HomeMy WebLinkAboutPermit L98-0026 - FOUNDATION DEVELOPMENT CORP - THE PEAKS AT TUKWILA VARIANCEThis record contains information which is exempt from public disclosure
pursuant to the Washington State Public Records Act, Chapter 42.56 RCW
as identified on the Digital Records Exemption Log shown below.
L98 -0026
Foundation Development Corporation
15310 Macadam Road South
RECORDS DIGITAL D- ) EXEMPTION LOG
THE ABOVE MENTIONED PERMIT FILE INCLUDES THE FOLLOWING REDACTED INFORMATION
Page # tode Exemption = Brief Explanatory DeSctiptiop �t�tutel ule
The Privacy Act of 1974 evinces Congress' intent that
Personal Information —
social security numbers are a private concern. As
such, individuals' social security numbers are
Social Security Numbers
redacted to protect those individuals' privacy pursuant
5 U.S.C. sec.
DR1
Generally — 5 U.S.C. sec.
to 5 U.S.C. sec. 552(a), and are also exempt from
552(a); RCW
552(a); RCW
disclosure under section 42.56.070(1) of the
42.56.070(1)
42.56.070(1)
Washington State Public Records Act, which exempts
under the PRA records or information exempt or
prohibited from disclosure under any other statute.
Redactions contain Credit card numbers, debit card
Personal Information —
numbers, electronic check numbers, credit expiration
3
DR2
Financial Information —
dates, or bank or other financial account numbers,
RCW
RCW 42.56.230(4 5)
which are exempt from disclosure pursuant to RCW
42.56.230(5)
42.56.230(5), except when disclosure is expressly
required by or governed by other law.
L98 -0026
THE PEAKS AT
TUKWILA
5310 & 15340 Macadam
Rd. So.
(ZONING CODE
VARIANCE)
CANCELED
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City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
To: Laurie Anderson, Finance Dept.
From: Vernon Umetsu, Associate Planner
Planning Division
Date: 6/30/98
RE: Refund of variance application fee for file number L98 -0026.
In refunding the permit application fee for a Zoning Code variance, I mistakenly requested that
the check be made out to J. Kane and Company. This check should have been made payable to
Mr. Barry Owen, who is the applicant.
Please replace the previously issued check (No. 9710 for $600.00), with a new check for the
same amount, which is made payable to Mr. Barry Owen.
Thank you very much for your help. I apologize for any confusion and extra work this has
caused.
CITY OF TUKWILA
TREASURER'S CHECK
C NTER BLVD. PH. 206-433-1800
TUKWILA,
BANK •
TUKWILA•ANOOVER PARK BRANCH
151 ATT LE WASHINGTON 98180x.0923 3
U,S, BANK OF WASHINGTON. NATIONAL ABSOCIATI
FOR V VIA-C
k• Fax (206) 431-3665
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CITY OF ;- JKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
ZONING CODE
VARIANCE
APPLICATION CHECKLIST
The materials listed below must be submitted with your application unless specifically waived in writing
by the Department. Please contact the Department if you feel certain items are not applicable to your
project and should be waived. Application review will not begin until it is determined to be complete.
The initial application materials allow starting project review and vesting the applicant's rights. However,
they in no way limit the City's ability to require additional information as needed to establish the level of
consistency with development standards.
Department staff are available to answer questions about application materials at 206 - 431 -3670.
CHECKLIST PPL/CA
APPLICATION FORMS:
® Application Checklist (1 copy), indicating
items submitted with application
® Variance Application Form (8 copies) & fee -
$600 s
❑ Complete applications for all other applicable
land use permits
PLANS (Eight (8) copies of the following]:
A.7!
Vicinity map showing location of the site.
❑ Surrounding area map showing existing land uses within a 1000 -foot radius from the site's property
lines,
Si Site plan at 1 "= 30' or 1" = 20', with north arrow, graphic scale, and date; and the license stamp of the
architect. The following information must be contained on the plan (details may be included on
additional drawing sheets):
O Property lines and dimensions, lot size(s), and names of adjacent roads.
O Location and setbacks of existing and proposed structure(s) with gross floor area.
O Location of driveways, parking, loading, and service areas, with parking calculations.
O Location and type of dumpster /recycling area screening.
O Location and type of exterior lighting, including parking and pedestrian areas.
O Location of any trails, parks, plazas or other outdoor open space; existing and proposed
open space easements and dedications (if any).
O Location and classification of any watercourses or wetlands, and 200' limit of ShraiETUttwILA
Overlay District.
APR I 5 1298
ZCVCKLST.DOC 12/12/96 PERMIT CENTER
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O Existing and proposer' ~ades at 2' contours for Sensitive Are ind their buffers (TMC 18.44),
extending at least 5 teet beyond the site's boundaries with scopes in excess of 20% clearly
identified.
O Other relevant structures or features such as rockeries and fences.
O Location of outdoor storage areas and screening.
❑ Landscape/planting plan at the same scale as site plan, with north arrow, graphic scale, and date;
and the license stamp of the landscape architect. The following information must be contained on the
plan: z
O Property lines and names of adjacent roads. oc
O Location of the following: proposed structure(s), vehicle and pedestrian circulation areas, o
dumpster /recycling area, site fumiture, any proposed public outdoor art. o
O Existing trees over 4" in diameter by size and species, and any trees to be saved. w
O Proposed landscaping, including size, species, location and spacing. N LL'
❑ Building elevations of all building facades at a scale of 1/8 " =1' or 1/4 " =1', with graphic scale 1
and date. Each sheet shall have the license stamp of the architect. Include on the �,
elevations: = a
O Dimensions of all building facades and major architectural elements, with notations of }'
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CO Location of mechanical units and proposed screening where necessary. 2 o.
❑ One (1) high quality 8 1/2" x 11" reduction of each sheet in the plan set. O
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❑ OTHER MATERIALS: z
Other documentation and graphics in support of the proposal may be included as appropriate, such as
color renderings, perspective drawings, photographs or models. If other materials are to be considered,
eight (8) copies of each must be submitted (except models). Color drawings or photos may be
submitted as 8.5 x 11 -inch color photocopies.
