HomeMy WebLinkAboutPermit 89-01-DR - POLK / RAINIER RIDGE APARTMENTS - DESIGN REVIEW89-01-DR
EPIC-33-88
RAINIER RIDGE
DESIGN REVIEW
CITY OF TUKWILA
6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188
June 10, 1991
Mr. Dan Kelley, President
The Holly Corporation
101 East 26th Street
Suite 301
Tacoma, WA 98421
RE: Proposed Rainier Ridge Apartments in Tukwila, Washington
Environmental Review (EPIC 33 -88)
Board of Architectural Review Application (89 -1 -DR)
Building Permit Applications (CN 88 -393 through 88 -398)
Dear Mr. Kelley,
Pursuant to my letter of February 8, 1991, your building permits
for development of the Rainier Ridge property expired at the end
of business on May 6, 1991.
At this time, all of your permit, environmental and
B.A.R. review files have been closed out.
Please immediately contact Vernon Umetsu of my staff at 431 -3684
if you have any questions.
L. Rick Beeler,
SEP Responsible Official
L
Duane Griffin
Building Official
cc : City Attorney/ Denise Mi 11 and
VIA CERTIFIED MAIL
PHONE # (206) 433.1800
Cary L. VanDusen, Mayor
at3
VFSENDEllf iiiiiiitilifil.',/i d:beitptettOilititV;
fl ., .,,g■htteiiil,ktA410 s e*ORViti . '4.r.00..41i 4 kAltigg4talitiskokotevi,
;.?FtitiOlyiktddf 4(314 RETURN .10iii(t#0.;ttiI4thitt$1111i.teVertpthIt!,•:'prtrii*,
401+f,t viiilLpfaiii ...riiiii
I the1ditteVotdeli•e"iifo, c.'addltional,feetrtfielollowirtglservices
: andtcheolclogA.p8AgOtddItto,01;servi0e0V-regi.ieStch:VAMW,,iV* ' '''''' ''''' SA■41. 4' '''''
ogtotshowl01616(Wdaltioetifo ealricte .potifer
r0TehkielPfttln A;..I.I.'41.0i.i.4',Ithii.tg0.?ekkT,cf
:a00 4
si
pJ • •
434.
iirOtS80)06
Registered 11 I nsure
lt,:i0i4e
.Cettifted xopill
0 „ ;=1
xpretig5
, ......!iforMerchirioIse-
, ■44 , w , Ve
or a9ntand • 1:.2NIV$
41MvAi'4
• t.2,,,:0,,,,t,iir,rtninr.,13,8,,,,,,,,,t1,,,f,e,:plt,L98,:,9....2.1,..lelz.„t?„.■.,,,,,"•%,,,,.5,kglii:,"6...i..74tPl.",,O.:;114.81:9.?'',...„21*''',)r,#4A0;2141,114).0Mei.rid140At4fiktiO
•t->+
P 543 0 9 0 935
• RECEIPT FOR CERTIFIED MAIL
NO INSURANCE COVERAGE PROVIDED
NOT FOR INTERNATIONAL MAIL
(See Reverse)
RP: Kelley, President'
TUT a r." ° 26th. St , Su i te 301
P.O„ State and ZIP Code
Tacoma, WA 984 2 1
Postage
Certified Fee
Special Delivery Fee
Restricted Delivery Fee
Return Receipt showing
to whom and Date Delivered
Return Receipt showing to whom.
Date, and Address of Delivery
TOTAL Postage and Fees
Postmark or Date
.29
.85
.90
s I
2.04
g4Wi"N
January 10, 1989
Mr. William Polk
William Polk Associates
1201 Western Avenue
Suite 410
Seattle, WA 98101
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
RE: EPIC 33-88, 89 -1 -DR, and
CN -88 -393 through 398: Rainier Ridge (Apartments).
Dear Mr. Polk, .
Based on the information you submitted on January 9,1989 (Attachment A), I
concur that the actual P-O zone line is as shown on your submitted applications.
We therefore are resuming review of your project.
Please contact Vernon Umetsu of my staff at 433 -1858 if you have any questions.
Sincer
'' 'ck Beeler, Planning Director
Bruce McCurdy
Rick Beeler
Duane Griffin
File
TUKWILA BOARD OF ADJUSTMENT
In the Matter of the Appeal by
RAINIER RIDGE ASSOCIATES from a
Decision of the Planning Director
dated December 30, 1988
NOTICE OF APPEAL
a. Prior to 1979, the subject property was zoned C -2
in part and R1 -12 in part.
b. On August 6, 1979, the Tukwila City Council adopted
Ordinance No. 1124 (Exhibit 1 attached hereto), rezoning
a portion of the property to C -1. Ordinance 1124
provides in part as follows:
"Section 1. That the real property general
located at the north side of South 178th
Street, west of Southcenter Parkway and east
of and adjacent Interstate 5, as further
described in Exhibit "A" attached hereto, is
hereby classified C -1 in accordance with
Ordinance #251 of the City of Tukwila, as
amended, and the City Council hereby adopts the
Map attached as Exhibit "B" hereto as
illustrative of the property described."
(Emphasis added)
c. The legal description of the parcel rezoned to C -1
recites that the northerly property line of the C -1 zone
is 210 feet.
d. The map, Exhibit "B ", which ordinance 1124 adopts
as the map of the portion zoned to C -1, likewise shows
the northerly property of the C -1 zone as 210 feet. The
Exhibit "B" map also contains the words "proposed rezone
boundary" with a dotted line with arrows at the ends
designating the boundary line. The boundary line shown
by the arrows is consistent with the legal description
contained in Exhibit "A ".
1. Pursuant to Tukwila Code Chapter 18.90.010, Rainier Ridge
Associates, owner of the subject property, hereby appeals from a
decision by the Planning Director dated December 30, 1988.
2. By letter of December 30, 1988, the Planning Director
made a decision locating the boundary line between the PO Use
District and the R1 -12 Use District on the subject property in a
different location than the line fixed by the Tukwila City Council
in a previous rezone action.
3. The decision of the Planning Director is erroneous and
should be reversed for the following reasons:
[NOTE: The letter`of December 30, 1988, contains a typographical
error. All references to "C -3" are incorrect and should be "C -1 ".]
e. In 1982, the City of Tukwila adopted a new zoning
text and zoning map. In so doing, it re- designated the
names of certain zones. As to the subject property, it
changed the designation of the zone from C -1 to P0. The
reason was simple and eliminated potential confusion.
When Ordinance 1124 rezoned the subject property from
R1 -12 to C -1 in 1979, it restricted the use on the
subject property to offices and prohibited retail uses.
