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Home My WebLink AboutPermit 85-53-CPA - SCHNEIDER HOMES - MAPLETREE VILLAGE COMPREHENSIVE PLAN AMENDMENT85-53-cpa 85-57-pp notices schneider homes maple tree village COMPREHENSIVE LAND USE PLAN AMENDMENT CITY OF TUKWILA NOTICE OF PUBLIC HEARING BY THE TUKWILA CITY COUNCIL NOTICE IS HEREBY GIVEN that the Tukwila City Council will conduct a Public Hearing on the 7th day of April, 1986, at 7:00 PM in the Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, to consider the following: Group Four /Schneider Homes requesting approval of a Comprehensive Plan Amendment Comprehensive Land Use Plan from low density residential to medium density residential and a Rezone from R- 1 -12., Single Family Residential to R -2, Two Family Residential located west of 65th Ave. South and South of South 151st Street. This would allow development of 70 Multi- Family units on this site. Any and all interested persons are invited to be present to voice approval, disapproval, or opinions on same. Published: Record - Chronicle, March 16, 1986 CITY OF TUKWILA Maxine Anderson City Clerk City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor 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 13th day of February, 1986, at 8:00 p.m. in City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for: Public Hearing 85 -53 -CPA, 85 -54 -R, 85- 55 -PRD, 85- 57 -PP: Schneider Homes, Inc., requesting approval of a Comprehensive Plan Amendment from low density residential to medium density residential; a rezone from R -1 -12.0 (single family residen- tial) to R -2 (two family residential); and a Planned Residential Development and Preliminary Plat for seventy (70) single family dwellings in attached two, three and four unit structures. The project's location is in the southwest quadrant of the South 151st Street and 65th Avenue South intersection. Public Meeting 85- 56 -OR: Schneider Homes, Inc., requesting Board of Architectural review and approval for development in excess of twelve dwelling units in an R -2 district. All interested persons are invited to attend. Published: Record Chronicle, February 2, 1986 Distribution: City Clerk Property Owners /Applicants Adjacent Property Onwers Project Files Public Notice File City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor . .� � 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 9th day of January, 1986, at 8:00 p.m., in the City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for: Public Hearing 85 -53 -CPA, 85 -54 -R, 85 -55 -PRO, 85- 57 -PP: Schneider Homes, Inc., requesting approval of a Comprehensive Plan Amendment from Low density residential to medium density residential; a rezone from R -1 -12.0 (single family residen- tial) to R -2 (two family residential); and a Planned Residential Development and Preliminary Plat for seventy (70) single family dwellings . in attached two, three and four unit structures. The project's location is in the southwest quadrant of the South 151st Street and 65th Avenue South intersection. Public Meeting 85- 56 -DR: Schneider Homes, requesting Board of Architectural review and approval for development in excess of twelve dwelling units in an R -2 district. Any and all interested persons are invited to attend. Published: Record Chronicle, December 29, 1985 Distribution: Mayglr, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File (Note: Notice was published, but meeting was cancelled. Notice was not distributed to adjacent property owners.) I- 7 IS f _ 4. — 9.7L W II I b So \ ------Lx IZ _ / 3 -1 T �s �f I�6 r 1 \ -- -..t=1 1— ....l \ 73 -- to • 1 1 Ot , _ NC O _ _ I-- t ;'r -- . S '�c ` /49Tf�< <S � -'�?_ " , , , p � tl 77E -' 1;°1,11 \ Sa ` o.".::' o ` � .14 C g I � I ▪ 1 ! \a,,- _..__ = o S ▪ /49TH ST:' ' _ t, \i 1 P Ia rreo j -� ' O� I 22 r >^ o ■ ■ I I4 ! ' I 1 ' ' \i, 1 ST /5 /ST � , I t , , ,r t ,. �. 2 Q cp r� . I.1 _ .-I. _ _ _ �` S 153RD ST - '` „ � � • a 1 ter-° 11 =1 p- 24,4' 30 CEN 3 q� - ST . 10 '- 732 t J da lam -- 1 Il S C Gov't 6.75 A 1 � O j ` ANYON ESTATES A CONDOMINIUM 186 UPII1 • Tukwila Pal 27 .. mF i-. s4.R Ws- iolcis 85 -56- Pic �lS-ZI- ivr # 5 1t Sr�Fln� -a DAZ +braes TUKWILA CITY COUNCIL, REGULAR MEETING April 7, 1986 Page 2 CONSENT AGENDA PUBLIC HEARING :. fRequ,es":t< for' °approva {; of M. apl etree h:Yi'&l`i age 'p'Rp b. Approval of Vouchers Claims Fund Vouchers #25014 - #25224 Current Fund Golf Course Spec. Rev. City Street Arterial Street Federal Revenue Sharing Land Acq, Bldg, Dev. Water Fund Sewer Fund Water /Sewer Construction Equipment Rental Unemployment Compensation Firemen's Pension MOVED BY DUFFIE, SECONDED BY BE APPROVED AS SUBMITTED.* *MOTION CARRIED. $ 81,988.42 10,010.57 61,108.59 8,851.15 22,256.43 10,438.50 1,437.08 40,351.51 300.00 15,224.42 8,845.29 19.60 $260,831.56 5 3 PHELPS, THAT THE CONSENT AGENDA Councilman Bauch asked to have the Approval of Vouchers removed and considered as Item 10b. Public Hearing being held at the request of Group Four/ Schneider Homes for a Comprehensive Plan Amendment from low density residential to medium density residential and a rezone from R -1 -12, Single Family Residential to R -2, two Family Residential located west of 65th Ave. So. and South of So. 151st Street. Mayor Van Dusen opened the Public Hearing. Brad Collins, Planning Director, reported that the Planning Commission held a Public Hearing on February 13, 1986 on the request by Schneider Homes for a Comprehensive Plan Amendment and Rezone to allow a Subdivision of seventy lots. The Planning Commission recommended denial of the requested Comprehensive Plan Amendment and Rezone based on the findings and conclusions of the staff report. The applicant filed a petition for decision review by the City Council. After the Public Hearing before the City Council and new findings and conclusions, they could approve or approve with modifications the Comprehensive Plan Amendment and the Rezone. Further, they could also remand the action back to the Planning Commission for recommendations on the PRD and Subdivision before Council takes an action. The subject area is a 10.56 acre parcel located in the south- west corner of the intersection of South 151st and 65th Avenue South. The PRD and subdivision is proposed to contain a private street with four cul -de -sacs. The twenty -three buildings of two, three and four units are proposed as attached single family units on individual lots. The zoning map shows that the site is bounded by R -3, east of 65th Ave. South and north of Tukwila Park; R- 1 -9.6, located north of So. 151st Street; R -1 -12.0 and R -3, located west of 62nd Ave. South; and R -2 and R -1 -12.0, located along the site's south property line. Maplecrest, Parkview and Canyon Estates have 6.61, 22.33, and 26.35 units per acre respectively. The six TUKWILA CITY COUNCIL Arpil"7, 1986 Tukwila City Hall 7:00 P.M. Council Chambers Regular Meetin . ROLL CALL OFFICIALS SPECIAL PRESENTATION Proclamation -Child Safety Week Introductions of Tukwila Police Explorers, Post 999 Scroll from Ikawa, Japan Correspondence from Jeanette Krantz CONSENT AGENDA MINUTES CALL TO ORDER Mayor Van Dusen called the Regular Meeting of the Tukwila and City Council to order and led the audience in the Pledge of PLEDGE OF ALLEGIANCE Allegiance. DORIS E. PHELPS, JOE H. DUFFIE, Council President, EDGAR D. BAUCH, WENDY A. MORGAN, CHARLES E. SIMPSON, MARILYN G. STOKNES. MOVED BY PHELPS, SECONDED BY DUFFIE, THAT COUNCIL MEMBER HARRIS BE EXCUSED FROM THE MEETING. JAMES HANEY, City Attorney, MAXINE ANDERSON, City Clerk, BRAD COLLINS, Planning Director, DON MORRISON, City Administrator, DON PIERCE, Police Chief, BYRON SNEVA, Public Works Director. Mayor Van Dusen read a proclamation declaring April 7 to April 13, 1986, to be Child Safety Week and urging the com- munity to join forces in a total effort to safeguard our children. Ms. Liz Day, Marketing Director from Pavilion Outlet Center, was present to receive the proclamation. She thanked Council for their support. She notified Council that the Pavilion and Southcenter Mall have decided to donate to the City "Little Red," the robot fire hydrant. This will go a long way in teaching our young people fire safety. Amend Agenda MOVED BY BAUCH, SECONDED BY MORGAN, THAT ITEM 5, REPORTS, BE CONSIDERED UNDER ITEM 10, NEW BUSINESS. MOTION CARRIED. Dean Shirey, Police Officer, introduced Officer David Haines who is the new advisor to the Police Explorer Post. At the present, the Post has eight active explorers. Officer Haines advised Council of the activities of the explorers post during the past year. Chief Don Pierce thanked Council for their support and presented them a plaque. Mayor Van Dusen displayed a scroll presented to the City by Mayor Uchida of Ikawa, Japan. Thirty -five people have returned from a visit to the Sister City. The wall banner is written in Chinese characters meaning "A Mountain that will not move." This motto means that the friendship between Tukwila and Ikawa will continue to grow strong and true. Council Member Phelps, chairman of the Parks and Recreation Committee, received a letter from Jeanette Krantz, parent volunteer for the weekly youth club at the Presbyterian Church. Mrs. Krantz states, "We on the Youth Club Staff want to thank the City of Tukwila for the valuable services offered to its residents through community center programs. Also, we particularly want to highlight what a fine job we feel Tom Tiegan is doing there." a. Approval of Minutes: March 17, 1986 PUBLIC HEARING Schneider Homes Request for approval of Mapletree Village PRO (cont.) TUKWILA CITY COUNCIL, REGULAR MEETING April 7, 1986 Page 3 single family units along the south property line are 1.71 units per acre. San Juan and Sunwood developments are 18.85 and 15.52 units per acre. The minimum lot size for the existing zoning is 2,000 square feet per lot, which would allow an approximate density of 32 units with a subdivision. The R -2 zone requested requires a minimum lot size of 8,000 square feet and 4,000 square feet per unit. Maximum density permitted on the site would be approximately 97 units. A change in zoning would leave 2 pockets of single family den- sity adjacent to the west and south property lines. The pro- posed type of unit designed as attached single family units for individual ownership would visibly be conceived as multi- family structures and the density would be a medium density versus a low, single family density. Attorney Haney noted that this is a hearing and the items in the Council packet should be marked "Exhibit A." The items used on the audio - visual are also included with the staff report. Attorney Haney explained that the applicant felt they were not given the chance, at the Planning Commission level, to explain some of the reasoning behind their request for the Comp. Plan and Rezone. They felt the Planning Commission did not give them a chance to present site plans, etc. This is not an appeal, it is a petition for decision review. Council must hold a new Public Hearing to take evidence. Jim Egge,. Senior Project Planner, 19502 56th Ave. West, Lynnwood, Wash., clarified that Group Four is not the appli- cant. They are representing the applicant, Schneider Construction. The reason they have requested this hearing is because they feel critical elements to the consideration of the Rezone and the Comprehensive Plan were omitted during the Planning Commission Hearing on February 13, 1986. they were limited to a 30 minute discussion period on the elements of a very complex proposal. In their decision, the Commission failed to recognize that the existing housing deficiency surrounding land use implications and a real need for a tran- sition type development, such as proposed, was of true value to the community. Under TMC 18.84.030 they have to prove conformance with (1) The adopted Comprehensive Land Use Plan; (2) Change in zoning shall be supported by an architectural site plan; (3) Evidence that there is an additional need for the requested land classification. Mr. Egge addressed each one of these criteria individually. The Staff Report lists 23 comprehensive policies, the proposed development clearly follows 17 of them, is neutral on 5 and does not advance only the policy dealing with the provision of RV parking and Guest parking. This would be controlled through the cove- nants with the Homeowners Association. The only aspect of the Comp. Plan that they do not agree with is the map. It is necessary to look at a true picture. This is a site that has been designated low density residential. The surrounding density patterns are high. This site affords the City with the ability to provide a transition between the high density developments and other single family developments. If you don't do it on this site you won't have the opportunity to do it at all. Criteria No. 2 is vague and does not apply in this case. The last item is to conform with public interest. In this case, is the public interest based on the general public or based upon those households that were very vocal at the public hearing. TUKWILA CITY COUNCIL, REGULAR MEETING - April 7, 1986 Page 4 PUBLIC HEARING Schneider Homes Request for approval of Mapletree Village PRD (cont.) At the present time, surrounding the site are 12 single family detached homes and 493 MR apartments or condominiums. The multi- residents were not represented at the Planning Commission hearing. The Planning Commission chose to side with the 12 single family residents. We feel that maybe the correct answer lies somewhere in between. The site plan we have prepared does this. There is a need for transition. While there would be the isolation of the six residences to the south, we feel the nature of the PRD and its low density would soften the effect. - they believe the issues brought forth within the Staff Report and in the design itself should be discussed and used as the basis for making a Rezone and Comp. Plan decision. Gretchen Bruner, Group Four Engineers, showed slides of a Schneider Construction development five miles east of Kent. It is now fully occupied and gives Council the opportunity to see what a development on the Tukwila site would look like. The Kent development is adjacent to single family homes and has successfully blended with that area. A fairly substan- tial fence was used along the boundary of the property. It is difficult to see where the units are attached and feels very much like a single family detached housing development. Both the Board of Architectural Review and the subdivision received favorable response from staff. This was not brought out at the Planning Commission Meeting. Staff did recommend approval of the subdivision. Mr. Al White, Attorney with undivided interest in the south 6 acres, 14202 149th Pl. S.E., Renton, said that he purchased this property in 1960 with two other people. At the time they purchased the land, there were no sewers; they helped to pay for them under the L.I.D. The land around us has deve- loped into apartments and condominiums except for the six houses south of me. It is apparent where the need is. Mr. Schneider has the resources to do far beyond what we, the owners, could do with the property. This would be a benefit to the community to have such a development. Should Council reverse the Planning Commission decision and approve this project, they would be complying with the Comprehensive Plan in providing a transition use. Barbetta Ralphs, Attorney, said she is a friend of Mr. White and interested in this proposal. She questioned why the pro- perty is surrounded by multi - family zoning and this is not zoned accordingly. She is impressed with Mr. Schneider's plan. It gives the single family a chance to buy a home. It is in public interest to provide single family homes. She was interested in the statement, if you don't make the tran- sition with this site, you won't be able to do it. Would it be better to just leave this land in a wooded area or would it be better to make something aesthetically beautiful? Diane Axness, 15185 62nd Ave. So., said they are located just west of the proposed site. When they purchased their home, they looked into what could be developed on the adjacent pro- perty. Sunwood, to the west, are very nice condominiums but they don't want to be hemmed in. The Comprehensive Land Use Plan states that they want to preserve and stabilize the low density, single family residential neighborhood. This took in to account their needs. At the Planning Commission Hearing the proponents had ample time to speak. The facts TUKWILA CITY COUNCIL, REGULAR MEETING April 7, 1986 Page 5 PUBLIC HEARING Schneider Homes Request for approval of Mapletree Village PRO (cont.) presented tonight are more opinions on what Tukwila needs and doesn't need. By approving such a change in this area, it is going to provide a nitch which would crawl up over the hill. It would be said to be overrun by multi - family developments. We, the single family homeowners, have the greatest stake in this decision. Since part of the property in this develop- ment is not usable, it makes the units appear much more dense. The proposed multi - family dwellings do not blend well with the single family dwellings. Nanette Mozeika, 15165 62nd Ave. So., lives in a house abutting the west property line of the subject site. She has lived in Tukwila since 1980 and strongly opposes the rezone application. If the rezone is approved their property would be surrounded on three sides by multi - family development. There would be a significant noise level increase, and an increase in traffic. South 151st is, basically, a single family street. High density development by this multi - family proposal would generate substantially more daily traffic; it is already dangerous for our children. The proposed zoning is not compatible with existing land use to the west, north and portions of the south and east which are all single family. If the rezone is granted, it will set a precedent. There are enough multi - family units available right now. My husband and I like living in Tukwila. Mr. Joseph Langer, 15213 65th Ave. So., said he owns the pro- perty just south of this proposal. He has lived here since 1953, raised his family here, and was a member of the Volunteer Fire Department for 24 years. He made a trip out to the Schneider Homes development in Kent. It is a beauti- ful place, but it is all apartments. It has no resemblance to a single family development. He talked to the local people about the traffic. As the pictures showed, all of the units have two garages. The Planning Commission had ample time to study this proposal. He said he believes the Comprehensive Plan should be followed. To grant the people a change in zoning would only allow the multi - family to creep further up the hill. Jim Egge responded to comments. The comments that the Planned Unit development looks like one stereo -typed unit after the other is a matter of personal value. The slides give Council the opportunity to see what the development would look like. He drove up to Sunwood and said he could see no similarity between the types of units being proposed and the units developed there. It is not a low profile, single family attached community. The people that own units like they are proposing, love them. We are finding our- selves, more and more, in a two income mortgage situation. The ability to provide a development that is affordable within this community is dependent upon being able to use the PRO as a vehicle and to increase the density to the point the mortgage rates are affordable. Joseph Langer said he saw an article that projected the vacancy rate in Tukwila in 1986 of 4.6% and another 2.3% for next year. I see for sale and for rent signs at the Canyon Estates and on up the street. The Canyon estates has a lot of absentee owners and I can see this happening to this proposal. Council member Phelps asked what investigation was done on developing the property as it is currently zoned. TUKWILA CITY COUNCIL, REGULAR MEETING April 7, 1986 Page 6 PUBLIC HEARING Schneider Homes Request for approval of Mapletree Village PRD (cont.) RECESS - 9:05 p.m. 9:15 p.m. OLD BUSINESS Ordinance #1385 - Adoption of pre - annexation zoning of property referred to as the McLees Annexation Criteria on Conditional Use, TMC 18.64.050 McLees Annexation 596 7 Mr. Egge said they did a basic cost analysis of the improve- ments that would be required. It is unfeasible, we couldn't market the homes at the price we would have to charge. There being no further comments, Mayor Van Dusen closed the Public Hearing. MOVED BY SIMPSON, SECONDED BY BAUCH, THAT COUNCIL UPHOLD THE PLANNING COMMISSION'S DECISION.