City of Tacoma Planning and Development Services Department 747 Market Street, Room 345 Tacoma, WA 98402

PUBLIC NOTICE

Date of Notification: April 12, 2017 Application Received: February 23, 2017 Application Complete: March 10, 2017

Applicant: Kate Strom, AHBL

Location: 1901 South Union Avenue, Parcel Numbers: 0320076038

and 0320076039

File Number: LU17-0034

Proposal: Design Variances for a new medical office building at

Allenmore Hospital. The site is located within the "HMX" Hospital Medical Mixed-Use District.

Written comments on the proposal must be submitted by April 26, 2017.

For further information regarding the proposal, log onto the website at http://tacomapermits.org and select "Message Board". The case file

may be viewed in Planning and Development Services, 747 Market Street, Room 345.

Documents to Evaluate the Proposal:

Comprehensive Plan and Tacoma Municipal Code Studies Requested: None

Other Required Permits: Building Permit, Site Development

Permit, Work Order Applicable Regulations of the Tacoma Municipal Code:

TMC Chapters 13.05, 13.06 and 13.12 A final decision on the proposal will be made following the comment period. A summary of the final decision will be sent to those parties who receive this notice. A complete copy of the final decision will be mailed to those parties who request a copy or to those who have commented on the project. Appeal provisions will be included with both the summary and the complete copy of the final decision.

Staff contact: Shanta Frantz, Senior Planner, 747 Market St, Room 345, (253) 591-5388, sfrantz@cityoftacoma.org

Environmental Review: Environmental Review: Per SEPA, WAC 197-11-340, the Lead Agency has issued an environmental determination for the

project. For further information regarding SEPA, please contact the staff person assigned to this application.

The City of Tacoma does not discriminate on the basis of disabilities in any of its programs or services. Upon request, special accommodations can be provided within five (5) business days by contacting the City Clerk’s Office at 591-5171 (voice) or 591-5058 (TDD)

City of Tacoma Planning and Development Services 747 Market Street, Room 345 Tacoma, WA 98402

COPYRIGHT 2015 BY KMD ARCHITECTS. ALL RIGHTS RESERVED.CPLOTTED:

ALLIANCE FOR SOUTH SOUNDBEHAVIORAL HEALTH HOSPITAL

1901 S UNION AVE, TACOMA, WA 98405

1325 fourth avenuesuite 1702seattle, wa 98101t 206.467.1004kmdarchitects.com

2/23/2017 8:44:51 AM

VARIANCE SUBMITTAL02/17/2017

PUBLIC /

SERVICE

CONNECTION

PROPOSED

EXIST.

MDFE1058

VESTIBULE(INTAKE)

E1061

OFFICEE1021

OFFICEE1020MECH

E1051

TOILETE1092

SOCIALRM

W1014

SOCIALRM

W1099

INTV/BUSINESS

OFFICEE1005

TOILETE1007

STAFFE1028

CONSULTE1024

VESTIBULEE1122

MEDSW1112

ELECE1044

CLEANE1084

SOILEDE1083

CONF. RME1023

ANTEE1093

LABE1123

LOUNGEE1079

TEAMROOMW1008

NURSESTATION

W1009

EQUIPE1057

QUIETACTIVITY

W1013

CLEANSUPPLYW1111

STAFFTOILETW1006

LOBBYE1064

PHARMACYOFFICEE1046

EXERCISEE1043

PAT.TOILETE1086

OFFICEW1012

CLEANSUPPLYW1003

OFFICEE1015

OFFICEE1014

MEDITATIONROOME1042

CO

RR

IDO

RE

1056

TRIAGEE1066

SECURITYE1108

CORRIDORE1091

VESTIBULEE1001

WAITINGE1062

STAIR 22979

OBSERVATIONE1077

HOLDE1075

TEAMROOME1087

PHYSE1081

LOBBYE1002

SOILEDHOLDE1054

CORRIDORE1082

CORRIDORW1005

STAFFTOILETE1078

RECEPTIONE1004

TOILETE1006

PT TLTE1088

MEDSE1069

SECURITYE1067

ASSESSE1073

ASSESSE1072

TOILETE1063

RECEPTIONE1065

CORRIDORE1071

RECEIVING/BRKDNW1121

TRASHW1122

BIOHAZARD

E1135

CLEANLINENE1134

RECYCLEE1136

DIETARYE1129

CORRIDORE1131

ASSESSE1103

ASSESSE1102

ASSESSE1101

OBSERVATIONE1097

HOLDE1098

MATERIALMANAGEMENT

E1127

HOLDE1074

HOLDE1076

QUIETTREATMENT

E1095

QUIETTREATMENT

E1094

VESTIBULE(AMBULANCE)

E1111

TRIAGEE1113

TOILET/SHOWER

E1104

LAUNDRYE1106

CORRIDORW1108

CORRIDORE1003

HSKE1055

STOREE1085

HOLDE1099

CORRIDORE1124

CONSULTE1025

NOUR.E1089

TOILETE1018

SOCWORKE1011

RECEPTIONE1036

TOILETE1033

MEDRECORDS

E1009

GROUPRM

E1031

CO

RR

IDO

RE

1013

CORRIDORE1029

TOILETE1035

OFFICEE1016

CO

FF

EE

E10

17

COPYE1012

CORRIDORE1019

CORRIDORE1008

STAFFWORKROOME1049

CORRIDORW1042

DININGW1059

NOUR.W1055

DININGW1053

ADAPATIENT

RMW1063

PATIENTRM

W1095

PATIENTRM

W1098

PATIENTRM

W1094

PATIENTRM

W1088

TOILETW1096

TOILETW1097

PATIENTRM

W1085

TOILETW1087

TOILETW1086

LAUNDRYW1061

ADATOILETW1062

TOILETW1065

CLEANLINENW1067

PATIENTRM

W1064

EVSE1128

CORRIDORE1041

CONSULT/VISITW1056

VESTIBULEW1057

GROUPRM

W1058

TEAM RMW1104

NURSESTATION

W1106

STAFFTOILETW1107

QUIETACTIVITY

W1101OFFICEW1102

BREAKW1103

GROUPRM

W1002

CORRIDORE1121

TOILETW1066

PATIENTRM

W1068

PATIENTRM

W1075

STAIR 43877

SOCIALRM

W1084CORRIDOR

W1092

TOILETW1091

TOILETW1093PATIENT

RMW1089

PATIENTRM

W1048PATIENT

RMW1052

PATIENTRM

W1047

PATIENTRM

W1043TOILETW1049

TOILETW1051

PATIENTRM

W1039

TOILETW1040

TOILETW1041

SOCIALRM

W1038

TOILETW1045

TOILETW1046

PATIENTRM

W1044

ONGRADE

ACTIVITYAREA

-

STAIR 33988

HSKW1073NURSE

STATIONW1083

EXAM/CONSULT/

VISITW1114

HSKE1096

CORRIDORW1081

CONSULTW1082

LAUNDRYW1016

ADATOILETW1015

TOILETW1019

CLEANLINENW1022

PATIENTRM

W1018TOILETW1021

PATIENTRM

W1023

SOILEDLINENE1132

HSKE1133

GROUPRM

E1032

TOILET/SHOWER

E1126TOILET/

SHOWERE1125

MEDSTAFF

LOUNGEWORKE1048

PAT. BEL.E1114

??

