Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Permit 89-02-CUP - SOUTH CENTRAL SCHOOL DISTRICT - FOSTER HIGH SCHOOL CONDITIONAL USE
89-01-cup SOUTH CENTRAL SCHOOL DISTRICT FOSTER HIGH SCHOOL 4242 south 144th street 89-02-cup City of fukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433.1800 Gary L. VanDusen, Mayor NOTICE OF DECISION FILE NUMBER: 89 -1 -CUP - Foster High School CONDITIONAL USE APPLICANT: South Central School District #406 REQUEST:' Conditional Use Permit LOCATION: 4242 South 144th Street The Planning Commission conducted a review of the above request on August 24, 1989, and approved the request. The Commission adopted the Findings and Conclusions contained in the staff report dated August 16, 1989. Any party aggrieved by this decision may appeal the decision to the City Council by filing an appeal in writing with the City Clerk within ten (10) days of the above date and shall state the reasons for the appeal. NOTDEC NAME: TITLE: DATE:. e tt 50 AIWA" "1 l96#9) City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary L. VanDusen, Mayor CITY OF TUKWILA PLANNING COMMISSION AUGUST 24, 1989 The meeting was called to order at 8:00 p.m. by Chairman Jim Haggerton. Members present were Messrs. Haggerton, Hamilton, Flesher, Kirsop, and Knudson. Absent: Lee Cagle Representing the staff were Jack Pace, Vernon Umetsu, and Joanne Johnson. APPROVAL OF MINUTES - MR. HAMILTON MOVED AND MR. KNUDSON SECONDED A MOTION TO APPROVE THE AUG 10, 1989 MINUTES AS PRESENTED. MOTION UNANIMOUSLY APPROVED. 89- 1 -SPE; 89 -7 -DR; 89 -1 -CUP -- SOUTHCENTRAL SCHOOL DISTRICT #406 (FOSTER HIGH SCHOOL) Request for approval of a cooperative parking agreement, design review and conditional use permit for Foster High School. Jack Pace, Senior Planner, reviewed the proposal using a model of the site as well as detailed site plans of the project. He reviewed the staff report recommending approval of the coopera- tive parking agreement with two conditions; approval of the design review with five conditions; and approval of the condi- tional use permit with no conditions. Brad Collins, 365 Ericksen, Bainbridge Island, WA 98118, represented the applicant. He concurred with the staff report in general. He reviewed each of the requests in detail. Dr. Michael Silver, Southcentral School District Superintendent stressed the importance of the new facility to the community. He expressed appreciation to the city staff and consultant. Bill Riggs, 11319 - 26th Avenue S. , Facilities Director for Southcentral School District reviewed the history of the project. Frank Smith, BJSS Group, 320 West Bay Drive, Suite 98502, Olym- pia, WA, architect for the project, reviewed the design aspects of the project. Planning Commission August 24, 1989 Page 2 Akira Sato, BJSS Group, designer of the project, expressed his enthusiasm for the project design concepts. Mr. Collins felt that although the site is small, the design will work well. He credited Chris Johnson as the other designer for the project. Jeannelle Baldwin, 5827 S. 144th Street, School Board President, assured the Commission that it is the philosophy of the school district to immediately remove graffiti, which discourages further incidents of graffiti. The Public Hearing was closed at 8:55 p.m. Discussion ensued on the three proposals. MR. FLESHER MOVED AND MR. HAMILTON SECONDED A MOTION TO APPROVED THE REQUEST FOR A COOPERATIVE PARKING AGREEMENT (89- 1 -SPE) BASED ON THE FINDINGS AND CONCLUSIONS OF THE STAFF REPORT AND INCLUDING PROVISIONS ONE AND TWO AS READ IN THE STAFF REPORT. Provisions 1 and 2 read as follows: 1. When activities /events are scheduled in such a manner as to require the simultaneous use of any combination of the high school complex facilities and thereby potentially generate parking demand which will exceed the on -site 282 parking stalls, the School District shall provide necessary staffing and signs to direct traffic to nearby designated overflow parking locations. Failure on the part of the School District to do so may cause rescission of this agreement. 2. If there is a demonstrated consistent daytime high school use) parking demand which exceeds the on -site 282 parking stall capacity for the high school use, the matter shall be reviewed at a public hearing before the Planning Commission. The Planning Commission may at that time require the School District to construct the additional on -site parking (as shown on the site plan as future parking) in a reasonable period of time. MOTION UNANIMOUSLY APPROVED. MR. HAMILTON MOVED AND KNUDSON SECONDED A MOTION TO APPROVE THE REQUEST FOR APPROVAL FOR DESIGN REVIEW (89 -7 -DR) BASED ON THE FINDINGS AND CONCLUSIONS AND INCLUDING ALL OF THE RECOMMENDATIONS OF STAFF. MOTION UNANIMOUSLY APPROVED. Planning Commission August 24, 1989 Page 3 Conditions read as follows: 1. Prior to issuance of a building permit, the applicant shall submit for review and approval of the Community Development Department a revised site plan showing: a. An enhanced pedestrian crossing with a differentiated surface (raised pavement, contrasting material) at the north end of the bus load area (along 42nd Avenue S.E.) between the public sidewalk and the bus load area. b. An enhanced pedestrian crossing with a differentiated surface (raised pavement, contrasting material) at either end of the pedestrian walkway (between the auditorium and the existing indoor swimming pool facility) in the eastern parking lot. 2. Prior to issuance of a building permit, the applicant shall submit for review and approval of the Community Development Department a site lighting plan showing: a. Reduced wattage of the fixtures used in the parking lot lighting (Type "C" fixtures) to 250 watts unless there is satisfactory evidence provided that the 400 watt fixtures are necessary for public safety. b. Restriction of the lighting distribution to within the property boundaries of the site. c. Statement on the drawing which indicates the use of the tennis court lighting shall be restricted to no later than ten p.m. d. Information on the specific exterior lighting fixtures. 3. Prior to issuance of a building permit, the applicant shall submit for review and approval of the Community Development Department revised landscaping plans showing: a. Additional landscaping (trees, groundcover) along the pedestrian walkway (between the auditorium and the existing indoor swimming pool facility) in the eastern parking lot. b. The addition of three trees to be located within the lawn area along 144th Street South (next to bus load area). Planning Commission August 24, 1989 Page 4 c. The addition of a minimum of 3 trees to be located within the lawn area located along 42nd Avenue S.E. d. A minimum of 24 inch shrubs along the east perimeter of north parking lot (next to athletic fields). e. Substitution of 36 inch for 24 inch shrubs (laurel shown) in locations where used between site perimeter and adjoining parking stalls. f. Landscaping specifications for the planting of the London Plane trees will be reviewed in detail and must include a 3 -foot minimum planting distance of 3 feet back of curb with a trench for each tree to be a minimum of 4 feet deep, 5 feet wide, and 10 feet long. Special soil mix may be required at the time of build- ing permit issuance. 4. The height of the (2) earth berms located at the southwest corner of the site and within the vision triangle area (south and west of the visitor parking area) shall not exceed (3) feet in height above street grade. 5. Prior to issuance of a building permit, the applicant shall submit for review and approval by the Community Development Department plans showing the location and screening details for exterior trash receptacles. MR. FLESHER MOVED TO APPROVE THE CONDITIONAL USE PERMIT (89-2 - CUP) BASED ON THE FACT THAT THERE IS ALREADY A CONDITIONAL USE PERMIT FOR THAT SITE AND THE ONLY NEW AREA IS THE AUDITORIUM. MR. KNUDSON SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED. A recess was called and the meeting reconvened at 9:12 pm Chairman Haggerton reviewed the procedure for this meeting, indicating that public testimony would not be taken; and a decision would be made on the request for zoning designations and comprehensive plan designations for the Cascade View Annexation area, based on the public testimony taken at the at the August 10, 1989 Planning Commission meeting. 