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Permit L94-0088 - CITY OF TUKWILA - TUKWILA COMMUNITY CENTER DESIGN REVIEW
L94 -0088 TUKWILA COMMUNITY CENTER DESIGN REVIEW City of Tukwila Department of Community Development John W. Rants, Mayor HEARING DATE: Fn F NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: ATTACHMENTS: STAFF REPORT to the Board of Adjustment Prepared October 24, 1994 Rick Beeler, Director November 3, 1994 L94 -0087: Tukwila Community Center City of Tukwila An 8 -foot height variance for the proposed community center Allentown P -Patch (SW corner of 42nd Avenue South & 124th Street) 12.8 acres Parks and Open Space R -1 - 7200 Single Family Residence (A) Site Plan with vicinity map (B) Floor Plan (C) Elevations, option "A" (D) Section dated 9/19/94 (E) Topography (F) Applicant Responses Itab Boils/ cam; 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 Fax (206) 431-3665 Staff Report to the Board of Adjustment Page 2 L94 -0087: Tukwila Community Center FINDINGS VICINITY/ SITE INFORMATION 1. Project Description: Construction of a 52,000 square foot full- service community center, containing a gymnasium, gallery space, fitness room, dance studio, racquetball courts, locker rooms, recreation offices, reception space, meeting and banquet spaces, arts and crafts spaces, and a senior adult activity center. Also contained in this project is installation of a 350 -stall parking area, landscaping, and several types of outdoor recreation areas. These include a demonstration garden and sports fields. The adjacent river bank area will be improved with an extensive set of public facilities such as a riverside jogging trail, viewing terraces, community event areas, canoe launch and a river habitat interpretive area. 2. Existing Development: The site is presently vacant, but contains P- patches (public gardens) adjacent to 42nd Avenue South. 3. Surrounding Land Uses: West and South: Duwamish River with industrial uses beyond. East and North: Public roads with single family residences beyond. The northwest corner of the site is in private ownership and is used for a small convenience -type store. 4. Terrain: The site is essentially flat except at the Duwamish River, where the bank drops approximately 15 feet to the line of ordinary high water. The site contains a floodplain along this steep bank. This was established by the Federal Emergency Management Agency (FEMA), which set the plain at an elevation of 11 -12 feet. This is 6 -8 feet below the rest of the site. BACKGROUND 1. The concept for the center's design was accepted by the City Council on the recommendation of the Parks Commission. The building consists of two wings connected by a centrally- located entry rotunda. The west wing contains multi - purpose rooms and the senior facilities. The east wing contains the gymnasium and an indoor running track. The rotunda and its gallery area contain a reception area, a small pro -shop and a snack bar. Staff Report to the L940087: Tukwila Community Center Board of Adjustment Page 3 BACKGROUND (continued) An essential part of the concept is the use of sloped roofs, which give the proposed structure a more residential appearance, in sympathy to the northerly and easterly single family neighborhood. The site design also calls for providing extensive outdoor improvements, both in the form of facilities such as parking -and play fields, and in the form of shoreline enhancements such as the trail area. 2. In order to provide necessary facilities, the gymnasium contains a set of competitive volleyball courts. Recognized standards for gymnasia require a minimum interior clearance of 28 feet, which permit volleyball. 3. In order to provide necessary scale, the entry rotunda is designed at a height that allows the visitor to immediately identify it as being the main entrance. This rotunda will display the old school bell from the City's historic Duwamish school house, previously located four blocks away. 4. Both the proposed rotunda /gallery space and the gymnasium are designed to be 38 feet above average finished grade. This height is 8 -0" above the 30 foot limit established in the City's R -1 single family zoning district. Both the rotunda /gallery space and the gym are a minimum of 300 feet from adjacent rights -of -way. The gymnasium wing is located furthest from these streets. The entire complex is set back a minimum of 55 feet from the shoreline, which is more than required by the applicable Shoreline Master Program. 5. Tukwila Municipal Code Title 18 is the City's zoning code. Chapter 72 describes the variance permit process, which allows a proposed project to "vary" from the strict requirements of the code. The chapter states its purposes and then lists five conditions for granting a variance, all of which must be met. Permits are approved by the Board of Adjustment, following a public hearing. 6. During the separate sets of public reviews described below, citizens have ample opportunity to request conditions of approval that are necessary to reduce any impact of the proposed center, whether on adjoining properties or elsewhere in the community -- Chapter 64 of the zoning code describes conditional uses of the land, which are ones that can be approved after meeting certain tests. The proposed community center is a conditional use. All others in the R -1 zone are public facilities such as schools, churches, and galleries. Permits are approved by the Planning Commission, after a public hearing on the proposal. Conditions of approval accompany any such permit. Staff Report to the L94 -0087: Tukwila Community Center Board of Adjustment Page 4 -- Chapter 60 of the zoning code requires the City's Board of Architectural Review to hold a public hearing on the design of the proposed building and its site plan. - -The City's Shoreline Master Program also requires the City's Planning Commission to review a proposed substantial development permit for portions of the project which are within 200 feet of the Duwamish River. In this case, the entire building and most of the project's open areas are affected by these shoreline regulations. - -The State Environmental Policy Act (SEPA) requires this project to be reviewed for its effects on the environment. The review may require specific measures to be taken to reduce significant adverse impacts. 7. The site's southern edge is bordered by the Duwamish River, and is affected by the 100 -year flood plain established by the Federal Government. The area consists of a narrow strip of land, marked by the 12 -foot elevation line. The bulk of the site, and all proposed improvements are located above this elevation. DECISION CRITERIA The Board of Adjustment may approve permits for variances from the zoning code. In the case of this application the Board of Adjustment must find that a grant of the variance is not contrary to the public interest and would otherwise result in an unnecessary hardship. The five applicable TMC variance criteria are listed below in bold typeface followed by pertinent findings of fact prepared by the Department of Community Development. The Board must find that all five of the following criteria exist: Applicant Responses to these criteria are contained in attachment F. Criteria 1. TMC 18.72.020 (1) - The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located. The additional 8' -0" height sought by the variance, allows an interior height of 28 feet, which is the minimum requirement for regulation volleyball. The sloped roof of the structure can not be set lower without interfering with volleyball play. The variance also benefits the proposed main entrance to the center by establishing a visually effective height to match the bulk and scale of the overall community center complex, and by providing adequate visual identification of the main entry to the facility. Staff Report to the L94 -0087: Tukwila Community Center Board of Adjustment Page 5 DECISION CRITERIA (continued) In Tukwila, schools are allowed as a conditional use in residential zones. They have gymnasia that exceed the usual zoning limitations in order to provide necessary activities such as for volleyball. The grant of a height variance for a community center is similar to one for a school. In this case, the Board of Adjustment granted variances of up to 15 feet for structures in the Foster High School complex, specifically including the school's main gymnasium. All other R -1 properties such as galleries and churches have the same entitlements for such conditional uses. They have the same obligation to follow Board of Architectural Review procedures for the facility's design, and they have the same obligation to meet conditions imposed by the Planning Commission for the actual conditional use permit. Ample opportunities thus exist for public review and for establishment of appropriate conditions of approval of the final design of the center. Criteria 2. TMC 18.72.020 (2) - The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located. Flood Control requirements are special circumstances related to the location of the subject site. The proposed community center is adjacent to the 100 -year flood zone of the Duwamish River. The FEMA flood elevation of 12 feet establishes the expected height of such a 100 -year flood. FEMA regulations also require the first floor of any habitable building in the 100 -year flood zone to be at a minimum of one foot above this level, or in this case 13 feet. As an additional protection Tukwila Public Works staff have required the center's first floor to be built an additional foot higher, at 14 feet. This sets the minimum height for the facility at 38 feet; it cannot be built any lower in the site than this point. Even if portions of the structure could be placed below grade in an attempt to meet the 30 foot height limitation set by the R -1 zoning, the result would be unsatisfactory from the perspective of operational management such as creation of ramps for handicapped access and other compliance with the Disabilities Act. Costs for de- watering the site and flood proofing the building would also become a major hardship in providing the facility. Staff Report to the L94 -0087: Tukwila Community Center Board of Adjustment Page 6 DECISION CRITERIA (continued) While the ground elevation is set by FEMA, the interior height of the gymnasium is set by national volleyball standards. The roof of the building can not be set lower without eliminating a vital component of the facility. Although this 28 foot ceiling height requirement is not a site - imposed special circumstance, it is, like FEMA regulations, one set by another governing body over which the applicant has no control. Criteria 3. TMC 18.72.020 (3) - The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated. • Any community center embodies the concept of benefitting the public welfare. Granting an 8' -0" height increase to parts of this building on such a large a parcel complements the property and enhances the improvements in the vicinity. Locating the rotunda /gallery and the gymnasium several hundred feet from adjacent public rights of way minimizes any adverse visual. impacts.. Providing the range of shoreline and recreational benefits described earlier further adds to the public benefit. Given the additional public review processes mentioned earlier, the public welfare will be protected. Planning Commission conditions, Board of Architectural Review conditions, and State Environmental Policy Act (SEPA) conditions all provide ample opportunity for ensuring a positive impact on the property and the neighborhood. Criteria 4. TMC 18.72.020 (4) - The .authorization of such variance will not adversely affect the implementation of the comprehensive land use policy plan. The proposed center conforms to several goals and policies within the City's comprehensive plan. Natural Environment Goals 2 & 3 state: Goal 2: "Use and preserve the natural features and resources of the physical environment in a wise and posterity- oriented manner." Goal 3: "Protect and enhance the natural amenities and aesthetic resources of the Tukwila area for the public's welfare." Extensive shoreline improvements and recreational facilities throughout the 12.8 acre site both use and preserve natural features. Staff Report to the L94 -0087: Tukwila Community Center Board of Adjustment Page 7 DECISION CRITERIA (continued) Open Space Goals 1, 2, & 3 state: 1. "Create an integrated network of open space based on existing and proposed recreational areas, lands least suitable for other development, and the natural amenities of the Tukwila area." 2. 'Provide vivid, diverse open space experiences which fit easily into the pattern of daily life." 3. "Provide meaningful recreational opportunity for all people of Tukwila, regardless of sex, age, color, or socioeconomic status." The proposed jogging trail, the terraced lawns, the viewing areas all provide for a vivid and meaningful experience. Indoor facilities contain opportunities for all citizens. Residence Element. The thrust of this element is "livability." The first section of the element seeks to create or maintain livable living areas of the city by establishing a . healthy land use climate, and by guaranteeing the future integrity of these areas. The proposed community center and its facilities clearly enhance the quality and desirability of the adjacent Allentown residential area. Criteria 5. TMC 18.72.020 (5) - The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Existing neighborhoods throughout Tukwila have non - residential uses. The zoning code acknowledges this when it permits churches, fire stations, water towers, schools and community centers to locate in these districts. The proposed community center's height variance of 8' -0" allows it to enjoy the same substantial property right that is available to these schools and other types of public facilities in the City's residential zones. The right specifically includes the right for a gymnasium that meets established standards. A grant of variance for the height of this community center is the same type of privilege already provided at Foster High School. The same logic applies to art galleries and public museums. Their design may well call for increased height above the 30 feet normally allowed in the R -1 zone. Considering that the rotunda is the City's public display area, it functions in the same fashion as a free - standing gallery, and provides the 'same public benefits. Staff Report to the L94 -0087: Tukwila Community Center Board of Adjustment Page 8 DECISION CRITERIA (continued) Thus there is a substantial property right available to all these non - residential uses. The community center is no different than any other public facility in this regard. A variance for increasing the height for the gymnasium and the rotunda acknowledges such a right. The public's interest remains protected, however, as the Center still has the same obligation as these others. The zoning code requires these type of uses to go through additional public scrutiny and to receive specific conditions of approval from the Planning Commission and the Board of Architectural Review. CONCLUSIONS 1. (No special privilege). A height variance allows construction of a full- service community center, which contains features (rotunda and gym) that are normal functions of such a facility. This center comprises the same uses found in other properties in the residential district. Granting the variances thus do not represent a grant of special privilege. The proposed center's use and activities will foster neighborhood preservation, and will constitute a compatible land use for the adjoining residential area. To not grant the variance would cause unnecessary hardship to the general community, which is the direct beneficiary of the facility in the first place. 2. (Special circumstances). A height variance is necessary because of special circumstances of the site and its flood plain. The building is constrained by compliance with Federal laws to protect the public health and safety. The structure can not be set at a lower grade without violating Federal standards or incurring immense costs. The requested height of 38 feet would provide it with the same use rights enjoyed by schools elsewhere in the City. To not grant the variance would cause unnecessary hardship to the general community, an action counter to the purposes of benefitting the public interest. 3. (Public welfare is benefitted). A height variance does not adversely affect the public welfare, because the facility's design provides a residential appearance, and because its location on the site is set back several hundred feet from the public right of way. Additionally, the design contains open spaces totalling over 90% of the site, thus minimizing the impact of the structure on views from outside the property. The facility directly benefits the neighborhood as it provides services and recreational facilities, not readily available in the area. The public's interest is further protected with a set of additional public reviews conducted by the Planning Commission and the Board of Architectural Review. Staff Report to the Board of Adjustment CONCLUSIONS (Continued) L94 -0087: Tukwila Community Center Page 9 4. (Comprehensive plan is implemented). The center's design, which reflects the height variance, acknowledges the City's comprehensive plan by reflecting specific goals for the natural environment and open space. Trails, vistas of Mount Rainier, playing fields, and indoor court facilities . are tangible and immediate benefits to the neighborhood. There are wider benefits too, with the senior center, the gallery, banquet facilities, and fitness activities. Residential livability is enhanced. 5. (Preserves substantial property right). A height variance is needed to provide this site with the same substantial privileges and rights . of use that have been given to Foster High School, to churches, and to other facilities. All of these uses are identified as being conditional ones in the R-1 portion of the zoning code. Granting the requested variance for the community center thus allows it to proceed for further public review. Subsequent protections for public benefit include a Conditional Use Permit by the Planning Commission and design approval from the Board of Architectural Review. RECOMMENDATION Based on the above findings and conclusions, the Department of Community Development recommends approval of the 8' -0" height variance for the community center. PARKING. sin CAPS HAND MAT MUNCH ENTRANCE VICINITY MAP T11UIhW ILA COMMUNIT1'Y CENTER SITE PLAN •0 • • \n n.1a.(.f r I 410 ` 0J rN 1 I ,P.••.yt ` •n..r e ?sr e vs."' S PRE-API'LICA•1•lo\ SUPIII•I I'I. 'I'IJI wrIIA COIIIIUNITI' CENTER FL()OR PLAN 1/I6- = r-o- AEIJIITECTI:r1 ARC Alt(:III•I' i(."I•S 1101 EAST flEE sLtrnx. IYA 0018 2041%42:Z22 L%IRCSPE ,tMJiRCEII'CJS U()U(:II RBC6 ANI) BAIItI) 1000 bort SIRITT sIGrnJ'_ ICA DEITI T rf.61:151131 .EVATION BUILDING HEIGHT TUKWILA COMMUNITY CENTER OPTION "A". PER COMPINITION section gym I. C..c Yon Wl7i..4 \L.0 es 25000 a ORA 30';t 0 0 000 3 13 ALLEN Tow.. CANT OSA wririto EPICS Mel TRE -C.1- IRR1c1T.0Y SYS TM? 11 ' R NNW: . fav � k if ro' UNE T ONE OF R ILANIGH WATER/ VCCILTA NANO LB r[MOS PAT BOONE. RY. SEE NOTE TM13 SPILT. 100 YEAR FLOOD ELEV. - 11.0 (F. E.M.A.) TOP OF BANK 100 YEHR FL000 ELEV. -10.0 (F.£.M.A) BOUNDARY LINE FLLENFOWN PLAT VOL. IL, P. :00. 01104 COUNTY. WA. Ow G SNIT OC 010005 0I0E2WAR0 OC PLAT CERTIFICATr 00 00T0100400D TO KD/SCLOSLC Commlod OWMEZSN/A01 T70 Ltra or ORDINARY MICM WATER IC70M0 PLAT IOMNDA0V. I1RE-AI'I'LICATU)N SUGMI'rrAL TUI WIL11 COIIIIIJNITY CENTER scut 100 D® 1 red Sap /NEM 0 W H z 001440 T. F mum N.L. 4NR0CD . Sour - RY IDN. MOW 40 BOO AMON MOT 0400 000 L 0SK IRWIN c aniffiffroic MY r�nLL Mir 40o0W7 * Topographic Stover- 21M00000 0 Alar 0 Cady Para 0t7 K 510411.. Pt Par lue. Dow & Yew DUNK ..R4w DDC07TP gar 2 Dr 4 AJf IIVIa L UUh VAKLANUE APPLR6ATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 1. BRIEFLY DESCRIBE YOUR REQUEST: Request a variance from 30' height limitation for R -1, 7200 zone. Requested height increase from 30' to '36' . 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) Blocks 15, 16, 17 and 18, Allentown Addition Quarter: s E Section: 10 Township: 23 Range: 4 (This.information may be found on your tax statement) 3. APPLICANT:* Name: City of Tukwila Address: 6200 Southcenter Blvd. Pho Signature: . Date: Sept. 16, 1994 * The a lican ' the person whole staff will contact regarding the application, and PP P g g PP to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 433 -0179 AFFIDAVIT OF OWNERSHIP • 4. PROPERTY Name: City of Tukwila .OWNER Address: 6200 Southcenter Blvd. Phone: I /WE,[signature(s) ea ,. swear that I /we are wner(s) or contact p chaser(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: 10/55. / 1+ 433 -0179 ATTACHMENT F L.vNINU l:VUC VAKIANLt 'LIUA I ION c. Page 2 ' 5. WHYIS THIS VARIANCE BEING REQUESTED? Requested variance will allow building height to exceed 30' height limitation of a R -1, 7200 zone. 6. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA? The Board of Adjustment will base its decision on the specific criteria shown in bold below. You are solely responsible for justifying why your property should not have to satisfy the same development standards which all other properties/ projects must meet. The Board must decide that your variance request meets all five criteria. Be specific; a "yes" or "true" is not a sufficient response. Additional sheets should be attached if needed. The Planning Staff has provided some examples to help you respond to each criteria. Please feel free to use or ignore these as you see fit. The Board will make a decision based on the bold criteria, not staff examples. A. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located. Example: Explain how your requested variance would not give you a special privilege in your use of the property in relation to the requirements imposed on adjacent and neighboring properties and on properties within the same zone classification. RESPONSE: See attached -justification. B. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located. �urflr4u L:vut VAMIANeE APPLICATION Page 3 Example: Does a special property characteristic such as size, shape or topography, com- bined with the zoning code requirement, prevent you from using your property in the manner of adjacent properties or other like -zoned properties? Special circumstances should not be due to: 1) actions by past or present property owners (i.e., developing or subdividing property which results in an extremely difficult to build parcel) or paying more for.property than was justified by its development potential; or 2) actions which have already been compensated for (i.e., the State condemns a portion of land for 1 -5 construction and compensates the owner for the diminished value of the remaining parcel. RESPONSE. C. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated. Example: Would granting your request cause any harm, injury, or interference with uses of adjacent and neighboring properties? (Consider traffic, views, light, aesthetic impacts, etc.) RESPONSE: ZONING CODE VARIANCF � ?LICATION Page 4 D. The authorization of such variance will not adversely affect the implementation of the comprehensive land use policy plan. . Example: After a review of the City's Comprehensive Land Use Policy Plan, list any inconsistencies between your variance and the Plan's goals, objectives or policies. RESPONSE. E. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Example: Without the variance, no uses for which your property is zoned (i.e., for a single- family residence or commercial site) would be possible. Without the vari- ance, rights of use of your property would not be the same as for other similarly zoned property. Describe other alternatives for use of your property. 'Why were these alternatives rejected? RESPONSE. PROPOSED HEIGHT VARIANCE FOR THE TUKWILA COMMUNITY CENTER PROJECT Background Information Project And Site Description: ocr 57994 of ea41 p, ►T The City of Tukwila is proposing to develop a 52,000 sq. ft. community center. Included in the development will be parking and site improvements. The project site is a 12.8 acre parcel located on the shores of the Duwamish River, and is the current location of the Tukwila Pea -patch in Allentown. The subject property is zoned R -1, 7200. The site is essentially flat except for the steep banks of the Duwamish River. The site is bounded to the south and west by the Duwamish River. Across the river to the south is industrially zoned property currently part of the Gateway Development. Across the river to the west is Interurban Avenue and Highway 599. Beyond that is residential and industrial zoned property currently undeveloped. The site is bounded to the north and east by a the Allentown Neighborhood of single family residences. T. The proposed community center will include a gymnasium, a fitness room, dance studio, racquetball courts, locker rooms, recreation offices, reception space, meeting and banquet spaces, arts and crafts spaces, and a senior adult activity center. In the preliminary design portions of the building exceed the 30 foot height limitation of an R -1 zone. The gymnasium has an average roof height of approximately 38 feet. The entry rotunda also has an average roof height of about 38 feet. The City of Tukwila is seeking a Zoning Code Variance to allow construction up to 38 feet within an R -1 zone. The design was selected through a design competition. Public input was solicited at public meetings, and the design was displayed to the public at Tukwila Days.. Public comment and support for the project and this design has been very positive. The design was selected by the Tukwila City Council, and this selection was supported by the Tukwila Park Board. The public, through direct contact, and through it's elected and appointed representatives, has expressed its strong and nearly unanimous support for this design. The proposed development will require a Conditional Use Permit, and will be subject to the requirements of the Board of Architectural Review. This facility is an important civic building, perhaps the most important built in Tukwila in many years. As the name community center implies it is planned as a central element to the Tukwila community. It is to be a place to meet, a place to learn and a place to recreate. The City of Tukwila is requesting a Zoning Code Variance to allow the height of the proposed facility to exceed 30 feet at the gymnasium and at the main building entry. Recommended clear ceiling height for the gym is 28 feet. When the roof structure is added to this it results in the 38 foot average roof height of the gym. The increased height at the entry is a design element which is needed to give the facility the sense of scale required for a building of this importance. This facility requires a certain scale of design to denote the "sense of place" and importance of the facility within the larger community context. The increased height at the entry is also needed to offset the height of the gymnasium, and clearly denote entry to users trying to understand where to go and how to use the facility. If the scale of these building elements are reduced to fit within the 30 foot height limitation the building design will suffer, and in a sense the community will then suffer as a result. The Center will serve as a central element in the City of Tukwila, offering the citizens a sense of pride in the community in which they live. The height of the gymnasium is needed for the use of the space as a fully functional multi- purpose space. The scale of the entry is an essential element in denoting the importance of the facility, and in directing the users to the main building entrance. Allowing the increased building height will not adversely affect the surrounding neighborhood. In fact the construction of the center is seen as a major enhancement to the neighborhood. The Allentown residential housing stock is generally in poor condition, and the new center will substantially upgrade the area. Since the proposed site is so large and the proposed building is placed near the center of the property, the increased setbacks and addition of improved open space will minimize any adverse impacts of building heights. Proposed setbacks as designed are 137 feet to the west property line, 304 feet to the east property line, 279 feet to the north property line, and 60 feet to the river on the south. Across the river to the south is the building height exemption area with potential future building heights of 110 feet. JUSTIFICATION A. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon other properties in the vicinity and in the zone which the property on behalf of which the application was filed is located. Community centers are conditionally permitted in residential zones. However the height limitation is designed for single family residences which are not the same scale as a community center. Similar civic facilities such as schools very often exceed the•height limitation within residential zones. In fact Foster High School was recently granted a variance under similar circumstances. B. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and.in the zone in which the property is located. Use of the Subject Site is restricted by the ground elevation in relation to the Duwamish River. Development codes require floor elevations to be a minimum of 1 foot above the FEMA 100 year flood level, with a strong recommendation to build a minimum of 2 feet above the 100 year flood level. Fema identifies 12 feet as the 100 year flood level at the Subject Site, so minimum recommended floor elevation is 14 feet. The existing elevation of the buildable portions of the site average between 16 and 19 feet. This limits the development options on the site to building up or recessing the building a maximum of 2 feet. The required development functions of the gymnasium can not be accommodated by recessing building elements into the ground 2 feet, and still getting under the 30 foot height limit. The gymnasium requires an interior height of 28 feet for optimal usage. This results in a building height in the range of 38 feet. Since the gymnasium can not be lowered more than two feet, a variance is the only option to achieve the required height. To use the site for a community center it is necessary to build to a scale consistent with size and importance of the facility. The Subject Site is large enough to absorb the increase scale without affecting surrounding properties. In fact the proposed design, if allowed, will enhance surrounding property values, and has received strong public support from the community. The gymnasium should be allowed to exceed the 30 foot height limitation because it requires a minimum interior ceiling height to accommodate sport functions. The entry design height should also be allowed to build to the same height as the gymnasium to achieve the sense of scale required to denote entry to a building of this importance to the community. C. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated. The construction of the Tukwila Community Center is planned to increase recreational opportunity in the community, as well as to offer programs to aid children, teens, and senior adults citizens. The aesthetic appearance and investment in the neighborhood should enhance surrounding property values. Because of the size of the subject site, and the siting of the facility near the center of the site, surrounding properties should not be adversely affected at all. The design of the proposed community center will be subject to review by the Architectural Review Board. The planned public use of the facility the opportunity to architecturally review the planned design are public benefits. The granting of the variance will result in an improved facility and is not detrimental to the public welfare or to the properties or improvements in the vicinity. Because of the size of the site, 600,000 square feet as opposed to the 7200 square foot size for which the • applicable development standards are designed, the proposed increased building height will not adversely affect surrounding properties. The minimum proposed setback from surrounding single family properties is over 300 feet, so the increased height will not affect any of the adjacent properties. D. The authorization of such a variance will not adversely affect the implementation of the comprehensive land use policy plan. The proposed Tukwila Community Center when completed will enhance public recreational opportunities, and enhance public open space, used by all citizens of Tukwila. The facility will serve the surrounding residential community for use by families with children. The development of the site will include enhancement of the river bank and recreational improvements to the property. As such the overall development of the community center and surrounding site supports: NATURAL ENVIRONMENT, Goal 3; OPEN SPACE, G.oals 1,2 and 3; RESIDENCE, Objective 1, Policy 2, and Objective 3, Policy 7. E. The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owner of other properties in the same zone or vicinity. The proposed Tukwila Community Center is allowed on the site under conditional use. The public's use of the Center will benefit if allowed to exceed the 30 foot height limit, while no adverse impacts result. Other public facilities such as schools have exceeded the height limitation when building within similar zones. Without the variance the architectural and functional quality of the Tukwila Community Center will be diminished. Denying the variance will result in a hardship, not only on the applicant, but also on the public. Since the Tukwila Community Center is conditionally allowed on this site, and since a gymnasium is an integral part of a community center, and further since the recommended ceiling height for the gymnasium is 28 feet, the granting of this variance is necessary for the full use of the site as a community center. BOARD OF ADJUSTMENT MINUTES NOVEMBER 3,1994 Members present were Mr. Nesheim, Mrs. Altmayer, Mr. Dunn, Mr. Smith, Mrs. Harris. Representing staff were Ann Siegenthaler, Jack Pace, Libby Hudson and Sylvia Schnug. Chairman Nesheim called the meeting to order at 7:OOpm. MRS. HARRIS MOVED TO APPROVE THE MINUTES OF SEPTEMBER 1,1994. MR. DUNN SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. L94 -0087: Tukwila Community Center Ann Siegenthaler, City of Tukwila, presented the staff report. She introduced Randy Berg - project manager; Al Frank- manager of the community center; Dave Rutherford - architect. This hearing is the first of several public reviews that the community center will be going through. A comment letter from the Mayor in support of the community center was distributed and became exhibit 1. The City has made no commitments to any specific site plan or building design, the drawings on display at the meeting are conceptual at this time. Photos were distributed orienting them to the site and the surrounding area. The building will have two wings with a central rotunda. A senior activity area is on one end and the gymnasium is on the other. The gymnasium is key in terms of the variance being discussed tonight. The interior ceiling height of the gymnasium is 28 feet. This site is in a single family residential zone which has a 30 foot height limitation. The City is asking for a variance to construct the 28 foot ceiling with a mean average roof height of 38 feet. The project has to meet five zoning code criteria to be approved. Criteria #1 The first variance criteria raises the question of how other similar uses would be treated in such a case. Would this variance be a grant of special privilege to the community center? This is not a typical project for a single family residential zone. Certain projects are allowed under that zone as a conditional use which include community centers, churches, galleries, museums, schools, etc. It is subject to the same permit review process and standards and limitations as a conditional use. The staff has concluded that if you look at this use relative to the special privilege and limitations that other similar uses are subject to, this variance would meet criteria #1. Criteria #2 - Is the variance necessary due to special physical site circumstances? In this case it is a flat site located near the river which has special code requirements with regard to the 100 year flood elevation. One of the options that the City looked at was to see if the building could be lowered several feet to get the height within the 30 foot height restriction. There is a requirement to stay above a certain flood level so the building could only be set down into the ground 3 feet, which would still leave a variance of 5 feet. Given the site constraints, staff concludes that the project meets criteria #2. Board of Adjustment Page 2 November 3, 1994 Criteria #3 - This deals with the public welfare. Is this additional eight feet of height at this site detrimental to the public welfare? As noted in the staff report, the community center is a public benefit and will go through additional public reviews which will deal with aesthetics, traffic impacts, environmental impacts, etc. All those potential impacts to the surrounding neighborhoods will be dealt with through the normal processes. Given that, the additional height requested will not have any significant impact on the public welfare, particularly with regard to the surrounding neighborhood. staff concludes that the project meets criteria #3. Criteria #4 - The Comprehensive Plan cannot be adversely impacted by granting this variance. The current Comp Plan designation for this site is parks and open space. The Comp Plan has policies which address the natural environment and recreation and balancing those with the livability of a single family neighborhood. Through the public review processes, the community center will be balancing all those factors. It will address various impacts, the natural environment, providing public recreation, enhancing the river and will contribute to the livability of the surrounding residential neighborhood. The staff concludes that the project meets criteria #4. Criteria #5 - The variance is necessary for a preservation of substantial property right. The key is to consider the community center in that special category of uses like Foster High School, churches, King County swimming pool - -a public facility with a different set of requirements then you would find for a single family residential lot. The unusual thing about the zoning code is that it does allow you to build a community center at this site through a conditional use process but it does not allow a property owner to build a type of gymnasium that would meet the standard volleyball height requirement. Given the zoning code requirements, allowing a height variance would provide the community center property with the same opportunities and limitations that you would find at the Foster High School site. staff concludes that the project meets criteria #5. The special nature of the community center requires that the variance be considered in terms of these special public facilities. The request is not detrimental to the public welfare, in fact the gymnasium will be a public benefit in itself. The variance is necessary due to site constraints that the applicant cannot address in any other way. The proposal is consistent