APPLICANT'S RESPONSE TO DESIGN REVIEW CRITERIA:
Written response to the Variance Criteria (8 copies).
PUBLIC NOTICE:
❑ King County Assessor's map(s) which shows the location of each property within 500 feet of the
subject property.
❑ Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500
feet of the subject property. (Note: Each unit in multiple - family buildings --e.g. apartments, condos,
trailer parks - -must be included.) See Attachment A.
❑ A 4' x 4' public notice board will be required on site within 14 days of the Department determining that a
complete application has been received. See Attachment B.
ZCVCKLST.DOC 12/12/96
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
ZONING CODE
VARIANCE
(P —VAR)
APPLICATION
FOR STAFF "USE`ONLY
'.Flannel
eceipt Num
Application':
omplete, (Date.'
Appiication Incomplete ;(Date
her File
File
1. PROJECT BACKGROUND
A. NAME OF PROJECT /DEVELOPMENT: 4E -Pea ics A-r `T "tc IAA is
B. LOCATION OF PROJECT /DEVELOPMENT:
STREET ADDRESS: 15310 AND IS3Sf0 MACADAM toed Setrri4
ASSESSOR PARCEL NUMBER: 1 Ax 77a.c EL 418 ! /S./ 20 - p zZ �.
LEGAL DESCRIPTION:
Quarter: Section: Township: Range: (This information may be found on your tax statement)
c. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent)
NAME: t7 2.-4 ■1 QIb u✓l D A - fl or.1 t E o fst1fl 441— Grip o%d-L„, _
ADDRESS: Sqvi-E.. Say , 911z- S.E. 34. `44 . 3 " ; 4 - 1 P, U10%4tNC11,a.j 9845/c • 3g 410
PHONE: au.) Z5 - 35-1'o
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SIGNATURE: DATE:
Cm'ROFETUKWILA
APR ' r1 1 5 (.1p,
PERMIT CENTER
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A. WHY IS THIS VARIANCE BEING REQUESTED?
i✓
B. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA?
The Board of Adjustment will base its decision on the specific criteria shown below. You are solely
responsible for justifying why your property should not have to satisfy the same development
standards which all other properties /projects must meet. The Board must decide that your variance
request meets all five criteria. On a separate sheet, respond to each of the of the five criteria.
The Planning staff has provided some explanatory notes (in italics) to help you respond to each
criteria. Please feel free to use or ignore these as you see fit. The Board will make a decision based
on the five criteria, not staff explanatory notes.
1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other
properties in the vicinity and in the zone in which the property on behalf of the application was filed is located.
Explain how your requested variance would not give you a special privilege in your use of the property in relation to
the requirements imposed on adjacent and neighboring properties and on properties within the same zone
classification.
2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or
surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in
the vicinity and in the zone in which the subject property is located.
Does a special property characteristic such as size, shape or topography, combined with the zoning code
requirement, prevent you from using your property in the manner of adjacent properties or other like -zoned
properties?
Special circumstances should not be due to: 1) actions by past or present property owners (i.e., developing or
subdividing property which results in an extremely difficult to build parcel) or paying more for property than was
justified by its development potential; or2) actions which have already been compensated for (i.e., the State
condemns a portion of land for 1 -5 construction and compensates the owner for the diminished value of the remaining
parcel).
3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or
improvements in the vicinity and in the zone in which the subject property is situated.
Would granting your request cause any harm, injury, or interference with uses of adjacent and neighboring
properties? (Consider traffic, views, light, aesthetic impacts, etc.)
4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use
Policy Plan.
After review of the City's Comprehensive Land Use Policy Plan, list any inconsistencies between your variance and
the Plan's goals, objectives or policies.
5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the
applicant possessed by the owners of other properties in the same zone or vicinity.
Without the variance, no uses for which your property is zoned (i.e., for a single - family residence or commercial site)
would not be possible. Without the variance, rights of use of your property would not be the same as for other
similarly zoned property. Describe other alternatives for use of your property. Why were these altematives rejected?
ZCVCKLST.DOC 7/3/96
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D. PROPERTY OWNER DECLARATION
The undersigned makes•the following statements based upon personal knowledge:
1. 1 am the current owner of the property which is the subject of this application,
2. All statements contained in the application are true and correct to the best of my
knowledge.
3. The application is being submitted with my knowledge and consent.
4. I understand that conditions of approval, which the City and applicant have jointly agreed
may riot be completed prior to final approval of the construction (e.g., final building permit
approval) will be incorporated Into an agreement to be executed and recorded against the
property prior to issuance of any construction permits.
1 declare under penalty of perjury under the laws of the State of Washington and the United
States of America that the foregoing statement is true and correct.
EXECUTED at Mercer 5 J a.s Q
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(Print Nre)
R 72S E 36
(Address)
706 27 D- Oz3i,
FO LL•N nQcti 9'til tiQ term e, �'1 { Corp
(Phone Number)
(Signature)
Use additional sheets as needed for all property owner signatures.
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THE PEAKS AT TUKWILA
CRITERIA FOR VARIANCE REQUEST
1. This variance request is based on the inability of the property owner to
provide a driveway access that includes an island in the middle of the driveway,
and still allow a Tukwila Fire Department or Public Works vehicle to ingress and
egress the property safely.
Geometrically, Macadam Road S runs along a curve, parallel to the public
access maintenance road, in which both are built at two different grades. The
public access maintenance road is traveling in a West to East direction at a 15
percent grade, whereas Macadam Road S is traveling East to West at a 5
percent grade. This is compounded by the property owners driveway which is at
a 15 percent grade, perpendicular to both the public access maintenance road
and Macadam Road S.
The adjoining properties do not access their homes within this particular portion
of the street. All of the other properties have driveways further to the West,
wherein the grade is flat for both the driveways and the street. Our survey of the
area indicates that only the applicant's property would be affected by this
variance request.
This variance would allow our property to be consistent with the adjacent
properties, safe ingress and egress by the Tukwila Fire Department or Public
Works, and provide resident safety.