89 -3 -R & 89 -2 -CPA CASCADE VIEW ANNEXATION - Request to establish Comprehensive Plan Map and Pre - annexation Zoning Map designations for the Cascade View Annexation area. Vernon Umetsu, Associate Planner, reviewed the testimony which was presented on August 10, 1989 meeting. He reviewed area #15 of the map pointing out the present uses and proposed zoning and testimony given for this area. Planning Commission August 24, 1989 Page 5 Discussion ensued next on Item #1. MR. KNUDSON MOVED AND MR. HAMILTON SECONDED A MOTION TO ACCEPT THE TASK FORCE RECOMMENDATION OF RMH FOR THIS AREA. MOTION UNANIMOUSLY APPROVED. Discussion ensued next on Item #2. MR. HAMILTON MOVED AND MR. KNUDSON SECONDED A MOTION FOR A ZONING DESIGNATION OF SINGLE FAMILY AND COMP PLAN DESIGNATION OF MEDIUM DENSITY. MOTION UNANIMOUSLY APPROVED. Discussion ensued next on Item A, Area 3. MR. KIRSOP MOVED AND MR. HAMILTON SECONDED A MOTION TO RECOMMEND R -3 ZONING DESIGNATION FOR ITEM A, AREA 3. THE MOTION CARRIED WITH KIRSOP, FLESHER, HAGGERTON, HAMILTON VOTING YES AND MR. KNUDSON VOTING NO. Discussion ensued next on Item #4. MR. KIRSOP MOVED AND MR. KNUDSON SECONDED A MOTION TO ACCEPT THE TASK FORCE RECOMMENDATION FOR AREA 4 AS R -3 ON THE EASTERLY TWO THIRDS AND R -2 FOR THE WEST WHICH CONSISTS OF AN EXISTING APART- MENT STRUCTURE. MOTION UNANIMOUSLY APPROVED. Discussion ensued next on Item #5. MR. KNUDSON MOVED AND MR. HAMILTON SECONDED A MOTION TO ACCEPT THE TASK FORCE RECOMMENDATION OF R -1, 7.2 ZONING DESIGNATION. MOTION UNANIMOUSLY APPROVED. Discussion ensued next on Items B, C, D; Areas 6 & 8. MR KNUDSON MOVED AND MR. FLESHER SECONDED A MOTION TO RECOMMEND AREA 6 HAVE A ZONING DESIGNATION OF R -2 BECAUSE IT WOULD BE A BUFFER FROM RMH AND STILL BE COMPATIBLE WITH NEIGHBORHOOD. THE MOTION WAS UNANIMOUSLY APPROVED. Discussion ensued next on Area 7. MR. HAMILTON MOVED AND MR. FLESHER SECONDED A MOTION TO ACCEPT THE TASK FORCE RECOMMENDATION FOR R -1 ZONING. THE MOTION WAS UNANIMOUSLY APPROVED. Discussion ensued next on Area 8. MR. KIRSOP MOVED AND MR. KNUDSON SECONDED A MOTION TO RECOMMEND R -2 ZONING DESIGNATION FOR AREA 8 PRIMARILY FOR THE DIFFICULTY OF THE SITE AND THE PROXIMITY TO THE HIGHWAY. MOTION UNANIMOUSLY APPROVED. Planning Commission August 24, 1989 Page 6 Discussion ensued next on Area 9, Item E. MR. KNUDSON MOVED AND MR. KIRSOP SECONDED A MOTION TO RECOMMEND PO ZONING FOR THIS AREA BASED ON THE TASK FORCE RECOMMENDATION AND THE APPROPRIATENESS FOR SENIOR HOUSING. MOTION UNANIMOUSLY APPROVED. Discussion ensued next on Areas 10 & 11. MR. KIRSOP MOVED AND MR. KNUDSON SECONDED A MOTION THAT AREAS 10 AND 11 HAVE A COMPREHENSIVE PLAN DESIGNATION OF HIGH DENSITY RESIDENTIAL WITH A ZONING DESIGNATION OF R -1, 7.2. MOTION UNANIMOUSLY APPROVED. Discussion ensued next on Area 12. MR. FLESHER MOVED AND MR. HAMILTON SECONDED A MOTION TO ACCEPT THE TASK FORCE RECOMMENDATION FOR AREA 12 FOR P.O. ZONING DESIGNATION. MOTION UNANIMOUSLY APPROVED. Discussion ensued next on Area 13. Discussion ensued next on Area 14. MR. KNUDSON MOVED AND MR. HAMILTON SECONDED A MOTION TO ACCEPT THE TASK FORCE RECOMMENDATION OF R -4 ZONING. MOTION UNANIMOUSLY APPROVED. MR. KNUDSON MOVED TO EXTEND THE DEADLINE FOR MEETING LENGTH BEYOND THE 10:30 PM DEADLINE. MR. FLESHER SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED. MR. KIRSOP MOVED AND MR. HAMILTON SECONDED A MOTION TO RECOMMEND R -1 ZONING AS RECOMMENDED BY THE TASK FORCE. MOTION CARRIED WITH KIRSOP, FLESHER, HAGGERTON AND HAMILTON VOTING YES AND MR. KNUDSON VOTING NO. Discussion ensued on Area 15. MR. FLESHER MOVED THAT AREA CM (INDUSTRIAL PARK) ZONING THE MOTION. MOTION CARRIED HAMILTON VOTING YES AND MR. Discussion ensued next on Area 16. 15, ITEM H, BE REZONED TO REFLECT A DESIGNATION. MR. HAMILTON SECONDED WITH KIRSOP, FLESHER, HAGGERTON AND KNUDSON VOTING NO. MR. KIRSOP MOVED AND MR. HAMILTON SECONDED A MOTION TO SUPPORT THE TASK FORCE RECOMMENDATION OF R -4. MOTION UNANIMOUSLY AP- PROVED. Planning Commission August 24, 1989 Page 7 DIRECTORS REPORT ADJOURNMENT MR. HAMILTON MOVED TO ACCEPT THE TASK FORCE RECOMMENDATIONS, FINDINGS AND CONCLUSIONS AS SUBMITTED TO THE PLANNING COMMISSION WITH THE. EXCEPTIONS OF THOSE MODIFICATIONS MADE AT TONIGHT'S MEETING. MR. KNUDSON SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED. Jack Pace, Senior Planner stated that September 25, 1989 has been set aside for a joint meeting of the City Council and Planning Commission on Wetlands. Also, September 28, 1989 is the BAR meeting. The meeting was adjourned at 11:10 p.m. Re ectfully sub // m '' itted, Jd anne John on, Secretary FILE NUMBERS: REQUEST: City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433-1800 Gary L. VanDusen, Mayor HEARING DATE: August 24,1989 STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared August 16, 1989 89- 1 -SPE: Foster High School 89 -7 -DR 89- 1-CUP: APPLICANT: South Central School District # 406 There are (3) separate requests for the Proposed Foster High School Complex: 1. A cooperative parking agreement 2. Design Review 3. Conditional Use Permit LOCATION: 4242 South 144th Street (N.E. corner of 42nd Avenue South and South 144th Street) ACREAGE: 12.4 acres COMPREHENSIVE PLAN DESIGNATION: Public Facilities ZONING DISTRICT: R-1 - 7200 Single Family Residential SEPA DETERMINATION A Determination of Non - Significance was issued by School District No. 406 on May 11, 1989. ATTACHMENTS: A. Site Plan E. Utilities & Grading Plan B. Elevations F. Site Lighting Plan C. Elevations, Sheet 2 G. Parking Report D. Landscape Plan STAFF REPORT to t Planning Commission' VICINITY /SITE INFORMATION GENERAL BACKGROUND ik . i -SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 2 FINDINGS 1 1. Project Description: Construction of two main structures which will house administrative, classroom, shop, athletic, and auditorium functions. Also included is the renovation of parking lots, bus loading areas, and landscaping. 2. Existing Development: A multi- structure (one and two - story) high school complex. 3. Surrounding Land Uses: West - vacant land (zoned R -1 7200), two apartment buildings (Normandy Apartments, The Samsera) North - single family residences, church (St. Thomas Catholic Church) East - school (Showalter Middle School) South - single family residences, fire station 4. Terrain: The site is essentially flat except for the southeastern portion which rises approximately fifteen feet (15') in elevation above the remainder of the site in the vicinity of the indoor swimming pool. Slopes on the proposed site do not exceed ten percent (10 %). The South Central School District # 406 is proposing to demolish and replace a substantial portion of the existing Foster High School Complex. When the high school was constructed in 1952, one of the primary building materials used in the construction was asbestos. Development of the existing school site consists of a several separate structures: one and two -story classrooms, a gymnasium, an indoor swimming pool, a library, and a stadium. Also located on the site are a ball field, (4) tennis courts, a stadium and covered stands and several parking areas. Only the Foster High School facilities are included on the 12.4 acre site. The entire school district property which includes both the high school and the middle school is 34 acres. Portions of both the proposed west and east wing structures although exceeding the thirty foot (30') height limitation are exempt from the height requirement because they are classified as non - habitable under provisions of the TMC (18.50.080): the mechanical space in the west and east wings and the fly loft area (loft over