At that time, Tukwila had no zoning classification that
allowed only offices and, hence, the only way to allow
for office uses was to use the C -1 classification (which
allowed both offices and retail) and simply prohibit the
retail. When the new zoning code in 1982 created a
professional office zone, it made good sense to change
the classification on the subject property from C -1 to
PO to more clearly indicate the allowable uses.
f. The 1982 zoning map and text did not intend to, nor
did it, change the boundary lines of the various zoning
classificatio' which had been previously created by
ordinance. I %fact, the Planning Commission report to
the City Council specifically states that the two parcels
being designated for PO zones (referring to the subject
property) , were precisely the parcels rezoned by the City
in Ordinances 1124 (the subject property) and another
parcel rezoned by Ordinance 1123:
"Two parcels lying along South 178th Street
have recently been rezoned to C -1 (neighborhood
retail business) to allow office buildings to
be constructed.
. . . The office parcels are PRECISELY the
two properties recently rezoned to C -1 and
located along South 178th Street. . . .
. . . The two contract rezoned parcels
on 178th Street (currently shown as C -1 but
limited to office use) are proposed for PO
(professional and office) zoning.
. . . Proposed PO zoning along South 178th
Street will allow establishment of offices in
this area, consistent with current zoning and
the Comprehensive Plan. . . ."
(Proposed City of Tukwila Zoning Code (Draft 4) and Draft
Environmental Impact Statement as recommended by Planning
Commission December 11, 1980, P.63 -64. Emphasis added).
This is also consistent with the Chart shown on Page 44 of
that document.
049A0019
2
1/9/89
% .
g. Figure 7 of the same document is
designated "City of Tukwila Proposed Zoning Map
Changes ". None of the parcels shown including
the subject property, which is designated
Parcel No. 90, contain any dimensions. Thus
it is clear that the various number references
to various parcels of property were intended
to designate the boundary lines of those
parcels as they had been previously designated
by the City Council.
(Exhibit 2, comprised of cover page, Figure 7, page 44, and pp. 63-
65, of December 11, 1980 Draft 4, is attached hereto.)
h. There is no material contained in the
records of the public hearings by the Planning
Commission or of the City Council concerning
the 1982 Zoning Map which indicate any intent
to change the boundary line of the zoning
classifications established by Ordinance
No. 1124.
4. TMC 18.8.040(4), relied upon by the Planning Director in
making his decision, provides for the use of scale on the zoning
map to determine the boundary line between zoning classifications,
It . unless the same is indicated by dimensions thereon ". The
earlier zoning map contained the correct dimension, namely, 210
feet. When the new zoning map was prepared for the 1982 adoption,
the mapmaker simply failed to copy.
5. The law is quite clear that in the event of a discrepancy
between the boundary line of zoning classifications contained in
the legal description of the rezone ordinance and a subsequent
zoning map, the legal description contained in the rezone ordinance
takes precedence. To permit a change in zoning classification by
virtue of an error in the line shown on a subsequent zoning map
would amount to an illegal use of the police power.
6. CONCLUSION. Based on the foregoing, it is respectfully
requested that the Board of Adjustment reverse the Planning
Director's Decision and establish the correct boundary line between
the PO and R1 -12 use classifications as set forth in Ordinance
1124.
049A0019
SUBMITTED BY:
Richard U. Chapin
Ferguson & Burdell
Attorneys for Rainier Ridge
Associates,
Owners of the Subject Property
1/9/89
•
':;A7CITY OF TUKWI
WASHINGTON
ORDINANCE NO..
/ /Pi
ORDINANCE RECLASSIFYING CERTAIN REAL PROPERTY LOCATED AT THE
NORTH SIDE OF SOUTH 178TH STREET WEST OF SOUTHCENTER PARKWAY
AND EAST OF INTERSTATE 5 FROM R -1 -12.0 ZONING CLASSIFICATION
TO C -1 ZONING CLASSIFICATION WITHIN THE CITY OF TUKWILA AS
CONTAINED IN THE PLANNING DIVISION MASTER FEE #78 -05 -R.
WHEREAS, adequate environmental information was submitted and a
Negative Declaration made by the Responsible Official, and;
ft: AC
rli lAt
!1
WHEREAS, the owner of the property described in Exhibit "A" attached
hereto has petitioned. the City requesting reclassification of said property
from R -1 -12.0 to C -1 for the expressed purpose of development of an office
facility, and;
WHEREAS, a public hearing on said petition was conducted before the
Planning Commission as required by law on 24 May 1979 after which a favorable
recommendation with stipulations was made, and;
WHEREAS, the City Council, at a regular meeting thereof, has considered
the recommendation of the Planning Commission and has concurred with said recom-
mendation.
FOLLOWS:
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA DO ORDAIN AS
Section 1. That the real property generally located at the north side
of South 178th Street,west of Southcenter Parkway and east of and adjacent Inter-
state 5, as further' described in Exhibit "A" attached hereto, is hereby classi-
fied C -1 in accordance with Ordinance #251 of the City of Tukwila, as amended,
and the City Council hereby adopts the Map attached as Exhibit "B" hereto as
illustrative of the property described.
Section 2. This classification C `5 subject to the following
conditions:
Any buildings to be set back a minimum of 25 feet from street.
2. Parking area to be screened with evergreen screen and set back
a minimum of 15 feet from street.
3. Buildings limited to two stories; if there is a basement it shall
be considered as one of the stories.
4. Total building area shall be limited to 49,200 square feet.
5. Use shall be restricted to office and associated parking; no
retail allowed.
�xu�air 1
property necessary for such improvement.
PASSED BY THE CITY COUNCIL OF THE CITY TUKWILA, WASHINGTON, at a
regular meeting thereof, this (p day of , 1979.
Approve as to form:
Published:
Devel opmC: plans to be reviewed and appr(` Id by the Board of
Architectural Review prior to issuance of building permit.
Approval of a detailed access plan by the Public Works Depart-
lent prior to issuance of building permit. If, in the assess -
ment.of the Public Works Department, traffic volumes and /or
conditions warrant additional traffic improvements to South
178th Street, the developer shall at no cost to the City equitably
participate in such improvements and /or dedicate the required
f‘i4AI
City Attorney
614.4
6 4,6 t
Edgar Itch, Mayor
ATTEST:
Maxine Anderson, City Clerk
4.0
'feet.
thence
341.00
Hight ay
thence n
of 240
October 25, 1976
File 76337
McCann Development Company
CHADWICK SURVEYING AND ENGINEERING
4011 Stone Way North, Seattle,'WA.
632 -3360 98103
Legal Description of Parcel to be Rezoned to C -1
That portion of the northwest quarter of the northwest quarter
of Section 35, Township 23 North, Range 4 East, W. M. in the
City of Tukwila, King County, Washington described as follows:
beginning at the northeast corner of said northwest quarter
• of the northwest quarter;
.thence S 01 °49'41" W along the east line of said
quarter of the northwest quarter a distance of
the north margin of South 178th Street (formerly
Musiel County Road);
northwest- 4.;.
feet to
nown as P. J.
thence N °22'03 "� W along said north margin a distance of
145.00 feet.to the true point of beginning;
thence continuing Ir6.i°,2 0,3.x* W along said north margin a
distance of 94 feet;
N 47. °46'03" W along said north margin a distance of
feet to the east right of way line of Primary State
No. 1.(Junction S. S. H. No. 5A to South 178th Street);
N 09 °32'33" E along said east right of way line a distance
.39 feet;
thence along a curve to the right, having &radius of 11,199.16•
feet an arc distance of 209.74 feet through a central angle of
01 °04 to the north line of said northwest quarter of the
northwest quarter;
thence S 87 °45'57" E along said north line a distance of 210
thence S 04 °18'18' E a distance of 706.41 feet to the true point
of beginning.
