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HomeMy WebLinkAboutPlanning 2019-06-27 COMPLETE AGENDA PACKETDepartment o Co unity Develop ent - hack Pace, ecror Allan Ekberg, Mayor CHAIR, DENNIS MARTINEZ; VICE -CHAIR, HEIDI WATTERS; COMMISSIONERS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, KAREN SIMMONS AND DIXIE STARK PLANNING COMMISSION PUBLIC MEETING JUNE 27, 2019 - 5:30 PM & 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. CALL TO ORDER II. ATTENDANCE III. ADOPT MINUTES PLANNING COMMISSION DELIBERATION at 5:30 pm IV. CASE NUMBER: L18-0056 APPLICANT: City of Tukwila REQUEST: Critical Areas Code update. Planning Commission held a public hearing on this issue on April 11, 2019. Since then the Planning Commission started deliberations on May 23, 2019 and will be continue deliberating at this meeting to finalize their recommendation to the City Council. LOCATION: City Wide PLANNING COMMISSION PUBLIC HEARING at 6:30 pm V. CASE NUMBER: L19-0032 APPLICANT: City of Tukwila REQUEST: Conditional Use Permit approval for construction of Fire Station 52. Project to include three -bay fire apparatus garage, overnight quarters for on -duty personnel, and administrative offices. LOCATION: Parcel 3597000320 BOARD OF ARCHITECTURAL REVIEW VI. CASE NUMBER: L19-0033 APPLICANT: City of Tukwila REQUEST: Design Review approval for construction of Fire Station 52. Project to include three -bay fire apparatus garage, overnight quarters for on -duty personnel, and administrative offices. LOCATION: Parcel 3597000320 VII. DIRECTOR'S REPORT VIII. ADJOURN Tukwila City Hall • 6200 Sou tiacenter Boulevard • Tukwila, A 98188 206-438 t800 • Website: TukwilaWA.gov City of Tukwila Planning Commission PLANNING COMMISSION (PC) MINUTES Date: May 23, 2019 Time: 6:30 PM Location: Council Chambers Present: Chair Dennis Martinez; Vice Chair Heidi Watters; Commissioners Mike Hansen, Sharon Mann and Dixie Stark Absent: Commissioners Louise Strander and Karen Simmons Staff: Department of Community Development (DCD) Planning Supervisor Minnie Dhaliwal, Senior Planner Lynn Miranda and Planning Commission Secretary Wynetta Bivens Adopt Commissioner Mann made a motion to adopt the April 25, 2019 minutes. Minutes Commissioner Hansen seconded the motion. Motion passed. Chair Dennis Martinez opened the public hearing and swore in those wishing to provide testimony. CASE NUMBER: APPLICANT: REQUEST: LOCATION: SEPA DETERMINATION: L 19-0051 (Code Amendment) City of Tukwila Zoning Code amendments to clarify that multifamily uses permitted outright in the Tukwila South Overlay (TSO) include duplexes, triplexes, fourplexes, townhouses, senior citizen housing, and assisted living facilities for seniors. TSO zone Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005. The Final EIS was issued on July 7, 2005. An Addendum to the Final EIS was issued on September 23, 2005. Lynn Miranda, Senior Planner, DCD gave the presentation for staff. She provided background information. She said Segale created a master plan for the whole TSO area, and that master plan was adopted in the development agreement. To implement the master plan the TSO Zoning Standards were adopted in 2009. The TSO standards can be applied to any areas covered as part of the master plan. She said the TSO overlay supersedes the underling zoning. She said although a variety of low to high rise multifamily structures, including duplexes, triplexes, fourplexes and townhouses were envisioned as part of the master plan when it was adopted, they were not listed as permitted uses when the TSO zoning was adopted. Staff is requesting the PC forward a recommendation to the City Council that TMC Table 18-6 be amended to allow townhouses, duplexes, triplexes and fourplexes as a permitted use in the TSO zone with a requirement that these forms of multifamily dwellings are Page 2 Public Hearing Minutes May 23, 2019 allowed after a residential design manual is adopted consistent with current requirements for other fauns of multifamily in the TSO zone. Some questions raised by the Commissioners were: why this code amendment was not approved administratively, questions about the process including inquiring when the residential design guidelines would be adopted, and whether there was something controversial about the proposed amendment. Minnie Dhaliwal, Planning Supervisor, DCD, addressed questions, and noted there was nothing controversial about the proposed amendment. TESTIMONY: Mike Pruett, Segale Properties, provided clarification for the Commissioners. He said townhouses were clearly anticipated in the adopted master plan and Development Agreement. He said they were coordinating with a developer who was interested in building townhouses but could not because Table 18-6 did not explicitly indicate that townhouses are a permitted use in TSO zone. He said Segale Properties had also worked with the City to allow multifamily uses on a portion of their property adjacent to the City of SeaTac, but realized instead of the piecemeal approach of coming up with residential design guidelines they needed to prepare them for the entire TSO area, so they are currently working on design standards and design guidelines for residential development. Once the design standards are adopted projects will go through the design review process to make sure they meet the adopted requirements. Mr. Pruett said he thinks that the townhouse uses that were adopted as part of the master plan were left off Table 18-6. There was no further testimony. The public hearing was closed. Commissioner Mann asked if there was any further discussion. If not, she was ready to make a motion. There was no further discussion. MOTION: Commissioner Mann made a motion to approve case number L19-0051 (Code Amendment) to allow townhouses, duplexes, triplexes and fourplexes in the TSO zone as a permitted use with the requirement that these forms of multifamily dwellings are allowed after a residential design manual is adopted, consistent with current requirements for other forms of multifamily uses in the TSO zone, and forward to the City Council for their review. Commissioner Hansen seconded the motion. Motion passed. 2 Page 3 Public Hearing Minutes May 23, 2019 CASE NUMBER: L18-0056 Critical Areas Code Update APPLICANT: The City of Tukwila The public hearing was held and closed on April 11, 2019. Planning Commission started, deliberations by reviewing the comments and staff recommendations listed in the matrix (Attachment B of the staff report). Matrix - Proposed 18.45 Edits DELIBERATIONS CONTINUED: Row 1, Section 18.45.110 Commissioner Mann moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Watters seconded the motion. Motion passed. Row 2, Section 18.45.160 This item was deferred to the next meeting. Row 3, Section 18.45.190.0 Commissioner Mann moved to amend the Public Review Draft TMC to read as recommended by staff and shown in Attachment B. Commissioner Stark seconded the motion. Motion passed. Row 4, Section 18.45.100 &18.45.030 Commissioner Watters moved to amend the Public Review Draft TMC to read as shown in Attachment B. Commissioner Stark seconded the motion. Motion passed. Row 5, Section 18.45.100. E. 1.g Row 6, Section 18.45.110. C. 1.F Row 7, Section 18.45.30. E.3 Row 8, Section 18.45.100.E Row 9, Section 18.45.110B.2 Row 10, Section 18.45.110.C. d Commissioner Watters moved to amend the Public Review Draft TMC to read as shown on Attachment B with the exception that letter f. reads, "Buffer averaging shall not adversely affect water quality". Commissioner Mann seconded the motion. Motion passed. Commissioner Hansen moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Watters seconded the motion. Motion passed. Commissioner Stark moved to amend the Public Review Draft TMC to read as shown with the exception to strike the word "add" following the word "alter" on Attachment B. Commissioner Hansen seconded the motion. Motion passed. No change. No change. Commissioner Mann moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Stark seconded the motion. Motion passed. Row 11, Section 18.45.180.4.f No change. Row 12, Section 18.45.195.D.3.b No change. Page 4 Public Hearing Minutes May 23, 2019 Row 13, Section 18.45.90.D. d Row 14, Section 18.45.70. A.6 Row 15, Section 18.45.158. B.3 Row 16, Section 18.45.158. D.3 Row 17, Section 18.45.158. E Row 18 Shoreline vesting Row 19, Section 18.06.720 Row 20, Section 16.52.030 (32) Row 21 Section 18.45.30.B Row 22, Section 18.45.30.G Row 23, Section 18.45.40. B.12 Row 24, Section 18.45.40. D.1. Row 25, Section 18.45.40. E Row 26, Section 18.45.80.B Row 27, Section 18.45.158. C.8 Row 28, Section 18.45.158. D.3 Row 29, Section 18.45.158. D.8 Row 30, Section 18.45. 090.C.2.c Commissioner Hansen moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Stark seconded the motion. Motion passed. Commissioner Hansen moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Watters seconded the motion. Motion passed. Commissioner Hansen moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Watters seconded the motion. Motion passed. Commissioner Hansen moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Watters seconded the motion. Motion passed. Commissioner Watters moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Hansen seconded the motion. Motion passed. Email from Nancy Rogers regarding vesting language for shoreline code. No change. Commissioner Mann moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Hansen seconded the motion. Motion passed. No change. Commissioner Watters moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Hansen seconded the motion. Motion passed. No change. No change. No change. No change. Commissioner Watters moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Stark seconded the motion. Motion passed. Commissioner Hansen moved to amend the Public Review Draft TMC to read as shown on Attachment B. Commissioner Watters seconded the motion. Motion passed four to one. Commissioner Mann was opposed. No change. No change. Commissioner Mann moved to amend the Public Review Draft TMC to replace `acreage' with `square feet" as shown 4 Page 5 Public Hearing Minutes May 23, 2019 on Attachment B. Commissioner Stark seconded the motion. Motion passed Row 31 Various sections of the code were updated to add clarity and were shown in highlighted text in Attachment E. No change. Row 32, Tree Chapter, Landscape Code: Staff handed out a table comparing different tree and vegetation management standards covered under the tree, landscaping, critical areas and shoreline codes. Staff requested policy direction from the PC on whether they should clean up the tree code and landscaping in addition to the shoreline and critical areas that have already been reviewed to make language more consistent in all four chapters. It was the consensus of the Commissioners for staff to clean up the two additional chapters of the code and return with staff's recommendations for the Commissioners to review. Commissioner Watters expressed concerns regarding having duplicate standards in different areas of the code and capturing updates in all areas. Staff will review duplicates for potential consolidation. OUTSTANDING ISSUES: • SAMP and vesting issue • Consistency of tree and vegetation management regulations in the Tree, Landscape, Critical Areas and Shoreline Chapter • Re -numbering and formatting of the code to break up long sections. Staff will return with a final version of the code that incorporates the recommendations made tonight and addressing the three outstanding issues noted above. PC will then make their final recommendation to the City Council. DIRECTOR'S REPORT: • June PC agenda — Design review for Fire Station 52 and Critical. Areas wrap up, and Tree Code deliberations. Adjourned: 9:30 PM Submitted by Wynetta Bivens Planning Commission Secretary 5 Allan Ekberg, Mayor Department o Co unity Develop ent - hack Pace, ecror STAFF REPORT TO THE PLANNING COMMISSION June 27, 2019 FILE NUMBERS: L18-0056 Critical Areas Code Update REQUEST: Review and revise Tukwila's Critical Areas regulations, hold a public hearing and make a recommendation to the City Council. LOCATION: City Wide PUBLIC NOTICE: Notice was published in the Seattle Times and a postcard was mailed to the owners and tenants of all Tukwila parcels on 3/28/19. Proposed amendments were posted on the website and an email notification was sent to the interested parties list on 3/22/19. Information about the update was included in the citywide Stormwater mailer and the September eHazelnut newsletter. An open house was held on 10/9/18. Email notifications with links to the Planning Commission meetings were provided to the interested parties list. STAFF: Minnie Dhaliwal, Planning Supervisor ATTACHMENTS: A. Letter dated June 13th from Nancy Rogers representing Segale Properties B. Summary of the proposed changes to the Vegetation Management regulations in the Shoreline, Critical Areas, Landscape and Tree Code C. Edits in underline/strikeout version to the Vegetation Management regulations in the following Chapters: 1. Shoreline (TMC 18.44), 2. Critical Areas (TMC18.45) 3. Landscape (TMC 18.52) 4. Tree (18.54) BACKGROUND Staff had a work session with the Planning Commission on this item on November 8, 2019. The staff report for the November 8, 2018 meeting is available online. Here is the link to staff report. The second work session was held on February 28, 2019 and here is the link to the staff report. The public hearing was held on April 11, 2019 and here is the link to the staff report Planning Commission deliberations were held on May 23, 2019 and here is the link to the staff report Tukwila City Hall • 6200 South center Boulevard • Tukwila, A 98.88 • 206 8800 • Website: TukwilaWA.gov 7 Ll8'0O56Critical Areas Update P[Staff Report Page On May 23, 2019, the Planning Commission deliberated and provided direction on the proposed amendments and asked staff to come back with a recommendation on the following two items: 1)V�eating provisionsfor Critical Areas Master Plan Overlay 2)Applicability and consistency revisions related to the vegetation management section of the Shoreline, Critical Areas, Landscape and Tree Code. One additional item that has come upaopart ufthe Department of review ufthe Shoreline Master Program no|ot*d to wetland buffers associated with restoration projects that include creation of off -channel habitat projects. DISCUSSION Vesting provision for Critical Areas Master Plan Overlay Sensitive Areas Master Plan (GAMP)was approved for the Tukwila South area (approximately 400 acres south of 180th) in 2010. This approval allowed filling of smaller wetlands in exchange for enhancing larger wetlands located south OfG.200mSt. Additionally, 8noff-channel habitat area was created as mitigation. See Attachment A for comments received from Nancy Rogers representing 8eOo|eProperties. The request iatovest the project to the buffers approved au part of the SAMP if the land has been cleared and graded and here is the language proposed byNancy Rogers for the Planning Commission's consideration: The external boundaries ofcritical area buffers adjacent tolands that have been cleared and graded pursuant toenapproved Critical Area Master Plan (CAAP) or Sensitive Area Master Plan (SAMP) are not subject to expansion due to the later adoption of increased buffer widths into this Critical Areas Ordinance, the Shoreline Overlay regulations, or other applicable regulations. This limitation on expansion Ofbuffer width means that future applications for building permits on lands previously graded to CAMP- or SAMP approved buffer boundaries, will remain subject to the CAMP- or SAMP-approved critical area buffer widths. Here are some policy options for the Planning Commission: A. The vesting provisions for Tukwila South are addressed inthe Development Agreement. NO additional language ienecessary inthe Critical Areas code, B. Consistent with the vesting provisions in the Washington State 8 building permit Sh8U m8St the project. N08ddiU0nG||8nguGgeiSneC8SSGryinth9ChUCG|Ar8GSC0d8. C. Allow 8grading permit tOvest the project tOthHbUfferS8pprOV8d8Sp8rtOfth8SAK0Fo. Under this option the proposed language should be amended to take out reference to Shoreline Overlay regulations as the Planning Commission has finalized their recommendation onthe Shoreline Code update. Also, the extent ofclearing and grading that vests aproject ahouNbedarified. Staff recommends option A. 2' Applicability and consistency revisions related to the vegetation management section of the Shoreline, Critical Areas, Landscape and Tree Code Summary ofthe proposed changes isincluded aaAttachment B. See Attachment C1.C2.C3 Ll8'0O56Critical Areas Update P[Staff Report Page (Ghorg|ing).18.45(Critical /\reaa).18.52/Lundaua ing\ond18.54(Tree).ThepurpoaeufUlgag proposed amendments is to provide consistency between the four chapters and address lessons learned during implementation of the newly adopted Tree and Landscape Code. 3. Wetlands buffers associated with restoration projects that include creation of an off -channel habitat projects. For shoreline restoration projects that result in o change in the location of the ordinary high water mark and associated shoreline jurisdiction on the subject property and/or adjacent properties, relief may be granted from Shoreline Master Program standards and use regulations. Hovvaver, the relief for restoration projects is limited to ordinary high water mark and not buffers of any associated critical areas such as wetlands. Therefore, staff is recommending adding anew subsection: 77NC 1/I45.90 Wetlands Uses, Alterations and Mitigation (D) Wetland and Buffer Mitigation 7. Wetland creation for restoration projects may only beapproved /fthe applicantcan show (Y) that the adjoining owners are amenable tOhaving wetland buffers extend onto 0r across their pnoper�(VrCQthat the on -site wetland buffers are sufficient to protect the functions and values ofthe wetland and the project aaowhole results /nnet environmental benefit. RECOMMENDATION Review the three items listed above and determine ifthese should become part ufthe Planning Commission's recommendation to the City Council. Staff will incorporate the changes recommended by 10 (AoRNC Rc S&iH EMPE d MANN .ATTORNEYS AT LAW 524 2nd Ave., Suite 500 Seattle, WA 98104 www:cairncross.com June 13, 2019 VIA EMAIL office 206.587.0700 fax 206.587.2308 City of Tukwila Planning Commission City of Tukwila 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Re: Co e is on ProposedCritical Areas Code Update L18-0056 Dear Planning Commissioners: This firm represents Segale Properties LLC ("Segale"). Segale previously submitted comment letters regarding the Critical Areas Code Update on April 10, 2019, April 12, 2019, and May 22, 2019. As detailed in these prior comment letters, Segale controls the large Tukwila South property ("Tukwila South"), development of which is governed by a long-term Development Agreement. Tukwila South is also subject to the City Council -approved Sensitive Area Master Plan ("SAMP"), which addresses and authorizes alterations and mitigation of sensitive areas throughout Tukwila South. After years of construction to install all necessary infrastructure and re -grade the property for development, the Tukwila South lands are finally ready to be marketed and are being actively reviewed for ground lease and/or sale for commercial and residential buildings and development. As a result, Segale is keenly interested in the Critical Areas Ordinance ("CAO"). Our prior comment letters detail the various issues regarding the CAO as it relates to vesting, the practical realities and timing of development, and the current status of development activities in Tukwila South. On May 22, 2019, Segale submitted proposed language to include in the CAO as a new subsection in TMC 18.45.160, so as to address the fact that lands adjacent to critical area buffers in Tukwila South have already been cleared and graded in accordance with the SAMP such that any future expansion of these buffers to include those graded lands would be illogical. We understand the City and Department of Ecology expressed concern regarding the scope of our prior suggested language. To address this concern, we propose the modified language below be added as a new subsection to TMC 18.45.160: The external boundaries of critical area buffers adjacent to lands that have been cleared and graded pursuant to an approved Critical Area Master Plan (CAMP) or Sensitive Area Master Plan (SAMP) are not subject to expansion due to the later adoption of increased buffer widths into this Critical Areas Ordinance, the Shoreline Overlay regulations, or other applicable regulations. This limitation on expansion of buffer width means that future applications for building permits on lands previously graded to CAMP- or SAMP- nrogers ci7,cairncross. com direct: (206) 254-4417 (03738346.D1OCX;2 ) 1 City of Tukwila Planning Commission June 13, 2019 Page 2 approved buffer boundaries, will remain subject to the CAMP- or SAMP-approved critical area buffer widths. We recommend this clarifying language be included in the CAO to ensure protection of Tukwila landowners. We appreciate your attention to this matter and would be happy to answer any questions. Ver truly yours, Nancy Bainb idge Rogers NBR:jcs cc: Ann Marie Soto Minnie Dhaliwhal Mark Segale Mike Pruett {0373.8132.DOCX;2 } Tree Code 18.54 Landscaping 18.52 Critical Areas 18.45 Vegetation Protection and Management in Critical Areas and their buffers Shoreline 18.44 Vegetation Protection and Landscaping Add Applicability Section Add Applicability Section Add Applicability Section Add Applicability Section Tree Retention Standards -Tree removal exemptions for upto 4 trees 6-8 inches clarified; clarified that arborist report is not required for single family properties if removing trees that are not subject to replacements Significant Tree Retention -- explicitly state that 25% pruning and topping is considered removal and subject to replacement ratios Tree Retention and Replacement reorganized into -1) Retention 2) Permit Requirements 3) Criteria for Critical Area Tree Removal 4)Tree replacement clarified Tree Retention and Replacement reorganized into - 1) Retention 2) Permit Requirements 3) Criteria for Shoreline Tree Removal 4)Tree replacement clarified Tree Protection Standards -keep as exists Tree protection standards added Tree Protection Standards added Tree Protection Standards added Tree Replacement Standards --Table A- removal of trees without replacement simplified to create three categories of tree sizes and language added to clarify how to apply the exemptions for combination of tree sizes. Replacement Table B changed from canopy type to diameter. Explicitly state that 25% pruning and topping is considered removal and subject to replacement ratios. No replacement requirements for developed sites -only compliance with landscaping requirements. Replacement per Table C if removed with approval (violation) Tree Replacement Requirements for developed site at 1:1; for undeveloped sites and non- hazardous tree removal subj ct to replacement ratio; explicitly state that 25% pruning and topping is considered removal and subject to replacement ratios. Tree Replacement Requirments for developed site at 1:1; for undeveloped sites and non -hazardous tree removal subject to replacement ratio; explicitly state that 25% pruning and topping is considered removal and subject to replacement ratios. Tree Fund -already referenced in code Already referenced in code Already referenced in code Add reference to tree fund Performance Assurance -- amend language to delete requirement for recording on the Title and add option of submitting photos as documentation that tree is in good health for single family properties. Language exists in code Language exists in code for restoration and mitigation projects. Maintenance and anitoring requirements of a tree permit added Maintenance and Monitoring Section Added Soil Preparation, Plant Material and Maintenance Standards Keep as exists in code Keep as exists in code Keep as exists in code Violations -- re ove '°3x the marketable value" to be consistent with other chapters Violations -keep as exists Add revegetation violations/penalties Add vegetation and tree removal violation language, $1000/tree Remedial Measures -keep as exists Remedial Measures -keep as exists Add remedial measures Keep as exists in code Enforcement -keep as exists Enforcement -keep as exists Add enforcement Keep as exists in code n/a Landscape Modification section reorganized to distinguish between modification of the existing landscaping and deviations from standards n/a n/a 13 14 18.44.080060 Vegetation Protection and Landscaping in Shoreline Jurisdiction A. Purpose, 1. The purpose of this section is to: a. Regulate the protection of existing trees and native vegetation in the shoreline jurisdiction; b. Establish requirements for removal of invasive plants at the time of development or re -development of sites; c. Establish requirements for landscaping for new development or re -development; d. Establish requirements for the long-term maintenance of native vegetation to prevent establishment of invasive species and promote shoreline ecosystem processes. 2. The City's goal is to: a. Preserve as many existing trees as possible and increase the number of native trees, shrubs and other vegetation in the shoreline because of their importance to shoreline ecosystem functions as listed below: (1) Overhead tree canopy to provide shade for water temperature control; (2) Habitat for birds, insects and small mammals; (3) Vegetation that overhangs the river to provide places for fish to shelter; (4) Source of insects for fish; (5) Filtering of pollutants and slowing of stormwater prior to its entering the river; and (6) A long-term source of woody debris for the river. b. In addition, trees and other native vegetation are important for aesthetics. It is the City's goal that unsightly invasive vegetation, such as blackberries, be removed from the shoreline and be replaced with native vegetation to promote greater enjoyment of and access to the river. c. The City will provide information and technical assistance to property owners for improving vegetation in the shoreline jurisdiction and will work collaboratively with local citizen groups to assist property owners in the removal of invasive vegetation and planting of native vegetation, particularly for residential areas. B. Applicability 1. This chapter sets forth rules and regulations to control maintenance and clearing of trees within the City of Tukwila for properties located within the Shoreline jurisdiction. For properties located within a critical area or its associated buffer, the maintenance and removal of trees shall be governed by TMC Chapter 18.45. TMC 18.54 Urban Forestry and Tree chapter shall govern tree removal on any undeveloped land and any land zoned Low Density Residential (LDR) that is developed with a single family residence. TMC Chapter 18.52 "Landscape Requirements" shall govern the maintenance and removal of trees on developed properties that are zoned commercial, industrial, or multifamily, and on properties located in the LDR zone that are developed with a non -single family residential use. The most stringent regulations shall apply in case of a conflict. 32.. With the exception of residential development/re-development of 4 or fewer residential units, all activities and developments within the shoreline environment must comply with the landscaping and maintenance requirements of this section, whether or not a shoreline substantial development permit is required. Single family residential projects are not exempt if implementing a shoreline stabilization project or overwater structure. 43. The tree protection and retention requirements and the vegetation management requirements apply to existing uses as well as new or re -development. C.Minor Activities Allowed without a Permit or Exemption. a. The following activities are allowed without a permit or exemption: (1) Maintenance of existing, lawfully established areas of crop vegetation, landscaping (including paths and trails) or gardens within shoreline jurisdiction. Examples include, mowing lawns, weeding, harvesting and replanting of garden crops, pruning, and planting of non-invasive ornamental vegetation or indigenous native species to maintain the general condition and extent of such areas. Cutting down trees and shrubs within a bufferthe shoreline jurisdiction is not covered under this provision. Excavation, filling, and 15 construction of new landunopinq featumo, such as concrete *mrk, berms and waUs, are not covered in this provision and are subject hJr8view-, (2) Noxious weed control within veqetative buff shoreline jurisdiction, ifwork inselective only for noxious species; isdone bvhand removal/spraying nfindividual plants; sprayingis conducted bvalicensed applicator (with the required 8qU8bC endorsements from VVADOE if work is in an aqU8dC site); and no area -wide vegetation removal or grubbing in conducted. Control methods not meeting these nri0aho may sh|| be approved under other provisions Ofthis Ch8pte. 9D. Tree and 1. Retention. a. An many significant trees and as much native vegetation as possibleare to be retained on o site proposed for development Or re-dev8|Opment, taking into account the condition and 8g8 of the trees. AS part Ofa land use application, induding*xue-4as, but not limited to, subdivision orshort plat, design review, ordevelopment permit review the Director of Community Development or the Board of Architectural Review may require alterations in the arrangement of buildings, parking or other elements of proposed development in order to retain significant non-invasive trees, particularly those that provide shading tnthe river. Trees located nnproperties not undergoing duve|npmentVr re development may not be removed except those that interfere with access and passage on public trails or that present unimminent hazard k/existing structures orthe public. |fthe hazard isnot readily apparent, the City may require on b. A.Topping of trees is prohibited unless absolutely necessary to protect 0vcrh ad utility lines. Topping of trees and will be regulated as removal apd-with tree replacement will be required. C4O.Tr98S may only be pruned to thei, heiqht toprevent interference with an overhead utility line with prior approval by the Director, The pruning must be carried out under the direction of a Qualified Tree Professional or performed bythe utility provider under the direction Ofa Qualified Tree Professional. The crown shall bSmaintained k) at |nuSt 2/3 the height of the tnam prior to pruning. Pruning more than 25% of the canopy in o 36 month period shall be regulated as removal with tree replacement required. 2. To protect the ono|ngiCa| functions that trees and native vegetation provide to the ohore|ino, removal of aRy sigRifiGant tree Gr Rative vegetatiE)R iR the Shoreline jurisdiGtien requires a ShereliRe Tree Removal and VegetatieR Clearing Permit and is generally only allowed on sites undergoing development or re development. Only trees that interfere with anoe" and passage on public trails or trees that present an imminent hazard to existing structures or the, public may be removed from sites without an issued building permit or Federal approval. Factors that will beconsidered inapproving tree removal include, but are not limited to: tree condition and health, age, risks 03StruCtur8s.and potential for root nrcanopy interference with utilities. 23. Permit Requirements. Prior k)any tree removal O[site clearing, 8Type 2Shoreline Tree Removal and Vegetation Clearing Permit application must be submitted to the Department OfCommunity Development /DCD\ containing the following iOfOrDGd0O: 3. A vegetation survey on a site plan that shows the diameter, species and location of all significant trees and all existing native vegetation. b. Asite plan that shows trees and native vegetation 1ObSretained and trees tObSremoved and provides a table showing the number of significant trees to be removed and the number of replacement trees required. C. Tn88 protection zOOSS and other nlS3SuP8S 03 protect any trees or O8Uv8 vegetation that are to be retained for sites undergoing development O[n8'dGv8|Op0SD1 d. Location of the DHVVM, river buffer, 8hOnB|in8 Jurisdiction boundary and any sensitive ohUoa| 8r88S with their buffers. 8. Alandscape plan that shows diameter, species name, spacing and planting location for any required replacement trees and other proposed vegetation. t An3nbOhSt evaluation justifying the removal Ofhazardous trees ifrequired byDCD. g. Anapplication fee per the current Land Use Permit Fee re90|UdOn. 16 3. Criteria for Shoreline Tree Removal. A Type 2 Shoreline Tree Removal and Vegetation Clearing Permit shall only be approved if the proposal complies with the following criteria as applicable: a. The site is undergoing development or redevelopment; or b. Tree poses a risk to structures; or c. There is imminent potential for root or canopy interference with utilities; or d. Trees interfere with the access and passage on public trails; Of e. Tree condition and health is poor, the City may require an evaluation by an International Society of Arborists (ISA) certified arborist; er f. Trees present an imminent hazard to the public. If the hazard is not readily apparent, the City may require an evaluation by an International Society of Arborists (ISA) certified arborist; and q. The proposal complies with tree retention, replacement, maintenance and monitoring requirements of this Chapter. 4. Tree Replacement Requirements. a. Where permitted, sSignificant trees that are removed, illegally topped, or pruned by more than 25 percent in 36 month period within from the shoreline jurisdiction shall be replaced pursuant to the tree replacement requirements shown below, up to a density of 100 trees per acre (including existing trees). b. Significant trees that are part of an approved landscape plan on a developed portion of the site outside the shoreline buffer are subject to replacement per TMC 18.52. Dead or dying trees removed from developed portion of the site outside the shoreline buffer shall be replaced at 1:1 ratio in the next appropriate season for planting. c. Dead or dying trees located within the buffer or undeveloped upland portion of the Shoreline Jurisdiction shall be left in place as wildlife snags, unless they present a hazard to structures, facilities or the public. If dead trees are removed they shall be subject to replacement listed in the Table below. Removal of non -hazardous trees as defined by TMC 18.06 in non -developed areas are subject to the tree replacement requirements listed in the table below. d. The Director or Planning Commission may require additional trees or shrubs to be installed to mitigate any potential impact from the loss of this vegetation as a result of new development. Tree Replacement Requirements Diameter* of Tree Removed (*measured at height of 4.5 feet from the ground) Number of Replacement Trees Required 4 - 6 inches (single trunk); 2 inches (any trunk of a multi -trunk tree) 3 Over 6 - 8 inches 4 Over 8 - 20 inches 6 Over 20 inches 8 e.S-The property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the project. Replaced trees that do not survive must be replanted in the next appropriate season for planting. f. 6.—If all required replacement trees cannot be reasonably accommodated on the site, off -site tree replacement within the shoreline jurisdiction may be allowed at a site approved by the City. Priority for off -site tree planting will be at locations within the Transition Zone. If no suitable off -site location is available, the applicant shall pay into a tree replacement fund per the adopted fee resolution. The fee shall be based on the value of the replacement trees and their delivery, labor for site preparation and plant installation, soil amendments, mulch, and staking supplies. 5. 7 Large Woody Debris (L D). When a tree suitable for use as LWD is permitted to be removed from the shoreline buffer, the tree trunk and root ball (where possible) will be saved for use in a restoration project elsewhere in the shoreline jurisdiction. The applicant will be responsible for the cost of moving the removed tree(s) to a location designated by the City. If no restoration project or storage location is available at the time, the Director may waive this requirement. Trees removed in the shoreline jurisdiction outside the buffer shall be placed as LWD in the buffer (not on the bank), if feasible. Priority for LWD placement projects will be in the Transition Zone. 17 8. Dead or dying trees located within the buffer or undeveloped upland portion of the Shoreline Jurisdiction EC. Tree Protection During Development and Redevelopment All trees not proposed for removal -as part of a project or -development shall -be protected -using -Best Management Practices and the standards below. 1. The Critical Root Zones (CRZ) for all trees designated for retention, on site or on adjacent property as applicable, shall be identified on all construction plans, including demolition, grading, civil and landscape site plans. 2. Any roots within the CRZ exposed during construction shall be covered immediately and kept moist with appropriate materials. The City may require a third -party Qualified Tree Professional to review longterm viability of the tree. 3. Physical barriers, such as 6-foot chain link fence or plywood or other approved equivalent, shall be placed around each individual tree or grouping at the CRZ. 4. Minimum distances from the trunk for the physical barriers shall be based on the approximate age of the tree (height and canopy) as follows: a. Young trees (trees which have reached less than 20% of life expectancy): 0.75 per inch of trunk diameter. b. Mature trees (trees which have reached 20-80% of life expectancy): 1 foot per inch of trunk diameter. c. Over mature trees (trees which have reached greater than 80% of life expectancy): 1.5 feet per inch of trunk diameter. 5. Alternative protection methods may be used that provide equal or greater tree protection if approved by the Director. 6. A weatherproof sign shall be installed on the fence or barrier that reads: "TREE PROTECTION ZONE — THIS FENCE SHALL NOT BE REMOVED OR ENCROACHED UPON. No soil disturbance, parking, storage, dumping or burning of materials is allowed within the Critical Root Zone. The value of this tree is $ [insert value of tree as determined by a Qualified Tree Professional here]. Damage to this tree due to construction activity that results in the death or necessary removal of the tree is subject to the Violations section of TMC Chapter 18.44." 7. All tree protection measures installed shall be inspected by the City and, if deemed necessary a Qualified Tree Professional, prior to beginning construction or earth moving. 8. Any branches or limbs that are outside of the CRZ and might be damaged by machinery shall be pruned prior to construction by a Qualified Tree Professional. under the direct supervision of a Qualified Tree Professional. 9. The CRZ shall be covered with 4 to 6 inches of wood chip mulch. Mulch shall not be placed directly against the trunk. A 6-inch area around the trunk shall be free of mulch. Additional measures, such as fertilization or supplemental water, shall be carried out prior to the start of construction if deemed necessary by the Qualified Tree Professional's report to prepare the trees for the stress of construction activities. 10. No storage of equipment or refuse, parking of vehicles, dumping of materials or chemicals, or placement of permanent heavy structures or items shall occur within the CRZ. 11. No grade changes or soil disturbance, including trenching, shall be allowed within the CRZ. Grade changes within 10 feet of the CRZ shall be approved by the City prior to implementation. 12. The applicant is responsible for ensuring that the CRZ of trees on adjacent properties are not impacted by the proposed development. 13. A pre -construction inspection shall be conducted by the City to finalize tree protection actions. 14. Post -construction inspection of protected trees shall be conducted by the City and, if deemed necessary by the City, a Qualified Tree Professional. All corrective or reparative pruning will be conducted by a Qualified Tree Professional. 10. For new development or re development where trees are proposed for retention, tree protcction zones shall be indicated on site plans and shall be established in the field prior to commencement of any construction or sito 18 clearing activity. A minimum 1 feet high construction barrier shall be installed around significant trees and stands of native trees or vegetation to be retained. Minimum distances from the trunk for the construction barriers shall be based on the approximate age of the tree (height and canopy) as follows: a. Young trees (have r. shed lc s than 20% of life expectancy): 0.75 feet per inch of trunk diameter. 0 0 diameter. F. Landscaping. This section presents landscaping standards for the Shoreline Jurisdiction and is divided into a general section and separate sections for the River Buffer and for the remaining part of the Shoreline Jurisdiction for each environment designation. 1. General Requirements. For any new development or redevelopment in the Shoreline Jurisdiction, except single family residential development of 4 or fewer lots, invasive vegetation must be removed and native vegetation planted and maintained in the River Buffer, including the river bank. a. The landscaping requirements of this subsection apply for any new development or redevelopment in the Shoreline Jurisdiction, except: single family residential development of 4 or fewer lots. The extent of landscaping required will depend on the size of the proposed project. New development or full redevelopment of a site will require landscaping of the entire site. For smaller projects, the Director will review the intent of this section and the scope of the project to determine a reasonable amount of landscaping to be carried out. Trees and other vegetation shading the river shall be retained or replanted when riprap is placed per the approved tree permit, if required. b. Invasive vegetation must be removed as part of site preparation and native vegetation planted, including the river -bank to OHWM. c. On properties located :-•'-landward of publicly maintained levees, an applicant is not required to remove invasive vegetation or plant native vegetation within the buffer. d. Removal of invasive species shall be done by hand or with hand-held power tools. Where not feasible and mechanized equipment is needed, the applicant must obtain a Shoreline Tree Removal and Vegetation Clearing Permit and show how the slope stability of the bank will be maintained, and aA plan must be submitted indicating how the work will be done and what erosion control and tree protection features will be utilized. Federal and State permits may be required for vegetation removal with mechanized equipment. e. Trees and other vegetation shading the river shall be retained or replanted when riprap is placed, as specified in the approved tree permit if a permit is required. f. Removal of invasive vegetation may be phased over several years prior to planting, if such phasing is provided for by a plan approved by the Director to allow for alternative approaches, such as sheet mulching and goat grazing. The method selected shall not destabilize the bank or cause erosion. g. A combination of native trees, shrubs and groundcovers (including grasses, sedges, rushes and vines) shall be planted. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection. Site conditions, such as topography, exposure, and hydrology shall be taken into account for plant selection. Other species may be approved if there is adequate justification. h. Non-native trees may be used as street trees or in approved developed landscape areasin cases where conditions are not appropriate for native trees (for example where there are space or height limitations or conflicts with utilities). i. Plants shall meet the current American Standard for Nursery Stock (American Nursery and Landscape Association — ANLA). j. Plant sizes in the non -buffer areas of all Shoreline Environments shall meet the following minimum size standards: Deciduous trees Conifers Shrubs Groundcover/grasses 2-inch caliper 6 — 8 foot height 24-inch height 4-inch or 1 gallon container k. Smaller plant sizes (generally one gallon, bareroot, plugs, or stakes, depending on plant species) are preferred for buffer plantings. Willow stakes must be at least 1/2-inch in diameter. I. Site preparation and planting of vegetation shall be in accordance with best management practices for ensuring the vegetation's long-term health and survival. m. Plants may be selected and placed to allow for public and private view corridors and/or access to the water's edge. n. Native vegetation in the shoreline installed in accordance with the preceding standards shall be maintained by the property owner to promote healthy growth and prevent establishment of invasive species. Invasive plants (such as blackberry, ivy, knotweed, bindweed) shall be removed on a regular basis, according to the approved maintenance plan. o. Areas disturbed by removal of invasive plants shall be replanted with native vegetation where necessary to maintain the density shown in TMC Section 18.44.t 060.6.4. and must be replanted in a timely manner, except where a long -=term removal and re -vegetation plan, as approved by the City, is being implemented. p. Landscape plans shall include a detail on invasive plant removal and soil preparation. g_p. The following standards apply to utilities and loading docks located in the shoreline jurisdiction. (1) Utilities such as pumps, pipes, etc. shall be suitably screened with native vegetation; (2) Utility easements shall be landscaped with native groundcover, grasses or other low -growing plants as appropriate to the shoreline environment and site conditions; (3) Allowed loading docks and service areas located waterward of the development shall have landscaping that provides extensive visual separation from the river. 2. River Buffer Landscaping Requirements in all Shoreline Environments. The River Buffer in all shoreline environments shall function, in part, as a vegetation management area to filter sediment, capture contaminants in surface water run-off, reduce the velocity of water run-off, and provide fish and wildlife habitat. a. A planting plan prepared by a licensed landscape architect or an approved biologist shall be submitted to the City for approval that shows plant species, size, number and spacing. The requirement for a landscape architect er-biologist may be waived by the Director for single family property owners (when planting is being required as mitigation for construction of overwater structures or shoreline stabilization), if the property owner accepts technical assistance from City staff. b. Plants shall be installed from the OHWM to the upland edge of the River Buffer unless the Director determines that site conditions would make planting unsafe. c. Plantings close to and on the bank shall include native willows, red osier dogwood and other native vegetation that will extend out over the water, to provide shade and habitat functions when mature. Species selected must be able to withstand seasonal water level fluctuations. d. Minimum plant spacing in the buffer shall follow the River Buffer Vegetation Planting Densities Table shown in TMC Section 18.44.080060.C.2. Existing non-invasive plants may be included in the density calculations. e. Irrigation for buffer plantings is required for at least two dry seasons or until plants are established. An irrigation plan is to be included as part of the planting plan. f. In the event that a development project allows for setback and benching of the shoreline along an existing levee or revetment, the newly created mid -slope bench area shall be planted and maintained with a variety of native vegetation appropriate for site conditions. q. The Department Director, in consultation with the City's environmentalist, may approve the use of shrub planting and installation of willow stakes to be counted toward the tree replacement standard in the buffer if proposed as a measure to control invasive plants and increase buffer function. River Buffer Vegetation Planting Densities Table Plant Material Type Planting Density Stakes/cuttings along river bank (willows, red osier dogwood) 1 - 2 feet on center or per bioengineering method Shrubs 3 - 5 feet on center, depending on species 20 Trees 15 — 20 feet on center, depending on species Groundcovers, grasses, sedges, rushes, other herbaceous plants 1-1.5 feet on center, depending on species Native seed mixes 5 - 25 Ibs per acre, depending on species 3. Landscaping Requirements for the Urban Conservancy and High Intensity Environments — Outside of the River Buffer. For the portions of property within the Shoreline Jurisdiction landward of the River Buffer the landscape requirements in the General section of this chapter and the requirements for the underlying zoning as established in TMC Chapter 18.52 shall apply except as indicated below. a. Parking Lot Landscape Perimeters: One native tree for each 20 lineal feet of required perimeter landscaping, one shrub for each 4 lineal feet of required perimeter landscaping, and native groundcovers to cover 90% of the landscape area within 3 years, planted at a minimum spacing of 12 inches on -center. b. Interior Parking Lot Landscaping: Every 300 square feet of paved surface requires 10 square feet of interior landscaping within landscape islands separated by no more than 150 feet between islands. c. Landscaping shall be provided at yards not adjacent to the river, with the same width as required in the underlying zoning district. This standard may be reduced as follows: (1) Where development provides a public access corridor between off -site public area(s) and public shoreline areas, side yard landscaping may be reduced by 25 percent to no less than 3 feet; or (2) Where development provides additional public access area(s) (as allowed by the High Intensity and Urban Conservancy Environment Development Standards) equal in area to at least 2.5% of total building area, front yard landscaping may be reduced by 25 percent. GE. Vegetation Management in the Shoreline Jurisdiction. The requirements of this section apply to all existing and new development within the shoreline jurisdiction. 1. Trees and shrubs may only be pruned for safety, to maintain views or access corridors and trails by pruning up or on the sides of trees, to maintain clearance for utility lines, and/or for improving shoreline ecological function -This type of pruning is exempt from any permit requirements. No more than 25% may be pruned from a tree within a 36 -month period without prior City review and is subject to replacement ratios of this chapter. Topping of trees is prohibited and shall be regulated as removal with tree replacement required except where absolutely necessary to avoid interference with existing utilities. 2. Plant debris from removal of invasive plants or pruning shall be removed from the site and disposed of properly. 3. Use of pesticides. a. Pesticides (including herbicides, insecticides, and fungicides) shall not be used in the shoreline jurisdiction except where: (1) Alternatives such as manual removal, biological control, and cultural control are not feasible given the size of the infestation, site characteristics, or the characteristics of the invasive plant species; (2) The use of pesticides has been approved through a comprehensive vegetation or pest management and monitoring plan; (3) The pesticide is applied in accordance with state regulations; (4) The proposed herbicide is approved for aquatic use by the U.S. Environmental Protection Agency; and (5) The use of pesticides in the shoreline jurisdiction is approved in writing by the City and the the Department of Ecology or Washington Department of Agriculture. b. Self-contained rodent bait boxes designed to prevent access by other animals are allowed. c. Sports fields, parks, golf courses and other outdoor recreational uses that involve maintenance of extensive areas of turf shall provide and implement an integrated turf management program or integrated pest management plan designed to ensure that water quality in the river is not adversely impacted. 21 4� Restoration Project P|onUnqs: Restoration projects meyovnrp|ant the site osoway h)dinoouroqmthe re-establishment of invasive species. Thinninq nfveqet8UOn to improve plant survival and health without o separate shoreline vegetation removal permit may be permitted five to ten years after plantinq if this approach isapproved anpart ofthe restoration p 'ect'smain0enanooandmonihohnq plan, HF. Maintenance and Monitorinq. The property owner is required to ensure the viability and long-term health of veqetation planted for replacement Or mitigation 8l0uqh proper care and maintenance for the life of the project subject to the permit requirements GS 1 Tree Replacement and Vegetation Clearing Permit Requirements o. Schedule an inspection with the Urban Environmentalist to document plantinq of the correct number and type Ofplants. b Submit annual documentation oftree and vegetation health for three years. 3. Restoration and Mitigation Project Requin8m8nt3 a. A five-year maintenance and monitoring plan must be approved by the City prior to pannd issuance. The m0niiOhn0period will be0inwhen the restoration iSaccepted bythe City and as -built plans have been submitted, b. Monitoring reports shall be submitted annually for City review up until the and of the &Amnnihnhnq period. Reports shall measure survival rates 8q3in3t project goals and present contingency plans 03 meet project goo|n, C. K8id08U0n will be DOmV|eh3 after project gOG|S have been met and -w accepted by City environmentalist. d� A performance bond or financial security equal to 150% of the cost of labor and materials required for implementation Of the planting, maintenance and monitoring ShGU be submitted prior to Qh/ acceptance ofproject. 18.44.150130 Enforcement and Penalties A. Violations. The following actions shall b8considered violations 0fthis chapter: 1. To use, construct or demolish any structure, or to conduct clearing, earth -moving, construction or other development not authorized under 8 GubSt8OU8| D8v8|Op0SOt Permit, C0OdiUOO8| Use Permit or Variance Permit, where such permit iSrequired bythis chapter. 2. Any work which is not conducted in aSCVn1anC8 with the p|8nS' COnditiOnS. or other requirements in 8 permit approved pursuant k)this chapter, provided that the terms O[conditions are stated iOthe permit O[the approved plans. 3. To remove or deface any sign, notice, complaint or order required by or posted in accordance with this 4. TOmisrepresent any material fact iOany application, plans V[other information submitted &Jobtain any shoreline use O[development authorization. 5. TOfail &Jcomply with the requirements Ofthis chapter. B. Enforcement. |tshall b8the duty Ofthe Director tOenforce this chapter subject tOthe terms and conditions OfTK8C Chapter 845. C. Inspection Access. 1. For the purpose of inspection for compliance with the provisions of a permit or this chapter, authorized representatives Ofthe Director may enter all sites for which 8permit has been issued. 2. Upon COnOp|8tiOO of all [eqUi[e08O1S of permit, the 8pp|iC8O1 Sh8|| [OqU8St 8 final iOSpeCUUO by contacting the planner Ofrecord. The permit process i8complete upon final approval bythe planner. D. Penalties. 22 1. Any violation of any provision of the SMP, or failure to comply with any of the requirements of this chapter shall be subject to the penalties prescribed in Chapter 8.45 of the Tukwila Municipal Code ("Enforcement") and shall be imposed pursuant to the procedures and conditions set forth in that chapter. 2. Penalties assessed for violations of the SMP shall be determined by TMC Chapter 8.45.120.100, Penalties. 3. It shall not be a defense to the prosecution for failure to obtain a permit required by this chapter, that a contractor, subcontractor, person with responsibility on the site, or person authorizing or directing the work, erroneously believed a permit had been issued to the property owner or any other person. 4. Penalties for Tree Removal a. Each unlawfully removed or damaged tree shall constitute a separate violation. b. The amount of the penalty shall be $1,000 per tree or up to the marketable value of each tree removed or damaged as determined by an ISA certified arborist. The Director may elect not to seek penalties or may reduce the penalties if he/she determines the circumstances do not warrant imposition of any or ail of the civil penalties; c. Any illegal removal of required trees shall be subject to obtaining a tree permit and replacement with trees that meet or exceed the functional value of the removed trees. In addition, any shrubs and groundcover removed without City approval shall be replaced, d.To replace the tree canopy lost due to the tree removal, additional trees must be planted on- site. Payment may be made into the City's Tree Fund if the number of replacement trees cannot be accommodated on -site. The number of replacement trees required will be based on the size of the tree(s) removed as stated in TMC 18.44.060 B 4. E. Remedial Measures Required. In addition to penalties provided in TMC Chapter 8.45, the Director may require any person conducting work in violation of this chapter to mitigate the impacts of unauthorized work by carrying out remedial measures. 1. Remedial measures must conform to the policies and guidelines of this chapter and the Shoreline Management Act. 2. The cost of any remedial measures necessary to correct violation(s) of this chapter shall be borne by the property owner and/or applicant. F. Injunctive Relief. 1. Whenever the City has reasonable cause to believe that any person is violating or threatening to violate this chapter or any rule or other provisions adopted or issued pursuant to this chapter, it may, either before or after the institution of any other action or proceeding authorized by this ordinance, institute a civil action in the name of the City for injunctive relief to restrain the violation or threatened violation. Such action shall be brought in King County Superior Court. 2. The institution of an action for injunctive relief under this section shall not relieve any party to such proceedings from any civil or criminal penalty prescribed for violations of the Master Program. G. Abatement. Any use, structure, development or work that occurs in violation of this chapter, or in violation of any lawful order or requirement of the Director pursuant to this section, shall be deemed to be a public nuisance and may be abated in the manner provided by the Tukwila Municipal Code 8.45.105100. (Ord. 2346 §15, 2011) 18.44.160150 Liability A. Liability for any adverse impacts or damages resulting from work performed in accordance with a permit issued on behalf of the City within the City limits shall be the sole responsibility of the owner of the site for which the permit was issued. B. No provision of or term used in this chapter is intended to impose any duty upon the City or any of its officers or employees that would subject them to damages in a civil action. (Ord. 2346 §16, 2011) 23 24 18/15.158 Vegetation Protection and Management A. Purpose, 1Thepurpose ofthis section isto: 8. Regulate the protection of existing trees and native vegetation in the critical areas and their buffers; b.Establish requirements for removal nfinvasive plants at the time ofdevelopment orre-development nfsites; c. Establish requirements for the long-term maintenance of native vegetation to prevent establishment of invasive species and promote ecosystem processes. B.App|icabi|ih/ This chapter sets forth rules and regulations k)control maintenance and clearing Oftrees within the City OfTukwila for properties located within o chUom| area or its associated buffer. For properties located within the Shoreline jurisdiction, the maintenance and removal Vfvegetation shall bagoverned byTKJCChapter 18.44."Shoreline Ov8d8y. TMC 18.54 Urban Forestry and Tree chapter shall govern tree removal On any undeveloped land and any land zoned Low Density Residential (LDR)that indeveloped with a single family residence, TMCCha0ter 18.52''Lendnca0e Requirements" 3h8U govern the maintenance and removal Of|@nUSCapinq On developed properties that are zoned commercial, industrial, or multifamily, and on properties located in the LDR zone that are developed with onon-single family residential use. The most stringent regulations shall apply incase [d8conflict. 8C. Vegetation Retention and Replacement. 1. Retention 2The tree protection and retention requirements and the vegetation management requirements apply to ��Native vegetation incritical areas and their buffers must be protected and maintained. No removal of native vegetation iSallowed without prior approval bvthe City except iOcases Ofemergency where 8Oimminent hazard 1Opublic life, safety O[property exists. Vegetation may bHremoved from the buffer 8Gpart Of8O enhancement plan approved bythe Director. Enhancements will ensure that slope stability and wetland quality will bHmaintained O[improved. Any temporary disturbance {dthe buffers shall b8replanted with 8diverse plant community Ofnative northwest species. b]Ov8Give ivy, laU[H' etc.) may be nB0Ov8d from 8 critical area or its buffer except steep slopes without 8 permit if removal dO8G not utilize heavy equipment O[herbicide. Invasive vegetation removal VO steep slopes requires prior City Aapproval C]Hazardous O[defective trees, 8Sdefined iOTNC18.O0,may b8removed from 8critical area ifthreat posed bv the tree is i0miOSOL If the hazard is not obvious, an GSS8SSnO8Ot by 8 certified professional, as defined in TK8C 18.00' may be required by the Director. Dead and hazardous trees should n208iO standing or be cut and p|8C8d within the critical area k)the extent practicable 03maximize habitat. Tree replacement iOaccordance with this chapter iSrequired for any hazardous tree removed from 8critical area. d]Othe case Of development or as 03Dy significant trees and as much native vegetation as possible are k)beretained On3site, taking into account the condition and age Ofthe trees. A9part Ofaland use app|iCoUOn, ino|udinq, such osbut not limited to, subdivision or short p|@t, design review 0rbuilding permitsfojec4 review, the Director of Community Development or the Board of Architectural Review may require alterations in the arrangement Ofbuildings, parking 0rother elements of proposed development in order to retain significant 25 development. Only trees that interfere with access and passage on public trails or trees that present an imminent hazard to existing structures or the public may be removed from sites without an issued building permit_ or Federal approval.the , Factors that will be considered in approving tree removal include but are not limited to: tree condition and health, age, risks to structures, and potential for root or canopy interference with utilities. 72. Permit Requirements. Prior to any hazardous tree removal or site clearing unless it is part of Special Permission approval for interrupted buffer, buffer averaging or other critical areas deviation, a Type 2 Critical Area Tree Removal and Vegetation Clearing Permit application must be submitted to the Department of Community Development (DCD) containing the following information: a. A vegetation survey on a site plan that shows the diameter, species and location of all significant trees and all existing native vegetation. b. A site plan that shows trees and native vegetation to be retained and trees to be removed and provides a table showing the number of significant trees to be removed and the number of replacement trees required. c. Tree protection zones and other measures to protect any trees or native vegetation that are to be retained for sites undergoing development or re -development. d. Location of the OHWM, stream buffer, wetland, wetland buffer, steep slope or any other critical areas with their buffers. e. A landscape plan that shows diameter, species name, spacing and planting location for any required replacement trees and other proposed vegetation. f. An arborist evaluation justifying the removal of hazardous trees if required by DCD. g. An application fee per the current Land Use Permit Fee resolution. 3. Criteria for Tree Removal in a Critical Area or its buffer A Type 2 Critical Area Tree Removal and Vegetation Clearing Permit shall only be approved if the proposal complies with the following criteria as applicable: a. The site is undergoing development or redevelopment; b. Tree poses a risk to structures; c. There is imminent potential for root or canopy interference with utilities; d. Trees interferes with the access and passage on public trails; e. Tree condition and health is poor, the City may require an evaluation by an International Society of Arborists (ISA) certified arborist; f Trees present an imminent hazard to the public. If the hazard is not readily apparent, the City may require an evaluation by an International Society of Arborists (ISA) certified arborist; and q. The proposal complies with tree retention, replacement, maintenance and monitoring requirements of this Chapter. 84. Tree Replacement Requirements .Where permitted, significant trees that are removed, illegally topped, or pruned by more than 25% within a critical areas shall be replaced pursuant to the tree replacement requirements shown below, up to a density of 100 trees per acre (including existing trees). Significant trees that are part of an approved landscape plan on the developed portion of the site are subject to replacement per TMC 18.52. Dead or dying trees removed that are part of an approved landscape plan on the developed portion of the site shall be replaced at 1:1 ratio in the next appropriate planting season. Dead or dying trees located within the critical area or its buffer shall be left in place as wildlife snags, unless they present a hazard to structures, facilities or the public. Removal of dead, dying or otherwise hazardous trees in non -developed areas are subject to the replacement requirements listed in the Table below. The Director may require additional trees or shrubs to be installed to mitigate any potential impact from the loss of this vegetation as a result of new development. Tree Replacement Requirements Diameter* of Tree Removed (*measured at height of 4.5 feet from the ground) Number of Replacement Trees Required 4: 6 inches (single trunk); 2 inches (any trunk of a multi -trunk tree) 3 Over 6 - 8 inches 4 Over 8 - 20 inches 6 Over 20 inches 8 4-0. If all required replacement trees cannot be reasonably accommodated on the site, the applicant shall pay into a tree replacement fund per the adopted . The fee shall be determined on an annual basis as part of the Ffee resolution. wildlife snags, unless or as shall be replaced 1:1 in the next appropriate season for planting. 12.Topping of trees is prohibited and will be regulated as removal subject to with tree replacement requirements listed aboved. 43.Pruning of trees shall not exceed 25% of canopy in a three_ year36 month period. Pruning in excess of 25% canopy shall be regulated as removal with tree replacement required. -per Table listed above. -Trees may only be pruned to lower their height to prevent interference with an overhead utility line with prior approval by the Director as part of Type 2 Critical Area Tree Permit. The pruning must be carried out under the direction of a Qualified Tree Professional or performed by the utility provider under the direction of a Qualified Tree Professional. The crown shall be maintained to at least 2/3 the height of the tree prior to pruning. . Tree Protection All trees not proposed for removal as part of a project or development shall be protected using Best Management Practices and the standards below. 1. The Critical Root Zones (CRZ) for all trees designated for retention, on site or on adjacent property as applicable, shall be identified on all construction plans, including demolition, grading, civil and landscape site plans. 2. Any roots within the CRZ exposed during construction shall be covered immediately and kept moist with appropriate materials. The City may require a third -party Qualified Tree Professional to review long-term viability of the tree. 3. Physical barriers, such as 6-foot chain link fence or plywood or other approved equivalent, shall be placed around each individual tree or grouping at the CRZ. 4. Minimum distances from the trunk for the physical barriers shall be based on the approximate age of the tree (height and canopy) as follows: 27 a. Young trees (trees which have reached less than 20% of life expectancy): 0.75 per inch of trunk diameter. b. Mature trees (trees which have reached 20-80% of life expectancy): 1 foot per inch of trunk diameter. c. Over mature trees (trees which have reached greater than 80% of life expectancy): 1.5 feet per inch of trunk diameter. 5. Alternative protection methods may be used that provide equal or greater tree protection if approved by the Director. 6. A weatherproof sign shall be installed on the fence or barrier that reads: "TREE PROTECTION ZONE — THIS FENCE SHALL NOT BE REMOVED OR ENCROACHED UPON. No soil disturbance, parking, storage, dumping or burning of materials is allowed within the Critical Root Zone. The value of this tree is $ [insert value of tree as determined by a Qualified Tree Professional here]. Damage to this tree due to construction activity that results in the death or necessary removal of the tree is subject to the Violations section of TMC Chapter 18.45." 7. All tree protection measures installed shall be inspected by the City and, if deemed necessary a Qualified Tree Professional, prior to beginning construction or earth moving. 8. Any branches or limbs that are outside of the CRZ and might be damaged by machinery shall be pruned prior to construction by a Qualified Tree Professional. 9. The CRZ shall be covered with 4 to 6 inches of wood chip mulch. Mulch shall not be placed directly against the trunk. A 6-inch area around the trunk shall be free of mulch. Additional measures, such as fertilization or supplemental water, shall be carried out prior to the start of construction if deemed necessary by the Qualified Tree Professional's report to prepare the trees for the stress of construction activities. 10. No storage of equipment or refuse, parking of vehicles, dumping of materials or chemicals, or placement of permanent heavy structures or items shall occur within the CRZ. 11. No grade changes or soil disturbance, including trenching, shall be allowed within the CRZ. Grade changes within 10 feet of the CRZ shall be approved by the City prior to implementation. 12. The applicant is responsible for ensuring that the CRZ of trees on adjacent properties are not impacted by the proposed development. 13. A pre -construction inspection shall be conducted by the City to finalize tree protection actions. 14. Post -construction inspection of protected trees shall be conducted by the City and, if deemed necessary by the City, a Qualified Tree Professional. All corrective or reparative pruning will be conducted by a Qualified Tree Professional. DE. Plant Materials Standards For any new development, redevelopment or restoration in a Critical Area, invasive vegetation must be removed, and native vegetation planted and maintained in the Critical Area and its buffer. 1. A planting plan prepared by a qualified biologist shall be submitted to the City for approval that shows plant species, size, number, spacing, soil preparation irrigation, and invasive species removal. The requirement for a biologist may be waived by the Director for single family property owners when the mitigation area is less than 1500 sq. ft. 2. Invasive vegetation must be removed as part of site preparation and native vegetation planted in the Critical Area and its buffer where impacts occur. 3.. Removal of invasive species shall be done by hand or with hand-held power tools. Where not feasible and mechanized equipment is needed, the applicant must obtain a Type 2 permit prior to work being conducted. Removal of invasive vegetation must be conducted so that the slope stability, if applicable, will be maintained. A plan must be submitted indicating how the work will be done and what erosion control and tree protection features will be utilized. Federal and State permits may be required for vegetation removal with mechanized equipment. 4. Removal of invasive vegetation may be phased over several years prior to planting, if such phasing is provided for by a plan approved by the Director to allow for alternative approaches, such as sheet mulching and goat grazing. The method selected shall not destabilize the bank or cause erosion. 5. A combination of native trees, shrubs and groundcovers (including but not limited to grasses, sedges, rushes and vines) shall be planted. Site conditions, such as topography, exposure, and hydrology shall be taken into account for plant selection. Other species may be approved if there is adequate justification. 6.. Non-native trees may be used as street trees in cases where conditions are not appropriate for native trees (for example where there are space or height limitations or conflicts with utilities). 7.Plants shall meet the current American Standard for Nursery Stock (American Nursery and Landscape Association — ANLA). 8. Smaller plant sizes (generally one gallon, bareroot, plugs, or stakes, depending on plant species) are preferred for buffer plantings. Willow stakes must be at least 1/2-inch in diameter. For existing developed areas refer to landscaping chapter TMC 18.52 for plant sizes in required landscape areas. 9. Site preparation and planting of vegetation shall be in accordance with best management practices for ensuring the vegetation's long-term health and survival. Irrigation is required for all plantings for the first three years as approved by the Director. 10. Plants may be selected and placed to allow for public and private view corridors with approval by Director. 11. Native vegetation in Critical Areas and their buffers installed in accordance with the preceding standards shall be maintained by the property owner to promote healthy growth and prevent establishment of invasive species. Invasive plants (such as blackberry, ivy, knotweed, bindweed) shall be removed on a regular basis, according to the approved maintenance plan. 12. Critical Areas including steep slopes disturbed by removal of invasive plants or development shall be replanted with native vegetation where necessary to maintain the density shown in Table below. and must be replanted in a timely manner, except where a long-term removal and re -vegetation plan, as approved by the City, is being implemented. Critical Area Buffer Vegetation Planting Densities Table Plant Material Type Planting Density Stakes/cuttings along streambank (willows, red osierbioengineering dogwood) 1 - 2 feet on center or per method Shrubs 3 - 5 feet on center, depending on species Trees 15 — 20 feet on center, depending on species Groundcovers, grasses, sedges, rushes, other herbaceousdepending plants 1-1.5 feet on center, on species Native seed mixes 5 - 25 lbs. per acre, depending on species 13.The Department Director, in consultation with the City's environmentalist, may approve the use of shrub planting and installation of willow stakes to be counted toward the tree replacement standard in the buffer if proposed as a measure to control invasive plants and increase buffer function. E. Vegetation Management in Critical Areas The requirements of this section apply to all existing and new development within critical areas. 1.Trees and shrubs may only be pruned for safety, to maintain access corridors and trails by pruning up or on the sides of trees, to maintain clearance for utility lines, and/or for improving shoreline ecological function. No more than 25% may be pruned from a tree within a 36 month period without prior City review. This type of pruning is exempt from any permit requirements. 2.Plant debris from removal of invasive plants or pruning shall be removed from the site and disposed of properly unless on site storage is approved by the Director. 3.Use of pesticides. a. Pesticides (including herbicides, insecticides, and fungicides) shall not be used in the critical area or its buffer except where: 29 (1) Alternatives such as manual removal, biological control, and cultural control are not feasible given the size of the infestation, site characteristics, or the characteristics of the invasive plant species; (2) The use of pesticides has been approved by the City through a comprehensive vegetation or pest management and monitoring plan; (3) The pesticide is applied in accordance with state regulations; (4) The proposed herbicide is approved for aquatic use by the U.S. Environmental Protection Agency; and (5) The use of pesticides in the shoreline jurisdiction is approved in writing by the City and the applicant presents a copy of the Aquatic Pesticide Permit issued by the Department of Ecology or Washington Department of Agriculture. b. Self-contained rodent bait boxes designed to prevent access by other animals are allowed. c. Sports fields, parks, golf courses and other outdoor recreational uses that involve maintenance of extensive areas of turf shall implement an integrated turf management program or integrated pest management plan designed to ensure that water quality in the Critical Area is not adversely impacted. 4.Restoration Project Plantings: Restoration projects may overplant the site as a way to discourage the re- establishment of invasive species. Thinning of vegetation without a separate Type 2 Special Permission or critical area tree permit may be permitted five to ten years after planting if this approach is approved as part of the restoration project's maintenance and monitoring plan and with approval by the City prior to thinning work. G. Maintenance and Monitoring. The property owner is required to ensure the viability and long-term health of vegetation planted for replacement or mitigation through proper care and maintenance for the life of the project subject to permit requirements as follows: appropriate season for planting or per requirements of approved Mitigation Plan. 1. Tree Replacement and Vegetation Clearing Permit Requirements a. Schedule an inspection with the Urban Environmentalist to document planting of the correct number and type of plants. b. Submit annual documentation of tree and vegetation health for three years. 2. Restoration and Mitigation Project Requirements. aA five-year monitoring and maintenance plan must be approved by the City prior to permit issuance. The monitoring period will begin when the restoration is accepted by the City and as -built plans have been submitted. b. Monitoring reports shall be submitted annually for City review up until the end of the monitoring period. Reports shall measure survival rates against project goals and present contingency plans to meet project goals. c. Mitigation will be complete after project goals have been met and accepted by the City environmentalist. d. A performance bond or financial security equal to 150% of the cost of labor and materials required for implementation of the planting, maintenance and monitoring shall be submitted prior to City acceptance of project. 18.45.xx Violations A. Failure to comply with any requirement of this chapter shall be deemed a violation subject to enforcement pursuant to this chapter and TMC Chapter 8.45. B. Penalties. 30 1. In addition to any other penalties orother enforcement allowed by |aw, any person who fails to comply with the provisions of this chapter also shall be subject to a civil penalty assessed against the property owner as set forth herein. Each unlawfully namnvmdordamagedtrmeoha||consdtuhaasepmratevio|adnn, 2. Removal or damage oftrmo(s) without applying for and obtaining required Q1x approval in subject to a fine of $1,000 per tree, or up to -the marketable value of each tree removed or damaqed as determined by a Qualified Tree Professional, whichever isqnoater. 3. Any fines paid as g result of violations of this chapter shall be 8U0C81ed as follows: 75% paid into the City'sTroe Fund; 25% into the General Fund. 4. The Director may H|9C1 not to seek p8na|d8S Or may reduce the penalties if he/she determines the circumstances U0not warrant imposition Ofany Urall 0fthe civil penalties. 5. Penalties are in addition to the restoration of removed trees through the remedial measures listed in TMC Section 18.54200. 5. It shall not be a defense to the prosecution for failure to obtain a permit required by this chapter that e contractor, subcontractor, person with responsibility on the site or person authorizing or directing the work erroneously believes Gpermit was issued hJthe property owner Orany other person. 18.45.vy Remedial Measures In addition to the 0en30SS 8S38sS8d. the Director Sh8U require any person DDnduCUnq work in vi0|3U0n of this chapter b}miUqate the impacts Ofunauthorized work byC8rrvinqout remedial measures. 1, Any illegal removal of required trees shall be subject toobtaining a Tree Permit and replacement with trees that meet Orexceed the functional value 0fthe removed trees. 2, To replace the tree canopy lost due \othe tree removal, additional trees must bnplanted on'nita.Payment Sh3U be made into the City'S Tree Fund if the number Ofreplacement trees cannot be 8CDOmmnd81ed on -site. The number Vfreplacement trees required will b8based Unthe size Vfthe iree(S)removed 3Sstated inTable B. 3, The applicant shall satisfy the permit provisions as specified in this chapter. 4. Remedial m82Sur83 must conform to the purposes and intent Ofthis chapter. In addiU0n, remedial measures must meet the standards specified inthis chapter. 5. Remedial me8Su[8S 0uS1 be completed 03 the S8tiStsCtiOn of the Director within 8 0OOthS of the date 8 Notice ofViolation and Order isissued pursuant t0TK4CChapter 8.45.Vrwithin the time period otherwise specified by the Director. U. The cost Ofany remedial measures necessary 1Ocorrect viO|atiOn(S)Ofthis chapter shall b8borne bythe property owner and/or applicant. Upon the applicant's failure to implement required remedial measures, the Director may redeem all Or any portion of any security submitted by the applicant to implement such r0nn8di8| 0CaSur8S, pursuant tothe provisions Ufthis chapter. 18/45.zz Enforcement A. GVOV[@|. In addition to the NOdD8 of Violation and Order measures prescribed in TK8C Chapter 8.45. the Director may take any Or all of the enforcement 3oUOns prescribed in this chapter to ensure nVmV|ianDo with, and/or remedy a violation of this chapter; and/or when immediate d8nqnr exists to the public or adjacent pmperty, as determined bythe Director. 1. The Director may post the site with a"Stop Work" order din8ctinq that all voq8tmdonclearing not authorized under TnR8 Permit Ce@S8 immediately. The iSSu8OCe of "Stop Work" order may include conditions or other requirements which must befulfilled before o|earinOmay resume. 2. The Director may, after written notice is given to the a00|in8nt, orafter the site has been posted with a "Stop Work" order, suspend 0[revoke any Tree Permit issued bythe City. 3. NV person shall continue doahnq in an area covered by ''Gk)p Work" order. or during the suspension orrevocation Of3Tree Permit, except work required to correct an imminent safety hazard as prescribed by the Director, B. Injunctive relief. Whenever the Director has r8GsOn8b|o cause to believe that any 0GrSUn is violating or threatening to violate this chapter or any provision of an approved Tree Permit, the Director may institute a civil action in the name of the City for injunctive relief to restrain the violation or threatened violation. Such civil action may be 31 instituted either before or after, and in addition to, any other action, proceedinq or penalty authorized by this chapter or TMCChapter O.45. C. Inspection access. 1� The Director may inspect a property to ensure compliance with the provisions of Tree Permit nrthis chapter, consistent with TMCChapter 8.45` 2� The Director may require a final inspection as a condition of a Tree Permit issuance to ensure compliance with this chapter. The permit process iScomplete upon final approval bythe Director. 32 .5 Sections: 18.52.010 Purpose 18.52.020 Landscaping Types 18.52.030 Perimeter and Parking Lot Landscaping Requirements by Zone District 18.52.040 Screening and Visibility 18.52.050 Significant Tree Retention 18.52.060 Plant Material Requirements and Tree Standards 18.52.070 Soil Preparation, Planting and Irrigation 18.52.080 Maintenance and Pruning 18.52.090 Landscape Plan Requirements 18.52.100 Request for Landscape Modifications 18.52.110 Violations 18.52.010 Purpose The purpose of this chapter is to establish minimum requirements for landscaping to: • Implement the Urban Forestry Comprehensive Plan goals and policies by increasing tree canopy throughout the City to improve air quality; promote the health of residents, visitors and employees; and reduce heat islands and stormwater flows. • Support the low impact development goals of the Comprehensive Plan and the City's National Pollution Discharge Elimination System permit. • Promote safety. • Provide screening between incompatible land uses. • Mitigate the adverse effects of development on the environment. • Improve the visual environment for both residents and nonresidents. • Regulate the protection of existing landscaping. • Establish requirements for the long-term maintenance of required landscaping. • Establish procedures for modifying landscaping requirements and penalties for violations of the landscaping code. (Ord, 2523 §6, 2017; Ord. 1872 §14 (part), 1999) 18.52.010 Applicability This chapter sets forth rules and regulations to control maintenance, clearing and planting of landscaping and vegetation within the City of Tukwila on any developed properties that are zoned commercial, industrial, or multifamily; and on properties that are zoned LDR and developed with a non -single family residential use. For properties located within the Shoreline jurisdiction, the maintenance and removal of vegetation shall be governed by TMC Chapter 18.44, "Shoreline Overlay." For properties located within a critical area or its associated buffer, the maintenance and removal of vegetation shall be governed by TMC Chapter 18.45 "Critical Areas". Clearing and removal of trees on undeveloped land and any land zoned LDR that is developed with a single family residence is regulated by the TMC 18.54 Urban Forestry and Tree Regulations. In case of conflict the most stringent regulations apply. 