HomeMy WebLinkAboutPermit DR-05-82 - CMB DEVELOPMENT - OFFICE BUILDING DESIGN REVIEWDR-05-82
13900 INTERURBAN AVENUE SOUTH
CEDARWOOD HABITAT
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xc: Ping. Dir.
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
CMB Development Corp.
2001 Western Ave. #241
Seattle, WA 98121
Attn: Felix Campanella, A.I.A.
16 November 1981
At its meeting of 12 November 1981, the Board of Architectural Review
approved the development plan application for Tukwila Square Habitat and
office park project. The approval action is based on Exhibits A,B,C, & E
of the application with the following stipulations:
1) Exhibits A & E shall be modified as necessary prior to issuance of
building permits to comply with TMC 18.56.055 and TMC 18.56.040.
2) Trash enclosure locations shall be depicted on Exhibits A & E.
Trash enclosures shall be constructed of materials compatible with
those of the buildings' exterior and shall be gated.
3) Parking stall dimensions presented on Exhibit A shall comply with
Tukwila city standards.
) Sidewalks for the project shall be provided in accordance
with City Ordinances 1158, 1217 and 1233.
5). Roofing material for the project shall be wood shake or shingles.
61 Carports shall be enclosed if permitted by all other agencies with
jurisdiction.
7). Width of planting strip inside the property line from 56th Ave. So.
shall be ten ( feet.
81 Pedestrian access shall be provided from the residential portion of
the project to Interurban Avenue which shall not require passage
through the office buildings.
We appreciate your participation in the design review process.
Tukwil�j l,nning Department
M Caughey
Associate Planner
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CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
AGENDA ITEM Tukwila Square Habitat -- Reconsideration of Stipu-
lations
At the Board's November, 1981 meeting, the Tukwila Square Habitat 28 -unit
condominium project was reviewed and approved. Certain stipulations were
imposed on that approval decision, among them a requirement that the
carport areas be enclosed. In the attached letter from the project
developer, the Board is asked to reconsider this requirement and to
eliminate it from the record.
In paragraph two of the letter, the developer cites two arguments in favor
of leaving the carports open both of which concern public safety. These
arguments have been reviewed by the Fire Marshal and found by him to be
irrelevent, as the carport areas will be fitted with automatic sprinklers
whether they are enclosed or open.
In their discussions of this matter with staff, the applicants have indicated
their concern with the temptation which an enclosed carport presents to the
individual resident to use such space as a "junk storage" area or as an
auto repair bay. Both of these conditions are undesirable in their view.
We suggest, however, that both situations can be controlled through the
covenants and restrictions of the comdominium owner's association, rather
than through the elimination of garage doors. For example, it is not
uncommon for condominium restriction documents to forbid mechanical work
in parking and carport areas, or to require that carport areas be kept clear of
all materials which inhibit their use as parking areas. Additional incentive
to actually use enclosed carports as parking areas, rather than leaving
vehicles outside in the driveway, can be provided by equipping each unit
with an automatic garage door opener -- a relatively inexpensive and very
positive selling point which will aid the developer in marketing the project.
Staff believes that retention of the carport enclosure stipulation will
enhance the visual quality of the project as observed from the Terrace
Apartments and 56th Avenue South. Our intent in this report is not,
however, to argue for or against the Board's prior decision, but to suggest
that other factors and alternatives should be investigated before the garage
door requirement is eliminated.
Cedarwood Habitat
AGENDA ITEM
INTRODUCTION
Cedarwood Habitat is a proposed
multiple -use development on the
west side of Interurban Avenue across
from Foster Golf Course which includes
seven 4 plex condominiums and three
3 -story office buildings. The appli-
cants are requesting B.A.R. approval
of site and architecture for both
the residential and office portions of
the project, and landscape approval for
the residence area only. Board of
Architectural Review for this
project is required as a condition of
environmental assessment.
DISCUSSION
A) Site Plan (Exhibit 'A')
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
The subject property was rezoned to the C -2 classification by
Ordinance No. 432 adopted in July, 1965. We have checked the setback
relationships of each building and find them to meet or exceed minimum
standards specified in the C -2 zone. We have also compared the posi-
tioning of each building relative to the site's topography and find
substantial compliance with the City Council's grant of waiver approval
on 20 April 1981.
Building heights in both the residential and office portions of the
site to comply with TMC 18.30.030.
