ° EPA: Specifications Length: Neigh 1: eight 3: 3 5" 361. DEM, LED Quick Facts: • Replaces 50W -250W MH Wallpacks • Lumen packages tram 797-7,705lumens • Up to 127 lumens per watt • Available in 3000K, 4000K, 5000K & Amber CCT • Weight: 12lbs Q W-1 / / WP WP -1 WP- P -1 14 KSITE LIGHTING PLAN 1" = 30' L21-0104 1 280 300 31 26 120-208 120-277 120-277 56 120-277 BLACK BLACK METALIC POWDER COAT BLACK NAR RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT ■ 6841 S. 180TH STREET • TUKWILA, WA 98188 ■ ■ 2/10/2022 PROPOSED SITE LIGHTING PLAN A1.1 73 74 LEGEND FLOOR PLAN LEGEND:. EXISTING WALL TO REMAIN NEW WALL FIRE EXTINGUISHER DOOR TAG WINDOW TAG NO WORK IN SHADED AREA FLOOR ELEVATION ELEVATION MARKER SECTION MARKER DETAIL MARKER CONSTRUCTION ASSEMBLY TYPE -OUR LADY OF LAVANG SHRINE u I ELECTRIC HAND HOLE I, PROTECT EXISTING JUNIPER C L / a c 01 ,1 ,I .1 „1 a a 777 e-1`-'11) ' 1 1 1 1 ,1 ,41 „I „ EWHYD a a -- E>1 CONFERENCE 1,103 5F SF PER OCG 15 74 OCC OLD NARTHEX 1,991 SF LOUN ug sFl J STAIR 2 52 RAMP DS III ELEV ELEV MACH 136 4- I WAITING a sE SF PER 46G�CCts A it ,E51 I NO1 CLAS 1 SF PIR �CC:20 C MECH 3 4_ _122ST WORKSTORAGE las,9D 5F F CLAM 2 41 OCC CORRIDOR 1 OA 1,] 5 S I.1 I1)=1 Li1 MD'TI 1 OCC 116NURSE 8 SF 32OCC ANILTI PURPOSE 4,809 121 0, SOCIAL HALL i DIA 5F 339 Of -=_1Y LOUNGE 124 28, SE SF 1R OCC 9 OCC FLOWER 123 I 439 SF 5 OCC bS • FH R FDC OVERALL GROUND FLOOR PLAN 1 1/16"= 1'-0" I 1 1H KITCHEN RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT DUW`PStERV�pT\ON ) L21-0104 ■ • LU Lit LU • CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 ■ 2/10/2022 OVERALL GROUND FLOOR PLAN A2.3 75 76 LEGEND FLOOR PLAN LEGEND: AMP LTAR SERVFTO0075 --- 22201F ELEV RfV 745F RAMP 4 1,466 SF Q ISI NIIRTHEXI 4690 SF NTRX' RAISED ROOF EXISTING ROOF NAVE -0,19 1 10,194 SF CHOIR OVERALL SECOND FLOOR PLAN 1/16..= 1 _0" ly yl ybbbby 35, EXISTING ROOF L21-0104 RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT 17, og CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 206.682.7525 8 • ■ 1/25/2021 OVERALL SECOND FLOOR PLAN A2.4 - 77 I EXISTING WALL TO REMAIN NEW WALL FIRE EXTINGUISHER 0 DOOR TAG OA WINDOW TAG NO WORK IN SHADED AREA A" T0 FLOOR ELEVATION ELEVATION MARKER - - - SECTION MARKER - N# _D DETAIL MARKER CONSTRUCTION El ASSEMBLY TYPE AMP LTAR SERVFTO0075 --- 22201F ELEV RfV 745F RAMP 4 1,466 SF Q ISI NIIRTHEXI 4690 SF NTRX' RAISED ROOF EXISTING ROOF NAVE -0,19 1 10,194 SF CHOIR OVERALL SECOND FLOOR PLAN 1/16..= 1 _0" ly yl ybbbby 35, EXISTING ROOF L21-0104 RECEIVED 02/15/2022 COMMUNITY DEVELOPMENT 17, og CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 206.682.7525 8 • ■ 1/25/2021 OVERALL SECOND FLOOR PLAN A2.4 - 77 78 "1 PE SIDING PANEL 36% EXTERIOR FINISHES MAIN BODY SIDING - NICHIHA PANEL 36X18 - SANDSTONE SERIES. COLOR: DESERT BEIGE ACCENT SIDING: HARDI PANEL 48X96 RUN HORIZONTALLY. PAINT EXTERIOR COLOR PT -E2 GREY OR PT -E3 SAND DEPENDING ON LOCATION. DOME ACCENT SIDING: HARDI PANEL CUT 16X96 RUN VERTICALLY. PAINT EXTERIOR COLOR PT -E2 GREY. PAINT: PT -E1 BROWN, SW7720 DEER VALLEY PT -E2 GREY PT -E3 SAND PT -E4 BLACK MAGIC METAL FLASHING AT BELL TOWER- DK BROWN GUTTER & DOWNSPOUTS - DK BROWN/BRONZE PARAPET CAPS - DK BROWN THROUGH WALL FLASHING AT NICHIHA -TO BE SELECTED THROUGH WALL FLASHING AT HARDI -TO BE PAINTED STONE WAINSCOT AND DETAILS - ELDORADO STONE: MOUNTAIN LEDGESTONE PRECAST CONC. CAPS - SAND/TAN COLOR (TO BE SELECTED FROM VERIFICATION SAMPLES) PREFINISH EIFS SHAPES - SAND COLOR (TO MATCH PT -E3) ROOFING METAL SHINGLE - DESIGN/BUILD METAL ROOFING. KYNAR COLOR TBD. METAL STANDING SEAM - AEP SPAN. KYNAR COLORD TBD. METAL TILE - METTILE COLOR: BASIS OF DESIGN SPANISH TILE RED O3/32'= 11-0' NORTH ELEVATION "SIDING: DETAIL SAND SHEET METAL FLASHING "SIDING: PANEL 38X18 SHEET METAL FLASHING 'SIDING: PANEL 38X18 -'ROOF: MIL TL Z 11•111MMUMNIMPIN =MUM ti m ww04 I irOI 1 roaricra6 ......... 51'6' ■n. __ 1 III 111111111 1 t 1111 1 1111 1 'SIDING DETAIL 11 109'-9" STEEPLE CAP 81'-3" DOME TP VALE. CM IDING DETAIL SAND SIDING'. PANEL 18X98 VERT PT3 SAND reso __ nI i :111 11_1111 i OWEST ELEVATION 3/32 = 1'-0 ■ CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 ■ 206.682.7525 0 ■ A4.1 ,� 79 j 80 101'-6" TP. OF CROSS 4 64-71/2" 51'-4" 4 ROOF RIDGE ..---M 11111111-11111110111 ..: .• 1 ..--- 109'-9" "SIDING DETAIL SAND SHEET METAL FLASHING "SIDING:PANEL%x1S ISTABILOS CP "ROOF: MEL TILE 'SIDING PANEL 16x86 VERT PTS SAND "SIDING: PANEL 1Sx%VERT PTS SAND (RIVER. EIXIIPMEXISCREE OEAST ELEVATION 3/32' = 1'-0" OSOUTH ELEVATION 3/32" = 1'-0" r I 1 r 1 I 1 1 1 I r I 1 I 1 I 1 I 1 I 1 I 1 I 1 T I I 1 I 1 I r I 1 I 1 1 1 1-I E 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 �1 L 1 1.III 1 1 1 1 1 1 1 1 == THROUGH WALL FLASHING I _____________=En=__7_. 1_____.. 11 MWa.========0========1..t/1i==..= 1 ====AA 'DINGPANE SOX 1. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1xl01, 1 1 1 1 1 1 1 1 1 1 I -1 - 1 HOSE' O 1 1 1 1 1 1 1 1 1 BIB I ii ======== -aMM _- SIDING. PANEL 36X (N(i)GOF57REENSCREEDS FOR VINES (E) WALLS TO REMAIN (E) WAREHOUSE TOSEMIS • . • CHURCH EXPANSION 6841 S. 180TH STREET • TUKWILA, WA 98188 U 2 ▪ V H W LLJUwo wu w u 6 Z � 9 O J Lu 0 ▪ Ln N h r 206.682.7525 a ■ A4.2 81 82 To: From: By: Copy: Date: City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM Planning and Community Development Committee Nora Gierloff, AICP, Director DCD Max Baker, AICP, Development Supervisor Mayor Ekberg March 21, 2022 SUBJECT: 2022 Housekeeping Code Updates ISSUE Should four Chapters of the Tukwila Municipal Code be amended to address housekeeping items? The affected Chapters include TMC 8 — Public Peace, Morals, and Safety, TMC 17 — Subdivisions and Plats, Chapter 18 — Zoning, and Chapter 19 — Sign Code. BACKGROUND Staff has grouped together amendments to the Tukwila Municipal Code for your consideration. The process for these code amendments includes a briefing to the Planning and Community