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HomeMy WebLinkAboutPermit L94-0093 - SHOWALTER MIDDLE SCHOOL - HEIGHT VARIANCE , L94 -0093 SHOWALTER MIDDLE SCHOOL 4628 S. 144 ST VARIANCE City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Director City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Board of Adjustment will be holding a public hearing on November 3, 1994 at 7:00 p.m. in Conference Room #3 located at 6200 Southcenter Blvd. to discuss the following: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: BOARD OF ADJUSTMENT PUBLIC HEARING L94 -0087: Tukwila Community Center City of Tukwila The applicant is requesting an 8 -foot variance for the gymnasium and entry rotunda of the proposed community center. Allentown P -Patch (SW corner of 42nd Ave. S. & 124th Street). L94 -0093: Showalter Middle School South Central School District The applicant is requesting a 9 -foot height variance for the school. 4628 S. 144th Street, Tukwila. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times October 21 and 28, 1994 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 City of Tukwila Department of Community Development HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: STAFF REPORT To the Board of Adjustment Prepared October 26, 1994 John W. Rants, Mayor Rick Beeler, Director November 3, 1994 L94 -0093 Showalter Middle School South Central School district A 9 -foot height variance for Building "A" 4628 South 144th, Tukwila, adjacent to the Foster High School Approximately 14 acres Public Facilities R -1 - 7200 Single Family Residence A determination of non - significance was issued by the District on 9/29/94 (A) Cover Sheet/Perspectives (B) Topographic Survey (2 sheets) (C) Utility & Storm Drainage Plan (D) Grading & Paving Plan (E) Landscape Plan (F) • Site Plan - south (G) Exterior Elevations (2 sheets) (H) Applicant Responses (3 pages) (I) Height Dimensions (2 sheets) (J) Height Comparison 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665. Staff Report to the Board of Adjustment Page 2 L94 -0093: Showalter Middle School FINDINGS VICINITY/ SITE INFORMATION 1. Project Description: Modernization and addition to an existing Middle School. This includes reconstruction of Building A with a sloped roof that will enclose new mechanical equipment. Also included in this project is a revision of the present parking area, accompanied by installation of a plaza, walkways and landscaping, and by the enhancement of some outdoor recreation areas. 2. Existing Development: A multi- structure (one and two -story) middle school complex. 3. Surrounding land uses: West: Foster High School facilities and King County pool. South: Single family homes East: Single Family homes North: Single Family homes and church (St. Thomas) 4. Terrain: The site is essentially flat in the area for the proposed improvements, dropping approximately 5 feet in 550 feet from the west to the east, and the same amount from the south to the north. BACKGROUND 1. The existing school site consists of a set of four separate structures, containing one and two -story classrooms, a gymnasium, a shop facility, as well as a set of portables. The School District proposes to demolish several of these structures including the cafeteria. It also proposes to renovate and modernize the classroom wing, called Building A, which is a structure built in the late 1930s. Part of this renovation includes adding a sloped roof over a new mechanical equipment area for Building A. 2. The only portion of the project that proposes to exceed the 30 -foot height limitation of the Zoning Code is the roof for the two -story Building A. • This 50 -year old building already exceeds the height limit, such that the 9' -0" height variance responds in part to present circumstances. 3. Other buildings on adjoining properties already exceed this height limitation include: - -The church spire for St. Thomas Catholic Church (northwest of the site), which is approximately 84 feet in height, - -The hose tower of the existing fire station (southwest of the site), which is approximately 32 feet in height; and Staff Report to the Board of Adjustment BACKGRO1UND (continued) L94 -0093: Showalter Middle School Page 3 -- Foster High School facilities, which were approved by variance #89 -1 -V on July 6, 1989. The Board of Adjustment permitted a 5 -foot height variance for the school's west wing and a 15 -foot variance for the east wing. Both of these two wings exhibit their mechanical rooms as a prominent and integrated part of their roof design. The sloped roof in both cases extend over the entire facility; there are no set -backs from parapet walls. 4. The City's zoning code contains a specific section (TMC 18.50.080) which excepts mechanical spaces and other rooftop appurtenances from the height requirements._ In the case of the variance for Foster High School, the facility's fly -loft (area above the stage) and mechanical areas were exempted because they are classified as non - habitable, even though they were not set back from the edge of the roof. Section 080 of the zoning code specifically allows mechanical equipment rooms or attic spaces to exceed the height limit, but they must be set back a minimum of 10 feet from the edge of the roof and they may be no higher than 20 feet above the rooftop level. 5. Chapter 72 of the City's zoning code allows certain features of a proposed project to "vary" from the strict requirements of the code. The chapter sets forth its purposes and the five criteria for granting a variance. Permits are approved by the Board of Adjustment, following a public hearing. All five criteria must be met in order to grant the permit. 