HomeMy WebLinkAboutPCD 2022-02-07 COMPLETE AGENDA PACKETCity of Tukwila
Planning and Community
Development Committee
O Cynthia Delostrinos Johnson, Chair
O Kathy Hougardy
O De'Sean Quinn
AGENDA
Distribution:
C. Delostrinos Johnson
K. Hougardy
D. Quinn
T. McLeod
Mayor Ekberg
D. Cline
R. Bianchi
C. O'Flaherty
A. Youn
L. Humphrey
MONDAY, FEBRUARY 7, 2022— 5:30 PM
THIS MEETING WILL NOT BE CONDUCTED AT CITY FACILITIES
BASED ON THE GOVERNOR'S PROCLAMATION 20-28.
THE PHONE NUMBER FOR THE PUBLIC TO LISTEN TO THIS
MEETING IS: 1-253-292-9750, Access Code 223807533#
Click here to: Join Microsoft Teams Meeting
For Technical Support during the meeting call: 1-206-433-7155
Item
Recommended Action
Page
1. BUSINESS AGENDA
a. Potential extension to expired rezone for
a. Discussion only.
Pg.1
Vintage@Tukwila (L16-0083).
Max Baker, Development Supervisor
b. Wayfinding Plan creation.
b. Discussion only.
Pg.31
Brandon Miles, Business Relations Manager
2. MISCELLANEOUS
Next Scheduled Meeting: February 21, 2022
6 The City of Tukwila strives to accommodate individuals with disabilities.
Please contact the City Clerk's Office at 206-433-1800(TukwilaCityClerkaTukwilaWA.gov) for assistance.
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development
FROM: Nora Gierloff, DCD
BY: Max Baker, Development Supervisor
CC: Mayor Ekberg
DATE: February 7th, 2022
SUBJECT: Potential extension to expired rezone, L16-0083
ISSUE
Should the City Council consider a request for an extension of a rezone from Low Density
Residential to High Density Residential in the Ryan Hill Neighborhood that expired June 26,
2021?
BACKGROUND
On June 18, 2018, Ordinance 2577 was approved by the City to amend the Comprehensive
Land Use and Zoning Map for a potential future project called Vintage@Tukwila. The proposal
was for a 247 -unit affordable senior housing apartment building. The site in the Ryan Hill
neighborhood, which contains four parcels, was rezoned from Low Density Residential (LDR) to
High Density Residential (HDR) with a set of conditions, two of which effectively set an
expiration date for the rezone:
5. The applicant must apply for a development permit for the proposed project within 36
months of the effective date of this ordinance.
6. Failure to comply with the conditions set forth herein shall cause the change to the
Comprehensive Plan Land Use Map to be null and void, and the subject property shall
revert to the zoning immediately preceding passage of this ordinance.
The effective date for Ordinance 2577 was June 26, 2018, meaning the applicant had until June
26, 2021 to apply for a development permit or the rezone would be considered null and void. As
of January 27, 2022 no development permit has been applied for by the applicant.
DISCUSSION
The attached Ordinance 2577 details the full conditions of the rezone. The committee is being
asked to consider whether or not this rezone should be presented to council for an extension
request.
The applicant has recently had a pre -application meeting and proposed a different design for
the project than was reviewed in 2018. The site is challenging to develop with steep slopes, a
wetland, and a stream buffer. The proponents are now asking for additional height above the 4
stories permitted in the HDR Zone in order to shrink the footprint of the building and minimize
site disturbance. This change would require them to apply to the City Council for a development
agreement in addition to the rezone. The revised project would provide 170 -units vs. the original
247 -unit proposal.
FINANCIAL IMPACT
None.
2
INFORMATIONAL MEMO
Page 2
RECOM MENDATION
If the Committee wishes to consider the extension request staff will return with an ordinance
extending the term of the rezone.
ATTACH MENTS
A. 2018 Project Elevations and Site Plan
B. Ordinance 2577 — Comprehensive Plan Amendment
C. Civil plan set from PRE21-0049
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCDNintage Rezone DiscussionNintage Info Memo 2-7-22.docx
PROJECT.
VINTAGE at TUKWILA
47TH AVE SOUTH and SOUTH RYAN WAY
TUKWILA, WASHINGTON
NYSTROM OLSON
GEE III INSTCRCOU=SC BUFFER (E07
LANDSCAPE FRP,
\ SERB, RK
BACK
SETS
F ROPOS ED
4 -STORY SENIOR HOUSING
/ LANDSCAPES SIDE SETBACK
CATEGORY III REGARD
`, PRELIMIN ( RY SITE PLAN STUDY
SL4LE. I -SP
ZONING ANAL VS IS
JURISDICTION
ZONING CLASSIFICATION OF LOT seN - NEEDS -EZO":E'O
ZONING CtASSIFICATi ON OF ADJ. EMS
NOR,
SOUTH
EAST
(8.14 HDR Zone
Cr.IMERG,AL REC. NONE NC.E
WISTREET S BAC:K
SE -MACK
NI,F1 REAR SET
44 .(HE,G,
M ACRES
CEVELCPAELE
ALLOWABLE Srrf 242 659
RE, SPACE. 490 SF 1. SF
MSS OFF STRIAET PARKING ANF) LOAD
REOURED
-R::ING
PER EU
MARTIN L KING JR. WAY S
KEY PLAN
SCALE. NONE
REVISIONS
DESCRIPTION
DATE
PROJ. 0
DRAWN:
CHECKED:
DATE:
A1.1
PRELIMINARY SITE
PLAN STUDY
a
II ll
ashi.
CTM No®
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE
PLAN AS PART OF THE ANNUAL DOCKET FOR 2018 BY
MODIFYING THE COMPREHENSIVE PLAN LAND USE MAP
FOR THE VINTAGE@TUKWILA REZONE; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila is required to plan under the Growth Management
Act (RCW 36.70A.040); and
WHEREAS, the Growth Management Act requires that comprehensive plans and
development regulations be subject to continuing evaluation and review and allows
comprehensive plans to be amended on an annual basis, but no more than once a year,
with certain exceptions; and
WHEREAS, the Growth Management Act provides that amendments to
comprehensive plans shall be considered simultaneously with an evaluation of the
cumulative effects of the requested amendments and for general consistency of each
amendment with the Plan, while also allowing for separate review and adoption of each
individual proposal; and
WHEREAS, the City received a request in December 2016 (File No. PL16-0062)
from a property owner for rezone of their properties as part of the annual
Comprehensive Plan amendment process; and
WHEREAS, the application for Vintage@Tukwila, which is an active senior living
residential development, was postponed from consideration in 2017 pending additional
review and analysis of area -wide impacts to the Ryan Hill neighborhood, which has
been completed; and
WHEREAS, sanitary sewer service to the neighborhood is needed to ensure public
health and neighborhood quality; the conditions analysis shows that the Vintage@
Tukwila site is critical to extending sewer to the neighborhood; and property owners and
residents do not oppose higher density development in this part of the neighborhood;
and
W Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18
MB:bjs
Page 1 of 3
5
WHEREAS, Vintage@Tukwila's rezone application is now being considered as part
of the 2018 amendments to the Comprehensive Plan; and
WHEREAS, the City of Tukwila provided the required 60 -day notification of the
proposed Comprehensive Plan amendments to the Washington State Department of
Commerce under RCW 36.70A.106; and
WHEREAS, on May 24, 2018, the City of Tukwila issued a Determination of
Nonsignificance pursuant to the State Environmental Policy Act (SEPA) (Chapter 197-
11 WAC) and Tukwila Municipal Code Title 21 for the proposed change to the
Vintage@Tukwila site on the Comprehensive Plan Land Use Map; and
WHEREAS, on June 4, 2018, the City Council held a duly noticed public hearing to
receive comments on the proposed changes to the Comprehensive Plan Land Use
Map;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings and Conclusions. The City Council hereby adopts the
Findings and Conclusions, attached hereto as Exhibit B and incorporated by this
reference as if fully set forth herein.
Section 2. Comprehensive Plan Land Use Map Change Approved. The
Vintage@Tukwila site is located in the block bounded by S. Ryan Way, 47th Avenue S.,
Seattle City Light right-of-way, and Martin Luther King Jr. Way S., located in Tukwila,
Washington, King County. The site is further identified as tax parcels: 3348401800,
3348401810, 3348401820 and 3348401860, and as legally described and shown in the
attached Exhibit C. The site, which contains Parcels A through D, is hereby rezoned
from Low Density Residential (LDR) to High Density Residential (HDR), as shown in the
attached Exhibit A, subject to the following conditions:
1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street
between the site and 47th Avenue S., shall be improved with curbs, gutters,
sidewalks, street illumination, and storm water facilities, in accordance with the
City's Infrastructure Design and Construction Standards Manual in effect at the
time of building permit application, prior to receiving a certificate of occupancy for
the development on the site.
2. The sanitary sewer line that serves the development on the site shall be
extended to 47 Avenue S. at the time of the development in accordance with the
City's Infrastructure Design and Construction Standards manual in effect at the
time of building permit application.
3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a
northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate
of occupancy for development on the site.