Development Committee, who would then forward the proposed amendments to the Planning Commission to review in detail and conduct a public hearing. Staff would then bring the Planning Commission's recommendations back to Committee. After the committee's review, the recommendations would then be scheduled for a public hearing at a Committee of the Whole meeting. The proposed amendments will also require review under the State's SEPA regulations, and a 60 -day review by the Department of Commerce. Included in this memo is a list of the proposed amendments with a brief explanation. (Please note that some amendments may require modifications in other code sections to ensure consistency.) The majority of these changes are housekeeping in nature to streamline or clarify processes, correct inconsistencies created by past amendments, correct code citations or numbering, and codify code interpretations. Revisions to the noise ordinance and the zoning district land use table have also been proposed to address anachronous regulations and provide additional clarification where necessary. DISCUSSION OF PROPOSED CHANGES A. Title 8 — Public Peace, Morals, and Safety 1. Modify the definition of "Residential Party" to include "Residential Party or Other Noise Generating Event," in both the Noise Code and the section of the Zoning Code so that loud events, other than parties, must also acquire a variance (TMC 8.22.020 and 8.22.120). This clarification will make it clear that Type 1 Noise Variances for parties/events are subject to noticing those within 500 feet. It does not pertain to whether or not they need a variance. 2. Modify the public noticing requirement for Type 1 Noise Variances to clarify that notice is required to residents and businesses within 500 feet in the case of residential parties and events (TMC 8.22.120.B.(3)). 3. Eliminate the requirement that those conducting exempt daytime noise -generating activities submit proof that they have notified adjacent property owners of potential noise (as 83 INFORMATIONAL MEMO Page 2 required by the code). Examples of these types of exempt activities include construction or the movement of construction -related materials; testing of emergency back-up generators or other emergency equipment; bells, chimes or carillons operating for not more than five minutes in any one hour; and aircraft engine testing and maintenance not related to flight operations (TMC 8.22.110). B. Title 9 — Vehicles and Traffic 1. Update steps for applicants to apply for traffic concurrency so that they complete information during permit intake and can pay for it under their permit instead of applying for a separate concurrency permit. (TMC 9.50 —Traffic Concurrency) C. Title 17 — Subdivisions and Plats 1. Clarify that Boundary Line Adjustments and Lot Consolidations shall not result in the creation of lots with split zoning (TMC 17.08.030). D. Title 18 — Zoning 1. Modify code definitions and the table defining land uses allowed in each zoning district: a. Rename "Outpatient Medical Clinic" to "Clinic, Outpatient Medical" so that it is listed alphabetically between "Clearing" and "Closed Record Appeal." (TMC 18.06.150) b. In compliance with adopted legislation, revise the definition of Essential Public Facilities to clarify that it does not include facilities that are operated by a private entity in which persons are detained in custody under process of law pending the outcome of legal proceedings. (RCW 36.70A.200) c. Relocate and renumber location of definition of Revetment (TMC 18.06.677), currently between TMC 18.06.676, Regional Detention Facility and TMC 18.06.680, Research and Development Facility, to correct alphabetizing, and adjust any references in other sections to reference correct code citation. d. Revise the Adult Entertainment Establishments sub -definition for Adult Bathhouse to "a commercial establishment which excludes any person by virtue of age from all or any portion of the premises, or which provides to its patrons an opportunity for engaging in "Specified Sexual Activities," with or without a membership fee." 2. Update references in the Zoning Code to "Environmentally Sensitive Areas" (ESAs) to new approved term "Critical Areas" to be consistent with nomenclature changed in the Environmentally Critical Areas chapter, TMC 18.45, in 2020. 3. To support the intent of the Nonconforming provisions of the Code, add a requirement for bonding when the primary structure is proposed to be demolished, while accessory structures are proposed to remain. The bond shall cover the 150% of the demolition cost should an approved primary use not be applied for within 1 year. This has been the City's practice in the past; however, it has not been codified to date. (TMC 18.70.050) 4. Correct reference and process errors in the Shoreline Overlay chapter of the Code (TMC 18.44). With the update of the Shoreline Master Program in 2020, the City intended to allow Shoreline Conditional Use Permits to be processed as Type 3 permits, rather than Type 84 INFORMATIONAL MEMO Page 3 4 permits. This change was made in in the Shoreline Overlay chapter of the Code, but not made uniformly within other parts the Zoning Code. It needs to be corrected to avoid confusion about the process required for Shoreline CUPs. 5. Change the Supplemental Development Standards (TMC 18.50) as follows: a. Clarify how an applicant can acquire a "Retaining Wall Setback Waiver(s)." The current code does not specify the process to be used, although it is intended to be the "Type 2 Special Permission Decision to the Community Development Director." b. Codify a January 24, 2020, zoning interpretation that found that the 5/12 roof pitch requirements for single-family dwellings are interpreted to apply to a minimum of 75% of the total building footprint square footage (TMC 18.50.050.6). 