Loading...
HomeMy WebLinkAboutPermit L94-0077 - THE PEAKS AT TUKWILA - SUNSHINE RIDGE CONDOMINIUM SEPA ENVIRONMENTAL IMPACT STATEMENTL94 -0077 SUNSHINE RIDGE CONDOMINIUM (SEE L94 -0090) FOR FINAL APPROVED DESIGN SEPA ENVIRONMENTAL IMPACT STATEMENT CITY OF TUKWILA MITIGAIT DETERMINATION OF NONSIGNI('• ^ANCE (MDNS) DESCRIPTION OF PROPOSAL: Construction of 28 housing units in two buildings: a 2 -3 story buidling fronting Macadam Road S. and a 5 story building behind. 58 parking spaces would also be built in a partially underground parking garage. Site coverage is about 50%. Site area is 1.07 acres. PROPONENT: LYLE KUSSMAN LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:.. ADDRESS: 15200 MACADAM RD S <:... PARCEL NO: 115720 -0222 SEC /TWN /RNG: SW 1/4 of Sec. 23, wn. 23, Rge. LEAD AGENCY: CITY OF TUKWILA. FILE NO L94 -0077 The City has determined that the proposal. does not have a probable adverse impact on the environment. An environmental +impact statement (EIS) is not required under RCW 43.21c.030(2)(c).: This,; decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. The conditions to this SEPA Determination are attached. This DNS is issued under 197 -11- 340(2). Comments must be submitted by a . �SLty4- . The lead agency will not act on th is '. proposal • for 1 days from the date below. ^Rii�ck Beeler, Responsible Official City of Tukwila, (206) 431 -3680 6300 Southcenter Boulevard Tukwila, WA 98188 You may appeal this determination to the City Clerk at City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188 no later than 10 days from the above signature date by written appeal stating the basis of the appeal for specific factual objections. You may be required to bear some of the expenses for an appeal. Copies of the procedures for SEPA appeals are available with the City Clerk and Department of Community Development. ' MITIGATING CONDITIONS FOR ENVIRONMENTAL CHECKLIST L94 -0077 (Sunshine Ridge Condominiums) B.1.h(i) Additional subsurface geotechnical investigations shall verify the extrapolation of soil conditions at the north and east property lines, for use in project engineering.. A supplemental report incorporating the new data shall be submitted with the building permit application. This will resolve the data uncertainty identified by Geotech, Inc. (5/13/94:2). (ii) A geotechnical plan to assure no adjoining property settlement shall be provided during building permit review. This shall include, but not be limited to geotechnical and survey monitoring of the excavation and construction to maintain hillside and adjacent structure stability. A F F I D A V I T T O F D I S T R I B U T I O N Inez Lambert hereby declare that: O Notice of Public Hearing O Notice of Public Meeting O Board of Adjustment Agenda Packet O Board of Appeals Agenda Packet LI Planning Commission Agenda Packet O Short Subdivision Agenda Packet O Notice of Application for Shoreline Management Permit Shoreline Management Permit O Determination of Non - significance (i Mitigated Determination of Nonsignificance fl Determination of Significance and Scoping Notice O Notice of Action • fl Official Notice 0 Other ['Other was mailed to each of the following addresses MAILED TO THE FOLLOWING: The Applicant Mr. Lyle Kussman City Clerk Office ' Matyyor's Office FAXED TO THE FOLLOWING: Seattle Times News Paper pui31r544 D oru i9 -9 -�iq on 12 -01 -94 Name of Project Sunshine Ridge Condominium Signatur - ' Inez .r•ert. File Number L94 -0077 . I A F F I D A V I T Li Notice of Public Hearing J Notice of Public Meeting Board of Packet O Board of Packet Adjustment Agenda Appeals Agenda fl Planning Commission Agenda Packet LI Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: O Notice of Application for Shoreline Management Permit LIShoreline Management Permit Li Determination of Non - significance 0(Mitigated Determination of Nonsignificance 11 Determination of Significance and Scoping Notice LI Notice of Action 00f ficial Notice Other Other was mailed to each of the following addresses on C43-1-474 f e e vata ek.R Name of Project 14,1/15WIVA f4 , Signatur File Number 0011 1 10CJ,AJ )—Uc:M�� —tJtS , ISRAEL JERRY V. • i 15210 MACADAM•RD S 0D-211 SEATTLE WA. 788895- 0260 -03: CULLEY: EILEEN. B 17246"SE,142ND: RENTON WA- 788895-0280704,3 LEE•JAMEStH:Qi 3807:•DIAMOND :HEAD CIRCLE HONOLULU HI' •788895-0300- 05,,.._ MCPHERSON'KAYOKO' 15210: MACADAM RD :S.0 -304 SEATTLE WA• 788895- 0320 - 01.1. :STRUNKLESTER.RON• :15210i.MACADAM RO,S.0 -306 SEATTLE WA. • 09379 (-,88 fd6dV5-02:)v-05 NAMES CHARLES 0 3009 SE 5TH RENTON. WA C0379 98055 788895- 0270 -01 189999 DIERS:VIRGINIA A , .109999 15210 MACADAM RD .S 0301'• 98059 SEATTLE WA 030085 96815 788895- 0290 -07 KAWAHARA'SAEKO H 7740 S'LAKERIDGE DR SEATTLE WA. 788895-0310-03 389999 KING NAOMI'F.TRST: C /O.KING)NAOMI F- TRSTEE'.. 98188 PO.BOX,5301 REDONDO..WA . 98188 788895- 0340 -071 .' CELAYA•OCTAVIO +MARGARET: •CELAYAbCAROLYN• 67521E SPEEDWAY: TUCSON : AZ .. .... ... .... 788895- 0360- 02,'.;.; `' KASHINO :BEVERLY :S 15210- MACADAM,APT.6D310• SEATTLE'.WA'. • • 74889570380708:i. . •GODOEL'LYCYNTHIAA- •11919:197THSTSE SNOHOMISH:WA 2N1828 85710' 1N9999 98188 98188 2N2256 98178 .282539 98054 179994 788895- 0330-09 MOMII1JOHN- H +UMEKO.K 4826:27TH:.AVE S.'. SEATTLE WA 98108 .788895- 0350 -04. . MOORE :JAMES'4 E VIRGINIA R. 3439'1 •MOOG FAMILY :TRUST. 8012.18TH:AVE NE SEATTLE. WA -- 788895- 0370-00 •HECK.ROBIN :L. 15210•MACADAM RD•S 00-311• SEATTLE_ WA :7B889•5-6400704:-.. . - SCARPELLI- N0RMANtLTD +PS 9852:ARROWSMITH:AVE S' SEATTLE:WA. 788895- 0420-,00 KINGiNAOMI'FiTRST: KING 'NAOMI ` F : TRSTEE P0'BOX,5301t: REDONDO1 WA.' 788895- 0440 =06'. KING NAOMI.F• TRST C /O :KING'NAMOI TRSTEE' PO : 80X.; 5301 - '76889570460 701': • PFANNENSTIEL1NORMA: J; 1528(P.MACADAM RD'.S :*E107: SEATTLE WA 411732 98290 129999 98118 262078 98054 262078 • .98054 C1079 98188 j 788895-0390 -06• 'HAYASHI =TOM•Y DDS''• 'PO.BOXt18257. SEATTLE.WA I 981 15 CO3 79 98138 441051 98118 , .1 I 788895-0410702 'MAXWELL" LINDA.J :WHITING•ROBERT:L .15280.MACADAM:RD•E:U102 TUKWILA..WA •788895-0430-08 .BROWN:DAVID :M 15280: MACADAM RD ,S . VE-104 SEATTLE WA t ;t .j 788895 - 0450 -03 ! 'HARMON:MELYNDA KAYE: 15280'.MACADAM.RD:E106. II SEATTLE;WA: I .1 •I ' ..788895- 0480 -07t ;SWARTOUT.PATRICK'S 15280'; MACADAM RD IS 0E109' SEATTLE. WA: 089999 98188 '788895-0500 -031, ' d. WALDRON.DONALD R• 15280: MACADAM- RD•S UE202' SEATTLE'WA • 509999 98188 78889570470-09 O'HARA JPHARRY • 16420-148TH:AVE'SE .RENTON WA. . 788895- 0490-05 111 VILLANUEVAiRODOLFO•.Q. :VILLANUEVA NICETA 15280 :MACADAM..RD :.S4E -201 .TUKWILA•WA.• 788895- 0510-01. KING NAOMI,,F:TRST ,C /O,KING NAOMI'F•TRSTEE PO BOX 5301: Q!~nnNnn: WA 161226: 98188 ,C0379 98188 179999. 98188 3N2414' 98058 431997 98188 262C78 oar mi 'f BAN CH . NUM60‹: LA CUMMEN T S * CUSTOMER NAME RSA ASSOCIATFS • , +• ( e. w }+�.ww ''i'..r yta..�Aw.w.nfiw�+ . "11ft:!RRh "k. "t. ;,n NA17 .7;Te i ..' ":`i4'X4:44 �: i� -'` -. .Wit (i44. •Y :+-•':•444 4* 115720-0210-,01....... .1 115720-.0221 -08- . • . LEXFORD.PROPERTIES .370241 'I• A. LVISTA'ESTATES:APTS. .302588 C /O). REAL .ESTATE -TAX. SVC' INC 11! • 101 .E .26TH 1)201. - 3801 150TH:AVE SE.-.STE 300 yi .TACOMA.WA 98421. .BELLEVUE . WA , .. , ,•...,,....... • 98006 it i . . 766160- 0150- 00 ;.,. . III 788895 - 0010 -06 S:E;M'INVESTMENTS• 339999 1, f SMITH•PAMELA :J. '692415 .; . 170,0 WESTL'AK.E. A.VE..N STE: 700 'I' ,12032...673H..:AVE S SEATTLE WA• 98109 lij SEATTLE WA • •.788895- 0020 -04; •CONNELL'MARTIN S. C0379 15210.MAC:.ADAM.RD•S •. D -102 SEATTLE. WA: 98188 . 788895 - 0040 =00• STIEGER;MARILYN;TRUSTEE' 480385 . SOUTH .C.ENTER':VIEW'CONDO :ASSOC. 15280 MACADAM:WAPT:E' :206: •. TUKWILA . WA.;. 98188 •788895- 0030 -02 ROBEN. JOHN .W . . .15210 MACADAM RD•.S 00-103 SEATTLE - WA • 788895- 0050 -07:, H NUNNA-GOPAL; • .1636 N . WELLS . ST :':3107. CHICAGO :IL 98176 C0379 98188 .3N2915 •788895-0060 -05! CROWDER.GIL•DA.J`• 3233.S45TH :AVE.SW' SEATTLE;WA. 60674 :� :788895-0070 -03 .3N9999 ,'.I HUA:KEN: : 169999. • • 15210 : MACADAM :• RD •:S -•':0107 "' 98116 1 .TUKWILA_WA. '' "'''''" '' 98188 III ... J:. ;i 788895- 0090 -09 YORK.JR;THOMAS:P(TRSTE ) i •129999 5.618: 66TH • AVE • E 98004. PUYALLUP :WA `� J 788895 - 0080-0.1'....... HAMILTON :D0NAL'D:FtCHIRISTIN609999 • 11102 : SE.; F,IRSTPLACE . BELLEVUE WA,' 788895 - 0100!07, KLEIN•:BART +KAR1 • .289999 15210 : MACADAM•? RD •.;;D -110 TUKWIL•A'WA• 78889.5-0120 -03. ' WANGANTHONY;G. 5204':29TH,AVE'S. SEATTLE.WA 98188 98371 - 788895 - 0110 -05.. . KING :NAOMI:F:TRST 282539 C /O:KING NAOMI-F:TRSTEE•• PO 80)(+5301` -REDONDO:WA• 580648 ' 98108 788895- 0130701' WANG•TONY :G. •520429THAVE•SOUTI SEATTLE WA' .788895 - 0140 -09;. :LINK:DAVIDIG: .202187 CLARK - LINK :.ANNI 507• N •FOURTH : ST MOUNT.VERNON.WA•. .98273 .7888954016.0 -04: RUIZNICK0LAS:R. C0379 152101.MACADAM•RD'S.'uD -203. SEATTLE WA •: . 98188 ' .788895- 0180-0Q, ' • HOLTON:STEVENK. 15210MACADAM'RDS- .0D205 SEATTLE -WA E 9 C1079. 98188 1 788895 - 0200- 06:::.•' OISHI'VICTOR;Y;6:MAXIN E:.449999 152101MACADAM'RD'.OD207; TUKWILA.WA. • 788895 - 0220.. =02.. 'ISRAELJACK:L: 15210MACADAM.RD S.D20 : SEATTLE -WA' 98188 •788895- 0150 -06 •COTTENGAIM EDWARD: 15210-MACDAM RD . S' OD202 TUKWILA -WA ;.788895-0170 -02: OSG000''ALAN G .0 .GRAVER K E C1079 • 15210: MACADAM': RD S . ;;D :204 SEATTLE -WA 98054• 559999 98108 909999 98188 788895 - 0190-08. 'SHITOZAWA'MIDORI-' 15210-MACADAM.RD• -S =00206 •TUKWILA.WA, - .788895-0210704:: HAN'•SUNG -.IN• • 15210 ! MACADAM -•RD : :5 . ;;0208 'TUKWILA'.WA, • • �I . 788895 - 0230-00 C0779 1 READ.JACK:E 15210: .MACADAM RD -:D • 210 98188 i SEATTLE WA:. I • I • 98188 219999 98188 179999 4 ' 241024 98188 78889'.-0520-O9 ,.FELLER CAROLE A 613•N 112TH SEATTLE WA 788895- 0540 -05, • STEIGER4MARILYN 2400,NE:9TH: RENTON WA: 788895-0560-00y. CROWL'ROBERT!C: .15280:MACADAM :RD: E -208 TUKWILA ;WA' 695953 98 r9 C1279 98055 200655 98188 788895- 0580 -06'. SARDESON,JAY:E+RACHELL!B. 049999 15280.MACADAM RD'S0i4E -301: SEATTLE.WA : 98188 .788895-0600 -02i • HUA.KEN• 269999 15280: MACADAM ;RD! S'.;;E `303 SEATTLE:WA,' • 98188 I t, •788895 - 0620= 08�... :•COFFELT!MARSHA:G: 3625 :NE:9THlST, • RENTON.WA- 788895 0640704 • 'QUINN::EDWARD:M +CL'AUDIA:H. 139999 .22005•'SE:BAINtRO; MAPLE.:VALLEYWA 049999 98056 788895- 0660-09:,,. IBLINGS CAROLYNJt 6125.93R0'AVE -SE MERCER ISLAND ;WA: 98038 410565 98040. I acts )- 050 -U KING NAOMI F TRST C/0 KING NAOMI TRSTEE PO BOX 5301 REDONDO.WA .282539 ( 98054 788895-0550 -02 KAWAHARA SAEKO H •7740. S. LAKERIOGE. OR. SEATTLE WA 788895- .05.70. -08 • JONES ALFRED �• •5772. S.152ND SEATTLE'WA —2N2256 788895 - 0590 -04: VASQUEZ :RITA Y. 15280!MACADAM :RO.;.E -302. SEATTLE.WA. +788895= 0610 -00. .HEYER:KENT :R +VICKI -Li .. 909999 319 ALOHA ST: SEATTLE'WA• 98178 E1279 98188 •760280. 98188 98109. 788895- 0630 -06 :BRETTELL'H:C•C •IISAMI C0381 .15280.: MACADAM. RD OE306t. TUKWIL•A WA .788895-0650 -01`. CONDOMINIUM :.BUILDERS'INC! SALANT :ROBIN' .19800!PACIFIC,HWY S' SEATTLE WA. 98188. 98168 S-0179 CHECKLIST: ENVii:JNMENTAL REVIEW /SHORELINE I RMIT MAILINGS FEDERAL AGENCIES ( )U.S. ARMY CORPS OF ENGINEERS ( )FEDERAL HIGHWAY ADMINISTRATION ( )DEPT. OF INTERIOR -FISH & WILDLIFE SERVICE WASHINGTON ( )U.S. ENVIRONMENTAL PROTECTION AGENCY ( )U.S. DEPARTMENT OF H.U.D. (REGION X) STATE AGENCIES ( )OFFICE OF ARCHAEOLOGY ( )TRANSPORTATION DEPARTMENT ( )DEPT. OF NATURAL RESOURCES ( )OFFICE OF THE GOVERNOR ( )DEPT. OF COMMUNITY DEVELOPMENT ( )DEPT. OF FISHERIES ( )K.C. PLANNING & COMMUNITY DEV. ( )BOUNDARY REVIEW BOARD ( )FIRE DISTRICT #11 ( )FIRE DISTRICT #2 ( )SOUTH CENTRAL SCHOOL DISTRICT ( )TUKWILA LIBRARIES ( ) RENTON LIBRARY ( )KENT LIBRARY ( )CITY OF SEATTLE LIBRARY ( )US WEST ( )SEATTLE CITY LIGHT ( )WASHINGTON NATURAL GAS ( )WATER DISTRICT #75 ( )SEATTLE WATER DEPARTMENT ( )GROUP W CABLE ( )OLYMPIA PIPELINE ( )KENT PLANNING DEPARTMENT ( )TUKWILA CITY DEPARTMENTS: ( )PUBLIC WORKS ( ) FIRE ( )POLICE ( )FINANCE ( )PLANNING ( )BUILDING ( )PARKS AND ORECREATION ( )TUKWILA MAYOR ( )DEPARTMENT OF SOCIAL & HEALTH SERVICES )DEPT. OF ECOLOGY, SHORELANDS DIVISION -4 DEPT. OF ECOLOGY, SEPA DIVISION* �( DEPARTMENT OF WILDLIFE ( )OFFICE OF ATTORNEY GENERAL *SEND CHECKLIST WITH DETERMINATIONS AND *SEND SITE MAPS WITH DECISION RING COUNTY AGENCIES ( )KING COUNTY DEPT. OF PARKS ( )HEALTH DEPARTMENT ( )PORT OF SEATTLE ( )BUILDING & LAND DEV. DIV.- SEPA INFORMATION CENTER SCHOOLS /LIBRARIES ( )HIGHLINE SCHOOL DISTRICT ( )KING COUNTY PUBLIC LIBRARY ( )SEATTLE MUNICIPAL REFERENCE LIBRARY ( )SEATTLE SCHOOL DISTRICTS ( ) RENTON SCHOOL DISTRICT UTILITIES ( )PUGET SOUND POWER & LIGHT ( )VAL -VUE SEWER DISTRICT ( )WATER DISTRICT #20 ( )WATER DISTRICT #125 ( )CITY OF RENTON PUBLIC WORKS ( )RAINIER VISTA ( )SKYWAY CITY AGENCIES ( ) RENTON PLANNING DEPARTMENT ( )CITY OF SEA -TAC ( )CITY OF SEATTLE ( )CITY OF BURIEN ( )TUKWILA PLANNING COMMISSION MEMBERS ( )TUKWILA CITY COUNCIL MEMBERS OTHER LOCAL AGENCIES ( )PUGET SOUND REGIONAL COUNCIL ( )P.S. AIR POLLUTION CONTROL AGENCY ( )SW K.COUNTY CHAMBER OF COMMERCE ( )MUCKLESHOOT INDIAN TRIBE ( )DUWAMISH INDIAN TRIBE MEDIA ( )DAILY JOURNAL OF COMMERCE ( )VALLEY DAILY NEWS ( )METRO ENVIRONMENTAL PLANNING DIV. OFFICE /INDUSTRIAL 5,000 GSF OR MORE RESIDENTIAL 50 UNITS OR MORE RETAIL 30,000 GSF OR MORE ( ) HIGHLINE TIMES ( )SEATTLE TIMES PUBLIC NOTICE MAILINGS FOR PERMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section Applicant Other agencies as necessary (checked off on attached list) Include these documents: SEPA Determination (3 -part form from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings /Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed & sent to newspaper). SHORELINE MAILINGS Notice of Application: Notice of application for a substantial development Permit must be mailed to owners and to property owners within 300 feet of subject property, prepare an affidavit of publication, and publish two consecutive weeks with deadline for comments due 30 days after last newspaper publication date. Shoreline Permit: Mail to: (within 8 days of decision; 30 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General Applicant Indian Tribes Other agencies as necessary (checked off on attached list). Include these documents: Shoreline Substantial Development Permit (3 -part form from Sierra) Findings (staff report, if applicable) Shoreline Application Form (filled out by applicant) Drawings /Plans of project (site plan, elevations, etc. from PMT's) Site plan, with mean high water mark & improvements Cross - sections of site w /structures & shoreline Grading plan Vicinity map SEPA Determination (3 -part form from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed & sent to newspaper) Affidavit of Publication (notice was published in newspaper). tott . • WWII" Nat) to/MNN VM 'VMS 'totl Mt VA tiuMMotuoD i< ui3UUS 'outman" SLLVIJOSSY NVWSSfIN uoItulyao ylgni '1111.1 WDPoa0II io Dpos$y rsa wnquiwopuo3 0fl -9Z V HDQII auinsuns nit M ;/ii / . %,.�. //. b 1 1.1 IMMO. i r 4 -4741 rod ,agiagr Lf / 9t cat•ne ...A • wit-tre !KC mime VA If•VAVIVI I vAI inuriimuo3 w 'autism •inal11013ri S3IVIDOSSV NVI1ISSI131 sr% CA` uogiumovm ,Alini peg usowory Se001001SY YSH tuniulwopuo3 Hurl —9Z V 30C1121 aNIHSNflS ,,k .R.. A837604 r •1 !I -J BUILDING #2 i u I u M „ZO,Z£.00 N ti ,99:£-Z-Z-- -- • ir sr t tJ 0 1 -; • i!! ‘4• N. N. N. -4. ,£Z 'Ot4 3 „94,9Z.10 N ISOts5 M „917,9Z. 1.0 S 1181191 011 • itift•IPI ISLPINIIIS V AVM! VIII 'S ad nuetinfuo3 v 'num Ivall43aV SaILVIDOSSV NVICSSIIM uoleul,1510/4 •011411^1 'HNC mammon solopossy ysy umtuitmopuop nun-itz y Hthala aNIHSNIIS .11111111111110110. ows1111 1111 BUILDING 02 21 ci Z ft in y iimi Him uIuuIIfl 11M11111 111111111 NNE 1 EILL =_mia 111 mom 2=e mi.t.,.... it! „,,,....... ,... aI all K II *I L. I! t • AA c towns =.i • NLL•IN UOi) IKI•INN VA 'PIPS 'MI �•e'd� ftunlmUO3 8 elauueld 'n ollysly S3L NVIVSSIDI usitiumoNtIni •pay luoposorI $•10130$$y vS wnlulwopuo3 0f1-9 V IOUfl1 aNIHSNf1S i• • ti FE -P. kiiir I n I A= -I •.a I OM NMI E.. 111111111111 ■r.l[.11 • M I•..• t entire =I • Milli boll summit WA Wiwi •toll 1 O' ttaslIRIMOD 8 slalwsld 'snaM4yv S71VIDOSSV NVWSS[UI LISCIA •pMN unp000pl syo!oossy VSa wn!u!wopuoD pun-9Z V HDQI2I HNIHSNfIS 0 1S 1 II 111111 l A a."' !liuoli �r c Min mi • CN!'IN OW NItINN VM U' 'I N[i "I O nue))nsuo3 w uauueb •nnamtpiv S3.VDOSSV NYWSSf M u01SUIWe* .reee WepeoDI spojaoI5y VSa wnIuIwopuo3 Hun -8Z y sOQI?1 aNIHSNf1S iy 7 _I •'1 0 z 9 1 te[141t r/ • 'SWIM tat1 fe11.1110e "Noe ThI •M'da nunincuo.) >p uauueid 'matpm" S3LVIDOSSV MVWSS[l�I wrioF uoleumoom �LLl .pooki weposo/l 101010026V YSd wfiulwopuoD +Iufl -9Z V HDQI7:1 aNIHSNf1S 1\ , J, _ • I u1 (e! .1:11 K, T. t J y; 8011•h •.1 • NAVIN 11(0 10SI•INN VA .11•401 YN1 ' I O'J M I411=Y03 V VauuIid 'lDatlquV S3IVDOSSV NVINSSfUI YOlOY�y�OM :1nJ �P.S w solo1aossy yS8 umfulwopuo3 nun—g Y aDQI2I aNIHSNf1S 0 1 D 4 • arms vvI • ant-inboc) ILIINN We VIM VG/1 .0 Ve Irtell03 uatlyeld '61131,1431V sampossv "111."." veleunpook •essisni •po•i unloosen So Moony YSii uurquiwopuop tun-9 y 1 •awavv 5 .11 tO[P II • 1011.11111 IWQ [OLI•INN VM 'WPM 'LOLI mil 'ad auennIMO3 V s+atiuqd ' i14aJv SLLVDOSSV NVWSSMI w;y: �. is 'N: i�.ii`••;�;`�v::. i.topoiir VS8 wniuiwopun stun -6Z V HOQI2i aNIHSNf1S COtI I• OOEL•IN UN) AILHION VA 1PINI ULl s 1 •J Inuet)n9uo3 q',autism'na114•a•IY SJLYIDOSSV NVWSSf N If uotbulyso hnl .pssy wsposopi $010100 65Y VS21 wnlulwopuo3 ilufl -8Z Y 1 JUDi HNIHSNf1S 4 is t' tits mg • cat•tte bssl PUI•Mell VM116•1111.1:0/1 •ue1intuo3 w &mush, laawipV SaLVIDOSSV NVIVSSMI 01% uoitsulysom Anni .psoi unpoaoll s•ppossy VSH tuniutwopua Hun-9Z HOUIZI Htinishins 1• ...■••■■ t 1 a t $M11N =I • Ntl•tN OW ONt•1NN VW. VIII ' OLI 49'04 numirtrulra tp alauulga 'tma1 g3iy S3LVDOSS'V NVWSSf M retry .7:1 .` IIfl1 'r»i W.M•.11 10401D011Y VSa wniulwopuo3 Ilufl -9 V oot5ul4•o M ?3Q121 aAIIHSAIf1S ii iii ii i iill z I I t iv lilt; �1 0 i !ly �ilallii1 i1 JIB it i' a i r 4•14 90110.4 1n11. 1�r.•y 7 P 0 4144 •■4•1.41, • ri i 3 r1w• •.Is•M , ••••••• 4714 V. . 1 Y J 5 4••• ••■•1u Hi 1' 1I 't9 J 7 7 —IMP* 1, e ... -.t��; / t.. I •t•ttt11' . it -1111 R1 l:t6 MI a t M[I !•owl's boo 5311.1•M VM'M"d'MI "1 MI runlu+uo9 i uauurid 'nuN4uV SawraOSSV NVPJSS(UI uoldulysom, .1111 YO. WOposon sstopossy ySa wnqutwopuol on-sz 1► St h1H aNIHSNns iai tl y I I dill R, 1, IP dig I s r I IP! ih L ay, • Mtl•19111 Yotl WHIM VA 1111/081i1111 punlnnlo0 V +uuogd ''D MIP,V SaLVIDOSSV NVWSSf M lllllnitt�cn�t :,I����l�! ,.1 1..111 ........ uo►Nyle* old.. If 'pso1 uapoaoI1 ISID�00RIY vsa UMIUIwopUOS IIUf1 •9Z V :1111 l l� ;�l 1 i 1,I� �!�' j, p�I,1 11l 111,,ed,, -: • [I 1� �j E �iii 111ii�� �!'1��ll�l ;< �i i 'i 11'jt!',1b'11 I !Ii!I1ii!'l111! I 'III 1I �i ��I! ai t „loins 114���l�llual,W,il��h1 1;111111,,��,1,1 . t t1 it 1 1 ZO.Zf.00N • sx ' saej 1fr-- lN �!1 ®IIIIII _.�_•_ •a Y-S ` • ,•�_ •�7J �l 3N 3u ad •i, DNIOIIf8 %% • .9 .l0 S pt1 •0o4•IM UOt) VOL11MS VA P IThI •'IC nuetInsuo3 p oauueia •svati4PV S7,LVIOOSSV NVWSSf1I u01eul4,DM'+tfi..4% 'p004 awop000n solopo"ir YS8 J1/ wnIUIWOPU03 +dun -8t V ifQI2I aNIHSINIf1S ar- 111 • O 1 m t. e it Df! 1 1 n S, /. %iil „ / /(. / ' /,i)i %/, /ice! U / % / / / /%/G% /M 'I' t I t h 1 YY / 11 7 / / / / / / / / / / / J 10 Control No. Epic File No. L9. Fee $ 325 • Receipt No. ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. Name of proposed project, if applicable: Sunshine Ridge Condominiums 2. Name of applicant: RSA Associates 3. Address and phone number of applicant and contact person: Lyle Kussman PO Box 1705, Bothell WA 98041 (2061 861 -7200 4. Date checklist prepared: June 17, 1994 5. Agency requesting Checklist: City of Tukwila 6. Proposed timing or schedule (including phasing, if applicable): Start construction in fall of 1994 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Soils Report prepared by Geotech Consultants 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. � 10. List any government approvals or permits that will be needed for your proposal. p !;`�v i o -d 4-P e f? h vA G. . Building Permit Public Works Permit }� ffter/'r/v'6173 P E: 5 (:ry( /A(7f4 C. �01(4__'? Cti(M 3T1 Y Af P_ot!?4 c. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Section E requires a complete • description of the objectives and alternatives of your proposal and should not be summarized here. 28 -Unit Condominium project in two (2) buildings with parking for 59 vehicles. SEA AVr.l C.lf'eD _2(A -AeS, 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s).. Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applica- tions related to this checklist. West of 57th Avenue South (if extended) on Macadan Road. the only vacant property. SW 1/4 of 23 -214 Cc:. 7 r r � K to- i t 5 7 . G -- O 9 - L� AOO / , cA D At--■ AV _Lt.( v lC w c ass 13. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? Yes. G-a P g A v /a ' ` /-f f V " SL fo ?[ri u. -3- TO BE COMPLETED BY APPLIC;,.T t B. ENVIRONMENTAL ELEMENTS I. Earth a. General des •tion of the site (circle one): Flat, rolling, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope)? 14.22% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. See Soils Report d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. e. Describe the purpose, type, and approximate quanti- ties of any filling or grading proposed. Indicate source of fill. Normal excavation for construction. f. Could erosion occur as a .result of clearing, construction,- or use? If so, generally describe. No. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 50% Evaluation for Agency Use Only Evaluation for Agency Use Only h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Temporary erosion control plan will be prepared. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, industrial wood smoke) during construction and when . the project is completed? If any, generally describe and give approximate quantities if known. Dust during construction. Automobile odors from 59 vehicles after completion. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. No. c. Proposed measures to reduce or control emissions or other impacts to air, if any: None. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year - round and seasonal streams, saltwater, lakes, ponds,' wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No. Evaluation for Agency Use Only 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals. or diversions? Give general description, purpose, and approximate quan- tities, if known. No. 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground: Evaluation for Agency Use Only 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quan- tities, if known. Nn. 2) Describe waste materials that will be discharged into the ground from septic tanks or other sour- ces, if any (for example: Domestic sewage; industrial, containing the ' following chemicals...; agricultural; etc.) Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water .flow? Will this water flow into other waters? If so, describe. Storm water will be collected, run through an oil separator, retained and then released into storm system. Evaluation for Agency Use Only 2) Could waste materials enter ground or surface waters? If so, generally describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: None. 4. Plants a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine,'other ?< shrubs x grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? • A ] wi1l_Jae_.omoved and replaced , c. List threatened or endangered species known to be on or near the site. None. ir Evaluation for '° Agency Use Only d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: See Landscape Plan 5. Animals a. Circle any birds and animals which have been observed on.or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbird other: mammals: deer, bear, elk, beaver, other: None. fish: bass, salmon, trout, herring, shellfish, other: None. b. List any threatened or endangered species known to be on or near the site. None. c. Is the site part of a migration route? If so, explain. d. Proposed measures to preserve or enhance wildlife, if any: None. Evaluation for Agency Use Only 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solor) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric for light and heat. Gas for fireplaces. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally. describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Washington State Energy Code compliance. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. None 2) Proposed measures to reduce or control environ- mental health hazards, if any: None. (� Evaluation for Agency Use Only b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None. 2) What types and levels of noise would be created by or associated with the project on a short - term or a long -term basis (for example: traf- fic, construction, operation, other)? Indicate what hours noise would come from the site. Construction noise during 7:00 a.m. to 4:00 p.m. on weekdays. 