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HomeMy WebLinkAboutPermit DR-06-83 - JB WRIGHT CORPORATION - THE COTTAGES BUILDINGS 1 AND 12 DESIGN REVIEWDR-06-83 DR-6-83 6780 S 152ND ST JB WRIGHT CORP COTTAGES BUILDINGS DESIGN REVIEW • May 30, 1985 • Garry Bosarge Cottages Project Manager J.B. Wright Corporation 27199 Pacific Highway South Kent, Washington 98032 Re: Cottages on South 152nd Dear Mr. Bosarge: Attached is a copy of a May 10th letter letter sent to Mr. William Tygret of your company. The position of the City has not changed with regards to any more tempdrary occupancies before completion of the remaining requirements of your project. Our concerns were made very clear in conditioning the earlier occupancies., and you are expected to meet the commitments as agreed. Please call Norm Bray (433 -1851) when you are ready for inspections, but Certificates of Occupancy for the remaining buildings will not be issued until the project is completed. Sincerely; Brad Collins Planning Director City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor cc: Mayor Dana Mower, Barghausen Engineers Phil Fraser Norm Bray Rick Beeler V Doug Gibbs /ks DESIGN REVIEW 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor 1908 May 10, 1985 William L. Tygret• J.B. Wright Corporation 27199 Pacific Highway South Kent, WA 98032 • Re: The Cottages - Buildings 1 and 12 Dear Mr. Tygret: In the past we have issued temporary Certificates of Occupance for your buildings as they were completed in separate sections of the Cottages project. , Because of the problems encountered in maintaining public safety and separating . the residences from the heavy construction, no additional Certificates of Occupancy will be issued until Buildings 2, 3, 4, and 5 are complete, including, but not limited to paving, parking, rockeries,.landscaping, swimming pool, and children's recreation areas. Sincerely, /Z7 LAS Norm Bray Building.Inspector NB:ks cc: Mayor City Administrator ' Dana Mower, Barghausen Engineers Phil Fraser Rick Beeler Doug Gibbs Brad Collins April 25, 1985 City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 Attn: Rick Beeler Dear Rick: 27199 Pacific Highway South • Kent, Washington 98032 • (206) 941 - 2777 This is confirmation of our conversation as of April 22, 1985 at your City of Tukwila Building Department office. We agreed that the installation of a 5' high picket fence is approved and satisfactory when installed as a safety precaution to prevent hikers or children from falling down the hill behind our cottages. the installation of this fence is required by the City of Tukwila for occupancy of the balance of the project. This fence will be installed at the beginning of the trail all the way up by the edge of the hill, meeting the existing fence. Installation to begin this week. If you have any further questions, please feel free to call. Warm regards, Garry Barge 64 Project Manager ETWEINQ I CITY OF TUKWILA PLANNING DEPT. April 15, 1985 William L. Tygret J.B. Wright Corporation 27199 Pacific Highway South Kent, WA 98032 Re: The Cottages - Buildings 1 and 12 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor Dear Mr. Tygret: This letter is to summarize our meeting on April 15, 1985 with the Mayor, City Administrator and City staff to discuss measures necessary to permit occupancy of these two buildings.. The following measures were agreed to be necessary: Building #1 1. An address visible from the street be installed on the building. .2. Deadbolt locking devices on all exterior doors. 3. Sliding doors giving access to ground level are required to * have a deadbolt or other acceptable locking device. 4. Maintain 24 -hours Burns security guard service to monitor and conduct bi- hourly checks on the sprinkler systems and compressors. 5. The security guard is also to keep rentors out of all construction areas. 6. Demonstrate adequate parking at ratio 1.5:1, including striping. 7. Construct security fence on top of northerly slope area. 8. Complete paving and apron in entrance road. Building #12 0 1. Complete items #1 through #7 above. 2. The construction fence be extended behind Building #11 to block access to Buildings 6 through 11. 3. The construction of Building #1 -A (covered parking) be completed. William' L. Tygret April 15, 1985 Page Two Please call for inspections when this work is completed. Occupancy of either of these buildings cannot be approved by the City until all of the respective work is completed. Sincerely, Norm Bray Building. Inspector NB:ks cc: Mayor City Administrator Dana Mower, Barghausen Engineers Phil Fraser Rick Beeler Doug Gibbs City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor February 27, 1985 via The Planning Department Barghausen Consulting Engineers, Inc. 6625 South 190th, #102 Kent, Washington 98032 J.B. Wright Corporation 27199 Pacific Hwy. South Kent, Washington 98032 Re: The Cottages - Revised Proposal Related to Rockeries / Guard Rail Proposal Dear Sir: Public Works Department has reviewed your Revised Proposal for Rockeries /Guard Rail and has approved the Guard Rail Proposal only, with "no comment" as provided. The comments that Public Works has received through staff review and also review of the soils engi veer of ;recor.• I s comments -, as follows: 1. Rick Beeler, Planning Department: Rockeries will not interfere with or cause deviation to approved landscaping plans without Board of Architectural Review approval. 2. City Engineer: Recommended is that staff work up a plan to show recommended changes to each rockery and for use in carrying out City inspections. 3. Building Official: Sees no conflict in the revised rockery proposal /guard rail design per the UBC. These revisions are appropriate in terms of the direction she has been pursuing from the beginning of this project. 't 4. Police DepartmL: 5. Jim Says deadbolts that are accessible in back units from rockeries should be provided (this is not an element which is relevant to rockery construction per se). Eaton, Soils Engineer of Record for the Project: Since the onset of the construction, I have expressed the unwillingness to design, approve, inspect or pass judgement on the rockeries. Such unwillingness is in keeping with my personal and professional long standing policy regarding the rockeries in general and has nothing to do with the specific rockeries or con- ditions at the Cottages. As a result of my unwillingness to pro- vide information requested by the City and to J.B. Wright, the firm of Geo Engineers was retained by Wright to provide information which would be satisfactory. I was in attendance at the meeting with your engineers and others on February 15, 1985 and I have since read your engineer's report dated February 12, 1985. I have made no thorough inspection or evaluation of the rockeries but have deferred those respon- sibilities to Geo Engineers. I have long professional,fami- liarity with Geo Engineers professionals on this project and have high respect for them. I regard for the firm and the individuals is not to be construed as any direct or vicarious endorsement or responsibility on my part on the rockeries or for statements or opinions about the rockeries by Geo Engineers. One must bear in mind that, even. under the best of conditions, there are variables and uncertainties which enters into the long term stability of any rockery and that entire rockeries or part thereof sometimes collaspe. Often, though not always, failure is preceded by visible or measurable distortion. I, therefore, suggest that some provisions be made to monitor the post construction period. This assumes, of course, that the larger issue of rockery acceptability an inherent unforeseeables is resolveclto the satisfaction of the City and of Wright. Sesarate from the issues of rockeries, it was my observation that the ooting 'rain or •ui •inq 5, if present, is su'stan'ar an RQorly effective. This drain should be reinstalled though replaced. and this should be done in advance of construction of rockery #12. Per the above comments I have two issues that need further clarification as follows: A. Per the Planning Division comments on rockeries not interfering with approved landscaping plans - -if the landscaping plans create a situation by which trees or any other plantings root systems would cause rockery movement or instability of the rockeries in the future - -this matter should be cleared up now between your soils engineer and your landscape architects. If such a problem is anticipated then some way of containing the root system of your plantings shall be provided and /or a request to the Board of Architecture Review for deviation to your planting be provided and approval gkited prior to construction of Leri es and /or landscaping. B. With regards to Jim Eaton's remarks -- monitoring - -I recommend that a monitoring program be established for the rockeries on this pro- ject and that responsibility be provided at the level of pro- fessionals qualified to determine potential slippage of the rocks in the future to the degree and in manner necessary. The respon- sibility lies solely with the development. The City will not be a party to an ongoing monitoring program once the permits have been signed off. But from the comments of the Soils Engineer of Records, this monitoring program appears to be an appropriate additional measure to assuring a viable project through its life. ALL Per'the above comments and conditions / the Geo Soilc Report is acceptable and shall be made a part of the conditions of final rockeries as. drainage facilities and any other associated approvals by City staff. If you have any questions regarding this matter, please do not hesitate to call me at 433 -1856. Sincerely Phi l l p R. Fraser Senior Engineer /cs (COT.F - COT.F1) M.6 cc: Jim Eaton, Soils Engineer of Record Tukwila Maintenance Shop Fire Marshall Associate Planner Assistant Engineer Building Official File Enclosures: (3) Barghausen Letter of 2/11/85 Soils Report Plans cc. Mr. Singer, J.B. Wright Corporation-_ Legal Council Larry Martin, City Attorney Don Morrison, City Administrator Byron G. Sneva, PWD Brad Collins George Hanson, Westford Savings and Loan Shupe Holmberg, P.E., L.S. -John L. Ewing and Associates December 28, 1984 C City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor via The Planning Department TO: Mr. Olie Olson, Chief Financial Officer J.B. Wright Corporation 111 3rd Avenue, 7th Floor Seattle, Washington 98101 J.B. Wright Corporation Attention: Lyle Simmons 2416 South Stor Lake - Road Federal Way, Washington 98003 Re: The Cottages - Apartments on South 152nd Street - Storm Drainage Permit #SD -17 -84 & Curbcut /Access Permit Dear Sirs: Per my discussion with Lyle Simmons on 12/17/84, I informed him that, to date, Public Works personnel have not been called out for inspections on any of the rockeries for the subject project. These rockeries were covered for limited inspections (as storm drainage facilities only) under the storm drainage permit. After my discussion with Dave Grage, the inspector of the City's storm drainage permit, we have decided to transfer the inspection of rockeries to Ms. Sally Heye, City Inspector, Engineering Division, under the curbcuts /access permit. Ms. Heye and.I met with Mr. Simmons on 12/17/84. Ms. Heye was introduced for review of rockeries as drainage facilities only. Also, I informed Mr. Simmons that a separate rockery plan review and inspection is provided through the Building Department (Ms. Lorraine Cronk, Building Official). Furthermore, neither inspection process will be con- sidered complete until both inspectors have independently reviewed the rockeries and signed off the respective permits. Public Works is now in receipt of the December 11, 1984 Barghausen Consultant Engineers report requesting the revision to the rockeries. The submitted plans do not show other adjacent rockeries or facilities by which this rockery is being constructed. Also, in Sally and my 12/17/84 review on site, the rockery proposed by this plan', as built, contains rocks of questionable size, height and angle of repose. The review of this revised rockery plan has not been completed by either Public Works or the Building Official, due to lack of information on the plan sheet. Olson /Simmons December 28, 1984 Page 2 Per our discussion with your contractor, the rockery may not be acceptable as it has been designed or built prior to approval of this rockery revision design, I'm requesting that you provide me with six (6) sets of plans of the rockery revision. This revision is to be shown . on the latest revised and City approved site plans so that these plans can be properly reviewed and the necessary approvals be afforded. As I've stated through your contractor, he is working at his own peril by the construction of these rockeries prior to approvals through the City Building and Public Works staff. Per the attached report by Ms. Sally Heye of 12/19/84, it is evident that there are several deviations to the original City approved plans for the rockeries. In addition there are many elements of the rockeries which City's staff were not afforded the opportunity to review due to the fact that the various superintendents failed to contact City officials in a timely fashion so that they could review these rockeries. Therefore, requested is a field review by your own engineers of the rockeries on the site and report of the necessary types of reviews and inspections be detailed by your own consultant so that they can assure Public Works that the as -built rockeries will meet their required functions. Included in your Soils /Hydrologist Engineers Report shall be a review and comment on the attached 1/19/84 Sally Heye Inspection Report. • If you have any questions, regarding this matter, please do not hesitate to call me at 433 -1856. Sincerely, ar Phillip R. Fraser Senior Engineer /cs (OLSON.F) DISK.M.4) cc: Dana B. Mower, Barghausen Consultant Engineers, Inc. Larry Martin, City Attorney .Jim Haney, City Attorney George Hanson, Westford Savings and Loan Shupe Holmberg, John L. Ewing Associates Don Morrison, City Administrator Byron G. Sneva, Public Works Director Brad Collins, Planning Director Rick Beeler, Associate Planner Lorraine Cronk, Building Official Dave Grage, Inspector Sally Heye, Assistant Engineer Cottages File Enclosure: (1) PROJECT: The Cottages CONTRACTOR: J.B. Wright DATE OF INSPECTION: December 19, 1984 INSPECTOR: Sally S. Heye, Assistant Engineer . Page 1 of 2 LEGEND: A. = Height of rockery B. = Horizontal setback from bottom to top of rockery - used to determine the maximum slope of the rockery C. = Location of the rockery D. = Least dimension of rockery - size of rocks (surface face only for con- structed rockeries) E. = Location /size /material for french drain behind rockery F. = Width and depth of backfifl behind rockery G. = Key depth to original ground * = Observed substandard conditions or unable to determine OBSERVATION COMMENTS Rockery #1: * A. 12' - 10.5' B. 3' - 2.5' * C. Extended north end D. Visual of surface * E. M 2" w /sand top F. 0.5' W * G. Unable to determine Rockery #2: * A. 8' - -7' * B. 1.5' - 1' C. As shown D. Visual of surface E. M 2" w /fine sediment F. 0.5' W * G. Unable to determine Rockery #3: A. 9' - 5' B. 1.5' -1' * C. Significantly extended west end, extended to west property line D. Visual of surface E. M 2" w /fine sediment F. 0.5' W * G. Unable to determine A.Max deviation of +4.5'; Design = 6.5' -12.5' B.OK D.OK .E.sand( ?) F.Difficult to determine A.Design = 2' -7.3' -OK B.Max slope = 7:1 C.OK D.OK E.OK at surface & spot check F.Difficult to determine A.Design = 3' -10' -OK B.Max slope = 6:1 -OK C.Doubles rockery length D.OK E.OK F.Difficult to. determine OBSERVATION Rockery #4: * Unable to review location due to construction Rockery #5: * A. 11' - 7' B. 3' - 2' C. As shown on original plans except west from CB #10 not constructed to date D. Visual of surface E. M 2' w /fine sediment F. 0.5' W * G. Unable to determine Rockery #6: A. 8' - 4' * B. 1.5' - 1' & Vertical at east end C. As shown * D. 0.5' E. M 2 "+ F. 2' - 0.5' W * G. Unable to determine Rockery #7: Not constructed to date. Rockery #8: * Original material is rock face material. No rockery constructed to date. Rockery #9: A. 9.5' - 5' * B. 2' -1' * C. Extended east end D. Visual of surface E. M 2 "+ F. 2'+ W * G. Unable to determine Rockery #10: This seems to be more of a rock stockpile east of building #1. No real organization to the rock placement Page 2 of 2 . COMMENTS A.Deviates from +2.5J+4.5' Design = 6.5' -9.5' B.flax slope = 5.5:1 -OK D.OK E.OK F.Difficult to determine A.OK C.OK D.Least dimension: visual of surface E:OK F.Difficult to determine Why not constructed? A.OK B.Max slope = 8:1 D.OK E.OK F.OK at surface i , s w " City of Tukwila 4. o z 6200 Southcenter Boulevard w Tukwila Washington 98188 . 1908 October 27, 1984 Dana B. Mower Barghausen Consulting Engineers, Inc. 6625 S. 190th #102 Kent, WA 98032 Re: The Cottages Dear Dana: In response to a complaint received regarding the perimeter fence we verified that substantial openings exist between the ground and bottom of the fence. Our records indicate that a distance of 6 inches was approved along the bottom of the fence. Please make this correction by closing the existing openings to within 6 inches of the ground. Respec ul i Bee er Associate Planner ' . RB /blk cc: J.B. Wright Corp. City Administrator Planning Director Building Official (MOWER.RB) Gary L VanDusen, Mayor October 23, 1984 Dear Sir: City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor • via The Planning Department Mr. Olie Olson, Chief Financial Officer J.B. Wright Corporation 111 3rd Avenue (7th Floor) Seattle, Washington 98101 Re: The Cottages - Apartments on South 152nd Street Drainage Permit #SD -20 -84 Public Works has reviewed the grading and storm drainage plan revisions only per your September 14, 1984 letter. These revisions are approved as drainage facilities only and per prior comments /correspondence for City requirements for drainage revisions in the past. This document has been reviewed with the building official, Lorraine Crohk, who has no problem with the proposal as outlined in the revised plan providing all criterion outlined in your September 14, 1984 letter are followed. Per prior public comments, again it is noted that reviews of rockeries are limited to their function as drainage facilities only; further reviews as to structural capabilities of these rockeries is reserved for review through the Building Official. Also, per prior comments anticipated is the Olie Olson, Chie October 23, 1984 Page 2 Phillip R. Fraser Senior Engineer /cs OLSON.PF inancial Officer construction of state standard guard rail barriers in those areas of the driveway and parking facilities whether rockeries exceed 4 feet in height throughout the development. If you have any questions regarding this matter please do not hesitate to call me at 433 -1856. Sincerely, cc: Mr. Singer, J.B. Wright Corporation - Legal Counsel Larry Martin, City Attorney Jim Haney, City Attorney George Hanson, Westford Savings and Loan Shupe Holmberg, P.E., L.S. - John L. Ewing and Asociates. Don Morrison, City Administrator Byron G. Sneva, Public Works Director jirad Collins, Planning Director ✓Rick Beeler, Associate Planner Lorraine Cronk, Building Official Dave Grage, Inspector The Cottages file r BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" September 14, 1984 Mr. Phil Fraser Department of Public Works 6200 Southcenter Boulevard Tukwila, Washington 98188 Re: The _Cottages /Tukwila, J. B. Wright Corporation Located on South 152nd Street Our Job No. 1433 Dear Mr. Fraser: I am sending you two prints of the revised Grading and Storm Drainage Plan for the above referenced protect for your review. I am also enclosing one diazo mylar which can be overlayed on top of the approved Grading and Storm Drainage Plan prepared by J. R. Ewing and Associates. By overlaying the plan, you will be able to clearly see the areas in which the proposed changes have been made. The plans have been revised at the request of the client due to the severe nature of the grades in this area. Please note on the originally approved plans that the side slope on this portion of road (near Buildings 9, 10, and 11) is approximately twenty percent which would be difficult, at best, to negotiate in a car. Consequently, we have revised the grades to provide a maximum of ten percent side slope in the driving areas, and a maximum of two percent side slope in the parking areas. You will also note that we have designed an additional rockery approximately five feet high-.for the parking area located to the south of Building 10. We felt that the originally approved grades in this area would not only be difficult to negotiate, but would also be unsafe due to the fact that cars would be pointed downhill on a ten percent grade in a parked position. Should a parking brake fail or a car slip out of gear, a car parked in front of Building 10 could potentially run down the slope located to the north of Building 2 and subsequently collide with Building 2. The current design incorporates a two percent reverse grade 6625 South 190th, #102 • Kant, Washington 98032 • (206) 872 - 5522 .I Mr. Phil Fraser City of Tukwila -2- September 14, 1984 in this area to insure that parked cars in this area will have a significantly reduced potential for leaving the pavement areas. In any event, the maximum grades which we have proposed do not exceed the fifteen percent maximum . limit as required by the Tukwila Fire Department. Finally, the additional rockery will be certified by Mr. Jim Eaton, the soils engineer on the project, during construction. • Please notify our office in the event that any additional information 'is required to approve the grading changes, and we will deliver the information to your office as soon as possible. I will call you in a few days to discuss the revisions with you and answer any additional questions you might have at that time. Res ectfully, Dana B. Mower, P.E. Project Engineer DBM /kt A- 1433.14 enc: (2) Prints, Grading and Drainage Plan Diazo Mylar, Grading and Drainage Plan Revision cc: Mr. Jim Kerlin, J. B. Wright Corporation Mr. Vasco Smith, J. B. Wright Corporation CityCa Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 September 19, 1984 via Planning Department Mr. Olie Olson, Chief Financial Officer J.B. Wright Corporation 1013 3rd Avenue (7th Floor) Seattle, Washington 98101 Re: THE COTTAGES -- APARTMENTS ON SOUTH 152nd STREET DRAINAGE PERMIT #SD -20 -84 Dear Mr. Olson: I have reviewed your Jim Kerlin's letter of September 17, 1984; the John R. Ewing September 13, 1984 letter; the Rockne L. Olson letter of September 14, 1984; and, the September 11, 1984 Cascade Testing Laboratory, Inc. letter by Stuart Ryman -- respective of the constructed rockeries for the subject site and per my concerns expressed in my September 7, 1984 letter to you. I find that my concerns (limited to the constructed rockeries as drainage facilities) have been satified and I have recommended that the permitting process be allowed to continue. Any significant modifications to these constructed drainage facilities as now approved will require addi- tional review. If you have any questions regarding this matter, please do not hesitate to call me at 433 -1856. Sincerely, Phillip R. Fraser Senior Engineer /cs cc: •Mr. Mike Singer, J.B. Wright Corporation - -Legal Counsel •Larry Martin, City Attorney •Jim Haney, City Attorney George Hansen, Westford Savings and Loan Shupe Homeburg, P.E., L.S. - -John R. Ewing and Associates Don Morrison, City Administrator • Byron G. Sneva, P.E., Public Works Director • Brad Collins, Planning Director Rick Beeler, Associate Planner ✓" • Lorraine Cronk, Building Official - Dave Grage, Inspector • The Cottages file OLOL.F Re: BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" Mr. Rick Beeler City of Tukwila Planning Department 6200 Southcenter Parkway Tukwila, Washington Dear Rick: The Cottages /Tukwila J. B. Wright Corporation Our Job No. 1433 DBM /kmt A- 1433.13 enc: (3) Landscape Plan September 10, 1984 Respectfully, Dana B. Mower, P.E. Protect Engineer cc: Mr. Jim Kerlin, J. B. Wright Corporation Mr. Vasco Smith, J. B. Wright Corporation 6625 South 190th, #102 • Kent, Washington 98032 • (206) 872 - 5522 I am sending you three revised prints of the Landscape Plan for the above referenced protect as approved by your letter dated August 27, 1984, but which also required modification on two points as follows. 