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HomeMy WebLinkAboutPermit L98-0081 - THORNDYKE ELEMENTARY SCHOOL - CONDITIONAL USE PERMITL98 -0081 THORNDYKE ELEMENTARY SCHOOL CONDITIONAL USE 4415 So. 150th St. . INSPECTION NO. CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 (206)431 -3670 INSPECTION RECORD Retain a copy with permit n --.)5 I PERMIT NO. ProjQct: - I'111rVAkti Vk tat.tiilt,,•rt -vc Type of Inspection: k tk.tti.i Su ..y?t'rzy {'<.,1-6J Address: _ 14 LI 1`5 ' � • I Date Called: ` 5 - 2 L - , >S ,,f;,,:,'. ,;.?>-... Special Instructions: Date Wanted: ..)-3O -0 '�,L)) a.rim p.m. Requ ter: icy 1 tgnt iltiNi Phone No: 3(+0 — 5-0'1— F1-I 6,0 approved per applicable codes. 0 Corrections required prior to approval. COMMENTS: )...A!4"itst,f -t'9[,1.e, (i? 3i�i...� Fi,_ j /::Lti..( ,,f;,,:,'. ,;.?>-... e,r17% J, /{% L. i , _ 1 1-1/ TX %) ,.t i l � .A ('; ( r- /ev% — fi Inspector: Date: J3 EJ $47.00 REINSPECTION FEE REQUIRED. Prior to inspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. Receipt No.: Date: . • Z W uJ UO , N LLJ LLI W • O gQ co CE, W Z1.- ZO uj O co 0 I_ 11JW V. al Z U =i 0 Z Mf`.J 09 '03 09 s 34AM TUKWILA DCD /PW Tc� 1 am the (circle one) groco- 61—��0 (Ft — L,►,rwsc,�r G nox � G/ declare as follows: • a) owner or authorized agent of the owner of the property, or b) landscape architect who .prepared the approved landscape plan, or j landscape contractor hired to install the approved plantings; responsiib for exec • • he approved landscape plan for the property located at -Irn yk£ %i+ Vfa ( , Tukwila, Washington. 2. The permits obtained for this project include: Revieve..PetimitL - • P.1 /2 3. I comfy that the landscaping and irrigation devices shown on the approved landscaping plans for this property have been installed is conformance with those plans as documented in the Landscape Checklist. 4. I understand that changes to any of the following aspects of the approved landscape plan require a revision to the plans and approval by the City of Tukwila. a) Minimum number of trees, shrubs and ground cover, b) Location of required plantings or planting areas; c) Substitution of species required by permit conditions to mitigate environmental impacts; d) Compliance with the Tree Ordinance for sensitive areas. NOTE: If any of these items have been changed do not sign this Declaration until a revised landscape plan has been approved by the Tukwila Department of Commtmity Development. I declare under penalty of perjury under the laws of the State of Washington that the preceding is true and correct. Dated . :. MAY 09 '03 09:34AM TUKWILA DCD'PW LANDSCAPING CHECKLIST Checklist to accompany Landscaping Declaration: Number of P.lants P.2 /2 \C c)> L Tree Species _ Number oftrees required . . . `N mnber of trees installed Number of eocisting trees to be preserved • - amber of existing trees e - Shrub Species Number of shrubs required umber of sluubs tnstallo . Groundcover Species y , Number of ground cover plants required ' 9.6 . . Number of ground cover plants installed 25 Yes No ❑ Size of installed plants is per approved plan. ❑ Spacing of installed plants is per approved plan. ❑ Approximate location of trees, shrubs and ground cover is per the approved plan. Note: if the size of the nursery pots of ground cover are increased and therefore fewer pots have been installed attach a description showing how the proposed changes meet Landscape Code standards. Substitutions The following species have been substituted after approval by the Department of Community Development Number of Plants . Approved Species Installed Species Size z �QQW' re 2 U O t CO w J 1- W w 0 ag• - u.Q =w z �, z F- • uj 'U 'O N O H_ =W H U' - z ui U � O ~ z From: "Finnegan, Michael P." <mfinnega @heery.com> To: <clumb @ci.tukwila.wa.us> Date: 1/13/03 8:58AM Subject: FW: Thorndyke Landscape FRI Original Message From: Bill Vandebogert [ mailto: VandebogertB @tukwila.wednet.edu] Sent: Monday, January 13, 2003 8:41 AM To: Finnegan, Michael P. Subject: landscape now have the cost projection from a landscape architect for the value of the thorndyke trees and shrubs. 7,330.I will secure a bond and keep you posted. : := , aro um - E: MTA-APAj FW: [C -PGLj CPC Karen B. Smith Award Page 2 (see attachment). Let me know if there is anyone you think should be nominated. With Chapter Board approval, the Chapter can work with you to put the nomination together. Thanks. Lisa Verner, AICP President WA Chapter APA Lisa Verner Commercial Development Solutions 206 - 286 -8575 fax 206 - 286 -8426 mobile 206 -601 -4951 Iisa @cdspermits.com Original Message From: cpc- I- admin @list.planning.org [mailto :cpc -I- admin @list.planning.org]On Behalf Of Lynn Jorgenson Sent: Wednesday, October 02, 2002 10:56 AM To: 'cpc- I @list.planning.org' Subject: [CPC -L1 CPC Karen B. Smith Award Hello to all, I've attached the 2003 Karen B. Smith Chapter Award application. This application will also be posted on the Leadership section of the website at http: / /www.planning.org /leadership /CPC /. Please note that nomination submissions must be received by Monday, November 4, 2002. Should you have any questions, please do not hesitate to contact me. Kind regards, Lynn Lynn M. Jorgenson Leadership Affairs Chapters Coordinator American Planning Association 122 S. Michigan Avenue, Suite 1600 Chicago, IL 60603 Direct Line: 312 - 786 -6721 Fax: 312 -431 -9985 www.planning.org uj UO cow • W =' sg -w� u- t1arc dr- I— O Z F- w W> U ;O Ni ,p WW' U O: co; Caro um Re: Thorndyke Elementary Sc ool Landscaping C ose -out Page 1 From: To: Date: Subject: Carol Lumb Finnegan, Michael P. 12/18/02 12:08PM Re: Thorndyke Elementary School Landscaping Close -out Mike: The school district may post a bond guaranteeing that they will replace landscaping in question if it does not appear healthier in the spring. What we would need is an estimate from a Washington certified landscape architect of what it would cost to replace the plantings I indicated on the landscape plan that didn't comply with what the BAR approved. The bond posted would need to be in the amount of 150% of the estimate provided by the landscape architect. If the district wants to go this route, then I can send you the form that needs to be filled out and submitted along with the bond. Let me know if you have any questions. 431 -3661. Carol z i z. a: 2 U0 .co w: »> "Finnegan, Michael P." <mfinnega @heery.com> 12/17/02 02:11 PM »> 'uj 0: Carol, g 5. To expedite closure of the construction project with the contractor, the school district may be willing to post w CD a a. some type of bond guaranteeing that they will replace landscaping in question if it does not appear H w; healthier in the spring. Would this action obtain planning department's sign off for the occupancy permit. z F— 0; z t- U �. ww I- V,. IL- 0; . z • UN O. The district wants to close -out the project with the contractor but cannot until a Certificate of Occupancy has been obtained from the city. Please let me know. Thanks, Mike Finnegan Heery International, Inc. (206) 587 -0473 P (206) 587 -0469 F : From: "Finnegan, Michael P." <mfinnega @heery.com> To: <clumb @ci.tukwila.wa.us> Date: 12/12/02 9:31AM Carol, In reference to your letter to me of November 27, 2002, the Tukwila School District has elected to follow Option 1; continue with the Temporary Certificate of Occupancy until spring to see if the plant materials that appear distressed are healthier after the winter season. Plant materials will be replaced that are dead or dying based on your marked up plans previously submitted. Thanks, Mike Finnegan Heery International, Inc. (206) 587 -0473 P (206) 587 -0469 F CC: "Bill Van de Bogert" < vandebogertb @tukwila.wednet.edu >, <jmossman @bassettiarch.com> .. .• +; City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director November 27, 2002 Mr. Mike Finnegan Heery International, Inc. 1326 5th Avenue, 5th Floor Seattle, WA 98101 RE: Landscape Final for Thorndyke Elementary School (D99 -0059) Dear Mike: This letter is a follow -up to our conversations about the landscaping at Thorndyke Elementary School. To summarize our conversations and correspondence so far, an inspection was requested of the landscaping at Thorndyke Elementary so that a final certificate of occupancy can be issued to the school. The school was opened in 1999 under a temporary certificate of occupancy while issues with the fire code were resolved. After two site visits to inspect the landscaping, corrections were requested in a letter sent October 7, 2002 to reflect the landscape plan approved by the Board of Architectural Review. Your client has countered that the landscaping was inspected in 2001 at the end of the one year warranty period by the landscape architect and corrections made at that point. Unfortunately, the City was not asked to inspect the landscaping until a year later and at that time it appeared that there were dead or dying trees, and missing plant materials as noted on the landscaping plan sent with my letter of October 7. Your client has requested that no further corrections be required to the landscaping. We have discussed your client's request internally and have two options to suggest: 1. Continue with the temporary certificate of occupancy until spring to see if the plant materials that appear distressed are healthier after the winter season. If so, fewer replacements may be required. 2. Fix the landscaping as noted on the plans sent with the October 7 letter or propose modifications that would address the deficiencies. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Mr. Mike Finnegan Heery International, Inc. November 27, 2002 This issue is further complicated by the fact that the landscaper and general contractor are no longer involved in the project. While I understand your client's reluctance to spend additional monies on the site's landscaping, I cannot sign off on the inspection when the plant materials I see on the site don't match the approved landscape plan. If you have any questions, please call me at 206 - 431 -3661. Sincerely, Carol Lumb Senior Planner cc: Nora Gierloff, Planning Supervisor Steve Lancaster, Director, Department of Community Development c: \mydocs \General \Thomdyke Elementary-2 eet!ng at Thorn • yke ES Page .1 i From: "Jim Mossman" <JMossman @BassettiArch.com> To: "Finnegan, Michael P." <mfinnega @heery.com >, "Bill Van de Bogert" < vandebogertb @tukwila.wednet.edu >, <clumb @ci.tukwila.wa.us> Date: 11/18/02 3:14PM Subject: RE: Meeting at Thorndyke ES Mike: Assume the "Final landscaping inspection.." you refer to is that of the Planning Depts. Wasn't aware that was their requirement; sounds like they were about a year late in making it! I contacted Kas Kinkead at Cascade Design (landscape consultant). They did their warranty inspection on 8/28/01 (1 year + / -) At that time we learned the landscaper, "Honey Do" had been removed from the contract, so Cascade (at our request) put an estimated value on the warranty items. I seem to recall forwarding that to you (our project files have been moved to the "dead" files but Kas says she is in possession of her cc: copy of my transmittal to you dated 8/28.) As I recall you were considering a deduction from McKinleys contract; don't recall how it ended up. I am faxing separately that warranty list and estimated value to you. I don't know that either of us can add to the subject at a meeting. Her warranty inspection documented the plant status at the 1 -year point. Any additional dead plants found in the Planning Depts.10 /02 inspection would be beyond the 1 -yr. warranty provision. Original Message From: Finnegan, Michael P. [mailto:mfinnega @heery.com] Sent: November 18, 2002 1:51 PM To: Bill Van de Bogert; Jim Mossman; clumb @ci.tukwila.wa.us Subject: Meeting at Thorndyke ES Importance: High I have tentatively set up a site meeting at Thorndyke ES for Friday 9:30 AM 11/22 to go over landscaping issues at the school to close -out this project. The Planning Department never sign -off on the permit (D99- 0059). Final landscaping inspection did not occur. This signature is the only one left to get the official Occupancy Permit. The Planning Department looked at the site in October and have raised some issues with some apparently dead or dying material. Jim, Anyway you can bring the landscape architect to the meeting ? ?? Everyone, Please let me know if you can make this date & time. Thanks, Mike Finnegan Heery International, Inc. (206) 587 -0473 P (206) 587 -0469 F CC: "Kas Kinkead (E- mail)" <schmidtcdc @aol.com> z i z z. JU .0 0. Nei.. Nw w z: • J � N .w 0, .g ‹: cn a. z�-. zo • UO N, :o .w w F. u. O Z, UCO .O z CarohLumb - Meetmg at Thorndyke ES Page 1 From: "Finnegan, Michael P." <mfinnega @heery.com> To: "Bill Van de Bogert" < vandebogertb @tukwila.wednet.edu >, <jmossman @bassettiarch.com >, <clumb @ci.tukwila.wa.us> Date: 11/18/02 1:51 PM Subject: Meeting at Thorndyke ES I have tentatively set up a site meeting at Thorndyke ES for Friday 9:30 AM 11/22 to go over landscaping issues at the school to close -out this project. The Planning Department never sign -off on the permit (D99- 0059). Final landscaping inspection did not occur. This signature is the only one left to get the official Occupancy Permit. The Planning Department looked at the site in October and have raised some issues with some apparently dead or dying material. Jim, Anyway you can bring the landscape architect to the meeting ? ?? Everyone, Please let me know if you can make this date & time. Thanks, Mike Finnegan Heery International, Inc. (206) 587 -0473 P (206) 587 -0469 F z: .J U O; UU; cnw• 0: • LLQ'• t w =, '. .1— 0j. .ID CI co Z H; . !1 V„ N,. Z, City of Tukwila Steven M. Mullet, Mayor October 7, 2002 Department of Community Development Steve Lancaster, Director Mr. Mike Finnigan Heery International, Inc. 1326 5th Avenue, Fifth Floor Seattle, WA 98101 RE: Landscape Final for Thorndyke Elementary School Dear Mike: I am enclosing a marked-up set of the landscaping plan for Thorndyke Elementary School for your review. I made two site visits to the school, the second time taking two colleagues with me • who are landscape architects. I have marked on the plans the trees that appear to be dead, dying or severely distressed and areas where plantings appear to be missing or in poor condition. We • also noted some areas where the irrigation system does not appear to be working correctly. I am also enclosing the Landscaping Declaration and Landscaping Checklist for completion by your landscape architect. These need to be returned to the City for the file as we move toward closing out the permit. Please let me know if you have any questions. I can be reached at 206-431-3661. Sincerely, (//kPe eitOK4/— Carol Lumb Senior Planner .