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HomeMy WebLinkAboutPermit L01-057 - CITY OF TUKWILA - SENIOR HOUSING PLANNED RESIDENTIAL DEVELOPMENT / DESIGN MANUALLO1-057 DESIGN MANUAL UPDATE CITY WIDE PLANNED RESIDENTIAL DEVELOPMENT Community and Parks Tuesday, February 13, 2001 Present: Pam Linder, Chair; Joe Duffie, Richard Simpson Steve Lancaster, Nora Gierloff, Lucy Lauterbach, Collie Hough -Beck, Steve Snyder and Mike Isley- Silver Dollar; Bart Johnson 1. Commercial and Light Industrial Design In 1997 DCD held a big meeting with the City Council, Planning Commission and interested citizens to talk about design guidelines for the City. Options at the time were for different guidelines for different areas of the City, or one general design for all the areas. At that meeting it was agreed the City would have multi - family and Highway 99 design standards, and the rest of the City could use one model. Professionals advised that one design standard for the whole city wouldn't work, and that the City should consider different standards for different areas. The City tried to reach businesses through the Hazelnut and the Chamber of Commerce to advertise a November, `00 workshop on design standards for commercial and industrial areas. About 12 -13 business representatives came to the meeting, plus some Planning Commission members and police department staff'A general consensus from that meeting was that Tukwila should do standards for the Urban Center, and different standards for other areas. Steve said with the current update of the urban center, some design issues will emerge, and if design is saved for the end of that study, it should be easier to do. There are issues in the Urban Center that do not apply to Interurban or Gateway, and vice versa. Collie said she had gone through designing guidelines for Lynnwood, which like Tukwila, has no easy center but has a big shopping mall and retail area. She reported that the issues that came up were where the heart of the city was, what the vision was for the city, and who were the users. She said you need to find your audience that will be affected by changes. Joe said the City has a good record of involvement from citizens. Nora said the staff would come back with a timeline for the work and how to fit it into the urban center plan as well as to start in on other areas of the City. Direction for more work on planning standards. 2. Street Trees and Sign Visibility Steve Snyder was very direct with his complaint about the City trees planted with the sidewalk improvement at the Silver Dollar. He said that although in winter there isn't such a problem, once spring comes, no one will be able to see the canopy and signs he has. A question about the ultimate height of the red oaks was answered, with their 10- year height being estimated at 20 -30 feet. In the best conditions it could grow to 50', but that is unlikely along the street. Steve L said maintenance in clipping the trees will be important, but that they could be pruned up so that signs would be visible. However, there would be a time when the trees were still growing that there could be a visibility problem. Staff had proposed moving the tree that is directly in front of the canopy with the sign for the Silver Dollar. Steve S. said they had wanted to keep the third driveway that was erroneously built, but it was taken out. They'd also asked big trees not be planted at their property. He went on to say that bulky trees would block 90% of the vision of his place. He volunteered to plant smaller shrubs instead of the trees. He said they have their own ideas and would volunteer the time and labor to install landscaping that would work well for them as well as benches and maybe public art. He also Aor mentioned rhododendrons as a possibility they'd thought about. Steve S. and Mike have talked to the Arts Commission, and reported the Commission was enthusiastic about their proposal. Steve L pointed out that small trees would at maturity be just about sign height, and that would be permanent. After Joe professed confusion about just where Mike and Steve S. were referring to removing trees, the two made it clear they did not want the City trees along the 350' of their property, which runs from the Golden Nugget and Silver Dollar and past undeveloped land. Steve L made the point that when the trees develop people would look through their trunks, not their leaves, making them more like utility poles than trees. Collie added that as a landscape architect she had done the tree plans for other cities, and that it was often a conflict between tree lovers and the citizens who didn't want trees to block their signs. Her solution as a consultant was to work with each property owner separately. All agreed that having a street tree plan with a row of oaks and then a large section of low or no trees, wouldn't look too good. As no one had realized that the business wanted no trees for 350', the issue will return to staff for more work. Information. 3. Contractor Limitations Bart Johnson was a neighbor to Northwest Development, which has been building homes just adjacent to Bart's house. They have not been responsive to Bart's requests, and have been difficult for him and for the City as well. He detailed a litany of complaints about the developers, and said the problems have been continual until even now. He's worried that when they blacktop the driveway in, all the water will run to Bart's house. Pam commented that it is the City's responsibility to enforce the rules that are currently on the books. Joe concurred, and said the City will enforce the current standards in the future. Joe said a developer is putting in houses just across from him, and those developers are responsible and tidy. They don't need a dumpster because they take care of their trash daily, as opposed to Northwest, which didn't pick up their garbage or have a dumpster. Staff had proposed a • construction information sheet to be attached to permits and made available to neighbors. Pam said she appreciated that sheet, and thought it could go a ways toward informing contractors and neighbors alike. The committee also talked about construction noise. Steve said the City's code is based on the State's Noise Standards, which regulate noise between 10 p.m. and 7 a.m. The committee talked about limiting construction noise on Sunday morning, though Steve said it is not easy to do, since to do so would require State Ecology approval. Pam concluded by again stating that if the City enforces the rules on the construction sheet, there shouldn't be problems. Tukwila's job, she said, is to make clear to the contractors what they are required to do, and to require adherence to the rules. Encouragement for information sheet development. P S L. Committee chair approval ....em .crc cvm,w•::ca•.4rA »wfrnntst,v e s !v0!sC3'R o-ftlikarsuLtAtM Lofeeltv ^.MONMOVOt_+ Community and Parks Committee Tuesday, February 13, '01 5:00 p.m. Pam Linder, Chair Joe Dune Richard Simpson Agenda Agenda items Action 1. Commercial and Light Industrial Areas Workshop 2. Street Trees and Business Sign 3. Residential Construction Limitations • Discussion about design districts and design manual development process. Policy decision needed on trees and signs. • Discuss response to citizen request for standards for construction. The City of Tukwila strives to accommodate persons with disabilities. Please call Lucy Lauterbach at 433 -1834 if you need special accommodations. No z a Z • • ct _I 0 000 W = . J Q LL ui ? a. = w ' 1—o. Z t- 2 D. :0 tri UJ w` LL Z U co 2 .0 F- • City of Tukwila Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Mayor Mullet Community Affairs and Parks Committee FROM: Steve Lancaster, DCD Directo ,k RE: Commercial and Light Industrial Areas Design Manual Worksession DATE: February 7, 2001 Steven M. Mullet, Mayor Staff has been working on developing new design guidelines and criteria for Tukwila's commercial and light industrial areas to replace the existing guidelines listed at TMC 18.60.050. These would complement the more detailed Tukwila International Boulevard and Multifamily Design Manuals by providing an equivalent level of guidance for the rest of the areas in Tukwila subject to design review. Staff developed a draft set of design criteria, the basic design requirements that direct the . Planning Commission's review of a project. They are based on the issues and format of the design criteria in the Tukwila International Boulevard Design Manual, amended to deal with larger scale commercial and light industrial development. After receiving approval from the Council last July staff set up a worksession with representatives of the business and development community to discuss the draft manual. The notes for the 11 /16/00 worksession are attached. Reviewer comments focused less on the proposed manual and more on the bigger picture of what Tukwila hoped to accomplish through the manual and what was appropriate for the various areas in the City. Most of the discussion involved the Urban Center, rather than the isolated commercial areas also subject to the new Manual. Many people thought that design districts should be created around relatively homogenous areas and a vision for each area should be developed. This contrasts with the direction the Council gave staff in 1997 to avoid separate sets of guidelines for various design districts. Staff would like some additional direction from the Committee about whether the design district idea should be revived. One approach would be to incorporate development of one or more design manuals for the urban center into the upcoming Urban Center study, and continue working on a separate manual for the smaller commercial areas subject to design review. If the Committee's direction is to stay with one design manual for all of the remaining areas of the City it may be difficult to continue working with the business and development community representatives. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 lane of travel. Design Manual Worksession Notes Introduction by Staff z Tukwila's Design Review Process rt 2 Areas of the City to be covered by the new guidelines o Tukwila's current guidelines w Why do we need new guidelines? n u i 0 Design Manual Development Process a Reviewer comments focused less on the Draft Commercial & Light Industrial Design Manual i and more on the bigger picture of what Tukwila hoped to accomplish through the manual and z what was appropriate for the various areas in the City. Most of the discussion involved the o Urban Center, rather than the isolated commercial areas also subject to the new Manual. z w It was suggested that the Factoria redevelopment project may be a useful example for Tukwila. v N It involves the densification of a strip mall area with added mixed use. o Lil I One attendee said that Metro does not encourage bus pull-outs, bus drivers would rather stop in a — ; o .z Many of those in attendance voiced the opinion that the City shouldn't try to make the o Southcenter area into something it is not. It is an auto - oriented regional commercial center, not a neighborhood shopping street. It is not practical to try to pull buildings up to the front property line. Parking can be provided to the side, rather than in back or increased pedestrian amenities ' could be provided if parking is in front. Many people thought that the draft manual was too vague and covered too many areas. Design districts should be created around relatively homogenous areas and a vision for each area should be developed. This vision should be expressed through specific and targeted guidelines. A "one size fits all" solution was to be avoided. One way of structuring the guidelines is to provide a menu of choices. Developers could pick five of eight types of pedestrian amenities or facade treatments. Another idea is to allow applicants to present an alternate method of achieving the design goal, with discretionary approval by the Board. Phased developments could be approved with a "master plan" that would allow them to meet the guidelines over time. For example pad buildings to create a street edge could be built in a second phase of the project. One business representative said that design guidelines promoting a retail appearance with buildings close to the street and pedestrian amenities were not appropriate for industrial businesses along West Valley. Highway zoned C/LI. A map could be developed showing where sidewalks will be required and where they are not appropriate. It was suggested that on- street parking can help to create a more pedestrian friendly street environment. However losing a lane of capacity in the urban center would be difficult and add to congestion. z :F- w .6 Di .UO coo' W J F- • •W O: • qq LL Q , D a. • H .=, • Z F- . F- O: • Z F O • 'W W; S U. F- O DEPARTMENT OF CONEVIUNITY DEVELOPMENT EXECUTIVE SUMMARY November 13 — November 17, 2000 DEVELOPMENT Tukwila Senior Housing — (13100 block of Military Road S) A pre - application meeting was held to discuss a proposal for a 132 unit assisted living and retirement community project. The applicant, Mountain West, located in Salem, Oregon, is proposing a two (2) story facility consisting of 70 -80 assisted living units and 60 congregate care units. The applicant is negotiating with Highline Community Hospital to acquire property south of the hospital. This proposal will be required to obtain a boundary line adjustment, design review approval, approval of a Planned Residential Development and SEPA. Sound Transit Temporary Commuter Rail Station — (1901 Longacres Way) A permit application was received for the construction of two (2) temporary platforms, access ramps and stairs for the computer rail station. The 250 -car parking lot associated with this development is located within the City of Renton and will be reviewed by that jurisdiction. We have determined the application complete and it's under review by the necessary departments. OTHER Sound Transit Light Rail - Sound Transit conducted a public hearing on the Draft Supplemental Environmental Impact Statement for the Tukwila Freeway Route, Wednesday evening at the Community Center. The meeting was well attended, but only a small handful of residents and business people testified. There is apparently much less community opposition to the Freeway Route than there is to the Tukwila International Boulevard route. Bob Noe and I met with Sound Transit representatives this week to discuss ways to provide greater certainty with regard to selection of the Freeway Route and related costs and mitigation requirements. Sounder Temporary Station - Notebooks containing the staff report on the Sounder Temporary Station were distributed on Friday, November 17, 2000. The City Council public hearing is scheduled for November 27,2000. Sound Transit is requesting an unclassified use permit and design review approval for a temporary station that will operate until February 2004 at which time they have stated a permanent station will be built. Renton submitted a comment letter to 'us regarding the Sounder proposal. They notified us that the Strander Blvd. extension will cost 25 million and that they are designing for access to the Sound Transit station and some future TOD on the Sounder site. They also mention that they expect Tukwila and Sound Transit to financially contribute to the project. Sound Transit hopes to begin construction immediately following Council approval. They have submitted an application for a building permit. A Miscellaneous Public Works permit may also be required. z ~ w J U UO U U . WI J W • O a. ci F-- _ Z F O Z F— W jj U D- O 1- • W; u- O ..z' W U N' F: • '. Z Draft Design Manual for Commercial and Light Industrial areas - On Thursday staff held a worksession with architects, landscape architects, business people and developers to review a Draft Design Manual for Commercial and Light Industrial areas (all areas subject to design review that are not covered by existing design manuals). We received many valuable comments, including the strong suggestion that we revisit the idea of breaking the areas covered by the Manual into smaller design districts so that the guidelines could be more specific. Staff will follow up with the CAP on this input. CAP briefing on group homes, correctional facilities and similar land uses - On November 28, 2000, Community and Parks Committee will be briefed about different issues and policy options related to group homes, correctional facilities and similar land uses. Currently there is a moratorium on filing development applications for such facilities. CAP briefing is to get some direction on how to address different issues associated with such facilities. PERSONNEL Promotion — Deb Ritter, has been promoted from Assistant Planner to Associate Planner. Congratulations Deb! Steve Lancaster, Director, Department of Community Development Z • • 6 0 U O • 0 U) w W u) IL,, w 0 . = C ; Z .:I 0 : Z 0 'ON '0 I- w . W` I-- — 0 . . ".Z H O H Z TUKWILA DESIGN MANUAL WORKSESSION AGENDA November 16, 2000 12:00 -2:00 PM SW King County Chamber of Commerce 1) Introductions - s itn 2) Background Tukwila's Design Review Process - yl ria.✓orr. , AI +- ivt oc ,( bc' I Areas of the City to be covered by the new guidelines Tukwila's current guidelines Why do we need new guidelines? Design Manual Development Process - a ws 1 2 4 ,61 74 - ) & ""/PC-- 3) Review. Draft Commercial & Light Industrial Design Manual Site Design Building Design Landscape Design Signage 4) Have we covered all of the issues? 5) Other comments •z • a • Vi z` w. 2: - U; • '0 w ='. . J u. J IL Q w z uj .D . 'w w. F- U` , w z; E- z Name TH G4/ (� (A-Y �l ��►x r Tr } U N Tukwila Design Manual Worksession Sign in Sheet Representing Phone Number or Email Address 93/ 7 b. L;ivre e w - C/. Tn)crv, c.f . w-r . 1 /T'i 2 —//r ,'c'r'Y. t„,„Itnf' tf{l' of -vaNmy ,arzckrr 4 - X 1 0 3 . 317?., 1 I [7 IG. /�,1- r (� 1" (�t (� �/i� �, `'C pA q1 of K ri C% h1! h 1 u rui Alfid tt t WA C C D '�I/l f Fe z w rx 6 -1 U 00 CO CI W I � LL W O co a I w ~ I. z � � z I- w ui 2 o. U O - U2: ❑ I- . W II- U LL. � z ' 0 0 O~ z Dates: Time: z November 3, 2000 = w Ann Klein -I v Trammell Crow Company , N o Parkway Supercenter Management Office w 17900 Southcenter Parkway #279 Tukwila, WA 98188 w O u. ¢ RE: Update to Tukwila's Design Guidelines = h w z �.: ro Dear Ann, z �— The City of Tukwila has begun the process of updating its design standards for o ci commercial and light industrial zones. As an important member of Tukwila's business, o real estate or development community we would like to ask for your input on how we can = continue to improve our City. t- - 0, ..z The current guidelines (Chapter 18.60 of Tukwila's Zoning Code, available on our web 0 site at www.ci.tukwila.wa.us) were adopted in 1983 and have helped to shape the p development and redevelopment of our vibrant commercial areas. However they may not Z provide the same level of guidance and predictability that business people and residents have come to expect. We would like to invite you to attend two worksessions, lasting about two hours each. At the first session we would present the attached rough draft of new design standards to see if we have covered all of the design issues that are important to the community. Using your input, at the second we would present an illustrated and formatted draft of the design manual for final revisions. After incorporating comments from these worksessions the design manual would be reviewed by the Planning Commission and City Council at public hearings which you would also be welcome to attend. Worksession Information: Thursday, November 16 February 2001, date to be determined 12:00 to 2:00 PM Lunch will be provided �� He, ) --1r Page 2 Sincerely, Nora Gierloff Associate Planner Location: Southwest King County Chamber of Commerce Conference Room 16400 Southcenter Parkway, Suite 210 Tukwila, WA Located on the southeast corner of Southcenter Parkway and Strander Boulevard To RSVP for the worksessions or get additional details on the review process please call me at (206) 431 -3670 or email at ngierloff @ci.tukwila.wa.us. If you cannot attend the worksessions we would welcome written comments on the attached draft standards. z w 1 6 J U. ,0 O cn cn w J 1 w o =0 E■i 1--0 Z t-: 2 Di .D o i Wi 17 1 Z. W ..0 .. • . .: u•. •' t: w .; e:. ryix; dsirulnk . , ntisv ".:F:F:a:.7:zi.::.?:.t,...i,,,< MEMORANDUM N. .< W •J U: 0 0'. O . W =' J H. w O. :• z c • w • Z . 0; 'zI ww Staff has been working on developing new design guidelines and criteria for Tukwila's v c . • commercial and light industrial areas to replace the existing guidelines listed at TMC 18.60.050. ;O On July 11 we presented the Background Report and a draft of the new Design Manual to the w w Community Affairs and Parks Committee. We are seeking to confirm that the Council is in LL r.: agreement with the direction Staff has taken on the Design Manual and the public involvement O; and review process outlined in the 7/3/00 memo. co O The next step is for staff to work with representatives of the business and development community to review the criteria, revise the draft guidelines that explain the intent of the criteria and provide examples of possible solutions. This draft would be presented to the CAP before proceeding to the Planning Commission for review and a public hearing. TO: FROM: RE: Mayor Mullet Committee of the Whole Steve Lancaster, DCD Director Commercial and Light Industrial Areas Design Manual DATE: July 14, 2000 Community and Parks July 11, 2000 Present: Dave Fenton, Chair; Joan Hernandez, Pam Linder Steve Lancaster, Nora Gierloff, Chief Keith Haines, Lucy Lauterbach; Suzie Bridges Weber 1. Commercial and Light Industrial Design Standards Nora explained there are various ways to do a design code, and that some other cities have used various overlay zones that could require a developer to look up many different codes to see if he /she were affected. Tukwila's code, by, contrast, will give overall general criteria with some explanatory guidelines underneath. Dave asked if Tukwila was unique because of the wide range of businesses we have in a small area. Nora said other cities' codes are much more complex than ours will be. They have tried to keep Tukwila's proposed code simple, she said. Steve L said design codes run the gamut between predictability and flexibility, and it is a fine balance to get something between the two. Tukwila's code, he said, leans more toward flexibility, which frustrates some people. Different developers want predictability or flexibility, and a code won't satisfy both types. Some design elements in the draft plan were taken from the Highway 99 design guidelines, which seem to be working well. With these and the multi family guidelines, and these, only the shoreline design guidelines will be left to do. Dave asked if the Planning Commission will be involved, and if business will have a chance for input; both are planned. Dave expressed his satisfaction with the elements in the Plan. Joan commented that some of the black and white photos hadn't copied well in the Plan. Nora said she hoped that would be taken care of in the final version. Steve said the final will be smaller and cleaner. Recommend issue to COW. 2. Crime Free Futures Suzie Bridges Weber is a manager in the Crime Free Futures Program which involves King County DYS; Seattle/ K.C. Public Health; and Tukwila and Renton schools, police, and communities. The program tries to catch young kids who have gotten into some trouble, most often with the police, and divert them to a healthier lifestyle. They do this by intensively involving the youth and his/her family with school officials, police, and community members. Suzie said the longer kids are in the juvenile justice system, the more they get acclimated to crime. The CFF program tries to stabilize the youth, his/her family, and younger siblings by giving the family the chance to learn advocacy and intervention skills. They have good working relationships with the schools and the cities. Suzie said they can't do much about runaways. Kids often have problems at school, and can be referred to CFF by the school nurse, a police officer, and school officials. The program must be agreed to by the parents and the youth. 125 kids of Renton's 12,000 students are on active probation. Tukwila School District has 30 kids out of 2,500 students. There are now 21 kids in the crime free program. 5 are in work training in King County, which can count as summer school credit.Keith said the results of the program are encouraging: 66% of the kids in the program have stayed clean since going into the program. Suzie said even when they can't reach a kid, they can sometimes help a younger sibling and the parents in the family. Contact is generally monthly, and more often for difficult cases. Involvement lasts about a year. / Committee chair approval v .°.r'R Yal.a tifin ?.f?.povre.lB RP r '..' rofY.•wr..+ z _- Z CG w 6 ,J U U 0 . W z J - • w w 0 -J • ? • d = ▪ W z 1- 0 z - n • o U 0 - O W w . I .z U 0 z MEMORANDUM z: TO: Mayor Mullet 6 -I UO . J cn u. wO DATE: July 3, 2000 .2 ( a Staff has been working on developing new design guidelines and criteria for Tukwila's E_ . w commercial and light industrial areas to replace the existing guidelines listed at TMC 18.60.050. z F- These would complement the more detailed Tukwila International Boulevard and Multifamily z 0 Design Manuals by providing an equivalent level of guidance for the rest of the areas in Tukwila . D' fa subject to design review. v al [] t--' These new, more specific design review guidelines are needed to implement the goals and w w policies of the Comprehensive Plan and to ensure consistency with legal requirements set out in a 2 : 1993 Washington State Superior Court case concerning the City of Issaquah's design guidelines. E- 0 Issaquah's guidelines were found to be unconstitutionally vague. More explicit criteria and 6i 0), guidelines, similar to those developed for the Tukwila International Boulevard area, would also provide more predictability to developers and property owners as to the quality of development the City expects. Eventually the Council may decide to allow some smaller scale projects to be reviewed administratively by Staff, rather than require that all projects have a public hearing. Community Affairs and Parks Committee FROM: Steve Lancaster, DCD Director RE: Commercial and Light Industrial Areas Design Manual The purpose of this meeting is to brief the Committee on the work staff has done on developing new design standards for commercial and light industrial areas of the City. Since the joint City Council/Planning Commission worksession in 1997 we have completed a background report on the design issues and physical conditions in Tukwila that will help to focus the design manual development effort. A copy of the report is attached. At the worksession in 1997 staff asked for direction on how to organize and apply the design standards to the different areas of the City. There was a strong sentiment against developing design districts that would have separate sets of guidelines, except for the Tukwila International Boulevard area and the Green /Duwamish River shoreline. Staff suggests that one set of design criteria be applied to all areas of the City that are subject to the commercial and light industrial design guidelines. The guidelines could be written to allow for a range of solutions to the criteria that would not be too onerous on light industrial uses, though generally design review is not triggered until a site is redeveloped. Examples would be developed to show different ways of implementing the criteria for different situations. ^^^e VIZ( Group Action Date CAP Present Background report, draft design criteria, proposed development process July 11 COW Present Background report, draft design criteria, development process July Business and Development Community Present summary of background report and draft criteria, ask for input on any other issues to cover. September Business and Development Community Present draft design manual in a workshop session for comments. 4 Quarter CAP Present draft design manual, seek referral to PC for recommendation 1' Quarter PC Worksession to present background report, draft design manual and revised BAR ordinance 1" Quarter PC I-Iold a public hearing on the draft design manual, BAR ordinance, get PC recommendation ls` Quarter CAP Present PC recommended draft design manual and BAR ordinance 2 " Quarter COW Present PC recommended draft design manual and BAR ordinance in worksession(s) 2 " Quarter Council Hold a public hearing 2 " Quarter Council Adopt design manual and ordinance 2 " Quarter Since the original discussions about developing new design guidelines the City has put a great deal of effort into examining the issues surrounding light rail alignment and station area design. We want to ensure that private development is able to make the most of the public investment in transit. However, we may be best able to encourage transit oriented development through targeted changes to our development standards within a one quarter to one half mile radius around planned transit centers, rather than through separate design criteria. z Ce w 6 —I 00 N w= —1 F. cnu.. w 0, g u_ Q _co d. �.w z = 0 . z �— w 0 - off w w. I I-- 0. • ..z 0 = 0 z Staff has developed a draft set of design criteria, the basic design requirements that direct the Planning Commission's review of a project. These will eventually replace the current review guidelines listed at TMC 18.60.050. The draft criteria are based on the issues and format of the design criteria in the Tukwila International Boulevard Design Manual, amended to deal with larger scale commercial and light industrial development. After receiving approval from the Council staff will work with representatives of the business and development community to revise the criteria, develop draft guidelines that explain the intent of the criteria and provide examples of possible solutions. Staff's suggested process for developing the design manual is listed in the table below. The next step would be for the CAP to forward the Background Report, draft criteria and the suggested design manual development process to the COW for consideration. ,tgOW~P 5Ii4!"F9EWratVtii _ n4,5,4. !-!4; niv . ,., ,. ••:" •- , • - , !...• ; •f ..,:;,.. • +,...• ' • --,), ' I• :,, , ' '', ..,,• ,..- , r INF ' < , ' ' .?... .f.f,t, ..- ;•4 $77; ; ,,,,, l.L0 1 1 `.!•,:..t,it !3:cil,VO,DAZ,$9411,1,0.$1114.:14V$':Al'.110,'i4i''rlf;i1T40:141.:i'H_.1, ,,,,, ,,,,,,k ,,, :,,,, ,, . . . r , ,i . .2,, . W \-" '. 1 ' ' T.Wti ' f' ",( if.%: . : CAS Number: 97-003 Mayor's review Original Agenda Date: January 6, 1997 Agenda Item Title: Commercial/Light Industrial Design Guidelines Original Sponsor: Council Admin. DCD • Timeline: SJL Sponsor's Summary: Staff will brief the Council on the Commercial and Light Industrial Design Guideline Background Report, draft Design Manual and proposed development and review process. Recommendations: Sponsor: Committee: Administration: SJ Proceed with development and review of the Design Manual per Staff's schedule. Cost Impact (if known): . Fund Source (if known): Meeting Date Prepared by Mayor's review Council review 1/6/97 . SJL Memo "Design Review Regulations Issues and Opportunities" dated 1/8/97 ...• 1/13/97 . SJL 8/7/00 • 8/7/00 SJ , ..... 37 • Y 43.!r \ It',),-..V4 •4•4•'',,,, As ......i,lt..4k , 7.:4,•••••• .... a.< t',4%, + ' 1...1 S.. •,.".... ' :,,,ii.,1 , ril • re ,,,.., • •• -.4••••••••:• Meeting Date • Action 1/6/97 1/6/97 Joint Council/Planning Commission Workshop scheduledfor 1/13/97 Memo "Design Review Regulations Issues and Opportunities" dated 1/8/97 1/1 3/97 Concerns raised about Design District concept for organizing the guidelines 8/7/00 • • Commercial and Light Industrial Design Guidelines Background Report (distributed separately) 37 • 1 01‘40.1 1 ;tre ' , .911 VA,V,') Viggl.:Yik.'4:1 -----"'''':- --- r,::: , ,:apsi Meeting Date Attachments 1/6/97 Memo "Development Subject to BAR Design Review" dated 12/31/96 1/13/97 Memo "Design Review Regulations Issues and Opportunities" dated 1/8/97 8/7/00 Memo to Mayor Mullet and Council dated 7/14/00 Memo to CAP dated 7/3/00 Draft Commercial and Light Industrial Design Manual Commercial and Light Industrial Design Guidelines Background Report (distributed separately) 37 • CouNCH, AGENDA SINOPSIS Initials •••=2‘g =1;••==1.a ITEM No. City o, f Tukwila Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Mayor Mullet Committee of the Whole FROM: Steve Lancaster, DCD Director RE: Commercial and Light Industrial Areas Design Manual DATE: July 14, 2000 Staff has been working on developing new design guidelines and criteria for Tukwila's commercial and light industrial areas to replace the existing guidelines listed at TMC 18.60.050. On July 11` we presented the Background Report and a draft of the new Design Manual to the Community Affairs and Parks Committee. We are seeking to confirm that the Council is in agreement with the direction Staff has taken on the Design Manual and the public involvement and review process outlined in the 7/3/00 memo. The next step is for staff to work with representatives of the business and development community to review the criteria, revise the draft guidelines that explain the intent of the criteria and provide examples of possible solutions. This draft would be presented to the CAP before proceeding to the Planning Commission for review and a public hearing. 6300 Southcenter Boulevard. Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 ,lacks A Steven M. Mullet, Mayor City of f Tukwila TO: Mayor Mullet Community Affairs and Parks Committee FROM: Steve Lancaster, DCD Director RE: Commercial and Light Industrial Areas Design Manual DATE: July 3, 2000 Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM These new, more specific design review guidelines are needed to implement the goals and = w policies of the Comprehensive Plan and to ensure consistency with legal requirements set out in a - 1993 Washington State Superior Court case concerning the City of Issaquah's design guidelines. u o Issaquah's guidelines were found to be unconstitutionally vague. More explicit criteria and o guidelines, similar to those developed for the Tukwila International Boulevard area, would also o. provide more predictability to developers and property owners as to the quality of development z the City expects. Eventually the Council may decide to allow some smaller scale projects to be reviewed administratively by Staff, rather than require that all projects have a public hearing. The purpose of this meeting is to brief the Committee on the work staff has done on developing new design standards for commercial and light industrial areas of the City. Since the joint City Council/Planning Commission worksession in 1997 we have completed a background report on the design issues and physical conditions in Tukwila that will help to focus the design manual development effort. A copy of the report is attached. At the worksession in 1997 staff asked for direction on how to organize and apply the design standards to the different areas of the City. There was a strong sentiment against developing design districts that would have separate sets of guidelines, except for the Tukwila International Boulevard area and the Green/Duwamish River shoreline. Staff suggests that one set of design criteria be applied to all areas of the City that are subject to the commercial and light industrial design guidelines. The guidelines could be written to allow for a range of solutions to the criteria that would not be too onerous on light industrial uses, though generally design review is not triggered until a site is redeveloped. Examples would be developed to show different ways of implementing the criteria for different situations. Staff has been working on developing new design guidelines and criteria for Tukwila's commercial and light industrial areas to replace the existing guidelines listed at TMC 18.60.050. These would complement the more detailed Tukwila International Boulevard and Multifamily Design Manuals by providing an equivalent level of guidance for the rest of the areas in Tukwila subject to design review. o. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 . ,t 7 ftevv SRt' *t fpyi . m*n4nmvoe excemsc .t 'e.m .4'v` a u:+D w ,.J a N.,:;gc:' ••k "`;a '4P.t °rta '; '!' ,s r *.,.. Group Action Date CAP Present Background report, draft design criteria, proposed development process July 11 COW Present Background report, draft design criteria, development process July Business and Development Community Present summary of background report and draft criteria, ask for input on any other issues to cover. September Business and Development Community Present draft design manual in a workshop session for comments. 