with the Comprehensive Plan and with the public welfare. Mr. Nesheim surveyed the audience and found that no one wished to speak against the variance. Mrs. Harris asked if the gymnasium and rotunda are separate items or are both covered in this variance. Ms. Siegenthaler responded that both are covered in this variance. The rotunda is no higher than the gymnasium. Mrs. Altmayer pointed out that the rotunda appears to be higher than the gymnasium on the drawing. Ms. Siegenthaler reminded them that it is a conceptual drawing prepared by the architect for a design competition. The drawings in the packet the Board received shows the height reduced. There is a design review and conditional use permit hearing tentatively scheduled for February to address this general concept. Board of Adjustment Page 3 November 3, 1994 Mrs. Altmayer asked if there are other drawings being considered - -will other drawings preclude the need for a variance. Ms. Siegenthaler said it is possible but unlikely as this is the concept that is going forward. If the Board does not approve the variance the architect will redesign the rotunda and gymnasium to meet the 30 foot height restriction. Mrs. Altmayer asked if it would be possible to do away with the sloped roof concept, still meet the height requirements to allow for volleyball, and meet height limitations. Ms. Siegenthaler said it is a possibility in terms of a strict code requirement. If you did a straight roof you would probably have to add an additional two or three feet to make room for mechanical and structural requirements. Mrs. Harris asked if staff was going to address the need for the additional height in the rotunda. Ms. Siegenthaler said that in terms of the rotunda, the requirements will be addressed by the architect or project manager later in the discussion. Mrs. Altmayer said that as it's worded, the sloped roof cannot be set lower without interfering with volleyball although volleyball only requires a 28 foot roof. Ms. Siegenthaler said that the distance between the 28 foot interior ceiling height and the peak of the roof is 20 feet. In the staff report it explains that you can't take the roof and shift it down to fit into a 30 foot height requirement because you would have a low ceiling. Mrs. Altmayer pointed out that you could still play volleyball without the peaked roof. It just might not look as good. Mr. Dunn asked if the rotunda will be addressed in terms of meeting the five criteria. It seems that the presentation was focused on the gymnasium and no reasons have been given for the height of the rotunda. Ms. Siegenthaler said that the same five variance criteria as explained for the gymnasium apply to the rotunda. All the components of the community center make up a complex quite different than a single family residence. Therefore this complex as a whole needs to be viewed in a different category, in the same way you view a school. Mrs. Harris asked if there is a specific need for the extra height of the rotunda or is it just for aesthetics. Mr. Nesheim asked if the rotunda roof was lowered, what would be the balancing be between all those units. Randy Berg, City Administration, City of Tukwila: There will be mechanical equipment placed above the 28 foot interior ceiling height under the sloped roof of the gymnasium. In addition, the sloped roof is designed to fit within the residential design element. The entry rotunda as shown in the plan has a height of 42 feet which has been lowered to 38 Board of Adjustment Page 4 November 3, 1994 feet. The entry rotunda is an important civic structure. The building requires a certain scale to give it a sense of place required for a building of its importance. The building as a whole is in the public good. If we are required to lower the entry rotunda it will be harmful to the public good. The height limitation requirement is for a 7,200 square foot lot. The building is so far away from the surrounding property owners that we feel it will not have a negative impact. Mr. Dunn asked how a lower roof line would be detrimental to the public good. Mr. Berg said that the rotunda is an entry element - -it denotes entry when you enter the site. It tells the public where to go and it gives the building its civic importance denoting a sense of place. If you lower the roof line you start to lose the sense of where to go when you enter. Mrs. Altmayer asked how high the ceiling is in the room they are in tonight. Mr. Berg said it was about 26 -30 feet to the highest point. If the machinery was on the outside of the building it would be allowed as a roof top mechanical equipment, but it's inside the sloped roof. This concept was presented to the City Council and based on that, we have hired this architectural firm. We are not simultaneously pursuing other concepts. Mrs. Altmayer said that she did not have a problem with the concept or even the sloped roof, she had a problem being advised that the sloped roof was needed because of volleyball. Mr. Berg clarified that staff was not saying that they needed a sloped roof to play volleyball, but given a 28 foot interior height, it would be difficult to design a building that would fit within 30 feet. Even a flat roof has slope. Mr. Smith asked if there is a cost difference between a pitched or flat roof. Mr. Berg said that the life cycle cost would be cheaper for a pitched roof. Dave Rutherford, Architect with ARC Architects: In our consideration when designing the building, we felt the need for a civic statement, a sense of identity for this important building on this site. The rotunda is the focus of the building and because of that it needs to be that beacon that is the collector. When it gets smaller it loses its sense of civic importance and the gym takes over. The gymnasium is probably a simpler issue. The 28 foot height is the clear height required for volleyball which is seen as an important amenity with the community. Once you accept that, you then have to put a roof above that height limit. The reason we're sloping the roof at this point is to respond to Tukwila 2000, in terms of trying to make structures respond to the context within which they are sitting. In order to span a gymnasium which has width of approximately 60 feet, we are spanning almost 80 feet. In order to do that the structural depth required is six feet. We have chosen to do the sloped roof because we can respond to the residential nature and we can put mechanical equipment in the truss. Mrs. Harris asked if they are responding to the size rather than the height for a sloped roof. Mr. Berg responded that you don't have to go higher for more space below. Any gym is 60 foot wide and anytime you span that you need 5 -6 feet of structure. We have chosen to span it in trusses which Board of Adjustment Page 5 November 3, 1994 allows for the extra mechanical space. Even if you span with a flat beam, when you put a six foot beam on it it becomes 34 feet. Since we are already over the 30 foot height restriction, we have chosen to use the design element that relates to the neighborhood in which we are placing the building. Mrs. Harris asked if an historical bell was going to be used in the rotunda. If the extra height is not allowed, will the bell still be used. Mr. Rutherford responded that it is a bell that came out of the high school. They will figure out how to use the bell one way or another. Mrs. Altmayer asked what determines the flood level. Mr. Berg responded that the flood level is set by the Federal Emergency Management Administration (PIMA). FEMA flood elevation for this site varies from one end to the other. At the far eastern end, the 100 year flood elevation is 12 feet and at the western end the elevation is about 11 feet. The flood control act requires that we build one foot above the 100 year flood elevation. Mr. Smith said when looking at the contour levels, what they are proposing is at least 2 -3 feet above flood level. Mr. Berg responded that as noted in the staff report, they could have recessed the building approximately 3 feet into the ground. At that level they would not be within the height limitation. If they do recess the building they have to deal with handicap access issues. Mr. Nesheim said that the main thing that concerns him is if the building is high enough above the flood level. Mr. Berg said that King County is taking a hard look at what the flood levels are so they will probably go up a couple feet. Mrs. Altmayer asked for clarification of a paragraph in the staff findings. "The site contains a flood plain along this steep bank elevation of 11 -12 feet 6 -8 feet below the rest of the site." Does this mean that the plain is 6 -8 feet below the rest of the site? Mr. Berg responded that the plain of the site is 16 -20 feet. Flood elevation is 12 feet at the high end. Mrs. Harris asked if they raise the building up won't it also cause problems with the handicap access issues. Mr. Berg said they are not raising it up above ground level. The entrance will be at ground level. Mr. Nesheim closed the public hearing at 7:55pm. Criteria #1 MR. DUNN MOVED THAT CRITERIA ONE HAS BEEN MET SINCE CONDITIONAL USES ARE ALLOWED. MR. SMITH SECONDED THE MOTION. Board of Adjustment Page 6 November 3, 1994 Mrs. Harris asked if this variance was for both the rotunda and gymnasium. Mr. Nesheim §aid they are asking for one variance for both. Mrs. Harris asked if more design changes are needed, will the Board have to deliberate this issue again. Ms. Siegenthaler responded that the design will evolve based on what is decided tonight. If they do not approve the variance the design will be revised. If they do approve the variance the design could be revised by future boards such as the Planning Commission or the Board of Architectural Review. THE MOTION THAT CRITERIA ONE WAS MET WAS UNANIMOUSLY APPROVED. Criteria #2 MRS. HARRIS MOVED THAT CRITERIA TWO HAS BEEN MET BECAUSE OTHER SIMILAR USES HAVE BEEN GRANTED A VARIANCE. MR. DUNN SECONDED THE MOTION. Mrs. Altmayer did not agree that the reason to approve criteria 2 was because of other sites being granted a variance. THE MOTION THAT CRITERIA TWO WAS MET WAS APPROVED. Criteria #3 MR. SMITH MOVED THAT CRITERIA THREE HAS BEEN MET. MRS. ALTMAYER SECONDED THE MOTION. Mrs. Harris asked if there has been any testimony that the community center would be detrimental to surrounding property owners. Ms. Siegenthaler responded that no public testimony has been received other than the letter from the Mayor. THE MOTION THAT CRITERIA THREE WAS MET WAS UNANIMOUSLY APPROVED. Criteria #4 MRS. ALTMAYER MOVED THAT CRITERIA FOUR HAS BEEN MET. MRS. HARRIS SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Criteria #5 MR. SMITH MOVED THAT CRITERIA FIVE HAS BEEN MET. MRS. ALTMAYER SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. MRS. HARRIS MOVED THAT THE VARIANCE BE APPROVED AS REQUESTED. MRS. ALTMAYER SECONDED THE MOTION. Ms. Siegenthaler said they might want to include in their motion adoption of the findings and conclusions contained in the staff report. Board of Adjustment Page 7 November 3, 1994 MRS. HARRIS WITHDREW THE FIRST MOTION. MRS. ALTMAYER MOVED TO APPROVE THE VARIANCE BASED ON STAFF FINDINGS AND CONCLUSIONS. MRS. HARRIS SECONDED THE AMENDED MOTION. Mrs. Altmayer asked if any conditions need to be placed on this if the design changes. THE MOTION THAT THE VARIANCE BE GRANTED WAS UNANIMOUSLY APPROVED. L94 -0093: Showalter Middle School Libby Hudson Associate Planner, City of Tukwila, provided the staff report. The school is an existing structure in R -7200 residential zoning district. They are requesting a height variance for the renovation of the school. The variance request is for building A which is located along the parking area on the east side of the site. The building is a conditional use and is currently exceeding the 30 foot height restriction. The school district wishes to place the mechanical equipment under the sloped roof. The sloped roof will be more in character with the residential uses surrounding the property. Current height of building A, which currently houses classrooms, is approximately 36 feet. It has a flat roof with a parapet. The proposed change to house the mechanical equipment will create a height change to 39 feet. The variance is a 9 foot variance however the actual height change on the structure is approximately 3 feet. The variance will be before the Board of Architectural Review in two weeks and has been reviewed by the State Environmental Protection Agency:(SEPA). Criteria #1 Currently the building exceeds the height limitation for the residential zoning district. In order to house the mechanical equipment under a sloped roof, a 9 foot variance is needed. If the equipment was lowered to the 30 foot height limitation then the second story of the existing structure would need to be eliminated. The sloped roof has been requested by the community. Granting this would not be a special privilege, it is a privilege enjoyed by other similar uses and neighboring properties. Criteria #2 The variance is for an existing structure which already exceeds the height limitations. As in Foster High School, the State requires a specific amount of recreation area for each school. The existing school is short of the required area for recreational use. If the applicant was required to stay within the height requirements then they would need to build additional buildings which would also limit the amount of recreational area. Criteria #3 The public welfare is benefited. The recreational facilities are available for the public to use. Criteria #4 The Comprehensive Plan is implemented in this proposal as recreational areas are retained and the building itself provides a community service. Criteria #5 Board of Adjustment Page 8 November 3, 1994 The school is an established use. The variance provides the building with the same privileges and rights that it has had since the late 30's when constructed. It shares those rights with the neighboring Foster High School, St. Thomas church and fire stations. Although the same visual height could be obtained with mechanical roof screening as the code allows through an exception, this solution does not cover the entire building. It would stop short 10 feet to the edge. The approval of this variance would allow the school district to build an architecturally complete sloped roof acknowledging the pre- existing non- conforming height and providing a structure which is compatible with the residential character and mimics Foster High School. Based on the findings and conclusions in the staff report and meeting all five criteria, staff recommends approval of this variance request. Mr. Dunn asked Ms. Hudson to review criteria 3. Ms. Hudson reiterated that the school is an existing structure and serves the community with education as well as community resources. The renovation of the structure is what the community has been wanting for quite awhile. The resulting impact will be a benefit to the public welfare. Mrs. Altmayer said that the request is probably a good thing but using Foster High School as an example is incorrect. Foster High does not have anything like a residential appearance. The arguments for the variance are weak. This has to be a completely new variance for 9 feet because the existing 6 feet over the height limitation was grandfathered in. Ms. Hudson said it is a variance from the code requirement which is 30 feet. Therefore the variance request is for 9 feet although the change in height will only be approximately 3 feet. Mrs. Altmayer asked if this was the only proposed change in the renovation. Ms. Hudson said this was the only variance being requested. They are renovating the entire structure, adding breezeways, separating the parking areas with bus drop off, building a plaza, adding landscaping, moving the parking from 144th to the side of the building. Mrs. Harris asked if the community asked for this during the bond request. Gary Goltz, representing South Central School District - Heery Intl., Bellevue: During the 18 month study prior to the bond program, there was a committee appointed by the district to take a look at what was proposed as part of the bond program. Public meetings were held and there was a vocal group of people at those meetings requesting a sloped roof. It is a cheaper roof to replace, allows us to add insulation and space for mechanical equipment, and provides sound deadening of the airport noise. The problem with tearing down the old building was that there wasn't enough room on- site for us to spread the building out to accommodate the 600 students that it's designed for. We are appealing to the State Office of Superintendent of Public Instruction. They have a mandated size for a school site of 16 acres. (He passed out a handout demonstrating that fact.) We currently have 14 acres but approximately 3 acres are not able to be utilized because of steep slopes. In each of the three public meetings we have received a number of comments that the public wants a sloped roof. We have not had any complaints about the school being too high. Mr. Smith asked if the proposed slope on the roof is going to give them what they really need. Board of Adjustment Page 9 November 3, 1994 Mr. Goltz responded that it would. It will give the height needed because of the distance of the span, enough for the water runoff, will meet community wishes, and provide space for the mechanical equipment. Currently there is a boiler in the basement of the school. That has to be completely removed because it doesn't meet code. We will put in an efficient mechanical system with duct work throughout the school. Mrs. Altmayer asked if the proposed roof is a shed type roof. Mr. Goltz responded that it is a gable type roof. Nancy Kaynor, Bossetti Architects: The voting community has asked us to modernize Showalter Middle School within a fixed budget. They are expecting a school that will last for a minimum of 50 years. It has been determined that the existing buildings should be retained. There are many reasons why we need to propose a pitched roof. Thefirst and foremost is to screen and protect the mechanical equipment. We need to cover it to protect the equipment as well as protecting the people servicing the equipment. We looked at many alternatives to that and all were rejected for various reasons. Either it gave up too much program space or we found that we were having to increase the structure and it was becoming too costly. There has been repeated demands from the public to have a roof that visually sheds water. Our proposal is as modest as can be, just high enough to perform the function of protecting the mechanical equipment. Mrs. Altmayer asked if the portables will remain. Ms. Kaynor responded that the portables will only stay during construction. The program for the school calls for an additional 8,000 square feet over what is there now which will accommodate the students currently being housed in portables. One of the portables holds a daycare program which will go to another site. Mrs. Altmayer asked if by putting the mechanical equipment under the roof does that then give more space to be used for the students. Ms. Kaynor answered that there is quite a bit of machinery already located under the roof but the first floor boiler will be replaced. Mr. Nesheim asked if there was anyone in the audience who wished to speak in opposition of this variance. There were no opponents. Mr. Goltz clarified that one portable will remain on -site to house the administrative support people. It is not part of the middle school program. Mr. Nesheim closed the public hearing at 9:OOpm. Criteria #1 Board of Adjustment November 3, 1994 Page 10 MRS. HARRIS MOVED THAT CRITERIA ONE HAS BEEN MET. MR. DUNN SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Criteria #2 MRS. ALTMAYER MOVED THAT BASED ON THE FINDINGS OF STAFF, AND TESTIMONY GIVEN, THAT CRITERIA TWO HAS BEEN MET. MRS. HARRIS SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Criteria #3 MR. SMITH MOVED THAT CRITERIA THREE HAS BEEN MET. MRS. HARRIS SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Criteria #4 MRS. ALTMAYER MOVED THAT BASED ON FINDINGS PRESENTED, CRITERIA FOUR HAS BEEN MET. MR. DUNN SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Criteria #5 MR. DUNN MOVED THAT BASED ON FINDINGS, CRITERIA FIVE HAS BEEN MET. MRS. HARRIS SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. MRS. ALTMAYER MOVED THAT THE VARIANCE BE GRANTED BASED ON FINDINGS PRESENTED AND THAT ALL CRITERIA HAVE BEEN MET. MR. SMITH SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. MRS. HARRIS MOVED TO ADJOURN THE MEETING. MR. SMITH SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Prepared By, Diane Medler • City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 John W Rants, Mayor October 31, 1994 Mr. Curtis Nesheim, Chairman City of Tukwila Board of Adjustment 15828 43rd Avenue South Tukwila, WA 98188 Dear Mr. Nesheim: As the members of the Board of Adjustment are aware, the City of Tukwila is moving forward on the design of our new community center. The preferred concept will require a height variance which is now before the Board. The purpose of this letter is to add my support to the staff report recommending approval of the variance request. The proposed design will accommodate a center offering a full range of recreational services to our community. It represents a significant statement in terms of public investment not only in the Allentown/Duwamish neighborhood, but also within the City at large. I have reviewed the staff report and agree with the findings and recommendation. It is my opinion that approval of the variance will clear the way for the construction of a first rate facility that reflects the spirit and vitality of our community. I thank the Board for their consideration of this matter. Sincer ly, W46— W. Rants ayor JWR:JM/so RECEIVED NOV 0 11994 COMMUNITY DEVELOPMENT Phone: (206) 433 -1800 • City Hall Fax (206) 433 -1833 ZONING CODE VARIANCE APPLIC ATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 1. BRIEFLY DESCRIBE YOUR REQUEST: Request a variance from 30' height limitation for R -1, 7200 zone. Requested height increase from 30' to 36'. 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) Blocks 15, 16, 17 and 18, Allentown Addition Quarter: sE Section: 10 Township: 23 Range: 4 (This information may be found on your tax statement) 3. APPLICANT:* Name: City of Tukwila Address. 6200 Southcenter Blvd. Pho 433 -0179 Signature: _-4 A ' /' Date: Sept. 16 , 1994 * The applican t/ the person who M e 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: City of Tukwila OWNER Address: 6200 Southcenter Blvd. Phone: 433 -0179 I /WE,[signature(s) swear that I /we are tltedwner(s) or contract p chaser(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: 10/55 / ± ' ZONING CODE VARIANCE APPLICATION Page 2 neighboring properties and on properties within the same zone classification. RESPONSE: See attached justification. B. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located. ZONING CODE VARIANCE APPLICATION Page 3 Example: Does a special property characteristic such as size, shape or topography, com- bined with the zoning code requirement, prevent you from using your property in the manner of adjacent properties or other like -zoned properties? Special circumstances should not be due to: 1) actions by past or present property owners (i.e., developing or subdividing property which results in an extremely difficult to build parcel) or paying more for property than was justified by its development potential; or 2) actions which have already been compensated for (Le., the State condemns a portion of land for 1 -5 construction and compensates the owner for the diminished value of the remaining parcel. RESPONSE. C. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated. Example: Would granting your request cause any harm, injury, or interference with uses of adjacent and neighboring properties? (Consider traffic, views, light, aesthetic impacts, etc.) RESPONSE: ZONING CODE VARIANCF. APPLICATION Page 4 D. The authorization of such variance will not adversely affect the implementation of the comprehensive land use policy plan. Example: After a review of the City's Comprehensive Land Use Policy Plan, list any inconsistencies between your variance and the Plan's goals, objectives or policies. RESPONSE. E. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Example: Without the variance, no uses for which your property is zoned (i.e., for a single - family residence or commercial site) would be possible. Without the vari- ance, rights of use of your property would not be the same as for other similarly zoned property. Describe other alternatives for use of your property. 'Why were these alternatives rejected? RESPONSE: PROPOSED HEIGHT VARIANCE FOR THE TUKWILA COMMUNITY CENTER PROJECT Background Information Project And Site Description: The City of Tukwila is proposing to develop a 52,000 sq. ft. community center. Included in the development will be parking and site improvements. The project site is a 12.8 acre parcel located on the shores of the Duwamish River, and is the current location of the Tukwila Pea -patch in Allentown. The subject property is zoned R -1, 7200. The site is essentially flat except for the steep banks of the Duwamish River. The site is bounded to the south and west by the Duwamish River. Across the river to the south is industrially zoned property currently part of the Gateway Development. Across the river to the west is Interurban Avenue and Highway 599. Beyond that is residential and industrial zoned property currently undeveloped. The site is bounded to the north and east by a the Allentown Neighborhood of single family residences. The proposed community center will include a gymnasium, a fitness room, dance studio, racquetball courts, locker rooms, recreation offices, reception space, meeting and banquet spaces, arts and crafts spaces, and a senior adult activity center. In the preliminary design portions of the building exceed the 30 foot height limitation of an R -1 zone. The gymnasium has an average roof height of approximately 38 feet. The entry rotunda also has an average roof height of about 38 feet. The City of Tukwila is seeking a Zoning Code Variance to allow construction up to 38 feet within an R -1 zone. The design was selected through a design competition. Public input was solicited at public meetings, and the design was displayed to the public at Tukwila Days. Public comment and support for the project and this design has been very positive. The design was selected by the Tukwila City Council, and this selection was supported by the Tukwila Park Board. The public, through direct contact, and through it's elected and appointed representatives, has expressed its strong and nearly unanimous support for this design. The proposed development will require a Conditional Use Permit, and will be subject to the requirements of the Board of Architectural Review. This facility is an important civic building, perhaps the most important built in Tukwila in many years. As the name community center implies it is planned as a central element to the Tukwila community. It is to be a place to meet, a place to learn and a place to recreate. The City of Tukwila is requesting a Zoning Code Variance to allow the height of the proposed facility to exceed 30 feet at the gymnasium and at the main building entry. Recommended clear ceiling height for the gym is 28 feet. When the roof structure is added to this it results in the 38 foot average roof height of the gym. The increased height at the entry is a design element which is needed to give the facility the sense of scale required for a building of this importance. This facility requires a certain scale of design to denote the "sense of place" and importance of the facility within the larger community context. The increased height at the entry is also needed to offset the height of the gymnasium, and clearly denote entry to users trying to understand where to go and how to use the facility. If the scale of these building elements are reduced to fit within the 30 foot height limitation the building design will suffer, and in a sense the community will then suffer as a result. The Center will serve as a central element in the City of Tukwila, offering the citizens a sense of pride in the community in which they live. The height of the gymnasium is needed for the use of the space as a fully functional multi - purpose space. The scale of the entry is an essential element in denoting the importance of the facility, and in directing the users to the main building entrance. Allowing the increased building height will not adversely affect the surrounding neighborhood. In fact the construction of the center is seen as a major enhancement to the neighborhood. The Allentown residential housing stock is generally in poor condition, and the new center will substantially upgrade the area. Since the proposed site is so large and the proposed building is placed near the center of the property, the increased setbacks and addition of improved open space will minimize any adverse impacts of building heights. Proposed setbacks as designed are 137 feet to the west property line, 304 feet to the east property line, 279 feet to the north property line, and 60 feet to the river on the south. Across the river to the south is the building height exemption area with potential future building heights of 110 feet. JUSTIFICATION A. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon other properties in the vicinity and in the zone which the property on behalf of which the application was filed is located. Community centers are conditionally permitted in residential zones. However the height limitation is designed for single family residences which are not the same scale as a community center. Similar civic facilities such as schools very often exceed the height limitation within residential zones. In fact Foster High School was recently granted a variance under similar circumstances. B. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the property is located. Use of the Subject Site is restricted by the ground elevation in relation to the Duwamish River. Development codes require floor elevations to be a minimum of 1 foot above the FEMA 100 year flood level, with a strong recommendation to build a minimum of 2 feet above the 100 year flood level. Fema identifies 12 feet as the 100 year flood level at the Subject Site, so minimum recommended floor elevation is 14 feet. The existing elevation of the buildable portions of the site average between 16 and 19 feet. This limits the development options on the site to building up or recessing the building a maximum of 2 feet. The required development functions of the gymnasium can not be accommodated by recessing building elements into the ground 2 feet, and still getting under the 30 foot height limit. The gymnasium requires an interior height of 28 feet for optimal usage. This results in a building height in the range of 38 feet. Since the gymnasium can not be lowered more than two feet, a variance is the only option to achieve the required height. To use the site for a community center it is necessary to build to a scale consistent with size and importance of the facility. The Subject Site is large enough to absorb the increase scale without affecting surrounding properties. In fact the proposed design, if allowed, will enhance surrounding property values, and has received strong public support from the community. The gymnasium should be allowed to exceed the 30 foot height limitation because it requires a minimum interior ceiling height to accommodate sport functions. The entry design height should also be allowed to build to the same height as the gymnasium to achieve the sense of scale required to denote entry to a building of this importance to the community. C. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated. The construction of the Tukwila Community Center is planned to increase recreational opportunity in the community, as well as to offer programs to aid children, teens, and senior adults citizens. The aesthetic appearance and investment in the neighborhood should enhance surrounding property values. Because of the size of the subject site, and the siting of the facility near the center of the site, surrounding properties should not be adversely affected at all. The design of the proposed community center will be subject to review by the Architectural Review Board. The planned public use of the facility and the opportunity to architecturally review the planned design are public benefits. The granting of the variance will result in an improved facility and is not detrimental to the public welfare or to the properties or improvements in the vicinity. Because of the size of the site, 600,000 square feet as opposed to the 7200 square foot size for which the applicable development standards are designed, the proposed increased building height will not adversely affect surrounding properties. The minimum proposed setback from surrounding single family properties is over 300 feet, so the increased height will not affect any of the adjacent properties. D. The authorization of such a variance will not adversely affect the implementation of the comprehensive land use policy plan. The proposed Tukwila Community Center when completed will enhance public recreational opportunities, and enhance public open space, used by all citizens of Tukwila. The facility will serve the surrounding residential community for use by families with children. The development of the site will include enhancement of the river bank and recreational improvements to the property. As such the overall development of the community center and surrounding site supports: NATURAL ENVIRONMENT, Goal 3; OPEN SPACE, Goals 1,2 and 3; RESIDENCE, Objective 1, Policy 2, and Objective 3, Policy 7. E. The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owner of other properties in the same zone or vicinity. The proposed Tukwila Community Center is allowed on the site under conditional use. The public's use of the Center will benefit if allowed to exceed the 30 foot height limit, while no adverse impacts result. Other public facilities such as schools have exceeded the height limitation when building within similar zones. Without the variance the architectural and functional quality of the Tukwila Community Center will be diminished. Denying the variance will result in a hardship, not only on the applicant, but also on the public. Since the Tukwila Community Center is conditionally allowed on this site, and since a gymnasium is an integral part of a community center, and further since the recommended ceiling height for the gymnasium is 28 feet, the granting of this variance is necessary for the full use of the site as a community center. ZONING CODE VARIANCE (- APPLICATIOI( 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 City of Tukwila Planning Division at 433 -1849. �ATIO . GENERAL n Application Form Variance Response Form Variance Application Fee - $600.00 PLANS RECEIVED OCT 5 194 COMMUNITY DEVELOPMENT Four copies of a dimensioned site plan and building elevations The size of the plans is at the discretion of the applicant; however, the scale must be accurate and content Iegible. The following information should be contained within the set of plans Vicinity map showing location of site and surrounding prominent landmarks. Property lines, dimensions and names of adjacent roads. Lot size Dimensions of setbacks and landscaped yards. (Landscaping is not required for single-family residences.) Existing and finished grades at 2' contours with the precise slope of any area in excess of 15 %. F. Location and dimensions of existing and proposed structure(s), accessory structures, parking areas, driveways and roadways. ZONING CODE VARIANI� E APPLICATION CHECKLIST Page 2 G. Existing trees (6" in diameter) by species and an indication of which will be saved. Proposed landscaping: size, species, location and distance apart. L� ri• Location, dimensions and nature of any proposed easements or dedications for utilities and access. nI For commercial and industrial uses, gross floor area by use and parking calculations. J. i;or multiple residential, location and dimensions of common open space recreation requirements. nOne (1) Photomaterial Transfer (PMT) of each plan reduced to 8.5" by 11" (most printing companies can make PMT's). PUBLIC NOTICE A mailing list of property owners and residents within 300 feet of your property. (See attached "Address Label Requirements ") FrA 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. OPTIONAL Perspective drawings, photographs, color renderings or other graphics which may be needed to adequately evaluate your application. Other required information: C 133H5 33S - 3NI1 HD1VO 1 __ ur vie► „ .i 0 0 0 O . 0 a mog ✓• " Fro r•• 111 ti I■1 :4 Now 7 r 4 .y E Li A a L. 3 Yp O I I I,of I ,or . 0., 1 , 1 L - } O O a -21 w. _ — 22'10* _ - -- j X2,31 Der poop ( JfldI. ________ iti L94 -0088 TUKWILA COMMUNITY CENTER ESIGN REVIEW City of Tukwila Department of Public Works January 24, 1997 Nora Gierloff City of Tukwila • Dept. of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 John W. Rants, Mayor RE: Completion of the Tukwila Community Center Site Improvements Dear Nora: Ross A. Eamst, P. E., Director As we near completion on the Tukwila Community Center several items remain incomplete. The major item is the site landscaping. Scheduled completion of the landscaping has been impacted by the severe weather, and the road work which is under a separate contract. We have been unable to complete the perimeter landscaping until the perimeter sidewalks have been installed and accepted. Most of the right of way work is now completed, and we are now proceeding with the perimeter landscaping and street trees. Lawns will be installed after the recommended seeding date of March 15. The lettering will be installed on the entry sighs before the first of February projected opening. The only other required item which is not completed is the BAR required "historic marker ". We have been working with the Muckleshoot Tribe on this item. They have an artist working on the final design of a Petroglyph marker. I can not estimate a completion date for this work. The Tribe seems to move at its own pace, and this work will only be completed when they are ready to have us install the marker. Remaining landscaping will be completed as soon as time and weather allow. Thank you for your patience with this project, and please call if you need any further information. Sinc y, Randy erg Project Manager cc Don Williams Project File 93- BG06.13 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax (206) 431-3665 City of Tukwila John W. Rants, Mayor Department of Public Works December 11, 1996 Bill Maibusch Dale Harrison Berschauer Phillips Construction Co. PO Box 6264 Olympia, WA 98502 RE: Direction on Landscaping at the Tukwila Community Center Dear Sirs: Ross A. Earnst, P. E., Director As the landscaping of the Tukwila Community Center has progressed it has become apparent that the winter weather will make it extremely difficult and unlikely that the landscaping will be completed this year. Given the lateness of the season it seems to be desirable to find a clean break between what landscaping can reasonably be accomplished this year, and what landscaping can not be completed until next spring. Therefore I am proposing that all landscape beds around the building, in the parking lot, around the project perimeter, and at the portion of river bank disturbed by this project be completed by the substantial completion date (about January 15 1997). All of the remaining beds in lawn areas, and all of the lawn areas themselves can be completed next spring. In addition the City is proposing totally deleting hydroseeding in the sports field areas. This will give the landscape contractor clear direction and focus. It will give the City a building with landscaping all around it. Some additional erosion control measures will likely be required to stabilize the soils in the unplanted lawn areas. Berschauer Phillips may want to delete the remaining landscape work from the contract in order to make a clean break when the remaining work is completed on the building itself. The City of Tukwila could in that case add the remaining landscaping to the Phase 2 work planned next spring, or bid it out as a separate project. If the work is deleted from the TCC construction contract, the City would ask that Berschauer Phillips include the overhead and profit in the credit amount. The City's budget will not allow for payment of overhead and profit on the deleted work in the present contract, and then again in the spring on the Phase 2 contract. The City is of course not asking that Berschauer Phillips not be paid for any work done to date. