HomeMy WebLinkAboutPermit 79-09-L - PARK PLACE CONDOMINIUMS - LANDSCAPE REVIEW79-09-l
62nd avenue south 153rd street
15100 sunwood boulevard
park place condominiums sunwood condos
20 June 19
Mr. Don Dally
Pacific Townhouse Builders
1370 Stewart Street
Suite 105
Seattle, WA 98109
RE: TREE COUNT ON PARKE PLACE DEVELOPMENT SITE (TUKWILA)
Dear Don:
Pursuant to your verbal request, I have investigated my field notes to
ascertain the amount of major trees to be removed from the abovementioned
site. These notes are from insepctions made on June 11 -.13 for Buildings
1 - 10, including the recreational facilities.
According to my notes, the following trees were authorized to be removed:
Number
Douglas fir (4" in diameter or greater) - 38
Broadleaf maple (8" in diameter or greater) 100
Pacific dogwood - 7
TOTAL - 145
As you know, these trees must be replanted on a one - for -one basis in the
final landscape plan. Please let me know what your plans are for submitting
landscape drawings. They must be approved prior to occupancy of any struc-
tures.
I would like to express my appreciation for your cooperation in the tree
inspection process. What might have been an antagonistic showdown was
instead a very valuable and educational experience for me. I hope it was
the same for you.
Ci4of Tukwila
Planning Division
6200 Southcenter Boulevard
Tukwila, Washington 98188 433 -1845
Office of Community Development
Planning Supervisor
FNS /ckh
Mr. Don Dally
Pacific Townhouse Builders.
1370 Stewart Street
Suite 105
Seattle, WA 98109
Dear Mr. Dally:
. RJB /ckh
cc: Ping. Sup.
File
City of Tukwila
Planning Division
6200 Southcenter Boulevard
Tukwila, Washington 98188 433 -1845
Office of Community Development
7 May 1979
RE: Park Place Condominiums
Landscape and Recreation Space Plans
The landscape and recreation space plans for Park. Place Condominiums
were reviewed and approved by the Planning Commission at their.con-
tinued regular meeting on Wednesday, May 2, 1979. The approval was
conditioned by the following stipulations:
1. Inclusion of a child's play area, with equipment, on the
west side of the main internal access driveway, plans for
such to be approved by the Planning Division prior to
issuance of an occupancy permit.
2. Construction and designation of a trail connection from
62nd Avenue South to Tukwila Elementary School prior to
issuance of occupancy permit.
The present plans submitted for a building permit will have the above
conditions attached as part of the Planning Division approval.
If I can be of any further assistance, please call.
Sincerely,
e
Roger J. Blaylock
Assistant Planner
Planning Commission
Minutes
*MOTION C IED, AS AMENDED.
Page 5 .
2 May 1979
MOVED BY WELSH, SECONDED BY AVERY, THAT THE PLANNING COMMISSION APPROVE THE LAND-
SCAPING AND IRRIGATION PLANS FOR FOSTER'S UNUSUAL FURNITURE AS PRESENTLY INSTALLED.*
MOVED BY SOWINSKI, SECONDED BY AVERY, TO AMEND THE MOTION AND REQUIRE THAT LAND-
SCAPING BE COMPLETED ON THE WEST SIDE OF THE BUILDING WITHIN ONE YEAR AFTER THIS
DATE PROVIDING NO DEVELOPMENT HAS BEEN STARTED. MOTION CARRIED.
DSCAPE AND RECREATION SPACE PLANS: PARK PLACE CONDOMINIUMS
Roger Blaylock read the staff report, including the landscape plan, recreation
space plan, and recommendations. Mr. Blaylock explained the maps and pointed
out the recommendations. He said on the rezone specific recommendation was that
each tree removed was to be replaced by a tree. He said they would physically
go out and count the trees and see that they are replaced.