6. Update individual zoning district basic development standards sections to ensure they are consistent with changes made to the Landscape Chapter in 2017. At the time the Landscape Code was updated, it was intended that the individual district requirements would be modified, however this was overlooked in the final adoption process. Modify reference in TMC 18.54.080 Table A(1) to remove "see Tree Permit Application for additional detail." Since the Permit Center began taking permit applications online, those applications have been streamlined and additional information is no longer presented in this location. 7. TMC 18.54.140 - Tree Permit Exception — Modify the Permit Exceptions section of the code to remove reference to a Tree Exception Permit. The tree permit exception criteria listed can be applied to a Tree Permit instead of to a separate Tree Exception Permit. This type of permit is not listed in TMC 18.104. Remove reference to a Tree Exception Permit in TMC 18.54.030.A.3. and TMC 18.54.130.B. Add reference to exception criteria to TMC 18.54.050, "All Tree Permit applications shall meet the criteria outlined below for approval, or meet the criteria for a tree permit exception found in TMC 18.54.140." 8. Update Table 18-6 to consolidate uses listed as "Restaurants including drive through, sit down, cocktail lounges in conjunction with a restaurant" and "Restaurants including cocktail lounges in conjunction with a restaurant" into one use called "Restaurants including drive through, sit down, and cocktail lounges in conjunction with a restaurant." Along with this change, also consolidate the zones where this use is permitted, combining what is currently listed and matching the zones where brew pubs are permitted. Further work is required at a later date to define the different types of restaurants. 9. Correct reference in TMC 18.44.110.G.6.a, Administration: Non -Conforming Development: Non -Conforming Parking Lots, which cite landscape standards, but cites wrong section. Currently, citation says "..., except as necessary to meet vegetation protection and landscaping standards consistent with TMC Section 18.44.110.E.7." The section should reference TMC 18.44.110.G.7, Administration: Non -Conforming Development: Non - Conforming Landscape Areas. 85 INFORMATIONAL MEMO Page 4 10. In 2017 and 2020, the City's Landscaping Regulations were updated to modify, among other changes, landscape buffer requirements. These changes were made in the landscaping code, however, they did not also modify the requirements listed in the individual zoning district sections of the code. The following changes would address that: a. TMC 18.10.060 (LDR) Basic Development Standards — add a reference to TMC 18.52, as conditioned, for Landscape requirements for Uses other than residential. b. For all other district chapters, remove any previous district landscape requirements and add reference to TMC 18.52 Table A for minimum landscape requirements. c. Revise perimeter landscaping requirements set forth in TMC 18.52 Table A to not be greater than the required setbacks set forth in each district's development standards section. 11. Update Table 18-6, Land Uses Allowed by District, to streamline categories and remove outdated land use types. See Attachment A for proposed changes. E. Title 19 — Sign 1. TMC 19, Sign Code, has several needed amendments a. Eliminate the excess process that requires businesses to submit a "notice of copy change form" when they wish to reface an existing, permitted sign. (TMC 19.20.040(6)(d), 19.32.075(4), and 19.20.030(B)(7)(D)) b. Clarify in TMC 19.20.040 that all freestanding signs follow the monument sign standards. There has been customer confusion as to whether there is another Code section where freestanding sign standards are contained. Suggested language: "Monument and freestanding signs are permitted within all commercial and industrial zones, subject to the following standards." c. Codify 2019 code interpretation for murals, see Attachment B. FINANCIAL IMPACT N/A RECOMMENDATION The Council is being asked to forward this item for the Planning Commission review and recommendation. After the Planning Commission review staff will come back to the Planning and Economic Development Committee in early summer, following review by the Washington Department of Commerce and completion of the SEPA process. At that time the Committee will decide if the item is ready for a public hearing by the Committee of the Whole. ATTACHMENTS A. Proposed revisions to Table 18-6: Land Uses Allowed by District B. 2019 code interpretation regarding artistic murals as opposed to signs 86 Exhibit A — Table 18-6: Land Uses Allowed by District See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline. For properties zoned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); 5 = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L 1 LI HI MIC/L MIC/H TVS TSO PRO Adult day care A A A A A A A P Adult entertainment (subject to location restrictions') P P P P P P P (Airports, landing fields and heliports (except emergency sites) U U U U U U UI Amusement Parks C C C C C C P Animal rendering U P Animal shelters and kennels, subject to additional State and local regulations (less than 4 cats/dogs = no permit) C C C C C C Animal Veterinary, including associated temporary indoor boarding; access to an arterial required P P P P PPP P P P Iz Automobile, travel trailer lot., P33 P P P P P P rccr otional vehicles or or used car sales Vehicle sales lot Automotive body P34 P34 P PPPP P P PI — services, gas (outside pumps allowed), washing, and (enclosed building), fueling engine repair shops within a and alternate station (not wholesale distribution facilities). Vehicle service station Beauty barber P R R R P R P P P C4 C4 P P or shops Bed and breakfast lodging for not more than twelve guests C C C Bed and breakfast lodging (no size limit specified) C P Bicycle repair shops P P PPP P PPPP P PP Billiard or pool