HomeMy WebLinkAboutPermit L94-0069 - CASCADE VIEW ELEMENTARY - ADDITIONS CONDITIONAL USEL94 -0069
CASCADE VIEW ELEMENTARY CONDITIONAL USE
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
November 22, 1994
Mr. Gary Goltz
Heery International, Inc.
1601 Avenue D.
Snohomish, WA 98290
RE: Cascade View Elementary School (L94 -0069 & L94 -0071)
Conditional Use and Board of Architectural Review
Showalter Middle School (L94 -0074)
Board of Architectural Review approval
Dear Mr. Goltz
The Planning Commission and Design Review Board held a public
hearing for the above noted projects on November 17, 1994.
Following are the decisions of the hearings.
Cascade View Elementary School
The Planning Commission approved the Conditional Use for Cascade
View Elementary School (L94 -0069) with the following conditions:
1. If there is a demonstrated, consistent after -hours parking
demand which exceeds the 80 stall capacity for the school, the
matter shall be reviewed at a public hearing before the
Planning Commission. The Planning Commission may at that time
require the School District to construct, to zoning code
standards and within a reasonable period of time, additional
on -site parking as determined necessary to accommodate school
events. These spaces shall be in a location as shown on the
site plan a "event overflow parking ", or as determined by the
Commission.
The Board of Architectural Review approved the design review for
Cascade View Elementary School (L94 -0071) with the following
conditions:
Prior to application of a building permit, the applicant shall
submit for review and approval to the Department of Community
1
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 41313665
Development the following:
1. A revised landscape plan (Formerly condition 1. in the staff
report)
A. To provide an attractive appearance, require the removal
and undergrounding of overhead lines to the building.
B. To assure healthy vegetation, specify an irrigation plan
for all new areas of trees and /or shrubs. Install a second
bench to protect the other oak tree near the bus loading area.
C. To preserve views of the Cascades, specify deciduous trees
for the area adjacent to the street frontage.
D. To buffer new structures and parking areas from the
westerly neighbors, provide an additional 9 trees (mixed
evergreen and deciduous at 2" caliper) and shrubs along the
westerly end of the property.
2. Revised site lighting plan (formerly condition 3.)
A. To ensure compatibility with the surrounding residences,
reduce the wattage of fixtures for the parking lot lighting to
250 watts or less, unless there is satisfactory evidence
provided that the 400 watt fixtures are necessary for public
safety. Regardless of wattage, restrict the distribution of
exterior lighting to 0 -5 lumens at the property line.
B. For safety and security, provide nighttime illumination of
walkways and southern parking areas.
3. Mechanical equipment (new condition)
Provide rooftop screening of HVA equipment which is designed
to be compatible with building architecture ' to the
satisfaction of the Director of Community Development.
4. Gymnasium exterior (new condition)
The brick replacing the stucco exterior on the gymnasium must
be of a compatible color with the entire project and the
brick -work on the columns.
Showalter Middle School
The Board of Architectural Review approved the design review for
Showalter Middle School (L94 -0074) with the following conditions:
Prior to application. of a building permit, the applicant shall
submit for review and approval of the Board of Architectural Review
the following:
2
1. A revised landscape plan. (formerly condition 4. A. & C. in the
staff report)
A. To enhance architectural features of the east facade of
Building "A," install maples or other tall trees in a pattern
that lines up with either the bays of the windows or with the
columns between the windows.
B. To moderate the visual impact of large paved areas,
include perimeter landscaping of trees and shrubs between the
eastern parking lot and the property line. This should extend
from the north edge of the relocated portable approximately
260 feet to the point where the parking aisles turn and head
northwest.
2. A revised set of color board(s) (formerly condition 1. A.)
Provide revised colors that are consistently contrasting and
bold for all facades, including those of the storage trailer
and the work garage.
Prior to issuance of a building permit, the applicant shall submit
for review and approval of the Community Development Department the
following:
1. A revised set of elevations (formerly condition 1. B., and new
condition)
A. To achieve consistency, use window and door details such
as circles and rectangles that reflect the 1930's style.
.
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B. Add additional canopies over doorways, and insure that
there is a canopy on the west entrance of Building "A ".
2. site lighting details. (formerly condition 3.)
To provide lighting compatible with the adjacent area, use
reduced wattage of the fixtures. In the parking lot, restrict
lighting to 250 watts or less unless there is satisfactory
evidence provided that the 400 watt fixtures are necessary for
public safety. Restrict the lighting distribution to 0 -5
lumens at the property line.
3
3. A revised landscape plan. (formerly condition 4.,B,D,E,& F.)
A. To protect plantings from injury provide details which
show how the planter areas will be protected from high
pedestrian traffic in the vicinity of the plaza, notably the
planter immediately outside the west student entry, and the
planter area outside the south side of Building "D."
B. To screen the service yard and work garage area, provide
a screen of materials acceptable to the Department of
Community Development, to be located where it will moderate
views from 144th Street.
C. To enhance the building design and- the adjoining
landscape, remove or underground overhead power lines. These
include power lines along the north side of Buildings "A" "C"
and "D," and along the northeast side of the parking lot.
Substitute consistently designed (eg., Kim) lighting fixtures
for any present exterior cobra - headed lights.
D. To provide an inviting and stable appearance, provide
benches under the canopy of the east entry to Building "A."
The decision of-the Planning Commission and Board of Architectural
Review is final unless appealed to the City 'Council by November 28,
1994.
We can schedule appearance before the Board of Architectural Review
for December 15, 1994, as you requested.
If you have any questions regarding these projects, please feel
free to contact me at 431 -3673.
Sincerely,
[--M.114161
Libby nudson
Associate Planner
C: Dr. Michael Silver, Superintendent
;`PLANNING COMMISSION,
AND
BOARD OF ARCHITECTURAL REVIEW
NOVEMBER 17, .1994{
Members Present: Messrs. Haggerton, Meryhew, Malina, Neiss, Flesher, and Ms.
Stetson. Mr. Clark was absent.
Representing the staff were Jack Pace, Libby Hudson and Sylvia Schnug.
Approval of 10 -27 -94 work session minutes
Mr. Flesher: On page 11, the comment I made needs to be changed from 'We are
ready to sign off" to "I am ready to sign off'.
•
Mr. Neiss: On page 6 I made a response to a comment that Mr. Beeler had made. At
the meeting, Mr. Beeler had referenced that at the Comp Plan meeting on November
19th, there would be an analysis of the urban center. In his statement he made a
comment that it would be a pro -con format, and that is what I responded to. The
minutes do not reflect Mr. Beeler making those statements. Initially he said it was a pro -
-con format, but then he came back and said it was not.
MR. MALINA MOVED TO APPROVE THE 10 -27 -94 WORK SESSION MINUTES
AS AMENDED. MR. NEISS SECONDED THE MOTION AND THE MOTION WAS
UNANIMOUSLY APPROVED.
L94 -0069 Cascade View Planning Commission Conditional Use Permit:
Mr. Haggerton: Case number L94 -0069 is a Planning Commission public hearing for
a conditional use. Case number L94 -0071 is a Board of Architectural Review design
review hearing.
Mr. Meryhew: I have been involved with the school district as a part of the Facilities
Advisory Committee that looked at Cascade View and Showalter. I made a
recommendation, along with the rest of the committee, to go ahead with the remodeling
of these two schools and I was a part of the architect selection team providing input to
the school board. I also had some input in the design as one of the Facilities Committee
members. I believe that I can still be objective during this Planning Commission
hearing, but if anyone objects I would be willing to excuse myself from the hearing.
Planning Commission Minutes Page 2
November 17, 1994
Mr. Haggerton: I don't think that you should voice your opinion or vote on the
matter.
Mr. Malina: I think that if you want to address us with some of the background or
pros -or -cons you should have that option.
Mr. Meryhew: I feel that if I'm not allowed to vote, I shouldn't be making input either.
MR. HAGGERTON MOVED THAT VERN MERYHEW BE EXCUSED FROM
PARTICIPATING IN THE HEARINGS BEFORE THE PLANNING COMMISSION
AND BOARD OF ARCHITECTURAL REVIEW ON CASCADE VIEW AND
SHOWALTER DUE TO HIS INVOLVEMENT IN THE EARLY STAGES OF
ARCHITECT SELECTION AND INPUT REGARDING THE DESIGN AND /OR
DEVELOPMENT OF THE REMODELING OF THE SCHOOLS. MS. STETSON
SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
Libby Hudson gave the Staff report for Cascade View conditional use and design
review. A SEPA determination was issued on this in September by the school district.
The proposal tonight deals with an existing elementary school located in Tukwila off
32nd Avenue. The proposal is to expand and double the size of the elementary school
to a total square footage of 55,564 sq. ft. The expansion is intended to serve the same
number of students but to allow more room and to update the spaces. Parking will also
be increased from 47 to 100 spaces. In addition, the proposal covers additional
landscaping for the nine acre site and new playground areas. The site is surrounded by
single family zoning and uses. The public review for this project goes through a
conditional use permit because it is a conditional use within the single family zoning
district, and design review due to the square footage of the addition. Regarding the
conditional use five criteria:
Criteria #1: The appearance of the building will not be changed dramatically in
scale. Security will be increased by enclosing an interior courtyard with gates on the
areas accessed by pedestrians between the existing and proposed buildings.
Mr. Malina: How high is the gate?
Ms. Hudson: We have not received a detail on the gates. The perimeter fencing is six
feet.
Criteria #2: The proposal meets and exceeds the performance standards for this
zoning district. Current number of staff is 34 and future expectation is 39, that requires
Planning Commission Minutes Page 3
November 17, 1994
59 parking spaces by the zoning code. (Showed parking areas on site plan.) In addition,
the zoning code requires events parking which is generally after school hours. That
requirement is an additional 24 spaces. (Additional parking shown on site plan.)
Mr. Malina: Is there on- street parking available?
Ms. Hudson: The school district will be installing a sidewalk from the corner to 137th
street. We can't count that as part of our required parking through the zoning code.
Mr. Flesher: How will people know to park back on the playground area?
Mr. Malina: Currently there is no signage and none is proposed at this time.
Ms. Hudson: There will need to be signs during events that direct people to this other
area.
Mr. Flesher: What about turf parking?
Ms. Hudson: The zoning code does not permit parking which is not on a paved
surface. The applicant is proposing parking on the grass area sports field, but that
would not be needed in the parking calculations.
Mr. Flesher: I wouldn't want to approve on -turf parking because it would ruin the
surface. You are saying that there will be an overflow of parking that will impact the
neighborhood. If that's a mitigation, then that turf parking needs to be paved.
Ms. Hudson: Landscaping is proposed to buffer the residential properties to the north.
(Landscaping shown on site plan.) In conclusion, the staff recommends that the
conditional use permit be approved with one condition.
Gary Goltz - Heary International - representing school district:
We would prefer to not pave the grass area. There are two reasons: by increasing the
impervious surface we get more run -off, and two, we would like to keep as large of play
field as possible. The cost is also an issue. We would be willing to pave the area if there
is a need demonstrated as staff has recommended. We support the condition that is
being proposed.
Mr. Haggerton: How often are there special events on the soccer field?
Mr. Goltz: The field is used quite a bit during the summer by the community and
parks department. We are currently in contact with the Parks and Recreation
Planning Commission Minutes Page 4
November 17, 1994
Department to jointly do some improvement to the field.
Nancy Kaynor, Bassetti Architects - project manager
The fields will be used not only for special events, but also by the city park and
recreation department for soccer games. The parking that is generated for those events
is not great. The regular proposed parking spaces will accommodate that need. There
is a three -foot grade change in the grass area where we are showing overflow parking.
Ms. Stetson: Wouldn't that special event parking generally consist of the annual
winter concert and .large PTA meetings? Will they be directing people to park on the
asphalt basketball area during special events?
Mr. Goltz: The whole play area is asphalt except for the two pilings in the center.
Mr. Malina: There seems to be an indecision about adequate signage. Drop -off
spaces are also going to be used for special event parking. There needs to be signage to
let the general public know that after hours parking is available.
Ms. Kaynor: We will be striping that parking area so it looks like parking spaces. The
signage and redirection of traffic needs to occur during school hours when those two
areas are being used for drop -off.
Mr. Malina: I would like to see signage in the bus area and also on the street so that
during an event there is no parking within the residential neighborhood. This needs to
be done from the beginning so bad relations don't occur with the neighbors.
Mr. Haggerton: There is a handwritten change on this application stating that the
address of the school is 13535. All the other information says 13601.
Ms. Kaynor: The correct address is 13601 32 Ave. S., Tukwila.
Mr. Goltz: I question the usage of the street for street parking. ,I think only 6 houses
actually face the school along the street. If we're being asked to make street
improvements and put in sidewalks, why wouldn't we as residents of the community be
able to park on the street?
Mr. Malina: I was referring to the special events.
Ms. Stetson: How would you use signs to show that parking was restricted for only
special events?
Planning Commission Minutes Page 5
November 17, 1994
Mr. Malina: During a special event at other schools such as Thorndike, there were the
portable fold -up signs and people directing traffic.
Ms. Stetson: I don't have a problem with overflow parking occurring on the street.
Mr. Goltz: In the past we have had complaints about people parking but it wasn't
the school district parking, it was for a soccer game during the weekend.
Kirsten Whisler - Director of Business and Support Services, School District
I have been there for four years managing the facilities. I have not had one parking
complaint from Cascade View in all that time. The complaints I have gotten in the
community have been for vandalism. We only have two or three special events a year
and unfortunately we don't usually fill up our parking. spaces. I don't think street
parking would be disruptive to the community because the events only last for
approximately an hour - and -a -half and are over by 8:30.
Ms. Hudson: The final revised site plan will ensure that field parking is not included
because it does not meet code requirements.
Mr. Haggerton closed the conditional use permit public hearing at 7:40 p.m.
Ms. Stetson: I think this is a long overdue improvement for Cascade View and I am
impressed with the proposed changes. The parking seems adequate the way it is laid
out, I wouldn't like to see further restrictions placed upon it. I think it could be handled
without a formal policy from the Planning Commission.
Mr. Malina: When you start reading the background information, the basis for this
remodel is because of an additional 400 students, which means 800 more parents.
Ms. Hudson: That number of 400 is the total enrollment, not 400 new students.
Mr. Malina: I think we need to have a determination of the height of the gate and
fence from staff or make one ourselves. I also have a concern about the 32 overflow
parking spots on the grass field, it needs to be paved.
Mr. Haggerton: The staff report says that if there is a demonstrated consistent after
hours parking demand which exceeds the 80 stall capacity for the school, it shall be
reviewed at a public hearing before the Planning Commission. I think that covers it.
Mr. Malina: I would like a determination on the height of the gate because it is a
criteria for the conditional use.
Planning Commission Minutes Page 6
November 17, 1994
Mr. Haggerton re- opened the public hearing at 7:45pm
Mr. Goltz: The opening for the two gates has a clearance of ten feet, and the gates
are eight feet high.
Mr. Haggerton closed the public hearing at 7:46p.m.
MS. STETSON MOVED TO APPROVE L94- 0069 - CASCADE VIEW CONDITIONAL
USE PERMIT, BASED ON STAFF'S FINDINGS AND CONCLUSIONS AND. WITH
ONE CONDITION: IF THERE IS A DEMONSTRATED, CONSISTENT Al 1'ER-
HOURS PARKING DEMAND WHICH EXCEEDS THE 80 STALL CAPACITY FOR
THE SCHOOL, THE MAFI ER SHALL BE REVIEWED AT A PUBLIC HEARING
BEFORE THE PLANNING COMMISSION. THE PLANNING COMMISSION MAY
AT THAT TIME REQUIRE THE SCHOOL DISTRICT TO CONSTRUCT, TO
ZONING CODE STANDARDS AND WITHIN A REASONABLE PERIOD OF TIME,
ADDITIONAL ON -SITE PARKING AS DETERMINED NECESSARY TO
ACCOMMODATE SCHOOL EVENTS. THESE SPACES SHALL BE IN A
LOCATION AS SHOWN ON THE SITE PLAN AS "EVENT OVERFLOW
PARKING," OR AS DETERMINED BY THE COMMISSION. MR. NEISS
SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
• APPROVED.
L94 -0071 Cascade View BAR Design Review
Libby Hudson provided the staff report. The criteria for design review deals with five
specific criteria. (Pointed out parts of school on site plan.) The interior courtyard has a
stream with boulders, rocks, and landscaping with seating areas. The new building will
house class rooms, music room, and library. Landscaping along perimeter will have a
mix of deciduous and evergreen trees, shrubs and ground cover. Some existing
madrona trees will be removed because they are diseased. There are sidewalks along
all the parking and drop -off areas and into the courtyard. Existing adjoining properties
are residential and are currently screened with large madrona trees. The height of the
structure will maintain the 30 foot height limitation of a single family zoning district.
There will be brick columns located at the entry court by the office but the interior
columns do not repeat the brick face design. Our recommendation is that the brick
columns be continued in the interior. The relationship of the structure to the site and
the streetscape is improved with this proposal. We propose that additional landscaping
be added to buffer the adjoining residential properties. The building design fits well
with the architectural character of the neighborhood with sloped roofs throughout.
Staff recommends approval with three conditions. We would like to alter condition 1B
Planning Commission Minutes Page 7
November 17, 1994
as stated in the staff report. We have had further discussions with the applicant and
they plan to do an irrigation system that is not automatic which will meet our
specifications.
Mr. Malina: Where does the stream come from and end up?
Ms. Hudson: It is a stream scape for the courtyard, it is not actual water. It is a dry
stream bed made with textured materials.
Mr. Haggerton: Has the city been part of the approval process for this landscaping?
Ms. Hudson: We have approved and have recommended increased landscaping in
certain areas.
Mr. Flesher: How many of the 35 trees to be taken out will be put back in?
Ms. Hudson: We feel that the landscaping should be increased. The tree ordinance
does not actually apply to this project.
Mr. Flesher: But we don't know if the transitional buffering that has been there is to
be retained. They have not given us numbers at this time.
Ms. Hudson: Staff didn't recommend numbers, we recommended a revised landscape
plan which included increased landscaping.
Mr. Flesher: In the report it talks about an alternative roofing. Has that type of
roofing been decided upon?
Ms. Hudson: The sample that we received was for composition. The alternative is for
a metal roof. The proposal is for asphalt.
Mr. Haggerton: Are there any external HVAC units on the roof?
Ms. Hudson: I believe they are all interior.
Ms. Kaynor: I would like to clarify a couple issues. First, the brick columns that are
on the exterior are arcades that mark the entries to the buildings along the front between
the gymnasium and administration building. And in the back at the car drop -off loop,
they do not continue into the interior court. We have not selected a specific metal roof
yet. If there is enough money the school district may select a metal roof as an alternate.
It would be a neutral color, not too different from the asphalt shingles that are proposed
Planning Commission Minutes Page 8
November 17, 1994
at this time. There are some HVAC units on the roof over the entries on the low roof
portions.
Mr. Haggerton: What will they be screened with?
Ms. Kaynor:
the roof.
We have proposed a dense wire mesh perhaps painted the same color as
Mr. Haggerton: Has the bond been voted on to fund these projects?
Ms. Kaynor: Yes, but there is a very tight budget for this project.
Mr. Haggerton: I feel that we cannot approve a project without all the information
on roofing and landscaping.
Mr. Pace: You could approve this project and have them come back if they decide to
change the roof type.
Mr. Flesher: I think I could deal with that, but landscaping is still a big question.
Mr. Goltz: Concerning landscaping, what you see is the plan that was most recently
drawn. This plan contains more trees then we had a month ago. The reason the plan
has not been revised to reflect the department of community development's comments
is because we just recently received them. We are willing to add the trees to the west
that has been requested. We are not skimping on landscaping on this project.
Mr. Malina: What irrigation system are you planning to put in?
Mr. Goltz: We propose to install a coupler system. We'd like to put lower
maintenance landscaping which takes less water, using an underground less expensive
system. When it comes up through the ground there is a coupler which the hose is
inserted into. We would also like to use soaker hoses during the first few years when
the plants are becoming established.
Mr. Malina: Have you thought about a drip system?
Mr. Goltz: We feel that this system is more efficient. •
Ms. Hudson: I would like to clarify that on condition 1B, the second sentence will be
stricken. On condition 1D a specific number of trees for the buffer area on the west
should be identified.
Planning Commission Minutes
November 17, 1994
Page 9
Mr. Flesher: Or I can take the exhibit as shown along with the agreements staff and
the applicant come to regarding the west border.
Mr. Haggerton: We need specifics so we can be assured that it gets done.
Mr. Goltz: We will be willing to put back 35 or 40 trees. You give us a number and
we'll put them in.
Ms. Hudson: Staff recommends that they put in 9 additional trees, a mix of 2 inch
caliper deciduous and evergreen, on the western boundary in addition to what is
proposed. Another item that was brought to my attention is that the gymnasium has
been changed from stucco to brick.
Mr. Malina: Is it the same color brick as the columns?
