HomeMy WebLinkAboutPlanning 2018-09-27 ITEM 4 - STAFF REPORT - TUKWILA SCHOOL DISTRICT / SHOWALTER MIDDLE SCHOOLDepartment of Community Development
Allan Ekberg, Mayor
Jack Pace, Director
Staff Report
Board of Architectural Review for Tukwila School District
Prepared for the September 27, 2018 Meeting
FILE NUMBERS:
APPLICANT:
REQUEST:
LOCATION:
COMPREHENSIVE
PLAN AND ZONING
DESIGNATION:
SEPA DETERMINATION:
NOTIFICATION:
RECOMMENDATION:
STAFF:
L18-0037 Conditional Use Permit
L18-0040 Variance
L18-0038 Public Hearing Design Review
Lisa Klein, AICP at AHBL for Tukwila School District
A Conditional Use Permit is needed to allow Showalter Middle
School and its expansion in the LDR (low density residential)
zone; Design Review to add approximately 7,531 sf2 to the
existing campus of 88,000 sf2; and a Variance for the proposed
music room to exceed the 30-ft height maximum in the LDR zone
by 8 feet.
4628 S. 144th St; APN 1523049108
LDR (Low Density Residential) with portions of Public Recreation
Overlay
A Determination of Non -Significance (DNS) was issued by Tukwila
School District on September 7, 2018.
A combined Notice of Application and Notice of Hearing was
distributed by mail to tenants and owners of property located
within 500 feet of the project site, and agencies that may have an
interest in the project on May 31, 2018. The Notice of Application
was also posted on site. As lead agency, Tukwila School District
issued a Determination of Non -Significance on September 7,
2018. No comments were received.
The Notice of Public Hearing was published in the Seattle Times
on September 13, 2018. The notice was posted onsite on
September 13, 2018.
Approval with conditions
Lindsay Brown, Assistant Planner
Tukwila City Hall • 6200 Sautbcenter Boulevard • Tukwila, GUA 93, 83 6- 33 800Website. TukwilaW4 av
ATTACHMENTS: A.Aerial Photo ofSite
B.Large Plan Sheets- Site and Landscaping Plans
A1.01 DRCUP Site Plan
A1.01 AOR CUP Site Plan
LO.01 Conforming Landscape Plan
L1.01 Materials Plan
L1.02 Materials and Planting Plan
C.Large Plan Sheets- Floor Plans
A2.51 ED|@[08d Floor Plan- Bid AEntry
A2.11 DR Partial Floor Plan- Bid A Commons
A2.21 DFl1st Floor -Bid Bclassroom
A221 []R2nd Floor- E]|d L]classroom
A2.31 DR Partial Floor Plan- Bid C Gym
A1.11 []R Partial F|O0[ Plan- 0d A Entry
O. Large Plan Sheets- Elevations
/\3.11C)F|ExtElevations Bid ACommons
A3.21 DRExt. Elevations Bid E]Classroom
A3.22 DR Ext. Elevations E]|d B Classroom
A3.3'DR Ext. Elevations Bid C Gym
E.GEPA Determination ofNonainificance byTukwila School
District, September 7.2O18
F.Anp|ioont Response &oConditional Use Permit and Variance
Criteria, May 4.2018
G. Design Review NarraUva, W1ay4. 2018
H. Materials Boards Aand 8.tnbmpresented a[hearing
|. Fire Department Turnaround Specification
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REPORT ORGANIZATION
Following a detailed project description for the expansion of Showalter Middle School, the report
is broken into sections for the conditional use permit, variance, and design review requests. In
each of these sections, the proposal will be compared to the criteria for permit approval.
TMC 18.104.030 allows for all permit applications related to a single project to be bundled
together in a consolidated hearing and approval procedure, using the highest numbered land
use decision type applicable to the project application. Variances and Conditional Use Permits
are Type 3 land use decisions made by the Hearing Examiner. Design Review is a Type 4
decision made by the Board of Architectural Review. The Variance, Conditional Use Permit, and
Design Review requests will all be decided by the Board of Architectural Review in an open
record public hearing on September 27, 2018.
Tukwila School District assumed the lead agency status for SEPA determination and issued a
Determination of Non -Significance (DNS) on September 7, 2018 (Attachment E).
FINDINGS
Site Information
Showalter Middle School is on a large parcel that is shaped like a rectangle and stretches from
the western border of the Foster High School to the easternmost border of Showalter Middle
School, with a small rectangle cut out mid -parcel for the Tukwila Pool building.
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The area bounded by S. 144th St. and between Tukwila International Boulevard and 52rd Ave
S. including Showalter Middle School was annexed to the City of Tukwila in 1989. The property
has frontage along 42nd Avenue South and South 142nd and 144th Streets with several
vehicular access points on the western and southern frontages. There is some perimeter and
parking lot landscaping, and several sports fields located north and west of the middle school
buildings.
Existing Development
Showalter Middle School was built in 1937 in an art deco design and has been remodeled and
expanded several times since. The school consists of four separate structures containing one
and two-story classrooms, a gymnasium, a maintenance building, and several portable
buildings. In 1994, a 9-ft. height variance was granted to modernize the main classroom building
(Building A), allowing the mechanical equipment to be screened under a sloped roof addition.
On the southwest corner of the parcel site is Tukwila School District's administrative building,
constructed in 2004.
The main parking area for Showalter Middle School is shared with the District's administrative
offices. There is also an auxiliary parking area located between Building B and the maintenance
building, accessible from the bus entrance.
Surrounding Land Uses
The portion of the larger parcel developed as the Showalter Middle School campus is zoned
Low Density Residential (LDR) with Public Recreation Overlay zoning overlay. The adjacent
lands to the north, east, and south of Showalter are also zoned LDR. The western portion of the
parcel containing Showalter is zoned LDR with portions of Public Recreation Overlay and
developed with Foster High School and sports fields.
Nonresidential uses are very limited in the LDR zone and accordingly, the properties east and
south of Showalter are all single-family homes. In recent years, particularly along S. 144th St.,
there has been a noticeable uptick in larger LDR-zoned properties subdividing. The parcel
immediately north is owned by the school district and developed with a practice softball field and
a baseball field.
Environmentally Sensitive Areas
There are no environmentally sensitive areas at Showalter Middle School.
Topography
The Showalter Middle School site is mostly flat; the existing topography will remain largely
unchanged after the proposed modifications are completed. There is a small sloped area on the
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far northeast corner of the parcel that is forested and undeveloped. The SEPA checklist
prepared for this project states that the project will require less than 2,500 cubic yards of
combined cut and fill; most of this earthwork will be necessary to accommodate a stormwater
detention system.
