Loading...
HomeMy WebLinkAboutPermit L94-0071 - CASCADE VIEW ELEMENTARY - ADDITIONS DESIGN REVIEWL94 -0071 CASCADE VIEW ELEMENTARY BAR DESIGN REVIEW City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director October 27, 1995 Mr. Carlos Sierra Bassetti Architects 1011 Western Avenue Suite 701 Seattle, WA 98104 RE: L94 -0071: Cascade View Elementary School Sign Review Dear Mr. Sierra: The Board of Architectural Review approved the proposed sign. The building permit shall be revised as needed to incorporate this decision as soon as possible, to avoid unnecessary confusion. This decision will become final unless appealed by November 6, 1995, per TMC 18.90.020. Please call me at 431 -3684 if you have any questions. Sinc,:rgly, Vernon a su Associate Planner file:95 \cscdntc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431.3670 • Fax (206) 41313665 . City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared October 18, 1995 HEARING DATE: October 26, 1995 FILE NUMBER: L94 -0071 Cascade View Elementary School (Sign) APPLICANT: South Central School District No. 406 REQUEST: Approval of the primary entry sign. This is a continuation of the design approval granted earlier for the overall project. LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: 13601 32nd Avenue S.; Tukwila, WA Approximately 8.9 acres. Public Facilities R -1 -7.2 DNS issued by the South Central School District No. 406 on September 29, 1994. STAFF: Vernon Umetsu ATTACHMENTS: B.A.Q. PP OVED DATE d Z ITIALSV(A. Al. Vicinity Map B1. Architectural Site Plan C1. Building Elevations D1. Primary Entry Design El. Letter Mounting Detail Various colored perspectives which were previously submitted will also be presented for background information. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 Staff Report to the Board of Architectural Review FINDINGS VICINITY /SITE INFORMATION See previous staff report on the overall project design. BACKGROUND L94 -0071: Cascade View Page 2 1. Project History: The Cascade View Elementary School is being extensively remodeled. The project received a conditional use permit from the Planning Commission (L96 -0069) and design review approval from the Board of Architectural Review (L94 -0071) on November 17, 1994. A preliminary sign for the primary entry was presented, but final Board of Architectural Review (BAR) approval for the sign was deferred, pending a presentation of the final sign design. The final sign design is now presented for BAR approval. 2. Sign Description: Staff agrees with the applicant's description in response to BAR Criteria No. 5: "Cascade View Elementary (School) has one building sign mounted on the face of the building at the 32nd Ave. S. street side. The sign consists of 10" high letters incorporated into the entry arcade. The arcade's building materials are compatible with the rest of the building. The color of the letters are Parker Paint 5145N -- Kings Blue. This color is the color of all exterior metal work (handrail, railings and the gate frame)." Sign design is shown in attachments C1 - E1. DECISION CRITERIA BAR review of the overall project design was required as part of the conditional use permit process. This approval was given except for approval of the primary entry sign. Consistency of sign design quality is the sole issue before the Board at this time. Board review criteria are shown below in bold, along with a staff discussion of relevant facts. .,� Staff Report to the Board of Architectural Review 18.60.050: General Review Criteria. (1) Relationship of Structure to Site. (2) Relationship of Structure and Site to Adjoining Area. (3) Landscaping and Site Treatment (4) Building Design (5) Miscellaneous Structures and Street Furniture L94 -0071: Cascade View Page 3 The proposed lettering is generally 10 inches high and 1/2 inch deep. Letters are a deep blue baked ceramic with right- angled edges. Letters would be individually mounted on a taupe colored dryvit surface. Mounting will raise the letters 1/4 inch off the dryvit for a total 3/4 inch depth to provide some relief. The lettering is of a simple style (Optima Bold). The proposed blue is a secondary color to the overall reddish/brown metal roof facia and brick column accents. However, the blue color is used for the 6 "x 6" accent tiles, security gates and metal handrails. CONCLUSIONS The proposed sign is generally consistent with the overall building design. As such, it satisfies the BAR design criteria. RECOMMENDATIONS The Planning Division recommends approval of the proposed signage. SEATTLE South (antral S° ` COUNTY aoa 4440 SOUTH 14111 STREET SEATTLE, WASHINGTON MU P1..n 244.7100 • %ALE w STATUTE MILL} . SITE. on COPYRIGHT KROLL MAP COMPANY. INC V1GINI"N' MPt, BASSET! A l C H I T l C T I RECEIVED AUG 9 31995 LPL/011i% .. 1 VEL IEi' SOUTH CENTRAL SCHOOL DISTRICT Modernization and Additions to CASCADE VIEW ELEMENTARY SCHOOL Project No.: 9441 DOC NO. REF. SHT. a 0, DATE: DWG BY: CHK BY: ■ , • 1■II WON ISM 311=1 el =111•111111- MINIM MINIUM 9 CASCADE SLEMENTAR :� •/_.__ Ems II-I MU iSW MINIM Ma _u__ - ■ ___, . �� Wall Inn Tara psi _limillari mama 1117•1•111MI MINIM. MN INN !!. - ./.- !^.•_ MEM IA' 11•11111• 11•1111M/M MUM= - �-. -R__ - ■. INIMIIIIIII ��. 1 N U � 1U/ -a ■ i >_>_.MI.I aaaa- MI =.1:1•1111011111111 _, IMAMS a.•.• a-r •=61%111/811=0 _ 1 .�1C- Lr. VI Y SC RADIUS = 2I' -2' - RADIUS = RADIUS = I81 -15. NM. IMIIIIIIIIIIII -11MM- - -.�. - �. -- --l_ - _. - -- MINIM WWII MIME MIMI MN MN .- MINIM MIN t• -NIII - MUM= IIMItta♦ti111•.■ MN MINIM -EM - -rte ____u - M. - at_al_ M ••_■R . al-- MI tIWE a .INNnMI..- III MIIMIIIIMIMI ra ii .- .11II•1.-.11110.. _._.-.. memo —r_- •..IIIMt L 1�.•. -•. ....- - -.. NUM - -al � . MOM �.N. -till. - a -alr -. MUMS - - --.-a. MIN .1.1111 NI MIMS MI - -__ MIN Mild OE ENTRY SIGN 21 -!I U2' I'-4' 111-0 !n" ' r-4• !/4' =11-0' OUTN CENTR l iodern izs t le ASCADE VIEW Proje, CNSCADE VI LE NMEN T A • Y SC A.. . MIN MINN RADIUS = 211 -2' RADIUS = RADIUS = 18' -8" • Ea. EQ. 10' HIGH OPTIMA LETTERS (FLAT FADED, SQUARE EDGED, 1/2': DEEP, COLOR: P-9) CONCEALED MOUNTED W/ 55T THREADED STUDS kW I /4' HOLD OFF SPACERS (17-q VARY -ER PAINT 5140 N) 6X6 CERAMIC TILE .(p_q, a._y-�.. -�. -.� r... ••.IMI _r._.. -. Vann MEMO NMI Inn ••• t•MMIIIII --____pa ...........•..... ................ ................ . MI 1•••. ••_. MI MEIN 11'rr.ts'. • a ____• MEM MI= MIIIMIMEIN MN IMMUNE EMI 011•MMI•11111M t111•111/••1 MI r...— r.1=110110 - =MI _ EMI __....•M. �-�- CONTROL JOINT, TYP. Q PG PLASTER SYSTEM COLOR %/rifLr‘fkill- IW • 702 STRUCTURAL BRICK B-I MUTE L Wtil t iztkth 'J t NT &E. W1t o 4 EQ. Ea: I'-4' 1I'-O 1%2' I 2'-1I1,2' 1'-4' BA55E1TI A I C H S T I C T �•AoR. APPROVEi D ,TEI°174 1NIT1ALS SOUTH CENTRAL SCHOOL DISTRICT Modernization and Additions to CASCADE VIEW ELEMENTARY SCHOOL Project No.: 94416. DOC NO. RECE1v .-) AUG ®31995 cum.. ^. 1 DATE: DWG. BY: CHK BY: 10/16/95 15:30 $206 340 9500 BASSETTI ARCH 0o1 1 Z } . i V% 1%r 14 t a 0 73 rP, raffia E•'7I 1 . -j.r L• i. , `e ': �• i it s ! ,�I. TP t1• ,r# f1. C, :3 .. r. I. 1• J -,-4.t:' ' :. q ttit 11 .i a . `r:i i! s - '• i� r'.. e i r '' y = `xi .........i.....:77,_.' _ . — .. , ° Y s:i • ! ' ;t r • • 60. d • T' \ n Q Yom•• -��, �• 7 . g LL N. cfar v ;:11 01 r ____t_.!•1,.4i e....LT., Z b o3.� rnaizII) A 3 nl el 3 r - N�rnA' w. Q- o Q U. F•(t\ut 73 1 CP r4 cs BOARD OF ARCHI ;TURAL REVIEW DESIGN I4EVIEW APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 Planner: FOR STAFF USE ONLY Cross- Reference Files: File Number: Receipt Number: (561901 c ip1) 1. BRIEFLY DESCRIBE YOUR PROPOSAL: -M.!. - act(,I F9 7q 90 Get" (Gt acl.Q 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) C 95c e. Met.) Slevre.vtlxiti Sc too l 0S214d Ave • S • I Tick -Lo i tot WA. 9 S l (o `. Quarter: Section: Township: Range: (This information may be found on your tax statement) 3. APPLICANT:* Narre:_ 5,6 01/11 6 V I t 5 Sti v(9 Address: to it Woo fn Ci •t ` 'f{' -e ti» cl?)*O+ Phone._ ,..101 • ' 00 Signature: - . eti- e..,j Date: es/ I /err * The applicant is the p9 . 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: � � CoA4-va1 Sxi(�,QQ � tF'c'- 10.44.0(0 OWNER 0 S Address: �'[QL{.i? Lt,` 1 " 51 V eL� t,TiA kw i ja 1 JA Phone: 244 • 2 Sl(OS I /WE,[signature(s)] swear that I /we are the owner( r csntract in this application and that the f • : going state application are true and correct to the best of my /our knowledge and belief. Date: haser(s) o the property involved is and answers contained in this BOARD OF ARCHITEGTUHAL REVIEW • DESIGN REVIEW APPLICAI. N Page 2 CRITERIA The following criteria will be used by the BAR in its decision - making on your proposed project. Please carefully review the criteria, respond to each criterion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, attach additional response to this form. 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 screeited to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. RESPONSE: 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 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. RESPONSE: BOARD OF ARCHITECTURAL KEVIEW DESIGN REVIEW APPLICP )N Page 3 3. LANDSCAPE AND SITE TREATMENT A. Where existing topographic patterns contribute to.beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. D. In locations where plants will be susceptible to injury by pedestrian or 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 accom- plished by 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 land- scape. 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. RESPONSE: 1•3pc 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. 'L OAHL) OF ARUM 1 tt 1 U -SAL thIVI VV DESIGN REVIEW APPLICA N Page 4 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 buildings projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: MISCELLANEOUS STRUCTURES AND STREET FURNITURE A. Miscellaneous structures and street'furniture should be designed to be part of the architec- tural 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. aCd, Vi 1evn (w v.4 has 01'10. 0.1.:414/11q S ioV) RESPONSE: 1G-!,L V I-C , 4'7,1(1, O- t(AJ. (1 r l� c ire. —1/16 47i o n ,c emsi 5(, oF- " ; h (41o' 'ivcnvpbl%a bdl iv179 eA--r awaclm n .vr.a c1- .' hoc i ! di v gq ✓nldl -ewi i I4 w'1tai 14 Colo" Di- 114e, ieFI r6 ae Pav is v yya.i ✓[ f P, (4 ice-- 6,v 11/11 Col 6Y" 16 Th-e. C 616V c'• ©c. AU . \ -evi,v vyltd;.l WcWk (Inav,cvail,vaiGvigs d --1-14G 6ore liSJAKU Ut Atiurtl 1 t , 1 unML na v is vv . DESIGN REVIEW APPLICA 'N Page 5 INTERURBAN SPECIAL REVIEW DISTRICT The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people - oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 1. The proposed development design should be sensitive to the natural amenities of the area. 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. 3. The proposed development should provide for safe and convenient on -site pedestrian circulation. N/A 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. 1\i/Ac 5. The proposed development should seek to minimize significant adverse environmental impacts. 6. The proposed development should demonstrate due regard for significant historical features in the aia. N/p ADDRES LABEL REQUIREMENTS CITY OF TUKWILA 6300 Southcenter Boulevard, Tukwila, WA 98188 DEPARTMENT OF COMMUNITY DEVELOPMENT Telephone: (206) 431 -3680 Notification of persons of certain types of pending applications is required in order to encourage citizen participation in theland use process. Applicants are required to submit a mailing matrix and one photocopied set of labels which show: 1. The name and address of all owners of property lying within 300 feet of the boundaries of the property for which a permit is sought; and 2. The address of all residents of property within 300 feet of the boundaries of property. Property owner names and addresses can be obtained from the King County Department of Assessments located on the 7th floor of the King County Administration Building, Room 700, 500 Fourth Avenue, Seattle. To compile the information: 1. Obtain the assessor's map(s), which contains your property and all abutting property within 300 feet. (See diagram.) You may use the maps on file in the Assessor's Office or they can be purchased from the King County Department of Public Works Map Counter on the 9th floor of the Administration Building. It is suggested that assessor's maps be ordered several hours in advance of the time you would like to pick them up. 2. Then, obtain a computer batch order form from the Department of Assessments, list on the batch order form the property tax account numbers shown on the assessor's map(s) and submit the batch order form to the Department of Assessments together with the required fee for a printout of the information. Assistance with the tax account numbers may be obtained through the Assessor's Office or the City of Tukwila Department of Community Development (DCD). King County Iabels are not acceptable because they cannot be duplicated. Resident names and addresses are researched by the applicant. Kroll maps located in the DCD have buildings and street names and addresses. The information on the mailing matrix may refer to "Resident" or "Tenant ", with the proper mailing address, if the specific name is unknown. 