design commission special meeting agenda · absent. staff present: george steirer, ... submitted at...

Wednesday, September 4, 2013 Mercer Island City Hall

DESIGN COMMISSION SPECIAL MEETING AGENDA

DESIGN COMMISSIONERS

Colin Brandt, Vice Chair

Richard Erwin, Chair

Susanne Foster

Nadine Laszlo

Lara Sanderson

Tami Szerlip

Hui Tian

COUNCIL LIAISON

Mike Cero

CALL TO ORDER & ROLL CALL 7:00 PM APPROVAL OF MINUTES Minutes from June 26, 2013 REGULAR BUSINESS 7:05 PM

Agenda Item #1: FINAL DISCUSSIONS Fire Station 92 Major New Construction at 8473 SE 68th Street Final discussions regarding construction of an approximately 8,000 square foot fire station. The Design Commission will be acting in an advisory capacity in the design review of the new fire station per MICC 19.15.040(D)(4).

Staff Contact: Shana Crick

OTHER BUSINESS Council Liaison Report Staff Comments Planned Absences for Future Meetings Announcements & Communications Next Regular Meeting: September 11, 2013

ADJOURN

PHONE: 206-275-7605 WEB: www.mercergov.org

AGENDA TIMES ARE APPROXIMATE

CITY COUNCIL CHAMBERS - MERCER ISLAND CITY HALL 9611 SE 36TH STREET; MERCER ISLAND, WA 98040

June 26, 2013 Design Commission Meeting Minutes Page 1 of 3

DESIGN COMMISSION REGULAR MEETING MINUTES JUNE 26, 2013

CALL TO ORDER: Chair Richard Erwin called the meeting to order at 7:03 PM in the Council Chambers, 9611 SE 36th Street, Mercer Island, Washington. ROLL CALL: Chair Richard Erwin, Vice-Chair Colin Brandt and Commissioners Susanne Foster, Lara Sanderson, and Tami Szerlip were present. Commissioners Hui Tian and Nadine Laszlo were absent. STAFF PRESENT: George Steirer, Principal Planner; Travis Saunders, Planner; and Shana Crick, Planner, were present. MEETING MINUTES APPROVAL: The Design Commission reviewed the minutes from the June 12, 2013 meeting. The minutes were approved unanimously as written. REGULAR BUSINESS: AGENDA ITEM #1 Public Meeting and Open Record Hearing for Island Park Elementary Portable Classrooms located at 5437 Island Crest Way Travis Saunders provided the staff presentation and responded to questions from the Design Commission Liz Leroy of Allied Construction Management (4160 86th Avenue SE) represented the Mercer Island School District and responded to questions from the Design Commission. Chair Erwin opened the open record hearing at 7:27 PM. Public comments were provided by:

Kathy Erickson of 8731 SE 52nd Place, Mercer Island, WA 98040 Bob Erickson of 8731 SE 52nd Place, Mercer Island, WA 98040

The public hearing was closed by Chair Erwin at 7:35 PM. The Commissioners asked additional questions of Mr. Saunders and Ms. Erickson. Commissioner Brandt motioned to grant the Mercer Island School District preliminary and final design approval for two - 1,792 square feet portable classrooms to be located at 5437 Island Crest Way, as demonstrated in Exhibits 1, 2, 5, 6, 7, and 8 and as conditioned by the June 26, 2013 staff report to the Design Commission and by the Design Commission during the June 26, 2013 meeting, as follows:

1. Pursuant to 19.15.040(F)(1)(d)(iii), if the applicant has not submitted a complete application for a building permit within two years from the date of the notice of the final design review decision, or within two years from the decision on appeal from the final design review decision, design review approval shall expire. The code official may grant an extension for no longer than 12 months, for good cause shown, if a written request is submitted at least 30 days prior to the expiration date. The applicant is responsible for knowledge of the expiration date.


2. Within sixty days of the Certificate of Occupancy, the applicant shall provide 50 percent coverage of the north faade through the use of the proposed plants and/or berms.

The motion was seconded by Commissioner Szerlip. The motion passed unanimously with five yeas and no nays. AGENDA ITEM #2 Public Meeting and Open Record Hearing for Mercer Island High School Concession Stand and Athletic Conferencing Building located at 9100 SE 42nd Street Shana Crick provided the staff report for this item and summarized the comments from the Design Commission, which includes the following:

1. Provide school colors (maroon and white) as accents on the proposed structure; 2. Incorporate garbage and recycling areas into the design; 3. Additional landscaping is not required for the proposal; and 4. Horizontal siding is preferred, with no pressed texture.

The Design Commission did not have any comments for staff. The applicants representative, Liz Leroy of Allied Construction Management (4160 86th Avenue SE), responded to questions from the Design Commission. Commissioner Brandt motioned to grant the Mercer Island School District preliminary and final design approval for a 1,460 square foot concession stand and athletic conferencing building to be located at 9100 SE 42nd Street, as demonstrated in Exhibits 1 and 2, and subject to the following conditions of approval:

1. If the applicant has not submitted a complete application for a building permit within two years from the date of the notice of the final design review decision, or within two years from the decision on appeal from the final design review decision, design review approval shall expire. The design commission or code official may grant an extension for no longer than 12 months, for good cause shown, if a written request is submitted at least 30 days prior to the expiration date. The applicant is responsible for knowledge of the expiration date.

2. Any signage proposed subsequent to completion of design review of file number DSR13-008 will be subject to additional design review by the Code Official as required by MICC 19.15.010.

The motion was seconded by Commissioner Szerlip. The motion passed unanimously with five yeas and no nays. AGENDA ITEM #3 Study Session for the Beckes-Conner Eighteen Unit Multifamily Condominium Development located at 2960 and 2970 76th Avenue SE The staff report was presented by George Steirer. Mr. Steirer responded to questions from the Design Commission. Alan Boeker of Conner Homes introduced the development team and discussed the project with the Design Commission. Steve Calhoon, of Pace Engineers, discussed the project with the Design Commission Rick Tolleshaug, of Millbrandt Architects, discussed the architectural design elements of the project with the Design Commission The Design Commission asked questions of the development team.


The Design Commission had the following comments:

1. Encouraged the use of green building techniques; 2. Provide more information on views and relative heights of surrounding buildings so the

Commission and public can understand the impacts; 3. Emphasize the pedestrian entrance; 4. Look at ways to encourage interaction with neighbors; 5. Show separation of materials for the driveway and walkway; 6. Show what the concrete retaining walls and foundations will look like (ensure architectural

treatment and landscape treatment); and 7. Look at LID and stormwater treatment.

OTHER BUSINESS: A Council Liaison report was not given. Staff had no additional comments. The next regularly scheduled meetings are July 10, 2013 and July 24, 2013. However, no items are anticipated for July 10, 2013. Commissioner Brandt is out on July 24th. Commissioner Foster may also be out July 24th. ADJOURNMENT: Chair Erwin adjourned the meeting at 9:35 PM. Respectfully submitted, Shana Crick, Planner

Design Commission Meeting Agenda Item No. 1 Page 1 of 20, August 14, 2013 S:\DSG\Planning\Planning Permits\Design Review\2013\DSR13-006 Fire Station 92\Final design review - 8-14-13\DSR13-006-FS92-FinalStaffReport-8-14-2013.doc

CITY OF MERCER ISLAND

DESIGN COMMISSION STAFF REPORT

Agenda Item: 1

August 14, 2013

Project Nos.: DSR13-006 and SEP13-020 Description:

Final design review discussions of a major capital improvement consisting of a new 7,987 square foot fire station and associated appurtenances.

Applicant: Amy Dedominicis of Tacoma Design Collaborative Owner: City of Mercer Island Site Address: 8473 SE 68th Street, Mercer Island WA 98040;

Identified by King County Assessor tax parcel number 302405-9111

Zoning District: Public Institution (P) Exhibits: 1. Design Commission review packet prepared by The Miller Hull Partnership

and received by the City of Mercer Island Development Services Group on July 31, 2013, which includes the following: A. Site Survey prepared by M.W. Marshall, P.L.S. on March 2, 2012 B. Sheet L-101, Landscape Plan C. Sheet L-102, Planting Schedule D. Sheet, L-100, Planting Palette E. Sheet G-005, Architectural Site Plan F. Sheet A-101, Level 1 Floor Plan G. Sheet A-102, Level 2 Floor Plan/Roof Plan H. Sheet A-200, Building Elevations I. Sheet, E-101, Site Plan Electrical

2. Proposed lighting fixture specifications for fixtures GL-1, P, and P2 3. Preliminary public art renderings prepared by Urban Hands Studio and

received by the City of Mercer Island Development Services Group on July 31, 2013

4. Trash enclosure elevations and sections prepared by The Miller Hull Partnership and received by the City of Mercer Island Development Services Group on July 29, 2013

5. Staff report from the May 29, 2013 Design Commission public meeting

I. SUMMARY The City of Mercer Island is proposing to construct a new 7,987 square foot fire station upon demolition of the existing fire station located at 8473 SE 68th Street. Development of property owned by the City is not considered a regulated improvement pursuant to MICC 19.16.010(R), and therefore is not subject to formal design review. However, MICC 19.15.040(D)(4) stipulates that the Design Commission hold preliminary discussions on the proposed project and shall review major capital improvements at the completion of the design development phase. Per MICC 19.05.010(C), major new construction in the P Zone is required to comply with the applicable sections of Chapter 19.11 MICC, Town Center Development and Design Standards. On May 29, 2013, the Design Commission held preliminary discussions on the project, and the applicant was granted a parking variance pursuant to MICC 19.05.020(B)(9). The variance allowed for a reduction in the number of required parking spaces from forty


to seven and eliminated the requirement for an onsite loading area. The parking variance was reviewed and approved by the Design Commission, City Engineer, and Code Official.