1. An additional 2,500 square feet of childrens' play area has been added to the area around the Jacuzzi and the chiidrensl play area as previously indicated. The play areas will be furnished with toys as supplied by Big Toys, Inc. located in Tacoma, Washington, and will consist of various childrensl climbing devices. 2. One additional two- to three -inch caliper tree has been specified in the southeast corner of the site. In accordance with your letter, the City is qualifying the interior areas of the walking paths and picnic area in the northeast corner of the protect as recreation area. Therefore, this site area will not need to be increased. Please let me know if you need any additional information to complete your review and provide your final approval for the Landscape Plan. 11 ..l SIT 121984 VIII i E /1� •� V ;1Y tll../'1. PLANNING DEPT_ . • • • : 1 44 1 jP ►NTcO WHITE i 1 , 1. \...,.... G •i. .1. .I. CO II I I • IJDTE : r-OR 5(X-1 D Fet4CE, SPACE bOAROSz I APART; • FOR OP PENCE, SPP -S 2 A(0 5UTT • TO POST ASPHALT PAVING OS T SPACING -SEA PLA .LEVA TI0N U Tis (a 0 POST ThP GAP 3oARDS 2 A(D cokrnNuou5 L ACS TO POST AS NOT`0 A6OVE ( PAINT WHITE) 2,c (o CV E. POST ( °A(NT WHITE) PAvI I �?EAOER ; F;NtSH -O &RAOE HOLE 3AGCFILL W/ COMP. C2USrtED goc4 �R CONG. COMP, XIST, Sue,raP0E SECTION '2 f - d • T'ff. kJW NC 4 wI A •1908 i � Al Ct�/ O f Tukwila " �s 6200 Southcenter Boulevard Tukwila Washington 98188 ' September 7, 1984 Gary L VanDusen, Mayor via the Planning Department Mr. Olie Olson, Chief Financial Officer J.B. Wright Corporation 111 3rd Avenue,(7th Floor) • Seattle, Washington 98101 RE: The Cottages - Apartments on South 152nd Street Drainage Permit #SD -20 -84 Byron G. Sneva, Public Works Director Dear Mr. Olson: Regarding issuance of Drainage Permit #SD- 20-84,.1 wish to provide the following clarifications under which this permit is issued: Through the plan review process, Public Works has reviewed rockeries for the subject site as drainage facilities only. Rockeries are not viewed as "structures" by Public Works and soils reports were not made available to Public Works to determine the structural competency of the soils envelopes behind the rockeries at the time of our " review process. The Storm Drain Permit by which Public Works s taff provide our construction phase review of these rockeries:likewise is limited to 'drainage /erosion characteristics of these facilities. From my field review of 9/6/84, I noted deviations from the plans regarding the construction of some of the rockeries,;including•the following: sj A. Changes in heights of rockeries (some are higher than on the proposed plans) B. Lack of keying in some rockeries C. Providing steeper angles of repose than plans call for D. Size of some rockeries are in question. Furthermore, upon observing the height of some of these rockeries, I request review of the need for guardrails placed at the top of some rockeries in order to assure a safe parking /traveling facility. The problem of surcharge from the parking lots should also be addressed as requested by the Building Official. • As was discussed in our prior review of your revised plan in late July and early August prior to my vacation, any deviations to the site plan require an immediate field review and recommendation by your soils enginer via a written and stamped report -- transmitted to the City Sincerely, C PAGE 2 /Sept 7, 84 letter to Mr. Olie Olson for review and approvals. Due to the deviations in the field I have observed, this report is now requested right away. Also, through the Building Official and her structural engineers review, the confusion surrounding the application of rockeries shall be confirmed appropriate by your engineers. Public Works and Planning staff are available on an "on call" basis to • review.these issues in the field with you and your design group (433- 1850). Issuanceo.of further Building Permits has been put "on hold" by the Building Official until these matters have been cleared up. If you have any questions regarding these matters please do not hesitate you call me at 433 - 1856. Your continued cooperation in resolving issues as they come up in'the course of project will be most appreciated. Phillip '. Fraser Senior Engineer cc: .Mr. Singer, J.B. Wright Corporation'- Legal Counsel Larry Martifi; City Attorney Jim Haney, City Attorney George Hanson, Westford Savings and Loan Shupe Holmberg, P.E., L.S. -John L. Ewing and Associates Don Morrison, City Administrator Byron G. Sneva, Public Works Director Brad Collins PLanning Director Rick Beeler, Associate Planer Lorraine Cronk; Building Official • Davet:Grage, Inspector •The Cottages file City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor CITY OF TUKWILA NOTICE OF PUBLIC MEETING OF THE TUKWILA PLANNING COMMISSION NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the 30th day of August, 1984 at 8:00 p.m. in City Council Chambers of Tukwila City Hall, 6200 Boulevard, Tukwila, Washington, as the time and place for: tg ;6 -83 BWr;i`ght' Corp. , review of revised site plan and landscaping ,for the Cottages at the northwest corner of S. 152nd St. and 57th Ave. S. Any and all interested persons are invited to attend. Published: Record Chronicle Date: August 19, 1984 Distribution: Mayor • City Clerk Project File Marilyn Steiger John Strander Clifford Sweeney Joseph Chanes Don Winton, Estates Assoc. Sylvan Caditz Mabel Schultz George Garrison Graydon E. Smith Hampton Heights Apartments J.B. Wright Corp. MARILYN STEIGER 2400 N.E.Ath Renton, Wa. 98055 JOHN B. STRANDER P.O. Box 88636 Tukwila, Wa. 98188 CLIFFORD SWEENEY 14949 57th Ave. So. Tukwila, Wa. 98188 ESTATES ASSOCIATION c/o Don Winton 1305 3rd Ave. S.W. Seattle, Wa. 98101 MABEL SCHULTZ 14951 57th Ave. So. Tukwila, Wa. 98188 GEORGE GARRISON 10477 17th Ave. So. Seattle, Wa. 98168 I, BECKY L. KENT JOSEPH & SHARON CHANES 14709 56th Ave. So. Tukwila, Wa. 98188 SYLVAN CADITZ 3201 South Washington Seattle, Wa. 98144 GRAYDON SMITH 13861 18th Ave. S.W. Seattle, Wa. 98166 Name.of Project J.B. Wright File Number DR -6 -83 AFFIDAVIT OF D I ST R I UT I ON Hereby declare that: ❑ Notice of Public Hearing © Notice of Public Meeting ❑ Notice of Application for Shoreline Management Substantial Development Permit ❑ was mailedto.each of the following addresses on August 17 HAMPTON HEIGHTS APARTMENTS 5711 South 152nd Tukwila, Wa. 98188 J.B. WRIGHT CORP. 1111 Third Ave. 7th Floor Seattle, Wa. 98101 Signature ,1984 . w 4 s ti City of Tukwila ;1908 August 27, 1984 DANA B. MOWER Barghausen Consulting 6625 S. 190th #102 Kent, WA .98032 RE: The Cottages This letter is formal notification that the Board of Architectural Review on August 23, 1984, approved your revised landscaping plan subject to: 1. Providng an additional 7,781 square feet of recreation area, including 2,450 square feet for children, per review and approval of the Planning Department, and 2. Planting one additional 2 " -3" caliper tree at the southeast corner of the site. As I mentioned in my phone call of August 27, 1984, the woods at the northeast corner of the site appear to after all qualify for inclusion in the recreation area. Therefore, the only remaining issue is the recreation area for children, which is dependent upon final grading of the site and opening up the area around the jacuzzi. Call me 'when these revisions are available to review. Respecu1 6200 Southcenter Boulevard Tukwila Washington 98188 Ric Beeler Associate Planner Gary L VanDusen, Mayor RB /blk cc: J.B. Wright Corp. City Attorney City Administrator Planning Director Public Works Director Building Official Engineers, Inc. • • DR -6 -84 August 23, 1984 STAFF RECOMMENDATION: That the BAR approve the landscaping plan received on August 20, 1984, subject to: 1. Providing an additional 7,781 square feet of recreation area, including 2,450 square feet for. Children, per review and approval of the Planning Department. 2. Plant two additional 2 " -3" caliper trees on atest side of westerly acces road. 3. Plant one additional 2 " -3" caliper tree at the southeast corner of site. LANDSCAPING PLAN ANALYSIS (Plan Received August 20, 1984) TREES OF SU SIZE TREES OF MEDIUM SIZE (2" - 3" and 6' - 8') TREES OF SMALL SIZE (5' - 6') TREES OF VERY SMALL SIZE (3' - 5') . SEEDLINGS STAFF RECOMMENDATION FOR ADDITIONAL 2" - 3" TREES DR -6 -83 August 23, 1984 13 38 26 14 25 SubTotal 116 3 TOTAL 119 TREES DEFFICIENCY. RECREATION AREA CALCULATIONS REQUIRED PER TMC 18.52.060 (80 Units X 200 Sq. Ft.) Landscaping Credit (10% of Lanscaping Required) REQUIRED AREA FOR CHILDREN (25% Of Reuired Area) DR -6 -83 AUGUST 23, 1984 RECREATION AREA PROVIDED (Jacuzzi - 706 Square Feet) (Play Area - 1,156 Square Feet) (Trail /Pic -Nic - 4,780 Square Feet) 6,642 Square Feet 16,000 1,577 14,423 3,606 Square Feet Square Feet Square Feet Square Feet 6,642 Square Feet 14,423 Square Feet 6,642 Square Feet TOTAL 7,781 Square Feet CHILDRENS' AREA - 2,450 Square Feet. Mr. Rick Beeler Planning Department City of Tukwila Tukwila, Washington Re: The Cottages /Tukwila Our Job No. 1433 Dear Rick: August 20, 1984 BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" Pursuant to our telephone conversation on Friday, August 17, 1984, I am submitting the revised Landscape Plan for the above referenced protect in accordance with changes made by Mr. John Strander in conjunction with our office. Please note the following changes on the plans. 1. The picnic and pathway area is now indicated on the original plan and Is essentially unchanged from the originally approved landscape plan. However, you will note that we have added an additional access from the west, between Buildings 6 and 7, to the picnic area which was not previously indicated on the plans. This will allow residents of the development to access the picnic area directly from the site itself rather than from the offsite trail system to the easy of the project. 2. The children's play toys, consisting of a "Tricky Tire Climber and Horizontal Ladder ", has been relocated between Buildings 6625 South 190th, #102 • Kent, Washington 98032 • (206) 872 -5522 P ,./IliG 2 0 1984 I. PL.A43i'dniN111 UPI. PI. Mr. Rick Beeler City of Tukwila -2- August 20, 1984 5 and 3 which we feel is a better location due to the proximity as well as safety factors. 3. Twenty seedling fir trees, six inches to twelve inches in height, are now indicated on the plan to be planted near the top of the slope in the northeast corner of the protect. According to Mr. Strander, these trees will have a high rate of survival due to the fact that they are young and consequently their root systems can establish themselves, even within the rock strata, over a period of years. Also, because they are relatively small, high winds will probably not affect them greatly. Finally, because they are located at the top of the slope, erosion problems should be minimal. 4. It is also Mr. Strander's recommendation that we plant an thirty additional two- to three -inch red maple trees over the site. The additional trees are proposed to be evenly distributed over the project with the exception of groupings near the northwest property corner in accordance with Mr. Sweeney's recommendation at the last Board of Architectural Review meeting. This will bring the total number of replacement trees up to approximately sixty to replace the forty -five trees that were originally removed relative to the original Horton Dennis Tree Survey. Mr. Strander has recommended a greater number of smaller diameter trees due to the fact that the survival rate of the smaller trees will, in his opinion, be significantly higher. It is my understanding that you will make an oral presentation on Thursday, August 23 at 8:00 P.M. to the Board of Architectural Review to review the revisions to the plan. I trust that the changes will be acceptable to the Board and that final recommendations can be given at Mr. Rick Beeler City of Tukwila this meeting. Please let me know if you need any additional information and I will deliver it to you as soon as possi le. DBM/kmt A-1433.09 enc: Landscape Plan CC: Respe tfully, /(?) Dana • Mower, P.E. Proje t Engineer Mr. Jim Kerlin, J. B. Wright Corporation Mr. Vasco Smith, J. B. Wright Corpo ation -3- August 20, 1984 Z1 LA 1906 RB /blk August 20, 1984 Respe 1#;" Ri k Beeler Associate Planner ;s City of Tukwila 1 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor PAT JOHNSON, Washington Mortgage Co. 2720 Third Ave. Suite 300 Seattle, WA 98121 RE: The Cottages Dear Ms. Johnson: Zoning of the property is R -3 and R -4, multiple family residential. Water and sewer are available in S. 152nd St. l JOHN B. STI,ANDER, Landscape Architect Mailing Address: P.O. BOX 88636 TUKWILA, WASHINGTON 98188 4. Telephone: Studio at: (SEATTLE 206): 242 -1253 264 August 17, 19$4 15000. 57th AVENUE SO. TUKWILA, WASHINGTON Questions and possible answers: 1. Can we plant seedling trees (12 " -14" tall) in northeast corner on steep slopes - propose planting of 20. Survival rate should be quite good if t he holes are dug twice as wide and twice as deep as root system at planting time and backfilled with a good rich mix (topsoil, rotted barnyard manure, and some slow acting chemical fertilizer). Irrigation must be provided for at least two years. 2. Predict survival rate of 6" caliper trees. Container trees will do best, since they will retain all of their root system. Row dug trees will only keep a small portion of their root'systems and w ill suffer greatly. 3. Would a larger number of smaller trees have a significantly greater survival than the 6" caliper trees. Question number 2 applies here. How long does it take to establish. a 6" caliper tree as opposed to a 2" to 4" caliper tree. Question number 2 applies here. 5. Based on existing soil conditions 1 would recommend that the City require a greater number of smaller caliper (2 " -3 ") trees as opposed to a. lesser number of larger caliper (10_6n) trees due to a greater ability to adapt to new conditions as well as the rquirement of a smaller planting hole. em c5L4P(A• r te: 1934 Dear Mr. Beeler: Enclosures Wash Mortgage Corporation City of Tukwila 6200 Southcenter Blvd. Tukwila, Washington 98188 Attn: Rick Beeler August 15, 1984 Re: The Cottages at Southcenter N.E. Quadrant above Intersection of I -5 and Southcenter Blvd. This company is proposing to make a construction loan for the above referenced project at Southcenter, Washington. The proposed project will consist of 80 units in twenty two -story wood frame buildings; 58,962 sq. ft. for buildings and approxi- mately 195,149 sq. ft. for land. One exhibit which we require is a letter from you indicating that zoning, water and sewer are permissible for the proposed project. Please see attached legal description and location map. Please direct such a letter to the undersigned at the address shown below. If you have any questions concerning this request, please do not hesitate to call. We would appreciate a "RUSH" on this information. Thank you. S erely., Pat John • on Receptionist 2720 Third Avenue • Suite 300 • Seattle, Washington 98121 • (206) 682 - 6540 INCOME PROPERTY DEBT AND EQUITY SPECIALISTS G G 1984 Ur? ;Yf .�... ` : ; .:LA PLANNit\iG DEPT. City C,I Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor CITY.OF TUKWILA. Notice of Public Meeting of the Tukwila Planning Commission NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the 23rd;day of August, 1984 at 8:00 p.m. in City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for: DR -6 -83: J.B. Wright Corp., review of revised site plan and landscaping for the Cottages at the northwest corner of S. 152nd St. and 57th Ave. S. Any and all interested persons are invited to attend. Published: Record Chronicle, Augustl2, 1984 Distribution: Mayor City Clerk Project File Marilyn Steiger John Strander Clifford Sweeney Joseph Chanes . Don Winton, Estates Assoc. Sylvan Caditz Mabel Schultz George Garrison Graydon E. Smith Hampton Heights Apartments J.B. Wright Corp. . 1 ILA 1909 S. City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor CITY OF TUKWILA. Notice of Public Meeting of the Tukwila Planning Commission NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the 9th day of August, 1984 at 8:00 p.m. in City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for: DR -6 -83: J.B. Wright Corp., review of revised site plan and landscaping for the Cottages at the northwest corner of S. 152nd St. and 57th Ave. Any and all interested persons are invited to attend. Published: Record Chronicle, August 5 -; 1984 Distribution: Mayor City Clerk Project File Marilyn Steiger John Strander Clifford Sweeney Joseph Chanes Don Winton, Estates Assoc. Sylvan Caditz Mabel Schultz George Garrison Graydon E. Smith Hampton Heights Apartments J.B. Wright Corp. Application for Shoreline Management Substantial Development Permit EJ ❑ Notice of Public Hearing ' of Public Meeting ❑Notice of AFFIDAVIT OF DISTRIBUTION was mailed to each of the following addresses on August 7 MARILYN STEIGER 2400 N.E. 9th Renton, WA 98055 JOHN B. STRANDER P.O. Box 88636 Tukwila, WA 98188 I, Becky L. Kent CLIFFORD SWEENEY 14949 57th Ave. So. Tukwila, WA 98188 JOSEPH & SHARON CHANES 14709 56th Ave. So. Tukwila, WA 98188 ESTATES ASSOCIATION c/o Don Winton 1305 3rd Ave. S.W. Seattle, WA 98101 SYLVAN CADITZ 3201 South Washington Seattle, WA 98144 MABEL SCHUL+TZ 14951 57th Ave. So. Tukwila, WA 98188 GEORGE GARRISON 10477 17th Ave. So. Seattle, WA 98168 GRAYDON SMITH 13861 18th Ave. S.W. Seattle, WA 98166 Name of Project J.B. Wright Corp. File Number C. DR -6 -83 .HAMPTON HEIGHTS APARTMENTS 5711 South 152nd Tukwila, WA 98188 J.B. WRIGHT CORP. 1111 Third Ave. 7th F1. Seattle, WA 98101 Hereby declare that: Signature A"-,2) MARILYN STEIGER 2400 N.E. 9th Renton, WA 98055 A F F I D A V I T O F D I S T R I B U T I O N I, Becky L. Kent ❑ Notice of Public Hearing ® Notice of Public Meeting ❑ Notice of Application for Shoreline Management Substantial Development Permit ❑ was mailed to each of the following addresses on August 10 JOHN B. STRANDER P.O. Box 08636 Tukwila, WA 98188 CLIFFORD SWEENEY 14949 57th Ave. So. Tukwila, WA 98188 JOSEPH & SHARON CHANES 14709 56th Ave. So. Tukwila, WA 98188 ESTATES ASSOCIATION c/o Don Winton 1305 3rd Ave. S.W. Seattle, WA 98101 SYLVAN CADITZ 3201 South Washington Seattle, WA 98144 MABEL SCHULTZ 14951 57th Ave. So. Tukwila, WA 98188 GEORGE GARRISON 10477 17th Ave. So. Seattle, WA 98168 GRAYDON SMITH 13861 18th Ave. S.W. Seattle, WA 98166 Name of Project J.B. Wright Corp. File Number DR -6 -83 ,HAMPTON HEIGHTS APARTMENTS 5711 South 152nd Tukwila, WA 98188 J.B. WRIGHT CORP. 1111 Third Ave. 7th F1. Seattle, WA 98101 Hereby declare that: ,19.84. The following is an analysis of the value of a 80 -unit apartment development to be built at the northwest quadrant of the intersection of South 152nd Street and 57th Avenue South in Tukwi la, Washington. in King County, Washington. The complex w i 1 I contain approximately 58,962 square feet of net rentable area. The development w i l l be located on a 195,149 square foot site presently undeveloped. Identification of the Property The location of the site, in relation to the Seattle and Tacoma metropolitan areas, is shown in Figure 1. The property is located approximately 10 miles south of downtown Seattle and 20 miles north of the Tacoma city limits, via Interstate 5. The site is zoned R -3 and R -4 High Density Residential Multiple Dwellings. Surrounding land uses include some undeveloped sites, and condominium and apartment uses. Legal Description The subject property is legally described as Tract 21, Brookda I e Garden Tracts, according to the plat thereof recorded in Volume 10, p. 47, in King County, Washington. Purpose of the Research The following analysis was prepared to provide an estimate of the fair market value of the fee simple interest of the apartment complex to be located and constructed at the site described above. The complex is referred to as The Cottages, at the Southcenter. Definition of Fair Market Value 1 INTRODUCTION 1. Buyer and seller are typically motivated. MUNDY, JARVIS Az ASSOCIATES. , Nc. Ci OF RENTON AUG 8 1984 "The highest price in terms of money that a property would bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably and assuming the price is not affected by undur stimulus." Conditions implicit in the definition are noted in Real Estate Terminology as follows: 2. Both parties are well-informed, or well advised, each acting In what he considers his own best interest. 