HomeMy WebLinkAboutPermit 86-14-DR - BERRY - TUKWILA HEIGHTS APARTMENTS DESIGN REVIEW
south 152nd street
Permit 86-14-DR - BERRY - TUKWILA HEIGHTS APARTMENTS DESIGN REVIEW
Mr. George Berry TUKWILA HEIGHTS APARTMENTS DESIGN REVIEW
5911 Orchard Street West
Tacoma, WA 98467
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
86-Y-Diz._ CN-S - 1 03
May 27, 1986
Dear George:
The Board of Architectural Review (BAR) approved at their May 22, 1986
meeting, the proposed design of the development for . Tukwila Heights
Apartments with the following conditions to be submitted and approved by
staff:
1. Enclose dumpsters on all four sides.
2. Revise landscape plan to a minimum of seven and a half feet along north
property line.
3. Revise plans to show pedestrian path to office.
4. Survey significant trees on site and include in landscape plan where
possible.
5. Revise elevations to show architectural grade shingles.
Per TMC 18.90.030, any person aggrieved by the decision of the BAR, may
appeal that decision to the City Council. The appeal shall be made in
writing to the City Clerk within ten days of the BAR decision as stated
above and shall state the reasons for the appeal. The City Council shall
affirm, deny or modify the decision of the BAR within ninety days of the
filing of the appeal.
If you have any questions, please feel free to call me at 433 -1848.
Sincerely,
/AU 44ket/
Moira Carr Bradshaw
.
•
CN -IO3
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
TUKWILA PLANNING COMMISSION
Minutes of the May 22, 1986, Planning Commission meeting.
Chairman Knudson called the meeting to order at 7:25 p.m. Other commis-
sioners present were Mr. Sowinski, Mr. McKenna, Mr. Kirsop, and Mr. Larson.
Representing staff were Brad Collins, Moira Bradshaw, and Becky Kent,
Planning Department.
APPROVAL OF MINUTES
MR. SOWINSKI MOVED TO APPROVE THE MINUTES OF THE APRIL 17, 1986, AND APRIL
24, 1986, PLANNING COMMISSION MEETING. MR. KIRSOP SECONDED THE MOTION,
WHICH PASSED UNANIMOUSLY.
PUBLIC HEARING
A. 86 -17 -SPE: Diaz Gymnastics, requesting approval for a cooperative
parking facility for a gymnastics school at 1106 Andover Park
West.
MR. KIRSOP MOVED TO CONTINUE APPLICATION 86 -17 -SPE TO THE JUNE 26, 1986
MEETING, MR. MCKENNA SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
BOARD OF ARCHITECTURAL REVIEW
B. 86- 14 -DR: Tukwila Heights Apartments; requesting approval of a 66
unit apartment complex at the eastern terminus of 152nd Street,
Lot 2 of Tukwila Short Plat 83- 17 -SS.
Mr. McKenna stepped down due to appearance of fairness and left the cham-
bers.
Ms. Bradshaw summarized the staff report and entered the color scheme
sampling as Exhibit F.
Gary Park, 15103 Sunwood Boulevard, Tukwila, WA, was concerned with the
density of the project and its impact on City services and traffic; elimin-
ation of wooded areas; and harmony of the surrounding environment.
George Berry, Architect, 5911 Orchard Street West, Tacoma, WA 98467,
reviewed the architectural concept, color schemes, and entry signage in
response to the Board's previous concerns.
PLANNING COMMISSIO(
MEETING MINUTES
The Board discussed siding and roofing materials.
Mr. Kirsop submitted photographs representative of various multi- family
dwellings in the area as Exhibit G.
The Board discussed the design revisions to the proposal.
MR. LARSON MOVED TO ACCEPT FINDINGS AND CONCLUSIONS OF THE STAFF REPORT AND
PRESENTATION AS MODIFIED BY THE ADDENDUM DATED MAY 22, 1986, AND APPROVE
APPLICATION 86- 14 -DR, TUKWILA HEIGHTS APARTMENTS, WITH THE FOLLOWING
CONDITIONS:
1. ENCLOSE DUMPSTERS ON ALL FOUR SIDES.
2. REVISE LANDSCAPE PLAN TO INCLUDE SEVEN AND HALF FEET OF LANDSCAPING
ALONG NORTH PROPERTY LINE AS A SCREEN BETWEEN THE TWO ZONES.
3. REVISE SITE AND LANDSCAPE PLAN TO SHOW PEDESTRIAN PATH TO OFFICE.
4. SURVEY OF SIGNIFICANT TREES ON THE SITE.
5. USE OF ARCHITECTURAL GRADE SHINGLES.
MR. KIRSOP SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
May 22, 1986
Page 2
A. 86 -7 -DR: Valley View Estates, Puget Western requesting BAR ap-
proval of a 108 unit multi- family residential complex on a 7.08
acre parcel located in the southwest quadrant of the I -5 /I -405
intersection, bordered by 53rd Avenue South and Slade Way on the
west, Slade Way on the south and I -5 right -of -way on the east.
Mr. Collins summarized the revised staff report (Exhibit 32) and explained
the action that was before the Board.
Ms. Bradshaw clarified that Exhibit 21 was listed in the May 22, 1986,
staff report should read "Dick Goe video ".
Mr. Haggard summarized his letter of May 20, 1986.
Dennis Robertson, 16038 - 48th Avenue South, Tukwila, WA 98188, contested
Mr. Richards' letter as included in Exhibit 22 based upon the information
being new. He requested a buffer be installed on both the east and west
sides of the project.