6. The variance procedure is only one of several mandatory public reviews required by the City for a project of this nature. Citizens have ample opportunity to request conditions of approval that may be necessary to reduce possible adverse impacts, whether on adjoining properties or elsewhere in the community. Among these reviews are: -- Chapter 60 of the zoning code requires the City's Board of Architectural Review to consider the specific design of most types of proposed building and landscaping through a public hearing process. Conditions of approval generally accompany any such review. DECISION CRITERIA The Board of Adjustment may approve variances from the zoning code. In the case of this application for Showalter Middle School, the Board of Adjustment must find that a grant of the 9 -foot height variance above the allowable 30 foot height limit Staff Report to the Board of Adjustment - is not contrary to the public interest and -only where, owing to special conditions, a literal enforcement of the ordinance would otherwise result in an unnecessary hardship. (Tukwila Municipal Code (TMC 18.72.010 - purpose). L94 -0093: Showalter Middle School Page 4 The five applicable TMC variance criteria are listed below in bold typeface followed by pertinent findings of fact. Any proposed variance must meet all five such criteria for approval. Applicant responses to these criteria are contained in attachment H. 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 9 -0" height for Building A allows for installation of mechanical equipment room with a sloped roof over the entire structure. The proposed sloped roof can not be set lower without eliminating the second floor of rooms in the affected building. This feature has been requested by members of the community in order to provide a more residential appearance to this rectangular and bulky structure. A similar sloped roof was approved for the adjacent Foster High School complex. This project received a height variance, a conditional use permit and a Board of Architectural Review permit in 1989. The mechanical equipment areas were specifically addressed in the variance report. The requested height variance does not appear to be a grant of special privilege, as it is consistent with the limitation on uses of other properties immediately next door at Foster High School. Other R -1 properties such as fire stations and churches have the same entitlements. They also have the same obligation to follow Board of Architectural Review procedures for the facility's design. Ample opportunity exists for public review and for establishment of other appropriate conditions of approval. DECISION CRITERIA (continued) 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 property is located. Staff Report to the L94 -0093: Showalter Middle School Board of Adjustment Page 5 The present building already exceeds the 30 -foot height limit. Just as in the case of the design for the classroom wings for Foster High School, the shortage of level recreational areas on this site and the need to comply with state school standards for such areas mandates designing the buildings to be multi - level, where possible. The requested variance thus relates to the building's size and shape as well as to the site's topography. One alternative would be to require the School District to demolish the entire second floor of Building A to install the roof within the 30 -foot height limit. This would cause an unnecessary hardship, which would be to the detriment of the general community. It would also force construction of more buildings on already- scarce level land, again a detriment to the general community. 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. Renovating and modernizing any school embodies the concept of benefitting the public welfare. Granting a 9' -0" height increase to parts of this middle school complex on such a large (14 -acre) parcel complements the property. Providing a sloped roof to Building A may enhance the improvements in the vicinity, by repeating a similar set of features that are dramatically expressed in the design of Foster High School, and by giving this part of the Middle School complex a more residential appearance. Given the additional public review processes mentioned earlier, the public welfare will be protected if the variance is granted. Board of Architectural Review conditions provide ample opportunity for ensuring a positive impact on the property and the neighborhood. The State Environmental Policy Act (SEPA) review on this proposed renovation has already determined it would cause no significant adverse impact on the environment. 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. DECISION CRITERIA (continued) 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. Staff Report to the L94-0093: Showalter Middle School Board of Adjustment Page 6 Extensive recreational facilities on the 14 acre site both use and preserve natural features. The flat areas are in use as sports fields, and the steeply sloped area will remain in its natural state. Open Space Goals 2 & 3 state: 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 improvements to the playing fields contain opportunities for all citizens. The natural areas provide alternative open space experiences for the area, and fit into the city's pattern of natural amenities. 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. Goal 1 states, "preserve the pleasantness and integrity of viable single - family areas." The proposed Middle School renovation clearly enhances the quality and desirability of the adjacent residential area. Whether having a sloped roof directly contributes to such qualities is undeterminable, other than through acknowledgment of the direct requests by residents for such a feature. 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 areas. The requested height variance of 9' -0" thus allows Building A to enjoy a property right that was granted in 1989 to Foster High School. It also recognizes one which has been granted to others such as St. Thomas Catholic Church and the nearby fire station. The public's interest remains protected if the variance is granted, as the School still has the same obligation to undergo public scrutiny and specific conditions of approval through Board of Architectural review process. CONCLUSIONS 1. (No special privilege). A height variance is an appropriate way to allow construction Staff Report to the L94 -0093: Showalter Middle School Board of Adjustment Page 7 of a sloped roof for an outmoded two -story school building, especially one that already exceeds the present 30 -foot height limit. To deny the variance means that either the second story would be demolished, or the building would be redesigned with a set -back mechanical space up to 20 feet in additional height. This second option still qualifies the increased height as an exception under another provision of the city's zoning code, but is less residential in character. Either way can meet the request of citizens for a structure with a more residential character. Certainly the Showalter Middle school comprises the same uses found in schools in other residential districts, as well as those found next door at Foster High School. Granting the variance thus does not represent a grant of special privilege. 