4. Within 60 days of passage of this ordinance, the applicant shall record against
the subject property a covenant or other document approved by the City, listing
the development conditions associated with the site.
W Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18
MB:bjs
6
Page 2 of 3
5. The applicant must apply for a development permit for the proposed project
within 36 months of the effective date of this ordinance.
6. Failure to comply with the conditions set forth herein shall cause the change to
the Comprehensive Plan Land Use Map to be null and void, and the subject
property shall revert to the zoning immediately preceding passage of this
ordinance.
Section 3. Map Amendment Authorized. The Community Development Director,
or his designee, is hereby authorized to amend the City's official Comprehensive Land
Use Map to show the changes in designation from LDR to HDR for the
Vintage@Tukwila site as authorized in Section 2 of this ordinance.
Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/subsection numbering.
Section 5. Severability. If any section, subsection, paragraph, sentence, clause
or phrase of this ordinance or its application to any person or situation should be held to
be invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 6. Effective Date. This ordinance or a summary thereof shall be
published in the official newspaper of the City and shall take effect and be in full force
five days after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF_TU.WILA, WASHINGTON, at
2018.
a Regular Meeting thereof this ° i day of
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Cle
APPROVED AS TO FORM BY:
;'
Rachel B. Turpin, City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk: 1-)
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Exhibit A — Comprehensive Plan Map / Site Map
Exhibit B — Findings and Conclusions Staff Report (File No. PL16-0062)
Exhibit C — Legal Description
W: Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18
MB.bjs
Page 3 of 3
7
8
n14414444144444014mu,okutop Wil, �wu�w �u ommioiw00444 144440
w
1,f 4 R 4 4 )fP,,.
Parcel B Tax ID 334840
rel A Tax ID 334840-1
��'�P'a� VON'W!�M11W�WIOOIVW �t'�"
9
10
Request
IL I
of Tukwila
Allan Ekberg, "i,fayor•
, epart n1 of Community Dere op ent Jack Pace, Director
Findings
Exhibit B
The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a
corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on
four adjacent undeveloped lots totaling 10.5 acres.
If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract
purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four
southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no
guarantee that the project would be built as initially proposed but is provided as an example of a
potential future development. The Comprehensive Plan and Zoning Designations and the
subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density
Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and
Office in blue.
Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020):
The City Council's decision to grant a Comprehensive Plan map change and rezone shall be
supported by written findings and conclusions showing specifically that all of the following
conditions exist. Approval of the map changes requires the adoption of an ordinance.
11
12
O
',iv 11111'
nw
pup
VO
Ordb
omm
Tax ID 334840-
1860
186,001 sq.ft.
LDR
Parcel C
Tax ID 334840-
1820
58,558 sq.ft.
4'44 oo
1
Parc
Tax I 3348401.1800
1,874 sq..,ft. .I
01010
Background
Annexation Histo
The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation.
At the time of annexation, the property was zoned to reflect the prior King County zoning. When
the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were
proposed to the original King County designations.
Public Comment
On May 2, 2017, staff held the required public information meeting for residents and property
owners within 500 feet of the site. Several property owners attended the meeting to ask
Page 2 of 12 05/29/2018
questions. One written comment was received that stated opposition to additional traffic on
47Avenue S. because of safety concerns for local children and provided the opinion that 47
Avenue S. is not capable of handling the additional traffic volume. They requested that access to
the proposed multi -family development site be from Martin Luther King Junior Way South
(MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State
Department of Transportation as limited access and therefore not available for ingress/egress.
The City Engineer has requested that at the time of a future development proposal that
additional traffic analysis be provided.
Because of the lapse in time since the required public meeting in May of 2017, and the initiation
of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study"
section below), staff held a second public meeting using an expanded mailing. There were no
citizens or comments received at the May 9, 2018 public meeting.
Ryan Hill Neighborhood Study
Staff initiated a neighborhood -wide study that looked at existing conditions, potential
development scenarios and surveyed property owners and residents. The study revealed a
number of things that were unknown.
The residents and property owners have differing opinions about the future of the neighborhood.
Opinions generally depend on where they live or own property within the neighborhood. Higher
residential density and housing options are more desirable to property owners north of the
Seattle City Light right of way than south of the right of way.
Additionally, there was overall support for a neighborhood retail node that would provide
additional neighborhood services. Neighborhood input also indicated that the neighborhood's
existing characteristics were an asset as it was described as a "rural oasis in the city."
Except for the approximate 15 -acre Raisbeck property located along the west side of the
neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future
development is likely to be small scale (short plats) and developed incrementally. Development
of less than 4 lots does not require frontal improvements nor would a through connection be
financially feasible for most short plat developers.
The lack of regional stormwater facilities and the difficulties associated with on-site storm
infiltration and/or detention on steep slopes impacts the near term developability of many
properties. In areas where redevelopment is more feasible, the needed water and sewer
infrastructure improvements identified in the study can be incrementally installed. The
incrementally added infrastructure will be able to support the long-term service objectives
outlined within the study.
Enhancing and improving the circulation system is feasible from an engineering standpoint but
not likely from a financial standpoint. The 1,200 -foot -long dead end road (twice the length of the
City's maximum standard) can be eliminated by connecting between the 109th/48th and
Page 3 of 12 05/29/2018
13
14
110th/49th Avenue S intersections. The City, however, has many street projects, and this new
connection is unlikely in the near future as a public project.
Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending
sewer service to properties north of the Seattle City Light right of way and south of S. 107th
Street.
Vicinity/Site Information
The subject site is in the Ryan Hill neighborhood and is primarily characterized by
environmentally sensitive features located on or in its vicinity. The topographic survey provided
by the applicant gives details on vegetation, watercourse and wetlands as well as topographic
lines.
Landslide
Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from
15-40%.
Wetlands and Stream
The wetland and watercourse delineation report that was prepared for this application identified
the following:
Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and
bisects the northeast corner of Parcel D.
Most of the wetlands are located around the periphery of the site but whose buffers extend onto
the site. The exception is Wetland B. Wetland B is a type IV located in the center of the
project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV
wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily
disturbed. While these are wetlands that should be able to be replaced or improved, they still
need protection because they may provide some important functions. Any disturbance of these
wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations,
Ratings and Buffers)
Any future development will need to be setback from the wetlands and their buffers. Wetlands A
and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot
buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is located on
the south of the site and extends onto the Seattle City Light property.
There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F —
Topographic Survey)
Page 4 of 12 05/29/2018
104'
n10,11111,011
11111(11111111111,1,4,,,,,,',1111111,11
11111111111111111111111111
111111111111111111111111'111'1
111011.111,111(1111,1111,jo
huff n t iirv»„ i c e S de C e a r °,:) x r'1” a t. e ony n1 ay r be 0 srMe
le
Page 5 of 12
05/29/2018
15
16
Access
The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill
neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle
facilities are also in place on 51 Avenue S.
King County Metro Route 107 is between 1/4 and % mile to the east and runs along 51 Avenue S.
and Route 124 on E. Marginal Way S. is about a mile to the west.
The Rainier Beach Link Station is 1.3 miles to the north.
Page 6 of 12 05/29/2018
Land Use/Develoi*rnent Histor
There are 26 lots adjacent to 47th/109th/48th onto which the subject properties will access, 8 of
which are developed with a single family home. The lots range in size from 3,500 square feet to
41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue
S., were built pre -1964. The three addresses listed were built in 2003 and 2001 and are hooked
up to the City's sewer system. The remaining five homes are on septic systems. A review of
King County Assessor's property reports shows that they have designated that area as having
moderate to high traffic noise. In this area, the assessed value of the developed single family
homes range from $200,000 to $373,000.
Also within this specific 26 lot area, four Tots were acquired by King County for property owner
failure to pay property tax, two of which have since been sold at auction, which is evidence of
the instability in ownership in this area.
City Council Decision (TMC 18.84.0301
The City Council has the authority to deny, approve, or approve with conditions and safeguards
as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding
area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria
(TMC 18.84.020,) which are outlined below.
1. The proposed amendment to the Zoning Map is consistent with the goals,
objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria)
During the 2015 Comprehensive Plan update process, there was considerable interest in the
need to maintain and enhance residential neighborhoods, while providing housing choices.
The Comprehensive Plan describes LDR as follows:
Low -Density Residential: Areas primarily characterized by
detached single-family residential structures and their
accessory uses, along with educational, institutional, and
recreational uses. Density may vary by neighborhood and for
projects proposing innovative housing types such as cottage
housing. These uses and densities are modified where covered
by the Commercial Redevelopment, Urban Renewal, Tukwila
South, and Public Recreation Overlays.
The Comprehensive Plan describes HDR as follows:
High -Density Residential: Areas characterized by larger and
higher density multi -family buildings and their accessory uses,
along with educational, institutional, and recreational uses.
Although not stated, high density neighborhoods have typically been located adjacent to and
along major transportation corridors. They have been used to separate noisier uses and areas
from the single family areas and to provide housing in neighborhood and regional centers of the
City.
Page 7 of 12 05/29/2018
17
18
The Comprehensive Plan's highest priority objective is the following:
Objective. "To improve and sustain residential neighborhood quality and livability."