12/14/4!1 BOARD OF ARCHITFirURAL REVIEW DESIGN FMVIEW 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. RETURN THIS CHECKLIST WITH YOUR APFLICATIjZ�G F I V rs GENERAL 7 Application Form Design Review Fee — $906760 LiJd' "/_ Environmental Checklist Environmental Checklist Fee — $225.00 PLANS 7 v 7 ca Y T C . Me 0 a 1995 ♦,/�IVIIVIVI�, . DEVELOPMEN r 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: A. Vicinity map showing location of site and surrounding prominent landmarks. B. Property dimensions and names of adjacent roads. C. Lot size and impervious (paved and building areas) surface calculations. 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 saved. Proposed landscaping: size, species, location and spacing. BOARD OF ARCHITEU I UR L REVIEW DESIGN REVIEW APPLICA )N CHECKLIST Page 2 I 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. I. For commercial and industrial uses, gross floor area by use and parking calculations. 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. 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 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. CITY OF TUKWILA 6300 SOUTHCENTER BOULEVARD TUKWILA, WA 98188 * ' REVISION SUBMITTAL RECEIVED CITY OF TUKWILA MAR 2 7 1995 PERMIT CENTER DATE ✓ • L � 5 PROJECT NAME 01"5 e V ( C. w /1 eI J PIsfP'Y ADDRESS //(pd '3z- 4'U0 , 3 CONTACT PERSON N AAi COY \ I N e K-- PHONE 346 -6756 O ARCHITECT OR ENGINEER j I- t'r5e -r A -- PLAN CHECK/PERMIT NUMBER 1, - DD .0 t TYPE OF REVISION: 1, I',am 5 Cl (QC- p ( r' - •ad 6) uP 2. Si-re fu w5 6U,1s gbec i Fc4rf7IU - 'Yee. roff�S (3. r f eo rri c J S dc a lviX' s iia;. sever) SHEET NUMBER(S) L 2' 1 2 C4 /e "Cloud" or highlight all areas of revisi s and date r� visions. SUBMIT IED TO: L- 150 HUPQI J BOARD OF ARC:. ECTURAL REVIEW • DESIGN REVIEW • APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 S:TAFFUSE`OIV efererce: 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Addi r 3 nn s and Modernization to Cascade View Elementary School 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(RIE ,E1V D division; or tax lot number, access street, and nearest intersection) 13601 32nd Avenue South, Tukwila, WA AUG 1 81994 GUN►ivit_.IVI i Y Quarter: Section: Townshi Ran�eVELOPMENT sF 16 Township :23N 3N g 4E (This information may be found on your tax statement) 3. APPLICANT:* NameijANCY KAYNOR BASSETTI ARCHITECTS P.S. Address 1011 WESTERN AVENUE SUITE 701 SEATTLE WA 98104 Phone. (706) 340 -9500 Signature: Date: �� i 7 -g� '. * The applicant 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. 4. PROPERTY OWNER AFFIDAVIT OF OWNERSHIP Name: SOUTH CENTRAL SCHOOL DISTRICT 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 in this application and that the foregoing application are true and correct to the best of my /our knowledge and belief. acfpurchaser(s) of the property involved statements and answers contained in this CASCADE VIEW ELEMENTARY SCHOOL - 94475.00 BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION 1. Relationship of Structure to Site: August 17, 1994 1A. Cascade View Elementary School is located on a site with minimal street frontage. Current use patterns at the school involve school bus pickup and drop -off on the street along with a parent pickup and drop -off scramble in the adjacent parking lot. Our design proposes to mitigate this confusing and unsafe condition by providing a bus loop at the front (cast side) of the school and parent pickup /drop -off and parking along the north side of the school. Landscape proposed for the strcetscape includes a series of oak trees paralleling the road along with planting screens on the north and south property lines to buffer the adjacent residential properties. Pedestrian movement and safety will be significantly enhanced by new sidewalks along the street as well as an entry path leading from the street to the entry arcade. 1B. The parking lot is proposed for the north edge of the property for several reasons: Parking is pulled away from the street in order to reduce the visual impact to the general public; separation of bus and automobile pickup /drop -off zones is an important safety factor; parking along the north edge of the property keep vehicles removed from the south side playground; the north edge parking gives easy access to the new gym and library which are envisioned as significant community as well as school district assets; staff access to classrooms on the west end of the site is accommodated; fire truck access to the west end of the site is accommodated without increasing paved areas. The service zone of the school is also located at the north edge away from views of the school from the street, The loading area is adjacent to the kitchen and custodial office to maximize efficiency and safety. 1C. Existing buildings on the site are quite low and the campus plan allows for a series of smaller scaled structures rather than one large building. The existing pattern of development will be enhanced by the proposed additions which include a new gymnasium, library, classrooms and play structure. In order to improve drainage as well as provide essential mechanical ducting space the existing buildings will receive a new 4/12 sloped roof. The new classroom wing (Building E) will be a detached structure with similar cave heights and roof slopes as the existing classroom buildings (Building C and D). In order to further reduce the scale of Building E, a series of bay windows with gables roofs perpendicular to the larger roofs punctuate the south and west facades. Massing and scale aspects of Building E are further enhanced by thc geometry and massing of the Library (Learning Resource Center) and thc Music Room. The shifted geometry and scale of these two rooms is important for a number of reasons: The non- orthagonal plan of the existing classrooms (Buildings C and D) is recalled in the new addition; a secondary axis is established. within the courtyard providing an informal performing, gathering and teaching area; the scale of thc Learning Resource Center is greater than thc adjacent spaces as is fitting of its importance to the school and the greater community; the potential monotony of continuous roof forms is mitigated when viewed from the adjacent high ground to the west and southwest. Finally, the gym, located in the northeast corner of.the site is larger than other buildings within the school as befits its functional needs and the important gathering and recreational functions it will provide for the community. wp002.cvdamd 2. Relationship of Structure and Site to Adjoining Area: 2A. The existing structures at Cascade View Elementary School are built of concrete masonry units with glue - laminated beams supporting asphalt shingle or built -up roofing. These masonry units are no longer available. The proposed design introduces new sloped roofs over existing buildings along with new buildings and additions. Exterior materials for new surfaces will be stucco at both new areas within existing buildings and new buildings. Roof structures in major new spaces (gym, library and music room) will incorporate glue -lams in order to recall the existing structural systems. The primary entry arcade at the east side bus drop -off as well as the entry porches between Buildings C/E and D/E are proposcd to be new masonry structures to both provide a sense of importance to this public institution as well as recall the masonry walls of the existing school. The rhythm of the buildings is designed to create balance within the assemblage of structures while ensuring that the more important public spaces are given prominence. 2B. The landscaping transition is appropriate for each of the neighboring properties. Large deciduous trees line the street frontage; dense landscape buffers screen adjoining residential properties on the north and southeast edges of the property; an intermittent row of conifers and oaks edge the school to the west and the existing playfields remain as the transition to the south. 2C. The neighborhood surrounding Cascade View Elementary School is composed of modest houses. The proposed design is consistent with the residential character in its use of sloped roofs and low scale structures arranged in a campus plan. 2D. Please reference lA and 1B. 2E. On -site vehicular circulation is accessed at right angles from 32nd Avenue South to maximize safety. By developing on -site drop -off and pickup zones the impact of school traffic clogging up the streets will be reduced. 3. Landscape and Site Treatment: 3A. The additions to Cascade View Elementary School work with the existing topographic patterns. Building E rises in two levels above the existing classroom wings. The raised playground to the south is maintained and a new hard surface play area has been designed at an intermediate level between the school building and the playground. 3B All paved areas are designed for a 50 year life. Grades have been established to promote ADA accessibility throughout the campus. Steeper grades are no greater than 4:1 slope. 3C. Shade trees are proposed along the southern edge of Buildings A, C and E. The landscape treatment at the courtyard is designed to enhance the protected nature of this place. The northwest student drop -off /loading area is strengthened by a cluster of plantings at the turnaround and a background of taller oaks. 3D. All landscape areas designed to be either out of the circulation paths or protected from vehicles by curbing. 3E. Required paved areas throughout the campus have landscaping incorporated into their design. wp002.cvdamd 3F. The service yard is screened by its location tucked between the new gym and Building D. 3G. Hard surface play areas of asphalt or concrete have been proposed in several locations. 3H. Exterior lighting will provide security for the users and be shielded from the adjacent houses. 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: 4A. The architectural style of the existing building at Cascade View Elementary School could loosely be described at northwest modern. The proposed additions and alterations will transform the existing style into a northwest vernacular that is more consistent with the surrounding residential neighborhood. Please reference 1C for additional information. 4B. The assemblage of buildings at Cascade View Elementary School are modest in scale and very much in harmony with neighboring developments. The two elements (gym & library) that rise slightly above the low scaled school are intentionally larger to express their functional requirements as well as their community wide importance. 4C. Cascade View is designed for a 50 year life as mandated by the State Superintendent of Public Instruction. 4D. The exterior color palette for Cascade View Elementary School was derived from three primary goals: First, to work with large amount of pinkish -gray brick which clads the existing school buildings; next to build an addition to the elementary school which would fit comfortably into the architectural diversity of the neighborhood; finally, to provide an organizing feature for the enlarged campus. 1. A taupe paint color was chosen to blend with the color of the existing brick. This will be used on the stucco which occurs above the existing brick wainscot and will also be used as the color for the stucco cladding on Building E with the exception of the Music Room and the Learning Resource Center. 2. The Music Room and the Learning Resource Center have been given special prominence by their shifted geometry relative to the other buildings which comprise the campus. This will be reinforced by giving each building a color distinctive from the brick and taupe color used elsewhere and distinctive one from the other. The Music Room will be a soft gray -green with darker green trim; the Learning Resource Center will be a soft golden color also trimmed with dark green. 3. The Gymnasium, the largest building on the campus, will be set apart from the other buildings by its softened terra cotta color. It will share the same darker green trim of the Music Room and Learning Resource Center. 4. The window frames of all the buildings will be white outside and in. This will freshen the softened colors of all the buildings and will eliminate complicated painting schedules for insidc and outside window treatment. wpOO2.cvdv„d 3 5. The new main entrance to the campus will be an arcade with entry gate between Buildings A and B. The building materials will be a combination of taupe stucco to blend with the existing buildings and brick columns in a dark red -brown color to establish a contracts with the more neutral backgrounds of the buildings. The stateliness of the brick colonnade with formalized entry gate will give importance to the main entrance of the campus that is presently missing. By recalling a similar combination of stucco and dark brick at new entries located between Buildings C and E and Buildings D and E, a clear direction into the enlarged campus will be indicated by color and design. 