Vegetation
Streetscape landscaping includes a large lawn between the school buildings and the sidewalk
and four mature landscaping trees (London Planes) planted in a landscaping strip between the
sidewalk and the street. There are also a few relatively young trees planted along the pedestrian
walkway between the sidewalk and Building A.
The main parking lot has landscaping endcaps and a center quad, but few trees. Most of these
landscaped parking row ends and the center green area consist of grass. There is also grass
lawn to the west and east of the bus turnaround/small parking area, and a small area of grass
on the east side of the commons/cafeteria portion of Building A. There is a small strip of grass
and trees in front of Building D. The north side of campus around the portable classrooms is
seeded with grass.
Project Description
Tukwila School District proposes expanding Showalter Middle School by approximately 7,531
ft2. The proposal includes adding a secured entry vestibule and expanding the
commons/cafeteria (Building A), demolishing and replacing Building B, constructing additions to
the gymnasium (Building C), and removing two portable classrooms. The District has also
proposed a site plan alternative that allows for an expansion of the parking area where the
portables to be removed are located. In addition to the improvements described above, the
proposal includes a space for a standby generator, a 145 sf2 office, a relocated fire lane, and
landscaping and site improvements.
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Figure 1. Proposed Site Plan
Building A is the original Showalter building, which has undergone renovations several times
since its construction date of 1937. The secured entry vestibule (195 sf2) proposed for the
eastern elevation will be constructed underneath the existing building canopy, facing east
toward the parking lot where students are dropped off by their parents. 1,950 sf2 will be added to
the cafeteria/commons room on the western side of Building A, near the bus turnaround.
The new proposed Building B will replace the existing Building B, with an additional 6,650 sf2 of
classroom space. Building B will house STEAM (Science, Technology, Engineering, Arts and
Math) classrooms, and will connect to the primary building (Building A) on two floors via covered
walkways. The new Building B will have five math classrooms, three science labs, and a music
room, creative learning lab, and art room. A Variance is requested for the height of the new
Building B to exceed the 30 ft. height limit in the LDR zone by up to 8 feet.
The gym will expand by 2,191 sf2 under the proposal. The addition will enable bleacher seating
to be installed on the west side of the gym, so that all students at Showalter can attend rallies
and school functions together. In order for the gym to be expanded, the fire lane will be
relocated from its current location of the west side of the gym to the northern edge of campus.
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The standby generator will be located just north of Building B, adjacent to the bus turnaround. It
will be enclosed behind a concrete masonry unit (CMU) wall for noise attenuation purposes and
to meet screening requirements. Just to the east of the generator, a small office area is
proposed. Three portable classrooms will be added to the site during the construction phase,
just north of the two existing portables (1,800 sf2 each) which will remain as they are during
construction. After construction, all five portables will be removed from the site.
The site plan alternative (Attachment B, Plan Sheet A1.01ADR and Figure 2, below) proposes
an additional 18 parking spaces to be used by staff members to be located on the north side of
campus and accessed via the fire lane.
Other site improvements to be constructed with project approval include storm drainage
improvements and an underground stormwater detention tank, repairs to the sidewalk along S.
144th Street, and improvements to the pedestrian crossing of the vehicular access driveway of
the main parking lot.
I I I I I I I I I I I R I I I In ;,.
Figure 2. Proposed Site Plan Alternative showing a staff parking lot
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Building Design
The secured entry vestibule (195 sf2) proposed for the eastern elevation will be constructed
underneath the existing building canopy and is comprised of glass windows in the same size
and shape as existing windows on both sides of the entry vestibule and aluminum
framing/flashing. Entering the building first from double doors on either side of the vestibule and
then walking through the existing doors, students, staff and visitors will see a security station
directly ahead. The security station sits at a crossroads of hallways- to the south is the school
office and classrooms plus access to Building B, and to the right are more classrooms. Behind
the entryway and heading west past security is access to the commons/cafeteria.
The commons/cafeteria single -story addition will replace the grassy area and extended sidewalk
shown in Figure 3, below. It will have the same canopy design as the main entry to Building A,
with windows matching the existing west facade it will replace in both shape and size, consistent
with the original art deco design of the school. The addition will be finished in stucco and
painted a the cool -toned beige color shown as C10 on the plan sheets and Attachment H-
Materials Board. The new addition to the commons/cafeteria area will look substantially similar
to the existing facade, even recreating the horizontal banding and detail above the window and
door frames.
Figure 3. Existing commons/cafeteria west -facing facade and green space
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Building B as it exists today is a single -story tilt -up concrete building with several classrooms
including a music room. With project approval, a two-story building of 19,250 sf2 will replace the
existing 12,600 ft2 structure. The proposed building will have a metal roof sloping down to the
south side of the building, creating a clerestory with north -facing windows allowing natural
daylight to enter the building. The shed roofs tallest point with clerestory windows connects to
the northernmost section of the building, with a flat roof. There are entrances to the building
from the east through Building A on both levels, from the south through double doors along the
covered walkway between Buildings A and B, and one entry to the first floor hallway on the
western fa9ade. Building B is a modern design, utilizing more contemporary building materials
including fiber cement panels, etched glass, and metal siding.
The design of the sloped -roof section of the building features fiber cement panels of varying
widths and colors but aligned along consistent horizontal planes, beginning at the top of the first
floor window frames. From the top of the first -floor window frames to the foundation will be brick -
colored fiber cement panels of consistent rectangular shape and alignment. The windows for
most of both stories are vertical panels divided into three sections, sometimes standing alone
and sometimes grouped together to form wider window openings. Near the highest point of the
sloped roof on both the west and east elevations are taller window panels featuring glass etched
in a binary code pattern. This design is consistent for all elevations of the sloped -roof portion of
Building B only.
For the flat -roofed, northernmost portion of proposed Building B, the same predominant window
pattern exists as for much of the sloped portion of the building- divided window panels,
sometimes grouped together. The exception to this pattern is the east elevation, where there is
a small horizontally -placed window panel near the top of the first floor, above the individual
alcoves in the music room. The flat -roofed portion of Building B is finished in consistent vertical
panels of cream -colored fiber cement.
The western addition proposed for the gymnasium (Building C) will be enough space to hold
bleachers. Currently the school gym can't hold all of the 645 students together for events like
school rallies or educational speakers; the addition will enable bleacher seating that together
with existing, will make all -school events possible.
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Figure 4. Existing area west of gym, where expansion is planned
Site Plan
The site plan for the campus will be changed only slightly with project approval. The secured
building entry adds nothing to the school's building footprint, and the proposed Building B's two-
story layout allows for a small reduction in building footprint compared to the existing building
but an additional 6,650 sf2 of classroom space. The additions to Buildings A and C with the
commons/cafeteria and gym expansions respectively do not significantly alter the school's
layout.