Don Dally, Pacific Townhouse Builders, said they are putting in a major boulevard
with a guard gate and fancy entrance. He said Phase I will have 90 units and
Phase II another 90 units. He said there will be a full time care taker for the
buildings and landscaping. They are trying to build a project that is affordable
and they feel underground irrigation is a cost that is not necessary with a full
time caretaker on the premises. He said the underground irrigation would add 40
to 45% to the landscaping. He said the last three projects in the City did not
require a sprinkling system. He said a home owner's association will be set up
to see that everything is maintained. Mr. Dally continued that they did not feel
it is necessary to have two play areas in Phase I. He said the units in Phase II
will be four plexes and townhouses and the people with children will want to live
there. The units in Phase I will be one and two bedroom units, probably not suit-
able for children. He said there will be a tot yard, a swimming pool, and in
Phase II will be a major child's play area. In addition, they would design and
construct a trail from 62nd to the school and it will be approved by the Planning
Department.
Mr. Kirsop asked Mr. Dally how they planned to water the lawn area? Mr. Dally
said there would be water spigots on all of the buildings. He said the type of
landscaping they are using requires water the first year and after that it just
about takes care of itself. He said they do not want to put in a water sprinkler
system that will be used just one year. He said they are using as much of the
natural vegetation as they can and there will be some lawn areas. He said the
swimming area would be fenced and the tot's play yard will be fenced.
Mr. Blaylock asked in the marketing analysis what age bracket would be buying
the condominiums? Mr. Dally said 40% of the sales would be to unmarried and
under the age of 30, 60% of the sales would be to over 40's. Mr. Dally suggested
the condominium association put in the additional play yard when it is needed.
Mrs. Avery asked the price of the condominiums. Mr. Dally said in Phase I they
would be between $40,000 and $60,000. Mr. Dally said if they end up with more
children than they believe they will and the tot yard will not be enough they
will put in a play area on the west side, it can be a designated play area. Mr.
Blaylock said when they get to Phase II they will know what the child population
will be so they will know if an additional play area is needed.
Planning Commission
Minutes
Page 6
2 May 1979'
MOVED BY SOWINSKI, SECONDED BY ORRICO, THAT THE PLANNING COMMISSION APPROVE THE
LANDSCAPE AND RECREATION SPACE PLANS FOR PARK PLACE CONDOMINIUMS WITH THE FOLLOWING
CONDITIONS:
1. INCLUSION OF A CHILD'S PLAY AREA, WITH EQUIPMENT, ON THE WEST SIDE OF THE
MAIN INTERNAL ACCESS DRIVEWAY, PLANS FOR SUCH TO BE APPROVED BY THE PLAN-
NING DIVISION PRIOR TO ISSUANCE OF OCCUPANCY PERMIT.
2. CONSTRUCTION AND DESIGNATION OF TRAIL CONNECTION FROM 62ND AVENUE SOUTH
TO TUKWILA ELEMENTARY SCHOOL PRIOR TO ISSUANCE OF OCCUPANCY PERMIT.*
Mr. Dally asked if it would be possible to designate a play area, but not put in
the equipment unless it is needed. Mr. Blaylock said a reservation could be made.
It could be reviewed when Phase II is started, or a bond could be made to last so
long. Mr. Kirsop said Staff could come back for a second review at the time of
Phase II. Mr. Dally said they have had no problems in working with Staff. Mr.
Blaylock said if it is designated on the plans that there . is a play area it would
encourage those with children to buy there.
*MOTION CARRIED.
CONDITIONAL USE PERMIT: RECONSIDERATION - WEYMOUTH MOTEL
Roger Blaylock said applicants for the Weymouth Motel would like to have a review
made of the condition regarding the five foot sidewalk. They prefer not to put
it in now as it seems non - functional, and an interior access to Denny's seems more
practical. Mr. Weymouth said it appears that Denny's will go in and he would like
to agree with the City of Tukwila that if the sidewalk goes around the corner they
will put one in. Mr. Blaylock said it is probably that Denny's will be required
to put in a sidewalk. Mr. Weymouth said there will be a convenience walkway from
the motel to Denny's. Mr. Blaylock said they have not received a building permit
request from Denny's and the nearest restaurant to the motel now would be the Tuk-
Inn. Mr. Weymouth said people would drive to the Tuk -Inn from the Motel.