6. The sloping roofs of the buildings will be asphalt shingles. Because the top of the roofs can be seen from some of the surrounding neighborhood a rich red brown shingle will be used for the majority of the roofs. This will provide a dignified building cap. However, because the roofs also comprise a large and visible mass, a second shingle color in a dark charcoal will be used for design relief to break up the solid red brown color. The second color will be used as a color accent in a repeated pattern across all the roofs except for the Music Room, the L:earning Resource Center, and the Gymnasium. To reinforce, in yet another way, their importance to the campus and the community, the roofs of these three buildings, already distinguished by their size, geometry, and color, will be remarkable for the roofing material, which will be entirely in the charcoal color. In summary, this palette of exterior colors evolved to accommodate three compelling but very different "givens" - -1) a need for compatibility with a major existing brick feature; 2) a strong desire for the elementary school to be an important but comfortable part of its surrounding neighborhood; and 3) a need to provide an organizing feature to the renovated campus. To accomplish the first a stucco color was selected to blend comfortable with the existing brick on Buildings A, B, C, and D. This will provide a sense of design continuity. To accomplish the second, the individual soft hues were chosen for the Music Room, Learning Resource Center and Gymnasium to make the entire campus less somber and institutional in appearance and relate directly to the architectural variety of the neighborhood. Finally, to literally give direction into the new campus, three entries have been created. The main entrance sets the pattern in design and materials especially selected to contrast with what is presently in place. The lesser entries echo the first in spirit, design, and color but not in scale. Yet, no matter which entry a visitor approaches, there will be no doubt that once past the brick columns, one has entered the campus of Cascade View Elementary School. 4E. Mechanical equipment is typically located in the attic spaces of the proposed school. 4F. Please reference 3H for an outline of exterior lighting. 4G. Please refer to 1C for an outline of the massing and siting issues proposed at Cascade View. 5. Miscellaneous Structures and Street Furniture: 5A. The covered play area in the playground is the only auxiliary structure that is proposed. The construction system for the covered play area will be similar to those used in the school buildings and the architectural image will also harmonize with the school. wp002.cvdamd 4 BOARD OF ARCL ECTURAL REVIEW • DESIGN REVIEW APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Add; Hong and Modernization to Cascade View Elementary School 2. PROJECT LOCATION: (Give street address or, if vacant, indicate division; or tax lot number, access street, and nearest intersection) 13601 32nd Avenue South, Tukwila, WA lot(Ri eG,Ea JED AIX 1 91994 Quarter: sE Section: 16 Township:21N (This information may be found on your tax statement) CUIViiviLdon 1 Y DDgEVELOPMENT e: 4E 3. APPLICANT:* NameNANCY KAYNOR BASSETTI ARCHITECTS P.S. Address: 1011 WESTERN AVENUE SUITE 701 SEATTLE WA 98104 � II Phone(206) .40- 00 }i I Signature: r� " // i ' Date: * The applicant 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. 4. PROPERTY OWNER AFFIDAVIT OF OWNERSHIP Name: ROUTH CENTRAL SCHOOL DISTRICT 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 ac 'purchaser(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: (9% ACHMENT A CONT. CASCADE VIEW ELEMENTARY SCHOOL - 94475.00 BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION 1. Relationship of Structure to Site: August 17, 1994 1A. Cascade View Elementary School is located on a site with minimal street frontage. Current use patterns at the school involve school bus pickup and drop -off on the street along with a parent pickup and drop -off scramble in the adjacent parking lot. Our design proposes to mitigate this confusing and unsafe condition by providing a bus loop at thc front (cast side) of the school and parent pickup /drop -off and parking along the north side of the school. Landscape proposed for the strcetscape includes a series of oak trees paralleling the road along with planting screens on the north and south property lines to buffer the adjacent residential properties. Pedestrian movement and safety will be significantly enhanced by new sidewalks along thc street as well as an entry path leading from thc street to the entry arcade. 1B. The parking lot is proposed for the north edge of the property for several reasons: Parking is pulled away from the street in order to reduce the visual impact to the general public; separation of bus and automobile pickup /drop -off zones is an important safety factor; parking along thc north edge of the property keep vehicles removed from the south side playground; thc north edge parking gives easy access to the new gym and library which are envisioned as significant community as well as school district assets; staff access to classrooms on the west end of the site is accommodated; fire truck access to the west end of thc site is accommodated without increasing paved areas. The service zone of the school is also located at the north edge away from views of the school from the street, The loading area is adjacent to the kitchen and custodial office to maximize efficiency and safety. . 1C. Existing buildings on the site are quite low and the campus plan allows for a series of smaller scaled structures rather than one large building. Thc existing pattern of development will be enhanced by the proposed additions which include a new gymnasium, library, classrooms and play structure. In order to improve drainage as well as provide essential mechanical ducting space thc existing buildings will receive a new 4/12 sloped roof. Thc new classroom wing (Building E) will be a detached structure with similar cave heights and roof slopes as the existing classroom buildings (Building C and D). In order to further reduce the scale of Building E, a series of bay windows with gables roofs perpendicular to the larger roofs punctuate the south and west facades. Massing and scale aspects of Building E are further enhanced by the geometry and massing of the Library (Learning Resource Center) and thc Music Room. The shifted geometry and scale of these two rooms is important for a number of reasons: The non- orthagonal plan of the existing classrooms (Buildings C and ID) is recalled in the new addition; a secondary axis is established' within the courtyard providing an informal performing, gathering and teaching area; the scale of thc Learning Resource Center is greater than the adjacent spaces as is fitting of its importance to the school and the greater community; the potential monotony of continuous roof forms is mitigated when viewed from thc adjacent high ground to the west and southwest. Finally, the gym, located in the northeast corner of,the site is larger than other buildings within the school as befits its functional needs and the important gathering and recreational functions it will provide for the community. wp002.cve/amd 1 2. Relationship of Structure and Site to Adjoining Area: 2A. The existing structures at Cascade View Elementary School are built of concrete masonry units with glue- laminated beams supporting asphalt shingle or built -up roofing. These masonry units arc no longer available. The proposed design introduces new sloped roofs over existing buildings along with new buildings and additions. Exterior materials for new surfaces will be stucco at both new areas within existing buildings and new buildings. Roof structures in major new spaces (gym, library and music room) will incorporate glue -lams in order to recall thc existing structural systems. The primary entry arcade at the east side bus drop -off as well as the entry porches between Buildings C/E and D/E are proposed to be new masonry structures to both provide a sense of importance to this public institution as well as recall the masonry walls of the existing school. The rhythm of the buildings is designed to create balance within thc assemblage of structures while ensuring that the more important public spaces are given prominence. 2B. The landscaping transition is appropriate for each of the neighboring properties. Large deciduous trees line the street frontage; dense landscape buffers screen adjoining residential properties on the north and southeast edges of the property; an intermittent row of conifers and oaks edge the school to the west and the existing playfields remain as the transition to the south. 2C. The neighborhood surrounding Cascade View Elementary School is composed of modest houses. The proposed design is consistent with thc residential character in its use of sloped roofs and low scale structures arranged in a campus plan. 2D. Please reference IA and 1B. 2E. On -site vehicular circulation is accessed at right angles from 32nd Avenue South to maximize safety. By developing on -site drop -off and pickup zones the impact of school traffic clogging up the streets will be reduced. 3. Landscape and Site Treatment: 3A. The additions to Cascade View Elementary School work with the existing topographic patterns. Building E rises in two levels above the existing classroom wings. The raised playground to the south is maintained and a new hard surface play arca has been designed at an intermediate level between the school building and the playground. 3B All paved areas are designed for a 50 year life. Grades have been established to promote ADA accessibility throughout the campus. Steeper grades are no greater than 4:1 slope. 3C. Shade trees are proposed along the southern edge of Buildings A, C and E. The landscape treatment at the courtyard is designed to enhance the protected nature of this place. The northwest student drop -off /loading arca is strengthened by a cluster of plantings at the turnaround and a background of taller oaks. 3D. All landscape arras designed to be either out of the circulation paths or protected from vehicles by curbing. 3E. Required paved areas throughout the campus have landscaping incorporated into their design. wp002.cvdarnd 3F. The service yard is screened by its location tucked between the new gym and Building D. 3G. Hard surface play areas of asphalt or concrete have been proposed in several locations. 3H. Exterior lighting will provide security for the users and be shielded from the adjacent houses. 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: 4A. The architectural style of the existing building at Cascade View Elementary School could loosely be described at northwest modern. The proposed additions and alterations will transform the existing style into a northwest vernacular that is more consistent with the surrounding residential neighborhood. Please reference 1 C for additional information. 4B. The assemblage of buildings at Cascade View Elementary School are modest in scale and very much in harmony with neighboring developments. The two elements (gym & library) that rise slightly above thc low scaled school are intentionally larger to express their functional requirements as well as their community wide importance. 4C. Cascade Vicw is designed for a 50 year life as mandated by the State Superintendent of Public Instruction. 4D. The exterior color palette for Cascade View Elementary School was derived from three primary goals: First, to work with large amount of pinkish -gray brick which clads the existing school buildings; ncxt to build an addition to the elementary school which would fit comfortably into the architectural diversity of the neighborhood; finally, to provide an organizing feature for the enlarged campus. 1. A taupe paint color was chosen to blend with the color of the existing brick. This will be used on the stucco which occurs above the existing brick wainscot and will also be used as thc color for the stucco cladding on Building E with thc exception of the Music Room and the Learning Resource Center. 2. The Music Room and the Learning Resource Center have been given special prominence by their shifted geometry relative to the other buildings which comprise the campus. This will be reinforced by giving each building a color distinctive from the brick and taupe color used elsewhere and distinctive one from the other. The Music Room will be a soft gray -green with darker green trim; thc Learning Resource Center will be a soft golden color also trimmed with dark green. 3. The Gymnasium, the largest building on the campus, will be set apart from the other buildings by its softcncd terra cotta color. It will share the same darker green trim of the Music Room and Learning Resource Center. 