•• • • • , : cAmydocs\General\D99-0059-Thomdyke Elementary.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 • INSPECTION NO. 1 INSPECTION RECORD Retain a copy with permit CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd, #100, Tukwila, WA 98188 PERMIT NO. (206)431-3670 Project: j k,,,,v( k Type of Inspection: _ 'V.A. 1' 4-4.4,- Address: 114.1)---5 I-4 Date called: \ 1.1i.---- Special instructions: , Al, 'It'r■ 1".411-341 Date wanted: -Ii'l<. ,414A (...c.:,%,..aW a.m. P.m. Requester: 7 ‘ Phone: Approved per applicable codes. ri Corrections required prior to approval. COMMENTS: 1' 4-4.4,- tri-rc- , Ail ,.;.$17(-1.. i. /..4•AA'..-- r3 Air; f....pc.;- z lin e.t.../ivr....et-t-1 1.1i.---- ki,...,... (bi Mai? '`../ ca.000 0.tii..61.- , Al, 'It'r■ 1".411-341 -Ii'l<. ,414A (...c.:,%,..aW _ 7 ‘ Inspector: Date: I 0:3 pi $47.00 REINSPECTION FEE REQUIRED. Prior to inspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. Receipt No: Date: - I w z re 6 0 U 0 (00 W WI CO w 0 2 g -71 u_ < (,) - w z o z F- ill im 2 O I— W w• w, o tii o 1- • z HEERY r' L Architecture/Planning/Interior Design ConetructioNProgrem Management Equipment Planning & Procurement _ _UJ�, TO: Carol Lumb VIA FAX (206) 431 -3665 CC: Bill Van de Bogert ..' ,•. 1 FAX (206) 901 -8016 Jim Mossman (206) 340-9519 FROM: Randy McQuay DATE: August 24 2000 PROJECT: Thorndyke and Tukwila Elementary Schools PROJ /FILE NO: 98633 SUBJECT: Landscaping NO. OF PAGES: 1 ® For Your Use ❑ For Approval ® As Requested ❑ Revise and Resubmit ❑ Fumish as Requested ❑ Submit Specified Item ❑ Rejected Carol, Per our discussion 1 am submitting this letter outlining Tukwila School District's desire to receive the Planning Department's sign off for Occupancy prior to all landscaping being completed at Thorndyke and Tukwila Elementary Schools. Two years ago when we began planning we knew we could not demolish existing buildings in July and have the demolished site area converted to parking and landscaping prior to September. At that time we received a verbal ok from Michael Jenkins and the Planning Department that we would be allowed to obtain our occupancy permit prior to the completion of landscaping. As planned, landscaping will not be completed prior to September 15, 2000. We are committed to providing all landscaping indicated on the plans. We request the Planning Department authorize each school to receive their respective occupancy permit based on.our pledge to complete all landscaping required and agreed to in Thorndyke and Tukwila's Contract Documents. All curbs, sidewalks, and paving areas are in place. Barriers will be in place to ensure students do not have access to areas where landscaping activities are present. If you have any questions /concerns please feel free to call. Sincerely, Rand Quay Con uction Ma er Job Site 206 -243 -1120 Hilary international, Inc. 1326 Fifth Avenue, 8th Floor, Seattle, WA 98101 Telephone 206.587.0473 Fax 206.587.0469 , z Z, w. u6m • J U• • • 00 •(0 W: J M. U)W; .1 Q a; _. z� z I- • :oI~ —' Z.. tii U =: z ;Carol Lumb Final inspections for Tukwila and Thorndyke elementaries Page 1 '. From: Moira Bradshaw To: Jack Pace Date: 8/17/00 2:56PM Subject: Final inspections for Tukwila and Thorndyke elementaries the school year is fast approaching and these two schools, which Michael J. reviewed and approved will want a final. You will need to do the inspection or assign someone. Steve said that he will accept a letter in lieu of a bond from the School district if there is outstanding landscaping that needs to be completed. FILE: APPLICANT: ADDRESS: DATE: City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director PRELIMINARY REVIEW COMMENTS D99 -0059 Tukwila School District 4415 S. 150th Street — Thorndyke School March 12, 1999 The Department of Community Development, Planning Division, has completed its review of the application materials you submitted on February 22, 1999. The following comments and / or corrections must be addressed before we can recommend approval of your permit: 1. At their January 28, 1999 hearing, the Planning Commission required that a Public Outreach Plan be approved by the Director of Community Development prior to the issuance of a building permit. Please provide a copy of the Plan for review and approval. 2. At their January 28, 1999 hearing, the Planning Commission required that the Tukwila Police Department review and approve the Lighting Plan prior to the issuance of a building permit. The Tukwila Police Department has reviewed the plan and requires additional lighting along the entry drive and at the gated entry to the emergency access road. Please revise your plans accordingly. Please be aware that you will probably receive comments and /or corrections from other City departments as well. When you re- submit your corrected plans for further review, your re- submittal must respond to the comments of all City departments concurrently. You will know when you have received the comments from all departments involved in the review and approval of your project when you receive a "Correction Letter" from the City's Permit Coordinator. The Permit Center cannot accept your re- submittal until after you have received a Correction Letter reflecting all departmental comments and correction. In the meantime, if you have any questions regarding the Planning Division comments and corrections, please contact Michael Jenkins at (206) 431 -3670. If you have any other questions regarding the status of your permit application, please contact the Permit Center at (206) 431 -3670. cc: Permit Center Reviewing Departments 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ..�, �^ .. �, z :mow qq2; • W � 00- CO o • ' cnw 'w 0 J. • u. Q 1— O z F- Ua ww LI O ..z w N. _r O ~: z To: City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF DECISION January 29, 1999 • Heery International (applicant) • Tukwila School District (owner) • King County Assessor, Accounting Division • Parties of record (See Attached) This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170. At their January 28, 1999 public hearing, the Planning Commission approved the applicant's request to construct a new two- story, 61,220 square foot school to replace the existing Thorndyke School. A Conditional Use Permit and Variance were heard by the Planning Commission, pursuant to TMC 18.104.030. The Planning Commission approved the Conditional Use Permit with the following conditions: 1. The applicant will submit a revised lighting plan that meets the CPTED concepts and practices enforced by the City of Tukwila Police Department. The lighting plan will be reviewed and approved by the Director of Community Development prior to the issuance of a Development Permit. A public outreach plan must be submitted and approved by the Department of Community Development prior to the issuance of a Development Permit for construction of the new building. This plan shall include information on how the neighborhood will be notified about the construction schedule, related construction activities and potential road closures. 3. The applicant shall submit a revised Landscape Plan that provides solutions to address to removal of the Detention Pond. The plan must be reviewed and approved by the Director of Community Development prior to the issuance of a Development Permit. The Planning Commission approved the Variance request without conditions PROJECT BACKGROUND a. Project file numbers: L98 -0081 - Conditional Use Permit L98-0091 - Variance 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z Z" rw, J U:. 00: • W =. w O' • f- W • z 0•,. • z I-.. w! w U!` - O' • - =, O ~`• 'z January 29, 1999 Notice of Decision L98 -0081 / L98 -0091 - Thorndyke School, 4415 S. 150th Street b. The name of the property owner(s): Tukwila School District c. Project Description: Textual description as well as 8.5" x 11" site plans, building elevations and other appropriate characteristics. Conditional Use Permit Application to construct a new two -story 61,220 square foot school to replace the existing Thorndyke School. The project also includes a Variance to allow portions of the building to be 32 feet, 6 inches in height, exceeding the 30 foot height limit for uses in the Low Density Residential zone district. d. Project location: 4415 S. 150th Street e The permits submitted concurrently with this application: None f. Environmental threshold determination (if any): Determination of Non - significance, issued January 5, 1999 Property owners affected by this decision may request a change in valuation for property tax purposes notwithstanding any program of revaluation. h. Administrative appeals for the various permit Types are discussed below. The period for administrative appeals is 14 days, starting from the issuance of this Notice of Decision. The administrative body hearing the appeal is the City Council. All appeal materials shall be submitted to the Department of Community Development. Appeal materials shall contain: 1. The name of the appealing party, 2. The address and phone number of the appealing party, and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to received notices on the appealing party's behalf, and . z F Z!' re W . M J U. UO t CO CI w= J � W o` u- Q+ CO W, Z�.. I-O Z �- U 0'. 10 CI I— WW ~; 0 111 Z 0 • January 29, 1999 Notice of Decision L98 -0081 / L98 -0091 - Thorndyke School, 4415 S. 150th Street 3. A statement identifying the decision being appealed and the alleged errors in that decision. The Notice of Appeal shall state specific errors of fact or errors in application of the law in the decision being appealed, the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. Project materials including the application, any staff reports, and other studies related to the permit(s) are available for inspection at the Tukwila Dept. of Community Development; 6300 Southcenter Blvd.; Suite 100; Tukwila, WA; from Monday through Friday, between 8:30 AM to 5:00 PM. The project planner is Michael Jenkins, who may be contacted at 206 - 431 -3685 for further information. Parties of Record Randy McQuay Heery International 1326 - 5th Ave., 8th Floor Seattle, WA Josh Reyneveld Bassetti Architects 1011 Western Avenue, Suite 701 Seattle, WA 98104 Laurie Pfarr Coughlin Porter Lundeen 217 Pine Street, Suite 300 Seattle, WA 98101 Michael Silver Tukwila School District 4640 S. 144th Street Tukwila, WA 98168 Joseph McGrath 4444 S. 150th Street Tukwila, WA 98188 • • mow" u6P U UO: • c w uJ N LL' • •w O'; u. = 0` F-w, zE• • O tit. • • ;o F- w, Ni ,Z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE PLANNING COMMISSION PREPARED JANUARY 21,1999 HEARING DATE: NOTIFICATION: FILE NUMBER: APPLICANT: OWNER: REQUEST: LOCATION: ASSOCIATED PERMITS: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: January 28, 1999 On December 4,1998 Notice of Application was posted and mailed to surrounding properties. An Open House was held at Thorndyke School on December 17, 1998. Notice of Hearing was posted and mailed to surrounding properties and published in the Seattle Times on January 14,1999. L98-0081 - Conditional Use Permit L98-0091 - Variance Tukwila School District Tukwila School District 1. Conditional Use Permit for the construction of a new two story building to replace the existing Thorndyke School 2. A Variance to allow a portion of the proposed building to exceed to the height limit 4415 S. 150th Street Demolition Permit Land Altering Permit Development Permit Determination of Non- Significance issued January 5, 1999 Low Density Residential (LDR) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665 Staff. Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 S. 150th Street ZONE DESIGNATION: Low Density Residential (LDR) STAFF: Michael Jenkins ATTACHMENTS: A. Cover Sheet B. Site Plan C. Demolition Plan - Phase 1 D. Demolition Plan - Phase 2 E. Landscape Plan F. Plant Material Legend G. Grading and Drainage Plan H. Paving and striping plan I. Building Elevations - North J. Building Elevations - South K. SEPA Determination and Memorandum dated January 5,1999 L. Conditional Use Permit application M. Variance application N. Low Density Residential Zone Development Standards (TMC 18.10.060) O. Floor plan ",'' ">:�",,,,+.., ;z iv la! J O i. 0 O'; s W =' w. w,0. d I w• z1 1-0 z I; w; •O -t ?w Wi 0 w z, O.. Staff Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 S. 150th Street FINDINGS Vicinity /Site Information z Project Description ; 1.-z This project is to replace the existing Thorndyke School with a new 62,042 square i o foot building. The project will include a wetpond, a combined ball /soccer field ; N W and a play area along the rear of the school. The school will serve Kindergarten w _' through Grade 5 and will include a variety of features, including a gymnasium, N LL: multi- purpose room / cafeteria, a series of rooms for special education, computer 2 room, music room and a library. g. a. _: co Existing Development i a. _: z} The existing 34,050 square foot Thorndyke School is located on the property. z O' id, la Surrounding Land Uses D °. In —: 0 H. The surrounding properties are all zoned Low Density Residential (LDR) and are w W primarily occupied by single family residences. F; Terrain z H I O z.. The oversize of the legal lots of record that comprise the project totals 11.66 acres. Approximately 4 acres, or 1/3 of the property are slopes in excess of 20 %. Any development in slopes in excess of 20% are governed under the Sensitive Area Ordinance (TMC 18.45). These slopes are located along the south portions of the parcel and are not part of the development area for this application. The Department of Community Development will require that the lots be consolidated prior to the filing of a Development Permit for the construction of the new school. BACKGROUND An Open House was held at Thorndyke School on December 17,1998. The day, time for the Open House was mentioned in the Notice of Application, which was posted on site and mailed to surrounding properties. Staff and representatives from the applicant's development team were present. No one attended the Open House. Staff Report to the Planning Commission PROCESS L98 -0081 / L98 -0091 Thorndyke Elementary - 4415 S. 150th Street This proposal is a two part review for construction of a new Thorndyke School. Variances are Type Three decisions under TMC 18.104.010(D) which are normally heard by the City's Hearing Examiner. The applicant presented an application for a Conditional Use Permit, a Type 4 application, in conjunction with the Variance request. TMC 18.104.030 allows for the consolidation of land uses decisions where two different type of decision processes are required. The Planning Commission will first review and render a decision on the Conditional Use Permit, followed by the review and decision process for the Variance. CONDITIONAL USE CRITERIA The proposed project must conform with criteria detailed in TMC 18.64.050, (1 -5), concerning Conditional Use Permits: (1) The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is located. The proposal is to create a new school building on the same property as the existing school building. Attachment A (Cover Sheet), Attachment B (Site Plan), and Attachments C -D (Demolition Plans) illustrate the proposal. The new two story building will be constructed around the existing school buildings. The expansion of the schools are designed to allow an increase in the number of students served and improved facilities. As indicated in Attachments C and D, the plan to construct the school will occur in two phases. The new school will be constructed around the original school buildings. The construction area will be secured through the establishment of security fencing. Once the new building is built, the existing school buildings will be demolished. The location of the existing school buildings will serve as the parking lot and landscape area for the new school. The applicant's have proposed that the project be completed and the new school opened by September, 2000. The applicant's have indicated that the school must be constructed in its location and during the referenced time frame as no alternative locations exist within the area of the school. 4 z <z / � w. oo . No: w= H: CO wo ga -J.. J u- < D N a _. o z F- Do '0 H wui L- o wz U 0 z Staff Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 S. 150th Street (2) The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. The first story portion of the building is 20 feet from the front property line. The second story portion of the building is setback 39 feet from the front property line. The building site is setback 11 feet from the east property line. The front yard setback requirement for uses in the LDR zone is 20 feet for the first floor and 30 feet for the second floor. The side yard setback requirements in the LDR zone is 5 feet. The proposed height of the south portion of the building exceeds the height limit in the LDR zone. As indicated in both sets of building elevations (Attachments I and J) the average height of the building measures 32 feet, 6 inches A request for a Variance from the height standards for these two portions of the building has been filed under L98 -0091 and will be decided separately. The parking requirement for Elementary Schools require 1.5 spaces for each staff member. The applicant's have indicated that there will be 38 staff members, which will require a minimum of 57 parking spaces. The plans show there will be 65 parking spaces. The minimum bicycle parking requirement for Elementary schools require one space per classroom. 24 classrooms were indicated on the plan set submitted by the applicants as part of their SEPA review process. The applicant's have indicted that there will be bicycle parking comprised of three racks adjacent to the front entrance. The loading space, garbage / recycling area and service entrance is located along the front of the building, adjacent to the gymnasium and multi- purpose rooms. The area will be screened by vegetation and masonry walls and a locked gate. (3) The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. As indicated on the site plan and landscape plan, the proposal will include two curbcuts on S. 150th street. As proposed, all vehicles and buses will use the western access point for entry and exiting. DCD staff and Tukwila Police Department staff have reviewed the proposed access configuration and have expressed concerns about the safety, security and efficiency of the proposed access. Staff Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 S. 150th Street The access plan calls for the parent drop -off to be located closest to the building with the bus access closest to the street. More trips will be generated by the parent drop -off, which will be located further away from the closest street and closer to the building. The frequency of trips for buses is less than automobiles. The access plan also calls for the automobiles to exit at the same location that the buses enter. There are pedestrian elements in the plan that include: • Sidewalks between the street and the front entrance and covered play areas • A paved path between the parking areas and the building • A sidewalk for bus unloading • An entry plaza in front of the main entrance 'w 0. g Q. = o. The applicant's have included a landscape plan and planting schedule z LI-1. (Attachments E and F). The landscape plan features a variety of elements and F- o; w '- desi • The plan includes a wet pond, designed to meet the King County w Surface Water Design manual for water quality and detention. The predominate D o co features of the landscape plan include: ;p - W. = U` z. U C:.. 1. z • Retention of existing trees along west property line • Evergreen and deciduous trees and shrubbery screening the front of the building closest to S. 150th • Installation of a landmark tree in the front plaza • Evergreen trees along the east property line adjacent to residences • Large tree planting alor g the access drive and in parking lot interior • Grass areas along the rear of the school Another features of the proposed landscape will be an Ecogarden. The garden will be used and maintained by the students as apart of an ongoing educational program. (4) The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan The Comprehensive Plan provides no specific goals or policies for construction of new schools in residential zones. However, there are a number of general goals and policies that are related to the proposal: .,..,: Staff Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 S. 150th Street Goal 1.1: A community where residents stay because they feel a strong emotional attachment, including • Opportunities for interaction with neighbors and public servants • An image consistent with neighborhood identity, pride and long term residency Goal 7.3: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses Goal 7.5: Neighborhood gathering spots that provide a social focal point for supporting and enhancing neighborhood communication and quality. Policy 7.5.1: Neighborhood gathering spots shall reflect neighborhood height, bulk, and scale and a small town residential style of architecture 5) All measures have been taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it is located. A site plan (Attachment B) was submitted that includes a lighting plan. The plans shows two different types of pole mounted lights. 15 foot tall pole lights will be included along the pedestrian areas while 30 foot tall pole lights will be located in the parking lot. No lighting has been indicated along the access drive other than those indicated for the parking areas. As part of the review process, staff from the Tukwila Police Department reviewed the proposal and applied Crime Prevention through Environmental Design (CPTED) concepts related to the development. The plans that were originally submitted included a number of wall mounted lights, pole lights, bollard lights and lighting mounted under canopies. The plans referenced in this staff report were filed on January 19, 1999 following discussions about the original plan with DCD and Police Department staff. Staff were initially concerned the lighting plan would create blind spots and cause light to shine directly into people attempting to view the school from the street. There will be a fire access and turnaround along the rear of the school, which has been combined with part of the hard surface play areas. A loading space has been indicated adjacent to the gymnasium along the front portion of the building, which will be screened by a 7 foot wall and vegetation. 