•
Containing 164,488 square feet or 3.776 acres.
EXHIBIT A
•
•
4 1•• ,
1 % I '`► O' - - drop -
/ ; 1 .�,,.
s 44 r-
r
o le / 4. a 1.
e i' r ,
i 0 i � 1F.
1 40 4 � tf 'M . s f .
•
_ Is. f • say e - /�
• • • Afamtop 'WON( 0„,
487;1141.71 / ♦ - -- • t 11 ::: . � r iff �_ f - .r ZipeA
r
s
J
A&
I •N /
1
lM•,f
e e
44.4,
4107 A saws. a rwr
....4..r ♦a+ J.4-n4.
Mff.rw .4.r w
/'
. 0. ∎If
•
.+
EXHIBIT "B"
REZONE - McCANN #353
i
OWE /' • JO'
1111•■••P*Mu* J.. .a';.•
. 3MCAAW LItYWLOP//fNT COI/o'Nr
. SOVII/C1NTER PARA'I 4Y PROPMNIS
4 C.- 4.K S E •_ _ f EIGINEMING
Is •
• &4/ QE.IC.P/Pr /aV
fore •01.4.• r Gs ..•tn44 ...fl« of .r 1.n..... •■••
./ 4.414. 4i. 1.•..4., It M.R. soot. • 4... 4 . •. 14 44. 4144
Write. 4f•. .••••f. 4.•■1.44.• mMf/4w 4 ..11.r.
_4 ∎444 N 441 •4.lbos•• •••• Y 0•4 ••■a Os.•••• of 4
.Ili.••. ••••■••:
.4 to • WIN'S.
•a/4rgol .. • W 4w•. salt »M . Y f... to . W ~is eoem
reels of ∎ 41.•4 414..4 144 Y f4
1..141 rot. . 4. 4. mewl
44 4444 i. l4. p/•4 •t 4...eo1•1.14 • Wtr.4 Y
Z ow.. ••■4...• • •1•32•.11. 4 .1.. 4.Y swell .•441.. mw
! • •f 44.44 fops
1 �; ..... 4 11-•••• • oleo, said 1.444 4 141. •
. MIAMI • 4 4 f No
M. 4. 4. 4. . 14 44 4. 4. f Sloes 44:
Yw4o • WWII). 1 am, .aN molt fw Y 4m• limb • Wma.=
Y 1...4. Nil:
••••■ Mw • ∎/V4 4.1.• .1• •..4.. m s4.4 .f 11.4Y.Y
4.4 al .4. 4•1••• .1 4.4.4 f..4 44..1• • ~test w44. Y
■ •s•••!T 4. Or ••144 f.•• of •••• ...44.... •..4M M 414
a•f4.••■ goatee*:
•4.o • 41•4•P • *Iowa 444 .04. Use • mt.4doom Y i...f1
f••4t
�y 444. 4 44.. • • • Maumee of sY.4 4M Y 1.4 11•1•I /NY VI !∎4.14/44 1•4.1•0 •4.••• 4 Y 4.14 •••••.
r, •
Iii Illi
PM7PFRRY FOR A.R°SfD RfldvE 70 R -s
7 353
TOP06 WPN/C SURVEY - C-2'
..4
ONO
.M
9
10
12
20
24
26-
25
10,
I rll�I`_ 11 i
38
• "I ' AMU
Anal 1011111.111
1°111)>\ larANMILII■
1
it_Ji
Num
.i4 ..
a.10.■:,ZI M OX•\ ■_41P;1411111M11111i
27
60
ih r• '� 51
-'
'W4
• I, IT
•
•
at•rt•
t,
•
w
1 78
23
001.11.04110
77
YuKwa•
CITY tarts
1
Y
•
FIG. 7
34
35
36 •
3Ib
32
37 63 62
65
67
66
68
CITY CIF TUKWILA
PROPOSED ZONING
MAP CHANGES
84
90
89
86
8
17
14
22
40
41
armors ir
9
44
73
72
73
71
82
i�
ft el
PARCEL
NUMBER
XISTING
ZONING
CLASSI-
FICATION
PROPOSED
ZONING
CLASSI-
FICA ?ION
COMPREHENSIVE
Pte
DESIGNATION
EXISTING
LAND USE
COMMENT
87
C -M
C -2
Light Indus-
trial
Undeveloped
Proposed zoning is consistent
with Comprehensive Plan. Site
is currently undeveloped. Site
is located at prime commercial
location in retail core of City.
Proposed zoning would constrain
future development to retail . and
office use; industrial use allowed
under current zoning will be pre-
cluded. Site borders two major
arterial streets.
88
R -1 -9.6
R -1 -7.2
Low- density
Residential
(6) Single-
family
dwellings
Proposed zoning is consistent
with Comprehensive Plan. Exist-
ing lots conform with proposed
minimum lot size requirement.
No development constraints exist
which require larger lot size.
89
• C -1
P -0
Office /Special
Development
Considerations
Undeveloped
Proposed zoning is consistent
with Comprehensive Plan. Site
is presently undeveloped. Steep
slopes constrain development on
site perimeter. Site has been
rezoned to C -1 but restricted to
office use which would be compa-
tible with proposed zoning.
C - 1
P 0
Office /Special
Development :"
Consider ations
•
.Undeveloped
ei ".is consistent
Proposd
with Comprehensive. Plan:'" Site
has een: rezoned to C -1 but; re -.
b
stricted to "office use which
would`be?compatibie : with, : proposed
'. zoning .,"•
bysteep_alopes : on'site perimeter.
44
* Please note that some parcel numbers are missing. The "missing" parcel numbers represent
properties which have had their proposed zoning revert back to the existing zoning classi-
fication during review sessions of tht,Planning Commission subsequent to the original draft
EIS.
63
area's accessibility with respect to major
arterial streets and freeways.
(i) Subarea #9 - Parkway West
The Parkway West subarea is bounded by
Southcenter Parkway on the east, the I -5
right -of -way on the west and north, and
South 178th Street on the south.
Existing land uses in this subarea are
generally distributed along Southcenter
Parkway. Development consists primarily of
regional retail business and office uses.