Mr. Collins clarified that staff's statements in the staff report were
taken from the Final Environmental Impact Statement (FEIS), which was
entered as Exhibit 24. He further clarified that barrier landscaping
requirement, and staff's other recommendations as proposed in the staff
report.
The Board discussed the proposal in relation to the BAR review criteria,
specifically noise barrier, landscaping and fencing.
PLANNING COMMISSION
Moira Carr Bradshaw
Secretary
Respectfully submitted,
May 22, 1986
Meeting Minutes Page 3
MR. KIRSOP MOVED TO ADOPT THE FINDINGS AND CONCLUSIONS OF THE STAFF REPORT
DATED MAY 22, 1986 AND APPROVE THE REVISED SITE PLANS SUBJECT TO THE
CONDITIONS OF THE STAFF REPORT. MR. LARSON SECONDED THE MOTION.
MR. LARSON MOVED TO AMEND THE MOTION TO REQUIRE THAT THE FENCING ELEVATIONS
AND REVISED LANDSCAPE PLAN BE BROUGHT BACK BEFORE THE BOARD FOR REVIEW AND
APPROVAL. MR. KIRSOP SECONDED THE MOTION WHICH PASSED UNANIMOUSLY.
MR. LARSON MOVED TO AMEND THE MOTION TO REQUIRE THAT SIX (6) FOOT HIGH
CEDARS APPROXIMATELY 40 FEET ON CENTER BE PLANTED ALONG SLADE WAY WHERE
POSSIBLE FROM POINT A TO POINT B ON EXHIBIT 18. MR. MCKENNA SECONDED THE
MOTION.
Mr. Collins clarified the "where possible" with the explanation of non-
interference with geotechnical report.
THE MOTION TO AMEND PASSED FOUR TO ONE WITH MR. SOWINSKI VOTING NO.
THE AMENDED MOTION FOR APPROVAL PASSED THREE TO TWO WITH MCKENNA AND
SOWINSKI VOTING NO.
Adjournment
MR. MCKENNA MOVED TO ADJOURN. MR. KNUDSON SECONDED THE MOTION, WHICH
PASSED UNANIMOUSLY. THE MEETING ADJOURNED AT 11:10 P.M.
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
ADDENDUM
86- 14 -DR: Tukwila Heights Apartments
AGENDA ITEM
INTRODUCTION
At the April 24, 1986 meeting of the Board of Architectural Review (BAR), the
Board reviewed the subject application. The Board requested the applicant to
revise the design and then bring back improved elevations.
FINDINGS
1. Typical elevations for Building D have been submitted. The north or entry
elevation shows that the windows have become a relief element and the roof
line has been pitched out over the window bays. (Exhibit A) The original
pitch over the entries, and scallop shingles gingerbread trim have been elimi-
nated. The end elevations show the added dimension on the entry elevation
side, and additional trim around the windows.
The courtyard elevations repeat the use of a pitched roof from the front ele-
vation over some of the balcony areas and integrated into the several of the
storage areas. The rough sawn sheathing in 1 x 3 trim has also been elimi-
nated.
2. The entry elevation has been revised to consist of a 4 foot high brick column
with attached sign of bevel siding with 6 inch trim, cap over, and name of the
apartments. (Exhibit B)
A six foot high wood fence with double top /bottom rails is located behind the
entry monument and along the east property line.
3. An alternate color schedule has also been proposed. The main body color would
be English Saddle, the trim would be oatmeal, and the accent would be
burgandy.
4. A letter from the Sunwood Condominium Association to the applicant, George
Berry, with a carbon copy to the Planning Commissioners is submitted as
Exhibit C.
5. The applicant has responded to the letter via the attached exhibit addressed
to Byron Sneva, Public Works Director. (Exhibit D)
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86- 14 -DR: Tukwila Heig t Apartments
May 22, 1986 ,..
Page 2
CONCLUSIONS
1. The proposed six foot fence would prevent any pedestrian or vehicular intru-
sion onto the property located along the east property line, which was a con-
cern for the abutting property owners stated at the April 24, 1986 meeting.
2. The gabling over the window bays provide a greater use of and more harmonious
break up of the entry roof lines. A much more interesting facade has resulted
with the window bays creating an added visual element with complementary
gables.
The courtyard elevation provides a contrasting system yet proportional gabeled
roofing.
Moving the windows together in the bays has also created a horizontal visual
element that balances the verticality of the bays and remaining wall areas.
3. The end walls remain sterile and visual interest relies on the articulated
roof lines and the variety in setbacks along front and rear. Large scale
vegetation is provided along these sides to provide softening and detail to
the architecture.
4. The entry monument is at a scale which would be compatible with the pedestrian
circulation in the area and is the same material as the siding proposed for
the structures.
5. The alternate colors are deeper and provide more contrast that would make for
a more interesting structure.
RECOMMENDATION
The staff recommends that the BAR approve the proposal and adopt the Findings and
Conclusions of the staff report and presentation dated April 24, 1986, as modified
by the addendum dated May 22, 1986.
EXHIBITS
A - Revised Typical Elevations
B - Entry Elevation
C - Sunwood Letter
D - Applicant's Response Letter
(22 /HEIGHTS)
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EXHIBIT 3
' •-•
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TO: GEORGE BERRY - THE BERRY AND BERRY ASSOC.
CC: PLANNING COMMISSION - CITY OF TUKWILA
DEPARTMENT OF PUBLIC WORKS - CITY OF TJKWILA
MAY 6,1986
SUBJECT: TUKWILA HEIGHTS - REQUEST FOR EASEMENT ACROSS
SUNWOOD CONDOMINIUMS PROPERTY TO TIE THE WATER
SYSTEM OF TUKWILA HEIGHTS INTO THE WATER SYSTEM OF
SUNWOOD.