7 Staff Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 S. 150th Street As previously referenced, the applicants have developed a two phase demolition schedule. Phase One of the project will include the following: • Removal of portable buildings • Removal of play areas • Erecting security fencing around the footprint of the new buildings • Creation of temporary erosion control and sewer /water bypass systems Phase Two of the project will occur after the new building is completed, as will include: • Demolition of remaining buildings • Removal of remaining infrastructure • Creation of new parking and landscape areas The applicant's have not provided specific information on how the public will be informed of reduced street access, method of signing right of way for changed access, available parking areas, school access during construction and when potential road closures will occur. CONCLUSIONS (1) The proposed use will not be materially detrimental to the public welfare... The building will be constructed to allow the existing school to remain open while the new building is being constructed. The additional school area will allow for increased capacity and additional school programs. A pedestrian infrastructure is provided around most aspects of the school. (2) The proposed use shall meet or exceed the performance standards... The building meets the setback requirements for uses in its zone, although the LDR development requirements do not specifically address new school construction. The buildings will be screened from adjacent single family uses. The height requirements are exceeded but will be addressed under a separate Variance application. The parking and bicycle requirements appear to have been met. z 1 . '; 1_w J0 oo I. .u) w= H. w 0: w • ~= •z1._ • moo. z I- Uco co. :0 ww I— — 0' ii zi rz U N! o 17; z Staff Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 S. 150th Street (3) The proposed development shall be compatible generally with the surrounding... The building is sited in a manner that will allow the existing school to remain open while the new building is built. While a different siting of the school may be appropriate the lack of alternative spaces near the neighborhood makes the proposal the only reasonable alternative. The access configuration will have a negative impact on the site by requiring the greater number of trips to be located closer to the building, resulting in decreased efficiency and safety. The loop configuration for the parent drop -off is awkward and may result in underutilization and shifting drop -offs to inappropriate locations. The landscape plan provides a variety of species and elements to enhance the site and surrounding neighborhood. (4) The proposed use shall be in keeping with the goals and policies... The construction of schools in residential zones is not specifically provided for in the Comprehensive Plan, although there are general goals and policies in the Plan that provide for the appropriateness of schools in residential zones. (5) All measures have been taken to minimize the possible adverse impacts... The applicants have submitted a lighting plan that has elements that will provide adequate and safe lighting, however the plan was presented on January 19, 1999 and did not provide ample time for City staff to review. The location for service vehicles is screened from view. The plans indicate that the school will remain open during the project, however a public information plan on construction and road access should be provided. RECOMMENDATIONS Approval of the Conditional Use Permit, with three conditions: 1. The applicant shall submit a revised access plan that places the parent drop -off closer to S. 150th and the bus -drop off closer to the school. The access shall include one way entry and exit features, no more than two curbcuts, appropriate signage and safety measures to avoid potential auto -auto and auto - pedestrian conflicts. The access plan will be reviewed and approved by the Director of Community Development, in concert with the Director of Public Works and the Tukwila Police Department, prior to the issuance of a Development Permit. 9 Staff Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 S. 150th Street 2. The applicant will submit a revised lighting plan that meets the CPTED concepts and practices enforced by the City of Tukwila Police Department. The lighting plan will be reviewed and approved by the Director of Community Development prior to the issuance of a Development Permit. 3. A public outreach plan must be submitted and approved by the Department of Community Development prior to the issuance of a Development Permit for construction of the new building. This plan shall include information on how the neighborhood will be notified about the construction schedule, related construction activities and potential road closures. VARIANCE CRITERIA The following is the findings and conclusions section related to the applicant's request for a Variance to allow a portion of the proposed building to exceed to the 30 foot height limit in the Low Density Residential (LDR) zone. The proposed project must conform with criteria detailed in Tukwila Municipal Code (TMC)18.72.020: (1) The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of the application was filed is located. The applicants are seeking relief from the height limit for uses in the Low Density Residential (LDR) zone. Building height is defined in TMC 18.06.100 as follows: "Building height means the vertical distance measured from the average elevation of the proposed finished grade around the building to the highest point of a flat roof and to the mean height between eaves and ridge of a pitched roof." The south wing of the proposed building exceeds the 30 foot height limit in the LDR zone. As indicated in building elevations (Attachments I and J) the average height of the roofline is 32 feet 6 inches, measured as an average across the entire portion of site as well as from the ridge to the roof peak. The average is based on the calculation of the height including the slope of the roof as well as the average grade from which it is measured. The change in average grade is also indicated on the building elevations. 10 . { Staff Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 S. 150th Street As indicated in the building elevations, the proposed building will be two stories. The roofline will be pitched in all portions of the building. The two portions of the building that exceed the height limit have a different pitch than the remaining portions of the building. As indicated in the floor plan (Attachment 0), the portions of the building that exceed the height limit contain classrooms. The peaked portions of the building that exceed the height limit will contain attic space for mechanical equipment No specific use standards apply to the development of schools, other than those in the Building, Fire and related codes. The development standards for uses in the LDR zone (Attachment N) include standards governing height, placement of porches and decks and parking for residential and accessory uses. (2) The variance is necessary because of special circumstances relating to size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located. Attachment E is the landscape plan that shows the siting of the building on the property. Attachment M is the application submitted by the school district. The building meets the setback requirements for uses in the LDR zone. As indicated in Attachment A, the legal lots that comprise the school total 11.66 acres. Approximately 4 acres, or 1/3 of the site includes slopes in excess of 20% which if developed would require compliance with the city's Sensitive Area Ordinance. These slopes are located along the south portion of the property. The width of the parcel along S. 150th is 525 feet while the south parcel line is approximately 855 feet long. (3) The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject is situated. A school has been located on this site since 1960's. There has been single family developments in the area that have been constructed since the opening of the school. The additional height of the roofline will be designed to accommodate mechanical equipment. In other zones where the use would be permitted, exposed rooftop equipment are exempt from height requirements for the first 20 feet. A Conditional Use Permit is required for this development, as referenced in this report. 11 z z� -. i-- w re 2 6 J U O 0 w= J H; w 0. • 1 =• d. �w z�� w o: moo: U 'O S ° f—. w H U: LL. 0' uiz o z • ' ; r Staff Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 5. 150th Street (4) The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan. The Comprehensive Plan provides no specific goals or policies for construction of new schools in residential zones. However, there are a number of general goals that are related to the proposal: Goal 1.1: A community where residents stay because they feel a strong emotional attachment, including • Opportunities for interaction with neighbors and public servants • An image consistent with neighborhood identity, pride and long term residency Goal 7.3: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses Goal 7.5: Neighborhood gathering spots that provide a social focal point for supporting and enhancing neighborhood communication and quality. (5) The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. There are no other schools in the immediate vicinity. The type of construction methods and requirements for school construction are different than single family uses, which are the predominate use in the vicinity. A height variance was also required and subsequently approved for the construction of Foster High School, reviewed and approved in 1989 under permit 89 -1 -V CONCLUSIONS (1) The variance shall not constitute a grant of special privilege inconsistent with the limitation... The standards in the building code that govern height are related to residential uses and not the development of buildings such as the proposed school. There are no similar uses in this zone to gauge appropriateness of the proposal against the existing built environment. The building will have pitched roofs, similar to those of adjacent residential uses. z - z. UO co cn w. w =; J N LL w 0` g-J co =w z z o; o r; 1-; = U` F- LL r- _ Z, ui 0 =;. z Staff Report to the L98 -0081 / L98 -0091 Planning Commission Thorndyke Elementary - 4415 S. 150th Street • (2) The variance is necessary because of special circumstances relating to... Significant portions of the site are not developable due to the presence of sensitive areas. If said grades were not present, more room on the site would be available for development area, possibly resulting in a one story building. The project is further limited by the amount of street frontage in relation to the overall size of the parcel. (3) The granting of such variance will not be materially detrimental to the public welfare... The use of the property as a school site has been historically established. The additional height will allow for screening of rooftop mechanical equipment, which would otherwise be exposed. Rooftop equipment in this zone are not required to be screened. (4) The authorization of such variance will not adversely affect the implementation... The construction of schools in residential zones is not specifically provided for in the Comprehensive Plan, although there are general goals and policies in the Plan that provide for the appropriateness of schools in residential zones. (5) The granting of such variance is necessary for the preservation and enjoyment... The construction requirements for the schools are more stringent that surrounding uses, which result in a taller two story building. Height variances for the school district have been previously approved. RECOMMENDATIONS Approval of the Variance request. 13 z HZ: CL w 6 2, � J C) oo: vow; w =: ,w O: LL _ °: k, L Jan -26 -99 11:26A CPL, Inc_ (Civil) § Zia COUGHLIN PORTER LUNDEEN January 26, 1999 Mr. Gary Barnett City of Tukwila Public Works 6300 Southcenter Blvd. Tukwila, WA 98188 206- 343 -5691 RECENED :JAN 2 6 1999 U3UC WORKS RE: Tukwila Elementary School and Thorndyke Elementary School Use of 1990 KCSW Storm water design requirements for the proposed School Improvements. Dear Gary: P_O1 ti CEIVti CI 1.1' OF TUI O r �'ILA PERMIT CENTER Per our discussion on Wednesday, January 20, 1995, we have reviewed the positive impact of the use of the King County 1990 Manual for the storm water design at Tukwila and Thorndyke Elementary Schools. It is our understanding, that the City is proposing to construct regional improvement within the Gillian Creek Corridor to mitigate the overall urban impact within this basin. Although the on -site mitigation of the storm water runoff has significant impact on the overall design and operation of the school facilities, the off -site positive impact is minimal since the Schools are such small contributors to the overall basin flow. Based upon this knowledge and the date the School attended the pre- application conference with the City of Tukwila, the City will allow the use of the 1990 King County ManuaL The City has requested that the 1 the savings, associated with the use of the 1990 manual, be contributed to the City regional improvement plan for Gillian Creek. The following is our findings from our comparison: Thorndyke Elementary We have compared the 100 year /24 hour storm events for the existing and proposed conditions using the criteria set forth in the 1.990 King County Surface Water Design Manual. (See attached "Waterworks" calculations). The change in runoff between the existing and proposed conditions was less than 0.5 cfs that allows the development to be exempt from detention requirements. • This exemption allows for a number of alternatives for water quality treatment. The biofiltration swale does not appear to be feasible on this site. The methods that we are currently reviewing include wet vaults, wet ponds, the "Stormceptor ", and catch basin filters. Please let me know if the City of Tukwila does not allow any of these methods, if you have another alternative that I have not considered, or if you have a preferred method. Tukwila Elementary We have compared the 100 year /24 hour storm events for the existing and proposed conditions using the criteria set forth in the 1990 King County Surface Water Design Manual. (See attached "Waterworks" calculations). The difference between the existing and proposed runoff was greater than 0.5 cfs; thus, we are not exempt from providing detention at this site. Using the new level 3 detention requirements of the KC 1998 Manual, the required