SECLW1069

ANTEW1071TOILET

W1072

ANTEW1026

ADAPATIENT

RMW1017

CORRIDORW1054

CORRIDORW1109

TOILETW1074

PATIENTRM

W1029

NURSESTATION

W1037

CONSULTW1036

SECLW1024

CORRIDORW1035

STAIR 54298

PATIENTRM

W1076

PATIENTRM

W1079 TOILETW1077

TOILETW1078

HSKW1028

TOILETW1027

PATIENTRM

W1031

PATIENTRM

W1034TOILETW1032

TOILETW1033

TOILETW1025

OFFICEE1022

CONSULTE1026

CONSULTE1027

EQUIPALCOVEW1007

CLEANLINENE1053

ALCOVEW1105

NOUR.W1113

CLEANLINEN

ALCOVEE1107

STAIR 14427

BREAKW1011

TOILETE1047

NURSESTATION

E1068

CO

FF

EE

E10

37

ELEVATORS-

VE

ST

IBU

LEW

2118

CORRIDORE1110

VE

ND

ING

E10

45

CO

RR

IDO

RE

1115

CORRIDORE1137

PAT. BEL.E1105

MEDSW1004

7' -

8 1

/4"

39' - 6 3/4"

9' - 1 5/8"

10' - 2 1/2"

10' - 5 1/8"

27' -

4 1

/8"

12' -

4 5

/8"

86' - 5 1/2" 83' - 1 1/2" 14' - 1" 10' - 0 1/2"

94' - 11 1/2"

8' - 10"

30' - 3 1/2"

94' - 11 1/2"

47' - 5 1/8"

16' -

3"

8' - 10"

30' - 3 1/8"

17' -

7 3

/4"

88' - 5"

10' - 0 1/8"

20' - 4 5/8"

18' -

3 1

/2"

22' - 8 1/4" 20' - 7 1/8"

7' -

5 1/

2"

23' -

11

1/2"

23' -

11

1/2"

7' -

5 1/

2"

9' -

3 3

/8"

40' -

9"

51' -

6 3

/8"

40' -

9"

7' -

8 1

/4"

72' - 7 1/2"

54' - 4 5/8" 72' - 10 1/8"

49' - 4 7/8"

49' - 4 7/8"

16' -

4 3

/8"

16' -

3 1

/8"

15' -

6 1

/2"

17' -

4 7

/8"

8' -

2"

8' -

8 3

/8"

8' -

2"

137'

- 3

3/4

"

320' - 11 3/8"

197'

- 5

5/8

"

27' -

10

3/4"

11' -

9 1

/4"

24' -

8 3

/4"

NEW LOADING DOCK

DR

OP

OF

F

9' - 9 1/2"

2' -

7 1

/4"

SLOPEDOWN

NEWSCREEN WALL

STAFFLOUNGE

E1130

ELEVMECH.ROOMW0000

EXISING HOSPITAL

N

SCALE: 3/32" = 1'-0"

ALLIANCE BEHAVIORAL HEALTH HOSPITAL A2.102/17/2017

FLOOR PLAN - LEVEL 1

AREA SCHEDULE (GROSS BLDG)

Level Area Type AreaLEVEL 1 Gross Building Area 37,624 SFLEVEL 2 Gross Building Area 29,215 SFGrand total 66,839 SF

CORRIDORE2031

PATIENTRM

E2046

DININGE2047

CORRIDORW2001

GROUPE2052

SOILEDE2097

GROUPW2061

MDFE2003

CO

RR

IDO

RW

2002

GROUPE2051

CLEANSUPPLYE2096

NURSESTATION

E2008

QUIETACTIVITY

E2011

QUIETACTIVITY

W2015

TEAM RMW2107

BREAKW2106

MEDSE2094

NURSESTATION

W2110NURSE

STATIONE2101

QUIETACTIVITY

E2089QUIET

ACTIVITYW2104

CORRIDORW2112

STAFFTOILETW2111

CO

RR

IDO

RE

2048

CO

RR

IDO

RE

2095

CONSULTE2049

EXAMW2117

OFFICEW2105

OFFICEE2091

BREAKW2013

EQ.ALCOVEW2009

OFFICEW2014

OFFICEE2009

MEDSW2113

MEDSW2006

MEDSE2005

CLEANSUPPLYE2004

ELE

CW

2003

CONSULTE2053

PATIENTRM

W2102

CO

RR

IDO

RW

2063

SOCIALRM

E2088

SOCIALRM

W2016

CO

RR

IDO

RW

2119

GROUPW2059

TOILETE2098

DININGE2054NOUR.