18.52.020 Landscaping Types A. General Standards for All Landscaping Types. 1. Trees. a. Trees shall be spaced based on the stature tree selected (small, medium or large stature of tree), excluding curb cuts and spaced regularly, except where there are conflicts with utilities. 33 b. Large and medium stature tree species are required, per the Tukwila Approved Tree List, except where there is insufficient planting area (due to proximity to a building, street light, above or below ground utility, etc.) or the planned tree location does not permit this size tree at maturity. 2. Shrubs. Shrubs shall be spaced based on the mature size of the plant material selected and shall achieve a continuous vertical layer within 3 years. The shrubs will provide 4 feet clearance when mature when adjacent to any fire hydrant or fire department connection. 3. Groundcover. a. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the yard area not needed for trees and shrubs. b. If grass is being used as the groundcover, a 4-foot diameter ring of bark mulch is required around each tree. 4. Bioretention may be used as a Type I or II landscape perimeter, provided the intent of the screen is be allowed, provided public safety is not compromised. 5. The amount of landscaping on commercially zoned properties may be reduced by 15% if buildings arc B. Type I — Light Perimeter Screening. 1. The purpose of Type I landscaping is to enhance Tukwila's streetscapes, provide a light visual separation between uses and zoning districts, screen parking areas, and allow views to building entryways and signage. 2. Plant materials shall consist of the following: a. Trees: A mix of deciduous and evergreen trees. b. One shrub per 7 linear feet. c. Groundcover. C. Type 11— Moderate Perimeter Screening. 1. The purpose of Type II landscaping is to enhance Tukwila's streetscapes, provide a moderate visual separation between uses and zoning districts, screen blank building walls and parking areas, and allow views to building entryways and signage. 2. Plant materials shall consist of the following: a. Trees: A mix of deciduous and evergreen trees. b. One shrub- per 4 linear feet, excluding curb cuts. c. Groundcover. D. Type III — Heavy Perimeter Screening. 1. The purpose of Type III landscaping is to provide extensive visual separation along property lines between highly incompatible development, such as warehousing and residential uses. 2. Plant materials shall consist of the following: a. Trees consisting of at least 50% evergreen along the applicable property line (75% along property line adjacent to residential uses). b. Privacy screen utilizing evergreen shrubs, screening walls or fences (up to 7 feet tall). c. Groundcover. E. Parking Lot Landscaping. This landscaping is required to mitigate adverse impacts created by parking lots such as noise, glare, stormwater run-off, and increased heat and to improve their physical appearance. 1. Trees shall be evenly distributed throughout the parking lot. Planting in continuous, landscaped planting strips between rows of parking is encouraged. Surface water management design may also be combined with landscaping in parking Tots. In industrial districts (C/LI, LI, HI, MIC/L, MIC/H), clustering of interior parking lot landscaping may be permitted to accommodate site usage. 2. Landscape islands. a. Landscape islands must be a minimum of 6 feet wide, exclusive of overhang, and a minimum of 100 square feet in area. All landscaped areas must be protected from damage by vehicles through the use of curbs, tire stops, or other protection techniques. 34 b. Landscape islands shall be placed at the ends of each row of parking to protect parked vehicles from turning movements of other vehicles. c. The number and stature of trees shall be based on the area available in the landscape island. A minimum of one large stature evergreen or deciduous tree or two medium stature trees are required for every 100 square feet of landscaped island, with the remaining area to contain a combination of shrubs, living groundcover, and mulch. d. For parking lots adjacent to public or private streets, if landscape islands are designed into the parking lot layout to divide continuous rows of parking stalls, the islands must be placed at minimum spacing of 1 for every 10 parking spaces. For parking areas located behind buildings or otherwise screened from public or private streets or public spaces, if landscape islands are used, islands shall be placed at a minimum of 1 for every 15 parking stalls. 3. Bioretention, which includes trees, shrubs and groundcover, may be used to meet interior parking lot landscaping requirements. The bioretention facility must be designed by a professional trained or certified in low impact development techniques as set forth in TMC Chapter 14.30. All bioretention facilities must be protected by curbing to prevent vehicle damage to the facility and for public safety. 4. Vehicular Overhang. a. Vehicle overhang into any landscaping area shall not exceed two feet. b. No plant material greater than 12 inches in height shall be located within two feet of the curb or other protective barrier in landscape areas adjacent to parking spaces and vehicle use areas. c. Raised curbs or curb stops shall be used around the landscape islands or bioretention facilities to prevent plant material from being struck by automobiles. Where bioretention is used, curb cuts shall be placed to allow stormwater runoff from adjacent pavements to enter the bioretention system. 5. Pervious pavement shall be used, where feasible, including parking spaces and pedestrian paths. 6. Parking lot landscape design shall accommodate pedestrian circulation. F. Street Trees in the Public Frontage. 1. Street tree spacing. a. Street tree spacing in the public frontage shall be as specified in TMC Section 18.52.060.B.2. based on the stature size of the tree. b. Spacing must also consider sight distance at intersections, driveway locations, and utility conflicts as specified in TMC Section 18.52.060.B.3. c. Street trees in the public frontage shall be planted using the following general spacing standards: (1) At least 3-1/2 feet back from the face of the curb. (2) At least 5 feet from underground utility lines. (3) At least 10 feet from utility poles. (4) At least 7-1/2 feet from driveways. (5) At least 3 feet from pad -mounted transformers (except 10 feet in front for access). (6) At least 4 feet from fire hydrants and connections. d. Planting and lighting plans shall be coordinated so that trees are not planted in locations where they will obstruct existing or planned street or site lighting, while maintaining appropriate spacing and allowing for their size and spread at maturity. e. Planting plans shall consider the location of existing or planned signage to avoid future conflicts with mature trees and landscaping. 2. Tree grates. a. Tree grates are not encouraged, but when used, shall be designed so that sections of grate can be removed incrementally as the tree matures and shall be designed to avoid accumulation of trash. b. When used, tree grates and landscaped tree wells shall be a minimum 36 square feet in size (6' x 6'). Tree well size may be adjusted to comply with ADA standards on narrower sidewalks. See TMC Section 18.52.070.A.1., "Soil Preparation and Planting," for structural soil requirements. Root barriers may be installed at the curb face if structural soils are not used. 3. Maintenance and Pruning. 35 a. Street trees are subject to the planting, maintenance, and removal standards and Best Management Practices (BMPs) as adopted by the International Society of Arboriculture, as it now reads and as hereafter amended. Street trees planted prior to the adoption of the most current tree planting standards shall be exempt from these planting standards but are still subject to current removal and maintenance standards. b. The following standards apply to street tree maintenance: (1) Street trees shall be maintained consistent with International Society of Arboriculture BMPs. (2) Street trees shall be maintained in a manner that does not impede public street or sidewalk traffic, consistent with the specifications in the Public Works Infrastructure Design Manual, including: (a) 8 feet of clearance above public sidewalks. (b) 13 feet of clearance above public local and neighborhood streets. (c) 15 feet of clearance above public collector streets. (d) 18 feet of clearance above public arterial streets. (3) Street trees shall be maintained so as not to become a defective tree as per the definition in TMC Chapter 18.06. 4. Trees planted in a median shall be appropriate for the planting environment and meet the following requirements: a. Trees shall be consistent with previously approved median tree plans, given space constraints for roots and branches at maturity. b. Median plantings shall provide adequate species diversity Citywide and reasonable resistance to pests and diseases. c. Columnar trees may be considered for median plantings to avoid conflicts with vehicles and utilities. d. Structural soils shall be used to avoid the need for root barriers and to ensure the success of the median plantings. e. Any median tree that is removed must be replaced within the same median unless spacing constraints exist. Replacement trees shall be of the same stature or greater at maturity as the removed tree, consistent with other space considerations. (Ord, 2523 §7, 2017; Ord, 2518 §11, 2016; Ord, 2251 §62, 2009; Ord. 1872 §14 (part), 1999) 18.52.030 Perimeter and Parking Lot Landscaping Requirements by Zone District In the various zone districts of the City, landscaping in the front, rear and side yards and parking lots shall be provided as established by the various zone district chapters of this title. These requirements are summarized in the following table (Table A), except for Tukwila Urban Center (TUC) requirements, which are listed in TMC Chapter 18.28. ZONING DISTRICTS FRONT YARD (SECOND FRONT) (linear feet) LANDSCAPE TYPE FOR FRONTS LANDSCAPE FOR SIDE YARD (linear feet) LANDSCAPE FOR REAR YARD (linear feet) LANDSCAPE TYPE FOR SIDE/REAR LANDSCAPING FOR PARKING LOTS (square feet) LDR (for uses other than residential) 152 Type 1 10 10 Type I 20 per stall for non-residential uses; 15 per stall if parking is placed behind building MDR 151.2, 1t Type 1 10 10 Type I Same as LDR HDR 151, 2, 11 Type I 10 10 Type I Same as LDR MUO 15 (12.5)2- t1 Type 17 64 64,11 Type 17 20 per stall adjacent to street; 15 per stall if parking is placed behind building 0 15 (12.5)2 Type 17 64 64 Type I' Same as MUO RCC 20 (10)2' 3 Type I' 64 1011 Type II Same as MUO NCC 104' 1t Type 17' t3 04 04,11 Type II Same as MUO RC 10 Type 113 64 04 Type 118 Same as MUO RCM 10 Type 1 64 04 Type 118 Same as MUO C/LI 15 Type 16 65' 12 05' 12 Type 118 15 per stall; 10 per stall for parking placed behind building LI 152 Type II 04,12 04' 12 Type III 15 per stall; 10 per stall for parking placed behind building HI 152 Type II 04,12 04,12 Type III 15 per stall MIC/L 105 Type II 05' 12 05,12 Type III 10 per stall MIC/H 105 Type II 05' 12 05' 12 Type III 10 per stall TUC — See TMC Chapter 18.28 TVS 152' 3 Type II 04 04 Type III Same as C/LI TSO 152' 9 Type 1 010 010 Type III Same as C/LI for non-residential uses. Same as LDR for residential uses. TABLE A — Perimeter and Parking Lot Landscaping Requirements by Zone District Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC Section 18.52.100.B. 2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. 3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to the approval criteria in TMC Section 18.52.100.B. Bioretention may also be used as required landscaping subject to the approval criteria in TMC Section 18.52.100.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian- oriented space. 4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage. 7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR. 8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. 9. Only required along public streets. 10. Increased to 10 feet for residential uses; or if adjacent to residential uses or non-TSO zoning. 11. In the MDR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be placed between the garden and the street. 12. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to accommodate other uses commonly found in these districts if the criteria in TMC Section 18.52.100.D are met. 13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if buildings are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street parking areas is provided. (Ord, 2580 §6, 2018; Ord. 2523 §8, 2017; Ord. 2442 §1, 2014; Ord, 2251 §61, 2009; Ord, 2235 §13, 2009; Ord, 1872 §14 (part), 1999) 18.52.040 Screening and Visibility A. Screening. 1. Screening of outdoor storage, mechanical equipment and garbage storage areas and fences: a. Outdoor storage shall be screened from abutting public and private streets and from adjacent properties. Such screens shall be a minimum of 8 feet high and not less than 60% of the height of the material stored. The screens shall be specified on the plot plan and approved by the Community Development Director. In the MDR and HDR zones, outdoor storage shall be fully screened from all public roadways and adjacent parcels with a high obscuring structure equal in height to the stored objects and with a solid screen of exterior landscaping. b. Ground level mechanical equipment and garbage storage areas shall be screened with evergreen plant materials and/or fences or masonry walls. c. Fences. All fences shall be placed on the interior side of any required perimeter landscaping. 2. A mix of evergreen trees and evergreen shrubs shall be used to screen blank walls. 3. Evergreen shrubs and evergreen trees shall be used for screening along rear property lines, around solid waste/recycling areas, utility cabinets and mechanical equipment, and to obscure grillwork and fencing associated with subsurface parking garages. Evergreen shrubs and trees shall be pruned so that 18 inches visibility at the base is maintained. B. Visibility. 1. Design of new landscaping and maintenance of existing landscaping shall consider Crime Prevention Through Environmental Design (CPTED) principals and visibility for safety and views. Appropriate plant species shall be specified to avoid the need for excessive maintenance pruning. 2. Landscaping shall not obstruct views from or into building windows, the driveway, sidewalk or street. Landscape design shall allow for surveillance from streets and buildings and avoid creating areas that might harbor criminal activity. 3. Landscaping at crosswalks and other locations where vehicles and pedestrians intersect must not block pedestrians' and drivers' views. 4. In general, deciduous trees with open branching structures are recommended to ensure visibility to retail establishments. More substantial shade trees or evergreens are recommended in front of private residences. (Ord. 2523 §0, 2017) 18.52.050 Significant Tree Retention A. All significant trees located within any required landscape area that are not dead, dying, diseased, or a nuisance species, as identified in the Tukwila Approved Tree List, and that do not pose a safety hazard or conflict with overhead utility lines as determined by the City or an ISA certified arborist, shall be retained and protected during construction with temporary fencing or other enclosure, as appropriate to the site and following Best Management Practices for tree protection (see TMC Chapter 18.54). B. Topping of trees is prohibited and is subject to replacement. Additionally, pruning of more than 25% of canopy in a 36 month period is prohibited and is subject to replacement per TMC 18.52.110 Table C. BC. Retained significant trees may be counted towards required landscaping. Additionally, the required landscaping may be reduced in exchange for retaining significant trees subject to Director approval and per TMC 18.52.100.F. For each 2% of effective canopy cover provided by preserved trees incorporated into a development 70ot landscape requirement may be reduced for any one development. Approval is required per TMC Section 18.52.100 GD. The area designated for protection will vary based on the tree's diameter, species, age, and the characteristics of the planted area, and Best Management Practices for protection shall be utilized (see TMC Chapter 18.54). Property owners may be required to furnish a report by an ISA certified arborist to document a tree's condition if a tree is to be retained. The Director may require that an ISA certified arborist be retained to supervise tree protection during construction. Grade changes around existing trees within the critical root zone are not allowed. (Ord 2523 § 10, 201 ) 18.52.055 Tree Protection Standards All trees not proposed for removal as part of a project or development shall be protected using Best Management Practices and the standards below. 1. The Critical Root Zones (CRZ) for all trees desiqnoted for retention, on site or on adjacent property as a00|iC8b|e. shall b8identified 0nall construction V|anS. indudin0demolition, 0n8dinq.civil and landscape site plans. 2. Any roots within the CRZ exposed durinq construction shall be covered immediately and kept moist with appropriate materials. The City may require a third -party Qualified Tree Professional tnreview long-term viability of the tree. 3. Physical barriers, such an0-fzn chain link fence nrplywood nrother approved equivalent, shall beplaced around each individual tree Vrq0Vpinq atthe CRZ. 4. Minimum distances from the trunk for the physical barriers shall be based on the approximate age of the 1v39(heiqht and canopy) aSfollows: a. YVunq trees (tn88S which have reached |SSS than 2096 of life expectancy): 0.75 per inch of trunk diameter. b. Mature trees (trees which have reached 20-80% of life expectancy): 1 foot per inch of trunk diameter. C. Over mature trees (trees which have reached Oreat8,than 00%Oflife exp8ct8nnv:1.5feet per inch Oftrunk diameter. 5. Alternative protection methods may be used that provide equal or greater tree protection if approved by the Director. & Aweatherproof sign shall bminstalled nnthe fence orbarrier that reads: "TREE PROTECTION ZONE — THIS FENCE SHALL NOT BEREMOVED ORENCROACHED UPON. No soil disturbanoe, parkinO, stnroge, dumping or burning of materials is allowed within the Critical Root Zone. The value of this tree io$ [insert value oftree aodetermined byaQualified Tree Professional hone[ Damage 0athis tree due k) construction activity that results in the death Or necessary removal of the tree is subject to the ViO|3UOnS section Of TMC Chapter 18.54.^ T. All tree protection measures installed shall be inspected by the City and, if deemed necessary a Qualified Tree Professional, prior 0obeginning construction nrearth moving. 8. Any branches or limbs that are outside of the CRZ and might be damaged by machinery shall be pruned prior to COnSbu[1iOn by o Qualified Tree P0f8SSiOn3|. NO construction personnel shall prune affected limbs 8xC80t under the direct supervision ofaQualified Tree Professional. 8. The CR2 Sh8U be C0v8nBU with 4 to O iOCh8S of wood chip mulch. Mulch Sh8U not be p|8C8d directly aqain3t the trunk. A0'inoharea around the trunk shall befree Ofmulch. Additional measures, such anfertilization Or supplemental wator, shall be carried Out prior to the start of construction if deemed necessary by the Qualified Tree Professional's report to prepare the trees for the stress of construction activities. 10. NO 5hurVqeofequipment orrefuse, parkinq of vehicles, dumpinO of materials or chemicals, or placement Vfpermanent heavy structures Oritems shall occur within the CRZ. 11. NV On8dech8nO8sUrsoil distUrbanC8, indudinq tnanohinq, shall be allowed within the CRZ. Grade chanqes within 10 feet of the CRZ shall be approved by the City prior to implementation. 12. The applicant i3responsible for ensuhOq that the CRZ0ftrees ODadjacent properties are not impacted bythe proposed development. 13. Apre-construction inspection shall beconducted bythe City h]finalize tree protection actions. 14. Post -construction inspection of protected trees shall be conducted by the City and, if deemed necessary by the City. 8 Qualified Tn88 Professional. All C0r[8CUv8 or reparative 00Oinq will be conducted by Qualified T[88 Professional. 18.52.060 Plant Material Requirements and Tree Standards A. Plant Material Requirements. 1. Plants shall meet the American Standard for Nursery Plant Stock Nursery and Landscape ASSOCGdOO-AN|A\(ANSI Z8O.1\@Sitnow reads and 8Shereafter amended, and shall behealthy, vigorous and w8|- fnnn8d.with weU'd8v8|Op8d.fibrous root systems, free from dead branches Orroots. Plants shall bHfree from damage C8uS8d by temperature 8X1[000S, pre -planting or OO-SiO3 S03[3g0' |8Ck of or 8XCeSS 0UiS1U[O' iOS8StS' diSU8S8' and 39 mechanical injury. Plants in leaf shall be well foliated and of good color. Plants shall be habituated to outdoor environmental conditions (i.e. hardened -off). 2. Evergreen trees shall be a minimum of 6 feet in height at time of planting. 3. Deciduous trees shall have at least a 2-inch caliper at time of planting as measured 4.5 feet from the ground, determined according to the American Standard for Nursery Stock as it now reads and as hereafter amended. 4. Shrubs shall be at least 18 inches in height, and full and bushy at time of planting. 5. New plant materials shall include native species or non-native species with lower water requirements and that are adapted to the climatic conditions of the Puget Sound Region. There must be a diversity of tree and shrub genus and species in the site landscaping, taking into account species in existing development around the site. a. If there are more than 8 required trees, no more than 40 percent may be of one species. b. If there are more than 24 required trees, no more than 20 percent may be of one species. c. If there are more than 25 required shrubs, no more than 50 percent may be of one species. 6. Any species that is listed on the State of Washington or King County noxious weed lists or otherwise known to be a nuisance or invasive shall not be planted. 7. Plant materials shall be selected that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, cultural requirements, tolerance to urban conditions, maintenance needs and growth characteristics. 8. The classification of plant material as trees, shrubs and evergreens shall be as listed in the Hortus Third, A Concise Dictionary of Plants Cultivated in the U.S. and Canada, as it now reads and as hereafter amended. 9. Plant material requirements for bioretention facilities shall be in accordance with the City's Bioretention Plant List, unless approved by staff. 10. Non -developed site areas, such as utility easements, shall be landscaped and/or treated with erosion control planting or surfacing such as evergreens, groundcover, shrubs, trees, sod or a combination of similar materials. In areas with overhead utility lines, no shrubs or trees shall be allowed that could mature over 20 feet in height. Trees should not be planted within 10 feet of underground utilities, such as power, water, sewer or storm drainage pipes. B. Tree Standards. 1. Tree species shall be appropriate for the planting environment as determined by the Department Director in consultation with the City environmentalist and shall seek to achieve a balance of the following: a. Consistency with Tukwila Approved Tree List or the City's Bioretention Plant List. b. Compatibility with space constraints for roots and branches at maturity. c. Adequate species diversity Citywide and reasonable resistance to pests and diseases. 2. Trees shall be provided adequate spacing from new and existing trees according to the following standards wherever possible: a. Trees categorized as small stature on the tree list shall be spaced no greater than 20 feet on center and not closer than 15 feet on center from other newly planted or existing trees. b. Trees categorized as medium stature on the tree list shall be spaced no greater than 30 feet on center and not closer than 20 feet on center from other newly planted or any existing trees. c. Trees categorized as large stature on the tree list shall be spaced no greater than 40 feet on center and not closer than 30 feet on center from other newly planted or existing trees. d. Any tree determined to have a mature spread of less than 20 feet (a columnar or fastigiate variety) is discouraged except under specific conditions and shall be considered a small stature tree and spaced accordingly. 3. Trees shall be placed according to the following standards: a. Small stature trees shall be planted with the center of their trunks a minimum of 2 feet from any hard surface paving. b. Medium stature trees shall be planted with the center of their trunks a minimum of 2.5 feet from any hard surface paving. c. Large stature trees shall be planted with the center of their trunks a minimum of 3 feet from any hard surface paving. d. Trees shall generally be planted a minimum of: (1) 4 feet on center from any fire hydrant, above -ground utility or utility pole; (2) 2 feet on center from any underground utility; 40 (3) 5 feet on center from a street light standard; (4) 20 feet from a street intersection; however, a greater or lesser corner setback may be required based on an analysis of traffic and pedestrian safety impacts. (5) 5 to 10 feet from building foundations depending on species. 4. Where there are overhead utility lines, the tree species selected shall be of a type which, at full maturity, will not interfere with the lines or require pruning to maintain necessary clearances. 5. Root barriers may be installed according to the manufacturer's specifications when a tree is planted within 5 feet of any hard surface paving or utility feature and in areas where structural soil is not required, subject to approval by the Department Director in consultation with the City's environmentalist. 6. Low water usage species are encouraged in order to minimize future irrigation requirements, except where site conditions within the required landscape areas ensure adequate moisture for growth. 7. Shade trees should be planted to shade buildings' east- and west -facing windows to provide a balance between summer cooling and winter heating through solar gain. (Ord. 2523 §11, 2017) 18.52.070 Soil Preparation, Planting and Irrigation A. Soil Preparation and Planting. 1. For landscaping in sidewalks and parking lots, or in limited areas of soil volume, structural soils (Cornell University product or similar) must be used to a preferred depth of 36 inches to promote tree root growth and provide structural support to the paved area. Minimum soil volumes for tree roots shall be 750 cubic feet per tree (see specifications and sample plans for CU-Structural Soils). Trees and other landscape materials shall be planted according to specifications in "CU Structural Soils — A Comprehensive Guide," as it now reads and as hereafter amended, or using current Best Management Practices (BMPs) as approved by the Director. Suspended pavement systems (Silva Cells or similar) may also be used if approved by the Director. 2. For soil preparation in bioretention areas, existing soils must be protected from compaction. Bioretention soil media must be prepared in accordance with standard specifications of the Surface Water Design Manual, adopted in accordance with TMC Chapter 14.30, to promote a proper functioning bioretention system. These specifications shall be adhered to regardless of whether a stormwater permit is required from the City. 3. For all other plantings (such as large planting areas where soil volumes are adequate for healthy root growth with a minimum volume of 750 cubic feet per tree), soils must be prepared for planting in accordance with BMP T5.13, "Post Construction Soil Quality and Depth," from the Washington Department of Ecology Stormwater Management Manual for Western Washington (as it now reads and as hereafter amended), regardless of whether a stormwater permit is required by the City. 4. The applicant will be required to schedule an inspection by the City of the planting areas prior to planting to ensure soils are properly prepared. Soil must be amended, tilled and prepped to a depth of at least 12 inches. 5. Installation of landscape plants must comply with BMPs including: a. Planting holes that are the same depth as the size of the root ball and two to three times wider than the root ball. b. Root balls of potted and balled and burlapped (B&B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. All burlap and all straps or wire baskets must be removed from B&B plants prior to planting. c. The top of the root flare, where the roots and the trunk begin, should be placed at grade. The root ball shall not extend above the soil surface and the flare shall not be covered by soil or mulch. d. If using mulch around trees and shrubs, maintain at least a 6-inch mulch -free ring around the base of the tree trunks and woody stems of shrubs. If using mulch around groundcovers until they become established, mulch shall not be placed over the crowns of perennial plants. B. Irrigation. 1. The intent of this standard is to ensure that plants will survive the critical establishment period when they are most vulnerable due to lack of watering and to ensure their long term viability. 2. All required plantings must be served by a permanent automatic irrigation system, unless approved by the Director. 41 a. Irrigation shall be designed to conserve water by using the best practical management techniques available, including BMPs, for daily timing of irrigation to optimize water infiltration and conservation. These techniques may include, but not be limited to: drip irrigation (where appropriate) to minimize evaporation loss, moisture sensors to prevent irrigation during rainy periods, automatic controllers to ensure proper duration of watering, sprinkler head selection and spacing designed to minimize overspray, and separate zones for turf and other landscaping and for full sun exposure and shady areas to meet watering needs of different sections of the landscape. b. Exceptions to the irrigation requirement may be approved by the Director, such as xeriscaping (i.e., low water usage plantings), plantings approved for low impact development techniques, established indigenous plant material, or landscapes where natural appearance is acceptable or desirable to the City. However, those exceptions will require temporary irrigation until established. 3. All temporary irrigation must be removed at the end of the 3-year plant establishment period. (Ord. 2523 §12, 2017) 18.52.080 Maintenance and Pruning A. Any landscaping required by this chapter shall be retained and maintained by the property owner for the life of the development in conformance with the intent of the approved landscape plan and this chapter. Maintenance shall also include keeping all planting areas free of weeds and trash and replacing any unhealthy or dead plant materials. B. Green roofs or rooftop gardens shall be maintained to industry standards and any dead or dying plant material replaced. C. Pruning of trees and shrubs is only allowed for the health of the plant material, to maintain sight distances or sight lines, or if interfering with overhead utilities. All pruning must be done in accordance with American National Standards Institute (ANSI) A-300 specifications, as it now reads and as hereafter amended. D. No tree planted by a property owner or the City to fulfill landscape requirements, or any existing tree, may be topped or removed without prior approval from the City. Any tree topped or removed without approval shall be subject to code enforcement action per TMC Chapter 8.45 in addition to the requirements of TMC Section 18.52.110, "Violations." E. Private property owners shall collect and properly dispose of all landscaping debris. Private property landscaping debris shall not be placed or blown into the public right-of-way for City collection. Violations will be subject to code enforcement action per TMC Chapter 8.45. F. As trees along the street frontages mature, they shall be limbed up, using proper ISA pruning techniques, to a minimum height of 8 to 18 feet depending on location of tree (over sidewalk, adjacent to road, etc.) to allow adequate visibility and clearance for vehicles. Trees may be pruned to improve views of signage and entryways by using such techniques as windowing, thinning, and limbing up; however, no more than 1/4 of the canopy may be removed within any 2-year period. All pruning shall be done in accordance with ANSI Standard A-300 specifications, as it now reads and as hereafter amended. G. Trees may only be pruned to lower their height to prevent interference with an overhead utility line with prior approval by the Director. The pruning must be carried out under the direction of an ISA certified arborist. The crown shall be maintained to at least 2/3 the height of the tree prior to pruning. Otherwise, trees shall not be topped -Illegal topping is subject to replacement. Additionally, pruning of more than 25% of canopy in a 36 month period is prohibited and is subject to replacement per TMC 18.52.110 Table C. (Ord. 2523 §13, 2017) 18.52.090 Landscape Plan Requirements A. Landscape plan design shall take into consideration the mature size of proposed landscape materials to minimize the future need for pruning (i.e. placement such that mature trees and shrubs will not cause problems for foundations, obscure signage, grow too close to overhead or underground utility lines, obstruct views of traffic, etc.). B. A Washington State licensed landscape architect or other accredited landscape design professional shall prepare the landscape plans in accordance with the standards herein. Detailed plans for landscaping and screening shall be submitted with plans for building and site improvements. The plans shall, at a minimum, include the type, quantity, spacing and location of plants and materials; typical planting details; soil amendment/installation; tree protection details as applicable; and the location of irrigation systems and significant trees within 20 feet of the property line on adjacent properties. Underground and at -ground utilities shall be shown on the plans so that planting conflicts 42 are avoided. A detailed list of items to be included on the landscape plan is available in the Landscape Plan handout, available on-line or at the offices of the Department of Community Development. C. Installation of the landscaping and screening shall be completed and a Landscaping Declaration submitted by the owner or owner's agent prior to issuance of the Certificate of Occupancy. Any plant substitutions shall be noted on the Declaration. If necessary, due to weather conditions or construction scheduling, the installation may be postponed to the next planting season (October — April) if approved by the Director and stated on the building permit. A performance assurance device equal to 150% of the cost of the labor and materials must be provided to the City before the deferral is approved. (Ord. 2523 §14, 2017; Ord. 2368 §53, 2012; Ord, 2251 §65, 2009; Ord, 1971 §19, 2001; Ord, 1872 §14 (part), 1999) 18.52.100 Request for Landscape Modifications A. G Revisions to existing landscaping may be approved only if the following criteria are met: 1. The or revision does not reduce the landscaoina to the point that activities on the site become a nuisance to rsadjacent properties; and a2.. Proposed vegetation removal, replacement and any mitigation measures r000sed are consistent with the purpose and intent given inof this chapter and brings landscaping into conformance with standards of TMC 18.52 ; _ 3.b. Proposed revision her orooerty in the vicini 43. Any trees proposed to be removed shall be replaced with trees of similar or larger size at a minimum ratio of 1:1. In addition, if trees are removed due to conflicts with utilities, these trees shall be replaced based on the tr not be detrimental to the AB. The following deviations na ations to the requirements of this chapter may be considered either as a Type 2, Special Permission Director decision, or through design review if the project is subject to that process. 1. Deviation from Modifications to the requirements of Type I, II, or III landscaping, including but not limited to the use of the landscape area for pedestrian and transit facilities, landscape planters, rooftop gardens or green roofs, terraced planters or green walls, or revisions to existing landscaping. 5. The amount of landscaping on commercially zoned roperties ma be reduced b 15°° if buildings are moved to the front of the site with no parking between the building and the front landsca inato create a more pedestrian friendly site design, 2. Clustering and/or averaging of required landscaping. The landscape perimeter may be clustered if the total required square footage is achieved, unless the landscaping requirement has been increased due to proximity to LDR, MDR or HDR. In addition, up to 50% of the perimeter landscaping may be relocated to the interior parking to provide more flexibility for site organization. 3. Substitution of bioretention facility for required landscaping for Type I or II landscaping. Landscaping in a bioretention facility that includes trees, shrubs and groundcover may be counted up to 100% towards required landscaping depending on the location, type of bioretention facility proposed and proposed use. 4. Credit for retained significant trees towards landscaping requirement. B. The following criteria apply to requests for deviation from to modify any required landscaping standards. 1. The deviationmodification or revision does not reduce the landscaping to the point that activities on the site become a nuisance to neighbors; and 2. The modification or revision does not diminish the quality of the site landscape as a whole; and 3. One or more of the following are met: a. The modification or revision more effectively screens parking areas and blank building walls; or b. The modification or revision enables significant trees or existing built features to be retained; or c. The modification or revision is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses; or 43 d. The modification or revision is used to incorporate pedestrian or transit facilities; or e. The modification is for properties in the NCC or RC districts along Tukwila International Boulevard, where the buildings are brought out to the street edge and a primary entrance from the front sidewalk as well as from off-street parking areas is provided; or f. The modification is to incorporate alternative forms of landscaping such as landscape planters, rooftop gardens, green roof, terraced planters or green walls; or g. The modification is to incorporate a community garden, subject to the provisions of TMC Section 18.52.030, Note 11. C. Revisions to existing landscaping may be approved only if the following criteria aro t a• nuicanco to noighberc; and 2: . ,•: C. Clustering or perimeter averaging of landscaping may be considered if: 1. It does not diminish the quality of the site landscape as a whole; and 2. It does not create a nuisance to adjacent properties; and 3. If adjacent to residential development, the impacts from clustering are minimized; and 4. One or more of the following criteria are met: a. Clustering or perimeter averaging of plant material allows more effective use of the industrial property; or b. Clustering or perimeter averaging of landscaping enables significant trees to be retained; or c. Clustering or perimeter averaging is used to reduce the number of driveways and curb cuts and/or allow joint use of parking facilities between neighboring businesses; or d. Clustering or perimeter averaging avoids future conflicts with signage. D. Landscaping in a bioretention facility, which includes trees, shrubs, and groundcovers as identified on the City's approved Bioretention Plant List and as regulated in TMC Chapter 14.30, may be counted up to 100% towards required Type I or Type II landscaping. Bioretention facilities shall not be counted towards required Type III landscaping. All of the following criteria must be met: 1. The bioretention facility has been designed by a professional trained or certified in low impact development techniques; and 2. The landscaping meets the screening requirements of the specified landscape type; and 3. Public safety concerns have been addressed; and 4. The number of trees required by the landscape type are provided. F. Credit forRetained significant trees. 1. Credit for retained significant trees may be counted towards required landscaping if the following criteria are met: a. Assessment of trees by an ISA certified arborist as to tree health, value of the trees and the likelihood of survivability during and after construction is provided; and b. Retention of tree(s) supports the Tukwila Comprehensive Plan urban tree canopy goals and policies; and c. A financial assurance is posted based on 150% of the value of the retained tree(s) to ensure tree replacement should the retained trees be damaged or die as a result of construction impacts. The financial assurance shall be retained for three years. 2. The value of the significant tree(s) to be retained, as determined by an ISA certified arborist, shall be posted on the tree prior to site preparation and retained throughout the construction of the project. (rd. 2523 §15, 2017) 44 18.52.110 Violations A. Violations. The following actions shall be considered a violation of this chapter: 1. Any removal or damage of landscaping that is required by this chapter. 2. Topping or excessive pruning of trees or shrubs, except as explicitly allowed by this chapter. 3. Failure to replace dead landscaping materials. B. Penalties. In addition to any other penalties or other enforcement actions, any person who fails to comply with the provisions of this chapter also shall be subject to a civil penalty assessed against the violator as set forth herein. Each unlawfully removed or damaged tree shall constitute a separate violation. 1. The amount of the penalty shall be assessed based on Table B below. The Director may elect not to seek penalties or may reduce the penalties if he/she determines the circumstances do not warrant imposition of any or all of the civil penalties. 2. Penalties are in addition to the restoration of removed plant materials through the remedial measures listed in TMC Section 18.52.110.C. 3. It shall not be a defense to the prosecution for a failure to obtain a permit required by this chapter that a contractor, subcontractor, person with responsibility on the site or person authorizing or directing the work erroneously believes a permit was issued to the property owner or any other person. TABLE B — Fines Type of Violation Allowable Fines per Violation Removal or damage of trees or specimen shrubs without applying for and obtaining required City approval $1,000 per tree, or up to the marketable value of each tree removed or damaged as determined by an ISA certified arborist. C. Remedial Measures. In addition to the penalties provided in TMC Section 18.52.110.B, the Director shall require any person conducting work in violation of this chapter to mitigate the impacts of unauthorized work by carrying out remedial measures. 