volume within the pond is 13,455 cubic feet. Based upon the1990 calculations for the 2- year /24 hour and 10 year /24 hour criteria the pond volume required is approximately 6,000 cubic feet. This is approximately half the size. However, due to the requirement within the 1990 manual to provide a two-cell pond, 217 PINE STREET • SUITE 300 • SEATTLE.WA 98101 • P:206043.0460 • F' 206343.5691 Z = Z t- ICW 6 U 0' I W =. CO -J W 0' g u.Q w d' =W Z Z 0,. Lu 2 U in 0= O F-,. W W. IL. Z Lu U 1' O~ Z ,Jan -26 -99 11:26A CPL, Inc. (Civil) 206- 343 -5691 Mr. Gary Barnett 2 January 26, 1999 P.02 the size difference between the 1998 and 1990 is not significant. We would like to request a deviation from the standard of using a two -cell detention pond and request using a one -cell pond. ZZ We propose to continue to use the Biofiltration swale for water quality design at Tukwila w U;: Please let me know your thoughts on the above finding and requests. We are hoping to provide to 0: U) w:: you with Preliminary Permit Plans for Thomdyke early next week and revised drawings for w =; Tukwila by the end of next week, along with both TIRs. I will be in all day today and look ~: forward to hearing from you. .W O; LL >> I. v`. y; 1- 0' Zi 2 j 0 f-, -0 Z; 0 Z Elementary School. Sincerely, COUGHLIN PORTER LUNDEEN, INC. Laurie J. Pfarr, P.E. Project Manager CC. Joshua Reyneveld, Tom Truesdell, Tony Madatos Sr Ted Cameron, Bassetti Architects (fax: 340 -9519) Randy McQuay, Heery International, Inc. (fax: 587 -0469) Jan -26 -99 11 :27A CPL, Inc. (Civil) 206- 343 -5691 1/26/99 11:8:30 am Coughlin, Porter, Lundeen Inc. Thorndyke Elementary 100year Design Storm Comparison -KC 1990 _________ _________________ BASIN SUMMARY BASIN ID: 100yrdev SSUH METHODOLOGY TOTAL AREA RAINFALL TYPE PRECIPITATION TIME INTERVAL ABSTRACTION COEFF: TcReach - Sheet TcReach - Channel TcReach - Channel TcReach - Cllannel L 3 PEAK RATE: BASIN ID: 100yrex SBUH METHODOLOGY TOTAL AREA RAINFALL TYPE PRECIPITATION TIME INTERVAL P_03 page 1 NAME: 100 year dev -1990 KC Manual 4.90 Acres BASEFLOWS: 0.00 cfs KC24HR PERV IMP 4.20 inches AREA..: 1.90 Acres 3.00 Acres 10.00 min CN 86.00 98.00 TC 11.99 min 6.30 min 0.20 L: 60.00 L: 128.00 L: 106.00 329.00 4.33 cfsl VOL: ABSTRACTION COEFF: TcReach - Sheet TcReach - Shallow TcReach - Ch PEAK RATE: ns:0.4000 p2yr: 2.00 s:0.1000 kc:21.00 s:0.0625 kc:42.00 s:0.0280 kc:42.00 s:0.0050 1.42 Ac -ft TIME: 480 min NAME: 100 year ex -1990 KC Manual 4.90 Acres BASEFLOWS: 0.00 cfs KC24HR PERV 4.20 inches AREA..: 2.40 Acres 10.00 min CN • 86.00 TC 20.59 min 0.20 L: 140.00 ns:0.4000 p2yr: 2.00 s:0.1000 L: 110.00 ks:11.00 s:0.0320 48.00 kc:42.00 s:0.0100 VOL: 1.37 Ac -ft TIME: 3.94 cfs 4.33 - 3.54 - 0.3471 cPs 4.0,G c -5 480 min IMP 2.50 Acres 98.00 6.30 min Z •~ Wes' JO • • UO • V) Ur • .w =; J H.; •w o, • a` Na, •mow. Z� Z H• D p' w w: • HV.. L Z. • U -.E. , O Z• Jan -26 -99 11:27A CPL, Inc. (Civil) 1/21/99 12:12 :27 am 206- 343 -5691 Coughlin, Porter, Lundeen Inc. TUKWILA ELEMENTARY EXISING TO DEVELOPED ---- - - - - -- BASIN SUMMARY BASIN ID: 100yr -dv SBUH METHODOLOGY TOTAL AREA RAINFALL TYPE PRECIPITATION TIME INTERVAL NAME: 100 -yr developed 8.40 Acres KC24HR 3.95 inches 10.00 min P.04 page 1 BASEFLOWS: 0.00 cfs PERV IMP AREA..: 5.15 Acres 3.25 Acres CN 86.00 98.00 TC 28.59 min 6.30 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 230.00 ns:0.1500 p2yr: 2.00 s:0.0174 TcReach - Channel L: 468.00 kc:42.00 s :0.0050 TcReach - Channel L: 150.00 kc:42.00 s:0.0750 TcReach - Channel L: 105.00 kc:42.00 s:0.0330 PEAK RATE: 5.50 cfs VOL: 2.08 Ac -ft TIME: 480 min BASIN ID: 100yr -ex SBUH METHODOLOGY TOTAL AREA 8.40 Acres RAINFALL TYPE KC24HR PRECIPITATION 3.95 inches TIME INTERVAL 10.00 min NAME: 100 -yr existing ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 55.00 TcReach - Sheet L: 300.00 TcReach - Channel L: 228.00 TcReach - Channel L: 148.00 TcReach - Channel L: 300.00 PEAK RATE: 4.68 cfs VOL: BASEFLOWS: 0.00 cfs PERV IMP AREA..: 6.20 Acres 2.20 Acres CN 86.00 98.00 TC 36.74 min 6.30 min ns:0.2400 p2yr: 2.00 s:0.2180 ns:0.1500 p2yr: 2.00 s:0.0186 kc:42.00 s:0.0140 kc:42.00 s:0.0392 kc:42.00 s:0.0337 1.97 Ac -ft TIME: S.Soc4s cos = O.S2c -s > O.5 c -5 '+.« : `i-Z re w' U O N O cn w; w =; J � wo g J. LL j D. a I- w`. Z� Z F- D • Ca 0 co 0 I-. w W' LI Z iu • N 0 ~' A F F I D A V I T O F D I'S T R I BUT I O N V �\ I , � ��� CJ�` hereby declare that: (Notice of Public Hearing O Notice of Public Meeting O Board of Adjustment Agenda Packet []Board of Appeals Agenda. Packet []Planning Commission Agenda Packet Q Short Subdivision Agenda Packet []Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit was 0 Determination of Non - significance Mitigated Determination of Nonsignificance ODetermination of Significance and Scoping Notice 0 Notice of Action 0 Official Notice 0 Other 0 Other to each of the following addresses on 1- 15 -'15 . Name of Project \ vk(J1 � c (00 rtA' Signature( / A. ' LW-UV } L' 00)( 1) L(-W- co �3 , L L� ;)- oC4 iL File •Number ;, • .... .. :.. , Z a • 6 J U U a W =; LL 'w 0: u. wd. - to _. Z I- 0; z� D . iO N w w: H U; O: LLJ 1, 0 Vi O • z ■ City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director CITY OF TUKWILA PUBLIC NOTICE Notice is hereby given that the City of Tukwila Board of Architectural Review and Planning Commission will be holding a public hearing at 7:00 p.m. on January 28, 1999 at 7:00 p.m. located at 6200 Southcenter Blvd., to discuss the following: PLANNING COMMISSION PUBLIC HEARING CASE NUMBERS: L98 -0081 and L98 -0091 APPLICANT: Tukwila School District REQUEST: Conditional Use Permit and Variance to construct a new 61,220 square foot school to replace the existing Thorndyke Elementary School. 4415 S. 150th LOCATION: CASE NUMBERS: APPLICANT: REQUEST: LOCATION: CASE NUMBERS: APPLICANT: REQUEST: LOCATION: Published: Distribution: L98 -0083 and L98 -0092 Tukwila School District Conditional Use Permit and Variance to construct a new 62,042 square foot school to replace the existing Tukwila Elementary School 5939 S. 149th L98 -0090 U.S. West Communications Conditional Use Permit for a wireless communication facility consisting of 9 antennae attached to an existing 100 foot monopole. 12228 51st Place South January 15, 1999, Seattle Times Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 4313665 z • :. z Uo w= -w g 5; co d. �_ • Z �. o co: , ~` - o: • Z. V�. o 1 A F F I D A V I T I, (nmt, Be - N Notice of Public Hearing O Notice of Public Meeting El Board of Adjustment Agenda Packet O Board of Appeals Agenda Packet LIPlanning Commission Agenda Packet fl Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: _LJ Notice of Application for Shoreline Management Permit Shoreline Management Permit flDetermination of Non - significance Mitigated Determination of Nons ignif icance LJDetermination of Significance and Scoping Notice O Notice of Action Official Notice 00ther 0 Other was mailed to each of the following addresses Name of Pro jectTUkl! -fit kA File Number LC 9— , cfrl-ed on .Signature 1/14/ger City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director JANUARY 14, 1999 CITY OF TUKWILA NOTICE OF HEARING PROJECT INFORMATION Tukwila School District has filed applications for a Conditional Use Permit, Number L98 -0081, and a Variance, Number L98 -0091, to construct a new 64,500 square foot school to replace the existing Thorndyke Elementary at 4415 S. 150th Street. You are invited to comment on the project at a public hearing scheduled for January 28, 1999 at 7:00 p.m. before the Planning Commission. The hearing will take place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before the hearing, call the Department of Community Development at 431 -3670. For further information on this proposal, contact Michael Jenkins at 431 -3685 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Permits applied for include: • Conditional Use Permit • Variance SEPA Checklist Other known required permits include: • Development Permit • Land Altering Permit • Street Use Permit 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 permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director December 31, 1998 Tom Trusdell Bassetti Architects 1011 Western Ave, Suite 701 Seattle, WA 98104 Re: Conditional Use Permit for Thorndyke School (L98 -0081) Dear Tom: The following are comments from the December 22, 1998 plans that were submitted concerning Thorndyke School: • Tukwila Municipal Code (TMC) 18.56.090 limits the total number of compact stalls to 30% of the total parking spaces. The plans show 60 parking spaces, 20 of which are designated for compact. Based on the 30% formula, only 18 are allowed. Please revise accordingly. • The front foot path crossing the drop off area to the main entrance should be re- oriented to direct the pedestrian to the front doors and not to the area south of the entrance. • Please indicate what material(s) are used for the wall surrounding the ball court. • To provide additional visual interest and relief from massing along the north front facade, please revise the elevations to include a parapet feature along the one story brick veneer portion of the building. The parapet should be a minimum of one foot in height and use materials already dedicated to the building. • Change new louvered frame to window along north front facade. • Landscape Plan shows variety of plantings (Sweet Gum, Styrax, etc.) that are not indicated in the plan. Please remove these notes from the plan or revise to show plantings. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 rs December 31, 1998 Tom Trusdell Re: Thorndyke School Page Two • The caliper size for trees and gallon sizes for shrubbery are not indicated. In addition, no planting notes are indicated. Please revise accordingly. • The Katsura planting along the main access drive on the west side of the property should be continued from the rear parking to the street. • The Cedar and Cypress planting along the front yard will block views into site, as they are screening trees. The portion of the front yard where vehicular and pedestrian access occurs should be planted with species that allow visibility, however filtered views are acceptable. • While the front facade shows requested plantings that will screen the outside service areas, the choice of plantings will be too dense, too tall and not done in a comprehensive or contiguous manner along that portion of the site. The choice of landscape along this portion of the front facade should be a contiguous landscape with both elements for screening and visibility. If you have any questions or comments about these requested revision, please contact me at (206) 431 -3685. I believe that these revisions support our previous discussions about the landscape plan concept, it's relationship to Crime Prevention concepts and resolving minor details to the facade to improve its connection to the surrounding neighborhood. Sincerely, Michael Jenkins Assistant Planner cc: Randy McQuay, Heery International :; ,: .:_,.� z 1 .1._ z J 00. CO `mow III =; J F-: N w o; g Q z ►_o; z �. w uj U C): o �. w`. V w16 wz H xi. z MEMORANDUM TO: Bob Abbott FROM: Michael Jenkins DATE: December 23, 1998 RE: Revisions to Site Plan for Thorndyke School I have attached a copy of revised Site Plan that shows revisions to the number of access points and the footprint of the building. These revisions were submitted by the applicant due to our allowing only 2 access points / curbcuts and drainage problems that have forced reductions to the building footprint. I would appreciate any comments you can give on these new plans, including the lighting plan. As I indicated to you at the Thorndyke open house, I am still concerned about the parent drop off proposal. As part of our conditions, we may require that it be redesigned again, with the parent drop off located closer to the street and the bus drop -off further on site. I am also concerned about the lighting plan, as I believe they need less wall mount and more pole mounted lights. It would help me out greatly if you could get back to me by January 5. Thanks again for your help! . z z, U 'o O' 0 ,N w; w I, y LL, w O' g =a: w M. z �. :z o, coi 0 H. I tit. �w W' o. z'. N`. f=11 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director December, 10, 1998 Randy McQuay Heery International 1326 - 5th Ave., 8th Floor Seattle, WA 98101 RE: December 8, 1998 meeting concerning Thorndyke / Tukwila Schools Dear Randy: The following is a brief summary of issues that were resolved at the referenced meeting: Tukwila School • Play areas will remain separate, due to school district requirements • Revisions to the plans will be made to show change from rockery to a retaining wall near the front plaza • The dimensions and location of the pond and bioswale cannot be altered due to grades, King County Design Manual requirements and other site - specific constraints • There will be fencing around the pond, preferably colored black to ensure minimal visual impact • The turnaround on the west side of the school will