The nine -story Boeing Office Building, the
tallest structure in the City, is located in
this subarea. A large warehouse - retail
furniture outlet (Levitz) is located along
Southcenter Parkway. Two single family homes
with associated truck gardening space are
located in the middle of the subarea.
Generally, the steep slopes on the west por-
tion of this subarea are undeveloped and
heavily wooded.
Except for the previously mentioned single
family homes, the present zoning pattern
along Southcenter Parkway is either C -2
(Local Retail Business)'or M -1 (Light Industry).
Both zoning designations permit the retail and
office uses mentioned earlier. The single
family homes located along Southcenter Parkway,
together with their associated farmlands, are
currently zoned R -1 -7.2 (Single family Resi-
dential).
......... �.......,..
64
The Comprehensive Plan map designates the
entirety of the. Parkway West subarea for
commercial and office use The office parcels
arejrecisely the two properties recently re-
zoned:to C -1 and located along South .178th
Street. The sloping areas running generally .
along the west side of the subarea are classi-
" ied as having "Special Development Considera-
ions" on the Comprehensive Plan
roposed zoning reflects both the current
evelopmentof subarea properties and the
and use pattern intended'. by .'the ;Comprehen -
sive Plan. C-2 zoning (Regional. Retail Busi-
ness) is proposed along Southcenter Boulevard
with the exception of the single family resi-
dential properties. The two contract rezone
parcels on South 178th Street (currently shown
as C-1 but limited to office use) are proposed
for P -O (Professional and Office) zoning.
Proposed zoning should have little impact on
existing or planned use in this subarea.
Despite the current M -1 zoning on some proper-
ties, development trends do not indicate a
need for industrial uses in this area. On the
other hand, existing uses and recent develop-
ments along Southcenter Parkway indicate this
area is rapidly becoming a major shopping /com-
mercial service district attracting a regional
clientele. Proposed O along South ,
178th Street will allow o
offices in r ,this,- area, consistent with ; curren
zoning andthe Single
family residential zoning is proposed on lands
which are currently developed with residences
65
(j) Subarea 110 - South Hill
and on the steeply sloping hillsides border-
ing the I -5 freeway right -of -way.
The South Hill subarea is bounded by South
178th Street on the north, 57th Avenue South
(Southcenter Parkway) on the east, and the
city limits on the south and west sides.
Existing land use in the South Hill subarea
is mixed. Several single family homes are
located on the slopes overlooking the valley
in the northern part of the subarea. Indus -
trial storage and truck repair uses are located
along 57th Avenue in the southern portion of
the subarea. A major solid waste transfer
station is located near the South 188th Street/
I -5 interchange. Much of the western part of
the subarea is gently or steeply sloping and
is presently undeveloped.
The single family residential and agricultural
properties, together with much of the undeveloped
sloping land, are currently zoned R -A (Agricul-
tural). The industrial storage and truck repair
operations located along 57th Avenue South are
zoned M -1 (Light Industry), and the solid waste
transfer station is zoned M -2 (Heavy Industry).
The Comprehensive Land Use Plan for this area
designates all of the land above the toe of
slope for single family residential purposes
except for the transfer station which is
shown as a Public Facility. This slope is
overlaid with a "Special Development Considera-
tions" designation which generally implies
environmental constraint as far as development
is concerned. Below the toe of slope and west
December 30, 1988
Dear Mr. Polk,
William Polk
William Polk Associates
1201 Western Avenue
Suite 410
Seattle, WA 98101
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
RE: EPIC 33 -88 and CN -88 -393 through 398:
Rainier Ridge (Apartments).
This letter is to formally appraise you of my decision regarding the
accurate location of the P -0 zone line on your property. This decision is
based on the Findings and Conclusions below, and confirms your discussion
with Vernon Umetsu of my staff on December 29, 1988.
Findings
A. A review of the existing Zoning Code and Official Zoning Map shows the
P -0 zone boundary line to be located approximately 85 feet westward of
what is shown on the project plans. The location of this zone line is
based on a scaling of the official zoning map pursuant to TMC
18.08.030 and 18.08.040(4) as quoted below:
TMC 18.08.030:
"The boundaries of the use districts as outlined in Section
18.08.010 are shown on the official zoning map which, together
with all explanatory matters thereon, is hereby adopted by
reference and declared to be a part of this title."
TMC 18.08.040(4):
"Where a district boundary on the official zoning map divides a
tract in unsubdivided property, the location of the use district
boundary, unless the same is indicated by dimensions thereon,
shall be determined by use of the scale appearing on the official
zoning map;"
Attached is a superimposed P -0 boundary line on the utility/
topographic plan (Attachment A) and a portion of the City zoning map
(Attachment B).
B. Your research on historic property zoning showed C -3 zoning for an
area with a metes and bounds description corresponding to that shown
on the project plans. This C -3 zoning was specifically adopted by
City ordinance. Your interpretation is that all subsequent zoning
actions including the 1982 city -wide zoning review, merely updated the
previous C -3 zoning to a P -0 zone, without altering the zone boundary.
Conclusions
The property and the area shown as P -0 on project plans may have once been
zoned C -3, and the general C -3 zone designation may have been subsequently
changed to P -0. However, there is nothing to indicate, either as
dimensions on the official zoning map or as textual notes, that the current
legal P -0 zone line is anything other than as shown and scalable on the
official zoning map.
Therefore, I conclude the following:
1. The existing legal P -0 zone line is accurately located by scaling the
official zoning map pursuant to TMC 18.08, and is accurately shown in
Attachment A.
2. The proposed project is clearly not permitted under this
interpretation of the P -0 zone line, with over half the apartment
units in the R -1 -12 zone.
3. The project may be modified to reflect compliance with the zoning code
under this permit application. Please note that less units will be
permitted with this smaller area.
3. No further staff review is justified until project plans are modified
in a manner which resolves this basic issue.
4. The 180 day time period for building permit application review
continues to run from the date of application.
Please note thAt deadline for the required B.A.R. review is 45 days
prior to the 4th Thursday of each month. This may result in a very
limited amount of time in order to complete building permit review
since you have requested to delay starting this review until after
B.A.R. action. I understand that you will request this delay in
writing tomorrow.
The Planning Department cannot approve issuance of a building permit or
recommend B.A.R. approval on this project based on the above Findings and
Conclusions.
Sincerely
cc: Bruce McCurdy
Rick Beeler
Duane Griffin
File
•„1
L. dick ee er, Planni Director
These conclusions may be appealed to the Board of Adjustment pursuant to
TMC 18.90.010. Any such appeal shall be made within ten days of this date
and should set forth in writing the interpretation being appealed, the
interpretation being sought, and the reasons why the Board of Adjustment
should support the appeal.
r /
IC 4
f;•
�6Q
STA. 12 +9390
STA. 12-±;A 54 /
ArrAeHME''T A
RE
9.63
125' RT.