The subject property is bordered to the north by the SE 68th Street right-of-way, on the west by an access driveway to an adjacent shopping center, on the south by a rental storage facility, and to the east by a Puget Sound Energy utility property. Access to the site is provided by the adjacent shopping center access driveway in addition to SE 68th Street.

Public Notice of the Application, Public Meeting, and SEPA Determination of Nonsignificance (DNS) Likely was published in the Citys Weekly Permit Bulletin, mailed to parties within 300 feet of the subject site, and posted on the subject property on May 13, 2013. A 15-day public comment period that extended from May 13, 2013 through May 28, 2013 was provided with the Notice of Application. No letters of comment were received by the City.

A State Environmental Policy Act (SEPA) Threshold Determination of Non-Significance (DNS) was issued by the City of Mercer Island on June 3, 2013 for file number SEP13-020. As stated above, preliminary discussions on the project were held by the Design Commission on May 29, 2013 during a special meeting. II. CRITERIA FOR REVIEW AND STAFF ANALYSIS Pursuant to MICC 19.05.010(C), development within the Public Institution zone is subject to review under the applicable sections of MICC 19.11. MICC 19.15.040(D)(4) requires that the Design Commission advise the City regarding aesthetic, environmental, and design principles and objectives for major capital improvement projects. The sections below in italics are applicable regulatory standards and design criteria followed by staff findings in bold.

MICC 19.05.010. Public institution P. C. Design Requirements. Any development within the public institution zone shall comply with the applicable sections of Chapter 19.11 MICC, Town Center Development and Design Standards.

Staff Findings: The proposal will comply with all applicable standards within MICC 19.11. An analysis of the projects compliance is included within this staff report. D. Parking Requirements. All uses permitted in this zone shall comply with the parking requirements set out in MICC 19.05.020. Staff Findings: On May 29, 2013, the applicant was granted parking variance under MICC 19.05.020(B)(9) to reduce the number of required parking stalls from 40 to seven and to eliminate the requirement in MICC 19.05.020(B)(8) for a loading space. E. Structures, excluding stacks, shall not exceed 36 feet or three stories in height, whichever is less; provided, the height of buildings located on sites exceeding five acres may be increased by 12 feet or one story, whichever is less, for each additional two and one-half acres of area when specifically approved by the city council upon recommendation of the design commission in accordance with the following conditions: 1. Approval by the Civil Aeronautical Administration. 2. Adequate provision for ultimate off-street parking needs.


Staff Findings: As shown in Exhibit 1-H, the proposed fire station will have a maximum height of 24 feet and be two stories. This does not exceed the maximum height of 36 feet or three stories. 19.05.020(B). General requirements. 1. Surfacing and Grading. All off-street parking areas shall be graded and surfaced to a standard comparable to the street which serves the parking area. The parking area shall be developed and completed to the required standards before an occupancy permit for the building to be served is issued.

Staff Findings: The off-street parking area will be graded and surfaced to a standard comparable to adjacent streets serving the parking area. This shall be reviewed at the time of building permit submittal. 2. Traffic Control Devices. All traffic control devices such as parking strips designating car stalls, directional arrows or signs, bull rails, curbs and other structures shall be installed and completed as shown on the approved plans. Hard surfaced parking areas shall use paint or similar devices to delineate parking stalls and directional arrows.

Staff Findings: Proposed curbs and parking lot paint are shown in Exhibit 1-E. 3. Design. Parking lot design should conform to the diagrams set out in Appendix A of this development code, unless alternative design standards are approved by the design commission and city engineer. Staff Findings: The parking will conform to the requirements of Appendix A. 4. Location. Off-street parking shall be located on the same lot or on an adjoining lot or lots to the building to be served; except, that off-street parking may be located in an area beginning within 500 feet of the front entrance of the building to be served; provided, that there are no intersecting streets between the parking area and building to be served. This requirement does not apply to transit facilities. Staff Findings: Off-street parking will be provided within a surface lot adjacent to the building to be served. 5. Ingress and Egress. The city engineer shall have the authority to fix the location and width of vehicular ingress or egress to and from property, and to alter existing ingress and egress as may be required to control street traffic in the interest of public safety and general welfare. Staff Findings: The City Engineer has reviewed the proposed ingress and egress and is satisfied with the configuration. If needed, the City Engineer shall exercise this authority detailed above. 6. Handicapped Standards. Off-street parking shall meet the relevant state design standards for the physically disabled. Staff Findings: The applicant is proposing one ADA van accessible parking stall. Building and planning staff shall review the project to insure that the parking complies with relevant local design standards and ADA requirements. 7. Compact Vehicles. Up to 50 percent of the required off-street parking spaces may be designed for accommodating compact vehicles. Such parking spaces must be clearly designated as compact stalls. The design commission may increase the percentage of compact stalls permitted if the applicant can demonstrate that no adverse impacts will occur.


Staff Findings: Exhibit 1-E indicates that the applicant is proposing that six parking stalls meet standard dimensional requirements and one parking stall will be van accessible. The applicant may provide three of the seven parking stalls as compact, if desired. 8. Loading Space. An off-street loading space, having access to a public street, shall be required adjacent to each building hereafter erected or enlarged. Such loading space shall be of adequate size to accommodate the maximum number and size of vehicles simultaneously loaded or unloaded, in connection with the business or businesses conducted in such building. No part of the truck or van using the loading space may project into the public right-of-way.

Staff Findings: The applicant was granted a variance from this requirement at the May 29, 2013 Design Commission meeting. Most deliveries are received at Fire Station 91 at the north end of the Island, and there is adequate space on the subject properties to receive deliveries when necessary. 9. Variances. Notwithstanding any of the minimum parking requirements set out in subsection C of this section, the code official may grant variances from the minimum parking requirements with the approval of the design commission and the city engineer for projects reviewable by the design commission.

Staff Findings: As described above, the applicant has been granted a parking variance to reduce the number of required spaces from forty, per MICC 19.05.020(C)(1), to seven and to eliminate the requirement in MICC 19.05.020(B)(8) for loading space. 19.05.020(C). Minimum Parking Requirements for Specific Uses. 1. Government buildings shall provide one parking space per 200 square feet of gross floor area. Staff Findings: The proposed fire station will have a gross floor area of 7,987 square feet. This would require a total of forty parking stalls. However, as described previously, the applicant has been granted a parking variance from the City pursuant to MICC 19.05.020(B)(9) to reduce the number of required spaces to seven. The proposed stalls handle the six staff members on site and also provides for an additional ADA stall.

19.05.020(D). Mixed Use Parking. In the case of mixed uses, the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use, except as hereinafter specified for cooperative use.

Staff Findings: The development is not mixed-use. This provision does not apply. 19.05.020(E). Cooperative Parking. Cooperative parking between two or more adjoining property owners is allowed; provided, the code official, with approval from the design commission and city engineer, may reduce the total required spaces by 25 percent of the total combined required spaces when the applicant has demonstrated that no adverse impact will occur due to the reduced number of stalls.

Staff Findings: Cooperative parking is not proposed. This does not apply.


19.05.020(F). Parking Lot Dimension. All parking areas shall conform to the design standards set out in Appendix A of this development code unless alternative design standards are approved by the design commission and city engineer.

Staff Findings: Exhibit 1-E indicates that the parking will conform to the requirements of Appendix A. MICC 19.11.010(B). General. 2. Scale. The design of all structures shall consider how the structure and site development will be viewed from the street and adjacent properties. Scale is not simply the size of the buildings, it is the proportion of buildings in relationship to each other, to the street and to the pedestrian environment.

Staff Findings: The proposed structure will be in proportion with nearby buildings, particularly those within the shopping center development immediately to the west. The proposed fire station is of a proportional height and bulk as viewed from the street and adjacent properties. 3. Form. Building forms shall not present visual mass or bulk impacts that are out of proportion to the adjoining structures, or that appear from the street or sidewalk as having unmodulated visual mass or bulk. Building additions should complement the original structure in design.

Staff Findings: The proposed building will not present visual mass or bulk impacts that are out of proportion to structures on adjoining properties because of similar height and mass. Furthermore, the proposed building will not appear from the street or sidewalk as having unmodulated visual mass or bulk due to faade modulation and extensive fenestration. 4. Style. The objectives and standards do not set a particular style of architecture or design theme. The style and site design shall be pedestrian in scale and address design features such as sloped roof lines; view protection; distinctive building shapes; integration of art; textures; patterns; treatment of pedestrian and public spaces; interface with the public right-of-way; landscaping; signage and facade treatments.

Staff Findings: The proposed development is a public facility with a distinctive building shape and modern design. The building interfaces with the public right-of-way with a 14 foot wide pedestrian walkway comprised of decorative paving (Exhibit 3). MICC 19.11.020(D) Accessory Uses. 3. Transit Facilities. Bus parking/loading space, and shelters and facilities for transit users should be integrated in the design of major new construction. Plans should be coordinated with transit providers to maximize the interface with community-wide and regional transit systems. Staff Findings: There is an existing transit stop immediately adjacent to the west of the subject property (Exhibit 1-E). 4. Bicycle Facilities. Parking and facilities that support bicycle use, including racks, covered and secured bike-storage areas, and in the case of office buildings, lockers and showers, should be included in the design of major new construction. Staff Findings: Bicycle racks are required for the project and will be required onsite. 5. Utility and Equipment Cabinets. Existing or proposed utility and equipment cabinets or boxes, including wireless communication facilities, shall be placed inside a building or placed underground if


physically feasible. In the event the city determines such location is not physically feasible, the utility and equipment cabinets must be screened by fencing, landscaping and/or stealth screening technologies so they are not visible.