Numerous goals and policies clarify and support this objective. Some representative examples
from the Housing and Residential Neighborhoods elements follow:
Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing.
Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health
and safety.
Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that
encourages a strong sense of community by grouping compatible and mutually supportive uses
and separating incompatible uses.
Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement
and revitalization of residential neighborhoods to encourage long-term residency and
environmental sustainability.
Residential Neighborhoods Implementation strategies support retaining LDR zoning and
encourage infrastructure improvements as follows:
• Continued emphasis on existing land use patterns to protect and preserve residential
uses.
• Investment in public works and infrastructure improvements.
• Continue to develop and implement the Residential Street Program in the CIP.
• Development of a variety of new housing, including single-family homes.
Residential Neighborhood and Sub -Area Vitality
City -planned utility improvements and extensions place priority on improving and sustaining
residential neighborhood quality and livability. Utility investments affect neighborhood quality of
life and the ability to realize established visions for specific sub -areas. (City of Tukwila
Comprehensive Plan, 2015)
Tukwila functional • lans
Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation
and Open Space (PROS) Plan has identified the need for a neighborhood park but
implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of
the local sewer service in the area, which would drive additional housing demand." (Tukwila
Parks, Recreation, and Open Space Plan; 2013)
Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less
than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer
revitalization for the area but the timeline is beyond 2022. The justification for the project are the
existing septic systems that are failing and creating public health hazards.
Comprehensive Plan policy 12.1.22
Serve all existing and potential residences and businesses with a sewer utility.
The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the
justification that septic systems are failing in the area.
Page 8 of 12 05/29/2018
The proposed project would extend sanitary sewer from MLKJWS on the site and then per the
City's Infrastructure Design and Construction Standards Manual extend it to the east property
line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an
opportunity for future extensions and hook-ups to the sanitary system.
Tukwila water service is available to serve the higher intensity land use; however,
because the system is not looped the pressure is not adequate for larger buildings.
Construction will likely require modifications to structure size to accommodate the lower
pressure.
Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51st
Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not
have bicycle facilities and 51st Avenue S. has sporadic pedestrian facilities. The local access
street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is
over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for
cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one
side and double loaded Tots on the width.
On the other lots along 47th Avenue S., future single family development is likely to be through
individual single family home construction permits and short plats that do not typically result in
sidewalks or public street improvements.
The condition of the street however is not adequate for a higher density project. For example,
the pavement width and shoulders are uneven.
Financial Planning Model Policy
FP -6 — The financing of limited benefit capital improvements (i.e. private development)
should be borne by the primary beneficiaries of the improvement. The principle
underlying limited benefit is that the property is peculiarly benefited and therefore the
owners do not in fact pay anything in excess of what they receive by reason
of such improvement.
Policy FP -7 — Each Enterprise Fund shall be reviewed annually and it must have a
rate structure adequate to meet its operations & maintenance and long-term capital
requirements.
The program manager for the Sewer Comprehensive Plan stated that developers must
bear the burden of extending sewer into this area.
2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone
classification applied for. (TMC 18.84.020 Criteria)
If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's
Low Density Residential to the High Density Residential designation/zone. The Comprehensive
Plan states that high-density residential areas are characterized by larger and higher density
multi -family buildings and their accessory uses, along with education, institutional and
recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan
designation of high density residential. The Zone is used to designate areas that allow up to
Page 9 of 12 05/29/2018
19
20
22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per
acre, subject to additional restrictions. It is intended to provide a high-density, multiple -family
district that is also compatible with commercial and office areas.
Consideration was given to the land uses and development standards in the two different zones.
The difference between the two zones in terms of land use are that in HDR the following uses
are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and
nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre) and senior
housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured
home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed
by the applicant, the range of other uses listed above could be developed as permitted uses.
3. There are changed conditions since the previous zoning became effective to
warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and
In November of 2016, central Puget Sound voters approved a funding package that includes the
construction of a new light rail station within a mile of the site. The Station is scheduled for
completion in the 2030s and provides access to a high capacity transit system. One half mile is
the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the
stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The
opportunity to have high quality transit access was not funded until 2016.
The current economic impact on the regional housing market was not expected. The price of
homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn
in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over
month home price growth. The applicant proposes an affordable senior housing project.
A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016)
will impact the overall Capital Improvement Program and likely delay any identified
neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure
in this neighborhood. Development is and will be expected to continue to pay for itself.
4. The proposed amendment to the Zoning Map will be in the interest of furtherance
of the public health, safety, comfort, convenience, and general welfare, and will not
adversely affect the surrounding neighborhood, nor be injurious to other properties in the
vicinity in which the subject property is located. (TMC 18.84.040(4))
The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this
neighborhood for a neighborhood park and a sewer system to serve the area. Timing and
funding for these facilities, however, has not been identified. The lots that are south of S. 107th
Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in
MLKJWS.
The rezone will allow a project that will provide affordable housing, provide new construction that
could serve to anchor the area and create a higher standard of design quality as required by the
City's rigorous design review process. Development of the site would improve the infrastructure
for the neighborhood and make sanitary sewers possible in the near term for property owners.
Page 10 of 12 05/29/2018
CONCLUSIONS
Below are the four decision criteria in bold and the conclusions drawn from the findings above.
1. The proposal is consistent with the goals, objectives and policies of the
Comprehensive Plan.
The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To
improve and sustain residential neighborhood quality and livability." This neighborhood is a
challenging area because of the lack of public facilities and environmentally challenging land of
slopes and water. The subject site, although it borders the interstate and MLKJWS on the west,
has no access except through a local access street that is bordered by single family homes.
The public facilities identified to support and serve this area are not funded in the near or mid-
term. The proposal would be able to pay for urban services and amenities that would support
the overall livability and quality of this residential neighborhood. Specifically, access to the site is
via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher
density travel, would need to be improved. Their improvement would improve overall
neighborhood quality; therefore, the City Council concludes that as part of the future project and
as a condition of this rezone, the applicant should make street improvements that meet the
City's infrastructure standards including sidewalks.
Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and
to the east property line. To benefit the neighborhood, the extension of the sewer to the
adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving
neighborhood quality and livability and fulfilling the policy of serving all residences with sewer
service. The City Council concludes that conditioning the rezone to require the extension of the
sewer line to the right of way to the east will increase the access and the feasibility and decrease
the total system cost for sanitary sewers in the neighborhood and therefore meet the criteria.
2. The proposal is consistent with the scope and purpose of the Zoning Code and the
description and purpose of the HDR zone.
High density development lends itself to clustering and thereby preserving sensitive areas and
open space. The entire property would be under one owner and manager thereby limiting the
incremental impacts typical of individual homeowners on trees, wetlands and streams.
3. There are changed conditions since the previous zoning became effective to
warrant the amendment to the Map.
Residents of the City have stated that they are struggling and being displaced due to the impact
of rising rents and the high cost of homeownership. The unprecedented economic impact
caused by the regional demand for housing is hurting members of the community who are
economically challenged. The proposal could provide affordable housing for seniors as well as
basic public facilities that would support the surrounding property owners.
Page 11 of 12 05/29/2018
21
22
4. The proposal shall be in the interest of furthering the public health, safety, comfort,
convenience and general welfare and will not adversely affect the neighborhood or
be injurious to the properties in the vicinity.
Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary
sewer and a reduced overall cost because of the approximate 800 linear feet that would be built
by the project developers. Development of the subject site requires the applicant to bring the
sewer line onto the property and to the east property line. The City Council concludes that in
order to meet the criteria the rezone should be conditioned with the requirement to bring the
sewer line an additional 100 feet to 47t" Avenue S. to assist with the availability of the system for
expanded neighborhood use.
Comment from emergency service providers and the results of the traffic analysis indicate that
left turning movements are difficult onto S. Ryan Way and would be a concern with increase in
trips associated with the rezone. In order to further the interests of public safety, comfort and
convenience, the City Council concludes that the rezone should be conditioned to require left
turn pockets to facilitate and assist in maintaining adequate level of service and safety in
entering and exiting 47th Avenue S. from S. Ryan Way.
The City Council concludes that redesignating the site to HDR would be in the best interest of
the neighborhood subject to specific conditions that would support the Comprehensive Plan's
priority of creating high quality residential neighborhoods and further the public's health, safety
and comfort.
Page 12 of 12 05/29/2018
05-24-18
VINTAGE @ TUKWILA
LEGAL DESCRIPTION:
PARCEL A:
LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE
CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF
RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING
COUNTY, WASHINGTON;
EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR
TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS
CONTEMPLATED BY ORDINANCE NO. 82986;
AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF
WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED
MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING
COUNTY;
AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF
WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO.
5695665;
AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET.
TAX ACCOUNT NO.: 334840-1800-07
PARCEL B:
LOT 166, BLOCK 18, C.D. HILLMAN'
CITY OF SEATTLE, DIVISION NO. 2,
RECORDED IN VOLUME 12 OF PLATS,
WASHINGTON;
S MEADOW GARDENS ADDITION TO THE
ACCORDING TO THE PLAT THEREOF
PAGE 82, RECORDS OF KING COUNTY,
EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR
PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940.
