HomeMy WebLinkAboutPermit 81-15-SMP - FORT DENT OFFICE ASSOCIATES - SHORELINE SUBSTANTIAL DEVELOPMENT81-15-SmP
6720 FORT DENT WY
FORT DENT OFFICE ASSOCIATES SHORELINE SUBSTANTIAL DEVELOPMENT
SHORELINE SUBSTANTIAL DEVELOPMENT
JOHN SPELLMAN
Governor
May 27, 1981
Dear Ms./Mr.:
ECY 050 -1 -28
Rev. 6/78
City of Tukwila
.6200 S. Center Blvd.,
Tukwila, Washington 98188
NK:sb
cc:Fort Dent Office Assoc.
Headquarters
Shara Stelling
• STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
4350 -150th Avenue N.E. • Redmond, Washington 98052
Sincerely f
Resource Management
NORTHWEST REGIONAL OFFICE
.6 3
11 M ETE
CITY OF TUKWILA
PLANNING DEPT.
Re: COUNTY: KING
APPLICANT: FORT DENT OFFICE ASSOC.,
SHORELINE MANAGEMENT PERMIT #N 3287 17 - A - (81 15 - SMP)
Development of an office building.
The subject Shoreline Management Substantial Development Permit
was received by this office on May 26, 1981 . The review
period by the Department of Ecology and the Attorney General's
Office will terminate 30 days from the above date.
If no notice of appeal is received, construction pursuant to the
permit may commence following expiration of the review period;
provided, however, all other federal, state, and local laws
regulating such construction have been complied with.
DONALD W. MOOS
Director
1905
MC
City of Tukwila
Z 6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
Department of Ecology
Northwest Regional Office
15345 36th St. N.E.
Redmond, WA. 98052
SUBJECT: Application 81 -15 -SMP Shoreline Mgmt. Substantial Dev. Permit.
Enclosed is a copy of City of Tukwila Shoreline Management Substantial De-
velopment Permit 81 -15 -SMP and related materials. The permit has been ap-
proved by this office after processing in accordance with the Shoreline
Managment Act of 1971, and the State Environmental Policy Act. We have also
determined thGt this permit action is consistent with . the provisions of the
Tukwila Shoreline Master Plan Program.
Approval by tfe Department of Ecology will allow construction of a three - ..,
story office building with related surface parking and flood control improve-
ments.
xc: Attorney General
Ft. Dent Office Assoc.
TUKWILA PLANNING DEPARTMENT
6Y1.4-ca
Brad Collins
Director
18 May 1981
AGENDA ITEM
•
INTRODUCTION
The applicants have submitted mate-
rials to the City for approval of
a shoreline management substantial
development permit to construct a
three -story office building on South -
center Blvd. adjacent to the entry
of Fort Dent Park. Normally, shore-
line permits are processed admini-
stratively and do not come to the
Board's attention. However, during
our initial inter - departmental review,
several concerns were raised about
the proposed use of mirror- reflective
architectural glass as the building's
principal exterior material. Prior
to making a final decision on the
permit , therefore, the city shore-
line official is requesting advisory
input from the Board on the proposed
architectural concept of the building.
DISCUSSION
Concerns relative to the mirror -glass
concept are categorized under the
headings of "safety" and "aesthetics ":'
Safety
FORT DENT OFFICE ASSOCIATES
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
The Tukwila Police Department has expressed caution about the potential for solar re-
flection impacts upon motorists travelling the I- 405 /Interurban Avenue corridors. The
Police Department's concern is based on historic experience with reflective glass build-
ings in downtown Seattle creating dangerous momentary glare conditions on adjoining,
heavily travelled routes.
It is expected that the applicants will have prepared a solar angle reflection study
for presentation at Thursday's meeting. This diagram can be used to devise mitigating
solutions to intercept potential glare paths, if possible.
Aesthetics
At the present time, there are no buildings in the City which utilize mirror glass
exteriors. Because this material represents a new direction for public architecture
in Tukwila, staff is reluctant to act unilaterally in approving such a concept with-
out your Board's concurrence. Reflective surfaces can offer a bold and dramatic ac-
cent to the more traditional exterior finishes and textures found in our community's
business buildings. While we would not wish to see this type of material became
commonplace, it is staff's opinion that isolated . instances of its use can enhance
the quality and visual variety of the city's appearance.
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PLANNING DEPT
�1
EXHIBIT Q
M.F. 8I - 15- sPP
WEST
MAST
1
VICINITY MAP
FORT DENT PARK
VACANT I LOT
VACANT LOT
VACANT LOT
PLANNING DEPT
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EXHIBIT G
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;1908
Frank Todd, Mayor
Fort Dent Office Associates
1818 Westlake Ave. N.
Seattle, WA 98109
Attn: Jerry Sheets
Subject: Board of Architectural Review Concurrence
MC /blk
xc: Lance Meuller Assoc.
Ping. Dir.
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
28 April 1981
This letter confirms the decision of the Tukwila Board of Architectural
Review at their regular meeting of 23 April 1981 granting informal con-
currence to the use of reflective architectural glass in you project.
Staff also acknowledges receipt this morning of the glare -study exhibits
which were presented to the Board during the meeting.
Tukwila )nning Dept.
MarX Caughey
Associate Planner
MOTION CARRIED 4 -0
-.-. Page -5-
5 Planning Commission
23 April 1981
Mr. Caughey suggested that signing for the one -way loading space should
be specified by the Public Works Director at the time of permit approval.
MOVED BY MRS. AVERY, WITH MR. ORRICO'S SECOND TO APPROVE THE SITE MODIFI-
CATION PROPOSAL FOR THE SCHNEIDER OFFICE BUILDING, AS DEPICTED ON EXHIBIT
"A ", .ACCORDING TO THE FOLLOWING STIPULATION!
1) PRIOR TO EXECUTION OF THE LOADING AREA IMPROVEMENTS, APPLICANTS SHALL
OBTAIN'STAFF APPROVAL OF A LANDSCAPE RESTORATION PLAN FOR ALL EXISTING
PLANTED AREAS DISRUPTED BY THE IMPROVEMENT ACTION.