E2093

NO

UR

.E

2004

NO

UR

.W

2058

CORRIDORW2007

STAIR 34062

PATIENTRM

W2097

PATIENTRM

W2096

PATIENTRM

W2092

TOILETW2099

TOILETW2101PATIENT

RMW2088

TOILETW2091

TOILETW2089

PATIENTRM

W2078

TOILETW2094

TOILETW2095

PATIENTRM

W2093SOCIAL

RMW2103

DININGW2062

STAIR 44100

PATIENTRM

W2052

PATIENTRM

W2055

PATIENTRM

W2051

PATIENTRM

W2045

PATIENTRM

W2042

PATIENTRM

W2032

PATIENTRM

W2046

CORRIDORW2049

SOCIALRM

E2012

DININGW2056

VISIT/CONSULT

W2005

ADAPATIENT

RMW2066

LAUNDRYW2065

ADATOILETW2064

TOILETW2068

CLEANLINENW2069

PATIENTRM

W2067TOILETW2071

PATIENTRM

W2072

ADAPATIENT

RMW2019

LAUNDRYW2018

ADATOILETW2017

TOILETW2022

CLEANLINENW2024

PATIENTRM

W2021TOILETW2023

PATIENTRM

W2025

STAIR 54202

STAIR 14180PATIENT

RME2038

TOILETE2037

PATIENTRM

E2043

ADAPATIENT

RME2039

TOILETE2036

PATIENTRM

E2035

PATIENTRM

E2013

PATIENTRM

E2016TOILETE2015

TOILETE2014

TOILETE2045

PATIENTRM

E2025ANTEE2029

SECLE2028

TOILETE2044

ADATOILETE2041

LAUNDRYE2042

TOILETE2026

TOILETE2027

ST

AF

FLO

CK

ER

W21

15

CLE

AN

LIN

/ EQ

W20

04

ANTEW2027

SOCIALRM

W2041

NURSESTATION

W2039

CONSULTW2038

SECLW2026

CORRIDORW2037

SOCIALRM

W2087

NURSESTATION

W2086

CORRIDORW2084

SECLW2073

ANTEW2074

CONSULTW2085

ADAPATIENT

RME2019

ADATOILETE2018

CLEANLINENE2017

HSKW2076

TOILETW2077

PATIENTRM

W2079

PATIENTRM

W2083 TOILETW2081

TOILETW2082

TOILETW2075

HSKW2029

TOILETW2031

PATIENTRM

W2033

PATIENTRM

W2036TOILETW2034

TOILETW2035

TOILETW2028

PATIENTRM

E2021

TOILETE2023

TOILETE2022

PATIENTRM

E2024

PATIENTRM

E2034TOILETE2033

HSKE2032

CORRIDORE2072

PATIENTRM

E2087

STAIR 24392

PATIENTRM

E2079

TOILETE2078

PATIENTRM

E2084

ADAPATIENT

RME2081

TOILETE2077

PATIENTRM

E2076

PATIENTRM

E2055

PATIENTRM

E2058

TOILETE2057

TOILETE2056

TOILETE2086

PATIENTRM

E2067 ANTE RME2072

SECLE2071

TOILETE2085

ADATOILETE2082

LAUNDRYE2083

TOILETE2068

TOILETE2069

ADAPATIENT

RME2062

ADATOILETE2059

CLEANLINENE2061

PATIENTRM

E2063TOILETE2065

TOILETE2064

PATIENTRM

E2066

PATIENTRM

E2075

TOILETE2074

HSKE2073

ALC

OV

EW

2109

NO

UR

.W

2114

CLE

AN

LIN

EN

W21

16

CORRIDORW2098

STAFFTOILETW2008

TEAMROOMW2011

NURSESTATION

W2108

CORRIDORW2057

TOILETW2053

TOILETW2054

TOILETW2047

TOILETW2048

TOILETW2044

TOILETW2043

ELEVATORS

MECHW2120

MECHW2020

86' - 6" 83' - 1" 14' - 1" 10' - 0 1/2"

39' -

8"

57' -

11"

39' -

8 3

/4"

107' - 2 1/2"

137'

- 3

3/4

"

9' -

3 3

/8"

40' -

9"

51' -

6 3

/8"

40' -

9"

7' -

8 1

/4"

94' - 11 1/2"

8' - 10"

30' - 3 1/8"

7' -

5 1/

2"

23' -

11

1/2"

49' - 4 7/8"

54' - 4 3/4" 72' - 10 1/8"

72' - 10 1/8"

49' - 4 7/8"

23' -

11

1/2"

7' -

5 1/

2"

30' - 3 1/2"

8' - 10"

94' - 11 1/2" 86' - 6" 107' - 2 1/2"

2' -

7 1

/4"

16' -

4 3

/8"

16' -

3 1

/8"

PROPOSED

EXIST.

320' - 11 3/8"

27' -

10

3/4"

11' -

9 1

/4"

2' -

7 1

/4"

27' -

4 1

/8"

12' -

4 5

/8"

162'

- 1

1"

14' - 4" 9' - 9 1/2"

7' -

7 1

/4"

7' -

8 1

/4"

ROOF BELOW

ROOF BELOW CANOPY BELOW

OUTSIDE COURTYARDBELOW

SCREEN WALLBELOW

CANOPY BELOW

EXISTING HOSPITAL

N

SCALE: 3/32" = 1'-0"

ALLIANCE BEHAVIORAL HEALTH HOSPITAL A2.202/17/2017

FLOOR PLAN - LEVEL 2

AREA SCHEDULE (GROSS BLDG)

Level Area Type AreaLEVEL 1 Gross Building Area 37,624 SFLEVEL 2 Gross Building Area 29,215 SFGrand total 66,839 SF

ELEVATOROVERRUN

9' -

3 3

/8"

40' -

9"

51' -

6 3

/8"

40' -

9"

7' -

8 1

/4"

7' -

7 1

/4"

37' -

1 1

/2"

60' -

6 1

/4"

37' -

0 3

/4"

7' -

8 1

/4"

54' - 4 3/4" 72' - 10 1/16" 86' - 6" 83' - 1" 14' - 1" 10' - 0 1/2"

94' - 11 1/2"

94' - 11 1/2" 86' - 6" 107' - 2 1/2"

12' -

4 5

/8"

27' -

4 1

/8"

2' -

7 1

/4"

2' -

7 1

/4"

27' -

10

3/4"

11' -

9 1

/4"

7' -

5 1/

2"

23' -

11

1/2"

8' - 10"

30' - 8 3/16"

48' - 10 15/16"

23' -

11

1/2"

7' -

5 1/

2"

8' - 10"

30' - 8 3/16"

49' - 4 13/16"

320' - 11 5/16"

39' -

8"

83' - 1" 14' - 4" 9' - 9 1/2"

39' -

8 3

/4"

162'

- 1

1 1/

16"

RD

RD

RD

RD

RD

RD

RD

RD

NEW ROOF TOPMECHANICAL EQUIPMENT

NEW ROOF TOPMECHANICAL EQUIPMENT

NEW ROOF TOPMECHANICAL EQUIPMENT

N

SCALE: 3/32" = 1'-0"

ALLIANCE BEHAVIORAL HEALTH HOSPITAL A2.302/17/2017

ROOF PLAN

LEVEL 10' - 0"

LEVEL 213' - 6"

ROOF27' - 0"

MP-1 MP-4 MP-2

GL-1 GL-2 GL-2

MP-2

10' -

0"

13' -

6"

13' -

6"

4' -

0"

DG 8DG 7

DG 6

17' -

0"

DG 5

LEVEL 10' - 0"

LEVEL 213' - 6"

ROOF27' - 0"

13' -

6"

13' -

6"

6' -

0"

30' -

0"

3' -

0"

ARTICULATION INTERVAL24' - 1 1/2"

ARTICULATION INTERVAL83' - 1"

ARTICULATION INTERVAL86' - 3"

ARTICULATION INTERVAL73' - 1 3/16"

ARTICULATION INTERVAL54' - 4 11/16"

33' -

4"

3' -

0"

4' -

0"

3' -

0"

DG 7DG 8

DG 2 DG 6

DG 4 DG 4

DG 2DG 5

DG 7 LEVEL 0-3' - 0"

DG 7

LEVEL 10' - 0"

LEVEL 213' - 6"

ROOF27' - 0"

6' -

0"

13' -

6"

13' -

6"

3' -

0"

3' -

0"

3' -

0"

MP-2 MP-2 MP-5

MP-5

DG 5SCREEN WALL (BEYOND)

MP-2

MP-4GL-1MP-5MP-4

DG 7

DG 8

DG 6DG 2

MP-5 MP-4 GL-1 MP-1

LEVEL 10' - 0"

LEVEL 213' - 6"

ROOF27' - 0"

IMP-1

MP-1 MP-4 GL-1

10' -

0"

13' -

6"

13' -

6"

3' -

0"

1' -

11"

COURTYARD SCREEN WALLDG 7 DG 7 DG 7DG 2

4' -

0"

DG 4DG 5DG 2DG 6

LEVEL 0-3' - 0"

LOADING DOCK-4' - 11"

3' -

0"

4' -

0"

17' -

6"

15' -

6"

ZONING KEY

DG 2

TAGS DESCRIPTION

DG 4

DG 5

DG 6

DG 7

DG 8

13.06.501.C.2a.(4) ROOFLINE MODULATIONa.(5) CHANGE IN SIDING STYLE

13.06.501.C.4c.(1) DIFFERENT CONFIGURATION OF BUILDING MATERIALSc.(2) CONTRASTING WINDOW DESIGN

13.06.501.C.5a.(1) FLAT ROOF VERTICAL MODULATION > 0.1 X WALL

HEIGHT (COMBINED WITH VERTICAL BUILDING MODULATION)

