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HomeMy WebLinkAboutCAP 2014-02-11 COMPLETE AGENDA PACKETCity of Tukwila Community Affairs & Parks Committee • Joe Duffle, Chair O Dennis Robertson • Verna Seal AGENDA Distribution: J. Duffie D. Robertson V. Seal D. Quinn Mayor Haggerton D. Cline C. O'Flaherty S. Kerslake K. Mate] L. Humphrey R. Larson B. Miles J. Pace TUESDAY, FEBRUARY 11, 2014 — 5:30 PM HAZELNUT CONFERENCE ROOM (formerly known as CR #3) at east entrance of City Hall Item Recommended Action Page 1. PRESENTATION(S) 2. BUSINESS AGENDA a. A grant submittal for the Chinook Wind site. a. Committee approval. Pg.1 Ryan Larson, Senior Program Manager b. An ordinance updating historic landmarks within b. Forward to 2/24 C.O.W. Pg.5 the City. and 3/3 Regular Mtg. Brandon Miles, Senior Planner c. A briefing on freeway interchange signs. c. Information only. Pg.11 Brandon Miles, Senior Planner d. An ordinance authorizing a Development Agreement d. Forward to 2/24 C.O.W. Pg.13 with MRFH, LLC, for a project referred to as "Odin for Public Hearing and Brewery." 3/3 Regular Mtg. Jack Pace, Community Development Director 3. ANNOUNCEMENTS 4. MISCELLANEOUS Next Scheduled Meeting: Tuesday, February 25, 2014 The City of Tukwila strives to accommodate those with disabilities. Please contact the City Clerk's Office at 206 - 433 -1800 (TukwilaCityClerk @TukwilaWA.gov) for assistance. T(}: City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM Mayor Haggerton Community Affairs and Parks Committee FROM: Bob Giberson, Public Works Director BY: Ryan Larson, Senior Program Manager DATE: February 7, 2014 SUBJECT: Chinook Wind - Proposed Project No. 91441203 Grant Applications ISSUE Authorize staff to submit grant applications for a proposed habitat project titled "Chinook Wind". BACKGROUND The Duwamish Gardens p ject is in the final phase of desi n and staff and the consultant are working with the US Army Corps of Engineers to obtain a permit to allow construction to begin this summer. Staff is also working with King County through an interlocal agreement to obtain additional riverfront property on the west side of the site in exchange for a smaller portion on the northeast side of the site. The City recently obtained a 100' easement along the entire river frontage VfUleG|eepingTlger property located on the Duwamish River between Tukwila International Blvd and the potentially expanded Duwamish Gardens site. The WRIA 9 Habitat Team, looking to fulfill the WRIA 9 Salmon Habitat Plan goal of establishing 20 acres of new shallow water habitat in the Duwamish Transition Zone, has been in contact with the Sleeping Tiger property owner to inquire about the availability of the entire site for purchase. The property owner responded that the property is currently for sale and that they would be willing to enter into a purchase and sale agreement for this property. Analysis The Sleeping Tiger properties include two parcels totaling 5.83 acres with approximately 700' of river frontage. One parcel is vacant and the other contains a 118 room motel built in 1963. The size of the site would allow creation of a significant off-channel habitat and could be linked to the Duwamish Gardens site (see attached conceptual drawing). Staff working with WRIA 9 has researched funding options for acquisition of the Sleeping Tiger property. Potential sources include the Salmon Recovery Funding Board, Aquatic Lands Enhancement Account, King County Flood Control Oietriut, King County Conservation FUtures, and King County mitigation bank funding. Little to no matching funds are anticipated since habitat grants typically can be matched using other grant sources. RECOMMENDATION Committee approval to submit various grant applications for the potential acquisition of the Chinook Wind site. attachment: Duwamish Gardens/Chinook Wind Conceptual Drawing 2 Duwamkr -rd Uplandr Arian Hi ;h Ird tow m.:Ir;h M H et an,i river II 0 PotertUsl to 'r ar,J L Nortl -. Wlr a ,L.t,r OPPORruNmES FOR EXPA DED HABITAT ENHANCE DUWAMISH GARDENS Duwamish River IT = h Proposed Exchange Area rUW�r.rI] bike ..ale 1 == 1 •• • DO' 2(U -- o6calwasal C^....101•1411111= w 4 City of Tukwila T(]: Jim Haggerton, Mayor INFORMATIONAL U��U���������U� nn�o ��n`�n�n�snn��n����~ x�x�~n�n��x���n�����n�n Mayor Haggerton Community Affairs and Parks FROM: Jack Pace, Director BY: Brandon Miles, Senior Planner DATE: February 3, 2014 SUBJECT: Protection and Preservation of Landmarks in the City of Tukwila ISSUE Should the City expand properties eligible for Tukwila Landmark designation from only city owned sites to any site where the property owner supports the designation? BACKGROUND On November 11,2012, the City Council adopted City Council Ordinance No. 2384, which adopted regulations regarding the protection and preservation of historic landmarks in the City. As the Committee may recall, the Ordinance was supported by the Tukwila Historical Society, which hoped to secure funding from 4Culture to complete work to Old City Hall. Old City Hall would need to be deemed a Tukwila Landmark in order to quality for potential funding. When the Council considered Ordinance 2384 there was concern that private property could be forced to participate in a landmark designation without the consent of the property owner. To address this issue the Ordinance was drafted to only apply to City owned property. Thus, non- city owned property cannot be deemed a Tukwila Landmark and thus would be ineligible for funding from 4Culture. City staff has been working with the Masonic Lodge located at 13034 41st Ave South. The brick on the |Vdge, which was built in 1920S. needs to be replaced. Lacking funding to fix the existing brick exterior the Masons have proposed to install hardieplank as the exterior siding. While this would likely be permitted under the City design review standards, both the City and Masons recognized that the use of hardieplank is detrimental to the historical character of the structure. In January, the City convened a meeting with the Mmoono. State of Washington, and King County to brainstorm options for preserving the character of the building's exterior. The State and King County have identified some possible funding options for the Masons; however, in order to possibly qualify for the funding the site must be designated as a Tukwila Landmark. As discussed above, the site cannot qualify as a Tukwila Landmark because the site is not owned by the City. DISCUSSION Staff is proposing a change to the Ordinance which would remove the requirement that a site be owned by the City in order to be considered a Tukwila Landmark. Written permission from the property owner would be requinad, thus this would prevent a landmark designation from being made in the event that a property owner objected the designation. This change would allow the Masons to qualify for the desi nation and would also allow the Nelson House to possibility seek designation by the City as a Tukwila Landmark. 