1. Any illegal removal of required trees shall be subject to obtaining a tree permit and replacement with trees that meet or exceed the functional value of the removed trees. In addition, any shrubs and groundcover removed without City approval shall be replaced. 2. To replace the tree canopy lost due to the tree removal, additional trees must be planted on -site. Payment may be made into the City's Tree Fund if the number of replacement trees cannot be accommodated on -site. The number of replacement trees required will be based on the size of the tree(s) removed as stated in Table C. TABLE C — Tree Replacement Requirements Diameter* of Tree Removed (*measured at height of 4.5 feet from the ground) Number of Replacement Trees Required 4-6 inches (single trunk) OR 2 inches (any trunk of a multi -trunk tree) 3 Over 6-8 inches 4 Over 8-20 inches 6 Over 20 inches 8 D. Enforcement. It shall be the duty of the Community Development Director to enforce this chapter pursuant to the terms and conditions of TMC Chapter 8.45 or as otherwise allowed by law. E. Inspection Access. 1. For the purposes of inspection for compliance with the provisions of a permit or this chapter, authorized representatives of the Community Development Director may enter all sites for which a permit has been issued. 2. Upon completion of all requirements of a permit, the applicant shall request a final inspection by contacting the planner of record. The permit process is complete upon final approval by an authorized representative of the Community Development Director. (Ord. 2523 § 16, 2017) 45 .54 Sections: 18.54.010 Purpose 18.54.020 Scope 18.54.030 Tree Permit Required 18.54.040 Permit Submittal Requirements 18.54.050 Permit Approval Criteria, General 18.54.060 Tree Retention Standards 18.54.070 Tree Protection Standards 18.54.080 Tree Replacement Standards 18.54.090 Tree Relocation 18.54.100 Tree Fund 18.54.110 Performance Assurance 18.54.120 Liability 18.54.130 Permit Processing and Duration 18.54.140 Permit Exceptions 18.54.150 Permit Conformance 18.54.160 Soil Preparation, Plant Material and Maintenance Standards 18.54.170 Heritage Trees and Heritage Groves 18.54.180 Approved and Prohibited Trees 18.54.190 Violations 18.54.200 Remedial Measures 18.54.210 Enforcement 18.54.010 Purpose A. The purpose of this chapter is to implement the Urban Forestry Comprehensive Plan goals; to maintain and increase tree canopy throughout the City; and to provide requirements for tree maintenance, tree retention and protection. Trees and their canopy act to improve air quality, promote the public health, reduce human -related stress, increase property values, reduce heat islands, and reduce storm water flows. The tree regulations also support the Low Impact Development goals of the Comprehensive Plan and the City's National Pollution Discharge Elimination System permit. B. In particular, the purpose of this chapter is to: 1. Protect existing trees prior to and during development; 2. Establish protections for the long-term maintenance of trees and vegetation; 3. Moderate the effects of wind and temperature; 4. Minimize the need for additional storm drainage facilities; 5. Stabilize and enrich the soil and minimize surface water and ground water run-off and diversion which may contribute to increased instability, sedimentation, or turbidity in streams, lakes, or other water bodies; 6. Protect fish, wildlife and their habitats by promoting tree retention and improving water quality; 7. Ensure tree replacement after removal to provide erosion control and to achieve canopy coverage goals; 8. Recognize the importance of Heritage and Exceptional Trees to the history of the community; and 9. Establish procedures for penalties and violations of the tree code. (Ord. 2570 §2, 2018; Ord. 1758 §1 (part), 1995) 47 18.54.020 Applicability This chapter sets forth rules and regulations to control maintenance and clearing of trees within the City of Tukwila on any undeveloped land and any land zoned Low Density Residential (LDR) that is developed with a single family residence For properties located within the Shoreline jurisdiction, -maintenance and removal of vegetation shall be governed by TMC Chapter 18.44, "Shoreline Overlay.". For properties located within a critical area or its associated buffer, the maintenance and removal of vegetation shall be governed by TMC Chapter 18.45 "Critical Areas". TMC Chapter 18.52 "Landscape Requirements" shall govern the maintenance and removal of landscaping on developed properties that are zoned commercial, industrial, or multifamily; and on properties located in the LDR zone that are developed with a non -single family residential use. The most stringent regulations shall apply in case of a conflict. (Ord. 2570 §3, 2018; Ord. 1758 §1 (part)„ 1995) 18.54.030 Tree Permit Required A. Permit Required. 1. A Tree Permit is required prior to work within the Critical Root Zone of any Significant, Exceptional or Heritage Tree or prior to the removal or destruction of any these trees within the City, unless the action is exempt from this chapter. 2. A Tree Permit is required when any person wishes to prune a Heritage Tree in excess of 20% of the existing crown in a two-year period. 3. A request for an exception to the requirements of the chapter shall be processed under a Tree Exception Permit. GB. Tree Removal Exemptions. The following activities are exempt from the permit requirements of this chapter except as noted below: 1. 4-The removal of trees that are less than 6 inches in Diameter at Breast Height (DBH) on a property zoned Low Density Residential and improved with a single-family dwelling. 2. Removal of no more than four trees that are 6-8" DBH on a property zoned Low Density Residential and improved with a single-family dwelling in any 36 month period so long as the property owner submits a tree inventory survey, which includes the following: a. Number of and size of trees to be removed. b. The location of any affected utility lines within the overhead "fall zone" or other built infrastructure. c. Photos of the tree(s) to be removed; d. The method of removal and identification of contractor; and e. Time schedule of tree removal. 23. The removal of Dead Trees outside of the shoreline jurisdiction or a sensitive area or its buffer. 43. Routine maintenance of trees necessary to maintain the health of cultivated plants, or to contain noxious weeds or invasive species as defined by the City of Tukwila or King County, and routine maintenance within rights -of - way related to Interference, Sight Distance, Emergencies or Topping, as codified in TMC Chapter 11.20. Routine maintenance includes the removal of up to 250% of the existing tree crown in a 36 month period. 45. Emergency actions necessary to remedy an immediate threat to people or property, or public health, safety or welfare by a high -risk or extreme -risk tree may be undertaken in advance of receiving a permit. Any person, utility or public entity undertaking such an action shall submit a Tree Permit application within one week of the emergency action and replace tree(s) if required by this chapter. Additional time to apply for a Tree Permit may be granted at the discretion of the Director. 65. The removal of trees in the right-of-way related to a capital project that has a landscaping component that includes trees, where there is adequate room in the right-of-way. 67. Removal of trees as allowed with a Class I -IV forest practices permit issued by the Washington State Department of Natural Resources. (Ord, 2570 §4, 2018; Ord. 1758 §1 (part), 1995) 18.54.040 Permit Submittal Requirements A. Single-family Tree Removal Up to Four Trees. Except for Heritage Trees, the removal of 1 1 Significant Trees within any 36 month period on a property zoned Low Density Residential and improved with a single family dwelling is permitted, subject to the requirements of Table A below and possible tree replacement. Information to be submitted as part of a Tree Inventory Survey shall include the following: 5. Table A Time schedule of trcc rcmoval. Trees °� Tree Permit? 6 8" 4 Inventory Survey >8 12" 2 Yes ,10 18" 2 Yes No ',18° Yes BA. Permit Application. Prior to any tree removal, site clearing or work within the Critical Root Zone, a Tree Permit application must be submitted to the Department of Community Development containing the following information: 1. Site Plan of the proposal showing: a. Diameter, species name, location and canopy of existing Significant Trees in relation to proposed and existing structures, utility lines, and construction limit line; b. Identification of all Significant Trees to be removed and/or relocated; c. Existing and proposed topography of the site at 2-foot contour intervals; and d. Limits of any sensitive area and sensitive area buffer and/or shoreline jurisdiction. 2. Landscape Plan for the proposal showing: a. Diameter, species name, spacing and location of replacement trees to be planted; b. Diameter, species name and location of all Significant Trees to be retained; and c. Vegetation protection measures consistent with the criteria in TMC Section 18.54.060. 3. Professional review or recommendation —for removal of Heritage Trees or as otherwise required. A Qualified Tree Professional report is not required for the permitted removal of trees, other than Heritage Trees, on a lot zoned Low Density Residential and improved with a single-family dwelling. Tree Professional report unless otherwise stated in this chapter, or when the Director determines that tree clearing, site cl-aring or work within the Critical Root Zones may result in adverse impacts requiring remedial measures. A lot zoned Low Density Residential and improved with a single family dwelling. The Director may require a report from a Qualified Tree Professional if replacement trees are required- or when the Director determines that tree removal, site clearing, or work within the Critical Root Zone may result in adverse impacts requiring remedial measures. Third party review of the report or recommendation may be required. The report or recommendation shall address the following: a. The anticipated effects of proposed construction or tree removal on the viability of Significant Trees to remain on -site; b. Recommendations on replacement trees, spacing and maintenance of proposed replacement trees once installed; c. Post -construction site inspection and evaluation; and d. Estimated cost of maintenance of replacement trees for the purposes of calculation of financial assurance, if required. 4. A photo of the tree(s) to be impacted or removed. 49 5. Time schedule. Proposed time schedule of vegetation removal, relocation and/or replacement, and other construction activities that may affect on -site vegetation, sensitive area, sensitive area buffer, and/or shoreline zone. G. See Table B for the number of replacement trees required, if any. BD. Permit Materials Waiver. The Director may waive the requirement for any or all plans or permit items specified in this section upon finding that the information on the application is sufficient to demonstrate that the proposed work will meet the approval criteria detailed in this chapter and other City ordinances. Such waiver of a requirement shall not be construed as waiving any other requirements of this chapter or related regulations. CE. Permit Application Fee. A Tree Permit fee shall be paid at the time an application or request is filed with the department, pursuant to TMC Section 18.88.010, except as otherwise noted in this chapter. All fees shall be paid according to the Land Use Fee Schedule in effect at the time of application. There is no permit fee for submittal of the Tree Inventory Survey. (Ord, 2570 §5, 2018) 18.54.050 Permit Approval Criteria, General All Tree Permit applications shall meet the criteria outlined below for approval. 1. Existing trees will be retained on -site to the maximum extent possible as required by TMC Section 18.54.060 and as recommended in the Qualified Tree Professional report, if applicable. 2. Tree protection will be implemented as required in TMC Section 18.54.070. 3. Tree replacement will be implemented as required in TMC Section 18.54.080; unless no replacement is required per TMC 18.54.080 Table A. 4. Tree replacement funds will be deposited into the City of Tukwila Tree Fund, as described in TMC Section 18.54.100, if required. 5. A performance assurance will be submitted as required in TMC Section 18.54.110. (Ord, 2570 §6, 2018; Ord, 175 §1 (part), 1995) 18.54.060 Tree Retention Standards A. As many Significant, Exceptional and Heritage Trees as possible are to be retained on a site proposed for development or re -development, particularly to provide a buffer between development, taking into account the condition and age of the trees. As part of a land use application such as, but not limited to, subdivision or short plat review, design review or building permit review, the Director of Community Development or the Board of Architectural Review may require reasonable alterations to the arrangement of buildings, parking or other elements of the proposed development in order to retain Significant, Exceptional or Heritage non-invasive Trees. B. Topping and pruning of more than 25 percent of the canopy of trees is prohibited and considered removal and subject to replacement requirements of TMC 18.54.080. C. Trees located on undevelopedvacant properties is prohibited excepts,all not be removed except: 1. Those that interfere with access and/or passage on public trails; or 2. When trees, including alders and cottonwoods, have been determined to be one of the following by a Tree Risk Assessment prepared by a Tree Risk Assessor, and where the risk cannot be reduced to Low with mitigation, such as pruning: a. Moderate risk with significant consequences; b. Moderate risk with severe consequences; c. High risk with a Target or Risk Target; or d. Extreme risk. 3. Factors that will be considered in approving such tree removal include, but are not limited to, tree condition and health, age, risks to life or structures, and potential for root or canopy interference with utilities. D. If the number of trees to be removed exceeds the permitted amount in a 36 month period on a property zoned Low Density Residential and improved with a single family dwelling, those trees shall be replaced based on the replacement requirements set forth in TMC Section 18.5/1.080 and Table B. The Director or Planning Commission may require additional trees or shrubs to be installed to mitigate any potential impact from the tree removal. 50 E. Protection of trees shall be a major factor in the location, design, construction and maintenance of streets and utilities. Removal or significant damage that could lead to tree death of Significant, Exceptional or Heritage Trees shall be mitigated with on- or off -site tree replacement as required by this chapter. F. A Qualified Tree Professional shall provide an assessment of any tree proposed for retention in a proposed development to ensure its survivability during construction. G. The Department shall conduct a tree canopy assessment every five years from the date of the adoption of this chapter to ensure the tree canopy goals of the Comprehensive Plan are being met. (Ord, 2570 §7, 2018; Ord, 1758 §1 (part), 1995) 18.54.070 Tree Protection Standards All trees not proposed for removal as part of a project or development shall be protected using Best Management Practices and the standards below. 1. The Critical Root Zones (CRZ) for all trees designated for retention, on site or on adjacent property as applicable, shall be identified on all construction plans, including demolition, grading, civil and landscape site plans. 2. Any roots within the CRZ exposed during construction shall be covered immediately and kept moist with appropriate materials. The City may require a third -party Qualified Tree Professional to review long-term viability of the tree. 3. Physical barriers, such as 6-foot chain link fence or plywood or other approved equivalent, shall be placed around each individual tree or grouping at the CRZ. 4. Minimum distances from the trunk for the physical barriers shall be based on the approximate age of the tree (height and canopy) as follows: a. Young trees (trees which have reached less than 20% of life expectancy): 0.75 per inch of trunk diameter. b. Mature trees (trees which have reached 20-80% of life expectancy): 1 foot per inch of trunk diameter. c. Over mature trees (trees which have reached greater than 80% of life expectancy): 1.5 feet per inch of trunk diameter. 5. Alternative protection methods may be used that provide equal or greater tree protection if approved by the Director. 6. A weatherproof sign shall be installed on the fence or barrier that reads: "TREE PROTECTION ZONE — THIS FENCE SHALL NOT BE REMOVED OR ENCROACHED UPON. No soil disturbance, parking, storage, dumping or burning of materials is allowed within the Critical Root Zone. The value of this tree is $ [insert value of tree as determined by a Qualified Tree Professional here]. Damage to this tree due to construction activity that results in the death or necessary removal of the tree is subject to the Violations section of TMC Chapter 18.54." 7. All tree protection measures installed shall be inspected by the City and, if deemed necessary a Qualified Tree Professional, prior to beginning construction or earth moving. 8. Any branches or limbs that are outside of the CRZ and might be damaged by machinery shall be pruned prior to construction by a Qualified Tree Professional. No construction personnel shall prune affected limbs except under the direct supervision of a Qualified Tree Professional. 9. The CRZ shall be covered with 4 to 6 inches of wood chip mulch. Mulch shall not be placed directly against the trunk. A 6-inch area around the trunk shall be free of mulch. Additional measures, such as fertilization or supplemental water, shall be carried out prior to the start of construction if deemed necessary by the Qualified Tree Professional's report to prepare the trees for the stress of construction activities. 10. No storage of equipment or refuse, parking of vehicles, dumping of materials or chemicals, or placement of permanent heavy structures or items shall occur within the CRZ. 11. No grade changes or soil disturbance, including trenching, shall be allowed within the CRZ. Grade changes within 10 feet of the CRZ shall be approved by the City prior to implementation. 12. The applicant is responsible for ensuring that the CRZ of trees on adjacent properties are not impacted by the proposed development. 13. A pre -construction inspection shall be conducted by the City to finalize tree protection actions. 51 14. Post -construction inspection of protected trees shall be conducted by the City and, if deemed necessary by the City, a Qualified Tree Professional. All corrective or reparative pruning will be conducted by a Qualified Tree Professional. (Ord. 2570 §8, 2018; Ord, 1758 §1 (part), 1995) 18.54.080 Tree Replacement When tree replacement is required, the site shall be planted with trees to meet the following mmkmum requirements: A. Replacement exemption for Single-family Tree Removal. Except for Heritage Trees, the removal of Significant Trees depending on the size within any 36-month period on a property zoned Low Density Residential and improved with a single-family dwelling is permitted, subject to the requirements of Table A below. Table A Single Trees (DBH) # of Trees in 36 month period that can be removed ithout replacement (1) >6-8' 4 >8-18" 2 >18" 1 (1) A combination of trees of different sizes may be removed without replacement so long as the total number of trees removed does not exceed the number allowed for the largest tree removed. B. Replacement Standards 1. Each existing Significant Tree removed, including removal of trees in easements and rights -of -way for the purposes of constructing public streets and utilities, shall be replaced with new tree(s), based on the size of the existing tree as shown below, up to a maximum density of 1007-0 new trees per acre, generally 12-15 feet apart. If the number of required replacement trees exceeds site capacity, payment is required into the City's Tree Fund. 2. Tree Replacement Ratios. Table B establishes tree replacement ratios when Significant, Exceptional or Heritage Trees are removed. For properties zoned Low Density Residential and improved with a single-family dwelling, when the number of trees permitted to be removed in a 36-month period, as shown in Table A, has been exceeded, the replacement ratios set forth in Table B apply. Trees damaged due to natural disasters, such as wind storms, hail, ice or snow storms, and earthquakes, are not required to be replaced. Trees determined to be Defective by the City or a Qualified Tree Professional, are not required to be replaced. -Any tree removal on undeveloped properties is subject to replacement ratios in Table B. Illegal topping and pruning more than 25% in a 36 month period is subject to replacement ratios in Table B. 3. The property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the site's improvement. Replaced trees that do not survive must be replanted in the next appropriate season for planting. 4. If all required replacement trees cannot be accommodated reasonably on the site, the applicant shall pay into the Tree Fund as adopted by Fee Resolution. The fee shall be based on the value of the replacement trees and TABLE B Tree Replacement Requirements Trees Replacement ratio for trees that are subject to replacement (DBH) Trees 6-8" Up to 500 sq. ft. 11 C opyTr 111 >8-18" 501 1,000 ft, Medium Canopy Tree 1:2 2 sq. >18" >1,001 sq. ft. 1:3 3 5. Tree replacement shall also meet the standards in TMC Section 18.54.160. (Ord. 2570 §9, 2018; Ord, 175 (pa 1995) 52 18.54.090 Tree Relocation Tree relocation shall be carried out according to Best Management Practices, and trees proposed for relocation shall have a reasonable chance of survival. (Ord, 2570 §10, 2018; Ord. 1758 §1 (part), 1995) 18.54.100 Tree Fund A. When trees are topped or removed without a permit, or if the number of replacement trees required by Table B cannot be accommodated on -site, the Director shall require payment into the Tree Fund. The fee will be based on the current cost of the following: 1. The cost of purchasing and delivering a 2-inch caliper deciduous or 6-foot evergreen tree; 2. The cost of labor to install a tree; 3. The cost of supplies needed for the installation of a tree, including but not limited to, soil amendments, mulch, stakes, -etc.; and 4. The cost of maintenance of a new tree for at least three years, including but not limited to, watering, weeding, and pruning. B. The cost of a replacement tree shall be updated annually in the Land Use Fee Schedule. C. The money in this fund shall be used by the City or its contractor to purchase, plant and maintain trees on sites in the City. D. Tree funds may be used by a single-family property owner to plant one or more street trees if approved by the Director and by the Public Works Department. The tree species must be approved by the City and be appropriate to the site conditions. The property owner is responsible for the site preparation and maintenance of the street tree, pursuant to TMC Section 18.54.160. (Ord, 2570 §11, 2018; Ord, 1758 §1 (part), 1995) 18.54.110 Performance Assurance To mitigate potential damages that may result from unauthorized tree removal or maintenance, the Director may require the applicant to submit a bond, letter of credit, or other means of assurance acceptable to the City prior to issuance of a Tree Permit, subject to the following provision: 1. Tree Protection Assurance. The applicant may be required to post a three year performance bond or other acceptable security device to ensure the installation, maintenance and adequate performance of tree protection measures during the construction process. The amount of this bond shall equal 150 percent of the City's estimated cost of replacing each replacement tree. The estimated cost per tree shall be the fair market value of the tree. fee established by the City. Prior to DCD final inspection, any protected tree found to be irreparably damaged, severely stressed or dying shall be replaced according to the standards identified in this chapter. The City may release all or part of the bond prior to the conclusion of the bonding period if the applicant demonstrates that the requirements of this section have been satisfied and there is evidence that the protected trees will survive. If trees designated for retention are damaged, they shall be subject to replacement. 2. Tree Maintenance Assurance. Where replacement trees are required, the applicant may be required to post a one-year replacement tree maintenance bond or other acceptable security device to ensure the survival of replacement trees. The amount of the maintenance bond shall equal 150 percent of the cost of plant material, periodic fertilizing and pruning, and labor until tree survival is ensured. In the event a required replacement tree becomes irreparably damaged, severely stressed or dies, the tree shall be replaced according to the standards in this chapter. The City may release all or part of the bond prior to the conclusion of the bonding period if the applicant demonstrates that the requirements of this section have been satisfied and there is evidence that the protected trees will survive. The requirement for tree maintenance shall be recorded on the title of the property and if the property is sold prior to the expiration of the one y-ar replacement tree maintenance bond, the developer shall assign the bond to the purchaser. Submission of annual photos for three years documenting that the tree is in good health will satisfy this requirement for properties zoned Low Density Residential and improved with a single-family dwelling. Trees that do not survive the three year maintenance period shall be replanted and the three year maintenance period shall restart at the time of replanting. 3e , garthquakes, shall be exempt from further replacement. 53 34. The applicant shall provide an estimate of the costs associated with the required performance bond or other security as described above. In lieu of an applicant's estimate, the performance assurance shall be equal to City staff's best estimate of possible costs to meet the above requirements. In no case shall the performance -assurance exceed an amount equal to two and one-half times the current cost of replacing the plants in accordance with the tree replacement provisions of this chapter. 45. The performance assurances shall not be fully released without final inspection and approval of completed work by the City, submittal of any post -construction evaluations or following any prescribed trial maintenance period required in the permit. 56. Performance assurances provided in accordance with this chapter may be enforced in whole or in part by the City upon determination by the Director that the applicant has failed to fully comply with approved plans and/or conditions. (Ord. 2570 §12, 2018; Ord, 1758 §1 (part), 1995) 18.54.120 Liability A. Liability for any adverse impacts or damages resulting from work performed in accordance with a Tree Permit, will be the sole responsibility of the owner of the site for which the permit was issued. B. Issuance of a Tree Permit and/or compliance with permit provisions or conditions shall not relieve an applicant from any responsibility otherwise imposed by law for damage to persons or property in an amount greater than the insured amount required by this chapter. C. Nothing contained in this chapter shall be deemed to relieve any property owner from the duty to keep any tree or vegetation upon his or her property or under his or her control in such condition as to prevent it from constituting a hazard or a nuisance pursuant to TMC Chapter 8.28. D. The amount of any security shall not serve as a gauge or limit to the compensation collected from a property owner as a result of damages associated with any vegetation clearing. E. The applicant shall at all times protect improvements to adjacent properties and public rights -of -way or easements from damage during clearing. The applicant shall restore to the standards in effect at the time of the issuance of the permit any public or private improvements damaged by the applicant's operations. (Ord, 2570 §13, 2018; Ord, 1758 §1 (part), 1995) 18.54.130 Permit Processing and Duration A. All Tree Permits shall be processed as Type 1 decisions. Exceptions to the requirements of this chapter shall be processed as a Type 2 decision. B. If the Tree Permit or Tree Exception Permit application is not approved, the Director shall inform the applicant in writing of the reasons for disapproval. C. Tree permits expire one year after the date the permit is issued. (Ord. 2570 §14, 2018; Ord, 1770 §32, 1996; Ord, 1758 §1 (part), 1995) 18.54.140 Permit Exceptions A. Exception Procedures. An applicant seeking an exception from this chapter shall submit a Tree Exception Permit application in addition to the Tree Permit application. Such application shall fully state all substantiating facts and evidence pertinent to the exception request7 and include supporting maps or plans. The exception shall not be granted unless and until sufficient reasons justifying the exception are provided by the applicant and verified by the City. Approval of the exception is subject to the exception criteria outlined below. B. Exception Criteria: 1. The Director may grant exceptions from the requirements of this chapter when undue hardship may be created by strict compliance with the provisions of this chapter. Any authorization for an exception may prescribe conditions deemed necessary or desirable for the public interest, or necessary to meet the intent of this chapter. 2. An exception to this chapter shall not be granted unless all of the following criteria are met: a. Strict compliance with the provisions of this code may jeopardize project feasibility or reasonable use of property. b. Proposed tree removal, replacement, and any mitigative measures proposed, are consistent with the purpose and intent given in this chapter. 54 c. The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other property in the vicinity. 3. In addition to the above criteria, the Director may also require review of an exception request by a third party Qualified Tree Professional at the expense of the applicant. (Ord. 2570 §15, 2018; Ord, 1758 §1 (part), 1995) 18.54.150 Permit Conformance All work must be performed in accordance with approved Permit plans specified in this chapter or revised plans as may be determined by the Director. The applicant shall obtain permission in writing from the Director prior to modifying approved plans. (Ord. 2570 §16, 2018; Ord. 175 §1 (part), 1995) 18.54.160 Soil Preparation, Plant Material and Maintenance Standards A. Soil Preparation. 1. Soils must be prepared for planting by incorporating compost and/or topsoil to a depth of 12 inches throughout the planting area. 2. An inspection of the planting areas prior to planting may be required to ensure soils are properly prepared. 3. Installation of plants must comply with Best Management Practices including, but not limited to: a. Planting holes that are the same depth as the size of the root ball and two to three times wider than the root ball. b. Root balls of potted and balled and burlapped (B&B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. All burlap and all straps or wire baskets must be removed from B&B plants prior to planting. c. The top of the root flare, where the roots and the trunk begin, should be placed at grade. The root ball shall not extend above the soil surface and the flare shall not be covered by soil or mulch. For bare root plants, ensure soil beneath roots is stable enough to ensure correct height of the tree. d. If using mulch around trees and shrubs, maintain at least a 4-inch mulch -free ring around the base of the tree trunks and woody stems of shrubs. If using mulch around groundcovers until they become established, mulch shall not be placed over the crowns of perennial plants. B. Plant Material Standards. 1. Plant material shall be healthy, vigorous and well -formed, with well -developed, fibrous root systems, free from dead branches or roots. Plants shall be free from damage caused by temperature extremes, pre -planting or on - site storage, lack of or excess moisture, insects, disease, and mechanical injury. Plants in leaf shall show a full crown and be of good color. Plants shall be habituated to outdoor environmental conditions (i.e. hardened -off). 2. Evergreen trees shall be a minimum of 6 feet in height at time of planting. 3. Deciduous trees shall have at least a 2-inch caliper at time of planting as measured 4.5 feet from the ground, determined according to the American Standard for Nursery Stock as it now reads and as hereafter amended. 4. Smaller plant stock may be substituted on a case -by -case basis with approval of the City's environmental specialist. 5. Tree spacing shall take into account the location of existing and new trees as well as site conditions. 6. Where there are overhead utility lines, the tree species selected shall be of a type which, at full maturity, will not interfere with the lines or require pruning to maintain necessary clearances. C. Tree Maintenance and Pruning. 1. Pruning of trees should be (1) for the health of the plant material, (2) to maintain sight distances or sight lines, or (3) if interfering with overhead utilities. All pruning must be done in accordance with American National Standards Institute (ANSI) A300 specifications, as it now reads and as hereafter amended. No more than 25% of the tree canopy shall be pruned in any two-year period, except for fruit trees that are being pruned to increase harvest potential. Any tree pruned in excess of 25% of the canopy shall be subject to replacement ratios listed under TMC 18.54.080. 2. All protected and replacement trees and vegetation shown in approved Tree Permit shall be maintained in a healthy condition by the property owner throughout the life of the project, unless otherwise approved by the Director in a subsequent Tree Permit. 55 3. Trees may only be pruned to lower their height to prevent interference with an overhead utility line with prior approval by the Director. The pruning must be carried out under the direction of a Qualified Tree Professional or performed by the utility provider under the direction of a Qualified Tree Professional. The crown shall be maintained to at least 2/3 the height of the tree prior to pruning. (Ord, 2570 §17, 2018; Ord, 1758 §1 (part), 1995) 18.54.170 eritage Trees and Heritage Groves A. Heritage Trees or a Heritage Grove must be nominated for designation by, or approved for nomination by, the owner of the property on which the tree or grove is located. B. Designation Criteria. A tree or grove that meets the basic definition of Heritage Tree or Heritage Grove must also meet one or more of the following criteria: 1. Has exceptional national, state or local historical significance including association with a historical figure, property, or significant historical event; or 2. Has an exceptional size or exceptional form for its species; or 3. Has an exceptional age for its species; or 4. Is the sole representative of its species in the area; or 5. Has exceptional botanical or ecological value. C. Once approved, the Heritage Tree or Heritage Grove shall be identified by signage that provides information as to the tree's or grove's significance. D. Heritage Tree or Heritage Grove Development Review. 1. When development is proposed for property that contains a Heritage Tree or Grove, and the Director determines that the proposed development may affect a Heritage Tree, the property owner must have a tree preservation plan prepared by a Qualified Tree Professional as approved by the Director demonstrating how the Heritage Tree will be protected and preserved. A Heritage Tree shall be preserved using the tree protection and retention criteria of this chapter. 2. A tree preservation plan shall be composed of the following: a. A site plan indicating the location of Heritage Tree(s). b. The methods to be used to preserve the Heritage Tree(s). c. A mitigation plan indicating the replacement trees or additional new trees to be placed on the site. The mitigation plan should demonstrate, to the extent possible, that the character of the site will not substantially change as a result of development. 3. Site design adjustments may be approved in some cases for the subject property or an affected adjacent parcel, as follows: a. Up to a 20% variance to front, side, and/or rear yard setback standards to retain a Heritage Tree(s) or Grove may be reviewed and granted as part of the underlying land use or construction permit. The adjustment shall be the minimum necessary to accomplish preservation of the Heritage Tree(s) or Grove on site and shall not conflict with other adopted ordinances or conditions placed on the property. b. Up to a 10% variance to the lot size and/or the lot width requirements in approving any land division if necessary to retain Heritage Tree(s) or Grove. 4. Removal of a Heritage Tree. No person may cut or remove a Heritage Tree without approval of a Type 2 permit. The Tree Permit may be approved if one or more of the criteria below is met: a. Retention of the tree would make reasonable use of the property allowed under the current zoning impractical or impossible; or b. The removal is necessary to accommodate a new improvement, structure or remodeled structure, and no alternative exists for relocation of the improvement on the site, or that variances to setback provisions will not allow the tree to be saved or will cause other undesirable circumstances on the site or adjacent properties; or c. The tree is hazardous, diseased or storm damaged and poses a threat to the health, safety or welfare of the public; or d. The tree has lost its importance as a Heritage Tree due to damage from natural or accidental causes, or is no longer of historic or natural significance; or e. The tree needs to be removed to accomplish a public purpose and no practical alternative exists. 5. The limb structure or crown of a Heritage Tree may be pruned in any one-year period without obtaining a Type 2 permit provided that at least 80% of the existing tree crown remains undisturbed. 6. Any person who wishes to prune a Heritage Tree or Grove in excess of 20% of the existing crown shall apply for a Tree Permit and meet the following criteria. a. The protected tree shall be pruned following acceptable arboricultural standards; and b. The tree shall be pruned in a manner that ensures safety to public and private property and shall be carried out by a Qualified Tree Professional; and c. Any other conditions necessary to ensure compliance with the goals and policies of the Comprehensive Plan. (Ord. 2570 §18, 2018; Ord. 175 §1 (part), 1995) 18.54.180 Approved and Prohibited Trees The City will maintain on file, and provide upon request, a list of approved trees for planting and trees that are prohibited from being planted in the City. These lists will be updated as new information becomes available. (Ord. 2570 §19, 2018; Ord. 1751 §1 (part), 1995) 18.54.190 Violations A. Failure to comply with any requirement of this chapter shall be deemed a violation subject to enforcement pursuant to this chapter and TMC Chapter 8.45. B. Penalties. 1. In addition to any other penalties or other enforcement allowed by law, any person who fails to comply with the provisions of this chapter also shall be subject to a civil penalty assessed against the property owner as set forth herein. Each unlawfully removed or damaged tree shall constitute a separate violation. 2. Removal or damage of tree(s) without applying for and obtaining required City approval is subject to a fine of $1,000 per tree, or up to three timcs the marketable value of each tree removed or damaged as determined by a Qualified Tree Professional, whichever is greater. 3. Any fines paid as a result of violations of this chapter shall be allocated as follows: 75% paid into the City's Tree Fund; 25% into the General Fund. 4. The Director may elect not to seek penalties or may reduce the penalties if he/she determines the circumstances do not warrant imposition of any or all of the civil penalties. 5. Penalties are in addition to the restoration of removed trees through the remedial measures listed in TMC Section 18.54.200. 6. It shall not be a defense to the prosecution for a failure to obtain a permit required by this chapter that a contractor, subcontractor, person with responsibility on the site or person authorizing or directing the work erroneously believes a permit was issued to the property owner or any other person. (Ord. 2570 §20, 2018; Ord. 1758 §1 (part), 1995) 18.54.200 emedial Measures In addition to the penalties assessed, the Director shall require any person conducting work in violation of this chapter to mitigate the impacts of unauthorized work by carrying out remedial measures. 1. Any illegal removal of required trees shall be subject to obtaining a Tree Permit and replacement with trees that meet or exceed the functional value of the removed trees. 2. To replace the tree canopy lost due to the tree removal, additional trees must be planted on -site. Payment shall be made into the City's Tree Fund if the number of replacement trees cannot be accommodated on -site. The number of replacement trees required will be based on the size of the tree(s) removed as stated in Table B. 3. The applicant shall satisfy the permit provisions as specified in this chapter. 4. Remedial measures must conform to the purposes and intent of this chapter. In addition, remedial measures must meet the standards specified in this chapter. 5. Remedial measures must be completed to the satisfaction of the Director within 6 months of the date a Notice of Violation and Order is issued pursuant to TMC Chapter 8.45, or within the time period otherwise specified by the Director. 57 6. The cost of any remedial measures necessary to correct violation(s) of this chapter shall be borne by the property owner and/or applicant. Upon the applicant's failure to implement required remedial measures, the Director may redeem all or any portion of any security submitted by the applicant to implement such remedial measures, pursuant to the provisions of this chapter. (Ord. 2570 §21, 2018; Ord, 1758 §1 (part), 1995) 18.54.210 Enforcement A. General. In addition to the Notice of Violation and Order measures prescribed in TMC Chapter 8.45, the Director may take any or all of the enforcement actions prescribed in this chapter to ensure compliance with, and/or remedy a violation of this chapter; and/or when immediate danger exists to the public or adjacent property, as determined by the Director. 