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HomeMy WebLinkAboutPlanning 2017-06-22 Item 4 - Foster High School Expansion and Birth to Kindergarten - Attachment H: Applicant Response to Conditional Use Permit CriteriaFebruary 28, 2017 Ms. Lindsay Brown City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 -8548 Project: Foster High School Modernization and Addition and New Birth -to- Kindergarten Center AHBL No. 2160226.30 Subject: Project Description and Consistency with CUP Criteria Dear Lindsay: Please find enclosed Tukwila School District's application for a combined Conditional Use Permit (CUP), Design Review, and Height and Parking Variances for the Foster High School Modernization and Additions project (FHS) and the new Birth -to- Kindergarten Center (B2K). Please see the enclosed transmittal which lists all submittal items that are included with these applications. Foster High School is located at 4242 South 144th Street. Both Foster High School and Showalter Middle School are on parcel number 1523049108. The site is located in the Low Density Residential (LDR) Zone, and the ball fields are within the Public Recreation Overlay (PRO). The new Birth -to- Kindergarten Center is located off 142nd Street on parcel number 1523049108. The site is currently vacant and does not yet have an address. The property is zoned Low Density Residential and is within a Public Recreation Overlay. Enclosed with the CUP /Design Review applications is a request for the following variances: • FHS Height Variance — to exceed the zoning code maximum building height of 30 feet by 2 feet. • FHS Stadium Height Variance — To allow for the relocation of the flagpole in the stadium in the southwest corner to a maximum of 50 feet in height. • FHS Sports Fields Netting and Fencing Height Variance — to allow the ball fields to have a 10 -foot high chain -link fencing and 20 -foot high netting above (total height of 30 feet). To also allow the Tennis courts to have 10 -foot high chain -link fence. • Foster High Parking Variance — to allow for a maximum of 177 parking spaces onsite, which is below the current and zoning code required parking. • Birth -to- Kindergarten Center height variance — to allow for a building height of 35 feet, exceeding the 30 -foot height maximum in the LDR zone. ATTACHMENT H 1111,,,... ///////If /////////////Urr > / 1200 61h Avenue Suite 1620 Seattle, WA 981013117 206.267.2425 i«cK Ms. Lindsay Brown 1111 February 28, 2017 � X111111111111 2160226.30 »llJllJ /a„ AAME�% Page 2 of 10 i�tgggp� As you know, the Tukwila School District is SEPA Lead Agency on the projects and has issued a SEPA Notice. The District intends to issue a SEPA Determination on the project in late April 2017. Project Descriptions Foster High School Modernization and Additions: Foster High School was originally constructed in 1992 and has not had a significant renovation since. The District will renovate, modernize, and expand the school to accommodate smaller class sizes and a STEAM focus (Science, Technology, Engineering, Arts, and Math). The existing building comprises approximately 113,100 square feet, including 36 teaching stations. There are also 8 teaching stations that exist in four double - classroom portables located on the high school site. With the new additions, the new building will be approximately 169,200 square feet, with 51 teaching stations (an expansion of approximately 56,100 square feet). Current enrollment is 878 students, which is also the current school capacity. With the reconstruction, the school will have the capacity for 1,100 students; however, actual enrollment is not anticipated to increase over the next 10 to 15 years. Specific project elements include the following. No changes are proposed to the existing access or driveway locations. • Add 15 teaching stations classrooms. • The existing open plaza area between the building wings will become part of the building as an interior courtyard. An entry plaza at the southwest side of the school will help identify the main entrance to the public, allow views into the new commons area, and give the project a unique identity. The space will be designed to channel the public from drop -off areas at the west and south, and pedestrians from the intersection of 42" d Avenue South and South 144th Street to the front door. • The student courtyard at the center of the building will provide a variety of spaces for lunch time activities, outdoor learning, and staging for projects and experiments. Additional outdoor spaces for student uses are provided between the north side of the building and sports fields. An enclosed courtyard in the west wing will provide outdoor learning areas for art and science classes. • Relocate /expand administrative office and student services /counseling space. • Repurpose classroom space in existing building (first floor reorganization and modernization, and second floor modernization). • Add an auxiliary gymnasium. • Add a fitness center /weight room. • At the northwest corner, the existing transportation building will be demolished, and two tennis courts will be installed. The existing staff parking lot will be modified to provide fire access to the north side of the building and new parking spaces around the tennis courts. 