Mr. Orrico left the meeting at 9:44 p.m.; the Chair declared a recess at
9:45 p.m.
C) Fort Dent Office Associates: Requesting approval of site and arch-
itecture for a proposed office building at the easterly terminous of
Southcenter Blvd. adjacent to Fort Dent Park.
Mark Caughey presented the staff report.
Jerry Sheets, representing Fort Dent Office Associates, and Roger Carlson,
Lance Meuller Associates described a solar asimuth reflection study which
anticipates roadway glare conditions and a solution for mitigating such
conditions through strategic location of large trees on site.
Following discussion of the applicant's remarks, the chairman expressed the
Board's consensus of opinion that the applicants may proceed through the
approval process with the reflective -glass concept.
D) Alfred Croonquist, Architects (McCann Project 573/461): Requesting
approval of site and architecture for an industrial building within
the Southcenter South Industrial Park development on West Valley
Highway.
Mark Caughey read the staff report.
Al Croonquist, architect, was present on behalf of the application. In
response to the chair, he stated that the building has not yet been formally -
leased.
Mr. James asked about the amount of truck - movement activity anticipated
with the project. Mr. Croonquist explained that the number of truck doors
may be reduced in favor of office - fronts once a tenant's needs are defined.
Mr. James also expressed concern about storage and handling of hazardous
material within the project, noting that it is difficult to anticpate the
impact of such activity when discussing a speculative building.
Modern Skylines, Inc.
1818 Westlake Ave. N.
Seattle, WA 98109
Attn: J.B. Sheets
Subject: (81- 15 -SMP) Fort Dent Office Park
Our office is processing your application for a'Shoreline Management
Substantial Development Permit to construct an office development on
Southcenter Boulevard at the Fort Dent Park entry bridge. During the
inter - departmental review stage, several concerns were expressed .
about the safety and aesthetic impacts of the proposed reflective
glass building exterior. As the acceptability of this design approach
must be resolved before 16 May 1981 to minimize delay in issuing your
shoreline permit, I have scheduled review of this project before the
Planning Commission on 23 April 1981. The meeting will begin at
8:00 p.m. in the Council Chambers of City Hall.
We do not anticipate.needing any further application material for the
Commission's review; however, you may bring to the meeting any addition-
al information you feel is appropriate. A staff report on this matter .
will be sent to you by late next week. Please plan to join us on the
evening of the twenty-third.
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
10 April 1980
Tukwila Pl a fs� Dept.
Mark'Caughey
Acting Director
STATE OF WASHINGTON
COUNTY OF KING
Affidavit of Publication
ss.
Michele Roe being first duly sworn on
oath, deposes and says that she is the Chi of Clerk of
THE DAILY RECORD CHRONICLE, a newspaper published six (6) times a
week. That said newspaper is a legal newspaper and it is now and has been
for more than six months prior to the date of publication referred to,
printed and published in the English language continually as a newspaper
published four (4) times a week in Kent King County, Washington, and tt is
now and during all of said time was printed in an office maintained at the
aforesaid place of publication of said newspaper. That the Daily Record
Chronicle has been approved as a legal newspaper by order of the Superior
Court of the County in which it is published, to -wit, King County,
Washington. That the annexed is a ....Application
T1655
as it was published in regular issues (and
not in supplement form of said newspaper) once each issue for a period
of 2 consecutive issues, commencing on the
9 day of April
- ....April, 19...a..
V.P.C. Form No. 87 Rev. 7.79
19 81 , and ending the
16 day of April 19 , both dates
inclusive, and that such newspaper was regularly distributed to its sub-
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16
Subscribed and sworn to before me this day of
Notary Public in and for the State of Washington,
residing at King County.
Auburn
— Passed by the Legislature, 1955, known as Senate Bill 281, effective June
9th, 1955.
— Western Union Telegraph Co. rules for counting words and figures,
adopted by the newspapers of the State.
• 'tr st&Rh2r�•w r:te tti -tin .4A
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SHORELINE MANAGEMENT ACT OF 1971
PERMIT FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT
NOTE - THIS PAGE FOR
LOCAL GOVERNMENT USE
ONLY
Type of Action
® Substantial
❑ Conditional
❑ Variance
Pursuant to RCW 90.58,
1818 Westlake Avenue N.
Seattle, WA 98109
W.M. in King. Co., Wash.
township, range)
The project will
an urban
Application No. 81- 15-SW
Administering Agency City of Tukwila
(City or County)
Date received 9 April 1981
Approved
Date
Development Permit
Use
Fort Dent Office Associates - Jerry B. Sheets, Agent
(name of applicant)
XX Denied
18 April 1981
a permit is hereby granted to
to undertake the .following development 3 story office building
(be specific)
upon the following property SW 1/4 Sec. N.W. 24 of T. 23 N. Range 4
(legal description, i.e., section,
be within shorelines of statewide
(be /not be)
significance (RCW 90.58.030). The project will be located within
designation. The following master
(environment)
program provisions are applicable to this development
Tukwila Shoreline Master Plan Prowam, Chapter F
(state the master program sections or page numbers)
Development pursuant to this permit shall be undertaken pursuant
to the following terms and conditions
1) Compliance with all SEPA stipulations contained in Declaration of Non -
Significance EPIC- 181 -81 2) Dedication of easement for construction
and maintenance of riverside pedestrian trail width thereof, measured from
top of bank to landward edge of "River Use Zone ", as defined in Tukwila
Shoreline Master Plan 3) Implementation of glare- reduction landscape
plan as approved by B.A.R. on 23 April 1981
This permit is granted pursuant to the. Shoreline Management Act
of 1971 and nothing in this permit shall excuse the applicant from
compliance with any other federal, state or local statutes, ordi-
nances or regulations applicable to this project, but not incon-
sistent with the Shoreline Management Act (Chapter 90.58 RCW).
This permit may be rescinded pursuant to RCW 90.58.140 (7) in the
event the permittee fails to comply with the terms or conditions
hereof.