DURING THE FAST SEVERAL WEEKS WE HAVE HAD SEVERAL TELEPHONE
CONVERSATIONS AND HAVE MET WITH CITY OF TU<WILA, DEPARTMENT
OF PUBLIC WORKS OFFICIAL PHIL FRAZER ON TWO OCCASIONS, ONCE
AT CITY HALL AND ONCE AT THE SUNWOOD BOARD OF DIRECTORS
MEETING. YOU AND THE CITY HAVE ASKED FOR A FORMAL RESPONSE
TO YOUR REQUEST FOR AN EASEMENT ACROSS THE SUNWOOD
PROPERTY TO TIE THE WATER SYSTEM OF THE PR]POSED TUKWILA
HEIGHTS INTO THE WATER SYSTEM OF SUNWOOD. I HAVE STATED THAT
THESE MATTERS ARE NEGOTIABLE BUT HAVE NOT SEEN ANYONE
WILLING TO MAKE THE FIRST OFFER THEREFORE, ONCE AN
INDEPENDENT CONSULTANT HAS DEMONSTRATED THAT THERE WILL BE
NO NEGATIVE IMPACT TO THE WATER SYSTEM AT 3UNWOOD, IE. WATER
QUALITY, LOSS OF PRESSURE, ETC, THEN THE F]LLOWING ARE THE
MINIMUM THAT THE BOARD WOULD CONSIDER BEFO=RE GRANTING SUCH
AN EASEMENT:
SUNWOOD BOULEVARD IS THE FKEY TO THIS MATTER AND THE
BOARD OF DIRECTORS WOULD LOOK TO YOUR ORGANIZATION TO
RECONSTRUCT THE BOULEVARD TO A C O N D I T I O N ACCEPTABLE
to THE CITY AND THAT YOU WOULD WORK W L TH THE CITY AND
THE SUNWOOD BOARD OF DIRECTORS TO HAVE THE BOULEVARD
DEDICATED TO THE PUBLIC USE.
THAT THE CITY WOULD TAF•: OVER ALL U T L A T I E S RELATING TO
THE BOULEVARD INCLUDING LIGHTING, MAINTENANCE OF THE
LIGHTING SYSTEM AND LIGHTING SYSTEM PJLES AS WELL AS
THE MAINTENANCE AND REPAIR OF THE BOU_EVARD.
THAT THE DRAINAGE PROBLEM AT THE INTERSECTION OF 62ND
SOUTH AND SUNWOOD BOULEVARD BE RESOLVED.
THAT THERE BE A 100 FOOT WIDE GREEN BELT ON THE NORTH
AND EA:3 T SIDE OF YOUR PROPERTY AND THAT A SOLID CEDAR
FENCE OF SUFFICIENT HEIGHT BE CONSTRUCTED ON THE SOUTH
AND WEST BOUNDARIES OF THE GREEN BELT AND THAT YOU
MAINTAIN THE FENCE TO ITS ORIGINAL CO'VD'ITION AND THAT
THE GREEN BELT AND FENCE BECOME A COVENANT AND
RESTRICTION RUNNING W I T H THE LAND.
EXHIBIT C
..
THAT THE EASEMENT YOU SEEK WILL BE ACROSS A PAVED
PARKING AREA - NOT A PLANTED AREA OF SUNWOOD.
THAT THE WORK WILL BEGIN ON A SPECIFIC DAY AND END ON A
SPECIFIC DAY AND THAT YOU WILL PAY 51000.00 A DAY FOR
EACH DAY YOU GO BEYOND YOUR COMMITTED COMPLETION DATE.
THAT CONSTRUCTION CREWS WILL BE ON SUNWOOD PROPERTY
ONLY BETWEEN THE HOURS OF 9:00 A.M. AND 4:00 P.M. MONDAY
THROUGH FRIDAY AND THAT NO CONSTRUCTION EQUIPMENT OR
MATERIAL WILL BE STORED ON SUNWOOD PROPERTY.
THAT A SEPARATE CONTRACTOR WILL BE CONTRACTED WITH TO
CLEAN THE BOULEVARD AT THE END OF EACH DAY'S WORK.
THAT THE ENTIRE BOULEVARD WILL BE SEAL COATED AT THE END
OF CONSTRUCTION.
I AM AVAILABLE TO MEET WITH YOU OR CITY OFFICIALS TO DISCUSS
THESE OR ANY OTHER RELATED MATTERS.
R'h J S. THROWER, PRESIDENT
SUNWOOD CONDOMINIUM ASSOC.
15=2 SUNWOOD BLVD.
TUFWILA, WA. 98188
May 8, 1986
Mr. Byron Sneva
Public Works Department
City of Tukwila.
6200 South - -r Boulevar
Tukwil- A 98188
Ref: Tukwila Heights Apartments
Dear Mr. Sneva:
1
THE BER& BERRY ASSOCIATES
ARCHITECTURE PLANNING ENGINEERING
5911 ORCHARD ST. W. TACOMA WA 98467 1206) 472.5522
EXHIBIT D
As you know, we have been meeting with Mr. Phil Frazer
of your staff and officers of the Sunwood Condominium Assoc-
iation to negotiate an easement across the Sunwood property
so that the watermain in 152nd.Street can be extended easterly
from 57th Avenue to connect with the main in Sunwood Boulevard.
This extension is a missing element of the City's Comprehensive
Water Distribution Plan that has been required as a condition
of approval for the above - referenced project. We are willing
to perform the extension. In exchange for the necessary ease-
ment, we have offered to provide a fence and a 15 -foot landscape
screen along the boundary between our property and Sunwood.