However, the eventual removal of portable classrooms, increased connectivity between
Buildings A and B, and the School District's plans for a secured -entry campus will slightly
change the pedestrian and vehicular circulation patterns. The District plans to create one
secured entry for visitors and the public- through the new entry vestibule facing the parking lot -
and all other exterior doors will be accessible only via keypad. The western vehicular entrance
to the campus via the bus driveway and turnaround will be gated and only open during bus
drop-off and pick-up times. East of the buildings, no changes are planned that will alter the
existing vehicular traffic patterns, though if the site alternative is approved, eventually there will
be 18 additional parking spaces for staff use. Both site plans utilize a new fire access road and
turnaround between the north of campus buildings and the southern edge of the baseball
diamond, eliminating the need for a fire access lane heading north from the bus turnaround and
enabling the gym's expansion to add bleachers.
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The site plan alternative is proposed and will be constructed if approved and funding allows.
Rather than turn in a new application at a later date and go through the hearing process again,
staff recommended submittal of the alternative layout at this time, since there is no method for
modifying a conditional use permit once approved.
The site plan alternative shows the area north of the fire lane converted to lawn once the three
temporary portables are removed after the construction phase. On the south side of the fire
lane, there are 18 parking spaces proposed for staff use accessible via the main parking lot.
Landscaping
The landscaping changes proposed are minor improvements consisting of removal of a small
section of grass to accommodate the commons/cafeteria expansion, minor changes to the
northern edge of campus for the relocated fire lane, and new landscaping between Building B
and S. 144t" Street and the east and west building sides.
The commons/cafeteria expansion will require removal of an extended internal sidewalk area
and small section of patchy grass. The area on the north side of campus now housing two
portable classrooms will be converted to lawn once the portables are removed after the
construction phase in the initial site plan design. The end of construction will also see the
removal of the three additional portable buildings sited north of the fire lane. This site plan
version shows that after school construction, a new fire lane with areas seeded with grass
bordering the fire lane to the north and south will occupy the area between Buildings C and D
and the baseball diamond.
Along S. 144t" Street, the campus's southern perimeter has mature landscaping that will remain
if the project is approved. Four mature trees are located between the sidewalk and the curb, in a
landscaping strip approximately 6' wide. Additionally, 5 trees are proposed to be planted in front
of Building B (facing S. 144t" Street). Approximately 4,000 sf2 of groundcover, shrubs and trees
are proposed to frame Building B. Approximately 196 shrubs and groundcover are proposed on
the three external sides to frame Building B.
Should the site plan alternative also be reviewed and approved as part of the conditional use
permit process, this area between Buildings C and D and the baseball diamond will still have a
fire lane, but the grassy area south of the fire lane will be developed with 18 parking spaces for
staff use. These parking spaces will include landscaping that conforms to current landscaping
requirements.
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CONDITIONAL USE PERMIT L18-0037
Tukwila School District requests approval of a conditional use permit to allow the Showalter
Middle School to operate and expand in the low density residential (LDR) zone. Conditional use
permits are utilized as a way to establish review and permit approval procedures for unusual or
unique types of land uses which due to their nature, require special consideration of their impact
on the neighborhood and land uses in the vicinity.
Criteria for Approval
The proposed project must comply with criteria detailed in the Conditional Use Permit Chapter
of the Tukwila Municipal Code (TMC 18.64.050). The applicant's response to the conditional
use permit criteria is Attachment G to this staff report. Staff makes the following findings using
the Code's conditional use permit criteria (TMC 18.64.050) listed in italics:
1. 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.
Tukwila Middle School has operated at its current location since 1937. Showalter Middle School
will continue to be an asset to the public welfare, will not be detrimental or injurious to the
property or neighborhood, and will continue to serve the City and the Foster neighborhood and
its students.
The expanded Showalter Middle School will be even better able to serve students' needs in
future years, with technological improvements and facilities modernizations fueling STEM
(Science -Technology -Engineering -Arts -Math) learning and with enough classroom space to
accommodate the current student population of 675.
2. The proposed use shall meet or exceed the performance standards that are required in
the district it will occupy.
The following relevant standards exist in this Low Density Residential (LDR) district (TMC
18.10):
Setbacks: front - 20 feet; second front — 10 feet; side - 5 feet; rear — 10 feet.
Off-street parking: (TMC 18.56.050) The parking requirement for junior high schools is 1.5
parking stalls per staff member. Also required is one bicycle parking space per classroom.
Landscaping: (TMC 18.52.030) Nonresidential uses in the LDR zone are required to have 15
feet of front yard landscaping and 10 feet for the side and rear yards. The required perimeter
landscaping shall be Type I. Parking lot landscaping requirements are 20 ft2 per parking space,
and 15 ft2 if parking is located behind a building.
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Showalter Middle School exceeds the setback requirements. The closest building edge
(maintenance building west at the southwest corner of the Showalter campus) is 50' feet away
from the S. 144th Street property line. The required rear yard setback is 10'; the closet structure
to the rear property line will be the temporary portables to be sited on campus during
renovations and removed following construction. These portables will be no closer than 40' to
the rear property line.
Showalter Middle School has 60 staff members. At 1.5 parking spaces per staff member,
Showalter is required to provide 90 parking spaces. The School District's administration building
is located adjacent to Showalter, sharing a parking lot. Office buildings are required to provide 3
parking spaces per 1,000 useable floor area, defined as "that part of the floor area of any
structure which is actually used from time to time for any commercial purposes, such as a sales
area, display area, walkways or storage area. Parking calculation shall not include common
corridors designed for the circulation of people at nonretail establishments, restrooms, elevator
shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior
covered loading docks". City and Assessor records do not distinguish useable floor area from
gross area, but the common practice within the City is to assume that useable floor area is 90%
of the gross floor area. The King County Assessor records show that the administrative building
has 7,767 sf2 of gross floor area. Using the formula, the administrative building can be assumed
to have 6,990 sf2 of useable floor area, requiring 21 parking spaces. A total of 111 parking
spaces are required for the administration building and the school combined. The Showalter
campus provides 97 spaces in the main parking lot and 15 spaces in the western parking lot for
a total of 112 parking spaces. Furthermore, if the site plan alternative is approved and
constructed, an additional 18 parking spaces will be provided, further exceeding requirements.
General landscaping requirements are discussed in detail in the Design Review section later in
the staff report. Per TMC 18.70.080 Nonconforming Parking Lots, parking lots need only come
into compliance with current code requirements (stall size, drive aisle width, interior landscaping
requirements) if a change of use is proposed, or if additional parking is required to support
building additions. As the proposed building expansions will alleviate overcrowded conditions
and lack of classroom space for the existing student body and no increase in enrollment is
anticipated, the landscaping requirements for parking lot islands in the existing parking lots at
Showalter do not apply. If the site plan alternative is approved and later constructed, the
additional parking area must meet the standards in effect at the time of construction.