2. The topography of this property is different from other sites in the area. The
other properties that front the public access maintenance road have their
property access on the public street to the North of Macadam Road S. The
applicant could not do the same, since there is no access from the northern
street to their property. The topography of the applicants' property required the
construction of retaining walls along the South, West, and North perimeters of
the property in order to build their structures.
The adjacent properties to the West have flat terrain for driveway access, thus
they would not be required by the zoning code to have an island.
3. Granting this variance will actually enhance the public and private safety of
the community. With the island, both the Tukwila Fire Department and Public
Works vehicles cannot access the property without impeding traffic. The island
creates a situation where their vehicles would have to stop traffic in the opposite
lane of travel to enter and leave the property. This would impose a danger to
the public traveling East on Macadam Road S, since the city vehicles would
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RECEIVED
CITY OF TUKWILA
APR 1 5 1998
PERMIT CENTER
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have to cross the median of the road to enter the property, as well as possible
delays in emergencies..
The current design, with the island, would require the fire vehicles to drive over
the curb of the island causing considerable property damage and possible
damage to city equipment.
4. The only inconsistencies that we can determine in the plan are:
a. that the median island in the driveway is required only on sloping
grades and not on level grades. This requirement is not always going to be
possible in cases similar to the applicant's wherein the compound grades along
with the intersection of three or more roads does not allow for safe vehicle
access by the Fire Department or the Public Works Department.
b. planting of trees in this island would require the applicant to provide a
tree that would have to be mature enough to eliminate thirteen feet of limbs from
the ground elevation up, to comply with Fire Department height clearance
requirements. It would be very difficult to accomplish this requirement, if not
impossible. The logistic support to do so and the risk of losing the tree to
circumstance beyond any prudent process is too high.
5. Without this variance our property would not have the same safe and
efficient ingress and egress as currently enjoyed by the adjacent property
owners. With the island, the thirty one homeowners of this property would be
placed in a very difficult traffic pattern and considerable damage to their property
each time a large vehicle would access the driveway.
Other alternatives were explored. We attempted to widen the East side of the
driveway to accommodate the twenty foot wide lane required by the Fire
Department. We found that doing so would cause the grade of the public
access maintenance road to become greater than allowed for vehicles to travel
on without getting high- centered at the intersection of the driveway entrance.
Increasing the width of the driveway to the West was prohibitive due to the
encumbrance of the sewage lift station, plus not having the required set back to
the adjoining property line.
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139 96
LEGAL DESCRIPTION
THE LAND REFERRED TO IN THIS COMMITMENT IS SITUATED IN THE COUNTY OF KING,
STATE OF WASHINGTON, AND DESCRIBED AS FOLLOWS:
THAT PORTION OF TRACTS 22 AND 23, BROOKVALE GARDEN TRACTS, ACCORDING TO
THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY,
WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF SAID TRACT 23, WHICH IS 220 FEET
EAST OF THE NORTHWEST CORNER OF SAID TRACT 23;
THENCE EAST ALONG SAID NORTH LINE 4 FEET TO A POINT WHICH IS 224 FEET EAST
OF THE INTERSECTION OF THE SOUTH LINE OF SAID TRACT 22 WITH THE EASTERLY
MARGIN OF THE COUNTY ROAD;
THENCE NORTH AT RIGHT ANGLES, 140.0 FEET, MORE OR LESS, TO LINE "D" OF
BOUNDARY LINE AGREEMENT RECORDED JANUARY 5, 1972 UNDER RECORDING
NUMBER 7201050122;
THENCE SOUTH 88.33'07" EAST ALONG SAID LINE "D", 223.09 FEET, MORE OR LESS TO
LINE "C" OF SAID AGREEMENT;
THENCE SOUTH 0'30'41" EAST ALONG SAID LINE "C" TO THE NORTHERLY RIGHT OF
WAY MARGIN OF STATE HIGHWAY NUMBER 1 AS CONVEYED TO THE STATE OF
WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 5480008, RECORDS
OF SAID COUNTY;
THENCE WESTERLY ALONG SAID RIGHT OF WAY MARGIN TO A POINT SOUTH OF THE
POINT OF BEGINNING.
THENCE NORTH TO THE POINT OF BEGINNING.
DEDICATION
KNOW ALL MEN BY THESE PRESENTS, THAT THE UNDERSIGNED OWNER(S) IN FEE
SIMPLE OF THE PROPERTY DESCRIBED HEREIN, HEREBY DECLARES THIS SURVEY
MAP AND THESE PLANS AND DEDICATES 'I'HE SAME FOR A CONDOMINIUM SOLELY TO
MEET THE REQUIREMENTS OF THE WASHINGTON CONDOMINIUM ACT RCW 64.34, ET.
SEQ. AND NOT FOR ANY PUBLIC PURPOSE. THE UNDERSIGNED CERTIFIES THAT ALL
STRUCTURAL COMPONENTS AND MECHANICAL SYSTEMS OF ALL BUILDINGS
CONTAINING UNITS HEREBY CREATED ARE SUBSTANTIALLY COMPLETED. THE SURVEY
MAP AND THESE PLANS, AND ANY PORTION THEREOF, ARE RESTRICTED BY LAW AND
BY THE TERMS OF THE DECLARATION FOR THE PEAKS AT TUKWILA CONDOMINIUM
FILED UNDER RECORDING NUMBER 9 70 6 O y/y_RECORDS
OF KING COUNTY, WASHINGTON.
DECLARANT
FOUNDATION DEVELOPMENT CORPORATION, A WASHINGTON CORPORATION.
- <
BY:
IT'S
BY:
IT'S:
STATE OF WASHINGTON )
SS.
COUNTY OF KING )
I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT
zk#H ARE THE PERSONS WHO APPEARED BLF'ORE ME AND SAID
PERSONS ACKNOWLEDGED TIIAT TIIEY SIGNED TIIIS INSTRUMENT, ON OATH STATED
TIMT THE A E AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT AS THE
'-' AND RESPECTIVELY OF FOUNDATION DEVELOPMENT
CORPORATION A WASHINGTON CORPORATION, TO BE THE FREE AND VOLUNTARY ACT OF SUCH
PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT.