2. (Special circumstances). Variances are deemed necessary because of special circumstances, such as the size and shape of the structure and the site itself. The building is constrained by its original flat - roofed design, and its above -30 foot height from the 1930s, and by the prudent expectation to retain the function and use of the second floor of the structure. The site is constrained by the availability of level land for recreational areas and the need to meet State requirements for such level areas. These are special circumstances which merit the variance. 3. (Public welfare is benefitted). A height variance would benefit the public welfare, because the facility's renovation will enhance an existing public building. The facility directly benefits the neighborhood as it provides services and recreational facilities. The public's interest remains protected with additional public review (and resulting conditions of approval) by the Board of Architectural Review. 4. (Comprehensive plan is implemented). The center's design acknowledges the City's comprehensive plan by reflecting specific goals for natural environment, residential areas and open space. There are no significant adverse impacts with the construction of a sloped roof on this building. The building itself provides community services. The Tukwila Comprehensive land Use Plan Map designates this site for Public Facilities, indicating support for the school as a long -term use. 5. (Preserves substantial property right). A height variance provides this building with the same substantial privileges and rights of use that have been in place since the 1930s and that have been given to other properties such as to Foster High School. The same visual effect (height and appearance) could be obtained by an alternate procedure, which requires redesigning the mechanical room, setting it back from the edge of the building, and covering it with a sloped roof. Such a solution would not cover the entire building, leaving portions of the roof flat between the parapet and the mechanical structure. This alternative complies as an exception to, not a variance from, the zoning code. Granting the requested variance for the roof, however, provides an architecturally complete, water -tight solution, and it acknowledges the structure's pre - existing height. Staff Report to the L94 -0093: Showalter Middle School Page 8 Board of Adjustment • RECOMMENDATION Based on the above findings and conclusions, the Department of ' Community Development recommends approval of the 9' -0" height variance for Building A. :' SHOWALTER MIDDLE SCHOOL Iill.lw�in �' 1.!t r;i ii►_a_. •iltrl,. • BASSI • �w MI s.c... ,L+w f. 101/24-tlff • Ia.Iwnxv 10:11•••1010012 f1=0110 SHOWALTER NICOLE SCHOOL L...r ...,.. w.0 IBM 1.S COVER SHEET AO.I ATTACHMENT A ..","1114:74' . •a 51 11`i�rt.-•-i-t ��_�l SFr ___ ran sI e5G ` 3�---r ' .4.--\-\777:7-,i . J :r-.' .0.l n ,:. 3.11 r EF 110 W 0.4.43.64. 334•.0 .71111 40R0 7.5472.1 p 0.K ..0..51 .CN. 3t D 3/.31i IU.a:fi..i . ( fa1G1.G... .t56 ✓.051 P.,. NJ • f e.,•1✓.•x✓. 53 S7V.P Q h1.7 [.1.•705 G 41 CO 414 cl ••11.•tart. 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GRADING a pAvING: PLAN CONDITIONAL UE PER11T APPLICATION Cl.2 ATTACHMENT D t O ii BLOC C BLDG 0 BLDG a BLDG B • —COM 3 0 4 4� imm•1Q� (JJIr PLANT SCHEDULE :?Oo°O°Gill fat 6 w73:.:.5.K= •«r •• • t•:.:•• 1.... 1 1rr • x te••.•K 5 ••lk. aw'r uv wry, 11++ 5••66, vans...• NOTES Com 4444 cCn••••160 1041••[ Tr, t... v..• 'l�nw ;•' s.nw .a. �... iASSE1du isl ..•.....n. •.:.• .o. a, sa,o.. a srtzr 3343133-1513.3343133-1513I .+..n xs.IS .-::•n trinara•• Y. -owe 0(3331 ora 4..540. toms leo.. 14 (4[(4114[1 W.• CS 04331.03? 03311 Preliminary Not For Construction ins nvr.• I11J-1 SHOWALTER MIDDLE SCHOOL ..r••�a. �-n�K•m %iU 14 }la WO nut cot Wane OCAS LANDSCAPE PLAN CO1OITI@wL USE PEPM11 L1.1 nrrnlr1.J11AF�IT F >P>PDPD>DD D DPD>PPPPP>PPPPPPPDD ' 7/l� SITE PLAN - SOUTH VICINITY MAP UMW r0.0.0 001.10:0 ir.0,01100, M. no gifYl5122119 6 LOT D L. fair.. [I,0•T1 pernnIMl..e ene ee+I Imrn 1.0f /Of. LOT COM:•0420 ,a90 IP inalaiml, • rt 171 ooellnv � w01••r•• .,o a...� mranlwu.Io raw 011.11.10.. BA55m r1I 11.11• . A ,1111 raw RION Ia« WS MCA occ ,1111,. IA KIN COON 11.1▪ 10 meas • TO -.0.7r.•• ®¢ mS .1 OR •N -u: ~.•••11,11 M MOWN PP) • 111 r• Awoke to• t] II ctq DLLs u I IIv Om I1 VQ111OI11D&WIO O F SCHCK MO Ia.. rr.ri. ker r,. 11= 11+e A7 — n r.. SITE PLAN - SOUTH AI.2 Ye .Mre111, ATTACHMENT F D 11 0 11 i 0 LL velum ' mco inr arAtir aratOmmalCifamm rr--- p PARTIAL WEST ELEVATION - BLDGS A E B ItUtfell �. aater adQ era own. of rg.M1rO•0a11• ILMME• AGA QM/ PARTIAL WEST ELEVATION - BLDG A s crvr...nv - — - 0.00 CM.00 •mi+.+.. mapael _— 11 0 1 PARTIAL SOUTI-I ELEVATION - BLDGS C F D ILLULCat ( COcrf .,,.a- - —+ w aa O WEST ELEVATION - BLDG D IBASSEI I I Mum Ms• LV M A. S.e.. h L.a. a1/J.0-aH r 1 awrrw-mr caro rms. sore • a MM. rr we WIZ MOM VC ti an LO" • --,-, wee COM me Mt Pm lamemm MOM. amz •aar r •;fle MO al mom MO wow MCIeMr.• OaI ••••••4�i U aa.CDOO W) u+rcs-rX aarro,mro,a SKum SCHOOL N. 4 Dna ...a w. . taa <V.. et M cs EXTERIOR ELEVATIONS BLDGS A,B4O E D A3.2 ATTACHMENT G r . _ _ -i — �.) - i ;k ., i� I ,� i 1 PARTIAL SOUTI-I ELEVATION - BLDGS C F D ILLULCat ( COcrf .,,.a- - —+ w aa O WEST ELEVATION - BLDG D IBASSEI I I Mum Ms• LV M A. S.e.. h L.a. a1/J.0-aH r 1 awrrw-mr caro rms. sore • a MM. rr we WIZ MOM VC ti an LO" • --,-, wee COM me Mt Pm lamemm MOM. amz •aar r •;fle MO al mom MO wow MCIeMr.