* Councilman Simpson said Tukwila is in a mood of transition an is encouraging professionals to move in the area. He encouraged Mr. Schneider to build the 32 houses on this site. Councilman Bauch said the Administration and Council spent about six years developing the current Comprehensive Plan and Zoning Map adopted in 1982. All of the buildings sited by the proponent were in place at that time. While it wa desirable to have transition zones, in some cases there was no way to have them. Council designated single family in the areas that were left to stop the progression of the multi- family. This is the first rezone brought before the City Council since the Zoning Map was adopted in 1982. The propo- nents did not show a valid argument as to why it should be done. Single family houses will sell. I think, when it is apparent to the developers that hold property that the City Council is going to stand firm on the Comprehensive Plan, it will develop as single family. This is in concert with the mood of the people within the City and I need to uphold the decision of the Planning Commission. *MOTION CARRIED. MOVED BY SIMPSON, SECONDED BY DUFFIE, THAT COUNCIL TAKE A FIVE MINUTE RECESS. MOTION CARRIED. Mayor Van Dusen called the Regular Meeting back to order with Council Members present as previously reported. MOVED BY DUFFIE, SECONDED BY SIMPSON, THAT THE PROPOSED ORDINANCE BE READ BY TITLE ONLY. MOTION CARRIED. City Attorney Haney read an ordinance of the City of Tukwila, Wash., adopting proposed zoning regulations to become effec- tive upon the annexation to the City of certain real property commonly known as the McLees Annexation, pursuant to RCW 35A.14.330 and 35A.14.340, conditioning said zoning action upon the terms of a concomitant zoning agreement, and establishing an effective date. MOVED BY DUFFIE, SECONDED BY MORGAN, THAT ORDINANCE NO. 1385 BE ADOPTED AS READ. MOTION CARRIED. MOVED BY BAUCH, SECONDED BY PHELPS, THAT THE ORDINANCE SUMMARY BE ADOPTED. MOTION CARRIED. MOVED BY MORGAN, SECONDED BY DUFFIE, THAT CONSIDERATION OF THE CRITERIA FOR CONDITIONAL USE, TMC 18.64.050 AND CONSIDERATION OF M -1 ZONING NEXT TO RESIDENTIAL BE CONSIDERED IN THE COMMUNITY AFFAIRS COMMITTEE. MOTION CARRIED. MOVED BY SIMPSON, SECONDED BY PHELPS, THAT THE MCLEES ANNEXATION BE ON THE AGENDA OF APRIL 21, 1986 TO AUTHORIZE THE 75% PETITION. MOTION CARRIED. NOTICE IS HEREBY GIVEN that the Tukwila City Council will conduct a Public Hearing on the 7th day of April, 1986, at 7 :00 PM in the Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, to consider the following: Group Four /Schneider Homes requesting approval of a Comprehensive Plan Amendment from low density residential to medium density residential and a Rezone from R- 1 -12., Single Family Residential to R -2, Two Family Residential located west of 65th Ave. South and South of South 151st Street. This would allow development of 70 Multi- Family units on this site. Any and all interested persons are invited to be present to voice approval, disapproval, or opinions on same. Published: Record - Chronicle, March 16, 1986 CITY OF TUKWILA Maxine Anderson City Clerk ,. GROUP FOUR, Inc. 19502.56th Avenue West • 206 775-4581 Lynnwood, Washington 98036 February 24, 1986 Maxine Anderson Office of the Council Clerk City of Tukwila 6200 Southcenter Boulevard ZUkwila, WA. 98188 Re: Mapletree Village Group Pour Job No. 84 -5012 MIEM[013 FEB 24 1986 CITY OF TUKWILA PLANNING DEPT. Dear Maxine; On behalf of our client, Schneider Homes, Inc., we wish to file a petition for review by the City Council of the Planning Commission's recommendation on the zoning map reclassification for Mapletree Village P.R.D. (as allowed by Tukwila zoning code 18.84.040). It is our belief that the proposal meets the criteria for granting a zoning map reclassification - -as described in T.Z.C. 18.84.030 - -as well as a comprehensive plan amendment. We therefore request the opportunity to have a public hearing before the City Council. The following is a brief synopsis of how the proposal meets the criteria for granting a zoning map reclassification. 1. "The use or change in zoning requested shall be in conformity with the adopted comprehensive land use policy plan, the provisions of this title and the public interest." RESPONSE: The change in zoning from R -1 -12.0 to R -2 requested for Mapletree Village is marginally not in conformity with the low density residential comprehensive plan map designation for the site. The applicant is therefore seeking a concurrent comprehensive plan amendment, based on the conformity of the proposal with a number of policies from the plan and actual need for this type of development in the area. Particular policies from the plan which support the proposal include those which encourage residential transition areas ($1, Page 47) , P.R.D. development ( *2, Page 39) and diversity of housing types ( *1, Page 51) . 2. "The use or change in zoning requested in the zoning map or this title for the establishement of commercial, industrial, or residential use shall show the proposed development and its relationship to surrounding areas as set forth in the application form." SURVEYING ENGINEERING PLANNING MANAGEMENT Page 2 - Anderson /84 -5012 2 -24 -86 Sincerely, Group Four, Inc. Jim Egge Senior Project Planner JE /lq RESPONSE: The zoning classifications of the properties surrounding the site range from R -1 -12.0 to R -4. Densities of adjacent developed properties range from 1.28 units /acre to 26.35 unite /acre. The recent down -zone and accompanying . comprehensive plan redesignation of the general area, including the site and adjacent properties, created several non - conforming land uses (i.e. Maplecrest Apartments, which is in actuality an R -4 /high density land use erroneously designated as R -3 /MDR in the plan; and Canyonwood Estates a high density land use also designated as R -3 /MDR) . The existing R- 1- 12.0 /LDR classification of the site is not a realistic portrayal of the actual conditions and current needs of the immediate area. The R -2 /MDR classification proposed would serve as a transition between existing low and high density residential land uses in the area. 3. "When the request is not in agreement with the comprehensive land use policy plan, the applicant shall provide evidence to the City Council's satisfaction that there is an additional need for the requested land reclassification." RESPONSE: Actual conditions support the fact that there is a need for the type of development proposed with Mapletree Village P.R.D. which could not be accomplished through a conventional single family detached development. The proposal is for 70 single family attached residential units within a platted planned residential development. The proposal provides a variety of housing types (duplex, triplex and fourplex buildings of one and two -story rambler and townhouse units) . The cluster configuration proposed yields large common open space areas for residents and buffer areas to integrate the development into the neighborhood. Development of sensitive areas (i.e. the drainage course to the west) are effectively avoided under this proposal. Vacancy rates in the area also support a more intensive residential land use of the site. A survey of the vacancy history of single family attached and multi - family housing adjacent to the proposal revealed an average vacancy rate of only 1%. According to the managers and caretakers surveyed, this is the typical condition. We trust that the information presented herein will support our petition for review by the City Council of the Planning Commission's decision on Mapletree Village. SURVEYING ENGINEERING PLANNING MANAGEMENT Planning Commission Meeting Minutes February 27, 1986 Page 4 Ms. Bradshaw summarized the staff report. The meeting adjourned at 10:05 p.m. Tukwila Planning Commission Moira Carr Bradshaw Secretary Don Miles, 15828 S.E. 24th Street, Bellevue, WA, Engineer, indicated that the railroad would not allow anything 27 feet from the centerline of the track. He reviewed the landscaping on site. He also stated that Union Pacific is actively reviewing abandoning the main line north of Strander Boulevard. MR. CUPLEN MOVED TO APPROVE APPLICATION 86 -5 -DR, ACCEPTING STAFF'S FINDINGS AND CONCLUSIONS AS AMENDED, WITH THE FOLLOWING CONDITIONS. 1. IF APPROVED BY UNION PACIFIC, INSTALLATION OF FIVE (5) FOOT LANDSCAPE STRIP WITH A SHRUB PLANTED TWO (2) FEET ON CENTER ALONG THE WEST PRO- PERTY LINE FROM EXISTING SPUR RAIL TO THE FRONT PROPERTY LINE. 2. IMPROVE THE EXISTING FRONT YARD LANDSCAPING STRIP BY ADDING ADDITIONAL OAK TREES THIRTY (30) FEET ON CENTER. MR. ORRICO SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. OTHER BUSINESS A. 115 -53 CPA, 85 =54 =R: =:::,Schneider::Homes, adopt written findings and conclusions from February 13, 1986. Ms. Bradshaw identified the findings and conclusions orally presented during the February 13 public hearing and transposed into the written report. MR. MCKENNA MOVED TO APPROVE THE WRITTEN FINDINGS AND CONCLUSIONS AS ORALLY PRESENTED AT THE FEBRUARY 13, 1986, MEETING. MR. ORRICO SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. ADJOURNMENT MR. LARSON MOVED TO ADJOURN. MR. ORRICO SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT SCHNEIDER HOMES AGENDA ITEM Comprehensive Plan Amendment; Rezone;. PRD; Subdivision; Design Review Introduction The applicant, Schneider Homes, is requesting a Comprehensive Plan Amendment from low- density residential to medium density residential; a rezone from R -1 -12. Single Family Residential to R -2, Two Family Residential; a PRD (Planned Residential Development); Board of Architectural Design Review of the proposal; and a Subdivision for seventy lots. The subject area is a 10.56 acre parcel located in the southwest corner of the intersection of South 151st and 65th Avenue South. The PRD and subdivision is proposed to contain a private street with four cul -de- sacs. The twenty -three (23) buildings of two, three, and four units are proposed as attached single family units on individual lots. Due to the volume of criteria necessary for review of this proposal, the staff report is broken into four sections of Findings and Conclusions. The first sec- tion refers to the comprehensive plan amendment and rezone request. COMPREHENSIVE PLAN AMENDMENT Low Density Residential to Medium Density Residential REZONE R -1 -12.0 Single Family to R -2 Two Family Residential Findings A. The Planning Commission and City Council shall be guided by the criteria in TMC 18.84.030, in granting reclassification requests to the zoning map. B. The applicant has requested a change in the comprehensive plan designation of the subject property to support the requested rezone and has submitted Schedule I & H to identify Plan policies that serve to justify the reclassifications (Exhibits 1 and 2). Schneider Homes Planning Commission Staff Report February 27, 1986 Page 2 E. Effects of the Proposal C. The zoning map shows that the site is bounded by R -3, east of 65th Avenue South and north of Tukwila Park; R- 1 -9.6, located north of South 151st Street; R -1 -12.0 and R -3, located west of 62nd Avenue South; and, R -2 and R -1 -12.0, located along the site's south property line (Exhibit 3). D. The land use exhibit (Exhibit 4) shows the different types of land use which currently exist surrounding the subject site. The land use exhibit has been amended to include surrounding densities or units per acre for each of the developments. Maplecrest, Parkview and Canyon Estates have 6.61, 22.33, and 26.35 units per acre respectively. The six single family units along the south property line is 1.71 units per acre. San Juan and Sunwood developments are 18.85 and 15.52 units per acre. The four - single family units west of the site have a density of 1.28 units per acre. The property north of the site is currently developed at .03 units per acre. E. 65th Avenue South and South 151st Street are designated as collector arterials which provide movement within smaller areas, often definable neighborhoods. They are meant to serve very little through traffic, but serve a high propor- tion of local traffic requiring direct access to abutting land uses. Both roads are improved with a pavement width of approximately forty (40) feet and sidewalks on both sides. 62nd Avenue South located along the parcel's west property line is a forty foot unimproved public right -of -way. The right -of- way is currently used as a link in the City's trail system. 1. The purpose of the R -1 district is to preserve and stabilize low- density single family residential neighborhoods, to prevent intrusions by incom- patible land uses, to provide a range of minimum lot sizes in order to respond to development constraints of the natural environment, and to promote diversity and recognize a variety of residential environments. The purpose of the proposed R -2 district is to create a low- density, multiple family district which may be used as a transition zone between single family and high density multiple family. It is also the purpose of the district to encourage a greater variety of housing types and resi- dential environments by allowing duplex development. 2. The minimum lot size for the existing zoning is 12,000 square feet per lot, which would allow an approximate density of thirty -two (32) units with a subdivision. (This figure is calculated with a fifteen (15) per- cent subtraction from the overall acreage for a subdivision with street improvements.) The R -2 zone requires a minimum lot size of 8,000 square feet and 4,000 square feet per unit. Maximum density permitted on the site would be Schneider Homes Planning Commission Staff Report February 27, 1986 Page 3 approximately ninety -seven (97) units. (This figure includes a fifteen (15) percent subtraction from total acreage for a subdivision with street improvements.) 