3) Proposed measures to reduce or control noise impacts, if any: None. 8. Land and Shoreline Use a.' What is the current use of the site and adjacent properties? Site is vacant. Surrounded by multi— family apartments. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. None. Evaluation for Agency Use Only. d. Will any structures be demolished? If so, what? No. e. What is the current zoning classification of the site? $MH (MvL-rgI'61:5 ('_4151tyIyCG__1(1Gk .2) nt5/ Y - (.frd • f. What is the current comprehensive plan designation of the site? FtfM- --High Density EsS 17a61■Cri/i -( If applicable, what is the current shoreline master program designation of the site? N.A. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes, by City for steep slopes. i. Approximately how many people would reside or work in the completed project? 62 j• Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. 1. Proposed measures to ensure the proposal is com- patible with existing and projected land uses and plans, if any: B.A.R. compliance. 'j-- PGAAlh(c P_`' - 11e7v�C,. t1('!'(L r. Y n\ C.. Evaluation for Agency Use Only 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing? fwn hPdrnnm nnifs 'b. Approximately how many units, if any, would be eli- minated? Indicate whether high, middle, or low- income housing. None. c. Proposed measures to reduce or control housing impacts, if any: None. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? 43 feQt, stucco b. What views in the immediate vicinity would be altered or obstructed? Private views from the apartments to the north of site. c. Proposed measures to reduce or control aesthetic impacts, if any: See plans. Evaluation for Agency Use Only 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? NnnP_ b. Could light or glare from the finished project be a safety hazard or interfere with views? Nn c. What existing off -site sources of light or glare may affect your proposal? None. d. Proposed measures to.'reduce or control light and glare impacts, if any: None. 12. Recreation a. What designed and informal recreational oppor- tunities are in the immediate vicinity? Recreation room and large outdoor deck. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or'control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: See plans. o =� Evaluation for '. Agency Use Only 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or pro- posed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: None. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed accss to the existing street system. Show on site plans, if any. Macadam Road. One driveway. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes. c. How many parking spaces would the completed project have? How many would the project eliminate? 59 spaces. None eliminated. Evaluation for Agency Use Only d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). No. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 158 trip ends. g. Proposed measures to reduce or control transpor- tation impacts, if any: None. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. No. b. Proposed measures to reduce or control direct impacts on public services, if any. None. Evaluation for Agency Use Only 16. Utilities a. Circle utilities currently available at t ite: atural gas r fuse service e ep on-, ani ar sewe septic system, of er. Storm water system b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Normal multi. —unit housing project utilities. C. Signature The above answers are true and complete to the best of my knowledge., I• understand that the lead agency is relying on them to mak its decision. Signature: Date Submitted: PLEASE CONTINUE TO THE NEXT PAGE. TO BE COMPLETED BY APPLIC,...r L Evaluation for Agency Use Only E. SUPPLEMENTAL SHEET FOR ALL PROJECT AND NON PROJECT PROPOSALS The objectives and the alternative means of reaching the objectives for a proposal will be helpful in reviewing the aforegoing items of the Environmental Checklist. This information provides a general overall perspective of the proposed action in the context of the environmental infor- mation provided and the submitted plans, documents, suppor- tive information, studies, etc. 1. What are the objective(s) of the proposal? Required by the City of Tukwila for B.A.R. and Building Permit approvals. 2. What are the alternative means of accomplishing these objectives? None. 3. Please compare the alternative means and indicate the preferred course of action: N.A. Evaluation for Agency Use Only 4. Does the proposal conflict with policies of the Tukwila Comprehensive Land Use Policy Plan? If so, what poli- cies of the Plan? 'TNC- en rc?'C i "TVA 7_ PIMA L S f N 0 ev C "W 0- (J /,A t I, I R Arc (-7•L7-7A %eie e,PM ,'-,t A- PCP -0VA 1S ISs c.)(_71), Proposed measures to avoid or reduce the conflict(s) are: NnnP -23- ..GE(7TECH CONSULTANTS, INC. 13256 N.F.. 20th St. (Northup Way), Suite 16 Bellevue. WA 98005 (206) 747-5618 FAX 747.8561 c7 PP cep eff.tz -C- C R ev0 /LT RSA Associates Limited Partnership c/o M.S. Cavoad Company Incorporated 4739 University Way Northeast, Suite 1607 Seattle, Washington 98105 Attention: Mark Goldberg Subject: Response to City of Tukwila Memorandum 11 -4 -94 Proposed Sunshine Ridge Condominiums Tukwila, Washington Project Number L94-0077 Dear Mr. Goldberg: November 14, 1994 JN 94076 This letter is in response to a memorandum from Phil Fraser of the City of Tukwila, dated November 4, 1994, that requested additional geotechnical information regarding the Sunshine Ridge site. On November 10, 1994, the project arohiteot, Kussman and Associates, provided !us with preliminary plans for the project. We were provided with Sheet Al , dated November 7, 1994, and site grading and Dross seotion plans, dated November 9, 1994. Mos! of the questions contained in the City of Tukwila memorandum are answered by the plans meoentiy provided to us. In response to the city's letter, the following comments are made. A 1. The architectural plan and profile indicated the proposed cuts and fills to be made on the project. 2. Rockeries of 4 feet or Tess are planned for the project, consistent with the city's 4 -foot maximum criteria. 3. As illustrated on Seotion G -2, maximum cuts will be on the order of 18 to 20 feet. The plans show the proposed cuts. 4. The plans depict project profiles development. from McAdam Road to the top j tithe CCJiti., t194 5. Soldier pile wall oonstruotion is not required. Based on the plans available tcri76��'4 E \9- it is apparent that a 1:1 (Horizontal:Vertical) slope oan be excavated within the property lines. REr:E i ""Ef' FROM 2067478561 Post -it" Fax Note 7671 Data ` 1_ i Ipatios► • From 1 aim Co . � 4c t ii — Phone N To , `ye_ CoJDopt, � / VC US$ Male) Phono k tixN ......... L30 e,�,^ Fax ft 11.14.1994 9135 P. 1 RSA Associates Limited F(-tnership November 14, 1994 UPI Will/ I.) Page 2 6. It is our understanding that OSHA and WISHA regulations allow a 4 -foot vertical cut without bracing. 7. No significant groundwater is anticipated during this projeot, as there is no seepage along McAdam Road, which is lower than the proposed development. However, foundation drains are required and should discharge into the storm water system. 8. Standard temporary erosion techniques may be utilized on this project. These techniques include covering all cut slopes with plastic in wet weather; constructing a silt fence along the base of the slope near McAdam Road; providing an entrance apron. of quarry spalls to reduce siltation on the roadway; and utilizing a temporary detention system as determined by the projeot Civil engineer. The proposed construction schedule remains unknown, but it is bur opinion that the site may be developed in any weather oonditicns, if the mentioned erosion control procedures are followed. In very wet weather, it may be necessary to also protect the foundation bearing surfaces by placing a leyer of lean mix concrete or crushed rock in the bottom of the excavation. It is impraotioal and unnecessary to phase the project construction. The project design has changed since the preparation of our report, dated May 13, 1994, eliminating the need for large outs near the property line. it is our opinion that the outs may now be made at a 1:1 (Horizontal :Vertical) inclination. It may be necessary to rebiitld the existing rookery on the eastern side of the project where it encroaches on the propirty line and a retaining wail is below it (see Section 3-2). The preliminary plans we reviewed are In conformance with our recommendations.: If you have any additional questions, or if we can be of further service, please do not he$itate to contact us. Respectfully Submitted, 'CE /� >�Q GEOTECH CONSULTANTS, INC. NOV 14 1994 i7E FLo pii4 �, y evr isftwaffil James R. Finley, Jr., P.E. Principal JRF:jov oo: Kussman and Associates Architects GEO'[BCH CONSULTANTS. INC. pFr:FfltFh Farm 7067478561 11.14.1994 9136 Nov 7 C TOTAL P.02 P. 2 GEOTECH CONSULTANTS, INC. 13256 N.E. 20th St. (Northup Way), Suite 16 Bellevue, WA 98005 (206) 747-5618 FAX 747 -8561 RECEIVED NB 251994 DEVEELOPMENT RSA Associates Limited Parm rsnip c/o The M.S. Cavoad Company, Inc. 4739 University Way Northeast, Suite 1607 Seattle, Washington 98105 Attention: Mark Goldberg Subject: Geotechnical Engineering Study Proposed Sunshine Ridge Condominiums Macadam Road near 57th Avenue South Tukwila, Washington Dear Mr. Goldberg: _ RECEIVED My 1 8 1994 May 13,1994 JN 94076 We are pleased to present this geotechnical engineering report for the proposed apartment development to be constructed in Tukwila, Washington. The scope of our work consisted of exploring site surface and subsurface conditions and then developing this report to provide design criteria for ,foundations, retaining walls, and temporary shoring and recommendations for general earthwork. You authorized our work by accepting our proposal, P -3226, dated February 8, 1994. We had earlier provided a summary memoranda on our preliminary findings and recommendations dated March 17, 1994. The subsurface conditions of the proposed building site were explored with six test pits that encountered some surficial, unengineered fill soils, underlain by native sand soils that became medium -dense to dense at depths of approximately 3 to 7 feet. These sand soils are suitable to support the proposed building loads using conventional footings. Cuts up to approximately 22 feet are proposed on the north and east sides of the site, Because of developments on the adjacent property near these areas, we recommend that temporary cuts no steeper than 1.25:1 (H:V) be made in those areas. It appears that some temporary shoring may be required. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or if we can be of further assistance during the design and construction phases of this project. Respectfully submitted, TECH C • NS LTANTS, INC. obert Ward, P.E. Senior Engineer GEOTECHNICAL ENGINEERING STUDY PROPOSED SUNSHINE RIDGE CONDOMINIUMS MACADAM ROAD TUKWILA, WASHINGTON This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed condominiums in Tukwila, Washington. The general location of the site is illustrated on the Vicinity Map, Plate 1. Following our explorations, we were provided with a topography map and site plan, dated April 29, 1994 and developed by Kussman Associates. Based on these plans and conver- sations with Lyle Kussman, we anticipate that the development will consist of two, three - story, condominium buildings constructed over a parking garage. The parking garage will be located approximately 20 feet from the north and east property lines, and approximately 30 feet from the south and west property lines. The finish floor elevation of the garage varies from approximately 107.3 feet to 118.2 feet, and thus cuts for the garage vary from approximately 4 to 22 feet. Some small rockeries are proposed on the southern slope of the site below the buildings. A driveway will extend along the west edge of the building from Macadam Road. Cuts up to 6 feet and fills of a few feet are proposed for it. Development of the property is in the planning stage, and detailed plans were not made available to us. The plans provided to us indicated the topography and directly adjacent features, and the proposed driveway and first floor building locations. SITE CONDITIONS Surface The 1 -acre, nearly rectangular tract is located on the north side of Macadam Road in Tukwila. It is just north of Southcenter Mall, near the intersection of Interstate 5 and Inter- state 405. The topography of the site and surrounding area slopes moderately downward to the south and west; the area is the southwest corner of a large hillside. The north and east edges of the site are flat, and it is apparent that this is due to past grading for an adjacent apartment complex. We did not observe any surficial indication of soil instability on the site slopes. The construction of Macadam road has resulted in relatively steep cuts in the road right -of -way adjacent to the south side of the site. Near the southwest corner of the site, however, the road grade Is near the grade of the site. Blackberry vines generally cover the undeveloped property. In addition to the noted apartments on the north and east sides of the site, a condominium complex is located on the west side. GEO1LCII CONSUIMAN'IS, INC. RSA Associates Limited Partnership May 13, 1994 SuImurfttce JN 94076 Page 2 The subsurface conditions were explored by excavating six test pits at the approximate locations shown on the Site Exploration Plan, Plate 2. The field exploration program was based upon the proposed construction and required design criteria, the site topography and access, the subsurface conditions revealed during excavation, the scope of work outlined in our proposal, and the time and budget constraints. In addition, we had not received a detailed site plan prior to our explorations, and it was not apparent where the northern and eastern property lines were located because of the apartment building development. Once we received the detailed plan, we realized that our test pits were only excavated to within about 50 feet of the north and east property lines. The test pits were excavated on March 2, 1994 with a rubber -tired backhoe. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soils encountered. "Grab" samples of selected subsurface soils were collected from the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3 through 5. The uppermost soil unit in a portion of the test pits consists of a relatively shallow layer of unengineered fill. It is probable that fill soil is on the north and east sides of the site due to the apartment complex grading. The native soils generally consist of a loose to medium - dense, gravelly silty sand that becomes denser and less silty with depth. We encountered the sand to a maximum explored depth of 13 feet. The final logs represent our interpretations of the field logs and laboratory tests. The stratifi- cation lines on the Togs represent the approximate boundaries between soil types at the ex- ploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are interpretive descriptions based on the conditions observed during excavation. Compaction of backfill was not in the scope of our services. Loose soils will therefore be found in the area of the test pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. GrQwndter Groundwater seepage was observed at a depth of 5 to 10 feet in two of the test pits. The test pits were left open for only a short time period, and therefore the seepage levels on the Togs represent the location of transient water seepage and may not indicate the static GEO I1 ?CII CONSUI:I'ANTS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 3 groundwater level. It should be noted that groundwater levels vary seasonally with rainfall and other factors. CONCLMONS AND_.RECQMMI~NDATIONS General The test pits encountered sand soils that became medium -dense to dense at depths of approximately 3 to 7 feet below the ground surface. The building loads can be supported on these soils with the use of conventional footings. However, a major geotechnical engi- neering consideration for this project are the large cuts on the north and east sides of the site. Because of adjacent buildings and rockeries in these areas, we recommend that any temporary cuts be sloped no steeper than 1.25 :1 (Horizontal:Vertical). A temporary cut slope would encroach on the property lines. Where temporary cut slopes cannot be made within the property lines, it will be necessary to obtain slope easements from the adjacent property owners. If these easements cannot be obtained or if there are utilities or structures that would be affected, we recommend the temporary slopes be retained with wood - lagged, steel - column shoring. In addition, we recommend that the footings of the northern and eastern foundation walls be L- shaped so they will not widen the cut area outside the building envelope. If temporary shoring is required, we recommend that further exploration be conducted, including drilling two test borings to the anticipated depth of the soldier piles. We understand that some rockeries are proposed on the slope at the south portion of the site. If fill soils are used in conjunction with the rockeries, they should be compacted in level lifts. However, if the rockeries are greater than 4 feet in height, the fill should be reinforced with a geogrid material as the compaction proceeds. Some moderately steep slopes presently exist on the site. Some of these slopes were created by unengineered fill soils, and there is thus a small potential for shallow soil movement. However, the fill areas will be retained with foundation walls or regraded during construction, and thus the post- construction potential for soil movement will be lessened. Also, the potential for any shallow soil movement on the post- construction, southern portion of the site will be small if the recommendations in this report are followed. When we provided our proposal for this geotechnical engineering study, Geotech Consult- ants, Inc. was not aware that cuts on the order of 22 feet would be proposed and that tem- porary shoring would be needed for this project. We excavated test pits to 13 feet and found competent soils at relatively shallow depths and only a small amount of groundwater. We anticipate that competent soils continue below the depth of our test pits, but we cannot predict the amount of groundwater below our test pit depths without any deeper GEOIT?CII CONSULTANTS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 4 explorations such as borings. Our personnel would be available to provide a proposal for deeper explorations if it is desirable to the owner. Groundwater could potentially increase the amount of caving in the sand soils in the excavation and shoring pile holes. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. � o ventional Foundations The proposed structure can be supported on conventional continuous and spread footings bearing on undisturbed, medium -dense or denser, native sand soils. We recommend that continuous and individual spread footings have minimum widths of 16 and 24 inches, respectively, and be bottomed at least 12 inches below the lowest adjacent finish ground surface for frost protection. The footing subgrade must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. We recommend that an allowable bearing pressure of 3000 pounds per square foot (psf) be used to design footings bearing on the competent, sand soils. A one -third increase in this design bearing pressure may be used when considering short-term wind or seismic Toads. For the above design criteria, it is anticipated that the total post- construction settlement of footings founded on competent, native soils will be about one -half inch, with differential settlements on the order of less than 1 inch in a distance of 100 feet along a continuous footing. Lateral loads due to wind or seismic forces may be resisted by friction between the foundations and the bearing soils, or by passive earth pressure acting on the vertical, embedded portions of the foundations. For the latter condition, the foundations must be either poured directly against relatively level, undisturbed soil, or surrounded by level structural fill. We recommend the following design values be used for the foundation's resistance to lateral loading: Parletef Coefficient of Friction Passive Earth Pressure Design Value 0.5 350 pcf GL07EC11 CONSULTANTS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 5 Where: (1) pcf is pounds per cubic foot. (2) Passive earth pressure is computed using the equivalent fluid density. If the ground in front of the foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend that a safety factor of at least 1.5 be maintained for the foundation's resistance to lateral loading when using the above design values. Seismic Considerations The site is located within Seismic Zone 3 as illustrated on Figure No. 23 -2 of the 1991 Uniform Building Code (UBC). In accordance with Table 23 -J of the 1991 UBC, the site soil profile is best represented by Profile Type S2. Slabs -on -Grade The building floors may be constructed as slabs -on -grade atop competent, native sand soils. The subgrade soils must be in a firm, non - yielding condition at the time of slab construction. Any soft areas encountered should be excavated and replaced with select imported structural fill. All slabs -on -grade should be underlain by a capillary break or drainage layer consisting of a minimum 4 -inch thickness of coarse, free - draining structural fill with a gradation similar to that discussed later in Permanent Foundati nd Retainitlg WAlls. In areas where the passage of moisture through the slab is undesirable, a vapor barrier such as a 6 -mil plastic membrane should be placed beneath the slab. Additionally, sand should be used in the fine - grading process to reduce damage to the vapor barrier, to provide uniform support under the slab, and to reduce shrinkage cracking by improving the concrete curing process. We recommend that concrete slabs be placed over at least 1 foot of structural fill to provide more uniform support for the slab where the subgrade is soft or settles more rapidly than the surrounding ground. Isolation joints should be provided where the slabs intersect columns and walls. Control and expansion joints should also be used to control cracking from expansion and contraction. Saw cuts or preformed strip joints used to control shrinkage cracking should 'extend through the upper one - fourth of the slab. The spacing of control or expansion joints depends on the slab shape and the amount of steel placed in it. Reducing the water to cement ratio of the concrete and curing the concrete, by preventing the evaporation of free water until cement hydration occurs, will also reduce shrinkage cracking. GEO ItCII CONSUL IAN'IS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 6 We recommend that the slab areas be proof - rolled with a heavy truck or a large piece of construction equipment prior to slab construction. Any soft areas encountered during proof - rolling should be excavated and replaced with select imported structural fill. Permanent_Foundati4n_and iataining Walla Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soils they retain. The following recommended design parameters are for was less than 15 feet in height: Parameter esignya{� Active Earth Pressure* 35 pcf - level backfill Active Earth Pressure 45 pcf - backfill sloped between 2:1 and 3:1 (H:V) Passive Earth Pressure 350 pcf Coefficient of Friction 0.50 Soil Unit Weight 130 pcf Where: (1) pcf is pounds per cubic foot. (2) Active and passive earth pressures are computed using the equivalent fluid densities. * For restrained walls which cannot deflect at least 0.002 times the wall height, a uniform lateral pressure of 100 psf should be added to the above active equivalent fluid pressure. For the foundation walls on the north and east sides of the building, an additional 5 pcf should be added to the active earth pressure due to the adjacent buildings. The values given above are to be used to design permanent foundation and retaining walls only. The passive pressure given above is appropriate only for the depth of level structural fill placed in front of a retaining or foundation wall. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above recommended values to design the walls. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of the wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The compaction of backfill near GEOTECII CONSULTANTS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 7 the wall should be accomplished with hand - operated equipment to prevent the wall from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill Backfill placed behind retaining or foundation walls should be coarse, free - draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. The less silty, native soils are suitable as backfill; these soils were generally encountered below a depth of about 8 feet in the test pits. A drainage composite similar to Miradrain 6000 should be placed between the shoring wall and permanent foundation wall. The drainage composites should be hydraulically connected to the foundation drain system. The purpose of these backfill requirements is to assure that the design criteria for the retaining wall are not exceeded because of a build -up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a relatively impermeable soil or topsoil, or the surface should be paved. The sub - section entitled General Earthwork and Structural Fill contains recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof the below -grade walls. If moist conditions or some seepage through the walls is not acceptable, then damp - proofing or waterproofing should be provided. This could include limiting cold - joints and wall penetrations, and possibly using bentonite panels or membranes on the outside of the walls. Applying a thin coat of asphalt emulsion Is not considered waterproofing, but it will help to prevent moisture, generated from water vapor or capillary action, from seeping through the concrete. Temporary Shoring - Cantilevered SoldierP_Ilee .agIdier Pile Installation Soldier pile • walls would be constructed prior to commencing the excavation by setting steel H -beams in a drilled hole and grouting the space between the beam and the soil with concrete for the entire height of the drilled hole. We anticipate that the holes could be drilled without casing, but the contractor should be prepared to case the holes or use a slurry method if caving soils are encountered. Concrete GEOI1iCII CONSUI:IANTS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 8 should be poured into the holes as quickly as possible to avoid the need for casing or slurrying. Excessive ground loss in the drilled holes must be avoided to reduce the potential for settlement on adjacent properties. If water is present in the hole at the time the soldier piles are poured, concrete must be tremied to the bottom of the hole. As excavation proceeds downward, the space between the piles should be lagged with treated timber, and any voids behind the timbers should be filled with pea gravel or a sand and flyash slurry. Prompt and careful installation of lagging is important, particularly in loose or caving soils, to maintain the integrity of the excavation and provide safer working conditions. Additionally,care must be taken by the excavator to remove no more soil between the soldier piles than is necessary to install the lagging. Caving or overexcavation during lagging placement could result in loss -of- ground on neighboring properties. (1) For the excavation depths anticipated and with pile spacings of about 6 feet, nominal 4 -inch lagging can be used. (2) Timber lagging should be designed for an applied lateral pressure of 30 percent of the design wall pressure if the pile spacing is less than three pile diameters. For pile spacings larger than this, the lagging should be designed for 50 percent of the design load. If permanent building walls are to be constructed against shoring walls, drainage should be provided by attaching a geotextile drainage composite with a solid plastic backing, similar to Miradrain 6000, to the face of the lagging, prior to pouring the foundation wall. These drainage composites should be hydraulically connected to the foundation drainage system by weep holes placed In the foundation walls. Soldier Piie Wall Design Temporary cantilevered shoring with a level backslope should be designed for an active soil pressure equal to that pressure exerted by an equivalent fluid having a unit weight of 35 pcf. The active soil pressure should be increased to 50 pcf where the slope above the wall is sloped at 1.25:1 (H:V). Lateral movement of the soldier piles below the excavation level will be resisted by an allowable passive soil pressure equal to that exerted by a fluid having a density of 400 pcf. This soil pressure is valid only for a level excavation in front of the soldier pile; it acts on two times the grouted pile diameter. The minimum embedment below the floor of the excavation for cantilever soldier piles should be equal to the height of the "stick -up." The maximum bending moment in the soldier pile will occur GE0713CII CONSUI:IANTS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 9 at the point of zero shear, where the active and passive soil forces are equivalent. The depth of embedment below the bottom of the excavation can be calculated by determining the embedment that will satisfy moment equilibrium about the bottom of the pile and then adding 20 percent to that length to satisfy force equilibrium. Rockeries We anticipate that rockeries will be used in the site development. A rockery is not intended to function as an engineered structure to resist lateral earth pressures, as a retaining wall would do. The primary function of a rockery is to cover the exposed excavated surface and thereby retard the erosion process. We recommend that rockeries be limited to a height of 8 feet and that they be placed only against dense, competent, native soils. The construction of rockeries is to a large extent an art not entirely controllable by engineering methods and standards. It is imperative that rockeries, if used, be constructed with care and in a proper manner by an experienced contractor with proven ability in rockery construction. The rockeries should be constructed with hard, sound, durable rock in accordance with accepted local practice and City of Tukwila standards. Soft rock, or rock with a significant number of fractures or inclusions, should not be used in order to limit the amount of maintenance and repair needed over time. Provisions for maintenance, such as access to the rockery, should be considered in the design. In general, we recommend that the bases of rockeries have a minimum dimension of one -third the height of the slopes cut behind them. Tiered rockeries are not recommended unless there is sufficient space to construct upper tiers that do not exert lateral pressure on the lower tiers. The base of the upper wall of a tiered rockery should be set back from the rear of the lower rocks an amount equal to the height of the lower tiers. Excavations and Slop. In no case should excavation slopes be greater than the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet in unsaturated soils may be attempted vertically. Based upon Washington Administrative Code (WAC) 296, Part N, the soil type at the subject site would be classified as Type B. Therefore, temporary cut slopes greater than 4 feet in height cannot be excavated at an inclination steeper 1 :1 (Horizontal:Vertical) extending continuously between the top and the bottom of the cut. This temporary cut slope assumes that there are no structures near the cut area. On the north and east sides of the site, temporary cut slopes should be sloped no steeper than 1.25:1 (H:V). GI:O1ECII CONSULTANTS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 10 The above recommended temporary slope inclinations are based on what has been successful at other sites having similar soil conditions. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of founda- tions, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sands can cave suddenly and without warning. Contractors should be made especially aware of this potential danger. All permanent cuts into native soils should be inclined no steeper than 2:1 (H:V). Compacted, engineered fill slopes should also not be constructed with an inclination greater than 2:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. Also, all permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. Drainage Considerations We anticipate that the foundation walls will be constructed against the shoring walls. As discussed in Permanent Foundation and Retaining_Walis, a drainage composite would be placed against the lagging prior to pouring the foundation wall. Weep pipes located no more than 6- feet -on- center should be connected to the drainage composite and poured into the foundation walls or the perimeter footing. A footing drain installed along the inside of the perimeter footing will be used to collect and carry the water discharged by the weep pipes to the storm system. We also recommend the use of footing drains at the base of footings and backfilled earth- retaining walls. These drains should be surrounded by at least 6 inches of 1- inch -minus washed rock, wrapped in non -woven geotextite filter fabric (Mirafi 140N, Supac 4NP, or similar material). At the highest point, the perforated pipe invert should be at least as low as the bottom of the footing, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 7. For the best long -term performance, perforated PVC pipe is recommended for the footing drains. Groundwater was observed during our field work. If seepage is encountered in the excavations, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should slope away at least 2 percent, except where the area is paved. GINTIECr1 CONSUI 1'AN1s, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 11 Additionally, a drainage swale should be provided upslope of the buildings to intercept surface run -off and direct it into the storm drains. Water from roof, stormwater, and foundation drains should not be discharged onto the slope, but should be tightlined to a. suitable outfall located away from the slope. Pve_rnQnt Areas All pavement sections may be supported on competent, native soils or structural fill, provided these soils can be compacted to a 95 percent density and are in a stable, non - yielding condition at the time of paving. Structural fill or fabric may be needed to stabilize soft, wet, or unstable areas. We recommend using Supac 5NP, manufactured by Phillips Petroleum Company, or a non -woven fabric with equivalent strength and permeability characteristics. In most instances where unstable subgrade conditions are encountered, 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc. after the site is stripped and cut to grade. Recommendations for compaction of structural fill beneath pavements are given in a later sub - section entitled Seneral Earthwork and Structural Fill. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. The pavement section should be provided with 3 inches of AC over 6 inches of CRB or 4 inches of ATB. The pavement section recommendation and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. We can provide recommendations based on expected traffic Toads and R -value tests, if requested. Some maintenance and repair of limited areas can be expected. To provide a design without the need for any repair would be uneconomical. General Earthwork and Structural Fill All building and pavement areas should be stripped of surface vegetation, topsoil, organic soils, and other deleterious material. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but could be used in non - structural areas such as landscape beds. Structural fill is defined as any fill placed under the building, behind permanent retaining or foundation walls, or in other areas where the underlying soils need to support Toads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content which results in the greatest compacted dry density. The moisture content of fill soils is very important and must be closely controlled during the filling and compaction process. GriOi1 Cl1 CONSULTANTS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 12 The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. In no case should the loose lift thickness exceed 12 inches. The following table presents recommended relative compaction for structural fill: Where: Location_f_FilLPlacement Minimum Relative Compactioon.__ Beneath footings, slabs or 95% walkways Behind retaining walls 90% Beneath pavements 95% for upper 12 inches of subgrade, 90% below that level Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry. density, as determined in accordance with ASTM Test Designation D- 1557 -78 (Modified Proctor). We do not anticipate that any structural fill will be needed beneath the building. It will be needed only In a portion of the driveway area and in the landscape area on the south end of the site. Provided the on -site sand soils are not excessively wet, they should be suitable to use as structural fill. Ideally, structural fill which is to be placed in wet weather or at the top foot of pavement subgrade should consist of a coarse, granular soil having a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of the soil passing the 3/4 -inch sieve. LIMITATIONS The analyses, conclusions, and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soils en- countered in the test pits are representative of the subsurface conditions of the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil condi- tions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test pits. Subsurface conditions can also vary between explor- GEO1ECI I CONSULTANTS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 13 ation locations. Such unexpected conditions frequently require that additional expenditures be made to attain a properly constructed project. It is recommended that the owner con- sider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of RSA Associates and their represent- atives for specific application to this project and site. Our recommendations and conclusions are based on observed site materials, and selective laboratory testing and engineering analyses. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our rec- ommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. We recommend that this report, in its entirety, be included in the project contract docu- ments so the contractor may be aware of our findings. ADDITIONAL SERMES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the intent of contract plans and specifications, and to provide recommendations for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work will not include supervision or direction of the actual work of the contractor and his or her employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. The following plates are attached and complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 5 Test Pit Logs Plates 6 - 7 Grain Size Analysis Plate 8 Footing Drain Detail GEO'I'ECII CONSULTANTS, INC. RSA Associates Limited Partnership May 13, 1994 JN 94076 Page 14 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. DRW /JRF :dew cc: Kussman & Associates Respectfully submitted, GEOTECH CONSULTANTS, INC. D. Robert Ward, P.E. Senior Engineer Ex1�c4S 8/ 17115E - -- 1 James R. Finley, Jr., P.E. Principal GEO113CI1 CONSULTANTS, INC. ST i 1 1 T ST i 162ND ST N ; C 1 • 156TH ST iSTH c ST c.rsr4L spgw s i 1 N 'I 1681H ST s irr Ltd S 170TH 'ST ST 175TH ST 1767H SEGAIE 'ARi ' rig r a - vAiter'An ' ustti E . RIOGf v .1 ' PARK � 1 r Vi : T BRISCO Y ,.1{IfANOEN . • i . PAR�C' i 1 1 �i I =2'1', ST i II S I88EN ST 5 110114 i1 VICINITY MAP GEOTECH CONSULTANTS MACADAM ROAD TUKWILA, WA Ab /f +. 1 2 TP -4 O W \ a ).`tc/tk O a 0 a LEGEND: EXISTING ROCKERY \ TP -3 FF =110.5 \ FF =118.2 `\ (a TP -2 �\ \ ` FF= 107.33 1 PROPOSED BUILDING 1 1 i QTP -1 FF116.0 1 \\ 1 s.\ TP -8 \\ \ \ \ \ MAC \,pAM —_ A ROAD ia 0 APPROXIMATE TEST PIT LOCATIONS GEOTECH CONSULTANTS SITE EXPLORATION PLAN MACADAM ROAD TUKWILA, WA Job No.+ Dolor 94078 I MAY 1994 NTS 10 15 10 15 USCS TEST PIT 1 Description 19.0 10.1 CPoc Topsoi 1 s. Reddish brown, silty SAND with gravel, some organics, medium - grained, very moist, loose - becomes grayish, less silty, no organics, medium -dense - becomes denser 111-13 SM Gray, slightly silty SAND, course - grained, moist, medium -dense to dense USCS Test pit terminated at 12 feet below grade on 3 -2 -94. No groundwater seepage encountered during excavation. No caving. TEST PIT 2 Description Topsoil Reddish brown /tan, silty SAND with gravel, organics, medium- grained, very moist, loose - becomes grayish, less silty, no organics, medium -dense - becomes denser Gray, slightly silty SAND with some gravel, course - grained, moist, medium -dense to dense Test pit terminated at 12 feet below grade on 3 -2 -94. No groundwater seepage encountered during excavation. No caving. ..._ GEOTECH CONSULTANTS, INC. TEST PIT LOGS MACADAM ROAD TUKWILA, WA Job No: 94076 Date: MAR 1994 Logg , by: IP /ate: 3 10 15 10 15 q 49 G °c Uscs TEST PIT 3 Description FILL Gray, gravelly, silty SAND, wet, loose (FILL) Old topsoil Brown, gravelly, silty SAND, some organics, very moist, loose to medium -dense -few boulders encountered - becomes gray, less silty, dense Test pit terminated at 13 feet below grade on 3 -2 -94. No groundwater seepage encountered during excavation. Caving above 4 feet. TEST PIT 4 c,,° USCS Description 10.9 y Topsoil SM GP Brown, very gravelly, silty SAND, many cobbles, wet, loose to medium -dense - becomes tan /orange, dense -some boulders encountered - becomes grayish, less gravelly, less dense SP SM Gray, slightly silty SAND with gravel, medium- grained, wet, medium -dense to dense Test pit terminated at 11.5 feet below grade on 3 -2 -94. Slight groundwater seepage encountered at 5 feet during excavation. No caving. GEOTECH CONSULTANTS, INC. TEST PIT LOGS MACADAM ROAD TUKWILA, WA Job No: 94076 'Date: MAR 1994 Logged by: 1 Plate: 4 TEST PIT 5 CI °gs O`y4`9 ..G° USCS Descriptions 10 15__ 10 15 FILL Topsoil & old FILL Reddish brown, gravelly, silty SAND, some organics, very moist, loose - becomes grayish, no organics, wet, loose to medium -dense - becomes intermixed with rust color, some boulders, medium -dense SP tSM Gray, slightly silty SAND, medium- grained, very wet, medium -dense Test pit terminated at 1 I feet below grade on 3 -2 -94. Groundwater seepage encountered 7.5 & 10 feet during excavation. Slight caving below 10 feet. TEST PIT 6 ■r "• y� °c• am ° USCS Description 9.5 Topsoil SM Reddish brown /tan, gravelly, silty SAND, few organics, some boulders, fine to medium - grained, moist, loose to medium -dense - becomes gray, very moist, medium -dense SP SM Gray, slightly silty SAND, fine to medium - grained, moist, medium -dense Test pit terminated at 11 feet below grade on 3 -2 -94. No groundwater seepage encountered during excavation. No caving. GEOTECH CONSULTANTS, INC. TEST PIT LOGS MACADAM ROAD TUKWILA, WA Job No: 94076 Date: Logged by: MAR 1994 DRW Plate: 5 1 V) J Q z Q W W N :a:a �i: s- Yr���: � • n�sL.ta��:�= PERCENT COARSER BY WEIGHT 0 0 0 0 p 0 0 �O .00I .002 .003 .004 .006 .008 .01 .02 .03 .04 .06 200 100 80 60 50 40 30 20 16 I0 8 4 1/4 3/8 1/2 3/ 0 m 0 0 0 .001 .002 .003 .004 .006 .008 .0I .02 .03 .04 .06 .08 iA .2 Cr 1 3 4 6 12 0 0 0 o 0 0 o 0 co �o a en PERCENT FINER BY WEIGHT GEOTECH CONSULTANTS ar ■ - -t 0 N 0 .8 2 3 CC 4 6 8 10 20 30 40 60 80 100 0 200 300 z LL i a W N W 4 0 0 u W cc cc 4 0 0 u 0) W J 03 0 U z O co } co z a } w IU O cs- 0 W J 6 a rl _• W 0 GRAIN SIZE ANALYSIS MACADAM ROAD TUKWILA, WA Job No,: Ooie: By: 94078 MAY 1994 l 8 1 W U) PERCENT ppCOARSER BY WEIGHT 0 0 O N M 7 to to PO .001 .002 .003 .004 .006 .008 .01 .02 .03 .04 .06 200 100 80 60 50 40 30 20 16 O m O m 0 0 r .001 .002 .003 .004 .006 .008 .01 .02 .03 .04 .06 .08 I0 8 4 I/4 0/ 3/8 1/2 3/ 3 4 6 I2 0 O o0i m 0 Ob °a tOn PERCENT FINER BY WEIGHT GEOTECH CONSULTANTS 0 N 0 W N N 2 z Q 3 0= O 4 6 8 I0 20 30 40 60 80 100 200 0 300 W z W z t W i W cr 0 0 0 z y W N CC a 0 1.) N W -J CO CO 0 U �.• •.. z V7 0 z ite O 03 N V) >- W W O 2 0 OQ O W J a a N x W 0 • CO H GRAIN SIZE ANALYSIS MACADAM ROAD TUKWILA, WA Job No.: By: 94076 lOolo: MAY 1994 l 7 -- - T/GHTL INE ROOF DRAIN Do not connect to fooling .drain. BACKFIL 1. See text for requirements. WASHED ROCK - VAPOR BARRIER 4 "min. NONWOVEN GEOTEXT /L E FILTER FABR /C - FREE -DRAINING SANG /GRAVEL — 4" PERFORATED HARD PVC P /PE Invert at /east as /ow as footing and /or crow/ space. S/ope to drain. P /ace weepholes downward. FOOTING. DRAIN DETAIL MACADAM ROAD TUKWILA, WA Job. Na., 0010+ Stole +. P101.: I 94076 j MAY 1994 .l N.T.S. I 8 5T4FF sEPA COMM ENTS. To: lko Vernon Umetsu From: 4) Joanna Spencer, Public Works Subject: Sunshine Ridge Condominium SEPA Review Activity No. L94 -0077 There are no identified mitigations in the form of traffic, water, sewer, drainage or geotechnical resulting from impacts of the Sunshine Ridge Condominium development. However, there are a number of engineering items on the plans to be addressed /revised for permit approval. 1. Update Proposed Utility Plan, Sheet Cl to show new rockery and revise "oil separator" callout to read "oil /water separator ". 2. This drain crosses access road. Change PVC storm drain pipe across access road per City Standard, see attached. 3. Show typical rockery section. 4. Show roof, foundation and retaining wall /rockery drains and where they connect to drainage system. 5. Provide license to construct with adjacent property owner if rebuilding of the existing rockery will require going to the neighboring property and rebuilding rockery owned by others. 6. Provide a design for a private sewer main extension in accordance with King County Design Manual. 7. Sidewalks already exist on Macadam Road South. Frontal improvement requirements will invc,Lve improvement of maintenance road to 57th Avenue South with the placement of 6" of crushed rock surfacing and paving up to and beyond 57th Avenue South. Pedestrian path to the staircase will also require upgrading. 8. Furnish earth work quantities for cut, fill, and haul. 9. Provide erosion control plan as part of Land Altering permit application. 10. A Geotech Plan to assure no adjoining property settlement is needed. 11.Geotech and survey monitoring of the excavation and construction is required to maintain hillside stability. Public Works will ask for plan resubmittal addressing the above comments. NOV 2 91994 DEV E:LONMEN (, CITY OF TUKWILA STORM DRAINAGE STANDARDS The City of Tukwila applies the "King County Washington Surface Water Design Manual," with emphasis and modifications as follows: 1. On Site Runoff Quantity Control: Proposed project must provide runoff controls to limit development conditions rates to the pre- development rates for the specific design storm events: the 25.year /24 hour and 10 year /24 hour. In identified "problem areas ", 25 year /24 hour to 10 year /24 hour release rate will be required. On -Site Downstream Conveyance Systems: All conveyance systems for proposed projects must be analyzed, designed and constructed for existing tributary off -site runoff and developed on -site runoff from the proposed project. All proposed projects must demonstrate a conveyance system exists or will be constructed to convey /contain the peak runoff 100 year/24 hour duration. 