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HomeMy WebLinkAboutPermit L95-0054 - THE PEAKS AT TUKWILA - SUNSHINE RIDGE CONDOMINIUMS PLANNED RESIDENTIAL DEVELOPMENTThis record contains information which is exempt from public disclosure pursuant to the Washington State Public Records Act, Chapter 42.56 RCW as identified on the Digital Records Exemption Log shown below. L95 -0054 The Peaks at Tukwila / Sunshine Ridge Condominiums 15310 Macadam Road South RECORDS DIGITAL D- ) EXEMPTION LOG THE ABOVE MENTIONED PERMIT FILE INCLUDES THE FOLLOWING REDACTED INFORMATION Page # tode Exemption = Brief Explanatory DeSctiptiop �t�tutel ule The Privacy Act of 1974 evinces Congress' intent that Personal Information — social security numbers are a private concern. As such, individuals' social security numbers are Social Security Numbers redacted to protect those individuals' privacy pursuant 5 U.S.C. sec. DR1 Generally — 5 U.S.C. sec. to 5 U.S.C. sec. 552(a), and are also exempt from 552(a); RCW 552(a); RCW disclosure under section 42.56.070(1) of the 42.56.070(1) 42.56.070(1) Washington State Public Records Act, which exempts under the PRA records or information exempt or prohibited from disclosure under any other statute. Redactions contain Credit card numbers, debit card Personal Information — numbers, electronic check numbers, credit expiration 7 DR2 Financial Information — dates, or bank or other financial account numbers, RCW RCW 42.56.230(4 5) which are exempt from disclosure pursuant to RCW 42.56.230(5) 42.56.230(5), except when disclosure is expressly required by or governed by other law. L95 -0054 SUNSHINE RIDGE CONDOMINIUMS PLANNED RESIDENTIAL DEVELOPMENT 15200 MACADAM RD S 03/02/98 15:51 FAX 206 232. -9879 FDC COVENANT MORT. ool Fou nc a-ion Develo ament Coro. formerly FOJ ckitio 1 Mortgc-xje Corp. Suite 304, Globe Building, 9725 S.E. 36th, Mercer Island, Washington 98040 -3840 (206) 232 -3510 FAX (206) 232 -9879 JACK J. SPITZER, chairman BARRY F. OWEN, president ROBERT 8. SPITZER, secretary VIA FAX AND MAIL Fax No.: (206) 431 -3665 Mr. Steve Lancaster Director City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 Dear Steve: iJ , 1998 JNrfY ,, .VELOPMEN March 2, 1998 RE: B95 -0128 through 130: North Elevation of Building B Response to Planning Dept. Request February 26, 1998 Thank you for extending me the courtesy of your call regarding my inquiry about the elevation of the north side of the five story structure of the Peaks at Tukwila. I am writing to you to respond to the Planning Department request that I bond additional work for the changes Mr. Vernon Umetsu has requested in his conversations with our contractor, J. Kane and Company. To make the changes that Mr. Umetsu has requested will cost approximately $4,000.00. I would like to emphasize that at no time during the hearings before the City Council was there any intent on our part to rework the north side of the building, which, at the time of these hearings, was completely sided. Furthermore, I'm told it was never detailed in any of the approved drawings by the City, prior to the installation of the vinyl siding, to have a separate color other than the base color of the building on this, our least viewed elevation. In reality, only the renters in the LaVista see this elevation. It is very clear that there was a difference of the depth of the north wall of the elevator shaft and the stairway walls extending to the north beyond the breezeway . decks. This has been accomplished as drawn and without further need of a color difference to enhance the same. , 03/02/98 15:52 FAX 206 232879 lWr. Steve Lancaster City of Tukwila March 2, 1998 Page 2 COVENANT MORT. 01002 I would also like to refer you to the comments made to the City Council by our contractor that he did not intend to remove five stories of siding to add outside corners in that this process would be very costly. He also informed all of us that the material was not compatible for use with Dryvit since the extruded parts of the siding were designed for vinyl siding only. I remember several council members asking for alternatives to modulate the west elevation. After an exhaustive discussion, they agreed that to change the siding did not seem practical for anyone. I take particular pride in the fact that the existing north elevation is far superior to the adjacent properties. I do not see any reasonable objection to leaving the existing elevation as is. I respectfully request your consideration of this matter and your administrative variance to concur with this letter. In the meantime, I will submit another City of Tukwila Developer's Project Warranty Request Form to cover the cost of both the siding and roof issues at 150% of cost which will amount to $9,750.00. May we please pick up our Certificate of Occupancy tomorrow morning. Thanks very kindly. BFO:er Enclosure Barry F. Owen 03/02/98 15:52 FAX 206 23P 41,879 MAR 02 '90 1E: :'r1 TUKWILr DCD/PW COVENANT MORT. 1j 003 City or Tukwila 13.2i2. DEVELOPER'S PROJECT WARRANTY • REQUEST FORM r _W r i� 1y�pv fS1�I 1 L {1� o.. .L• h.:. r: r. �j G2t' '..- -r-�rr NAMEOFDEV LOPMENT: The Peaks at Tukwila, a condominium DEVELOPMENT ADDRESS: 15310 and 15340 Macadam Road South DATE March 2, 1998 PERMITNO.: 8-95 -0128, 29 & 30 CASH ASSIGNMENT SMALL. HE REFUNDED BY MAILING TO: NAME Barry F. Owen, President TEL NO. ADDRESS: 9725 S. E. 36th Street, Suite 304 (please print) CITYISTA1EZIP Mercar Island, WA 98040 -3840 5FfxoN OF rrEMrs d se COMPLETED ( CE PLAN CUMENT WFIERE ITEMS ARE DESCRIBEDt Please see attached Exhibit "A" As the owner, or authorized agent of the owner, I hereby submit cash or cash equivalent in the amount of $ 9, 750.00 ($150% of value to compete work described above) and attach supporting documentation for value of work. 1 will have this work carried out and call for a final Inspection by this date: ( 6 / 01 ► 98 ), or risk having the City use these funds to carry out the work with their own contractor or in -rouse manpower. If Ilan to carry out the work. I hereby authoriz - ity to go onto the property to carry out completion of the above deficiencies. I further agree to complet e; 11- l ; ,� ve prior to requesting inspection and release of these funds. SIGNED: TrTLE President, Foundation Development Corp. SIGNED: AMOUNT: THIS FUND IS AUTHORIZED TO BE ACCEPTED. DEPARTMENT HEAD: CASH EQUIVALENT DEPOSITED THIS DATE: RECEIVED BY: t.• .Y.- Tv,,!. .... ,-•Pin .a.y. ,. mv. .w. 44'Fkr E :f4 72 HOUR NOTIFICATION FOR INSPECTION AND RELEASE OF FUNDS DEVELOPER'S REPREsENTATlVE All work identified Iri Section 1 of this form has now been completed and retumed to departmertt which authorized warranty. 1 hereby request inspection and release of my cash/cash equivalent. DATE •t• .c$.. l a .. .. ant'' •'A` CHECKI D BY I have reviewed the above work and found It acceptable and therefore authorize the release of the above cash assignment. AUTHORIZED BY: DEPARTMENT: CASH EQUIVALENT - LETTER AUTHORIZiNG RELEASE CASH CITY CHECK NO. AMOUNT: RELEASED THIS DATE: RELEASED SY: , FINANCE DEPT. Upon completion through Section 2, Finance personnel shall and copies to: - Developer - Finance Department - Permit Coordinator, DCD Upon completion at entire form. France personnel shad send copies to: - Developer - Finance Department - Permit Coordinator, DCD z W U. V o Ww w0 LL Q. co a =a w z� z o: ut U� O -: 0 I- Z O~ z 03/02/98 15:53 FAX 206 232-11,879 COVENANT MORT. EXHIBIT "A" To City of Tukwila Developer's Project Warranty Request Form Roofing, EDCA Roofing Siding, T. Kane & Co. M9rch 2,1998 $2,500.00 $4,000.00 $6,500.00 X 150% $9,750.00 el 4 II) Barry. F. Owen, President Foundation Development Corp. • '.• ' 03/02/98 15:53 FAX 206 232 -4879 COVENANT MORT. Q11005 ASSIGNMENT OF SAVINGS ACCOUNT FOR. VALUE RECEIVED, the undersigned assigns, transfers and sets over to the City of Tukwila, all right, title and interest in and to $9.750.00 in Savings Account No. in Columbia Seafirst Bank, Main Branch. The City of Tukwila shall have sole power and authority to demand, call and receive said deposit and to give receipt and acquittance therefore upon presentation of a signed statement that Foundation Development Corp.. Barry F. Owen, President, has failed to perform in accordance with the provisions of Permit No. B 95 -0128, 8 -95 -0129 & B 95 -0130 and the City of Tukwila. This assigrunent is limited to the principal sum only. This assignment is for the purpose of providing a performance guarantee with the City of Tukwila for Nino Thousand Seven Hundred Fiftv and no /l00 Dollars, applicable to property located at 15310 and 15340 Macadam Road South, Tukwila, WA. It is understood and agreed that Seafirst Bank holds the certificate covering said account in its possession and agrees to hold $9.750.OQ until a written release of this assignment from the City of Tukwila is received or until the City of Tukwila Department of Community Development exercises its sole power and authority to demand or call the deposit. Release of this deposit will be in accordance with the rules and regulations adopted by the Seafirst Bank. Signed and dated at Mercer Island, Washington, this 2nd day of March, 1998. Name of Company or Corporation: Foundation Development Corp. Barry F. Owen. President By: Barry F. Owen Printed Name Address: 9725 S.E.36th, Suite 304 Mercer Is_, WA 98040 Phone: (206) 230 -0236 APPROVED AND ACCEPTED: The undersigned accepts the foregoing assignment and to host said account pursuant to the terms thereof: Bank: Seafirst Bank By: Printed Name APPROVED AND ACCEPTED: Branch: Main Address: 701 5th Ave., Floor 12 Seattle, WA 98124 Phone: (206) 358 -3058 The undersigned hereby accepts the foregoing assignment of Account No. in the amount of $ in satisfaction of bond requirements of Permit No. $ -95 -0128. B -95 -0129 and 13 95 -0130. City of By: Title: Department of Printed Name S'.Y'� `.:i- :';:�Fu;s % itixu +euch+•x�iri;F,da:7:,a.�:�est .alr;„1.�:la.Y: >i 03/02/98 15:54 FAX 206 237 - --6879 MAR -02 -9e MON 13:05 COVENANT MORT. C1 006 March 2,1998 Foundation Development Corporation 9725 S.E. 36th Suite 304 Mercer Island, Washington 98040 Attention: Mr. Barry Owen President Reference: Peaks At Tukwila Final Roof Coating North Elevation Siding Change Dear Barry; Per our conversation this morning listed below are the additional items that will need to be bonded in order for our firm to complete this project to the satisfaction of the City of Tukwila. The cost for installation of the final roof coating for both buildings A and B of the Peaks. At Tukwila is $ 2,500.00. This coating will be provided by the roofer within (6)0 sixty calendar days or sooner depending on weather conditions. This work will be accomplished by our roofing contractor EDCA Roofing. The cost for installation of vial siding and dryvit combination on the north elevation of building B as discussed is $ 4,000.00. This work will be accomplished by J.Kane and Company Inc. If you have any questions please contact ma at 1 800 294 5561. sincerely hn P. Kane resident P.01 Paper 1- 800. 294.5561 • 3422 Belvidere S.W. Seattle, WA 98126 03/02/98 15:54 FAX 206232 --1879 COVENANT MORT. MAR -02 -98 MON 13:06 1. � !6Ph1 F iDii Marco tad, 199S. Mr John Kaae 1. K & Company 42: Belvidere SW Seattle, WA 98126 800.294 5561 Project: Peaks of Tukwila Final roof coating on Buildings A & B. Labor and Materials: S 2,500.00 Please call if you have any questions. !banks, ED:A INC. TO. .v;i...Xli.•i.ti'z,Y.: ts.iY: Ye.'; •r '•'Is' iw�: i�S3:a�uit-.','uiuSiGi'u;ftil'i: ":.:?f'S'.'irAiv`'i'a.Y`i5i.'i Y/ iSi2� :�hu'a.+.'Fitd!�ii ?'.:i:;:�j`: _.i':r' j*''c J.KANE & COMPANY ,11 'Hi I, I/ 1:1 111,1N/1111,11 V! '1 1N.'; I I71 q ;111 IN I II ;M February 27, 1998 / // Mr. Steve Lancaster, Director Department of Community Development City of Tukwila 6300 Southcenter Boulevard Ste 100 Tukwila, WA 98188 4: `? RE: B95- 128 -130: North Elevation of Building B response to Planning Department request on February 26, 1998. Dear Mr. Lancaster: This letter is in response to a 2/26/98 call from Mr. Vernon Umetsu, Associate tZ o IU a Planner, regarding the reveals on the North elevation of Building B. The request : D is to change the siding color to provide a contrasting color to enhance the o °; existing structural columns that vertically parallel the elevator shaft for five O ' off,_. stories. The change request included the provision for additional bonding, at w w 150% of cost, to finish the processing of our Certificate of Occupancy request. 1-- As you are aware, we are expecting the receive this certificate today. ;- Z,` °tw) u) As we discussed at the City Council hearings, the vinyl siding installation had T.: o been agreed to by the original contractor, Bulloch Construction, Mark Goldberg who represented the owners, and the City Planning Department, and was in place upon our arrival to the job site in early May 1997. To accomplish "modulation" of the elevations and architectural look of the building by changing the outside corners of the vinyl siding requires complete removal of the siding itself to get at the extrusion of the outside corners. I answered several questions from the City Council members regarding this process, and the conclusion of the council was that they did agree that it would be very costly to do the same, not requiring us to change the installed materials. Vernon Umetsu, Associate Planner, did request that the recreation deck entry to Building B. be architecturally improved using Dryvit, as was the lobby entry to Building A. The City Council agreed to this modification, so we did remove vinyl siding from the recreation deck entry accomplishing this change. There was no siding on the lobby entry to Building A, so we could enhance it without any siding removal. Pager 1- 800 -294 -5561 • 3422 Belvidere S.W. Seattle, WA 98126 1} 1,T„*t, i. eIPZerrry�4ae !cs��:nt�:,*��w.,.:ati+s. m�+b'7 k:.,} ;: Tirwc.cz.„.::NF.; ,Sa .'Gs% t rrn, t.. At the City Council meeting we explained that the contrast color, True taupe, used on Building B was no longer produced by the manufacturer, making it nearly impossible to make changes to Building B. that would match the rest of the building colors. That, plus the City's request to have Building A, have different, but complementary colors from Building B. allowed us to change Building A to new, readily accessible, complementary colors. During the walk through with Mr. Umetsu, on the morning of February 26, 1998, he asked me about this issue. I told him that I would have to do something about the cedar portions of the shaft located at the walkway levels, and I would look into his request for changes in the siding. I did not state that I intended to remove, or replace the siding. am asking your concurrence that the siding be left as is, per our agreement with the City Council. They had toured the site prior to the hearings, and only agreed to the requested removal of the siding at the Building B. recreation deck entry. Since the material is not available to match the True taupe product on the rest of Building B., any attempt to use other materials would be completely different and defeat the purpose of any change. respectfully request your immediate response. You can call me at 246 -8642 at the site, or 1- 800 - 294 -5561 on my pager. Sincerely, ohn P. Kane, Jr. President cc: Barry Owen Vernon Umetsu ..FEB -27 -1998 11:15 SUCCESS ROOFING 206 631 1453 P.02 Phone: (253) 631.1400 Fax: (253) 631 -1453 !SUCCESS HOOFING, INC. Fora Quality Roof 23605 - 1581h S.E. KENT, WASHINGTON 96042.9985 SUCCERI 153L7 2 -27 -98 Steve Lancaster, Director Department of Community Development City of 'Tukwila 6300 Southcenter Blvd. Tukwila, WA. 98188 : The Peaks at Tukwila(condominium) Dear Mr. Lancaster, My company, Success Roofing, Inc., is willing to perform the final work on the roof at the above referenced conodiniums in order for it to comply with a "Class a" roof. The final work to be done is the applica�- tion of the Davelin 2000 coating to the roof. We are in the process of preparing a contract for this work, and then we will only need a stretch of dry weather so we may perform this work. This letter is provided to inform you of these facts and help the owners obtain any permits or ap- provals they may need. Thank You Sincerly, Nadine Lowrimore/President TOTAL P.02 Fount c tion Dovobpment Co f rl orme y nation Mortgage Corp. Fou Suite 304, Globe Building, 9725 S.E. 36th, Mercer Island, Washington 98040 -3840 (206) 232 -3510 FAX (206) 232 -9879 JACK J. SPITZER, chairman BARRY F. OWEN, president ROBERT B. SPITZER, secretary February 27, 1998 VIA FACSIMILE AND MAIL: Fax: 206 - 431 -3665 j`'i f; { '"' 2 1998 Pages: 1 Mr. Steve Lancaster Director City of Tukwila Department of Community Development 6300 Southcenter Blvd., #100 Tukwila, WA 98188 RE: The Peaks at Tukwila Dear Mr. Landcaster: Due to your busy schedule, I have been unable to reach you by telephone this morning.. Therefore, please excuse my writing to you at the last minute, prior to the City's issuance of our Certificate of Occupancy (C.O.) On the City's check list of items needed, is a letter from the roofing contractor. When we asked for such a letter, they brought to our attention that one final coating on the flat surfaces had not yet been completed. F.f'..�i.. O'41`.J i X.,,.. ' c�EVL..LOi EN i Today, you will receive their written assurance this final coating will be installed as soon as weather permits. I have already paid the roofer for this final step. However, if you so request, I will increase our 150% bond with the City a!so.. Thank you for your continued cooperation. John Kane is standing by anticipating picking up the C.O. this afternoon. BFO:er Barry F. Owen 0 J City of Tukwila Washington Resolution No. % A RESOLUTION TO APPROVE A REVISED DESIGN FOR THE "PEAKS" PLANNED RESIDENTIAL DEVELOPMENT (FORMERLY KNOWN AS SUNSHINE RIDGE) AND ADOPTING FINDINGS AND CONCLUSIONS. WHEREAS a project design was previously' approved in City of Tukwila Resolution No. 1331 (City of Tukwila Planning Division file number L95- 0054); and WHEREAS' significant individual and cumulative design changes have been proposed by the applicant which require further approval by the City Council; and WHEREAS the City Council held a public hearing on August 11, 1997, after .properly posting a notice of the hearing on the site, mailing notice to property owners within 500 ft. of the site boundary and hand delivering notice to residents within 500 ft. • of the site boundary; and WHEREAS the City Council did provide preliminary direction as to:the resolution . of outstanding issues after the close of the public hearing; and • WHEREAS the applicant has submitted drawings to demonstrate their proposed implementation of the City Couricil direction; and WHEREAS subsequent minor site plan changes have also been reviewed' and approved; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO HEREBY RESOLVE AS FOLLOWS: Sectional. Revisions to the previous design approval (Res. 1331) were proposed based on submitted'plans. Section 2. The City Council finds that the proposed plans and subsequent clarifications during the public hearing and deliberations accurately reflect the proposed revisions. Clarifications are presented below: 1. The front (south) site plan is as shown in Sht. L -3. 2. The western perimeter landscape strip will be less than 10 ft. wide subject to fulfilling the same level of landscape functionality as a 10 ft. wide strip, as reflected in the landscape plan (Sht. L-1). 3. The sidewalk from street to Building A shall be a minimum of, 6 ft..wide.. 4. Site fencing shall incorporate a bottom 2 "x 4'f-board with at least one of the bottom 1 "x 4" boards being slightly raised to allow drainage. ce J Us 0 w; w O;. Dt = cy; ~, Z w w: UO cni w O. w z� N O.F z:.: 5. Landscaping shall be provided at the Building A pedestrian entry as presented on the sheet labeled "West Entry - Building 'A "'. All site and landscape plans shall be revised to reflect this installation being characterized as having a minimum 15" wide continuous planting bed or individual shrub beds with a diameter of 24 inches. 6. The children's play area on the recreation deck shall be as located and designed on Sht. L -1. Section 3. The City Council concludes that the clarified proposed revisions satisfy the Multi - family Review Guidelines in TMC 18.60.053, including those for site planning, building design, landscape and site treatment, and miscellaneous structures, except that the southeast concrete retaining wall should have an integral brown color to reduce its visual prominence (Tukwila Department of Community Development memo dated October 6, 1997). A summary of City Council conclusions are presented in Table A, Tukwila Department of Community Development memo of October 6, 1997. Specific deliberations and materials are located in file L95 -0054 in the City of Tukwila, Department of Community Development. Section 4. The proposed design revisions, as clarified above, are approved subject to the condition that: the new concrete retaining wall in the southeast property corner shall have an integral brown color. PASSED BY THE CITY COUNCIL,OF THE CRY O_ , TUKWILA) WASHINGTON, at a regular meeting thereof this ,_ ZC C 1 day of l 6.-a- E'--E i ,1997. ATTEST/AUTHENTICATED: ne E. Cantu; City Clerk APPROVED AS TO FORM: ICE OF THE ' TY ATTORNEY m Hag; /"n, Council President •Filed with the City Clerk: lC >// f l' 7 Passed by the City Council: /)f / 7 Resolution Number: / A F F I D A V I T O Notice of Public Hearing 0 Notice of Public Meeting 0 Board of Adjustment Agenda Packet O Board of Appeals Agenda Packet Q Planning Commission Agenda Packet 0 Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: O Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit was mailed to each of the following addresses on 1 20a/Q7 O Determination of Non - significance 0 Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice 0 Notice of Action fl Official Notice N Othe Li Other, Name of Project r`Jikq File Number TV/ 14 A F F I D A V I T I , j 111/ 1 ti- a5 b1A-t 0 Notice of Public Hearing fJ Notice of Public Meeting 0 Board of Adjustment Agenda Packet O Board of Appeals Agenda Packet O Planning Commission Agenda Packet Q Short Subdivision Agenda Packet D Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit "NS-nter 0-ref) was e+±ed to each of the CITY covnrC(L CA-r`i c c.eft.K Ce GIs . /um 4.Y15 r A PPLr WRAAACLAN-G) id/ C I Y A7 r°Knra.c c,l i (o /f ) �� Name of Project - S"(S Rive ib 6 e O F D I S T R I B U T I O N hereby declare that: O Determination of Non - significance 0 Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice Notice of Action Official Notice Other C ► 7Y Coolcc(C PAc(c6-1- El Other following eddre° 8 4 - 1 (4tf ?7)v(A. Signature File Number 1— ? ©O ) /...? S —OO � UJ' o N O[ WW W • 0? J: c 3 F We z 'F- O z • W.,. Ce =W ` 0 Z V , 0. z_ A F F I D A V I T Notice of Public Hearing D Notice of Public Meeting J Board of Adjustment Agenda Packet O Board of Appeals Agenda Packet 0 Planning Commission Agenda Packet O Short Subdivision Agenda Packet O Notice of Application for Shoreline Management Permit f Shoreline Management Permit O F D I S T R I B U T I O N hereby declare that: El Determination of Non - significance D Mitigated Determination of Nonsignificance []Determination of Significance and Scoping Notice ❑ Notice of Action []Official Notice O Other, fl Other, was mailed to each of the following addresses on 7-28-97 SUncSfffAVcs- (12-e-De-es Y 4,447 Name of Pro ject rfl-ii- V\�1 Signature File Number L 95 5 y) G9 5" -005 3) G 95 - ..,. 3.;,,..: r� ;c;:wic:;i�sN'�'�— *aa.2'i;�.;i ��'.'d•,u;nf A.. CITY OF TUKWILA NOTICE OF PUBLIC HEARING ROJECT INFORMATION RSA ASSOCIATES has requested a revision of an existing Planned Residential Development approval to build a 31 unit condominium. The project would include a 2 -3 story and a 5 -6 story building on 1.07 acreas. Permits applied for include: • Revision to an existing Planned Residential Development approval by the City Council. Other known required permits include: Construction permit revisions as needed to implement the proposed changes. The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L95 -0054 (Planned Residential Development (proposed for revision)) L95 -0053 (Board of Architectural Review approval (no change required) L94 -0077 (Environmental Review (SEPA) Determination of Non - Significance) OMMI You are invited to comment on the project at the public hearing before the Tukwila City Council, scheduled for August 11, 1997 at 7:00 p.m. The hearing will be held in the City Council Chambers at City Hall. The hearing is subject to change. You may confirm the time and date by calling Vernon Umetsu at the Department of Community Development at 431 -3684. For further information on this proposal, contact Vernon Umetsu at 431 -3684 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: July 22, 1997 Notice of Completeness Issued: Not Applicable Notice of Application Issued: Not Applicable Notice of Hearing Issued: July 28,1997 file 94\sunshin\hmgnot.doc z t-w tr �. N o. Nw° W =: . Nu wo'. g U. a CI) _ v 1- WI. z; I-o w w; C), o Nt. W w'. v; O: ti•z • I A F F I D A V I T O F D I S T R I B U T I O N 1tCAw hereby declare that: otice of Public Hearing D Notice of Public Meeting fl Board of Adjustment Agenda Packet O Board of Appeals Agenda Packet O Planning Commission Agenda Packet 0 Short Subdivision Agenda Packet D Notice of Application for Shoreline Management Permit []Shoreline Management Permit O Determination of Non - significance 0 Mitigated Determination of Nonsignificance ❑ Determination of Significance and Scoping Notice O Notice of Action 00f ficial Notice Other Other was mailed to each of the following addresses on 142-e1ll d ;=0 64.0 W t•44. AQT C.OMQLTKB. L V t smnk APTs { ume,,W ts.r. ,-s $ WEwpo jEILttTS #MOR3 N gin Lis CM) � nn r ?G# PIT tlAtsr ► LA Name of Project�tr' tut SaaSN r4 Q j_ Signature File Number (i g- � DooeJs•re ems . . U0 :N ;CO UJ J wO LL 03.. 10 -', Hi 1- pi Oi aiZi ..�., ;y.....2 - :i *" •'�' 2r' a�.:.Sa' �itiths :cvtit.;��!b��iSe,U:3`:�a'%�.•r' A F F I D A V I T OF D I S T R I B U T I O N hereby declare that: Notice of Public Hearing O Notice of Public Meeting fl Board of Adjustment Agenda Packet O Board of Appeals Agenda Packet fl Determination of Non - significance 0 Mitigated Determination of Nonsignificance []Determination of Significance and Scoping Notice 0 Notice of Action O Planning Commission Agenda Packet Q Short Subdivision Agenda Packet [J Notice of Application for Shoreline Management Permit Q Shoreline Management Permit 00f ficial Notice 0 Other 0 Other was mailed to each of the following addresses on 'Name of. Project Signature File Number LIE— vu 'a� ..wi•.ta�.,.s...t:ntvr..! :: h':�St'.::+:.vC�i'Gi�:tx:�..::: 788895 - 0100 -07 KLEIN,BART & KARI 15210 MACADAM RD S #D110 TUKWILA, WA 98188 788895- 0160 -09 • RUIZ,NICKOLAS R. 15210 MACADAM RD S #D203 TUKWILA, WA 98188 788895- 0220 -02 ISRAEL,JACK L. 15210 MACADAM RD S #D209 TUKWILA, WA 98188 788895- 0030 -02 ROBEN,JOHN W. 15210 MACADAM RD S #D103 TUKWILA, WA 98188 788895 - 0090 -09 YORK,THOMAS P. JR. (TRSTEE) 5618 66TH AVE E PUYALLUP, WA 98371 788895 - 0190 -08 SHITOZAMA,MIDORI 15210 MACADAM RD S #D206 TUKWILA, WA 98188 695953 FELLER,CAROLE A. 613 N 112TH SEATTLE, WA 98133 788895- 0580 -06 SARDESON,JAY E. & RACHELL B. 15280 MACADAM RD S #E301 TUKWILA, WA 98188 788895 - 0640 -04 QUINN,EDWARD M. & CLAUDIA H. 22005 SE BAIN ROAD MAPLE VALLEY, WA 98038 788895 - 0570 -08 JONES,ALFRED 5772 S 152ND SEATTLE, WA 98188 788895 - 0120 -03 WANG,ANTHONY G. 5204 29TH AVE S SEATTLE, WA 98108 788895 -- 0180 -00 HOLTON,STEVEN K. 15210 MACADAM RD S #D205 • TUKWILA, WA 98188 115720 - 0221 -08 LA VISTA ESTATES APTS., 101 E 26TH #201 TACOMA, WA 98421 788895 - 0050 -07 NUNNA,GOPAL 1636 N WELLS ST. #3107 CHICAGO, IL 60674 788895 - 0150 -06 COTTENGAIM,EDWARD 15210 MACADAM RD S #D202 TUKWILA, WA 98188 788895 - 0210 -04 HAN,SUNG IN 15210 MACADAM RD S #D208 TUKWILA, WA 98188 788895 - 0540 -05 STEIGER,MARILYN 2400 NE 9TH RENTON, WA 98055 788895 - 0600 -02 HUA,KEN 15280 MACADAM RD S #E303 TUKWILA, WA 98188 788895 - 0660 -09 IBLINGS,CAROLYN J. 6125 93RD AVE SE MERCER ISL., WA 98040 788895 - 0590 -04 VASQUEZ,RITA Y. 15280 MACADAM RD S #E302 TUKWILA, WA 98188 788895 - 0140 -09 LINK,DAVID G. & ANN 507 N FOURTH ST. MT. VERNON, WA 98273 788895 - 0200 -06 OISHI,VICTOR Y. & MAXINE E. 15210•MACADAM RD S #D207 TUKWILA, WA 98188 7888895 - 0010 -06 SMITH,PAMELA J. 12032 67TH AVE S SEATTLE, WA 98178 788895 - 0070 -03 HUA,KEN 15210 MACADAM RD S #D107 TUKWILA, WA.98188 788895 - 0170 -02 OSGOOD,ALAN G. & GRAVER K. 15210 MACADAM RD S #D204 TUKWILA , WA 98188 788895- 0230 -00 READ,JACK E. 15210 MACADAM RD S #D210 TUKWILA, WA 98188 788895 - 0560 -00 CROWL,ROBERT C. 15280 MACADAM RD S #E208 TUKWILA, WA 98188 788895 - 0620 -08 COFFELT,MARSHA G. 3625 NE 9TH ST. RENTON, WA 98056 788895 - 0550 -02 KAWAHARA,SAEKO H. 7740 S LAKERIDGE DRIVE SEATTLE, WA 98178 788895 - 0610 -00 HEYER,KENT R. & VICKI L. 319 ALOHA ST. SEATTLE, WA 98109 n 788895- 0630 -06 BRETTELL,H. C. & HISAMI 15280 MACADAM RD S #E306 TUKWILA, WA 98168 788895- 0650 -01 CONDOMINIUM BLDRS. INC.,SALAN 19800 PACIFIC HWY S SEATTLE, WA 98188 766160- 0150 -00 XU /CHEN,STANLEY & NANLING 15542 SE 66TH PLACE BELLEVUE, WA 98005 766160- 0210 -08 SCHERLER,ARNOLD E. II 5439 S 150TH TUKWILA, WA 98188 115720 - 0385 -00 SP HAMPTON ASSOC., 33430 13TH PLACE S #300 • FEDERAL WAY, WA 98003 Philip & Joan Ferrell 15350 Sunwood Blvd #F2 -101 Tukwila, WA 98188 Yuk -Ling Tong 15350 Sunwood Blvd #F`2 -202 Tukwila, WA 98188 Douglas Henderson 15315 Sunwood Blvd #A101 Tukwila, WA 98188 Terence & Jennifer Tam 15315 Sunwood Blvd #A104 Tukwila, WA 98188 Milly Lavigne 15315 .Sunwood Blvd #A -203 Tukwila, WA 98188 Dorothy Pearl Griffoul 15315 Sunwood Blvd #A -302 Tukwila, WA 98188 Marcia Ross 15330 Sunwood Blvd #F2 -102 Tukwila, WA 98188 John Smith 15350 Sunwood Blvd #F2 -301 Tukwila, WA 98188 `. SCHNEIDER HOMES INC '6510 Southcenter Blvd ;Tukwila, WA 98188 Jacky Lichtenthaler Rosanna Lichtenthaler 15315 Sunwood Blvd #A201 Tukwila, WA 98188 Jean Layer 15313 Sunwood Blvd #A204 Tukwila, WA 98188 Jay Butler 15315 Sunwood Blvd #A -303 Tukwila, WA 98188 Jennifer Hilt Howard Mayhew Jr. 15325 Sunwood. Blvd #B101 •.15325 Sunwood Blvd #B102 Tukwila, WA 98188 Tukwila, WA 98188 Linda Leverett Daina Zamelis 15325 Sunwood Blvd #B104 15325 Sunwood Blvd #B201 Tukwila; WA 98188 •Tukwila, WA 98188 - Thomas Losh M Teresa Santos 15325 Sunwood Blvd #B203 15325 Sunwood Blvd #B204 Tukwila, WA 98188 Tukwila, WA 98188 Michael & Dora Arralde 15325 Sunwood Blvd #B302 Tukwila, WA 98188 Juanita Smith 15325 Sunwood Blvd #B303 Tukwila, WA 98188 Una Loy Clark•. Una Loy Farrer 7432 121st Ave SE Newcastle, WA 98056 Sandra Garl 15350 Sunwood Blvd #F2 -302 Tukwila, WA 98188 Kiung & Jane Kim 15315 Sunwood Blvd #A103 Tukwila, WA 98188 'Michael & Donna Parry 15315 Sunwood Blvd #A -202 Tukwila, WA 98188 Leona Archer .15315 Sunwood Blvd #A301 .Tukwila, WA 98188 • Lam Chan Fung 516 6th Ave S Seattle, WA 98104 Ronnie & Keiko Moses 15325 Sunwood Blvd #B -103 Tukwila, WA 98188 Eugenia Brown 15325 Sunwood Blvd #B202 Tukwila, WA 98188 • Vinh & Phuoc Huynh 15325 Sunwood Blvd #B301 Tukwila, WA 98188 Yee & Yin Tong. 15325 Sunwood Blvd #B304 Tukwila, WA 98188 D Jo: .V O { Nei =; F- :OF_; • • W W: V„ �: z. U Kimberly Bicknell 15335 Sunwood Blvd #C101 Tukwila, WA 98188 Barbara Bolton 15335 Sunwood Blvd #C104 Tukwila, WA 98188 Gerald Smith 15335 Sunwood Blvd #C203 Tukwila, WA 98188 Ronae Bunger 15335 Sunwood Blvd #C -302 Tukwila, WA 98188 Tuan & Trina Nguyen 15345 Sunwood Blvd #D101 Tukwila, WA 98188 • David Howell 15335 Sunwood Blvd #C102 Tukwila, WA 98188 George Evans 15335 Sunwood Blvd #C201 Tukwila, WA 98188 Constance Harris 15335 Sunwood Blvd #C204 Tukwila, WA 98188 Tamara & Harms Hogelucht 15335 Sunwood Blvd #C303 Tukwila, WA 98188 Danny Keel 15345 Sunwood Blvd #D102 Tukwila, WA 98188 Matthew & Margit Klewin Raymond Rui Quing Chi 15345 Sunwood.Blvd 15345 Sunwood Blvd #D104 ##D -201 Tukwila, WA 98188 Tukwila, WA 98188 Charles & Lise Musson Karen Strandberg 15345 Sunwood. Blvd #D203 15345 Sunwood Blvd #D204 Tukwila, WA 98188 Tukwila, WA 98188 Karl Lundberg 15345 Sunwood Blvd #D302 Tukwila; WA 98188 Tony Kato Lvng Trst Doris PO Box 23669 Federal Way, WA 98093 Burnadette Wilson 15249 Sunwood Blvd #A -3 Tukwila, WA 98188 Richard Koestl 15345 Sunwood Blvd #D303 Tukwila, WA 98188 Hisako Kato 9316 39th Ave S Seattle, WA 98118 Brenda Larkins 15255 Sunwood Blvd #lla Tukwila, WA 98188 Linda Skaggs 15335 Sunwood Blvd #C103 Tukwila, WA 98188 Ronald Nyborg 15335 Sunwood Blvd #C202 Tukwila', WA 98188 Kathryn Moschel 15335 Sunwood Blvd #C301 Tukwila, WA 98188 Dominic & Mona Law 15335 Sunwood Blvd #C304 Tukwila, WA 98188 Norman Scott Stewart 15345 Sunwood Blvd #D103 Tukwila, WA 98188 Maureen Hitchcock 15345 Sunwood Blvd #D202 Tukwila, WA 98188 Steven Johnson 15345 Sunwood Blvd #D301 Tukwila, WA 98188 Mary Harrison 15343 Sunwood Blvd #D -304 Tukwila, WA. 98188 Margarete Wilson 15249 Sunwood Blvd #A -1 Tukwila, WA 98188 Sherryl Gunnels 15255 Sunwood Blvd #A -12 Tukwila, WA 98188 Sharon Pieper Maureen Anne Clark 4317 Forest Ave SE 15255 Sunwood Blvd #A -21 Mercer Island, WA 98040 Tukwila, WA 98188 Beth & Ensign Stanley 15255 Sunwood Blvd #A -23 Tukwila, WA 98188 Mary Sharon Williamson '6319 9th St E Tacoma, WA 98424 .Clifford Bate Katherine Bate :15255 Sunwood Blvd #A -32 Tukwila, WA 98188 Lowell & Janet Bieber 1601 Ten Mile Rd Everson, WA 98247 Kim Dobbs 14251 58th Ave S Tukwila, WA 98168 Roger Galicic 3263 S 137th St Seattle, WA 98168 Don & Kay Lowman 15255 Sunwood Blvd #24a . Tukwila, WA 98188 Gary Cassidy 15255 Sunwood Blvd #27a Tukwila, WA 98188 Larry & Valarie Mose 15255 Sunwood Blvd #33a Tukwila, WA 98188 Gordon Abshire 15255 Sunwood Blvd #A -36 Tukwila, WA 98188 Joan Parish 15255 Sunwood Blvd #A -42 Tukwila, WA 98188 Patricia G'ratton 15203 Sunwood Blvd #B1 Tukwila, WA 98188 Ellen Marquardt 15255 Sunwood Blvd #22a Tukwila, WA 98188 Donell & Hideko Tekawa 9923 Beacon Ave S Seattle, WA 98118 Rosa Santos 15255. Sunwood Blvd #A -31 Seattle, WA 98188 Eugene & Dona Waage 15255 Sunwood Blvd #A -34 Tukwila, WA 98188 James Hykes 645 Southcenter Mall #398 Seattle, WA .98188 Thomas Lee 15255 Sunwood Blvd #43a Tukwila, WA 98188 June Wang 15203 Sunwood Blvd #B -2 Tukwila, WA 98188 Beverly Lindemann Jose Valdez Luenna Ann Pullman 15203 Sunwood Blvd #B3 : 15209 Sunwood Blvd #B -11 399 Olympic View Ave NE Tukwila, WA 98188 Tukwila, WA 98188 Ocean Shores, WA 98569 Joel Davison 21123 SE 137th P1 Issaquah, WA 98027 Mimi Malgarini 15209 Sunwood Blvd #B -24 Tukwila, WA 98188 David Kazumora 15209 Sunwood Blvd #22b Tukwila, WA 98188 Rosalie Delora 8489 Whispering Oak Ln Orangevale, CA 95662 Astrid Harmer 15209 Sunwood Blvd #23b Tukwila, WA 98188 Martin Overmyer 15209 Sunwood Blvd #B -26 Tukwila, WA 98188 W: CZ 2. 00. N0: 9w; N w0. og -J a: I— w z OI- W W: • 2 Di D i0 co. :0 w cum, 0' Don Tsuboi 11003 SE 60th St Renton, WA 98056. Robert Koyamatsu 15209 Sunwood Blvd #33b Tukwila, WA 98188 Esther Louise Maley 15209 Sunwood Blvd Tukwila, WA 98188 Roxanna Walker 15209 Sunwood Blvd #B -42 Tukwila, WA 98188 Terry Pugh 317 Lake Desire Dr N Renton, WA 98055 Glenda Bang 15207 Sunwood Blvd #B34 Tukwila, WA 98188 ;Yoshio & Betty Shiota 4422 S Myrtle St `Seattle, WA 98118 Naomichi & Eriko Ono 15209 Sunwood Blvd #43b Tukwila, WA 98188 Jill Irene Lunn Larry Hulvey 15278 Sunwood Blvd #C -12 15278 Sunwood Blvd #C -13 Seattle, WA 98188 Tukwila, WA 98188 Kazue Tagami 15278 Sunwood Blvd #21c Tukwila, WA 98188 David & Sarah Owens 15278 Sunwood. Blvd #C -24 Tukwila, WA 98188 John Dexter 15278 Sunwood Blvd #C -33 Tukwila; WA 98188 John Kosich 1821 101st Ave NE Bellevue, WA 98004 Doris Bassan 15266 Sunwood Blvd #D31 Seattle, WA 98188 Employees Credit Boeing PO Box 97050 Seattle, WA 98124 ' Charles Sandifer Barbara Sandifer 15278 Sunwood Blvd #31c Tukwila, WA 98188 .Gordon & Joann Elder 15278 Sunwood Blvd #34c .;Tukwila, WA 98188 Yoshio Shiota 4422 S Myrtle St Seattle, WA 98118 Tetsuo Noyama 125 Hanapepe Loop Honolulu, HI 96825 :Phillip Keller 15209•Sunwood Blvd #B -41 Tukwila, WA 98188 bavid & Susan Bell 15278 Sunwood Blvd #C -11 Tukwila, WA 98188 Lynn Radtke :15278 Sunwood Blvd #14c Tukwila, WA 98188 Jon Alan Nagasawa 14818 SE 181st St Renton, WA 98058 Rusalyn Melone 626 W Elie Ave El Segundo, CA 90245 Herb Baylin 15266 Sunwood Blvd #D11 Tukwila, WA 98188 Kenneth & Dorothy Thynes . Barbara Wescott 15266 Sunwood Blvd #D21 15266 Sunwood Blvd #D22 Tukwila, WA 98188 Tukwila, WA 98188 Carolyn Love 23204 SE 27th St Issaquah, WA 98029 Victor Tarver Geraldine Tarver 15254 Sunwood Blvd #E11 Tukwila, WA 98188 1. 00: (0 or ww, 1 u.10 = t3r' 1-O;. Z W ic 21,. 'o L o' uiZ O ~ z Henry & Karen Warner 10380 Rainier Ave S Seattle, WA 98178 Daniel & Susan Shames David 6817 Seward Park Ave S Seattle, WA 98118 Robert Fort 15246 Sunwood Blvd #F -12 Tukwila, WA 98188 .Janice Rusk 15234 Sunwood Blvd #G -1 Tukwila, WA 98188 Carolyn Marie Rolfes 13917 56th P1 S Seattle, WA 98168 Penny Monahan 15228 Sunwood Blvd #H -3 Tukwila, WA 98188 Morris Petersen Virginia Petersen 15100 Sunwood Blvd #12 Tukwila, WA 98188 Lawrence Richmond 15210 Sunwood Blvd #J -1 Tukwila; WA 98188 Silvia Steed 15216 Sunwood Blvd #J -4 Tukwila, WA 98188 Kathleen Hutchinson 15185 Sunwood Blvd #Aa -13 Seattle, WA 98188 George Nakamura Marilyn Nakamura 15254 Sunwood Blvd #E21 Tukwila, WA 98188 Robert Myers PO Box 1639 Tehachapi, CA 93581 James Simonson 1718 41st Ave SW Seattle, WA 98116 Alice Minster Coday 15236 Sunwood Blvd Tukwila, WA 98188 Ryan Thrower 15232 Sunwood Blvd #H1 Tukwila, WA 98188 Gerald & Lilian Smith 15226 Sunwood Blvd #H -4 Tukwila, WA 98188 Richard Hernandez 15224 Sunwood Blvd #I -21 Tukwila, WA 98188 Michael Steiner 8625 234th Ave E Buckley, WA 98321 Cleo & Blanche Manning 15185 Sunwood Blvd #A11 Seattle, WA 98188 Margaret Pertricek 15185 Sunwood Blvd #A21 Tukwila, WA 98188 Howard Lee 15254 Sunwood Blvd #E22 Seattle, WA ,98188 Joseph Parente Jr. 15242 Sunwood Blvd #F -11 Seattle', WA 98188 Marlene Rodriguez 1524& Sunwood Blvd #22f Tukwila, WA 98188 Eileen Chikamura 15238 Sunwood Blvd #G -3 'Tukwila, WA 98188 William & Mary McLean 15230 Sunwood Blvd #H -2 Tukwila, WA 98188 Christina Gordon 14405 25th Ave SW Seattle, WA 98166 Vern & Glenita Aarhus 15220 Sunwood Blvd Tukwila, WA 98188 Jodeen Arensberg 15214 Sunwood, Blvd #J3 Tukwila, WA 98188 . Catherine Rocchi 15185 Sunwood Blvd #Al2 Seattle, WA' 98188 Michael Carlson 15185 Sunwood Blvd #22 Tukwila, WA 98188 J It% V 0 N Cr LU OUL w O'. J: IL 4; N d` w; Mp O N' O I—; W:. 0 co .. Z w 0 ft z.:.� Erika & Canaday Lochow 15185 Sunwood Blvd #A23 Tukwila, WA 98188 George & Julie Soranaka 16514 Raywood Ln Whittier, CA 90603 Nicholas.Kuzovich 15195 Sunwood Blvd #B13 Tukwila, WA 98188 ;Susan Kido 15195 Sunwood Blvd #B -23 'Tukwila, WA 98188. DBJoy 6260 Harbor Sunset P1 Gig Harbor, WA 98335 Robert. Mays. 15165 Sunwood Blvd #Cc -13 Tukwila, WA 98188 Pamela Stevenson 15165 Sunwood Blvd #C23 • Tukwila, WA 98188 !.Lois Marie Logue 15165 Sunwood Blvd #C33 Tukwila; WA 98188 Thomas Beatty I- 15175 Sunwood Blvd #D21 Tukwila, WA 98188 Lynne Brady 15175 Sunwood Blvd #D32 Tukwila, WA 98188 Ruth Virginia Taisey 15185 Sunwood Blvd #A31 Seattle, WA 98188 Joseph & Bertha Hasson 15195 Sunwood Blvd #B11 Tukwila, WA 98188 Mary Theresa Lollino 15195 Sunwood Blvd #B21 Tukwila, WA 98188 Phi LeHo 15175 Sunwood Blvd #12 Seattle, WA 98188 Lisa Jauregui 975 Murrieta Blvd #311 Livermore, CA 94550 Carol Mathis 15165 Sunwood Blvd #C21 Tukwila, WA 98188 Gary Henson .15165 Sunwood Blvd #C31 Tukwila, WA 98188 John Poetker 15020 SE 145th P1 Renton, WA 98059 Dennis Hostak 15175 Sunwood Blvd #D22 Tukwila, WA 98188 Leslie Berg 15141 Sunwood Blvd #E11 Seattle, WA 98188 H & Marjorie Painter 15112 104th Avenue Ct E Puyallup, WA 98374 Perry Gorman 15195 Sunwood Blvd #B12 Tukwila, WA 98188 Gregory Lew 15195.Sunwood Blvd #B22 Tukwila, WA 98188 Eric Miyamoto 11743 36th Ave NE Seattle, WA 98125 Dorothy Judge 15165 Sunwood Blvd #C12 Tukwila, WA 98188 Morgan Simonds 15165 Sunwood Blvd #C22 Seattle, WA 98188 Robert Murrell Lee 15165 Sunwood Blvd #C32 Tukwila, WA 98188 Antonia Abbott 15175 Sunwood Blvd #Dd12 Tukwila, WA 98188 Richard Reisinger 15175 Sunwood Blvd #D31 Seattle, WA 98188 Steven Autio 15141 Sunwood Blvd #E12 Tukwila, WA 98188 Joan Gessner 15141 Sunwood Blvd #E -21 Tukwila, WA 98188 . OLD STONE BANK OF WASH 3605 132nd Ave SE #214 Bellevue, WA 98006 Thomas & A E Milligan 15153 Sunwood Blvd #Ff - 31 Tukwila, WA 98188 ,Douglas Glenn 15153 Sunwood Blvd #F32 Tukwila, WA 98188 Delbert Murphy 15123 Sunwood Blvd #G13 Tukwila, WA 98188 Carolyn Day Seideman 15123 Sunwood Blvd #Gg Tukwila, WA 98188 ;Susan Mickelson 15123 Sunwood Blvd #G33 Tukwila, WA 98188 Joanne Davis 15117 Sunwood Blvd #21 ' Seattle, WA 98188 Denise Wilham 45 -784 Pookela St Kaneohe, HI 96744 Henry Nichols 5917 Frances Ave NE Tacoma, WA 98422 Nancy Jane Hofferber 123 S Figueroa St #1640 Los Angeles, CA 90012 Robert McGrath 15153 Sunwood Blvd #F11 Seattle, WA 98188 Kathleen Barton 15153 Sunwood Blvd #F22 Tukwila, WA 98188 Carol Richardson 15123 Sunwood Blvd #G11 Tukwila, WA 98188 Ronald Fetter 15123 Sunwood Blvd #Gg -21 Tukwila, WA 98188 Jeffrey & Me1.indaa Mikus 15123 Sunwood Blvd #G31 Tukwila, WA 98188 Susan Stark 15113 Sunwood Blvd #H -11 Tukwila, WA 98188 Sandra Ault 15119 Sunwood Blvd #H -22 Tukwila, WA 98188 Julie Marie Lemay 15109 Sunwood Blvd #Ii21 Tukwila, WA •98188 Jean Dickson 15103 Sunwood Blvd #J -12 Seattle, WA 98188 John Hammons Jr. 15141 Sunwood Blvd #E31 Tukwila, WA 98188 Benny Anderson 3901' 56th Street Ct E Tacoma, WA 98443 Deborah Chu 15153 Sunwood Blvd #Ff -31 Tukwila, WA 98188 Richard Burleigh Jr. 10247 Waters Ave S Seattle, WA 98178 Mark Schueler E J Koster 15123 Sunwood Blvd #Gg -22 Tukwila, WA 98188 Lisa Best 15123 Sunwood Blvd #G32 Tukwila, WA 98188 Jeffrey Anderson 15115 Sunwood Blvd #H -12 Tukwila, WA 98188 Jo Etta Smith 15105 Sunwood Blvd Tukwila, WA 98188 Barbara Mjelde 15111 Sunwood Blvd #I -22 Tukwila, WA 98188 Gunnel Brydolf 15102 Sunwood Blvd #K -11 Tukwila, WA 98188 n UO N0` w CO LL! w O: 2 1 92 a mow: z! U.1 LIJ ;O N 0 F-'. W W` 0 1-- iiiz, z Richard & Judy Walker 15104 Sunwood Blvd #K -12 .Tukwila, WA 98188 Wayne & Wendy Farmer 15114• Stinwobd Blvd #M11 'Tukwila, WA 98188 :Richard Barton Trujillo '343 Strander Blvd Tukwila, WA 98188 'Elsie McCart •" ; 15134 Sunwood Blvd #Pp12 Tukwila, WA 98188 Carolyn Laviolette 15142 Sunwood Blvd Tukwila, WA 98188 "Frances Gariglio 15150 Sunwood Blvd #R-12 'Tukwila, WA 98188 osemary Mitchell. '15158 Sunwood Blvd #S21 ;Tukwila, WA 98188 Hung -Chung & Nancy Ho 15108 Sunwood Blvd #L -11 Tukwila, WA 98188 Hachiro Hashiguchi Starr Hashiguchi •7009 S 130th St Seattle, WA 98178 Marland & Muriel Larson 15122 Sunwood Blvd #012 Tukwila, WA 98188 'Daronda Lowe 15138 Sunwood Blvd #11 ;Tukwila, WA 98188 :Gloria Alamar 'Toni Lee Goin ;4452 Eastway Dr SE East Port Orchard, WA 98366 James Goers. 15154 Sunwood Blvd #Ss -11 Tukwila, WA 98188 William Dobson 15160 Sunwood Blvd #S -22 Tukwila, WA 98188 Adrienne Theophilus 15110 Sunwood Blvd Tukwila, WA 98188 Alan & Teresa Frank 15128 Sunwood Blvd #Nn -12 Tukwila, WA 98188 Laura Erwin 15132 Sunwood Blvd #Pp -11 Tukwila, WA 98188 Maria Corzo 15140 Sunwood Blvd #Q -12 Tukwila, WA 98188 Mario Corzo •15148 Sunwood Blvd #R -11 Tukwila, WA 98188 Linda Kimura 15156 Sunwood Blvd #Ss12 Tukwila, WA 98188 CITY OF TUKWILA NOTICE OF PUBLIC HEARING RSA ASSOCIATES has requested a revision of an existing Planned Residential Development approval to build a 31 unit condominium. The project would include a 2 -3 story and a 5 -6 story building on 1.07 acreas. Permits applied for include: • Revision to an existing Planned Residential Development approval by the City Council. Other known required permits include: Construction permit revisions as needed to implement the proposed changes. The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L95 -0054 (Planned Residential Development (proposed for revision)) L95 -0053 (Board of Architectural Review approval (no change required) L94 -0077 (Environmental Review (SEPA) Determination of Non - Significance) You are invited to comment on the project at the public hearing before the Tukwila City Council, scheduled for August 11, 1997 at 7:00 p.m. The hearing will be held in the City Council Chambers at City Hall. The hearing is subject to change. You may confirm the time and date by calling Vernon Umetsu at the Department of Community Development at 431 -3684. For further information on this proposal, contact Vernon Umetsu at 431 -3684 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: July 22, 1997 Notice of Completeness Issued: Not Applicable Notice of Application Issued: Not Applicable Notice of Hearing Issued: July 28,1997 file 94\sunshinlhmgnot.doc z W CL 2 00 N0 U) W u1 _; W 0s ga CS Z �.. Oi Z+- UJ us W W? H , -- .. I- 0, Uj Z'. o�. City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM To: Tukwila City Council From: Steve Lancaster, Director Date: October 6, 1997 RE: Comments on Applicant Design Response to City Council Direction. Background Revisions to the previously approved Sunshine Ridge Planned Residential Development (Planning Division File Nos. L95 -0053 and L95 -0054) were determined to be significant and require City Council approval. The approval process to date is summarized below August 11, 1997 Public hearing on revisions. Hearing closed and Council begins deliberations. August 18, 1997 Council completes deliberations and provides direction to satisfy Board of Architectural Review design criteria (see Table A). September 17, 1997 Revised designs to implement City Council directions are submitted (Attached packet). October 13, 1997 Revised designs to be reviewed by the City Council. The City Council provided direction on how the proposed revisions could be modified to satisfy Tukwila design criteria. This directions has been summarized by staff in Table A. The Dept. of Community Development has reviewed the proposed revisions and finds that they generally implement the City Council's direction. Areas of possible inconsistency are listed below. 