3. Height and front yard regulations are the same for the two districts. However, in the R -2 zone the rear yard requirement is fifteen feet (15) versus ten (10) feet in the R -1 zone and the minimum mean lot width is sixty (60) feet versus fifty (50) feet in the R -1 zone. F. Stability of the District. In 1975, prior to the 1982 Comprehensive Plan and Zoning Ordinance revisions, the subject site was zoned R -1 -12. and had a comprehensive plan designation of low density residential, the same as exists today. A change in zoning from R -1 -12 to R -2 would leave two pockets of R -1 -12.0 districts adjacent to the west and south property lines. Six single family units located in the north- west intersection of South 153rd and 65th Avenue South would be surrounded by R -3 and R -2 districts. Four single family units are located west of the sub- ject site and would be bounded by R -2 and R -3 zones but is adjacent to an R -1 -7.2 district. The proposed R -2 district would be an extension of the R -2 district located in the northeast corner of the 62nd Avenue South and South 153rd Street intersection. An approximate 4.2 acre parcel north of South 151st Street is zoned R -1 -9.6 and is developed with a single family structure. Conclusions A. TMC 18.84.030(1): "The use or change in zoning requested shall be in confor- mity with the adopted comprehensive land use policy plan, the provisions of this title, and the public interest." The requested change in zoning is not in conformance with the adopted compre- hensive land use policy plan. The applicant has therefore requested a change in the comprehensive plan that would comply with the requested rezone. Objective 2, p. 47 of the Comprehensive Plan refers to the compatibility bet- ween residential uses themselves. Due to the difference in size of struc- tures, number of occupants and volume of traffic between single family and multiple family development, conflicts and incompatibilities exist. To mini- mize these conflicts, the Plan has established several policies. Policy 3, p. 46: Prohibit spot zoning in established residential neigh- borhoods. Policy 1, p. 47: Provide #or medium density "transition areas" between high and low- density residential areas. Schneider Homes Planning Commission Staff Report February 27, 1986 Page 4 Policy 2, p. 48: Multiple family developments should be located functionally convenient to a primary or secondary arterial street where traffic generated by these uses does not pass through single family residential areas. An amendment and rezone of the subject property would inversely create a pocket of single family uses south of the subject site. The surrounding area appears to be a stable neighborhood with no history of pressure for more intense land use changes. The applicant has not shown that the changes are necessary for the public welfare, or is in its interest, or that the change to increase the density is a public benefit. B. TMC 18.84.030(2): "The use or change in zoning requested in the zoning map or this title for the establishment of commercial, industrial, or residential use shall be supported by an architectural site plan showing the proposed develop- ment and its relationship to surrounding areas as set forth in the application form." Site plan elevations and landscape plans showing the proposed development have been submitted to support the requested reclassification. (Exhibits 11 - 15). The proposed PRD with attached single family units will be reviewed under the criteria established for PRD and BAR review for relationship to surrounding areas. The proposal is well designed and provides a creative use of open space. The proposed density of 6.61 units would create a transitional zone between the Canyon Estates and Park View developments. However, pockets of single family densities would remain along the south and west property lines. The proposed type of unit, although designed as attached single family units for individual ownership, would visually be conceived as multiple family structures. The density would also be medium density versus a low, single family density. C. TMC 18.84.030(3): "When the request is not in agreement with the comprehen- sive land use policy plan, the applicant shall provide evidence to the City Council's satisfaction that there is an additional need for the requested land classification." Schneider Homes Planning Commission Staff Report February 27, 1986 Page 5 A 1978 Tukwila zoning map shows the areas surrounding the sub- ject site as being less restrictively zoned than currently exists. In 1982, parcels east of 65th Avenue were downzoned from R -4 and RMH to R -3, and the San Juan Apartment parcel was downzoned from R -4 to R -2, and the short plat west of the site was doen- zoned from R -1 -9.6 to R -1 -12.0. The intent of the actions taken by the City seems to be to limit future density in the area. Many of the surrounding parcels already had been deve- loped at the higher density limits. Hence, the agreement of the need for an R -1 tran- sitional zone. The staff, however, feels that the applicant has not shown that a change of circumstances has occurred since the last land use action in the subject area was taken by the City. No substantial land use change has occurred in the area and therefore no need for the change has been established. A recent tally by the City Clerk's office indicates that the City has 916 single family units and 1556 condominium and apartment units. The number of detached single family units is 37 percent of the housing stock. D. Additional points of inquiry established by the State Supreme Court during review of cases involving change of zoning are addressed below: 1. What changes in character, conditions, or surrounding neighborhood that would justify or otherwise substantiate the rezone. The neighborhood surrounding the site is stable. The multiple family development that created the high densities occurred in the sixties and seventies. The most recent development to occur adjacent to the site are the four single family units adjacent to the site. 2. The relative gain to the public as compared with the hardship imposed on the individual owner. Schneider Homes Planning Commission Staff Report February 27, 1986 Page 6 The property does have several site constraints. A drainage course runs across the southwest corner and two teep knolls at 190 and 200 are pro- posed to be cut to 168 and 170 respectively. This hardship upon the pro- perty owners relative to the gain for the public would appear to favor the individual property owner over the interest of the community. 3. In the case of unimporved property, the suitability of the subject pro- perty for the purpose for which it has been zoned and is proposed to be zoned and the length of time the property has remained unimporved con- sidered in context of land development in the surrounding area. The surrounding area has been developed for quite a while, Maple Crest in 1967, Park View in 1978, Canyon Estates in 1967, San Juan Apartments in 1966 and 1977, and Sunwood in 1979 and 1981. The most recent development (since 1982) has been the four single family homes west of the site. This would indicate that there is a market for single family in the area. PRELIMINARY RECOMMENDATION Based upon the above findings and conclusions, the Planning Commission may wish to recommend denial of the proposed Comprehensive Plan Amendment and Rezone. D. No commercial uses are proposed. PLANNED RESIDENTIAL DEVELOPMENT (PRD) BAR Review FINDINGS A. The proposed PRD requires approval per criteria of TMC 18.46.110(4) and 18.60.030(2)(C) & (E). B. Five different types of single family units are proposed in two, three, and four unit groupings. Of the twenty -three structures, there are four duplexes, fourteen triplexes and five fourplexes. C. Each unit has a two car garage and rear outdoor patio area. The units are referred to as Unit A, single story with two bedrooms; Unit B, C and 0, two - story with three bedrooms; and Unit E, two story with two bedrooms. Average living space of the units is 1,462 square feet. E. The proposed density of seventy units is forty -four units less than the maxi- mum one hundred and fourteen permissible in the site area with a PRD and pri- vate street. Schneider Homes Planning Commission Staff Report February 27, 1986 Page 7 F. Thirty -five percent of the gross land area (167,948 square feet) is community open space. The open space is proposed to be held in common ownership by all the homeowners and by the means of a homeowners association. The association would be responsible for the common open space. G. The orientation of the homes on the site is inward toward the private street. The setback from the property line of the PRD to the nearest structure (lot 34) is sixteen (16) feet from 65th Avenue South. The closest setback from South 151st Street is twenty -four (24) feet. The closest setback from 62nd Avenue South is twenty -eight (28) feet. The setback along the south line is twenty -two (22) feet. H. The tallest height of any of the units is 23.5 feet. I. The pedestrian circulation system is currently shown as five foot sidewalks on both sides of the loop through road and the cul -de -sacs. The landscape plan shows a new trail within the development in the southwest corner. Access to the trail would be from the sidewalk along the loop through road from the City of Tukwila trail in the 62nd Avenue right -of -way. The trail switches back to negotiate the 2:1 slope and will be of crushed rock. J. The development is proposed for one phase and individual units would be sold for single ownership. Common areas, recreation improvements and streets would be maintained through an association. A sample copy of covenants, conditions and restrictions has been submitted. An association of homeowners would have an annual budget through monthly fees called a common maintenance assessment. K. A tot lot has been shown on the interior of the site with adjacent seating. L. The majority of the building elevations are of six (6) inch lap siding and cedar shake roofs. 2x8 facia is indicated along roof l i nes and 2x6 trim is used to detail structural edges. Unit A has a varied garage elevation treatment with 1x3 batts over RS plywood sheeting. Unit C is shown with brick veneer on the first story. M. A moderate amount of fenestration is shown on the front and end elevations. The rear elevations are more generously treated. Skylights and garden windows are also used. N. Doors are shown as typical throughout the units and are detailed to be visually interesting. Type of materials used for these elements as well as the vent used in three of the unit's garages has not been indicated. Schneider Homes Planning Commission Staff Report February 27, 1986 Page 8 Policy 2, p. 24: Encourage the landscape plans. 0. Pertinent objectives and policies of the Comprehensive Plan are as follows: Objective 1, p. 24: Recognize the aesthetic, environmental, and use benefits of vegetation and promote its retention and installation. Policy 1, p. 24: Maintain the wooded character of the steep slopes and upland plateau, and encourage the use of vegetation in slope stabilization. use of live vegetation in development Policy 1, p. 25: Strive to retain viable areas of wooded hillsides, agri- cultural lands, wetlands, streams and the Green River for wildlife habitat. Objective 3, p. 25: Recognize the advantages and opportunities afforded by the topography and plan its use accordingly. Policy 3, p. 26: Preserve and promote the quality of natural landform. Objective 1, p. 34: Provide for an adequate and diversified supply of open space and include them in an open space system. Policy 1, p. 34: Strive to preserve steep hillsides and wooded areas in a scenic condition. Encourage replanting and revegetation of denuded areas not in the process of development. Policy 2, p. 34: Encourage the preservation of marshes, ponds, and watercour- ses for open space purposes and include them in the open space system. Policy 3, p. 35: Provide for active recreation areas (ballfields, tennis courts, swimming pools, playgrounds, community center) consistent with the needs of the community. Policy 4, p. 34: Provide for passive recreational areas (parks, natural reserves, picnic grounds) consistent with the needs of the community. Objective 2, p. 37: Establish a safe path or trail system which serves to link the open spaces forming an open space system. Policy 7, p. 39: The trail system should be compatible with pedestrian and bicycle traffic but motorized vehicles should be strictly prohibited. Policy 1, p. 45: Use natural features, like topography, to separate incom- patible land uses from the residential areas. Policy 5, p. 50: In addition to parking space for tenants, encourage the pro- vision of adequate parking space for guests and recreational vehicles within multiple - family developments. Schneider Homes Planning Commission Staff Report February 27, 1986 Page 9 Policy 6, p. 50: Encourage the development of pedestrian rights -of -way, over- passes and well - lighted trails which can provide safe passage from residential areas to commercial, service and recreational areas. Policy 7, p. 50: Encourage the provision of recreational open space within multiple - family developments. Objective 1, p. 51: Assure a diversified supply of housing in the planning area. Policy 1, p. 51: Encourage housing development which provide a diversity of housing types. Policy 2, p. 51: Encourage the development of owner - occupied multiple - family residential units. Policy 2, p. 55: Encourage housing designs in which buidling forms and spaces allow residents to adopt proprietory attitudes beyond their normal living spa- ces. Discourage housing desings whcih cause anonymity among residents and foster feelings of helpless isolation. Policy 2, p. 55: Encourage housing designs which provide for the visual sur- veillance of public spaces both from the dwelling units and the street. Policy 3, p. 55: Encourage the adequate lighting of residential streets and parking lots. Conclusions 1. PRD Criteria TMC 18.46.110(4) A. Suitability of the site area for the proposed development. Should the Planning Commission recommend, and the City Council approve the requested Comprehensive Plan amendment and Rezone, the proposed den- sity of the development would be permitted on the site. Is the site suitable for a doubling in the density? The findings of the previous section show that the rezone is not in the public's interest and that there does not appear to be a need for a transition zone. B. Requirements of the subdivision code for the proposed development. The plans submitted along with the proposal meet the requirements of the subdivison code excluding the areas of the code where the PRD require- ments would take precedence. Schneider Homes Planning Commission Staff Report February 27, 1986 Page 10 C. Reasons for density bonuses as listed in Section 18.46.080. Density bonuses were not requested. D. Adverse environmental impacts have been mitigated. A mitigated determination of non significance was issued. The mitigation measures refer to the recommendations of the soils engineer, the incor- poration of usable active recreation space, lighting of streets and cul- de -sacs, and maintenance of the existing drainage course along the southwest corner of the site. E. Compliance of the proposed PRD to the provisions of this chapter. The setback of the structure on lot 34 is approximately sixteen (16) feet and not comparable to adjacent properties or the type of development which may be permitted in the area. F. Time limitations, if any, for the entire development and specified stages. The proposed timing of the development is in one phase. G. Development in accordance with the comprehensive land use policy plan and other relevant plans. Existing significant vegetation is primarily retained along the perimeter of the site. Additional vegetation will be planted that should stabilize any steep remaining grades on site. The site design has taken advantage of the wet, natural drainage area and clustered the development along the north, south and east protions of the site. Several knolls on the site will be cut approximately twenty -two (22) and thirty (30) feet. The grading plan shows that the finished elevation of the site will vary by twenty four (24) feet, which indicates that except for the knolls, the basic landform of the site will be maintained. The open spaces created through the PRD could become a more effective system by extending the trail through the central open space to connect with the sidewalk on the north side of the site. Adequate parking space for recreational vehicles has not been provided, therefore, a covenant in the homeowner's agreements prohibiting these types of vehicles should be a condition of approval. Schneider Homes Planning Commission Staff Report February 27, 1986 Page 11 The proposed PRO development would provide a diversified supply of housing to the City. New duplex and triplex construction has not occurred, in addition the attached units are proposed to be owner occupied. 2. BAR Criteria TMC 18.60.050(1): Relationship of Structures to Site The proposal is to orient the development inward on the site and heavily landscape the perimeter with existing trees and additional dense shrubbery. The single through road with cul -de -sacs fosters a natural pattern of open spaces. The unit located on Lot 3 is shown with access to its garage from Lot 33. The lack of direct access to the street could cause problems and therefore, would seem unacceptable. 3. BAR Criteria TMC 18.60.050(2): Relationship of Structures and Site to Adjoining Area. Due to the topography in the area, the units would not be creating any view blockage. The internal orientation of the development was designed to provide a transitional scale of development between the high density apartments east of the site and the single family homes west and north of the site. The pro- posal, however, will introduce an increase in mass and scale between the existing homes along the west side of 65th Avenue South. The restriction of access to two points along the collector arterial limits the traffic impacts. Units with rear elevations to the southwest corner of the site should be well lit and remain open to preserve the feeling of open space and provide an ele- ment of security to the pathway below. The structure on Lot 34 is setback sixteen feet which would not appear to be compatible with adjacent development along 65th Avenue South. 4. BAR Criteria TMC 18.60.050(3): Landscape and Site Treatment The proposed site plan takes advantage of the existing drainage course to pro- vide a passive recreational area and a pathway has been provided to link the development with the city trails. Street trees are shown along the perimeter of the private street and cul -de- sacs. The size of the trees is indicated as 6 -8 feet; but to enhance the new axis being established along the new street the caliper should be increase to 2 -22 inches. Evergreens and a mixture of shrubs, ferns, and grasses are shown Schneider Homes Planning Commission Staff Report February 27, 1986 Page 12 as heavily planted around the perimeter of the site and along the drain course and pathway. Sufficient sightlines should remain open and free of low growing landscape materials to allow safe access to the collector arterials. Exterior lighting has not been shown and would be required to provide security for open spaces and units. Fences and walls have not been shown and should be discouraged. The lack of fences adjacent to common areas would foster a proprietary feeling on the part of the residents regarding the open spaces and inherently create a safer environment. Any utility meters located on the front facade should be adequately screened with landscaping. 5. BAR Criteria TMC 18.60.050(4): Building Design The proposed structures of attached units would be a transitional scale bet- ween east and west land use patterns but would be a disruption of the single family land uses north, northwest, and partially south of the site. The typical group elevations presented do not correspond to the elevations of the individual units showing materials and design. Accurate elevations of typical structures need to be submitted to evaluate the relationship between the components of the different units. (Exhibit 15). Colors have not been indicated at this time, but should be a factor in the BAR review. Request for elevations of typical mailboxes, utility meters, and light stan- dards for the units and the development have also been requested. The individual elevations shows an attempt to provide a variety of detail and form. Elevations of the typical groupings, however, would be needed prior to BAR approval to assure visual interest without conflicting with the design of the structures as a whole. 