TAX ACCOUNT NO.: 334840-1810-05
PARCEL C:
LOTS 167 TO 170,
GARDENS ADDITION
ACCORDING TO THE
PAGE 82, RECORDS
INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW
TO THE CITY OF SEATTLE DIVISION NO. 2,
PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS,
OF KING COUNTY, WASHINGTON;
23
EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY
MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING
COUNTY SUPERIOR COURT CAUSE NUMBER 597316.
TAX ACCOUNT NO.: 334840-1820-03
PARCEL D:
LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW
GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2,
ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS,
PAGE 82, IN KING COUNTY, WASHINGTON;
EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY
MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING
COUNTY SUPERIOR COURT CAUSE NUMBER 601962.
TAX ACCOUNT NO.: 334840-1860-04
24
City of Tukwila Public Notice of Ordinance Adoption for Ordinances 2577-2578.
On June 18, 2018 the City Council of the City of Tukwila, Washington, adopted the
following ordinances, the main points of which are summarized by title as follows:
Ordinance 2577: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE PLAN AS PART OF
THE ANNUAL DOCKET FOR 2018 BY MODIFYING THE COMPREHENSIVE PLAN
LAND USE MAP FOR THE VINTAGE@TUKWILA REZONE; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
Ordinance 2578: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED IN
THE RYAN HILL NEIGHBORHOOD AND KNOWN AS VINTAGE@TUKWILA FROM
LOW DENSITY RESIDENTIAL (LDR) TO HIGH DENSITY RESIDENTIAL (HDR);
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
The full text of this ordinance will be provided upon request.
Christy O'Flaherty, MMC, City Clerk
Published Seattle Times: June 21, 2018
25
26
SE 1/4 SECTION 3, TOWNSHIP 23 N, RANGE 4 E, W.M.
ACCESSIBLE PEDESTRIAN PATH
FROM BUILDING TO RIGHT-OF-WAY
..• TRASH ENCLOSURE."
Know what's below.
CaII before you dig.
No. Date By Revision Description
Designed By:
Issue Date:
LRR
10/19/2021
PRELIMINARY
Drawn By:
LRR
Designed By:
Issue Date:
LRR
10/19/2021
PRELIMINARY
Drawn By:
LRR
Checked By:
Project No.:
SMM
10760004
6814 Greenwood Ave. N
Seattle, WA 98103
T (206) 522-9510
WWW.PACLAND.COM
BEACON HILL VINTAGE HOUSING
PARCEL 3348041820 AND 3348401860
SITE PLAN
C-1.0
TUKWILA, WA 98178
SE 1/4 SECTION 3, TOWNSHIP 23 N, RANGE 4 E, W.M.
DISPERSION TRENCH (LOCATION
OF STORM DRAINAGE DISCHARGE)
RETAINING WALL
WALL HEIGHT=10.3'
WATER QUALITY STRUCTURE
RETAINING WALL CUT
TW (NW)=105.0
BW (SE)=98.6
WALL HEIGHT=6.4
RETAINING WALL
TW (SW)=96.7
BW (NE)=88.0
RETAINING WALL
TW (E)=109.5
BW (0=96.0
WALL HEIGHT=13.5'
RETAINING WALL CUT
TW (S)=99.5
BW (N)=93.6
WALL 11EIGHT=5.9'
RETAINING WALL CUT
RETAINING WALL CUT
TW 019=120.0
BW (E)=107.3
WALL HEIGHT=127'
Know what's below.
Call before you dig.
DISPERSION TRENCH (LOCATION
OF STORM DRAINAGE DISCHARGE) 85
No. Date By Revision Description
Designed By:
Issue Date:
LRR
10/19/2021
PRELIMINARY
Drawn By:
LRR
Designed By:
Issue Date:
LRR
10/19/2021
PRELIMINARY
Drawn By:
LRR
Checked By:
Project No.:
SM M
10760004
6814 Greenwood Ave. N
Seattle, WA 98103
T (206) 522-9510
WWW.PACLAND.COM
BEACON HILL VINTAGE HOUSING
PARCEL 3348041820 AND 3348401860
GRADING AND DRAINAGE PLAN
C-2.0
TUKWILA, WA 98178
SE 1/4 SECTION 3, TOWNSHIP 23 N, RANGE 4 E, W.M.
8" WATER MAIN
8" WATER MAIN
CONNECT TO EX SANITARY SEWER MANHOLE°
DOMESTIC WATER SERVICE
FIRE PROTECTION SERVICE
8" WATER MAIN
MATCH LINE, SEE LEFT
Know what's below.
CaII before you dig.
No. Date By Revision Description
Designed By:
Issue Date:
LRR
10/19/2021
PRELIMINARY
Drawn By:
LRR
Designed By:
Issue Date:
LRR
10/19/2021
PRELIMINARY
Drawn By:
LRR
Checked By:
Project No.:
SMM
10760004
6814 Greenwood Ave. N
Seattle, WA 98103
T (206) 522-9510
WWW.PACLAND.COM
BEACON HILL VINTAGE HOUSING
PARCEL 3348041820 AND 3348401860
UTILITY PLAN
C-3.0
TUKWILA, WA 98178
30
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development
FROM: Brandon Miles, Business Relations Manager
CC: Mayor Ekberg
DATE: January 31, 2022
SUBJECT: Wayfinding and Gateway Signage for the City
ISSUE
Briefing on creation of a wayfinding and gateway signage plan for the City.
BACKGROUND
In 2017, the City completed its brand development, focused on how the City would promote itself
to tourists, both day and night. As part of the brand development, the City completed an in-depth
"Tukwila Brand Fieldwork Report." This report was completed by a tourism expert who visited
the City and experienced it as a tourist, providing input on the City's strength and areas of
improvement for attracting and retaining tourists.
One of the categories under the Fieldwork Report was regarding "Navigation, Wayfinding, and
Signage." Under this section, the City was ranked as needing major improvement in areas
regarding city gateway signs, vehicular direction, and pedestrian directional signage (see below).
31
INFORMATIONAL MEMO
Navigation, Wayfinding and Signage
First impressions start at the entrances to the city, and appearances really count when it comes to enticing,
visitors and the economic wellbeing they can bring to places. Visitors are attracted to, and spend more time in.
places that are attractive, clean, welcoming, and well maintained.
Signage and navigation systems serve vital' roles. They Mom, guide, and motivate travelers, They are also
important in shaping the identity of a place through their style, design o colors, lettei Mg, content and
placement. Access to visitor information in the form of brochures, maps and personal advice is critical to visitor
satisfaction, extending a visitor's length of stay in the community and whether or not they return.
Assessment Comments
Main Freeway signage
Adequate WSDOT signs are adequate. Improvements ‘vill be
identified in a detailed sovayfinding assessment.
City Gateways ,Major Improvement
Tukwila and Southcenter gateways do not stand
out and do not provide a welcoming sense of
"place" for visitors.,
Vehicular Directional
Pedestrian Directiona
Major Improvement Directional signs that guide visitors through
Southicenter are inadequate and dated.
Major improvement
integrated pedestrian level signage across the
district does not exist and would be beneficial in
several areas.
Business Signage Minor Improvement
Businesses feel that people can't find them
because of .signage restrictions. The team did
notice that at times some business .signs ereWhard
to see due to their design or size, and others were
partially obscured. A coordinated, integrated
approach here - where possible would help.
Map Displays/ Kiosks
Major Improvement Display map kiosks/ directories featuring all Of
Southcenter do not exist and would be very useful
at key points in the district.
Soutitsicle Seattle Visitor
Information CenteriDesk
Excellent [ Min
Improvement
Excellent tourist information and booking service,
lVith friendly and helpful staffing. It Is located near
one mall entrance only and without more
prominent promotion throughout the Ina could
easily be missed.
Hotel Guest Information Major' improvement
Racks
32
Hotel tourism brochure racks seem to only include
material on Renton and Beirevue but nothing' on
Tukwila, except a Westfield Southcenter. limited
content, double -sided page promoting 'Seattle's
Best Shopping'.
INFORMATIONAL MEMO
DISCUSSION
The Lodging Tax Advisory Committee (LTAC) has expressed a desire to create a Wayfinding and
Gateway Signage Plan for the City. Signage is a valuable tool in the City's branding efforts. As
people leave tourist destinations, such as the Mall, Starfire Sports, or the Museum of Flight, it is
important that the City reinforce that these destinations are in Tukwila. The Plan would not
involve actual installation of signage. The plan would provide a detail framework of signage that
could be installed in the future. It would show locations, by type of signage, construction plans,
and estimated costs of installing specific signs.
The Plan would also be branded, specifically in the City's tourist areas, such as the Southcenter
District, near Starfire Sports, and near the Museum of Flight. The existing signage in the City's
Southcenter District has no uniformity, nor is there specific direction on what type should be
installed where. Several signs are outdated, such as signs that reference King County along the
City's trail system.