2. Water Runoff Quality Control: An oil /water separator and biofiltration are required for all new development and substantial redevelopment (as defined in the Sidewalk Ordinance) with 5000 square feet or more of surface with vehicled access. Materials: For private on -site systems the following pipe materials are allowed: Private Development: A. Reinforced ADS pipe. B. Concrete pipe. C. CMP pipe (non- hazard potential - non vehicular uses of site). For public systems: A. Reinforced concrete pipe for 12" diameter and greater. B. Non - reinforced concrete less than 12" diameter, and also for residential driveway (pipe equal to 12" diameter is subject to City approval). For biofiltration systems: Open swales and surface detention are encouraged on new developments and redevelopments as part of on- site drainage. PF /amc:5:runoff NOV 2 9 1994 DEVLLueivi;_L.''; J ms. KUSSMAN ASSOCIATES Architects, Planners & Consultants November 14, 1994 Ms. Joanna J. Spencer, Assistant Dev. Eng. City of Tukwila Department of Public Works 6300 Southcenter Blvd., Suite 100 Tukwila WA 98188 Re: Sunshine Ridge Condominiums 15200 MacAdam Road S. Permit # L94 -0090 Dear Ms. Spencer: Please find attached a letter from our soils engineers, Geotech Consultants, Inc., dated November 14, 1994, which addresses the comments you had forwarded to us from Mr. Phil Fraser of your department. We have included two (2) copies of the response letter, together with two (2) sets of drawings, sheets A -1 Finish Grading Plan, A -2 Lower Site Grading, A -3 Upper Site Grading, G -1 Excavation Sections, and G -2 Profile Sections, of the property from MacAdam Road up to the North property line which also shows the proposed structures. Copies of the letter from Geotech Consultants, Inc. and referenced drawings are also being submitted to Mr. Vernon Umetsu, Associate Planner, of the Departm Community Development. NOV 14 DeF('O 614 r n n 1705 Bothell WA 9R041 -1705 • (206) 861 -7200 • Fax: 885 -1302 ✓•� We trust the attached information will be adequate for your use to complete the review of the geotechnical engineering study and submit your comments to the S.E.P.A. reviewer. Sincerely, yle N. ' ussman LNK/ksk Enc. Two copies response letter Two sets drawings T3 n Rr.v 1709 . Bothell WA 9R041 -1705. (206) 861 -7200 • Fax: 885-1302 To: From: Date: Vernon Umetsu, Planning Division Joanna Spencer, Assistant PW Development Engineer November 8, 1994 Subject: Sunshine Ridge Condominium SEPA Review Activity No. L94 -0077 Review Comments The above application was reviewed by Public Works at plan review meeting on November 1, 1994. Our comments are as follows: -Page 4. Item lb: the steepest slope on the site is 50% (at SE property corner) - 14.22% is incorrect; Item lc: Soils Report revisions pending (see PW letter to Geotech Consultants dated November 4, 1994); Item le: provide earth work quantities (max. cut & fill) max. height of rockeries (4' max. allowed), and retaining walls, and access grades (15 % max. allowed). -Page 5. Item 3a, 1): Gilliam Creek is accross the street. -Page 7. Item 3c, 1): Provide calculations of detention facility in accordace with King County Surface Water Design Manual showing volume of detention and size of orifice demonstrating flows detained in predevelopment conditions. Public Works utility & street use /access permit required. SAO and LAO ordinance triggered because of steep slopes, a review from Urban Environmentalist is appropriate. If any questions, please let me know. JS /js Attachment a/s cf: Gary Schulz Ron Cameron Phil Fraser Development file RECEP'Fr NOV 1 01994 COMtviL DEVELOP1..-+. , CITY RECEIVED OF TUKWILA 111 V x 01994 PERMIT OWN N ( ... City of Tukwila Department of Public Works November 4, 1994 Mr. D.Robert Ward, P.E. Geotech Consultants, Inc. 13256 N.E. 20th St. (Northup Way), Suite 16 Bellevue, WA 98005 John W. Rants, Mayor Subject:Review of Geotechnical Engineering Study for Proposed Sunshine Ridge Condominiums Macadam Rd. near 57th Ave S.,Tukwila Development Plan Review No. L94 -0077 Dear Mr. Ward: Ross A. Earnst, P. E., Director Enclosed please find copy of Public Works review comments of your Geotechnical Engineering Study dated May 13,1994 (JN 94076) for proposed Sunshine Ridge Condominiums. Please respond to our comments before November 18, 1994. If you have any questions or need clarification on any items in of the review, please call Phil Fraser at 433 - 0179. Sincerely, s74:12444....a- ?tiL,Ce! oanna J. pencer Assistant Development Engineer JJS /jjs cf: Vernon - Umetsu,.Planning Development File R c E NOV 0 71994 C:v,.iti,w� I Y DEVELOPMENT 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433-0179 • Fax (206) 431-3665 MEMORANDUM TO: RON CAMERON /JOANNA SPENCER drFROM: PHIL FRASER DATE: 11/4/94 SUBJECT: REVIEW OF GEOTECHNICAL ENGINEERING STUDY PROPOSED SUNSHINE RIDGE CONDOMINIUMS DEVELOPMENT PLAN REVIEW NO. L94 -0077 I PROVIDE THE FOLLOWING COMMENTS FROM MY REVIEW OF THE MAY 13, 1994 GEOTECHNICAL ENGINEERING STUDY BY GEOTECH CONSULTANTS, INC.: 1. TO PROVIDE A COMPLETE GEOTECHNICAL ANALYSIS FOR CITY REVIEW, PLANS NEED TO BE DEVELOPED THAT SHOW IN BOTH PLAN AND PROFILE: - LOCATIONS OF PROPOSED ROCKERIES AND RETAINING WALLS - MAXIMUM CUTS AND FILLS - SURROUNDING INFRASTRUCTURE TO BE PROTECTED DURING CONSTRUCTION /PERMANENT PROTECTION AFTER CONST. THAT POTENTIALLY MAY BE SUBJECT TO ACTIVITIES OF THIS DEVELOPMENT THIS PLAN NEEDS TO BE DEVELOPED AND ANALYZED PRIOR TO PUBLIC WORKS FINAL REVIEW OF GEOTECHNICAL REPORT. 2. PAGES 3 & 9 - 8 FOOT MAXIMUM ROCKERIES CRITERIA IS IN- CONSISTENT WITH CITY'S 4 FOOT MAXIMUM CRITERIA. ALSO, NO EMBANKMENTS DIRECTLY ABOVE THESE ROCKERIES ALLOWED. REPORT NEEDS TO BE MODIFIED TO REFLECT CITY RESTRICTIONS ON ROCKERY CONSTRUCTION. ALSO, ON PAGE 9 THE RECOMMENDA- TIONS FOR SETBACK OF TIERED ROCKERIES IS QUESTIONED. SHOULDN'T TIERED ROCKERIES BE AT LEAST BACK 2 TIMES HORIZONTAL TO ONE VERTICAL? WHAT IS THE BASIS OF YOUR CRITERIA? 3. REPORT INDICATES CUTS OF OVER 22 FEET ANTICIPATED. TOPO. PLAN SHOWING WHERE CUTS AND FILLS TO BE PROVIDED AND INCLUDED IN FINAL GEOTECHNICAL ANALYSIS PRIOR TO CITY'S FINAL GEOTECHNICAL REPORT REVIEW. 4. REQUEST TYPICAL HILL PROFILES PROVIDED FROM MACADAM RD TO TOP OF DEVELOPMENT AS PART OF GEOTECHNICAL REVIEW PROCESS. 5. REPORT INDICATES SOLDIER PILE WALL CONSTRUCTION MAY CREATE SETTLEMENT. WHAT IS THE MAXIMUM POTENTIAL RESIDUAL SETTLEMENT THAT COULD BE CREATED BY THIS PROJECT? WHAT ADJACENT DEVELOPMENTS, UTILITIES, FACILITIES (PRIVATE OR PUBLIC) THAT ARE WITHIN THE ZONE OF INFLUENCE TO THIS POTENTIAL RESIDUAL SETTLEMENT? HOW WILL RESIDUAL SETTLEMENT BE MONITORED? PAGE 2 6. PAGE 9, UNDER EXCAVATIONS AND SLOPES, IT IS STATED, "...TEMPORARY CUTS TO A DEPTH OF ABOUT 4 FEET IN UNSATURATED SOILS MAY BE ATTEMPTED VERTICALLY..." COMMENT: EXCAVATIONS WILL BE SHORED IN ACCORDANCE WITH OSHA /WISHA. 7. PAGE 10, CLARIFY IN REPORT WHERE GROUNDWATER DRAINS ARE TO BE CONNECTED. SINCE THERE ARE STEEP SLOPES DOWNHILL OF THIS DEVELOPMENT, WE MUST ASSURE NO IMPACTS TO DOWN- STREAM HILLSIDE OCCUR. 8. ADD SECTION WHICH FULLY DESCRIBES TEMPORARY EROSION CON- TROL MEASURES TO BE TAKEN DURING THE COURSE OF THIS CONSTRUCTION. INCLUDE: - PROPOSED SCHEDULE - TIME LIMITATIONS DUE TO WET WEATHER CONDITIONS - PHASING PROJECT CONSTRUCTION TYPES OF TEMPORARY EROSION CONTROL REQUIRED GEOTECH CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT BUILDING DIVISION - PERMIT CENTER -PRE- APPLICAIC.A1 CHECKLIST 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 • PRE - APPLICATION 811.E NO. PRE94 -010 PROJECT '..SUNSHINE. :RIDGE CONDOMINIUMS MEETING DATE: April -7 1994` -TIME:.2..30.:.SITEADDRESS: M� The following comments are based on a preliminary review..: Addgliorial information maybe needed. Other requirements /regulations may need to be met. - ; POLICE DEPARTMENT CRIME PREVENTION SECURITY RECOMMENDATIONS 1. Doors: (a) Entrance doors to individual units should be capable of resisting forcible entry equal to a wood, solid core door, one and three - fourths inches thick. (b) Every entrance door to an individual housing unit should have a keyed, single - cylinder, one -inch deadbolt lock. The lock should be constructed so that the deadbolt lock may be opened from the inside without the use of a key. Glass windows should be more than 40 inches from the lock. (c) The entrance doors should have visitor observation ports (viewers with at least 180 visibility). 2. Identity: Addresses for each individual residence should be visible upon entering the complex, both in daylight and darkness. Site development which does not properly identify residences will delay emergency responses by police, fire, and aid units. 3. Orientation of Windows: Windows should be located so that the parking lot area can be easily surveyed by residents. 4. Graffiti Prevention Program: It is important to win the war against the graffiti "artist" and keep your building attractive. New non -stick anti - graffiti water =based or wax like coatings are now available to make an effective barrier against graffiti or other potentially staining substances. Contact the crime prevention unit for further information. 5. Landscaping: Plant materials should be placed and maintained so to provide visibility and prohibit hiding places for unauthorized people around ground level door and window areas. Sticker shrubs may discourage crime activities. Low shrubs and umbrella trees (where the canopy is maintained above five(5) feet from the ground) will allow surveillance opportunities, hence reducing the potential for criminal behavior. 6. Lighting: Energy efficient security lighting is a' relatively low -cost, yet extremely effective way to protect the condos and its visitors. Lighting levels should be carefully selected and oriented so that points and areas vulnerable to crime are accented. Sufficient lighting in the covered parking area is essential. The following minimum lighting levels are recommended, in accordance with standards set by the National Parking Association (1985): Drive aisles 7 -10 footcandles, Bumper walls 1 -2 footcandles, Stair towers 30 footcandles, Elevator lobby 30 footcandles, High activity areas 50 footcandles. 7. Security Gates: Covered parking areas should be secured with a security gate to prevent unauthorized entry. Checklist prepared by T. Kilburg (433 -1823) 4/4/94 PRE - APPLICATION CHECKLIST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT BUILDING DIVISION- PERMIT CENTER 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 PRE - APPLICATION: FILE.NO:-.PRE94�O1'0 :•i::PROJECT: :SUNSHINE RIDGE CONDOMINIUMS MEETING DATE: April 7, .1994 TIME: 2:30 SITE ADDRESS: MACADAM RD 'The . following comments,are•based on a,Arelininaryreview . Additional informa#ion.mayb`e needed'.: Other feguirements %regulations.may heed to be met. ENVIRONMENTAL 1) The site has slope areas that exceed 15.percent in gradient. The slopes are treated as sensitive areas and, therefore, the project will be subject to the Sensitive Areas Ordinance ( #1599). Areas of Potential Geologic Instability are addressed in the Ordinance - TMC 18.45.080 E. 2) As part of the project review a geotechnical investigation will be required to demonstrate the feasibility of the project and for adequate building design. Slope areas that are cleared for development will be subject to a required landscape plan. This landscape plan will consist of tree re- planting using a mix of deciduous and evergreen species, preferably, native the Puget Sound Region. 3) In addition to geotechnical requirements, a Planned Residential Development permit per TMC 18.46 will be included in this project (TMC 18.45.060 - Procedures). - z/77/7 ;,ZS -J CfiNIK. �h ito��.t� City of Tukwila Pre - Application Process MEETING ATTENDANCE RECORD City of Tukwila Department of Community Development - Building Division Phone: (206) 431 -3670 6300 Southcenter Boulevard, #100 Tukwila, Washington 98188 Pre- Application File Number PRE94 -010 Project: SUNSHINE RIDGE CONDOMINIUMS . Meeting Date: APRIL 7,1994 Time: 2:30 PM Site MACADAM RD Address: Date Checklist Mailed: APRIL 8,1994 By: DENISEMILLARD/PERMIT COORDINATOR CITY STAFF PRESENT DEPARTMENTS X X X X X X PHONE #'s Building 431 -3670 DUANE GRIFFIN, BUILDING OFFICIAL Fire 575 -4404 STEVE KOHLER, FIRE PROTECTION OFFICER Planning 431 -3680 VERNON UMETSU, ASSOCIATE PLANNER Public Works 433 -0179 RON CAMERON, CITY ENGINEER Parks & Rec 433 -1843 Police 433 -1804 Environmental 431 -3680 Permit Center 431 -3670 DENISEMILLARD, PERMIT COORDINATOR Other: RICK BEELER, CHAIRMAN APPLICANT/REPRESENTATIVES PRESENT NAMES/TITLES CONTACT Name: Lyle Hussman Phone: 861 -7200. PERSON Company/Title: Kussman Associates Street Address: P.O. Box 1705 City/State/Zip Bothell, WA 98041 OTHERS Name: Mark Goldberg Phone: 524 -4846 PRESENT Company/Title: The M.S. Cavoad Co. Inc General Partner for RSA Associates Street Address: 444 N.E. Ravenna BL Suite 305 City/State/Zip: Seattle, WA 98115 Name: Ed Gamon Phone: Company/Title: Kussman Associates Street Address: City/State/Zip: Name: Phone: Company/Title: Street Address: City/State/Zip: Name: Phone: Company/Title: Street Address: Name: City/ State/Zip: Phone: Company/Title: Street Address: City/State/Zip: PRE- APPLICATION CHECKLIST CITY OF TUKWILA - DEPARTMENT OF COMMUNITY DEVELOPMENT BUILDING DIVISION- PERMIT CENTER 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 PRE - APPLICATION FILE NO. PRE94 -010 PROJECT: SUNSHINE RIDGE CONDOMINIUMS MEETING DATE: April 7, 1994TIME: 2:30 SITE ADDRESS: MACADAM RD The following comments are based on a preliminary review. Additional information may be needed. Other requirements /regulations may need to be met. BUILDING DIVISION 1. Comply with the Uniform Building Code, 1991 Edition. (iNCLUDiNct AMet-tumet.TS Anovr > j Wi STAT t3uiLbtNC( co OE CoctsiciL) .2o6/6E56. m-es, fx,F1 2. Comply with the Uniform Mechanical Code, 1991 E fition. 11 Comply with the Washington State Energy Code, 1991 Second Edition. Provide energy calculations stamped by a Washington State licensed architect or engineer (see attached format). ,R"epER f-k T E l9 � 3Eteu 4. Comply with Washington State Barrior Froo Coda, 1991 Edition. c-ial�pTt -2 3l A�GGSSt1 ILiT�,l1,g�G, A. L�2 ?T ET) FSL4 TR F LL�USI4 (ci- t 4 6TATE'EOtLDft Cope co -C I L. t-OV iZ, P 3Z . 5. Apply for and obtain the following Building Division permits and approvals through the Permit Center: v4Building Permit • Rack Storage vi/Mechanical Permit • Demolition (building) • Other: 6. All applications and plan submittals must be complete' in order to be accepted by the Permit Center for plan review. Use the Plan Submittal Checklist provided on the reverse of the application forms to verify that all the necessary materials and information has been supplied. 7. Construction drawings must be stamped by a Washington State licensed architect. 8. Structural drawings and calculations must be stamped by a Washington Stated licensed structural engineer. 9. A boundary survey prepared by a Washington State Registered Land Surveyor must be submitted as par: of the Building Permit application. 10. Temporary erosion control measures shall be included or plans. Normally, no site work will be allowed until erosion control measures are in place. Rockeries are not permitted over 4' in height. Retaining structures over 4' in height must be engineered retaining walls, and require ypermit. -- 5t5po,vp-re- 12. Al' rack storage requires a permit and rack storage over 8' high must be designed for Seismic Zone 3. A `— Washington State structural engineers stamp wil; be required on plans and structural calculations submitted f;:: rack storage over 8' high. 13. Construction documents shall include special inspection requirements as specified in Sections 302(c) and 306 of the Uniform Euilding Code. Notify the Building Official of testing lab hired by architect or owner prior to permit issuance date. Tne contractor may not hire the testing lab. TCES►luci LA5 ML`ST Fri= CE.iTT1FtEii 13Li VJ NI�ic•,Tau A &L j TION OF EA.`tLDi NC.I a(FIG[,.LE,, 14. Construction documents shall contain soiis classification information specified in Table 29 -B of the Uniform Building Code, stamped and signed by Washington State licensed architect or engineer in responsible charge of the structural design work. A WIZ K t� a'r' Ti- IE.5c'L iNu�CS� IC�aZ'tol� WILL se - ze:Qukgelp t 0� TT-kts'pecijrcr I.i /.i,C.CO Dr.ASc . (Tt;' LEG 'f 05 , 15. Demolition permits are required for removal of any existing buildings or structures. x, 16. Comply with UBC Appendix. Chapter 35, Sound Transmission Control (R -1 occupancy group). X 17. Obtain approvals and permits from outside agencies: ELECTRICAL PERMIT /INSPECTIONS are obtained through the Department of Labor and Industries �-` (248 - 6630). PLUMBING PERMIT /INSPECTIONS are obtained through King County Health Department (Inspec- tions: 296 -4767; Permits: 296 - 4727). KING COUNTY HEALTH DEPARTMENT must approve and stamp plans for public pools /spas and food service facilities prior to submittal to the Tukwila Building Division (296- 4787). FIRE PROTECTION SYSTEMS plans are reviewed through the Tukwila Fire Department (575- 4404). 18. CO I._. U RC, fiRkL. WAT6e. or eeoATIDN 67410 C51 -2 , - IF;CO, Atio'reD w- t�a {,kltr�croN TATC l DINGCOOe-Cov1AC1L- 19. j"�QRIil1,6 LEVEL- . js_ f.� -o T S hrAIJIM2+ENTS _oF Ti-LE NON 'E si0t-NriAL ENir2 -1 Cot)-(S., UJAC GI- , c1-4a-prr -_ -�, ti Tl }2u • (Igta4 EVITICN) .aN►t LOA- ; TG Vtzt4'i1LATb+J Rt4 2C. . l.NRY)i?.L L uA �11a-i Co = 2ar ntII• t.t1 tn9v) Checklist prepared by (staff): ✓,� Date: 7a17 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT BUILDING DIVISION — PERMIT CENTER PRE - APPLICATION CHECKLIST 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 PRE - APPLICATION FILE NO. PRE94 -010 PROJECT: SUNSHINE 'RIDGE CONDOMINIUMS MEETING DATE: April 7, 1994 TIME: 2 :30 SITE ADDRESS: MACADAM RD e ollouvttig comments:are based on.a.prellnilnary:review. " ; ZS*1,dltional, jjornnation inakbie: needed.;; DIherarequiremertts /regulations.mayneed Io be•snet, FIRE DEPARTMENT - Construction Information 1. The City of Tukwila has adopted the 1991 Uniform Fire Code. This and other nationally recognized standards will be used during construction and operation of this project. (TMC 16.16.120) irt 2. Fire hydrants will be required. (City Ord. #1626) 3. Required fire hydrants shall be approved for location by the Fire Department, approved for purity by the Water Department, and fully in service prior to start of construction. By line of vehicular travel a fire hydrant must be no further than 150 feet from a structure; and no portion of a structure to be over 300 feet from fire hydrant. (UFC 10.301 and City Ord. #1646) (Xi 4. Automatic fire sprinkler^ are required for this project. Sprinkler systems to comply with N.F.P.A. #13. Sprinkler plans shall be submitted to Washington State Surveying and Rating Bureau, Factory Mutual or Industrial Risk Insurers for approval prior to being submitted to Tukwila Fire Marshal for approval. Submit three (3) sets of sprinkler drawings. This includes one for our file, one for company file, and one for the job site. (City Ord. #1626) LJ Maximum grade is 15% for all projects. Hose stations are required. (City Ord. #1646) A fire alarm system is required for this project. (City Ord. #1626) Plans shall be submitted to the Tukwila Fire Marshal for approval, prior to commencing any alarm system work. Submit three (3) sets of complete drawings. This includes one for our file, one for company file, and one for the job site. Special installations of fixed extinguisher systems, fire alarm systems, dust collectors, fuel storage, etc. require separate plans and permits. Plans to be submitted to the Fire Marshal prior to start of installation. (UFC 10.301) 9. Portable fire extinguishers will be required in finished buildings per N.F.P.A. #10. (Minimum rating 2A, 10 BC) 10. Buildings utilizing storage of high piled combustible stock will require mechanical smoke removal per Section 81 of the 1991 UFC. 11. During construction, an all- weather access will be required to within 150 feet of the building. (UFC 10.207) E12. No building will be occupied, by people or merchanoise, prior to approval and inspection by Fire and Building Departments. g. 13. Adequate addressing is required. Number size will be determined by setback of building from roadway. Four inch numbers are minimum. Numbers will be in color which contrasts to background. (UFC 10.208) 14. Designated fire lanes may be required for fire and emergency access. This requirement may be established at the time of occupancy and /or after the facility is in operation. (UFC 10.207 as amended) 15. Special Fire Department permits are required for such things as: storage of compressed gas, cryogens, dry cleing plans, repair garages, places of assembly, storage of hazardous materials, flammable or combustible liquids or solids, LPG, welding and cutting operations, spray painting, etc. (UFC 4.101) 16. Fire Department vehicle access is required to within 150' of any portion of an exterior wall of the first story. Fire Department access roads in excess of 150' require aturn around. Fire Department access roads shall be not less than 20' wide with an unobstructed vertical clearance of 13'6" (City Ord. #1632). 17. Adequate fire flow availability will need to be demonstrated for this project. 18. Checklist prepared by (staff): Date: 7 �� • • „- CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT BUILDING DIVISION — PERMIT CENTER ..,� PRE- APPLICATION CHECKLIST 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 MEETING DATE: April 7, 1994TIME 2:30 �7' bps' �Q�lovir�r�g. �omii�e�ts�r` e' �ased�n�i ,�iitie��irilna(�•{�.,�eY1ew:� �.= ��''� �:�T�;�=�`�� "�.-: �`9��{�;, ' ... R•�. f���'��}��..::t• piaflprixrayiieeded jOttiegulremeitsie- g►plationsXray.�needoetne�r • FIRE DEPARTMENT- Inspections 1. Overhead sprinkler piping a. Hydrostatic test e. Hydrostatic test b. Trip test f. Fire Dept. approved plans c. Alarm system monitoring test g. Materials and test certificate 2. Underground tank a. Location b. Distance between tanks c. Distance to property line d. Depth of cover 3. Fire alarm a. Acceptance test b. Fire Dept. approved plans -1 4. Hood and duct inspections a. Installation b. Trip test 5. Spray Booth a. Location b. Fire protection c. Ventilation d. Permit 6. Flammable liquid room a. Location b. Fire protection c. Permit 7. Rack storage a. Permit b. Mechanical smoke removal c. Rack sprinklers d. Aisle width 8. Fire doors and fire dampers a. Installation b. Drop testing d. Fire Dept. approved plans e. Sprinkler head location and spacing e. Vent piping, swing joints, fill piping, discharge piping f. Anchoring g. Hydrostatic test h. Separate Fire Dept. approved plans 9. Fire final a. Fire Dept. access b. Building egress and occupancy load C. Hydrants d. Building address e. Fire protection systems: (1) Halon systems (2) Standpipes (3) Hose Stations (4) Fire Doors (5) Fire Dampers (6) Fire Extinguishers 10. Other: a. b e c. f d. g Checklist prepared by (staff): Date. PRE - APPLICATION CHECKLIST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT BUILDING DIVISION — PERMIT CENTER 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 PRE - APPLICATION FILE NO. PRE94 -010 PROJECT: SUNSHINE RIDGE CONDOS MEETING DATE: 4 -7 -94 TIME: 2:30 SITE ADDRESS: MACADAM RD S The following comments are based on a preliminary review. Additional information maybe needed. Other requirements /regulations may need to be met. PLANNING DIVISION - Land Use Information Comply with Tukwila Municipal Code (zoning, land use, sign regulations, etc.) . Obtain the following land use permits /approvals: C ) Rezone FT) Shoreline Management Permit Shoreline Management Permit Rev. ( ) Short Subdivision i. Sign(s) ( ) Subdivision ( ) Unclassified Use U Variance Other: Boundary Line Adjustment Building Site Improvement Plan Comprehensive Plan Amendment Conditional Use Permit Design Review Design Review- Interurban Environmental (SEPA) Planned Mixed Use Development ;N Planned Residential Development Nt 3. Zoning designation: Y Site located in sensitive area? es No 4. Minimum setback requirements: Front: Side: Side: Rear: 5. Maximum Building Height: Height exception area? 7 Yes KNo 6. Minimum parking stalls required: Handicap stalls required: 7. No more than 30% of required parking stalls may be compact. No landscape overhangs into compact stalls are permitted, although no wheel stops prior to hitting the curb will be required. 8. Minimum landscaping required: Front: Side: Side: Rear: 9. Landscape plans must be stamped by a Washington State ii tensed .landscape architect. All landscape areas require a iandscape irrigation system (Utility Permit Required). 10. Roof -top mechanical units, satellite dishes and similar structures must be properly screened. Provide elevations and construction details as part of building permit application submittal. 11 Trash enclosures and storage areas must be screened elevations and construction detail: as part of building permit application submittal. t. Provide 12. Building permit plans which deviate from that already approved by the Board of Architectural Review may require re- application for design review approval. _SCArS(-T( V Cr Act1.-C(A. , 1260 yr /LC S e& - s - v 671, 3 `rl s l 6-LTO2 l4 47. 0 5-0 7 MA /_< r - P V, c' U R, F (/8 • 4- G , OG O (ce 507 core pAC7 c f r e Par( G C 18,4-C, 0 0Cei. ) 1 7 . M A Sb2 -De <(Ct.l (SSC /S -- L 18 "'7Sov fr F S 13 2G IBCG2'b5 To AVotb l-tOnIOTO�. /OV_ 19. C c. 'w r C , Mol2- f iWoia , ,Kan, o f c. r214-c, (A uivrrr) S7 ? c. / Ar. J 2�Rc.00v�r p-2G,.A- 20. Se G-re o r.( t:. 2>CV L . Sor.' rl IYc'4T P:;, i / / / i✓ r.%:c(A'G Checklist prepared by (staff). Date 1-4 (/ f 1 f —r -r a) 657- crYA-7.C.c 0 ,■.e 6 (p- Is" 67 ocGrA-ttl, \f(5 C #t_r A:7lb E0212•M (.ce_) (sYcr --bcs-.77_41.1c./AeC Co 4-012-S MA- TeitlitC . CAC C-77- rEreC3.-- ,Q cd A- ("CrY • e1N ! I ! _ 11 .1, ISEi 151_ -77c5._______677.V.S7k..67.7.__..._..7-riffi-fr f`eCdY , I ! fr I oZ wt, AC( E6149:r P/20 too e o. e (.7 - tAr. nce tetC. SOWel C,CC _ ke-ac) ( 6-,,z TS -ro iet,} (-0446w ry te-6)b p 621 7" A-PP4,€CA- 7ro nc.S) ¥o u • e A rue- 7-0 /4 66' 7- c-st •r-.