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax (206) 431-3665 Bill Maibusch Dale Harrison page 2 An alternate strategy may be to continue to work this Winter just on the Beds outlined above, and then to have P &G Landscaping back next spring to complete the remaining work under the existing contract. This will not be as clean a solution, and may require tying up retainage on the TCC contract for a few extra months. I believe we can complete all of the irrigation systems which serve the planting beds around the buildings. The landscape sprinklers in the perimeter beds will be much more difficult to complete. However the perimeter landscaping is required by the City Planning Department, so installation may be required. The remaining irrigation system work in the lawn areas may be deleted or held off until spring as outlined above. If the remaining irrigation work is to be deleted the City will require careful coordination to insure that when starting any future work another contractor will know where to begin and how much work is required to complete the system as designed. Good as built drawings will be essential in this case. I have a concern over what landscaping materials have been ordered to date, and where these materials are to be installed. I have kept a close eye on the landscaping, but do not know where each plant is to be placed. However I believe that most or all of the trees planned for placement in the lawn area on the southwest portion of the site have not yet been ordered, and probably should not be ordered at this time. I am attempting to find a clean break in the landscaping. I do not want the City or P &G Landscaping to be responsible for stockpiling planting materials which are not placed until next spring. A breakdown of how this proposed change will impact remaining planting materials to be ordered is as follows: 1 noble fir need not be ordered, 3 Persian parrotia need not be ordered, the other 4 should be ordered for placement in beds behind the building, 9 Turkish filberts need not be ordered, all in lawn areas or lawn beds, 1 incense cedar need not be ordered 4 katsura need not be ordered 3 western red cedars need not be ordered 1 red alder need not be ordered 3 hazelnuts need not be ordered 13 jaquemontii birch need not be ordered ( may already be on site) In addition some day lilies and pink panda strawberry plants will not be planted under this scenario. The plants listed above as "need not be ordered" are all located in the southwest corner of the project site. Additional plantings may be deleted under this scenario. A careful review comparing this proposal to existing on site materials will be required by the landscape contractor. Bill Maibusch Dale Harrison page 3 The attached drawing illustrates the areas which may not be planted this year. Please review this proposal and gives us any thoughts you may have on this situation. Sincerely, Randy Berg cc Don Williams, Parks Director Nora Geirloff, Project Planner Brian Moe, ARC Architects Project File 93- BG06.12 • City of Tukwila Department of Community Development MEMORANDUM TO: Randy Berg, Project Manager CC: Don Williams, Parks and Recreation Director File FROM: Steve Lancaster, DCD Directo RE: Future Certificate of Occupancy for the Tukwila Community Center DATE: November 14, 1996 John W. Rants, Mayor Steve Lancaster, Director The Department of Community Development is willing to work with you to resolve any issues regarding the granting of early occupancy of the Community Center. If it is the case that the landscaping will not be completely installed at the time of occupancy a listing of all plant materials that remain to be installed, their locations, and estimated date of installation will be acceptable to the Department in lieu of a landscape bond. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 City of Tukwila Department of Public Works November 8, 1996 Mr. Steve Lancaster City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 John W. Rants, Mayor Ross A. Eamst, P. E., Director RECEIVED . NOV 0 8 1996 COMMUNITY DEVELOPMENT RE: Future Certificate of Occupancy for the Tukwila Community Center Dear Steve: As we are moving toward completion on the Tukwila Community Center project we are facing the probability that some of the required landscaping will not be finished when the building is ready to be occupied. Given the lateness of the season and looking toward final completion of the building in late December or early January it is clear that lawn seeding and some other landscaping tasks may still be in progress. I know that the normal procedure for granting early occupancy includes the owner posting a bond to insure that required landscaping is completed in a timely manner. Given that this is a City job, and that the goal of the Parks Department and the Department of Community Development are similar, namely to create a quality development on the TCC site, I feel that the posting of a bond should be waived in this case. It should be clear to all that the required landscaping will be completed. No one on the City staff will try to circumvent any agreement to complete the site improvements. Requiring a bond to be posted against future improvements will simply tie up project funds and make final completion more difficult. Please let me know your thoughts on this issue. Sin rely, Randy 'erg Project Manager cc Don Williams 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax (206) 431-3665 ARR -Siege ,,Associate Planner Planner City of Tukwila ADDENDUM NO. 1 Department of Public Works Ross A. Earnst, P. E., Director ' To the Contract Documents for the City of Tukwila, Tukwila Community Center Frontage Improvements - 42nd Ave S / S 124th St, Project Number 94 -RW14. To all Planholders: The following changes, additions, and /or deletions are hereby made a part of the contract documents for the contract as fully and completely as if the same were fully set forth herein: A. Plans 1. Sheet 11 of 15, Channelization, Signing, and Illumination Plan LUMINAIRE SCHEDULE Revise luminaire numbers 7, 8, 9, and 10, as shown with an asterisk to be double mast arm, to have single mast arms. All bidders shall acknowledge receipt and acceptance of this Addendum No. 1 in the space provided on the Proposal Signature Sheet or by signing in the space provided below and submitting the signed addendum with the bid package. Failure to acknowledge receipt of Addenda may be considered as an irregularity in the Bid Proposal and the City reserves the right to determine whether the bid will be disqualified. Sincerely, Ron Cameron, P.E. City Engineer City of Tukwila JUL Crr. 'r., 1'i% _3r Receipt acknowledged, and conditions agreed to this day of , 1996. Bidder: Signature 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax (206) 431-3665 June 7, 1996 City of Tukwila John W. Rants, Mayor Department of Community Development ,,y%'" " Steve Lancaster, Director Mr. Dave Clark, Manager River Management Section King County Surface Water Management Division 700 Fifth Avenue, Suite 2200 Seattle, WA 98104 RE: NOTICE OF EXEMPTION for Proposed 1996 Flood Damage Repairs (File #L96 -0025) Dear Mr. Clark: I have reviewed your proposal fo riverbank repairs along 42nd Avenue South. I find that the proposed work meets the criteria for a "maintenance" exemption from a Shoreline Substantial Development Permit (WAC 173- 14- 040(b)), and for compliance with the Shoreline Management Act and local shoreline master program policies (WAC 173 -14- 040(1)(3)). I find that the project is also exempt from SEPA review as an "emergency" (WAC 197 -11 -880). These findings are based on information contained in the project file, as noted below: Project Name: 42nd Avenue Riverbank Repairs Applicant: King County Surface Water Management Division Location of Project: Green/Duwamish River, 42nd Avenue South, Tukwila, WA SE 1/4 Sec. 10, Twn. 23, Rge. 4 Corps Public Notice Number: NWP 3, Section 404 Project Description: The project involves the excavation/regrading of failed riverbank areas, and reconstruction of the bank. Riverbank repair will occur at three sites along 42nd Avenue South as follows: for approximately 200 1.f. to the west of the Tukwila Community Center, approx. 150 1.f. at 12026 42nd Ave. So. (Fire Station 53), and approx. 120 1.f. at 11810 42nd Ave. So., for a total of approx. 470 1.f. for the entire project. All work will be conducted on the west side of 42nd Avenue South or within City of Tukwila right -of -way. Existing significant ( >4" diam.) trees along the riverbank will not be damaged by the project. Work will include the installation of a 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 toe buttress and large woody debris for fish habitat. The embankment will be reconstructed with live geogrid layers containing willow and dogwood cuttings. Work in front of the Community Center will be completed by July 30, 1996, to avoid potential interference with the City's pending 42nd Avenue street improvements. While the above project has been found to meet exemption criteria, any future riverbank repair projects should be evaluated through the SEPA process. We agree (ref. your memo 5/29/96) that the original programmatic checklist may be out of date and/or inconsistent with new regulations and your own project designs. In addition, the cumulative impacts of similar, related proposals need to be evaluated relative to Tukwila's new shoreline and Comprehensive Plan policies. To expedite Tukwila's review of future riverbank repair projects, I strongly recommend that a revised programmatic checklist be prepared as soon as possible. Please feel free to call me if you have any questions (431- 3670). Sincerely, Steve Lancaster Director, DCD cc:. File Ann Siegenthaler, DCD Phil Fraser, Public Works Bob Fritzen, DOE City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director SHORELINE MANAGEMENT ACT (RCW 90.58) REVISED PERMIT FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT File Number: L94 -0105 Applied: 7/8/96 Status: APPROVED Approved: 7/10/96 Pursuant to RCW 90.58 and WAC 173 -14 -064, allowing revisions "within the scope and intent of the original permit," a Shoreline Permit Revision is hereby granted to: CITY OF TUKWILA PUBLIC WORKS to undertake the following development: Project Name: Tukwila Community Center: Street Improvements for 42nd Avenue South Project Description: The project implements curb /gutter /sidewalk improvements required under Tukwila codes for previously - permitted Tukwila Community Center. Work will be located within existing right -of -way and sidewalk easement. Proposed work will not extend closer to the shoreline than existing paved areas; heavy equipment used in construction will not adversely impact archaeological site on Community Center site to the east. The project includes separated sidewalks and landscape strip planted with shade trees. Project plans contained in File #L94 -0105 located at Tukwila Dept. of Community Development provide further details of the proposed work. Location of Project: 42nd Avenue South, Tukwila, WA, SE 1/4 Sec. 10, Twn. 23, Rge. 4; within the area of the Green/Duwamish River, which is a shoreline of statewide significance and is designated as an Urban Environment. THE FOLLOWING MASTER PROGRAM PROVISIONS ARE APPLICABLE TO THIS DEVELOPMENT: - -See original permit file #L94 -0105 for list of Master Program provisions -- DEVELOPMENT PURSUANT TO THIS PERMIT SHALL BE UNDERTAKEN PURSUANT TO THE TERMS AND CONDITIONS: Attached to this Permit No conditions • This Permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this Permit shall excuse the applicant from compliance with any other Federal, State or local statutes, ordinances or regulations applicable to this project, but not inconsistent with the Shoreline Management Act (RCW 90.58). This Permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the terms or conditions thereof. CONSTRUCTION PURSUANT TO THE REVISED PERMIT MAY BEGIN IMMEDIATELY (EXCEPT CONDITIONAL USES OR VARIANCES, WHICH ARE NOT EFFECTIVE UNTIL DEPT. OF ECOLOGY APPROVAL PER WAC 173 -14- 064(5)). ANY APPEALS TO THIS PERMIT DECISION MUST BE FILED WITHIN TWENTY -ONE (21) CALENDAR DAYS FROM THE DATE OF DECISION (below) WITH THE STATE SHORELINES HEARINGS BOARD, PURSUANT TO THE PROVISIONS OF WAC 173 -14- 064(7). ANY CONSTRUCTION OCCURRING DURING THE APPEAL PERIOD IS UNDERTAKEN AT APPLICANT'S OWN RISK. Construction or substantial progress toward construction must begin within two (2) years from Approved date, per WAC 173 -14 -060. Permit expiration date: 7/10/2001. Date of Decision: 3v\1 111 99 {v Steve Lancaster Director, Dept. of Community Development City of Tukwila Department of Public Works November 8, 1996 Mr. Steve Lancaster City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 John W. Rants, Mayor Ross A. Eamst, P. E., Director RECEIVED NOV 08 1996 COMMUNITY DEVELOPMENT RE: Future Certificate of Occupancy for the Tukwila Community Center Dear Steve: As we are moving toward completion on the Tukwila Community Center project we are facing the probability that some of the required landscaping will not be finished when the building is ready to be occupied. Given the lateness of the season and looking toward final completion of the building in late December or early January it is clear that lawn seeding and some other landscaping tasks may still be in progress. I know that the normal procedure for granting early occupancy includes the owner posting a bond to insure that required landscaping is completed in a timely manner. Given that this is a City job, and that the goal of the Parks Department and the Department of Community Development are similar, namely to create a quality development on the TCC site, I feel that the posting of a bond should be waived in this case. It should be clear to all that the required landscaping will be completed. No one on the City staff will try to circumvent any agreement to complete the site improvements. Requiring a bond to be posted against future improvements will simply tie up project funds and make final completion more difficult. Please let me know your thoughts on this issue. Sin rely, r /'- G Randy arg Project Manager cc Don Williams Lotie 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax (206) 431-3665 PLANNING COMMISSION BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING FEBRUARY 23, 1995 (Adopted as amended 3/23/95) Members Present: Chairman Neiss, Vice -Chair Stetson, Messrs. Haggerton, Malina, Meryhew, Flesher and Marvin. Representing Staff: Jack Pace, Ann Siegenthaler, Randy Berg, Don Williams, Sylvia Schnug. Chairman Neiss called the meeting to order at 7:05 p.m. There were no citizens comments. Approval of Minutes January 7, 1995: Mr. Meryhew: On pages 11 and 12, there are two different consensus listed for map #29. I think we had decided on low density residential with community resource overlay. The consensus of office on page 12 should be deleted. Perhaps Staff can verify and correct the minutes. Mr. Pace: On Saturday you will get a composite of all the map area changes you made. At that time you can look at that and verify the correct designation for map area #29. Delay approval of minutes until map designations are verified at February 25th meeting. TUKWILA COMMUNITY CENTER #L94 -0089 - Conditional Use Permit #L94 -0088 - Design Review #L95 -0007 - Special Permission Sign Ms. Stetson: I need to disclose that my daughter is currently employed by the Tukwila Parks and Recreation Department as a part time recreation leader. I am also personal friends with Don Williams and Lynn Devoir. Jack Pace: Do you feel that you will be able to remain impartial in your decision making? Ms. Stetson: I don't believe it will have any impact on my decision. Mr. Marvin: I'd also like to note that my wife is on the parks commission. I don't feel that will bias me in any way. Planning Commission Page 2 February 23, 1995 Mr. Pace: Is there anybody in the audience that has any objections regarding these disclosures? No objections. Ann Siegenthaler presented the staff report. Tonight you will be looking at the first and probably only community center that the Planning Commission will review. I will present an overview, then other City staff members will go into some of the design details and rational. Randy Berg is the project manager for this and other projects for the City. Stan Lokting, the project architect, will talk more about the design concept. Fred Beck from Hough, Beck & Baird is here to answer questions about the site plan and landscape plan specifics. Don Williams from the City can answer questions on the historical background of the project. This is an important project for the community so we have tried our best to include the public in the decision making process. We have tried to notify everyone of this project and of the design proposal. Public involvement included: 1) a public meeting early in the process to select the architect for the project, 2) a Board of Adjustment public hearing on a previous height variance, 3) mailed a letter to residents within 300 feet of the project, 4) published notices in the paper, 5) posted the site, and 6) an open house was held on February 1st for the public to view the latest drawings. At those neighborhood meetings we provided comment sheets for anyone to fill out. We did not receive any from the February 1st meeting. We did receive a letter from Jim Joslyn that I would like to submit for the record at this time. He is a neighbor who lives across the street at 124th. His letter discusses the potential impacts of traffic at that entry drive on 124th. In your packets this evening are reduced copies of the drawings. The colored drawings on the wall behind you are the same design, but the building elevations are rearranged onto two drawings rather then three like you have in your packet. I would also like to distribute a reduced copy of the landscape plan, attachment "D ", to give you an orientation to the site and its surroundings. To help you in this I will pass around photographs of the site, exhibit "B ". The building is a 48,000 square foot building that's located near the river. The river runs on the south side of the site and across 42nd to the west. The streets bordering the site are 42nd Avenue South and S. 124th Street. The project includes a 327 stall parking lot, outdoor sports facilities, river trail, and river bank revegetation and enhancement for wildlife habitat. The building has several components: a main entry lobby, a gymnasium on the east side, and on the west side towards the river a senior and human services wing. There are three proposals before you tonight. The staff report in your packet contains a discussion of the decision criteria and staff recommendations for each. To summarize briefly, the first approval is for a conditional use permit. This is a non - residential project located in a residential zone. The applicant needs to obtain a conditional use permit. The five criteria listed in the staff report are intended to address impacts to residential areas. Staff feels that this project has addressed those types of issues. We did have some concern about the potential impact to pedestrians visiting the site Planning Commission Page 3 February 23, 1995 because there are currently no sidewalks. We recommended approval of the conditional use permit with sidewalks being built prior to opening as a condition of approval. The second approval that the City is requesting is design review. Because the project is within 200 feet of the river it requires design review. Randy and Stan will talk more about those criteria and how this project addresses each of those. The main concern that staff had were that minor refinements were needed. We suggested that the project include, 1) installation of a pedestrian path from 42nd directly to the main entry, 2) handicap stalls located close to the driveway be relocated over near the fitness wing which would provide more opportunities for those individuals to use those facilities, and 3) irrigation should be required for all landscaped areas. The third approval that the City is requesting is for a special permission sign. The sign code requires that any public facility in a residential zone obtain permission from the Planning Commission for their signs. In this case the City has proposed two monument signs, one at the 124th entry and one at the 42nd Ave. S. entry. The design for both signs is noted on building elevation A3.3 in your packet. Staff felt that the proposed signs were attractively designed and well integrated with the architectural design of the project. Therefore we felt the sign should be approved as proposed. I would suggest that as you go through each of these criteria you include the findings for each in your motion so it is clear for the record. Mr. Malina: As far as the SEPA determination was made, there's an indication that you've been negotiating with the Green River flood control for a river bank easement, what is the status of that? Ms. Siegenthaler: Green River Flood Control District has reviewed the project and they have not indicated any concerns. We typically provide a maintenance access easement along the river. Because the Flood District is going to maintain that area along the river, they require that the maintenance easement be the type that they require. It's simply a matter of preparing the proper forms, the agreements have been made between the City and the District. Mr. Malina: Under the SEPA determination, they are also indicating that you need some large stature trees along the riverbanks. Have they recommended a specific variety? Ms. Siegenthaler: I will let the landscape architect address that. I don't believe they have specified anything as yet. Mr. Haggerton: For the record I would like you to state the budgeted costs of the project and the method of financing. Ms. Siegenthaler: I will have to defer that to either Don Williams or Randy Berg. Mr. Meryhew: What's the significance of the archeological site and what is it going to protect? Planning Commission Page 4 February 23, 1995 Ms. Siegenthaler: The area was previously studied by Metro when they put in their trunk line, and also the City has hired a specialist to look at the area. They have recommended that we take certain steps to protect the area, one of which is to keep buildings out of the area and not plant trees whose roots would go below 12 inches. Mr. Meryhew: What is the relationship of the north entry exit to 44th Street? Ms. Siegenthaler: The north entrance is directly across from 44th Avenue, it should line up exactly. Don Williams, Parks and Rec. Director I would like to give you some historical background of this project. It is absolutely my true pleasure to be able to bring this project before you for your approval. I especially want to thank Ann Siegenthaler and Jack Pace for their help. We moved into the former Southgate Elementary school in 1978. In 1986 the City Council commissioned a feasibility study to look at what we might do to our existing building and what those costs would be. In 1988 the project died basically because we did not have a site for the potential building and there was a question of how we would fund the facility. In 1993 the City Council commissioned a feasibility study to look at location, cost and what elements a community center would include. Robert Wagner finished that study and by the end of the year (1993) the decision was made by the City Council to move forward with the Allentown site as the most logical site for the Center. Also a major decision was made to fund the Center by the sale of Council managed bonds. The sale of those bonds total $6 million dollars, but two projects were included in that budget, a new fire station for the Allentown area and the new Community Center. The site was a former King County parks site that was never developed. In 1994 we hired Randy Berg our project manager, and the City Council made the decision to select three architecture firms and commission them to prepare site plans and concepts of buildings. In the end, the ARC company and their sub - consultants were selected to design the Community Center. It is funded by Council managed bonds and also the City had saved $2 million in reserve for the replacement for both the fire station and the Community Center. Mr. Meryhew: Can you tell us about the archeological site? Mr. Williams: When the Metro sewer pipe came through they were required to do a study. They found an area about 1 /3 of a 12 acre site. Where the pipe line went through they had to do an archeological dig. They discovered bones from fish, shell, implement tools and fire effected rock and charcoal type material. We hired a national firm called Historical Research Associates, they have counseled us throughout the project and have given us advice on how we should go about protecting the area. We are allowed to put picnic tables or pathways on that site. They are requiring that the site be covered with a minimum of 18 inches of soil on top of the existing. Mr. Meryhew: What happened to the small boat ramp idea? Planning Commission Page 5 February 23, 1995 Mr. Williams: The parks and open space plan calls for a boat ramp for hand carried boats somewhere along the Green River. We thought this would be an ideal location. We realized that to meet the requirements of various agencies for in -river storage, the cost was going to be in the 100's of thousands of dollars. This location is greatly impacted by tidal influences which increased the cost of what we would have to do on the shoreline. We have 11 other sites to review for the boat ramp. To respond to a question earlier, the King County Flood Control District is only involved if we build improvements that meet their criteria, then they will accept maintenance of those improved areas. We make the improvements to their specifications and they get an access easement, then they'll accept to maintain those improvements. Mr. Meryhew: The hours of operation are stated as 6 a.m. to 6 p.m. Monday through Saturday. Mr. Williams: Monday through Friday the hours will be approximately 6:00 a.m. (for child care) until 9:30 p.m. On Saturday and Sunday we envision opening around 9:00 a.m.. Saturday may stay open until 11:00 p.m. and Sunday until 10:00 p.m. Mr. Neiss: Will the fitness center have weight lifting and other equipment? Mr. Williams: At 6:00 a.m. when the Center opens we will offer a range of equipment including the racquet ball courts. We would like to say it will be a full service health and fitness exercise area. The main reasons this site was selected was for the 12 acres, that it's near a main service corridor (Interurban), and can be accessed by 42nd. Based on a traffic study performed, 90% of the users will follow Interurban Avenue and 42nd Avenue bridge and enter off of 42nd. Mr. Meryhew: Will this Center be open to people outside Tukwila? Mr. Williams: to register first. This is a public facility. We have policies in place that allow Tukwila residents Mr. Haggerton: You mentioned $6 million in bonds and $2.1 million which was reserved for the fire station and the Center. What is the total budgeted cost of the Community Center? Mr. Williams: There were also some other moneys for the fire station. $2.1 million was dedicated to go to the Community Center. The overall budget for the Community Center including our street frontage improvements, parking, exterior improvements, shoreline work, and equipment, is a total of $8.1 million. We are submitting to you tonight not only the building and the parking, but also some sports fields which are scheduled to be built in 1996 -1997. There is additional funding for those sports fields. Right now we're looking at $600,000. Mr. Haggerton: Do you feel there is enough money to cover cost overruns? Planning Commission Page 6 February 23, 1995 Mr. Williams: We built in a contingency. We've had rough cost estimates and we will receive our first real cost estimates next week or the week after. Mr. Meryhew: Is that a full size adult soccer field that's being proposed? Mr. Williams: Yes. Mr. Neiss: You mentioned street frontage improvements as part of the total cost. Can you elaborate on that? Mr. Williams: The City has a requirement that any development that goes in normally has to put in street frontage improvements. The money for the street work comes out of a separate budget, a street budget. We will be doing design development which the Council recently authorized. Then it will be carried to plan specification development towards the end of this year. The goal is to have all street improvements completed by the time we open the doors of the Community Center. Ms. Stetson: What happens to the present Community Center? Mr. Williams: There is going to be a joint meeting with the City Council and the school board in May to discuss what to do with the former site. One recommendation was that the building would be removed and it would become a potential community park site. The City owns the building and the district owns the property. Randy Berg came to us from the City of Renton and was the project manager for the Renton Community Center. Randy Berg - Project Manager I've been working on this project for approximately one year. Since I have been here we have solicited public input in many ways. From the beginning of the project the public decided what facilities and activities should be housed in this building. We have also presented the drawings for the project at Tukwila Days. Public comment was almost unanimously in favor of the design that is being presented to you tonight. This project is being proposed to meet a real public need in Tukwila. Unlike many of the projects you review, our goals are very similar to your goals. This project is not profit driven, we are tying to create a facility that the community can be proud of. Regarding budget, City administration has made it very clear that we will bring this project in on budget. There are several ways we can bring it in on budget. Generally we consider bid alternatives. We generally look at the exterior of the building right up until the final bids are opened to determine what it will actually look like. But due to BAR requirements, we will be looking elsewhere for design contingencies. The archeological area is a unique area. We are trying to protect the site by bringing in fill and not planting deep rooted plants. The hope is that by doing that we will preserve the area for future generations. The other unique area of the site we are dealing with is the river bank. We have been Planning Commission Page 7 February 23, 1995 working with the State Dept. of Fisheries, King County Storm Water Management, and the Muckleshoot Tribal Fisheries to redesign the river bank. Originally we had planned to rip -rap and armor the whole bank. As a result of some of the comments received by those agencies, we decided we don't need to do the whole bank in terms of armoring, we can just provide maintenance access easement to the rest of the bank in an access bench. We are creating a 15 foot wide access bench (some places it's wider) and providing a river access trail. In terms of the river bank, we are trying to stabilize it from future erosion and improve the aquatic and wildlife habitat along the riverbank, create public access, and provide for future maintenance of the river bank area itself. Addressing the issue of 44th Ave. where the parking access is located, attachment C in the staff report shows the center line of 44th as drawn is offset by about 7 feet. The reason we've put that access in at that location is precisely the reason outlined in the letter from Mr. Joslyn, so headlights won't shine directly into someone's house. The access to and from the site relates directly to 44th, so the headlights will be shining down the street. The traffic study indicated that approximately 15% of the traffic will access the site by coming west on 124th. The vast majority will be using 42nd. About 80% of the total users will actually come over the 42nd Street bridge. Mr. Meryhew: What is the right -of -way on 44th? Mr. Berg: 60 feet. Mr. Neiss: Regarding the archeological site, on the blue prints you show that part of the outline of that site actually goes up into the parking lot. Mr. Berg: It just touches the corner of the parking lot. The Historical Research Associates have not expressed any concern at all. Mr. Neiss: Is that site going to be marked in any way? Mr. Berg: We would like to put in interpretive signage. Mr. Malina: In the beginning of this packet it says it's a 48,000 square foot building with 327 parking stalls. Yet in your application you show this as 52,000 square feet. Mr. Berg: At the time we applied it was 52,000. We had to make adjustments to the plan based on the schematic design cost estimate. We eliminated the running track which made the gymnasium quite a bit smaller and made other spaces more efficient. These changes were made about two months ago. Mr. Malina: On attachment B in your application, you show a revision as of 1/19/95. In that revision you are still saying it's a 52,000 square foot building. Mr. Berg: I did make some revisions to the statement, I'm sorry I didn't revise the square footage. Planning Commission Page 8 February 23, 1995 Mr. Malina: How much traffic would be generated on 124th? Mr. Berg: Total number of trips generated per day we anticipate to be 1,940. Mr. Malina: Is there bus service on 124th? Mr. Berg: No, but there is on 42nd. Mr. Malina: Is there a possibility of negotiating with Metro to provide a second shelter or move the existing shelter further down towards this path on 42nd? Mr. Berg: I can't speak for Metro but we're certainly willing to make the attempt. Mr. Malina: You are showing an 8 foot drop off of a storm water pipe. Is that surface water? Mr. Berg: That's correct. It will be biofiltration and an oil water separator. There will be a control manhole which restricts release to when the river is below 12,000 cubic feet per minute. Mr. Haggerton: You said that if you went into budgetary problems you can make exterior changes up to the last minute? Mr. Berg: I said that would be the normal way we would do a project. In this case we are locking ourselves in. If we are going to bid alternates we will have to deal with interior finishes and other aspects. Mr. Malina: Where are the HVAC unit? Mr. Berg: The chiller is going on top of the racquet ball courts and is fully screened. The rest of the units are in a mezzanine level. The building itself is one story but there is a second story for mechanical equipment. Mr. Meryhew: Regarding handicap access and bike racks, are you in agreement with Staffs recommendation? Mr. Berg: We are in favor of staffs recommendation. We have provided the six required handicapped stalls. The majority of those will be near the senior center entry. We will move two to the athletic wing. Mr. Meryhew: How about moving a bike rack between the senior center and the main entry? Mr. Berg: It seems reasonable that we can place one at the other wing. Planning Commission Page 9 February 23, 1995 Stan Lokting. ARC Architects I would like to say how glad we are to be here. When we began looking at the site, we had a wide open space and there were many ways to approach the project. We looked at three key areas, 1) the site design, 2) how do you match the program to appropriate architectural forms, and 3) look at how the site fits into Tukwila and Tukwila's history. Looking at the site, we thought it was important to link the building and the site in meaningful ways. First, we looked at the main entrance and how the geometry of the parking lot could facilitate an understanding of the site organization and the building. Radial parking design focuses you to the main lobby and the heart of the building and creates opportunities for pedestrian linkages from the parking lot to the center of the building. The other area we looked at was the south side of the building. We oriented a whole group of outdoor activities using the south light and linked them to the other side of the building. The key attribute is the river. The building opens its wings out to the river and has a good response to activities that occur along the river edge. Also related to the site issues is how do you design a building, 48,000 square feet, in a way that the massing of the building did not encroach on the nearby residential uses. We looked at ways of designing the key areas of the building so that massing would be minimized for adjacent uses, primarily residential. That dictated where the gymnasium would be. We also dealt with program issues. There are social multi - purpose uses that occur on the west wing of the building and active recreation uses on the east wing. Each has their own entrance which focuses back to the main architectural feature of the facility which is the central lobby. Within that area will be a bell from a former school in the City that has historical significance. We've also looked at entrances to the room once you're inside the building. What you see on the elevations are a series of dormer elements. Those are related to residential architecture. They light the entrances to the rooms inside so there is a direct relationship from the inside to the outside. That is also seen from the outside of the building. The last entrance we looked at was an entrance from inside to outside. It has to do with bays which project from the buildings edge. From a context point of view, we began the whole process looking at the Tukwila Tomorrow document to find out what was really key in how the City should develop. We found that a sense of history and a sense of place that reflected that history was a key issue. We feel we've come up with a building that is timeless, not meant to be trendy. This is a 60 year building with a connection to the past. Regarding the question about the mechanical mezzanine locations, there are two wings on the building. The lobby is a volume that intersects those two wings. There are actually two mechanical rooms at the mezzanine level. One is within the attic space of the senior area and another