1. The Director may post the site with a "Stop Work" order directing that all vegetation clearing not authorized under a Tree Permit cease immediately. The issuance of a "Stop Work" order may include conditions or other requirements which must be fulfilled before clearing may resume. 2. The Director may, after written notice is given to the applicant, or after the site has been posted with a "Stop Work" order, suspend or revoke any Tree Permit issued by the City. 3. No person shall continue clearing in an area covered by a "Stop Work" order, or during the suspension or revocation of a Tree Permit, except work required to correct an imminent safety hazard as prescribed by the Director. B. Injunctive relief. Whenever the Director has reasonable cause to believe that any person is violating or threatening to violate this chapter or any provision of an approved Tree Permit, the Director may institute a civil action in the name of the City for injunctive relief to restrain the violation or threatened violation. Such civil action may be instituted either before or after, and in addition to, any other action, proceeding or penalty authorized by this chapter or TMC Chapter 8.45. C. Inspection access. 1. The Director may inspect a property to ensure compliance with the provisions of a Tree Permit or this chapter, consistent with TMC Chapter 8.45. 2. The Director may require a final inspection as a condition of a Tree Permit issuance to ensure compliance with this chapter. The permit process is complete upon final approval by the Director. (Ord, 2570 §22, 2018) Deportment cif Corn nit), Devetop en - ac ;Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared June 14, 2019 REQUEST: HEARING DATE: NOTIFICATION: FILE NUMBER: ASSOCIATED PERMITS: APPLICANT: OWNER: LOCATION: COMPREHENSIVE PLAN/ ZONING DESIGNATION: SEPA DETERMINATION: STAFF: ATTACHMENTS: Allan Ekberg, lvlaytar Conditional Use Permit for and Design Review approval for City of Tukwila Fire Station 52 and associated parking for 31 vehicles. June 27th, 2019 On April 4th, 2019 Notice of Application was posted onsite and mailed to all property owners and tenants within 500 feet of the subject property. Notice of Hearing was sent on June 7th, 2019. On June 12th, 2019 the Seattle Times and City of Tukwila Legal Notice section included the notice of the public hearing. L19-0032 and L19-0033 SEPA Special Permission Building, mechanical, electrical, and sign permits Rachel Bianchi for the City of Tukwila City of Tukwila 15447 65th Ave S, Tukwila, WA 98188, parcel number 3597000320 Office (0) A Determination of Non -Significance (DNS) issued May 24, 2019. Max Baker, Assistant Planner A. B. C. D. E. Vicinity Map and Aerial Site Plan, Landscape Plan, Floor Plan, and Lighting Plan Building Elevations and Renderings Applicant's Response to Conditional Use Permit Criteria Applicant's Response to Design Review criteria 2 PL19-0021 Staff Report F. AM/PM Trip Generation Analysis Fire Station 52 (WHPacific 5/1/2019) G. Fire Station 52 Acoustical Study (The Greenbusch Group Inc., 3/19/2019) H. Materials and Color samples (presented at hearing) REPORT ORGANIZATION Following a project description and site information, the report is divided into two sections: section one is for analysis of the conditional use permit and section two is analysis of the design review request. In each of these sections, the proposal is compared to the specific criteria for approval. Conclusions follow each section. The Consolidation of Permit Applications section in the Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.030) allows for permit applications related to a single project to be bundled together in a consolidated hearing and approval procedure. The procedures for the highest numbered land use decision related to the project are used. A conditional use permit is a Type 3 land use decision made by the Hearing Examiner. Design review is a Type 4 decision made by the Board of Architectural Review. The Conditional Use Permit and Design Review requests will both be decided by the Board of Architectural Review in an open record public hearing on June 27, 2019. FINDINGS Vicinity/Site Information Background and Project Information The 108,904 square foot subject site is developed with a parking lot that has served as overflow parking for Tukwila City Hall and the 6300 Building which houses City of Tukwila departmental offices. The project proposal includes construction of a 16,000 sq. ft. fire station with offices, 31 parking spaces, and associated site improvements. A Special Permission — Parking Standard permit approval was provided for the project on April 3, 2019. The existing parking lot was constructed in 1999 and included the development of 1.27 acres of impervious surface and a 3,000 cubic foot wet pond to handle stormwater. The proposed project will remove all existing impervious surfaces and replace the wet pond with an underground stormwater vault. 39 trees will be removed as part of the demolition with 152 replacement trees proposed. The completed project will create 1.364 acres of new impervious surface on the 2.5 acre site. There will be approximately 7,750 cubic yard of on -site cut, 2,900 cubic yards of fill, and 4,850 cubic yards of export. It is anticipated that approximately 2 acres of the site will experience some sort of ground disturbance. Retaining walls will be developed around the site; along the parking area and southern property line of the site (ranging from 0'-9' in height), along the north side of the drive -aisle (0'-5'), and around the secured yard (0'45'). A 20' wide by 90' long tiered landscaped area will be provided between the existing western retaining wall and the secured yard. 3 PL19-0021 Staff Report Surrounding Land Uses The subject property is located along 65th Ave S in Tukwila. Southcenter Boulevard is located 500' south of the site. Parcels to the north of the site are zoned Low Density Residential (LDR) and are mostly developed with single-family homes. The parcel immediately west of the site is zoned High Density Residential (HDR) and contains a multi -family apartment complex. Parcels to the south and east of the site are zoned Office (0) and contain City of Tukwila office buildings, the Cowlitz Indian Tribe's headquarters, and a Sound healthcare office building. SECTION 1: CONDITIONAL USE PERMIT CRITERIA The Land Use Table (Figure 18-6 Land Uses Allowed by District) lists "Fire & Police Stations" and "Parking areas, for municipal uses and police stations" as conditional uses in Office(0) districts. 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 D 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. The Fire Station 52 project is part of the City of Tukwila's approved 2016 $77 million public safety bond measure. A Public Safety Bond Siting Advisory Committee was established to explore potential sites for three new fire stations that would provide optimal response times to residents and businesses within the City while providing resilient infrastructure for the future. A final report was provided in June 2017 by FACETS Consulting that recommended the following sites for the City's fire departments: • Fire Station 51 — 180th St. and Southcenter Blvd. • Fire Station 52 — 65th Ave. S., N. of Southcenter Blvd. • Fire Station 53 — 4202 South 115th Street • Fire Station 54 — 4237 South 144th Street (Fire Station #47 previously provided emergency response from 3215 S. 152 Street but recently closed. Fire Station #54 is at 4237 S. 144th Street.) The report details the process used to determine optimal sites as follows: "Several scenarios for fire station locations were calculated and over 200 maps were created. Maps were developed for daytime, night time and combined day and night times. The locations for fire stations shift between day and night because of incident volume and traffic considerations. Recommendations for fire stations for this study are based on the combined day and night call volume and traffic. The locations recommended provide equitable response times and effective firefighting forces on a citywide basis to mitigate all -hazards incidents." The relocation of fire 61 4 PL19-0021 Staff Report stations within the City of Tukwila will provide faster response times for residents and businesses, effectively improving the public welfare of the community as a whole. Proposed Fire Station Locations and Response Coverage The new Fire Station 52 location will occupy a City of Tukwila overflow parking lot currently containing 69 parking spaces. The removal of this parking area will not create a non -conforming situation for the existing buildings as the remaining onsite parking areas for City Hall and the 6300 Southcenter Building meet the parking requirements based upon square footage for an office use as set forth in Figure 18-7 of Tukwila Municipal Code Title 18. Additionally, the existing police department and municipal court are to be relocated to a new location on Tukwila International Boulevard as part of the City's Justice Center project, significantly reducing parking pressures on the site. A Special Permission — Parking Standard permit approval was provided for the project on April 3, 2019. The new fire station is required to comply with the City's noise ordinance as set forth in TMC Chapter 8.22. The Greenbusch Group, Inc. provided the City with a Noise Study outlining the expected sources of noise generation onsite and associated decibel levels (Attachment G). Acceptable noise levels in the vicinity were calculated along with expected sound levels: 62 5 PL19-0021 Staff Report Permissible Sound Levels, dBA Property Line North is G# rr . Hourly 1.4,4 57 Mighttime, i'#t urly LI 47 Northwest 57 47 Northeast 57 47 East 57 47 South 60 J 60 Southeast 57 47 Southwest 57 47 West 57 47 scorce,. rMC chapter 8 22.020 an€f T Table 5. Predicted Sound Levels at Neiihborind Properties hourly Lr,„;), dBA Property SMC Sound Level Limit (dayfnight) Pd Sound Complies with TMC North Northwest 7/47 57/47 45 41 Northeast 57/47 36 East South 57/47 60/60 37 41 Southeast 57/47 Southwest 47 West 60/60 37 YES Figure 2. Predicted Sound vel Contours, dBA Noise Study Decibel Level Predictions 63 6 PL19-0021 Staff Report Additionally the applicant provided the following response in regard to the operation of fire apparatus and associated sirens at the site Tukwila Fire Department has the following policy regarding use of sirens: "Use of emergency lighting and siren is mandatory for all CODE RED responses. Exceptions: Use of the siren may be suspended, at the officer's discretion, after 2100 hours in residential neighborhoods and in instances of total gridlock." Based on the provided study and response, no significant offsite noise impacts are expected to be generated by the Fire Station 52 development. 2. The proposed use shall meet or exceed the same standards for parking, landscaping yards and other development regulations that are required in the district it will occupy. Parking A parking standard for fire stations is not listed in the Off-street Parking Regulation Chapter City's Zoning Code; therefore, a Type 2 decision by the Director of Community Development is required. Per the Uses Not Specified section (TMC 18.56.100,) the parking standard shall be based upon the requirements of the most comparable use specified in the Code. The Director issued a Determination that 20 vehicle stalls is the minimum number required for Fire Station 52. The proposal meets this determination. The International Building Code states that "accessible parking must be located on the shortest accessible route of travel and wherever practical must not cross lanes of vehicular traffic. Where crossing traffic lanes is necessary, the route shall be designated and marked as a crosswalk." Accessible parking is provided within the public parking lot; staff and the City's Building Official determined that the proposal meets Code. Height and Setbacks In addition to minimum off-street parking requirements, minimum structure setbacks and height maximums of 3 stories or 35 feet are specified for the Office zone. The structure meets the setback requirements of 25' Front Yard Setback, 10' Side Yard Setback, and 10' Rear Yard Setback (Attachment B). The tallest portion of the building is 28' 9". Fences up to six feet and walls up to four feet are exempt from the yard setbacks (Yard Regulations TMC 18.50.070). Landscape The Landscape Chapter of the Zoning Code (TMC 18.52) was updated in 2017. Standards exist for: • Landscape perimeter depths and plant palette; • Parking lot landscaping standards, including amount of landscaping, landscaping location, and plant palette; • Streetscape landscaping; • Ground level mechanical and recycling/trash screening; • Significant tree retention; • Plant material requirements; and • Soil preparation. 7 PL19-0021 Staff Report Landscape perimeter depths and plant palette 15-foot deep Type 1 perimeter front yard landscaping is required along the front yard, however the site's flag -lot layout compromises the ability to locate significant landscaping along the street. Additional landscaping will be provided within the site and proposed memorial garden to address this issue. 10 feet deep, Type II side yard landscaping is required along the north and west property lines. The standard calls for a mix of deciduous and evergreen trees but the proposal only provides deciduous trees along the northern property line. This will need to be addressed at the time of the development permit. Parking Lot Landscaping standards Trees must be evenly distributed; landscape islands must be a minimum of 6 feet by 100 square feet in area and protected from damage by cars; landscape islands must be used every 15 parking stalls and at the end of every row of parking. A minimum of 20 square feet of landscaping per stall is required. The Landscape Architect calculates that the minimum square footage is met. There is an even distribution of trees in the lot and the landscape islands meet the minimum dimensions. 15 public parking spaces are provided with landscape islands at each end and a landscape island towards the middle of the row. A second row of 15 stalls is located within the secured yard behind the fire station with landscaping provided at each end. Ground level mechanical and garbage Ground level mechanical equipment and garbage storage areas shall be screened with evergreen plant materials and/or fences or masonry walls. Proposal provides fencing around transformer equipment and refuse collection areas. Significant Trees Significant trees located within any required landscape area that is not a safety hazard shall be retained and protected during construction. The applicant has provided a tree removal/retention plan along with tree protection standards (Attachment B). Plant materials Species diversity has been addressed and incorporated into the proposed landscape plan. Soil materials A soil preparation matrix has been provided with landscape plans and meets the requirements set forth in TMC 18.52 (Sheet L411, Attachment B). Soil cells have been provided for landscaped trees adjacent to hardscape in the entryway plaza, however no soil cells have been provided for trees located within the public parking area. The placement of soil cells within these areas will need to be addressed at the time of the development permit. 8 PL19-0021 Staff Report Supplemental Development Standards Lighting capable of providing adequate illumination for security and safety that is in scale with the height and use of the associated structure is required. Any illumination must be directed away from adjacent properties and streets (Light Standards, TMC 18.50.170). A lighting site plan and a site lighting calculations plan (Sheet E102, Attachment B) have been provided. 32 square feet of recycling storage space is required, and the outdoor collection point may not be in a required setback or landscape area. In addition, the collection point many not be located so that hauling trucks obstruct pedestrian or vehicle traffic on or off site (Recycling Storage space for non-residential uses, TMC 18.50.185). The Code further specifies that the collection point must have an opaque wall or fence of sufficient size and height to provide complete screening and that the architectural design is consistent with the design of the primary structure (Design of Collection points for garbage and recycling containers TMC 18.50.190). The site plan shows an adequately sized space on the site plan within the southeast corner of the secured yard. The design of the enclosure will use the same metal fencing used for the secured parking area. 3. The proposed use shall be compatible generally with the surrounding land uses. The surrounding area is characterized by low scale private offices, government and tribal offices, and housing ranging from single-family homes to multi -family apartment buildings. The purpose of the Office zone, in which Fire Station 52 will be located, is to provide for areas appropriate for professional and administrative offices, mixed with certain retail uses. The proposed administrative functions of the proposal are similar in character to other uses currently located in the zone, namely the Tukwila City Hall and the 6300 Building. While the fire station itself will operate 24 hours a day, the administrative offices will follow normal business hours, effectively limiting impacts to surrounding land uses. The proposed fire station and associated office uses will be compatible with the surrounding land uses. Traffic from the uses can be accommodated within the existing transportation network. The three nearby intersections in the traffic study provided by WHPacific currently operate in a fair condition. Based on the results of the traffic analysis, relocating the fire station, Police Department and Municipal Court will decrease the overall traffic volumes, and slightly improve the traffic operations at the three intersections (Attachment F). 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. The Comprehensive Plan's goal statement for the Southcenter Boulevard area is to develop a corridor of low-rise offices and residences with localized commercial uses at major intersections, all of which act as a buffer to the low -density residential neighborhoods to the north of the Southcenter area. 9 PL19-0021 Staff Report Residential Neighborhood Policy 7.7.1 says, "Balance the competing concerns of uphill residents for maximum views and the community -wide desire for contour -hugging design and angular lines of hillside structures." The structure meets the development standards (height, setbacks, landscaping) set forth for the Office district. The project has also made careful consideration for impacts to neighboring residential properties by working to locate the building in a way that does not significantly impacts views of the Tukwila Urban Center from the north. Residential Neighborhood Policy 7.7.3 says, "Provide additional pedestrian connections between residential areas to the north and Southcenter Boulevard." The incorporation of a pedestrian walkway between 65th Ave S, Tukwila City Hall, and the Sound Mental Health Campus provides an opportunity for workers and residents to travel through the site safely and efficiently. Residential Neighborhood Policy 7.8.4 says, "Discourage noise levels incompatible with residential neighborhoods." The design of the fire station, coupled with the standard practices of the Tukwila Fire Department, discourage noise levels incompatible with the residential neighborhood: • Sirens on fire apparatus are used to clear traffic on public rights -of -way and will likely be unnecessary when on the fire station property. As standard practice, the fire department is mindful of only using the siren when absolutely necessary in residential neighborhoods at night. • Reverse -warning sirens will be minimized because of the drive -through station design. When returning from a call, fire truck will drive around the building and into the apparatus bays, as opposed to needing to reverse into the bays and using their back-up alarms. Roles and Responsibilities Policy 15.2.2 says, "Assure that essential public facilities are located where necessary, and that they are conditioned as appropriate to ensure equity and to mitigate their impacts on the community." The fire station has been sited to minimize response times for emergency calls in the city. The station's location adjacent to City Hall is additionally beneficial because it simplifies in -person communication between the Fire Department Headquarters and the City Hall facilities. The Comprehensive Plan's Capital Facilities chapter requires adequate public facilities to serve the growth in households and jobs in the City. The Tukwila Comprehensive Plan adopts service standards and meeting those standards requires adequate space for public safety, planning for emergencies and emergency preparedness, and hearings and decisions on violations of local laws. 5. All measures shall be taken to minimize the possible adverse impacts which (sic) the proposed use may have on the area in which it is located. 67 10 PL19-0021 Staff Report During the Public Safety Plan's public outreach period, three main concerns were raised by neighbors regarding impacts from the new Fire Station 52 location: 1. Noise generated from sirens when fire apparatus leave station on an emergency call. 2. Loud beeping noise made when fire apparatus backs up. 3. Unsightly views of and noise from rooftop mechanical equipment. The new fire station is required to comply with the City's noise ordinance as set forth in TMC Chapter 8.22. The Greenbusch Group, Inc. provided the City with a Noise Study outlining the expected sources of noise generation onsite and associated decibel levels (Attachment G); the project has been found to comply with the noise ordinance. The fire station will not sound their sirens until they reach the public right-of-way on 65th Ave S. Additionally, the layout of the fire station has incorporated a drive -through design that removes the need for fire apparatus to reverse into the garage, effectively reducing the need for back up alarms. Fire Station 52 has provided an enclosure for mechanical equipment along the northern portion of the structure that is incorporated into the building's design to appear as part of the main structure (see image below). This enclosure provides significant acoustical buffering for the residences to the north as well. RED:,, SACK. EYEING N G CEINA FENCE 10 RE wRaVERTY OWNER Mechanical equipment enclosure incorporated into Fire Station 52 structure Additional rooftop mechanical equipment has been located on the structure in line to reduce the visual impacts of the equipment. This equipment will also be screened using materials that are harmonious with the structure's overall design. 11 PL19-0021 Staff Report s Rooftop mechanical equipment site line from neighboring property Parking supply exceeds the minimum required number of parking stalls so that motorists who are accessing the fire station do not become a nuisance. Perimeter fencing is included to ensure that the fire vehicles and station staff are secure at all times of the day. Operationally, the City's police station, city hall, and administrative offices have harmoniously coexisted adjacent to the residential neighborhood in the surrounding area for many years. Conclusions 1. The proposed uses will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. 2. Noise associated with Fire Station 52, specifically emergency response sirens, is exempt from the noise regulations, and has historically existed in the area with the Tukwila Police Station at City Hall. The project is subject to design review; landscape plans are reviewed under the application criteria of the Landscape Chapter (TMC 18.52.100). 3. The proposed development will generally be the same scale of the surrounding development but will have more controlled vehicular access, landscaping and pedestrian improvements. The project will provide sidewalks connecting the existing City campus to 65th Ave S. The proposed fire station and associated office uses will be compatible with the surrounding land uses. Traffic from the uses can be accommodated within the existing transportation network. 4. The proposed use will not conflict with the goals and policies of the Comprehensive Plan. 5. The proposed use has incorporated design elements that work to address issues related to noise, traffic impacts, and visual impacts. SECTION 2: DESIGN REVIEW CRITERIA This project is subject to Board of Architectural (BAR) design approval under the Office Design Review Section of the Tukwila Municipal Code (TMC 18.18.070). The project is subject to design criteria included in Chapter 18.60.050. For the applicant's response to the criteria, see Attachment E. Commercial and Light Industrial Design Review Criteria is separated into five sections. Within each section are a number criteria, covering such issues as pedestrian and vehicular circulation, architectural 12 PL19-0021 Staff Report relationships, building design, and landscaping. Design Review Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. 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 movement. The parcel is a flag lot with limited street frontage along 65th Ave S. Additionally, fire apparatus turning radii require the existing driveway to be widened to accommodate turning pathways. As a result existing landscaping near the street front will need to be removed/relocated. Additional landscaping will be accommodated elsewhere onsite to make up for loss in street front landscaping. Fire Station 52 parcel Proposed site plan preserves pedestrian connection between 65th Ave S and the Tukwila City Hall campus. A connection has also been provided between the proposed pedestrian pathway and Sound Health's campus to the south of the site. Further within the site trees and groundcover plants have been located adjacent to pedestrian pathways, providing division between drive aisles and sidewalks and softening edges of paved areas. ALTERNATE # 2: STAIR CONNECTION TO SOUND MENTAL HEALTH Proposed connection to Sound Mental Health campus 70 13 PL19-0021 Staff Report b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Parking lots for Fire Station 52 are located away from 65" Ave S, reducing visual impacts to the right-of-way. Service areas (trash, recycling, utility boxes) are located within the secured yard and are each located inside a screened enclosure that utilizes materials matching the design scheme of the main building. c. The height and scale of each building should be considered in relation to the site. The building's height complies with code requirements, and the size and scale are similar to office and commercial structures on Southcenter Boulevard and on properties zoned Office. 2. Relationship of Structure and Site to Adjoining Area a. Harmony of texture, lines and masses is encouraged. The proposed building is approximately 16,000 square feet; the mass and scale of the building is consistent with the surrounding commercial and office areas. The proposed brick siding is more residential in character than exterior materials utilized on nearby office buildings, providing for a transition in materials from the commercial corridor along Southcenter Blvd to the residential areas north and west of the site. The texture and lines of the proposed materials are harmonious. b. Appropriate landscape transition to adjoining properties should be provided. The existing landscaping along the perimeter is preserved to the maximum extent possible. Additional infill landscaping along the perimeter is proposed to meet the TMC 18.52 requirements. Topography change and landscaping help screen the building from the adjoining single family homes along the north and west of the property. c. Public buildings and structures should be consistent with the established neighborhood character. The massing and design of the office building is consistent with office and commercial buildings along Southcenter Blvd. and 65' Ave S. The color palette is a soft transition between the commercial buildings along Southcenter Blvd. and the residential buildings north of the site. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. The transportation improvements to the site include an enhanced pedestrian connection from 65' Ave S. Conflicts between pedestrians crossing the drive aisle are minimized by locating the main walkway to the inside of the parking area, away from vehicle circulation. Two crosswalks are provided between the main building entryway and the walkway/parking area. Fire apparatus exiting the garage will not cross the pedestrian walkways when responding to a call. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The current and new on -site vehicular circulation will be compatible with street circulation as the existing access point on 65" Ave S is not changed. For security reasons, the project will close off the current vehicular connection between the City Hall site and the project site. However, an accessible pedestrian route from 65' Ave S to Fire Station 52 and the City Hall site will be provided. Additionally, a pedestrian connection is proposed between the Fire Station 52 walkway and the Sound Health campus to provide additional access opportunities for neighboring properties. 71 14 PL19-0021 Staff Report 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. The site topography slopes east toward 65th Ave S.; in order to provide for a flat parking and turning area for fire apparatus, the site will need to be graded significantly. However, public areas and walkways are located at the top of retaining walls and to the south of drive -aisles and the main structure, providing viewing opportunities to the south and reducing solar exposure obstructions. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. The finished grades of drive aisles, parking areas, and pedestrian walkways will be less than those that currently exist onsite. The walkway between 65th Ave S and the Tukwila City Hall campus will be separated from vehicular traffic by the public parking area, and crosswalks connecting the plaza to the walkway will be well defined through a combination of differentiated concrete and landscape islands. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The landscaping in the public plaza is designed to create an obvious pathway and seating area. Much of the additional landscaping in the perimeter and parking areas of the site are the same species as existing trees, incorporating site improvements and aesthetic changes with mature, existing landscaping. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Parking lot landscaping is sited in landscaped islands and protected by curbs. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. There is an even distribution of trees in the public parking lot and the landscape islands meet the minimum dimensions. Landscape islands are at either end of the parking row with a third island in the middle of the row. Landscaping is provided within the plaza area leading toward the main entrance of the building, and additional landscaping is provided within the service yard along the building's edge. f. Screening of service yards and other places that tend to be unsightly should be accomplished by use of walls, fencing, planting or combination. There will be attractive metal fencing to screen and support the protection of the garbage and recycling containers on site. This fencing will also be used to screen the onsite transformer adjacent to the refuse area. Trash and Generator Enclosures 72 15 PL19-0021 Staff Report g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. All required landscaping is met. 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. Light fixtures are of a modern design and meant to match the overall theme of the fire station. All fixtures will be shielded and located to limit offsite impacts. See Sheet A804, Attachment B for light models. 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. Fire Station 52 is meant to follow and expand upon the precedents set at Fire Station 51 in an effort to create new facilities that are recognizable within the community. The building's modern design and color palette balances well with the surrounding buildings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. The Fire Station 52 site slopes significantly from north to south, presenting challenges and opportunities to the site. The main building will be set against a retaining wall along the northern edge of the parcel, reducing the overall mass of the structure when viewed from the north. This effectively presents a structure that is one-story in height, or 16' from grade. This scale is harmonious with residential developments adjacent to the site which contain structures from one to two stories in height. When viewed from the south the structure's two-story configuration is more apparent, and window fixtures, outdoor gathering space, and entryways work to accentuate this scale. This helps the building to imitate nearby office structures: 6300 Southcenter, Sound Health, and the Cowlitz Tribe Headquarters, all of which are two stories in height. Such a design effectively tiers the site down from the shorter residential development up the hill to the more moderate office developments along Southcenter Blvd., and eventually to the mid and high-rise buildings in the Tukwila Urban Center. Fire Station 52 Cross -Section (Looking West) 73 16 PL19-0021 Staff Report f g. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. In the apparatus bay of the fire station, transparency is provided to allow visitors and passersby a glimpse into the fire station itself. d. Colors should be harmonious, with bright or brilliant colors used only for accent. The majority of the building will employ a dark brick on the exterior with zinc metal paneling as an accent. Steel details at the edge of the roof and along canopies will be set in a glossy black. The fire apparatus bay doors will be largely transparent, with a fire station red used for the trim to match the vehicles inside. This color scheme is meant to help blend the building into office and residential neighborhood in which the building resides. No brilliant colors will be employed. BRICK RAINSCREEN 1Y3 OFFSET, NORMAN SIZ INTERSTATE BRICK COLOR. PROMS FORE ALUMINUM PANEL RAINSCREEN NORTHGLADA. SERI"LS COLOR'. WEATHERED ZING STOREFRONT 4MVJNEER6 CASCACNATORE RONTBYS ENS', G"ZING "RAMPARENT MA -EON COLOR. TO MATCH METAL PANEL SPANDREL PANEL IN ALUMINUM STOREFRONT SYSTEM :AWNEEERTRFAB d5AUT COLOR: GREY PAINTED STEEL COLOR BLACK ALUMINUM FLASHING, COPING COLOR TO MATCRI META, PANEL FIBER CEMENT PLANKS CEMENT BOARD FABRICATORS, NC COLOR: STONE SR URAL DOORS COLOR RED TIONAL FS 52 Colors/Materials e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Rooftop mechanical equipment will be located toward the center of the structure to reduce visibility from the ground level. Metal panel screening is also proposed to screen the rooftop mechanical equipment from view. Ground level equipment areas (generators, refuse containers) will be screened using a fence of similar design to the fence enclosing the service yard. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. Light fixtures are of a modern design and meant to match the overall theme of the fire station. All fixtures will be shielded and located to limit offsite impacts. 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. Materials are varied between roof, trim, and siding, adding visual interest. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. 74 17 PL19-0021 Staff Report Public Seating Design Concrete seat walls are provided within the plaza area near the entryway of the building and adjacent to the memorial garden along eastern portion of the site. The cast -in -place concrete walls will match the material and color scheme of the driveway, entry plaza, and public parking area. The scale of the concrete benches are meant to be similar in size and form to the windows and doorways on the fire station, creating a connection between the street furniture and the main structure. The wood seats also add a natural material to the concrete theme of the site, providing a bridge between the landscaping and the hardscaped areas of the site. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Chapter 18.52 of the Tukwila Municipal Code provides guidance on landscaping and lighting. TMC 18.52.065- Lighting: Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of the associated structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights -of -way. Surface parking lot lighting will be located to ensure safe levels of lighting for people walking to and from their cars, within the entryway plaza, and along the pedestrian walkway. The applicant will ensure all parking areas are illuminated to one footcandle or more for safety. CONCLUSIONS 1. Relationship of Structure to Site. Pedestrians and drivers will all have safe access to 65th Ave S. from Fire Station 52, with additional access provided to pedestrians from Sound Mental Health's campus and the Tukwila City Hall site. The building's height complies with code requirements, and the size and scale are similar to office and commercial structures on Southcenter Boulevard on properties also zoned Office. 2. Relationship of Structure and Site to Adjoining Area. The proposed building is a simple box shape, but architectural interest is added through significant transparency provided by the garage bay doors and variable window placement along the office area of the building. A second -story outdoor patio is provided for employees on the south face of the building, taking advantage of the site's topography and solar exposure. The darker colors punctuated with transparency, the incorporation of natural materials such as brick and metal, and the location of landscaping along the building's southern edge breaks up the appearance of a large structure. 75 18 PL19-0021 Staff Report Landscaping plans include the addition of taller trees and shrubs on the southern elevation of the building which will help screen the station from the south and east. 3. Landscape and Site Treatment. Landscaping is largely in compliance with Tukwila Municipal Code standards. The City's Urban Environmentalist has reviewed and approved proposed plant species, siting and materials to ensure appropriate spacing. The perimeter landscaping follows a coherent design concept, which will soften the impact of the building and parking area on surrounding properties and create a more pedestrian - friendly atmosphere for the walkway connecting 65th Ave S and the Tukwila City Hall Campus. However, 10 feet deep, Type II side yard landscaping is required along the north and west property lines. The standard calls for a mix of deciduous and evergreen trees but the proposal only provides deciduous trees along the northern property line. Staff recommends that the landscape plan be revised to provide a greater mix (at least 75%/25%) of deciduous and evergreen trees in the ten foot wide Type II side yard landscaping along the north property line. TMC 18.52.070 requires that for landscaping in sidewalks and parking lots, or in limited areas of soil volume, structural soils (Cornell University product or similar) must be used to a preferred depth of 36 inches to promote tree root growth and provide structural support to the paved area. However, suspended pavement systems (soil cells or similar) may also be used if approved by the Director of Community Development. Soil cells are currently proposed for landscaped areas within the entryway plaza, however no soil cells or structural soils are provided for landscape islands within the parking lot or memorial garden. Staff recommends that the placement of soil cells within these areas be addressed at the time of the development permit. 4. Building Design. The design of the building minimizes its impact visually from 65th Ave S frontage with set -back siting and the incorporation of darker materials. The renderings demonstrate a cohesive style and quality design with ample modulation and attention to detail. The color palette features neutral brick with darker accent colors. Materials are varied between roof, trim, and siding, adding visual interest. The flat roofline provides a modern look for the building while keeping the visual impact on surrounding properties to a minimum. 5. Miscellaneous Structures and Street Furniture Surface parking lot and walkway lighting provides safe, visible pathways for pedestrians through the site. Furniture in the form of concrete benches with wood seating is located in the entryway plaza and adjacent to the memorial garden. All such structures and equipment are designed to match the overall modern aesthetic of the Fire Station 52 project. RECOMMENDATION Staff recommends adoption of the Findings and Conclusions and approval of the Conditional Use Permit. 19 PL19-0021 Staff Report Staff recommends adoption of the Findings and Conclusions and approval of the Design Review application with the following conditions: 1. The landscape plan shall be revised to provide a greater mix (at least 75%/25%) of deciduous and evergreen trees in the ten foot wide Type II side yard landscaping along the north property line. 2. No soil cells have been provided for trees located within the public parking area. The placement of soil cells within these areas will need to be addressed at the time of the development permit. The following are informational items that will need to be addressed before issuance of the development permit: 1. Fire Department has noted that grade and cross slope, to include intersection and access driveway for fire apparatus, is approved contingent on evaluation by a third party Civil/Roadway Engineer (who shall be mutually acceptable to both the City and the applicant) determining that the grade and cross slope meets current roadway standards for the safe operation of fire service response units and is safe for fire apparatus with a recommended drive speed when turning/driving on the access drive and intersection, since TMC 16.16.070 (11) limits "the gradient for a fire apparatus access road shall not exceed 15% with a cross slope no greater than 5%." 2. Signs are not approved as a part of this permit; applicant will be required to apply for a separate Permanent Sign (Building Mounted and Freestanding) permit. 