Ms. Kaynor: The columns are the darkest color brick and the gymnasium is slightly
lighter colored so that the colonnade stands out as a separate entrance. The building
was changed from stucco to brick quite awhile ago and I believe it came from the school
boards discussion about the permanence of stucco on the face of the building, the
durability of the stucco in a high traffic location.
Mr. Haggerton closed the public hearing at 8:15p.m.
Mr. Haggerton: I don't want to give a blank check approval, I want to know
specifics, concrete information.
Mr. Neiss: It is important to remember that every developer that comes in here has
a budget constraint.
Mr. Haggerton: I am sympathetic to the school district, we're all tax payers that
support the school district. We don't want to demand things that will run the price up,
but we can't be too sensitive to that criteria.
1. Revised Landscape Plan
Mr. Haggerton: On item B we will strike that second sentence. I would also like to
specify a coupler irrigation system in that item. On item C the content is fine but it
needs to be reworded. It can be changed to read, "To preserve views of the Cascades on
the easterly views, specify deciduous trees for the area adjacent to the street frontage."
Item D, we have talked about requesting an additional 9 trees. It should read, "To
buffer new structures and parking areas from the westerly neighbors, provide nine
Planning Commission Minutes Page 10
November 17, 1994
additional trees, a mix of evergreen and deciduous of at least 2 inch caliper."
2. Revised Building Elevation
Mr. Haggerton: We had a concern about the columns. Staff recommend that the
brick on the columns be continued on the inside.
Ms. Stetson: I like the architects explanation as to why they decided not to continue
the brick.
Mr. Haggerton: This specifically tells people that it is a entrance. I agree with the
applicant's proposal. We can just delete item 2A. Item 2B talks about the roof design.
We can't approve two different kinds of roofs.
Ms. Stetson: Let's approve the composition roof and request that they come back with
a sample of the metal if that's what they chose.
Mr. Haggerton: We will delete item 2A and 2B as written. We will rewrite item 2A
specifying that we are approving the project with the composition roof as submitted and
if they elect to change to a metal roof they must come back before the BAR.
3. Revised Site Lighting Plan
Mr. Malina: I am concerned about spillage into the residential neighborhood but I
would assume that staff is specifying what type of nighttime illumination on the
walkways.
4. Rooftop Mechanical Equipment
Where are we going to address the subject of the screening for the
Mr. Neiss:
HVAC?
Mr. Haggerton: In the past we have approved the project stating that the screening
will be satisfactory with the director of community development based on our past
requirements. I think that a wire mesh may not be adequate.
5. Brick Exterior on Gymnasium
Mr. Haggerton:
to brick.
It surprised me that the gymnasium had been changed from stucco
Ms. Stetson: In the staff report on page 14 it says that the gym will have a terra cotta
color with dark green trim.
Mr. Haggerton: We better put in our conditions that the project has been approved
Planning Commission Minutes Page 11
November 17, 1994
with a brick exterior on the gymnasium. We should state that the brick exterior on the
gymnasium should be compatible with the color on the columns and let DCD take it
from there.
Mr. Malina: I have not seen anything in the utilities and drainage plan addressing the
oil separator for the parking area.
Mr. Haggerton: I think the drainage they have up there will be satisfactory for the
way its redesigned.
Ms. Stetson: Wouldn't that be a condition of a utility permit? It wouldn't be
necessary for us to put it in a motion.
MR. HAGGERTON MOVED THAT BASED ON STAFF'S FINDINGS AND
CONCLUSIONS, L94 -0071 DESIGN REVIEW FOR CASCADE VIEW BE
APPROVED WITH THE FOLLOWING CONDITIONS:
1. A REVISED LANDSCAPE PLAN
A. TO PROVIDE AN ATTRACTIVE APPEARANCE, REQUIRE THE
REMOVAL AND UNDERGROUNDING OF OVERHEAD LINES TO
THE BUILDING.
B. TO ASSURE HEALTHY VEGETATION, SPECIFY AN IRRIGATION
PLAN FOR ALL NEW AREAS OF TREES AND /OR SHRUBS. INSTALL
A SECOND BENCH TO PROTECT THE OTHER OAK TREE NEAR THE
BUS LOADING AREA.
C. TO PRESERVE VIEW OF THE CASCADES, SPECIFY DECIDUOUS
TREES FOR THE AREA ADJACENT TO THE STREET FRONTAGE.
D. TO BUFFER NEW STRUCTURES AND PARKING AREAS FROM THE
WESTERLY NEIGHBORS, PROVIDE AN ADDITIONAL 9 TREES
(MIXED EVERGREEN AND DECIDUOUS AT 2" CALIPER) AND
SHRUBS ALONG THE WESTERLY END OF THE PROPERTY.
2. REVISED SITE LIGHTING PLAN
A. TO ENSURE COMPATIBILITY WITH THE SURROUNDING
RESIDENCES, REDUCE THE WATTAGE OF FIXTURES FOR THE
PARKING LOT LIGHTING TO 250 WATTS OR LESS, UNLESS
THERE IS SATISFACTORY EVIDENCE PROVIDED THAT THE 400
WATT FIXTURES ARE NECESSARY FOR PUBLIC SAFETY.
REGARDLESS OF WATTAGE, RESTRICT THE DISTRIBUTION OF
EXTERIOR LIGHTING TO 0 -5 LUMENS AT THE PROPERTY LINE.
B. FOR SAFETY AND SECURITY, PROVIDE NIGHTTIME
ILLUMINATION OF WALKWAYS AND SOUTHERN PARKING
AREAS.
Planning Commission Minutes Page 12
November 17, 1994
3. MECHANICAL EQUIPMENT
PROVIDE ROOFTOP SCREENING OF HVAC EQUIPMENT WHICH IS
DESIGNED TO BE COMPATIBLE WITH BUILDING ARCHITECTURE TO
THE SATISFACTION OF THE DIRECTOR OF COMMUNITY
DEVELOPMENT.
4. GYMNASIUM EXTERIOR
THE BRICK REPLACING THE STUCCO EXTERIOR ON THE GYMNASIUM
MUST BE OF A COMPATIBLE COLOR WITH THE ENTIRE PROJECT AND
THE BRICK -WORK ON THE COLUMNS.
MS. STETSON SECONDED THE MOTION AND THE MOTION WAS
UNANIMOUSLY APPROVED.
L94 -0074 Showalter Middle School
Libby Hudson gave the staff report. The proposal before you is to renovate portions of
the existing middle school, the demolition of the cafeteria, and ari additional structure
for a library and classrooms. In addition they are proposing new parking and entry
plaza near the new addition. The 14 acre site is located near Foster High School and is
surrounded by single family on the east side, soccer fields to the south and the County
swimming pool to the west. The variance application was reviewed before the Board of
Adjustment on November 3rd and approval was granted for a nine foot height variance
for building A which is the 1935 structure. That existing building already exceeds the
height limitations for the single family residential area. A sloped roof is placed on
building A to enclose the mechanical equipment underneath the roof. This project is not
going through conditional use because the actual foot print of the building is not being
altered. (Showed details of buildings on site plans.)
Criteria #1
The parking area is being moved so the streetscape is improving, the parking has less of
an impact to the street. The buildings are set back 100 feet from the streets and are quite
a distance from the residents.
Criteria #2
A new walkway is proposed in addition to new landscaping. The portables are being
moved off -site with the exception of one which will be screened. No landscaping is
proposed along this east property line.
Ms. Stetson: I believe there is a driveway on the east side of the other building. Is
there any change proposed for that?
Planning Commission Minutes Page 13
November 17, 1994 .
Ms. Hudson: This is the property boundary (shown on map).
The color is chosen for the unifying effect of this collection of buildings. The roofs will.
remain the same with the exception of building A. The bus traffic is separated from
other staff parking. The main entry to building A will have a canopy.
Criteria #3
Grades will primarily remain the same on the property. (Specific landscaping shown on
site plan.) Lighting fixtures are similar to the Cascade View and are proposed at 15 -18
feet high in the walkway area and 30 feet high in the parking area. The
recommendation is that additional trees are provided that enhance the architecture of
the building as well as to not impair the cascade view.
Criteria #4
The scale of the buildings are institutional in scale, two story. There are no windows or
doors proposed on the north end of building A. The color scheme for the building is in
browns and beiges and the parapet is in a darker brick red. The mechanical equipment
is under the roof for building A and on the roof for the other buildings. It's Staffs
opinion that the color choice should be "jazzed up ".
Mr. Haggerton:
school?
Is it your opinion that the colors should be similar to the high
Ms. Hudson: No necessarily similar but compatible with more contrasting colors.
Criteria #5
There are some bollards proposed although a detail was not provided. The applicant
intends to come before you again with the bollards and signs at a later date.
On condition number 2 on the revised landscape plan, it is our understanding that the
intention is to move the existing maintenance building off -site which would allow
access to the bus turn around to align with the roadway which would be safer.
Staffs recommendation would be approval with condition that the applicant revise the
color board to something more in harmony with Foster High School, and also that the
detailing of the doors and windows be consistent on the elevation on the west side of
building A.
Mr. Malina: Some parts of the buildings have canopies and some don't. Do you feel'
there needs to be consistency?
Ms. Hudson: Yes, I think it would be a good idea to carry that detail throughout. We
Planning Commission Minutes Page 14
November 17, 1994
have revised the landscape plan to require landscaping along the eastern property that
screens the parking from the neighboring residential uses.
Mr. Malina: What are they proposing for an irrigation system?
Ms. Hudson: Any new landscaped areas are required by the zoning code to have
irrigation systems. It doesn't have to be automatic, it could be a coupler system like
they are proposing for Cascade View.
Mr. Haggerton: What about the columns on the west elevation, what are those?
Ms. Hudson: That is the entry. There is an arcade there and those columns speak to
that. We did not receive a detail for that courtyard area.
Mr. Malina: Have they explained why they want to use stucco for this project when
they changed the stucco to brick at Cascade View?
Ms. Hudson: This is a large complex and you're dealing with a hodge -podge of
buildings. Stucco is an easy way to unify the structures.
Lauren McConecky, Bassetti Architects:
I would like to go through some corrections to the staff report.
- Item 1B: I wish to point out that there is fairly extensive screening on the private
property owner's side of that entire fence.
- Item 2A states there will be no groove lines or other embellishments in stucco. In fact,
a number of expansion drawings and architectural reveals occur throughout the new
stucco walls. (Pointed out examples on drawings.)
- Item 2B talks about the landscape transition to adjoining properties. We feel that the
landscape transition along the south is significantly different from the current layout.
Currently it is fronted by an asphalt bus zone and a bus shelter. Both of those are to be
removed and the proposed design provides a new lawn and significant planting. The
intent of the change is to improve the streetscape.
- Item 2C speaks of the roof, having a more residential character. The sloped roof on
roof "A" was provided as a response of citizen input regarding positive drainage at all
roof areas. We believe that a strong sloping roof would be damaging to the character of
the existing building. A low slope roof profile is more important for the maintenance of
this stylistic building.
- Item 2E says that what is missing is a careful consideration of lining up the driveway
with 46th Avenue to allow coherent turning movements. We believe that is a good idea
but unfortunately is not within the scope of our project. The district is looking into
moving the maintenance building, providing an appropriate site and source of funds is
Planning Commission Minutes Page 15
November 17, 1994
available.
Mr. Goltz: When we went to the voters we did not ask for funds for moving the
maintenance area and building, therefore, the design has moved forward with the
location of the driveways as is currently shown. The problems are 1) we don't have a
location for the maintenance building, and 2) it would probably cost $200,000 for an
additional building. In the staff report, item 4D asks for us to screen those buildings.
We can do that and will continue to pursue any avenue we can to remove that
maintenance building. In addition, we have had trouble finding property zoned for a
maintenance facility. We are improving the situation we currently have. As proposed
we will provide two entrances and are moving the entrance away from the hill. It will
be a safer site.
Mr. Haggerton: What are the hours of operation for that maintenance facility?
Mr. Goltz: 8:OOam to 4:30pm
Mr. McConecky:
- Item 4C: it is not unusual that the detailing on a building shifts, depending on major or
minor entry, vertical or horizontally oriented facade. We feel that the vertical
orientation is significant at the commons doors. The idea of placing round windows at
major entries was good. We should change the west facade major entry to port hole
windows.
- Conclusion #3 says there are few new green areas being proposed. We believe the
school lawn and planting areas form a significant new green area along the street
facade. We have intentionally avoided a simplistic row of trees because the vertical
rhythm would conflict with the horizontally layered building. I feel quite strongly that
a simple rhythm in a vertical matter is opposite from what an art- moderne style is
calling for.
Mr. McConecky:
- Conclusion #4 states that the intent is to visually simplify the complex using stucco
walls and common color themes, using a box -like complex to mimic an austere art-
moderne style. The building design intent is neither to simplify the campus or mimic
the art - moderne style. The design objectives of that style were efficiency, economy and
appearance. A citizens' group recommended that building A be saved and the voters
approved that recommendation. The design intent is to unify the existing chaotic group
of structures. A secondary aspect of the design is the recognition of the stewardship of
public funds inherent in the design of schools. We believe the objectives of art- moderne
parallel the school board's charge. It is important for clarification of the canopies that
the main entry canopy over the east and southeast entry has been repeated over the
Planning Commission Minutes Page 16
November 17, 1994
major west entry and the semi - circular entry arcade off the court yard. We believe that
a prominently sloped roof is inappropriate for the style and would seriously
compromise the integrity of the historic building. The color in the art- moderne style
was used primarily as an accent rather than a base color. The muted tones have been
proposed for major wall areas and a saturated red hue is proposed for all of the entry
canopies. That is a change from what the designs show.
- Conclusion #5: The revised design does include sitting areas at the major east and
west entries.
- Recommendation #1 talks about using colors contrasting and bold. Some of the
ancillary structures are not part of this design effort so we don't have much to say about
what color those are. There is a concern I have about replicating Foster High School
colors in this structure, they are very different in design. This design is more
streamlined and subdued in its nature. We would be willing to take a look at using
blues at the major doors east and west as part of the signage. The circular entry arcade
could become a darker hue similar to the major entry on the east facade. The red
canopy would then stand out. 1B talks about achieving consistency using window and
door details. We have tried to represent horizontal windows where the massing is
stretched out and allow the square and vertically oriented fenestration occur in the more
prominent zones where there is vertical massing. I would suggest that the minor entry
doors such as service doors, and back entries to shops and music rooms do not need to
have the port hole windows as on the major doors.
- Recommendation #3, we have no problem using 250 watt lights in the parking area.
- Recommendation #4A says to enhance architectural features of the east facade on
building A, install trees in a pattern. We have tried to group the tree plantings toward
the center to reinforce that center vertical piece as well as out in the edges. Trees on a
regular basis will get big and eventually block the views that are currently enjoyed. 4B
talks about protecting plantings. (Referenced drawings.)
Mr. Goltz: Regarding item 4C, I will show a series of pictures that I took at the site
just yesterday showing the current landscaping. We feel it would be a redundancy to
put plantings in front of other plantings. In the area of the horse pasture, I agree with
Mr. McConecky's point of that area connecting us to the ruralness that was once
Tukwila.
Mr. Malina: You're not concerned about the liability of that?
Mr. Goltz: No, not at all. Regarding 4D, as I mentioned before, that is something
we could do within budget.
Mr. Malina: How about the color of those two buildings?
Planning Commission Minutes Page 17
November 17, 1994
Mr. Goltz: We could paint them to match the color.
Kirsten Whisler: We had a committee made up of 18 members of the community
who went and got parents and students and other residents to participate in the
planning of these two school projects. We never talked to the public about moving the
shed. Our priorities were for what was best for the students. When we went to the
voters we wanted to go for what was in the best interest of the tax payers, what was
most reasonable, what we thought would pass. The point of lining up the street with
the entrance is a good one but we have no property to move those maintenance
buildings onto.
Mr. Malina: What is the portable that has been moved next to the district office? Isn't
is a district office?
Ms. Whisler: It will be an administration office for human and support services,
Special Ed. staff, CDS, nursing staff, counselors, to do fingerprinting of volunteers and
employees, and other services we need to provide to students. Both of the remodels at
Cascade View and Showalter are adding more office space for CDS and speech therapist
and psychologists. There will still be a need to house those people some place in the
future.
Mr. McConecky:
- Item 4E, our intent was to underground power lines to the school.
- Item 4F, I propose the drawings on your left as the solution to that east entry with
seating and stairway as well.
There was mention of a mechanical screen around the roof of the building. That
involves mechanical units on top of the kitchen area as well as over the linkage between
the locker rooms and the school. Both of these areas will be screened with higher
parapets or a stucco screen. There was also a mention of brick as a base material for the
school. Currently the walls and foundation are concrete, so in order to use brick at the
base we would be putting in an entire new foundation system around the perimeter of
the school.
Mr. Malina: The concern I had was that the reason for getting away from a stucco
gymnasium at Cascade View was the cleanliness and so forth. I was surprised that you
were recommending stucco on this project.
Mr. McConecky: Our recommendation was stucco at the gymnasium of Cascade
View. The school district felt strongly that it should be brick as a prominent public
facade with a most lasting look.
Planning Commission Minutes
November 17, 1994
Mr. Malina: I don't see a proposal here for new signage.
Page 18
Mr. McConecky: That will be part of what will be coming back to you in the future.
It will be integrated to a series of entry bollards that march the street to the major
facade.
Mr. Neiss: You said you shrunk down the height of the windows due to the energy
code. My understanding of the code residentially is that aluminum windows will no
longer meet code. Can you address to that in terms of a commercial building?
Mr. McConecky: I can't address it in terms of the changes in the energy code. There
would be a gasketed break between exterior and interior in the kind of windows that
we would be using.
Mr. Neiss: That code may change what you do with your windows because
aluminum may not meet code.
Mr. McConecky: I would be amazed if they ruled against aluminum windows in
commercial structures. I will be glad to look into it and verify.
Mr. Neiss: Regarding the windows on the west elevation, are they mullions?
Mr. McConecky: Yes, there are horizontal mullions within the basic vertical window
of that facade.
Ms. Hudson: Readdressing condition 1A, the staff feels strongly that although the
color scheme proposed here may be 1930's style, it is the 90's, and updating it would be
more in keeping with the liveliness of the middle school. Under 1B, on the west
elevation on building "A ", although this faces a different direction it is the same building
and the continuation of the grid windows system would continue that design.
Condition 4A, there are alternatives to horizontal trees which would be in keeping with
the architectural style. Using columnar trees would maintain the views to the east.
They could be placed in some relationship to the columns and windows and reflect the
architecture.
Mr. McConecky: We're not trying to make this look like Foster High School. We are
trying to make it look like a 1938 building. I don't think it's appropriate to change colors
when you do a restoration. Concerning the issue of the landscaping trees, I don't think
it does justice to the building to have a soldier row of trees. It doesn't seem to have a
flow like a clump of trees which more closely resembles how trees in a natural setting
Planning Commission Minutes Page 19
November 17, 1994
are.
Mr. Neiss: Do you know the distance of this area? (Referenced on site plan)
Mr. Neiss: This area is the only area that doesn't have any contrasting colors and I
was wondering why.
Mr. McConecky: It is a new piece on an old facade. We were trying to give it the
lightest color so it would read as a predominant piece. We have tried to make a strong
landscape statement out of the courtyard and give it a strong center.
Mr. Neiss: I think the color band should have been carried across there.
Mr. McConecky: We could have, but the issue was that the whole facade became
vertical.
Mr. Haggerton closed the public hearing at 9:47pm.
Mr. Malina: I think all in all the project is a good project, however, I have to concur
with staff as far as the color. I also concur with staying with the consistency of the
windows. As far as the east portion of the property, they are trying to sell the idea of a
natural buffer between the school and the residential neighborhood. The neighbor will
sell some day, so it does need to be buffered. We have done that with Cascade View on
the western side. I have a concern that the staff is seeing kids going over the fence to
feed the horses. I believe the canopies over the doorways need to be continued. They
are designed to provide shelter as well as aesthetics. I would definitely like to see
landscaping around the two maintenance buildings as well as having them painted to
be consistent with the school color.
Mr. Haggerton: I have the personal opinion that because of the extent of the bond
that the public approved, I expected more. I like the drive -in and west areas and the
landscaping along 144th, but something is missing on the east side. I don't agree with
staff on the columnar trees, perhaps a few clustered trees would look more natural.
Regarding the colors, I'm not sure that the taxpayers will understand that the colors are
from the art- moderne style. They will relate it to what looks nice and fresh to justify the
expense of what went into the building. I have mixed emotions as to what those colors
should be.
Mr. Malina: The problem I had is that the courtyard area is the 1990's but yet on the'.
other side of the building they are trying to keep the 1930's.
Planning Commission Minutes
November 17, 1994
Mr. Haggerton: I agree.
Page 20
Mr. Neiss: I also would have liked to see something different. I don't necessarily
agree that we need to keep harmony with Foster, but I think we need bolder colors to
accent the building itself.
Mr. Haggerton: I agree that it should have its own identity. Do you feel
comfortable having the staff work with the applicant to come up with a different color
scheme?