above the gymnasium. That has allowed for minimum exterior mechanical equipment to be shielded. The two pieces that need to be shielded are the chiller and the exterior exhaust fan units at the kitchen. Those will be shielded with materials similar to the exterior of the building. Mr. Neiss: Will there be any covered picnic areas? Planning Commission Page 10 February 23, 1995 Mr. Lokting: Not in this phase. We have planned one in the sports field area as a future development. Ms. Stetson: Does the Fireside Lounge include a fireplace? Mr. Lokting: Yes a gas fireplace. On the exterior side of that will be a BBQ which will use the same chimney. Fred Beck, landscape architect with Hough, Beck & Baird It is a pleasure to be here as part of the design team for this facility. We tried to develop the Landscaping for this project in a unique way. It isn't all grass and ornamentals. We have tried to develop a demonstration of a variety of types of landscapes, being more responsive to water conservation and using recycled products. We are trying to reduce the hard surfaces by using grass creep pavers where appropriate. We are also using drought tolerant plants and native vegetation. The parking area is a strong directional parking facility. Between the parking stalls we're looking at a biofiltration swell with the use of plant materials to help cleanse the storm water runoff from the parking lot. The water will be moving from the parking lot into these swells then into a system before it actually gets into the Green River. Across from the entrance to the building, as part of the parking lot, there will be a flag plaza with appropriate flags and accent landscape. In the south river edge we are using plant materials that were part of the King County storm water management program and following their directions exclusively. Part of these plant materials will be developing wildlife habitat areas. The development along the river will be basically natural in character, in keeping with the native habitat that everyone wants to see along the river banks. There will be trees of stature along the river bank. We have placed one tree every 30 feet but not in soldier fashion, they are clustered at the top edge of the bank. Most will be cedar, fir, Oregon ash and red alder varieties. In the senior area will be a senior garden spilling out onto an open lawn and picnic areas. Phase one of the sports fields will include a seeded area. Mr. Malina: You've indicated an area where you are putting in seven filberts. Why not hazelnuts? Mr. Beck: We are putting in hazelnuts also but they will be smaller in size because of availability. We are putting in the filberts because that is the outer edge of the fire lane. The fire lane is going to be of grasscrete products, so there has to be some kind of definition between the regular grass and the surface for the fire trucks. Mr. Malina: It says here they will be 4-5 feet in height. Mr. Beck: That's the planting height. Mr. Malina: How do you feel about a requirement for an irrigation system? Planning Commission Page 11 February 23, 1995 Mr. Beck: We are using several different types of irrigation. We are going to use a temporary or limited system in the parking lot area because once that plant material is established we won't need to irrigate consistently. The lawn areas for general lawn use will have a conventional irrigation system. The areas adjacent to the building, where the plant material is more ornamental, will also have an irrigation system, probably a drip type. Mr. Marvin: Attachment J talks about trees in the bank. Is that part of your planning? Mr. Beck: That will be an engineering function. That's taking various types of woody material in conjunction with rip -rap material and combining them into a more natural material. Mr. Marvin: Are you familiar with the process of how they put these trees into the bank? Mr. Beck: I just know they will do a mixture of materials. I can't respond to the connection devices. Ms. Siegenthaler: That detail comes directly from the Department of Fisheries and has been reviewed and approved. It's a standard detail that the City uses on other projects where the river bank is being disturbed. The Muckleshoot have reviewed these details and have indicated their concurrence with the type of large woody debris and other habitat features we've added. Mr. Marvin: I was curious how they put it in there and if there was danger of possible erosion with the leverage of the current. Ms. Siegenthaler: That is why that is embedded so far back in the bank to prevent that very thing from occurring. Mr. Neiss: Why did you chose "Little Leaf Linden" trees to surround the front edge off of 124th? Mr. Beck: It is a standard street tree that won't get too big. It has a yellowish leaf color in fall and winter. As part of our plant selection we tried to develop a plant palate which would have a variety of seasonal color. Mr. Neiss: I noticed that this type of tree attracts bees. Mr. Beck: Yes they do during the spring when the flowers are out. Mr. Neiss: Is there another species that would accommodate the same thing? Mr. Beck: I'm sure we could find another suitable option. Ms. Siegenthaler: Perhaps Mr. Beck could address the earlier question about the six trees planted as a SEPA condition along the river. Planning Commission Page 12 February 23, 1995 Mr. Beck: On attachment D you will see some of those trees at the south west corner of the project along the top of the river bank. As you move through to the north east or upstream, you will also see some tree clustering occurring by the gymnasium. Mr. Malina: Has the water control district provided you some latitude as far as species and how many you are actually required to have? Mr. Beck: We were to put one for every 30 feet. We clustered the trees within the given number of plants that were required. We have some latitude in plant selection on the river front but we are following King County's recommendations to put shrubs along the bank. Mr. Malina: Do you feel comfortable with the landscaping budget for this project? Mr. Beck: Yes. Jim Joslyn, 4408 S. 124th I am the author of the letter you received tonight. I've lived in this home for nearly 20 years. One of the reasons I've stayed in this area this long is it's urban country setting, and the enjoyment of the field across the street. Most of the neighbors who live on 124th would like to stop the project from going through. My main objection is the traffic and the entrance on S. 124th. That street is continually becoming busier and busier with more truck traffic from the Burlington Northern hub. If people are going to be coming in and out where the street comes out and is adjacent 44th, no matter which way they turn, their headlights will be shining on someone's house. With the Center open until midnight there will be that privacy issue to deal with. The other issue is safety. As much traffic as there is on that street it is dangerous having people coming out of the entrance and being hit by a vehicle traveling on 124th. There is the possibility of a car being shoved into our yards. The big trucks don't always observe the speed limit through there. I had the opportunity to say home yesterday and did a poll of the semi -truck traffic. Between 10:15 and 11:15 a.m. there were 102 semi's going down that street. From 3:45 to 4:45 there were 92 trucks. That is just the truck traffic. There is also Boeing traffic because it's an easy access to Skyway and back down over to Renton. The designers are saying that only 15% are going to use that entrance. I disagree. I think we're going to bring a lot of people down from Skyway. Right now it takes me 5 -10 minutes to get out of my driveway. I would prefer to see that entrance totally blocked off. Regarding the landscaping along 124th, we do enjoy our view of Mt. Rainier, I'd hate to lose it. Planning Commission Page 13 February 23, 1995 Juanita Leckband, 4402 S. 124th With the sign and the parking lot being on that corner it would cause a lot more people to just hang around creating more noise and traffic. We are a small community and the parks have been refurbished in the last few years. I don't see the need for such a large facility. Mr. Haggerton: Are you on the flight path of Boeing field? Mr. Joslyn: Not directly, it's about two blocks down. We are a small community in that particular area. Currently we are dealing with the water and sewer updates. Because of the patching done on the streets, when a truck goes by it shakes our house. We've been dealing with that since last summer. We have complained often to the City of Tukwila but we feel like we're a forgotten community. Mr. Haggerton: Are either one of you members of the Duwamish Improvement Club? Mr. Joslyn: I have not gone to that only because of my working hours. Mr. Haggerton: You made the comment that your neighbors along 124th shared your opinion. I would like to know how wide spread that was. Ms. Stetson: The staff outlined ways they have attempted to get the public involved. Did you receive notices mailed to your home? Mr. Joslyn: What I received, as I outlined in my letter, was one dated February 8th. That gave us to the 18th to respond. As I outlined, I was on a business trip and did not get back until the 14th. Ms. Stetson: How did you hear about this meeting tonight? Mr. Joslyn: Jack Pace responded to my letter and I received a mailing for the meeting tonight. Art Buffington, 12244 45th Avenue South The rush hour traffic is getting a lot worse on 124th. They said the pavings wouldn't be perfectly in line with 44th. I think you should make those center lines align so that if the need ever arises for a stop light you won't have a problem. Wherever you put the entrance it should be in line with the street you are intersecting. There will be a need for a stop light because traffic is getting worse. Mr. Malina: Did you get letters from the City notifying you of public hearings? Mr. Burrington: I saw the one for tonight and some in the early planning stages. I am in favor of the Community Center in this location. I am concerned hearing tonight that the entrance would be 7 feet off center from 44th. Planning Commission Page 14 February 23, 1995 Roe Decker, 12253 45th Avenue South I've lived there for 30 years. When I first moved there you could walk out in that street anytime you wanted to. I'll guarantee you that if you put a crossing coming out on 44th where it's at, within a year you will have 20 deaths right there if you don't put a stop light. You can't tell me that 80% of traffic will use one entrance when it's not very far from the 42nd Avenue bridge. When you have a big truck behind you, you won't make a left, they'll go down to 124th and make a left and go back to 42nd. The City of Tukwila had a height variance when they built all those buildings on the south side of the river. All of a sudden they came out with Boeing, up in the air they go. Blocked every view I had from my house. They say they send out letters to everybody. They do not. I've got three places down there. One belongs to my daughter and one belongs to my boy. I'm the only one that gets it. The houses are in their names. Mr. Malina: If you would leave your son and daughter's name and address here we'll make sure the City is aware of that and they will start receiving the information. Mr. Decker: When you go through with that foot path, how far down is that going to go? Ms. Siegenthaler: The path will be located above the ordinary high water mark in most cases. In terms of where it is relative to the top of the bank of the Community Center site, it appears from the master site and grading plan that the path will be at about elevation 8 or 10. The top of the bank is at elevation 13 -14. Mr. Decker: I hope they forget about the trees on 124th. If the City doesn't take better care of those then they do the trees further down the street, all the neighbors will have to be cleaning them up. Mr. Haggerton: Have you looked at a lighting diagram for the project? Do you think the lighting will bother you at night? Mr. Decker: Probably will, no doubt about it. They need to put in higher fences for tennis courts. Frederick Walker, 4208 S. 124th St. My driveway is about 50 feet from the intersection of 124th and 42nd. It's real interesting trying to get into my driveway in the afternoons. When a truck stops at a stop sign his trailer hangs halfway into my driveway. The traffic has gotten steadily worse in the five years I've lived there. They put in the Metro sewer pipe, and one of my drain fields collapsed. In talking with the City engineers they said it would be late this summer before the sewer line that went up 43rd St. would be tested and on line. It would be another two years before the one that went in front of my house went on line. This project's supposed to be done before that. Does that mean they will tear up the pavement twice, once for the sewers and once for the Community Center? I would like you to take a look at the traffic on 124th before sticking a light in there. A light would make it almost impossible for me to get to my driveway in peak traffic time. Mr. Haggerton: What is the posted speed limit on 124th? Planning Commission Page 15 February 23, 1995 Mr. Walker: 30 m.p.h. Mr. Meryhew: You're at the stop sign so you don't get the brunt of the speed of the traffic do you? Mr. Walker: No. Mr. Meryhew: Staff, can you give us a feel for what is happening on the gateway bridge? Mr. Pace: (hard to hear - #0830) The City Council last year chose to approve the first year of the CIP. In the month of March the Council will be going through and updating the six year CIP. I can't make a statement as to the current status. The Allentown area residents are faced with lots of changes. The City is making improvements with parks, storm water, ewer and the water system. If you recall in the transportation discussion of the Comp Plan, there were plans to reroute that traffic without going through Allentown. Mr. Meryhew: Didn't the Duwamish Improvement Club want this facility? Mr. Pace: They were the ones that came before the Council and pushed for the project. Art Burrington: The Duwamish Club did push hard to get the Community Center down in that area. They figured that if the Center went in that area the City would be less reluctant to put some more money in the area for improvements. Ms. Stetson: Where do you get your information to update the mailing lists? Why do some people get missed? Ms. Siegenthaler: For all these projects that come before you, the City has a standard procedure for obtaining addresses and mailing labels. That information is obtained directly from the King County Assessors office. The missing information can be from change of ownership, for example. Ms. Stetson: Is it just people who own property rather than renters? Ms. Siegenthaler: We require mailing to both property owners and residents. The key is the parcel number or the address. We use a variety of methods for public notice. One is to mail directly with the most updated information that we have available to us from the County. Two, we also publish the notice in the newspaper. Thirdly, we posted the site, and fourth we try to get articles in the Hazelnut. Mr. Neiss: When was the notice posted on site? Planning Commission Page 16 February 23, 1995 Ms. Siegenthaler: The minimum requirement is 10 days prior to the public hearing. A month ago we posted, noting there would be shoreline issues discussed. There has been notification at the site for at least one month. Mr. Neiss: Can you address the concern about the timing of the sewer project, paving, and the Community Center? Ms. Siegenthaler: The street improvements we are told will be installed prior to the opening of the Community Center. Our anticipated opening is the summer of 1996. With regards to the sewer improvements I can't speak to the timing of that. We have limited control over that aspect. Mr. Flesher: Are the street improvements delineated anywhere in this report? Ms. Siegenthaler: The street improvements are not proposed as part of this project. We don't yet know what all the street improvements are going to look like. There will be sidewalks and improved right -of -way and a signal at 124th and 42nd. Mr. Berg: We are working with public works and are also contributing the monetary amount for curb, gutter, sidewalk and street improvements. Public works has assured us that the frontal improvements will be done before we open the building. Metro came through this site and put the main sewer trunk line through. Part of the agreement was that they would put in a man hole for us to tie into. There is no plan to pave 124th or 42nd and tear it up again. I sympathize with the neighbors, I've watched the sewer line go through the neighborhood. Public works has talked about the possibility of the bridge which will go across the river and through the gateway community at 133rd. They are in favor of it but do not have the funding. We have agreed to contribute a fair share to put in a traffic light on the corner of 124th and 42nd if it is found to be warranted. That will be determined by the Public Works Department and a traffic engineering decision. Mr. Malina: Why are you offset by seven feet? Mr. Berg: We have no requirement to align a driveway entrance with an intersection, We don't want the headlights shining in residents houses so the entrance is across the street from the road. Mr. Haggerton: How would your project be hampered if you had no entrance or exit at 124th? Didn't you only say that 15% of your total traffic would use 124th? Mr. Berg: I can't imagine how everyone would get out on 42nd. I would anticipate that for a major event that all the cars can't back up at the 42nd street exit. Mr. Neiss: How would only one entrance work for the fire and emergency requirements? Mr. Berg: I think we could meet the fire access requirements with one exit. I'm not sure feasibility wise how it would work as a site plan. At the Renton Center there are two entrances. One minor Planning Commission Page 17 February 23, 1995 one off of Houser St. and a major one off Maple Valley Highway. There have been traffic impacts of traffic backing up at the Maple Valley exit. We don't anticipate many events where we will have many groups leaving at one time at the Tukwila Center, but given the possibility of that, I'm having trouble envisioning only one exit. Regarding the comments of the possibility of deaths because of traffic, we have done everything we can to mitigate the traffic including widening the street to allow for off - street parking. Sidewalks are not shown at this point in the project because we don't know how public works wants us to build them. We plan on either contributing to the construction costs or bringing them in as part of this development. Mr. Malina: How do you feel about an additional walking path off 42nd onto the site? Mr. Berg: I'm in favor of it. That was a good comment. Mr. Malina: There is a canopy across the front of the project, but nothing on this side (shown on plan). Would it be appropriate to extend the canopy? Mr. Berg: We can't afford it and I don't think it would be practical. There is a fire lane that goes between the dumpster and the building. The canopy at the mall entrance was originally proposed but we cut it for budgetary reasons. Working with the planning staff it was reinstated as being an important feature that related the building geometry and the parking lot. Mr. Haggerton: What have you incorporated in the building design for noise abatement? Mr. Lokting: The ceiling structure of the multi- purpose areas, the ones that are more subject to noise control, are sheet rock on the bottom of ceiling joists and channels which are attached to the ceiling joist. There is also insulation within the ceiling structure itself. On top of the sheet rock is acoustic tile for noise abatement within the room. Mr. Meryhew: headlights? I'd like to ask Randy about the exit on 44th. Why is the 7 foot offset better for the Mr. Berg: I said we tried to align it with 44th because we felt the headlights going up 44th was better then the headlights going into someone's yard. The entry is aligned with the right -of -way. We're slightly offset because of the constraints of the site. Mr. Meryhew: Could you put a little jog in the road for 7 feet at the entry? Mr. Berg: If we wanted to put a traffic light in, the signal would work with a 7 foot offset as well it would work without it. You often see intersections that are slightly offset. I would think that if it became a strong desire we could probably find a way to meet center line to center line. Art Burrington: When the City is doing the mailings for the neighborhoods, I suggest you get your mailing list from the water district, I know they would never forget to send my water bill to me. Planning Commission Page 18 February 23, 1995 Jim Joslyn: Regarding the entrance on 124th, the neighbors have commented that this will be a speed way for cars going through at night. No matter if you offset the entrance or it is dead center, the headlights will shine in people's houses. Our bedrooms face 124th. Mr. Neiss closed the public hearing at 9:20 p.m. Five minute break. Mr. Neiss: We have been asked to reopen the public hearing for rebuttal by the applicant (9:30 p.m.). Mr. Berg: It sounds like most of the citizen comments were addressing traffic. The traffic study indicated the total mitigation required would be the traffic light at 42nd and 124th. It was the opinion of the traffic experts that this site barely warranted a light on 42nd and 124th. Listening to citizen comments, I think we may also be able to further mitigate possible impacts by landscaping on the opposite side of the road to screen people's houses from headlights. Public works will decide what the frontal improvements and pavement will be. I'm not able to address whether there will be a left turn in or right turn out at this time. Mr. Williams: There was a comment made about lighting the sports fields (tennis courts, soccer, etc.). At this time that is not part of the proposal. On February 13th at the City Council meeting they discussed the street projects. At a Community Of The Whole meeting, the Council took a voice vote whether to authorize public works to do a full street design for 124th between 42nd and 50th, and 42nd between the bridge and 124th. The vote was to authorize public works to proceed with the schematic designs to be completed this year. They will begin plans and specifications the end of this year. The goal is to begin construction early 1996 to complete the project before the doors open for the Community Center in mid - summer. The City Council has not adopted a six year CIP plan, they have only adopted 1995. Within a few months they will begin to review the six year plan. In the action the Council took on the 13th, they indicated they will fund the frontage improvements in addition to what moneys our budget will be putting in for curb, gutter, and sidewalks for the areas m front of the Community Center. Mr. Haggerton: What will the lighting be in the parking lot? Mr. Williams: There will be pole lights between the main walking corridors and to limit spillage, the walkway corridors and the lights in front of the building are the low bollard type. King County purchased this property with 1968 forward thrust funds. The intent since 1970 -1972 has been for a park or recreational site. The community has had a nice piece of vacant property, but the intent has been since that purchase that some day it would be developed. Mr. Malina: How does staff feel about aligning the entrance with 44th? Planning Commission Page 19 February 23, 1995 Ms. Siegenthaler: I think it is something that could be explored. It would certainly have implications for the site plan. We might lose some parking stalls. This project does meet the minimum standards, but it has been shown at the Renton Center that a use such as this really requires more than the minimum. Our traffic engineers did review this project with that alignment and didn't see any problems. Mr. Malina: Is there going to be a marked crosswalk? Ms. Siegenthaler: We won't know until street improvements are completed by Public Works. It is very likely we will have a crosswalk at the intersection of 42nd and 124th. I'm not sure of the location of any other crosswalks. Mr. Malina: Wouldn't it be appropriate to have a crosswalk across 124th at that entrance? Don't we want to encourage neighbors to come to the project that live on that side? Ms. Siegenthaler: There are two competing issues. One, allowing and encouraging people to get to the site, two, balancing that goal with potential safety issues. If we are going to signalize the intersection and that's the safest place for people to cross, we'd encourage them to cross there rather then an unsafe location further down the street. Mr. Malina: It looks like we're only putting sidewalks on one side of 124th. If we make it part of the conditional use to put a sidewalk up 42nd and down 124th Mr. Pace: It's not part of the Conditional Use. Mr. Malina: To encourage those who are on the other side of 124th (without sidewalks) wouldn't it be a smart idea to put a cross walk at the entrance there? Kids will not go down to the light at 42nd to cross then walk back to the entrance, they will take a short cut. With the amount of traffic on 124th we would want to encourage the truckers to be aware that there are kids and seniors going to this facility. Ms. Siegenthaler: We're dealing with unknowns. This project as a matter of course will be required to put in perimeter sidewalks at a minimum. Ms. Stetson: Are you saying that this is beyond the scope of our decision making for this evening? Ms. Siegenthaler: There's another half of the issue, the safety factor, that we don't have the expertise represented at this time to address. We all agree with the goal of encouraging people to use this site. At the same time we also need to look at the safety issue. You might think about putting in a condition that the applicant work with the traffic engineers to look into the crosswalk issue. Planning Commission Page 20 February 23, 1995 Mr. Meryhew: We could also put in a requirement that you align the exit with 44th and install crosswalks, or come back before the Planning Commission and explain why that won't work. Mr. Williams: We had an opportunity to talk about the alignment of the driveway at the break. We will align that entrance with 44th, so we are asking you to make that a condition tonight. Please encourage us to work with Public Works as a condition to investigate the crosswalks. There is no disagreement with your thoughts of alignment and safety. Mr. Neiss closed the public hearing at 9:55 p.m. Special Permission Sign #L95 -0007 Mr. Meryhew: It looks like they did a good job on the signs. They are low and attractive, I think they are outstanding. MR. MERYHEW MOVED TO ACCEPT STAFF'S FINDINGS AND CONCLUSIONS ON L95 -0007 TO APPROVE SIGNS AS PRESENTED. MR. MALINA SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Conditional Use Permit #L94 -0089 Mr. Malina: I think staff is correct to put the sidewalks in as part of the conditional use. Mr. Haggerton: If we have a strong commitment from Public Works that the streets surrounding the Community Center will be approved prior to opening, do you want to make that part of the conditional use? Ms. Siegenthaler: Those won't be completed together. Mr. Pace: This applicant doesn't have that under his control authority. MR. MALINA MOVED TO APPROVE L94 -0089 BASED UPON STAFF'S FINDINGS AND CONCLUSIONS AND RECOMMENDATIONS. MR. MERYHEW SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Design Review #L94 -0088 Mr. Meryhew: I would like to see the addition of bike racks between the main entry and senior entry. I am also in favor of the alignment of the entry with 44th. Mr. Neiss: I would like to see the archeological site marked with some type of identification marker to help the citizens have some connection with the past of Tukwila. Secondly, I would like to see an alternate species of trees along 124th which doesn't attract bees but still provides the same type of coloring and beautification. Planning Commission Page 21 February 23, 1995 Ms. Stetson: There may be a difference between bees and yellow jackets. The bees provide pollination, yellow jackets are more aggressive and do the stinging. I don't think it's a problem to encourage bees, I think they are beneficial. Mr. Malina: Do we have to make an amendment to the application showing 48,000 square feet versus 52,000 square feet on both attachments "U" and "B "? Ms. Siegenthaler: If we note it as a correction for the record I think that will suffice. Mr. Haggerton: I'd like to state also that we're approving the project based on the exterior materials and color scheme we see before us. If there are any changes to either of those two, the project has to come back before the BAR. Mr. Marvin: Is the future phase with the ball parks etc. a confirmed commitment following the completion of the major part of the project? Ms. Siegenthaler: It will not be an immediate development. Ms. Stetson: I believe the parks director stated 1997. Mr. Malina: Overall, I like this project. The Community has been waiting a long time for this to come through. I like the landscaping, it shows a lot of character. MR. MALINA MOVED TO APPROVE L94 -0088 BASED ON STAFF'S FINDINGS AND RECOMMENDATIONS WITH THREE ADDITIONAL RECOMMENDATIONS: 1. ALIGN THE COMMUNITY CENTER ENTRANCE ON 124TH WITH 44TH AVE. 2. ADD BIKE RACK BETWEEN MAIN ENTRANCE AND SENIOR ENTRANCE, PREFERABLY CLOSER TO THE SENIOR PORTION. 3. PROVIDE AN HISTORICAL INFORMATIONAL MARKER FOR THE ARCHEOLOGICAL SITE. 4. ENCOURAGE THE APPLICANT TO WORK WITH PUBLIC WORKS ON A SOLUTION TO THE SAFETY ISSUES OF CROSSWALKS, PRIMARILY AT THE INTERSECTIONS OF 42ND AND 124TH AND 124TH AND 44TH. MS. STETSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. L95 -0005: Comp USA Sign Area Increase Mr. Pace gave the staff report. I would like to enter in the record a color copy of the proposed sign. They are asking special permission to increase existing sign area from 82 square feet to 123 square feet. "Comp USA" is already there, the additional square footage will allow for "Computer Super Store ". As noted in the staff report, the code requires a setback of 20 feet. The setback of the existing building is over 600 feet. When you look at the side of the building, the 6% area, that allows the Planning Commission Page 22 February 23, 1995 applicant to go to the 120 square feet. Based upon the distance back from the street, the surrounding signs and the adjacent buildings, staff felt this enlargement would not be out of character or proportion to the building. Staff is recommending that it be approved. Mr. Haggerton: The signage doesn't include the framework does it? Mr. Pace: No, the signage includes the boundary of "Comp USA" and "Computer Super Store." Pam Combs. Tube Art. PO 34333 Seattle. 98124 -1333 Comp USA is built but they have not opened yet. The capsule is part of their trademark, it needs to be underneath to explain what Comp USA is. We sized the Comp USA down so we could add the capsule and stay within the 6% allowance. The sign is in red which is in keeping with the other colors and signs in the center. Mr. Malina: Will it be illuminated? Ms. Combs: Individual letters with neon inside. Mr. Neiss closed the public hearing. MR. HAGGERTON MOVED TO APPROVE L95 -0005 BASED ON STAFF'S FINDINGS AND CONCLUSIONS AND RECOMMENDATIONS. MR. FILESHER SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Ms. Siegenthaler: (discussion of agenda for February 25th meeting - unable to hear) Mr. Haggerton: Is it possible to get a briefing on the new make -up of the City Council? The letter they sent to the applicant said it would be finalized Friday the 24th and announced Monday the 27th. I understand that didn't happen so I wondered what did happen. Meeting adjourned. Prepared by, Diane Medler Tukwila Community Center Page 16 inviting "processional experience" to the Community Center. The rotunda's added roof overhang and covered canopy together "anchor" the rotunda to the rest of the building. Similarly, proposed revisions to the dormers improve the design. Dormers are still effective, but have been scaled down, to be more compatible with the overall building scale. The proposed Community Center design provides a high degree of attention to detail. It uses high quality materials which have a durability and richness suited to an important civic structure, and which respond to the building's historical and site context. 5. Miscellaneous Structures & Street Furniture. Further refinement of main public areas with site furnishings would improve these areas. This would also enhance the passive recreation opportunities on the site. ESIGN REVIEW RECOMMENDATIONS: Staff recommends that the Tukwila Community Center be approved with the following conditions. Refinements should be made by the applicant and submitted to staff for administrative approval. 1. To better respond to the pedestrians approaching from 42nd Avenue, the site plan shall include a path from 42nd Avenue to the main building entry. 2. To provide better handicapped access, a minimum of 2 handicapped stalls at the main 'entry drive shall be relocated east of the entry rotunda, closer to the fitness wing entrance. 3. Automatic irrigation shall be provided for all planted areas, except for the native riverbank plantings where irrigation shall be optional. all 4' ,ilibc,5? e en/ -2c th7tleze 6 a-ZekCf& 2 aiedcS ✓i,Ae(r7 6 Z. ' 71)te Tukwila Community Center Page 15 The arrival sequence is enhanced with the landscaped flag plaza as the user approaches the main entry. 3. Landscape and Site Treatment. The applicant has provided, in general, a quality landscape plan. The perimeter is adequately screened, natural features are enhanced, and quality outdoor public spaces are provided. The site plan creates an appealing processional experience from the street to the entry lobby, and a high quality "people place" at the entry. Lighting is adequate for public safety and will provide attractive accents to the building and site design at night. However, the plan needs additional refinement in a few areas. To better respond to the pedestrians approaching from 42nd Avenue, the site plan should include another path. This path should run from 42nd Avenue around the edge of the demonstration compost garden, to the main building entry. Handicapped stalls located close to the main entry drive may create potential conflicts with entering traffic. Also, concentrating all handicapped stalls here tends to discourage use of other building areas. To better serve less -abled visitors, a minimum of 2 handicapped stalls at the main entry drive on 42nd Avenue should be relocated to the fitness wing entrance. With the possible exception of native plantings subject to inundation at the riverbank, all landscaped areas should be irrigated. There should be provision for at least temporary irrigation of native plant areas. This help ensure long- term plant survival throughout the project's lifetime. The applicant has agreed that these revisions would be desirable. 4. Building Design. The Tukwila Community Center will be an important and highly visible civic facility serving the citizens of Tukwila for years to come. Recognizing this, the applicant has attempted to design a building which denotes the sense of "civic place" appropriate to the importance of the building to the community. For example, the community center has a strong entry element and design concept which is inviting to the community. At the same time, the project is generally sensitive to its residential neighborhood location. It also takes advantage of the river front setting. The applicant has made many revisions in order to continually improve the building's design. The most recent revisions (Attachments N, 0) are an example. Proposed revisions to the entry rotunda make the rotunda much more effective as a main entry. The covered canopy will be provide an ee:,7at,>rGeo:./.Celtk I A F F I D A V I T %Notice of Public Hearing O Notice of Public Meeting O Board of Packet fl Board of Packet Li Planning Packet Adjustment Agenda Appeals Agenda Commission Agenda O F D I S T R I B U T I O N hereby declare that: ODetermination of Non - significance • Mitigated Determination of Nonsignificance. IlDetermination of Significance and Scoping Notice O Notice of Action Official Notice 0 Short Subdivision Agenda 0 Other Packet fl Notice of Application for E Other Shoreline Management Permit 0 Shor` j el�ine Management Permit e was pr d to each of the following addresses on I u 15c P(A5UsIfe-D Oh Name of Projectl'AP1j/VtLkV ( File Number 1.-14 44 Signature City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will be holding a public hearing at 7:00 p.m. on February 23, 1995 located at City Hall Council Chambers, 6200 Southcenter Blvd. to discuss the following: PLANNING COMMISSION PUBLIC HEARING PROJECT: TUKWILA COMMUNITY CENTER Conditional Use Permit #L94 -0089 Special Permission Sign #L95 -0007 APPLICANT: City of Tukwila PROPOSAL: Construction of a 40000 sq. ft. multi- purpose recreational facility on a 12.8 acre site along the Duwamish River. The project will include indoor and outdoor recreation facilities, offices, softball and soccer fields, events plaza, public river trail, a 330 -car parking lot, biofiltration swales, sidewalks and landscaping. Approximately 480 linear feet. of riverbank will be regraded, armored with rip -rap, and revegetated to • improve habitat. Also proposed is a freestanding site sign of 60 sq. ft. in area. Planning Commission approval is required for public facility signs in residential areas (TMC 19.32.080). LOCATION: 42nd Avenue South and South 124th Street S.E. 1/4 Sect. 10, Twn. 23, Rge. 4 BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING PROJECT: TUKWILA COMMUNITY CENTER Design Review #L94-0088 APPLICANT: City of Tukwila PROPOSAL: Construction of a 45,000 sq. ft. multi - purpose recreational facility on a 12.8 acre site along the Duwamish River. The project will include indoor and outdoor recreation facilities, offices, softball and soccer fields, events plaza, public river trail, a 330 -car parking lot, biofiltration swales, sidewalks and landscaping. Approximately 480 linear feet of riverbank will be regraded, armored with rip -rap, and revegetated to improve habitat. LOCATION: 42nd Avenue South and South 124th Street S.E. 1/4 Sect. 10, Twn. 23, Rge. 4 PLANNING COMMISSION PUBLIC MEETING PROJECT: COMP USA, L95 -0005 APPLICANT: Pam Combs, Tube Art PROPOSAL: Approval of a 122.85 sq. ft. sign based on doubling of the setback. LOCATION: 17400 Southcenter Parkway, Tukwila. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times February 10, 1995 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. A F F I D A V I T XNotice of Public Hearing ree P-�rr 0 Notice of Public Meeting LI Board of Adjustment Agenda Packet LI Board of Appeals Agenda Packet Planning Commission Agenda Packet 0 Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: fl Notice of Application for Shoreline Management Permit fl Shoreline Management Permit fl Determination of Non - significance fl Mitigated Determination of Nonsignificance O Determination of Significance and Scoping Notice O Notice of Action Official Notice 11 Other Other was mailed to each of the following addresses on Name of Project C'64I4.4O%//77 CeNT Signature File Number -��/9(- GVer • :_. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will be holding a public hearing at 7:00 p.m. on February 23, 1995 located at City Hall Council Chambers, 6200 Southcenter Blvd. to discuss the following: PLANNING COMMISSION PUBLIC HEARING PROJECT: TUKWILA COMMUNITY CENTER Conditional Use Permit #L94 -0089 Special Permission Sign #L95 -0007 APPLICANT: City of Tukwila PROPOSAL: Construction of a 48,000 sq. ft. multi - purpose recreational facility on a 12.8 acre site along the Duwamish River. The project will include . indoor and outdoor recreation facilities, offices, softball and soccer fields, events plaza, public river trail, a 330 -car parking lot, biofiltration swales, sidewalks and landscaping. Approximately 480 linear feet of riverbank will be regraded, armored with rip -rap, and revegetated to improve habitat. Also proposed is a freestanding site sign of 60 sq. ft. in area. Planning Commission approval is required for public facility signs in residential areas (TMC 19.32.080). LOCATION: 42nd Avenue South and South 124th Street S.E. 1/4 Sect. 10, Twn. 23, Rge. 4 6300 Southcenter Boulevard, Suite #100 • 'Tukwila, Washington 98188 • (206) 41313670 • Fax (206) 431-3665 BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING PROJECT: TUKWILA COMMUNITY CENTER Design Review #L94 -0088 APPLICANT: City of Tukwila PROPOSAL: Construction of a 48,000 sq. ft. multi - purpose recreational facility on a 12.8 acre site along the Duwamish River. The project will include indoor and outdoor recreation facilities, offices, softball and soccer fields, events plaza, public river trail, a 330 -car parking lot, biofiltration swales, sidewalks and landscaping. Approximately 480 linear feet of riverbank will be regraded, armored with rip -rap, and revegetated to improve habitat. LOCATION: 42nd Avenue South and South 124th Street S.E. 1/4 Sect. 10, Twn. 23, Rge. 4 PLANNING COMMISSION PUBLIC MEETING PROJECT: COMP USA, L95 -0005 APPLICANT: Pam Combs, Tube Art PROPOSAL: Approval of a 122.85 sq. ft. sign based on doubling of the setback. LOCATION: 17400 Southcenter Parkway, Tukwila. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times February 10, 1995 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. Re:` 01- 79- 0032 -38 (12400 4 ?nd Ave S) Verline E Harris 10529 SE 213th St Kent WA 98031 -2046 Re: 01- 79- 0000 -80 (12244 42nd Ave S) Resident 12244 42nd Ave S Tukwila WA 98178 Re: 01- 79- 0001 -00 (12258 42nd Ave S) Larry & Evelyn Howe 14548 SE 51st St Bellevue WA 98006 Re: 01 -79- 0001 -40 (12247 43rd Ave S) Curtis J Sweeney 12253 43rd Ave S Tukwila WA 98178 Re: 01- 79- 0003 -00 (12240 43rd Ave S) Sandra Deleza 12240 43rd Ave S Tukwila WA 98178 Re: 01- 79- 0003 -20 (4304 S 124th St) Kim M Anderson 112 5th Ave SW Pacific WA 98047 Re: 01- 79- 0003 -40 (4316 S 124th St) Jeffrey Greenway 4316 S 124th St Tukwila WA 98178 Re: 01 -79- 0003 -65 (12249 44th Ave S) Laurence Weikum 12249 44th Ave S Tukwila WA 98178 Re: 01- 79- 0005 -55 (4408 S 124th St) Jim Joslyn 4408 S 124th St Tukwila WA 98178 Re: 01 -79- 0005 -75 (4426 S 124th St) Resident 4426 S 124th St Tukwila WA 98178 01- 79- 0032 -38 (12400 42nd Ave S) Resident 12400 42nd Ave S Tukwila WA 98178 Re: 01- 79- 0000 -90 (12250 42nd Ave S) James & Jessie Baker 19 East Cresta Way Chula Vista CA 91910 Re: 01- 79- 0001 -00 (12258 42nd Ave S) Resident 12258 42nd Ave S Tukwila WA 98178 Re: 01- 79- 0002 -90 (12248 43rd Ave S) Jack Jay Carlson 2024 S 304th St Federal Way WA 98003 -4845 Re: 01- 79- 0003 -15 (12254 43rd Ave S) Phillip E & Charlene Gearhart 219 S 107th St Seattle WA 98168 Re: 01- 79- 0003 -20 (4304 S 124th St) Resident 4304 S 124th St Tukwila WA 98178 Re: 01- 79- 0003 -50 (4318 S 124th St) Laurie Dearinger 4318 S 124th St Tukwila WA 98178 Re: 01- 79- 0003 -80 (12245 44th Ave S) Gayle M Jacobsen 12245 44th Ave S Tukwila WA 98178 Re: 01- 79- 0005 -65 (4412 S 124th St) David J Siquaw 4412 S 124th St Tukwila WA 98178 Re: 01- 79- 0005 -35 (12254 44th Ave S) James D Hunley 12254 44th Ave S Tukwila WA 98178 •::e: 01- 79- 0000 -80 (12244 42nd Ave S) Ben Kolstad 12238 42nd Ave S Tukwila WA 98178 Re: 01- 79- 0000 -90 (12250 42nd Ave S) Resident 12250 42nd Ave S Tukwila WA 98178 Re: 01- 79- 0001 -05 (4208 S 124th St) Frederick F Walker 4208 S 124th St Tukwila WA 98178 Re: 01- 79- 0002 -90 (12248 43rd Ave S) Resident 12248 43rd Ave S Tukwila WA 98178 Re: 01- 79- 0003 -15 (12254 43rd Ave S) Resident 12254 43rd Ave S Tukwila WA 98178 Re: 01- 79- 0003 -30 (4306 S 124th St) Cassandra Extine 4306 S 124th St Tukwila WA 98178 Re: 01- 79- 0003 -60 (12253 44th Ave S) Ioan Nistor 12253 44th Ave S Tukwila WA 98178 Re: 01- 79- 0005 -50 (4402 S 124th St) Donald & Juanita Leckband 4402 S 124th St Tukwila WA 98178 Re: 01- 79- 0005 -75 (4426 S 124th St) Robert J Levack 29707 4th Ave SW Federal Way WA 98023 Re: 01- 79- 0005 -25 (12242 44th Ave S) Aaron Prestegaard 12242 44th Ave S Tukwila WA 98178 Re: 01- 79- 0006 -00 (12245 45th Ave S) Lorene L Mathis 12245 45th Ave S Tukwila WA 98178 Re: 01 -79- 0007 -85 (4518 S 124th St) George G Gomez 4504 S 124th St Tukwila WA 98178 Re: 01 -79- 0007 -45 (12244 45th Ave S) Arthur & Brenda Burrington 12244 45th Ave S Tukwila WA 98178 Re: 01 -79- 0008 -20 (12245 46th Ave S) Resident 12245 46th Ave S Tukwila WA 98178 Re: 01- 79- 0009 -85 (Lot 19 -20 Allntwn Add) Daniel C Aragon 4610 S 124th St Tukwila WA 98178 Re: 01- 79- 0010 -25 (12253 47th Ave S) Charlie & Rose Marie Ross 12253 47th Ave S Tukwila WA 98178 Re: 01- 79- 0030 -25 (Lot 5 -7 Blk 14 Allntwn) Mackey L White 4615 S 124th St Tukwila WA 98178 Re: 01- 79- 0027 -15, 35, 36 (4609, 4621, 4627 S 125th St) Stephen A Pearce 605 SW Ambaum Blvd Seattle . WA 98166 Pam Carter 4115 S 139th St Tukwila WA 98168 Nancy Lamb Foster Community Club 4251 S 139th St Tukwila WA 98168 Re: 01- 79- 0005 -85 (12253 45th Ave S) Roe S Decker 12253 45th Ave S Tukwila WA 98178 Re: 01- 79- 0007 -85 (4518 S 124th St) Resident 4518 S 124th St Tukwila WA 98178 Re: 01- 79- 0008 -10 (12253 46th Ave S) Arben Marku 12253 46th Ave S Tukwila WA 98178 Re: 01- 79- 0009 -65 (12246 46th Ave S) Thomas M Applegate 12246 46th Ave S Tukwila WA 98178 Re: 01- 79- 0009 -95 & 1005 (4610 S 124th St, Lot 23 Allntwn Add) Daniel C Aragon 4610 S 124th St Tukwila WA 98178 Re: 01- 79- 0030 -05 (4603 S 124th St) Albert D Capellaro 1728 Lake Ave S Renton WA 98055 Re: 01- 79- 0030 -30 (4623 S 124th St) Jacqueline Baca 4623 S 124th St Tukwila WA 98178 Re: 00- 04- 8000 -03 (12600 Interurban) Sammis PCA Partners Saris Regis Group 6755 S 216th St Kent WA 98032 Virginia Cross, Chairperson Muckleshoot Indian Tribe '9015 172nd Avenue S.E. uburn, WA 98002 'Re: 01 -79- 0007 -82 (4504 S 124th St) George G Gomez 4504 S 124th St Tukwila WA 98178 Re: 01- 79- 0007 -55 (12252 45th Ave S) Harry & Arlene Steinberg 12252 45th Ave S Tukwila WA 98178 Re:01- 79- 0008 -20 (12245 46th Ave S) Daniel C Aragon 4610 S 124th St Tukwila WA 98178 Re: 01- 79- 0009 -75 (12252 46th Ave S) Eldon Knight 12252 46th Ave S Tukwila WA 98178 Re: 01- 79- 0010 -10 (4616 S 124th St) David C Swanson 4616 S 124th St Tukwila WA 98178 Re: 01- 79- 0030 -05 (4603 S 124th St) Resident 4603 S 124th St Tukwila WA 98178 Re: 01- 79- 0027 -00 (4603 S 125th St) Iwao Hirano 4603 S 125th St Tukwila WA 98178 Re: 00 -04- 8000 -02 (12642 Interurban) Seattle City Light Property Mangement 1015 Third Ave Seattle WA 98104 iiiimmettt wies'Traint� iraiiimakhiggis 0 Mr. Roger Baker DUWAMISH IMPROVEMENT CLUB 11662 42nd Avenue South Tukwila; WA 98168 • Dr. Michael Silver. South Central School Distr. 4640 South 144th Tukwila, WA 98168 A F F I D A V I T O Notice of Public Hearing XNotice of Public Meeting O Board of Adjustment Agenda Packet Board of Appeals Agenda Packet Lj Planning Commission Agenda Packet fl Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: fl Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit 0 Determination of Non - significance 0 Mitigated Determination of Nonsignificance ODetermination of Significance and Scoping Notice fl Notice of Action • 0Official Notice 0 Other 0 Other was mailed to each of the following addresses on 191629-sF ott .4-ri ea tt 't s (vv) Name of Project CaWfac//7 'C &J77Q File Number A P P I D A V I T I: hvgalinor 0 Notice of Public Q Notice of Public QBoard of Packet Board Of Packet Hearing Meeting Adjustment Agenda Appeals Agenda Planning Commission Agenda Packet 0 Short Subdivision Agenda Packet • O F D I S T R I B U T I O N ' hereby declare that: Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit • Determination of Non- significance Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice D Notice of Action D Official Notice ['Other' ' 0 Other was mailed to each of.the following addresses ,DISTRIBUTION: City Clerk Mayor • Adjacent - Property Owners • Property Owner (Applicant) Department of Ecology "(Shorelarids) Muckleshoot Indian Tribe 'Faxed to Seattle Times (Publication on File Name of Project 6yroitIN (./U% 4 Signature aulea it K EO,N9 File Number Lgef ./ 94- lS /O5' on 12 -16 -94 and 12- 23, -94) • NOTICE OF APPLICATION FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT PERMIT ACTIVITY #: L94 -0105 NOTICE IS HEREBY GIVEN that CITY OF TUKWILA has filed an application for a SHORELINE SUBSTANTIAL DEVELOPMENT permit for: Construction of a community recreation and meeting center for the City of Tukwila including 52,000 s.f. of building area, a 350 space parking lot, outdoor park, and 1,000 + /- linear feet of shoreline stabilization. LOCATED AT: 12403 46 AV S within the SE 1/4 OF SECTION 10, TWN. 23, RGE. 4 in Tukwila, King County, Washington. The said development is proposed to be within.200 feet of the Green River /Duwamish and /or its associated wetlands. Any person desiring to express his views or to be notified of the action taken on this application should notify ANN SIEGENTHALER DEPARTMENT OF COMMUNITY DEVELOPMENT, PLANNING DIVISION, CITY OF TUKWILA, 6300 SOUTHCENTER BOULEVARD, SUITE 100, TUKWILA, WASHINGTON 98188, in writing his interest within 30 (thirty) days of the final date of publication of this notice which is Dec 23, 1994. Written comments must be received by Jan 23, 1995 Published in : Seattle Times - Dec 16, 1994 2nd Publication: Seattle Times - Dec 23, 1994 Distribution: City Clerk, Mayor, Adjacent Property Owners, Department of Ecology, Property Owner, File Re: 01 -79- 0006 -00 (12245 45th Ave S) Lorene L Mathis 12245 45th Ave S Tukwila WA 98178 Re: 01- 79- 0007 -85 (4518 S 124th St) George G Gomez 4504 S 124th St Tukwila WA 98178 Re: 01 -79- 0007 -45 (12244 45th Ave S) Arthur & Brenda Burrington 12244 45th Ave S Tukwila WA 98178 Re: 01 -79- 0008 -20 (12245 46th Ave S) Resident 12245 46th Ave S Tukwila WA 98178 Re: 01 -79- 0009 -85 (Lot 19 -20 Allntwn Add) Daniel C Aragon 4610 S 124th St Tukwila WA 98178 Re: 01 -79- 0010 -25 (12253 47th Ave S) Charlie & Rose Marie Ross 12253 47th Ave S Tukwila WA 98178 Re: 01 -79- 0030 -25 (Lot 5 -7 Blk 14 Allntwn) Mackey L White 4615 S 124th St Tukwila WA 98178 Re: 01 -79- 0027 -15, 35, 36 (4609, 4621, 4627 S 125th St) Stephen A Pearce 605 SW Ambaum Blvd Seattle WA 98166 Pam Carter 4115 S 139th St Tukwila WA 98168 Nancy Lamb Foster Community Club 4251 S 139th St Tukwila WA 98168 Re: 01- 79- 0005 -85 (12253 45th Ave S) Roe S Decker 12253 45th Ave S Tukwila WA 98178 Re: 01 -79- 0007 -85 (4518 S 124th St) Resident 4518 S 124th St Tukwila WA 98178 Re: 01 -79- 0008 -10 (12253 46th Ave S) Arben Marku 12253 46th Ave S Tukwila WA 98178 Re: 01 -79- 0009 -65 (12246 46th Ave S) Thomas M Applegate 12246 46th Ave S Tukwila WA 98178 Re: 01 -79- 0009 -95 & 1005 (4610 S 124th St, Lot 23 Allntwn Add) Daniel C Aragon 4610 S 124th St Tukwila WA 98178 Re: 01- 79- 0030 -05 (4603 S 124th St) Albert D Capellaro 1728 Lake Ave S Renton WA 98055 • Re: 01- 79- 0030 -30 (4623 S 124th St) Jacqueline Baca 4623 S 124th St Tukwila WA 98178 Re: 00- 04- 8000 -03 (12600 Interurban) Sammis PCA Partners Saris Regis Group 6755 S 216th St Kent WA 98032 Karen Walter Muckleshoot Indian Tribe Fisheries Dept 39015 172nd Ave SE Auburn WA 98092 Re: 01- 79- 0007 -82 (4504 S 124th St) George G Gomez 4504 S 124th St Tukwila WA 98178 Re: '01-79-0007-55 (12252 45th Ave S) Harry & Arlene Steinberg 12252 45th Ave S Tukwila WA 98178 Re: 01- 79- 0008 -20 (12245 46th Ave S) Daniel C Aragon 4610 S 124th St Tukwila WA 98178 Re: 01- 79- 0009 -75 (12252 46th Ave S) Eldon Knight 12252 46th Ave S Tukwila WA 98178 Re: 01 -79- 0010 -10 (4616 S 124th St) David C Swanson 4616 S 124th St Tukwila WA 98178 Re: 01- 79- 0030 -05 (4603 S 124th St) Resident 4603 S 124th St Tukwila WA 98178 Re: 01- 79- 0027 -00 (4603 S 125th St) Iwao Hirano 4603 S 125th St Tukwila WA 98178 Re: 00- 04- 8000 -02 (12642 Interurban) Seattle City Light Property Mangement 1015 Third Ave Seattle WA 98104 Dorothy DeRodas Duwamish Improvement Club 3910 S 114th St Tukwila WA 98168 Re: 01 -79- 0032 -38 (12400 42nd Ave S) Verline E Harris 5206 25th Ave S Seattle WA 98108 Re: 01 -79- 0000 -80 (12244 42nd Ave S) Resident 12244 42nd Ave S Tukwila WA 98178 Rc: 01 -79- 0001 -00 (12258 42nd Ave S) Larry & Evelyn Howe 14548 SE 51st St Bellevue WA 98006 Re: 01 -79- 0001 -40 (12247 43rd Ave S) Curtis J Sweeney 12253 43rd Ave S Tukwila WA 98178 Re: 01 -79- 0003 -00 (12240 43rd Ave S) Sandra Deleza 12240 43rd Ave S Tukwila WA 98178 Re: 01 -79- 0003 -20 (4304 S 124th St) Kim M Anderson 112 5th Ave SW Pacific WA 98047 Re: 01 -79- 0003 -40 (4316 S 124th St) Jeffrey Greenway 4316 S 124th St Tukwila WA 98178 Re: 01- 79- 0003 -65 (12249 44th Ave S) Laurence Weikum 12249 44th Ave S Tukwila WA 98178 Re: 01 -79- 0005 -55 (4408 S 124th St) Jim Joslyn 4408 S 124th St Tukwila WA 98178 Re: 01- 79- 0005 -75 (4426 S 124th St) Resident 4426 S 124th St Tukwila . WA 98178 Re: 01 -79- 0032 -38 (12400 42nd Ave S) Resident 12400 42nd Ave S Tukwila WA 98178 Re: 01- 79- 0000 -90 (12250 42nd Ave S) James & Jessie Baker 19 East Cresta Way Chula Vista CA 91910 Re: 01- 79- 0001 -00 (12258 42nd Ave S) Resident 12258 42nd Ave S Tukwila WA 98178 Re: 01 -79- 0002 -90 (12248 43rd Ave S) Jack Jay Carlson 2024 S 304th St Federal Way WA 98003 -4845 Re: 01 -79- 0003 -15 (12254 43rd Ave S) Phillip E & Charlene Gearhart 219 S 107th St Seattle WA 98168 Re: 01 -79- 0003 -20 (4304 S 124th St) Resident 4304 S 124th St Tukwila WA 98178 Re: 01 -79- 0003 -50 (4318 S 124th St) Laurie Dearinger 4318 S 124th St Tukwila WA 98178 Re: 01- 79- 0003 -80 (12245 44th Ave S) Gayle M Jacobsen 12245 44th Ave S Tukwila WA 98178 Re: 01 -79- 0005 -65 (4412 S 124th St) David J Siquaw 4412 S 124th St Tukwila WA 98178 Re: 01 -79- 0005 -35 (12254 44th Ave S) James D Hunley 12254 44th Ave S Tukwila WA 98178 Re: 01- 79- 0000 -80 (12244 42nd Ave S) Ben Kolstad 12238 42nd Ave S Tukwila WA 98178 Re: 01 -79- 0000 -90 (12250 42nd Ave S) Resident 12250 42nd Ave S Tukwila WA 98178 Rc: 01 -79- 0001 -05 (4208 S 124th St) Frederick F Walker 4208 S 124th St Tukwila WA 98178 Re: 01- 79- 0002 -90 (12248 43rd Ave S) Resident 12248 43rd Ave S Tukwila WA 98178 Re: 01- 79- 0003 -15 (12254 43rd Ave S) Resident 12254 43rd Ave S Tukwila WA 98178 'Re: 01 -79- 0003 -30 (4306 S 124th St) Cassandra Extine 4306 S 124th St Tukwila WA 98178 Re: 01 -79- 0003 -60 (12253 44th Ave S) Ioan Nistor 12253 44th Ave S Tukwila WA 98178 Re: 01- 79- 0005 -50 (4402 S 124th St) Donald & Juanita Leckband 4402 S 124th St Tukwila WA 98178 Re: 01 -79- 0005 -75 (4426 S 124th St) Robert J Levack 29707 4th Ave SW Federal Way WA 98023 Re: 01- 79- 0005 -25 (12242 44th Ave S) Aaron Prestegaard 12242 44th Ave S Tukwila WA 98178 CHECKLIST: ENVI ONMENTAL REVIEW /SHORELINE Yr:RMIT MAILINGS FEDERAL AGENCIES ( )U.S. ARMY CORPS OF ENGINEERS ( )FEDERAL HIGHWAY ADMINISTRATION ( )DEPT. OF INTERIOR -FISH & WILDLIFE SERVICE WASHINGTON ( )U.S. ENVIRONMENTAL PROTECTION AGENCY ( )U.S. DEPARTMENT OF H.U.D. (REGION X) STATE AGENCIES ( )OFFICE OF ARCHAEOLOGY ( )TRANSPORTATION DEPARTMENT ( )DEPT. OF NATURAL RESOURCES ( )OFFICE OF THE GOVERNOR ( )DEPT. OF COMMUNITY DEVELOPMENT ( )DEPT. OF FISHERIES ( )K.C. PLANNING & COMMUNITY DEV, ( )BOUNDARY REVIEW BOARD ( )FIRE DISTRICT #11 ( )FIRE DISTRICT #2 ( )SOUTH CENTRAL SCHOOL DISTRICT ( )TUKWILA LIBRARIES ( ) RENTON LIBRARY (' )KENT LIBRARY ( )CITY OF SEATTLE LIBRARY ( )US WEST ( )SEATTLE CITY LIGHT ( )WASHINGTON NATURAL GAS ( )WATER DISTRICT #75 ( )SEATTLE WATER DEPARTMENT ( )GROUP W CABLE ( )OLYMPIA PIPELINE ( )KENT PLANNING DEPARTMENT ( )TUKWILA CITY DEPARTMENTS: ( )PUBLIC WORKS ( ) FIRE ( )POLICE ( )FINANCE ( )PLANNING ( )BUILDING ( )PARKS AND ORECREATION ( )TUKWILA MAYOR ( }DEPARTMENT OF SOCIAL & HEALTH SERVICES ( )DEPT. OF ECOLOGY, SHORELANDS DIVISION ( )DEPT. OF ECOLOGY, SEPA DIVISION* ( )DEPARTMENT OF WILDLIFE ( )OFFICE OF ATTORNEY GENERAL *SEND CHECKLIST WITH DETERMINATIONS AND *SEND SITE MAPS WITH DECISION RING COUNTY AGENCIES ( )KING COUNTY DEPT. OF PARKS ( )HEALTH DEPARTMENT ( )PORT OF SEATTLE ( }BUILDING & LAND DEV. DIV.- SEPA INFORMATION CENTER SCHOOLS /LIBRARIES ( )HIGHLINE SCHOOL DISTRICT ( )KING COUNTY PUBLIC LIBRARY ( )SEATTLE MUNICIPAL REFERENCE LIBRARY ( )SEATTLE SCHOOL DISTRICTS ( ) RENTON SCHOOL DISTRICT UTILITIES ( }PUGET SOUND POWER & LIGHT ( )VAL -VUE SEWER DISTRICT ( )WATER DISTRICT #20 ( )WATER DISTRICT #125 ( )CITY OF RENTON PUBLIC WORKS ( )RAINIER VISTA ( )SKYWAY CITY AGENCIES ( ) RENTON PLANNING DEPARTMENT ( )CITY OF SEA -TAC ( )CITY OF SEATTLE ( )CITY OF BURIEN ( )TUKWILA PLANNING COMMISSION MEMBERS ( )TUKWILA CITY COUNCIL MEMBERS OTHER LOCAL AGENCIES ( )PUGET SOUND REGIONAL COUNCIL ( )P.S. AIR POLLUTION CONTROL AGENCY ( )SW K.COUNTY CHAMBER OF COMMERCE ( )MUCKLESHOOT INDIAN TRIBE ( )DUWAMISH INDIAN TRIBE MEDIA ( )DAILY JOURNAL OF COMMERCE ( )VALLEY DAILY NEWS ( )METRO ENVIRONMENTAL PLANNING DIV. • OFFICE /INDUSTRIAL 5,000 GSF OR MORE RESIDENTIAL 50 UNITS OR MORE RETAIL 30,000 GSF OR MORE ( )HIGHLINE TIMES ( )SEATTLE TIMES PUBLIC NOTICE MAILINGS FOR PERMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section Applicant Other agencies as necessary (checked off on attached list) Include these documents: SEPA Determination (3 -part form from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings /Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed & sent to newspaper). SHORELINE MAILINGS Notice of Application: Notice of application for a substantial development Permit must be mailed to owners and to property owners within 300 feet of subject property, prepare an affidavit of publication, and publish two consecutive weeks with deadline for comments due 30 days after last newspaper publication date. Shoreline Permit: Mail to: (within 8 days of decision; 30 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General Applicant Indian Tribes Other agencies as necessary (checked off on attached list). Include these documents: Shoreline Substantial Development Permit (3 -part form from Sierra) Findings (staff report, if applicable) Shoreline Application Form (filled out by applicant) Drawings /Plans of project (site plan, elevations, etc. from PMT's) Site plan, with mean high water mark & improvements Cross - sections of site w /structures & shoreline _ Grading plan Vicinity map SEPA Determination (3 -part form from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed & sent to newspaper) Affidavit of Publication. (notice was published in newspaper). City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Director January 23, 1995 Dear Resident and Property Owner: The new Tukwila Community Center is coming to your neighborhood! Plans have been drawn up to transform the vacant lot at South 124th and 42nd Avenue South into a new 45,000 square -foot, multi- purpose Community Center. What is still being decided is how the outside of the Community Center will look and feel. Does the building have a hish quality architectural design? Is the landscaping attractive? These and other questions about the Community Center's design will be answered at an upcoming Planning Commission/Board of Architectural Review hearing. The Community Center will be an important focal point for the city as a whole, and especially for your neighborhood. We want to know what you think of the proposed design. You can bring your questions and comments about the new Community Center to two upcoming meetings: Public information meeting to answer your questions and to get your suggestions on the design. Comments received at this meeting will be forwarded to the Planning Commission. • Planning Commission public hearing to make a final decision on the design. You can make comments in person at the hearing. The meeting schedule is printed on the reverse of this letter. If you can't attend either meeting but have questions or comments, feel free to give me a call (431- 3670). Ann Siegenthaler Associate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Tukwila Community Center OPEN HOUSE City Hall Council Chambers Wednesday, February 1, 1995 G;;00 Southcenter Blvd. 6:00 p.m. to 8:00 p.m. Tukwila Tukwila Community Center PLANNING COMMISSION/BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING City Hall Council Chambers 6200 Southcenter Blvd. Tukwila Thursday, February 23, 1995 7:00 p.m. If you can't attend the Open House or Public Hearing, you can review draft drawings and plans of the Community Center at the Tukwila Department of Community Development, 6300 Southcenter Boulevard, Tukwila (431 - 3670). If you have any questions or suggestions on the Community Center design, feel free to contact Ann Siegenthaler, DCD, 431 -3670. RE CEIVE° Ma 2 1 1995 COMMUNITY_ EBr�Arai -1, c95 DEVELOPMENT 2, S-rEv E LA n c As1 (9 3 00 So v. -K, CE,-I-mit 61 VD T'v,.kw:�A wP- �(88 S cT efeAt- 1 v-kw: L p. IMF.. 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I t c4 e c( 4-b CA 2 i 9 1-4-S /4-s m 6+ D- .r p, is b +1 y� t a e� -1,r A -C-FS- c) A-,a Pe-l-e n-fi ►� -!o CL ; b-e n-6 to v` -t't. W ; -i-V\ e S S 1 n1 l a +•1 ; (J lJ o lJ ► n i O Lk PAS �� o pt ra o L3 so k`1-1, 1 a L(1', S-r r -ee-{- s pf \N-Qa1/4-o :1 u.Se S n-e e'% cA'i -h- 41 e__ Zoe) n - I-� -a-�F► c 'S P C ces S -ice S k y w i R .e.e- -b r-) , Sern i 1 tic 4 -2_ ut, r B1-L) 1\10 rt..` t e 2 1 P c1 c1� d -}Y a -- (`L A,4 D pa-4 -e rt-k # L_ PtCc_ i N o T-- 10-e_e_rJ Pt- O ress -ed w rl1- Hi. es 2s ft-1,l O e.s u3 ho P AT —t'te‘.tS iS NS or A- -Corr nn m rr. u.v i D "li % PvT o u �(L n eEn..,.LS A2A A eiciv -eAsAD, "1b --l-1 ; S m WEIL P rJ t v P.e-C- l l S.e 4 c4.. ,4 h12- e,-1-i ,n "iD CS C L S ) Ji,,4 .os1 ,,) 4402 S y �4 kG.); L,JA -7 to 3- 1(0(05 thsi /Oa X15, CONSULTANT AGREEMENT FOR ARCHAEOLOGICAL MONITORING SERVICES qs -iO3 2�2 THIS AGREEMENT is entered into between the City of Tukwila, Washington, herein -after referred to as "the City," and Historical Research Associates, Inc., hereinafter referred to as the Consultant," in consideration of the mutual benefits, terms, and conditions hereinafter specified. 1. Project Designation. The Consultant is retained by the City to perform archaeological monitoring during construction of the Tukwila Community Center. 2. Scope of Services. The Consultant agrees to perform the services, identified on Exhibit "A" attached hereto, including the provision of all labor, materials, equipment and supplies. 3. Time for Performance. Work under this contract shall commence upon the giving of written notice by the City to the Consultant to proceed. The Consultant shall perform all services and provide all work product required pursuant to this Agreement within three hundred sixty -five (365) calendar days from the date written notice is given to proceed, unless an extension of such time is granted in writing by the City. 4. Payment. The Consultant shall be paid by the City for completed work and for services rendered under this Agreement as follows: A. Payment for the work provided by the Consultant shall be made as provided on Exhibit "B" attached hereto, provided that the total amount of payment to the Consultant shall not exceed $9,825.00 without express written modification of the Agreement signed by the City. B. The Consultant may submit vouchers to the City once per month during the progress of the work for partial payment for that portion of the project completed to date. Such vouchers will be checked by the City and, upon approval thereof, payment shall be made to the Consultant in the amount approved. C. •Final payment of any balance due the Consultant of the total contract price earned will be made promptly upon its ascertainment and verification by the City after the completion of the work under this Agreement and its acceptance by the City. D. Payment as provided in this section shall be full compensation for work performed, services rendered, and for all materials, supplies, equipment and incidentals necessary to complete the work: E. The Consultant's records and accounts pertaining to this Agreement are to be kept available for inspection by representatives of the City and state for a period of three (3) years after final payments. Copies shall be made available upon request. 5. Ownership and Use of Documents. All documents, drawings, specifications and other materials produced by the Consultant in connection with the services rendered under this Agreement shall be the property of the City whether the project for which they are made is executed or not. The Consultant shall be permitted to retain copies, including reproducible copies, of drawings and specifications for information, reference and use in connection with the Consultant's endeavors. The Consultant shall not be responsible for any use of the said documents, drawings, specifications or other materials by the City on any project other than the project specified in this Agreement. 6. Compliance with Laws. The Consultant shall, in performing the services contemplated by this Agreement, faithfully observe and comply with all federal, state, and local laws, ordinances and regulations, applicable to the services to be rendered under this Agreement. 7. Indemnification. The Consultant shall indemnify, defend and hold harmless the City, its officers, agents and employees, from and against any and all claims, losses or liability, including attorney's fees, arising from injury or death to persons or damage to property occasioned by any act, omission or failure of the Consultant, its officers, agents and employees, in performing the work required by this Agreement. With respect to the performance of this Agreement and as to claims against the City, its officers, agents and employees, the Consultant expressly waives its immunity under Title 51 of the Revised Code of Washington, the Industrial Insurance Act, for injuries to its employees, and agrees that the obligation to indemnify, defend and hold harmless provided for in this paragraph extends to any claim brought by or on behalf of any employee of the Consultant. This waiver is mutually negotiated by the parties. This paragraph shall not apply to any damage resulting from the sole negligence of the City, its agents and employees. To the extent any of the damages referenced by this paragraph were caused by or resulted from the concurrent negligence of the City, its agents or employees, this obligation to indemnify, defend and hold harmless is valid and enforceable only to the extent of the negligence of the Consultant, its officers, agents and employees. 8. Insurance. The Consultant shall secure and maintain in force throughout the duration of this contract comprehensive general liability insurance, with a minimum coverage of $500,000 per occurrence and $1,000,000 aggregate for personal injury; and $500,000 per occurrence /aggregate for property damage. Said general liability policy shall name the City of Tukwila as an additional named insured and shall include a provision prohibiting cancellation of said policy except upon thirty (30) days prior written notice to the City. Certificates of coverage as required by this section shall be delivered to the City within fifteen (15) days of execution of this Agreement. 9. Independent Contractor. The Consultant and the City agree that the Consultant is an independent contractor with respect to the services provided pursuant to this Agreement. Nothing in this Agreement shall be considered to create the relationship of employer and employee between the parties hereto. Neither the Consultant nor any employee of the Consultant shall be entitled to any benefits accorded City employees by virtue of the services . provided under this Agreement. The City shall not be responsible for withholding or otherwise deducting federal income tax or social security or for contributing to the state industrial insurance program, otherwise assuming the duties of an employer with respect to the Consultant, or any employee of the Consultant. 10. Covenant Against Contingent Fees. The Consultant warrants that he has not employed or retained any company or person, other than a bonafide employee working solely for the Consultant, to solicit or secure this contract, and that he has not paid or agreed to pay any company or person, other than a bonafide employee working solely for the Consultant, any fee, commission, percentage, brokerage fee, gifts, or any other consideration contingent upon or resulting from the award or making of this contract. For breach or violation of this warrant, the City shall have the right to annul this contract without liability, or in its discretion to deduct from the contract price or consideration, or otherwise recover, the full amount of such fee, commission, percentage, brokerage fee, gift, or contingent fee. 11. Discrimination Prohibited. The Consultant, with regard to the work performed by it under this Agreement, will not discriminate on the grounds of race, color, national origin, religion, creed, age, sex or the presence of any physical or sensory handicap in the selection and retention of employees or procurement of materials or supplies. 12. Assignment. The Consultant shall not sublet or assign any of the services covered by this Agreement without the express written consent of the City. 13. Non - Waiver. Waiver by the City of any provision of this Agreement or any time limitation provided for in this Agreement shall not constitute a waiver of any other provision. 14. Termination. A. The City reserves the right to terminate this Agreement at any time by giving ten (10) days written notice to the Consultant. B. In the event of the death of a member, partner or officer of the Consultant, or any of its supervisory personnel assigned to the project, the surviving members of the Consultant hereby agree to complete the work under the terms of this Agreement, if requested to do so by the City. This section shall not be a bar to renegotiations of this Agreement between surviving members of the Consultant and the City, if the City so chooses. 15. Attorneys Fees and Costs. In the event either party shall bring suit against the other to enforce any provision of this Agreement, the prevailing party in such suit shall be entitled to recover its costs, including reasonable attorney's fees, incurred in such suit from the losing parry. 16. Notices. Notices to the City of Tukwila shall be sent to the following address: City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Notices to Consultant shall be sent to the following address: Historical Research Associates, Inc. 119 Pine Street, Suite 207 Seattle, WA 98101 17. Integrated Agreement. This Agreement, together with attachments or addenda, represents the entire and integrated Agreement between the City and the Consultant and supersedes all prior negotiations, representations, or agreements written or oral. This Agreement may be amended only by written instrument signed by both the City and the Consultant. DATED this 01 IA day of �.�c.. , 19 9S. CITY OF TUKWILA Attest/Authenticated: CONSULTANT By: �J Title: Approved as to Form: E. Cantu, City Clerk Office of the City Attorney HRA8 -95 CITY OF TUKWILA TUKWILA COMMUNITY CENTER SCOPE OF WORK MONITORING PLAN Background Information: Previous archaeological studies in the Community Center Project Area have established, with a significant degree of confidence, the boundary of 45K1431. The City worked with HRA during the design phase of the Project to ensure that the Community Center and its associated facilities would not affect significant archaeological deposits associated with the site. The established site area will be landscaped. Shrubs and trees in this portion of the grounds will be planted in mounded beds. Prior to landscaping, the City plans to spread approximately two feet of fill on top of the established site area to protect it from disturbance. After the fill has been placed, the mapped site boundary will be fenced to protect it. To ensure that significant archaeological deposits are not disturbed, HRA recommends monitoring by a professional archaeologist during construction - related activities within five meters of the established exterior boundary of 45K1431. Monitoring: HRA will provide construction monitoring at several locations outside the established site boundary to observe that shell and sheet midden deposits that might be buried within alluvial sediments adjacent to old channels of the Duwamish River are not disturbed during construction. A professional archaeologist shall monitor stabilization of the riverbank, excavation for the building foundation, and trenching for storm drain pipes and water main system. HRA anticipates using one or more archaeologists to monitor construction, depending on the scope of each task. Monitors will coordinate their efforts with the construction foreman and equipment operators, and will follow safety procedures set forth by construction personnel. When practicable, project monitors will direct equipment operators to remove sediment matrix in 20 -cm scrapes using toothless buckets /blades. Monitoring staff will observe excavation and ground disturbing activities in designated areas from a safe, but effective distance. Staff will watch as equipment operators deposit excavated sediment in backdirt piles. Trench walls will be shored for safety if it becomes necessary to enter a trench. Monitors will document their activities in field notebooks, photograph relevant archaeological remains and construction activities, and coordinate on a daily basis with HRA's Project Manager. HRA will cooperate with any parties that the City authorizes to assist or observe monitoring. Riverbank stabilization is to be one of the last construction efforts. The area to be impacted by this phase of construction extends from the southeastern boundary of the Project Area to the bend in the Duwamish River. Bidding /Construction Drawings C8 through C10 prepared by A.R.C. Architects (July 7, 1995) show the stabilization area in detail. Excavations for the building foundation (Drawings Cl, S2.1, and S2.2) and the storm drains (Drawing C4) and water system (Drawings C 11) are expected to begin before shoreline stabilization has been completed. If potentially significant archeological deposits are discovered during construction, the archeologist will request the construction supervisor to redirect construction so that the archeologist can evaluate the extent and character of the remains, and contact the City. If necessary, HRA will recommend a plan for more detailed evaluation of discovered archaeological remains and develop measures to mitigate potential adverse effects. If human remains are encountered during monitoring, ground disturbing activities shall cease in the immediate area and the construction supervisor will take reasonable action to secure the remains, and the City and Corps of Engineers will be notified immediately. HRA will assist by advising the City of any action it should take. CITY OF TUKWILA TUKWILA COMMUNITY CENTER EXHIBIT B PAYMENT SCHEDULE All payments shall be at the rates listed below and if fewer hours are involved to complete a task, then the lower cost shall be charged. TASK 1: CONSTRUCTION MONITORING (cost estimate per person day) LABOR RATE HOURS TOTAL Research Archaeologist $28.00 8 $224.00 Subtotal Task 1 Labor $224.00 DIRECT COSTS ITEM COST TOTAL Mileage 30 $0.35 $ 10.50 Supplies/Film 1 $5.00 $ 5.00 Direct Administrative Costs 5% $ 0.78 Subtotal Task 1 Direct Costs $ 16.28 Total Cost for Task 1 per 8 hour workday. $240.28 Less than 8 hours shall be prorated. This cost estimate assumes 30 days of fieldwork during which no significant cultural resources are discovered. Should field time extend beyond 30 days, HRA will re- evaluate the Task 2 cost Estimate. The daily cost estimate assumes an 8 hour workday. TASK 2: PROJECT MANAGEMENT AND REPORT PREPARATION LABOR RATE HOURS TOTAL Project Manager $80.00 2 $ 160.00 Project Archaeologist $43.00 50 $2,150.00 Research Archaeologist $28.00 4 $ 112.00 Administrative Asst. $35.00 2 $ 70.00 Subtotal Task 2 Labor $2,492.00 DIRECT COSTS Mileage Supplies/Film Communications FedEX/Courier Reproduction Direct Administrative Costs Subtotal Task 2 Direct Costs Total Cost for Task 2 COST $ 0.35 $20:00 $ 5.00 $20.00 $ 0.15 5% TOTAL $ 21.00 $ 20.00 $ 20.00 $ 40.00 $ 18.00 $ 5.95 $ 124.95 $2,616.95 RECEIVED JAN 2 0 1995 Tukwila Community Center Project Narrative The City of Tukwila proposes to construct a multi - purpose recreational facility on a 12.8 acre site along the banks of the Duwamish River. The site is located on 124th Ave. S. and S. 42nd St. in the Allentown neighborhood of Tukwila. The proposed Tukwila Community Center building is planned as a 45,000 square foot facility housing a full size gymnasium, 2 racquetball courts, a fitness and weight training room, locker rooms, administration and recreation offices, youth and teen center, arts and crafts space, child care area, general meeting space, multi - purpose banquet space and a senior adult activity center. Site improvements planned to accompany the new Community Center will include a 330 car parking lot. When completed the parking lot and building will cover about 30% of the site in impervious surface. Storm water from the building will be discharged directly to the river. Storm water runoff from the parking lot will be gathered in biofiltration swales, ran through an oil water separator and discharged to the river. Approximately 110,000 cubic feet of flood storage capacity will be added to the Duwamish river. An additional 20,000 cubic feet of storm water detention will be supplied on site. A control manhole will only release water from the parking area into the river when river volume is below flood stage. The river through this reach is subject to tidal influences. 