ro^ms P A P P P P P P Boarding Homes C C Brew Pubs P P CPP P PPPP P PP Bus stations PP P PPPP P PP Cabinet shops or carpenter shops employing Icss than five people_ P P P P P P _ P_ P Cargo containers (*see also TMC 18.50.060) A&S A&S A&S A&S A&S A&S P P P P P Cement manufacturing U U U U U U CO Commented [MB1]: Define: Any area of land which is used or intended for the landing and takeoff of aircraft, any appurtenant areas which are used or intended for airport buildings or other airport facilities or rights-of-way, and all airport buildings and facilities. Commented [MB2]: Define. Change to "Vehicle Sales Lot" Commented [MB3]: Change to "Service Station." Add "enclosed engine repair" to definition. Commented [M64]: Reflects Table 18-2 Remove, covered under "General Retail in 18.06" Commented [MB5]: Not a standalone use – -( Commented [MB6]: Not defined, covered by "Manufacturing." 1 Cemeteries and crematories 1 C 1 C C C C C C 1 C C C 1 C ICI I P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); 5 = Special Permission (Administrative approval by the Director) LDA MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO Colleges and universities C C C C C C C C C6 C6 C6 P Commercial laundries P P P P P P P Commercial Parking P7 P7 P7 P7 P7 P8 P8 P8 Computer development R R R R R R �R R R__ R8 R R software and similar use:)L Contractor storage yards P P P P P P Continuing care retirement facility C C C C C C C P Convalescent & nursing homes & assisted living facility for not more than twelve patients C P P P CP P PP P P Convalescent & nursing homes & assisted living facility for more than twelve patients C C C C C C C P Convention facilities P P P P P P P Correctional institutes U11 U U U Daycare Centers (not home-based) P P P P P P P P P P P P P P P Daycare Family Home (Family Child Care Home)12 A A A A A A A A A A A_ Diversion facilities and diversion interim services facilities south of Strander Blvd U Dormitory C C C A13 A13 A13 A13 A13 A13 A13 A13 A13 A13 Drive-in theatres C C C C C C Dwelling— Detached single family (Includes site built, modular home or new manufactured home). One detached single family dwelling per existing lot permitted in MUO, 0, RCC, NCC, TVS. P P P P P P P P P14 Dwelling- Detached Zero -Lot Line Units P Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units P Dwelling- Townhouses P Dwelling —Multi -family P P15 P14 Dwelling — Multi -family units above office and retail uses P P P P C16 22/ ac P14 Dwelling—Senior citizen housing, including assisted living facility for seniors *see purpose section of chapter, uses sections, and development standards P meeting density and all other MDR standard P 60/ac P 60/ac P 60/ ac P 60/ac P 60/ac C16 100 /ac P14 Dwelling unit—Accessory'' A A A CO Commented [MB7]: Define: Means an establishment where textiles are washed for commercia, industrial, and institutional entities not located on the same site. Commented [MBB]: Include as a part of definition of"Office" Commented [MB9]: Define. Means storage yards operated by, or on behalf of a contractor for storage of large equipment, vehicles, or other materials commonly used in the individual contractor's type of business; storage of scrap materials used for repair and maintenance of contractor's own equipment; and buildings or structures for uses such as offices and repair facilities. O P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDA MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO Electrical Substation – Distribution C C C C C CC C CCCC C CP Electrical Substation – Transmission/Switching U U U U Electric Vehicle Charging Station – Level 1 and Level 2 A A A P P PPP PPPPP PPP Electric Vehicle Charging Station – Level 3, battery exchange stations, and rapid charging stations. (TMC 18.50.140) A A A A A A P P P P P P P P P P Essential public facilities, except those uses listed separately in any of the other zones U UUUUU UUU Extended -stay hotel/motel P35 P P P P P P Farming and farm -related activities P P Financial, bunking, P P P36 P36 P P P P 12941 C-4 P p mortgage, other service' Fire & Police Stations C C C C CCCC CCCCC CCP fix it, radio or television repair shops/rental shops PPP P PPP 11 P Fraternal organizations P P CRP APRA P P Frozen food lockers for individual or family kisc P P P P P P _ P P Garage or carport (private) not exceeding 1,500 sq.ft. on same lot as residence and is subject to the regulations affecting the main building. A A Greenhouses (noncommercial) and storage sheds not exceeding 1,000 A A A A Greenhouses or nurseries (commercial) PPP P PPP P P Hazardous waste treatment and storage facilities (off-site) subject to compliance with state siting criteria (RCW Chapter 70.105) (See TMC 21.08) C C Heavy equipment repair and salvage P P P P P P Helipads, accessory C Home Occupation *see definition and accessory use] A A A A A A A A A A — Hospitals C C C C C C C C P HospitalsLaSanitariums, or similar institutes C Hotels P35 P P P P C C P P Hydroelectric and private utility power generating plants U U U U U U U U Industries involved with etching, film processing, lithography, printing and publishing P P P P P P P P P Internet Data/Telecommunication Centers C P P P P P P P Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions U U U U U U U U U U U U U U U Laundries; self -serve, dry cleaning, tailor, dyeing P P PPP PPPPP P PP Libraries, museums, or art galleries (public) C C P P P CPP P PPPP P PP Manuf./Mobile home parkla C P Commented [MB10]: Covered as "Retail" – -f Commented [MB11]: Covered as "General Retail" or "Storage" Commented [IG12]: @Maxwell Baker I thought we determined this should stay here, and we wanted to exclude home occs from the RC? Commented [MB13R12]: Yup you're right Commented [MB14]: Permitted in dwellings as covered in 18.06.430; an occupation or profession which is customarily incident to or carried on in a dwelling place, and not one in which