Mr. Flesher: I would like to see it before it's approved.
Mr. Haggerton: Items 3A, 4B, 4D, 4E, and 4F are in agreement with both staff and
applicant. We need to work on items 1A, 1B, 2A, 4A, and 4C.
Mr. Malina: It's my recommendation that we add verbage about the additional
canopies over the west entrance and moving the maintenance buildings.
Mr. Neiss: I think we need to continue the contrasting band on that large area.
Mr. Haggerton:
that.
The total exterior color scheme is suspect, I think we all agree on
Ms. Stetson: I don't mind the color combination that is presented. I could see perhaps
a touch more of deeper reds along window bands.
Mr. Haggerton: Let's just turn it back to the architect and let the staff work with him
to come up with something better. To keep those colors because they are indicative of
the 1930's style is not a good reason, they should be pleasing to look at.
Mr. Neiss: I like the idea of using the circle windows at the doors, that will
definitely give it the 1930's feel. I'm not excited about the windows on the west
elevation. I don't know why they were even put in that way, but they have existing
openings they have to work with.
Mr. Malina: Should we even have item 2A in here since we cannot move the
maintenance buildings?
Ms. Stetson:
building.
I would like to see them do whatever landscaping is possible around the
Planning Commission Minutes
November 17, 1994
Page 21
Mr. Haggerton: Staff and the applicant are at odds on item 4A.
Mr. Neiss: I think I would like to see more of the clumping as opposed to the
columnar trees, but I would like to see more then what's being proposed.
Mr. Haggerton: Let's specify that they need to come back to us with the landscaping
on the east side (4A) and the color scheme (1A). What about 4C?
Mr. Malina: I think perimeter landscaping is needed. The resident can take out that
ivy at any time.
Mr. Haggerton: So we agree with staff on item 4C. Then we will add item 5 to paint
the shop and service buildings to be harmonious with the school colors. We will have to
wait until they come back with the color scheme. We can make a recommendation to
approve the project with the exception of the items they need to come back to us on.
MR. NEISS MOVED TO APPROVE L94 -0074 BASED ON STAFF'S FINDINGS AND
CONCLUSIONS WITH THE RECOMMENDATIONS : COME BACK TO THE BAR
WITH A NEW COLOR SCHEME ADDRESSING BOLDER COLORS FOR ITEM 1A;
DELETE ITEM 2; ACCEPT ITEM 3; ACCEPT ITEM 4B, 4D, 4E, AND 4F; COME
BACK TO THE BAR WITH ON THE EAST FACADE WITH THE TREES AND TO
COME BACK ON THE PAINTING OF THE MAINTENANCE BUILDINGS TO BE
HARMONIOUS WITH THE SCHOOL, WITH ADDITIONAL SCREENING; ITEM
4C ALSO BE BROUGHT BACK TO THE BOARD; AND TO ENSURE THAT THERE
IS A CANOPY ON THE WEST SIDE OF THE BUILDING. MR. MALINA
SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
L93 -0083 Sears Home Life
Jack Pace gave staff report. This is a project that when presented before, the Board had
asked for the applicant to come back for approval on the signage.
(couldn't hear remainder of staff report)
Mr. Neiss: There were two options, one that has some detail and one that is more
square in design, is that correct?
Mr. Pace: That's correct. The question the Board had was what would be in keeping
with the surrounding signage. As noted in the staff report, is putting the peak on the
sign really necessary, does it add anything to the sign as opposed to the original
proposal that staff supports?
Planning Commission Minutes Page 22
November 17, 1994
Bob Wiley, Managing Partner of Fidelity Associates, developer of project:
The design which the staff has recommended is the standard Sears design. We would
appreciate it if we could keep that standard appearance by putting the box around the
words.
Mr. Haggerton closed the public hearing at 10:16pm.
Mr. Malina: I think the design of the sign goes with the structure and is nice looking.
MR. MALINA MOVED TO APPROVE L93 -0083 BASED ON STAFF'S FINDINGS
AND CONCLUSIONS. MR. NEISS SECONDED THE MOTION AND THE
MOTION WAS UNANIMOUSLY APPROVED.
Director's Report:
The Planning Commission agreed to meet on December 3rd and 10th to review the draft
Comp Plan.
Mr. Haggerton: This relates to the minutes of that City Council minutes regarding
the Comp Plan and specifically the urban center. There is fragmented opinion about
whether the Comp Plan should or should not include an urban center. We were
contacted to join a task force consisting of members from the Council, Planning
Commission, Tukwila Tomorrow, staff, and the Mayor. The decision was made to turn
the subject of the urban center back to the Tukwila Tomorrow Committee (at least as
many members as possible). They will actively work on three different proposals for an
urban center. Those choices are the 1) full blown urban center model, 2) a modified
urban center model and 3) no urban center and the ramifications of all those alternatives
on the Comp Plan. That will set our schedule back somewhat but we all agreed that it
was in the best interest of the City.
Mr. Malina: I question the legality of that. Grant made a motion that night that there
would be a parallel study.
Mr. Pace: What was agreed upon was that we would look at the other alternatives for
the urban center. The tentative schedule was to have that meeting on November 30th
then have a package of material reviewed by December 19th. Tukwila Tomorrow will
not make a recommendation, they will come back to us with the alternatives for us to
debate.
? ?: We made an agreement with Rick Beeler and members of the City Council that
Planning Commission Minutes Page 23
November 17, 1994
staff would be given the money to conduct this parallel study and bring it back to us.
There was a big doubt that it could be accomplished by December 10th.
Mr. Pace: The agreement was that we would prepare the material for staff and they
would review and make comments and /or modifications to the two other alternatives
that Tukwila Tomorrow prepares.
Mr. Haggerton: I think the Mayor handled it this way to pacify as many people as
possible internally and to look as clean as possible to the public and the State. He did
not want the staff to come up with alternatives to something that the Tukwila
Tomorrow Committee came up with originally.
Mr. Malina: Will there still be an EIS on that?
Mr. Pace: Yes. We are trying to package the material so we can use it not only for the
citizen's committee but for the SEPA requirements as well.
Mr. Haggerton: We will continue working on the other areas of the Comp Plan until
we receive those urban center alternatives.
•
Meeting Adjourned.
Prepared By,
Diane Medler
HEERY
November 23, 1994
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington 98188
Attention:
Regarding:
Dear Jack:
Jack Pace
Architecture
Construction Management
Engineering
Graphic Design
Interior Design
Program Management
Strategic Facilities Planning
SEPA Determination of Non- Significance (DNS)
Cascade View -Elementary and Showalter Middle School
We have reviewed your November 9, 1994 letter regarding SEPA Determination of Non -
Significance (DNS) for Cascade View Elementary and Showalter Middle School. We concur
with the comments stated in this letter and will proceed with design using your information as
parameters.
It should be noted that subject to the receipt of additional information from the City, we will be
extending curb, gutter and sidewalks for Cascade View along 32nd Avenue South between
135th Street and 137th Street, not 136th Street as noted in your letter.
We appreicate your review and comments and will see that these elements are incorporated
in the design. Please contact me if you have any questions.
Sincerely,
HEER
NTERNATI O , INC
Gary .Itz
Program Ma '=rer
cc: Kirstine V1lhisler, SCSD
Nancy Kaynor, BA
Mike Finnegan, HI
SCSD - CV - a(H), DD
SCSD - SMS - a(H), DD
g :\ user\ public \projs\scsd\corrs \0079.;Itr
Heery International, Inc.
A group of professional service practices
10900 NE 41h Street Suite 1110, Bellevue, Washington 96004
Telephone 206-1S4-9103 Fax 206•151.5726
ATLANTA BALTIMORE BOSTON CHARLOTTE CLEVELAND DENIER HOUSTON LONDON
LOS ANGELES MEXICO CITY MIAMI NEW YORK ORLANDO PHILADELPHIA PORTLAND
SACRAMENTO SAN DIEGO SAN FRANCISCO SEATTLE SPOKANE VANCOWER WASHINGTON 0C
• -
J
• ,` Y
.1.xI,1:,' 2,1991
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
November 3, 1994
Dr. Michael Silver, Superintendent
South Central School District
4640 South 144th Street
Tukwila, WA 98168
FAX 244 -8602
RE: Cascade View Elementary .School SEPA Determination of
Nonsignif icance (DNS)
Showalter Middle School SEPA Determination of.Nonsignificance
Dear Mr. Silver,
The City has reviewed the environmental checklists and
determinations noted above and has the following comments on the
proposals.
Cascade View Elementary SEPA DNS
Prior to issuance of any permits and inconjunction with the
conditional use permit, the following items will be required:
1. Storm water Drainage Permit. The applicant must describe
the volume of storm water discharge, capacity of
detention and provide oil /water separators where deemed
necessary.
2. Utility and Street Use Permit.
3. The applicant will be required to reimburse the City for
the construction cost of public street frontal
improvements, including curb, gutter and Sidewalk, along
32nd Avenue between 135th St. and approximately-173-6th St.
4. Automatic fire sprinklers will be required by the Fire
Department. •
5. Additional fire hydrants will need to be installed at
locations approved by the Fire Department.
Showalter Middle School
Prior to issuance of any permits, the•City will require the
following:
1. Any increase in storm water .runoff will require
retention /detention in compliance with the King County
Storm water Management Manual. The utility plans need to .
indicate where and how the on -site stormwater collection
system will be connected to the public storm water system
located in Macadam Road S.
2. Additional fire hydrants will be required.
3. •Fire• alarm_ and sprinkler systems are required to
installed.
4. Fire lanes are required to support 70,000 pounds.
Thank you for the opportunity to comment.on these proposals.
Sincerely,
iw _ 1. •�
Libby udson
Associate Planner
•
City of Tukwila
John W. Rants, Mayor
Department of Community Development
STAFF REPORT
to the PLANNING COMMISSION
and to the BOARD OF ARCHITECTURAL REVIEW
HEARING DATE:
PROJECT / NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
ZONING:
COMPREHENSIVE
PLAN DESIGNATION:
SEPA
DETERMINATION:
STAFF:
Prepared November 9, 1994
Rick Beeler, Director
November 17, 1994
Cascade View Elementary School L94 -0069, L94 -0071
South Central School District No. 406
I. Conditional Use Permit
II. Design Review
' 13601 - 32nd Avenue South, Tukwila, WA
Approximately 8.9 acres
R -1 - 7200 Single Family
Public Facilities
A determination of non - significance was issued by the
District on September 29, 1994
Libby Hudson
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 •, (206) 4313670 • Fax (206) 431-3665
Staff . Report to the
BAR and Planning Commission
ATTACHMENTS:
:•
L940069 & L940071: Cascade View
Page 2
A. Conditional Use & Design Review Applications, c. 8/17/94
B. Cover sheet with perspectives A0.1 (8/17/94)
C. Topographic survey (Penhallegon 5/20/94) )
D. Demo -Site Plan A1.1 (6/9/94)
E. Utility and Drainage Plan C1.1 (8/8/94)
F. Grading and Paving Plan C1.2 (8/8/94)
G. Planting Plan- Design Development L1.1 (10/31/94)
H. Courtyard Plan L2.1 (10/31/94)
I. Site Plan A1.2 (plot 11/9/94)
J. Exterior Elevations. A3.3, 3.4,3.5 (8/15 - 3 sheets)
K. Design details for lighting, dumpster screening, mechanical equipment screening, bike
racks, etc.. (no dates -slip sheets)
L. Exterior Colors and Finishes [Materials Board]
M. Traffic Impact [parking] Analysis (Perteet Engineering c. July 25, 1994)
N. Color xeroxes of perspectives of east facade, of the interior courtyard, and of
three exterior facades. (no date)
Staff Report to the
BAR and Planning Commission
FINDINGS
BACKGROUND
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Page 3
1. Proiect description: This project entails the renovation and substantial additions to an
existing elementary school in order to meet current and projected needs for 400 kindergarten
through fifth grade students. Additions comprise approximately 31,041 square feet, some
of which replace four portable structures. A 4,200 square foot gymnasium will be added to
Building "B." Most of the additions will be in an entirely new structure, Building "E." This
will house music rooms, classrooms, kindergarten and a'resource center. The new structure
forms a U- shaped end to a courtyard, one that extends from the main entrance between
Buildings "A" and "B." Exterior finish will be a stucco system for the additions, because of
the unavailability of the block veneer used in the original buildings. When completed, the
project will contain approximately 55,564 square feet, which more than doubles its present
24,523 square feet. The height of the complex will be less than 30 feet.
Parking will be increased from its present 47 spaces to a total of 100. Of these, 56 will be
permanent stalls on site. There will be an additional 45 "event" spaces. Of them 32 will be
on turf, 8 will use the bus loop, and 5 will be in the "car drop" area. The main parking lot
will be substantially relocated as part of this program. New driveway entrances will be 34
feet wide, to allow for bus and truck movements. There will also be a separate 20 foot wide
fire lane to serve the south side of the complex. The current staff of 36 full time people will
increase to 39 in the near future.
With the exception of the kindergarten play area, all playground equipment will be relocated
to the south of the complex. They will be installed on the northern edge of the present
playfields. Thirty five of the 41 mature trees on the site will be removed by the proposed
renovation project; many of these are diseased, especially the madronas. A combination
of tulip trees and red oaks are proposed as a replacement. One of two existing ball fields
will be removed in order to accommodate both Building "E" and the relocated playground
equipment. A shelter is proposed to cover a set of basketball courts in this new play area.
A gravel walking path will surround the playfields. It will also provide access to 32nd Ave
at the southeast corner. A similar path will cross the western side of the site adjacent to the
Kindergarten tot -lot.
New signs for the school will be submitted as a separate application at a later date. Loading
and dumpster areas will be screened, as well as any rooftop mechanical equipment. The
Tukwila Parks Department is considering the installation of a Picnic Shelter on the site as
a cooperative facility for serving the playfields in off - school hours.
Staff Report to the
BAR and Planning Commission
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Page 4
2. Site Description: The 9 -acre site consists of two terraces, one for playfields, the other
for school structures and parking. There are prominent views of the Cascades to• the east
of the site. •
3. Surrounding Land Uses: Single family residences.
4. Terrain: The proposed improvements will be located in an area graded for the existing.
facilities. Land here slopes at a modest one per cent grade up approximately six feet from
east to west, and two feet from north to south. Playfields have a similar slope, and are
about 10 feet above the level where the school buildings are located. Even with this slight
change in grade, excavation will be needed to accommodate the footprint of Building "E."
Plans show lowering the grade at this point approximately 10 feet, 'which is low enough to
permit the new structure to connect by ramps to buildings "C" and "D."
5. Access is from 32nd Avenue, a two lane asphalt street having neither curbs, gutters, or
sidewalks along its entire length. Three new access points will replace the existing pair of
driveways. New sidewallcs will be installed along the entire street frontage. Striped
crosswalks are shown across the drives and across 32nd Ave. Grades of walkways
throughout the campus are designed to promote accessibility for people with disabilities.
6. Public Facilities include the nearby Riverton Methodist Church, the Riverton Crest
Cemetery, and the extension campus for Central Washington University. This latter campus
used to be the Glacier High School. Overhead utility lines provide service to the elementary
school complex.
M
7. Public Review is required for the proposed project in two parts. A conditional use
permit review will address the issues of a significant expansion of an existing public school
located within a residential zone. Design review will address the site and architectural
impact of the proposed site renovations and additions. Both of the review criteria are
included in this combined report.
1. CONDITIONAL USE PERMIT
FINDINGS
DECISION CRITERIA
Conditional Use Criteria are shown in bold, italic type along with a staff discussion. The
Applicant's response to the criteria is contained in Attachment A.
Staff Report to the
BAR and Planning Commission
L94- 0069 & L94 -0071: Cascade View
• Page 5
Review Criteria (Tukwila Municipal Code 18.64.050)
Criteria 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.
An elementary school is permitted in residential zones subject to approval of a
Conditional Use Permit. Although Cascade View's size (55,500+ square feet) exceeds
those of adjoining residential structures, the proposed additions are customary ones for
such schools. The 4,200 square foot gym has been set back 85 feet from 32nd Avenue.
The major new structure (20,256 'sf) will be located over 300 feet from the public right of
way, behind the existing structures. It is also located over 60 feet from the nearest
property line.
The original four structures and their covered walkways were built in 1957 and are in
need of substantial modernization, including removal of hazardous materials such as
asbestos. Security will be enhanced by fencing off the interior courtyard, and by
providing nighttime lighting in the parking areas. Additional landscape planting will
screen residential properties on the north and south sides of the school.
Criteria 2. The proposed use shall meet or exceed the performance standards that are required in the district it
will occupy.
The proposed development plans for the school, plus the attached conditions meet the
performance standards in the R -1 - 7200 zoning district. This includes designing to
seismic standards, abating hazardous materials complying with Disability Act
requirements, and meeting Fire Code specifications. Proposed perimeter .landscaping will
exceed those required by the zoning code. Overhead utility lines will be undergrounded,
thus reducing visual clutter.
The site plan shows 56 permanent stalls for the 55,564 square foot facility. The
standards in the zoning code require 59, based on the calculation of 1.5 spaces per staff
member, assuming a future full -time staff of 39. There will be a shortage of 3 spaces
from that required by the zoning code. Parking studies by Perteet Engineering
(Attachment M) indicate that peak usage of the existing 47 spaces at the present school
is 83 %. That rate of usage is based on an existing full -time staff of 36 plus an additional
10 itinerant staff. The Perteet report notes, "There is no spill-over parking from the
school onto the surrounding streets during normal school hours." Attachment M, p.3.
Site plans provide an additional 45 parking spaces for "public assembly." The basis for
this requirement is that there will be a total of 7,990 square feet of Public Assembly
space created by this modernization program. About half of this will be the
multi - purpose rooms and the other half will be gymnasium space. Zoning requires 1
space for each 100 square feet, such that a total of (7,990 / 100 =) 80 spaces will be
required. Of this figure (80), 56 are already provided in the parking lot at the north side
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 6
of the school. The balance (80 -56 = ) 24 will be located in two areas. Ten (10) would
be located out of the fire lanes on the asphalt play area. An additional 14 spaces would
be provided in the bus drop -off area (9) and the car drop -off area (5). The zoning code
requires striping and wheel stops for these spaces. Technically there will be a shortage of _
10 on -site parking spaces because those proposed for the asphalt playground would be
unstriped. Perteet notes, It is expected that [during] after - school events, parking will
spill over into the adjacent neighborhood." Attachment M, p.4.
Criteria 3. The proposed development shall be compatible generally with the surrounding land uses in terms of
traffic and pedestrian circulation, building and site design.
Circulation will be enhanced by separating bus and car traffic. Students will have new
covered wall.-ways. Security access will be improved by installation of an asphalt fire lane
to the south side of the building. There will be both car and bus drop -off zones in the
parking areas. New sidewalks will be added along the entire street frontage. Striped
crosswalks will be provided at the driveway entrances and at the intersection with 136th
Street.
Site design will also feature the installation of a new storm drainage system and
automatic irrigation system. These two features should enhance water quality, and
protect planting areas.
The proposed building design will transform a set of flat - roofed structures to ones with
gabled roofs, bay windows and bright colors. These and the new classroom/library/
structure will be organized around a new 200+ foot central courtyard. Views. -of the
Cascades from the existing structures will be maintained. The major addition (Building
"E ") will be set into the ground such that its height and mass will be diminished when
seen from its neighbors to the west.
Criteria 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use
Policy Plan.
The proposed modernization is supported by many goals in the Land Use Policy Plan.
These include:
Natural Environment Goals 1 (Gauge development of the land in a manner suitable to
the natural environment) and 2 (Use and preserve the natural features and resources of
the physical environment in a wise and posterity- oriented manner.)
Open Space Goal 3 (provide meaningful recreational opportunity for all people of
Tukwila regardless of sex, age, color, or socioeconomic status
Residence Goal 1 (Preserve the pleasantness and integrity of viable single- family areas.)
The applicant has noted specific objectives and policies within the Plan's sections that
address Natural Environment, Open Space, and Residence. See Attachment A, reply to
Staff Report to the
BAR and Planning Commission Page 7
question 10D.
Criteria 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.
L94 -0069 & L94 -0071: Cascade View
The proposal includes measures to remedy a series of impacts, such as seismic, fire
safety, aesthetics.. These were mentioned in the responses to criteria 1, 2, and 3, above.
Perimeter landscaping along the parking lot will screen this area from adjacent
residences. New trees along the west and south sides are intended to filter and moderate
views of the structures. Perimeter landscaping along the 20 fire access road will buffer
views from adjoining residences. Spill -over parking is likely to occur during off -hour
events, and may require additional improvements to the site.
CONCLUSIONS
Conclusions are grouped under the review criteria.
Criteria 1. Reconstruction of this school is a public benefit. The proposal creates no
material injury to public welfare or nearby property. The proposed gym, library, music
rooms and other features are necessary for the functioning of a school.
Criteria 2. The proposal conforms to height and set -back standards in the zoning district.