480 lineal feet of the total 950 lineal feet of Duwamish River bank which fronts on the subject site.will be stabilized. Existing steep banks will be regraded to a 2 to 1 slope and a 15 foot wide access bench will be placed just above ordinary high water to accommodate future river bank maintenance needs. The stabilized bank will be armored with rock rip -rap, and woody debris in the form of logs with root balls attached. The line of the river bank will undulate to create pockets of quiet water, improving the aquatic habitat. The completed 'yank will be fully revegetated using native riparian species. Site landscaping will include perimeter trees and shrubs to screen the parking area and athletic fields, with lawns and planting beds around the building. Parking lot interior landscaping will use flood tolerant plants so that planting areas can also serve as biofiltration swales. Construction of the improvements .mentioned above is planned to begin in summer of 1995 with completion planned in summer of 1996. The proposed park and athletic •field improvements are scheduled for a second phase of construction in Spring of 1997. The athletic fields, picnic shelter, children's play area, outdoor basketball •/ court and tennis court are planned to be constructed in this phase. When completed the site will be fully landscaped and a complete irrigation sprinkler system will be included. A portion of the subject site has been identified as being of archaeological significance. This area is identified on the site plan. The entire site has had a subsurface survey done to determine the limits of the archaeologically significant area. This area does qualify for placement on the register of historic places. Site improvements have been planned to avoid any sub- surface disturbance of this area, preserving the site for future investigation. The following agencies and individuals have either been working with the City of Tukwila to develop the proposed improvements, or have been given the opportunity to review the City's plans: Phil Fraser Ann Siegenthaler Gary Schulz Don Williams Phil Schneider Andy Levesque Rod Malcom Walter Pacheco City of Tukwila, Public Works City of Tukwila, Dept. of Community Dev. City of Tukwila, Dept. of Community Dev. City of Tukwila, Dept. of Parks and Rec. Wash. State Dept. of Fisheries & Wildlife King Co. Surface Water Management Muckleshoot Indian Fisheries Muckleshoot Indian Cultural Affairs !ti ,, :VII VIA= Jajuao .fuununuo3 • 1P1/flJL C pr:J C � � 1 ==i C=J U 1r� 9 N U N N J Z a . d Q J U ------ - ,/ :11.:1111= Sro .�.= Vitiolt01iwAiMW 111111∎ 11110. *UP' 4111, MP' MI, i1 ii • -= aI4r4∎4W116- iiii► ( Ply; :qi < 0 A PLANT SCHEDULE SCIENt7FIC /COMMON NAME 0 Ors'. SClENTWIC /COMMON NAME SIZE/REMARKS NOIDAESYM YUXiU Jawao Ounultuo,3 1M4 T" o o 0 0 000(D • . . i'. li iO 1 14' „ — Ii. 1,- :'u o171 414 )14 a.i; 41. 414 414 ■in :,..ilj q:1; .■ t■,' c;; c; P.,1 k a 'ff 6 Ll :;`, :-■ g . q 11'11 ^ 1, LY 1 1-, ,4 9F i41 4 ... . :t1 it i; lEt aEt tEt :*Et, 11,14 .= r: AI 1014 .16.i. 1.64 000®Ooeo 00000 ta -a • ,s 'Lk' ,L9 £00/ZOOW11 SuT23101 'S 311V CZCI3ZZCIMZSi EZ:60 28/2T/Z0 v. . * • :)..\111P,T.II 'V'11.11.11:1,1 (1) 2 0 g . z , g w is i icrilwri-TrITI------• ,_. . c? ,.. „. -. •.-_ ] i ,•... .... . , .-_,._._.-.\ ... , • . - ,, /. --,-, ,,\ , $ . ,t-i\. ,' . .,8\ i.- .., ._.-1 ,„.-. • 1 -:.. -...-, I l'`., '\\*---'--- /_. : :,:—.-C; ;:, \ .... 11. \ ,_-:;...;•,\ 1 1 , 1 ■' ::-.\, V: ---\ \- r-,'-.\f-:.-- -X L'} 1 1 '6 j_.. /...:-..-- T -IA , \ ::-\ \,....®;._>, v.- -..--tN\ ..— r:___- (.....:..„:...„(›:?2, \:,.. -:%.,-,:.:.0,../,;611 . . . ..„ ! ( ®.--,..,\- ,-.us_0:-\<:,,--•:\,.,-:';/"•1121,6:::-..6-:;') ii 1 , .. , . , . ,„:..c,,. .A.,., \--,:,:, :::...':,,,,„',,-7-,-/-;,'ili IL T --I .-.T ;,,2./ ',,,,,i-,•-• 11 '1114' ,x i„, ,,,.., K.z.„,,. ,,,71,:: :.,,,,:ii 11.2, /,-1,-pt:-) //,..-.11;,----;:r- i ••//, i i ' 1 LL1t I H L41..;9?' c , ELECTRICAL SITE PLAN S 3AV ONZ4 -se., mats- ikvAiraiis. • 111111 Hi I I'll NOZOMISSI; Jajua,9 ifouncutuo,9 6 • • mewl 1.74 VM Un. j0,1'1111 a NOICItif YU= Jajuao ifyunturliop EVA4 • 1 MP 1014 1.1 .M E0 20* • OVNII W* 204 .1 MAUI '1 'mum Jajuao Aguntutuoj 211M4131/ • • WNW • .40 404 ••••01*. *WM VAS .W1 •NVOI 74, asaC" A7razw6 Whirl u� 1 (10 'Mg 414M0 Ailmarn IWO NI I MN I • TO: FROM: Ann Siegenthaler RE: COMMUNITY CENT R: Design Review, Conditional Use revisions DATE: January 4, 1995 City of Tukwila John W. Rants, Mayor Department of Community Development Randy Berg M E M O R A N D U M Rick Beeler, Director DCD has completed a preliminary review of the Conditional Use and Design Review applications for the Community Center. To meet Board of .Architectural Review (BAR) and Conditional Use Permit criteria, the applications need to be revised as noted below. Note that this is a preliminary list. Other issues may arise with subsequent, more detailed reviews; more specific comments can be expected after revisions are submitted. SEPA and Shoreline review comments will be forwarded separately. To keep on schedule for the Open House (tentatively scheduled for 2/1/95) and the BAR hearing (tentatively scheduled for 2/23/95), these revisions must be completed and submitted to DCD by 1/9/95. A. CONDITIONAL USE PERMIT 1. Provide a set of mailing labels, as noted in application checklist. Other issues are similar to those for Design Review; see below. B. DESIGN REVIEW 1. Provide a materials board, including sign materials. 2. Provide revised building drawings showing accurate building height, square footage, etc. 3. Provide revised site plan showing proposed revisions in sports courts at the east side of the building. 4. Provide reduced 8 -1/2 x 11 drawings which show above revisions and which match the large drawings (the ones submitted did not). 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ( Memo Community Center 1/4/95 Page 2 5. Ensure that a bar scale, north arrow and date appear on all large and reduced drawings. Site plan 6. The main entrance and portico should provide a grand entrance and appropriate processional experience to the community center. The dramatic parking lot plan should have an appropriate ending at the building entrance. It is not clear from the very conceptual drawings whether this is achieved. It is strongly recommended that space between the main entrance and the parking lot, including the flag plaza, be refined to provide a well- defined entry court or plaza. In addition, the senior entrance, fitness entrance, and main entrance should be designed as quality outdoor spaces for the public which are safe, inviting, and relatively free from. auto /bike /ped conflicts. They should include appropriate furnishings, such as seating, bike racks, and special paving, covered waiting areas, and spaces designed to accommodate future public artwork. Submit drawings which reflect the importance of these areas, and which show appropriate details (see comments under "Street Furniture & Site Details "). 7. Show on site plan and in details how proposed "pedestrian promenade" will provide safe and attractive passage to the main entrances. As noted in earlier meetings, .incorporate special paving or other mechanism to distinguish these pedestrian corridors. 8. "Truck Loading" at front entrance is indicated on reduced drawings. All truck loading areas should be located in less conspicuous, low- traffic area. 9 Show details of dumpster /recycle and community garden area, size, how dumpsters are screened, whether facilities such as wash basins, or tool storage will be provided for gardens, how service vehicles manoeuver, how service area functions compatibly with adjacent pedestrian area. 10. Many lines on the site plan appear to denote features and materials; clearly identify on the site plan what these features are, and construction material, such as wood trellis, concrete retaining wall, chainlink fence with cedar slats, etc., 11. Along with outdoor spaces, quality public buildings take advantage of opportunities to incorporate public artwork. Public art can include paving inlays, sculpture which provides seating, or murals. The community center design appropriately addresses this with a suggestion for a Memo Community Center 1/4/95 Page 3 "sport sculpture" near the sport courts. The application drawings should include suggestions of other potential artwork sites, particularly at the archaeological site and entries. 12. In a community facility which will serve users of various ages and backgrounds, passive outdoor areas are especially important. Show clearly on plans or describe in application, how the design provides for covered outdoor areas. 13. A "bus stop" is proposed on 42nd Avenue. However, due to the importance and high use of this facility, truck traffic on 42nd, and use by families and seniors, nothing less than a bus shelter is acceptable. Show on site plan that a bus shelter will be provided. 14. The relationships and separation between various outdoor areas, and their relationship to the river, is not clear on the plans. Show cross sections of site at a) senior area and outdoor horseshoe area, b) special community event area, and c) gymnasium. 15. The area defined by the softball backstop, the gymnasium, and the river trail needs refinement to better address landscaping, pedestrian /softball conflicts and circulation at bleachers. 16. Note on site plan (summary text is sufficient) the amount of standard, compact and handicapped parking provided for the site. Show, at a minimum, the location of handicapped stalls, and area for unloading vans which serve seniors or special populations. 17. Stormwater s orage /detention: While plans include bank re- contouring to increase storage capacity in the river, it is not clear in plans will include bioswales or detention ponds. Include any such features on your landscape plan, designed with thoughtful grading and attractive landscaping. 18. Show location of any above - ground meters /vaults. These must be screened with landscaping or a decorative wall. Landscaping 19. Provide planting plan showing how landscaping and treatment of site perimeter will provide a desirable transition with the streetscape. 20. Provide planting plan and details showing how landscaping will screen and moderate the large parking lot. Memo Community Center 1/4/95 Page 4 21. Where the site abuts residential uses, the perimeter must have adequate landscape screening. BAR review guidelines also require screening of parking and service areas. All perimeter areas lack shrub and groundcover plantings. Provide a planting plan which remedies this. No landscaping is shown on the east side of the site, along softball field. Provide landscaping on this side which will adequately buffer daytime and nighttime activity from the adjacent residential area. 22. If it does not conflict with preservation of the archaeological area, street trees should be continued southward along 42nd Avenue. 23. Landscape treatment at entry drives and main entrances is very important in "setting the stage" for experiencing the community center. To create a better sense of entry and arrival, provide more distinctive /dramatic landscape treatment in these areas. Signs, banners, and /or artwork might also be considered for this area. 24. Irrigation of all areas, including street planting strips, is required. Use of "drought tolerant" plants as indicated on plan is not recommended, unless selected plants can provide appropriate shade, screening, aesthetic appeal and other functions important to overall project design. However, irrigation should be designed to conserve water. River area: Although shorelines issues will be covered in more detail under the shoreline permit review, shoreline treatment is related to the overall design. At a minimum, the following items should be included in your design review application drawings: 25. Show structure setback line 50' from Ordinary High Water Mark, per King County shoreline regulations. Show that structures, including trellises, excepting public access features, meet this setback. 26. To reduce hard surfaces along riverbank, the 12' paved trail should be used for fire truck access, rather than a separate fire lane. 27. Include in your planting plan any proposed landscaping along the shoreline. Identify existing vegetation to be retained. Note that King County regulations require planting of at least 1 tree per 30 linear feet. In addition, Tukwila's tree regulations will require replacement of cleared vegetation; as part of design review, staff will recommend plantings which adequately enhance the shoreline. Memo Community Center 1/4/95 Page 5 Lighting: 28. Well- designed exterior lighting is essential for a safe and inviting community center. Site lighting should be designed to provide safe, attractive, pedestrian -scale walkways, and to accent landscaping. Revise plans to show appropriate site lighting; include details of standards and fixtures. Street Furniture and Site Details: 29. Submit details and materials for all site furniture and materials, e.g. bike rack, paving, sitting walls,' benches, fencing, trash receptacles, etc.) 30. Submit details and materials for secondary structures, such as trellis, picnic shelter, bus shelter. Signs: 31. Show locations of all permanent wall and freestanding signs on site plan, building elevations. Note that King County regulations specify a 6' limit on freestanding signs. 32. Submit detail drawings with dimensioned sign elevations and materials notes. Include materials and colors on materials board. Building: 33. As noted under site plan comments, building entries set the stage for experiencing the community center. Provide details of these entries, particularly the main entry portico. 34. It is not clear from the conceptual drawings what will be the primary exterior materials. Cedar siding? Brick veneer? Identify materials on building elevations; provide samples on materials board. 35. If wood siding is proposed, note that the UBC does not allow this type of construction for a Type A 2.1 building, per our Building Division. Any conflicts with the UBC must be resolved prior to BAR review, as any subsequent exterior changes may require additional BAR review at a new public hearing. 36. The turret -like structures over the fitness and senior entrances are incongruous with the overall building vocabulary. These should be refined to better relate to the main entry bell tower, pitched roof, dormers, and /or other elements. Memo Community Center 1/4/95 Page 6 37. The dormers /cupolas along the roof ridgeline may give the building more of a "farmyard" connotation than is desirable. Provide more information on their function, design intent, and the disadvantages of alternatives. 38. The gymnasium is a significant component of the facility's overall visual impact; it should be designed with the same care and thought to detailing as the rest of the building. However, the exterior of the proposed gym does not have the refinement it needs, especially if the modulation provided by an exterior stair /track is no longer proposed. Revise drawings to show an appropriate level of refinement in the gym. Identify details and materials. 39. The main bell tower is an appealing idea; however, the tower's roof line appears over - designed relative to other elements. In revising drawings to meet the height approved in your variance, consider simplifying the roof line. 40. Building elevations show a stairway on the exterior of the gymnasium. If this is still included in the proposal, provide on plans more information . about its function and materials. 41. Many of the details shown on elevations are hard to read. Provide detail drawings and materials information on chimney, exterior columns, windows, porticoes, dormers /cupolas, etc. Identify on building elevations. 42. Provide a roof plan to show that mechanical equipment will not be visible or will be appropriately screened. 43. Exterior lighting should be provided and designed to complement building architecture and details. Revise elevations to show appropriate exterior lighting. The above comments are based on DCD's preliminary review of the project applications. Depending upon how these revisions are resolved in the design, additional comments or revisions may be necessary. I would be happy to meet with you and the architects and landscape architect to discuss any of these items. I hope these comments will assist you in the next stage of design development, where the preliminary drawings are refined to meet Board of Architectural Review standards. cc: Jack Pace Don Williams Tukwila Community Center Project Narrative The City of Tukwila proposes to construct a multi - purpose recreational facility on a 12.8 acre site along the banks of the Duwamish River. The site is located on 124th Ave. S. and S. 42nd St. in the Allentown neighborhood of Tukwila. The proposed Tukwila Community Center building is planned as a 52,000 square foot facility housing a full size gymnasium, 2 racquetball courts, a fitness and weight training room, locker rooms, administration and recreation offices, youth and teen center, arts and crafts space, child care area, general meeting space, multi - purpose banquet space and a senior adult activity center. Site improvements planned to accompany the new Community Center will include a 350 car parking lot. When completed the parking lot and building will cover about 30% of the site in impervious surface. Storm water from the building will be discharged directly to the river. Storm water runoff from the parking lot will be gathered in biofiltration swales, ran through an oil water separator and discharged to the river. Approximately 100,000 cubic feet of flood storage capacity will be added to the Duwamish river. Remaining storm water detention will be supplied on site. A control manhole will only release water from the parking area into the river when river volume is below flood stage. The river through this reach is subject to tidal influences. The portion of the Duwamish River hank which fronts on the subject site will be stabilized. Existing steep banks will be regraded to a 2 to 1 slope and a 15 foot wide access bench will be placed just above ordinary high water to accommodate future river bank maintenance needs. The bank will be armored with rock rip -rap, and woody debris in the form of logs with root balls attached. The line of the river bank will undulate to create pockets of quiet water, improving the aquatic habitat. The completed bank will be fully revegetated using native riparian species. Site landscaping will include perimeter trees to screen the parking area, with lawns and planting beds around the building. Parking lot interior landscaping will use flood tolerant plants so that planting areas can also serve as biofiltration swales. Construction of the improvements mentioned above is planned to begin in Spring of 1995 with completion planned in Spring of 1996. The proposed park and athletic field improvements are scheduled for construction in Spring of 1997. The athletic fields, picnic shelter, children's play area, outdoor basketball court and tennis court are planned to be constructed in this phase. When completed the site will be fully landscaped and a complete ir-rigat o -n sprinkler system will be included. • a portion of the subject site has been identified as being of archaeological significance. This area is identified on the site plan. The entire site has had a subsurface survey done to determine the limits of the archaeologically significant area. This area does qualify for placement on the register of historic places. Site improvements have been planned to avoid any sub- surface disturbance of this area, preserving the site for future investigation. The following agencies and individuals have either been working with the City of Tukwila to develop the proposed improvements, or have been given the opportunity to review the City's plans: Phil Fraser Gary Schulz Phil Schneider Andy Levesque Rod Malcom Walter Pacheco City of Tukwila, Public Works City of Tukwila, Dept. of Community Dev. Wash. State Dept. of Fisheries & Wildlife King Co. Surface Water Management Muckleshoot Indian Fisheries Muckleshoot Indian Cultural Affairs c i • D r o ommuni JAN 9 1995 LAN# °"APE File Number ask.' G19_aoss 49f ooe7 IT .ROUTING FORM TO: og Building ❑ Planning ,.Public Works ire Dept. olice Dept. jC Parks /Rec Project: 711 ':ta/G4 Coximain-' -- .,f,El6�/ /eEY /Ew — Ca /0/rf SVIC US,C- Pe /7— Address: ,4 // 1 » j: • �''. '127,/ i,i�'c�. Date transmitted: 144/45/ Response requested by: �d7/�'` Staff coordinator: A't 3 • Date response received: COMMENTS As the city department responsible for the center's development, there are only a few comments to add to the material submitted: 1. The outdoor recreation areas meet the proposed facilities as identified in the current Parks and Open Space Plan. 2. The development of the new center will replace the existing • - 1 3. The area • 4. Great efforts are being made for the facility to "fit in" to this neighborhood. •.y ❑ DRC review requested ❑ Plan submittal requested la Plan approved Plan check date: 1/9/95 Comments prepared by: (.,/ �� 03/14/94 City of Tukwila Department of Community Development File Number .456/6*.' - LI r y a LAND USE PERMIT .ROUTING FORM TO: Building ❑ Planning ,Public Works j�:Pire Dept. .0-Police Dept. JParks /Rec Project: 7 � f G, �L — p 4/4/7 /��e_ v.57 CaVO /rlGr�at'L- tJS� PEir,Gt tr`- ire�� Address: w%1, pea • jr4.. .1.7.. ..��Ir, uze_i: J /pl./4g Date transmitted: IZf ■0/9/5f Response requested by: 47f.1' Staff coordinator: J ' Date response received: COMMENTS (:QIMMUNi !'Y DEVELOPMENT ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments . prepared by: 03/14/94 City of Tukwila Department of Community Development File Number L9f--ooe.4I LAND USE PERMIT ROUTING FORM TO: i,f44 Building ❑ Planning $Public Works ire Dept. olice Dept. jg Parks /Rec Project: ;7 0 /L.4 cd�.til/,allir — ,rew,o �t/eel/jEW -- Ccit/D /�1"GoZ- US,c PE�iLt i!`�- � " Address: Awed/60w pea ' ��•, 4:7. i i,,,tae_b_t c ,,,,./.0.5 Date 3� %Z transmitted: AvV Response requested by: .7/�jS' Staff Q Date response received: coordinator: J COMMENTS XAG , CO .4-'1.'1"t.r N ❑ DRC review requested Plan check date: ❑ Plan submittal requested ❑ Plan approved Comments prepared by:. '% 03/14/94 City of Tukwila Department of Community Development File Number c. art 49f-eve? LAND USE PERMIT ROUTING FORM TO: Building ❑ Planning Public Works gFire Dept. olice Dept. J' Parks /Rec Project: 7Ti �/ /Ls,� c411�1/fG'J,�i'TTr "' .CeW40/�l.c�itt7 Add ress: ,48e/7rG pea . �: 'Z�c �..ite./LuG /4;204 Date transmitted: ! 30 /I'V Response requested by: / /"9/' ' Staff response received: coordinator: COMMENTS /I3er S/1 1'1 c-r7? go! ()Q)f l;ae 111r .. c2 ru c 71/(5.1'2 a Po'r 4. r nms's doles- • ;v/ j419 h1< /I e 1.17 eTiPord .11 oilow .11/c b� (n.5 , u 7? Oa) (SliA1 y Why 4 /3- c) )4aN tdrwor7 • X71 l roust, / /10-41-1 ;0-7•7 �- ' 4,s, -r, robaA/ kP CI; o5cu5 /. cQ 'ci;, ec•j Qclo�ct %21- %Py • n ❑ DRC review requested ❑ Plan submittal requested El Plan approved Plan check date: Comments ) prepared by: c. � ! 1C Q?/14/94 City of Tukwila Department of Community Development File Number / '6'4. Lf9 4 s? 499-00341 LAND USE PERMIT ROUTING FORM TO: trg Building ❑ Planning ,Public Works XFire Dept. X-Police Dept. J( Parks /Rec Project: �Tei lli /L4 CG,WG i%7re {r - 064/407/ tt- r - CGLVDY%?Gi�,Ot� USA Pareifi rI-"- Address:Atikor i Peee . : - itue_f'c X '''.. —�' Date transmitted: 3 6 fZ /i5/ Response requested by: � 9 / /'9 S Staff P Date response received: coordinator: J • COMMENTS ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: 07/14/44 09/16/94 14:24 8`2063229323 ARC S. Lokting Q002/006 BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 FDR> S:rA FF LISF nNl _ :Y 1; BRIEFLY DESCRIBE YOUR PROPOSAL: 52i c .574 Cav010- rJ,G,rri17 Cry6"y 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) .13/ c jS /616,/Z 4 /8 A//C/! p1f,i2 Quarter: Section: /40 Township:Z.3 Range: ¢- (This information may be found on your tax statement) 3. APPLICANT :* Name: ,4jZC 4» I7J 'eetsJ S kt Z 7'7 ,/ Address. /JO% A j SILL,) , 14/J1, %/ Phone. 7-A' 0.52 2 •.33Z Z Signature: ���%i/(/ ld0114 Date: % la'''�i¢ * The applicant is the person`dvhom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 4. PROPERTY Name: OWNER AFFIDAVIT OF OWNERSHIP Coq �G� � i?Y l22(. Address: ‘2 .00 rr i<,H 7 4 L VP Phone: +33 3 — 4/ 7? e r'; �1;11j�ilnature(s)) .� swear that I /we are th ner(s) or contr �t purchaser(s) of the property involved OCT 6 1994in this application and that the foregoing statements and answers contained in this viiviuN, pplication are true and correct to the .:VELOPME t of my /our knowledge and belief. Date: /o/a-1:11- • /a05 09/16/94 14:26 '$2063229323 ARC S. Lokting BOARD OF ARCHITECt RAL REVIEW a DESIGN REVIEW APPLICATION 4003 /006 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 screened 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: ..154//4 t D � t 2 g i r G " r n 7 y . ' / ec 6 0. s''th -T /tL 1-.'G /� ms`s Zip /he's C / se._ iZ T- t 77 op- 7A�`r2� cv1e .stde :�.ch /�Ziri� -U , Th���' /5 /o ,bv * - „67" ,st-A -GG t bj'%lGeze 1lii f /tYS — kht //QG. 5 `i4 �? ✓oit' s'h e Aki o�+rvgrnCs -� 744,.e r..5 ii /1h/ei • /f r k/� help Nto/GrLC �� ^�P /.. e to c+) Tf - 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: Te h i Boa t- f,,1/.5 • e /tii_ A6o/%9'ce 01 1't syi`� s •* ��htr P L ii /It / / / / I / Air .?d ✓ i i BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION 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 encour- aged. 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: Abk4/mil h �����). fps • - 7" Y tie L 42,09 <4, 7,V1/ �.'Pkip//2 /Ii"5 i'/ "P. e 41? c ./14 haralsc� '� // ,k, t or« ,es's . f_ e/IGI,6'V i 7, l S L /0*.k7 fi l) 4 ,1h = l�1� �'eG e717 Z42%. .4 Alr ',0 n � /i,h7 7� w /1 loe ��C�t,o7 �4pc, / %0 14j1 /k,?" /111/7'v2 AV/ // 4. BUILDING ESIGN 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 de- 09/16/94 14:27 $2063229323 ARC. S. Lokting 0004/006 • BOARD OF ARCHITEC, ^.RAL REVIEW • DESIGN REVIEW APPLICATION Page 4' C. Building components - such as windows, doors, eaves, and parapets - should have good pro- portions 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 ex- posed 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: The 41 %tiifecii-prk /C 7'I- # f % 1 41/ )Gil 4,f ,x71/1/-4'#->e% //91 �� i9 %� Pv4�tfrs ,� i i� By Sit-G X45.1 A.. �Je1 iD'i'7 fie:0z/t he /S144, /h {ek-e t ec� �-a 5. 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. /1_4//,/ n tkW, J alqoc � // RESPONSE: ) Mrs Ge /-bly- 0,4 /" I C �iGrl% c• '60 79L r< 7 71)1Z a 011 4', z 11 /IS/ _ S 09/16/94 14:29 $2063229323 ARC S. Lokting 0 005/006 Ar BOARD OF ARCHITEC`'!RAL REVIEW DESIGN REVIEW APPLICATION Page 5. INTERURBAN SPECIAL REVIEW DISTRICT / 44. 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 circu- lation. 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. 5. The proposed development should seek to minimize significant adverse environmental im- pacts. 6. The proposed development should demonstrate due regard for significant historical features in the area. 09/16/94 14:29 $2063229323 ARCS. Lokting 0006/006 11 71Ir) 1'414- --- .e.. • .4•y..•_ _ it,47_91Me k • _11.7t,,t_ _dr,e/e.?Ka07-- eses • ...t)27/43*.siz.e. 1.211.w CCOI-? Le eet.„refry4•4•20_ el.otag ii-2tke,7eires cer/-4,7_05- ../ . . _ K/ 4J 4 - 4iffikzt74. _40/41.c 1-7_6/..hz71_ _ 5. 2 7 2.i/1474d-7 #.1..1.0_,2, di!. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TOT 1E BOARD OF ARCHITECTURAL REVIEW HEARING DATE: PROJECT: APPLICANT: PROPOSAL: LOCATION: ACREAGE: COMPREHENSIVE PLAN: ZONING: SEPA DETERMINATION: STAFF: Prepared 2/14/95 February 23, 1995 TUKWILA COMMUNITY CENTER Conditional Use Permit #L94 -0089 Design Review #L94 -0088 Special Permission Sign #L95 -0007 ARC Architects, for City of Tukwila Parks and Recreation To construct a 48,000 square -foot community recreation center, including a 327 -stall parking lot, athletic fields and park improvements, landscaping, biofiltration swales, curb gutter and sidewalk, and river bank improvements. 124th Ave. S. and S. 42nd St. in the Allentown neighborhood. Approximately 12.8 acres Parks and Open Space R1 -7.2, Single Family Residential Mitigated Determination of Non - Significance issued 2/8/95 Ann Siegenthaler, Randy Berg 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 Tukwila Community Center Page 2 ATTACHMENTS: A. Vicinity map B. Photographs of site (to be submitted at hearing) C. Master site /grading plan (C -1) D. Site plan/landscape plan (L-1) E. Parking lot landscaping plan (L-2) F. West site landscape plan (L-3) G. East site landscaping plan (L -4) H. Planting schedule (L -5) I. Site sections J. Riverbank restoration details (C -2) K. Building elevations L. Building elevations M. Building elevations N. Revised rotunda/lobby study O. Revised dormer/light monitor study P. Floor plan (west) Q. Floor plan (east) R. Perspective sketch (to be submitted at hearing) S. Color board (to be submitted at hearing) T. Electrical site plan U. Applicant's response to Conditional Use V. Applicant's response to Design Review W. Design details booklet VICINITY /SITE INFORMATION A. Surrounding Land Uses: On the north and east, the site is bordered by single family residences. Across 42nd Avenue to the west is the Duwamish River, Interurban Avenue, and Highway 599. South of the site is the Duwamish River and the Gateway industrial park development (see Attachment A). B. Existing Development: The site previously has been used for agriculture. Currently a portion of the site is used as a pea - patch /neighborhood garden with a restroom and 15 -car parking lot. The pea -patch and parking lot occupy approximately 1 /5th of the site area, with remainder of the site being vacant (see Attachment B). Tukwila Community Center Page 3 C. Vegetation and Natural Features: The site was previously cleared for agriculture and is now covered with grass and bushes. There are no significant trees. The Duwamish River runs along the south side of the site, creating approximately 980 feet of river frontage. The riverbank has previously been disturbed, and vegetation here consists of canarygrass and blackberries (see Attachment B). D. Project Description: The City of Tukwila proposes to construct a 48,000 sq. ft. multi - purpose recreational facility on a 12.8 -acre site along the Duwamish River (see Attachments C, D). This new Community Center will include a gymnasium, racquetball courts, offices, crafts rooms, child care area, meeting rooms, and senior adult activity center. Outdoor recreation facilities will include softball and soccer fields, events plaza, public river trail, and picnic area. An area on the northwest portion of the site has been identified as archaeologically significant, and this area will be protected from development. Other site improvements include a 327 -car parking lot, sidewalks and landscaping. The site will be fully landscaped, with an automatic irrigation system (Attachments E, F, G, H). Most of the project's stormwater will be addressed through an increase in -river flood storage capacity, and a series of parking lot biofiltration swales with oil/water separators. To protect site improvements, and to provide public access and flood storage, the Duwamish River riverbank which fronts on the site will be stabilized, re- contoured, and re- vegetated (Attachments I, J). The riverbank will be restored with native vegetation and large woody debris. A 15- foot -wide "bench" for maintenance access and a public trail will also be provided. The river through this reach is subject to tidal influences. Construction of the above improvements is anticipated to begin in summer 1995, with completion approximately one year later. Tukwila Community Center Page 4 BACKGROUND A. Public Involvement: The community has been informed of the Tukwila Community Center project in several ways: * Public meeting to select the architects; * Board of Adjustment public hearing on Zoning Code Variance; * Status update letter mailed to residents within 300 feet and other interested parties; * Notices mailed to residents within 300 feet; * Notices published in newspaper; * Notices posted on site; * Articles in February 1995 Hazelnut; * Public information meeting 2/1/95. Five residents attended the February public information meeting. Comment sheets for forwarding to the Planning Commission were available at the information meeting; no comments were received. B. Building Height Variance: The Tukwila Zoning Code limits building height to a maximum of 30 feet in the underlying Single Family Residential zone. A variance to this height limit was approved by the Board of Architectural Review on 11/3/94. The Board approved a 46' maximum height for the pitched roof (or 38' mean height). The proposed Community Center has a 45 -foot maximum building height (or 37' mean height). C. SEPA Environmental Determination: The project SEPA environmental review was completed 2/10/95. As conditions of approval, the project was required to add large trees along the shoreline, participate in future street improvements (curb, sidewalk, intersection signal) along 42nd Avenue and South 124th, and to complete negotiations with the Green River Flood Control District for a riverbank access easement. DECISION CRITERIA As a non - residential use in a residential zone, the Tukwila Community Center must obtain a Conditional Use Permit (TMC 18.12.050, under criteria in TMC 18.64.050). Approval by the Board of Architectural Review (per TMC 18.60.050) is also required. Tukwila Community Center • Page 5 The Sign Code requires Planning Commission approval of public facility signs in residential zones (TMC 19.32.080). Given the above requirements, the applicant is requesting three approvals: A. Conditional Use Permit approval; B. Design Review approval; C. Special Permission for the design of signs. Accordingly, the staff report is divided into three parts: Conditional Use Permit Criteria; Design Review Guidelines; and Special Permission for Public Facility Sign. Review criteria for each of these approvals are shown below in bold, followed by staff's summary. The applicant's written responses to the criteria are given in Attachments U and V. A. CONDITIONAL USE PERMIT CRITERIA (TMC 18.64.050) 1. The proposed use will not be materially detrimental to the pubic welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is located. The purpose of the project is to provide a variety of services to the community. Potential conflicts with its residential setting have been addressed in several ways. Perimeter landscaping of shrubs and trees will . be used to screen the facility from adjacent residences. The eastern perimeter of the site, where sports fields are proposed, will have additional screening ' of a 6' high chain link fence covered with ivy. The proposed building occupies a very small portion (approximately 9 %) of the large, 12.8 -acre site, which allows the building to be located the maximum distance possible from adjacent residential areas. In addition, much of the site will remain as open space, providing additional buffering and recreational opportunities in the neighborhood. Biofiltration swales will be added to the parking lot to improve the quality of stormwater runoff to the river, and riverbank improvements are planned to improve aquatic and riparian habitats (see Attachments E, J). The project is subject to Design Review, where other potential impacts can be addressed. Tukwila Community Center Page 6 2. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. A variance from the 30' building height standard was obtained from the Board of Architectural Review on 11/3/94. The Board approved an additional 8' mean building height (up to 46' maximum building height) for the Community Center. The proposal meet the Board's approved height. The proposed building will be located on a large site, with setbacks which greatly exceed the standards of the Single Family Residential zone. The proposal includes 10- foot wide landscaping buffers near residential uses, and internal and perimeter landscaping of the parking lot. There are no such landscaping requirements in the Single Family zone. 3. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. The proposed Community Center will generate approximately 1940 (970 in, 970 out) vehicle trips per day to roads in the project area. Vehicles will use two driveways into the site, one from 42nd Ave South and the other off of South 124th St. Street improvements are not part of this proposal. The City's 1995 budget provides for th3 design (but not installation) of future street improvements and a signal at the intersection. Both entry driveways will include pedestrian crossings. Pedestrian links will connect the Community Center to the adjacent convenience store, nearby residences, and the Green River Trail system. Sidewalks are not part of the project proposal, but are expected to be completed by the City at a later date. The Community Center will have limited hours, typically from 6:00 a.m. to 6:00 p.m. Monday through Saturday. Scheduling of outdoor athletic events will be restricted to daylight and early evening hours. The building and main entrance are located as far as possible from residences. Landscape buffers will be provided where single family residences abut the site. The entire project will be subject to public review, and required to meet the building and site design guidelines of the Board of Architectural Review. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive and Use Policy Plan. The use of the site for a Community Center and municipal park is consistent with Tukwila's current Comprehensive Plan which calls for recreational use on this site. The draft Comprehensive Plan (5/94) designation is for Public Recreation. Tukwila Community Center Page 7 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 proposed site plan, building design and landscaping reduce most, but not all, potential impacts (see Criteria #3, above). There is an opportunity to address other potential impacts during the Design Review process. CONDITIONAL USE PERMIT CONCLUSIONS: 1. The proposed use will not be materially detrimental to the public welfare.... Landscape screening and fencing, maximum building setbacks, the large amount of open space provided, and water quality and habitat enhancement features help ensure that this non - residential project fits well into the neighborhood. Through the provision of community services such as recreation and social services, the proposal has the potential to greatly benefit the public. In addition, this large -scale project has the potential to affect the aesthetic character of the neighborhood. The building design has attempted to minimize adverse impacts by using residential forms and scale, using harmonious colors; and locating the building away from residences. Through the public Design Review process, there will be opportunities to address screening and aesthetic issues in detail. 2. The proposed use shall meet or exceed the performance standards that are required in the district... The proposed Community Center exceeds the setback and landscaping standards of the underlying residential zone. In addition, it will provide amenities which benefit the neighborhood and the larger community. 3. The proposed development shall be compatible generally with the surrounding land uses... Traffic generated by the proposed Community Center will be greater than for typical residential uses. However, it is expected that traffic volumes will be similar to that of a church or school, uses also allowed as conditional uses in Single Family zones. Tukwila Fire and Public Works Departments have approved the proposed traffic and circulation patterns. Tukwila Community Center Page 8 As sidewalks are not part of the current proposal, there is some uncertainty as to when sidewalks will be constructed. Given the volume of truck traffic along 42nd Avenue and South 124th, and the volume of anticipated Community Center visitors, this is a potential safety issue. Sidewalks are essential for pedestrian safety, and should be installed prior to the facility's public opening. The proposed building design, site plan, landscaping and screening are generally compatible with the surrounding area. The specific way in which potential impacts are addressed can be resolved through the Design Review process. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Plan. The proposed community center is consistent with the existing and proposed Comprehensive Plan and generally is consistent with the policies which require protection of single family residential areas. 