TITLE AND EASEMENTS
FULL RELIANCE HAS BEEN PLACED IN STEWART TITLE COMPANY OF
WASHINGTON, INC. REPORT UNDER ORDER NO. 286860 DATED FEBRUARY
12, 1996, FOR PROPERLEGAL DESCRIPTION AND REVELATION OF
EASEMENTS. NO FURTHER SEARCH OF THE RECORD HAS BEEN MADE.
DIMENSIONAL ACCURACY
HORIZONTAL AND VERTICAL DIMENSIONS SHOWN HEREON ARE DISPLAYED
WITHIN 0.1 FEET OF MEASURED VALUE. SILLS AND BEAMS MAY EXTEND
INTO CERTAIN AREAS.
BOUNDARY NOTE
A BOUNDARY LINE AGREEMENT DOCUMENT WAS RECORDED UNDER KING
COUNTY RECORDING ND. 7201050122. THE LEGAL DESCRIPTIONS CONTAINED
WITHIN SAID DOCUMENT ARE INSUFFICIENT TO DETERMINE THE EXACT
"INTENDED" LOCATION OF SAID BOUNDARY LINE AGREEMENT. WE HAVE
USED THE ORIGINAL BOUNDARY LINES, PER DEED, WHICH SUBSTANTIALLY
"FIT" THE IMPROVEMENTS LOCATED HEREON. THE SAID BOUNDARY LINE
AGREEMENT WOULD AFFECT THE NORTH AND EAST LINES OF THIS
PROPERTY.
VERTICAL DATUM
ELEVATIONS SHOWN HEREON REFER TO CITY OF TUKWILA DATUM AND IS
BASED ON BENCHMARK NO. D12, ELEVATION 36.44 FEET, A CHISELED
SQUARE 4 S.W. CORNER OF LP. BASE. (B.M. "B" BY HORTON AND
DENNIS IN 1985: TIED TO KING COUNTY DATUM) LOCATED SOUTH OF
TUKWILA PKWY. AT S-LINE BRIDGE AND THE INTERSECTION THEREOF.
DATED:2.'v3_Y , 1997
(SEAL O&S'F i4')
�_
R 111 PRINTED NAME:
O i� NOTARY PUBLIC IN AND FOR THE STATE OF
,; ��•, �SSONfi+. ���, WASHINGTON, RESIDING AT „JAM.
t MY COMMISSION EXPIRES __9
f : o PIOTARI'ti
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'1 NA':7O-2 9 .0�.:
tit WA`.
THE PEAKS AT
TUKWILA
CONDOMINIUM
NE 1/4, SW 1/4, SEC. 23, TWP. 23 N.,
RGE. 4 E., W.M., KING COUNTY, WASHINGTON
SURVEYOR'S CERTIFICATE
I HEREBY CERTIFY THAT THIS SURVEY MAP AND THESE PLANS FOR THE PEAKS AT
TUKWILA CONDOMINIUM, REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION
IN CONFORMANCE WITH THE REQUIREMENTS OF THE SURVEY RECORDING ACT, WITHIN
SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., THAT THE COURSES AND
DISTANCES ARE SIIOWN CORRECTLY HEREON; THAT THE LOCATION OF BUILDINGS
AND DIMENSIONS OF THE UNITS, AS BUILT, ARE CORRECT; THAT ALL IMPROVEMENTS
ARE SUBSTANTIALLY COMPLETE; THAT ALL INFORMATION REQUIRED BY RCW
64.34.232 IS SHOWN CORRECTLY HEREON, AND THAT I HAVE FULLY COMPLIED WITH
ALL_ APPLICABLE LTATUTES AND REGULATIONS.
dERROLD S. STEADMAN, P.L.S.
PROFESSIONAL LAND SURVEYOR
LICENSE NO. 29282
SURVEYOR'S VERIFICATION
JERROLD S. STEADMAN, BEING FIRST DULY SWORN ON OATH, DEPOSES AND SAYS:
1 AM A REGISTERED LAND SURVEYOR IN THE STATE OF WASHINGTON AND AM THE
PERSON WHO MADE AND EXECUTED THE FOREGOING CERTIFICATE. I HAVE READ
THE .SAME, KNOW THE CONTENTS THEREOF. AND BELIEVE THE SAME TO BE TRUE.
,IERROLD S. STEADMAN
SUBSCRIBED AND SWORN TO ME TIIIS �Yy DAY OF __4 19JZ
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L"4_
PRINT NAME;Rao - /.'U 4 .5-7E4p/1/4"/
NOTARY PUBLIC IN AND FOR THE STATE
OF WASHINGTON
RESIDING AT 's447J0.E
MY COMMISSION EXPIRES
DEPARTMENT OF ASSESSMENTS 2
EXAMINED AND APPROVED THIS 3►+3 DAY OF ..,IUIIQ
iLrLcc
ASSESSOR
RECORDING CERTIFICATE
is en
DEPUTY ASSESSOR
FILED FOR RECORD AT THE REQUEST OF' FOUNDATION DEVELOPMENT CORPORATION,
THIS _Lcst DAY OF _ yne_ , 1927_, AT MINUTES
PAST L,_oo _ O'CLOCKP_ M., IN VOLUME L Z OF CONDOMINIUMS. PAGES _96 _ TO
1b UNDER RECORDING NUMBER _2_7_049,3190-1
RECOk OF KING COUNTY, WASHINGTON.
CO NTY AUDITOR
DEPUTVUNTWAUDI R
HE
I:>
RANK, STEADMAN
( i, ASSOCIATES, Igo S.
PROFESSIONAL LAND SURVEYORS
8664 FIFTH AVENUE SOUTH, SEATTLE, WASHINGTON 98108 (206) 762-4982
CONDOMINIUM SURVEY
MAP AND PLANS (
EXPIRES 9/21/97
5-Is-1 I
INDEX
BROOKVALE GARDEN TRACTS,
VOL. 10, PG. 47, TRACTS 22 & 23
NE1/4, SW1/4, SEC. 23,
TWP. 23 N., RGE. 4 E., W.M.