1. The landscaping fronting the pedestrian entry (see colored sheet labeled "West Entry -- Building A) is not clearly accommodated in the area between rockery and concrete terrace. Such a planting bed should have a minimum 15" width for the length of the bed or and 6300 Southcenter Boulevard Suite #100 • Tukwila Washl : on 98188 • (206) 431 -3670 • Fax 206 431-3665 L95 -0053 and 54: Sunshine Ridge Condominium (Revised) October 9, 1997 Page 2 individual shrub bed diameter of 24 inches. The plant species, size and planting instructions should be reflected on sheets L -1 and L -2. The Building B, enhanced deck entry is shown on the colored sheet labeled "South Entry Building B ". 2. The west elevation of Building B has been revised to add a vinyl awning at the base of the siding in lieu of the direction for window awnings to provide architectural interest in this area. The awning runs the width of the building, follows the designed modulation, and is 24 inches wide. Colors reflect building trim colors. 3. The children's play area has been returned to its original location at the east end of the recreation deck.. The area design is proposed to be modified from a curvilinear shape outlined in a concrete border, to a square with 4" by 6" dense, pressure treated landscape timber edging. Both options would excavate the play area to provide a 12" depth of wood chips at installation, with edging protruding about 2" above grade to be flush with the lawn height. 4. The fence drawings do not include the base 2" by 4" rail in the fence prototype presented to the City Council despite several requests for revisions (Sht. L -4, Detail 2). 5. A new, 6 ft. high concrete retaining wall is needed in the southeast corner of the property in order to avoid an unstable slope situation and protect an existing fire hydrant (see Sht. Al and 8 "x11" detail sheet 1/S10). Evaluation A. The Building A pedestrian entry satisfies the City Council direction as shown. Provision to incorporate the terrace landscaping as noted above, should be made. The Building B deck entry satisfies the City Council direction. B. The Building B western skirting awning is not consistent with the architectural interest and relief which would be provided by window awnings, as had been suggested by the City Council. It should be noted that the third floor windows could not have awnings due to the building eaves. C. The original children's play area is appropriately relocated and the timbered edging is appropriate given the overall deck design shift from concrete retaining walls to rockeries. '::;::•....•, SUC. k.:. tc:,:.: E':;... �r.:: ..<x,.•..:.u:u:.u• „vtc:.+�ww•v” 1,0 ar �svrc;vL'�4� »tuai2. -'war, : ":e,4s:.?.4dS+N3351xR F-- W, r4 2 D co o Si uj F. w o' • u a a: z.F. z; vin F 0 F-.. •z. . L95 -0053 and 54: Sunshine Ridge Condominium (Revised) October 9, 1997 Page 3 D. A revised fence design with no 2x4 bottom rail may present a top -heavy appearance. The bottom 2x4 could be required (in which case the inside 1x4 board should be deleted to provide drainage). Alternatively, the top 2x4 could be removed and a decorative cap placed at the top of the posts. E. The new 6 ft. high retaining wall is required to provide hillside stability. No planting is possible in front of it. An integral brown color'should be mixed into the concrete to reduce its visual prominence. Staff will prepare an action resolution, based on City Council direction at the conclusion of this briefing. A draft resolution has been attached. file :q \snshin\rvsnrpt.doc 1.: SIDING AND ARCH. DETAILS Material .. Color ORIGINAL APPROVAL TABLE A Summary of City Council Direction Given on August 18, 1997 REQUESTED REVISIONS CITY COUNCIL ACTION Dryvit Three -tone with offsetting trim (see color and materials board and rendering) Architectural Window and deck planter details boxes. Vinyl siding Modified colors and patterns. Offsetting trim color eliminated (see color and materials board and rendering) Window and deck planter boxes eliminated. Approve Approve SUBJECT TO: Architecturally enhancing the Building A pedestrian entry and the Building B pedestrian entry to the recreation deck, using color, materials and modulation. • The City Council determines that the overall reduction in exterior contrasting materials and details in changing from dryvit and siding to all siding, requires enhanced pedestrian entries to provide quality design. Staff Note to Applicant: Use of pedestrian scale planters, light standards, and wall accents (scale breakers) should be considered in creating a high quality pedestrian scale entry. Approve deleting planter boxes on Bldg. 13 south elevation. Approve deleting planter boxes on Bldg. 13 west elevation SUBJECT TO: Installation of awnings above all windows where the planter boxes are being deleted. • The City Council concurs with the staff evaluation that some replacement architectural design is required and concludes that an awning would satisfy the requirement. Staff Note to Applicant: Awnings should have a design and color relationship to the overall building accent elements. Putting an awning at the top window will be problematic given the existing eaves. A design solution which incorporates this limitation is needed. �:.K�e;s�i.: "s {;' �;.;::!.'it�:.lic:�;a'�-5�e!n ci;::`w� &� �:ur :1kw:..si�ii5'uy'�stfeWA:u` • � •;,�y. �•:v- !'�+a Sunshine Ridge PRD/BAR Revisions. Table A: Summary of City Council Direction Given on August 18,1997 August 2/3, 1997 2. FRONT SETBACK and LANDSCAP- ING TREATMENT ORIGINAL APPROVAL REQUESTED REVISIONS CITY COUNCIL ACTION Page 2 Slope from front building to property line at utility access road heavily landscaped. No fence. Slope replaced by 4' rockery fronting 2' -12' concrete retaining wall with 4' wooden fence on top. Lighter landscape treatment, 1/3 shrubs replaced with lawn areas. "Divider" fences to create private outdoor space. Approve terraced approach. Front yard fencing shall be per the design presented at the hearing. That design differs from the drawings in that it also incorporates a bottom 2 "x4" rail, which should be incorporated into the detail sheet. Debris detention created by the new bottom rail should also be resolved (e.g., remove the inside 1x4 bottom "rail "). This approval is SUBJECT TO: using treated wood and posts shall be a maximum 5 ft. on center. • The City Council determines that the conditions are needed to ensure that the fence will have the long -term visual characteristics presented. Staff Note to Applicant: Revising the fence detail and calling out the treated wood requirement for rails and posts is anticipated to be sufficient. Fence colors shall be generally consistent with the taupe, which is Building A's accent color, as determined by the DCD Director. Approve retaining wall location per Sht. L -3. Modify landscaping between rockery and retaining wall for a more formal urban design orientation as follows: • photinia spacing 4 ft. on center instead of 6 ft., • front row of shrubs shall be shorter flowering shrubs for a stepped landscape pattern and • materials and spacing shall achieve this design in a continuous hedge within 3 years. Staff Note to Applicant: Using photinia in a 4 ft. bed will not accomplish the formal, tiered design as it will rapidly take over the entire bed. Alternative plant materials and spacing to achieve all conditions should be proposed. '..i. »' le.'.P':i�.^ _ a:^eid:3h1.4 a : ; ;;.1 t a3:�:r+ :4i iii .' t;. l�; s;:: u\4S�:im'.a'uiriM.:rtiy.,.r�i•;: :.' pj,r..:m,+aMM'Su • :'13�'..' krtviS�zftksthFa3Ci7 :vF.'[.''�taa'. n,, Sunshine Ridge PRD/t3AR Revisions. Table A: Summary of City Council Direction Given on August 18,1997 August 28,1997 ORIGINAL APPROVAL REQUESTED REVISIONS CITY COUNCIL ACTION Page 3 3. RECREA . TION DECK Slope : 8' retaining wall.approx. 10 treatment, ' feet. west of property line. .eastern edge. Located in eastern portion of recreation deck. Central focal point created by raised landscape planter and benches. Additional raised planters in dispersed locations. Landscaping Two western red cedar, framing architectural feature of rear building and providing separation, specifically required by design approval. .1. GENERAL ` Wrought iron along east FENCING and north prop. lines. Shift an existing cypress tree from the front yard to the west of the trail. See Sht. L -1 ONLY. 4' Approve. rockery located approx. 30 feet west of property line; 2:1 slope east of rockery. Reduces recreation deck usable area by approx. 900 sq. ft. Loss offset by increased trail allowance. Located in central portion Approve. of recreation deck. Central focal point eliminated (replaced by relocated children's play area). Raised planter boxes reduced. Benches to be relocated. Replaced by arbor vitae (smaller). Approve. Approve. w :IL. 41C: ip.W`. ~ O}. uJ !.0 o Vi id Z'. Wrought iron replaced with All perimeter fencing shall be replaced with wood fencing per the approved front yard fence wooden fence. design (above), except that the maximum height shall be 6 ft. as proposed. Sunshine Ridge PRD/BAR Revisions. Table A: Summary of City Council Direction Given on August 18, 1997 August 28, 1997 ORIGINAL APPROVAL REQUESTED REVISIONS • CITY COUNCIL ACTION Page 4 5. SIDEWALK 6 ft wide street to building. 5 ft wide. 6. PROJECT No signs proposed. SIGNACE 7. GENERAL. LANDSCAP- ING All landscaping shall achieve 90% coverage in 3 documents. years, be auto - irrigated and have at least one in- ground moisture sensor. Wall sign proposed. Not addressed in submittal 8. RECORD REQMNTS w'ITII TITLE lile iI \sonshin \snshn4.doc Not Applicable Not Applicable The front sidewalk shall be 6 ft. wide as proposed by the applicant at the hearing. A wall sign is approved, recognizing the need to satisfy Sign Code requirements. The sign design shall otherwise be at the applicant's discretion. Approve SUBJECT TO: 1. all landscaping shall achieve 90% coverage in 3 years, be auto - irrigated and have at least one in- ground moisture sensor at the base of the (front) hillside rockery and at the sloped landscape area east of the recreation deck. and 2. all landscape planting provisions in Landscape /Site Treatment Guideline 6, shall be satisfied, unless waived by the Director upon a clear demonstration that it is not needed Staff Note to Applicant: The landscape architect should revise all plant size /spacing proposals to achieve this, and add condition 1 as a note to a landscape sheet. The landscape architect should also review all soil conditions and to ensure that soil, ground preparation, and beds provide an excellent planting area. The landscape architect's findings and any modifications needed to satisfy the conditions should be noted on the landscape sheets and /or a letter. Landscape materials in the 6.5 ft. wide, western perimeter landscape strip, shall achieve the same level of quality and function as a 10 ft. wide strip. Staff Note to Applicant: The landscape architect should review the perimeter strip to identify any actions needed to satisfy this condition. Attention should be paid to providing an excellent planting area, and flourishing plant materials which will rapidly soften and screen the project. Require that the approved landscape design and a requirement to maintain it, shall be recorded in the property title. • The City Council determined that this positive notice is needed to ensure the long- term implementation of this design. Staff Note to Applicant: A PMT of the landscape plan, which includes a requirement to maintain this design and a notation of the PRD file number would be acceptable to staff, as the document to be recorded. An affidavit attesting to the recording would be sufficient to demonstrate satisfying this condition. CITY OF TUKWILA Department of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 REVISION SUBMITTAL DATE: IO /a /00 PLAN CHECK/PERMIT NUMBER: L41, bS°3 ) 0 94d PROJECT NAME: SOtA k-t i l t 1 (RENKIY1SD ME PEA-- AT- TLik-U ) PROJECT ADDRESS: 15-3L0 15 O M A-CAN -0,°u- DX CONTACT PERSON: -. e PHONE: 2-S-16— 9(0 - REVISION SUMMARY: P. "V)S 't7 r Pew ► 4.1 �r'-t� r- �EUl1Ju1 2 SGTS C-1 )Y- 1)L. -01/474 N 14 ! ertA40 w (A-w TSM- 2 S PEW. -17t C©, Gtel b'Aw. ,,. ,s N t , PCi.. , Li -1-.4 1 6,0 1_012_ 2-0 )0 IDLE a Op e.e P ro j za- Skb yv t/ Pr's -sS •-hl ()A.t.il.1 ENTI2Jl S ACC J 141 (J 6- I. `-k-- ) S'i'-0-*e,T' i 1cvL- ±io r T' . (A) P&L i 4\-r/1 7 - �' 1. e11.194T-S / 171--41/4-,-1 --ro Pcrt2GA vw1/4--Te .Q e-C-.3, - SHEET NUMBER(S) "Cloud" or highlight all areas of revisions and date revisions. SUBMITTED TO: RECEIVED CITY OF TUKWILA -i °_ 4 OCT 0 1 199 PERMIT CENTER Planning': Fire Public :.Works 3/19/96 z w . 6 V, o0' N0: CO w. w z: U) ILL 0: J U. 4t 2 a. 1- • z - I- O: Z w .Da'. .O 0 I= 'wW z o Y'. 0 F-'. z 10/1/97 J.KANE & COMPANY n r'1/1 /11'1 /1. ;1 All N! C 17 IN.' ;1l ,'I 11 : 1 II IN I I! 7A l / // // / ; "-,/ s • Mr. Vernon Umetsu Associate Planner, Dept. of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Dear Vernon, Thank you for meeting with us yesterday, 9/30/97, to discuss the few issues left to resolve before returning our final plan changes to the City Council. Per your request the following changes have been made to resolve last few questions: 1. The awning on the West side of Building B has been widened to cover the total width of the budding, not just the West -most face. 2. The Building A entry door system is solid wood, not metal, with tempered safety glass panels in the doors and side lights. Per your conversation yesterday with David Bisom, Highridge Corporation, the playtoy border material will be 4x6 treated timbers, not peeler pole landscaping timbers. The peeler pole landscape timbers must be attached since they are light and rounded. With the concrete deck underneath we are unable to attach them, so must use heavier timbers as the 4x6. The fill material for the playtoy area will consist of uniform wood chips filled to the levels suggested by the CPSC (U.S. Consumer Product Safety Commission). Attachment enclosed. Sincerely, hn P. Kane, resident Pager (206J 982 -9835 • 3422 Belvidere S.W., Seattle, WA 98126 September 22, 1997 10:40 P.M. CALL TO ORDER ROLL CALL OFFICIALS CONSENT AGENDA OLD BUSINESS Res. #1381 - establishing a lodging tax adv. cmte. 'Sunshi ie'Ridge siding RECEIVED OCT 01 1997 ©EVOELOPM NT TUKWILA CITY COUNCIL SPECIAL MEETING MINUTES D1LM Tukwila City Hall Council Chambers Mayor Rants called the Special Meeting to order at 10:40 p.m. JOE DUFFLE, JOAN HERNANDEZ, JIM HAGGERTON, Council President; ALLAN EKBERG, STEVE MULLET, PAM CARTER, PAM LINDER. JOHN MCFARLAND, City Administrator; BOB NOE, City Attorney; ROSS EARNST, Public Works Director; ALAN DOERSCHEL, Finance Director. a. Approval of Vouchers: Nos. 200919 through 201018 in the amount of $281,300.90. MOVED BY DUFFIE, SECONDED BY CARTER, TO APPROVE THE CONSENT AGENDA AS SUBMITTED. MOTION CARRIED (7 -0). MOVED BY EKBERG, SECONDED BY MULLET, THAT THE PROPOSED RESOLUTION BE READ BY TITLE ONLY. MOTION CARRIED. Attorney Bob Noe read A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ESTABLISHING A LODGING TAX ADVISORY COMMITTEE. MOVED BY HERNANDEZ, SECONDED BY DUFFLE, THAT RESOLUTION NO. 1381 BE APPROVED AS AMENDED. MOTION CARRIED (7 -0). Mayor Rants informed the Council that the contractors are requesting they be allowed to place the siding on the Sunshine Ridge Condominium project while the weather good. The contractors have made changes to the project which have been approved by staff. This would not negate the fact that the contractors will still have to come before the Council regarding setbacks and other construction activities. It was the consensus of the Council to approve the installation of siding at Sunshine Ridge Condominium. Special Meeting Minutes September 22, 1997 Page 2 ADJOURNMENT MOVED BY HERNANDEZ, SECONDED BY MULLET, TO ADJOURN 11:00 P.M. THE SPECIAL MEETING. MOTION CARRIED. John W. Rants, Mayor Celia Square, D uty City Clerk Date Minutes Approved: ...:,:,•�.;l..d:..n l.u.t�+i::_i.u.'c.' z::..' �. ir:_:+:... li: i•' �: 6�. c.:.= iSl �.:.l tF) �3.: LYi�l ;:...'u'.'lc =•'..'3t:.;L':u P /18/97 13:38 FAX 206 232 A8,79 FDC -ounc COVENANT MORT. � 001 anon Devdooment Corp. FourdaiionMortgawC.ap. Suite 304, Globe Building, 9725 S.E. 36th, Mercer Island, Washington 98040 -3840 (206) 232 -3510 FAX (206) 232 -9879 JACK J. SPITZER, chairman BARRY F. OWEN, president ROBERT B. SPITZER, secretary FAX TRANSMITTAL SHEET DATE: 9- /g- 97 TO: Mr. G--eVe L.aAA c A S+es- COMPANY: C-&4 ,, a kwda. FAX #: • 4431 ,3165 FROM: BARRY F. OWEN Total Number of Pages Including This Sheet MESSAGE: Agra+tAA.e 2.LL1 .400 a&c. is 0 O -fo carne k 1 a+4 ,t ID 12A± ... o�iv� t�►e �/ _ aew txisi-rccii ie 9 ree>n .1 /311+ J 14 Y re+,.i P m +0 1.4.13 3 . ! a1/19-2. el ` Ma. _a,wy Itanite- am& pali —Ca- 41+ 1-F Cft Cot c i) does inro-f s (.typo owt, Itehl 1 tke44._ If you do not receive all pages clearly, please call (206) 232 -3510 as soon as possible. eusur�,.Gii4:le 3f3�'.rc 4•ri�tt2rtTsa':DiS +�.:� "° iaa.4.4. i?.ia Vis.''egz;.t ieLvAiii"i,R:fli, R O':41,,v"a tla..atilt.4ttaU4alaki,RT 4,4,, :t: rlik67;i4i+: aeib'C:faiA, 4,6 : .-;',9/16/97 13:39 FAX 206 232 ""179 COVENANT MORT. � Foundation Dovelo formerly Foundation Mortgage Corp, 002 oment Coro. Suite 304, Globe Building, 9725 S.E. 36th, Mercer Island, Washington 98040 -3840 (206) 232 -3510 FAX (206) 232 -9879 JACK J..SPITZER, chairman BARRY V. OWEN, president ROBERT 8. SPITZER, secretary 9/11/97 Mr. Steve Lancaster Director, Dept. of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Dear Steve, Thank you for joining us yesterday, 9/10197, at The Peaks at Tukwila site location and discussing the few issues left to resolve before returning our final plan changes to the City Council. This letter is to request your concurrence with the below discussions allowing us to proceed with the findings to date, while continuing to bring final resolution to the questions raised by the City Council. 1. Begin installation of the children's playtoy at the Eastern end of the landscaped recreation deck, as It was on the original submittal. This would be a part of satisfying the request by the City Council to make sure that the entrances to both Buildings A & B would be of the highest visual quality. Should the City Council not agree with this change, we would relocate it to the center of the deck. 2. Finish the siding of the Building B, and begin the siding of Building A. Since color and material was agreed to at the City Council meeting, we need to get the siding on before heavy rains deteriorate the siding substrate, Changes to the entries in both Buildings A & B Building entries would not be implemented until City Council approval. 3. Proceed with the submittal process of all plans and drawings to finalize the structural and plan changes requested. Barry F. Owen President Owner of Record City of Tulcvvila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director September 16, 1997 J. Kane & Company 3422 Belvidere S.W. Seattle, WA 98126 RE: B95 -0128 -- Request to Proceed With Selected Construction. Dear Mr. Kane: I am unable to approve your requests to begin selected construction, with the possible exception of installing the children's playtoy. The other requests are the subject of a City Council revision process, and beyond my administrative authority to approve. As you discussed with Vernon Umetsu on Wednesday, the playtoy installation request must reflect the following before I can consider it: 1. the request must be made by the owner of record, 2. a recognition that the playtoy installation location is generally as previously approved, but is part of an overall recreation deck redesign (and redesign of the children's play area) which is being reviewed by the City Council, 3. the installation is being made in full recognition that Council actions could require further construction changes and 4. that the cost of any changes will be borne fully by the owner and not be a factor in Council's action on the proposed revisions. I understand that the approved concrete curbing for the play toy area is proposed to be changed from poured concrete in a curved pattern, to landscape timbers. This change must be clearly justified in conjunction with submitting drawings showing location relative to revised deck design and installation details. Please contact Vernon Umetsu (431 -3684) or myself if we can be of further help. Sincerely, Steve Lancaster cc: Umetsu file:94\ sunshin\ kane.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431 -3665 9/11/97 J.KANE & COMPANY /1 1'HHO,11 ('1 M'NA(;l MI NI i N (:OAJ 1I ?I COHN III ?M / / 7 / / // / // RECEIVED CITY OF TUKWILA PERMIT CENTER Mr. Steve Lancaster Director, Dept. of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Dear Steve, Thank you for joining us yesterday, 9/10/97, at The Peaks at Tukwila site location and discussing the few issues left to resolve before returning our final plan changes to the City Council. This letter is to request your concurrence with the below discussions allowing us to proceed with the findings to date, while continuing to bring final resolution to the questions raised by the City Council. 1. Begin installation of the children's playtoy at the Eastern end of the landscaped recreation deck, as it was on the original submittal. This would be a part of satisfying the request by the City Council to make sure that the entrances to both Buildings A & B would be of the highest visual quality. Should the City Council not agree with this change, we would relocate it to the center of the deck. 2. Finish the siding of the Building B, and begin the siding of Building A. Since color and material was agreed to at the City Council meeting, we need to get the siding on before heavy rains deteriorate the siding substrate. Changes to the entries in both Buildings A & B Building entries would not be implemented until City Council approval. 3. Proceed with the submittal process of all plans and drawings to finalize the structural and plan changes requested. Please contact me at 1- 800 - 294 -5561. Sincerely, 1 ohn P. Kane, Jr. President Pager (206) 982 -9835 • 3422 Belvidere S.W., Seattle, WA 98126 ...r�. -. • r--- �. n- rv....... �••....+ ro...' n.+ �w. nw. w... w., M1. rs1' �M('MNOM.`kLYgYI¢MRYP'YD?R)!NIF -ou no c-on Development Coro. formerly Foundation Mortgage corp. Suite 304, Globe Building, 9725 S.E. 36th, Mercer Island, Washington 98040 -3840 (206) 232 -3510 FAX (206) 232 -9879 JACK J. SPITZER, chairman BARRY F. OWEN, president ROBERT 8. SPITZER, secretary FACSIMILE T N III ION: /2061 431 -3665 Mr. Vernon Umetsu Associate Planner City of Tukwila Dept. of Community Development Dear Vernon: September 3, 1997 Thank you for your response, dated 8/29/97, regarding the Revision of "The Peaks" Board of Architectural Review Approval (L95 -0053) and Planned Residential Development Approval (L95- 0094). We agree with your comments that all of the areas of concern should be appropriately addressed in the final plan submittal, and be documented with the necessary detail and specificity to ensure final resolution at the next presentation to the City Council. A continued coordinated effort between your department and us will provide the necessary agreements to bring this project to its final completion, providing a very nice addition to the community of Tul -wila. In order to mutunlly address some of the details addressed in the draft proposal, we would recommend an on -site meeting with Steve Lancaster, yourself, myself, John Kane, and David Bisom, to go through each area of question and develop a resolution that is mutually compatible within the overall framework established by the Council. This meeting should be as soon as possible so we can finish the necessary detail to meet the time frame listed in your letter. We would like to meet early next week (week of 9 /8/97) to put these discussions to rest. Areas of specific question that need to be reviewed on -site: 1. Siding and Arch. Details —COLOR Architecturally enhancing the pedestrian entries to Buildings A and 8, using color, materials, and modulation, scale planters, light standards and wall accents, etc. T00 t J J I014 LNVN3A00 ibeamelnumummumeamessywrmagmeremmenummvotnannomporTprx 6L86 geg 90g %V3 62:TT L6 /£0 /60 .Jifi'uru" K. W.I:iG.v6.. �t1AUWr'1:.�tli::Y uurY:.LUi' of •' . • •. it W 6 °i J V; o0 I .to W i tu W O mow; HO z� ul 2 DI D iur; Vi. z o -I z . • • Mr. Vernon Ilmetsu Associate Planner City of Tukwila Dept. ofCommunity Development September 3, 1997 Page 2 of 2 Siding and Arch. Details--AWNINGS Adding awnings on the West side of Building B to provide building accents, with appropriate size and color to meet requirements. 2. Front Setback and Landscape Treatment Front yard fencing construction detail regarding the removal of the bottom inside 1X4 rail. Modification of landscaping between rockery and retaining wall, Le. shrubbery spacing, shrub heights, alternative plantings, and cypress tree location. ,c.petiG FvP 3/C P/8 Please contact John Kane, at 2464842 by 9/4/97 to set up the on-site meeting schedule to discuss these points. May I suggest 10:00 a.m. on Friday, September 5th or, if more convenient for you, Tuesday, September 9th. Your continued cooperation is deeply appreciated. Very sincerely, BFO:er cc: John Kane Barry F. Owen LION INIVI■IHAOD 6L96 ZCZ 90Z WA 6S:TT Le/C0/60 A F F I D A V I T D Notice of Public Hearing 0 Notice of Public Meeting fl Board of Adjustment Agenda Packet D Board of Appeals Agenda Packet O Planning Commission Agenda Packet. Q Short Subdivision Agenda Packet 0 Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit O F D I S T R I B U T I O N hereby declare that: 0 Determination of Non - significance 0 Mitigated Determination of Nonsignificance O Determination of Significance and Scoping Notice O Notice of Action 0 Official Notice g Other &tl`-,��� 1�(1 Othea\ansu i 1► was mailed to each of the following addresses on Q" oZ "C171 0\--1a`-3 �� 3�ot�\ 3o Lk Name of Project V'Q Signatur File Number q r t E \ l_Q3 - ©53VI R UO (0 w;. J= w�.• • = d; `mow, ;w w` • • • c ° .) c ; • = . LL r- LU Z• City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director August 29, 1997 Mr. Barry Owen Foundation Development Corp. Suite 304, 9725 SE 36th Mercer Is., WA 98040 RE: Revision of "Peaks" Board of Architectural Review Approval (L95 -0053) and Planned Residential Development Approval (L95- 0054). Dear Mr. Owen: Attached is a draft document which reflects the City Council's decisions as we discussed. Revisions must be made on all affected sheets. For instance, changes to the Al architectural site plan, must also be made to the C1 civil site plan, L1 landscape plan, and L3 landscape grading plan. Failure to have done this in earlier revisions is responsible for many of the issues we are now all working to resolve. A documented, fully coordinated approach is appropriate to ensure that this is the final set of revisions we must consider. All plan revisions must be done by the respective professional whose stamp is on the sheet. This will ensure that details in all specific areas will have been considered, and is required for a building permit submittal. Revisions must be submitted 20 days prior to the City Council meeting at which they will be considered. This would period would include the following activities: Activity Est. Days a) Interdepartmental staff review (to ensure probable feasibility and evaluate 9 consistency of proposal with Council conditions), a maximum of one meeting to discuss staff concerns and any revisions that are appropriate. b) Any revisions are due 11 days prior to the City Council meeting. c) Final staff review and evaluation of consistency of drawings with City Council conditions. d) Assembly and final approval. 2 e) Distribute materials to City Council six days prior to the meeting. 6 3 TOTAL TIME 20 Please contact me at 431 -3684, if I can be of further help. Y, //,"— Vernon Ume u Associate Planner cc: Lancaster. re U 0', coo u� w; w O; g a' th oH w. F- O' W w! v� L1.1 W H V w Z` U N� O` z , 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431 -3665 xr'•bpI % "siTY4n� = 1aYCL1SLY% 1. SIDING AND ARCH. DETAILS Material ORIGINAL APPROVAL Dryvit Color Three -tone with offsetting trim (see color and materials board and rendering) Architectural details Window and deck planter boxes. TABLE A Summary of City Council Direction Given on August 18, 1997 REQUESTED . REVISIONS Vinyl siding Modified colors and patterns. Offsetting trim color eliminated (see color and materials board and rendering) Window and deck planter boxes eliminated. CITY COUNCIL ACTION Approve Approve SUBJECT TO: Architecturally enhancing the Building A pedestrian entry and the Building B pedestrian entry to the recreation deck, using color, materials and modulation. • The City Council determines that the overall reduction in exterior contrasting materials and details in changing from dryvit and siding to all siding, requires enhanced pedestrian entries to provide quality design. Staff Note to Applicant: Use of pedestrian scale planters, light standards, and wall accents (scale breakers) should be considered in creating a high quality pedestrian scale entry. Approve deleting planter boxes on Bldg. B south elevation. Approve deleting planter boxes on Bldg. B west elevation SUBJECT TO: Installation of awnings above all windows where the planter boxes are being deleted. • The City Council concurs with the staff evaluation that some replacement architectural design is required and concludes that an awning would satisfy the requirement. Staff Note to Applicant: Awnings should have a design and color relationship to the overall building accent elements. Putting an awning at the top window will be problematic given the existing eaves. A design solution which incorporates this limitation is needed. u :.;d tiYt v.i1StiMrier. _ -,: u�c{�.i;os;dl.:h.�„v:r. ;:.4∎∎d+,6. :C+:�i Lre, s,, E: i r.5ta:,tvla�+.N+ivt;irN �sK. =+ii �:G tr�:+:�1: Fe 5:.is;f'„ 5Le..5- 3t,: %?5552111a.;;,1:; Sunshine Ridge PRD/BAR Revisions. Table A: Summary of City Council Direction Given on August 18,1997 August 28,1997 ORIGINAL APPROVAL 2. FRONT SETBACK and LANDSCAP- ING TREATMENT Slope from front building to property line at utility access road heavily landscaped. No fence. REQUESTED REVISIONS Slope replaced by 4' rockery fronting 2' -12' concrete retaining wall with 4' wooden fence on top. Lighter landscape treatment, 1/3 shrubs replaced with lawn areas. "Divider" fences to create private outdoor space. CITY COUNCIL ACTION Approve terraced approach. Page 2 Front yard fencing shall be per the design presented at the hearing. That design differs from the drawings in that it also incorporates a bottom 2 "x4" rail, which should be incorporated into the detail sheet. Debris detention created by the new bottom rail should also be resolved (e.g., remove the inside 1x4 bottom "rail "). This approval is SUBJECT TO: using treated wood and posts shall be a maximum 5 ft. on center. • The City Council determines that the conditions are needed to ensure that the fence will have the long -term visual characteristics presented. Staff Note to Applicant: Revising the fence detail and calling out the treated wood requirement for rails and posts is anticipated to be sufficient. Fence colors shall be generally consistent with the taupe, which is Building A's accent color, as determined by the DCD Director. Approve retaining wall location per Sht. L -3. Modify landscaping between rockery and retaining wall for a more formal urban design orientation as follows: • photinia spacing 4 ft. on center instead of 6 ft., • front row of shrubs shall be shorter flowering shrubs for a stepped landscape pattern and • materials and spacing shall achieve this design in a continuous hedge within 3 years. Staff Note to Applicant: Using photinia in a 4 ft. bed will not accomplish the formal, tiered design as it will rapidly take over the entire bed. Alternative plant materials and spacing to achieve all conditions should be proposed. Sunshine Ridge PRD/BAR Revisions. Table A: Summary of City Council Direction Given August 28, 1997 3. RECREA- TION DECK Slope treatment, eastern edge. ORIGINAL APPROVAL on August 18,1997 REQUESTED REVISIONS CITY COUNCIL ACTION Page 3 Shift an existing cypress tree from the front yard to the west of the trail. 8' retaining wall approx. 10 See Sht. L -1 ONLY. 4' Approve. feet west of property line. rockery located approx. 30 feet west of property line; 2:1 slope east of rockery. Reduces recreation deck usable area by approx. 900 sq. ft. Loss offset by increased trail allowance. Located in eastern portion of recreation deck. Central focal point created by raised landscape planter and benches. Additional raised planters in dispersed locations. Landscaping Two western red cedar, framing architectural feature of rear building and providing separation, specifically required by design approval. 4. GENERAL Wrought iron along east FENCING . and north prop. lines. Located in central portion Approve. of recreation deck. Central focal point eliminated (replaced by relocated children's play area). Raised planter boxes reduced. Benches to be relocated. Replaced by arbor vitae (smaller). Approve. Approve. _co 11 . W1 co 0,. u. Q> O tu F-; W la +0 H. 'W W, W col : 0 i i Wrought iron replaced with All perimeter fencing shall be replaced with wood fencing per the approved front yard fence wooden fence. design (above), except that the maximum height shall be 6 ft. as proposed. Sunshine Ridge PRD/BAR Revisions. Table A: Summary of City Council Direction Given on August 18,1997 August 28,1997 5. SIDEWALK 6. PROJECT SIGNAGE 7. GENERAL LANDSCAP- ING ORIGINAL APPROVAL 6 ft wide street to building. No signs proposed. All landscaping shall achieve 90% coverage in 3 years, be auto - irrigated and have at least one in- ground moisture sensor. S. RECORD REQMNTS WITH TITLE file q \sunshin \snshn4.doc Not Applicable REQUESTED REVISIONS 5 ft wide. Wall sign proposed. Not addressed in submittal documents. Not Applicable Page 4 CITY COUNCIL ACTION The front sidewalk shall be 6 ft. wide as proposed by the applicant at the hearing. A wall sign is approved, recognizing the need to satisfy Sign Code requirements. The sign design shall otherwise be at the applicant's discretion. Approve SUBJECT TO: 1. all landscaping shall achieve 90% coverage in 3 years, be auto - irrigated and have at least one in- ground moisture sensor at the base of the (front) hillside rockery and at the sloped landscape area east of the recreation deck. and 2. all landscape planting provisions in Landscape /Site Treatment Guideline 6, shall be satisfied, unless waived by the Director upon a clear demonstration that it is not needed Staff Note to Applicant: The landscape architect should revise all plant size /spacing proposals to achieve this, and add condition 1 as a note to a landscape sheet. The landscape architect should also review all soil conditions and to ensure that soil, ground preparation, and beds provide'an excellent planting area. The landscape architect's findings and any modifications needed to satisfy the conditions should be noted on the landscape sheets and/or a letter. Landscape materials in the 6.5 ft. wide, western perimeter landscape strip, shall achieve the same level of quality and function as a 10 ft. wide strip. Staff Note to Applicant: The landscape architect should review the perimeter strip to identify any actions needed to satisfy this condition. Attention should be paid to providing an excellent planting area, and flourishing plant materials which will rapidly soften and screen the project. Require that the approved landscape design and a requirement to maintain it, shall be recorded in the property title. • The City Council determined that this positive notice is needed to ensure the long- term implementation of this design. Staff Note to Applicant: A PMT of the landscape plan, which includes a requirement to maintain this design and a notation of the PRD file number would be acceptable to staff, as the document to be recorded. An affidavit attesting to the recording would be sufficient to demonstrate satisfying this condition. Al L'w`'c3rJ.'' '," . r ,tA"' ± ' ' t iNV Sil`M� R- 171�+ri * +i:N Sri W3,7. 1-14cr nt Co UNCIL AGENDA SYiv OPSIS Initials Meeting Date Prepared by Mayor's review Council review 3 -13 -95 Original Agenda Date: March 13, 1995 Agenda Item Title: Sunshine Ridge PRD/Design Review (Modification) (QUASI - JUDICIAL PUBLIC HEARING) 11 -13 -95 Council Admin. Timeline: , 8 -11 -97 0 9iJ 10 -13 -97 10 -13 -97 Conduct public hearing; approve modifications subject to certain conditions. Cost Impact (if known): NA ITEM No. 4{d .%A.?n' i} ¢: F' ^H 2 .. CL 3 `t i. .? r. f t jjCC is;'>.`: ;A.L �,+�L isl >!';�f ..fkA.9.x ° KY i r 3 y !ff Ea C ai` . . �..j: , t'rr x d j> E. �s.� ra £ c% ,• % !>i„a A 'l NF. f#i-'0, :ffi G%f.iQ,. "',:', Y ,✓ f, ✓f: w!,`�. %; .J- �M' �!i'>(�fk4i.��tY:le4 lt.o �N,!> L' f2.!> 9if� <�Y:".,`t,.l.?:.wb?�3� <:.rKi a�^i�iFa .%el.'i i . rv>:L.. 'at•: �. :.. :.Y.. •i. ::ittwGf�itf 'C' £. hf Y f 'fC :J •: !.!'y. _ `f." t 'f s 3 ' . { ^�. • R �l�/�''. jl� Nii x �, x` >..Ri' ?: c,,, •:! h! `y. � s r l t • ' : }r • f `� . 0r.�.i..J�4'i Oi \kid ,. ',: .., .A ">x�i. f. i� ) 3' t Y,.:�a }.Ar' ..: > ... i. >.. .. a. ff aHFU.'>7..>.� o'.,��•nr.3:. ^fi <�: R: �<:�.<. �% >�':%'(ki.Zt ..;niY.<:Y•'rl^'1r<;$RZi < lssn .: CAS Number: IP f Original Agenda Date: March 13, 1995 Agenda Item Title: Sunshine Ridge PRD/Design Review (Modification) (QUASI - JUDICIAL PUBLIC HEARING) Original Sponsor: Council Admin. Timeline: , Sponsor' s Summary: . The developer of the Sunshine Ridge condominium project has requested city approval of several modifications to plans approved by the City Council in 1995. This is the second set of changes to be requested. A first set of changes was approved by the City Council in . November, 1995. Recommendations: Sponsor: Committee: Administration: 10 -13 -97 Draft resolution approving design changes Conduct public hearing; approve modifications subject to certain conditions. Cost Impact (if known): NA Fund Source (if known): NA ✓!•s,. _nSiJxr �>.'' r<; i% YY:. f:`:»!:. fK:\ f+'ro`.i:'.h:;y.ykS <..:" >..qy... N.Y >.:...:w:ca;1'.>✓. <st..< :f >Y''Ky i')f<:w^!f y 'S>. ^'if�JiZK�L':31'iyy f>xaS'>L< t, >��:1"YS�•}�3i�. ;a: Y1y �n .i�..a. :>4 R�>.y„ � .� .4 <'> `i 'Y `CYi ' ti��Y.��>,�i`w. va�))__4pp+'i }'i`^i'�:x >. ,Yx pi. x.i..,g ». :. ..frr '"F�.y`s;�.G :. •� 1, - e . .ix:. n,W.: -94f t. i 'f,a ,,,.Fx,. y'- :iJ3R+% :::.i.+^> a' i' yY,: f..�.., s >:'S,r,�% :.•f.i . 4.: •_3, fYtF' .e. � :i 2 •.>+C�F.YP. '-le .. L h�✓�"�ry`ry . :.f: +:` ♦ ;.,2 �: � <:� <�..�:< :RECORD = <O:� COUP CIL ACTION � �. �:;� `... s S< t° kv»•.+ S#, e4.;: fi. w> iT�s•?:€;;- �s.: frvi�; nf'^.:.. �.`, �...�i}Slx; » <i�.....>.. >�i %:.. �..... .......,Ra..: :. s.,.....,... ..... ....... .. .t...:. ,............. .....::a.. ; >a•s.:� <,txs✓}i�: <ss:�' 'Yn.r:>..1'�si<:_.a.y7�`_... ai;..•.. Meeting Date Action 3 -13 -95 Public Hearing on original proposal. 3 -20 -95 Council Approval of original proposal (Resolution 1318) 11 -13 -95 Public hearing/approval of design changes. 8- 11 -97 Public hearing and deliberations on further design changes 10 -13 -97 . Summary..of City :Cauncil .direction g.i:veri :on'August:.18; 1997 10 -13 -97 Draft resolution approving design changes r. i s A . . M1 i " ' x's xi �G1S. ^^•' 2 « ` "--:.,,J ; s 1 • A"F - ii <„ . n..h. .;�':. . : :.--. if.y4': s(c , i Z , w 4;( > S�JP ya --V-* E DXCES}r f. ° t i^t f ..;. . ` yT ?• < xt ' Ll Si ` e . . 3 •. C. :'N,' s. " ". c / ! '" f., i f i}' .%' m.., ir ..4 K 7.,k < � '' .P t .t 4'.;•''' a. > :: s a :�: w;%tii:>rx ah:;;:- ` �r' ��':. ` ,l y�' ''. Meeting Date Attachments 8 -11 -97 Memo from Steve Lancaster dated 8 -4 -97 8 -11 -97 Staff Report with Exhibits A thru D 10 -13 -97 Applicant design responses to Council suggestions (plans) 10 -13 -97 Staff memo dated 10 -6 -97 10 -13 -97 Summary..of City :Cauncil .direction g.i:veri :on'August:.18; 1997 10 -13 -97 Draft resolution approving design changes z Z re 2 00 No w —J wo qq J LL ?• = d. 1-w z�. zF-; UJ N' o H. iw • Z. U— H z Tukuila City Couril Ager a John W. Rants, Mayor John McFarland, City Administrator Jim Haggerton, Council President Councilmembers: Pam Carter • Joe Duffle Allan Ekberg • Joan Hernandez Pamela Linder • Steve Mullet COMMITTEE OF THE WHOLE October 13, 1997 7:00 p.m. 1. CALL TO ORDER Tukwila City Hall Council Chambers 2. PLEDGE OF ALLEGIANCE 3. CITIZEN'S At this time, you are invited to comment on items that are not COMMENTS included on this agenda. 4. SPECIAL ISSUES a. Recycling update (information). (Page 3) b. Non - represented salary study (discussion). Please bring salary study packet previously provided.) (Page 5) c. Overview of Proposed 1998 Budget and Proposed 1998 -2003 Financial Planning Model and Capital Improvement Plan (provided under separate cover). (Page--9)- d. Review of proposed design revisions to The Peaks (Sunshine Ridge) PRD. ( Page 11) e. Consideration of holding Council meetings in neighborhoods (discussion). (Page 27) a. Mayor b. City Council c. Staff d. City Attorney e. Intergovernmental 6. MISCELLANEOUS 7. EXECUTIVE SESSION - Personnel issue (15 minutes) 8. ADJOURNMENT The City of Tukwila strives to accommodate people with disabilities. Please contact the City Clerk's Office by noon on Monday if we can be of assistance. Co UNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review Council review 3 -13 -95 Sunshine Ridge PRD/Design Review (Modification) (QUASI - JUDICIAL PUBLIC HEARING) Original Sponsor: Council Admin. 11 -13 -95 Public hearing/approval of design changes. (� The developer of the Sunshine Ridge condominium project has requested city approval of several modifications to plans approved by the City Council in 1995. This is the second set of changes to be requested. A first set of changes was approved by the City Council in November, 1995. 8 -11 -97 �/JuJ - ,, yl�"'� Conduct public hearing; approve modifications subject to certain conditions. Cost Impact (if known): NA Fund Source (if known): NA ITEM NO. x`' . >y�a K''� 'C rdrR) ityp' ;'t >i� a Y sus 3v f..:: h. ,. ;s..t. <,r:s.. . Q S^' `y 3: '3: MRY .r 4 %:. ..' i i.. £ . 32. 3 r., fi . 2 ';Y. 3..in,. $' >3^ � .. b' y. , > . F: r . . y < rf 'At; r'''' ° ' : gr :`3r'" 3 r £ ;: YY::.> .. 9 I 3 : 3 ... 3� . )3' 3 k •C Y, 3 ,�. 3i3' . . Y ,F' S 0� 'i ,f> 1 F < 3 lT >Y �.2 t � G if )r ` .: � i< � � a ? '. � 'Z { k f) � � h f :' fyY � 2 Rft . h xrf'n. >v.3'4'i3> �d. ....a <'>�s:^2. .� : dw £ �3 ,.< ?f .. < r. >.> x . u >3� .x. •k ,. < a .... erl�Y� fit. .. ,..Y.>4� �� CAS Number: Meeting Date Original Agenda Date: March 13, 1995 Agenda Item Title: Sunshine Ridge PRD/Design Review (Modification) (QUASI - JUDICIAL PUBLIC HEARING) Original Sponsor: Council Admin. :Timeline: Public hearing/approval of design changes. Sponsor's Summary: The developer of the Sunshine Ridge condominium project has requested city approval of several modifications to plans approved by the City Council in 1995. This is the second set of changes to be requested. A first set of changes was approved by the City Council in November, 1995. Recommendations: Sponsor: Committee: Administration: Conduct public hearing; approve modifications subject to certain conditions. Cost Impact (if known): NA Fund Source (if known): NA xh. i.'3r .a • ,= «,•r>x§aS x' 3r `' a. »c .Ya S -F . . r c%i i J f , A d r '?..(., . l .0 E 2s' f. ;S z „ :. a „,,, r:, ..', H ''' Meeting Date Action 3 -13 -95 Public Hearing on original proposal. 3 -20 -95 Council Approval of original proposal (Resolution 1318) 11 -13 -95 Public hearing/approval of design changes. j.R .kwf:f2% r,,, 'f•Xf'x' ,,, .. .•: . -..,.. x.b,, , =,,,, -,%S” faxJ=, >[... y,..f.2'4 <rfl ^. '.'y,, �n2� ^r ✓r^ ;` pi' vF P:•mm .s•;Y'd:� >. NK> b' r ??44 a 1's4 %�`CO` ' F .. x:N:: ^ $' i ,y. � .'' . P A' :. !^4' at 6 .✓?y., . ' � a.i?el.£iY' i`e,.?�R, „ ., ',S)G,'yL=:X .^`>3,. .2. )Y2 �w'£�. . 5.2h .,.�l f ...- i „. �y /'•� ?u .s H . �,. x 3 ` ti.', .. ” s i a ¢�A 3,•3 ^? Y.,s 'z>C y 3 .�d4�@ 3;s . {:, >„C:� -^''%� a3`.Y' ;ccf: <.1 `sSi#, s, {S x�" s 2 >:a4 < ?.'ri L?:- ,�v. §. >`. i°'e�..c^e5.s'".,.f+`s. 2?' i,'� {:4' ..S.ai �.f ( '� ` .a r Fx� e>'r fE "Br �3A ys`¢1'' 2 A''ENDGES Yr. �,�,.•nP^ . °..3 >. .:..r ^; ¢,. . s .'�.... .w.< '*. Meeting Date Attachments 8 -11 -97 Memo from Steve Lancaster dated 8 -4 -97 8 -11 -97 Staff Report with Exhibits A thru D z a • 1-: ~ w 6 g —J U. U0: U) 0. w w: co w: wO g J: v_= — d. Z o; La Dp O D: O I— w w • t O� W co: O H• z City of Tukwila Department of Community Development TO: City Council MEMORANDUM FROM: Steve Lancaster Director of Community Development SUBJECT: Proposed Revisions to Sunshine Ridge PRD DATE: August 4, 1997 John W. Rants, Mayor Steve Lancaster, Director In 1995 the Board of Architectural Review granted design approval, and the City Council subsequently granted Planned Residential Development (PRD) approval to the 31 -unit Sunshine Ridge condominium development at 15200 Macadam Road South. Construction on this project was commenced in early 1996, and is now approximately 75 percent completed. The applicant is now requesting several modifications to the approved project. Individually, these modifications may have been deemed "minor" and therefor subject to the minor modific.tion authority of the Director of Community Development. However, the I have determined that the cumulative or combined effect of these modification is more than minor, requiring Council review. This is a quasi-judicial matter and will require a public hearing, which has been scheduled for August 11, 1997. The applicant's proposed changes are described and illustrated by the attached staff report and accompanying exhibits. Additional exhibits depicting the changes will be presented at the August 11 public hearing. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 City of Tukwila Department of Community Development HEARING DATE: PUBLIC NOTICE: FILE NUMBER: APPLICANT: REQUESTS: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: STAFF: STAFF REPORT TO THE CITY COUNCIL Prepared August 4, 1997 August 11, 1997 John W. Rants, Mayor Steve Lancaster, Director Hearing Notice posted on July 28, 1997. Hearing Notice mailed to property owners and hand delivered to residents, within 500 ft. of the site on July 28, 1997. Sunshine Ridge Condominiums (Revised): L95 -0054: Planned Residential Development L95 -0053: Board of Architectural Review RSA Associates Approval of design revisions to the building colors and materials, front yard design, recreation deck landscape design, fencing along the east and north, and approval of a project identification sign. The proposed modifications do not affect the approved 31 dwelling units, or 29 unit /acre project density. 15200 Macadam Road South, Tukwila, WA; King County. Tax Lot 115720- 0222). 1.07 High Density Residential HDR (High Density Residential) L94 -0077 (December 15, 1994) Mitigated Determination of Non - Significance. Vernon Umetsu 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 EXHIBITS: Page 2 A. Currently Approved Project Design B. Proposed Design Revisions C. Board of Architectural Review Multi- family Review Criteria (TMC 18.60.053) D. An Example of Wrought Iron Fencing. E. Previously Submitted Attachments to be Available at the Hearing (i) Site Photographs and Photo - montage. (ii) Colored Elevations. (iii) Colors and Materials Board. (iv) Screening Analysis (Profile View) (v) Screening Analysis (Profile View of South Elevation). (vi) Screening Analysis (Profile View of West Elevation). (vii) Colored Perspective from Screening Analysis View Point (Nearest down -slope private property line). (viii) Surrounding Structures. (ix) SEPA Mitigated Determination of Non - Significance. (x) Previously Approved Recreation Deck Design (L94- 0090). L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 3 FINDINGS PROJECT DESCRIPTION/LOCATION Sunshine Ridge (recently renamed The Peaks at Tukwila by the owner) is a 31 unit multi - family (condominium) development currently under construction at 15200 Macadam Road South. The 31 dwelling units are located within two buildings. Building A, closest to Macadam, is a 2 -3 story building; Building B is 5 -6 stories. A central recreation deck spans the distance between the two buildings, with parking located below the deck. These basic attributes of the development remain the same. However, the applicant has proposed various project revisions which cumulatively, have been determined by the Director of Community Development to be major changes requiring City Council approval. In general, proposed project revisions include building colors and materials, front yard design, recreation deck design, fencing, the front sidewalk and project signage. These proposed revisions are shown in Table 1 and Exhibit B. BACKGROUND This multi - family project received Board of Architectural Review (BAR) approval and City Council design and Planned Residential Development (PRD) approval in 1995 (see Attachment A). Building permits were issued and construction was commenced in early 1996. The project is approximately 75 percent complete. During building permit review and construction, several minor changes were approved by the Director, pursuant to TMC 19.60.030(C)1. The status of administrative approvals are shown below: • Use vinyl siding instead of dryvit (a stucco looking material) -- Approved. The vinyl siding is residential in design, used in surrounding multi - family projects and consistent with the other project design elements (per Building Design guideline 1). • Change the eastern 8 ft. high retaining wall to a single rockery with a 2:1 landscaped slope (subject to satisfying recreation requirements) -- Approved. Recreation area impacts are evaluated in the specific criteria evaluation below. • Change Building B body color to white (subject to an acceptable alternative color scheme for Building A which provided a similar overall project presentation) -- Not Approved. A tentative approval was given in recognition that the developer had, in a good faith mistake, • TMC 18.60.030(C) states, "No changes shall be made to BAR approved designs without further BAR approval and consideration of the change in the context of the entire project; except that the Director is authorized to approve minor, insignificant modifications which have no impact on the project design." (emphasis supplied). L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 4 applied a white vinyl color instead of a darker "mink" and based on a subsequent submittal of an acceptable Building A color pattern. Approval was withdrawn when the developer decided to modify the Building A color pattern as part of a comprehensive set of design changes. • Delete window boxes from the west facing balconies of Building B. Denied. No acceptable alternatives to provide an equivalent level of architectural articulation were submitted. The applicant materials reflect deleting the boxes. During the issue resolution process, the applicant assigned a new manager for the project. The applicant's new manager has identified several other modifications that he believes must be made to the project to ensure its success. The Director of Community Development has concluded that the cumulative effect of the changes that are now proposed cannot be characterized as "minor modifications." Under these circumstances, the proposed changes must be presented to the City Council for decision. The proposed changes, as reflected by the revised plans submitted by the applicant (Exhibit B), are summarized by Table 1 on the following page. It should be noted that the proposed changes do not affect the number of units or the "density" of the proposed development, nor its scale. However, they do affect the design orientation and design quality. DECISION CRITERIA AND SIGNIFICANT DISCRETIONARY ISSUES The question before the City Council is simply this: Are the changes proposed by the applicant consistent with the adopted multi - family design criteria (TMC 18.60.053) and with the PRD standards and approval criteria (Chapter 18.46 TMC)? Aspects of the previously approved project for which no change is being requested, cannot be changed by the Council without the applicant's explicit concurrence. As further amplification of the Council's discretion in this matte • the basis for review is not whether the project is "better" or "worse" than the previous approval, but whether the changes separately, together, and in conjunction with the overall project, satisfy the BAR design criteria and PRD standards. • only the applicant - proposed revisions should be reviewed, as the remaining project characteristics are not significantly changed. :.:'iC� ; mr����:' ii• a? a�, • RV�C;Sii�«4�ii'cs"u:.:1.1'uf.: 'unnv.rr:.. • J U UO . co 0; W W, • J • w; w o • = d, ▪ w: L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 1. SIDING AND ARCH.DETAILS Material Color Architectural details 2. FRONT SETBACK LANDSCAPING / TREATMENT 3. RECREATION DECK Slope treatment, eastern edge. Children's play area Miscellaneous furnishings Landscaping 4. GENERAL FENCING 5. SIDEWALK 6. PROJECT SIGNAGE TABLE 1 ORIGINAL APPROVAL Page 5 REQUESTED REVISIONS Dryvit Three -tone with offsetting trim (see color and materials board and rendering) Window and deck planter boxes. Slope from front building to property line at utility access road heavily landscaped. No fence. 8' retaining wall approx. 10 feet west of property line. Located in eastern portion of recreation deck. Central focal point created by raised landscape planter and benches. Additional raised planters in dispersed locations. Two western red cedar, framing architectural feature of rear building and providing separation, specifically required by design approval. Wrought iron along east and north prop. lines. 6 ft wide street to bldg No signs proposed. Vinyl siding Modified colors and patterns. Offsetting trim color eliminated (see color and materials board and rendering) Window and deck planter boxes eliminated. Slope replaced by 4' rockery fronting 2' -12' concrete retaining wall with 4' wooden fence on top. Lighter landscape treatment, 1/3 shrubs replaced with lawn areas. "Divider" fences to create private outdoor space. See Sht. L -1 ONLY. 4' rockery located approx. 30 feet west of property line; 2:1 slope east of rockery. Reduces recreation deck usable area by approx. 900 sq. ft. Loss offset by increased trail allowance. Located in central portion of recreation deck. Central focal point eliminated (replaced by relocated children's play area). Raised planter boxes reduced. Benches to be relocated. Replaced by arbor vitae (smaller). Wrought iron replaced with wooden fence. 5 ft wide. Wall sign proposed. rca�N.9-' ., •�:�. _axe: ..._ . U Oi. CO 0: COW' WO J; co 0` =d Z O` Z H; W W . 2 0!. 0 co. ,0 :W W V; 1 0 coi Z L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 6 • the applicant has been advised that previous conditionally or tentatively approved changes, made when they were individually minor, are now subject to City Council review as a package of proposed changes that no longer qualify for administrative approval. The City Council will have the following options for taking action after the public hearing has been concluded: 1. Approve any or all of the revisions as proposed by the applicant, 2. Approve any or all of the revisions subject to reasonable modifications and conditions, or 3. Deny any or all of the proposed revisions. Council may take action immediately following conclusion of the hearing, or may take the matter under advisement and formulate its decision at a subsequent Council meeting. (Should Council tentatively conclude that its decision will be substantially different than the staff recommendation, staff should be asked to prepare findings and conclusions reflecting the Council's reasons prior to final action at a subsequent meeting.) PLANNED RESIDENTIAL DEVELOPMENT REVIEW CRITERIA PRD standards and review criteria are specified in TMC 18.46.060, 070, 080, 090, and 112. The prescriptive standards in the PRD Chapter and remaining Zoning Code would be satisfied by the proposed revisions. Staff does note that the previous approval allowed an on -site trail to represent about 18% (2,200 s.f.) of the 12,400 sq. ft. recreation space requirement (400 s.f. per dwelling unit). Changes in the recreation deck design have resulted in more of the trail being used to satisfy the minimum recreation space requirement. The trail would now represent about 25% (3,100 s.f.) of the total recreation area. This represents the upper limit of what staff would consider to be acceptable. 2 BOARD OF ARCHITECTURAL REVIEW (DESIGN) CRITERIA The revisions must be evaluated based on Board of Architectural Review (BAR) design criteria for multi - family projects (TMC 18.60.053). 2This limitation is based on recreation areas providing: °A full range of active and passive recreational opportunities..." (Multi- family Guideline III.30). L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 7 BAR multi - family criteria are shown in Attachment C. The design quality orientation of these criteria are reflected in the following three statements: a. "Specifically, the board of architectural review ( "BAR ") shall only approve well designed developments that are creative and harmonious with the natural and manmade environments. "3 b. "...all multi - family developments must reflect high design quality; regardless of whether the project is oriented toward the low, middle, or high cost housing market, "4 and c. "The applicant shall bear the full burden of proof that the proposed development plans satisfy all the review guidelines. "5 The following analysis will describe and evaluate the applicant's proposed project modifications as categorized and summarized by Table 1, above. 1. Building Colors, Materials and Architectural Details The building exterior has changed from dryvit (a stucco looking finish) to residential vinyl siding. The design now reflects a vinyl building sitting atop a concrete base, and is a standard residential oriented design found in many developments. This is illustrated be the attached colored rendering (Attachment B). The proposed colors are shown in the attached perspective rendering. This reflects a reversing of the approved colors in which the lighter approved colors for the shorter Building A (front) have been used on Building B (rear) and vise versa. The specific colors have not changed significantly. The railings at balconies, stairs and western deck are proposed to change from green to the various colors as shown in the perspective. No change from the metal of the sidewalk stairs, south building balconies and western recreation deck, or the wood of the corridor walks, have been proposed. The planter boxes on the south facing decks of Building B (rear) have been eliminated. The planter boxes under the west facing windows of Building B have been eliminated. 3TMC 18.60.010 (Purpose and Objectives) 'City of Tukwila "Multi- family Design Guidelines," Guideline Use (Pg. 1). STMC 18.60.053 (Multi - family review guidelines). 2 (.) • UO: Na W J CO w O'. • g J. w a CO a = C'J: z�. • w' gym,. D o: U ;O ,o f- w w` � v w N' z L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 8 Building elevations with the proposed vinyl and colors and without planter boxes will be presented at the hearing. 2. Front yard redesign. The approved front yard consists of a continuous, heavily shrubbed slope, with many deciduous and evergreen trees. This provided a type of "wooded hillside" design orientation. Slopes of 4H:1 V up to 2H:1V in the east, were part of the approved design. Land Form The proposed design creates terraces in the front yard with a 4 ft. rockery on the hillside base, and a retaining wall set back about 4 ft. from the rockery. The retaining wall is located in the eastern half of the site, with a height which varies from 12 (south) to 2 ft. (north). Fencing The applicant proposes a cedar open picket fence at the edge of all terraced areas, immediately adjacent to the rockery or retaining wall. The fence would be a maximum of 4 feet high (Sheet L4, detail 2 and photograph, and rendering). Its location at the top of a 4 ft. rockery or the variable height retaining wall along the street frontage puts it in a very prominent location. The visually transparent nature of the fence is important since almost all of the front yard landscape area is located behind it. The fence is shown as being very transparent in the rendering. Please recognize that the artist's generalizing, shows about 11 pickets per 8 ft. rail instead of the 18 which should be expected. Wooden picket fences similar to that proposed are found in many situations in single family areas, and at ground level in many multi - family developments. However, where visual transparency6 and design quality is important, such as when fences sit atop concrete walls, high quality multi - family developments tend to use wrought iron, for a high quality street presentation. Attachment D illustrates an example of a wrought iron fence providing a high degree of visual transparency and design quality in an 11 unit/acre, affordably priced project. Providing a quality street presentation is especially important when fencing is sited atop a 6Wrought iron fences need only a nominal 1" picket instead of the nominal 2" needed by cedar. E L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 • • Page 9 series of 4 and 10 ft. high walls along the street frontage, as proposed for Sunshine Ridge. The proposed terracing is shown in sheets Al, Cl and, L3. Landscaping In general, increased trees and large stature shrubs are proposed to soften the visual impact of the terracing walls. The retaining wall would be further softened by English ivy growing down from the top, and Boston ivy growing up from the bottom. Proposed landscaping is shown in sheet L 1. The western rockery is fronted by a continuous, alternating row of photinia shrubs, cypress and honey locust trees. This front grouping is generally coordinated with the upper terrace shrubs. Upper terrace landscaping is similar to the approved trees and shrub design, except that a lawn area has been created. The eastern rockery is fronted by a single cypress and honey locust tree group. The proposed rockery /retaining wall spacing allows for a practical 2 -2.5 ft. wide shrub bed, in which 2 types of large stature shrubs would alternate. About 3 ft. spacing between plants is proposed. This would result in a single, intermingled row of shrubs. No definition of two distinct rows should be anticipated. The proposed terracing creates front lawn areas for private use by adjacent unit owners, creating much more usable space and creating value. Lawns between adjacent units would be separated by the same open picket fences as proposed at the top of the rockery /wall. It is not clear that the criteria for 90% landscaping coverage in 3 years and auto - irrigation for all landscaped areas with at least one in- ground moisture sensor is satisfied. A separate moisture sensor for landscape areas at the base of the hillside rockery is appropriate given the arid nature of this area. 3. Recreation Deck Design About 900 s.f. of recreation area in the east would be lost due to replacing the approved 8 ft. retaining wall with a 2H:1 V, landscaped slope. Some of the lost recreation area has been recovered by reducing the width of planter areas (a trade off for the additional planter areas represented by the landscaped slope). The remainder would be offset by allowing a greater portion of the on -site recreation area requirement to be satisfied by the on -site trail (see discussion under "Planned Residential Development Review Criteria," above). L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 10 The central focal island has been replaced with the children's play area and equipment (Sheet L3). The equipment area would be recessed with a wood chip or other resilient surface and bordered with cement curbing as needed. No specific equipment area design has been proposed at this time. Plant materials have generally remained the same. However, the (2 -4) western red cedar trees (60 -80 ft. at maturity in this type of location) have been replaced with 10 arbor vitae (a type of cedar growing to 30 -40 ft. at maturity in this type of location). Replacement is proposed due to potential root problems that could cause the western red cedar to be unstable. The cypress trees would remain to provide landscape separation between the two structures in the short term. The arbor vitae would provide larger stature growth in the long term. Their compact columnar growth will also help to frame architectural features and define deck spaces. Smaller trees (vine maples) have been introduced. It is not clear that the criteria for 90% landscaping coverage in 3 years and auto - irrigation for all landscaped areas with at least one in- ground moisture sensor is satisfied. A separate moisture sensor for the sloped, eastern deck landscape area is needed, due to the lower water detention on steeper slopes. Special care is needed to ensure that topsoil will not wash off (e.g. by terracing the subgrade or individual planting details to demonstrate stability). 4. General Fencing The originally approved wrought iron fencing along the east and north, along property lines adjacent to the LaVista Apartments, are proposed to be replaced with 6 ft. high open picket fencing as proposed in the front. Visual transparency is important as all required landscaping is behind the fence. A previous proposal for an open picket fence called for 6 inch openings instead of 4 inch. Front Sidewalk Reducing the sidewalk from 6 ft. wide between street to building to a 5 ft. width contrasts with Site Plan Guideline 22, which calls for a 6 ft. wide sidewalk. 6. Building Signage A project sign is proposed, based on the perspective drawing showing a triangular sign in the southwest corner of Building A. No dimensions are shown. 'u•Y.'i' : Ay.f∎ 4 :CU3 •.:/::Cairairri..d. .sL.Sit!?'S:>.7T.f4"sw.`�4�6 i:}'c1ik3;i1C1i5, L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 11 Multi - family wall signs are regulated by TMC 19.32.110 as follows: • No more than one sign per development, • Maximum sign area of all faces is 32 square feet, • Illuminated signs shall be front - lighted from concealed sources or back - lighted channel letters or back- lighted cut -out letters framed by an opaque cabinet or non- illuminated opaque sign panels. CONCLUSIONS Building Colors Materials and Architectural Details A. The proposed exchange of colors between buildings A and B results in the larger building being more prominent and is not the best design option. However, the proposed overall color scheme reasonably distinguishes the individual buildings. This distinction, along with the intervening evergreen trees on the recreation deck, heavy perimeter trees, and a darker front Building A; works to reduce the project's visual prominence. It is minimally consistent with the Building Design Criteria given the specific circumstances of the proposed revision. The railing color change is harmonious with the overall project color pattern. No railing material change has been proposed. B. Use of vinyl instead of dryvit is supported by the material's widespread recognition as a residential material, its use on nearby multifamily projects, and its harmony with other project design elements. The substitution of vinyl for dryvit is not anticipated to have a significant effect on design quality. An exception is the western elevation where the approved dryvit and siding combination provided contrasting material to help provide architectural interest. Loss of this material contrast puts more importance on the 3 ft. building modulation and window box detail to provide architectural interest. The existing approved combination is minimally consistent with the Building Design Criteria given the location at the rear of the project and setback from the property line. C. Eliminating the Building B planter boxes under the western windows reduces the level of design quality below the minimum requirement (See Conclusion B). These boxes were proposed by the architect as part of the means to provide a minimum level of �w 2 o U to O co O w ' J w O'. 1L Q. w, z� H O Z w w ;. o u); `0 w. 'Xa CU z` UN z L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 12 architectural expression/ detailing in an otherwise blank wall (Building Design Guideline 117). The new contractor has verbally expressed safety concerns about the boxes and has suggested attaching a 2 "x12" panel attached to the wall instead. Staff has suggested garden windows as an alternative which provides architectural relief and functionality. , Other options are also available. re m a U D. The elimination of the Building B (deck) planter boxes on the south elevation helps to o eliminate design clutter from an architectural facade with sufficient expression and is i w w consistent with the Building Design Criteria. co u. Front Yard Redesign g = u.Q: co D E. The basic terraced site plan does reflect the hillside site, especially as it is appropriately F W' supported by dense ground cover, shrubs and trees, which will soften and hide the ?; retaining wall. It thus satisfies the Site Plan Guideline 108. 112 w ui F. The front landscape plan would provide a better transition to the project, support the c.) y O —1 natural hillside's topography, and soften project structures with the following changes: .0 H-; w w The eastern retaining wall should be moved northward about 4 feet, to provide an u- 3 effective six feet of planting bed. In this bed should be planted the proposed z photinia at 4 ft. on center (instead of 6) and a front row of shorter, flowering lw.i; U —; shrubs. This would provide a landscape pattern which provides a better wall 0 f- z screen and reflects the hillside's natural topography. Planting at the rockery based should be increased by a second tree group with a cypress and honey locust tree to the south of the on -site recreation trail, and a cypress on its north. Some modification of the proposed plant density may be needed to achieve 90% landscaping coverage in 3 years. A separate moisture sensor for landscape areas at the base of the hillside rockery is appropriate given the arid nature of this area. Building Design Guideline 11: A 3 story blank wall, even if at the narrow end of a building, does not reflect acceptable design quality. Architectural relief and fine detailing would be used to break up monotonous surfaces. (Also see associated graphic with articulated window, eave treatment and window box.) 8 Site Planning Guideline 10: Minimize a project's visual prominence and enhance the harmony with its natural setting. L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 13 G. The proposed cedar, open picket fence topping the rockery and the concrete retaining wall, and fronting a lively new building clashes with the architectural rhythm established by these other structural elements due to its material choice. The proposed fence would also block the landscaping and significantly degrade its role in integrating the project with the natural hillside (conclusions D and E) and softening the building scale (see previous conclusions in Exhibit A). The proposed fence sits atop a 4 ft. high rockery and at the top of a combination 4 ft. high rockery and retaining wall along the project frontage. These are very prominent locations and high quality design harmony of scale, and materials is important. This high design quality is reflected in a wrought iron fence with substantial posts, atop the concrete retaining wall. Posts could be of metal (e.g., 2 -4 inches with a decorative top, or a concrete continuation of the concrete wall). Design continuity would also mandate that wrought iron/post design also be used on the western terrace, above the rockery. Wrought iron material would also be consistent with the metal stair railing and deck railing, and the adjacent Southcenter View Condominiums' wrought iron fencing. Other metal alternatives to wrought iron, which are consistent with the above concerns may also be appropriate. Such alternatives could be considered by the Director with appeal of his decision to the City Council. The proposed fence does not satisfy BAR Miscellaneous Structures criteria 4a9 and Miscellaneous Structures /Street Furniture Guideline 910 An alternative would be to build the front yard with the sloped landscape design currently approved for the project, but as modified by the rockery which has already been installed at the base of the hill. This would result in maximum slopes of 2H:1 V. H. The proposed open picket cedar fencing between the street facing yards of adjacent units is an appropriate design. This is due to its visually recessed, ground level location and material /color coordination with Building A. RCW 18.60.053(4)(a): "Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with the buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale." 10 Miscellaneous Structures /Street Furniture Guideline 9: "All fencing, walls, and screening should reflect building architecture and be harmonious with adjacent project designs. This should include consideration of proportion, color, texture and materials. Perimeter fencing should be designed to be attractive from both sides. z W: ce JU, ' W w • w: w O. • < = O I— Ili zjF moo: zg w U in I- II/ w. 1— z; U cD' O z L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Recreation Deck Redesign Page 14 The proposed modification continues to provide the minimum required recreational area on -site, although no further reliance on trail area should be made. The redesign does provide a significant, multi - function recreation space which is separated from cars; an equipped, children's play area which is open to casual surveillance; and is designed in a functional manner. It thus satisfies the Landscape /Site Treatment guidelines. The role of deck landscaping in building separation is also discussed in Conclusion B. Some modification of landscaping may be needed to achieve 90% landscaping coverage in 3 years. A separate moisture sensor for the sloped, eastern landscape area is needed, due to the lower water detention on steeper slopes. Special care should be demonstrated to ensure that topsoil will be placed in a manner to not wash off (e.g. by terracing the subgrade or individual planting details to demonstrate stability). General Fencing J. The emphasis on softer surfaces such as trees and gravel paths, and the quieter, less . exposed nature of this area (adjacent to the LaVista Apartments on the east) make a wood fence appropriate. A wood fence could be supported in this area as consistent with Miscellaneous Structures criteria 4a. Fencing Along The Trail -- The proposed open - picket fence design will allow this fencing to be located in front of the minimum required landscaping, instead of behind it, which is the Departmental practice. Visual transparency is critical to allow the required landscaping to achieve the softening and separating effect that is its purpose. This transparency is also important to ensuring that the adjacent on -site trail does not become a walled corridor. The materials presented show spacing at its maximum transparency, looking directly at the fence. However, walkers would view the fence at an angle: Staff is concerned that a 4 inch spacing would not provide the level of visual transparency presented, but is reasonably assured that a 6 inch spacing would provide an acceptable level of openness. The proposed six foot high, open picket fences substituting for the wrought iron fences can be supported if the slats are spaced a minimum 6 inches apart instead of 4 inches. Fencing Along the Rear -- Landscape Guideline 24 allows a 6 ft. high, sight obscuring wood (or equivalent) fence, with exterior materials and colors consistent with building architecture when adjoining single family zones. It would be appropriate to apply this standard to a rear yard between multi - family developments and allow the proposed 4 inch f w o o co ° uji w • w, w O. g J u_ 4( = a: I- _ Z HO Z 2 ?: o o w w v. 01- z L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 15 spaced, picket fence as proposed. An opaque fence in this area would also be acceptable, subject to the above conditions. Front Sidewalk K. It is appropriate to allow a 5 ft. wide sidewalk between street and building, as a reasonable application of Site Plan Guideline 22 (6 ft. sidewalk), since two people could pass each other in that width. The originally approved 6 ft. width is preferable. Project Signage L. The proposed sign is harmonious with the overall project design subject to satisfying all Sign Code criteria. RECOMMENDATIONS Staff recommends approval of the proposed revisions subject to the following exceptions and conditions: 1. The eastern retaining wall should be moved northward about 4 feet, to provide an effective six feet of planting bed. In this bed should be planted the proposed photinia at 4 ft. on center (instead of 6) and a front row of shorter, flowering shrubs. This would provide a stepped landscape pattern which provides a better wall screen and reflects the hillside's natural topography. Materials and spacing shall achieve this design in a continuous hedge within 3 years. 2. Planting at the rockery base should be increased by a second tree group with a cypress and honey locust tree to the south of the on -site recreation trail, and a cypress on its north. 3. Some modification of the proposed plant density may be needed to achieve 90% landscaping coverage in 3 years. A separate, in- ground moisture sensor for landscape areas at the base of the hillside rockery and at the sloped landscape area east of the recreation deck shall be installed. All landscape planting provisions in Landscape /Site Treatment Guideline 6 shall be satisfied unless waived by the Director upon a clear demonstration that it is not needed. Please note that all landscape areas must be auto - irrigated. 4. The proposed front fence shall be wrought iron or equivalent instead of the proposed wood. Colors shall be generally consistent with the taupe which is the Building A accent color, as determined by the Director of DCD. Alternatively, the existing landscape design may be used with the rockery system now in place. r� L95 -0053 and 54: Sunshine Ridge Condominium (Revised) August 4, 1997 Page 16 5. The wrought iron fence on the east may be replaced with an open picket wood fence with minimum 6 inch spacing to ensure visual transparency. 6. The front sidewalk width proposed as 4 ft. should be denied in favor of a minimum 5 ft. width. P:snshnl .doc .. Si ',:•aa'.L'.�.:.e.tf:,;r�...._« ti:.`.:,s•.�.f.:xF::;:ct., .,,i:;;;:sz�i s x ucsc:•ria.:tin r :.gin .%5; ,::i,...r 4.:u City of Tukwila Washington Resolution No. /.3 / A RESOLUTION TO APPROVE AN APPLICATION FOR THE SUNSHINE RIDGE PLANNED RESIDENTIAL DEVELOPMENT AND ADOPTING FINDINGS AND CONCLUSIONS. ( 7) WHEREAS, the developers of the Sunshine Ridge Condominiums submitted an application for approval of a planned residential development, as a multifamily development on sensitive slopes, pursuant to TMC 18.45.060(2) (file L95-0054) which revised an earlier application (L94.0090); and WHEREAS, a mitigated determination of non - significance was issued pursuant to TMC 21.04.150 (L94.0077); and WHEREAS, the Planning Commission did hold a public hearing and recommend approval with conditions on October 26,1995; and WHEREAS, the City Council held a public hearing to consider this application on November 13, 1995; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, Cd WASHINGTON, HEREBY RESOLVES AS FOLLOWS: QSection 1. Findings 1. The subject planned residential development application was received on August 25,1994, and was thereby vested in the review criteria of TMC 18.46, prior to amendment by Ordinance 1711, which was effective on September 21,1994. C7 2. • That proposed planned residential development application was approved by City Council Resolution 1318. 3. Subsequent design modifications to the original application were determined to require additional approval and are the subject of this resolution. 4. The design revisions to the project design approved in Resolution 1318 were reviewed by the City Council and are incorporated in ap licant plan sheets dated November 7,1995 (Attachment A). 5. Findings and conclusions regarding the consistency of the proposed design revisions, with planned residential development review criteria in TMC 18.46.060, .070, .080, .090, and .112, have been presented at the Public Hearing held on November 13,1995. Section 2: Planned Residential Development Application Conditionally Approved. Based on the findings and conclusions set forth or adopted by reference in Section 1, the planned residential development application for the Sunshine Ridge Condominiums (file L95.0054) is herewith approved with the following conditions: 1. A maintenance program for hydroseeded areas shall be provided prior to issuance of a building permit; 2. At least one, in-ground moisture sensor shall be installed; 3. A minimum six foot wide trail linkage shall be provided between the on -site path and 57th Avenue stairs, which is acceptable to the Parks and Recreation Director and Public Works Director, SUNSHINE.DOC 11/29/95 360419-0924 02:OO:CO PM KING COUNTY RECORDS' 004 THS 0 Ca 4 enicle headlights shall be completely screened from shining onto the Southcenter View Condominiums as they emerge from the covered parking areas. Screening shall consist of a combination lattice screen and evergreen vines and shrubs or equivalent; 5. The 10 ft. high concrete wall at the eastern end of the recreation deck shall be modified to aid the ivy to climb that wall, by rough finishing the concrete and incorporating climbing wires; 6. Common area lighting shall be shielded to eliminate direct off -site illumination and light levels exceeding 1 ft. /candle at the property line. A luminaire plan shall be submitted to demonstrate this. No free standing pole lights are proposed; and 7. Any design inconsistencies shall be resolved by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. RESOLVED BY THE CITY COUNCIL OF THE CITyYy...��O/ TUKWILA, WASHINGTON, AT ITS REGULAR MEETING ON THE /3 �`fi DAY OF 7L420'.rtitAlfcJ ,1995. ATTEST /AUTHENTICATED: 1 - Allan Ekberg, Council President an E. Cantu, City Clerk APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY (614 Filed with the City Clerk: /1- 9 - 95 CS &. c1/11-. Passed by the City Council: /1-13-95- • 0 Resolution Number: 1.33 SUNSHINE.DOC 21/30/95 ATTACHMENT A PROJECT PLAN SHEETS • Full sized plan sheets and other project design materials which were presented at the City Council public hearings or incorporated by reference are on file with the Department of Community Development in file L95.0054. SUNSHINE.DOC 11/29/95 .. , .....:.. .. :... ... ... .. .:�.,....;.,,•:�. .�... ;r: ,. ix' 3:, ri:;.: �.. � 's�G;r }a.a5;....,�e's;�:�,x��;. . �u�- .v.,.,.,�.,,.��u:.: •......, w.. x..-.. �,.. e. �._. x.: v.. c. �4��:.; ..na.uu.- ..dv,�cS.ru..�._., -_.. , ... ,.. r: 5: 1 '.:iZ::.:,::�:��v::,.::.:y�rd�. iii::. �s.:; saE�1'. v..., sri4: vc:,: t.. is ;L.d:a:u.'tiY.:ai.:...«.....,,. , a_.�, u..n..����.t;..,; >.>s� rra.;�., .. .v; °`� FF 136.00' BUILDING FF 141.00. 1 - { ?X,i i . \ . 1p.•'://,;/zi".':;..:...;///24.•;//////!/..,:A.,/////.//:/4/Z/z<4, / W . 14 \ "r" 8er34'2e i "t\ --------ifk-104--\0( i •‘ \,.‘■ "..--- PARKING I\ ".' '. .------...._ •-•„.....■.....„ -„„ ........_ , -----..... ---, I -..'"*---„C"..0."----„-----. ----, ''''s■.._ \ N\ ; i : 1 . . • 4 1.\ 1\\I I I ) o ON% g • I FF 142.00' E o \ ■ R 114111j \ • NV \ FF. 15000' J r o.rt tom Oaf SCSI ti‘Ca \„:"TIETI iteh• I 1 FF.148.00' BUILDING LL \ /01•■1 SET It r-t • ......„.... .....„ ..... s'"•••-,, .....„ - ."---....... ..-••■ ".....„ " -.... --......... .....„.... ... - ------. *-- .--...... .---.--.--- —. ----.....:7----.... -147."-------"----.. • Cr. . • -...... Poo CL CS SIV-02.03. 12' (H) Iss••00.0.1. 26• (Err) ,z0 10 ...W411MXIDRRAVIDDIMMDIrs; -1 tr... • t• Os • ==z7liAt: a. me 1S• as 1. 811.4.1' 1■1...1 vloceUrf Ilevislona WITairasm gmitt _tm1. A A irvoir prrpri .11101;11;18e • 1111;I:ri .1111.1.1 11" 111iFill 114;.'iliiilelliVii1.111 . ip;,14ip pi .; .1110,1111.;11 ci !1,c; Ili. 'hi! prid 11.1.; hitiPr! SUNSHINE RIDGE A 31 —Unit Condominium . for RSA Associates .....tutvvAlirmr.v.6asmrs5.49vrirepurszcilragmirr4=2, gin 11-011111 ICUSSMAN ASSOCIATES Architects. Planners & Consultants Boa 1703, Bothell, WA 011041-1705 (209 36.11,y00 • fo+CP:1302rmtnt.ko4W7VWXWtrAP, VirPottrifivArli o �`�-� 1 t Ug u k "o y ;� u '"°"9 SUNSHINE RIDGE.. x>USS vassoc><a s A 31 -Unit Condominium (or RSA Associates Macadam Road, Tukwila, Washin0ton ;spa Architects, Planners & Consultants P.O. Boa 1705, Radial, WA 02011.1703 (206) 061.7400 •Fat NS•1307 Q c f Y`- 3i': ii1tN` .': ^3dw °Y'L'tlSuiiiisfir�.:�' " +✓ jil.'tiit"•w.=r.:e.;iti!Si! • afa• • • a a 30 Y �� . a '� \ i at. ; '"'`'°"� SUNSHINE RIDGE' . ' ' >ECUSSMAN ASSOCIATES t' Architects, Planners & Consultants P.O. loa 1705, Rol►ell, WA 960{1.1705 (206) 661.7200 • Vac 815.1302 �P- U r Y i� A 31 —Unit Condominium for RSA Associates Macadam Rood, Tukrlto, Washington • nr III h I j' III 11 11 11 111 11 II tt• 1II 11 lI, u r- 1 11 Ij U- A� i v f = E. m u:; • : It 0. ` I, 3 P "' °I°". SUNSHINE RIDGE, 1� i {KINSMAN ASSOCIATES ,,xµ,y� Architect, Planners & Consultants P.O. Box 1705, RoI e1I, WA 91011.1703 17061 061.7700 • VOL 115.1302 A 31 —Unit Condominium far, RSA Associates Macadam Road, Tukwila, Washington 8• (See attached, folded plans) ATTACHMENT C DECISION CRITERIA This project is subject to Board review as a multi - family development per TMC 18.60.030(2). 18.60.053 Multi- family review guidelines. In reviewing any application, the following guidelines shall be used by the BAR in its decision making. The applicant shall bear the full burden of proof that the proposed development plans satisfy all of the review guidelines. The BAR may modify a literal interpretation of the review guidelines if, in their judgment, such modification(s) better implement the Comprehensive Plan goals, objectives and policies. (1) Site Planning. (A) Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi - family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" of "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. (B) Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. (C) The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. (D) Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. (E) Vehicular circulation design shall minimize driveway intersections with the street. `2u.sntc�aV:.x+�:'.v ti•- ,sru:i+zf•.'kt.ai' + r"xvasasxwr� " .. , aJ:aVa• WYSpt 464.4: wl+`I. •iS.t! T N'::A'.tklG v nc'.w. • sw %ids ;ua�:'•Er.;kA'4�i:4ir'M1i ' (F) Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. (G) Varying degrees of privacy for the individual residents shall be provided; increasing from the public right of way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. (H) Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; (I) The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. (2) Building Design. (A) Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood; (B) Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non - conforming structure's anticipated permanence; (C) Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure; (D) the overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. (E) Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. . a::: .t-.,,..• w.r uc:..,..,r� ..,�.1, v:_,...:..�.,....,.,..,,.., m.,"..�.s�.,.....,.....u..:o.,. .�...,11. i� 0 U0. W w w aa,�� � �j d • �.w. o z p' 'w Wr. uj z ,o''`. z • • • Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. (3) Landscape and Site Treatment (A) Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are or are important to defining neighborhood identity or a sense of place; (B) Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views provide shade to moderate the affects of large paved areas, and break up visual mass; (C) Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided; (D) Appropriate landscape transition to adjoining properties shall be provided; (4) Miscellaneous structures (A) Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale; (B) Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer; (C) Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping; (D) Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. F!1'+��C awnr✓r �.www.v�r ��,w�YrITY1R+MNPM4Q?FICM lip • (F) Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. z (G) Varying degrees of privacy for the individual residents shall be provided; increasing from the public right of way, to common areas, to individual cc w residences. This can be accomplished through the use of symbolic and actual n physical barriers to define the degrees of privacy appropriate to specific site area .c0 o functions. c N w cn w w =, J ~; (H) Parking and service areas shall be located, designed, and screened to N p' interrupt and reduce the visual impact of large paved areas; 2 u_ ai (I) The height, bulk, footprint, and scale of each building shall be in 92 v harmony with its site and adjacent long -term structures. 1 _; Z F-: I- (2) Building Design. . 2 D (A) Architectural style is not restricted, evaluation of a project shall be 0 c.„) i based on the quality of its design and its ability to harmonize building texture, shape, . o 1- lines and mass with the surrounding neighborhood; _ w w. V, tL F-,' ,p (B) Buildings shall be of appropriate height, scale, and design/shape to z; be in harmony with those existing permanent neighboring developments which are 1 consistent with, or envisioned in, the Comprehensive Plan. This will be especially p 1- important for perimeter structures. Adjacent structures which are not in conformance z with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non - conforming structure's anticipated permanence; (C) Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure; (D) the overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. (E) Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. ::':lu i.A.:,'S,�J:e�:i-S�+. ° +•5; tic •,:uLis,v+iri:3.•6 >ex:x,�dw.,>y namt ra.' -5:,1 �1r i s Iri:4,461 Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. (3) Landscape and Site Treatment (A) Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are or are important to defining neighborhood identity or a sense of place; (B) Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views provide shade to moderate the affects of large paved areas, and break up visual mass; (C) Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided; (D) Appropriate landscape transition to adjoining properties shall be provided; (4) Miscellaneous structures (A) Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale; (B) Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer; (C) Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping; (D) Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. ?' %�f,'ir.;.�+, ':h v`v :�:yGS +�' %� ' aft ++�f6yy'dY ✓ "` %aGis'^s i)? iii�7']kl^Cit +`b�::.::Yt:iia. 6aa' sur.L^i� ilA'zi+',•5:..G Grv+n. at cL "rt#r a,ruuxti e Z I I- F- • 1-1 6 JU O 0 J F— • LL WO LQ F_ z= F— F— O ZF- W • W U� O (2 O F- W W F— H U. 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"511 1.; v:i:c -Fir a�...,?......:`tu a2:L�i•�."�•'.i� "a31 wwi *.:.':` v. .$,u f?+ ct, sr�, i' i_ t�C: 1?' .^.i:<;+`4G:uii£.:;..Fau- s,`dr- `";' -., - = `a�ua:lria ',.taY b4u `:+iv�t;'�a2sY.+ :iiLfiiS:'ra+ * =Mki..4110.1.5Y�i.kA7A'S File: 1.95-1-0 5mm Drawing# • ++:, ior' ai :',::?3�:r #.'.F;i`.y$L <,1.,•c • • • I ema t)()5 m Drawing# 2_ sheeb• File: L95 -00 •5mm Drawing# lip . . . • • • • . . . • . . . . • 1CC frO /L7 es)tts (OK 5 (felt> CI C. Co UNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review Council review 11/13/95 V.U. ITEM NO. , a ...