the use of the premises as a dwelling place is largely incidental to the occupation carried on by a resident of the dwelling place. l Commented [MB15]: Redundant P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C= Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDA MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H NS TSO PRO Manufacturing and industrial uses that have little potential for creating off- site noise, smoke, dust, vibration or other external environmental impacts or pollution: A) Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs P19 P P PPP P P P P B) Manufacturing, processing and/or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood P19 P P PPP P P P P C) Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment P19 P P PPP P P P P D) Manufacturing, processing, packaging of foods, such as baked goods, beverages, candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods, and meats (no slaughtering) i)) Fermenting and distilling included PP P P ii)) No fermenting and distilling P19 P P P P P Manufacturing and industrial uses that have moderate to substantial potential for creating off-site noise, smoke, dust, vibration or other external environmental impacts: A) Manufacturing, processing and/or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering) CCP C P C B) Manufacturing, processing and/or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses CCP C P C C) Manufacturing, processing and/or assembling of previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand forging C CCPPP PC Commented [MB20]: Footnotes 3 and 4 refer to retail. Commented [MB19]: Covered by "Offices: medical, dental" 1 above. Footnotes are incorrect and correspond to retail uses as well. J P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); 5 = Special Permission (Administrative approval by the Director) LDA MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO D) Manufacturing, processing, assembling and/or packaging of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment PPP P P C E) Heavy metal processes such as smelting, blast furnaces, drop forging or drop hammering C P Manufacturing that includes rock crushing, asphalt or concrete C CP C p c d _ batching or mixing, stone cutting, brick manufacture, marble works, and the assembly of products from the above materials Manufacturing, refining or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides; except for accessory storage of such materials U U U U Marijuana producers, processors, or retailers (with state issued license) P P P20 Mass transit facilities U U U U UUUU UUUUU UUU Medical and dental laboratories P P P P P PP P P Minor expansion of an existing warehouse S — Mortician and funeral homes P PPPP P C Motels P P PPPC C PP Movic th atcrs with three or fewer screen,, R Movie th atcrs with more than 3 screen b Offices including: medical, dental, government (excluding fire & police stations),P9 professional, administrative, business, e.g. travel, real estate & commercial P23 P P23 P24 p p P P P C10 P25 C26 P P Office or sample room for wholesale or retail sales, with less than 50% storage or warehousing P 'Outpatient dental 4 and emergency medical and serviced Park & ride lots C C CC CCCCC CCC Parking areas A A A A A AA A A AAAA A AA Parking areas, for municipal uses and police stations C C C C CCCC CCCCC CCP Parks, trails, picnic areas and playgrounds (public), but not including amusement parks, golf courses, or commercial recreation P P P P P PP P PPPPP PPP P Pawnbroker C C P PP P P Planned Shopping Center (mall) P P P P P P P27 Radio, television, microwave, or observation stations and towers C C C C CCCC CCCCC CCC Railroad freight or classification yards U U U U Railroad tracks (including lead, spur, loading or storage) P P P P P P Commented [MB16]: Moved from later in table Commented [MB17]: Recommend moving to Tukwila South Overlay chapter as a section item. Commented [MB18]: Recommend adding as a footnote to "Theaters" (see below). Commented [MB21]: Functionally the same as General Retail, move to that section. Recreation facilities (commercial — indoor) — athletic or health clubs P P PP P P P P C3 p p P Recreation facilities (commercial — indoor), including bowling alleys, skating rinks, shooting ranges CP PPP P P (O P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use); C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S =Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO Recreation facilities (commercial —outdoor), including golf courses, golf driving ranges, fairgrounds, animal race tracks, sports fields C C C C Recreation facilities (public), including, but not limited to sports fields, community centers and golf courses C C C C C C C C CCC C C C P Recreational area and facilities for employees A A A A A A AAAA A AA Religious facilities with an assembly area less than 750 sq.ft. C C C P P PPP P PPP P P Religious facilities with an assembly area greater than 750 sq.ft. and associated community center buildings C — C — C C CCCC CCCC C C G G 6 Removal and processing of sand, gravel, rock, peat, black soil and other natural deposits together with associated structures UUU U U U Rental of vehicles not requiring a commercial driver's license P37 P PPP P P PP Rental of commercial trucks and fleet rentals requiring a commercial driver's license P PP P P P P Research and development facilities P P Residences for security or maintenance personnel A A A A A A AAAA A AA Restaurants, drive-through permitted including drive through, sit down, P36 P PPP P P PP Restaurants drive-through not permitted - .. • . - . -. : P P C P rnnil nrtinn with n rrct, irnnt Retail sales of furniture appliances, automobile accessories,la 12 12 ¢ ¢ la ¢ P parts and liquor, lumber/bldg. materials, lawn & _arden supplies, farm supplic., Retail, General sales, e.g. h alth/b auty aids/prescription drugs/ P P# P P36 P36 P P P P C3 C34 P P food/h