4. The window frames of all the buildings will be white outside and in. This will freshen the softened colors of all the buildings and will eliminate complicated painting schedules for inside and outside window treatment. wp002.rdamd 3 5. The new main entrance to the campus will be an arcade with entry gate between Buildings A and B. The building materials will be a combination of taupe stucco to blend with the existing buildings and brick columns in a dark rcd -brown color to establish a contracts with the more neutral backgrounds of the buildings. The stateliness of the brick colonnade with formalized entry gate will give importance to the main entrance of the campus that is presently missing. By recalling a similar combination of stucco and dark brick at new entries located between Buildings C and E and Buildings D and E, a clear direction into the enlarged campus will be indicated by color and design. 6. The sloping roofs of the buildings will be asphalt shingles. Because the top of the roofs can be seen from some of the surrounding neighborhood a rich rcd brown shingle will be used for the majority of the roofs. This will provide a dignified building cap. However, because the roofs also comprise a large and visible mass, a second shingle color in a dark charcoal will be used for design relief to break up the solid rcd brown color. The second color will be used as a color accent in a repeated pattern across all the roofs except for the Music Room, the L:earning Resource Center, and the Gymnasium. To reinforce, in yet another way, their importance to the campus and the community, the roofs of these three buildings, already distinguished by their size, geometry, and color, will be remarkable for the roofing material, which will be entirely in the charcoal color. In summary, this palette of exterior colors evolved to accommodate three compelling but very different "givens - -1) a need for compatibility with a major existing brick feature; 2) a strong desire for the elementary school to be an important but comfortable part of its surrounding neighborhood; and 3) a need to provide an organizing feature to the renovated campus. To accomplish the first a stucco color was selected to blend comfortable with the existing brick on Buildings A, B, C, and D. This will provide a sense of design continuity. To accomplish the second, the individual soft hues were chosen for the Music Room, Learning Resource Center and Gymnasium to make the entire campus less somber and institutional in appearance and relate directly to the architectural variety of the neighborhood. Finally, to literally give direction into the new campus, three entries have been created. The main entrance sets the pattern in design and materials especially selected to contrast with what is presently in place. The lesser entries echo the first in spirit, design, and color but not in scale. Yet, no matter which entry a visitor approaches, there will be no doubt that once past the brick columns, one has entered the campus of Cascade Vicw Elementary School. 4E. Mechanical equipment is typically located in the attic spaces of the proposed school. 4F. Please reference 3H for an outline of exterior lighting. 4G. Please refer to 1C for an outline of the massing and siting issues proposed at Cascade View. 5. Miscellaneous Structures and Street Furniture: 5A. The covered play area in the playground is the only auxiliary structure that is proposed. The construction system for the covered play area will be similar to those used in the school buildings and the architectural image will also harmonize with the school. wp002.cvetamd 4 CASCADE VIEW ELEMENTARY SCHOOL _ ---qa, --;-•,...—___ ,....01■---, - Attrt.M■ . ,a:....-. •s,,..„iikar:A■a5"-; ,,....,,,-: et ps- tsit tr3. --.1...' --------: -,.- • ---_- — • ,, _ ..-;-. ls_ 4 II B r T4111. nk..."--'"•:A..''-'41!,., .1,,IP- w_g., —1,11C,b.-.....i.).:.11.17/malley0.191111111/ . -,... .... .. ,...... D2AWING incex C0.01 &eV TOtOtilOOLC SPOT UMW !Sit:OA VaAsOstM RIP Gt40114 I40GU M tOOSCAPe PLUS 1:041-O01- SOL RPM SO! RP/ DO12071121,0041 00511:17152110104 OtOBOOS GE0.11O6 EtIT FOR j...7.:SIIIIICT1011 '3ASSEIT1 tt., Yea Sato S.. PO AI Up. es ow rillt.113111 3:4O7- roe...recum..........ssae.s. • ..-..rnows. . rat ISOCAL SC ' OK Wog In% . •IM :7:1"...f.11/....tx..." :7/7";1.1.35 1.0 Mat ...r.S.:011:.. .1,11. Moe I. OC OtOOSSO."".... OOP es st no n.t•.•......"-i-s.....!:;2 • Pilrl'ES-StO 10,1•••• • Omit tsli ONO ,011 *004 11.. • 40.13 mow. COVER SHEET AO,I sot ATTACHMENT B •• —a • wlaK i 0.1r•.a .[r • seas® users Aiii RD. 1 • isi s —t CIF sj4 i �IY j• fA ÷4--5 01'211' Aft: ipprei4 NA- u ra �a •rl. � �-4 S • 132ND AYE S. 1 P rl 74 1 E SOUTH CENTRAL S.D. • ATTACHMENT C i Rey5 t • �l -- -t ' . - .t s --unr Rcr.a•}p .•_ .1 - - :r r `` ipi..... • - F F41'vE rl_7jll.S�•.. i4;.-.•`,.. titan cant— 5 \` I. itr� y \\, l s °•.•rr c �_ na FGM'iB 51,•gyy r'r•%rt 1 Lw rx�sa O 132ND AVE. 5. ! e,s I I BASS trr r.... • iw� -a'Y' //�tiD1�0 1 � ®1''. CASCADE „1, ELBSEXHOOL ]1.1 S. W W ■••O MIY4 K DEMO — SITE PLAN Ali! ATTACHMENT D • • ua.•uara•� • I __ ..om•r o..!• mn • 1 • MI of "ISMS • L -' ...rn.• cu urn • . �(L.KT TVA •Ir•K r rr• roc •tt.r r • ti a r tesissel soar t.JO • urnaa NUT • rmme. na..•• Y1 wat •004•11•13[i241 •.I M OIM.II(OMCIOIRJ scrWroa wars tr. BiSSETT! 141 ram •.. rrl 20/ • ryas IMO RIM ACC V' lama row ror 4S y% • NOM MOM NC OW WSW is rTa+• Mr roe ru.� rirr'r •ar WI r.t OCIANent (rY or rr tl 4• ▪ •WYt 00.• ti • ••!140-111 0 0 0 0 0 Maar .4M ICOONIAMONOWEIM C CADE EV 1(�� �A�]Sp�[/ rn n.• i.. i..+. •..•r. a.... NM NM • 12C1• r• LC o••.< UTILITY 6 DRAINAGE PLAN CONDITIONAL USE PERMIT APPLICATION GI.I ATTACHMENT E • I • L _ ,J . • ..ji • • --- - j• -- • 1" I 11 1 ,177 111 „„, „„, 1111, . 1„„,•,. „„,,,„ . lIjj ;..: :II I, „ 1. ii , '• " • .• - • _ _•_ •• . . • . ED. • • . . . . A • • •• BASSETil MI Alm ha. ILA Ai Swift P. 71Ame--so rat 1•0111 MPG r•••• ••••• .61•X COMM •C Otra .• • • ...ONE. beam •.• MII• MOON • 13:141.1170.111 •• •••• UM • SOW. MCC Nommi.• •111.9=4.0/ rams...17.= •••••••■••• ▪ brattla•l• • IC•Serri•MI 10:1•1114107•CIAISMIMI CASCADE YEW BBffRY�L lit two... I•M• anon .10 •••• -- =1- MI MI • &La- ..* • 313- •••• • MI-- GRADING 4 FAvING FLAN CONDITIONAL USE PEWIT APPLICATION C12- ATTACHMENT F PLANT SCHEDULE s,_. an •.•c 004d40rs Canopy Trees SeY w,.M.e/ 7/1' crew /3•••• s.w,ni ♦ 7/ t.4. Evergreen Trees OAwe t _ / Uwe M 4•- 1'hilr'1 0 n.'t»r.r.:.w u.. 70•.14 SrnoISCOk Decduous / Flo•erng Trees Con.... 1 t %'s•.. n A •h417*/ r /.- .•7074 PLANT SCHEDULE 11•100. at. •■■t Co••.n eArse •SA • egft erkt Shrubs 0.1•131.••••1 ••414I S *Ow sw4.7.0c C•••••••• ■■•••w/ •O, S 770•• 40.4..5.0C . C•• y. w/ 17+w s••. roc wawN � M ♦ S t•• swn.7.00 v. .M.•.. •••••••■ S e••• •••.roC '..1.4:1:4211•407714 Groundcovtrs ON..r4 ••••• / 1•4I •••••••••• w./ 0•767 •14.74• 474.4.170 / 4w. LEGEND 1 + i NOTE C•nry 1,.•• S. ow P. t w9 g= i M 70770.1 . Y.. rw.lry 4.. N q.,... .N•,... 70..•.•1 ..... 7. S•..•..1 r 7.119 moo.. pow, BASSETTI 91 _... Svl.• . . 0, Urn. w w•a .. 7•.M•ww 4.:9.7o•ww WOYa d • +, C7 1••6701131 01ps goo Wait.. •.7..fi u i• �^ PLANTING CONDITIONAL USE PERMIT • L 1.1 ArrA +1.0IIArArr LEGEND 000 0 Deciduous Canopy/Accent Tree Shrubs & Groundcover AVMa ft.* ftaftft•te, 0.rt We•./ SA* CAA.. .—I Sid Lam*. I.M. •4•.7 Oft... Oftdo* 0*Aftft IWO do.. 11.. as cone. law*. [ft.,/ ••••••• • • • Kat ye • 14. BASSETT1 11.1 ftowalft. . ••• 101 ••••••• •• •••• 1O144-11111111 • • • UM MUM MIL . • • au.. orft. ftOftoft man 111114DIL PC • • • ••••••• • •••••• 40 ki Kum came • = •N•B MOO mot KINS gra "wow • ,• ROMS • • or/II__ bS MOO .1.1•11 COURTYARD PLAN • . CONDITIONAL USE PERMIT • L2.1 ' • ATTACHMENT H rag 01►'YR0.'•�• max& .e w•� I V MONO •.T. •••••a• lv.rtt•.•..l ao• SITE PLAN r•5v • • FC;t �;;;STZ3CTIOii BASSI •••• 11 _ ' Twos •• Al Loft. v ••• 1. A n••• • ••• �••p•DIO•OA ECASpC�A�DyE W p�Vy�y owl e- -L a• MOO SITE PLAN AI.2 •at.l./o 4N0 ONOryTI{ ELEYFTI'N- C+ -cE+/ G 6 E I1119111W euz. p 14 fLMY • j 'rill 771!4\ 'TM{ •+'1' /VJM S11C4 Our". X1NT•1Yr @ WEST ELEVFTI °N- t76m. E /614101.T LMIKITOM SuNOLC fl4 ®111M Cs.IIiQ M Wv a >a DinallinnalliniMilfill _ O 3 UTH ECEVATI °M- biz*. e 8 c. GPA1,8 171mG ed fl41 n•AS• L. \a••r 151CJ• W'. .VxT• aa10W •M OMfd f/1rr SLL rimeµ E. x+. OM, OW STUMM) C1•n1rr 1Y1.M1 4051111b IYtd • D \� N1••-1. Ito —+ .— • 8••11l6 CL. . yr. —s 0 EAST ELCVATI °N• IXA6 -GY MST■UM NCO. uw•w P! 4 \T fAe V11°'1 9M8 Ito it NoI TH CLEVATI °H. 6t-W c f E (cawgy&Jw viEW) • fu W BASSEITI on L A LAD •• rw �. ioufr f -a. A A •rW ocomoomp Amon CAME YEW EBU f14�9�IXL . 14 �\ l Yi4 -- rcrERI °R EL•VATI'N5 WLLVC1JGOiE- A 34 ATTACHMENT J t•ICC.1.19•S2* C • GUILA • Tvr 1C):1•311145 Sc.. • 1.1.■ W- C • • CL•••3.• rArsr11.16 e,,co. ICA ■51,4er 121.4ny. e, 0 EAST E.L. E.VO4T * 16666. a _ • - *C...0•011 ‘11111 Semotc. atter. • ..446-116 74:714r14. 4'4" SITYGC • YISTIYI .•-••■•••- cAu 0 K1 rt.TH 1.4 -et-o& At•A4 ...tAAL.- .Ancra.ltr KS, RSA. t &ATV. • • '3J22•• ...1•401 • 0.••• VD.7•M. 1,3u.i- MIMIC r, 0.2. CM'S. / ertg•rft•46 S CW Vlsa. taw — • t - . _ _ 0 ■,./ esT EL EVA T ID 14- bi-ob. .3 5t.c.c• 76114. IR-*540. Fri] i6S1114b ei• 0 tav#71-61. bixt. a. • iroAttib Soc.. WAR.* • P1 LLL I 1- 0 FORTH e L.E.v.4T 1.14 r-e, eutrwa Ecr•Tt4e /5.Ce• 13. 7114171 , .• put. .1r.c,tb WO. • • 0 ..Z.UT el ELF va.Tio N - 516/A SWICH 6-Cc7-71 • - • • < • 72. •••••••.... • • 1••••-1.1= KIM 11/13■21 43CC *0,40 • 0...• OCKL.S..0 SA MP CLWRI r• re, L.,. rfii."L`71..= :2 Arr.. ta 1.•••• 4•••■•1. 1,11, '"•.• • oggr: 001 raw. Go.* 23 WoCOCAI M11 r■ tr. .4 A A A A %won AA, E 1•23:114WC•reaCOTIMIO CASCACE YEW al:11141)R( SCICOL •••eart two to • lint__ .146eL-, exremiox LEvATINS ea:6 1 0' leo ATTACHMENT J L.1/..4T144 54l1NIst.f. .114b m119, Tf1.7 A.SCAP. 4. 6.7151.,(yr Tr WOW. 0 EAST ELEVAT IN - F51-0•6 katIltrrAqq:, 13/01,1,— U44 na 1141.11Nb CLC1542 r -SW/ trAS 11/1.Ch.pert FACJ.L.••••4 1ST ‘—• (WV& TIT SYSTCM ;:- 8 .Y'UTH ENATI.1.4•• 17LPIELE CU:WT.04LO) 0 EA•sT •L-Ev/k11°1.4 — to1V-C• 575:0.1 V. M.C. OAT. 44 ra w Nur.....sseart-Te. 6<ral■46 151.1:6. a sirt, tatiavemalt LuE57 EVAi I °1■4 -i.O6 t7 ■S op: 0 — •41,(4* !WIN .14.1C • +H. , r.••,•o• BkSSE1T1 • • • re 1011 sm.& Fast SA* Fes. MI Lose. 1a,Ct F. r.v$4.ein • M:34 - •41 1015411 Af.SOC • Fr .4r..117•3•• "moo Wow $0112$ POEM FC two ••• •■ n•B MXIIIN200140 COMMA CASCADE Vel MKS' MI Mt 0.d •••.... OFFAL" lare_lt tWO • ff1C TERI°S. eVicr IchIS C...•••Ty•• A IF IN./1W TM, The Archetype°` took three years to develop nd nearly twenty years to volve. It replaces the shoebox" fixture as the tandard for architectural utoff luminaires. During the .Os and 70s, the dominant ectilinear character of luildings made the shoebox" a preferred uminaire where architectural .ompatibility was important. vow, both architecture and ndustrial design have volved into a new era. Today's architecture often :ombines curvilinear, -ectilinear, classic and neo- :lassic form into a single structure. Industrial design :mphasizes a new design ogic where product function Is expressed by articulated form. The Archetype is so advanced that it antiquates all other outdoor cutoff luminaires. Its eclectic shape universally adapts to today's architecture while its function is beautifully expressed by its form. Lighting performance, ergonomics, materials and rugged construction all combine to make The Archetype the new state - of -the -art luminaire for outdoor cutoff lighting. The Archetype is Registered in the U.S. Patent and Trtdemark.Office. KIM LIGHTING P.O. ilox 1275 16555 East Gale Avenue Industry, California 91749 Phone 818/968 -5666 FAX 818/369 -2695 archetype (iir'ke tip') 1: the original pattern or model of which all things of . . same type are representations` copies. 2: a perfect example of a type or group. .'7 i= 4NV:7∎ii tkifiiil: '.. Kim Products. Street and Area Lighting Parking Garage Lighting Floodlighting Environmental Lighting Landscape Lighting Fountain Lighting ©1989 Kim Lighting Inc. This version ©1991 Patents Pending Contents 2 -3 Design Logic 6-7 Performance and Flexibility 8-9 Installation and Maintenance 10 -11 Applications 13 Computer Layout and Diskette Service 14 -15 Specifications - AR 16-17 Specifications - SAR 18-19 Ordering - AR 20 -21 Ordering - SAR Photometrics See separate Photometric catalogs: Alb Alc AR Model SAR Model Phut ` ATTACHAMENT K Sitc geometry determines the specific light distribution, or combination of light distributions that will efficiently light the area. Twenty years of cutoff lighting experience has shown Kim that four light distributions will satisfy any site requirement from parking lots to roadways. In addition, light trespass must be controlled in sensitive areas bordered by residential property. The AR Model is available in four highly efficient light patterns, and offers houseside shielding on appropriate models. Combine this with six mounting arrangements and rotatable reflector modules, and the result is a universally applicable lighting system. Kim Lighting has a fully staffed application department capable of providing layout assistance and computer printouts. See page 13. AR Model SAR Model available in Type III only Use twin or quad mounts to achieve rectangular or square,light patterns. 