6 INFORMATIONAL MEMO Page 2 On November 5, 2012, the City Council also authorized the Mayor to sign an interlocal agreement (ILA) with King County for historical preservation services. City staff does not have the expertise to administer such a program. The ILA was transmitted to King County in January of 2013. In November of 2013 a copy of the ILA was provided back to the City, with changes made by the King County Council. These changes were made without consulting City Administration, The proposed changes would require that the City Council review and reauthorize the Mayor to sign the ILA. Staff is working with King County to hopefully revert back to the agreement that was reviewed by the City Council in December of 2012. One issue with the language proposed by King County is that it limits King County historical preservation work on properties owned by the City. This presents issues with staff's current proposal to allow non- city owned properties to qualify for Landmark status. FINANCIAL IMPACT None. RECOMMENDATION Refer to the draft Ordinance to the February 24, 2014 Committee of the Whole meeting. The Ordinance is scheduled to go to the Regular Council for possible action on March 3, 2014. If changes are made to the ILA, staff will bring those back to the Committee as quickly as possible. ATTACHMENTS Draft Ordinance W:12014 Info Memos-CouncillHistoricPreservation.doc RAFT AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2384 §3, AS CODIFIED AT TUKWILA MUNICIPAL CODE SECTION 16.60.020, TO REVISE REQUIREMENTS FOR DESIGNATION OF LANDMARKS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, on November 5, 2012, the Tukwila City Council adopted Ordinance No. 2384, which established the City's regulations regarding the protection and preservation of landmarks within the City; and WHEREAS, under Ordinance No. 2384 only City -owned properties are eligible for landmark status; and WHEREAS, the City would like to expand the types of properties eligible for landmark status, provided a property owner consents to the landmark designation; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. TMC Section 16.60.020, "Landmark Commission," Amended. Ordinance No. 2384 §3, as codified at Tukwila Municipal Code Section 16.60.020, is hereby amended to read as follows: 16.60.020 Landmark Commission A. The King County Landmark Commission established pursuant to King County Code (K.C.C.) Chapter 20.62 is hereby designated and empowered to act as the Landmark Commission for the City pursuant to the provisions of this chapter. W: Word Processing \Ordinances \Historic Preserv- expand landmark status strike -thru 1 -30 -14 BM:bjs Page 1 of 3 7 B. The Commission shall have the authority to review nominations and designate any real property within owned by the City of Tukwila as a landmark and to issue a Certificate of Appropriateness for any property that has been designated as a landmark, provided the property owner(s) has provided written consent to the landmark designation. Tukwila. C. The special member of the King County Landmark Commission provided for in K.C.C. Section 20.62.030 shall be appointed by the Mayor of the City of Tukwila, subject to confirmation by the City Council. Such special member shall be a Tukwila resident who has a demonstrated interest in historic preservation. Such appointment shall be made for a three -year term. In the event that the special member cannot attend a required meeting, the chair of the Planning Commission or Vice -Chair may serve as an alternate Commission member. D. In the event of a vacancy, an appointment shall be made to fill the vacancy in the same manner and with the same qualifications as if at the beginning of the term, and the person appointed to fill the vacancy shall hold the position for the remainder of the unexpired term. E. The Commission shall not conduct any public hearings required under this chapter with respect to properties located within the City of Tukwila until the Commission's rules and regulations, including procedures consistent with this chapter, have been filed with the Tukwila City Clerk. All meetings of the Commission shall be open to the public. All public hearings to consider a landmark designation within the City of Tukwila shall be held within the City of Tukwila. F. The Commission shall file its rules and regulations, including procedures consistent with this ordinance, with the Tukwila City Clerk. Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section /subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. W: Word Processing \Ordinances \Historic Preserv- expand landmark status strike -thru 1 -30 -14 BM:bjs 8 Page 2 of 3 PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2014. ATTEST /AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Shelley M. Kerslake, City Attorney Jim Haggerton, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: W: Word Processing \Ordinances \Historic Preserv- expand landmark status strike -thru 1 -30 -14 BM:bjs Page 3 of 3 9 10 TO: City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM Mayor Haggerton Community Affairs and Parks FROM: Jack Pace, Director BY: Brandon Miles, Senior Planner DATE: February 4, 2014 SUBJECT: Sign Code Regulations Freeway Interchange Signs ISSUE Briefing on regulations regarding placement of freeway interchange signs within the City. BACKGROUND In August of 2010, the City adopted a new sign code to regulate the placement of signs in commercial, industrial, and residential zones. The 2010 code replaced a code that had been in place for nearly 30 years. This new sign code was crafted after significant public input, including the creation of a Sign Code Advisory Committee. The Committee included representatives from businesses, residents, the City Council and the Planning Commission. After an eight month process the Committee drafted policies and recommendations for the City Council to consider in creating a new sign code. One significant issue that the Sign Code Advisory Committee reviewed was the use of "Freeway Interchange Signs". Under the old sign code, "freeway interchange businesses" were permitted freeway interchange signs. A freeway interchange business was defined as a business located within areas designated around freeway entry/exit points. The purpose of the freeway interchange sign was to serve the traveling public and to identify businesses such as regional shopping malls, eating, lodging or service stations. Freeway interchange signs were permitted to be up to 125 feet tall and have a message area of 125 square feet per face, with a total message area of 250 square feet total. The Sign Code Advisory Committee recommended that new freeway interchange signs not be permitted in the City. As was stated in the Sign Code Advisory Committee Policy Recommendations, "Freeway interchange signs are [a] legacy of the past and they likely provide little assistance to the traveling public. WSDOT permits small directional signs within their right of way to note upcoming services. These signs are typically spaced further back from the off ramp in order to allow motorists adequate time to make a decision to exit the freeway. Additionally, WSDOT provides signs on the exit ramps which further provide direction to motorist as they exit the freeway (p. 24)." Furthermore, there was concern that the regulations regarding freeway interchange signs were content based and thus could be subject to legal challenge. With adoption of the new sign code, in August of 2010, the five existing freeway interchange signs in the City became nonconforming. Under the City's nonconforming sign regulations, these remaining signs are permitted to have unlimited refaces and copy changes until August of 2015, provided the sign size, shape, and location do not change (TMC 19.36.050). After August 2015, the signs may remain as-is indefinitely, unless certain work is proposed that would require the sign to be removed. 