4 Quarter CAP Present draft design manual, seek referral to PC for recommendation 1 Quarter PC Worksession to present background report, draft design manual and revised BAR ordinance 1 Quarter PC Hold a public hearing on the draft design manual, BAR ordinance, get PC recommendation 1 Quarter CAP Present PC recommended draft design manual and BAR ordinance 2 " Quarter COW Present PC recommended draft design manual and BAR ordinance in worksession(s) - d 2 Quarter Council Hold a public hearing 2 " Quarter Council Adopt design manual and ordinance 2" Quarter Since the original discussions about developing new design guidelines the City has put a great deal of effort into examining the issues surrounding light rail alignment and station area design. We want to ensure that private development is able to make the most of the public investment in transit. However, we may be best able to encourage transit oriented development through targeted changes to our development standards within a one quarter to one half mile radius around planned transit centers, rather than through separate design criteria. Staff has developed a draft set of design criteria, the basic design requirements that direct the Planning Commission's review of a project. These will eventually replace the current review guidelines listed at TMC 18.60.050. The draft criteria are based on the issues and format of the design criteria in the Tukwila International Boulevard Design Manual, amended to deal with larger scale commercial and light industrial development. After receiving approval from the Council staff will work with representatives of the business and development community to revise the criteria, develop draft guidelines that explain the intent of the criteria and provide examples of possible solutions. Staffs suggested process for developing the design manual is listed in the table below. The next step would be for the CAP to forward the Background Report, draft criteria and the suggested design manual development process to the COW for consideration. Draft Commercial and Light Industrial Design Manual 1. Site Design A. Site Design Concept 7/14/2000 1. Organize site design elements to provide an orderly and easily understood arrangement of building, landscaping, and circulation elements that support the functions of the site. TIB Manual Building entrances should be visually prominent and easy for both pedestrians and Current vehicles to reach. Practice Traffic circulation patterns should be designed to accommodate garbage collection Current trucks, moving vans and fire trucks as well as passenger cars. Practice Sites with more than one building should be designed to provide adequate Current circulation and access to both buildings. Practice 2. As properties are redeveloped they should provide appropriate parking, accommodate handicapped access, and provide for additional landscaping and pedestrian facilities. Conversion of residential properties to office or retail uses will generally require additional parking and upgrades to meet ADA standards. Conversion of warehouse or industrial sites to retail or office uses will generally require additional parking spaces, upgrading landscaping to meet current codes, and new pedestrian connections. B. Relationship to Street Front 1. Organize site design elements to create a distinct street edge, and minimize parking between structures and street. Projects are encouraged to site buildings at the minimum setback distance from the right -of -way in order to create a more pedestrian oriented environment. Public sidewalks are required along all street frontages. Where sidewalks to do . not exist applicants will be required to install them. 2. Orient at least one building entry to a major public street. Building entrances should be a prominent element of the streetscape in commercial and industrial areas. C. Street Corners 1. Emphasize the importance of street corners. Corners can be emphasized through building location, massing, the provision of pedestrian access, special site features and/or landscape features. Corner elements should not obstruct vehicle sight distances for safe crossing and turning movements, see TMC 18.52.040 C. D. Continuity of Site with Adjacent Sites 1. Maintain visual and functional continuity between the proposed development and adjacent properties where appropriate. Draft Manual.xls Source TCP 1.7.3 Current Practice Current Practice TCP 1.8.2 TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual Page 1 t 2 Continuity can be achieved by using setbacks, building massing, vehicular /pedestrian circulation and landscaping. Consider the building setbacks of neighboring structures when establishing setbacks. Continuity along the edge created by structures ensures that all structures have equal visibility from the street. Where possible and consistent with other design guidelines, interior vehicular circulation between adjacent parking areas is required. E. Shared Facilities 1. Incorporate opportunities for joint development of sites where there is potential for shared driveways, parking, landscaping, or other shared facilities. The required perimeter landscaping may be averaged and clustered if the total required square footage is achieved on site, see TMC 18.52.020. Parking spaces may be shared by two or more businesses with different peak usage times, see TMC 18.56.070 A. 7/14/2000 F. Site Design for Safety 1. Minimize conflicts between drivers and pedestrians. Conflicts can be reduced through the siting of structures, location of circulation elements, landscape design, and placement of signs Where possible service and delivery vehicles and loading zones should be separated from building customer and occupant traffic. Limit the number of potential encounters between pedestrians and vehicles through site design. Where pedestrian and motorist paths must cross, provide adequate sight distance and clearly delineated pedestrian ways. Provide raised sidewalks, crosswalks and pedestrian walkways where possible, or provide at -grade walkways protected by curbs and /or landscaped areas. 2. Design and site structures to maximize site surveillance opportunities from buildings and public streets. Provide an overlapping pattern of light at a height of about 7 feet in lighted areas. Provide lighting at consistent lumens with a gradual transition to unlighted areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily blinding. Provide lighting at all building entrances, exits and corridors between buildings, especially where doors are recessed. Ensure that site lighting is confined to the project site and does not cause direct off site illumination of adjacent properties. Draft Manual.xls v.lc Hrsv:i.!Y: TIB Manual TIB Manual TCP 10.2.4 TIB Manual Current Practice Current Practice TiB Manual TIB Manual Current Practice TIB Manual TIB Manual TIB Manual Avoid site and building design features that create entrapment areas (for example tunnels, long corridors, and opaque fences) in locations with pedestrian activity. Ensure that the site and building provides sight lines that allow observation of outdoor on -site activities by building occupants and passersby. Site buildings so that windows, balconies and entries overlook pedestrian routes, vehicular circulation routes, and parking areas and allow for informal surveillance of these areas. 3. Provide adequate lighting levels in all pedestrian areas, including building entries, along walkways, parking areas, and other public areas. TIB Manual TIB Manual TIB Manual TCP 1.7.3 TIB Manual TIB Manual TIB Manual Current Practice . Page 2 nrva•! y:, yiya ,'! y:!'. 3: ",: t' n:;'fgyc ;riY ;ry' y ?t 7/14/2000 4. Design landscaping so that long term growth will not interfere with site lighting and surveillance. Space light fixtures and plantings with allowance for plant size and shape at maturity. Prune shrubs to allow for adequate surveillance (approximately 3 -4 feet in height) and limb trees to a height that allows visibility underneath (approximately 6 feet). 5. Use durable, high quality materials in site furnishings and features for ease of maintenance. Design site features and select furnishings that discourage vandalism. For example, large blank walls encourage graffiti and furnishings that are easily removed invite misuse. Use materials that promote safety, such as non -slip walkway surfaces. G. Siting and Screening of Service Areas H. Natural Features and Sensitive Areas 1. Preserve natural features such as existing topography, significant trees or wooded areas, wetlands and/or watercourses and incorporate them into the overall site plan, where appropriate. Provide for a transition from built features to an informal development edge that is in keeping with the adjoining natural features being preserved. Preserve and enhance on and off site visual access to natural features where possible. Provide physical access where appropriate. In the TVS Zone the hillside may be modified as part of an approved master plan that results in a moderately sloping, natural- appearing environment. 2. Design and site structures on hillsides to minimize the visual and environmental impact of development in these locations. Minimize the amount of grading and filling to reduce potential erosion, drainage, and slope instability problems and minimize construction costs. Site structures below prominent ridgelines to preserve the appearance of natural landforms. Retain existing wind -firm vegetation along ridgelines. Draft Manual.xls TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual 1. Minimize the sight, odor and sound impacts of service areas such as loading docks, trash and recycling collection points, utility vaults and maintenance areas, etc., TCP 8.1.5 through site design, landscaping and screening. TIB Manual Trash dumpsters should not be placed in front yards. TCP 8.1.5 Service areas should be located to the side or rear of buildings, away from streets Current and trails. Where this is not possible special attention shall be paid to screening. Practice Landscaping is appropriate screening for utility vaults, loading docks and some Current storage areas. Be sure that service access will not harm landscaping. Practice Garbage and recycling dumpsters should be screened by opaque fences or walls in addition to landscaping. These walls shall be consistent with the primary buildings) relative to architecture, materials and colors. Current Practice T1B Manual Current Practice Current Practice TCP 9.1.4 TIB Manual TIB Manual TIB Manual, TIB Manual Page 3 y„ Arc; <a7aidi5i4iial'.4.. _ .'�k�'�R 7/14/2000 Retain bands of vegetation that are parallel to the hillside contours, and avoid clearing large areas that are perpendicular to the hillside contours. Minimize the use and height of retaining walls and use building walls as retaining structures where possible (integrate building design and placement with grading design). I. Surface Stormwater Detention Facilities J. Pedestrian Circulation Draft Manual.xls TIB Manual TIB Manual 1. Integrate water quality treatment techniques such as biofiltration swales and ponds with overall site design, where possible and appropriate. TIB Manual The first preference is to locate biofiltration swales, ponds or other approved biofiltration systems at the side or rear of the lot and incorporate as part of a landscape screen. Trees may be planted near the grass swale as long as they do not substantially shade the grass within the swale. Orient the swale or pond so that it does not impede pedestrian circulation or shared parking between two or more properties. TIB Manual The second preference is to locate the biofiltration system within the paved parking or service area. Orient the swale or pond so it does not impede pedestrian circulation and landscape it as part of the required internal parking lot landscaping. TIB Manual If site constraints do not allow for the previous solutions the swale may be located along the front edge of the property. Incorporate the swale into the required perimeter landscaping. Larger biofiltration ponds should not be placed in this location. TIB Manual 1. Provide paved pedestrian walkways that connect all buildings and entries of buildings within a site. Provide distinctively marked pedestrian routes through parking lots using vertical design elements (such as bollards), special paving, painted crosswalks or signage. Walkway widths should be sized to accommodate anticipated use. A six foot sidewalk, which allows two pedestrians to pass each other, is the minimum allowed width. High traffic walkways should be wider. Walkways are required to connect parking areas behind buildings to building entrances, see TMC 18.56.040. 2. Provide a paved pedestrian walkway from the public sidewalk(s) to the main entry of developments; where a development fronts two streets, access must be provided from both streets. These walkways shall be stamped, broom finish, colored or scored concrete or another equivalent and distinctive material such as decorative pavers or stone and either curbed or raised six inches above the parking lot surface. 3. Provide pedestrian connections from the on -site pedestrian network to walkways on adjacent properties and to other off -site destinations such as transit stops. Through block pedestrian connections are required for major new development or redevelopment, where feasible. Provide steps, ramps, or a combination of the two where grades prohibit easy, direct and /or safe movement. TIB Manual TIB Manual TIB Manual Current Practice TCP 8.1.2 Current Practice TIB Manual TCP 1.8.5 TIB Manual Page 4 „yn r,,.yT,,,ruse.,trr': ttL Avt :MAI:?yHN'?G ".0,,erN ; *r„? { qiNNV ;o :iry ^,YA K. Pedestrian Amenities 7/14/2000 Facilities and improvements that support transit use are encouraged in new development and redevelopment. Transit amenities include seating, weather protection and trash receptacles placed near transit stops. 1. Incorporate pedestrian amenities in site design to increase the utility of the site and enhance the overall pedestrian environment. Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies, arcades, gazebos, transparent glass at the ground floor, display windows, water features and landscaping in raised planters with seating walls. In the RCC and NCC Zones developments are required to incorporate pedestrian amenities and open spaces such as plazas, art, benches and canopies in order to create community focal points. Pedestrian amenities should be sited with regard to pedestrian traffic flow, automobile traffic, convenience for business customers and employees, access for those with special needs such as the elderly, disabled and children, and 'environmental factors such as wind, sun and rain. • • Do not locate pedestrian amenities where pedestrians are likely to walk through landscaped areas or conflict with automobiles to access them. L. Vehicular Circulation M. Parking 1. Minimize conflicts between vehicular and pedestrian traffic. TIB Manual Locate vehicle driveways on the perimeter of the site to limit pedestrian crossings within the site. TIB Manual Provide parking adjacent to buildings. Provide additional lighting at pedestrian crossings and where security is a concern. Ensure that internal site circulation is efficient. Draft Manual.xls TCP 1.8.8 TIB Manual TIB Manual Federal Way TCP 8.5.10, 7.7.8 TIB Manual TIB Manual TIB Manual TIB Manual 2. Minimize the amount of space devoted to vehicular circulation. TIB Manual Limit the number of access driveways and /or take advantage of opportunities for shared driveways. TIB Manual TIB Manual Current Practice 1. Maximize the safety and attractiveness of parking areas. In the RCC and NCC Zones the majority of parking spaces should be placed 'behind or beside buildings where feasible rather than in front to achieve compactness and pedestrian orientation. Landscape islands should be placed at both ends of each row of parking within a parking lot (see TMC 18.52.035 4 a). In highly visible locations mid -row landscape islands should be placed approximately every 10 stalls. 2. Parking garages should respect the pedestrian street activity at the ground floor by providing retail space, landscaping, or other elements that provide visual interest. TCP 7.7.4, 8.5.5 Current Practice Current Practice New (-4 Page 5 2. Building Design Guidelines Source A. Architectural Concept 7/14/2000 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. Ensure that Tukwila's "small town" characteristics are reinforced in new development and redevelopment. in RCC and NCC Zones, new construction is encouraged, rather than the conversion of existing houses to commercial uses. Projects with multiple structures are required to display a unifying concept or incorporate design elements, features, colors or materials that relate the structures to one another. Parking structures which are part of a new development shall be architecturally consistent with exterior architectural elements of the primary structure, including roof lines, facade design and finish materials. B. Architectural Relationships 1. Provide for visual and functional continuity between the proposed development and adjacent and neighboring structures when these structures demonstrate an appropriate level of architectural quality. Draft Manual.xls TIB Manual TCP 1.1.1 TCP 7.7.3 Include consideration of features that reflect characteristics of Tukwila's history. The architectural forms, elements and details of a project should be organized to clearly express the building's function(s), orientation and relationship to. the site and surrounding area. . Business identity, expressed through awnings, accent bands, paint or other applied color schemes, signage, parapet details or materials, should not be the dominant architectural feature of the building. 2. Ensure that development on sites with more than one structure employ similar or complementary architectural styles and /or are related in scale, form, color and use of materials and/or detailing. TCP 1.2.4 TIB Manual Gas Station Guidelines TIB Manual TIB Manual, Federal Way Federal Way TIB Manual In the NCC Zone, new development should reflect the scale and architectural details of surrounding residential structures and encourage non - motorized access. In the RCC Zone employ appropriate design elements to blend in with the character of the surrounding residential neighborhood. Buildings along the Southcenter Boulevard corridor should emphasize landscaping, residential character and hillside traits. New buildings should demonstrate design continuity with the surrounding area . through placement on the site, building form and massing, scale, roof form, the proportions and arrangement of openings (doors, windows, arcades), architectural elements, materials and colors. 2. Reduce the apparent scale of large commercial buildings located adjacent to residential districts. TCP 7.6.11 TCP 7.7.9 TCP 8.4.10 TIB Manual TCP 7.7.7 8.5.8 Page 6 :.: �°;' 7. 5�'. s, ivr�3xr"` I'" �' TP '�s�.•»•..,'�°. "'p`r'�'a?h'�ar : i'i:: „;!'.^� „t' C. Building Elements, Details and Materials The perceived building scale can be reduced through modulation of the fagade, use of distinctive rooflines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, bay windows, dormers and columns. 1. Provide distinctive building corners at street intersections through the use of architectural elements and detailing, and pedestrian- oriented features where possible. TIB Manual Buildings at intersections are highly visible and present an opportunity of distinctive or landmark architectural treatments. Take advantage of these locations by providing a corner architectural element (such as a bay window, turret or pediment), placing an entrance at the corner, treating the corner distinctively (by projecting, recessing or truncating the building), providing a special window treatment (such as an awning or canopy)'or incorporating sculpture or artwork. 2. Relate the design and scale of building elements and details to the building's overall form and massing. Appropriately scaled and well-proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the scale of a building to the user. Buildings with three or more stories should be designed to have a distinct base, middle and top. The base, typically the first floor, should contain the greatest amount of architectural detail such as projecting windows, trim material, reveals and canopies. The middle section may be simpler and should be set off from the base through a variation in color or material. The top should include a distinctive cornice line or roof shape. 3. Employ architectural details that are appropriate to the architectural character of the building. Building details and decorative features must be consistent in style and compatible in material, color and texture with the building as a whole. All sides of a building' visible from the public realm should express consistent architectural detail and character. All site walls, screen walls, pump island canopies and drive through structures should be architecturally integrated with the building by using similar materials, colors and detailing. Building accents should be expressed through differing materials and /or architectural detailing and not solely through applied finishes such as paint. Security grilles for parking structures shall be decorative and architecturally consistent with the overall design. Chain link fencing is not permitted as a window treatment. 4. Utilize durable, high quality building materials that contribute to the overall . appearance, ease of maintenance, and longevity of the building. Building materials should be selected for their ease of maintenance and have the same anticipated life span as the structure. TIB Manual TIB Manual TIB Manual TIB Manual Federal Way TIB Manual TIB Manual Gas Station Guidelines Gas Station Guidelines Federal Way TIB Manual TIB Manual 7/14/2000 Draft Manual.xls Page 7 j 7/14/2000 Examples of finish materials commonly used in commercial construction are brick, split -face block, scored or molded wood siding and stucco finished dryvit. Stucco and synthetic building materials should be detailed to avoid damage due to weather or use. Industrial materials such as plain concrete block and metal siding are appropriate only when detailed so that the installation exhibits a high degree of workmanship and durability. 5. Roof lines should be prominent and contribute to the character of the area. Sloped roofs are required along Southcenter Boulevard to reflect its topography and residential character. Buildings in the NCC Zone should use design elements such as slopes, peaks, caps, steps, exaggerated parapets, colors and lighting to make the rooflines prominent and create a distinct character. Acceptable roof designs include use of peaks, towers, gables, domes, barrel vaults, projecting cornice lines or articulated parapets. 6. Integrate the design and placement of exterior lighting with. the architectural design and materials. • Select architectural lighting fixtures that complement the architectural character of a project, or that are understated in design. Alternatively, locate fixtures so that they are hidden from view. Incorporate lighting design that enhances dramatic or interesting landscape or architectural features, where appropriate, with consideration for both daytime and nighttime viewing. Light fixtures mounted under gas station or other exterior canopies should be recessed into the canopy with lenses that are flush with the canopy ceiling. The fascias (edges) of the canopy should extend below the ceiling level to reduce off - site glare. All parking lot and site lighting fixtures should be of cut-off design, aimed downward and away from the property line. D. Pedestrian Oriented Features 1. Provide pedestrian - friendly facades on the ground floor of all buildings that face public streets. Pedestrian friendly facades should have transparent windows, window displays, mosaics or bas - relief artwork along at least half of the length of the ground floor wall. Buildings in the NCC Zone should include substantial areas of glass in the design of ground level retail and service structures and building entrances that face the street. In the TUC Zone pedestrian friendly facades should include ground floor windows, building modulation, and rich details in material and signage. Wherever feasible provide pedestrian weather protection with awnings, canopies, arcades or building overhangs on buildings with ground floor retail, office or commercial service uses. 2. Provide special treatment for large blank walls that are visible from pedestrian walkways and parking areas. Draft Manuai.xls TIB Manual TCP 8.1.12 TCP 8.4.4 TCP 8.5.11 SeaTac TIB Manual TIB Manual TIB Manual Gas Station Guidelines Gas Station Guidelines TIB Manual TIB Manual, TCP 1.8.7 TCP 8.5.9 TCP 10.2.7 SeaTac TIB Manual Page 8 u aiyn5�9�3w ^a'�ar.::12;.,:n.N;.� e•; •ikr•;!- ;��•; °'Y;,:j^��r:.y'si 7/14/2000 Blank walls can be treated with a planted vertical trellis, raised planter beds with plant materials that will obscure a significant portion of the wall, artwork such as a mosaic or mural and changes in materials and textures accented by architectural details. 3. Provide prominent and distinctive building entries. Enhance building entries through the use of weather protection, landscaping, pedestrian amenities and /or distinctive architectural features. E. Mechanical Screening 1. Locate and/or screen roof - mounted mechanical equipment to minimize visibility from public streets, building approaches, and adjacent properties. The first preference is to either place the equipment where it is not visible from the street or nearest offsite property or screen the equipment using the roof forms or parapet walls. If equipment must be placed where it is visible it must be screened with elements . that are architecturally compatible with the building design. 2. Minimize Visibility of ground level utility equipment through location and/or screening. 3. Landscape Design A. Landscape Design Landscape screening with evergreen trees and shrubs is most appropriate. 1. Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. Ensure that landscaping at crosswalks and other locations where vehicles and pedestrians intersect does not block pedestrians and drivers' views. Projects are encouraged to use landscaping to screen incompatible land uses, service areas, heavily traveled streets or other unattractive site features. Using landscaping as a buffer can reduce the impacts of wind, air pollution and noise on a development. Landscaping can be used to enhance safety by marking pedestrian walkways with vertical plantings or using landscape strips to separate pedestrian from vehicle areas. Provide pedestrian paths across landscape areas where needed to allow convenient pedestrian circulation and prevent plants from being trampled. 2. Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. The landscape plan should enhance the natural site features and significant existing landscaping where appropriate. An effective plan will take advantage of views of the landscaping from within the building, enhance the building itself and organize and link the different spaces and activities on the site. In large parking lots landscaping should be used to define smaller parking areas within the larger lot. Draft Manual.xls TIB Manual Current Practice TIB Manual TIB Manual Current Practice Current Practice TIB Manual Current Ensure that service and maintenance access does not damage the landscaping. Practice Source TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual New Current Practice TIB Manual TIB Manual Current Practice Page is:s:x•,: r:a•igr�. , ••r:•yirrr;`.'.;y.:.�� - ;; :y,.:..in'1C4: «YClApt 7/14/2000 3. Ensure that the landscape design reinforces and complements plantings in the public right -of -way. One of the primary goals of this design manual is to improve the pedestrian and visual environment along the public right -of -way. Appropriate landscaping can play an important role in meeting this goal. B. Planting Design 1. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. Select a variety of plants with consideration of visual interest, plants as accents and contrasting textures. Where feasible, coordinate selection of plant material to provide a succession of blooms and seasonal color. Develop a planting design that complements overall project design and provides continuity with plantings on adjacent lots, where appropriate. Select plants with an awareness of their growth requirements, tolerances, ultimate size, preferences for soil and climate and negative impacts. Use drought tolerant species where appropriate. 4. Signage A. Signage Concept Provide adequate plant quantity, size and spacing for the intended effect. Many projects will need to exceed the minimum plant requirement standards in the Zoning Code in order to meet the design criteria in this manual. 2. Incorporate existing significant trees, wooded areas and /or vegetation in the planting plan where they contribute to overall landscape design. New development along hillsides and bluffs should retain substantial amounts of significant trees. Retaining existing non - native species (such as blackberry bushes), unhealthy trees or overgrown vegetation is not encouraged. In the TVS Zone the hillside may be modified as part of an approved master plan that results in a moderately sloping, natural - appearing environment. ' 1. Provide signage that is integrated with the architectural concept in scale, detailing, use of color and materials, and placement. Ensure that all signs on the site are coordinated and display similar or complementary design characteristics. Locate signs on specific architectural elements such as a canopy or fascia so that they do not visually compete with the architecture. B. Signage Placement Draft Manual.xls TiB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual, Current Practice TIB Manual TCP 1.4.1 TIB Manual TCP 9.1.4 Source TCP 10.2.8 TIB Manual TIB Manual Do not obscure important design features on building facades with signs. TIB Manual Coordinate color schemes or architectural details on signs, such as moldings, with the architectural scheme. TIB Manual • Emphasize special building features, such as an entry or display window, with properly scaled signage. TIB Manual i:F6 »tY,?'(.= r�y'+.'nG.i. Page 0 ;fC 7/14/2000 C. Signage Design Sources 1. Provide signage that is oriented to both pedestrians and motorists in design and placement. Pedestrian oriented signs are most effective when located within 15 feet of the ground. Automobile - oriented signs should be designed and sized with consideration for the length of time that the sign will be visible to motorists given the location of the sign and the speed of travel. 2. Provide adequate directional signage on site with building identification numbers that are legible from the street(s). Internal information signs may be used to enable customers, suppliers and emergency vehicles to easily find business and service areas, see TMC Chapter 19.22. 3. Integrate any freestanding signs with the site landscaping. Consider the location of signage and the long term growth characteristics of the plantings to ensure that the signage will remain visible. 1. Consider both day and night -time viewing in the design, placement and lighting of signage. Sign lighting should be designed to avoid glare or spillover onto neighboring properties. Commercial signage should be placed facing away from residential properties and neighborhoods whenever possible. 2. Provide durable, high quality materials and finishes for signage. Permanent signs should not be made of temporary materials such as cloth or plastic banners or painted plywood. Design and detail signs to make them resistant to vandalism and weather damage. City of Tukwila Comprehensive Land Use Plan Goals and Policies (reference number listed in column) Tukwila International Boulevard Design Manual (TIB Manual) Gas Station and Convenience Store Design Guidelines for the City of Scottsdale, AZ Community Design Guidelines for the City of Federal Way City of SeaTac Special Standards for the City Center Draft Manual.xls TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual Current Practice Provide signage to indicate service entrances and driveways, where appropriate. TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual Current Practice Page 11 tr!.!. asK w+ e. �rmc. .vfiv %e4rWI?n0:.�srtirt: ?c Tukwila City Council Agenda John W. Rants, Mayor John McFarland, City Administrator Jim Haggerton, Council President . Councilmembers: Pam Carter • Joe Duffie Allan Ekberg • Joan Hernandez Pamela Linder • Steve Mullet COMMITTEE OF THE WHOLE INT CITY COUNCIL /PLANNING COMMISSION WORKSHOP CAL TO ORDER -MISCELLANEOUS b: City Council c..:: Staff d. City Attorney e Intergovernmental ADJOURNMENT The City of Tukwila strives to accommodate people with disabilities. Please contact the City Clerk's Office by noon on Monday if we can be of assistance. ▪ PLEDGE OF ALLEGIANCE 3 , CITIZEN'S COMMENTS • REPORTS a: Mayor Tukwila City Hall Council Chambers At this time, you are invited to comment on items that are not included on this agenda: SPECIAL ISSUES J oint City Council /Planning Commission Workshop Commercial /Industrial Design Guidelines ( Page 3) If you would like to address the Council, please go to the podium and state your name and address clearly for the record. Please observe the basic rules of courtesy when speaking and limit your comments to five minutes. The Council appreciates hearing from citizens but may not be able to take immediate action on comments received until they are referred to a Committee or discussed under New Business. COUNCIL MEETINGS No Council meetings are scheduled on the 5th Monday of the month unless prior public notification is given. Regular Meetings - The Mayor, elected by the people to a four -year term, presides at all Regular Council Meetings held on the 1st and 3rd Mondays of each month at 7:00 p.m. Official Council action in the form formal motions, adopting of resolutions and passing of ordinances can only be taken at Regular Council meetings: Committee of the Whole Meetings - Council members are elected for a four -year term. The Council President is elected by the Council members to preside at all Committee of the Whole meetings for a . . one- year term. Committee of the Whole meetings are held the 2nd and 4th Mondays at 7:00 p.m. Issues discussed are forwarded to the Regular Council meeting for official action. GENEP AL INFORMATION t each Council meeting citizens are given the opportunity to address the Council on items that are not included on the agenda during CITIZENS COMMENTS. Please limit your comments to five minutes. ecial Meetings may be called at any time with proper public notice. Procedures followed are the same as those used in Regular Council meetings. Executive'Sessions may be called to inform the Council of pending legal action, financial, or personnel matters. 'ublic Hearings are required by law before the Council can take action on matters affecting the public interest such as laid -use laws, annexations, rezone requests, public safety issues, etc. Section 2.04.150 of the ukwila Municipal Code states the fo:lowing guidelines for Public Hearings: The proponent shall speak first and is allowed 15 minutes for a presentation. HOW TO TESTIFY PUBLIC HEARINGS The opponent' is then allowed 15 minutes to make a presentation. Each side is then allowed 5 minutes for rebuttal. Citizens who wish to address the Council may speak for 5 minutes each. No one may speak a second time until everyone wishing to speak has spoken. After each speaker has spoken, the Council may question the speaker. Each speaker can respond to the question, but may not engage in further debate at this time After the Public Hearing is closed, the Council may discuss the issue among themselves without further public testimony. Council action may be taken at this time or postponed to another date. ?i.LL•.:a+"t ;.1 }.vii �: 'fA! x...:� #.ii= s5'e- `:. ^:':;.�y:,. 'F . l A s A ,` J Z s z , 7 .. , . .. 11 .. ' /N .. ,¢ s 3: ., . . ,f : s ' r ix .s % w .. y a.> , i .' .. fit . : i . f fa .M. .M.O ./.4 .: < ' ms Z . tyn s : >. 9 '. F n. /a. < YS s.. t: x ' CAS Number: q 7 - d 0 3 Original Agenda Date Januaryy6, 1996 Agenda Item Title: Commercial/Industrial Design Guidelines Original Sponsor: Council Admin. DCD Timeline: Sponsor's Summary: Staff will facilitate a joint City Council/Planning Commission workshop to kick -off the development of more detailed Commercial/Industrial Design Guidelines. Recommendations: Sponsor: Committee: Administration: • Cost Impact (if known): Fund Source (if known): s : , x . ' RECORD - ;OF : :A T ION - ... : . :. ..... . t : t ,-., : .. Meeting Date Action 01 -06 -97 Joint Council/Planning Commission workshop scheduled for 01- 13 -97. 01 -13 -97 "Development Subject to BAR Design Review" (comparison) 01 -13 -97 01 -13 -97 SJL Y Meeting Date Prepared by Mayor's review Council review 01 -06 -97 SJL "Development Subject to BAR Design Review" (comparison) 01 -13 -97 01 -13 -97 SJL Y f .' s ;y . i ' ' k' Y z 2 ; t ..t : y f ,. £., . 4Z £ D . Y t , .. r 7 .k `s t . R. ` , T' r , E .,... < :::2:„ ..,3 == A►PPENDIC j . = `t .... M 2 .., ,,, ..: .,,, Meeting Date Attachments 01 -06 -97 Memo re: Commercial/Industrial Guidelines, dated December 31, 1996 c "Development Subject to BAR Design Review" (comparison) 01 -13 -97 Memo re: Joint Workshop, dated January 8, 1997 "Design Review Regulations Issues and Opportunities (issue paper). Co UNCIL AGENDA SYNOPSIS Initials ITEM NO. `ei'.xn.r"v'reswvK Y 4 Gxti :+ FS ' t`7 oN3'. xsY 't c; .e.:}trtA Q, 4^rr 'ets: uvvasy xa* .Y!,NY ?mr.a, y. : .,c>•mn ... -F,,: .........._. _ j TO: City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT Mayor Rants City Council FROM: Steve Lancaste SUBJECT: Commercial/Industrial Design Guidelines Joint City Council/Planning Commission Workshop DATE: January 8, 1997 INTER - OFFICE MEMO The purpose of the January 13 joint workshop is to "kick -off' an important element of our 1997 work program: the development of commercial/industrial design guidelines. The City currently has detailed design review guidelines for multi - family housing, and is nearing completion of detailed guidelines for the Highway 99 corridor. This new effort will provide a similar level of design guidance for the Tukwila Urban Center and other commercial and industrial areas within the City. This workshop is intended to introduce the topic to the Council and Commission, and gather feedback to assist staff and our consultant as we develop draft guidelines for your future review. We will be seeking input on what design issues are important to the community (e.g., vehicle and pedestrian circulation; landscaping, architectural design, etc.), and on what has worked well in the past. The only "decision" we will be asking for relates to the manner in which design guidelines will be organized and applied (the "regulatory alternatives" for administering design guidelines). As discussed in the attached "Issues and Opportunities" paper, staff favors a "design district" approach. The following is a suggested Agenda for the workshop. CC970113.DOC 5 6300 Southcenter Boulevard Suite 11100 o Tukwila. Washlnrtton 08188 O MN 43 t -wm o Fay. /.2061 4.31 - .2665 • CC970113.DOC COMMERCIAL/INDUSTRIAL DESIGN GUIDELINES JOINT CITY COUNCIL/PLANNING COMMISSION WORKSHOP w JANUARY 13,1997 8 U O AGENDA J ' u_ wO 2 I. INTRODUCTION Steve Lancaster/Diana Painter 5 min — a = Z 1- o II. SLIDE PRESENTATION/DISCUSSION OF DESIGN ISSUES z E-. La John Hoffman, Urban Design Consultant 40 min o- ,0 H III. PRESENTATION/DISCUSSION OF ISSUES PAPER (Design Districts concept) = v Diana Painter and John Hoffman 30 min w z U H IV. GENERAL DISCUSSION (Council/BAR issues, concerns, suggestions) o City Council/Planning Commission/Staff 30 min V. WRAP -UP /COUNCIL DIRECTION Steve Lancaster and Diana Painter 15 min Following the workshop, staff and our consultant will begin drafting proposed guidelines. We anticipate presenting the draft guidelines to a future joint City Council/Planning Commission meeting, prior to formal public review and development of a recommendation by the Planning Commission. tp• 4 G:.'