l ics/h ics/ a rdwa rc/notions/crafts/cu p p ouscwares/electron books/ma.azines/stationery/ photo equip/film procerfing/ clothing/shoes/flowers/plants/pets/jewelry/sifts/rec. equip/ sporting goods, and similar item Rctail development least 50°/ P P _ sales as part of a planned mixed use where 3t I floor development is for of gross asable ar a office use; no auto oriented retail sales (c.g., drive ins, ccrvicc stations Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble works, and the assembly of products from the above materials C CP C P C Sales and rental of heavy machinery and equipment subject to landscaping requirements of TMC Chapter 18.52* P PP P P P P Salvage and wrecking operations P P C Salvage and wrecking operations which are entirely enclosed within a building P P P P Schools and studios for education or self-improvement P P P P P P P P P P9 C10 P28 PP l Commented [MB22]: Covered by preceding categories. Commented [MB23]: Helps clarify which zones do and don't permit drive-throughs Commented [MB25]: Add footnote: "Retail sales as part of a planned mixed-use development where at least 50% of gross leasable floor area development is for office use; no auto -oriented retail sales (e.g., drive-ins, service stations)." Commented [MB24]: These categories are redundant (e.g. hardware = building materials). See footnotes 3 and 4 for edits as well. \ Commented [MB26]: Remove from MUO as General Retail is already permitted. Add as footnote to General Retail in Office zone, above. Commented [MB27]: Move to "Manufacturing" section P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); 5 = Special Permission (Administrative approval by the Director) LDA MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO Schools, preschool, elementary, junior & senior high schools (public), and equivalent private schools C C C C CCCC C C C P (public only) 29 Secure community transition facility U Self-storage facilities P P P P P P P P P Sewage lift station U U U U U U U P Shelter P P P P P Stable (private) A30 A30 A30 P Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to TMC Chapter 18.52 P P P P P P P P P Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required P P P C C Storm water - neighborhood detention + treatment facilities U U U U U U U P Storm water pump station U U U U U U U Studios — Art, photography, music, voice and dance P P PPP P P P P Taverns, nightclubs P P P P P P31 P31 P P Telephone exchanges P P PP P PPPP P PP Theaters, except those theaters which constitute "adult entertainment establishments" as defined by this Zoning Code p p p p P p p :,32L — Tow-truck operations, subject to all additional State and local regulations P P P P P P P Transfer stations (refuse and garbage) when operated by a public agency U U U U Truck terminals P P P P P P Utilities, regional C Vehicle storage (no customers onsite, does not include park-and-fly operations) P Warehouse storage and/or wholesale distribution facilities P PPPPP PP Water pump station U U U U U U U P Water utility reservoir and related facilities U U U U U U U Wireless Telecommunications Facilities (*see TMC Ch. 18.58) P P P P P PPP P PPPP PPP P Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code. The Director will consider whether the proposed use is: a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and b. Consistent with the stated purpose of the zone; and c. Consistent with the policies of the Tukwila Comprehensive Plan. 01 Commented [MB28]: Add to footnote Commented [MB29]: Define: Truck terminal means land and buildings used as a relay station for the transfer of a load from one vehicle to another or one party to another. The terminal cannot be used for permanent or long-term storage. C0 07 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property; (2) In or within one-half mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail or public recreational facility; or (b) church, temple, synagogue or chapel; or (c) public library. b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. No dismantling of cars or travel trailers or sale of used parts allowed. 3. Retail sales of health and b auty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, gcncy medical/dental services, and recreation/h lth clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. d. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, acrvices, outpatient and emergency medical/dental services, and recr ation/h alth clubs. Retail sales and services arc limited to uses of a type and size that clearly intend to serve other permitted use., 5. Bed and breakfast facilities, provided: a. the manager/owner must live on-site, b. the maximum number of residents, either permanent or temporary, at any one time is twelve, c. two on-site parking spaces for the owner and permanent residents and one additional on-site parking space is provided for each bedroom rented to customers, d. the maximum length of continuous stay by a guest is 14 days, e. breakfast must be offered on-site to customers, and f. all necessary permits or approvals are obtained from the Health Department. 6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use. 7. Commercial parking; provided it is: a. located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively impacted by the parking use; or b. located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual screening from adjacent streets. 8. Commercial parking subject to TMC Chapter 18.56, Off -Street Parking and Loading Regulations. 9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics. 10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use, 20,000 square feet and over. 11. Correctional institution operated by the City of Tukwila. 12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools. 14. Allowed on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. Allowed on all other lands in the TSO after a residential design manual with criteria for approval is adopted by ordinance. 