14 CITY Ox r EN ON k),/ V1 Llli AUG 8 1984 This pattern of outward growth in the Puget Sound Region reflects the decentralization of both residential development and centers of employment as Metropolitan Seattle expanded and matured over the past decade. Boeing's expanded operation at Paine Field in Snohomish County helped to draw increased urban growth to the north into both south Snohomish County and north King County. In a similar fashion, industrial-commercial - residentiai activity int he southern portions of King County triggered strong growth in the Soos Creek (Kent Valley) and Federal Way sectors. Population and employment figures for the three planning areas surrounding the subJect property, Highland, Green River Valley and Federal Way, have been aggregated in Table 1. These figures reflect both higher population and total employment growth rates for the area than for King County from 1980 -1990 and 1990 -2000. DESCRIPTION OF THE COTTAGES SITE AND IMPROVEMENTS Site Description The subJect property, located in King County, south of Seattle consists of approximately 4.48 acres. It is situated in the northeast quadrant of the intersection of Interstate 5 and Southcenter Boulevard Just north of Southcenter Regional Shopping Mall and five miles east of Seattle-Tacoma International Airport (see Figure 4). ocated so near to these two major transportation arteries, the site has xceilent access to the Airport, Seattle, Tacoma, Southcenter, Longacres ace Track and numerous employment and recreational sites in the area. The evelopment will take place on a partially wooded site with excellent views o the south and west. The site has been zoned to accomodate 80 units as pproved by the City of Tukwila. The site is zoned to allow approximately 8 units per acre High Density Multiple Dwelling, under the City of Tukwila zoning code. The Cottages Apartments The 80 -unit development consists of 20 two -story wood frame apartment tulldings including 4, 8, and 12 plex structures. There is covered parking for 82 cars and open parking for 58. The deluxe apartments offer the following amenities: wood burning fireplaces, laundry facilities, vaulted ceilings, decorator lighting, designer windows, drapes, and full appliances. In addition, 20 of the units will have lofts that provide extra l i v i n g space. The development w i l l be generously landscaped, and w i l l provide a heated pool and indoor Jacuzzi I n the common area. There are five unit types, the sizes and floor plans of which are shown in Figure 4 below. MUNDY, JARVIS b. ASSOCIATES, 'NC. SEATTLE • PORTLAr. tn+r++ =n. ^ -c 15 Figure 3 VICINITY MAP 6: — 6 / 5"? r ; Z., 7 ra // it) r /f//47/4 3a ,73 1:- Cr-47 4 16 . 00 Cid;/ c e 39' 'L S // / / 7 S" Vim' -M /h' iL G� /to / 3 AD ,mo cc oZ. - 6 � e C 5 os 9 @ / 5 3s 3(5, 83 z- @ LJf ; /s ,tax d /26 s D,6ti 4/ q- G / 1�auq rn . 4 -5 ./ i C4,,Rc. / sir ac alsAo 6 4.z .e 7 .T a g /6. QG 366 � y, /i o d,Q 449 .46 S' Sv 00 aa 00 /38 _ 88...5. �a 00 B Wright 1111 - 3rd Ave. Seattle Wa. 98101 ,• • • • 3 • , 3 0 9 .4 • *la 18,198•. • THE ,IOTTAGES So. 152nd St. Tukwila, LANDSCAPING BID Plant materials: Unit Price Amount 1) 15 Vine maple, 5'-6' Ht., Clumps $ 27.00 405.00 2) 30 Pinus moticola, Western white pine, 4'-6' Ht., full $ 39.25 1177.50 3) 74 Populus tremuloides, Quaking Aspen, 6' - 8' Ht. $ 25.50 1887.00 4) 5 Cornus mas, Cornelian cherry, 30"-36" Ht. $ 20.00 100.00 5) 11 Fraxinus latifolia, Oregon Ash, 1 3/4" Cal., well branched. $ 58.60 644.60 6) 51 Tsuga heterophylla western hendock, 4-5', full $ 25.00 1275.00 7) 59 Pseudotsuga menziezii, Douglas fir, 4-5' Ht., full 4 25.00 1475.00 8) 80 Vaccinium ovatum, Evergreen huckle berry, 24" - 30" Ht. $ 14.75 1180.00 9) 170 Mahonia aquifolium, Oregon grape, 15 -18 ", 2-gal., full. 4f. 10.50 1785.00 10) 112 Cistus hydridis, White rockrose, 18 - 24" Ht., full $ 11.10 1243.20 11) 43 Arbutus unedo 'Compacta', 30 - 36" Ht. $ 1 5.35 660.65 12) 41 Ribes sanguineum, Red flo- wering currant, 18-24" Ht. $ 14.65 600.65 13) 8 Cottoneaster lacteus, Parney cottoneaster, 24"-10" Ht. ---- $ 10.70 85.60 14) 725 Uva-Ursi, 1-ga 1., 36" 0.C. (Approx. 6,513 Sq.ft.) $ 5.00 3625.00 Westwood wood Savings AND. LCAN ASSOCIATION 2001 SOUTH BARRINGTON, SUITE 316 LOS ANGELES, CALIFORNIA 90025 . (2 13) 477 -3021 FOR: Landscape Plan .Application #DR -06 -83 Project located at: NW Corner of South 152nd Street & 57th Avenue South We hereby agree that the sum of $78,860.00 will be held in Savings Account No. 098 - 012 -743 in the name of Valley View (South Center, Tukwila) to assure performance requirements of the above referenced plan and guarantee that these funds will not be released without written instructions from the City of Tukwila. We further agree that these funds will be released to the City of Tukwila upon notice by the Mayor thereof that the plan requirements have not been fulfilled. CAT. NO. NN00737 TO 21945 CA (1 -83) (Corporation) L. STATE OF CALIFORNIA COUNTY OF Los Angeles On August 2, 1984 before me, tie said State, personally appeared Henry Gats personally known to me or proved to me on the basis id of satisfactory evidence to be the person who executed ii • the within instrument as the V i ce x President, and Uchard HPrsC-henfPl I3 hi i personally known to me or g proved to me on the basis of satisfactory evidence to be • the person who executed the within instrument as the Secretary of the Corporation that executed the within instrument and acknowledged to me that such corporation executed the within instru- ment pursuant to its by -laws or a resolution of its board of directors. WITNESS my ha and official seal. Signature �''`� / (• '0" ASSIGNMENT OF FUNDS TO City of . Tukwila 6200 South Center Blvd. Tukwila, Washington 98199 ss. August 2, 1984 TICOR TITLE INSURANCE undersigned, a Notary Public in and for OFFICIAL SEAL' ELIZABETH N. FLORES NOTARY PUBLIC • CALIFORNIA LOS ANGELES COUNTY My COMM. Expires April 28, 1986 (This area for official notarial seal) 14) Approx. 12,750 Sq.Ft. sodded lawn 15) Approx. 30,832 Sq. ft., Rough grass hydroseeded 16) Fertilizers 17) Top Soils, 3 -way mix for lawn and backfill . Approx. 366 cubic yard. 18) Steerco, 2" thickness in all plan- tings. Approx. 85 C 19) Wood stakes, Guy wires, & ties Unit I ..ye Amount $ 0054 6,885.00 $ 0.25 7,708.00 $ 510.00 $ 14.00 5124.00 $ 16.00 1360.00 2200.00 Grand Total 39,93 Bid submitted by: FERI RNDO C 0 PANL SA T UI Manager MJR Landscape 226 -9897 BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" Mr. Rick Beeler City of Tukwila Planning Department Tukwila, Washington Re: Dear Rick: The Cottages /Tukwila J. B. Wright Corporation Our Job No. 1433 July 30, 1984 This letter is to follow -up the submittal to the City this morning of the following documents. 1. Two copies of the signed and stamped topographic overlay map prepared by our office and originally submitted to the City last Friday, July 27, 1984. You will note that we have removed the design of the additional rockery near the east property line in accordance with item number two below. In our opinion, the original Grading and Storm Drainage Plan provided by J. R. Ewing and Associates is a workable plan. The only change to the plan, aside from minor building elevation changes when deemed beneficial, will be in the areas of maximum slopes which will now be 1.5 to 1 as opposed to the 2 to 1 slopes originally indicated on the approved plans. 2. The letter dated Saturday, July 28, 1984 from Mr. Jim Eaton discussing slope stability on the protect in general terms, stating that a maximum of 1.5 to 1 is 6625 South 190th, #102 • Kent, Washington 98032 • (206) 872 -5522 ima .JUL 30 1984 t a CITY C. °; IC;;•.`v. ..�� PLANNING DEPT. . Mr. Rick Beeler City of Tukwila Planning Department -2- July 30, 1984 allowable on all cut slopes throughout the protect, but also specifically addressing the 1 to 1 slope currently existing near the east property line. This slope Is also acceptable to Mr. Eaton in accordance with the letter. Please note that the maximum slopes currently indicated on our topographic overlay sheet may deviate slightly after final grading activities are complete. In the event that significant slope changes are made in any areas or any slope areas become questionable for any reason whatsoever, the soils consultant will be requested to inspect these specific areas and recommend additional designs as necessary to insure proper construction In the field. Please note that Building 5 will be raised three feet higher to improve the grading situation between Buildings 5 and 6. However, maximum slopes within the design parameters will be maintained. It is my understanding that you will be supplying our office with a letter stating the additional requirements as necessary to release the Building Permits on this protect. It should be noted that in our latest conversation, and with the receipt of this letter, Public Works will be satisfied as to the viability of the protect as related to slope stability and grading elevations. We will be providing a Landscape Plan by Mr. John Strander, ASLA, along with a construction cost estimate and bond tomorrow afternoon. With the receipt of these documents, it is our understanding that the Building Permits may be released on this protect. I will call to answer any additional questions you might have. Respectfully, DBM /kmt enc: Letter from Mr. Jim Eaton, 7/28/84 Topographic Overlay Map cc: Mr. Vasco Smith, J. B. Wright Corporation Mr. Jim Kerlin, J. B. Wright Corporation Dana B. Mower, P.E. Protect Engineer CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT DR -6 -83: J.B. Wright Corp. AGENDA ITEM INTRODUCTION On March 8, 1984, the Board of Architectural Review approved this development sub- ject to conditions which where incorporated into the final plans approved in the building permit process. Prior to approval of building permits on the property, a grading permit for excavation and installation of utilities was approved. Soon thereafter, clearing and grading operations removed a large portion of the existing substantial vegetation earmarked in approved plans for retention. Upon discovery of this fact, staff began discussions with the applicant toward rec- tifying the situation. The result of these discussions is the revised landscape plan herein submitted to the Board of Architectural Review for review and approval since this plan represents a substantial deviation from the approved landscape plan. FINDINGS 1. Per TMC 18.60.070 the Board of Architectural Review may approve, approve with conditions, modify or deny the application subject to the criteria specified in TMC 18.60.050. 2. The Board of Architectural Review approval granted on March 8, 1984, required that 15,213 sq. ft. of recreation space, including 3,804 sq. ft. for children, per TMC 18.52.060 be provided on the property. The landscaping plan provided during that review appeared to have met that criteria and was approved by staff during the building permit process (Exhibit A). The revised landscaping plan (Exhibit B) omits the recreation area at the northeast corner of the pro- perty. 3. The original site plan (Exhibit A) was based on a land surveyor's survey of the property which included the location of substantial trees. The retention of approximately 60 substantial trees was shwon in Exhibit A. Clearing and grading operations and installation of utilities removed all but approximately 18 of those trees. Originally, the applicant thought the land survey of existing conditions was in error per on -site field work during the clearing and grading operations, however a subsequent land survey confirmed the reasonable accuracy of the first survey. 4. Research indicates the maximum reasonable size of replacement vegetation is 6" diameter deciduous trees which are available only in the fall for successful Page -2- Planning Commission DR -6 -83: J.B. Wright Corp. August 9, 1984 transplanting. The applicant has expressed a willingness to install this vegetation per requirements of the Board of Architectural Review. Additional soils investigations were conducted by the applicant's soil engineer regarding the revised slopes on the property. The approved plans indicated a maximum slope of 2 horizontal to 1 verticle (2:1) on the property. Clearing and grading operations produced slopes from 1 :1 to approximately 2 :1. The soils engineer has stated that the soils will sustain the existing slopes provided the appropriate rockeries are erected at the toe -of -the- slopes as indicated in the revised landscaping plan together with appropriate landscaping. The revised landscape plan (Exhibit B) proposes hydroseeding with "rough grass" in the steep slope areas, with some deciduous trees planted at the toe of the slope near the rockeries. The original landscape plan (Exhibit A) included hydroseeding of the steep slopes and a substantial amount of trees lot.ted thereon. 5. The site plan (location of buildings, driveways and parking areas) is essen- tially unchanged. Additional rockery slope stabilization has been proposed pursuant to the clearing and grading operations that have occurred. The revised landscape plan includes 12 trees of 6" diameter to replace the approximately 45 trees that were removed for a total of 30 substantial trees. Smaller trees 4' to 8' height are proposed in the areas where either trees existed and /or were indicated on the original landscape plan. 6. The applicant asserts the original tree inventory performed by the original land surveyor was erroneous and several of the existing trees had been removed prior to commencement of clearing and grading operations. Verification is lacking in available documents in possession of the City or applicant. The landscape architect claims the soil conditions in the steep slope areas prevents planting of trees with any reasonable chance of survival. 7. The applicant has retained approximately 6 substantial trees along So. 152nd Ave. In one particular case, utility lines were diverted around one tree to preserve it, however the survival of this tree is becoming increasingly more questionable. CONCLUSIONS 1. Omission of the previously approved recreation area at the northeast corner of the property may have been an oversight in drafting of the plan or presumed to be retained from the original plan. In any case, it should be noted that TMC 18.52.060 would require this area be retained and implemented as originally shown in Exhibit A. 2. Statements provided by the soils engineer regarding the steep slope areas of the property adequately assume the responsibility for these slopes and provide for on -site inspection should problems occur during the site work. City staff ' Page -3- Planning Commission OR -6 -83: J.B. Wright Corp. August 9, 1984 is reasonably satisfied with this testimony and the landscape architect's experienced application of hydroseeding. Additional on -site investigation and confirmation very likely will be required to complete the landscaping plan as proposed, but it appears, based on evidence to date, that required landscaping can be implemented. 3. Retention of existing vegetation was an intrical part of the environmental review for the proposal and the Board of Architectural Review approval. Therefore, it appears that the discrepancy between the number of 6" diameter trees proposed in the revised landscape plan from the number of trees indi- cated in the original landscape plan for retention should be minimized. Since approximately 60 trees were to have been retained and 30 substantial trees are proosed, it appears reasonable to require at least 15 more 6" diameter trees. This would reasonably substantially conform to the originally approved landscape plan and environmental review by yielding 45 substantial trees on the site. These trees should be located in approximately the same or similar locations shown on the original except where interfering with the installed utilities. 4. At the time the Board receives this staff report, very likely building permits for some of the units on the property will have been issued. In consideration of the discretion and authority vested in the Board, a bond for implementation of the landscaping plan has been submitted and approved by the City Attorney. It appears this bond sufficiently includes the staff's recommendation con- tained herein. 5. The steep slope along the northeastern portion of the property is very visible from the southerly portions of the City. While hydroseeded in grass, this visibility in the community will likely continue until installed trees mature in several years. While the landscape architect has indicated trees cannot be successfully transplanted into this steep slope, staff suspects that some trees may be able to grow on this slope, principally from the indication from the previous landscape architect in preparing Exhibit A. The Comprehensive Plan indicates the restoration of the wooded hillside is appropriate and should be attempted after additional research by the applicant and soils engineer. 6. Installation of the additional 6" diameter trees will meet the criteria of TMC 18.60.050(3)(C), and (E). This hillside location is designated on the Comprehensive Plan as an environmentally sensitive area principally due to the topography and the vegetation that once existed on the site. The property forms a very important vista from the site and adjacent to it. This landscaping will enhance the design of the buildings and improvements on the property. These trees will also substantially contribute to the compatibility with the adjacent properties and stabilization of the existing topography. RECOMMENDATION Based upon the above, staff recommends the Board of Architectural Review approve the revised landscaping plan subject to: ' 'Page -4- Planning Commission DR -6 -83: J.B. Wright Corp. August 9, 1984 1. Installation of 27 6" diameter deciduous or conferous trees in the fall when appropriate per review and approval of the Planning Department. 2. Implementation of the recreation area at the northeast area of the property per the originally approved landscape plan. 3. Installation of vegetation and trees in the steep slope area at the northeast corner of the property per resolution of the Planning Department with the landscape architect and soils engineer. ATTACHMENTS A - Landscape plan approved by the Board of Architectural Review on March 8, 1984 B - Revised landscape plan on August 1, 1984 RB /blk (PC.WRIGHT) EX 1ST INCA PLANT MATERIALS TO RE MAIN • • 5 0 e w'"iniiVt. "Atimio) 6 0 7 8 1 • at 3T OQ ! ( J ( =lD:=t_J 9 aali M 2 • - 3 it° : u .!� i�M.�iik7C�r , (49 ®' ,�► i � M ice •F � .f � rT .•1-�"�L. .r r _ (.‘ d • ee • ■,11wa EXIST:NC1 'PLANT MATERIALS TO REMAIN 11 ::: N0. 3 r I • 71 • i 175N0.3 EX. • EX15TINy TREE (E}tSTIw4'PaUmT NATEMALS BASRA EN ..44L)AN 4Et6AYD' nIL MGL RAN or T /16 / d1) 1'LANTI N4 INSTRUCTIONS L DIG ALL PLANT/N4 H0L S TWICE AS WIDE AND TWICE AS DEEP A5 ROOT SYSTEM AT Pl.At1TIN4 TINE. Z. SET THE PLANT AT THE SAME DEPTH AS IT WAS GROwSNoAT PREVIOUSLY, NEVER DEEPER 3.BACK -FILL (1SIN4 THE FOLLOWIN4 MIX (ISY VOLUME): '/3 ROTTED SARNYANB MANURE (Nor FRESH) 2 /3 TOPSQII. STAKE ALL UPRIGHT PLANTS. USE APPROPRIATe STAKE5 TO HOLD THE PLANT FOR 1 TO 2 YEARS. t Tt No. 3 M MAC(A'rl SWIM' :l l0 11' — P`A NT LIST - FofAl11GkkcA* J dam O - - -. ACtt C'rarltN/ NtWMe (S at P4 %/a& CDTZWAAUZ LAMA/ P,wE *I t`.Ia+- aa•+I c0) • APLT0.TA/u1LO. tiA+KONf MOWI CC A velfiaN "M1' rwe (F L..L) vA[G•v.I1 O r.1/t+LCf}(tt l wa.iaur( co-A,. Niveo.r./ ■NR OC<.PD•A: Larwoar /a.ct o1l ALN PLi.mfw6 .t. Z6..I /p2.14 f 1O ror...., .14.1..•0'. /p1AUw. T.t, .11 � /•DA.. CJ - -, rrr... - ., Cw'A.r■ . C:NYAq !]I■••aM nu 5 T /(.4 g o 4 - Ni a.•. !o Nr .dM ter 4 A N1 v -d IIT • orefStil • scii sio. 3 u11 Vitt.: 09€ * aoo NO S r .ard-o.to . _ .1984 1 Rumba ant J.B. WRIGHT CORPORATI N 1111 TWO MENU[ 'CATTLE. WAIN. Ma LANDSCAPE PLAN Mao NAY s •Olt 11.1 SSL 1...TUCC C.t.r1r5TElt CR _1.8. fAIRIG1-4T THE COTTAGES SAITTEERITIlt landscape / Sits Plan PLANT UST ' .1".•••■ *fa NI.A20r...2A .0.5424/7...3 MUM- 0 "AM .1V11470171.11V...... 2/24/84 mot V. Jo. /5Z "° 37: • ..1..^,-... .......,;,.. i 011C12•701 , ITD/1./ 0.1.4 • ...a...a .1•00-4 /0.". r 1.9.10.21IDer 0.46 0.11.1.1/ LW VI mono° want — _c_ DMA,. 0/61.••••• amlic ••• 1.3 Oil et GPIDILla CAM 0 ," •• . • - • '• • JRE roviuntr tar WM000131018 0U.010 GUN JOHN R. EWING MCI ASSOCIATES CVO. mc....coms • LAND 110.11FMTORS M. Sr GAIN • • 4. 1. ,j; .• • , • • •••• (30.111$2-••33 CHle.i0 OF . 11118 ismincate x. 1161 4— Tatty Numbot Ai Orb -60 I0 AT PlcAne apses. Ptowlded - Cowed - 62 Ofol Ern Total 140 • Egad lo 1.76 Cos / • ut "Land Planning, Survey, and Design Specialists" Mr. Rick Beeler Planning Department City of Tukwila Tukwila, Washington Re: The Tukwille Cottages Our Job No. 1433 Dear Rick: BARGHAUSEN CONSULTING ENGINEERS, INC. July 31, 1984 6625 South 190th, #102 • Kent, Washington 98032 • (206) 872 - 5522 We are submitting the following documents for your review with regard to the protect as referenced above. 1. The revised Landscape Plan prepared by Mr. John Strander, ASLA, which replaces trees which were originally to be saved on the JongeJan, Gerrard and McNeal plan. The plan also reflects a more realistic positioning of ground cover and trees across the site. In particular, the trees originally indicated in the northeast corner of the protect on the very steep cut slope, in Mr. Strander's opinion, were not feasible due not only to the steep slopes involved and related irrigation problems but, more importantly, to the high rock content of the subsurface soil strata. It is Mr. Strander's opinion that trees planted in this area would not survive due to these factors. The landscaping along 152nd Street is in accordance with the original plan. Large trees have been specified in areas which required tree removal and /or existing trees were not found in place during clearing activities. We feel that the revised Landscape Plan is much more workable and realistic than the original plan. Mr. Rick Beeler City of Tukwila -2- July 31, 1984 2. The list of total quanitites of materials, as specified on the plan, are also included as part of this submittal. 