We also, of course, have agreed to fully restore all disturbed
property to its pre- construction condition.
Attached is a copy of the counter -offer we received from
the Sunwood Condominium Association. Obviously, only the City
can deal with the first 3 conditions relating to Sunwood
Boulevard and its utilities. It is our understanding that the
City will not agree to these conditions, nor should it because
of the limited public benefit that would result in relation
to the long term costs that would be incurred. The last
condition is totally unacceptable to us as a 100 -foot wide
green belt along our north and east boundaries would make our
project infeasible.
Sincerely,
George L. Berry
GLB:lg
C
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2
We believe the City's Comprehensive Water Distribution
Plan should be implemented and we are willing to do our fair
share. We will not, however, be held hostage by Sunwood's
unreasonable demands. Because of our hillside location, it's
imperative that site improvements be completed before the
Fall rains begin. As it appears that an easement from Sunwood
cannot be obtained, we respectfully request that we be required
to extend the watermain only from 57th Avenue to our east
boundary and that we be allowed to give the City cash in an
amount sufficient to pay for completing the extension to
Sunwood Boulevard. The City could then condemn an easement and
finish the extension. This approach will enable the Comprehensive
Plan to be implemented properly rather than in a less suitable
manner via some compromise plan. If nothing else, it will take
away Sunwood's perceived leverage such that rational negotiations
might be possible. We will appreciate your favorable consideration
of our request. Please contact me at this office if you need .
any additional information.
Copy to: Mr. Darrell Beard, Sound Property Management
•
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
Public Meetings
Any and all interested persons are invited to attend.
Published: Record Chronicle, May 11, 1986
O P-
CITY OF TUKWILA
Notice of Public Hearing and Meeting of the
Tukwila Planning Commission
NOTICE IS HEREBY GIVEN that the Tukwila Planning Commission has fixed the
22nd day of May, 1986, at 7:00 p.m., in the City Council Chambers of
Tukwila City Hall, 6200 Southcenter Blvd., Tukwila, Washington, as the time
and place for:
Public Hearings
86- 17 -SPE: Diaz Gymnastics, requesting approval for a cooperative parking
facility for a gymnastics school at 1106 Andover Park West.
86 -7 -DR: Valley View Estates, Puget Western request BAR approval of a 108
unit multi - family residential complex on a 7.08 acre parcel located in the
southwest quadrant of the I -5/1 -405 intersection, bordered by 53rd Avenue
South and Slade Way on the west, Slade Way on the south and I -5 right -of-
way on the east.
86- 14 - DR' Tukwila:.Heights Apartments, requesting approval of a 66 unit
apartment complex at the eastern terminus of 152nd Street, Lot 2 of Tukwila
Short Plat 83- 17 -SS.
Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent
Property Owners, File
'.
Planning Commission (it
Meeting Minutes
April 24, 1986
Page 3
4. ELEVATION OF DUMPSTERS WITH FOUR SIDED ENCLOSURE.
5. COLOR OF TINTED WINDOWS WITH A MAXIMUM ALLOWABLE REFLECTIVITY OF 20
PERCENT.
6. ELEVATIONS OF ASSESSORY MOTOR BANK FACILITY PER BAR APPROVAL.
MR. MCKENNA SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
C. 86- 14 -DR: Tukwila Heights Apartments, Dominion Developments, Inc.
requesting Board of Architectural Review and approval of a 66 unit
apartment complex on the south side of S. 152nd Street at its
eastern terminus.
Mr. McKenna stepped down from the Board due to his previous business con-
tacts with the applicant and left the chambers.
Ms. Bradshaw , summarized the staff report, and listed an additional recommen-
dation regarding a survey of significant trees on the site and their imple-
mentation into the site and landscape plan.
George Berry, 5911 Richards Street West, Tacoma, WA 98467, described the
proposal and presented pictures of a similar project. (Exhibit I)
Ryan Thrower, Sunwood Homeowners Association, 15232 Sunwood Boulevard,
Tukwila, WA 98188, was concerned with the scale of the project, com-
patibility of design, colors, composition of roofs and dumpsters with
Sunwood, fencing, a trail system, greenbelt, recreation areas and siding.
Luanna Pullman, 5910 S. 149th, Tukwila, WA 98188, was concerned with the
density and quality of apartments in the area, and green and tree areas.
Mr. Berry described the proposed recreation areas.
The Board discussed modulation, roof treatment, and overall building
design.
MR. LARSON MOVED TO CONTINUE APPLICATION 86 -14 -DR TO MAY 15, 1986, 8:00
P.M., TO ALLOW APPLICANT TO REVISE THE BUILDING DESIGN TO ADDRESS
COMPATIBILITY WITH SURROUNDING NEIGHBORH00DS. MR. KIRSOP SECONDED THE
MOTION, WHICH PASSED UNANIMOUSLY.
OTHER BUSINESS
Mr. McKenna rejoined the Board
Ms. Bradshaw presented proposed revisions to the recreation building in
application 85- 29 -PRD, Ryerson, and requested if the Board wished the pro-
ject be brought back for review.
AGENDA ITEM
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
• STAFF REPORT
86- 14 -DR: Tukwila Heights Apartments
INTRODUCTION
Dominion Developments Inc.. is requesting the Board of Architectural 'Review (BAR)
for review and approval of a 66 unit multiple family complex located on the south
side of S. 152nd Street at its eastern terminus.
FINDINGS
1. Per TMC 18.60,030(C) Scope of Authority,. the BAR shall review development of
multiple family complexes in excess of twelve dwelling units in the R -4
districts of the City.