Buildings are below the 30 foot height limit New additions are generously set back from
property lines. Even the major facility (the west U- shaped structure) will be built some
11 feet below the grade of the nearest property line, making it relatively unobtrusive
from its western neighbors.
The zoning code's requirement of 1.5 parking spaces per staff member is adequate for
day -time use of the facility. Even if the number (56) is short three (3) from required by
the code, the plan contains 14 drop -off spaces, which is a safety factor to provide
enough extra spaces for part-time staff, visitors, and service people. Further, the
consultant's report on parking demand demonstrates that the present parking lot has
nearly 20% excess capacity.
Provisions for event -type parking, however, may be inadequate to prevent spill -over
impacts in the neighborhood. Eighty (80) stalls are required for event parking, and this
number is partly met by the 56 stalls in the parking lot. That number (56,) plus 5
drop -off and 9 bus -load spaces would create 56 +5 +9 = 70 spaces on site. The zoning
code requires an additional 80 -70 = 10 spaces. Vehicles could be parked on the nearby
asphalt playground area, using the 20' wide fire road for access. If adequate signs and
other improvements are installed this appears to be sufficient for such high -demand
events.
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 8
Criteria 3. Provisions for landscaping, height and setbacks already meet or exceed the
performance standards in the R -1 zoning district. The proposal's design features will be
compatible once they have been given Board of Architectural Review approval. The
one -story buildings, their colors and materials blend well with the neighborhood.
Criteria 4. The proposal complies with the Comprehensive Plan. It provides meaningful
recreation opportunities and adds to the integrity of single family areas.
Criteria 5. With the exception of over -flow parking, the proposal minimizes adverse
impacts on nearby property. As noted under Criteria 2 above, on -site parking is short 10
spaces from that required by code. Some of this conceivably could be accommodated on
an informal basis within the asphalt portions of the playground,, and out of the striped
fire lanes. One alternative is to provide additional asphalt parking to the south of the
play area; the other is to use the turf areas adjacent to the play area for this same
purpose.
Other possible impacts on adjoining areas have been evaluated and addressed in the
Staff Report for the Design Review application.
RECOMMENDATIONS
The Department of Community Development recommends approval of the proposed
project, subject to the following conditions:
1. If there is a demonstrated, consistent after -hours parking demand which exceeds the
80 stall capacity for the school, the matter shall be reviewed at a public hearing before
the Planning Commission. The Planning Commission may at that time require the
School District to construct, to zoning code standards and within a reasonable period of
time, additional on -site parking as determined necessary to accommodate school events.
These spaces shall be in a location as shown on the site plan as "event overflow parking,"
or as determined by the Commission.
Staff Report to the
BAR and Planning Commission
DISCUSSION
L94 -0069 & L940071: Cascade View
Page 9
II DESIGN REVIEW
FINDINGS
The zoning code also requires the Board of Architectural Review to consider the specific
design of the proposed school complex and its landscaping.
GENERAL REVIEW CRITERIA
Board of Architectural Review Criteria are shown in bold type along with a staff
discussion. The Applicant's response to the criteria is contained in Attachment A.
Review Guidelines (Tukwila Municipal Code 18.60.050).
1. Relationship of Structure to Site.
(A) The site should be planned to accomplish a desirable transition with the streetscape and to provide for
adequate landscaping and pedestrian movement;
(B) Parking and service areas should be located, designed and screened to moderate the visual impact of large
paved areas;
(C) The height and scale of each building siwuld be considered in relation to its site.
A. Transition consists of maintaining most existing grades. The site contains essentially
two benches of land, each of which 'are nearly level, but are separated by a 10 foot
difference in elevation. The northerly bench, fronting on 32nd Street, contains all the
buildings. The southerly bench contains the playfields and playgrounds. Transition
between the two is proposed to be at a maximum 4:1 slope, and can be reached by either
an asphalt fire access road or by a set of stepped walkways.
B. Most parking will be moved to the north side of the buildings, moderating their visual
impact as seen from the street. The new parking area will have an 8' wide landscaped
area located along the north property line. This will be planted with Japanese pines,
shore pines, and red cedars to screen and buffer views from adjoining private residences.
Along 32nd Avenue a bus turnaround and 12 stalls will be located behind a wide (25')
planter area. The planter will contain seven scarlet oaks to provide modest screening,
but to still allow views of the Cascades.
•
C. New structures are located a minimum of 70 feet from the nearest property line.
This is at least 40 feet more than required by zoning. The large U- shaped Building "E"
will be set at an elevation approximately 11 feet below the grade at the nearest (West)
property line, thus minimizing its impact on views.
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 10
Proposed heights of all structures are within the 30 foot height limit allowed by the
zoning code. This is because the code calculates height from average finished grade to .
the mid -point of any sloped roof. The top of the roof of the Gym addition to Building
"B" is shown at 31' -8," and the top of the roof to the Music/Library complex of Building .
"E" is shown at 23' -6." Midpoints for the roofs to these two buildings are thus under the
30 -foot height limit.
2. Relationship of Structure and Site to Adjoining Arca.
(A) Harmony in texture, lines and masses is encouraged.
(B) Appropriate landscape transition to adjoining properties should be provided;
(C) Public buildings and structures should be consistent with the established neighborhood character,
(D) Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety,
efficiency and convenience should be encouraged;
(E) Compatibility of on -site vehicular circulation with street circulation should be encouraged.
A. All existing and proposed buildings will have new roofs installed at a 4/12 slope,
giving a consistent silhouette to the complex. Roofing materials may be either asphalt
composition or metal. If asphalt shingles are used, an all-black roof will be used for the
Gym and the Resource Center. All other roofs will be a reddish brown interspersed with
individual black shingles. The design also uses a common fascia with a common color to
help unify the appearance of the buildings. Stucco is proposed for the exterior walls of
all new buildings, while existing structures will retain their block veneer. Facades to the
new structures are not intended to express their stucco joints as score -marks for visual
interest and unity. The resulting smooth wall texture will be in contrast to the existing
rough appearance given by the block masonry veneer of the existing set of four
structures. Columns at the bus -load walkway and at other entrances to the facility will
have a dark red brick cladding above a grey concrete base. In contrast, all other
columns, such as those found in the interior courtyard, are intended to have a smooth
stucco appearance, and will be painted in colors to harmonize with adjacent facades.
B. The proposed landscape transition will change from what is presently on the site.
Most grades remain essentially the same, but prominent trees and vegetation will be
dramatically different. Of the 41 mature trees on site, only six will be retained. The
most obvious impact will be on views from private residences to the west of the site, not
from the public right of way along 32nd Avenue. The planting plan (attachment G)
proposes a line of tulip trees and two clusters of oaks as substitutes in the areas between
the buildings and the west property line. To the north, the design shows a line of
Japanese pines, red cedars, shore pines and shrubs along the north perimeter of the site.
To the south, between the 20 foot asphalt fire lane and an existing residence, there will a
line of shore pines and red cedars as a screen. Plantings are not proposed along the
west or south property lines, which currently have grass and cyclone fencing.
C. Established neighborhood character reflects a quality of styles found in any older
Staff Report to the
BAR and Planning Commission
L94 =0069 & L94 -0071: Cascade View
Page 11
single- family detached residential area: pitched roofs, clapboard siding, occasional two
story structures, a variety of gardens and front yards. Cascade View School's design,
being single -story, containing somewhat sloped roofs, has some of these. features. Given
its use as a public facility, however, the size and scale of the complex are necessarily
larger than abutting residences.
D, E. The site plan creates compatible patterns of vehicular and pedestrian traffic.
Overall, the concept is to keep most pedestrian movements either in the courtyard or to
the south, where the play areas are located. Most vehicular movements will be contained
within the north parking lot, including service vehicles for the cafeteria. This traffic will
use two new driveways located approximately 170 feet apart. One is principally for bus
drop -offs; the other is principally for service, staff and car use.
The new bus drop -off area will have a covered walkway to protect pedestrians from rain.
This walkway will lead through gates into a new central courtyard, which in turn provides
the major pedestrian access to all buildings on the campus. All other entrances to this
courtyard will have gates for security. New sidewalks along the street will have striping at
the site's driveways. Similar striping will cross 32nd Avenue at the intersection with 136th
Street. A third driveway into the site will be located along the south side of Building "A."
It provides necessary emergency access, and it serves both the turf playfields and the
asphalt play ground.
3. Landscape and Site Treatment.
(A) Where existing topographic patterns contribute to beauty and utility of a development, they should be
recognized, preserved and enhanced; -
(B) Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an
inviting and stable appearance;
(C) Landscape treatment should enhance architectural features, strengthen vistas and important axes, and
provide shade.
(D) In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should
be taken;
(E) Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged;
(F) Screening of service yards and other places which tend to be unsightly should be accomplished by the use of
walls, fencing, planting or combinations of these. Screening should be effective in winter and summer;
(G) In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood,
brick, stone or gravel may be used;
(H) Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting
standards and fixtures should be of a' design and size compatible with the building and adjacent area. Lighting
should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided.
A. The site's topography is proposed to remain ess::ntially the same. Where grading
occurs, it will be at a maximum 4:1 slope. See comments in section 4 of the Background
section. A line of tulip trees will be located at the top of the southerly and westerly
embankments, in order to provide shade for Buildings "A," "C," and "E."
Staff Report to the
BAR and Planning Commission Page 12
B. Grades of walkways are proposed to remain essentially the same around the present
buildings. However, there will be a three -foot transition between existing structures ( "A,
B, C, and D ") and the new addition. The transition will be achieved by a set of ramps on
both sides of the U- shaped courtyard. The courtyard itself will contain a meandering
"stream" of rocks that climb up this gentle grade. Shrubs, trees and some groundcover
are proposed for this courtyard area, and are intended to make the "stream- scape" an
inviting feature. Outside the complex of buildings, a handicap- accessible ramp will cross
the 1.0 foot slope between the buildings and the outdoor play areas.
1L94 -0069 & L94 -0071: Cascade View
C. Enhancements include creation of the above - mentioned linear "stream - scaped"
courtyard. This visual axis extends approximately 280 feet through the center of the
complex, visually connecting the entry walkway to the most western component of the
new complex. Significant vistas of the Cascades exist, especially in the winter, when
deciduous trees drop their leaves. These views are principally available from the covered
walkway at the bus loading area.
D. The "stream- scaped" courtyard displays a curving pattern of concrete and rocks:
clusters, pavers, benches. This design feature should prevent injury to plants, leaving
root areas relatively protected from pedestrian traffiz. Elsewhere, adjacent to the
exterior of the buildings, trees and shrubs are generally bounded by concrete walks and
curbs. At the northeast corner of Building "B," one of two proposed oak trees will be
protected by benches. The other is not protected even though both are located within
the sidewalk at a high traffic area.
Most other trees are relatively removed from an active traffic zone. The proposed row
of tulip trees on the south side of the school will be located on the embankment between
the play areas and the school buildings. West of the new building "E," the Planting Plan
• (Attachment G) shows other tulip trees located uphill and above the retaining wall for
the tot play area. The only mention of an irrigation system for the project is for a quick
coupling hose bibb system for the shrub /ground cover planting areas. Grass areas will be
unirrigated. There is no 'discussion of the use of drought - tolerant plants for the planting
plan.
E. The turnaround for the parking lot will contain a central planting area. This will be
marked by a cluster of six Japanese black pines, set in a bed of Kinnikinnick, and flanked
by cotoneaster and strawberry bushes. .
F. The site plan (attachment I) shows a screened dumpster area between the new
addition of Building "B" and existing building "D." Details are shown in attachment K.
G. See 3D above.
Staff Report to the L94 -0069 & L94 -0071: Cascade View
BAR and Planning Commission Page 13
H. The applicant has provided details on two types of proposed exterior lighting for the
area. These arc shown in attachment K. Walkways will have Kim "SAR" fixtures.
Parking areas will have 30 foot high Kim "AR" fixtures. No lights are proposed for the
south side of the complex. In the parking areas, two pairs of lights will be located at the
bus drop -off zone, while six individual lights are proposed along the north property line.
The Kim AR and SAR fixtures are designed to be used together. They have the same
general profile, and their lamp housings are shielded, in order to minimize glare from the
bulbs. Optics for these cut -offs will be adjusted when the fixtures are installed, to ensure
the light is distributed properly, and away from adjoining property. The applicant
indicates that the front entry arcade along with the other entry areas will be downlit to
create a welcoming pool of light for nighttime users.
4. Building .Design.
(A) Architectural style is not restricted; evaluation of a project should be based on quality of its design and
relationship to surroundings;
(B) Buildings should be to appropriate scale and be in harmony with permanent neighboring developments;
(C) Building components, such as windows, doors, eaves, and parapets, should have good proportions and
relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of
the structure;
(D) Colors should be harmonious, with bright or brilliant colors used only for accent;
(E) Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view;
(F) Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories
should be harmonious with building design;
(G) Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and
siting should be used to provide visual interest.
A, B. The scale of these structures is achieved by a combination of similar- sloped roofs,
single -story character, and frequent variations to the walls. Harmony is further achieved
by set -backs of over 70 feet from the nearest residence. With the exception of the
common treatment of the fascia and roofs, colors and materials vary between the five
structures. See comments in 2A, above. The applicant identifies the resulting style as
"northwest modern."
C. The applicant indicates the facility is designed for a 50 -year life. (Attachment A, p. 3,
item 4C). Components include common window materials, common door details, and
common exterior light fixtures. See attachment K. Columns to walkways, however, will
be treated differently. .See Comment in 2A above.
D. Proposed colors are identified in attachment L. The applicant has a detailed
description of the exterior color palette in Attachment A page 3. The challenge is to
work with the extensive amount of pinkish -gray brick veneer which forms the walls of all
four existing structures. Taupe color was chosen here to blend with the existing brick.
Three new buildings (Music Room, Resource Center and Gym) will be given special
colors to emphasize their prominence as gathering spots. One will have gray- green,
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 14
another will have a soft gold color, while the Gym will have a terra -cotta color; all will
share the same dark green trim. Accents will be in the white windows and in the' deep
red fascia. Greatest contrast will occur between the white of window trim and the
generally dark colors selected for the walls. The applicant has identified only the colors
if composition shingles are used; colors for the metal roof alternative are not addressed.
Roofs will express a similar concept as expressed in the facades. The three primary
places (eg., gym, resource center) will have black composition shingles, while the others
will have a dark brown appearance with mottled black accents.
E. Mechanical equipment will be contained within the roofs of most buildings. There
will be some roof -top mounted HVAC units, although drawings do not show location of
this mechanical equipment. Details for their screening are shown in Attachment K.
F. Harmony in fixture design is intended by using a common set of lighting designs, and
a common set of bench/ trash receptacle designs. See comment to 3 H, above.
G. This complex of buildings is varied in bulk, in height, and .in wall materials. Common
colors and roof slopes are proposed as a unifying element. Contrasting colors are used
selectively to identify structures of importance (music room, resource center and gym.)
Staff's Response
5. Miscellaneous Structures & Street Furniture
(A) Miscellaneous structures and street furniture should be designed to be part of the architectural.concept of
design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should
be in harmony with buildings and surroundings, and proportions should be to scale.
(B) Lighting in connection with miscellaneous structures and street furniture should meet the guidelines
applicable to site, landscape and buildings.
A. Exterior signs are not being requested for this project at this time. The covered play
area is shown as a separate feature in the applicant's submittal, and uses same 4/12 roof
slopes and asphalt composition materials in the nearby buildings. Other common details
are shown in attachment K, and relate to benches, receptacles, bike racks, and so on. A
picnic structure may be needed by the City in the future to serve users of the playfields
in off - school hours.
B. Lighting design is shown in attachment K.
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 15
CONCLUSIONS
The conclusions are grouped under the five principal design review guidelines.
1. Relationship of Structure to Site. The proposed additions to these buildings provides
a positive improvement to the relationship of the structure(s) to the site. The removal of
portable structures and the addition of common - pitched roofs contribute to a coherent
and tidy appearance.
2. Relationship of Structure and Site to Adjoining Area. Proposed improvements are
generally modest in appearance from the public street. New driveways, new landscaping
and a new covered walkways are complemented by the addition of the gym to building
"B." The gym itself is well located, making it easily accessible for the neighborhood. The
major new structure, Building "E," is tucked into the west end of the site, well away from
most views.
3. Landscaping and Site Treatment. Considering the vast amount of mature trees being
removed as part of this project, the proposed landscape design is modest one. Given the
intensive use of this facility, live landscaping has been restricted to relatively protected
areas, such as the planters along the north sides of Buildings "D" and "E ". Lastly, the
design for nighttime lighting needs to be detailed for the exterior areas that are on the
south side of the building complex.
4. Building Design. The proposal relies on common roof slopes and common roof
materials. It also relies on common color themes, although the metal roof alternative is
not detailed. Colors for facades are vigorous and contrasting. Proposed window
treatment is consistent, but walkway column treatment is not. Gutters and downspouts
are addressed. The covered play area expresses common features with the buildings.
5. Miscellaneous Structures. The proposed structure over the play area matches the
character of the buildings. Lighting fixtures remain consistent throughout the site, as do
proposed benches, trash receptacles, and screening of roof -top mechanical equipment.
RECOMMENDATIONS
The Department of Community Development recommends approval of the proposed
project subject to the following conditions:
Prior to the issuance of a building permit, the applicant shall submit for review and
approval of the Community Development Department the Following:
Staff Report to the
BAR and Planning Commission
1. A revised landscape plan.
L94 -0069 & L94 -0071: Cascade View
Page 16
A. To provide an attractive appearance, require the removal and undergrounding of
overhead lines to the building.
B. To assure healthy vegetation, specify an irrigation plan for all new areas of trees
and /or shrubs. Specify installation of an auto- irrigation system and installation of
moisture sensors. Install a second bench to protect the other oak tree near the bus
loading area.
C. To preserve views of the Cascades, specify a tree species -ems for the area adjacent
to the street frontage that drop their leaves in the Fall, rather than retain dead ones until
the Spring.
D. To buffer new structures and parking areas from the westerly neighbors, provide
additional trees and shrubs along the westerly end of the property.
2.Revised building elevations.
A. To ensure a good relationship between building components, use a set of common
details for the columns of exterior walkways, especially a common color and style of
bricks.
B. For consistency in design, submit samples of metal roof materials, using .similar
colors as proposed for the composition shingle alternative.
3.Revised site lighting plan.
To ensure compatibility with the surrounding residences, reduce the wattage of
fixtures for the parking lot lighting to 250 watts or less, unless there is satisfactory
evidence provided that the 400 watt fixtures are necessary for public safety. Regardless
of wattage, restrict the distribution of exterior lighting to 0 -5 lumens at the property line.
B. For safety and security, provide nighttime illumination of walkways and southern
parking areas.
City of Tukwila
Department of Community Development
File Number
LAND USE PERMIT ROUTING FORM
TO: ❑ Building ❑ Planning ❑ Public Works ❑ Fire Dept. ❑ Police Dept. ❑ Parks /Rec
Project:
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transmitted:
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Response
requested by:
/0/ /0/q 471
Staff
coordinator:
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Date response
received:
COMMENTS
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❑ DRC review requested
❑ Plan submittal requested
❑ Plan approved
Plan check date:
Comments
prepared by:
03/14/94
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
November 22, 1994
Mr. Gary Goltz
Heery International, Inc.
1601 Avenue D.
Snohomish, WA 98290
RE: Cascade View Elementary School (L94 -0069 & L94 -0071)
Conditional Use and Board of Architectural Review
Showalter Middle School (L94 -0074)
Board of Architectural Review approval
Dear Mr. Goltz
The Planning Commission and Design Review Board held a public
hearing for the above noted projects on November 17, 1994.
Following are the decisions of the hearings.
Cascade View Elementary School
The Planning Commission approved the Conditional Use for Cascade
View Elementary School (L94 -0069) with the following conditions:
1. If there is a demonstrated, consistent after -hours parking
demand which exceeds the 80 stall capacity for the school, the
matter shall be reviewed at a public hearing before the
Planning Commission. The Planning Commission may at that time
require the School District to construct, to zoning code
standards and within a reasonable period of time, additional
on -site parking as determined necessary to accommodate school
events. These spaces shall be in a location as shown on the
site plan a "event overflow parking ", or as determined by the
Commission.
The Board of Architectural Review approved the design review for
Cascade View Elementary School (L94- 0071)' with the following
conditions:
Prior to application of a building permit, the applicant shall
submit for review and approval to the Department of Community
1
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
Development the following:
1. A revised landscape plan (Formerly condition 1. in the staff
report)
A. To provide an attractive appearance, require the removal
and undergrounding of overhead lines to the building.
B. To assure healthy vegetation, specify an irrigation plan
for all new areas of trees and /or shrubs. Install a second
bench to protect the other oak tree near the bus loading area.
C. To preserve views of the Cascades, specify deciduous trees
for the area adjacent to the street frontage.
D. To buffer new structures and parking areas from the
westerly neighbors, provide an additional 9 trees (mixed
evergreen and deciduous at 2" caliper) and shrubs along the
westerly end of the property.