. I, . e:: p' •✓ H' i:':: i wI. U :SMA' vYS:QY,1'^' 1R'i(YJd+ s . ^ L: COMMERCIAL & COMMERCIAVINDUSTRIAL DESIGN GUIDELINES DESIGN REVIEW REGULATIONS ISSUES AND OPPORTUNITIES WHY WE DO DESIGN REVIEW Design review guidelines that are specific to geographic areas and implement the design goals of a community can: • Increase predictability in the development process, which facilitates development and redevelopment; • Help maintain the economic viability of an area by maintaining certain standards for development; • Help create bu:;ding stock and development patterns that are sustainable, that is, are adaptable over time to different land uses and transportation needs; and • Improve the quality of life for people who live, work, shop and visit commercial districts by improving the quality of the environment. Detailed design guidelines that articulate the City's expectations for development in specific areas also makes the design review process easier to administer and easier to participate in. The City has, with many successes, conducted design review of commercial and commercial /industrial properties since 1982. The City's new Comprehensive Plan, adopted in December 1995, suggests the adoption of design review guidelines to address numerous development issues, from strengthening the image and character of Tukwila's distinct areas (1.1.3), to building commercial districts that add value to the community (Goal 1.7), to creating a more.attractive form of commercial development along major streets (Goal 1.8). In order to achieve these goals, the development characteristics that are considered positive in the various commercial and commercial /industrial areas of the City need to be reinforced, and development goals need to be established for areas in which the building stock and development character can be improved. Specific design guidelines can then be established. EXISTING DEVELOPMENT CONDITIONS The commercial and commercial /industrial areas in Tukwila are unique, in that there is a healthy mix of land uses in most areas, but a limited number of buildings types that house these uses. Freestanding warehouse -type structures, one -story industrial buildings in industrial and business parks, and strip malls are the most common forms of development. This limited number of building types and development patterns must work for the variety of land uses, including light industrial, restaurant, retail and business services. It must also serve different uses over time, as market demand changes. In order to retain economic vitality over time, buildings and developments must continue to be viable for a number of different land uses, or be easily converted. DG:memoccpc.doc 1/8/97 :271 x. ,.,x...:. I The Zoning Code allows for a wide array of land uses in most districts. The development regulations address building setbacks, height restrictions and landscaping requirements, with minor differences between the various commercial and commercial /industrial districts. Many of the zoning districts are dispersed throughout the City, and are not tied to areas with distinctive geographic characteristics. As a result of these factors, strong direction is not established in the Zoning Code as to the character of development that is anticipated or sought in any particular zoning district. The Comprehensive Plan establishes more specific design direction, but the goals are tied to broad areas of the City and not to specific zoning districts. EXISTING DESIGN REVIEW GUIDELINES The City currently conducts Design Review for commercial and commercial /industrial properties based on zone and use: 1. General design guidelines are applied by zone in the MUO, 0, RCC, NCC, RC, RCM TUC, CLI and TVS zones; 2. More specific design guidelines are applied to uses, specifically multi - family and hotel /motel uses. In the future, we will also have guidelines for special districts. These guidelines are applied based on the location of the development proposal. 3. Special design guidelines will be applied to commercial and industrial properties in the MUO, NCC and RC zoning districts along Highway 99, and all properties in the Shoreline Overlay District. Because this results in a very complex regulatory structure, staff is proposing a system of city -wide overlay Design Districts for commercial and commercial /industrial properties, in which design review criteria and guidelines are applied depending on the design district in which they are located, rather than based on zoning district or use alone. DESIGN DISTRICTS CONCEPT In order to attain many of the design- oriented goals established in the Comprehensive Plan, the development character of the properties that are subject to design review must be identified, and design review guidelines established that will replicate these conditions, when they are positive, or create new models for development, when existing patterns do not achieve the vision established by the Comprehensive Plan. The first step in this process is to identify the physical characteristics of development that are desirable or undesirable, and the functional patterns (circulation, access, site design) that make them work. There are several prevalent development patterns in Tukwila, as defined by a combination of location /land use mix and development t . -type: DG :memoccpc.doc 1/8/97 2 • The shoreline. This area is characterized by irregularly shaped lots and special aesthetic needs. • The retail core. This area needs to be oriented toward pedestrians while accommodating automobiles, be attractive to regional and local visitors, and function for a wide variety of users. - a • The mixed use commercial areas oriented towards transportation corridors, and z characterized by small, constrained lots. A number of properties in these areas need to be up- graded. o • The mixed use commercial /industrial areas that occur in campus -style w o developments and have complex circulation and service needs. Many of these uJ areas are already developed, and feature mature landscaping. cn u_ Wo Consistent with the above categories, staff is proposing a series of overlay Design g Districts. All commercial and commercial /industrial properties would be subject to u. the goals established in the Comprehensive Plan, the development regulations in the z w zoning code, and the design review criteria of the Design District within which it z = occurs. In addition, if the property lies within the Shoreline District, it would be z o subject to the Shoreline Overlay District design guidelines. Additionally, if the w Lu proposed development included multi - family residential units, it would also be o; subject to the Design Guidelines that specifically address multi - family development. o N These include consideration of building modulation and articulation, roof forms w L. characteristic of residential development, porches, decks, bay windows, and other = 2 . features typical of residential development, and compatibility with neighboring single u_ o. family development. ni o O ~ Design review guidelines in all districts would stress good site planning, with consideration for transportation needs (circulation), pedestrian- oriented features in those areas within view of streets and parking areas, and attractive landscaping. Guidelines governing architectural design and signage would be tailored to the type of land uses prevalent in the district, and the functions that occur within view of public rights -of -way, private roads, trails, and customer parking areas. The design review process would be similar to what it is today. Thresholds for new construction would be established based on the Design District in which the development proposal is located. Thresholds for redevelopment proposals would depend on the Design District in which the development proposal is located, and the value of the proposed renovation. The Board of Architectural Review would be charged with approving, approving with conditions, or denying projects based on staff recommendations and their own judgment as to whether the project fulfills the intent of the Design Criteria and Guidelines, and goals of the Comprehensive Plan. It may be possible that, in the future, design review for smaller projects and /or in certain geographic areas may be conducted administratively. DG :memoccpc.doc 1/8/97 3 La.,...s A z MONTH January 1997 1st - New Year's Day 20th - Martin Luther • King Jr. Day (Monday) . MEETING 1- REGULAR 6 , . • MEETING 2 - C.O.W... 13 . MEETING 3 - REGULAR 21 (Tuesday) ' . MEETING 4'- C.O.W. 27 February 17th - President's Day (Monday) . 3 10 18 (Tuesday) 24 March 30th - Easter Sunday 3 10 17 24 April 7 14 21 28 J TENTATIVE AGENDA SCHEDULE z 6 JU UO . w U H CO U W O g Q I— 0 : W ~. U 0' II' 0 ui Z ` U u) O • c • JANUARY •, .. - Court Meeting Service Commission of the Whole IIIIIIIIIIIIIIIIIIIIIIIIII111 !1 , 4 Special Code Revisions Room IIII111111111IIIIL111111I111IIII Court Workshop #3 5 IIIII III lIIIIIIIIIIIIIIIIIIIIIII111111111 Court , !l =IIIII1 IIIIIIIIIII IIIIIIIIIIIIII111I1111 Court , �/ !; �1 IIIIIIIIIIIIIIIIII Court 9:00 Staff 5:00 Civil ''f Committee 6:00 Council Sign Conference IIIIIIIIIIIII11111IIIIIIIIIIIIIIIIIIIIIIIIIIIII11111111III11111IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIII 111111111111111111111111111111111111 1111111111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIII 111IIIIIIIIIIIIII IIIIl1111II1111111111HI1111111 IIII 20 KING, JR. DAY Closed) Court Meeting of theWhole FEBRUARY Court Meeting Council Meeting 21 Court Council Meeting 1111111111111111111111111111111111111 1111111111111111111111111111111111111IIIIIIIIIII1111IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIl11 Court 22 Court Court 23 Court Commission Court 24 Court MARTIN LUTHER (City Offices IIIIIIIIIlIlI11II11I1I111111111111111111111111111111I11111111111111111 27 7:00 Regular 2 29 7:00 Planning 31 Court 9 :00 Staff 7:00 Committee y , IIIII1111111IIIIIIII1111IIIIIII IIIIIII11I1III111II11IIII111111I11111II1l1IlI11 Court s Commission 5 111111I1III111II11IIIIIIIIIIIII Court commission lI11I111Il111111III111 IIIIII11 111II11I111111I1I11111111111111III11111111111111 Court 7 1II Court 9:00 Staff 7:00 Regular 5:00 Ar 7:00 Parks 1996 UPCOMING EVENTS Z c .4 0 , u) W W 2: J F- W _ a . �._ Z F- z0 O N . W 0. z a; U = O~ Z COMMITTEE OF THE WHOLE MEETING MINUTES Joint City Council/Planning Commission Workshop TUKWILA CITY COUNCIL January 13, 1997 Tukwila City Hall 7:00 p.m. Council Chambers CALL TO ORDER Council President Jim Haggerton called the Committee of The Whole meeting to order and led the audience in the Pledge of Allegiance. Councilmembers present JOE DUFFIE; JOAN HERNANDEZ; JIM HAGGERTON, Council President; ALLAN EKBERG; STEVE MULLET; PAM CARTER, PAM LINDER. Planning Commission DAVID LIVERMORE, VERN MERYHEW, GEORGE MAUNA, Members present GRANT NEISS. Planning Commission KATHRYN STETSON, SHERRYL GUNNELS, HENRY Members absent MARVIN. OFFICIALS JOHN MCFARLAND, City Administrator; LUCY LAUTERBACH, Council Analyst; STEVE LANCASTER, DCD Director; JACK PACE, Senior Planner; DIANA PAINTER, Associate Planner. CITIZEN'S COMMENTS None. SPECIAL ISSUES Commercial /Industrial Design Steve Lancaster, DCD Director, explained that the purpose of Guidelines tonight's joint workshop was to "kick-off" an important element of our 1997 work program, which is the development of commercial /industrial design guidelines. He said the City currently has detailed design review guidelines for multi - family housing, and is nearing completion of detailed guidelines for the Highway 99 corridor. This new effort will provide a similar level of design guidance for the Tukwila Urban Center and other commercial and industrial areas within the City. With that, Lancaster introduced John Hoffman. John Hoffman, Urban Design Consultant, gave a slide presentation depicting different areas of the City where the building stock and development character can be improved. Hoffman stated that the commercial and commercial /industrial areas in Tukwila are unique, . .,.. qrr......... a.__,....... M..,...... m.,« m.±m,vnrrcrtiNiik?`'f'!..f6!(r} Committee of The Whole Meeting Minutes January 13, 1997 Page 2 Commrcl /Indstrl Dsgn Guidelines (Cont'd) REPORTS in that there is a healthy mix of land uses in most areas, but a limited number of buildings types that house these uses. In order to retain economic vitality over time, buildings and developments must continue to be viable for a number of different land uses or be easily converted. Diana Painter, Associate Planner, commented that the only decision expected tonight relates to the manner in which design guidelines will be organized and applied (the "regulatory alternatives" for administering design guidelines). She said staff favors a "design district" approach. The first step in this process is to identify the physical characteristics of development that are desirable or undesirable, and the functional patterns that make them work. A discussion ensued with Councilmembers expressing concerns in being able to attain many of the design- oriented goals without buying into the design districts concept. The Zoning Code, adopted with the Comprehensive Plan, allows for a wide array of land uses in most districts. The Council would like to make sure that the Comprehensive Plan is reflected within the district that's associated with the Zoning Code. They want to remain flexible; the guidelines should encourage, not discourage development or redevelopment. The Council also commented that new models for development should only be addressed when existing patterns do not achieve the vision established by the Comprehensive Plan. Lancaster seeing the many differences of opinion as to which direction to go, stated that he and his staff will go back to the table to figure out something that everybody can agree on and return at a future joint session for review and discussion. It was the consensus of the Council to have staff put together a package linking the Design District Concept to the Comprehensive Plan for those zoning districts that are dispersed throughout the City, then forward to a future joint session Council/Planning Commission meeting for further review and discussion. Councilmember Hernandez announced that she plans to attend the Human Services Roundtable meeting this Thursday (health permitting). a ,sue 4 µ xL 6 •7' t . '�"+ fm A�sdE ar k ai • Committee of The Whole Meeting Minutes January 13, 1997 Page 3 Reports (Cont'd) Councilmember Carter announced there will be an ACC meeting this week and encouraged those willing to attend. Council President Haggerton announced that he will be assuming the responsibility of being the official delegate to ACC; Carter will serve as the Alternate. Haggerton also reminded the Council of tomorrow night's Council Workshop at 6:00 p.m. in Conference Room #3. The public is also invited. ADJOURNMENT MOVED BY DUFFLE, SECONDED BY MULLET, TO 9:13 P.M. ADJOURN THE MEETING. MOTION CARRIED. Jim Haggerton, Council President Celia Square, Dep City Clerk • z " w . • 0 o moo' . w z -1 F.' L: w J - d • I- W. z � 1- z 1-: U Cy • ,W w' LI O. • w Z Draft Commercial and Light Industrial Design Manual • 1. Site Design A. Site Design Concept 8/7/2000 1. Organize site design elements to provide an orderly and easily understood arrangement of building, landscaping, and circulation elements that support the functions of the site. TIB Manual Building entrances should be visually prominent and easy for both pedestrians and Current vehicles to reach. Practice Traffic circulation patterns should be designed to accommodate garbage collection Current trucks, moving vans and fire trucks as well as passenger cars. Practice Sites with more than one building should be designed to provide adequate Current circulation and access to both buildings. Practice 2. As properties are redeveloped they should provide appropriate parking, accommodate handicapped access, and provide for additional landscaping and pedestrian facilities. Conversion of residential properties to office or retail uses will generally require additional parking and upgrades to meet ADA standards. Conversion of warehouse or industrial sites to retail or office uses will generally require additional parking spaces, upgrading landscaping to meet current codes, and new pedestrian connections. B. Relationship to Street Front 1. Organize site design elements to create a distinct street edge, and minimize parking between structures and street. Projects are encouraged to site buildings at the minimum setback distance from the right -of -way in order to create a more pedestrian oriented environment. Public sidewalks are required along all street frontages. Where sidewalks to do not exist applicants will be required to install them. 2. Orient at least one building entry to a major public street. Building entrances should be a prominent element of the streetscape in commercial and industrial areas. C. Street Corners 1. Emphasize the importance of street corners. Corners can be emphasized through building location, massing, the provision of pedestrian access, special site features and /or landscape features. Corner elements should not obstruct vehicle sight distances for safe crossing and turning movements, see TMC 18.52.040 C. D. Continuity of Site with Adjacent Sites 1. Maintain visual and functional continuity between the proposed development and adjacent properties where appropriate. Draft Manual.xls Source TCP 1.7.3 Current Practice Current Practice TCP 1.8.2 TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual Page 1 ,:,,•.: ;fy_ x n. xr hr! i ,n z?sr te41 st$rearrmaz.. z • � W QQ JU 0 J = F. u O 2 u_ Q = d . Z = F- O Z uj U � 0- C] I- WW I U ro . Z • w U = O F- z Continuity can be achieved by using setbacks, building massing, vehicular /pedestrian circulation and landscaping. Consider the building setbacks of neighboring structures when establishing setbacks. Continuity along the edge created by structures ensures that all structures have equal visibility from the street. Where possible and consistent with other design guidelines, interior vehicular circulation between adjacent parking areas is required. E. Shared Facilities 1. Incorporate opportunities for joint development of sites where there is potential for shared driveways, parking, landscaping, or other shared facilities. The required perimeter landscaping may be averaged and clustered if the total required square footage is achieved on site, see TMC 18.52.020. Parking spaces may be shared by two or more businesses with different peak usage times, see TMC 18.56.070 A. F. Site Design for Safety 1. Minimize conflicts between drivers and pedestrians. Conflicts can be reduced through the siting of structures, location of circulation elements, landscape design, and placement of signs Where possible service and delivery vehicles and loading zones should be separated from building customer and occupant traffic. Limit the number of potential encounters between pedestrians and vehicles through site design. Where pedestrian and motorist paths must cross, provide adequate sight distance and clearly delineated pedestrian ways. Provide raised sidewalks, crosswalks and pedestrian walkways where possible, or provide at -grade walkways protected by curbs and /or landscaped areas. TIB Manual 2. Design and site structures to maximize site surveillance opportunities from buildings and public streets. TIB Manual Avoid site and building design features that create entrapment areas (for example tunnels, long corridors, and opaque fences) in locations with pedestrian activity. Ensure that the site and building provides sight lines that allow observation of outdoor on -site activities by building occupants and passersby. Site buildings so that windows, balconies and entries overlook pedestrian routes, vehicular circulation routes, and parking areas and allow for informal surveillance of these areas. 3. Provide adequate lighting levels in all pedestrian areas, including building entries, along walkways, parking areas, and other public areas. Draft Manual.xls TIB Manual TIB Manual TCP 10.2.4 TIB Manual Current Practice Current Practice TIB Manual TIB Manual Current Practice TIB Manual TIB Manual TIB Manual TIB Manual TCP 1.7.3 Provide an overlapping pattern of light at a height of about 7 feet in lighted areas. Provide lighting at consistent lumens with a gradual transition to unlighted areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily blinding. Provide lighting at all building entrances, exits and corridors between buildings, especially where doors are recessed. Ensure that site lighting is confined to the project site and does not cause direct off site illumination of adjacent properties. TIB Manual TIB Manual TIB Manual Current Practice Page 2 z Iz � 00 U) w � u_, w0 II . U O O I— w I0 O z .w U= O ~ z 8/7/2000 4. Design landscaping so that long term growth will not interfere with site lighting and surveillance. Space light fixtures and plantings with allowance for plant size and shape at maturity. Use materials that promote safety, such as non -slip walkway surfaces. G. Siting and Screening of Service Areas 1. Minimize the sight, odor and sound impacts of service areas such as loading docks, trash and recycling collection points, utility vaults and maintenance areas, etc., through site design, landscaping and screening. Trash dumpsters should not be placed in front yards. H. Natural Features and Sensitive Areas 1. Preserve natural features such as existing topography, significant trees or wooded areas, wetlands and /or watercourses and incorporate them into the overall site plan, where appropriate. Provide for a transition from built features to an informal development edge that is in keeping with the adjoining natural features being preserved. Preserve and enhance on and off site visual access to natural features where possible. Provide physical access where appropriate. In the TVS Zone the hillside may be modified as part of an approved master plan that results in a moderately sloping, natural - appearing environment. 2. Design and site structures on hillsides to minimize the visual and environmental impact of development in these locations. Minimize the amount of grading and filling to reduce potential erosion, drainage, and slope instability problems and minimize construction costs. Site structures below prominent ridgelines to preserve the appearance of natural landforms. Retain existing wind -firm vegetation along ridgelines. Draft Manual.xls TIB Manual TIB Manual Prune shrubs to allow for adequate surveillance (approximately 3 -4 feet in height) and limb trees to a height that allows visibility underneath (approximately 6 feet). 5. Use durable, high quality materials in site furnishings and features for ease of maintenance. Design site features and select furnishings that discourage vandalism. For example, large blank walls encourage graffiti and furnishings that are easily removed invite misuse. TIB Manual TIB Manual TIB Manual TIB Manual TCP 8.1.5 TIB Manual TCP 8.1.5 Service areas should be located to the side or rear of buildings, away from streets Current and trails. Where this is not possible special attention shall be paid to screening. Practice Landscaping is appropriate screening for utility vaults, loading docks and some Current storage areas. Be sure that service access will not harm landscaping. Practice Garbage and recycling dumpsters should be screened by opaque fences or walls in addition to landscaping. These walls shall be consistent with the primary building(s) relative to architecture, materials and colors. Current Practice TIB Manual Current Practice Current Practice TCP 9.1.4 TIB Manual TIB Manual TIB Manual TIB Manual Page 3 8/7/2000 Retain bands of vegetation that are parallel to the hillside contours, and avoid clearing large areas that are perpendicular to the hillside contours. TIB Manual Minimize the use and height of retaining walls and use building walls as retaining structures where possible (integrate building design and placement with grading design). TIB Manual I. Surface Stormwater Detention Facilities 1. Integrate water quality treatment techniques such as biofiltration swales and ponds with overall site design, where possible and appropriate. The first preference is to locate biofiltration swales, ponds or other approved biofiltration systems at the side or rear of the lot and incorporate as part of a landscape screen. Trees may be planted near the grass swale as long as they do not substantially shade the grass within the swale. Orient the swale or pond so that it does not impede pedestrian circulation or shared parking between two or more properties. The second preference is to locate the biofiltration system within the paved parking or service area. Orient the swale or pond so it does not impede pedestrian circulation and landscape it as part of the required internal parking lot landscaping. If site constraints do not allow for the previous solutions the swale may be located along the front edge of the property. Incorporate the swale into the required perimeter landscaping. Larger biofiltration ponds should not be placed in this location. J. Pedestrian Circulation Draft Manual.xls TIB Manual TIB Manual TIB Manual TIB Manual 1. Provide paved pedestrian walkways that connect all buildings and entries of buildings within a site. TIB Manual Provide distinctively marked pedestrian routes through parking lots using vertical design elements (such as bollards), special paving, painted crosswalks or signage. TIB Manual Walkway widths should be sized to accommodate anticipated use. A six foot sidewalk, which allows two pedestrians to pass each other, is the minimum allowed width. High traffic walkways should be wider. TIB Manual Walkways are required to connect parking areas behind buildings to building Current entrances, see TMC 18.56.040. Practice 2. Provide a paved pedestrian walkway from the public sidewalk(s) to the main entry of developments; where a development fronts two streets, access must be provided from both streets. TCP 8.1.2 These walkways shall be stamped, broom finish, colored or scored concrete or another equivalent and distinctive material such as decorative pavers or stone and Current either curbed or raised six inches above the parking lot surface. Practice 3. Provide pedestrian connections from the on -site pedestrian network to walkways on adjacent properties and to other off -site destinations such as transit stops. TIB Manual Through block pedestrian connections are required for major new development or redevelopment, where feasible. TCP 1.8.5 Provide steps, ramps, or a combination of the two where grades prohibit easy, direct and /or safe movement. TIB Manual Page 4 8/7/2000 K. Pedestrian Amenities L. Vehicular Circulation M. Parking Facilities and improvements that support transit use are encouraged in new development and redevelopment. Transit amenities include seating, weather protection and trash receptacles placed near transit stops. In the RCC and NCC Zones developments are required to incorporate pedestrian amenities and open spaces such as plazas, art, benches and canopies in order to create community focal points. Pedestrian amenities should be sited with regard to pedestrian traffic flow, automobile traffic, convenience for business customers and employees, access for those with special needs such as the elderly, disabled and children, and environmental factors such as wind, sun and rain. Do not locate pedestrian amenities where pedestrians are likely to walk through landscaped areas or conflict with automobiles to access them. Provide parking adjacent to buildings. Provide additional lighting at pedestrian crossings and where security is a concern. 2. Minimize the amount of space devoted to vehicular circulation. Limit the number of access driveways and /or take advantage of opportunities for shared driveways. Ensure that internal site circulation is efficient. 1. Maximize the safety and attractiveness of parking areas. In the RCC and NCC Zones the majority of parking spaces should be placed behind or beside buildings where feasible rather than in front to achieve compactness and pedestrian orientation. Landscape islands should be placed at both ends of each row of parking within a parking lot (see TMC 18.52.035 4 a). In highly visible locations mid -row landscape islands should be placed approximately every 10 stalls. 2. Parking garages should respect the pedestrian street activity at the ground floor by providing retail space, landscaping, or other elements that provide visual interest. Draft Manual.xls TCP 1.8.8 TIB Manual 1. Incorporate pedestrian amenities in site design to increase the utility of the site and enhance the overall pedestrian environment. TIB Manual Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies, arcades, gazebos, transparent glass at the ground floor, display windows, water features and landscaping in raised planters with seating walls. Federal Way TCP 8.5.10, 7.7.8 TIB Manual TIB Manual 1. Minimize conflicts between vehicular and pedestrian traffic. TIB Manual Locate vehicle driveways on the perimeter of the site to limit pedestrian crossings within the site. TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual Current Practice TCP 7.7.4, 8.5.5 Current Practice Current Practice New Page 5 2. Building Design Guidelines Source A. Architectural Concept 8/7/2000 Include consideration of features that reflect characteristics of Tukwila's history. TCP 1.2.4 The architectural forms, elements and details of a project should be organized to clearly express the building's function(s),, orientation and relationship to the site and surrounding area. Business identity, expressed through awnings, accent bands, paint or other applied color schemes, signage, parapet details or materials, should not be the dominant architectural feature of the building. 2. Ensure that development on sites with more than one structure employ similar or complementary architectural styles and /or are related in scale, form, color and use of materials and /or detailing. 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. Ensure that Tukwila's "small town" characteristics are reinforced in new development and redevelopment. In RCC and NCC Zones, new construction is encouraged, rather than the conversion of existing houses to commercial uses. Projects with multiple structures are required to display a unifying concept or incorporate design elements, features, colors or materials that relate the structures to one another. Parking structures which are part of a new development shall be architecturally consistent with exterior architectural elements of the primary structure, including roof lines, fa9ade design and finish materials. B. Architectural Relationships 1. Provide for visual and functional continuity between the proposed development and adjacent and neighboring structures when these structures demonstrate an appropriate level of architectural quality. In the NCC Zone, new development should reflect the scale and architectural details of surrounding residential structures and encourage non - motorized access. TCP 7.6.11 In the RCC Zone employ appropriate design elements to blend in with the character of the surrounding residential neighborhood. TCP 7.7.9 Buildings along the Southcenter Boulevard corridor should emphasize landscaping, residential character and hillside traits. TCP 8.4.10 New buildings should demonstrate design continuity with the surrounding area through placement on the site, building form and massing, scale, roof form, the proportions and arrangement of openings (doors, windows, arcades), architectural elements, materials and colors. 2. Reduce the apparent scale of large commercial buildings located adjacent to residential districts. TIB Manual TCP 1.1.1 TCP 7.7.3 TIB Manual Gas Station Guidelines TIB Manual TIB Manual, Federal Way Federal Way TIB Manual TIB Manual TCP 7.7.7 8.5.8 Draft Manual.xls Page 6 The perceived building scale can be reduced through modulation of the fagade, use of distinctive rooflines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, bay windows, dormers and columns. C. Building Elements, Details and Materials TIB Manual 1. Provide distinctive building corners at street intersections through the use of architectural elements and detailing, and pedestrian- oriented features where possible. TIB Manual Buildings at intersections are highly visible and present an opportunity of distinctive or landmark architectural treatments. Take advantage of these locations by providing a corner architectural element (such as a bay window, turret or pediment), placing an entrance at the corner, treating the corner distinctively (by projecting, recessing or truncating the building), providing a special window treatment (such as an awning or canopy) or incorporating sculpture or artwork. TIB Manual 2. Relate the design and scale of building elements and details to the building's overall form and massing. TIB Manual Appropriately scaled and well - proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the scale of a building to the user. TIB Manual Buildings with three or more stories should be designed to have a distinct base, middle and top. The base, typically the first floor, should contain the greatest amount of architectural detail such as projecting windows, trim material, reveals and canopies. The middle section may be simpler and should be set off from the base through a variation in color or material. The top should include a distinctive Federal cornice line or roof shape. Way 3. Employ architectural details that are appropriate to the architectural character of the building. TIB Manual Building details and decorative features must be consistent in style and compatible in material, color and texture with the building as a whole. TIB Manual All sides of a building visible from the public realm should express consistent architectural detail and character. All site walls, screen walls, pump island Gas canopies and drive through structures should be architecturally integrated with the Station building by using similar materials, colors and detailing. Guidelines Gas Building accents should be expressed through differing materials and /or Station architectural detailing and not solely through applied finishes such as paint. Guidelines Security grilles for parking structures shall be decorative and architecturally consistent with the overall design. Chain link fencing is not permitted as a window Federal treatment. Way 4. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. Building materials should be selected for their ease of maintenance and have the same anticipated life span as the structure. TIB Manual TIB Manual 8/7/2000 Draft Manual.xls Page 7 8/7/2000 Examples of finish materials commonly used in commercial construction are brick, split -face block, scored or molded wood siding and stucco finished dryvit. Stucco and synthetic building materials should be detailed to avoid damage due to weather or use. Industrial materials such as plain concrete block and metal siding are appropriate only when detailed so that the installation exhibits a high degree of workmanship and durability. 5. Roof lines should be prominent and contribute to the character of the area. Sloped roofs are required along Southcenter Boulevard to reflect its topography and residential character. Buildings in the NCC Zone should use design elements such as slopes, peaks, caps, steps, exaggerated parapets, colors and lighting to make the rooflines prominent and create a distinct character. Acceptable roof designs include use of peaks, towers, gables, domes, barrel vaults, projecting cornice lines or articulated parapets. 6. Integrate the design and placement of exterior lighting with the architectural design and materials. Select architectural lighting fixtures that complement the architectural character of a project, or that are understated in design. Alternatively, locate fixtures so that they are hidden from view. Incorporate lighting design that enhances dramatic or interesting landscape or architectural features, where appropriate, with consideration for both daytime and nighttime viewing. Light fixtures mounted under gas station or other exterior canopies should be recessed into the canopy with lenses that are flush with the canopy ceiling. The fascias (edges) of the canopy should extend below the ceiling level to reduce off - site glare. All parking lot and site lighting fixtures should be of cut -off design, aimed downward and away from the property line. D. Pedestrian Oriented Features 1. Provide pedestrian - friendly facades on the ground floor of all buildings that face public streets. Pedestrian friendly facades should have transparent windows, window displays, mosaics or bas- relief artwork along at least half of the length of the ground floor wall. Buildings in the NCC Zone should include substantial areas of glass in the design of ground level retail and service structures and building entrances that face the street. In the TUC Zone pedestrian friendly facades should include ground floor windows, building modulation, and rich details in material and signage. Wherever feasible provide pedestrian weather protection with awnings, canopies, arcades or building overhangs on buildings with ground floor retail, office or commercial service uses. 2. Provide special treatment for large blank walls that are visible from pedestrian walkways and parking areas. Draft Manual.xls TIB Manual TCP 8.1.12 TCP 8.4.4 TCP 8.5.11 SeaTac TIB Manual TIB Manual TIB Manual Gas Station Guidelines Gas Station Guidelines TIB Manual TIB Manual, TCP 1.8.7 TCP 8.5.9 TCP 10.2.7 SeaTac TIB Manual Page 8 z z ce w QQ � J U 00 • C) LLI • w w0 g Q co 3 = w z = w ~ 0 O • N [It- w W � U u" O . iii z 0 H O z 3. Landscape Design 8/7/2000 Blank walls can be treated with a planted vertical trellis, raised planter beds with plant materials that will obscure a significant portion of the wall, artwork such as a mosaic or mural and changes in materials and textures accented by architectural details. 