11 12 INFORMATIONAL MEMO Page 2 DISCUSSION On January 13, 2014 the owner of the Union 76 station, located at 13810 Interurban Avenue 8Outh, spoke to the City Council about his desire to reface and expand its exiotin0, non- conforming freeway interchange sign. The current freeway interchange sign located on the property has a total area of 100 square feet per face /200 square feet total). The property owner submitted a sign permit to the City requesting to add an electronic panel to the sign, which would add an additional 144.08 square feet of sign area per face (288.16 square feet total). This would bring the total sign area per face to 244.08 square feet and the total sign area for the sign would be 488.16 square feet. As discussed above, the maximum sign area for a freeway interchange sign under the old sign would have been 125 square feet per face and 250 square feet of area of message area for the entire sign. The area proposed by the gas station is drastically more than what was permitted under the old sign code. Since the new sign was adopted, the City has aggressively pursued the removal of nonconforming and illegal signs. As was discussed above, at the time of adoption of the new sign code, there were five existing freeway interchange signs. Last year the number was reduced to four when the freeway interchange sign at the Best Western, located on West Valley Hvvy, was removed. The owner of the property was rebranding the property from Best Western to Ramada. As part of the rebranding the property owner requested to change the shape of the existing sign cabinet for the nonconforming freeway interchange sign. The proposed work to the Sign was not permitted under the code and, while the property owner could have simply refaced the sign, he chose to remove the sign in order to comply with the City's nonconforming regulations. Additionally, the City is also in the process of ordering the removal of 22 freestanding signs that failed to register under the City's non-conforming program. The City has already secured the removal of the Sizzler freestanding sign located along Southcenter Parkway. It is also unclear how the Union 76 Gas Station would benefit from placement of a tall sign. The angle of the freeways in the area and the height of nearby trees significantly hinder the line of sight for any cars to see the existing freeway interchange sign on the property. FINANCIAL IMPACT None RECOMMENDATION Information Only. Staff does not believe that changes are needed to the City's regulations regarding freeway interchange signs. The City's Sign Code Advisory Committee set a vision for the City in its recommendations to the City Council. Staff suggests that the City continue to try and reach the vision laid out by the Committee. Property owners with existing freeway interchange signs are permitted to complete refaces and copy changes of their existing signs for another year and a half. Businesses can also take advantage of motorist information signs installed and operated by the Washington State Department of Transportation. If the Committee would like to continue to discuss this matter, staff would suggest that this matter be referred to a Committee meeting in March for further review. Staff would suggest that the Committee provide staff specific questions or direction on what it would like to see at the March meeting. ATTACHMENTS None w:12Vw Info *emu,-CovndKrmewaySigno.um, City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Mayor Hag Community Affairs and Pa ks FROM: Jack Pace, DCD Directo BY: Lynn Miranda, Senior Planner DATE: 4 February 2014 SUBJECT: Odin Brewery Development Agreement ISSUE Should the City Council approve the p Development Agreement that would allow Odin Brewery to locate within the TUC District? BACKGROUND MRFH LLC is proposing to locate a microbrewery at 402 Baker Boulevard. The project involves a remodel of an existing building previously used for a glass manufacturing and retail business. The proposed use includes the manufacturing of beer (up to 15.000 gallons annuaUy), a business office, related parking facilities, and a 1,734 square foot tasting room and retail outlet open to the public. Redevelopment will consist of tenant improvements to the existing building, as well as exterior building/architectural and site improvements that exceed current code requirements. The project site is located within the Tukwila Urban Center (TUC) District. Current zoning regulations for this district allow brew pubs (producing up to 2,500 gallons beer/year) but exclude the manufacturing of foods involving fermenting (e.g., a large scale brewery). The type and scale of use proposed by MRFH is not directly addressed by the TMC but is desirable in the urban environment envisioned in the Southcenter area by the City's Comprehensive Plan. When combined with a tasting room and outdoor seating, this use furthers the community's vision for Baker Boulevard as an aodve, pedestrian-oriented corridor serving a future mixed use, higher density neighborhood connecting the Ma||, bus transit center, and future pedestrian bridge over the Green River with the Tukwila Sounder Commuter Rail/Amtrak Station. This project vvi||nerve as the type of amenity and attraction desired by current and future rgaidgnte, workers, and visitors in the Southcenter area. TMC 18.86 allows the City to use development agreements to provide flexibility to achieve public benefits and respond to changing community needs. Approval of this development agreement would allow [)din Brewery to locate within the Urban Center and produce up to 15'0OO barrels of beer annually. DISCUSSION The Development Agreement contains the following criteria which must be met in order for a Microbrewery to be a permitted use in the TUC District: • sells beer for consumption on site and for sale in sealed containers; • produces no more than 15.000 barrels of beer annually; and • utilizes an air treatment system and/or other machinery so that the brewery meets Puget Sound Clean Air Agency Regulations regarding odors, and that the brewing process does not cause off-site