3. The proposed use shall be compatible generally with the surrounding land uses in terms
of traffic and pedestrian circulation, building and site design.
The purpose of the Low Density Residential zone (TMC 18.10.010) is to provide low- density
residential areas together with a full range of urban infrastructure services in order to maintain
stable residential neighborhoods, and to prevent intrusions by incompatible land uses.
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The proposed use- a school - is often found in residential zones where the surrounding low
density residential uses are more sensitive to traffic and noise associated with this type of use.
Traffic from the schools will be similar to typical office traffic that has an am and pm peak, with
occasional queuing expected. Outdoor noise associated with the students arriving to or leaving
from school will be heard from the residences across S. 144th Street and along 48th Ave S. As
the site plan and circulation pattern changes proposed for the school are slight and no increase
in student population served is anticipated, approval of the conditional use permit will not
significantly change the vehicular traffic patterns or the level or direction of noise leaving the
site. As Showalter Middle School has existed in its current location and design since 1937 with
minimal conflicts with the neighborhood and no additional enrollment is anticipated, approval of
the CUP will not decrease the school's compatibility within the Foster neighborhood.
4. The proposed use shall be in keeping with the goals and policies of the Comprehensive
Land Use Policy Plan.
The proposed school expansion implements several goals and policies in the Residential
Neighborhoods and Transportation Elements of the 2015 Tukwila Comprehensive Plan. Many of
the recommended conditions of approval derive from the implementation strategies of the Plan,
intended to achieve the Plan's goals.
Chapter 7- Residential Neighborhoods
734 Use new development to foster a sense of community and replace lost vegetation and open spaces
with improvements of at least equal value to the comrunity.
* Emphasize public health and safety concerns in development design.
* Mandate, through the Zoning Code and design manuals, high -quality public €acility and private
development design for neighborhood quality.
* Continue to work with school districts serving Tukwila students to ensure school facilities provide
quality public spaces.
* Continue developing and implementing projects from the Wall< and Roll Plan and Safe Routes to
School, with a renewed emphasis on community involvement and engagement.
One vision articulated in the Plan calls for development to increase community pride with high -
quality design and public spaces. The proposed developments are public amenities to be used
by and serve Tukwila residents during school hours and occasional evenings and weekends. As
such, they should be designed with quality materials and with well -thought out designs that
enhance the surrounding neighborhood. The proposed building design and materials, site plan
modifications, and improvements to the school facilities implement the above goal of the
Neighborhood Element of the City's Comprehensive Plan. Such improvements include
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enhanced landscaping, better stormwater drainage design and a new stormwater detention
tank, and sidewalk and pedestrian crossing upgrades.
Chapter 13- Transportation
13.2.5 Require all new streets, street improvements, property developments and property improvements
to provide sidewalks and other non -motorized infrastructure consistent with adopted standards and
subarea plans. Property developments and improvements in commercial areas shall provide direct
pedestrian access from sidewalks to buildings, as well as to, from and between parking areas.
13,2.9 Design streets, including retrofit projects, to accommodate a range of motorized and non -
motorized travel modes in order to reduce injuries and fatalities, to provide access to services, and to
encourage non -motorized travel. The design should include well-defined, safe and appealing spaces for
pedestrians and bicyclists.
The above goals have been appropriately incorporated into the civil and site plans for the
Showalter school expansion. There are clear pedestrian connections between the campus and
the street, and the adjacent segments of sidewalk that are cracked, uplifted or broken will be
repaired with project approval. Additionally, the main vehicular entrance to the campus will get a
crosswalk upgrade.
5. All measures shall be taken to minimize the possible adverse impacts which the
proposed use may have on the area in which it is located.
The Showalter Middle School expansion's possible adverse impacts are minor and primarily
visual. The potential visual impacts of the new Building B on nearby residential development
have been largely alleviated by thoughtful site design and some additional landscaping on the
southern elevation will break up the visual mass of the facades. See Design Review section for
detailed discussion. The school expansion also includes a new generator with the potential to
create additional noise. The generator will be enclosed behind a CMU wall, will only be run in
emergency situations, and will comply with the City's noise volume and duration limits in
Chapter 8 of the Tukwila Municipal Code.
Conclusions
1. Criteria 1: The proposed use of a middle school is often located in residential zones.
Showalter is a public school serving the students and community of Tukwila; and has
existed in its current location since 1937. 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.
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2. Criteria 2: The proposed school expansion exceeds minimum setback requirements. The
Showalter campus meets the parking space requirements for the primary use of the
campus as a middle school and the administration building with which a parking lot is
shared. If the variance request for building height is approved, the proposed use shall
meet or exceed the performance standards that are required in the district it will occupy.
3. Criteria 3: The uses surrounding the subject site have tolerated the noise and circulation
impacts typical of schools in residential zones since 1937. As the site plan changes and
circulation pattern changes proposed for the school are slight and no increase in student
population served is anticipated, approval of the conditional use permit will not
significantly change the level or direction of noise leaving the site, or vehicular traffic
patterns. The proposed uses shall be compatible generally with the surrounding land
uses in terms of traffic and pedestrian circulation, building and site design.
4. Criteria 4: The proposed school projects implement several policies of the
Comprehensive Plan related to high -quality public facilities, residential neighborhoods,
and vehicular, pedestrian and bicycling modes of travel. The proposed use shall be in
keeping with the goals and policies of the Comprehensive Land Use Policy Plan.
5. Criteria 5: The potential for visual and noise impacts have been mitigated by a thoughtful
site design, additional landscaping, and noise attenuation of the proposed generator with
a cmu wall enclosure. 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.
Recommendation
Staff recommends adoption of the above findings and conclusions and approval of the
conditional use permit including the site plan (Attachment B, Plan Sheet A1.01 DR CUP Site
Plan) and alternative site plan (Attachment B, Plan Sheet Al .01ADR CUP Site Plan) with one
condition:
1. The fire access lane turnaround shall comply with Attachment I, Fire Department
Turnaround Specification, or be of equivalent design approved by the Fire Marshal.
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VARIANCE L18-0040
FINDINGS
A Variance is requested to allow the 30-ft. height limitation in the LDR zone to be exceeded by
up to 8 feet, for the proposed STEAM building (Building B).
Project Proposal
The height limit for structures in the LDR zone is 30 feet. Proposed Building B has a sloped roof
measuring 37.5' at its highest point and sloping down to 26' height on its southern elevation
facing the street. Building height is measured at the midpoint for sloped roofs, so the new
proposed Building B's calculated height is 31.75', an increase less than 2' above LDR
regulations. The additional 6' of height requested in the variance will accommodate minor
changes in the design process, if approved.