3. Provide prominent and distinctive building entries. Enhance building entries through the use of weather protection, landscaping, pedestrian amenities and /or distinctive architectural features. E. Mechanical Screening 1. Locate and /or screen roof - mounted mechanical equipment to minimize visibility from public streets, building approaches, and adjacent properties. TIB Manual The first preference is to either place the equipment where it is not visible from the street or nearest offsite property or screen the equipment using the roof forms or parapet walls. If equipment must be placed where it is visible it must be screened with elements that are architecturally compatible with the building design. 2. Minimize visibility of ground level utility equipment through location and /or screening. TIB Manual A. Landscape Design Landscape screening with evergreen trees and shrubs is most appropriate. 1. Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. Ensure that landscaping at crosswalks and other locations where vehicles and pedestrians intersect does not block pedestrians and drivers' views. Projects are encouraged to use landscaping to screen incompatible land uses, service areas, heavily traveled streets or other unattractive site features. Using landscaping as a buffer can reduce the impacts of wind, air pollution and noise on a development. Landscaping can be used to enhance safety by marking pedestrian walkways with vertical plantings or using landscape strips to separate pedestrian from vehicle areas. Provide pedestrian paths across landscape areas where needed to allow convenient pedestrian circulation and prevent plants from being trampled. 2. Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. The landscape plan should enhance the natural site features and significant existing landscaping where appropriate. An effective plan will take advantage of views of the landscaping from within the building, enhance the building itself and organize and link the different spaces and activities on the site. In large parking lots landscaping should be used to define smaller parking areas within the larger lot. Draft Manual.xls TIB Manual Current Practice TIB Manual Current Practice Current Practice Current Ensure that service and maintenance access does not damage the landscaping. Practice Source TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual New Current Practice TIB Manual TIB Manual Current Practice Page 9 B. Planting Design 4. Signage A. Signage Concept 8/7/2000 3. Ensure that the landscape design reinforces and complements plantings in the public right -of -way. One of the primary goals of this design manual is to improve the pedestrian and visual environment along the public right -of -way. Appropriate landscaping can play ern important role in meeting this goal. 1. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. Select a variety of plants with consideration of visual interest, plants as accents and contrasting textures. Where feasible, coordinate selection of plant material to provide a succession of blooms and seasonal color. Develop a planting design that complements overall project design and provides continuity with plantings on adjacent lots, where appropriate. Select plants with an awareness of their growth requirements, tolerances, ultimate size, preferences for soil and climate and negative impacts. Use drought tolerant species where appropriate. Provide adequate plant quantity, size and spacing for the intended effect. Many projects will need to exceed the minimum plant requirement standards in the Zoning Code in order to meet the design criteria in this manual. 2. Incorporate existing significant trees, wooded areas and /or vegetation in the planting plan where they contribute to overall landscape design. New development along hillsides and bluffs should retain substantial amounts of significant trees. Retaining existing non - native species (such as blackberry bushes), unhealthy trees or overgrown vegetation is not encouraged. In the TVS Zone the hillside may be modified as part of an approved master plan that results in a moderately sloping, natural- appearing environment. 1. Provide signage that is integrated with the architectural concept in scale, detailing, use of color and materials, and placement. Ensure that all signs on the site are coordinated and display similar or complementary design characteristics. Locate signs on specific architectural elements such as a canopy or fascia so that they do not visually compete with the architecture. B. Signage Placement Draft Manual.xls TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual, Current Practice TIB Manual TCP 1.4.1 TIB Manual TCP 9.1.4 Source TCP 10.2.8 TIB Manual TIB Manual Do not obscure important design features on building facades with signs. TIB Manual Coordinate color schemes or architectural details on signs, such as moldings, with the architectural scheme. TIB Manual Emphasize special building features, such as an entry or display window, with properly scaled signage. TIB Manual Page 10 z = z mo 6 -J U' U O CO CI cn w J wO g 22 d = I- w _ Z I - I— O Z I- II] ui 2 p C3 I- U I0 rz ui U = O 1- z 8/7/2000 Sources 1. Provide signage that is oriented to both pedestrians and motorists in design and placement. Pedestrian oriented signs are most effective when located within 15 feet of the ground. Automobile - oriented signs should be designed and sized with consideration for the length of time that the sign will be visible to motorists given the location of the sign and the speed of travel. 2. Provide adequate directional signage on site with building identification numbers that are legible from the street(s). Internal information signs may be used to enable customers, suppliers and emergency vehicles to easily find business and service areas, see TMC Chapter 19.22. 3. Integrate any freestanding signs with the site landscaping. Consider the location of signage and the long term growth characteristics of the plantings to ensure that the signage will remain visible. C. Signage Design 1. Consider both day and night -time viewing in the design, placement and lighting of signage. Sign lighting should be designed to avoid glare or spillover onto neighboring properties. Commercial signage should be placed facing away from residential properties and neighborhoods whenever possible. 2. Provide durable, high quality materials and finishes for signage. Permanent signs should not be made of temporary materials such as cloth or plastic banners or painted plywood. Design and detail signs to make them resistant to vandalism and weather damage. City of Tukwila Comprehensive Land Use Plan Goals and Policies (reference number listed in column) Tukwila International Boulevard Design Manual (TIB Manual) Gas Station and Convenience Store Design Guidelines for the City of Scottsdale, AZ Community Design Guidelines for the City of Federal Way City of SeaTac Special Standards for the City Center Draft Manual.xls TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual Current Practice Provide signage to indicate service entrances and driveways, where appropriate. TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual TIB Manual Current Practice Page 11 Commercial & Commercial /Industrial Design Guidelines Background Report Executive Summary Introduction Tukwila needs to develop new, more specific design review guidelines to implement the goals and policies of the Comprehensive Plan and to satisfy legal requirements set out in a 1993 Washington State Superior Court case concerning the City of Issaquah's design guidelines. Issaquah's guidelines, which were quite similar to Tukwila's current guidelines, were found to be unconstitutionally vague. More explicit guidelines, similar to those being developed for the Highway 99 area, would also provide more guidance to developers and property owners as to the quality of development the City expects. The background report is organized in three sections. Part I contains a discussion of the current Comprehensive Plan and Zoning Code requirements and a broad description of the different areas of the City. Part II contains the discussion of the main categories of design issues which are site planning, building design, landscape design and signage. Part III contains a discussion of landscape issues that will be used to develop a new landscape ordinance for the Zoning Code. Part I: Planning Context The Design Review Process No changes to the City's review process or development standards such as building height or setbacks are being proposed as part of this project. Commercial and light industrial developments are currently subject to design review in specified zones if they are new construction over a certain size or renovations that exceed 10 percent of the building's valuation (see the Zoning Code for details). Multi - family developments, hotels and motels, areas within the shoreline overlay and developments within the Highway 99 corridor are covered by separate sets of guidelines. A concern about developing more specific design criteria, rather than keeping our current very general approach, is that the criteria will not be flexible enough to accommodate the wide range of uses allowed in the commercial and light industrial zones subject to these guidelines. For instance the high level of pedestrian and transit treatment expected in the urban center may not be appropriate for a light industrial use in the C/LI zone. The solution would be to either write different criteria for different commercial areas or write one set of criteria with guidelines that allows for different design solutions for different areas or uses. The basic categories of development in areas covered by the commercial • and light industrial guidelines are neighborhood commercial, regional retail, office and business park and light industrial. Regulatory Context The Comprehensive Plan goals and policies that should be implemented through design guidelines are listed throughout the report. The sections that are applicable citywide are given here. A chart lists the development standards from the Zoning Code for the zones that would be subject to this set of guidelines. Planning Areas Tukwila Urban Center The Tukwila Urban Center is a vibrant, dynamic activity center that is transitioning from its historical warehouse /distribution uses to retail development. In general retail uses and support services are located north of Tukwila Pond and along Southcenter Parkway while warehouse and distribution uses are located along Andover Park East and Andover Park West south of Minlder Boulevard. The development pattern in the Urban Center is low density with the large blocks and widely spaced streets typical of areas that developed with a reliance on automobile transportation. A wide variety of land uses are accommodated in a few basic building types, so the character of the area is determined by how the areas visible from the street are treated, such as pedestrian connections, landscaping, and the location and design of parking areas. This zone from building fronts to the public street is often called the "public realm" because it is the primary area that is experienced by the public as they visit, shop, work or do business in an area. These guidelines will set standards for private development within the public realm. Buildings in the Urban Center are predominantly one story with surface parking and few pedestrian amenities. The predominant building types are malls, large scale freestanding structures (such as warehouses and Costco), small scale freestanding structures (such as Kinko's), strip retailing or warehouse centers of various sizes, and complexes of one and two story offices. Transportation Corridors The transportation corridors identified in the Comprehensive Plan are Interurban Avenue, Pacific Highway and Southcenter Boulevard. A separate design manual is being developed for the Pacific Highway corridor so it has not been addressed in detail here. This report also discusses the West Valley Highway corridor and office development along 51 Avenue South. Comprehensive Plan goals and policies that apply to transportation corridors are listed here. Page 2 of 11 z F: I-z 1 J U' 00 CO 0 W= J H N L w0 N � d Z �- Z w w 2 o U O � , 0 I- WW ` O Ili U = z • Pacific Highway Design criteria and guidelines for the commercial zones along Pacific Highway have been developed and are currently being reviewed. The draft commercial and light z industrial design criteria are adapted from the criteria developed for the Pacific Highway i Design Manual. ,1— w 2 • Interurban Avenue v v 0 The Interurban Avenue corridor starts at I -405 and extends north of the I -5 interchange to w = include the Gateway Center development. It contains a diverse mix of uses, including N single family, multi - family, office, retail, light industrial and recreation. The steep w 0 topography on the west side of the street constrains development while the Puget Sound Power and Light easement on much of the east side of the street separates developable w land from the roadway. Planned developments such as the Gateway Center provide a u) o consistent standard of streetscape and architectural quality in contrast to the piecemeal z = light industrial and warehouse development. 1- 1— 0 z 1— • West Valley Highway 2 _ ' 0 D C) West Valley Highway is the continuation of Interurban Avenue south of the I -405 0 - . interchange. The corridor has two distinct characters, the hotels and restaurants north of w in Strander Boulevard and the large scale retail and industrial uses south of Strander. The i 0 developable area is located between the Green River on the west and the railroads to the — 0 east. South of 180 Street, between West Valley Highway and the River is Southcenter Iii c Corporate Park, a planned development with office, distribution and light industrial uses. F. -1 0 z • Southcenter Boulevard The Southcenter Boulevard corridor extends from the I -405 interchange east past 51 Avenue South and for this discussion includes the east side of 51 Avenue. The corridor is unique because it is primarily "single loaded" with the freeway right of way constraining development to one side of the road. The land slopes along the north side of Southcenter Boulevard and the east side of 51 Avenue so buildings are often set back from the road and have views. The predominant uses are offices and multi - family housing developed in single structures on single sites. • Isolated Commercial and Commercial/Industrial Areas There are a number of small, commercially zoned areas throughout the City that will be subject to design review due to their zoning. They typically occur at crossroads within residential neighborhoods. Some are undevelopable due to steep slopes or other factors, some have existing businesses, and others are still occupied by residential uses. Page 3 of 11 Part II: Design Issues Introduction In this section the physical attributes and design issues associated with the commercial and light industrial areas in the City are discussed. The issues are organized into the same categories as the City's existing design guidelines and the Pacific Highway Design Manual. The new guidelines will supplement the development regulations in the Zoning code and provide direction to developers and property owners going through design review with examples and illustrations. The focus of the guidelines will be on the "public realm," which is the area visible from public streets. This includes both the right -of -way and the parking, landscape and building facades on private property. Site Design Issues: The Urban Context Site planning is the arrangement of landscaping, open spaces, buildings, circulation and other features to develop a safe, functional and pleasing site. The design issues for an individual structure differ from those for a multi - building complex. Parking can either be shared between a group of businesses or assigned to a specific business, which discourages pedestrian trips between businesses and increases car trips. Site Design Concept • Retail Prototypes There are a variety of different configurations that serve a variety of retail types and sites. The regional mall is the largest and provides an interior pedestrian environment. The strip mall is very prevalent because it provides a great amount of flexibility for varying uses. A variation on the strip mall is an "L" shape, or the addition of outbuildings or "pads" between the main building and the street. Traditional urban retail has storefronts adjacent to the sidewalk, with any parking lots at the rear. • Warehouse Conversion to Retail Rising land prices and transition to "zero inventory" delivery have resulted in the conversion of warehouse buildings to retail in Tukwila's Urban Center. Retail uses require much more parking than warehouses, so often portions of the building must be removed to enlarge the parking areas. In addition, improvements should be made to the pedestrian facilities and landscaping to create a retail level of quality. Though it isn't common now, increased conversion of warehouse space to office is a possibility, especially as land values increase due to increased retail uses. Page 4 of 11 • Business Parks Business parks are typically large, master planned developments that have a unified pattern of site, landscape and building design. They are generally built by one developer or according to a common set of design standards to create a consistent level of quality. These developments often provide a positive model for new construction. • Warehouse /Distribution Prototypes Examples of freestanding warehouse /distribution facilities are the Levitz Showroom and the J.C. Penney distribution center on Southcenter Parkway. Strip warehouse facilities are single loaded linear buildings parallel to the street. When retail outlets are added within such facilities they should address the parking, pedestrian and landscaping issues discussed for warehouse conversion to retail. Relationship to Street Front Buildings in Tukwila are generally set back from the street to allow parking to be provided in front. This is due to the lack of on- street parking, low transit ridership and the general automobile orientation of the commercial areas. As these factors change and areas are redeveloped guidelines should encourage new buildings to create a strong street edge, provide pedestrian connections and orient building entrances to the street. Master planned sites should provide continuity with the public street and sidewalk network, buildings should present an interesting "face" to the street, and views into the development from neighboring streets should be considered. Street Corners Most streets in Tukwila do not have the same degree of "street enclosure" as those in other urban environments because the buildings are generally set back behind parking lots. Bringing buildings, landscaping or other features out to the property line can help increase the visibility of the site and draw more pedestrians by focusing activities closer to the street. The streets in Tukwila's commercial areas are usually widely spaced, resulting in relatively few intersections. Therefore intersections should be emphasized to provide "locational references" and punctuate the streetscape. Continuity of Site with Adjacent Sites The image of a city can be an unrelated collection of sites or a more memorable series of districts with distinct characters and functions. Elements of the built environment that can contribute to cohesiveness within an area are landscaping, circulation patterns and building architecture. Page 5 of 11 z Q �. ~ w CG 2 00 v� w J = w w0 g-j w¢ � _ Z � O Z U • � OD- O I- ww = - U lL 1 U = z • Landscape Continuity The landscape within the "public realm" includes both the public planting strip (if any) and the private landscaping behind the right of way line. While positive examples of private landscaping can be readily found in Tukwila, the streets as a whole lack consistency. An issue to be addressed in the development of design guidelines is how • 1 Z specific to make the requirements for private landscaping. cc • Pedestrian Continuity v co 0 0 tu Pedestrians need an origin, a destination and a continuous network to move from one point to another. The pedestrian network in Tukwila is a combination of the public o infrastructure of sidewalks along the roadways and the connecting pedestrian links from g the street to the building entrance. Design guidelines can direct the private contribution ga to amenities and interest in the pedestrian environment. N �. • Streetscape Continuity z F- Streetscapes in Tukwila cannot be easily characterized due to the variety of roadways, uj . uses and districts. Design guidelines can encourage a private streetscape contribution to ❑ achieve an overall image for a particular street or district. p N . O F-- Shared Facilities = v As new development and redevelopment occurs in Tukwila, greater efficiencies in site w z development can be achieved by the use of shared facilities such as driveways, parking, U to landscape areas and party walls. p 1 Site Design Issues: Site Planning Issues Site Design for Safety Site design that promotes user safety should reinforce the elements of a strong site concept while providing opportunities for site surveillance and adequate lighting. Siting and Screening of Service Areas Service areas in Tukwila consume a significant amount of land, such as distribution/warehouse activities that require truck maneuvering and loading areas and retail service areas for loading, recycling and refuse removal. Placing the service court behind the buildings and away from the street serves to screen service areas from the public realm. Screening can also be achieved with fences, landscaping and undergrounding of utility facilities where appropriate. Page 6 of 11 z Natural Features and Sensitive Areas Integrating existing natural features such as slopes, wooded areas, wetlands and watercourses with new developments creates a site amenity, reduces the impact of development on the natural environment and may reduce development costs. Surface Stormwater Detention Facilities Site planning responses to rainfall and runoff in the Northwest must include site features such as drainage, detention and water quality facilities. The use of swales and ponds to detain runoff and provide a measure of water cleansing before discharging into streams and rivers is good ecological practice and can be used to partially satisfy landscape requirements. Pedestrian Circulation The design guidelines prepared for commercial and industrial areas should consider sources of pedestrian traffic and desired destinations. Since parking areas are the primary generators of pedestrian traffic, placement of parking areas relative to building entrances and the orientation of building entrances relative to the street are important considerations in site design. Pedestrian connections between neighboring buildings have not been common in the past, encouraging people to drive between nearby destinations. The report shows diagrams of pedestrian flow for a variety of retail configurations. Pedestrian Amenities Pedestrian amenities can range from a landscaped plaza to something as simple as a picnic table or bench. They are most attractive to pedestrians when designed in conjunction with businesses and activities that generate pedestrian activity. The dilemma for developers in providing fixed pedestrian amenities is that the uses in a leased space can change over time. Vehicular Circulation As new development and redevelopment replaces warehouse /distribution uses with retail and office, circulation needs will shift from truck and trailer maneuvering to passenger automobiles. Curb cuts can be consolidated and service vehicle traffic can be separated from the main pedestrian and customer vehicle routes. Parking Design guidelines need to address the aesthetic and functional aspects of moving and parked automobiles. The visual impact of large paved areas can be addressed by encouraging shared parking, breaking up large lots into smaller ones and providing design guidelines for perimeter and internal landscaping. While design guidelines need to recognize the high value that retailers place on parking that is visible to their customers, this does not mean that parking must dominate the scenery. While structured parking is rare in Tukwila today, rising land values and increasing development pressures will probably result in the construction of parking garages in the future. Garages should be designed to respect and support pedestrian street activity, harmonize with adjacent buildings, minimize conflicts between vehicular traffic and z. pedestrians and provide adequate security for users. 6 J U 0 CO ° Building Design Issues w 0 u _ Architectural Concept w 0 2 A strong architectural concept has both an aesthetic and an organizational component. g a The concept should convey a statement or image and also provide cues as to how the ( a building is to be used. Architectural composition is the design and arrangement of = w building elements that can express the architectural concept, organize the building to be z "legible" to the public, give a project consistency with its neighbors and provide visual Z O interest. w w For the user and the observer the clarity of building organization is key to understanding ,0 D. where uses are located and how to reach them. Mixed use buildings can be organized by ° '— arranging uses vertically, as in apartments over shops, or horizontally, as in strip centers. = v Free - standing, single use structures should be organized to clearly indicate entry points. LI 0. — Architectural Relationships v = o z • Scale in Building Design There are two types of scale in building design, the size of a building relative to another building or the relationships between building elements, and the size of a building in relation to the size of a human. The first is important to make a building fit in well with its context and to have the building parts harmonize into a unified whole. The second allows pedestrians to comfortably relate to a building and helps create a quality visual environment. • Building Massing The form or massing of a building can influence the apparent scale of the structure. Large buildings that use simple forms have little reference to the human scale, are more abstract and less "connected" to the observer. Use of indicators of human scale such as arcades, balconies, terraces and even windows can bring the scale of a large building down to human scale. A building can be made to appear smaller by designing the building massing so that the taller or bulkier portions are less visible from the public realm. Page 8 of 11 • Wall Modulation The internal functions of buildings often require walls without penetrations or breaks in the plane of the facade. If possible these should be placed in areas not visible from the public realm, if not modulation can reduce their visual impact. Modulation involves z recessing and/or projecting portions of the facade using bay windows, recessed bands of windows, recessed or projected entry features, balconies and landscape planters. The ' ,1- w effect of the modulation may be enhanced with a change of materials, color, texture or D_ = architectural detailing. _J 0 CO • Roofline CO i J F- The horizon line, where the sky meets the ground, is one of the most important features in w 0 ` the visual environment. A sloped roof or a roof that is broken into several planes will g 5 reduce the apparent scale of an otherwise boxy building. Variations in roof forms are u_ also more visually interesting and can help emphasize an entry or other architectural N a feature. I- _ zI- • Special Features z O ui Small scale additions such as pediments, cornices, bay windows and turrets can help in 0 reducing the apparent scale and boxy appearance of large structures. The size, shape and 0 0!- ;: proportions of these elements should be related to the overall building concept. w w ' U — ~ O • Response to Context Z U u By responding to the qualities of the neighboring buildings, including scale, general o I ' character and site design each new development can contribute to creating a more cohesive character in the different areas in Tukwila. If the existing context is inappropriate, or composed of uses that are transitional, new buildings must take the lead in establishing design quality. Building Elements, Details and Materials Architectural elements are the major pieces that make up a building and can include the roof form, entries, arcades, porches, columns, windows and doors. These parts must relate to the building as a whole in scale and proportion. Architectural or building details such as moldings, mullions, rooftop features, reveals and other three dimensional details contribute to the character of the structure. In addition to the three dimensional techniques to modulate and refine the scale of a building, variations in color and materials can also provide interest. Changes in color and materials are often more successful if delineated by architectural details such as moldings or reveals. Page 9 of 11 Pedestrian Oriented Features Good pedestrian connections between properties, friendly and engaging facades and weather protection in the form of canopies, awnings or arcades all encourage pedestrian trips. Adding small additions such as display windows, bay windows, landscaping or other architectural elements to blank walls can provide visual interest and a more pedestrian friendly environment. Mechanical Screening Roof mounted mechanical equipment for heating, ventilating and air conditioning and ground mounted utility meters and transformer vaults will detract from the building design if visually prominent. They should be enclosed, screened, undergrounded or otherwise placed so that they are not visible from the public realm. Landscape Design Issues Landscape Design Landscape areas are effective in defining pedestrian zones, accenting entry ways, reducing storm runoff volumes and calming traffic. Landscaping within parking lots can enhance the pedestrian experience and add visual relief to large parking areas. Perimeter landscaping around parking lots can screen automobiles from the public realm without blocking views of the businesses beyond. Planting Design Plant design is most successful in a three dimensional form that combines groundcover, shrubs and trees. Plants should be selected for their shape, size and visual appearance at maturity as well as their maintenance requirements. Signage Issues Signage Concept Signs are one of the most significant elements in the visual environment. A strong sign design concept that is integrated with architectural, landscape and site design can make a positive contribution to the environment. A sign design scheme that overshadows neighboring signs and businesses can be detrimental to a shopping or business district. Signage Placement Signs designed for the pedestrian need to be near eye level and adjacent to the store entrance. Freestanding signs identify individual businesses or building complexes. Wall Page 10 of 11 signs are placed directly on the building. Building designs that incorporate spandrels large enough to accommodate wall signs can provide order to a development. Signage Design Matching the design of a sign to the architectural style, materials and colors of the building it refers to provides consistency and strengthens the image of the business. Part III: Landscape Code Issues Introduction The Comprehensive Plan establishes a number of goals and policies for landscape design, screening, buffering and preservation of vegetated areas. Some can be addressed through the new design guidelines, but some are best addressed through the landscape requirements in the Zoning Code. Currently very detailed landscape requirements are in place for multi - family development, but very little guidance is given for other types of development. The landscape requirements that are in the Zoning Code are scattered and therefore difficult for applicants to find. A goal of this project is to consolidate landscape requirements within the Zoning Code and provide a higher level of detail and quality in the requirements. Comprehensive Plan Policies The Comprehensive Plan goals and policies relating to landscape design are listed in the report. Zoning Code Requirements The Zoning Code's only specified landscape requirement for commercial and industrial areas is perimeter landscape width. Additional landscaping is generally negotiated during design review, but that tends to be inconsistent from project to project. The required perimeter landscape widths are given in a table. Landscape Regulatory Issues New landscape design regulations should be developed for the following issue areas: submittal procedures, landscape design, parking lot landscaping, planting design and site furnishings. 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Y' • t, , D ` ' resa Amenities & Services •24 -Hour Staffing •1 -3 Meals Daily Served Restaurant Style in one of two Dining Rooms •Wellness Center providing Senior Lifestyle Improvement Programs 'Scheduled Transportation and Events in a 20- Passenger Bus 'Activities & Entertainment Program: Cultural, Crafts & Events •Weekly Linen Service and Housekeeping 'Spacious Studio, One and Two - Bedroom Apartments 'Library and Billiard Room - 'Three Resident Internet Computer Centers •On -Site Resident Storage •48 Covered Parking Stalls Living Care Senior Housing Development LLC Riverton Creek Lodge Tukwila, WA An Independent & Assisted Living Retirement Community The Creekside •Barrier -Free Showers and Bathrooms •Surround Sound Movie Theatre 'Beauty Salon - Spa 'Exterior Walking Paths 'Bordered by Greenbelt in a Park -like Setting •Gift Shop •On site ATM Machine ' Level Assisted Living Program 'Private and Shared Studios (Creekside) 'Cafe offering daily Pastries, Snacks and Daily Newspapers O TRIAD ASSOCIATES • Tukwila, Washington A Supportive Community for the Memory Impaired I Id I} I -ji•- I III� 2 I FtI I i : � I I IiI I, I 3 l 1 . 11 [ 1 1 , II1 I I IIIIIII ' ESTCOTT ° Since 182 .. • 914 ti £ Zll 4Il o i 16. 18 IL' . 19 I9 . Iti iE IZ II- no II IIIIIIIII IIIIIIIII III IIIIIIIII IIIIIIIII IIIIIIIII 1►IIIIIII Ilnllln IIIIIIIII IIIIIIIII IIIIIIIII lulllnl )IIIIIIII Illllnll IIIIIIIII '�rY'.•nr•.,` • Attachment D INDEX TO SHEETS 1 Cover Sheet 2 Project Overview and Description Narrative 2 Photomontage of site from 32 Avenue 3 Riverton Creek Lodge Elevations 4 Riverton Creek Lodge Elevations 5 The Creekside Elevations 6 The Creekside Elevations Cl Preliminary Grading Plan C2 Preliminary Utility Plan L1 Planting Plan and Monument Sign L2 Planting Plan L3 Plant Legend WATTENBARGER ARCHITECTS PLLC 275 118TH AVENUE SE, SUITE 208 BELLEVUE, WA 98005 WATTENBARGER January 292002 Prof ea 201042 PROJECT OVERVIEW Living Care Senior Housing Development, LLC is a development company that specializes in developing full service retirement and assisted living facilities exclusively with hospitals and health systems. The owner is proposing the development of a 144 -unit full service retirement and assisted living community. The Riverton Creek Lodge is designed to meet the housing and other special needs of the elderly while at the same time encouraging and enabling the resident to maintain as much dignity and independence as possible. The performance' goals for the proposed community are: 1. The community is resident - centered, performance- oriented and responsive to quality of life issues. 2. Riverton Creek Lodge is known as a center for excellence in senior health and housing services and compliments the continuum of care services that Highline Community Hospital presently offers to senior citizens. Riverton Creek Lodge residents may still be very independent but may desire the added security and the amenity services of living in this congregate setting, such as 24 hour security, an emergency call system, and housekeeping services. However, the typical resident will most likely require assistance with at least two (2) of the five (5) basic Activities of Daily Living (ADLs): dressing, eating, bathing, toileting, and transferring. These services are available in addition to three meals daily, medication assistance and monitoring, assistance with walking outside, transportation, and social and recreational activities. Individuals typically range in age from the mid 70's to over 90, however anyone aged 65 years and older may qualify for residency at Riverton Creek Lodge. These individuals are generally ambulatory, but some may need the assistance of a walker or a cane. The typical resident in an assisted living facility has difficulty or is unable to function successfully in their own private home, but does not have sufficient health care needs to necessitate care in a skilled nursing facility. Assisted living services are available to each individual resident based on their individual needs. Riverton Creek Lodge consists of two buildings, an independent and assisted living building with 116 apartment units, and a special needs residence designed to accommodate the special needs of 28 residents who may suffer from memory impairments and related dementia. This area, secured for the safety of the residents, will have an enclosed courtyard . allowing residents exposure to outside activity in a monitored and safe environment. The security of 24 -hour staffing provides reassurance for family members who are involved in the care of their, aging family members. The congregate setting encourages socialization and encourages visitation of family and friends. LMng Car S enior Housing Development LLC ill iI1 iI1 .i.j.i Iji i il!!:1!.I!.1.! . !li ill ICI i(I 141 4141 l�l f41 Ijl 141 Ijl Ijl l�l 1 1I I I ( ll � L. 2I ' ( 1 I 51 I 1 6 y 1 1 Inch l/t(i Riverton Creek Lodge Tukwila, WA An Independent & Assisted Living Retirement Community PROJECT DESCRIPTION Riverton Creek Lodge is a special combination of housing, supportive services, and personalized assistance, designed to respond to the individual needs of those age 65 years and older who require some basic help with activities of daily living, or have special needs related to memory impairment or other related dementias. Basic support services are available 24 -hours per day, seven days per week in order to meet scheduled and unscheduled needs. The individuals reside in their own units, controlling access with their own key. Units are furnished with their own personal effects, and are equipped with an emergency intercom system and fire / smoke detection systems. Three meals per day are prepared on site in the commercial kitchen and served restaurant style in a central dining room. WESTCOIV a TRIAD A$$OCIATIs Riverton Creek Lodge consists of two buildings and will contain a total of 140,352 square feet. 1. The Retirement and Assisted Living Building (the Lodge) will contain 116 living units. Unit types and mix as follows: (36) Studio Units 388 to 435 square feet each. (62) One Bedroom Units 593 to 614 square feet each. (18) Two Bedroom Units 838 to 976 square feet each. (1) Respite Care Unit with 2 separate beds All units have kitchens and bathrooms. 