impacts on neighboring properties or create a public nuisance. (This goes beyond what is normally required to address odors.) INFORMATIONAL MEMO Page 2 In support of the Southcenter Element of the City's Comprehensive P|an, the applicant has agreed to project-related improvements that will: • enhance the overall image and architectural design quality of the Southcenter area by incorporating facade improvements that minimize the appearance of the building's length and height and add visual interest; • contribute to the pedestrian orientation of Baker Boulevard by constructing wider sidewalks with landscaping that matches the adjacent public frontage; • make access management improvements on Baker Boulevard by reducing curb cuts and combining driveways; and • provide safe pedestrian pathways through the parking lot by connecting the building's public entrance to the street edge with a raised crosswalk. These accgsa, public frontage, site, and architectural design improvements will be further refined by staff during the building permit review process. FINANCIAL IMPACT None. RECOMMENDATION The Committee is being asked to forward the ordinance to the February 24, 2014 Committee of the Whole meeting for a public hearing and March 3, 2014 Regular meeting for action. ATTACHMENTS Draft Ordinance Exhibit A — Development Agreement Exhibit 1 — Project Site Map Exhibit 2 — Preliminary Site Plan planning projects \Odin Brewery\InfoMemo_CAP.docx 14 DRAFT AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, APPROVING AND AUTHORIZING THE PROPOSED 402 BAKER BOULEVARD DEVELOPMENT AGREEMENT WITH MRFH, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, MRFH, LLC, desires to site a beverage manufacturing business at 402 Baker Boulevard, a project referred to as "Odin Brewery;" and WHEREAS, the use contemplated by this development proposal is not directly addressed by the Tukwila Municipal Code; and WHEREAS, MRFH, LLC, desires to make improvements to the property that exceed the current Tukwila Municipal Code requirements; and WHEREAS, the City of Tukwila and MRFH, LLC, wish to enter into a Development Agreement for the 402 Baker Boulevard development, a copy of which is attached hereto as Exhibit A; and WHEREAS, as required pursuant to Tukwila Municipal Code Section 18.86.050, a public hearing was conducted on the 24th day of February 2014 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to City Ordinance No. , approved this Development Agreement as proposed and authorized execution of this Development Agreement; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Development Agreement. The 402 Baker Boulevard Development Agreement by and between the City of Tukwila and MRFH, LLC, a copy of which is attached hereto as Exhibit A, is hereby approved, and the Mayor is authorized and directed to execute said Development Agreement on behalf of the City of Tukwila. W: Word Processing \Ordinances \Odin Brewery-402 Baker Blvd DA 1 -31 -14 LM:bjs Page 1 of 2 15 Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section /subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2014. ATTEST /AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Shelley M. Kerslake, City Attorney Exhibit A — Development Agreement Jim Haggerton, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: W: Word Processing \Ordinances \Odin Brewery-402 Baker Blvd DA 1 -31 -14 LM:bjs 16 Page 2 of 2 EXHIBIT A DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND MRFH, LLC, FOR THE 402 BAKER BOULEVARD DEVELOPMENT THIS DEVELOPMENT AGREEMENT ( "Agreement ") is made and entered into this day of by and between the City of Tukwila ( "City "), a non - charter, optional code Washington municipal corporation, and MRFH, LLC ( "MRFH "), a Washington limited liability company. I. RECITALS WHEREAS, the Washington State Legislature has authorized the execution of development agreements between a local government and a person having ownership or control of real property within its jurisdiction pursuant to RCW 36.70B170, and Tukwila Municipal Code (TMC) Chapter 18.86 allows for development agreements to respond to changing community needs and to adequately achieve the purpose of the provisions of the TMC; and WHEREAS, MRFH intends to develop the interior and provide exterior improvements to an existing building to accommodate a microbrewery that would comprise approximately 10,500 square feet of manufacturing and storage space, 600 square feet of business office space, and 1,734 square feet for a public tasting room and retail space; and WHEREAS, the project site lies within an area zoned Tukwila Urban Center (TUC). The City's Comprehensive Plan for this area envisions this area as a high- density, regionally - oriented, mixed -use center having walkable, as well as auto - oriented, shopping and entertainment districts, and having recreational opportunities for business people, residents, and visitors; and WHEREAS, the type of use proposed by MRFH is not directly addressed by the TMC and is a hybrid use which is desirable to the urban environment envisioned by the City's Comprehensive Plan; and WHEREAS, the complexity of transforming a suburban pattern of development to a more urban one is such that change cannot be expected or required to happen all at once. More likely, the majority of the development within Southcenter over the next 20 years will be as a result of market- driven renovations, such as the MRFH proposal, and expansions rather than entirely new construction; and WHEREAS, it is not the intent of the City to discourage such redevelopment, as new investment should enhance the image and appeal of the area. Instead, the City's strategy is to move forward in phases, leading with public investments and implementing a set of regulations that condition redevelopment and result in incremental changes to the urban form that are in alignment with the community's long -term vision. Over time, these changes will serve as a Page 1 of 12 17 framework, catalyst, and attractor for the types of development envisioned for the urban center. This redevelopment of the existing building and site will serve as the type of amenity and attraction desired by current and future residents, workers and visitors in the Southcenter area; and WHEREAS, as part of the MRFH proposal, it will enhance the overall image and architectural design quality of the Southcenter area, and contribute towards the pedestrian orientation of Baker Boulevard by improving the streetscape via wider sidewalks and landscaping, making access management improvements, and providing safe pedestrian pathways through the parking lot by connecting the building's public entrance to the street edge; and WHEREAS, this project is located in the northern part of Southcenter, in a core area envisioned as a growing transit - supportive mixed -use neighborhood with residential, office, retail, and entertainment uses; and WHEREAS, the project site is located on Baker Boulevard, the high priority corridor for the City that