3. The Cost Estimate included herein is based on recent landscape bids for similar types of sites in the Seattle area. However, if there is some question as to the accuracy of the figures, a bond of 150% of the total amount should cover any discrepancies. Based on your letter dated July 31, 1984 and requesting the above three items, we hereby request that the Building Permits be issued on this protect in accordance with direction given to you by your attorney and upon receipt of this letter and enclosures. It is my understanding that we have satisfied the City Engineer relative to grading constraints and maximum slopes on the project site via our additional topographic survey, which also included maximum slopes across the protect site as well as the additional soils consultant's letters related to slope stability. Your help in solving the related problems on this site has been greatly appreciated. Please be assured that you will receive the full cooperation of the J. B. Wright Corporation in addressing any additional concerns on this project through its completion. I will be calling in the near future to answer any additional questions you may have regarding this submittal information or current activities on the site. DBM /kmt enc: Landscape Plan Quantities List Cost Estimate Respectfully, Dana B. Mower, P.E. Protect Engineer cc: Mr. Jim Kerlin, J. B. Wright Corporation Mr. Vasco Smith, J. B. Wright Corporation . < s/- 4'' 4 ? City Tukwila o ti Z 6200 Southcenter Boulevard * o Tukwila Washington 98188 1908 Gary L. VanDusen, Mayor July 31, 1984 DANA B. MOWER Barghausen Consulting Engineers, Inc. 6625 S. 190th #102 Kent, WA 98032 RE: The Cottages Dear Mr. Mower: This letter is to summarize the understanding reached in our meetings of July 24, 27 and 30, 1984. On July 24, 1984, the combined respective staffs concluded the City needed the following before any building permits could be issued: 1. Confirmed grading plan with established elevations. 2. Revised landscape plan. 3. Cash bond or assigned savings for installation of the landscaping per the landscaping plan. 4. Soils engineer report attesting to adequacy of the grading plan, stabi- lity of the slopes and slope stabilization measures. Your firm estimated supplying this material on July 27, 1984. Later on July 27, 1984 you and 'I met to review progress on this material. Your question was whether or not building permits could be issued after submittal of the landscaping plan and bond. I stated the Board of Architectural Review had on July 26, 1984, elected to review the landscaping plans at a tentative meeting of August 2, 1984. However, I offered that this review could likely occur after issuance of some of the building permits. On July 30, 1984, we met again to review the survey results confirming the grading plan and the soils engineer's letter of July 28, 1984. We deter- mined this material required supplementing by: 1. Landscaping plan. Page -2- DhNA B. MOWER Barghausen Consulting Engineers, Inc. July 31, 1984 2. Landscaping cash bond in the amount of 150% of the estimated cost of construction. 3. Estimates of installation of the landscaping. Upon receipt of the aforegoing City staff will quickly review the material for adequacy for Board of Architectural Review of the landscaping plan and for adequacy to issue building permits. If the finding of staff is ' favorable, building permits for approximately one half of the units will be issued as soon as possible upon payment of.the required fees. Since the material is not available as of this writing and the Board's review will not hold up your building permits, we are tentatively sche- duling the Board to meet on August 9, 1984. This will give us adequate preparation time for the meeting. Until such time as these documents are submitted and approved by City staff, no building permits will be issued. In addition no further grading or other site work will be permitted except to complete the retaining wall permitted by the already issued building permit. If you have any questions please call me at 433 -1847. Re spec 1 , Rick Beeler Associate Planner RB /blk cc: J.B. Wright Corp. City Attorney' City Administrator . Planning Director Public Works Director Building Official BOX 126 HOBART, WASHINGTON 98025 TEL: AREA 206 - 682-6942 _ do" co -/Lit .46,„e JIRIIES EARTH SCENES . EIRTGIti ! 6 fij . • ''• 3Q Y Tt. • PLANNING -e;-L a. c c4ce 0-ed z vevi CzatA_,2. c64 -noa 4 A. Le _ t'LL eziLaa. c14_ ,a-Zey26-e 2 / 6-2 -eoce-L-e f - ' 17 ez---L >74 - a.. r clin(f4 ./t42_1242 c( "P ftu/? .t41/2-ge.zae_e eitp e 9 evu / .A YLed,2 ,4 c. ,t.zw -4 t-7 //1e4.407-or • -ti'4 :1 !3 wN f y//r •� J'IY d � J f ezzdLad et 6-ue22g -y --' 1- ,4<-trle/c, v-eaded e=L4_ _ito --,..4eP ---itcyt.TIA .-&-,,`-ed-,ii ,, °II ,e-a.g t-z-iy_e_,..r ct.-2., 1 b .2.." rr /tt- A J ter, cJ�-L BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" Mr. Rick Beeler City of Tukwila Tukwila, Washington Re: The CQttag s /Tukwila Our Job No. 1433 Dear Rick: As promised in our meeting last Tuesday, July 24, 1984, we are herewith submitting the following documents for your review. 1. A diazo mylar overlay indicating spot topographic survey information obtained from our survey crews on Wednesday, July 25. If you overlay the enclosed mylar onto the approved Grading and Storm Drainage Plan prepared by J. R. Ewing and Associates, you will find that nearly all of the spot elevations indicated on our plan are very close to the proposed elevations on the Grading Plan. The one area of exception is near Building Number 3, which has yet to be graded to the final elevation. Based on this information, it is our opinion that the Grading Plan, as approved by the Board of Arhictectural Review, is sound with respect to basic design parameters. At this point, we do not recommend any grade changes on the approved plans or to change the plans in any way. July 27, 1984 You will also note the indication of slopes in the northeast and northwest corners of the site. 6625 South 190th, #102 • Kent, Washington 98032 • (206) 872 -5522 Mr. Rick Beeler City of Tukwila -2- July 27, 1984 The existing slopes are standing at between approxi- mately 1.5 to 1 and 1.9 to 1 in the northwest portion of the site between Buildings 5 and 6. In the northeast portion of the site, you will notice the delineation of the top of the cut slope and the slopes on various portions of this area. The slopes vary from 2.2 to 1 over most of the slope area. However, very near the eastern property line, and, in particular, the area which slopes perpendicular to the east property line, the slopes become greater than 1.5 to 1 for a distance of approximately eighty feet. One of the reasons for this is that Mr. Vasco Smith, the Job superin- tendent, has made an effort to save a very large cedar tree at the top of the hill, but in doing so, the slope, by necessity, has become steeper than 1.5 to 1. Please note on our plan that we have indicated the location of an additional rockery with a maximum height of approximately five to six feet. This will allow the slopes to lay at a maximum of 1.5 to 1. The slope of 1 to 1 in the area of the rockery indicates the existing grade only. With the installation of the rockery, the slopes will decrease to 1.5 to 1 in accordance with the other rockeries placed on the site. This rockery should be placed with the inspection of Mr. Jim Eaton, the soils consultant on the project. 2. I am also enclosing a daiza mylar of a Topographic Survey completed by J. R. Ewing and Associates on December 22, 1983. The numbers with squares indicate elevations on the site after clearing. The numbers enclosed in ruffled circles indicate ground surface shots in areas which were not cleared. The numbers which have checks by them are shots which may be considered to be relatively close to the original Horton Dennis Survey. The numbers circled are shots that deviate somewhat from the original Horton Dennis Survey. Please note that, for the most part, the numbers agree, with a few exceptions mainly in the northwest corner of the protect near Building 6, as well as the southwest portion of the protect near Building 4. However, due to clearing activities onsite, some of the Mr. Rick Beeler City of Tukwila -3- July 27, 1984 grades may have been changed due to bulldozer activity, and in our opinion, the original Horton Dennis Survey does not appear to be significantly in error relative to the survey completed by J. R. Ewing and Associates. In addition, if you will note the spot elevations on our Topographic Survey Map, most of the shots in the northwest corner of the project agree fairly well with the original Horton Dennis Survey. There are a few, however, which do not, but in our opinion, not an excessive amount. To summarize, the two surveys indicate that the original survey was not grossly in error. Also, because the finished grades currently on the site, as borne out by our Topographic Survey, very nearly match the design grades, we are of the opinion that the grades as indicated on the original Grading and Storm Drainage Plan will, in fact, work on the site. We, therefore, propose no changes to the Grading Plan except with the addition of about eighty lineal feet of five to six foot high rockery near the east property line to maintain a maximum of 1.5 to 1 slope. I am also enclosing one copy of the original Soils Report completed on December 22, 1983 by Mr. Jim Eaton of Earth Sciences. You will note, in the third paragraph on Page 4, that Mr. Eaton states that the maximum slopes on the site may be 1.5 to 1 and are stable at that slope. However, hopefully by 5:00 this afternoon, I will be submitting a letter from Jim Eaton to clarify the language in his original report. In talking to him this morning after his site inspection, he felt that the existing slopes on the project were, in fact, quite stable. On the basis of the above related information, we request that the City, if at all possible, accommodate any changes to the Landscape Plan on an administrative basis. However, we are willing to cooperate in any way to expedite the release of Building Permits on this project. And if, in fact, we need to make a presentation before the Board of Architec- tural Review to review a new Site Plan and discuss our field findings concerning grades on the site, we will do so. We will be preparing the final Landscape Mr. Rick Beeler City of Tukwila Respectfully, DBM /kmt enc: As noted cc: Mr. Jim Kerlin, J. B. Wright Corporation -4- July 27, 1984 Plan on this project and supplying you with the appropriate bond amounts in the very near future. I will call you early Monday morning to answer any additional questions you may have. Dana B. Mower, P.E. Project Engineer k, ► A 19 08 July 26, 1984 Dear Mr. Olson: City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor via The Planning Department Mr. Olie Olson, Chief Financial Officer J.B. Wright Corporation 111 3rd Avenue (7th Floor) Seattle, Washington 98101 Re: The Cottages -- Apartments on South 152nd Street The City is in receipt of the July 24, 1984, letter from John R. Ewing And Associates. It has been brought to my attention that the John R. Ewing Associates Firm is no longer employed by J.B. Wright for this. project. Therefore, my response to the July 24, 1984, letter is directed to the J.B. Wright Corporation for appropriate disposition. In response to the J.R.E. July 24, 1984, letter regarding the relocation of storm drains on the Cottages site, runs between Catch Basin #3. and Catch Basin #4 .has been reviewed by Public Works. I am aware that the subject storm lines were relocated and the relocation was approved by myself a few days ago. However., I was not aware of any City requirements to save the cottonwood trees. To clarify the matter as it was to presented to me, I provide the following: It was the Cottages utilities contractor's representative who approached me City Hall with the request to relocate these Catch Basins for the purpose of saving a group of cottonwood trees. At the time I carried out the review, I concluded that such a relocation was allowable, and approved the design modification as requested. As this design modification proposal came through your own utilities contractor, I had no knowledge as to the requirement for saving or not saving these trees at that time. In the future, I would request that your contractors submit proposed design.changes through the owner or his authorized represen- tative prior to approaching the City's staff with such changes in order to assure that full coordination and control for such design modifications occurs within your own organization. Mr. Olie Olson, Chie July 26, 1984 Page 2 inancial Officer I would recommend that the issue of saving or not saving trees in the future should first be referred to Tukwila Planning Department Staff for appropriate comments prior to Public Works reviews for utilities modifications . (Please call Rick Beeler at 433 - 1845). On July 24, 1984 J.R.E. letter, concern is expressed regarding leaving the existing' Cottonwood Trees in question, standing The City does not recognize nor accepts any liability for the standing, cottonwood trees. I request that a meeting be set up by your office with Rick Beeler (433 -1845) and me to discuss the disposition of these specific trees as soon as possible. If you have any questions regarding these matters, please do not hesitate to call me at 433 -1856. City staff is available and wish to cooperate with your efforts to bring this project to an expiditious and successful conclusion. Sincerely, .1� Phillip R. Fraser Senior Engineer /cs cc: Mr. Singer, J.B. Wright Cooperation -Legal Counsel Jim Haney, City Attorney George Hanson, Westford Savings and Loan Shupe Holmberg, P.E., L.S. -John L. Ewing and Associates Don Morrison, City Administrator Byron G. Sneva, Public Works Director Brad Collins Planning Director Rick Beeler, Associate Planner Lorraine Crohk, Building Official The Cottages file • Enclosure: (1) HOLM.PF JRE July 24, .1984 Phil Fraser City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RE: The Cottages - Apartments on S 152nd St. Gentlemen: John R.Ewing & Associates civil engineers -land survewors JRE #77505 JBW #1620-4,5 It has been brought to our attention that the City of Tukwila has required the contractor on the above - referenced job to relocate a storm drain line in order to go around a group of large cottonwood trees. The storm line in question is the line to the south of Building. #2 which runs between CB #.3 and CB #4. It is my under- standing that a catch basin was added and the line was rerouted . north of the cottonwoods. While the concern over saving as many existing trees on the site as possible is certainly commendable, the desire to save these particular cottonwoods is questionable at best. The roots of the trees on the north side have already been damaged by the sewer construction and several trees are in a fill section and could die in any case after the fill is placed. The approved landscape plan calls for this group of cottonwoods to be removed. We are very concerned about the potential liability in leaving these cottonwood trees and it is our recommendation that the trees be removed. If the City of Tukwila is going to require that these cottonwood trees remain, then the City will have to assume res- ponsibility for any windfall or other damages that may be caused by them. If you have any questions or need further information, please call me at 852 -6633. Very truly yours, JOHN R. EWING & ASSOCIATES s . Shupe Holmberg , , L.S. SH:mu cc: J.B. Wright Corp. y✓�q Georg It s p nfralvt(Ent, Washington 31 6) 852 JRE July 24, 1984 Lorraine Cronk Building Official City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RE: The Cottages - Tukwila Dear Ms. Cronk: Our firm has provided the construction stakeout for this project; to my knowledge, the only trees that were called out to have been saved and were removed was a group of maples south of Building #2. The landscape plan calls for these trees to remain but they were directly over a sewer outfall and so had to be removed. Some trees that were called out to be saved were in fact non - existent. When our survey crews flagged the trees that were to remain, they found that the tree location plan, which was done by others, was in error in many cases. Trees were eithe non - existent or in different locations than shown. It has been brought to our attention that building permits have not been issued for the above project due to concern over trees that have been removed. Every effort has been made to retain as many trees as possible on the site. The northeasterly portion of the site has been left virtually undisturbed, as the plan shows. Where the trees in cut or fill sections or near buildings or utilities, they had to be removed. If you have any questions or need additional information, please call me at 852 -6633. Very truly yours, JOHN R. EWING & ASSOCIATES Shupe Holmberg, P..E. , L.S. SH:mu cc: J.B. Wright Corp. George Hanson, Westwood Savings & Loan John R. Ewing & AssociatEs Ci V it Engineers -land s&XVE Jof s JRE #77505 JBW #1620 -45 622 So.CEntral KEnt, Washington 98031 (206) 852 clr( Ov‘ Z• ' " u tsualato REL7MOO1R CORPORATION P.O. BOX 691, REDMOND, WASHINGTON 98073 -0691 (206) 885 -9416. July 23, 1984 J.B. Wright Corporation 2416 Star Lake Road Auburn, Wa. • 98001 Attn:. Mr. Larry Morrison Construction Manager Gentlemen: It is to be noted that actual condition and location of certain existing landscape areas depicted on the-topography for "The Cottages ", Tukwila were either non - existant or in direct conflict with the grading plan. The landscape area on the slope between Building No. 5 and Building No. 6 was limited to scrub brush only. It, also, was not "flagged" to remain. Due to the cut on Building No. 6 the scrub brush had to be removed. We made every effort in working with Vasco, to preserve as many trees as possible. Two "flagged" trees had to be removed as they were located in a proposed parking lot where a fill of approximately 6 feet had to take place. However.the trees were determined to be of little value, since they were dead snags. Certain trees located above the rockery on S. 152nd were removed as they were directly in line with the proposed underground utilities, which lines, ran directly through the cluster of trees. Yours very truly, REDMOOR CORPORATI e Downie Manager LD /kf RECE IVED'' CITY Of 3‘)I- 198'1 BUtLDtNG DEM. .:JAC UZZ I crtP 4. '(.% 1 PAfaU cut !? rYP. T elr1F 149.50 ° 15�.Q I►•1V.- •46).x0 r1P 4 t,..(„ '�, L Cx. riLk e.trt. rb4.4.6 ►Z'wv.(w) . ' zA .8 8 ILui( ).-11..4.4.Z a TYPICAL_ • 7 • • • 1 KL1CT1. c Ac�C_t( PLAu RO D -TA i dun pAm glair 1`187 4 S I °� Val z�.: s �: /5 2 A P , ' I ] • CB't 5 -^-� F. . TYP. I ' .) , � V a PE ARL - , ALZPCarb G ID A- 1ZE urn D ea. _ 0-11 Ise //> 1 • / �/ 20'C� .4 PP/Ct rYP z Re: BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" Mr. Rick Beeler City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Rick: The Cottages /Tukwila • J. B. Wright Corporation Our Job No. 1433 July 17, 1984 6625 South 190th, #102 • Kent, Washington 98032 • (206) 872 -5522 l ./ 1 PLANNING D PT. I am enclosing three copies of the addendum to Landscaping Plan Sheet L -1 of the approved Construction Plans for the above referenced protect for your review. Due to the fact that this is an addendum sheet to the original Landscaping Plan, the building outlines, parking lot outlines, boundary and other areas are indicated on the plan. However, reference to the previous design is not directly made on our plans and we are simply showing the locations of new and additional landscaping to be provided in conJunction with the original L -1 sheet. The locations of the trees are in accordance with our meeting yesterday and are consistent with my discussions with Mr. Vasco Smith and my subsequent field inspection of areas where trees have been removed. The new tree plantings proposed on our plan are shown in areas which were cleared due to grading constraints apparently not foreseen on this protect by the original designers. In researching the various types of landscaping which are currently commercially available, we propose the planting of eleven Oregon Ash and seven Vine Maples in the areas where natural vegetation was to remain but subsequently had been removed. The reasoning behind the use of Oregon Ash is the fact that the visual mass appears to be much greater to the eye as opposed to Maple and other types of trees currently available. We are proposing six inch caliber trees which are approximately twenty to twenty -five feet in height at the time of planting. Further, it is recommended that the tree plantings occur in the fall, which is consistent with the current Mr. Rick Beeler City of Tukwila -2- July 17, 1984 construction schedule on this protect. The cost of the additional landscaping will be approximately $500.00 per tree, or a total of about $9,000.00. In our opinion, the eighteen additional trees as proposed on the plan will off -set the removal of natural vegetation, which required removal because of grading constraints. It is our understanding that the City Attorney has been consulted relative to the problem of tree removal on this project and that the current situation is currently very sensitive. Also, a determination has yet been made relative to whether or not the first seven or eight building permits for construction of foundations along the north property line will be acceptable to the City. On behalf of our client, we would request that the City release the building permits currently in questions with the condition that the landscaping plan addendum must be approved by all controlling entities within the City before the remainder of the building permits are released. This will allow the contractor to continue working on the site rather than having to curtail construction operations and will also effectively guarantee that the landscaping on the protect will be provided in accordance with current City standards and consistent with previous agreements made by representatives of the J. B. Wright Corporation. We feel that, in light of the above, the release of the first eight building permits would benefit all parties involved. Again, you will please note that the J. B. Wright Corporation is earnest about rectifying the problem at hand. The tree removal in the areas as indicated on our plan was not intentional, but again, based on grading constraints. In our opinion, given the grading conditions on the project site, the contractor has exhibited a reasonable amount of care in preserving the trees which, in fact, can be preserved on the site. Again, we have been instructed by the client to cooperate fully with City officials in regard to mitigating concerns relative to landscaping on this protect. I will anticipate hearing from you in the near future relative to our proposed plan. Respectfully, DBM /kmt enc: (3) Addendum, Landscaping Plan Sheet L -1 cc: Mr. Bill Hunter, J. B. Wright Corporation Mr. Jim Kerlin, J. B. Wright Corporation Dana B. Mower, P.E. Protect Engineer 0 J *ILA 1908 c 4 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor TO: Larry Martin, City Attorney FROM: t el er, Associate Planner DATE: July 13, 1984 SUBJECT: The Cottages - DR -6 -83 On March 8, 1984, the Board of Architecture Review approved the site plan and building designs for the Cottages appartments at the northwest corner of S. 152nd St. and 57th Ave. S. (see attached landscaping plan). Considerable discussion occurred and extreme care was taken in site planning relative to the retention of existing vegetation on the heavily forested site. From the beginning of the public review process site planning was based upon a land surveyor's survey of existing topography and substantial vegetation. Accordingly a landscaping plan was proposed by the applicant, approved by the Board of Architecture Review and incorporated into the submitted building permit application. A grading permit was issued on the building permit submittal on May 22, 1984.. The landscape architect had marked vegetation to be saved. Within the past week it came to our attention that the contractor for excavation of the site had exercised discretion to remove a substantial amount of the vegetation earmarked for retention. Basis for removal was alleged to be utility line locations and excavation necessary to accomplish the final grades specified in the grading plan. None of these revisions to the approved landscaping plan were coordinated with the City prior to the fact. Today I inspected the site and found the initial hint of only slight vegetation removal to actually be substantial. On the attached plan the extent of the removal is shown. I asked the contractor for a revised landscape plan showing existing tree clearing and proposed significant landscaping to replace the trees earmarked for retention. He indicated this would be done promptly. Is there anything else we should do to remedy this situation? cc: Mayor /City Administrator Planning Director MEMORANDUM b.nr J RE I r : _ I IOIIN�.iwuoa.o* gwwtAO��. t P I. MMMaw.N • • �l IttlLi 11 3Lt_lll� - - -_•' I J• B. 