13.06.501.C.6b.(2) UPPER LEVEL WINDOWS DIFFERENT TYPE THAN

GROUND LEVEL WINDOWS ON SAME ELEVATIONb.(3) GROUPING OF WINDOWS AND WINDOW SIZEc. WINDOWS RECESSED MIN. 2"

13.06.501.C.7a.(2) BLANK WALLS TO HAVE LANDSCAPE PLANTING BED

WITH TREES AND/OR VEGETATION TO SCREEN AT LEAST 60% OF WALL'S SURFACE

c.(1)(a) LANDSCAPING OR DECORATIVE ELEMENT AT ENTRIES(b) STEEL CANOPY(c) DECORATIVE MIX OF BUILDING MATERIALS

13.06.501.C.8(1) (3) (4) CANOPY TO PROVIDE WEATHER PROTECTION

MATERIAL LEGEND

GL-1 EXTERIOR GLAZING

GL-2 EXTERIOR GLAZING

MP-1 INSULATED METAL PANEL

MP-2 INSULATED METAL PANEL

MP-3 INSULATED METAL PANEL

MP-4 INSULATED METAL PANEL

MP-5 INSULATED METAL PANEL

SCALE: 3/32" = 1'-0"

ALLIANCE BEHAVIORAL HEALTH HOSPITAL A3.102/17/2017

EXTERIOR ELEVATIONS

SCALE 3/32" = 1'-0"2

EAST ELEVATION

SCALE 3/32" = 1'-0"3

NORTH ELEVATION

SCALE 3/32" = 1'-0"1

SOUTH ELEVATION

SCALE 3/32" = 1'-0"4

WEST ELEVATION

LEVEL 10' - 0"

LEVEL 213' - 6"

ROOF27' - 0"

6' -

0"

13' -

6"

13' -

6"

ROOF TOP EQUIPMENT

3' -

0"

4' -

0"

3' -

0"

4' -

0"

3' -

0"

36' -

0"

COURTYARD SCREEN WALL DG 6

DG 4

DG 5

ENTRY CANOPYDG 8

3' -

0"

MP-2 MP-1GL-2

MP-1MP-4 GL-1MP-1 MP-4 GL-1

MP-2

LEVEL 10' - 0"

LEVEL 213' - 6"

ROOF27' - 0"

MP-1

MP-2

MP-4GL-1 MP-1

IMP-1

MP-4 GL-1

13' -

6"

13' -

6"

6' -

0"

ENTRY CANOPYDG 8

34' -

0"

3' -

0"

3' -

0"

4' -

0"

3' -

0"

4' -

0"

3' -

0"

COURTYARD SCREEN WALL

DG 4ROOF TOP EQUIPMENTDG 5

ELEVATOR PIT

LEVEL 0-3' - 0"

ZONING KEY

DG 2

TAGS DESCRIPTION

DG 4

DG 5

DG 6

DG 7

DG 8

13.06.501.C.2a.(4) ROOFLINE MODULATIONa.(5) CHANGE IN SIDING STYLE

13.06.501.C.4c.(1) DIFFERENT CONFIGURATION OF BUILDING MATERIALSc.(2) CONTRASTING WINDOW DESIGN

13.06.501.C.5a.(1) FLAT ROOF VERTICAL MODULATION > 0.1 X WALL

HEIGHT (COMBINED WITH VERTICAL BUILDING MODULATION)

13.06.501.C.6b.(2) UPPER LEVEL WINDOWS DIFFERENT TYPE THAN

GROUND LEVEL WINDOWS ON SAME ELEVATIONb.(3) GROUPING OF WINDOWS AND WINDOW SIZEc. WINDOWS RECESSED MIN. 2"

13.06.501.C.7a.(2) BLANK WALLS TO HAVE LANDSCAPE PLANTING BED

WITH TREES AND/OR VEGETATION TO SCREEN AT LEAST 60% OF WALL'S SURFACE

c.(1)(a) LANDSCAPING OR DECORATIVE ELEMENT AT ENTRIES(b) STEEL CANOPY(c) DECORATIVE MIX OF BUILDING MATERIALS

13.06.501.C.8(1) (3) (4) CANOPY TO PROVIDE WEATHER PROTECTION

MATERIAL LEGEND

GL-1 EXTERIOR GLAZING

GL-2 EXTERIOR GLAZING

MP-1 INSULATED METAL PANEL

MP-2 INSULATED METAL PANEL

MP-3 INSULATED METAL PANEL

MP-4 INSULATED METAL PANEL

MP-5 INSULATED METAL PANEL

SCALE: 3/32" = 1'-0"

ALLIANCE BEHAVIORAL HEALTH HOSPITAL A3.202/17/2017

EXTERIOR ELEVATIONS

SCALE 3/32" = 1'-0"1

SECTION LOOKING NORTH

SCALE 3/32" = 1'-0"2

SECTION LOOKING SOUTH

ALLIANCE BEHAVIORAL HEALTH HOSPITAL A3.302/17/2017

EXTERIOR PERSPECTIVES

IMAGE 1

IMAGE 2

IMAGE 4

IMAGE 3

IMAGE 5

IMAGE 6

IMAGE 7

PERSPECTIVE 1 - UNION STREET PERSPECTIVE 2 - UNION STREET

PERSPECTIVE 3 - UNION STREET VICINITY MAP

ALLIANCE BEHAVIORAL HEALTH HOSPITAL A3.402/17/2017

EXTERIOR PERSPECTIVES

PERSPECTIVE 4 - UNION STREET PERSPECTIVE 5 - UNION STREET

PERSPECTIVE 6 - S 19TH STREET PERSPECTIVE 7 - ALLENMORE DRIVEWAY

SYMBOL BOTANICAL NAME / COMMON NAME SIZE NOTESCOURTYARD PLANT SCHEDULE

HEUCHERA 'PEPPERMINT SPICE'/ CORAL BELLS FULL FOLIAGE, 12" O.C.2 GAL.HOSTA X TARDIANA 'HALCYON' / HALCYON PLANTAIN LILY FULL FOLIAGE, 24" O.C.2 GAL.LAVANDULA ANGUSTIFOLIA / ENGLISH LAVENDER FULL FOLIAGE, 24" O.C.2 GAL.LIRIOPE MUSCARI / LILYTURF FULL FOLIAGE, 18" O.C.2 GAL.NASSELLA TENUISSIMA / MEXICAN FEATHER GRASS FULL FOLIAGE, 24" O.C.2 GAL.PINUS MUGO VAR. PUMILIO / DWARF MUGO PINE FULL FOLIAGE, 48" O.C.18"-24" HT.

PACHYSANDRA TERMINALIS / JAPANESE SPURGE FULL FOLIAGE, 24" O.C.1 GAL.

GROUND COVER

SHRUBS

TREES

TO BE DETERMINED 3" CAL. B&B, STRONG CENTRAL LEADER,FULLY HEADED, SPECIMEN

ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK FULL FOLIAGE, 24" O.C.1 GAL.