2. The Creekside: A supportive community for memory- impaired individual is a single story building with central kitchen and dining. It includes 16 bedrooms with private bathrooms and 12 bedrooms with shared bathrooms (no individual kitchens) 395 to 450 SF each. Residents residing in the Special Needs Residence, have the added security-of an enclosed courtyard monitored by specially trained staff members. Entry to and exit from the Special Needs Residence is closely monitored 24 hours per day to ensure the safety of the memory- impaired residents who may tend to wander or may not recognize or be able to identify visitors. All buildings will be of high quality wood framed construction with attractive wood and vinyl siding. A fire sprinkler and smoke detection system, as well as 24 -hour staffing with an emergency call system will service all aspects of the project. Other features will include multiple dining rooms, activity areas, social lounges, beauty salon and spa, cafe, movie theater, gift shop, business offices, fitness center, wellness center, billiard room, library and laundry facilities. Transportation will be provided to take residents on local sightseeing outings, to cultural events, to doctor's appointments and shopping excursions and will provide scheduled transportation. Exterior features will include walking paths, tenant garden areas, covered parking and attractive landscaping. Attractive landscape screening and fencing will provide a combination of privacy and security as well screening for the neighboring properties. I. till £. zZ11.. .11 Ol011.. B . I6 . I. IL �9 I I I 6 IZ IL w0l 1111Iu11 111111111 i In1111111111In11 1 u111111 11111nn 4444I444414i41444$ n4414144111411n1 Ilnllul nllln,l 1I44IIIIl iii li IIIIIInI WATTENBARGER ARCHITECTS PLLC 275 118TH AVENUE SE, SUITE 208 BELLEVUE, WA 98005 1y4rfH -GFK %.111.• Riverton Creek Lodge 10 YEARS 0 YEARS Senior Housing Development LLC '• "••!.. • Photomontage of view to west from across 32nd Avenue. Landscape planting growth as expected in 10 years. Pedestrian eye level view. Late Autumn foliage. .; , .. • „,," • :•. . • 1 '.•• 4 ,-•#* ‘4IRs, :i • ' • _ • , ... Li• ikt. . l ,. 1 "1 64 , • t„, . \,..‘ . yl Jr ,, , _ „,.,- --,..„..- ,.,.‘ , \ ‘ I L:f- • : 4k ' .A J7,:t. •• . : _ :i, 7 t ,,s . „ : 1 t 4. , i ,.....z • , V 1 •,,;:l?' ;\ :. • : .: "::.-„. Sf.4, w•.) ..,!,,,,P1 e,-- • 4 A,,,- ,f 0 '''...t, • : '''..:*'; .... i . • • • - - .;,,•.• .0 . ' • -1 f' ' ri t ,, :, , . N1) ; j ' A f , k,‘ . _. •=: 7 2 _: _. • _. " 7 .I' - Jig- .. — 1 1 1 ) . ;; ; .:::. : 1 .'' , , 4 .. / : - .;,.. 1 , 1 1 , 1;: ;. - .2 r...1 -7" ..--- ..,...-:-..,... ..,.,.-.t.',', ,- Photomontage of view to west from across 32 Avenue. Landscape planting growth at project completion. Late Autumn foliage. TRIAD ASSOCIATES . 1 f . r! 1 TI:infr I 1) I I 11.1 I I 1.11 I 11 Ili" 1 I 11 1 1,1.I j, I I I I I I I InCh'. • • 1 /16 ' 1 • • 51 ..• • • • 4 • < :•• •• 2: • Since Pip'. , • ' , ft' r WATTENBARGER ARCHITECTS PLLC 275 118TH AVENUE SE, SUITE 208 BELLEVUE, WA 98005. MENBARGER CP • C., • • a 40conD FtDat_auo: LOST FLOOR • N AD' ivixig Care; Senior HousingDevelopnient LIC 2819 ELLIOTT AVENUE, SUITE 200 SEATTLE, WA 98121 Riverton Creek Lodge - South -West Elevation Riverton Creek Lodge - South -East Elevation JANUARY 29, 2002 Scale 3/32' = T-0' Scale 3/32' = 1''0" I I I 1 . ► I I 1 i ; ( " i I j i . i II Ili 4 L I �� I l I l l i i l i l l i l i II I 1111 T1 i� l jl ijl 1.: I I I I I , I 2 L r l I I I '31 I II . 1 '.:.1 ,I.': I } T . 4 I I 5 I I 1 6 1 on6 . 1 I Inch ESTCOTT� ,,. I Since 1872•" I. e . , �� ,.�- ... d I yIG i7 EI6 zIL 6Il oIL {s I IL 1 I Iv Is I I6 woI lI iiiiliiii lllililll`iiiillnl nnlnl� nnl nIIli nnlnn s nnlnu iinlnn 9 i y niilun unliln.ni�liin z iiiillni i n ln n EXTERIOR COLOR AND MATERIALS KEY p A COMPOSmoN ROOFING -DARK GREEN © WOOD TRIM AND FASCIA PAINTED WHITE TO MATCH PARKER PAINT CO. 'RAIN SHIMMER' CW002W © VERTICAL VINYL SIDING WITH 20" O.C. 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TUKWILA, WASHINGTON PROPOSED ' INDEPENDENT /ASSISTED LIVING RETIREMENT COMMUNITY IVATTENBARGER /1 N t. n 1 t [. 1 5 P • L • L • O t_ are ''SerWor17,kmrshvelopmeniiie Scale: Jar- The Creekside - East Elevation Scale: vs- = The Creekside South Elevation muukaisom•is AVESTCOTT 11111111 1:f .1 li,„„1 1_1 I I 11111111111111 II I 3 4 4 1 :1 ' 1 ' 11.1.1 . 1.11 ' 111.111 11, 1' Inch ' . = 5 I 1111111 AidaaLalia6464646 / 9 9 1111611111 EXTERIOR COLOR AND MATERIALS KEY 0 COMPOSITION ROOFING - DARK GREEN WOOD TRIM AND FASCIA - PAINTED WHITE TO MATCH PARKER PAINT "RAIN SHIMMER" VERTICAL VINYL S IDING WITH 26" 0:C„ BATiENS COLOR TO. MATCH CERTAINTEED "SUMMER WHEAT" HORIZONTAL VINYL SIDING -COLOR TO MATCH CERTAINTEED "PRAIRIE SAND" FIBER CEMENT COMPOSITE SIDING -PATTERN AND COLOR TO MATCH STAINEDCEDAR SHINGLES 0 CULTURED STONE VENEER --TO MATCH STONE PRODUCIRCOR P. RIVER ROCK" 0 WOOD BEAMS =STAINED REDWOOD COLOR . 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INV r_I• NENE EAST CD E SITE OF IIIOHLINE COMMUNITY HOSPITAL KCSP 678102 79032E0829 IMAR LOT 1 LOT 2 . .. •,•,. ; i k :: . .. 1 -0 - Inch 1 / 16 • • :::: - JANUARY 28,2002 PARCEL "I'', KCSP 1077144 MP) PLAT OF RIVERTON ACRE TRACTS VOL. 11, PG. WO N89 ‘ 11-1' ; , oar 1 scum * cr WIE NV I/4 It F/4 14.11•91 10,13/03 ova . • I 1,1 [1 1 1 I 1 l 1 1.1 I 1 I I ,J 1,•.11 1•1 ( I 111111 L11111111 I I 111 1 1111 . 1 , ' 21 .. ' . , 3N.- -1 --1•••:":• . 5 I • ' 61 . - • •:"'...:. Na'STCOTT illiiiiiii I 770.22 • a. •1 : • • 2,4:•""‘ i •'• , • • . .A.;*";•4; • s. .. ▪ . A. ,•••' • r ANA • a' W - 0- D. OF MANG ....M.YVV••■•■■• Yd.*. PROPOSED INDEPENDENT/ASSISTED LIVING RETIREMENT COMMUNITY SCALE: = 50' is • • 1 PRELIMINARY GRADING PLAN Cl I\ TRIAD RIVER LODGE 400,1 sr. Ne • 12 COAX /Er .360.6.3 IWWWW•VW,C114 RAI 08.36288 E 12 CCM 8.361.30 E 12 CONC 8,761.23 (WING CARE SENIOR HOUSING DEVELOPMENT LIC 2819 ELUOTT AVENUE,SUITE 200 SEATTLE, WA 98121 .117 Va% wq■ SITE OF HIOHLINE COMMUNITY HOSPITAL LOT 1 RAI C 8 PVC s.ost.or c r cup 1048.3.51.19' C8 7877 E 8 DEP ErJ25.83' E 8 CAIP 9.325.6..V C 8" PIP W.32581 A. 678102 rffaV 7903290629 cg 7844 9.1 C 12' CUP 1V-335.35* IC 12 CUP E■335.26' (01.11FALL ttor LOCATED) ::: ... \ s. PARCEL "I", Ka? 1077M4 ) . . NA Err a ....Arm or rrr. wrrrorrrrrrrr, rapiezat mar at ireatrawsigartIMP.altall; nca M.1111110211MNIM,. sznimaii.rizTiewime PLAT .OF RIVERTON ACRE TRACTS VOL. 11, PO, 10(3 JANUARY 28, 2002 \ I I SOWN laVr Cr Me C t/4. E 1/4 =VON ter 1 CrPRES, la /72/07 4 t 4 ' 2 „1.1.1 ti 1 i rid I k 4 ,3 . 1 5 61 1 111 1 11111111111111111111 Inch 1,16 V-ESTCOTT • • ' yp. , . . , up. , , op. , 16 18 IL i 9 . 19 117 IC 1Z 1A101 IIIIIIIIIIIIIIIIIiI11111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 C 1.5' PEE.25784' SWAM 11.083 130t MOUND \ *•%'• %Os r r) r \* )1. r '*r* ••■,‘ r . 4 , •••• a• \ 'a\ ••• •■• \ • r . .1.• ). • • II 4' 4/ \ ••• .3. • I ti 41 • ;11:4, 11.1 rb t \ E111 • V' )0t .44 r.•• s t s a r • .„ ?, • •••• 41 r CO RN 28875 • E 12. CONC 18.285.91 tr cUP 5.285.99' c rr CUP C.25552 11114 II3thAoNE SiAlwaSWASSC34 425.1121.14411 tr cup 11.255.60' •0 DEEP IN NUT 28200 501M 7509 E .280.95 c tr C1IP 8 C tr CUP 0-231.90' o — SOW 7 RIM Of .* 78 E tr CUP 8454.78 E tr cow 5.2508 13. E 72 utt c-23tu8 1 \ PRELIMINARY UTILITY PLAN C2 FRIAD RIVERTON CREEK LODGE ASSOCIATES TUKWILA, WASHINGTON PROPOSED INDEPENDENT/ASSISTED LIVING RETIREMENT COMMUNITY SCALE: 1" = • mi OF EXISTING UNITES SHOWN IS AMMONIATE NIO NAT NOT DE ACCURATE OR ALL INCLUSME IT IS NE CONTRACTOR'S RESPONSIBILITY TO MID SEW LOCATION OF MIXES PRIOR 10 PROCEEDINO NW CONSTRUCTION. NOM MU MUST CALL 1-0X-424-0555 NOT LESS DIAN NI HOURS WERKE NANNING EXCAVATION MERE INY UNDERGROUND UM= NAY DE LOCATED. FALL IE IV DO SO COULD MN DEMON SUBSTANTIAL REPNR COSM(No TO THREE HIES THE COST OF REPANS 10 /HE SOM). of LAW. 16214 .::'YON,�.. 1.ffAM471N&2i. *.. ,. . .1.4A0 NDCOI'%' . I +f.Z.. re ri l :zoNCf,LS''CAP PHL CAST !4N IF TL G WHN 3 0/1 711Xeeng fDAbfi. . ONb. gGJNL"E .Hh17W1 _. AIME .6.iti111L,471Y.. 1.. .... ../...1VC S7E..eA6C' . . • ■ swam .101 r r • __ �� � ;� RIVERTON CREEK ,en r4 _IIII►� �r I . \ LODGE' r . �� CREEKSIDE II ' +t l� ._ Retirement and A ssisted Living � • 11 Community. e a �• G14ho r r �:� St.G� n ��.�• , 1y'•vU s� Aft. r: I kS ����9,.. .� �. /' i ©: ©.CI ,► s t3'; . I��� 7 ✓�0�� C1 t3 �C.I Ii.,' I �i 9gw � Ij! 3 ' � 3 (r�Lai•5►L �• � ; � I�A i t. `0 © /�[ri1 •,# � NNW LIVING CARE SENIOR HOUSING DEVELOPMENT LLC Entry Mo . ument 2819 ELLIOTT AVENUE, SUITE 200 SEATTLE, WA 98121 ENTRY MONUMENT A -A Not to scale */- 8 10s PM' TExr cf7Yl.C.1A07t/ilL T¢xra 7 . 11,Ep,w71 SIT. 7Zir 6NowN /5 • oNCrt°7LI4 .. .. _ ... G JANUARY 29, 2002 SCALE: 1" = 20' o to to STA AT WASHINGTON REGIS GREG LANDSCAPE ARCHITECT DENISE LIFTIN CERTIFICATE NO. 523 11 J I'4 1: 11I :L!l1- 1.!;1,1111iI.:1111.11 III i iiijiI11iIII IIIIiIILIIIii111i1 Inch 1t16 1 , 2 3 . 4. ;'< 1!. R.3 5 6 'WLSTCOTT p , Since 1872'" t. fi Ifl i I• C�l Z l 0 I L �9 I5 I b I C I Z I l w0 „ „,iliiii l,,,ll,n ,iul,nl ,lulu„ 1 I11In1111nI1I11I6 1 1111In11 „,illu l null,,, ,n,l,,,l ii iii„ „,1,,,, 11111,111 PROPOSED INDEPENDENT /ASSISTED LIVING RETIREMENT COMMUNITY aenthe". tsp. 40/4, ti 4.4, V�a'- a : gy p I1 5peelel paving. typ. P L A N T I N G PLAN L 1 TRIAD RIVERTON CREEK LODGE ASSOC! A 7 ES TUKWILA, WASHINGTON 11811115th Ave NE KUklod, WM8051 420.821.1448 •:�.':t•it:: Riverton Creek Assisted Living Residence own link. Fence so/ BlacJc vinyl slats along property line, typ. LIVING CARE SENIOR HOUSING DEVELOPMENT LLC 2819 ELLIOTT AVENUE, SUITE 200 SEATTLE, WA 98121 , Cedar Facet Chain link. Fence JANUARY 29, 2002 STA1 OE WASH NOON REGISTERED LANDSCAPE ARCHITECT cm0����o3 --'`^ — i!!|�U(|U ||U||�|||�|�|�||||| 1 / | ' ' 21 ' / l ,� ` �� r�� | `�!��/-4 | S| | | �| Inch 1116 � .'��� � —. ' ' . AVESTCOTT® ^ �' • ''�`' '.' ���� � � UUUUUUUUUNUUUUUUUUUUoUUUkxUUUUUUU\U|UUUUUUU\UUU/UUUUUUUUUUUUUNU|UUUUUUUUUUUUUU muempro / TRIAD ASSOCIATES 11114 115thAveNE Kliklasd, WA 9E034 i tu " PLAN L2 RIVERTON CREEK L TUKWKA,V&ASHINCTON PROPOSED INDEPENDENT/ASSISTED LIVING RETIREMENT COMMUNITY TO 10 c• • ^ . . ` .. •• ' • f‘. • ^ .^ PLANT LIST SYMBOL PLANT NAME DECIDUOUS TREE O ACER CIRCINAILT1/ VINE MAPLE ACER GINALA FLAME'/ FLAME AMUR MAPLE CONIFEROUS TREES ORCHARD CHERRY CHERRY TREE BETULA JACCUEMONTII/ JACGUEMONTI BIRCH OORNJS KOUSA 'SATOMI'/ PINK JAPANESE DOGWOOD ACER PALMAT111/ JAPANESE MAPLE LIVING CARE SENIOR HOUSING DEVELOPMENT LLC FRAXINUS PENNSYLVANICA MARSHALLS'/ MARSHALLS SEEDLESS ASH PYRUS CALLERYANA 'RED SPIRE'/ RED SPIRE FLOWERING PEAR STEWARTIA OVATA/ JAPANESE STEWARTIA Q6 CALOCEDRUS DECURRENS/ INCENSE CEDAR CHAMAECYPARIS OBTUSA 'GRACILI5'/ HMOKI FALSE CYPRESS CUPRESSOCYPARIS LEYLANDII NAYLOR'S BLUE'/ 8' 14T NAYLOR'S BLUE LEYLAND CYPRESS CHAMAECYPARIS NOOTKATENSIS ALASKA YELLOW CEDAR CUPRESSOCYPARIS LEYLANDII T1ONCAL'/ EMERALD ISLE LEYLAND CYPRESS WJA PLICATA/ WESTERN RED CEDAR AP ADIANTUM PEDATUM/ MAIDENHAIR FERN ®ABELIA GRANDIFLORA/ GLOSSY ABELIA O ARBUTUS UNEDO/ STRAWBERRY BUSH AZALEA ROSY LIGHTS'/ AZALEA 0 AZALEA EVERGREEN 'CORAL BELLS'/ AZALEA AZF AZALEA EVERGREEN FLAME CREEPER' / 12-15' AZALEA 0 CALLUNA WLGARIS HE BEALE */ HEATH 0 CH CAMELLIA NIEMALIS '5HISW1 GASHIRA'/ 2 GAL CAMELLIA 2819 ELLIOTT AVENUE, SUITE 200 . SEATTLE, WA 98121 1 GAL 2 GAL 2 GAL 18.71" SIZE CONDITION 6' Ht. 2 lQ" CAL 2' CAL 2.1f2. CAL 2' CAL 2" CAL 2' CAL 2' CAL I -3/4' CAL 8' NT 6' NT 8' HT 6' HT 6 NT B BIB B BI B BIB BIB BID BIB B B I B BIB BIB BI BIB BIB CONT CONT CONT CONT CONS. CONT. CONT. CONT. SYMBOL PLANT NAME SNRU6S WE STCOU ® Since 1872'w I ® ENKIANTNUS CAMPANULATUS/ REDYEIN Q EUONYMUS ALAMS'COMPACTUS'/ DWARF BURNING BUSH FO FESTUCA OvINA 'ELIJAH BLUE'/ BLUE FESCUE IF NOSTA FORTUNE! 'ALBA MARGNATA'/ H OSTA WE HOSTA SIEBOLDIANA 'ELEGANS'/ NOSTA ®HYDRANGEA SERRATA 'BLUEBIRD'/ BLUEBIRD HYDRANGEA 0 ILEX CRENATA 'HELLERI'/ H ELLERI JAPANESE HOLLY 0 LAVANDULA ANGUSTIFOLIA LAVANDER ®CORNIIS STOLONIFERA/ REDTWIG DOGWOOD ® MYRICA CALIFRONICA/ PACIFIC WAX MYRTLE ONANDINA DOMESTICA/ H EAVENLY BAMBOO ND NANDNA DOMESTICA FIRE POWER'/ HEAVENLY BAMBOO 0 NANDINA DOMESTICA'GULF STREAM'/ HEAVENLY BAMBOO OJ OPHIOPOGOW MONDO GRASS OSMANTHUS DELAVAYI/ DELAVAY OSMANTI4US Q PIERIS JAPONICA FOREST FLAME' LILY OF THE VALLEY SHRUB ORHODOPENDRON 'BLUEBIRD'/ BLUEBIRD RHODODENDRON ORHODODENDRON 'CILIPINENSE'/ CILPINENSE RHODODENDRON ORIODODENDRON 'BOW BELLS'/ BOW BELLS RHODODENDRON © RHODODENDRON ' LAVANDULA'/ LAVANDULA RHODODENDRON RHODODENDRON'GREER'S STARBRIGHT'/ GREER'S STARBRIGNT RHODODENDRON N RHODODENDRON 'PJM'/ PJPI RHODODENDRON ® RIDES SANGUINEUM RED FLOWERING CURRANT S ROSA NOATRUM/ GROUNDCOVER ROSE O SARCOCOCCA HOOKERANA 'HUMILIS'/ NCN m SPIRAEA JAPONICA 'LIMEMOUND'/ LIMEMOUND SPIRAEA Q VIBURNUM TINUS'COMPACTUM'/ SPRING BOUQUET LAURUSTINUS . . 1 :1i I i . i I I i ICI IIi I[J i (r[i 1:41.1,411,1...j,31 i[i [I[ ii Inch ' . 1110 • 1I . I I 2I :.. I a SIZE CONDITION SYMBOL PLANT NAME 2 GAL CONT 2 GAL CCNT 2 GAL CONT 1 GAL CONT 2 GAL CCNT 2 GAL CCNT 2 GAL CCNT I GAL CONT 2 GAL CONT 2 GAL CONT 7 GAL CONT 2 GAL CCNT 1 GAL CONT 2 GAL CCNT 2 GAL CCNT 2 GAL CONT 18 - 21" CONT IB - 7I'. CCNT 18.21 " CCNT 18.21' CCNT 18.71" CONT 18.21 " CCNT 2 GAL CONT 2 GAL CCNT 1 GAL CCNT 2 GAL CONT 2 GAL CONT JANUARY 29, 2002 GROUNDCOVER AU ARCTOSTAPHYLLOS WA URSI/ KINNICKIN4ICK FC FRAGRARIA CHILOENSIS/ WILD STRAWBERRY GS GAULTHERIA SNALLON/ SALAL GP GAULTHERIA PROCOMBENS/ WNTERGREEN Y11 VINCA MINOR/ PERIWINKLE NOTF1 GROINDCOVERS SHALL BE PLANTED N OPEN AREAS OF SHRUB BEDS AT SIZE AND SPACING SHOWN. UNLESS NOTED OTNERWSE, THE TYPICAL GROUNDCOVER WILL Be VINCA MINOR !SHADY AREAS, OR ARCTOSTAPHYLLOS UYA URSI !SUNNY AREAS). GAULTHERIA SHALLON SHALL BE USED IN BHRUB BEDS ADJCENT TO THE WETLAND BUFFER AREA. OTHERS WILL BE USED AS ACCENTS AS INDICATED ON THE PLANS. I ^ ....." LAWN raer, ®c®; ®� NATIVE SEEDED MEADOW STATE OT WASH SCION REm (RED LANOSCAP ARCHITECT OENISE LIFTIN CERTIFICATE NO. 523 dil I III 1.jirj.ili�ilii[li�[ 5 l 6 I IL.. .l9 . . I9... .It7 IC •IZ I` IJ3 [[i [ii[lu [[[[I[[[ i,i Ij [[�[I [ [nIn[[ n[il[ 4' POTS 4' POTS 4" POTS 4" POTS 4' POTS ! PLANT LEGEND L3 TRIAD ASSOCIATES "" MERTON CREEK LODGE TUKWIIA, WASHINGTON PROPOSED INDEPENDENT /ASSISTED LIVING RETIREMENT COMMUNITY 1181411316 Ave NE K6kleod, WA 98034 425.821.114W SIZE CONDITION IS• OC. IS' O.C. 18 O.C. IS' OZ. IS' O.C. CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT NO. L01 -052 KNOW ALL MEN BY THESE PRESENTS, THAT WE THE UNDERSIGNED, OWNER(S) OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A EOUNDARY LINE ADJUSTMENT THEREOF PURSUANT TO RCW 58.17.040. THE . UNDERSIGNED FURTHER DECLARE THIS BOUNDARY LINE ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF SAID BOUNDARY LINE ADJUSTMENT, AND THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. NAME: (TITLE) STATE OF WASHINGTON) COUNTY OF KING) ON THIS DAY PERSONALLY APPEARED BEFORE ME TO ME KNOWN TO BE THE INDIVIDUAL WHO EXECUTED THE FOREGOING INSTRUMENT AND ACKNOWLEDGED THAT HE /SHE SIGNED THE. SAME AS HIS /HER VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES MENTIONED THEREIN. GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS CITY OF TUKWILA APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING THIS _____ DAY OF 2002. CITY TREASURER'S CERTIFICATE THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS, AND ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY THAT IS DEDICATED AS STREETS, ALLEYS OR FOR OTHER PUBLIC USE ARE PAID IN FULL. EXAMINED AND APPROVED BY THE CITY OF TUKWILA FINANCE DEPARTMENT THIS _____ DAY OF , 2002. . FINANCE DIRECTOR DECLARATION SS DAY OF ____ —_____ , 20___. SIGNATURE: NAME AS COMMISSIONED: TITLE: MY APPOINTMENT EXPIRES CHAIR, SHORT SUBDIVISION COMMITTEE KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED & APPROVED THIS ___ DAY OF , 20__ KING COUNTY ASSESSOR. DEPUTY KING COUNTY ASSESSOR 1■111=1■ EXISTING LEGAL D.ESCRIP11On OLD PARCEL k TAX PARCEL NUMBER 162304 - 9001 -01 AND 162304 9C01 - 92 LOT 1 OF CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT L01 -052 RECO UNDER RECORDING NO. 20027417900012, RECORDS OF KING COUNTY, WASHINGTO . OLD PARCEL B: TAX PARCEL NUMB_- .---_- ., LOT 2 OF CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT L01 -052 RECORDED UNDER RECORDING NO. 20020417900012, RECORDS OF KING COUNTY, WASHINGTON. , NEW LEGAL DESCRIPTIONS'' NEW PARCEL A: LOT 1 OF CITY OF TUKWILA BOUNDARY UNE ADJUSTMENT 101 -052 RECORDED UNDER RECORDING NO. 20020417900012, RECORDS OF KING COUNTY. WASHINGTON; TOGETHER WITH THE FOLLOWING DESCRIBED PARCEL: COMMENCING AT THE INTERSECTION OF THE SOUTH LINE OF THE NORTHEAST QUARTER OF THE • NORTHEAST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 4 EAST, WM, KING COUNTY, WASHINGTON WITH THE EASTERLY UNE OF MILITARY ROAD, AS ESTABLISHED BY CONDEMNATION PROCEEDINGS IN KING COUNTY SUPERIOR COURT CAUSE NO. 239736; THENCE SOUTH 89'46'00" EAST ALONG SAID SOUTH LINE, A DISTANCE OF 878.91 FEET TO THE WEST UNE OF THE EAST 130.00 FEET OF SAID NORTHEAST QUARTER OFITHE NORTHEAST QUARTER AND THE TRUE POINT OF BEGINNING; THENCE NORTH 0112'40" EAST, ALONG SAID WEST LINE, A DISTANCE 04152.29 FEET; THENCE SOUTH 89'46'00" EAST PARALLEL WITH THE SOUTH LINE OF SAID SUBDIVISION, A DISTANCE OF 1.30.03 FEET TO A POINT ON THE EAST LINE OF SAID NORTHEAST QUARTER; THENCE SOUTH 01'32'40" WEST, ALONG SAID EAST LINE, A DISTANCE 0E1152.29 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF THE NORTHEAST TARTER OF SAID SECTION 16; ... THENCE NORTH 89'46'00" WEST ALONG SAID SOUTH LINE OF SAID SUBDIVISION, A DISTANCE. OF 130.03 FEET TO THE TRUE POINT OF BEGINNING. . CONTAINING 10,87 ACRES OF LAND, MORE OR LESS, LOT 2 OF CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT L01 -052 RECORDED UNDER A.F. NO. 20020417900012. RECORDS OF KING COUNTY, WASHINGTON. EXCEPT THE. FOLLOWING DESCRIBED PARCEL: NEW PARCEL B: ' ' COMMENCING AT THE INTERSECTION OF THE SOUTH LINE OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 4 EAST, WM, KING COUNTY, WASHINGTON WITH THE EASTERLY UNE OF MILITARY ROAD, AS ESTABLISHED BY CONDEMNATION PROCEEDINGS IN KING COUNTY SUPERIOR COURT CAUSE NO. 239736; THENCE SOUTH 89'48'00" EAST ALONG SAID SOUTH LINE, A DISTANCE 0E1878.91 FEET TO THE WEST LINE OF THE EAST 130.00 FEET OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER AND THE TRUE POINT OF BEGINNING; THENCE NORTH 01'32'40" EAST, ALONG SAID WEST UNE, A DISTANCE OF 52.29 FEET; THENCE SOUTH 89'46'00" EAST PARALLEL WITH THE SOUTH UNE OF SAIDISUBDIVISION, A DISTANCE OF 130.03 FEET TO A POINT ON THE EAST LINE OF SAID NORTHEAST QUARTER; THENCE SOUTH 01'3240" WEST, ALONG SAID EAST LINE, A DISTANCE OF 152.29 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 16; • . THENCE NORTH 89'46'00" WEST ALONG SAID SOUTH LINE OF SAID SUBDIVISION, A DISTANCE OF 130.03 FEET TO THE TRUE POINT OF BEGINNING. i CONTAINING 18.53 ACRES OF LAND, MORE OR LESS. COUNTY TREASURER'S CERTIFICATE I CERTIFY THAT ALL. PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS .','• BEEN MADE IN SUFFICIENT AMOUNT •TO PAY THE TAXES FOR THE FOLLOWING ' YEAR; THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS. CERTIFIED TO THIS OFFICE FOR COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS OR FOR OTHER PUBLIC USE ARE PAID IN FULL. 2002. DAY OF THIS _ DEPUTY KING COUNTY TREASURER „ KING COUNTY .TREASURER • • IIII II II Ili III Iii a I�J�I� u. I i.l!�lt I��Ill I I �II II I I I��II1111J1 I111II�IIIIIIIIIII IjI ��1j11 r A1(1£STCOTT rr • :i. -, t L Il 'I4 Ell Zll 111 OIl I6 I9 r l9 IS I I I ll W,I II 11111111 11116111 m1 1111 11111111 11111111 11111111 11111111 1111 1111 11111111 IIIIIIIII 1111 1111 11111111 IIII�1111 11Nh11111111111 CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT NO. L01 -052 SCALE: 1" = 1000' O 500' 1000` 2000• (SECTION DRAWING ONLY) NOTE: DISTANCES ARE GROUND. 9_ 1517.39' • - __ - 16 N89'3903 W � � 1193 -- FND SCRIBED "X" IN 1 1 "X1" LEAD SQUARE TOP OF CONC, MON 1 IN CASE ' INT. 24TH AVE S. & I S. 128TH ST. (3- 09 -01) 1 SCALE: 1" = 200' 0 1W 20U 4 LEGEND • SET TRIAD REBAR /CAP LS #14469 O FOUND CORNER, AS NOTED PLAT OF RIVERTON COURT VOL. 69, PG. 85 FOUND CONCRETE MONUMENT IN CASE WITH 3" BRASS CAP WITH PUNCH SET 1.8' BELOW RIM. STAMPED 17116 3/9/01 FOUND CONCRETE MONUMENT IN CASE WITH TACK IN LEAD SET 1.1' BELOW RIM. 8 STAMPED: 17116 3/9/01 f 8 2 1'565.8 L - ` 30YF7 - PL C ,_ FND NAIL SET IN CONC MON IN CASE CTR -SAC I /130TH PL (3- 09 -01) I 17 w ti w 0 0 9 16 N R '. LS 1 16012 0.29' W 0.12' S 10' REC. 08209160667 /14114713 !FIRE HYDRANT FND 1" IP BENT .2' EAST 0.70' E N " 2626.43 KCAS N89'59'42 "E KCAS 2626.64' FND R /CAP LS #19582 ., c - v 7:37‘739'39 377,98' 9. 128TH s7. LOT 2, KcSP 1077144 9 V L6 L2 FND R /CAP LS "CROWS' FND R /CAP #1019? LS #6012 0.20' W SITE OF HIGHLINE COMMUNITY HOSPITAL 148.64' 820916066844114713 REC. #7903290829 REC •8410170583 FND R /CAP LS #14469 FND R /CAP LS #6012 0,28' S FND R /CAP LS #29537 0,20' E 16 FOUND CONCRETE MONUMENT IN CASE WITH 1" SO. LEAD WITH SCRIBED "X" SET 1.2' BELOW RIM. 3/9/01 KCAS N8918'58 "W N89'39'03 "W 25 •4' 2590,29' KCAS 2590.37' FOUND CONCRETE MONUMENT w IN CASE WITH LEAD AND TACK SET 0.3' BELOW RIM. N • 3/9/01 In ro = N rn U Y 21 FOUND CONCRETE MONUMENT IN CASE WITH 3" BRASS DISK SET 1.8' BELOW RIM. 3/9/01 ��10• RE . 324.25 v'i KCSP 878102 7903290829 8,76' FND R /CA A, LS #6012 0.16' S L•05.68 BLA PARCEL B 807,449 SQ. FT. 18.53 ACRES LOT 2, $L4 1.01 -052 A,F. #20020417900012 LOT 1, BLA L01-052 A.F. #20020417900012 FND R /CAP S #14469 BLA PARCEL A 1. 473,693 SQ. FT. 10.87 ACRES FND R /CAP LS #14469 FND R /CAP LS #6012 1,42' W 0,18' 5 10' REC NO. 2482004 840.0 FND R /CAP LS #14469 1 PROPOSED LOT LINE N89•48'00 'w 130,03' (RLL) w 1 0 0 MSTV N z EXISTING LOT LINE-•-r1 FND R /CAP FOUND SURFACE 3" BRASS 10 DISK SET IN CONCRETE MONUMENT STAMPED: 9 10 / 1 5 „3/13/01 18 15 • :v 15 FOUND CONCRETE MONUMENT IN CASE WITH 3" BRASS DISK AND PUNCH SET 0.4' BELOW RIM., STAMPED: 16 15'•. 3/9/01 • '0 Z.. 1 ., d )cz Al FND R /CAP 1 LS #6012 \ 0.59' S N89•48'00'1 ▪ 292.55' IA 278.87' -•. 600.04' (OLL) LS #14469 130.03 N89M8'00"W 878.91 OLL 1 1008.94' (RLL) FND R /CAP LS #6012 0,18' W 0.18' N PLAT OF RIVERTON ACRE TRACTS VOL. 11, PG. 100 FND R /NO CAP 1.57' W VICINITY MAP (NTS) S. 128TH ST, S. 131ST PL CO HIGHUNE COMMUNITY HOSPITAL M . , , si.... S, 130TH PL HORI7ONTAI fATUV; NAD '83/91 . L1 L2 L3 L4 L5 L6 •00'20'57 "E N89'39'03 "W .02' 4'08 "W 55.00 168.79' 1.81' LINE L7 LB L9 L10 111 L12 L1 LINE TABLE LENGTH BEARING 71.51' NO0'20'57"E 38.89 100.00' 204.45' 60.07' 72.49' 65.18' N89'38'46 "W N00'20'57 "E N89'39'03W 502'24'06 "E S79'39'03 "E 510'40'24 "E 1 111 1 1 1 i 1 i1 ! � i11 1 111 I I l I l IlI I W1 ii . Ill �. 1 1 1j1 1 i11 � Ill � lil � l � .i 1 2 -• 4 i � °1 5 6 W£STCOTT r• ;.: ?' ... I , vII ell • zlt III 611 I I It I9 . I9 �In I6 l lI wpl II 111111111 111111111 I11111A1111111111 111111111111114111111111111 111111111111111111 0I1111U IIIIIIIII IIII�IIII 111111111111111111 III11111I zz BASIS OF RFARINQ IS WASHINGTON STATE PLANE, NORTH ZONE FROM KING COUNTY CONTROL POINT NO, 3449 TO KING COUNTY CONTROL POINT 3456, BEING NORTH 89'52'55" WEST, PRIMARY CONTROL POINTS AND ACCESSIBLE MONUMENT POSITIONS WERE FIEW MEASURED UTILIZING GLOBAL POSITIONING SYSTEM (GPS) SURVEY TECHNIQUES USING LEICA SR 9500 EQUIPMENT. MONUMENT POSITIONS THAT WERE NOT DIRECTLY OBSERVED USING GPS SURVEY TECHNIQUES WERE TED INTO THE CONTROL POINTS UTIUZING LEICA ELECTRONIC TOTAL STATIONS FOR THE MEASUREMENT OF BOTH ANGLES AND DISTANCES. THIS SURVEY MEETS OR EXCEEDS THE STANDARDS SET BY WAC 332 -130 -090. 1. LOCATION OF S. 128TH ST. PER KING COUNTY ENGINEER'S FIELD NOTES, SURVEY NO. 9- 23 -4 -31 DATED FEB 27,1967 , 2. LOCATION OF MILITARY RD. S. PER KING COUNTY ENGINEER'S FIELD NOTES, AS RECORDED IN THE ORDER OF ESTABLISHMENT OF MIUTARY ROAD DATED SEPT. 2, 1930. HELD PLAT (RIVERTON COURT) DISTANCE FROM FOUND MONUMENT IN THE CUL -DE -SAC OF S. 130TH PL, TO CENTERLINE OF MILITARY ROAD. 3. PLAT OF RIVERTON COURT, VOLUME 69 OF PLATS, PAGE 85, RECORDS OF KING COUNTY, WASHINGTON. 4, KING COUNTY SHORT PLAT NO. 1077144 RECORDED UNDER RECORDING NO. 7803130560, RECORDS OF KING COUNTY, WASHINGTON. 5. KING COUNTY SHORT PLAT NO. 678102 RECORDED UNDER RECORDING NO. 7903290829, RECORDS OF KING COUNTY, WASHINGTON. 6, KING COUNTY SUPERIOR COURT CAUSE NO. 239736. 7. TUKWILA BOUNDARY UNE ADJUSTMENT L01 -052 RECORDED UNDER RECORDING NO. 20020417900012, RECORDS OF KING COUNTY, WASHINGTON. NOTES; 1. INSTRUMENTATION FOR THIS SURVEY WAS A ONE MINUTE THE0D0LITE AND ELECTRONIC DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SURVEY WERE FIELD TRAVERSE, MEETING OR EXCEEDING STANDARDS SET BY WAC 332 -130 -090. 2. THE INFORMATION DEPICTED ON THIS MAP REPRESENTS THE RESULTS .OF A SURVEY MADE ON DATE INDICATED AND CAN ONLY BE CONSIDERED AS INDICATING THE GENERAL CONDITION EXISTING AT THAT TIME. 3, ALL FOUND CORNERS LAST VISITED MARCH 2001, UNLESS OTHERWISE NOTED. cc O w CO In E 0 0 N NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. January 30, 2002 Mr. Martin Page Shannon and Wilson, Inc. 400 North 34 Street, Suite 100 PO Box 300303 Seattle, WA 98103 Project: Dear Mr. Page: City of Tukwila Department of Public Works James F Morrow, P.E., Director E01- 019/L01- 052/L01- 056/L01 -057 Highline Hospital (Riverton Creek Lodge) 13112 Military Road South Tukwila, WA King County assessor maps: Parcels 162304 -9001, 162304 -9179 Subject: Scope of Work for Independent Review of Geotechnical Report by Redmond & Associates, dated November 20, 2000. Please use the following scope to provide a quote for an independent review of the above report. Review the report to determine if the report meets the criteria in TMC 18.45 and the City's Geotechnical Report Guidelines and to determine if the information in the report is adequate and appropriate. The estimate should include a first review of the report and a review of response to your comments. If you have any questions, please contact me at 206 - 433 -0179. Thank you, L. Jill osqueda, P.E. Development Engineer City of Tukwila UM:Iw cc: File Nora Gierloff Enclosures: TMC 18.45 Geotechnical Report Guidelines Geotechnical Report E01 -019 SEPA checklist and ESA Supplement (P :Laurie /J I II /RlvertonCreekLodge) Projects /L01 -019 review work scope Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -433 -0179 • Fax: 206 - 431 -3665 Riverton Creek Lodge - City of Tukwila SE Thecklist FOR AGENCY USE ONLY Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help the City of Tukwila's Responsible Official and any other agencies with jurisdiction to identify impacts from a proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the City of Renton decide whether an EIS is required. A. BACKGROUND 1. Name of proposed project, if applicable: Riverton Creek Lodge 2. Name of proponent: Living Care Senior Housing Development, LLC 3. Address and phone number of proponent and contact person: Proponent: Contact Person: 4. Date checklist prepared: Richard J. Creamer, Vice President Living Care Senior Housing Development, LLC 2819 Elliott Avenue, Suite 200 Seattle, WA 98121 Michael Matheson, PE Triad Associates 11814 — 115 Avenue NE Kirkland, WA 98034 (425) 821 -8448 Phone (425) 821 -3481 Fax Originally Prepared: July 12, 2001 Revised: October 22, 2001, January 24, 2002, and January 25, 2002 5. Agency requesting checklist: City of Tukwila, Department of Community Development 6. Proposed timing or schedule (including phasing, if applicable): The proponent will begin construction upon receiving all necessary approvals and permits. It is anticipated that the proposed project will be constructed in one phase. 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes please explain. There are no plans for any future expansions or additions at this time. 1 r1e.:a:i�r +:+Nt;is= a }�az: estriti:. k✓ iti{ a:? irm�.`. Wr:•}.''°. Ai' i:+Y ^'.Yt'i�fs�2+F..1irifu.+,.n Riverton Creek Lodge - City of Tukwila . A Checklist FOR AGENCY USE ONLY 8. List any information you know about that has been prepared, or will be prepared, directly related to this proposal. • Level 1 Offsite Drainage Analysis • Geotechnical Analysis • Wetland Study 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by this proposal? No. 10. List any governmental approvals or permits that will be needed for your proposal, if known. • SEPA Threshold Determination, City of Tukwila • Clearing and Grading Permit, City of Tukwila • Demolition Permit, City of Tukwila • Building Permits, City of Tukwila • Right -Of -Way Use Permit, City of SeaTac • Sanitary Sewer Construction Approval, Val Vue Sewer District • Water System Construction Approval, Water District 125 • Hydraulic Permit Application, State Department of Fish and Wildlife 11. Give brief, complete description of the proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposed project consists of two buildings on a 10.42 -acre site; an independent and assisted living building and a special needs residence for individuals with Alzheimer's and similar disease. The buildings will include approximately 145 units. The project is a special combination of housing, supportive services, and personalized assistance, designed to respond to the individual needs of the those age 65 years and older who require some basic help with activities of daily living, or have special needs related to memory impairment or other related dementias. Units are furnished with their own personal effects, and are equipped with an emergency intercom system and fire /smoke detection system. The special needs residence for individuals with Alzheimer's and similar disease is a single -story building with central kitchen and dining. It includes approximately 25 bedrooms with private bathrooms, 395 to 495 square feet. Residents residing in the Special Needs Residence, have the added security of an enclosed courtyard monitored by specially trained staff members. 12. Location of the proposal. Provide a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if available. The project site is located on property controlled by Living Care Senior Housing Development and currently owned by Highline Community Hospital adjoining their Specialty Center located at 12844 Military Road South. B. ENVIRONMENTAL ELEMENTS 2 z Q• w —1 U 0 0 tn J F- U) w g Q (i) = z H 0 z I— w w • 0 O • ( � H w w I Li. u. 0 — I 0 ~' z Riverton Creek Lodge - City of Tukwila SE Checklist FOR AGENCY USE ONLY 1. Earth a. General description of the site (circle one): flat, rolling, hilly, steep slopes, mountainous. b. What is the steepest slope on the site (approximate percent slope)? The steepest slopes on the site is approximately sixty (60) percent c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Geotechnical investigation revealed about one (1) foot of topsoil underlain by glacial till. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. The geotechnical study indicated that the site is not at risk for deep- seated failures. The steep slopes are at risk for shallow surface failures, and the geotechnical engineer has recommended a 25 -foot setback for structures. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading of the site will be necessary to clear an existing asphalt driveway and cul -de -sac and prepare the site for construction and utility improvements. The amount of material involved for grading and filling activities (excluding stripping) includes approximately 15,053 cubic yards of cut and 12,190 cubic yards of fill. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. g. Some erosion could occur on -site as a result of construction activities; however, temporary erosion and sedimentation control measures to be approved by the City of Tukwila will be employed to reduce erosion impacts. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately twenty (22) percent of the site will be covered with impervious surfaces after construction. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, the contractor will follow an approved temporary erosion and sedimentation control plan meeting City of Tukwila standards. Typical measures, which may be employed, include the use of silt fences, straw bales, and temporary erosion control traps. Hydroseeding, mulching and covering exposed soils during and after construction will also reduce the potential for erosion. 3 Riverton Creek Lodge - City of Tukwila:. 2. Air 3. Water r +, 1 , Checklist FOR AGENCY USE ONLY a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of emissions to the air will be minimal and will occur during the actual grading and construction of the assisted care structures. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. No. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Watering of the site during the construction phase would help reduce production of airborne dust and other particulates. a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year -round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are three Class 1 wetlands onsite that are tributary to Riverton Creek. 2) Will the project require any work over, in or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. The project will require clearing, grading, construction of buildings, utilities and roadways within 200 feet of the onsite wetlands. As seen on the Preliminary Utility Plan of the accompanying plan set, an eight -inch sanitary sewer line will be installed within a Class 1 wetland buffer. Disturbed area will be replanted with City- approved plant material, which will serve as mitigation for this disturbance. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No filling or dredging of surface water or wetlands is anticipated. 4 Riverton Creek Lodge - City of Tukwila SE Checklist FOR AGENCY USE ONLY 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. The completed project will not result in groundwater withdrawals or discharges to ground water. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals; agricultural; etc.) Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The source of runoff is direct precipitation onto the project site. Stormwater will be collected by catch basins and tightlined to an underground detention vault and discharged to a roadside ditch on the west side of 32 Avenue South. 2) Could waste materials enter ground or surface waters? If so, generally describe. Any construction waste or contaminated soils from accidental spills during construction would be contained and removed from the site to an approved disposal location. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: A stormwater detention vault constructed to meet the 1998 King County Surface Water Design Manual standards is proposed, meeting "Level 2" detention. A "stormceptor" or approved equal is proposed as water quality mitigation. 5 xutin 1091ealta . 0K wog a•W=`+ ro::a ,� y .� ,.:' w ..a _ w z w —J C.) U CO 0 wi F- U) w t Q = F . w z = �— O z H U � O - 0 1— ww HU UL O w U= O H 1- z Riverton Creek Lodge - City of Tukwila S... A Checklist FOR AGENCY USE ONLY 4. Plants a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, hemlock, pine, other shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage water plants: water lily, eelgrass, milfoil, other: b. What kind and amount of vegetation will be removed or altered? 5. Animals Construction of the assisted care structures, utilities, and access will result in the removal of some vegetation and trees. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The site will be landscaped to meet the code requirements of the City of Tukwila. The existing vegetation in the wetland and wetland buffers will also be retained. a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other mammals: deer, bear, elk, beaver, other: rabbits, raccoons, rodents fish: bass, perch, salmon, cut throat trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. 6 Riverton Creek Lodge - City of Tukwila SL Checklist FOR AGENCY USE ONLY Electrical energy will be the primary source of power serving the needs of the project and natural gas will be made available for the purpose of heating and other needs associated with assisted living facilities. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The new assisted living care facilities will meet or exceed the applicable residential and commercial energy conservation /consumption requirements in the City of Tukwila and the Uniform Building Code. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. None known. 2) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area, which may affect your project (for example: traffic, equipment operation, other)? The predominant source of noise in the area is from vehicles traveling on Military Road South, located just west of the property. The traffic noise is not project related or generated. Aircraft noise is detectable from the Sea - Tac Airport. 