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""-•-•■••••• RE 1 ': ; . . 10,1NII.tifINO AND ASSOCIATtS em. ii....4..... • LAND 1,114.11170011 . : 1 ! • • • it „„,„,.„,, PICO. by • • „ • : • ' _J. ES. WRIGIAT I h.. IZ•i ' Itli P vy TWE COTTAGES _i_..._ nom, rille5,9 Pe orlD sari ow: .••• 7■1 tt•lo. ":1 1 7- 4 -- halt I .0. is ro I _ I MI all ....fin ufitrerirs. vend* lamp W l 111:1111; INO Ana DK • IR Int WOO natant •isiertp ily iellAil jf. LAA.1C/C./1 PC PI.A1A.J agutiming 1 l• •■•■ 4.0 i • •• PLANT -0 FCt U.41.11.firt /NY Peel O rem". frerwrio./nr,i44, • C reolut torly4LtP•b‘o P8 MilttSfear FIN tram , 0 TAU* ITINOLtr04/11.41-.)iym • !. 0 rem mirncauV.4.4-.1..$. 104 • 0 rt IlitytTKPCSA rliolvtlq/Vnl 1/. 0 itikvi*Iltern4•ALPIhashn 3 G.COMAThi a r••ICS\ (men 0,0 1[00) e 4Th" -;9! Wr( teliTA re • ;hymen 0.4 IACCAlUrt 1 • !!: e.cycrrytto. mew •• : ffibireftlIVED 01•43 : • ,• " • — — — • ;.. . • I . • N 3 CAL IZQ 0 1• JRE July 10, 1984 Lorraine Cronk Building Official City of Tukwila 6200 Southcenter Blvd. Tukwila, WA. 98188 RE: The Cottages - Tukwila Dear Ms. Cronk: It has been brought to our attention that the City of Tukwila has voiced concern about removal of some trees near the south property line of The Cottages project on S 152nd St. More specifically, the trees in .question are groups of cottonwood and maples south of Building #2. The approved landscape plan. calls for the cottonwoods to be removed. They are too close to Building n2 and are directly over the storm outfall. Although the landscape plan shows the maples to remain, they are directly over the sewer outfall and will have to be removed. Pleasenote that additional landscape trees will be planted to compensate . for the trees that are being removed. If you have any questions, 'please call me at 852 -6633. Very truly yours, JOHN R. EWING & ASSOCIATES Shupe Holmberg, P.E. , L.S. SH : mu cc: J.B. Wright Corp. George Hanson, Westwood Savings and Loan John R.Ewing ET Associates Uvd ErgIre rs - land su•vE JRE x77505 JBW W1620-45 622 So.Central • Kent, Washington 98031 • (206)852-6633 RECEIVED CITY OF TUKWIL A JUL 1r 198 BUILDING DEPT, 790S 0 March 13, 1984 HENRY D. CHUMNEY General Manager J.B. Wright Corp. 1111 Third Ave., 7th Floor Seattle, WA 98101 RE: The Cottages DR -6 -83 Dear Mr. Chumney: This letter is to officially notify you that the City of Tukwila Board of • Architectural Review approved this proposal on March 8, 1984 subject to: 1.' Provision of 15,213 square feet of recreation space, including 3,804 square feet for children, per TMC 18.52.060 upon review and approval of the Planning Department. 2. Provision of parking at a ratio of 1.75 parking stalls per dwelling' unit. • 3. Construction of 'a five foot fence along the easterly property line per . the fence detail drawing submitted for an open fence. This decision is final on March 18, 1984 per TMC 18.90.020 which specifies a 10 day appeal period. If you have any questions please contact me at 433 -1845. Respe 1 Ric Beeler Associate Planner RB /blk cc: Dirk Jongejan Building Official Planning Director City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor WAC 197 -11 -1350 Proponent J.B. Wright Corp. C. "' DECLARATION OF NONSIGNIFICANCE Description of proposal 80'Multiple Family Units on 4.62 Acre Site Location of proposal NW corner of S. 152nd St. & 57th Ave. S. Lead Agency City of Tukwila File No. EPIC - 213 -83 • This proposal has been determined not to have a probable significant ' adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43- 21C.020(c). This decision was made after review by the lead agency of a completed environmental checklist and other information on file with the lead.agency and is conditioned upon compliance with the Tukwila Board of Architectural Review decision. This information is available to the public on request. The Declaration of Non - Significance is being issued subject to: 1) No wood or .other combustible materials shall be used as roofing materials. 2) No point of 'any structure shall be located over 300 lineal feet from any hydrant (measured around building corners). 3), All structures, including carports, shall be fully sprinkled. 4) Existing topography shall be maintained as much as possible except as approved.by the Tukwila Board of Architectural Review. 5) Public Works Department review and approval of store water drainage system whjch is to be tied into the City's storm water system. 6) Existing vegetation will be maintained as 'much as possible, except as approved by the Board of Architectural Review. 7) Timing of the development will be coordinated with the Public Works Department relative to the existing water supply and sanitary sewer . system capabilities of the City. 8) Compliance with all other applicable provisions of the City of Tukwila ordinances and . regulations. Responsible.official Rick Beeler Position /title Acting Planning Director Address and phone 6200 Southcenter Blvd., Tukwi 1 a,,WIA,/g.818 433 -1845 Date February 27, 1984 Signature Published: Record Chronicle Date: March 4, 1984 1 90 City of Tukwila . 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusan, Mayor PLANNING COMMISSION Minutes of the Mar 8, 1984 meeting. Chairman Kirsop opened the meeting at 8:05 p.m. Other Commissioners pre- sent were Mr. Knudson, Mr. Orrico, Mr. Kirsop, Mr. Larson and Mr. Sowinski. PUGLIC MEETING Application DR- 06 -83: J.B. Wrioht Corp., requesting, approval of 80 multiple family units on a 4.62 acre site. Mr. Beeler read the staff report. Dirk•Jongejan, Jongejan, Gerrard, Mcneal, representing the applicant, pre- sented a revised landscape plan, fence details, recreation requirement ana- lysis and parking analysis. He indicated the proposal would .slightly exceed the City requirements for recreation area including that for children play areas. The parking analysis of development near the proposal indicated the usable ratio of parking stalls to dwelling units in apart- ments to be between 1.01 and 1.35 per apartment dwelling unit. Comparison with multi - family requirements of other cities revealed those cities would require between 1.5 to 1.8 parking stalls per dwelling unit. The proposal is for 1.75 parking stalls per dwelling unit. Mr. Beeler read a letter of March 4, 1984 from Marilyn Steiger, President, Southcenter .View Condominiums Board of Directors, expressing concern of the increased traffic upon the deteriorating condition of Macadam Rd. S. and the concern with inadequate water pressure in the area. Louise Strander and Chris Sweeny testified of poor and spasmotic water pressure currently experienced on the hill. Mr. Jongejan_ stated the water adequacy issue was studied by the consulting firm of Horton Dennis, the City Engineer and .Fire Department, were inade- quate fire flow to the proposal will occur. Water pressure problems on the" hill will be alleviated by the 1984/1985 construction of a new 12" water main in the area. Mr. Beeler reviewed the conditions imposed by the study which were carried in the Final Declaration of Nonsionificance. .Page -2- . ( PLANNING COMMISSION• „iNUTES March 8, 1984 MR. KNUNDSON MOVED TO APPROVE'THE PROPOSAL SUBJECT TO: 1. REVISION OF 15,213 SQUARE FEET OF RECREATION SPACE, INCLUDING 3,804 SQUARE FEET FOR CHILDREN, PER TMC 18.52.060 UPON REVIEW AND APPROVAL OF THE PLANNING DEPARTMENT. 2. PROVISION OF PARKING AT A RATIO OF 1.75 PARKING STALLS PER DWELLING UNIT. MR. SOWINSKI SECONDED THE MOTION. MR. LARSON MOVED TO AMEND THE MOTION TO ADD A CONDITION OF 4' HIGH FENCE ON THE EASTERLY PROPERTY LINE. MOTION DIED FOR LACK OF A. SECOND. MR. ORRICO MOVED TO AMEND THE MOTION TO REQUIRE A 5' FENCE ON THE EASTERLY PROPERTY LINE. ..MR. LARSON SECONDED THE MOTION. THE AMENDMENT PASSED 3 -1. MOTION PASSED. UNANIMOUSLY. •The, meeting was adjourned at 9:30 p.m. Rick Beeler Associate Planner RB /blk • I MAY • A 198 :1. CiTY C. TRICKY. TIRE RAFT One child or ..a whole bunch of kids can play on this floating raft of interconnected tires. Unpredictable movements ripple through the raft and kids can vary the action with their own movements. Designed for safety as well as maximum fun, Tricky Tire Raft won't touch the ground, yet it maintains a low profile to the ground. • Supported by sturdy, galvanized chains. • All tires are permanently bolted together and drilled for drainage. NO. 5789 Tricky Tire Raft, ground space 12' triangle, ht. 4'6 ", wt. 563 lbs. c� JIG JONGEJAN 1 GERRARD I ASSOCIATES LANDSCAPE ARCHITECTS • ENVIRONMENTAL DESIGN AND PLANNING COORDINATION 23 103rd AVENUE NORTHEAST 1 BELLEVUE. WASHINGTON • 98004 1 GLENCOURT 4 - 5723 . 23 OP _ \•� 1 11 •iii. l �l /ie. 1 4 i 1ii ,4 r'.W viii viii ��iiiidlr./ J .. A ov b � I�I°r2 r , O rV } 1 aS JONGEJAN 1 GERRARD 1 ASSOCIATES LANDSCAPE ARCHITECTS • ENVIRONMENTAL DESIGN AND PLANNING COORDINATION 23 103rd AVENUE NORTHEAST 1 BELLEVUE, WASHINGTON • 98004 1 OLENCOURT 4 - 5728 JRE July 10, 1984 Lorraine Cronk Building Official City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RE: The .Cottages - Tukwila Dear Ms. Cronk: It has been brought to our attention that the City of Tukwila has voiced concern about removal of some trees near the south property line of The Cottages project on S 152nd St. More specifically, the trees in question are groups of cottonwood and maples south of Building #2. • The approved landscape plan calls for the cottonwoods to be removed. They are too close to Building #2 and are directly over the storm outfall. Although the landscape plan shows the maples to remain, they are directly over the sewer outfall and will have to be removed. Pleasenote that additional landscape trees will be planted to compensate for the trees that are being removed. If you have any questions, please call me at 852 -6633. Very truly yours, JOHN R. EWING & ASSOCIATES Shupe Holmberg, P.E. , L.S. SH :mu cc: J.B. Wright Corp. George Hanson, Westwood Savings and Loan John R.Ewing & Associates . cuVil erginEErs -land strvE Jors JRE #77505 JBW #1620 -45 622 So Central Kent, Washington 98031 • (206) 852 -6633 RECEIVED CITY OF TUKWILf .iUL 1 '. 1984 BUILDING DEPT, July 11, 1984 Cert. No. 846 -25 Dear Mr. Morrison: c CASCADE TESTING LABORATORY, INC. TESTING & INSPECTION / ENGINEERS /GEOLOGISTS 12919 N.E. 126T.+ PLACE KIRKLAND, WASHINGTON 9803 J.B. Wright Company 2416 S. Star Lake Rd. Auburn, WA 98001 Attention: Mr. Larry Morrison (206)1323.9E100 SEATTLE (206) 525.6700 EVERETT (206) 259.0517 At your request Cascade Testing has been on the site of your Tukwila Cottages project, 5680.5. 152nd, Tukwila, Washington to confirm that the filling and compaction of soils were in accordance with the re- commendations of the soils engineer, James Eaton of Earth Sciences, as outlined in.the soils report of December 22, 1983, his letter to J.B. Wright on May 8, 1984 and the earthwork notes on the blue- print. As recommended by James Eaton the entire area supporting improve- ments was stripped of organic material. The sites of buildings 6, 7, 8, 9, 10, 11 and 12 were all cut to required subgrade in native material as defined in the soils report. No filling was required in these areas. The entire area of building 1 was cut to native mater- ial and the western 1/3 backfilled and compacted. The fill in this area ranged from 0' to 4' thick. The fill used was borrow from the cut areas of buildings 11 and 12 and the cut slope east of building 12. A laboratory test (ASTM D -1557) was run on the fill material to determine the maximum dry density and optimum moisture content.. Compaction tests were run during the compaction process to confirm that 95% of the maximum dry density was achieved. All fill in the area was done in 1' lifts.. The subgrade supporting roadways, park- ing areas and unimproved areas was not inspected and /or tested. It has been our pleasure to serve you and we will strive to give you the high level' of service you have come to expect during the second phase of your project. Sincerely, CASCADE TESTING LABORATORY, INC. Charles C. May, P . Vice President GG f. G Stuart Ryman Geologist RECEIVED CITY OF TUKWILa JUL 12 198 BUILDING DEPT. Is ••4 wl. •1111•011•1111•111 • stb 41( Y 8NAMW‘ II AtMA a rI M i tD 1 ,11140 wev4 0INNUR /Not ft t"* 4100004 1411Miw" Ink "US �nu+ 4 :1 0 MO 11 4 1, 401114/ IYI'Mlt JRE 7.P11111 1 JOIN! N. tWINO AND 1111110C1Kfti CAL ..11..!11.0 •,AM11 p.IV..OM NIP IIIIMIN11•• . 1N11111•1113 ""4 G N •t N WWI �.8. WR414T PRIM THE COTTAGES Oft LAAMOCAPC PLAIJ • PLANT UST I 0 IIwt c c.aauq/w.urlr ®IIt IA frftworNaterisnol • a aWi unta J1 /•MN L?Nt rVIlI1C&AJV.I rs..r over aelus c xr.& wa• worn (RR CAM xa - • #14110..l,+,O. aIl••.r•1+ /.tin' •...til. Jrwr.Ir+naltea.lt /algr �.1. PI TA •,411401 /w &wail ...Mc naxTIMO* .r I∎ Mim .IM... % 1:=1 MICOMIRSO IMO " r SISIIIIr I March 13, 1984 HENRY D. CHUMNEY General Manager 3.B. Wright Corp. 1111 Third Ave., 7th Floor Seattle, WA 98101 Ric Beeler Associate Planner RB /blk cc: Dirk Jongejan Building Official Planning Director City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor RE: The Cottages DR -6 -83 Dear Mr. Chumney: This letter is to officially notify you that the City of Tukwila Board of Architectural Review approved this proposal on March 8, 1984 subject to: 1. Provision of 15,213 square feet of recreation space, including 3,804 square feet for children, per TMC 18.52.060 upon review and approval of the Planning Department. 2. Provision of parking at a ratio of 1.75 parking stalls per dwelling unit. 3. Construction of a five foot fence along the easterly property line per the fence detail drawing submitted for an open fence. This decision is final on March 18, 1984 per TMC 18.90.020 which specifies a 10 day appeal period. If you have any questions please contact me at 433 -1845. Respep . 1 *ALA 1 City cf Tukwila , • 6200 Southcenter Boulevard J Tukwila Washington 98188 • 1908 Gary L VanDusen, Mayor Minutes of the March 8, 1984 meeting. PLANNING COMMISSION Chairman Kirsop opened the meeting at 8:05 p.m. Other Commissioners pre- sent were Mr. Knudson, Mr. Orrico, Mr. Kirsop, Mr. Larson and Mr. Sowinski. PUBLIC MEETING Application DR- 06 -83: . J.B. Wright Corp., requesting approval of 80 multiple family units on a 4.62 acre site. Mr. Beeler read the staff report. Dirk Jongejan, Gerrard, Mcneal, representing the applicant, pre - sented a revised landscape plan, fence details, recreation requirement ana- lysis and parking analysis. He indicated the proposal would slightly exceed the City requirements for recreation area including that for children play areas. The parking analysis of development near the proposal indicated the usable ratio of parking stalls to dwelling units in apart- ments to be between 1.01 and 1.35 per apartment dwelling unit. Comparison with multi - family requirements of other cities revealed those cities would require between 1.5 to 1.8 parking stalls per dwelling unit. The proposal is for 1.75 parking stalls per dwelling unit. Mr. Beeler read a letter of March 4, 1984 from Marilyn Steiger, President, Southcenter .View Condominiums Board of Directors, expressing concern of the increased traffic upon the deteriorating condition of Macadam Rd. S. and the concern with inadequate water pressure in the area. Louise Strander and Chris Sweeny testified of poor and spasmotic water pressure currently experienced on the hill. Mr. Jongejan stated the water adequacy issue was studied by the consulting firm of Horton Dennis, the City Engineer and Fire Department, were inade- quate fire flow to the proposal will occur. Water pressure problems on the hill will be alleviated by the 1984/1985 construction of a new 12" water main in the area. Mr. Beeler reviewed the conditions imposed by the study which were carried in the Final Declaration of Nonsignificance. Page -2- • PLANNING COMMISSIOIL( ,ES March 8, 1984 MR. KNUNDSON MOVED TO APPROVE THE PROPOSAL SUBJECT TO: 1. REVISION OF 15,213 SQUARE FEET OF RECREATION SPACE, INCLUDING 3,804 SQUARE FEET FOR CHILDREN, PER TMC 18.52.060 UPON REVIEW AND APPROVAL OF THE PLANNING DEPARTMENT. 2. PROVISION OF PARKING AT A RATIO OF 1.75 PARKING STALLS PER DWELLING UNIT. MR. SOWINSKI SECONDED THE MOTION. MR. LARSON MOVED TO AMEND THE MOTION TO ADD A CONDITION OF 4' HIGH FENCE ON THE EASTERLY PROPERTY LINE. MOTION DIED FOR LACK OF A SECOND. MR. ORRICO MOVED TO AMEND THE MOTION TO REQUIRE A 5' FENCE ON THE EASTERLY PROPERTY LINE. MR. LARSON SECONDED THE MOTION. THE AMENDMENT PASSED 3 -1. MOTION PASSED UNANIMOUSLY. The meeting was adjourned at 9:30 p.m. TUKWILA P N .=_ MISSION Rick Beeler Associate Planner RB /blk City of Tukwila Planning Commission 6200 Southcenter Boulevard Tukwila, WA 98188 ATTN: Rick Beeler, Acting Planning Director Dear Mr. Beeler: March 4, 1984 ridliffeireAVAT MAR G 1984 1 CITY OE TU U.MJsLA PLANNING DEPT. This letter is written on behalf of the owners and residents of Southcenter View Condominium Association, 15210 -15280 MacAdam Road S, Tukwila, WA. It is in response to your Notice of Public Meeting of the Tukwila Planning Commission regarding construction of 82 multiple family units on 4.62 acre site on 152nd Avenue South. We have two concerns relative to that development. The first being the present condition of MacAdam Road South. It is sorely in need of repairs and modern- ization. While I realize that it is included on the City's Six -year plan, and is a candidate for Urban Arterial Funds, both of those sources are apparently very tentative, and this development is a near certainty. I feel that it would be unfair and unsafe to the present residents of the area to not make some pro- visions for upgrading this street, if a permit is issued which has the potential of adding 150 -160 cars per day to the existing traffic. The other concern is with water pressure. Is the water pressure on this hill- side adequate to supply water to the additional residences planned. I think the present supply is marginal, as often times my clothes washer seems starved, and pressure to the shower is weak (not being used simultaneously). If it is determined that inadequate water pressure will be a problem, I wish to go on record for the Association, that we oppose an LID to correct the situation. Owners of our D Building (15210 MacAdam Road S) are still paying for LID 30. Thank you for notifying us of the March 8, 1984 meeting, and also for apprising us of the results of said meeting. Marilyn Steiger 2400 NE 9th Street Renton, WA 98056 Very truly yours, Marilyn © eiger, /esident Southcenter View Condominiums Board of Directors' 2. SOUTH CENTER APTS. 15036 Macadam So. Tukwila, Tat, 3. THE VERONA 15016 Macadam So. Tukwila, WA 5. HAMPTON HEIGHTS 5700 So. 152nd Tukwila, WA 6. TUKWILA APTS. 15304 - 57th So. Tukwila, WA 7. PARK VIEW 15130 - 65th So. Tukwila, WA 8. KAREtAL 6511 So. 153rd Tukwila, WA 9. MAPLE CREST 15100 - 65th So. Tukwila, WA HEATHAOD I 272nd So. & I -5 King County PARKING SURVEY AND ANALYSIS Prepared for: City of Tukwila Prepared by: Jongejan/Gerrard/McNea1 for The J.B.Wright Corporation NAME /ADDRESS'OF APARTMENT BUILDING 1. TUKVTIIA ESTATES APTS. 15150 Macadam So.' Tukwila, WA 4. LA VISTA ESTATES So. 152nd (directly across from J.B. Wright site) Tukwila, WA 1& 2 1& 2 1 & 1& 2 1 &2 1& 2 1& 2 1& 2 1& 2 84 36 62 114 115 82 48 24 32 60 -0- 2 1 2 1 - 0- - 0- - 0- -0- 122 61 95 177 194 112 75 36 40 90 120 60 93 167 191 109 75 36 39 90 19 15 27 35 42 26 10 8 4 24 1.42 1.66 1.5 1.46 1.66 1.33 1.56 1.5 1.25 1.5 . f . ; s 4 1.20 1.25 1.06 1.16 1.30 1.01 1.35 1.17 1.22 1.1 LEGEND NO. OF BEDROOMS: Self explanatory NO. OF UNITS: Total number of living units including manager's unit VACANCTRS: Advertised or stated vacancies March 4, 1984 PARKING STALLS (GROSS) : PARKING STALLS (NET): EMPTY STALLS. RATIO OF UNITS TO AVAILABLE STALLS: RATIO OF UNITS TO OCCUPIED STALLS Total number of parking stalls whether available or not Number of parking stalls available (Note: Difference is generally those occupied by permanent dumpster, or otherwise blocked off for use) Number of stalls not occupied (Note: The number represents the smallest number of unoccupied spaces from three site visits . on three different occasions. All occurred on Sunday, 12:00 midnight) Percentage of available (net) parking stalls to number of units :•its. �.... \;5.: :.7<,:,, .: Percentage of used (net parking stalls - empty stalls) to number of units FOOTNOTE: Parking Survey Analysis By: Dirk Jongejan - Jongejan /Gerrard/McNeal PARKING REQUIREMENTS (Other Jurisdictions) CITY /COUNTY REDMOND AUBURN BELLEVUE EVUE All 2. 