Parking for the office site is calculated at 4 spaces /1000 sq. ft. of
net rentable area. Each building isestimated to contain 16000 of
rentable floor area, equaling 192 required spaces. 82 open -air
spaces are depicted on Exhibit "A ", although the "zero- degree" stalls
parallel to Interurban Avenue are too short (23' length required).
Thus, the actual number of open -air spaces may have to be reduced to
comply with dimensional requirements. Thirty -eight spaces will be
provided beneath each building with cars to be stacked three -deep in each
bay.
Page -2-
Cedarwood Habitat
Driveway openings for the residential area must be relocated at least
twenty feet from property corners to satisfy TMC 18.56.040.
The Board must also interpret TMC 18.56.055 (2) to determine if
the applicant has complied with the required 15' wide special land-
scaped setback on 56th Ave. So. Note that a portion of the landscaped
area falls within the public right -of -way. Generally, it has been
the Board's policy to measure landscape setback minimum requirements
inward from the property line. Should this policy remain for the
Cedarwood proposal, additional landscape depth on theh56th Ave.
frontage will be needed, but should not be accomodated by allowing
reduction of the rear setback dimensions shown on Exhibit A.
Final site drawings for building permit approval should depict location
of all trash enclosures on the project grounds.
B) Architecture
Both the office and residential portions of the project will coordinate
in exterior appearance by common useage of diagonal 1" x 4" cedar
siding. A color.-keyed metal roofing material will be used on the office
buildings, and cedar shingles will be used on the 4 -plex units. The
applicants will be prepared to present a formal materials board for
your review at the meeting, and staff has no concern about the projects
proposed architectural concept.
C) Landscaping (Exhibit E)
Landscaping approval is requested only for the residential area at this
time. Note that Exhibit "E" indicates the designer's intent to retain
significant native trees at the southwest corner of the site. This
intent may be compromised to some degree, .however, by the need to
relocate the driveway opening as discussed earlier. Generally, the
plant materials proposed reflect a great deal of variety in seasonal
color, leaf textures and growth habit; we have no concerns with the
landscape plan.
Sidewalks
RECOMMENDATION
Staff recommend that the development plans for Cedarwood Habitat be
approved according to exhibits A,B,C, & E of the application with the fol-
lowing conditions:
It should be noted that the site and landscape plans do not depict a public
sidewalk on either the Interurban Avenue or 56th Avenue So. street
frontages. Unless a City Council waiver relieves the applicant from this
requirement, sidewalks will be needed on both frontages. The Board should
evaluate the proposed planter -area depths at streetside for adequacy in light
of their probable reduction in width for sidewalk construction purposes.
Page -3-
Cedarwood Habitat
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Exhibits A & E shall be modified as necessary prior to issuance of
building permits to comply with TMC 18.56.055 and TMC 18.56.040.
2) Trash enclosure locations shall be depicted on Exhibits A & E. '
Trash enclosures shall be constructed of materials compatible with
those of the buildings' exterior and shall be gated.
Parking staf' dimensions presented on Exhibit A shall comply with
Tukwila city standards.
4) Sidewalks for the proposed project shall be provided in accordance
with City Ordinances 1158, 1217 and 1233.
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SITE PLAN
SITE PLAN
ELEVATION
CEDARWOOD HABITAT
GRADE
SECTION
CAMPANELLA GROUP
MASTER LAND DEVELOPMENT APPLICATION FORM
NOTE: Please write legibly or type all requested information -- incomplete
applications will not be accepted for processing.
SECTION I. GENERAL DATA..
APPLICANT'S NAMEFelix M. Campanella, AIA TELEPHONE:(206) 624 - 5265:
t. MB Development Corporation •
2) APPLICANT'S ADDRESS 2001 Western Ave. #241 ZIP: 98121
3) PROPERTY OIVNER'S NAME same TELEPHONE: ( ) same
4) PROPERTY OWNER'S ADDRESS same ZIP:
5) LOCATION OF PROJECT: (geographic or legal descrip.) See attached legal.
Fronting on Interurban Avenue between the extension of South
139th StrPPt and Smith 137th Street gad extending wPatPrly to
56th Avenue South. (see map)
6) NAME OF PROJECT(OPTIONAL) Tukwila Square Habitat & Office Park
SECTION II: PROJECT INFORMATION
7) BRIEFLY DESCRIBE THE PROJECT YOU PROPOSE: 3 office buildings on lower shelf of
property and seven four -plex multi - family condominium buildings on
upper shelf of property bordered by 56th Avenue South.