Attached with this memo is a document entitled, "What is Community Wayfinding?" The
document discusses the benefits and suggested process for creating a Wayfinding and Gateway
Signage Plan for cities and towns. Depending on the scope, the creation of a Plan for the City
could cost between $50,000 and $100,000. As a point of reference, the City of Burien completed its
Wayfinding and Gateway Signage Plan focused on just its downtown core, with a cost of $48,750.
LTAC has expressed support for using lodging tax funds to pay for the creation of the Plan.
As part of the Plan, the City would need to determine the overall geographical scope of the
project, for example do we also examine signage in residential areas or Tukwila International
Blvd? Staff's initial recommendation is that we would do the entire City. Note, that in residential
zones and at City facilities in commercial zones, the tourist brand likely would not be used. Even if
the City does not know what the overall design of signs in residential zones should be,
understanding where signs could go would be valuate as the City completes future capital
projects.
Paying for the future signage could include a mix of courses, including lodging tax funds, included
in capital construction costs of projects, or as part of the City's regular maintenance of existing
signage.
FINANCIAL IMPACT
Creation of a Wayfinding and Gateway Plan could cost between $50,000 and $100,000, likely using
lodging tax funds.
RECOMMENDATION
Discussion Only. Staff would like to issue an RFQ/RFP to finalize cost. Once a final scope of work is
determined, staff will go through the lodging tax application process to obtain funding.
ATTACHMENTS
• Document entitled, "What is Community Wayfinding?"
• Wayfinding and Gateway Signage Plan PowerPoint Presentation.
33
34
aU
1
temoilmittm
Nrr
loo
11111111111
111111111,1)1111111,11111111111111
Community Wayfinding is the art and science of moving people through a city,
town or region to desired locations within them using a number of visual cues
including, but not limited to, guide signage, place identification, visual landmarks,
space planning and various forms of experiential graphic design.
44,e the 8e it. ?
Guides Visitors to Key Places
It gets people to where you want them more efficiently.
Brings Awareness to Other Places
Destinations on guide signs expose places to visitors who may
otherwise miss. Encourages extended stays.
Reassures, Reduces Stress
When visitors see well maintained signs, they are reassured knowing they
are on the right path and in a safe area.
Stimulates Economic Growth
When guided to destinations and parking, visitors spend less time in cars and more
time in your retail areas and attractions. Business owners feel supported. Many
new residents who open businesses were once visitors who were impressed by a
positive place experience and a pro business environment.
Reduces Sign Clutter
New signs replace redundant layers of old signs, they consolidate messaging
onto fewer signs and improves the visual environment.
Fixes Broken Systems
The process of evaluating existing signage exposes missing signs, gaps in
messaging and signs that contradict one another.
Connects
oeo
eto
N.V.VD(�U
Ir1111111111000000011111111111111111111111111111111
■
I�011IIM1111,1
111ini Id, epti Commilluty, H/ezy ,9
When you integrate a community's brand within the design of a wayfinding
system, it not only guides people to and through places, it serves as a
highly effective brand delivery mechanism.
Who! X11, Me . ee
JAL?
Supports the Brand
When the essence of your brand is echoed in the physical environment, it enhances
a visitor's perception and links your marketing communications with your place.
Knits Parts of the Community Together
Consistent graphics in wayfinding signage serve as a visual catalyst that helps to
unite segmented areas and districts into one organized region.
Turns a Designation into a Destination
Brand supportive wayfinding celebrates the unique character of the community
and transforms it into a unified memorable experience.
Raises Community Pride
When a brand is supported throughout a community, a stronger sense of
place is felt by residents and raises their pride knowing they are part of a
unique community.
Co
mets
po
e to experiences
W°iupVVlllpjlVjp,o .ii„iiuuW
Wayfinding sign systems vary in size and complexity. Depending on your
community's density and geographical size, a wayfinding sign system can be as
simple as a few guide signs on Main Street or as complicated as a comprehensive
program with landscaped gateways, district demarcations, several levels of
vehicular and pedestrian guide signs, kiosks, directories, interpretive signs and
trailblazers. Each unique program incorporates a combination of device types that
are customized to perform within a specific environment.
Gateways
Gateways welcome visitors into your community or
district. They make that critical first impression that
tells people they are entering a great, successful place.
Place gateways in areas that show the best your
community has to offer.
Vehicular Guides
Vehicular guide signs are very important in a
wayfinding system. They guide cars to the places
people seek through routes you want them to travel
and to parking nearest to destinations.
Pedestrian Guides
Pedestrian guide signs help people find destinations
within a reasonable walking distance. They encourage
people to explore and guide them to businesses who
may not have Main Street exposure.
Trailblazers
Trailblazers are small, usually iconic signs that mark
bike or pedestrian paths. This group often includes
site markers or interpretive graphics. When used as
pedestrian trail markers, they can also serve as visual
references for emergency personnel responding to
911 calls by including locator numbers.
loyouoil
1111111111111111111111111
37
Information Kiosks & Directories
Information kiosks are structures or monuments that
include information about a place. Typically they
display an area map and key destinations within
walking distances. Covered versions offer shelter from
the elements and may include brochure dispensers
and interactive displays. Monuments require less
space and serve more as directories.
Identity Signs
Streets, government facilities, parking lots, parks and
public venues need to be clearly identified in order for
all the dots of a wayfinding system to connect.
Regulatory
Rules and Regulations are typically placed near
entrances to parking areas and public places. They
control behavior for the purpose of public safety and
to protect property and the environment.
Banners
Banners are a relatively inexpensive way to enhance
an environment. They can support a city brand,
create a sense of place or arrival, demarcate a district,
celebrate seasons, or promote events and venues.
Message Centers
Also known as LED signs or electronic message
boards. These displays are computerized electronic
visual communication devices that can be
programmed to target specific audiences.
38
1 111111111111
0
1111111111.m.,
Lior LI
Interpretive
Interpretive signs tell stories about a place. They are
used to communicate a specific message to visitors
and to connect them with the environment. They
inform, educate, and entertain.
Public Art
Public art such as murals, sculptures, architectural
accents and other creative expressions enhance an
environment and serve as visual orientation signals.
Landmarks
Landmarks are visible elements in the environment
that serve as spatial reference points helping people
navigate through an environment. They can be
public art, landscaped green -ways, public plazas,
roundabouts, fountains, clock towers and iconic
buildings.
Street Paving and Crosswalks
Applying special paving treatments to intersections
and crosswalks help define pedestrian areas, improve
the visual appeal of a district and help pedestrians
and drivers with spatial orientation. They help to
demarcate districts, public gathering places, and town
centers. They also cue drivers to slow down.
Street Furniture and Fixtures
Street furniture and other fixtures such as public
benches, street lamps, trash receptacles and
signposts add character to an urban environment and
encourage people to congregate.
,totg��d��1 cif
)flj11JY
'" 4,04inl,11Jf
m0000000000000000luvogillgoLgool000li
100011
�`r m
00, SW
1180'1"
ii
39
o�������uIIII�IIII
The Design budget will take care of planning, system design, bid documentation
and production oversight. Design fees are based on several factors such as
population size, quantity of destinations, range of sign types and aesthetic
expectations. Here are very broad budgets to give you a general
idea on what to plan for:
Small To n: $40,000 to $50,000
Medium Sized City or Large Do,,/,/nto,,/,/na $60,000 to $75,000
Large City or Region „/,/ith Multiple Communities: $75,000 to $100,000
A Fabrication budget will take care of permitting, fabrication and installation.
Depending on the size of the community, quantity of signs, infrastructure/ground
conditions, wind load requirements, material types and travel distance, costs could
range dramatically. Here are some very general estimates:
Small To n: $150,000 to $300,000
Medium Sized City or Large Do,,/,/nto,,/,/na $500,000 to $1,000,000
Large City or Region „/,/ith Multiple Communities: $1,000,000 to $2,000,000+
*These budget figures are very broad and are not intended to be firm recommendations. Instead, they are intended to
serve as a starting point when considering a wayfinding program. There are many factors that determine what a budget
should be for the specific needs of a given community. A qualified designer and fabricator should be engaged to help
determine budgets for specific needs.
1111111.1
X11!„,d11111
1"pp111 011.11l! iilN
V4111uuul ills° tl11_,W1 .,,
pll,iiIVov
Managing a community wayfinding project can be a challenge. There are lots
of things to consider. How do I find a qualified designer? What is the process?
How long will it take? Who do I need on my team? How can I get public buy -in?
How do I get DOT approval? How do I manage who and what gets included on
which signs? How do I find a qualified sign contractor? How can I get the
most bang out of my limited budget? The following is a summary of our
recommended seven step process:
000001000000111
.111111111111111 1111111
1000000111'11 '"""
1000000111'11 '"""
Get Organized
If you haven't already assembled a wayfinding steering committee, this is an
important first step you need to take before anything else. Managing a wayfinding
program is complicated and time consuming. Once you have evaluated the need
and decided to launch a wayfinding initiative, begin assembling your steering
committee which will be comprised of a small, dedicated group of individuals who
are vested in the successful creation of a community wayfinding program.
Include someone from the governing body such as an administrator or city
manager. A public works director is good to have on the team as well. You'll want
to include a representative from a downtown development organization, someone
from your local tourism group and chamber of commerce. Include a city planner,
a representative from the Department of Transportation and a leader from an
economic development association. Also consider including key business leaders,
a representative from your branding or marketing department and at least one
person from the residential community.