Date received by Department of Ecology
Approve Denied
CONSTRUCTION PURSUANT TO THIS PERMIT WILL NOT BEGIN OR IS
NOT AUTHORIZED UNTIL. THIRTY (30) DAYS FROM THE DATE OF FILING
THE FINAL ORDER OF THE LOCAL GOVERNMENT WITH THE REGIONAL
OFFICE OF THE DEPARTMENT OF ECOLOGY AND THE ATTORNEY GENERAL,
OR UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN THIRTY
DAYS FROM THE DATE OF SUCH FILING HAVE TERMINATED.'
I, •
(Date) Direc o,$ Office of
Community Development
THIS SECTION FOR DEPARTMENT OF ECOLOGY USE ONLY IN REGARD TO A
SUBSTANTIAL DEVELOPMENT PERMIT WITH A CONDITIONAL USE OR VARIANCE.
This substantial development permit with conditional use/
variance is approved by the Department of Ecology pursuant to
chapter 90.58 RCW. Development shall be undertaken pursuant to
the following additional terms and conditions:
(Date) (Signature of Authorized
Department of Ecology Official)
FORT DENT OFFICE BUILDING
LAND USE DESCRIPTION
The proposed building as illustrated in Drawing P -1 is a three
story office building containing approximately 58,200 s.f. of
which 51,000 s.f. is leaseable.
The building height from grade (measured five feet from perimeter
from building) and mean roof elevation is 35 feet, Certain
elements will project above this height (i.e. mechanical equipment
stair towers, parapet, etc.).
The relatively flat site of approximately 2.4 acres is located
on the Green River bounded on the east by Fort Dent access road
and the south by Southcenter Blvd.
Land to the north, east & south within 1,000 feet is commercial
use, with the exception of Fort Dent Park. To.the west across
Interurban Ave. are residential lots.
DESCRIPTION
BENCH MARK ELEVATION
Bench mark rim of sanitary sewer manhole in Southcenter Blvd.
307' northerly of the centerline of the intersection of Inter -
urban Ave. Elevation 28.87' above mean sea level datum U.S.C.
& G.S.
s
LEGAL DESCRIPTION
All that certain real property situated in the City of Tukwila, in King County, Wash-
ington, and being more particularly described as follows:
Commencing at Highway Engineer's Station P.O.T. (2M) 127 + 45.0 on the 2M line shown
on the State Highway map of primary State Highway Number 1 (SR405) Green River inter-
change, sheet 2 of 4 sheets, established by Commission Resolution Number 1192, Feb-
ruary 19, 1962;
thence northeasterly at right angles to said 2M line north 30 °27'06" east 228.36 feet
to a point on a line that is parallel with and 150 feet (measured at right angles)
northeasterly of the southwesterly margin of vacated Kennedy Street (67th Place South)
as shown on the plat of Gundaker's Interurban Addition to Seattle, according to the
plat thereof recorded in Volume 14 of Plats, page 46, in King County, Washington, said
point being the true point of beginning of the parcel to be described herein;
thence from said true point of beginning along said parallel line north 59 °32'54" west
95.00 feet;
thence, leaving said parallel line at right angles south 30 °27'06" west 50.00 feet to
a point on a line that is parallel with and 100 feet (measured at right angles) north-
easterly of the southwesterly margin of said vacated Kennedy Street;
thence along last said parallel line north 59 °32'54" west 181.31 feet to the bank of
the Green River;
thence, along the bank of the Green River the following courses:
North 38 °19'12" east 123.64 feet and north 30 °04'58" east 334.53 feet to a point on the
southwesterly line of the lands conveyed to King County by Statutory Warranty deed
filed under Recording Number 7507300471;
thence along said southwesterly line south 59 °24'45" east 183,62 feet to a point on
the northwesterly line of the lands conveyed to the City of Tukwila by Quit Claim
Deed filed under Recording Number 7410290105;
thence along last said northwesterly line the following courses:
from the tangent that bears south 30 °53'45" west along the arc of a curve to the left
having a radius of 60.00 feet and a central angle of 33 °10'27" an arc length of 34.74
feet; thence tangent to the preceding curve south 02 °16'42" east 52.69 feet;
thence tangent to the preceding course along the arc of a curve to the right having
a radius of 32.00 feet and a central angle of 24 °24'42" an arc length of 13.63 feet;
thence tangent to the preceding curve south 22 °08'00" west 223.43 feet;
thence tangent to the preceding course along the arc of a curve to the right having a
radius of 270.00 feet and a central angle of 08 °19'06" an arc length of 39.20 feet;
thence tangent to the preceding curve south 30 °27'06" west 56.52 feet to the true point
of beginning and containing 2.423 Acres (105542 square feet) of land more or less.
SOLAR ANALYSIS
FORT DENT OFFICE BUILDING
TUKWILA, WASHINGTON
REASON FOR REFLECTIVE GLASS
During working hours, an office buildings mechanical unit is mainly in a
cooling mode. This is due to heat gain from people, lights, machinery,
(typewriters, copy machines, etc.) and solar gain. It is not uncommon for
an office building to require cooling even on the colder days in the winter.
Since we cannot reduce the number of people in the building, and only slightly
reduce the lighting and machinery loads, the only major source of reducing
heat gain in a building is to reduce solar heat gain. Reducing the cooling
requirement of a building directly converts into reduced energy consumption
which is a goal we are trying to achieve in all sectors of our society.
ASSUMPTIONS AND DEFINITIONS
There are six assumptions and /or definitions made in producing this glare study.
1. This study is of secondary glare from reflections off windows only.
2. The light source (the sun) produces parallel light rays which in turn
produce "spot" glare.
3. Ignore all irregularities in reflective surfaces, dust and dirt that
would cause scattered glare.
4. Construction error is not considered. It should be understood that
slight variations in specular surface alignment will greatly influence
the reflection pattern when dealing with distances of this magnitude.
5. Reflecting value of the glass to be used will be in the range of 29%
to 35%.
6. Normal personal cone of vision is thirty (30) degrees above and forty -
five (45) degrees below the horizon and sixty -five (65) degrees to the
right and left of vertical.
PROCEDURE
A five month period during the critical seven month period when the solar
glare from reflective glass might adversely effect vehicular traffic was
the subject of this study. This study was felt to be adequate sampling
from which to draw a conclusion.
Reflective angles and patterns were determined with simple trigonometry
and a solar position chart from latitude 48 Table 1).