• OaI ••••••4�i U aa.CDOO W) u+rcs-rX aarro,mro,a SKum SCHOOL N. 4 Dna ...a w. . taa <V.. et M cs EXTERIOR ELEVATIONS BLDGS A,B4O E D A3.2 ATTACHMENT G b neer Mil PILO, I� '�e.rirru"• 1.-ar.r.r4 tirOGM - bl+Edo an_ - O SOUTH ELEVATION - BLDGS A E B 89 �iVPST:.Y- z 2-®r f1 1 -1 0 O PARTIAL EAST ELEVATION - BLDG A EittEl 0 O O Man BAS ET 7 S . w 70, io1Sne'r�e--» i •.19./14-om AKA tCSYll L'JJL' • ftI rru 110.••••• 6.1•m• /OM treCIA -nee • SA =CA °Wort urw. MAO CMS GEM arar r mac. M OIIIaJSQ Oa✓ }^� tl new.* OOP le bleep • +Zn.:,a.;.., I t I O O O NORTH R FVATION - SLOGS A, C >; D e I[Oplat101 Al2m11410 SFUNALTER PADDLE SCHOOL lo; eve n EXTERIOR ELEVATIONS BLDcSS A,B4O s A5.1 ATTACHMENT G 1 1 Lam, -,-'--- ii _______:, IIIIIIIIIIIIIIIIIIIIIMM ,' \ El MU -�-- DAOTI AI =ACT RI GI/ATIr _41 11A_` A •• 0 O O Man BAS ET 7 S . w 70, io1Sne'r�e--» i •.19./14-om AKA tCSYll L'JJL' • ftI rru 110.••••• 6.1•m• /OM treCIA -nee • SA =CA °Wort urw. MAO CMS GEM arar r mac. M OIIIaJSQ Oa✓ }^� tl new.* OOP le bleep • +Zn.:,a.;.., I t I O O O NORTH R FVATION - SLOGS A, C >; D e I[Oplat101 Al2m11410 SFUNALTER PADDLE SCHOOL lo; eve n EXTERIOR ELEVATIONS BLDcSS A,B4O s A5.1 ATTACHMENT G ZONING CODE VARIANCE APPLICATION CITY OF TUKWILA, DEPARTMENT OF COMMUNITY DEVELOPMENT Project name: Showalter Middle School Property Owner: South Central School District Date of Application: October 17, 1994 RESPONSES TO QUESTIONS, PAGES 2,3,4, 5. WHY IS THIS VARIANCE BEING REQUESTED? As stated in the City of Tukwila Title 18 Zoning Code, Chapter 18.50, the height limit for buildings within the R -1 -7.2 zone is 30 feet. This request is for a variance to the 30 foot height limitation for the classroom building (Building A) at Showalter Middle School. The average existing roof height - to top of parapet - along the "east facade of Building A ranges from 33.3 feet above grade to 40.3 feet above grade, or an average of 36.8 feet. The design proposal for the modernization of this building incorporates a 2/12 pitch roof rising from 6" below and behind the existing parapets' to a central ridge, with hip framing at the same slope at either end. The average roof height of the proposed roof, measured at the midpoint up the slope, is 2.23 feet higher than the parapet, or an average, along the east facade, of 39.03 feet from grade. The average proposed height of the total roof structures at the school, which is an average of all four facades of the school, including building A, the 'new addition, the Music, Gym and Locker room buildings is 29.55 feet above grade. (See attached drawings.) 6. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA? 6A. 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 subject property is an existing middle school which is in a Residential zone. (No Conditional Use Permit is required.) The property has a singular role in this zone as a Middle school and all that a middle school for this size community must contain. It also bears singular scrutiny by the voting Community, who passed a Bond fixing the budget for the Modernization of the school, and whose design ideas and input must be carefully considered and addressed. Modifications to the school mlist be accomplished in a manner that is visually acceptable to the voting public, is functionally and economically feasible, and must provide a building with a state Superintendent of Public Instruction mandated minimum 50 year life expectancy. The 2.23 foot height increase proposed for Building A satisfies these conditions. The mechanical, structural and architectural design of this area has been carefuly planned to provide the best systems for the most prudent costs that will last the longest. (See #6E below.) ATTACHMENT H The primary purpose for construction of a low (2/12) pitch roof on the existing building is to screen necessary mechanical equipment housed at the attic level. The purpose of screening this equipment is to mitigate its visual impact, protect it, and allow for its maintenance. The second purpose for the new roof is to shed water, and provide visual proof to the Community that it does so effectively. There has been very strong public opinion that the Building A roof must have a significant (visible) slope in order to function properly. By no means should this proposal be considered a special privilege that would be inconsistent with the uses of other properties in the zone. Not providing such a design in fact could be considered a special privilege by virtue of its failure to respond to the mandates of the Community. 6B. 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. The Community voted to modernize the existing school, rather than to build a new middle school. The existing original classroom building has been its existing height, which is over the 30 foot limit, since it was built, in 1938. Modernization of this structure would not be possible were the building reduced to less than 30 feet in height. 6C. 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. Granting this request will not cause any harm, injury, or interference with uses of adjacent and neighboring properties. The current operation and functioning of the completed site modernization (which, as a Public use facility does impact the neighbors) will not be affected in any way by the proposed height of building A. There will be no glare or light changes from the new roof resulting from its single -ply membrane roofing material. The neutral color of the roof was selected to blend with the rest of the building's color scheme, and will not call attention to itself. Views from neighboring properties across the site will not be impacted by the modest increase in roof height. The ridge is just high enough to perform its minimal function as a screen for mechanical equipment while still being just high enough to provide the Community the visible pitched roof it has asked for. The roof is visible, as requested, while not excessive. Views from the residences down the hill to the east, across 144th Street to the south and across the.playfields to the north are generally oriented in other directions, and will not be impacted by changes in their views of the school. The building is in the middle of the school site, and view changes of the school will be minor resulting from the increase in height relative to the distance of the building from its neighbors. Adjacent to the school to the west is the High School football field, which will not be impacted by the roof height. The amount of roof water run -off at Building A will not be changed by the shape of the new roof, and won't affect adjacent properties relative to drainage. 