8) DO YOU PROPOSE TO DEVELOP THIS PROJECT IN PHASES? [DYES [JNO
9) PROJECT
a. NET ACRES 4.54 c. PARKING SPACES 192
b. GROSS ACRES 4.54 d. FLOORS OF 3
CONSTRUCTION
e. LOT AREA COVERAGE BLDG.49, 040 SQ.FT. LANDSCAPE 76,000 SQ. FT.
PAVING72,750 SQ. Fr.
10) DOES THE AVERAGE SLOPE OF THE SITE EXCEED 10%? L' I YES I:10
11) EXISTING =ONING C - 12. EXISTING CCMP.PLAN R - & R -
13) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION [DYES ENO
ON THE CITY'S ENVIRONMENTAL BASE MAP?
14) IF YOU WISH TO HAVE COPIES OF CITY CORRESPONDENCE, STAFF REPORTS, OR OTHER
DOCUMENTS SENT TO ADDRESSES OTHER THAN APPLICANT OR PROPERTY OWNER, PLEASE
INDICATE BELOW.
a. NAME: none ADDRESS:
b. NAME: ADDRESS:
OVER
NT'S AFFIDAVIT
I, , being duly sworn, declare that I am the
contract purchaser or owner of the property involved in this application and
that the foregoing statements and answers herein contained -nd the information
herewith submitted are in all respects true and correct to the best of my
knowledge and belief.
DATE ••• r/
SSubscribed and sworn before . me
this ,_ . / day of /G'D2 , 1927
Notary Public in and for the State of Whington
residing at • Se!d/
Contract • rc aser or owner)
SECTION IV: SUPPORTING MATERIAL REQUIREMENTS
TYPE OF APPLICATION
F REZONING
I USE
VARIANCE
flCOMPREHENSIVE � PLAN AMENDMENT
I ( SHORELINE MGMT. PERMIT •
flWAI\R
E SHORT SUBDIVISION
Fi SUBDIVISION
®BINDING SITE IMPROMIEN PLAN
xx
ARCHITECTURAL REVIEW
E LANDSCAPE REVIEW
SCHEDULE A,
3,4,7
2,3,4,5,9 + ,12
2,3,4,6,9
9,10
11
* *SEE TABLE 1 FOR DESCRIPTION
+ OPTIONAL AT STAFF ''S DIRECTION
SUPPORTING MATERIAL **
SCHEDULE E, 1,2,3,4,5,9
SCHEDULE C, 2,3,5,9
SCHEDULE F, 3,5,9
SCHEDULE D, 2,3,4,5,9
SCHEDULE B, 2,3,4,5,8
3,9,10+
THE CAMPANELLA GROUP INC.
architects - consultants - planners
11 January 1982
Mr. Mark Caughey
Assistant Planner
City of Tukwila
6200 - Southcenter Blvd.
Tukwila, Washington 98188
Re: Tukwila Square Habitat
Board of Architectural Review (BAR)
Dear Mr. Caughey:
As per our discussion of last Friday, we respectfully request . a review by the
BAR of their imposed condition on the referenced project concerning the en-
closing of carports.
It is our position the enclosure of the carports adversly affect the appearance
of the units, creates a potential fire hazard by concealing the improper storage
of flammable products and, curtails access to firefighters in the event of an
auto fire in any of the units.
We believe the foregoing concerns are of serious significance and request
reversal of the Boards position regarding the subject carports.
We understand the next meeting of the BAR is scheduled for 28 January.
If the agenda Derails, may be heard at that time.
Th:.ou for y6ur attention to this request.
FMC : sd
R. R. Tydings
4200 S. 375th
Auburn, Wa 98002
cc:
TCG
market place one ° 2001 western ave. ° suite 241 ° ' Seattle, wa 98121 ° (206) 624- 9707
1903 NIAILA
us 0
xc: Ping. Dir.
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
CMB Development Corp.
2001 Western Avenue #241
Seattle, WA. 98121
Attn: Felix Campanella, A.I.A.
SUBJECT: Tukwila Square Habitat
31 December 1981
In response to your letter of 29 Decmber 1981, we are pleased .
to confirm that the existing zoning classification of C -2 for
the property upon which the Tukwila Square Habitat project will
be constructed is appropriate both for office and multiple -fam-
ily residential uses.