6. BAR Criteria TMC 18.60.050(5): Miscellaneous Structures and Street Furniture Details regarding the proposed tot lot and the seating in the central common area are not currently available. Due to the size of the units and the number of bedrooms, the active recreation space for children and young adults would be important. The location of the tot lot should be situated to provide an adequate level area for games. Adequate seating should be available around the perimeter of the active areas as well as in the passive recreation areas. Schneider Homes Planning Commission Staff Report February 27, 1986 Page 13 Preliminary Recommendation Based on the above findings and conclusions, the Planning Commission may wish to approve the proposed elevations and landscape play subject to review and approval of: 1. A full scale landscape plan indicating recreation space details and 2 - 2i" caliper street trees. 2. Elevations of utility meters, mail boxes and lighting standards. 3. Accurate elevations of typical groupings. 4. Revised site plan to indicate lighting location and setback of the structure on lot 34 in conformance with adjacent properties. SUBDIVISION FINDINGS A. The proposed name of the subdivision is Mapletree Village. B. A private through street from 65th Avenue South to South 151st Street is pro- posed. The applicant has proposed South 152nd Street as the street name at the 65th Avenue intersection, and 64th Ave. South at the South 151st Street intersection. Pavement width is twenty -six (26) feet with rollover curbs five (5) foot sidewalks. Code standards for public streets require a fifty (50) foot right -of -way and pavement width of thirty -six (36) feet. C. Four cul -de -sacs will vary in length from forty (40) to one hundred and eighty (180) feet. The preliminary plat shows landscape island in the center of the cul -de -sac circle. D. The smallest lot proposed is 2,873 square feet. E. Utilities would be located under the street in a public easement for main- tenance and operation. Tukwila sanitary sewer, water and storm sewers are available and have a sufficient capacity to serve the proposed subdivision. Fire hydrants have also been shown on the utilities plan. F. Minimum block length and width and lot arrangement and minimum size are super - ceded by the provisions of TMC 18.46, Planned Residential Developments. G. Goals of the subdivision code are to preserve drainage patterns, protect ground water supply, prevent erosion and to preserve trees and provide vegeta- tion. Schneider Homes Planning Commission Staff Report February 27, 1986 Page 14 H. Goals of the Comprehensive Plan which relate to the subdivision include the following: Transportation Objective 1, p. 72: Establish an efficient, safe and well- designed cir- culation system, which promotes desired development patterns. Policy 1, p. 72: Minimize conflict between moving traffic and parked vehicles. Policy 4, p. 73: Dedication of adequate and acceptable rights -of -way should be obtained in all subdivisions. (This policy is a part of the Plan due to uncontrolled and haphazard land subdivision which has historically not been overseen by the local government and has caused problems in access, safety and signing.) Policy 5, p. 73: Encourage effective construction techniques, quality materials and timely maintenance on all roads and highways. Policy 6: Discourage single - purpose road construction and improvement pro- jects (except for routine maintenance) but coordinate street improvements with those of sidewalks, underground utilities, landscaping, and others as need warrants. Policy 7: Good design principles should be followed in the maintenance of existing streets or the construction of new streets. Sidewalks /Pathways Policy 1, p. 81: Create a sidewlak or pathway system where every link is a part of an integrated network. Policy 7, p. 81: Encourage the location, design, and maintenance of pedestrian sidewalk or pathway systems to provide security for abutting pro- perty owners. Policy 8, p. Provisions should be made in each sidewalk or pathway constructed to provide for the safety of the user. Policy 4, p. 80: Design the sidewalk or pathway system to allow use by the elderly and handicapped. CONCLUSIONS Schneider Homes Planning Commission Staff Report February 27, 1986 Page 15 A. The Fire Department has indicated that the proposed island would not be accep- table due to required fire flow per ISO guide. 6. Provisions for the future maintenance and repair of the proposed private road would be required in the covenants of the PRD. C. The Public Works Department has approved the proposed width, which is a deviation from subdivision code standards of fifty (50) feet in right -of -way and thirty (30) feet of pavement. The rollover curbs are also a deviation from city standards. D. The cul -de -sacs and street grades conform to city standards. All improvements would be required to meet Public Works construction standards. Three of the cul -de -sacs will require signage and names. E. Easements for the utilities have not been indicated on the preliminary plat and will be required prior to final approval of the preliminary plat. F. Subdivision code standards for block length and width and lot arrangement and size are superceded to allow design and development flexibility of a Planned Residential Development per TMC 18.46. G. The goals of Tukwila in the subdivision of land are met and shown on the pro- posed plans submitted for the PRD and Preliminary Plat. The natural drainage course along the west and southwest sides is to remain open and in its natural state. A survey of significant vegetation has been submitted along with a proposed landscape plan to show preservation of significant trees and to provide addi- tional vegetation. A soils report was submitted during the SEPA process. Mitigation measures were required due to the level of grading required for the development and soils type. H. The site plan shows a minimum of twenty feet from the sidewalk to the garage. The two car garage and driveway should provide sufficient space for parked vehicles. Adequate space for recreational vehicles is not available and would be a required restriction of the covenants. In addition, conversion of the garages for an assessory use other than parking should also be prohibited in the covenants. Schneider Homes Planning Commission Staff Report February 27, 1986 Page 16 I. The dedication of the right -of -way would nto be in conformance with Policy 4, p. 73. It should be noted that an existing private residential street serving multiple family units and maintained by a homeowners association is being con- sidered for dedication to the City in part due to the difficulty of main- tenance. The applicant should be required to provide adequate assurance to the City that future maintenance and repair is feasible. This is especially pertinent because the developer is proposing deviating from City design stan- dards. J. The proposed road will eliminate any lot access onto the collector arterial and will coordinate improvements with sidewalks, utilities and landscaping. K. The proposed sidewalks will be required to be built to City standards. They are shown throughout the site connecting with established trails and sidewalks. PRELIMINARY RECOMMENDATION Based upon the findings and conclusions, the Planning Commission may wish to recommend approval, subject to the following conditions: 1. Eliminate proposed islands in cul -de -sacs. 2. Provide easements for utilities. 3. Include in restrictive covenants the following items: a. No recreational vehicles to be stored or parked in the development. b. No conversions of garages for assessory use other than for parking. c. Street maintenance and repair to be adequately addressed. EXHIBITS 1 - Schedule I 2 - Schedule H 3 - Zoning Map 4 - Land Use Map 5 - Schedule B 6 - Floor Plan /Unit A 7 - Floor Plan /Unit B 8 - Floor Plan /Unit C 9 - Floor Plan /Unit 0 Schneider Homes Planning Commission Staff Report February 27, 1986 Page 17 10 - Floor Plan /Unit E 11 - Site Plan 12 - Landscape Plan 13 - Elevations 14 - Elevations 15 - Group Rendering 16 - Preliminary Plat (MAPLE,5) (5A.3) MASTER LAND DEVELOPMENT APPL I CAT 1 Or FORM EXISTING COMP. PLAN DES 1 GNAT 1 ON LDR _ EQ IMMI T ty "DR gin a soul y aL�ac EXISTING ZONING 14...1-12_n PROPOSED USE rpAirichntiAl develognent EXISTING USE APO CLAIS I F 1 CAT I ON OF SURROUND PROPRT ZONE COMP. PLAN DESIG NoRT}1 - t - 1 . D, x -Z SOUTH & B -3 EAST g_ R -T -11 . U & WEST R_3 Low density single ly ownerships Loww aensity co single �� ? tt asr minl il� narslltps edi a t aensnao Its ac sign density w/ special. ! ens ly single taini.y ownersn.pa (snort --1 y.— cousid P.S- plat) & medium_ A ansity ndnmi ni ►►mR ft +i nnc IDA TnR A MnR IDENTIFY THOSE POLICIES IN rim PROPOSED COMPREHENSIVE - SUBJECT PROPERTY. POLICY Li PAGE 1 __24____ - 2Lk__ - 27 1 2 2 35 35 5 2 CITY OF TUKWILA Central Permit System 3 -.37 -- •3 4 39 sn 50 5i 73 THE TUKWILA COMPREHENSIVE PLAN WHICH YOU FEEL SERVE TO JUSTIFY PLAN AMENDMENT, AND ANALYZE THOSE POLICIES AS THEY RELATE TO THE RELEVANCE Approximately 16% of the significant trees identified on -site would be • • - r u • • e an scape p an =x ID0 1 c emalc - n •F a e. einene ant i s r fn t ha n a ji P n r,�� The dr course w pa t riratikn une western portion oz tine '£L!e .nage flo a a YgiL1a8 cummunity e open space wawa raster passive recreationa.1. ►ran opo d recreational areas are centrally located ur ieaurx r aueozlLl oposea in the western portion of the - to - wu i u. a. 1. • . • . - • • • • _ g ont w s ' e o 0 i prnpoQsa S C H E D U L E 0 CGMtRIDCOMB 1 VE PLAN AMENDMENT pecies w require e bP a minimum of 20' long to the outside edge of the si The proposed units are one & two - story rambler and townhouse a i 1ex a r „ p -- 1'ii3.3e4rgq. units in • - • • • M..1. IF 1 .. y T proposed private roadway would •e COR to puuric =away t s �Q ra�R system Ioiiowing Don scares of the venacurar - 4s± azo i S i f\pase : r ea'mir 1. circulation in a. naummgago ummnua in,AWMIMU go gm ugunFummAmm WITH Tr= CITY'S COMPREHENSIVE AND LAND USE POI. I CY PLAN, THE PROVISION OF THE CITY ZONING CODE AND THE PUBLIC INTEREST. RESPONSES The proposed change in zoning is not in conformance with the comprehensive plan � .. - • 1.licies from e • - •o =u ppo e e one, owever • e e r - e •e o w . - • e- . • ion o ac - a A anA •n - e- •e weep g - - ' - • - T. : •en• his zone with the provision for attached units. THE PROPOSED IN ZONING IS APPROPRIATE 1N RELATIONSHIP TO THE ZONINO AND USE OF SURROUNDING PROPERTIES UN ADDITION TO THE FOLLOWING NARRATIVE, SITE AND ARCHITECTURAL DRAW 1 NGS SHOULD BE REFERENCED).. • • Surrounding zoning ranges from R -1 -12.0 to R -3. land use is in low density _ RESPONSE: _ . .. .., apartments - -n a - •i • . ai ; . g1. . .1'a _ - - T. .. _ . _ - ., : :',171:',,,,,.-.., - + +rani +i nn Grad RPfpr +.A ai tP Dien And Rf8Eftlitural'i rat i .ation a Efts. 1F THE REQUESTED CHANGE IN ZONING IS NOT IN AGREEMENT WITH THE COMPREHENSIVE LAND USE POLICY PLAN, THE FOLLOW 1 NG EV 1 DENCE IS CITED 1 N SUPPORT OF THE NEED FOIE THE REQUESTED • RECLASSIFICATION. �I!! . The current comprehensive plan map does not support the proposed rezone, since amendm to chan i e . - - _. 4 • ' M;" :1 : _ z‘ . - :'• ' ' ' : .:. _ . . • - ::. - Y • •• : _ - • h _1 /. .f" -• • :I. s'• • • • • • _ _ • •1 a •- • " • - • • • - • .. •• - 1 • _ - `• - • ' • . _ . . • • . - - • •l . - • • • - • : amena en wo • ln egr= e e c•m a 'me s: an• uses n e area. e7/011/1 TER EXISTING ZONING R -1 ?_n , REQUESTED ZONING R - CAMP. PLAN DESIGNATION Thy SITE IN CITY LIMITS? vwq tingle family attached medium aenasty residential PROPOSED USE I F REZONE APPROVED A avcl Arman+ EXISTING USE AND CLASSIFICATION OF SURROUNDING PROPERTIES: NORTH K -z SOUTH I, 14 EAST ZONE COMP. PLAN DESIG.. T.flR IMP 1. Mi]R USE aensitr ;AO J } REIEMifi ac s dt ntgm aensitiy • -14. U & !DH w/ special WEST R -3 Ii P1/ nnncinatal. Plat) R. medium den eity_ condominiums +4 nn .. y 11 - I. • . - -' 41 _ .11 • • • . a MAS \Nri:SCR 1 SE THE MANNER IN WHICH YOUR REQUEST FOR CHANGE OF ZON 1 NG CLASSIFICATION SATISFIES EACH OF THE FOLLOWING CRITERIA AS SPECIFIED IN TMC 10.44.030 (ATTACH ADDITIONAL SHEETS IF NECES- SARY). • I 3) .O CITY OF.TUKWILA Central Permit System LAN DEVELrOPNENT APPI. 1 CAT 1 ON FORM SCHEDULE 11 aL CHANGE of =41 PG • I 1 \ \ 1 I 1 \ \ R1-9.6 \ k -- 1 • illost $ T •„ R 1-20 I 1 :. • " • . • • • • • • . ; • ::::: %g .:.:. I .1 0 • • • .• ••••••••••:....:• :.:••••••• \ • •:. ••••••• •••••• •. • .• „ I R 1-12 \ ••• 1 I I I --3-1 - \ • • • • -• 5 rd„ • . ZONING PLAT MAP erniiir 3 1•00 OOOOOOOOO OOOOOOOOOOOO • 04.01•00e,,,,,o • • c=1 ,•• • • toe d 31;1 Tukwila Park " DENSITY PER ACRE LAND USE ellinur 4' fre .■• DERCR 1 •RL THE MANNER 1 N WHICH YOU REL 1 EVE YOUR APPL 1 CAT 1 ON FOIR A PI.AMem RES 1 DENT I AL DEVELOP. MENT- SAT I SR 1 ES EACH OF THE LLA* I NG STATEMENTS Or PURPOSE AS COMA I NED IN T C 1 1, . • , 910 • ' (ATTACH ADD I T 1CNAL SHEETS'• 1 r NECESSARY) . , . - 1 ) •• THE PROPOSAL •I PIROTE-.THE • RiTEIdT! o N . O!• • S ! G N 1 r 1 C A N T FEATURES OF ••Ti. ' NAT% *L'' ENV 1 RON - MENT, INCLUDING t i. , V EGETAT II ON , WATERWAYS AND VIEWS. • western RE p ortio$ of 'Ln . .WOU1 ay gh g al essfnt�a�� A na ura'�. } s$.ate. • •. • CITY QF • TUKWILA Central Permit System • ..t H itti: le ; • MASTOR LAND SCAT, 04 • • •.0 ;. • 1. ►•: •■• ' a eV'!■i !•. /R'iC • f i,t;ltt. t VA.! •.�•� . _ r • • _ , - • r ...,„ • ; • - - ...,. - .. . I. . #461441MAMVP7A • i T I NM �1/ t0A ~" Mme.. ••• I FOR 1 AD aY �N ~ * EXI APP1.1 CAT 1 AMR 1 CAT 1 a1 PRO ACQ'I�APAN '!fit . .; . ;: IID , r , ».... .: • .. �. 4 CMMOi Or >oal l N�9 .�" Y!a _ 1 Y 1 . lIMT MN I IO CAS 1 / I CATION �••� ! PROPOSED USE: -IP► i$ Tt OP p9MMp I F Yes sci I RE: 0. 1 • • • .• .. Z . • ••. • .... • •• W/ • r t • UN . •« • PROPOSED RES !Deer I AL DEIST I T( IN OWELL I NCI UNITS PER NET AOIE : 6.661 unit■ /per - Appzoximat r..3,6%.of the significant trees identified 'on-site would•be re-;. - •■• • ft -THE PROPOSAL WILL ORAGE A VAR 1 ETY CR M I XTLIRE Or HOUSING TYPES. 4 The proposal consists of five different one and two -story rambler'and RESPONSE: +ntinhrlt{au. {p{ j to Atg+AngwA in ri„rl PY iri rl aY anti fn»rpl aY 3) THE PROPOSAL WILL ENCOURAGE MAXIMUM ErrIc1ENCY IN THE LAYOUT Or STREETS, UTILITY NET- WORKS AND OTHER PUBLIC IMPROVEMENTS. • - The street layout for. the proposal consists of a single loop boulevard and RESPONSE: collector r. - . •• ._ • .• • a - . =_t► a. ► w mQ.S "f. • • • .: -• r; - .. • . . 4) THE PROPOSAL • 1 LL •CREATE • ACID / OR PRESERVE . USEARLE •OPEN • SPACE . FOR THE ENJOYMENT Or THE • r J • Approximately 33% of the gross land area would be community 'open space under OCCUPANTS AND THE GENERAL MIMIC. RESPONSE: u seable _ - •• J• - - n e - e . ".4i - r. w x • _ • 0 ' r _ • ,, . e • . _ n space • tg til dEl j gr + '' l 1 ? trail V tP'Q CnnnaCting +ha •t rrrjar'a ava1k. cyStO� 1) TMC 10.4$.0.0 REQUIRES THAT THE PROPOSED PRO SITE ASLT, AND THE MAIN INTERNAL STREET SERV 1 NG THE PRO EY CONNECTED TO AT LEAST ONE MAJOR, SECONDARY OR COLLECTOR ARTERIAL. DESCR I SE THE MA NME R IN 1)4104 YOUR PROPOSAL SATISFIES THIS RAJ 1 REMENT. ' RESPONSE: east via 65th Ave. S., both of which are collector arterial • • w/P/r rm ,.� rnom TMC 10.08.110. RESPOND 70 THE FOLLOMINa ITEMS: A) JUSTIFICATION Pa! ANY REONE :TED DENSITY SOMJS : r b renuo s Red . The proposed unit count would be. 32 units less a ase coun ow tfie •) PIROORAM FOR DEVELOPMENT I NCLUO I NO STAD 1 NO OR. TIM 1 NO OF :, novel nixopn t wnu l rl +Aka Vilna in A Aingla a +ate_ C) PROPOSED OWNORSH I P PATTERN UPON COMPLETION OF PROJECT: Tt 4A i n +And ael thwt individual unites is would b/ 0"l'e" O ^C" ji _ • The restrictive covenants would,pro $AS1C CONTENT OF ANY RESTRICTIVE COVENANTS: exteriors, storm dralnugo syntem ruadwayN, trolls and lnndscn In .(co areas and front yards); prohibit changes Co building exteriors visible to A cane. +i ft tion. E) PROVISIONS TO ENSURE PERMANENCE AND MAINTENANCE OF COMMON OPEN SPACE ` The pArmAnpnea ermisir S6. AMMINNII Sales Person Phone • AT • All dimensions approximate. In keeping with our pokey of continuous improvement. Schneider Homes, inc. may modify design. dslaifs. specifications or prices without pnor notice. See your sales counselor for further detailed information. 1 schneider homes, inc. AGE ',macs C Rt6C • , Corner of 132nd Ave. S.E. and S.E. 234th St. in Kent Sales Office: (206) 631.3773 or 467.8217 DINING Is UNIT A /2./4•11 ft LIVING ROOM (91.INKEN) 18 X14' ■... . ■ mom .ULU.:JL_IJ■ ■ •..■ SWUM 1 ---- .......:...... a..s�rwwrss... NISI J..' i . •11111111•11 Pl.'. a.a. ........r L u m p . 1311111111111111111177 rrrr:- apt 4 •■ .1 L u.r ...s.■s.asss+s..,... mAnANAAEAAAWAr ■s•as•ssass.r • • r 1 WET FLOOR PLAN I Porto GARAG+I;' 22 xaz MASTER p � -4 A . ■nas. rammummmil ■... ►1 ■... MI" .•., I MN IKDIOOM 12 -6'X1 i w- SC- MN- EI.245 .P8 MOMS • . wMua�a_Aa ■.■ ■ 11 11= .111 - 11,•a... OOOOO ■ E re - 17 -4 " i- iria:owi O a PATIO UNIT II FAMILY LIVING IZ''* 3 ' l Sales Person Phone AT • SIN GLS • CRLIR • Corner of 132nd Ave. S.E. and S.E. 234th St. in Kent Sales Office: (206) 631.3773 or 4674217 2 oo � X22 ' DINING 1 P ID r- -- ---- ----- - -- --t `r AN dimensions approximate. In keeping with our policy of continuous improvement. Schneider Homes. inc. may modify design. details. specifications or prices without pnor notice. See your sales counselor tor further detailed information. . _.__........ MASTER is F,DR�01M B E xl r .T _ MAIN FLOOR PLAN SECOND FLOOR PLAN BEDROOM to >♦ a schneider homes, inc. eV/WY 1 . QP •'J. _1111_ UNIT C 141014 t. r7 1111...:: r .,..,. .....,:: ;; ,„,;,.. 4•11. womb MUNI 11 . 0 111 INNS . _ � CA DINING ROOM hex LIVING f M r r 1 1 r 1 1 wet BAR GARAGE t2 MAIN FLOOR PLAN Sales Person Phone • AT • SINGLI • CRRIR • • Corner of 132nd Ave. S.E. and S.E. 234th St. in Kent • Sales Ofce 12061631.37 73 or 467.8217 PATIO 'Tr IW I D l L...;1....: All dimensions approximate. In Seeping with our policy of continuous improvement. Schneider Homes. inc. may modify design• ditaib. specifications or prices without pnor notice. See your sales counselor for further detailed information. n t' Ischneider homes, inc. o. AGE LIVING ROOM STUDIO l i'XII SECOND FLOOR PLAN SThra SC•HN•EI.245 .PEI UNIT 0 13,1.. rt. 0 "::r.: • 1, UVNVG ROOM ►4'%II' DIMNG ROOM 14. td r _- .__..�.... FAMLY t4'xM •.• MOWS MOOING III••• - ........,.,, . ..., ..M. IR...