Staff Findings: As shown in Exhibits 1-H and 4, all proposed mechanical equipment will be located above ground due to existing wireless communications facility equipment located underground on site. The emergency power generator will be placed within the garbage/recycling enclosure, and will, therefore, be screened from public view. Additional mechanical equipment will be located behind the proposed fire station and generally will not be visible to the public. A gas meter and electrical cabinet on the east side of the building will be screened from public view by proposed landscaping. MICC 19.11.040(B) Building Height. 4. Rooftop Appurtenances. Rooftop appurtenances are discouraged. If necessary, rooftop appurtenances may extend up to 10 feet above the maximum building height allowed, if there is a functional need for the appurtenance and that functional need cannot be met with an appurtenance of a lesser height. This provision shall not be construed to allow building height in excess of the maximum limit. Rooftop appurtenances should be located at least 10 feet from the exterior edge of any building, and together with the screening provided for below, shall not cover more than 20 percent of the rooftop area. Staff Findings: The rooftop appurtenances shown in Exhibits 1-G and 1-H appear to meet the requirements of MICC 19.11.040(B)(4). Even with the appurtenances, the proposed building will not exceed the maximum allowed height of 36 feet from the average building elevation (Exhibit 1-H). If additional rooftop appurtenances are proposed, the applicant shall meet the above requirements for those appurtenances as well.

a. Screening of Rooftop Appurtenances. Appurtenances shall not be located on the roof of a structure unless they are hidden or camouflaged by building elements that were designed for that purpose as an integral part of the building design. All appurtenances located on the roof should be grouped together and incorporated into the roof design and thoroughly screened. The screening should be sight-obscuring, located at least 10 feet from the exterior edge of any building; and effective in obscuring the view of the appurtenances from public streets or sidewalks or residential areas located on the hillside surrounding the Town Center.

Staff Findings: The proposed rooftop appurtenances will be screened as described above and as demonstrated by Exhibit 1-H. MICC 19.11.060(B) Development and Design Standards. 1. Minor Site Features. All major new construction regardless of its height shall have at least three minor site features, subject to design commission determination that such choices contribute to a well-balanced mix of features in that focus area. All major new construction should have canopies or all-weather features described in subsection (B)(1)(b) of this section along 80 percent of all Type 1 streets. Minor site features may include the following:

a. Decorative Landmarks. Imaginative features that complement the building design and create visual focal points that give identity to an area, such as decorative clocks, special paving in pedestrian areas, art features, water features, drinking fountains, or creative designs for necessary building features or functions. Art should be integrated with the public street improvements. Examples include sculpture, murals, inlays, mosaics, friezes or bas-reliefs. The location of art shall provide for public view but not hinder pedestrian traffic.


Staff Findings: The applicant is proposing a special paving in a pedestrian area with a public art installation as a decorative landmark. Please see Exhibit 3 for an illustration.

b. Canopies or All-Weather Features. Specially designed all-weather features that integrate weather

protection systems at the sidewalk level of buildings to mitigate the effects of rain, wind, glare, shadow, reflection and sunlight on the pedestrian environment to make spending time outdoors feasible in all seasons, such as awnings, canopies, trellises, pergolas, or covered arcades. i. Any canopy or awning over a public sidewalk should be a permanent architectural element. ii. Any canopy or awning over a public sidewalk should project out from the building facade a

minimum horizontal width of six feet and be between eight to 12 feet above grade. iii. Architectural details should not be concealed by awnings or canopies. iv. Awning shapes should relate to the shape of the facades architectural elements. The use of

traditionally shaped awnings is encouraged. v. Vinyl or plastic awnings or canopies are not allowed. vi. All awnings or canopies must function to protect pedestrians from rain and other weather

conditions.

Staff Findings: The applicant is proposing a permanent metal canopy over the entrance to the fire station. The canopy will not extend over the public sidewalk, as the sidewalk is approximately 40 feet from the building (Exhibit 1-H). The canopy is integrated into the faade and will not conceal any architectural details.

c. Kiosks. Community-oriented kiosks, which may include bulletin boards and newsstands or racks,

creatively designed and consolidated and placed in areas where large numbers of people gather which complements the site design and streetscape and reduces visual clutter.

Staff Findings: The applicant does not appear to be proposing a kiosk. This site feature is appropriate for properties within the Town Center, but may be less functional on the subject property.

d. Courtyards. An outdoor covered or uncovered area easily accessible to the public at the same level as the public sidewalk or pedestrian connections which should:

i. Be at least 10 feet in width, with a building facade on at least one side; ii. Be covered with trees, groundcover, or other landscaping over at least 50 percent of its area;

and iii. Include seating, special paving material, pedestrian-scale lighting and other pedestrian

furnishings; iv. Runoff from courtyard pavement may be managed with low impact development techniques

when allowed by the code official; v. The courtyard may not be covered by a roof, story or skybridge; provided portions of the

courtyard may be covered for weather protection, but not enclosed.

Staff Findings: Exhibit 1-E shows a proposed uncovered outdoor area at the northwest corner of the property, which meets the above requirements. This specific area includes a walkway between the public sidewalk and main entrance, and associated landscaping. Pedestrian scale lighting is provided throughout. This pedestrian area is approximately 40 feet long by 36 feet wide with landscaping covering approximately 62 percent.

e. Additional Sidewalk Setback. At least five feet of sidewalk width, in addition to the minimum

sidewalk setback provided for in MICC 19.11.110(B)(4), may be provided along 78th Avenue SE,


along the entire street frontage of the development site. Such additional sidewalk should be designed to provide additional pedestrian access where parking pockets narrow the sidewalk, to accommodate street trees and benches, or to create spaces for more pedestrian-oriented activities such as outdoor dining or seating.

Staff Findings: The proposed development is not located on 78th Avenue SE. This does not apply. 2. Major Site Features. Any major new construction which exceeds the two-story base height shall include at least one of the following major site features, subject to design commission determination that such choices contribute to a well-balanced mix of features in that focus area; provided, that a development providing a significant public amenity pursuant to MICC 19.11.050 is exempt from this major site feature requirement. Staff Findings: The project will not exceed the two-story base height. Consequently, a major site feature is not required. MICC 19.11.065(B) Development and Design Standards. 1. Street-Facing Facade Elements. All major new construction shall include at least seven of the following elements on the street facing facades, at least four of which shall be located on the ground floor level:

a. Window and door treatments which embellish the facade. b. Decorative light fixtures. c. Unique facade treatment, such as decorative materials and design elements. d. Decorative paving. e. Trellises, railings, gates, grill work, or unique landscaping. f. Flower baskets supported by ornamental brackets. g. Recessed entrances. h. Balconies. i. Medallions. j. Belt courses. k. Decorative tilework. l. Unique, handcrafted pedestrian-scaled designs. m. Planter boxes with seasonal color. n. Projecting metal and glass canopy. o. Clerestories over storefront windows. p. Other elements as approved by the design commission.

Staff Findings: Based on the information provided, and as shown in Exhibits 1 and 3, the development appears to meet the above requirement by incorporating a recessed entrance, decorative paving, unique landscaping, a projecting metal canopy over the entrance, clerestories over the front windows, grill work in the form of a perforated metal screen and wooden rain screens, and window and door treatments which embellish the faade. A recessed entrance, decorative paving, unique landscaping, and the grill work are located at the ground floor level of the building. 2. Walls. Blank walls without visual or architectural interest shall not be designed. Buildings shall provide massing breaks along wall expanses and walls shall include visual or architectural treatments. Walls facing the sidewalk or other pedestrian-accessible space should be architecturally treated with recesses, trellises with climbing vines or landscaping, artwork, windows, seating, recessed secondary entrances, balconies, belt courses, cornices, plinths and other means of breaking up the blank wall surface. Buildings without pedestrian-oriented uses on the ground-floor facade may substitute artwork, fountains, garden type landscape areas and/or display windows.


Staff Findings: The applicant is not proposing blank walls. Windows line the wall facing the public right-of-way. A recessed entrance also provides a massing break. 3. Ground Floor Windows and Doors. Major new construction along 78th Avenue SE and SE 27th Street, within the gateway, mixed use, and mid-rise office focus areas, should have at least 75 percent of the length of the ground-floor facade between the height of two feet and seven feet devoted to windows and doors affording views into retail, office, or lobby space.

Staff Findings: This provision does not apply, as the project is not situated within one of the specified areas. 4. Upper Story Facades. Upper stories of buildings above two stories should maintain an expression line along the facade such as a setback, change of material, or a projection to reduce the perceived building mass. Upper floor windows should be divided into individual units and not consist of a ribbon of glass. Upper-story features should improve the relationship between the upper story and the street. Such features include, but are not limited to, balconies, roof decks, bay windows or upper-story commercial activities.

Staff Findings: The proposed building does not exceed two stories. This requirement does not apply. 5. Transparent Facades. Articulated, transparent facades should be created along pedestrian rights-of-way. Highly tinted or mirrored glass windows, shades, blinds or screens that prevent pedestrian view into buildings should not be allowed.

Staff Findings: Exhibit 1-H illustrates that nearly the entire length of the faade adjacent the pedestrian right-of-way along SE 68th Street will be comprised of windows. They are not be highly tinted nor do they have mirrored glass. 6. Long Buildings. Long buildings (more than 50 feet) shall provide relief to perceived building mass through such features as varied setbacks or heights; or projecting windows, entrances or walls. Long linear walls should be staggered horizontally and vertically to provide interest.