provides a more direct, walkable route via the planned pedestrian bridge over the Green River, connecting the Mall and future Transit - Oriented Development neighborhood to the Tukwila Sounder Commuter Rail /Amtrak Station; and WHEREAS, the Southcenter Element of Tukwila's Comprehensive Plan encourages establishing a pedestrian- oriented environment through site planning, streetscape design, and improvements to the Urban Center's network of streets, trails, and sidewalks; and this project will further the community's vision of a pedestrian friendly, walkable neighborhood by constructing public frontage improvements, including landscaping, along Baker Boulevard and implementing access management strategies; and WHEREAS, the Southcenter Element of Tukwila's Comprehensive Plan calls for ensuring that pedestrians have safe, convenient, and comfortable paths from adjacent public ways through large parking lots to key building entrances, and the project's site design and pedestrian improvements implement this policy; and WHEREAS, the Southcenter Element of Tukwila's Comprehensive Plan promotes high quality architecture in Southcenter, and the project's architectural design improvements to the existing building's facade will be of high quality and will improve the image of Baker Boulevard, the Southcenter area, and identity for the entire City, thereby having the potential to attract further high quality development; and WHEREAS, a development agreement must be approved by ordinance or resolution after a public hearing; and WHEREAS, a public hearing for this Agreement was held on and the City Council approved this Agreement by Ordinance No. ; and 18 Page 2 of 12 WHEREAS, the Agreement constitutes a final land use action pursuant to RCW 36.70C.020 and is subject to review pursuant to RCW 36.70C.101 et seq. NOW, THEREFORE, in consideration of the mutual promises set forth herein and the long -term benefit to both the City and MRFH, the parties hereby agree as follows: IL AGREEMENT Section 1. Incorporation of Recitals. The Parties agree that the foregoing recitals are true and correct to the best of their knowledge and are incorporated by this reference as though fully set forth herein. Section 2. Project Description. The project is referred to as "Odin Brewery" and involves a remodel of an existing 12,825- square -foot building previously used for manufacturing, storage and business offices for a glass manufacturing and retail business. This project is located at 402 Baker Boulevard on a parcel 53,504 square feet in size within the Southcenter area, Tukwila's Urban Center, and is identified on Exhibit 1, Project Site Map. The anticipated use of the property includes the manufacturing and storage of beer, a business office, and a small tasting room and retail outlet open to the public, as well as related parking facilities. Redevelopment will consist of tenant improvements, exterior building /architectural improvements, and site improvements. Current zoning regulations govern the manufacturing of beverages and the location of brew pubs. This microbrewery use is not contemplated by the TMC. However, TMC Chapter 18.86 allows the City to use development agreements to provide flexibility to achieve public benefits and respond to changing community needs. Section 3. Statement of Authority and Intent. This agreement is entered into pursuant to the authorization of RCW 36.70B.170 and TMC Chapter 18.86 and is intended and designed to vest this Project under current Governing Regulations, subject to Section 4 herein (Development Standards), for the Vesting Period. Unless this Development Agreement is sooner terminated in accordance with Section 9 hereof, the Vesting Period shall be for a period of three (3) years commencing on the Effective Date (the "Vesting Period "). Section 4. Development Standards: Conditions. 4.1 Intent. The intent of the Development Agreement is to allow the site to be used as a microbrewery. This use, when combined with a tasting room and outdoor seating, furthers the community's vision for Baker Boulevard as an active, pedestrian- oriented corridor serving a future mixed use, higher density neighborhood, and connecting the Mall, bus transit center, and future pedestrian bridge over the Green River with the Tukwila Sounder Commuter Rail /Amtrak Station. In turn, project - related improvements will enhance the overall image and architectural design quality of the Southcenter area, and contribute towards the pedestrian orientation of Baker Boulevard by improving the streetscape via wider sidewalks and landscaping, making access management improvements, and providing safe pedestrian pathways through the parking lot by Page 3 of 12 19 connecting the building's public entrance to the street edge (See Exhibit 2, Preliminary Site Plan). These access, public frontage, site, and architectural design improvements will be further refined during the building permit review process. 4.2 Application of Development Standards. Pursuant thereto and during the Effective Period, the provisions of this Section 4 set forth the development standards that differ from or supplement those standards set forth in the City's development regulations. Accordingly, the following development standards shall apply to and govern and vest the development and use of the Project in lieu of any conflicting or different standards or requirements elsewhere in the TMC. 4.3 Permitted Uses. In addition to those uses permitted in the TUC district in TMC Chapter 18.28, a microbrewery is allowed, providing it meets the following criteria: 4.3.1 Sells beer for consumption on site and for sale in sealed containers; 4.3.2 Produces no more than 15,000 barrels of beer annually; and 4.3.3 Utilizes an air treatment system and/or other machinery so that the brewery meets Puget Sound Clean Air Agency Regulations regarding odors, and that the brewing process does not cause off -site impacts on neighboring properties or create a public nuisance. 4.4 Access and Public Frontage Improvements. MRFH will improve the streetscape, walkability, and accessibility by reducing curb cuts, widening the public sidewalk, and adding street trees. These improvements will be made prior to the issuance of a Certificate of Occupancy. 4.4.1 The site currently has three driveways. The project will close the middle driveway and relocate the western driveway to the west lot line, creating a common driveway with the adjacent parcel. 4.4.2 MRFH will construct a 15 -foot sidewalk, extending from back of existing curb, running the length of the property, and tying into the 15 -foot sidewalk on the east side of the property. Where the sidewalk crosses driveways, the sidewalk shall continue across the driveway at the same elevation or `level'; the driveway shall not "break" the sidewalk network. 