KING COUNTY, WASHINGTON
DATE: MAY 1997
DRAWN BY: DJP
MAP CHECK: RLE
FINAL CHECK: JSS
97023.00
SHEET 1 OF 7
97023-L.DWG
$ 88'32'56"E
FOUND 1/2'RE94R WITH CAP
(B H, 11332) 0.14'S0UTH,
0.32' EAST.
340'
-----uP
•11111111111111111
ELEVATED WALKWAY(CE.) U
BUILDING B
RECREATION DECK (C.E)
BUILDING A
T8M
NORTHWEST CORNER OF
CONCRETE BASE OF
POWER TRANSFORMER
ELEV. - /I3.6 9'
34 57" E 2,35.39,
SITE PLAN
UP
DOWN
HE
RANK, STEADMAN
ASSOCIA.T H S, PO S.
PROFESSIONAL LAND SURVEYORS
6584 FIFTH AVENUE SOUTH, SEATTLE, WASHINGTON 98108 (206) 782-4982
TRACT 22
rRAcr 23
•
ROCKERY (TYPICAL)
139
THE PEAKS AT
TUKWILA
CONDOMINIUM
NE 1/4, SW 1/4, SEC. 23, TWP. 23 N.,
RGE. 4 E., W.M., KING COUNTY, WASHINGTON
CONDOMINIUM SURVEY
MAP AND PLANS
EXPIRES 9/21/97
4)-15-4 '(
VERTICAL DATUM
CITY OF TUKWILA
GRAPHICAL SCALE: 1" = 20'
INDEX
BROOKVALE GARDEN TRACTS,
VOL. 10, PG. 47, TRACTS 22 & 23
NE1/4, SW1/4, SEC. 23,
TWP. 23 N., RGE. 4 E., W.M.
KING COUNTY, WASHINGTON
DATE: MAY 1997
DRAWN BY: DJP
MAP CHECK: RLE
FINAL CHECK: JSS
97023.00
SHEET 2 OF 7
97023-S.DWG
1` 3 9' 98
BUILDING B
PARKING LEVEL 1
TRASH
ROOM
RECYCLING
UP (C.E)
ELEVATOR (CE) —�,„,
mW
W 2�
ELEVATOR
EQUIPMENT
ROOM (C.E),-'r
ELECTRIC
ROOM(C.E
ti W
kj
UP
fGlz L 5[uL_.F.11i1J{illil.�•c/yyu c.� [ riu_� ..uy
I 1 1 C i I I I I
i
I
b P29 I P28 a P26 P25 i P24 P23 i l
PARKING GARAGE NO.1 (C.E)
®®®I® P5 q P6 P7 i P8 E 4CQ • 1
I Fi1 I I r% 1 1 1 1 I
1 E/) 1 1 E;1 1 1 1
1
r�
F, 1 I
CORRIDOR (CE)
BUILDING A
FIRST FLOOR
cW
Ov
UP
CORRIDOR (CE)
RAMP UP —.
0.5'
(TYPICAL)
37.1'
IA1011
F•113.8'
C•722.2
1091 t SQ. FT
23.1'
UTILITY(CE)
N
10.0
22.1
IA102.1
F•1157'
C•126.5'
0.8' 1192±SQ. FT. (TYPICAL)
23.2'
DECK (L.C.E)
(TYPICAL)
5TORAGE(L.C.E)
(TYPICAL)
15.1'
10.1
P21
0
0
0
0
P
THE PEAKS AT
TUKWILA
CON1[DOhv1tINIUM
NE 1/4, SW 1/4, SEC. 23, TWP. 23 N.,
RGE. 4 E., W.M., KING COUNTY, WASHINGTON
16
8
VERTICAL DATUM
CITY OF TUKWILA
0
16
32
GRAPHICAL SCALE: 1" = 16'
LEGEND;
(C.E.)) COMMON ELEMENT
(L.C.E.) LIMITED COMMON ELEMENT
F FINISHED FLOOR ELEVATION
C FINISHED CEILING ELEVATION
UNIT DESIGNATION
110 PARKING STALL DESIGNATION
STORAGE UNIT DESIGNATION
CHANGE IN CEILING HEIGHT
B4021
HE I:) RANK, STEADMAN
ASSOCIATES, Igo S.
PROFESSIONAL LAND SURVEYORS
8584 FIFTH AVENUE SOUTH, SEATTLE, WASHINGTON 98108 (208) 782-4982
CONDOMINIUM SURVEY
MAP AND PLANS r
EXPIRES 9/21/97
INDEX
BROOKVALE GARDEN TRACTS,
VOL. 10, PG. 47, TRACTS 22 & 23
NE1/4, SW1/4, SEC. 23,
TWP. 23 N., RGE. 4 E., W.M.
KING COUNTY, WASHINGTON
DATE: MAY 1997
DRAWN BY: DJP
MAP CHECK: RLE
FINAL CHECK: JSS
97023.00
SHEET 3 OF 7
97023-3.DWG
39
ue
BUILDING B
PARKING LEVEL 2
BUILDING A
SECOND FLOOR
. i
ELEVATOR (C.E)-)
/i///i j/
LOBE
(CE)
L// LLiiiiiiiiiii,ii//////i9J
LGI�ul<LC� C{GULL:y
PARKING GARAGE NO.2 (GE%
P40
I I I I
I I I I I
P46
n
UP
.37 r
IA2011
F-123.1'
C • 131.5'
109/.t.5Q.Fr
23.1'
r" 10. 0'
ELEVATED WALKWAY(C.E.)
2 2. 1
F-127.3'
C • 1357'
119235Q.FT.
-.-0.B'(TYPICAL)
23.2'
DECK (LC.E)
(TYPICAL)
151'
Os
10.7'
14.4' o
UP
22.7'
F-1273'
C. 135.7'
11763.8Q,FT.
J' f 05'(TYPICAL)
STORACE(L.GE) )0.1 5i
(TYPICAL)
23.0'
HE
4
RANK, STEADMAN
ASSSOCIATES9 PO S.