and behind the stage) of the auditorium in the east wing. The Board of Adjustment granted to the School District several variances (from 5 feet to 15 feet) on July 6, 1989. STAFF REPORT to tl .c Planning Commission 8... =SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 3 The proposed auditorium shown on the site plan is to become a joint use facility which will house not only high school related events, but community sponsored public performances as well. STAFF REPORT to t Planning Commission FINDINGS 1 DISCUSSION The current site provides for approximately 160 parking stalls for both the high school and the library. Based upon comments from the School District and trans- portation consultant's report (Attachment G, by Stephen B. Lovell and Associates, dated July 18, 1989), the existing parking facility appears to be under- utilized. The existing facility is designed for 600 students. The current enrollment is approx- imately 420 students and approximately 50 teachers and administrative personnel. The enrollment is not expected to appreciably increase soon. The site plans shows a total of 376 parking stalls. The School District is proposing to construct 282 with 62 shown on -site as future parking (to be constructed when the need arises). There are 32 parking stalls available at the Showalter school during the evenings when it is not in session or sponsoring an evening social function. The 376 parking stalls are distributed as follows: On -site Off -site I COOPERATIVE PARKING AGREEMENT North parking lot 112 stalls East parking lot 144 stalls Visitor parking lot 10 stalls Bus lanes parking 16 stalls Future parking lot 62 stalls Sub -total 344 stalls Showalter Middle School 32 stalls TOTAL 376 stalls The analysis of the required parking (per TMC 18.56.050) is as follows: L 1 -SPE, 89 -7 -DR, 89 -1 -CLIP: FOSTER HIGH SCHOOL Page 4 The proposed high school facility is designed to have an enrollment of 604 students, 70 teachers and administrative personnel, and expected to have not more than 5 visitors at any one time during the school day. Based upon the current zoning code, 1279 on -site parking stalls would need to be provided if each use contained within the proposed high school complex were pro- vided for. The amount of land necessary to provide surface parking for 1279 parking stalls is approximately 14.68 acres (® 500 SF /parking stall). STAFF REPORT to th( Planning Commission TOTAL Proposed Maximum School Enrollment 604 students 242 stalls 70 teachers and 70 stalls administrative personnel 5 visitors (at any one 2 stalls time during the day) Library 10 stalls. TOTAL 324 stalls Existing School Enrollment 420 students 168 stalls 50 teachers and 50 stalls administrative personnel 5 visitors (at any one 2 stalls time during the day) Library 10 stalls 8 . _ -SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 5 230 stalls CONCLUSIONS 1 1. The primary use of the complex is the high school education facility which is predominantly a daytime use. 2. The most intense use of the auditorium, gymnasium, stadium, and swimming pool facilities occur during primarily during the evening hours. 3. Although designed for approximately 600 students, the current enrollment for the existing high school is approximately 420 students and is not expected to increase in the near future. The existing parking lot (with approximately 160 parking stalls) is considerably under utilized. 4. The only occasions when the proposed 282 parking stalls would not be adequate is in the evenings when for example the stadium or the auditorium was being used to full capacity. 5. Unless the School District experiences substantially increased enrollment, the proposed 282 parking stalls is more than adequate for the anticipated parking demand. 6. The School District is the owner of the total property (they lease to the County for their swimming pool facility) and is able to coordinate scheduling of the various activities /events which use the auditorium, gymnasium, stadium, and the swimming pool. STAFF REPORT to tI( Planning Commissio . -SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 6 RECOMMENDATIONS 1 The Community Development staff recommends approval of the Cooperative Park- ing Agreement proposal. The Agreement shall be reviewed by the Community Development Director. The Agreement to be signed by the City and the School District Superintendent, Principal of . Foster High School, Principal of Showalter Middle School, and the Manager of the King County Swimming Pool facility and must contain the following provisions: 1. When activities /events are scheduled in such a manner as to require the simultaneous use of any combination of the high school complex facilities and thereby potentially generate parking demand which will exceed the on -site 282 parking stalls, the School District shall provide necessary staffing and signs to direct traffic to nearby designated overflow parking locations. Failure on the part of the School District to do so may cause rescission of this agreement. 2. If there is a demonstrated consistent daytime (high school use) parking demand which exceeds the on -site 282 parking stall capacity for the high school use, the matter shall be reviewed at a public hearing before the Planning Commission. The Planning Commission may at that time require the School district to . construct the additional on -site parking (as shown on the site plan as future parking) in a reasonable period of time. STAFF REPORT to th Planning Commission DISCUSSION II DESIGN REVIEW 8 .. -SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 7 FINDINGS 1 TMC 18.60.030 also requires Board of Architectural Review of the specific design of the proposed high school complex and landscaping. The Design Review guidelines are printed bold followed by pertinent findings of fact. 18.60.050: GENERAL REVIEW CRITERIA 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movements. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. a. Streetscape, landscaping, pedestrians Within the limitations of a small site, the applicant has setback the (2) struc- tures from the property line (48 feet and 42 feet) and preserved open space for needed outdoor facilities. The street setbacks allow for the inclusion of land- scaping features (trees, lawn) to create a pleasant transition for both pedestrians and adjoining development. The proposed landscaping along both public streets matches the existing land- scaping and the linear spacing of the London Plane trees will provide a pleasing rhythm. To provide for pedestrian movement, the applicant is proposing to add a 5 -foot wide sidewalk for the entire length of the property along 42nd Avenue S.E. b. Parking, service areas Parking is separated into two areas. The future parking area is located logically adjacent to the auditorium, gymnasium, indoor swimming pool, and stadium. Both parking areas have considerable depth from the public streets, thereby minimizing the amount of frontage exposure. Both parking areas are land- scaped within the interior areas as well as in perimeter areas where the land- scaping will soften the appearance of the parking areas from exposure to the public streets. STAFF REPORT to th(,, Planning Commission 85 _ -SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 8 The bus load areas are separate from the parking (therefore not disrupting traffic movement in the parking areas) and located off - street and convenient to the buildings. c. Height, scale Due to the variety of facilities contained within the proposed high school com- plex, the (2) structures vary in height. The applicant has placed those taller portions of the structures away from the perimeter of the site where possible. The facades of the (2) structures (particularly those portions along the street frontage) and the proposed exterior materials are compatible with adjoining residential development. Although the exterior walls facing both public streets are straight with no offsets (approximately 225 feet along 42nd Avenue SE and a 255 foot section along 144th Street SE), the texture of the brick and the proposed design of the brickwork together with the supplemental landscaping soften the appearance of the two-story structures. 