Post on 11-Mar-2020
C I T Y O F T A C O M APlanning & Development Services Department
747 Market St, Room 345 | Tacoma, WA 98402
NOTICE OF
DECISION
Date of Decision: 06/12/2017
Appeal Period Ends: 06/26/2017
Decision Final: 06/27/2017
Decision: Approved, subject to conditions
Applicant: Kate Strom
,
Location: 1901 South Union Avenue
Parcel: 0320076038 and 0320076039
Application No.: 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.
Reconsideration: Any person having standing may request
reconsideration of the Director's decision, based upon errors of
procedure or fact, but submitting a request in writing to Planning and
Development Services at the address below.
Appeal to Hearing Examiner: Any aggrieved person or entity may
appeal to the Hearing Examiner by filing a written Notice of Appeal and
submitting the filing fee of $332.46 to hearing Examiner Office (747
Market St., Room 720) which contains the following:
• A brief statement showing how the appelland is aggrieved or adversely
affected.
• A statement of the grounds for the appeal, explaining why the appellant
believes the administrative decision is wrong.
• The request of relief, such as reversal or modificatoin of the decision.
• The signature, mailing address and telephone number of the appellant
and any representative of the appellant.
The fee shall be refunded to the appellant should the appellant prevail.
Staff Contact: Shanta Frantz, Senior Planner, 747 Market St, Room 345, (253) 591-5388, sfrantz@cityoftacoma.org
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 project applicant.
For further information regarding the proposal, log onto the website at
tacomapermits.org and select "Public Notices". The case file may be
viewed in Planning and Development Services, 747 Market Street, Rm 345.
To request this information in an alternative format, please contact Planning and Development Services by phone
at (voice) 253-591-5030. TTY or STS users please dial 711 to connect to Washington Relay Services
City of Tacoma
Planning and Development Services Department
747 market St. Room 345
Tacoma, WA 98402
NOTICE OF DECISION
City of Tacoma Planning and Development Services Report and Decision
VARIANCE APPLICATION OF: FILE NO: LU17-0034
Kate Strom, AHBL 2215 North 30th Street Tacoma, WA 98403
SUMMARY OF REQUEST: The applicant has requested a variance to design standards for façade transparency, building face orientation, and the number and location of building entrances as applicable to the new Alliance Behavioral Health Hospital (ABHH). The ABHH will be added onto the northwest corner of Allenmore Hospital, which is located within the "HMX" Hospital Medical Mixed-Use District.
LOCATION: The site is located at 1901 South Union Avenue, Parcel Numbers 0320076038 and 0320076039
DECISION:
The design standard variances for the ABHH are hereby APPROVED, subject to conditions.
PLEASE NOTE: APPEAL PERIOD CLOSES June 26, 2017.
The effective date of this decision is June 27, 2017, provided no requests for reconsideration or appeals are timely filed as identified in APPEAL PROCEDURES of this Report and Decision.
FOR ADDITIONAL INFORMATION CONCERNING THIS LAND USE PERMIT PLEASE
CONTACT:
Shanta Frantz, Senior Planner Planning and Development Services Department
747 Market Street, Room 345, Tacoma, WA 98402 253-591-5388 | sfrantz@cityoftacoma.org
Report and Decision LU17-0034 Page 2
SUMMARY OF RECORD
The following attachments and exhibits constitute the administrative record:
Attachment: A – Site Plan, Project Plans, Landscape Plan and 3-D Perspectives
Exhibit1:
A – Applicant’s Written Narrative/Justification for the Request
The Director enters the following Findings of Fact and Conclusions of Law based upon the applicable criteria and standards set forth in the TMC, the policies of the Comprehensive Plan, and the Attachments and Exhibits listed above.
Proposal:
FINDINGS OF FACT
1. The applicant requests the following variances to TMC13.06.501.C. Mixed-Use District Minimum Design Standards:
Section 6.a. – Street level transparency; Section 7.b. – Building face orientation; and Section 8.a. – Customer entrances.
2. The applicant proposes a new 66,830-square-foot Allenmore Behavioral Health Hospital
(ABHH) with associated parking and landscaping improvements at the northwest corner of the existing Allenmore Hospital campus.
3. Two buildings, totaling about 70,000 square-feet will be demolished as part of this proposal: the drive-thru pharmacy located on the north side of the project site and Building A, located on the west side of the project site.
4. The ABBH addition will be 2-stories, about 47 feet in height, and will comply with all other design and development standards for this site.
5. The new addition will be located between 60 to 100 feet from South Union Avenue and
South 19th Street. Likewise, the proposed loading dock will be about 260 feet from the Union Street frontage and over 140 feet from the new addition’s west-facing wall.
6. Conditions of approval have been added to this decision that the parking count for this proposal and the site in general are shown and that the required long-term and short-term bicycle parking facilities are shown on the associated building, site development and demolition permits for this proposal.