2. Per TMC 18.60.070, the BAR may approve, approve with conditions or deny the
application. Review guidelines contained in TMC 18.60.050 shall be used in
its decision- making.
3. The proposed developments consist of four buildings labeled "A ", "B ", "C" and
"D" with a total of 66 units.
4. The buildings are three (3) story structures with asphalt shingles and hori-
zontal T -1 -11 siding. Architectural details include rough sawn sheathing with
one by three boot trim under windows, on balcony railings and on stairway
entrance elevations. A double row of scallop shingles are used on front, rear
and side elevations.
The site is accessed at one curb cut on the south side of the S. 152nd Street
cul de sac.
6. A four foot wide pedestrian pathway leads from the sidewalk on
along the front side . .of each building and up to each entryway.
7. Carports are provided in front of each of the buildings and parking is being
provided per code requirements of two stalls per unit.
8. A sample board has been submitted, which indicates that the buildings main
color will be khaki or tan with cream colored trim. The asphalt shingles are
dark brown and the light standards are bronze.
152nd Street
Planning Commission
Meeting Minutes
April 24, 1986
Page 3
4. ELEVATION OF DUMPSTERS WITH FOUR SIDED ENCLOSURE.
OTHER BUSINESS
Mr. McKenna rejoined the Board
5. COLOR OF TINTED WINDOWS WITH A MAXIMUM ALLOWABLE REFLECTIVITY OF 20
PERCENT.
MR. MCKENNA SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
6. ELEVATIONS OF ASSESSORY MOTOR BANK FACILITY PER BAR APPROVAL.
C. 86- 14 -DR: Tukwila Heights Apartments, Dominion Developments, Inc.
requesting Board of Architectural Review and approval of a 66 unit
apartment complex on the south side of S. 152nd Street at its
eastern terminus.
Mr. McKenna stepped down from the Board due to his previous business con-
tacts with the applicant and left the chambers.
MBradshaw summarized the listed an additional recomnen-
.dation regarding a.survey of .significant trees on the.site and their imple-
mentation into the site and landscape plan.
George Berry, 5911 Richards Street West, Tacoma, WA 98467, described the
proposal and presented pictures of a similar project. (Exhibit I)
Ryan Thrower, Sunwood Homeowners Association, 15232 Sunwood Boulevard,
Tukwila, WA 98188, was concerned with the scale of the project, com-
patibility of design, colors, composition of roofs and dumpsters with
Sunwood, fencing, a trail system, greenbelt, recreation areas and siding.
Luanna Pullman, 5910 S. 149th, Tukwila, WA 98188, was concerned with the
density and quality of apartments in the area, and green and tree areas.
Mr. Berry described the proposed recreation areas.
The Board discussed modulation, roof treatment, and overall building
design.
MR. LARSON MOVED TO CONTINUE APPLICATION 86 -14 -DR TO MAY 15, 1986, 8:00
P.M., TO ALLOW APPLICANT TO REVISE THE BUILDING DESIGN TO ADDRESS
COMPATIBILITY WITH SURROUNDING NEIGHBORHOODS. MR. KIRSOP SECONDED THE
MOTION, WHICH PASSED UNANIMOUSLY.
Ms. Bradshaw presented proposed revisions to the recreation building in
application 85- 29 -PRD, Ryerson, and requested if the Board wished the pro-
ject be brought back for review.
Planning Commission
Meeting Minutes
April 24, 1986
Page4
MR. COPLEN MOVED THAT THE STAFF REVIEW THE REVISIONS. MR. LARSON'SECONDED
THE MOTION, WHICH PASSED UNANIMOUSLY.
CITY COUNCIL ACTIONS
Ms. Bradshaw reviewed Schneider Homes, Singleton Conditional Use Permit,
and the "High Tech" zoning code amendment.
ADJOURNMENT
MR. MCKENNA MOVED TO 'ADJOURN, MR. SOWINSKI SECONDED THE MOTION, WHICH
PASSED UNANIMOUSLY.
The meeting adjourned at 10:40 p.
TUKWILA PLANNING COMMISSION
Moira Carr Bradshaw
21/PC4 =24'
CI T Y OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
86- 14 -OR: Tukwila Heights Apartments
AGENDA ITEM
INTRODUCTION
Dominion Developments Inc. is requesting the ;Board of Architectural. Review (BAR)
for review and approval of a 66 unit multiple family complex located on the south
side of S. 152nd Street at its eastern terminus.
FINDINGS
1. Per TMC 18.60,030(C) Scope of Authority, the BAR shall review development of
multiple family complexes in.excess of. twelve dwelling units in the R -4
districts of. the City. •
2. Per TMC 18.60.070, the BAR may approve, approve with conditions or deny the
application. Review guidelines contained in TMC 18.60.050 shall be used in
its.decision- making.
3. The proposed developments consist of four buildings labeled "A ", "B ", "C" and
"D" with a.total of 66 units.
4. The buildings are three (3) story structures with asphalt shingles and hori-
zontal T -1 -11 siding. Architectural details include rough sawn sheathing with
one by three boot trim under windows, on balcony railings and on stairway
entrance elevations. A double row of scallop shingles are used on front, rear
and side elevations.
5 . The site is accessed at one curb, cut on the south side of the. S. 152nd Street
cul de sac.
6. A four foot wide pedestrian pathway leads from the sidewalk on 152nd Street
along the front side of each building and up to each entryway.
7. Carports are provided in front of each of the buildings and parking is being
provided per code requirements of two stalls per unit.