77 Attachment A: Fire Station 52 Location and Aerial Proposed Fire Station 52 Location in City of Tukwila 79 Site Aerial 80 Site Aerial 81 ABBREVIATIONS GRAPHIC SYMBOLS PROJECT DATA DIRECTORY DRAWING INDEX @ AT FP FIREPROOF PSI 0 DIAMETER OR ROUND FPHB FROST PROOF HOSE BIB PT # POUND OR NUMBER FRM FRAMING FRP FIBERGLASS REINFORCED PTD AB ANCHOR BOLT PANEL ABE AVERAGE BUILDING ELEVATION FRDT FIRE RETARDANT PTN ABV ABOVE FRZR FREEZER ACT ACOUSTIC TILE FS FULL SIZE QTR ACW ALUMINUM -CLAD WOOD FSD FIRE SEPARATION DISTANCE QTY AD AREA DRAIN FT FOOT OR FEET ADJ ADJUSTABLE, ADJACENT FTG FOOTING R AFF ABOVE FINISH FLOOR RB AHJ AUTHORITY HAVING GA GAUGE RD JURISDICTION GAL GALLON REC AHU AIR HANDLING UNIT GALV GALVANIZED REF ALT ALTERNATE GEN GENERAL REFR ALUM/AL ALUMINUM GFI GROUND FAULT INTERRUPTER REINF AP ACCESS PANEL GFRC GLASS FIBER REINFORCED REQD APPD APPROVED CONCRETE RET APPROX APPROXIMATE GL GLASS REV ARCH ARCHITECTURAL GND GROUND RF ASF ABOVE SUBFLOOR GOVT GOVERNMENT RFG AVG AVERAGE GR GRADE RH GSM GALVANIZED SHEET METAL RIGID BAL BALANCING GWB GYPSUM WALL BOARD RL BD BOARD GYP GYPSUM RM BE BATH FAN EXHAUST RND BEL BELOW HB HOSE BIB RIO BEY BEYOND HC HANDICAP/HOLLOW CORE RO BLDG BUILDING HD HEAD/HEAVY DUTY ROW BLK BLOCK, BLOCKING HDR HEADER RUB BM BENCH MARK HDWD HARDWOOD RWL BO BOTTOM OF HWVP HARDWOOD VENEER PLYWOOD BOT BOTTOM HDWR HARDWARE S BRK MTL BRAKE METAL HE HOOD FAN EXHAUST SALV BTWN BETWEEN HM HOLLOW METAL SAM HOL HOLLOW SBC C to C CENTER TO CENTER HOR/ SC CAB CABINET HORIZ HORIZONTAL SCHED CAP CAPACITY HP HIGH POINT SCW CG CORNER GUARD HR HOUR SD CHT BABY CHANGING TABLE HRA HOT RUBBERIZED ASPHALT SECT CIP CAST -IN -PLACE HT HEIGHT SF CJ CONTROL JOINT HWH HOT WATER HEATER SH CL CENTERLINE SHT CLG CEILING IBC INTERNATIONAL BUILDING CODE SHTG CLKG CAULKING ID INSIDE DIAMETER SID CLO CLOSET IN INCHES SIM CLR CLEAR INCL INCLUDE (D) (ING) SL CMU CONCRETE MASONRY UNIT INCR INCREASE SLNT COL COLUMN INSUL INSULATION SPEC CONC CONCRETE INT INTERIOR SPRT COND CONDITION INTM INTERMEDIATE SQ CONN CONNECTION INTUM INTUMESCENT SST CONST CONSTRUCTION INV INVERT STC CONT CONTINUOUS STD CONTR CONTRACTOR JST JOIST STIFF CORR CORRIDOR/CORRUGATED JT JOINT STL CPT CARPET STOR CT CERAMIC TILE L LONG/LENGTH STFNT CTR CENTER LAM LAMINATE STRUCT CUST CUSTOM LAV LAVATORY SUB CWP CLEAR WALL PANEL LE LAUNDRY FAN EXHAUST SUSP LH LEFT HAND SYM D DEEP (DIM)/DRYER LIN LINEAR/LINEAL SYS DE DRYER EXHAUST LOCN LOCATION DEPT DEPARTMENT LP LOW POINT T DET/DTL DETAIL LT LIGHT T & G DF DRINKING FOUNTAIN LTG LIGHTING T-STAT DIA DIAMETER LVL LEVEL TC DIAG DIAGONAL TD DICA DRILLED -IN CONC ANCHOR MATL MATERIAL TEL DIM DIMENSION MAX MAXIMUM TEMP DIR DIRECTION MC MEDICINE CABINET DIV DIVISION MDF MEDIUM DENSITY FIBERBOARD THK DN DOWN MECH MECHANICAL THRU DP DAMPROOFING MEMB MEMBRANE TO DO DITTO MFR MANUFACTURER TOC DOM DOMESTIC MIN MINIMUM DR DOOR MISC MISCELLANEOUS TOIL DS DOWNSPOUT (EXTERIOR) MLDG MOLDING TOP DW DISHWASHER MO MASONRY OPENING DWG DRAWING MOT MOTORIZED TOSF MTD MOUNTED TOW (E) EXISTING MET/MTL METAL TP E EAST TRANSL EA EACH N NORTH TRTD EL ELEVATION (N) NEW TV ELEV ELEVATOR NAT NATURAL FINISH TWP ELEC ELECTRICAL NEG NEGATIVE TYP EMER EMERGENCY NIC NOT IN CONTRACT EMR ELEVATOR MACHINE ROOM NO or # NUMBER EQ EQUAL NOM NOMINAL EQJ EARTHQUAKE JOINT NTS NOT TO SCALE EQPT EQUIPMENT EPL EMERGENCY PATHWAY LIGHTING OA OVERALL VAP EST ESTIMATE; ESTIMATED OC ON CENTER VAR EW EACH WAY OD OUTSIDE DIAMETER VB EXC EXCAVATED OFD OVERFLOW DRAIN VCT EXH EXHAUST OH OPPOSITE HAND/OVERHEAD VENT EXIST EXISTING OHW ORDINARY HIGH WATER VERT EXP EXPOSED OPNG OPENING VEST EXPAN EXPANSION OPP OPPOSITE VFY EXT EXTERIOR OVHD OVERHEAD VIF OWSJ OPEN -WEB STEEL JOIST VG FAB FABRICATED OZ OUNCE VOC FB FLUSH BEAM VOL FC FIBER CEMENT COMPOSITE (P) PROPOSED VS FD FLOOR DRAIN P FIELD PAINTED VTR FE FIRE EXTINGUISHER (NOT FACTORY FINISHED) FF FINISH FLOOR/ PAR PARALLEL W FACTORY FINISHED PART PARTITION W/ FG FINISH GRADE PC PRECAST W/O FP FACTORY PRIME PAINTED PERF PERFORATED WAIN FS FEDERAL SPECIFICATION PERP PERPENDICULAR WC FEC FE CABINET PKG PARKING WD FIN FINISH(ED) PL PLATE/PROPERTY LINE/PLASTIC WDW FLASH FLASHING PLAM PLASTIC LAMINATE WSEC FLEX FLEXIBLE PLYWDI WGL FLR FLOOR PLY PLYWOOD WH FOC FACE OF CONCRETE PNL PANEL WIND FOF FACE OF FINISH PNT PAINT(ED) WP FOIC FURNISHED BY OWNER, POL POLISH/POLISHED WR INSTALLED BY CONTRACTOR PPL POLISHED PLATE WRB FOIO FURNISHED BY OWNER, PR PAIR WS INSTALLED BY OWNER PREFAB PREFABRICATE(D) WT FOM FACE OF MASONRY PRELIM PRELIMINARY WWM FOS FACE OF STUD PROJ PROJECT/PROJECTION PROP PROPERTY YD PROX PROXIMITY GENERAL NOTES POUNDS PER SQUARE INCH POINT/POINT OF TANGENCY PRESSURE TREATED FIELD PAINTED (NOT FACTORY FINISHED) PARTITION QUARTER QUANTITY RISER/RADIUS/RESISTANCE RUBBER BASE ROOF DRAIN RECEIVE REFERENCE REFRIGERATOR REINFORCED REQUIRED RETURN REVERSE/REVISED/REVISION ROOF ROOFING RIGHT HAND RIGID INSULATION RAIN LEADER (INTERIOR) ROOM ROUND RANGE/OVEN ROUGH OPENING RIGHT-OF-WAY RUBBER RAINWATER LEADER (INDOORS) SOUTH SALVAGE (D) SELF-ADHESIVE MEMBRANE IBC w/ SEATTLE AMENDMENTS SOLID CORE SCHEDULE SOLID CORE WOOD SMOKE DETECTOR SECTION SQUARE FEET / STOREFRONT SHELF SHEET SHEATHING SIDING SIMILAR SLOPE SEALANT SPECIFICATIONS SPORT FLOORING (RUBBER) SQUARE STAINLESS STEEL SOUND TRANSMISSION CLASS STANDARD/STUD STIFFENER STEEL STORAGE STOREFRONT STRUCTURAL SUBSTITUTE SUSPENDED SYMMETRICAL SYSTEM TOP/TREAD/TOILET/TEMPERED TONGUE&GROOVE THERMOSTAT TOP OF CURB TRENCH DRAIN TELEPHONE TEMPORARY/TEMPERATURE/ TEMPERED THICK(NESS) THROUGH TOP OF TOP OF CONCRETE TOP OF CURB TOILET TOPPING/TOP OF PLATE TOP OF PARAPET TOP OF SUBFLOOR TOP OF WALL TOP OF PAVEMENT TRANSLUCENT TREATED TELEVISION TRANSLUCENT WALL PANEL TYPICAL UL UNDERWRITERS' LABORATORY UNFIN UNFINISHED UNO/UON UNLESS NOTED OTHERWISE VAPOR BARRIER VARIESNARIABLE VINYL BASE VINYL COMPOSITION TILE VENTILATION VERTICAL VESTIBULE VERIFY VERIFY IN FIELD VERTICAL GRAIN VOLATILE ORGANIC COMPOUNDS VOLUME VINYL SHEET/SHEET VINYL VENT THROUGH ROOF WEST/WIDE/WASHER WITH WITHOUT WAINSCOT WATER CLOSET WOOD WINDOW WASH. STATE ENERGY CODE WIRE GLASS WALL HUNG WINDOW WATERPROOF(ING) MEMBRANE WATER REPELLENT WEATHER RESISTANT BARRIER WEATHERSTRIP WEIGHT WELDED WIRE MESH YARD DRAIN < X13> A 1 A r< S13 xxx DETAIL INDICATOR DETAIL NUMBER SHEET NUMBER ELEVATION INDICATOR DETAIL NUMBER SHEET NUMBER ENLARGED ELEVATION INDICATOR DETAIL NUMBER SHEET NUMBER INTERIOR ELEVATION INDICATOR DETAIL NUMBER SHEET NUMBER ELEVATION BUILDING SECTION INDICATOR DETAIL NUMBER SHEET NUMBER WALL SECTION INDICATOR DETAIL NUMBER SHEET NUMBER EXTERIOR/THERMAL ASSEMBLY INDICATOR PARTITION TYPE INDICATOR FLOOR ASSEMBLY INDICATOR WINDOW INDICATOR DOOR INDICATOR LAYOUT GRID GRID LINE PROPERTY LINE OVERHEAD LINE CENTERLINE 1-HR FIRE RATED INTERIOR AIR BARRIER AIR BARRIER CONCRETE BRICK GWB RIGID INSULATION FIBER INSULATION SEMI -RIGID INSULATION ALL WORK SHALL BE IN COMPLIANCE WITH THE REQUIREMENTS OF THE 2015 INTERNATIONAL BUILDING CODE (IBC), 2015 WA STATE ENERGY CODE, 2015 INTERNATIONAL FIRE CODE, AND ALL OTHER APPLICABLE CODES 2. CONTRACTOR SHALL FIELD CHECK ALL DIMENSIONS AND VERIFY LOCATION OF WORK WITH THE ARCHITECTS. NO SCALE MEASUREMENTS SHALL BE USED AS DIMENSIONS FOR WORK. LARGER SCALED DETAILS AND DRAWINGS SHALL TAKE PRECEDENCE OVER SMALLER. NOTIFY THE ARCHITECT WHENEVER DIMENSION DISCREPANCIES ARISE. 3. 4. 5. CONTRACTOR IS SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITION OF THE JOB SITE, INCLUDING SAFETY, PROTECTION OF THE PROPERTY, AND THE LIKE DURING PERFORMANCE OF THE WORK. CONTRACTOR SHALL PROVIDED METHODS, MEANS, AND FACILITIES REQUIRED TO PREVENT CONTAMINATION OF SOIL, WATER OR ATMOSPHERE. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO COORDINATE WITH THE OWNER'S WORK AND/OR SUPPLIED ITEMS THAT ARE FURNISHED BY OWNER AND INSTALLED BY CONTRACTS OR ARE NOT IN CONTRACT, BUT ARE ATTACHED TO THE CONTRACTOR'S WORK. 6. BUILDING IS TO BE FULLY SPRINKLERED. 7 ALL FURRED WALLS SHALL HAVE VERTICAL AND LATERAL DRAFTSTOPS PER IBC. 8. GRADING MUST BE STABILIZED BY OCTOBER 31. NO EXCAVATION TO BE PERFORMED BETWEEN OCTOBER 31 AND APRIL 1 WITHOUT AN APPROVED DRY SEASON GRADING EXTENSION LETTER FROM THE DEPARTMENT OF COMMUNITY DEVELOPMENT. 9. DESTINATION OF EXCAVATION SOILS TO BE DETERMINED. THE DEPARTMENT OF COMMUNITY DEVELOPMENT WILL BE NOTIFIED OF DISPOSAL SITE AFTER CONFIRMATION BY EARTHWORK SUBCONTRACTOR. 10. DRAWINGS ISSUED FOR CONSTRUCTION PRIOR TO FINAL PERMITTING APPROVAL ARE SUBJECT TO REVISIONS. VERIFY CONSTRUCTION DOCUMENTS CONFORM TO PERMIT DRAWINGS BEFORE PROCEEDING WITH WORK. NOTIFY ARCHITECT WHENEVER DISCREPANCIES ARISE. 11. SEPARATE PERMITS ARE REQUIRED FOR PLUMBING, ELECTRICAL, MECHANICAL AND SIGNAGE WORK. 12. DIMENSIONS ARE TO: FACE OF MASONRY (FOM), FACE OF CONCRETE (FOC), OR FACE OR STUD (FOS) UNLESS NOTED OTHERWISE (UNO) DIMENSIONS INDICATED AS CLEAR (CLR) OR FINISH (FIN) ARE TO FINISH FACE. 13. THE UNDERSIGNED HAS PROVIDED BUILDING ENCLOSURE DOCUMENTS THAT IN MY PROFESSIONAL JUDGEMENT ARE APPROPRIATE TO SATISFY THE REQUIREMENTS OF RCW 64.55.005 THROUGH 64.55.090. PROJECT LOCATION 15447 65TH AVE S TUKWILA, WA 98188 LEGAL DESCRIPTION: LOT 17 OF THE INTERURBAN ADDITION TO SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 10 OF PLATS AT PAGE(S) 55, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION LYING NORTH OF A LINE DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE 210 FEET NORTH FROM THE SOUTHWEST CORNER; THENCE NORTH 89°47' EAST 630 FEET, MORE OR LESS, TO THE INTERSECTION OF THE WEST LINE OF 65TH AVENUE SOUTH; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING NO. 7108120423; AND EXCEPT THAT PORTION LYING WITHIN M.W. ADDITION, ACCORDING TO THE PLAT RECORDED IN VOLUME 53 OF PLATS AT PAGE 48, IN KING COUNTY, WASHINGTON; AND EXCEPT THAT PORTION OF SAID LOT 17 DESCRIBED AS FOLLOWS: COMMENCING AT POINT ON THE CENTERLINE OF RENTON-THREE TREE POINT ROAD NO. 2649 AND THE WEST LINE OF SAID SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, SAID POINT BEING ENGINEER'S STATION 135 + 29.92 FROM WHICH THE SOUTHWEST CORNER OF SAID SECTION 23 BEARS SOUTH 0°11'42" EAST, 2044.06 FEET; THENCE SOUTH 84°51'48" EAST 1647.24 FEET; THENCE ON A CURVE TO THE RIGHT HAVING A RADIUS OF 955.37 FEET, 360 FEET; THENCE SOUTH 63°15'48" EAST 359.18 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 5729.65 FEET, 370 FEET; THENCE SOUTH 66°57'48" EAST 1162.53 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 716.34 FEET, 442.40 FEET; THENCE NORTH 77°38'42" EAST, 201.68 FEET; THENCE LEAVING SAID CENTERLINE OF SAID ROAD AND RUNNING NORTH 00°14'00" EAST, 272.03 FEET; THENCE SOUTH 00°14'00" WEST, 87.94 FEET, MORE OR LESS, TO THE NORTHWESTERLY MARGIN OF VACATED MACADAM ROAD (ALSO KNOWN AS JAMES CLARK ROAD NO. 2); THENCE SOUTH 49°0'00" WEST ALONG SAID NORTHWESTERLY MARGIN 106.38 FEET; THENCE NORTH 00°14'00" EAST, 312.55 FEET, MORE OR LESS, TO THE SOUTH LINE OF LOT 17 IN SAID INTERURBAN ADDITION AND THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 00°14'00" EAST, 150 FEET; THENCE SOUTH 88°24'47" EAST PARALLEL WITH THE NORTHERLY LINE OF SAID LOT 17, 170 FEET, MORE OR LESS, TO THE SOUTHWESTERLY MARGIN OF 65TH AVENUE SOUTH; THENCE SOUTHEASTERLY ALONG SAID MARGIN TO THE SOUTHEAST CORNER OF SAID LOT 17; THENCE NORTH 89°09'00" WEST ALONG THE SOUTH LINE OF LOT 17 TO THE TRUE POINT OF BEGINNING. KING COUNTY ZONING OFFICE PROJECT # 18-0037 PROJECT DESCRIPTION CONSTRUCTION OF A NEW, TWO-STORY FIRE STATION FOR 8 ON -DUTY STAFF AND FIRE ADMINISTRATION OFFICES, WITH ASSOCIATED SITE IMPROVEMENTS. BUILDING TO HAVE DRIVE -THROUGH APPARATUS BAYS. SITE IMPROVEMENTS TO INCLUDE PARKING, NEW RETAINING WALLS, AN UNDERGROUND DETENTION TANK, &AN EMERGENCY GENERATOR. RENDERING OWNER City of Tukwila Public Works Department 6200 Southcenter Blvd, Suite 100 Tukwila, WA98188 Rachel Bianchi T: 206 454 7566 E: Rachel.Bianchi@TukwilaWA.gov OWNER'S REPRESENTATIVE Shiels Obletz Johnsen (SOJ) 800 5th Ave, Suite 4130 Seattle, WA 98104 Justine Kim & Julie DeDonato T: 206 409-8086 E: jd@ancoraprojects.com ARCHITECT Weinstein A+U 2200 Western Ave, Suite 301 Seattle, WA 98121 Emma Nowinski & Lauren Rock T: 206 443-8606 E: emman@weinsteinau.com CIVIL ENGINEER LPD Engineering 1932 First Ave, Suite 201 Seattle, WA 98101 Marc Servizi T: 206 725-1211 E: mares@Ipdengineering.com LANDSCAPE ARCHITECT Swift Company, LLC 3131 Western Ave, M423 Seattle, WA 98121 Shawn Stankewich T: 206 632 2038 E: shawn@swiftcompany.com STRUCTURAL ENGINEER Swenson Say Faget 2124 Third Ave, Suite 100 Seattle, WA 98121 Dan Morrow T: 206 443 06212 E: dmorrow@ssfengineers.com MECHANICAL ENGINEER The Greenbusch Group, Inc. 1900 W Nickerson St, Suite 201 Seattle, WA 98119 John Greenlaw T: 206 378-0569 E: johng@greenbusch.com ELECTRICAL ENGINEER TFWB Engineers, Inc. 1200 Westlake N, Suite 509 Seattle, WA 98109 Kevin Wartelle T: 206 285-7228 E: kevin@tf-wb.com FIRE STATION SPECIALIST ARCHITECT TCA Architecture 6211 Roosevelt Way NE Seattle, WA 98115 Brian Harris T: 206 522-3830 E: brian@tca-inc.com ort tam GENERAL G001 COVER SHEET SURVEY G101 LAND USE CODE DIAGRAMS G102 MECHANICAL SIGHT DIAGRAMS CIVIL CO.1 COVER SHEET C1.0 TESC & DEMOLITION PLAN C1.1 TESC AND DEMOLITION PLAN C1.2 TESC AND DEMOLITION DETAILS C1.3 TESC AND DEMOLITION NOTES C2.0 GRADING AND DRAINAGE PLAN C2.1 GRADING AND DRAINAGE PLAN C2.2 DRIVEWAY PROFILE C2.3 SECTIONS C2.4 SECTIONS C2.5 SECTIONS C2.6 SECTIONS C2.7 GRADING AND DRAINAGE NOTES AND DETAILS C2.8 GRADING AND DRAINAGE DETAILS C2.9 GRADING AND DRAINAGE DETAILS C3.0 PAVING AND HORIZONTAL CONTROL PLAN C3.1 PAVING AND HORIZONTAL CONTROL PLAN C3.2 PAVING AND HORIZONTAL CONTROL NOTES AND DETAILS C3.3 PAVING AND HORIZONTAL CONTROL NOTES AND DETAILS C3.4 PAVING AND HORIZONTAL CONTROL DETAILS C4.0 SEWER AND WATER PLAN C4.1 SEWER AND WATER PLAN C4.2 SEWER PROFILE C4.3 SEWER NOTES AND DETAILS C4.4 WATER NOTES AND DETAILS C4.5 WATER NOTES AND DETAILS LANDSCAPE L010 TREE PROTECTION PLAN L101 SITE MATERIALS AND LAYOUT PLAN L111 SITE MATERIALS AND LAYOUT ENLARGEMENT PLAN L201 L211 L212 L213 SITE SECTIONS SITE DETAILS SITE DETAILS SITE DETAILS L401 PLANTING PLAN L411 PLANTING DETAILS L412 SOIL CELL DETAILS ARCHITECTURAL A001 FULL ARCHITECTURAL SITE PLAN A002 ENLARGED ARCHITECTURAL SITE PLAN A101 FLOOR PLAN LEVEL 1 A102 FLOOR PLAN LEVEL 2 A301 COLORED EXTERIOR ELEVATIONS A302 COLORED EXTERIOR ELEVATIONS A801 EXTERIOR RENDERING A802 EXTERIOR RENDERING A803 EXTERIOR RENDERING A804 LANDSCAPE & SITE FIXTURES A921 SIGNAGE ELECTRICAL E101 FULL SITE PLAN - ELECTRICAL E102 FULL SITE PLAN - LIGHTING CALCULATIONS VICINITY MAP Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 4431218 www.weinsteinau.com © 2019 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. PRELIMINARY NOT FOR CONSTRUCTION Issue Date Sheet Title Sheet CUP/ DESIGN REVIEW 3/8/19 COVER SHEET G001 TECTS + URBAN DESIGNERS 2 V ce Z W z W 83 LEGEND sc.dwg cord 3/7/2019 3.•09 PM s.• 1pd engineering pllc projects weinstein au l tukwila fire station 52 1 design i sheets l tukwila_ 1s5. //////// 0.4' 2' E COR Z O O II N k O 3k/ z PROPERTY LINE EX CONTOUR (INDEX) EX CONTOUR EX BUILDING PROPOSED BUILDING OUTLINE BUILDING/STRUCTURE REMOVAL SAWCUT LINE ASPHALT REMOVAL CONCRETE REMOVAL STABILIZED CONSTRUCTION ENTRANCE CONSTRUCTION FENCING SILT FENCE FILTER FENCE COMPOST FILTER SOCK TRIANGULAR SILT DIKE SENSITIVE AREAS OF POTENTIAL GEOLOGICAL INSTABILITY CLASS 3 AREA; 15% AND GREATER SLOPES, UNDERLAID BY BEDROCK (TYP) SAVE AND PROTECT / EX RETAINING WALL S 1 REMOVE EX CONCRETE (TYP) TREE PROTECTION (TYP) REMOVE EX ASPHALT (TYP) 3 3 3 3 3 SD INIMINGTOS STRAW WATTLE/ROLL INTERCEPTOR SWALE TEMP FORCE MAIN TEMP STORM DRAINAGE PIPE EX TREE TO REMAIN EX TREE TO BE REMOVED TREE PROTECTION EX CURB TO BE REMOVED EX UTILITY TO BE REMOVED INLET PROTECTION CATCH BASIN LIMITS OF WORK WETLAND STEEP SLOPE AREA REMOVE EX SEWER LINE FROM SSMH TO EX SIDE SEWER CONNECTION CONTRACTOR TO FIELD TO LOCATE CONNECTION PROTECT EX WALL .e. REMOVE EX 'STAIRWAY — PROTECT WALLS 7 w LJ o H- z \ is PROTECT EX WALL L1 0 LO N 0 z REMOVE EX IRRIGATION LINE REMOVE EX STORM LINE REMOVE EX IRRIGATION LINE WF MEANDERS ALONG PL SAVE AND PROTECT EX SEWER r.� REBAR AND CA, "LS 37590"''J PROTECT TREE OR ARRANGE — WITH NEIGHBOR TO REMOVE GRIND EX — STRIPING SAWCUT AND REMOVE EX ASPHALT REMOVE EX SEWER LINE FROM NEW SIDE SEWER CONNECTION TO DOWNSTREAM SSMH STABILIZED CONSTRUCTION ENTRANCE RETAIN EXISTING PAVED DRIVEWAY AS LONG AS FEASIBLE CONSTRUCT ST QUARRY SPALL ENTRANCE TO ACCESS AREAS OF WORK REMOVE EX CURB AND GUTTER WF MEANDERS ALONG PL SENSITIVE AREAS OF POTENTIAL GEOLOGICAL INSTABILITY CLASS 3 AREA; 15% AND GREATER SLOPES, UNDERLAID BY BEDROCK (TYP) REMOVE EX RETAINING WALL — REMOVE EX ELECTRICAL SEE ELECTRICAL DWGS PROPOSED BUILDING OUTLINE REMOVE EX STORM LINE WF IS 0.5' N OF PL UTILIZE EX DETENTION POND AND PROPOSED DETENTION VAULT AS TEMPORARY SEDIMENT SETTLING POND 0 0 \ REMOVE EX SIDEWALK — CATCH BASIN INSERT (TYP) SAVE AND PROTECT EX STORM LINE \ \ \ \ CaII 3 Working Days Before . You DIG! 1-800-424-5555 20 0 10 20 Scale 1w=20' Rev Date Issue Tukwila Fire Station 52 Project No. Designed by Drawn by Checked by 17012 SWP CRL MJS P D 1932 First Ave, Suite 201, Seattle, WA 98101 p. 206.725.1211 f. 206.973.5344 engineering pllc www.Ipdengineering.com © 2019 LPD Engineering pllc - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Engineer. JURISDICTIONAL APPROVAL STAMP Issue CUP / DESIGN REVIEW Date 03/08/19 Sheet Title TESC AND DEMOLITION PLAN Sheet C ■ 0 40 V1 GG w w z Q co ce H V w V D z W z 85 RESIDENTIAL PROPERTY z ° rn N (E) CEDAR o FENCE TO REMAIN AT WEST PROPERTY LINE l 7' H GALV CHAIN LINK SECURITY FENCE RESIDENTIAL PROPERTY (E) CEDAR FENCE TO BE REMOVED AT NORTH PROPERTY LINE CO W a (.0 7' H GALV CHAIN LINK SECURITY FENCE 0 ALTERNATE 3: HEAVY-DUTY CONCRETE PAVING AT REAR APRON\ RESIDENTIAL PROPERTY RESIDENTIAL PROPERTY (E) CEDAR FENCE TO BE REMOVED AT NORTH PROPERTY LINE 335'-81/4" RESIDENTIAL PROPERTY a BUILDING LAYOUT POINT S88° 1.9 0 "E- .62 .7.8' REAR APRON 83'-31 /2" OVERALL SUPPORT SPACES APPARATUS BAY +111'0"=F.F. 2-STORY FIRE STATION & ADMINISTRATIVE OFFICES 'ENTRY PLAZA .' FIREFIGHTER PARKING 2'-0 1/4" 96'-3 3/4" OVERALL '-0 1 /4" 1 9' ARCHITECTURAL SCREEN 7'H ARCHITECTURAL SCREEN CITY OF TUKWILA PROPERTY N88°2'119"W 472.58' FLAG POLE ON CONC BASE ALTERNATE 2: SITE STAIR CONNECTION, TO SOUND MENTAL HEALTH PROPERTY SOUND MENTAL HEALTH PROPERTY (E) B-1 EASE ENT 8203030259 DRAINAGE MAINT. EASEMENT, SEE CIVIL MAINTA N E) DRIVEWAY TO N88m19'04"W���6���3' COWLITZ PROPERTY \, COWLITZ TRIBAL HEALTH SERVICES MONUMENT SIGN PROJECT WILL SEEK EASEMENT TO ALLOW SIGN IN SETBACK DUE TO LIMITED R.O.W. FRONTAGE Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 4431218 www.weinsteinau.com © 2019 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. PRELIMINARY NOT FOR CONSTRUCTION Issue Date 30% CD Set 6/10/19 ce Z vi TECTS + URBAN D 2 lJ D z W VI z ARCHITECTURAL FULL SITE PLAN SCALE: 1" = 20' 0 10' 20' 40' Sheet Title ARCHITECTURAL FULL SITE PLAN Sheet A001 87 er 19/17012 - TFS52/TFS52 Main er: WAU - BIM Se 0 AM File: BIM Se Wednesday, May 29, 2019 11: 1 CED DE 3 PIN CH2 1 SEQ SE 1 ACE GRI 1 ACE GRI 3 PIN SYL 3 ACE B05 5 CHA GR 55 TAX DEN N. N. /11/111110\ -00.000006000000000®0® ®0 r eT+:•i i,.ei•T•7 t,:,7 T .+r re a T ie: Tei•.et•i t•i : i,T,. T T T+i•�e e Y . 7 T .ei•7e7.7e:,ire., eI Teie:e e 7 te,ei•iei•i :,T i,.•ieT,T T : �• + ` �� . i T+i•ie.,ieTeT T•i,i,ie. 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OHO,_ _ _ ..0000 _ _ 00004 _ _ 00000 _ _ 00004 _ _ OOOAO _ _ 0000'90 OOt�0000 O -" 00000 ■ O0)00000 Oa�00000 0�0��0�0000 Oa�00000 0000000 Oa�'00000.� 0000�0�'00..0000OOO.� *too 0000000 OOt000000�0 ,1 o m m m �, m m e 1 m m m m �, o m ,1 m m m m �, m m 1 m m m m �, m m • 1 m m m m �, m o 1 m m e o, m m ,1 m• m, m m 1 m m m m, e m ,1 m m m m„ ---� ,.; 11 a �� .� �� ��'�AA� � � �' , ♦ ♦�����♦ ♦ ` i�♦ �ti r� � M♦�'��A��.�♦ ♦ i�♦ ♦�,� i ♦ ♦ � `r ♦ ♦0� i ♦ � OO 0100�00 � �, _ _ _ �� ��l_ �_�� �_ _ _ ��� .M _��!� � _ __*����EM � ���'� ������� � o oobo 00 oobo 00 oobo 00 oobo 00 0000 goo®0000 �oocoo@o �oo�oo'�o �ooc000� �o ® ` �' ` '� ® '1 @er000c�00@�rO00c�00@�rO00c�00o�r000��00@-crO00��00oerC000c�000�rO00e�000�rO00c�O��O�r000��000�r@Q�3` �� 95 LON PIL 1 METGLY 3 PIN CH2 3 BET DUR 2 STE PSE SOIL CELLS (14) SEE L412 SOIL CELLS (16) SEE L412 ..A1M AadgeLli 00000 00000 OjOT ,,OiO�OT�O'iO�,�OOT00�!0'IO'O'0�0�00'40T�O��aTO"4TOTOTO�OTP.ToOT4'OTO'OTO'6T®O. ' T T � , 00040000P.4f4 0 0000 mar Nur 'sr 11 LON PI ACE KAR 448 LO PIL 466 GAU SHA 21b I AA DEN... 3 PIN S L 2-AM E R 1 ACE RUB U SHJ �fr RK L=j PLANT SCHEDULE 4AMEL LON P, TAX DEN COS KEL GAU SHA LON PIL TREES CODE \vI /ulna •.:v.....�� QTY ACE GRI 2 ACE RUB 3 ACE BO5 10 ACE KAR 27 AME GRA 15 BET DUR 8 CED DEO 4 CHA GRA 30 LIR TUL 2 MET GLY 1 PIN CH2 17 PIN SYL 21 QUE RUB 7 SEQ SEM 1 STE PSE 4 BOTANICAL NAME Acer griseum Acer rubrum Acer rubrum 'Bowhall' Acer rubrum 'Karpick' Amelanchier x grandiflora 'Autumn Brilliance' Betula nigra 'Duraheat' Cedrus deodara Chamaecyparis obtusa 'Gracilis' COMMON NAME Paperbark Maple Red Maple Bowhall Maple Karpick Red Maple 'Autumn Brilliance' Serviceberry Duraheat River Birch Deodar Cedar Slender Hinoki Cypress CONT B&B,3"Cal. B&B,3"Cal. B&B,3"Cal. B&B,3"Cal. B&B,3"Cal. B&B,3"Cal. B & B, 12' HT MIN B&B,6' HT MIN Liriodendron tulipifera Tulip Tree B & B, 3" Cal. Metasequoia glyptostroboides Dawn Redwood B & B, 3" Cal. Pinus cembra 'Chalet' Pinus sylvestris Quercus rubra Sequoia sempervirens Chalet Swiss Stone Pine Scotch Pine Red Oak Coast Redwood B&B,6' HT MIN B & B, 12' HT MIN B&B,3"Cal. B & B, 12' HT MIN Stewartia pseudocamellia Japanese Stewartia B & B, 3" Cal. SHRUBS 0 VINES v GROUND COVERS CODE QTY COR KEL 76 GAU SHA 815 LON PIL 832 ROS OFF 23 TAX DEN 359 WOO POL 126 CODE QTY PAR HEN PAR QUI QTY 27,476 sf 2,568 329 sf 5,898 sf 1,874 20 12 BOTANICAL NAME Eco Lawn 2 LIR TUL 4 PIN CH2 1 CED DEO 3 CHA GRA. p0004O00000O00000u0o00`ee 5 SET DUR 0 "AR HEN 31 LON PIL 48 _.-( AU SHA_ BOTANICAL NAME Cornus stolonifera `Kelseyi' Gaultheria shallon Lonicera pileata Rosmarinus officinalis Taxus x media 'Densiformis' Woodsia polystichoides BOTANICAL NAME Parthenocissus henryana Parthenocissus quinquefolia COMMON NAME Fragaria chiloensis Beach Strawberry Sedum x 'Color Max Mix' Sedum Color Max Urban Meadow Mix Vinca minor Common Periwinkle 3 PIN CH2 6 ACE KAR 3 PIN SYL 3 CHA GRA 3 ACE B05 2 PIN SYL 1 CED DEO 1 QUE RUB COMMON NAME Kelsey Dogwood Salal Privet Honeysuckle Rosemary Dense Yew Holly Fern Woodsia COMMON NAME Silvervein Creeper Virgina Creeper CONT seed 4" POT VEGETATED MAT seed 4" POT CONT #3 COi` #3 CO[` #2 COi` #3 COi` #3 CO[` #2 COi` CONT #3 COi` #3 COi` SPACIP 12" o.c. 12" o.c. PLANTING NOTES: 0 10' 20' 1 1 1 1 1 1 1 1 1 40' 1 " = 20'-0" 1. PLANT MATERIALS AND INSTALLATION SHALL BE IN ACCORDANCE WITH CITY OF TUKWILA STANDARD SPECIFICATIONS. 2. ALL PLANTING AREAS TO RECEIVE SOIL PREPARATION INCLUDING IMPORTED TOPSOIL AND ORGANIC AMENDMENT TO A DEPTH OF 36" FOR TREE AND SHRUB PLANTING AND 18" FOR GROUNDCOVER PLANTING. MULCH IN ALL PLANT BEDS TO BE A MINIMUM DEPTH OF 2". PLANTS SHALL BE NURSERY GROWN, WELL -ROOTED, OF NORMAL GROWTH AND HABIT, AND FREE FROM DISEASE OR INFESTATION. TREES SHALL HAVE UNIFORM BRANCHING, SINGLE STRAIGHT TRUNKS, (UNLESS SPECIFIED AS MULTI -STEMMED), AND THE CENTRAL LEADER INTACT AND UNDAMAGED. CONTAINER STOCK SHALL BE FULLY ROOTED BUT NOT ROOT -BOUND. PLANT MATERIAL WITH DAMAGED ROOT ZONES OR BROKEN ROOT BALLS WILL NOT BE ACCEPTED. CONIFEROUS TREES SHALL BE NURSERY GROWN, FULL AND BUSHY, WITH UNIFORM BRANCHING AND A NATURAL NON -SHEARED FORM. ORIGINAL CENTRAL LEADER MUST BE HEALTHY AND UNDAMAGED. MAXIMUM GAP BETWEEN BRANCHING SHALL NOT EXCEED 9 INCHES, AND LENGTH OF TOP LEADER SHALL NOT EXCEED 12 INCHES. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR CONFIRMING LOCATION OF ALL UTILITIES. CONTRACTOR SHALL REMOVE ALL INVASIVE VEGETATION IN AREAS OF NEW CONSTRUCTION. CONTRACTOR SHALL INSTALL A 3'-0" 0 MULCH RING FOR ALL TREES PLANTED IN GRASS AREAS. MULCH RING SHALL BE CENTERED ON TREE TRUNK OR AS SHOWN ON PLANS. IN AREAS WHERE LAWN STRIP IS TOO NARROW TO ACCOMMODATE A 3'-0" 0 RING, MULCH SHALL BE INSTALLED IN A 3' LONG RECTANGLE SPANNING THE WIDTH OF THE PLANTING STRIP, CENTERED ON TREE TRUNK, AS SHOWN ON PLANS. Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 SWI FTCOM PANYLLc 3131 Western Ave., Suite M423, Seattle, WA 98121 TEL 206-632-2038 • FAX 206-632-2048 www.swiftcompany.com info@swiftcompany.com © 2018 Swift Company LLC - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Landscape Architect. PRELIMINARY NOT FOR CONSTRUCTION Issue Date Sheet Title Sheet 30% CD SET 6/10/19 PLANTING PLAN L401 l/1 cc w co w Q cc H V w V GC D z W z W 89 FS52 - CITY HALL SITE LAND USE CODE DESCRIPTION COMMENT Use District (per Zoning Map, Fig. 18-10) Office Land Use Allowed by District 18.09.010 (per Table 18-6) Conditional use, subject to TMC 18.64 Design Review 18.18.070 Required for commercial structures larger than 1,500sf; those between 1,500 and 5,000sf will be reviewed administratively. Basic Development Standards 18.18.080 Minimum yard setbacks: Front = 25 ft Second front = 12.5 ft Sides =10 ft IF within 50ft of R: 1stf1=10ft 2"dfl=20ft 3'df1=30ft Rear =loft IF within 50ft of R: 1stf1=10ft 2"dfl=20ft 3'df1=30ft Max height: 3 stories or 35 ft Landscape requirements: Front =15ft Second Front = 12.5 Sides = 5 ft IFwithin 50ftofR=loft Rear = 5 ft IFwithin 50ftofR=loft Off-street Parking: Per TMC 18.56 Exemption of Rooftop Appurtenances 18.50.080 "The height limitations specified in this chapter shall not apply to church spires, monuments, chimneys, water towers, elevator towers, mechanical equipment, and other similar rooftop appurtenances usually required to be placed above the roof level and not intended for human occupancy or the provision of additional floor area; provided, that mechanical equipment rooms or attic spaces are set back at least 10 feet from the edge of the roof and do not exceed 20 feet in height. " Maximum Building Length 18.50.083 Max % Development Area Coverage 18.50.085 Charging Station Locations 18.50.140 "Level 1 and Level 2 charging stations are allowed as an accessory use in the predominantly residential zones LDR, MDR and HDR. Level 1 and Level 2 charging stations are allowed as a permitted use in all other zones. Level 3 charging stations, battery exchange stations, and rapid charging stations are allowed as a permitted use in all zones that allow other automotive services such as gas stations, and are allowed as an accessory use in all other zones." Rough -in for future charging stations provided. Retaining Wall Setback Waiver 18.50.150 Retaining walls with an exposed height of greater than four feet may be allowed in required front, side or rear yard setbacks under the following circumstances: 1. When the applicant's property is on the lower side of the retaining wall and it is not visible from the adjacent properties or it screened by landscaping 2. 2. When a wall built on a property line or perpendicular to it benefits the lots on both sides. Lighting 18.50.170 Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of the associated structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights -of -way. See electrical site plan Recycling Storage Space for Non- Residential Uses 18.50.185 A. Recycling storage space for non-residential uses shall be provided at the rate of at least two square feet per every 1,000 square feet of building gross floor area in office, medical, professional, public facility, school and institutional developments. B. Outdoor collection points shall not be located in any required setback or landscape area. C. Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on -site, or project into any public right-of-way. Screening and Visibility 18.52.040 1 b. Ground level mechanical equipment and garbage storage areas shall be screened with evergreen plant materials and/or fences or masonry walls. 1 c. Fences. All fences shall be placed on the interior side of any required perimeter landscaping. 4'-8 1/4" 'D SETB CK 1.41I—PROFERTY LINE 6'-0" i +/- 5'-61 /4" SIDEWAL1K PLANTING CITY HALL PARKING LOT r LAND USE SECTION DIAGRAM 19'-3 3/4" PARKING +28'-9" T.O. COPING +15-1" LEVEL 2 Design of Collection Points for Garbage and Recycling Containers 18.52.090 Residential and non-residential collection points shall be designed as follows: 1. An opaque wall or fence of sufficient size and height to provide complete screening shall enclose any outside collection point. Architectural design shall be consistent with the design of the primary structure(s) on the site. 2. Collection points shall be identified by signs not to exceed two square feet. 3. Weather protection of recyclables and garbage shall be ensured by using weather- proof containers or by providing a roof over the storage area. Off -Street Parking and Loading General Requirements 18.56.040 Minimum parking area dimensions: [As shown in TMC Figure 18-6] • Standard and compact stalls may include a 2ft landscape overhang in their required length • Parking space slope shall not exceed 5% • Slope of entrance and exit drives and internal driveway aisles without stalls shall not exceed 15% • Ingress and egress shall not require moving another vehicle or backing more than 50ft • Turning and maneuvering space shall be located entirely on private property • All parking spaces shall be internally accessible to one another • Driveways to access parking in rear of buildings shall be no less than 12ft wide with a 3ft wide sidewalk, curbed or raised 6in above the driving surface • Ingress and egress to any off-street parking lot shall not be located closer than 20ft from point of tangent to an intersection • Public Works or Community Development Directors may require ingress separate from egress for better flow of traffic • Director may require areas not approved for parking to be marked or signed to prevent parking • Surface of any required off-street parking or loading facility shall be paved with asphalt, concrete or other similar approved material(s) and shall be graded and drained as to dispose of all surface water, but not across sidewalks • All traffic control devices shall be installed and completed as shown on the approved plans • Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic • Where pedestrian walks are used in parking lots for the use of foot traffic only, they shall be curbed or raised 6in above the lot surface • Wheel stops shall be required on the periphery of parking lots so cars will no protrude into the public right of way, walkways, off the parking lot or strike buildings. Wheel stops shall be two feet from the end of the stall of head -in parking • No obstruction that would restrict car door opening shall be permitted within five feet of the centerline of a parking space • Any lighting on a parking lot shall illuminate only the parking lot, designed to avoid undue glare or reflection on adjoining premises • All parking areas shall have specific entrance and/or exit areas to the street. The width of access raids and curb -cuts shall be determined by the Public Works Director. The edge of the curb -cut or access road shall be as required by the Public Works Director. Curb -cuts in single family districts shall be limited to a maximum of 20 ft in width and the location shall be approved by the Public Works Director. Parking stalls shall not be used for permanent or semi -permanent parking or storage of trucks or materials Required Number of Parking Spaces 18.56.050 No minimum number of spaces required per TMC, Figure 18-7 See Parking Determination Loading Space Requirements 18.56.060 Off-street space for standing, loading and unloading services shall be provided in such a manner as not to obstruct freedom of traffic movement on streets or alleys. For all office, commercial, and industrial uses, each loading space shall consist of at least a 10ft by 30ft loading space with 14ft height clearance for small trucks or a 12ft by 65ft loading space with 14ft height clearance for large trucks, including tractor -trailer. DECK BEYOND 24'-0" 8'-2 3/4" DRIVEWAY ' PLANTING & UTILITIES .ww,111111mmonrmm, +0'-0" LEVEL 1 MECHANICAL SCREEN 2-STORY FIRE STATION & ADMINISTRATIVE OFFICES MECHANICAL EQUIPMENT 11111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 Parking for the Handicapped 18.56.080 All parking provided for the handicapped, or others meeting the definitions of the ADA, shall meet requirements of the Chapter 11 of the 1994 UBC as amended by the WAU, section 51.30, et seq. Compact Car Allowance 18.56.090 A. A maximum of 30% of the total off-street parking stalls may be permitted and designated for compact cars. B. Each compact stall shall be designated as such, with the word COMPACT printed onto the stall, in a minimum of eight -inch letters and maintained as such over the life of the use of both the space and the adjacent structure it serves. C. Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18-6 of this chapter. D. Compact spaces shall be reasonably dispersed throughout the parking lot. All provided stalls are full- size Uses Not Specified 18.56.100 In the case of a use not specifically mentioned in this chapter, the requirements for off-street parking facilities shall be determined by the Director. See Parking Determination Development Standards for Bicycle Parking 18.56.130 A. Required number of bicycle parking spaces: The required number of parking spaces for bicycles are included in TMC 18.56.050, Figure 18-7. [Use not listed; requirement shall be determined by the Director] B. Location: 1. Required bicycle parking must be located within 50 feet of an entrance to the building or use 2. Bicycle parking may be provided within a building, but the location must be accessible for bicycles C. Safety and Security: 1. Legitimate bicycle spaces are individual units within ribbon racks, inverted `U' racks, locking wheel racks, lockers, or other similar permanent structures. 2. If bicycle lockers are used, windows and/or view holes must be included to discourage improper uses. 3. If bicycle parking is not visible from the street, a sign must be posted indicating the location of the bicycle parking spaces. 4. All bicycle parking must be separated from motor vehicle traffic by a barrier, curb, post, bollard or other similar device. 2 bicycle parking spaces provided, see Site Plan and Parking Determination 134'-9 1/4" OVERALL BUILDING APPARATUS BAY 84'-6 3/4" LEVEL 2 SETBACK 10'-0" REQ'D SETBACK 11'-0" LEVEL 1 SETBACK MECHANICAL EQUIP (OPEN TO ABOVE) SUPPORT SPACES PROPERTY LINE Iiiiiiiiiii miiu I1010111111111111111111111111111111111111111111111111111112L;;°.. EXISTING CEDAR FENCE TO BE REPLACED WITH CHAIN LINK PER PROPERTY OWNER RESIDENTIAL PROPERTY Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 4431218 www.weinsteinau.com © 2019 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. PRELIMINARY NOT FOR CONSTRUCTION Issue 100% Design Development Date Sheet Title Sheet 5/9/19 LAND USE CODE DIAGRAMS G101 ce w Z TECTS + URBAN D lJ ce Z W z SCALE: 1/8" = 1'-0" 91 COWLITZ PARKING un ImIImIIm11mm11m11rm111111111111111111111111111111111PllllllY111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111nIn°""""""""""""'° olm11m11m11m11ml 011111111111111111111111111111�1�llllill 1?1?11?I'l � l'1?1������?1?1?1?1?1?1?1?1?1?1?�mllmllml110Inno��;;,m N1Illlllllorllllllllll111111PIIIIIIME I r 1111111111111111 unn 4 +131'-9" VIEW 4: FROM TOP OF ACCESS DRIVE SCALE: 1/16" = 1'-0" w z_ J 0- 0 64TH AVE S 1111111111111 VIEW 3: FROM 64TH AVE S SCALE: 1/16" = 1'-0" CITY OF TUKWILA PROPERTY +116'-0" w z J 0 a 111111111111111111111111111111111111111111111111111111111111111111111111111111111111 iIllllllillllllll1ll0lllllllllllllolti ms,,lllm IIIIIIIIIIIIIIIIIIIIIIIIIIIII mmllllllllllllllllllllII 111111111111111 11111111111111 8' SECURITY FENCE FIREFIGHTER PARKING SIDEWALK +104'-6" n„ImIlmlllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll1111111 MECHANICAL SCREEN —8' SECURITY FENCE mm 1111111mmm IIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIII ouuuuuuuuuuuuuuumCuuuuuuuuuuuuuuuuuuuuuuuuuuumiuuuuuuuuuuuuuuuiuuuuuuuuuuuuul�01010llllllllllllllllll +138'-6" T.O. STL CHANNEL REAR APRON - APPARATUS BAY 2-STORY FIRE STATION & ADMINISTRATIVE OFFICES PARKING +138'-6" T.O. COPING FRONT APRON r111111mm1110m11nI111111fmuuuuuun' ' ^' I11111b uuu,uuummuummr '""'^" 11111mouuuumuv1Immuuuuum"uuunuuuuuui.luuuuuumommniouuuuuuuuuuuuurti' +139'-9" T.O. COPING ,arn nnr,m rmmmmnm ,fIIIIIIIr,,,, rmfII!!. ,,,, 11n.,1111 ,mmllllm11107 rmmlll11111nnm!!!!!,r,,, ,ff111111111 mm m m!!!!!!!!! ,,,, ;,mmlllllllllllr 01011011111111111r �imollllllllllllr VIEW 2: FROM TOP OF EXISTING CITY HALL PARKING LOT STAIRS SCALE: 1/16" = 1'-0" w CL J 0 CC a 4 +110'-0" CITY HALL PARKING LOT n „ mlmmmlllllllllllllllllllllllllllllllllll �1111DIIIII1111111111111111 8' SECURITY FENCE ��1111IIIIIIIIIIIIIIIIII11f11111101111111111I1uuu11oniuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuluuu111111111111u1uuuumiuuuuuilollilG1`uul li u1 m m o u 1110 iulllllllH; 11111111111111111111111111111111111111111111111111 +139'-9" 4 T.O. COPING FIREFIGHTER PARKING ulrr ��o mom11 MECHANICAL SCREEN „„„„„„„uullf011f111111111r mnli 2-STORY FIRE STATION & ADMINISTRATIVE OFFICES APPARATUS BAY IhI0I0 '''' 11 uuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuummummuuuuuuuuuuuu FRONT APRON rrrrrrrrrrrrrrrrrrrrrrrrrJflllllllllllllllllllllll�ll����11111111111111111111111111uuuuuuuu1111111111111111�I� MECHANICAL SCREEN MECHANICAL EQUIP APPARATUS BAY 2-STORY FIRE STATION & ADMINISTRATIVE OFFICES SUPPORT SPACES Mmmm1111111111111111111111111111111, J o_ IOIOOI �IIIIIIIIIIIIIIIIIIII tL4Il'�". T.O. NEIGHBOR WDW mmunm n mmmm11111mm1111111111Mmmmm11111m11111111111mmmm11111mm111111111 mmm11111m1111111111mmm11111111m1111111111mmmm111111m1111111111mmmm111111m1111111111 mmmmll ,ro I1I111111111111111 w z J 0- O 0 w z J Cl- 0 1L MECHANICAL SCREEN BEYOND APP BAY REAR APRON ,�ilouuuuuuuuumlomuuuuuuuuuur m��or 7IIIIIOMuuuumaHiuuumiuuuuumF'uuoo' rI11011IIIIIIIIIII�,V,N'M11111F ummomomino���or �uumfmuuuumir� �' �umorr it �ouum � Illlllllllllllllllllllllllllllllllllllllllllllllllllllllllllll111111lllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllo unnuuuuuuuuuuuuuuuuuuuuuuuuiii,,,,,,uuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuumuuuu uI I nI II�MI�Pi111i1111i1111i1111iIITl Ilrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrr mllllllllllllllllllllll ll11nnInnInnllllllllllllInnInnnnnn lllllhull mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm,m,m,m,m,m,m,m,m,�lllllllllllll VIEW 3: FROM 64TH AVE S IIIIIIIIIIIIIIIIIIIIII umuuuuummuuuumuuuuuumuuuuu11 lllllll�lllll��lll1�llllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllluuupl uuuuu RESIDENTIAL PROPERTY RESIDENTIAL PROPERTY x x VIEW • ♦♦ • • RESIDENTIAL PROPERTY x♦♦ x ♦♦ • • • • REAR APRON • VIEW 2 II RESIDENTIAL PROPERTY ie i i of Lam. yi FRONT APRON • CITY OF TUKWILA PROPERTY SOUND MENTAL HEALTH PROPERTY RESIDENTIAL PROPERTY ENTRY & EGRESS DRIVEWAY VIEW 4 COWLITZ TRIBAL HEALTH SERVICES 8' SECURITY FENCE Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 4431218 www.weinsteinau.com © 2019 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. EDWARD WEINSTEIN State of Washington Issue CUP/ DESIGN REVIEW Date 3/8/19 w z J 1L 0 CC 1L ce w Z TECTS + URBAN D VIEW 1: FROM CITY HALL PEDESTRIAN PATH SCALE: 1/16" = 1'-0" MECHANICAL SIGHT DIAGRAMS KEY PLAN SCALE: 1/64" = 1'-0" Sheet Title MECHANICAL SIGHT DIAGRAMS Sheet G102 93 er 19/17012 - TFS52/TFS52_Main er: WAU - BIM Se Wednesday, May 29, 2019 11:10 AM File: BIM Se 01 SITE SECTION - FRONT OF BUILDING SCALE: 1" = 10' TW 116 BW 113 03 SITE SECTION - BACK OF BUILDING SCALE: 1" = 10' 04 WALL ELEVATION 02 SITE SECTION - WALL & SECURITY FENCE SCALE: 1" = 10' SCALE: 1" = 10' MATERIALS LEGEND: 0WNCD 0OO CONC SEAT WALL WITH WOOD TOP, SEE 01/L214 CIP CONC BOLLARD SEAT, SEE 02/L214 SECURITY FENCE, SEE 09/L211 GUARDRAIL, SEE 01/L212 HANDRAIL, SEE 02/L212 CIP CONC SITE STAIRS, SEE 03/L212 PROPERTY LINE CONC CURB, SEE CIVIL CIP CONC WALL, SEE CIVIL ASPHALT, SEE CIVIL LANDSCAPE BLOCK WALL, SEE CIVIL BUILDING EDGE, SEE ARCH FLAG POLE, SEE ARCH CANOPY (OVERHEAD), SEE ARCH LAGGING WALL WITH SHOTCRETE FINISH, SEE ARCH 5' 10' 20' = 10'-0" Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 SWI FTCOM PANYLLc 3131 Western Ave., Suite M423, Seattle, WA 98121 TEL 206-632-2038•FAx 206-632-2048 www.swiftcompany.com info@swiftcompany.com © 2018 Swift Company LLC - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Landscape Architect. PRELIMINARY NOT FOR CONSTRUCTION Issue 30% CD SET Date 6/10/19 Sheet Title SITE SECTIONS Sheet L201 95 GENERAL NOTES oo N 00 L) • x x x )c )c )c )c )c x x )c ►c )c )c x x x )c )c )c )c x x x )c x )c 1 83'-3 5/8" OVERALL r SCBA 137 tl I II 1 1 1 I.I I I I �, Ij1 1 I 1 1 1 1 I 1 1 1 1 I 1 1 1 1 I 1 1 1 1 I 1 1 1 1 I 1 1 1 1 I 1 1 1 1 1 I 1 1 1 1 I 1 1 1 1 I 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 II APP BAY 133 -Gb- +111'-0" = F.F. L r- I L ✓ I I. I. 1 1 1 I. I. 1 1 1 1 f I I I I I j I j I I I I j I j I I I I j I j I I I I j I j I I I I j I j I I I I j I j I I I I j I j I I I I I j I j I I I I j I j I I 1 I.1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1 PIERCE TILLER 60'L W O W EXPEDITION 17'-61 L , u im immmmmmmmmmmmu immommmmmmmmu mmmmmmmmmo 00 in M W i 1 FOR ABBREVIATIONS, SEE G001 2 ALL INTERIOR PARTITIONS EXTEND TO BOTTOM OF DECKABV UNLESS NOTED OTHERWISE 3 REQ'D FIRE -RATED CONSTRUCTION SEE - G101 4 DIMENSIONS ARE TO: FACE OF STUD (FOS) FACE OF MASONRY (FOM) FACE OF CONCRETE (FOC) UNLESS OTHERWISE NOTED 5 EXTERIOR ASSEMBLIES - SEE A401 6 INTERIOR WALL PARTITION TYPES - SEE A701 7 DOOR SCHEDULE - SEE A911 8 WINDOW SCHEDULE - SEE A411 9 ROOM FINISH SCHEDULE - SEE A901 10 PROVIDE DRAFTSTOPPING AND FIRESTOPPING WHERE REQUIRED BY 2015 IBC INTERIOR AIR BARRIER Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 4431218 www.weinsteinau.com © 2019 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. EDWARD WEINSTEIN State of Washington Issue CUP/ DESIGN REVIEW Date 3/8/19 ce w Z TECTS + URBAN D 2 lJ D z W z Sheet Title FLOOR PLAN LEVEL 1 Sheet A101 97 GENERAL NOTES 83'-3 3/4" 0 u r PT OFFICE 221 IL AR2 REF REF REF Fl GREAT RM 224 Fl 1 1 i i i i 1 i i 1 i i 1 1 i i i i 1 1 i i i i OPEN TO BELOW r- STATION OFFICE W 223 LUNCH 206 DECK 231 r- J 7 Li_J 1 • ,I I ■ BACKUP EOCI TRAINING 210 TABLE & CHAIR STOR 211 :f''CKUP EOC S WC 207 0 co WC (ADA) 208 BC 205 212 COMM 209 CORR 217 ASST CHIEF 204 HAM 213 EXPLR 214 CORR 216 CONF 215 CHIEF 201 L_ J STAI ASST CHIEF 203 -_L L ADMIN/ SUPPO 202 IL L r 1 FOR ABBREVIATIONS, SEE G001 2 ALL INTERIOR PARTITIONS EXTEND TO BOTTOM OF DECKABV UNLESS NOTED OTHERWISE 3 REQ'D FIRE -RATED CONSTRUCTION SEE - G101 4 DIMENSIONS ARE TO: FACE OF STUD (FOS) FACE OF MASONRY (FOM) FACE OF CONCRETE (FOC) UNLESS OTHERWISE NOTED 5 EXTERIOR ASSEMBLIES - SEE A401 6 INTERIOR WALL PARTITION TYPES - SEE A701 7 DOOR SCHEDULE - SEE A911 8 WINDOW SCHEDULE - SEE A411 9 ROOM FINISH SCHEDULE - SEE A901 10 PROVIDE DRAFTSTOPPING AND FIRESTOPPING WHERE REQUIRED BY 2015 IBC INTERIOR AIR BARRIER Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 4431218 www.weinsteinau.com © 2019 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. EDWARD WEINSTEIN State of Washington Issue CUP/ DESIGN REVIEW Date 3/8/19 ce w Z TECTS + URBAN D 2 lJ D z W z Sheet Title FLOOR PLAN LEVEL 2 Sheet A102 99 100 WL-4A SIGN LIGHTING AT BACK SIDE OF NUMBER SIGN COMM. AND DEMARC BOARD MAIN DISTRIBUTION PANEL MDP— ATS-MDP MTS-MDP MOTORIZED GATE FUTURE DUAL ELEC. VEHICLE CHARGING SATION P-1 GENERATOR SET TYPE B-1 LAMPS LED 3W 3000K G—I LED 2IW 4000W P—I LED 242W 4000K RL-4 LED 4IW 4000K SL2-8 LED 25.6W 3000K SL2—I2 LED 38.4W 3000K SL2—I6 LED 5I.2W 3000K MANUFACTURER WAC LEDGE 6081-30 9000—SP9 9075—TRN—SS HUBBELL BUL—IL4K—U SERIES FC LIGHTING FCFII05 SERIES LEOTEK LIGHTING AR—I830M2 SERIES WITH ECHELON LUMEWAVE TOP900 SERIES AND WIRELESS ETHERNET GATEWAY ECHELON 100140 SERIES. LITHONIA RT5D—LED SERIES LUMINII KSW-8-30K—SO SERIES LUMINII KSW-12-30K—SO SERIES LUMINII KSW-16-30K—SO SERIES EXTERIOR LIGHTING FIXTURE SCHEDULE DESCRIPTION BOLLARD FIXTURE 23"H X 3.5"W RECTANGULAR ALUMINUM HOUSING. UL LISTED FOR WET LOCATION. GROUND MOUNTED LANDSCAPE LIGHTING LED FIXTURE. IP 65 RATING. PROVIDE WEATHERPROOF MOUNTING JUNCTION BOX. SINGLE HEAD SQUARE PARKING POLE FIXTURE WITH TYPE FT DISTRIBUTION AND FULL CUTOFF OPTICS. RATED AT 27,000 LUMENS WITH EFFICACY OF 116 LUMENS PER WATTS. PROVIDE WITH INTEGRATED WIRELESS CONTROL AND INTEGRATED PHOTOCELL SENSOR. UL WET LABEL, —20F DRIVER, IP66. PROVIDE 23— FOOT HIGH 5 INCH SQUARE ALUMINUM POLE. PROVIDE UTILITY VAULT #24R-8—LB PRECAST POLE BASE WITH 24" ABOVE GRADE. 