SOD LAWN

SYMBOL BOTANICAL NAME / COMMON NAME SIZE NOTESMAIN ENTRY PLANT SCHEDULE

DRYOPTERIS ERYTHROSORA / AUTUMN FERN FULL FOLIAGE, 24" O.C.2 GAL.BLECHNUM SPICANT / DEER FERN FULL FOLIAGE, 24" O.C.2 GAL.

LIRIOPE MUSCARI / LILYTURF FULL FOLIAGE, 18" O.C.2 GAL.

ADIANTUM SP. / MAIDENHAIR FERN FULL FOLIAGE, 24" O.C.2 GAL.

ASARUM SP. / WILD GINGER FULL FOLIAGE, 24" O.C.1 GAL.GROUND COVER

SHRUBS

TREES

ACER CIRCINATUM / VINE MAPLE 10' HT. B&B, MULTI-STEM, NURSERY GROWN

LAMIUM SP. / LAMIUM FULL FOLIAGE, 24" O.C.1 GAL.

ROSMARINUS OFFICINALIS 'BLUE SPIRES' / BLUE SPIRES ROSEMARY FULL FOLIAGE, 24" O.C.18"-24" HT.

SYMBOL BOTANICAL NAME / COMMON NAME SIZE NOTESBUILDING FOUNDATION PLANT SCHEDULE

DESCHAMPSIA CESPITOSA / TUFTED HAIR GRASS FULL FOLIAGE, 24" O.C.2 GAL.

VIBURNUM DAVIDII / DAVID VIBURNUM FULL FOLIAGE, 36" O.C.21"-24" SPR.

JUNIPERUS SABINA 'ARCADIA' / ARCADIA JUNIPER FULL FOLIAGE, 36" O.C.18"-21" SPR.

JUNIPERUS SQUAMATA 'BLUE STAR' / BLUE STAR JUNIPER FULL FOLIAGE, 36" O.C.18"-21" HT.MISCANTHUS SINENSIS 'GRACILLIMUS' / MAIDEN GRASS FULL FOLIAGE, 36" O.C.2 GAL.

ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK FULL FOLIAGE, 24" O.C.1 GAL.GROUND COVER

SHRUBS

TREES

ACER × FREEMANII 'JEFFERSRED' / AUTUMN BLAZE MAPLE 2" CAL. B&B, STRONG CENTRAL LEADER,FULLY HEADED

JUNIPERUS HORIZONTALIS 'BLUE CHIP' / BLUE CHIP JUNIPER FULL FOLIAGE, 36" O.C.12"-18" SPR.

SOD LAWN

SYMBOL BOTANICAL NAME / COMMON NAME SIZE NOTESPERIMETER / PARKING LOT PLANT SCHEDULE

CISTUS X HYBRIDUS / WHITE ROCKROSE FULL FOLIAGE, 36" O.C.21"-24" HT.

PRUNUS LAUROCERASUS 'OTTO LUYKEN' / CHERRY LAUREL FULL FOLIAGE, 36" O.C.21"-24" SPR.

ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK FULL FOLIAGE, 24" O.C.1 GAL.GROUND COVER

SHRUBS

TREES

ACER RUBRUM 'FRANK JR. / REDPOINTE MAPLE 2" CAL. B&B, STRONG CENTRAL LEADER,FULLY HEADED

JUNIPERUS HORIZONTALIS 'BLUE CHIP' / BLUE CHIP JUNIPER FULL FOLIAGE, 36" O.C.1 GAL.

PINUS FLEXILIS 'VANDERWOLF'S PYRAMID' / VANDERWOLF'S PYRAMID PINE 6' HT. B&B, STRONG CENTRAL LEADER, FULL& BUSHY TO BASE

JUNIPERUS SCOPULORUM 'MONAM' / BLUE CREEPER JUNIPER FULL FOLIAGE, 36" O.C.12"-18" SPR.

EXISTING EVERGREEN TO REMAIN PRESERVE AND PROTECTEXISTING DECIDUOUS TO REMAIN PRESERVE AND PROTECT

PINUS CONTORTA VAR. CONTORTA / SHORE PINE 6' HT. B&B, STRONG CENTRAL LEADER, FULL& BUSHY TO BASE

CORNUS SERICEA 'KELSEY' / KELSEY DOGWOOD FULL FOLIAGE, 36" O.C.18"-21" SPR.

VIBURNUM DAVIDI / DAVID'S VIBURNUM FULL FOLIAGE, 36" O.C.18"-21" SPR. HT.VIBURNUM P.T. 'MARIESII' / DOUBLEFILE VIBURNUM FULL FOLIAGE, 48" O.C.21"-24" HT.

MAHONIA REPENS / CREEPING MAHONIA FULL FOLIAGE, 24" O.C.1 GAL.

LIRIODENDRON TULIPIFERA 'ARNOLD' / ARNOLD COLUMNAR TULIP TREE 2" CAL. B&B, STRONG CENTRAL LEADER,FULLY HEADED, MATCHED

SYMBOL DESCRIPTION NOTESMATERIALS LEGEND

SEAT WALL

BOLLARD STEEL WITH INGROUND LED LIGHT ATBASE OF UNIT, 6' O.C.

C.I.P. CONCRETE SEAT WALL WITHPRECAST CAP. WALL LENGTH ASSHOWN ON PLAN.

ADD ALTERNATE

CANOPY 10'X12' COVERED SHADE STRUCTURE.

COURTYARD SCREEN WALL 6' HT.COURTYARD EXIT GATE 6' HT.

LANDSCAPE LIMIT OF WORK LINE

UNIO

N AVEN

UE

SOUT

H UN

ION

AVE.

SOUTH 19TH STREET

360

365

358

359

361

362

363

364

366

367

38:1

20:1

11:1

11:1

13:1

8.55%

9.18%

6.45%

0.83%

367

367

368

369

PLANT MISCANTHUS ALONG WALLWITH LOW JUNIPERS IN FRONT

PLANT LARGE DRIFTS OF DESCHAMPSIA,JUNIPERS AND KINNIKINNICK ALONGSOUTH SIDE OF BUILDING

REPAIR AND REPLACE ALL LANDSCAPEAND IRRIGATION DAMAGED BYCONSTRUCTION. TYPICAL IN ALLAREAS WHERE NEW LANDSCAPE /CONSTRUCTION MEETS EXISTING

REPAIR ANDREPLACE

3:1 MAX MOUNDED LANDSCAPEWITH TREE UPLIGHTS

(2) BOLLARDS

(3) BOLLARDS

REPAIR AND REPLACE

2'-6" WIDE MULCH OR CRUSHED ROCKMAINTENANCE STRIPE BETWEENBUILDING AND PLANTING

SCREEN WALL CANOPY SEAT WALL

REPAIR AND REPLACE

EXISTING LANDSCAPE TO REMAINREPAIR AND REPLACE

REPAIR AND REPLACE

2

2

3 3 LANDSCAPE NOTES1. SCARIFY AND RIP COMPACTED SUBGRADES TO A DEPTH OF 12" PRIOR TO

TOPSOIL PLACEMENT. SUBGRADES SHALL BE FREE OF CONSTRUCTIONDEBRIS, FOREIGN MATERIAL, AND ROCKS OVER 2". ALL NEW LAWN AREASSHALL RECEIVE 4" DEPTH OF TOPSOIL. ALL NEW SHRUB BEDS SHALL RECEIVE 8" DEPTH OF TOPSOIL TOPPED WITH 2" DEPTH OF MULCH. TOPSOIL SHALL BE 3-WAY MIX BY CEDAR GROVE OR APPROVED EQUAL.MULCH SHALL BE LANDSCAPE MULCH BY CEDAR GROVE OR APPROVEDEQUAL. REPLENISH ANY EXISTING PLANTING AREAS DISTURBED BY CONSTRUCTION WITH NEW MULCH LAYER. PRUNE ANY BROKEN OR DAMAGED BRANCHES.