8. A sample board has been submitted, which indicates that the buildings main
color will be khaki or tan with cream colored trim.. The asphalt shingles are
dark brown and the light standards are bronze.
86- 14 -DR: Tukwila Heights Apartments
April 24, 1986
Page 2
3. TMC 18.60.050(3) Landscape and•Site Treatment.
9. Four dumpsters are evenly positioned throughout the site and are enclosed on
three sides by cedar fencing.
10. A 1,225 square foot active children's play area is located on the west side of
building A and an indoor recreation facility is located on the east end of
building 8. The remaining recreation space is located throughout the develop-
ment in outdoor open space.
11. The land uses which surround the subject site are all currently multiple
family apartment complexes of various styles and colors. North of the subject
site is a single family undeveloped zoning district.
12. The 3.06 acre site is zoned R -4 and is being developed at its maximum density.
CONCLUSIONS
1. TMC 18.60.050 Relationship of Structure to Site.
The structures are evenly arranged linearly along the site with a circular
driveway separating them into three levels. A desirable transition appears to
be accomplished and parking areas are somewhat screened and broken with
landscape fingerlings.
The four dumpsters, however, do not appear to be adequately screened. The
side which fronts the internal drive should also be screened to moderate the
visual impacts.
2. TMC 18.60.050(2) Relationship of Structure and Site to Adjoining Area.
The proposed structures will be in scale and harmonious with the massing of
existing development•in the area, however, an example of the proposed T -1 -11
siding has been requested as comparison with the predominate use of wood
siding in the area.
Sufficient landscape transition areas are shown on the west, south and east
sides. TMC 18.56 requires a minimum of seven and a half feet between multiple
family and single family use districts. The applicant should revise the
landscape plan to comply with the code.
Circulation patterns for pedestrian and vehicles appears to be adequate except
for the lack of a pathway to the office structure on the west end of building
A.
The existing topography slopes from northeast to northwest. The proposal is
to maintain the same slope orientation but to angle the buildings in a
southern or southeastern position to capture views of the valley and Mt.
Rainier.
86- 14 -DR: Tukwila Heights Apartments
April 24, 1986
Page 3
The screening on the driveway side of the dumpsters should be added.
The exterior lighting as shown on the sample board is high pressure, low
sodium which should provide lighting that is restrained to prevent, spillover.
Sufficient lighting for security of the area is questionable, however, and
should be addressed by the applicant.
4. TMC 18.60.050(4) Building Design.
The north and south elevations provide a harmonious blend of fenestration,
architectural detailing and three dimensional relief components such as the
balconies and chimneys create visually interesting facades.
The east and west elevations lack detail or relief to break up the monotony of
a large bare wall. The bank of scalloped shingles, the variety in setbacks on
the tront and rear elevations, and elevation changes in sections of each
building do provide a degree of interest when viewing the side elevation. The
quality and anticipated life of the proposed T -1 -11 siding seems unclear at
this time. Additional information has been requested of the applicant to
demonstrate the compatibility and quality of the proposed elevation treatment.
5. TMC 18.56.050 Miscellaneous Structures and Street Furniture.
An entry monument (Exhibit B) has been proposed for the entrance to the deve-
lopment. Its scale and material is not indicated on the elevation. Materials
and proportions should be presented to indicate compatibility with architec-
tural design and scale with surroundings.
Carports have been proposed in parking areas adjacent to building entries.
Elevations should be provided to indicate compatibility and design of site.
Street furniture has not been indicated, however, children's play equipment is
proposed behind the monument. Mechanical equipment and parking lot lighting
have not been shown.
RECOMMENDATION
Based upon the above findings and conclusions, staff recommends approval subject
to the following conditions:
1. Enclose dumpsters on all four sides.
2. Revise landscape plan to include seven and half feet of landscaping along
north property line.
3. Revise site and landscape plan to show pedestrian path to office.
4. Substitute wood siding or demonstrate the visual and material quality of the,
proposed T -1 -11 siding.
oo- 14 -UK: 'mania neignts Apartments
April 24,1986
Page 4
5. Provide details of scale and materials of.: entry: monument and carports. `.
EXHIBITS
A. Site Plan
B. Landscape Plan
C. Building "A" Elevation
D. Building "B" Elevation
E. Building "C" Elevation
F. Building "D" Elevation
(21 /PC.HEIGHTS)
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P IAR 27 1986
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MAR 27 1986
CITY OF TUKWILA •
PLANNING DEPT.
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PAINT COLORS
BUILDING MAIN BODY
Parker 5732M
SITE LIGHTING
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Wall Mount Fixture
BUILDING TRIM
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THE BERRY & BERRY ASSOCIATES
ARCHITECTURE PLANNING ENGINEERING
5911 ORCHARD SI. W. TACOMAWA 98467 (2061472-5522
ROOFING MATERIAL
Bark Brown
FoRyp
trio Is..J; 1st� ��?15i
MAR 2 1986
CITY Or TUKW'ILA
PLANNING DEPT
MEM
F AY 91986
CITY OF TUKWILA
PLANNING DEPT.
Tukwila` Heights
Color • Schedule
THE BERRY & BERRY ASSOCIATES
ARCHITECTURE PLANNING ENGINEERING
5911 ORCHARD ST, W. TACOMA WA 98467 (206) 472 -5522
6315N : Burgundy► (Accent)
5732M `Oetmesl (Trim)
5734D; English Saddle
City ���� Tukwila
of ������N������
6200 Southcenter Boulevard
Tukwila Washington 98188
(208) 433-1800
Gary L. VanDusen, Mayor
Notice of Public Hearing and Meeting of the
Tukwila Planning Commission
NOTICE IS HEREBY GIVEN that the Tukwila Planning Commission has
fixed the 24th day of April, 1986, at 8:00 p.m. in the Council
Chambers of Tukwila City Hall, 6200 Southcenter Boulevard,
Tukwila, Washington, as the time and place for:
Public Hearings
85-15-SPE: Nendels Tukwila Associates, requesting approval of a
cooperative parking facility for a proposed office building and
151 room hotel with associated conference center and restaurant
in the southwestern corner of the intersection of S. 158th Street
and West Valley Highway.