SOLAR ANALYSIS
FORT DENT OFFICE BUILDING
TUKWILA, WASHINGTON
PAGE TWO
PROCEDURE (Continued)
In this study the only areas under serious consideration were Interurban
Avenue approximately 500 feet either side of its intersection with South -
center Blvd. and Southcenter Blvd. between Interurban Ave. and its
termination at the Fort Dent Access Road. Solar glare patterns within
the subject property and into vacant lots were not considered.
RESULTS OF GRAPHIC STUDY
The reflected glare pattern cast on Interurban Ave. is in the morning hours
between 8 & 9 or evenings between 3 & 4 during the month from November
thru January. The angle of intersection is outside or near the sixty -five
(65) degree cone of vision. The width of the glare pattern is sixty (60)
to sixty -five (65) feet. At a speed of thirty (30) miles or forty -four
(44) feet per second, one would encounter glare for approximately 1.5 seconds.
Glare encountered on Southcenter Blvd. will be in the early morning period
of 8 a.m. to 9 a.m. and again in the afternoon after 2 p.m. The afternoon
glare will be at right angles to the road and will be out of the cone of
vision of drivers.
The width of the adverse glare pattern on Southcenter Blvd. is approximately
100 to 200 feet wide. At a speed of 25 to 30 miles per hour a driver would
encounter glare for approximately 2.2 seconds to 4.5 seconds.
Finally, one factor that has not been considered in the graphic presentation,
is the fact that many winter days in the Northwest are over - -cast producing
no solar glare.
CONCLUSION
The only area of major concern is the possible glare to Southcenter Blvd.
for glare to vehicular traffic on Interurban Avenue is insignificant due
to the fact that the angle of intersection which is outside the normal
cone of vision.
Glare to Southcenter Blvd. (as well as Interurban Ave.) can be mitigated
by landscaping screen of trees such as th Pine Oak, which grows to a height
of 60 feet and retains its leaves in the winter months.
(Note: Head of third floor windows is 33' above grade). •
We feel, therefore, that the combination of landscape screening, cloudy days and
the angle of intersection and time period of reflective glare will effectively
mitigate any adverse glare condition created by Architectural Reflective
Glass.
TABLE 1 48° Latitude
DATE
JAN 21
FEB 21
MARCH 21
APR 21
TIME
DAYLIGHT
SOLAR SAVING
• 8AM
• 9
• 10
• 11
• 12
• 1 PM
• 2
• 3
• 4
• 7AM
• 8
• 9
• 10
• 11
12
• 1 PM
• 2
• 3
• 4
• 5
• 7AM
• 8
• 9
10
11
12
1 PM
2
• 3
•
• 5
• 6AM
• 7
• 8
10
11
12
1 PM
2
3
• 4
• 5
•
SOLAR POSITION
ALTITUDE
3.5'
11.0°
16.9'
20.7°
22.0°
20.7'
169°
11.0°
3.5'
2 4 '
11 6'
19 7'
262'
30.5'
320'
305'
262'
197'
11.7'
2.4'
too'
19.5'
282'
35 4'
403'
420'
403'
354'
282'
19 5'
10.9'
9 6'
796'
28 5'
378'
158'
51 5'
53 6'
5t 5'
458'
378'
28 5'
186'
8 6'
AZIMUTH
54 6° E/S
42.6° E/S
29.4' E/S
15.1° E/S
0.0'
15.1° W/S
2 4' W; s
42.6' W/S
54 6' W/S
72 2 E/S
605' E/S
477" E/S
333' E/S
172' E/S
00'
1 72' W/S
333' W/S
47.7' W/S
60 5' W/S
722' W/S
78.7' E/S
668' E/S
53 4' E/S
378' E/S
198'
00'
198'W/S
378' W/S
53 4' W/S
668' W/S
78 r W/S
97 8 E/S
867'EIS
74 9' E/S
6 7 E/S
44 6' E/S
24 0' E/5
00'
240' WFS
446' W/5
61 2' W75
714' W/S
86 r W/S
97 8' MS
DATE
MAY 21
JUNE 21
JULY 21
AUG 21
T ME SOLAR POSITION
DAYLiG
SOLAR SAVING ALTITUDE AZIMUTH
• 5 A 8AM 57' t••3•E5
• 8 r tar 103 r•E5
• 7 • 246' 930
• 9 9 34r 9t 6' E5
0 ,0 44Y 663'
10 it 53 51 3' E /S
595' 75'0/5
17 1 994 670 00'
■ PM 7 595' 286'wrs
3 530' St
4°3' 667+95
34 r at r WS
• 5 6 746• 930'715
• 9 7 ,4r 103r 715
7 8 57 1147w /S
• S AM
■
• 7
9
• 5
• 6
• 7
•AM 79 1195 E5
7 177 1067 FS
y 77J 95r 105
y 37,' 9 9
0 469 719'05
I ssr sarI/S
62 31705
1 PM 855' 00•
3
62 r
558'
469'
1•
27J
177'
79
312 71/5
5/ 8'015
71 r wrs
•r wS
958' 415
1087 71
1165'715
• SAM yAM Sr 114 7
• y 1 137 1041
7 • 251 •35•Ers
II 35
y 1 ' 82 1' 05
0 , 0 41r 68r F/5
IC 11 535'
t) go
5
11 t•
,) 1 PM 878' 0J
134i�" 1 611 t•
515' 2505
7 ) S
3 4
44K 6y 9 715
s 35 87t•*is
• 5 y 25 r 5• *5
• 9 7 15
:r934 I•w/5
• 7 y sr rw /S
• 6AM 7AM 9 Bar E /S
• 7 8 . 191' 97 2'E/S
• 9 9 297' 754' E/S
9 10 38 81 8' E/S
10 I I 161' 451' E/S
I I 12 52 5' 21 3' E /S
12 1 PM 513' 0 0'
1 PM 2 52 2' 24 3' W/S
2 3 461' 451' W/S
3 4 38 61 8' W/S
• 4 5 291' 75 W/5
• 5 8 191' 87
• 6 7 91' 993 59975
• TIME PERIOD WHEN ALTITUDE IS LESS THAN 30 DEGREES ABOVE THE HOR ZON.