You'll need to appoint a team leader who will serve as a steering committee point
person and program organizer. The team leader will act as a conduit between
outside stakeholders, the public, the program designer, the fabricator and other
consultants who are linked to the wayfinding initiative.
41
Hi re a Qua] if led Waylinding Designer
Make sure you hire a qualified wayfinding designer. A good resource for candidates
is the Society for Experiential Graphic Design (segd.org). Most qualified design
firms who specialize in wayfinding, belong to this organization. If you reach out to
SEGD, they'll notify their members about your project.
You'll want to know how long a designer has been in business and if they have
experience with similar projects. Look at their samples of built programs and
consider their design quality and diversity of style. They should have a good
understanding of branding and fabrication. How concise is their methodology?
How well do they respond? Do they demonstrate an understanding of your
community's culture, history and objectives or do they respond with a cookie -cutter
answers and solutions?
Issue a Request for Qualifications (RFQ) ahead of a Request for Proposal (RFP). This
will allow you to evaluate bidders' qualifications and pair down finalists who will be
invited to provide a cost proposal.
Once you have a designer on board, make sure there is no scope overlap with
other consultants like architects, engineers and planners — all of which might
include elements of wayfinding in their services.
. Site Assessment & Planning
Before visiting the site, the designer will need to get their ducks in a row. They
should prepare a detailed project schedule. Work with them to create a site visit
itinerary. When the designer comes to town, the first thing on the itinerary should
be a morning kick-off meeting with your steering committee. Reconfirm the plans
and timing for the visit, talk about the objectives and challenges.
Pull a large site plan out mark it up with notes and highlight program specifics such
as points of arrival, districts, traffic flow, pedestrian areas and destinations. This
working document will be used throughout the visit and kept by the designer as a
reference when they create the assessment report.
After the kick-off meeting, take the designer on a guided tour of the project area.
This will give them a perspective from the resident's point of view. Then they
42
should go out and explore on their own. This will
give them a perspective from the first time visitor's
point of view.
For the next day or 2, the designer will interview
several stakeholders to collect additional information,
opinions and needs. Stakeholders should represent a
wide sample of your community.
Before the designer wraps things up and leaves
town, recap their visit and discuss their findings
and possible solutions. The designer will return to
their office, distill the collected data and develop
their analysis. They will consolidate their findings in
an Assessment Report. The report should include,
at a minimum, reaffirmation of the program's
objectives, a summary of stakeholder interviews,
field observations and general conditions, a study of
traffic flow, arrival points, destinations and decision
points, photo documentation and recommendations.
ION
1111 Concept Generation
Once the assessment report has been approved. The designer will start generating
concepts. We recommend that after the designer has had a chance to do some
rough schematics, they will host a working charrette with your team to brainstorm.
It's important that your team be part of the creative process. This will give the
designer an early nudge in the right direction before they invest a lot of time
developing concepts.
Depending on your scope and the availability of
the designer, host a public workshop before the
concepts are fully developed. This will give the
designer additional design cues and will also give
your residents an opportunity to voice their ideas
and concerns. This is great first step in gaining public
i111 11111
�i�fa/i r
11;l411,1J11l
43
consensus and will mitigate possible negative reactions to the eventual unveiling
of the final program. With input from the charrette and public workshop, the
designer will develop 3 to 4 wayfinding concepts. The main objective is to explore
a range of directions based on collected information and the current brand.
Select a rept
The ultimate goal for this phase, is to identify a
single concept to be refined into a final design.
Sometimes there are 2 concepts that are equally
preferred. To help evaluate the finalists, you'll want
to get estimates of probable costs from one or more
fabricators. Either build or create Photoshop mock-
ups that will show you which design works best in the real environment. One
concept should be chosen for further development.
4,111 Design Development
The designer will develop the chosen concept into
its final family. Concurrently, the wayfinding plan
will be developed to include sign locations and their
proposed messages.
Have the designer go out in the field with one or
more of your team to record the exact location of each sign with a photograph,
GPS or GIS coordinates and a visual reference to the sign type.
41111 Documentation
The designer will prepare 4 documents. These
documents with the RFP, become the bid documents.
The designer will prepare design intent drawings
which will include scaled elevations, sections, details
and specification call outs; a message schedule will
be created to catalogue each sign type, its message
and general location reference; a location plan is
generated from the approved version of the online (Google) working plan.
44
In some cases a sign removal plan is created to identify signs that must be
removed prior to the installation of new signs. If the quantity is minimal, these
can be indicated on the location plan. The designer should help you with written
program (technical) specifications in the form of CSI Section 101400 Signage
Specifications. These will be inserted into the RFP. All templates and production -
ready art should be produced before the fabrication contract is awarded.
6. Bidding
When you are ready to look for qualified sign contractors, you'll want to issue a
Request for Qualifications (RFQ). This will allow you to pre -qualify respondents
in order to streamline the management process and to focus your attention on
sign contractors who you know are up to the task. You will want to know how
many years they've been in business, are they experienced with similar projects?
Look at their sample programs, consider their fabrication quality. Check on their
standing with Dunn and Bradstreet and the Better Business Bureau. Require that
they be fully bonded. Ask if they will be jobbing out any of the project and if so,
what part? As with the designer, do they demonstrate an understanding of your
community and objectives or do they respond with vague answers and solutions.
You may or may not elect to issue both an RFQ and RFP. For the sake of this
guideline, we will continue from the RFP.
Allow bidders 3 to 4 weeks to respond with their proposals. Give them a week to
submit questions. Post the answers as an addendum on your website or issue them
to all bidders at the same time.
Once you collect the bids. Compare them with
one another. Select the best 3 or 4 and see how
they line up. Interview shortlisted candidates and
make an award based on a reasonable price,
thoroughness, experience and how you intuitively
feel about them.
IIIIIIIII . Fabrication and Installation
Start things off with a meeting with the fabricator, designer and members from
45
the steering committee. Review the details of the project, and make sure everyone
is on the same page. Set communication protocols and go over roles, deliverables
and the project time -line.
Fabricati
In about 3 to 4 weeks the fabricator will submit
their shop drawings. The designer will review them
for compliance with the design intent drawings
and the contracted scope of work. Upon approval,
the fabricator will proceed to prepare and submit
product, material and paint samples which will also
be reviewed by the designer. For the next couple of
months, the fabricator will be building the system. At about the 70% completion
point, the designer should inspect the products at the fabricator's facility to catch
any last minute flaws that can be corrected before they're delivered to the project
site. If the designer can't get to the fabricator's shop, then detailed progress photos
should be studied.
luoivop
1111''''''1'11'11'1111''"111,1'1,111'1111111(1',;1111„;„11 d1�11��1�J
I stallati.
Just before installation, the fabricator should be
on site to mark the sign locations with low profile
surveyors stakes. If installation is scheduled for a
complete install, the process should take between
3 to 5 weeks, depending on the magnitude of your
program. In many cases installation is phased over
time, sometimes over a period of months or in annual increments.
11011111
b
After each phase of installation, the designer will inspect the products in place
and assess their condition. If the install is deemed complete and there is no need
to make corrections, the designer will advise you to issue final payment to the
sign contractor.
Mai tal iy the System
Now that your branded wayfinding system is in place, a maintenance plan should
be adopted. As part of their contract, the sign contractor should supply you with
maintenance methods for the various materials used in the program. Someone
46
11111111111111111
bio
�w71V,�ip
w IIIII 1)))u6q
poop1111111111111111,11111
!!IIIIIIIVIIIIIIIIIIIIIIIIIIII�;������;
N10I1`'" MV
"if
11111111111111111111111111111110111 1111,1, hu1,11"1p�il„ Qu „
from your team or a designated city employee should conduct an annual inventory
of all signs in the system and fill out a conditions report. If signs need to be cleaned
or repaired, this should be done immediately. If you keep your system looking like
new, it will tell visitors you are a successful community and your brand will continue
to work for you.
.�loliVIIII „
A
ouUtlll1edst StuUudiiio
12161 Ken Adams Way
Suite 110-Y1
Wellington, FL 33414
wUtIIlwest S u
PO Box 1202
Ouray, CO 81427
Midwest Studis
5000 81st Lane North
Minneapolis, MN 55443
Allbeirta Studio
340 Midpark Way SE
Suite 300
Calgary, Alberta
Canada T2X 1 P1
48
111111111111111111111111
•
1111,1,011\
0.)
E
0
0
49
1,1111111111111111111111111111111111111111111111111111,11,11,11,11,
:11111111°1111,11,111 -----1111111111111111111,11,1
11 1111111111111111111,
on 1111111111111111111
n
.100
•
1
ilooloyouvo
111111111111111111 11110011111001111vvvio
cu
0
0
11111111 11111111 11111111
Wayfinding Signage
W
OD
a)
c
OD
•
ch
CU
0-
›-
0..)