0/D .0 . * KIRKLAND All 1.7/D.U. RENTON All 1.5/D.U. ** KING COUNTY All 1.5/D.U. * Code Requirement - Administratively reduced to 1.5 minimum to 1.8 maximum; discourage 2.0. Code change in progress to reduce parking requirements. ** Changed from 2:1 in 1979 NUMBER OF BEDROOMS STALLS PER D.U. REQUIRED Studio 1.2/D.U. 1 1.5/D.U. 2 1.8/D.U. 3 2.0/D.U. All (Over 50 units) 1.8/D.U. 1 1.5/D.U. 2 1.5/D.U. 3 2.0/D.U. .. • 1 Pos- . SPa411ae -S PLAN • 1OTE , pap. koLto FEt4C,E, SPACE ?BARDS in APART; FOR OPSN FENCE, SPACE 2) io 5u-rr To PosT l .I ELEVATION • t i , (0A la POST -- _2X4 TOP GAP I x Co OOARDS_. '2i coNTlNUOUS LAO TO POST AS NaTEO Above C PAINT WHIG) 2 A CVE i2 POST (PANT WH rre) PA /lt •le, HEAC,ER Ea) C I:SHED &RAoe. l8'' NOLE SAGKIAILL W / cieus4s ROCI4 CIL coP4c. COMP, GXtsT, StAibePOE SECTION = 1I -0' Jongejan Gerrard McNeal I tncorpor.t.d p.. Landscape Architecture Planning - Urban Design 23 103rd Ave. Northeast Bellevue, Wa. 98004 (206) 454 -5723 Fence Details The Cottages The Cottages Tukwila, Vim, Date: March 8, 1984 RECREATION AREA ANALYSIS Required Recreation Area - 15,213 S.F. Total For Children: 3,804 S.F. Other: 11,409 S.F. Provided - 15,220 S.F. Total For Children: 3,810 S.F. Other: 11,410 S.F. t2 ;! - 14. '- ' ,‘, • • 0'.ti.• ''. .'•; • • • 49 ' t o ,% ".4 5 , .- % ' ',' ,..; ..le -- 1';',5i,i' , -L ,;';''!:/:,'" .:,- ' ',y.,- •-, . + ;1 ,. ..,•iv, - . 4- 0.. 1 ), - ;; , ;1+ .-, i.:) ,. ' -+ A. qt.. +7 . g . 7 , r :.1 ).,, - )-• .7 ' ;,41. C. , ,, :•.' iii * lms........ ..............a.;,..-......w.......111,..,, • 4. 1 , ! , 1 ■ ' • . . . , 1 , , . \ , ,• , 1 . ; P I ... ip '''' t . I 1 ' , , I . , } i , ; 1 . . OK■ 1 I I . ii • • • • • • . • :i.,•;;Ai ,.;,4 4 4!.;;;,•71:i L .,:' '1;•• 4i. ." ,i ••• ' 4‘ 03W l Or CA. r ii44:erVg01 1 s' . .`•'• • .. -• $4. , ',,, •• it )+ + • , • : 1 ,,..,,, ,,r + , .., t 1.4., ,..,,• • • f , . .. ASPHALT PAVING 2 Aep 5UTt - ro pos TIONT Jongejan Gerrard McNeal trworponntad p 1■10Te s FoR SOLID F5,NCE, :corlyiLLY0 i" &PART; FOR OPaN FENCE, c-FisCS 1 5" Landscape Architecture Planning - Urban Design 23 103rd Ave. Northeast Bellevue, Wa. 98004 (206) 454-5723 eta.evA wris, 6)1 POST ---2.X - TOP GAP I g (it bo ARDS_ 2 AU CONITINUOUS LA TO POST AS Narer, AbOVS ( PAINT WHrIS-) (t) oveg POST crwr \m-In'E) V NO FNISHEC) liq SACXPILL W/ Mei CSUSRL Roca< CR. CZNio. COMP. extv, sueogoloe SEC:TION • % id Fence Details The Cottages WAC 197 -11 -1350 DECLARATION OF NONSIGNIFICANCE Description of proposal 80 Multiple Family Units on 4.62 Acre Site Proponent J.B. Wright Corp. Location of proposal NW corner of S. 152nd St. & 57th Ave. S. Lead Agency City of Tukwila File No. EPIC - 213 - This proposal has been determined not to have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43- 21C.020(c). This decision was made after review by the lead agency of a completed environmental checklist and other information on file with the lead agency and is conditioned upon compliance with the Tukwila Board of Architectural Review decision. This information is available to the public on request. The Declaration of Non - Significance is being issued subject to: 1) No wood or other combustible materials shall be used as roofing materials. 2) No point of any structure shall be located over 300 lineal feet from any hydrant (measured around building corners). 3) All structures, including carports, shall be fully sprinkled. 4) Existing topography shall be maintained as much as possible except as approved by the Tukwila Board of Architectural Review. 5) Public Works Department review and approval of storm water drainage system which is to be tied into the City's storm water system. 6) Existing vegetation will be maintained as'much as possible, except as approved by the Board of Architectural Review. 7) Timing of the development will be coordinated with the Public Works Department relative to the existing water supply and sanitary sewer system capabilities of the City. 8) Compliance with all other applicable provisions of the City of Tukwila ordinances and regulations. Responsible official Rick Beeler Position /title Acting Planning Director Address and phone 6200 Southcenter Blvd., Tukwila 433 -1845 Date February 27, 1984 Signature Published: Record Chronicle Date: March 4, 1984 CITY OF TUKWILA Notice of Public Meeting of the. Tukwila Planning Commission Any and all interested persons are invited to attend. Published: Record Chronicle, March 27, 1984 NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the 8th day of March 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 A. DR -6 -83, J.B. Wright Corp., requesting approval of 82 multiple family . units on 4.62 acre site. AGENDA ITEM IV) A. . DR -6 -83, J.B. Wright Corp. CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT INTRODUCTION Recently the J.B. Wright Corporation purchased this 4.51 acre site which is split into R -4 and R -3 zoning classifications (Exhibit A). The corporation proposes construction of 80 multiple family dwelling units. Per TMC Section 18.60.030(2)(C), (E) and (G) Board of Architectural Review (BAR) is required. A Declaration of Significance has was issued for the proposal. On January 12, 1984, but was withdrawn on February 24, 1984, due to the applicant submitting additional information. A Final Declaration was issued February 27, 1984. FINDINGS 1. Per TMC Section 18.60.070 the BAR may approve, approve with conditions or deny the application. Guidelines for this review are contained in TMC Section 18.60.050. 2. On August 4, 1980, the City Council approved a waiver for multiple family deve- lopment on the property, subject to: (1) The grant of waiver is approved only for authorization to proceed with application for SEPA review and rezoning. By this action, City Council makes no expressed or implied approval of a site development layout concept or dwelling unit /acre density level. (2) Determination of a site sensitive development pattern and appropriate density level shall be made by recommendation of the Planning Commission at the rezone hearing stage after all pertinent SEPA infor- mation is available. The Planning Commission recommendation shall be subject to final approval, modification or rejection by the City Council. 3. The City Council rezoned the property to the present zoning configuration on January 19, 1981, subject to: (1) The building /parking /circulation and related development details, as shown on Exhibit C, are conceptual only and are not approved. Any project proposed on this site subsequent to the passage of this ordi- nance shall require Board of Architectural Review approval of site, . architectural and landscaping details prior to issuance of building permits. Page -2- Planning Commission DR -6 -83, J.B. Wright Corp. March 8, 1984 (2) Maximum residential density for overall development of this site shall not exceed eighteen D.U. /gross acre. Maximum residential density for the R -3 portion of the site shall not exceed sixteen D.U. /gross acre. (3) Structured enclosed parking shall be provided for any project deve- loped on this site at a ratio of not less than one stall per dwelling unit. Unstructured parking shall be provided at a minimum ratio of one -half stall per dwelling unit. (4) The application shall equitably participate in proposed City of Tukwila Local Improvement District No. 30 or any subsequent local improvement district which is identical to or substantially the same as L.I.D. No. 30. (5) Fencing shall be provided on the north and east property lines of the property which is the subject of this ordinance. The design details of said fencing shall be agreed on in writing by the owner and repre- sentatives of the City of Tukwila. Upon adoption of the existing 1982 Zoning Code, these conditions were essentially removed, according to the City Attorney. Therefore, the 1.5:1 parking ratio in Condition 3 no longer is valid. The City Attorney advised staff that the Board of Architectural Review may require anywhere from a 1.5:1 to 2.0:1 (1983 Zoning Code) parking ratio. A parking ratio of 1.75:1 is proposed. Otherwise, the proposal conforms to the aforementioned conditions. 4. The site plan Exhibit C indicates disturing 70% of the property by grading and filling. Excavation into the bank at the northeasterly corner of the site is fairly extensive, but will be left in a satisfactory 2:1 slope and protected as much as possible by hydroseeding and plant material. Exhibit D indicates landscaping proposed in the development. Details of the fence have not been submitted. 5. Section 18.52.060 requires 15,213 square feet of recreation space. The pro- posed jacuzzi and picnic recreation areas satisfy part, but not all of this requirement. At least 3,804 square feet must be useable by children, which is not designated on the plan. 6. Along the northerly portion of the property lie single family zoned proper- ties which are underdeveloped. Views from existing residences will not be blocked by the proposal. This may not be the case for future single family residences in that area. 7. Applicable objectives and policies of the Comprehensive Plan are attached as exhibit I. Page -3- Planning Commission C - ., DR -6 -83, J.B. Wright Corp. March 8, 1984 CONCLUSIONS 1. TMC 18.60.050(1) addresses the relationship of the structure to the site and appears met by the proposal. Transition in development intensity and building mass occurs from the street to the adjoining single family property. Parking and circulation is predominantly contained in the interior portion of the site. 2. The relationship of the structures and site to the surrounding area (TMC Section 18.60.050(2)) seems to be appropriate and compatible. While the pro- posed building design is somewhat harmonious with adjacent development, the proposal also enhances the image of the neighborhood. The natural existing character of the site is attempted to be kept in the landscape plan. Vehicu- lar circulation is adequate, but pedestrian facilities are nonexistent, except for the northeasterly picnic area connected to the City trail. 3. Landscaping and site treatment (TMC Section 18.60.050(3)) address feasibility of development. Existing topography is difficult at best to maintain without cutting and filling. The highest portion of the site are along the northerly property line, particularly the northeastern corner of the site. With the exception of a few four- plexes in the northwest corner, this dominant hillside is fairly maintained. 4. A slope analysis was not submitted to document which portions of the site appear to exceed 20% in slope. The proposal may or may not satisfy the Comprehensive Plan regarding preserving such slopes, maintaining the "wooded character," retaining the "viable...wooded hillside," avoiding unstable slope areas, and preserving the "quality" of the "landform." However, any develop- ment of the property will disturb the undeveloped character of the site. The proposal appears to be within reasonable expectations for the property. 5. Landscaping material was chosen for solar energy potential and lack of main- tenance, and the overall use enhance the existing vista /view from the pro- perty. 6. Building design (TMC Section 18.60.050(4)) of the proposal is superior to the neighborhood, appropriate in scale, and fairly harmonious to the surrounding architecture. Monotomy of design is avoided by variety of building massing, orientation and modulation. 7. Mechanical equipment is not shown but exterior lighting is shown on submitted plans (Exhibit J) (TMC Section 18.60.050(5)). 8. Regarding parking on the site, staff feels constrained to adhere to the 2:1 parking ratio of the 1982 Zoning Code currently in effect. During adoption of the Code, the parking requirements for multiple family residences was discussed. The result of these deliberations in the existing 2:1 parking ratio currently being applied to multiple family residences. To date infor- mation supporting the proposed 1.75:1 parking ratio has not been submitted. Page -4- Planning Commission DR -6 -83, J.B. Wright Corp. March 8, 1984 9. Based upon available information staff preliminarily concludes the proposal for the most part meets the applicable design criteria. The two predominant exceptions are the amount of recreation space and provision of adequate parking. Perhaps in the public meeting the applicant can clarify the proposed relative to these issues. 10. The proposal represents a reasonable and well executed solution to development of the property relative to the Comprehensive Plan. RECOMMENDATION Staff preliminarily recommends approval of the proposal subject to: 1. Provision of 15,213 square feet of recreation space, including 3,804 square feet for children, per TMC 18.52.060 upon review and approval of the Planning Department. 2. Provision of parking at a ratio of 2 parking stalls per dwelling unit. EXHIBITS A Zoning Map. B Rezone Conceptual Site Plan. C - Proposed Site Plan. D Landscape Plan- Revised. E - Building Elevations. F - Survey of Property, Topography and Substantial Vegetation. G Carport Elevation. H Jacuzzi Area Enclosure Elevation. I - Applicable portions of the Comprehensive Land Use Policy Plan. J Exterior lighting details. RB /blk SUStirel u51t . LIGRW1.aITY1D R•A AGRYD-LTLRAL Li R•1.20D SINGLE RACY REDI:EMU/ R420 ▪ 51NC1 E FAMLY 0.5mENTmAL • —, j R S M 3 L E FAMLY RE9CENTIAL R•I.72 ▪ SNGLE FAMLY RESOENTWL ▪ P-2 TWD FAMILY MSDENDAL El R-3 TrQF.' AND FO.A NAMLY PESCIENTIAL O LOW APARTAENTS Li tLTRE RESIDENCE NIGH DENSTY P-0 PR]FESOCNAL AND OFFICE C•I • NEGGORHDCO FETAL C•2 L i REGIONAL FETAL C•P Li FUMED 9.6nESS CENTER C -M Li INDUSTRIAL PARK M -I Li LIGHT INDUSTRY M -2 • N£A/Y INDUSTRY R-I.120 ff - a ., R -1.120 4 ©on' oEP monwou \I IUNIffy MA' v4r4tLAT L4Ctr j ; APRL 24 ID82 1 µ JNOM1 NNIN1 :vai NV U 1U51.'I1 mwriaiau /*ez4 zasolu.itot �., • _ - '`•� :\ � . , .. . ♦• \ ,• ` � ' E \ •• • ♦ % \ • . •\ ■ ♦ I. • • • • • t ,• • ; • 1 • • • : • � • i I 1 1 f • • • • • • I I f f I. • i . I , S. ALYON . D! d 05 C{ 0 s sit W11 l • - 71IN W J sl,ff1 41' •1M /41KA97 .04040 •63L 111 - Array K•IIbEJ Cb.1/X• N AMU* "MOM O3Y1U1 L* 741 • : , o • ,\ • • • • • 0 . • • • • . \ • • • • • • • • • • • •. MOttfrr aL ms ,alwr -- LL 2 1 f/LL — rs I/N•7 nay er AEA47--> / N LEGEND CP &AMOR neat tL!(•TrIAV fG• ralSSllD GRAM ELl$471041 —too-- • ALEM R /AN1MfD GRADE Q ArrOU! ■ • ARW PiossuiSO 3117r .Lste.i Ql/ (, • ireconner •,•• • scr Q• AEYACERr £L21447,01, • i 1 77.14.5 . so' C /VLWa AAR1•ALM i2• A'LVOG OLOO. We GA•ONter Rtvrx ROCeltle, RIMY /ALGA.. LOA., GtADNN, IIC. TWAteNNION ALAN fC MY/ CO M9M N .GIT. I.9 -I. OWE \ I ' 1 1 N N. \ GALE:)" 20 � _ / CUT - S.' /82"° 5T. JRE D BY JOHN R. EWING AND ASSOCIATES CMS. ENONAERNO - LAND SUNVCTONS RENT. WASHINGTON DERIONED BY 1.1514 m' C+rrveuir APPROACH (]MMN US -81133 RV CHECKED 111' WSH OWNER '7!V FROM TVI haAN' ay world/ LxUU/S I Ass ,ATrs. J- B. !JR /GNT T/-/E COTTAGES GRADING PLAN Q pfLF.R Uf1Uf.WQtri1 / VrB f flie O DETULA MiPTNrerll/ fades .birch roRNtx NurtPw /Natwe docylcaa PLANT LI ST ' PIONXII t.ATTbUA/Ase,., ad+ t,pKtA O ltANTAUyWetts,m larch ' 1 VPULOY TEENY. OIOEVANPAi g ANNIn 2 iQ r;NUra N10WT1C0l.A /4AKiem Aita S rSEU00TS4J A KEN51eLl/oas.9. f. imam= T9M9 nETERORtTLt.ly /vlectevvl MA.ro& riNt DATE 2/Z8/84 106 NO. 77505 or uT oeCbRATNE. vs+000 TcSS2. -TYP. A P+rC.:057hrIt LUINVP+.P f-lairi manumit firm 4 KZUIPCL:A / Orecr trAre ;,,. NDES SMIGU1r.1b wT /teed flcwen. w.cant vhcaNium a/PUUM/ E•■ecgratn nucl4eowvy REV. NG. ococa RA/2414A , o■+r..GD Re meo IAA. T t> 4ccer, Wrier. Mateo Tax IDS DESCRIPTION ware LFC' ILIAG ••ac 6Y N .3M [E IA -eM 1 -1 -M 1-3.14 El. Jo. /5Z"° iT. • PRG06WIAYLO5 "'CGW/ Maim MAn6Mit4 sseow 111.,.' DATE JRE PREPARED SY KENT. WASHINGTON DESIGNED SY GAIN — LIGHT FlKTURC DRAWN SY GJUN —•- T7UMr rEIZ °:TicL05URC WASNIN erelfIl IAADSCA►I JOHN R. EWING AND A95OCIAfi ' t r' I'+ I : . ' ! CIVIL ENGINEONNG - LAND SUAveYOAS • Ch . _ S CITY Or PLANNING DEPT. %UE 1B 1 O.. in. • /52."' .iT. 1 NOTE L1 Ttet las. ANt BY 14-au .1 CE wl CHECKED PRG06'PPHYIL^Z MY:GIfV te1DAIA MAntaAItq HYOKOSEaveo coo5a 1•S.M I. G.M DATE JRE PREPARED eY KENT. WASHINGTON DESIGNED BY GLIN I L.161-IT FIXTURG --- GUMPSTETZ .ENCLOSURE JOHN R. EWING AND A ENGINEt WING - LAND DRAWN BY /U1-1 •TAT[ 0I WAON INGTON ItCIS tlto LA11O$CAPt AI A4TSCT • n , r s7.7 1•■1i OCIATEa.: 1 RV YORS �(sBale6t ie t�`t CNECKED SY f .; iTY 01 i U I,.. IL. P. PL.A('JNINCi L EPT. - OWNER Total NlbeRber of Unite - 80 Number of Parking Spell Provided - Covered - a2 Open - 58 • Total 140 Equelitto 1.75 Care / Unit .8. WRIGNT THE CDT TALES SHEET CONTENT Landscape / Site Plant` SY4.1.4i1311° 7� SHUT 8 • z 1! ilairim IMRE i ilm[pifiliim _Ave. /wt.. Ggios • 11.1c0-- UILDINC-1 Twzu 12 - 1,141 - r I [LI 1101(44 -- EirErig412jL==tirl=tY-- r b -1(.11L011,.-1,21111 - pree-t— Fri MIA'S ar CLUMP 312 13 E006 INVE.A4 • v 0 /1 tf) 4 .1 • .1 • "I Ma" 12' C • 12 Vt1" 200 3. MAAS 4.-1 1 3 . Ce13.8 Ama. 4 4, ,- 13 j Musa IU 6to• (P) • 3 0 41 02* ob el rams Arr... 1p I'CASISr s \ j : • 1Z k 0 , de* 4 t 1 01 .•4 . mimmsigNA_______._____Errstall1111111141 1 im ,--mr...--7„ma.Lum1 171 411 CLOS TIL9 * 0 .1 , 640•(.0) ',2.2 ,rauxis .11 8 .0.2 8.1111.15 .024 0 .0,1/1•18 s• • 0 .0•14.44 0 .91SW•VJ " 9 J 11 18" 0 r .2 ■•• r 33 1 - N 174 ..r•r ..•st• * 26. s .74 4 1 VOIS /52nd 14) o •0004. Wm. tin= zeza - em , 1 3 .s 0 • SURVEYOR'S NOTES "Bourobry and Street MoOn LIAM OS shown hereon ore oporoxirnote pend• resolution o 5777:et Centerlines o Trod ias anfunction with City of Tidavi/o Street Imprmernent Projeol. .7(P)• Genera/on from face a Pied of Brookroie Gorden Trachs, Vol /0, Pbge427. • Horse. Dennis ef Assocs.:et, INC. c 00000 48/16000 Is."1116••••• SURVEY OF NAI2OLD WYNN PROPERTY PQ R. W THORPE if ASSOCIATES ( •ar-AcH MAR 025 COMPANY EM 354-33-3. LAREE DOSPIKE p‘ e UP 07' ON WESTERLY FACE 6UY POLE MTH L/6111: SO' NORTHERLY Of /52nd 67: Ov EAST 5/1:r Of MACADAM ROAD EL • /14.60 WC 135 ossos-LnIZOL • • .4 L 772EE 61.1121/EY hit 5°CONIOUR no 47070 OOKVILLE GARDEN 772ACMVOLJOOT 70P06RAPHIC MAPP/N6 OF LOT BR zia Gevetze >- :PrRKING 4 /i2..Roof -.Arm. ' 13 3 L ton VaT io N 1 N e..) 13 L:PG 4 * e4 .. lot - +Ttw vo,r, j- ,..GCf•MS R f' of wAgiA•+. L. r -oo :0 1714 E.:. C07 C�E:� - I G -1 3R• _i... - epdo -rrL. t vv�• • E2Y 41.1j. 140;1 • • _...opt._. I. e4 ireof • .:, ...._..... ........._._. ±�:!.. �: t'?:: e2, �a...''1..:, v*. rw.:. ti° r�;. �l: �• F1' ��: i�1&' E.' Sht} �w .a�.."iS�ES}F!•k.^S�d\;4: "Li^`Si c_,'?::: in.:• -stn NG_: :•:___ .:.._.._ vt . Z " I.�•TTI c.� • of 11 EXHIBIT I Applicable Portions of the Comprehensive Land Use Policy Plan Policy 1. Maintain the wooded character of the steep slopes and upland plateau, and encourage the use of vegetation in slope stabilization. Policy 3. Discourage disturbance of vegetation when not in conjunction with the actual development of the property. (p. 24, Natural Environment) Policy 1. Strive to retain viable areas of wooded hillsides, agri- cultural lands, wetlands, streams and the Green River for wildlife habitat. Objective 3. Recognize the advantages and opportunities afforded by the topography and plan its use accordingly. (p. 25, Natural Environment) Policy 1. Discourage development on slopes in excess of 20 percent. Policy 2. Preserve the views of hillside residents. Policy 3. Preserve and promote the quality of natural landform. Policy 4. Discourage filling, grading, or excavations of land when not in conjunction with actual development of the land.) (p. 26, Natural Environment) Objective 6. Recognize the characteristics of local geology and consider them in the land use planning process. (p. 28, Natural Environment) Policy 1. Discourage development in areas where slopes are known to be unstable. In areas where the stability of slopes is questionable, allow development only after a qualified pro- fessional can demonstrate that slopes will be stable even after site modification. (p. 29, Natural Environment) Objective 8. Recognize the environmental basemap of the Tukwila Planning areas which depicts the distribution and extent of natural amenities based on the previously mentioned objectives and use this map as a general planning guide. (p. 30, Natural Environment) Policy 1. Strive to preserve steep hillsides and wooded areas in a sce- nic condition. Encourage replanting and revegetation of denuded areas not in the process of development. (p. 35, Open Space) (, (p. 34, Open Space) Policy 3. Provide for active recreation areas (ballfields, tennis courts, swimming pools, playgrounds, community center) con- sistent with the needs of the community. Policy 4. Provide for passive recreational areas (parks, natural reser- ves, picnic grounds) consistent with the needs of the community. MR/MANUFACTURER Ryther-Purdy Lumber Company has been custom fabricating wood lighting standards and coordinated products for more than 50 years. Using Western Red Cedar, one of nature's most durable and handsome materials, Ryther- Purdy lighting is a subtle complement to landscape architecture. LIGHTING STANDARDS / FIXTURES / GUIDE RAILINGS / SIGNS / CUSTOM MILLWORK / BENCHES o Lighting Stanaards OP / OVERALL PRODUCT, IN PLACE TYPE W / Straight Shaft This square shaft with tapered, chamfered corner pro- vides an illusion of tapering without sacrificing structural strength. Each post is customized to receive the fixture specified, and carefully designed for safe wind loading. CROSS SECTION (in.) 4x4 5x5 6'/2x7 9x9 10x10 MTG. HEIGHT (ft.) 6 -10 11 -16 17 -25 21 -30 25 -35 TYPE K / Knollwo.o.d The contemporary Type K accommodates a wide variety of luminaires and mounting arrangements: top, end or pendant- mounted. Single or double arms may be specified, 2' to 6', that are quickly and easily secured at the site. CROSS SECTION (in.) 5x5 6'/2x7 9x9 10x10 MTG. HEIGHT (ft.) 10 -16 17 -24 24 -30 25 -35 CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM IV) A. • DR -6 -83, J.B. Wright Corp. INTRODUCTION Recently the J.B. Wright Corporation purchased this 4.51 acre site which is split into R -4 and R -3 zoning classifications (Exhibit A). The corporation proposes construction of 80multiple family dwelling units. Per TMC Section 18.60.030(2)(C), (E) and (G) Board of Architectural Review (BAR) is required. A Declaration of Significance has been issued for the proposal, thereby requiring an environmental impact statement. Until the EIS process is completed, a land use decision by the City cannot be made on the proposed project. Therefore at this time BAR review is confined to commenting upon the proposal without com- mitting the BAR in any way to approve or deny the project at this or any other time before completion of the SEPA process. In effect BAR role at this time is advisory in nature to staff relative to the EIS process and the applicant relative to the project design. Since the Design Review process could extend beyond one meeting, this initial meeting may help to avoid the need for more than one meeting after the completion of the SEPA process. FINDINGS 1. Per TMC Section 18.60.070 the BAR may approve, approve with conditions or deny the application. Guidelines for this review are contained in TMC Section 18.60.050. 