2. Revised site lighting plan (formerly condition 3.)
A. To ensure compatibility with the surrounding residences,
reduce the wattage of fixtures for the parking lot lighting to
250 watts or less, unless there is satisfactory evidence
provided that the 400 watt fixtures are necessary for public
safety. Regardless of wattage, restrict the distribution of
exterior lighting to 0 -5 lumens at the property line.
B. For safety and security, provide nighttime illumination of
walkways and southern parking areas.
3. Mechanical equipment (new condition)
Provide rooftop screening of HVA equipment which is designed
to be compatible with building architecture to the
satisfaction of the Director of Community Development.
4. Gymnasium exterior (new condition)
The brick replacing the stucco exterior on the gymnasium must
be of a compatible color with the entire project and the
brick -work on the columns.
Showalter Middle School
The Board of Architectural Review approved the design review for
Showalter Middle School (L94 -0074) with the following conditions:
Prior to application of a building permit, the applicant shall
submit for review and approval of the Board of Architectural Review
the following:
2
1. A revised landscape plan. (formerly condition 4. A. & C. in the
staff report)
A. To enhance architectural features of the east facade of
Building "A," install maples or other tall trees in a pattern
that lines up with either the bays of the windows or with the
columns between the windows.
B. To moderate the visual impact of large paved areas,
include perimeter landscaping of trees and shrubs between the
eastern parking lot and the property line. This should extend
from the north edge of the relocated portable approximately
260 feet to the point where the parking aisles turn and head
northwest.
2. A revised set of color board(s)
Provide revised colors that are
bold for all facades, including
and the work garage.
(formerly condition 1. A.)
consistently contrasting and
those of the storage trailer
Prior to issuance of a building permit, the applicant shall submit
for review and approval of the Community Development Department the
following:
1. A revised set of elevations (formerly condition 1. B., and new
condition)
A. To achieve consistency, use window and door details such
as circles and rectangles that reflect the 1930's style.
:..•..rY•:i•:' ? {.`.i:•i;J ;;Lt:::.v: mn; :::•::::.._ _ ::e:... _.. •: n:•�:v :�. +...:........ :.x: ;•::::n:v.:..u:::::::•, :v .:•:.:;. ..:........,.,...:........_ _ _....
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.v::.: ::.:v:.;:::::: n.v.v:::::.v ;.::::::::.:�.v:.:v: •v: r• n....n.n...: 1..:...
Q�3
B. Add additional canopies over doorways, and insure that
there is a canopy on the west entrance of Building "A ".
2. site lighting details. (formerly condition 3.)
To provide lighting compatible with the adjacent area, use
reduced wattage of the fixtures. In the parking lot, restrict
lighting to 250 watts or less unless there is satisfactory
evidence provided that the 400 watt fixtures are necessary for
public safety. Restrict the lighting distribution to 0 -5
lumens at the property line.
3
3. A revised landscape plan. (formerly condition 4. B,D,E,& F.)
A. To protect plantings from injury provide details which
show how the planter areas will be protected from high
pedestrian traffic in the vicinity of the plaza, notably the
planter immediately outside the west student entry, and the
planter area outside the south side of Building "D."
B. To screen the service yard and work garage area, provide
a screen of materials acceptable to the Department of
Community Development, to be located where it will moderate
views from 144th Street.
C. To enhance the building design and the adjoining
landscape, remove or underground overhead power lines. These
include power lines along the north side of Buildings "A" "C"
and "D," and along the northeast side of the parking lot.
Substitute consistently designed (eg., Kim) lighting fixtures
for any present exterior cobra - headed lights.
D. To provide an inviting and stable appearance, provide
benches under the canopy of the east entry to Building "A."
The decision of the Planning Commission and Board of Architectural
Review is final unless appealed to the City Council by November 28,
1994.
We can schedule appearance before the Board of Architectural Review
for December 15, 1994, as you requested.
If you have any questions regarding these projects, please feel
free to contact me at 431 -3673.
Sincerely,
Libby Hudson
Associate Planner
C: Dr. Michael Silver, Superintendent
4
HEERY
November 23, 1994
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington 98188
Attention:
Regarding:
Dear Jack:
Jack Pace
SEPA Determination of Non- Significance (DNS)
Cascade Vew`Elementary nd Showalter Middle School
Architecture
Construction Management
Engineering
Graphic Design
Inlenor Design
Program Management
Strategic Facilities Planning
We have reviewed your November 9, 1994 letter regarding SEPA Determination of Non -
Significance (DNS) for Cascade View Elementary and Showalter Middle School. We concur
with the comments stated in this letter and will proceed with design using your information as
parameters.
It should be noted that subject to the receipt of additional information from the City, we will be
extending curb, gutter and sidewalks for Cascade View along 32nd Avenue South between
135th Street and 137th Street, not 136th Street as noted in your letter.
We appreicate your review and comments and will see that these elements are incorporated
in the design. Please contact me if you have any questions.
Sincerely,
cc: Kirstine Whisler, SCSD
Nancy Kaynor, BA
Mike Finnegan, HI
SCSD - CV - a(H), DD
SCSD - SMS - a(H), DD
g:\ user\ public \projs\scsd■corrs \0079.;Itr
Heery International, Inc.
A group of probsslonal ssrvks practices
10900 NE 110 Street Suits 1110, BeTevue, Washington 90004
Telephone 206.154.9703 Fax 206.151.5126
ATLANTA BALTIMORE BOSTON CHARLOTTE CLEVELAND DEFNER HOUSTON LONDON
LOS ANGELES MEXICO CITY MIAMI NEW YORK ORLANDO PIIIIADELPHIA PORTLAND
SACRAMENTO SAN DIEGO SAN FRANCISCO SEATTLE SPOKANE VANCOUVER WASHINGTON DC
. -1
5u, Li -0070
2
City of Tukwila
Department of Community Development
John W. Rants, Mayor
November 3, 1994
Rick Beeler, Director
Dr. Michael Silver, Superintendent
South Central School District
4640 South 144th Street
Tukwila, WA 98168
FAX 244 -8602
RE: Cascade View Elementary School SEPA Determination of
.Nonsignificance (DNS)
Showalter Middle School SEPA Determination of Nonsignificance
Dear Mr. Silver,
The City has reviewed the environmental checklists and
determinations noted above and has the following comments on the
proposals.
Cascade.View Elementary SEPA DNS
Prior to issuance of any permits. and inconjunction with the
conditional use permit, the following items will be required:.
1. Storm water Drainage Permit. The applicant must describe
the volume of storm water discharge, capacity of
detention and provide oil /water separators where deemed
necessary.
2. Utility and Street Use Permit.
3. The applicant will be required to reimburse the City for
the construction cost of public street frontal
improvements, including curb, gutter and Sidewalk, along
32nd Avenue between 135th St. and approximately ?3 -S-th St.
4. Automatic fire sprinklers will be required by the Fire
Department.
5. Additional fire hydrants will need to be installed at
locations approved by the Fire Department.
Showalter Middle School
•
Prior to issuance of any permits, the City will require the
following:
1. Any increase in storm water runoff will require
retention /detention in compliance with the King County
Storm water Management Manual. The utility plans need to .
indicate where and how the on -site stormwater collection
system will be connected to the public storm water system
located in Macadam Road S.
2. Additional fire hydrants will be required.
3. •Fire. alarm. and sprinkler systems are required to be
installed.
4. Fire lanes are required to support 70,000 pounds.
Thank you for the opportunity to comment on these proposals.
Sincerely, . ;
•
Libby Hudson
Associate Planner
October 24, 1994
Gary Goltz
Herry International, Inc.
10900 NE 4th Street, Suite 1110
Bellevue, Washington 98004
RE: SEPA Determinations for Showalter Middle School and Cascade
Elementary School: ry4tirtiy} `' ;'
View
I appreciate you forwarding the SEPA determinations for the schools .
which the City had not previously received. We received the two
Determinations of Nonsignificance's on October 19, 1994.
As discussed on the phone today, the School District, as lead
agency, has extended the comment period to November 2, 1994.
Because the City is not the lead agency but . rather an agency of
jurisdiction, the City is required to be notified by the lead
agency upon SEPA determination.
I will forward the SEPA comments as soon as possible.. Thank you
for your assistance in this matter.
Sincerely,
Libby Hudson
Associate Planner
C: South Central School District
Bob Betts
HEERY
November 23, 1994
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington 98188
Attention: Jack Pace
Regarding: SEPA Determination of Non - Significance (DNS)
Cascade View Elementary and Showalter Middle School
Dear Jack:
We have reviewed your November 9, 1994 letter regarding SEPA Determination of Non -
Significance (DNS) for Cascade View Elementary and Showalter Middle School. We concur
with the comments stated in this letter and will proceed with design using your information as
parameters.
It should be noted that subject to the receipt of additional information from the City, we will be
extending curb, gutter and sidewalks for Cascade View along 32nd Avenue South between
135th Street and 137th Street, not 136th Street as noted in your letter.
We appreicate your review and comments and will see that these elements are incorporated
in the design. Please contact me if you have any questions.
Sincerely,
HEER NTERNATIO
INC
Gary :Itz
Program Ma er
cc: Kirstine Whisler, SCSD
Nancy Kaynor, BA
Mike Finnegan, HI
SCSD - CV - a(H), DD
SCSD - SMS - a(H), DD
g: \user\public\projs\scsd\Corrs \0079. ; Itr
fir:(' 2,
Heery International, Inc.
A group 01 prolesslonal i,Mce practices
10900 NE 4th Street. Suite 1110. Bellevue, Washington 98004
Telephone 206.4549707 Fax 206454.5726
ATLANTA BALTIMORE BOSTON CHARLOTTE CLEVELAND DENVER HOUSTON LONDON
LOS ANGELES MEXICO CITY MIAMI NEW YORK ORLANDO PHILADELPHIA PORTLAND
SACRAMENTO SAN DIEGO SAN FRANCISCO SEATTLE SPOKANE VANCOUVER WASHINGTON DC
Architecture
Construction Management
Engineering
Graphic Design
Interior Design
Program Management
Strategic Facilities Plammmq
PER1 ET ENGINEERIN
Civil and Transportation Consultants
2828 Colby Avenue, Suite 410
Everett, WA 98201
September 28, 1994
Mr. Ron Cameron, P.E.
City Engineer
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
Mr. Vernon Umetsu
Associate Planner
Department of Community Development Planning
6300 Southcenter Boulevard
Tukwila, WA 98188
INC.
(206) 252 -7233
FAX: 339 -6018
RECEIVED
'297994
D VELOPJ
MENT
RE: Cascade View. Elementary and Showalter Middle School Traffic Impact Study
Dear Ron and Vernon:
I received a call from Ralph Rohwer with Heery International Inc. who is working for the
South Central School District on the remodel and additions to the above referenced schools.
He informed me that the staff from Tukwila Planning has stated in their review of the traffic
impact analysis that they have found the study to be incomplete.
I have reviewed my notes in our project file and found that, based on phone conversations with
you, existing and future parking demands during the day and the evening were of major
concern. Traffic flows were not identified as a potential problem. Therefore, the study
focused on existing parking and future parking increases which could result from the proposed
projects. Parking surveys were made, future trip increases identified, and parking impacts
identified based on input from the School District and our limited survey of on and off street
parking at these two locations. Showalter Middle School was estimated to have 108 additional
vehicular staff trips and Cascade View Elementary School did not anticipate any increase in
staff or student trips. Traffic level -of- service analyses were not made. School trips do not
coincide with peak trips. The reports were then submitted to the City.
Page 2
South Central School District Letter
September 28, 1994
Please let me know if I misinterpreted our conversations or if you need additional information
for the traffic study. I can be reached at 252 -7233.
Sincerely,
PERTEET ENGINEERING, INC.
Donald H. Carr, P.E.
Associate
cc: Ralph Rohwer
SCHOOL DISTRICT 406
Qut�, c9ent'irai.KING COUNTY
•
4640 SOUTH 144th STREET
TUKWILA, WASHINGTON 98168 -4196
WAC 197 -11 -970 Determination of nonsignficiance (DNS).
DETERMINATION OF NONSIGNIFICANCE
Description of proposal:
• Phone: 244 -2100
Renovation and addition to:Cascade View',
Elem .
.m
entary,School
Proponent: South Central School District No. 406
Location of proposal,
including street address: 13601 32nd Avenue South
Tukwila, Washington 98168
• Lead agency: South Central School District
The lead agency for this proposal has determined that it does not have. a probable
significant adverse impact on the environment. An Environmental Impact Statement (EIS)
is not required under RCW 43.21C.030(2)(c). This decision was made after review of a
completed Environmental Checklist and other information on file with the lead agency.
This information is available to the public upon request.
This DNS is issued under 197.11- 340(2); the lead agency will not act on this proposal for
15 days from the date below.
Comments must be submitted by October 17 1994.
RESPONSIBLE OFFICIAL: Dr. Michael Silver
POSITION / TITLE: Superintendent
ADDRESS: 4640 South 144th Street
Tukwila, Washington 98168
Date:
disk 41 \docs \cuscade.dns
City of Tukwila
John W. Rants, Mayor
Department of Community Development
STAFF REPORT
to the PLANNING COMMISSION
and to the BOARD OF ARCHITECTURAL REVIEW
HEARING DATE:
PROJECT / NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
ZONING:
COMPREHENSIVE
PLAN DESIGNATION:
SEPA
DETERMINATION:
STAFF:
Preparers November 9, 1994
Rick Beeler, Director
November 17, 1994
Cascade View Elementary School L94 -0069, L94 -0071
South Central School District No. 406
I. Conditional Use Permit
II. Design Review
13601 - 32nd Avenue South, Tukwila, WA
Approximately 8.9 acres
R -1 - 7200 Single Family
Public Facilities
A determination of non - significance was issued by the
District on September 29, 1994
Libby Hudson
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 0. (206) 431-3670 • Fax (206) 431-3665
�,
Staff Report to the
BAR and Planning Commission
ATTACHMENTS:
L94 -0069 & L94 -0071: Cascade View
Page 2
A. Conditional Use & Design Review Applications, c. 8/17/94
B. Cover sheet with perspectives A0.1 (8/17/94)
C. Topographic survey (Penhallegon 5/20/94) )
D. Demo -Site Plan A1.1 (6/9/94)
E. Utility and Drainage Plan C1.1 (8/8/94)
F. Grading and Paving Plan C1.2 (8/8/94)
G. Planting Plan - Design Development L1.1 (10/31/94)
H. Courtyard Plan L2.1 (10/31/94)
I. Site Plan A1.2 (plot 11/9/94)
J. Exterior Elevations. A3.3, 3.4,3.5 (8/15 - 3 sheets)
K. Design details for lighting, dumpster screening, mechanical equipment screening, bike
racks, etc.. (no dates -slip sheets)
L. Exterior Colors and Finishes [Materials Board]
M. Traffic Impact [parking] Analysis (Perteet Engineering c. July 25, 1994)
N. Color xeroxes of perspectives of east facade, of the interior courtyard, and of
three exterior facades. (no date)
Staff Report to the
BAR and Planning Commission
FINDINGS
BACKGROUND
L94 -0069 & L94 -0071: Cascade View
Page 3
1. Project description: This project entails the renovation and substantial additions to an
existing elementary school in order to meet current and projected needs for 400 kindergarten
through fifth grade students. Additions comprise approximately 31,041 square feet, some
of which replace four portable structures. A 4,200 square foot gymnasium will be added to
Building "B." Most of the additions will be in an entirely new structure, Building "E." This
will house music rooms, classrooms, kindergarten and a 'resource center. The new structure
forms a U- shaped end to a courtyard, one that extends from the main entrance between
Buildings "A" and "B." Exterior finish will be a stucco system for the additions, because of
the unavailability of the block veneer used in the original buildings. When completed, the
project will contain approximately 55,564 square feet, which more than doubles its present
24,523 square feet. The height of the complex will be less than 30 feet.
Parking will be increased from its present 47 spaces to a total of 100. Of these, 56 will be
permanent stalls on site. There will be an additional 45 "event" spaces. Of them 32 will be
on turf, 8 will use the bus loop, and 5 will be in the "car drop" area. The main parking lot
will be substantially relocated as part of this program. New driveway entrances will be 34
feet wide, to allow for bus and truck movements. There will also be a separate 20 foot wide
fire lane to serve the south side of the complex. The current staff of 36 full time people will
increase to 39 in the near future.
With the exception of the kindergarten play area, all playground equipment will be relocated
to the south of the complex. They will be installed on the northern edge of the present
playfields. Thirty five of the 41 mature trees on the site will be removed by the proposed
renovation project; many of these are diseased, especially the madronas. A combination
of tulip trees and red oaks are proposed as a replacement. One of two existing ball fields
will be removed in order to accommodate both Building "E" and the relocated playground
equipment. A shelter is proposed to cover a set of basketball courts in this new play area.
A gravel wallcing path will surround the playfields. It will also provide access to 32nd Ave
at the southeast corner. A similar path will cross the western side of the site adjacent to the
Kindergarten tot -lot.
New signs for the school will be submitted as a separate application at a later date. Loading
and dumpster areas will be screened, as well as any rooftop mechanical equipment. The
Tukwila Parks Department is considering the installation of a Picnic Shelter on the site as
a cooperative facility for serving the playfields in off - school hours.
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 4
2. Site Description: The 9 -acre site consists of two terraces, one for playfields, the other
for school structures and parking. There are prominent views of the Cascades to the east
of the site.
3. Surrounding Land Uses: Single family residences.
4. Terrain: The proposed improvements will be located in an area graded for the existing
facilities. Land here slopes at a modest one per cent grade up approximately six feet from
east to west, and two feet from north to south. Playfields have a similar slope, and are
about 10 feet above the level where the school buildings are located. Even with this slight
change in grade, excavation will be needed to accommodate the footprint of Building "E."
Plans show lowering the grade at this point approximately 10 feet, which is low enough to
permit the new structure to connect by ramps to buildings "C" and "D."
5. Access is from 32nd Avenue, a two lane asphalt street having neither curbs, gutters, or
sidewalks along its entire length. Three new access points will replace the existing pair of
driveways. New sidewalks will be installed along the entire street frontage. Striped
crosswalks are shown across the drives and across 32nd Ave. Grades of walkways
throughout the campus are designed to promote accessibility for people with disabilities.
6. Public Facilities include the nearby Riverton Methodist Church, the Riverton Crest
Cemetery, and the extension campus for Central Washington University. This latter campus
used to be the Glacier High School. Overhead utility lines provide service to the elementary
school complex.
7. Public Review is required for the proposed project in two parts. A conditional use
permit review will address the issues of a significant expansion of an existing public school
located within a residential zone. Design review will address the site and architectural
impact of the proposed site renovations and additions. Both of the review criteria are
included in this combined report.
I. CONDITIONAL USE PERMIT
FINDINGS
DECISION CRITERIA
Conditional Use Criteria are shown in bold, italic type along with a staff discussion. The
Applicant's response to the criteria is contained in Attachment A.
Staff Report to the
BAR and Planning Commission
L94- 0069 & L94 -0071: Cascade View
Page 5
Review Criteria (Tukwila Municipal Code 18.64.050)
Criteria 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.
An elementary school is permitted in residential zones subject to approval of a
Conditional Use Permit. Although Cascade View's size (55,500+ square feet) exceeds
those of adjoining residential structures, the proposed additions are customary ones for
such schools. The 4,200 square foot gym has been set back 85 feet from 32nd Avenue.
The major new structure (20,256 sf) will be located over 300 feet from the public right of
way, behind the existing structures. It is also located over 60 feet from the nearest
property line.
The original four structures and their covered walkways were built in 1957 and are in
need of substantial modernization, including removal of hazardous materials such as
asbestos. Security will be enhanced by fencing off the interior courtyard, and by
providing nighttime lighting in the parking areas. Additional landscape planting will
screen residential properties on the north and south sides of the school.
Criteria 2. The proposed use shall meet or exceed the performance standards that are required in the district it
will occupy.
The proposed development plans for the school, plus the attached conditions meet the
performance standards in the R -1 - 7200 zoning district. This includes designing to
seismic standards, abating hazardous materials complying with Disability Act
requirements, and meeting Fire Code specifications. Proposed perimeter landscaping will
exceed those required by the zoning code. Overhead utility lines will be undergrounded,
thus reducing visual clutter.
The site plan shows 56 permanent stalls for the 55,564 square foot facility. The
standards in the zoning code require 59, based on the calculation of 1.5 spaces per staff
member, assuming a future full -time staff of 39. There will be a shortage of 3 spaces
from that required by the zoning code. Parking studies by Perteet Engineering
(Attachment M) indicate that .peak usage of the existing 47 spaces at the present school
is 83 %. That rate of usage is based on an existing full-time staff of 36 plus an additional
10 itinerant staff. The Perteet report notes, "There is no spill-over parking from the
school onto the surrounding streets during normal school hours." Attachment M, p.3.