serve school buses only. A security device meeting both School District and Fire Department standards will be erected south of the turnaround • Existing sidewalks serve the site to 62nd Ave S. and S. 147th, although improvements to the sidewalks may be required for safety and utility • Bicycle parking will be distributed between the front plaza and the current location behind the school • • The size and dimensions of the landscape island in the parking lot will be reconsidered • Parking on east side of drive, including pedestrian access, will be revisited • The front plaza area will be redesigned • There will be no playfield lighting • Details of the type and style of pole lighting will be provided 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 December 10, 1998 Randy McQuay Re: December 8 meeting Page Two Thorndyke School • Curb, Gutter and Sidewalk from 42 Ave S. will be done through 1999 - 2000 Capital Improvement Plan (CIP) • Only two curbcuts will be allowed on S. 150th • Bicycle parking is required, preferably a mix of locations like Tukwila School • Play areas need to be separated • Detention will most likely not be underground, resulting in a revised pond • There will be fencing around the pond, preferably colored black, to ensure minimal visual impact • Details of the type and style of pole lighting will be provided • There will be no playfield lighting • Need details of lightpoles • The North Elevation of the North wing is quite flat in appearance. Revisions to improve the facade, including additional windows, landscaping and facade modulation should be included, with design detail with window to match gable and base (will address) Unfortunately, we were not able to touch on specific issues with the landscape plan. In general the landscape plans for each school are adequate but I believe that revisions should be made to the type of species, the location of plantings and use of landscaping for screening and architectural enhancement. Feel free to contact me so that we can setup a time to discuss these concerns. As I indicated in the meeting, we anticipate the issuance of the SEPA determination before the end of the year and after the close of public comment. We still anticipate the hearings to occur on January 28, 1999. I look forward to seeing you at the December 16 and 17 Open Houses. Sincerely, ke:-A Michael Jenkins Assistant Planner cc: Reviewing Departments W r4 U"12' J U: o o Nei CO W W =: - 1 1.- U) U. wo g 17i ' CO _o z�. �=0 z�-: Lij 2 ON uJ— Hf O. ..z. D- 1-= A F F I D A V I T O F D I S T R I B U T I O N 1, K1nN�, \)L6/1.. hereby declare that: 0 Notice of Public Hearing E Determination of Non - significance fj Notice of Public Meeting J Mitigated Determination of Nonsignificance OBoard of Adjustment Agenda ODetermination of Significance Packet and Scoping Notice OBoard of Appeals Agenda ONotice of Action Packet OPlanning Commission Agenda EOfficial Notice Packet Short Subdivision Agenda ® Other ,i Li, 1:4 L(1(i l I {•. } -,1`71 Packet f •n , ' }� . L (1.`.%1. .� ✓L! �'� -�i v�!l, 0Notice of Application for 0 Other Shoreline Management Permit QShoreline Management Permit was mailed to each of the following addresses on (Gin tL Name of Project Signature !l :�,��`,�� iP\JQ File Number (,;0 •OO c z 1—• W re 6 JUs UO: co cnw Ji-. N w O; -J u..< co 1=—LU 1-0; Z 1-: MI al Do 0 w o � 'tu w` U.� , City of Tukwila Department of Community Development NOTICE OF APPLICATION DATED DECEMBER 4,1998 John W. Rants, Mayor The following applications have been submitted for review and decision: FILE NUMBER: APPLICANT: LOCATION: PROPOSAL: OTHER REQUIRED PERMITS: Steve Lancaster, Director L98 -0081 (Conditional Use Permit), Tukwila School District 4415 S. 150th Construction of a 64,500 square foot school to replace the existing Thorndyke School SEPA Checklist (E98 -0026) Variance Demolition Permit Development Permit These files are available for review at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on December 31, 1998. There is also an Open House scheduled for December 17, 1998 from 6:00 p.m. - 8:00 p.m. in the Library of the existing Thorndyke School. The Open House will be attended by representatives from Tukwila School District and City of Tukwila staff. The Open House will be an opportunity to review the proposal and provide written comment. This matter is also tentatively scheduled for a public hearing before the Planning Commission on January 28, 1999. If you are interested in attending the hearing, please contact the Department at (206) 431 -3670 to ensure that the hearing is still scheduled for this date. If you cannot submit comments in writing by the December 31, 1998 cutoff or attend the Open House, you may still appear at the hearing and give your comments on the proposal before the Planning Commission. If you have questions about this proposal contact Michael Jenkins, the Planner in charge of this file. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 +.::. z �w re 2 u6D —J C.) U • 0 w =, J 1.— U) u_ Ili O: 2 g J. ¢ =a. w, o' w I: D O • N ,0H: w W, • O w z. o 1- o. Z fl Mail Notice of Application on both Tukwila and Thorndyke Schools to: Michael Silver Tukwila School District 4640 S. 144th Street Tukwila, WA Foster Community Club 4251 S. 139th Street Tukwila, WA 98168 South County Journal Foster Library Tukwila Library CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGNS) State of Washington County of King City of Tukwila I Ranciq MG CZki.a,\- (Print Name) understand that Section 18.104:110 of the Tukwila Municipal Code reqes me to poste property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on DecOADer L{, (teethe Public Notice Board(s) in accordance with Section 18.104.110 and other applicable guidelines were posted on the property located at 15 w1413 14 ,8 so as to be clearly seen from each right -of -way providing primary vehicular access to th application file number E- —040,-;7K (Ap• ' • ► Signature) RECEIVED CITY OF TUKWILA DEC -41998 PERMIT CENTER SUBSCRIBED AND SWORN to before me this 4 day of e,y,,bt.i., 19 9 E Y,�th NOTARY PUBLIC in and for the State of Washington Cbi residing at My commission ex ires • z • 00• N W W= :CO Ili 0 Q; • =.d'. z 0 zt PI iu z:.. z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director November 29, 1998 Randy McQuay Heery International 1326 - 5th Ave., 8th Floor Seattle, WA 98101 Re: Tukwila / Thorndyke Schools Dear Randy: Both Tukwila and Thorndyke Schools are each comprised of numerous existing legal lots of record. Because of building and planning requirements, we require that a lot consolidation be undertaken to combine all existing lots into a single lot. This requirement must be fulfilled prior to filing for a Building Permit. Lot Consolidations typically take 4 weeks to review and prepare for filing at King County. I have enclosed a Lot Consolidation application for each school. Please complete and return to me as soon as possible so that this process can be completed well ahead of the filing of your building permits. Please note that there is no fee required by the City of Tukwila for a Lot Consolidation. Sincerely, Michael Jenkins Assistant Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 City of Tukvvila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Bob Abbott FROM: Michael Jenkins, Assistant Planner RE: Reconstruction of Tukwila and Thorndyke Schools • DATE: November 25, 1998 I spoke last week with Tom Kilburg about his participation on reviewing the proposals to reconstruct Tukwila and Thorndyke Schools. He indicated to me that you are more involved than he is on CPTED issues. Accordingly, I am forwarding the plans for your review and comment. Staff from Planning, Public Works, Fire and Parks are scheduled to meet with the school district on December 8 at 3:00 p.m. to present our comments on their proposal, including vehicular /pedestrian access, drainage and site planning. It was my understanding from my conversation with Tom that there were concerns about the location of parent drop -off at both schools, as well as lighting and general site design. I will be on vacation the week of November 30 and will be back in the office on December 7. I would appreciate meeting with you prior to the December 8 to discuss your impressions of the proposals and any recommendations that you may have to improve on safety and security. I will contact you on December 7 to see if you have time to meet. Thank you in advance for your participation in this process. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ��'ir z 6� Jo UO.. co O w =` .w O' LL: ?: ►- w;. z 1- o; w w; w' : 111 U) .z o'' City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION November 24, 1998 Randy McQuay Heery International 1326 - 5th Avenue, 8th Floor Seattle, WA 98101 RE: Application for a Conditional Use Permit with SEPA review, Thorndyke School, 4415 S. 150th Street (L98 -0081) Dear Mr. McQuay: Your application on behalf of Tukwila School District for the reconstruction of Thorndyke School has been found to be complete on November 24, 1998 for the purposes of meeting state mandated time requirements. The project has been assigned to me and is tentatively scheduled for a public hearing before the Planning Commission on January 28, 1999. The matter is also scheduled for an Open House on December 17, 1998 from 6:00 p.m. - 8:00 p.m. at Thorndyke School. The next step is for you to install the notice board on the site within 14 days of the date of this letter. To ensure the timely review of this application, the notice board must be erected and the notice posted by December 4, 1998. You received information on how to install the sign with your application packet. If you need another set of those instructions, you may obtain them at the Department of Community Development (DCD). Also, you must obtain a laminated copy of the Notice of Application to post on the board. This notice is also available at DCD. After installing the sign with the laminated notice, you need to return the signed Affidavit of Posting to the our office. 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. I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at 206- 431 -3685. Sincerely, Michael Jenkins Assistant Planner cc: Reviewing City Departments 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z • JU ,U 0o. { U) U) W; W =, J H CO 11...; W O ga 2d H=; . zr 13 17 W 1- U V_ O: • w U =; 0 City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director November 17, 1998 Randy McQuay Heery International 1326 - 5th Ave., 8th Floor Seattle, WA 98101 Dear Randy: As we discussed, the Design Review requirements for Tukwila and Thorndyke schools will not be required. I have enclosed a check for $1,800 as a refund for these applications. I have also enclosed detailed information on the preparation of Public Notice boards to be posted at the schools once the Conditional Use Permit applications have been complete. As indicated on the information sheet, the Type of Action for each schools should read Conditional Use Permit application, with SEPA checklist for the construction of a square foot school . You will have 14 days from the Notice of Complete Application to post the signs at each school. The signs should be posted within 5 feet of the right -of -way fronting each school. Once the Affidavit of Posting has been returned to me, I will send out a Notice of Application to the surrounding properties for each school, which will also be posted on site. This notice will also include the dates for the Public Meeting, which will probably occur on December 16 and 17. Sincerely, Michael Jenkins Assistant Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 :re Lk. • Uo CO lW w •w= J Hi • w o g -J u-¢; N a, moo'. .z �- w wr .0 �� Nf w w'. Ui 1 z • U m, • 'O .z • • Responses to Conditional Use Permit Question IIE for Thorndyke Elementary School E.1 RECEIVED CITY OF TUKWILA NOV 1 7 1998 PERMIT CENTER The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. The proposed use will enhance the public welfare because it will continue to provide access to public education to the families in the community, and a new facility will enhance the school districts' ability to provide improved educational services. The proposed use /project will also provide improvements to the property and to the vicinity in several ways. 1. The proposed use will provide better community use spaces such as a new gymnasium, better children's play areas and sports fields and a larger library and a Multi- purpose /Community Use space. 2. The proposed facility will greatly improve traffic circulation at the site by providing adequate on -site parking, separate on -site bus circulation and drop -off, and on -site parent drop -off. 3. The proposed project will improve the storm water run -off conditions over the present conditions. E.2 The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. The proposed use meets or exceeds the performance standards of the district it occupies in the following ways. 1. On -site parking, parent drop -off and bus drop -off is provided. 