1ES Type II Houseside shield available on Types ll, HI and IV I.E.S. Type III I.L•.S. Type IV Forward Throw Type VSq. ... . . . .- ::` ; �11�i%w:: . .. \ „7�° :ti�+ 1Mf R ` . .....i1iL _. ..• ._ ... .c. :M ir.... i - •� .) •i•r.r.: 7'ii�4.._7 •m:� .� . -••t .w:)y.:J.•`+. h�\ Fv: Kim Lichtine Ata.- LOADING 10' X 30' \ MINIMUM m 0 m 23'-0" MIN. 1q1-0" 34'-0" DIMPST6F-. 56XE614.06 - A561-D e- V ( eV CIE 14 OgrAP • 1011 rooftop mechanical equipment screens mechanical screen at roof ..y.J.J1•ICJ•, ...1I411∎- otiGllllla ,r Imam •urr.r■•isrrr.r•• aka s ■ *,r 2ir■ '01114::::::rir: itgli: > >a: ri•:r�imiris:r'• .li,wAr,s• •r, ris:.rrr1:Wisir+islirl --,i irirrrirrsisisirirl I",sr'rGrli,rli • p ■•arrs .0.0.0.0 ■rl "rl■ rr rr: ■rrrrrr riWirrN:• tisiiriti10: ' Jirrsrr',,ri,rdr iririso•r,Oisirr'�.irl r ruigsirisiri'r akOmi { • I • r :i _ �limlil�li �iM '�1 3m t m sts o a o 0 ._S co 0 .c 0 c 0 .0 ES 3 0 = m L0 E N O C .c `l m c • ii m co - c ° .2 3 °•' s t M .0 U ▪ 0 O a O O O ` ) IF o ` y 3 00 3 E m v wM o r m o L c0 O m C o > .0 0 0 U) c to m o ` + 2 3 - m 0 ° o • OO. _' 0 CO o a) E m .F._, 0 C d 0 r L L Oi a) 2 m 1 F- 'o 1.-- a•a •• a2 •••a•a ••• ••a 'AV Asiboomm •..a... • ••a• • •a•a*kJ a.a•••••■ ••••••■■•••••a• ••t•a• /• -Mkt •• ►•• 2.•_ J •5 P• :r 1r l••lrl .•.. !1••1 .0frl••1r r f.vrl.•f 92.•1 .0f102 . r>•.• .•1.01.0_.•1 .01.0 )M la* ).0 2.•1M).•l• rlr i• !r2✓2O2 .01••S +f�l• YJr 1.011• .14.14.10 l••2.•21. 2. • • 0 3L 0 a3 N C O a 0 r CJ rs cp N T E 32 c om a 2 m CD n both cases note the effect of mesh on the percentage o open area Space Morn Industrial Wire Cloth • 0 3P. P. r. N m O 0. 0 ID O 2 ai CD CI 3E V r CO C sr, n. 0 0 in E 001200006000[rrrrrrrrrrrrrrrr■ rrrm[I000or0000r0■o00r0rE■■O00 00100000010001101110010000010 rr00■ 0001XEO0100000000M000000rO0r00■ urorcrac00rror00ra0000000rrr• 0 3a 0 . a 0 o ye 0 3 • c _ t7 C o 0. a d ▪ c co �! LO m � m C 0 a a 0 ▪ O N E co t0 Itt 1 0 3 E. r a C q vs A ids' orztoUllDlff. CORA EXPO® `W' SERIES • EXPO® 2704 EXPO® 4506 EXPO® 7510 • CAPACITY :: 4 6 10 WEIGHT: Carbon 45LB 75LB 90LB Stainless 50LB 83LB 99LB PIN TO PIN: • 29 3/8" • 473/8" 743/8" - • HEIGHT. 34 "DEPTH: 30" U.S. PATENT No. D305,010 CONSTRUCTION • Heavy duty high quality steels • Mainframe C.R.W. 23/s" OD H.S. • Lock support ASTM A -36 3/4" H.R. Roundbar FINISHES • Stainless steel, Galvanized steel, Plastic color coated carbon steel FEATURES • SECURITY— designed to lock both the frame and wheel(s) of the bicycle • SIMPLICITY— cyclists find the EXPO® rack user friendly • VERSATILITY— accepts all types of bicycles, tandems, tricycles and trailers • POPULARITY— the highest degree of user popularity ever • JACK TOWSE (206) 982 -7225 64- sci"a6 Vial) P.O. Box 9844 . Seattle, WA 98109 - 0844/4 wTk12- • (- CO BIKE RACK INC. FRAMESUPPORT The Cora "W" Series is not a wheel- bender! Our design supports the frame of the bike, thus preventing wheel damage problems that are common with other racks. SIMPLICITY: Riders who see the Cora "W" Series for the first time instinctively use it properly, locking both the wheel and frame for maximum security. POPULARITY: The Cora "W" Series attracts cyclists. Riders love our rack because it is well designed, and meets their parking needs. Our clients appredate our rack because they collect bicycles, they do not collect debris, they are attractive and heavily constructed. VERSATILITY: The Cora ."W" Series accepts all types of bicycles, tandems, tricycles and even bicycle trailers for secure stationary parking. APPEARANCE: Cora racks look great. Architects, planners and designers often specify the product - primarily because they work so well and because the Cora "W" Series racks are attractive. Cora customers have a number of colours and finishes to choose from: red, blue, green, black, brown, yellow, grey, galvanized steel, and stain- less steel polished to a #4 architectural finish. PRICE LIST EXPO SERIES U.S. PATENT NO. 0305.010 • MODEL# . CAPACITY GALVANIZED COATED Expo 2704 4 $370.00 5380.00 Expo 4506 6 $525.00 S535.00 Expo 7510 10 $635.00 $645.00 SHIPPING: • " • r. ! ''''• ' • F.0.8: Factory, Seattle, WA STAINLESS $1200.00 51310.00 $1420.00 r npA RliCP Par•1* Inr P r> R" OP ^A c...,.4. t,. 1►/ a no t n ._no A A la I It'll 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;,.,. View Elementary School. 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: Regarding: Jack Pace 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 fi Gary .Itz Program Ma Ter 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 professional service practices 10900 NE 4th SlreeL Suite 1110, Bellevue, Washington 98004 Telephone 206.154.9703 Fax 206-454.5126 ATLANTA BALTIMORE BOSTON CHARLOTTE CLEVELAND DENVER HOUSTON LONDON L05 ANGELES MEXICO CITY MIAMI NEW YORK ORLANDO PHILADELPHIA PORTLAND SACRAMENTO SAN DIEGO SAN FRANCISCO SEATTLE SPOUSE VANCOUVER WASHINGTON DC gry 2 799. Architecture Construction Management Engineering Graphic Design Interior Design Program Management Strategic Facilities Planning ¢, SCHOOL DISTRICT 406 Soth E9ent'iral .KING COUNTY • 4640 SOUTH 144th STREET TUKWILA, WASHINGTON 98168 -4196 \SAC 197 -11 -970 Determination of nonsignficiance (DNS). DETERMINATION OF NONSIGN'IFICANCE Description of proposal: Renovation and addition to Cascade Elementarv-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 • Phone: 244 -2100 iew' �ff 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 OctobP.r 1.7 1994. RESPONSIBLE OFFICIAL: Dr. Michael Silver POSITION / TITLE: Superintendent ADDRESS: 4640 South 144th Street Tukwila, Washington 98168 Date: disk 41 \docs\cascade.dns PERT ET ENGINEERING( INC. 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 (206) 252 -7233 FAX: 339 -6018 RECEIVED � ' 2 9 7994 E DEVELOPMENT 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. /V?''cAA_ Donald H. Carr, P.E. Associate cc: Ralph Rohwer 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) A^ Staff Report to the BAR and Planning Commission FINDINGS BACKGROUND L94 -0069 & L94 -0071: Cascade View 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 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 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: COLS Cadte V/ J /Mlle/0 � .SC:1 •Cc1i / l��c..�/I Address: 1 3Coc / 2 /----c/ a ve • SOU transmitted: C1/2Date 1r7 9 `� Response requested by: /0/ /0/q 471 Staff coordinator: / / {•, r labvi ' �, /% •1 Date response received: COMMENTS �o- SVPIO rR v �ti� js �� (uoc;i vc Iod .I, 0 1 '147 ❑ 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 .:•:.:;. ..:........,.,...:........_ _ _.... ::bii : ?y,:J v.:.Y: � iii:•:;:0: +': .....rvn.. r........•........., x.. .:: i1R•:.'• >::.• w::: v: ?v: ::4i'v: .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. • BOARD OF ARCh...•CCTURAL REVIEW • DESIGN REVIEW 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 division; or tax lot number, access street, and nearest intersection) 13601 32nd Avenue South, Tukwila, WA lot(RE00,EiVED Alia 1 81994 Quarter: SE Section: 16 Township:? 3N (This information may be found on your tax statement) Cuwuv,"rv; t Y DDgEVELOPMENT e: 4E 3. APPLICANT:* NameNANCY KAYNOR BASSETTI ARCHITECTS P.S. AddreSS:1011 WESTERN AVENUE SUITE 701 SEATTLE WA 98104 / ll Phone (706) 340 -9500 t Signature: rli.% Date: • 6, % 7, 1 f * The applicant 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: I/ WE,[signature(s)1 swear that I /we are the owner(s) or con acfpurchaser(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 G C (7 l 9s%f (206) 244 -2100 CASCADE VIEW ELEMENTARY SCHOOL - 94475.00 August 17, 1994 BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION 1. Relationship of Structure to Site: 1A. Cascade View Elementary School is located on a site with minimal street frontage. Current use patterns at the school involve school bus pickup and drop -off on the street along with a parent pickup and drop -off scramble in the adjacent parking lot. Our design proposes to mitigate this confusing and unsafe condition by providing a bus loop at the front (east side) of the school and parent pickup /drop -off and parking along the north side of the school. Landscape proposed for the streetscape includes a series of oak trees paralleling the road along with planting screens on the north and south property lines to buffer the adjacent residential properties. Pedestrian movement and safety will be significantly enhanced by new sidewalks along thc street as well as an entry path leading from the street to the entry arcade. 1B. The parking lot is proposed for the north edge of the property for several reasons: Parking is pulled away from the street in order to reduce the visual impact to the general public; separation of bus and automobile pickup /drop -off zones is an important safety factor; parking along the north edge of the property keep vehicles removed from the south side playground; the north edge parking gives easy access to the new gym and library which are envisioned as significant community as well as school district assets; staff access to classrooms on the west end of the site is accommodated; fire truck access to the west end of the site is accommodated without increasing paved areas. The service zone of the school is also located at the north edge away from views of the school from the street, The loading arca is adjacent to the kitchen and custodial office to maximize efficiency and safety. 1C. Existing buildings on the site are quite low and the campus plan allows for a series of smaller scaled structures rather than one large building. The existing pattern of development will be enhanced by the proposed additions which include a new gymnasium, library, classrooms and play structure. In ordcr to improve drainage as well as provide essential mechanical ducting space the existing buildings will receive a new 4/12 sloped roof. The new classroom wing (Building E) will be a detached structure with similar cave heights and roof slopes as the existing classroom buildings (Building C and D). In order to further reduce the scale of Building E, a series of bay windows with gables roofs perpendicular to the larger roofs punctuate the south and west facades. Massing and scale aspects of Building E are further enhanced by thc geometry and massing of thc Library (Learning Resource Center) and the Music Room. The shifted geometry and scale of these two rooms is important for a number of reasons: The non- orthagonal plan of the existing classrooms (Buildings C and D) is recalled in the new addition; a secondary axis is established within the courtyard providing an informal performing, gathering and teaching area; the scale of thc Learning Resource Center is greater than the adjacent spaces as is fitting of its importance to the school and the greater community; the potential monotony of continuous roof forms is mitigated when viewed from the adjacent high ground to the west and southwest. Finally, the gym, located in the northeast corner of the site is larger than other buildings within the school as bcfits its functional needs and the important gathering and recreational functions it will provide for the community. wp002.cvdamd 1 2. Relationship of Structure and Site to Adjoining Area: 2A. The existing structures at Cascade Vicw Elementary School are built of concrete masonry units with glue - laminated beams supporting asphalt shingle or built -up roofing. These masonry units are no longer available. Thc proposcd design introduces new sloped roofs over existing buildings along with new buildings and additions. Exterior materials for new surfaces will be stucco at both new areas within existing buildings and new buildings. Roof structures in major new spaces (gym, library and music room) will incorporate glue -lams in order to recall the existing structural systems. The primary entry arcade at the east side bus drop -off as well as the entry porches between Buildings C/E and D/E are proposcd to be new masonry structures to both provide a sense of importance to this public institution as well as recall the masonry walls of the existing school. The rhythm of the buildings is designed to create balance within the assemblage of structures while ensuring that the more important public spaces are given prominence. • 2B. The landscaping transition is appropriate for each of the neighboring properties. Large deciduous trees line the street frontagc; dense landscape buffers screen adjoining residential properties on the north and southeast edges of the property; an intermittent row of conifers and oaks edge the school to the west and the existing playfields remain as the transition to the south. 2C. The neighborhood surrounding Cascade View Elementary School is composed of modest houses. The proposed design is consistent with the residential character in its use of sloped roofs and low scale structures arranged in a campus plan. 2D. Please reference 1A and 1B. 2E. On -site vehicular circulation is accessed at right angles from 32nd Avenue South to maximize safety. By developing on -site drop -off and pickup zones the impact of school traffic clogging up the streets will be reduced. 