We are pleased to welcome your project into the Tukwila community.
TUKWILk/PLANNING DEPT.
Mark Caughey
Associate Planner
Mr. Mark Caughey
6200 Southcenter Blvd.
Tukwila, WA 98188
RE: Tukwila Square Habitat
Dear Mark:
FC /blk
December 29., 1981
For the purpose of financing the above project through FNMA,
we need a letter from your office stating that zoning of the
property is proper to construct the fourplex proposal.
Your assistance is appreciated.
LA
'1(1 CityC f Tukwila
0 ° Z 6200 Southcenter Boulevard
< Tukwila, Washington 98188
190E
December 23, 1981
Public Works Department 433 -1850
Via Planning /Building Department
6200 Southcenter Blvd.
Tukwila, Wa. 98188
Group 5
3718 Pacific Highway East
Tacoma, Wa. 98424
Dear Sirs:
Re: Cedarwood Habitat Plan Resubmittal
The following is the review of the resubmittal site plans for the
Cedarwood Habitat sheets 1 through 6, revised 12/4/81 per the City
of Tukwila letter dated 11/12/81.
Ted Uomoto, Director
This resubmittal is in response to the Public Works Department letter
approving the original site plans submittal and is therefore supplemental
to that set of drawings.
Your storm retention calculations have been reviewed and found to be
acceptable.
Under the heading Fire Loops /Hydrants per the 11/12/81 letter (attached),
the permit fee inspection for the fire loops and hydrants is $25.00.
Under the title Domestic Water Meters (11/12/81 letter attached),
domestic water meters are to be located on the plan and per discussions
with Dave Grage of the Tukwila Water Department at 433 -1863.
Under the title heading Fire Loops /Hydrants (11/12/81 letter), plan
submittals for the Public Works Department final review shall be stamped
by the insurance underwriters and the Tukwila Fire Department.
With reference to the 11/12/81 letter, under the titles Sanitary Sewer
Main Extension and Storm Drains, it has come to the attention of the
Public Works Department that existing easements for storm and sanitary
sewer mains exist on this property. These easements shall be shown on
the final plans for that we can be assured that no structures are being
built over these easements.
Sincerely,
Phillip R. Fraser,
Senior Engineer
cc: Ted Freemire, Public Works Superintendent
Attachments (2)
PF /jst
Re: Cedarwood Habitat Plan Resubmittal
(Continued)
Under Storm Drains for the 11/12/81 letter, and per this plan
submittal, all 4 -inch radius storm pipe under roadways shall be
changed to 4 -inch corrugated metal pipe.
Per the anchor detail on the plan submittal, the "Anchor Detail"
shall be for storm pipe at slopes at or greater than twenty
percent (20 %). The anchor detail shall be changed to a concrete
block and strap with a minimum spacing of twenty (20) feet or at
each pipe joint.
Per the notes on page 6 of the plan submittal, clay and asbestos
cement pipe is not approved for sanitary sewer mains or side sewers.
Also private mains are limited to concrete pipe only.
Under the heading Sanitary Sewer Main Extension (11/12/81 letter),
prior to carrying out the construction of manhole #1, a construction
procedure shall be provided and approved through the Public Works
Department.
Under Curb Cut /Access /Sidewalk.Permit Section, (11/12/81 letter),
concrete drive aprons shall be provided per the Tukwila Public Works
Department standard plans at the two exits onto 56th Ave. So.
Under Storm Drains, (11/12/81 letter) to accomodate all public
drainage in 56th Ave. So., a new catch basin with inlet top type I,
shall be provided at the south end of the new sidewalk and into the
public system in 56th Ave. So.
If you have any questions regarding these matters please do not
hesitate to call me at 433 -1856.
Legal Descriptio( - Continued
PARCEL A
A tract of land in that portion of the Stephen Foster Donation Claim No.
38, in Section 14, Township 23 North, Range 4 East, Willamette Meridian,
in King County, Washington, described as follows:
Beginning at the intersection of the southerly line of South 137th
Street (formerly Lemon Road) produced north 74 ° 04' east and the north—
easterly line of 56th Avenue South (formerly Lemon Road), which point is
described as the point of beginning in that certain correction deed
dated December 26, 1903, and recorded January 22, 1904, in Volume 362 of
Deeds, page 625, records of the Auditor of King County, State of
Washington;
thence south 45 ° 49' east along said northeasterly line of 56th Avenue
South 275 feet to the true point of beginning;
thence north 74 ° 04' east 125 feet;
thence south 45 ° 49' east 162.435 feet;
thence south 65 ° 58'45" west 115.96 feet;
thence north 45 ° 49' west 181.25 feet to the true point of beginning, in
King County, Washington.