2) What types and levels of noise would be created by or associated with the project on a short -term or a long -term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term impacts would result from the use of construction equipment during site development. Construction would occur primarily during the daylight hours and in compliance with the City of Tukwila Noise Standards. Heavy equipment, hand tools, and the transporting of construction equipment generate construction noise. 3) Proposed measures to reduce or control noise impacts, if any: Construction activity will be limited to permitted construction hours and construction equipment will not be allowed to idle for continuous periods 7 • ;.1. yeti: - . Riverton Creek Lodge - City of Tukwila . r1 Checklist FOR AGENCY USE ONLY 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently occupied by one single - family residence. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. There is one single - family residential unit and an attached garage on site. d. Will any structures be demolished? If so, what? Construction of driveways, utilities and the assisted living facilities will result in the demolition of the existing single - family home. e. What is the current zoning classification of the site? f. What is the current comprehensive plan designation of the site? g. The site is zoned Low Density Residential (LDR) and Medium Density Residential (MDR). According to the City of Tukwila Comprehensive Land Use Map, the area is designated as low and medium density residential. If applicable, what is the current shoreline master program designation of the site? N/A. of time, which will help to mitigate the impacts of potential construction noise. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes. There are three Class 1 wetlands located on the site, which are considered to be critical areas. i. Approximately how many people would reside or work in the completed project? Approximately 160 people within the entire project. The will provide 24 -hour care, managed in three shifts. The day shift (7AM — 3PM) will have approximately 19 employees, the evening shift (3PM — 11PM) will have approximately 13 employees and the graveyard shift (11 PM — 7AM) approximately 7 employees. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. 8 Riverton Creek Lodge - City of Tukwila SE Checklist FOR AGENCY USE ONLY I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: 9. Housing The project will be developed in accordance with applicable City of Tukwila development and land use codes to ensure the project is consistent with the goals and policies of the Comprehensive Plan and applicable Development Regulations in effect at the time of a complete application. a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. Approximately 145 units. It is anticipated that the housing will be middle and low- income housing. b. Approximately how many units, if any would be eliminated? indicate whether high, middle, or low- income housing. One single - family residential unit and garage will be demolished as part of the proposed action. c. Proposed measures to reduce or control housing impacts, if any: None. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest height of any proposed building is 30 -feet. The principal exterior building material proposed is vinyl. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: The proposed project will be designed to limit visibility from the second and third story to neighboring LDR properties. Landscape plans will include screening to obstruct the second and third story units from being visible to neighboring residential properties. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Any light and glare from the proposed structure will be screened by landscaping or angled to reduce potential impacts. b. Could light or glare from the finished project be a safety hazard or interfere with views? Not under normal circumstances. 9 Riverton Creek Lodge - City of Tukwila t A Checklist FOR AGENCY USE ONLY c. What existing off -site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Common open space and courtyards are proposed for the residents of the proposed project. b. Would the proposed project displace any existing recreational uses? If so, describe. The project would not displace any existing recreational uses. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The project would not displace any existing recreational uses. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. To the best of our knowledge, there are no landmarks or evidence of any significant historic, archaeological, scientific or cultural resources known to be on or next to the site. c. Proposed measures to reduce or control impacts, if any: None. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The proposed assisted living and special needs facilities will ingress and egress from Military Road South via a pan handle. 10 Riverton Creek Lodge - City of Tukwila SL Checklist FOR AGENCY USE ONLY b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? g. Metro bus service is available along Military Road South. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project would have approximately 90 parking stalls. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes, the proposed project will require construction of new, 24' paved access roadway, which will be private. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Based on a typical assisted living facility of this size and operation, approximately 1.73 weekday average trips per unit. Proposed measures to reduce or control transportation impacts, if any: The proponent will build frontage improvements to Military Road South as prescribed by the City of SeaTac. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The completed project may result in a very slight increased need for police and fire protection as well as emergency medical service. b. Proposed measures to reduce or control direct impacts on public services, if any. None. 1 1 Riverton Creek Lodge - City of Tukwila : ■ Checklist 1 FOR AGENCY USE ONLY - 16. Utilities a. Indicate utilities currently available at the site: C. SIGNATURE Electricity, Natural Gas, Water, Telephone, Sanitary Sewer, Septic System, Refuse Service, Other. All utilities will be extended to the project. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Sanitary Sewer: Val Vue Sewer District Water: Water District 125 Electricity: Puget Sound Energy Natural Gas: Puget Sound Energy Telephone: U.S. West Communications Cable TV: ATT Broadband Refuse Service: City of Tukwila The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Date Prepared: Date Revised: Signature: `e , o ,, e��.� 1-- 25'- 42 George Newman, AICP Planning Director July 12, 2001 October 22, 2001, January 24, 2002, January 25, 2002 12 ����'.:e:u_ ,C:......:.{,.{..+5— +.y^.v - A.:,i:ucif.:.lwm :.5;.w MF t. U,.t .::S1.hu..9.Et.L s ° .,: it..'� - �.r. �.•,N - Yf::r[ac A.6.1 til ,* 'P.tza7�as'.?{ Proponent: LIVING CARE SENIOR HOUSING DEVELOPMENT Lead Agency: City of Tukwila Description of Proposal: SENIOR HOUSING PROJECT WITH 120 UNITS OF ASSISTED LIVING AND 25 BED ALZHEIMER UNIT Location of Proposal: Address: 12844 MILITARY RD S TUKW Parcel Number: 1623049001 Section/Township /Range: NE 16/23/4 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by Sto . 13 20 0 2.. The lead agency will not act on this proposal for 14 days from the date below. City of Tukwila Department of Community Development / 6300 Southcenter BL, Suite 100 / Tukwila, WA 98188 / (206) 431 -3670 DETERMINATION OF NON - SIGNIFICANCE (DNS) File Number: E01 -019 Applied: 07/23/2001 Issue Date: 01/29/2002 Status: ISSUED Steve Lancaster, Responsible Official City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431 -3670 Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21 C.075) doc: Miscperm E01 -019 A Jva21 3o Zoo"? Date Attachment A tti5.' �i`; rn4�: sr=: 4ir;.« s' t3* Sfki�liai &`'.W'i.�.d'h +�u�ar.i••• NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN THAT THE TUKWILA CITY COUNCIL WILL HOLD A PUBLIC HEARING ON TUESDAY, FEBRUARY 19, 2002, BEGINNING AT 7:00 PM IN THE COUNCIL CHAMBERS AT TUKWILA CITY HALL, 6200 SOUTHCENTER BLVD., TUKWILA, WASHINGTON, TO CONSIDER THE FOLLOWING: RIVERTON CREEK LODGE PROJECT: DESIGN REVIEW AND PRD APPROVAL ARE REQUIRED FOR THIS PROPOSAL TO CONSTRUCT A SENIOR HOUSING COMPLEX WITH ASSISTED LIVING AND SPECIAL NEEDS BUILDINGS ADJACENT TO HIGHLINE COMMU- NITY HOSPITAL, AT 13112 MILITARY ROAD SOUTH. ANY AND ALL INTERESTED PERSONS ARE INVITED TO BE PRESENT TO VOICE APPROVAL, DISAPPROVAL, OR OPINIONS ON THIS ISSUE. FOR THOSE UNABLE TO ATTEND THE MEETING IN PERSON, YOU MAY SUBMIT WRITTEN TESTIMONY TO THE CITY CLERK'S OFFICE UNTIL 5:00 PM ON TUESDAY, FEBRUARY 19, 2002. THE CITY OF TUKWILA STRIVES TO ACCOMMODATE PEOPLE WITH DISABILITIES. PLEASE CONTACT THE CITY CLERK'S OFFICE BY NOON ON FEBRUARY 19th IF WE CAN BE OF ASSISTANCE (206 - 433 -1800 OR TDD 206 -248- 2933). DATED THIS CA.) OF Id �� ' 2002. CITY OF TUK 7 ILA lit a. i/L______- OB BAKER, CMC DEPUTY CITY CLERK DATE OF PUBLICATION: SEATTLE TIMES, FRIDAY, FEBRUARY 1, 2002 City of Tukwila z QI- = w ce U 00 O w= w 0 LQ = z = � w ~ w U c3 o -- O F- ww -O w z o iz 0 z Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I. HEREBY 4... 6,,„ DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Project Name: (- ( Notice of•Public Meeting Mitigated Determination of Non- Significance. Board of Adjustment Agenda Pkt °, -. t Mailer's Signature: 2 4 ,, lory , n cb IS/LoCli< 4 Determination of Significance& Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning'COmmission Agenda Pkt Official Notice Short -Subdivision Agenda Notice Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit i FAX -To Seattle Times Cla Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other • 1\ e Dzo " V • Project Name: (- ( }1bl .: Project . Niimb : 't� �J LOG ''0 v t Mailer's Signature: 2 4 ,, lory , n cb IS/LoCli< 4 Person requesting mailing: �. Was mai led:to• each of the =addresses listed on this e � day Pb. in the year 20 mZ P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM 11' r; sit: x.'- e:iC+: ran! "t - ...- ,r.,X1 .. ,03.. J.? i City of Tukwila Department of Community Development NOTICE OF DECISION TO: Richard Creamer for Living Care Senior Housing, Applicant King County Assessor, Accounting Division Washington State Department of Ecology ValVue Sewer District Water District 125 City of SeaTac Floyd Thistle Bob Bernhardt Daniel and Fern Balch This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L01 -056 Design Review L01 -057 Planned Residential Development Associated Files: E01 -019 SEPA Environmental Review Applicant: Richard Creamer, Living Care Senior Housing Development Project Description: The project will provide 145 units of senior housing in two buildings on a 10.4 acre site. A special needs residence "Creekside" will provide 28 units for individuals with memory impairment and an assisted living facility "Riverton Creek Lodge" will provide 117 units for seniors who require assistance with activities of daily living. The site contains areas of steep slopes and parts of three Class 1 wetlands that are tributary to Riverton Creek. Approximately 15,000 cubic yards of cut and 12,000 cubic yards of fill will be required to create building sites. Location: 13112 Military Road South Comprehensive Plan Designation/Zoning District: Type 5 Permit Decision by City Council LDR and MDR 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 - 3670 • Fax: 206 - 431 - 3665 Steven M. Mullet, Mayor Steve Lancaster, Director February 20, 2002 1 II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Decision on Substantive Permit: The City Council has determined, following an open record hearing, that the application for design review and Planned Residential Development complies with applicable City and state code requiretrients and has approved that application, subject to the following three conditions. 1. The concrete base along the east elevation of the Creekside building and the planter on the south elevation will be clad with the river rock veneer. 2. The gable at the center of the south -east elevation of the Lodge building will be redesigned to include a mix of materials similar to other sections of the facade. 3. A cedar fence will be installed along the entire south property line. The Decision on this Application is a Type 5 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may'still be pending: ILL YOUR APPEAL RIGHTS No administrative appeal of the City Council Decision is permitted. Any party wishing to challenge the City Council Decision must file an appeal in King County Superior Court pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MD)1S or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. IV. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Nora Gierloff, who may be contacted at 206 -431 -3670 for further information. Property, owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation:changes. r �yEi?i5�9si5�th� w aSYrS h3 '�?t2eciMU.t " _ra!• L 4.4 Jack ace, Deputy Director De i : ent of Community Development City of Tukwila Type 5 Permit 2 Decision by City Council Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I, 2/(Aidd4/1 g3J\,0J( HEREBY DECLARE THAT: ?x c Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance 1d Board of Adjustment Agenda Pkt Project Number: Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt e)(4s Notice of Action Person requesting mailing: /WrAueL_ Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda ' Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other 1 Was mailed to each of the addresses listed on this / day oflb, in the year 20�2 P:GINAIVYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Project Name: ki k) b ( 1d Project Number: n Mailer's Signature: .4,,9�z -�, D y e)(4s S Person requesting mailing: /WrAueL_ 1 Was mailed to each of the addresses listed on this / day oflb, in the year 20�2 P:GINAIVYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM TO: Jack Pace, Planning Manager FROM: Nora Gierloff, Associate Planner RE: Riverton Creek Lodge DATE: January 28, 2001 Project File: E01 -019 Associated Files: Attachment: A. Site Plan Project Description: Agencies With Jurisdiction: City of Tukwila Department of Community Development L01 -052 BLA L01 -056 Design Review L01 -057 PRD MEMORANDUM Applicant: Living Care Senior Housing Development Project Location: 13112 Military Road South Parcels #162304 -9001 and -9179 Studies submitted with the applications include: Traffic Impact Analysis by Transpo dated December 2001 Wetland Report by Adolphson dated July 2001 Level 1 Downstream Analysis by Triad Associates dated 5/4/2001 Geotechnical Investigation by Redmond & Associates dated 11/20/2000 City of SeaTac Washington State Department of Ecology Steven M. Mullet, Mayor Steve Lancaster, Director The completed project will provide 145 units of senior housing in two buildings on a 10.42 acre site. A special needs residence will house 25 individuals with Alzheimer's disease and an assisted living facility will contain 120 apartments. The site contains steep slopes and three Class 1 wetlands. Approximately 15,000 cubic yards of cut and 12,000 cubic yards of fill will be required to create building sites. Attachment B 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 431 - 3665 • ValVue Sewer District Water District 125 Comments to SEPA Checklist: None. Summary of Primary Impacts: 1. Earth - During construction the site will be graded and some structural fill will be placed. A retaining wall will be built adjacent to the wetland buffer along the northeastern edge of the project. Minor soil erosion during construction is a possibility, but this will be controlled with a temporary erosion and sedimentation control plan. Approximately 22% of the site will be covered by impervious surfaces after construction. No negative earth impacts are expected to result from the project. 2. Air - There will be exhaust emissions from construction equipment and trucks carrying the cut and fill soil and construction materials during the project. The project's air emissions when complete will consist of automotive traffic to and from the site. A traffic impact analysis was submitted as part of the environmental review. 3. Water — The site contains three Class 1 wetlands that are tributary to Riverton Creek. The 100 foot wetland buffer and 15 foot building setback will be maintained except for a 320 foot section adjacent to wetland C. The Applicant is preparing a mitigation plan in exchange for a 50% buffer reduction. The plan will have to meet the criteria and standards in Tukwila's Sensitive Areas Overlay District. An underground detention vault and water quality feature will be constructed in the southeastern corner of the site. Water from the vault will be discharged into a roadside ditch along the west side of 32 Avenue South. No hazardous wastes are expected to be released during or after construction. 4. Plants — Approximately 50% of the site will retain tree canopy cover after development. New landscaping will be installed along the west and south edges of the site, around the buildings, and throughout the parking areas. 5. Animals — Other than the wetlands the site does not contain significant animal habitat. The on- site wetlands are tributary to the salmon - bearing Riverton Creek. 6. Energy and Natural Resources - The project will require energy for construction equipment, vehicles coming to the site and building operation after completion. The project will be required to meet current energy codes. 7. Environmental Health — Construction activities and all HVAC equipment must meet Tukwila's noise ordinance. z w c QQ � J U 00 LLI J = 92 w I ? a I z �. I- 0 w ~ U • � O — O H w W I F- - w z U= 0 z 8. Land and Shoreline Use - The proposed project will not affect the shoreline as the Green/Duwamish River is approximately % of a mile east of the site. A small portion of the site is zoned LDR (single family) and the rest is zoned MDR (multi - family). 9. Housing - The proposal will provide housing for up to 160 senior citizens. One vacant single family house will be demolished. 10. Aesthetics - The project is subject to the Design Review and Planned Residential Development processes including a hearing before the City Council. The building permit drawings and constructed project must agree with the BAR approved design. 11. Light and Glare - Site lighting will be provided by new light standards along the driveway and parking areas. Light levels are expected to vary from 0 up to 1 footcandle at the residential property line. The project will need to balance site lighting to enhance safety without causing negative impacts to the residential zone to the south. 12. Recreation - The proposal will not affect existing recreational facilities and will provide both indoor and outdoor recreation for its residents. 13. Historical and Cultural Preservation - The site is not known to have any historical or cultural significance. 14. Transportation - A traffic impact analysis by Transpo was submitted showing that no off -site traffic mitigation measures are warranted. The left turn pockets on Military Rd. requested by the City of SeaTac are still being discussed and Tukwila is still waiting for the issue to be resolved. Tukwila will not require any traffic mitigation fees for the project. Pedestrian paths will be provided between and around the buildings. One driveway is planned onto Military Road with a second for emergency vehicles only onto 32nd Avenue. 15. Public Services - The project will slightly increase demand on public services as up to 160 residents will be added to the site. 16. Utilities - The project will increase the use of utilities on site. The site is in the Val Vue Sewer District and Water District 125. Power is available from City Light and natural gas from Puget Sound Energy. Recommended Threshold Determination: Determination of non - significance. ,: Mu�' � %%'� �r 1'�Mia>}: >i;�;.'a l;i;�+: _ ,r, preserved and enhanced. Riverton Creek Lodge August 2001 1. SITE PLANNING z The proposed project adjoins property zoned Office, Medium Density Residential as well as property zoned Low Density Residential (LDR). There are five LDR sites that physical adjoin ~ w the proposed project site. With this in mind the proposed project was designed with a tree lined 6 boulevard type approach and other landscape screening to provide ample privacy for both the -1 o proposed project as well as for the neighboring residential properties. Also, there are two ❑ buildings designed for the site. One building, the Special Needs Residence, is a one -story J i building over a daylight basement parking garage. The other building, the Assisted Living u) u_ Residence, is a primarily a two -story building with a daylight basement. The proposed project is w 0 designed with sensitivity to the need for privacy for both the residents of the proposed 2 community and the neighboring LDR properties. ci The proposed project is designed to blend harmoniously with the natural environment. The F = — _ exterior finish materials are a cultured stone base, a cedar shingle gable and a composition roof. z 1— I-- O z F— Natural features including existing significant trees and stands of trees and wetlands shall be 2 D ID U 0— ❑F_ The proposed project is designed to provide an integrated linkage from pedestrian and vehicular w w facilities to building entries. Surface parking includes pedestrian sidewalks to the primary F P. building entries and exits. Cover parking includes continuous covered walkways to building "-- z entries. id N P. _ O z There is only one access driveway off of the main arterial servicing the proposed project, thus minimizing interruptions in the right of way and enhancing pedestrian and vehicular traffic safety. The proposed project is designed to provide varying degrees of privacy of the individual residences. The arrangement of the building provides a variety of outlooks, the wetland views to the north, the mountain views to the south, and both views to the east. This design encourages the resident to move about the building's community areas to seek the setting that suits their needs. The landscape design fills in to screen local views of the adjacent LDR sites and between walkways and residential units on site. The parking and service areas are designed with screening in reduce the visual impact of a large paved area. Rather than the typical perimeter parking normally associated with suburban assisted living projects, the parking is largely internal. The majority of parking is in the day - lighted garage below the Special Needs Residence. The surface parking, largely for guests and service is found adjacent to the main entries to the two buildings and the service area of the Assisted Living Residence. This surface parking is screened from the neighboring LDR by landscaping. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long -term structures. Although the proposed building form is large with respect to the neighboring LDR, it provides an appropriate transition in scale and use from the hospital and 1 Attachment C rxs.�� ���•^;'.s x:,•�Y I ��r: s <?, ; • , . - ».�s.�� r.r- r�=�;= �"� 4 ��r�G,�"n.'�`�� ttt� office buildings also adjacent to this site. The Lodge concept employed here as an architectural parti, is compatible with the slopes, wetlands and wooded nature of the site. Both buildings are set into the hillside and seem to extend out into the trees as the natural grade falls away. This permits the residents to connect with the landscape at grade and from a higher bird's -perch perspective within the building. The scale of the individual buildings is softened by modulation and the use of natural looking materials. 2. BUILDING DESIGN The proposed project's architectural style, building texture, shape, lines and mass harmonize with the surrounding neighborhood. Rather than mimic the design elements and building scale of the adjacent LDR, which would not result in a configuration compatible with the needs of seniors or accessibility requirements, the Lodge concept we employ reinforces the value of the natural setting in the vicinity. The combination of a simple building form with modest modulation, high quality building finishes and muted earth tone colors will coalesce into a building that will look at home in the tall trees that are in the backdrop. The proposed project's building components (windows, doors, eaves, parapets, stairs and decks) are integrated into the overall building design. Large roof overhangs, heavy timber framing, and lightweight decorative iron railings are balanced in proportion to the building modulation. A simple palette of two or three widow types and casing styles will prevent monotony, and enrich the overall composition. The overall color scheme works to reduce building prominence and blends in with the natural environment. The color scheme intends provide camouflage of the buildings' scale with some limited complimentary accent colors closer to finished grade floors levels. The proposed project is designed to break up uniform vertical and horizontal planes with building modulation to create additional architectural variety. Although the long ridgeline appears unbroken on the elevation drawings, gable roofs over the projecting bays will eclipse the ridgeline and obscure it from view from the surrounding finished grade. The overall composition strives to balance the long ridgeline associated with Lodge construction with vertical bays that mimic the treed setting. 3. LANDSCAPE AND SITE TREATMENT The proposed project's existing natural topographic pattern and significant vegetation contributes to the natural beauty of the area and assists in defining a sense of place. Toward the wetland the proposed landscape leaves the natural setting intact with clear views from the building interior and exterior community spaces. The proposed landscape design provides dense screening between the Special Needs Residence and the adjacent office buildings, as well as layered screening between the proposed project and the adjacent single - family residences. This layered screening will also soften the presence of the proposed buildings. The proposed project's landscape treatment shall enhance existing natural features, help separate public from private spaces, strengthen vistas and views, provide shade to moderate the effects of large paved areas and break up visual mass. The wetland area will have the effect of a preserved green belt with the implied privacy associated with such features. The proposed landscape will be more manicured. The contrast will be in part what helps to define public from private similar 2 to most single - family residences. The landscaping of the courtyards will provide transitional zones. Walkways, parking areas, terraces and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, and to on -site recreation areas shall be provided. Walkways will be lighted with low scale light standards with controls that limit light spillover to adjacent properties. Appropriate landscape transition to adjoining properties is provided through careful selection of plant materials with respect to performance and mature growth. 4. MISCELLANEOUS The proposed project shall provide adequate screening of service areas through plant selection and architectural screening devices. Mechanical equipment on roof or ground shall be screened from view and shall be designed as an integral part of the architecture and landscaping. Exterior lighting standards and fixtures are designed and sized consistent with safety, building architecture and adjacent area. Lighting is designed to shield and restrain with no off -site glare spill over. 5. CONSISTENCY WITH ADOPTED PLANS AND REGULATIONS The proposed project is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. 3 tnvii9L igoncieruna. Riverton Creek Lodge / The Creekside January 2002 CONSISTENCY WITH ADOPTED PLANS AND REGULATIONS With two exceptions, the proposed project is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City .of Tukwila. These two exceptions are as follows: BUILDING HEIGHT CODE TMC 18.46.060.2 Building Height "Building heights may be modified within a PRD when it assists in maintaining natural resources and significant vegetation, and enhances views within the site without interfering with the views of adjoining property. For increases in building height there shall be a commensurate decrease in impervious surface." Multi - Family Design Manual- Ordinance 1865 (January 1999) Page 15, Building Design, #3 " Sloped roofs, minimum of S ft rise over 12 ft run, should be used on multi- family buildings to enhance design harmony with surrounding single family neighborhoods and on steep slopes to enhance design harmony with surrounding land forms." PROPOSAL The building height is calculated according to UBC requirements. The lowest grade measured at a point 5 feet from the footprint of the Assisted Living building is 298'. That establishes the-ground plane datum at 308' and a maximum building height limit of 338'. There are various roof height to the Assisted Living building. An account follows: Ridge Eave Mid point above limit % of roof 349.16' 333.55' 341.35' 3' -4'/4" 12% 346.46' 333.55' 340.00' 2'- 0" 33% 345.35 333.55' 339.55' 1' -5 %z" 55% The majority of the roof is only 17 %Z" over the height limit at a roof pitch of 5:12 (see Exhibit A attached). We are requesting approval to proceed with the roof design as shown and described. Attachment E �.•, Ae.i4X yUg wuc.; kggt3,ad'S.airc*. 4 ,iw *p nu ur,.Y.iRay t i4.5 '. BUILDING MODULATION CODE TMC 18.50.083 Maximum Building Length "In the MDR... zones, the maximum building length shall be 50 ft. For structures with a building height over 2 stories or 25 ft., ... with a horizontal and vertical modulation of 4 ft. or an 8 ft. modulation in either direction: maximum building length is 100 ft. Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Groupings of offsets sets in maximum four unit modules may be permitted only with BAR approval. (See Figure 18 -5) PROPOSAL The design proposal offers no vertical modulation other than the application of roof features such as canopies, shed and gable, and dormers. The majority (88 %) of roof of the Assisted Living Building is nearly the same height, the remaining 12% is 4 feet higher. Additional vertical modulation of the Assisted Living building requires internal changes in the floor levels that present a barrier to the senior citizens who are the residents of our building and make compliance with ADA impossible. Secondarily, vertical modulation complicates egress to the largest outdoor courtyards and gardens that are required to be accessible and allow clear paths for emergency egress. The design proposal does include horizontal modulation, however in most cases it is limited to 30" projection bays and other architectural elements. To accomplish additional horizontal modulation up to 4 feet creates internal design impacts that are unfriendly to seniors. Internally it can lengthen corridors and create blind "chutes" that disturb the resident's ability to orient and way -find. If the modulation is accomplished without shifting the corridors, it changes the square footage of the resident's units. This additional square footage increases the rent of the larger units out of market range. The buildable area of the site is relatively small as a result of the adjacent wetland classification. The design proposal is not at the maximum density allowed in part because to do so would reduce the pedestrian amenities and further constrict vehicular mobility. The modulation proposed in the current design is optimal for conveying the "lodge look" while providing visual interest (reducing mass) for the adjacent single family properties. /RC20104/Phase 1- PA/cons istencywithregs020128.doc 2 - A • 34000' - 33810' • 2.00' 345.35' 339.45' 33355' Z Z 6 J U0 4 °j � W W -- h CO W 2 g Q N � Z CY I- W Z = F ' A • 339.45' - 338.0' • 1.45' ASSISTED LIVING RESIDENCE - ROOF PLAN NOT 10SCxc ROOF PITCH 5:12 HEIGHT LIMIT 33810' EL. A • DEVIATION FROM HEIGHT LIMIT 33355' 34135' A • 34135' - 338.0' = 3.35' 349.16' RIVERTON (REEK LODGE TU%WIK WASHINGTON FIVOSWW) ROe(UNT /ASSISAI WING 1EXHIBIT Al JATT&IBARCBR Z Jan -12 -02 11:OOA LivingCareSrHousing living Care Senior Housing Development LLC z _1 z FAX TRANSMISSION c[ J FROM: Richard J. Creamer 0 cn 0 TO: City of Tukwila Nora Gierloff & Cyndy Knighton N w0 (206)431 -3665 w w a = z� 1- o z I-. u j 0 O - O I-- W We are very disappointed that we have been working on this project for over one year and the ~ City of Tukwila finally deter that they will require the frontage improvements along 32 "`' u' Avenue. The proposed frontage improvements would encroach wetlands and that is not anything we had planned on. U = O ~ z DATE: PAGES: SUBJECT: Dear Nora: January 12, 2002 One including this one Riverton Creek Lodge Frontage Improvements E01 -01 9 RECEIVED JAN 1 2002 COMMUNITY DEVELOPMENT Based on this `curve ball' we are considering terminating our purchase agreement with Highline and not pursuing the project. The reason for this decision is that our company needs to build the project during 2002. We have spent over a year on this project and have other opportunities to pursue and as a business time is money. This late notice requiring us to make the frontage improvements means that we will be required to develop wetlands. A Wetland Permit is very time consuming and it will be impossible to develop this project in 2002. Had we known of this requirement when we met last spring at our pre- application meeting we could have been planning for it all along. Is there any way we can defer the improvements to a later date or pay fees in lieu of? We know there is a great need for our type of facilities in the City of Tukwila and would hate to see this project `cancelled' by such onerous requirements. Please call for further discussion. Very truly, k TV1 JG CARE SEI);IOR HOUSING DEVELOPMENT, LLC chard J. Creamer VP Development P_01 2819 Elliott Avenue Suite 200 Seattle WA 90121 Tel: 206.441.1770 Fax: 206.4441971 ..w....... _..:'� _ .,P. :„ �.:...:.1•Mwra..it.' .k <aw✓:rt4v; .ha.,3oF1,.':fku: srs.+zt, ;dk t. ^ A ga£; ti+ i; >;.L =+ City of Tukwila Department of Community Development Steve Lancaster, Director HEARING DATE: February 19, 2002 LOCATION: LOT SIZE: 10.4 Acres COMPREHENSIVE • PLAN DESIGNATION: LDR and MDR ZONING DISTRICT: LDR and MDR STAFF REPORT TO THE CITY COUNCIL Prepared February 6, 2002 NOTIFICATION: Notice of Application mailed to Surrounding Properties and posted on Site October 5, 2002 Public Information Meeting held on October 18, 2002 Notice of Public Hearing published, mailed to Surrounding Properties and posted on Site February 1, 2002 FILE NUMBERS: L01 -056 Design Review L01 -057 Planned Residential Development ASSOCIATED E01 -019 SEPA Environmental Review. PERMITS: APPLICANT: Richard Creamer, Living Care Senior Housing Development REQUEST: Design Review and PRD approval are required for this proposal to construct a senior housing complex with assisted living and special needs buildings adjacent to Highline Community Hospital. 13112 Military Road South SEPA DETERMINATION: Determination of Non - Significance issued January 30, 2002 RECOMMENDATION: Approval with Conditions Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Staff Report to the City Council STAFF: ATTACHMENTS: Nora Gierloff, Associate Planner L01 -056, LO1 -057 Page 2 A. Determination of Non - Significance B. Star's SEPA Determination Memo C. Applicant's Response to Design Review Criteria D. Set of Building Plans E. Request for Modification of Building Height and Length F. Materials Board (to be presented at hearing) 'ic hd?f;::+.:tic;>i;e:.'�. W tizz;.w_..ljw. Staff Report to the City Counial- VICINITY /SITE INFORMATION FINDINGS Z A. Project Description. z The applicant is requesting BAR and PRD approval for a project that will provide 6 145 units of senior housing in two buildings on a 10.4 acre site. A special needs residence "Creekside" will house 28 individuals with memory impairment and an o assisted living facility "Riverton Creek Lodge" will house 117 seniors who require J assistance with activities of daily living. Due to the extensive common areas and services provided the individual units will be smaller than standard apartments. ° The site contains areas of steep slopes and parts of three Class 1 wetlands. a Approximately 15 000 cubic yards of cut and 12,000 cubic _ Da pp y y yards of fill will be d required to create building sites. 1 _ z � The onsite wetlands are tributary to Riverton Creek. The 100 foot wetland buffer z o and 15 foot building setback will be maintained except for a 320 foot section g = adjacent to wetland C on the eastern side of the site. The Applicant is preparing a n mitigation plan in exchange for a 50% buffer reduction. The plan will have to o o meet the criteria and standards in Tukwila's Sensitive Areas Overlay District. w w B. Existing Development. �- The site is vacant except for one unoccupied single family house. That house will isi u) be demolished to provide access between the site and Military Road. - C. Surrounding Land Use. z There are single family houses adjacent to the southem edge of the site and across 32 Avenue on the eastern side of the site. There are medical offices between Military Road and the western edge of the site. Highline Hospital is to the northwest and three wetlands form the northern half of the site. D. Topography. The site slopes down to the northeast, with the steepest areas adjacent to the wetlands. E. Vegetation. Vegetation on the site consists of trees, shrubs, wetland plants and grass. After development approximately 50% of the site will have tree canopy coverage. New landscaping will be installed along the developed edges of the site, around the buildings, and throughout the parking areas. A wetland buffer enhancement area is planned. L01 -056, L01 -057 Page 3 Staff Report to the City Council L01 -056, LO1 -057 Page 4 F. Access. One driveway is planned onto Military Road with a second for emergency vehicles only onto 32nd Avenue. Tukwila will require the dedication of 30 feet of additional right -of -way along 32 " Avenue South with the recording of the boundary line adjustment with Highline Hospital. G. Public Notice. Information about this project has been posted on site, mailed to surrounding property owners and published in the newspaper. A public information meeting was held on October 18, 2001 but was not attended by any citizens. Two requests for additional information were received and responded to but no comments have been submitted. REPORT ORGANIZATION This project is subject to both Design Review approval and approval by the Council as a Planned Residential Development. The Staff Report is divided into two sections. The first will evaluate the project against the Planned Residential Development review criteria and the second will evaluate it against the Multi - Family Design Criteria. SECTION ONE — PLANNED RESIDENTIAL DEVELOPMENT The applicant has submitted for a PRD in order to be allowed to modify three aspects of the MDR development standards: • The building type limitation of fourplexes, • The building height limitation of 30 feet and • The building length limitation of 50 feet. In the following discussion, the review criteria per Section 18.48.112 of the Zoning Code are shown below in bold, followed by staff's comments. DECISION CRITERIA — PLANNED RESIDENTIAL DEVELOPMENT The City Council shall find that the proposed development plans meet all of the following criteria in their decision making: 1. Requirements of the subdivision code for the proposed development have been met, if appropriate; Response: The project does not involve creation of new lots or public streets. However right -of -way dedication along 32 Avenue South will be required. 