Criteria for Granting Variance Permit
Staff makes the following findings using the Code's criteria for granting variance permits
(18.72.020) listed in italics:
1. The variance shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and in the zone in which the
property on behalf of which the application was filed is located.
Schools are unique uses and are permitted in residential zones subject to conditional use permit
approval. Although the proposed Building B exceeds the height limit for the LDR zone, the
deviation requested is insignificant, and will be used to public benefit.
The height variance is requested because the school is a public use in the LDR zone, located
near the homes of the children it will serve. Approval of the height variance does not constitute a
grant of special privilege not afforded to other properties in the vicinity, as other properties are
developed with single-family homes typical of the LDR zone.
2. The variance is necessary because of special circumstances relating to the size,
shape, topography, location or surrounding of the subject property in order to
provide it with use rights and privileges permitted to other properties in the
vicinity and in the zone in which the subject property is located.
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Middle Schools are a conditional use in Tukwila regardless of location; it is logical that the
location of Showalter is in a predominantly residential neighborhood. The height limitations in
the LDR zone are appropriate for a single-family residence. Unlike the homes in the
neighborhood, the school is a public/ institutional use, and as such will have higher ceiling
heights, wider aisles and different construction standards, finishes, and materials from
residential construction. Existing building heights at Showalter vary, with Building A being the
tallest at 37'.
3. The granting of such variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and in the zone
in which the subject property is situated.
The requested height deviation is insignificant to the size and scale of the existing Showalter
Middle School structures and will not be detrimental to neighboring properties or uses.
Additionally, the proposed height complies with the height bonus requirements of the Public
Recreation Overlay subject to approval by the Board of Architectural Review.
4. The authorization of such variance will not adversely affect the implementation of the
Comprehensive Land Use Policy Plan.
Granting the variance will not adversely affect Comprehensive Plan implementation. Approval of
the overall project implements Comprehensive Plan Policy 7.3.4, "continue to work with school
districts serving Tukwila students to ensure school facilities provide quality public spaces."
5. The granting of such variance is necessary for the preservation and enjoyment of a
substantial property right of the applicant possessed by the owners of other
properties in the same zone or vicinity.
Granting the variance is consistent with the use of the property as an institution serving the
public.
6. The need for the variance is not the result of deliberate actions of the applicant or
property owner.
The original Showalter Middle School building (Building A) has existed since 1937 and
measures 37.5' tall. Proposed Building B is designed at a comparable height to Building A;
the height variance is requested because of Showalter's location in a low density residential
zone. The school expansion and height variance request are necessary to alleviate existing
overcrowded conditions, and the variance request is not the result of deliberate actions of the
applicant or property owner.
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Conclusions
Criteria 1: The deviation in building height requested is insignificant. The 31.75' height of the
proposed Building B is shorter than the original school building, Building A. The height variance
request of up to 8' is minor A variance can be requested for any other property in the LDR zone.
The variance shall not constitute a grant of special privilege inconsistent with the limitation of
uses of other properties in the vicinity and the zone in which the property on behalf of which the
application was filed is located.
Criteria 2: The variance is necessary due to the inability to expand the existing use to other
parcels, and the use of a public school with differing construction needs and designs than the
single-family homes the LDR regulations were designed to serve. The variance is necessary
because of special circumstances relating to the size, shape, topography, location or
surrounding of the subject property in order to provide it with use rights and privileges permitted
to other properties in the vicinity and in the zone in which the subject property is located.
Criteria 3: The requested additional building height for Showalter Middle School is insignificant
to the size and scale of existing school buildings. The granting of such variance will not be
materially detrimental to the public welfare or injurious to the property or improvements in the
vicinity and in the zone in which the subject property is situated.
Criteria 4: Approval of the Foster and B2K projects implements several Comprehensive Plan
policies including Policy 7.3.4, "continue to work with school districts serving Tukwila students to
ensure school facilities provide quality public spaces". The authorization of such variance will
not adversely affect the implementation of the Comprehensive Land Use Policy Plan.
Criteria 5: Granting of the building height variances is consistent with the use of the site as a
public school and neighborhood amenity. Any property may apply for a height variance. The
granting of such variance is necessary for the preservation and enjoyment of a substantial
property right of the applicant possessed by the owners of other properties in the same zone or
vicinity.
Criteria 6: The District has taken no deliberate action to require a variance from code
requirements; the variance request is directly related to the use of the site as a school, and is
requested for public benefit. The need for the variance is not the result of deliberate actions of
the applicant or property owner.
Recommendation
Staff recommends adoption of the above findings and conclusions and approval of the variance
request with no conditions.
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DESIGN REVIEW L18-0038
In reviewing any application for non-residential development in a Low Density Residential Zone,
the design review criteria below shall be used by the Board of Architectural Review in its
decision making.
Tukwila Municipal Code 18.70.090 Nonconforming Landscape Areas requires all projects
undergoing Design Review to comply with current landscaping requirements. The Board of
Architectural Review may modify the requirements in circumstances where strict compliance
would create substantial practical difficulties, the existing and proposed additional landscaping
and screening materials together will adequately screen or buffer possible use incompatibilities,
soften the barren appearance of parking or storage areas, and/or adequately enhance the
premises appropriate to the use district and location of the site. The applicant is requesting
modifications to the landscaping requirements as discussed in detail later in the staff report.
In the following discussion, the architectural review criteria for Multi -Family, Hotel and Motel
Design Review Criteria from the TMC Section 18.60.050(A) are shown below in italics, followed
by Staff's comments on how the Showalter Middle School expansion proposal compares to the
guidelines. The applicant's design review narrative is Attachment G to this staff report.
Criteria for Approval
1. SITE PLANNING.
a. Building siting, architecture, and landscaping shall be integrated into and blend
harmoniously with the neighborhood building scale, natural environment, and
development characteristics as envisioned in the Comprehensive Plan. For
instance, a multi -family development's design need not be harmoniously
integrated with adjacent single-family structures if that existing single-family use
is designated as "Commercial" or "High -Density Residential" in the
Comprehensive Plan. However, a "Low -Density Residential" (detached single-
family) designation would require such harmonious design integration.
Showalter Middle School's expansion has few options for building siting. The parcel is
constrained by existing development on all sides, and expansion of the campus is not a viable
option.