2. Relationship of Structure and Site to Adjoining Area a. Harmony on texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be pro- vided. c. Public buildings and structures should be consistent with established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encour- aged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. A high school is a unique use which is permitted in residential zones subject to Design Review and receiving a Conditional Use Permit. The needed floor area has been provided using two separate structures instead of a large, single struc- ture. The proposed design also includes both the use of brick on the exterior as well as the peak roof form help to soften the appearance of the large building facades. In addition, the two structures are setback an additional (12) feet (along 144th Street SE) and (18) feet (along 42nd Avenue SE) and utilize landscaping to provide transition from the street to the buildings. The main entrance (pedestrian) to the proposed high school is through a large landscaped entry court at the southwest corner of the site. The wide pedestrian concourse separating the two buildings leads the students from the entry court at the intersection of the two public streets into either building. The use of the wide concourse also provides another viewpoint to residents and others pass- ing by from which to view the structures adding additional visual variety. STAFF REPORT to th Planning Commission 8... •SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 9 The main entrances to the gymnasium and auditorium facilities have been located near the east parking area where most the participants will be arriving. 3. Landscaping and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combina- tion. g. In areas where general planting will not prosper, other materials such as fences, walls and and paving s of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The applicant has proposed the addition of London Plane trees to match the existing street landscaping and reinforcing the unity of the character of the (2) public streets (42nd and 144th). The proximity of the parking area (east of the library) and the appearance of structures and the activities as seen from the adjoining residential development on the north perimeter of the site are softened by the use of landscaping (trees, shrubs, and ground cover). The proposed massing of landscaping (trees, shrubs, ground cover, lawn) at the southwest corner of the site reinforces the entry's importance in the overall site design. In addition, this area at various times of the day will be an area of heightened activity so that the massing of the trees will create a pleasing transition for both students approach the walkway to enter either of the tall structures and resi- dents walking past this area. A focal point has been created at the end of the walkway (to the northeast) by the landscaping along the exterior walls and that which is massed at the outdoor gathering area. The third area where landscaping has been appropriately massed is near the vehicular and pedestrian entrance to the east end of the activities building which houses both the auditorium and the gymnasium, both very "public" facilities which will be utilized often in the evenings. STAFF REPORT to t1( Planning Commission br. , -SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 10 The interior of the parking areas contains adequate landscaping except for the pedestrian walkway area. 4. BUILDING DESIGN a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components- such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building com- ponents and ancillary parts shall be consistent with anticipated life of structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or build- ings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with build- ing design. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The (2) structures while housing substantially different activities are harmon- ious in design. They are separated approximately 55 feet by a wide, paved out- door walkway between the (2) structures which provides for both pedestrians as well as service (and if necessary, emergency) vehicles. They are linked by an enclosed second story walkway which provides protection during cold and /or inclement weather. The peak roof design, while adding to the height of the structures along both public streets, does soften the traditional "institutional" appearance typically associated structures of this type and size. In addition, the variety of heights in the (2) structures and types of coverings (the canopy over the second story interior walkways) also provide visual interest and avoid the "institutional" appearance. The mechanical equipment is concealed beneath the peaked roof portions of the (2) structures. The use of brick on the street facades (42nd and 144th) provide a measure of compatibility with both existing and future residential development. The predominant earthtone colors of the brick veneer (brown, red, and tan with a blue accent) and stucco (light tan or gray) and the off -white color of the metal roof will be harmonious and compatible with existing residential develop- ment. (Color renderings with specific details on the colors have been submit- ted and will be available at the public hearing.) • STAFF REPORT to tht Planning Commission 8! . =SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 11 Exterior lighting will be provided on standards which range in height from 25 to 40 feet. The exterior lighting plan shows lighting which will provide for both public safety (along the main pedestrian entry between the (2) structures; parking areas; tennis courts) and visual interest (exterior lighting of facades along both public streets (42nd and 144th). Typical lighting for the tennis courts has been provided. CONCLUSIONS 1 The conclusions are grouped under the four design review guidelines. 1. Relationship of Structure to Site The proposed structures, which consolidate several activity areas previously disbursed on the site, visually simplify the appearance of the site and are com- plimentary to each other. The location of the structures "anchor" the primary focal point of the site and because they occupy similar positions to the existing structures on the site minimize disruption to the other portions of the site (e.g. playfields, parking areas). 2. Relationship of Structure and Site to Adjoining Area The proposed sidewalk along 42nd Avenue SE will allow for improved pedes- trian movement. The setbacks are generous enough to create a comfortable pedestrian environment and yet not overburden the open space on the remaining site area. The use of the brick together with the pattern and color of the brickwork help to soften the appearance of the long, straight walls to the general public. The fly loft portion of the auditorium has be located away from the perimeter of the site to reduce it's impact. The exterior lighting is generally adequate, however, the staff feels that some conditions are warranted to mitigate potential impact of the proposed lighting on the adjoining properties where lighting distribution may be an issue. See Conditions 2a., 2b., and 2c. No details for the specific design of the fixtures was included in the submittal, so Condition 2d was added. 