2. GROUND COVER SHALL EXTEND UNDER ALL PERENNIALS, ORNAMENTALGRASSES, SHRUBS, AND DECIDUOUS TREE CANOPIES AT THE SPECIFIEDSPACING TO PROVIDE COMPLETE COVERAGE IN ALL NEW PLANTING AREAS. PROVIDE 3' DIA. RING OF MULCH UNDER EVERGREEN TREES.

3. ALL TREES SHALL MAINTAIN A 5' CLEARANCE FROM UNDERGROUND UTILITIES AND A STRUCTURE, 10' FROM A LIGHT STANDARD, AND 2' FROMPAVEMENT.

4. ALL NEW LANDSCAPE AREAS SHALL RECEIVE A FULLY AUTOMATIC, UNDERGROUND, AUTOMATIC IRRIGATION SYSTEM ON A STAND-ALONESYSTEM SEPARATE FROM THE MAIN SYSTEM. REMOVE EXISTING IRRIGATION COMPONENTS IN PLANTING BEDS RECEIVING NEW IRRIGATION. CUT AND RE- ROUTE EXISTING LINES TO ENSURE EXISTINGSYSTEM REMAINS OPERABLE. ENSURE EXISTING SYSTEM PROVIDES ADEQUATE IRRIGATION COVERAGE ON REMAINING TREES AND SHRUBS DURING CONSTRUCTION. WATER BY OTHER MEANS OR MODIFYREMAINING IRRIGATION ZONES, AS NECESSARY,TO PROVIDE COVERAGE.PROVIDE NEW CONTROLLER, VALVES, 1-1/2" METER AND OTHER REQUIRED COMPONENTS TO INSTALL A CONVENTIONAL SYSTEM OUTSIDE OF NEW COURTYARD AND AT ALL LAWN AREAS, AND A DRIP SYSTEM IN SHRUB BEDS IN THE COURTYARD.

5. REFER TO CIVIL ENGINEERING DRAWINGS FOR GRADING AND DRAINAGEINFORMATION. IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT OF ANYADVERSE DRAINAGE CONDITIONS WHICH MAY AFFECT THE HEALTH OFPLANT MATERIAL.

SOUTH 19TH STREET

CURB

EXISTING PLANTERSTRIP TO REMAIN

SIDEWALK

EXISTING 5' HT BERM WITHEVERGREEN AND DECIDUOUSSHRUBS AND TREES TO REMAIN NEW CURB

NEW DRIVE ISLE

EXISTING FRONTAGE LANDSCAPE TO REMAIN

EXISTING CANOPY TREES TO REMAIN

SOUTH UNION AVENUE

CURB

SIDEWALK NEW CURBNEW DRIVE ISLE

PROPOSED BUFFER WITH NEW EVERGREENSHRUBS AND GROUND COVER AND DECIDUOUSACCENT PLANTINGS

CANOPY TREES

EVERGREEN TREES

W E

COPYRIGHT © 2016 BY KMD ARCHITECTS, INC. ALL RIGHTS RESERVED.

DRAWN BY

DATE

SCALE

TITLE

NUMBER

DR

AW

ING

CHKD.BY DATE

PROJECT NO.

PLOTTED:

VA

RIA

NC

E S

UB

MIT

TAL

- NO

T FO

R C

ON

STR

UC

TIO

N

KEY PLAN :

N

Facsimile 206 782 3675Telephone 206 782 3650

Seattle, WA 98103 - 3826600 North 85th Street, Suite 102

L a n d s c a p e A r c h i t e c t u r e

NO. DESCRIPTION DATE

DESIGN DEVELOPMENT SET 1.13.2017

2016-18ALL

1.13.2017

AS SHOWN

ALLIANCEBEHAVIORAL HEALTH

HOSPITAL

VARIANCE SUBMITTAL 2.21.2017

LANDSCAPE PLAN

L5.01

1 LANDSCAPE PLAN1"=20'-0"

0 20' 40'10'

3 PROPOSED LANDSCAPE BUFFER AT SOUTH UNION AVE1/4" = 1'-0"

2 EXISTING LANDSCAPE BUFFER AT SOUTH 19TH STREET1/4" = 1'-0"

Civil Engineers

Structural Engineers

Landscape Architects

Community Planners

Land Surveyors

Neighbors

T A C O M A

2215 North 30th Street

Suite 300

Tacoma, WA 98403-3350

253.383.2422 TEL

www.ahbl.com

February 23, 2017 Ms. Shirley Schultz City of Tacoma Development Services 747 Market Street Tacoma, WA 98402 Project: Alliance Behavioral Health Hospital, AHBL No. 2160387.30 Subject: Design Variance Application Dear Shirley:

The Alliance Behavioral Health Hospital (ABHH) is a proposed 120-bed, 66,830-square foot facility to be located adjacent to the existing Allenmore Hospital located at 1901 S. Union Avenue. The proposal by Alliance for South Sound Health (Alliance) is a joint venture between MultiCare Health System and CHI-Franciscan Health to own and operate a psychiatric hospital, for both voluntary and involuntary adult patients in the Pierce County planning area, to provide an often overlooked and underserved healthcare service. ABHH received a Certificate of Need approval from the Washington State Department of Health. The project completed SEPA environmental review when the City issued a DNS in February 2015.

The enclosed application is for a variance from three of the City’s design standards. Below is a complete project description, a description of the requested design variances, justification for their approval, and a response to the criteria for approval. Supplemental materials include the following:

Land Use Application Form

Site Plan

Landscape Plan

Floor Plan

Building Elevations

3-D Perspectives

Project Description

The proposal is to construct a 66,830-square foot behavioral health hospital on the northwest corner of the existing Allenmore Hospital Campus. The building design seeks to provide an innovative care environment that incorporates natural light, nature, view corridors, noise levels, privacy, outside areas and garden spaces, and spaces that are both calming and therapeutic. Staff and patient safety, and efficient workflows are reflected in the design. At this time, the area where the building will be located is a parking lot for the hospital.

Ms. Shirley Schultz February 23, 2017 2160387.30 Page 2 of 7

The ABHH building will be connected to Allenmore Hospital at the hospital’s northwest corner via a door and corridor, which will provide needed secure transport of patients between the two facilities. The main entry to ABHH is located at the east elevation and includes an emergency vehicle/drop-off area.

The main access to the ABHH site is at the existing Allenmore driveway on 19th Street. The drive aisle

circulates toward the main entry and splits to head westerly along the north side of the building and then south along the east side of the building, where it connects to the Allenmore Hospital drive aisle that exits to Union Avenue. Some parking is also located along the drive aisle. Total existing parking to be removed in the area of the building is 168 spaces, and total replaced parking is 65 spaces (49 on north aisle and 16 on west aisle). The enclosed site plan provides additional details on existing and proposed parking for the campus.