Staff Findings: The proposed building will have walls that are 50 feet or longer. The faade adjacent to SE 68th Street has a recessed entrance with a perforated metal screen panel and roof. The walls will be staggered horizontally (Exhibit 1-H). 7. Contiguous Building Facade. A contiguous building facade (longer than 50 feet) along the street frontage shall have a building element, such as an embellished entrance, courtyard, arcade or other architectural element dividing the facade visually.

Staff Findings: The faade adjacent to SE 68th Street has a recessed, embellished entrance and large fenestration elements. This element divides the faade visually. 8. Entrances. Building entrances should concentrate along the sidewalk and should be physically and visually inviting. Entrance doors should be recessed from the facade surface to emphasize the entrance and provide a sheltered transition to the interior of the building. Special paving treatments may be used to enhance the entry. Corner building should be designed with angled entrances at the corner, or entrances that open onto a public plaza or courtyard. Minimum eight-foot wide pedestrian walkways with wheelchair ramps should be constructed between the sidewalk and building entrances.


Staff Findings: The building entrance will be recessed from the faade surface. The approach to the entrance is a 14 foot wide pedestrian walkway. 9. Residential Uses on Ground Floor. Where permitted, residential uses on the ground floor should be oriented to the street and provide pedestrian-oriented elements such as entry porches, steps, window boxes, or bay windows.

Staff Findings: Residential uses are not proposed on the ground floor (Exhibit 1-F). 10. Roofs. Roofs are a design element and shall relate to the building facade articulations. A variety of roof types and configurations should be used to add interest and reduce the perceived building bulk. Varied parapet height or roofline is encouraged.

Staff Findings: The roof relates to the faade articulation. However, there is not variation in either roof type or configuration. The parapet height is not varied. 11. Identity Emphasis. Public buildings, unique community structures and corner structures should have a prominent scale, emphasizing their identity.

Staff Findings: The proposed structure is a public building. As compared to structures on adjacent properties, it has a prominent scale that emphasizes its identity as a fire station including prominent bay doors and a Station 92 logo-type signage. 12. Corner Lots. Buildings on corner lots should be oriented to the corner. Corner entries and/or architectural treatment should be used to emphasize the corner.

Staff Findings: The subject property does not meet the definition of corner lot. This provision does not apply. 13. Franchise Design. Prototype design for franchises should use customized components consistent with the design requirements for the Town Center that achieve the purpose, intent and urban vision set forth in MICC 19.11.010.

Staff Findings: The proposal is not for a franchise. This does not apply. 14. Consistency. The elements of a building should relate logically to each other, as well as to the surrounding buildings. A single building or complex should be stylistically consistent; architectural style, materials, colors and forms should all work together.

Staff Findings: The proposed building appears to be stylistically consistent. There is a uniform use of color, form, and architectural style. MICC 19.11.070(B) Materials and Color. 1. Building Exteriors. Building exteriors should be constructed from high quality and durable materials. It is important that the materials and colors will weather well and that building exteriors will need minimal maintenance.


Staff Findings: The applicant is proposing to use dark grey corrugated metal panels and western red cedar as the predominant building materials (Exhibit 1-H). These materials will weather well and require minimal maintenance. 2. Consistency on All Sides. Materials and colors should be used with consistency on all sides of a building.

Staff Findings: The structure, as proposed, appears to use a consistent color and material palette. 3. Concrete Walls. Concrete walls should be architecturally treated. The enhancement may include textured concrete such as exposed aggregate, sand blasting, stamping or color coating.

Staff Findings: Concrete walls are not proposed. This requirement does not apply. 4. Harmonious Range of Colors. A harmonious range of colors should be used within the Town Center. Neon or very bright colors, which have the effect of unreasonably setting the building apart from other adjacent buildings on the street, should not be used.

Staff Findings: The proposed building will not have any bright colors. Exhibit 1-H shows a harmonious color palette. 5. Bright Colors. Bright colors should be used only for trim and accents. The design commission may approve bright colors if the use is consistent with the building design and other design requirements.

Staff Findings: Per Exhibit 1-H, the applicant is not proposing bright colors on the building. 6. Prohibited Materials. Beveled metal siding, mirrored glass, and vinyl siding should not be used. Staff Findings: The applicant is not proposing to use any of the prohibited materials listed above. MICC 19.11.080(B) Development and Design Standards. 1. On-Site Service Areas. All on-site service areas, loading zones, outdoor storage areas, garbage collection and recycling areas and similar activities should be located in an area not visible from public streets. Consideration should be given to developing common service courts at the interior of blocks. Service areas should accommodate loading, trash bins, recycling facilities, storage areas, utility cabinets, utility meters, transformers, etc. Service areas should be located and designed for easy access by service vehicles and for convenient access by each tenant. Any emissions of noise, vapor, heat or fumes should be mitigated. Loading activities should generally be concentrated and located where they will not create a nuisance for adjacent uses.

Staff Findings: The proposed service area will be located behind the structure and will not be visible from the public street. The garbage and recycling will be easily accessible to service vehicles. 2. Garbage, Recycling Collection and Utility Areas. Garbage, recycling collection and utility areas shall be enclosed and screened around their perimeter by a wall or fence at least seven feet high, concealed on the top and must have self-closing doors. If the area is adjacent to a public street or pedestrian alley, a landscaped planting strip, minimum three feet wide, shall be located on three sides of such facility. Any emissions of noise, vapor, heat or fumes should be mitigated.


Staff Findings: The proposed garbage, recycling collection and utility area will be located behind the building. This area will be enclosed and screened (Exhibit 4). The enclosure will be comprised of nine foot nine inch high metal walls with vines (Exhibit 1-B). The area is not adjacent to a public street or pedestrian alley. 3. Meters and Mechanical Units. Water meters, gas meters, electric meters, ground-mounted mechanical units and any other similar structures should be hidden from public view or screened.

Staff Findings: Proposed meters and mechanical units will either be located within an enclosure, behind the proposed building, or be screened from public view by landscaping. 4. Fences. Fences should be made of masonry, ornamental metal or wood, or some combination of the three. The use of chain link, plastic or wire fencing is prohibited.

Staff Findings: The applicant is proposing a nine foot nine inch high metal enclosure for the trash and recycling area (Exhibit 4). 19.11.090(B) Development and Design Standards. 1. Pedestrian-Scale Light Fixtures. Pedestrian-scale light fixtures should be incorporated into the site design to give visual variety from one building to the next and should blend with the architectural style.

Staff Findings: As shown in Exhibits 1-H and 3, pedestrian scale light fixtures are being provided. The applicant is proposing in grade lighting within some sidewalks (Exhibit 2, Page 1) and pedestrian light fixtures throughout the project (Exhibit 2, Pages 2 and 3). 2. Light Type. Lighting should use minimum wattage metal halide or color corrected sodium light sources, which give more natural light. Non-color corrected low-pressure sodium and mercury vapor light sources are prohibited.

Staff Findings: Exhibit 2 indicates that the applicant complies with this requirement. Non-color corrected low-pressure sodium and mercury vapor light sources are not proposed. 3. Building Entrances. All building entrances should be well lit to provide inviting access and safety. Staff Findings: All building entrances shall be well-lit. 4. Building-Mounted and Display Window Lights. Building-mounted lights and display window lights should contribute to lighting of walkways in pedestrian areas.

Staff Findings: The electrical site plan (Exhibit 1-I) does not show building mounted light fixtures and display windows are not proposed. Walkways will have their own lighting fixtures and lighting will also be placed in grade on some of the walkways. 5. Parking Areas. Parking area light fixtures should be designed to confine emitted light to the parking area. The height of the light fixtures should not exceed 16 feet.


Staff Findings: The parking area light fixtures are shown in Exhibit 2 on page 4. The light spillage is illustrated for the parking area fixtures, and the light emitted will be confined to the parking area. The fixtures will not exceed 16 feet in height. 6. Neon Lighting. Neon lighting may be used as a lighting element; provided, that the tubes are concealed and are an integral part of the building design. Neon tubes used to outline the building are prohibited.

Staff Findings: Neon lighting is not proposed. 7. Shielding. All lighting fixtures should be shielded or located to confine light spread within the site boundaries, to the extent possible, especially when adjacent to residential uses. Staff Findings: All proposed lighting fixtures are either shielded or located to confine light spread (Exhibit 2). The sidewalk lighting is set into the pavement and the light will not spread laterally (Exhibit 2, Page 1). The pedestrian light fixtures are shielded (Exhibit 2, Pages 2 and 3). Parking lot fixtures are shielded. The parking lot lighting fixtures are shown on page 4 of Exhibit 2 and the potential light spillage is illustrated. MICC 19.11.100(B) Landscaping and Outdoor Spaces. 1. Suitable Plant Species. Indigenous, drought tolerant or plant species proven adaptable to the local climate should be used. Staff Findings: Exhibit 1-B through 1-D detail the plants proposed. The plant schedule is comprised of mainly indigenous, drought tolerant or plant species proven adaptable to the local climate. 2. Trees and Groundcover.

a. Prominent trees should be preserved. b. Trees planted near public curbs or in paved areas shall be installed in such a manner as to prevent

physical damage to sidewalks, curbs, gutters, pavement and other public or private improvements. c. Groundcover should be planted to have 100 percent groundcover in two years. d. Any tree cutting or pruning shall be consistent with Chapter 19.10 MICC.