144 1310130 Ms. Lindsay Brown 1111 February 28, 2017 X111111111111 2160226.30 »llJllJ /a „�% Page 3 of 10 i�tgggp The student parking lot between the school and pool building will be modified to accommodate the new building additions and fields. The small parking area at the southwest building corner close to the front entry will be re- designed to serve 16 parking spaces while maintaining a wide pedestrian connection to the front entry. Bus drop -off areas at the west and south side of the existing building will remain unchanged. Total onsite parking provided is 177 spaces. An additional 11 spaces will be available for special events in the bus loop. • Plazas, courtyards, and other outdoor pedestrian areas will be designed to be long lasting and serve both functional and aesthetic needs. New site paving, walls, ramps, and stairs will be cast in place concrete. Opportunities for students, faculty, and visitors to gather in small and large groups, in both active and passive ways, will be developed. Seating will be provided by a combination of seat walls, movable chairs, or pre- manufactured benches. The existing softball field and tennis courts will be relocated, and the existing portables demolished. The field area will be redesigned to accommodate one baseball field, one softball field, and two tennis courts. The new softball and baseball fields will have new fencing, backstops, dugouts, all- weather sand infields, and natural grass outfields, which will be irrigated. Pedestrian connections will be provided to the residential neighborhood to the north and to the stadium. All new tennis courts will have new fencing, acrylic surfacing, and netting. • Install fencing and netting around the fields. • Perimeter buffer improvements at the north property line and parking lot landscaping will be provided to meet the minimum requirements of the code and as agreed upon with the City of Tukwila. Trees along the existing street frontages and the site's perimeter will be preserved where feasible. • Add new First Responder antennae system, if required. • Add new emergency generator, improved HVAC system, refurbish air - handling system, and add a new efficient boiler. • Provide safety additions, such as secure entries, upgraded camera surveillance system, and added perimeter security fencing and gates. New Birth -to- Kindergarten Center: The new Birth -to- Kindergarten Center (B2K) will provide comprehensive early learning services in an environment focused on the developmental needs of young learners from infancy to kindergarten. The 53,000- square foot, two -story facility will be constructed on District owned land that is contiguous to existing Showalter Middle School and Foster High School Campus. Efficient site planning and creative use of space is an important part of the site design, due to the close proximity to Showalter Middle School, surrounding sensitive areas, and residential neighbors. 1'f � _ Ms. Lindsay Brown 1111 February 28, 2017 X111111111111 2160226.30 »llJllJ /a „�% Page 4 of 10 i�tgggp The first phase of the project will be to house all kindergarten and pre - school from around the District. Subsequent phases will add the infant and toddler programs, the timing for which is not yet known. The total facility capacity will be 440 students and 28 classrooms, of which 290 students and 17 classrooms will be full day kindergarten; 90 preschoolers plus infant and toddler programs of 30 -40 children (in split half -day and full -day programs). Each age group will have separate areas within the building and outdoor play areas. Project details include the following: • Pedestrian and vehicular access will enter the site from South 142nd Street along an existing easement between the church property and the middle school. The existing asphalt driveway adjacent to the church will be improved with new asphalt overlay, sidewalk, and pedestrian scale lighting. • An entry plaza at the south side of the building serving all students will help identify the main entrance to the public and create a unique identity to the school. The space will be designed to channel the public to the front door and students from parent vehicles toward the building. A secondary entry at the west side of the building will accommodate students being dropped off by buses. • Staff and visitor parking provided at the south side of the school building. Approximately 80 parking spaces will be added. • Pedestrian walkways will guide pedestrians toward the front entry of the building and are designed to minimize conflicts with the parent queueing and drop -off, which is located at the northeast side of the parking area. • The bus loop and parking is proposed at the west side of the building. Where vehicular traffic enters the site, a simple 4 -way intersection is proposed to minimize conflict between bus and car circulation at drop -off and pick -up times. • Fire access has been provided through the parking and parent drop -off lanes along