(te_ _ _ 3 4 As" , (<.}6 &c, gc.c cit/e;! 0 &dr- ff(S- Fo-42 A- ryt-t , - P (.47t:5- Cf:- C4- ex: . 1 e • A( C-61) . he C 7.. cc A/ /A/ /. . eeVe.6-4).67). c") c 7.'14 fl7X-Pr: .0 7:).7 tfA-tre 77-4A r-cr.rs: . „ (Arc i1, Y€'. c Ne ceK."( „ A(0 7- A- Penc-orry,1- 576f P 4,/^(e-S 77-9 73 e-7727.2 t . -7 c.p 6roz-cab . ri 7-tef dr' 0 u 77e . pos u . : . zo u ckiv Ilitg G ) �,1-P P R.o_Y_A-L a P. • ,4 cam e Ge-r"c 'PO/ G Co1/4-14_._114' _— P_ka.v.LD kCSQ.v-t1z 6 M 6.1. 7.f S_Q c ' s • L._R_ - ib S Ch-P /t( . FF rS reei cat v Res s_ckM /,%; -/A('G 4- PR ©Se-GT' _o_tlt, vA- c.. e7v -Po& I-5O. o —r—ere—An /o i of A Cpl 1 t fte -c-Tam! . PG:p es- /iyitnl CO(Vn/e-C7? c \( F2ox4 �- - - PRE- Appal CATION . YHECKLIST CITY OF TUKWILA� MAR 31 1994 DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 BUILDING DIVISION - PERMIT CENTER • -f UKWiLA Telephone: (206) 431 -3670 ot'pi ,n v ,�i•",,, r (t F:i ',...;:','..4.;..a.,.. t� 1:' PRE- APRLICATION'FILE:JO:� ''-PRE94 -010 �pOJECT:. • °'surseiE�itnG E COND OHINtMS • MEETING DATE: 'April 7., 1994T1ME: 2 30 `SITE "ADDRESS:, -' MACADAM 'RD PUBLIC WORKS DEPARTMENT • ,.: • - :The f ollowing comments are based onaprellminary•revlew. Additional' Informallon•may. be needed: Other requirements /regulations may need to be met. 1. Apply for and obtain the following permits /approvals through the City's Permit Center: n Channelization /Striping /Signing S) Sewer Main Extension (private)(s.EE/V0./9) Q Curb Cut /Access /Sidewalk.(EX/s:7/r6 ( ) Sewer Main Extension (public) • Storm Drainages E /✓O. 2o) Fire loop /Hydrant (main to vault ,(?) Water Main Extension (private) ire. A4,, ../) 0 Flood Zone Control(ZoA/E-X) () Water Main Extension (public) Hauling (2.000 Bond. Cert. Ins.) ( ?) Water Meter. (exempt) (hF /4/45A?/ON) Landscape Irrigation(s4 No. /8) 0 Water Meter (permanent) (SEE'/VD. 0 Moving an Oversized Load () Water Meter (temporary) JO Sanitary Side Sewer - �E'NO, /9> Other: LiyND 4.4.AR //✓4 (S NO- 2Z) jI 2. Hauling Permit required prior to start of any hauling of material on public right -of -way ($2,000 bond, $1,000,000 certificate of insurance, route map and $25.00 permit fee required). 04 3. All applications and plan submittals must be complete in order to be accepted by the Permit Center for plan review. Use the Plan Submittal Checklist provided on the reverse of the application forms to verify that all the necessary materials and information has been supplied. • 4: Water and sewer assessments may apply and will be determined during the utility plan review process. /1/DA/Z". /,1C.C. � e1)re 7v /4")/4/7r eS'AV.e..:1,/ve 144.t /%'r''rr/ .:.h: �' 4:;44-; k. 5. Provide sidewalks per Ordinance Nos. 1158,1217 and 1233, or obtain waiver.(J- .. No. 23) 6. Provide Hydrological - Geotechnical analysis. C/�•�/.'J ALTER/ 7. Provide erosion control plan as part of gimetlis9ESI permit application. 8. Identify building elevation above 100 year flood elevation per FIRM maps (use NGVD da recognized benchmarks) / e/ c‘ .YQ11! 9. Provide traffic analysis /trip generation study for: A/-• ,{. /Mn; p• c-,1 lAr7lrS 10. Provide developers agreement for: 4•. r.h ,ND SNDh/GWN r' .01,0A/5 gj 11. Provide the following easements and maintenance agreements:,cp, A/t/Y v21,1 /7.2g z . • t :ter E 12. Provide wadter /sewe.r avaiJability letters or certificates from districts serving your development. k PI/ /1 A v' /L /M='s n 13. btain METRO Waste Discharge permit or approval (684-2360). 14. Complete Industrial Waste Survey and return to METRO (self addressed and stamp provided). n 15. Review the following City studies when designing /1[your project and prep1aring your plan submittal: ((�� �^ Ir �•%, - I Iii 1ri - �°.- cl 2 1�L�fa_�sJDW /n/ .. f W7 O/S '✓ S N. D O 4E G ,OereEO. .7NX/ '. - .1 ,:a te i .t' /�WAy /�7 7v zyer_� /S ° • Aezz,C1ys .yi1L' NPr.eziii anvm ,J'.ariv[).dh' ,o.QYIN"- .eFq 'D u�Bp D.q 4 A'T T7...E-RA J7 PLANT/NrS .4,Pu- E/YGa.",erV ,•I'Z . /' P- Le'7,WiYtNT /.PR/ - R. 1 �i0r/DN Pl/,f/?1/2. -r A / ES /¢'N FO/2 4 "erv.VTE/SepkozF I"/Su/N £\'Tftt✓.r'/O/t/ NF. 3. 2V $� Ki 1.1(c. P.POw //)6iaiDegjZ/N.bYE-" 'VFW'''. R•( /A/ J'i. 7EPf e• Avsle .E.ye.-/NEG -AP, pets isAr , ' c's At) .6.E•1-'cKWIsfee.0 JN :9RL'. 1471.4. /A/ CLY/il .' ,/ AF,.rrsc// /7�4'ei% /b . 2 � S4' / . r.9.4LL ✓Nai -)4 - .arf -. • 3 - . • At - . •/: ... r ... .a► .,e, - • . ' • T17 B .",e &;i9z1/R.00 . (-z s TAW) 5;000 a �,�r-•°D� Y N.e'ur .dec �s s11/r e r ) . Checklist prepared by (staff): _ � F'ec -sr — Date. ¢ ,/ ? �g1 • V. '— • • - • i S AP • 2/. A h�.9TER s-. -: Z,41 1,E.t /p1/ NEE S' t3C /- "!.(,P/Y /SNEO. 44NSz,47- 1•V ..11.7 .6'*M1' M c/7 h4 4 J - 4/4re r-yy' /NG,re . 22.. A24e/Y:_rN epe,inN' /7 . FD/2 czni- EX'4VAT1aN /: /h;/ 6.,p( .14 -24L Z3. s /1/EhG4Z&S '1'44'4449Y ..r/ 7 04/ C1�9GADA/f AD'S. FrPo/VTAL //7 1(? YEi`74 4,7 iei4741/R4r/`7 .41 :.. kV,' ; /NYQLY.0 //LI/WOVE...W /7' dF TNT ,4-44 //t/7 =WAA/:d eve.wo re) �'.� �^ �'..L��/� 1�ei74' h' /Ty 77/4' rev-4c.&-&44/7' OF , "'' of c/Pl/.:04p .¢pere „574P,cA/ AA • AiYA UP 77 i4NO 70 Ti�r'� S7%Q /,N c"4-s4' ' kY /LL ef401.1,04967' ✓/ 'yr;�r,/la • 77 7/S 11/./4• Q.e "20.9AU srcO /N A uis ".a4 yaE.v7' ,41E:r-7711/ a24/ 7,7:241/97(... Z,¢, sR 0G )4�c w'akx i m « fie' ' .�1 5 / PRE - APPLICATION CHECKLIST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT • BUILDING DIVISION - PERMIT CENTER 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 PRE - APPLICATION :FILE NO PRE94 -010 :::> 2 :PROJECT: '` • SUNSHINE RIDGE '.CONDOMINIUMS ' ' MEETING DATE: April 7 .1994 TIME: 2 :30 SITE :ADDRESS,: MACADAM RD The following comments are •based on a• preliminary•review.. Additional information may, be needed ..` Other .requirements %regulations .mayneed to be met. • ENVIRONMENTAL 1) The site has slope areas that exceed 15 percent in gradient. The slopes are treated as sensitive areas and, therefore, the project will be subject to the Sensitive Areas Ordinance ( #1599). Areas of Potential Geologic Instability are addressed in the Ordinance - TMC 18.45.080 E. 2) As part of the project review a geotechnical investigation will be required to demonstrate the feasibility of the project and for adequate building design. Slope areas that are cleared for development will be subject to a required landscape plan. This landscape plan will consist of tree re- planting using a mix of deciduous and evergreen species, preferably, native. the Puget Sound Region. In addition to geotechnical requirements, a Planned Residential Development • permit per TMC 18.46 will be included in this project (TMC 18.45.060 - Procedures). - -1611164.,---66.___ ,- (-- - PRE- APPLICAI•.N CHECKLIST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT BUILDING DIVISION - PERMIT CENTER 6300 Soufhcenfer Boulevard, Tukwila, WA 98186 Telephone: (206) 431 -367C PRE - APPLICATION FILE NO PRE94 -010 .: `PROJECT SUNSHINE: RIDGE CONDOMINIUMS MEETING DATE: April = :7 J994!-TIME: 2 30: SITE ADDRESS: MACADAM RD The following comments are based on a preliminary review. • ,Additional information may be needed Other requirements /regulations may need to be met. POLICE DEPARTMENT CRIME PREVENTION SECURITY RECOMMENDATIONS 1. Doors: (a) Entrance doors to individual units should be capable of resisting forcible entry equal to a wood, solid core door, one and three - fourths inches thick. (b) Every entrance door to an individual housing unit should have a keyed, single - cylinder, one -inch deadbolt lock. The lock should be constructed so that the deadbolt lock may be opened from the inside without the use of a key. Glass windows should be more than 40 inches from the lock. (c) The entrance doors should have visitor observation ports (viewers with at least 180 visibility). 2. Identity: Addresses for each individual residence should be visible upon entering the complex, both in daylight and darkness. Site development which does not properly identify residences will delay emergency responses by police, fire, and . aid units. 3. Orientation of Windows: Windows should be located so that the parking lot area can be easily surveyed by residents. 4. Graffiti Prevention Program: It is important to win the war against the graffiti "artist" and keep your building attractive. New non -stick anti - graffiti water -based or wax like coatings are now available to make an effective barrier against graffiti or other potentially staining substances. Contact the crime prevention unit for further information. 5. Landscaping: Plant materials should be placed and maintained so to provide visibility and prohibit hiding places for unauthorized people around ground level door and window areas. Sticker shrubs may discourage crime activities. Low shrubs and umbrella trees (where the canopy is maintained above five(5) feet from the ground) will allow surveillance opportunities, hence reducing the potential for criminal behavior. 6. Lighting: Energy efficient security lighting is a relatively low -cost, yet extremely effective way to protect the condos and its visitors. Lighting levels should be carefully selected and oriented so that points and areas vulnerable to crime are accented. Sufficient lighting in the covered parking area is essential. The following minimum lighting levels are recommended, in accordance with standards set by the National Parking Association (1985): Drive aisles 7 -10 footcandles, Bumper walls 1 -2 footcandles, Stair towers 30 footcandles, Elevator lobby 30 footcandles, High activity areas 50 footcandles. 7. Security Gates: Covered parking areas should be secured with a security gate to prevent unauthorized entry. Checklist prepared by T. Kilburg (433 -1823) 4/4/94 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT BUILDING DIVISION — PERMIT CENTER PRE - APPLICATION CHECKLIST. 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431.3670 PRE - APPLICATION FILE NO. PRE94 -010 PROJECT: SUNSHINE RIDGE CONDOMINIUMS MEETING DATE April:7, 1994 TIME: 2:30 SITE ADDRESS: MACADAM RD The following comments are based on a preliminary review. Additional information may be needed. Other requirements /regulations may need to be met. PARKS AND RECREATION DEPARTMENT The Parks and Recreation Department will review site plans to see that usable outdoor recreation space is provided for the residents following City requirements. Careful review will be done to see that the project fulfills recreation space requirements. Play areas on steep slopes or in inappropriate areas will be unacceptable. 1 ., • CITY OF TUKWILA Permit Center Department of Community Development 6300 Southcenter Boulevard — #100 Tukwila, Washington 98188 Phone: (206) 431 -3670 Pre-AiOcation PROJECT SUMMARY STAFF Pre -App File No.: PRly -pt Q Date Received: 3- 3p -q q Meeting Date: .42y\ k , V-1 L$ Time: oZ . 5o Routing: Q Building 0 Fire 0 Pub Wks Q Planning 0 Police 0 Pks & Rec Project/Name: SUNSHINE RIDGE Site Address: MACADAM ROAD Description of Proposal: 31 —UNIT CONDOMINIUM Assessor Account No.: 115720-0 222 Acreage of Site (gross): 1.07 Anticipated Period of Construction: From SEPT 1994 To AUGUST 1995 Will the project be developed in phases? ® No O Yes If "Yes ", describe: Identify existing easements on site: RIIAATI Project Value: $1,275,000 Current Assessed Value of Building: 0 • • Total Building Square Footage ft= i p' 4 g 2 Type of Construction: 51HR (1991 UBC) Please indicate the square footage of each floor, .broken down by building use(s); use another sheet for additional floors. BUILDING USE OCCUPANCY CLASSIFICATION SQUARE FOOTAGE 1st Floor 1 REC . AREA 1,062 11 CONDOMINIUM UNITS 11,682 • TOTAL 12,744 2nd Floor 12 CONDOMINIUM UNITS 12,744 TOTAL 12,744 3rd Floor 8 CONDOMINIUM UNITS 8,498 TOTAL 8,498 Number of parking stalls proposed: 66 Regular: 45 Compact: 19 • Handicapped: 2 Storage or use of flammable, combustible or hazardous materials on premise or area of construction? Q No 0 Yes If "Yes ", explain: J F.ORMATIO Contact Person: LYLE KUSSMAN Company:KUSSMAN ASSOC. Address: p0 BOX 1705., BOTHELL WA 98041 -1705 Phone:(206) 861 -7200 Prepared by: LYLE KUSSMAN Date: MARCH 30, 19 9 4 01/12./93 City .of Tukwila ,.. o Department of Community Development 1900 r File Number L ?4 -co 377 (PE ? r -0(O_) ENVIRONMENTAL REVIEW ROUTING FORM TO: ❑ Building ars Planning irt5ublic Works APire Dept. t'olice Dept. =,L .Parks /Rec Project: ,... S vNs- il1n/E' P..l b Gc' Address: C / S Date transmitted: / (O (a- S ! ?` - Response requested by: 1 l 7,2_8/ ?" - Staff coordinator: l oeV 1,-(C ys u 0.72-4< U 6x 1684) Date response received: The attached environmental checklist was received regarding this project. Please review and comment below to advise the responsible official regarding the threshold determination. The environmental review file is available in the Planning Department through the above staff coordinator. Please provide your comments to be forwarded to the Planning Commission, Board of Adjustment and City Council. The land areas to be used for recreation space appear to be centrally located and level. The type of equipment'included is primarily for ages 10 and younger. A paved playcourt for basketball should be added. Planning staff should review the square footage requirements for on -site, usable recreation space. Patio areas generally have not been included in the square foot totals. Landscaped areas do not count as recreation space. Where possible (like in the northeast corner) picnic tables should he inr.luderi. RECEIVED DEVELOPiviEtfl- [Date: /7/e5/5,•.‘ Comments prepared by : CU /14/94 City .oJ- fultr✓ila Department of Community Development File Number (?4-.-o( oj. ENVIRONMENTAL REVIEW ROUTING FORM. TO: O Building Planning kilublic Works are-Dept:- olice Dept. ,Parks /Rec Project: , j21 b Ge Address: / Sd- ©G Del A c,4- 13 a M P__ . S, • _ Date / transmitted: 10/.2-S- l l* • Response requested by: 1 l 42-8/54 Staff ) coordinator: / G/ -ton/ v rKCTS u (x 1684 Date response received: The attached environmental checklist was received regarding this project. Please review and comment below to advise the responsible official regarding the threshold determination. The environmental review file is available in the Planning Department through the above staff coordinator. Please provide your comments to be forwarded to the Planning Commission, Board of Adjustment and City Council. Date: (640/ Comments prepared by: ?� (46 c..�f�> o^/ 03/14/04 City of Tukwila John W. Rants, Mayor Fire Department TO: VERNON UMETSU FROM: MIKE ALDERSON SUBJECT: SUNSHINE RIDGE CONDOMINIUMS DATE: 3/22/95 Thomas P. Keefe, Fire Chief I have reviewed the Plan Set for L94 -0077, Sunshine Ridge Condominiums, for access and maneuvering room. As a result of the minimal vehicular access to the buildings, all of the structures will be required to have Fire Sprinklers installed in them. This is the acceptable alternative to having vehicular access to. within 150 feet of all parts of the buildings. As you requested, I have determined that having some sort of security gate on the underground parking area is also acceptable. also. The only requirement I have is that they provide us with some means of access for emergencies (key in a lock box or coded electronic key pad). City .o, � Tukwila Department of Community Development File Number L7-4 --0077 ( ?4- -olo) ENVIRONMENTAL REVIEW ROUTING FORM TO: D Building Planning P'ublic Works ire Dept. ':i 'olice�Dept. Parks!Rec I Project: SUKSKf /(6- P.-i lb Ge . Address: / oo GVfAcA-1, 11M P.2b. Sa Date transmitted: 1 0(.2. C. / ?1- Response re quested by: 1 1 /a_8/ - 4RECEIVEC Staff 1 / l coordinator: V gn -�on1 c./i�fC u (K I(84) Date response received: OCT 2.7 1994 COMMUNITY The attached environmental checklist was received regarding this project Please redevEnOpmpent below to advise the responsible official regarding the threshold determination. The environmental review file is available in the Planning Department through the above staff coordinator. Please provide your comments to be forwarded to the Planning Commission, Board of Adjustment and. City Council. • a_ rs 6 - - - 91 r1°2-1c� C_,1( 4_2...r 7 . Date: Comments prepared by: 03/14/94 PRC- APL!CAl CHEKLT CITY OF TUKWILA _ •EPAPTM.ENT OF COMMUNITY DEVELOPMENT EJ1LDIN DIVISION — PERI.!lT CENTER 6300 Sou:hden :e• Boulevard, Tukwi :a. :,, SS; rS Telephone: ;235) 437.357t PRE- APPLICATION FILE NO, I'RE94 -010 PROJECT: SUNSUINE RIDGE CONDOMINIUMS MEETING DATE: April'7; .19W-TIME: 2:10 .SITE ADDRESS: MACADAM RD 1, POLICE DEPARTMENT CRIME PREVENTION SECURITY RECOMMENDATIONS Doors: (a) Entrance doors to individual units should be capable of resisting forcible entry equal to a wood, solid core door, one and three- fourths inches thick. (b) Every entrance door to an individual housing unit should have a keyed, single - cylinder, one -inch deadbolt lock. The lock should be constructed so that the deadbolt lock may be opened from the inside without the use of a key. Glass windows should be more than 40 inches from the lock. (c) The entrance doors should have visitor observation ports (viewers with at least 180 visibility). 2. Identity: Addresses for each individual residence should be visible upon entering the complex, both in daylight and darkness. Site development which does not properly identify residences will delay emergency ilesponses by police, fire, and aid units. 3. Orientation of Windows: Windows should be located so that the parking lot area can be easily surveyed by residents. 4. Graffiti Prevention Program: It is important to win the war against the graffiti "artist" and keep your building attractive. New non -stick anti - graffiti water -based or wax like coatings are now available to make an effective barrier against graffiti or other potentially staining substances. Contact the crime prevention unit for further information. 5. Landscaping: Plant materials s:.ould be .laced and maintained so to provide. visibility and prohibit hiding places for unauthorized people around ground level door and window areas. Sticker shrubs may discourage crime activities. Low shrubs and umbrella trees (where the canopy is maintained above five(5) feet from the ground) will allow surveillance opportunities, hence reducing the, potential for criminal behavior. 6. Lighting: Energy efficient security lighting is a. relatively low -cost, yet extremely effective way to protect the condos and its visitors. Lighting levels should be carefully selected and oriented so that points and areas vulnerable to crime are accented. Sufficient lighting in the•covered parking area is essential. The following minimum lighting levels are recommended, in accordance with standards set by the National Parking Association (1985): Drive aisles 7 -10 footcandles, Bumper walls 1 -2 footcandles, Stair towers 30 footcandles, Elevator lobby 30 footcandles, High activity areas 50 footcandles. 7. Security Gates: Covered parking areas should be secured with a security ,late to prevent unauthorized entry. Checklist prepared by T. Kilburg (433 -1823) 4/4/94 • CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT BUILDING DIVISION - PERMIT CENTER P - E- rIPLICATION CH UK1 (!ST 6300 South :enter Boulevard, Tukwila, VGA 98185 Telephone: (206) 431-3670 PRE- APPLICATION FILE NO. ' PRE9r• -01(1 PROJECT: SUNSHINE RIDGE CONDOMINIUMS MEETING DATE: April 7, 1994 TIME: 2:30 SITE ADDRESS: MACADAM RD ENVIRONMENTAL 1) The site has slope areas that exceed 15 percent in gradient. The slopes are treated as sensitive areas and, therefore, the project will be subject to the Sensitive Areas Ordinance ( €1599). Areas of Potential Geologic Instability are addressed in the Ordinance - TMC 18.45.080 E. . 2) As part of the project review a geotechnical investigation will be required to demonstrate the feasibility of the project and for adequate building design. Slope areas that are cleared for development will be subject to a required landscape plan. This landscape plan will consist of tree re- planting using a mix of deciduous and evergreen species, preferably, native the Puget Sound Region. 3) In addition to geotechnical requirements, a Planned Residential Development permit per TMC 18.46 will be included in this project (TMC 18.45.060 - Procedures). J?i2 /WA?' ///Y2C-h *r!ACN .1r-** CHAPTER TWO WHAT IS AFFORDABLE WHAT IS LOW- INCOME What may be affordable housing to one person may not be considered affordable housing to another person. This chapter is intended to define affordable housing and low- income housing by referring to uniform industry guidelines. The federal government and most lenders consider affordable owner - occupied housing as housing that can be obtained for 30% of one's gross income. The definition of affordable rental units is similar. Median income levels determine the guidelines for defining "affordable" and "low- income" housing. Affordable housing can be identified by using the following income ranges: moderate - income being.80% to 115% of area median income, low- income being between 50% and 80% of area median income, and very low- income being 50% or less of area median income. These income levels are in use by the Washington State Housing & Finance Commission and many lenders involved in affordable and low- income housing programs. After one reaches 115% of the area median income level, there are virtually no financing programs available to assist in either the purchase or rental of housing. According to Patty Johnston of Phoenix Mortgage, the recognized average median family income in King County-during 1991 is $41,500. In qualifying for a home loan, most lenders calculate that 28% of gross income will be applied to . mortgage payments. In a conventional loan transaction, 5% is approximately the minimum required downpayment. Assuming that the home loan interest rate is. 9.25% and that the average King County median family income of $41,500 is obtained, a prospective homebuyer could qualify for a $99,000 home loan. By adding the minimum downpayment, to this loan, one could afford to purchase a $105,000 home. However, the average sales price of a single family home in King County is approximately $165,000. [4] What about the affordability of home ownership? The average sale price for single family homes sold in fall 1993 was $176,745 in King County. The weighted mean sale price for South King County was $139,543. The following table compares this South King County average sale price with what the median household, a household at 80% of median and a low income household could afford. A household earning 50% or 80% of median income would probably qualify for an FHA loan with reduced downpayment requirements while a median incom: household would probably obtain a conventional loan with more typical downpayment requirements. While the average sale price is affordable to householders earning the 1994 median income of $50,400, households at 80% and 50% of median face substantial affordability gaps. Home Purchase Affordahilitij for..100 %, 80% and 50% of Median Income Households ufSiwth .King County, Fall 1993 Average Sales Downpayment Price Required Monthly Payment Affordable Monthly Payment Affordability Surplus (Gap) Median Income Household ($50,400)*_ $139,543*** $13,954 $988 $1,512 $524 ..$0'% of Median (FirstTime .Homebuyer)'t" t' • $139,543 $6,279 $1,072 $874 ($198) 50% .of Median (Low.Income Homebuyer)'""' 4 $139,543 $6,279 $1,072 $546 ($526) ' 30 year fixed. conventional loan. interest rate of 8.75% as o(8/12/94. 10% downpayment. 25% of income for principal and interest. 30 year fixed FHA loan. Interest rate of 9.0 %. Downpayment of 4.S %. 26% of income for principal. interest, taxes, and mortgage insurance. "' South King County Fall 1993 sales price based on weighted mean of median values for Highline, South County. Federal Way and i'ashon areas. Calculations based on data included in King County's.Housing Affordability Monitoring Bulletin (April 1994) and the Seattle Times Loan Quote Line: 8/12/94. Who's earning 30 %, 50 %, 60 %, 80% and 115% of median income? And what are their housing options? A fast'food worker earning $5.20 per hour may face limited rental options and no homeownership options. P P o P A senior word processor earning $27,240 annually or $13.10 per hour with two children could afford the typical rental unit but would probably need a subsidy in order to own a home in the King County area. Households, their Income, and Housing Options Percent of Median 0% Income 30% 50% 60% 80% 115% I Person $0 Household $10,590. $17,650 $21 ,180 $28,240 $40,595 Hourly wage Example Job $0.00 $5.10 $8.50 Fast Food Worker Data Entry Operator $10.20 Grocery Checker 513.60 Construction Laborer $19.50 Heavy Equipment Operator 3 Person $0 Household $13,620 $22,700 $27,240 $36,320 $52,210 Hourly wage S0.00 Example Job $6.50 Hotel Maid s10.90 Computer Assembler $13.10 Word Processor (Senior) $17.50 $25.10 Registered Nurse Construction (Entry) Electrician Profile of Housing Rental Options No ability to pay rent. Extremely limited options. Emergency shelter, transitional housing. May be eligible for AFDC, SSI, etc. Some ability to pay rent, Options include substandard /cheap housing; doubling up; emergency shelter, transitional housing. Sufficient income to rent modest unit (may be smaller than needed). May be able to afford typical cost apartment. Can afford typical cost apartment. Can afford typical cost apartment. Profile of Home Ownership Options No ability to become home owner. No ability to become home owner. A deep subsidy to become home owner. A subsidy needed for home ownership. Ownership of modest starter home or condominium is possible with conventional financing. Purchase of more expensive properties would be possible without subsidy. Source: KC Planning and Community Development Dept. The Housino Continuum; Sept. 1993. Updated with US Department of Housing and Urban Development. 