PROFESSIONAL LAND SURVEYORS
8584 FIFTH AVENUE SOUTH, SEATTLE, WASHINGTON 98108 (208) 782-4982
144
'6
y
22.7'
F-131.3'
C • 139.7'
1176 3 SQ.FT
23.0'
THE IR-4,AKS AT
TUKWILA
CONDOMINIUM
NE 1/4, SW 1/4, SEC. 23, TWP. 23 N.,
RGE. 4 E., W.M., KING COUNTY, WASHINGTON
CONDOMINIUM SURVEY
MAP AND PLANS
16
VERTICAL DATUM
CITY OF TUKWILA
D
16
32
GRAPHICAL SCALE: 1" = 16'
LEGEND:
(C.E.) COMMON ELEMENT
(L.0 E.) LIMITED COMMON ELEMENT
F FINISHED FLOOR ELEVATION
C FINISHED CEILING ELEVATION
UNIT DESIGNATION
130 PARKING STALL DESIGNATION
(S14) STORAGE UNIT DESIGNATION
CHANGE IN CEILING HEIGHT
I B402
EXPIRES 9/21/97
INDEX
BROOKVALE GARDEN TRACTS,
VOL. 10, PG. 47, TRACTS 22 & 23
NE1/4, SW1/4, SEC. 23,
TWP. 23 N., RGE. 4 E., W.M.
KING COUNTY, WASHINGTON
DATE: MAY 1997
DRAWN BY: DJP
MAP CHECK: RLE
FINAL CHECK: JSS
97023.00
SHEET 4 OF 7
97023-4.DWG
13.9110 0
BUILDING B
FIRST FLOOR
BUILDING A
THIRD FLOOR
CONCRETE
LANDING UP__B_
(C.E)
��c , 1L5
N. 55.5'+
v
32'
IB1011
F. 133.9'
C•142.2.
1167tSCLFT
32'0.5'(TYP)CAL)
13.9'
,l
Iv 11.5"
N
UP
DOWN
.114
u�"'ffi7
ELEVATOR(CE)-)
I I1 HH+FDP
55' sr
F. 133.9'
• C • 142.2'
▪ )093±5Q.F77
-0.T(7YP/CAL )
/3.9'
/1.5'
WOMEN
(CE)
EXERCISE
ROOM
(C.E)
0
UP
ELEA
LOBBY
(CE) DO.
HALLWAY (CE)
1C
DECK (L.C.E)
(TYPICAL)
Qai
0
UP,
11111
MEN
(C.E)
marl -MIME
ROOM
(CE)
RECREATION DECK (C.E.)
CONCRETE
•,LLILup LANDING
`��1� (C.E)
11.5'
6 9'
5.5'ti
I.B1I
F.133.9'
C•142.2'
1093±50.FT
Ch
13.9' 59
I15" *I CONCRETE € 1 S1
al \
UP�-«
37.,'
IA301J
F-132.4'
109/ t 30. FT.
23/'
N
10.1'
ELEVATED WALNWAY(C.E.)
22.1'
IA302I
F-136.6'
C • I45.01
I192t5QFT
23.2'
DECK (L. .)
(TYPICAL)
S.T
15.1'
OPEN
TO
BELOW
/0. /'
/4.4
UP
OPEN TO BELOW
08'(TYP/CAL) 22.7'
IA14,3I
F•136.6'
C-145.0.
1176 f 50.FT.
-o.5(7YP/CAL)
10.1'6C°
23.0'
STORAGE (L.C.E)
(TYPICAL)
/4.4'
DOWN
G4TE
22.7'
IA3o4]
F•140.6'
C•I49,0"
1176t50.F1'
23.0'
TH PEAKS AT
TUKWILA
CONDOM NIUM
NE 1/4, SW 1/4, SEC. 23, TWP. 23 N.,
RGE. 4 E., W.M., KING COUNTY, WASHINGTON
VERTICAL DATUM
CITY OF TUKWILA
16 8 0
16 32
GRAPHICAL SCALE: 1" = 16'
LEGEND:
(C.E.)
(L.C.E.)
F
C
B402
COMMON ELEMENT
LIMITED COMMON ELEMENT
FINISHED FLOOR ELEVATION
FINISHED CEILING ELEVATION
UNIT DESIGNATION
PARKING STALL DESIGNATION
STORAGE UNIT DESIGNATION
CHANGE IN CEILING HEIGHT
HE It RANK, STI ADMAN
it• ASSOCIATES, Igo S.
PROFESSIONAL LAND SURVEYORS
8564 FIFTH AVENUE SOUTH, SEATTLE, WASHINGTON 98108 (208) 782-4982
CONDOMINIUM SURVEY
MAP AND PLANS r
.�.�nze2� •a
SAC LM*
EXPIRES 9/21/97
INDEX
BROOKVALE GARDEN TRACTS,
VOL, 10, PG, 47, TRACTS 22 & 23
NE1/4, SW1/4, SEC. 23,
TWP. 23 N., RGE. 4 E., W.M.
KING COUNTY, WASHINGTON
DATE: MAY 1997
DRAWN BY: DJP
MAP CHECK: RLE
FINAL CHECK: JSS
97023.00
SHEET 5 OF 7
5 5.11
97023-5.DWG
BUILDING B
SECOND FLOOR
BUILDING B
THIRD FLOOR
a
32'
32'
N
DOWN
0 115'
55' �r
F•14Z7'
C-156.0'
1167t SQ.FT
° 13.9'
11.5'
0
'0
DOWN
11.5'
0 11.5'
F-147 7'
C=156.0'
sr
13.9'
13.9'
13.9'
F•143.1'
C7151.4'
1082. 5Q.FT
1L5'
13.9'
ELEVATOR (C.E.)