{ < .... y.....n, H ...,.u., . ..q. ,.,� . . . s;r' . . :c.t . :...w.>.v, .' t vp,t. y. : : . ....; ;..t. . r. +..<.r ... .,<. ys;'.:. :..: .:t:, '. . a t ; , 'S4r(,,, 0 . , ,.. S Vii..... . '« ^ +, r 5 ..... . ,: . +,\ ... .. ,.. ...:.. ... . ... .,,...... ,:... ..... .. :: . 3^ . l 3"3, n. . r> f >;tiriv £. .::.�.3ft, i..,f.t: '•.».a . . ' . •'.t::.. : . .F; . .r.. . t:• :,'3,:,: ... .. .. ... CAS Number: 4/3/95 I Original Agenda Date Agenda Item Title: Sunshine Ridge Condominiums Planned Residential Development. Original Sponsor: Council Admin. Applicant Timeline: Public hearing and Council action on November 13, 1995. Sponsor's Summary: Design changes require additional City Council approval. These changes include increased density from 28 to 31 units, a reduced Building 2 envelope, with a modified design approach, and a modified recreation deck design. Recommendations: Sponsor: Committee: Administration: The Planning Commission recommends conditional approval. E. Draft Resolution Approving the Planned Residential Development Application. Cost Impact (if known): Fund Source (if known): �r 'ckU 'yKfl +v....t y; � ........: :. .r.vat..t Y' S Y `fi.t C ;tr Y ) ) > 5`ok y, C:kz 'i"e, skfx �f< :k:: ix t'�, f'.. ;� �'r.SY", i<A ,,,,w .Y `,+r:, ..p i.):A: �- ,,,. :U-.. � �� 5. �' <.f ,Y,f: dYk� . :£ .., n,4::kr , . , .. Y„C: '.K; ` ,, ::5, i. ,-,...',..,=>„ 3 Z . b xi.: £.: u ; C ,k:± `:c+ s� ,t • .' x : ..� . , - ,.•,...,ry .: . .. a s :pr .r r:. . >r .,...;. .; oy � :. � .:v t. .: s >; a ..:Y,. %t:,.t... , z. i - . r: `l. f' yr.3vk..A.z :.£ r -, .t. ..fr� 7� �. ,.;f+.. .f. a ..�. .r�. ��,� :� i..).:.`ikt. `.�: �.. �r1 '��''i! {/_� G �"!`�( ,.�� �. }:£., t�Yr .�E�.r =h: �.. kr,,::,.ty. py ,i ....f C:i`A�. . Y:. 3, t ny... t. n.,;ra, L.'t3'S1.fYY :.�., .. :<.. ,::.... ...r ... .... ... .....,. .:,..f : ...: ... .. f C.,. . r, S. :,,...,:.. :.YV`,.t:x �, :. � .. ,: .., .. � \ >%'SS ... > a • . Y ..:..: ; Sbx^vy" :.7`... ;va�h��b:al... Y. .. . .'F/ Meeting Date Action 4/3/95 City Council approves original PRD in Resolution 1318. submittal of October 5, 1995. B. Design revisions submitted on October 25, 1995. C. Minutes of a Joint Hearing on October 26, 1995 by the Planning Commission and Board of Architectural Review. D. Net design incorporating the October 5th and October 25th design submittals. E. Draft Resolution Approving the Planned Residential Development Application. ., .,. ,;x;,, . +ts, ,2,�,.:.:Y.. :. a.,• k+: +e . . ,. 8 ..: :. .. .. ... sk.z.z':: :x:7 ;»S:%�.,.32:> Mt:a'G {E�t <�^L:'St{a�.,. s., sz a: Ft ,.'; +,..t,.;1 :1,>..., . 1 .:r .. }. t. t.. :. '.t t "Y `} :: y f;.+ .. ,.. .. F t2"..a ., :..�.>..�..r .. ,._....,..,.,,,fir. .h'L�',. ,,. .. ,.a .,,.v....,�r. +,... .: �y a•r,. ;7�:,;�..� ..l :aY£ ?' .kke °ri'z.� ..a. , 3 :... a .� . ^�... ... rL:,r . • ..:.. .... ... :.. p . t ;s...+.. .. .:. ......,.... ., 3 ,. :fi:..v .: � „•'a`? :F .. . $ .t: f�, s kf.�. ( • , h. .. �..� .. fv .:, . ., a .... .,,. :.r.♦ .;s f'oc sRY'q:` '£fix \., , v , t:. :. Z >.,.., y,J''.tfv;:yv . r t :'} „ f> ( .:: ka a:y�y Iy't:'£ ; : $$ > , r .. F . ... t{..,1sA...�AM .. :,.. ,.. .. .y..: ..::.,: .,.,s. •,: .� .tYCT..s,'S£�3'�:�:a., �:.,(��f:! :.. 4 £ i .. ,. ?. :F+ . : ., , u> . ..:....... .. >, . ..�.. , c.. .2,.2.:. tiE?t. ':ir:. ''iT:. . aka p� t R,.t ,., ... � a .v .. , .., .. ... :. , . :' .: .., ..."Y:�. L X ,. ... h.: ..�. � . ....�o..R .y . f .nt:.v.... ,n,... .v,:. v. .k +a.� :..; ... .. i.� .. ..,.,.� ... <. >:2• 't: �C��£.., ,.. 5. �a.2+L :� ..,.. ..1.. . ., 4`t .:; ...:. ......: .t....: ..,...,.. v:.,, F................. .. .... .. ... .. ,... ..:....... t.:. ...s.,;.r.Zf,.,.:........,,• >.�..... a.I�: >,.,, •.,,.. afsr..f:.b:..!t:.. .. :...> k�$ E k.. t.:. w... p.:::. �.,.> t...n. u.:. $ q cS., ww,::. w. �.>..£>,... ryY:.:. tk�, 3:.,.+.,.:, a..:....: rr ..:........:...................... .......r.::.:.:....:..:::::.: .. .. � :......� ::. {.,.:.,.f:,.r.... t... ...........>.... ,....3 )t t, • Meeting Date Attachments 11/13/95 A. Staff report and Appendices for Revised Sunshine Ridge (10/19/95) based on design submittal of October 5, 1995. B. Design revisions submitted on October 25, 1995. C. Minutes of a Joint Hearing on October 26, 1995 by the Planning Commission and Board of Architectural Review. D. Net design incorporating the October 5th and October 25th design submittals. E. Draft Resolution Approving the Planned Residential Development Application. z S z W JU O O_ • 0 u) W LU X , J H U) u_ ui0: g J' =• d w _. Z �. zo CU uj DO U O Ni o1 uI w, O. LUz N.. LU_ —TTTTy O z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM To: John McFarland, City Administrator From: Steve Lancaster, D.C.D. Director Date: November 8, 1995 RE: L95 -0054: Executive Summary for Sunshine Ridge Planned Residential Development Design Revision. This is a revision to a Planned Residential Development (PRD) which was previously approved in Resolution 1318 (4/3/95). The applicant proposes project revisions which consist of: a. increased density from 28 units to 31 units, the maximum allowed without any density bonuses, b. a reduced Building 2 envelop from 5 -6 stories to 4 -5 stories and a modified design approach, and c. a modified recreation deck design. All other project characteristics were generally unchanged. Previously approved project characteristics are presented in The redesigned project was reviewed at a joint Board of Architectural Review (BAR) and Planning Commission public hearing held on October 26, 1995. Materials presented at the joint hearing included: a. A written staff report, which evaluated the project design submitted on October 5, 1995 (Attachment A), b. revised project designs submitted on October 25, 1995, to resolve staff report concerns (i) , and c. a verbal staff evaluation of project design, evaluating the October 25th revisions. The Planning Commission determined that all PRD development standards and BAR design criteria were satisfied subject to 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Sunshine Ridge Condominiums Planned Residential Development November 8, 1995 Page 2 modifying the eastern recreation deck's 10 ft. wall, to aid the proposed ivy in climbing the wall. The BAR approved the project design subject to the above condition and PRD approval. Summary minutes of this meeting are presented in The currently proposed design incorporates the October 5th and October 25th submittals. This net design is presented in i#yD, which consists of full sized plan sheets and a colored rendering. Upon further review, Planning staff recommends explicitly incorporating previous staff BAR recommendation 16, to avoid off - site glare. This recommendation is appended to the previously adopted, six PRD conditions to approval and the latest Planning Commission condition. A draft resolution with eight conditions to approval is presented in a hment . A complete list of PRD and SERA conditions to approval are presented below. Planned Residential Development Conditions 1. A cedar tree per Landscape Plan "TP," shall be incorporated into the east and western halves of the recreation deck per concern number 8. Location shall be subject to approval by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR; 2. A maintenance program for hydroseeded areas shall be provided prior to issuance of a building permit; 3. At least one, in- ground moisture sensor shall be installed; 4. A minimum six foot wide trail linkage shall be provided between the on -site path and 57th Avenue stairs, which is acceptable to the Parks and Recreation Director and Public Works Director; 5. Vehicle headlights shall be screened from shining onto the Southcenter View Condominiums as they emerge from the covered parking areas. Screening shall consist of a combination lattice screen and evergreen vines and shrubs or equivalent; and 6. The 10 ft. high concrete wall at the eastern end of the recreation deck shall be modified to aid the ivy to climb that wall, by rough finishing the concrete and incorporating climbing wires. Sunshine Ridge Condominiums Planned Residential Development November 8, 1995 Page 3 7. Common area lighting shall be shielded to eliminate direct off -site illumination and light levels exceeding 1 ft. /candles at the property line. A luminaire plan shall be submitted to demonstrate this. No free standing pole lights are proposed. fr 8. Any design inconsistencies shall be resolved by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. SEPA Mitigating Conditions (L94 -0077 -- A complete file was previously submitted for City Council review. Additional copies are available through the Planning Division and the City Council Analyst.) B.1.h(i) Additional subsurface geotechnical investigations shall verify the extrapolation of soil conditions at the north and east property lines, for use in project engineering. A supplemental report incorporating the new data shall be submitted with the building permit application. This will resolve the data uncertainty identified by Geotech, Inc. (5/13/94:2). (ii) A geotechnical plan to assure no adjoining property settlement shall be provided during building permit review. This shall include, but not be limited to geotechnical and survey monitoring of the excavation and construction to maintain hillside and adjacent structure stability. List of Attachments A. Staff Report and Appendices for Revised Sunshine Ridge Condominium Design (10/19/95), Based on Design Submittal of October 5, 1995. B. Design Revisions Submitted on October 25, 1995. C. Minutes of a Joint Hearing on October 26, 1995 by the Planning Commission and Board of Architectural Review. D. Net Design Incorporating the October 5th and October 25th Design Submittals. E. Draft Resolution Approving the Planned Residential Development Application. file :94 \sunshin \prdres.rvn ' w: re 6 RI .o 0 to 0 ■ w =, w O: 2 • LL a' z F-. F- 0 z �; � i0 Iw — o ui I —O Z' H I'.. z ATTACHMENT A Staff Report and Appendicies for Revised Sunshine Ridge Condominium Design (10/19/95) Based on Design Submittal of October 5, 1995 ...,..._._,��.....�.- �...�..- _v.w... you. �,✓...... x. �: iY,.:.: s�: u, Sr ,.i::C:��:-?::i.rt.,z...%1;�ii �_�y.�ta.z.:,s:e:,'u. ' �tiilu'!1. HEARING DATE: FILE NUMBER: APPLICANT: REQUESTS: LOCATION: ACREAGE: City of Tukwila Department of Community Development STAFF REPORT COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: STAFF: John W. Rants, Mayor TO THE PLANNING COMMISSION and BOARD OF ARCHITECTURAL REVIEW Prepared October 19, 1995 October 26, 1995 Steve Lancaster, Director Sunshine Ridge Condominiums (Revised) L95 -0054: Planned Residential Development L95 -0053: Board of Architectural Review Lyle Kussman 1. Planning Commission recommendation for Planned Residential Development approval and 2. Board of Architectural Review design approval for revisions to a previously approved 28 unit condominium to the City Council. 15200 Macadam Road South, Tukwila, WA (King Co. Tax Lot 115720- 0222). 1.07 High Density Residential •RMH (Multiple - residence High Density) Mitigated Determination of Non - Significance. Vernon Umetsu 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 2 ATTACffi1IENTS: A. REVISED Site Plans and Sections in 13 sheets labeled Al through A10, A20, A21, & L1. Previously Submitted Attachments B. Site Photographs and Photo - montage.* C. Colored Elevations.* D. Colors and Materials Board.* E. Screening Analysis (Profile View)* F. Screening Analysis (Profile View of South Elevation).* G. Screening Analysis (Profile View of West Elevation).* H. Colored Perspective from Screening Analysis View Point (Nearest down -slope private property line).* I. Surrounding Structures. J. SEPA Mitigated Determination of Non - Significance. K. Previously Approved Recreation Deck Design (L94 -0090) L. REVISED Applicant Response to Design Review Criteria. M. PREVIOUSLY APPROVED Planned Residential and Board of Architectural Review project design. *Materials to be presented at the public meeting. . ....,..Jtl[v 5•. su+.n:i•��:ilf.'i'�r�i��a�Fi�i4 den+'+ ltiiSs ::a ?�w »..H":..,K...�ril�i:rJi! rye. /i �.r .. �e a t.•� .. +.,+ t�... L.. H.nx.[.tldwf.4�.c.Y�nGSV:.�...�. Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 3 FINDINGS VICINITY /SITE INFORMATION 1. Project Description: The applicant proposes project revisions which consist of:. U a. increased density from 28 units to 31 units, the maximum allowed, t. ai la uj . b. a reduced Building 2 envelop from 5 -6 stories to 4 -5 stories and a modified design ' co u_ approach, and w o !In a o I- al z� U� o c& } U The entire project, as currently proposed, is described in .:....::::.....;.::. : ::::;...::..............::.... LLB, v N O c. a modified recreation deck design. All other project characteristics were generally unchanged. This staff report will focus on evaluating the consistency of the proposed changes with PRD requirements. Project characteristics which are unchanged will not be discussed. Reviewers are referred to attachments which describe the previously approved project design for an evaluation of unchanged characteristics. • BACKGROUND This multi - family project requires a Planned Residential Development . approval by the City Council and a separate design approval by the Board of Architectural Review (Board) per TMC 18.60.030(2). Both City Council and Board approval are required to allow project construction. A joint staff report is presented to provide a coordinated review of the project. The PRD is the more comprehensive of the two permits and Board design review criteria will be presented within this context. All conditions to development are cumulative, with the more stringent of over - lapping conditions being applied. Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 4 DECISION CRITERIA for Planned Residential Developments PRD review criteria are specified in TMC 18.46.060, 070, 080, 090, and 112. They are shown below in bold, along with a staff discussion of relevant facts. 18.46.060(a) (3) Setbacks. Yard requirements as described in Chapter 18.50 shall be waived within the PRD; however, setbacks and design of the perimeter of the PRD shall be comparable to or compatible with the bulk and str eAcape of the existing development of the adjacent properties or the type of development which may be permitted. Building B has been shifted 3 ft. to the east in order to satisfy the minimum 30 ft. setback requirement. Building B is set back 28.25 ft. from the northern property line instead of the normally required 30 feet. The City Council is authorized to modify setbacks if comparable to "...the existing development of the adjacent properties..." (see criteria). The proposed 28.25 ft. is significantly greater than the 10 ft. provided by LaVista Apartments on the other side of this property line. The City Council could allow a 1.75 ft. setback reduction. Alternatively, either building or garage /deck could be reduced. 18.46.060(6) Off-street Parking. Parking has increased from 59 spaces to 65 spaces. All additional parking spaces been gained by changes within the previously approved garage envelop. The proposal includes 3 more parking spaces than the two per unit required by TMC 18.56. All but 3 spaces are located in a covered parking garage ( ). The 3, previously approved outside spaces at the entry are unchanged (). 18.46.060(d) Impervious Surface. The maximum amount of impervious surface calculated for the total development allowed on sensitive areas sites will be fifty percent for each single family development and each multifamily development. The previously approved 49.02% impervious surface area has been increased. The applicant has calculated impervious surface area on as 23,400.49 s.f. (50.09 %). This has been spot checked and determined to be an accurate •presentation the areas identified on that plan sheet. Additional impervious surface area on the recreation deck (walkways and seating nooks) are identified in the Landscape Plan sheet 1 and a small curved terrace area west of the pedestrian entry ( ?). When these areas are added to the total, the maximum 50% impervious surface area standard is exceeded. A redesign of the recreation deck area could reduce the amount of impervious surface below the 50% standard. Additional options to reduce impervious surface area include landscaping the three entry parking spaces (485 sf), landscaping (or grasscreting) the driveway area north of the second garage driveway (625 sf) and using crushed rock instead of concrete for the u7 � J V: t.) o: rnw • w =; •N LL; LL Q: -a • z �. 1— o' • • z� • • w w� !O NI 0 H' =w • IL-- 0, 'LW Atiti • Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 5 northeast walkway (770 sf). 18.46.060(e) & 18.52.060 Recreation Space Requirements. The previously approved design required 11,200 s.f. of recreation area, including 2,800 s.f. of children's play area. This was provided by a combination of interior recreation room, exterior recreation deck areas and an on -site trail which connected to the City -wide trail system via applicant improvements (see 1c ur cnt). The 31 units require 400 sq. ft. per unit or 12,400 sq. ft., with 25% of the area (3,100 sq. ft.) as a play area for children aged 5 -7 years old (TMC 18.52.060). The site contains no sensitive streams, wetlands, or trees. The applicant has identified 13,261.01 sq. ft. of recreation area with a 3,123 sq. ft. children's play area on. Staff's review of the areas finds the following: Total Recreation Area i. the northeast 288 s.f. and 640 s.f. landscaped strips between building and sidewalk have no recreation function as presented and should not be counted, ii. the (ground floor) private patio and adjacent areas of Building A are not designed as the common recreation spaces needed to satisfy this requirement, iii. Total recreation area can be satisfied by continuing to credit the applicant for an on -site trail which connects to a part of the city -wide trail system. The applicant has agreed to providing a 6 ft. wide, crushed rock City trail segment, built to City standards, between the project driveway and 57th Avenue stairs as part of this on -site recreation trail credit (Al) '. This agreement has not yet become part of the current revision. Generally, the on -site trail and 10 ft. of associated landscaping on either side results in about 4,380 sq. ft. of recreation area; much more than needed. However, relying only on the trail would not provide "A full range of active and passive recreational opportunities..." (Multi - family Guideline III.30). The recreation deck is the centrally located, accessible area which is appropriately the focus of recreational activities. This is discussed in the BAR design review (L95 -0053) which is herewith incorporated by reference. Children's Recreation Area iv. About 30 -35% of the children's play area is bermed, with plantings which do not permit acct ss. While some such plantings are appropriate for visual relief, only a small portion of the inaccessible berm areas are appropriately considered for children's recreation. af It co w; J a_` w o. ga=a • H Wi O i • Z~ • cri 10 —I. :W W` V; ui Ni O Z.. • Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 6 The children's play area should be recalculated based on usable /accessible area and expanded or redesigned. 18.46.0600) (1) Downslope and Sideyard Buffers. Elevations and off-site perspectives shall show minimum landscape coverage of twenty -five percent of the structures at time of project completion with anticipated forty percent coverage within fifteen years. This standard may supplement or be in lieu of the applicable landscape yard requirement. Screening analyses, based on the previously approved landscape plan, demonstrated adequate buffering. The proposed landscape plan has replaced the mid -sized row of trees with a shrub/hedge design, and the stands of red oaks along the street front have been reduced from 9 to 4. This invalidates the previously approved view analysis. The proposed design is unlikely to satisfy PRD screening requirements. Re- incorporating (1) a row of mid- sized, moderate to fast growing trees along the western perimeter and (2) a mix of medium and large stature trees along the front yard, would likely satisfy PRD screening requirements. 18.46.060(g) Roads and Access Drives. Any road or access drive which cuts approximately perpendicular to a slope to the ridge of a hill shall have a minimum five; Pot planted medians. The tree shall be a species that provides a branch patter stfcieat to provide at maturity, fifty percent coverage of the pavement area. Roads or drives which require retaining walls parallel to the topographic line shall plant roadside buffers of Northwest native plant species. Only a small driveway segment at the project entry has an approximately perpendicular angle to the hillside slope. This entry segment has a 5 ft. wide landscaped median. However, the tree previously located in this median strip, was eliminated (i). Replacement of the tree is required in order to satisfy this requirement. • auLIIM Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 7 Board of Architectural Review Design Criteria (within the context of PRD review) 18.46.060(g) The Board of Architectural Review shall review guidelines for single family and multifamily developments z (sic). The design and review of the PRD shall also utilize the guidelines of Section 18.60.050. Q Board of Architectural Review approval is required of all multi - family projects (18.60.030(2)). w TMC 18.60.050 directs that all multi - family projects use the guidelines of TMC 18.60.053 6 v instead. The staff evaluation for both Board and PRD use is presented below. U o 0 w ILI The relevant Board design criteria of 18.60.053 are subsections (2), (3) and (4) as follows: -� w0 (2) Building Design -- due to the Building B design change. 2 g J The overall building mass has been reduced with the dropping of the side "unit stacks" to co P achieve a symmetrical stepping of heights. Three and 4 story stacks of units flank a central five W story stack. The height of the central stack remains the same. This building envelope is generally repeated on the north. z o uj D South Elevation Design. The previously approved design approach is characterized by an D o: extensive amount of complex eaves, large intermediate pitched balcony roofs, gables, and a p central tower. This has been simplified with smaller, but equally complex pitched roofs and 0 I: eaves, with the central tower being replaced with a central gable. v The previously approved design also reflected a rhythm of 8 ft. horizontal building modulation w z which helped to create to large building elements which flanked the central tower. This has U co been replaced with smaller 4 ft. offsets and a central, 10 ft. recess under the gable. The east p and west steps from 3, up to 4 stories, helps to provide substantial vertical relief. North Elevation Design. The previously approved design approach is characterized by 3 building segments, each with a pair of 18 inch wide columns, and an extensive system of modulated eaves. A lower, intermediate structure anchors the east and west building ends. This has been simplified with a central tower and two flanking building walls each with two score marks, a straight eave line, and a series of 6 inch posts. (3) Landscape and Site Treatment -- de:e to extensive changes to the landscape plan. The landscape plan has been extensively augmented with various shrubs over the entire site. Along the south perimeter, 9 red oaks have been thinned to 4. Along the western perimeter, a row of (mid- sized) European Hornbeam trees have been replaced by a shrub/hedge design (see Screening and Buffering). (4) Miscellaneous Structures -- due to a newly proposed 6 ft. high fence in the northeast. Staff has previously determined that fencing of 6 ft. in height or less, may be located in the 4 4w' Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 8 building setback area, but must be located to the inside of required landscaping. This is to allow the landscaping to fulfill its function of moderating the impacts of adjacent developments. A 10 ft. landscape strip is required along the northern property line where a perimeter fence is proposed. The fence must be relocated inside the 10 ft. wide landscape strip. The northern perimeter location would particularly stress the adjacent LaVista apartment building which lies 10 ft. away. Multi -Family Design Guideline IV.9 states: "All fencing, walls, and screening should reflect building architecture and be harmonious with adjacent project designs. This should include consideration of proportion, color, texture, and materials. Perimeter fencing should be designed to be attractive from both sides." • Fence design is shown in on 7a. It is opaque and would have a residential design if made of such complementary materials. 18.46.070 Density Standards The RMH zone allows a maximum density of one residence for each 1,500 sq. ft. of lot area (29 dwelling units per acre). The project site has 46,721 sq. ft. and has a maximum potential of 31 dwelling units. The number of units is proposed to be increased from the previously approved 28 units, to 31 dwelling units. No density bonuses are needed. CONCLUSIONS The proposed revisions and the interaction of these revisions with the remaining, previously approved project elements and analyses has been evaluated based on the above Findings. In general, staff concludes that the proposed revisions result in a project which continues to satisfy both Planned Residential Development and Board of Architectural Review decision criteria. However, there are a number of readily resolvable inconsistencies with PRD and Board criteria which ..could be addressed prior to City Council review. These issues are reviewed below. 1. Planned Residential Development Issues a. The north building setback of 28.25 ft. should be increased to the normally required 30 ft. or the City Council should permit the 1.75 ft. reduction by finding it to be comparable with the 10 ft. setback provided by the LaVista Apartments. b. The 6 ft. high fence should be moved southward a minimum of 10 ft. from the north property line. AV- 1,1:iSG'...2A4t iivx•:•.. ;n'; .. >rt'4+$!.. VietZ) .7.N1;' ' :S1+m' :',L:i':w'�eL^iE u'�m w• rcf 00 N0. ww w 0' gQ co w Z O! W W 0 —! :0 1- w w. W � ui z 0�4. Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 9 c. Project areas should be revised to decrease impervious surface areas to a maximum of 50 %. d. Recreation area requirements should be satisfied by a redesign of the recreation deck and the on -site trail system. The recreation deck landscaping should be revised to create significantly more accessible areas. Credited recreation spaces should not include more than a minor and insignificant amount of single purpose planter areas, although planters may be located within and around such areas. The recreation deck should be the primary focus for satisfying this requirement as it is accessible and provides an excellent opportunity for a variety of active and passive uses. Total recreation area on the deck should be guided by the previously approved deck area allocation of space (tent <K) The on -site trail system should not be relied upon for a substantial amount of recreation space given its one - dimensional function. Use of the trail and the associated City -wide trail improvement has been agreed to by the applicant in an earlier project review, but be reconfirmed at this time. e. Project screening requirements should be satisfied by revising the landscape plan in a manner which revalidates the existing screening analyses. This could be done by re- incorporating: a row of trees along the western perimeter, at least one tree in the entry median strip, and at least two additional trees along the south perimeter, as presented in the previously approved landscape. plan (t40h,t <). f. The entry landscape island should include at least one street tree per 18.46.060(f)(2). 2. Board of Architectural Review design criteria (2), (3) and (4) a. The revised Building B mass and south elevation is consistent with Building Design criteria. b. Introducing eave modulation at Building B, level 5 and increasing the prominence of all score lines with a minimum 1 inch square indentation, would introduce a level of design interest which would help to satisfy the Building design criteria. c. The perimeter fence along the north and west has an appropriate residential design. Materials should complement this design and result in a high quality product. d. The western perimeter should have a row of trees to provide visual relief and transition between projects, and provide a "boulevard" effect in enclosing the driveway. At least two additional trees should be planted along the south perimeter. z U0 CO 0l.. N wi w= LL Ili O, u_a co 3, Z F."' I-- O: :z1 LU U CI, :o S w; U. O: uiz: .0 E z. Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 10 RECOMMENDATIONS The Planning Division supports a Planning Commission recommendation of approval to the City Council, subject to the following conditions, which shall be satisfied prior to presentation to the City Council: 1. Revise project areas to decrease impervious surface areas to a maximum of 50 %. 2. Recommend City Council approval of a 1.75 ft. setback reduction from 30 ft. to 28.25 ft. along the north property line. 3. Design the recreation deck as the primary focus for satisfying this requirement, as it is accessible and provides an excellent opportunity for a variety of active and passive uses. The previously approved recreation deck space allocation (Attachment ) should guide the general proportion of use areas. Recreation deck design revisions should emphasize creating significantly more accessible areas with a relocation or modification of planted berms. Areas credited toward satisfying recreation space shall not include more than a minor and insignificant amount of single purpose planter areas. 4. The on -site trail system may be relied upon to satisfy the remaining recreation space requirement once recreation deck potential is optimized. The applicant must be given the option to concur with this option or propose other on -site recreation areas. 5. Revise the landscape plan to clearly satisfy PRD screening requirements by such actions as re- incorporating:. a row of trees along the western perimeter, at least one tree in the entry median strip, and at least two additional trees along the south perimeter, as presented in the previously approved landscape plan (t ttac a I). 6. The entry landscape island shall be augmented by a street tree in order to satisfy the requirement for a "treed" landscape island. 7. Board of Architectural Review a. Introduce eave modulation at Building B, level 5 and increase the prominence of all score lines with a minimum 1 inch square indentation. b. Materials for the perimeter fence along the north and west shall be wood or its visual equivalent, to complement the residential design and shall result in a high quality product. c. Along the western perimeter, install a row of mid- sized, moderate to fast growing trees and at least two additional large stature trees along the south perimeter. . _ ..... .. 1/"" Y.',d3e�:.:\ix �• 'I ILI tam M v0; w0.. uj J W (0 IL` g -a co D` CJr �.. W, z � iO SS = W; uiz 0 Ni 0 ATTACHMENT A Revised Sunshine Ridge Condominium Design (10/5/95) Plan Sheets Al though A10, A20, A21 and L1 ..ut ,l, el' fo' It•t. I / / ,Q / / / - / t ti ,j ,4KC rows O. W,OI Gs.K. Y/•ul It •0 •2' ol• WI. 11144 r SUNSHINE RIDGE A 31 —Unit Condominium for RSA Associates Macadam Road, Tukwila, Washington Z220 OZLGII I, -177avd +vy a9 illii111311; lin 1W( jig 1 2 4141:401 111 ag Aoa :`11:1111411 Rio 4 igiga 1111 11� tAtt -r J• wpc. a*Y KUSSMAN ASSOCIATES Architects, Planners & Consultants P.O. Boa 1705. Bothell, WA 98041.1705 (206) 861.7200 • Fax 885.1302 t, Z = Z. ~ W. fiQg. JU U0 co WI, J !— . WQO LL Q. (0 D ° I— al Z0 LU uj V O (, Ca I—, W W,. I— W g —• O W Z; O t- z a 3 J • • r 7t1•84 Rum • o i ° r t e # - !t 2 i ,. , ° SUNSHINE RIDGE • .. - �2 KUSSMAN ASSOCIATES Architects, Planners & Consultants • P.O. Box 1705, Bothell, WA 911041.1705 (206) 661.7200• Paz 601303 - A. 31 —Unit Condominium for RSA Associates Macadam Road. Tukwila. Washington . P • R, a rig 'teen Lisa Attu 1111111 111111 C4i,n...is R.T two A.e,c f. a I st £ c., i n•. - SUNSHINE RIDGE s ASSOCIATES Architects, Planners t1 Consultants PA. Box 1703. Bothell, WA 66041.1703 (206) 661.7200 • Fm 613.1302 A 31 -Unit (Condominium or RSA Associates Macadam Road, Tukwila, Washington 4 C U 0• ra . w0:. a4i LL. Q' = o • iw Z, D a; • .10 1-` . • IUi • .--Of • ui Z • ` • 0 H; Z t/i OICII Ft•IC&. 04 Tar OF RtT44,.. W &LLB L5'oo1 Eon .,- ", 1 r �` r, ` g 9 H "``''°" SUNSHINE RIDGE -,�, L Architects, Planners t� Consultants P.O. Box 1703, BoduR, WA 86011.1703 (206) 661.7200. Fax 883,1302 A 31 -Unit Condominium for RSA Associates Macadam Road. Tukwila. Washington o o Z t tY 2 J U; oO N O, f W „. W O: OC a = d' t- 0: Z • W W.. . 42 D: •10 Ni C3 H' .W F=- 0, .. Or VN` • IL— .Z LIF-atal 0 i gii I .. p, 0 p i biR , 5 SUNSHINE RIDGE I ICUSSMAN A-SSOCIATFS Architects, Planners &Consultants Alp PD. Box 1705, Bothell, WA 96041-1705 (206) 861.7200 • Fax 885.1302 A 31 —Unit Condominium ' for RSA Associates Macadam Road, Tukwila, Washington 41011111•14111M • • • Micro Com Systems Washington Ltd. 12608 -B INTERURBAN AVENUE SOUTH TUKWILA, WA 98168 TEL (206) 248 -3191 FAX (206) 248 -3313 ATTENTI ON The -next image may be a duplicate of the previous image. Other: f SrP r(,` L 5+ ' � \ FrcAn a± www.microcomsys.com {C.wa�'�:'4t;4;5i;sJ;tii fi�NSreM: +'!:n!a: »�,;... -,,., � .. � � ....,.._.._ � . ,. .. e. ta...... vr2: Sa' isil. tY. J. �. ...�..i:i.%�'�..ia�..vi::.3: -i' _ _ " +•;;:v'�I�:ri•nt4"t'... ff° # i r 1 t;. @ It N SUNSHINE RIDGE . , ; F ` ICVSSMAN ASSOCIATES Architects, Planners& Consultants P.O. Box l70S, RolldI, WA 01141.1705 (206) 861.7400 • Fats 8154901 .. A. 31 —Unit Condominium to RSA Associates Macadam Road, Tukwila, Washington a a F c J tM AO 3 0 S. D 11tcYGl1M■ AMA PIA./ Att. AS•,t $o ° 1 v g& i;, [ W a i s '^ SUNSHINE RIDGE tc. irll x>USSasatvASSOCIATES Archite cts, Planners& Consultants PA. ea: 1705, Bothell, WA 960111•1705 (206) 661.7200 • hoc 9113.1397 A 31 —Unit tCondominium RSA Associates Macadam Road, Tukwila, Washington R tiiYC�l��. X .�V7,'r.�,lr�tV.`^;.'^f'Y•:fW1c • x�. �:== a�;. r�, K�. ns .::t+,.: <..�if;x`:t:(.'e:I;?'r .�,ww..c..nn�r :;t�..C.:s.• -;.�- -,ice.. ... �'+x'.';:'n �.9ot'�.?_ �:cs ..:n. 1G GmZAll. La4Ce.O■ 4' J1411 FIYCI as VW or WtTNJ144 1-95"6-009/ o Si` -0 a 1, is y '^ SUNSHINE RIDGE - " .. xussiv Assocr�s Architects, Planners & Consultants P.O. Box 1703, Bothell, WA 980{1.1703 (906) 1161.7900• FIXBBS•1309 A 31 —Unit Condominium tar RSA Associates Macadam Road, Tukwila, Washington o p O 0: N o W W J F; u. W O g• ,. IL Q' Dr D. l- W' 1- O. 2 F- Lu U0 ON 0 I -, = Wi W f.. V �' 01- Z .. L W' Pas-'l tt o Ull f t r € ea 7. ► f jai t: """�" SUNSHINE RIDGE , KUSSMAN ASSOCIATEs Architects, Planners & Consultants P.O. Box 1705, Bothell, WA 01041.1705 i00ai 861.7200•Fac 1u•1s0z A 31 —Unit Condominiums for RSA Associates Macadam Road. Tukwila, Washington Q .. c U NO> co W' LL. O'. tL <, uj Z z Oi Z uji � O jUO r=i 0 H; ;W W! Z' uj N U O z • r 2 0 ei) c r Lq5...ocryt, SUNSHINE RIDGE A 31 —Unit Condominium for RSA Associates Macadam Road, Tukwila, Washington KUSSMAN ASSOCIATES Architeas, Planners & Consultants P.O. Box 1705, Rothe% WA 980414705 (206) 8614200 • Fax 825.1302 • ••• . . r „ \:"Y• . , . . . • • . .;. ", `;' a SUNSHINE RIDGE A 31 —Unit Condominium for RSA Associates Macadam Road, Tukwila, Washington KUSSMAN ASSOCIATES Architects, Planners & Consultants P.O. Box 1705, Bothell, WA 98041.1705 (206) 8614200 • Faic 885.1302 '; 2 0 ti 3.x.;.1. i c o +- �'e.`""� y SUNSHINE RIDGE,.. ,� KUSSMAN ASSOCIATES Architects, Planners &Consultants P.O. Boa 1705, Bothell, A 98041.1705 (706) 861.7200 • Faa: 885.1302 A 31 —Unit Condominium for RSA Associates Macadam Road, Tukwila, Washington 'a R c z . 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Box 1705, Bothell, WA 98041.1705 (206) 861 -1200 • Fine 853.1302 $ A 31 —Unit Condominium for RSA' Associates Macadam Road, Tukwila, Washington , 8 rfrrar >.,yr l,.,.,•yr. �rt r�rr�s' �i*. i:: iv... u; is''•'::] l" a:: i.,:.�.�: ;��';�,�lr.,_....'L "'. w. (,.t..•.,,.a ,;l�f..n,i� 4. el'seofire/ nu' :.q 4. al' 24 dec. I/e.tl .0 R 11 e j�jl !ilili�i�i�i o ii�i�iIii\�i1:► .i��i1;I�i1�►C1;��1�i��il�il sili;;� o tt.•T 84 4. WOCetCWY W. we u' of W. nt.w SUNSHINE RIDGE. A 31 —Unit Condominium . for RSA Associates Unrn,fnm Rnnd Tn4wlln Wn•hInnlnn 1 WONT . I f�� I i I 1 8.8888 054°°°911 gt M 3 t C ICUSSMAN ASSOCIATES Architects, Planners & Consultants P.O. Dot 1705, tlolbtil, WA 98041.1705 (204) 861.7200 • Fax 885-1302 r 1 4 .., .� �'a!!vti�:v'.ra;� i ?:s`t,!.: � �.c�sw.ie 0. a' Weir W. [I.•t' 4. el' to III' L. IIC.t1' tiwIIt GAM& MCR OIe�e.�•.e�,� . 4 B •A•�e.••�e.eieeieeeiieiie IM[ a/ RlgWt[A ecrelcK � !wetweeeweA IIIIIIIIIIIIIIIII 1l�Y, •'w °I °. ~•� Revisions 11 SUNSHINE RIDGE. A 31 —Unit Condominium for RSA Associates IlnnnAn,., Ann.. T. iLwlln Wn•kInnlnn , Ave silialke"..111Mlindlin ID din no op.. • Ca,17 IM• Ro.KCRY Lf'- oc&4 KUSSMAN ASSOCIATES Architeas, Planners & Consultants P.O. Box 1703, Bothell, WA 01011.1703 . (206) 061.7200 • Fax 113.1307 z LU :00, 00: tnW:. J =. Ir: N u Waa � LL a. 0 —a. 20. uf 2 CD N: O H' .W W.. I--- U! • z: lii U 6 o � .:: A,i 1;,,,..a C..• 1 M MU i ..VELOP r_ \i • 3 ; •"cals. tomi Err 44111 C 5, I V - ..,.... .. . . 11.123.12 2I .011.1.11. ROLKILIVir ' . ; st j. Revisions 11/4 .2E 11 • I I I . •'. ....-1 '1"11'"Hi 1113P01. - lliiiiiiiiii'lli 1111111111011111111` Pt !Mil pill ?III ,1100110Irli 11 iiiiiiiii;Oliiiiri ipp 1.10 IN" IPtdi . • bill/01111A1, 1 1111 iiii 1.1 ,1 lei ht9i: .igib i lii • • mils IN; , 1 1.1 9111 il li • I!! i 111:11 II ° Jri .. P!II 841 11111;• 1 1 4111111 lip 11 IP ; 1!1ill i;;.1 'ell ' !.! Iiiii Mill i / Illi'!il /0' .1 il . 11 111 i i ;1 !.1.1 ',I i ' / 11! orpiq c.1 1 ri il 11 11 II :1 10 1 lido . ill 1.. le 1,1 it i ial; SUNSHINE RIDGE A 31—Unit Condominium for • RSA Associates Macadam Road. Tukwila. Washington • 1CUSSMAN ASSOCIATES Architects, Planners & Consultants P.O. Box 1703, Botha% WA 98041•1705 (206) 861.7200 • Fax 885.1302 A ✓l!" • it 5 �yr5 COMMUN1-i.... DEVELOPMENT ' r.. L:.' �; uK.. .,ri�G:,:ri.BtJlt'k.L,2.'.':.'' - •.tiffsilL::�t+z :.u!� .. �: rv_C<u.ressY,:.;:3x.::+.3izCmi' • v. u!' s1' t% r l,ei'.t�iU::Si:rJib?.:d•:;.+.. .i' �iixi:h df5t:.1] PARKING k • \‘‘. 1—\ U2.0' FF 1400' FF 136.00' 1. 1/.4 BUILDING . Y/4 I:V.v. /.,/, • / ,/,,, ,,,,,,,/ /..,//, /4/4.2://,./jy,/,/,/ /../ ,,,, 1/./. /..//.. •///// /../////,,,,,,w/..•/,..,..../.,^//,/ >7...4, \ ----- \ \ -------Thr34.28" \ C \ • i UNE 0 .._. \ , i FF. I50.00' -7 FF. 1.32..SIV CREW • BUILDING 3V12. W 4.00' FOU04:1 -OF. 112.33' • In FANG. S' • 03 3. NCII114 CLAW NMI \ • \ t34.27' s • \ \ EX 12* cup \ • c‘p ex. Ce RN.n.33 Inv-0.2.03. ¶2 (N) INK•100.03., te (Ekw) "••■•••• 100 a• Li5-0054 Ci T1 OF i LIl:.WILA MITIGAT( `DETERMINATION OF NONSIGNI' 'LANCE (MDNS) DESCRIPTION OF PROPOSAL: Construction of 28 housing units in two buildings: a 2 -3 story buidling fronting Macadam Road S. and a 5 story building behind. 58 parking spaces would also be built in a partially underground parking garage. Site coverage is about 50%. Site area is 1.07 acres. PROPONENT: LYLE KUSSMAN LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF "ANY.:. ADDRESS: 15200 MACADAM RD S PARCEL NO: 115720 -0222 SEC /TWN /RNG: SW 1/4 of Sec. 23, Twn. 23, Rg LEAD AGENCY: CITY OF TUKWILA FILE NO: L94 -0077 The City has determined that the proposal does not have a probable significant adverse impact on the. environment. An environmental impact statement (EI'S) is not required under RCW 43.21c.030(2)(c).' This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. The to this SEPA Determination are attached.. This DNS is issued under 197 -11- 340(2). Comments must be submitted by /571ty¢ The lead agency wi l l not act on this proposal for 1 days from the date below. - Rick Beeler, Responsible Official City of Tukwila, (206) 431 -3680 6300 Southcenter Boulevard Tukwila, WA 98188 You may appeal this determirration to the City Clerk at City Hall, 6200 Southcenter Boulevard, Tukwila, WA...98188 no later than 10 days from the above signature date by written-appeal stating the basis of the appeal for specific factual objections. You may be required to bear some of the expenses for an appeal. Copies of the procedures for SEPA appeals are available with the City Clerk and Department of Community Development. Pr+F*e,titMt4k J MITIGATING CONDITIONS FOR ENVIRONMENTAL CHECKLIST L94 -0077 (Sunshine Ridge Condominiums) B.l.h(i) Additional subsurface geotechnical investigations shall verify the extrapolation of soil conditions at the north and east property lines, for use in project engineering. A supplemental report incorporating the new data shall be submitted with the building permit application. This will resolve the data uncertainty identified by Geotech, Inc. (5/13/94:2). (ii) A geotechnical plan to assure no adjoining property settlement shall be provided during building permit review. This shall include, but not be limited to geotechnical and survey monitoring of the excavation and construction to maintain hillside and adjacent .,- structure stability. ..:::, siakiv .:t..•:��wet.ut�S�u�Ycti�4�N :. 1-95=005" TAMORWAstiMMvAmnorAtmmemlawitmws. 6410111Ake.v.rms .reenK • re Jo 00, COO cow, 9 ui 0 • LLI g u_ D -± a F. D 0 0 ' — W w X 0 I— — U. 0 Z BOARD OF ARCHITECTURAL REVIEW DESIG:MEVIEW APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 I. BRIEFLY DESCRIBE YOUR PROPOSAL: Redesigned building "B" of Sunshine Ridge Condominiums as previously approved. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) 15200 Macadam Road South, Tax Lot #115720 -0222 Quarter: S. W. Section: 23 Township: 23 Range: 4 (This information may be found on your tax statement) 3. APPLICANT:* Name: Lyle N. Kussman, Architect Address: PO Box 1705, Bothell WA 98041 -1705 Phone: (206) 861 -7200 Signature: Date: September 26, 1995 * The a licant i e person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: RSA OWNER Address: 4018 NE SRth, Seatt1P WA 98105 Phone: (206) 524 -4846 I /WE,[signature(s)] r / swear that I /we ar the 'wner(s) r contract purchaser(s) of the property involved in this application and that the f .egoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: September 26 , =19.95 = T`'`./ "F.)* r. • ea4a .aalY1.11%11Ltui1441L'•:14:13 : "» kl+cteloviek, t' re 0 O N D. N LL W O: co _ a' W Z Z uj VQ W W: u_ Oi wZ U O Z DESIGN REVIEW APPLICATION - Page 2 CRITERIA The following criteria will be used by the BAR in its decision- making on your proposed project. Please carefully review the criteria, respond to each criterion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, attach additional response to this form. 1. RELATIONSHIP OF STRUCTURE TO SITE A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. RESPONSE: See attached. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the established neighborhood character. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: See Attached. e^ r" •< r C '. r. • C0;v1 iu Nt r i JEVELOP1J' ENT ccW; U± U O' Nom; W u. D. S2 a II- 14 2 v 0 co; W W} p 0' ui Z U= O F— z r v /1 .. or V. t% *IV. .I S r V. • .. rY r. 5 • V . — II ' DESIGN REVIEW APPLICATION 3. LANDSCAPE AND SITE TREATMENT --1 Page 3 A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, w; mitigating steps should be taken. g E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encour- U c) : CO aged. ' w w F. Screening of service yards, and other places which tend to be unsightly, should be accom- 1 plished by use of walls, fencing, planting or combinations of these. Screening should be w O effective in winter and summer. 21 G. In areas where general planting will not prosper, other materials such as fences, walls, and u_ a pavings of wood, brick, stone, or gravel may be used. = c1! I- w, H. Exterior lighting, when used, should enhance the building design and the adjoining land- z �, scape. Lighting standards and fixtures should be of a design and size compatible with the F- O: zim, building and adjacent area. Lighting should be shielded, and restrained in design. Excessive •w w brightness and brilliant colors should be avoided. D o. C) Cal 0F. w w' See a a .hed , U., H. Exterior lighting will be the same as previously submitted. u-p` Z; UN. O • RESPONSE: • 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with permanent neighboring velopments. • — r.•••s v• ,-r .•1 //tr .I V ••1.r. i- 1. -V /L11 DESIGN REVIEW APPLICION Page 4 C. Building components - such as windows, doors, eaves, and parapets - should have good pro- portions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. D. Colors should be harmonious, with bright or brilliant colors used only for accent. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all ex- posed accessories should be harmonious with building design. G. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: See attached. • 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE A. Miscellaneous structures and street furniture should be designed to be part of the architec- tural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. RESPONSE: ;w•itaiv;.• a,` • s.:^•.