15. Dwelling - multi -family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and TMC Section 18.52.060, 2-4, Recreation Space Requirements. 16. Dwelling - Multi -family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed-use development that is non -industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. 17. See TMC Section 18.50.220 for accessory dwelling unit standards. 18. Manufactured/mobile home park, meeting the following requirements: a. the development site shall comprise not Less than two contiguous acres; b. overall development density shall not exceed eight dwelling units per acre; c. vehicular access to individual dwelling units shall be from the interior of the park; and d. emergency access shall be subject to the approval of the Tukwila Fire Department. 19. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These businesses may manufacture, process, assemble and/or package the following: a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no slaughtering); b. pharmaceuticals and related products such as cosmetics and drugs; c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood; d. electronic, mechanical, or precision instruments; e. other manufacturing and assembly of a similar light industrial character; f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk-in basis; g. businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and meeting the City's performance standards. 20. Where the underlying zoning is HI or TVS. 21. Minor expansion of an existing warehouse if the following criteria are met: a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse; b. The proposed expansion will not increase any building dimension that is legally non -conforming; c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement; d. The proposed expansion must be constructed within two years of the date of approval; e. The proposed development shall be compatible generally with the surrounding land uses in teens of traffic and pedestrian circulation, building and site design; f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located. 22. Movie theaters with more than three screens if the following criteria are met: a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila; b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan; d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located. 23. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above. 24. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila International Boulevard. 25. Offices; must be associated with another pennitted use (e.g., administrative offices for a manufacturing company present within the MIC). 26. Offices not associated with other permitted uses and excluding medicaUdental clinics, subject to the following location and size restrictions: a. New Office Developments: (1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003. (2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone office uses are shown in Figure 18-12. b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be recognized as a conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) may convert to a stand-alone office use subject to the provisions of this code. 27. Planned shopping center (mall) up to 500,000 square feet. 28. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use. 29. Secure community transition facility, subject to the following location restrictions: a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any residential zone. (2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as amended, that include: (a) Public and private schools; (b) School bus stops; (c) Licensed day care and licensed preschool facilities; (d) Public parks, publicly dedicated trails, and sports fields; (e) Recreational and community centers; (f) Churches, synagogues, temples and mosques; and (g) Public libraries. One mile from any existing secure community transitional facility or correctional institution. (3) b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050-12.a, but is completely surrounded by parcels ineligible for the location of such facilities. c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established pursuant to RCW 71.09.285, which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk sites/facilities over time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit application. 30. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot. 31. No night clubs. 32. Theaters for live performances only, not including adult entertainment establishments.- and movie theaters with three or fewer screens are permitted. Movie theaters with more than three screens will require a Special Permission Permit. 33. Automotive sales must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18- 60, on December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. Pre-existing legally established automotive sales where existing parking lots abut the public frontage must provide effective visual screening of the parking lot from sidewalks (or street if no sidewalk currently exists) using Type II landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the business is vacated or abandoned for more than 24 consecutive months and a new business is proposed. 34. Allowed; however, if in the TIB Study Area, as set forth in Figure 18-60, the following conditions apply: Outdoor storage of vehicles, tires, or other materials used for service is not permitted. Gas stations are permitted if the pumps and parking are located behind the building, the pumps meet the setback requirements, and the pumps comply with building and fire codes. Queuing lanes are not permitted between buildings and back of sidewalk. Wholesale distribution and storage of fuel (e.g. natural gas, propane, gasoline) are not permitted in the TIB Study Area. Pre-existing legally established automotive service uses with outdoor storage or parking abutting the public frontage must provide effective visual screening of the parking and outdoor stored materials from sidewalks (or street if no sidewalk currently exists) using Type lI landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the business is vacated or abandoned for more than 24 consecutive months and a new business is proposed. 