ELEVATED WALKWAY
(C.E)
/�S3'•
l 11.4
v
a ® o
In F.143.4'
C-151.4'
1089t SQFr
13.9'
,' 11.5'
/
DON -NCI
UP -DOWN
11.5
5.5'
32' Luca'
C>
F=16I55.6.9'2"
h'113• 1167t5Q.FL o
N p
tiV
3. R'
/3.9'
w 11.5
6.9"2 55,
R 11.5
II
Fr/56.9'
C.165..2'
1093±SQ.FT
13.9'
y 11.5'
'- Iv /1.4"
DECK (L,C.E.)
(TYPICAL)
/- ELEVATOR (CE)
ELEVATED WALKWAY
(C.E)
WN1 1 --WNPI
WWN+ *- UP
11.5' o
5.5' t'
0
r F-1477' In
C-1560'
1093t S0. FT
07(r✓P/GA1)
11.5'
13.9
11.5`41l 1•
�21\- •,,, 11.4
13.9' ti' '0-5.3
11.5'
F-1523'
C.1604' o
1082t5Q.FT
13.9'
I B3o41
F-1523'
• C=1606' o
• 1089±SQFT. p
13.9'
ii ,1.4'
DECK (L.C.E)
(TYPICAL)
11.5'
55" 2
, F-1477'
C•l56.0'
1167f5Q.FT
o;
3 2'
h
N
O.S(TYP1C4
32'
N
13.9' `D
11.5' 41'
I111+1-N
R7WN.46511.HOP
11.5' o
5.5' 'l
F-156.9'
C-165.2' W
1093*SOFT g
07'0-VP/CAL)
11.5' *.
' SST
5.5,
v
® 3
2'
F-156.9'
C•1652' m
N. 1167t SQ.FT. w q
G N
0 5'(7YP/CA(...=
3.12'
N
13.9' 13.9' `6
11.5'
THE PEAKS AT
TUKWILA
CONDOMINIUM
NE 1/4, SW 1/4, SEC. 23, TWP. 23 N.,
RGE. 4 E., W.M., KING COUNTY, WASHINGTON
VERTICAL DATUM
CITY OF TUKWILA
16 8 • 0
16 32
GRAPHICAL SCALE: 1" = 16'
LEGEND;
(C.E.) COMMON ELEMENT
(L.C.E.) LIMITED COMMON ELEMENT
F FINISHED FLOOR ELEVATION
C FINISHED CEILING ELEVATION
UNIT DESIGNATION
P20 PARKING STALL DESIGNATION
S14 STORAGE UNIT DESIGNATION
CHANGE IN CEILING HEIGHT
1E1402
H
111)
> RANK, ST MADMAN
ASSOCIATES, Po S.
PROFESSIONAL LAND SURVEYORS
8584 FIFTH AVENUE SOUTH, SEATTLE, WASHINGTON 98108 (206) 762-4982
CONDOMINIUM SURVEY
MAP AND PLANS
EXRIRES 9/21/97
5-4
INDEX
BROOKVALE GARDEN TRACTS,
VOL, 10, PG, 47, TRACTS 22 & 23
NE1/4, SW1/4, SEC. 23,
TWP. 23 N., RGE, 4 E., W.M.
KING COUNTY, WASHINGTON
DATE: MAY 1997
DRAWN BY: DJP
MAP CHECK: RLE
FINAL CHECK: JSS
97023.00
SHEET 6 OF 7
97023-6.DWG
1391102
BUILDING B
FOURTH FLOOR
BUILDING B
FIFTH FLOOR
DECK
(LC.E)
+- UP
UID.VKN
5.
55'
0
10
F• 166.7'
10.;C-174.4' ,) FT
3.F3'
13.9'
/L5
- 115'
O
N.5 v�ti
ELEVATOR (C.E)
ELEVATED WALKWAY
(C.E)
UP
r- 0 5(TYPICAL)
1 / \ �q //.4'
/3.9' 4 N ° 53'
IBm I
F•161.5'
C•169.8'
1082±30.Fi.
11.5
13.9'
O
ov
194941
F-/61.5' 0
C-169.8'
1089f 50 FE
0.7'(TYP)CAL)
13.9'
DECK (L.C. E)
(TYPIcm)
13.9'
0.5(7YPICAL)
LusaJ
F- 170.7'
C•179.0' N.
1082*SQ.FT 9)
115'
13.9'
n 11.4'
ELEVATOR (C.E)
ELEVATED WALKWAY
(C.E.)
11.4
Lug
F•170.7'
O C.179.0'
�i 1089t3QFT
0.7'(TYPICAL)
13.9'
lECK/
CL.C.E)
(TYPICAL)
HRANK, STEADMAN
& ASSOCIATES Igo SO
PROFESSIONAL LAND SURVEYORS
9
8584 FIFTH AVENUE SOUTH, SEATTLE, WASHINGTON 98108 (208) 762-4982
I:)
• 11.4'
OGO,Ni t* f I UP
lL5' o
55' I%
u
3b'
▪ F• 166.1' o�
v C•/74.4' N
1163± SQ. FT v N
\ti
3`
13.9'
11.5' V
DECK
(L.GE)
THE PEAKS AT
TUKWILA
C OND OMINI UM
NE 1/4, SW 1/4, SEC. 23, TWP. 23 N.,
RGE. 4 E., W.M., KING COUNTY, WASHINGTON
CONDOMINIUM SURVEY
MAP AND PLANS
16
8
VERTICAL DATUM
CITY OF TUKWILA
0
16
32
GRAPHICAL SCALE: 1" = 16'
LEGEND;
(C.E.) COMMON ELEMENT
(L.C.E.) LIMITED COMMON ELEMENT
F FINISHED FLOOR ELEVATION
C FINISHED CEILING ELEVATION
UNIT DESIGNATION
jrP20 PARKING STALL DESIGNATION
S14 STORAGE UNIT DESIGNATION
CHANGE IN CEILING HEIGHT
I B402
EXPIRES 9/21/97 !,
INDEX
BROOKVALE GARDEN TRACTS,
VOL. 10, PG. 47, TRACTS 22 & 23
NE1/4, SW1/4, SEC. 23,
TWP. 23 N., RGE. 4 E, W.M.