3. Landscape and Site Treatment: 3A. Thc additions to Cascade Vicw Elementary School work with thc existing topographic patterns. Building E rises in two levels above the existing classroom wings. The raised playground to the south is maintained and a new hard surface play area has been designed at an intermediate level between the school building and the playground. 3B All paved areas are designed for a 50 year life. Grades have been established to promote ADA accessibility throughout the campus. Steeper grades are no greater than 4:1 slope. 3C. Shade trees arc proposed along the southern edge of Buildings A, C and E. The landscape treatment at the courtyard is designed to enhance the protected nature of this place. The northwest student drop - off /loading area is strengthened by a cluster of plantings at the turnaround and a background of taller oaks. 3D. All landscape areas designed to be either out of the circulation paths or protected from vehicles by curbing. 3E. Required paved areas throughout thc campus have landscaping incorporated into their design. wp002.cvdamd 2 3F. The service yard is screened by its location tucked between the new gym and Building D. 3G. Hard surface play areas of asphalt or concrete have been proposed in several locations. 3H. Exterior lighting will provide security for the users and be shielded from the adjacent houses. 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: 4A. The architectural style of the existing building at Cascade View Elementary School could loosely be described at northwest modern. The proposcd additions and alterations will transform the existing style Into a northwest vernacular that is more consistent with the surrounding residential neighborhood. Please reference 1C for additional information. 4B. The assemblage of buildings at Cascade View Elementary School are modest in scale and very much in harmony with neighboring developments. The two elements (gym & library) that rise slightly above the low scaled school are intentionally larger to express their functional requirements as well as their community wide importance. 4C. Cascade View is designed for a 50 year life as mandated by the State Superintendent of Public Instruction. 4D. The exterior color palette for Cascade View Elementary School was derived from three primary goals: First, to work with large amount of pinkish -gray brick which clads the existing school buildings; next to build an addition to the elementary school which would fit comfortably into the architectural diversity of the neighborhood; finally, to provide an organizing feature for the enlarged campus. 1. A taupe paint color was chosen to blend with the color of the existing brick. This will be used on the stucco which occurs above the existing brick wainscot and will also be used as the color for the stucco cladding on Building E with the exception of the Music Room and the Learning Resource Center. 2. The Music Room and the Learning Resource Center have been given special prominence by their shifted geometry relative to the other buildings which comprise the campus. This will be reinforced by giving each building a color distinctive from the brick and taupe color used elsewhere and distinctive one from the other. The Music Room will be a soft gray -green with darker green trim; the Learning Resource Center will'be a soft golden color also trimmed with dark green. 3. The Gymnasium, the largest building on the campus, will be set apart from the other buildings by its softened terra cotta color. It will share the same darker green trim of the Music Room and Learning Resource Center. 4. The window frames of all the buildings will be white outside and in. This will freshen the softened colors of all the buildings and will eliminate complicated painting schedules for inside and outside window treatment. wpOOi.cvdu„d 3 5. Thc new main entrance to the campus will bc an arcade with entry gate between Buildings A and B. Thc building materials will be a combination of taupe stucco to blend with the existing buildings and brick columns in a dark red -brown color to establish a contracts with the more neutral backgrounds of the buildings. The stateliness of the brick colonnade with formalized entry gate will give importance to the main entrance of the campus that is presently missing. By recalling a similar combination of stucco and dark brick at new entries located between Buildings C and E and Buildings D and E, a clear direction into the enlarged campus will be indicated by color and design. 6. The sloping roofs of the buildings will be asphalt shingles. Because the top of the roofs can bc seen from some of the surrounding neighborhood a rich red brown shingle will be used for thc majority of the roofs. This will provide a dignified building cap. However, because the roofs also comprise a large and visible mass, a second shingle color in a dark charcoal will be used for design relief to break up the solid red brown color. Thc second color will be used as a color accent in a repeated pattern across all the roofs except for the Music Room, the L:earning Resource Center, and thc Gymnasium. To reinforce, in yet another way, their importance to the campus and the community, the roofs of these three buildings, already distinguished by their size, geometry, and color, will be remarkable for the roofing material, which will be entirely in the charcoal color. In summary, this palette of exterior colors evolved to accommodate three compelling but very different "givens" - -1) a need for compatibility with a major existing brick feature; 2) a strong desire for thc elementary school to be an important but comfortable part of its surrounding neighborhood; and 3) a need to provide an organizing feature to the renovated campus. To accomplish thc first a stucco color was selected to blend comfortable with the existing brick on Buildings A, B, C, and D. This will provide a sense of design continuity. To accomplish the second, the individual soft hues wcre chosen for the Music Room, Learning Resource Center and Gymnasium to make the entire campus less somber and institutional in appearance and relate directly to thc architectural variety of the neighborhood. Finally, to literally give direction into the new campus, three entries have been created. The main entrance sets the pattern in design and materials especially selected to contrast with what is presently in place. The lesser entries echo the first in spirit, design, and color but not in scale. Yet, no matter which entry a visitor approaches, there will be no doubt that oncc past the brick columns, one has entered the campus of Cascade View Elementary School. 4E. Mechanical equipment is typically located in the attic spaces of the proposed school. 4F. Please reference 3H for an outline of exterior lighting. 4G. Please refer to 1C for an outline of the massing and siting issues proposed at Cascade View. 5. Miscellaneous Structures and Street Furniture: 5A. Thc covered play area in the playground is the only auxiliary structure that is proposed. The construction system for thc covered play area will be similar to those used in thc school buildings and the architectural imagc will also harmonize with the school. wp002.cveiarnd CO 100HOS )UdVIN2VflEI n gad 0 X 0 < rn 70 CD >>>[>>>1>r>> 1 1 I I 1 104 iiho V !WA Oil lin 41 'I'll 1" 111 as Pi is 11 OE I p .a gro tlt tqfi 9,1841.00 SOUTII CENTRAL S.D. 5/20/V4 TOPOGRAPHIC SURVEY AT CASCADE VIEW ELEMENTARY SCHOO Lnalaseorte4 011377 1/11.1. OA= OlfiTS MILIASI12. TA MON On. ••=nt1:12. EJL--- Yenhallegon Assoc late. Concating Engineers. Inv. s4v Iv arn "J.c3 1-41.1',;.1 tO 1.11 H.L9 c 3 :•1.13• 0 1 D 1 •1 • ". ..... • .1 'it-N/7,z- • le 4 4 g .jr".•;11: ( • 14! .. ' • .; ---- :k .1.■?, ("1. ■■■ .It W9 - r. 6 3- Gl>1>>>>1>>>> 4.1 To x t Iqf ill el tla '14 1 I I LJ I \ I 1 c\ ?-_1q2 >z_ ?-_1q2 ZD4 Z =q rn� DDDDDDDDDD e��sc dial. eifir ig f f f elrr „ trk o f; 41 r f r n rnD <C1 ZZG A. 5 DDDDDDDDDD i�f "A 5I1 faj� W 14.1 VI 14/1 i4i X411 11 @ i_ @ is Phi E OE) oeo 1/111 flgRgg R282R 6 rn r r rtss z C's 0 ' • , FRE LINE ' A WAR 171,1 I (110111111114*-- CIOSetra's LW 004=0 06610 0 Otiasti 0 0 ctt17t;at..c Moo Nook, .0000, ::0:es '2. I •I C0 tr0 PIZ 230 -12 C) r 0 ttr; iii 14 Lill 4 tvp . 1 i3 x VIP .t A ['1 <Li I NVld ONI1NVld a8vxlano0 rn 0 ni z CO 0 LAO 71Z 0 r- 1374 M- 2/0 Ez PO L g 110 Oil itAil Pig if g i!fl! ION 1:11 le' .6, 1:5 11 ED A .r. V.. .; ! ,._ i 1 i \ ,; , • : .ii :1 d \ '.1 1 \ \ i ..,1;::::• \ d '...'E . 1 L r IA 17'1 7 ....:-...,x....,:,.......-is-. _ , ' ft, If . 4- )-- --T---,:.-- '-' ----,; i „ .1 k■ , t) I „...7,___.1 it 1 ..i:—JL. _ I t_ ..:_.._. 4,. 1 • ---------- A , li I _l__ _ IP r - - 7 F ---] ( -----,. 1 ) c I ..,•.- ). ) •;, -.._.. ri- • --') - t ) t IlIZ,.. 1 \ , r.r..7. C., "7-----.• ;).?:,' 1 ( t• / r ii , / 1 , / ( Mon OVEMIIM PA/WM V.11....10 ---...1.----, 4i .0) ( ' A — — N>>>>>>>>> fiu th1 1:4 Nil IN, 0 7 st 1!12 ‘1 1>>>>>>>>>> .11 03'13 H 17401 s, ti b 14g ifgl fifgg if4 ;41 Clip/9 ghlg fig a FIR Olt 101% ig g !PR it Wit Wet 41 1 LL r 1' c m r m -i 0 z l9 R- N 4 if I» » » »D> '45 tt yy pp r p•$ e�iyc � t§ !p Q�r�C :�� 7�'d if 0t 1 i 1II 9iLi is p itle �i!ip Cascade View Elementary School and Showalter Middle School Modernizations and Additions TRAFFIC IMPACT ANALYSIS Prepared for SOUTH CENTRAL SCHOOL DISTRICT #406 King County 4640 S. 144th Street,m Tukwila, WA 98168 -4196 EXPIRES 7 (All( —' Prepared by : ' Pei teet Engineering, Civil .and Transportation Consultants 2828 Colby Avenue, Suite 410, Everett, WA 98201' (206) 252 -7233 INTRODUCTION This report documents the existing and future parking demand for the Cascade View Elementary School and the Showalter Middle School. South Central School District proposes to remodel existing facilities, construct additions to the schools, and revise the parking and circulation. The information found in this report is in response to questions raised by City of Tukwila staff in reviewing the proposed actions. This report identifies the existing school facilities, hours of operation, special activities and other uses of the school. Travel characteristics of the teachers, administrators and students are also identified. A survey of the parking on the sites was conducted identifying parking supply and utilization while school was in session. A survey recording the number of cars parked on the street within 800 feet of the schools was also made when both of the schools were in session and when the schools were closed for the summer. A parking survey for an evening event was made at the Showalter Middle School. Trip increases were projected based on information supplied by the school district. Pedestrian and bicycle accident information was obtained from the City of Tukwila and reviewed to determine if increased travel and the proposed improvements would result in an increase of these types of accidents. Impacts on existing parking, travel patterns and safety were identified and mitigation measures recommended. CASCADE VIEW ELEMENTARY SCHOOL EXISTING FACILITIES Cascade View Elementary School is located at 13601 32nd Avenue South, Tukwila Washington (see Figure 1). Listed below are pertinent characteristics regarding Cascade View Elementary School. 1) Hours of Operation: 9:00 a.m. - 3:10 p.m. 9:00 a.m. - 11:40 a.m. Kindergarten 12:30 p.m. - 3:10 p.m. Kindergarten 2) Student enrollment as of June 1994: 394 3) A total of 36 staff members currently work at Cascade View. There are approximately 10 itinerant staff that share their services with other schools who are not on -site on a daily basis. South Central School District 1 Perteet Engineering, Inc. 1 4) Approximately 150 students bussed everyday Average 60 students dropped off daily Average 180 students walk Faculty drive their own vehicles Figure 2 shows the School District boundary and Figure 3 shows the walking area for Cascade View students. Cascade View averages three to four nights per week usage of the gym from 7:00 pm - 9:00 pm with groups no larger than 15 -20. The upper fields are used five days per week for sports activities (for instance soccer or baseball), seven months out of the school year from 5:00 pm - 8:00 pm. Some weekend usage is included for special practices or tournaments. 