MOVED BY ORRICO, SECONDED BY SOWINSKI, THAT THE PLANNING COMMISSION AMEND CONDITION
#4 OF THE WEYMOUTH MOTEL CONDITIONAL USE PERMIT (MF #79 -5 -CUP) TO READ THAT A FIVE
FOOT SIDEWALK BE CONSTRUCTED ALONG 48TH AVENUE SOUTH TO BE APPROVED BY THE PLANNING
DEPARTMENT AT SUCH TIME AS DEVELOPMENT REQUIRES SIDEWALKS. MOTION CARRIED.
LANDSCAPE PLANS: WEYMOUTH MOTEL
Roger Blaylock read the Staff Report and recommendation.
MOVED BY AVERY, SECONDED BY SOWINSKI, THAT THE PLANNING COMMISSION APPROVE THE
LANDSCAPE PLANS FOR THE WEYMOUTH MOTEL, PHASE I. MOTION CARRIED.
LANDSCAPE PLANS: UNION PACIFIC OFFICE BUILDING
Roger Blaylock read the staff report, including the staff recommendation.
PLANNING COMMISSION
STAFF REPORT
26 April 1979 8:00 P.M.
AGENDA ITEM VI I • LANDSCAPE AND RECREATION SPACE PLANS: Park Place Condominiums
Pacific Townhouse Builders have submitted landscaping and recreation space plans for
approval by the Board of Architectural Review. Ordinance #1040 (Recreation Space
Plan Ordinance) requires recreation space plans to be approved by the Planning Com-
mission prior to issuance of building permit. Ordinance #1071 (Rezone Ordinance)
requires Planning Commission approval of detailed landscape plan prior to issuance
of building permit. The drawings submitted and as attached hereto as Exhibits A
and B fulfill the application requirements for B.A.R. review of landscape and recre-
ation space plans.
LANDSCAPE PLAN
Certain areas of the site are designated on the landscape plans for preservation of
existing vegetation; other areas, where clearing for buildings and other improvements
is necessary, are designated for replanting with ornamental and native species of
shrubs and trees. The perimeter of the building site (i.e., along the edge of the
preservation zones) is proposed to be treated with a wildflower seed groundcover.
Interior spaces within the building site are treated with lawn or ivy groundcover.
RECREATION SPACE PLAN
Active and passive recreational areas and facilities are provided on the site. As
far as active recreation is concerned, a swimming pool, recreation building, and
tennis court are located collectively and centrally on the site. With regard to
passive recreation, areas of natural vegetation (i.e., forest) are proposed to be
retained; one such area located in the northeast corner of Phase I is almost one
(1) acre in size. A trail through the site is proposed to connect 62nd Avenue and
the elementary school. A children's play area is designated near the swimming pool
in the center of the site. Specific playground equipment is not indicated. Also,
a child's play zone (natural area) is designated near the north limit of Phase I.
According to staff's calculations, the proposed recreation space is as follows,
(SEE, Exhibit C for Developer's calculations):
Covered recreation space
Uncovered recreation space
(Less than 4:1 slope)
Uncovered recreation space 16,000 sq. ft.
(Greater than 4:1 slope) @ 50%
TOTAL PROVIDED
TOTAL REQUIRED
(90 units @ 200 /unit)
CITY OF TUKWILA
PLANNING DIVISION
12,600 sq. ft.
25,000 sq. ft.
53,600 sq. ft.
18,000 sq. ft.
Planning Commission Page 2
Staff Report 26 April 1979
Accordingly, the amount of recreation space provided for on -site is consistent
with Ordinance #1040 requirements.
Formal Motion #78 -01 of the Planning Commission adopted review guidelines for
recreation space plans. These are attached to this report as Exhibit D. An
analysis of the review critieria reveals the following:
Proposed recreation space is situated conveniently to most users.
Uncovered recreation space appears to be useable as open space.
Large, consolidated areas of uncovered recreation space are provided.
- Uncovered recreation space is generally free of barriers. While the slope
in the northeast corner of Phase I is very steep and'may be viewed as a
"barrier ", it is also a beneficial amenity.
- Trails and connections are provided between recreation spaces.