4.4.3 MRFH will install new street trees and landscaping on the new public sidewalk on Baker Boulevard. Street tree species will be agreed upon by the City and the developer, and will be planted in landscaped tree wells a minimum 36 square feet in size, located at back of curb. Trees shall be spaced every 20 -30 feet, depending on species and location of underground or at- ground utilities and considering the proximity of existing trees on either side of project. Page 4 of 12 20 4.5 Site Improvements. The project will construct a 15- foot -wide plaza adjacent to the south face of the building that will provide an outdoor seating area away from the street. In addition, the project will construct a wooden fence to screen an outdoor patio located adjacent to the tasting room. The back side of the project site shall be fenced with gates for additional security. A raised crosswalk will connect the public sidewalk to the building's public entrance, providing safe pedestrian access through the parking lot. 4.6 Architectural Design Standards /Improvements. 4.6.1 Transparency. The project will increase transparency in the area between the height of 2 and 10 feet (minimum) along the length of the building facade that faces Baker Boulevard. Darkly tinted glass, mirrored glass, and glass covered by screening sheets, white, or UV protection film will not be used. 4.6.2 Facade Articulation and Modulation. The project will incorporate facade articulation and modulation features that minimize the appearance of the building's length and height and add visual interest. Features will include: (a) Change in building materials or color; (b) Landscaping; and (c) Other alternatives that meet the intent. Section 5. Major and Minor Amendments — Development Agreement. All proposed amendments to the Development Agreement shall be considered in accordance with this Section 5. 5.1 Process. Minor modifications from the approved permits or to the architectural design may be approved in accordance with the provisions of the City's code, and shall not require an amendment to this Agreement. The Mayor may approve any other Minor Amendments to the Development Agreement proposed by the City or Developer and mutually agreed to by the Parties. Such approval shall be in writing and the resulting amendment shall be incorporated into this Development Agreement as an amendment pursuant to Section 5 hereof. The City Council may approve Major Amendments to the Development Agreement in accordance with the same process for approval of the Development Agreement. A Major Amendment to the Development Agreement approved by the City Council, and mutually agreed to by the Parties, shall be incorporated into this Development Agreement as an amendment pursuant to Section 5 hereof. 5.2 Minor Amendment Defined. A proposed amendment to the Development Agreement shall be considered a minor amendment if the proposed amendment does not modify the Governing Regulations or Section 4 (Development Standards; Conditions) hereof, does not materially modify the size or scope of the Project, and does not modify the Vesting Period or term of this Development Agreement. Page 5 of 12 21 5.3 Major Amendment Defined. A proposed amendment to the Development Agreement shall be considered a Major Amendment if the proposed amendment does not constitute a Minor Amendment. 5.4 Determination. An application for a Minor Amendment shall be made to the Mayor. The application shall describe the proposed Minor Amendment in sufficient detail such that the Mayor can determine whether or not the proposal qualifies as a Minor Amendment. If the application does not provide sufficient information, the Mayor may request additional information from the Developer or reject the application. Upon receipt of sufficient information to determine if the proposal set forth in the application constitutes a Minor Amendment, the Mayor shall determine if the proposal constitutes a Minor Amendment. In the event that the Mayor determines that the proposed amendment is a Minor Amendment, the Minor Amendment may be administratively approved by the Mayor. In the event that the Mayor determines that the proposal constitutes a Major Amendment, the Developer shall submit the proposal in accordance with the same process for approval of a Development Agreement, withdraw its proposed amendment, or modify and re- submit its proposed amendment. The determination of the Mayor shall be a final decision. Section 6. Further Discretionary Actions. Developer acknowledges that the Governing Regulations contemplate the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of permit applications under SEPA. Nothing in this Development Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the City and any of its officers or officials in complying with or applying Governing Regulations and the development standards and conditions set forth in Section 4 hereof. Section 7. Existing Land Use Fees and Impact Fees. Generally applicable land use fees and impact fees adopted by the City by resolution or ordinance as of the Effective Date of this Agreement may be increased by the City from time to time, and applicable to permits and approvals for the Subject Property. Section 8. Specific Performance. The Parties specifically agree that damages are not an adequate remedy for breach of this Development Agreement, and that the parties are entitled to compel specific performance of all material terms of this Development Agreement by any party in default hereof. Section 9. Termination. This Development Agreement shall expire and/or terminate on the earlier of the termination/expiration provisions set forth as follows: 9.1 This Agreement shall expire and be of no further force and effect if the development contemplated in this Agreement and all of the permits and/or approvals issued by the City for such development are not substantially underway prior to expiration of such permits and/or approvals. Nothing in this Agreement shall extend the expiration date of any permit or approval issued by the City for any development. Page 6 of 12 22 9.2 This Agreement shall terminate either upon the expiration of the Vesting Period identified in Section 3 above or when the Subject Property has been fully developed and all of the Developer's obligations in connection therewith are satisfied as determined by the City, whichever first occurs. 