35. Allow if the following are provided: a full-service restaurant and a Class A liquor license, 24-hour staffed reception, all rooms accessed off interior hallways or lobby, and a minimum 90 rooms. 36. Allowed, however if in the TIB Study area, as set forth in Figure 18-60, the following conditions apply: Drive-through facilities are permitted when located behind a building. Queuing lanes are not permitted between buildings and public frontage sidewalks. Where the use is located on a comer or with access to an alley, drive-throughs must exit to a side street or an alley that connects to a side street, where feasible. 37. Automotive rentals must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18-60, on December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director CODE INTERPRETATION Code interpreted: Sign, Title 19 Date: August 26, 2019 Proposal from Seattle Chocolate: Seattle Chocolate submitted a proposal for a mural to the City on August 21, 2019. The proposed location for the mural is on the front facade of the building located at 1180 Andover Park W. Due to the texture of the wall the mural will be printed on vinyl, and will be 56 feet by 13 feet. The mural proposal request and the proposed design are attached. Interpretation: The question at hand is whether or not murals are permitted in the City of Tukwila. A contradiction in TMC 19 and a desire by businesses to put murals on their blank walls requires a code interpretation to determine what constitutes a mural and what constitutes a sign. The City's interpretation is that murals that do not convey a message that represents a product, service, or registered trademark, and which do not identify the uses, are not considered signs. Why this interpretation developed? There has been growing interest in creating murals in the City. In the industrial and commercial areas of the City there is ample wall space for showcasing artwork and creativity. To be considered a "sign" under the City's Sign Code, the materials placed or constructed must convey a message or image and be used to inform or attract the attention of the public. Once considered a sign, it must adhere to the size and placement requirements outlined in the code. A disconnect in TMC 19 has been identified. While a mural could be construed to fit the code's definition of a sign, in TMC 19.20.050.F.4. Incentive Signage allows a business to have a building -mounted sign on a wall without a public entrance given they provide architectural interest. One of the allowable options for architectural interest listed in the code is "artwork such as mosaic, mural, or sculptural relief over at least 50 percent of the wall surface." What is the justification for the interpretation? Murals in a cityscape can contribute to placemaking and creating a sense of identity and community, which are all elements of goals outlined in the City's Comprehensive Plan. Goal 1.7 of Tukwila's Comprehensive Plan states, "Tukwila's retail areas are characterized by high- quality urban design that accommodates a mix of compatible residential, commercial and light industrial uses." Policy 1.7.7. of this goal is to "encourage placemaking through creative use of signage, art, and high-quality materials." Moving forward, The City will develop a process for regulating murals and artwork on businesses within the City, as well as for distinguishing a mural from a sign. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 101 Conditions: • The vinyl must be maintained to avoid fading and deterioration due to weather. • Any change to the design must be submitted to the City. Attached: Code Interpretation Request Proposed esign Signature of Interpreter TV Date: ij\0 81„)--7/1/) Approv1'by Director of Community Development Date: 102 8/21/19 Ms. Meredith Sampson Ms. Minnie Dhaliwal City of Tukwila Department of Community Development 6200 Southcenter Boulevard Tukwila, WA 98188 Re: Zoning verification letter Dear Meredith and Minnie, r Thank you for working with me on the Kyler Martz art installation for outside our Seattle Chocolate headquarters here in Tukwila. We commissioned Kyler to design something special and arresting for our building that reflected what our company and brands represented in Seattle. Kyler came up with two concepts that we liked, but we agreed that the attached concept was the one that best represented our 80% female staff, love of color and enthusiasm for our business and Seattle. He calls the piece, the Cha Cha's and uses his iconic retro tattoo imagery for their faces. Our hope for this art installation is that it will stop passersby and they will wonder what the message is and what is going on behind that wall. They'll see that it's thought provoking, but also fun and a celebration of something. Hopefully, they'll come inside and discover our factory, its tour and our chocolate products and we'll have new fans and customers. We don't believe that the rectangular shapes are unique to chocolate or are obvious communicators of our products as people drive by, like a good sign would be. Therefore, the code and limits that pertain to signs in Tukwila, should not apply to this mural. There will be one major modification to the Cha Cha's and that is that the legs will cross the bodies more like a Rockette and have Tess opportunity for low -minded, crude graffiti or selfie posts. I think this will attract a following and fan base among Washington residents and visitors alike. Thank you for your support. Sincerely, 103 Jean Thompson CEO and Owner Seattle Chocolate Company $375 fee 104 flH