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HomeMy WebLinkAboutPlanning 2017-04-27 Item 4 - Tukwila School District Transportation Building - Attachment C: Conditional Use and Design Criteria ResponsesJanuary 25, 2017 Ms. Minnie Dhaliwal, Planning Supervisor City of Tukwila Department of Community Development 6400 Southcenter Boulevard Tukwila, WA 98188 Project: Tukwila School District Transportation Building, AHBL No. 2160566.30 Subject: Project Description and Consistency with CUP Criteria Dear Minnie: Please find enclosed Tukwila School District's application for a Conditional Use Permit (CUP) and Design Review for a new Transportation Building. Please find enclosed the following: • CUP Application Checklist • CUP Application Form (5 copies) • Design Review Application Checklist • Design Review Application Form (5 copies) • Response to Design Review Criteria • Plan Set (5 copies) including: • Site Plan • Building Elevations • Floor Plan • Roof Plan • Landscape Plan • Civil Plans • Set of plans reduced to 8'/2" x 11" • Affidavit of Ownership and Hold Harmless Permission to Enter Property • Tukwila School District SEPA Lead Agency Letter • Sewer and water availability letters • Technical Information Report • Geotechnical Analysis • Mailing labels for properties within 500 feet and map showing 500 -foot buffer Project Description Tukwila School District is proposing a new office building at the corner of East Marginal Way S. and S. 128`h Street, on Parcel 238420 -0010 (site address is 12801 E. Marginal Way S.). The site is 61,440 square feet (1.14 acres) in size and is currently operating as the District's school bus storage facility. The site currently has 16 bus storage spaces and 29 standard vehicle 120061, Avenue parking spaces. A shed is the only existing structure on the site and it will be removed with this SuBe1620 proposal. Seatlle, WA 98101-3117 2061671425 33 Ms. Minnie Dhaliwal, Planning Supervisor January 25, 2017 2160566.30 Page 2 of 4 The proposal is to build a new 2,515- square foot building for daily administrative use by the bus drivers. The building will provide needed facilities for the drivers and support the daily transportation operations for the District. The building will include a conference /training room, break room, two offices, storage room, mechanical closet, janitorial closet, lobby, and restrooms. Site improvements will result in 17 bus parking spaces (1 additional) and 25 standard vehicle parking spaces (4 less). A new 5 -foot wide painted pedestrian pathway will be provided to the building from S.1281h Street. Vehicular access to the site will be the same as before, with a separated entry and exit point from S. 128th Street. The proposed building will be subject to design review. Perimeter landscaping will be provided per the City of Tukwila's Municipal Code. A 5 -foot wide Type I landscape buffer is provided adjacent to East Marginal Way. In this area some trees were removed with permission. We are not proposing to remove any other trees or vegetation and would be happy to meet at the site with the City's Urban Forester to review the landscaping proposal. We have proposed a partial visual barrier in keeping with the Police Department's request. The other perimeter buffers are located within 50 feet of LDR -zoned property and provide a 10 -foot wide Type II buffer. Portions of the buffer are existing and portions are enhanced. Conditional Use Criteria The property is zoned Neighborhood Commercial Center (NCC). The new building onsite will primarily be used as office space, which is permitted outright in the NCC zone. However, the City has determined that because the overall use of the site is to support a school - related use, and schools are a Conditional Use per Table 18 -6 of the Tukwila Municipal Code (TMC), a Conditional Use Permit (CUP) is required. Responses below show consistency with the criteria for a CUP, as required per TMC 18.64.050: The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. The purpose of a CUP is to allow uses that may not be appropriate within a given zoning district, but may be permitted subject to conditions and mitigation measures that protect health, safety, and welfare, and ensure compatibility with surrounding uses. The new transportation facility and associated site improvements do not adversely affect health, safety, and welfare, nor do they present an incompatible use. The existing use on the site is a bus storage area for the Tukwila School District, which provides a needed public service to the City by storing the buses used to transport the District children to their schools. This use will remain unchanged. A new 2,515- square foot building is proposed on the site for the comfort and use of the bus drivers and to support the daily operations. This building will not generate any sort of public nuisance, such as noise or odor, and traffic will not change from current levels. The primary use of the new building is office space, which is permitted outright in the NCC zone. 2. The proposed use shall meet or exceed the same standards for parking, landscaping, yards and other development regulations that are required in the district it will occupy. The proposed use meets or exceeds the City standards for parking, perimeter landscaping, yards, and other development regulations for the NCC district. There are 34 O©oo Ms. Minnie Dhaliwal, Planning Supervisor January 25, 2017 2160566.30 Page 3 of 4 currently 29 standard parking spaces on the site, which will be reduced to 25 standard vehicle spaces with this proposal. TMC Figure 18 -7 provides that a minimum of 3.0 parking spaces for each 1,000 square feet of office space are required (8 spaces); therefore, the proposal exceeds City requirements. Perimeter landscape