‘• r, �n 1/I �0i∎ !V.: • _ �%EL.OI- ia'r 6 D • J U WW • W O: W. 1- 0; Z . gym; .O co:. • .OF. W W: •— V;. O' W Z, O'— . B.A.R. Page 2 LA. The subject site is setback from Macadam Road improvements by the large . Right -of -Way which is 25 feet wide at the subject site's southwest corner and 75 feet at the site's southeast corner. In addition, the subject property is further separated from the existing streetscape by a large vertical change in. grade. At the southwest corner the property is 6 feet above the sidewalk and the southwest corner of the building "A" (1) is 16 feet above the sidewalk. The southwest corner of building "B" (2) is 21 feet above the sidewalk. The change in vertical height from the sidewalk south of the southeast property corner is much more. The property corner is 39 feet above the sidewalk at the southeast corner. Building "A "'s southeast corner is 44 feet above the sidewalk and building "B "'s southeast corner is 46 feet above the sidewalk. The landscaping proposed must be reviewed from the submitted Landscape Plan which also shows the pedestrian circulation movements. The hillside of the Right -of -Way is well developed with native vegetation and large trees are spaced along both sides of the R.O.W. Please see photo board submitted. The existing trees block from street to the site most views of the proposed structures plus the large change in vertical grade as stated above. The proposed structures will not be seen from Macadam Road when northbound until one approaches the entry driveway and then only for approximately 55 feet of travel distance. The transition along the streetscape blends with the existing field grass adjacent to the public trails system. Tall trees flank the main entry, creating a sense of transition from the street to the main buildings, and help soften and screen the adjacent buildings to the west. All proposed development required parking and service areas are located under the structure, in a parking garage and underground. None of the required parking or dumpsters will be visible from off site. The only parking visible are three (3) non - required guest parking stalls located off the entry driveway and west of building number one. /,`:'.'i..':4.41.Pil.Y v '- 7Mt,'I' OALIw`i'ry4". ;'Y{i` lis`A „Uvd."L7'l .ti1T :Feu •�W` UO U)a. U)Ur• 9 .W O' u- < =a; Z • ,W Wi U U). ,O W W! z'. v -. • :o 1; .z 1.C. .n. The only visible paved area will be the three (3) guest parking stalls and the 20 foot wide access driveway serving the two parking garages. The total visible paved area of guest parking and entry driveway is 4,207 square feet as viewed from any direction. The height of the proposed building "A" is overpowered by the existing structure to the east which is 25 feet higher than the roof of the new structure. However as the proposed building "A" steps down the hill to the west it's roof becomes very compatible with the existing structure west of the subject site. In fact the new roof and the existing structures roof finish only with 4 feet of vertical change. The height of building "B" is much more compatible with the existing structures which surround it on three sides (east, north and west). The proposed new building's roof is 16 feet lower than the structure to the east, 3 feet higher than the existing structure located near the northeast property corner, and level with the existing roof near the northwest property corner. The existing structure's roof west of building "B" is approximately 18 feet lower but it's base grade is also 15.50 feet lower. This is because of a very fast grade drop -off. As can be seen from the submitted photo board the proposed development is an "in -fill" into an area of three story high apartment houses which have been developed over the last 25 years. The proposed development is to be stucco /dryvit which is in harmony with the stucco covered surrounding multi- family structures. The "La Vista" development stucco is almost #310 China White as compared to the Dryvit Systems color chart and the Southcenter condominiums exterior color is similar to the #108 Manor White from the same color chart. Thus, in an effort to harmonize with the surroundings, and for that matter, the rest of the hillside further to the east as shown on the submitted photo board, we have selected the following Dryvit colors for use on this proposed development. Building A: #302 Beth for the mass of the building. #308 Mink for the trim features and base. Building B: #308 Mink for the mass of the building on the east and west sections. #306 Swiss Mocha for the trim features and the center section. i " • 2. The mass of the front building (A) is smaller than any of the surrounding structures and with the four downhill steps fits very nicely into the "in- fill" condition. The mass of the rear building (B) is more in scale with the structures to east, north and west. We have designed each of the buildings with the above in mind to create the harmony of texture, height, bulk and scale. The colors selected were to fit into the surroundings and roof lines to harmonize with the existing conditions. Because of the City of Tukwila's staff concerns that the two buildings might appear as one structure from a distance, we have purposely designed each structure to have different roof lines, mass, steps and color. The adjacent properties are screened with clusters and rows of large trees and mass plantings of shrubs. Along the east rockery, vies are trained to grow up and screen the existing and new rockery. • 2.C. N.A. 2.D. The design as submitted allows for only one vehicular access point which is well removed and separated from both pedestrian access points which connect to both the existing sidewalk system and also to the future pedestrian trail which is in the Public Works Department R.O.W. which will connect to the "hill- climb" steps from Denny's up to 57th Avenue South. 2.E. On site vehicular circulation is kept to a very minimum with only one driveway and two parking garages. The one access point onto Macadam Road is at a place where sight lines for entering traffic can be maintained. Any other access point would not be possible because of the street design and Right -of -Way configuration. 3.C. Clusters of trees and low shrubs and ground covers provide scale to the buildings while allowing easy visibility from the street. The main entry is flanked by clumps and rows of trees to enhance the transition from the street to the buildings. Shade trees are provided to create a variety of exposures throughout the site. 3.D. Plant beds adjacent to parking is protected with curbing, with shrubs and trees planted back from the edge of walks and curbs to protect from pedestrian and vehicular damage as well as provide for a more secure walkway by reducing the possibility of hiding places. • ■ . 3.E. The recreation deck has large planters to accommodate trees and provide additional seating adjacent to recreational areas. 3.F. The service yard for the garbage and recycling, is completely screened with attractive walls and roofs compatible with the architecture of the structure. 3.G. Fences are used to shield the headlights from shining into the adjacent properties. 4.A. Without architectural style restrictions we felt free to design buildings that reflect the wishes of the land owner and developer which is quite refreshing in this day and age. We do feel that the resulting design blends well with the surrounding structures in the multi - family neighborhood given the site conditions, topography and freeway exposures. 4.B. The height, bulk and scale of the surrounding development in this neighborhood is three and four story wood frame structures which are two hundred to three hundred feet in length that are not modulated, stepped, or broken into segments. The windows, decks and patios are very evenly placed. In an effort to harmonize with the permanent neighborhood and still meet the requirements of. the Tukwila zoning code we have settled on the attached design which in our opinion meets or exceeds the minimum zoning code requirements and still fits into the surrounding. The code as written was obviously not designed for "in -fill" multi- family projects in neighborhoods such as this. 4.C. . The building components were selected, placed and designed into the buildings to further the fit into the surrounding neighborhood. The buildings were designed so as not to over or under state their age in that the surrounding structures range in age from the late 1940's to the late 1980's. This is a major factor when "in- fill" development takes place and surrounding structures are not likely to be replaced for 40 to 60 years. 4.D. We have purposely avoided bright and brilliant colors on the building masses even though the large majority of the hillside is currently covered with bright and white buildings. It will be almost impossible to both harmonize and avoid bright colors without the use of the colors selected. 4.E. Mechanical equipment, dumpsters and other utility equipment has been screened from off site views through the use of mansard roofs, walls, deck edge returns, etc. I U o; w o, `w w •w o: u_Qs Nom, • :z FH • w; •:U �.. . w w; z z._. 4.F. Exterior lighting has been kept to a minimum and when used will be shielded to prevent off -site glare. 4.G. To avoid monotony of design which is so prevalent in the surrounding neighborhood structures we have designed the two buildings to be different in roof lines, mass forms, modulations, steps and color. Even the deck and exit walkway rails have been designed to be different as you proceed around the building. The rear building uses three (3) roof lines and varying: levels where as the front building uses only a single roof line at each step and a single tower near its center, all of which enhances the visual interest of the development as viewed from both near and far. .•..•:.. ��'.. � ..::u:.:a`L:S.Ii.....v�.�fw1.s' .� . .i'� 4 iii •,:. s.• 1::.::: v.:., i, 1. s' �' J'.:( ' .; n. sY_. u. Y. iS' hF. r. uL ..4a\x�.ty2+.J:.irl+unM1.t..+ ..G ti f• • "--{ ■ r RECEIVED APR 1 0 1995 COMMUNITY DEVELOPMENT City of Tukwila Washington Resolution No. /9/R A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, TO APPROVE AN APPLICATION FOR THE SUNSHINE RIDGE PLANNED RESIDENTIAL DEVELOPMENT AND •ADOPTING FINDINGS AND CONCLUSIONS. WHEREAS, the developers of the Sunshine Ridge Condominiums submitted an application for approval of a planned residential development, as a multi - family development on sensitive slopes, pursuant to TMC 18.45.060(2) (file L94- 0090); and WHEREAS, a mitigated determination of non - significance was issued pursuant to TMC 21.04.150 (L94- 0077); and WHEREAS, the Planning Commission did hold a public hearing and recommend approval with conditions on December 15, 1994; and WHEREAS, the City Council held public hearings to consider this application on March 13, 1995 and March 27, 1995. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY RESOLVES AS FOLLOWS: SECTION 1: FLNDINGS The subject planned residential development application was received on August 25, 1994, and was thereby vested in the review criteria of TMC 18.46, prior to amendment by Ordinance 1711; which was effective on September 21, 1994. The project design reviewed by the City Council is shown in Attachment A. The design of Building 2 was substantially revised subsequent to review by the Planning Commission. Both designs reviewed by the Planning Commission and the subsequent revisions were presented in Dept. of Community Development written submittals and discussed during public hearings. These materials are located in Dept. of Community Development file L94 -0090. Findings and conclusions regarding the consistency of the subsequently revised designs (Attachment A), with planned residential development review criteria in TMC 18.46.060, .070, .080, .090, and .112, have been presented in Attachment B. The City Council expressly adopts the Findings and Conclusions in Attachment B. SECTION 2: Planned Residential Development Application Conditionally Approved. Based on the findings and conclusions set forth or adopted by reference in Section 1, the planned residential development application for the Sunshine Ridge Condominiums (file L94 -0090) is herewith approved with the following conditions: k• M 1. A cedar tree per Landscape Plan "TP," shall be incorporated into the east and western halves of the recreation deck per concern number S. Location shall be subject to approval by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR; 2. A maintenance program for hydroseeded areas shall be provided prior to issuance of a building permit; 3. At least one, in- ground moisture sensor shall be installed; 4. A minimum six foot wide trail linkage shall be provided between the on -site path and 57th Avenue stairs, which is acceptable to the Parks and Recreation Director and Public Works Director; 5. Vehicle headlights shall be screened from shining onto the Southcenter View Condominiums as they emerge from the covered parking areas.. Screening shall consist of a combination lattice screen and evergreen vines and shrubs or equivalent; and 6. Any design inconsistencies shall be resolved by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. PASSED BY THE CITY COUNCIL OF THE CITY,OF TUKWILA, WASHINGTON, at a regular meeting thereof this 3 '- day of , 1995. ATTEST /AUTHENTICATED: %-s...e AGe..Z �a e E. Cantu, City Clerk APPROVED. AS TO FORM: By, i° C— C1-• -� Office of the City Attorney Filed with the City Clerk: ,..5/4-0 Passed by the City Council: 4' / 95 • Resolution Number / —t / Joy ra , Council Pres':ent ATTACHMENT A PROJECT PLAN SHEETS :. Full sized sheets and other project design materials which were presented at the City Council public hearings are on file with the Department of Community Development in file L94 -0090. 1 -14. Lt r _ :` i a t_ -9 , + l: ,— e. Pr, .. SUNSHINE RIDGE A 28 —Unit Condominium 10. RSA Associoles Yocodal, Rood. 7uLY1lo• We.hinploe yak- C n s (It.! i£i r YEF i I.3:s I'!RFv „ RECEIVED - ,•:rnntva Nou.v,+313 MAR 0 71995 COMMUNITY DEVELOPMENT }CUSS MAN ASSOCIATES Architects. Planners A Consultaris P.O. 11.. 1703. MA/wit. WA Pg. 1.1703 t7aa 141.7200.1.. PPS•13v7 tg ry �V. V0 N ' W W, J W 0: u_ Q. cu 0 1— W Z 0' W LU': U co 0 W W': F=—U tll Z co O Z sot/r.4.0 wait, /1 3. —'''---""-----"--"---I ,r--- ---—s------------,... .....,...,.t„,,, , ,:•' 90 ik e i-oi P 1 frtziketi eXf :. ▪ MIFFIll igg ; i if 1 fift nii #1ECEIVED r il I 1 f :.:3 1 it r 7J ;11 r 4 .. t MAR G 7 1995 T :.. 1 ; r _ .. COIV.IMUNITY . :. . :.;.:. 1 • t DEVELOPMENT 3 r 5 5 i SUNSHINE RIDGE A 213—Unil Condominium ler • RSA Associates Ile:modem •eod. lukllo Moohlesplon --wam KUSSMAINASSOCUTES Architects. Planners Sr Consultants 1111111pr Palo. 1703.4e/w1t. WA 0o0M.1703 l/Olq **IMOD • Foo sssit 1)15- 009-1 • r. ea• S 01'26'48" W 1 N 01'26'48" E 140.23' .1V wt Ia Si 11 si • .0 D 6 r m m r 9 at 4 •�4 tn1 n n zN ONtuntna 0 0 Q `n r Ii it Ii .06' ti I; N 00'32'02" W I; CDC) CD Cip SUNSHINE RIDGE A 28 —Unit Condominium le. RSA Associotes Yocorom Rood, 1.1, who. We.hInQton �L — ROc3P ERY MAR 0 7 '1995 CUIV MUNI i Y DEVELOPMENT KISSMAN ASSOCIATES Architcas. Planners & Consultants Mgr r o. N. 1701. 1..1•.11, W A Wm 1.1701 17061 1161.7700 • tax w•1307 t 4it T lit 'Ili' RECEIVED MAR 0 71995 COMMUN. t'Y DEVELOPMENT Q SUNSHINE RIDGE A 26 —Unit Condominium ler RSA Associoles Mocodem Food, luL.lie. W ashlnplon KUSSMAN ASSOCIATES , Archileas, Planners & Consultants NOW ?A. b• 1705. Awl.11 WA t1,041.I707 MIA MI•7700 • rex W.I707 c z • J z s a a. A • O In s li Z/ 0Uttallfl0 r nnm 1 SUNSHINE RIDGE A 28 —Unit Condominium for RSA Associates • uecodem peed, 1ul••.11a. Wo,hlnplen RECEIVED MA 0 7 1995 Cv(vliViuivl I Y DEVELOPMENT KOS ShLk.N ASSOCIATES Architcas, Planncrs& Consultants 1'D. M. 1703. M•hr16 WA fwr 1.1103 (706( 631.7700 • f.c U5.I W7 F— Z wW` U O; 100 WW; CO W -JJ. d; t— O; Z D r. 4U r U4. o; U( A: F-. I:. - • I " . ' . - ' i • ..v. ■•.,0 • r., 11 ( l� it 1 \I C�• MAR 0 7 1995 . 1• ;!DEVELOP ,VENT SUNSHINE RIDGE A 28 —Unit Condominium RSA Associates uoceaon. Mood. 1...114. w•rhlnole. I USSMAN ASSOCIATES Archness. Planners & Consultants P.O. I. I701. O.N.O. WA M0.1•1161 (1061141.7707.1..c 1111.1x7 Lit s•0051 ce LLf ..1 C); 00 (/)Q'. ' W W: F: W O W • u. Q; = I. W: ZOO LU Ili Q I- :W W' u_ p: • Z• W U N off; I 7. E • f t' RECEIVED MAR 0 7 1995 IE „�( NNIUNi•i•Y DEV �1\OPMENT SUNSHINE RIDGE A 26 -Unit Condominium let RSA Associoles Yetedem Fool. 11.4.114. We.lInOIon KUSSMAN ASSOCIATES Architects, Planners & Consultants PA. J. 170$. 0. (.a % . P+00 1.1703 17061 1161.7700 • tax 7u.lam • • ": • 't::77. •••••:-..— • " • . • .. • . . • s•• •,.. • • • • . • SUNSHINE RIDGE A 2B—Unil Condominium RSA Asaocicalez uocod.m Ro0 WnnI., In RECEIVED •tiAR 0 7 1995 commuN: Y DEVELOPMENT KUSSRAN ASSOCIATES Arcititeas, Planner:. & Conmilims NNW e.6.0.111... lx m, • , -,...:4:14.PIZ,;:kdia.V.:4...i.14t4o!.--,;• Q:4', • - Liu coD jILE :3*, • • 'Z gr . • 2 D;': • • „ • ' . • ^�- t— �P���:c^� Y � •• ,r-�r �+►•!; mss.. �, �1..- .r'� . ..7)•. - Y'. ./i •• y: . i••• •r,;2'-. •�rsr . :t� i.. • j J _r .. SUNSHINE RIDGE A 28—Unit Condominium ler RSA Associotes ...et., Rood. )u..11o. .•o.P.lnpinn RECEIVED C'IAR :0 7 1995 COMMUN. t Y DEVELOPIviEI\iT KUSSMAN ASSOCIATES Architects, Planners & Consultants 1)05, MJvIL WA 060,1.1705 1706) 0,1.7700 • J .. W.547,7.7 7•• t .o c• Ci -0 U .I tir it \ SUNSHINiE RIDGE A 2S —Unit Condominium t•r RSA Associates YOCOaam Road. 1 u. olio. Washington RECEIVED MAR 0 7 1995 COMMUNi'i"Y DEVELOPMENT I USSMAr. ASSOCIATES Architects. Planner & Consultants P.O. M. 1703. ).wh.1. WA P0041.1703 17061 001.7310. 7.c ►*1•1007 t• i • fi r 0 a RECEIVED iAR 07.1995 1 CUrv„vi JN; :., jjf5'.0 iDEVELOP'MrN. SUNSHTNiE RIDGE A 25 —Unit Condominium ler RSA Associates Yoc000r.m Food. Tub.11e, Wo•l•Inglen siz-, (7, It NOW KUSShLAN ASSOCIATES ArchtteaL, Planners & Consultants r0. IN. I/03. 1.41•.41, .vA 9,60,1•1703 I704 161.771•0 • 7.,c {A3.IS73 RECE VED MAR 0 7 1995 COMviMUiNI CY Lic.. DEVELOPMENT SUNSHINE RIDGE 1ir A 28 —Unit Condominium ler RSA Associofes V aeedem Rood. 1u4 -1to, Washln0ton KUSSMAN ASSOCIATES Archileas• I'Ianncrs & C;onsuluns PD. M. 170$. li .h.11 WA f x0.1.170$ (70q No•77o0 • 4.c W1ti17 4731+ r1if.: fu✓ ��: r�r�'= ti w +nrW�:'cv:= N+ea.AtSCJK - . . ¢� 44444141 nwewl0W.nM14 . • • Pro r a: •u •..r IIY:.')!: • _ ij • 11i'•},��d L. 1,1 Ill 11 IN 1, i r 1 M•l.N •K• • RFCESVE ~' 4.4-1410: MAR 0 7 1995 COMMUiv.I • DEVELOPMENT 7 =Ean_I Y r! 7 M ►� N{ i {! f 1 ffffffMMM```--- !•r• t. d• is 1 '" ' . r kf SUNSHINE RIDGE A 25—Unit Condominium 1•• RSA Associotes Wet oron, Peo2. ,ub•110. Wo.hln•len 1� Ft t. NNW L_- q i '=r { c 6 { -_ KUSS MAN ASSOCIATES Architects. Planners & Consultants P.O. M. 1705. {wb/t WA I.IMI•170S 17•61 1161•7••0 • Fax { &3•1)Q 00 cc i crt. t.-• ..... ... / ' / •') , /.../1 • / 7 -. . .7. •,--r,, ct y/:///://),7„,,,IL..:;/„/11.1G//:/:/.,..,/t..2 -...... ,.' •....- Q. ... AR ric RC ..-----'...--7Th.,-•-___. . 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'"" //' 5: r 11 11.1111 1'1;i 1 111111 11: ,f. 1111i11.111(e 111111.1,111111111MIIIII 1,11.11dellte..11:111111 11:111111ii 1 111 IF pill:111i 11:11;i1 ; 1!111111:ri rig 0:41 I1,D I ;Ci, FCE!c; , ? II; 1 . ii0IIIt it 1'. 011. .11 1 e t it. t' !I 11 .t • ; 11 ; • 1 I? i "p "I 1 1: I 1;11 ;11111;lIA 11 II i awN. vi Noki,r0/ 1.1! . • It I i!!! 111 I 1 I ! 1 • 21,. CV:: .P.1%1 h vAn n: itfAE • ;i , , t ; iis • S 1 1 .11 SUNSHINE RIDG`E- A 28-Unii Condominium RSA Associoles 1.1.cefam Rood, Wolnl•mion A001"- kl...1SSNLk.N ASSOCIATES Architects. Planners & Consult Nes/ 1703, P*041.1703 17061 /04•7200 • f L 15- VErZIM4Itegart4MriON,IMMYTMVSMIt'll.MAMMIMMIMMIMm*.....*.M.M.A.M.M.W.MMOIM*MMM,Mri •MMM .t.rtf•votortoolf.11..: • ATTACHMENT B SUNSHINE RIDGE CONDOMINIUMS TUKWILA. CITY COUNCIL FINDINGS AND' CONCLUSIONS' Prepared March 30, 1995 HEARING DATES: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE. PLAN DESIGNATION: ZONING DISTRICT: SEPA • DETERMINATION: DEPT. OF COMMUNITY DEVELOPMENT STAFF: March 13, 1995 and March 27, 1995 L94- 0090: Sunshine Ridge Condominiums Planned Residential Development Lyle Kussman Recommend approval of the proposed 28 unit condominium to the City Council. 15200 Macadam Road South, Tukwila, WA (King Co. Tax Lot 115720 - 0222). 1.07 High Density (Residential RMH (Multiple- residence High Density) Mitigated Determination of Non - Significance. Vernon Umetsu �t_:.�..._. - ..,... a- .....- ..;.:w:.a.+,.�� •x::�li��:uC•ctiiiie:3.u: -r.t1a'"xl'ti:�`aaa':. _ �, i^�:: >���;ii.,, .:k L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 ATTACHMENTS: Page 2 A Site Plans and Sections in 21 sheets labeled Al thru A14, Li, Cl, Ala - A3a, G1 and G2. B. Site Photographs and Photo - montage. C. Colored Elevations. D. Colors and Materials Board. E. Screening Analysis (Profile View) F. Screening Analysis (Profile. View of South Elevation). G. Screening Analysis (Profile View of West Elevation). H. Colored Perspective from Screening Analysis View Point (Nearest down slope private property line). I. Applicant Response to Design Review Criteria. J. Photographs of Recently Built Project by the Sunshine Ridge Developer. K. Photographs of the Affect on Building Relief of Similar Balcony Treatments, and Similar Wall Treatments as Proposed on the East and West Ends of Building 2.* L. Multi - family Building Design Guidelines "4,5,16 and Figure 25. All of the above attachments were presented at the City Council public hearing on March 13, 1995. A subsequent Supplemental Staff. Report (3/22/95) .and .:a. City ..Attorney memo was also submitted and discussed at.the' continued public hearing on March 27, 1995. All materials, are on file with the Dept.. of Community Development. r L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 3 FINDINGS VICINITY /SITE INFORMATION 1. Project Description:. The applicant proposes a project with 28 condominiums and 59 parking spaces on a 1.07 acre lot. The units would be located in a street front building which varies from 2 to 3 stories and a rear building of five stories. Parking would be in a partially underground structure, whose roof would be a recreation deck. The project is more specifically described in At ach ez s 1 through B . 2. Existing Development: The site is vacant with only minor trees and shrubs. A northern portion of the site has been landscaped as lawn area as it adjoins the LaVista Apartments to the north. 3. Surrounding Land Use: The Macadam Road /Southcenter Blvd. /I- 5/I -405 roadway systems dominate land uses to the south. High density residential projects adjoin property, with the LaVista Apartments to the east and north and the Southcenter View Condominiums on tho. west. Surrounding structures are shown in px. The site and surrounding property is zoned R H (Multiple' - residence High Density, allowing 29 dwelling units per acre). 4. Terrain: The existing topography generally slopes upward from southwest to northeast. The project sits 10 to 40 feet above Macadam Road South €'a d Tukwila's Sensitive Areas Maps show Class II and Class III slopes. Site topographic survey data (A3) confirms this identification. A geotechnical report was submitted as part of the environmental review. The report's conclusions that the proposed action could be safely built was accepted subject to further soil investigation and survey monitoring of adjacent properties (Tukwila file number L94- 0077). 5. Access: Site access is provided by Macadam Road South. 6. Public Facilities: Macadam Road has been recently improved with curbs, gutters and sidewalks. The City owns a steeply sloping, triangular parcel between Macadam Road and the project site. This parcel has gravel utility road which joins a City trail system. mow: O O coo co w N LL!. w 0: J. • ?: mow. z� z o ww ✓ O: w; LL w z. 5 I _. z L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 BACKGROUND Page 4 This multi - family project also requires a separate design approval by the Board of Architectural Review (Board) per TMC 18.60.030(2). Both Board approval and approval by the City Council are required to allow project construction. All conditions to development are cumulative, with the more stringent of over - lapping conditions being applicable. This project is subject to the criteria for Planned Residential Developments due to its location on a hillside with sensitive slopes. The Planning Commission is required to hold a public hearing on the proposed project (TMC 18.46.110(b)) and report its findings and recommendations to the City Council (TMC 18.46.110(c)). "After receipt of the Planning Commission report, the City Council shall hold a public hearing on the proposed PRD as recommended by the Planning Commission.' The City Council shall give approval, approval with modifications, or disapproval to the proposed PRD." (TMC 18.46.110(d)) DECISION CRITERIA PRD review criteria are specified in TMC 18.46.060, 070, 080, 090, and 112. They are shown below in bold, along with a discussion of relevant facts. The relevant criteria and findingE for these various sections are presented below, some by title only, except that TMC 18.46.112 (Review Criteria) is presented in full 18.46.060 Relationship of this chapter to other sections and other ordinances. (a)(3) Setbacks. Yard requirements as described in Chapter 18.50 shall be waived within the PRD; however, setbacks and design of the perimeter of the PRD shall be comparable to or compatible with the bulk and streetscape of the existing development of the adjacent properties or the type of development which may be permitted. Proposed building setbacks are shown in (Al). These setbacks satisfy the minimum requirements which vary from 10 ft. for one story structures to 30 ft. for structures with 3+ stories. Project structures are composed of a 2 -3 story (Bldg. 1) facing the street, a central parking deck, and a 4 -5 story northern building (Bldg. about 6 stories along its west elevation!. .... .......::::............ surrounding structures are shown in A an C1 shown in A7 through All. .,, ;�,ii;c�a.3' sip., ai9. L JY= ,t.�.:'..i.'sre::nr.`- ::�trr .tie'tdu5:f�;titi�G.�.. �;�' � �. �r5'�iL'ic`itiati" "�= :•;�-��Y...w:�r t .: n:�caY M:e;awr:L•.iNC•'6:.�i�;vi: .. southern structure garage \recreation 2). Bldg. 2 is project site and Elevations are L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 5 Surrounding 3 story structures to the east and north are up -slope or at the same elevation as the project, as shown in Sheet A:7: and A8 (east), and A9 >and A3p (north). These areas, like the project site, are zoned RMH ( Multiple- residence High Density) at 29 dwelling units per acre. The surrounding structures about 10 feet from the common property line. This compares with the 12 foot eastern setback for Building 1, where it is one story, and 30 to 32 feet for Building 2's 4 -5 story height on the north and eastern end (A< At'Q.) . On the west, project structures are setback 51 feet for Bldg. 1 which is 3 stories in that area, 35 ft. for the parking structure which is 1.5 stories in that area, and 30 feet for Bldg. 2 which is 5 -6 stories in that area. The maximum impact of the proposed structures on surrounding buildings is from Bldg. 2 view blockage of the a LaVista building along the northern property line. Visual impacts are mitigated by a 30 ft. wide landscaped strip (L3). View impacts on the LaVista building are not subject to Tukwila regulation. The project lies behind a City owned parcel which fronts Macadam Road South (I). Development of the City parcel consists of a utility road and a high bank overgrown with black berry bushes. The project street frontage consists largely of the 2 -3 story Bldg. 1 (A7), behind several groups of red oak trees (.4) and an entry driveway which has a treed median island. Bldg....1 partially screens the 5 story Bldg. 2 elevation from the streetscape. (b) Off- street Parking. A.total. of 59 parking spaces is proposed. This is 3 more than the two parking spaces per unit required by TMC 18.56. (c) Platting Requirements. No subdivision is proposed. (d), Impervious Surface. The maximum amount of impervious surface calculated for the total development allowed on sensitive areas sites will be fifty percent for each single family development and each multifamily development. The applicant has calculated impervious surface coverage at 49% of lot area (Al Y 2). Further evaluation of project consistency with impervious surface requirements was provided in a Dept. of Community Development (D.C.D.) "Supplemental Staff Report" (3/22/95) and in a City Attorney memo (3/22/95). These were presented and discussed at a public hearing on March 27, 1995, and are located in D.C.D. file L94 -0090. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 6 (e) Recreation Space Requirements. A total of 12,406.5 sq. ft. is proposed. 11,200 sq. ft. is needed to satisfy the 400 sq.ft. of recreation space required per dwelling unit (TMC 18.56.060). On -site trail areas make up 2,576 s.f. of total common recreation space proposed. Trail areas within the required landscaped perimeter are being counted toward satisfying this requirement per TMC 18.46.080(a), since it is being networked with the City's trail system. The applicant has agreed to provide a networking trail linkage with a minimum six ft. wide gravel trail. The trail would extend from the on -site trail to the 57th Avenue stairs, along a City utility road. Trail construction would be to the satisfaction of the Parks and Recreation Director. On -site recreation areas have been provided as shown in 3. The site contains no sensitive streams, wetlands, or trees. (f) Landscape and Site Treatment for Sites with Class 2, Class 3, and Class 4 Geologic Hazard Areas. A geotechnical study has been submitted as part of the environmental review process. Public Works Department review has been coordinated and resulted in mitigating actions to demonstrate and monitor slope stability during construction and on a long -term basis. Geotechnical conditions will be implemented during detailed building permit review. (f)(1) Downslope and Sideyard Buffers.. Elevations and off - site . perspectives shall show minimum landscape coverage of .twenty - five_ percent of the structures at time of project completion with anticipated forty percent coverage within fifteen years. This standard may supplement or be in lieu of the applicable landscape yard requirement. Screening analyses have been submitted by the applicant in attachments E through H, to demonstrate adequate buffering. These will be presented at the Planning Commission public hearing. (f)(2) Roads and Access Drives. Any road or access drive which cuts approximately perpendicular to a slope to the ridge of a hill shall have a minimum five'foot planted medians. The tree shall be a species that provides a branch patter sufficient to provide at maturity, fifty percent coverage of the pavement area. Roads or drives which require retaining walls parallel to the topographic line shall plant roadside buffers of Northwest native plant species. Only a small driveway segment at the project entry has an approximately perpendicular angle to the hillside slope. This entry segment has a treed, 5 ft. wide landscaped median (L1) L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 7 (g) The Board of Architectural Review shall review guidelines for single family and multifamily developments (sic). The design and review of the PRD shall also utilize the guidelines of Section 18.60.050. Consistency with Board of Architectural Review (BAR) criteria has been addressed in: 1. the "Staff Report to the Board of Architectural Review" dated December 9, 1994, 2. BAR and Planning Commission deliberations and recommendations as reported in their minutes of a joint public hearing on December 15, 1994, which includes an agreement by the applicant to satisfy all recommended conditions to approval, and 3. subsequent design changes to satisfy City design guidelines for multi - family developments. The most significant design changes between the BAR /Planning Commission public hearing and the City Council public hearing are represented by the following: a. Bldg. 2 South Elevation -- The horizontal modulation was increased and the east wing's height was decreased to provide a symmetrical focus on a new central tower structure . (Ai T2 and A71 , Bldg. 2 North Elevation -- The eave and roof lines were . simplified by removing inappropriate gables (AS.), c. Bldg. 2 East and West Elevations -- Replacing the gabled roof with a hipped design to lower perceived wall mass and increasing architectural elements to add a level of visual interest which is commensurate with the wall's scale (A5 and A10), and d. Lengthening the entry walkway to reduce its slope and buffering it from vehicular traffic with landscaping (P.O. This material and other project design issues were discussed at the City Council hearing on March 13, 1995. (h) For single family developments, site plans shall include placement and footprint of the residences, driveways and roads. Not applicable. 18.46.070 Density Standards The RMH zone allows a maximum density of one residence for each 1,500 sq. ft. of lot area (29 dwelling units per acre). The L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 8 project site has 46,721 sq. ft. and has a maximum potential of 31 dwelling units. 28 dwelling units are proposed (26 dwelling units per acre). No density bonuses are requested. 18.46.080 Open Space (a) Each planned residential development shall provide not less than twenty percent of the gross site area for common open space . which shall: (1) Provide either passive or active recreation concentrated in large usable. areas.; (2) Network with the trail and open space system of the City and provide a connection and extension, if feasible; and (3) Be under one ownership..responsible for the maintenance of the common open space... The 46,271 sq. ft. site requires 9,254.2 sq. ft. of common recreation space to satisfy the 20% requirement. The applicant has identified 12,406.5 sq. ft. of common recreation space (see discussion in TMC 18.46.060(e)). (b) .Planned residential developments shall set aside sensitive areas and their buffers in a sensitive areas tract as required by Section 18.45.090, and will be exempted from other open space requirements of this section. 18.45.090 Sensitive Area Tracts. (a) In development proposals for planned residential . or mixed area developments, ... applicants shall create sensitive areas tracts, in lieu of an open space tract, per the standards of Section 18.46.080. " 'Sensitive areas' means wetlands, watercourses, areas of geologic instability other than Class I areas, abandoned coal mine areas, and important geological or archaeological sites." (TMC 18.06.697) " 'Sensitive area buffer' means the area contiguous to a sensitive area that is required for the continued maintenance, function and structural stability of the sensitive area." (TMC 18.06.695) " 'Sensitive area tract' means a tract which is created to protect the sensitive area and its buffer, whose maintenance is assured, and which is recorded on all documents of title of record for all affected lots and subsequent owners." (TMC 18.06.698) One way to resolve these multiple criteria is to create a "sensitive area tract" which encompasses at least 20% L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 9 of the site and establishing that the site continues to have the active, passive or trail oriented recreational characteristics needed to satisfy TMC 18.46.080. On -site sensitive areas are geologically unstable areas. These sites may be altered based on TMC 18.45.080(e) (Uses and Standards for Areas of Potential Geologic Instability) which requires assurance of continued slope stability. The proposed project has demonstrated this ability based on geotechnical studies submitted during environmental review per TMC 21.04.140 (Environmental Checklist). The proposed action needs no sensitive area buffers to achieve the ordinance purpose of slope stability (TMC18.45.040(3)) based on the geotechnical study. The 20% of site area "sensitive area tract" required of PRD's is 9,344 sq. ft. for this project (0.20 x 46,721). This is satisfied by the cumulative 13,250 . sq. ft. in landscaped perimeter areas which have been regraded to shallower slopes and landscaped to prevent erosion and provide a buffer between other developments . 18.46.090 Relationship to adjacent areas. (a) The design and layout of a planned residential development shall take into account the integration and compatibility of the site to the surrounding areas. The perimeter of the PRD shall be so designed as to minimize any undesirable impact of the PRD on adjacent properties. (b) Setbacks from the property lines of the PRD shall be comparable to, or compatible with, those of the existing development of adjacent properties or, if adjacent properties are undeveloped, the type of development which may be permitted. Relationship to adjacent areas has been discussed above in TMC 18.46.060(a)(3). 18.46.112 Review Criteria. (1) Requirements of the subdivision code for the proposed development have been met, if appropriate; No subdivision activity is proposed. lEstimated landscaped perimeter areas are 3,300 in the south (front), 1,450 in the east, 6,850 in the north, and 1650 in the west. S'1Fi;:•�... P::.,. „ e:. a.; ;l'ua�:dii�:•:YA;::s::u�;uH::t .- un•y r_�x <;�':riIIVaYU:u . :�.- ,...., L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 10 (2) Reasons for density bonuses meet the criteria as listed in Section 18.46.070; No density bonus is requested. (3) Adverse environmental impacts have been mitigated; An environmental evaluation of the site has been completed and a mitigated determination of non - significance has been issued (L94- 0077). Conditions include additional geotechnical analysis to supplement the already submitted materials, and survey monitoring of slope stability. (4) Compliance of the proposed PRD to the provisions of this chapter and Chapter 18.45 (Sensitive Areas Overlay Zone); PRD review is required because of the "Areas of Potential Geologic Instability" found on site.. Consistency of the proposed action with this chapter and TMC 18.45 have been discussed herein. Coordination with TMC 18.45 is specifically reviewed in 18.46.090 above. Additional geotechnical analyses and construction monitoring will be required during the building permit and construction phase as required in the mitigated determination of non - significance. (5) Time limitations, if airy, for the entire development and specified stages have been documented in the application; Construction is anticipated to begin during Spring, 1995. No completion date has been specified. (6) Development in accordance with the Comprehensive Land Use Policy Plan and other relevant plans; The project is consistent with the Comprehensive Plan Land Use Policy Map, as implemented by the Tukwila Zoning Map. Relevant Comprehensive Polices include the following: Natural Environment Obj. 3: Pol. I: Discourage development on slopes in excess of 20 percent. Pol. 2: Preserve the views of hillside residents. Pol. 3: Preserve and promote the quality of natural landform. The proposed development occurs on slopes in excess of 33 %. This is permitted pursuant to the provisions of the Sensitive Areas Ordinance (TMC 18.45), which allows such construction if it can be done safely. View preservation is not a development standard which can be implemented as it requires identification of view points and view sheds. WO J;: tLQ; • • Z . F-O Z f- tn' w w: Z: V co: •. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 11 Preservation of the natural landform is generally reflected in building massing and spacing. The treed quality of the hillside may be enhanced by planting mid and large stature trees within the project as discussed in the Board of Architectural Review staff report previously incorporated. Housing Obj. 1:. Pol. 1: Encourage housing developments which provide a diversity of housing types. Pol. 2: Encourage the development of owner - occupied multiple- family residential units. The project does have a variety of higher density housing structures (2, 3, and 5 story building components). However it is not the wide diversity of housing types identified in the policy discussion. The condominium units would tend to be owner - occupied. (7) Compliance with the Board of Architectural Review guidelines (Section 18.60.050); and The Board of Architectural Review staff report has been previously incorporated (see TMC 18.46.060(g)). (8) .Appropriate retention and preservation of existing trees and vegetation recommended by tba Director of the Department of Community Development. There are no significant trees on site. CONCLUSIONS 1. Slope stability during construction and on a long term basis, has been largely demonstrated during the environmental review process. Additional analyses and implementation details will be established during the building permit review process and prior to authorizing construction. 2. The specific development standards in TMC 18.46.060, 070, 080, and 090 have been satisfied subject to the conditions of approval listed below. 3. PRD general review criteria (TMC 18.46.112) have been satisfied subject to the conditions listed belcw. ._l L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 12 CONDITIONS OF APPROVAL Based on the above findings and conclusions, the Tukwila City Council approves the planned residential development application subject to the following conditions: 1. A cedar tree per Landscape Plan "TP," shall be incorporated into the east and western halves of the recreation deck per concern number 8. Location shall be subject to approval by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. 2. A maintenance program for hydroseeded areas shall be provided prior to issuance of a building permit, 3. At least one, in- ground moisture sensor shall be installed, 4. A minimum six foot wide trail linkage shall be provided between the on -site path and.57th Avenue stairs, which is acceptable to the Parks and Recreation Director and Public Works Director, Vehicle headlights shall be screened from shining onto the Southcenter View Condominiums as they emerge from the covered parking areas. Screening shall consist of a combination lattice screen and evergreen vines and shrubs or equivalent and Any design inconsistencies shall be resolved by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. file:94 \sunshin \cnclf&c .a t as a •.,; >: w xew Design Revisions Submitted on October 25, 1995 On 4...• rr: We. u..sL %MR% .111101111111111(1 _. 14a12 ty■Lbri- ,J. ta•ea'aa'w. fn.. SUNSHINE RIDGE A 31 —Unit Condominium . for RSA Associates Macadam Road. Tukwila. Washington Vol clum4 a) 4,ST14a Reid/AV I � RECEIVED OCT 2 5 1995 COMMUNITY DEVELOPMENT' KUSSMAN ASSOCIATES Architects, Planners & Consultants Boa 1705. Bothell, WA 91011.1705 (206) 501.7200 • Pas 0715.1302 :i d RECEIVED OCT 2 5 1995 COMMUNITY DEVELOPMENT fr I I °f L ,.E' ' I'°" 9 .ro -q; SUNSHINE RIDGE., "` Architects, Planners &Consultants 4ar ro•so.176s,t4ualw�t+tn61.17os ROM 661.7200 • r.. bus•1302 A 31 -Unit Condominium RSA Associates Macadam Road, Tukwila, Washington 1 • Bev lakms ,LM••5'•l IA •••• RECEIVED OCT 2 51995 COMMUNITY DEVELOPMENT t?5oos4p .1Wr 54 a VI SUNSHINE RIDGE. A 31 —Unit 3Condominium ar RSA Associates Mnr0 tnm Rona tuAwIln WoRIOnnlnn eel ICUSSMAN ASSOCIATES lip Architects, Planners & Consultants PA. lox 1705, !WWI, WA 96041.1703 (206) 661.7200 • Pa. 113.1507 =lid•a :...... /�f .,•/ A, :: •sEE E6..: „111.11 I . �/ / /!. ili .i;1r11,1 ZWKIF %%/.1 ...r t�l i T. ....�� .. ate_ _ / /L' .. .. .. .. 1l Y• q•.a••I. MK. ��� 3 7 u. SUNSHINE RIDGE- A 31 —Unit rCondor7iinium . RSA Associates Macadam Road, Tukwila, Waohlnplon L95OO 4,Yt,. S R RECEIVED OCT 2 5 19995 C4ELOPMENT KUSSMAN ASSOCIATES Architeas, Planners & Consultants P.O. Boo 1703, Bothell, WA 66041.1705 (206) 661.7700 • F. 115.1307 ...411 411Viro' Z HW. ce 2_ U� U N W• = J W u- Q: N d 1W • I-0. ZH: • . g U0 ON .0 LI W W' O 11i Z. OW, F- I' . O Z ..—.• -Trgrik „aritftt—ell •=NIOS '411Alr SUNSHINE RIDGE A 31 —Unit Condominium for RSA Associates Macadam Road, Tukwila, WashInglon It .011 ' ti t•tt el t t I. 1111111111111 I 1 ii 1111■ 111111111111110111 ii I 111111111111 1 1. 1 1 1 viiiiiIiiiiiiiippiviiiii KUSSMAN ASSOCIATES Architects, Planners & Consultants P.O. Bost 1705, Bothell, WA 98041.1705 NOM 861.7200 • F. 685•1302 • 421rItatetrataMMJNIMMMIODWAASUFAIVe.nrw....* NVet..160*■re,....1%* •ta 03,Yetrral 0.••eutrr tfn o pert z z re W. 6 —J 0 (00 w u),L. co 3 z •1- 0 ut 2 a c.) 0 I—' UJ I co: 0 1- z ATTACHMENT C Minutes of a Joint Hearing on October 26, 1995 by the Planning Commission and Board of Architectural Review ,::u! .:.:i.., •. �s. i.t w_.^: aty�c::.,Ke....��:arc.c:.J:,... .. ,xu:.: - r.�.�:;...o-...,. w.. ,.....,.... e,... n. 5.'. w:: n�...,... s.. wb.s. au,.+• a�: vt:+.. e.. r., s.. Y:::: ve: E: ww2 .-at:ti31::5:aa1.s.'.n;:.,;;,�u: :u�'•�•� PLANNING COMMISSION/BOARD OF ARCHITECTURAL REVIEW MINUTES OCTOBER 26,1995 L95 -0054 and L95 -0053: Sunshine Ridge Condominiums Vernon Umetsu presented the staff report. Mr. Umetsu submitted a new colored rendering of the proposed buildings. Mr. Umetsu also noted that the applicant had submitted design revisions the previous day, which fully resolved the issues raised in the staff report. He then presented the proposed project and the relationship of staff recommendations to the revised design (10- 25 -95). Access to the site is from Macadam Road, via a driveway on the western side of the site. Building B has been reduced by one story, but the overall density of the project has increased from 28 units to 31 units. Building A has not been proposed to be changed. In the new submittal the project satisfies all of the screening standards of the PRD. The recreation areas have been slightly revised. Berming has been taken out and additional lawn areas for recreational space have been instituted. Over 82% of the recreational space is on the deck. A review of design revision consistency with staff recommendations was then presented: 1. The applicant has achieved a 49.95% impervious area by changing the northeast walkway from concrete to crushed rock and often incorporating additional impervious surface areas into their calculations. 2. On the north, the applicant is requesting a 9 inch setback relief; on the west they are requesting a 6" setback relief from what was previously approved, and that would be 27 feet, instead of the normally required 30 feet for Building B. Staff has recommended approval of both those requests. 