DATE
SEPT 21 • 7AM
• 8
OCT 21 •
• 8
• 9
• to
11
12
NOV 21
DEC 21
T ME
DAYLIGHT
SOLAR SAVING
• 9 10
10 11
it
12
1 PM
2
• 3
•
• $
1PM
• 2
• 3
• 4
•
• 8AM
• 9
• 10
• 11
• 12
• 1 PM
• 2
• 3
• 4
• 8AM
• 9
• 10
• 11
• 12
7 AM
• 1 PM
• 2
• 3
• 4
8 AM
9
12
1 PM
2
3
4
5
SOLAR POSITION
ALTITUDE AZIMUTH
10 0° 78 7' E/S
14 5' 668' E/S
282' 53 4' E/S
354' 37.8' E/S
403' 198' E/S
42.0' 00'
403' 198' W/S
354' 378' W/S
282' 53 4' W/S
195' 668' W/S
100' 787'W/S
20' 71 9" E/S
11i 602'E/S
19.3' 47.4' E/S
25.7' 33.1' E/S
300' 17.1' EJS
315' 00'
300' 17.1 • W/S
25.7' 331' W/S
19 3' 4 7.4' W/S
112' 60. W/S
2 0' 71 9' W/S
3.6° 54.7° E/S
112' 42.7° E/S
17.1' 24.5' E/S
20.9' 15.1° EIS
227 0 0°
20.9' 15.1° W/S
17.1' 29.5' W/S
1 1 .2' 42.7 W/S
3.6° 54.7' W/S
2° 52.0° E/S
8 0° 40.9° E/S
136' 28.2° E/S
17.3' 144.4° E/S
18.6' 0.0'
17.3' 14.4' W/S
1 3.3' 282° W/S
8.0° 40.9° W/S
2.0' 520' W/S
1
TABLE 2. REFLECTING POWERS OF DIFFERENT SURFACES AND COLORS
Materials Percent of Light Reflected
Metal Surfaces (diffuse to specular)
Silver
Chromium
Nickel
Stainless Steel
Anodized Aluminum (Natural)
Colors
TABLE 3. REFLECTIVE POWERS OF DIFFERENT TYPES OF GLASS
Clear 8
Blue -Green 7
Heavy -duty Gray 5
Heavy -duty Bronze 5
Reflective Glass
85 -95
60 -88
50 -55
49
60 -90
Flat White 85 -89
Canary Yellow 68 -72
Lt. Green 66
Sky Blue 58
Tan 34
Peacock Blue 34
Steel Gray 30
Brown 9
Non - reflective Glass Percent of Light Reflected
Silver on Clear 27 -44
Golden on Clear 24 -28
Lt. Gold on Clear 33
Silver on Blue -Green 25 -33
Chrome on Blue -Green 19
Silver on Gray 6 -11
Silver on Bronze 6 -15
Lt. Gold on Bronze 14
DATA TAKEN FROM "LIGHT AND GLARE STUDY" CITY OF SEATTLE DEPARTMENT OF
COMMUNITY DEVELOPMENT (MARCH 29, 1979).
TABLE 4.
TRIGONOMIC FORMULA
a COT A = LENGTH OF REFLECTION
a = HEIGHT OF REFLECTIVE SURFACE
COT A = ANGLE OF SUN ABOVE HORIZON
DECEMBER 12
TIME ANGLE LENGTH OF REFLECTION
8 & 4 2.0° 945'
9 & 3 8.0° 235'
10 & 2 13.5° 138'
11 & 1 17.3° 106'
12 18.6° 98'
JANUARY & NOVEMBER
TIME
8 &4
9 &3
10 & 2
11 & 1
12
ANGLE LENGTH OF REFLECTION
3.6°
11.2°
17.1°
20.9°
22.2
OCTOBER & FEBRUARY
TIME ANGLE
7 &5 2.0°
8 & 4 11.2°
9 & 3. 19.3°
10'& 2 22.7°
11 & 1 30.0°
12 31.5°
524'
166'
107'
86'
81'
LENGTH OF REFLECTION
945'
166'
94'
79'
57'
54'
r irrietwc . 7.7_,K5:32 l�� �ws'` - =1 '4 :r.0 _fi' . ' _A'Alth v1 `�!'. }� g'� Yi►�rc T�1iw
• AMERICAN LAND TITLE ASSOCIATION COMMITMENT — /966
CHICAGO TITLE INSURANCE COMPANY
C'lll('AGO TITLE INSURANCE COMPANY, a corporation of Missouri, herein called the Company,
for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in
Schedule A. in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or
interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and
charges therefor; all subject to the provisions of Schedules A and B, to the Exclusions from Coverage ( appearing
herein) and to the Conditions and Stipulations hereof.
'this Commitment shall he effective only when the identity of the proposed Insured and the amount of
the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the
time of the issuance of this Commitment or by subsequent endorsement.
'1 his Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability
arid obligations hereunder shall cease and terminate six months after the effective date hereof or when the
polio or policies committed tot shall issue, whichever first occurs, provided that the failure to issue such policy
or policies is not the fault of the Company.
IN \\'I I NI.SS \VII 1:111:(1'. Chicago Title Insurance Compan■ has caused this Commitment to he signed
and scaled as of the etTective plate of Commitment shown in Schedule A, the Commitment to become valid
when countersigned by an authorized signatory.
Issued by:
CHICAGO TITLE INSURANCE COMPANY
1415 Fifth Avenue
Peoples National Bank Building
Seattle, Washington 98171
(206) 628 -5666
7
Authorized Signatory
COMMITMENT FOR TITLE INSURANCE
CHICAGO TITLE INSURANCE COMPANY
2V /4; s t,
—�� President.
By:
ATTEST:
Secretary,
Copyright 1966 American Land Title Association
OWNERS POLICY
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy:
I. Any law, ordinance or governmental regulation (including but not limited to building and zoning
ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land,
or regulating the character, dimensions or location of any improvement now or hereafter erected
on the land, or prohibiting a separation in ownership or a reduction in the dimensions or area
of the land, or the effect of any violation of any such law, ordinance or governmental regulation.
Rights of eminent domain or governmental rights of police power unless notice of the exercise
of such rights appears in the public records at Date of Policy.