Staff Findings: The applicant is preserving the majority of the trees onsite, which are located to the south of the proposed parking lot. New trees planted shall be required to meet the above requirements. 3. Surface Parking Lots. Surface parking lots should be landscaped to reduce and break up large areas of asphalt and paving.

a. The landscape design may incorporate low impact development techniques to manage runoff from parking lot pavement when allowed by the code official.

b. A minimum four-foot-wide (interior dimension) landscape bulb should be provided at the end of parking aisles.

c. A ratio of one tree for every six parking spaces should be provided throughout any surface parking lot. Of the total number of trees required, 50 percent shall be a minimum of 24-inch box in size, and 50 percent shall be a minimum of 15-gallon in size.

d. Planting areas for trees required within the parking rows of a surface parking lot should be achieved by one of the following: i. A continuous landscape strip, at least four feet wide (interior dimension), between rows of

parking spaces; or


ii. Tree wells, eight feet wide, resulting from the conversion of two opposing full sized spaces to compact spaces; or

iii. Tree wells, at least five feet square, placed diagonally between standard or compact spaces

Staff Findings: The proposed surface parking lot will have seven parking stalls, thus requiring two trees. The site will have more than two trees, thereby meeting this requirement. There is only one row of parking and trees will be provided within the planters. 4. Landscape Screening. All grade-level parking, structures for storage, trash and loading should be separated from the street and screened from pedestrian view by landscaping. The landscaping must include shrubs and trees, be located on private property and be wide enough to maintain the plant material and screen the view but not less than three feet wide.

Staff Findings: The proposed parking area will be screened from public view by existing and new landscaping (Exhibit 1-B). The landscaping includes shrubs and trees and is located on the subject property and adjacent private property. The landscaping screen is a minimum of three feet wide. 5. Building Entries. Building entries should be emphasized with special landscaping and/or paving in combination with lighting.

Staff Findings: The main building entrance will be emphasized with both landscaping and special paving (Exhibits 1-B and 1-I). 6. Building Facades. Building facade modulation and setbacks should include features such as courtyards, fountains or landscaping.

Staff Findings: The proposal includes a recessed building entrance an associated pedestrian walkway, which is flanked by landscaping (Exhibits 1-B through 1-D). Landscaping will be integrated into the entire site. 7. Amount and Location. The amount and location of landscaping should complement the design of the development. As a guideline, approximately one square foot of landscape space should be provided for every 100 square feet of gross building floor area. Landscaping should be selected, placed and of a scale that relates to adjacent structures and be of appropriate size at maturity to accomplish its intended purpose.

Staff Findings: According to Exhibit 1-E, the proposed building will have a gross floor area or 7,987 square feet, necessitating the planting of 80 square feet of landscaping on site. According to Exhibit 1-B, the applicant will be providing approximately 2,350 square feet of landscaping on site. 8. Continuity. Landscaping should provide design continuity between the neighboring properties. Staff Findings: Existing and proposed landscaping will be continuous between the subject property and the properties adjacent to the west, south, and east (Exhibit 1-B). 9. Irrigation. All landscaped areas shall be provided with an approved automatic irrigation system consisting of waterlines, sprinklers designed to provide head to head coverage and to minimize overspray onto structures, walks and windows. Water conserving types of irrigation systems should be used.


Staff Findings: The landscaped areas will be provided with an automatic irrigation system as required by the MICC (Exhibit 1-B). 10. Maintenance. All landscaping shall be maintained in good condition. Maintenance shall include regular watering, mowing, pruning, clearance of debris and weeds, removal and replacement of dead plants and the repair and replacement of irrigation systems.

Staff Findings: Landscaping shall be required to be maintained in good condition. MICC 19.11.110(B) Development and Design Standards. 1. Parking.

c. Underground or Structured Parking Required. If the applicant for a mixed use project or for a residential project provides more parking than two spaces per unit for any part of a project consisting of residential units or 3.5 spaces per 1,000 square feet for any part of a project that is not used for residential units, then all such additional parking shall either be underground or on the second or higher story of structured parking. This subsection shall not apply to additional parking spaces that may be required pursuant to MICC 19.11.030(D) or (E).

Staff Findings: As the project is neither mixed-use nor residential, this provision does not apply.

d. Parking Lot Configuration. Parking lot design should conform to the standard stall diagrams set out in Appendix A to this title, unless alternative design standards are approved by the design commission and the city engineer. No more than 50 percent of the required off-street parking spaces for office and residential uses may be designed for accommodating compact vehicles. No more than 25 percent of the required off-street parking spaces for all other uses may be designed for accommodating compact vehicles. Such parking spaces must be clearly designated as compact stalls.

Staff Findings: As discussed previously, the parking lot shall conform to Appendix A. At present, all parking stalls as shown as either standard stalls or a van accessible stall (Exhibit 1-E).

e. Shared Parking. i. Mixed Use Projects. The code official, with approval from both the design commission and city

engineer, may permit shared parking on the same site or adjoining sites by reducing the total required parking spaces by up to 20 percent of the total combined required spaces in Town Center mixed use projects. In such cases, the applicant must demonstrate that no substantial impact will occur due to the reduced number of stalls.

ii. Adjoining Properties. Shared parking spaces between adjoining properties or the use of off-site parking spaces is encouraged.

Staff Findings: Shared parking is not proposed. This does not apply.

f. Access Restriction Prohibited. Restricting vehicular and pedestrian access between adjoining parking lots at the same grade is prohibited.

Staff Findings: Adjoining parking lots on the shopping center property adjacent to the west are at the same grade as the projects parking lot. Neither vehicular nor pedestrian access will be restricted.


g. Surface Parking Lot Location. i. Behind Structure. All surface parking lots shall be located behind structures. ii. Corner. Parking lots shall not be located on a corner facing an intersection.

Staff Findings: The proposed surface parking lot will be located behind the main structure.

h. Design of Surface Parking and Pedestrian Access.

i. Entrances. (A) Shared. The number of parking lot entrances, driveways and curb cuts should be

minimized in favor of combined driveways and coordinated parking areas among business owners.

(B) 78th Avenue SE. Individual parking entrances and curb cuts on 78th Avenue SE should be consolidated.

ii. Pedestrian Walkways. Pedestrian walkways should be provided through all parking lots. Raised concrete pavement should be provided where the walkway traverses between parking stalls and/or is adjacent to vehicular circulation.

iii. Landscaping and Lighting. Landscaping and lighting of surface parking lots should be in conformance with MICC 19.11.090 and MICC 19.11.100.

iv. Concrete Curbs. All parking areas, landscaping areas and driveways should be surrounded by six-inch high vertical concrete curbs.

v. Wheel Stops. All landscape and pedestrian areas should be protected from encroachment by parked cars. Two-foot wide wheel stops (as measured outward from the paved or planted area) should be constructed for all nonparallel parking stalls.

vi. Amenities. Amenities such as seating and planters should be provided to encourage pedestrian circulation.

Staff Findings: The proposed surface parking lot will minimize the number of parking lot entrances on site by providing one entrance to passenger vehicles and one to fire related vehicles. One pedestrian walkway is provided within the surface lot and it will meet ADA requirements. All landscaping and lighting within the parking lot will meet the requirements of MICC 19.11.090 and MICC 19.11.100. The parking area is proposed to be surrounds by 6 inch concrete curbs. Wheel stops are also provided. Planters will be provided along the edges of the parking lot (Exhibits 1-B and 1-E).

i. Design of Structured Parking.

i. Relationship to Main Building. Parking structures should be architecturally integrated or designed with an architectural theme similar to the main building.

ii. Screening. The perimeter of each floor of a parking structure facing the street should have a screening mechanism designed to shield automobiles and any mechanical appurtenances from public views.

iii. Street Side Edges. An architectural treatment, landscaping and/or space for pedestrian-oriented businesses along the street-side edges of the parking structure shall be provided.

Staff Findings: The applicant is not proposing structured parking. These provisions do not apply. 2. Loading Space. Off-street loading space with access to a public street shall be required adjacent to or within or underneath each building. Such loading space shall be of adequate size to accommodate the maximum number and size of vehicles simultaneously loaded or unloaded in connection with the business or businesses conducted in the building. No part of the vehicle or vehicles using the loading space may project into the public right-of-way.


Staff Findings: The applicant has been granted a parking variance that eliminated the requirement for loading space for this project. There will be adequate loading space on site in parking and driveway areas, if needed. 3. Drive-Through Facilities. Drive-through facilities and stacking lanes should not be located along the street frontage of a building that faces a right-of-way. Stacking lanes shall be designed so as to be able to accommodate all vehicles on-site, and no part of a vehicle using a drive-through facility shall project into the public right-of-way.

Staff Findings: Drive-through facilities are not proposed. This does not apply. 4. Sidewalks.

a. 78th Avenue SE. All structures abutting 78th Avenue SE shall be set back so that at least 15 feet of sidewalk exists between the structure and the face of the street curb, excluding locations where the curbline is interrupted by parking pockets. Additional setbacks along 78th Avenue SE are encouraged to provide space for more pedestrian-oriented activities and to accommodate the existing trees and parking pockets. i. Reduction of Sidewalk Setback. The design commission may allow the 15-foot setback to be

reduced to 12 feet, but only if the square footage omitted from the setback is provided elsewhere on the private property for the public benefit, such as a public plaza, pedestrian connection, courtyard or pocket park that is accessible from adjacent sidewalks or pedestrian linkages. This square footage may not be calculated as part of the minimum area requirement for any major or minor site feature pursuant to MICC 19.11.060.

b. All Other Public Rights-of-Way. All structures abutting a public right-of-way, except 78th Avenue SE, shall be set back so that at least 12 feet of sidewalk exists between the structure and the face of the street curb, excluding locations where the curbline is interrupted by parking pockets.

c. Pedestrian Access to Building Entrances. Minimum eight-foot-wide pedestrian entrances with wheelchair ramps, if necessary, should be constructed between the sidewalk and building entrances.