6D. THE AUTHORIZATION OF SUCH VARIANCE WILL NOT ADVERSELY AFFECT THE IMPLEMENTATION OF THE COMPREHENSIVE LAND USE POLICY PLAN. I have carefully read the City of Tukwila Comprehensive Land Use Policy Plan , and I find no goal, or objective, or policy that would be adversely affected by the authorization of the variance. 6E. 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. Without the variance, the property could not adequately fulfill the programmatic needs of the Community and could not be developed in an economical way,. Other alternatives were considered previously. Early alternatives proposed entirely different mechanical systems, which placed mechanical equipment in other locations within the building, thereby reducing the need for roof screening at all. These options were either prohibitively costly in terms of mechanical arrangement, requiring structural support of the mechanical equipment, or they did not provide the type of systems that would meet the program needs of the School District, or they took up room that meant that valuable space in the building could not be used to meet program needs. These alternatives also did not provide a pitched roof, which the Community wanted. Other alternatives provided the mechanical systems as they are designed in the current proposal, and screened the equipment with a shed structure the length of the building, but just over the equipment and not extending out to the parapets. The ridge height of this alternative is the same as the ridge height in the current proposal. This alternative was also rejected by the Community because it did not provide a whole, visibly pitched roof. The current proposal modifies this scheme by stretching the shed roof rafters out to the building edge. The current proposalI solves all the combined criteria of function, economy and design. The economical and visually acceptable design of the middle school is not just a right of the Applicant (the School District,) but in fact a right of the owners of other properties in the zone and district. This is a Public School, and as such is property that belongs to and is developed by the larger Community. r rn fi Ills 'MT 0 42 -5' t 35.5 DDDDDDDDDD I III `.7 i•1 RIME u 3 d j rn D R s ,J1 c } 0 Z Nil ,k � � iala I.;.13 (!i r hit l t IPA 11 Mit MA 110 —frt nos% ■ 21,5' .1 • V 901g - NOILVA313 IS3M Tp1121VdO 0 rn { 35. iuuIuuIi !moll �1u1111� 1 1 DDDDDDDDDD P 1N3WH3VflV 0 3 O 'V S5018 - NO11VA81D Y1121ON 0 • 0 1 n 1> 70 11 i ■'• ilialThlinii T4,44,1,44,4, I I • tfi: • •■ i1',-• 5 ;;-'.5• .i.. ., :i.” .i :.1 •• ,. • •-■, .sIM4•; •I. '.tII" oRI Ia Z .mIM• I II4I.•III/.-.••m4• N . N N I I 4 M.t. / Pe t a .. S•.••.. 1 I I .I' . 1 p 1 11 11 VI II 11 A...M. ...I 1.1,••••■•■•■•••••■■ .4/ “0, 1 1 O PARTIAL EAST ELEVATION - BLDG A • , 111 1 1 1 1 1 1 1 104444 '0 z sa,s "4/•• ION 1 V S9018 - NOI1VA313 co 7 5, .74•,44 ef.t _ifel 0.1 2ifitn 15 41i 041 -gt 5.1i it•Ft '.5 rlf 511. rifE 5■/- • it I 15 II 5 t ,5 ig it t cl 1 0,1 t: la4. t.1 A F F I D A V I T O F D I S T R I B U T I O N hereby declare that: fl Notice of Public Hearing J Determination of Non- significance fl Notice of Public Meeting Mitigated Determination of Nonsignificance E Board of Adjustment Agenda O Determination of Significance Packet and Scoping Notice LJ Board of Appeals Agenda E Notice of Action Packet fl Planning Commission Agenda 0 Official Notice Packet fl Short Subdivision Agenda E Other Packet J Notice of Application for Q Other Shoreline Management Permit fl Shoreline Management Permit was ma.- ared to each of the following addresses on [o 7-6-614 yiAdvc%L-e-it )0 -z-1 Name of Project - ()C ) File Number Signature City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Director City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Board of Adjustment will be holding a public hearing on November 3, 1994 at 7:00 p.m. in Conference Room #3 located at 6200 Southcenter Blvd. to discuss the following: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: BOARD OF ADJUSTMENT PUBLIC HEARING L94 -0087: Tukwila Community Center City of Tukwila The applicant is requesting an 8 -foot variance for the gymnasium and entry rotunda of the proposed community center. Allentown P -Patch (SW corner of 42nd Ave. S. & 124th Street). L94 -0093: Showalter Middle School South Central School District The applicant is requesting a 9 -foot height variance for the school. 4628 S. 144th Street, Tukwila. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times October 21 and 28, 1994 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 S u04000- 0400_0 Va i ' NELSON LEO V +MARY.ANN 829999 . LAWRENCE S, VEN M & EILEEN 439999 • 2150.S PEARL; r' 4461 S 144TH ST SEATTLE WA 98108 SEATTLE WA 98163. 004000 - 0401-07 JONAS SHIRLEY:A 14421 46TH•AVE S SEATTLE WA. 004000 - 0478 -05: BYAM:JOSEPH.M.0 BILLIE 14428 46TH:AVE S SEATTLE.WA 004000704837'08. ELLEFSOWLARRY 4617' S. 144TH' TUKWILA.WA . 004000- 0490 -09 ELLEFSON :LAVONNE:0: • 4617' S0' 144TH SEATTL:WA 004000- 0496 -03 DIETSCH.:MICHAEL': P 3909.E HOWELL : ST '. • SEATTLE WA 004000-0505-02" •CHMELA LARRIE +JACALYN< 4727 + S : 144TH: ST . TUKWILA WA 004000 - 0511-04' MALICK.LENA' 4813•S'144TWST. SEATTLE WA. 98168 C0480 98168 232346 98168 889999 98168 509999 98122 909999 98168 • S 941805 98168 004000- 0517 -08 S DALTON DAVIDiROBIN.S` •009999 +STRATFORD ,BETTY +PETERSON,PAUL:H. 1411; SW 128TH :ST ' SEATTLE.WA 98146 152304-9018 -03' STEIGHT•JACK.W 4510 S 184TH' SEATTLE.WA. 152304- 9032 -05 ' MCCLEAN HUGH, P. 2405 ,SW 170: 'SEATTLE WA. S 2N3172 98188 5 F0875 98166' 004000- 0403 -05 • JONAS'SHIRLEY.A. 14421.46TH•S SEATTLE:.WA' 004000-0482-09,, YOUNG GERALDINE C'PAUL' MAIL: ROOM- PLUS 4012 ".S ;RAINBOW 0K7204. LAS VEGAS'NV. 004000 - 0484 -07, ELLEFSONLARRY :P: • PO 80X':636` SOUTHCENTER'WA 004000- 0495 -04 MILLER.LUCILLE 4629 S 144TH AVE SEATTLE WA, 004000 - 0500-07 SHARP..MARILYN' 6234-108TH-SE RENTON;WA 004000 - 0510 -05 MALICK•LENA• 4813 Si144TH.ST. SEATTLE :WA 004000-0516 -09 LARSON?MAURITZ:F. 4817 S`144TH :ST, SEATTLE WA 004000, 0581-09 WEBER'WAYNE E. 4624. S - 146TH SEATTLE :WA Z0373. 