the front of the building and through the bus loop and hard surface play areas to the north side of the building. • The service yard will be located on the southwest corner of the building; access to the service yard will be provided via the fire lane / bus loop. • The courtyard at the north side of the building will provide a large seating area and flexible play areas. It will provide outdoor learning opportunities for students and serve as a community gathering area at the same time. • Interior and perimeter landscaping will be provided, per the City of Tukwila's Municipal Code. • Play areas for infants, preschool, and kindergarten students are proposed along the north and east edge of the school. All play areas are laid out to facilitate easy supervision of individual age groups and will be fully fenced for security. A variety of age appropriate play equipment and activity areas will be provided, including hard and soft surface play areas with play structures and a lawn play area. 146 1310130 Ms. Lindsay Brown 1111 February 28, 2017 X111111111111 2160226.30 »llJllJ /a „�% Page 5 of 10 i�Igg���rG ,f o0 Conditional Use Criteria The FHS and B2K properties are zoned Low Density Residential (LDR), and the B2K property also has a PRO overlay. Per Table 18 -6 of the Tukwila Municipal Code (TMC), schools are permitted in LDR zones with a Conditional Use Permit (CUP). The purpose of a CUP is to allow uses that may be permitted subject to conditions and mitigation measures that protect health, safety, and welfare, and ensure compatibility with surrounding uses. A CUP (1-13 -015) is currently in effect for the Foster High School property; however, the scale of the proposed improvements requires a new CUP to be approved. Below are the criteria for CUP approval per TMC 18.64.050, and the applicant's response. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. Foster High School The modernization and additions to Foster High School, the new Birth -to- Kindergarten, and associated site improvements will not adversely affect health, safety, and welfare. As educational facilities they provide a much needed public service both for educational facilities as well as for community use of the sports fields and amenities. The use and intensity of Foster High School will be unchanged as a result of this proposal. The purpose of the projects is to modernize the existing structures and site, to add some additional classrooms to meet changing educational needs, and provide a Science, Technology, Art, and Mathematics focus. The existing driveway locations will remain in their current locations. The public will be protected from errant balls through fencing and netting of the ball field perimeters. The photometric analysis demonstrates that there will be less than 1.0 foot candle of light spill at the residential property line. The parking analysis submitted with the variance application demonstrates that the onsite parking provided is adequate to meet the school's needs. Birth -to- Kindergarten Center Efficient site planning and creative use of space is an important part of the Birth -to- Kindergarten site design, due to the close proximity to Showalter Middle School, surrounding sensitive areas, and residential neighbors. Access to the site from a new extension of S 142nd Street provides a direct route for bus, parent, and visitor access. Proposed parking and landscaping will meet City code requirements. All three sites are subject to SEPA environmental review, which will further address potential impacts on the property or vicinity, such as noise, odor, and light pollution. A notice of SEPA consultation was sent to relevant agencies and to properties within 500 feet. A SEPA Determination will be issued in late April, which may include mitigation measures to address any environmental impacts. 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. Ms. Lindsay Brown 1111 February 28, 2017 � X111111111111 2160226.30 »llJllJ /a„ AWAN�% Page 6 of 10 i�tgggp Foster High School The FHS site design meets the City requirements for landscaping, yards, and other development regulations, with the exception of height and parking, for which a variance is requested. See the variance application for more details and how the project meets the variance criteria for approval. The parking analysis prepared by Gibson Traffic Consultants dated February, 2017, demonstrates that the overall parking need /usage at FHS is actually significantly less that the code requirements and that the need will be met with the proposed parking spaces. Special event parking will be accommodated through the use of parking spaces at B2K, Showalter Middles School, and the new technology and maintenance building proposed at the current Foster Library. A narrative has been provided within this application showing consistency with the variance criteria for a parking reduction. The parking reduction for the Foster High site will be processed as Type III approval. A height variance will be requested for the Foster High School additions, which will be processed under a Type III approval. However, the proposed height will