Staff Findings: The proposal is not located on 78th Avenue SE in the Town Center. Although the development will have only a six foot wide sidewalk in the right-of-way, the proposed building will be set back approximately 40 feet from the property line. A 14 foot wide walkway connects the public sidewalk to the building entrance (Exhibit 3). 5. Through-Block Circulation. Through block connections, when proposed as part of a project, should provide for vehicular access and/or publicly accessible pedestrian connections through mid-blocks and between properties. Pedestrian connections, when proposed as part of a project, should provide amenities such as alternative paving methods, seating and planters to encourage pedestrian circulation. Lighting for both vehicular and pedestrian connections shall provide for pedestrian safety. Runoff may be managed with low impact development techniques when allowed by the code official. Staff Findings: A through-block connection is not proposed. This does not apply. 19.11.120 Signs. B. Development and Design Standards. 1. Freestanding Ground Signs.

a. Number. A building or complex may not display more than one ground sign on each street frontage.


b. Design. The sign shall be architecturally compatible with the style, materials, colors and details of the building. The sign content should be integrated in one design (in contrast to displaying two or more separate elements). Use of symbols is encouraged.

c. Size. All signs shall be: i. Proportionate. Proportionate to the street frontage of the businesses they identify; and ii. Maximum Size. In no case larger than:

(A) Twenty-five square feet. A maximum of 25 square feet for individual business ground signs, shopping complex identification ground signs and signs within a 10-foot setback from any property line on a street.

(B) Fifty square feet. A maximum of 50 square feet for joint ground signs (identifying more than one business): six square feet for each business included in the complex. When more than five businesses are included in the complex, one additional ground sign may be placed on the street front, if signs are located at least 100 feet apart.

d. Maximum Height. The maximum height of any sign within 10 feet from any property line on a street shall be 42 inches. All other ground signs shall be a maximum of six feet in height.

e. Backs of Signs. Exposed areas of backs of signs should be finished to present an attractive appearance.

Staff Findings: A freestanding ground sign is not proposed. This does not apply.

2. Wall Signs.

a. Eligibility. A wall sign shall be granted to commercial uses occupying buildings facing the streets and are limited to one sign per business on each street frontage. Commercial uses occupying a building adjacent to a driveway shall not qualify for a second wall sign. However, a commercial use occupying a building whose only exposure is from a driveway or parking lot shall be allowed one wall sign. Businesses that demonstrate that the entry off a driveway or parking lot is used by customers shall be eligible for a wall sign.

b. Size. All signs shall be: i. Proportionate. Proportionate to the street frontage of the businesses they identify; and ii. Maximum Size. In no case larger than:

(A) Twenty-five square feet. Twenty-five square feet for individual business signs. (B) Fifty square feet. Fifty square feet for joint business directory signs identifying the

occupants of a commercial building and located next to the entrance. c. Determination of Size. The sign size is measured as follows:

i. Boxed Displays. Boxed display total area of display including the background and borders.

ii. Individual Letters and Symbols. Individual letters and symbols total combined area of a rectangle drawn around the outer perimeter of each word and each symbol.

d. Placement. Wall signs may not extend above the building parapet, soffit, the eave line or the roof of the building, or the windowsill of the second story.

e. Signs Above Window Displays. When a commercial complex provides spaces for signs above window displays, these signs should be compatible in shape, scale of letters, size, color, lighting, materials and style.

f. Design Commission Discretion. If an applicant demonstrates to the satisfaction of the design commission that a wall sign is creative, artistic and an integral part of the architecture, the commission may waive the above restrictions.

g. Master Sign Plan. When multiple signs for individual businesses are contemplated for a major construction project, a master sign plan stipulating the location and size of future signs will be required.

Staff Findings:


The applicant is proposing one wall sign as shown in Exhibit 1-H. The proposed sign exceeds 25 square feet. However, the Commission is allowing for a larger sign pursuant to MICC 19.11.120(B)(2)(f). The wall sign will not extend beyond the roofline.

3. Projecting Signs.

a. Sidewalk Clearance. Projecting signs should clear the sidewalk by a minimum of eight feet. b. Maximum Size. Projecting signs shall not be larger than six square feet. c. Projection from Building. Signs should not project over four feet from the building unless the sign is

a part of a permanent marquee or awning over the sidewalk. d. Awnings. Awnings that incorporate a business sign shall be fabricated of opaque material and shall

use reverse channel lettering. The design commission may require that an awning sign be less than the maximum area for wall signs to assure that the awning is in scale with the structure. Back-lit or internally lit awnings are prohibited.

Staff Findings: The applicant is not proposing projecting signs. These requirements do not apply.

4. Window Signs.

a. Area Limitation. Permanent and temporary window signs are limited to maximum 25 percent of the window area.

b. Integration with Window Display. Every effort should be made to integrate window signs with window display.

Staff Findings: No window signs are proposed. This does not apply.

5. Parking Lot Signs. Signs within parking lots should be limited to those necessary for safety and identification. Any required signs for individual stalls should be marked on the pavement. Freestanding or wall-mounted signs are not permitted, with the exception of disabled parking signs. Staff Findings: The applicant shall conform to the above standards at the time of building permit submittal.

6. Directional Signs.

a. Minimal Number. To avoid a cluttered appearance, only those directional signs necessary to protect the safety of pedestrians and passengers in vehicles will be allowed.

b. Size. These signs shall be no higher than 36 inches and no wider than four square feet.

Staff Findings: The applicant shall comply with this requirement.

7. Temporary Signs. Unless prohibited by this chapter, use of temporary signs in the Town Center shall be governed by MICC 19.06.020, Temporary signs. Staff Findings: The applicant shall apply for a signage permit for all temporary signs on site.

8. Prohibited Signs.

a. Roof. Signs mounted on the roof are not permitted. b. Moving Signs. Animated, moving, flashing, blinking, reflecting, revolving, or other similar signs or

signs that incorporate these elements are prohibited. c. Pennants and Inflated Signs. Pennants or inflated signs, balloons and figures are prohibited. d. Vehicles. Signs attached to or painted on vehicles parked and visible from the public right-of-way

are prohibited if, based on the relative amount of time the vehicle is parked rather than being used


as a means for actual transportation, the vehicles primary purpose is as a stationary sign rather than a means for actual transportation.

e. Phone Numbers. Phone numbers are prohibited from permanent, exterior signs.

Staff Findings: The above listed prohibited signs are not being proposed by the applicant.

9. Lighted Signs. Lighted signs shall be of high quality and durable materials, distinctive in shape,

designed to enhance the architectural character of the building and use the minimum wattage necessary to identify the facility or establishment. Channel or punch-through letters are preferred over a sign that contains text and/or logo symbols within a single, enclosed cabinet.

Staff Findings: All lighted signs shall comply with the standards in MICC 19.11.120(B)(9).

10. Street Numbers.

a. Use. City-assigned street numbers should be installed on all buildings. b. Effect on Permitted Sign Area. Street numbers will not be counted towards permitted sign area.

Staff Findings: Street numbers shall be installed in conformance with the above requirement and MICC 19.09.050.

III. RECOMMENDATION

Recommended Motion: Based on the findings and conclusions included herein, the Design Commission, pursuant to MICC 19.15.040(D)(4), hereby moves to recommend to the Mercer Island City Council design approval of a new 7,987 square foot fire station and associated appurtenances as demonstrated in Exhibits 1 through 4. First Alternative Motion: Based on the findings and conclusions included herein, the Design Commission, pursuant to MICC 19.15.040(D)(4), hereby moves to recommend to the Mercer Island City Council design approval of a new 7,987 square foot fire station and associated appurtenances as demonstrated in Exhibits 1 through 4, provided that it is advised by the Design Commission that Exhibits 1 through 4 shall be modified as follows: [describe modifications]. Staff Contact: Shana Crick

MILLER

THE MILLER HULL PARTNERSHIP, LLP

Replacement ProjectDesign Commission Review Packet14 August 2013

Mercer Island

RECEIVED

JUL 312013

CITY OF MERCER ISLANDDEVELOPMENT SERVICES

FIRE STATION 92

! Project No: DSR13-006/SEpl3-020Prolect Name: Fire Station 92Project Address: 8473 SE 68th Street

LEGEND:

CONC. MON. IN CAGE TOPSANITARY SEWER MANHOLE

STORM ORUN CATCH BATIN

. __350 I/2 RERAR AND CAP LC ZO764 - UTILITY POLETACK SET IN LEAD t4 WATER VALVE

1) 9 WATER METER

Q DED050US SHEA OWE HYDRANT

- CONIFEROUS THEASAD METER

E,R EDGE GE ASPHALT PAMNOOHS VALVE

E/c w coicEitETIATION AT NEAREST -

V PHONE STACK V UYSJTY VOtE ANCHOR

L0)

I. ELEVATORS. THEE LOCATIONS MD OThER 1WAPHTC %FORIAAOOR GROAN IIEREON HALE 0008 LOCATED BY ONCLE

0 EON MEASUREMENTS. KIlN TALE EXCEPTION GE CONTOUR LINES. THE PURPOSE GE WHICH IS SHOW THE GENERALCSHRSURAI1ON OF THE GROUND AND ThE FLOW GE WATER ThEREFROM. TOPOGRAPLAC RAFORMAI1ON LOCATED BY 1145

Z METHODCAN NORMALLY BE EAPECTED TO RE ACCURATE 01mW 0.5 OF A FOOT HORIZONTALLY AND MOWN 0.2 GE A FORT

VERTICALLY. HOWEVER. THERE IS ALWAYS TILE POSURIUTY SE A FEW ERRORS IN ThE ODD UEASURCKDLTS OR IN SHESPlICE PLOTTNG OF TALE TOFGERAJUIC UFOORATION UNLESS 540+ PONT IS LOCATED HAD 10 ELEVATOR IS OETCHMAAED

U FROM 2 CIPFERO4T OURVEY CONTROL STATIONS IT VRST.D WE AOPSA&E TO MANE A PWEUJ4WLARY LOCATION GE ANT

PHOROSED INPROVERENTS 94 ThE GROUND BEAURE ORAL PLANS AND CONTRACTS ARE MADE N ER TO VERFY SHEACCURACY SE TILE TOROENARTIC IIFORMATTTHL IN HOLATT04 TO TILE PROPOSED CONSTRUCTION.