98163. 464080 89103 480435 98943 S 2N3838 98163 152304- 9027 -02 • • GRIFFITH-D'EARL`C.ANNE. 4529 - S ' 140TH • • SEATTLE WA• .152304- 9035 -02' • MECHLING:' MARTIN P • 14011'_MACADAM RD'S" SEATTLE:WA• 469999. .98056' S .941805 98168'. S 98168 S 98168 5 :162204 98168 S 829999 98168 L!,14JJ4–vuio —Ul PRECIOUS ESSIE T. .14726 WALLINGFORD :AVE.N: SEATTLE WA. 98133 152304 - 9054-08. SCOONES .MICHAELiW +ROSITA -M.349999 14314;48TH'AVE.S: SEATTLE WA: 152304 - 9065-05 RUPP :EL'EANOR A: SANTORA EVEL'YN P. '4617140TH SEATTLE WA- 152304- 9072 -06 HOWE LARRY: & .EVELYN 14548 SE. 51ST ST • BELLEVUE WA. •98168 S 769800- 98168 301759 98006 152304 - 9108 -04! SOUTH CENTRAL SCH'DIST.406.657777.: '152304-911109 SANTORA.JAMES:E: 4617'S?140TH!ST: SEATTLE WA- • 152304- 9117 -03' -. WHITE ARLENEL: ,4814 S 144TH. SEATTLE,WA 152304179124 -87': SCOONES :H R. 4710• S .144TH, SEATTLE :WA' 98168' 7N3558 98168 339800' 98168 • 15,!304 -90v –U 1 OEATRY . & .,L: J . 14038 MACADAM RD .S SEATTLE:WA. 439'999 98168 152304-9062-08 S FORHAN- TIMOTHYW +ALICE F' 789999 14003'MACADAM.RDS SEATTLE z. WA . 152304-9069-01 MERYHEW•-JOANC:, 44311 S 148TH : TUKWILA;WA 152304 - 9107 -05 RUPP= MELVIN, F" 4611 • S . 140TH . SEATTLE WA. 98168. . S 289999 9e1.68 S 9E168. 152304- 9109 -03 CORP CATHOLIC :ARCHBISHOP; 9N0394. C /O :ST:THOMAS PARISH 4415. S : 140TH . ST :. SEATTLE.WA 98168 152304- 9116 704t S ANDERSON'CRAIG 4• •110617 4712 S'144TH, SEATTLE'WA- 98168 152304-9124 -04 SCOONES;H:R • • 4710 ..S C 144TH. SEATTLE:.WA 98168 ###### **** * **** * # # # # # # # # # # # # # # # # # #** ***! #* ***** * * * # * #. # # * * * * * # # # # # # # # # * ## #fit*** * ** *` BATCH- NUMBER: # 'CUSTOMER NAME CA: COMMENTS. SOcCENTRAL SCHOOL 152304- 9164 -05 SOUTH CENTRAL.SCH DISTI 152304- 9197 -06. ROLPH.THOMAS M 34819.28TH;PL'SW FEDERAL'WAY:WA i6 657777 152304- 9210 -09' CORP'CATHOLIC:ARCHBISHOP ST':THOMAS :PARISH; 377 -060: 910- MARION- SEATTLE:WA, 152304-9240 -03: COUTCHER`O R' 14328 48TH.AVE S. SEATTLE'WA- 15230.4. - 9250-004. BAUMAN-JEFFREYR 180141NE;125TH;ST. REDMOND WAS • 152.304- 9269 -09 MCCREADrARTHURtJ: 4716S 144TH SEATTLE WAS 152304 - 9271 -05 GRIFFITH.ANN•SCOONES 4529 , S 140TH SEATTLE-.WA. 152304-9154-07• RUPP ELEANOR A. SANTORA EVELYN P 4617 : S; 140TH . SEATTLEWA. if 734760- 0535 -08 .ISAACSON'RONALO 4506 :S140TH. SEATTLE WA, 5 041575 98023 677777 98104. S C0679 98168 705165 98052 152304- 9209-02 MATHISEN.RALPH.A 4704-S 144TH ST' SEATTLE WA S 98168 152304 - 9210-90 CORP CATHOLIC ARCHBISHOP 611777, ST.THOMAS'PARISH:. 00377 -058 910-MARION- SEATTLE: WV.: 152304 - 9247 -06 MCCREADY: A`. J, 4716'SO.144TH: 'SEATTLE WA 89186 8LE03 S 98104 -- S 98168 . VM ' 3111V3S S : 3AV • H19b • 4T£4zT M W '. S SNOODS ! -Z0- 0626- 'i0£ZS1 S 152304-9270-06 PIERSON.DONALD A: 1430348TH.AVE SO. 98168 SEATTLE WA. 98168 S C :769800' 98168 E +DEBORAH A612192 98168 734760-0542 -09 THOMPSON'DANIEL1C +NANCY.M. 469999 4526.140TH.ST: SEATTLE WA C. 5 98168 152304-9275-01 SLEIGHT JACK W' SLEIGHTaJOAN F. 4510'c S 184TH SEATTLEWA: 152304- 9289 -05: MONAGHAN'SHEILA, 14313 48TH'SO 'SEATTLE.WA 734760 - 0541-00 STENDAHL: JACK .L +DELORES' .4514 S. 140TH. SEATTLEWA 75162 98168 S 600979 98188— : 749999: 98168. .009999- , 98168 734760- 0547 -04'. S THOMPSON: DANIEL: C - G :NANCY:;M1N9999• 4526.S.140TH..ST:. TUKWILA:WA: 98168 322920-0100 -04 MCCAUSLAP ROBERT G +ANGELA 159999 2521 - 208TH' AVE E SUMNER WA' 98390: 322920-0210 -01 S 322920 -0220 -09 MCCAUSLANO!ROBERT.G +ANGELA 159999 MCCAUSLAND•ROBERT.G +ANGEL-A 159999 2521•.208TH.AVE:E 2521!208TH'AVE E SUMNER WA 98390 SUMNER-WA 98390 • 322920-0230-07, MCCAUSLAND•ROBERT.G +ANGELA 159999 2521208TH • AVE E SUMNER WA 322920,026000 MCCAUSLAWROBERT.G +ANGELA 159999 2521;208TH AVE.E: SUMNER:WA 98390 98390 322920 - 0250 -02 MCCAUSLANO,ROBERT,G +ANGELA >159999 2521208TH AVE E SUMNER + WA - 98390 A F F I D A V I T Notice of Public Hearing 0 Notice of Public Meeting []Board of Adjustment Agenda Packet 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: []Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit Li Determination of Non - significance 0 Mitigated Determination of Nonsignificance Determination of Significance and Scoping Notice fl Notice of Action 0 Official Notice 0 Other D Other was mailed to each of the following addresses on 16 -24 . Name of project, 4 y {G File Number t-4 -60'13 City of Tukwila Department of Community Development City of Tukwila PUBLIC HEARING NOTICE John W. Rants, Mayor Rick Beeler, Director Notice is hereby given that the City of Tukwila Board of Adjustment will be holding a public hearing on November 3, 1994 at 7:00 p.m. in Conference Room #3 located at 6200 Southcenter Blvd. to discuss the following: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: BOARD OF ADJUSTMENT PUBLIC HEARING L94 -0087: Tukwila Community Center City of Tukwila The applicant is requesting an 8 -foot variance for the gymnasium and entry rotunda of the proposed community center. Allentown P -Patch (SW corner of 42nd Ave. S. & 124th Street). L94-0093: Showalter Middle School South Central School District The applicant is requesting a 9 -foot height variance for the school. 4628 S. 144th Street, Tukwila. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times October 21 and 28, 1994 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 10/17/04 11:08 $206 CO. 9500 • BASSETTI ARCH •p Z002/002 ZONING CODE- /ARIANCE APPLICATION CHECKLIST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 4314680 at:�.�'lf�Y.•'_`'. i�`! ICJ' ��['( i' �' T' f'.�!;„!yy+�rGtil�,r.:f�':'.f«� *".:.4=14.41%. 14; . L'Ad4 r. 1 m , .N N •�! n..cx.Aw..S.