9.3 Upon the abandonment of the Project by the Developer. The Developer shall be deemed to have abandoned the Project if a building permit for construction of the building approved in this Agreement is not submitted to the City within two years of the date of this Agreement. Upon termination of this Agreement, the City shall record a notice of such termination in a form satisfactory to the City Attorney that the Development Agreement has been terminated. Section 10. Assignment and Assumption. The Developer shall have the right to sell, assign or transfer this Agreement with all their rights, title and interests therein to any person, firm or corporation at any time during the term of this Agreement. Developer shall provide the City with written notice of any intent to sell, assign, or transfer all or a portion of the Subject Property, at least 30 days in advance of such action. Section 11. Covenants Running With the Land; Recording. The conditions and covenants set forth in this Development Agreement and incorporated herein by the Exhibits shall run with the land and the benefits and burdens shall bind and inure to the benefit of the parties. The Developer, Landowner and every purchaser, assignee or transferee of an interest in the Property, or any portion thereof, shall be obligated and bound by the terms and conditions of this Development Agreement, and shall be the beneficiary thereof and a party thereto, but only with respect to the Property, or such portion thereof, sold, assigned or transferred to it. Any such purchaser, assignee or transferee shall observe and fully perform all of the duties and obligations of a Developer contained in this Development Agreement, as such duties and obligations pertain to the portion of the Subject Property sold, assigned or transferred to it. Section 12. Amendment to Agreement; Effect of Agreement on Future Actions. This Agreement may be amended by mutual consent of all of the parties, provided that any such amendment shall follow the process established for Major and Minor Amendments as set forth in Section 5 hereof. Section 13. Releases. Developer, and any subsequent Landowner, may free itself from further obligations relating to the sold, assigned, or transferred property, provided that the buyer, assignee or transferee expressly assumes the obligations under this Development Agreement as provided herein. Section 14. No Third -Party Beneficiary. This Development Agreement is made and entered into for the sole protection and benefit of the parties hereto and their successors and assigns. No other person shall have any right of action based upon any provision of this Development Agreement. Page 7 of 12 23 Section 15. Interpretation. The Parties intend this Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.70B.170 et seq., and this Agreement shall be construed to exclude from the scope of this Development Agreement and to reserve to the City, only that police power authority which is prohibited by law from being subject to a mutual agreement with consideration. This Development Agreement has been reviewed and revised by legal counsel for both parties, and no presumption or rule construing ambiguity against the drafter of the document shall apply to the interpretation or enforcement of this Development Agreement. Section 16. Notice. All communications, notices, and demands of any kind that a party under this Development Agreement requires or desires to give to any other Party shall be in writing and either (i) delivered personally, (ii) sent by facsimile transmission with an additional copy mailed first class, or (iii) deposited in the U.S. mail, certified mail postage prepaid, return receipt requested, and addressed as follows: If to the City: City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Attn: Mayor's Office General: 206 - 433 -1850 Fax: 206 - 433 -7191 With a copy to: City Attorney City of Tukwila Kenyon Disend, PLLC 11 Front Street South Issaquah, Washington 98027 -3820 General: 425-392-7090 Fax: 425- 392 -7071 If to Developer to: Kidder Mathews Attn: Alan D. Robertson 12886 Interurban Avenue South Tukwila, WA 98168 General: 206-248-7300 Fax: 206 - 248 -7342 Notice by hand delivery or facsimile shall be effective upon receipt. If deposited in the mail, notice shall be deemed delivered 48 hours after deposited. Any party at any time by notice to the other party may designate a different address or person to which such notice or communication shall be given. Page 8 of 12 24 Section 17. Excusable Delay (Force Majeure). In addition to specific provisions of this Development Agreement, and notwithstanding anything to the contrary in this Development Agreement, neither Party shall be in default in the performance or the failure of performance of its obligations under this Development Agreement, or in the delay of its performance, where such failure or delay is due to war, insurrection, strikes, lock -outs or other labor disturbances, one or more acts of a public enemy, war, riot, sabotage, blockade, embargo, floods, earthquakes, fires, quarantine restrictions, freight embargoes, lack of transportation, court order, delays or failures of performance by any governmental authority or utility company (so long as the Party seeking the extension has adequately complied with the applicable processing requirements of such governmental authority or utility company), delays resulting from changes in any applicable laws, rules, regulations, ordinances or codes, or a change in the interpretation thereof by any governing body with jurisdiction, delays resulting from the weather or soils conditions which necessitate delay, delays resulting from litigation (including suits filed by third parties concerning or arising out of this Development Agreement) or any other cause (lack of funds of Developer, Developer's inability to finance the construction of the Development, and Developer's inability to lease the Improvements, are not causes beyond the reasonable control or without the fault of Developer) beyond the reasonable control or without the fault of the Party claiming an extension of time to perform or an inability of performance The extension of time for any cause shall be from the time of the event that gave rise to such period of delay until the date that the cause for the extension no longer exists or is no longer applicable, in each case as evidenced by a notice from the Party claiming the extension. An extension of time for the duration of such event will be deemed granted if notice by the Party claiming such extension is sent to the other as to any of the above causes other than Permit Delays, within 10 days from the commencement of the cause and such extension of time is not rejected in writing by the other Party within 10 days of receipt of the notice (such extension of time is referred to herein as "Force Majeure"). Times for performance under this Development Agreement may also be extended in writing by the City and Developer in accordance with Section 5 herein. Section 18. Indemnification. Except as otherwise specifically provided elsewhere in this Development Agreement and any exhibits hereto, each party shall protect, defend, indemnify and hold harmless the other party and their officers, agents, and employees, or any of them, from and against any and all claims, actions, suits liability, loss, costs, expenses, and damages of any nature whatsoever, which are caused by or result from any negligent act or omission of the party's own officers, agents, and employees in performing services pursuant to this Development Agreement. In the event that any suit based upon such a claim, action, loss, or damage is brought against a Party, the Party whose negligent action or omissions gave rise to the claim shall defend the other party at the indemnifying party's sole cost and