•...r - r y - .a NO ..r M■.. • M /..l /ON • C • i.n-• I I r. ■ GARAGE � 2c'x24 I • AT • sINC{.t • CRIB IL • I Caner of 132nd Ave. S.E. and S.E. 234th St. in Kent Sales Office: (206) 631.3773 or 467.8217 FMTIO D' , Sales Person Phone All dimensions approximate. In keeping with our policy of continuous improvement. Schneider Homes. inc. may modify design. details. spocdications or prices without prior notice. See your sales counselor to further delailed information. al schneider homes homes, inc. 41 AGE MASTER BEDRQOM ►3'x►i BF. I►' x t S S IM SO arum � tl INN r•101.111111111 111111, 1 1111 MAIN FLOOR PLAN SECOND FLOOR PLAN BEORO II I d Cf. w C __ • I n ......- •■ r...� • nxr•1ra.n n..u..•• :w.. aa . . war ...w .....r....ra ••..• • M MI If 411111:111•P 1• -.ir II IAMBI ..... a a... n■w un moo. PATIO DINING NIT E p,ft MAIN FLOOR PLAN Person ne AN dinNnsions approximate. In Npinp with our policy of continuous improvement. Schneider ms/. inc. may modify design. details. spectlications or prices hoot prior notice. your mitts counselor for further detailed information. .._. ,.•, +:+ .,•_ LACE AT • SINGLS cots'tc • , Corner of 132nd Ave. S.E. and S.E. 234th St. in Kent Sala Office (206) 831.3773 or 467.8217 Liven ROOM MOW SECOND FLOOR PLAN schneider homes, inc. H it Via. SC•HN•E1.245 .P8 C pit vci, a.r. ••nr. ld N.. KUC• L- ..•••••• OEM 1 ; Ate r _ 0._r - - - -_ , .. •...r.�.�■ . r 1: CO ' 1 ' Sio fq 3 1 :3 gi I 1 St! E •I �%m13/l : •1 • • • a.... - f .1 7 A. H 4 ! • «Ft .411:1H lig • sow • sr •••• : • : :_tf" 'if •■• • ' aobr all• ea.al Cab.. MP. —1 MEMIE ar-,ort • . • A-- • &mew is 1 1,1 MOW 7 _PK' ri:m.rer1/41 .14 • ft air arparprzmr kg / ) I a •-e••••• - .•• rtatMrril .14 • • I M./ ••••I Q • AI • .11 • •••••• Trigirifikvigrwir ton Owl, do ow., .. morr i v i mpwarmaccr ;11 --__ vreffiforrnr _ • .• • 11.111111• 73-41—Ossiesrrvw .P.4161N117 1 1111•1•1111M MIME gal e M BEM IMMO* emu t ip l 1 r 4 t • • f I Pfi. 55 • R -e LAND USN NAP VICINITY •A' •••• , writ . PON Serf _•••. u .w --r •• P-•tt -t•• MIME l•'�1•tlOi�lr• • • ••••••••• •• 404. ) IMO MAO. mg a - •�, w • � ':� .i.i i•••• ▪ ,..,• • •• •.• - • P••^ Mt M 041.40110 PI ..� M ♦.•• _.I. rte I 01444 • • .M , a , wr. .rit 144104. _•.,-,•, ..riff•. PPP MAN •••K fwt • • ••••• ••••t•N 0•440 MI • - • t•I,•. 4444. 4440 44.414/4 41144 MOM. -. Mri••N -.•• . .1•4 rem •, �iirf •7 T YI 1 1 or 0 5 • ■ J W • • a[ O.- ■ W g ` • • 2 .. • • • • en^ ••• •i e uz 3£C• is riiP. 23 N RRGf. t B - j - - ---� - -- - -.c=t,•° 1.°. t fkilSkitti> ierAe.. ti I eg / *Or 7 \ " . 0 410 / - �,�► tlf . , . • Q is Y I "Fi fe Viti re 4,L 13 r . ;.! j •; ) 4 all \\,\\ s snout ar g f7 4 6 1k . 414:4 1 k 1 04 -4 _t - -- / j / t .- 1$4p4 i we. .11.1411 ( 7 \*f it: " 0 4411* / ;Ili °It e ig iL to (011" d � 4," fi te * 1 I t I . .M .Ye ,...• 1 r " 1 P R -3 \ - + -... 1 R- 1- :d,o .\\"‘: • •\: BE • ••••• •. A -� loi•1 Io 1 1 -; - ' 1 7 . ; City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433-1800 Gary 1. VanDusen, Mayor TUKWILA PLANNING COMMISSION Minutes of the February 13, 1986, meeting. The meeting was called to order at 8:05 p.m. Commissioners present were Mr. Coplen, Mr. Sowinski, Mr. McKenna, Mr. Orrico and Mr. Larson. Mr. Knudson and Mr. Kirsop were not present. Representing staff were Moira Bradshaw, Rick Beeler and Becky Kent, Planning Department. MR. SOWINSKI MOVED TO ELECT MR. COPLEN AS CHAIRMAN FOR THAT NIGHT'S MEETING. MR. ORRICO SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. PUBLIC HEARING A. 85 -53- CPA /85 -54 -R (See Agenda) Chairman Coplen opened the public hearing. Ms. Bradshaw summarized the staff report. The following Exhibits were entered into the record: Exhibit 17 - Proponent's documentation of need and change of cir- cumstances to justify the proposal. Exhibit 18 - Letter dated February 9, 1986, from John Mozeika, 15165 62nd Avenue S. opposing the rezone. Jim Egge, Group Four, Inc., 19502 56th Avenue South, Lynnwood, WA 98036, representing the applicant, described the proposal using slides and graphic representations of the site and surrounding area, and responded to the staff report. Gretchen Bruner, Group Four, 19502 56th Avenue South, Lynnwood, WA 98036, explained that Exhibit 17 shows the vacancy history in multiple family housing and the trends of the surrounding area demonstrated a need for the change. Planning Commissiop- Meeting Minutes February 13, 1986 Page 2 Mr. Egge requested approval of the project. Mr. Beeler entered the following exhibits into the record: #19 slides #20 aerial photo taken in 1985 #21 acetate overlay of the proposal #22 acetate overlay of the comprehensive and zoning designations #23 acetate overlay of the existing density Chairman Coplen closed the hearing, for a five minute recess at 9:10 p.m. The meeting was called back to order at 9:15 p.m. and the hearing reopened. Mary Ellen Christy - Johnson, 6208 South 153rd Street, #18, Tukwila, WA, spoke in favor of the application. Joseph Langer, 15213 52nd Avenue South, requested the property remain single family. Everett O'dell, 15138 56th Avenue South, was concerned with traffic. David Arness, 15185 62nd Avenue South, requested the property remain single family. Gene Elfstrom, 5807 South 144th Street, requested the property remain single family. Wynn Anderson, 6415 South 153rd Street, requested the property remain single family. Carol R. McDaniel, 6420 South 153rd Street, requested the property remain single family. Elaine Johanson, 6425 South 153rd Street, requested the property remain single family. Chairman Coplen allowed rebuttal by proponents, then opponents. Mr. Egge, representing the applicant, described the topography of the site and stated that he felt the site could not ecocomically be developed as single family. Diane Arness, 15185 62nd Avenue South, described the topography dif- ficulties of her property located next to the site, but felt that single family was still feasible. Wynn Anderson, 6415 South 153rd Street, felt the rezone was a benefit only to the developer. Planning Commission Meeting Minutes February 13, 1986 Page 3 Darlene Sibe, 14961 62nd Avenue South, was concerned with traffic circulation Mr. Beeler entered Exhibit #24, grading plan, into the record. Chairman Coplen closed the public hearing. Mr. Larson felt the current designation was according to the Comprehensive Plan and the property should remain R -1, discouraging spot development. Mr. Orrico felt the Comprehensive Plan was adopted with deliberate and extensive review, and the property should remain single family. Mr. McKenna felt that rezone criteria TMC 18.84.030 (1) (2) and (3) had not been met, and the property should remain single family. Mr. Sowinski felt the proposal did not fit into the nomenclature of "transition" area because single family is abutting the site on three sides. Chairman Coplen felt the project was an attractive and positive development. MR. MCKENNA MOVED THAT APPLICATIONS 85 -53- CPA /85 -54 -R, SCHNEIDER HOMES, BASED UPON THE FINDINGS AND CONCLUSIONS OF THE STAFF REPORT, THAT THE COMMISSION DENY THE PROPOSED COMPREHENSIVE PLAN AMENDMENT AND REZONE. MR. LARSON SECONDED THE MOTION, WHICH PASSED. Ms. Bradshaw clarified that the action was a recommendation to the City Council. ADJOURNMENT MR. LARSON MOVED TO ADJOURN. MR. ORRICO SECONDED THE MOTION, WHICH PASSED. The meeting adjourned at 9:55 p.m. TUKWILA PLANNING COMMISSION Moira Carr Bradshaw Secretary (MNTSP C ) (5A.3) ��. SCHNEIDER HOMES: CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT Comprehensive Plan Amendment; Rezone; PRD; Subdivision; Design Review Introduction The applicant, Schneider Homes, is requesting a Comprehensive Plan Amendment from low- density residential to medium density residential; a rezone from R -1 -12. Single Family Residential to R -2, Two Family Residential; a PRD (Planned Residential Development).. ;.. Board of Architectural Design Review of the proposal; and a Subdivision for "seventy The subject , area4s 'a 10:5 : Y a:cr. a par a ocated e=r southwes tcorner =:i; of: the ;j nter.sect }ion of :South- 151st and"65th AvenueSouth. The PRD and subdivision is proposed to contain .:,:a:priv;ate; :street with four culde- sacs..: The twenty- three: (23) buildings {of°, two ,;three, :.,and,. units -are propose as attached:single: family units on : individual . -lots. iy Due to the volume of criteria necessary for review of this proposal, the staff report is broken into four sections of Findings and Conclusions. The first sec- tion refers to the comprehensive plan amendment and rezone request. 85 -53 -CPA: COMPREHENSIVE PLAN AMENDMENT Low Density Residential to Medium Density Residential 85 -54 -R: REZONE R -1 -12.0 Single Family to R -2 Two Family Residential Findings A. The Planning Commission and City Council shall be guided by the criteria in TMC 18.84.030, in granting reclassification requests to the zoning map. B. The applicant has requested a change in the comprehensive plan designation of the subject property to support the requested rezone and has submitted Schedule I & H to identify Plan policies that serve to justify the reclassifications (Exhibits 1 and 2). Schneider Homes (\ Staff Report February 13, 1986 Page 2 C. The zoning map shows that the site is bounded by R -3, east of 65th Avenue South and north of Tukwila Park; R- 1 -9.6, located north of South 151st Street; R -1 -12.0 and R -3, located west of 62nd Avenue South; and, R -2 and R -1 -12.0, located along the site's south property line (Exhibit 3). D. The land,use.exhibit (Exhibit 4) shows the different types of land use which currently exist surrounding the subject site. E. 65th.Avenue.South and South .151st Street ar.e as collector arterials which provide movement within smaller areas, often definable neighborhoods. They are meant to serve very little through traffic, but serve a high propor- tion of local traffic requiring direct access to abutting land uses. Both roads are improved with a pavement width of approximately forty (40) feet and sidewalks on both sides. 62nd Avenue South located along.the:.parcel's we st property -line is a forty.foot. unimproved ; public right - of- way....,, The right -of- way is currently used as a link inAhe`Cfty's trail system E. Effects of the Proposal 1. The purpose of the R -1 district is to preserve and stabilize low- density single family residential neighborhoods, to prevent intrusions by incom- patible land uses, to provide a range of minimum lot sizes in order to respond to development constraints of the natural environment, and to promote diversity and recognize a variety of residential environments. The purpose of the proposed R -2 district is to create a low- density, multiple family district which may be used as a transition zone between single family and high density multiple family. It is also the purpose of the district to encourage a greater variety of housing types and resi- dential environments by allowing duplex development. 2. The minimum lot size for the existing zoning is 12,000 square feet per lot, which would allow an approximate density. of . thirty- two .(32)..units' with a subdivision. (This figure is calculated wi a fifteen (15) per- cent subtraction from the overall acreage for a subdivision with.street -.i. mprovemen t s ) The R -2 zone requires a minimum lot size of 8,000 square feet and 4,000 square feet per unit. Maximum density permitted on the site would be approximately ninety -seven (97) units. (This figure includes a fifteen (15) percent subtraction from total acreage for a subdivision with street improvements.) 3. - Height and front yard regulations are the same for the two districts. 'However, in the R -2 zone the rear yard requirement is fifteen feet (15) versus ten (10) feet in the R -1 zone and the minimum mean lot width is sixty (60) feet versus fifty (50) feet in the R -1 zone. Schneider Homes Staff Report February 13, 1986 Page 3 F. Stability of the District. In 1975, prior to the 1982 Comprehensive.Plan and 'Zoning °Ordinance revisions, the :subject site'was zoned R- 1- 12.'rand` had ' acomprehenive 'plan'des'i'gnai on' "of low density residential', the same as exists today. A change in zoning from R -1 -12 to R -2 would leave ° two pockets . of R -1 -12.0 districts adjacent,to; the west and -south 'property '"lines Six single family units located in the north- west intersection of South 153rd and 65th Avenue South would be surrounded by R -3 and R -2 districts. Four single family units are located west of the sub- ject site and would be bounded by R -2 and R -3 zones but is adjacent to an R -1 -7.2 district. The proposed R -2 district would be an extension of the R -2 district located in the northeast corner of the 62nd Avenue South and South 153rd Street intersection. An approximate 4.2 acre parcel north of South 151st Street is zoned R -1 -9.6 and is developed with a single family structure. Conclusions A. TMC 18.84.030(1): "The use or change in zoning requested shall be in confor- mity with the adopted comprehensive land use policy plan, the provisions of this title, and the public interest." The requested change in zoning is not in conformance with the adopted compre- hensive land use policy plan. The applicant has therefore requested a change in the comprehensive plan that would comply with the requested rezone. Objective 2, p. 47 of the Comprehensive Plan refers to the compatibility bet- ween residential uses themselves. Due to the difference in size of struc- tures, number of occupants and volume of traffic between single family and multiple family development, conflicts and incompatibilities exist. To mini- mize these conflicts, the Plan has established several policies. Policy 3, p. 46: Prohibit spot zoning in established residential neigh- borhoods. Policy 1, p. 47: Provide for medium density "transition areas" between high and low- density residential areas. Policy 2, p. 48: Multiple family developments should be located functionally convenient to a primary or secondary arterial street where traffic generated by these uses does not pass through single family residential areas. An amendment and rezone of the subject property would inversely create a pocket of single family uses south of the subject site. The surrounding area appears to be a stable neighborhood with no history of pressure for more intense land use changes. The applicant has not shown that the changes are necessary for the public welfare, or is in its interest, or that the change to increase the density is a public benefit. Schneider Homes Staff Report February 13, 1986 Page 4 B. TMC 18.84.030(2): "The use or change in zoning requested in the zoning map or this title for the establishment of commercial, industrial, or residential use shall be supported by an architectural site plan showing the proposed develop- ment and its relationship to surrounding areas as set forth in the application `f qrm. " +� J�' r Sit :plan elevations. and `landscape p lans, showing the proposed devel have \ t s,+.been subm to support the requested reclass The proposed PRD . r;"' \ '» - with attached single family units will be reviewed under the criteria a ,',&+ established for PRD and BAR review for relationship to surrounding areas. f' 1. 0. The proposal is well designed and provides a creative use f .a , 06 /. ' , of open space. The proposed density of 6.61 units would create a transitional • SSE zone between the Canyon Estates and Park View developments. However, pockets r l sY��. of single family densities would remain along the south and west property ( ;k lines. C. TMC 18.84.030(3): "When the request is not in agreement with the=comprehen- sive land use policy plan, the applicant shall- .provide evidence ,to the City,.;, Counci1'ssatisfactionthat , i, :;need: f.or:,the ,r.-eques.ted .land .classification." Y . - . A 1978 Tukwila zoning map shows the areas surrounding the sub- ject site as being less restrictively zoned than currently exists. In 1982, parcels east of 65th Avenue were downzoned from R -4 and RMH to R -3, and the San Juan Apartment parcel was downzoned from R -4 to R -2, and the short plat west of the site was doen- zoned from R -1 -9.6 to R -1 -12.0. The intent of the actions taken by the City seems to be to limit future density in the area. Many of the surrounding parcels already had been deve- loped at the higher density limits. Hence, the agreement of the need for an R -1 tran- sitional zone. The staff, however, feels circumstances has occurred was taken by the City. 37% 4.?1"A - -. 4 G C-PR that the applicant has not shown that a change of since the last land use action in the subject area M•I Schneider Homes Staff Report February 13, 1986 Page 5 PRELIMINARY RECOMMENDATION Based upon the above findings and conclusions, the Planning Commission may wish to recommend denial of the proposed Comprehensive Plan Amendment and Rezone. 85 -55 -PRD: PLANNED RESIDENTIAL DEVELOPMENT (PRD) BAR Review FINDINGS A. The proposed PRD requires approval per criteria of TMC 18.46.110(4) and 18.60.030(2)(C) & (E). (Exhibit 5) 6. Five different types of single family units are proposed in two, three, and four unit groupings. Of the twenty -three structures, there are'four. duplexes; fourteen triplexes and' five fourplexes. (Exhibits 6 - 10). C. Each "unit has '`•`a :two car garage and rear outdoor' patio' :'area , The units are referred to as Unit A, single story with > Awo bedrooms; Unit B:, -: C and 0, two- story with three 'bedrooms; And Unit E, two story with two bedrooms. Average living space of the units is 1,462 square feet. D. No commercial uses are proposed. E. The proposed density of seventy units is forty -four units less than the maxi mum one hundred and fourteen permissible in the site area with a PRD and pri- vate street. (Exhibit 11) F. Thirty -five percent of the gross land area (167,948 square feet) is community open space. The open space is proposed to be held in common ownership by all the homeowners and by the means of a homeowners association. The association would be responsible for the common open space. G. The orientation of the homes on the site is inward toward the private street. The setback from the property line of the PRD to the nearest structure (lot 34) is sixteen (16) feet from 65th Avenue South. The closest setback from South 151st Street is twenty -four (24) feet. The closest setback from 62nd Avenue South is twenty -eight (28) feet. The setback along the south line is twenty -two (22) feet. H. The tallest height of any of the units is 23.5 'feet;. I. The pedestrian circulation system is currently shown as five foot sidewalks on both sides of the loop through road and the cul- de- sacs. The landscape plan shows a new trail within the development in the southwest corner. Access to the trail would be from the sidewalk along the loop through road from the City of Tukwila trail in the 62nd Avenue right -of -way. The trail switches back to negotiate the 2:1 slope and will be of crushed rock. (Exhibit 12) Schneider Homes Staff Report February 13, 1986 Page 6 J. The development is proposed for one phase and individual units would be sold for single ownership. Common areas, recreation improvements and streets would be maintained through an association. A sample copy of covenants, conditions and restrictions has been submitted. An association of homeowners would have an annual budget through monthly fees called a common maintenance assessment. K. A tot lot has been shown on the interior of the site with adjacent seating. L. The majority of the building elevations are of six (6) inch lap siding and cedar shake roofs. 