Site plans provide an additional 45 parking spaces for "public assembly." The basis for
this requirement is that there will be a total of 7,990 square feet of Public Assembly
space created by this modernization program. About half of this will be the
multi- purpose rooms and the other half will be gymnasium space. Zoning requires 1
space for each 100 square feet, such that a total of (7,990 / 100 =) 80 spaces will be
required. Of this figure (80), 56 are already provided in the parking lot at the north side
Staff Report to the
BAR and Planning Commission Page 6
of the school. The balance (80 -56 = ) 24 will be located in two areas. Ten (10) would
be located out of the fire lanes on the asphalt play area. An additional 14 spaces would
be provided in the bus drop -off area (9) and the car drop -off area (5). The zoning code
requires striping and wheel stops for these spaces. Technically there will be a shortage of
10 on -site parking spaces because those proposed for the asphalt playground would be
unstriped. Perteet notes, It is expected that [during] after - school events, parking will
spill over into the adjacent neighborhood." Attachment M, p.4.
L94 -0069 & L94 -0071: Cascade View
Criteria 3. The proposed development shall be compatible generally with the surrounding land uses in terms of
traffic and pedestrian circulation, building and site design.
Circulation will be enhanced by separating bus and car traffic. Students will have new
covered walkways. Security access will be improved by installation of an asphalt fire lane
to the south side of the building. There will be both car and bus drop -off zones in the
parking areas. New sidewalks will be added along the entire street frontage. Striped
crosswalks will be provided at the driveway entrances and at the intersection with 136th
Street.
Site design will also feature the installation of a new storm drainage system and
automatic irrigation system. These two features should enhance water quality, and
protect planting areas.
The proposed building design will transform a set of flat - roofed structures to ones with
gabled roofs, bay windows and bright colors. These and the new classroom/library/
structure will be organized around a new 200+ foot central courtyard. Views of the
Cascades from the existing structures will be maintained. The major addition (Building
"E ") will be set into the ground such that its height and mass will be diminished when
seen from its neighbors to the west.
Criteria 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use
Policy Plan.
The proposed modernization is supported by many goals in the Land Use Policy Plan.
These include:
Natural Environment Goals 1 (Gauge development of the land in a manner suitable to
the natural environment) and 2 (Use and preserve the natural features and resources of
the physical environment in a wise and posterity- oriented manner.)
Open Space Goal 3 (provide meaningful recreational opportunity for all people of
Tukwila regardless of sex, age, color, or socioeconomic status
Residence Goal 1 (Preserve the pleasantness and integrity of viable single -family areas.)
The applicant has noted specific objectives and policies within the Plan's sections that
address Natural Environment, Open Space, and Residence. See Attachment A, reply to
Staff Report to the
BAR and Planning Commission
question 10D.
L94 -0069 & L94 -0071: Cascade View
Page 7
Criteria 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.
The proposal includes measures to remedy a series of impacts, such as seismic, fire
safety, aesthetics. These were mentioned in the responses to criteria 1, 2, and 3, above.
Perimeter landscaping along the parking lot will screen this area from adjacent
residences. New trees along the west and south sides are intended to filter and moderate
views of the structures. Perimeter landscaping along the 20 fire access road will buffer
views from adjoining residences. Spill-over parking is likely to occur during off -hour
events, and may require additional improvements to the site.
CONCLUSIONS
Conclusions are grouped under the review criteria.
Criteria 1. Reconstruction of this school is a public benefit. The proposal creates no
material injury to public welfare or nearby property. The proposed gym, library, music
rooms and other features are necessary for the functioning of a school.
Criteria 2. The proposal conforms to height and set -back standards in the zoning district.
Buildings are below the 30 foot height limit New additions are generously set back from
property lines. Even the major facility (the west U- shaped structure) will be built some
11 feet below the grade of the nearest property line, making it relatively unobtrusive
from its western neighbors.
The zoning code's requirement of 1.5 parking spaces per staff member is adequate for
day -time use of the facility. Even if the number (56) is short three (3) from required by
the code, the plan contains 14 drop -off spaces, which is a safety factor to provide
enough extra spaces for part-time staff, visitors, and service people. Further, the
consultant's report on parking demand demonstrates that the present parking lot has
nearly 20% excess capacity.
Provisions for event -type parking, however, may be inadequate to prevent spill -over
impacts in the neighborhood. Eighty (80) stalls are required for event parking, and this
number is partly met by the 56 stalls in the parking lot. That number (56,) plus 5
drop -off and 9 bus -load spaces would create 56 +5 +9 = 70 spaces on site. The zoning
code requires an additional 80 -70 = 10 spaces. Vehicles could be parked on the nearby
asphalt playground area, using the 20' wide fire road for access. If adequate signs and
other improvements are installed this appears to be sufficient for such high- demand
events.
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 8
Criteria 3. Provisions for landscaping, height and setbacks already meet or exceed the
performance standards in the R -1 zoning district. The proposal's design features will be
compatible once they have been given Board of Architectural Review approval. The
one -story buildings, their colors and materials blend well with the neighborhood.
Criteria 4. The proposal complies with the Comprehensive Plan. It provides meaningful
recreation opportunities and adds to the integrity of single family areas.
Criteria 5. With the exception of over -flow parking, the proposal minimizes adverse
impacts on nearby property. As noted under Criteria 2 above, on -site parking is short 10
spaces from that required by code. Some of this conceivably could be accommodated on
an informal basis within the asphalt portions of the playground, and out of the striped
fire lanes. One alternative is to provide additional asphalt parking to the south of the
play area; the other is to use the turf areas adjacent to the play area for this same
purpose.
Other possible impacts on adjoining areas have been evaluated and addressed in the
Staff Report for the Design Review application.
RECOMMENDATIONS
The Department of Community Development recommends approval of the proposed
project, subject to the following conditions:
1. If there is a demonstrated, consistent after -hours parking demand which exceeds the
80 stall capacity for the school, the matter shall be reviewed at a public hearing before
the Planning Commission. The Planning Commission may at that time require the
School District to construct, to zoning code standards and within a reasonable period of
time, additional on -site parking as determined necessary to accommodate school events.
These spaces shall be in a location as shown on the site plan as "event overflow parking,"
or as determined by the Commission.
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 9
II DESIGN REVIEW
FINDINGS
DISCUSSION
The zoning code also requires the Board of Architectural Review to consider the specific
design of the proposed school complex and its landscaping.
GENERAL REVIEW CRITERIA
Board of Architectural Review Criteria are shown in bold type along with a staff
discussion. The Applicant's response to the criteria is contained in Attachment A.
Review Guidelines (Tukwila Municipal Code 18.60.050)
1. Relationship of Structure to Site.
(A) The site should be planned to accomplish a desirable transition with the streetscape and to provide for
adequate landscaping and pedestrian movement;
(B) Parking and service areas should be located, designed and screened to moderate the visual impact of large
paved areas;
(C) The height and scale of each building should be considered in relation to its site.
A. Transition consists of maintaining most existing grades. The site contains essentially
two benches of land, each of which are nearly level, but are separated by a 10 foot
difference in elevation. The northerly bench, fronting on 32nd Street, contains all the
buildings. The southerly bench contains the playfields and playgrounds. Transition
between the two is proposed to be at a maximum 4:1 slope, and can be reached by either
an asphalt fire access road or by a set of stepped walkways.
B. Most parking will be moved to the north side of the buildings, moderating their visual
impact as seen from the street. The new parking area will have an 8' wide landscaped
area located along the north property line. This will be planted with Japanese pines,
shore pines, and red cedars to screen and buffer views from adjoining private residences.
Along 32nd Avenue a bus turnaround and 12 stalls will be located behind a wide (25')
planter area. The planter will contain seven scarlet oaks to provide modest screening,
but to still allow views of the Cascades.
C. New structures are located a minimum of 70 feet from the nearest property line.
This is at least 40 feet more than required by zoning. The large U- shaped Building "E"
will be set at an elevation approximately 11 feet below the grade at the nearest (West)
property line, thus minimizing its impact on views.
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 10
Proposed heights of all structures are within the 30 foot height limit allowed by the
zoning code. This is because the code calculates height from average finished grade to
the mid -point of any sloped roof. The top of the roof of the Gym addition to Building
"B" is shown at 31' -8," and the top of the roof to the Music/Library complex of Building .
"E" is shown at 23' -6." Midpoints for the roofs to these two buildings are thus under the
30 -foot height limit.
2. Relationship of Structure and Site to Adjoining Area.
(A) Harmony in texture, lines and masses is encouraged.
(B) Appropriate landscape transition to adjoining properties should be provided;
(C) Public buildings and structures should be consistent with the established neighborhood character,
(D) Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety,
efficiency and convenience should be encouraged;
(E) Compatibility of on site vehicular circulation with street circulation should be encouraged.
A. All existing and proposed buildings will have new roofs installed at a 4/12 slope,
giving a consistent silhouette to the complex. Roofing materials may be either asphalt
composition or metal. If asphalt shingles are used, an all-black roof will be used for the
Gym and the Resource Center. All other roofs will be a reddish brown interspersed with
individual black shingles. The design also uses a common fascia with a common color to
help unify the appearance of the buildings. Stucco is proposed for the exterior walls of
all new buildings, while existing structures will retain their block veneer. Facades to the
new structures are not intended to express their stucco joints as score -marks for visual
interest and unity. The resulting smooth wall texture will be in contrast to the existing
rough appearance given by the block masonry veneer of the existing set of four
structures. Columns at the bus -load walkway and at other entrances to the facility will
have a dark red brick cladding above a grey concrete base. In contrast, all other
columns, such as those found in the interior courtyard, are intended to have a smooth
stucco appearance, and will be painted in colors to harmonize with adjacent facades.
B. The proposed landscape transition will change from what is presently on the site.
Most grades remain essentially the same, but prominent trees and vegetation will be
dramatically different. Of the 41 mature trees on site, only six will be retained. The
most obvious impact will be on views from private residences to the west of the site, not
from the public right of way along 32nd Avenue. The planting plan (attachment G)
proposes a line of tulip trees and two clusters of oaks as substitutes in the areas between
the buildings and the west property line. To the north, the design shows a line of
Japanese pines, red cedars, shore pines and shrubs along the north perimeter of the site.
To the south, between the 20 foot asphalt fire lane and an existing residence, there will a
line of shore pines and red cedars as a screen. Plantings are not proposed along the
west or south property lines, which currently have grass and cyclone fencing.
C. Established neighborhood character reflects a quality of styles found in any older
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 11
single- family detached residential area: pitched roofs, clapboard siding, occasional two
story structures, a variety of gardens and front yards. Cascade View School's design,
being single -story, containing somewhat sloped roofs, has some of these. features. Given
its use as a public facility, however, the size and scale of the complex are necessarily
larger than abutting residences.
D, E. The site plan creates compatible patterns of vehicular and pedestrian traffic.
Overall, the concept is to keep most pedestrian movements either in the courtyard or to
the south, where the play areas are located. Most vehicular movements will be contained
within the north parking lot, including service vehicles for the cafeteria. This traffic will
use two new driveways located approximately 170 feet apart. One is principally for bus
drop -offs; the other is principally for service, staff and car use.
The new bus drop -off area will have a covered walkway to protect pedestrians from rain.
This walkway will lead through gates into a new central courtyard, which in turn provides
the major pedestrian access to all buildings on the campus. All other entrances to this
courtyard will have gates for security. New sidewalks along the street will have striping at
the site's driveways. Similar striping will cross 32nd Avenue at the intersection with 136th
Street. A third driveway into the site will be located along the south side of Building "A."
It provides necessary emergency access, and it serves both the turf playfields and the
asphalt play ground.
3. Landscape and Site Treatment.
(A) Were existing topographic patterns contribute to beauty and utility of a development, they should be
recognized, preserved and enhanced;
(B) Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an
inviting and stable appearance;
(C) Landscape treatment should enhance architectural features, strengthen vistas and important axes, and
provide shade.
(D) In locations where plants will be susceptible to injury by pedestrian or motor tragic, mitigating steps should
be taken;
(E) Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged;
(F) Screening of service yards and other places which tend to be unsightly should be accomplished by the use of
walls, fencing, planting or combinations of these. Screening should be effective in winter and summer;
(G) In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood,
brick, stone or gravel may be used;
(H) Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting
standards and fixtures should be of re design and size compatible with the building and adjacent area. Lighting
should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided.
A. The site's topography is proposed to remain essentially the same. Where grading
occurs, it will be at a maximum 4:1 slope. See comments in section 4 of the Background
section. A line of tulip trees will be located at the top of the southerly and westerly
embankments, in order to provide shade for Buildings "A," "C," and "E."
Staff Report to the
BAR and Planning Commission Page 12
B. Grades of walkways are proposed to remain essentially the same around the present
buildings. However, there will be a three -foot transition between existing structures ( "A,
B, C, and D ") and the new addition. The transition will be achieved by a set of ramps on
both sides of the U- shaped courtyard. The courtyard itself will contain a meandering -•
"stream" of rocks that climb up this gentle grade. Shrubs, trees and some groundcover
are proposed for this courtyard area, and are intended to make the "stream - scape" an •'• •
inviting feature. Outside the complex of buildings, a handicap - accessible ramp will cross
the 10 foot slope between the buildings and the outdoor play areas.
L94 -0069 & L94 -0071: Cascade View
C. Enhancements include creation of the above - mentioned linear "stream - scaped"
courtyard. This visual axis extends approximately 280 feet through the center of the
complex, visually connecting the entry walkway to the most western component of the
new complex. Significant vistas of the Cascades exist, especially in the winter, when
deciduous trees drop their leaves. These views are principally available from the covered
walkway at the bus loading area.
D. The "stream- scaped" courtyard displays a curving pattern of concrete and rocks:
clusters, pavers, benches. This design feature should prevent injury to plants, leaving
root areas relatively protected from pedestrian traffic. Elsewhere, adjacent to the
exterior of the buildings, trees and shrubs are generally bounded by concrete walks and
curbs. At the northeast corner of Building "B," one of two proposed oak trees will be
protected by benches. The other is not protected even though both are located within
the sidewalk at a high traffic area.
Most other trees are relatively removed from an active traffic zone. The proposed row
of tulip trees on the south side of the school will be located on the embankment between
the play areas and the school buildings. West of the new building "E," the Planting Plan
• (Attachment G) shows other tulip trees located uphill and above the retaining wall for
the tot play area. The only mention of an irrigation system for the project is for a quick
coupling hose bibb system for the shrub /ground cover planting areas. Grass areas will be
unirrigated. There is no discussion of the use of drought - tolerant plants for the planting
plan.
• E. The turnaround for the parking lot will contain a central planting area. This will be
marked by a cluster of six Japanese black pines, set in a bed of Kinnikinnick, and flanked
by cotoneaster and strawberry bushes. .
F. The site plan (attachment I) shows a screened dumpster area between the new
addition of Building "B" and existing building "D." Details are shown in attachment K.
G. See 3D above.
Staff Report to the
BAR and Planning Commission
L94 -0069 & L94 -0071: Cascade View
Page 13
H. The applicant has provided details on two types of proposed exterior lighting for the
area. These are shown in attachment K. Walkways will have Kim "SAR" fixtures.
Parking areas will have 30 foot high Kim "AR" fixtures. No lights are proposed for the
south side of the complex. In the parking areas, two pairs of lights will be located at the
bus drop -off zone, while six individual lights are proposed along the north property line.
The Kim AR and SAR fixtures are designed to be used together. They have the same
general profile, and their lamp housings are shielded, in order to minimize glare from the
bulbs. Optics for these cut -offs will be adjusted when the fixtures are installed, to ensure
the light is distributed properly, and away from adjoining property. The applicant
indicates that the front entry arcade along with the other entry areas will be downlit to
create a welcoming pool of light for nighttime users.
4. Building Design.
(A) Architectural style is not restricted; evaluation of a project should be based on quality of its design and
relationship to surroundings;
(B) Buildings should be to appropriate scale and be in harmony with permanent neighboring developments;
(C) Building components, such as windows, doors, eaves, and parapets, should have good proportions and
relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of
the structure;
(D) Colors should be harmonious, with bright or brilliant colors used only for accent;
(E) Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view;
(F) Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories
should be harmonious with building design;
(G) Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and
siting should be used to provide visual interest.
A, B. The scale of these structures is achieved by a combination of similar- sloped roofs,
single -story character, and frequent variations to the walls. Harmony is further achieved
by set -backs of over 70 feet from the nearest residence. With the exception of the
common treatment of the fascia and roofs, colors and materials vary between the five
structures. See comments in 2A, above. The applicant identifies the resulting style as
"northwest modern."
C. The applicant indicates the facility is designed for a 50 -year life. (Attachment A, p. 3,
item 4C). Components include common window materials, common door details, and
common exterior light fixtures. See attachment K. Columns to walkways, however, will
be treated differently. .See Comment in 2A above.
D. Proposed colors are identified in attachment L. The applicant has a detailed
description of the exterior color palette in Attachment A page 3. The challenge is to
work with the extensive amount of pinkish -gray brick veneer which forms the walls of all
four existing structures. Taupe color was chosen here to blend with the existing brick.
Three new buildings (Music Room, Resource Center and Gym) will be given special
colors to emphasize their prominence as gathering spots. One will have gray- green,
Staff Report to the
BAR and Planning Commission Page 14
another will have a soft gold color, while the Gym will have a terra -cotta color; all will
share the same dark green trim. Accents will be in the white windows and in the deep
red fascia. Greatest contrast will occur between the white of window trim and the
generally dark colors selected for the walls. The applicant has identified only the colors 7L-
if composition shingles are used; colors for the metal roof alternative are not addressed.
Roofs will express a similar concept as expressed in the facades. The three primary
places (eg., gym, resource center) will have black composition shingles, while the others
will have a dark brown appearance with mottled black accents.
L94 -0069 & L94 -0071: Cascade View
E. Mechanical equipment will be contained within the roofs of most buildings. There
will be some roof -top mounted HVAC units, although drawings do not show location of
this mechanical equipment. Details for their screening are shown in Attachment K.
F. Harmony in fixture design is intended by using a common set of lighting designs, and
a common set of bench/ trash receptacle designs. See comment to 3 H, above.
G. This complex of buildings is varied in bulk, in height, and in wall materials. Common
colors and roof slopes are proposed as a unifying element. Contrasting colors are used
selectively to identify structures of importance (music room, resource center and gym.)
Staff's Response
5. Miscellaneous Structures & Street Furniture
(A) Miscellaneous structures and street furniture should be designed to be part of the architectural concept of
design and landscape. Materials should be compatible wish buildings, scale should be appropriate, colors should
be in harmony with buildings and surroundings, and proportions should be to scale.
(B) Lighting in connection with miscellaneous structures and street furniture should meet the guidelines
applicable to site, landscape and buildings.
A. Exterior signs are not being requested for this project at this time. The covered play
area is shown as a separate feature in the applicant's submittal, and uses same 4/12 roof
slopes and asphalt composition materials in the nearby buildings. Other common details
are shown in attachment K, and relate to benches, receptacles, bike racks, and so on. A
picnic structure may be needed by the City in the future to serve users of the playfields
in off- school hours.
B. Lighting design is shown in attachment K.
Staff Report to the
BAR and Planning Commission Page 15
L94 -0069 & L94 -0071: Cascade View
CONCLUSIONS
The conclusions are grouped under the five principal design review guidelines.
1. Relationship of Structure to Site. The proposed additions to these buildings provides
a positive improvement to the relationship of the structure(s) to the site. The removal of
portable structures and the addition of common- pitched roofs contribute to a coherent
and tidy appearance.
2. Relationship of Structure and Site to Adjoining Area. Proposed improvements are
generally modest in appearance from the public street. New driveways, new landscaping
and a new covered walkways are complemented by the addition of the gym to building
"B" The gym itself is well located, making it easily accessible for the neighborhood. The
major new structure, Building "E," is tucked into the west end of the site, well away from
most views.
3. Landscaping and Site Treatment. Considering the vast amount of mature trees being
removed as part of this project, the proposed landscape design is modest one. Given the
intensive use of this facility, live landscaping has been restricted to relatively protected
areas, such as the planters along the north sides of Buildings "D" and "E ". Lastly, the
design for nighttime lighting needs to be detailed for the exterior areas that are on the
south side of the building complex.
4. Building Design. The proposal relies on common roof slopes and common roof
materials. It also relies on common color themes, although the metal roof alternative is
not detailed. Colors for facades are vigorous and contrasting. Proposed window
treatment is consistent, but walkway column treatment is not. Gutters and downspouts
are addressed. The covered play area expresses common features with the buildings.
5. Miscellaneous Structures. The proposed structure over the play area matches the
character of the buildings. Lighting fixtures remain consistent throughout the site, as do
proposed benches, trash receptacles, and screening of roof -top mechanical equipment.
RECOMMENDATIONS
The Department of Community Development recommends approval of the proposed
project subject to the following conditions:
Prior to the issuance of a building permit, the applicant shall submit for review and
approval of the Community Development Department the Following:
Staff Report to the
BAR and Planning Commission Page 16
L94 -0069 & L94 -0071: Cascade View
1. A revised landscape plan.
A. To provide an attractive appearance, require the removal and undergrounding of
overhead lines to the building.