3. Landscaping and Site Treatment Generally, the landscaping is adequate to excellent. In general, the massing of the trees reinforce the main entries into the buildings. Retention of and the addition to the existing street trees helps to unify a large site and soften the impact of two -story structures to both pedestrians and adjoining properties. Several areas, however, should be enhanced with additional plant materials to further define edges and /or clarify specific activity areas of the site. In addition, the use of London Plane trees can cause upheaval of pavement if improperly STAFF REPORT to tit, Planning Commission t -SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 12 planted. Therefore, Condition 3f has been added. See Conditions 3a., 3b., 3c., 3d., 3e., and 3f. Generally, the provisions for pedestrian movement are excellent. The provi- sion of a public sidewalk on 42nd Avenue SE provides the general public as well as the students with needed pedestrian circulation. The staff feels that additional enhancement of the pedestrian facilities is warranted. See Condi- tions la and ib. 4. Building Design The applicant has presented plans for a high school complex which is a con- siderable improvement over the existing facility. The use of two structures housing the academic and activity centers allow for more architectural variety than a single structure. Both structures relate well to the wide pedestrian promenade which separates them. The peaked roof, the vaulted skylights over the interior walkways, and the fly loft portion of the auditorium (the space in a theater, above and behind the stage in which scenery is hung) provide addi- tional visual interest to the building. The proposed development plans did not show any provision for exterior trash receptacles so condition 5 has been added to the Recommendations section of this Staff report. RECOMMENDATIONS 1 The Community Development staff recommends approval of the Design Review application subject to the following conditions: 1. Prior to issuance of a building permit, the applicant shall submit for review and approval of the Community Development Department a revised site plan showing: a. An enhanced pedestrian crossing with a differentiated surface (raised pavement, contrasting material) at the north end of the bus load area (along 42nd Avenue SE) between the public sidewalk and the bus load area. b. An enhanced pedestrian crossing with a differentiated surface (raised pavement, contrasting material) at either end of the pedestrian walkway (between the auditorium and the existing indoor swimming pool facility) in the eastern parking lot. 2. Prior to issuance of a building permit, the applicant shall submit for review and approval of the Community Development Department a site lighting plan showing: STAFF REPORT to tht, 89- _ -SPE, 89 -7 -DR, 89 - - CUP: Planning Commission FOSTER HIGH SCHOOL Page 13 a. Reduce wattage of the fixtures used in the parking lot lighting (Type "C" fixtures) to 250 watts unless there is satisfactory evidence provided that the 400 watt fixtures are necessary for public safety. b. Restriction of the lighting distribution to within the property boundaries of the site c. Statement on the drawing which indicates the use of the tennis court lighting shall be restricted to no later than ten p.m. d. Information on the specific exterior lighting fixtures. 3. Prior to issuance of a building permit, the applicant shall submit for review and approval of the Community Development Department revised landscaping plans showing: a. Additional landscaping (trees, groundcover) along the pedestrian walkway, (between the auditorium and the existing indoor swimming pool facility) in the eastern parking lot. b. The addition of three trees to be located within the lawn area along 144th Street South (next to bus load area). c. The addition of a minimum of 3 trees to be located within the lawn area located along 42nd Avenue SE. d. A minimum of 24 inch shrubs along the east perimeter of north parking lot (next to athletic fields). e. Substitution of 36 inch for 24 inch shrubs (laurel shown) in locations where used between site perimeter and adjoining parking stalls. f. Landscaping specifications for the planting of the London Plane trees will be reviewed in detail and must include a 3 -foot minimum planting dis- tance of 3 feet back of curb with a trench for each tree to be a minimum of 4 feet deep, 5 feet wide, and 10 feet long. Special soil mix may be required at the time of building permit issuance. 4. The height of the (2) earth berms located at the southwest corner of the site and within the vision triangle area ((south and west of the visitor parking area) shall not exceed (3) feet in height above street grade. 5. Prior to issuance of a building permit, the applicant shall submit for review and approval by the Community Development Department plans showing the location and screening details for exterior trash receptacles. STAFF REPORT to th( Planning Commission I FINDINGS 1 INTRODUCTION DECISION CRITERIA III CONDITIONAL USE PERMIT 8‘. . -SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 14 TMC 18.12.050 and 18.64.040 require public review of the proposed high school renovation as a Conditional Use and approval by the City Council. The existing high school complex has previously received a Conditional Use Permit from King County. There is no proposed increase in enrollment for the high school. Except for the auditorium portion of the proposed high school complex, development plans represent replacement facilities for the high school. Therefore, the content of this staff report is limited to a review of the auditorium facility portion of the proposed high school complex and acts as an "umbrella" permit by incorporating the conditions of the Cooperative Parking Agreement, Design Review, and Conditional Use Permit by reference. The following criteria in Section 18.64.050 of the TMC shall be used by the Planning Commission in granting a Conditional Use Permit: A. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. High schools are unique uses and are permitted in residential zones subject to Conditional Use Permit approval. Although the size and scale of a typical high school facility normally exceed those of adjoining residential structures, the proposed auditorium is a normal feature of a high school facility. The activity building (housing the auditorium) has been set back from the property line and the auditorium has been located within the building away from the site perimeter so that it will not be injurious to adjoining properties nor materially detrimental to the public welfare. Reconstruction of the high school is a public benefit because of the need to protect public health by removing harmful asbestos. The approval of the proposed development plans together with the attached conditions for the Conditional Use Permit application minimize possible adverse impacts on the area in which it is located. STAFF REPORT to tI( ,-SPE, 89 -7 -DR, 89 -1 -CUP: Planning Commission FOSTER HIGH SCHOOL Page 15 B. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. The proposed development plans for the high school complex together with the approved variances and the attached conditions meet the performance standards in the R-1 - 7200 zoning district. C. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. Although the auditorium (it represents only a portion of the activities building or east wing) exceeds 30 feet in height, the auditorium has been set back from the public street (144th Avenue S.) to minimize any impact to adjoining properties. It is also over 300 feet from the north property line and about 400 feet from the west property line. The needed floor area for the entire high school complex was divided into two structures to reduce the overall bulk of a single structure. While the activities building is a large structure, an effort has been made to minimize the impact of the structure from adjoining properties by several design features: use of a brick veneer exterior with a variegated color pattern to the brickwork, a peak roof for the portion of the structure between the auditorium and the street, and landscaping to further soften the south elevation. The proposed development plans will allow the continued use of the high school complex which was constructed in 1952. The overall proposed high school use has not been expanded in terms of enrollment and is not anticipated to substantially increase traffic and pedestrian circulation or impacts from the building and site design. The proposed auditorium does represent an expan- sion of the existing auditorium facility. However, the proposed expansion is not expected to generate significantly greater traffic volumes or impacts from the auditorium and site design. D. The proposed use shall be in keeping with the goals and policies of the com- prehensive land use policy plan. The provision of the expanded auditorium for joint -use by the school district and the community is supported by policies 2 and 5 of the Open Space Element of the Land Use Policy Plan. Although not specifically a land use policy, the replacement of the high school complex mitigates a public health problem (asbestos) present in the existing high school. STAFF REPORT to tlk Planning Commission , -SPE, 89 -7 -DR, 89- 1-CUP: FOSTER HIGH SCHOOL Page 16 E. All measures have been taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. The proposed development plans together with the attached conditions mini- mize the possible adverse impacts which the proposed use may have on the surrounding area. CONCLUSIONS 1 1. The proposed full -sized auditorium facility with fly loft and other performance features is a facility normally found in newer high schools. 2. The auditorium facility has been well located to minimize impact to adjoining properties while easily accessible to pedestrians walking to the facility and those which come by automobile. 3. The proposed auditorium will be a public benefit to the community as a whole. 4. The proposed high school complex has been granted a Variance and the staff has recommended approvals for both the required Cooperative Parking Agreement (including Conditions 1 and 2) and the Design Review to the Board of Architectural Review (including Conditions 1 through 5). All of the issues and concerns regarding impact of the proposed high school to the adjoining areas which normally would be part of the Conditional Use Staff Report have been evaluated and addressed in the Staff Report for the Design Review appli- cation. 1 RECOMMENDATIONS 1 The Community Development staff recommends approval of the Conditional Use Permit application. 1 5 © 100HOS HUH HH31S0i IN3VG3V1 Bd 1 1 1 1 II r� 1 .AIww...IWOUT a1• p00011M3wn3. NII11 Mae A311161.0 'MO 1.1.114.3 SO &MILLS Kan; _J. tillitniI �1IiI! 1 f 1 11 1711 wu. wla w aw •..•..- OW it - ...►.M1M. +a...r• NOM .r.AIAIaAIwr��- w r aw.w- ww- Oft. ... Was - a 1 wm.liImv.a.a . AO1.a1001a.•. 11..MIa100 011) w1101a1 ilaa..aa...a.G /a} II.aa Wt•..I1 A NOM. 10130 O.1. 0101 OAIN w�... fl R wor..Nwo...c VAIN w1.. wan w ui n Eng 3701111■10100000111000 00.AIN w.n 0 MN. WWI UMMums 00 w.■ wan INNEINMENIMINE pAlr :.. ;11 ! '"""""'""illiii6111111111111111111111111111 l% Nerowl■mmr - P ; imIF 7F 'Try- ! al. 77 .._ • t SECTION AT SEM AM WINN ENTRY WALK fol. INTE1 OP 42AD 4 44 tr 5CALl I 0" . t - t SECTION AT OUTDOOR GATHERING / DINING SCALE - I-O• EAST ELEVATION SCALE 1 /4•".•- NA. NORTH ELEVATION %ALS '/K: • i'-o" MOE • cow. •••• COW O. INCL.. PLATFORM MI • CONMONS, jl " !„, • , , Pi norm IlIIflhIIIIIItIIIIIIIIPIflhlIIlIIlHIIIII 1111111111111111111111111111111111111111111111 ==: Fr-'4 1 1 1 1 1 1 1 1 1 .:::11" I l ij ile"Ir41 1111111111111111 O F°:1' • -1'..1.11 1111111111 111111111 KIICIEN SERVICE /MRD .IRON airrs ELEVATION Wita Vs: • I lan.1111. 8 3 • -amm.- tl':.11: FOSTER HIGH S Gi001_ can" tellml+lo su.w. o101114er 1 ATTACHMENT C a UP AIICNRECTS to PLANNERS, AIA 110 MLR MT 1&fl turn .l! QTIYU Oww. I1.MM1Y10 1 1 0 ATTACHMENT D SS CROUP ARCHITECTS 6 PLANNERS, AU 1p run BAT Dim 11.TTI /II WIMP, rani uon .1.110 oei /AP PO 441 moon REPLACEMENT OF FOSTER HIGH SCHOOL , sem 0o11YL .MK O111IR1T'Nr MIaRA 111Y•1.tN1 • '1 1 - (11 I i• [' II I 1 I ' r ' II; ..' •..±. 1 10 ,, : _.(.) 4 ,:)) . ti• :- , ,i. .. ...,../ „. ... ... . ....7,,-,....” -"\- , GROUP ARCH ITEC13 & PLANNELS, AIA 110 VCR MT flI 91.1111 111 Ot TINA WOJ IJ.fl.w I I - - -• • - • .st.t ' • - FOSTER HIGH SCHOOL SalEMATIC. DESIGN UTLIT1ES ANO CEMADIN41 6 3 • 100HOS HUH 831901 AO 1N311133V dad 3 1 1 1 1 w.. t21110 •opw i1.0113 NUM _•• 101I0.1 .11Y•L 3 i 1 33 1- 1010.111.~) >-r •- •4- 0'.1 -•14•• 4 1Y• -•n. -• 1•- ab -••t -• 311 1 w , • 8,1141•. )• �.- 1 10.1•.1f®.1w.._ a.y)•••. 1MM,Yt1a •Ot •••••00•00•4••••0, ...a - 1. - V. M1 -�t1.Y Ua — ..w.ra -aa u••a • MIXIMIIIIX1111431 /ON Dr. Michael Silver, Superintendent South Central School District 4640 South 144th Street Tukwila, WA 98168 SUBJECT: Improvements to former Foster Library Building Dear Dr. Silver: Sincerely, 1 Steve Lancaster, Director Department of Community Development cc: Case File # 89 -1 -CUP Jack Pace, Planning Manager Kelcie Peterson, Permit Coordinator Judy Peterson, Heery International, Inc. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director Proposed improvements to the former Foster Library building, which is sited on the campus of Foster High School, have been described to me as follows: • The building will be re- roofed. • Interior improvements will result in the creation of a classroom and a separate bus drivers' lounge, each served by a restroom meeting A.D.A. accessibility requirements. • Drivers using the lounge will park in the existing bus parking/loading area of the high school. I have reviewed the City's files pertaining to approved land uses for the Foster High School campus, and find that the proposed use of the former Foster Library is consistent with prior land use approvals (of both the City and King County) for the site. A new or revised Conditional Use Permit (CUP) is not required for the uses described herein. Of course, any construction activity associated with this proposed use will be subject to compliance with all applicable City ordinances and standards. I have spoken with Judy Peterson of Heery International, whom I understand to be the consultant project manager for this proposal. Ms. Peterson has indicated she will be in contact with the Tukwila Permit Center soon to ensure the appropriate permits and plan approvals are obtained. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 • Fax (206) 431 Stephen B. Lovell an Associates July 18, 1989 Bradley J. Collins, AICP Collins °' Associates 365 Ericksen Avenue I.E., Suite 326 Bainbridge Island, WA 98110 Dear Mr. Collins: Re: Determination of Parking Requirements and Cooperative Parking Agreement for the Foster Senior High School in the Southcentral School District, Tukwila, Washington The following information represents the results of the analysis regarding the number of required parking spaces for Foster Senior High School in Tukwila, Washington. This analysis is based upon the existing parking usage and the projected demand as required by the City of Tukwila Zoning Code. Other information, as available, has also been included in order to estimate the actual number of on -site parking spaces that should be necessary. The following information pertains to the requirements of the City of Tukwila Zoning Code, Chapter 18.56, Off - Street Parking and Loading Requirements. Required Number of Parking Spaces (TMC 18.56.050) Hiqh Schools Places of P u b l i c Assembly Outdoor Sports Areas Public Facilities Consultants in Urban Transportation :..'') i ^'a 1 for each staff plus 2 for every 5 students or visitors 1 for every 4 persons based on occupancy load Shall be Determined by the Planning Commission Shall be Determined by the Planning Commission ATTACHMENT G 1614 - 40th Avenue • Seattle, Washington 98122 • (206) 329 -9463 Required Number of Parking Spaces High School 70 staff 604 students 5 visitors Subtotal Outdoors Sports Areas Stadium (1200 seats) Sports Fields Tennis Courts (6) Subtotal Public Facilities Library Swimming Pool Subtotal Total All Uses Time of Use High School Auditorium Gymnasium Places of Public Assembly Auditorium (500 seats) Gymnasium (1200 seats) Subtotal The information presented below illustrates the approximate number of parking spaces that would be required if all of the activities would occur concurrently, a highly unlikely scenario, which is followed by the approximate time of use or period for the various school site uses. 70 parking spaces required 242 parking spaces required 2 parking spaces required 314 parking spaces required 125 parking spaces required 300) parking •spaces required 425 parking spaces required 300 parking spaces required 20 parking spaces estimated 11) parking spaces estimated 330 parking spaces required 10 parking spaces estimated 200 (Maximum Historic Use) 210 parking spaces required 1279 parking spaces required 9 months (except summer) Monday - Friday lam - 4pm 12 months Friday — Sunday 7pm - 10pm 3 months (winter) Tuesday,- Friday 7pm - 10pm Stadium Sports Fields Tennis Courts Library Swimming Pool Existing Usage (. . 