Project Site:
7. The project site is located at the northeast corner of South Union Avenue and South 19th Street, within the Tacoma Central Mixed-Use Center.
8. The project site is located within the “HMX” Hospital Medical Mixed-Use District. 9. South Union Avenue and South 19th Street are designated as Core Pedestrian Streets, each
with a right-of-way width of about 90 feet.
Report and Decision LU17-0034 Page 3
Surrounding Area:
10. The surrounding area is comprised of a mixture of commercial and residential uses of varying scales. Likewise, there is a mix of zoning designations surrounding the larger Allenmore site. However, the properties directly across South 19th Street and South Union Avenue are designated “CCX” Community Commercial Mixed-Use District.
11. South 19th Street and South Union Avenue are fully developed with curb, gutter, and sidewalk, perimeter landscaping and street trees.
Additional Information:
12. The applicant has provided a written narrative/justification for the variance request. Refer to
Exhibit “A”.
13. The Director understands the key points of the applicant’s justification to be that the proposed design provides equal or superior results to the requirement from which relief is sought in terms of quantity, quality, location, and function. In particular, for each variance requested: a. TMC 13.06.501.C.6.a. – Street level transparency.
i. 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.
ii. It is important to protect pedestrians and vehicles from interaction with or exposure to the patients and to protect patient privacy.
iii. The proposed design is equivalent or superior in that additional building modulation, material changes, and landscaping are provided. While, the windows may not be entirely transparent, the openings are provided.
b. TMC 13.06.501.C. 7.b. – Building face orientation.
i. 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.
ii. 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.
c. TMC 13.06.510.C.8.a. – Customer entrances.
i. This requirement is more applicable to commercial, retail, and office type uses.
ii. 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.
iii. This location is most suitable and appropriate to minimize patient interface with the public and to protect their privacy.
1 All Exhibits are contained Planning and Development Services Department File No. LU17-0034 and are referenced and incorporated herein as though fully set forth.
Report and Decision LU17-0034 Page 4
14. The City’s Comprehensive Plan provides the following policy guidance regarding design within mixed-use developments:
Policy DD–1.1 Encourage excellence in architecture, site design, and infrastructure and durability in building materials to enrich the appearance of a development’s surroundings.
Policy DD–1.2 Promote site and building design that provides for a sense of continuity and order while allowing for creative expression.
Policy DD–1.6 Encourage the development of aesthetically sensitive and character‐giving design features that are responsive to place and the cultures of communities.
Policy DD–1.7 Encourage development that responds to and enhances the positive qualities of site and context—the block, the public realm, and natural features.
Policy DD–1.10 Provide for public access to light and air by managing and shaping the height, and mass of buildings, while accommodating urban scale development.
Policy DD–1.11 Encourage building and site designs that limit reductions in privacy and
solar access for residents and neighbors, while accommodating urban scale development.
Policy DD–5.14 Promote building design that is compatible with the existing and/or desired character of the area. Building design standards and/or guidelines should incorporate the following elements:
a. Façade articulation options that reduce the perceived scale of buildings and add visual interest.
b. For infill development in established areas, encourage the use of similar façade articulation and detailing as existing structures, where consistent with specific center policies or guidelines.
c. Covered building entries visible from the street and/or common open spaces.
d. Utilize building materials that are durable and provide visual interest.
15. The application was submitted on February 23, 2017. The application was determined complete on March 10, 2017.
Public Notice:
16. Written notice of the application was mailed on April 12, 2017 to owners of property within 100 feet of the site, as indicated by the Pierce County Assessor/Treasurer’s records, to the Central Neighborhood Council and to qualified neighborhood groups, allowing a 14-day comment period. No public comments were received.
Conclusion of Law as Finding of Fact:
17. Any conclusion of law hereinafter stated which may be deemed a finding of fact is hereby adopted as such.
Report and Decision LU17-0034 Page 5
Jurisdiction:
CONCLUSIONS OF LAW
1. The Director has jurisdiction in this matter. See TMC Section 13.05.030.A.
Burden of Proof:
2. The applicant bears the burden of proof to demonstrate that the proposal is consistent with the provisions of TMC Chapter 13.06, including a demonstration of conformance with implementing regulations, applicable provisions of the City’s Comprehensive Plan and other applicable ordinances of the City.
Applicable Regulations:
3. The construction of structures in the “HMX” Hospital Medical Mixed-Use District is subject to design regulations, including street level transparency, building face orientation and customer entrances under TMC13.06.501.C.6.a., -7.b., and -8.a.
The regulations in question read as follows:
TMC13.06.501.C. Mixed-Use District Minimum Design Standards. A. Applicability: The following requirements apply to all development located in any X-
District, except where noted or unless specifically exempted.
TMC 13.06.501.C.6.a. – Street Level Transparency
Report and Decision LU17-0034 Page 6
TMC 13.06.501.C.7.b. – Building Face Orientation
TMC 13.06.501.C.8.a. – Customer Entrances
Criteria for Review:
4. In order for the Director to authorize the variance to design standards, the request must be consistent with one of the following criteria set forth in TMC 13.06.645.B.4.b.