2. Reasons for density increases, or lot size and setback reductions, meet the criteria as listed in the Planned Residential Development District chapter of this title; Staff Report to the City Couimll LO1 -056, LO1 -057 Page 5 Response: The project does not require modifications to the density, lot size or setback provisions of the MDR Zone. 3. Adverse environmental impacts have been mitigated; Response: An environmental Determination of Non - Significance was issued for the project on January 30, 2002. A traffic impact analysis by Transpo was submitted showing that no off -site traffic mitigation measures are warranted. Tukwila will not require any traffic mitigation fees for the project. Stormwater runoff from the buildings and paved areas will be collected and put into an underground detention/water quality vault to be constructed in the southeastern corner of the site. Water from the vault will be discharged into a roadside ditch at a controlled rate. During construction the site will be graded and some structural fill will be placed. Retaining walls will be built along portions of the west, south and northeastern edges of the project. Minor soil erosion during construction is a possibility, but this will be controlled with a temporary erosion and sedimentation control plan. 4. Compliance of the proposed PRD to the provisions of this chapter and the Sensitive Areas Overlay District chapter of this title; Response: Following is an evaluation of the project against the relevant provisions of the Chapters: 18.45.040 Sensitive Area Buffers C. Ratings and Buffer Width The project will provide the 100 foot buffer and 15 foot building setback required for Type 1 wetlands, except for a section along Wetland C where they will request a 50% buffer reduction. This reduction request will be reviewed by the DCD Director for compliance with TMC 18.45.040 C. 4. D. Areas of Potential Geologic Instability The applicant has provided a geotechnical report that addresses the soil conditions on site and makes recommendations for building construction. The steepest areas on site are adjacent to the wetlands and so no additional geotechnical setback is required in excess of the wetland setback. 18.46.030 Permitted uses. The MDR Zoning of the site only allows buildings up to fourplexes. The common areas and services that are planned for senior housing could not be provided in 36 separate fourplexes. Therefore Living Care has applied for a PRD, which in MDR allows for "residential developments of all types regardless of the type of building in which such residence is located." The proposal will split the allowed units between two apartment buildings. Nektmvazr Staff Report to the City Coui.,..i L01 -056, LO1 -057 Page 6 18.46.060 Relationship of this chapter to other sections and ordinances A. Lot Size, Building Height and Setbacks 2. Building Height. Building heights may be modified within a PRD when it assists in maintaining natural resources and significant vegetation, and enhances views within the site without interfering with the views of adjoining Z property. For increases in height there shall be a commensurate decrease in z impervious surface. Uj The applicant is not asking for any variation from the MDR code for lot size o and setbacks. The applicant is asking that the maximum building height u limitation of 30 feet (TMC 18.12.070) and maximum building length w = limitation of 50 feet (TMC 18.50.083) be modified, see Attachment E. u_ w The proposed Lodge building will exceed the 30 foot height limit by 1'5 /2" to 2 3'4 Vs ". This minor amount is needed to maintain the 5 in 12 roof pitch required by the multi - family design manual, given the size of the building. ci The project as a whole is well below the impervious surface standard. i The general limit on building length in the MDR and HDR zones is 50 feet. w o With modulation that can be increased to 100 feet in MDR and 200 feet in 2 HDR. There is no specific provision in the code for modifying,the building o length limitation, however the PRD does allow for flexibility on building type, o setbacks, height, and lot size. The proposed building lengths vary between = w 140 feet and 240 feet. Given the nature of senior citizen housing the applicant F states that it is not practical to split the project into smaller buildings. - z B. Off Street Parking U 2 The project will supply 84 parking spaces and 80 are required under the Senior o F- Citizen Housing standards. C. Platting Requirements No new lots will be created so this section does not apply. A BLA will be required to adjust the boundary with Highline Hospital. D. Impervious Surface After development the site will be approximately 22% impervious. The code allows a maximum of 50 %. E. Recreation Space Requirements A 145 unit senior housing complex is required to provide at least 14,500 square feet of recreation space, at least 20% of which must be indoor. This project will provide approximately 5,000 square feet of indoor recreation space as libraries, a cafe, a 1'V room, fitness center, living and activity areas. Over 10,000 square feet of passive outdoor recreation space will be provided in the form of decks, outdoor seating areas, courtyards and paths. F. Landscape and Site Treatment for Sites with Geologic Hazard Areas See the photomontage in Attachment D for landscape coverage of the building at the time of construction and at 10 years. 1,aClA! %rX? .R:a744-irk. .A4,4 L'ao Staff Report to the City Cow, L01 -056, L01 -057 Page 7 G. BAR Review Guidelines This project is subject to design review, see Section Two of this report. H. Single Family Site Plans Not applicable to this project. z 18.46.080 Open Space Et W The project will set aside 50% of the site as open space, exceeding the 6 M required 20 %. The sensitive areas will not be set aside as a separate tract, but o o will remain part of the lot to be maintained by the facility owners. co w J = 18.46.090 Relationship to Adjacent Areas u- The project works with the existing site topography to place the lower, two w o story section of the building adjacent to the single family houses at the 5 southern edge of the site while the three story section faces the wetland. The "- a Creekside building meets the side yard setback adjacent to the office z a buildings. The Lodge provides double the required side and front yard Z setbacks facing the residential development. z o 5. Time limitations, if any, for the entire development and specified stages have been documented in the application; o cn off Response: The applicant has stated that the site will be developed and both _ 0 buildings of the project will be constructed in one phase as soon as approvals have o been granted by the City. The PRD approval will expire if a complete building w z permit application has not been filed within twelve months of the date of Council o I approval. H 6. Development in accordance with the Comprehensive Land Use Policy Plan and other relevant plans; Response: The project is a residential use in a residential zone. The Medium Density Residential Comprehensive Plan Designation allows up to 14.5 units per acre. The project proposes to create 145 units on a 10.4 acre site. 7. Compliance with design review guidelines (see TMC 18.60); and Response: See Section Two for a discussion of the project's compliance with the multi - family design criteria. 8. Appropriate retention and preservation of existing trees and vegetation recommended by the Director. Response: The PRD requires that a minimum of 20% of the canopy coverage on the site be preserved. The proposal would keep a little over half of the site as undeveloped wetlands with tree coverage. z Staff Report to the City Counui1 L01 -056, L01 -057 Page 8 SECTION Two — DESIGN REVIEW In the following discussion, the review criteria per Section 18.60.050 of the Zoning Code are shown below in bold, followed by staffs comments. For the applicant's response to the design review criteria see Attachment C. DECISION CRITERIA — MULTI - FAMILY, HOTEL AND MOTEL DESIGN REVIEW 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi- family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of -way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. Response: The project site is adjacent to LDR Zoning on the south and eastern sides. The closest corner of the building is 40 feet away from the southern Staff Report to the City Coui..,1 L01 -056, LO1 -057 Page 9 property line and 31 feet tall to the roof peak. This height is similar to what would be allowed for a single family house and the setback is twice the required side yard setback. The wooded wetland areas to the north and east of the buildings will help to screen the three story sections from the downhill neighbors. Z The site has only two sections of street frontage. Access from Military Road is = z provided by a 65 foot panhandle accented with decorative walls, a monument ce w sign, sidewalk and landscaped median. Emergency access to 32 Avenue will be 6 provided by a grasscrete driveway on an easement. Over half of the parking will be located underneath the Creekside building. The w other parking is broken into small groups along the access drive. The loading area o for the kitchen and the dumpster enclosure are on the southern face of the Lodge. w 2. BUILDING DESIGN. u a. Architectural style is not restricted, evaluation of a project shall be based on the = cJ quality of its design and its ability to harmonize building texture, shape, lines and ►- _ mass with the surrounding neighborhood. Z �- 1- 0 b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony w w w with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for v perimeter structures. Adjacent structures which are not in conformance with the o H Comprehensive Plan should be considered to be transitional. The degree of = w architectural harmony required should be consistent with the non - conforming , structure's anticipated permanence. u_ z c. Building components, such as windows, doors, eaves, parapets, stairs and decks v shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent z developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. Response: The architecture of the buildings has a lodge theme with river rock, large wooden beams and shingles. The colors used are earth tones with a deep green roof, neutral siding and reddish brown wood. Detail is provided by changes in material, minor modulation of the exterior wall, changes in roof form and entry structures. Most windows have false mullions to add a traditional residential Staff Report to the City Couti,,,i L01 -056, LO1 -057 Page 10 look. The pitched roofs have substantial eaves and bracket details at the gable ends. The only building in the immediate vicinity of comparable scale to the proposed project is Highline Hospital. The proposed buildings are much larger in scale than the single family development to the south and east, though this is anticipated by the multi- family zoning. On the Creekside building the length of the walls is broken up by a rhythm of projecting bays with shingled gable ends. The river rock base material is used more sparingly on the Creekside building than on the Lodge. The first floor of the east elevation conceals the parking area and has few windows or material changes. The Lodge building provides modulation with a rhythm of stone piers and columns and narrow projecting bays, some with shed roofs and some with gables. A porte - cochere will provide weather protection at the entrance and a balcony and patio look out onto the courtyard. The gable facade in front of the kitchen area on the south -east elevation is clad entirely in horizontal siding and•does not have the mix of materials that helps to break up the other sections of the facades. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. Response: Roughly half of the site will remain undeveloped and the overall topography will not be significantly changed. The developed portion of the site will be cleared and replanted according to the landscape plan, see Attachment D. Additional native plantings will be provided to enhance the buffer on the west side of wetland C in exchange for a reduction in the buffer width. A mixture of deciduous and coniferous trees will be used for screening around the perimeter of the site. Minimum sizes for these trees will be 2 ' /2" caliper for the birch and maple and 8' for the leyland cypress per the Multi - family Design Guidelines. Special landscape areas include plantings around the entry fountain, a ,.., ,.- .,.,.. . }a�r°.'a. Staff Report to the City Cow,..1i LO1 -056, LO1 -057 Page 11 rose garden, rhododenron garden and orchard. Landscaping is used to partially screen the loading dock and garbage dumpster. Pedestrian paths will be provided between and around the buildings and from the buildings out to Military Road. Where needed light brown pipe railings will be installed along the tops of the retaining walls. z cc w 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural 0 o concept and landscape. Materials shall be compatible with buildings, scale shall be co w appropriate, colors shall be in harmony with buildings and surroundings, and -J }- structure proportions shall be to scale. c w w b. Screening of service yards, and other places which tend to be unsightly, shall be 2 accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer. co a c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the z r architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. F Z ui d. Exterior lighting standards and fixtures shall be of a design and size consistent 2 with safety, building architecture and adjacent area. Lighting shall be shielded, and o restrained in design with no off -site glare spill over. Excessive brightness and o ♦ — brilliant colors shall not be used unless clearly demonstrated to be integral to w building architecture. = u- - Response: New pole light fixtures will be installed on the site throughout the w z parking areas. Bollard lights will line the walkway from Military Road to the o _ special needs building. One freestanding monument sign has been proposed, the O F- design is shown on page Ll of Attachment D. Benches will be provided at the plaza between the buildings, at an overlook area at the northernmost corner of the Lodge building and in the Creekside courtyard. Each unit will have an individual heater. HVAC equipment for the kitchen and common areas of the Lodge building will be concealed within a roof well. In addition to the landscaping along the southern edge of the site the applicant has proposed 530 feet of cedar fence and 295 feet of black slatted chain link fence. CONCLUSIONS SECTION ONE — PLANNED RESIDENTIAL DEVELOPMENT 1. Requirements of the subdivision code for the proposed development have been met, if appropriate; CM*00.. +rmc ee�xu.:rr,. -a. ,....•.•��evn��r sna`nw:4n .:fi:a,S,`. tUA?H:Mt '+' .k?iM:aA'gk Staff Report to the City Coup..., L01 -056, LO1 -057 Page 12 The project does not involve creation of new lots or public streets. However right -of -way dedication along 32 Avenue South will be required. 2. Reasons for density increases, or lot size and setback reductions, meet the z criteria as listed in the Planned Residential Development District chapter of this title; w The project does not require modifications to the density, lot size or setback _1 o provisions of the MDR Zone. co UJ J = 3. Adverse environmental impacts have been mitigated; cn u No adverse environmental impacts are expected to result from the construction of this project. Tukwila's Sensitive Areas Ordinance, erosion control and g a stormwater regulations will be enforced throughout construction. According to the traffic study there will be no traffic concurrency problems generated by the w development. z 4. Compliance of the proposed PRD to the provisions of this chapter and the z LL! o Sensitive Areas Overlay District chapter of this title; ? o al The project as proposed will meet the requirements of the SAO brproviding o buffers and building setbacks from the wetlands and following the ° recommendations of the geotechnical report. 0 L 17: Though the PRD process allows for an up to 20% increase in density, Living Care z has not asked for the density bonus and will meet the 14.5 units per acre standard o for MDR. However they propose to provide the units in two buildings instead of 17- 1- the 36 fourplexes that would otherwise be required. The PRD process provides Z this flexibility in building type. The additional building height requested by the applicant should not interfere with the views of neighboring properties and will assist the project in meeting design goals for pitched roofs. Therefore it meets the criteria for the height exception. The MDR building length limitation of 50 feet is more appropriate for individual fourplexes than a senior housing development. Residents of senior housing need interior, level hallways between all areas of the building. The applicant has used modulation and changes in materials along the facades to reduce the scale of the walls which was the design goal of the length limitation. Therefore staff supports the applicant's request. The number of parking stalls provided exceeds the number required by code. The amount of impervious surface is far below that allowed by the code. Recreation requirements for senior housing will be met. New and existing trees should provide the required amount of building screening. More open space and trees will be retained than required by code. � et. *:5 +',SVr:':'X1As9 Staff Report to the City Coin._., L01 -056, L01 -057 Page 13 5. Time limitations, if any, for the entire development and specified stages have been documented in the application; The applicant has stated that the site will be developed and both buildings of the project will be constructed in one phase as soon as approvals have been granted by the City. The PRD approval will expire if a complete building permit application has not been filed within twelve months of the date of Council approval. 6. Development in accordance with the Comprehensive Land Use Policy Plan and other relevant plans; The proposed use, senior citizen housing, is consistent with the intent of the MDR Zone and Comprehensive Plan Designation. The project proposes to create 145 units on a 10.4 acre site which meets the MDR density standard. 7. Compliance with design review guidelines (see TMC 18.60); and See Section Two for a discussion of the project's compliance with the multi- family design criteria. 8. Appropriate retention and preservation of existing trees and vegetation recommended by the Director. The project would preserve a little over half of the site as undeveloped wetlands with tree coverage which exceeds the PRD requirement of a minimum of 20 %. SECTION Two — DESIGN REVIEW 1. SITE PLANNING. The buildings are sited to work with the slope by placing the lower sections next to the closest neighbors and the taller sections next to the undeveloped areas. The proposed buildings, while larger than the neighboring single family homes, are in proportion to the size of the site. The majority of the parking is hidden under the Creekside building and the other parking areas are distributed around the buildings and broken up by landscaping to reduce their visual impact. 2. BUILDING DESIGN. The proposed buildings present a consistent architectural expression that is in keeping with the residential nature of the project and the wooded site. The designs share similar elements yet there is sufficient variety to avoid monotony. The Creekside building would benefit from additional river rock detailing around the base of the east and south elevations to add human scale to the rather blank Staff Report to the City Couu.,,t L01 -056, LO1 -057 Page 14 first floor. The gable at the center of the south-east elevation of the Lodge building should be detailed with the same mix of materials as the other bays and building ends. 3. LANDSCAPE AND SITE TREATMENT. Half of the site will be preserved as wetlands and open space. The proposed landscape plan provides an attractive entryway to the site, partially screens the buildings from the adjacent residences, and softens the edges of the building. The plant size and numbers meet the code requirements. 4. MISCELLANEOUS STRUCTURES. The freestanding monument sign proposed for the site will need to demonstrate that it meets sign code standards for size and height at the time of permit. Site lighting has been designed to avoid off -site glare onto the neighboring residential properties while safely lighting the site. A lighting plan submitted by the applicant shows that there will generally be .8 footcandles of illumination or less at the property line. The slatted chain link proposed along a portion of the south edge of the property is incompatible with the adjacent residential use. The cedar fence proposed along the rest of that side should be continued along the entire length, eliminating the chain link. The HVAC equipment will be screened by roof forms. RECOMMENDATIONS Staff recommends approval of the Planned Residential Development as proposed. Staff recommends approval of the Design Review with the following conditions: 1. The concrete base along the east elevation of the Creekside building and the planter on the south elevation will be clad with the river rock veneer. 2. The gable at the center of the south-east elevation of the Lodge building will be redesigned to include a mix of materials similar to other sections of the facade. 3. A cedar fence will be installed along the entire south property line. • Cc: John McFarland Lucy Lauterbach City of f Tukwila Department of Community Development Steve Lancaster, Director CITY OF TUKWILA INTER - OFFICE MEMO TO: Mayor Mullet Tukwila City Council FROM: Steve Lancaster SUBJECT: Riverton Creek Lodge Senior Housing Project DATE: October 23, 2001 At your recent budget meeting, it was noted that DCD has received an application for development of a senior housing project in the vicinity of Highline Hospital. Some Council members asked for information on this proposal. If you have any questions please give me a call at 431 -3670. •S�J*..aM Steven M. Mullet, Mayor If approved, the Riverton Creek Lodge project would provide 160 units of senior housing on an 11 -acre site behind the hospital (between Military Rd. S. and 32 Ave. S.). The proposal involves leaving wetlands and steep slopes undeveloped (about half of the site) by concentrating these units on the southern half of the site through a Planned Residential Development (PRD) process. The attached site plan and Notice of Application provide some basic information on the proposal. PRD applications are decided by the City Council following a public hearing, which has not yet been scheduled (we are still in the public comment period, which included a public information meeting held last week). Since this will be a "quasi-judicial" decision, "appearance of fairness" rules apply. Council members should refrain from discussing this specific project with citizens, the applicant or each other before the public hearing. As with all quasi-judicial matters, we will forward our staff report and supporting documentation to you at least ten days before your hearing. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 9 188 • Phone: 206 - 431 -3670 • Fax: 206 -431 -3 Dept. Of Community Development City of Tukwila . AFFIDAVIT OF DISTRIBUTION I ' (.i CL, I HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Project Name: L 1 Nz C /r'r SZN')GR HO U$ / \ EyiE ry i . Notice of Public Meeting 1 Mailer's Signature: q i t, /,1 {, j -'Z. )-� Mitigated Determination of Non- Si gni fi cance Person requesting mailing: N C5IAl — Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda X Notice of Application • Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other • Was mailed to each of the addresses listed on this j''' day of c,T in the year 20 Cif P:GINAWYNETTA/PORMS /AF IDAVIT -MAIL 08/29/003:31 PM Project Name: L 1 Nz C /r'r SZN')GR HO U$ / \ EyiE ry i . Project Number: L D I O 56 D IZ / 1.---r) I -- Gc 1 P R D 1 Mailer's Signature: q i t, /,1 {, j -'Z. )-� s Person requesting mailing: N C5IAl — Was mailed to each of the addresses listed on this j''' day of c,T in the year 20 Cif P:GINAWYNETTA/PORMS /AF IDAVIT -MAIL 08/29/003:31 PM September 17, 2001 City of Tukwila Department of Community Development Steve Lancaster, Director Richard Creamer Living Care Senior Housing Development 2819 Elliott Avenue Suite 200 Seattle, WA 98121 RE: E01 -019 SEPA Checklist L01 -056 Design Review LO1 -057 Planned Residential Development Dear Richard, Your application for the Riverton Creek Lodge senior housing development located at 13112 Military Road South has been found to be complete on September 17 for the purposes of meeting state mandated time requirements. The next step is for you to install the notice board on the site within 14 days of the date of this letter. You received information on how to install the sign with your application packet. If you need another set of those instructions, please call me. Once you have notified me that the notice board has been installed I will post it with a laminated copy of the Notice of Application and the comment period will start. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. The Public Works Department has determined that a traffic impact analysis will be required for the project based on the submitted trip generation study that indicated a PM peak hour generation of more than 5 new trips. The analysis must include accident analysis, distribution of peak hour trips through the street network, LOS analysis at all intersections impacted by 5 or more project peak hour trips for both year of opening and year of opening plus 6 years. Concurrency impact fees may be collected as defined in the Comprehensive Plan, SEPA impacts may also be required to be mitigated. Tukwila's concurrency ordinance applies, therefore the report must show compliance. The report must be signed by a licensed PE in Washington state. We are open to the idea that an assisted living facility will generate less traffic than the ITE trip generation manual may indicate, but the TIA will need to justify the change. C:Wora's Files \RivertonCreek \COMPLETE.DOC NOTICE OF COMPLETE APPLICATION 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Steven M. Mullet, Mayor • Sincerely, Nora Gierloff Associate Planner cc: Jill Mosqueda, Public Works C:Nords Files\RivertonCrcek \COMPLETE.DOC This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. If you have any questions feel free to call me at (206) 433 -7141. August 24, 2001 City of Tukwila Department of Community Development Steve Lancaster, Director Richard Creamer Living Care Senior Housing Development 2819 Elliott Avenue Suite 200 Seattle, WA 98121 NOTICE OF INCOMPLETE APPLICATION RE: E01 -019 SEPA Checklist L01 -052 BLA L01 -056 Design Review L01 -057 Planned Residential Development Dear Richard, Steven M. Mullet, Mayor As you have requested we are treating your permits for Riverton Creek Lodge as a consolidated application. This allows you to have only one hearing and perform consolidated public notice. This letter is to inform you that we are missing some items from these applications. In order to be complete the following materials must be submitted: a. A recent title report listing all encumbrances and easements on the property. b. A completed ESA screening checklist (attached). c. Locations and proposed screening for all mechanical equipment. d. Schematic designs for water and sewer service. e. Copy of the geotechnical report prepared by Redmond and Associates in 2000. Public Works is reviewing the need for a traffic impact analysis. Upon receipt of these items, the City will re- review them for completeness and will mail you written notification of completeness or incompleteness within 14 days. These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.105.070(E). If you have any questions with this matter please call me at (206) 433 -7141. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431 -3665 z a1- ;-' re 2 6 00 U o CD III J H N u_ w 0 g < g. = z � zI- uj • o U O - oI- w w LLO .z w U = 0 ~ z • Sincerely Nora Gierloff Associate Planner CC: Jill Mosqueda, Public Works Enclosure. OPERATIONAL STATEMENT Riverton Creek Lodge August, 2001 PROJECT OVERVIEW Living Care Senior Housing Development, LLC is a development company that specializes in developing full service retirement and assisted living facilities exclusively with hospitals and health systems. The proposed project will be owned by Riverton Creek Lodge, LLC, a Washington limited liability company. The company is proposing the development of a 147 -unit full service retirement and assisted living community. The proposed community is designed to meet the housing and other special needs of the elderly while at the same time encouraging and enabling the resident to maintain as much dignity and independence as possible. The performance goals for the proposed community are: 1. The community is resident - centered, performance- oriented and responsive to quality of life issues. 2. Riverton Creek Lodge is known as a center for excellence in senior health and housing services and helps complete the continuum of care services that Highline Community Hospital presently offers to senior citizens. Riverton Creek Lodge residents may still be very independent but may desire the added security and the amenity services of living in this congregate setting, such as 24 hour security, an emergency call system, and housekeeping services. However, the typical resident will most likely require assistance with at least two (2) of the five (5) basic Activities of Daily Living (ADLs): dressing, eating, bathing, toileting, and transferring. These services are available in addition to three meals daily, medication assistance and monitoring, assistance with walking outside, transportation, and social and recreational activities. Individuals typically range in age from the mid 70's to over 90, however anyone aged 65 years and older may qualify for residency at Riverton Creek Lodge. These individuals are generally ambulatory, but some may need the assistance of a walker or a cane. The typical resident in an assisted living facility has difficulty or is unable to function successfully in their own private home, but does not have sufficient health care needs to necessitate care in a skilled nursing facility. Assisted living services are available to each individual resident based on their individual needs. The proposed project consists of two buildings, an independent and assisted living building with 121 apartment units, and a special needs residence designed to accommodate the special needs of 39 residents who may suffer from memory impairments and related dementia. This area, secured for the safety of the residents, will have an enclosed courtyard allowing residents exposure to outside activity in a monitored and safe environment. The security of 24 -hour staffing provides reassurance for family members who are involved in the care of their aging family members. The congregate setting encourages socialization and encourages visitation of family and friends. PROJECT DESCRIPTION The proposed project is a special combination of housing, supportive services, and personalized assistance, designed to respond to the individual needs of those age 65 years and older who require some basic help with activities of daily living, or have special needs related to memory 1 impairment or other related dementias. Basic support services are available 24 -hours per day, seven days per week in order to meet scheduled and unscheduled needs. The individuals reside in their own units, controlling access with their own key. Units are furnished with their own personal effects, and are equipped with an emergency intercom system and fire / smoke detection systems. Three meals per day are prepared on site in the commercial kitchen and served restaurant style in a central dining room. z The proposed project consists of two buildings and will contain a total of 135,891 square feet. w 1. The Retirement and Assisted Living Building will contain 121 living units. w Unit types and mix as follows: _i 0 (42) Studio Units 388 to 435 square feet each u) o (70) One Bedroom Units 593 to 614 square feet each w = (9) Two Bedroom Units 838 to 976 square feet each. u) u_ All units have kitchens and bathrooms. w 0 2. Special Needs Residence: The Special Needs Residence for individuals with Alzheimer's and u_ similar disease is a single story building with central kitchen and dining. It includes 26 bedrooms N d with private bathrooms (no individual kitchens) 395 to 450 SF each. Residents residing in the t 2 Special Needs Residence, have the added security of an enclosed courtyard monitored by ? E— specially trained staff members. Entry to and exit from the Special Needs Residence is closely w O monitored 24 hours per day to ensure the safety of the memory- impaired residents who may tend 2 j to wander or may not recognize or be able to identify visitors. v O- 0H All buildings will be of high quality wood framed construction with attractive wood and vinyl w w siding. A fire sprinkler and smoke detection system, as well as 24 -hour staffing with an 1-- emergency call system will service all aspects of the project. "-- Z w u ) Other features will include multiple dining rooms, activity areas, social lounges, beauty salon, E gift shop, business offices, fitness center, wellness center, library and laundry facilities. z Transportation will be provided to take residents on local sightseeing outings, to cultural events, to doctor's appointments and shopping excursions and will provide scheduled transportation. Exterior features will include walking paths, tenant garden areas, covered parking and attractive spacious landscaping. Attractive fencing will provide a combination of privacy and security as well screening for the neighboring residential properties. The exterior of the building will be conducive with the neighborhood. LICENSING & REGULATION The proposed project will be licensed under Boarding Homes Chapter 18.20 WAC, and Contracted Residential Care Services: Assisted Living Services Chapter 388 -110 WAC, State of Washington, Department Health Services SITE INFORMATION The proposed project consists of two parcels, comprising approximately 11 acres and is generally located at 13122 Military Road South within the City of Tukwila. .43 acres of the site is designated on the Official Zoning Map of the City of Tukwila for LDR residential use. The remaining 10.57 -acre is designated for MDR residential use. The subject site is further described, as Assessor's Parcel Numbers 162304 - 9001 -92 and 162304 - 9179 -07. A project site plan prepared by Wattenbarger Associates, dated May 15, 2001 depicts the proposed site and related improvements. 