1 months (fall) Friday 7pm - 14pm 6 months (spring - fall) all week (greatest on Saturday) 4pm - 7pm 6 months (spring - summer) all week (greatest on Saturday) gam - 7pm 12 months all week (greatest on Saturday) gam - 9pm 12 months all week (greatest on Friday °: Saturday evenings lam - 9pm The Assistant Manager of the swimming pool stated that their heaviest usage occurred during a Friday or Saturday evening, which filled the adiacent parking lot. However, this has only occurred once, and generally the parking lot has many spaces available, even during school activity evenings. On several occasions during the Spring of 1989, I observed the usage of the student parking lot, and found that it was never more than one -half full during school hours (the student parking lot has approximately 164 spaces). The staff parking lot, with 31 spaces, was generally fully occupied during these same periods. The other parking available on -site appeared to be used by the school shops and the library. Ten vehicles were parked at these locations. In addition, there was a maximum of 44 vehicles parked at the Administration Building during one of the observation periods. There are also six parking spaces in front of the Showalter School. C Loading Space Requirements (TMC 18.56.060) Parking For the Handicapped (TMC 18.56.080) Cooperative Parkinq Facility (TMC 18.56.070) Institutions 2 loading spaces required (10'x 30'x 14' or 12'x 65'x 14') Minimum (314 parking spaces) 4 handicapped spaces required (minimum 12.5' wide and near primary public entrance) When two or more uses occupy the same building or when two or more buildings or uses cooperatively share an off- street parking facility, the total requirement shall be at least the sum of the requirements for the greater of the uses at any one time or as deemed necessary by the Planning Commission. All applications for cooperative parking shall be reviewed and approved by the Planning Commission. Greater Use At Any 314 parking spaces required One Time As stated previously, if all of the identified activities were to occur simultaneously, there would be an on -site need for approximately 1,279 parking spaces. However, this scenario is very unlikely. Other possible combinations of activities could occur which would require more than the 314 parking spaces indicated above, although the scheduling of these events could be managed to generally avoid such a demand. The school would want to schedule events so that large attendance events (auditorium + gymnasium + stadium) did not occur concurrently. The school does not, however, have control over the scheduling of events at the swimming pool. The possibility does exist that some swimming event with a large attendance could occur at the same time that an event is scheduled for the auditorium; however, this could also be avoided with coordination of event schedules between the school and the pool. During evening events, if a demand for more than 314 parking spaces did occur, other parking areas are available at the administration building and the Showalter School which would raise the total parking spaces to approximately 365 spaces. Further, if a combination of events occurs which would require substantially more parking spaces than the 365 spaces indicated above, the catholic church immediately north of the school has a paring lot which could accommodate in excess of 200 vehicles. For this to be used, some form of an agreement should be made between the church and the'school, and a pedestrian connection provided. The cooperative parking agreement should reflect these conditions as well as provisions for using the catholic church parking lot, if that should d be required. Overall, with proper scheduling of school events, and good coordination with the swimming pool activities, I feel that the 314 on -site spaces plus the overflow parking available at the Showalter School should be adequate to accommodate the maiority of parking demands generated by events held at the high school. As was mentioned previously, the student parking area was observed to be, at the most, only half -full during school hours. If this proportion continues and the student population increases to approximately 600, we would expect student drivers to occupy 120 parking spaces during school hours, leaving the additional 120 spaces available for other activity uses. I hope that this information provides the necessary material for the school district and the City of Tukwila to arrive at agreement of on -site parking needs. My experience tells me that the 314 on -site spaces will be adequate for the vast majority of events which occur at the school. If you or the city have any questions, please feel free to call me at your convenience. Very Truly yours, Stephen B. Lovell & Associates "Itylpv4A-: Stephen B. Lovell Principal 1.XISIIING rr! :m65 Cate; At .ro..•914‘c • 114 ,t '4::■1 !all ,E Incist Li LJ Li 14•110‘414, r ••■:Ar , ri- _t a :)flri i1 i11111111 , vti Ak-t-T4- IA 111111 In• II • • fJI 1941 Strut ING MIN(; I.' IS1ING N) SI ROA I I SI. 11001. IXISI INC; A MINIS I RA 1R/N 1. 1 1 1 , 1 rirdalin attzrn .•., A.41gar fald 7 1177.1 I ING 1 L1 SITE PLAN Lr .4r —.., A.s;: ,-• • -- Li SOUTH CENTRAL SCHOOL DISTRICT • Design Competition • FOSTER HIGH SCHOOL • g L. aryl S( 'II: \i'I: LI A ON J UUSINIS I7xcAruON 1.; NI 17h SIAI III MA M 1 i 1 rl)!N�(: it'_''... 1 a....,....lY Ll. M Wdif uN•; GROUND FLOOR PLAN SCALE 1 /32 " °I' -0" NORTH C Li UPPER FLOOR PLAN SCALE 1 /32 " =I' (• 0 50 100 200 11 axis (.3 L !J5or1 NOM II E.,Aril Ili in :. 1 r .0 • l.......a YJ :n✓ .Tit' SOUTH CENTRAL SCHOOL DISTRICT • Design Competition • FOSTER HIGH SCHOOL • g SECT ION C-C ACADEMIC AZ - 3, Out SI COON II -11 COMMONS- AUDI - ANIS SECTION A-A COMMONS PHYSICAL EDUCATION EAST ELEVATION 0 50 IN) il„ 4 /rs '"I'"""" • , ; raur4PAnrrol• r xi i■—..fri-i--4411-14 _411, rr • .i -MoIr tg,5).nzetfi...t 200 ft -o- w -, ....--, WEST ELEVATION t r NON I II ELEA:111(V SOUTH ELEVATION I j4i .ti riT= ft .1‘' Dii3 m g SOUTH CENTRAL SCHOOL DISTRICT • Design Competition • FOSTER HIGH SCHOOL • nst:nrinr,ruf.crAr_Ercr,cc..euxini,.... riffk04 firrifv;s7Alc:/l 4 Fit do itams NUT. ,fl11_111-Y_ Looking into likterior Commons From S. 1441h and 42nd Streets Towle. tu *if te...v. 4 ThIN rmmert u -6 Pedestrian Street Looking Southwest rvirsrors cf the Mt C.1 ard Irn.Vd r • kt.te lbeF .Itorduakt4 Nrn,r, 4 Faskol - frerl.ty funinenal form • • Viol A■mi �L tirfeef •1 e.4 foltriled • ',Maly 1) - nwtsu (Nnetr,... Dan GC:J ina. •I i&r 4 I \ 6110e f.ci.1 1 Amman 121, • Ctue 1 No inierkl Dadflt01 SOUTH CENTRAL SCHOOL DISTRICT • Design Competition • FOSTER HIGH SCHOOL • N 0 N I I 1 1 I z IJ Iz 0 IN i0 z 0 N ❑ 5 8749'18 "E 379.36 G SD 4 CO 0 SO \ 4 1„SO ...0" ELECT. VAULT TEL. HAND HOLE �—TV HAND HOLE TEL. RISER / —ELEC. VAULT 8" GAS METER ❑ 5 -0 ❑ GAS METER ❑ rn D4 TV HAND HOLE N 0210'42 "E Eg 3.D0 W • S 87'49'18 "E 120.03 N ❑ r N 0210'42 "E 3.00 TEL. HAND HOLE 224.45 8 SD S. 144TH ST. r z1 G co N 0 TV HAND ELECT. z W N �B �. S. 144th. STREET J o r O 11 11 - -� 1 . SEO ON UNCOATED DRAWING BY CITY OF SEATTI r rNGI fFPAR7!.r"T 11 1 FOOTBALL FIELD ND SHOWALTER I SC HOOL(1, 1 u 1 1 1 1 I 1 ;PROPERTY LINE PARKING } Li B -1 9 W.O. BY DATE er •. r W -6078 JDC APR 1989 NOTFn EXPLANATION B -8 INDICATES BORING NUMBER AND • APPROXIMATE LOCATION FOSTER HIGH SCHOOL RECONSTRUCTION SEATTLE, WASHINGTON SITE & EXPLORATION PLAN FIGURE 1 A R/TTENNO(JSEZEI/AN E ASSOCIATES INC. w Gestedutical & Hydrogetiogical C. urtrsnb 1400 140th Avenue N.E, I �/Jii�JJ PARKI G ;: 1,642,249.22 u to I 269 PI_ANNli\ .," MAP - 7 POOL Et LEASE AZEA G AV. / j FOOTBALL FIELD (?