3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed
or agreed to by the insured claimant; (b) not known to the Company and not shown by the
public records but known to the insured claimant either at Date of Policy or at the date such
claimant acquired an estate or interest insured by this policy and not disclosed in writing by the
insured claimant to the Company prior to the date such insured claimant became an insured
hereunder; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created
subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been .
sustained if the insured claimant had paid value for the estate or interest insured by this policy.
CHICAGO TITLE INSURANCE COMPANY_
1415 Fifth Avenue
oeattle, Washington 98171
Unit 2
Title Officer, Marilyn Sanden
Telephone:.628 -5675
A.L.T.A. COMMITMENT
SCHEDULE A
Effective Date: August 18, 1980 at 8:00 a.m.
TO BE DISCLOSED
APPROPRIATE LENDER
Your No:
Our No: 36782
Modern Skylines Inc.
1818 Westlake Avenue North
Seattle, Washington 98109
Attention: Jerry B. Sheets
1. Policy or Policies to be issued: PREMIUM
A. ALTA Owner's Policy Form B 1970 Amount $ 550,000.00 $1,034.88
(Amended 10- 17 -70) SHORT TERM RATE Tax 54.85
Standard (X) Extended ( )
Proposed Insured:
B. ALTA Residential Policy Form Amount $ $
Proposed Insured: Tax
C. ALTA Loan Policy - 1970 Amount $ 330,000.00 $264.84
(Amended 10- 17 -70) Tax 14.04
Standard ( ) Extended ( )
Proposed Insured:
D. Amount $ $
Tax
TOTAL PREMIUM $1,368.61
2. The estate or interest in the land described herein and which is
covered by this commitment is: A Fee
3. The estate or interest referred to herein is at Date of Commitment
vested in:
JOHN T. MELIN, presumptively subject to the community interest of
his spouse, if married on or between August 15, 1979 and October 1,
1979.
4. The land referred to in this commitment is situated in the County
of King, State of Washington, and is described in Schedule A, Page 2,
attached.
CHICAGO TITLE INSURANCE COMPANY
A.L.T.A COMMITMENT { - 36782
SCHEDULE A
Page 2
4. THE LAND REFERRED TO IN THIS COMMITMENT IS SITUATED IN THE
COUNTY OF KING, STATE OF WASHINGTON, AND IS DESCRIBED AS
FOLLOWS:
All that certain real property situate in the City of
Tukwila, in King County, Washington, and being more
particularly described as follows:
Commencing at Highway Engineer's Station P.O.T. (2M) 127 +
45.0 on the 2M line shown on the State Highway map of
primary State Highway Number 1 (SR405) Green River
interchange, sheet 2 of 4 sheets, established by Commission
Resolution Number 1192, February 19, 1962;
thence northeasterly at right angles to said 2M line north
30 ° 27'06" east 228.36 feet to a point on a line that is
parallel with and 150 feet (measured at right angles)
northeasterly of the southwesterly margin of vacated Kennedy
Street (67th Place South) as shown on the plat of Gundaker's
Interurban Addition to Seattle, according to the plat
thereof recorded in Volume 14 of Plats, page 46, in King
County, Washington, said point being the true point of
beginning of the parcel to be described herein;
thence from said true point of beginning along said parallel
line north 59 ° 32'54" west 95.00 feet;
thence, leaving said parallel line at right angles south
30 ° 27'06" west 50.00 feet to a point on a line that is
parallel with and 100 feet (measured at right angles)
northeasterly of the southwesterly margin of said vacated
Kennedy Street;
thence along last said parallel line north 59 ° 32'54" west
181.31 feet to the bank of the Green River;
thence, along the bank of the Green River the following
courses:
North 38 ° 19'12" east 123.64 feet and north 30 ° 04'58" east
334.53 feet to a point on the southwesterly line of the
lands conveyed to King County by Statutory Warranty deed
filed under Recording Number 7507300471;
thence along said southwesterly line south 59 ° 24'45" east
183.62 feet to a point on the northwesterly line of the
lands conveyed to the City of Tukwila by Quit Claim Deed
filed under Recording Number 7410290105;
thence along last said northwesterly line the following
courses:
from a tangent that bears south 30 ° 53'45" west along the arc
of a curve to the left having a radius of 60.00 feet and a
central angle of 33 ° 10'27" an arc length of 34.74 feet;
(continued)
CHICAGO TITLE INSURANCE COMPANY
A.L.T.A COMMITMENT 36782
SCHEDULE A
Page 3
thence tangent to the preceding curve south 02 ° 16'42" east
52.69 feet;
thence tangent to the preceding course along the arc of
curve to the right having a radius of 32.00 feet and a
central angle of 24 ° 24'42" an arc length of 13.63 feet;
thence tangent to the preceding curve south 22 ° 08'00" west
223.43 feet;
thence tangent to the preceding course along the arc of a
curve to the right having a radius of 270.00 feet and a
central angle of 08 ° 19'06" an arc length of 39.20 feet;
thence tangent to the preceding curve south 30 ° 27'06" west.
56.52 feet to the true point of beginning and containing
2.423 Acres (105542 square feet) of land more or less.
CHICAGO TITLE INSURANCE COMPANY
C A.L.T.A COMMITMENT No: 36782
SCHEDULE B
STANDARD COVERAGE
Schedule B of the policy or policies to be issued will
contain exceptions to the following matters unless the same
are disposed of to the satisfaction of the Company.
1. Defects, liens, encumbrances, adverse claims or other
matters, if any, created, first appearing in the public
records or attaching subsequent to the effective date hereof
but prior to the date the proposed insured acquires for
value of record the estate or interest or mortgage thereon
covered by this Commitment.
2. Rights or claims of parties in possession not shown by the
public records.
3. Encroachments, overlaps, boundary line disputes, and any
other matters which would be disclosed by an accurate survey
and inspection of the premises.
4. Easements or claims of easements not shown by the public
records.
5. Any lien, or right to a lien, for services, labor or
material heretofore furnished, imposed by law and not shown
by the public records.
6. Liens under the Workman's Compensation Act not shown by the
public records.
7. Any service, installation, connection, maintenance or
construction charges for sewer, water, electricity or
garbage removal.