2 NEIGHBORHOOD IMPACTS The proposed project will not cause any adverse environmental impacts. The proposed project will not produce levels of noise or glare that is not typical of a residential use. The proposed project is designed to limit visibility from the second and third story to neighboring LDR properties. There are five LDR sites that physical adjoin the proposed project site. The special needs residence is a one -story building. The assisted living building is a combination of two and three stories. The landscape plan includes landscape screening to obstruct the second and third story units being able to view the neighboring residential properties. The landscape screening will provide ample privacy for both the proposed project as well as for the neighboring residential properties. Traffic will be primarily generated from employees, visitors and service vendors of the site. According the 1997, Assisted Living Residences — A Study of Traffic and Parking Implications, prepared by American Seniors Housing Association (ASHA), (see attached copy of study) resident vehicles do not contribute measurably to traffic volumes generated by assisted living residences. This is because the age and physical limitations of the residents do not permit them to drive. Also, transportation will be provided to take residents on local sightseeing outings, to cultural events, to doctor's appointments and shopping excursions and will provide scheduled transportation. According to the aforementioned study, although employee vehicles contribute 56 percent of this volume, most employees are full -time staff; the traffic generated by part-time employees is minimal. Additionally, since this facility will schedule employees in three shifts to provide constant staffing, employees typically begin and end their shifts during non -peak driving hours. The impact of visitors on traffic volume is moderate, since visitors usually visit throughout the day during the week and on weekends. Therefore, visitors, who make up on average 29 percent of a facility's traffic, also contribute little to traffic during peak driving hours. Service vehicles contribute 15 percent of the traffic volume generated by an assisted living facility. Most service vendors are contracted and scheduled to arrive and depart during non -peak hours. The provision of mini -bus transportation provided by the facility to assists its residents with transportation further reduces the parking need. Approximately 90 stalls are proposed. Overall, the proposed project will produce just a fraction of the traffic generated by traditional housing. According to the aforementioned study, traffic volume generated by assisted living facilities during a typical weekday averages 1.73 trips per unit, compared to 9.57 trips per unit for single- family detached housing and 4.20 trips unit for a high -rise apartment. Parking requirements for senior residential care facilities (assisted living) falls below those of other types of housing, with facilities requiring 0.22 parking space per unit during peak weekday driving hours. On average, facilities provide 0.56 space per unit. The proposed project will create garbage and recycling volumes, which limit the need for commercial sized dumpsters. The assisted living facility (ALF) will provide a commercial dumpster as required. The other buildings will not require commercial dumpsters. The Special Needs Residence (SNR) is essentially a "large house ". It does not have any commercial facilities, as does the ALF. Therefore, the SNR will not provide a commercial dumpster. The SNR will provide a 10' x 10' enclosure for one -half the size of the commercial dumpster. Separate containers will be used, one for garbage and one for recycling. 3 bPl 1 STAFFING PLAN Proposed Project Community Staffing Plan: The community is staffed 24 hours a day as follows: General and Administrative Staff (All full time positions) (8 AM - 5 PM) Administrator, Administrative Assistant, Activities Director, Marketing Director, and Maintenance Manager Day Shift (7 AM - 3PM) Resident Care Staff Dementia Care Staff Food Service Staff Housekeeping Staff Evening Shift (3 PM - 11 PM) Resident Care Staff Dementia Care Staff Food Service Staff Graveyard Shift (11 PM - 7 AM) Janitorial Staff Resident Care Staff Dementia Care Staff 4 4 full tinge, 2 part time 4 full time, 2 part time 1 full time, 3 part time 3 full time 4 full time 4 full time, 2 part time 1 full time, 2 part time 1 full time 2 full time 4 full time A state - licensed administrator will be employed and will be responsible for the day -to -day operations. The proposed project will be staffed on a 24 -hour basis with specially trained care assistants. These assistants will aid the residents in performing their ADL's. A Dietary Specialist and supporting kitchen staff will participate in meal service. An Activities Director will direct resident activities and Housekeeping and support staff will provide housekeeping services. A full time nurse is contracted who will be available on an on -call basis 24 -hours per day. The nurse will supervise the assistants, supervise medication administration and monitor resident medical status. The nurse will also be responsible for maintaining all medical documentation required by the state and by facility policies and procedures. ECONOMIC IMPACTS ON THE LOCAL COMMUNITY Total estimated project cost is $10.5 million. The construction team will include local trades and suppliers as well as the applicant's construction management team. Seniors residing at Riverton Creek Lodge are typically large consumers of health care services. Therefore, the proposed project will provide a significant source of health care referrals to Highline Community Hospital. Since Riverton Creek Lodge is a taxable entity the proposed project will add significant tax base to the local jurisdictions through property taxes. Riverton Creek Lodge intends to employ 34 Full Time Equivalents including seven salaried employees in higher paying administrative positions. Total annual payroll is estimated at $770,000. APPLICATION NAME OF PROJECT/DEVELOPMENT: R veir'Ibw\ Cretik tocte., 'Re:4 i r e 4 owl Ass i l-f eon LW /6 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. Quarter: 14e- Section: I(o Township: 13" R ange: 46 (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: C IVf/I N OW (re.01A i ' (9 14)7 .J/ 1G ave, cQM(D f t)U5; Q DeOAgpwie LLL Address: 28 i "\ 6 (Li °it Ave. 5w:it 2 (5ecarie (/IA q9 at Phone: (90(2) 44 I FAX: (a0 441 • (1/1 I Signature: '� ►L -C. LLQ_ C J A. "— Date: 7 /'-D /O 1 G: \APPHAN\LANDUSE.APP\PRDCKLT.DOC, 06/16/00 CITY OF TUKWILA RECEIVED PLANNED Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 AUG 2 1 2001 RESIDENTIAL Telephone: (206) 431 -3670 FAX (206) 431 -3665 COlV1iVIUNIT E- mail: tukplan @ci.tukwila.wa.us DEVE Lopr�Ej EVELOPMENT 13) t2 ry 1aoW Roa4 Sou44. 1 6 230 - qoo ( g 1 &23c4 - '' 179 . Sr !; 44. I �15� b+. �l fidli" M1' �Yk' �" N. 1 ! J�:'l:!J,%GKi 11%i'�'�'�!A`�7i:i 1 FOR STAFF USE ONLY Sierra Type: P -PRD Planner: /( l File Number: f 0 I_ v 6 7 Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: L 1 _ (... L _ T) APPLICATION NAME OF PROJECT/DEVELOPMENT: R veir'Ibw\ Cretik tocte., 'Re:4 i r e 4 owl Ass i l-f eon LW /6 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. Quarter: 14e- Section: I(o Township: 13" R ange: 46 (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: C IVf/I N OW (re.01A i ' (9 14)7 .J/ 1G ave, cQM(D f t)U5; Q DeOAgpwie LLL Address: 28 i "\ 6 (Li °it Ave. 5w:it 2 (5ecarie (/IA q9 at Phone: (90(2) 44 I FAX: (a0 441 • (1/1 I Signature: '� ►L -C. LLQ_ C J A. "— Date: 7 /'-D /O 1 G: \APPHAN\LANDUSE.APP\PRDCKLT.DOC, 06/16/00 CITY OF TUKWILA RECEIVED PLANNED Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 AUG 2 1 2001 RESIDENTIAL Telephone: (206) 431 -3670 FAX (206) 431 -3665 COlV1iVIUNIT E- mail: tukplan @ci.tukwila.wa.us DEVE Lopr�Ej EVELOPMENT 13) t2 ry 1aoW Roa4 Sou44. 1 6 230 - qoo ( g 1 &23c4 - '' 179 . Sr !; 44. I �15� b+. �l fidli" M1' �Yk' �" N. 1 ! J�:'l:!J,%GKi 11%i'�'�'�!A`�7i:i 1 Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning Information Waived PbWk / Ping Office Use Only . Comments & Conditions. - ... _ APPLICATION FORMS: s. tee. Application Checklist: one (1) copy, indicating items ,Stlbmitted with application. (� Complete Application Packet: eight (8) copies and one set of 81/2x11 High Quality Photo Reductions of all plans. (See Project Description and Analysis. Site Plans and / Evaluations). 1 . Permit Fee ($ 800) and $100 per acre. ` jr - SEPA Environmental Checklist: three (3) copies and Fee ($325). PUBLIC NOTICE MATERIALS: ing County Assessor's map(s) which shows the location of ch property within 500 feet of the subject lot. hree (3) sets of mailing labels for all property owners and /T e tenants (residents or businesses) within 500 feet of the subject property. Note: Each unit in multiple - family buildings - -e.g. apartments, condos, trailer parks- -must be included. 7. A 4' x 4' Public Notice Board will be required on site within 14 days of the Department determining that a complete application has been received PROPERTY INFORMATION: (Vicinity Map with site location. 9. Surrounding Land Use Map for all existing land uses within a 1,000 foot radius from the lot's property lines. 10. Title Report -- Clearly establish status as legal lot(s) of record, ownership, all known easements and encumbrances. I/Lot lines for 300 ft. from the site's property lines including right -of -ways. PROJECT DESCRIPTION AND ANALYSIS: LYrA written discussion of project consistency with each decision criteria (TIv1C 18.46.1 12). SITE PLANS: t " -One (1) set of all plans and analyses shall be stamped by a licensed professional surveyor, architect or engineer. and have an original signature. Additional copies of the signed set may be submitted to satisfy the total number of copies required. Revisions shall satisfy this criteria. COMPLETE APPLICATION: CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact the Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted in a later timely manner for use at the public hearing (e.g., revised colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. Department staff are available to answer questions about application materials at 206-431-3670. G. IAPPHAN \LANDUSE.APPU'RDCKLT.DOC, 06/16/00 COMPLETE APPLICATION CHECKLIST TABLE :1:' -..,. R. ,i ;.'ir 4.fi.�;?.e1�u::k::7ie�ti ��e;;w��:;n� {,Yii ",'t }tin:;,,; °'•'y ; v: Information Required:; May be.waived in unusual cases, upon approval of both Public Works and Planning Information ._.:.Office:Use , Waived: . PbWk / Ping = ` . :. -.. Comments Bi:Co nditions: , ..,..::.. ;...... l A boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, improvements, easements, encumbrances and right -of -way width /infrastructure. Elevations shall be City of Tukwila datum NOV ( 1929 datum for 100 year flood elevation with equation to City of Tukwila datum). This shall be stamped by the surveyor. Location of all sensitive areas (e.g., streams, wetlands, slopes over 20 %, coal mine areas and important geological and archaeological sites.). Provide sensitive area studies as needed per TMC 18.45. Also show trees over 4" caliper, indicating those to be saved. All proposed sensitive area d tree protection measures shall be shown. I . 100 yr. flood plain boundary and elevation as shown on EMA maps. xisting and proposed lot lines shall be shown solid with new lines called out and lot lines to be removed shall be hown dashed. \.Z Building footprint with changes in elevation, site improvements with sufficient dimensions to be accurately described and located (e.g., building square footage keyed to parking standards, driveways, firelanes, parking layout, loading and service areas, landscape areas, rockeries /retaining walls, fences, pedestrian and recreation features, building and site lighting, mechanical units (with screening integrated with building design), signage per Sign Code, and any street furniture). Il Fire access lanes and turn- arounds to be per Fire Department standards. IX :Impervious surface coverage (Max. PRD is 50% (TMC 18.46.060). 2or MDR and HDR zones, provide development area coverage (Max. 50 %). Senior Citizen Housing exempt. 22. For sewer and water (domestic and fire): Existing and proposed utility easements and improvements, on site and in street. Schematic designs to be provided regardless of purveyor (e.g., site line size, location, and size of public main. No capacity calcs, invert depth, valve locations or A. the like are needed). V Document sewer and water availability if provided by other n the City of Tukwila. . Storm drainage: -- Proposed schematic design for all conveyance systems, water quality features and detention structures per TMC 16.54.060(D) (e.g., detention ponds /vaults, frop -T elbows, coalescing plate separators, d bio- swales). '- Storm drainage -- Include a Level One downstream analysis per TMC 15.54.060(D), and a narrative discussion of consistency with the King County Surface Water D nage Manual's Core and Special Requirements. 2 ire hydrant: -- Locate the nearest existing hydrant and all proposed hydrants (adequate fire flow demonstrated in the - "water availability" documentation). � L 1 Schematic road design. " County Health Dept. approval if using septic systems ( Min lot size = 15,000 s-f.). • Total lot or parcel sizes and average width of each proposed lot (min 50 ft. for LDR). G:WPPHAMLANDUSE.APPWP.DCKLT.DOC, 06/16/00 wr •ea �':1 �._l Y'�iv h. s d •' 1 : � 1 4 e.�wn.. /A,:j1i �. .•Xkw''4•.... Information Reooired' May bo waived j unusual cases, upon � n�6�h9ub(�� �bmo���' Information wum«m pb\�t/P�g ffi ,� � �Comm:o�j�� '_ ��. .^` �— . ' ` ` ' ` ' ' ` ' . Landscape planting plan by a Washington State licensed landscape architect. One set of alt plans and analyses shall have a wet ASLA stamp and original signature. Additional copies of the signed se may be submitted to satisfy the totat number of copies required. Revisions shall satis1' this criteria. 31. Luminaire plan -- lnclude location and type of street and site lighting, proposed Iixture cut sheets, site tight levets (foot-candles) and the effectiveness of shielding to contain alt direct iltumination on site (e.g. direct illumination off site and maximum 2 ft candles at the property line). 32. Signage per Sign Code. — stream frontages: existing and proposed top ofstream bank, stream bank toe, stream mean high water mark, and base flood elcvation (i.e.. 100 yr. flood). ELEVATIONS '� \�4. Building Elevations — Dimensioned and uudoub\e facudcs, with feuturxx, accents. and keyed colors and materials. �� ���� Colored elevations. 36. Photomontage of site at completion and at three years, from the nearest downslopc street. Required for Planned Residential Developments. 37. A rendering is optional. [fsubmitted, it must accurately show the project and be from a realistic perspective (e.g., 5.5 ft. height from the sidewaik). • GAAPPHANNLANDUSE.APPWRDCKLT.DOC, 06/16/00 lar Mere Le Wee IV. • We 40.00.0 NY•Or toe 01•J rrt Arne Ye 1.1732 MOISM 1 f_. 1001 i n1 awn ry M./ 07•01.02.1.0 NAN. we • (../G0 MOM 1101, I • • MOW OMM. • IMO M. LEGEND 1•000eYe Leapme 440 11011 (AY RIVERTON CREEK LODGE EVL C.V ti. 4 1 ....... , tr 1. • te • IMP 0.0.0.1 •••■• Am. A ▪ tv, • nee MAY1•00 0300,M. MC.1 t e - memo 0 in.. Yu. 0 moan own 0 nano not. r D /anon, "dn. f forwar 0 At eve 0 moo • • IV," Seele NY • • MOO WAY WO -• Mr. Wo0.0.40 MY ye 1, eNSITI• onus mar is OrOM awl woe I. 013We YAW ••••1 nor t • • 1 .., Lane Wenn. Pa • novo arm.* Art .1 LOT 1 fini02 YOTZOL123 POR. NE 1/4, SEC. 16, TWP. 23 N., RGE. 4 E., W.M. it • . • RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT • . .39 5r0 neWae00 • . 170 21 / • „, • • > • • • . 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IT Thr CCWTRACIUrS RESPONSIBILITY 70 fiELD v(mrr LOCATION or ununts PROP 70 PROLTECAhr CONISMUCnOV " Nom YOU MUST CALL 1-800-424-5105 NOT LESS DLAN we NOLIRS BEFORE BEONNING EXCAVAnoN MARC ANY uNDERGROuNO (mons NAY BE LOCATED (ABM' TO DO 50 COULD ArAN BEARING SUBSTANRAL REPAIR COSTI (UP TO INREE WES INC COSI of REPAIRS TO IRE SERH(E). OAAo 1.11 41sarAtt Trim) AIIISOCUIMES I 14 0.0.00 IM DIM II 1010•11 01 1 •■■•■••1•1■11•MI ••• • 0 _ •• . _____._._ 7/12/61 21110 101 WW1 AGM 4.1ft IOU z 01 - 0 55 I ' • z Lu 6 C -) O 0 U) LU LU - J F_ CO a. w 0 u_ m < Z 0 Z o u j 1- 0 L I 0 Z 0 I- ) sirs: OF I72PL!81 COHHLINITE HOSPITAL • ; k ; ; • REsp E15102 100.72LIRE2Y ....... ‘V,M. Adf•NeOrtv • • 292 ed • F.- • I • +V . 1 • . ...... t- tveJ 4i.50 • • • 8.073 r';"`••;::::*; ....... • •• . • , 140:41 7 • ., PARCEL "1". KCSP W17141 . .. FLAT ......... 77. 40 POR. NE 1/4, SEC. 16, TWP. 23 N., RGE. 4 E., W.M. • ••:- -,••• • • • " mr • A., • I • ..• 770 21• •• • . • • I 1 '••• • 51 ;TALI. GARAOr. ASDSTED ueN5 ^ COATUUNITy , • • • .2., • ,;-) • • WAY'? • .8 1 i• • `)., •h J RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT LOGLIION Or l'AISTING ITTAIDES 0707,11 APPROXIIIAIE AND 77.41 NOT fir ACCuRATE OR ALL INGIUSIIC. 11 IS DC CVNTRAVOR'S RESPoNSIDILITT 70 rat) WAVE LOCATION 07 MINES PRIOR 70 PRTXTEDING 117114 CONSIRLICTION. 7701t YOU 11uS1 CALL 1-800-414-5555 NOT LESS NAN 48 HOuRS WORE DEGVAANG 18E484:ION AKRE ANT uNDERCROUND UMITICS NAV EC LOCATED rATLuRE 70 DO SO COULD MEAN EtEMINC 2/001:410101 KRA* COSTS. (uP 10 THREE TINES THE 7057 or RCP.ITS TO THE SER.CE). 0 Tor Aro ...an ?MAD ASSOCIATES Okpl. 1.14 D.0.4 No Fa ■•• • M. ISINS•4•11 11. 0.11A1 N c 0. 0 0 CO 0 w :—I co u_ w 0 2 g co 1.11 z z w w 0 O D- O I— w w u_ 3 O 1 z 7770. 7/r7AN Kai/ wa.1 tn./. !W M? 770 inn WAD 707700 4"MM 01-055 01.2.4 1 } 0 STREET TREES MATAU• CAL TT. WALL • r CAL TT. .1't li PRELIM INARY PLANT •CZR RIEwrine. M•TLt MAX,. lNenvAMC.u•b. O LARGE DECIDUOUS SPADE TREES •TLLL • I. CAL in, ACM! 160•44® rueLI eeniw .Caen. TNJJCCI4V44 OM.. CAM". O! R4.LOMLROMlAM 110.0 CM Cl JATPIIOMICATCRA IRCe PAW onvAricA/euncrem me. 1.AX14C 1l90TLVN4 CAAQW Aew GALL* TALbnfbT14 OAK O.RM■6 ILLO.WIICO OAK DECIDUOUS ACCENT TREES ACI,! CItIMNINI! MAIL! AC 'T.w 6101NMTA/RRIIMC MAR! AC01 FM AIV VJY•A1l$e 1WL! COMA ROJLANCO •A OOCLOCO wMl.tl4 X IMINIKO W W406G 411CM OA ISM. M•001.16RLLATMTM 4400(4.6 MAGNOLIA X IOJ.. 0WAa6N10(R MACCCLIA P01200 an 4.110 IVIVX RIICOo ry N M.1WeRNO OMOa.I 61TYMCIA OVATAMOMA4■ 6Te.ARru •TAX RLAYI4RRAORNO ■01011.1. Existing Vegetation 10 remain Limit of Clearing Non irri w ted Meadow type sen 1 Perimeter Buffer Evergreen Hedge „•.A A•9 T'1'•n •• Median Plandng U. n Cm gr. � Annual Planting LIST C , .t It CONII - DROUS 1 I861•LL • L M. TT. CALOC,P•AJ C[CUl7 CI Cann. O.00.R.9I09•n CIO•R C.4YAICTA NI OOTYAYC•.RIN n4* ..6R•.a.Anllan SLACK Tne TAIM .LLZLTAMI•TZT.. RED CI04w VINES I . 2 644.4.04 4021406 CALPII4T C1.014n6 fl. LO•ClR. JLR.CIIJYNCJ! S.lT9LU ROM 2T. (RVEtn 10 424 A6106A 1.1.0.10.00M -012n• GROUNDCOVER 641.. Y 7076. 6• CC A9WLJ ITRONAL CO-OR ARGTATNVTLlO• WA.4Ob4KMCKNIK CALL. A yLLOAK 66_A„O1 0.414* r100e00M0•OLIORd 04.8.4146 %MLLOuMa. 11AIa72* .1 vCS4LOaal0A144.1046 1OLT•7ICwr1 004 1.0 /a*Ow 0104. 1, AwJ NON IRRIGATED MEADOW SEED Deciduous street bets. ryp. Evergreen Hedge ,,...,... ,.., - fl, •• SHRL'9 PLANTING Foundation shrub planting around buildings .,...i...•∎ •.A. r.• 14.10. 047. F %RJR T4LLC• 11 2 6.' 104 ION LC.I CAC*! 7r*.05 !.0•1746 IJ10On1TRArEl•R■ clew •.• - • u.vLIA 04040 000■ •NA.fO••Raq...At•'.Lm OJJ•we 001.410* CLTLLLA,u. rKlNnwlt CAN,. NAM /SAW.. nub0 14044186 a P0*C*NAP.C. 710 11 1% 0 140 nxSLLN.C..44 0, 04.6,4 410•w.CLA .CIO 011,218 !a/ D.L(!• l! w (111..474 6EILMere J•0N404 ,00.14 L••A..0.1• A.YA.rT011A IM •40.0lw 1041(!14.4. 970•.00• .■PE, NO' Le 44401.14 OP261C44E•.21t• nA1•DDD 0b1A1nw6 DeLaA• +1.66•wr..e .0146 JAf09044.77 0 1.E (414.!• 4040 I•.. nt.o 1.160 MCC. r4. ■••6D000ORCII RD.. 60Y wMXf6404 904.164.04 6aw0occcr bcenu 4..090• MIRK• TWl ..RdN.WlK. 6.411/.!• 0140.64.4 roC.An 4 TLTC6T0614.00.01.e•10 0101 4 01 c.4.aeranc Kew M1Q Hea..M CZ ) _ ) EXISTING TREES TO REMAIN NOTE Wetland • • \ v • • . • . •/ • *Wetland • 0) (6414/040 6 4•11[A6!AC1T7M0!14D..AR0a110 *004 6.0.4.1 D C AIK *1tD 619/4. u10.87■ 191441101 616 lot TMt6 N Tut 40J 111 , 0•08 60414. K L04,.A4CR 46e .LAM.. OUT Do.. K ■.10041!0 T11•r•O.(ARKI MR*. el ma 107A42. O.1L41 RECEIVED AUG 2 1 2001 DEVELOPMENT OTw T4w.lwa>.al. C TRIAD ASSOCIATES w Nix N• a.ti..... ansyfte 0 3 t •[ r W iN C[ 168417 I.O. •20 04. 11T 140 Ws000116 Yn! 01 -055 w " l 2.1.4 Z = F - W re U1 2 -J U 00 U) O LLI J H L l wo Q w d w F- _ z � Z� w • W O - 0 F- wW F- � 0 .• Z U cf , 0 z • 1 t ........ • 20% and greater slopes, typ or = Um It 20% and voter 2 .. .. • N. 4. • 4 % 4 4 fr4 • -1 4. 4 * .4.4.4 ;4 445 : 2 , 41 , 4 ri 4% 1' 4 , 4 461 1 0 . 4 1 4 0 4 :4 4 ,4 4 ,944 4 ,40 4 ,4 d t . 4) „ • „ • 4 ,;:e . ,ASS 4 g„ F • 5 :4 4 4 r Alt ,4 14. p te e m roosto .6 . 4+ 44 4 .: 4 40 4,4 • 4 4, .,• < . 0 4:4 . 6 4 . 4 : 1% 4_ $54 .1 ,%1 • S 1/4 04,4 • + • • • • • • 41•zs vo " .4 • 4 ski, ++4 *4 40 4 L AI- 4 4,4 4 44 4 4 * tfi OS 1 , , 40 tfAtiNt ib e4 4 4 4 4,4 44 . 04044 . ) 6 . 44 4 No : VS4 A r° ; 1 4 4 4 VAMP. *••• Ae bi t*, 4 % 0 r 0 . 14$ 4 :at. St401 S te I . t4t4k.4.4*fr 44 " S w ri o*t to oti, TREE RETENTION CALCULATIONSmAr.ro ON car or 'wow.. cane 1954.1409) TOTAL SITE AREA 435,554 S7/II.14 AC MINIMUM MCC CANOPr REOLPRCO 97J70 57/2.22 AC (20X OF DIC 3l0 ARCA) EFISTIND TREE CANOPY PROPOSED TO BE SAVED 249,54.1 SF/5.74 AC (SI.5X OF ME SITE "ASV EXISTING TREE CANOPY RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT or . o Ohm we *Sworn ININNEME.1■1 TRIAD ASSOCIATES nos We so ol Dor. I. oar:. I. MIN. M. =AWN 11 1/12" rcuo. too, row. rim 111.117 ha 110113 An WM JO PAM 01-055 4 q. art or 1uKWLA. WASHINGTON KING COUNTY, WASHINGTON BOUNDARY LiNE ADJUSTMENT NO. DECLARATION KNOW ALL MEN BY THESE PRESENTS, THAT WE THE UNOERS0NCD, OWNERS) OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A BOUNDARY LINE ADJUSTMENT THEREOF PURSUANT TO RCW 58.17,040. THE UNDERSIGNED FURTHER DECLARE THIS BOUNDARY LINE ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF SAID BOUNDARY LINE ADJUSTMENT, AND THE SAME IS MADE 10TH THE FREE CONSENT AND IN ACCORDANCE MATH THE DESIRE OF THE OwIOER(S). IN W4INESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. NAME: (TITLE) STATE OF WASHINGTON) COUNTY OF KING) CITY OF TUKWILA DAY OF .KING COUNTY ASSESSOR SS ON THIS DAY PERSONALLY APPEARED BEFORE ME TO OlE KNOWN TO BE THE INDIVIDUAL 4,10 EXECUTED THE FOREGOING INSTRUMENT AND ACKNOYLEDCED THAT HE /SHE SIGNED THE SAME AS HIS/HER VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES MENTIONED THEREIN. GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS SICNATURE: NAME AS COMMISSIONED: TITLE: 141 APPOINTMENT EXPIRES CiTY OF TUKWIAL APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING THIS DAY OF , 2001. CHAIR, SHORT SUBDIVISION COMM111EE APPROVAL DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES APPROVED THIS ____ DAY OF ________, 20__. SENIOR ENGINEER, PLATTING UN1T, 14010 USE SERVICES d ■05101, KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED k APPROVED TH15 ___ DAY OF 20__ DEPUTY 11106 CG1NtY ASSESSOR PACE 1 OF 2 FASTING 1014) 11FCFRIPR(Y40 01051 40(0CAh 71111 I0SURAnC[ ORDER NO S03669-17, DATED 001 1, 7001 Al 7.30 A6, PARCEL 101 1 Of ■w0 CDUNI 9,041 PLAT N0. 15771.., ACCORD..0 10 5.,3777 Pool RECORDED 600511 13 ■974 9110C14 RCC0001C ND 7603130360, w 1160 00,111, wA91I06130 PARCEL 1101 00)60, Cr THE 1 0401110 (1 147 0ON04)0.51 0400)70 (Y 5(1651. 1 10.0154,0 73 NORM. RANCE . (A51, pm. w ANC COUNT wA1.000)0r1. DESCRIBED AS 0010115: CQ,N(NONG AT N7 wl(RSCCTCh Or 1117 5001 LILAC Or S40 50004930 1111, 11,7 (AMPLY 60001, Cr 01L11A00 ROAD. AS (SI4BLIS1E0 BY CON0000A14(N PROC((ONCS M 4740 001111, 500(9.51) 7040I CAUSE 1,0 739736. 10(0(1 [AMYL, A.OIC 500 504111(947 Lud 10 A PONT 561 0((I (A5) O 71,1 501104)51 CONC7 00 540 5000090 NONCE h( 19ERLY ALONG A 5(4( A RiOO 40075 70 S40 SPA. LINE 6. F[(1. 11(7(0 075) 4000 A LIN( PARALLEL MIN 7,1 50497 ONE Of SA 50I10NSCN 10 A PONI 01 IOC (051(101 60700 K S40 06411401 ROAD. TNEn71 50476(RL7 ALONG 540 (ASTER• N ARON TO 11,1 05101 Of B(51714C NFM F .411 f f)SCEDESIDN5• NE• L07 1; ALL 9741T 05101101, Or P 1 7 4104 10407• 500777 0001 0 10771.., ACCOAAC 10 56771 R07 0077(00 NANO 13. 1176 900(0 06[017(4110 NUMBER 7803130360, w 0110 CQ1N11. *091,11[130 000 111,1 000730 Or 1n1 009)•(ASI 04007(0 Or 1 764 HORD.C.41 04ARR* Or 57C1101 11, 10,5.,,1 73 NM7. R0NO( . (051. wv. 4777 CCAIHI,. *1191,0(730. 0(500010 AS r0L0*S 9(37714N7 Al 011 047(05(0030 Or 977 505(10 9117 Cr 540 50900974 MN ME (051(4147 UNE 0 414/100/ ROAD. AS [5148419,(0 BY C7 PROC(7ONC5 111 44140 70407, 500(0771 C04777 C695( A0. 730736; 16(1171 50.497 61 C651 µ01C 540 53.414 9111. A 05 Cr 4769. 0771 10 117 9451 41747 Or 147 E057 3000 FEET (0 540 4011[051 0407740 Or 97E 7777711(45? 04.0779, 970171 NOUN 01 CAS( µ30C 540 *CST 44104 . A 057011(! Or 6.1.67 06(1, 11KN71 NOON 6946'00 MS7 PARALLEL Mtn 71,7 30401, on( 7 540 500),ISC,. A 0.5100(( Cr 7.0,71 0[77, 14(071 50497 01•.7'39' N5). A (9570107 71 707.76 0[1) 10 M( 77770C451 [710[9 51 KCSP 00 676107, AS R(CCPO(0 9NOER R(C7100C O9uO(R 7903790679, RECORDS Cr 4 604h11, 7ASnwC730; 741(071 SW7N 70 [ASI ALONG 017 EAST 9.(O 540 513777 P4A1. A 0151AhCY (0 95 I D,C071 63 r (( C30 TmnoO 40010 500 IASI 9NC. 504) 01•.7 AS7, A 05700(1 00 013 0(71 10 A PO11 30 111 47874 LINE 74 NC SAIN 6.03 1E(1 Of SOD 00010(051 CHARIER 7 MC 1,7RM(05I OUARRR Or S40 5([030 161 0[0CE NORTH 69'•6'00' 04451 047'»0 Sop NORM 947. A 0S700C( Or 707.65 0(7? 10 1HI (05 TERIT 60704 Or 41111070 6000. 977071 SOWN 10•.77 EAS7 NANG 547 (050041 .1AR0N A 0514.[( O< 6516 r([1 70 THE PONT Cr 0[06/PA CO A NINE ,10 ACRES 7 0045. NCR[ ON 4(55 14•1.01 t 101 t Of ANC 704111) 9,011 RAI N0. 10111.., 4[[70•116 10 36w1 P1A1 0(6710(5 6010 13, 1976 607(0 0(7700410 00410[0 760)137360. w 111110 7174017, *450 [77[07 MAT 074030 00N6 50114 74 1116 00000706 0(577■0[0 UNE, B[OoOw0 Al NC ,11TE05ECN30 Cr 101 50410 Lw1 Cr 540 51300700 MM M[ [,57[1147 Lw( C0 6.1,744• ROAD, AS (5)481491(0 BY C0•0C71AD01 007[7(71165 111 4NC C04 010(0671 00.101 CAUSE N0. 039736: 14[0(2 50170 69•.6100• C415) µ000 540 50407 l4 A 0514.61 d 100617 0(6? 10 1.1 504771(057 CORNER 540 00007(051 05(0400 Cr 147 077797[051 0407170; 71(471 117.907 00 [A57 *306 11,1 EAST 01107 11,[0[71 , A 0110071 Of 64, 97 1761 10 7111 TRUE PO41 Of O[ONNINC; NONCE DORM 09'01'00' KS? P40µ4[1. MIN M( 50,14 441 Of SAO 5007105130, • 05)0171 Cr 770.31 1171; 76(7771 50,417 00.7'39' 4)5?, A 05)0,10 Of 007 76 7174 10 1.w[ 0[097(051 (0010(0 71 177741 1.0. 015151, AS 0([[70(5 910010 0410•1 041,0777 7903790679. 11177101 CO 0n6 C0411t 1109 01,0 7117 7(0041445 Of 11,5 4 C0114NmG 1S7 ACRES Cr 1480. 4001( 77 LESS RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT ' aOR• •aW1 r YO p Y •M •0 11 1.1 V }L o nTr � , NUNS o-...a t4• OM ' " IMO W R )' aY t✓ • Ala CRAONIC (SECTION ORA NOT DISTANCES AR 90 nod t:I T PL useenwtals ~I .1 I.II NM mu LIM NO MN 01./ 00 0 to 11100h 1/IT tows towth I/•M 0100•• r m04a1Jr l af �l•II F n. 1 1: 111► 53.2" . 1 1 - i I L. a r anti : 13 4�IP :011.0.* • • CM Y a••■ 4.000• .o •••• ■I M /OM 01 0111 M ••.A1 • . •100••.1 W woos 1.1. ww0 4e•. /0101. •I r•1 - IN t. It I tN•• a 1•11001•01 OP 101. -.a I. 1u MOO .rt sea. 1 Wp , WO,. 1 1 /3°' t•R O N OJ II . NAc N0." N NOt fa•t[r• N 000 ,•0. Io• WI 000•0010 N IW M 1N 0 01 00 MN 0 1010 •Y a.a 0 O 018 •rl.+.0 r0 •....bR YO0•••1 wit wisav Imes /vow NE 1/4, SECTION 1S, TWP. 23 N., RGE. 4 E., W.M. l�.•r• •�•m• N•� •� •• 1 •ems • WO /MOM 0 1111 M1101•11 San. 0111•00 yrrA I0 MM. N, M • IS 0000 •M • I01..., • 530 O•••1•, •••5311• AMMO 0 IW 01.i1 Snail ~ •N 1 • .01 01 rA11Y1 v mai OMAN 4910 Mama. 0.00 0 0.0 ..1 0.0.11 ,0 W tear W N RII. • 001.1 IO NAr •ON 0000IYRw ~Maw Y b1 YYwrt 1• TD MOM N MIL 000•1 Velem 00. R 1.01 MINT •1 C 7 W ••••0/ INR •••.•.••• Is. 001.0 000 N marl. r•••pl b•R A w ONr\ 0•300 011•M 1000 01 0 a ml M Aeons A• I r e /00W WWII. 1000+00 4000•10• 1Y 11M� 0•11 Wtm0•0111 .• ▪ MOW 090 �4,• K 0.0. • • II 01 000 IO Ar+•a•1•0• • Ir w• •oi R...�...t • . - 1+ ,� I � •. ,` , • ` � i • g � • i Nib. • , \ `` 14 ` I ; � -` �j��i /� � ` o � � � /may `, r It•• ', 1 ` r S. I 1 � • 1 `, .• • \ `, ..r•, ■1iLi �11 1 p NN• N 1401 04.0 1,14N0 11 . 0•I•0,4RI •.a 1.001•0300. 1100131011*MOMD0 0 A .00110 010003A WM, d v rr AUG 2 1 2001 COMMON ;Tv � 1 `, •♦ `� 1 1 . t" , , r •N. 0.4"00 >, jI r , 1 ^_ Kb as INN W . N R 1/•, It •A •tea II 10. •0. Nor /..•tea • Arow.w, MAN NMI m..• b1 NAC5 $1.• 31. re • 11.000 ••p• w•a• 11tl..A• 1 1I 1;0014 OM 10 If MOS OY X00000 NI 0.1.00 •• A A AN ser Rove. 00 10 _ 1l •• ~ • x WM aN W wN• YA o,•.0I1 Ow. A N .R �i � it /y.• 1% .010 _ ?its. IV le- 4. • I.4 1 x LLII>30 • 11 o A WO. ••g• O '' r. • M om wi•Ww.o,• a et. nos o 1 t•t 011 0 sew 4 531 • 1 101 0 • .••w • mt nom Nal wee owe 0 IA mama • Ma M.no 04.0m . I•r r, R•s OM 00 w. O. w I tr crow., rfs .1.1 u.L• P . 50' n v CR•PNIC SCALE lar•• ••1..••r 0.00001•0 41411 ■. ma or 10.00 ° a • LOOM It Mfteul Ols ••• 00001I, 1111111.11.1.1•1■11•1v / • � b �11� Yep •. •T 1 1 d ••w. �' L. e.g.., 1 .310330.130.Xle}3 MAI TuA* Nutrurranserser •u 00030 T. O AMU nr rt IS• oust me MM. 01 -055 1.1 11 Z ~ c -.IU O 0 (I) IJJ W I I-' LL WW o L • a yI a W Z I- 0 Z 0 '^ • V/ O H W u. i-� Z w U _ = L O z CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION Living Care Senior Housing Development has filed applications for development of a 121 bed assisted living and 26 bed special needs residence to be located at 13112 Military Road South. Permits applied for include: L01 -056 Design Review L01 -057 Planned Residential Development Other known required permits include: Hydraulic Project Approval by the State Department of Fish and Wildlife Studies required with the applications include: Wetland Study, Geotecnnical Report An environmental checklist has been submitted with the studies identified above. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., October 26, 2001. A meeting to provide you with information on the project has been scheduled on Thursday, October 18, 2001 from 6:00 to 7:00 p.m. at the Tukwila City Council Chambers, 6200 Southcenter Blvd., Tukwila. Opportunity for additional spoken and written public comments will be provided at a public hearing before the City Council. Notice of the hearing date will be mailed and posted at least 14 days prior to the hearing. To confirm the date, call the Department of Community Development at (206) 431 -3670. APPEALS 1 You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. For further information on this proposal, contact Nora Gierloff at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: 7/23/01 Notice of Completeness Issued: 9 /17/01 Notice of Application Issued: 10/05/01 n�. 71 Fls1Y Ne Sfn fN1:, WryilF .r!wM...+.,e.«v.+...r.. L01 -052 Boundary Line Adjustment L01 -056 Design Review L01 -057 Planned Residential Development E01 -019 SEPA Checklist OPPORTUNITY FOR PUBLIC COMMENT SS 0°10 1•12.i...1*{>CV.N>1 3.0.3 0 Ann. 0.r 113.1.1f12014V CIVOLL e 1.0301• ...A A 0 , .:AS • 31.: TI 471.0.700.• 30 10•••0 - 440 •10 301 6E30 3171 00 '34.0 1.03024 C11000. 00 0 17230 3•AL le. ••01:1,11.1 01■1.01, Ave C2n,1.10 1 000313 01170061 O. KM 01E301 30 ••01 14,710.1.1 33. * ) \ . • pr.AnnoD T\ s 's Puz1 SION .30•00.• 30103 0•3101 1.1100106. .104•020 114Arlaaa •3100 1.• 1314•00. •3713.0 030000 n0.7ern 31.000 77.....000.1.01 ••••••.32000• 07710133000 1.03111010 .000.3070100 0•••■ OYU ..01,..1776A 021-A 01,4 .31170 0.. .17 ...7,1.7041.• 0310 1 6000.00 000.00 4103 3 AACMIVCIA. 1 030•31013017.1.01 3231003f /.031133 r••••Q0 .33 13000010 4•3• 00•71s •0133•70.•1130•14 10001 0100003 014708.8./r0nOrn 3,001,1 7.010,1.17 cr..810.1 1-..•C 07.1130.r1,730114•ORIA". An.0170 i■•■•••7 7112.07 7100•31.7100311.0 711E07 .00 .1•030301000000 711300= ••••••••••••••••••• ••• ■•••••• ...•••••••,•••••0 •••••••••••• A....A... 0 ••• sinpunq punt= Sugueld grays uollepuno3_, MIK 00000.C1 300• 0,0, • 8 3011710 1500 00 10 .03.•[ GrbrS P•Ell7M ....maw I zip:H d.6 'wan P005 snonppN3--, Now ■ C10300.0.00,313014100. •0•002J 0371001,310 000361 171300071 1010017=0 321.3103.01•13131.3011 39 00•31 cerrm.oraaran aana7 ',AA... 70 .0 • 3100 110303 711131.33100010.0 3333101 130023 0.01171 *3 .030 7000.01 Cunt.0• 7000010 000=7 5EINin InC171 C.i.•0008114704 040 07,0 000110•01030 010= 1100.1.7,173170 ArrC. arr(701101ner072C W0. 3000.000300710 1010370017 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 0.1 .• • 1,1101 Immo Jo 110211 uonclthA ayng upwind Ems Dd4 0 ■ 0 1x 3 10 p3103343 uoN Anne.....er8810 031013 31100031.0 1.18A6301A0 04.107 01003 1.11.C..10.80 111330,14 03110,3010/007011 0,3000,0 7110.050i6■01010113.0 71•10..4.1 00,3 .00/31 CAlitan 01103.E0. 3 0136■0•01, C00•700 7=1133001133 933030 1710313 30303=ItflflJWS 00, 210•110001■33/301.0301•0 0E73 010314 040•13100.307 000 004170.2 • 710004 3=0 CZIVV03311. 000007 030 .100030.:01 70.000 ....33a.1.7...3:7n43 awn.. n0102 ...1.173A.W3070 200 110 C -020.100• .03.00111 3 AA0.0.000.7100-.00.0 4.1030 03014 8:311,111.01911.=•• ma: 1. 37 .1 • 1 scr!rg sncnc.:sc .00071•0•31•00•30 3314300 31003 (10•03113210 0310 • "0103 GB 1611 INV"lci .1.20IN11.41ci 2unurki ierwuy- . •••••■••■- Sufwrid . 43711 1.83.7J2.10A3--• , -Median Planting DnYw• floe [ um 14. r••,... ww RTC••• Annual Planting PRELIMINARY PLANT LIST O STREET TREES ,.61ALL • 1• CAL TT. ACER CnEOLrae MAPLE FRAMNM POA.ORVA.ICA/Ab. O LARGE DECIDUOUS SHADE TREES WALL • r CAL. TT. 4L[R IDERnIMD MAPLE OCiLLA JACCEC.ICNTIVJ fl I D:RCN CARPe0e 5111.25/rIRPlN. IKR`.DEA1 CEIECCIPMTLLYI J•PCNCurLKATNRA TRE! FKAD 621VATICA2NRPEA0 DEC. lRAxOYD ANOnVADICA.CIeleM 40• =ROM PALU0T4MN OAK 0.02020 ML04.12LsD OAC DECIDUOUS ACCENT T2ES /*STALL • 2. CAL iT. ACM CIMCMATOWNE M4PLC 4CER 000CV1TAPERSARC MARE ACM PALIBBISEWAPAEEDe MARE COMMA MAW FaMa POLACCO NAY.Y(LIO • NIEIRKOW HTD2D OTC. MALEL I'IAY.OLIA WILLATNOTA. M CIA MAa.Dt14% OOLA.0111 ASAJCER MACfOL 0•T12DID201 APLONEL ueou4e0D PALM10 01•.RQ.2RE0 CkEIEeT OTEIIMRII4 wA74.10)41aM OTEUWTIA OTTR -M 0154001MRA4RAHT 0.41.0114 , g Ve _I to remain I Limit of Clearing Non Irrigated Meadow Mae seed Perimeter Buffer ac•w•...4 rX.,X.. m••• Evergreen Hedge t -J 4 •e Pa• :.E .. 0 CONIFEROUS TREES IMDTKL • O' oat TTT . 2 04L24 GROUNDCOVER "WALL 4• PC•S • W OC L Au.N • ) / Wetland 1 \Deciduous street trees. typ. Evergreen Hedge .,..� ••R F..VnI, .N CALCCICNN CCCIARaMMNCEX01 CEDAR CEOIRE 01COaRAMIoeAC CEDAR CHMM41CTP4CS COTIM•LTPR[0• Pr•A K'0L/AI6TNA2 BLACK P02 1NH1A RKAT4alSTEC1 RED CI0. VINES A. 11101A FIXOMKTA 01.014115 5 . LO,ICERA 1 AI.OXICa14PAK^! 14MT?CFLE ROD, D :MB* 004101 ODIERIA FLOROPC2AWETERlA ANAAL/ PLI@NIA1. COLOR atCTOeTCP..71.1.00 WA•utl1.NN•CFrN• OA.L1 4 MLJIARO••CAT•CR 00000 RIA rROOO'CC.LS.JMEIR]QCN OALL.T.ER1• >MLLCWSALA• MAND.IA.DDCD4/1 431.0M wL..o.14 POLTDTIC411 Mla1111/•A.CIO NON IRRIGATED MEADOW SEED i�®Ca 11519IlBtiffifflet �� �w v w I emmis 571.al=1* TIP4s10 1014) w)..141-- -_ ° -_� ..amp �nL"'taRl a-- 1 2 SHRUB PLANTING 14.30• M. MN •0R TALLER O..R10* I . 2 04LLON FOR LOS ORC.14 0.4ID -05 Foundation shrub planting around buildings •A A . D ._ -.I. ,y„N.,..• I w M. ety 4Pd11LA I EDO.ITRAIEEPRT DUON CAMELIA •• =A CA•4114 DAP4, 0004 . .4.20•MABDT1414'.W.ITER 0,14004.0 ClMRbLL41102F/141T.I.ID EUOMTIO A.4T0D.FNNO DIE.. 110X11151A•OUCAN4RIEG4TE0 EulT1111e Dr...$ a M40ELL4M04MAI OT 21• .6)4 ■10RAIDEG MaCIDC•4IT1.L41DDLr4E NTD..*Kf4 ILEX CRENAT4 .!LEER)/ 1404XE CC /90.17 L4v4DIL4 .110 sBIDOLIAE.6Lt04 L4vEM0E• LO.ICIR.L KT004•0X •OE•n0FLE H4O W 0O1e6TC4/1444FLT 1541 00411M.6 DELAV4tI.0Oru.R4e P BIBS JAPONICA:06r O "BM v4LLEr 0..48 P•ue ROD SWO .01VS6 1100 EsIsE R.•L000E'0RO+ ACAA YP 64PCLCCC04 •M'ER;4Y.A w011L16L0J 042000004 6E21114 14Pdu 04PK• 1..lESE•IIRw+IK•G BP RAl• 1/92411 41041.1 t0.YNTED.I,DOELPFILE vPALM 'PAR." CA4 EDIIKIl1N 0 ,IDABIsfs EXISTING TREES TO REMAIN NOTE strE ( l ■ 4.44 LU..SP% ARE40 INCEPT FO• IR.4•1%22 MACK. WALL fX .554•110 LAN AM .U101AT0 Ig 0,1<04 AMC,. NNE IMED NNE MO. IRR.OATED iMA004 MAIL EC LOS WATER LEE RANTO N' 0..4.1 DE 12044110 TEBTOI AR:LT WANG RAM E0140L10.024T EOL. Ir P0. WO Wetland 1) SCALC: 1' • 50' CA.n N. Asuay.n �psia.l •[ct /1 77 CIRIfiC��I �>1l TRIAD ASSOCIATES ha P. nnetIsa• D 0 u /EDI 06.1.50 M. i 4 ALP lo; IY9 DUDS 400 le 11150 "''" 01 -055 22 "" i3 Z wQQ W JU 00 U U W CO IL W LL JQ d I- ZL� 1- Z I- W W U0 O - o I- W •• Z W U 0 z ( —Median planting .•• c•••••■• Annual Planting PRELIMINARY PLANT LIST 0 STREET TREES NOTALL • r CAL VD cs MITALL • r GAL. tr, ALM PirinUV.?, Mint? 0 LARGE DECIDUOUS 51-I4DE TREES semi. • r CAL Tr. ACV! M.D.22 M.P.! 021U.* MCM1D CARTMOD DeniLLIDLDRO/EMS 1.[WIDEMI J4P00021/...4Te1J6w met W A IL. BILW2104121.0e2.11 DM. [DAM. rEMATLynitC...SAMEN 1.631 CiRmate en1.12,28.141 OAK DIAMOM NIMMOMD OAK DECIDUOUS ACCENT TREES 2066 [...C.A1121.,2 riM•12 21116 Con.ttiMmMt•IN•niC MAME 23116 r•MDMMUM......csC 1111112 310 /LYN/ calf. riMenteM0 144,41.1.t6 t. *mt.your umwD tinCe no...• niaDim• nareetta • 11 1144.45,41.1.41•JCIR 11.41.1{.14 n.DVAM•I 4011M.MMIDOMM00/2 www• pi/MM. 0vM•Mallidet ifinunmi• 5611•An MAMA wiky•MIT 12012611. of Clearing on irrigated Meadow ipc seed Perimeter Puffer k•• 0•1"•■••■•• 1•••.. •••■•••• •,.....rmer / , — Evergree n . . - 0 CONIFEROUS 'TREES INVALL • • M I 301.1.1.1133 GROUNDCOvER NATAL,. 1 1 6 • D• 00 \ —Deciduous 3336113 3311113. tsp. \—rscrgreen Hedge CAL11CIC/12 C.C.umar4s1610114 CEDAR 0200.41,[0040ILD[0010.1.2011n Wmfin[c.mmr6 [Min..2,1mEm mmn wi....1611•14•1 MAC, emE 1.2)4 ri.M.M■4264101 IMO ciplott VINES 41116014 1101.01<64 GUMMI, Sm... 1.CMCD3111 ninn 611 tCVereml 6/7.3101/ 057631* FLCWJO4.IV1'6<PA 410141.1 KIT., COOTS 00,061,1,11.1.05 rA•001‘,0 00.40e. CAL,. ent.02.0C4.2.[MWDEN mAndow.• W.../W.1.0....2M 0.4.6041A POI, 010401 011.01.,..0.0 71*N F71 LAU.N 1 : . NCN IRRIGATED MEADOW SEED Wetland • roundatIon shrub planting around buildings 51-IRLID PLANTING 74.10. 117 113.61.6 74111.61111.161113 I I 0.411.0.4 PG.! L0.104004 DMID, A.T.010.1.••.0,11•••■0•1•1:1•. raifo■ 0.0-7 1.0100 LAT?, TA 334 00061 . 4.1.10. , 011.300.30431 6 rielennO, 041....1.4•22.DMI4n70n Ctriew.2 AI 4111..1,,•41. DM 1,711,133 Henri Succ.A.84••os Fee.... • F ADD!. M 6 py cmNa, 10iL66n.416101•• 4■'001 neusiroLnion.... I. WT.:Dr. tr,O,Te• WCW.F .0110641 1.2.200 Dem.....e. Ott 4•••1 • J•nrwt....1., .2 vAlLF• 0.1,1 • m...01,....013,331.• .300 F.000,00.0.1 ..mer.[Da• nervfmna ne. vett. DJ •••enlert, 11-`• • JAII,G• • 'mom/ rrienart MM•ne, F innwri [Rm. f. tm[mren limer EXISTING TREES TO REMAIN NOTE .0 111.1.103114)1 AREAL P.C.21.1 KM N., ImMDATTO DC 3041!0 *1111 411 wi[WADC ■IMI0AIIC11 671301 701 13310 N NO.1 IMMAttl, M•Den. 64.1. DC I.CM *11761113! 1*41175 6.63 • ee 166304110 1666031161.T 0000.11,07 VICINITY MAP (NTS) t_ Wand 6 0111..311 mt., TRIAD ASSOCIATES I SO 110 n Dina 1. roe 1• iut ma I.•• 3.1.10,10•061 0•11•••• • 51413 n•Lr,s, 0111 P0151111 VMS 313,33 13311, '""" 01-055 ml. ' 6< C2.104 j Z Z C_) • 0 CD 0 LL1 cOu LLI w < a ▪ LIJ Z 0 Z LLI • 0 0 O - Cf2 O I— w 0 L I - 0 Z C.) (f) O 1— z RIVERTON SITE 5 OD. V. I ft41 $ ISIN sr ^ FOSTER INDEX C1.1 PRELIMINARY GRADING PLAN CL2 PRELIMINARY UTILITY PLAN C2.1 CONCEPTUAL PLANTING PLAN 02.2 PRELIMINARY TREE RETENTION PLAN S1..S2 BOUNDARY LINE ADJUSTMENT 1 OF 1 TOPOGRAPHIC SURVEY ,..1 r;s:V.,.... •-.. .. , ... ....••,.. '%'' I'l • •• , Y.... ... ••. .. .... ..... _. „. :,..;....41. ,,...... ■ , A „,, ,t,..„ . , .\ ... N . ...... ‘,...: 1... 1 tIE 7- I ■",.....4;7.3 . ... ' 28BED" . 1 „.....,_ si NEEDS c la -.., ..\, SPECIAL \ l , : .._ ..! ,‘„.... .1 i,... ,ONE STORY, ". . .., ,Lt--—......,. i . ... 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'.., . ...\—#..;\,.0.,\—,Ar7g.. f' • • \:--,72r9.4.6.°alt;:i7.,. ! — -- 765 .? -- scum lox or riir mr 1/I, NC 1/.1 sr . ‘ . '. NALL (AP) NtrON11 1 !O.? 21.12 ••:): SU. R LS ASOI a;a OM' N .; C( ?tn...a • • , „. L • , __, 7 . • . • fill:I:I:TON ACRE • . / • •. . . , • • . • 640.00' 770.21' (MC ( MV 5) 12J ' • 'a 'It • .• • • • • • Ea A . , . • •• • • o . ;1k • - Jf • •-27.-• )11: H" • ... I RAU NW) • . • • .. .... .... *- •-•• • 1 ;T•k - t . • .1., . • :. • - - .5C • .1 •• ?.1 I • . ••• 0.) afr or PR SNC 1,07 Rik LS s.sr NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR1HAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.