-
N
0
4-1Ch
O
4-1Ch
L
cu
0
0
N
c
N
L_
c6
Q
OA
C
m
1111111 1111111
vi
cu
0
f6
0_
Reduces Stress
+§j
0
V
. E
O
O
V
w
✓
c�
D
E
✓ j
v)
1111111 1111111
Reduces Sign Clutter
i xe s Broken Systems
Wayfinding Signage
0 immum
nn ,,
4—.)
bD
tbo
E v 1
o coo
c
-0 -0
4)
ca
au
E
E
0
U
0
Raises communi
H
0-
0
a
Mobile Site
bA
L c
CU C =
O O L Y a)
• ++ _ >
CO
To a) O °' �_ z
U co
_a O 4- = c O cj VI
Q
O c
.y o co 2 w CA a)LE
' ..+ Q _O \> U L T W c L Q
L >- O L O O a)
G1 O O CO u n3 C N bA CO U 0 v, >-
J U Q•—'O bAn- = 00 =
-a cp 17L v) O -o
< 1>— cc n. 0 1 0 0 4 c0 (Y1 v) d v) d
Social Handles
Social Shares
+�+ a O
- O
Q } N
.-
CC E
• 0
a) 0
cc a)
c
c
W
CO
CC
d
CU
CU
z
CU
c
N
CU
0
N
dllrl>>>�I,lllllI
111111111111111111111111111 11111111111111111111
111111111111111111111111111111111111111111111111
\\N
1111111 11111
U111Nd11 f ;
111111111111111111111
1111111111111111111111111111111111
1
>%
ro
4—)
ca
54
0
• MINIM
MEC
a)
>
111111111111 111111111111
100
/
{/
1111111111
11,
111
MUM
,1111111
iii
11 11111111111 00000000000000000 00110,
1
'10 ii;000000000000000000
1 a'xl
11111� il
w
,O,„„,!,:io.:111111111110-7
70110,
�I
IAV
nolul!!! go 111
111111 ""— 1111
11111 11 111111101111111111111111111111
1111111111
. —
• [76.
111111111111 111111111111
56
111
If
111111111111111111111111111111111111111111111
,010001
Vl
13.0
C.7)
O
1-1 co
•rte•
13.0
W
cc
1117 I 111111711
111111111111111111111111111111111111111111111
lllllllllllllllllllllllllll, �lllllllllllllllll,
•
Arll
irgrirrirrrirrrrrirrrrrrrrrrrrrr
h^
ufuullli0�1�1�f�11��
tiIII+IJuuUffii 44
�iiuiuir^r,.
If ��ia�Kc��al!I
omoi
«rrr iiWIIIV IIII�II��IfII„JIJII(�I�IIIIII
two d„�,,,.........
„•IIIIIIII1 „1„11ll lip1,pp7lpf,,,„„„:„„r,ir��,p� y�„
�oimllll'fll(f(IJIIIII Ci�,P uP
,IMI
58
Message Centers
111111111111 111111111111
r )!;
Iii!!!li
111111111111111111111111111111111111111111111
1111111111111111111111111111 11111111111111111
11111111111111),111101
1,0
111111111111 111111111111
�IIIII' II IIIII!1III!
1111111111111111111111111111111111111111111111
1 1U
11111111011111111
(111 ommom
00111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111
1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111
"�Ij�'IiIIIP�uui6uuuuuuuuuuuuulp
I I
� wu
,1iiGiiiipiur
II gllllll
Jiiiiiiiiiiiiiiii%
0 tj)
Z
11111111 11111111
iiiiiii7' ii lllllllll
11111111111111111111111111111111111111111111111111
"flu,
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111
01111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111114
NNNNNNNNNNNNNNA
zv
�a�9179��
62
11111111111111111111111,
me Observations
CL)
4-
0
c
0
ro
4 -
be
0
0
4-
ro
0
0,
clu
c
ro
0
LA
4-
cLi
Lfl
.0
Lfl
CU
z
-5
0
ro
0
ortableness.
0
(-)
0
71/
cij
-c
0
Lit
(- 0
0,
ro
ro
0,
47
4 -
'- of)
4J
4-
'7-
-0
0
0_
0
There are cars
0
c
LA
c
ro
ro
4-
1/1
rt)
113
4 -
CL)
E
0,
c
(1)
ro
0
E
ro
4-
_c
0
4-
_C
E
ro
0
k.)
4-
0
4/1
CL)
rG
7 5
L
_ro
H
c>
(1)-
0
4-
0
-0
observations.
O
0
4-
>,
—
0 co
0 L_
Q., ro
v, tic
v,
c
E 'EL
j 2
6:12.,Q=°a0r:io"-
D
E L_
ro
CU In
4-, Q)
L)
. _ • 173
4"' 0_
..- >4
0
"4- T..)
0
'01.) 0)
C
"4-
, .• 2
-I-'
O E
— ro
113 ^4--
,./1 a i
ro _c
_C 4-,
co '4--
. 0
--.' >_,
,-.- c
O 17
H 7.
4>
(75
O PO
L
444,
cu
ro
>
▪ .>
(C5
ar.)
c
'DC
1'0
> 7
CU
I-
0- - .0f)
-C .0
H
• 4-
0)0-)
In a)
0
o_ >
>4-0,
Q)
c
ro
-C
(0v
ro
. _
>,
▪ (0
• 01)
E
Q.)
c
-0 a)
L)
• r
_C
Ct)
0
44,
ro
cu
"Tukwila" or
4-
'10
4-
0,
1:7_0
0-
0
01
0
0)
O
0
whether Southcenter itself is a city, let
., ffC_ ,v>-, 0
.1)-0 lac
O 0_
Q) • F,,
Q) • VI
_
• 4-,
- (1)
• vi IA
a 0
-6 - 0 4-''
k-) LA'
• Cd (L)
-
CL) -0- ' -
C) - rU
17 ▪ 44-4 IA
cl)
.o.o
PO -0 t-) rU
O 4-, ..-
_C
0
.1:le 0 cL)
'-7) LP vii 0)
Q) VI 4-
O -C -... -0
-_ 4-' L) 0-)
L) .0-10 r5 2
ro .>
=
_
C vi
ro vi Q 44-
. _ Q.) 1E
a) t..) ?:- v.)
o
o
Cu L.) — _
Cu ro rO rU
4- -, ▪ 0 ro
4- c
(o' • -0 0
0.),
,._ 1.-- ,,,,,L= rU
ro 4- 4 -
be
CU —
• C
.-E v Q.)
>, "a
CL)
C
4-,
4--, 4_, __
(0
-
In 0 4-, s---
-CT)
0
O "0 -0
. _ =
0- D nj
+-+
0
0
IA'
O - "0 • ro
>, z E
.44 co
xrU
CL) _
C
Ca. .0 -CL. .2
E ,.)
0
0
L) ro 0
- 0 5 -0
• ra C
ro C (U
0) 01 a)
(0ru
L) .---• -0
In co-
CU -cti
C La z
▪ co (t4'
C
> .4-- at 0'4
Q) -0 —
0.)
kJ . --
-,
VII 0
0 tic
1Q)
4
63
ayfinding and Signage
110 E
0
ro
4,
0 0
au
s- nu
0
-1 -0 QJ
L/) 0 =
Q.) a) H
E a.
un vi
0 13 s -
v a)
C
>
0 0- ro
..,
0 v >
0 ro
0
rQ E
›,
Q) -0
i..-
ro ro 0
1- Li1
u "in— 73 5
E
ro 5 a..i lo.0
ro -4
,, E
_
. (I) ru
OL) E a
Cl.,4--
ro
. _
-0 0 E .-.-.-,
C
.0
.?".- H
. —
4-, L- -0 1/1
V -0 E Cu
0.1 0 ro
cro .,-...
oL
L., _
0 ›, 0 ro
..,
›
_, 0 QJ
V IX V
0
ra . — > (11
L. 0 .) - V1
q C...
C
cu rt E
>,
ro > 0
t 47
u
4-, 0 - c
un
ro ._
>
0 ro
0 au
0
Ln ro
Ln -0
s- ro 0
0_ _c
L, lo.o
Q., 17
4-, V 0
VI
64
0
0
0
0
'CZ
0
s-
4,4
QJ
0
0
0
ttO
-0
Lil
L-
CT)
-C
-C
0
_c
ro
ro0
0
73
_c
0
"o0
_C
0
t
0
E
0
advice is critical to
0
0
roE
cal0
0
0
_10
0
01.)
0
_E
0
0
47--4
E
0
0
7,
0
t_J
0
E
Q.1
u
Q.)
CL
0
0
_C
4"
0
00
Q)
0
0
0
E
0
0
4"
7:3
ro
0
-C
0
Lrl
0
fJ
0
0
(1)
X
0
0
0
0
"47
Comments
Assessment
Improvements will be
0
w
E
0
IND
l0
0
1
>4.
0
ro
Cs -0
(1)
70
1-
ro -cp
ro
L n 0
au
0
0 f7,
Q.4
0
0
0
Main Freeway Signage
0
0
0
0
0
-c
0
L/1
E
0
a) V
--
ca
0
C
0
CL
>
0 b"
0 -00 0
4-
-C)
r0
ro
H 04:
r Improvement
City Gateways
_c
0
tb0
0
_C
lt1
1-
0
L71
-c
0
tuo
_C
0
'of)
0
00
L-
r Improvement
Vehicular Directional
10
ro
0
ro
0
0
rC)
0
ro
1_
0
0
0
Lfl
11)
-C
1)1
Li I
2
0
"CC
0
1/1
0
0
Lfl
CV
10
0
0..