3. A revised recreation deck design has been submitted (10/25/95) and correctly calculated as providing 82% of recreation space here. The remaining recreation area is provided by the on -site trail. Staff noted that not all the proposed trail recreation area is properly included, but the remainder is more than enough. 4. The applicant will be creating a six-foot crushed rock trail, built to City of Tukwila specifications between the sidewalk and the stairs on the east side of the La Vista Apartments. In that way, we can treat this on -site trail as part of their recreation requirements. 5. The applicant has agreed to evenly space the first four European Hornbeam trees on the western perimeter and add another Hornbeam to create a sense of entry. The revised design includes additional trees on the south perimeter. 6. The applicant has added a street tree to the entry landscape island to satisfy the requirement of a "treed" landscape island. ,_w U; UO .cow _1 co w; wo a J = a' z I--. 0: LLI 2 Dr D p N! wa Z ON Planning Commission /BAR Minutes Page 2 October 26, 1995 7. a. The applicant has revised Building B, level 5 to provide eave modulation on the north and clarified that the vertical north "score lines" on the three north wall faces are actually the inside edge of extended accent strips which are 18" wide by 4" deep. Staff supports this design. b. The applicant clarified that he is proposing a visually transparent, metal fence. Staff recommends approval of that design as positioned. c. The applicant has installed a row of mid -sized trees along the western perimeter and additional trees to the south in the latest design revision (see No. 5). The applicant agreed to aid ivy climbing the 10 foot high wall at the eastern end of the recreation deck by rough finishing the concrete and running "climbing" wires up the wall face. Staff is recommending approval by the Board of Architectural Review subject to approval by the City Council of the PRD. Lyle Kussman, P.O. Box 1705, Bothell, WA 98041: Mr. Kussman noted that there wasn't much that he had to add. The drawings were revised after they received the staff report. The fence is proposed to be the same color . as the center of Building B. z ; z w J0 0 0: CO 0; W= J H C0 LL w o; u < 0 mow,... z�. E-; 0 Z ww; 0 ,, 0 F-': Mr. Neiss asked how they gained three additional units when they eliminated one story. = v 0 Mr. Kussman noted they changed the proposed townhouses to single -level flats. The area gained back is two stairwells, and that is where the extra space comes from. The v -`. reason for the redesign was that the first building was much too expensive to build. z Mr. Marvin asked who will maintain the six -foot trail. Mr. Kussman noted that the City of Tukwila is responsible for maintaining the trail. Mr. Neiss closed the public hearing. MR. MALINA MOVED TO APPROVE L95 -0053 AND L95 -0054: SUNSHINE RIDGE (BAR), SUBJECT TO PRD APPROVAL BY THE COUNCIL, AND BASED UPON STAFF'S FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS PRESENTED IN THE STAFF REPORT AND AT THIS PUBLIC HEARING. MS. STETSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Mr. Neiss adjourned the meeting. Prepared By, Sylvia Schnug .1.1L i...ZiJ13.aesA:As1T.47.5: . 'Lbiih? -i4'by tt. .a+^"r 't'a..,• 1,1"..:.-....un...c- ,.'..z ATTACHMENT E Draft Resolution Approving the Planned. Residential. Development Application. A RESOLUTION TO APPROVE AN APPLICATION FOR THE SUNSHINE RIDGE PLANNED RESIDENTIAL DEVELOPMENT AND ADOPTING FINDINGS AND CONCLUSIONS. WHEREAS the developers of the Sunshine Ridge Condominiums submitted an application for approval of a planned residential development, as a multi - family development on sensitive slopes, pursuant to TMC 18.45.060(2) (file L95 -0054) which revised an earlier application (L94 -0090) and WHEREAS a mitigated determination of non - significance was issued pursuant to TMC 21.04.150 (L94 -0077) and WHEREAS the Planning Commission did hold a public hearing and recommend approval with conditions on October 26, 1995 and WHEREAS the City Council held a public hearing to consider this application on November 13, 1995. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RESOLVES AS FOLLOWS: SECTION 1: FINDINGS 1. The subject planned residential development application was received on August 25, 1994, and was thereby vested in the . review criteria of TMC 18.46, prior to amendment by Ordinance 1711, which was effective on September 21, 1994. 2. That proposed planned residential development application was approved by City Council Resolution 1318. 3. Subsequent design modifications to the original application were determined to require additional approval and are the subject of this resolution. 4. The project design re ewed b the City Council is shown in Attachment A. 5. Findings and conclusions subsequently revised de =ign residential developme rev .070, .080, .090, a . .112, garding the consistency of the (Attachment A), with planned i =w criteria in TMC 18.46.060 h- e been presented in R_cpcAcw cal - t,(7)( s C s cscz+r or( 1.) The design revisions to the project design approved in Resolution 1318 were reviewed by the City Council and are incorporated in applicant plan sheets dated November 7, 1995 (Attachment A). 5. Findings and conclusions regarding the consistency of the proposed design revisions, with planned residential development review criteria in TMC 18.46.060, .070, .080, .090, and .112, have been presented at the public hearing held on November 13, 1995. _Y.iv::.a u,.:..s�S,i.•L,:c5i4. _:ra +,�. .,.�. u. uura..u_.mte.cm.�.tcaiu.. �a,...,...v..ts•c:v�.e,:F.N .: b,;. i�t: 1W�.+. s,:` r. St. mS.-. Y..;<. al t <�w:,i;�15:�`�ay.iLu:.Fw.ie:.w. r. Attachment B. The City Council expressly adopts the Findings and Conclusions in Attachment B. SECTION 2: Planned Residential Development Application Conditionally Approved. Based on the findings and conclusions set forth or adopted by reference in Section 1, the planned residential development application for the Sunshine Ridge Condominiums (file L95 -0054) is herewith approved with the following conditions: 1. A ceda i co th dec tree per east a n n •er rect.r o on ma dscape P stern h L•catio the D•t. appeale "TP, s of th shal be s f Comm nit o the 1 be r r ea bje•t Deve o t� a op en corp d rated per i by e 2. A maintenance program for hydroseeded areas shall be provided prior to issuance of a building permit; 3. At least one, in- ground moisture sensor shall be installed; 4. A minimum six foot wide trail linkage shall be provided between the on -site path and 57th Avenue stairs, which is acceptable to the Parks and Recreation Director and Public Works Director; cKCC. 5. Vehicle headlights shall a screened from shining onto the Southcenter View Condominiums as they emerge.from the covered parking areas. Screening shall consist of a combination lattice screen and evergreen vines and shrubs or• equivalent; and 6. The 10 ft. high concrete wall at the eastern end of the recreation deck shall be modified to aid the ivy to climb that wall, by rough finishing the concrete and incorporating climbing wires. 7. Common area lighting shall be shielded to eliminate direct off -site illumination and light levels exceeding 1 ft. /candles at the property line. A luminaire plan shall be submitted to demonstrate this. No free standing pole lights are proposed. 8. Any design inconsistencies shall be resolved by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. Q • Lim 6D v0 CO o. N w; w O` J' u.< w z 11.1 uj D O Ni W- U. O • Z H- O z RESOLVED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AT ITS REGULAR MEETING ON THE DAY OF , 1995. Allan Ekberg, Council President ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED'AS TO FORM: OFFICE OF THE CITY ATTORNEY: Filed with the City Clerk: Passed by the City Council: Resolution Number: ATTACHMENTS A- Plan Sheets B. Sunshine Ridge Condominiums Tukwila City Council Findings and Conclusions file :94 \sunshin \prdres.2 ATTACHMENT A PROJECT PLAN SHEETS Full sized plan sheets and other project design materials which were presented at the City Council public hearings or incorporated by reference are on file with the Department of Community Development in file L95 -0054. • ATTACHMENT B CIL FINDIN AND CONCLUSIONS City Counc conclusions City Council p the City Admi Council, in of the publ Council de materials Departure in file find e ngs and resented in the ket forwarded from ator to the City to the minutes and City These the lopment diti hearin iberations. are on file wi t of Community De L95 -0054. 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P fss, A4 415 .400051LVII:LD t— 0 III La '2 D: LU ui; X tL LU CO' — 0 : rr-s• Mir B105 Mk!! 1 IIIII :■14 11 • mom Lot 8103 • - M= MN I I= MN MI NM 1 fl MN NNW 1 BUILDING _BUILDINGROOFPLAN MITD9.02...BECREATEMLSTA_C_E- _BUILDING__B_LEVEL_2_PLAN_. Pil••••• 1•10114111.Dof esels• W • r4P• arm. As - —14 - ;.=-• •-• —at:i,e6.-4.11:1Atts,r4neiie,*!eivzit4gizaigi‘`,Zv-'46st:f rr.v rr4. ('J v a1 Asa M• -•r e••i OPEN Aenve -0 -;-01 111 TUIRI m.1' Il L •gear BUILDING A TILDING 4 ROOF PLAN JTD0911.-BECR EATIOLY -SPAC_E- JII DINGB_i_FVEL•_2_PL•A_N- ..., a.•'+:i`:,;::'f1:Pti`3.,is'rr�e Hi�`.�:i'i1v`t pig gy iAl! .., «' r055.. tAw,S4({20)*ri.cl it :� h " o u 03 c7' 3pp 3 ✓ -t C i N O -� 4, a m• 0 V O1 J n r■•q;"' mi ics IYtNITECT r[51C�1. WiratiMI 1111 r •gl;I4:1G:, rW NA z cn z E 0 0I •— • _c •o 3 - G c 01. 0 Y Q0 0 0 • E 0 0 0 O 2 A 28 —Unit Dow "Val e3din Lul ci.i A" T.s.r .i Job No. 94 ot. Shee, Of a4a .z,'a�rlb3;�?t'a�,��isb�'Er3i�' I't7.� *•�' N 01'26'48" E /ft O.) 5e A P117•141•41 d a• STAM • YT • view • 111Oe, • 118',1.1 ■ 0 • 11883' 1 i • 11233' 1 0 BUILDING B L. 1110'_ 32 • 11200' • 112.00' 54 1193' ADDITIONAL PAWNS 33 34 36 1110' CD6[ OF SLAT! ABeva i ! rw • 11200' PARKING GA NEW 53 11.3'. • 111.33' C 77 32. eTE. M e1-AD OVE 52 51 50 rr. 11 • "I Ise = e 1• •7 (l SLOPE RAP'IP ! IF u R A� 11'11 'T1.11111.1—: "rag .111 II t,.Zy KID. r!• 1, tL) D MOM IMPS e" u' eTMOMSID SINS IV MADAM For • MIX d744 WWI A lot F.F. 112. ss' TYPE UNIT -- -- •— MIN 4•11 II= _PARKING _.GARAGE_L _BLDG_A- LEVEL_1__ 16114I144• 114/41.411•D•8 Smola I.• • r••• •A7 ,,- .41,1o41.Z; ;;1' *.;iii?Vr ", aiti:.i;Ea"iJtfk.;le''A' .'ia "xau' it1:'.t "ISTNrk'''✓tl.:'x'7a'KJ i;r�,v�aSt� � •od3 i:':T�':;2:A :i27 ;:{2i'wYyi:1'1'. 'e;i^ A 1.02 Et. w:ee's;: TYPE_ "A UNIT BUIL ADDITIONAL PANIONI 72 c • 33 36 37 1 30 C C C c 1 1 C jr—NEvit ec sLATI Above. ---2. —1 ' 4 !ILO' !A.!) as..•• 111'41r P''''' 119..e• 'n--- /— -/ nrorl■Ii (13.-• STEP N ISLAS OVER PARKING GARAGE I / Ir-fr „,_ 10.41.• 111,0. IIV-11r mo..' 4 53 51 50 49 I 01.411 W 1200' c 40 c Ir4r (L) 1 41 • 114.00' •0 r • 1131,6' W-44 10'••• • 11466' • CPN AIWA PLAN FOR L Alk76 t 46 45 isoLs' A• i• .1. mote • 64.11. „ . : r A 102 • • la . Ff. tuf•es- TYPE: ." A- UNIT 'ARKING_GARAGE__ woo 11•0•4110.06. ' •.•• v•i• • r•r 43 • • 1500' \\ 0 , • \ in tc4",1 0 0 LACIICAPII IMAM LAIDICAPIE AMA Mob —1 • TIT1 T1 Frigl— SEE EN AREA PLAN / --OOR LIGHTING ABOVE 1 1 1 1 1 L II U.1_114 _ J BUILDING A Li--' — J 9 ,„ ..• „, „ L r CRUSHED GRAVEL WALKWAY ; :::::L...,i::::.'d :.:"..*.L.. \ .,-.,. -.:A.)•+,,;;.4TUI\ii.i V D EVELOPMENT Cr) A Doe M4TI.1.1 Job No. Nato Shea Of TT,,,:414,igiAkAor..44,14u0440....Mk,,4'..altc ::,-.Atia2.,:wier,n4tsia.-4111, re 0 0 u) Lu 0 u. I— 0 Z iu D 0 0 CL• 3' 0 1-- u. 0 • Z co o 0 • Co .R.$ Pte, C4 `o R„S t MA inritme u I 11 SUNSHINE RIDGE A 31 —Unit Condominium for RSA Associates Macadam Road, Tukwila, Washington KUSSMAN ASSOCIATES Architects, Planners & Consultants P.O. Box 1705, Bothell, WA 98041-1705 (206) 861-7200 • Fax 885-1302 L95-000 APPROVED r)ATt-lc- /10,s' INITIALS--)4 a.taz. Z ~ W r i0 00 coo W• I 2 LL W O 2 u. : co d W Z= 1- H- O Z I— w w 0 co O — o 1- W• W F- O .. z w • = O~ Z RECEIVED CITY OF TUKWILA NOV 071995 PERMIT CENTER +:S:i.4ink�au"<L:t#r6. ;,iS •,;.5d- 'w�;Y?gwtY� {a`i= 1J "�,r;� �:S.w�; '41 'A.?" 44lL6C= /22 Z3% 7^ City of Tukwila John W Rants, Mayor Department of Community Development . Steve Lancaster, Director Mr. Mark Goldberg RSA,Associates 4038 NE 58th St. Seattle, WA 98105 RE: B95 -0128, 0129, and 0130. • Revision to Sunshine Ridge Color and Recreation Deck Eastern Topography. Dear Mark: Your proposed revisions have been considered in light of your submittal, our discussions, a meeting with Jack Pace (Senior Planner), a 'review of the last City Council public hearing tape (11/13/95) and a briefing on your meeting with Steve Lancaster (DCD Director) on April 21st. Only the following revisions which have been proposed, have been reviewed. Any other changes to the building permit or approved BAR /PRD designs must be submitted using the normal building permit revision process. Building Color The•proposed revision to change the existing Building B mink color (D2) to a white, to match the colored siding which has already been installed, will be approved subject to using the mink color in place of the beth (D1) color in Building A. This approval is only given in recognition of the work' which has already been done and a desire to see the project successfully completed. No further or similar changes should be undertaken without explicit, written approval. All other BAR /PRD approved design characteristics shall be strictly enforced. Your desire for an alternative color pattern for Building A_will be considered with respect to consistency with the approved designs. Such a proposal should be submitted with a colors and materials board and colored elevations, using the normal building permit revision process. I am not able to participate •in.• developing a color design as you had mentioned. 6300 Southcenter Boulevard Suite #100 • u • Ito 9818,,,x,„ (N¢ 70 • Fax 206 4313665 oov, y0: w o' y 1- _; Ili 3 0 1p to ;G H: =w 'F of Z: Rockery Replacement with a Slope and Reallocation of.Childrens Recreation Space. The,proposed rockery replacement with a 2H:1V slope and redesignation of childrens recreation space cannot be approved as proposed, since part of the proposed recreation space-has already been counted as trail recreation and the remaining area is too small and poorly sited to be usable. A likely alternative for approval is to relocate the entire childrens recreation space on the deck and use the surplus trail recreation area as replacement general recreation space.: This would require a substantial redesign of deck recreation spaces and a clear calculation of recreation area. Any deck redesign should recognize the same criteria which was .- applied in the BAR /PRD approval such as: a. planter areas shall not be included except for a small fringe, b. recreation area shall reflect those similar to the approved building plans, not the larger areas shown in the existing proposed revision, and c. no further reduction in recreation deck area will be allowed in order to satisfy the adopted conclusion that: "The on -site trail system should not be relied upon for a substantial amount of recreation space given its one - dimensional function." This trail system now accounts for 25% of all recreation area, up from the approved 18 %. No further reliance on this trail space can be administratively approved. All deck redesign shall also be consistent with all BAR /PRD requirements and reflect the approved design. The proposed revised designs should be resubmitted as using the normal building permit revision process. Please contact me at 431 -3684, if you have any questions. As we discussed, I will return to the office on April 29th. Since ely, Vernon U etsu Associate Planner cc: Pace , • c0379 Israel,Jerry V. 15210 MACADAM RD S #D211 TUKWILA, WA 98188 788985 - 0300 -05 MCPHERSON,KAYOKO 15210 MACADAM RD S #D304 TUKWILA, WA 98188 788895- 0360 -02 KASHINO,BEVERLY S 15210 MACADAM RD S #D310 TUKWILA, WA 98188 788895 - 0420 -00 KING,NAOMI F. TRST PO BOX 5301 REDONDO, WA 98054 788895- 0500 -03 WALDRON,DONALD R. 15280 MACADAM RD S #E202 TUKWILA, WA 98188 788895- 0290 -07 KAWAHARA,SAEKO H. 7740 S LAKERIDGE DRIVE SEATTLE, WA 98178 788895- 0390 -06 HAYASHI,TOM Y. DDS PO BOX 18257 SEATTLE, WA 98118 788895- 0450 -03 HARMON,MELYNDA KAYE 15280 MACADAM RD S #E106 TUKWILA, WA 98188 115720- 210 -01 LEXFORD PROPERTIES,C /0 REAL E 3801 150TH AVE SE BELLEVUE, WA 98006 788895- 0040 -00 STIEGER,MARILYN TRUSTEE 15280 MACADAM RD S #E206 TUKWILA, WA 98188 788895 -- 260 -03 Cuiley,Eileen B. 17246 SE 142nd RENTON, WA 98059 788895 - 0320 -01 STRUNK,LESTER RON 15210 MACADAM RD S #D306 TUKWILA, WA 98188 788895- 0380 -08 GOODELL,CYNTHIA A. 11919 197TH ST. SE SNOHOMISH, WA 98290 788895- 0460 -01 PFANNENSTIEL,NORMA J. 15280 MACADAM RD S #E107 TUKWILA, WA 98188 C0379 NAMES,CHARLES D. 3909 SE 5TH RENTON, WA 98055 788895- 0350 -04 MOORE,JAMES A. & VIRGINIA R. 8012 18TH AVE NE SEATTLE, WA 98115 788895 - 0410 -02 MAXWELLJWHITING,LINDA J. /ROBER 15280 MACADAM RD S #E102 TUKWILA, WA 98188 788895 - 0470 -09 O'HARA,J. HARRY 16420 148TH AVE SE RENTON, WA 98058 766160- 0150 -00 S &M INVESTMENTS, 1700 WESTLAKE AVE N #700 SEATTLE, WA 98109 788895- 0060 -05 CROWDER,GILDA J. 3233 45TH AVE SW SEATTLE, WA 98116 788895 - 0280 -09 LEE,JAMES H. Q. 3807 DIAMOND HEAD CIRCLE HONOLULU, HI 96815 788895- 0340 -07 CELAYA,OCTAVIO & MARGARET 6752 E SPEEDWAY TUCSON, AZ 85710 788895 - 0400 -04 SCARPELLI,NORMAN LTD PS 9852 ARROWSMITH AVE S SEATTLE, WA 98118 788895 - 0480 -07 SWARTOUT,PATRICK S. 15280 MACADAM RD S #E109 TUKWILA, WA 98188 788895 - 0270 -01 DIERS,VIRGINIA A. 15210 MACADAM RD S #D301 TUKWILA, WA 98188 788895 - 0370 -00 HECK,ROBIN L. 15210 MACADAM RD S #D311 TUKWILA, WA 98188 788895 - 0430 -08 BROWN,DAVID M. 15280 MACADAM RD S #E104 TUKWILA, WA 98188 788895 - 0490 -05 VILLANUEVA,RODOLFO Q. & NIC 15280 MACADAM RD S #E201 TUKWILA, WA 98188 788895 - 0020 -04 CONNELL,MARTIN S. 15210 MACADAM RD S #D102 TUKWILA, WA 98188 788895 - 0080 -01 HAMILTON,DONALD F. & CHIRIST 11102 SE FIRST PLACE BELLEVUE, WA 98004 mow. i U o 0" 0` vow; w� w0 z w. 1-O. W D o 0 H; w w. 1•I 788895- 0100 -07 KLEIN,BART & KARI 15210 MACADAM RD S #D110 TUKWILA, WA 98188 788895- 0160 -09 RUIZ,NICKOLAS R. 15210 MACADAM RD S #D203 TUKWILA, WA 98188 788895- 0220 -02 ISRAEL,JACK L. 15210 MACADAM RD S #D209 TUKWILA, WA 98188 788895- 0030 -02 ROBEN,JOHN W. 15210 MACADAM RD S #D103 TUKWILA, WA 98188 788895 - 0090 -09 YORK,THOMAS P. JR. (TRSTEE) 5618 66TH AVE E PUYALLUP, WA 98371 788895 - 0190 -08 SHITOZAMA,MIDORI 15210 MACADAM RD S #D206 TUKWILA, WA 98188 695953 FELLER,CAROLE A. 613 N 112TH SEATTLE, WA 98133 788895- 0580 -06 SARDESON,JAY E. & RACHELL B. 15280 MACADAM RD S #E301 TUKWILA, WA 98188 788895- 0640 -04 QUINN,EDWARD M. & CLAUDIA H. 22005 SE BAIN ROAD MAPLE VALLEY, WA 98038 788895- 0570 -08 JONES,ALFRED 5772 S 152ND SEATTLE, WA 98188 788895 - 0120 -03 WANG,ANTHONY G. 5204 29TH AVE S SEATTLE, WA 98108 788895 -- 0180 -00 HOLTON,STEVEN K. 15210 MACADAM RD S #D205 TUKWILA, WA 98188 115720- 0221 -08 LA VISTA ESTATES APTS., 101 E 26TH #201 TACOMA, WA 98421 788895 - 0050 -07 NUNNA,GOPAL 1636 N WELLS ST. #3107 CHICAGO, IL 60674 788895 - 0150 -06 COTTENGAIM,EDWARD 15210 MACADAM RD S #D202 TUKWILA, WA 98188 788895- 0210 -04 HAN,SUNG IN 15210 MACADAM RD S #D208 TUKWILA, WA 98188 788895 - 0540 -05 STEIGER,MARILYN 2400 NE 9TH RENTON, WA 98055 788895 - 0600 -02 HUA,KEN 15280 MACADAM RD S #E303 TUKWILA, WA 98188 788895 - 0660 -09 IBLINGS,CAROLYN J. 6125 93RD AVE SE MERCER ISL., WA 98040 788895- 0590 -04 VASQUEZ,RITA Y. 15280 MACADAM RD S #E302 TUKWILA, WA 98188 788895 - 0140 -09 LINK,DAVID G. & ANN 507 N FOURTH ST. MT. VERNON, WA 98273 788895 - 0200 -06 OISHI,VICTOR Y. & MAXINE E. 15210 MACADAM RD S #D207 TUKWILA, WA 98188 7888895 - 0010 -06 SMITH,PAMELA J. 12032 67TH AVE S SEATTLE, WA 98178 788895 - 0070 -03 HUA,KEN 15210 MACADAM RD S #D107 TUKWILA, WA 98188 788895 - 0170 -02 OSGOOD,ALAN G. & GRAVER K. 15210 MACADAM RD S #D204 TUKWILA , WA 98188 788895 - 0230 -00 READ,JACK E. 15210 MACADAM RD S #D210 TUKWILA, WA 98188 788895 - 0560 -00 CROWL,ROBERT C. 15280 MACADAM RD S #E208 TUKWILA, WA 98188 788895 - 0620 -08 COFFELT,MARSHA G. 3625 NE 9TH ST. RENTON, WA 98056 788895 - 0550 -02 KAWAHARA,SAEKO H. 7740 S LAKERIDGE DRIVE SEATTLE, WA 98178 788895 - 0610 -00 HEYER,KENT R. & VICKI L. 319 ALOHA ST. SEATTLE, WA 98109 :.F3haua3,4 ..y tJ.:.[<.'41.. .liY•'.IL:+.2'i.v�sw'.fWIDY ^m6siiw:8:aslY.td 'S t'rn'Glt4diiult+u;4iu A'ri3k1'fiialtiYEJi3" `` 'L�P1:�4:.3iiAlSTili(iY ✓'• •nail w:a.�L itakviags, Y. ZQQ 2H rt U UO N 0 ww w • 0: 2 u. co 3 J! � W O .011.1 111 dc v i ui W V H O; UIZ O F-- Z (Th • 788895- 0630 -06 BRETTELL,H. C. & HISAMI 15280 MACADAM RD S #E306 TUKWILA, WA 98168 788895- 0650 -01 CONDOMINIUM BLDRS. INC.,SALAN 19800 PACIFIC HWY S SEATTLE, WA 98188 1 766160 - 0150 -00 XU /CHEN,STANLEY & NANLING 15542 SE 66TH PLACE BELLEVUE, WA 98005 766160- 0210 -08 SCHERLER,ARNOLD E. II 5439 S 150TH TUKWILA, WA 98188 115720- 0385 -00 SP HAMPTON ASSOC., 33430 13TH PLACE S #300 FEDERAL WAY, WA 98003 Philip & Joan Ferrell 15350 Sunwood Blvd #F2 -101 Tukwila, WA 98188 Yuk -Ling Tong 15350 Sunwood Blvd #F2 -202 Tukwila, WA 98188 Douglas Henderson 15315 Sunwood Blvd #A101 Tukwila, WA 98188 Marcia Ross 15330 Sunwood Blvd #F2 -102 Tukwila, WA 98188 John Smith 15350 Sunwood Blvd #F2 -301 Tukwila, WA 98188 : SCHNEIDER HOMES INC 6510 Southcenter Blvd Tukwila, WA 98188 Jacky Lichtenthaler Terence & Jennifer Tam Rosanna Lichtenthaler 15315 Sunwood Blvd #A104 15315 Sunwood Blvd #A201 Tukwila, WA 98188 Tukwila, WA 98188 Milly Lavigne 15315 Sunwood Blvd #A -203 Tukwila, WA 98188 Dorothy Pearl Griffoul 15315 Sunwood Blvd #A -302 Tukwila, WA 98188 Jennifer Hilt 15325 Sunwood Blvd #B101 Tukwila, WA 98188 Jean Layer 15313 Sunwood Blvd #A204 Tukwila, WA 98188 Jay Butler 15315 Sunwood Blvd #A -303 Tukwila, WA 98188 Howard Mayhew Jr. 15325 Sunwood Blvd #B102 Tukwila, WA 98188 Linda Leverett Daina Zamelis 15325 Sunwood Blvd #B104 15325 Sunwood Blvd #B201 Tukwila; WA 98188 Tukwila, WA 98188 Thomas Losh 15325 Sunwood Blvd #B203 Tukwila, WA 98188 Michael & Dora Arralde 15325 Sunwood Blvd #B302 Tukwila, WA 98188 M Teresa Santos 15325 Sunwood Blvd #B204 Tukwila, WA 98188 Juanita Smith 15325 Sunwood Blvd #B303 Tukwila, WA 98188 Una Loy Clark'. Una Loy Farrer 7432 121st Ave SE Newcastle, WA 98056 Sandra Gari 15350 Sunwood Blvd #F2 -302 Tukwila, WA 98188 Kiung & Jane Kim 15315 Sunwood Blvd #A103 Tukwila, WA 98188 'Michael & Donna Parry 15315 Sunwood Blvd #A -202 Tukwila, WA 98188 Leona Archer 15315 Sunwood Blvd #A301 Tukwila, WA 98188 Lam Chan Fung 516 6th Ave S Seattle, WA 98104 Ronnie & Keiko Moses 15325 Sunwood Blvd #B -103 Tukwila, WA 98188 Eugenia Brown 15325 Sunwood Blvd #B202 Tukwila, WA 98188 Vinh & Phuoc Huynh 15325 Sunwood Blvd #B301. Tukwila, WA 98188 Yee & Yin Tong. 15325 Sunwood Blvd #B304 Tukwila, WA 98188 Kimberly Bicknell 15335 Sunwood Blvd #C101 Tukwila, WA 98188 David Howell 15335 Sunwood Blvd #C102 Tukwila, WA 98188 Barbara Bolton George Evans 15335 Sunwood Blvd #C104 15335 Sunwood Blvd #C201 Tukwila, WA 98188 Tukwila, WA 98188 Gerald Smith 15335 Sunwood Blvd #C203 Tukwila, WA 98188 Ronae Bunger 15335 Sunwood Blvd #C -302 Tukwila, WA 98188 Tuan & Trina Nguyen 15345 Sunwood Blvd #D101 Tukwila, WA 98188 Raymond Rui Quing Chi 15345 Sunwood Blvd #D104 Tukwila, WA 98188 Charles & Lise Musson 15345 Sunwood Blvd #D203 Tukwila, WA 98188 Karl Lundberg 15345 Sunwood Blvd #D302 Tukwila; WA 98188 Tony Kato Lvng Trst Doris PO Box 23669 Federal Way, WA 98093 Burnadette Wilson 15249 Sunwood Blvd #A -3 Tukwila, WA 98188 • .'� :v5l.r�::n::..,:c:- ...,.,:•.», u: 2<.:. i... ::.:^.kt'3'.r:.siti.:!..da "'f:<, L>w' 'Constance Harris 15335 Sunwood Blvd #C204 Tukwila, WA 98188 Linda Skaggs 15335 Sunwood Blvd #C103 Tukwila, WA 98188 Ronald Nyborg 15335 Sunwood Blvd #C202 Tukwila', WA 98188 Kathryn Moschel 15335 Sunwood Blvd #C301 Tukwila, WA 98188 Tamara & Harms Hogelucht Dominic & Mona Law 15335 Sunwood Blvd #C303 •15335 Sunwood Blvd #C304 Tukwila, WA 98188 Tukwila, WA 98188 Danny Keel 15345 Sunwood Blvd #D102 Tukwila, WA 98188 Matthew & Margit Klewin 15345 Sunwood,Blvd #D -201 Tukwila, WA 98188 Karen Strandberg 15345 Sunwood Blvd #D204 Tukwila, WA 98188 Richard Koestl 15345 Sunwood Blvd #D303 Tukwila, WA 98188 Hisako Kato 9316 39th Ave S Seattle, WA 98118 Brenda Larkins 15255 Sunwood Blvd #lla Tukwila, WA 98188 !',.+ y;;':,•'' tr�4` iitrai .:,.•i'tai2e`a:.�.•taalr:tl: i,•;V;a.::>i.�:t%S;nY'�,`%- Norman Scott Stewart 15345 Sunwood Blvd #D103 Tukwila, WA 98188 Maureen Hitchcock 15345 Sunwood Blvd #D202. Tukwila, WA 98188 Steven Johnson 15345 Sunwood Blvd #D301 Tukwila, WA 98188 Mary Harrison 15343 Sunwood Blvd #D -304 Tukwila, WA 98188 Margarete Wilson 15249 Sunwood Blvd #A -1 Tukwila, WA 98188 Sherryl Gunnels 15255 Sunwood Blvd #A -12 Tukwila, WA 98188 It, 1- w B. v0 N p wuj CO J w 0, Lt. Q S2 a F. w; z F. j ,o co 01 W W LL F- O U 0 Sharon Pieper 4317 Forest Ave SE Mercer Island, WA 98040 Beth & Ensign Stanley 15255 Sunwood Blvd #A -23 Tukwila, WA 98188 Mary Sharon Williamson 6319 9th St E Tacoma, WA 98424 `Clifford Bate Katherine Bate 15255 Sunwood Bivd #A -32 Tukwila, WA 98188 Lowell & Janet Bieber 1601 Ten Mile Rd Everson, WA 98247 Kim Dobbs 14251 58th Ave S Tukwila, WA 98168 Roger GaIicic 3263 S 137th St Seattle, WA 98168 Beverly Lindemann 15203 Sunwood Blvd #B3 Tukwila, WA 98188 Joel Davison 21123 SE 137th P1 Issaquah, WA 98027 Mimi Malgarini 15209 Sunwood Blvd #B -24 Tukwila, WA 98188 Maureen Anne Clark 15255 Sunwood Blvd #A -21 Tukwila, WA 98188 Don & Kay Lowman 15255 Sunwood Blvd #24a Tukwila, WA 98188 Gary Cassidy :15255 Sunwood Blvd #27a: • Tukwila, WA 98188 Larry & Valarie Mose 15255 Sunwood Bivd #33a Tukwila, WA 98188 Gordon Abshire 15255 Sunwood Blvd #A -36 Tukwila, WA 98188 Joan Parish 15255 Sunwood Blvd #A -42 Tukwila, WA 98188 Patricia Gratton 15203 Sunwood Blvd #B1 Tukwila, WA 98188 Jose Valdez 15209 Sunwood Blvd #B -11 Tukwila, WA 98188 David Kazumora 15209 Sunwood Blvd #22b Tukwila, WA 98188 Rosalie Delora 8489 Whispering Oak Ln Orangevale, CA 95662 Ellen Marquardt 15255 Sunwood Blvd #22a Tukwila, WA 98188 Donell & Hideko Tekawa 9923 Beacon Ave S Seattle, WA 98118 Rosa Santos 15255 Sunwood Blvd #A -3 :1 Seattle, WA 98188 Eugene & Dona Waage 15255 Sunwood Blvd #A -34 Tukwila, WA 98188 James Hykes 645 Southcenter Mall #398 Seattle, WA .98188 Thomas Lee 15255 Sunwood Blvd #43a Tukwila, WA 98188 June Wang 15203 Sunwood Blvd #B -2 Tukwila, WA 98188 Luenna Ann Pullman 399 Olympic View Ave NE! Ocean Shores, WA 98569 Astrid Harmer 15209 Sunwood Blvd #23b Tukwila, WA 98188 Martin Overmyer 15209 Sunwood Blvd #B -26 Tukwila, WA 98188 Don Tsuboi 11003 SE 60th St Renton, WA 98056. Terry Pugh 317 Lake Desire Dr N Renton, WA 98055 Robert Koyamatsu Glenda Bang 15209 Sunwood Blvd #33b 15207 Sunwood Blvd #B34 Tukwila, WA 98188 Tukwila, WA 98188 Esther Louise Maley 15209 Sunwood Blvd Tukwila, WA 98188 ;Yoshio & Betty Shiota 4422 S Myrtle St Seattle, WA 98118 Roxanna Walker Naomichi & Eriko Ono 15209 Sunwood Blvd #B -42 15209 Sunwood Blvd #43b Tukwila, WA 98188 Tukwila, WA 98188 Jill Irene Lunn Larry Hulvey 15278 Sunwood Blvd #C -12 .15278 Sunwood Blvd #C -13 Seattle, WA 98188 Tukwila, WA 98188 Kazue Tagami 15278 Sunwood Blvd #21c Tukwila, WA 98188 David & Sarah Owens 15278 Sunwood Blvd #C -24 Tukwila, WA 98188 Employees Credit Boeing PO Box 97050 Seattle, WA 98124 Charles Sandifer Barbara Sandifer 15278 Sunwood Blvd #31c Tukwila, WA 98188 John Dexter .Gordon & Joann Elder 15278 Sunwood Blvd #C -33 15278 Sunwood Blvd #34c Tukwila; WA 98188 Tukwila, WA 98188 John Kosich 1821 101st Ave NE Bellevue, WA 98004 Doris Bassan 15266 Sunwood Blvd #D31 Seattle, WA 98188 Yoshio Shiota 4422 S Myrtle St Seattle, WA 98118 Tetsuo Noyama 125 Hanapepe Loop Honolulu, HI 96825 Phillip Keller 15209 Sunwood Blvd #B -41 Tukwila, WA 98188 David & Susan Bell 15278 Sunwood Blvd #C -11 Tukwila, WA 98188 Lynn Radtke 15278 Sunwood Blvd #14c Tukwila, WA 98188 Jon Alan Nagasawa 14818 SE 181st St Renton, WA 98058 Rusalyn Melone 626 W Elm Ave El Segundo, CA 90245 Herb Baylin 15266 Sunwood Blvd #D11 Tukwila, WA 98188 Kenneth & Dorothy Thynes Barbara Wescott 15266 Sunwood Blvd #D21 15266 Sunwood Blvd #D22 Tukwila, WA 98188 Tukwila, WA 98188 Carolyn Love 23204 SE 27th St Issaquah, WA 98029 Victor Tarver Geraldine Tarver 15254 Sunwood Blvd #E11 Tukwila, WA 98188 Henry & Karen Warner 10380 Rainier Ave S Seattle, WA 98178 George Nakamura Marilyn Nakamura 15254 Sunwood Blvd #E21 Tukwila, WA 98188 Howard Lee 15254 Sunwood Blvd #E22 Seattle, WA 98188 Daniel & Susan Shames David Robert Myers Joseph Parente Jr. 6817 Seward Park Ave S: i PO Box 1639 15242 Sunwood Blvd #F -11 Seattle, WA 98118 Tehachapi, CA 93581 Seattle', WA 98188. Robert Fort 15246 Sunwood Blvd #F -12 Tukwila, WA 98188 Janice Rusk 15234 Sunwood Blvd #G -1 Tukwila, WA 98188 Carolyn Marie Rolfes 13917 56th P1 S Seattle, WA 98168 Penny Monahan 15228 Sunwood Blvd #H -3 Tukwila, WA 98188 Morris Petersen Virginia Petersen 15100 Sunwood Blvd #12 Tukwila, WA 98188 Lawrence Richmond 15210 Sunwood Blvd #J -1 Tukwila; WA 98188 Silvia Steed 15216 Sunwood Blvd #J -4 Tukwila, WA 98188 Kathleen Hutchinson 15185 Sunwood Blvd #Aa -13 Seattle, WA 98188 James Simonson 1718 41st Ave SW Seattle, WA 98116 Alice Minster Coday 15236 Sunwood Blvd Tukwila, WA 98188 Ryan Thrower 15232 Sunwood Blvd #H1 Tukwila, WA 98188 Gerald & Lilian Smith 15226 Sunwood Blvd #H -4 Tukwila, WA 98188 Richard Hernandez 15224 Sunwood Blvd #I -21 Tukwila, WA 98188 Michael Steiner 8625 234th Ave E Buckley, WA 98321 Cleo & Blanche Manning 15185 Sunwood Blvd #A11 Seattle, WA 98188 Margaret Pertricek 15185 Sunwood Blvd #A21 Tukwila, WA 98188 Marlene Rodriguez 15248 Sunwood Blvd #22f Tukwila, WA 98188 Eileen Chikamura 15238 Sunwood Blvd #G -3 Tukwila, WA 98188 William & Mary McLean 15230 Sunwood Blvd #H -2. Tukwila, WA 98188 Christina Gordon 14405 25th Ave SW Seattle, WA 98166. Vern & Glenita Aarhus 15220 Sunwood Blvd Tukwila, WA 98188 Jodeen Arensberg 15214 Sunwood Blvd #J3 Tukwila, WA 98188 Catherine Rocchi 15185 Sunwood Blvd #Al2 Seattle, WA 98188 Michael Carlson 15185 Sunwood Blvd #22 Tukwila, WA 98188 F� �.�r.;.v.,:w i..m.. =::- ,•., d�rwwJ + ��Y2 1: tsiL•: �i: izz�' vu�Gst�i�ri 'to...c«r�t:dd' >�'�:ftia� -.�,. ti,v1. Erika & Canaday Lochow 15185 Sunwood Blvd #A23 Tukwila, WA 98188 George & Julie Soranaka 16514 Raywood Ln Whittier, CA 90603 Nicholas.Kuzovich 15195 Sunwood Blvd #B13 Tukwila, WA 98188 Susan Kido 15195 Sunwood Blvd #B -23. Tukwila, WA 98188. DBJoy 6260 Harbor Sunset P1 Gig Harbor, WA 98335 Robert Mays 15165 Sunwood Blvd #Cc -13 Tukwila, WA 98188 Pamela Stevenson 15165 Sunwood Blvd #C23 Tukwila, WA 98188 Lois Marie Logue 15165 Sunwood Blvd #C33 Tukwila; WA 98188 Thomas Beatty !_15175 Sunwood Blvd #D21 Tukwila, WA 98188 Lynne Brady 15175 Sunwood Blvd #D32 Tukwila, WA 98188 Ruth Virginia Taisey 15185 Sunwood Blvd #A31 Seattle, WA 98188 Joseph & Bertha Hasson 15195 Sunwood Blvd #B11 Tukwila, WA 98188 Mary Theresa Lollino 15195 Sunwood Blvd #B21 Tukwila, WA 98188 Phi LeHo 15175 Sunwood Blvd #12 Seattle, WA 98188 Lisa Jauregui 975 Murrieta Blvd #311 Livermore, CA 94550 Carol Mathis. 15165 Sunwood Blvd #C21 Tukwila, WA 98188 Gary Henson .15165 Sunwood Blvd #C31 Tukwila, WA 98188 John Poetker 15020 SE 145th P1 Renton, WA 98059 Dennis Hostak 15175 Sunwood Blvd #D22 Tukwila, WA 98188 Leslie Berg 15141 Sunwood Blvd #E11 Seattle, WA 98188 H & Marjorie Painter 15112 104th Avenue Ct E Puyallup, WA 98374 Perry Gorman 15195 Sunwood Blvd #B12 Tukwila, WA 98188 Gregory Lew 15195 Sunwood Blvd #B22 Tukwila, WA 98188 Eric Miyamoto 11743 36th Ave NE Seattle, WA 98125 Dorothy Judge 15165 Sunwood Blvd #C12! Tukwila, WA 98188 Morgan Simonds 15165 Sunwood Blvd #C22 Seattle, WA 98188 Robert Murrell Lee 15165 Sunwood Blvd #C32 - Tukwila, WA 98188 Antonia Abbott 15175 Sunwood Blvd #Dd12. Tukwila, WA 98188 Richard Reisinger 15175 Sunwood Blvd #D31 Seattle, WA 98188 Steven Autio 15141 Sunwood Blvd #E12 Tukwila, WA 98188 s, ;a;; aaai :a :i. yr 44-Vf: tW4 su.1104u = li A*4 :f . Joan Gessner Nancy Jane Hofferber 15141 Sunwood Blvd #E -21 123 S Figueroa St #1640 Tukwila, WA 98188 Los Angeles, CA 90012 OLD STONE BANK OF WASH 3605 132nd Ave SE #214 Bellevue, WA 98006 Thomas & A E Milligan 15153 Sunwood Blvd #Ff - 31 Tukwila, WA 98188 Douglas Glenn 15153 Sunwood Blvd #F32 •Tukwila, WA 98188 Delbert Murphy 15123 Sunwood Blvd #G13 Tukwila, WA 98188 Carolyn Day Seideman 15123 Sunwood Blvd #Gg Tukwila, WA 98188 Susan Mickelson `15123 Sunwood Blvd #G33 Tukwila, WA 98188 Joanne Davis 15117 Sunwood Blvd #21 Seattle, WA 98188 Denise Wilham 45 -784 Pookela St Kaneohe, HI 96744 Henry Nichols 5917 Frances Ave NE Tacoma, WA 98422 Robert McGrath 15153 Sunwood Blvd #F11 Seattle, WA 98188 Kathleen Barton 15153 Sunwood Blvd #F22 Tukwila, WA 98188 Carol Richardson 15123 Sunwood Blvd #G11 Tukwila, WA 98188 Ronald Fetter 15123 Sunwood Blvd #Gg -21 Tukwila, WA 98188 Jeffrey & Melinda- Mikus 15123 Sunwood Blvd #G31 Tukwila, WA 98188 Susan Stark 15113 Sunwood Blvd #H -11 Tukwila, WA 98188 Sandra Ault 15119 Sunwood Blvd #H -22 Tukwila, WA 98188 John Hammons Jr. 15141 Sunwood Blvd #E31 Tukwila, WA 98188 Benny Anderson 3901 56th Street Ct E Tacoma, WA 98443 Deborah Chu 15153 Sunwood Blvd #Ff -31 Tukwila, WA 98188 Richard Burleigh Jr. 10247 Waters Ave S Seattle, WA 98178 Mark Schueler E J Koster 15123 Sunwood Blvd.. #Gg -22 Tukwila, WA 98188 Lisa Best 15123 Sunwood Blvd #G32 Tukwila, WA 98188 Jeffrey Anderson 15115 Sunwood Blvd #H -12 Tukwila, WA 98188 Jo Etta Smith 15105 Sunwood Blvd Tukwila, WA 98188 Julie Marie Lemay Barbara Mjelde 15109 Sunwood Blvd #Ii21 15111 Sunwood Blvd #I -22 Tukwila, WA '98188 Tukwila, WA 98188 Jean Dickson 15103 Sunwood Blvd #J -12 Seattle, WA 98188 Gunnel Brydolf 15102 Sunwood Blvd #K -11 Tukwila, WA 98188 N1,4.41r era 1144, $: i. i :::aro: iayFi,•h'vi'eirt7 eaNFL'i': „+MMx4ii.' • Richard & Judy Walker 15104 Sunwood Blvd #K -12 Tukwila, WA 98188 Wayne & Wendy Farmer .15114 Sunwood Blvd #M11 Tukwila, WA 98188 !Richard Barton Trujillo 343.Strander Blvd Tukwila, WA 98188 ' Elsie McCart 15134 Sunwood Blvd #Pp12 Tukwila, WA 98188 Carolyn Laviolette 15142 Sunwood Blvd Tukwila, WA 98188 Frances Gariglio. 15150 Sunwood Blvd #R' -12 'Tukwila, WA 98188' Rosemary Mitchell '15158 Sunwood Blvd #S21 Tukwila, WA 98188 Hung -Chung & Nancy Ho 15108 Sunwood Blvd #L -11 Tukwila, WA 98188 Hachiro Hashiguchi Starr Hashiguchi 7009 S 130th St Seattle, WA 98178 Marland & Muriel Larson 15122 Sunwood Blvd #012 Tukwila, WA 98188 'Daronda Lowe 15138 Sunwood Blvd #11 ;Tukwila, WA 98188 Gloria Alamar 'Toni Lee Goin ;4452 Eastway Dr SE :East Port Orchard, WA 98366 James Goers 15154 Sunwood Blvd #Ss -11 Tukwila, WA 98188 William Dobson 15160 Sunwood Blvd #S -22 Tukwila, WA 98188 Adrienne Theophilus 15110 Sunwood Blvd Tukwila, WA 98188 Alan & Teresa Frank 15128 Sunwood Blvd #Nn -12 Tukwila, WA 98188 Laura Erwin 15132 Sunwood Blvd #Pp -11 Tukwila, WA 98188 Maria Corzo 15140 Sunwood Blvd #Q-12 Tukwila, WA 98188 Mario Corzo 15148 Sunwood Blvd #R -11 Tukwila, WA 98188 Linda Kimura 15156 Sunwood Blvd #Ss12 Tukwila, WA 98188 .....:..Y w.... ..w �. L. �. is�tir�1. 4111.w.Ca:i�.ia.'ir�[yi✓i:•r•� - �•• VJ:" �.. Y_,%:.. �: 2% f' �2h: 4: k: i:•:.'J:N�iM.I:l�Sdi:u�L:.ri+r.S 'iifSYiJ�1i'SYilu:.l'': � \i15'i:'^� +{ 4 City of Tukwila Washington Resolution No. /.3 / A RESOLUTION TO APPROVE AN APPLICATION FOR THE SUNSHINE RIDGE PLANNED RESIDENTIAL DEVELOPMENT AND ADOPTING FINDINGS AND CONCLUSIONS. la (7) la CO WHEREAS, the developers of the Sunshine Ridge Condominiums submitted an application for approval of a planned residential development, as a multi - family development on sensitive slopes, pursuant to TMC 18.45.060(2) (file L95-0054) which revised an earlier application (L94. 0090); and WHEREAS, a mitigated determination of non - significance was issued pursuant to TMC 21.04.150 (L94. 0077); and WHEREAS, the Planning Commission did hold a public hearing and recommend approval with conditions on October 26,1995; and WHEREAS, the City Council held a public hearing to consider this application on November 13, 1995; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, Cd WASHINGTON, HEREBY RESOLVES AS FOLLOWS: Section 1. Findings - R-I 1. The subject planned residential development application was received on August 25 1994 , and ':1" was thereby vested in the review criteria of TMC 18.46, prior to amendment by Ordinance 1711, which was effective on September 21,1994. 2. That proposed planned residential development application was approved by City Council Resolution 1318. 3. Subsequent design modifications to the original application were determined to require additional approval and are the subject of this resolution. 4. The design revisions to the project design approved in Resolution 1318 were reviewed by the City Council and are incorporated in applicant plan sheets dated November 7,1995 (Attachment A). 5. Findings and conclusions regarding the consistency of the proposed design revisions, with planned residential development review criteria in TMC 18.46.060, .070, .080, .090, and .112, have been presented at the Public Hearing held on November 13, 1995. Section 2: Planned Residential Development Application Conditionally Approved. Based on the findings and conclusions set forth or adopted by reference in Section 1, the planned residential development application for the Sunshine Ridge Condominiums (file L95-0054) is herewith approved with the following conditions: 1. A maintenance program for hydroseeded areas shall be provided prior to issuance of a building permit; 2. At least one, in- ground moisture sensor shall be installed; 3. A minimum six foot wide trail linkage shall be provided between the on -site path and 57th Avenue stairs, which is acceptable to the Parks and Recreation Director and Public Works Director, SUNSHINE.DOC 11/29/95 fU t tr;w 00 O 'tow: ww 0: LL Q. _•0 cs W . . Z, zO t; 1U Ili p :O Li/ W; . w z U N:. O • Z - ,^`) • 4. Vehicle headlights shall be completely screened from shining onto the Southcenter View Condominiums as they emerge from the covered parking areas. Screening shall consist of a combination lattice screen and evergreen vines and shrubs or equivalent; 5. The 10 ft. high concrete wall at the eastern end of the recreation deck shall be modified to aid the ivy to climb that wall, by rough finishing the concrete and incorporating climbing wires; 6. Common area lighting shall be shielded to eliminate direct off-site illumination and light levels exceeding 1 ft. /candle at the property line. A luminaire plan shall be submitted to demonstrate this. No free standing pole lights are proposed; and 7. Any design inconsistencies shall be resolved by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. RESOLVED BY THE CITY COUNCIL Of THE CIT O/ TUKWILA, WASHINGTON, AT ITS REGULAR MEETING ON THE l3 rfi DAY OF /Le/LOW I t /c% ,1995. Allan Ekberg, Council President ATTEST /AUTHENTICATED: an E. Cantu, City Clerk APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY Filed with the City Clerk: 1/- 9 - Passed by the City Council: /1 -13- 9.5-- Resolution Number: 1.3.8 SUNSHINE.DOC 11/30/95 w.od:aia. - :u x •_o a _ a o. att C o a..,. ,, .• . - . -,.4,, . a.a,.“-AKA •.::drv.y.�:...., 3s Wa:PL 4,i4. W.id;r...,:' . n Gn 1• >I.0 SnT Ad atiwr. +n i i t s;S a :' r Sf'' 5GQ vti ' ATTACHMENT A PROJECT PLAN SHEETS • Full sized plan sheets and other project design materials which were presented at the City Council public hearings A or incorporated by reference are on file with the Department of Community Development in file L95.0054. SUNSHINE.DOC 11/29/95 Co UNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review Council review 11/13/95 V.U. ITEM NO. .: ... dY J$ h� ; ..\ .. 4^s: sx r� ACto..{.. `vx � � .• .� .. .6. . :.. n � i k y . t v '< xx :; 6 2 .z.'. "7 , c.. ST< ' � .:.,W:... w... �: ,ftQ , t f : •%x,,'4;e0 5rfi iy .,:; i:.A .; ; ,,t£oifi :u # �.: i ..y; €:fiat; .: 4k' �. .* .^a'{ ..• .Y . ... ..: S . G. . . I s. : #fr.M, p YJ :: ,..a :..: CAS Number: City Council approves original PRD in Resolution 1318. Original Agenda Date Agenda Item Title: Sunshine Ridge Condominiums Planned Residential Development. . Original Sponsor: Council • Admin. Applicant Timeline: Public hearing and Council action on November 13, 1995. Sponsor's Summary: Design changes require additional City Council approval. These changes include increased density from 28 to 31 units, a reduced Building 2 envelope, with a modified design approach, and a modified recreation deck design. Recommendations: Sponsor: Committee: Administration: The Planning Commission recommends conditional approval. E. Draft Resolution Approving the Planned Residential Development Application. Cost Impact (if known): Fund Source (if known): z'f' , o°:.' q ., ' ' �',LS� .'T• `Y2s�. :.�. L i'.> .:#w`! ^F:'•`' :z:ia,£'s' <.'.. `;�.>, as � ¢<iisaY<: os,;z:':,zsv.;e.. s. Y:.r: <• as:�: sz „�£` a ,�„ y,Y .r !,}� •Es: "`';�:£`31:'� " u>t; ' '�c ', X "f'r''}�{.sc ;�.£ '4i� TLr a . k.kn., Y3'Y, ., C`' 20a SY 'm1,.55'*'s',.41.': & C: U. N:.��' .\`.k.'b � f.3> i ,n w. ket', . ,S L:. �!{M f i y 8 1p? ,,, •a L 3t`.b` 'ik' ££'krtu(y E ,k:~ R. ,s3 .0 ! 's ,5 S J4 ?, :z , � ��� ` '.',...:-.K...;...,• �'.£ 'n5v]:�wrg�C \ 'iH t£ § ?" . ».a.. �{.?k, .... • s �. ,. as::3 , .. d,. „ ^ck. `.� . ...... . . .: :. •.. 4a .., s!:t. ::. , . •:.... t .:._ .. ;1'i.,_:.� ,.::�';,.:.., ,.f .., :. .....< � .:.:,.:, Meeting Date Action 4/3/95 City Council approves original PRD in Resolution 1318. submittal of October 5, 1995. B. Design revisions submitted on October 25, 1995. C. Minutes of a Joint Hearing on October 26, 1995 by the Planning Commission and Board of Architectural Review. D. Net design incorporating the October 5th and October 25th design submittals. E. 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Y.a3. <4:�;x, ; >4z..:,. 3r .. d,� s. .� ..�' ..�. ' k3e. 3' <>zv;3:?O<g ?,: :.5�. ,.z •a.. ..7'�:.. .&" .F kE �:..k.,t., .., . :tY” >L s V'i ` e` <� ..x�.,z • : ck k v., $.a ...,aa;.a. , x:,,,' •a <rl. SQ. 5�g R `A'�.sY C� t �,,.a: �o<s i r :i ..it. Y.•. s �. � .: ��i{ ?Ctw ..i.. Z ...� .::,.,R C. S . r ��� :.. 6i� .3Q.o `z.�.s'�. ton.... t, cn,:. s?::,.!:! a:... cES.:, �'.. i•«, ko ?>...i.s<`x<,:k,.�;�:>a'vuT'�. ). e.Y. ;e?4... .1•.'t... ..M .. :tkb.a�:: i>$s:w'"'e'.s..:.. <i... .. ,:.fi.. ..,.....:..... >. „...:..a . .... ... ..... . Meeting Date Attachments 11/13/95 A. Staff report and Appendices for Revised Sunshine Ridge (10/19/95) based on design submittal of October 5, 1995. B. Design revisions submitted on October 25, 1995. C. Minutes of a Joint Hearing on October 26, 1995 by the Planning Commission and Board of Architectural Review. D. Net design incorporating the October 5th and October 25th design submittals. E. 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LW•c401 i1L'siitz'=ss':.sktikJ+ }' �i:•.Gd� %Ir:s�''I;LtF qty �iYS: ���i ''iAdi:.'.Y�$9;•kij..'��.,�.i: jhl,. }Z`;: "r,.;N''..l" 3 e u V 4 � n ict .0 0: ii 0,1) 1 Ear !a..:a.n,s Sun ,.Pe S' St/.J C....fi.J Mt No. 4o Co ot A8 NM IN 11ui 111111111M Nmmm11m11nm rra• 11m 11m1111111111�mHnn11111tm111 mm roa ■ II11 1 1111 111111111 11111111111111;1111111 NE 11111111mlumn 1 i Dole east n.o «! Nava °_uv..n.i ■1.11+6 1,1,1046. Odor. Sheet 105 A 1, A F F I:D A V I T O F D I S T R I B U T I O N Igzkaw. (21.465: O hereby declare that: Notice of Public Hearing 0 Notice of Public Meeting 0 Board of Adjustment Agenda Packet []Board of Appeals Agenda Packet Planning Commission Agenda Packet . 0 Short Subdivision Agenda Packet Q Notice of Application for Shoreline Management Permit []Shoreline Management Permit 'b I ve, was fiterkied to each of the c (-rY c ,(cfG. (7) CO-?' Ab1- -tcAiiS (2) b c D 1 2-et-TOR— C1' C re eceeK. C�> Coc.).r •tC /C. A- KAZYS T Ca-) Name of Project .$vneCe-iinz " kos G e- Signature File Number /-. <� -oO.51-- []Determination of Non - significance 0 Mitigated Determination of Nonsignificance ODetermination of Significance and Scoping Notice O Notice of Action Official Notice MOther (:(TY CovtCCf C. Pfcry 0 Other • following on /8i?,s--- MI) rite ((Cr wrc c. Pie <uP) Assoc-, pc./v,e CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188 -2599 __ (206) 433 -1800 Z ~ W re JU 00 C0 WI F- N LL WO 2 �Q I FW Z= H I- O ZI- w w U a 0- 0 I- wW 1 I- H LI O . Z w U= 0 H Z CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188 -2599 (206) 433-1800 CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188 -2599 (206) 433.1800 John & Umeko Momil 4626 27th Ave S Seattle WA 90106 • Z ~ W re JU O 0 CO iu W • LL W0 QQ LLQ W Z_H 1— 0 Z 1- w w 0 co 0— Iy' w H HLL o LL1 Z' O — 1= O ~ z CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188-2599 (206) 433-1800 CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188-2599 (206) 433-1800 John & Umeko Momii 4826 27th Ave S Seattle WA 98108 .. ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, . .; • : ”; • • o:4to 31 • 3 2.1 • SOINrit • •• • • ..••... . .• ai 1 , .3. a • ,r1;441;,.,r1 i••• • CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188.2599 . (206)433:1800 Ja L Israel m R S 0209 S1 5e2atTo WO otriop. CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188.2599 (206) 433.1800 s R Ruiz Macadam Rd S 0203 WA 99188,, , CITY OF TUKWILA 6200 SOUTHCENTEB 8LV0. TUKWILA, WA 98188.2599 (206) 433. 1800__________ KUSSMAN ASSOCIATES Architects, Planners & Consultants November 7, 1995 Mr. Vernon Umetsu City of Tukwila Department of Community Development 6300 Southcenter Blvd. Suite 100 Tukwila WA 98188 Sunshine Ridge Condominiums Dear Vernon: Per your fax dated November 6, 1995 in regard to the Council packet materials for the November 13, 1995 meeting, please find the following: Fifteen (15) sets of full size drawings, sheets Al A8, A9, A10, A6, A7, A20, A21 and L1. 2. Nine (9) copies, 8 -1/2" x 11" color rendering. If you have any further questions or comments please feel free to call me at 861 -7200. Sincerely, Lyle N. Kus man LNK/ksk Enc. RECEIVED CITY OF TUKWILA NOV 0 7 1995 CENTER P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885- MAT CENTER • n City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM To: Lyle Kussman From: Vernon Umetsu Date: 11/6/95 RE: Sunshine Ridge Council Packet Materials Per our conversation, please submit the following by Wednesday, at 10 AM, in order to hold a City Council public hearing on November 13, 1995. This is a firm deadline. 