Public Meetings
86-13-SMP,DR: Segale, Mario A. Segale requesting Board of
Architectural Review and approval of a two story building on the
southeast corner of the intersection of S. 180th Street and
Andover Park West.
'86-14-DR: Tukw}a :Heights' Apartments minion Developments,
Inc. requesting Board of Architectural Review and approval of a
66 unit apartment complex on the south side of S. 152nd Street at
its eastern terminus.
85-35-DR: Nendels Tukwila Associates, requesting approval of
elevations and site plan for the associated restaurant of the 151
room hotel and conference center at the southwestern corner of
the intersection of S. 158th Street and West Valley Highway.
Any and all interested persons are invited to attend.
Published: Record Chronicle, April 13, 1986
Distribution: Mayor, City Clerk, Property Owners/Applicants,
Adjacent Property Owners, Files
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Central Permit System / I WI Ut'
04 S49-
MASTER LAND DEVELOPMENT APPLICATION FORM
[1:1101E1W1M
MAR 27 1986
CITY OF TUKWILA
�ANNING DEPT.
PLEASE WRITE LEGIBLY OR TYPE ALL REQUESTED INFORMATION-- INCOMPLETE APPLICATIONS WILL NOT BE
ACCEPTED FOR PROCESSING.
SECTION I: GENERAL DATA
TYPE OF APPL 1 CAT 1 ON : ES 1 P O'JHORT O SUED 1 VISION Ds1i REL 1 NE O pRD O PMUD ® BAR
COMM PLAT PERMIT INTERURBAN
O COND I TT ONAL OUNUSLCSS. O VARIANCE O C ZONING F OAMENOMENT
1 i APPLICANT: NAME Dominion Developments, Inc. TELEPHONE (206 ) 472 -5522
PROP • OWNER: NAME Graydon & Marlys Smith
SECTION 11I: APPLICANT'S AFFIDAVIT
ADDRESS 5911 Orchard Street West ZIP 98467
TELEPHONE (206 ) 872 -8796
ADDRESS 11861 lRth Ave. SW., Seattle. WA ZIP 98166
PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BLOCK) The south side of
South 152nd Street at its eastern terminus.
SECTION 11: PROJECT INFORMATION
4) DESCRIBE BRIEFLY THE PROJECT YOU PROPOSE 66 apartment units will be
developed in accordance with the existing R -4 zoning.
5) ANTICIPATED PERIOD OF CONSTRUCT I ON : FROM 1986 TO 1987
6) WILL PROJECT BE DEVELOPED IN PHASES? ❑ YES NO IF YES, DESCRIBE:
7)
PROJECT STATISTICS:
A) ACREAGE OF PROJECT SITE: NET 3,06 GROSS 3.06 EASEMENTS 0
B) FLOORS OF CONSTRUCTION: TOTAL II FLOORS 3 INCLUDES: ® BASEMENT ❑ MEZZAN I NE
TOTAL GROSS 58,000 I NCLUDES : BASEMENT MEZZAN I NE
FLOOR AREA ® ❑
SITE UTILIZATION: EXISTING PROPOSED NOTES
ZONING DESIGNATION R -4 R -4
COMP. PLAN DESIGNATION MF MF
BUILDING FOOTPRINT AREA 0 0 27,000 X includes carports
LANDSCAPE AREA 0 a 53,000 4c
PAVING AREA 0 0 53,000 Qc includes walks
TOTAL PARKING STALLS:
- STANDARD SIZE 0 93
- COMPACT SIZE 0 47
- HANDICAPPED SIZE 0 4
TOTAL LOADING SPACES 0 _ 0
AVER. SLOPE OF PARKING AREA N/A .- 8%
AVER. SLOPE OF SITE 16 % 8%
8) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENV I RON ENNTAL BASE
MAP? ❑ YES NO
1, Gec rgP T� _ RPrry , BEING DULY SWORN, DECLARE THAT I AM THE
CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE-
GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWITH SUBMITTED ARE IN
ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDQ Alm BELT F
DATE /2 X 00vvn....s.∎ i n e vvnC.d. S . u.t.
(S I4ZNATURF. OF CONTRACT PURCHASER OR OWNER)
SUBSCRIBE[) AND SWORN BEFORE ME �1
THIS g E DAY OF /" / -1 , I9&r .
NO Y h'lJB L ^. I N
1 AND FOR THE STATE OF WASHINGTON
RESIDING AT 5(/ 144 C 4
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• scale 1" += 30'-0"
SITE DEVELOPMENT DIAGRAM
x
1
Vicinity / Zoning Map
4 MILLE
Le mi. Description
Legal Description: Lot 2 and that portion of. Lot 4, Short Plat 83-17-SS, City of
Tukwila, Washington, lying South of vacated South I52nd Street, together with
the South halt of that portion of said vacated street lying East of the West line
of said Lot 2 extended northerly.
140 14-1A:c
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peorew..11-64 I
01.1 i il lotay co, f7,1, I
14'2;;De'
..2.. ._______ 0
1 I 1
,-- Il
' 11 i
\ s_ii..--/
Section
J.