PARCEL B
A tract of land in that portion of the Stephen Foster Donation Claim No.
38, in Section 14, Township 23 North, Range 4 East, Willamette Meridian,
in King County, Washington, described as follows:
Beginning at the intersection of the southerly line of South 137th
Street (formerly Lemon Road) produced north 74 ° 04' east and the north—
easterly line of 56th Avenue South (formerly Lemon Road) which point is
described as the point of beginning in that certain correction deed,
dated December 26, 1903, and recorded January 22, 1904, in Volume 362 of
Deeds, Page 625, records of the Auditor of King County, State of
Washington;
thence north 74 ° 04' east along said southerly line of South 137th Street
(formerly Lemon Road) produced 125 feet to the true point of beginnining;
thence continuing north 74 ° 04' east 180.204 feet, to the southwesterly
line of Interurban Avenue South, a State Highway;
thence south 44 ° 51' east along said southwesterly line 407.32 feet;
thence south 65 ° 58'45" west 161.64 feet;
thence north 45 ° 49' west 437.44 feet to the true point of beginning.
PARCEL C
An udivided one half interest in a private access or lane, 15.76 feet in
width, bordering on the northerly side of said tract, and described as
follows:
Beginning at the intersection of the southerly line of South 137th
Street (formerly Lemon Road (produced and the northeasterly line of 56th
Avenue South (formerly Lemon Road);
thence north 74 ° 04' east along said southerly line produced, 305.204
feet, to the southwesterly line of Interurban Avenue South, a State
Highway;
thence north 44 ° 51' west, along said southwesterly line 18 feet;
thence south 74 ° 04' west 305.56 feet to the northeasterly line of 56th
Avenue South (formerly Lemon Road);
thence south 45 ° 49' east along said northeasterly line 18.18 feet to the
point of beginning.
Supporting Material #3
Legal Description
That portion of the Stephen Foster Donation Claim No. 38, Township 23
North, Range 4 East, W.M., in King County, Washington, described as
follows:
Beginning at the intersection of the Westerly line of the Puget Sound
Electric Railway with the South line of said Donation Land Claim;
thence along said Westerly line North 45 ° 00'00" West 561 feet, more or
less, to a point 397 feet Southerly from its intersection with the
Southerly line of an 18 foot lane (now known as South 137th Street);
thence South 65 ° 00'00" West 211 feet, more or less, to a point which is
128 feet North 65 ° 00'00" East from the Easterly margin of Lemon Road
(56th Avenue South) as established March 9, 1906;
thence South 45 ° 49'00" East 85 feet;
thence South 65 ° 00'00" West 128 feet to a point on said road margin
which is South 45 ° 49'00" East 541.25 feet from the Southerly margin of
said 18 foot roadway;
thence along said Lemon Road (56th Avenue South) South 45 ° 49'00" East
273.53 feet, more or less, to the South line of said Donation Land
Claim;
thence East along the South line of said tract 444.50 feet, more or
less, to the point of beginning;
EXCEPT the Easterly 60 feet in width heretofore conveyed to King County
for road.
Legal Description ( atinued
That portion of the Donation Land Claim of Stephen Foster, designated as
Claim No. 38, being parts of Sections 14 and 15 in Township 23 North,
Range 4 East, W.M., in King County, Washington, described as follows;
Beginning at the intersection of the South line of said Donation Claim
No. 38 with the Easterly line of Lemon Road, which point is 926.45 feet
South and 1,499.40 feet East of the West quarter corner of Section'14 of
said Township and Range;
thence Northwesterly along said road line, 365 feet, more or less, to a
point which is South 45 ° 49' East 456.25 feet from the South line of an
18 foot lane known as East Avenue and the true point of beginning of the
Tract herein described;
thence South 45 ° 49' East, along the Easterly line of said Lemon Road, 85
feet;
thence North 65° East 128 feet;
thence North 45 ° 49' West 85 feet;
thence South 65 West 128 feet to the true point of beginning.
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