The ABHH building is a two-story structure with four wings on each floor. It features an outdoor courtyard area on the west side for patient use. A single loading dock is provided at the south end of the west elevation. The courtyard and loading dock are screened by a combination of a screen wall and landscaping. Expanded landscaping area is also proposed adjacent to Union Avenue to further screen the loading dock. The proposal seeks to soften the building’s visual presence from the street through additional landscape plantings that are provided adjacent to the building. Two pedestrian connections are provided from S. 19

th Street to the building, with direct connection to the bus stop/shelter.

Construction of the ABHH building requires demolition of the drive-thru pharmacy located at the northwest corner of Allenmore Hospital, and a vacant medical office building (Building A). Building A is located along the west side of the campus between the hospital and Union Avenue. In the near term, the footprint of Building A will be removed and the surface hydroseeded. Eventually, the area will be paved and striped for parking, which will be part of a different proposal and a separate permit application.

Requested Design Variances

According to the Tacoma Municipal Code (TMC), the HMX (Hospital Medical Mixed-Use District) is intended for limited areas that contain hospitals and/or similar large-scale medical facilities, along with a dense mix of related and supportive uses, such as outpatient medical offices, care facilities, counseling and support services, medical equipment and support facilities, food and lodging, etc. Walking and transit use is facilitated through designs that decrease walking distances and increase pedestrian safety. Hospitals are a permitted use in the HMX District.

Per TMC 13.06.300.C, Union Avenue S. is a “primary pedestrian street” and S. 19th Street is a “secondary

pedestrian street”; both are designated as “core pedestrian streets.” Because ABHH is part of a public facility on a site over 5 acres in size, the project is exempt from the maximum setback requirements of the HMX District (13.06.300.F), including how the maximum setbacks are applied on pedestrian streets and corner sites, and how the setback area shall be designed. ABHH is requesting variances from the following design standards described in Table 1, below.

Ms. Shirley Schultz February 23, 2017 2160387.30 Page 3 of 7

Table 1. Alliance Behavioral Health Hospital Requested Design Variances

Code Citation Design Standard Project Application

13.05.501.C.6 Windows and Openings: Façade Transparency and Solar Access

(1) (1) Façades facing a designated Core Pedestrian Street shall have transparent windows or openings for at least 60 percent of the ground level wall area.

(2) (2) Façades facing a designated Pedestrian Street shall have transparent windows or openings for at least 50 percent of the ground level wall area.

(3) (3) Façades facing a non-pedestrian street, internal courtyard, plaza or containing customer entrances and facing customer parking lots of 20 stalls or greater shall have transparent windows or openings for at least 40 percent of the ground level wall area. (4) Flexibility for sloping properties. The window and opening requirements shall be reduced to 30 percent of the ground level wall area for building elevations where the finished grade level adjacent to the building is four feet above or below the level of the sidewalk. The requirement shall be further reduced to 20 percent of the ground level wall area in instances where the application of this standard is not possible due to steep grades running parallel to the elevation and crossing the floor plates of the building. (7) Required view. Required windows or openings must provide either views into building work areas, sales areas or lobbies. Art or display windows may substitute for transparent elements for up to 25% of the requirement on façades facing designated Pedestrian Streets and up to 50% on all other applicable façades. Art and display windows shall be at least 2 feet deep, recessed and integrated into the façade of the building (tack on display cases do not qualify). (9) This standard shall apply on a maximum of 2 such building elevations, and shall apply in the order provided above. As an example, for a building that faces a Core Pedestrian Street, a non-pedestrian street, and a qualifying parking lot, the requirements would apply to the façade facing the Core Pedestrian and either the façade facing the non-designated street or the façade facing the parking lot.

All patient rooms will have opaque window openings. Windows oriented to the common areas will have transparent window openings. There are metal panels in lieu of window openings on the north and south elevations facing the central area. (1) and (2) The ground level façade facing Union Avenue has a transparent window/wall ratio of 0 percent. Façades facing S. 19

th Street have a ratio of

15 percent. (3) The façades facing the internal courtyard have 4.5 to 9 percent of the wall area as transparent window, depending on the façade. The east façade facing the parking lot has 24 percent of transparent windows. (4) The western elevation features a finished grade that is 4 feet above the level of the sidewalk, so the 30 percent window opening requirement applies to this elevation. The north elevation features the grade change on the westerly half of the building. (7) Views into patient rooms, work areas, nursing stations, etc., are not provided. (9) The standard applies to the north and west elevations, both of which face pedestrian streets.

Justification: The window transparency requirement is more applicable to a commercial, retail, or office type use and is not appropriate for a behavioral health hospital for both patient privacy and public safety. It is important to protect pedestrians and vehicles from interaction with or exposure to the patients and to protect patient privacy. The proposed design is equivalent or superior in that additional building modulation, material changes, and landscaping are provided. The windows may not be entirely transparent; however, the openings are provided.

Ms. Shirley Schultz February 23, 2017 2160387.30 Page 4 of 7

Code Citation Design Standard Project Application

13.06.501.C.7 Façade Surface Standards b. Building face orientation

(1) The building elevation(s) facing street public rights-of-way shall be a front, side, or corner side and shall not contain elements commonly associated with a rear elevation appearance, such as loading docks, utility meters, and/or dumpsters. (2) For buildings that have more than 2 qualifying elevations, this requirement shall only be applied to two of them.

A loading dock is provided on the west elevation facing Union Avenue.

Justification: The two sides of the building that are not located facing a public right-of-way are the east side, which is the main building entrance and ambulatory drop-off location, and the south side, which connects to the existing Allenmore Hospital Building. Loading docks in these areas are impractical and not possible due to existing site conditions and operational requirements. The loading dock is setback from Union Avenue a distance of 260 feet, and setback from the front of the western elevation 140 feet. It is screened by an adjacent screen wall and new evergreen landscaping to minimize views for those traveling north on Union Avenue. It is further screened from the street by a cluster of evergreen trees, which are placed in the landscape buffer between S. Union Avenue and the internal access drive. The landscape buffer at this location is approximately 30 feet wide, which provides ample space for screening landscape to mature. Landscaping in this area is proposed to be a combination of groundcover, shrubs, and trees.

Code Citation Design Standard Project Application

13.05.501.C.8 Pedestrian Standards a. Customer Entrances

(1) Additional entrances. An additional direct customer entrance(s) shall be provided to the same building elevation which contains the primary customer entrance so that customer entrances are no further than 250 feet apart when such elevations face the public street or customer parking lot. If a corner entrance is used, this requirement applies to only 1 elevation. (2) Designated streets. Non-residential or mixed-use buildings on designated pedestrian streets noted in Section 13.06.200.E or Section 13.06.300.C shall provide at least 1 direct customer entrance, which may be a corner entrance, within 20 feet, facing, and visible to the designated street. For such buildings over 30,000 square feet of floor area, the maximum distance is increased to 60 feet.

One entrance is proposed to be located on the east elevation, which is not toward a primary or secondary pedestrian street.