90 percent of the parking during the day and early evening hours is located in the parking lot north of the school building. Limited parking is available in front of the school on 32nd Avenue South. For special all- school events, it was reported that parking extends throughout the neighborhood, thus causing increased traffic on neighboring streets. Following is a summary of the off - street and on- street parking study taken during June, 1994. Cascade View Elementary School Parking Lot Off- street Parking On- street Parking Parked Cars Street Supply Parked Cars Date Time Available Marked Spaces Marked Spaces Unmarked Spaces 6/09/94 10:05 am 47 38 1 6/21/94 9:55 am 47 2 0 On- street Parking Parked Cars * The 10:05 am times were taken on June 9, 1994 (school in session). ** The 9:55 am times were taken on June 21, 1994 (school closed). South Central School District i 2 Perteet Engineering, Inc. Street Shoulder 32nd Ave. S. between (10:05 am)* - 0 (10:05 am) - 0. . S.135th St. & S. 137th St. (9:55 am) ** - 0 (9:55 am) - 0 S. 136th St. between 32nd (10:05 am) - 9 (10:05 am) - 0 Ave. S. & 34th Ave. S. (9:55 am) - 10 + 1 Mcycl (9:55 am) - 1 S. 137th St. between 32nd (10:05 am) - 9 (10:05 am) - 2 Ave. S. & 34th Ave. S. (9:55 am) - 8 (9:55 am) - 1 * The 10:05 am times were taken on June 9, 1994 (school in session). ** The 9:55 am times were taken on June 21, 1994 (school closed). South Central School District i 2 Perteet Engineering, Inc. The off - street parking was 83 percent utilized during the day of the survey. Based on a comparison of school day /non- school day parkers, it appears there is no spill -over parking from the school onto the surrounding streets during normal school hours. PROJECT DESCRIPTION It is not anticipated that there will be any increase in students or staff as a result in the proposed revisions. The proposed program accommodates 400 students and 39 faculty facility. The project purpose is to solve overcrowded conditions and provide additional learning opportunities. • 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 will be modernized, and the covered walkways replaced. The existing structure will receive seismic upgrades, new insulation, window and door replacements, and a new pitched roof. All spaces will receive new mechanical and electrical systems, new finishes and new equipment. Additions of 26,282 square feet are also planned for a total of 55,871 square feet. Most of the new construction will be located on the west side of the existing school, consisting of new Library, Preschool, Kindergarten and First Grade classrooms, and Music Room. A new Gymnasium will be built on the northeast corner adjacent to the existing Multi - purpose 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. Sitework includes a reconfiguration of the existing driveway, additional driveways and parking, new fire lane, utility upgrades, storm drainage, landscaping and irrigation, and new playgrounds. The current small parking lot will be revised. The bus and car driveways will be separated in order to restore safety into the traffic flow. 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 playground and play equipment area is planned for the middle of the site, and may include a covered play structure. The playground and portion of the grass athletic fields will be regraded and will utilize the excavated soil from the new building. See proposed site plan, Figure 4. South Central School District 3 Perteet Engineering, Inc. PROJECT IMPACTS It is not anticipated that the proposed modernization and additions will result in any increase in traffic. The student and staff levels are to remain the same as present operations. Based on our parking study, the existing parking supply was 83 percent utilized during the normal school hours. The following table shows existing and proposed parking compared to City of Tukwila code requirements: Cascade Elementary School Existing Parking Proposed Parking Code Requirement Code Requirements Schools Public Assembly 47 57 59 80 The proposed parking should be adequate during the normal school hours. It is expected that after school events, parking will spillover into the adjacent neighborhood. MITIGATION Frontage improvements as planned should be implemented to provide additional on street parking spaces. Concurrent school events such as musicals and sports should not occur together to minimize spillover parking. The school should encourage parents to carpool with other parents to reduce the volumes of vehicles at school events. SHOWALTER MIDDLE SCHOOL EXISTING FACILITIES Showalter Middle School is located at 4628 South 144th Street Tukwila, Washington (see Figure 5). 1) Hours of operation 7:30 am - 2:30 pm 2) Student enrollment as of June 1994: 540 3) A total of 38 staff members currently work at Showalter Middle School, and 12 administrators for the district. 4) Approximately 150 students are bussed everyday Average 75 students dropped off daily Average 315 students walk Faculty drive their own vehicles South Central School District 4 Perteet Engineering, Inc. The School District boundary is the same as shown in Figure 2. Showalter Middle School offers after school sports five days a week from 2:30 to 4 :15 pm; 45 to 50 students are usually in attendance. Parking is located on the east side of the school. Most of the parking during the day is located in the lot. Parking is prohibited on most of the adjacent streets. Following is a summary of our off /onstreet study and evening inventory, taken during., June, 1994. The evening event was a dance for the eighth grade class. Showalter Middle School Parking Lot Parked Cars Supply Cars Parked Date Time Available Marked Spaces Marked Spaces Unmarked Spaces Street Shoulder 6/09/94* 9:45 am 84 55 1 0 0 6/09/94 7:45 pm 84 33 6/21/94 ** 9:37 am 84 27 1 0 0 0 0 1 * School in session ** School closed The offstreet parking was 67 percent utilized when school was in session and 32 percent utilized during the eighth grade class dance. Only 32 percent of the spaces were filled when school was closed for the summer. PROJECT DESCRIPTION Student and staff increases are shown in the table below: Showalter Middle School Student and Staff Program Existing Students Future Capacity Existing Staff and Future Staff District Staff On- Site 540 .720 50 59* * Includes 6 part -time staff South Central School District 5 Perteet Engineering, Inc. Showalter Middle School presently consists of four buildings connected by covered walkways. Additions and modernization are planned to create more usable spaces to meet the current and projected program needs for 720 students. Portable buildings currently on site house daycare and special services support space and will be removed or relocated. Using the same travel characteristics, the following table summarizes the increase in daily trips: Showalter Middle School Travel Characteristics Per Day Existing Bus Passengers 400 508 150 202 315 418 Demolition of 7223 square feet in the commons area will make way for an addition of 12,408 square feet of new construction on two floors for a total square footage of 90,864. The added space consists primarily of science labs, an art lab on the second floor and a learning resource center on the first floor. New construction will also include covered walkways and covered play shed. All the existing buildings, (85,679 SF) will be modernized to different extents. In Building A, a 1938 and 1945 classroom building, the entire interior will be demolished leaving floor and roof structure only, and requiring complete new walls, mechanical and electrical systems, finishes and equipment. Minimal alterations are proposed for Building B, the music, technology, and home economics building built in 1969. Work there entails some new partitions and some new floor and wall finishes. Reconfiguration of the main gymnasium, Building C, and the locker rooms and bathrooms in the auxiliary gym, Building D (both built in 1963) require new partitions, plumbing, and finishes. Planned sitework involves reconfiguration of the existing driveways, parking and fire lane, utility upgrades, and landscaping and irrigation. Bus and car driveways will be revised to focus traffic toward the two main entrances to the building. Cars will be routed in a new driveway from the street to the planned formal entry, which will be restored to the historic main entrance of the old building. The current bus loading area will be abandoned for lawn and landscaping, and the bus drive will be relocated to the west side of the school, connecting bus loading with the new west plaza and new back or student entrance, to the building (see Figure 6). South Central School District 6 Perteet Engineering, Inc. PROJECT IMPACTS The following table shows existing /proposed parking and the City of Tukwila code requirements. Showalter Middle School Existing Parking Proposed Parking Code Requirements: Code Requirements: School Public Assembly 84 115 71 230 The proposed modernization and additions will result in a small increase in traffic which is not expected to be significant. Based on our parking study, the existing parking supply was 65 percent utilized during the normal school hours. The proposed parking should be adequate during the normal school hours. It is expected that events taking place after school may result in parking spilling over into the adjacent neighborhood. MITIGATION Events should be scheduled so as not to occur concurrently. This will reduce the amount of spillover traffic and parking on adjacent neighborhood streets. Programs to encourage parents to carpool together with other families should also be implemented to reduce the number of vehicles at after school functions. Opportunities to use parking facilities at the high school or nearby lots should be arranged and recommended. ACCIDENTS Pedestrian and bicycle accident information for the South Central School District was obtained from the City of Tukwila. There were 27 pedestrian/bicycle accidents for the time period from January 1, 1991 through June 20, 1994 (approximately 3 -1/2 years). See Figure 7. Most of the accidents occurred along Pacific Highway South. It has been recommended that the school district work with the City and the State to encourage pedestrian and bicycle improvements along streets serving the schools. South Central School District 7 Perteet Engineering, Inc. 3 2 r 0 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 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 pro,ride 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 taeth St. 11 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. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 • 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 GG. z August 17, 1994 ,,, ..! To: City of Tukwila From: Nancy Kaynor Project: Showalter Middle School 94475.00 / Cascade View Elementary 94476.00 Subject: CONDITIONAL USE PERMIT APPLICATION DESIGN :REVIEW'APPLICATION , a; . NOTE: Please contact Bassetti Architects prior to starting review of this project. RECEIVED AUG 18 1994 Guivimuoii Y DEVELOPMENT MBnitgs.scd August 17, 1994 c! 4 s cA'Oi V 1 Ei) Jig {j - S I%�G`�. � � ,;)t � t:a;'[! �` 1�' V��•.'I) fAE '•`' L �ix '+� 1E,5+�`.jVr��bItE��5W.�-,"/ W ��' ` ��C1'�' f d .v+' t >..si y8 4 `t ' ti�� J 'yf t;t iTECTUR 1;d*. -F„.e;t::;.! kSet eVrA. :'::u mK n." .: , CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Soulhcenter.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. • ETURN ;THIS; >CHECK GENERAL Application Form Design Review Fee — $900.00 IXEnvironmental Checklist Et Environmental Checklist Fee — $325.00 PLANS . copies, per Verhd i 0 , S /ii /Rl igSeven (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: A. Vicinity map showing location of site and surrounding prominent landmarks. B. Property dimensions and names of adjacent roads. C. Lot size and impervious (paved and building areas) surface calculations. 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 saved. Proposed landscaping: size, species, location and spacing. ir BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION CHECKLIST Page 2 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 any proposed easements or dedications. 2 I. For commercial and industrial uses, gross floor area by use and parking calculations. 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. tx L. Location and elevations of exterior lighting for buildings and parking areas. M. Location and elevations of dumpster screens. kN. Color and material sample board for exterior building and accessory structure colors and material. f)1 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 gA 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. BOARD OF ARCInECTURAL REVIEW • DESIGN REVIEW APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 ross- Reference Files: 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Add; tH ons and Modernization to Cascade View Elementary School 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot( 1,E E.D division; or tax lot number, access street, and nearest intersection) 13601 32nd Avenue South, Tukwila, WA AIR 1 8 1994 Cuw►wIL'liY Quarter: Section: Townshi Range: eVELOPIViENT SE 16 P�23N g 4E (This information maybe found on your tax statement) 3. APPLICANT:* NameNANCY KAYNOR BASSETTI ARCHITECTS P.S. Address 1011 WESTERN AVENUE SUITE 701 SEATTLE WA 98104 nn '' Phone (206) 340 -9500 / Signature: Ji / " 11 4r Date: 6, %7,11E- * The applicant 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. 