Despite the site constraints of adding additional square footage to a fully developed site, the
Showalter Middle School expansion continues the layout and pattern of existing development
including replacing Building B with a taller, two-story building in the same footprint. The
additions are sited, and improvements are planned so that entry into campus will be restricted
during most hours of the day. Because the future additions are relatively small -scaled and
maintain the current circulation patterns inside the campus, the building siting of the Showalter
Middle School expansions can be described as blending harmoniously with the neighborhood.
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The scale of Showalter can also be described as harmonious with its surrounding residential
development. The majority of existing Building A is two stories tall with a building height of
approximately 37'. The benefit public school facilities bring to the neighborhood and the
students offset these minor instances where the scale is slightly larger than surrounding single-
family residential development. The building designs for the secured entry and
commons/cafeteria and gym expansions mirror the architecture of the main buildings, from
fitting the entry under an existing canopy to maintaining the gym's butterfly roof design to the
horizontal corner molding features proposed for the commons/cafeteria expansion. The design
for the new Building B is an architectural departure from the existing building styles but is still
consistent with its use as technology and science classrooms and is compatible in scale and
design with the Foster neighborhood.
b. Natural features, which contribute to desirable neighborhood character, shall be
preserved to the maximum extent possible. Natural features include, but are not
limited to, existing significant trees and stands of trees, wetlands, streams, and
significant topographic features.
With a fully developed and constrained site, there are few natural features on the Showalter
campus. There are landscaping trees on the eastern fagade of Building A and larger trees and
landscaping along S. 144th street. There is a small C-curved landscaped area northeast of the
bus turnaround, and grass near the portable classrooms and inside and around the main
parking area. The project proposal preserves almost all trees onsite and adds trees and
landscaping in the additional parking area proposed in the site plan alternative, and in front of
and around three sides of Building B. This criterion is met by the proposed design.
c. The site plan shall use landscaping and building shapes to form an aesthetically
pleasing and pedestrian scale streetscape. This shall include, but not be limited
to facilitating pedestrian travel along the street, using architecture and
landscaping to provide a desirable transition from streetscape to the building, and
providing an integrated linkage from pedestrian and vehicular facilities to building
entries.
The landscaping changes proposed will create a pleasant pedestrian -oriented streetscape with
the addition of 5 trees between the north side of the S. 144th Street sidewalk and Building B.
With the retention of the trees in the landscaped strip between the sidewalk and curb, the
sidewalk in front of campus will be a pleasant, tree -lined area to walk. The landscaping
improvements will create a continuous, consistent landscaping corridor and will provide a
desirable pedestrian -scale transition from S. 144th St. to the Showalter campus.
d. Pedestrian and vehicular entries shall provide a high -quality visual focus using
building siting, shapes and landscaping. Such a feature establishes a physical
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transition between the project and public areas, and establishes the initial sense
of high quality development.
The changes to the campus site plan are minor in nature. Vehicular access points will remain as
they are but will be visually enhanced with the additional landscaping proposed by the applicant.
Additionally, the sidewalk in front of the school and the pedestrian crossing of the main parking
area's vehicular access driveway will be improved.
Student entry will be purposely limited with project approval, as the secured entry vestibule at
Building A's eastern elevation coupled with an entry at the commons area on the western side
of Building A will be only open during the start and end of the school day. During school times,
all other exterior doors will be accessible from outside via keypad only. Students and staff will
be able to exit these doors, but outside entry will be limited to school staff.
The vehicular and pedestrian access points are scaled appropriately and create a predictable
transition between the Showalter campus and the street. Vehicular access is unchanged from
existing save for the addition of a gate at the bus turnaround entrance. This design requirement
is met.
e. Vehicular circulation design shall minimize driveway intersections with the street
With project approval, access to the two parking lots will remain unchanged except for minor
improvements to the pedestrian crossing at the main parking lot's vehicular driveway. Two
driveways to the street for a school with 675 enrolled students effectively minimizes the potential
for interactions between cyclists and pedestrians and vehicles entering or exiting the campus.
f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be
coordinated with site development to ensure a harmonious transition between
adjacent projects.
While maintaining the existing parking lot circulation and layout prohibits adherence to the 10' of
required side yard landscaping, the Showalter site currently has at least 5' of heavy screening
along its eastern property boundary abutting the backyards of single family homes along 48th
Ave S. This has been adequate to screen adjacent residents from the light, noise and traffic
impacts common to school parking lots during busy pickup and drop-off times.
The gym expansion to the west will abut a retaining wall and a bank sloped toward the gym from
the Foster High football stadium along most of its edge. As the fire lane has been relocated to
accommodate the gym expansion and there is no pedestrian access between the stadium and
Showalter, this expansion will not create any circulation problems. The planned changes near
the perimeter of the Showalter campus show sensitivity to adjacent uses and ensure a
harmonious transition to adjacent development.
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g.
Varying degrees of privacy for the individual residents shall be provided,
increasing from the public right -of way, to common areas, to individual
residences. This can be accomplished through the use of symbolic and actual
physical barriers to define the degrees of privacy appropriate to specific site area
functions.
This criterion is for multifamily development in the LDR zone and is not applicable to the
proposed development.
h. Parking and service areas shall be located, designed and screened to interrupt
and reduce the visual impact of large paved areas
Few changes to the service areas will occur if the development proposed is approved. If the site
plan alternative is approved and constructed, there are three trees proposed as landscaping for
the 18-space parking strip in landscaping islands. The additional trees planned for the new
parking area and the new lawn to replace the removed portables will significantly reduce the
visual impact of larger paved areas and provide shade and other benefits.
i. The height, bulk, footprint and scale of each building shall be in harmony with its
site and adjacent long-term structures
The heights of existing campus buildings vary from low-ceilinged portable classrooms to the 37'
height of existing Building A. The peak of proposed Building B will match the height of existing
Building A at 37', but since it is a shed roof design and the City measures building height of
sloped roofs at the midpoint, the calculated building height is 31.75'. This building height and its
placement in the same location as where the existing, to -be -demolished Building B sits
reinforces the harmony of the proposed school expansion with existing and adjacent structures.
2. BUILDING DESIGN.
a. Architectural style is not restricted; evaluation of a project shall be based on the
quality of its design and its ability to harmonize building texture, shape, lines and
mass with the surrounding neighborhood.
The exterior appearance of the improvements proposed for the secured building entry,
commons/cafeteria and gym all integrate seamlessly into the existing building designs. While
those improvements will match the design of the buildings they will improve, the proposed
STEAM building (Building B) has its own, contemporary architectural style.
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b. Buildings shall be of appropriate height, scale, and design/shape to be in
harmony with those existing permanent neighboring developments that are
consistent with, or envisioned in, the Comprehensive Plan. This will be especially
important for perimeter structures. Adjacent structures that are not in
conformance with the Comprehensive Plan should be considered to be
transitional. The degree of architectural harmony required should be consistent
with the nonconforming structure's anticipated permanence.