1. 15 sets of full sized plan sheets, consisting of the following: Al Revised Site Plan (10/25) A8 Bldg. B South Elevation (10/5) A9 Revised Bldg. B North Elevation (10/25) A10 East and West Project Elevations (10/5) A6. Bldg. B Level 4 Roof Plan* A7 Bldg. B Level 5 Roof Plan* A20 Revised Impervious Surface Calculation (10/25) A21 Revised Recreation Calculations (10/25) Li Revised Landscape Plan (10/25) 2. 9 copies of the 8.5x11 inch colored perspective. *Either revise roof line to incorporate north eaves or "cloud" with a note that eaves will be incorporated as approved by DCD during building permit review. filez94 \sunshin \cnclpkt 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 PLANNING COMMISSION /BOARD OF ARCHITECTURAL REVIEW MINUTES OCTOBER 26, 1995 (Approved 12/14/1995) Mr. Neiss called the meeting to order at 8:00 p.m. Members present were Commissioners Neiss, Stetson, Flesher, Malina, Meryhew, Marvin, and Livermore. Representing the staff were Vernon Umetsu and Sylvia Schnug. There were no citizens' comments. Mr. Neiss noted that the McDonald's proposal originally on the agenda, had been withdrawn. L94 -0074: Showalter Middle School: Mr. Meryhew declared that he has worked with the school district in the past and was recused from the original BAR hearing. He added that his past associations would not affect the fair and impartial implementation of the Board of Architectural Review criteria for the signs and the bollards, which are being reviewed this evening. Neither the applicant, Carlos Sierra, or anyone present objected to Mr. Meryhew hearing and deciding on this proposal. Vernon Umetsu presented the staff report. The BAR heard this design review in November and December of 1994. At that time, sign and bollard design was not finalized, they were specifically identified for later BAR review, and there was no discussion of these items at the previous . design review hearing. One sign and bollard are proposed to be located at the west edge of the driveway. There is a rhythm of light bollards that ends at the far side of the building entry. Staff finds that the detailed design of the sign is integrated well with the school. The light bollard is well designed and is integrated with the body of the school. However, for good design, two additional bollards should be added to the north end of the building to provide balance and stop the abrupt ending at the entry. Also, a third bollard should be added at the driveway across from the second bollard to give a sense of gateway. For these reasons, staff recommends that the detailed designs of the signs and the bollards be approved, and that an additional three bollards be located on site, as shown on the site plan. Mr. Malina asked if the Showalter sign is painted concrete. Mr. Umetsu stated it is painted concrete, with the letters recessed approximately 1/4". re w' u6 JU V O,. ,W w. J w' • gQ w co a ut zpS F O w w• o u) o I-: w W; • 0! Z; U O I . Planning Commission /BAR Minutes Page 2 October 26, 1995 Carlos Sierra, Architect for the two schools' signs, 10809 SE 14th Street, Bellevue, WA: Mr. Sierra clarified that he was there in place of Mr. Gary Goltz, who had a family emergency to attend to. He added that Mr. Goltz was willing to add one additional bollard at the north end, but not two. Also, with regard to the light bollard opposite the sign, Mr. Goltz felt it would create an economic hardship to the School District because the cost of each bollard is approximately $2,000 each. At the front end, they would not like to add any bollards. Mr. Livermore asked what wattage the light bulbs in the bollards would have. Mr. Sierra said they are 250 watts, and the globes are poly- carbonate material. Mr. Livermore asked the cost of the light fixtures in the parking lot. Mr. Sierra estimated between $1,000 - $1,200. During staffs rebuttal Mr. Umetsu noted there might be another option. To save money, the bollard by the sign could be relocated to the gateway entry, use up- lighting for the sign, and get a commitment from the School District to put in some landscaping. Mr. Neiss closed the public hearing at 8:40p.m. Mr. Meryhew said he liked the line of bollards starting at the sign, instead of the up- lighting. He added that he did not like the addition of the bollard at the entry because it breaks up that line of lights down to the entry. He also said he liked the idea of one additional bollard at the north end. Mr. Malina said he liked two additional bollards at the entry because it would provide symmetry to the building. Ms. Stetson stated she liked the two additional bollards at the end but suggested eliminating the one by the Administration building. Mr. Livermore asked if the bollard next to the sidewalk, at the entrance would emit too much light? Mr. Neiss re- opened the public hearing. Mr. Sierra stated that the electrical engineer has said that it would not be a major problem. There would be more glare from the parking lot lights than from these bollards. Mr. Livermore said he was still concerned with the output of a 250 watt bulb, that close to a person's face. .. a. �U: eecuaa .'tirJ•dFt::=:�:.,:- � =+r ".f _..�,....� � ',a'sik•11�: �.r. slo..k. fkSt5zee'', "X, &Y ""'',se>, • teit l,ig v • } Planning Commission /BAit Minutes October 26, 1995 Page 3 Mr. Sierra said the globe is made of a poly- carbonate material and is not clear. It is translucent and has diffusion. Mr. Neiss closed the public hearing. Mr. Marvin said he wanted to keep the light at the sign, but would sacrifice the proposed light on the east side. Also, the two proposed bollards on the north end would complete the project. MR. MARVIN MOVED TO APPROVE L94 -0074: SHOWALTER MIDDLE SCHOOL AS FOLLOWS: TO APPROVE THE PROPOSED LIGHT BOLLARD AT THE SIGN AND ADD TWO ADDITIONAL LIGHT BOLLARDS AT THE NORTH END OF THE BUILDING AND DELETE THE STAFF PROPOSED LIGHT BOLLARD AT THE EAST SIDE OF THE DRIVE. MS. STETSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. L94 -0071: Cascade View Elementary School Vernon Umetsu presented the staff report. Mr. Umetsu stated that Cascade View's design was reviewed by the Board in November of 1994 where it was approved, except for the entry sign. The sign design consists of 10" raised letters in a deep blue color. The letters themselves are raised approximately. 3/4" off the dryvit finish of the entry arch. Staff is recommending approval of the sign as proposed. Mr. Malina asked what the sign is made of. Mr. Umetsu said it is baked ceramic. There were no additional comments by the applicant. Mr. Neiss closed the public hearing. MS. STETSON MOVED TO APPROVE L94 -0071 AS PROPOSED IN THE STAFF REPORT.. MR. LIVERMORE SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. L95 =0054 and L95 -0053: Sunshine Ridge Condominiums Vernon Umetsu presented the staff report. Mr. Umetsu submitted a new colored rendering of the proposed buildings. Mr. Umetsu also noted that the applicant had submitted design revisions the previous day, which fully resolved the issues raised in the staff report. He then presented the proposed project and the relationship of staff recommendations to the revised design (10- 25 -95). .14641- 4P. -2,4 )t =t ai ".':'+':. .z z � .2 .0 O: N 0., • cn J F W O: is J `. • ?. = di -rw, ON 01- ;w.W;. F- u, : • O • ui z ` U NI, z• Planning Commission /BAR Minutes October 26, 1995 Page 4 Access to the site is from Macadam Road, via a driveway on the western side of the site. Building B has been reduced by one story, but the overall density of the project has increased from 28 units to 31 units. Building A has not been proposed to be changed. In the new submittal the project satisfies all of the screening standards of the PRD. The recreation areas have been slightly revised. Berming has been taken out and additional lawn areas for recreational space have been instituted. Over 82% of the recreational space is on the deck. A review of design revision consistency with staff recommendations was then presented: 1. The applicant has achieved a 49.95% impervious area by changing the northeast walkway from concrete to crushed rock and incorporating additional impervious surface areas into their calculations. 2. On the north, the applicant is requesting a 9 inch setback relief; on the west they are requesting a 6" setback relief from what was previously approved, and that would be 27 feet, instead of the normally required 30 feet for Building B. Staff has recommended approval of both those requests. 3. A revised recreation deck design has been submitted (10/25/95) and correctly calculated as providing 82% of recreation space here. The remaining recreation area is provided by the on -site trail. Staff noted that not all the proposed trail recreation area is properly included, but the remainder is more than enough. 4. The applicant will be creating a six-foot crushed rock trail, built to City of Tukwila specifications between the sidewalk and the stairs on the east side of the La Vista Apartments. In that way, we can treat this on -site trail as part of their recreation requirements. 5. The applicant has agreed to evenly space the first four European Hornbeam trees on the western perimeter and add another Hornbeam to create a sense of entry. The revised design includes additional trees on the south perimeter. 6. The applicant has added a street tree to the entry landscape island to satisfy the requirement of a "treed" landscape island. 7. a. The applicant has revised Building B, level 5 to provide eave modulation on the north and clarified that the vertical north "score lines" on the three north wall faces are actually the inside edge of extended accent strips which are 18" wide by 4" deep. Staff supports this design. b. The applicant clarified that he is proposing a visually transparent, metal fence. Staff recommends approval of that design as positioned. c. The applicant has installed a row of mid -sized trees along the western perimeter and additional trees to the south in the latest design revision (see No. 5). d. The applicant agreed to aid ivy climbing the 10 foot high wall at the eastern end of the recrreation deck by rough finishing the concrete and running "climbing" wires up the wall face. z rt D' U0 CO o; O)w: w =: CO wo gaJ . 52v iz- z i o.. U� O N` of w w` 11-- p. Z; air o r- 0 I- z ... j Planning Commission/BAR Minutes October 26, 1995 Page 5 Staff is recommending approval by the Board of Architectural Review subject to approval by the City Council of the PRD. Lyle Kussman, P.O. Box 1705, Bothell, WA 98041: Mr. Kussman noted that there wasn't much that he had to add. The drawings were revised after they received the staff report. The fence is proposed to be the same color as the center of Building B. Mr. Neiss asked how they gained three additional units when they eliminated one story. Mr. Kussman noted they changed the proposed townhouses to single -level flats. The area gained back is two stairwells, and that is where the extra space comes from. The . reason for the redesign was that the first building was much too expensive to build. Mr. Marvin asked who will maintain the six -foot trail. Mr. Kussman noted that the City of Tukwila is responsible for maintaining the trail. Mr. Neiss closed the public hearing. MR. MALINA MOVED TO APPROVE L95 -0053 AND L95 -0054: SUNSHINE RIDGE (BAR), SUBJECT TO PRD APPROVAL BY THE COUNCIL, AND BASED UPON STAFF'S FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS PRESENTED IN THE STAFF REPORT AND AT THIS PUBLIC HEARING. MS. STETSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Mr. Neiss adjourned the meeting. Prepared By, Sylvia Schnug. l`:in4.•lilY� :�a'v'.is'`e:�.�� 4ii��.:iSY::1:Y'. t.. �^FSi'Y.itl�`: SL���r. �`•::�� z:�3t "`.u::s.� � "•"i'iU�•sSl:.:� �'ti r�'•+ivai'.s -Mif City of Tukwila Department of Community Development John W. Rants, Mayor Steve Lancaster, Director PLANNING COMMISSION/BOARD OF ARCHITECTURAL REVIEW AGENDA OCTOBER 26,1995 Work Session - 6:00 P.M. Public Hearing - 8:00 P.M. City Hall Council Chambers 6200 Southcenter Blvd. I. CALL TO ORDER II. A'1"1'ENDANCE Planning Commission Work Session - 6:00 p.m. The Draft Development Regulations will be couriered to you prior to the meeting. The Commission will be discussing the Draft Development Regulations Planning Commission/BAR Public Hearing - 8:00 p.m. CITIZENS' COMMENTS: At this time you are invited to comment on items which are NOT included on the agenda. Planning Commission Public Hearing L95 -0043: Riverton McDonalds Robert Comiskey Increase the area of a wall sign from 38.6 sq. ft. to 50.4 sq. ft. per TMC 19.32. 15210 Pacific Hy. S., Tukwila. Board of Architectural Review Public Hearing W. CASE NUMBER: APPLICANT: REQUEST: LOCATION: V. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L94 -0074: Showalter Middle School South Central School District No. 406 Final approval of a freestanding sign as part of a remodel. 4628 S. 144 Street, Tukwila. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 w W ; .00: 0 2 g J; u_ W O; uJ W tIc cot U OHt. w -r Vi ui z Nf O F! :z__. Agenda Page 2 CASE NUMBER: L94 -0071: Cascade View Elementary School APPLICANT: South Central School District No. 406 REQUEST: Final approval of a freestanding sign as part of a remodel. LOCATION: 1360132 Ave. S., Tukwila. VII. CASE NUMBER: L95 -0053: Sunshine Ridge Condominiums - Design Review L95 -0054: Sunshine Ridge Condominiums - Planned Residential Development APPLICANT: Lyle Kussman REQUEST: Approval of a 31 -unit condominium in a 2 -story and a 5 -6 story structure, on 1.07 acres. The project requires approval by the Board of Architectural Review and a recommendation by the Planning Commission on the PRD. LOCATION: 15200 Macadam Rd. S., Tukwila VIII. DIRECTOR'S REPORT ADJOURN City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE PLANNING COMMISSION and BOARD OF ARCHITECTURAL REVIEW Prepared October 19, 1995 HEARING DATE: October 26, 1995 FILE NUMBER: Sunshine Ridge Condominiums (Revised) L95 -0054: Planned Residential Development L95 -0053: Board of Architectural Review APPLICANT: Lyle Kussman REQUESTS: 1. Planning Commission recommendation for Planned Residential Development approval and 2. Board of Architectural Review design approval for revisions to a previously approved 28 unit condominium to the City Council. LOCATION: 15200 Macadam Road South, Tukwila, WA (King Co. Tax Lot 115720 - 0222). ACREAGE: 1.07 COMPREHENSIVE PLAN DESIGNATION: High Density Residential ZONING DISTRICT: RMH (Multiple- residence High Density) SEPA DETERMINATION: Mitigated Determination of Non - Significance. STAFF: Vernon Umetsu 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 4313665 Staff Report to the Planning Commission/BAR L95 -0053 & L95 -0054: Sunshine Ridge Page 2 ATTACHMENTS: A. REVISED Site Plans and Sections in 13 sheets labeled Al through A10, A20, A21, & Ll. Previously Submitted Attachments B. Site Photographs and Photo - montage.* C. Colored Elevations.* D. Colors and Materials Board.* E. Screening Analysis (Profile View)* F. Screening Analysis (Profile View of South Elevation).* G. Screening Analysis (Profile View of West Elevation).* H. Colored Perspective from Screening Analysis View Point (Nearest down -slope private property line).* I. Surrounding Structures. J. SEPA Mitigated Determination of Non- Significance. K. Previously Approved Recreation Deck Design (L94-0090) L. REVISED Applicant Response to Design Review Criteria. PREVIOUSLY APPROVED Planned Residential and Board of Architectural Review project design. • *Materials to be presented at the public meeting. • Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 3 VICINITY /SITE INFORMATION • FINDINGS Project Description: The applicant proposes project revisions which consist of: , 1.! v C) O; a. increased density from 28 units to 31 units, the maximum allowed, co W; b. a reduced Building 2 envelop from 5 -6 stories to 4-5 stories and a modified design co u approach, and g �' J c. a modified recreation deck design. '_ a P W'. Z' o;, U 01 p ii2t aim W' Vi. The entire project, as currently proposed, is described in iti4 A <L �. o;. .. h,, z, Lu co o z All other project characteristics were generally unchanged. This staff report will focus on evaluating the consistency of the proposed changes with PRD requirements. Project characteristics which are unchanged will not be discussed. Reviewers are referred to attachments which describe the previously approved project design for an evaluation of unchanged characteristics. BACKGROUND This multi - family project requires a Planned Residential Development approval by the .City Council and a separate design approval by the Board of Architectural Review (Board) per TMC 18.60.030(2). Both City Council and Board approval are required to allow project construction. A joint staff report is presented to provide a coordinated review of the project. The PRD is the more comprehensive of the two permits and Board design review criteria will be presented within this context. All conditions to development are cumulative, with the more stringent of over - lapping conditions being applied. Staff Report to the & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 4 DECISION CRITERIA for Planned Residential Developments PRD review criteria are specified in TMC 18.46.060, 070, 080, 090, and 112. They are shown below in bold, along with a staff discussion of relevant facts. 18.46.060(a) (3) Setbacks. Yard requirements as described in Chapter 18.50 shall be waived within the PRD; however, setbacks and design of the perimeter of the PRD shall be comparable to or compatible with the bulk and streetscape of the existing development of the adjacent properties or the type of development which may be permitted Building B has been shifted 3 ft. to the east in order to satisfy the minimum 30 ft. setback requirement. Building B is set back 28.25 ft. from the northern property line instead of the normally required 30 feet. The City Council is authorized to modify setbacks if comparable to "...the existing development of the adjacent properties...' (see criteria). The proposed 28.25 ft. is significantly greater than the 10 ft. provided by LaVista Apartments on the other side of this property line. The City Council could allow a 1.75 ft. setback reduction. Alternatively, either building or garage /deck could be reduced. 18.46.060(b) (*street Parking. Parking has increased from 59 spaces to 65 spaces. All additional parking spaces been gained by changes within the previously approved garage envelop. The proposal includes 3 more parking spaces than the two per unit required by TMC 18.56. All but 3 spaces are located in a covered parking garage ('3). The 3, previously approved outside spaces at the entry are unchanged (). 18.46.060(d) Impervious Surface. The maximum amount of impervious surface calculated for the total development allowed on sensitive areas sites will be fifty percent for each single family development and each multifamily development. The previously approved 49.02% impervious surface area has been increased. The applicant has calculated impervious surface area on X Q as 23,400.49 s.f. (50.09 %). This has been spot checked and determined to be an accurate presentation the areas identified on that plan sheet. Additional impervious surface area on the recreation deck (walkways and seating nooks) are identified in the Landscape Plan sheet ;1) and a small curved terrace area west of the pedestrian entry ( tizt` ). When these areas are added to the total, the maximum 50% impervious surface area standard is exceeded. A redesign of the recreation deck area could reduce the amount of impervious surface below the 50% standard. Additional options to reduce impervious surface area include landscaping the three entry parking spaces (485 sf), landscaping (or grasscreting) the driveway area north of the second garage driveway (625 sf) and using crushed rock instead of concrete for the z Z. ce 00. • N0: W:. W =`. W: W0 gQ. N D. is _, z� I-0 .m 0- oa ;W W. H U`. ui0: .0 i=ce: 0 z . Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 5 northeast walkway (770 sf). 18.46.060(e) & 18.52.060 Recreation Space Requirements. The previously approved design required 11,200 s.f. of recreation area, including 2,800 s.f. of children's play area. This was provided by a combination of interior recreation room, exterior recreation deck areas and an on -site trail which connected to the City -wide trail system via applicant improvements (see c>e <). •%q^G•i.�.mv.1v.. rn.•. r.nh The 31 units require 400 sq. ft. per unit or 12,400 sq. ft., with 25% of the area (3,100 sq. ft.) as a play area for children aged 5 -7 years old (TMC 18.52.060). The site contains no sensitive streams, wetlands, or trees. The applicant has identified 13,261.01 sq. ft. of recreation area with a 3,123 sq. ft. children's play area on m. Staff's review of the areas finds the following: Total Recreation Area the northeast 288 s.f. and 640 s.f. landscaped strips between building and sidewalk have no recreation function as presented and should not be counted, ii. the (ground floor) private patio and adjacent areas of Building A are not designed as the common recreation spaces needed to satisfy this requirement, Total recreation area can be satisfied by continuing to credit the applicant for an on -site trail which connects to a part of the city -wide trail system. The applicant has agreed to providing a 6 ft. wide, crushed rock City trail segment, built to City standards, between the project driveway and 57th Avenue stairs as part of this on -site recreation trail credit (Al) . This agreement has not yet become part of the current revision. Generally, the on -site trail and 10 ft. of associated landscaping on either side results in about 4,380 sq. ft. of recreation area; much more than needed. However, relying only on the trail would not provide "A full range of active and passive recreational opportunities..." (Multi - family Guideline III.30). The recreation deck is the centrally located, accessible area which is appropriately the focus of recreational activities. This is discussed in the BAR design review (L95 -0053) which is herewith incorporated by reference. Children's Recreation Area iv. About 30 -35% of the children's play area is bermed, with plantings which do not permit access. While some such plantings are appropriate for visual relief, only a small portion of the inaccessible berm areas are appropriately considered for children's recreation. Staff Report to the L95 -0u53 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 6 The children's play area should be recalculated based on usable /accessible area and expanded or redesigned. 1&46.060(J) (1) Downslope and Sideyard Buffers. Elevations and off-site perspectives shall show minimum landscape coverage of twenty-five percent of the structures at time of project completion with anticipated forty percent coverage within fifteen years. This standard may . supplement or be in lieu of the applicable landscape yard requirement. Screening analyses, based on the previously approved landscape plan, demonstrated adequate buffering. The proposed landscape plan has replaced the mid -sized row of trees with a shrub/hedge design, and the stands of red oaks along the street front have been reduced from 9 to 4. This invalidates the previously approved view analysis. The proposed design is unlikely to satisfy PRD screening requirements. Re- incorporating (1) a row of mid- sized, moderate to fast growing trees along the western perimeter and (2) a mix of medium and large stature trees along the front yard, would likely satisfy PRD screening requirements. 18.46.060(g) Roads and Access Drives. Any road or access drive which cuts approximately perpendicular to a slope to the ridge of a hill shall have a minimum five foot planted medians. The tree shall be a species that provides a branch patter sufficient to provide at maturity, fifty percent coverage of the pavement area. Roads or drives which require retaining walk parallel to the topographic line shall plant roadside buffers of Northwest native plant specie Only a small driveway segment at the project entry has an approximately perpendicular angle to the hillside slope. This entry segment has a 5 ft. wide landscaped median. However, the tree previously located in this median strip was eliminated (I.). Replacement of the tree is required in order to satisfy this requirement. vi�� ^ "awe.:ttika:a ii ➢u,..._44akA • :lkliltail'dSiG."tlii7SEL -'�•— 41." ' : U O Nei cow; N LLi w O; LL cn .17 111 s. z� w w; ■o 0. �D H; w w Z1 o Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 7 Board of Architectural Review Design Criteria (within the context of PRD review) 18.46.060(g) The Board of Architectural Review shall review guidelines for single family and multifamily developments (sic). The design and review of the PRD shall also utilize the guidelines of Section 18.60.050. Board of Architectural Review approval is required of all multi -family projects (18.60.030(2)). TMC 18.60.050 directs that all multi - family projects use the guidelines of TMC 18.60.053 instead. The staff evaluation for both Board and PRD use is presented below. The relevant Board design criteria of 18.60.053 are subsections (2), (3) and (4) as follows: (2) Building Design — due to the Building B design change. The overall building mass has been reduced with the dropping of the side "unit stacks" to achieve a symmetrical stepping of heights. Three and 4 story stacks of units flank a central five story stack. The height of the central stack remains the same. This building envelope is generally repeated on the north. South Elevation Design. The previously approved design approach is characterized by an extensive amount of complex eaves, large intermediate pitched balcony roofs, gables, and a central tower. This has been simplified with smaller, but equally complex pitched roofs and eaves, with the central tower being replaced with a central gable. The previously approved design also reflected a rhythm of 8 ft. horizontal building modulation which helped to create to large building elements which flanked the central tower. This has been replaced with smaller 4 ft. offsets and a central, 10 ft. recess under the gable. The east and west steps from 3, up to 4 stories, helps to provide substantial vertical relief. North Elevation Design. The previously approved design approach is characterized by 3 building segments, each with a pair of 18 inch wide columns, and an extensive system of modulated eaves. A lower, intermediate structure anchors the east and west building ends. This has been simplified with a central tower and two flanking building walls each with two score marks, a straight eave line, and a series of 6 inch posts. (3) Landscape and Site Treatment — due to extensive changes to the landscape plan. The landscape plan has been extensively augmented with various shrubs over the entire site. Along the south perimeter, 9 red oaks have been thinned to 4. Along the western perimeter, a row of (mid - sized) European Hornbeam trees have been replaced by a shrub/hedge design (see Screening and Buffering). (4) Miscellaneous Structures — due to a newly proposed 6 ft. high fence in the northeast. Staff has previously determined that fencing of 6 ft. in height or less, may be located in the Staff . Report to the Planning Commission/BAR L95-06,3 & L95 -0054: Sunshine Ridge Page 8 building setback area, but must be located to the inside of required landscaping. This is to allow the landscaping to fulfill its function of moderating the impacts of adjacent developments. A 10 ft. landscape strip is required along the northern property line where a perimeter fence is proposed. The fence must be relocated inside the 10 ft. wide landscape strip. The northern perimeter location would particularly stress the adjacent LaVista apartment building which lies 10 ft. away. Multi -Family Design Guideline IV.9 states: "All fencing, walls, and screening should reflect building architecture and be harmonious with adjacent project designs. This should include consideration of proportion, color, texture, and materials. Perimeter fencing should be designed to be attractive from both sides." Fence design is shown in on It is opaque and would have a residential design if made of such complementary materials. 18.46.070 Density Standards The RMH zone allows a maximum density of one residence for each 1,500 sq. ft. of lot area (29 dwelling units per acre). The project site has 46,721 sq. ft. and has a maximum potential of 31 dwelling units. The number of units is proposed to be increased from the previously approved 28 units, to 31 dwelling units. No density bonuses are needed. CONCLUSIONS The proposed revisions and the interaction of these revisions with the remaining, previously approved project elements and analyses has been evaluated based on the above Findings. In general, staff concludes that the proposed revisions result in a project which continues to satisfy both Planned Residential Development and Board of Architectural Review decision criteria. However, there are a number of readily resolvable inconsistencies with PRD and Board criteria which should be addressed prior to City Council review. These issues are reviewed below. 1. Planned Residential Development Issues a. The north building setback of 28.25 ft. should be increased to the normally required 30 ft. or the City Council should permit the 1.75 ft. reduction by finding it to be comparable with the 10 ft. setback provided by the LaVista Apartments. b. The 6 ft. high fence should be moved southward a minimum of 10 ft. from the north property line. Staff Report to the L95 -0053 & L95 -0054: Sunshine Ridge Planning Commission/BAR Page 9 c. Project areas should be revised to decrease impervious surface areas to a maximum of 50 %. d. Recreation area requirements should be satisfied by a redesign of the recreation deck and the on -site trail system. The recreation deck landscaping should be revised to create significantly more accessible areas. Credited recreation spaces should not include more than a minor and insignificant amount of single purpose planter areas, although planters may be located within and around such areas. The recreation deck should be the primary focus for satisfying this requirement as it is accessible and provides an excellent opportunity for a variety of active and passive uses. Total recreation area on the deck should be guided by the previously approved deck area allocation of space ( ont ) The on -site trail system should not be relied upon for a substantial amount of recreation space given its one - dimensional function. Use of the trail and the associated City -wide trail improvement has been agreed to by the applicant in an earlier project review, but be reconfirmed at this time. e. Project screening requirements should be satisfied by revising the landscape plan in a manner which revalidates the existing screening analyses. This could be done by re- incorporating: a row of trees along the western perimeter, at least one tree in the entry median strip, and at least two additional trees along the south perimeter, as presented in the previously approved landscape plan (c; f. The entry landscape island should include at least one street tree per 18.46.060(f)(2). 2. Board of Architectural Review design criteria (2), (3) and (4) a. The revised Building B mass and south elevation is consistent with Building: Design criteria. b. Introducing eave modulation at Building B, level 5 and increasing the prominence of all score lines with a minimum 1 inch square indentation, would introduce a level of design interest which would help to satisfy the Building design criteria. c. The perimeter fence along the north and west has an appropriate residential design. Materials should complement this design and result in a high quality product. d. The western perimeter should have a row of trees to provide visual relief and transition between projects, and provide a "boulevard" effect in enclosing the driveway. At least two additional trees should be planted along the south perimeter. re W U' 0 o; N 0; N W= J • W o- g =v 1-W, z �..; 1- o z�:. W Ws 0 0, o �; 0 WUJ. I 0 o. Z: WN z Staff Report to the Planning Commission/BAR RECOMMENDATIONS L95 -06.,3 & L95 -0054: Sunshine Ridge Page 10 The Planning Division supports a Planning Commission recommendation of approval to the City Council, subject to the following conditions, which shall be satisfied prior to presentation to the City Council: 1. Revise project areas to decrease impervious surface areas to a maximum of 50 %. ci 2. Recommend City Council approval of a 1.7,5 ft. setback reduction from 30 ft. to 28.25 ft. along the north property line. cr, 3. Design the recreation a as tie primary focus for satisfying this requirement, as it is accessible and provides an excellent opportunity for a variety of active and passive uses. The previously approved recreation deck space allocation 44400. n:x) should guide the general proportion of use areas. /-- •.. t 0)-2-0°4 %2)-� op Aga T ) 4 ,, .-. , 167: Recreation deck design revisions should emphasize creating significantly more accessible areas with a relocation or modification of planted berms. Areas credited toward satisfying recreation space shall not include more than a minor and insignificant amount of single purpose planter areas. 4. The on- site.trail system may be relied upon to satisfy the remaining recreation space requirement once recreation deck potential is optimized. The applicant must be given the option to concur with this option or propose other on -site recreation areas. 5. Revise the landscape plan to clearly satisfy PRD screening requirements by such actions as re- incorporating: a row of trees along the western perimeter, at least one tree in the entry median strip, and at.least two additional trees along the south perimeter, as presented in the previously approved landscape plan (:io:). 6. The entry landscape island shall be augmented by a street tree in order to satisfy the 1 requirement for a "treed" landscape island. 7. Board of Architectural Review a. Introduce eave modulation at Building B, level 5 and increase the prominence of all score- lines_witlra-minitium 1-inch- squaxein- dentafan 4 4 aterials for the perimeter fence along the north and west shall be wood or its visual equivalent, to complement the residential design drs all r ult in a high qua product. # # � �/ c. Along the western perimet , r, install a row of mid- sized, moderate to fast growing trees'`u' and at least two additional large stature trees along the south perimeter. .3C7 49L'/;2, r Calk t .2.eeij -`` 4 c.� c .. ►e ..,. s (2,3 z z re w. 6v o o° U) o CO n LL w0 ga = v' � w z 0. Z uj w U0. ON Lu tl•Z 0N. 01- z KUSSMAN ASSOCIATES Architects, Planners & Consultants October.25, 1995 Mr. Steve Lancaster, Director Department of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila WA 98188 Sunshine Ridge Condominiums Macadam Road, Tukwila Dear Mr. Lancaster: Please find attached revised drawings and our response to the staff report prepared by. Mr. Vernon Umetsu for the Planning Commission and Board of Architectural Review dated October 19, 1995. RECEIVED. OCT 2 5 1995 COMMUNITY DEVELOPMENT We have recalculated the rear setback dimension and find that we had made an error in drafting. The rear setback dimension should have been 29' -3" which is the same dimension as submitted for the first design that was approved by both the Planning Commission and City Council. We have revised the attached drawing sheet A-1 to reflect this change. We have also revised the west side setback dimension to be 30' -1 which is also the same dimension as submitted and approved in the first design. The net result of the above revisions is that the now submitted revised design is located on the site in the same location as the existing approved design and drawings: We have revised the recreation deck design and recalculated the amount of impervious surface. The net result is that the redesign now has 23,337.50 s.f.of impervious surface which is 49.95% of the gross site. Included in the revision to the impervious surface are the: a) Curved terrace at the west entry b) Walkways and seating nooks on the recreation deck P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 c) The changing of the east walkway from concrete to crushed rock which is considered to be a pervious surface For confirmation of the above information please see revised drawing A -20. We have revised the recreation space layouts and recalculated the proposed areas. Please see drawing A -21 for calculations. Included in the revisions and recalculations are the following changes: a) The areas of 288 s.f. and 640 s.f have been omitted from the active recreation spaces. b) The ground level areas outside the units and patio's in the "A" building have been omitted from the active recreation space calculations even though this space still exists and will be used by the residents of the development for such things as lawn darts, badminton, bar- b -que, and other activities. c) The active recreation grass spaces on the recreation deck have been increased in size and reductions in the calculations have been made for . the landscaped tree and shrub areas. d) The owner of the subject development does still agree to improve the proposed trail south of the site's property line from the driveway /sidewalk near the southwest property corner to the east property line of the subject site. The improvements include a six foot wide graded walkway trail surfaced with crushed rock. The slope of the improved trail will not be changed from what exists today. By agreeing to improve the above we have included those areas of private on -site trail and associated landscaping which occur on -site in the proposed recalculations of recreation space: The net result of the revisions and recalculations show a recreation area of 15,045 s.f which is 2,645 s.f. more than is required. We have redesigned the children's play area to include more open lawn areas. Please see landscape plan sheet L -1 for confirmation. We have recalculated the area omitting those areas of trees and shrubs which are not accessible to the children for active play. The net result of the recalculation shows an area of 3,133 s.f which is 33 s.f. more than is required. Please see sheet A -21. P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 z _� w 6 _1 C.) 00 N wi J I- N w0 Q. • = d. z1.- zO w �. oI uu =U z ui U= o~ z The landscape plan sheet L -1 has been redesigned to include the following: a) Adding a row of nine European Hornbeam trees along the west side of the driveway near the west property line. b) Adding one Scarlet Oak tree in the five foot wide landscaped median in the driveway entry. c) Adding two and relocating one Scarlet Oak between the "A" building and the south property line. d) Adding one Pin Oak between the "A" building and the south property line. The above revisions to the landscape plan will satisfy the P.R.D. screening requirements. z w cc Jo 00 w0: W= J LL w 0. The adding of the Scarlet Oak in the median strip was to correct an error in the � landscape plan as submitted on October 5, 1995. = a. w z� The six foot high fence proposed along the east and north property line is a metal i- o fence with 1/2" square pickets at 6" apart. Thus, with the fence being very open, tit j. the need to relocate the fence 10 feet from the property line and inside of the perimeter landscaping is not required to mitigate the impacts on the surrounding oo properties. w zw '- o' The north elevation of building "B" has been revised to show the roof eave z modulation at the roof of level 5. Please see sheet A -9. (I) The staff report included a requirement to make the "score lines" a minimum of 1" oz square. The staff misunderstood that the vertical lines as shown on the north elevation are not score lines but are 4" projections from the basic wall line. What is shown on the outboard ends of the stair walls and the central elevator wall are in fact 4" projections which are 18" wide. We have noted this information on the revised North Elevation, sheet A -9. Thus, with the above information, we now address each of the Recommendations as contained in the Staff Report. Impervious Surface is 49.95% Rear Setback is now 29' -3" West Setback is now 30'4" P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 Recreation Deck has been redesigned to make more areas accessible and provide a variety of recreation opportunities. The on -site trail system has been relied upon to satisfy 2,200 s.f. of the 12,400 s.f. of recreation space. The landscape plan has been revised to satisfy the F.R.D. screening requirements by incorporating a row of trees along the western perimeter, one tree in the entry median strip and adding three (3) trees along the south perimeter. One (1) tree has been added back to the landscaped island at the driveway entry. z ~w re UO co w J = H co u. Board of Architectural Review: ju 0 a) Eave line modulation, building "B" north elevation at the roof of the u fifth level. wv b) Perimeter fence along the north, east and northwest property lines are Z ILI proposed to be "open metal fence ". o z c) Row of fast growing trees have been added along the western perimeter w jjj . landscaping, three (3) large stature trees have been added along the D o south perimeter. o - uj F-- Thus, with the above revisions and owner's agreements, we are in compliance with all comments and recommendations contained in the Staff Report, dated October. 19, 1995 ` z. for file numbers L95 -0053 and L95 -0054. _ F- For your use and the use of the Planning Commission/B.A.R. we submit the following: z Eight (8) sets of revised drawings, sheets number Al, A9, A20, A21 and L1. One :(1) set of the above drawings reduced to 11" x 17" format. One (1) set of the above drawings reduced to 8-1/2" x 11" format. Eight (8) copies of the full color rendering reduced to 8 -1/2" x 11" format. Sincerely, P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 S. M 14 a' s .:it.l1 'tut FF. nas.N' tut \rr Is1.sU 1181 IF 140,W 1101 n.\ sys' \.. •14o4 'F 181.11' II Set FF \I8s.s1' 11e8 pp 118.8. .•11144 FF 1171x' 1486 rr. iota Sees I. ma,' star. . W. 14I. N' 11.8 \II. 1St...' \ 4.81' e1' ,s' W. 4.o.' w 0 sell Maw .i,,^„� ,± i' u. ir/ �:> i,; 3, YhS�; S- �>' t6iCi4c; �`• ri! ��6t' urNi�ti :k�ivi.•'; ".�iki *�9p.,..alst iC%ikY 41rN9C'k)Si+iiYd S�itf \ \ \71441" PP. 4410.10 1M/ \FY 1111.$V 1U/ IF . 111.11' HIS n' 1117.101.: . 14 se FF. 1an11e 1511 f7. HOLM' 1104\ . M. 141.11' 1119 \ff. Itt. •' o W V " 2w W c LEGAL DESCRIPTION 114AT PORTI0N OF TRACTS 22 MD 2e. 1ROO1TVAtE DA1DEN TRACTS. ACCORDING 10 1148 PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 47. M WING COUNTY, WAS1MOTON..E]OIIIED AS FOLLOgS: SCONNMO AT A PONT ON DC NORTH UNE Or SAD TRACT 2e, M ICT TS 220,FEET EAST OF Inc NO1111MEET CORNER OF SAD TRACT 23; THENCE EAST. ALONG SAD NOM UNE 4 FEET 10 A POINT INCH IS 224 FEET EAST OF THE MTERSEC11014 OF THE SOUTH 111E OF SAD TRACT 22 MITT THE EASTERLY MARGIN OF TIE COUNTY ROAD; 11ENLE 11011(4. AT MIONT N40 75. 140.0 FEET MORE OR MSS TO UNE '0 0► A 101RDARY UNE AOMEEMDIT RECORDED JANUARY 5. 1172. UNDER A10110F'S FRE NO. 7201050122, THENCE SOUTH OSy3'07' EAST ALONG SAID UNE 'D'. 223.01 FEET MORE on LESS TO UNE •C' OF SAID ATMEDIENT; TIO10E S0U114 070'41' EAST ALONG SAID UNE 'c' 1O NORTHERLY RIGHT-Of-WAY MARTIN C STATE NOIIFAY N0. 1, AS CONVEYED 1D 1148 STATE OF WASHINGTON BY DEED RECORDED CINDER AUDITOR'S FINE NO. •541 0000. RECORDS OF SAD COUNTY; THENCE WESTERLY ALOIC SAD RICHT- OF -RAY MARGIN TO A POINT SOUTH OF THE POINT OF 1ECINNINO, THENCE NORM TO THE POINT OF 1EOIRMI0. TAr 'PATWGLL Tti 1(872o- 0222 y ces h c V ot d z:. r:, I wine 1 . Anew I -r- \ \ I Aim. FR Ntr ••A •I .. .r►. yaw A III YE IILIN \ Rte STAfr7i1 'O8T OLT. 24,1440 Due 5EYf. 2L , 1975 51TE.RA.J 5CA�E 1 O I ■ \ •= 00 �■ so CAC/ O. IS Set' 111474' • iiit, _�∎ ��` ����z -- �\ \ '7r W ID. . .VO: • W= • u_ 0 g Y2 a F-W. Z� 2 1-; uj :o •oi— • • W W. • I �: lL Z: O • • II(II�ITUrfl� �I1 11 �r11 111111111 ROOF tio.3e - 1- ---,L I51.l6' ■a I 11111111111111 11fuiui�I; 1• V!! FL. 141.88' e 1 GRAPE (11R41.10 154 • I 11111111111111 111110 i 1 a. 138.16 a 'woos 121.11' • ?D RKJNi 111.64 REViSEM NolVi4 ELEVAT1oI( $V III us m 111111111111111111110111111111111111111111 111T1111111111 11 1111 'hawser NI NE 111111 111111111111 MI NS 111111 1111111111111 11 11111 UiL A. 125.ad ?*m$ IltI 0111 11111 . . 111 SLVILD 1•01014 ELE.VikTloki Mil.lit.014C. "13" WOW' tka4i: 5.1; 201' ?L.. 141. 5 '•• '0 141 er IV R. TA1113+16 11% 5ce tv a5-0052/ _ • • • - - • • • • • - • • •- C; • kAk;3:411.•-itrilav,•+..*.me,k;:t..+Ar z z Oct S i1115 PL STAFF *L�1 Oct . 34,i••10 Dote 50pr. V.,ll5 "13° Job No. q 404 Sheet of A 9 tom, IS. et' W. 1.se. NMEE!E5EP a ea* $4. te a eta.al. 0,11■■■•■••■ •••■%! r Jr/ ••■■■■■••■••••.' , ••••••••.' •••••••■ - %•■•••••4 • • 1,4••■•%•; MOW/ • • A/Ian • • Ur.41•411.: ••••• • 0•41,•••;.• ••••••■• ••••••••. •.• 11•:•••■• .• 4-.411r• .• Pie•••■ •••••••; . • ••■■ 41INP • • 1••••••••• 4•41•1 • !CAW • • 110•••••• lE/41,21.. %AWAY .• r••••%•.• AVAI■1? • ayss sca- • . • - - - . . iki4k,;;,14 ' "Cp.4440;fiyA•ifA;41,1.41.(t ••• .11 ••• • 3,111o.0o wf. 1,310.00 cf. •.111.00 wl. 4207.00 wf. 12300 wl. birek'i .'k' * a • 64 4, a'efWi k `a' igi.; tc,, "'` } y ire- +' > *Wabv..; Watt 6.1,SSl'^ar " Wit i!*.itwaU ' Z ,: rt l U Q; 0, • U WW Q. Z�. .1U O N; 01- W w. • Z: O 1110111 -! !!11111 +'�+ \W01` PR `M. 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SUS•TDTAL 10, 200.o S.F 5 04 Sin TRAIL Awe A5SOGIATL9 LA•9.4A1W0 • 4 045.0 5.f. 15,045.0 S.F. Melt! 74E4 litE.OWIXIM 2,u46.o 5.F5.F. "Rao 'D CMu:ma..l .A'f A7<LA 12. 400.0 5.f ■ 25% • 8,100.0 S.V. YROvivvo t LAI.T 'DECK ARCH • 3, 1s3.•s.F. MORE -THE I4 - 1k Leo unites 83.01.5 7 \ ':• .