�C 1. BRIEFLY DESCRIBE YOUR REQUEST: ADDITIONS AND MODERNIZATION To SHOWALTER MIDDLE SCHOOL — R pEpT 70E. BUILDING HEIGHT VARI_1 CE 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) 4628 South 144th Street, Tukwila, Washington Quarter: sE Section: 15 Township: 23N Range: 4E (This information may be found on your tax statement) 3. APPLICANT:* Name :, NANCY KAYNOR BASSETTI ARCHITECTS P.S. Address; 1011 WESTERN AVENUE, SUITE 701 .SEATTLE, WA 98104 Phon-• (206) 340 -9500 Signature: / • Date: /Q• f `7''f * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 4. PROPERTY OWNER Name: Address: 4640 SOUTH 144TH STREET TUKWILA WA Phone: ! . 244 -2100 I/WE,Isignature(s)] swear that I /we are the owner(s) or • ntr r'" 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. AFFIDAVIT OF OWNERSHIP SOUTH CENTRAL SCHOOL DISTRICT Date: c.1,2Z2_1 APPLICATIO ' 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. nt..v::: :•::.::::•:...::.. i:iY::::;.i:•4•Y:4:} "i:ti : %Stiri { {{n:, {::. .:.<•::•: i��� ! {w''ti�i�.:.i.'/�... /�7'4 {r! A'r7z: AT�a:li's�T' ? ?�'%1�'• GENERAL JJ Application Form igVariance Response Form El Variance Application Fee - $600.00 PLANS 4th pRAIAJOJS CU '- L�-IIJ7 ' ©N 7 / 4 Z '7? 7-W C'7' Cr %U l L� (E 7' PiIPL(CAj7cW Ajd. 1_74-0 72 ZFour 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 A. Vicinity map showing location of site and surrounding prominent landmarks. B. Property lines, dimensions and names of adjacent roads. C. Lot size D. Dimensions of setbacks and landscaped yards. (Landscaping is not required for single-family residences.) E. 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. n G. Existing trees ,._..A diameter) by species and an indi .-cion of which will be saved. Proposed landscaping: size, species, location and distance apart. nH. Location, dimensions and nature of any proposed easements or 'dedications for utilities and access. I. For commercial and industrial uses, gross floor area by use and parking calculations. J. For multiple residential, location and dimensions of common open space recreation requirements. One (1) Photomaterial Transfer (PMT) of each plan reduced to 8.5" by 11" (most printing companies can make PMT's). PUBLIC NOTICE %l>4(3 NRIPM4Y770A) / GUg J t'(' O'V F84-'7 W ll? 7Y crry 7Ur t, - (g -7b APPZlC 71,0) L91 -o072) A mailing list of property owners and residents within 300 feet of your property. (See attached "Address Label Requirements ") A King County Assessor's Map which identifies the location of each property ownership and residence listed. The maps may be ordered from the King County Public Works Map Counter at 296 -6548. OPTIONAL Perspective drawings, photographs, color renderings or other graphics which may be needed to adequately evaluate your application. Other required information: ZONING CODE VARIANCE APPLICATION CITY OF TUKWILA, DEPARTMENT OF COMMUNITY DEVELOPMENT Project name: Showalter Middle School Property Owner. South Central School District Date of Application: October 17, 1994 RESPONSES TO QUESTIONS, PAGES 2,3,4. 5. WHY IS THIS VARIANCE BEING REQUESTED? As stated in the City of Tukwila Title 18 Zoning Code, Chapter 18.50, the height limit for buildings within the R -1 -7.2 zone is 30 feet. This request is for a variance to the 30 foot height limitation for the classroom building (Building A) at Showalter Middle School. The average existing roof height - to top of parapet - along the east facade of Building A ranges from 33.3 feet above grade to 40.3 feet above grade, or an average of 36.8 feet. The design proposal for the modernization of this building incorporates a 2/12 pitch roof rising from 6" below and behind the existing parapets to a central ridge, with hip framing at the same slope at either end. The average roof height of the proposed roof, measured at the midpoint up the slope, is 2.23 feet higher than the parapet, or an average, along the east facade, of 39.03 feet from grade. The average proposed height of the total roof structures at the school, which is an average of all four facades of the school, including building A, the new addition, the Music, Gym and Locker room buildings is 29.55 feet above grade. (See attached drawings.) 6. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA? 6A. 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 subject property is an existing middle school which is in a Residential zone. (No Conditional Use Permit is required.) The property has a singular role in this zone as a middle school and all that a middle school for this size community must contain. It also bears singular scrutiny by the voting Community, who passed a Bond fixing the budget for the Modernization of the school, and whose design ideas and input must be carefully considered and addressed. Modifications to the school mist be accomplished in a manner that is visually acceptable to the voting public, is functionally and economically feasible, and must provide a building with a state Superintendent of Public Instruction mandated minimum 50 year life expectancy. The 2.23 foot height increase proposed for Building A satisfies these conditions. The mechanical, structural and architectural design of this area has been carefuly planned to provide the best systems for the most prudent costs that will last the longest. (See #6E below.) The primary purpose for construction of a low (2/12) pitch roof on the existing building is to screen necessary mechanical equipment housed at the attic level. The purpose of screening this equipment is to mitigate its visual impact, protect it, and allow for its maintenance. The second purpose for the new roof is to shed water, and provide visual proof to the Community that it does so effectively. There has been very strong public opinion that the Building A roof must have a significant (visible) slope in order to function properly. By no means should this proposal be considered a special privilege that would be inconsistent with the uses of other properties in the zone. Not providing such a design in fact could be considered a special privilege by virtue of its failure to respond to the mandates of the Community. 6B. 