The proposed Building B has a style distinct from the existing buildings, deviating in roofline,
architectural features and exterior finishes from other Showalter buildings. Despite these design
departures, the building's sloped roof is consistent with the roof shape of nearby residential
development, and the distinct features such as clerestory windows and glass windows etched
with binary code are appropriate for its use for STEAM classrooms.
c. Building components, such as windows, doors, eaves, parapets, stairs and decks
shall be integrated into the overall building design. Particular emphasis shall be
given to harmonious proportions of these components with those of adjacent
developments. Building components and ancillary parts shall be consistent with
the anticipated life of the structure.
Most of the building components proposed for the Showalter expansion are harmonious in
proportion and design to existing development, i.e. existing facades of the school, while the
design of Building B represents a clear departure from the existing school building styles.
Despite the contemporary design, the windows of the STEAM building are of similar proportion
and shape as windows on the original Building A constructed in 1937. The window panels of
Building B also align with Building A's window planes, forming a consistent appearance of the
two buildings from the street.
Building finishes consistent with the existing school buildings include stucco, CMU, and window
shape and design. Building B introduces some more modern finishes to the campus including
fiber cement panels and etched glass and metal. All finishes proposed are long-lasting and were
chosen with aesthetics, low maintenance costs, and longevity in mind.
d. The overall color scheme shall work to reduce building prominence and shall
blend in with the natural environment.
The cream and rust color schemes of the building additions closely match the rust canopy color
and cream -colored stucco finish of the most prominent building of Showalter Middle School,
Building A. This design review criterion is met.
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e. Monotony of design in single or multiple building projects shall be avoided.
Variety of detail, form, and siting shall be used to provide visual interest.
Otherwise monotonous flat walls and uniform vertical planes of individual
buildings shall be broken up with building modulation, stairs, decks, railings, and
focal entries. Multiple building developments shall use siting and additional
architectural variety to avoid inappropriate repetition of building designs and
appearance to surrounding properties.
The mixed composition of one and two-story building designs, varying architectural styles,
building heights and roof shapes, and diversity of building materials evident throughout the
school expansion designs ensure that the requirement of modulation and architectural variety
are met by the project. Additionally, the southern facade of Building B will feature projecting
sunshades on the first floor windows, creating some modulation. The addition of significant
landscaping improvements adjacent to Building B along the southern facade of the school will
break up the large visual mass formed by the southern facades of Buildings A and B.
3. LANDSCAPING AND SITE TREATMENT.
a. Existing natural topographic patterns and significant vegetation shall be reflected
in project design when they contribute to the natural beauty of the area or are
important to defining neighborhood identity or a sense of place.
The Showalter campus does not have significant natural features to incorporate into project
designs, as the site is almost entirely developed. This requirement is met.
b Landscape treatment shall enhance existing natural and architectural features,
help separate public from private spaces, strengthen vistas and important views,
provide shade to moderate the effects of large paved areas, and break up visual
mass.
The landscaping changes proposed are relatively minor, consisting of removal of a small section
of grass to accommodate the commons/cafeteria expansion, minor changes to the northern
edge of campus, and new landscaping between Building B and S. 144th Street as well as the
east and west sides of the building.
Tukwila Municipal Code 18.70.090 Nonconforming Landscape Areas requires all projects
undergoing Design Review to comply with current landscaping requirements. Type 1 perimeter
landscaping screening is required of all nonresidential uses in the LDR zone. The Showalter
campus will have a front yard, side yard (east side only), and rear yard subject to landscaping
requirements, as the western edge of campus abuts the Foster High football stadium with no
parcel boundary.
The parcel's eastern side abuts single family homes; this side yard has 5' of
landscaping/parking screening for most of its length, and 10' landscaping/screening on its
southernmost edge adjacent to the administration building. Despite not meeting the 10' width
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required by code, the evergreen shrubs planted in this area are 8' tall and provide adequate
screening for the residents from potential noise and light impacts of the parking lot.
Along S. 144th Street, the campus's southern perimeter has mature landscaping that will remain
if the project is approved. Four mature trees are located between the sidewalk and the curb, in a
landscaping strip approximately 6' wide. Additionally, 5 trees are proposed to be planted in front
of Building B (between the building and S 144th Street), providing an alternative to the Type I
landscaping requirement for front yards. This landscaping improvement along with
approximately 4,000 SF of groundcover, shrubs and trees proposed along the western, eastern
and southern elevations of Building B will visually break up the large mass that Buildings A and
B present from S. 144th Street.
Tukwila Municipal Code 18.70.090 Nonconforming Landscape Areas requires all projects
undergoing Design Review to comply with current landscaping requirements. The Board of
Architectural Review may modify the requirements in circumstances where strict compliance
would create substantial practical difficulties, the existing and proposed additional landscaping
and screening materials together will adequately screen or buffer possible use incompatibilities,
soften the barren appearance of parking or storage areas, and/or adequately enhance the
premises appropriate to the use district and location of the site.
The applicant is requesting a modification to existing landscape code. Along S 144th Street, the
four existing street trees are proposed for retention and protection during construction, the
applicant proposes to plant 5 new trees closer to the new front of the Building B rather than line
the property line with 14 as is required by code. This will create additional shade and near the
building; and is preferred to under planting the existing street trees as is required by code. In
addition, the applicant shall plant a large shade tree in the grassy area just to the north of S
144th St. and east of Building B. This will result in total of 6 new trees and 4 retained trees;
resulting in a total of 10 trees along the front rather than the required 14. Additionally, the
applicant has requested modification to existing landscape code to not require upgrading the
landscaping along east property line and the main parking lot as no improvements are proposed
in those areas. The existing evergreen shrubs along the parcel's eastern edge meet the
screening intent of the code.
The commons/cafeteria expansion will require removal of an extended internal sidewalk area
and small section of patchy grass. The area on the north side of campus now housing two
portable classrooms will be converted to lawn once the portables are removed after the
construction phase in the initial site plan design. The end of construction will also see the
removal of the three additional portable buildings sited north of the fire lane. This site plan
version shows that after school construction, a new fire lane with areas seeded with grass
bordering the fire lane to the north and south will occupy the area between Buildings C and D
and the baseball diamond.
Should the site plan alternative also be reviewed and approved as part of the conditional use
permit process, this area between Buildings C and D and the baseball diamond will still have a
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fire lane, but the grassy area south of the fire lane will be developed with 18 parking spaces for
staff use.
b. Walkways, parking spaces, terraces, and other paved areas shall promote safety
and provide an inviting and stable appearance. Direct pedestrian linkages to the
public street, to on -site recreation areas, and to adjacent public recreation areas
shall be provided.