0
1-0
0
0
r Improvement
Pedestrian Directional
0
district does not exist and would be benefic
several areas.
nor Improvement
Business Signage
-0
d_
- r
Ta)
0
0
0
0
1/1
_0
0
t
C..
approach here — where possible woi
0
ro
0
0
1).0
0
a.)
a.)
0
-mu
0
o.
E
ro
CL
kr)
L-1
r Improvement
Map Displays/ Kiosks
0
a.)
0
0
CI)
00
0
ro
tn
0
00
0
11)
0
0
at key points in the district.
SN
IW�yII"��I.
1,110, 11
1441110 ,
N1I01l 1�19YoV�lllll�y�,d�l:
X11
luu'.1jq
l�in„
�1011,11�I!! I�I�p��m1�1M
�uuulllll1ul
�1
�I�Iu1 !�u .0�m
NII;.!II
111111111,1,
,1101,111111111111115
I �I
,l,„1,1111,111,,,,,11:11,1111111111111111 I"i��lll 1
"1IIgIp0Alill
',111 111 i
p11 W1„"r iA
iI111III 1111111
pi1n�IIlA(IIioIIM °j�N"�,
Nam
01011
i11llllllllllllllllllllllllllllllll11lllllll
11111,1
1116i11u1mglli,,
1I111111111111111111110101111111111111111111110000110111,111,11111,1111111111100000
I
00110 000000000000000111111111111100
00001000000
yyyyyyyyyyyyyyyyyyyyyy
1.11111,100011011111111,1 111111111111111111111
VIII IIIIIIIIIIIIIIIIIIIrjIIIIIIIIIIIIIIIYYYYY,yyyyy,,,,,,,,
111 11111111111011111111111111111 11111
111111111111111
1 11111111111111111
yYyyyyyyyyyyyyyyyyyyyyYYYYYYyyyyyyyyyyyyyyyyyl
Iyyyyyyyyyyyyyyyyyynnu'
1111111111111111111111111111111
loyoyyylylylly
IA
u
i1 �N11
I1 uII 111I11Ii0,1111iI
I,,
6'1
1111 1°H,PV,11111111111111,1,1111yyy
yYyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyy
6'� IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ,1i���1l�l�IIIII yy,
yy
1111111111111111 �
�111111111111111111111111,11111,1,,,,,1,11,
1 1
IIII�N�1�,111'
no ��
mull a'1
"""YYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYyY.y ••• •• •••••••••••
'"�j°°�lllllllllllllllllllll1111lllllllllllllllllllllllllllllllllllllll111lllllllllllllllllllll((111111!'
u1'Uu11Ip111
IIIIIII 11111111
111111111!111 111 � IIID Inii1IIdddIIIIIIIIdIIIIIINI
11111111111111111111
II
1111111
1
I
11
d11111111,�
1111
X11?1h14119
d1111111
III
1
Iv
udull
uuu0111
11
u1111111111111111111111111I 1111111111111111111111111
1111111111111111111
11111111111,11111111111
11111111
,111
..,... Ir1Ir4;I1
1111111111111111I1II11/
,
M1111111HOf1111111111111111111111111111«1111««1111111
•••"01101110
llll1111f l
,al«rin1,YrY, r 1
VIII (III 111111111111111111�1���1111u 1111rlliiij(
III (��(���I�(L
11111,11,11111111110
11111111111 11ld 11llllmII
lll°omlul �uu111111111111
omlumWuo
11!11 'III
II
11111111111111
1IIIIIIIIIIIIIIIIIIIIIIII
1111111111111111111111111111Igllgflll „p1'
111gg111111111111111111111111111111111111111111111111111111111111111
11111111 110111
MM 111"1�111IIIIlllll111111111111"111 ' ;1'11'11111 11;1'111111111111111111111111111111'1'111
110
Illa�1ir
!!1°I1111111111I
VllllllllplpuVOuu
'""X11'II11111111���llllllllllllli1l�
1uyyyl,liiyyyyyyI1111111111
II'
III 11 1111111111111V1IoJII1IIv,J'IIiIl,1;I
1�lII4I1Y1IIP1.��PY1IiIII IIIIII II IIII PII IIII IIIVIfI I I 1III 1I1
11i
1
1„�1.1
1
1iili11111�111r
I 11111'1'1'1'1'(111111,111,10,
G
1111111111
uliw
��11111111�1(((111111�
Iilllllll��1�l�l��111
(I�IIIIIIII IIIIIIIIIII
111����1111111111111���������������1"""11111111111111111
� �VIII111111111111�IIIII
1111HifillY
uuuuuiiiiiiiiiuuuuuuuuuuuuuuuuuliiiiiiiuuuuu iiiiiiiiiuuuul
611111111111111111111111111111111111111111111111yyq
1111111 11111111111 III111111��''''Y'1 uuuuuuuuu11 111111 11
1111111111
11111,1,1,1,11
'1111,1,11i I'111111111111111��llllliiii1ii111
lGlllllll)1l)�111iiiiiiiiiiii11111'1'1,"wlllllll 111��l1111111111111
11111111111
yyyyyllyyllylyyyyy
11111111111111111111111111111111111111111111111111111111111111i'jjjjjjjjj11111111111111111
rr1%llllllllllllllllllllllllllllllllllla�l%i�iiiiii��yy;'yr;'i�yllllJlP!II1u11111111 �m�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
IIUVVVUV11111111111111111111111111111111111111111111111111111111111111111p!IIIIIIIIIIIu;;rrrrrYrrrY11,1,11,,,,,,,,
11uuuuuuuuuuliiiiiuuuuuuuuuuuuuuuuuuuiiiiiuuuuuuuuuuuuliiiliil111111111111111111111111111
'I'I'I'';IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII lllllllliYlYYll11111111
oliiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii% iiiiiiiiiiiiiiiYY'
IIIIIIIIIIIIIIIIIllllllllll
uw�;II11''''1''I'I'I'I,SII'''IIIIIIIIIIIIIIIII
loy
)II�IIIIIIIJ111111J
yyyyyyyyyyy
111111111 011111111111111111111111111111111111111111111111111111111111111111011110100000I11111p1111111111111111U11111111111111111111111111111111111111111111111111111111111111111111111111111111111V111lllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll4l
H HHHHlllllll
m
yyllyyy Y111
w
.N
co
iA
0
Site Assessmen
fir
111111111111
�`tutut�oU
111111111'jig
1&I:i
11)
MOI 000000
1111! I
�r r
1,r4)11,1i
r, r,
TM
DOD l Vrr torr
rrrr rr r
lhw' r , iu,„'v a� )0),900000 111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111411P
:11,1
0110
co
0
Concept Genera
Design Developme
0
w
V
Fabrication and
our; 1r -A
0
Affil. Mill
68
Z
•
1111111111111111111111111111111111111111111111
;1!o
'";
Wayfinding Signage
70
C
0
-1-)
0)
L_
U
C
0_
L_
0
l—
v)
v)
0
U
cu
a
0
0
cr)
0
4-14-1N
50K to 100K
....c
0
co,
2
0
.0
...0
a.,
Geographical Li
W
X
CO
.OD
73
0
J
0
LnN
oo
.7r
D
CO
C
0
C
0
0
0
0
CU
0
0 m
111111111111111111111111m
Wayfinding Signage
v
v
.4_Then—J
O
U
O
.5
-a
LI)
AC Member
Arts Commission
Public Works
Parks Department
N
E
cu
O
N
E
E
U
Business Reps
71
72
1111111111111
Lodging Tax Funds
O
co
o
W
co
U
N
E
Q
N
N
cu
cc
O
0
co
X
LU
Private Contribution
L-
au
0
11111111111111111111111111111111111111111111111111 11111'`
cu
D_
M,d;l,mll�u��
�ll�lll�l��r rr;ll 111T'
111111
111111111111111111111111111111
III�uuU1!!I'
11111 11°
lllil llllllI1
II
I9a l
v1�1lllllliiiilllllll
IIIII!IIIIlIII"i)llll
1111111111111111111111111111111111111111111
ulllllllllllll l
rrrl
! � �Ihl«liNli«ll,lilY< Ull�l�1pi lllr ma1111rrr�r e, /°1
fm�ur t
11i! 1'I111111
1
111i
1ql11111o' °1
ll��llll1
I
llllll11l1l11l
1�111111111116Vllllll°11111111111111 q 11°l1i
11111111111111111 l 111 IIIIIIIIII1111111111111111111m
01111111111111p11111 10ti(iii11111111i1111II1IIIIuu1IIIIIII1I1I1I1I1I1
1,,1111111111111111111111111111111111111
lllmiIl
,ll
llllll�11111111
N
N
for Advisory Comm
CU
CC
U
U
H
J
E
O
L
t1A
LLL
CC
Cf LLLL �
CC
V
0
u
73
Wayfinding Signage
74