expense; and if final judgment be rendered against the other party and its officers, agents, and employees or jointly the Parties and their respective officers, agents, and employees, the Parties whose actions or omissions gave rise to the claim shall satisfy the same; provided that, in the event of concurrent negligence, each Party shall indemnify and hold the other Parties harmless only to the extent of that party's negligence. The indemnification to the City hereunder shall be for the benefit of the City as an entity, and not for members of the general public. Page 9 of 12 25 Section 19. Applicable Law and Attorneys' Fees. This Development Agreement shall be construed and enforced in accordance with the laws of the State of Washington. If litigation is initiated to enforce the terms of this Development Agreement, the prevailing Party shall be entitled to recover its reasonable attorneys' fees and costs from the non - prevailing Party. Venue for any action shall lie in King County Superior Court or the U.S. District Court for Western Washington. Section 20. Third Party Legal Challenge. In the event any legal action or special proceeding is commenced by any person or entity other than a Party, or successor or assign of Developer, to challenge this Development Agreement or any provision herein, the City may elect to tender the defense of such lawsuit or individual claims in the lawsuit to Developer and /or successor(s) or assign(s). In such event, Developer and/or such successor(s) or assign(s) shall hold the City harmless from and defend the City from all costs and expenses incurred in the defense of such lawsuit or individual claims in the lawsuit, including but not limited to, attorneys' fees and expenses of litigation, and damages awarded to the prevailing party or parties in such litigation. The Developer and/or such successor(s) or assign(s) shall not settle any lawsuit without the consent of the City. The City shall act in good faith and shall not unreasonably withhold consent to settle. Section 21. Severability. If any phrase, provision or section of this Development Agreement is determined by a court of competent jurisdiction to be invalid or unenforceable, or if any provision of this Development Agreement is rendered invalid or unenforceable according to the terms of any statute of the State of Washington which became effective after the effective date of the ordinance adopting this Development Agreement, and either party in good faith determines that such provision or provisions are material to its entering into this Development Agreement, that party may elect to terminate this Development Agreement as to all of its obligations remaining unperformed. Section 22. Authority. Each Party respectively represents and warrants that it has the power and authority, and is duly authorized, to enter into this Agreement on the terms and conditions herein stated, and to deliver and perform its obligations under this Agreement. Section 23. Exhibits and Appendices Incorporated. Each exhibit attached hereto or referenced is incorporated herein by such reference as if fully set forth herein. Section 24. Headings. The headings in this Development Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. Section 25. Time of the Essence. Time is of the essence of this Agreement and of every provision hereof. Unless otherwise set forth in this Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington, then the time period shall be extended automatically to the next business day. Section 26. Dispute Resolution Process. The parties shall use their best efforts to resolve disputes arising out of or related to this Agreement using good faith negotiations. If the Page 10 of 12 26 dispute cannot be settled through negotiation, the parties agree first to try in good faith to settle the dispute through mediation before resorting to litigation. The fees for mediation will be borne equally by the parties. Section 27. Entire Agreement. This Development Agreement represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Agreement supersedes all previous agreements, oral or written. AS OF THE DATE FIRST WRITTEN ABOVE, the Parties evidence their agreement to the Terms of this Development Agreement by signing below: Attest: By: CITY: CITY OF TUKWILA, a municipal corporation By: Christy O'Flaherty, MMC, City Clerk Approved As To Form: By: Shelley M. Kerslake, City Attorney Jim Haggerton, Mayor DEVELOPER: MRFH, LLC By: Mike Flory, Managing Member Page 11 of 12 27 STATE OF WASHINGTON ) s COUNTY OF On , 20 , before me, the undersigned, a Notary Public, personally appeared JIM HAGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. STATE OF WASHINGTON ) )ss COUNTY OF WITNESS my hand and official seal. Printed Name: NOTARY PUBLIC, in and for the State of Washington, residing at My commission expires: On , 20 , before me, the undersigned, a Notary Public, personally appeared , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. EXHIBITS: Exhibit 1 — Project Site Map Exhibit 2 — Preliminary Site Plan 28 WITNESS my hand and official seal. Printed Name: NOTARY PUBLIC, in and for the State of Washington, residing at My commission expires: Page 12 of 12 Exhibit 1 Project Site Map 402 Baker Boulevard Baker ,g4c.: ri ' ■ ii4 .1-v' :-.,.: '.,,,.,:- ,r, ' \ ',,'•1, ,,, -,‘,, .... • A', ' , i*g erir .4-1, • i -'1", .-,•-.'*, .--z, s 1 ...., - 7.. • W 0 EXISTING BUILDING P. 6,228 IOWA% BUILDING BUILDING T.P. NO. O 5T NJO85 SB0 '25'27 "E 250.01' EXIST. SCREEN FENCE EXIST. COVERED STORAGE DUMP/ RECYCLE WALL —PAK (TYP. 5 PLACES) 10'x30' LOADING AREA LU 5,) X LU MEDIUM ROOF EXISTING BUILDING HIGH ROOF LANDSCAPING PATIO EW LS ENDS HERE 60' SETBACK LINE PER PLAT 71/68 -64 DEMO EXIST. CURBS RAISED WALK 480.00' GALE '0 LOWER M.H. RELOCATE F.H. RELOCATE EXIST. FLAG POLE 250.01' CAL C'D BASIS OF BEARING S88.25'27'E 1086.95 HERS. !3007.00' PLAT) BAKER BOULEVARD 'PUBLIC ROADWAY' Exhibit 2 - Preliminary Site Plan BUILDING DATA: OFFICE AREA = 600sf MANUFACTURING = 9,585sf STORAGE = 630sf TASTING / RETAIL = 1.130sf TASTING ROOM = 880sf TOTAL BUILDING AREA = 12,825sf PARKING: PRODUCTION OFFICE AREA 4 3/1,000 = 2 MANUFACTURING 4 1/1,000 = 10 TASTING ROOM 4 1/100 = 20 TOTAL PARKING REQUIRED = 32 TOTAL PARKING SHOWN = 33 ZONING CODE DATA: CODE: 2012 EIBC ZONE: TUC CONSTRUCTION TYPE: III B - - SPRINKLERED OCCUPANCY TYPE: B & F & A -2 SITE AREA: 53,504sf LANDSCAPING 6' FRONT AREA LANDSCAPE 0' SIDE AREA LANDSCAPE LEGAL DESCRIPTION: SEE SHEET C 1 .1 SHEET INDEX A 1.0 SITE PLAN /SHEET INDEX /CODE DATA A 2.0 EXISTING FLOOR PLAN A 2.1 FLOOR PLAN A 2.2 LIFE SAFETY PLAN & EXIT PLAN A 2.3 REFLECTED CEILING PLAN A 3.0 ELEVATIONS A 4.0 WALL SECTIONS A 4.1 WALL SECTIONS A 5.0 SCHEDULES A 6.0 RESTROOMS L1.1 LANDSCAPE PLANTING PLAN C 1.1 PAVING PLAN C 1.2 DEMO /EROSIN CONTROL PLAN C 1.3 CIVIL PLAN C 1.4 CIVIL DETAILS & NOTES C 1 ROAD PLAN C 2 ROADWAY DETAILS C 3 ROADWAY NOTES E10 MAX AIX•E 1014 /9OE991.6 PARKING STOOLS S 00 WRY' 00085 k e' -6' k 6' k B ENLARGED H. C. PARKING 1'5)10'