+ � \ \ \ \\ N..\ •` \4, \ \ \ \ �T!w-�,. \ \ s \\ \ \ \ . \ � \ \ \ \\ 5 ?Fp ft. • �. ;• - \ \ \ _ Jr • ` J� J4 Jed ` J \ -� \ . - \ • . \ \ r � . rztu , t4S ;dv,„!4: s`vc ikle:C k1,04ori.,a- wii , MEW: 26 H'15 f:tL•Wr1•M Aw.e 5.19 CALCULAT.04• Job No. 94o6 tiigAitlimV3A"2Y `",,' •.I�.S€5 �' `.i . , �:a�t$f!�J IiSlikei'3.JJ.''t fi'�`i 'F-.: z w V0, N 0: v)W W to u, ui u- j. r W Z Z �. UJ Liu 'v °i. o N I-. W W', u• O: wz C.) =` O I' z 3 113 S. es. 14' 28- a 216.87 • tu.. te., 1 1'7,4 • t.4,144 Wye, • • • 1 cc'', .5 1 io' o • VIC& FF, .1h5.1e 8101 ‘ . 65 rr 220! PF 108, 197.4.'• e4o4 'Pp 166,16' 8104 CF ;56,111' 204 FF ■46.56' 104 TF v.;• . Isl. ,41.8!' s102 1. .r.o.sc; s O2.. U. ifid• 8202 FF. 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OMON AP00 AAUP SAIL If 10000A300007 or t• 30101117 10001 A0R14 710000 0010010. 910,6 .0000*..' Alt lordwareerero to IR 0ao.tloll7 Ir013aM per • MOO 1I -1. Previa. 100101 11.30 o!d .0!.1.00........ . MC 1R/00t1Y1 OOP 0030• were erpr01.1 Dr t0. 10110•••• .re" Itret. *302. t. *0,/ f ' 11:1. F1. 112.09 sr. 122.12' SR 111.01 L•RDICAPI AMCIIITMCTOM■ 1•01tCT DIE.....PRT 7710 H1 SSIA 31. • 10.111., WA 70105 11061 017.7100 OST. :d, 14.- Date °T. ze LA49eUPt TLA4 ��yvpgy, 9? F .VT 1 Yti?y#iAG�€u t 4'. -..: :>r # ad ' -MIA* , 7 Jab No. 143:7 Sheet Of 119(6314.1 • Th A P P 11. D AV I T KNotice of Public Hearing ONotice of Public Meeting OBoard of Adjustment Agenda Packet OBoard of Appeals Agenda • Packet Planning Commission Agenda Packet •0Short •Subdivision Agenda Packet Notice Of Application for Shoreline Management Permit 0Shoreline Management Permit PA*517. was mild to •• Name of Project File Number4 O1 DISTRIBUTION hereby declare that: ODetermination of Non- significance 0Mitigated Determination of Nonsignificance ODeterminatioh of Significance' and Scoping Notice ONotice of Action ['Official Notic• Other DOther ••■■■■• each of the following addresses on j 4- Es F-bg- Pin.19-(cA4--rtoNt Signature • •• 10-13 c2S--- ••• i• 00, u. I- la z z ;W w; w '2 D! UJ fp, 0 PUBLIC NOTICE City of Tukwila Notice is hereby given that the City of Tukwila Planning Commission will be holding a work session at 6 :00 p.m., and the Planning Commission /Board of Architectural Review will be holding a public hearing at 8:00 p.m. on October 26, 1995, in the City Hall Council Chambers, located at 6200 Southcenter Blvd. to discuss the following: PLANNING COMMISSION WORK SESSION - 6:00 P.M. The Commission will be discussing the Council's Draft Development Regulations. PLANNING COMMISSION PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: L95 -0043: Riverton McDonalds Robert Comiskey Increase the area of a wall sign from 38.6 sq. ft. to 50.4 sq. ft. per TMC 19.32. 15210 Pacific Hy. S., Tukwila. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING L94 -0074: Showalter Middle School South Central School District No. 406 Final approval of a freestanding sign as part of a remodel. 4628 S. 144 Street, Tukwila. L94 -0071: Cascade View Elementary School South Central School District No. 406 Final approval of a freestanding sign as part of a remodel. 1360132 Ave. S., Tukwila. L95 -0053: Sunshine Ridge Condominiums - Design Review L95 -0054: Sunshine Ridge Condominiums - Planned Residential Development Lyle Kussman Approval of a 31 -unit condominium in a 2 -story and a 5 -6 story structure, on 1.07 acres. The project requires approval by the Board of Architectural Review and a recommendation by the Planning Commission on the PRD. 15200 Macadam Rd. S., Tukwila Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Distribution: Seattle Times October 13, 1995 Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. • CC w. 00: 00i w O; u. a- C D. z�... O', w.w O N' aI-; w W, O, w O z_ • 1, (44) AFFIAVIT Notice of ONotice of 0 Board of Packet 0Hoard of Packet O lanning Packet 0Short Subdivision Agenda Packet LjNotice bf Application for Shoreline Management Permit 0Shoreiine Management Permit Public Hearing Public Meeting Adjustment Agenda Appeals Agenda Commission Agenda r. OF DISTRIBUTION hereby declare that: ODetermination of Non- significance 0Mitigate. Determination of Nonsignificance ODeterminatien of Significance and Scoping Notice ■••••■,, Notice of Action [10f ficial Notice. [1] Other o Other was mailed to each of the following addresses on Name of Project 1'4 T-doik, File Number LAS-- • • Signature °''1%I01k‘41111) • •- A /9. 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WA.: ,. • S-0179 .98188 • J • • • r PUBLIC NOTICE City of Tukwila Notice is hereby given that the City of Tukwila Planning Commission will be holding a work session at 6:00 p.m., and the Planning Commission /Board of Architectural Review will be holding a public hearing at 8:00 p.m. on October 26, 1995, in the City Hall Council Chambers, located at 6200 Southcenter Blvd. to discuss the following: PLANNING COMMISSION WORK SESSION - 6:00 P.M. The Commission will be discussing the Council's Draft Development Regulations. PLANNING COMMISSION PUBLIC HEARING - 8:00 P.M. CASE NUMBER: L95 -0043: Riverton McDonalds APPLICANT: Robert Comiskey REQUEST: Increase the area of a wall sign from 38.6 sq. ft. to 50.4 sq. ft. per TMC 19.32. LOCATION: 15210 Pacific Hy. S., Tukwila. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: L94 -0074: Showalter Middle School APPLICANT: South Central School District No. 406 REQUEST: Final approval of a freestanding sign as part of a remodel. LOCATION: 4628 S. 144 Street, Tukwila. CASE NUMBER: L94 -0071: Cascade View Elementary School APPLICANT: South Central School District No. 406 REQUEST: Final approval of a freestanding sign as part of a remodel. LOCATION: 1360132 Ave. S., Tukwila. CASE NUMBER: L95 -0053: Sunshine Ridge Condominiums - Design Review L95 -0054: Sunshine Ridge Condominiums - Planned Residential Development APPLICANT: Lyle Kussman REQUEST: Approval of a 31 -unit condominium in a 2 -story and a 5 -6 story structure, on 1.07 acres. The project requires approval by the Board of Architectural Review and a recommendation by the Planning Commission on the PRD. LOCATION: 15200 Macadam Rd. S., Tukwila Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times October 13, 1995 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. .,.....uiis acss`S z Ce 6U: J U: U O; WI CO a. "W D; ga W. z. Z O'. DO W O' l..Z. N.. O 1- ; KUSSMAN ASSOCIATES Architects, Planners & Consultants October 5, 1995 Mr. Steve Lancaster, Director Department of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila WA 98188 Sunshine Ridge Condominiums A 31 -Unit Development Redesign of Building B Macadam. Road, Tukwila Dear Mr. Lancaster: Per our letter dated September 26, 1995, we have submitted to the Planning section the applications for Design Review of Building B, Planned Residential Development and a check in the amount of $1,809.75. The above documents and check were submitted on September 29, 1995 after a meeting with Mr. Vernon Umetsu, the purpose of which was to address some of Mr. Umetsu's proposed changes to the redesign drawings which were submitted on September 26, 1995. The following items of concern were discussed: The distance between the west property line and the three foot projection of the west elevation of Building B. The original design as approved had a one foot six inch projection which was 28' 7 -3/8" from the west property line. The proposed redesign has a three foot projection which was located 27'-1" from the west property line. Mr. Umetsu has required that Building B be moved three feet to the east. To do this would require the redrawing of sheets Al, A2, A3, A4, A5, A20, A21 and L1. By the fact that Building B is vest under the Code in affect at the time and Section 18.46.060(a)(3) of PRD- Planned Residential Development states in part "yard requirements as described in chapter 18.50 shall be waived within the P.R.D." we have not redrawn the above sheets of drawings. RECEIVE. our 0 5 1995 OomiviuNF P( DEVELOPMENT • P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 z F...w. JU 00 N0. w= J I- N U.' w0 ga _° _ z1.„ 1- zI- w n p' ' 0 N I-, 0 LI Z ui z What we have done is change the dimensions as submitted on sheet Al from 27'- 1" to 30' -1" and labeled the changed dimensions N.T.S. (not to scale). We would request that you, or the planning committee, re- approve the location of Building B as submitted and approved in their previous hearing. It should be noted that the main bulk of Building B as first submitted in 1994, and again on September 26, 1995, has always been 30' -1" from the west property line. Mr. Umetsu has required that the roof overhang of the three foot building projection, as discussed in item #1 above, be increased from six inches to 18 inches. We have modified drawing sheets A8, A9 and A10 to reflect this required 12 inch change to roof overhang. Mr. Umetsu was also requiring modification to roof overhang on the north elevation of Building B. However, Mr. Mark Goldberg, owner, who was also in attendance at the meeting held September 29, 1995, objected to this requirement and the associated cost increase of this requirement. Mr. Umetsu then stated he would review this matter with yourself and Mr. Jack Pace and let us know what, if anything, we would be required to do. As of this date we have not been informed of any required modifications to the north elevation of Building B. Mr. Umetsu required that we prepare a "roof plan" of Building B so that all parties involved in the approval of the redesigned Building B could understand the roof lines as drawn on sheets A8, A9 and A10. We have prepared new drawing sheets numbered A6 and A7 which accurately reflect the roofs at level four, level five and the roof over level five. This later plan, labeled Building B Roof Plan, does show all roof configurations at the various levels of the structure. The four items above were the only items discussed at the meeting on September 29, 1995. Therefore, please find attached the following documents being submitted this date: A) Eight (8) full size sets of drawings which include sheets Al, A2, A3, A4, A5, A6, A7, A8, A9, A10, A20, A21 and L1. One (1) set of the above drawings reduced to 11" x 17" format. ` ED 0 5 1995 COMMUNiT'bi'. t:::EVELOPMENT P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 r it ..; t;u => ,: :.,x, ,.,:;;,<: • ;:..:. •:......•... _ .. z w r¢¢t JU 000 N wW J H w0 ga N� =a �w z= zo 0- 0 H ww 1-0 wz iw L.)_ z One (1) set of the above drawings reduced to 8 -1/2" x 11" format. D) Colored rendering, south elevation of Building B, mounted on foamboard, which has added the 12" additional roof overhang on both the east end and the west end. We have had prepared a full color rendering of the redesigned Building B. The rendering has been photographed and semi -gloss photos are being developed this date and will be available to us late Friday, October 6, 1995. When the photos are in our possession we will provide the City of Tukwila with one copy. yle N. Kussman LNK/ksk Attachments Mark Goldberg, Owner Vernon Umetsu,`Planner, City of Tukwila P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 E E r / ED NT 0 5 1995 COMMUNITY DEVELOPMENT :.f z it JU 0 00 CO W= , J w • 0 • a. D. a. w Z �. • 1- 0' • zE-; uj U0 •0 0 H. ww w z, 0 V. F. 0 I--' 0 z Cell. 441. • MCI 1111= • \*1442 ,,. IAA1: HU 47. 111.. S,.r. M 111.40,' bits \l11.u• dos" LEGAL DESCRIPTION *44A1 N1001 Or TRACTS 11 A410 )k M0*74*L 2AR10 0ACIS. •00010 40 40 *4R 1111 IRCOCAD 44 11aw1 10 0' n }42, ,A1R 11, IN 4044 COMTT, 0.40010. 01SO4.40 AS !OWNS: 0•04440 Al A PONT 00 M KRIM 114C 01 SAO TRACI 1k 441011 220,41[4 1134 Or MR 00IMMC11 C04* O SAO 1RACI 1k 11RM1 CAST. 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Boo 1705, Bothell, WA 96041.1705 1206) 661.7200 • Fax 665.1502 : W 2: .0 0: cv W _1 W IL Q.. co D I— =i ZF. ZZI—. ILI la i a U G ;O y: W W:. ,IL~O til z. El. ; O h Z z_fc•oescii ,,,,,. ...==, r i 4 ' oreietaie. SUNSHINE RIDGE. ,- :.‘'S'r .4 ; a A. .s..,...„.„ga KUSSM.AI•1 ASSOCIATF-S Architects, Planners & Consultants II ilir ?O. Boa 170S, Bothell, WA 96041.170S (206) 661.7200 • Fac 611.4.1302 .. A 31 —Unit Condominium RSA Associates Macadam Rood, Tukwila, Washington ...1.1atfrAltartaZ.41.41.:ItssaM:.).; v.+1..gs,4,41,11.4eSsrd 7. • • Ek ' ; • 9; i.• . , 2 D c IP i. • ■ g c ‘; 7. . Rev Won. SUNSHINE RIDGE'. - .. -.. ' ? ,......zeJ,■kA . KUSSMAN ASSOCIATES ,.:..„,,,..„ Architects, Planners & Consultants W P.O. Boo 1705, Ilothell, WA 96041.1705 (206) 061.7200 • hoc 685.1302 A 31—Unit Condominium I or RSA Associates 1.10codam Rood: Tukwila, Woshinglon • ' `cr.:44: aiD..tiaztD,42.404 a %' o t-� 1_ "; '.'." �, > ; "��" ...SUNSHINE RIDGE. - /!`... K SSMAiv ASSOCIATES - -' "" Architects, Planners & Consultants P.O. Boa 1703, Bothell, WA 66041.1703 (206) 661.7200 • Fax 663.1302 2 ,; A 31 —Unit Condominium lot RSA ASSOCIdt @S Macadam Road. Tukwila, Washington C I' Y:- .JSerR, i r. thi ini. SWU.:. aia� .�:•:w�.�tryw1:...1..ri4::xen Z OCW: 6 J U 0: 0 W = 11-1 W .0.: g J: u. ?. i- 0! z i- '0 H W W; ti Os ; U 2! :z 5. et• Ito,• J. •1* ICC. I* 1 I I 1 1 1 I I I I I I I P I I 5 1 . 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Mp • O N. w w' H V 1!JZ. 0 Z t01:11.14 7..4 • (*WIWI 190L) SOL I • 1 00116 VM IN4).11 IOC I "g 04 vriminsuoD SILVIDOSSV NIVWSSIIN 11 Iv It! ltlid 1 it 11: tbyyd! (Itt.tittlf t II i i 11 all lillilli th 7ii IIIIII Hindi in iiitill 111111111111i bilii I I 1 ilii i II II I III ;DI i il gy.l...•1 sa}apossv vsel JO/ Luniu!Luopuop Hun- Lc MOGIN HNIHSI\IfIS 1.1 a.4.1V111 M 4 -,c- ZLtirMINIMW-tallant_kMar=MMIIIIIL IM1111111.1111PHMOIrs "tome acme VV. ligq064if CIRIPAMWrIdit■ - 1. —0 7, M4M 4411 Xif Ct yiL MI a.717: 1 I1 KUSSMAN ASSOCIATES Architects, Planners & Consultants September 26, 1995 Mr. Steve Lancaster, Director Dept. of Community. Development City of Tukwila 6300. Southcenter Blvd. Tukwila WA 98188 Sunshine Ridge Condominiums A 31 -Unit Development Redesign of Building "B" Macadam Road, Tukwila Dear Mr. Lancaster: Per our letter of request dated August 15, 1995 and your departments responses dated August 18, September 12, and September 18, 1995, please find attached the redesigned project. As you know we are now requesting an increase in the number of units from 28 to 31. We have finished the redesign of Building "B" per the various comments from your department and the unofficial approval of Mr. Vernon Umetsu on the elevation faxed to him on September 15, 1995. Per our agreement with Mr. Umetsu, we are submitting three (3) sets of redesign drawings which are comprised of the following sheets: A -1 Site Plan A -2 Building "A" (not redesigned) and Parking Garage #1 A =3 Building "A" (not redesigned) and Parking Garage #2 A-4 Building "B" level one and Recreation Rooms and Deck A -5 Building "B" level two and three A -8 Building "B" south elevation A -9 Building "B" north elevation A -10 Building "B" east and west elevation and showing Building "A" A -20 Site Plan showing Coverage Areas and Calculations A -21 Site Plan showing Recreation Areas and Calculations P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 z 1._• w JU U 0 N W= w J co =w F- _. Z1 E- o. Z UJ D • o o -. w uj . ui z w N' 0 z The above drawings are due to be filed with your department no later than noon this date and shall include a colored south elevation of Building "B" per the letter dated September 18, 1995. The colored south elevation of Building "B" is included with this submitted information. We are preparing a color rendering at this time and it will be available October 16, 1995, in time for the B.A.R. hearing now scheduled for October 26, 1995. By previous agreement with Mr. Umetsu, he will review the attached drawings and information by September 28, 1995 and, if needed, we will attend a meeting at your offices on September 29, 1995 to discuss any items not understood by your staff. We will file the required applications for: Design Review of the redesigned Building . "B" Planned Residential Development for the 31 -Unit Condominium project Sheet L -1 Landscape Plan (which is being completed now) on September 29, 1995 and pay any fees which may be due after your review of the circumstances surrounding this project Per the letter dated September: 18, 1995 from Mr. Umetsu, our redesign as submitted this date, the applications submitted September 29, and any last minute modifications which may occur on September 29, will be used by your staff in preparing a staff report for the B.A.R../Planning Commission. This report is to be prepared starting October 3, 1995 and available to us by October 18, 1995. We thank you and your staff for all of you valuable help and input into this very time consuming project. Sincerely,. P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 z _~ w' re 6 JU 00 w= J H N W O. u_ ?: d �w z= z0 o. U . O _; c H ww u. z uii U N. O z CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNED RESIDEI VIAL DEVELOPMENT APPLICATION CHECKLIST 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 The following materials must be submitted with your application. This checklist is to assist you in submitting a complete application. Please do not turn in . your application until all items which apply to your proposal are attached to your application. If you have any questions, contact the Department of Community Development at 431 -3680. TURN:THIS CHECKLIST WITH YOUR APPLICATI GENERAL Application Form U PRD Fee - $800.00, plus $100.00 /acre Environmental Checklist NOT REQUIRED , MDNS ISSUED 11 /30/94 x Environmental Checklist Fee — $325.00 N . A . PLANS THREE,. EQUIRED BY FETTER DATED S P,,TEMBE,R .12, 1995 Seven v) copies o the set ot plans are require The scale shall not exceed 1 " =30', with the north arrow, graphic, scale and date all identified on the plans. Also, the license stamps of the architect and landscape architect shall be on each appropriate plan. X X x x x x N.A. The following information should be contained within the plan: A. Vicinity map showing location of site and surrounding prominent landmarks. B. Property dimensions and names of adjacent roads. C. Lot size and impervious (paved and building areas) surface calculations. D. Existing and finished grades at 2' contours with the precise slope of any area in excess of 15 %. E. Location and dimensions of existing and proposed structure(s), accessory structures with appropriate setbacks, parking and loading area dimensions, and driveways. RECEIVED 2 F. Existing (6" in diameter) trees by species and an indication of which will l 0 1995 saved. Proposed landscaping: size, species, location and spacing. � " COMMi..�fi�lil Y DEVELOPMENT 00: moo. W W; WO u_ 5.! I- W. X 0, 10 =II W w: 0: w z. U■- 00 F" s PRD APPLICATION CHEC ~'1ST Page 2 N.A. n G. Location and size of proposed utility lines and a description of by whom and how water and sewer is available. N.A. n H. Location, dimensions and nature of any proposed easements or dedications. N.A. N.A. x x x x For commercial and industrial uses, gross floor area by use and parking . calculations. w' r6° J. For multiple residential, location, dimensions and description of common ca 0 open space and recreation areas. u) 0 ' cow K. Dimensioned elevations of building drawn at 1/8" = 1' or a comparable scale. co w: w 0; Elevations should show the type of exterior materials. 2 L. Location and elevations of exterior lighting for buildings and parking areas. N D =v !— w. M. Location and elevations of dumpster screens. z' 1-- O z F-' N. Color and material sample board for exterior building and accessory structure w w` ac ° colors and material. • PREVIOUSLY SUBMITTED 7 °; Out;. ° ~O. Perspective drawings, photo a hs color renderings or other graphics which ww accurately represent your proposed project. 2` - P. P. If site is located in a Class 2, 3 or 4 Landslide Hazard Area, a photo montage tii z` showing the proposed landscaping of the site at completion of project and 3 0,. years after project completion. PREVIOUSLY SUBMITTED z Q. One (1) Photomaterial Transfer (PMT) of each drawing reduced to 8.5" by 11" (most printing companies can make PMT's). PUBLIC NOTICE nA mailing list with address labels for property owners and residents within 300 feet of your property. (See attached "Address Label Requirements ") A King County Assessor's Map which identifies the location of each property ownership and residence listed. The maps may be ordered from the King County Public Works Map Counter at 296 -6548. RECEIVED SEP 291905 COMCmUNH Y 9DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 >FOR.S.TAFF`USE >'ONL` 1. 'NAME OF THE PROPOSED DEVELOPMENT: Sunshine Ridge Condominiums 2. NUMBER OF DWELLING UNITS: 31 Units 3. ZONING OF SUBJECT SITE: RMH 4. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) 15200 Macadam Road South, Tax Lot 115720 -0222 Quarter: S.W . Section: 23 Township: 23 Range: 4 (This information may be found on your tax statement) 5. APPLICANT:* Name: Lyle N. Kussman, Architect Address: PO Box 1705, Bothell WA 98041 -1705 hone:,(,206) 861 -7200 Signature: �� �,t�, Date: September 26, 1995 * The ap 9 cant is tl' person whom the staff will contact regarding the application, and to wh i all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 6. PROPERTY Name: RSA OWNER Address: 4038 NE 58th, Seattle WA 98105 Phone: (206) 524 -4846 I /WE,[signature(s)] / ∎ / /, swear that I /we a - t e1% ner(s) o, contract purchaser(s) of the property involved in this application • nd that the going statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. ECEWED Date: September 26, 1995 -SEP 291995 COMMUN U' OEVELOPiuIENT PRD APPLICATION Page 2 7. IF REQUESTED, PLEASE EXPLAIN HOW THE REQUESTED DENSITY BONUS FOR THE SUBJECT PROPOSAL MEETS THE FOLLOWING CRITERIA. A. At least fifteen percent of the natural vegetation is retained (in cases where significant stands exist). RESPONSE: Not requesting density bonus. No significant vegetations stands exist. . Advantage is taken or enhancement is achieved of unusual or significant site features such as views, streams, or other natural characteristics. RESPONSE: Building has been sited to take advantage of the view off site. C. Separation of auto and pedestrian movement, especially in or near areas of recreation. RESPONSE: Complete separation of auto and pedestrian movements are designed into the revised design of building "B ". RECEIVED CEP n 9 1995 COMmum 1.Y DEVELOPMENT sec 8aW3 ,i'fAhtuLNedte t PRD APPLICATION Page 3 D. Development aspects of the PRD complement the land use policies of the Comprehensive Plan. RESPONSE: See previously submitted information and drawings. IN ADDITION, FOR MULTIPLE- FAMILY DENSITY BONUS REQUESTS: F. A variety of housing types are offered. RESPONSE: Density bonus not being requested. RECEIVED SEP 2 9 1995 COM,mum a•Y EVELOPMENT PRD APPLICATION Page 4 8. WILL THE PROJECT BE COMPLETED IN PHASES? ❑ Yes F x I No If yes, please describe proposed phases and time frames. If no, what is the proposed start date and finish date? As soon as possible. 9. • PLEASE DESCRIBE THE OWNERSHIP PA'iTERN FOR THE PROJECT. All units are proposed as condominiums. 10. PLEASE DESCRIBE THE DETAILS OR LIST ANY RESTRICTIVE COVENANTS PRO- POSED FOR THE PROJECT. (This must be incorporated into your proposal and may only be recorded after review and approval by the City Attorney and City Council.) None. 11. HOW WILL THE COMMON OPEN AREAS AND RECREATION AREAS BE MAIN- TAINED? By Homeowner's Association. 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I I 1 I I I I 1 I I 1 1 i 1 t 1 1 1 i_ t t • 1 t t 1 t t % ..,, t t 1 t t t \ Ncior: \ \ i4\ \7..k % ■ 1 .' \ A A 2 , 03 ' S1511.03. \ t I t \ 65 '06,15 c 1 \ I \ \ \ \ I \ \ \ \ \ 1 \ \ 1 \ \ \ \ . ‘ \ \ \ \ \ 'Nmtl2F4 1 \ ‘ \ 1 x ‘ \ 1 \15 i. 53' • 1 :Aaisc4ff4 14 1 1 1 1 1 1 1::::...ist.t., 1 1 1 1 1 1 1 1 t 4 _ \ .__ _/ 1 \ \ \ _. . ...J'1.. \ , \ \ , \ /' , \ ,, ___ 4 71 , V. : / , . \ \ 1• , 4,!,01415, • , •:.* .. • 'Y ''''''."'""""."......."".......'"....''""!"::...-..‘‘ ... ...., \...„, •. , •I .,`1'.114..'' • 1 1 • \ • • 30 .......v '....41..,... / i \ 132 -T--•‘'/7:1', SHEET NO. SIEET CONTENTS. Al SITE PLAN A1.2 PROJECT DESCRIPTION GEAE.AL ACTES A2 PARKING GARAGE 1 a 'BLDG. A LEVEL I A3 PARKING GARAGE 4 2 t BLDG. A LEVEL 2 A4 BLDG. A LEVEL 3 & BLDG. B LEVEL 1 'AS BLDG. B LEVEL 2 1 ROOF zi BLDG. A A6 BLDG. B.LEVEL 3 & BLDG. B LEVEL 4 A7 BLDG. 8 LEVEL 5 & part of h.:F PLAN A7.1 • BLDG: A ACCESSIBLE UNIT PLANS A7.2 BLDG. A.UNIT PLANS A7.3 BLDG. D UNIT PLANS . 1;:.NLC,DC.OR SCHEDULES A8 BLDG. A SOUTH ELEVATIJN A8.1 BLDG. 9 SOUTH ELEVATION A9 BLDG. B NORTH ELEVATIJN A10 BLDG. A 6 BLDG. 0 EAST ELEVATIOGS All BLDG. A NORTH ELEVATIGN SECTIC,NS Al2 BLDG. B SECTIONS A13 BLDG. 8 SECTIONS A14 BLDG. B STAIR 6 ELEVATGR SEC:I:NS A15 BLDG. A-SECTIONS A16 BA3G. A SECTIONS & TAG hLDR WALL A:LS A17 U.DG. B SECTIONS Al8 EXCAVATION PLAN A19 • EXCAVATION PROFILE SENS A20 COVERAGE CALCULATIONS A21 RECREATION PLAN CALCOLATIZ4.S STRUCTURAL si FOUNDATION PLAN 52 BLDG. A FLOOR & ROOF :RA:41NC PLANS S3 BLDG. 8 FLOOR & ROOF FA.LMING PLANS S4 STRUCTURAL NOTES, SHEAR WALL SCHEDULE & osTA11. 5 55 FOUNDATION secTloss POST TENSION SLAB PSI GENERAL NOTES PS2 P.T. DETAILS PS3 REINF. PLANS PS4 1 3ST TENSIONING PLANS •55 MILD REINF. PLANS PS6 R.INF. 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I NosimvuomMINIMIN ,.., . w smusaaNswm_s it -,,, Nee. ' VT.! 1046•M'Afi • bflig e•laMtel eAlAittf STPJP‘ 54. . . ... grallic •-•. ss afm..kostsorrsi" y AlesstYsocua7 dr6s iNualbetIFPNWP491111011Mmeetym new • JAVA* Ara • c.060•21.04st s / gocr- 124=-6 2 • 164-1.4•,!/ 10 PINit. a L At- fltirt --- S-1.1 V - t•r sr-Li CO P. POOP COPIPICATT PD. 4111 e'vr A,10••• ,1• • 41 51 6 . o; ;11111111111;1111:111111;iliiillirthig1;1111111111111111;1111761;1111116111111;1111111111113111111111fIllIIIIIIIIIIIIIIIIII Poe .uYnrO'New emovlps : - ! bur wree' ry 6WrEe I''R nitto. oft to 4,, DCA - • G.t• I.INot ry 07AJ'Lt lbR •r eyy snot; D'ODw.J Yr JACy! IVpi.YAtaentaD1Fee. WC4.ASSN Cot. rec. D�0we: tlOE V?: CIA. elAor. KrDOCR of rarer G HAUL 1 *R' . • -- r ei• was To •■O••/W — — tdoro M STAKE "OA Witte. — -- STAKee sioAG.D /1%aNLY AROI/No TtIJNR, A. r Oia ?bra$ Ir MvTpALL. J—. C 6T(Ar4D5 12 6.A. WIRE, / TWICT TO T16i'4TEN, / wH■Te •LAGe, 2 nit sae not. ex.*. OTAIEe . 9iP• LONG, CavEw TO Iteral AL. (bee Noeve rare,) 1 •r.,e-1 • ACC 1 I I Ihl I II •1 .1411PN 1911 11 , ", 1 LI !, - Fh1!li�, Large Tree Guying N.T.S. II+f ore ,.1136 rt..arirs Ore e Shrub Planting OR 611.ie (Evenbxfs• !•1 ORC,v,rpve) • rL.A••"M 4Ams L'ertrr!At. 640, ••J_G -, tvSP -T,- Ab 6 ic,Irieck — fr,N14_ bVNx 12c'Tb4•L(aar'1OVf eJAIA' OR cONtAINCA..) esACAriLL AS NtO'',Re. Weft* iM, (TY!) NOTE:45va a^'E 6ALL42N /c.aIgjp'VILAR. e."4.6eeirKeVlpe O' IN. eleGr ML. •Ct•EATM aWt! ^1L ore d 1 Lx2 polo& PIA tSTAlcI', - rmEeT ,4IN °AAA ISAPet .sectoke ry N OkrogA7'1ar'b rAPI: roIN1 . 5° O4' 6TAlse Irt6 NEW MINAttT 01440 GiRECTIcr I IT,S. r, '4 6 GHAR'f A w2• D.G. w-L e0 Crvi A b G 06 6.4..,r", W rARMNS Vy 01-ANY TTr!' .6coways S'•iWD4 ,a n G A. GI �,. ,.f"J r ..Aars rb re•AAT 1.•freNO. r•- =. .. ^a 6%atN6, (TY /) LLO.I1. Po A c 6 e air u.Alr, WALL Oat • r rLANTuri Dep. 4— J — ron,c.c• - GM./w6 4r111L —GJb Dot WALL `-- • -e ;AGD '.ANT Eno or ROM Pita ALor4G 61LxwAL.ta TO yvrN ur !tow ,(TYe) Shrub /Ground Cover Mass Planting; N.T.S.. e I 11111111111111110 'W•../011 I' la Ili ll t III IULI' I II IIN Mowisper m AS tottaiPIRO rINiSet SPACE OPINE "-TARE .e taetrAIAL 0JL., 0.44. .AP .i r TOO v., or.lcooreoku. DA4N• •ILL AE ela(ttWieo, y.tAlta IN. GOMrACMO MO,Jf4D Or itAboi1. !O 6drrpttl TFee Ntrt.i r.'GK"gILLINS. Evergreen Tree Planting N.T.S. y2' PA. lat_►cs .ter Pet Olt P ,.ASTIG ,i06tT 12 bA, wills - - -'— (61 2x2 COW, AIR 6TAnIES, eanOTAINE0 DAtX elLOWA (TY ►) 3'•Aclk ye'' -O s:.a.t!cAL. • cer .' As C•pG r.lD. tAGAI,LL. At _•lG.rrso, AlAwat fa. I �.. 6.!�s.A► o rr 'MA t/'ai f • IbIOTM c... CO•rrALTtC •40.00 Or TOrtCIs. 0.01satt,T rates wietIL! tarn .ur.i . ecAt.rY vote ..j earloM Or Ert Deciduous Tree Planting N.T.S. LANDSCAPE GENERAL NOTES: prnteetion or Site: Locale all existing and new underground utility Tines prior to any constriction . Save and protect existing Imes designated to remain. Repair any damaged curbing, sidewalks. fences, and all other construction elements of the site at no additional cost to thermal satisfaction. Soil Prenaraltan; Sndfy native soils ton" depth nod remove c from site all existing vegetation and rocks debris targar hum a 2" sire from planting areas prior to placing topsoil and ns uncovered during planting. Grndlnee Landscape contractor Lobe responsible for maintaining finish grading in all planting areas. Rough grading by general contractor to plus or mhos one tenth root. Topsoil Placement: Landscape Contractor to place Imported topsoil to a d" min. depth In shrub planting erns and ton 4" min.dgah In burn are and os required during finish grading to Insure positive surface drainage. P9 plant all trees and drubs with 50% native soil and 30% import topsoil and baekfifi per T)pial Planting Death. Demi as sham on lardsape plan! sections. Impeded topsoil shall be from commercial shppller. See Landscape . Specification for mixture. Submit topsoil sample to Landscape Architect for approval prior to dclhcry to site. - Plant Materials: All plants shall conform tomb of standard set forth in the latest edition of AMERICAN STANDARDS FOR NURSERY STOCK. All deciduous Ines nth single hunk to be sloe and variety as specified in Plant Legend, straight Dunked, symmetrically branched, with lower limbs pruned for head room. All evergreen frees to be sire and variety as specified In Plant Legend %rich hill symmetrical branching low to the ground. All plant materials to be nursery groin and purchscd by contractor to match w hid each variety In sire, quality, and chancier n Indknted In Plant Legend. . Sire Remarks. All proud cover plmiling to he trinngdnrly sane on center as united In Plant Legend" throughout designated planting ores to drip line of low Watching shrubs and evergreen trees . Plant materials not 'meting these requirements skull be rejected. r,rtllirq all pinto uatcrials with "Osmocolo• controlled release granules as manufactured by Sierra Clionicol Company, 11.14.14 analysis at the following rates ofapplkmloi: Deciduous Tree - .1 oz. Osmocote granules per each V2" aline caliper. Evergreen Tree • 4 oz. Osmocote granules per each !Warren height. Shrubs • 4 or Osmocote granules per shrub. Ground coven - Orle a oz cup Osmaae granules per 1110 sq. B oremand cuter planting area. Broadcast granules around roaball after backfllling by 30% for free and shnth plantings. For ground cover plantings. broadcast try had throughout planting areas niter planting. bockflling. and finish grading. Dark Mnlck Preside 2" depth Fine rmdch b fac;AefirrAl in all ground cover and shrub planting aras. Finish grade mulch to be held dawn V2" from top of adjacent curbing or paving. 9. pinkine and Gothic See tpical Planting Derails • 9. Maintenance and Gaarantey Maintain all planting areas until final acceptance of the job by the weer. MLiinienance shell include removal anted, , warming of pesticides.adilillonalTenil W ng ti required and clean up. Clan up all liner, soil on walks, etc and lane site spotless ihtoaghout construction. Guarantee in a healthy Ihrhing condition trees, sheds, and ground emir for (I) one year from dredged Final Acceplance and and throughout the guarantee period. all dead diseased, dying. or broken plant materials sbllbo replaced immediately by the Contractor at no additional expense to the owner. All replaements shall match specified plant material and shall be guaranteed ns slated herein. • avPADd D - (2.6S 1383 (0/ °(9 7 1N UP warn miLSVCRIGI61114° `$. c 1 omens pa E.rtrrClttt I now • 11111111111111 III111 III 111 Ill Ili iii ill III III'-If I11111:,I1 II'i 111 117 111 11l 1111111%1 • 1 1. I a� I �_ :I..g..I . I �.r;� �.,5) I • It'jZ f,I7. • ZI7. �i IIZ., . 9IL; _Fjll 9li I. t 9II 1111 iiiili111111iliiii iiiili11111171111I111111111111iliiii iiiili111111111111 m111m iiiili111111iliiii iiiili111111111111111111111 IIII�II RerhlwK: a ft�3 e '3 rg e (A -I 3 `s= al es 14 X • .• A Date: 7/7/97 Drwn by: DWB Ck by: DWa Scale: Ae Shown L -2• • - • ' WIN 11111111111111111 RECREATION TRAIL • ( 5,431 SP) GRADING JAEGEND, BOTTOM OF sits, sac sarrom OF WALL • H.P. HIGH POINT F.G. FINISH GRADE R.E. RIM ELEVATION T.P. TOP OF PAVING T.S. TOP OF STEP T.W. TOP OF WALL TRENCH DRAINLINE (4" perforated pipe sad dralsroek cover) so= CHANNEL DRAIN (Cossetted to storm drab s Wee) --LANISCAPE DRAIN (Cossetted to storm anis system) ,g WOOD FENCE CONCRET WALL EXISTING ROC AFLQUIRED RECREATION AREAS 31 UM, 400 SF =, 12,400 SY Mhs. Reed Phy Ares 025% = 3,000 SF • PROVIDED (Revised 7/3/97) hdoor Reaeation Area @ 2 to 1 Ratio = 4,322 SF . • Ontdeor RserestionTnil • , •IA31 SF SUBTOTAL: 9,753 SF I ■140.1, "••• - • _ /trAlf35 N 60/33 ecuisx NEW ROCKERY WALI, ' (4te sr) / jeow5z- N CHILDREN'S PLAY AREAS: West: 535 SF Centre!: = 1,700 SF - LUISE SU- BTOTAL: =, 3,245 SF TOTAL: 12,90/B ,0 sEXISTING ; ROCKERY WOOD FENCE ,o- / RN' _ C.o,k- tem- .1.-67;74 17ETAIL. A - A (toe...Atoei •..0•17 ,aec E SS) .3.12" enatoy LAYOUT 044slaf VI. IMO coRIPICA11110 an P'W I ••• te7", IN • Tv' I r.t°0 A••••-rk.11:: \ • IJ Po .h•-rrsmitimee \ I " f7/11TbsPse4111 Ten- - 3, , •a. 7 \ „„, , , ss ,s etiostbse WO" _ siocKERy wAt 3.) 17. -GRAvEckEvi 1fr 'AR ••• • • - - .r FORMER, *nil GRADING PLAN SCALE 1" r. 10*-0" riiiip11111111kiii,.1.111111.11.114111111iiiiiii:r1111ri.TeJ1111111,11)11111111111111,13 o(; (( , Lg J) , „ errir044 gapitf • • APROVIED PRD - Res t 38Y 10(2,)(97 • "1`rw.ru- 1400v —i Pb.NGk' M /N. W-A•S ftrig, COO Q .1AI V' D'D N T.S L41000 VLF .'STN • E•77' (TUl:4JI.A PEr.% of Hill[_ AOLK.... . F allom.E• STP 4PAP-0 "WIPE- Q'44P.C1N111I,. I I4•t4F. PAY: No$, tNG. WouN Na Htgro 4Tr/H .11 blw a! w /rah' AT 04601 4056111 w ; 4411146 I!M . (.t., J . 0404Prisf. sr.:* germ rote. wow, purroopo.. coMf t1In etimp c>f: of. 4 4 refied,wasv t&IN PIP! 6CGTION ii • I' • FIRISH ,61Rokoe .ti - + \rorsolI. E ---.'N I I !Nevis. roh•AcIrrips Nuows.l,A• a RDA orb c‘rdlc FT I.G'PRAIN Floc" f'IVFLutafoi4a. moire*, NPs. • 4'4 rimer rrso aivoutimr ;ruelN , osNNiCT TO LId4D'P1i (P "INwit s`fCTrrM. 4W 5MT tss. CHANNEL DRAIN NO Uhl* LANDSCAPE DRAIN NatTaJ{iiW. TRENCH DRAIN:;: 1 1 1 N O • G APPROVED P2-P -Ras 1383 Io /zo127 • us -00s1( L -4 . 1 iii iii r1r 11I 111 111 iii i�r'Ii'Ii III i�r Il•i l!i rii iii IIi Iil iir IIi i�r ili iii ilr� 1 1 1 11 1.� 121 I .� .I.31. � ( -.- 4I:,.a L.51 I I G `1 OIE flg 81Z� LIZ -_8Z. 3 *- F .1.17. IIZ; OIZ'nil[ 1811 LIt 91 uu mduii iuiluii uuhm mlimlmilmi uuluulmiluu uuhiii mduu uuliiu uulu i uuliiii mihm uuluu milu1 •••;:iy,r;',. • • . ' • • :•••••.- • • ".••": f '•,•• - • •-•'•- • /LYLE . STAIE WASI:.,;:r • ""'" It MIK r muffin! igloo III .. .''r,..'11111 I II -40,w .,:: , .... um illi,„„,„.. or ilmtis ..,,...... .F,,,._!,,,,--,,,, saawritionstatria• gm 11( rE 11111111111111111111111111111111101111111111111101111111 .......72-....7......:......77::.-.7 C14.-n'-iti,:`•41. 4" li".5. ''' T ' .....!*;:ii. •-• ..Art 44•N) ' .11 , ""a- -,,-.11.;-- Ittfa . ,a,,,v.. r v . ts. OAS-AA 11•71117191111) ,i1 1, .qa ti I/ i ‘'".• 111 ,,..... ,,,,,,, ma R:b (Po B.A.R. , APPROVED , DATE WI acAcINITIALS- (131 ) tr/u(Ss) .3(••,4 Je!r1:7:``•-• • ',i141...'S '' , L • ; •'. 'k'...CI,e,,,,, ".'7 !•.1•!,....'",.. _ A 1 ' -- . — ' • • i.- -- ..... -,;---,4,-...,...:-..„ ..i , . : '••••' • RECEIVED " 2. , CITY OFTUKWILA•:. NOV.6.7 1995'',I c 0 • ' 0) c 0 3 0 3 0 0 _y 3 ce 0 0 0 a Oa: 3,19'15 Date t.'5E.-rr, il•16 ••••.' •I .......1 t■;4,:&:4,,liP.". iiiiiiiiiiiiiiiiijilliiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiIiiiiiiiiiiiiippiiiiiiiiiiiiii ' 1 ' 1[1";, !, .1 ' 21 ' I ' 31. ' I ' 41.,--' I ',5I ' I ' 6 . • . ..n , • . 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 111. "11: 1 nr. 1 Bri t -1 lg 1 ‘-'r 1 if 1"r 11 i lg.' or' "11 1 it 1 li IT 1 Le.V,1-11.,1 B LI 1 "B" CA" job No. 9 4 06 Sheet Of LA% [1 (5 • ..-11..ir77.7•7-- ".'7"7 .-77,77.7X • " • 7r?-1777krinr,177"7 • ...tv-loor;441 • . . • • ”"•-"71117'-'4-i.:7:7•"^r7—•-r ' -.-- . • • • '` --M A vI' PLANT LEGEND ' Ft. a arm ASUIVIT5110,"1: •#4'. Newry Low sy- • " Caa. ; • • 'TM P.-1401/01114,40dilid A MININII rftl. • . • 4.41111tara c.1.• 1 a Is-Typs commatENst s / 120c1c. F24,4 11, 14-14,41*./ folNk V1.1 • \Iv: . P • , • ( aft , _ .1---Ce.11111 • . .^. . .• 111:1 1;1;r11011rl 11111111 L 1111111111111111111 111111i1n11111111 iiiiliiii " ~ MININVINININI • . MIIMINNIN ' ' der ,u ammo ma usailalwallawileis • wrimmoralt wassmaimplamssin It oeis IIIIINAIIIRMIluvessiar lammailimia *ilia maw CIlimasmili emelrauses so sea ameillialitairnmarawr smorameetiltit WV NMI INNONNINNINNY115 • sounialwaeseel . I t se eamlissattlartt/ms summatelmanv :a "NM sec "MC asommile , INVINNIONINNININP . • linnearearanliviins •INN NIIC SOMITIVNIMNOP even Wee NINNONININNI slawfmaissuissir emumin nun Me • MINNISINIIINLINI 2 • MINN. IIIINNI•ININI amieffew inuentolmitemenlm• is roe wawa mpiwurs la fS t :. umilmmea imumemoun amasuaavant Ite. •St om•u•nieummrsawssurt ommema so. ese. : NOINNINNINNI••M•NI• MIRO We' I e. MINIM NISIIIIIINVININ 111111011INIIIIN • Ill I St NIPINIVISIbl. . 11.TOPINI IMUNIIIIIIII 1 IL • SC MUNINIANINIMININNININNINNIP INIOUIPAINAWIIN. IS PIC •AINININAINgt MINI PI• RINDNIP IIIIINIONSINNISINININIMINNIT IINNINIUNINNIVONNe NOtariffit. 1.• Illi OINNIANIN. • tr flat 1 Immisusismommasporr Isamesta lAmeertmr • • rat 1 It 'vs • modwirma . oameme • • to • re& •tte•uimmt . momantavewmuk..;$ tAlsol■STWIli • Aspirmanusweislaillum ,., vie. MANS W464 am:Wet O. ,.., 54. . Joe. . . "Pidll arm ASUIVIT5110,"1: •#4'. Newry Low sy- • " Caa. ; • • 'TM P.-1401/01114,40dilid A MININII rftl. • . • 4.41111tara c.1.• 1 a Is-Typs commatENst s / 120c1c. F24,4 11, 14-14,41*./ folNk V1.1 • \Iv: . P • , • ( aft , _ .1---Ce.11111 • . .^. . .• 111:1 1;1;r11011rl 11111111 L 1111111111111111111 111111i1n11111111 iiiiliiii " 35mm Dr.awing#. \ .\. 2 \ ` I IY� T.ew I ��1.5 1"'I' IsL��. \ \ \ ?o\� • `. \ ' '4'�' • _.- •`'� �T I9'�eo .` \ F-� '�o pIA�I' —`.\ `\ I ��� rL i � I unn 1 ' i \ ■ / 0.=:- . \ \ _ \ N \ 'it \ \ \ i o Y I�� N \ \ It. 1 \ B FF\)IG5.r° \ 5.6,54'001 \ \FF Iv l'°I \ v \\ 3 \ \ i54a9 \FF 1:5.EL FF \ia5.62�, \ `1 • I( : \ \ 83a? FF I SS.5o' \ 8304 f•F I�t ^:5o \ 1.\ 15Co- 9 2'r -q" \� n b2a� Ff. \\37.IO'\ \b2a4 FF t 'l.lc\ \ • IC,! / 14'1.'6. 33' I 41 \ \ \ \ \ \ \ \ \ \ \ \ \ ` - \ , . \N.1 T " LEGAL DESCRIPTION • N. �1 'pAo�. FF. Iva.SO\ \ \ I s4 or FF. Iva, 5o' \11 - \ K /' �: THAT PORTION' Of TRACTS 22 .AND 23, BROOKVALE•GARDEN TRACTS, i3 ?r Y.F. 151. I4' bb92. \FF. ILi6' \ I ?3a5 Fr. 15LIV' • 93n1n =F lal.:fe' \ ^ O ACCORDING TO THE. PLAT RECORDED IN VOLUME 10 OF PLATS,. PACE' 1 ;zol F.F. I4LGB' 5Sa2 F. 14,33' \ 1/- \ • \ \ 11:,./35\ FF. 141. A2' bi'ov eF \14t•8:• ji° \ r 47, III KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: l,l 1: II • F.F. I °2. En' 8 1o2 FP. \a2,5o' \,. \ . \� 5to ^ \f\. \ ?fi.5o� ci,o1:AGE FF `12, 5e' ITV \ \ I..! ' • I'I \ /" \ \ \ II I \ 3 4 BEGINNING AT A POINT ON ,THE NORTH LINE :OF SAID TRACT 23. WHICH IS d. \ \ r4 �� 220 „FEET EAST'OF'1HE NORTHWEST CORNER OF SAID TRACT 23;.THENCE EAST, II \ \ \ • \ \ \ II \ ,) ALONG SAID NORTH' UNE' FEET TO A POINT WHICH IS 224' FEET 'EAST OF R6, 1111 \ I \ F ^ECRchT1oN 'Rooms F.F. 12?lpn \ 1�1 �� �. THE INTERSECTION OF THE SOUTH UNE OF SAID TRACT 22, WITH THE EASTERLY I1 - ' I ATLEA 2,IVLooS.F. \ \ f \ �I' \ MARGIN OF THE COUNTY' ROAD; THENCE NORTH, AT RIGHT ANGLES. 140.0 FEET .�,:, \ ' \. ,} I 1 MORE OR LESS 'TO UNE "0” OF. A BOUNDARY' UNE AGREEMENT RECORDED �-1 I 1 1 \\ \ \ \ "1 1 1 11 $�.. JANUARY 5, 1972.' UNDER AUDITOR'S FILE NO.;7201050122; THENCE SOUTH- ', _ •_ \ - - _;11 \ \ \ 1 \ l_ fl 86'33'07" EAST ALONG SAID UNE "D ", 223.09 FEET MORE OR LESS TO LINE _ 1 I y r� ri I I !- k' "C" °F MDR AGREEMENT; THENCE SOUTH 0'30'41" EAST ALONG SAID UNE "C" - \ i a l Li I -:± _ \ \ u____ I — 1\ 1 TO NORLY:•RIGHT -O -WAY MARGIN OF STATE HIGHWAY; NO. 1, AS CONVEYED -' ! I� ,�1 \ \ \ y I i �. Ja 1 TO THE STATE OF. WASHINGTON BY DEED RECORDED UNDER AUDITOR'S FILE NO NO. \ b : u ;a` , i •- jj-- C 5480008; RECORDS OF .SAID COUNTY; THENCE WESTERLY ALONG SAID RIGHT- \ �. x'I � _ _ ( \ / , °z. *: t a. gas _1 '1� - { -j' \ , \ I d v,,,; 1 OF -WAY MARGIN TO A POINT SOUTH OF THE POINT OF BEGINNING. THENCE \ : j t I ?zsd \ - " ; 1 NORTH TO THE POINT OF 'BEGINNING. • \ ` 1 _ :: r• \ \ \ ` \ '\ I _ .1.., ,r \ ;` \ \ I i -iAx 'PARE tL 115720 - D•222 _o".r,�— 14=0" 12..-\•3" r re -8" .1, 41-6" 3= � • , .� . \ fl•\\'... \ \ 1 �i 23' -0' e • C 52 -5^ • __ gI- 11' <.. >'1':2�` �- \ 5 =' -5" t 6" t&T.. 5. \ ; 1 \ 1<� I l � 1.T.S • 1 ? 11 \ . \ . \ '.1--\;:'87,70▪ . il \ - N ll'L `\ \� .1`• ' 5EL- I.\AnI•D eG/iYE r.LAI4 I I I (RLDE91 G4) •�I. 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P^ I \\\\ \ \\\ 4 I !I O • \ Y \ \ \ \ \ \ .� ■ • .e \ \ \ , U iCr�s, 1331 II /l(ss) 51T�RA J roRTZ, A71µ y/E • �' \ LISe, "A\ 'PREYIOUaLY 'Pi \ 1' \ //? \ \ : \' \ : \24.E. \ I,ti :'', \ \\ \� \ \ SG\LE I`•: to =e" \\ —� s- .:' T /,.• ▪ ' \ \ \ `\ 1 �\ T;r. \`u \\ \` \ `a \ \\ 11 ;�t`° AB.A.R. I --- �� \ ' •'::, \� \\ "� �\ \ \ 1 DATE IO,zPNITIALSL� \ 100. { \' \ ( i °\ \ \ \ \ \ \` -o \ •.•►rw! \ I • •\ \ io6 .. __ o \ S: 82 1 \ • 210.54' \ \ \ \ ? ■ \ \ \ \ \2\ \ \ \ 44 \\ I1 •. `:= J _ — — — 138 RECEIVED \ , ,.00 \ \ �i? \ \ i24 \ \ , 1 CITY OFTUKWILA \ \ -�' WIDE i `"-' \ ?6 ZB ..\ �- 1---�-- x/36 loo\ \ io9\ TTtA I� \Tp $E DCVELOp eD -_ -- -, - ' \' �'\ • • //8 \ ib \ \ \\ /30. 114-- \ NDV D 7 1995 \ \ \ � \ \ \ \ IL 96 07 4o�w IB.o� " I .� \ i3Z /3q PERMRCENTER I�I I�I I�I I�I 111 I�I I�I III I�I III I�I I�I I�I I�I I�I I�I I�I 111 III I�I I�I I�I III III 1 �I I l a :.•� L•51 I 151 • 1 o *; 61Z 817' 61Z 017 •'17, 117 F17, •z17. 11Z• olr gal 811 chi 911 iuihudmi uuhui uuhm miiiu milmi mdmi mdmi imluu miluu miliui mduii milmi uuhm mdmi milli? Job No. q4o6, C • 12.00v tc.l.a.6' 4T.1' -Pl-A,N17■■4 ea OrITEGV.EA.TIoPI • ill! 1111 1101111 1111111111 11111111 2., • CS.C.3T14' LLE..VATION1 13U ILP/r.16‘ 2.: •. : , • " .• • . •• . , • ...... 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FF 192".5a' ' • Pt.4C, 3 Pi, 3 11.'cr • 1;‘1'424,--ammommoue •;•,:a__‘• f,t 'cc; I lopi■oelptooleastussticiiiy, trrigliTAM , . .',`•=i,SIV-vrovnt1"moistutic unser. qatii44.4111ae :swede. apProver.by ; I • • " • !, :4-441(i? • A504 F F. 13i. 00 • A204 FF. 12.9.80 • ' ' 1'; •:` A ;11:1114; I' 11:C ifl1170111 le? 11! cir . MANAQIMINT ; 14!"660, AL A • 5ANMA;7 WA 98105 A• Q (er4 tut) (04.6,. B P A V R APROED. DATENZLOCINITIALS:4'%; Date 28 , Job No. fro .1, 42„.. I•4or6I 14.•••„/ •,,,TAps..4 PATH , e--owo.e4-^r cvt3c.- ..*.errc , • RECEIVED CITY OF TUKWILA • NOV 0 7 1995 PERMIT CENTER. 22LE•14 Al 11111111111111111.1111J1.1111111111111111111113 , 1111111111111111,1i111, , 1,111111111y11111111111111 1 1 . 10 1111 I Hill I I 'III 11 !!•`!!!, • r 77.4.C777,!'' •• ••••- „ b4 4 NI tittkW\N ts14 • -1111111 . . A..... • 1410* se :I4eg S ff.\ (51.k: 301 Far. i 14' '3201 F.F. 141.U' 6101 • RV. 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Il• lb ••• • 11••11151,• MN MIMI L:1/ 11:11•••1111 IN•••1111 12•1••11111 MINI II • 11(•Maitil NMI a • •"` •••1111 III I •1111111111 • n i l••••I mi •I•1•11 • .11•1113 .,..•i 1•101•1111 • /MUM II • f 11•1•N E • liiiiiillill•MBIEMENUM(IIMBUDI MI IVIIIIIKI ■11111:210 IV ril•••■1/••1/ iiiirpor•IIIIIIIIr ter at,...:, 'MINIM MG 'Rex:REM' I Al E.E1U ■12.S.ME....riS 4 CALCULAT10.46 12E41.'y x 4eiets.F. = •I2,400 6.13' • 7RoV.Iva:1:0 t'. . . I. REC.. le.CPPAS 6:1' 2 To 1 RA.Tta) . - 2x 2,1414'. = 4,322.0 S.F. 2. WEST TrEcK AREA ;'• • 990.0 S.F. B CUTER DECK AREA • • I 755.0 5.r- 4 'EAsT .De.c.K AREA r 3, I 95,a S.F. Stitt- TOTAL 10, 500,0 S.F I ag SITE. TRA IL A3 Assoc ;ATM, LUDSCAPP46 4, a4s.o S.F 15,04 6.0 S.F: MORE THE.t4 •E.OLIIREM 2,0 6.a S.F. •REQ'D CHI Larrx.E.4 12, 4�o. S. X zs% Tao VIDE:0 t EAST -PEAK 3,100," S.F. 3, 1439.oS.F. /MRa 1P4 Eg uiTZET, A Sol "! F t31.10 A Ms " isM14 • .4. 101 imu s. • . /36 .13 . ."12) (NS, (.?_? 1 ) /03(F.a- ROVED. APPROVED DATE eae Os' INITIALSWA- RECEIVED CITY OF TUKWILA ! NOV 0 7 1995 11Lx STAFF RESIT 10C.•. 24, lelq5 • Date St..7r. 26 , "ReCM.6..kTio4 AREAS A49 CALCUL:471°48 Sheet 'USES i 4 AI PER.44=11166■■ M • MM .!!!, , : 1 it 111111111111111119111J1,11 2 111111111111111111111:131111111111111.11,1A11,1.1.11111111111111111111111111 . I 1 I 1 71 • IZ 1."-, 11: 6 1/1ria:1t • 1 L1 0r011 RI( Lit 'it 11111111111111111111111Il lillr11111111 1111111111111111114111111111111111111111111111111111111111111111111111111 11111i • * .* ildiENitemeseemnoo—`' , !SUSSMAN • E OF.,WAS111■141Ifi -22p'- 9 qAISATI4N. WAAL"; TSUI L91■44 rint.c.E•-iF "•LkVLFU • .; , • , • • fht I r• , t..„ 111 1;iligifirgil I I I 1111 1111 • . oos-it )11i1111h 7'1111 i iii i,uYIUN 1.i. Ni 111: .� l zl I 1.3�. 1 _� a�:.•� �„5I 1 16 6If: 6lZ 8IZ'' LI7. .817 a'Ig 'I': fag. . ZI7.. IIZ, Q nq t 8l1 LII fl 1 mi uulmi uuhm uuhiu mriiu uuhui iui(uu uuhm iuihm uidmi ui1111(I slim uuhiu iiidiiii miluu 11111 [ MIK e:4s:0601i�.M•+an+um Ak Sd:'60 a ei. ,.. ;' 40.721..1: x'10% • 23,360.60 .,1. Aeow.d !LL)M�IC q AO�' ` r " < j,;;r• .::1:• •• .5006.00.i. .6111dI1IA,•EIMiMrt sy' ilI* '1.360100..1: . $ :E dgsi.IrM.w.a+lanoe):...... ;121.00if. .ia 1,Exbtlate*Erieyealit .BIdawilk urn Ei«,o.. Basra) p.d(,w.6..y.; ElMrano. X2.60.:,. ?;TOR.•..6onRoom. RBT.e�t.F. Toot,.. 0ywuQs of &1M:. , va,�tR.ps,R:.: =.49:967. : • N.\4‘4%4A., .... r • � 'pp1 pimiui ..upI ... CCCC.. pp��ii mew mum ~LE rNUSSMAt1 SIAIE uE• W/S1IMP,11; . -. . . /.� •U• L I� max., ��p� -4. NM 40100$MERM MINIM Noingm raulrALLIL :era m• arIE sii �: • i• t iris. vomit • Z'). %id.. ■ 21.410211i, IWO% arm. • WNW Meow Fe • -.A vwi MA/ MA/A. AIWA (tags• I ?nt) 1r/r3 /f1- • B.A.R. APPROVED DATE /014aS- INITIALS (' . N. as 07 de•: W 11.0 , iii iii I iii I iii ll ,l'- 12� I 3 I 1.4�•: �.,5� I I (i (H: (iIZ H 7. LI7. , flIZ 4IZ i' f: Z - 7.IZ • IIZ, o r (ill u LIL UIL muuuhlii uuhm uuluu miluu uuhm mihm uuhm mduu miluu uuliui uuluu IIIIIIIII uuhm uuhm uuhu RECEIVED CITV CF TUKWILA NOV 0 7 1995 PERMIT CENTER Date S 1'r.. 26, 19.95 Job No. c1 n(, Sheet Of RE.V E5,4 5 -4