A IPLIcANT's p-o
2 O IE t.'t' E
14 ELEV. = 240.09
I.E. = 237.09
ST
Q-6r LT
74'
.E ='r61`-
STA. 5+1.135 _--
10.42' RE
250
C.8 p;
RIM AE
I.E •
STA. 74
iQ 42
=
AL
•
- ATM CNMEK $ -
C.4
= OF UNIT BED/ SQUARE SUB -
BLDG UNITS TYPE BATH FEET TOTAL TOTAL
OCCUPANCY LOAD = 48
OCCUPANCY LOAD = 66
OCCUPANCY LOAD = 45
D 3 (2) 1B 1/1 577 1,731
1 (2) 1C 1/1 722 722
4 (3) 2A 2/2 936 3,744 6,197 1st
6,197 2nd
6,197 3rd
OCCUPANCY LOAD = 60 BLDG TOTAL 18,591
E 4 (2) 18 1/1 577 2,308
4 (3) 2A 2/2 936 3,744 6,052 1st
6,052 2nd
6,052 3rd
OCCUPANCY LOAD = 60 BLDG TOTAL 18,156
REC.
BLDG
OCCUPANCY LOAD = 33
( LOTAL SQUARE FEET
2 (2) lA 1/1 726 1,452
4 (3) 2A 2/2 936 3,744 5,196 1st
5,196 2nd
5,196 3rd
BLDG TOTAL 15,588 SF
2 (2) 1A 1/1 726 1,452
4 (3) 2A 2/2 936 3,744
2 (3) 2B 2/2 1,027 2,054 7,250 1st
7,250 2nd
7,250 3rd
BLDG TOTAL 21,750
3 (2) 1A 1/1 726 2,178
2 (3) 2A 2/2 936 1,872
1 (3) 2B 2/2 1,027 1,027 5,077 1st
5,077 2nd
5.077 3rd
BLDG TOTAL 15,231
BLDG TOTAL 1,911
Rar- tat• 4
S■Nt.
Legend
'22+,
ete —e
01111S.
a ,•
i
or.a FWE,r,CIV•J
5D•
..e■atv;,■=..e
LJ
7..••••••
•
. -
Sa.
EISTMEDGEOFTREECANOPY
PASENEDWOODEDAREA
11 ,
ta7,4t. '
ZS•
A
NEINOECIOUOUSINEVERGREENIMS
Interstate 5
'71
I I
.......4
. 4
/ . i-- 2, .i f;-/;:;:: e :'' - ::::7 f._ ,? :„.. .. ) ; 7 : "...i....
.••;:re /.
J .
PARXINGORROAD--,
PROPOSEDGRADE
•
CONCEPT SEC110N A-A
• 'TAU 1
1..111enTON
AfG4701.0
WIDSCAII MO.=
V 1.14:■•■.•
CLOW,C■111 NO 714
I
I
11V
N•rd
111111.•
r,g4.10.1
6.11"
d Man u • • := •
el
4f a•-ft
Oilliaggr •
---- 1•••••••••• - 11MLI•
—ray -atistawr vszu.--rrnacamt
— Di= MYRA — •••==.112
(In.-It •
IMPFC11:1131,
— 71 - 1113N11.63•0r71
phi of ton Inaufry
•111,1••• 311/0•10 =M1 %Mal If:
WW2 •••••••11
S1LVIDOSSV
MrKM
IANITIIM
"Se2cIAJ. ZAtaCt r ""fi*/•A
i • P..
ter tzs.a.su.x•
or- .6 •• .14 •^•••
111.-11•
Arc
•••••47..•
1 '
IV-- ...• •••■■=........'..
f * t . .... - 7 .. ... "”... ...r "
• :c 1.:: at+7 ..: :
.1■■•• a Str,..ir.- .. ,,.
Nci
•
a••••• ••• •••••■••... /
....•••••■ C••••■ ••r, ,•••• •••-••• •••••■•---'
•
. r
,-- ........./ 7Th
:.........
.--?„ '
,..
- , 1- y
,..-....., 4 ...,,,,_ /
, 7 - "a - ' 3 \ • . . - 1 C i
- - • ./- 72_ .... .... ... • ...,
---;,/ .f
/
i
/
-•;
•■••••■
•
.1 I: .1 • •
it
• t r
it .... • • ....
.1 I'l mom
II
II! mu. , . ,.., ow 11 1 .. om,,,.. am
1
1 in m
g – --- — - ' I
1, .I
M 1111111
NW 1/4, NW 1/4,
CONTOUR INTERVAL 5'
scaLE r . 40'
8
2
o 11.1
7.
8
E
z
Zc
cc §
• JOB NO.
708
SHEET
C-2
OF
/3
\•
t : I SlG°fS
TYP
a
L
rr . I ' .y �, , '
NW 1/4, NW 1/4, SECTION 35, TOWNSHIP 2J NORTH, RANGE 4 EAST, W.M. APPROVED
/ -5
Dv
sneer au .
K°
Sal R,VS
!. � i '! t I / i - ,
SYSTGOL
! ° lLK1r.� O D�r
!A°R
/ r /� - — — — s r•s'. • r — 0�� � :,+• -,+ 9),)4.19
�j/ nza• — 4�J�_ —_
boa.
SILT FE
� /�
/ [ NCE NO SCALE /1'7 - i ; CONTOUR INTERVAL = 5'
/ s 4 _ : 4 f e°
1.. • 1sn1 a t. � .' I
1 � 1
1. rv. .n b)4 oral rertltln for sera).
1 tr.°erv• ,IIX nitetI n o,7 454th Arc Dien • to 0) . :. censtrvrle° Or °l•rlly sere. 0.91.1
J' t Barr sItt•ttn W nt•ntlan ,owl +4111 M 5.1,•) In • ••fl•Irstrl
an u
tot. sn n Mat [Y rna. +t D e. relnHO roc... oft gm•el.nel.
e
thc. Ill •r•lnent 1 ro op.ratlm•f. nt., •Il )))))flan woos 14 r1Dln)1
3 Fla +tl Gatos .17x1 of TV MOM 1r rnln ron...,
■11 t..oarrs lrasianhc1wnte)!n central 1911lttn 1n•!) be 54ntrl,t•7 •lr fe ant
Groftln0 r os.v5 :r. clerl•0 1n •ctr7•ncs eft 330 5050 a° rnnrl fr9.1 •ne
Src,004 ns,�•tetlm Grnt r4l Plan. most ..1111.. one Of s 51slattrlil rt.t•1.O r52l1)
rv11n .5 . l .
5990 11 [9915:., o+4 tOo 0ot. Ir en •slt• -25414 .) 0.015
7. 7155!1 1tr.9 • sorts or *Inv )••fret ewr oe r•iolr•7 .97 fort.* 4tnO IK.9.n1
for erasing trolulno construction laces 11.. Nlos .t Detnts •r Oa3ofr3331
945 4th rig..