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 attempts to satisfy all aesthetic and landscape screening concerns. The building design has attempted to minimize adverse impacts by using residential forms, scale and materials. The surrounding neighborhood, as well as the larger community, will benefit from increased recreational opportunities, social services, and site amenities. The Design Review process provides an opportunity to address screening and aesthetic issues in detail. CONDITIONAL USE PERMIT RECOMMENDATIONS: Due to the fact that the project generally meets the criteria, staff recommends approval of the Conditional Use Permit, with the following condition: 1. Sidewalks along 42nd Avenue South and South 124th will be completed prior to the Community Center opening to the public. Tukwila Community Center Page 9 B. DESIGN REVIEW CRITERIA (TMC 18.60.050) 1. Relationship of Structure to Site. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. The height and scale of each building should be considered in relation to its site. The site plan locates the building close to the river and away from residential areas (see Attachment D). Perimeter landscaping is provided to buffer residential areas. In addition, the large parking area proposed is fully screened with landscaping. The truck loading/dumpster area is located to the side of the building, behind landscaping. On site pedestrian circulation has been designed to mesh with existing pedestrian patterns and future patterns anticipated when the Green/Duwamish River Trail system is complete. In the proposed site plan, the community center building is located away from surrounding residential uses. This minimizes impacts of scale and massing on surrounding properties. The building is oriented both to the parking area and the river. Interior spaces attempt to take advantage of the river as an amenity by providing views. Terraces off the senior center and main lobby allow interior spaces to expand outside on the river side. The building entrances all address the parking area and invite the public into the main entrance. The functional requirements of the gymnasium require building to a height and scale which exceeds common residential standards. However, the building is located as far from adjacent residences as possible, without creating conflicts with the shoreline. The design emphasizes the main building entrance with an entry rotunda, and a site design which radiates from this rotunda, which organizes site circulation and gives users a sense of where the entry is (see Attachments K, L). The main entrance serves a focal point to the site plan, and the orientation of the main entrance allows combined access for both cars and pedestrians. The plan also accommodates the typical motorist use of passenger drop off and pick up at the main entrance. On site pedestrian trails and park amenities provide for passive recreation at the river's edge. 2. Relationship of Structure & Site to Adjoining Area. Harmony in texture, line and masses is encouraged. Appropriate landscape transition to adjoining properties should be provided. Public buildings and structures should be consistent with the established neighborhood character. Tukwila Community Center Page 10 Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The proposed Tukwila Community Center site is surrounded by the Allentown residential neighborhood to the north and east, and by the river and industrial and commercial uses to the south and west. To fit the surrounding environment the community center design must relate to single family residences which most closely relate to the site in terms of context. The design also attempts to create a "civic monument" (see Attachments K, L, M). This creates a design conflict which has been resolved by increasing the scale of the building entry while reducing the scale of the remainder of the other building elements (with the exception of the gymnasium). The applicant has chosen a theme for the building which relates to agriculture and residential design metaphors. Durable exterior materials in earth tones are proposed, which are compatible with the subdued character of nearby residences. The landscape plan provides buffers next to residences, while the "public" sides of the site are more open. Vehicle access is from the north or west via two driveways, and entry walks access the site from the north, east and west. The building and site are handicapped accessible. The Tukwila Public Works and Fire Departments have reviewed and approved the proposed circulation. 3. Landscape and Site Treatment. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Landscape treatment should enhance architectural features, strengthen vistas and important axes, and provide shade. - In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. 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. 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. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures shr,:ild 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. Tukwila Community Center Page 11 An important component of major public buildings is a main entry which is visually strong and provides a memorable procession to the facility from the street. The site plan of the proposed community center attempts to create an entry sequence which meets this need. The main building feature is the entry rotunda. The remainder of the site features build from this focal element (see Attachment D). The parking lot is designed with a radial shape, which "funnels" visitors to the main entry. This helps to strengthen the relationship of the parking lot to the building entry. Pedestrian corridors, with alternate paving details, improve safety and emphasize the radial pattern. A flag plaza is incorporated into the entry sequence to provide a sense of arrival before the more formal entrance into the lobby. Brick pavers at building entries, a covered entry canopy complete the procession. Another important feature of public buildings is quality outdoor spaces. The Community Center proposal provides several outdoor gathering areas both in the athletic areas as well as in the more private terrace areas on the river side of the building. The site plan identifies 3 to 4 areas which can accommodate future art work. The flag plaza is seen as a place for both gathering and for potential art work. Proposed landscaping includes perimeter screening with shrubs and large stature trees, and naturalistic plantings in parking lot bioswales (see Attachments E, F, G, H). The river side of the project is kept relatively free of trees in order to maintain views of Mt. Rainier and the river (see Attachment I). The dumpster /recycling surround is constructed of materials which relate the building architecture. Handicapped parking areas are located adjacent to the senior center entrance while remaining close enough to the main entry to provide easy access to the lobby. Site lighting will be provided by 20 foot double and single fixture pole lights in the parking lot (see Attachment T). Site walkways from the parking area will be provided by bollard lights, casting light down to the walking surfaces, and clearly defining pathways from parking to the main building entrance. Additional lighting at the entries will come from ground mounted up lights casting light up the portico columns and highlighting the building architecture. 4. Building Design. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Tukwila Community Center Page 12 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. Colors should be harmonious, with bright or brilliant colors used only for accent. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. 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. Exterior materials and colors: The Tukwila Community Center's exterior will have a combination of materials (see color board, Attachment S; colored elevations will be provided at the hearing). A goal is to provide a building which will retain a high- quality appearance over time. Brick veneer and wood siding with prefinished metal roofing predominate the design. Brick is used at ground level to enhance the durability of the structure. The selection of colors has attempted to avoid trendy colors which will date the building in the future. Instead, the building design uses earthy colors and colors within the "northwest palette" to create an impression of indigenous architecture. Another project goal is to reduce long term maintenance costs; so, for example, the metal roof has a permanent factory applied finish which will reduce maintenance. Detailing: The applicant has revised the building design several times in order to provide better detailing and architectural interest. This has been accomplished in several ways. In most areas, brick is used as wainscotting, being held to a height of 4 feet. At the gymnasium the brick is continued to a height of 12 feet to break up the large expanses of the gym facades. The gym also incorporates wide vertical trim against horizontal siding, which provides a subtle pattern to the gym wall. Materials change, depending upon the function and location of the architectural element. For example, the social wing of the building, which houses the senior center, banquet and meeting spaces uses more wood siding, in order to create a more informal and more inviting exterior. The main entry rotunda is entirely of brick, further distinguishing it from other elements. Tukwila Community Center Page 13 To modulate the long facades of the building wings, the .exterior line of the building extends outward at exterior doors and window areas. For example, there are window bays at the arts and crafts rooms. These bays are contrasted with the wall behind through the use of flat roofs and horizontal wood siding, as opposed to the pitched roofs and vertically- applied siding used elsewhere. These elements are also finished in a lighter color to further articulate and break the large building size down to residential scale. The building's large roof areas are modulated and broken down in scale by adding dormer -type skylights (or "light monitors ") over the interior hallways at all room entries. Besides breaking down the scale of the large expanses of roof areas, these dormers denote entry to rooms in the building interior. They provide a rhythm to the roofline, and repeat patterns found elsewhere on the building. The original design of the dormers has been slightly revised, as shown on Attachment 0. Rooftop mechanical equipment over the racquetball courts is screened with the same vertically applied siding used on most of the building exterior walls. Entry rotunda: The key feature of the Community Center design is' the entry rotunda. It is the feature around which most of the design is organized. From the round, main rotunda, the architect has extended an east and west wing. This creates an "elbow" in the building, which directly relates to the radial- shaped parking lot, and which bends out toward the river and distant views. In this way the rotunda ties the building to the site and.gives the building users clear direction in how to approach the building. Some aspects of the rotunda have been revised subsequent to the application submittal. The roof overhang has been extended, and the covered entry canopy has been enlarged (see Attachment N). Building lighting: The large glass skylight over the rotunda/lobby is thought of as a beacon to the community inviting them to enter and explore the facility. The roof top monitors will also cast light outward at night (as well as casting light inward during the daylight hours) further articulating the ongoing uses within the facility. Columns and exterior walls at the entries are lit using ground mounted up lights to give accent to these important elements and invite users to the entries. Tukwila Community Center Page 14 5. Miscellaneous Structures & Street Furniture. 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. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Some site furnishings are provided in the proposed Community Center design. For example, plans show benches at the main entry, a bike rack at the fitness entry, and picnic tables near the river.• Bleachers will be provided at the softball field. To promote the use of recycled materials, benches, trash receptacles and other site furnishings will be of recycled materials. DESIGN REVIEW CONCLUSIONS: 1. Relationship of Structure to Site. Proposed landscaping, walkways, parking lot and building location generally provide an appropriate transition to the street. Screening of service areas, parking lot and buffering of adjoining residences is included in the site plan. The height and scale of the building are appropriate for the site and compatible with surrounding uses. Although the gym and entry rotunda are not of a typical residential scale, proposed setbacks and locating the building away from residential areas resolves this potential conflict. The entry is clearly defined and gives users good orientation on how to access the facility. The site walkways and parking lot funnel users to the main building entrance. 2. Relationship of Structure & Site to Adjoining Area. The building generally fits its neighborhood setting. Building scale and forms attempt to relate to surrounding residential uses. Perimeter landscape screening is used to buffer residential uses which directly abut the site. Street trees are used to enhance the transition from right of ways while maintaining good visibility of the site for security reasons. Site landscaping includes development of active and passive recreational opportunities. Vehicular & pedestrian circulation is generally logical and safe. Since the site will also house the Tukwila Senior Center barrier free parking is provided with good access to the senior entry. Walkways from the parking area are oriented to the main entrance, and are enhanced with special paving patterns and landscaping. Tukwila Community Center Page 15 The arrival sequence is enhanced with the landscaped flag plaza as the user approaches the main entry. 3. Landscape and Site Treatment. The applicant has provided, in general, a quality landscape plan. The perimeter is adequately screened, natural features are enhanced, and quality outdoor public spaces are provided. The site plan creates an appealing processional experience from the street to the entry lobby, and a high quality "people place" at the entry. Lighting is adequate for public safety and will provide attractive accents to the building and site design at night. However, the plan needs additional refinement in a few areas. To better respond to the pedestrians approaching from 42nd Avenue, the site plan should include another path. This path should run from 42nd Avenue around the edge of the demonstration compost garden, to the main building entry. Handicapped stalls located close to the main entry drive may create potential conflicts with entering traffic. Also, concentrating all handicapped stalls here tends to discourage use of other building areas. To better serve less -abled visitors, a minimum of 2 handicapped stalls at the main entry drive on 42nd Avenue should be relocated to the fitness wing entrance. • With the possible exception of native plantings subject to inundation at the riverbank, all landscaped areas should be irrigated. There should be provision for at least temporary irrigation of native plant areas. This help ensure long- term plant survival throughout the project's lifetime. The applicant has agreed that these revisions would be desirable. 4. Building Design. The Tukwila Community Center will be an important and highly visible civic facility serving the citizens of Tukwila for years to come. Recognizing this, the applicant has attempted to design a building which denotes the sense of "civic place" appropriate to the importance of the building to the community. For example, the community center has a strong entry element and design concept which is inviting to the community. At the same time, the project is generally sensitive to its residential neighborhood location. It also takes advantage of the river front setting. The applicant has made many revisions in order to continually improve the, . building's design. The most recent revisions (Attachments N, 0) are an example. Proposed revisions to the entry rotunda make the rotunda much more effective as a main entry. The covered canopy will be provide an Tukwila Community Center Page 16 inviting "processional experience" to the Community Center. The rotunda's added roof overhang and covered canopy together "anchor" the rotunda to the rest of the building. Similarly, proposed revisions to the dormers improve the design. Dormers are still effective, but have been scaled down, to be more compatible with the overall building scale. The proposed Community Center design provides a high degree of attention to detail. It uses high quality materials which have a durability and richness suited to an important civic structure, and which respond to the building's historical and site context. 5. Miscellaneous Structures & Street Furniture. Further refinement of main public areas with site furnishings would improve these areas. This would also enhance the passive recreation opportunities on the site. DESIGN REVIEW RECOMMENDATIONS: Staff recommends that the Tukwila Community Center be approved with the following conditions. Refinements should be made by the applicant and submitted to staff for administrative approval. 1. To better respond to the pedestrians approaching from 42nd Avenue, the site plan shall include a path from 42nd Avenue to the main building entry. 2. To provide better handicapped access, a minimum of 2 handicapped stalls at the main entry drive shall be relocated east of the entry rotunda, closer to the fitness wing entrance. 3. Automatic irrigation shall be provided for all planted areas, except for the native riverbank plantings where irrigation shall be optional. Tukwila Community Center Page 17 C. SPECIAL PERMISSION: PUBLIC FACILITY SIGN CRITERIA (TMC 1932.080) Single Family Zones: Home Occupation, Church, Approved Conditional Use and Public Facility Signs. (C) Public facilities may have one sign for each street upon which the property fronts; signs shall be located in the setback area or upon the face of the building. Total area of sign shall not exceed 60 square feet per face; maximum height above ground when in setback area shall not exceed sixteen feet; minimum setback shall be eight feet; and base of sign shall be located in a landscaped area...11luminated signs shall use indirect, concealed sources, or backlighted letters on an opaque background. All signs in Subsection 19.32.080 (C) must be approved by the Planning Commission. Two freestanding monument signs are proposed for the Community Center site (see Attachment M, elevation A3.3). They are each 45 s.f. in area, and three feet in height. Materials used for the signs will be: brick base (to match the building's brick), and cast metal channel letters with a chrome finish. The signs will be located in accent landscaping at the site entry drives (see Attachment D). No special lighting is proposed for the signs. SPECIAL PERMISSION SIGN. CONCLUSIONS: The freestanding signs are in visible and logical locations. By incorporating elements similar to those found in the building, the signs are integrated with, and complement the building architecture. While no special lighting is proposed, site lighting should be adequate for sign visibility. SPECIAL PERMISSION SIGN RECOMMENDATIONS: Staff recommends approval of the 2 freestanding signs as submitted. P-4 COD' D R! JG LIST CIV OR J, AND DRAINAGE PLAN GR iG AND DRAINAGE DETAILS RIVERBANK X-SECTfONS RIV>AtIK X-SECTIOtiS 11JE1 ::6c thwacri __ , ._ MC.91,291,21-,r3%AT _ $imt r 'zJ-$ 10 .. /11/1111 _ • ELECTRICAL ELECTRICAL SITE PLAN LANDSCAPE ARCHITECTURAL SITE PLAN FIRST FLOOR PLAN PLANTING PLAN FIRST FLOOR PLAN ENLARGED RIVERBANK PLAN !FEST EXTERIOR ELE`/f` T IONS ENLARGED RIVERBANK PLAN EAST EXTERIOR ELE'/A5tOi'S PLANTING SCHEDULE EXTERIOR ELEVA"i tc:'S LANDSCAPE DETAIL? i3U:LDINGr Ri!_5 Si;:: TiGUS pur Y� 04011-- wstct.q ��tw • I z -_).--Sl2d7H. - = 1— ...a — • • Cif \ . . ` • \.a..0 rI Mr a f --Jfaoe, i -G Y.✓- _ -, fns - -IJ_ - - J� { •� I I r---1� I I � ill -r-i- 1 � I I I I L�� 4I Lr_r r,1�1 I .. I 1 1h\ I )S I I I I DISPOSAL SITE r(M `''''',,,,t r/ r// J T. UNSUITABLE WIEN IAL I ` f r (P.M II DENISLCP1C111/1, I �` —� ��77 1 I \ 1 / l `\ .+• U • - -- /- -via ♦• �L_-._�: ' UP DPD s.. ,/`/��jam • , • ,1::—.... I" II< 25. 1355h A. I ; 51257N ST / •9t0A 11 A,rv.,o.. n - • • ..r TQ OF aaE • 0 Pt :: 0 t` BATCH ASPHALT PATH JoNt.Moro rM.N ..Is ere* rse me e. 0 Nrrrr..N e' PATH SIMI DHABI OUTFALL HO. NOM c r„o o, toed ye a0 ca, ale Crbrco,. e. (bear..2 Io D,foe.r O.+r.No Id t.. o, nal>r Nr .01r P.la.d Prot m.r0or MOWS dw, Me .we *ace m M. 11u.w0.r ..'..'w. na. ...a.. I, • r.... .Nd e, M:.V nr •• tdale Montt a. M ba.wa N .a.. ,eres.a.r, < Arm, s..a...d ..... EAT.r.rl ..000d 7 b b • w Om �� w Me 1 vwratwrr+ Met Me OF DIADI III 0.r » gt(01A..T ..0I.NCE ACCESS CARLEMT. NTTIRC LAPITANCC CASEMENT PUP N.0O CO. STANOANO. • GRAPHIC SCAN I PARKING DATA PAR.. PRO.D[0. STANDARD COMP.C� rr SI (721 O TOTAL) H.NDCAP •/ TOTAL - 571 ARC .:c .eoe•icn _ ,tM W t Pet 10011 1T.0(1...T,-.,13 .NT COMM,. tNvdvl ,Tal .cu vrtICC ''Cann rn r.. W E US OS ..mN I ..-. .]/1010 GRADING AND DRAINAGE —_ PLAN- — • sort ALL N,1D_1_ 00101 ND !MO .QI. -C1=-- HOUGH BECK & BA I RD INC. LANDSCAPE ARCHITECTURE PLANNING 1 t30800 DESIGN 1000 LINCRA 506(00. SuITE 516 SEATTLE. M•SMINGICA1 96121 (206) 622-5051 .000.0 Maorri____ _Mt 1.07 Mal= — _MA= TIL _ AtIZTJAZ m.1.121sYLLEA. lit'avir-xaizertigairev,Areiksr.ittILA- JIM 1517`.701 SUIP_NIN M140'H! I liffraIN 16. Ermimatworagfe.-act._ozf-imupAr-twaviwizorzwzi .41atini ruot, '.:w '4W .14W l'r/J.1---76"'1.14.911W 4111W 7.41W Xi* 1411. 1,41 0 a • 0- • P I..? • , ',re • . .444, 0 00 • 0 0 Oro I II .. '�ii,■■■■■■I..\► 1,56 IN �' I ' :1' .: !1111 fa ca,.> 9;von,40NI■L trar' 1 _ �1 ti 11 x:11 hi <1f1Y1f1PY1111111f1'11'�1Y1�1f1�1•��.. •�IDD'�(j ' . p�m� 1' 1""I ::iia i !e �t�4\` i,n. :J17N.1■II�1.. :4":,;r1S%T,..�1b� 1 ; 1 ` /■ok- °li■• 4 mod .101111 VIII 101II i i 91 _1.14LE,S1PM. Mit_ _NATILL w “I12 -a13 _ 71.1 DOOM MO MINA_ LL a. Nten- _mmaa 101.1121Pa_,4 • 5 • ) / 5, • \)3,0� SJ 1U �®� ,, ,,,.-/tib ....„.e7 66 l- JO .---X_M / ,.....el in /6116 _ 5 119 x-72/ ASI t6 \36] _S \ 6D�- ' Q S!) / 0 20 40 60 SCALE IN FEET j `G_ 6. 'X/616 K EYMAP !OUCH BECK & BAIRD INC. LANDSCAPE ABCNI TECIUtE PLANNING URBAN DESIGN 1000 LCM0.6 5110(1. SUM 51e WATTLE. 1.6511IcTa.. Vent (tae) 6112-3051 "1 1969 L_ • 2059 64 10 •. 1011121L —Kant 11LKeO-Kn_ K6K66K1 SA6_ _ICL906116f19➢111/m0 A1wu unt ..-166912.91161_-- - 1116969_6116.E. !.•ft Sin WIMP ME -a --- 19 19 KEYMAP :y 5� 1a67 ^560 _ l55� TOE OF SLOPE / " _ —.-s7s �. 89 i -.n i ale ww / 56� /787 T6 • i • - _ 15a LIMIT OF GRADING 4.4 w /%69 O 20 40 60 IM•10111 MONO SCALE IN FEET 011161.0116 00 311 HOUGH BECK & BAIRD INC, LANDSCAPE ARCHITECTURE RAINING 6 URBAN DESIGN 1000 LENORA STREET. SUITE 516 SEATTLE. 6651114000 66121 (206) 662-0051 PLANT SCHEDULE Sri. OTY. SCIENTIFIC/COMMON NAME 2E /REMARKS TREES 5, Ace, rubrurn 'Red 5nese1' RED SUNSET MAPLE 14 TMap 9,:0010 •ESTERS REO CEDAR g Cur.swcgoris IrymW / IE,LAN4 CYPRESS 25 TR:e cordate 'pent...: OENL(VEN UTTtElt4f LTDON 76 Prue cannsena •0404ide.%/ CNANIICJECR RO.E8wG REAP 17 D eud*to go mmol" YY71449'' DOUGLAS FIR O 3 Tsu9m hetraahrla TESTERS NEMLOCCK 0 0 31 Acts cr n tum NNE 41401.E 8.0.40 p9.emrt JACCUEMONTe e4CH 9 141414.9,4. 14rr4Ard 97p00. Br0*lj MA.ESDC B(AUTY (V(R5REEN MAGNOLIA O I • n O O 0 Ace. .Mani,, be.ndi' BOANALL MAPLE Anus begone REO ALDER ADn benne NOBLE FR Pious cantata SNORE PINE ee,dDnrwm 490ankem KATS PA Payola 00.100 PERSIAN P1409000 Crtlus edam° 14481445* (IE8ERT Quern's rubra RED OAK 3 *0.11 pdm0yun JAPAN[Y ARE Carus house 000054 DOGN000 C*eeedrus decwrns INCENSE CEDAR Pious 01140 *05TRIAN PO4E O1rws robe, TmtiOato COLUMHARE ENGLISH OAK Fro.nus 1964** OREGON ASH 2' Cal %On.,BkO0.n branched .% straight trunk k 0en1r01 leader 6•-e' Ht.:8*B:w.6 Branched ./ slrng40 trunk & central leader 6'-e' NI:n99.FW ./ spore. Inn- k rented 2' Gat :BO. wan branched 0/ straight trunk k centre, Lade, 2' [*.:6101.0.00 branched ./ .troph% trunk k antra Moan ed or/ stroi Branched ./ *1004 ht 419.1 k 1,04.04 Moan 6•-6' 1I.4009;well Branched ./ straight trunk & central loader. Not Meted. e•-10. 00:9k9,WM arched .1 minthree (3) Trunks 2' cd:e00. App•er. 1/2 tees .nor be multi -hunted. 1-3/1' CoI.:BAB:MM 9.0.1604 ./ straight trunk k cenN0 leader 2' Ed.:8101.0ea &encrd ./ straight trunk 1 centre, feeder 2'-2-1/2' Ca/:BAB:w.n Branched 0/ slropM trunk & control leader 6'-6' Cat :e0 .wee branched ./ .00904 trunk k central Made 6'-e' Ht.:1318:w4 Branched 0/ atrag041 trunk k centre, (Haber 111 Ed.:B1B,w.14 Branched 0/ straight trunk k (intra leader 2' Cd./900,,'*1 Branched 0/ straight bunk k central Iendr 2- Cd.:3113.Well B ranched 0/ trGgnt trunk & central Tedder 2' Ca1.:B&B:W.44 branched ./ straight trunk & centra, poen 2' Cat 0*B,WHI Branched ./ min. tl180 (3) man bunk" 2' CO;B&B. W0. Branched ./ mi. three (3) Bran 1,001. • 14I.:81B;•101 Branched •/ straight Munk k central leader 6'-e' HL:B*Owe9 Branched ./ straight trunk k control Swede, 2' C0.; REI;We1 &*ncee4 ./ sIrceght Man* k renal Lader • 411.48401�Wek Branched ./ 7.a'gnl trunk k centre, lender OIY. SCIENTIFIC/COMMON NAME O .9 O 31 O IDA C 0 0 SHRUBS SIZE/REMARKS Rhododendron ynku1Momim 'Ken *meek EN JANE[K RNOD00ENORu* eim crenate 'Green boner - GREEN 14.440 NOILY Vkrnu•n 4edd0/ DAVID V.BURNUM Caws 106070 HA0ELNUT Osman. 6v'.ae4e OSIIARIA Dapl.n. edam "INTER DOME 304 Cetus 'Dors Nk6ws*0' DOm5 11188ER51 1 POCKRO50 O 35 ea (*Mr,. *ata 'compacta DWARF BURMNG BUSH 291 VoCcnkrrr. *solum EVERGREEN MIOREBERRY O 17 • 294 O 25 0 Q .9 433 Am.anch:er cenifdie/ 5E9N0(0(860 000601.'+) eelilo0m 'Oornpecta COMPACT OREGON CRAPE 868404.08.0, 'Winson: "IN5CM( RROo00ERDRON Rhododendron 'Roman' RAI/APO 800000(NDRON Arbutus undo 'cenprte' COMPACT STRATBEPRY TREE Panus levrwasus 'Otte ,'1100 OTTO LUK7EH LAUREL Oa30 RED TA1G DOGR000 405 IS-te- Synod:610/Cant.; Fu0 1 ..s budded 05'-16' Ht: BAB/to.t.:Fus k .0e branched 10'-12' Sread04B/Cont, Fun 1 .14 branch,' 4'-5• NI;B401/Cont; m0. k web burned 00.0 (3) man tnn10 20•-30' Soo.ode1R/Canl.; fW k .e, D.nd..d t6'-21- NI ;BAB/Cant4Full k 00* brolched 12'-15' Sreo¢BAB/CoOLIW k eM branched 71'-21' Ht;BMI/Curl.: Fue k wee Drenched 15'-15' NI;BIB/Cenl.: (W k see branched l5 -le• Ht.:BMs/ Cont.:FW k .M benched. 15' -le' HL:BA9/ Canl.4(00 k .M branched. 16'-71' Soo.od.BAB/Cont; M k .w eudded 16'-71* S1rebLI3 B/Cant; FW k M budded 21--24' 01:0118/ Can14Fu6 k ..R branched. 1e--21- Sr.ad9M1/Cent) rut k ..e budded 21--.24' 1.11:B10/ Cant;Fdt 1 .041 branched. EMERGENTS (SWALE EMERGENTS) Juneus .flusu. SOFT RUSH 2702 455 E4.e901* Ddusiris SN14E 81551 se. Il. 05S 5 .800 00,401 HA8051EM ODU.909N 300 *meu11nuis RENDER RUSH RANTING NOTE: BARE ROOT. FULL AND TILL ROOTED PLANTS SHALL BE PLANTED IN A RANDOM PATTERN AT FIFTEEN (15) INCHES ON CENTER TRIANGULAR SPACING IN BOTTOM OF DRAINAGE SWALE RANT MATERIALS PROPOSED FOR ACCESS BENCH ANO LOWER BANK AREA ARE CON90(RED BY KING COUNTY SURFACE MATER TO BE 0000 FDR RIVER BANK STABILIZATION WHERE ROOD OR SALT WEDGE C0Nd0ON5 MAY OCCUR. PLANT SELECTION BASCO UPON TELEPHONE CONVERSATION MIN RUM SCHAEFER OF KING COUNTY SURFACE WATER MANAGEMENT. ME KING COUNTY SURFACE WATER OADELW(5 FOR BANK STARR/LABOR PROxCTS MS NOT PRONDE A UST Of SALT TOLERANT RANTS FOR SNORELNIE RESTORATION PROJECTS. HOUGH BECK & I3AIRD INC. LANDSCAPE ARCHITECTURE PLAMJING e URBAN DESIGN 1000 LENORA STREET. 50110 516 SEATTLE. 1051011.705 96121 (206) 602-0050 0.1Z.9 009 w s SYS. OTY. SCIENTIFIC/COMMON NAME GNOUNOCOLERS SIZE/REI/ARKS 4776 5 M. Muton 2310 Manan* nervosa CASCADE 004E • 6.e Glu. boric ND617san 00815 9489(050* ROQR050 EMI 0764 Arct0lt0MUla. *0a arch KINNIKINNICK 3.3 (,0g. &rug oed Piok' SPRINGR000 PINK EATN(11 106 SymDhrkepas d9us 510A9ERRY E Ynca mn01 'DO.If: 0012 BOKES PCRr"IN14LE O 1205 Och1an 0 l.o *061 JAPANESE 51400([ 1113 5rcecacco ho00.ano Kaman SARCOCOCCA O507 Neo 110.010 I.' 203301 SEEDED LAWN Q 9793 G8A55R0AD PAVERS t0. It. 1 1 10617 ER090N CONIPOL SEED Mn 1 AR IL (ACCESS BENCH AKA) 1 gat cant. FW, .es branched and .ell reefed • 1e- 0.0 10engula spacing. 19d. 80,1 fun. well branched and 00. rooted • le' OC. Tr;wqulr spewing. 1 gol. eanL 1.7. Ikea branched and .e1 rooted • le' 05 Triangular seeming. 1 904. cont.. Fd1, .116 branched and .e6 rooted Trian9Wr spacing • 16' 0.4 1 gal. cant Fine. 00 benched and .00 rooted • 15' 0 C Ticn9*r 'peeing. 1 904. coni.: 1116, .n branched and .e1 rooted • 21' 0C. Triangular 0pecio9 1• pal: 106 and .Hl 6rrerned • 15. 0C. 'Monetary 'peeing. 4• pot: rue and 001 branched and .e9 rooted • 15. O.e Tr/angular weeio9 0K�ooted. Tr;an9ulacent. Fa well b� „gond • 10' 0.c. 0 g9,. cent Fue, .MI branched and .M rooted • 15' OC. Tr:angular soae.na SEE CATALOG CUT 5NEET BANK STABIUZAT)ON (UPPER BANK) 7.400 25z Conus Mdanllw0 s9,. It. 8(018* 0000000 Sx Acer e'. tum NNE MAPLE SnMaka9. *600. 90000ER80 5% 15* 15x 5% 5% 5z 25% Soot ne9e,iana HOOKERS SALLOW 60044170.0 51.0*0ERS 9LLOw Lankera F.durat0 TW.NBER0, 8.b40 bect*Ws SALMONBERR0 09...apM+wn RCD CIMRANT Rew welD RDy CUTTINGS OR BARE ROOT PLANT *07ERIA1. DEPENDENT UPON TIME 0< YEAR. PLANTING 1/CTH005 SHALL BE PER K4HG COUNTY SURFACE WATER MANAGEMENT GUIDELINES (OR BANK STABNIA101 PROJECTS. PLANTS SHALL BE RANDOMLY INIEP0IKED 011400 0001ESTIL1 FABRIC LAYERS ON RIVER BANK. ALL LOWER BANK PLANTING AREAS SHALL REDEYE E90904 CONTROL SEED. 1 BANK STABIUZATION (LONER BANK) 21.20t. 251, Raw 110 4 940 R0411DS(00 Sane hnpl,ro.0 22* BEACH WIGK 50x masts (Prue) lusea TESTAS CRABAPPLE CUT0NGS OR BARE ROOT PLANT UATEIOAL DEPENDENT UPON 000 (0 YEAR. PL0411110 METHODS 91µL BE PER KING COUNTY 5(0.114([ WATER MANAGEMENT GUIDELINES (O. BANK 5TA0K12ADON PR0.ECT5. RANTS SMALL BE RANDONLY Wl.'00MYED WORN DEOIEKTRE FABRIC LAYERS ON RIVER BANK. ALL LOWER BANK RAN01G AREAS 51011 8EOEVE (RO9OH CONTROL SEED. NOTE: L00ER BANK PLANTINGS SHALL BE LOCATED BETWEEN EDGE OF *Cass BENCH AND 01111M (710, (41414800. ELEV. 7.5) SEE 01.11. DRA9NG5 ARC • *cisme"0 no LW PAC 1RQr sural... 0.nl-1171 • i11N l0riii1Nl,u ..n emus. Orman N0..O npx v1 we ROOF 1E16M MY CODE TX}IMTONI .BOTTOM OF BEAN 26'4 .iwa'vM FLOOR 2D4 HALKINS / .YASE N6 PA .`ATERLIVEL 0-4 .ROOF NE16MTI51 COLE DEFRIIHOW 66'4 �DOROM OF TRUSS �AD'4 Y166N5 PAM WILKINS / -10661/16 PATI I I LtJ �11� sllN:TIIQDN AT BIRNUQDIR IliN'IITRY 6LE �MCFTS .I .. L-5 RTS 6AND5CA?IN(r I' S' 17 20 cOH NTY EVENT AREA TYPICAL RPOF. AL P�LT_oasBA, PAPER APEI BjIIY R -3p n TM IISON RIV6e VENT CLAD 1.0OP SFN120 6 STEEL FRAME YV eRIGK VENEER CAIIDPY ROOF. BALT-.P ROOF T PER_RD TH ATBOR VAPOR RETARDER PLYWOOD SHEATNIN6 UL Chi G MASONRY COLL**' C o 9 II) KITCHEN COOLER JANITOR SENOR .OYER / MAIMS TRANCE PAVILION DPW CANOPY DROP OPP TYPICAL HALL. CEISAM5151W .EDN6DPET HN 2R6N G 0 NTVP RAR BATT LNN1L SB- TYPE K 618 LOBBY ROOF. FD 5°r pT IT N54LLATpN [Q S CTII@N .M Af[AIIN see SMeeTS L.I h. -.5 'aR 1.aMD-.,CAPINO. r 5 10' 20' INN LOBBY HAITN6 DRY CANOPY D TH200 RELOCATED BELL LOBBY HALL, DP RTNT16 HOOD FRAMING R -q BATT jHsLLATioN 6rP511.1 HALL BOARD GLAD WOOD WMDOW WAG MGT LOWER BCl/A��N�O.PYY RROOOOpF, CAppVFEpR�QBp�� % 1 ypV{IAp�FpOpR RELYKi�MN6 6W-LDEAMS MA50TAY GCUO* R -I DROP OFF FLAG PLAZA 6TM1A5CM ROOF. ^a WLTntsR¢L_ _lANLTNT —T„)NTNT Tu cert. O7Tn (�T� ppm N� v 'cTc.2Oo`R1G PAPER R161D T ATTIION VAPOR RETARDER 6- WOOD DECKRK STEEL TRUSSS LI6NT FIXTURE HVAC DUCT RAOJETBALLCOURT ROOF. I41DIPNN5 5' 4 Ott LYK.20DAE* TO , COURT CEILING PANELS Rte— YRI! TO.0TED CHILLLEN —ri— CEDAR FACIA / SOFFIT METAL SUTTER / DTM15PCV T COILING FRE DOOR COURT HALL. BRIG VENEER 6- LT6A METST/ R-14 BAR ATOLATIRON I --GARY HALL .NEL SYSTEM RETRACTABLE BLEACHERS FIRE TTOlGK AGCe56 67F41AJIRI 6TH / RMET5 LL FOYER RAQICTBALL / SQUASH DROP CFF SW:TM AT GYAIINASIIIIM 4CE SMELTS 1,1 FOP- LANOSCA/'INa- HART6.N'EL 1' 5 IO ]O' 04 moon CCOaaII.iJ V1NO - ynOS SEe1ONS- Pa y.T p - WR ERMCIPX a¢t 7MCOMM ¢-- uxauc 177037,3 0471171 J %�r-� � /^ 7621.0 -.10174 roll IS' 10 37' MOO LIxwa NITRIC-.- Om1Ia Im lull a 1'I 2' 1077 57343 tr 1170111 RACE 7. 0.C.. 1111 1[1070 1' WNW 9711 rxm 134.141 =mar M01 tolor 6M. 7.3 ICAO 100II 100* CO FA 70T RACE 2 11716 Cr 11011 1.07 11(47/ III. 774700(5 .' 702 0410( (7757774 IOC 7) tart 1.= 117071 WU 417 14 rcual 701401131(. 1401.3111.5 Rs MOM: Mat Al 2:1 W111W0111-4'170 Z. 4 5001 tl 1+1 7/t 205 70 I 01 n) 102 147 M01 3 401 7) S72 1MOStMS RMI 1(511-0 78 RAM 0477114 LIST. ~wMOtw. Y. ■MOI r _ 1016: 1. 0100(5 0 011147011 0 110. 4113 NO 7744001770 3/7731 04 7043( 11 A 114..73101450-003311 (417177. 2.14000(7 701 r I11x10 MOCKS ■C 1101101 701471114. 3. NC 1/105170( RM 1(111-0 CIRCO »1 770144 LIST. atitunraElia YEGETATW A BANG STABII ITAT101 SECTION 0/11111111171 3• 011(1 20' 1411. III 5 2.17110 `•-"':- 0484710H 111171 RAS 14470 1'-5' WC 013. COMIC 77:03 COG 1 0170774 LOCO 0 731 7414 -014111171. 7.3 ..ASI/ 1 in' U710-1� • • �-r t�`` WOO 07341 / ' • Il' 111. 11. 011(710. 20•-10• LOC 1707 74370 1117410013. IID 7701 1703 IMO 74*314 0417 0701, IRT 14141111 M01142( Al M Mato 7. 10 10' 00114710 78105 M AMMO NO 30. 10 MX 10 114 ON ROOM 11711707. 1_ z r X0 701' I) COMIC C05111. W'711111W 0110018 COMM 1141 01312103. 7) MOLL 20VAX 10075 0015 711705 MSC MIAOW AT 271' OG MX 744711434 011701(108 11005 04.43 717.14 LAME MY DE91JS DETAIL 147131 .+ 1 r 7) SII IN0'117t RM 1(71101 rot 5172 IL.1070 1.51. 0172 r trCTIDB ARC %A t«77707 1.02 fa ]MI ICSm ma 111 AM 2.0173 17.115 GRADING AND, DRAINAGE- DETAILS-- -:;IY. 71G-- AGM, _-- .C1Ct!O 1700__ F6i ti 7,1 .1;i'1 I ri;; i 1. ilii;! . i• „!I I. 11 I I I IT i i!' i1 1;1 itii iII III ill1 rl I 1 I Ti • LINE OF MAIN LOBBY RESTROOM ,FITNESS ENTRY RACQUETBALL COURTS / WITH CHILLER ABOVE L_Pou 4 D - MOW -rico uPLIGHT=. e. COLUMN �TAL. kALIGG LOCKER ROOMS FITNESS WING FITNESS ROOM LOUVERS. PAINTED • GAMES DANCE POTTERY/CERAMICS ARTS AND GRAFTS MULTI-PURPOSE WING PRE-SCHOOL/CHILDCARE SENIOR PRE-SGHOOL/GHILDGARE - ENGLOsVRE WALL ep 1,(,,7I0. uId�IG3 e JM S, (MGTAL HALIDE.) VIEW IPIIIWNfl ll- A1REIINGT COVERED ENTRY HUMAN SERVICES • SENIOR ADULTS WING 0 S1f., NW- 111 - mem... EXTERIOR ELEVATIONS— LOUNGFJ U TI-PURPOSE/DINING AREA SENIOR ADULTS TERRACE SITTING WALL '-- .11_ �k--tt¢IL;),-•F-0;.-4 LOC!- S....Nc 1 17 STEEL RAIL -:. aINTED T3WLLIE ! !- .I:qM COLOR_ A' Fii.. _ .A a1_ T } 1.T CJ4C✓- 1,4,4.3.- ''',4".1!'i /•:-L>'.F.Iy _C ff 5X •TERF-A,cZ- ;-JALL • AT STEEL 4AIF.- KITCHEN WITH HOOD FAWEXHAU5T ABOVE BANOVET/NEETING/AEROBICS MULTI-PURPOSE WING TERRACE SITTING WALL It FilISE�L HCtm M 1 EMIL .i iuIliillii:::I• MAIN LOBBY GROUND-wILL1NTFlj PLIGHTS e CoLIIMNSI METAL HALIDE 11111 ... ri 11111 CLASSROOM/ YOUTH Mkt I INC/TRAINING 1".1 ALL MON TE -b J&HTS I MTL. HAJ CE LINE OF MAIN LOBBY BRICK - P.OWLOGK BRICK - RUNNING BOND SITTING WALL DETAIL 3/4' = crTn _CNL-RAINTEp TRIM COLop PATH WATERLINE I.. .72 i! TYPICAL MATERIALS AND FINISIICf, METAL ROOF WOOD TRIM, STAINED METAL GUTTER AND DOWNSPOUT, PAINTED 1.1.4I—WOOD SHADING TRELLIS, STAINED WOOD BOARD AND BATTEN SIDING, STAINED WOOD CHANNEL DROP SIDING , STAINED -BRICK VENEER SEALED WOOD WINDOWS AND DOORS, WITH EXTERIOR ALIMINIM CLADDING OFFICES STAFF LOUNGE BOILER ADMINISTRATION r GYMNASIUM VII1EW FROM Il'IIV11371 OPTIONAL CHILLER* LOCATION STORAGE/TOILETS r s to. U.�ncn— _In _essrn lxi tci Sell /VIA EXTERIOR ELEVATIONS— IR rvr awc mak SCR 1 1 n n HUMAN SERVICES SENIOR/ADULT SERVICES FIRESIDE LOUNGE/BBO LOUNGER-1ULTI-PURPOSE/ TERRACE SENIOR ADULTS WING DIN NG AREA D�II113�' Il�D'�QDAD GARDDD3N AND CANDD AVD3N1IJ3 §©UJ'Il'IEII �1-Ia�L Ma I1-reI D .METAL }4 HALIuoa GARBAGE/RECYCLING ENCLOSURE BRICK WOOD/STEEL GATE -5 TERRACE GYMNASIUM VIID3W Mail OUTDOOR EVIENT AREA MAL • 0 GYMNASIUM STORAGE EXHIBIT ENTRANCE FITNESS ENTRANCE RACQUETBALL COURTS WITH CHILLER ABOVE W/OPAOVE DOOR FITNESS WING VOW YINAD ll9II.ASY11?IDI3ILDDS MICK- yawce.ziR2L GROUND MOUNTED LIGHTS CAST METAL LETTERS MESH CD GH RcMv_ IY-O' FNIS 1 SITE SIGN WITH ADDRESS LSeT M'N. t' FROM rro!'ry LINGS r s n b 1' 7 IO ae. Cti 43 ExTERIOR— ELEVATiONS— 'Pa /► core MiCl_00924,1- SCR X3:3= --lip oFD Pa.:P V-1•1-1 11 11J 111 1 11111 11 1 111 111 111 11 1111111 ttttt- tp'11 11111 _ 111__ / I IiluI 11n , WffiiihrinIIlihIIT 1rivire riga FA IOWA FM -1DA12-K- -T.SILIh =ADDITID NA�- $oL DI E - Co. 11 MOUE 6 -Tu b) 1' _5' .. 10' 20' • 2.1 */ -0"C77-17 . i-IGN1e; 1( _tithizGEtz._ I' 5'•loi 201 2.1s-451- LOUNGE MULTI- PURPOSE HUMAN SERVICES SENIOR ADULT/ JAN/ STORAGE ARTS •' GRAFTS - , • , - ' POTTERY. .CERAMICS 5r3gxy fo • 6,,a1:70, UPLIGHT5 b. DINING SKETYPICAL • BANQUET MEETING AEROBICS BUILDING FLOOR AREA: CLASSROOM MEETING GROUND FLOOR. 45,560 5.F. TRAINING MECHANICAL MEZZANINE, 2.100 5.F. BUILDING TOTAL 48,260 SF. 511011101% APIED BOCIIAL 'MING ED r o 20* YOUTH • un_'%utiNg ......... -A R —Int PSI t.t.1,111--- - 1.3/21,3.1 1.• M aft, !•• ..... - — - vault FIRST FLOOR NAN-- sue ,x-rcr matjo ES !O 117' • FITNESS ENTRANCE ...... RESTROOMS RAGE ......................... MIMEOS WING Q.) MEMEL MIL -- ARL eg _Xs r••,_ caw: FIRST TIOOR PLAN IMSIBLE WaiL yr. o- LOGATIOt1 42ND AVE S 01.• AK C040 EUCaCK famQ Yon swat fvi S 124TH ST s J!!�j I ��'�� - 1 1 ''\ \\ \\,, ---_,-,Q, `r.'o �'u == \ " /' \�\\O/\\ O . 11H VIII rj•!, —. \\'s.'\✓'p- .'/ --\\.-=-- ,<--'a. , , 11, 1f ' ? I i�I�I 1 . L.-.-.-,--: ,•.f.--. ...\\ ; `\ • \\ `.s..; \ \ 1`1` , 1 LI L-1 I`i`i ,:-.f,,\ ,,.;7>,•• >\ j \ t, � ✓� \, \ k : _ ri-Z, ,7:-. ---:',' e_.:', .1,8/ \ '. sa_ e..j7 r..., ...._ . ... zy ..:,-, ,L _::______:, af0.0( ,0..a �7 l r—' Y90b / 1'' 'i tI Q\` c__—_--8-/ maw. for¢ fc • NZ o(uc O./0.• I 46 ELEGTRIGAL SITE PLAN rYOR[-� POLE AI Y[C,[t[O a Sam. DIMENS IONS • 0.. 81..03 r -r k- MULL 1. EOLTMYO YR OWN DDU R I inH.I.a 1(. Fa.. 'N a/ 14.31[ TOC 110...100.[ 0.0 IPC NO YL(. TO RW POLE ' :' - ------t•. IP wow VI (MOAT PK. GOUT Oa. POLE Y1 TO (/0/1116 K[r 1OL[) — CM=P.3Ild O COOK'S Y1 TO NK 1..(10 1...R ..QST 3.. 11m 11... OK( co .110110 d pa. % (43.3111[ YI .3.31.[0) 0100 IOt 000.4) --w00/ qr3 AS IUr1I9(0 wt. tar P YI fRC1I110 Kt AuctAr0 Pear L4 \ 1 Haw t is .r� 0,c.rt rQ. t. • 3e00 nI 4n-I4.+lY2 mon[ POLEBASE DETAIL WI TO s.0 LEG =_ND: OA - PctE LIGHT 06 - %OL(.ARD LIGHT OG - ORO-AND-MGUNTEI uPl.-IGH[ ARC 004 DK MK Sara EP -1M ■[16.13 Fa are [dlul(/ ELECTRICAL GRAPHIC SCALE:SITE __ PLAN SCAM O..a1 90/0. o(o3:Et of RELICT Kt 1201 MT: ES CONDIT' ANAL USE APPLL;ATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 STAFF USE rot s'=Refererice F 1. BRIEFLY DESCRIBE YOUR PROPOSAL: 1^,01.15'1•RU C- fl o l•-.I Of= A-±. 52 mo ( r. CoNtty[ u N tom`(CA-4--ri CR MITI -- T ZKI 1,% M-W AV l M PR - 0'117 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) Quarter: S. Section: 1O Township: £3 Range: (This information may be found on your tax statement) 3. APPLICANT:* Name: i1-"r`i (Pr 1U K VI I L+k) Ftr'RK,5 �1 Address 26c7 aU1— r' -4 f R7LVD. °1$Ig� Phone- ' - • 01 Signature: ' — - � Date: a";"7-7 1 q' .41- * The applica is the person om 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: r'iri d F v <44-1 K P\-r- OWNER II Address: G2619 5.A.).-inF, - r-v2. F1A47, $% Phone:• 433 • 0171 I /WE,[signature(s)) swear that I /we are the ner(s) or contrac chaser(s) of the property involved in this application and that the foregoing statements and answers contained in this a licat• n are true and correct to the RECE ( /our knowledge and belief. Date: QCT. 6 )411.1- OCT 6 1994 UU+v UNITY DEVELOPMENT ATTACHMENT U • CONDITIONAL USE APPI '^ ION Page 2 5. PRESENNT USE OF PROPERTY: AL L,FA-1 t~.j }4 6. PROPOSED CONDITIONAL USE REQUESTED (from list in TMC 18.64.020): 7. ADJACENT North: I l' -:1) 7 LAND South: PU t4 ►IS> -1 Rtv i N f 2 v s - r R A k L E n EL P USES East: R t 17,--14-1-1A L (Q-1- 726v) West: 42+49. -170A1Ah'll �1 VE ? R•s`j`1 . 