- Irrigation is not indicated on the plans.
- Children's play area is centrally located but is not within view of
majority of units.
Play area appears to be separated from vehicular use areas, however, children
from Buildings 1 and 2 must cross internal access drive in order to reach
play area.
Play area is located near the pool and, if the pool is not fenced, may con-
stitute a safety hazard.
- Specific play equipment is not designated.
RECOMMENDATION:
•
Based on the above analysis and the review criteria adopted by Motion #78 -01,
staff recommends that the Planning Commission approve the landscape and recrea-
tion space plans for Park Place Condominiums with the following conditions:
1. Installation of an underground irrigation system in all major landscape
areas (excluding areas of growth preservation). Said irrigation plan
to be approved by the Planning Division prior to issuance of occupancy
permit.
2. Inclusion of a child's play area, with equipment, on the west side of
the main internal access driveway, plans for such to be approved by the
Planning Division prior to issuance of occupancy permit.
3. Construction and designation of trail connection from 62nd Avenue South
to Tukwila Elementary School prior to issuance of occupancy permit.
EXHIBIT A
LANDSCAPE /RECREATION SPACE PLANS:
PARK PLACE CONDOMINIUMS
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EXHIBIT B
LANDSCAPE /RECREATION SPACE PLANS:
PARK PLACE CONDOMINIUMS
Pacific Townhouse Builders
Seattle office: Mariner Building, 1370 Stewart Street, Suite 105, Seattle, WA 98109 (206) 682 -7830
Bellevue office: 1115 108th Avenue NE, Bellevue, WA 98004 (206) 455-1726
City of Tukwila
6200 South Center Boulevard
Tukwila, Washington 98188
ATTEN: Mr. Roger Blaylock
Assistant Planner
April 20, 1979
� crr .:. .,.
O.C.D.
C:ii
APR 2 5 1979
Dear Roger:
The purpose of this letter is to summarize the compliance of the PARK
PLACE landscape plan with both ordinance #1071 and ordinance #1040.
In regards to ordinance #1071:
1. Vegetation preservation and replacement; all natural growth preser-
vation areas have been designated on the landscape plan, as much
vegetation as possible has been retained between buildings in R -3
and R -4 zones.
2. The condominium declaration will prohibit the cutting of trees in
all natural growth preservation areas except in case of disease or
for safety reasons.
3. Prior to issuance of the building permit, Pacific Townhouse Builders
will stake all building sites and will make minor adjustments to
save any major trees. Staking and adjustments to the final site
plan will be approved by a designated city official.
4. Prior to issuance of the building permit, a list of conifer and
deciduous trees that must be removed and which meet the size re-
quirement designated in ordinance #1071 will be submitted to the
city. This total number of trees will be planted in areas desig-
nated on the landscape plan as tree areas, generally the locations
of these trees will be between buildings to bring the natural
growth areas into the inner development area.
5. It should be noted that the parking area and landscape islands
within, will be adjusted to save as many trees as possible.
EXHIBIT C
LANDSCAPE /RECREATION SPACE PLANS:
PARK PLACE CONDOMINIUMS
DFD:ch
6. Because the
tion from 62
but as state
conjunction
In regards to or
1. 200 square
Phase I has
Covere
Uncove
(Less
Uncove
(More
TOTAL
NOTE:
per un
2. Included in
the swimmin
rens play z
I am confident
conditions of ordin
approval. If you ha
to call.
finance #1040:
April 20, 1979
City of Tukwila
Mr. Roger Blaylock
andscape plan is only for Phase I, the trail connec-
d Avenue South to the elementary school is not shown,
withing the ordinance, it shall be constructed in
ith development of Phase I.
et total of recreational space is required per unit.
he following:
Recreation Area 12,600 square feet
ed Recreation Area 29,771 "
1:4 slope)
ed Recreation Area 16,500
an 1:4) X 50 %
58,871 Square Feet
Phase I has over 645 square feet of recreation area
t which is well over the required amount.
the above square footage is a tots play area near
pool and tennis court, and also a designated child-
ne at the northeast end of Phase I.
hat the PARK PLACE landscape plan meets all the special
ce. #1071 and WTORT, and will meet with Planning Commission
e any questions regarding the above please don't hesitate
Sincerely,
PACIFIC TOWNHOUSE BUILDERS
%
Don Dally - Partne
t tt
it
C
C
TUKWILA PLANNING COMMISSION
FORMAL MOTION # 7 8-01
1 ...... ..