2. Landscape requirements are met or exceeded. 3. The architectural design is compatible with the residential character of the neighborhood. 4. All setbacks are maintained or exceeded. 5. Improved storm water runoff facilities are provided. E.3 The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. The proposed development is compatible with the surrounding land uses and improves the current traffic and pedestrian circulation. The site has been used as a school for over 30 years and the student population has grown gradually over time. This growth has been accommodated with additional classroom space, but accompanying improvements to parking and traffic circulation at the site have not been done. The proposed project provides adequate on -site j:\ jobs \thrndyke\managemt\3_government agencies \b_building\condusepermit.doc Z Hw 6 .J U 00 Cl u� w. w =: J i` u-: w o; co d. �w _. z �. 0 z i— U o'. 0 H" ww 1-U'. u.0 illi Z. O F-.. z parking, on -site parent and bus drop -off areas and allows for safe entry/exit traffic movements. The building design allows for gradual growth in student population within the building. The design provides an improved library, new gymnasium, and Multi - purpose Room for community use. The building design is compatible with the adjacent neighborhood by using sloped roof forms, lapped siding and bay windows. Parking areas, and service areas are visually screened from the street by landscaping or screenwalls. E.4 The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. Schools are permitted uses in the Comprehensive Plan. The Zoning Code implements the Comprehensive Plan in the Community Image Section and assumes schools are in residential areas. E.5 All measures shall be taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. The measures that have been taken to minimize the possible adverse impacts of the proposed uses are listed below. 1. Improved storm water run -off facilities are provided. 2. Adequate on -site parking is provided and screened by use of landscaping. 3. Adequate on -site parent and bus drop -off areas are provided. 4. The building is designed to be compatible with the residential character of the neighborhood. 5. All service areas are screened with masonry walls. 6. Improved playfields and sports fields are provided. 7. All mechanical equipment is screened from view. j:\ jobs \thrndyke \managemt\3 _governmcnt agencies \b_building\conduscpermir.doc Page 2 of 2 ...,' •' 1 CITY. -OF TUKWILA DEPAA, .TENT OF COMMUNITY DEVELOr ,.RENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 CONDITIONAL USE PERMIT (P -CUP) APPLICATION a:.:• : N*= w ;f : _ ,:x` '<..:FOR STAFF:USE.ONLY =, y. ;:;:. , ;:.:::'.:�::�:'s�= -; :,:f. , Planner.— .x:. ` �i,-_,7 . >......<�•:! :x:• <•::s ?. :.:.<,,.. , i::...a:: t. ..<w:'vf •:::.. :� +,. `:> J..q. ,•,.*.:.; .-. ,..,..7.4..;„. ,�; r ,:' ^!.i.,f .4;k:;•.- .��s _ :,. ..wf4.'... . ,.•t...<: + s,:::.�" ...:5> r�;'•.i'•. f �::1:�.: . ; File Nume s:.+i^ .. - •;f. "�<: <,. <..., ` <.. v:•,•:. ,_. . , wl.!',YC.,vri.�i%` ,.«..• . t. o-:., .f. v:�:i �.. v!.5��•�:" ;�:.7 •�' ,! ._ . R ece I t Nu fiber ... .. o �:r Y: ' = P roeci Fii � '•^' • �� ''A II c anon Co m lete D a e: Y . ter .. #� SEPA File • •e<: sue, t. v .::fAk., ..'K _,f 0'�; Applicationlncompleteo (Date.' ..:... ,.. .: ,. 4= ,,:�.:�. -. >� .N . j� lsr: _ .;Ot Ile n :: ~ =,' he E` .... �f�� °> T•�;::> > <w <� a, _ .. y' �.,rF._.. _ :,,,:. < -':y. • :. i.'+R 1' :=1:54'::::'`. ;. , eft. 3Y.�'�. 1. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: B. LOCATION OF PROJECT /DEVELOPMENT: STREET ADDRESS: //9/-5- Svc>71'‘ / -S�/� � /1 t1it(`� ASSESSOR PARCEL NUMBER: LEGAL DESCRIPTION: S4)r Quarter :iA i/ Section:-2-2 Township 4, Ramie: (Tnis information may be found on your tax statement) C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent) J/'[��-J /7 _ NAME: J T h /• �! �,�,Ut�i, i�r'� /.. .1, ;ter„ • ,ter '/ ✓ y'`�� ADDRESS: `7" I �/: ,at ->L�i I `!� -i- S7//7,- /,-• �.: • � , � :/l �•J / � •? PHONE:: ,- :7/:' 2 "G x/73 SIGNATURE: .( -fi /22 rte/, DATE: /6(// r/ 1 S> RECEIVED CITY OF TUKWILA NOV - 4 1998 PERMIT CENTER z W'' D 4 W _i U: 00 WI CO LL: W G g = d. E..W Z= H 1-- O' ZH 111 Lu' O. ff. O I-. 2V F- u_ 6 ..z z D. PROPERTY OWNER DECLARATION The undersigned makes the following statements based upon personal knowledge: I am the current owner of the property which is the subject of this application. All statements contained in the application are true and correct to the best of my knowledge. The application is being submitted with my knowledge and consent. I understand that conditions of approval, which the City and applicant have jointly agreed may not be completed prior to final approval of the construction (e.g., final building permit approval) will be incorporated into an agreement to be executed and recorded against the property prior to issuance of any construction permits. declare under penalty of perjury under the laws of the State of Washington and the United States of America that the foregoing statement is true and correct.. EXECUTED at jy ,199 (city), 1,2// (state), on (Print Name) L,� / ,/ yy L/ Svc- 744' / v/ ` .S74 ✓c'c 47.�h% /uj . z f& 3' (Address) - (Phone Nu b.er) (S gnature) Use additional sheets as needed for all property owner signatures. z H Z` ctw J U: O 0 No w i. N LL. w 0 u-Q =a� f- w z �. 0 D o. ;O ES w ui — O: .z 6•10 N, O z II. A. PRESENT USE OF PROPERTY: B. PROPOSED CONDITIONAL USE REQUESTED (FROM LIST IN YOUR ZONING DISTRICT): C. DETAILED DESCRIPTION OF PROPOSED USE FOR EXAMPLE, DESCRIBE THE MANUFACTURING PROCESSES USED, WHOLESALE/RETAIL /WAREHOUSE FUNCTIONS, OUTSIDE STORAGE OF GOODS OR EQUIPMENT OR OTHER INFORMATION WHIC WILL FACI ATE UNDERSTANDING OF THE ACTIVITIES OU PROPOSED TO D VELOP ON THIS SITE): 0 , ,It. !�_ Ar> - i • f - /, / /4 -r y, /', El / � sfrr� S� r' /rc�f _ si S4/45 (/:,, ter/ / /1 � ,l �� �,s7�,P� f -7 - % / i Al > , • i i'I L D. WILL THE CONDITIONAL USE BE IN OPERATION AND /OR A BUILDING TO HOUSE THE USE BE STARTED WITHIN A YEAR OF ISSUANCE OF THE PERMIT? ye"' 5 • E. ON A SEPARATE SHEET, DESCRIBE THE MANNER IN WHICH YOU BELIEVE THAT YOUR REQUEST FOR AN CONDITIONAL USE PERMIT WILL SATISFY EACH OF THE FOLLOWING CRITERIA AS SPECIFIED IN TMC 18.64.030. 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. 2. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. 3. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. 5. All measures shall be taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. CUPCKLST.DOC 7/5/96 z W; re J0 0O, 0, WX J I-; LL' u.! O` J cn LL _ W z F-. Z I- uj U 0; O :. ww U O • z`. U =' .0 • • z CITY C'-r' TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 CONDITIONAL USE PERMIT APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Department. Please contact the Department if you feel certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. Department staff are available to answer questions about application materials at 206 -431 -3670. 1'i:8;FX• z'.a5r:ir..Nw••"K40:Xt' sxxis e AE .... CKII IO >, w eot- :i�'w:ri�wi APPLICATION FORMS: .YAp Uplication Checklist Lk-Application Form (12 copies) Conditional Use Fee - $850 • ❑ Other permits applied for: LI-Complete Environmental Checklist and fee ($325) Design Review application and fee ($900) (if applicable) PLANS (12 copies): 0 Ste plan at 1 "= 30' or 1" = 20', with north arrow, graphic scale, and date; and the license stamp of the architect. The following information must be contained on the plan (details may be included on additional drawing sheets): O--P-roperty lines and dimensions, lot size(s), and names of adjacent roads O— Location and setbacks of existing and proposed structure(s) with gross floor area O'Location of driveways, parking, loading, and service areas, with parking calculations C)Location and design of dumpster /recycling area screening and other exterior improvements O"Location and type of exterior lighting Cr Location and classification of any watercourses or wetlands, and 200' limit of Shoreline Overlay District Cr Existing and proposed grades at 2' contours, with the slope of areas in excess of 20% clearly identified 0--Cocation of closest existing fire hydrant; location and size of utility lines; location and size of utilities or street/sidewalk easements or dedications O Description of wader and sewer availability from provider of utility (note which utility district or City) /� %� td O Other relevant structures or features, such as rockeries and fences. O' Location of outdoor storage areas and method of screening CLIPCKLST.DOC 7/5/96 .' [1--Landscape/planting -!an at the same scale as site plan, wit►- -forth arrow, graphic scale, and date; and the license stamp the landscape architect. The following ,nformation must be contained on the plan: CV-Property lines and names of adjacent roads 0- Location of the following: proposed structure(s), vehicle and pedestrian circulation areas, dumpster /recyding area, site fumiture, any proposed public outdoor art e' Existing trees over 4" in diameter by size and species, and any trees to be saved ' Proposed landscaping, including size, species, location and spacing. • Cd Building elevations of all building facades at a scale of 1/8" = 1' or 1/4" = 1', with graphic scale and date. Include on the elevations: er Dimensions of all building facades and major architectural elements Or Materials to be used Cr Location and type of exterior building lighting ,. 0/Location of mechanical units and proposed screening where necessary. 2 One (1) "PMT" (photomaterial transfer, or photostat) each of the plan set, reduced to 8.5 x 11 inches. LZ' OTHER MATERIALS: Other documentation and graphics in support of the proposal may be included as appropriate, such as color renderings, perspective drawings, photographs or models. If other materials are to be considered, twelve (12) copies of each must be submitted (except models). Color drawings or photos may be submitted as 8.5 x 11 -inch color photocopies. ❑ Certificate of Water Availability if the site is served by a water purveyor other than the City. fc ❑ Site percolation data approved by the Seattle -King County Department of Environmental Health if the site is proposed for development using a septic ys e , or a Certificate of Sewer Availability from the sewer utility purveyor (if other than the City). /(/ // Er-Proof that the lots are recognized as separate lots pursuant to the provisions of TMC Title 17 and RCW ,�/Ch. 58.17. CJ Any Sensitive Area studies required by TMC 18.45. A list of existing environmental documents known to the applicant or the City that evaluate any aspect of the proposed project. A list of any permits or decisions applicable to the development proposal that have been obtained prior to filing this application, or that are pending before the City or any other govemmental entity. A storm` water design which meets the requirements set forth in the Surface Water Design Manual �.., adopted pursuant to TMC 16.54.060(D). L7 A soils engineering report for the site. traffic study or studies, if required pursuant to TMC 9.48.070. PUBLIC NOTICE: a-1King County Assessor's map(s) which shows the location of each property within 500 feet of the subject property. • Er —Two (2) sets of mailing labels for all property owners and 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.) See Attachment A. CA'VA 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. See Attachment B. CUPCKLST.DOC 7/5/96 .� `• October 5, 1998 Mr. Tom Truesdell Bassetti Architects 1011 Western Avenue, Suite 701 Seattle, Washington 98104 Re: Thorndyke Elementary School Site Noise Measurements Dear Tom: r: 1.7 s-. --• T - - r' . OCT - 9 5 The R�,�NBLISCH Group This letter documents the results of acoustical measurements of noise levels at the Thorndyke Elementary School site. The purpose of the measurements was to evaluate the existing noise environment at the proposed site to determine whether the noise levels are in conformance with State Public School Standards; WAC 246- 366 -030. In accordance with the Washington code, noise levels at a school site should not exceed an hourly average of 55 dBA (Leq 1 hr) and hourly 'maximum (Lmax) of 75 dBA during the time of day the school is in session. A noise reduction plan to reduce the interior noise within the school to acceptable levels should be included in the school design, if the measured site noise levels exceed the limits imposed by the Code. Measurement Description. A 24 -hour measurement of existing noise levels was taken during September 25,1998 at the proposed site. The measurements were conducted using a Larson /Davis 700 type 2 integrating sound level meter. All measurements were calibrated prior to and following data acquisition, with a Larson /Davis calibrator. The following descriptors are used to characterize various components of sound: Equivalent Sound Level (Lml Leq is a single -value description of average noise exposure over various specified time intervals. The Leq. is used to characterize complex, fluctuating sound levels with a single number. Maximum Level (Lmax). Lmax represents a maximum sound level measured during each one -hour period of time. Statistical Noise Level (Lkql The statistical descriptors are used to describe noise levels which fluctuate and represent the sound that is exceeded the certain percentage of time (commonly indicated in 919 NE 71st Street • Seattle, WA 98115 • Phone (206) 524 -0593 • Fax (206) 524 -0630 • www.greenbusch.com z �Z` U1. l6n, JU. •00; • .0 c:)! u) La: W =? • co w: wo 4. Q. om.