(VEt.'■ 40 s11214Nr. r!°v tivna
5115 1t ) -2 . s! S 4 • t 1.11 oret ln• 1,114.14; r.oalr•
3)1.9 ,5 111 4. • l itl,rcer.'n.. o rlll.•nt. of •erto os .a+afectan7
5, G : 5,
4 r •0:.1. 0, r .U41 4r 4.14545 onaf•rtr•r.
40
SCALE r • 40•
DA7W
p
It
z
§.4
3 24
1 0 7
q lS
A
c
J09 NO.
708
SHEET
C -2
OF
!3
4>'1i•.:1'.i'.ft' ;: v` �4�iL':' 4Sk.2iia: {:i..«.s..ai'.7::i.417
sa.t.2.team^s,via x:ras:rmrami;,..x.:r:attt yuiaas.4..c :: AZr. CCfMfnY.a4 tttik' by1T.'': 44 0.4 :'6'GK..i4VAitip ALT.€raii7$YaY O'S
� �\\ \`�` i V � ,
1
I
r
I .qti!� Ifl rl I;I I11'I,
1 9q,,
i lt h•',
e-!i I III ,'
1 WIg I \�` I iIVI� ti
II IV‘ ,`
�a R•�I
kr. �4 .\ i \1 !�,,� 1
1 Ap gt„11 11
' 1ll\tl∎I I 1'J
'
� 1 1 '1 �� i1'.1 (� ,;i -
l `�� IL
l! \ \\ .\ �\\ \ 1 �I\�\\� . \ \\1�, I , ;lei; 11 •fir : - A
\ \`�11 ' , \ \��� \ \ \ \ \��li�'IIII "'�1i�� 1 � IIlI I I �a��� \ N
1, Vii \��'�\, , \I \i\'ti1 �u I \ \4a, ,o
l 1! .I 1 1 \ \ \ \ \ \ '�1 \ \ \III�',\\,III , \1 I' i :'111( I ' i \ \1 2 \
!1 �! ���, \II ����,\ ��, Mi 1', 1i I.� �:N�_��`
‘%\,\>\\.\: 1i�1�\\�', ��\\, \ ;u \�'i \ \,\I',i', ,\\,��, �_.__�� - =
, `I \\' \ \ \\ \\ \ \\�111,,1\0I!I` \li \ � \`� ° 5=k
ill' \ % � , � • �;\I,�� ti l \ � � t „��
' \. �� \ I \ *— _ •
I Fi
/ I
TRITEC ASSOCIATES, INC.
ENGINEERS ARCHITECTS SURVEYORS PLANNERS
PO 001 930 3472 NT =TELL 103 SLIT 26TH ST.
SB.VSUDALT. TA 98363 TACOMA, TL 96421
(206)692 -6400 /' (206)572 -6400
§N
to
■
n
.1 ,.si:? r ) p� n
r m
;n Y1 F
-; I TM V
RAINIER RIDGE YUMA, WASHINGTON
ROAD AND STORM PLAN
N0. RENSIP4 DALE
DES,
6N/ E
A:.tS
CHEMED
A0.E
DATE
DEC
7908
<
OvERPASS
/ •/j,
--Y%z;"
„._ ////,(/
l y")/ / / / 0
/
N
c. '-• • 1- _____
v t -
_-- -- -
l __ , / ....- , -,.,„ - -_-_-(- ,..-•-
WAIER VALlg..._,„ • .41-
/34-' 1/, ,-_,-
- 0vc ozz
; ,9 ,- N. _.1 '• co.
.----
F7RE NIDRANT '—,7/: --it,--.224
-----
,..,_____ -••• ,.• --- ___--
O.
"tE=244.50
-EL LF C.O.
1026.47X
147 re.726 52 LF 6 P
49 LF r PVC - -----02 4 .29X
012.35X
--268 LF 8" PVC 01.5X -
Ste
2 4,Y27 , -;- 7:7
6 PVC
/ 17.> 02X
/■,/ ••'"
/, STA. 2.10 22RT.
P./ // / ///fr
• /,
/*
_ , ,, •
• ' a z ma Ect.w - —
•t6 Id/ ///./di/,
/h / / • • 4".•
0
-. ---...........
/
/ / 4 -----
--124-r----.------- --- _________ss.
/ ." _ ---"-- ___ —
/ / ... -';'::...----■ - - --_-;-„—_ ___ _ _—
....--/ /7/...7,;--- -----\,'------__.----- - ./ ---- '----.:1 --__ .._
.--...... ,
1 <„, -
. , - - - . • - - s 's. -- -..._____.. T - 2 fkg , _,..-- --- --_f z i ll ,_,,
.- - .-.' Rtm_ELEy. - .--.-
--...
--- ..--
LE-OLI ...221,27__-.57,1,-4.6O 3.3:LJ
------
..------
— - -
NW 1/4, NW 1/4, SECTION 35. TOWNSHIP 23 NORTH, RANCE 4 EAST, W.M.
1- 5
) 1 ,
LE IN
LE our N
STA. 4.76 2ORT.
APPROVED
-t 1 •'
W
, .55„..,......w—.,.........—,
-- y
sixtr.ar swro cosnacrum Acres
SI 4. 411. 44470FULS 3.40 03.1444971, Dail . If Ii• •LISOCIICe 5554 DE
Y;, SIRE.40 Cf PE WWI MM. 0 IMF • I.• • VC 15.0 0.7.
. .
.,,, i, I ,I I ,1 \ suf., SITIFIL•FILM 0 0 F. ST0.1422 so WY OF 17.6611.•
' /"\\ 4'. 34,1515* 0105 ,,t `I" ' '.0" ''''''''''t snw''''' 90
• /-). ..,..\\, sruatces.
IKT ;FA k_.;› ) ,P, S. nf Warw. .41.1. low. nE SCAM PI RE n1147 CP
RIO ELEV/ 17 1104r1375 4.0003301,7:714 7(136 040 3*
I.E. IN .4 iit 04477441734 9441) mairr awl,' ato tuvAncr. cr ccemcrzcos PRIOR
-Tr: 0U). — So
lar..■ Sr.. oulle siski. fie nil In= me l. , cup.
ci \
l
p_T 5%.5 \■, .\ , pescerro 5110 scion 5.41. SE Ars ca um; trsrm ocr. Mums
' .1 1 \\V ‘ 9f ' MN ' FS f r7 7411 IX ...t7501.14.3.ar " :44 7157140 AM
2.6 LF 57 V \I rrsrps 'mu sr ,rircoem um; roe sts•Draszco co nE arr a'
5X/ )j )1 )1 ) , rw.roi 4Lt.IS <WS DPW. Cly:rtft. • KW.* OF 74 ..slt
CO. ..-- / / CA
Ii,y/fp, wa r. ,r 91.441.fltgf=1611.1Fr OF mr ran414:771 117 WAIN Ai
-- te. 7 ;14.00.• ,I4 //, , n., PEP,S. SERW5 Apo gator PRICO f 2 CC.71■4C71CO.