1994 Income Guidelines.; effective 5/31/94 Housing Affordability in South King Canty •• el 1994 Fact Book. Pagc? What can people afford to pay for housing? • What people can afford to pay for housing depends on their income. Assumin g that affordable rent is 30% of household income, a family of four earning 80% of the median income could afford to pay $998 per month in rent. And a person earning minimum wage could afford just $266 per month in rent. 1994 Income Levels (Seattle MetOpolitan Area) Household Size 1 2 3 4 5 6 . 7 8 Low Income.(80% of Median Income Annual income Monthly income Hourly wage Affordable rent* 527,950 531,900 52,329 $2,658 513 515 5699 5798 $35,900 $39,900 52,992 53,325 517 $19 5898 5998 543,100 $46,300 549,500 552,650 $3,592 53,858 54,125 54,388 521 522 524 525 51,078 51,158 51,238 51,316 Very Low Incoine.(50% of Mediai'f) Annual income Monthly income Hourly wage Affordable rent* 517,650 51,471 58 5441 520,150 51,679 510 5504 State Minimum Page 1 ' five.1 /1/94) Annual income Monthly income Hourly wage** Affordable rent* 510,632 5886 54.90 5266 522,700 51,892 511 5568 525,200 52,100 512 5630 527,200 529,250 52,267 52,438 $13 $14 5680 5731 531,250 52,604 515 5781 533,250 52,771 516 5831 affordable rent is 30% of monthly income • " for workers under age 16, the hourly wage is 54.165 unless the job is subject to Federal law, then its 54.25. `4` Source: US Department of Housing and Urban Development. 1994 Income Guidelines; effective 5/31/94. BUCK & GORDON rrA• cg ANN 1 WATURP0.oxr Puce • 1011 WEST TN AveM S SEATTLE, WASHINC:TON 98104.1097 (206) 382.9540 • FACSIMILII (206) 626.0675 ATTORNEYS AT LAW ALISON D. BIRMINOIIAM WILLIAM H. BLOCK PETER L: BUCK BRENT CARSON )AY P. DERR )0EL M. OoRDON RECEIVED 2 11995 COMMUNITY DEVELOPMENT SHELLF.Y E. KNEIP AMY L. KOSTFALITZ KEITII E. MOXON OF CXXINSF.I. MADELEINE A. F. BRENNER FACSIMILE TRANSMITTAL COVER SHEET THIS FACSIMILE IS INTENDED ONLY FOR THE USE OF THE INDIVIDUAL OR ENTITY TO WHOM IT 1S ADDRESSED AND MAY CONTAIN CONFIDENTIAL PRIVILEGED INFORMATION. IF THE READER OF THIS COVER PAGE IS NOT THE ADDRESSEE. PLEAS BBE ADVISED THAT ANY DISSEMINATION, DISTRIBUTION OR COPYING OP THIS FACSIMILE IS STRICTLY PROHIBITED. IF YOU RECEIVE THIS COMMUNICATION IN ERROR, PLEASE CALL IMMEDIATELY AT 206- 3S2.9540 AND RETURN THIS FACSIMILE TO BUCK & GORDON AT THE ABOVE ADDRESS BY MAIL. THANK YOU. TO; Mr. Vern Umetsu Tukwila Planning Dept. FROM: Pat Wolfson DATE: March 21, 1995 RE: RSA - Sunshine Ridge We are transmitting the following: FAX #: 431 -3665 Letter to MB. Linda Cohen, City Attorney, re: above project. Comments: k• I understand that a copy of this went to Steve last night, with instructions that a copy should also be given to you.. NUMBER OF PAGES: 11 (including this page) Hard copy: ❑ to follow © retained if you did not receive all copies, or if any are not legible, pleas call Kathy at (206) 382.9540. TTO /T00d 9S6 "ON NOG809 2 >ions 9E:60 S6 /TE/E0 BUCK & GORDON 902 WArvumorrr PL er • 1011 Werr!RN AveNU! Sums, W,unhHUrmN 98104.1097 (206) )82.9540 - FAcriutu. (206) 626.0675 ATTORNEYS AT LAW ALISON D. BIRMINGHAM WILLIAM H. RLCX:K r .TER L. RUCK BRENT CARSON JAY r. t)ERR JOEL M. GORDON Ms. Linda Cohen City Attorney City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 March 20, 1995 Re: Sunshine Ridge - "Impervious Surface" Requirement Dear Ms. Cohen: SHELLEY F. KNEIP AMY L. KOSTERLITZ KEITH E. MOXC)N '» l.OUNsuL MADELEINE A. F BRENNER RECEIVED MAR 211995 COMMUNITY DEVELOPMENT The following information is provided for your consideration in response to the City Council's decision to continue its deliberations on the Sunshine Ridge project and its request that both the applicant and the City provide a legal analysis of the "impervious surface" requirement, as applied to this project. Please let me know as soon as you have a copy of the transcript of the March 13th Council meeting. I assume that Ciry staff is in the process of compiling the other information requested by Mr. Robertson (e.g., affordable housing standards, SEPA checklist, geotechnical and other studies, etc.). Please let me know if there is anything we can do to assist in compiling information for the March 27th City Council review of this project. Factual Back>tround On December 15, 1994, the Tukwila City Planning Commission and the Board of Architectural Review unanimously recommended approval of This 28 -unit condominium project located on a 1.07 acre site on Macadam Road. The project consists of two buildings - a 10 -unit building on the south and an 18 -unit building on the north. .A key feature of the project is that all of the 56 parking spaces required by the City of Tukwila's zoning code will be accommodated in underground parking. A total of 60 parking spaces will be provided on the project site. Underground parking will be located under the north building (30 spaces) Ms. Linda Cohen 2 March 20, 1995 and in an area between the two buildings (27 spaces). Except for three additional parking spaces for visitor parking, all parking for the project will be located underground. A major benefit of placing all required parking underground on this small site is that the underground parking structure between the two buildings will be covered with soil up to a depth of 3 feet. This creates a large recreational area and open space of approximately 7,400 square feet on top of the underground parking garage. Most of this recreational deck will be seeded to establish grassy areas for active and passive recreation. A smaller area will set aside for a large sand box and children's play area. The remainder of the this landscaped area will be established as planting areas for trees and other plantings. Impervious surface paving on this recreational deck will be limited to walkways - 1,254 square feet in the children's play area and 623.5 square feet in the active recreation area. Because of the sloping topography at this site, this project site was designated by the City of Tukwila as a "sensitive areas" site. As a result of this designation, the project was required to comply with the Planned Residential Development ( "PRD ") procedures and substantive requirements set forth in Chapter 18.46. The City's stated purpose for the PRD requirements is "to encourage imaginative site and building design and to create open space in residential developments by permitting greater flexibility in zoning requirements than is permitted by other sections of [the Zoning Code)." TMC § 18.46.010. Section 18.46.010 sets forth four specific purposes of the PRD requirements. Three of these are directly relevant to the Sunshine Ridge: ... [I)t is the purpose of this chapter to: (1) Promote the retention of significant features of the natural environment, including topography, vegetation, waterways, wetlands and views; [The proposed Sunshine Ridge project is designed to minimize disturbance of the existing topography. A critical part of the design of this project is the placement of underground parking under the north building and between the north and south buildings. The current vegetation on the project site is largely invasive species - mostly Scot's broom and blackberry. The proposed landscaping plan would provide a significantly higher quality landscaping with greater diversity of plant species.] (2) Encourage a variety or mixture of housing types; [The.. 8- condominium units proposed for this site will contribute to the affordable housing supply in the City of Tukwila. All are 2- bedroom units and will be priced in a range of $100,000 to $ 125,000 per unit.] T TOi£00d 9S6 'ON NOaJ09 'S • >one L£ : 60 96 /TZi£0 Ms. Linda Cohen 3 March 20, 1995 [Not applicable - none of the listed public improvements will be located on the site] (4) Create and /or preserve usable open space for the enjoyment of the occupants and the general public. [A key design feature of this project is the recreational deck above the parking garage between the two buildings. This design creates usable open space for the residents that would not otherwise be available.] Ord. 1599 §4(1), 1991; Ord. 1247 §1(part), 1982. The PRD requirements for the maximum amount of impervious surface are set forth in Section 18.46.060(d): (d) Impervious Surface. The maximum amount of impervious surface calculated for the total development allowed on sensitive areas sites will be fifty percent for each single - family development and each multifamily development. "Impervious surface" is a defined term in the Tukwila Zoning Code: "Impervious surface" means those hard surfaces which prevent or retard the entry of water into the soil in the manner that such water entered the soil under natural conditions preexistent to development, grading or alteration of the land. Such surfaces include, but are not limited to, rooftops, asphalt or concrete paving driveways, parking lots, walkways, patio areas, storage areas, compacted surfaces or other surfaces which similarly affect the natural infiltration or runoff patterns existing prior to development. Section 18.06.385, Tukwila Municipal Code. The applicant confirmed with City staff in April of 1994 that the soil/grass recreational arca on top of the parking garage would not be considered impervious surface, since "grass surface" was the intent of the ordinance. See Exhibit 1 and Exhibit 2. • The Planning Commission and Board of Architectural Review recommended approval of the project, including the applicant's impervious surface calculations that excluded from the total area of impervious surface the area of soil cover on the recreational deck above the parking garage. Ms. Linda Cohen 4 March 20, 1995 At the City Council meeting on March 13, 1995, questions were raised regarding the application of the "impervious surface" requirements to this project, specifically with respect to the soil cover on the recreational area above the underground parking. Analysis of "Impervious Surface" Reouirement The beginning point of any statutory construction is the plain language of the code itself. In this case, there is no ambiguity in the definition of "impervious surface." It plainly applies only to the surface conditions of a project, not subsurface conditions. In fact, the word "surface" is used a total of 5 times within this 2- sentence definition. Moreover, the definition provides that the adjective "impervious" applies only to "hard surfaces." •Examples of such hard surfaces are listed in the definition: "rooftops, asphalt or concrete paving, driveways, parking lots, walkways, patio areas, storage areas, compacted surfaces or ocher surfaces which similarly affect the natural infiltration or runoff patterns existing prior to development." TMC § 18.06.385 (emphasis added). No reasonable argument can be advanced that the proposed soil and grass area up to 3 feet in depth is in any respect similar to the surfaces specified in the code or within the Code's description of "impervious" surfaces. Unlike the listed examples, the soil /grass cover will not "prevent or retard the entry of water into the soil" compared to natural conditions. If anything, entry of water into the soil in this area is likely to be improved after development, due to flattened topography, more absorptive soil materials, and grass cover to slow runoff and improve infiltration. The only issue appears to be whether the impervious surface requirement should be applied .based on subsurface conditions at particular sires. The code makes no reference to such subsurface conditions. Numerous variations of natural and artificial subsurface conditions affecting the percolation of water through soils exist at development sites in Tukwila. Such variations include hardpan or rock formations, utility pipes, underground storage tanks, spread foundation footings, stormwater detention vaults, and other similar subsurface conditions. We are not aware that the City has ever applied the impervious surface standard in a manner that would require consideration and analysis of subsurface conditions. If is is the Council's desire to do so in the future, it may seek to amend the zoning code. As currently written and applicable to the Sunshine Ridge project, the impervious surface definition applies only to "the entry'of water into the soil," not the subsurface flow of water after entry into the soil. Perhaps the most important consideration in this case is the fact that this project is subject to the City's PRD review process in which the primary objective is "imaginative site and building design" and the creation of open space in residential development "by permitting greater flexibility in zoning requirements." TMC § 18.46.010 (emphasis added). T TO /S00d 956 'ON NOQdO9 '8 >iofls L£ :60 S6 /TZi£0 Ms. Linda Cohen - 5 - March 20, 1995 The objectives of the City's PRD process would be seriously undermined by a narrow and unjustified reading of the impervious surface definition that would be based on subsurface 'rather than surface conditions of the site. Sunshine Ridgc is a good example of creative and effective site planning to achieve a high - quality and aesthetically pleasing residential development at an affordable price for Tukwila residents. For example, to the applicant's knowledge, this project is the only multifamily project in Tukwila that will provide 2 parking spaces per unit in underground parking. These building and site design achievements should not be lost by attempting to apply an ordinance in a manner contrary to its plain meaning or contrary to the City's application of this provision on numerous previous projects. I expect that both the Planning Department and the Public Works Department will have significant practical concerns about applying the impervious surface definition to subsurface conditions. LeEislative History From a legal standpoint, there is no basis for examining the legislative history of this "impervious surface" requirement. A review of such legislative history would be appropriate only if the enactment were ambiguous, which it is not. See State v. Theilken, 102 Wn.2d 271, 275, 684 P.2d 709 (1984)(if language of statute is clear, its plain meaning must be given effect without resort to rules of statutory construction). Nonetheless, given the probable interest of one or more City Council members on this issue, we have undertaken a review of the legislative history of this provision. The impervious surface definition was adopted by the City Council on June 10, 1991, as part of the Sensitive Areas Ordinance ( "SAO ") - Ordinance No. 1599. We have reviewed City Council files and Planning Department records related to the SAO. The preamble to Ordinance No. 1599 adopting the impervious surface requirement makes reference to several technical reports upon which the City Council relied in adopting the SAO. Of these reports, only one report (entitled Tukwila Hillsides - Desien and Development Standards prepared by Johnson Architecture /Planning dated March 6, 1990), included specific discussions and recommendations regarding impervious surface requirements. Page 8 of the Tukwila Hillsides report lists various "Recommendations for Future Multi - Family Projects," including the following: Maximum Impervious Surface: Establish a maximum impervious surface (building, drives and walks) of no more than 50%. This is approximately 8% less than Heatherwood apartments and higher than North Hill although because of North Hill's irregular lot, the ratio for that project is distorted. At 50%, we would expect some under -story parking to begin to appear. Ms. Linda Cohen - 6 March 20, 1995 Minimum Standard for Permeable Surfaces: In order to promote vegetation, help stabilize the watertable and reduce run -off, we recommend establishing a minimum standard for surfaces characterized as permeable. An average "C factor" of .4 is suggested for permeable surfaces, with an average "C factor" of .7 for entire site. These recommendations are instructive for several reasons. First, the report's reference to "impervious surface" is specifically limited to "building, drives and walks." No other categories of surface area are included. For the Sunshine Ridge project, the "building, drives and walks" portion of the project is within the 50 percent requirement. Second, the report's emphasis on impervious surfaces is based on a design preference for underground parking. In fact, the report predicted that underground parking for multifamily projects would "begin to appear" if a maximum impervious surface requirement were set at 50 percent. For the Sunshine Ridge project, the impervious surface requirement has had its intended effect. The parking has been located below ground, avoiding the adverse visual impacts of the uncovered surface parking. Such surface parking was criticized in the report with respect to "recent multi- family projects developed on the Southcenter Boulevard hillside." Third, the report recommended a "C factor" for permeable surfaces. This standard was proposed "to promote vegetation, help stabilize the watertable and reduce run -off." The applicant's engineer has verified that the Sunshine Ridge project meets both the "C factor" of .4 for permeable surfaces on the site and the average "C factor" for the entire site. The Sunshine Ridge project, including the soil /grass cover on the recreational deck, will support and promote vegetation (grass and other landscaping), will help stabilize th- watertable (especially compared to a multifamily development with surface parking), and will reduce the rate and volume of surface runoff. The proposed soil/grass /landscape recreational deck will have significant capacity for absorbing rainfall, comparcd to any impervious surface. On March 17, 1995, I spoke with Mr. Steve Johnson, the project manager of the Tukwila Hillsides report. He said the primary concern behind the impervious surface requirement was the loss of vegetative material on project sites due to surface parking. He said construction of underground parking and establishment of a soil /grass recreational area above the underground parking would meet these concerns. He was not aware of any discussion during the preparation of the Tukwila Hillsides report or the SAO regarding subsurface conditions or subsurface infiltration issues. Mr. Johnson suggested that the key to applying the impervious surface requirement fairly would be to ensure that an applicant does not abuse this standard, for example by proposing to lay sod on 1 inch of soil over an asphalt parking lot or to place a tree in 6 inches of soil. Obviously, each project applicant must defend the viability of its landscaping and planting plan. Sunshine Ridge has done so. There have been no questions regarding I IO /LOOd 926 'ON NOa O9 S > O(lfl 6E : 60 S6iTE /20 Ms. Linda Cohen 7 March 20, 1995 . the viability of the landscaping proposed for the recreational deck or elsewhere on the Sunshine Ridge project site. 1 hope this summary' of our analysis is helpful to the City. Thank you for your attention to this matter. Very truly yours, Enclosures cc: Steve Lancaster Mark Goldberg Lyle Kussman RSA \ L03205.KEM k-� Keith E. Moxon FROM KUSSMAN ASSOCIATES 3.14.1!!3 - '13135 P. 2 Cyr m, 40411 0.4.7.47 � 7filekio APOstt dP•c-e / c ar,+t t'e4— , l .G���, aoc,i cc. ea.1-1 bt4.1.4? C446e.-. Gavr.r.Avr 44.4/ - .o�d 40t4 14( erlre4407 ez44122AL.4., " Zoo ate in'te4a ek TT0i600d 9S6'ON /97Y NOQIO9 '8 71Jflfl . 0b, s 60 S6 /TZ /E0 FROM KUSSMaN ASSOCIATES March 14 19lS Tukwila (19406 Memo to FILL Lyle; 3.14-1995 19159 • t-expfeeLot ' 1 My c•,, 1, cf 714.1c -1'1q As I remember back in April, Jack Pace returned your call to Vern as he has been out. He wanted to know if he could be of some help since Vern was not available and would not be fbr a while. 1 told him that we were looking for an interpretation of impervious surface in relation to covering with landscape and turf the roof deck of an underground parking structure. I explained briefly wiry we were looldng for help with our new concept, as we wanted to meet the coverage requirement of both the P.R.D. and zoning. He said that "grass meowing' was the intent of the requirement of coverage of impervious versus pervious surfaces. We discussed the underlying concrete slab and he told me that was not an issue, it was the surface itself that mattered. The discussion was in reference to the covered recreation space and the P.R.D.'s 50% coverage being patdully sod on an elevated concrete deck. He illustrated that concrete was little different than a layer of hard pan. Tukwila Hillside Design and Development Standards 15 March 1990 Page 8 )-x ctn.. P _ /14".1, l991) 4. Recommendations for Future Multi - Family Projects (continued) Boulevards: Access roads should be developed as boulevards with median tree planting. This will be particularly effective on roads running up or downslope where the surface is most exposed to view. A minimum width of 5' for the planted median should be adequate to support substantial vegetation. Landscape Standards On -site Recreation: Credit for pedestrian trails and visual corridors (buffers)in substitution for some on -site recreational open space requirements would be consistent with the Parks and Open Space plan. Off -site Recreation: It may be workable, particularly for those projects with predominantly studio or one - bedroom apartments, to allow credit for improvements to off -site recreation areas, including trail systems or nearby city parks, in lieu of the required recreation areas on site. On site recreation frequently under -used and minimally maintained, may require retaining walls to obtain adequate level area and reduces the area available for screening and replanting/reforestation. Contributions for off -site improvements may be handled through a city maintained parks mitigation fund. This might be handled through Paragraph 18.46.080.4 of the PRD ordinance. Maximum Impervious Surface•. Establish a maximum impervious surface (building, drives and walks) of no more than 50%. This is approximately 8% less than Heathetwood apartments and higher than North Hill although because of North Hill's irregular lot. the ratio for that project is distorted. At 3E3114 we would expect some under -story parking to begin to appear. Minimum Standard for Permeable Surfaces: In order to promote vegetadon, help stabilize the watertable and reduce run -off. we recommend establishing a minimum standard for surfaces characterized as permeable. An average "C factor" of .4 is suggested for permeable surfaces, with an average "C factor" of .7 for the entire site. Retention Pond Design: It seems possible to encourage the design of storm water retention ponds as "natural" areas, promoting wetland habitat. This would have the effect of increasing the net vegetated area. It might be appropriate to trade off on•site recreation areas for the greater expense of designing and planting a more complex environment. TT0iTT0d 9G6 'ON Noa io '8 >ona Tb :60. S6'TZ'2 ATrica CITY OF TUKWILA (AC. iv OCD I/_ -"Y 117 1 1 WASHINGTON r J ORDINANCE NO. /6—'4F 7 ` PQ It.) AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, REGULATING DEVELOPMENT ON SENSITIVE AREAS AND BUFFERS; AMENDING ORDINANCE NOS 1247 AND 1289 AND TUKWILA MUNICIPAL CODE (TMC) TITLE 18; AMENDING ORDINANCE NOS. 1331 AND 1334 AND TMC TITLE 21.04; AMENDING ORDINANCE NO 1014 AND TMC TITLE 17; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City Council considered regulation of development on sensitive areas within the City of Tukwila and referred the issue to the Planning Commission; and WHEREAS, the State of Washington has subsequently through RCW 36.70A mandated that local jurisdictions pass legislation protecting sensitive areas; and WHEREAS, the SEPA Responsible Official made a determination of non-significance on October 25, 1989; and WHEREAS, the City Council upheld the determination of non-significance at an appeal heard on December 18, 1989; and WHEREAS, the Planning Commission held public hearings on November 9, 1989, November 16, 1989, August 30, 1990, and September 6, 1990; and WHEREAS, the City Council President and the Mayor appointed a citizens' committee on November 27, 1989 to study the issue; and • WHEREAS, the City Council authorized certain consultants' reports as follows: 1.. Wetlands inventory by Jones & Stokes Associates, Inc., dated September 1989; superseded by Water Resource Rating and Buffer Recommendations dated May 1990. 