KING COUNTY, WASHINGTON
DATE: MAY 1997
DRAWN BY: DJP
MAP CHECK: RLE
FINAL CHECK: JSS
97023.00
SHEET 7 OF 7
a'1 5-'17
97023-7.DWG
5. se.' 34 28" E.
?o.e71
\
\� R ocr
\ •1t4ot
•71. r6 ▪ 8502
•044.1 ?• \$'202
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\
N
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0909 • j49.:0 ■ •
2 .X? 14•K 11 • \
■ ■
• • s
\\
7t;oof: •,117.5:o •
E 4o4 150.85
& 554 • .tQa, I1
\ 157 4 149.�SQ
\Q2o4 140. 10,
\ •
Roots .•.' : 172; 85
••B4os . . 119.30'.
8SeS• . f54i11
\ b ?_e5 144. as •
. hIG6.: 1sye•30. •
\ .�i ..
5:T r:As?
1..
LEGAL DESCRIPTION
TI4T'IORTION 01.01ACTS 22 AND 23, ilIIOORVAIL 040001 TRACTS.
• AL'COION TO 11k PLAT RECORDED N VOLUME 10 Of Pun, PACE
47,.14 RING COUNTY, NAVINOTON. DESI2II ED AS ratan:
B 414400. AT.A PONY ON T11E NORM UNE OF SAID TRACT 23. TORCH IS
no Nit CAST OF THE NORTHWEST CORNEA Of SAD TRACT 23; 111010E EAST.
1 . ALOIO SAN,NOIIH LINE 4 FUT TO A PONT MOCH IS 224 TEST EAST Of
111E 1111ERSECTOI OF DIE SOUTH UNE Of SNO TRACT 22 NM THE EASTERLY
IAMO I OF THE COUNTY ROAD; DICNCE NORM. AT MOH ANUS, 140.0 FEET
NONE OR MS TO.UIIE 0 Of A SOUNOMY UNE AOKONNT RECORDED
JNNNTY A 1572, ORM AUOnOYS MI N0. 7201070122. TRUCE SOUTH
N3$or CAST ALONG SAD UNE 0. 22305 nu NOR OR LESS TO URN:
C• Of I D AO WIENT; THENCE SOUTH 070'41' EAST KONG SAN UNE 'C
TO NONTHINEY ,80HT -OF -WAY LIMON Of STATE IRORIAY NO. I. AS CORVETED
-. *. RECORDS Of SAN COUNT T � DRESI �Y ALOeaa SAID RICHTNO.
O . O' IIAY WNW 4 TO A PONE SOUTH O' THE POINT Or SEIITRANO• THENCE
5ORM TO TIE PONT Of BEONNNO.
TAR'PARCLL INB720 - 0222 f�
'-�p�p [L��,"�� L TL y� CP'�5�11. I,
u�' P r: '+ll,':= 4 t kLAI: .
rrdM U:Yl�ll �yJyl�..: -L �'_•LMl��I 4�V1 .. r... ...
a Ft'` ^SL'[tr l&Vr, ii i. , •0711. �..A�
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FILE mli.!FIr _ !�►11�
liver/ AL.:
: cRtr 'IIPM
tclloli3� �ln 1 +
VA 2
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- �...naa.ssr•�IO•
• tieL.o -1 g1•IO• \
?L4A 1
NTfN1
NCTIO
SHEET NO. SHEET CONTENTS.
PS mosAl SITE PLAN
A1.2 PROJECT
r .WU A2 PARKING
A3 PARKING
• A4 BLDG. A
A5 BLDG. B
A6 BLDG. B
, A7 BLDG.
07:1 BLDG. A
A7.2 BLDG. A
A7.3 BLDG. B
. A8 BLDG. A
• A8.1 • BLDG. 0
A9 • BLDG. B
41Wr A10 BLDG. A
All BLDG. A
Al2 ' BLDG. B
A13 BLDG. 0
A14.
A15.
016
A17
A18
A19
A20
A21
\ , 'FM1
F1\ 147,!?.
Ayr L 118.0e
\ ACow \ ' 12a.7c
• A 107. 117.04
II
1
1
1
Roos' •
AEA
A 204
DESCRIPTION 6 GENERAL NOTES
GARAGE 1 1 6 BLDG. A LEVEL 1
GARAGE 1 2 1•BLDG. A LEVEL 2
LEVEL 3 6 BLDG. B LEVEL 1
LEVEL 2 6 ROOF of BLDG. A
LEVEL 3 6 BLDG. B LEVEL 4
LEVEL 5 6 part of ROOF PLAN
ACCESSIBLE UNIT PLANS
UNIT PLANS
UNIT PLANS 6 NINDON,DOOR SCHEDULES
SOUTH ELEVATION
SOUTH ELEVATION •
NORTH ELEVATION
1 BLDG. B EAST and NEST ELEVATIONS
NORTH ELEVATION 6 SECTIONS
SECTIONS
SECTIONS
BLDG. 0.STAIR I ELEVATOR SECTIONS
BLDG. A SECTIONS
B..DG.. A SECTIONS 6 TWO HOUR WALL DETAILS
BLDG. 0 SECTIONS
EXCAVATION PLAN '
EXCAVATION PROFILE SECTIONS
COVERAGE CALCULATIONS
'RECREATION PLAN 1 CALCULATIONS
STRUCTURAL •
S1
S2
83
84
85
FOUNDATION PLAN
BLDG, A FLOOR 6' ROOF FRAMING PLANS
BLDG. 8 FLOOR 6 ROOF FRAMING PLANS
STRUCTURAL NOTES, SHEAR WALL SCHEDULE 6 DETAILS
.FOUNDATION SECTIONS 6 DETAILS
POST TENSION SLAB
PS1 GENERAL NOTES
PS2 P.T. DETAILS
PS3 REINF. PLANS
PS4" PJST TENSIONING PLANS
P85 MILD REINF. PLANS
PS6 R:INF. PLANS
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C3 SEWER 6 WATER PLANS •• •'
cI ' SEWER -WATER NOTES A DETAILS .,
C6 DRAIN 6EWATERR PROFILES PROFILESCm OF /1010
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