____.------ / 5 4 5 T ij 7 194 , 47;' , IFICOLIMFD 1 1: 4 Of Fut= •OFXS InaTIDI
Z 6 Mr urr cr .1444. recrumeo cr cm= cots cm. 10 1041,704
--,--„;-- fir w , n47 44EXS 40:01 f, cr.csgspfvr LS qrsr.
- Ill/ii m, 'C ''' n ' el= 9"" rrI " r17 ' Tr: r". 'E
• IT „tr,,1111 5Arrirr Auer Oar. noron. ce me SYS:. FO , 9f CM OF 034444 4s
--- 7 .2 ‘ dilli i i i E .,..... ,,, , T,. . :: ., ,,,,,. Strr ... 54 17*99047 44) ME aF911214AS
- - - -'---,---' - 4 , // ) D S 42 ro ' r 1.7 1 4:frof '
4W
57 011 517? or 11.011.4 !MUMS 49.9:P6V935 SIMI. MIS. 10
•165745 c m... " .. 7..,:, ,, , , n . ,,,,,,.,
- ro.cffsr.41. Fr4 etas%
Af5517.115
FAIXREZ.
IF. catnours AOr 10 LS•FSD u 7744311 17040 75*
souves •F DM] WA". so• 34 PTIL 440 Ar Apa 'Err
NW++,
-
s 2 \-
-
Pal ELEV. • 246?
itIVMS
DAIED
CONTOUR INTERVAL = 2'
SCALE I w
E
.I08 NO.
708
SHEET
C-6
OF
/3
f \.
4.
FIRE HIDRANr /
WATER VALVE - 74
/
/ 1
/
/ 1 ..
/)
/;'yr
Y- .
/
/
OVERPASS
LTFARORAL
6'X&X8" - r HUH VALVES
COORDINATE 17E -IN WIN
WATER DISTRICT NO. 75
/
A/ IT 1/4
f/ BEND
f/ e
e/ /
1 °/ a 0
N b/ ` i / 47
f / ✓ l
5 -r 1417H VALVES
COORDINATE 77E -IN 147TH
WATER DISTRICT NO. 75
WA TER VALVES -„1 47
I
/ 40
FENCE
74597 1r5797 051LC71w 70775
I. T4 947771445 MC 7055 5 !Y 5061959113) PALL 023910 4117 Of STABS
61K 07.971 44760 01517177 115 7105? 97111 l 3-•4 STAVE= uru 5713/45
•uO 15 LOLLICTI0 6119 IIE CM 0' 7140144 7RIC EMS 0479) 0617(113) 4'O
37-40007 ST4931II.
2. 69715914.5 19) 44 MEN 9014 437 AS MEET w 7)0 FLEE.
3. 14 PK 119E S40 MALL E 4•4 1-970. LLD 154 440 944:1 00.74 TO PE
R01E41EE75 LISTED AOC*.
A. ALL MOTE 169) 1197 9099 590 4. BE GAGS 52 [FEE ADAM 51(1 Y6 MALL
0200 15 ME 251170575 415552 AXE.
5. 4914704 417E 94411 E 1414111 4100 Of 671137 LEWD OF 41 44 44195 4 0
MALL 17 00(1150 (1E5751CL11 TD • pit w 7.371 444 491 ST.N6 TO 737
SLAL7 AT EA. X77704497. SPLICES 591E E NAM 0177 004452 00■:706. M
4074. 4177 MALL E 14 Hs7 ON LA9Q5 0Y145
9. EL 7137 97040)75 MALL E 9)r 149.73 WANES 4Z1K 90■ 1-5441 46C E
FITTED WIN 5• SVC 44471500 MP( 7W PONT.
7. 11[ 90100 0451)0 LE 467470E F9) 5 190 FEET; F9) 5' M lE
E198Y4 74'16 IS 150 FEET.
I. ALL 457 ?L?' 4' NO WEIR 94U E Jaw L905 33141971 ELKS.
9 1)9167 61376 SAIL E PETALLED HIE WED EC AS 905 w 7E 60)61 LOO
3774415 0641710 IN 7700 77.116.
50. ALL TALKS MALL E 541® TO TIE 757 w QCD.
NW 1/4, NW 1/4, SEC710N 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M.
1-5
�,� t "P II lid k1 I �
4,75 Er D. DUCT? IRON i
6 1 2 7'1137 r . I
4 - 1 72 /
25 LP DI.
1INDARD HYDRANT ASSEMBLY
:SPRINKLER PIT
TAP,
11. 19)77417119 94414 007111? /15 4 744199 Cr 7 6V6 N 4.3 ALL
3715575 F9) ST2F17 TESTIK 9) Ir9RT11.'N.
EKL09)1WC0T9Lr9) 1577194111(73) COWRY 379)1370 41 Of 1137 OF
STU1K.
15. 79)794:87 LuLL 160157 939 1A4t F'Ji AFFEcm AE/E FE2940 /I 7E
T.
EA 191:1FI74 7 5 7
4.O Fw 679) 1 451 71 F9. 71[ 44 LES1C9.
ti 315E 143 9 64 E 5737:7, 5U999ESE11 11 w 4^917: TD 973
9) u.0) 115971ST E3 75.
15 75. 111E 59147 14(7117 41 5
199) 1. 07
459) w.f. Eft b£ rC. 1.25 4:77
0.01.1' 4 T• 1 01 44 4.5 o1:£ 979)4 541E 4K K. 6560 9) 'D'• Sr474ED
61971169 57)474 437 379)737.159 EDT 715 701C711 1.4 a UST 1767 7137.
4(,019 r 4 JOT, 7E9 :E. SEEK Ta. 4175 .IN Gait :SS 4.:7 .
•D•• A,* %Z:.::T. FOT :::f •771 7 12EI :i r ( 4+7 . 710 1
466:0)• 24 . 6 .1: Ar •,6
16. OM1TC79) 70X10611(411 IY 119) 4915574 36/1 :� 4LL 0771 199!5 4W SIIX
57. 4013145 304 3
1719)5 460 L7K 14.
7. LO 1 2 370137 717E *517 7 E 1 K • SV( FOOT 4N10F =WA.
19 051547 N NI FM 77717 LEST ILO7 1734 9
7 5!
5 410 197 )7.
19. FOOC7742 054411 1
4.41 75X7.07479*.
A. 179E 09)4975 EO 961,6 ro E OL9AROUt 7119) ID 39•097451 OF 7971.7:K
m6r7crtw.
APPROVED
DAIED
SCALE 7 .. 40'
k 09
W7A
C tlY
J08 NO.
708
SHEET
C -9
OF
13
" " "`.