2. Abandoned Underground Coal Mine Hazard Assessment by Hart Crowser, Inc., dated May 3, 1990. 3. Geologic Hazards Evaluation by GeoEngineers dated May 9, 1990. 4. Tukwila Hillsides — Design and Development Standards by Johnson Architecture /Planning dated March 6, 1990 5. Watercourse Rating Data Sheets by Jones & Stokes, Inc., dated October 1990; and WHEREAS, After considering the testimony at public hearings, the recommendations of the citizens' committee and the consultants' reports, the Planning Commission made Findings and recommended a draft Sensitive Areas Ordinance to the City Council on October 25, 1990; and WHEREAS, public hearings were held before the City Council on April 22, 1991 and April 24, 1991; and WHEREAS, after considering the recommendations of the Planning Commission and the citizens' committee, the consultants' reports and the testimony at the public hearings and after numerous public meetings of the City Council, the City Council has determined that it is necessary and desireable and in the interest of the public health, safety and welfare to regulate development on sensitive areas and their buffers; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO. ORDAIN AS FOLLOWS: SECTION 1. FINDINGS. The City Council finds as follows: 1. The environmental features identified as sensitive areas which require regulation by Tukwila are: coal mine hazard areas, areas of potential geologic instability, watercourses, wetlands and important geologic and archaeologic resources. 2. The Sensitive Areas Ordinance will implement goals and policies of the 1978 Tukwila Comprehensive Land Use Policy Plan and the Puget Sound Water Quality Management Plan. 3. The 1990 Washington State Legislature approved ESHB 2929 (1990 Wash. Laws 17) (RCW 36.70A) which mandates that certain counties, and cities within those counties, address the protection of critical Sensitive Areas Ordinance Page 2 areas. Critical areas as defined in ESHB 2929 correlate generally with the Tukwila definitions and categories of sensitive areas. This Sensitive Areas Ordinance is designed to meet the challenges and satisfy the requirements of this act with regard to all criti:al areas except aquifer recharge areas and food plains which will require a different regulatory approach or are regulated in an existing title of the Tukwila Municipal Code. 4. Regulation of the use of sensitive areas benefits property owners by preventing and avoiding activities which would have adverse impacts on property. 5. Development in wetlands, watercourses and erosion hazard areas results In: 1) increased soil erosion and sedimentation of downstream water bodies, including navigable channels; 2) increased shoreline erosion; 3) degraded water quality due to increased turbidity and loss of pollutant removal processes; 4) elimination or degradation of wildlife and fisheries habitat; 5) loss of fishery resources from water quality degradation, increased peak flow rates, decreased summer low flows, and changes in the stream flow regimen; 6) loss of stormwater retention capacity and slow-release detention resulting in flooding, degraded. ••, ater quality, and changes in the stream flow regimen of watersheds. 6. Development in areas of geologic instability present a danger to the development on the site as well as neighboring sites and natural resources, and require special design, construction and site development measures to minimize risks from these hazards. 7. Tukwila is in an earthquake prone region subject to ground shaking, subsidence, landslide and liquefaction. Special building design and construction measures are necessary to minimize risk from this hazard. 8. In their natural state, wetlands and watercourses provide many valuable social and ecological services, which are critical and cannot adequately be replicated or replaced, including: a. controlling flooding and stormwater runoff by storing or regulating natural flows; b. protecting water resources by filtering out water pollutants, processing biological and chemical oxygen demand, recycling and storing nutrients, and serving as settling basins for naturally occurring sedimentation; c. providing areas for groundwater recharge; d. providing habitat areas for many species of fish, Wildlife, and vegetation, many of which are dependent on these water resources for their survival; e. providing open space and visual relief from intense development in urbanized area; f. providing recreation opportunities; and g. serving as areas for scientific study and natural resource education. 9. Tukwila in enacting this ordinance has relied on extensive scientific documentation and testimony concerning these sensitive areas and the appropriate methods and mechanisms for their protection. This documentation is available in the Department of Community Development In file 89-2-CA: Sensitive Areas Ordinance. SECTION 2. ORDINANCE NO. 1247 AND TMC 18.06 AMENDED. TMC 18.06 is hereby amended to add the following sections: 18.06.045 Applicant "Applicant" means any person or business entity which applies for a development proposal, permit or approval subject to review under the Sensitive Areas Chapter. 18.06.049 Areas of Potential Geologic Instability. "Area of Potential Geologic Instability" means those areas subject to potential landslides and /or potential seismic instabilities. 18.06.175 Compensatory Mitigation "Compensatory mitigation" means replacing project-induced wetland and buffer losses or impacts, and includes, but is not limited to, the following: 1. Restoration — Actions performed to reestablish wetland and its buffer functional char- acteristics and processes which have been lost by alterations, activities, or catastrophic events within an area which no longer meets the definition of a wetland. 2. Creation — Actions performed to intentionally establish a wetland and its buffer at a site where it did not formerly exist. 3. Enhancement — Actions performed to improve the condition of an existing degraded wetland or its buffer so that the functions they provide are of a higher quality. Sensitive Areas Ordinance Page 3 18.06.176 Constructed Wetlands or Watercourses. "Constructed wetland" or "constructed watercourses" means those wetlands or watercourses which • an applicant can demonstrate were intentionally created from non-wetland or non- watercourse sites, including, but not limited to, irrigation and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape amenities; and does not mean those wetlands and watercourses created through compensatory mitigation. 18.06.203 Density Transfer. "Density transfer" is a percentage number which represents a credit for housing units which are not allowed to be built in wetlands, watercourses or their buffers. The density transfer is used In_ a formula for determining the number of residential units allowed on the buildable portion of a lot'; containing wetlands, watercourses and their buffers. 18.06.255 Emergent Wetland. "Emergent wetland" means a regulated wetland with at least 30 percent of the surface. area covered by erect, rooted, herbaceous vegetation as the uppermost vegetative strata. 18.06.262 Essential street, road, right-of-way or utility. "Essential street, road, right-of-way or utility" means a utility facility,utility system, street, road or right-of-way where no feasible alternative location exists based on an analysis of technology and system efficiency. 18.06.295 Forested wetland. "Forested wetland" means a regulated wetland with at least 20 percent of the surface area covered by trees greater than 20 feet in height. 18.06.322 Geologist. "Geologist" means a person who has earned a degree in geology from an accredited college or university, or a person who has equivalent educational training and has experience as a practicing geologist. 18.06.323 Geotechnical Engineer. " Geotechnical engineer" means a practicing, geotechnical /civil engineer licensed as a professional Civil Engineer with the State of Washington who has at least four .years of professional. employment as a geotechnical engineer with experience in landslide evaluation. 18.06.385 Impervious Surface. ' "Impervious Surface" means those hard surfaces which prevent or retard the entry of water Into the soil in the manner that such water entered the soil under natural conditions pre-existent to development, grading or alteration of the land. Such surfaces include, but are not limited to, rooftops, asphalt or concrete paving, driveways, parking lots, walkways, patio areas, storage areas, compacted surfaces, or other surfaces which similarly affect the natural infiltration or runoff patterns existing prior to development. 18.06.388 Isolated Wetlands. "Isolated wetlands" means those wetlands which: 1. are outside of and not contiguous to any 100 -year floodplain of a lake, river, or stream that is designated as a shoreline according to the City's Shoreline Master plan; and 2. have no contiguous hydric soil and hydrophytic vegetation between the wetland and any • surface water. 18.06.455 Lot Coverage. "Lot Coverage" means the surface of the subject property covered with impervious surface, other than outdoor pools. 18.06.585 Ordinary High Water Mark "Ordinary high water mark" (OHWM) means the mark that will be found by examining the bed. and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland, in respect to vegetation. In any area where the OHWM cannot be determined, the channel bank shall be substituted. In • . braided channels, the OHWM or substitute shall be measured so as to include the entire stream. . 18.06.605 Performance Standards. Specific criteria for fulfilling environmental goals, and for beginning remedial action, mitigation, or contingency measures, which may include water quality standards, or other hydrological, geological, or ecological criteria. 18.06.625 Reach. "Reach" is a segment of a watercourse with uniform characteristics. To: From: Date: Subject: ISSUE DCD Public` rIorks C41kc4-N /fR4e-.. March 22, 1995 Sunshine Impervious How would Public Works define the Sunshine landscaped area deck over the garage? Ridge BACKGROUND Council asked DCD to provide DCD and Public Works evaluation of the landscaped deck area; is it impervious? TMC 16.54.040 (22) (Land Altering Ordinance) defines impervious surfaces as hard surfaces that retard entry into the soil with examples of bituminous and portland cement concrete, driving surfaces, and buildings. The application in permitting is usually provided in the form of erosion control measures, detention structures, and biofiltration. TMC 14.32 (Surface Water Ordinance) defines "Percent Developed Surface" and rates based on percent of impervious surface. The categories (ranges of % impervious surface) were developed considering "c" factors (runoff coefficients that determine the amount of runoff), system capacity demand (higher impervious has higher capacity demand), ability to administer and measure the amounts of impervious surface efficiently, and a reasonable number of categories. Both of these sections are attached. 16.54 We would expect that the landscaped area would . have no effect on the amount of detention needed - that landscaped area would have little runoff, the runoff would be retarded more than a detention system would provide, and that the landscaped area would provide less total runoff than the existing bare hardpan. Relative to TMC 16.54, there'd be less impervious surface than the existing state. It is likely that there would be no detention required for this area. 14.32. The landscaped deck area is about 35% impervious, category 3: Typical apartment developments are 70 -80% for comparison. RECOMMENDATION: The landscaped area would be considered "pervious" considering the runoff and detention information. It is significantly less than a category 6 (86 -100 %) impervious rate category classification. '- TITLE 16 — BUILONNGS AND CONSTRUCTION 16.54.030 Scop?. (14) "Engineer" means a professional This chapter sets forth rules and regulations to engineer licensed by the State of Washington. control all land•altering activities within the City. (15) "Erosion" means the wearing away of (Ord. 1591 §1.4, 1991) land surface by the action of wind, water, gravity or any combination thereof. "Erosion control measure ", 16.54.040 Definitions. "structure" or "device" means a mechanism to control For the purposes of this chapter: soil movement to the area of soil disturbance and (1) "Accelerated erosion" means any increase prevent accelerated erosion and associated transport of over the rate of natural erosion as a result of land- sediments. altering activity. (16) "Excavation" means the mechanical (2) "Applicant" means any person proposing to digging or removal of earth material. carry out any land•altering activity within the City (17) "Fill material" means a deposit of earth limits (see "developer "). material placed by artificial means. (3) "Buffer" (also known as "sensitive area (18) "Filling" means the act of transporting or buffer ") means the area contiguous to a sensitive area placing (by any manner or mechanism) fill material that is required for the continued maintenance, from, to, or on any soil surface, natural vegetative function and structural stability of the sensitive area as covering of soil surface, or fill material (including defined in the sensitive areas ordinance. temporary stockpiling of fill material). (4) "Clearing" means any removal of trees, (19) "Grade" means the vertical reference or brush, grass, groundcover or other vegetative matter elevation of the ground surface. from a site which exposes the earth's surface at the (A) "Existing grade" means the grade prior site. to grading. (5) "Commercial stockpiling operations" (B) "Finish grade" means the final grade means operations involving the production and /or of the site which conforms to the approved plan. storage of unprocessed or processed sand, gravel, soil, (C) "Interim grade" means a pre- soil mixtures, or other aggregate materials used in the determined staged grade, not the final grade, which is • manufacture of asphalt or concrete products or sold allowed for a specific period of time. commercially. (D) "Rough grade" means the stage at (6) "Construction documents" means the, which the grade approximately conforms to the drawings, plans, specifications, contracts and permits approved plan. which depict how construction is to occur. (20) "Grading" means any excavating, filling, (7) "Control measure" means a practice or clearing, or the creation of impervious surface, or any combination of practices to control erosion and combination thereof. attendant pollution. (21) "Ground cover" means trees and any (8) "Control zone" means a strip of land other natural vegetative growth or other material designed to prevent land-altering activities from which renders the soil surface stable against accelerated adversely affecting sensitive areas and their buffers erosion. within a site. (221 "Impervious sin/1.dgC means those hard '4-- (9) "Developer" means a person proposing or surfaces which prevent or retard the entry of water actively carrying out land-altering activity (see into the soil, in the manner that such water entered "applicant" and "person "). the soil under natural conditions pre- existent to (10) "Development standards" means the development, grading, or alteration of the land. Such formally adopted standards ,prescribin.g the specific surfaces include, but are not limited to, concrete, manner in which development is to take place in the Portland cement concrete, bituminous surface, oll•mat, City. all driving surfaces, and buildings, as defined In Section (11) "Drainage course" means any flow of 14.32.020(2) water through a natural drainage system, manmade (23) "Land- altering activity" means any conveyance system or overland drainage. activity that results .in change of the natural cover or (12) "Earth /earth material" means naturally topography, or which may cause sedimentation occurring rock, soil, stone, dirt, or combination thereof including, but not limited to, clearing, excavation, to exclude hazardous materials of any type (as defined filling, grading, and stockpiling, as defined herein. by the Washington State Department of Ecology), (24) "Natural erosion" means the wearing organic matter in quantities detrimental to the fill or the .away of the earth's surface by water, wind, or other site, and materials precluded by the Uniform Building natural environmental•conditions. Code. (25) "Permanent erosion control" means the (13) "Earthwork" means any operation continuous on -site and off -site control rneasures that involving the excavation, grading or filling of earth are needed to prevent accelerated erosion, sedimenta- materials. Printed January 26, 1994 Page 16-29 --�.— 55I "Percent deve Ned S1 ce° means the quotient o'er the total area of developea surface on a parcel divided by the total area of the parcel. For purposes of determining the rate category, the resulting percentage shall be rounded to the nearest whole percent. (6) "Undeveloped surface" means any surface area that is green, growing, or landscaped and supporting vegetation and shall include land which is totally submerged. (7) "Property owner of record" means the person or persons recorded by the county assessor to be the owners) of property and /or to whom property tax statements are directed. (8) "Rate category" means the classification of properties, based upon the estimated percentage of developed surface on the parcel, for purposes of establishing Utility Service Charges. (9) "Service charge" means that charged imposed on all parcels within the City by the storm and surface water utility, and shall be the rate category to which the parcel is assigned multiplied times the total area of the parcel rounded to the nearest 4,356 square feet (1 /10th of one acre). • (10) "Single-family residential parcel" shall mean any parcel which contains one, two or three single - family units. A "duplex" is equal to two single - family units. A "triplex" is equal to three single-family units. (11) "Utility" means the City storm and surface water management utility. (Ord 1720 §1, 1994; Ord. 1549 §2, 1989) 14.32.030 Utility rates and service charges. (a) A utility rate and service charge is imposed on every parcel within the City and the owner(s) thereof. This includes but is not limited to parcels owned by the City, by the State, by the County, and all other parcels. (b) The rate category established herein shall be based upon the contribution of surface and storm water from a parcel to the system. The amount of contribu- tion to the system shall be measured by the estimated percentage of developed surface area on the parcel. The service charge imposed on each parcel shall be equal to the rate category into which the parcel fits multiplied times the total area of the parcel rounded to the nearest 4,356 square feet (1/10 of one acre). Single-family residential parcels are grouped together into one rate category and will pay one service charge per parcel. Tnis rate category and service charge is determined by estimating the average percent devel- oped surface and the average total area of all single- family parcels in the City. (c) Utility rate categories and annual service charges shall be as follows: TITLE 14 — WATER AND SEWERS Category Service Charge per acre per 4,356 sq. JL 1. Natural 53720 1 S3.72 2. 0 • 20% impervious 580.80 58.08 3. 21 - 50% impervious 514820 l 514.82 4. 51 - 70% impervious 5221.00 1 522.10 5. 71 • 85% impervious 5266.40 1 526.64 6. 86 • 100% impervious 5310.60 531.06 Service Charge, per Parcel 1 7. Single - family residential parcels S30.00 N/A (d) Pursuant to RCW 90.03.525, all parcels owned by the State Department of Transportation shall be subject to service charges that are equal to 30% of that which would result if the service charges were calculated according to subsection (c) of this section. (e) Each annual bill will be rounded up to the nearest number of cents. The minimum annual service charge shall be 53.72. This charge is equal to the annual charge for a 4,356 square foot parcel in the lowest rate category (1, Natural). (Ord 1720 §2, 1994; Ord. 1549 §3, 1989) 14.32.040 Low-Income credit. To be .eligible for a low-income, senior - citizen or disabled - person credit, applicants must be City resi- dents and meet the criteria established in Chapter 14.16. In. addition, the applicant must own and live on a single- family parcel subject to the utility charge. Only one parcel owned by an applicant may receive a low - income, senior - citizen or disabled- person credit. If eligible for a credit, the applicant .shall be billed at one- half of the service charge applicable to each single- family residential parcel. (Ord 1549 §4, 1989) 14.32.050 Service charge adjustments. (a) Any person receiving a utility service charge may apply in writing to the utility for a service charge adjustment. Filing such a request does not extend the period for payment of the charge. Requests for adjustments on delinquent accounts will not be acted upon until paid in full. (b) A request for a billing adjustment may be based on one or more of the following: (1) The total area of the non-single-family- . residential parcel is incorrect; (2) The percent of developed surface on the non - single family residential parcel(s) for the billing year for which the service charge is imposed is incorrect and the actual percent of developed surface on the parcel places it in a rate category different than that used for calculation of the service charge; (3) The parcel or portion of it is outside the City and the service charge is calculated on that portion outside the City; Printed December 12, 1994 Page 14-23 ( KUSSMAN ASSOCIATES VirArchitects, Planners & Consultants November 14, 1994 Vernon Umetsu, Associate Planner Department of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila WA 98188 Re: Sunshine Ridge 15200 Macadam Road S. Permit # L94 -0090 Dear Mr. Umetsu: RECE V. ED NOV 1 4 1994 COwi . DEVELOPMENT Per your most recent request for information on the subject project, we submit the following: 1. Full color rendering of the project as viewed from Macadam Road near the southwest comer of the subject site. The rendering has been prepared illustrating landscaping as proposed to be installed per the Landscape Plan L -1, dated 6 -29 -94 and revised 11 -7 -94. The vegetation as shown is the size, type and color as can reasonably be expected at or soon after the planting of said material. Your concem as expressed in our meeting of November 1, 1994 is to have the subject project comply with Section 18.46.060f(1) of your Zoning Code. As can be seen from the previously submitted plans and building elevations and now with this full color rendering, there is no question that at a minimum 25% of the project will be concealed from public view from the point you and the Code have selected. We are in receipt of a letter /memo from Mr. Phil Fraser and Ms. Joanna Spencer of the Public Works Department, City of Tukwila, in which they have also requested more information from our Geotechnical engineer. We have prepared and revised drawings A -1, A -2, A -3, G -1 and G -2 to show how the project as proposed fits on the site. These drawings have been given to our P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 soils engineers Geotech Consultants, Inc. Mr. Jim Finley, and he and his staff are preparing a response to the request for more information. 2. We are submitting to you a copy of said drawings so that you may be further informed of the Public Works Department activities. 