be less than the existing building height. At the Foster High School site, existing landscaping will be repaired and restored, and new interior and perimeter landscaping will be added. A minimum 10 -foot Type I landscape buffer will be provided along the north end of the property. Parking lot landscaping will exceed the amount of trees and groundcover required by TMC 18.52.30. Trees along the existing street frontages and the site's perimeter will be preserved where feasible. Additional design review criteria for the LDR district are prescribed in TMC 18.60.050 (see the enclosed response to the Design Criteria). . Birth -to- Kindergarten Center The B2K site design meets the City requirements for landscaping, yards, parking, and other development regulations, with the exception of building height, for which a variance is requested. See the variance application for more details and how the project meets the variance criteria for approval. Approximately 80 parking spaces will be added, which exceeds the minimum standard of 1.5 stalls per staff member, as prescribed by Figure 18 -7 of the zoning code. The addition of 80 spaces will bring the total supply of spaces for the entire school campus for use during special events to 434 spaces (Birth -to- Kindergarten, Foster High School, Showalter Middle School, Technology & Maintenance Building plus parking in the bus loop) to 423 spaces. A parking analysis prepared by Gibson Traffic Consultants dated February 2017 (enclosed), shows that the overall parking will be adequate for the site at peak times. Landscaping will be added throughout the site. A 15 -foot Type I landscape buffer will be provided along the western edge of the property, and a minimum 10 -foot Type I landscape buffer will be provided along the northern edge. Existing vegetation on the east edge will not be disturbed. Parking lot landscaping will exceed the amount of trees 148 1310130 Ms. Lindsay Brown 1111 February 28, 2017 � X111111111111 2160226.30 »llJllJ /a„ AAME�% Page 7 of 10 i�tgggp� and groundcover required by TMC 18.52.30. An emphasis will be placed on using native plants and /or drought resistant ornamentals. Certain landscape areas will be designed as raingardens to serve as a natural stormwater treatment and infiltration. Additional design review criteria for the LDR 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. 3. The proposed development shall be compatible generally with the surrounding land uses. Schools are typically located in residential neighborhoods to best serve the students in the vicinity. The following explains how the FHS and 132K projects have been designed with neighborhood compatibility in mind. Foster High School Adjacent uses include the following: • West: Foster Library, high- density residential (two apartment complexes). • South: Primarily single - family residential. • East: Tukwila School District Administration building (on the Showalter Middle School campus), single - family residential. • North: Single- family residential and a church. Foster High School already operates onsite; and the enrollment is not increasing, so impacts to the adjacent uses are not anticipated. The access /driveway locations are not changing, and the parking study demonstrates that spill -over parking is not anticipated. The relocated tennis court and baseball fields will be fenced along the north property line with a 10 -foot landscape buffer provided, which will help to minimize effects to the neighbors to the north. Noise that is typically associated with school activities will occur, such as children playing outdoors and school buses during starting and ending times. Some noise may be created on a short -term basis as a result of construction activity. The SEPA Checklist (see included) has identified ways that potential noise impacts will be mitigated. As demonstrated by the enclosed photometric analysis, light pollution is not expected to impact adjacent residential areas. The building addition will be designed to be compatible with surrounding uses; however, it will not be easily visible to nearby residences due to its interior location. Birth -to- Kindergarten Center: The project site is in the LDR zone, but the only residential uses are to the north of the property. Showalter Middle School and Foster High School are directly to the south and southwest of the site. A large church property exists on the west side. The eastern portion of the property slopes significantly downward with no nearby uses that could be affected. The proposed building and site design will meet or exceed design review criteria prescribed in TMC 18.60.050. The site will be fully fenced and a 10 -foot landscape buffer provided. Ms. Lindsay Brown 1111 February 28, 2017 X111111111111 2160226.30 »llJllJ /a „�% Page 8 of 10 i�tgggp� Noise may occur onsite that is typically generated with activities associated with schools, such as children playing and school buses during starting and ending times. Some noise may be created on a short -term basis as a result of construction activity. The SEPA Checklist (see included) has identified ways that potential noise impacts will be mitigated. As demonstrated by the enclosed photometric analysis, light pollution is not expected to impact adjacent residential areas. The building will be designed to be compatible with surroundings; however, it is not easily visible to nearby residences due to its location. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. The proposal is within the LDR zone. According to the Tukwila Comprehensive Plan, the LDR land use designation is primarily characterized for single - family residential structures, as well as education and institutional uses. Parts of the site are also within the Public Recreation Comprehensive Plan designation, which is intended to serve public recreation uses. The proposed uses for all sites are consistent with the purpose of the zoning code, as well as multiple aspects of the Comprehensive Plan, as listed below: Residential Neighborhoods GOAL 7.2 Neighborhood Quality: Tukwila's residential neighborhoods have physical features that preserve and strengthen neighborhood character, enhance neighborhood quality, and foster a strong sense of community. • This project meets this goal through implementation Strategy 7.6, which is to apply commercial design guidelines, with an emphasis on buffering residential uses. The schools will serve many families in the neighborhood and larger area, and inherently foster a sense of community. GOAL 7.3 Neighborhood Quality: Stable residential neighborhoods that support opportunities for improved educational attainment, employment, engagement, economic security, and personal safety • Schools can be seen as landmarks within a neighborhood and community that offer educational and employment opportunities. The school campus also provides opportunities for recreation, culture, and various community events. • Consistent with policies 7.3.2 and 7.3.4, the project will include improvements to public infrastructure and onsite vegetation, which will add to neighborhood quality. GOAL 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long -term residency and environmental Sustainability. • The Foster High School building has not been renovated since 1992. The proposed modernizations and associated site improvements will assist in the enhancement and revitalization of the surrounding neighborhood. • The high quality design and innovative aspects of the new Birth -to- Kindergarten Center will help to enhance and revitalize the area. 150 1310130 Ms. Lindsay Brown 1111 February 28, 2017 X111111111111 2160226.30 »llJllJ /a „�% Page 9 of 10 i�tgggp� 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. • Long -term noise impacts are not expected to occur beyond what currently exist. The SEPA Checklist (see included) has identified potential noise mitigation measures. Parks GOAL 6.1 Safe, Convenient, and Connected System: Parks, recreation opportunities, and open spaces that are close to home and /or work and that are interconnected by safe streets, off - street trails and public transportation. • The recreation facilities, which are being expanded and improved as a result of this project, provide opportunities for recreation for students as well residences within a one -half mile, consistent with policy 6.1.1. • The growing capacity of recreation facilities, usable by residents of different ages, is also consistent with Goals 6.4 and 6.5 of the Comprehensive Plan. Economic Development GOAL 3.6 Increase long -term residency in the City. • Consistent with policy 3.6.4, the project seeks to improve school performance and student success by provided needed capacity, amenities, and site improvements. Tukwila School District seeks to graduate students that are ready to succeed in post- secondary education, career, and citizenship. Capital Facilities 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 Tukwila Comprehensive Plan calls for growth, and new school facilities are needed to accommodate that growth. Capacity at the Foster High School site would grow, and the proposed Birth -to- Kindergarten Center would provide service for up to 400 students. The Birth -to- Kindergarten Center will be subject to Transportation Mitigation Impact Fees (TI F). 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. Along with what is described in this letter, a SEPA Environmental Checklist has been prepared that describes measures taken to minimize potential adverse impacts. Other environmental reports, such as a parking analysis, photometric analysis, and Traffic Impact analysis, have also been prepared to both study potential effects of the project and identify measures to minimize effects. �r t Ms. Lindsay Brown February 28, 2017 2160226.30 Page 10 of 10 Thank you for your review of the associated CUP, Design Review, and Variance applications. If you have any questions, please call me at (253) 383 -2422. Sincerely, Lisa Klein, AICP Associate Principal LK/CP /el Enclosures c: Jeff Feeney, KMB Architects Dr. Judith Berry, Tukwila School District John Wagener, BLRB Architects Q:\ 2016\ 2160226 \WORDPROC \Letters \20170227 Ltr (Cover Draft FHS & B2K) 2160226.30.docx iNJII >NI liiii l AN 152 1310130