' '° RAINIER RIDGE
W
i nrfW NM R
cectnro: Sae acnup 'Urban hnpn
y 4.. ,.,..,7.i :•mrn. MV..on;0,,AAVW{ rn1,1
Thom�asRengst
$
�t
a s 4p
„,,'"" PLANTING PLAN
“'" Scale 1': 30' -0'
"r` 11-11-1 /68
�v�,u
(r ,
.. nsi�.ax.: a:�aexss.: Wi'aV341RitN1 ��v;. tiu3c. n �+ wvnw+ e... K... e... w«.,... un r... w�. �w... �........»........,.......�.+.. min.. �. nw... n. rsww_ .wrrrrwrxNfiwxC.nvat- •:4'+.cc4t
E7
a > 3 ► S�
� 1
}
• r . •�
•� W W N .P ; N Q
i `
r �
Ck. 9 i4 S § !
gt 3i qp f
' lir Pi ra 3 kt ij
Ft
Pk
w
•
w w A 8 N N
k g °
4 r
1+ rmr Sena. ,w! toe Am.loo
S w ,s1 p w F'
e Fyp
p L
r? 4)1 LTTRRF y ti tti,
tO
N
cam;
m�P-?PcP p Pr PG 0 C P P
..rw..+w�..r..,.
N pk r
AliA,INfli it
n ti
A
ISb /Op
Lf 280.•11
-
DES REVIEW APPLICATION
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Construction of a 108 unit
exclusive luxury residential apartment complex.
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s),
block, and subdivision; or tax lot number, access
street, and nearest intersection)
Tax Account No. 352304 - 9025 -34 / Tax lot 9025
Quarter NWT of NW4 Section: 35 Township: 23N
(This information may be found on your tax statement.)
Range: 4 East W.M.
3. APPLICANT :* Name; SOUTHCENTER GATEWAY ASSOCIATES, William Polk, Bruce
McCurdy
Address: 1201 Western Ave. #410, Seattle, WA 98101
Phone:
622 -8443
ate: 1/9/88
Signa , - ,. /
* The applica S - 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: Southcenter Gateway Associ atPs
OWNER
Address: 1201 Western Ave., Suite 410, Seattle, WA 98101
Phone:
622 -8443
swear that " / " , - ∎jr A con � c purc aser 's o
IF,[signature(s)]
--property involved in this application and that the foregoing
statements and answers contained in this application are true and
t correct to the best of my /our January 9, 1988
JAN - � � knowledge and belief. Date:
9
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 cri-
terion (if appropriate), and describe how your 'plans and elevations meet the
criteria. If the space provided for response is insufficient, use extra space
on last page or use blank paper to complete response and attach to this form.
5. RELATIONSHIP OF STRUCTURE TO SITE
"DESIGN REVIEW APPLICATION
Page 2
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: The site which borders I -5 and N of 178th lies below and
away from any direct line of sight. Most areas will be protected
by either a tree lined buffer area along 178th or a mounded
berm along I -5. The project will consist of 5 buildings with 103
luxury units, all strategically located to maximize potential
views of the Cascades and Mount Rainier.
6. 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 estab-
lished 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: The landscape plan envisions a park like setting, with
an appearance of a private residential village. 178th Street
will be improved to handle the additional traffic as well as
curb, gutters, and sidewalks. The site is part of approximately
7 acres of which only 4 acres will be built on leaving a sloping
hillside covered with trees as an eastern most buffer area.
This gives the site a residential and exclusive feeling.
7. LANDSCAPE AND SITE TREATMENT
DESIGN REVIEW APPLICATION
Page 3
•
A. Where existing topographic patterns conteibute 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, mitigating steps should be taken.
E. Where building sites limit planting, the placement of trees or shrubs
in paved areas is encouraged.
F. Screening of service yards, and other places which tend to be un-
sightly, should be accomplished by use of walls, fencing, planting or
combinations of these. Screening should be effective in winter and
summer.
G. In areas where general planting will not prosper, other materials such
as fences, walls, and pavings of wood, brick, stone, or gravel may be
used.
H. Exterior lighting, when used, should enhance the building design and
the adjoining landscape. Lighting standards and fixtures should be of
a design and size compatible with the building and adjacent area.
Lighting should be shielded, and restrained in design. Excessive
brightness and brilliant colors should be avoided.
RESPONSE: The overall landscape design incorporates not only attractive
natural vegetation and trees that will lend to a park like setting,
but these areas will be enhanced by attractive lighting for visual
and safety concerns. The required curb, gutter and sidewalks_ will
also blend as more than half of the units will look through and /or
over these areas for their views of the valley and Cascades. All
service areas will be eliminated from view or be attractively
screened. The entry area will be distinctive and attractive promoting
the unique elegance of this apartment village. All landscaped
areas will also be sprinklered and the design allows for ease in
regular maintenance of the completed site.
8. BUILDING DESIGN
DESIGN REVIEW APPLICATION
Page 4
•
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 per-
manent neighboring developments.
C. Building components - such as windows, doors, eaves, and parapets -
should have good proportions 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. Fix-
tures, standards and all exposed 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: Our initial concept is to provide for a visually pleasing,
contemporary design that leaves the impression of luxury in an
exclusive wooded urban setting. As there are no existing struc-
tures or developments within 500' of the site (with the exception
of several single family homes) this will appear as a dynamic
self contained small village. The buildings will be three stories
comprised of 5 clusters and a recreation center. They are arranged
on the site in various angles, and elevations in order to provide
an unstructured residential feeling, yet all units will have views
of Southcenter, the valley and Cascades. Construction will be of
condominium quality, with cedar siding, superior fixtures and
appliances, and fireplaces. All units will be sprinklered and
fire monitored. The exterior color scheme will be superior low
impact earthtones and the night lighting will complement these
soft tones. Unit sizes will range from 577 SF to 1027 SF. and
comprise either 1 bedroom, 1 bath or 2 bedroom, 2 bath.
9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE
A. Miscellaneous structures and street furniture should be designed to be
part of the architectural 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 pro-
portions should be to scale.
B. Lighting in connection with miscellaneous structures and street furni-
ture should meet the guidelines applicable to site, landscape and
buildings.
RESPONSE: Benches and recreational furniture will be confined to the
deck and walkway areas of the recreation center. There will be
extra lighting in these areas to accomodate the recreational
pursuits of the ronmuni ty_
INTERURBAN SPECIAL REVIEW DISTRICT
DESIGN REVIEW APPLICATION
Page 5
•
The following six criteria are used in the special review of the Interurban area
in order to manage the development of this area, to upgrade its general appear-
ance, to provide incentives for compatible uses, to recognize and to capitalize
on the benefits to the area of the amenities including the Green River and
nearby recreational facilities, to encourage development of more people- oriented
use, and to provide for development incentives that will help to spur growth.
Please describe how your proposed development relates to the goals for this
District. Use additional response space, if necessary.
10. The proposed development design should be sensitive to the natural amenities
of the area.
11. The proposed development use should demonstrate due regard for the use and
enjoyment of public recreational areas and facilities.
-. �. -.. �-.,.. �.., �... � .