WHEREAS, the City Council has, by virtue of Ordinance #1040, established
recreation space requirements, and;
WHEREAS, Ordinance #1040 mandates recreation space plans be reviewed by
the Planning Commission sitting as the Board of Architectural Review, and;
WHEREAS, the Planning Commission deems articulated standards for such
review to be in the best interest of the City and recreation space plan proponents.
NOW, THEREFORE, THE TUKWILA PLANNING COMMISSION DOES STATE THE FOLLOWING:
Section 1. The Recreation Space Review Standards embodied in Exhibit A
shall be utilized in Board of Architectural Review consideration of recreation
space plans required pursuant to Ordinance #1040.
Section 2. The Recreation Space Review Standards embodied in Exhibit
A shall be made available to recreation space plan applicants as an aid in the
design of recreation space plans.
PASSED BY MOTION OF THE TUKWILA PLANNING COMMISSION at a regular meeting
this 23 day of 'fit j6? , 1978.
c,) ,!L - 7qt.4. 1
ATTEST: &I 'LL— OA
Secretary
EXHIBIT D
LANDSCAPE /RECREATION SPACE PLANS:
PARK PLACE CONDOMINIUMS
Planning Commission Formal Motion #78 -01
'23 February 1978 ( Exhibit A
RECREATION SPACE REVIEW STANDARDS
I. A 'Recreation Space Plan', substantially in the form of a site plan, should in-
clude the following information:
A) Total number of dwelling units.
B) Number of dwelling units with 2 or more bedrooms.
C) Property boundaries and footprints of all structures, together with hori-
zontal dimensions.
D) Delineation of topography at maximum of 5' contour intervals.
E) Delineation of required setbacks.
F) Identification of any paved area as well as any driveway, rockery, retain-
ing wall, storage area, etc.
G) Identification and quantification of all recreation space, both covered and
uncovered.
H) Identification of "children's" recreation space, if applicable.
I) Identification of all landscape materials.
II. A Recreation Space Plan should reflect, insofar as practical, the following con-
siderations: _
General:
A) Recreation spaces, both covered and uncovered, should be situated so as to
be easily accessible to all intended users.
B) Uncovered recreation space should be useable as recreation space. (A 5' x
100' strip of grass is generally not useable.)
C) Uncovered recreation spaces should, insofar as practical, be consolidated.
D) Uncovered recreation spaces should be free from barriers.
E) Where desirable, pathways or trails should be designed within and between
recreation spaces.
F) Where landscape buffer strips are required or provided, an automatic irri-
gation system should be provided.
Children's Play Areas:
A) Children's recreation space should be located in close proximity to dwel-
ling units.
B) Where feasible, children's recreation space should be situated within plain
view of those dwelling units whose residents are users of the children's
recreation space.
C) Children's recreation space should be physically separated from vehicular
use areas by distance and /or barriers.
D) Children's recreation space should be protected from severe grade changes
such as rockeries and retaining walls.
E) Children's recreation space should contain child- oriented recreation equipment.
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13"xlIf4VEND
CONC. BLOCKING
JAE
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15 N.E.Szt-4-1 1 981
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STA 618,6Yil: 1•8"x45•BEND
CO/ID. BLOCKING
218
MAR 05 1981
i90
sE
STA.4/83,570:
1,9'145•BEND
COW BLOC%
ETAS/04,5m
1.13"x45•BEND
CONOBLOCKINO
STA Bt61 .4
1.8"xe TEE
1-6.:GATE VALVE
I.FIREINORANTASSY.
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CONCRETE Balms
MOW
L\iE 2[Tir
Subject To Revision
JOB 110.
78-006
-9
•
site plan
plant list
site plan
mcclarty and johnson
planting plan