2. THE DRARING GROAN HEREON DOES NOT NECESSARILY CONTAIN ALL SE ThE INFORMATON RETAINER AND/OR DEVTO.OPCU

-BY SHE SURVEYOR IN +45 FiELD HORS. OFFiCE HORS. OR RESEARCH.

S THE BOUNDARY CORNERS AND LINES DEPICTED ON THIS MW ARE PER AECORD TITLE INFORMATION AND REPRESENT ODD

LB405 95.1. TILES DO NOT PIJAPONT TO 5+40W OAM4EN5+W LIMES THAI MAY OThERWSE WE DETERN4B4ED BY A COLTET SE LAW.

4. OJBECT TO CASEMENTS UTILITIES. RESTRICTONS. RESERVATiONS. COVENANTS. AENECL4D4TS. RENTS GE WAY 40 ZENINGORDINANCES IF ANT. NOT 9+0014 P01094.

VERTICAL DATUMNAVE BA PER W.C.C.S SURVEY CONTROL PHOLECT 2001POINT NAME 4304OLEV.344.4OY404 CONCRETE MONUMENT W/ 3/RTORASS RN ON. 1.5AT INTERTECTON GE ISLAND CREST WAY AND CE. 6810 ST.

VA

VAULT

VA44..4. - - - .,: ..:*.- - E - - - VA E

IA. /

3 5 ACCESS AND UTUCE

- EASO4OLT FOR TALE BDITGE CINTOLAN WIRELESS PCS U.CPER REC. 80. 2011093001184

VA.,4H

S

ASPHALT DRIVE 4N.I PUCE? SOUJVD ENERGY

8477 SE. 68TH STAtFRCER ISLAND 1 98040KCP.N 3024O59095

9

2

EL

RI

TOTO0TOTOU,UT0z>TO

TOS.zCT

UTCTO

TO

0TO

-

___

- -

___

-

___

-

___

-

______

______

______

/ SE 68Th ST

S89244E 72241 -

__

- VA, -

____

-

__

-

____

____

____

____

-__ -

__- __-

- -

I N

-V

N- RIMELIV.-345.S

- - -. ..- - I I 12CONC TO CAW I 34

t6?VES 10- 3438

PM ELEV347S

IC I2CONC-

VA - j .s, I I.5 .5 N I2CONCT

OE.&W.IE342.R

CULVERT- c__- : -. VA. ., -,.. I I

-

I2C94CTSC&W.I54345O

IC B Cj--s--

I YTELUWPANT

H RIMELEV 3500

TH0.10 4 .R1MA3452

- -.. N VA . -.

.

IC TO W.-31

VA BTSITO W IL-OS

BDITO C IC 3405

I iZCZ_

VA

D

S/892424E100102

I - -

ETHOS M-DSBO:fVA Q -

-

4I5ToP%-.:

l %, .

I

______

\\*.

\

- L.

..iFi

TO. . -.

I. 80.tTO N-I.E-SAlt

--

2s:- VA

A CP N 302405-3225

0

-. -.VA,, \

\/

:1/

________

A I BOLLIRL

VA

I-/;I

________

_______

m VA. - CCHOSSWALK1/

L - EXHIBIT 1-A

VAW

S 892424 E 100021VA

ProiectNo D5R13 006/SEP3 020

15SAyTOCB. Y-,

Proiect Name: Fire Station 92

KCPN 3024053/68 Project Address: 8473 SE68th Street

CITY OF iVERER ISLAND F5 928473 SE. 68TH ST

IVERCER ISLAND H4 98040KC.P.N 30240591/1

VA,

VA.

VA.AULT

RIM EL.EV,345,l5S..L TO N. AND S. I CSAWS VA0.1, IS FULL OF DEBRIS AND

VA, ITS OJTVAU. IS UNDEAR

VA,VA.

LEGAL DESCRIPTIONOLE SOUTH ISO FEAT OF SHE NORIN 00 FEAT SE THE HOST 100 FEET SE ThE EAST 270FEET OF TILE NEST HALF GE THE NORTHEAST QUARTER GE THE SOUThWEST GRANTER OF ThEHOHThAEDT GRARTUN GE SECTION 30, TOANGRIP 24 NORTH. RANGE 5 EAST. W.M., IN SINGCOUNTY WAGRR+UTON.

LOT AREA 15.002 SQ. FT.

PLAN7JNG LEGEND

SYMBOL

EDIBLE EDGE PALETTEa0

Q

a

NWN BLECHNUM SPICANT

DRYOPTERIS ERYTHROSORA

NWN GAULTHERIA SHALLON

NWN POLYSTICHUM MUNITUM

CORNUS SERICEA KELSEYII

NWN BERBERIS REPENS

PRUNUS LAUROCERASUSMOUNT VERNON

SARCOCOCCA HUMILIS

EG DT OSMANTHUS X BURKWOODII

EG DI BERBERIS AOUIFOLIUM

Dr NNW RISES SANGUINEUM

EG OT NNW VACCINIUM OVATUM

DTVACCINIUM CORYMBOSUMBLUECROP

VACCINIUM CORYMBOSUMB LU E RAY

EG DI NWN ARCTOSIAPYLOS UVAURSI

DI NWN FRAGARIA CHILOENSIS

EG CT NWN THYMUS SERYPYLLUM ELFIN

II

EG DT NWN SCIEN17AC NAME

LUSH NORTHWEST PALETTE

EG

SEG

o EG

+ EG

0EG

0 EG

(51 EG

DT

CT

DT

DT

DT

Dr

NOTE: ALL LANDSCAPE AREAS SHALL BE PROVIDED WITH ANAPPROVED AUTOMATIC IRRIGATION SYSTEM CONSISTING OFWATERLINES, SPRINKLERS DESIGNED TO PROVIDE HEAD TOHEAD coVERAGE AND TO MINIMIZE OVERSPRAY ONTOSTRUCTURES, WALKS AND WINDOWS.DESIGN BY BiDDER

-.

FLAG

LIGHT POLE,SEE ELECTRICAL

DEDUCT METER- IRRIGATION -SUPPL-YSACK FLOW PREVENTER

B A

n

COMMON NAME

DEER FERN

AUTUMN FERN

SALAL

SWORD FERN

KELSEYII REDTWIG DOGWOOD

CREEPING OREGON GRAPE

MOUNT VERNON ENGLISHLAUREL

SWEET BOX

HYBRID SWEET OLIVE

TALL OREGON GRAPE

RED FLOWERING CURRANT

EVERGREEN HUCKLEBERRY

BLUECROP BLUEBERRY

BLUERAY 8LUEBERRY

KINNIK IN N IC K

BEACH STRAWBERRY

ELFIN THYME

JAPANESE SEDGE

MORROWS SEDGE FISHERSFORM

MORROWS SEDGE GOLDBAND

ORANGE LIBERTIA

RED HOOK SEDGE

ROCKY MOUNTAIN IRIS

AVALANCHE EVERGREENCLEMATIS

WIN TER C P EEP ER

STAR JASMINE

-

ECHINATE MOUND PALETTE

_______

EG

EG

EG DT

_______

EG

0 DT

CLIMBER PALETTE

EG DT

EG DT

EG DI

/

CAREX CONICA SNOWLINE

CAREX MORROWIL FISHERSFORM

CAREX MORROWIIGO CD BAN D

LIBERTIA PEREGRINANS

UNCINIA RUBRA BELINDASFIND

IRIS MISSOURIENSIS

CLEMATIS X CARTMANIIBLAAVAL

EUONYMUS FORTUNEI VAR.RADICANS

T RAC H ELOSPER U UJASMINOIDES4

EG: evergreen SEG: semievergreen DT: droughttolerant NWN: northwest native

NOTE: SEE L-102 FOR COMPLETE PLANTING SCHEDULE

LEGEND

PROPERTY LINE

I PROPOSED BUILDING

ADA ROUTE OF TRAVEL

! CHECwEO No. Description Dats

Issue Date: 0712912013

Drawn: DTChecked: NSC

MIH Project No.: 1206

CRITICAL ROOT ZONE (CRZ)

CONSULTANT

I

N 20Scale In Feet

tt_ IEXHIBIT 1-B

Project No: DSR13-006/SEP;3-020

Project Name: Fire Station 92

Project Address: 8473 SE68th

Street

QA/OC REVIEWER

Fire Station 928473 SE 68TH STREET MERCER ISLAND, WA 98040

PERMIT SET07/29/2013

ARCHITECT -

The MSer H8 Pe98eRp, LLPAiteOure nd PIeInrng

Pde BedInPNoe 206.682.0837 71 C0umbie, Weth floorFor 206.682.5692 SooWe, WA 90154