B. To assure healthy vegetation, specify an irrigation plan for all new areas of trees
and /or shrubs. Specify installation of an auto - irrigation system and installation of
moisture sensors. Install a second bench to protect the other oak tree near the bus
loading area.
C. To preserve views of the Cascades, specify a tree species -eta for the area adjacent
to the street frontage that drop their leaves in the Fall, rather than retain dead ones until
the Spring.
D. To buffer new structures and parking areas from the westerly neighbors, provide
additional trees and shrubs along the westerly end of the property.
2.Revised building elevations.
A. To ensure a good relationship between building components, use a set of common
details for the columns of exterior walkways, especially a common color and style of
bricks.
B. For consistency in design, submit samples of metal roof materials, using similar
colors as proposed for the composition shingle alternative.
3.Revised site lighting plan.
V�'�r l- fixtures for the parking lot lighting to 250 watts or less, unless there is satisfactory
6,4 provided that the 400 watt fixtures are necessary for public safety. Regardless
of wattage, restrict the distribution of exterior lighting to 0 -5 lumens at the property line.
To ensure compatibility with the surrounding residences, reduce the wattage of
B. For safety and security, provide nighttime illumination of walkways and southern
parking areas.
CONDITIONAL USE
APPLICATION
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Additions and Modernization to Cascade
View Elementary School
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), b1 4E(E pVED
division; or tax lot number, access street, and nearest intersection)
Wyk 32nd Avenue South, Tukwila, WA
AB G 1994
135 3�
Quarter: SE Section: 16 Township: 23N
3. APPLICANT:*
(This information may be found on your tax statement)
UUWtIVtum 1 Y
Range: E VELOPMENT
Name: NANCY KAYNOR BASSETTI ARCHITECTS P.S.
Address: 1011 WESTERN AVENUE SUITE 701 SEATTLE WA 98104
Phone-- Czory -3 0=9500- -
Signature: /(/ dit Date: g -17- %¢
* The applicant is the person whom the staff will contact regarding the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name: SOUTH CENTRAL SCHOOL DISTRICT
OWNER
Address: 4640 SOUTH 144TH STREET, TUKWILA WA
Phone: (206) 244 -2100
I /WE,(signature(s)]
swear that 1 /we are the owner(s) or con • act p ' aser(s) of the property involved
in this application and that the foregoing statements and answers contained in this
application are true and correct to the
best of my /our knowledge and belief. Date:
•
CONDITIONAL USE APPb ATION
Page 2
5. PRESENT USE OF PROPERTY: Elementary School
•
6. PROPOSED CONDITIONAL USE REQUESTED (from list in TMC 18.64.020):
Public School (#15, Conditional Use listed in the specified use district)
7. ADJACENT North: Residential
LAND South: Residential
USES East: Residential
•
West: Residential
8. DETAILED DESCRIPTION OF PROPOSED USE (for example, describe the manufactur-
ing processes used, wholesale /retail /warehouse functions, outside storage of goods or
equipment or other information which will facilitate understanding of the activities you
proposed to develop on this site):
Additions and Modernization of an existing elementary school
9. 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?
Yes
10. Describe the manner in which you believe that your request for a Conditional Use Permit
will satisfy each of the following criteria as specified in TMC 18.64.030 (attach additional
sheets, if necessary).
-•A.... °'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. .
RESPONSE:
The use 'j51 a school,whose purpose is the public welfare.
B. The proposed use shall meet or exceed the performance standards that are required
in the district it will occupy.
RESPONSE:
•I• -1
.q
in use in the district it occu•ies. All aspects
of the modernization will meet current code.
CONDITIONAL USE AP..;ATION Page 3
10. (continued)
C. The proposed development shall be compatible generally with the surrounding land uses in
terms of traffic and pedestrian circulation, building and site design.
RESPONSE:
ThP prnposPd dPvPlnpment is an existing land use. A traffic study has been
prepared to help ensure adequate traffic and pedestrian circulation. The
present building will remain and be upgraded to present land use, building, and
safety codes. The new buildings are designed to match form and materials of the
existing buildings.
D. The proposed use shall be in keeping with the goals and policies of the Comprehensive
Land Use Policy Plan.
RESPONSE:
The school facility is an existing component of the Comprehensive Land USe
Policy Plan.
E. 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.
RESPONSE:
The proposal is meant to improve adverse impacts that are existing in the area now.
CONDITIONAL USE APPLICATION
CITY OF TUKWILA, DEPARTMENT OF COMMUNITY DEVELOPMENT
Project name: Cascade View Elementary School
Project Application No: L94 - 0069
Additional information
Date: October 17, 1994
8. DETAILED DESCRIPTION OF PROPOSED USE
The proposed Project consists of additions and modernization of an existing
elementary school.
The original Cascade View Elementary School was built, as four buildings connected
by covered walkways in 1957. Additions and modernization are planned to meet the current
and projected program needs for 400 students, Kindergarten through Fifth Grade, plus
Preschool. Two four -room portable buildings currently on site are used as instructional space
and will be removed. Their uses will be incorporated into the new school building.
The 29,589 square feet existing school plus covered walkways will be modernized.
The existing structure will receive seismic upgrades, new insulation, window and doors
replacement, and a new pitched roofs. All spaces will receive new mechanical and electrical
systems, new finishes and new equipment.
Additions of 31,041 square feet are planned in several areas. A 4200 sf Gymnasium
will be built on the northeast corner of the existing facility, adjacent to the existing Multi-
purpose Room. A 20,256 sf classroom addition will be located on the west side of the
existing school, . consisting of new Library, Preschool, Kindergarten and First Grade
classrooms and Music Room. The classroom addition has been configured with the existing
buildings to enclose a large central outdoor courtyard, meant to focus the whole school
toward a new "heart", and create a clear organization of the whole facility. New covered
walkways are planned for the front (east) side and at the junctions between buildings.
Sitework includes a reconfiguration of the existing driveway, additional driveways and
parking, new fire lane, utility upgrades, storm drainage, landscaping, new sidewalks and new
playgrounds. The current small parking lot will be revised. The bus and car driveways will
be separated so as to provide order and safety to the traffic flow on a very limited and
congested existing street access. Busses will travel a new one way loop at the present main
entry to the school. The new car driveway will weave along the north side of the site to a
turn- around near the new Library, thus defining a second entrance to the school. A new paved
playground and play equipment area is planned to the south of the building, and may include
a covered play , structure.
Architectural form, revised traffic patterns, and landscape have been carefuly
considered in order to improve the clarity of the movement through the campus, and to
enhance the identity of the school both as a vital civic landmark and as an inviting place for
learning.
10 A. 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 proposal will not be materially detrimental to the property or improvements in the
vicinity. Many aspects of the new project will in fact improve upon existing conditions.
Security will be enhansed by fencing off of the interior courtyards of the school, and with
improved lighting throughout the site. Lighting has been designed so as to provide adequate
light for security, but not to spill on to neighboring property. Landscape planting provides
buffers to residential roperties on the north, west and south sides of the school.
10 B. The proposed use shall meet or exceed the performance standards that are required in
the district it will occupy.
All aspects of the proposed use will meet current code. With respect to Fire and Life Safety
Issues, the modernization will be brought up to current Building Codes, along with the new
additions. For example, structural improvements are planned to meet current seismic
regulations; all kitchen and toilet facilities will be replaced and reconfigured to meet Health
Department and ADA regulations; new fire lane, improved water service meet Fire
Department requirements and a new automatic fire sprinkler system throughout exceed the
Fire District minimum requirements.
City of Tukwila Title 18 Zoning Code regulations will be met and exceeded. The building
Yard and Area Regulations have been met. The height for all buildings, including the new
gymnasium is under the 30 foot limitation. Parking on site has been increased to meet Code.
Planned landscape exceeds the Code requirements by providing a buffer along perimeters
bounded by nearby residences.
10C. The proposed development shall be compatible generally with the surrounding land
uses in teens of traffic and pedestrian circulation, building and site design.
Although the project does propose an increase in building area, the proposal in not a change
in use, nor is it an increase in number of users. The school population will remain the same.
The current traffic and pedestrian circulation demands will not change or increase as a result
of the proposed use. A "Traffic Impact Analysis" has been prepared for use in planning this
proposal by Perteet Engineering. The proposed site layout will make the existing traffic and
pedestrian patterns function more clearly and more safely. Bus and auto traffic will be
separated in the new scheme, thus avoiding confusion that now exists. Parking will be
distributed so .as not to conflict with traffic flow, and the number of stalls increased to meet
current code. Pedestrian routes will be clearly marked. Students will wait for busses in a
protected area, out of traffic, and walkways will cross as few driveways as possible. New
sidewalks along the street are proposed, where none now exist, and crosswalks will be clearly
r narked.
Cascade View Elementary School
The proposed building and site design is compatible with surrounding uses. The surrounding
properties are small, single family residences. The building additions have been planned as
one storey, and building massing has been screened and set back so as not to be incompatible
with the scale of neighboring residences. Materials and colors have been selected to blend
with the scale and character of the neighborhood.
10D. The proposed use shall be in keeping with the goals and policies of the
Comprehensive Land Use Policy Plan.
The following responses refer to relevant policies of the Comprehensive Land Use Policy
Plan:
Natural Environment, Objective 1, Policy 1: There is an area of steep slope, class 2, on the
west edge of the site. No new development will occur in this area.
N.E., 01, P2: There is an' abundance of live vegetation in the proposed landscape plan.
N.E., 01, P3: There are existing madrona and fir trees on the site, many of which must be
removed for the new addition. As many trees as possible are to be saved, but many of the
Madrona trees are in very poor condition. These trees will be removed or trimmed so as not
to pose a danger from falling limbs.
N.E., 03,.P2: The proposal has been planned for one storey, so as to preserve the views from
the neighbors.
N.E., 03, P4: Considerable excavation must occur to accommodate the new building. The
fill material will be reused on site where practicable, and the excess disposed off site.
N.E., 06, P1: A Geotechnical Engineer has tested the site and prepared a report outlining
precautions to be taken in site modification. The Contractor will submit an erosion control
plan for use during construction to the Building Official prior to permitting.
Open Space, Objective 1, Policy 3: Active recreation areas (two softball fields, one soccer
field, two play structures, and paved playgrounds) are existing and will be upgraded. The
Tukwila Parks and Recreation Department has agreed to participate in the upgrading of these
facilities for community use. Additionally, a new gymnasium has been incorporated into the
Projet for school use, and also for community use.
0.S., 01, P4 &5: the Tukwila Parks and Recreation Department may locate a picnic area at -
this site. (At present an Alternate, depending on Bid costs)
0.S., 01, P6: The open space will be buffered -from neighboring residences with some new
plantings.
Cascade View Elementary School
O.S., 02 & 3, General: A walking trail is planned for the entire perimeter of the site, linking
already established pathways from off site on to the site. This trail will be an Alternate in the
Bid Documents for this project, and will be constructed if funding allows.
Residence, Objective 1, Policy 1 &2: Though not an "incompatible" use, the proposal will be
buffered from close neighbors with landscaping, and will be minimal in height so as to
minimize impact off site. The play fields buffer the proposal from other surrounding
neighbors.
R, 01, P4: Though traffic will not increase, the proposal circulates traffic more on site than
is currently being done.
R, 01, P6: New perimeter trail and new sidewalks at the street will improve pedestrian safe
passage between residences and the proposal.
R, 04, General: The new proposal will improve the security of the existing school by adding
adequate light to parking areas and the immediate building site ( while not adversely affecting
the neighbors). The proposal also contains an ornamental gate system which will prevent
access into the middle of the school building cluster off hours.
Transportation/Utilities, Objective 1, Policy 1: As stated above,.traffic routing has been .
revised in the proposal to minimize conflict between traffic and parked vehicles.
T., 01, P2: Maneuvering of vehicles will occur on site.
T., 01, P4: Design of roads will be designed to current standards.
T., 01, P12: In early planning a fire lane was proposed to circle the new building around the
east side. Still meeting Fire Department requirements, this road was deleted because of the
detrimental effect of the added grading on the existing natural environment in that area of the
site.
T, 06,P1: An interconnected network of sidewalks is proposed around the school site,
connected with a pathway system that continues around the play fields.
T.,06,P2: As described above, the new plan separates car, bus, pedestrian traffic and allows
•
for safe staging of pedestrians at bus and car drop off zones.
T.,06,P3: New sidewalks are proposed along the street and pathways are proposed which
better link residences to the school.
T.,06,P4: New walkways will meet accessibility standards.
T.,06,P8: Lighting, signage, proper setbacks, and ample staging areas for pedestrians have
Cascadc View Elementary School
been incorporated into the design.
T, 03,4,5, General: Water and sanitary sewer will be connected to existing systems. All will
meet the criteria of the water and sewer districts.
T.,O6,General: Storm water will be handled by a combination pipe and non- structural ,(bio-
filtration swale) system, and will meet all jurisdictional requirements.
T., 08, General: Electrical and Communications systems will be undergrounded from the
street. Design must be cost effective.
I OE. 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
The proposal has addressed adverse impacts that exist in the area now, and mitigated them.
Such impacts are the congestion of car, bus and pedestrian parking and drop -off, and the
general run -down nature of all the existing building, landscape, and play facilities. The
proposal includes a significant increase in area of new buildings and the proposal applies the
same principles relative to minimizing adverse impacts to the new addition as to the existing.
Cascade View Elementary School
CONDITIONAL USE
APPLICATION
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Souihcenier Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Additions and Modernization to Cascade
View Elementary School
,2. PROJECT LOCATION.: ..(Give street address or, if vacant, indicate-lot(s), blialpyrft2
uEIVED
division; or tax lot number, access street, and nearest intersection)
60 32nd Avenue South, Tukwila, WA
181994
135 3� cuiv.mlUI\ I 1
Quarter: SE Section: 16 Township: 23N Range: QFFVELOPMENT
(This information may be found on your tax statement)
3. APPLICANT:*
Name: NANCY KAYNOR BASSETTI ARCHITECTS P.S.
Address. 1011 WESTERN AVENUE SUITE 701 SEATTLE WA 98104
Phone (2-0-6) -3/10=9.50-0--
Signature: (Ze(G y__ 2 trey �a Date: L' -17- y¢
* The applicant is the person whom the staff will contact regarding the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name: SOUTH CENTRAL SCHOOL DISTRICT
OWNER
Address: 4640 SOUTH 144TH STREET, TUKWILA WA
Phone: (206) 244 -2100
I /WEAsignature(s)]
swear that I /we are the owner(s) or con act p aser(s) of the property involved
in this application and that the foregoing statements and answers contained in this
application are true and correct to the
best of my /otu- knowledge and belief. Date:
• CONDITIONAL USE APP( 'ATION (� Page 2
5. PRESENT USE OF PROPERTY: Elementary School
6. PROPOSED CONDITIONAL USE REQUESTED (from list in TMC 18.64.020):.
Public School (1115, Conditional Use listed in the specified use district)
7. ADJACENT North: Residential
LAND South: Residential
USES East: Residential
West: Residential
8. DETAILED DESCRIPTION OF PROPOSED USE (for example, describe the manufactur-
ing processes used, wholesale /retail /warehouse functions, outside storage of goods or
equipment or other information which will facilitate" understanding of the activities you
proposed to develop on this site):
Additions and Modernization of an existing elementary school
9. 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?
Yes
10. Describe the manner in which you believe that your request for a Conditional Use Permit
will satisfy each of the following criteria as specified in TMC 18.64.030 (attach additional
sheets, if necessary).
A. Theproposed use will not.be materially detrimental to the public wel fare 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.
RESPONSE:
The use i5 a school,whose purpose is the public welfare.
B. The proposed use shall meet or exceed the performance standards that are required
in the district it will occupy.
RESPONSE:
The proposed is an existing use in the district it occupies. All aspects
of the modernization will meet current code.
• CONDITIONAL USE APPLktL rION Page 3.
10. (continued)
C. • The proposed development shall be compatible generally with the surrounding land uses in
terms of traffic and pedestrian circulation, building and site design.
RESPONSE:
The proposed development is an existing land use. A traffic study has been
prepared to help ensure adequate traffic and pedestrian circulation. The
present building will remain and be upgraded to.present land use, building, and
safety codes. The new buildings are designed to match form and materials of the
existing buildings.
D. The proposed use shall be in keeping with the goals and policies �f the Comprehensive
Land Use Policy Plan.
RESPONSE:
The school facility is an existing component of the Comprehensive Land USe
Policy Plan.
E. 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.
RESPONSE:
The proposal is meant to improve adverse impacts that are existing in the area now.
•
August 17, 1994
To: City of Tukwila
From: Nancy Kaynor
Project: Showalter Middle School 94475.00 / Cascade View Elementary 94476.00
Subjcct: CONDITIONAL USE PERMIT APPLICATION
DESIGN REVIEW APPLICATION
NOTE: Please contact Bassetti Architects prior to starting review of this project.
RECEIVED
Me 1 1994
(.V1VlrvtvN1 i Y
DEVELOPMENT
MQmtgs.scd
August 17, 1994
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter.Boulevard,.Tukwila, WA '98188
Telephone: •(206) 431 -3680
The following materials must be submitted with your application: .This checklist is to •
assist you in submitting a complete application. Please do not turn in your application
until all items which apply to your proposal are attached to your application. If you •
have any questions, contact the Department of Community Development at 431 -3680.
GENERAL
Application Form
Design Review Fee - $900.00
gEnvironmental Checklist
Environmental Checklist Fee - $325.00
PLANS
2. wpie.s, Per Vervtor Ome -rso, g /tin,f
Seven (7) copies of the set of plans are required. The scale shall not exceed 1 " =30', with
the north arrow, graphic, scale and date all identified on the plans. Also, the license
stamps of the architect and landscape architect shall be on each appropriate plan.
The following information should be contained within the plan:
tzA. Vicinity map showing location of site and surrounding prominent landmarks.
MB. Property dimensions and names of adjacent roads.
C. Lot size and impervious (paved and building areas) surface calculations.
E] D. Existing and finished grades at 2' contours with the precise slope of any area
in excess of 15 %.
E. Location and dimensions of existing and proposed structure(s), accessory
structures with appropriate setbacks/parking and loading area dimensions,
and driveways.
F. Existing (6" in diameter) trees by species and an indication of which will be
BOARD OF ARCHITECTURAL REVIEW. •
DESIGN REVIEW APPLICATION CHECKLIST
`1
k
G. Location and size of proposed utility lines and a description of by whom and
how water and sewer is available.
H. Location, dimensions and nature of arty proposed easements or dedications.
2 1. For commercial and industrial uses, gross floor area by use and parking
calculations.
Page 2.
J. For multiple residential, location, dimensions and description of common
open space and recreation areas..
® K. Dimensioned elevations of building drawn at 1/8" = 1' or a comparable scale.
Elevations should show the type of exterior materials.
L. Location and elevations of exterior lighting for buildings and parking areas.
M. Location and elevations of dumpster screens.
N. Color and material sample board for exterior building and accessory structure
colors and material.
E. O. Perspective drawings, photographs, color renderings or other graphics which
accurately represent your proposed project.
P. One (1) Photomaterial Transfer (PMT) of each drawing reduced to 8.5" by 11"
(most printing companies can make PMT's).
PUBLIC NOTICE
xi A mailing list with address labels for property owners and residents within 300 feet
of your property. (See attached "Address Label Requirements ")
A King County Assessor's Map which identifies the location of each property
ownership and residence listed. The maps may be ordered from the King County
Public Works Map Counter at 296 - 6548.
1'v
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Dir actor
City of Tukwila
PUBLIC HEARING NOTICE
Notice is hereby given that the City of Tukwila Planning Commission and Board of
Architectural Review will be holding a public hearing at 7:00 p.m. on Nov. 17, 1994 located
at 6200 Southcenter Blvd. to discuss the following:
PLANNING COMMISSION PUBLIC HEARING
CASE NUMBER: L94 -0069
APPLICANT: South Central School District
REQUEST: Conditional Use request to construct a 31,041 sq. ft. addition to an
existing elementary school located within the R -1, Single Family Zoning
District. The Conditional Use is required under Section 18.12.050(2)
of the TMC.
LOCATION: Cascade View Elementary School, 13601 32 Ave. S., Tukwila.
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
L94 -0071
South Central School District
Building permit request to construct a 31,041 sq. ft. addition to an
existing elementary school.
Cascade View Elementary School, 13601 32 Ave. S., Tukwila
L94 -0074
South Central School District
Building permit request to renovate an existing approximately 86,000
sq. ft. middle school.
Showalter Middle School, 4628 S. 144 Street, Tukwila.
Persons wishing to comment on the above cases may do so by written statement or by
appearing at the public hearing. Information on the above cases may be obtained at the.
Tukwila Planning Division. The City encourages you to notify your neighbors and other
persons you believe would be affected by the above items.