Justification: This requirement is more applicable to commercial, retail, and office type uses. Careful programming for receiving patients is provided either directly from Allenmore Hospital through a secure door and corridor or from the primary entrance, which also is the location for ambulatory drop-offs. This location is most suitable and appropriate to minimize patient interface with the public and to protect their privacy.

Design Variance Criteria for Approval

The following are the criteria for approval for design variances, as provided in TMC 13.06.645.B.4, and the applicant response.

1. Does the parcel have an unusual shape that was established prior to 2002 that creates practical difficulties in achieving compliance with the design standards? Describe in detail.

Response: The parcel shape is not necessarily unusual; however, the site has been the location of a developed hospital campus since 1966. The location of the existing hospital buildings, parking lot, and driveways creates a practical difficulty in co-locating the behavioral health facility. Operational needs further create a difficulty, such as the requirement that there be an enclosed

Ms. Shirley Schultz February 23, 2017 2160387.30 Page 5 of 7

corridor connecting the two functions to provide safe transfer of patients. Patient privacy protection during drop-off/pick-up requires the location of the main entry to be located toward the interior of the campus, rather than public pedestrian corridors.

2. Are you requesting the variance in order to preserve a critical area, unique natural feature, or historic building and/or feature? Describe in detail.

Response: No, there are no critical areas or unique natural features onsite, and the existing buildings are not historic structures.

3. Is the topography of the site widely varied, creating practical difficulties in achieving compliance with the standards?

Response: The topography creates some interesting design challenges along the western elevation; however, it is not the reason we are requesting a variance.

4. Is there a pending public action, such as a street widening, which creates practical difficulties in achieving compliance with the standards?

Response: No, there is no known pending public action.

5. Is your proposal an alternative design that departs from a requirement that can be demonstrated to provide equal or superior results to the requirement from which relief is sought in terms of quantity, quality, location, and function? Provide pictures, drawings, a narrative, etc. to help describe why the variation is equal or superior. The design standards are intended to implement the urban design goals of the Comprehensive Plan of the City of Tacoma.

Response: The proposal presents an alternative design that provides an equal or superior result and meets the intent of the urban design goals of the City’s Comprehensive Plan.

The Comprehensive Plan designation for the area is Crossroads Center and Allenmore Hospital Campus is part of the Tacoma Central Crossroads District. The Crossroads Center is described as an area with a concentration of commercial and/or institutional development that serves many nearby neighborhoods and generally includes a unique attraction that draws people from throughout the city. It is directly accessible by arterials and local transit. Pedestrian accessibility is important within the center, but because of its focus on larger scale commercial development, the Crossroads Center continues to provide for automobile parking. Goal UF-8 seeks to ensure the continued growth and vitality of Tacoma’s employment centers.

Union Street and 19th

Street are designated as “Avenues” in the Comprehensive Plan. Avenues are the city’s busiest, widest, and most prominent streets and provide major connections among centers, the rest of the City, and the region. They support the movement of people and goods across the city, with high levels of traffic and, in some cases, pedestrian activity. Avenues provide opportunities for growth and transit-supportive densities of housing, commerce, and employment. Abundant trees and high-quality landscaping are intended to beautify Avenues and offset the impacts of their large paved areas. These corridors exemplify the benefits of green infrastructure by cleaning and soaking up stormwater runoff and minimizing urban heat island effects, while also being enjoyable places to live, work, and gather. Avenues are safe for all types of transportation. Avenue policies apply to the roadway, the public realm of the street, and the buildings that line the Avenue. Policy UF 10.7 seeks to improve Avenues as key mobility corridors of citywide importance that accommodate all modes of transportation within their right-of-way or on nearby parallel routes.

Ms. Shirley Schultz February 23, 2017 2160387.30 Page 6 of 7

The Design and Development Chapter and the Facilities and Services Chapter of the Comprehensive Plan include the following relevant goals and policies:

Table 2. Design and Development Chapter

Goal or Policy

Description Response

GOAL DD–2

Ensure that parking area design and management balance the needs of all users, supports modal priorities, and is responsive to site context.

Vehicular parking has been reduced onsite and minimized in the area of the new ABHH building. Pedestrian pathways are accommodated between the building and the street.

Policy DD–1.8

Enhance the pedestrian experience throughout Tacoma, through public and private development that creates accessible and attractive places for all those who walk and/or use wheelchairs or other mobility devices.

Hospital needs serve those who are disabled. Expanded landscape buffer enhances the pedestrian experience for all users. The pedestrian connection to the transit shelter on S. 19

th Street further enhances the pedestrian

experience.

Policy DD–2.1

c. Incorporate design treatments that break up large parking lots into smaller components.

Parking is broken up into smaller parking strips located along the drive aisle, which are not representative of a “lot” (such as the current condition).

d. Parking, loading, storage, and utility service areas should be screened from view and landscaped.

Landscape and wall screening is provided for loading docks. Expansion of the landscape buffer along Union Avenue will also provide screening of parking and access.

Policy DD–2.2

Design commercial areas with an internal pedestrian circulation system that provides attractive connections between buildings, through large parking areas, connections to the street, and linkages to surrounding properties and neighborhoods.

The site plan includes attractive and functional linkages between the street, circulation areas, parking areas, and buildings.

Policy DD–5.6

Site and design new developments with safe, convenient, connected, and attractive pedestrian access. Specifically: a. Locate and orient buildings toward the street for pedestrian convenience and enhance the spatial definition of the street

Two pedestrian connections are provided from S. 19

th Street; one is directly connected to the

transit shelter. As a public facility, the ABHH is exempt from locating toward the street.

b. Provide safe walkways and pedestrian areas that are visible, well lit, accessible, conveniently located, and buffered from vehicular traffic.

Safe pedestrian areas are provided between the street, parking areas, and buildings. Pedestrian level and parking lot lighting will be provided with the project.

c. Provide attractive and well maintained landscaping with amenities, including street furniture and public art, along pedestrian routes.

Attractive landscaping is provided and will be maintained by the owner. Additional street furniture and public art are not proposed at this location; however, there is a bench provided at the transit stop on S. 19

th Street.

GOAL DD–2

Ensure that parking area design and management balance the needs of all users, supports modal priorities, and is responsive to site context.

The parking area along the drive aisle provides accessible stalls and connects to pedestrian pathways.

Ms. Shirley Schultz February 23, 2017 2160387.30 Page 7 of 7

Facilities and Services Chapter

Goal or Policy

Description Response

GOAL PFS–4

Provide public facilities that address past deficiencies, particularly those in underserved areas, meet the needs of growth, and enhance the quality of life through acceptable levels of service and priorities.

The Washington State Department of Health has determined that there is an existing shortage of psychiatric hospital beds. The ABHH proposal seeks to address this public need for the Tacoma/Pierce County area, which will serve to enhance the quality of life for its patients.

Thank you for your assistance as we have worked through the design details. We look forward to responding to any questions you have or requests for additional detail throughout the review and approval process. Feel free to contact me at (253) 383-2422.

Sincerely, Lisa Klein, AICP Associate Principal LK/lsk Enclosures c: Todd Spencer David Nason, AHBL Q:\2016\2160387\WORDPROC\Letters\20170223 Ltr (Variance) 2160387.30.docx