I l'
s r . , 4.0.1.4.ro= 1
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gra9J itiee l'a ygoar-kddi
WAI=Vr
Plan
Trash /..__OumpsterdBcreening_Fande
r•I .
Bite / Building Date
Bulldog DeieriptIon
Building "A" (12) 3 Bedroom Type "D" Units Q
( 6 ) 2 Bedroom Type "C" Units @
1080 S.F. E. = 12,960
939 S.F. Ea. = 5,830
Total 18,594 •
Building "B" 1 Bedroom Type "A" Units @ 858 S.F. Ea. • = 11,862
( 1) Recreation Facility • • = 2,750
"total = •
Building "C" ( 8) 2 Bedroom Type "C". Units 0 939 S.F. Ea. = 5,634
( 6) 2 Bedroom 'type "IP Units Q. '847 S.F. Ea. = 5,082
Total = 10,716
. .
Building "D" (12) 2 Bedroom Type "13" Units Q • 847 &F. Ea. = 10,168';
( 8) 1 Bedroom Type "A" Units gt 658 8.1 ' = .3,111411
Total • =I4,112
site Data
Zoning R-1
Site Area 3.06 Acres
Parking Req. 2 Stalls/Unit = 132 Stalls
Parking Prov. Full size 8.5 min. x 19' = 104 stalls
. Compact8.0 min. x 16' = 29 stalls
Total . = 133 Stalls
•
Dwelling Units "A" Type = 24 units
"B" Type = 18 urdts
"C" Type = 12 units
"D" Type = 12 units
•
Total Building Coverage • = 20%
Total Impervious Coverage = • 60%
Open apace 40%
•• .. • . • .
Set' Backs: • Pront yard r .:•••• •
• , • Rear Yard • = 25'
yard • • = • 8'r ' •
Max. height .= 35.;
Crowd Total 58,I134
Daft Daretiption
Unit Type "A"
Unit Type "B" •
_ 2 Bedroom, 1 bath 847 S.F. Ea.
Unit Type "C"
2 Bedroom, 2 bath
Unit Type "D"
1 Bedroom, 1 bath
3 Bedroom, 2 Bath 658 S.F. Ea.
'
939 &F. Ea.
1080 S.F. Ea.
c t ) "1 - 1 — Iumber of units per module.
Unit Density/Acre •
; ry Ty pe pe == 5 7 . . 8 6 8 4 u ll • ,
:C cn = = n/
Type 2 Units/Acre
3..9 . Ults/ , cre
R
o .......
Total = 21.56 Units/Acre • -
• ..
•
• . . „ . . • L. ,'
Y11
MAR 27 1986
cry OF TUKWilA
PLANNING DEPT.
r
J •
EXISTING
MULTI- FAMILY
USE
01.4- 111
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L
MAY 91986
-• -•
CITY OF TUKWILA
PLANNING DEPT.
•
. • '
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ESOAR
MEM
MAY 9 1986
CITY OF TUKWILA
PLANNING DEPT.
PRINTED
MAY 99B6
r.
ON
DATE
FILE NUMBER
PROJECT NAME
ADDRESS
APPLICANT
F REFEILE
I CROSS RENCE
ACTION
6/13/86
349- Ilo -
86 -16 -SPE
Yhovv er Raid Sf (t Vacation
.Nendel's Coop. Parking
151 & 65
CN -85 -226
5/2/86
86 -17 -SPE
Diaz Gymnastics Coop. Parking
1106 Andover Pk W
CN -86 -140
4/21/86
86 -18 -SS
Tukwila II Short Plat
16460 - 16600 W. Valley Hy
CN -85 -184
5/5/86
86 -19 -CPA
Martin
Wth CPA
180th & Southcenter Py
CN -86 -144
5/5/86
86 -20 -R
Martin Rezone
180th & Southcenter Py
CN -86 -144
5/ .
86- 21 -BLA
Graydon Smith.BlA
W•Valley Hy
;
CN -85 -237
5/23/86
86 -22 -DR
United Homes Corp.
INterurban S & Southcenter B1
CN -86 -167
5/23/86
86 -23 -DR
Foster Park, Phase II
51 Av S B/w S 138 & 139 St
CN -86 -168
5/23/86
86 -24 -CUP
Purolator Courier
12698 Gateway Dr
CN -86 -169
5/28/86
86 -25 -DR
Moody Bloomquist
(Lot 1, Tukwila Short Plat 80 -36)
CN -86 -166
5/28/86
86 -26 -SPE
Nendel's (sign)
15801 W. Valley Hy
CN -86 -114
6/6/86
86 -27 -SMP
United Homes Corp.
INterurban S & Souitcenter B1
CN -86 -167
6/5/86
86-28-R
Elling
4621 S 134 P1'
bo in at. Ara09477Q 1l Ze7✓MJCY
CN -86 -173
6/11/86
86 -29 -SS
Gary Bryan Short Plat
14410 56 Av S
CN -86 -184
6/11/86
86 -30 -DR
Green River Construction
14062 Interurban Av S
CN -86 -187
ON
' DATE
FILE NUMBER
PROJECT NAME
ADDRESS
APPLICANT
L
CROSS REFERENCE
ACTION
6/13/86
86 -31 -SUB
. Mapletree Park /Schneider Home
151 & 65
CN -86 -191
6/26/86
86 -32 -SMP
Foster Golf Redevelopment •
13500 Interurban Av S
CN -86 -201
6/26/86
86 -33 -DR
Foster Golf Redevelopment
13500 Interuban Av S
CN -86 -201
MASTER FILE LIST - 1986
MASTER FILE LIST - 1986
•
Pie