1'X 1' RECESSED LENSED FIXTURE DOWNLIGHT WITH MOUNTING FLANGED TRIM ON HARD LID CEILING. PROVIDE WITH 0—I0V DIMMING DRIVER. EXTERIOR BENCH MOUNTED 8' FIXTURE WITH LENS. UL LISTED FOR WET LOCATION. COORDINATE LOCATION WITH LANDSCAPE ARCHITECT. EXTERIOR BENCH MOUNTED 12' FIXTURE WITH LENS. UL LISTED FOR WET LOCATION. COORDINATE LOCATION WITH LANDSCAPE ARCHITECT. EXTERIOR BENCH MOUNTED 16' FIXTURE WITH LENS. UL LISTED FOR WET LOCATION. COORDINATE LOCATION WITH LANDSCAPE ARCHITECT. ALL COLORS, FINISHES, ETC. ARE BY ARCHITECT FROM MANUFACTURER'S STANDARD COLOR OPTIONS O RL-4 O R<_-4 O RL-4 O RL-4 O R<_-4 O RL-4 ( ( ( SL-3 S L-3 AT RETAINING WALL (TYP) WL-8 )4" PVC (TEL/INTERNET) )4" PVC (FIBER OPTIC) )4" PVC (CATV) )4" PVC (SPARE) SL-6 SL2-16 SL2-8,-- 8 W L-8 a WL-8 L2-12 / / GROUND LOOP / / \\::E\ SENSOR (TYP) / (2)4" PVC (ELEC. PRIMARY) n B-1 PSE TRANSFORMER CONCRETE PAD / FUTURE DUAL ELEC. VEHICLE CHARGING STATION WL-8 WL-8 /\ / / WL-8 WL-8 FLAG POLE LIGHT \ • / / / / TYPE SL-3 SL-6 LAMPS MANUFACTURER LED WAC LIGHTING 3.5W LED—T024 SERIES PER FOOT LED 105W 4000K SL-6A LED I05W 4000K SL-7 WL-3 WL-4 LED 7.4W 3000K LED 40W 4000K LED 55W WINONA WSL—I05W—LSLMSL4— AOOADJ—IOODEG— LLP4A—SGB WINONA WSL—I05W—LSLMSL4- 100FMC—IOODEG— LLP4A—SGB WAGNER LUMENLINEAR LULS-30K-20—TA-48 A —LIGHT NI-8—LH-40—U—A24—D SERIES SPI LIGHTING EIWII906 SERIES PHILIPS GARDCO I0I-55LA—PCB-120V DESCRIPTION FLEXIBLE SILICON TAPE LIGHT. INSTALL AT THE BACKSIDE OF NUMBER SIGN. PROVIDE LEQUIRED LENGTH TO BE ADEQUATE FOR THE ENTIRE BACKSIDE OF LETTER OR NUMBER. PROVIDE REQUIRED QUANTITY OF REMOTE POWER SUPPLY DRIVER. SURFACE MOUNTED FIXTURE. UL LISTED FOR WET LOCATION. PROVIDE 0—I0V DIMMING DRIVER. PROVIDE REMOTE I20V POWER TRANSFORMER SURFACE MOUNTED FIXTURE. UL LISTED FOR WET LOCATION. PROVIDE 0—I0V DIMMING DRIVER. PROVIDE REMOTE I20V POWER TRANSFORMER LINEAR RAIL LIGHTING WITH REMOTE DRIVER ON NEMA 4X ENCLOSURE. UL LABEL FOR WET LOCATION. SUITABLE —20 DEGREES F FOR COLD WEATHER INSTALLATION. WALL CANTILEVER MOUNTED 8—FOOT LINEAR DIRECTIONAL LED FIXTURE. PROVIDE WITH 0—I0V DIMMING DRIVER. TRAPEZOIDAL SCONCE. DISTRIBUTION. OPTICS. UL LOCATION. WEDGE LED WALL FORWARD THROW FULL CUTOFF LISTED FOR WET WL-4A LED PHILIPS GARDCO MINI —TRAPEZOIDAL WEDGE I8W IIIL—I6L-350—NW—G2— SCONCE. FORWARD 4000K PCB SERIES DISTRIBUTION. FULL OPTICS. UL LISTED CGF DESIGN LOCATION AM-9—FT SERIES WL-8 LED 3.5W 3000K WAC LIGHTING WLIOOLED—I20V LED WALL THROW CUTOFF FOR WET RECESSED WALL MOUNTED OUTDOOR LED STEPLIGHT FIXTURE. PROVIDE WITH 0—I0V DIMMING DRIVER. UL LISTED FOR WET LOCATION. EXISTING PSE VAULT N COMM. VAULTS PER SERVICE PROVIDERS REQUIREMENTS G-1 MONUMENT SIGN TO COMM SERVICE FULL SITE PLAN - ELECTRICAL SCALE: 1" = 20'-0" FV1] ENGINEERS? Travis Fitzmaurice Wartelle Balangue Engineers Inc. 1200 Westlake Ave. N., #509 Seattle, WA 98109 p: 206-285-7228 I info@tf-wb.com Rev Date Issue Tukwila Fire Station 52 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 443 1218 www.weinsteinau.com 0 2018 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. JURISDICTIONAL APPROVAL STAMP Issue Date Sheet Title Sheet CUP/Design Review 03/08/19 FULL SITE PLAN - ELECTRICAL E101 SIGNERS ARCHITECTS + URBAN D 101 102 + 0 C C C C C C o.a + + + + + + + + + + + + + + 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 + + + + + + + + + + + + + + 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 + + + + + + + + + + + + + + + 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 + + + + + + + + + + + + + 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 + + + + + + + + + + + + + 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 + + + + + + + + + + + + + 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 + + + + + + + + + + + + + + + + + + + + + + + GMQLIC TINZ9 o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o 0SI AT BACK SIDE + + + + + + + + + + + + + + + + 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 0.0 + + + 0.0 1.0 + + + + o.a 0.5 0.9 + + .a 0.1 + + 0.4 0.$ +0 0 +0.1 +0.3 +0.5 +0.0 +0.0 0.1 0.2 0.3 + 0 0.0 +++ 0.0 0.0 0.0 0.1 0.1 + ++++ 0 0.0 0.0 0.0 0.0 0.0 0.1 + +++++ 0 0.0 0.0 0.0 0.0 0.0 0.0 +0.0 +0.0 +0.0 +0.0 ++ 0.0 0.0 + +++++ 0 0.0 0.0 0.0 0.0 0.0 0.0 + +++++ 0 0.0 0.0 0.0 0.0 0.0 0.0 + +++++ 0 0.0 0.0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.1 0.1 0.1 0.1 O 0.1 0.1 0.1 0.1 0.1 0.1 0 0.1 0.1 0.1 0.1 0.1 0.1 O 0.1 0.1 0.1 0.1 0.2 0.2 O 0.1 0.1 0.1 0.2 0.2 0.2 O 0.1 0.2 0.2 0.2 0.3 0.3 O 0.2 0.2 0.3 0.3 0.4 0.4 O 0.3 0.3 0.4 0.5 0.6 0.6 O 0.3 0.4 0.5 0.6 0.7 0.8 0 0.4 0.5 0.7 0.8 0.9 1.0 0 0.5 0.6 0.8 1.0 1.3 1.3 0.5 0.8 1.0 1.2 1.6 1.8 0.0 0.5 0.0 0.9 1.2 1.5 1.9 2.3 1.0 1.5 1.9 2.2 2.8 1.6 2.2 2.5 3.1 1.5 2.3 2.9 3.5 0.0 '.4 2.3 3.3 4.1 2.1 3.0 4.1 +0 0 ++++++++++++++++++++++++ 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 + + + + + + + + + + + + + + + + + + + 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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VEHICLE +8.4 8.8 7.9 8.6 8.6 8.8 9.8 +7 8 7.8 7.5 \:.5 '9.9 9.0 7.9 '6.3 8.8 7.5 6.0 0 8.7 8 9 1,7.2 5.4 9.6 >.5 8.5 •:= 1 5 2.1 1.5 1.1 6.4 . 2.0 1.6 1.2 0.7 1.7 1.4 1.2 0.8 3.1 1.4 1.1 1.0 0.7 75 "".9 2.6 1.4 0.9 0.8 2.4 1.5 0.7 1.4 1.0 CHARGING STATION 1.4 0.9 0.7 0.5 0.7 0.5 7.2 9.7 5.9 8.3 SL2-8 1.5 3.6 2.9 3.1 2.2 '1.7 '1.4 '1.6 3.5 .8 PROVIDERS REQUIREMENTS TO COMM SERVICE 0.6 MONUMENT SIGN 0 FULL SITE PLAN - LIGHTING CALCULATIONS [TRA/131 Travis Fitzmaurice Wartelle Balangue Engineers Inc. Seattle, WA 98109 Rev Date Issue Tukwila Fire Station 52 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 1218 0 2018 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. JURISDICTIONAL APPROVAL STAMP Issue Date CUP/Design Review 03/08/19 ce LU TECTS + URBAN D Sheet Title FULL SITE PLAN - LIGHTING CALCULATIONS Sheet E102 104 BELCHNUM SPICANT CORNUS STOLONIFERA ARCTIC FIRE CORNUS STOLONIFERA KELSEYI SHRUB GROUNDCOVER SELECTION ACER RUBRUM KARPICK ACER RUBRUM AUTUMN FRAGARIA CHILOENSIS GAULTHERIA SHALLON HOLODISCUS DISCOLOR POLYSTICHUM MUNITUM FAGUS SYLVATICA ACER GRISEUM 4'Y,toam\M4 TAXUS MEDIA DENSIFORMIS ikk ©VS VACCINIUM OVATUM VACCINIUM NORTHSKY JUNIPERUS VIRGINIANA TAYLOR BIKE RACK TOFINO BIKE RACK, METAL PAVEMENT PATTERN SPU-STS CONCRETE PAVEMENT SEAT WALL CONCRETE SEAT WALL WITH WOOD SEAT IMPASSE I1 STRONGHOLD FENCE ZINC COLOR GINKO BILOBA PRINCETON SENTRY FA LANDSCAPE DESIGN ELEMENTS COLOR GINKO BILOBA PRINCETON SENTRY LEAVES AMELANCHIER GRANDIFLORAAUTUMN BRILLIANCE CEDRUS DEODARA B-1: LEDGE LED PATH LIGHT BLACK G-1: HUBBELL COLT LED BULLET BLACK P-1: LEOTEK AREA LIGHT BLACK EXTERIOR LIGHTING STEWARTIA PSEUDOCAMELLIA FALL QUERCUS RUBRA WL-4: PHILIPS 101 PERFORMANCE SCONCE WL-4A: PHILIPS 111 MINI SCONCE BLACK WL-8: WAC LIGHTING STEP LIGHT BLACK LIRIODENDRON TULIPIFERA SUMMER SEQUOIA SEMPERVIRENS Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 4431218 www.weinsteinau.com © 2019 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. EDWARD WEINSTEIN State of Washington Issue CUP/ DESIGN REVIEW Date 3/8/19 ce w Z TECTS + URBAN D 2 v oc Q D z W z ACER RUBRUM KARPICK LEAVES TREE SELECTION BETULA NIGRA DURA HEAT CHAMAECYPARIS OBTUSA GRACILIS METASEQUPIA GLYPTOSTROBOIDES Sheet Title LANDSCAPE & SITE FIXTURES Sheet A804 105 10 COLORED EXTERIOR ELEVATION - EAST SCALE:1/4" = MATERIALS LEGEND STEEL CANOPY BRICK RAINSCREEN 1/3 OFFSET, NORMAN SIZE INTERSTATE BRICK COLOR: IRONSTONE ALUMINUM PANEL RAINSCREEN NORTHCLAD AL SERIES COLOR: WEATHERED ZINC COLORED EXTERIOR ELEVATION - SOUTH SCALE: 1/4" = 1'-0" STOREFRONT KAWNEER & CASCADIA STOREFRONT SYSTEMS GLAZING: TRANSPARENT MULLION COLOR: TO MATCH METAL PANEL SPANDREL PANEL IN ALUMINUM STOREFRONT SYSTEM KAWNEEER TRIFAB 451 UT COLOR: GREY STEEL CANOPY FIBER CEMENT PLANKS CEMENT BOARD FABRICATORS, INC COLOR: STONE NATURAL OVERHEAD SECTIONAL DOORS COLOR: RED CT ENCLOSURE PAINTED STEEL COLOR: BLACK ALUMINUM FLASHING, COPING COLOR: TO MATCH METAL PANEL UTILITY METER EXTENTS OF UTILITY ENCLOSURE DASHED FOR CLARITY ALUMINUM PLATE SIGNAGE CONCRETE FDC Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 4431218 www.weinsteinau.com © 2019 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. EDWARD WEINSTEIN State of Washington Issue CUP/ DESIGN REVIEW Date 3/8/19 Sheet Title COLORED EXTERIOR ELEVATIONS Sheet A301 TECTS + URBAN D 2 V Q D z W z 107 10 COLORED EXTERIOR ELEVATION - NORTH SCALE: 1/4" = 1'-0" 15'-5" 58'-1 1/2" ROOF SCUPPER, TYP 61'-3 1/2" COLORED EXTERIOR ELEVATION - WEST SCALE: 1/4" = 1'-0" MATERIALS LEGEND BRICK RAINSCREEN 1/3 OFFSET, NORMAN SIZE INTERSTATE BRICK COLOR: IRONSTONE ALUMINUM PANEL RAINSCREEN NORTHCLAD AL SERIES COLOR: WEATHERED ZINC STOREFRONT KAWNEER & CASCADIA STOREFRONT SYSTEMS GLAZING: TRANSPARENT MULLION COLOR: TO MATCH METAL PANEL SPANDREL PANEL IN ALUMINUM STOREFRONT SYSTEM KAWNEEER TRIFAB 451 UT COLOR: GREY FIBER CEMENT PLANKS CEMENT BOARD FABRICATORS, INC COLOR: STONE NATURAL OVERHEAD SECTIONAL DOORS COLOR: RED PAINTED STEEL COLOR: BLACK ALUMINUM FLASHING, COPING COLOR: TO MATCH METAL PANEL CONCRETE Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 4431218 www.weinsteinau.com © 2019 Weinstein A+U - These documents have been prepared specifically for the above named project. They are not suitable for use on other projects or in other locations without the approval and participation of the Architect. EDWARD WEINSTEIN State of Washington Issue CUP/ DESIGN REVIEW Date 3/8/19 Sheet Title COLORED EXTERIOR ELEVATIONS Sheet A302 TECTS + URBAN D 2 V Q D z W z 109 110 112 n�} eta ��Ntidry�{�n Rev Date Issue Tukwila Fire Station 52 15447 65th Ave S Tukwila, WA 98188 Project No. 17012 Weinstein A+U Architects & Urban Designers 2200 Western Ave Seattle, WA 98121 206 443 8606 206 4431218 www.weinsteinau.com © 2019 Weinstein A+U - These documents have been prepared specifically for the above named project They are not suitable for use on other projects or in other locations without the approval and participation of the Architect EDWARD WEINSTEIN State of Washington Issue CUP/ DESIGN REVIEW Date 3/8/19 Sheet TitIeEXTERIOR RENDERING ce w Z TECTS + URBAN D 2 V Q D z W z SOUTHEAST RENDERING - VIEW OF ENTRY PLAZA Sheet A802 113 114 116 _.N _ . _'N..~ ~ xocHnuTS+OxaA nDcvnmem Tukwila Fire Station 52 and Fire Department Headquarters Criteria for Conditional Uses (TMC 18.64.030) /. The proposed use will not be materially detrimental to the public welfare minjurious mthe property mimprovements in the vicinity. The proposed project, Tukwila Fire Station 52, will improve public safety within the City of Tukwila by promoting the health, safety and mental wellbeing of the City's firefighters. FACETS Consulting conducted a study to locate and size the new fire stations based on optimal response times, and it was determined that the City Hall Campus site was the best location for Fire Station 52, as it will provide superior emergency response coverage to the City when Fire Station 5l moves south tncover the Tukwila Valley South area. Additionally, itisbeneficial tolocate the Fire Administrative Offices on this site adjacent to the City Hall and the Fire Marshal's Office for ease of communication and access. Adjacent properties include the Tukwila City Hall and Annex buildings, Sound Mental Health, Cowlitz Tribal Health Services, and multi -family and single-family residential properties. The projectwill replace the current overflow parking for the City Hall complex, which will be under-utilized once the municipal courts and police department move out ofCity Hall totheir new facility. The new fivestation will not otherwise affect the uses cfthe surrounding properties. The site isaflag lot, meaning that access )s from 05`^Ave Svia aninternal driveway snthe fire station is only partially visible from 6511 Ave S. Atraffic study has been commissioned for the intersections of651h Ave Sand Snuthcente Boulevard and 02ndAve S todetermine whether new traffic signals are warranted toimprove the level of service o/the road and protect the paths of responding fire apparatus once the fire station project is complete. The project will require, at a minimum, afire signal atthe entrance tothe property on05mAve l lThe proposed use shall meet mexceed the same standards ���landscaping, yards, and other development regulations that are required inthe district itwill occupy. The proposed fire station will comply with all applicable City policies, codes, and regulations. The project is located in an Office zone and the design complies with the corresponding zoning requirementsand setbacks Itwill beapproximately l08OOsquare feet, 28'-9 inheight, and acombination cfone and two stories. Visible rooftop mechanical equipment will be screened from view by means of an architectural screen, or by locating itinawell surrounded byhigh brick parapet walls. AParking Determination request has been submitted to the director of the Department of Community Development regarding the required number ofparking stalls. The project bproposing l0secured parking stalls in the rear of the building within the secure perimeter for on -duty fire personnel, which will accommodate overlap during shift change every other day. Fifteen public stalls, including one van accessible stall, will be provided in the front ofthe building. These stalls will be used by fire administration employees, by the public for visits such as blood pressure checks, and for Fire Department personal attending meetings and trainings. Atthetimeofthis application, the Parking Determination had not yet been finalized. Landscaping has been chosen and located for site function, climatic condition, aesthetic objectives, and to tie the building into its context. Plant selections will follow the guidelines inthe Tukwila Municipal Code. The site will be designed toretain asmanye«istinghealthytreesaspussib}e,phohddngexistingstandsnftmes,tmeaattheske perimeter, and healthy mature trees. Site design will also take [PTEDprinciples into account. ~� wemmm/n�ucmm T�oaZ"Aaneuo I The proposed development shall hecompatible generally with the surrounding land uses. The fire station is a critical facility serving the surrounding community. As such, the projectiscompatible with any land use that poses afire orlife safety risk. The location ofthe existing Fire Station 52isinthe midst ofalow-density residential zone, while the new station will be moving to the border of the low -density residential zone and adjacent office development. 4 The proposed use shall hoin keeping with the goals and policies of the Comprehensive Land Use Policy Plan. The proposed Fire Station is consistent with the following goals and policies of the City of Tukwila Comprehensive Land Use Policy Plan: `Goal/,Policy# IA"! or Policy Language �Element/ Identity `-__1.1.3 1 Capitalize on the potential that �public projects have for serving as symbols ofthe community, and for expressing the identity and special character ofthe area where they are located. I Applicant's Response Implement along-term and consistent effort toshift negative perceptions cfcrime and public safety in Tukwila. Fire Station 5Zbthe second oftwo new fire stations in the City ofTukwila. The stations have been designed using the same language and are considered n "family" of buildings that have been fine-tuned to fit their unique site and surroundings. Both stations will have aprimarily brick exterior with some areas nf aluminum panel minscnen.The brick color atFS5Z has been chosen toblend with its residential surroundings, while the black brick atFS5lismeant to stand out incommercial Southcpnter. Iconic "fire station red" doors surrounded byclear glazing will afford views into the apparatus bays ofboth buildings. The building has been designed tohave astrong civic presence in the community and to represent a sense ofpermanence, safety, reliability, and protection. 1.3.4 ' Include of features that reflect characteristics of Tukwibbhistory and cultural diversity inthe design review of commercial, public, and multiple - family The project includes displays inthe public lobby that highlight the history and culture of the Tukwila Fire Department. There will also beaseries cfmurals throughout the station that are inspired byorillustrate various aspects of the fire service and the history and culture of Tukwila. 1�.6 The Tukwila Arts Commission shall � ensure that Tukwi|a'scharacteristics, such asits history and cultural diversity, are considered inpublic art The project will bcparticipating lhTukwila'sArts Program and has set agoal mdedicate l%ofits construction cost toart inand around the building. Potential art projects include opublic Memorial Garden, aNtdhentabletop fabricated from aslab of the historic Foster Maple tree, aswell asthe mural program described above. The project team will coordinate these elements with the Arts Commission. Require that sites have adequate lighting and are designed using � crime -reduction principles to . increase safety. Adequate site lighting will beprovided toincrease safety throughout the site. Site lighting will include bollards, in -wall step lights, and signagelighting. The lighting levels have been studied and measures have 1 been taken tushield adjacent properties from glare. _j / nuesuesor.t|� ^���emxuzam Tzoa4. /,yeaoa pzuows 12, o Element 4:Natural Environment 4.1 The[ity's air, land mdwater resources are restored and protected for future generations. 4.7.1 Improve surface water management and ensure provision ofwater quality treatment where required. The station has been designed toexceed Washington State Energy code with the efficiency of its building envelope. Highly efficient HVA[systems and LED lighting will further reduce the building's energy consumption. Additionally, operational strategies that will minimize the building's impact onthe environment will beemployed, including systems commissioning and green housekeeping. The project will beincreasing the overall impervious surface onthe property and will therefore be improving the overall momnwatermanagement and water quality treatment ofthe site byinstalling an underground stonnwaterdetention vault capable of storing and treating ahigher volume ofwater than the existing retention pond, and byinstalling amodular wetland. 4.12 Trees are recognized by Tukwila � dtizeos businesses, City staff and ' decision -makers for their benefits to the environment, urban infrastructure and their aesthetic 4.13.1 The project team has engaged unArboristtoevaluate all ofthe existing trees nnsite and u»provide protection recommendations for significant trees. The project will comply with Tukwi|a'sTree Policy and will replace trees asrequired, either onthe project site o, inanalternate location. Promote tree retention throughout See above. the City. Element 5: Shorelines Element 6: Po»ks�Recreation and O,enSpace 63.1 Design parks and recreation facilities that encourage social interaction and the gathering of large and small 6.5.1 Design parks and public spaces using accepted public safety standards such asCrime Prevention through Environmental Design Principles (CPTED) or Defensible expected users and neighborhood residents, inappropriate aspects of Fire Station 52was specifically NOT located within shoreline zone due toits designation usanessential facility and the requirement that itremain operational in the event of a local disaster, such as a flood. Apublic Entry Plaza will beprovided atthe front ufthe station which may serve asagathering spot for small groups. Apublic Memorial Garden will also be provided along the pedestrian path through the property. The landscape bbeing designed with [PTED principles inmind. Public access tnthe site isbeing thoughtfully controlled with grading and landscaping, aswell ayselect areas offencing. Lighting has been designed tokeep all areas ofthe property safe. Community members have been invited to several open houses todate for the Public Safety Plan, of which this station is a part, updating them on the 2zoume's41 c,nA^«nuo su|t esoseaZ' ww9x�z� 121 capital project and program planning and implementation. progress ofthe projects and soliciting their feedback. The design team and Fire Chief have additionally been inclose contact with the immediate neighbors tuthe north. Element 7. Residential Neighborhoods 7.8.4 Discourage noise levels incompatible with residential The design of the fire station, coupled with the standard practices ofthe Fire Department, discourage noise levels incompatible with the residential neighborhood: Sirens onfire apparatus are used toclear traffic on public rights-of-wayand will likely beunnecessary when onthe fire station property. As standard practice, the fire department ismindful ofonly using the siren when absolutely necessary inresidential neighborhoods and atnight. -Beeping oftrucks asthey back-up will beminimized because ofthe drive -through station design. When returning from acall, fire trucks will drive around the building and into the Apparatus Bays, asopposed to needing toreverse into the Bays and using their back- up a|arms. Element 13: Transportation ' lll LevelofSemiu�Tm�c|eves�d- ' sewiceprovide safe and efficient . movement ofpedestrians, bicycles, cars, buses and trucks, and incorporate evolving, sustainable land use and traffic patterns. Atraffic study has been commissioned for the intersections of05thAve 5and 6outhoenterBoulevard and 0ZndAve Studetermine whether new traffic signals are warranted tuimprove the level ofservice uf those roads and protect the paths ofresponding fire apparatus once the fire station project iscomplete. The project will require, ataminimum, afire signal at the entrance tothe property onO5thAve Stoalert drivers toexiting fire vehicles. Bement?wCapital Facilities 14.1.2 The City'smanagement of its capital facilities shall follow this order: l. Regular inspection nfsystems for evaluation and toensure the conformity with current safety standards. 2.Prioritizing projects when making improvements, ifthe public health ' and safety batrisk. I Preventative maintenance and cost-effective replacement ofaging dements. 4. Planning for the orderly extension and upgrading nfcapital systems. Asthe population inTukwila has grown and fire station programming has evolved, the existing Station 52has been deemed inadequate tuaccommodate the increased demand and required response efficiency. Additionally, ithas been deemed not structurally fit to withstand anatural disaster, potentially putting both the firefighters and public atrisk. The proposed building will prioritize the health and safety of both the public and ofthe daily occupants byproviding safe, healthy and healing spaces that can beeasily maintained for many decades. si-o,n^xenma'uitezm'seauie' wA90-2 1 14.2.1 The City shall recognize and provide for multiple purposes and functions in all City facilities, and where possible, incorporate the needs of the individual within the design. As the new headquarters station, Fire Station 52 will include a conference room and a back-up EOC which can also be used for fire department trainings, as well as by community groups such as the HAM Radio Club or the Fire Explorers. 14.2.3 The design and location of infrastructure improvement shall consider the impact of climate change, seismic occurrence, and ability to serve the community in the event of a natural disaster. 14.2.4 Minimizing the costs of maintaining, operating and other life cycle costs shall be used as criteria in the design and funding for any capital facility. Fire Stations are classified as essential facilities and need to perform to a higher seismic level than typical structures. Architecturally, the building will be designed to maintain building enclosure and weather resistance after a design -level seismic event. The building structure will be designed to meet "immediate occupancy" performance level described in FEMA 389. The project has been located specifically to be of use to City staff at the nearby City Hall in case of a major disaster. The building envelope will be designed to perform above code minimum levels to reduce energy loads on the mechanical and electrical systems. Exterior wall cladding will be brick and metal panel, which are both low -maintenance, durable materials. 14.2.5 The design and construction of any capital projects shall: a. Use best practices for a crime - free environment b. Create high -quality built places c. Have a strong landscape component d. Maximize environmental and economic benefits e. Minimize environmental costs f. Promote public health by providing opportunities for safe and convenient daily physical activity. Element 15: Roles and Responsibilities 15.1 Provide a high -performing, service - and results -oriented government that works with citizens, citizens groups, institutions and service providers to recognize and solve problems within the community. 15.2.2 Assure that essential public facilities are located where necessary, and a. CPTED Principles are being incorporated. b. Durable and high -quality materials and construction methods are being used to build a low - maintenance, long-lasting civic building. c. The landscape design incorporates low - maintenance, native vegetation and follows the City's recommended planting list. D & E. Given the long-term life of the proposed station, the building envelope will be designed to perform above code minimum levels to reduce energy loads on the mechanical and electrical systems, as the budget allows. The envelope will, at a minimum, meet WSEC requirements. The design team will endeavor to balance the insulation performance with the mechanical system. f. The entry plaza and memorial garden provide destinations for respite for neighbors and employees and the cross -site pedestrian path extends the neighborhood network of walking routes. The design team has worked closely with the City and the Fire Department throughout the design process. The greater project team has also held 4 public open houses, solicited public input and made project information available online and through other communication channels. The fire station has been sited to minimize response times for emergency calls in the city. The station's 206 4043 218 123 that they are conditioned co appropriate toensure equity and to mitigate their impacts in the community. location adjacent tothe City Hall isadditionally beneficial because it simplifies in -person communication between the Fire Department Headquarters and the City Hall facilities. I All measures shall hotaken mminimize thepossihleadverse impacts which the proposed use may have onthe area in which it is located. The proposed project improves public safety in the area by providing a state-of-the-artfimstadon,administmtion offices, and department headquarters. However, due to its role in emergency response, fire station staff will be responding to calls at all times of the day and night, which could be initially unsettling for the adjacent residential neighbors. Understanding this situation, the design team, fire chief, and fire department representatives have been proactive inreaching out tothe neighbors from early inthe design process. Please refer to attached memo for a summary of the most recent meeting between the neighbors to the north, the architect, and the fire chief. The following outlines the project team'sresponses totheir main concerns: 'Nei~hb--_—_n Sirens when fire apparatus leave station onan emergency call. Project Team's Response Sirens are used toclear traffic onpublic hght*of-way and will beunnecessary when onthe fire station property. Aastandard practice, the fire department will not sound their sirens until they reach the public ! right'of-wayonO5mAve lExtra noise from drilling �activities orequipment testing will belimited to daytime hours as defined by the TMC. Loud beeping noise made when fire apparatus backs ' up Adrive-through station has been approved byTukwi|a City Council. When returning from acall, fire trucks will simply drive around the building and into the rear of the Apparatus Bays, asopposed toneeding toreverse into the Bays and use their back-up alarms. Visiting apparatus may occasionally need toback uponthe front apron, but those visits will beconcentrated during daytime hours. Garbage trucks and other delivery vehicles will also only visit the station and potentially use their back-up alarms during weekday, daytime hours. Unsightly views ufand noise from rooftop mechanical The design team and fire chief have worked closely with the residential neighbors located tothe north of the proposed station toassure their level ofcomfort with the station design. The design conceals much of the rooftop mechanical equipment behind abrick parapet wall. This wall serves asboth avisual and acoustic barrier between the neighbor and that equipment. All other rooftop equipment that will be visible from the ROW north ofthe station will be concealed behind anarchitectural screen. An acoustical study has also been commissioned to confirm the noise levels from all mechanical equipment atthe property line. ,uem�venue suh� sol'sea�|e mm9mo� �NSTE IMJA+U ARCHITECTS +uxn^wnEqcws^S Tukwila Fire Station 52 and Fire Department Headquarters Design Review Criteria: Criteria for Commercial and Light Industrial Developments (TIVIC 18.60.050(A)) ��� w��~��"°E MAR, 1 1 2019 KVV1LA 1. Relationship wfStructure twSite u The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking ondservice areasshould be located, designed andscreened to moderate the visualimpact oflarge paved areas. C. The ooWmu^dsculeufeach building should 000msiderndmrelation m/tssi/e The site is a flag lot, meaning that itbconnected to 6511 Ave S via aninternal access road, with minimal street frontage. Only the northern -most portion ofthe building will bevisible from 65mAve lAmonument sign with building identification and property address will be located at 65' Ave S and an oversized "52" on the building will bevisible from the bottom ofthe driveway. Drivers entering the property will bedirected tothe visitor parking bya combination of signage and paving patterns that distinguish the drive aisle from the front apron area. Pedestrian access will beprovided across the site, both by an ADA-accessible route from the parking, past the station entry and south to the City Hall property, and by a footpath directly from the access road to the City Hall property. AParking Determination request has been submitted tothe director ofthe Department ofCommunity Development regarding the required number ofparking stalls. The project bproposing l6secured parking stalls in the rear of the building within the secure perimeter for on -duty fire personnel. This has been sized to accommodate overlap during shift changes and avisiting command vehicle. Fifteen public stalls, including one van accessible stall, will beprovided inthe front ofthe building. These stalls will beused byfire administration employees, bythe public for visits such asblood pressure h and for Fire Department meetings and tminings. Atthe time this letter waswriuen'theParNngDeterminationhadnotyetbepnMnaUzed. While fire station sites inherently include wide areas ofpaving for fire apparatus maneuvering, the site design for this project breaks up the expanses of paving and parking with multi -purpose landscape features, including plants, seating wall, and wall-like elements that act as both bollards and seating. The scale of the paving areas has also been further broken down with pattern and texture changes. Landscaping has been chosen and located for site function, climatic condition, aesthetic objectives, and to tie the building into its context. Site design will also take [PTEDprinciples into account. Plant selections will follow the guidelines intheTuhwi|aMunicipal Code. Following the recommendations ofanodbohst'sreport Vbuhooming\ the site has been designed toretain asmanyexistinghealthytee aspossible, prioritizing existing stands oftrees, trees atthe site perimeter, and healthy mature trees. Two trees recommended tobeprotected, which are located very close to the property line on the residential neighbor's property, will likely not be able to be saved. The project team will work with the property owner tocome toagreement for those trees tobereplaced aspart ofthe project scope. ��n�mn�u�om rzna��saaoa pz����s�z�o 125 2. Relationship myStructure and Site to Adjoining Area uHarmony mtexture, line and masses *encouraged. b.Appropriate landscape transition madjoining properties should oeprovided. cPublic buildings and structures should opconsistent with the established neighborhood character. d. Compatibility of vehicular andpedestrian circulation patterns and loading facilities in terms of safety. efficiency and convenience should beencouraged. eCompatibility o,on-site vehicular circulation with street circulation should hoencouraged. The project is located inanOffice zone onasite currently occupied bythe overflow parking lot for the Tukwila City Hall, which will be under-utilized once the municipal courts and police departmentmove out cfCity Hall mtheir na°fad|ity. bisbordered bythe City Hall Campus, Sound Mental Health, and Cowlitz Tribal Health Services tothe south, and by residential properties to the north and the west. The Fire Station complies with zoning requirements and setbacks for the Office zone and has been designed using materials and language compatible with the adjacent high -density and low -density residential zones. Landscape buffers and attractive architectural screening elements have been provided along the property lines in order to filter views into the station property. For security reasons, the project will beclosing off the current vehicular connection between the City Hall site and the project site. However, the project will include a new accessible pedestrian route from the front door of the station to the City Hall property. This pedestrian connection is highly beneficial as it simp|ifiesin'peuon communication between the Fire Department Headquarters and the City Hall facilities. Additionally, a second public pedestrian route will be provided from the driveway entrance on 65 1h Ave S to the City Hall property, by way ofthe Memorial Garden. Local traffic impacts of the new station location are being studied by a traffic engineer, who will determine whether modifications need to be made to adjacent signalization in order to maintain current levels of service and effective passage for responding fire apparatus. 3' Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility ofodevelopment, they should be recognized, preserved and enhanceu uGrades orwalks, parking spaces, terraces and other paved areas should promote safety and provide oninviting and stable appearance, cLandscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d.mlocations where plants will oesusceptible to injury bypedestrian mmotor traffic, mitigating steps should betaken. ^ Where building sites limit planting, the placement o/trees mshrubs mpaved 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 o,combinations ofthese. Screening should ooeffective mwinter and summer. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone o,gravel may be used. h lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should o»vrudesign and size compatible with the building and adjacent area. Lighting should veshielded, and restrained mdesign. Excessive brightness and brilliant colors should »oavoided The existing site topography has considerable slope. Significant earthwork will bedone in order toprovide flat front and rear aprons, an accessible path from the station entry to the City Hall property, and to lessen the slope of the driveway, helping tomitigate negative impacts onthe fire apparatus. Wherever possible, retaining wall heights have been minimized to provide a greater sense of openness across the site and to reduce projects costs. At the front entry, slopes are minimized in order to facilitate pedestrian movement between the parking area and the building. The entry plaza is kept relatively flat to maximize the flexibility of the space for different programmatic opportunities. On the west side of the building, an existing retaining wall is maintained in order to minimize site disturbance. In order to meet the existing conditions at the wall, a 3:1 sloping area will be carved into the mc, nuesuitaao'sea�/e' mmnmi 2� [2«�tem�uzom rzun*wsoana p2ua�:a �z�a landscape. This sloped area between the rear apron and the raised portion of the property along the west edge will provide the opportunity for a viewing garden for the firefighters, featuring areas of exposed bedrock and planted pockets ofgrasses, shrubs and coniferous and deciduous trees. Along the north and south edges of the property, retaining walls will be vital to meeting and matching the existing adjacent grades, while also creating a relatively flat, usable space for the building footprint and its surrounding areas. The landscape site plan integrates the site's existing attributes with identified site program goals, code requirements and sustainable strategies. The site plan expresses the objective of developing a beautiful civic facility that isresilient, easy tomaintain, safe, spatia|k+efficipnt,and low incost. Plants have been chosen and located for site function, climatic condition, aesthetic objectives, and to tie the building into its context. Strong all6es of trees extend east -west at the north and south site boundaries to frame the building and provide spatial organization. Tall, columnar, deciduous trees will be used for these all6es and will provide shade, shelter, and a sense of human scale to the pedestrian walkways. The site will be planted extensively along each of its boundaries, including the public street frontage, side and rear yards, asrequired bycode. i At the public entry, understory plants will be arranged in large, simple swaths to emphasize the site organization and provide a strong visual identity for this important civic facility. U. In the private rear yard, on the slope to the west of the building, resilient, easy to maintain plantings will function to soften the hardscape and add an additional layer of screening. They will be selected based onthe soil conditions and adjacency toexposed bedrock areas. |||. Aplanting bed with shrubs and trees wraps the southwest corner ofthe building and offers avisual connection to nature from the interior of the building while serving as a vegetated buffer between the bunk rooms and the rear apron and drilling spaces. |V' Tree sizing will range from 3to2inch caliper for deciduous trees and lO'lZfeet inheight for evergreen trees. V. All plants will be drought -tolerant and native/adaptive species that will require less irrigation as they become established. Plant sizes and spacing have been selected tomaximize planting coverage, support plant establishment, and reduce site cost while creating a safe pedestrian environment. V|. The lawn seed mixes will be focused on low maintenance and performance. All non -lawn planting areas will receive one 2^layer ofmulch toinsulate plant roots from extreme temperature fluctuations, reduce weeding, retain moisture, and provide a slow release of organic nutrients. V|i Screening of both the service areas and secure rear apron will be providing by layers of planting, in conjunction with high'quaUty, simple aluminum palisade fencing. The fire station site will have anetwork ofconcrete paths tosafely connect parking facilities and sidewalks tothe building. The concrete entry plaza connects to a 6'wide concrete sidewalk, creating a pedestrian pathway to 65th Ave S. An accessible route is provided between the main building entry and the City of Tukwila City Hall property tothe south. Paving materials have been chosen for durability over time, reducing long term maintenance. Scoring patterns, pavement types, and concrete seat walls will intentionally provide a sense of pedestrian scale and act as a wayOndingtool todifferentiate walkways from vehicular routes. The paved plaza allows for flexible space for the staff and the public topractice arange ofactivities. The site lighting design has been carefully considered tomeet safety and security lighting needs, with pedestrian - scale accent|ightingtha highlights the landscape design and complements the building, improving the pedestrian experience. The light fixtures are minimal in design, with the focus being on showcasing the light and not the fixture. At walkways, a combination of LED pathway bollards and step lights are used to provide a safe and engaging pedestrian experience. At parking and driving areas, taller LED fixtures with a greater light spread are utilized. To control glare from the neighbors, they will be equipped with a dimming capability and motion detector. Landscape LED lighting is used to highlight landscape features and signage. The benches in the public plaza include aminimal LED strip light below the seating surface. zznoWR,temkxenuesu/ceao\seau|e, wmeu21 127 4. Building Design ^ Architectural style isnot restricted, evaluation nfoproject should oobased onquality m/design and relationship msurroundings. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. cBuilding components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. uColors should beharmonious, with bright o,brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view. f Exterior lighting shouldoepart o/the architectural concept. Fixtures, standards and all exposed accessories should oeharmonious with building design. g. Monotony of design in single ormultiple building projects should be avoided. Variety of detail, form and fimtushould housed m provide visual interest. The new Tukwila Fire Stations are being designed mhave astrong civic presence inthe community and tu represent a sense of permanence, safety, reliability, and protection. The facility will be designed for longevity of use and ease of maintenance, and to provide a healthy, energy -efficient and comfortable place of work and respite for the firefighters and administrative staff. The second ofthe two new Tukwila fire stations, Fire Station 52will follow and expand upon the precedents set at Station 5l'creating afamily ofnew facilities that are recognizable within the community. Fire Station 5lbaone-story station with a two -bay apparatus garage. It utilizes brick as the primary exterior material toemphasize its civic presence and permanence inthe community. Slots ofmetal panels and windows were cut into the brick, providing relief and variety across the facade, as well as glazing in strategic locations. A similar language of a brick mass broken by metal panel and glazed slots is utilized at Station 52. Both stations showcase the apparatus bays with full -height storefront glazing and iconic red, glazed doors. All exterior materials are high quality, low maintenance, and durable. While a dark brick was chosen for Station 51 so that it would stand out in Tukwila South, the residential and arboreal surroundings at Station 52 dictated a lighter, friendlier palette. This station will have a warm, purple -brown brick with zinc metal paneling that will catch the light. The steel details otthe roof edges and canopies will becontrasting inglossy black. Signageatthe station entry will bepainted red to match the apparatus bay doors and further emphasize the public entrance to the building. Glazing isused strategically throughout the station iobalance needs for dayighdngand views with concerns about cost, privacy and security. |nthe Apparatus Bay, storefront glazing onthe east side affords views cfthe fire apparatus to visitors and allows for natural daylighting of the space. The entry vestibule on the first floor and administrative waiting area above have full -height glazing, identifying their public program on the exterior of the building and providing a bright place for visitors to wait. The remainder of the station has large punched openings located for efficient day|ighdngand access toviews. Operable windows will beprovided where increased ventilation is needed or desirable, but only in rooms that are on the second floor or behind the secure perimeter, for reasons ofbuilding safety. The program for Station 52 combines use by both on -duty firefighters and the Fire Department administrative staff. The building will therefore betwo stories inorder to better fit onthe narrow site, and toprovide anefficient massing to reduce construction costs. The two-story administrative and station volume will be flanked to the north by a three -bay apparatus garage with drive -through access at each bay. The building has been designed to accommodate the longest vehicle inthe fleet inany ofthe three bays. Autility bar with storage, decontamination, and shop spaces will border the apparatus bays on the north side. The single -story utility bar is topped with a tall parapet that will conceal all of the apparatus bay mechanical equipment completely from the views of the neighboring properties. Other rooftop mechanical equipment has been located centrally on the two-story portion of the building so that it is not visible from most adjacent properties or the entry driveway. There will be a low architectural screen around that equipment to protect the few views from the neighborhood that do include the roof ofthe new building. Exterior, building -mounted light fixtures are used to provide safe and legible building entrances. Site lighting has been located on site walls where possible to minimize its visibility from adjacent properties.Fixtures are simple in form and painted black to match the steel accents on the building. we nuesu/; 'i'sear|C mmoo��� The exterior operations and equipment at this station will be screened from public view and surrounded by a secure perimeter topmtect from theft and vandalism. The public side ofthe site will bewelcoming incharacter and clearly demarcate the areas open to the community, including a small plaza at the entry and a memorial garden adjacent tothe visitor parking. In addition to both public and secure parking, the site will accommodate drilling space for on -duty firefighters, an emergency generator, and a public pedestrian pathway to allow ADA-access between the fire station and the adjacent City Hall property. S. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed mbe part of the architectural concept wdesign and landscape. Materials should be compatible with buildings, scale should beappropriate, colors should bemharmony with buildings and surroundings, and proportions should bemscale. uLighting mconnection with miscellaneous structures and street furniture should meet the guidelines applicable msite, landscape and ouxumez An architectural screen and motorized gate will provide a secure perimeter around the firefighterparking and rear apron, where fire department drilling activities occur. This aluminum architectural screen will have adean aesthetic consistent with the language of the building and will be finished to match the metal panels on the facade. Its height aligns with a major datum line onthe building. The trash enclosure, utility enclosure, and generator enclosure will be consistent with the design and materiality of the architectural screen. These enclosures will be open ontop, utilizing the general site lighting. Long, concrete seat walls throughout the plaza area will provide seating for groups and individuals. Concrete wall elements are also used to delineate the visiting apparatus turning zone, serving as both bollards and seating. The walls will be cast -in -place concrete with wood seat tops. Their forms and locations relate to the "slots" on the building and help tndefine the public space inthe entry plaza. They will include integral lighting, highlighting the pedestrian scale of the public space and providing area lighting that does not create glare for surrounding properties. 6. Consistency with adopted plans and regulations (TMCn�100.030) Demonstrate the muovermwhich the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives v/the City orTukwila. The project isconsistent with Tukwila's adopted plans and regulations. This application is being submitted in conjunction with a Conditional Use Permit and SEPA Checklist, both of which outline in detail the ways in which the project is meeting or exceeding all applicable goals and regulations. Please refer to the SEPA Checklist and Criteria for Conditional Uses narrative submitted with this document for more information. uzooA ­enuesu|»esm'seauie. wmna1z� vvems. Lemxuzom Tuoa44amsoa puoa*41, 31z16 129 130 19201 120'h Ave NE, Ste 201, Bothell, WA 98011 City of Tukwila Public Safety Plan — Relocate Fire Station 52 Traffic Analysis Report Prepared By May 2019 131 Table of Contents 1. INTRODUCTION 3 1.1 Traffic Study Purpose 3 1.2 Project Overview 4 2. EXISTING CONDITIONS 5 2.1 Street Network 5 2.2 Accident Data 10 3. TRAFFIC SIGNAL WARRANT ANALYSIS 10 4. TRAFFIC OPERATIONAL ANALYSIS 11 4.1 Methodology and Assumptions 11 4.2 Existing 2019 Conditions 12 4.3 2021 Traffic Forecasting 14 4.4 2021 Traffic Operations 16 5. CONCLUSIONS 19 APPENDIX A 2014-2018 ACCIDENT RECORDS IN THE STUDY AREA APPENDIX B LOS DEFINITIONS APPENDIX C HCS TRAFFIC ANALYSIS RESULTS SUMMARY Page ( 2 132 1. INTRODUCTION 1.1 Traffic Study Purpose The City of Tukwila is relocating Fire Station 52 to improve public safety. The proposed location is just north of City Hall, as shown in Figure 1. Once the fire station is built, the connection to City Hall will be blocked. Also, the Police Department and the Municipal Court will be relocated away from City Hall and impact the traffic using the nearby intersections. This traffic study includes the driveway connection to 65th Ave S and three intersections on along Southcenter Boulevard: 615T Ave S, 65th Ave S and 66th Ave S. The analysis includes existing and future conditions during AM and PM peak hours of the weekday. The intersections on Southcenter Boulevard at 615t Ave S and 66th Ave S are signalized intersections and the intersection at 65th Ave S is a one way stop controlled intersection. The 65t' Ave S intersection is a "T" intersection with Southcenter Boulevard as the East-West through street and 65th Ave S as the stem to the north. The intersection is currently controlled by a stop sign at 65th Ave S. The operational analysis provides future operations with and without a traffic signal at the 65th Ave S intersection. See Figure 2 for traffic study limits. Figure 1. Proposed Fire Station 52 location Page ( 3 133 Driveway rto Cny Hall & Driveway to Parking Lot Figure 2. Traffic Study Limits 65th Ave S & Driveway to City HaH The traffic study considers existing 2019 AM and PM peak hour traffic operations and "Build" and "No -Build" scenarios in 2021 at the three intersections. The traffic volumes in 2021 are calculated using a background traffic growth rate of 1.8% provided by the City of Tukwila. Traffic Data Gathering provided turning movements of the 65th Ave S intersection and two intersections before entering City Hall through 65th Ave S on March 215T. The data was collected from 7:15 AM to 9:15 AM and from 3:45 PM to 5:45 PM. Turning movement data for the 615t Ave S and 66th Ave S intersections was collected from 3:45 PM to 5:45 PM on April 9th and from 7:15 AM to 9:15 AM on April 10th. The results of the analyses present average control delay, levels of service (LOS) and expected vehicle queue length for each leg of the study intersection as well as overall intersection average control delay and LOS. 1.2 Project Overview Fire Station 52 will be relocated to the parking lot north of City Hall. After Fire Station 52 is relocated, the driveway connection from City Hall to 65th Ave S will be cut off. The traffic entering and exiting City Hall could only go through the driveway between 62°d Ave S and 65th Ave 5 or 62nd Ave 5 through Southcenter Boulevard. Also, the proposed Fire Station 52 will have meeting rooms built in and generate additional traffic to the nearby intersections. At the same time, the Police Department and the Municipal Court are planned to be relocated away from City Hall, which will decrease the traffic using nearby intersections. Fehr & Peers provided traffic volumes for every hour during a typical working day and trip distributions of inbound and outbound traffic. Table 1 shows the inbound and outbound traffic volume generated by the Justice Center during one day. Page ( 4 134 Table 1. Inbound and Outbound Traffic Volume to/from the Justice Center 40, go Midnight 1AM 2AM 3AM 4AM 5AM 6AM 7AM 8AM 9AM 10AM 11AM Noon 1PM 2PM 3PM 4PM 5PM 6PM 7PM 8PM 9PM 10PM 11PM 0.50% 0.50% 0.50% 0.50% 0.50% 4.00% 1.00% 3.00% 20.00% 12.00% 8.00% 8.00% 8.00% 8.00% 5.00% 5.00% 5.00% 6.00% 1.00% 1.00% 0.50% 0.50% 0.50% 0.50% 2 2 2 2 2 17 4 12 83 50 33 33 21 21 21 25 4 4 2 2 2 0.50% 0.50% 0.50% 0.50% 0.50% 1.00% 2.00% 3.00% 4.00% 4.00% 4.00% 6.00% 8.00% 6.00% 6.00% 6.00% 9.00% 28.00% 7.00% 1.00% 0.50% 0.50% 0.50% 0.50% 2 2 _. 2 2 4 8 12 17 17 17 25 33 25 25 25_. 37 116 29 4 2 2 2 The fire station is planning to open in 2021. The traffic study redistributed existing traffic using the driveway west of 65th Ave S to City Hall, estimated traffic generated by the fire station, decreased the volume due to the relocation of the Police Department and the Municipal Court, and forecasted the background traffic volume in 2021 using a 1.8% annual traffic growth rate provided by the City. The traffic study analyzed Existing Conditions as well as "Build" and "No -Build" Scenarios for 2021 opening year conditions. 2. EXISTING CONDITIONS 2.1 Street Network Southcenter Boulevard Southcenter Boulevard is classified as a principal arterial and carries traffic east and west between Tukwila International Boulevard and Interurban Ave 5. It connects SR 181, 1-405 and 1-5 to Sea-Tac International Airport. Within this project limit, Southcenter Boulevard is in office and regional commercial mixed use zones. Southcenter Boulevard has five lanes within the study area between the intersections of 6151 Ave S and 66th Ave 5. See Photos 1, 2 and 3 below. Page 15 135 Photo 1. Southcenter Boulevard facing east at the intersection of 61' Ave S Photo 2. Southcenter Boulevard facing east at the intersection of 65 Ave S Page ( 6 136 Photo 3. Southcenter Boulevard facing east at the intersection of 66th Ave S The posted speed limit on Southcenter Boulevard is 35 mph. The speed data at the intersection of 65th Ave S and Southcenter Boulevard was measured by Traffic Data Gathering on March 21sT. The data shows that the 85 percentile speed eastbound on Southcenter Boulevard at 65th Ave S intersection was 41.9 mph and 79.0% of vehicles were driving above the 35mph speed limit. The 85 percentile speed westbound on Southcenter Boulevard at 65th Ave S intersection was 39.3mph and 41.9% of vehicles were driving above 35 mph. There are bus stops for King County Metro Route 150 and the RapidRide F line on both sides of Southcenter Boulevard west of 65th Ave S. The RapidRide F line runs every 10 mins during morning and afternoon peak hours. Route 150 runs every 15 mins during morning and afternoon peak hours. According to the traffic count conducted on March 19th — March 215t of 2019, Southcenter Boulevard carries 11,447 vehicles per day at the intersection of 65th Ave S. 615YAve S 61st Ave S in the study area is a principal corridor for transit and carries traffic between Southcenter Boulevard and Tukwila Parkway. It is a four -lane roadway with a right turn pocket towards Tukwila Parkway. The posted speed limit on 615' Ave S is 35 mph. According to traffic volume counts collected on April 9th and 10th, 63% of the traffic using 615t Ave S goes southbound during the morning peak hour and 64% goes southbound during the afternoon peak hour. 65th Ave S 65th Ave S in the study area is a collector arterial and carries traffic between Southcenter Boulevard and S 1515t St. It is a two-lane roadway with a left turn pocket towards Southcenter Boulevard. The posted speed limit on Page ( 7 137 61st Ave S is 25 mph. According to the traffic count conducted on March 19th - March 21' of 2019, 65th Ave S carries 1,886 vehicles per day at the intersection of Southcenter Boulevard. 66th Ave 5 66th Ave S in the study area carries traffic between Southcenter Boulevard and Tukwila Parkway. It is a five -lane roadway. The posted speed limit on 66th Ave S is 35 mph. According to traffic volumes collected on April 9' and 10', 61.8% of the traffic using 61' Ave S goes southbound during the morning peak hour and 45.2% goes southbound during the afternoon peak hour. Intersection Traffic Control The 61st Ave S intersection is currently signalized. WHPacific performed a field visit on April 12th of 2019 and observed that the queue of traffic eastbound sometimes could not completely clear the intersection in some cycles. There are pedestrian crosswalks on the east side of 61st Ave S. The 65th Ave S intersection is a "T" intersection and not signalized. The traffic is controlled by a stop sign on 65th Ave S. There is a left turn pocket entering Southcenter Boulevard on 65th Ave S. This intersection has pedestrian crosswalks on the west and north legs of the intersection. The 66th Ave S intersection is currently signal controlled. There is a driveway north of Southcenter Boulevard. WHPacific engineers observed no traffic entering it or exiting the driveway towards Southcenter Boulevard during their field visit. There are pedestrian crosswalks on the east leg of the intersection. Transit Facilities King County Metro provides public transportation services along Southcenter Boulevard in the vicinity of the proposed project. Currently there are two transit routes that stop at both sides of Southcenter Boulevard and there are four bus stops in total in the study area. Two stops are located west of 65th Ave S and two are east of 61st Ave S. RapidRide F line buses arrive at the stops from 5:00am to 12:30am during the weekday and operate from 6:30am to 12:30am on weekends. The Metro Route 150 bus arrives at the stops from 5:00am to 12:30am during weekdays and operates from 5:30am to 12:30am on Saturdays and 6:00am to 12:30am on Sundays. The RapidRide F line runs every 10 mins during morning and afternoon peak hours. Route 150 runs every 15 mins during morning and afternoon peak hours. See Figure 3. RapidRide F Line Map and Figure 4. Route 150 Map. Page ( 8 RAPIDRIDE !F LINE - EAST OF 1-5 MAP nrpusa Bader Blvd 5 gander Blvd Tukwi Tnkivlla $C$Li{Fn sw.�. SW 7th SW Grady Wy Boeing Commercial A;rp6ane Grarup Figure 3. RapidRide F Line Map SOUTHCENTER, KENT Route 150 S 194th S SKCAC INDUSTRIES. Ilse Baker BI S 180th St KENT BOEING W James St r! REGIONAL JUSTICE CENTER S 196th St Di 0 Smith St L Figure 4. Route 150 Map Renton Transit (enter 5 3rd PI 5 Oth PI Kent Station 153 180 158 183 159 566 164 913 166 914 168 916 169 ent (see map below) Page ( 9 139 2.2 Accident Data Historical accident data at three study intersections was acquired and evaluated for the purpose of identifying potential safety problems or concerns that may exist. WHPacific acquired crash data from 2014 to 2018 through WSDOT. There were a total of 69 accidents at the intersection of 61sT Ave S and Southcenter Boulevard from 2014 to 2018. 51 accidents caused no apparent injury, 14 accidents caused possible injury, 1 accident caused suspected serious injury, 2 accidents caused suspected minor injury, and 1 accident's injury type is unknown. Ten accidents happened at 65th Ave S intersection from 2014 to 2018 and four of them caused no apparent injury. Another four accidents were possible injury and the other two caused suspected serious injury. Our evaluation showed that of these ten accidents, six accidents might have been corrected by the installation of a traffic signal. The installation of traffic signal at 65th Ave S will assign the right of entry and improve safety at the intersection. The number of possible injury accidents that may be corrected by adding a traffic signal is three (3) from 2014 to 2018. There were four accidents that happened at the intersection of 66th Ave S and Southcenter Boulevard during the four years. Three out of the four accidents were no apparent injury and one caused suspected minor injury. The detailed crash data received from WSDOT is included in Appendix A. 3. TRAFFIC SIGNAL WARRANT ANALYSIS Washington State, by statute, has adopted the signal warrants delineated within FHWA's Manual of Uniform Traffic Control Devices for Streets and Highways. The traffic control signal needs study for this project refers to the 2009 Edition, adopting Revisions 1 and 2 with an effective date of June 12, 2012. Since the intersections at 61' Ave S and 66th Ave S are signalized, the traffic signal warrant analysis was just performed for the intersection of 65th Ave S and Southcenter Boulevard. The nine warrants listed below were studied: Warrant 1. Eight -Hour Vehicular Volume Warrant 2. Four -Hour Vehicular Volume Warrant 3. Peak Hour Warrant 4. Pedestrian Volume Warrant 5. School Crossing Warrant 6. Coordinated Signal System Warrant 7. Crash Experience Warrant 8. Roadway Network Warrant 9. Intersection Near a Grade Crossing Southcenter Boulevard is the major street for the intersection and it has two lanes westbound and three lanes eastbound with a left turn pocket. 65th Ave S is the minor street for the intersection, which has a two-lane section with a right turn pocket on the southbound approach at 65th Ave S. Based on traffic turn movement counts, the southbound volume of traffic using the left turn lane and the right turn lane are similar. Therefore, for warrant analysis, both streets are considered two lane approaches. Page 110 140 The traffic signal warrant analysis shows that under existing conditions, the intersection meets two warrants: Warrant 1 and Warrant 2. After the fire station, Police Department and Municipal Court are relocated, the intersection still meets Warrant 1 and Warrant 2 in the year 2021. The warrant analysis recommended another detailed traffic control signal study should be performed in 2021 to evaluate the potential need for a traffic signal at the intersection of 65th Ave S and Southcenter Boulevard more accurately. The detailed analysis can be found in the Traffic Warrant Analysis Memo. 4. TRAFFIC OPERATIONAL ANALYSIS 4.1 Methodology and Assumptions Highway Capacity Software (HCS7) designed by the University of Florida Transportation Institute was used to carry out traffic operational analysis for the three intersections. HCS7 is a traffic analysis software program that implements the Highway Capacity Manual 6th Edition (HCM6) procedures for streets, intersections, freeways and roundabouts. The procedures measure the traffic flow obtained from traffic counts to produce measures of effectiveness such as delay per vehicle and intersection level of service (LOS). Level of service (LOS), which ranges from LOS A to F, is a tool to qualitatively measure the operational conditions of the traffic operations of the intersection. LOS A indicates the free -flow of traffic with little or no delay while LOS F indicates extreme conditions with lengthy delays. Detailed LOS definitions is included in Appendix B. The Volume -to -capacity (v/c) ratio indicates the amount of congestion for each lane group. Any v/c ratio greater than or equal to 1 indicates that the approach is operating at or above capacity. Both AM and PM peak hour traffic conditions were analyzed for the intersection. The traffic volumes that were used in this analysis were provided by Traffic Data Gathering and Fehr & Peers. Different scenarios were analyzed for the three intersections: 61st Ave S Intersection: 1. Existing 2019 AM and PM Peak Hour Traffic Operations 2. 2021 No -Build AM and PM Peak Hour Traffic Operations 3. 2021 Build AM and PM Peak Hour Traffic Operations 65th Ave S Intersection: 1. Existing 2019 AM and PM Peak Hour Traffic Operations 2. 2021 No -Build AM and PM Peak Hour Traffic Operations 3. 2021 Build AM and PM Peak Hour Unsignalized Traffic Operations 4. 2021 Build AM and PM Peak Hour Signalized Traffic Operations 66th Ave 5 Intersection: 1. Existing 2019 AM and PM Peak Hour Traffic Operations 2. 2021 No -Build AM and PM Peak Hour Traffic Operations 3. 2021 Build AM and PM Peak Hour Traffic Operations Page 111 141 The No -Build scenario assumes that Fire Station 52, Police Department and Municipal Court will not be relocated and no improvements will be made within the study area. The Build scenario assumes the project will be built as planned and the Police Department and the Municipal Court will be relocated. 4.2 Existing 2019 Conditions Traffic Data Gathering provided AM and PM peak hour traffic turning movement counts performed at the three intersections. For the intersections of 6151 Ave S and 66th Ave S, morning peak hour traffic turning movement counts were collected on April 10th and afternoon peak hour counts were collected on April 9th. The traffic turning movement data for the 65th Ave S intersection was collected during morning and afternoon peak hours on March 215t The existing intersection turn movements were manually balanced between the 65th Ave S and 66th Ave S intersections since there is no driveway in between. To evaluate the influence of relocating the fire station on traffic volumes, the traffic turning movement counts of the two intersections connecting City Hall to 65th Ave 5 were also provided and collected on the same day as the 65th Ave S intersection. The existing AM and PM peak hour traffic volumes are shown in Figure 5. Figure 5. Existing 2019 Peak Hour Traffic Volumes The intersection of 65th Ave S is currently a three-legged intersection and the traffic is controlled by a stop sign on 65th Ave S. The 61th Ave S and 66th Ave S intersections are signalized intersections. The existing lane configurations for the three intersections are shown in Figure 6. Page 112 142 Figure 6. Existing Lane Channelization The peak hour traffic count data provided by Traffic Data Gathering indicates that heavy vehicles comprise about 8.0% of the AM peak hour traffic stream, and 1.8% of the PM peak hour traffic at 61' Ave S intersection. Heavy vehicles make up 8.0% of the traffic during the AM peak hour and 3.5% during the PM peak hour traffic at 65th Ave S intersection. For the intersection of 66th Ave S and Southcenter Boulevard, 7.5% and 1.9% of traffic was trucks during the morning and afternoon peak hours. HCS analysis was carried out for all the three intersections. The signal phasing and timing were adjusted to reflect the actual conditions observed in the field at the 615t Ave S and 66th Ave S intersections. At the 66th Ave S intersection, there is only one driveway at the north leg. Engineers did not observe traffic entering and exiting from the driveway in the field and Traffic Data Gathering only counted one vehicle using the driveway during the AM peak hour and one vehicle in the PM peak hour. Therefore, the driveway was not included in the HCS model to reflect actual traffic conditions. The detailed HCS results summary for this analysis can be found in Appendix C. The results of the analysis for the three intersections during AM and PM peak hours are summarized in Table 2. Page 113 143 Table 2. Exiting 2019 Peak Hour LOS & Delay 4 Intersection Approach Lane Control Level of V/C Control Level of V/C Group Delay Service I Ratio Delay Service Ratio (s/veh) (s/veh) EB TH 14.9 B. 0.38 87.7 F 1.04 61st Ave S (Full Signal) 65th Ave S (North Leg is Stop Controlled) 66th Ave S (Full Signal) RT 2.9 A 0.28 10.9 B 0.75 WB LT 52.8 D 0.79 46.1 D 0.84 TH 7.9 A 0.18 21.5 C 0.48 NB LT 39.8 D 0.92 142.8 F 1.23 TH 28.3 C 0.20 15 B 0.13 E WB NB TH RT LT TH LT 15.9 C 0.19 27.7 10.2 B 0.07 11.9 14.4 B 0.25 30.8 14.5 B 0.26 31.2 40.9 D 0.91 37.8 2.7 A 0.16 7.1 46.6 D 0.78 35 44.1__ D 0.69__ 38.6 D 0.37 B 0.10 C 0.54 C 0.55 D 0.92 A 0.28 C 0.62 D 0.87 As the Existing traffic analysis shown, the PM peak hour has longer average delays than the AM peak hour. The 61' Ave S intersection operates well in LOS B during the AM peak hour but operates in LOS D during the PM peak hour. The control delay is 142.8 seconds for northbound left turn vehicles (LOS F) during the PM peak hour and it also has the longest queue at the intersection. The 65thAve S and 66thAve S intersections operate well during peak hours and the queues are short at these two intersections. 4.3 2021 Traffic Forecasting Two scenarios were analyzed for the year 2021: No -Build and Build. The No -Build scenario assumes the fire station will not be relocated into the study area and the Police Department and the Municipal Court also stay at the site. A background traffic growth rate of 1.8% was provided by the City of Tukwila, which is the growth rate over the past five years on Southcenter Boulevard in the study area. The AM and PM peak hour traffic turning volumes for the No -Build scenario are shown in Figure 7. Page 114 144 Figure 7. 2021 No -Build Peak Hour Traffic Volumes The Build scenario assumes that Fire Station 52 will be relocated to near City Hall and the Police Department and the Municipal Court will be relocated away from City Hall. The driveway connecting 65th Ave S and Southcenter Boulevard via City Hall will be cut off. The Build scenario traffic volumes take into account trip reassignment due to the driveway connection change, new trips generated by the fire station and reduced trips due to the relocation of the Police Department and the Municipal Court. After the driveway connecting 65th Ave S and City Hall is cut off, all existing trips entering and exiting City Hall through the driveway to 65th Ave S will be reassigned throughout the roadway network. The traffic entering City Hall from the driveway on 65th Ave S was assigned to use 62nd Ave S or the driveway on Southcenter Boulevard between 62"d Ave S and 65th Ave S. The traffic exiting City Hall through the driveway on 65th Ave 5 was re-routed to 62"d Ave S or the driveway on Southcenter Boulevard between 62nd Ave 5 and 65th Ave S. In addition, the new Fire Station 52 will have meeting rooms built in and generate more traffic to the roadway network in the study area. This study refers to the Trip Generation Manual from the Institute of Transportation Engineers to estimate the generated traffic. Since there is no specific land use type for fire stations and normally fire fighter shift switches are outside peak hours, the study assumes the fire station itself won't generate any traffic during the peak hours. However, since this fire station has meeting rooms inside, newly generated traffic was estimated based on government office buildings, land use category 730 Government Office Building per the Trip Generation Manual. The gross floor area of the new fire station is 5,625 SF including offices, entry vestibule, corridors, meeting spaces, and bathrooms. Page 115 145 Based on the gross floor area of the new fire station, the model calculated the number of trips generated by the fire station is 14 vehicles entering and 5 vehicles exiting during morning peak hour on a weekday, and 3 vehicles entering and 7 vehicles exiting during afternoon peak hour on a weekday. In addition, Fehr & Peers provided the traffic volumes and distributions of inbound and outbound traffic to and from the Justice Center. After the relocation of the Police Department and the Municipal Court, the trips would be reduced from existing traffic volumes. The AM and PM peak hour traffic turning volumes of the Build scenario are shown in Figure 8. AM Traffic Volume ( PM Traffic Volume) Figure 8. 2021 Build Peak Hour Traffic Volumes 4.4 2021 Traffic Operations No -Build Scenario The peak hour factors and heavy vehicle percentages for the 2021 AM and PM peak hours were assumed to be the same as existing. Also, engineers collected cycle length in the field, which is 100 seconds with actuated signal control at the 615t Ave 5 intersection and the 66th Ave S intersection. The cycle length is assumed to stay the same as existing since no significant traffic growth is forecasted. Page 116 146 61st Ave S (Full Signal) 65th Ave S (North Leg is WB Stop SB The analysis used the Highway Capacity Manual method and was carried out using Highway Capacity Software (HCS7) designed by the University of Florida Transportation Institute. The 2021 No -Build HCS models were based on 2019 existing models and the geometric data was not modified. The detailed HCS results summary for this analysis can be found in Appendix C. The 2021 No -Build results of the analysis are summarized in Table 3. Intersection Approach EB_. WB NB Controlled) EB 66th Ave S WB (Full Signal) NB Table 3. 2021 No -Build Peak Hour LOS & Delay Lane Control Level of V/C Control Level of V/C Ratio Group Delay Service Ratio Delay Service (s/veh) (s/veh) TH 15.8 B 0.40 106.2 RT 3.0 A 0.29 12.1 B LT 52.4 D 0.78__ 45.9 D TH 8.3 A 0.19 21.8 C LT 39.4 D 0.93 162.0 F TH 27.7 C 0.21 15.0 B LT 16.6 C 0.21 30.7 RT 10.3 B 0.07 12 TH 15.3 RT 15.5 B 0.27 34.2 LT 40.5 D 0.91 38.0 TH 2.8 A 0.16 7.6 LT 46.4 D 0.79 34.5 RT 43.7 0.69 38.1 1.09 0.78 0.85 0.49 1.28 D 0.41 B 0.11 c C C D A C D 0.60 0.93 0.29 0.63 0.87 As shown in Table 3 above, the 615t Ave S and the 65th Ave S intersections operate in LOS B and the 66th Ave S intersection also operates well in LOS C during AM peak hours in the 2021 No -Build Scenario. However, 615t Ave S operates in LOS E during the PM peak hour with 61.1 seconds average control delay. The eastbound through traffic and northbound left turn traffic will suffer long delays and long queues. The 65th Ave S intersection and 66th Ave S intersection still operate smoothly during the PM peak hour. Build Scenario Page 117 147 The 2021 HCS models for the Build scenario were based on the 2021 No -Build models. The channelization data, signal data, and factors were not modified. The detailed HCS results summary for the analysis can be found in Appendix C. The 2021 Build results are summarized in Table 4. Intersection Approach EB___. 61st Ave S (Full Signal) 65th Ave 5 (North Leg is WB TH & RT Stop SB LT 16.1 Controlled) RT 10.2 WB NB Table 4. 2021 Build Peak Hour LOS &I Delay Lane Control Level V/C Control Level V/C Ratio Group Delay of Ratio Delay of (s/veh) Service (s/veh) Service TH 15.4 B 0.37 112.4 F 1.11 RT 3.0 A 0.29 11.9 B 0.78 LT 52.5 D 0.78 45.9 D 0.84 TH 8.3 A 0.19 22.2 C 0.48 LT 39.4 D 0.93 150.0 F 1.25 TH 27.7 C 0.20 14.5 B 0 EB TH 14.9 RT 15.0 66th Ave S WB LT 40.5 (Full Signal) TH 2.7_. NB LT 46.7 RT 44.5 0.20 25.9 D 0.29 B 0.07 12.1 B 0.26 32.0 C 0.53 B 0.27 _ 32.4 C 0.54 D 0.91 38.0 D 0.93 A 0.15 7.5 A 0.29 D 0.78 34.4 C 0.62 D 0.72 38.1 D 0.87 After comparing the No -build and Build scenarios, we found that the relocation of Fire Station 52, the Police Department and the Municipal Court does not have much influence on the traffic conditions in the study area. The Level of Service at the three intersections stays the same under Build and No -build scenarios. After the fire station is relocated to near City Hall and the Police Department and the Municipal Court are relocated away from City Hall, the delay at the 61s1 Ave S intersection improves slightly during AM and PM peak hours and so does the control delay at the 66th Ave S intersection during the PM peak hour. The southbound traffic on 65" Ave S could be improved significantly during PM peak hour, but the eastbound traffic delays change little. A signalized scenario was analyzed for the 65" Ave S intersection and the comparison with the unsignalized scenario is shown in Table 5. The signal cycle length at the 65" Ave S intersection was set as 100 seconds to coordinate with the 66" Ave S and 61st Ave S intersections. The Level of Service is significantly improved during the PM peak hour from LOS C to LOS A and the intersection delay decreases from 19.2 to 7.3 seconds per vehicle. Therefore, the installation of a signal could help improve traffic conditions at the 65' Ave S intersection especially during the PM peak hour in the year 2021. Page 118 148 Intersection 65th Ave S (Unsignalized 65th Ave 5 (Signalized) Table 5. 65th Ave Intersection Different Scenarios Comparison Approach Lane Control Level of V/C Group Delay Service Ratio (s/veh) EB LT & TH 8.7 A 0.05 5. CONCLUSIONS WB TH&RT SB LT 16.1 C 0.20 RT 10.2 B 0.07 EB LT 50.5 D 0.67 TH 1.7 A 0.13 WB TH__ 4.3 A 0.19 RT 4.3 A 0.19 SB LT 48.4 D 0.69 RT 46.1 D 0.48 Control Level of V/C Delay Service Ratio (s/veh) 10.3 B 0.06 25.9 12.1 2.6 1.6 4.6 4.6 48.9 48.9 D 0.29 B 0.12 A 0.08 A 0.18 A 0.31 A 0.31 D 0.67 D 0.67 The three intersections in the study are currently operate in a fair condition. Based on the results of the traffic analysis, relocating the fire station, Police Department and Municipal Court will decrease the overall traffic volumes, and slightly improve the traffic operations at the three intersections. The analysis found that a traffic control signal at the intersection of 65th Ave S and Southcenter Boulevard could help improve the overall traffic operations. Compared to the existing traffic control, a traffic signal will have the same Level of Service B during the AM peak hour but with less average control delay; during the PM peak hour, the traffic signal would improve the LOS from C to A. Page 119 149 150 GREENBUSCH DATE: March19, 2019 TO: Emma Nowinski, AIA LEED AP - Weinstein A+U FROM: Dean Gainer, Justin Morgan, INCE — The Greenbusch Group, Inc. RE: New Tukwila Fire Station Building — Fire Station 52 Transmitted by: ❑ Mail ❑ Delivery ❑ Fax E-mail INTRODUCTION The intent of this Noise Study is to evaluate sound levels associated with the proposed Fire Station 52 located in Tukwila, Washington. This Noise Study includes predicted sound levels at neighboring property lines and an assessment of compliance with City of Tukwila noise regulations. SUMMARY Based on the analysis outlined in this report, no additional mitigation is required to comply with sound level limits specified in the City of Tukwila Municipal Code. NOMENCLATURE Decibel The auditory response to sound is a complex process that occurs over a wide range of frequencies and intensities. Decibel levels, or "dB," are a form of shorthand that compresses this broad range of intensities with a convenient numerical scale. The decibel scale is logarithmic. For example, using the decibel scale, a doubling or halving of energy causes the sound level to change by 3 dB; it does not double or halve the sound loudness as might be expected. The minimum sound level variation perceptible to a human observer is generally around 3- dB. A 5-dB change is clearly perceptible, and an 8 to 10 dB change is associated with a perceived doubling or halving of loudness. The human ear has a unique response to sound pressure. It is less sensitive to those sounds falling outside the speech frequency range. Sound level meters and monitors utilize a filtering system to approximate human perception of sound. Measurements made utilizing this filtering system are referred to as "A weighted" and are called "dBA". Common sound pressure levels are reported below in Table 1. p) 206,378.Q569 f) 206.3T ..Q641 vufi n$. r:rtr f ra crr.com 1900 West f4ir nrsan Street, Suite 201 Seattle, Vtrf7 98119 151 March 19, 2019 Page 2 New Tukwila Fire Station 52 Table 1. A -weighted Levels of Common Sounds Sound Sound Level (dBA) Approximate Relative Loudness' Jet Plane @ 100 feet 130 128 Rock Music with Amplifier 120 64 Thunder, Danger of Permanent Hearing Loss 110 32 Boiler Shop, Power Mower 100 16 Orchestral Crescendo at 25 feet 90 8 Busy Street 80 4 Interior of Department Store 70 2 Ordinary Conversation @ 3 feet 60 1 Quiet Car at Low Speed 50 1/2 Average Office 40 1/4 City Residence, Interior 30 1/8 Quiet Country Residence, Interior 20 1/16 Rustle of Leaves 10 1/32 Threshold of Hearing 0 1/64 1. As compared to ordinary conversation at 3 feet. Source: US Department of Housing and Urban Development, Aircraft Noise Impact Planning Guidelines for Local Agencies, November 1972. Metrics • Equivalent Sound Level, Leq Leq is the A -weighted level of a constant sound having the same energy content as the actual time -varying level during a specified interval. The Leq is used to characterize complex, fluctuating sound levels with a single number. Typical intervals for Leq are hourly, daily and annually. • Sound Pressure Level, SPL Sound pressure level correlates with what is heard by the human ear. SPL is defined as the squared ratio of the sound pressure with reference to 20 pPa. Sound pressure is affected by distance, path, barriers, directivity, etc. • Sound Power Level, LWA Sound power is the amount of energy per second generated by a source, measured in watts. The sound power level (LWA) is a decibel representation with a reference value of 1 pico-watt (pW). Sound power is independent of distance, path, or influence from any nearby surfaces. 15 The Greenbusch Group, Inc. ) 206.378.6899 1) 206.378 f3641 www.grr enlbus;chr.ccrn 9C tJ West Niccck' orr Street, `.urte )21 Seattle, INA 98119 March 19, 2019 Page 3 New Tukwila Fire Station 52 ZONING AND REGULATORY CRITERIA City of Tukwila Sound levels within the City of Tukwila are identified in Tukwila Municipal Code (TMC) Chapter 8.22. TMC Chapter 8.22.050 defines allowable exterior sound level limits based on the districts of the sound source and receiving property. Districts within the City of Tukwila are defined by zoning in TMC Chapter 8.22.020 as follows: • Residential District: Low Density Residential (LDR) Medium Density Residential (MDR) High Density Residential (HDR) • Commercial District: Mixed Use Office (MUO) Office (0) Residential Commercial Center (RCC) Neighborhood Commercial Center (NCC) Regional Commercial (RC) Regional Commercial Mixed Use (RCM) Tukwila Urban Center (TUC) Commercial Light Industrial (C/LI) Tukwila Valley South (TVS) • Industrial District: Light Industrial (LI) Heavy Industrial (HI) Manufacturing Industrial Center/Light Industrial (MIC/L) Manufacturing Industrial/Heavy Industrial (MIC/H) Maximum permissible sound levels specified in TMC Chapter 8.22.050.1 are provided in the Table below. Table 2. Maxi um Permissible Sound Levels, dBA District of Noise Source District of Receiving Property Residential (day/night) Corti ercia Industrial Residential 55/45 57 60 Commercial 57/47 60 65 Industrial 60/50 65 70 Source: TMC Chapter 8.22.050.1 Nighttime hours are defined in TMC Chapter 8.22.020 and include the hours between 10:00 PM and 7:00 AM on weekdays and 10:00 PM and 8:00 AM on weekends and State - recognized holidays. Modifications to the exterior sound level limits set forth in Table 2 are provided in TMC Chapter 8.22.050.2 and are as follows: • Sound levels shown in Table 2 may be exceeded for short durations for any receiving property at any time as follows: o Increase by 5 dBA for fifteen minutes in any one -hour period; o Increase by 10 dBA for five minutes in any one -hour period; or The Greenbusch Group, Inc, p) 206.378.0569 f) " 06.378 0641 www.greoribuse;Fh.corn 1000 We"F;at NiCkerson Street, `.uwte 201 Seattle, WAt 98113 153 March 19.2019 Page 4 New Tukwila Fire Station 52 o Increase bx15dBAfor one and @ half minutes iDany one -hour period Zoning The Site and properties located southwest, south and southeast are zoned Office (0).the property west is zoned High C)gnaih/ Residential (H0R) and properties north and east are zoned Low Density Residential (LDR). The area described as Public Recreation is assumed tnbozoned LOF|. Figure 1. Zoning � u011�11161 hd Maximum permissible sound levels from the Site are presented iOthe Table below. Table 3. Maximum Permissible Sound Levels, dBA Property Line Daytime, Hourly L.. Nighttime, ^'o~''^ Leq North 57 47 Northwest 57 47 Northeast 57 47 East 57 47 South SO 00 Southeast 57 47 Southwest 57 47 West 57 47 15 T»com=m^usrh GrOup.mu, 1noaurwossn D2uo�/auo11 wwwg�onuo��mm TeuuVVommirko'unoSoen�, 30w201 wA y8118 March 19, 2019 Page 5 New Tukwila Fire Station 52 ACOUSTICAL MODEL The primary tool used to predict sound levels at neighboring property lines was a 3-D computer noise modeling software environment, Cadna/A. Cadna/A utilizes the CADNA (Control of Accuracy and Debugging for Numerical Applications) computation engine developed by the Pierre et Marie Curie University of Paris. The model used for this project utilized the International Organization for Standardization 9613 Part II algorithms, implemented in the Cadna/A software, which accounted for the effects of distance, topography, and surface reflections on sound levels. The locations of the equipment cabinets and on -site building elevation information were determined from drawings provided by Weinstein A+U. Topography and property lines used in the model were determined from King County Geographical Information System (GIS) data. Zoning information was obtained from zoning maps available on the City of Tukwila website. Table 4. Rooftoa Mechanical Equipment Sound Power Levels Hz Hz 0 kHz 2 kHz MHz 'kHz . EF-4 65 72 57 43 35 39 34 27 EF-5 65 72 57 43 35 39 34 27 EF-6 61 77 59 48 38 39 34 33 EF-7 60 58 53 49 47 32 29 28 EF-8 82 87 90 75 78 76 72 67 EF-9 67 71 75 77 70 62 57 52 ODU-1 56.5 46 50 44 42.5 37.5 37 27.5 ODU-2 60 60 51 44 41 39 32 32 ODU-3 56.5 46 50 44 42.5 37.5 37 27.5 VEF 66 72 70 63 57 55 50 48 RHRV - With acoustical blanket 82 82 78 73 72 67 59 51 RESULTS The following Table provides predicted sound levels at adjacent receiving property lines. These predicted sound levels do not include contributions from the existing or future ambient noise environment. The Greenbusch Group, Inc. p) 206.378.05.69 fJ 206.378 0641 www.grr enbuschr.ccrn 1900 West Nickerson Street, ` tAte 201 Seattle, WA 98119 155 March 19.2019 Page 6 New Tukwila Fire Station 52 Table 5'Predicted Sound Levels atNeighboring ProoerUee(houdxU.\.dBA ��nmpe�� ~ S&NC Sound ����| ��nmi� (day/night) Predicted Sound Levels CommU�s with � TMC North 57/47 45 YES Northwest 57/47 41 Northeast 57/47 38 East 57/47 37 South 00/80 41 Southeast 57/47 39 Southwest 57/47 37 West 60/00 37 As ahuvvn in Table 5, predicted sound levels produced by the proposed rooftop rngohuniuu| equipment COrnp|i8S with l-K8C daytime and nighttime sound |9v8| limits. Figure 2 provides predicted sound level contours calculated five feet above grade. Figure 2.Predicted Sound Level Contours, dBA Thcs"m^uvsch Gu`mp.me, 2063780569 VzO8.3� ,0ow| wp*0e�nuuu*cnm 1ci6)�� March 19.2019 Page 7 New Tukwila Fire Station 52 CONCLUSION Based on the information from the mechanical designer and information provided to our office by Weinstein A+U. Sound generated by rooftop mechanical equipment is predicted to be within the maximum sound levels set forth inthe City OfTukwila Municipal Code 8tall receiving property lines. Noadditional noise mitigation isrequired. Respectfully submitted; Reviewed by: Dean Gainer Acoustician Justin Morgan, |NCE Acoustician T»core*m^usrh GuOUp.mu, p)2oa�u78,05Gn D2Ou/naus41 wwwgreonuuSCVEuom 157