2. On August 4, 1980, the City Council approved a waiver for multiple family deve- lopment on the property, subject to: (1) The grant of waiver is approved only for authorization to proceed with application for SEPA review and rezoning. By this action, City Council makes no expressed or implied approval of a site development layout concept or dwelling unit /acre density level. (2) Determination of a site sensitive development pattern and appropriate density level shall be made by recommendation of the Planning Commission at the rezone hearing stage after all pertinent SEPA infor- mation is available. The Planning Commission recommendation shall be subject to final approval, modification or rejection by the City Council. Page -2- PLANNING COMMISSION DR -6 -83, J.B. Wright Corp. January 26, 1984 3. The City Council rezoned the property to the present zoning configuration on January 19, 1981, subject to: (1) The building /parking /circulation and related development details, as shown on Exhibit C, are conceptual only and are not approved. Any project proposed on this site subsequent to the passage of this ordi- nance shall require Board of Architectural Review approval of site, architectural and landscaping details prior to issuance of building permits. (2) Maximum residential density for overall development of this site shall not exceed eighteen D.U. /gross acre. Maximum residential density for the R -3 portion of the site shall not exceed sixteen D.U. /gross acre. (3) Structured enclosed parking shall be provided for any project deve- loped on this site at a ratio of not less than one stall per dwelling unit. Unstructured parking shall be provided at a minimum ratio of one -half stall per dwelling unit. (4) The application shall equitably participate in proposed City of Tukwila Local Improvement District No. 30 or any subsequent local improvement district which is identical to or substantially the same as L.I.D. No. 30. (5) Fencing shall be provided on the north and east property lines of the property which is the subject of this ordinance. The design details of said fencing shall be agreed on in writing by the owner and repre- sentatives of the City of Tukwila. 4. On October 7, 1980, in connecting with the aforementioned rezone of the pro- perty, a Declaration of Non - Significance (State Environmental Policy Act) was issued subject to: This declaration of non - significance pertains only to the legislative act of rezoning the subject property to a more - intensive residential use cate- gory. The Responsible Official reserves the option to perform a separate threshold determination for any project submitted for approval following the rezone action, and to require thereby completion of an expanded checklist or completion of an Environmental Impact Statement. 5. Rezone condition (1) refers to a conceptual site plan (attached Exhibit B). The proposal (Exhibit C) generally conforms to this plan. 6. Rezone condition (1) limits overall density on the property to a total of 81 dwelling units (18 d.o. /acre x 4.51 acre = 81 units). The proposed overall density is 80 units. Development on the R -3 zoned portion of the property was limited by this con -. dition to 32 dwelling units (16 d.o. /acre x 2.03 acres - 32 units). Only 28 units are proposed in this area of the site. Page -3- PLANNING COMMISSION DR -6 -83, J.B. Wright Corp. January 26, 1984 7. Rezone condition (3) required covered, enclosed parking for 82 cars and unco- vered parking for 41 cars. Provided are 80 covered parking stalls and 35 uncovered parking stalls, a difficiency of a total of 8 stalls. 8. Rezone condition (4) stipulates participation in L.I.D. 30 which was for construction of roadway improvements in the S. 152nd St. right -of -way. The property owner participated in the L.I.D., and construction was completed. The question of adequacy of the existing water supply to the property, rela- tive to the proposal's needs and resulting impact upon up -hill properties, aroze in the environmental review. To date information raises serious con- cerns for up -hill properties, but additional study is being done by staff and the applicant in the environmental review process. The results will be available at the future BAR review of the final proposal. 9. Rezone condition (5) requires fencing along the northerly and easterly property lines. Exhibit C includes a 6 -foot "sight obscuring decorative wood fence...per ordinance No. 1200." 10. Accompanying the rezone application was a survey of the property including existing topography and substantial vegetation (Exhibit F). This was used by the applicant in preparing Exhibits C and D. The proposal features grading and /or filling the majority of the site. Exhibit D indicates landscaping proposed in the development. Details of the fence have not been submitted. 11. The existing water supply to the site and up uphill properties is presently inadequate during a fire which requires Fire Department use of a sprinkler system draw from the system. A fire will render water pressure inadequate on top of North Hill. 12. The site plan Exhibit C disturbs by grading and filling 70% of the property. Excavation into the bank at the northeasterly corner of the site is fairly extensive, but will be left in a satisfactory 2:1 slope and protected as much as possible by hydroseeding and plant material. 13. Details of the design of the carports and jacuzzi recreation area were not submitted. 14. Section 18.52.060 requires 15,213 square feet of recreation space. The pro- posed jacuzzi recreation area satisfy part, but not all of this requirement. At least 3,804 square feet must be useable by children, which is not designated on the site plan. The 15,213 square feet of recreation space has not been earmarked on the site. 15. Along the northerly portion of the property lie single family zoned proper- ties which are underdeveloped. Views from existing residences will not be blocked by the proposal. This may not be the case for future single family residences in that area. 16. Applicable objectives and policies of the Comprehensive Plan are: Page -4- PLANNING COMMISSION DR -6 -83, J.B. Wright Corp. January 26, 1984 Policy 1. Maintain the wooded character of the steep slopes and upland plateau, and encourage the use of vegetation in slope stabilization. Policy 3. Discourage disturbance of vegetation when no in conjunction with the actual development of the property. (p. 24, Natural Environment) Policy 1. Strive to retian viable areas of wooded hillsides, agri- cultural lands, wetlands, streams and the Green River for wildlife habitat. Objective 3. Recognize the advantages and opportunities afforded by the topography and plan its use accordingly. (p. 25, Natural Environment) Policy 1. Discourage development on slopes in excess of 20 percent. Policy 2. Preserve the views of hillside residents. Policy 3. Preserve and promote the quality of natural landform. Policy 4. Discourage filling, grading, or excavations of land when not in conjunction with actual development of the land.) (p. 26, Natural Environment) Objective 6. Recognize the characteristics of local geology and consider them in the land use planning process. (p. 28, Natural Environment) Policy 1. Discourage development in areas where slopes are known to be unstable. In areas where the stability of slopes is questionable, allow development only after a qualified pro- fessional can demonstrate that slopes will be stable even after site modification. (p. 29, Natural Environment) Objective 8. Recognize the environmental basemap of the Tukwila Planning areas which dipicts the distribution and extent of natural amenities based on the previously mentioned objectives and use this map as a general planning guide. (p. 30, Natural Environment) Policy 1. Strive to preserve steep hillsides and wooded areas in a sce- nic condition. Encoureage replanting and revegetation of denuded areas not in the process of development. (p. 34, Open Space) 1 Page -5- PLANNING COMMISSION DR -6 -83, J.B. Wright Corp. January 26, 1984 Policy 3. Provide for active recreation gareas (ballfields, tennis courts, swimming pools, playgrounds, community center) con- sistent with the needs of the community. Policy 4. Provide for passive recreational areas (parks,g natural reser- ves, picnic grounds) consistent with the needs of the community. (p. 35, Open Space) CONCLUSIONS 1. While the environmental review process is incomplete, preliminary design review of the proposal is possible. This review is advisory in nature and not necessarily binding. However, the applicant requested at least the opinions of members of the Board. Such opinions appear reasonable under the circumstances without violating the State Environmental Policy Act. 2. TMC 18.60.050(1) addresses the relationship of the structure to the site and appears met by the proposal. Transition in development intensity and building mass occurs from the street to the adjoining single family property. Parking and circulation is predominantly contained in the interior portion of the site. 3. The relationship of the structures and site to the surrounding area (TMC Section 18.60.050(2)) seems to be appropriate and compatible. While the pro- posed building design is somewhat harmonious with adjacent development, the proposal also enhances the image of the neighborhood. The natural existing character of the site is attempted to be kept in the landscape plan. Vehicu- lar circulation is adequate, but pedestrian facilities are nonexistent. 4. Landscaping and site treatment (TMC Section 18.60.050(3)) address feasibility of development. Existing topography is difficult at best to maintain without cutting and filling. The highest portionsof the site are along the northerly property line, particularly the northeastern corner of the site. With the exception of a few four- plexes in the northwest corner, this dominant hillside is fairly maintained. A slope analysis was not submitted to document which portions of the site appear to exceed 20% in slope. The proposal may or may not satisfy the Comprehensive Plan regarding preserving such slopes, maintaining the "wooded . character," retaining the "viable...wooded hillside," avoiding unstable slope areas, and preserving the "quality" of the "landform." The environmental review process will facilitate future BAR review of the proposal. Landscaping material was chosen for solor energy potential and lack of main- tenance, but the overall effect may not enhance the existing vista /view from the property. Trash containers are not included in the proposal. `Page -6- PLANNING COMMISSION (... DR -6 -83, J.B. Wright Corp. January 26, 1984 5. Building design (TMC Section 18.60.050(4)) of the proposal is superior to the neighborhood, appropriate in scale, and fairly harmonious to the surrounding architecture. MonotoAy of design is avoided by variety of building massing, orientation and modulation. Mechanical equipment and exterior lighting is not shown on submitted plans. (TMC Section 18.60.050(5)). 6. Exhibits C and D do not clearly indicate parking on the site. It appears the development can accomodate necessary parking requirements. 7. Based upon available information staff preliminarily concludes the proposal for the most part meets the applicable design criteria. Some details remain to be resolved, i.e., water supply, design of carports, satisfying recreation area requirements, reevaluation of vista /view preservation and /or enhancement. Furthermore, the environmental review process conclusions must be considered. But overall, the proposal appears acceptable. EXHIBITS A - Zoning Map. B - Rezone Conceptual Site Plan. C - Proposed Site Plan. D - Landscape Plan. E - Building Elevations. F - Survey of Property, Topography and Substantial Vegetation. G - Carport Elevation. H - Jacuzzi Area Enclosure Elevation. RB /blk NM 1.' NI i • t verA aootwnws'wlt.., tv h /1.343 7oner— mot r tCV P 11..e +ewv 4b4lI N.nL.� 41 HYONDSMED eft% wow uwis I � I • S io. JOHN R. EWING AND ASSOCIATES CIVL DIO 1r! ND • LAND ltPiv[YON3 I2O411S7 - IS CHlCIttD F A NtIttltl y111CI ,.B. WRIGHT TIE to CRT LNd H. 0E..a . MImD CrAAa -r,v (PER DRR QED) THE COTTAGES SNRTLSIIt1 t LAl/D3GAPE PLA,V *04,11 Mega. Fvs. 4L • t*.n•. 6UILDIN6 Srv" G TNRL: 12 • - uNrr fn'Pe'c' Cu1qa eIipt a der ova' 0 •• �..�! ter✓.. -�Q�, " Name PAVEM 5 ,RYCYl7P'S AVMS L6bu dry agar Street Moron Lri,es ad w+nooto hereov ors o ximate ve :, revolution d d C *i1# Street es and mad ursoforiao ,h Ca1Junctiam with City d 711avito Street Im&vwdneat A' t. 1.10) • Cearensian from face of Plot W eign/e a roots, Vol fo, Abge 47. •!E`ACH M4Qk , UPS COMPANY QM d54•S•2. LAPOC DD 6O/Kt UP 07' av we5TCRLY FACC BUY MCC WITH LRAM: 30' NOQTMCQLY OF 5152nd 6r Ov CAST WC Of MACADAM MAO CL • /11.64 C -I't? _ _ �� Herten Dennis t! Ariwri4ter Inc.' " �„_ 712EZ SURVEY # 3'Ct7t1TO P INTER1IIL -» _____ ,_...�_ ' 1 • 1 1 11Filll1J11 waver OF HAROLD WYNN POOPE'RTYI-' ' ropo 3RRAON c AdAp o�'Lor 24 J_ —___ �___ _..._�.._ . �_ . ' c..�.xm 1.1 ono n w ninon. d ARSDC!ITE3 ••• I -'�- BGI010►[YIILE GAOL�N 172i1C111t7LV 11010 • z) ..***,... ■ ••:•IZIWT::::-; - >Y4iiN ..-,...A.,... ...t ., 1.. it 1 4 1 1, ■ e., covetzecx:-.9•44KIN C. v.■ 9112 . ROof ftTh - V0 , a wittlespow EALmommtrA 111111111111111111 of-44415rtb-m I • r • ....\"/A, • t • ± • Felt4e4 --44714TIEJ V C■W Wait r P of Nov.ikt.t. L - E WT I 0 ki Pict-giq t•IG e., 1:5LI2c. 714 C 'Co fL ARV' evfgoern...e v‘Ge.. • :,•!•:!•)•'_?- " • Dear Shupe: AEM:gjn Enclosure Ifortof Dennis es! Associates, I►TC. Lo►►s tr tin 1.n v uccrs January 19, 1984 Shupe Holmberg, P.E., L.S. "John R. Ewing & Associates 622 South Central Kent, Washington 98031 RE: Fireflow.Analysis for "The Cottages" HDA JOB 5194.0 We have completed the computer analysis of fireflow for "The Cottages" Per your request. We have determined that the 2500 gpm required fireflow is available at 20 psi residual pressure within the proposed development at elevation 170+ feet assuming an 8" loop is constructed as shown on the atta- ched piping layout. During the fireflow similation we assumed a background flow for the entire Tukwila system of 2,900 gpm. During such a fire event, inadequate pressures on top of North Hill would exist probably in a range of 5 to 12 psi. � If you desire additional tests or information, please call us. Sincerely, HORTON DENNIS & ASSOCIATES, INC. Alan E. Meyers, P.E. MOM JA1! 19 1984 I N CITY ~OF TU��b`JiLA 113 i JAM 1:" 1984 3�Ii:l 1 t.I;..IJ C+.I lvd'L.'J.... ..J 6133 Bath Ave. South, Seattlefns/ii;igton 98108 • Phone 767 -3456 THE COTTAGES J. B. bright pl i 1 fi. r : incorporated p.s. 23 103rd Avenue Northeast 1 J Bellevue, Washington 98004 (208) 454.5723 PLANNW; DEPT, The Cottages is a proposed multi- family residential development in the City of Tukwila. The steep, wooded site faces south and overlooks the Green River Valley in the area of the Southcenter shopping development. The site plan for the Cottages is influenced by a number of basic design precepts. A primary concern is to create a pleasant living environment for future site residents while limiting impact on the site and adjacent areas. Therefore, buildings have been sited to take advantage of solar access, limit grading and save existing vegetation. While limiting grading and filling, the site plan avoids massive retain- ing walls that would detract from the natural character of the site. Approximately 30% of the site will remain undisturbed. After completion of construction, approximately 40% of the site will be maintained in a natural, informal open space area. (This estimate does not include any area within ten feet of buildings or paving.) The existing vegetation is typical for moist woodlands in the area. Trees include Thuja plicata (western red cedar), Acer macrophyllum (big - leaf maple), Alnus rubra (red alder) and Populus trichocarpa (black cottonwood). Understory vegetation, which is quite dense in places, includes Gaultheria shallon (salal), Mahonia nervosa (Oregon grape) and Symphoriocarpus spp. (snowberry). Existing trees shown on the site plan were surveyed in 1981 by Horton Dennis and Associates. The trees noted are large specimens, over 8" caliper. Many trees of smaller caliper exist on the site. In areas left undisturbed by construction, several of these will be saved. The proposed landscape development plan emphasizes natural vegetation. On site and when viewed from a distance - as from the valley floor - the open space areas will reflect the colors and textures of the existing vegetation. This effect will be created by the use of native and natu- ralized trees, such as Populus tremuloides (quaking aspen), in informal, natural groves. Native evergreen trees such as Tsuga heterophylla (west- ern hemlock) and Pseudotsuga menzeisii (Douglas fir) will provide a background and counterpoint to the groves of deciduous trees. In open space areas disturbed by construction, rough grasses will be seeded. These areas will be allowed to naturally regenerate understory vegeta- tion. New plantings of native trees and shrubs, as well as existing vegetation will screen views of the site from adjacent residential areas. Jongejan Gerrard McNeal Near buildings and paved areas, a more formal character will prevail. Emphasis will still be on native plants; however, these will be selected for visual interest, flowering and seasonal color. Rhododendrons, Ribes sanguineum (flowering current) and Mahonia aquifolium (tall Oregon grape), in addition to lawn, are examples of shrubs and groundcovers used in this area. Native and naturalized plants are adapted to the local climatic condi- tions. The Pacific Northwest, for all of its rainfall, suffers a season- al summer drought. For this reason, native plants are drought- tolerant: able to withstand periods of dryness in late summer. There are two major reasons why native vegetation suffers when artificial irrigation is introduced to a site. First, irrigation can put too much water on a plant, causing it to drown. Secondly, the abundance of water causes the plants to put on new growth in late summer. This growth then freezes in the first frost, stressing the parent plant. Since the landscape deve- lopment plan for the Cottages emphasizes native plants, irrigation is not desirable at the site. January 19, 1984 JRE January 19, 1984 Rick Beeler Associate Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 RE: DR -6 -83 The Cottages Dear Rick: Building 1: Building 2: Building 3: Building 4: John R.Ewing & AssociatEs civil EngIf1EErS -land survEyors JN 77505 I have enclosed a copy of the computer run completed by Horton Dennis for The Cottages project. You may want to speak with Engineering if you have any questions regarding the data. Jongejan /Gerrard /McNeal of Bellevue will address the landscape plan as well as the existing vegetation, slope treatment, etc. Should you have any questions in these areas, please call Dirk Jongejan directly. In our meeting with you and Brad Collins, it was explained that the statement by the soils engineer that he should be present for the instal- lation and compaction of the fill material is a standard statement to protect himself and does not reflect any unusual conditions on the site. If you need any additional explanation of this statement, I will have Mr. Eaton call you directly. The grading plan has been revised in the following manner: The building was moved northerly to comply with the 30 -foot setback requirement and additional parking was added north of the building to be in closer proximity to the units. Four units were dropped from the building and the building was moved northerly to the 30 -foot setback. The building was moved southwesterly to open up substantially the space between the upper parking lot and this building. The building was moved northerly to the 30 -foot setback. 622 So. antral • KEnt, Washington 98031 • (206) 852 -6633 Building 5: Building 6: Buildings 7-12: JRE :mlu Rick Beeler January 19, 1984 Page 2 Sincerely, JOHN R. EWING & ASSOCIATES ohn R. Ewing, P.E. ; . S. I!IAN 19 1984 cay op The building was moved southwesterly to eliminate an extremely large rockwall and to preserve the existing slope and vegetation. The building was moved southwesterly to meet the 20 -foot rearyard setback requirement. The buildings were moved southeasterly to meet the 20 -foot rearyard setback requirement and to provide a minimum of 10 feet separating the buildings . These changes have not only been made to meet the setback require- ments but also to save more of the existing significant trees, reduce the extent of rockeries, open the units more in terms of light, and decrease the overall density of the project. C C 4-• CITY OF TUKWILA NOTICE OF PUBL I C . MEETING OF THE • TUKWILA PLANNING COMMISSION NOTICE IS HEREBY GIVEN that the Tukwila PLANNING CQMISSION has fixed the P.M. in City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place far A. DR -6 -83, J.B. Wright Corp., requesting approval of 84 multiple family units on 4.62 acre:. site. B. DR -1 -84, Pacific Townhouse Builders, requesting approval of Sunwood III consisting of•66 multiple family units on a 3.85 acre site. Any and all interested persons are invited - to attend. Published: 26th day of January , 19 84 at 8:00 DISTRIBUTION: Record.Chronicle Date: January 13', 1984 Mayor JRE January 6, 1984 Rick Beeler Associate Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, WA '98188 RE: DR -6 -83 The Cottages Dear Rick: Following is a response to concerns raised in our conversation of January 5, 1984: . 