(1) Unusual shape of a parcel established prior to 2002 creates practical difficulties in achieving compliance with the design standard sought to be varied.
(2) Preservation of a critical area, unique natural feature, or historic building and/or feature creates practical difficulties in achieving compliance with the design standard sought to be varied.
(3) Widely varied topography of the building site creates practical difficulties in achieving compliance with the design standard sought to be varied.
(4) Documentation of a pending public action, such as a street widening, creates practical difficulties in achieving compliance with the design standard sought to be varied.
(5) A proposed 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.
Conclusions:
5. Any finding of fact later deemed to be a conclusion of law is hereby adopted as such.
Report and Decision LU17-0034
Page 7
6. The applicant’s primary response for the 3 requested variances are for Criterion 5: A proposed 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.
7. The applicant has also provided a response to Comprehensive Plan policies (in addition to those listed in this staff report) within Exhibit “A” that reflect the design’s response the Urban Form and Design and Development policies and that this proposal is consistent with the Public Facilities and Services policy to serve a state-wide need for additional psychiatric hospital beds.
a. With regards with Criterion 5 for the Customer Entrances and Street Level Transparency variance requests, the applicant has shown these requirements are more applicable to commercial retail and office type uses that serve typical walk-in customers.
While there are currently no flexibility reductions for psychiatric hospitals for these two design elements in the code, it is reasonable to consider the need for privacy and security for the patients and staff that will serve them and their families. The Director agrees that for security and functional purposes, having direct customer entrances off South Union Avenue and/or South 19th Street, is not reasonable for a psychiatric hospital and for this addition onto and existing hospital complex. In addition, other design elements such as larger setbacks than typically found on pedestrian designated streets, a complete landscaping plan, screen walls, building modulation, building material variations, and the use of semi-transparent window openings will help to mitigate the reduced amount of street level transparency for the new addition.
b. With regards to Criterion 5 for the Building Face Orientation variance request, the Director agrees that the existing layout and functional relationship of the new psychiatric wing to the rest of the hospital complex, is a constraint to where the loading dock can be located.
The Director finds that large setbacks, a comprehensive landscaping plan and screen wall will help to mitigate the potential impact of the loading dock facing South Union Avenue.
DECISION
Based on the findings and conclusions, the requested Variances are APPROVED subject to
the following conditions:
Conditions:
1. The applicant must construct the project consistent with the plans and elevations appended to this report and decision as Attachment “A”.
2. The associated building, site development and demolition permits shall show that the required parking for this proposal and for the larger Allenmore site will comply with the Parking Code under TMC Section 13.06.510.
3. The associated building and site development permits shall show the required 6 long-term
and 2 short-term bicycle parking spaces per TMC Section 13.06.512.D.
Report and Decision LU17-0034 Page 10
RECONSIDERATION and APPEAL PROCEDURES
RECONSIDERATION
Any person having standing under the ordinance governing this application and feeling that the decision of the Director is based on errors of procedure or fact may make a written request for review by the Director within fourteen (14) days of the issuance of the written order. This request shall set forth the alleged errors, and the Director may, after further review, take such further actions as deemed proper, and may render a revised decision. A request for RECONSIDERATION of the Director’s decision in this matter must be filed in writing with the Planning and Development Services Department, Room 345, Third Floor, Tacoma Municipal Building, 747 Market Street, Tacoma, WA 98402, on or before June 26, 2017 .
APPEAL TO HEARING EXAMINER
The applicant, property owner, or owners of property entitled to receive a copy of the decision of the Director shall have the right, within fourteen (14) calendar days of the issuance of this decision, or within seven (7) calendar days of the date of issuance of the Director’s decision on reconsideration, to appeal the decision to the Hearing Examiner, not counting the day of the issuance of the decision.
An appeal to the Hearing Examiner is initiated by filing a Notice of Appeal accompanied by the required filing fee. Filing of the appeal shall not be complete until both the Notice of Appeal and required filing fee have been received. The Notice of Appeal must be in writing and shall contain the following:
(1) A brief statement showing how the appellant is aggrieved or adversely affected.
(2) A statement of the grounds for the appeal, explaining why the appellant believes the administrative decision is wrong.
(3) The requested relief, such as reversal or modification of the decision.
(4) The signature, mailing address and telephone number of the appellant and any representative of the appellant.
An APPEAL of the Director’s decision in this matter must be filed with the Hearing Examiner's
Office, Seventh Floor, Tacoma Municipal Building, on or before June 26, 2017 , together with a fee of $332.46. THE FEE SHALL BE REFUNDED TO THE APPELLANT SHOULD
APPELLANT PREVAIL.
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
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ON
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KEY PLAN :
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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"
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
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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.
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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.
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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.
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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.
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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.
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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