buffers provide buffering and screening of the use to surrounding residences and the right -of -way. They meet the requirements of TMC Chapter 18.52 by providing 10 feet of Type II landscaping. Along with the existing street trees on Marginal Way and S. 128 h Street, infill plantings are provided, such as full groundcover and evergreen shrubs. The proposal seeks relief from the parking lot landscaping standards, primarily because it is an existing bus storage area, not a standard vehicular parking lot. In its existing condition, it does not provide interior landscaping. Additional design review criteria for the NCC district are prescribed in TMC 18.60.050 (see the enclosed response to the Design Criteria). The new structure will meet minimum setback requirements and maximum height requirements. There are no requested deviations from development standards. . The proposed development shall be compatible generally with the surrounding land uses. The project site is in the NCC zone and is surrounded by single - family to the south, east, and west. A trucking and leasing business exists to the north of the property. The proposed office type use will not generate noise, odor, or light spill, or be of nuisance to the neighboring properties. To improve compatibility with the surrounding residential uses, perimeter landscaping will be provided to buffer and screen the property. The proposed 2,515- square foot building will meet or exceed design review criteria prescribed in TMC 18.60.050. The architectural design of the building is intended to be similar to a residential building. There will be no changes to the school bus transportation operations or schedule from what is currently in place. . The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. The proposal is consistent with multiple aspects of the Comprehensive Plan, as listed below: GOAL 7.6 Neighborhood- Supportive Commercial Areas: Neighborhood - supportive commercial areas, including Residential Commercial Centers, that bring small commercial concentrations into and adjacent to existing residential neighborhoods to improve existing residential areas while providing products and services to nearby residents. This project meets this goal through implementation Strategy 7.6, which is to apply commercial design guidelines, with an emphasis on buffering residential uses. Perimeter buffering will be provided on all sides of the property to ensure that the commercial area does not encroach on the surrounding residential character. The proposed use of the new facility is also small -scale in nature, and is consistent with the City's desire to bring small commercial concentrations adjacent to residential neighborhoods. 0 ©O 35 Ms. Minnie Dhaliwal, Planning Supervisor January 25, 2017 2160566.30 Page 4 of 4 GOAL 7.8 Noise Abatement: Residential neighborhoods are protected from undue noise impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, and the outdoors. • The new transportation building will operate similarly to an office use and will not create undue noise impacts on the surrounding residential areas. The rest of the property will continue to be used as a school bus storage area, and will not create noise levels above what currently exists. The Comprehensive Plan's Capital Facilities Chapter requires adequate public facilities to service development in the City, which would include facilities for public schools. The proposed transportation building is needed to provide a sufficient level of service and support for all schools within the Tukwila School District. The Tukwila Comprehensive Plan calls for growth, and as Tukwila schools modernize and expand, the proposed transportation facility is needed to support the transportation of students and the operation of the District. 5. All measures shall be taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. The existing use of the site as a school bus storage facility will remain unchanged and the new transportation building will not result in any new adverse impacts to the surrounding area. However, the proposal includes aspects that increase the compatibility with its surroundings. To minimize the visual impact on surrounding residential uses, Type II perimeter landscaping will be provided on all sides. The perimeter buffers are currently in poor condition, and the new plantings will provide needed aesthetic and buffering improvements. The new building includes attractive architectural features and meets or exceeds design criteria established in TMC 18.60.050. Thank you for your review of the associated CUP and Design Review applications. If you have any questions, please call me at (253) 383 -2422. Sincerely, Lisa Klein, AICP Associate Principal LK/CP /Isk Enclosures c: Jeff Feeney, KMB Architects Dr. Judith Berry, Tukwila School District Alexander Clark, Rollunda Architects Q:\ 2016\ 2160566 \WORDPROC \Letters\20170125 LUr (CUP & DR) 2160566.30.docx 36 D©OO MIN "Ity mimiumimilmiliitiiiil 105 South Main Street, Suite 323 • Seattle, Washington 98104 • 206.624.4222 (p) • 206.624.4226 J) info(prolludaarchitects.coan (e) • www.rolludaarchirects.com fwp Tukwila Building Department Design Review Criteria Tukwila School District - Transportation Building CUP Submittal CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS 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. Response: The site design will provide new shrubs and ground cover enhancements to the existing tree lined area along South 128 street and East Marginal Way South. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Response: Existing parking is currently screened with perimeter trees and shrubs along all edges. Additional shrubs and ground cover will be added to further enhance /moderate the visual impact of parking area. c. The height and scale of each building should be considered in relation to its site. Response: Height and scale of new transportation building is in line with residential buildings around existing site. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. Response: New transportation Building will have a residential scale in terms of mass. Is lines and texture will draw upon our use of the typical exterior finishes used in residential design. b. Appropriate landscape transition to adjoining properties should be provided. Response: Existing landscape will be enhanced with new shrubs and ground cover to provide improved transitions to adjoining properties. c. Public buildings and structures should be consistent with the established neighborhood character. Response: Design of new transportation building will have a residential design esthetic that seeks to blend in with current neighborhood character. rGYA rolluda architects architecture i:lianning interior design 105 South Main Street, Suite 323 • Seattle, Washington 98104 . 206.624.4222 (p) • 206.624.4226 ,;f) info@rolludaarchirects.com (e) < www.rolludaarchirects.com (w) d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: Building in located on site such that it will complement current bus parking and driveways. Pedestrian walkway has been identified for safety and efficiency of use. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Response: Existing compatibility of on -site vehicular circulation with street circulation will not be change from current configuration. Exit and entry points will remain the same. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Response: Existing topographic patterns will remain the same. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Response: Existing grade for parking and walkways will remain as current locations. Addition of ADA parking stall and marked walkway on site for added access and safety. d. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Response: Existing site perimeter contains mature trees and shrubs. Additional scrubs and ground cover will enhance and strengthen and already established landscape. e. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Response: Perimeter landscape will not be susceptible to pedestrian or motor traffic damage. f. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: Building will not limit perimeter planting. Building site takes advantage of existing paved area in order to maintain the current level of planting with the addition of shrubs and ground cover at perimeter. rolluda architects architecture planning interior design 105 South Main Street, Suite 323 • Seattle, Washington 95104 , 206.624.4222 (p) . 206.624,4226 Jf info @rolludaarchirects.com (e) • www, roll udaarchitects.cotn (w,l g. 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. Response: Screening of waste bin with enclosed wall at 8 foot high and gated fence at remote edge of building. h. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Response: We have existing mature planting areas in addition to adding shrubs and ground cover. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: Exterior light at build entries with motion sensor will be added. Light fixture will be shield and be compliment design. No excessive lighting levels will be added. 4. Building Design a. Architectural style is not restricted; evaluation of a project should be based on quality of design and relationship to surroundings Response: Transportation building design will compliment to residential character of existing neighborhood. It is meant to blend in with exist site and surrounding area. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Response: Transportation building design will compliment to residential character of existing neighborhood. It is meant to blend in with exist site and surrounding area. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Response: Design components have appropriate design proportions for the residential scale we seek to achieve. Building components are in line with typical structures and anticipated use. 105 South Main Street, Suite 323 • Seattle, Washington 98104 • 206.624.4222 (p) m 206.624.4226 Jf info@rolludaarchiteets.com )e) • www.rolludaarchirects.com (w) d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: Design will utilize neutral earth tone colors with any bright colors occurring as accent features. f. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: Mechanical heat pump will be located at rear of building with screen wall. g. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Response: Exterior site lighting will remain at current level. Building entry lighting will compliment design and residential esthetic. h. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. Response: Design seeks to blend into neighborhood. Use of materials which promote this feeling and provide variety on the exterior are utilized. S. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale Response: No miscellaneous structures or street furniture. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: No miscellaneous structures or street furniture lighting. Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with,, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. .i rolluda architects airrhltecture plaol ihig lffleirior alOwAgn 105 South Main Street, Suite 323 • Seattle, Washington 95104 • 206.624.4222 (p) • 206.624.4226 J) infoCa) roll udaarchitects.c®rn (e) . www.rolludaarchitects.com ( %%) Response: Rolluda Architects has developed the design of the Tukwila School District Transportation Building in accordance with applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the city of Tukwila. Gary Scott, AIA Senior Architect Rolluda Architects 41