The existing strong and direct pedestrian pathways from 144th street will remain with the
proposed development. Pedestrians can enter the campus from a sidewalk between Building B
and the bus entrance, a sidewalk to the west of the main parking lot entrance, and from a
curved path from the midpoint of the sidewalk between the two vehicular entrances to the
southeast corner of Building A. Other concrete paths internal to campus will remain with the
exception of the paths providing access to the portable classrooms.
d. Appropriate landscape transition to adjoining properties shall be provided.
The evergreen shrub landscape screening along the eastern property line is appropriate and
adequate to screen adjacent homes from potential noise and light emanating from the school
parking lot. This perimeter landscaping is 5' wide for the majority of the property edge, widening
to 10' closer to S. 144th St. adjacent to the administration building. The northern property line
abuts the baseball diamond, a recreation resource for students at Showalter and Foster High
School; no transition between compatible school uses is needed. The criterion is met.
4. MISCELLANEOUS STRUCTURES
a. Miscellaneous structures shall be designed as an integral part of the architectural
concept and landscape. Materials shall be compatible with buildings, scale shall
be appropriate, colors shall be in harmony with buildings and surroundings, and
structure proportions shall be to scale.
New miscellaneous structures proposed include the secured entry vestibule at the main
entrance to Building A, a gate to restrict vehicular access to the bus entry and turnaround, a 145
sfz office and a CMU enclosure for the standby generator, and three portable buildings which
will be removed after construction of the school improvements. The secured building entry is
seamlessly designed to fit under the existing cable stay -mounted canopy. The small office will
be finished in the same stucco materials and colors as the commons/cafeteria expansion; the
CMU generator enclosure will be painted to blend in with surrounding school buildings. The
criterion is met.
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b. The use of walls, fencing, planting, berms, or combinations of these shall
accomplish screening of service yards and other places that tend to be unsightly.
Screening shall be effective in winter and summer.
The landscaped perimeter screening of the main parking lot consists of a continuous row of 8'
tall evergreen shrubs. The school's loading and service areas are interior to the campus layout,
adjacent to the cafeteria/commons expansion, and not visible from S. 144th Street.
c. Mechanical equipment or other utility hardware on roof, ground or buildings shall
be screened from view. Screening shall be designed as an integral part of the
architecture (i.e., raised parapets and fully enclosed under roof) and landscaping.
Mechanical equipment will be installed on the flat -roofed, northern portion of Building B. The
clerestory window area and peak of the sloped roof will adequately screen the mechanical
equipment from S. 144th Street. There is a small HVAC unit proposed for the commons/cafeteria
addition; this unit will be located away from the building edge and will not be visible from the
street.
d. Exterior lighting standards and fixtures shall be of a design and size consistent
with safety, building architecture and adjacent area. Lighting shall be shielded
and restrained in design with no off -site glare spill -over. Excessive brightness
and brilliant colors shall not be used unless clearly demonstrated to be integral to
building architecture.
The proposal includes very few changes to light fixtures and locations. Exit lighting by egress
doors will be installed and will meet dark sky requirements. The existing wall sconces on the
cafeteria/commons will be removed and installed on the proposed addition. No lighting changes
are proposed for the parking areas, though if the site plan alternative is approved and
constructed, the staff parking lot will need to meet the lighting standards required by building
code.
Conclusions
Site Planning: The Showalter Middle School expansion continues the layout and pattern
of existing development with modest improvements including replacing Building B with a
taller, two-story building in the same footprint. The additions are sited and improvements
are planned so that entry into campus will be restricted during most hours of the day.
Because the future additions are relatively small -scaled and maintain the current
circulation patterns inside the campus, the building siting of the Showalter Middle School
expansions can be described as blending harmoniously with the neighborhood.
Landscaping improvements along the street frontage will improve the school's
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appearance from the street and visually break up the larger mass formed by Buildings A
and B.
2. Building Design: The proposed Building B has a style distinct from the existing buildings,
deviating in roofiine, architectural features and exterior finishes than the other Showalter
buildings. Despite these design departures, the building's sloped roof is consistent with
the roof shape of nearby residential development, and the distinct features such as
clerestory windows and glass windows etched with binary code are appropriate for its
use for STEAM classrooms. All other planned additions are designed to blend in and
match with the principal buildings in height, roofline, style, and color.
3. Landscaping and Site Treatment: Tukwila Municipal Code 18.70.090 Nonconforming
Landscape Areas requires all projects undergoing Design Review to comply with current
landscaping requirements. The planned tree plantings and landscaping proposed to
frame Building B will result in a context -sensitive, appropriately landscaped school
campus. The Board of Architectural Review may modify the requirements in
circumstances where strict compliance would create substantial practical difficulties, the
existing and proposed additional landscaping and screening materials together will
adequately screen or buffer possible use incompatibilities, soften the barren appearance
of parking or storage areas, and/or adequately enhance the premises appropriate to the
use district and location of the site.
The applicant is requesting a modification to existing landscape code. Along S 144th
Street, the four existing street trees are proposed for retention and protection during
construction, the applicant proposes to plant 5 new trees closer to the new front of the
Building B rather than line the property line with 14 as is required by code. This will
create additional shade near the building; and is preferred to under planting the existing
street trees as is required by code. In addition, the applicant shall plant a large shade
tree in the grassy area just to the north of S. 144th St and east of Building B. This will
result in total of 6 new trees and 4 retained trees; resulting in a total of 10 trees along the
front rather than the required 14. Additionally, the applicant has requested modification
to existing landscape code to not require upgrading the landscaping along east property
line and the main parking lot as no improvements are proposed in those areas. The
existing evergreen shrubs along the parcel's eastern edge meet the screening intent of
the code.
4. Miscellaneous Structures: Miscellaneous structures including the secured building entry,
small office, and CMU enclosure for the standby generator are all designed to blend in
with existing buildings in color, design and materials. HVAC equipment for Building B will
be obscured from the street by the shed roofline, and HVAC equipment above the
commons/cafeteria expansion will be set back from the building edge and not visible
from the street.
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Recommendation
Staff recommends adoption ofthe above findings and conclusions and design review approval
for the Showalter Middle School expansion. Additionally, staff recommends the Board of
Architectural Review approve the following landscape modifications to the existing landscape
1)Front perimeter landscaping (along S 14411 St): The applicant shall plant 6 new trees and
retain 4existing trees; resulting in atota| of1Otrees rather than the required 14. The landscape
plan Sheet 1-1.02 shows five new trees and it shall be revised to include one large shade tree in
the grassy area just to the north ufS. 144m8tand east of Building B.
2) No upgrades are required to the landscaping along the east property line and the main
parking lot as no improvements are proposed in those areas.
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