Published: Seattle Times
November 4 and 11, 1994
Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property
Owners, 'File:
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 41313665
CONDITIONAL USE
APPLICATION
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
FOR STAFF USF ONLY < >>
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Additions and Modernization to Cascade
View Elementary School
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), blip— elEVVEDt
division; or tax lot number, access street, and nearest intersection)
45604 32nd Avenue South, Tukwila, WA
AUG 1 (31994
135 3;
Quarter: SE Section: 16 Township: 23N
3. APPLICANT:*
(This information may be found on your tax statement)
Guwuvivwi Y
Range: QFFVELOPMENT
Name: NANCY KAYNOR BASSETTI ARCHITECTS P.S.
Address: 1011 WESTERN AVENUE SUITE 701 SEATTLE WA 98104
Phone (2060 0=95 or—
Signature: X16!4 ( �►/it � Date: g- /7- '711
* The applicant is the person whom the staff will contact regarding the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name: SOUTH CENTRAL SCHOOL DISTRICT
OWNER
Address: 4640 SOUTH 144TH STREET, TUKWILA WA
Phone: (206) 244 -2100
I /WE,[signature(s)]
swear that I /we are the owner(s) or con • act p aser(s) of the property involved
in this application and that the foregoing statements and answers contained in this
application are true and correct to the
best of my /our knowledge and belief. Date:
• CONDITIONAL USE APPL ;ATION
Page 2
5. PRESENT USE OF PROPERTY: Elementary School
6. PROPOSED CONDITIONAL USE REQUESTED (from list in TMC 18.64.020):
Public School (415, Conditional Use listed in the specified use district)
7. ADJACENT North: Residential
LAND South: Residential
USES East: Residential
West: Residential
8. DETAILED DESCRIPTION OF PROPOSED USE (for example, describe the manufactur-
ing processes used, wholesale /retail /warehouse functions, outside storage of goods or
equipment or other information which will facilitate understanding of the activities you
proposed to develop on this site):
Additions and Modernization of an existing elementary school
9. 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?
Yes
10. Describe the manner in which you believe that your request for a Conditional Use Permit
will satisfy each of the following criteria as specified in TMC 18.64.030 (attach additional
sheets, if necessary).
•-A. 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. .
RESPONSE:
The use .j ':a school, whose purpose is the public welfare.
B. The proposed use shall meet or exceed the performance standards that are required
in the district it will occupy.
RESPONSE:
The proposed is an existing use in the district it occupies. All aspects
of the modernization will meet current code.
' CONDITIONAL USE APPL iATION
Page 3.
10. (continued) •
C. The proposed development shall be compatible generally with the surrounding land uses in
terms of traffic and pedestrian circulation, building and site design.
RESPONSE:
The prnpnsed development is an existing land use. A traffic study has been
prepared to help ensure adequate traffic and pedestrian circulation. The
present building will remain and be upgraded to present land use, building, and
safety codes. The new buildings are designed to match form and materials of the
existing buildings.
D. The proposed use shall be in keeping with the goals and policies of the Comprehensive
Land Use Policy Plan.
RESPONSE:
The school facility is an existing component of the Comprehensive Land USe
Policy Plan.
E. 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.
RESPONSE:
The proposal is meant to improve adverse impacts that are existing in the area now.
CONDITIONAL USE APPLICATION
CITY OF TUKWILA, DEPARTMENT OF COMMUNITY DEVELOPMENT
Project name: Cascade View Elementary School
Project Application No: L94 - 0069
Additional information
Date: October 17, 1994
8. DETAILED DESCRIPTION OF PROPOSED USE
The proposed Project consists of additions and modernization of an existing
elementary school.
The original Cascade View Elementary School was built, as four buildings connected
by covered walkways in 1957. Additions and modernization are planned to meet the current
and projected program needs for 400 students, Kindergarten through Fifth Grade, plus
Preschool. Two four -room portable buildings currently on site are used as instructional space
and will be removed. Their uses will be incorporated into the new school building.
The 29,589 square feet existing school plus covered walkways will be modernized.
The existing structure will receive seismic upgrades, new insulation, window and doors
replacement, and a new pitched roofs. All spaces will receive new mechanical and electrical
systems, new finishes and new equipment.
Additions of 31,041 square feet are planned in several areas. A 4200 sf Gymnasium
will be built on the northeast corner of the existing facility, adjacent to the existing Multi-
purpose Room. A 20,256 sf classroom addition will be located on the west side of the
existing school, consisting of new Library, Preschool, Kindergarten and First Grade
classrooms and Music Room. The classroom addition has been configured with the existing
buildings to enclose a large central outdoor courtyard, meant to focus the whole school
toward a new "heart", and create a clear organization of the whole facility. New covered
walkways are planned for the front (east) side and at the junctions between buildings.
Sitework includes a reconfiguration of the existing driveway, additional driveways and
parking, new fire lane, utility upgrades, storm drainage, landscaping, new sidewalks and new
playgrounds. The current small parking lot will be revised. The bus and car driveways will
be separated so as to provide order and safety to the traffic flow on a very limited and
congested existing street access. Busses will travel a new one way loop at the present main
entry to the school. The new car driveway will weave along the north side of the site to a
turn- around near the new Library, thus defining a second entrance to the school. A new paved
playground and play equipment area is planned to the south of the building, and may include
a covered play structure.
Architectural form, revised traffic patterns, and landscape have been carefuly
considered in order to improve the clarity of the movement through the campus, and to
enhance the identity of the school both as a vital civic landmark and as an inviting place for
learning. _.
10 A. 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 proposal will not be materially detrimental to the property or improvements in the
vicinity. Many aspects of the new project will in fact improve upon existing conditions.
Security will be enhansed by fencing off of the interior courtyards of the school, and with
improved lighting throughout the site. Lighting has been designed so as to provide adequate
light for security, but not to spill on to neighboring property. Landscape planting provides
buffers to residential roperties on the north, west and south sides of the school.
10 B. The proposed use shall meet or exceed the performance standards that are required in
the district it will occupy.
All aspects of the proposed use will meet current code. With respect to Fire and Life Safety
Issues, the modernization will be brought up to current Building Codes, along with the new
additions. For example, structural improvements are planned to meet current seismic
regulations; all kitchen and toilet facilities will be replaced and reconfigured to meet Health
Department and ADA regulations; new fire lane, improved water service meet Fire
Department requirements and a new automatic fire sprinkler system throughout exceed the
Fire District minimum requirements.
City of Tukwila Title 18 Zoning Code regulations will be met and exceeded. The building
Yard and Area Regulations have been met. The height for all buildings, including the new
gymnasium is under the 30 foot limitation. Parking on site has been increased to meet Code.
Planned landscape exceeds the Code requirements by providing a buffer along perimeters
bounded by nearby residences.
10C. The proposed development shall be compatible generally with the surrounding land
uses in teens of traffic and pedestrian circulation, building and site design.
Although the project does propose an increase in building area, the proposal in not a change
in use, nor is it an increase in number of users. The school population will remain the same.
The current traffic and pedestrian circulation demands will not change or increase as a result
of the proposed use. A "Traffic Impact Analysis" has been prepared for use in planning this
proposal by Perteet Engineering. The proposed site layout will make the existing traffic and
pedestrian patterns function more clearly and more safely. Bus and auto traffic will be
separated in the new scheme, thus avoiding confusion that now exists. Parking will be
distributed so as not to conflict with traffic flow, and the number of stalls increased to meet
current code. Pedestrian routes will be clearly marked. Students will wait for busses in a
protected area, out of traffic, and walkways will cross as few driveways as possible. New
sidewalks along the street are proposed, where none now exist, and crosswalks will be clearly
i narked.
Cascade View Elementary School
The proposed building and site design is compatible with surrounding uses. The surrounding
properties are small, single family residences. The building additions have been planned as
one storey, and building massing has been screened and set back so as not to be incompatible
with the scale of neighboring residences. Materials and colors have been selected to blend
with the scale and character of the neighborhood.
1 OD. The proposed use shall be in keeping with the goals and policies of the
Comprehensive Land Use Policy Plan.
The following responses refer to relevant policies of the Comprehensive Land Use Policy
Plan:
Natural Environment, Objective 1, Policy 1: There is an area of steep slope, class 2, on the
west edge of the site. No new development will occur in this area.
N.E., 01, P2: There is an-abundance of live vegetation in the proposed landscape plan.
N.E., 01, P3: There are existing madrona and fir trees on the site, many, of which must be
removed for the new addition. As many trees as possible are to be saved, but many of the
Madrona trees are in very poor condition. These trees will be removed or trimmed so as not
to pose a danger from falling limbs.
N.E., O3,•P2: The proposal has been planned for one storey, so as to preserve the views from
the neighbors.
N.E., 03, P4: Considerable excavation must occur to accommodate the new building. The
fill material will be reused on site where practicable, and the excess disposed off site.
N.E., 06, P1: A Geotechnical Engineer has tested the site and prepared a report outlining
precautions to be taken in site modification. The Contractor will submit an erosion control
plan for use during construction to the Building Official prior to permitting.
Open Space, Objective 1, Policy 3: Active recreation areas (two softball fields, one soccer
field, two play structures, and paved playgrounds) are existing and will be upgraded. The
Tukwila Parks and Recreation Department has agreed to participate in the upgrading of these
facilities for community use. Additionally, a new gymnasium has been incorporated into the
Projet for school use, and also for community use.
O.S., 01, P4 &5: the Tukwila Parks and Recreation Department may locate a picnic area at
this site. (At present an Alternate, depending on Bid costs)
O.S., 01, P6: The open space will be buffered from neighboring residences with some new
plantings.
Cascade Vicw Elementary School
0.S., 02 & 3, General: A walking trail is planned for the entire perimeter of the site, Linking
already established pathways from off site on to the site. This trail will be an Alternate in the
Bid Documents for this project, and will be constructed if funding allows.
Residence, Objective 1, Policy 1 &2: Though not an "incompatible" use, the proposal will be
buffered from close neighbors with landscaping, and will be minimal in height so as to
minimize impact off site. The play fields buffer the proposal from other surrounding
neighbors.
R, 01, P4: Though traffic will not increase, the proposal circulates traffic more on site than
is currently being done.
R, 01, P6: New perimeter trail and new sidewalks at the street will improve pedestrian safe
passage between residences and the proposal.
R, 04, General: The new proposal will improve the security of the existing school by adding
adequate light to parking areas and the immediate building site ( while not adversely affecting
the neighbors). The proposal also contains an ornamental gate system which will prevent
access into the middle of the school building cluster off hours.
Transportation/Utilities, Objective 1, Policy I: As stated above,.traffic routing has been
revised in the proposal to minimize conflict between traffic and parked vehicles.
T., 01, P2: Maneuvering of vehicles will occur on site.
T., 01, P4: Design of roads will be designed to current standards.
T., 01, P12: In early planning a fire lane was proposed to circle the new building around the
east side. Still meeting Fire Department requirements, this road was deleted because of the
detrimental effect of the added grading on the existing natural environment in that area of the
site.
T, 06,P1: An interconnected network of sidewalks is proposed around the school site,
connected with a pathway system that continues around the play fields.
T.,06,P2: As described above, the new plan separates car, bus, pedestrian traffic and allows
for safe staging of pedestrians at bus and car drop off zones.
T.,06,P3: New sidewalks are proposed along the street and pathways are proposed which
better link residences to the school.
T.,06,P4: New walkways will meet accessibility standards.
T.,06,P8: Lighting, signage, proper setbacks, and ample staging areas for pedestrians have
Cascade View Elementary School
been incorporated into the design.
T, 03,4,5, General: Water and sanitary sewer will be connected to existing systems. All will
meet the criteria of the water and sewer districts.
T.,O6,General: Storm water will be handled by a combination pipe and non- structural (bio-
filtration swale) system, and will meet all jurisdictional requirements.
T., 08, General: Electrical and Communications systems will be undergrounded from the
street. Design must be cost effective.
10E. 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
The proposal has addressed adverse impacts that exist in the area now, and mitigated them.
Such impacts are the congestion of car, bus and pedestrian parking and drop -off, and the
general run -down nature of all the existing building, landscape, and play facilities. The
proposal includes a significant increase in area of new buildings and the proposal applies the
same principles relative to minimizing adverse impacts to the new addition as to the existing.
Cascade View Elementary School
CONDITIONAL USE
APPLICATION
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
:'FOR €S�TA�FF���USE`DNL
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Additions and Modernization to Cascade
View Elementary School
2. PROJECT LOCATION.: ,.(Give street address or, if vacant, indicate-lot(s), biorecjEwED
division; or tax lot number, access street, and nearest intersection)
46601- 32nd Avenue South, Tukwila, WA
AUG 1 9 1994
is53rj Guiv.iviuNiiY
Quarter: SE Section: 16 Township: 23N Range: R,VELOPMENT
(This information may be found on your tax statement)
3. APPLICANT:*
Name: NANCY KAYNOR BASSETTI ARCHITECTS P.S.
Address • 1011 WESTERN AVENUE SUITE 701 SEATTLE WA 98104
Phone (2p-�'j- -3yi0= 930-0 --
Signature: /I(a1 Date: 61-17-W
* The applicant is the person whom the staff will contact regarding the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name: SOUTH CENTRAL SCHOOL DISTRICT
OWNER
Address: 4640 SOUTH 144TH STREET, TUKWILA WA
Phone: (206) 244 -2100
I /WE,[signature(s)]
swear that 1/we are the owner(s) or con • act p aser(s) of the property involved
in this application and that the foregoing statements and answers contained in this
application are true and correct to the
best of my /our knowledge and belief. Date:
CONDITIONAL USE APPLKATION
Page 2
5. PRESENT USE OF PROPERTY: Elementary School
6. PROPOSED CONDITIONAL USE REQUESTED (from list in TMC 18.64.020):.
Public School (#15, Conditional Use listed in the specified use district)
7. ADJACENT North: Residential
LAND South: Residential
USES East: Residential
West: Residential
8. DETAILED DESCRIPTION OF PROPOSED USE (for example, describe the manufactur-
ing processes used, wholesale /retail /warehouse functions, outside storage of goods or
equipment or other information which will facilitate •understanding of the activities you
proposed to develop on this site):
Additions and Modernization of an existing elementary school
9. 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?
Yes
10. Describe the manner in which you believe that your request for a Conditional Use Permit
will satisfy each of the following criteria as specified in TMC 18.64.030 (attach additional
sheets, if necessary).
--A. .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.
RESPONSE:
The use iS a school,whose purpose is the public welfare.
B. The proposed use shall meet or exceed the performance standards that are required
in the district it will occupy.
RESPONSE:
The proposed is an existing use in the district it occupies. All aspects
of the modernization will meet current code.
' CONDITIONAL USE APPLk%:ATION Page 3.
•
10. (continued) •
C. The proposed development shall be compatible generally with the surrounding land uses in
terms of traffic and pedestrian circulation, building and site design.
RESPONSE:
The prnpnsed development is an existing land use. A traffic study has been
prepared to help ensure adequate traffic and pedestiiian circulation. The
present building will remain and be upgraded to present land use, building, and
safety codes. The new buildings are designed to match form and materials of the
existing buildings.
D. The proposed use shall be in keeping with the goals and policies of the Comprehensive
Land Use Policy Plan.
RESPONSE:
The school facility is an existing component of the Comprehensive Land USe
Policy Plan.
E. 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.
RESPONSE:
The proposal is meant to improve adverse impacts that are existing in the area now.
4Dg t ) / )
-M &P'i Aedy 3a6-62,
CONDITIONAL USE
APPLICATION CHECKLIST
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
The following materials must be submitted with your application. This checklist is to
assist you in submitting a complete application. Please do not turn in your application
until all items which apply to your proposal are attached to your application. if you
have any questions, contact the Department of Community Development at 431 -3680.
GENERAL
MApplication Form
Z Conditional Use Fee - $850.00
ErEnvironmental Checklist
Environmental Checklist Fee - $ 325.00
PLANS
RECEIVED
AUG 1 81994
CUIVIIVIV. V, i 1'
DEVELOPMENT
2 Copies perYemcn Uonek, g /(i /94{
Seven (7) copies of the site plan. The scale shall not exceed 1t1 =301 maximum, with
- the- nerth- arrow,- graphic, —sc -ale- and - date- all-identified -on- the -p1 an— Each - set-of
plans shall have the license stamps of the architect and landscape architect.
The following information should be contained within the plan:
Vicinity map showing location of site and surrounding prominent landmarks.
Property dimensions and names of adjacent roads.
Lot size and lot coverage calculations.
Existing and finished grades at 2' contours with the precise slope of any area
in excess of 15 %.
EE. Location and dimensions of existing and proposed structure(s), accessory
structures with appropriate setbacks, parking and loading area dimensions,
and driveways.
F. Existing (6" in diameter) trees by species and an indication of which will be
saved. Proposed landscaping: size, species, location and distance apart.
COMPREHENSIVE PLAN AMENDMENT APPLICATION CHECKLIST
Page 2
X
G. Location and size of proposed utility lines and a description of by whom and
how water and sewer is available.
H. Location, dimensions and nature of any proposed easements or dedications.
IZI. For commercial and industrial uses, gross floor area by use and parking
calculations.
J. For multiple residential, location and dimensions of common open space
recreation requirements.
K. Dimensioned elevations of building drawn at 1/8" = 1' or a comparable scale.
Elevations should show the type of exterior materials.
igL. Location and elevations of exterior lighting for buildings and parking areas.
® M. Location and elevations of dumpster screens.
N. Color and material sample board for buildings and accessory structures.
IN One (1) Photomaterial Transfer (PMT) of each plan reduced to 8.5" by 11" (most
printing companies can make PMT's).
PUBLIC NOTICE
A mailing list with address labels for property owners and residents within 300 feet
oLyo_ur_prop_etty. (S.ee_attached "Adthess Label Requirements ")
A King County Assessor's Map which identifies the location of each property
ownership and residence listed. The maps may be ordered from the King County
Public Works Map Counter at 296 -6540.
OPTIONAL
fxr Perspective drawings, photographs, color renderings or other graphics which may
be needed to adequately evaluate your application.
Other required information:
• g
CONDITIONAL USE
APPLICATION
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Additions and Modernization to Cascade
View Elementary School
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), bl(Ep\JED
division; or tax lot number, access street, and nearest intersection)
32nd Avenue South, Tukwila, WA ie 1 8 1994
X35 3 Gu,viivtuivi i Y
Quarter: SE Section: 16 Township: 23N Range: A+VELOPMENT
(This information may be found on your tax statement)
3. APPLICANT:*
Name: NANCY KAYNOR BASSETTI ARCHITECTS P.S.
Address. 1011 WESTERN AVENUE SUITE 701 SEATTLE WA 98104
Phone — (206) --30= 9500 --
Signature: I( i Date: g- 17- W
* The applicant is the person whom the staff will contact regarding the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name: SOUTH CENTRAL SCHOOL DISTRICT
OWNER
Address: 4640 SOUTH 144TH STREET, TUKWILA WA
Phone: (206) 244 -2100
I/ WE,[signature(s)1
swear that I /we are the owner(s) or con • act p � aser(s) of the property involved
in this application and that the foregoing statements and answers contained in this
application are true and correct to the
best of my /our knowledge and belief. Date: G%i GG /1 7 (71 f
0
•
CONDITIONAL USE APPL :,ATION
Page 2
5. PRESENT USE OF PROPERTY: Elementary School
6. PROPOSED CONDITIONAL USE REQUESTED (from list in TMC 18.64.020):
Public School ( #15, Conditional Use listed in the specified use district)
7. ADJACENT North: Residential
LAND south: Residential
USES East: Residential
West: Residential
8. DETAILED DESCRIPTION OF PROPOSED USE (for example, describe the manufactur-
ing processes used, wholesale /retail /warehouse functions, outside storage of goods or
equipment or other information which will facilitate understanding of the activities you
proposed to develop on this site):
Additions and Modernization of an existing elementary school
9. 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?
Yes
10. Describe the manner in which you believe that your request for a Conditional Use Permit
will satisfy each of the following criteria as specified in TMC 18.64.030 (attach additional
sheets, if necessary).
A. 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.
RESPONSE:
The use i5 a school,whose purpose is the public welfare.
B. The proposed use shall meet or exceed the performance standards that are required
in the district it will occupy.
RESPONSE:
The proposed is an existing use in the district it occupies. All aspects
of the modernization will meet current code.
' CONDITIONAL USE APPLATION
Page 3
10. (continued)
C. The proposed development shall be compatible generally with the surrounding land uses in
terms of traffic and pedestrian circulation, building and site design.
RESPONSE:
ThP prnpncPd dpvPlopment is an existing land use. A traffic study has been
prepared to help ensure adequate traffic and pedesttian circulation. The
present building will remain and be upgraded to present land use, building, and
safety codes. The new buildings are designed to match form and materials of the
existing buildings.
D. The proposed use shall be in keeping with the goals and policies of the Comprehensive
Land Use Policy Plan.
RESPONSE:
The school facility is an existing component of the Comprehensive Land USe
Policy Plan.
E. 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.
RESPONSE:
The proposal is meant to improve adverse impacts that are existing in the area now.
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