1. Fireflow and Pressure Supply: John R.Euing & Associates � rs -land survEyors JN 77505 RilnIMED [JAN 6 1984 CITY OF TUKWILA PLANNING DEPT. This problem was identified in the study done by Horton Dennis in 1980. One of the solutions to the problem was to construct a 12 -inch transmission main from the pump station on the north hill to the Southcenter area. This transmission main will be constructed this year. The Cottages is a proposed 84 -unit apartment complex. Fireflow requirements for this development are approximately 2500 gallons/ minute (the units will be sprinklered). Even with a 50% loss in pressure for the overall water system, the fireflow requirements for the project can still be met. The proposed water system for the development would tie into the existing 8 -inch main in 57th and loop through the project, tying into the 6 -inch main in 152nd. There is no upgrading of main sizes proposed in the comprehensive water plan for this area. . 2. Cul -de -sac Requirements: The Fire Marshall of the City of Tukwila has requested 70 -foot- diameter turnarounds for the proposed project or a looped driveway system. It is not environmentally possible to impose these turn- arounds on the steep slopes of the project. A decision has been made to sprinkler the applicable buildings on the project so that these requirements will no longer be necessary. 622 So. Central • Kent, Washington 98031 (206) 852-6633 Rick Beeler January 6, 1984 Page 2 3. Building Setbacks: Normal frontyard setback requirements would be 30 feet. Eighty feet west of the southwest property corner, on the south side of the street, however, the La Vista Estates building is located approximately 10 feet off the property line. The three buildings of The Cottages that are adjacent to 152nd are set back 16, 16, and 24 feet, respectively. Because the other building in the area has a setback similar to these, it is requested that an adjustment be made in the setback requirement. If this is not possible, the following adjustments would be made to the site plan with minimal overall effect: Building 1: The offset for the building would be reduced to comply with the 30 -foot setback. Building 2: The building would either be relocated slightly or two units on the south end of the building would be eliminated. Building 4: The building would be moved north about 6 feet to comply with the setback. In regards to the Building 7 rearyard setback, this building would be moved slightly south and east to comply with the 20 -foot rearyard setback requirement. As it was stated before, these adjustments to the plan are minor and can be handled at the time of the final application for permits. 4. Grading in the Area of Building 4: 5. Traffic: The construction for Building 4 will be either pile or pier and grade beam per the approval of the soils engineer. This type of construction was not identified on the grading plan and was a concern of the City. The capacity of the streets in the area of the project is in the vicinity of 5000 cars /day. The existing traffic counts for this area show a daily traffic volume of approximately 1800 cars /day. It is obvious that both 152nd and Macadam Rd. are substantially below capacity. The area of concern expressed by the Police Department is in regards to the intersection of 152nd and Macadam Rd. The traffic volume for Rick Beeler January 6, 1984 Page 3 Macadam Rd. is approximately 500 cars/day, with. 152nd at approx- imately 1250 /day. If the Police Department is concerned about the intersection, they might want to consider stopping traffic on Macadam Rd. and allowing traffic on 152nd to have the right -of -way. It is not felt that this is necessary because both streets are well below capacity but it would answer the Police Department's concern. 6. Tree Survey: Regarding the survey by Horton Dennis, it would appear that they picked up all of the significant trees. In the northeast corner of the site, where there are some existing smaller alder trees, these will . be augmented by the planting of some evergreens but a substantial portion of this area (approximately 20, 000 square feet). will be left • in its current state. Should you have any further questions, please contact this office. Sincerely, JOHN R. EWING & ASSOCIATES JRE :mlu G2 John R. Ewing, P.E. , L.S. JRE January 5, 1984 Rick Beeler Associate Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 John k. Ewing & Associates coy i e mime rs- land sirvey rs 3N 77505 RE: DR -6 -83 Item #6 of December 13, 1983 letter Landscaping for J.B. Wright's project, "The Cottages" Dear Rick: HUME M ari 6 1se4i CITY OF TUKWILA PLANNING DEPT. As you know, the predominant pla.nt material on the site is the clumps of and individual large maple trees with a mixture of some alder, cottonwood, and cedar. The landscaping plan shows in detail the existing trees on -site that will be removed by the construction of the buildings, parking areas, and grading. As many as possible of the existing trees will be saved. They will be supplemented in the following manner: 1. The west entry to the project will be landscaped with a com- bination of flowering plums as a decorative tree and shore junipers - and golden pfitzers for a groundcover and soil stabilization on the cut and fill slopes. 2. At the end of the entry, a series of photinia will be planted, not only to act as an addition of colour but also as a defined terminus for that particular parking area. 3. The fill slopes to the west of Buildings 4 and 5 will be planted with English ivy, not only for appearance's sake but also as a method of eliminating the erosion potential on the 2 :1 fill slope. This will also add 'a pleasing appearance to the project from the west as the ivy will cascade over the rockwall as it matures. 4. On the road side of the pool and also along the parking area adjacent to the pool, strawberry trees will be placed at 6 feet on center. This is a fast - growing shrublike tree and will act as a screening device for this area from the street as well as add colour to the general area. The area around the pool will also be planted with lawn and a mixture of Eastern hemlock, Douglas fir, and photinia which will augment the existing large maple trees. 622 So. CEntral • Kent, Washington 98031. (206) 852 -6633 • Rick Beeler January 5, 1984 Page 2 5. At the east entrance to the project, the area again will be planted with flowering plums as a decorative tree and the slope stabilized with golden pfitzers. 6. The area west of and below the rockwall for Building I will be planted with a series of strawberry trees to act as a visual barrier for the rockwall in that area. 7. In the area north of Buildings 8 and 9, the small cut slope will be planted with ivy, with the area between the top of the bank and the north property line augmented with a series of Douglas fir. These firs will be placed'in this area to add variety to existing maples there. 8. At the east end of the site, the 2 :1 cut slope will be planted with ivy. 9. The large cut slope northerly of Buildings 10, 11, and 12 will be treated in the following .manner: the slope will be cut at a 2 :1 slope and will be scarified at 90° to the slope; 4 inches of topsoil will be placed on the slope; and it will be hydroseeded and covered with jute matting. In consultation with Dave McNeal of Jongejan/ Gerrard /McNeal, Bellevue, it was felt that any trees on the slope should be of a volunteer nature rather than try to impose them on the slope. As you can see, all the exposed slopes have been treated with either planting of ivy and a variety of junipers or hydroseeding with jute matting, which should preclude any problems with erosion on these slopes. A variety of other types of plant material has been included . to augment the existing deciduous trees on -site. Should you have any questions, please contact this office. Sincerely, JOHN R. EWING & ASSOCIATES 9ete John R. Ewing, P.E. , L.S. JRE:mlu JRE December 30, 1983 Rick Beeler Associate Planner City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RE: J.B. Wright Project on S 152nd • ( "The Cottages ") Dear Mr. Beeler: r John R.Ewing & Associates cvkrS -land surveyors JN 77505 !DEC 3 0 1983 CITY OF TIJ���YILA PLANNING DEPT. Enclosed for your review are four copies of the revised grading plan for J.B. Wright's proposed 84 -unit project on S 152nd St. •After reviewing the original grading plan and the soils report, we decided to revise the site plan to minimize the amount of grading and rockeries required. The revised grading plan has considerably less excavation and fill required as well as fewer and smaller rockeries. Buildings 6 -12 have been moved northwesterly and are now closer together. This opens up a large area in the northeast portion of the site which will be left natural and which will serve as a buffer between the trail on the east side of the site and the development. The jacuzzi and pool will be located south of Building 3 and west of Building 2. The entire area between Buildings 2 and 3 is planned as recreation area and most of the proposed recreation area (12,000 square feet) for the project will be located between these two buildings. It is a central location and is relatively flat. The remaining recreation facilities relative to Section 18.52.060 of the code will be located easterly of Building 12. As many of the existing trees as possible will be saved but, with such a steep site and the constraints on parking lot and access road grades, a number of trees will have to be removed. The site will be landscaped and new trees will be planted to mitigate the removal of existing trees. The predominate species of trees on the site are maple and alder. The majority of the new trees will be evergreens (Douglas fir, hemlock), although some decorative trees (birch, flowering plum) are also planned. 622 SaCentral • Kent, Washington 98031 • (206)852 -6633 Rick Beeler December 30, 1983 Page 2 The latest topographical and substantial vegetation survey by Horton Dennis & Associates (August, 1980) was utilized for the grading and landscaping plans. This survey appears to be substantially correct. S 152nd St. has been improved since the survey was performed so the survey will need to be upgraded in this area prior to final grading plan design. It is anticipated that this will result in only minor modifications to the site entry since the on -site topography has not changed. It is not anticipated that this development will have a significant impact . on the groundwater. The excavations on the site will occur where little or no groundwater was encountered. The major area in which groundwater was encountered was near Buildings 2 and 4. These buildings will be constructed using pilings, pier and grade beams, or structural fill as recommended in the soils report and will have only a minor effect on the groundwater in this area. The alteration of the existing use of the site by the proposed land use is consistent with the existing zoning and comprehensive plan. It fits in well with the surrounding area, which is developed as apartments. The proposal will not block any views or vistas now open to the public or adjacent properties. The site is steep but the building elevations have been changed to "step" up or down within the building to better fit the site and minimize the grading required. Again, by relocating Buildings 6 -12, a large area in the northeast portion of the site will be left natural and will serve as a buffer between the trail on the east property line and the development. Please call me at 852 -6633 if you have any questions on the new grading plan. I would be happy to meet with you and discuss the grading plan at your convenience. Very truly yours, JOHN R. EWING & ASSOCIATES �.J Shupe Holmberg, P.E. , L.S. SH: mu enc cc: Hank Chumney, J.B. Wright Corp. CITY OF TUKWILA NOTICE OF PUBLIC HEARING OF THE TUKWILA PLANNING COMMISSION c NOTICE IS HEREBY GIVEN that the Tukwila PLANNING CCNIISSION has fixed the P.N. in City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for 83 -28 -BAR, J.B. Wright Corp., requesting approval of 84 multiple family units on a 4.62 acre site. Published: 12th day of January , 19 84 at 8:00 Record Chronicle Date: December 30,'1983: DISTRIBUTION: Ma o J.B . Wright Corp. Any and all interested persons are invited to attend. Rick Beeler, 'Associate Planner Published: DISTRIBUTION: Mayor CITY OF TUKWILA. NOTICE OF PUBLIC HEARING OF THE • TUKWILA PLANNING COMMISSION ' NOTICE IS HEREBY GIVEN that the Tukwila PLANNING CCT'•'1`iISSION has fixed the 15th day of December 19 83 at 8:00 . P.N. in City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for A. 83- 26-BAR, Foster Golf Links Clubhouse, City of Tukwila, requesting .addition.of_exterior enclosed stairway. B. 83 -27 -BAR, Durbin Corporation, requesting site alteration of a non- conforming development. C. 83 -28 -BAR, J.B. Wright Corp., requesting approval of 84 multiple family units on a 4.62 acre site. Any and all interested persons are invited to attend. Rick Beeler, Associate Planner. Record Chronicle Date: December 4, 1983 0 ■11LA 1909 City of Tukwila December 13, 1983 Henry Chumney J.B. Wright Corp. 1111 Third Ave. • 7th Floor Seattle, WA 98101 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor RE: So. 152nd St. Property - DR -6 -83 Dear Mr. Chumney: Pursuant to our telephone conversation of December 12, 1983, herein is summarized the additional environmental information needed to.complete the environmental review required by the State Environmental Policy Act. The environmental checklist submitted with your application to the Board of Architectural Review either does not sufficiently explain the following items or supplemental information is needed: 1. Geotechnical soil study and recommendations performed by a certified siols engineer to include: A. Underlying soils B. Hydrology C. Geology D. Slope Stability E. Load Bearing Capability F. Possible Slippage This engineer shall provide on -site supervision of the study and have authority to expand its scope according to conditions found in the field relative to the proposed site plan (Item 1, page 2). 2. Analysis of proposed recreation facilities relative to Section 18.52.060, Tukwila Municipal Code. (Item 19, page 8). 3. Evaluation of latest topographical and substantial vegitation survey of Horton Dennis & Associates, August,. 1980, for any revisions. (Item 4, page 4). 4. Pursuant to the aformentioned soil analysis, evaluation of any change or alteration of ground water flow or direction and any change in quantity of groundwater by excavation (Item 3, page 3). 5. Grading and excavation plan. 6. Description of the proposed landscaping relative to existing vegita- tion (Item 4, page 4). 7. Description of the alteration of the existing use of the site by the proposed land use, and how the proposal fits the Comprehensive Plan and existing zoning (Item 8, page 5). 8. Description of the amount of addiitrtanal traffic that will be generated by the proposal, and how this volume compares with capacity of existing City streets (Item 13, page 6). 9. Description of the visual change of the existing site by the proposal relative to any views or vistas open to the public and /or adjacent properties (the City owns a trail easment along the easterly bound - ary of the site). In addition describe the overall aesthetics of the proposal relative to the existing site (Item 19, page 8). Upon submittal of all this information we will make every effort to quickly complete our review and render the theshold determination. I also discovered we need an addition $10.00 fee for the environmental review. If you have any questions, please call me at 433 -1845. Respe -a)ly ick Beeler Associate Planner RB:mlk December 1, 1983 Dear Mr. Collins: J.B. Wright, President JBW: j i J. B. WRIGHT C O R P O R A T I O N .. -. �1F4: p@ �I. F+ 4�i; fl'# �771E. a?: 1Ew, ST:::. 1F! A_ Y2R:• 7..• �!`? w,... i�ak" w•.•••�i5i1.YWld+r'+aYr.�. eras: �rY. Nt.; �• a•c?..•�t•acr�+:., alrr -: Brad Collins Director of Planning & Development City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RE: Architectural Review Lot 21, Brookvale Garden Tracts, Vol. 10, Page 47 City of Tukwila, Ordinance No. 1200, passed January 19, 1981 We submit a site plan, building elevations, and landscape plan for review and approval at the December 15, 1983 meeting of the Architectural Review Board. These documents were specified by your staff as all that were required for the meeting. In addition, and at the suggestion of Rick Beeler of your office, we have submitted the environmental checklist. However, we will immediately provide any additional information or answer any questions you may have. Please note we are just completing construction of 60 of these same units in the King County area at 2601 So. 272nd St. near Interstate 5. Changes will be made, of course, to conform to the above - referenced ordinance. We understand that in adjacent properties there has been some occurrence of significant rock formations. We would appreciate your approval to make some adjustments of building position - only to the extent of avoiding intrusion into a building . site of such rock formation, if any, and only then if it is impractical to remove it. We will deeply appreciate approval of the project at the December 15, 1983 meeting so that we can meet the requirements of a January 15, 1983 escrow closing. Yours truly, J., Wright C l rati .n 1111 THIRD AVE. 7TH FLOOR SEATTLE, WA. 98101 (206) 682-3577 MASTER LAND DEVELOPMENT APPLICATION FORM PLEASE WRITE LEGIBLY OR TYPE ALL REQUESTED INFORMATION -- INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED FOR PROCESSING. SECTION 1: GENERAL DATA TYPE 2 3 ) OF APPLICATION: D Bsi 0 SHORT PLAT 0 CONDITIONAL ❑UNCLASS. USE USE t) APPLICANT NAME J.B. Wright Corporation SUBDIVISION OSH PERMIT E PRD PMUD ®IN 0 VARIANCE a CHG. OF ZONING ADDRESS 1111 Third Ave., 7th Floor, Seattle , WA Garden (Sout052 nd --east of Macadam Road) D COMP PLAN AMENDMENT TELEPHONE (206 ) 682 -3577 ADDRESS . 1111. Third Ave., 7th Floor, Seattle, WA ZIP 98101 PROP OWNER: NAME J.B. Wright Corporation TELEPHONE ( 206 ) 682 -3577 ZIP 98101 PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BLOCK) Lot 21, Brookvale SECTION 4) 5) 6) 8) DESCRIBE ANTICIPATED PERIOD OF CONSTRUCTION: FROM February 1, 1984o WILL PROJECT BE DEVELOPED,IN PHASES? DYES MNO IF YES, DESCRIBE: PROJECT STATISTICS: A) S) IS THIS SITE DESIGNATED FOR SPECIAL MAP? CITY OF TUI(JILA Central Permit System 11: PROJECT INFORMATION BRIEFLY THE PROJECT YOU PROPQSE. ACREAGE OF PROJECT SITE: FLOORS OF CONSTRUCTION: SITE UTILIZATION: ZONING DESIGNATION COMP. PLAN DESIGNATION BUILDING FOOTPRINT AREA LANDSCAPE AREA PAVING AREA TOTAL PARKING STALLS: - STANDARD SIZE - COMPACT SIZE - HANDICAPPED SIZE TOTAL LOADING SPACES AVER. SLOPE OF PARKING AREA AVER. SLOPE OF SITE Q YES ❑ NO SECTION III: APPLICANT'S AFFIDAVIT 1, J.B. Wright Corporation , BEING DULY SWORN, DECLARE THAT 1 AM THE CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE- GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWITH SUBMITTED ARE IN ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF. -_. / 't .1i '. A NET 4 / - „d7 1 -61-e— GROSS TOTAL /1 FLOORS ?/ INCLUDES: TOTAL GROSS 04(0()0 1NCLUDES: FLOOR AREA .• • EXISTING .1'!Rl! 0 o SUBSCRIBED AND SWORN BEFORE ME TH 1 S DAY OF , 1 9� NOT - 3 1C IN ND OR THE STATE OF WASHINGTON RESIDING AT Construct multi- family housing units PROPOSED May 1984 EASEMENTS BASEMENT O BASEMENT NOTES MEZZANINE OMEZZANINE �s! )?0_, - 0 0 . 675 0 1 / e19 --7 .4? EI Q, CONSIDERATION ON THE CITY'S OWN m - � x IGNATU OF C - CT PURCHASER ENVIRONMENTAL BASE . inEC 2 1gg;� Ci U1'-'' iik /ILA PLANNING: DEPT. . MASTER LAND DEVELOPMENT APPLICATION FORM PLEASE WRITE LEGIBLY OR TYPE ALL REQUESTED INFORMATION -- INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED FOR PROCESSING. SECTION 1: GENERAL DATA TYPE 2 3 ) OF APPLICATION: D Bsi 0 SHORT PLAT 0 CONDITIONAL ❑UNCLASS. USE USE t) APPLICANT NAME J.B. Wright Corporation SUBDIVISION OSH PERMIT E PRD PMUD ®IN 0 VARIANCE a CHG. OF ZONING ADDRESS 1111 Third Ave., 7th Floor, Seattle , WA Garden (Sout052 nd --east of Macadam Road) D COMP PLAN AMENDMENT TELEPHONE (206 ) 682 -3577 ADDRESS . 1111. Third Ave., 7th Floor, Seattle, WA ZIP 98101 PROP OWNER: NAME J.B. Wright Corporation TELEPHONE ( 206 ) 682 -3577 ZIP 98101 PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BLOCK) Lot 21, Brookvale SECTION 4) 5) 6) 8) DESCRIBE ANTICIPATED PERIOD OF CONSTRUCTION: FROM February 1, 1984o WILL PROJECT BE DEVELOPED,IN PHASES? DYES MNO IF YES, DESCRIBE: PROJECT STATISTICS: A) S) IS THIS SITE DESIGNATED FOR SPECIAL MAP? CITY OF TUI(JILA Central Permit System 11: PROJECT INFORMATION BRIEFLY THE PROJECT YOU PROPQSE. ACREAGE OF PROJECT SITE: FLOORS OF CONSTRUCTION: SITE UTILIZATION: ZONING DESIGNATION COMP. PLAN DESIGNATION BUILDING FOOTPRINT AREA LANDSCAPE AREA PAVING AREA TOTAL PARKING STALLS: - STANDARD SIZE - COMPACT SIZE - HANDICAPPED SIZE TOTAL LOADING SPACES AVER. SLOPE OF PARKING AREA AVER. SLOPE OF SITE Q YES ❑ NO SECTION III: APPLICANT'S AFFIDAVIT 1, J.B. Wright Corporation , BEING DULY SWORN, DECLARE THAT 1 AM THE CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE- GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWITH SUBMITTED ARE IN ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF. -_. / 't .1i '. A NET 4 / - „d7 1 -61-e— GROSS TOTAL /1 FLOORS ?/ INCLUDES: TOTAL GROSS 04(0()0 1NCLUDES: FLOOR AREA .• • EXISTING .1'!Rl! 0 o SUBSCRIBED AND SWORN BEFORE ME TH 1 S DAY OF , 1 9� NOT - 3 1C IN ND OR THE STATE OF WASHINGTON RESIDING AT Construct multi- family housing units PROPOSED May 1984 EASEMENTS BASEMENT O BASEMENT NOTES MEZZANINE OMEZZANINE �s! )?0_, - 0 0 . 675 0 1 / e19 --7 .4? EI Q, CONSIDERATION ON THE CITY'S OWN m - � x IGNATU OF C - CT PURCHASER ENVIRONMENTAL BASE