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. The Community voted to modernize the existing school, rather than to build a new middle school. The existing original classroom building has been its existing height, which is over the 30 foot limit, since it was built, in 1938. Modernization of this structure would not be possible were the building reduced to less than 30 feet in height. 6C. 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. Granting this request will not cause any harm, injury, or interference with uses of adjacent and neighboring properties. The current operation and functioning of the completed site modernization (which, as a Public use facility does impact the neighbors) will not be affected in any way by the proposed height of building A. There will be no glare or light changes from the new roof resulting from its single -ply membrane roofing material. The neutral color of the roof was selected to blend with the rest of the building's color scheme, and will not call attention to itself. Views from neighboring properties across the site will not be impacted by the modest increase in roof height. The ridge is just high enough to perform its minimal function as a screen for mechanical equipment while still being just high enough to provide the Community the visible pitched roof it has asked for. The roof is visible, as requested, while not excessive. Views from the residences down the hill to the east, across 144th Street to the south and across the playfields to the north are generally oriented in other directions, and will not be impacted by changes in their views of the school. The building is in the middle of the school site, and view changes of the school will be minor resulting from the increase in height relative to the distance of the building from its neighbors. Adjacent to the school to the west is the High School football field, which will not be impacted by the roof height. The amount of roof water run -off at Building A will not be changed by the shape of the new roof, and won't affect adjacent properties relative to drainage. 6D. THE AUTHORIZATION OF SUCH VARIANCE WILL NOT ADVERSELY AFFECT THE IMPLEMENTATION OF THE COMPREHENSIVE LAND USE POLICY PLAN. I have carefully read the City of Tukwila Comprehensive Land Use Policy Plan , and I find no goal, or objective, or policy that would be adversely affected by the authorization of the variance. 6E. 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. Without the variance, the property could not adequately fulfill the programmatic needs of the Community and could not be developed in an economical way,. Other alternatives were considered previously. Early alternatives proposed entirely different mechanical systems, which placed mechanical equipment in other locations within the building, thereby reducing the need for roof screening at all. These options were either prohibitively costly in terms of mechanical arrangement, requiring structural support of the mechanical equipment, or they did not provide the type of systems that would meet the program needs of the School District, or they took up room that meant that valuable space in the building could not be used to meet program needs. These alternatives also did not provide a pitched roof, which the Community wanted. Other alternatives provided the mechanical systems as they are designed in the current proposal, and screened the equipment with a shed structure the length of the building, but just over the equipment and not extending out to the parapets. The ridge height of this alternative is the same as the ridge height in the current proposal. This alternative was also rejected by the Community because it did not provide a whole, visibly pitched roof. The current proposal modifies this scheme by stretching the shed roof rafters out to the building edge. The current proposalI solves all the combined criteria of function, economy and design. The economical and visually acceptable design of the middle school is not just a right of the Applicant (the School District,) but in fact a right of the owners of other properties in the zone and district. This is a Public School, and as such is property that belongs to and is developed by the larger Community. H 8 • DTI L O SOUTH ELEVATION - SLOGS A E B MIDPO iN — PlI 'INT fr/ 4 AcT Hi 6oLii1-1 St r ikrion1 : 2(9.21 OPARTIAL EAST ELEVATION - BLDG A ,..���.� ii:iii iiiiii MOM 1111111111111INEN • PARTIAL EAST ELEVATION - BLDG A 00 AvE.KAA5 HT'. s9.01 O NORTH ELEVATION - BLDGS A. C E O AcyERAce4 H -r 4 fl -i v,&-rto s SLS• �� BASSETH .1 roam L: 1U 1g1.,140-0103 OCAT SHOWAlcaivlro LTER IADIXE SCHOOL _ >~ try Iro.e1. Y�Y EXTERIOR ELEVATIONS SLS A.S.0 4 D A5.1 MIE 7.1111. llign i I �� ~r winomumil : 10.11.4 irr«wt Mt 1001-IOS 310059 d311VMOHS anmrwc.:»aar 0 �dH a XIV kOni WOO Craw WI=ri .111 CfSe UMW Ws) woof Md.. W]SSVEI 10.5-z ; 11•1 :14-1 CPL.. C 3 0 G O18 Ili. ltivavd Li I• ; Mild A gd"Ls3 . NOIlvn31a 1S3M lvllbvd III PACTS B 3 v SW18 - NOIlyA3l3 ISM 1v1121vd -- - ---- -[1 — D1 J 11 1—fsilael0 1,4 BASS ETTI A R C H 1 l t C 1 7 WATERFRONT PLACE ONE 1011 WESTERN AVENUE. S U I T E NO. 7 0 1 SEATTLE, WA 98 104 F.206/340.9519 P.206/340.9500 TRANSMITTAL LETTER PROJECT: 5/0Win, e mow: gaftRI. cAs64 viei,l et er, r TO: ATTN: (� )& ARCHITECT'S 84475.60 PROJECT NO: 94476.00 DATE: /O I If enclosures arc not as noted, please inform us immediately. if checked below, please: ( ) Acknowledge receipt of enclosures ( ) Return enclosures to us WE TRANSMIT: ( ) Herewith ( ) Fax ( ) under separate cover via ( ) in accordance with your request FOR YOUR: ( ) approval ( ) distribution to parties ( ) information ( ) review & comment ( ) record ( ) use ( ) THE FOLLOWING: ( ) Drawings ( ) Specifications ( ) Change Order ( ) Shop Drawing Prints ( ) Samples ( ) Shop Drawing Reproducibles ( ) Product Literature () Copies Dote Rev.No. Description cr iption Action Code % &//tel. � ('a,s V Va l - S -, aVLg1 / Action Code: REMARKS: A. Action indicated on item transmitted B. No action required C. For signature and return to this office D. For signature and forwarding as noted below under REMARKS E. See REMARKS below COPIES TO: )-1/1 (with enclosures) SIGNED: 41ffei