8. DETAILED DESCRIPTION OF PROPOSED USE (for example, describe the manufactur- ing processes used, wholesale /retail /warehouse functions, outside storage of goods or equipment or other information which will facilitate understanding of the activities you proposed to develop on this site): � i�¢r�Pasen Pa L ot� M ��fi I NGL�Dz �Za7o Pr. t c r AN P f- s -1PK ( H i 1. Povt2 rAi2K 1rctPac,. Et-k 4C-L - GC., ' 'rmo% ei L i• 9. Will the conditional use be in operation and /or a building to house the use be started within ayear of issuance of the permit? 10. Describe the manner in which you believe that your request for a Conditional Use Permit will satisfy each of the following criteria as specified in TMC 18.64.030 (attach additional sheets, if necessary). A. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. RESPONSE: A— r-r-2 B. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. RESPONSE: CONDITIONAL USE APPL 'CATION 10. (continued) C. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. RESPONSE: AMIN D. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. RESPONSE: Gj�i�i E. All measures have been taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. RESPONSE: %�i�� 10. A. The use will not be detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. The proposed center is intended to improve recreational opportunities in the community. The Allentown neighborhood where the proposed site is located is an old residential area. This project should be beneficial to the neighborhood and may help revitalize the area. B. The proposed use should meet or exceed the performance standards that are required in the district it will occupy. The project will be subject to the requirements of the Board of Architectural Review, which should insure a high standard of design. It is a goal of the project is to create a community center which all citizens of Tukwila will be proud of. C. The proposed development shall be compatible generally with surrounding land uses in terms of traffic and pedestrian circulation, building and site design. The traffic impact of the project will be subject to review in the SEPA process. All required traffic mitigation will be completed. Pedestrian and bicycle circulation is being incorporated into the site design to tie into the Grecn/Duwamish River trail located across the river. The Subject site is 13 acres which allows for very large setbacks. Although the Community Center requires a larger scale of design and construction than the surrounding single family homes, the size of the site allows this increased scale to be absorbed without any adverse impacts to surrounding properties. D. The proposed use shall be in keeping with the goals and policies of the comprehensive plan. The Community Center and park improvements planned for the site are in keeping with the Comp. Plan land use element which shows recreation for the site. The overall development proposed for the site supports: NATURAL ENVIRONMENT, Goal 3; OPEN SPACE, Goals 1, 2 and 3; RESIDENCE, Objective 1, policy 2, and Objective 3, Policy 7. E. All measures have been taken to minimize possible adverse impacts which the proposed use may have on the area in which it is located. The design will be subject to review by the Board of Architectural Review. The community has been asked to participate in the planning and design of the proposed center. Adverse traffic impacts will be mitigated through the SEPA process. This project is seen as an asset to the neighborhood in which it is located, and should help to revitalize a neighborhood which needs an economic boost. V.+. lu..ati : +. + u -+ +ud. L ` An. J LOKL1fb ZOO:.2' /006 r — BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT • 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 OR S:TA'FF <IJSEOIIL;} 1. BRIEFLY DESCRIBE YOUR PROPOSAL: 52) CYO s7 CO i'rjl r/71r f c 7ez")- --ri 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersect-ion) Quarter: 'Si Section: •/D Township:0. Range: ¢- (This information may be found on your tax statement) 3. APPLICANT:* Name: /4120 AHCh /Ze4% ' YL ��774I Address. 1/D1 }� /, � ��9zLL /) / j4//1., q%l • Phone. 2c '322 -332 Z Signature: Date: ! ' /G''1 * The applicant is the person`{vhom the staff will contact regarding the application, and g PP to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 4. PROPERTY Name: OWNER AFFIDAVIT OF OWNERSHIP t,v/ -- (coM %�- -t�" ,n-rrnY 5t 4_)_ Address: �?. �az)�-�r_EH77 L. VDR E C E I V E D► Phone: +33 '0/ 77 AK 2 0 1995 C OMIVlUN1 T Y I /WE,[signature(s)] DEVELOPMENT swear that I /we are th ner(s) or contr . t 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: /Q o ENT V Idl 1 / 9/ 5 • BOARD OF ARCHITECTU' lEVIEW DESIGN REVIEW APPLICA'I'i 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 screened 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: f :y -io2 -' ir P 'T 3 zz" J..do 5 TI ` Pill' 7s /77'5, C !r! r Air r .� !1--G. ffj" Y.S r /a`„ - �fC' S %J� it 11):=- 1 e 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: T1�hk n _ ,r i tr ' 7'4, ' / /! % j f' 16k / D . ' 17i— / /rte / t hA%rl 7,t 7t / >'h /� /1-"Z Av l A, 4, f zL • q -_ " shy- / .v. ham.. -2,.aa ci1.77-- Z7 -7 . R2 /lrfr/ ,/, el'ip- e'rr /../fJ/,Y1, k/ //1---7/i-2 71--'4'i/2.1 .ii -r.�l < is //-12 7=1 hi, zZ--) Yh A - /a.,� /t 6'fr)�Y' -'r�i &/ -7 (1/ /.-1 74;9i.. / 5 /ih'' ' • BOARD OF ARCHITECTU. XL REVIEW DESIGN REVIEW APPLICI( ON 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, s trengthen 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 encour- aged. 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: !-� /jG y1 ���- ✓ 7L%(' *- ‘, 'e Pk) //G nir 7�7:1/"' / %? C A4, // P i /1r - ' s �. T / )V. 1- /91 rr1 h2�4 1s- - h', // ,� .sue /A7 / w hD �t'l�c7(�Y7�i7� l.S 71)-7z 7C/ }7 /) .? S / *IL Iih ' / r / 'i`�� t�/�� / ter',L . i -- �SGr A/ 71;) p >/ ' /-i- z - 14/11A1 Par-2f 41-e r/ /rah /�� h 7/1 -,.2 w// .1=2 'IChi , '/ 4. BUILDING ' ESIGN 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 de- velopments. BOARD OF ARCHITECTU. ( IEVIEW • DESIGN REVIEW APPLICATION Page 4' C. Building components - such as windows, doors, eaves, and parapets - should have good pro - portions 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 ex- posed 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: h6 v (1/he 5 Tom% M1'2 ,S6 // hi' /e /_/ 710 1r' . >'./1 f(_ / • 2 A(K)--/;ci 72-v)-22_9( //■• >2,) 41,-.5J /V- kPee/.■• above orr� 7i1rc i �'d 4? /7'54 > ,5 �/'Dvlll'r f h G v�:S�ki -e...f %h &Y'�� e /7G�'c -� :--r1 . 5. 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. RESPONSE: .7•(�'W;),2c- ) SeKvi 6- . -, ?- ' 14/// ,l 71/4;"(i...7 eel-V.616- C' Z1-71,- -- � 7`D ht/ v/sL1 / /2p?' , &z") htlib e / /ph-/ si z e t`' /'2 /r - Y I 77S , (con /-1hi 4/ 1,Y'/!'i? 1ia'YI c /DD /1) l-vov.--►', GIY7. G?' /ii.k 7/J2 1,71 ll G'1e 4/174v/ 2-7,5 71,9 c 3,v7- ) 1717,/i-7` . BOARD OF ARCHITECTUr.k REVIEW DESIGN REVIEW APPLICATION Page 5• INTERURBAN SPECIAL REVIEW DISTRICT %Y,11-.. 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 thebenefits 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. I. 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 circu- lation. 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. 5. The proposed development should seek to minimize significant adverse environmental im- pacts. 6. The proposed development should demonstrate due regard for significant historical features in the area. City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director City of Tukwila PLANNING COMMISSION/BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING AGENDA February 23, 1995; 7:00 p.m. City Hall Council Chambers, 6200 Southcenter Blvd I. Al-1'ENDANCE II. CITIZEN COMMENTS: At this time your are invited to comment on items which are not included on the agenda. III. APPROVAL OF MINUTES: January 7, 1995; January 26, 1995; February 2, 1995 W. PLANNING COMMISSION PUBLIC HEARING PROJECT: TUKWILA COMMUNITY CENTER Conditional Use Permit #L94 -0089 Special Permission Sign #L95 -0007 APPLICANT: City of Tukwila PROPOSAL: Construction of a 48,000 sq. ft. multi - purpose recreational facility on a 12.8 acre site along the Duwamish River, including sports fields, public river trail, a 327 -car parking lot; riverbank regrading and restoration, and two freestanding site signs of 60 sq. ft. in area each. LOCATION: 42nd Avenue South and South 124th Street S.E. 1/4 Sect. 10, Twn. 23, Rge. 4 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 V. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING PROJECT: TUKWILA COMMUNITY CENTER Design Review #L94 -0088 APPLICANT: City of Tukwila PROPOSAL: Construction of a 48,000 sq. ft. multi- purpose recreational facility on a 12.8 acre site along the Duwamish River including sports fields, public river trail, a 327 -car parking lot, and riverbank regrading and restoration. LOCATION: 42nd Avenue South and South 124th Street S.E. 1/4 Sect. 10, Twn. 23, Rge. 4 VI. PLANNING COMMLSSION PUBLIC MEETING PROJECT: COMP USA, L95 -0005 APPLICANT: Pam Combs, Tube Art PROPOSAL: Approval of a 122.85 sq. ft. sign based on doubling of the setback. LOCATION: 17400 Southcenter Parkway, Tukwila. VII. DIRECTOR'S REPORT VIII. ADJOURN ARCHAEOLOGICAL MONITORING PLAN FOR CONSTRUCTION OF THE CITY OF TUKWILA COMMUNITY RECREATION CENTER PROJECT Prepared for CITY OF TUKWILA PARKS AND RECREATION DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 By J. Scott King Project Archaeologist HISTORICAL RESEARCH ASSOCIATES, INC. 119 Pine Street, Suite 207 Seattle, Washington 98101 September 20, 1995 HRA# 413CPS RECEIVED OCT - 4 1995 COMMUNITY DEVELOPMENT TABLE OF CONTENTS 1.0 INTRODUCTION .... 1 2.0 PREVIOUS ARCHAEOLOGICAL STUDIES WITHIN THE PROJECT AREA . 3 2.1 Studies Directed by LAAS 3 2.2 Studies Directed by HRA 6 3.0 MONITORING PLAN 8 4.0 SCHEDULE 10 5.0 REFERENCES CITED 11 LIST OF FIGURES Figure 1 -1 Location of 45KI431 in Relation to the Community Recreation Center Project Area Figure 2 -1 Location of LAAS Studies and HRA's 1993 Investigations in the Community Recreation Center Project Area Figure 2 -2 Location of HRA's 1995 Investigations in the Community Recreation Center Project, Area 4 5 1.0 INTRODUCTION A cultural, resources assessment directed by Larson Anthropological/Archaeological Services .(LAAS) for the Allentown. Segment of the Municipality of Metropolitan Seattle (METRO) Alki Transfer /CSO Facilities Project identified a National Register - eligible archaeological site (451(1431). In 1994, LAAS directed data recovery excavations at the site to mitigate adverse effects associated with construction of the METRO Project. In 1993, the City of Tukwila retained Historical Research Associates, Inc. (ERA) to assist with cultural resource studies for the City's proposed Community Recreation Center Project, which is located on the.same.property as 45(1431. • • Since 1993, URA has directed two cultural resource studies within the proposed Community Center Project Area. In November of 1993, BRA archaeologists excavated auger test units in a' substantial portion of the Project Area to identify potentially significant midden.deposits that might be associated with 45K1431 (Wilhelmsea 1993). Earlier this month; .HRA staff directed exploratory backhoe trenching along the Project Area shoreline to identify shell and sheet midden deposits that might be buried within alluvial sediments adjacent to .old channels of the Duwamish River. The results of these studies indicate that the significant. archaeological deposits comprising 45KI431 do not extend beyond the site boundary as established by LAAS during their work for METRO. Figure 1 -1 indicates the location .of the : site in relation to the . City's Project Area. In September 1995, the City, at the request of the Muckleshoot Tribe and the US Army Corps of Engineers, asked BRA to develop a plan for monitoring construction activities in portions of the Community Center Project Area. HRA's proposed monitoring plan is presented in this document. In addition to this introduction, the plan includes a summary of previous investigations at 45KI431, a research design, and a proposed schedule. A cost estimate is attached under separate cover. 46th Avenue South Location of 45KI431 in Relation to the Community Recreation Center Project Area. 2.0 PREVIOUS ARCHAEOLOGICAL STUDIES WITHIN THE PROJECT AREA Recent archaeological research has been conducted in the Project Area by Larson Anthropological /Archaeological Services (LAAS) (Larson et al. 1992; Lewarch et al. 1993), under contract to METRO, and HRA under contract to the City of Tukwila. Figures 2 -1 and 2 -2 show the location of archaeological investigations in the Project Area. 2.1 Studies Directed by LAAS In conducting a cultural resource assessment for METRO's proposed Alki Transfer /CSO Facilities Project, LAAS identified historic and prehistoric resources in the southwestern portion of the Project Area. Four phases of fieldwork were conducted. Phase 1 was undertaken in 1992 to determine whether cultural deposits were present along a proposed pipeline corridor paralleling 42nd Avenue South. The work resulted in the identification of site 451(1431 consisting of shell - bearing deposits, fish and mammal bone, lithic artifacts, fire - modified rock, and charcoal (Lewarch et al. 1993:1). In 1993, Phase 2 was conducted to investigate a new alignment of the pipeline and to determine its relation to the cultural deposits identified during Phase 1. No potentially significant cultural deposits were identified during this work. Phase 3, conducted in 1993, investigated the southern extent of the new pipeline alignment adjacent to the Duwamish River. As a result, additional cultural deposits were identified, allowing further delineation of the boundaries of 45KI431. Finally, in 1994, LAAS directed data recovery excavations at the site to mitigate adverse effects that would result from construction of the METRO Project. LAAS is currently preparing a report documenting the results of their data recovery efforts at 451(1431. Preliminary information is not available for review. The information presented below is derived from the first three phases of LAAS's work at the site. The physical stratigraphy of the Project Area is interpreted by LAAS as comprised of a series of alluvial strata deposited during over -bank flood events (Lewarch et al. 1993:16). The alluvial deposits consist of discontinuous interbedded strata of sand, silty sand, and sandy silt. A minimum of five distinct cultural layers were observed at different depths between 30 to 150 centimeters and were probably deposited between flood events. The age of the cultural layers was estimated to be approximately 300 years BP (Before Present) on the basis of two radiocarbon dates. The first date was obtained from charcoal at a depth of 50 to 60 centimeters and is dendro - corrected to 300 BP with a range of 460 to 120 BP. The second date was obtained from a depth of 140 to 150 centimeters and is dendro - corrected to 330 BP with a range of 480 to 300 BP. 3 z < 46th Avenue South • • ( • 0 0 • • • • IN • • • • • • • • • 0 0 0 0 0 0 • • • • • • • 0 0 0 0 0 0 0 0 —15—a—tra C3 0 LI 0 ci IleydsV • • • • • ).• • al • • • • • • • • • 111 *0 0 0 • 0 • ........ 0 0 0 c 50 x 50 cm. Shovel Test Units Es 1 x 1 Meter Test Units 0 c7 / ..* 00 0 ..... .. ........... M 0 0 0 0 . . . . VI CIS • 0 .• ,.. 0 • , 0 t, u . . . . 0,... 0 Frj 0 0 • \—._ 10 ....c3 '9-t ..... .,...0_--- o .P" ,-- 0 r qmos enuenv purt7 tii ............. Estimated Boundaries of 45K1431: Datum (0.0N/0.0E) 0 6) z it6th Avenue South 1 cr) 0 (NI U) rx w 11.1 One Foot Contour Interval Estimated Boundaries of 45KI431: E t; ru 2 0 (7) 7 & Fence Line 0) cJ lj QD 0) / / ............ cqdsv Loos °mew puzy ..... • • • • .......... • • ........................ ..... -c 1- The boundaries of 45KI431 were identified through pedestrian surface survey and the systematic excavation of 50 -cm2 shovel test units. Final boundary estimates, however, were based on the distribution of high and low density concentrations of cultural material below 30 centimeters. Thermally - altered rock encountered in the overlying 30 centimeters was considered to have been disturbed by historic agricultural activities such as plowing, and therefore unsuitable for estimating site boundaries (Lewarch et al. 1993). The following summary is taken from the LAAS report and indicates the potential significance of these cultural deposits to local and regional prehistory: Site 45KI431 deposits have vertical and horizontal integrity, with vertical stratification of cultural deposits and horizontal variation in artifact density. There is extensive evidence of multiple occupation episodes by fisher- hunter- gatherers over the course of at least 200 years and perhaps longer. The time of occupation represents the period directly before and, perhaps, during initial European contact in the region. The site is one of few extant sites reported in the Duwamish river drainage, none of which demonstrate this type of very low artifact density, seasonally reused, limited activity, special purpose site. Based on integrity of site deposits and the potential to contribute information important to regional prehistory, then, 45KI431 is probably eligible for nomination to the National Register of Historic Places ( Lewarch et al. 1993:44 -45). 2.2 Studies Directed by HRA HRA directed fieldwork in the vicinity of 45KI431 in 1993 on behalf of the City of Tukwila to determine whether site deposits extend into areas that might be affected by the City's proposed Community Recreation Center Project and, if so, to determine their vertical and horizontal extent (Wilhelmsen 1993). After reviewing background archaeological information, a systematic non - aligned survey was designed and implemented. This survey included the use of 10 -cm- diameter auger probes and 50 -cm2 shovel tests as subsurface observation techniques (see Figure 2 -1). Auger probes and shovel -test units were placed at tighter intervals along the river bank because previous fieldwork (Lewarch et al. 1993) had indicated that this was the focus of prehistoric activity, rather than farther away from the river. Data generated from 65 auger probes and ten shovel tests indicate high concentrations of historical and modern artifacts in the extreme eastern end of the Project Area along the shoreline. Prehistoric activity is indicated by high concentrations of thermally altered rock within the mapped boundary of 45KI431 as established by LAAS. Few artifacts were discovered outside the LAAS - established site boundary. In August of 1995, the City, at the request of the Muckleshoot Tribe and the US 6 Army Corps of Engineers, asked HRA to develop a plan for exploratory backhoe trenching along the shoreline within the City's Project Area to identify potentially buried archaeological deposits. HRA directed exploratory backhoe trenching at the Project Site between August 30th and September 1st, 1995 (see Figure 2 -2). After defining the extent of planned shoreline improvements, HRA directed excavation of a single continuous trench parallel to the shoreline within two to four meters of the cutbank margin. After completing this trench, the backhoe operator excavated series of 14 shorter trenches aligned perpendicular to the river at 15 -meter intervals. HRA found no evidence of prehistoric activity as a result of exploratory backhoe trenching in the City's Project Area. HRA discovered historical and recent cultural remains in Trenches B, C, and D, and in Trench A in the vicinity of these units. The field archaeologist observed fragments of concrete, milled wood, plaster, brick, wire nails, window glass, roofing tar, non - diagnostic metal, and cow bone that exhibits evidence butchering (with a saw). HRA's 1993 work in the Project Area identified similar remains at this location. The artifacts in this area are interpreted as refuse and in the opinion of HRA, do not constitute significant cultural remains. 7 3.0 MONITORING PLAN Previous archaeological studies in the Community Center Project Area have established, with a significant degree of confidence, the boundary of 45BI431. The. City Worked. with BRA during the design phase of the Project to ensure that the Community Center and its associated facilities would not affect significant archaeological deposits associated; with the site The established site area will be landscaped. Shrubs and trees in this portion. of the grounds will be planted in mounded beds. Prior to landscaping, the City plans to spread approximately two feet of fill on top of the established site area to protect it from disturbance. After the fill has been placed, the mapped site boundary will be fenced to protect. it. To ensure that significant archaeological deposits are not disturbed, BRA . recommends monitoring by a professional archaeologist during construction- related activities within • five meters of 45B1431. In consultation with the City, BRA recommends construction monitoring at several locations outside the established site boundary to ensure that shell and sheet midden deposits that might be buried within alluvial sediments adjacent to old channels of the Duwamish River are not disturbed during construction. We recommend that a professional archaeologist monitor stabilization of the riverbank, excavation for the building foundation, and trenching for storm drain pipes and the water main system. Riverbank stabilization is to be one of the first construction efforts. The area to be •impactediby this phase of construction extends from the southeastern boundary of the Project Area to the bend in the Duwamish River. Bidding /Construction Drawings C8 through C10 prepared by A.R.C. Architects (July 7, 1995) show the stabilization area in detail. Excavations for the building foundation (Drawings Cl, S2.1, and S2.2), and the storm drains (Drawing C4). and water system (Drawing C11) are expected to begin after shoreline stabilization has been completed. BRA anticipates using one or more archaeologists to monitor construction, depending on the scope .of each task. Monitors will coordinate their efforts with the construction foreman and equipment operators, and will follow safety procedures set forth by construction personnel.. When. practicable, project monitors will direct equipment operators to remove sediment matrix in20-cm scrapes using toothless buckets/blades. Monitoring staff will observe excavation and ground disturbing activities in designated areas from a safe, but effective. distance. Staff will watch as equipment operators deposit excavated sediment in backdirt piles. • Trench walls" will be shored for safety if it becomes necessary to enter a trench. Monitors will document their activities in field notebooks, photograph relevant archaeological remains and construction activities, and coordinate on a daily basis with BRA's Project Manager. BRA will cooperate with any parties that the City authorizes to assist or observe: monitoring. If potentially significant archaeological deposits are discovered during construction, 8 redirect construction, evaluate the extent and character of the remains, and contact the City. If necessary, HRA will recommend a plan for more detailed evaluation of discovered archaeological remains and develop measures to mitigate potential adverse effects. If human remains are encountered during monitoring, ground disturbing activities shall cease in the immediate area and the City and Corps of Engineers will be notified immediately. It will be the responsibility of the Corps to notify the Tribes and the Washington State Historic Preservation Officer. The tribes will determine the treatment and disposition of human remains and associated grave goods. The City of Tukwila will provide security and protection for the burial site, as needed. 4.0 SCHEDULE HRA is prepared to provide the City with one or more archaeologists for construction monitoring within several days of receiving authorization. We generally require two days notice to provide, field personnel. A daily monitoring cost estimate and a budget to manage the project and prepare a report has been provided to the City under separate cover. 5.0 REFERENCES CITED A.R.C. Architects 1995 Bidding /Construction Drawings, July 7, 1995. King, J. Scott 1995 Results of Exploratory Backhoe Trenching for the City of Tukwila Community Recreation Center Project. A report prepared for the City of Tukwila by Historical Research Associates, Inc., Seattle. Larson, L.L., D.E. Lewarch, and J.R. Robbins 1992 Alki Transfer /CSO Southern Transfer /Interurban Project Cultural Resources Assessment. Larson Anthropological /Archaeological Services, Seattle, Washington. Submitted to HDR Engineering, Bellevue, Washington, LAAS Technical Report #92- 10. Lewarch, D.E., L.L. Larson, J.R. Robbins, and P.S. Solimano 1993 Metro Alki Transfer /CSO Project Allentown Site (45KI431) survey and Evaluation. Larson Anthropological /Archaeological Services, Seattle, Washington. Submitted to HDR Engineering, Bellevue, Washington, LAAS Technical Report #92 -8. Wilhelmsen, Kris 1993 Results of Sub - Surface Survey at the Allentown Pea Patch Property, Tukwila, Washington. A report prepared for the City of Tukwila by Historical Research Associates, Inc., Seattle. 1U /13 /Ub i :13 1AA Glib 33 Air/ MUUnLLSIWU'1' MUCKLESHOOT INDIAN TRIBE 39015 172nd Avenue S.E. • Auburn, Washington 98002 • (206) 939 -3311 October 11, 1995 Ms Gail Celmer U.S. Corps of Engineers Enviro ntal Resource Section P.O. Box 3755 Seattle, WA 98124- 2255 Re: City of Tukwila Community Center Project 954-00701 Dear Ms. Celmer, tgluuz RECEIVED CITY OF TUKWILA PERMIT CENTER The Muckleshoot Indian Tribe has reviewed the proposal by the City of Tukwila to develop the Allentown Pea Patch Site. As a federally recognized tribe with treaty rights in the area, we have determined that there are no significant impacts from the development of this project. Our Fisheries staff and policy people have convened and discussed the project's scope and in the process concluded that the project will not affect access to the site for fishing and processing of the catch. The cultural use of the area and the project's impacts on the site may place limitations on the performance of ceremonial activities. The Tribe is requesting the City of Tukwila to recognize the Tribal access to the site for future use for fishing and processing of the catch. The Tribe is also requesting that the City not restrict Tribal access of the site for ceremonial purposes. These gurantees should be in writing and the area should be accessible to the Tribe and its members 24 hrs a day, 365 days a year. The activities by the Tribal members would be subject to following Tribal laws and Ordinances as it relates to fishing. Tribal Regulations will prevail in any fishing conducted by Tribal members in the area. With the site being eligible for the listing in the Register of Historic Places the Muckleshoot Tribe requests the City of Tukwila to erect a monument to memorialize the site for its historical significance. This monument would be acceptable to the Tribe in design and purpose. The purpose being the site was and continues to be a historical fishing site of the Muckleshoot Indian Tribe. The City of Tukwila is aquiring what would be a place for people to congregate and enjoy the benefits of life and improve their well being. The Muckleshoot Tribe is planning a Cultural Center on the reservation to accomodate those same needs for our people. To offset impacts of this project the City could contribute to the construction of this facility. This mitigation would be subject to discussion and negotiation between the Tribe and the city. )1 U/1J/ 0 la:14 PAA 4 up 0 ,- b.l. / i NU4ILILO1tUU1' -.. We hope this position letter will settle the outstanding issues between the Tribe and the City of Tukwila in the development of this site. We encourage the continued dialogue between the Tribe and the city in future developments on the Duwamish-Green River. Sincerely, Vir a Cross Tribal Chairperson •••• • ••••• s'1.• ,41 .,..„ cc: Fisheries ..1,-- :- City of Tukwilag ::03'.`1-4 1....r - -=--,. - .- • ......0.-. .•.....‹....'.,......t.,,./"..%- ...,.. i.::•:t. `',••• ; • 1 ■-•••'t .. • •- '...• • • • • • LJ U U) \,. City of Tukwila Department of Public Works June 10, 1996 Phillip Schneider Regional Habitat Manager Washington State Department of Fisheries FAX No. (206)- 338 -1066 John W. Rants, Mayor RE: Commencement of Tukwila Community Center Riverbank Work Dear Phil: Ross A. Eamst, P. E., Director The shoreline work covered under Hydraulic Project Approval control no. 00- A9099 -03 is being scheduled to begin June 15, 1996. The work will begin on a Saturday morning to take advantage of the low daytime tide. This work is planned to stabilize a portion of the Duwamish riverbank as it passes the site of the new Tukwila Community Center. Although this work is scheduled to begin on the 15th, the work will not be allowed to proceed until we have located an adequate number of willows and red twig dogwoods from which we can harvest cuttings. I think we will need about 10,000 to 12,000 cuttings to get the initial construction completed. Another 12,000 to 15,000 cuttings will be needed in the future to complete the shoreline work. If you have a source for these cuttings please let me know. Sincerely, Randy berg Project Manager cc Don Williams Ann Siegenthaler 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433.0179 • Fax (206) 4313665 weer— Tukwila Community Center Project Na_rative The City of Tukwila proposes to construct a multi - purpose recreational facility on a 12.8 acre site along the banks of the Duwamish River. The site is located on 124th Ave. S. and S. 42nd St. in the Allentown neighborhood of Tukwila. The proposed Tukwila Community Center building is planned as a 48,000 square foot facility housing a full size gymnasium, 2 racquetball courts, a fitness and weight training room, locker rooms, administration and recreation offices, youth and teen center, arts and crafts space, child care area, general meeting space, multi - purpose banquet space and a senior adult activity center. Site improvements planned to accompany the new Community Center will include a 327 car parking lot. When completed the parking lot and building will cover about 30% of the site in impervious surface. Storm water from the building will be discharged directly to the river. Storm water runoff from the parking lot will be gathered in biofiltration ::wales, ran through an oil water separator and discharged to the river. Approximately 110,000 cubic feet of flood storage capacity will be added to the Duwamish river. An additional 20,000 cubic feet of storm water detention will be supplied on site. A control manhole will only release water from the parking area into the river when river volume is below flood stage. The river through this reach is subject to tidal influences. 480 lineal feet of the total 950 lineal feet of Duwamish River bank which fronts on the subject site will be stabilized. Existing steep banks will be regraded to a 2 to 1 slope and a 15 foot wide access bench will be placed just above ordinary high water to accommodate future river bank maintenance needs. The stabilized bank will be armored with rock rip -rap, and woody debris in the form of logs with root balls attached. The line of the river bank will undulate to create pockets of quiet water, improving the aquatic habitat. The completed bank will be fully revegetated using native riparian species. Site landscaping will include perimeter trees and shrubs to screen the parking area and athletic fields, with lawns and planting beds around the building. Parking lot interior landscaping will include sedges and reeds so that planting areas can also serve as biofiltration swales. RECEIVED FEB 0 11995 COMMUNITY DEVELOPMENT Construction of the improvements mentioned above is planned to begin in summer of 1995 with completion planned in summer of 1996. The proposed park and athletic field improvements are scheduled for a second phase of construction in Spring of 1997. The athletic fields, picnic shelter, children's play area, outdoor basketball court and tennis court are planned to be constructed in this phase. When completed the site will be fully landscaped and a complete irrigation sprinkler system will be included. A portion of the subject site hey been identified as being of archaeological significance. This area is identified on the site plan. The entire site has had a subsurface survey done to determine the limits of the archaeologically significant area. This area does qualify for placement on the Federal Register of Historic Places. Site improvements have been planned to avoid any sub - surface disturbance of this area, preserving the site for future investigation. The following agencies and individuals have either been working with the City of Tukwila to develop the proposed improvements, or have been given the opportunity to review the City's plans: Phil Fraser Ann Siegenthaler Gary Schulz Don Williams Phil Schneider Andy Levesque Rod Malcom Walter Pacheco City of Tukwila, Public Works City of Tukwila, Dept. of Community Dev. City of Tukwila, Dept. of Community Dev. City of Tukwila, Dept. of Parks and Rec. Wash. State Dept. of Fisheries & Wildlife King Co. Surface Water Management Muckleshoot Indian Fisheries Muckleshoot Indian Cultural Affairs ARC S. Lokting 0 002 /OO6 BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 :FOR S;TAIFUSE >ONL' 1. BRIEFLY DESCRIBE YOUR PROPOSAL: 52, e:2,d .574 Ca /ZI4rt/ & Cei7eek 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) 06 /axjs f 6; 1617i /e) A / /Go JG1�%zri�1 -,cam Quarter: Section: !D Township:Z.3 . Range: (This information may be found on your tax statement) 3. APPLICANT :* Name:,'1C AHC4 /Glut"% SZ yL 7�yi� Address: // ) P /.'� .5-afrWe, kif/4 ' ��,P/hone• 2.4a) 'J2 2 - 33Z 2 '. Signature: ����rr V Gio O�}''' - Date: % 1eo '.144. * The applicant is the person`drhom 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:__OZZr op OWNER Address: E.-1-90 vDRECE1VE0 Phone: - +33 —4/ 7? JAN 2 0 '095 COMMUNITY I /WE,[signature(s)) DEVELOPMENT swear that I /we are th ner(s) or contr t 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: /o /'- g I 1/ 49 BOARD OF ARCHITECTU( L REVIEW DESIGN REVIEW APPLICA i'ION 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 screened 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: , J!- 7/7.54,?7/✓I / M5 / t� !� '! 7`a l'/fr � J-i/9t.s _ iG A,Ii1ihi� • .fir kip Get/ eta /L�l ,-�C� /tom . f�'�t i'k~ 7 (i) 7Gr- rbn/ /�i2,, 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA 1'%Gn 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: ll7?7 h / /� /i� { emir s Zd G(l1-IrW7 tb e_' /f - G' %5 , ,•4 57').-.1/5 >r) r /.' r2Y A 'k i/J- c 7ti1- 'dam /-j --., ,e 19 heir,,%'%72G )1/i /h /r?' ee 71C /f 7 d exediJ.a //5 'Dl�rf I ,fr eiteew /i'i/»ii h///1-2/7 ._.C' /r •it /s 1/ /ihr -- e 4,, /t)979-7 S .4v Ms7/z4/ C iH� f., 7z/. . i f Z,4' 6 BOARD OF ARCHITECTU( .L REVIEW DESIGN REVIEW APPLICATION 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 encour- aged. 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: 4.471Wir /or/ '5 -74/ />'/ Pt), (".)? /: /7-2r3? hakW -5e-1: - e ' /// h?' .<1,t 4-2 Ji- r_` ,f`z «� `7/(/.4,(,),9)-7 /.S c /00fr7 /' h /.ah 4' 5 / ` • r Aer AINMERRIMe .psi J► //i P4 ? /V- fl frv*-ils /' /acs f /lam .4V-'Z' 71) 4,b1)-ivi) AJ/// Wil• 4J/ki• 1sic e' hi- 4. BUILDING OESIGN 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 de- velopments. BOARD OF ARCHITECTU( .L REVIEW DESIGN REVIEW APPLICATION Page 4' C. Building components - such as windows, doors, eaves, and parapets - should have good pro - portions 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 ex- posed 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: The 4r4GiiV i47i1-e _s 1pr'. A it,e ,feee."--7) ek-hefr.2 5 6,7 1Wi "72, //:#27's - Rk-e �i� fa 191,14/4,-/)4.1 2.)(7/(7-y_< by // r - P2-7 -',- -- J / hew /.-7.. -? /.-7„-4/.. AT//// u..�: �i� i���.//.i�_i�i %/ iii∎ l��:i /I/I -i1►I- • �1411119rGis�iiiia�r r'••�� /� 4 Yt `-jf 7Lii ; r/Yt4r //47 ) '9 /( !"4 &-.$ % k / ire A/ec j :m1: . abbvr°. o!'v / 1cr47 /at' 7h e /fl& k t 12 � �- . 5. 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. RESPONSE: ,^v►cIi &cc 6i rc. Gig blid'2V Tor, � �)e• 1r• /J/ & ,� - • • ,Seev/re. kv/// .64 b<0.-//-,470 ok<iiiiereekki 71-0 ktip 10.51-tell /9/62c' 2. Z-G.1e-ilkte..4) veeiet17alwie,07:- I7 z& 5. C...e=g-A-t tiihktee-) he4/7 ite.47.fekiek-2. "iik-e-.9 efryvh.lsi-e e 4/-1-7/ sv op-I.Zde-17)-"eS. (c07-7/-mh 4x 74-')i4v ,2,14.1-41/r2 441,2 k. 1,4/ 1,'/111) 1441c&a.-ta aav hick Z-efr Al/ e (...9-2) w /A-7` 6771c.) BOARD OF ARCHITECTU 4L REVIEW • DESIGN REVIEW APPLICATION Page 5. INTERURBAN SPECIAL REVIEW DISTRICT %�1�i►,, 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 circu- lation. 4. 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VOL. 13* 40 0 410 4" we NE: .15 23 7:4 g/.40:210216,813,1 77777777111101111111100111110110111116100116111**6114410111141WA1441Mg1144g 111111 0 1 2 4 5 6 9 10 11 EQS1VFLEXIBLE RULER -302 AW ..... IF THIS MICROFILMED DOCUMENT IS LESS [ CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT ! 84 52 9.0 52 V CZ GC a 0 whin APPROXIMATE LOCATION OF OWNER RELOCATED COMPOST GARDEN BIOFILTRATION SWALE COMMUNITY CENTER IDENTIFICATION SIGN 124th STREET /adh4 JIM mom==max GITI� mamma LT.2CE �TX29 mom= L3.T� T_Jf6 -w-_& 68Te'S /minim m.T.��. . t,.A.1.,.•!1i, :'!@'. ..�q, %•� XO �� nb •I�q. �� .._.t.•;�lV.....k .,...�9, �/ypx►. �Y.. APPROX. LOCATION OF • FUTURE BUS SHELTER 1- L.LJ LLJ 1- (/) COMMUNITY CENTER IDENTIFICATION SIGN ELECTRIC TRANSFORMER VAULT (SUBSURFACE) DUMPSTER/ RECYCLE ..CENTER LLI L'J • GO �tJ Lr) N APPROX. LOCATION OF ORDINARY HIGH WATER MARK : .SEE CIVIL DRAWINGS STREET TREES W/ GRASS LAWN BERM FUTURE VOLLEY BALL COURT CHAIN LINK FENCE GATE CHAIN LINK FENCE GATES ASPHALT TRAIL A • R • C ARCHITECTS 1101 EAST PIKE. STREET SEAT -E. WA 98122 -3915 206.322.3322 206.322.9323 FAX KPFF CONSULTING ENGINEERS 1201 THIRD AVENUE SUITE 900 SEATTLE, WA 98101 206.622.5822 206.622.8130 FAX HOUGH BECK & BAIRD 1000 LENORA SUITE 516 SEATTLE, WA 98121 206.682.3051 206.682.3245 FAX MO N DAME DATE7/1/95 COCAP➢OR FIRE LANE, TYP. W/ REINFORCED LAWN PAVING j PHASE II DEMONSTRATION SENIOR GARDEN APPROXIMATE LIMITS • OF PROTECTED ARTIFACT AREA RIVER BANK STABILIZATION AND WILDLIFE HABITAT. PLANTINGS - WITH TEMPORARY IRRIGATION DUWAMISH RIVER LOWER BANK PLANTING. ALL PLANTING AREAS DISTURBED BY CONSTRUCTION BETWEEN ACCESS. BENCH EDGE AND OHWM (SEE CIVIL DRAWINGS) SHALL RECEIVE LOWER BANK PLANTING. SPECIAL COMMUNITY EVENT AREA ASPHALT PATH EXISTING VEGETATION TO REMAIN APPROXIMATE UMITS OF PROTECTED ARTIFACT' . AREA STA E OF WASHINGT•N TERRACED. LAWN VIEWING TERRACE W/ PICNIC TABLES OPEN LAWN PLAY AREA 0 40 80 120 HIT COL N HOUGH CERTIFICATE NO. 318 SCALE IN FEET TRASH RECEPTACLE, TYP. 's'is ad iTLIT5E n , ' r..,.. C.. antra.a;�+;'.•.eY in.. ., lC1 .t,.,:111� 'may (C'Yk:3 .•r :: ,�.�I •it•. �.; Cr''s• I .i_ _�.T�.r. :A.:3. r,t -.u'' El�ris'f;>.Xdi?{al - >,e Lt�2tr; ,i,...•. ,•.,,yL .. ..'. IIIIIIIIIIIIII�' IIIIIIIII�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII{ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII illlllllllllllllllllllllllllllllllllllllllllllilllilil 0 M.., M. 1 ? 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