8. General taxes not now payable; matters relating to special
assessment and special levies, if any, preceding the same
becoming a lien.
9. (a) Reservations or exceptions in patents or in Acts
authorizing the issuance thereof; (b) water rights, claims
or title to water.
10. Requirements: Instruments creating the estate or interest
to be insured must be approved and filed for record.
(continued)
11. Right to construct and maintain a rip -rap bank protection
and remove debris along the left bank of Green River on
vacated Block 9 of said Gundaker's Interurban Addition to
Seattle, as granted to County of King, by instrument
recorded under recording Number 5353688.
12. Right of the State of Washington in and to that portion, if
any, of the property herein described which lies below the
line of ordinary high water of the Green River.
13. Any question that may arise due to shifting and changing in
course of White river (Green River).
14. EASEMENT AND THE TERMS AND CONDITIONS THEREOF:
GRANTEE:
PURPOSE:
AREA AFFECTED:
DATED:
RECORDED:
RECORDING NUMBER:
GRANTEE:
PURPOSE:
AREA AFFECTED:
DATED:
RECORDED:
RECORDING NUMBER:
CHICAGO TITLE INSURANCE COMPANY
A.L.T.A COMMITMENT 36782
SCHEDULE B
Page 2
15. EASEMENT AND THE TERMS AND CONDITIONS THEREOF:
(continued)
Puget Sound Power & Light
Company, a Washington
corporation
Ingress, egress and the
right to construct, use,
repair and maintain an
access road
As constructed across said
premises
December 15, 1970
January 27, 1971
7101270176
City of Tukwila
Utilities
15 foot strips
northwesterly and
nrotheasterly and
southeasterly of road
conveyed to City of Tukwila
Not disclosed
October 29, 1974
741029 -0105
17. DELINQUENT GENERAL TAXES:
BK /sm
D -1117
CHICAGO TITLE INSURANCE COMPANY
A.L.T.A COMMITMENT (
SCHEDULE B
Page 3
16. Terms and conditions of boundary agreement at ached to
agreed judgment. Entered - May 30, 1973 under King County
Superior Court Cause Number 725392.
YEAR: 1980
AMOUNT BILLED: $7.86
AMOUNT PAID: - 0 -
AMOUNT DUE: $7.86 PLUS I TEREST
TAX ACCOUNT NUMBER: 295490- 0430 -'3
18. Matters against the undisclosed spouse of Joh T. Melin, if
any.
19. Title is to vest in persons not yet revealed and when so
vested will be subject to matters disclosed . a search of
the records against their names.
20. Disposition of matters disclosed by a survey or our inspec-
tion. A supplemental report will follow.
END OF SCHEDULE B
Chicago Title Insurance CoLaeny
IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with •
reference to streets and other land. No liability is assumed by reason of reliance hereon.
4
• rM1 177
" NET 621 Ft. d a
o � 4. OSS *CC6S. ,
o .
� r P ARCEL 2
95 23'
6'
e ^1
0
cy
0
CD v
/ awe cl ,c,.
I R� ',, E ?6p1100 3500' C
F . 6 00 A 14 °40' 064. L To.a_c
160.00, °E -600 '�
N 0,b,W- at.11j' =25.16'
.p26'
22° 06' 00„E_ 509.43'
L1T1 EP510.
10 �EX15\
223.43 019' G
\ �:a�3.6
1
lu
I
PARCEL 3
319, 505 Sq.Ft.
559° 2.'45' E- 66'13;•' St2'
cr
G�
a.
152 45
64
y5.00'
500'
—�
ss 1 ,
t
128 05
rc: 1274T5.00
510: 12' +45
PEOPLES NATIONAL BANK BUILDING
SE ATTLE. WASHINGTON 98171
ORDER NO.
•
, •
LOAN POLICY
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy:
1. Any law, ordinance or governmental regulation (including but not limited to building and zoning
ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land,
or regulating the character, dimensions or location of any improvement now or hereafter erected
on the land, or prohibiting a separation in ownership or reduction in the dimensions or arca of
the land, or the effect of any violation of any such law, ordinance or governmental regulation.
2. Rights of eminent domain or governmental rights of police power unless notice of the exercise
of such rights appears in the public records at Date of Policy.
3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed
or agreed to by the insured claimant; (b) not known to the Company and not shown by the
public records but known to the insured claimant either at Date of Policy or at the date such
claimant acquired an estate or interest insured by this policy or acquired the insured mortgage
and not disclosed in writing by the insured claimant to the Company prior to the date such
insured claimant became an insured hereunder; (c) resulting in no loss or damage to the insured
claimant; (d) attaching or created subsequent to Date of Policy (except to the extent insurance
is afforded herein as to any statutory lien for labor or material).
4. Unenforceability of the lien of the insured mortgage because of failure of the insured at Date
of Policy or of any subsequent owner of the indebtedness to comply with applicable "doing
business" laws of the state in which the land is situated.
CONDITIONS AND STIPULATIONS
I. The term "mortgage," when used hcrcin, shall include deed of trust, trust deed, or other security instrument.
2. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other
matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown
in Schedule 13 hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall
be relieved from liability for any Toss or damage resulting from any act of reliance hereon to the extent the
Company is prejudiced by failure to so disclose such knowledge. if the proposed Insured shall disclose such
knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien,
encumbrance, adverse claim or other matter, the Company at its option may amend Schedule 13 of this Commit-
ment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant
to paragraph 3 of these Conditions and Stipulations.
3. Liability of the Company umlcr this Commitment shall he only to the named proposed insured and such parties
included under the definition of insured in the form of policy or policies committed for and only for actual loss
incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (h) to
eliminate exceptions shown in Schedule l3, or (c) to acquire or create the estate or interest or mortgage thereon
covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the
policy or policies committed for and such liability is subject to the insuring provisions, the Exclusions from
Coverage tint, the Conditions ,tnd Stipulations of the loan of poh'y or policies committed for in favor of the
proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except
as expressly modified herein.
4. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company
arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this
Commitment must be based on and are subject to the provisions of this Commitment.