2x8 facia is indicated along rooflines and 2x6 trim is used to detail structural edges. (Exhibit 13 & 14). Unit A has a varied garage elevation treatment with 1x3 batts over RS plywood sheeting. Unit C is shown with brick veneer on the first story. M. A moderate amount of fenestration is shown on the front and end elevations. The rear elevations are more generously treated. Skylights and garden windows are also used. N. Doors are shown as typical throughout the units and are detailed to be visually interesting. Type of materials used for these elements as well as the vent used in three of the unit's garages has not been indicated. O. Pertinent objectives and policies of the Comprehensive Plan are as follows: Objective 1, p. 24: Recognize the aesthetic, environmental, and use benefits of vegetation and promote its retention and installation. Policy 1, p. 24: Maintain the wooded character of the steep slopes and upland plateau, and encourage the use of vegetation in slope stabilization. Policy 2, p. 24: Encourage the use of live vegetation in development landscape plans. Policy 1, p. 25: Strive to retain viable areas of wooded hillsides, agri- cultural lands, wetlands, streams and the Green River for wildlife habitat. Objective 3, p. 25: Recognize the advantages and opportunities afforded by the topography and plan its use accordingly. Policy 3, p. 26: Preserve and promote the quality of natural landform. Objective 1, p. 34: Provide for an adequate and diversified supply of open space and include them in an open space system. Policy 1, p. 34: Strive to preserve steep hillsides and wooded areas in a scenic condition. Encourage replanting and revegetation of denuded areas not in the process of development. Schneider Homes Staff Report February 13, 1986 Page 7 Policy 2, p. 34: Encourage the preservation of marshes, ponds, and watercour- ses for open space purposes and include them in the open space system. Policy 3, p. 35: Provide for active recreation areas (ballfields, tennis courts, swimming pools, playgrounds, community center) consistent with the needs of the community. Policy 4, p. 34: Provide for passive recreational areas (parks, natural reserves, picnic grounds) consistent with the needs of the community. Objective 2, p. 37: Establish a safe path or trail system which serves to link the open spaces forming an open space system. Policy 7, p. 39: The trail system should be compatible with pedestrian and bicycle traffic but motorized vehicles should be strictly prohibited. Policy 1, p. 45: Use natural features, like topography, to separate incom- patible land uses from the residential areas. Policy 5, p. 50: In addition to parking space for tenants, encourage the pro- vision of adequate parking space for guests and recreational vehicles within multiple - family developments. Policy 6, p. 50: Encourage the development of pedestrian rights -of -way, over- passes and well- lighted trails which can provide safe passage from residential areas to commercial, service and recreational areas. Policy 7, p. 50: Encourage the provision of recreational open space within multiple - family developments. Objective 1, p. 51: Assure a diversified supply of housing in the planning area. Policy 1, p. 51: Encourage housing development which provide a diversity of housing types. Policy 2, p. 51: Encourage the development of owner - occupied multiple - family residential units. Policy 2, p. 55: Encourage housing designs in which buidling forms and spaces allow residents to adopt proprietory attitudes beyond their normal living spa- ces. Discourage housing desings whcih cause anonymity among residents and foster feelings of helpless isolation. Policy 2, p. 55: Encourage housing designs which provide for the visual sur- veillance of public spaces both from the dwelling units and the street. Policy 3, p. 55: Encourage the adequate lighting of residential streets and parking lots. Schneider Homes Staff Report February 13, 1986 Page 8 Conclusions 1. PRO Criteria TMC 18.46.110(4) A. Suitabrhi y of the site`'area:`for 'tFiepropos`ed d eveiopment. Should the Planning Commission recommend, and the City Council approve the requested Comprehensive Plan amendment and Rezone, the proposed den- sity of the development would be permitted on the site. Is the site suitable for a doubling in the density? The findings of the previous section show that the rezone is not in the public's interest and that there does not appear to be a need for a transition zone. B. ,Requirements of the subdivi'si'on •code for the proposed development The plans submitted along with the proposal meet the requirements of the subdivison code excluding the areas of the code where the.,PRD require- ments would take precedence. C. Reasons. for,. density.bonuses.as , lis.ted in. Section :18..46.080. Density bonuses were not requested. D. Adverse environmental impacts have: been:mitigated. A mitigated determination of non significance was issued. The mitigation measures refer to the recommendations of the soils engineer, the incor- poration of usable active recreation space, lighting of streets and cul- de -sacs, and maintenance of the existing drainage course along the southwest corner of the site. E , Compliance of the:proposed PRD`to"the' provisions of`this'chapter. The setback of the structure on lot 34 is approximately sixteen't16) feet and not comparable to adjacent properties or - the type of.,development which.maybe permitted in the area. F. Time limitations, if any, for the entire development and specified stages. The proposed timing of the development is in one phase. c y G. Development in accordance with •the. comprehensive land use poli plan and: other ;rel evant;,p fans Existing significant vegetation is primarily retained along the perimeter of the site. Additional vegetation will be planted that should stabilize any steep remaining grades on site. The site design has taken advantage of the wet, natural drainage area and clustered the development along the north, south and east protions of the site. Schneider Homes Staff Report February 13, 1986 Page 9 Several knolls on the site will be cut approximately twenty -two (22) and thirty (30) feet. The grading plan shows that the finished elevation of the site will vary by twenty four (24) feet, which indicates that except for the knolls, the basic landform of the site will be maintained. The open spaces created through the PRD could become a more effective system by extending the trail through the central open space to connect with the sidewalk on the north side of the site. Adequate parking space for recreational vehicles has not been provided, therefore, a covenant in the homeowner's agreements prohibiting these types of vehicles should be a condition of approval. The proposed PRD development would provide a diversified supply of housing to the City. New duplex and triplex construction has not occurred, in addition the attached units are proposed to be owner occupied. Schneider Homes Staff Report February 13, 1986 Page 10 4. BAR Criteria TMC 18.60.050(3): Landscape and Site Treatment The proposed site plan takes advantage of the existing drainage course to pro- vide a passive recreational area and a pathway has been provided to link the development with the city trails. Street trees are shown along the perimeter of the private street and cul -de- sacs. The size of the trees is indicated as 6 -8 feet; but to enhance the new axis being established along the new street the caliper should be increase to 2 -2i inches. Evergreens and a mixture of shrubs, ferns, and grasses are shown as heavily planted around the perimeter of the site and along the drain course and pathway. Sufficient sightlines should remain open and free of low growing landscape materials to allow safe access to the collector arterials. Exterior lighting has not been shown and would be required to provide security for open spaces and units. Fences and walls have not been shown and should be discouraged. The lack of fences adjacent to common areas would foster a proprietary feeling on the part of the residents regarding the open spaces and inherently create a safer environment. Any utility meters located on the front facade should be adequately screened with landscaping. 5. BAR Criteria TMC 18.60.050(4): Building Design The proposed structures of attached units would be a transitional scale bet- ween east and west land use patterns but would be a disruption of the single family land uses north, northwest, and partially south of the site. The typical group elevations presented do not correspond to the elevations of the individual units showing materials and design. Accurate elevations of typical structures need to be submitted to evaluate the relationship between the components of the different units. Colors have not been indicated at this time, but should be a factor in the BAR review. Request for elevations of typical mailboxes, utility meters, and light stan- dards for the units and the development have also been requested. The individual elevations shows an attempt to provide a variety of detail and form. Elevations of the typical groupings, however, would be needed prior to BAR approval to assure visual interest without conflicting with the design of the structures as a whole. 6. BAR Criteria TMC 18.60.050(5): Miscellaneous Structures and Street Furniture Schneider Homes Staff Report February 13, 1986 Page 11 Details regarding the proposed tot lot and the seating in the central common area are not currently available. Due to the size of the units and the number of bedrooms, the active recreation space for children and young adults would be important. The location of the tot lot should be situated to provide an adequate level area for games. Adequate seating should be available around the perimeter of the active areas as well as in the passive recreation areas. Preliminary Recommendation Based on the above findings and conclusions, the Planning Commission may wish to approve the proposed elevations and landscape play subject to review and approval of: 1. A full scale landscape plan indicating recreation space details and 2 - 2i" caliper street trees. 2. Elevations of utility meters, mail boxes and lighting standards. 3. Accurate elevations of typical groupings. 4. Revised site plan to indicate lighting location and setback of the structure on lot 34 in conformance with adjacent properties. 85- 57 -PP: SUBDIVISION FINDINGS A. The proposed name of the subdivision is Mapletree Village. (Exhibit 16). B. A private through street from 65th Avenue South to South 151st Street is pro- posed. The applicant has proposed South 152nd Street as the street name at the 65th Avenue intersection, and 64th Ave. South at the South 151st Street intersection. Pavement width is twenty -six (26) feet with rollover - ' curbs fiVe (5) foot sidewalks ' Code standards for public streets require a fifty (50) foot right -of -way and pavement width of thirty (3C) feet. C. Four cul -de -sacs will vary in length from forty (40) to one hundred and eighty (180) feet. The preliminary plat shows landscape island in the center of the cul -de -sac circle. D. The smallest lot proposed is 2,873 square feet. E. Utilities would be located under the street in a public easement for main- tenance and operation. Tukwila sanitary sewer, water and storm sewers are available and have a sufficient capacity to serve the proposed subdivision. Fire hydrants have also been shown on the utilities plan. F. Minimum block length and width and lot arrangement and mini / mum size are super - ceded by the provisions of TMC 18.46, Planned Residential Developments. Schneider Homes Staff Report February 13, 1986 Page 12 G. Goals of the subdivision code are to preserve drainage patterns, protect ground water supply, prevent erosion and to preserve trees and provide vegeta- tion. H. Goals of the Comprehensive Plan which relate to the subdivision include the following: Transportation Objective 1, p. 72: Establish an efficient, safe and well- designed cir- culation system, which promotes desired development patterns. Policy 1, p. 72: Minimize conflict between moving traffic and parked vehicles. Policy 4, p. 73: Dedication of adequate and acceptable rights -of -way should be obtained in all subdivisions. (This policy is a part of the Plan due to uncontrolled and haphazard land subdivision which has historically not been overseen by the local government and has caused problems in access, safety and signing.) Policy 5, p. 73: Encourage effective construction techniques, quality materials and timely maintenance on all roads and highways. Policy 6: Discourage single - purpose road construction and improvement pro- jects (except for routine maintenance) but coordinate street improvements with those of sidewalks, underground utilities, landscaping, and others as need warrants. Policy 7: Good design principles should be followed in the maintenance of existing streets or the construction of new streets. Sidewalks /Pathways Policy 1, p. 81: Create a sidewlak or pathway system where every link is a part of an integrated network. Policy 7, p. 81: Encourage the location, design, and maintenance of pedestrian sidewalk or pathway systems to provide security for abutting pro- perty owners. Policy 8, p. Provisions should be made in each sidewalk or pathway constructed to provide for the safety of the user. Policy 4, p. 80: Design the sidewalk or pathway system to allow use by the elderly and handicapped. Schneider Homes Staff Report February 13, 19 Page 13 CONCLUSIONS A. The Fire D table due B. Provisions would be r C. The Publi deviation . and thirty from city D. The cul -de would be r cul -de -sac E. Easements or the utilities have not been indicated on the preliminary plat and will b required prior to final approval of the preliminary plat. F. Subdivisio code standards for block length and width and lot arrangement and size are uperceded to allow design and development flexibility of a Planned Residentia Development per TMC 18.46. G. The goals of Tukwila in the subdivision of land are met and shown on the pro- posed plan submitted for the PRD and Preliminary Plat. H. The natural drainage course along the west and southwest sides is to remain open and in its natural state. A survey landscape tional ve A soils report was submitted during the SEPA process. Mitigation measures were required due to the level of grading required for the development and soils typ The site elan shows a minimum of twenty feet from the sidewalk to the garage. The two car garage and driveway should provide sufficient space for parked vehicles. Adequate space for recreational vehicles is not available and would be a required estriction of the covenants. In additisn, conversion of the garages for an assessory use other than parking should al o be prohibited in the covenants. 6 partment has indicated that the proposed island would not be accep- o required fire flow per ISO guide. for the future maintenance and repair of the proposed private road quired in the covenants of the PRD. Works Department has approved the proposed width, which is a rom subdivision code standards of fifty (50) feet in right -of -way (30) feet of pavement. The rollover curbs are also a deviation tandards. sacs and street grades conform to city standards. All improvements quired to meet Public Works construction standards. Three of the will require signage and names. f significant vegetation has been submitted along with a proposed plan to show preservation of significant trees and to provide addi- etation. Schneider Homes Staff Report February 13, 1986 Page 14 I. The dedication of the right -of -way would not be in conformance with Policy 4, p. 73. It should be noted that an existing private residential street serving multiple family units and maintained by a homeowners association is being con- sidered for dedication to the City in part due to the difficulty of main- tenance. The applicant should be required to provide adequate assurance to the City that future maintenance and repair is feasible. This is especially pertinent because the developer is proposing deviating from City design stan- dards. J. The proposed road will eliminate any lot access onto the collector arterial and will coordinate improvements with sidewalks, utilities and landscaping. K. The proposed sidewalks will be required to be built to City standards. They are shown throughout the site connecting with established trails and sidewalks. Preliminary Recommendation Based upon the findings and conclusions, the Planning Commission may wish to recommend approval subject to the following conditions: 1. Eliminate proposed islands in cul -de -sacs. 2. Provide easements for utilities. 3. Include in restrictive convenants the following items: a. No recreational vehicles to be stored or parked in the development. b. No conversions of garages for assessory use other than for parking. c. Street maintenance and repair to be adequately addressed. Exhibits 1 - Schedule I 2 - Schedule H 3 - Zoning Map 4 - Land Use Map 5 - Schedule B 6 - Floor Plan /Unit A 7 - Floor Plan /Unit B 8 - Floor Plan /Unit C 9 - Floor Plan /Unit D 10 - Floor Plan /Unit E 11 - Site Plan 12 - Landscape Plan 13 - Elevations 14 - Elevations 15 - Group Rendering 16 - Preliminary Plat VO(}MCX/74 7 of 'N %S ‘6,D /u om a cL; ' taLtilertti r oSal, Mari / . 8-3 Ace,hi-e_ eyeKt ,e./(//)/t dgOi'11.6. wp l City of Tukwila 6200 Southcenter Boulevard Tukwila VVashington 98188 Gary L VanDusen, Mayor ,,: . .:� .,�✓.. 