�i1)NDA21 r'CpPL ( LI(31ZAiLY A%.•C':..) .•j L / /23) ?") R 4/9/P X 278 1 - X `IdErdSH [SG 1 1 RKING t L .1111•4111/41111.411/ 4111PAIMIPAINV41111.41111 CONED o NIRO - -� - 0 - . 0 0 f O t- N 3. o N t0 N M 1- M 0 O 0 4 0 O at n 3 • /3 • 10 '• °S t 110.9s ° 1 13 a 99. • n 0 0 H t sra S4. S .NT• i• IH 70-1•4 K 7 Y 9 S. 0 •S 0P' 14 /3 00 6 12 S SS'-S4" w 6 / 1 X 55 , /etl 47704 JI7.S 5 0 40 14 2 D PL4 0,17 � 713 74 .i. 08.40311 636.00 ,v,c.v0 5 . Av•+ 1. 0 1318.94 0 1. W - .L/219.63 97 I. 65 C 0 to l90 /90 144TH (c..w :o• 13 - 4.44) 0 • 39•81. 375 S T. 0 1. ` " . 1117 -494' 1 43 °,5 - .1 u 40 e� • 24 o` .92 • 3S 0 ,15 27 s 34 o 28 04 . _ 33 0'b5 2 9 0,'5 O L 3 ID o +60 : o ...1 30 .de 99 � 0 i e 0 Q °o 3I. 90 s 3 ,3e It 0� 0 0 f O t- N 3. o N t0 N M 1- M 0 O 0 4 0 O at n 3 • /3 • 10 '• °S t 110.9s ° 1 13 a 99. • n 0 0 H t sra S4. S .NT• i• IH 70-1•4 K 7 Y 9 S. 0 •S 0P' 14 /3 00 6 12 S SS'-S4" w 6 / 1 X 55 , /etl 47704 JI7.S 5 0 40 14 2 D PL4 0,17 � 713 74 .i. 08.40311 636.00 ,v,c.v0 5 . Av•+ 1. 0 1318.94 0 1. W - .L/219.63 97 I. 65 C 0 to l90 /90 144TH (c..w :o• 13 - 4.44) 0 • 39•81. 375 S T. 0 1. ` " . 1117 -494' 1 •r Com Sco loos PAS1 :: ••le A • • HO. Mee,' nrrr,/a� ;17 SoiitIz CUe,,tral KING COUNTY U N 4640 SOUTH 14115 STREET • SEATTLE. WASHINGTON NINA Photo: 244.2100 SCALE IN STATUTE 1111.11 to K M FOSTER HIGH SCHOOL 4242 South 144th Skeet Sesnle. WA 99168 SHOWALTER MIDDLE SCHOOL 4628 South 144tn Skeet Seattle. WA 98168 THORNDYKE ELEMENTARY SCHOOL 4415 South 15E41 S.reel Searle, WA 9E186 TUKWILA ELEMENTARY SCHOOL 5939 South 149th Street Tukwila. WA 98168 CASCADE VIEW ELEMENTARY SCHOOL 13601 32nd Avenue South Seattle. WA 98188 copyright KROLL MAP COMPANY • — 4 • • • 0 CONDITIONAL USE APPLICA Him . " ' 198 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Replace Foster High School with a new building of the same student capacity. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) 4242 South 144th Street Tukwila, Washington 98168 Quarter: SE Section: 15 Township: 23N Range: 4R 3. APPLICANT :* Name: South Central School District No. 406 4. PROPERTY OWNER (This information may be found on your tax statement.) Address' South 144th Street, Tukwila, WA 98168 Phone: (206) 244 -2100 Phone: (206) 244 -2100 AFFIDAVIT OF OWNERSHIP Name: South Central School District No. 406 Address : 4640 South 144th Street, Tukwila, WA 98168 1 ' i•j Date: May 31, 1989 * 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. I /WE,Csignature(s)] swear tha we re e ow er s con rac .v rchaser s o t A 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 May 31, 1989 knowledge and belief. Date: 5. PRESENT USE OF PROPERTY: Foster High School Public Schools 7. ADJACENT LAND USES: NORTH: SOUTH: EAST: WEST: capacity of slightly over 600. Single Family Residences, Firestation No. 18 King Co Swimming Pool, Showalter Middle School CONDITIONAL USE APPLICATION Page 2 6. PROPOSED CONDITIONAL USE REQUESTED (from list in TMC 18.64.020): King Co Library, Single Family Residences, Catholic Church Vacant Property, Apartment Buildings, Single Family Residences 8. DETAILED DESCRIPTION OF PROPOSED USE (for' example, describe the manufactur- ing processes used, wholesale /retail /warehouse functions, outside storage of goods or equipment or other information which will facilitate understanding of the activities you proposed to develop on this site): Continued use of Foster High School with the addition of an auditorium to the new high school facilities is proposed to have the same student 9. Will the conditional use be in operation and /or a building to house the use be started within a year of issuance of the permit? Yes, building construction is expected to start in late spring 1990, 10. Describe the manner in which you believe that your request for a Conditional Use Permit will satisfy each of the following criteria as specified in TMC 18.64 030 (attach additional sheets, if necessary). A. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. RESPONSE: Reconstruction of Foster High School is being done to protect public health and welfare by removing asbestos, which was a primary building material , in the existing facilities. The aesthetic appearance and renewed investment in Foster High School should enhance neighboring property uses, in particular those that are residential. Since the capacity of Foster High SPboo1 will not be expanded, impacts on surrounding properties should not be significantly adverse. CONDITIONAL USE APPLICATION Page 3 B. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. RESPONSE: Public schools are conditionally permitted in residential zones. The 17.64 acre high school facilities site exceeds the minimum lot size of 7200 square feet in R1 -7200 zoning district, Although facility design is just starting, setbacks of 30 and 151 along S. 144th and 42nd S. can be met as will 30 setback along S 142nd and any additional 8 side (see attached sheet) C. The proposed development shall be compatible generally with the sur- rounding land uses in terms of traffic and pedestrian circulation, building and site design. RESPONSE•A traffic study done for the project indicated no significant adverse impacts would occur as a result of the project, and pedestrian circulation may be enhanced by new facilities and site design. Building and site design Kill be going through public design review ensuring compatibility with surrounding land uses. The design competition process involving much (see attached sheet) D. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. RESPONSE: Foster High School is expected to be redesigned in a manner which enhances open space used by all people in the community and which assures a viable school facility that serves residential uses for families with children. Open Space Goals 2 & 3, Objective 1 Policies 3 & 5, Objective 3 Policies 2 & 4, and Residence Goals 1 -3, Section 1 Objective 1 Policies 2 & 6 -7, Section 2 (see attached E. All measures have been taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. RESPONSE; SEPA environmental review for the project has been completed with the issuance of a Determination of Non - Significance on May 11, 1989. The School District completed a traffic study to identify possible impacts and has retained the services of an asbestos consultant to ensure that demolition of the old facilities will safeguard public health and safety. The design team will be working with City staff and the community during the design (29 /COND.APP1,2) and construction process to mitigate concerns which may arise later. Foster High School Conditional Use Application Attachment 'B. Continued from Page 3 yard setback requirements. Minimum mean lot width will also be far exceeded. There are no required landscape areas in R1 -7200 zoning district, but the site design of the Foster High School campus will include large landscaped areas as well as natural grass sports fields. The new Foster High School will continue violate the maximum height restriction of 30 feet. The existing gynasium is approximately 44 feet high. A height variance request is pending before the City of Tukwila. The two story building will be 45 feet high and Will require an additional variance to 70 feet in height for the fly loft of the auditorium. C. Continued from Page 3 community participation has been intended to solicit surrounding property owners° input and to provide the community with an understanding of the project. D. Continued from Page 3 Objective 2 Policy 1 are all supported by a new Foster. High School. No Com- prehensive Plan goal or policy was found to be adversely affected by this proposed use.