MILLER HULL

Landscape Plan

L-JO1

PLAN]]NG SCHEDULE

SYKIBOL

0

00

EG DT NWN SCIENTFIC NAME

EG DT

EG DT

DT

EG DT

DT

NWN BLECHNUM SPICANT

DRYOPTERIS ERYTHROSORA

NWN GAULTHERIA SHALLON

NWN POLYSTICHUM MUNITUM

CORNUS SERICEA KELSEYII

NWN BERBERIS REPENS

PRUNUS LAUROCERASUSMOUNT VERNON

SARCOCOCCA HUMILIS

EG OT NWN

DI NWN

EG DT NWN

COMMON NAME

DEER FERN

AUTUMN FERN

SALAL

SWORD FERN

KELSEYII REDTWIG DOGWOOD

CREEPING OREGON GRAPE

MOUNT VERNON ENGLISHLAUREL

SWEEt BOX

HYBRID SWEET OLIVE

TALL OREGON GRAPE

RED FLOWERING CURRANT

EVERGREEN HUCKLEBERRY

BLUECROP BLUEBERRY

BLUERAY BLUEBERRY

KINNI K INNICK

BEACH STRAWBERRY

ELFIN THYME

SIZE! SPACING

5 GAL./ AS SHOWN

3 GAL./ AS SHOWN

5 GAL.! AS SHOWN

5 GAL./ AS SHOWN

5 GAL./ AS SHOWN

5 GAL/ AS SHOWN

1 GAL/ 12 D.C.

BARE ROOT PLUGS 9/24 O.C

1 GAL./ 12 D.C.

On. DETML

2 3/L1O3

12 3/L103

4 3/L103

43 3/L1O3

14 3/L1O3

13 3/L1O3

754 3,6/L1O3

567 3,6/L1O3

754 3,6/L 103

NOTES

0

+

00

0ID

DI

DI

DT

DI

DI

DI

LUSH NORTHWEST PALEHEEG

- SEG

EG

EG

EG

EG

EG

EDIBLE EDGE PALETTE

0

0

3 GAL/ AS SHOWN 93 3/L103

3 GAL./ AS SHOWN 135 3/L1O3

2 GAL! AS SHOWN 16 3/L1O3

5 GAL/ AS SHOWN 86 3/L1O3

5 GAL.! AS SHOWN 12 3/L1O3

2 GAL.! AS SHOWN 135 3/L1D3

2 GAL/ AS SHOWN 70 3/L1O3

1 GAL/ 12 D.C. 83 3/L1O3

OSMANTHUS X BURKW000II

BERBERIS AQUIFOLIUM

NNW RIBES SANGUINEUM

NNW VACCINIUM OVATUM

VACCINIUM CORYMBOSUMB LU ECR OP

VACCINIUM CORYMBOSUMBLUERAY

ARCTOSTAPYLOS UVAURSI

FRAGARIA CHILOENSIS

THYMUS SERYPYLLUM ELFIN

ECHINATE MOUND PALEHE

_____________

EG

EG

EG DT

__________

EG

ID DI

CLIMBER PALETTEEG DT

4 EG DT

4. EG DT

CAREX CONICA SNOWLINE

CAREX MORROWII FISHERSFORMCAREX MORROWIIGO LD BAN 0

LIBERTIA PEREGRINANS

UNCINIA RUBRA BELINDASFIND

IRIS MISSOURIENSIS

CLEMATIS X CARTMANIIBLMVAL

EUONYMUS FORTUNEI VAR.RADIC AN S

T RAC H S LOS P ER U MI AS M IN DID ES

JAPANESE SEDGE

MORROWS SEDGE FISHERSFORM

MORROWS SEDGE GOLDBAND

ORANGE LIBERTIA

RED HOOK SEDGE

ROCKY MOUNTAIN IRIS

AVALANCHE EVERGREENCLEMATIS

WINTE RC P SEP ER

STAR JASMINE

PLANT 3 IN 3 CLUSTER AT SPECIFIEDSPACING

1 SYMBOL = 3 BULBS

2 GAL.! 24 D.C.

2 GAL.! 12 O.C.

2 GAL.! 12 D.C.

2 GAL.! 12 D.C.

2 GAL.! 12 D.C.

1 GAL. AS SHOWN

2 GAL.! AS SHOWN

2 GAL.! AS SHOWN

2 GAL.! AS SHOWN

9 3,6,/L1O3

30 3,6!L103

30 3,6,/LIO3

24 3!L1O3

60 3,5!L1O3

29 3!L1O3

12 3!L1O3

2 3!L1D3

3 3!L1D3

EG: evergreen SEG: semievergreen DT: droughttolerant NWN: northwest native

REVISIONS

Nn flnendntlnn

CHECKED

Issue Date: 07/29/2013

Drawn: DIChecked: NSCMIH Project No.: 1206

CONSULTANT

STATE OFWASI*1GTONPETKEED

LAhCSCAFE ARcitIECT

NATh99. &BTFEATE 921

DESIGN COMPANY000 SECOND AVE. Suns 250IIATTIJ. WA 01101

T 15&225.OWE206.2210105

4oo9o.n2m

((EXHIBIT 1-C

Project No: DSR13-005/SEp13Q20Project Name: Fire Station 92Project Address: 8473 SE 68th Street

00/CC REUEWER

Fire Station 928473 SE 68TH STREET MERCER ISLAND, WA 98040

PERMIT SET07/29/2013

ARCHITECT

The MIller Hull Per6seno6lp, LLPArnheedure mod Plonning

PoIson BuildIngPhone 206.682.6837 71 Columblo, 51x8o FloorFoo 206.682.5692 SeoSe, WA 98104

MILLER HULL

EEt

PLANTINGSCHEDULE

L-102

EXHIBIT 1-D

Project No: DSR3-006/SEP13-020Project Name: Fire Station 92Project Address: 8473 SE 68th Street

Checked: loSMIH Project No.: 12t6

Planting Palette

L-JOO

ENTRYWAY GARDEN / PNW Palette

Vancouveria hexandra - Achlys triphylla -Inside-out flower Vanilla leaf

Maianthemum dilatatum -False lily of the valley

MILLER HULL

Asarum_caudatum -Wild ginger

Tho M8IorHWI PoWooship, LIPAIDolurD sod Ploofling

Phison BoOdhig71 Colunnbi. Shith Floor

SootSo, WA 58104

PhOne 2056828837Foo 206.682.5652

Contoth Nonro

D5IGN COMPANY205 SECOND ASE. SUITS 200

StATUS, WA 90101O OCt 203.0320

000.2030105

Galium odoratum - Symphoricarpos mollis -Sweet woodruff Creeping snowberry

EDIBLE EDGE

Bchnum spicant - Adiantum pedatum - Polypodium glycyrrhiza - Polystichum munitum - Gaultheria shallon -

Deer fern Northern maidenhair fern licorice fern Sword fern Salal

IRibes_sanguineum -red-flowering currant

ECHINATE MOUND

CCGD

cs10,

:2Cu

0

iz

IwC

cJ

Vaccinium ovatum - Vaccinium corymbosum Aronia arbutifolia - Cornus sericea Isanti - Claytonia perfoliata -

Evergreen huckleberry Bluecrop - Blueberry Red chokeberry Isanti dogwood Miners lettuce

Carex testacea Prairie Fire - lidope muscari Vadegata - Molinia caerulea ssp. caeruleaOrange sedge Variegated lilyturf Heidebraut - Purple moor grass

Calluna vulgails Robert Chapman - Echinacea Harvest Moon - Achillea miliefolium Fireland -Robert Chapman heather Harvest moon coneflower Fireland yarrow

PROJECT INFORMA11ON:

ADDRESS: 8473 SE 68TH STREETMERCER ISLAND, WA 98040

CITY OF MERCER ISLANDMERCER ISLAND FIRE DEPARTMENT

LEGAl. DISCRIP11ON:ThE SOUTH 150 FEET OF THE NORTH 180 FEET OF ThE WEST 100FEE OF THE EAST 270 FEET OF THE WEST HALF OF THE NORTHEASTQUARTER OF THE SOUTHWEST QUARTER OF ThE NORTHWESTQUARTER OF SECnON 30, TOWNSHIP 24 NORTH, RANGE S EAST,W.M. IN KING COUNTY WASHINGTON.

KiNG COUNTY PARCEL NO.: 302405-Bill

SREAREk 15002SF

EXISTING CONDifiONS:SEE SURVEY SHEEtS I & 2 FOR EXISTING SITE INFORMATION ASDOCUMENTED BY MW. MARSHALL NOTE: SITE INFORMATIONCONTAINED IN THE SURVEY DOCUMENTS, INCLUDING BUT NOTLIMrrED TO, DIMENSIONS AND LOCATIONS OF EXISTING UTILITiES, ISBASED ON ThE SURVEY BY MW. MARSHALL, DATED MAY 2, 2012,AND IS PROVIDED FOR INFORMATIONAL PURPOSES ONLY. THEARCHITECT TAKES NO RESPONSIBILITY FOR ITS ACCURACY.

ANY DISCREPANCIES OR CHANGES TO THE SURVEY DISCOVEREDDURING DEMOLITION Of THE BUSTING ONESTORY STRUCTURE ANDITS SURROUNDINGS ARE TO BE DOCUMENTED BY THE DEMOLITiONCONTRACTOR AND SHARED WITH THE DESIGN TEAM.

SHEEr NOTES:SEE SHEET G-002 FOR CALCULATIONS AND INFORMATIONDEMONSTRATING LAND USE CODE CONFORMANCE

SEE CIViC SHEETS C-lQI THROUGH C-104 FOR GRACING, PAViNG,DEMOLITION, AND UTILITY INFORMATION

SEE LANDSCAPE SHEETS L-100 THROUGH L-IE1 FOR PAVING,PARKING, AND PLANTING INFORMATION

,

design commission special meeting agenda · absent. staff present: george steirer, ... submitted at...

Documents