AMERICAN LAND
TITLE ASSOCIATION
STANDARD FORM
COMMITMENT
CHICAGO TITLE INSURANCE COMPANY
1415 Fifth Avenue w
Peoples National Bank Building 4 :3
Seattle, Washington 98171
of Tukwila
6200 South enter Boulevard
Tukwila Wastrgron 98188
MASTER LAND DEVELOPMENT APPLICATION FORM
otnerwise relate to nearby intersections or streets.)
SUPPLE;1EN.:-- .,,
( .:hedule
B
SHORELINE MANAGEMENT
1. General location of proposed project SOUTHWEST CORNER QF
(give street address, ix known,
SOUTHCENTER BLVD. AND FORT DENT ACCESS ROAD
within SW (quarter section of section NW 24 of
township 23 N., Range 4 W.M., in Tukwila,
King County, Washington and NE OF SE 23 - 23 - 4
2. Name of water area and /or wetlands within which development is proposed
GREEN RIVER
3. Current use of the property with existing improvements NONE
4. Proposed use of property THREE STORY OFFICE BUILDING
5. A. Total construction cost and fair market value of proposed project
including additional developments contemplated but not included
this application:
2.3 MILLION
B. Construction dates (month and year) for which this permit is requested:
Begin AUGUST, 1 981 End DECEMBER, 1982
6. (To be completed by local official) Nature of the existing shoreline.
(Describe type of shoreline, such as marine, stream, lake, lagoon, marsh,
bog, swamp, flood plain, floodway, delta; type of beach such as accretion,
erosion, high bank, low bank or dike; material such as sand, gravel, mud,
clay, rock, riprap; and extent and type of bulkheading, if any):
Low Bank with gravel and light vegetation cover
7. (To be completed by local official) In the event that any of the proposed
buildings or structures will exceed a height of 35 feet above the existing
grading level, indicate the approximate location of and number of residen-
tial units, existing and potential that will have an obstructed view.
Not Applicable
MASTER LAND DEVELOPMENT APPLICATION FORM
NOTE: Please write legibly or type all requested information -- incomplete
applications will not be accepted for processing.
SECTION I. GENERAL DATA
6) :NAME OF PROJECT(OPTIONAL) FORT DENT OFFICE BUILDING
SECTION II: PROJECT INFORMATION
7) BRIEFLY DESCRIBE 1HE PROJECT YOU PROPOSE: THREE STORY OFFICE
BUILDING WITH PARKING.
8) DO YOU PROPOSE TO DEVELOP THIS PROJECT IN PHASES?
9) PROJECT
a. NET ACRES 2.423
10)
11)
13)
APPLICANT'S NAME FORT DENT OFFICE ASSOC. TELEPHONE:( 206) 283 -8706
APPL IC.ANF'S ADDRESS 1818 WESTLAKE AVE. NORTH ZIP: 98109
SEATTLE,. WA.
PROPERTY OWNER'S NAME JOHN T. MELIN TELEPHONE: ( 415) 781 -1874
PROPERTY OWNER'S ADDRESS 150 CHESTNUT ST. - ZIP".' 94111
LOCATION OF PROJECT: SAN FRANCISCO CA.
(geographic or legal c escrip.)
SEE ATTACHED
b. GROSS ACRES 2.423 -` d.
(105,542 S.F.)
e. LOT AREA COVERAGE BLDG. 19, 3 0 %Q , FT . LANDSCAPE
PAVING 52,200 SQ. FT.
DOES THE AVERAGE SLOPE OF THE SITE EXCEED lOso? YES 1 E NO
EXISTING ZONING M 12. EXISTING CCMP.PLAN
IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION
ON THE CITY'S ENVIRONMENTAL BASE MAP ?'
14) IF YOU WISH TO HAVE COPIES OF CITY CORRESPONDENCE, STAFF REPORTS, OR OTHER
DOCUMENTS SENT TO ADDRESSES OTHER THAN APPLICANT OR PROPERTY OWNER, PLEASE.
INDICATE BELOW.
a.
b.
NAME: LA
NAME: JERRY
c/o MODERN SKYLINE, INC.
FEES:
RCPT.
M.F.
EPIC.
YES
c. PARKING SPACES
FLOORS OF
CONSTRUCTION THREE
45,000 SQ. FT.
C -2
13
180
YES D NO
NO
LANCE MUELLER & ASSO. ADDRESS: 130 LAKESIDE, SEATTLE, .
RRY B. SHEETS . ADDRESS: 1818 WESTLAKE AVE. N.
SEATTLE, WASH. 98109
WA.,
.. �r.! 1111°*•.-_
SECI•ION III: APPLICANT'S AFFIDAVIT
1, JERRY B. SHEETS , being duly sworn; declare that I am the
contract purchaser or owner of the property involved in this application and
that the foregoing statements and answers herein contained and the information
herd +•ith submitted are in all respects true and correct to the best of my
knowledge and belief.
DATE 3 .3 x•81
igi• re of Contract • rcmser or owner)
M GING GENERAL PARTNER
Subscribed and sworn before me FORT DENT OFFICE ASSOCIATES
this3ki.... day ofMtt44 191A
41
N tary Pu• lie an t t e state of Ington
residing at <Q._ ,,
SECTION IV: SUPPORTING MATERIAL REQUIREMENTS
TYPE • OF APPLICATION
l _ !REZONING
CONDITIONAL USE
VARIANCE
COMPREHENSIVE PLAN AMENDMENT
ri SHO RELINE M(T. PERMIT 11rAIVER
X
SHORT SUBDIVISION 3,4,7
SUBDIVISION 2,3,4,5
BINDING SITE IMPROVEMENT PLAN 2,3,4,6 ,9.
ARCHITECTURAL REVIEIV 9,10
LANDSCAPE REVIEW 11
* *SEE TABLE.1 FOR DESCRIPTION
+ OPTIONAL AT STAFF'S DIRECTION
SUPPORTING rA'1'HRIAL **
SCHEDULE E, 1,2,3,4,5,9
SCHEDULE C, 1,2,3,5,9
SCHEDULE F, 3,5,9
SCHEDULE D, 2,3,4,5,9
SCHEDULE B, 2,3,4,5,8
SCHEDULE A, 2,3,9,10+
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