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 9th day of January, 1986, at 8:00 p.m., in the City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for: Public Hearing 85 -53 -CPA, 85 -54 -R, 85- 55 -PRD, 85- 57 -PP: Schneider Homes, Inc., requesting approval of a Comprehensive Plan Amendment from Low density residential to medium density residential; a rezone from R -1 -12.0 (single family residen- tial) to R -2 (two family residential); and a Planned Residential Development and Preliminary Plat for seventy (70) single family dwellings in attached two, three and four unit structures. The project's location is in the southwest quadrant of the South 151st Street and 65th Avenue South intersection. Public Meeting 85- 56 -DR: Schneider Homes, requesting Board of Architectural review and approval for development in excess of twelve dwelling units in an R -2 district. Any and all interested persons are invited to attend. Published: Record Chronicle, December 29, 1985 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File MAPLETREE VILLAGE Group Flour Job No. 84-5012 Table 1: Vacancy History of Adjacent Single Fanny Attached and Multi-Family Housing* • NAME Maplecrest Apartments (Contact - Mrs. Ribord, Mgr. - 244-0484) Parkview Apart- E. ments (cbntact - Mrs. Metier, Mgr. 244-8143) Canyon Estates (Contact - Ron Bartlett, Mgr. 242-2246) DIRECT. MOM PROPOSAL UNITS UNITS E. E. Sunwood Condamini- ums (Cbntact - Jim / Arnold, caretaker 244-8433) , DOCUMEWATIMI OF NEED AND CHANGE OF CIRCUMSTANCE TO JUSTIFY THE PROPOSAL TYPE OF # OF Aparbments, Rental Apartments, Rented 19% condos, owned; 81% apartments, rented Condos,. owned San Juan South S. Apartments, Apts. (contact - rented William Ketcham owner - 324-2517) *Survey conducted on 2-6-86 and 2-7-86 32 48 186 178 (96 Phase I) (82 Phase II) 49 AGE 12 yrs. 7 yrs. 12 yrs. 5-1/2 yrs. 2 resales & 1 rental at this tine; resales generally takes from 2-7 m. de- pending on it size; Phase II sold w/i 1 yr.; on-site care- taker 20 yrs. VACANCY HISTORY/ CO N vacancies at this time, gen- erally no mob- lens filling va- cancies; on-site mgr. No vacancies at this time; no problans filling vacancies; on- site mgr. No vacancies in apts. at this time; no resales of condos at this time; no problems filling rental vacan- cies; on-site mgrs. for both apts & condos No vacancies at this time; no problem filling vacancies; on- site mgr. Page. 2 Mapletree Village /84 -5012 Table II: Population / Employment Comparison for City of Tukwila* YEAR POPULATION EMPLOYMENT 1980 3,505 Table III: Residential/Employment Larxl in City of Tukwila ** Residential lard as a % of total land Employment lard as a % of total land 20,930 *Source = P.S.C.O.G. 1980 Census on Population and Housing, and 1984 Forecasts on Population and Employment 1970 1980 1990 11% 15% 17% 10% 39% 52% **Source = P. S. C.O. G. 1984 Forecast on PDpul ation and Employment Table IV: Housing Yield for the Site Under the Proposal (P.R.D. in R -2 Zone) 70 Units # OF PEOPLE LLtVING & WORKING IN TUKWILA 825 Under the Existing R -1 -12.0 Zoning 32 Units * ** ** *Calculations: (461,300 sq. ft. - 69,195 sq. ft.) - 12,000 sq. ft . /lot = 32 lots (Gross area of site - anticipated area of roads) 1 min. lot area = # of lots allowed Page 3 Mapletree Village/84 -5012 SUMMARY Table I: Table II: Only 1% of the single family attached housing amf multi family housing in the vicinity of the proposal is vacant or for sale at this time. According to the managers and caretakers surveyed, this is the typical condition. Only 4% of the people employed in the City of ZUkwila also live in the City. Table III: Employment land in the City of Tukwila quadrupled in the period from 1970 to 1980. By the year 1990 it is projec ed that employment lad will increase by another 13 %. Residential land increased by only 4% between 1970 and 1980, and should only increase by another 2% by 1990. Table IV: Housing yield would be approximately two times greater under the proposed P.R.D. and rezone than under the existing zoning. CONCLUSION City of Tukwila does not appear to have an adequate amount of housing given the number of people who are currently able to both live and work in the City. The percentage of employment land has increased significantly in the last fifteen years while the percentage of residential land has remained relatively constant. This trend is expected to continue through at least 1990. Residential lard is therefore at a premium. Based on the survey of housing developments in the vicinity of the proposal, there is little vacant housing in the area. The proposal is in an ideal position to provide the needed housing for the area, while serving as a medium density transition development to adjacent low density and high density housing. It is evident that circumstances have charged within the last fifteen years with respect to percentages of employment and residential land in the City of Tukwila. The City of Tukwila coning code and comprehensive plan were updated in 1982, within the period when changes in land designation have been occurring and are projected to continue to occur. Since the percentage of residential land is not increasing at the same accelerated rate as the employment land, it would seem prudent to develop residential properties to their highest and best use. The Mapletree P.R.D. would satisfy the sites potential for single family attached housing while fitting into the context of the neighborhood. / K w14.4 P/ Awn :pi) 151 ; v 1r 6200 So.4 c.".4140 13 T IC‘414..4 Iti 4,14 a rd T are eo Lu., li.; '-'44 4 r 16 i/b4 -HUME) [FEB 10 1986 CITY & TUKWILA PLANNING DEPT. Re a.4 evle.- g 5 3 C P4 ?r- gr. pro e 4v+ s M . 4 4ti i“t e rrp r-e yo teqe i C. 4 J c, , es +4,4A-1 AAA. 3 o ittA 00, LA/J.'? 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( 14 I 11e. %%. 4.44 +GA k i 1 n ‘ 1 I•_ 'Q'_ C4Net CAA c4.6.J f- P -3 o.. Leo.10 frA c ; 1 i kit frd r.., 0-4 I t lb L et-1. 40 44. -r-* 4- 1- 1.&s 62.41.4, ce 1 Kdon s avt 0-v.6e ..A4. kee Cr en. 4-, 1■•• 4 e v rev. 14,64 L .44 s k 4u-e_ h e. u p e_s a k-Le4) o + s (4.sca 1 k. r + 41) 12.414. 14- 1 t c. . ,tts-r.) 'Kw — q- A ua' I 44,4 - 16. tAd(4 6%47 ..,.- .,,;� A w S, 4 +(I.* IA 4Or uur (9 OVA s 4.•a .Zoln /402. ;k • Give S ; �Q^. .S cT•vw 4 w i' f i k 44. i s 6 .• e- ba cc cc cs� dr. e J.GLZ `l•e w , 4 P '� 7105100424 STATUTORY WArRANTY deed Tux mama, Frimm( i)t r Arf a LIN OES/P1 LINE. for and in eossideratio. of FIVE rileirwairy pike iikivaAkP 7 leArtY . 01 § 3 A 24 ln heed pild, conveys and warrants to Till CITY or TUKWILA, the we ass a fetlewima delecribsd reel estate. situated in the"Coenty of King, State of Wsahington to the s eaten! and purpose as rights herein granted had been acquired by coadAmnation legs under asinine noesin Statutes of the Sesta OSAL.abingtOU'i. Description as hereto attached together with the right to make all necessary slopes .for cuts and • fills upon the abutting property and on each side of said described right of way, in conformity with standard plans and •pecification*. for highway purposes. It is understood and agreed that the &slivery of this Deed is hereby tendered and chat the terns and obligations hereof shall.nnt : become binding upon the City of Tukwila, unless and un.il eacepted.and approved herein in writing for the City of Tukwila by the Mayor. . DATED this /6 day of )11 . 1974. ACCEPTED AND APPROVED CITY OF TUKWILA By STATE or WASHINGTON) ) SS COUNTY OF Page of 2 FRAWAt..1 On this day personally appeared before me AVTANI 06 to ms known to be the individual described in and who enecuted the within and foregoing inetrument, and acknowledged that A‘my signed the sane as tiro.' free and voluntary act and deed, for the uses and purposes therein mentioned. a GIVEN under my hand and official seal this /0 clay of 1 k 1970 . - 2t ) tete' 4 ,7 htittitc NO hRY PURL C in and 1 r the • State pf,Washington, residing at 7105100424 .; �, 7110080421 7109160455 easement for underground electric system rams* aa•■•. Ia.w haw car sal wawa N Mr sassy 1 end. MM.p.ream.awiliMala lwa parand asrtm'ta (III• Prtwa NMI nett 20 tslnnubsn Addition, as aimed in h ng douse, tleeh , is the Naart#aast 1/ Kling 4 last, 11.11.: 11 5 pottier (head to the tit a em, Iota '(fate* ea art\ Mr* Oama d• ,** •• ta/•iett" data swans as bete. • 4rrr-ar+rlaaawat -ma Wit* easeuall***1 areootded to include notaritat 1. seam Wade. OW hw• M 1M1 a sosum I. fart• WMtapllm * m W.r 41101111 taen am a*** - aea�ra� sera. Sala► f b NOM WO are ass Wawa 1. *4 1Mela. *Mri1 . angels, alt ti•••••••a: Od awl a11aalee dam atlas, stream ma am Oa wawa S. amonais *4 saw bream., pdwletl.ewo allasafan alaaal w r safe was et swaaa. a Miaraaat L ••••••0 a Orris my i1 � p tamYMe 1110•01* 1110•01* ale al e +' Mal ad Arai as t M as Nall is 1 lama. a. plwffd. as alah aft dmai m M M s sea IaMafIM/P volassania Mao w In pa ON WOO a• Mar i .W. • Mur'aawratMr'M. slam resets. as sea raw bens /caw. pwlsk ass aroma OM aw des* will a.1a11ta. ola M a elaaWeta d waft awl Wawa a1 Patera oress as =11* et maw as Wend awn MUM 114 ar ~as ow raise* ats wwwww. tie ea se saws Ise Maya awnewl asp week MN* pnwilul. mud Warm a wM r awymer. . r arwaawwa. Ta.*pa Was Mere tab adorer • pastas d * son aNw pan, M ass scar a t o~e s s ressse a•� a eM - 4emem awa►paaMa r ear ksr • Maw.ea al asses. TM I d afreabas tit* -- -. awa.ans as *mails e / ap ILIKTMIC worm sass . ; i.V 4a.1 aoa•11 • Met CD•PUA'. • 11'rtAM/e11 mama.. Wv. ..r.m ad ever tee tenwe a b.rrs.0 . M.abara.m Hass 10, page SS of Plats, record. of Section 23, Township 23 North, City of Thketils for street. • rr. . • rl) ` 't\ amstww 1e•. east penis of Ow Pmerry I*4 l.a. tetra *Ptah A 10' x 20' strop of lad described a_ fol 1a81adsa at the sootheeat comer of tat 20 said point being the true point of beginning; theses n slog west 10 feat; • main N 19 west 20 feet: nooses troller seat 10 feet to • point 28 worth of the true point of beginning: thence 8 111 B. 20 feet to the titre t of beginning. ara..w, mar. npiaw sad eater's re underground ItI1// at�dI1 WOW anew MM W w •eessery or oanreel 4i1w4{..aCarFe=5 rshfa, edatfe. , ,uem ies:on ar lard rased WHO* /adman ate InIU.1 coo eta aaa•e.Y f.e11MM es It way melte MW war a1 wawa of P so shale Graeae a Waaaf tar rah drier to M. Pr .r1y nasal by M Mem It*u. east. sr eaar .hwdcpa.. *Me the Maw Nraably e.apwy m any at to pwpm.* se oat. shells dell. le er meat T S 3 praatlaW.. le NO leek tales * M WaY1Mb. a Gnaw.'. Wy .r w al/t•M• provided .. be rereraw * lapracUaa br 011011101 b M ewe M e1Ma401•Mt * aq pi/pew sat I.aYlesee or aaaalab er sear Imam as elf fari grow: as ao aarw unman or haloes 111001 Oa** as mamas low 4, wawa oeaawa•r facet* at rr eat .e Wiatwf Well be ear Mlbta 15 feat or .a Wes. le *4t belemity s.e bad banal.• Omen ham M efty dam's mutt* from agsrlw m me prow alb soar a aw mom a tat tb. lala•ah•q M Orr Warr ad dr fleas Mesaahr Gall Men w .sera'* to assts se O*4*4• Wan b Mab bap as arrest pram OW man w a• *NM a w be sloe* upon 7 : re4 -✓ X43- �a//x ; SklL�.1, �� }•�.�� i +«;S,i Vii. 7109160455 � .. ) ORDINA CI NO, 665 7105100420 r e. • 1 N' OMDINANCR . re1atLNi tr' o id ps/vl4iaq for .r the aenisitlen ; et ;tbe ea>w' -atisn a '' eor tale real `.peeper ty , the i City:;et';1N1wiYa for the :ostablisMuMti Yayiey .est.•.,est.ndinq sad videeingM Of,etresta.;ead tee;tba oen- struot loa, „elapse;er°retaising wits and providia • tbi ;: tbe.setbod 0411111..t foe , *aid , said THS CITY COUNCIL OI sf Ci?Y'0? lURMILA.DO;OmpAIN.AS: FOLLOWSI Section 1. That public health, .safety,'. ...neoaseity and .convenience demand, and the'City Couaeil ao finds, tbat eba City of Tukwila. acquire the fss,.title:and.intereet to 'thd'parodls bi „,': real.property described in Lxhibit A, attached hereto reference incorporated as if though :fully set forth herein. • . Section 2. That such acquisition.is hereby :dsclarad,to for public use as a part, addition and'betterwsnt to the Urban`. Arterial Board's Project No. 8- 1116(03), for the construction.of sidewalks, curbs, gutters, by paving of the strait, providing .,. necessary drainage and any necessary grading or base preparation and related work necessary to rtke'a complete inprovesnnt - in accordance with applicable City and State standards. The entire,.' cost of such acquisition shall be paid from the Urban Arterial • Board Fund and /or Forward Thrust Arterial. Funds, and /or the pro .reeds of General Obligation Bonds and /or the General Fund. Suction 3. That the City Attorney is hereby authorised and directed to proseccte the actions and proceedings necessary'in PUBLISHED RECORD CHRONICLE April 9, 1971 Ott wanner.providad by: law,. to condtwn,.tihs, da sisgs.and. appropriator ,the' lands.or it proporrtiora'n000rssary.to, carry" out thor:provi.ions'of thi. ordinaneor , PASSED ST THE CITY COUNCIL AND.APPROV/D.RY.'TH! thin J"'asy of 2iAC;4. ", 1971. lawn 1 Sbe Bast five feet of th ..Werth 1011 feet 'of ?ract ; A, 1 terurban Addition to tleattle, s s i let.sseermMAVo1u e 10 of Plats. Pa„ 15. 1seerds of ftinf Oeunty. W .bington. PAIICIL 2 That portion of Lot 11 of Interurban Addition.tolleattle, as per Plat recorded in Voluae 10 of Plats, Pages55, rsoord.of_Binq ; County, Washington, described as foliowse Spinning at the Northeast corner.of Maid Lot 111. thence North 88.28 West 12.47 feet: thence South 19.48'20" Bast 137.32 feet; thence South 16.37'32" East, parallel to.and 5 feet :Wester:p, as measured at right angles to the Last line of said Lot 19,413.19: feet to the South line of said Lot 191 thence South A11° 25'27" Bast 5.28 feet to the East line of said Lot 191 thence North. 160.57'32" Nest along the East line of said Lot 19 which is twenty feet N•sterly of, as measured at right angles to bluff St., (65th S.), as, . delineated by that certain affidavit recorded under Auditor's Pile No. 710 2010298, a distance of 348.05 feet to the Point of Beginning. PARCEL 3 That portion of the Tract described under Auditors, File No. 5088101 of tho Wm. N. Gilliam Donation Claim No. 40 in Township 23 North, Range 4 Eaet, N.M., King County, Washington, lying Westerly of the Wcatorly margin of 65th Ave. S. and Easterly of the Westerly lino of a strip of land 50 feet in width, 25 feet of which lies on each side of and parallel and adjacent to the following described centerline. Beginning on the centerline of bluff St. (65th Ave. S.) as delineated by that certain affidavit recorded under Auditor's File No. 710 2010298, at a point that is equal distance on the North line of said Donation Claim No. 40 from the Southeast cor- nor of Lot 17 and the Southwest corner of Lot 27 of Interurban Addition to Seattle, as per plat recorded in Volume 10 of Plats, Page 55, records of King County, Washington, thence Southerly on the arc of a curve to the right having a radius of 794.79 foot, an arc distance of 79.07 feet, thence South 17'15'32" Cast 300.26 feet to a point on the centerline of the Renton -Three Tree Point Road Number 2649. • PARCEL. 6 Vh.t portion cf:,tho 0outh 210:ttot, as suaured along tho ;' mot-. ilue. 01; Lot 17 of•Intggorbaa Mdition to• :Seat tle as per • pte! .. roeorded. 1.•Voluee 10:411 Pieta, Pago-:15. • :'ot R1nq bseaty i 'Washington, lying.11eterly••f a five foe Maiterrr ot„as .ogwrod.vat rL P t;eaglos . Mott t. 0leb Avo..1) as slineatod;b tbit <@attain attidavit reoordeq eider A i:o • u&irs pi. lcNo 7 v 0 :2011291. etkes:vith th• 1elioviag dssorlbed tract. l St portion ot M0 t. Gillian Uonatlon Clain No 10, !w !w•;ship:23 Worth; Range q ,1 saet,` N.N., Icing County, .Mashing a, deferiibbeedd:as , fo lows* • !M Noeth if lust of said Doaatloa Claiw 00. 10 lying Masterly: of .the Westerly .argil of-�lSth Ave 0e.:• aM faaterlr: K tks Wsateri line, o! a aelrlp of .•: i0 tent 1a width, lS test :o1.whioh;.1ies ; oa' each etio 'of- and , :para11e1` %and Mjaosnt to the" following ,describod.osnteriiaa:. • Mgiaainq on' the • centerline • of•11ntt $t. (1111th'- hir .1.) as delineated. by that, 'certain • affidavit•,receraed -uador ; Aida tor 's 'Pile :No. ':710 3010305,.. at;a'pint that .ie: Oval.dletaao. on the ._. North line of said Donation Claim: 0 0 .:40 ;froa).the':0ootheaft!:oor- ser of:.Lot•.17 and• the $onthwat .•eorn 'of :Lot.; 27:of.1 rurb ;iatean:.., Addition: to Seattle,• as p.r plat s.00xd.d in Volv 10 01 : • Pap • 55, recorde 'of .King County, Naehingtonr.thenoe the; arc of: a• curve to, the 'right having. a; radius '.of`704.79'feet, an arc distance of 79.07 feet, thenee.South 11•11'32 300.26•', test to a point. on the centerline•of..the Renton-Throe .Tr1 'Point.': • Dead Number 2649. . emot koP).Wir .2 /J s•1 PARCELS The South'S feet of ths.Nest.125.feet of Lot 1 elook :'4 :of ■illman's Seattle Carden Tracts, as per plat recorded in:Voluoe of Pfau, page 24, records of King County, Washington; containing' 625 square feet, more or less. PARCEL 6 The Eaet.5 foot of the South 60 feat of. the Eaat 1S0'1eet ' of Tract 6 of Interurban .to Seattle, an per plat recorded -in- Volume. 10 of Plata, page 55, Records of King County. • • •• --- ' . +•a I . Wsst_ 5 • feet. of .t s Uoattt' ; feet oi'. s Olsstt 30 ',tali.: of.. 3 of •Iotsruxboa'ndiltloo,to'.'Nattlo , M psx pt' I •raordod'is VS x::10 of llals' pis.. lf.' soaordb o ::R1 cs ty. • The last ,5 test.of the Mortlif0 feet of.t,b. •sutb 120 los • Wt 150, feet of ?riot 1. of lutersrbak additios per plat recorded. is Volume 10 of ;Plata. ' paps 55. asosrds of xi County. CHICAGO TITLE INSURANCE.COMPANY 701 FIFTH' AVENUE, SUITE 1800 SEATTLE WASHINGTON • 98104 PLAT CERTIFICATE Order Number 86496 ,Certificate for Filing Proposed Plat MAPLETREE VILLAGE In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of. the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said King County, to —Wit: SEE SCHEDULE A (NEXT PAGE) VESTED IN: ALTON S. WHITE,.JR. AND LOISG. CANFIELD, EACH AS`TO THEIR SEPARATE ESTATE AND EACH AS TO AN UNDIVIDED INTEREST, AS TO TRACT 19u AND FRANK DESIMONE, PRESUMPTIVELY SUBJECT TO THE COMMUNITY INTER EST OF HIS WIFE, LISA DESIMONE, AS TO TRACT'20 EXCEPTIONS: As on Schedule 0, attached hereto. Records examined to November 07, 1985 at 8:00 A.M. CHICAGO TITLE INSURANCE COMPANY By Frank Kell Title Officer 628 -5659 PLAT CERTIFICATE SCHEDULE A TRACT 19, INTERURBAN ADDITION TO SEATTLE, ACCORDINQ TO THE,P LAT.THEREOF RECORDED IN VOLUME 10, PAGE 55. IN KING ' COUNTY, WASHINGTONs EXCEPT.THAT PORTION CONDEMNED BY THE CITY OF TUKWILA,'RECORDED UNDER RECORDING NUMBER 7105100420s AND, TRACT 20..'INTERURBAN;ADDITION.TO SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN'VOLUME 10 PAGE 55. IN. KING COUNTY. —WASHINGTON; • EXCEPT THAT PORTION DEEDED TO THE CITY OF TUKWILA, RECORDED UNDER RECORDING NUMBER 7105100424. PAGE PLAT CERTIFICATE SCHEDULE B Order Number 616496': Defects liens, encumbrances, adverse claims or other matters. if any, created. first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value: of record the estate or interest or mortgage thereon covered by this Commitment. Rights or claims of parties in possession not shown by the public records. Encroachments, overlaps, boundary line disputes. and any other matters which would be disclosed by an accurate survey and inspection of the premises. Easements or claims of easements not shown by the public records. Any lien. or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed 'by law and not shown by the public records. Liens under the Workman's Compensation Act not shown by the public records. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. General taxes not now payable; matters relating to special assessment and special levies, if any, preceding the same becoming a lien. 9. (a) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (b) water rights, claims or title to water. PAGE 'PLAT CERTIFICATE SCHEDULE B 10. UNDERGROUND UTILITY EASEMENT GRANTEE: PURPOSE: RECORDED: RECORDING NUMBER AREA AFFECTED: • CONTAINS COVENANT PROHIBITING STRUCTURES OVER ACTIVITY WHICH MIGHT ENDANGER THE UNDERGROUND SAID INSTRUMENT IS A RE— RECORDING OF EASEMENT NUMBER 7109160453. AFFECTS: TRACT 20 AFFECTS: TRACT 20 12. RIGHT TO MAKE NECESSARY DESCRIBED AS GRANTED IN RECORDED: RECORDING NUMBER: GRANTEE: AFFECTS: 13. RIGHT TO MAKE NECESSARY DESCRIBED AS GRANTED IN RECORDED: RECORDING NUMBER: GRANTEE: AFFECTS: 14. CONTRACT OF SALE AND THE SELLER: PURCHASER: DATED: RECORDED: RECORDING NUMBER: TRACT 19 TRACT 20 Order Number 86496 AND THE TERMS AND CONDITIONS THEREOF: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION AN UNDERGROUND ELECTRIC TRANSMISSION AND /OR DISTRIBUTION SYSTEM October 08, 1971 7110080421 THE SOUTHEASTERLY PORTION OF SAID PREMISES SAID EASEMENT OR OTHER SYSTEM. RECORDED UNDER RECORDING 11. MATTERS. DISCLOSED BY SURVEY RECORDED UNDER RECORDING NUMBER 8205289003, COPY ATTACHED. SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DEED: May 10, 1971 7105100420 CITY OF TUKWILA SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DEED: May 10, 1971 7105100424 CITY OF TUKWILA PAGE 4 TERMS AND CONDITIONS THEREOF: FRANK DESIMONE AND LISA DESIMONE, HUSBAND AND WIFE, AS OF APRIL 26, 1941 AND AT ALL TIMES SINCE AND ARTHUR DESIMONE, AN UNMARRIED PERSON BETWEEN JANUARY 17, 1967 AND OCTOBER 26, 1972 AND AT ALL TIMES SINCE SCHNEIDER HOMES, INC., A WASHINGTON CORPORATION August 09, 1984 August 24, 1984 8408240992 AFFECTS: 15. JUDGMENT: AGAINST: IN FAVOR OF: FOR: EXCISE TAX NUMBER: SELLER'S INTEREST IS NOW HELD OF RECORD BY FRANK DESIMONE AND LISA DESIMONE, HUSBAND AND WIFE. EXCISE TAX RECEIPT NUMBER(S):E - 789765. ENTERED: KING COUNTY JUDGMENT NO. SUPERIOR COURT CAUSE NO. ATTORNEY FOR JUDGMENT CREDITOR: NOTE: THE LIEN OF SAID JUDGMENT DEBTOR WITH ALTON S. WHITE, JR.. 16. JUDGMENT: AGAINST: IN FAVOR OF: FOR: ENTERED: KING COUNTY JUDGMENT NO.: SUPERIOR COURT CAUSE NO.: ATTORNEY FOR JUDGMENT CREDITOR: NOTE: THE LIEN OF SAID JUDGMENT DEBTOR WITH ALTON S. WHITE, JR.. FOR: ENTERED IN PIERCE ON: KING COUNTY JUDGMENT NO.: PLAT CERTIFICATE SCHEDULE B E- 0789765 TRACT 20 ALTON S. WHITE VELDA A. WHITE ALSO KNOWN AS GORDON *8.075.00. PLUS ATTORNEY FEES OF *1.750.00 WITH PRINCIPAL JUDGMENT INTEREST AT 10 PERCENT PER ANNUM November 14, 1983 83 -9- 15609 -8 82- 3- 08980 -3 E. PAUL GIERSCH DEPENDS UPON THE IDENTITY OF THE JUDGMENT ALTON S. WHITE VELDA A. WHITE *500.00 FOR ATTORNEY FEES AND COSTS February 17, 1984 84 -9- 02360 -6 82 -3- 08980 -3 GIERSCH & READ DEPENDS UPON THE Order Number 86496 17. ABSTRACT OF JUDGMENT OF THE SUPERIOR COURT OF KING COUNTY: FILED IN KING COUNTY September 24, 1985 ON: AGAINST: IN FAVOR OF: IDENTITY OF THE JUDGMENT ALTON SANFORD WHITE, JR. RAGNAR LOVOLL AND MINOR ORJAN LOVOLL AND TORGUNN LOVOLL, ALSO KNOWN AS TORGUNN MOORE *2, 800.00, PLUS 12.91 PERCENT PER ANNUM, PLUS $3,535.00 ATTORNEYS FEES, PLUS *3.035.00 ATTORNEY FEES, AND PLUS *17.00 COSTS NOT DISCLOSED 85- 9- 13081 -8 PAGE 5 AFFECTS: AFFECTS: SUPERIOR COURT CAUSE NO.: ATTORNEY FOR JUDGMENT CREDITOR: NOTE 1: GENERAL TAXES: YEAR: AMOUNT BILLED: AMOUNT PAID: TAX ACCOUNT NUMBER: LEVY CODE: NOTE 2: GENERAL TAXES: YEAR: AMOUNT B I LLED : AMOUNT PAID: TAX ACCOUNT NUMBER: LEVY CODE: PLAT CERTIFICATE SCHEDULE .8 1985 $1,359.74 111,359.74 359700-0360-07 2380 • . TRACT. 19. 1985 411,405.36 $1.405.36 359700-0380-03 2380 • • TRACT 20 End of Schedule Or d Numb .T 86496 85-2-15724-9 • BART ADAMS AND KEVII■U 0: -.ByRDH , . 5: ,985 C F't Er DEPT; PAGE 6 E.,is! aloe 4.2.0 Je/f4 / /.Oey RECORDEI'S CERTIFICATE Filed fir .acaer Sas /y or SN! wt is M Way at et se $. moss* of tustrt AAInr son. . w Sari /si -r J' 4 771Y 708. ZS' LEGAL OEJC.1• / /T /O,V 7ter/ 10, 7»e Ai 1pf. iv4 rjE%# eriftS4 •/'JfC- Z3-23-0 FtoPES Y 511IYEY FOR # Z4 VA' OEJ /.NONE [0:08 • Boundary 84-5012 7-31-85 MAPLE TREE VILLAGE Lots 19 and 20 in the plat of The Interurban Addition to Seattle recorded in Volume 10 of Plats page 55, records of King County, Washington. EXCEPT that portion conveyed to the City of Tukwila by Statutory Warranty Deed recorded under Recorder's Number 7105100424 records of said county. AND EXCEPT that portion condemned by the City of Tukwila by Ordinance Number 665, recorded under Recorder's Number 7105100420 records of said county. lugHr.,‘51 r 1 3 85 pnv 2 ..eaMIN■ '11 ''3 D 'Wilt sir n iv '03S Vrat • L \*. • J ■• _J - • 46.-#0/ • 1 L • I /1 • I ;I / / /1 / / /,/ ' 1 I 1/• . • \N .` / \\ • ' \ s 1 / \ 11 ‘ \ \ \ s I 11 1 11 I , 1 ••■ \ • 11% • 1 \ V s i ,„1% ‘i \ I i ll\ 11 % ,‘‘ 11‘‘ 1" \‘ 0019 0 1%01 1%1 1 % \ 1 11 1 1 11 11 tili%11• 111 11)11110 '10111 11 % 1 ill 111 11 11% 00 1 1; I t %1 1% \ 1 t 1% " ," \%<‘ • \\\ N 1, ‘ \ \\ \\ s \ \ 1 1 ‘‘ \ \ s . 0 .....,■. . .0 ...• ..,.. '....., •. ..... .0 , .... 0. ... ▪ .."‘ .... 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Iw te.le.lc•. file Cry Si • 1.••• 61 mealy •••• un Ih ALL • MASTER LAND DEVELOPMENT APPLICATION FORM PLEASE WRITE LEGIBLY OR .TYPE ALL REQUESTED 1 N ..ORMAT 1�7N- •rA- NCO -;APPL 1 CAT 1 ONS WILL NOT BE ACCEPTED FOR PROCESSING. SECTION 1: GENERAL DATA m^ CITY OF Ti UK Central Permit System SITE UTILIZATION: NO' AR PU13L I ^- 1 AND FOR RESIDING AT EaVVL0vds► O CONDITIONAL USE ZONING DESIGNATION COMP. PLAN DESIGNATION BUILDING FOOTPRINT AREA LANDSCAPE AREA PAVING AREA TOTAL PARKING - STANDARD SIZE - COMPACT SIZE - HANDICAPPED SIZE TOTAL LOADING SPACES AVER. SLOPE OF PARKING AREA AVER. SLOPE OF SITE SUBSCRIBED AND SWORN BEFORE ME THIS Z.S DAY OF A went,6r/ 1 . 110V 2 5 1905 y5-5 --- 55 TYPE OF APPLICATION: DBSIP 0 SFLAT SUBDIVISION OSHPERLI7E D PRD DPMUG D UNCLASS. USE APPLICANT NAME Schneider Homes, Inc. bblU soutncenter Blvd. ADDRESS Tukwila, WA PROP. OWNER: NAME same as above D VARIANCE ADDRESS ZIP PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BLOCK) southwest quadrant of the S 151st St. /65tk Ave. S. intPrgPat SECTION 11: PROJECT INFORMATION 4 ) DESCRIBE BR 1 EFLY THE PROJECT You PROPQS P • R . D . & concurrent preliminary plat for 70 single family attached units. A land use recl & comprenen- • - . - I — .. II • - • •— -• ANTICIPATED PERIOD OF CONSTRUCTION: FROM Spring 1986 TO Summer 1986 WILL PROJECT BE DEVELOPED IN PHASES? DYES [ENO IF YES, DESCRIBE: PROJECT STATISTICS: A) ACREAGE OF PROJECT SITE: NET 9.43 A. GROSS 10.59 A. EASEMENTS B) FLOORS OF CONSTRUCTION: TOTAL1/FLOORS 2 INCLUDES: 0 BASEMENT D MEZZANINE TOTAL. GROSS 136,961 INCLUDES : D BASEMENT 0 MEZZAN I NE FLOOR AREA Sq. Ft. EXISTING PROPOSED NOTES S TATE 8/WASHINGTON R -1 -12.0 R -2 LDR MDR 1,969 $ 87,727 $ 459,218 43 245,292 9 $ 93,56 None 8 8 8 8 60 N/A N/A N/A NJA N/A 3% D CHG. OF ZONING D COMP. PLAN AMENDMENT BAR DINTERURBAN TELEPHONE ( 206 248 -2471 z1 pc) R1 RR TELEPHONE ( 8) 1S THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE MAP? D YES [3 NO SECTION 111: APPLICANT'S AFFIDAVIT I . qe4/d 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 .•UBM4TTED E IN ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNOWLE D B , BEING DULY SWORN, DECLARE THAT I AM THE DATE // 1��OW X � �"= (S IGNA ' �9f • -� . T PURCHASER OR OWNER ) oot 1 4,.... C 1 9 l s � • O • 0TA�y r �* k. . * ;. ';' (1) ,,, ' B L\G -_.,. *, 4 � . 07 11 / A Q 1c e \ t y ' ... GEN i (1) S.P. 81 -30 (2) 15135 i A CONDOMINIUM 1/5.95 IS. 5 - + .,� Ott � Ir 3 r / t�,t .,• . _CS, '� f�`s ��'.�(! �,�'p,.�� ,�.�,i *' �IJ�s a r� : \ ',` _ . V fiE �,: ',l4 f- J / ?4'7 . 0ND0MINit M 186 UNITS.. ' Tukwila Park 28 1 �..._,,. „_ ., :."�� ,— ,.-- . »,,,�,.:�,- w.. „..ror. -e,.r- Vim-•,• 21 1 1 1 • A .172. \\ 2 \ \ ( 0 D 11IIIII111IIIII111IIIII111IIIII111IIII11111III1IIIIIIIINWII I / IIIIIIMI�IIIIIII I I_ I I III 11111111.1. 11111111111_ 1111 P101II111 111111111111111111111111111111111111111111111 1111111111111111 0 15 7»5 INCH 1 2 _ y'_.... _._. _ .,r 5... ` . _ �- . .. . _ 6 7 { f 9 10 • 11 MMEIN0ERWW7 12 IF THIS MICROFILMED DOCUMENT IS LESS ,.,, ;CLEAR THAN THIS NOTICE, IT IS DUE TO OE ez ee La 9z sz 4 7z CZ; zz LZ THE 'UALITY OF'THE ORIGINAL DOCUMENT, d e L 9 s t e z wwp •°� IIIIIi I lIl11111111111111111111111111111111I111111111I1I1I11111IIIIIIl111111i - ti IIIIIl�11111iii liil Hi i111 i illllli111i1i viii lliililii lliillli a riiiiiiii Ihllllilil viii lui mili1111u11 lillllillliullulllln111111 1111111�II11i111111 111111111 Illlll�lllllllllll '.' ^r7?"'r�,.'MC;9:✓ ai��,�:- ,(, .. , o `?(�F"t: , nl, �,—,a r� s .` '3`?(f4 JR q T., : n,r.;�KT!A , `R i?5;5;5. ;In 's�7 <i. ,, ..:"•.• ,, :,.,.:. .. .�..,.:''?.:: .,a,r...4 f'�r.�.,,,`.�r >_L,.ffis?s °'', k•�',� ±;.. %.. :?. ?._�,�r, _,: .. ....., „ r ? ,. ... .... ,,.,. .'„ �:. ..J.�n,tt.. ,..�"49.;,.;'� «,.... ;t7.: ..,w.4 „_ ,n....,t s „�s,?�� • • E a REZONE 10.59 ACRES FROM R -1 -12.0 TO R -2 ZONING PLAT MAP ■ E 1 /2 SEC. 23, TWP. 2 N., RGE. 4 E., W.M. VICINITY MAP 1" 1800' beo4a:irAa MAPLETREE VILLAGE A PLANNED RESIDENTIAL DEVELOPMENT rnl �5- 53 -Gu.P wI P %-64-R m F $5.55 - MP IMF 85 -54 - IMF 85 - -PP GENERAL PROJECT DESCRIPTION — UNIT A --UNIT H —UNIT C 3 — UNIT D —UNIT E PROJECT NAME: OWNER: TOTAL SITE AREA: EXISTING ZONING: PROPOSED ZONING: DENSITY CALCULATIONS: NUMBER OF DWELLING UNITS: TOTAL PERVIOUS SURFACE: TOTAL IMPERVIOUS SURFACE: TOTAL AREA OF ALL ROADS: TOTAL SITE COVERAGE OF STRUCTURES: TOTAL FLOOR AREA OF STRUCTURES: GROSS (WITH GARAGE) 1,685 Sq. Ft. 2,083 1,964 2,050 1,815 PROPOSED OPEN SPACE: Mapletroe Village Jerry Schneider Schneider Homes, Inc. 6510 Southcenter Blvd. Tukwila, WA. 98188 461,300 Sq. Ft. (10.59 Acres) R - 1 - 12.0 R - 2 10.59 Acres - 1.16 Acres = 9.43 (Gross Area) (Roads) (Not 9.43 Acres x 43,580 Sq. Ft. /Acre = 410,771 Sq. Ft. 410,771 Sq. Ft. + 4000 Sq. Ft. /Unit = 102.69 Rase (Net Area) (R -2 Min. Area) Units Allowed 102.69 Units + 20.54 Units = 123 Units (Base Units) (20% Bonus) Max. Units Allowed UNIT A UNIT B UNIT C UNIT D UNIT E DENSITY PROPOSED: 6.81 Units /Acre - 1 - 21 - 17 8 23 70 TOTAL UNITS 280,009 Sq. Ft. (61% of Gross Land Area) • 181,291 Sq. Ft. (39% of Gross Land Area) 50;604 Sq. Ft. 87,727 Sq. Ft. (19% of Gross Land Area) NET (LIVING SPACE ONLY) 1,216 Sq. Ft. 1,658 1,480 1,592 1,366 167,948 Sq. Ft. (35% of Gross Land Area) LEGAL DESCRIPTION Lots 19 and 20 in the plat of The Interurban Addition to Seattle recorded in Volume 10 of Plats page 55, records of King,County, Washington. Area Aran) EXCEPT that portion conveyed to the City of Tukwila by Statutory Warranty Deed recorded under Recorder's Number 7105100424 records of said county. AND EXCEPT that portion condemned by the City of Tukwila by'Ordinance Number 665, recorded under Recorder's Number 7105100420 records of said county. no 5 1985 J C �v z MA PI;,N1:!FO DEPT_ Mov 0 1 IL. le 0 0 •al• 0 1- • 7 mc 0 .11 mc .Z 11 SHEET NO.. / OF 8 • Jos NO. 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PLE rwILLcW (2)26 5-1EfelArLe IC I 1.41ULT 2tuDRRY 'CALM t I o leCeDAR '24 MAPLE OALDER 4o-ri 1:R E 22 12"CEDAR -- /V 0 12TOTTORIKODD D-IterlArle 41 I R WALDE UC41.1r POI- 2tNIRPLC 5-141 3VIRPLE ler-MICH 12 LIGI-IT POLE wriArt.e. MAPLE 107MARLE 0 ler-IAPLE 9.b era 30 24-rirt 12191‘. $GH PDWER VAULT 21St• tgrilt siettl/SPI. • • CATCII BAN • ouTr&LL 20.00 - - - EXIST SS ,'• UG VAuLT N88 ZT" W INTAKE cA BASIN S. 15Ig ST. EXIST 55 INLET Nor 25' ZT!'W . 646.45 SA I-I JLJAN APTS. E I/Z, 3 . 23 TWP. 2.3( Al. ROE: 4' lij VIM!, • 12,1014(4 • M.EA • 1-11 EXIST 55 B. PION/CAM R•C'' g oe 7 A CH AN E.ht1T. FOE LINDERGROLIND GLEGTIZIC. 4 P..s.P L. EXIST 55 MK : 03 TZE VAULT 00\ WOL1SE • • • 111.1.111.0.11111111111110411411111115111101111111IIIIIIIIkiliklj11011115.Raq1q1 • GVC21.0.0 • • , • • • , „ , CATC1 BASIN E„LeaziE. 1-kAND I-10LE 41. E.LELTRIC VAULT EX' GAZA6G. DATUM CITY OF TUKWILA S BENCH t INV 35 MH it 100 0+08 22.5* LT. EL,. 142.39 LEGEND -. /70 0 —0-3S-- 'EXIST 55. Mil. 1 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII11111101111111111111 3 " 4 . 5 6 7 Q. 9 10 11 ---- 12 Egf • CLEAR THAN THIS NOTICE, IT IS DUE TO OC 6 Z Be 12 9Z SZ CZ1 EZ aTHE OF THE ORIGINAL DOCUMENT, iiiiliiiltiiIiiiiliiiiliiuliiiiliiiil SCALE I" • 40' MERIOIANs CITY OF TUKWILA CONTOURS AT 5' INTERVALS EXISTING SIGNIFICANT IEEE?, EXISTING STORM DRAINAGE EXISTING SANITARY SEWER. F ss- 58- GPA rrmo 3b-64- R Mr 36- 65- PRA> relF 16- 6(o • Olt MP IS- pp Itov 2 5 igas 0 0 z 2 . .7% : " 0 1, ' . • • • SHEET No., 9P.8 • Jos NO., ea - .$0/2" ::'•; , .• 1' , • . • ::1!!.Y;:1#41. • . . • • ' . • 1 L , ..,S ' 5$ 5, \ IMMO -ADDITIOR4L•,1Z-D-L4 TO BE DEEDED tri 11-16 PUBLIC. ' • 1 S. Mat %V: — 8.11 • 8. a. 135 - • " 0 70 )_ le) g I MO 8' • 5t , • ADDITIONAL -"-W TUE. FKABLIG .c„ .52 Cn SCALE 1" N\ \ 1 1 Se• - 63 - CPA 11F SS- 54- R PINF 7 -QS- PRb hnr Pnr wo 2 5 1035 z SHEET NO. 3 OF 8. • 0 84 7 5012 ie..21/21SSCRLiWIlttt Atm at, 0 I. T. 1 2 3 .4. . 5 6 7 8 9 10 11 .......•••••■ 12 \lIF THIS MICROFILMED ridEgaifis LESS , • • 1 1CLEAR THAN THIS NOTICE, IT IS DUE TO o€ 6 EiG L 9Z SE hi EZ oTHE QUALITY OF THE DOCUMENT L 684 SS VS Z 11111111111111111111 F 7 . 73. , TM...?': 7 r'" , •••••.:71 1 /.0,Z777, , ; , 777 7 n7r,77'•. '"'• '.'" •. ! • 4:4Ny.p 0 , ... 20 : 4• •••••': •'C,'L.. , •0 11, ..1';! "',1 , 1r 1 A r .•wu mw 8 151st$T LAND USE •_200' ;' ' ADDITIONAL R -O-14 TO Be DEEDED r0 T1JE P/J6LIC ND GUTT 14, L 1 ,. , r• ) i i •t" :.- , I � 1 r , "i - , ...)1.1 `) - n r- 0 -,. , r- 1 T7 % ; r L , I_ I I (i , 1 /. .A1 1 1 Y ` 1 ! : i r i 1 i 1 •� LJ : / J ` . 55 rt. E 1/2 SEC. a".1 23 )TWP. 23 N ; Iw '$ _.1._ no R oe. YARD (T'IP L 3 E., 4" E. W.M. 5' SIDE- •$, Y4RD1TYR)�• -1 ; 1 PIF 85- 53 -GPA Nn� 85 - 51 • R tvvP 116- 6S- rprz• mF s -5 h'1'F SS -�- 34Le: 1 111 1 111 1 111 1 111 1 111 1 111 1 111 1 111 1 111 I 111 1 111 I 111 1 1 111 1 11 1 1 1 1 111 1 111 4 111 1 111.111 1 1. 11 .11 111. 1 111 I 111 1 111 I 111 1 111 I 111 1 111 I 111 1 111 I 111 1 111 I 111 1 111 I 111 1 O „ TM , i "=" 1 2 3 4 _5 6 7 ` 8 9 10 11 'W. ".u""^ 12 / IF THIS MICROFILMED DOCUMENT IS LESS) A CLEAR THAN THIS NOTICE, IT IS DUE TO D E az ee Lz ez ez nz CZ z }} Iz �THE UALITY of THE ORIGINAL DOCUMENTI�. _6 e L 9 s n e z — 0 11 1 11 I II III 1 IIIII I IIII Il IIIIIIII IIIIIIIIIII II II III IIIIIIIIIIII IIII I O,P'III IIII IIII41111111IIIIII111111iIII1111II I�PlIIIIIIIII�IIII�IIIIlIIIIiII III111111lIIIIIIIIIlIIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIIIlIIIII111111111l :llla 4 I , , • , ''.7°,7177", 1 2777 n � rct : J. , t °`" 7 s1 '%•-.`. - , n 1 "•40' — 'Illy! ; 5135 VICINITY • \ R -3 OWNER /DEVELOFER SCHNEIDER HOMES, INC. 65/0 SOU7nCEN7ER 8LV0. TUKW /LAS WA. 98188 PHONE I. 246- 2471 ENGINEER GROUP FOUR, INC. /9502 567H AVE W LYNNWOpD, WA. GSM PHONE 1 775.455/ OR J62.4244 AWL .MGR, I O.K. RO(/PE SEWER /WATER • .'CITY OF TUKWILA AREA 10.59 ACRES LOTS 70 SMALLEST LOT AREA, ..... 2,873 SQ. FT. MANOR OF SURFACe RUNOFF CONTROL... ON-S/TE RETENTION/ DETENT /ON 45 Rf4U/REO Br C /TY LEGAL DESCRIPTION LOTS 19 ANO 20 IN THE PLAT OF THE /NTERURSAN AD0IT /0N 70 • SEATTLE RECORDED IN VOLUME /0 OF ALA TS PAGE 55 RECORDS OF K /NO COUNTY, WASH INGTON. EXCEPT THAT A7RT /ON CONVEYED TO THE C /TV OF 711KW/LA ,DY STATUTORY WARRANTY DEED RECORDED UNDER R,EOORDERJ M/MBER 7/05100424 RECORDS OF SAID COUNTY. NO EXCEPT THAT ,roRT /ON CONDEMNED 8y THE C/TV OF ?WHIM y ORDINANCE NUMBER 6155 RecoRDE0 • UNO. R RECORDER'S UMBER 7105/0042o RECORDS OF & IO COUNTY. • 110112150:6 esi• Lac :r.PxeC.Mt(�'MS3Y,:t4m+.�..�. ' , r IUU UNIT 13 , UNIT C 28' UNIT A 30' •EM ze. FRONT ELEVATION - TYPICAL UNIT GROUPING UNIT B 18' SCALE M8"" moo Non 111 UNIT 13 28' REAR ELEVATION - TYPICAL UNIT GROUPING SCALE /49• ./' UNIT C UNIT D II lan sur II am Pen F 15-S3-C./FA VinV R Mr 86- 56- rp.p rim* S6- 17R %P SS- 61- PP UNIT A 30' 28' 10: PERSPECTIVE - TYPICAL UNIT GROUPING 72' SIDE ELEVATION - UNIT A SCALE 1/8" • l' 1111 1111 so' SIDE ELEVATION - UNIT D SCALE 1/8• • l' .411C_ IMMO IN / XIV 5 1985 0 2 SHEET NO, 5 OF a JOB 110.1 84 , IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII111111_11111 3 4 5 . 6 . 7 \ 8 9 • 10 11 12 \ I OE 60 Be LO 90 00 CE ZZ t3 LOTHETY OF THE ORIGINAL DOCUMENT1. 5 a 9 9 , ' C 0 Il F THIS MICROFIDIED DOCUMENT IS LESS \ )1CLEAR THAN THIS NOTICE, IT IS DUE TO 1 11 ; „ . • . i *RA gp eND GUTTCR • E 1/2 SE TWP Z3 N. ROE. 4 E..14.M. nF Es-53- rrva BS- 54 - R hnP a5- 5s- flcfl nM1F lib. 54.mac' rPF as- 5?- PP PLANT LIST' SCIENTIFIC NAME Acer rubrum Quercus palustris 0 (•) Metasequoia glyptostroboides Pinus contorta Pseudotsuga menziesii Thuj a pl icata Acer circinatum Acer ginnala Bet ula papyriEere Corpus nuttallii Prunus serrulata Arbutus unedo Arc tostaphylos uva - ursi Cornus stolonifera Gaultheria shallon Ilex crenate , 'Convexa' • Nandina dcmestica • Pachysandra terminate Polysticum munitum Rhododendron: Viburnum tinus 'Spring Bouquet' EXISTING TREES TO RE RETAINED LAWN /MEADOW LAWN AREA O IIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII1111j11I ),I.011.+1.1.1I111.+ 11111) 1, I_ Ii1111 )III1III) III) III) III )IIIIIII)III111111II)III)III1II ..... 3 4 5 6 7 . 1 .._.... , 8 9 10 12 \'IF THIS MICROFILMED DOCUMENT y IS LESS,1 OE ez rid Lz 9z . A ;CLEAR THAN THIS NOTICE, IT IS DUE TO az oz CZI zz Iz OTHE UALITY OF THEORIGINAL DOCUMENT a a L 9 5 ., e z t "ors p IIII IIII III iipi IA111111111111111111111111 IIIIIIII IIIIIIII I I I IIII IIII In h nl li l i l l lul lind u i l li nl l nll l l i ll 111111lllll 111 111111, 6IIII111111IIIIIIWIIkI0IIIIII 111111 COMMON NAME Red Maple Pin Oak Dawn Redwood . Shore Pine Douglas Fir Western Red Cedar • Vine Maple , Amur Maple Canoe Birch, Native Dogwood • Flowering Cherry Strawberry Bush Kinnickinnick Red Twig Dogwood Sala) , Japanese Holly Heavenly Bamboo • Japanese • Groundspurge Western. Sword fern' ( II 5 1985 . 1 c ri a PI f _ . ' . NOME 4N I212I64TION SYSPEN WILL SE PROVIDED IN ALL AREAS OF ORNAMENTAL LAN DSLAPING NOV 251985 SIZE 6 — 9' 1 =2 Gal . SHEET NO... 6 . OF 8 •. JOB NO.∎ e4 - 5012;,i 0 I 1 MP mr Q V - 54- R nor SO- 540- DR h'tF 35- 57- PP NOV a SHEET NO 7. 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