• I. w, • 1-o Z �. C.) �' • 0 I- w :1- -. w ~; uiz • :o z • October 5, 1998 Thorndyke Elementary School Noise Measurements Page 2 parentheses). The statistical sound levels describe how often a given sound level is exceeded during the period of the measurement. For example, L(1) is the sound level exceed 1°/0 of the time in a given time interval. L(1) levels are generally used to represent maximum levels for practical purposes. The L(90) noise level would be exceeded 90% of the time, and is typically considered to represent the background noise level. Measurement Results. The results of measurements are documented in Table 1. The major noise sources on the site are traffic noise from nearby streets (South 150th Street and 42nd Avenue South), freeway traffic noise, and occasional aircraft noise. Our observation of the existing sound environment showed that the major contributor to the maximum noise levels represented in the table as Lmax. is aircraft noise. Freeway traffic noise raised the background level represented by L(9o) in the table below. Table 1: Existing Ambient Noise Levels, (dBA) Interval ley (1 hr. average) Lmax Lao Start Time 09:00 57.5 71.0 55.5 10:00 55.5 74.0 51.5 11:00 55.0 67.5 51.0 12:00 55.0 68.0 51.0 13:00 54.5 64.0 51.0 14:00 55.0 67.0 51.5 15:00 55.5 79.0 52.0 Leq avg. (9 am -3 pm) 55.5 Lmax avg.(9 am-3 pm) 68.5 To determine the compliance with the Code regulations and establish the criteria for exterior construction design, the table above presents the average Leq and Lmax sound levels for the hours between 9 a.m. and 3 p.m. (time of day the school is in session). An acceptable level of 30 dBA for interior intruding noise is determined based on the following assumptions: (1) The limit of 55 dBA for hourly average exterior noise level (Leq) during the time of the day when the school is in session as established by the WAC 246- 366 -030. (2) The limit of 75 dBA for maximum levels (Lmax) during the time of the day when the school is in session as established by the WAC 246 - 366 -030 (3) A typical northwest building construction which meets current energy codes provides a noise level reduction of 25 dB. 919 NE 71st Street • Seattle, WA 98115 • Phone (206) 524 -0593 • Fax (206) 524 -0630 • www.greenbusch.com z o~cw ua! g 000 CO 0 w =. -J w0 u_ �_. z� O. Z l- LIJ O N; OF Ww H 0` LL O. .Z I._ O Z October 5, 1998 Thorndyke Elementary School Noise Measurements Page 3 The measured noise levels of hourly Leg exceed the limit of 55 dBA imposed by WAC by 2.5 dBA and the measured maximum sound levels (Lmax) exceed the WAC limits of 75 dBA by 4 dBA. These exceedances of the existing noise levels at the proposed site will result in an increase of the required noise reduction for the exterior construction. Recommendations. The following recommendations represent guidelines for design of the exterior construction. The recommendations are based on the measurement results of the existing noise environment on the proposed site and design noise criteria of 30 dBA for interior noise levels within the school intruding from outside. Since maximum noise levels measured at the site are mostly due to aircraft noise, the spectrum of aircraft noise (measured by the Greenbusch Group for unrelated projects) is also taken into account for these recommendations. Exterior Walls: Exterior walls should have a laboratory sound transmission class rating of at least 44. Wood stud walls should be at least 4 inches in nominal depth and should be finished on the outside with fiber cement plank siding or masonry veneer. Interior surface of the exterior wall should be of gypsum board of at least 5/8" thick. The gypsum board may be installed rigidly to the studs if the exterior is cement plank siding or masonry veneer. If the exterior side is siding -on- sheathing, double thickness of 5/8" gypsum boards on the interior side is required. Exterior Windows: The total area of glass should not exceed twenty percent of the floor area. Glass of double- glazed windows should be at least 1/4" thick. Panes should be separated by a minimum 1/2" air space. Double- glazed windows should employ fixed sash or efficiently weather - stripped operable sash. Roof Combined roof and ceiling construction should have a laboratory sound transmission class rating of at least STC -44. With an attic or rafter space at least 6" deep, and with a gypsum board ceiling below, the roof should consist of 3/4" composition board, plywood or gypsum board sheathing topped by roofing as required. Ceilings should be substantially airtight with a minimum number of penetrations. Glass fiber insulation should be provided above the ceiling between joists. Gravity vent openings in the attic should not exceed code minimum in number and size. The openings should be fitted with transfer ducts at least 3 feet in length containing internal sound absorbing duct lining. Each duct should have a lined 90 degree bend in the duct such that there is no direct line of sight from exterior through the duct into the attic. 919 NE 71st Street • Seattle, WA 98115 • Phone (206) 524 -0593 • Fax (206) 524 -0630 • www.greenbusch.com ��•.,. :::• ". ' October 5, 1998 Thorndyke Elementary School Noise Measurements Page 4 Expected Interior Noise Levels The intruding sound levels with the described exterior construction are expected to be in the range between 25 dBA and 28 dBA, depending on the outside noise levels in accordance with measured hourly average Leq levels (Table 1). The intruding levels can achieve as high as 45 dBA when the exterior levels reach the maximum levels associated with aircraft noise (as high as 79 dBA). However, it should be noted that the maximum levels according to a measurement procedure last no longer than 1 second. The better representative for practical purposes is a statistical level L1 which is a level that would be exceeded 1°/0 of the time, i.e. 36 seconds for a one -hour period. The measured average statistical sound level L1 is 63 dBA for a period of time when the school is in session. This exterior level corresponds to a 33 dBA level of interior noise. In terms of NC criteria, this level corresponds to NC 28 which is 7 points lower than the designed noise criteria required by WAC for noise from a mechanical system. Consequently, background noise in the classrooms which is typically associated with mechanical system noise will mask the intruding noise which is not expected to be objectionable. Please feel free to call if you have any further questions. Sincerely, The Greenbusch Group, Inc. COLC)-f /1/ Elizabeth :ogomolov Project Manager file: c :lschoollthorndykelenvr.msm.doc 919 NE 71st Street • Seattle, WA 98115 • Phone (206) 524 -0593 • Fax (206) 524 -0630 • www.greenbusch.com •? • z z. w. JU; 'U O; CO w! '.w =� w • 'ilk 0 g -J • � a • • Z. z�.. 1- O; z 1—; .2 o :w W!, • Zi N � H ;z _..,...... ....,.. THORNDYKE ELEMENTARY SCHOOL GRAPHIC SYMBOLS CONDITIONAL USE PERMIT/DESIEN REVIEW - NOV. 2, 1995 GENERAL NOTES QOno. :c L.J m'1 J 777 1=r 2121.1,32. 771 SEM LOS 1.eL.5621-1-1wr. yarn LW* TIC • Op fa P yN nApmy urAT. rev >...Col tee.... vtet. :ngn"u°ii w.�rnr v0o+t cdOelleLPO• To [IN IV EC Or4C1.642. 010 0wf../ ... 04..10 e...... 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BUILDING ELEVATIONS A3.1 var.. • NY' 0 0 0 0 tti."•••••••P! --- • ; ••••47,e j••• 40••• 4 ; § i =ALST ELEVATION 0 0 MTV. •PC•••• 0 0 kfrEJ 00 Imex vrierit NAM V.•••••110.1 .10 o-vws. 0 /••• 60•01 erne., 0.-4,5 )0.4.2.1•11, 0 - MW 111 SAU, P40 101 46.2. P. Xe./3.0-.514 X•1140-4!•CO t••••••••••••••••• •••••••••• 1:•"::••••=r .a• t.p.410.,•• VeR*0 • al•66...e. "liVEr ••-•••••• 440 •••.•111,1•16 •••:•• •••••O•GW27., 0 SOUTH ELEVATION/SECTION S NORTH NINS ", ; • ; I . • • I I • : ' " • ' . .. , •••••110 P•IT • THORNDYKE EIBIEWARY 9CHOCI - 77- 1-1÷ 0_50LiTH ELE'/ATION fiD 'L - 1 -1•11 H ••••• •••4' •Ort• - _ I %VT a• fl- NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. ••••••••• BUILDING ELEVATIONS A32 •ve.• • r.er E gc2Z17 ZREwM II 1<I cce. r tL.•.t eM' ate•• �I '. -,1"."_ _ �_S�_ Y S�' iri r L • • • 1 • L Cow> .6, au ..rrI . iiA , N t, /4 H 1 anus / odz-nw woe , • • C ttuWola Am. 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THORNDYKE EIBIENIAR 91110CL PAVING AND STRIPING PLAN C t4 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. r OSITE SINE F L sal WS niorwnre RB 4T MY easxt 8 __ /1�IECT MOTU /OM* OR EEPTINBER zoos AMY LYS moopurras 0•06:4 413V26110 x COMMEMORATIVE PLAGUE , .ra .6161 rm. rem 04SYMIL (1•0713 40,6 fey WNW. 10•13•60. *Amor {w 0 KW RAT 6ame Wow .0W 1 1 / "0 srck Es00000 0 2^t>_n. .t (-7,516N LOCATION Qi` POOR _ TOILET RM PICTOGRAM A YP. TNT. T.4G-1' 5;5\ ,••Y4 .As. T.r.O• A~xr ,•.ra PRE -CAST CONCRETE GAP s G' BACKLIT LETTERS IN METAL Ii/ LENS TO LIGHT LONER LETTERS IO' -5J,. 516NAGE 6ETERAL NOTES 1. 51614 ELEVATORS RP.N01T ENNi1115 OF 51644 KYi•Q5. 2. FOR LLLATON Q 51606 RUIN TO 5196460 4DCA004 P1.046 NO TYPICAL 40I4T1145 5. FCR 541E NO MVP. 565"450 4OLAT1L16 R98t 10 AR041EL1UW. SAE PLAN NO TTRGAL 1040146 MAIM 4. MT06RA14514661 OE T1! O V66AL 5YMMS AP:MEO Er TOE 40 LST. Cf 1RNL•AR1AT104. 0001450 10. WTa5-400. 5. Tx 1T90UT10W15TIHJ1.OFIcatoecrT(1SA)WALL O PITZP1R110115761CG009045 TO HAG 54.514100. 6. 91E NO :RNFlL 5454646! `5441(1501004110 l T-459 STAIOARD'%tC A11,15. 54945E TIT WINS TO 560OTaMA401. LG Y4ELW4 TRAFFIO 504140. RVIG6•. MLLTLD) OB611611014515T154_ 1. 5161.6E CotoR5141.1. 5E S .4010 F11R1 /4.411PAG1IRP05 5TA4ON0)5 VNO. GOLL YR.GTIN ttf! FA45 5A69501% TTPY/41L MEAL 0446E47 5446 5• 141*1...4 LETTER 1E45.IT. NO 6'-0' 1*01)1CIPAANCE TO FM•J4 ROOK 4' METAL LETTERS on CONCRETE CONCRETE BASE 40.121011.1. irri*L10166 • PO 022•1 OSIGN LOCATION ®POOR ,•.ra VS ION 661. ACCESSIBILITY SYt✓.'^,OL © TYP. EXT. TACTILE S15N ,•.ra cVt . ,.•1..0. 5: .1‘ 600, mr,C161.46 ••6.6641 ULM o15N LOCATION 9 OPENING UNISEX PICTOGRAM OINT'L SY!'AUBOL IN CASE OF FIRE ,•.ra -'� ...f -•--ji r.. 1 15' - l BRGF .•""..,.t..ir.'I Nw�w Ma OTYF !NT. TACTILE S;GN ii {Atdt.• rw... k :- ',14:-...----,- �.�.t l4-�.1BRARX-- - Ar,,e i r14 1..-17".....:,,`,^::""^' TYP. EXT. TACTILE 5154 iA. ..•••••cM^a ',Ma •••E 0.14.01 ..�a.J.� ....,r.nwa.n T`!P . TACT. AINPOV' SIGN U O NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TOTHE QUALITY OF THE DOCUMENT. 101 MRN1 Mom Sots Wt.. 101 0 101 5.5e, re 4604 0. F. 206640•4e4 P. 5060.1E02 MINN .110.1.166•4 1.6014.1. MUMS ,10 IMP A THORNDYKE e.aeffA IY SCHIXL 1 00.104131.0 .000 PM o.15bd0O afte 01a.R0I. 21.45 SiGN DETAILS A10.1 ---7----- _ -7------ M0 NDpKL-=1 ELEMENTARY SCHOOL rm. rem 04SYMIL (1•0713 40,6 fey WNW. 10•13•60. *Amor {w 0 KW RAT 6ame Wow .0W 1 1 / "0 srck Es00000 0 2^t>_n. .t (-7,516N LOCATION Qi` POOR _ TOILET RM PICTOGRAM A YP. TNT. T.4G-1' 5;5\ ,••Y4 .As. T.r.O• A~xr ,•.ra PRE -CAST CONCRETE GAP s G' BACKLIT LETTERS IN METAL Ii/ LENS TO LIGHT LONER LETTERS IO' -5J,. 516NAGE 6ETERAL NOTES 1. 51614 ELEVATORS RP.N01T ENNi1115 OF 51644 KYi•Q5. 2. FOR LLLATON Q 51606 RUIN TO 5196460 4DCA004 P1.046 NO TYPICAL 40I4T1145 5. FCR 541E NO MVP. 565"450 4OLAT1L16 R98t 10 AR041EL1UW. SAE PLAN NO TTRGAL 1040146 MAIM 4. MT06RA14514661 OE T1! O V66AL 5YMMS AP:MEO Er TOE 40 LST. Cf 1RNL•AR1AT104. 0001450 10. WTa5-400. 5. Tx 1T90UT10W15TIHJ1.OFIcatoecrT(1SA)WALL O PITZP1R110115761CG009045 TO HAG 54.514100. 6. 91E NO :RNFlL 5454646! `5441(1501004110 l T-459 STAIOARD'%tC A11,15. 54945E TIT WINS TO 560OTaMA401. LG Y4ELW4 TRAFFIO 504140. RVIG6•. MLLTLD) OB611611014515T154_ 1. 5161.6E CotoR5141.1. 5E S .4010 F11R1 /4.411PAG1IRP05 5TA4ON0)5 VNO. GOLL YR.GTIN ttf! FA45 5A69501% TTPY/41L MEAL 0446E47 5446 5• 141*1...4 LETTER 1E45.IT. NO 6'-0' 1*01)1CIPAANCE TO FM•J4 ROOK 4' METAL LETTERS on CONCRETE CONCRETE BASE 40.121011.1. irri*L10166 • PO 022•1 OSIGN LOCATION ®POOR ,•.ra VS ION 661. ACCESSIBILITY SYt✓.'^,OL © TYP. EXT. TACTILE S15N ,•.ra cVt . ,.•1..0. 5: .1‘ 600, mr,C161.46 ••6.6641 ULM o15N LOCATION 9 OPENING UNISEX PICTOGRAM OINT'L SY!'AUBOL IN CASE OF FIRE ,•.ra -'� ...f -•--ji r.. 1 15' - l BRGF .•""..,.t..ir.'I Nw�w Ma OTYF !NT. TACTILE S;GN ii {Atdt.• rw... k :- ',14:-...----,- �.�.t l4-�.1BRARX-- - Ar,,e i r14 1..-17".....:,,`,^::""^' TYP. EXT. TACTILE 5154 iA. ..•••••cM^a ',Ma •••E 0.14.01 ..�a.J.� ....,r.nwa.n T`!P . TACT. AINPOV' SIGN U O NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TOTHE QUALITY OF THE DOCUMENT. 101 MRN1 Mom Sots Wt.. 101 0 101 5.5e, re 4604 0. F. 206640•4e4 P. 5060.1E02 MINN .110.1.166•4 1.6014.1. MUMS ,10 IMP A THORNDYKE e.aeffA IY SCHIXL 1 00.104131.0 .000 PM o.15bd0O afte 01a.R0I. 21.45 SiGN DETAILS A10.1 Fil • •