4. PROPERTY OWNER AFFIDAVIT OF OWNERSHIP Name: OUTH CENTRAL SCHOOL DISTRICT Address:4640 SOUTH 144TH STREET, TUKWILA WA Phone: I /WE,[signature(s)1 swear that I /we are the owner(s) or contrac(purchaser(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: a/A 44174 tr 17 (?f (206) 244 -2100 CASCADE VIEW ELEMENTARY SCHOOL - 94475.00 BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION 1. Relationship of Structure to Site: August 17, 1994 1A. Cascade View Elementary School is located on a site with minimal street frontage. Current use patterns at the school involve school bus pickup and drop -off on the street along with a parent pickup and drop -off scramble in the adjacent parking lot. Our design proposes to mitigate this confusing and unsafe condition by providing a bus loop at the front (east side) of the school and parent pickup /drop -off and parking along the north side of the school. Landscape proposed for the streetscape includes a series of oak trees paralleling the road along with planting screens on the north and south property lines to buffer the adjacent residential properties. Pedestrian movement and safety will be significantly enhanced by new sidewalks along the street as well as an entry path leading from the street to the entry arcade. 1B. The parking lot is proposed for the north edge of the property for several reasons: Parking is pulled away from the street in order to reduce the visual impact to the general public; separation of bus and automobile pickup /drop -off zones is an important safety factor; parking along the north edge of the property keep vehicles removed from the south side playground; the north edge parking gives easy access to the new gym and library which are envisioned as significant community as well as school district assets; staff access to classrooms on the west end of the site is accommodated; fire truck access to the west end of the site is accommodated without increasing paved areas. The service zone of the school is also located at the north edge away from views of the school from the street, The loading area is adjacent to the kitchen and custodial office to maximize efficiency and safety. 1C. Existing buildings on the site are quite low and the campus plan allows for a series of smaller scaled structures rather than one large building. The existing pattern of development will be enhanced by the proposed additions which include a new gymnasium, library, classrooms and play structure. In order to improve drainage as well as provide essential mechanical ducting space the existing buildings will receive a new 4/12 sloped roof. The new classroom wing (Building E) will be a detached structure with similar eave heights and roof slopes as the existing classroom buildings (Building C and D). In order to further reduce the scale of Building E, a series of bay windows with gables roofs perpendicular to the larger roofs punctuate the south and west facades. Massing and scale aspects of Building E are further enhanced by the geometry and massing of the Library (Learning Resource Center) and the Music Room. The shifted geometry and scale of these two rooms is important for a number of reasons: The non - orthagonal plan of the existing classrooms (Buildings C and D) is recalled in the new addition; a secondary axis is established within the courtyard providing an informal performing, gathering and teaching area; the scale of the Learning Resource Center is greater than the adjacent spaces as is fitting of its importance to the school and the greater community; the potential monotony of continuous roof forms is mitigated when viewed from the adjacent high ground to the west and southwest. Finally, the gym, located in the northeast corner of the site is larger than other buildings within the school as befits its functional needs and the important gathering and recreational functions it will provide for the community. wp002.cvdamd 1 2. Relationship of Structure and Site to Adjoining Area: 2A. The existing structures at Cascade View Elementary School are built of concrete masonry units with glue - laminated beams supporting asphalt shingle or built -up roofing. These masonry units are no longer available. The proposed design introduces new sloped roofs over existing buildings along with new buildings and additions. Exterior materials for new surfaces will be stucco at both new areas within existing buildings and new buildings. Roof structures in major new spaces (gym, library and music room) will incorporate glue -lams in order to recall the existing structural systems. The primary entry arcade at the east side bus drop -off as well as the entry porches between Buildings C/E and D/E are proposed to be new masonry structures to both provide a sense of importance to this public institution as well as recall the masonry walls of the existing school. The rhythm of the buildings is designed to create balance within the assemblage of structures while ensuring that the more important public spaces are given prominence. 2B. The landscaping transition is appropriate for each of the neighboring properties. Large deciduous trees line the street frontage; dense landscape buffers screen adjoining residential properties on the north and southeast edges of the property; an intermittent row of conifers and oaks edge the school to the west and the existing playfields remain as the transition to the south. 2C. The neighborhood surrounding Cascade View Elementary School is composed of modest houses. The proposed design is consistent with the residential character in its use of sloped roofs and low scale structures arranged in a campus plan. 2D. Please reference 1A and 1B. 2E. On -site vehicular circulation is accessed at right angles from 32nd Avenue South to maximize safety. By developing on -site drop-off and pickup zones the impact of school traffic clogging up the streets will be reduced. 3. Landscape and Site Treatment: 3A. The additions to Cascade View Elementary School work with the existing topographic patterns. Building E rises in two levels above the existing classroom wings. The raised playground to the south is maintained and a new hard surface play area has been designed at an intermediate level between the school building and the playground. 3B All paved areas are designed for a 50 year life. Grades have been established to promote ADA accessibility throughout the campus. Steeper grades are no greater than 4:1 slope. 3C. Shade trees are proposed along the southern edge of Buildings A, C and E. The landscape treatment at the courtyard is designed to enhance the protected nature of this place. The northwest student drop -off /loading area is strengthened by a cluster of plantings at the turnaround and a background of taller oaks. 3D. All landscape areas designed to be either out of the circulation paths or protected from vehicles by curbing. 3E. Required paved areas throughout the campus have landscaping incorporated into their design. wp002.cvdamd 2 3F. The service yard is screened by its location tucked between the new gym and Building D. 3G. Hard surface play areas of asphalt or concrete have been proposed in several locations. 3H. Exterior lighting will provide security for the users and be shielded from the adjacent houses. 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: 4A. The architectural style of the existing building at Cascade View Elementary School could loosely be described at northwest modern. The proposed additions and alterations will transform the existing style into a northwest vernacular that is more consistent with the surrounding residential neighborhood. Please reference 1C for additional information. 4B. The assemblage of buildings at Cascade View Elementary School are modest in scale and very much in harmony with neighboring developments. The two elements (gym & library) that rise slightly above the low scaled school are intentionally larger to express their functional requirements as well as their community wide importance. 4C. Cascade View is designed for a 50 year life as mandated by the State Superintendent of Public Instruction. 4D. The exterior color palette for Cascade View Elementary School was derived from three primary goals: First, to work with large amount of pinkish -gray brick which clads the existing school buildings; next to build an addition to the elementary school which would fit comfortably into the architectural diversity of the neighborhood; finally, to provide an organizing feature for the enlarged campus. I. A taupe paint color was chosen to blend with the color of the existing brick. This will be used on the stucco which occurs above the existing brick wainscot and will also be used as the color for the stucco cladding on Building E with the exception of the Music Room and the Learning Resource Center. 2. The Music Room and the Learning Resource Center have been given special prominence by their shifted geometry relative to the other buildings which comprise the campus. This will be reinforced by giving each building a color distinctive from the brick and taupe color used elsewhere and distinctive one from the other. The Music Room will be a soft gray -green with darker green trim; the Learning Resource Center will be a soft golden color also trimmed with dark green. 3. The Gymnasium, the largest building on the campus, will be set apart from the other buildings by its softened terra cotta color. It will share the same darker green trim of the Music Room and Learning Resource Center. 4. The window frames of all the buildings will be white outside and in. This will freshen the softened colors of all the buildings and will eliminate complicated painting schedules for inside and outside window treatment. wp002.cvdamd 3 5. The new main entrance to the campus will be an arcade with entry gate between Buildings A and B. The building materials will be a combination of taupe stucco to blend with the existing buildings and brick columns in a dark red -brown color to establish a contracts with the more neutral backgrounds of the buildings. The stateliness of the brick colonnade with formalized entry gate will give importance to the main entrance of the campus that is presently missing. By recalling a similar combination of stucco and dark brick at new entries located between Buildings C and E and Buildings D and E, a clear direction into the enlarged campus will be indicated by color and design. 6. The sloping roofs of the buildings will be asphalt shingles. Because the top of the roofs can be seen from some of the surrounding neighborhood a rich red brown shingle will be used for the majority of the roofs. This will provide a dignified building cap. However, because the roofs also comprise a large and visible mass, a second shingle color in a dark charcoal will be used for design relief to break up the solid red brown color. The second color will be used as a color accent in a repeated pattern across all the roofs except for the Music Room, the L:earning Resource Center, and the Gymnasium. To reinforce, in yet another way, their importance to the campus and the community, the roofs of these three buildings, already distinguished by their size, geometry, and color, will be remarkable for the roofing material, which will be entirely in the charcoal color. In summary, this palette of exterior colors evolved to accommodate three compelling but very different "givens" - -l) a need for compatibility with a major existing brick feature; 2) a strong desire for the elementary school to be an important but comfortable part of its surrounding neighborhood; and 3) a need to provide an organizing feature to the renovated campus. To accomplish the first a stucco color was selected to blend comfortable with the existing brick on Buildings A, B, C, and D. This will provide a sense of design continuity. To accomplish the second, the individual soft hues were chosen for the Music Room, Learning Resource Center and Gymnasium to make the entire campus less somber and institutional in appearance and relate directly to the architectural variety of the neighborhood. Finally, to literally give direction into the new campus, three entries have been created. The main entrance sets the pattern in design and materials especially selected to contrast with what is presently in place. The lesser entries echo the first in spirit, design, and color but not in scale. Yet, no matter which entry a visitor approaches, there will be no doubt that once past the brick columns, one has entered the campus of Cascade View Elementary School. 4E. Mechanical equipment is typically located in the attic spaces of the proposed school. 4F. Please reference 3H for an outline of exterior lighting. 4G. Please refer to 1 C for an outline of the massing and siting issues proposed at Cascade View. 5. Miscellaneous Structures and Street Furniture: 5A. The covered play area in the playground is the only auxiliary structure that is proposed. The construction system for the covered play area will be similar to those used in the school buildings and the architectural image will also harmonize with the school. wp002.cvdamd 4