3. We are submitting two (2) 11 x 17 color copies of the referenced full color rendering for your use. 4. We are resubmitting the full color building elevations as first submitted August 25, 1994 for your use but will expect the return of same. We have been informed by Mr. Mark Goldberg, owner of the subject project, that he has had more conversation with Mr. Rick Beeler, Director of the Department of Community Development, in regards to the need for the project to go through the P.R.D. process. We were informed that Mr. Beeler would reconsider the previously written letter. We would ask that you keep us informed of any change in the project processing requirements in that it will have a marked affect on when and how the project is developed. LNK/ksk R C E 1V D NOV 14 DEO V LOP ��,�, Mir \I T P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 KUSSMAN ASSOCIATES %or Architects, Planners & Consultants November 7, 1994 Vernon Umetsu, Associate Planner Department of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila WA 98188 Re: Sunshine Ridge 15200 Macadam Road S. Permit # L94 -0090 Dear Mr. Umetsu: RECEIVED NOV 0 71994 COMiviulNi Y DEVELOPMENT Per your request for more information in regards to our project submitted to your department on August 25, 1994, and as a result of our meeting on November 1, 1994, we submit the following: 1. A) Enlarged planting schedule from sheet L -1. B) Plant description and characteristics of growth. C) Landscape plan showing off -site sight lines per section 18.46.060 f(1), which, if we read correctly, is not required if a landscape plan has been submitted. D) Elevations of Buildings #1 and #2 which have sight lines added showing the 25% and 40% concealment lines. 2. Landscape island has been added as a median in the section of driveway south of the property line. The tree selected for planting here is a Quercus Rubra (Red Oak) which can be expected to reach a height of 90 feet. (Please see attached plant description and characteristics.) It has high- branching habits and spreading branches which at maturity should more than cover the 50% of the paving as required by section 18.46.060 f(2). 3. We have prepared an additional site plan at a scale of 1" = 10' which has been hatched to show the roofs of the two structures in an effort to help you understand P.O. Box 1705, Bothell, \VA 98041 -1705 • (206) 861 -7200 •. Fax: 885 -1302 the complex roofing system. We have also shown on this drawing the fmish grading which incorporates rockeries of 4 feet or less in height and concrete retaining walls at the southeast corner to lessen the slope of the crushed rock walkway connecting the building with the existing public trail system. Also shown is the 6 foot wide sidewalk, as you have requested, from the public sidewalk up to the entry to Building #1 and the center of driveway median per the approval of the Public Works Department. We have repeated the coverage calculations as submitted on sheet A -14 which shows a calculated coverage by definition of 49.02 %. 4. We have added to sheet A -2 the recycling area as required by section 18.52.070. By calculation an area of 42 square feet is required and we are providing an area of 64 square feet, some 50% larger than is required. 5. We are re- submitting the landscape plan L -1 which has been revised to show the driveway median, planting along the west property line near the southwest property corner, and revision near the southeast corner reflecting the changed crushed rock walkway connection to the public trail system. We have also included an enlarged copy of the planting schedule for your use. 6. We are re- submitting the photo board as first submitted August 25, 1994. However, we have added a clear plastic overlay showing in simple form the proposed structure at the approximate scale. You must understand that the proposed structures will not be seen in the form as submitted because of the existing vegetation between the site and the freeway system and the change in elevation from roadway to the site. 7. Copy of the Boundary and Topography survey as prepared by Baima & Holmberg, Inc., dated March 15, 1994. During the meeting on November 1, 1994 you raised the question "can we count the deck areas" in the Recreation Space Calculations as submitted on sheet A -13. Upon my return to my office I did re -read the last 3 additions to your zoning code and cannot find any reference to their area being excluded. Additionally, Mr. Ed Gamon of our office told me he had talked with someone in your department and was told that we could count the deck areas in the Recreation Space Calculations. Due to these facts we have not changed the calculations submitted. P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 C. Mr. Mark Goldberg, the owner, has contacted the Public Works Department in regard to the driveway median and has obtained their telephone approval of its location subject to drawings submitted. He also prompted them on the need to complete their environmental review. Based on your schedule of review we, would expect you will have the S.E.P.A. determination draft completed by November 15, 1994. Sincerely, Lyle N. ussman LNK/ksk P.O. Box 1705, Bothell, WA 98041 -1705 SYMBOL BOTANICAL NAME N AC • CAE CB CJ EAC FC HH KL MA PAT PF PJ \eiPL'OL' PLU QR RH'AW H'PJMD' RH'U' N(H'VR' STJ TO TP POLYSTICHUM MUNITUM ACER CIRCINATUM CORNUS ALBA'ELEGANTISSIMA' CARPINUS BETULUS CAMELLIA JAPONICA EUONYMUS ALATA'COMPACTA' FRAGARIA CHILOENSIS GALIUM ODORATUM HEDRA HELIX HYDRANGEA MACROPHYLLA KALMIA LATIFOLIA MAHONIA AQUIFOLIUM PARTHENOCISSUS TRICUSPIDATA PHOTINIA FRASERI PIERIS JAPONICA PRUNUS LAUROCERASUS'OTTO LUYKEN' PRUNUS LUSITANICA QUERCUS RUBRA RHODODENDRON 'ANNA ROSE WHITNEY' RHODODENDRON 'PJM' COMPACT FORM RHODODENDRON 'UNIQUE' RHODODENDRON 'VIRGINIA RICHARDS' STYRAX JAPONICA THUJA OCCIDENTALIS 'EMERALD GREEN' THUJA PUCATA COMMON NAME SWORD FERN VINE MAPLE VARIEGATED RED TWIG DOGWOO EUROPEAN HORNBEAM OWNERS' CHOICE BURNING BUSH , EVERGREEN STRAWBERRY SWEET WOODRUFF ENGLISH IVY BIGLEAF HYDRANGEA MOUNTAIN LAUREL OREGON GRAPE BOSTON IVY REDTOP PHOTINIA LILY OF THE VALLEY SHRUB OTTO LUKEN LAUREL PORTUGESE LAUREL RED OAK PINK, APRIL MAGENTA, FEBRUARY CREAM, APRIL APRICOT, MAY JAPANESE SNOWBALL TREE WESTERN ARBORVITAE WESTERN RED CEDAR 1 G. 1 -3/4" CAL 5 G. 21/2" CAL. S G. 5 G. 4" POTS 4" POTS 4" POTS 5 G. 5 G. 5 G. 1 G. 5 G. 5 G. 2 G. 5 G. 2 1f 24" 12" 24" 20" 2" CAL. 4-6' 8 -12' SA-'.0 AS NOTED AS NOTED.. 4'O.C. AS NOTED 7' O.C. 3'O.C. 18" O.C. 18" O.C. 12" O.C. 4' O.C. 3' 0.0 4' O.C. 2' O.C. 6' O.C. 4" 0.0 3' O.C. 4' O.C. AS NOTED 5'O.C. 3' O.C. 4' O.C. 5' O.C. AS NOTED 2' O.C. - AS NOTED • AC CAE CB CJ EAC FC O HH HM&. KL MA PAT PF N PI PL'OL' PL,U QR RH'AW 'PJMD' RH'U' \RH'VR' STJ TO 1? BOTANICAL NAME COMMON NAME SIZE POLYSTICHUM MUNITUM ACER CIRCINATUM CORNUS ALBA 'ELEGANTISSIMA' CARPINUS BETULUS CAMELLIA JAPONICA EUONYMUS ALATA'COMPACTA' FRAGARIA CHILOENSIS GALIUM ODORATUM HEDRA HELIX HYDRANGEA MACROPHYLLA KALMIA LATIFOLIA MAHONIA AQUIFOLIUM PARTHENOCISSUS TRICUSPIDATA PHOTINIA FRASERI PIERIS JAPONICA PRUNUS LAUROCERASUS'OTTO LUYKEN' PRUNUS LUSITANICA QUERCUS RUBRA RHODODENDRON 'ANNA ROSE WHITNEY' RHODODENDRON 'PJM' COMPACT FORM RHODODENDRON 'UNIQUE' RHODODENDRON 'VIRGINIA RICHARDS' STYRAX JAPONICA THUJA OCCIDENTALIS 'EMERALD GREEN' THUJA PUCATA SWORD FERN VINE MAPLE VARIEGATED RED TWIG DOGWOO EUROPEAN HORNBEAM OWNERS' CHOICE BURNING BUSH , EVERGREEN STRAWBERRY SWEET WOODRUFF ENGLISH IVY BIGLEAF HYDRANGEA MOUNTAIN LAUREL OREGON GRAPE BOSTON IVY REDTOP PHOTINIA LILY OF THE VALLEY SHRUB OTTO LUKEN LAUREL PORTUGESE LAUREL RED OAK PINK, APRIL MAGENTA, FEBRUARY CREAM, APRIL APRICOT, MAY JAPANESE SNOWBALL TREE WESTERN ARBORVITAE WESTERN RED CEDAR 1 G. 1-3/4" CAL 5 G. 21/x' CAL. 5 G. 5 G. 4" POTS 4" POTS 4" POTS 5 G. 5 G. 5 G. 1 G. 5 G. 5 G. 2 G. 5 G. 21/2" CAL 24" 12" 24" 2W ?CAL. 4-6' 8-12' AS NOTED AS NOTED 4'O.C. AS NOTED r O.C. 3'O.C. 18" O.C. 1$" O.C. 12" O.C. 4' 0.C. 3' O.C. 4' O.C. 2' O.C. 6' 0.0 4" O.C. 3' O.C. 4' O.C. AS NOTED 5'O.C. 3' O.C. 4' O.C. 5' O.C. AS NOTED. 2' O.C. - AS NOTED . Basic Planting and Care, pages 30 -96 CARPINUS. HORNBEAM. Deciduous trees. Hardy, well- behaved, relatively small shade trees. Long life and good habits as street. trees (not recommended for southern Cali- fornia and desert). Ordinary garden water- ing. Retain leaves well into winter. Fruit, small hard nutlets in leaflike bracts, are carried in attractive drooping clusters. C. betulus. EUROPEAN HORNBEAM. Zones 3 -9, 14 -17. Moderate growth to 40 ft. Dense pyramidal form, eventually becom- ing broad with drooping outer branches. Dark green leaves, 2 -5 in. long and toothed. Fall color yellow or dark red in cold winters. Fruit clusters to 5 in. long. Subject to scale insect infestations. Can be clipped into hedge or screen. Variety 'Fas- tigiate' is narrow column In youth, dense pyramid in maturity; it is the variety commonly sold. 'Quercifolia' has oaklike leaves. C. carollnlana. AMERICAN HORNBEAM. Zones 1 -9, 14 -17. Native from Florida to Texas, north to Virginia, southern Illinois. Mod- erate growth to 25 -30 ft., round - headed. Bark is smooth and gray. Dark green leaves, 1 -3 in. long, edges toothed. In fall leaves turn mottled yellow and red. Fruit clusters 11/2 -4 in. long. Carpinus betulus CARPOBROTUS. ICE PLANT, SEA FIG, HOT - TENTOT FIG. Succulent perennials or sub - shrubs. Zones 12 -24. Coarse - leafed, trail- ing plants useful for covering sunny banks, In binding loose sand at beach, for cover- ing seldom watered marginal areas. Not af- fected by diseases, insects, or smog —even fairly resistant to tires. Fast growing, easy to increase by cuttings set 1 t /2 -2 ft. apart. C. chllensls(Mesembryanthemum aequi- laterale). Native along coast, Oregon to Baja California. The straight 3 -sided fleshy leaves are 2 in. long; flowers lightly fragrant, rosy purple. Summer bloom. C. eduls (Mesembryanthemum edule). From South Africa. Leaves curved, 4 -5 in. long. Flowers pale yellow to rose. Fruit edible, but not very good. Carpobrotus chilensis CARRION FLOWER. See Stapelia. CARROT. Biennial grown as annual. All Zones in conditions noted below. The vari- ety to plant depends on the soil condition: carrots reach smooth perfection only in good- textured soil free of stones and clods. Grow in sun. Maintain even soil moisture: alternate dry and wet conditions cause split roots. Plant long market kinds only if you can give them a foot of this ideal, light soil. If you can provide only a few inches, plant shorter, stockier varieties such as 'Nantes Half Long', 'Chantenay' or 'Bur - pee's Goldinhart'. Sow thickly in rows at least 12 in. apart. Soil should be fine enough for root de- velopment and loose enough so crusting can't check sprouting of seeds. If crust should form, keep soil soft by sprinkling. Too much nitrogen or a lot of manure will make excessive top growth and cause forking of roots. Make successive plantings when first planting is up and grow- ing; In cold- winter climates make last sowing 70 days before anticipated killing frost. When tops are 2 in. high thin plants to 11/2 in. apart, and thin again if roots begin to crowd. Tiny carrots removed in thinnings are good butter steamed. After first thin- ning, apply narrow band of commercial fertilizer 2 in. out from the row. Begin harvest when carrots reach finger size. In mild - winter climates, carrots store well in the ground; dig as needed. Diseases and pests not a problem in most home gardens. Carrot - pinus— Caryopteris 223 CARROT WOOD. See Cupaniopsis anacardiopsis. CARTHAMUS tinctorius. SAFFLOWER, FALSE SAFFRON. Annual. All Zones in conditions noted below. A relative of the thistles that is ornamental as well as economically useful. Erect spiny- leafed stems, 1 -3 ft. tall, branching above, bearing orange yellow flower heads above leafy bracts; inner bracts are spiny. Durable cut flower, fresh or dried. (An ornamental spineless safflower is also available.) Grown com- mercially for oil extracted from the seeds. Carthamus The dried flowers from the flower heads tinctorius have been used for seasoning in place of true saffron, which they strongly resemble in color and flavor. Sow seeds in place in spring after frosts. Full sun. Once estab- lished, plants need little water. CAROM carvi. CARAWAY. Biennial herb. All Zones in conditions noted below. Mound of carrotlike leaves, 1 -2 ft. high, first year. Umbrellalike clusters of white flowers rise above foliage second year. Plant dies after seeds ripen in midsummer. Start from seed sown in place in fall or spring. Thrives in well- drained soil in full sun. Average water. Thin seedlings to 18 in. Use dried seeds for flavoring pickles, vegetables, cookies, rye bread. CARYA itlinoensls (Carya pecan). PECAN. Deciduous tree. Zones 7 -9, 12 -16, 18 -23 as ornamental; Zones 8 -9, 12 -14, 18 -20 to produce good nut crop. Grows as a tree (crop doubtful) in Zones 4 -6, 10. Native to southern and central U.S. Graceful shapely tree to 70 ft. tall and wide. Foliage like En- glish walnut but prettier, with more (11 -17) :ft leaflets that are narrower and longer (4 -7 in.); foliage pattern finer textured, shade lighter. Resistant to oak root fungus. Needs deep (6 -10 ft.), well- drained soils. Won't stand salinity. In zinc - deficient desert soils, prevent (or cure) pecan rosette (abormal clumps of twigs) with zinc sulfate sprays or soil treatment. Needs occasional deep watering in hot - summer climates. Prune to shape or to remove dead wood. Select varieties by climate: 'F. W. Anderson' (self - fertile), good for San Joaquin Valley; 'Mahan' (self - fertile) thrives in low desert; 'Western Schley' fruits over wide range of climates, needs pol- lenizer. 'Wichita' is good pollenizer for 'Western Schley', bears good nuts very young. 'Barton', 'Burkett', 'Choctaw', 'Mohawk', 'Stuart', 'Success' also sold. Of these, 'Burkett' needs pollenizer. Carum carvi Carya illnoensis CARYOPTERIS. BLUEBEARD. Deciduous shrubs. Zones 1 -7, 14 -17. Valued for con- tribution of cool blue to flower border from August to frost. Generally grown as shrubby perennial. If not frozen back in winter, cut it back nearly to ground in spring. Light soil. Full sun. Takes consider- able drought. If you cut it back after each wave of bloom, it may flower repeatedly July to frosts. C. clandonensis. BLUE MIST. A hybrid. Low - growing to 2 by 2 -ft. mound of narrow, 3 -in. -long leaves. Clusters of small blue flowers top the upper parts of stems. Selected forms, 'Azure' and 'Heavenly Blue', both have deep blue flowers. C. tncana (C. rnastacanthus). COMMON BLUEBEAnD, BLUE Caryopterls clandonensis 406 Phormium— Physa!'j-• swimming pools. Grow in full sun to Tight shade. Sturdy, fast - growing in almost any soil or exposure —heat or cold, salt air or ocean spray; will take much or little water, even poor drainage to a point (in very poorly drained soil, crown rot can be problem). Subject to summer rot in low desert; replacement plants set out in fall will grow quickly. Use as windbreak along coast; grow in containers anywhere. Increase by dividing large clumps. P. cotensoi (P. cooklanum). Leaves to 5 ft. long 21/2 in. wide; less rigid than P. tenax. Flowers yellow or amber yellow, on 7 -ft: spikes. Not common, but useful for Its moderate size. P. tenax. NEW ZEALAND FLAX. Large, bold plant tending to spread. Leaves to 9 ft. long and as wide as 5 in. Nursery plants in containers are deceptively small. Allow plenty of garden room for size of mature plant. Reddish brown flower stalks bear many dark red to yellowish flowers. Variants in leaf color are available; 'Atropurpureum' is purple red; 'Bronze' brownish red; 'Rubrum' has deepest coloring, dark purplish red; 'Variegatum' has green leaves striped with creamy white. 'Tiny Tim' grows 3 -4 ft. tall, has bronzy leaves striped yellow. PHOTINIA. Evergreen or deciduous shrubs or small trees. Attractive foliage and fruit color. Related to hawthorn, pyracantha. Sun, good garden soil. In Northwest, with- hold water in late summer to ripen growth, lessen frost damage. Prune to shape; never allow new growth to get away and make long, bare switches. Use as screens, background. P. arbutifolia. See Heteromeles ar- butifolia. P. fraseri. Evergreen shrub. Zones 4 -24. Moderate growth to 10 ft. tall, spreading wider. Leaves glossy dark green above, lighter beneath, 2 -5 in. long. New growth bright bronzy red, showy. White flower clusters in early spring resemble those of P. glabra. Attractive to birds. Good espalier or small single- stemmed tree. Cut branches excellent in arrangements. Control aphids. Resists mildew where other kinds susceptible. Sometimes chlorotic in Zones 12, 13. Heat resistant. P. glabra. JAPANESE PHOTINIA. Evergreen shrub. Zones 4 -24. Broad, dense growth to 6 -10 ft or more. Leaves oval, broadest toward tip, to 3 in. long. New growth coppery; scattered leaves of bright red give touch of color through fall and winter. Summer pruning will restrict size of plant to neat 5 ft. and give continuing show of new foliage. White flowers with hawthorn fragrance in 4 -in. -wide clusters. Berries red, turning black. May take setback with prolonged freeze, but usually recovers. Mildew is a problem in many areas. P. serrulata. CHINESE PHOTINIA. Evergreen shrub or small tree. Zones 4- 16,18 -22. Broad, dense growth to 35 ft., but easily held to 10 by 10 ft. Leaves stiff, crisp, deep green, to 8 in. long, prickly along edges, New growth bright copper; scattered crimson leaves In fall, winter. Flowers white, in flat clusters 6 in. across, March -May. Bright red berries often last until December. May freeze badly in continued 0 ° -10° F. cold but usually recovers. Mildew can be expected almost anywhere. Fairly drought resis- tant when established. P. s. 'Aculeata' (often sold as P. s. 'Nova' or P. s. 'Nova Lineata') is more compact, has midrib and main leaf veins of ivory yellow. P. vlllosa. Deciduous shrub or small tree. Zones 1 -6. To 15 ft. tall, with spread of 10 ft. Leaves 11/2 -3 in. long, dark green. New foliage pale gold with rosy tints when ex- panding, bright red in fall. White flowers in 1 -2 -in. -wide clusters in midspring. Bright red fruit nearly 1/2 in. long decorate plant in fall, early winter. Photinla fraseri PHYGELIUS capensls. CAPE FUCHSIA. Per- ennial in Northwest, tending to be shrubby in milder climates. Zones 4 -9, 14 -24. Phygellus capensis Climate Zones, pages 8 -29 Perhaps it's called fuchsia because flowers are pendant, but it is really related to penstemons and snapdragons. Stems 3 -4 ft. high. Leaves 1 -5 in. long, scalloped on margins, large at plant base, smaller toward top. Flowers red, tubular, slightly curved, 2 in. long, in loosely branched clusters July- September. Looks a bit weedy; use in outskirts of garden. Plant in sun in good gar- den soil. Water requirement average. Spreads by underground roots. Prune for neat appearance. In colder areas, mulch to pro- tect roots. Rare, but easy from seed. PHYLA nodiflora (Lippia repens). LIPPIA. Perennial. Zones 8 -24. Creeps and spreads to form flat, ground hugging mat sturdy enough to serve as lawn. Leaves to 3/4 in. long, gray green. Small lilac to rose flowers in tight round heads 1/2 in. across, spring - fall. Flowers attract bees; if objectionable, mow off tops. Full sun, average soil. Goes dormant, unattractive in winter. Feed regu- larly, especially in early spring to bring it out of dormancy fast. Drought tolerant once established, but looks best with regular water. Particularly useful in desert areas, but subject to nematodes. Phyla nodiflora PHYLLITIS scoiopendrium. HART'S TONGUE FERN. Zones 2 -24 but difficult in desert areas or areas with poor quality water. Needs humus, some limestone chips if soil is poor in calcium. Native to Europe, east- ern United States. Odd fern with undivided, strap shaped leaves 9 -18 in. long. Fanciers collect various dwarf, crested, or forked va- rieties. In Pacific Northwest it is quite hardy and easy in full sun to full shade; seems fussy where summers are long and dry. Striking in woodland gardens, rock gar- dens, with rhododendrons and azaleas. Durable container plant; grows from tight crown so may occupy same pot for many years. Phyllitis scolopendrlum PHYLLOSTACHYS. See Bamboo. PHYSALIS. Perennials or annuals. Fruit are surrounded by loose, papery husk (en- larged calyx of flower). One is ornamental, others edible. P. alkekengl (P. franchetii). CHINESE LANTERN PLANT. Perennial often grown as annual. All Zones. Plant angularly branched, 1 -2 ft. high. Long, creeping, whitish, underground stems; may become invasive without control. Leaves long stalked, light green, 2 -3 in. long. Flowers white, rather inconspicuous, appearing in leaf joints. Ornamental part of plant is calyx which forms around ripened berry as loose, papery, bright orange red, 2 -in. -long, in- flated envelope shaped like lantern. Dry leafless stalks hung with these gay lanterns make choice winter arrangements. Sow seed in spring In light soil. Sun or light shade. Will grow with minimal water but plants will be smaller than those receiving regular watering. Increase by root division in fall or winter. Dwarf variety, 'Pygmy,' grows to 8 in., makes good pot plant. P. Ixocarpa. TOMATILLO. Annual of bushy, sprawling growth to 4 ft. Fruit about 2 in. wide, swelling to fill— sometimes to split open —the baggy calyx. Fruit yellow to purple, but most often picked green and used (cooked) in Mexican cuisine. Ripe fruit very sweet. P. prulnosa. GROUND CHERRY, STRAWBERRY TOMATO. Tender perennial grown as annual. Bushy, 11/2 ft. high. Leaves 2 -4 in. long. Flowers bell shaped, 3/e in. long, whitish yellow marked with 5 brown spots. Seedy yellow fruit are sweet, rather insipid, Physalls alkekengl 438 Quercus tree to 60 ft. (usually smaller in gardens), native to lower moun- tain slopes in Arizona, New Mexico, Texas, and northern Mexico. Leathery oval leaves, 2 -3 in. long, sometimes turn golden just before new growth starts in late spring. Grows well in low desert, tolerates variety of soils. Needs periodic deep watering during summer. 0. engelmannii. MESA OAK. Evergreen. Zones 18 -24. Native to southern California. Wide- spreading tree of character, to 60 ft. high. Leaves oval or oblong, 2 In. long, usually smooth edged. In its area, it has the same cherished native status as the coast live oak. 0. gambelll (Q. utahensis). ROCKY MOUNTAIN WHITE OAK. De- ciduous. Zones 1 -3, 10. Grows slowly to 20 -30 (rarely 50) ft., often in colonies from underground creeping root system. Leaves 3 -7 in. long, half as wide, dark green turning yellow, orange, or red in fall. Is characteristic oak of Arizona's Oak Creek Canyon and Colorado foothills south of Denver. 0. garryana. OREGON WHITE OAK, GARRY OAK. Deciduous. Zones 4 -6, 15 -17. Native from British Columbia south to Santa Cruz Mountains of California. Slow to moderate growth to 40 -90 ft., with wide, rounded crown, branches often twisted. Bark grayish, scaly, checked. Leaves 3 -6 In. long with rounded lobes, leathery, dark glossy green above, rusty or downy on lower sur- face. Casts moderate shade and has deep nonaggressive root system —good shelter for rhododendrons (but don't plant them within 4 ft. of tree's trunk). Q. Ilex. HOLLY OAK, HOLM OAK. Evergreen. Zones 4 -24. Native to Mediterranean region. Moderate growth rate reaching 40 -70 ft. high, equal spread. Leaves variable In shape and size, usually 1'/z -3 in. long, 1/2 -1 In. wide, either toothed or smooth edged, dark, rich green on upper surface, yellowish or silvery below. Tolerates wind and salt air; will grow in constant sea wind, but tends to be shrubby there. Inland, growth rate can be moderately fast but this varies with soil and water conditions. Good ever- green street or lawn tree where coast live oak is difficult to main- tain, but it Tacks open grace of coast live oak. Can take hard clipping into formal shapes or hedges. Q. kelloggll. CALIFORNIA BLACK OAK. De- ciduous. Zones 5 (inland portions), 6, 7, 15, 16,18 -21. Native to mountains from southern Oregon to southern California. Moderate growth rate to 30 -80 ft. Dark, furrowed and checked bark. Handsome foliage; unfold- ing leaves are soft pink or dusty rose, be- coming bright glossy green and turning yel- low or yellow orange in fall. Leaves 4 -10 in. long and 21/2-6 In. wide, deeply lobed, with lobes ending in bristly points. Good moderate -sized tree for spring and fall color, winter trunk and branch pattern. 0. Iobata. VALLEY OAK, CALIFORNIA WHITE OAK. Deciduous. Zones 1 -3, 6 -16, 18 -21. Native to interior valleys, Sierra foothills, and Coast Ranges away from direct coastal influence. California's mightiest oak, often reaching 70 ft. or more with equal or greater spread. Trunk and limbs massive, with thick, ashy gray, distinctly checkered bark. Limbs often picturesquely twisted; outer branches long and drooping, some- Quercus lobate times sweeping ground. Deeply lobed leaves, lobes rounded; 3 -4 in. long, deep green above, paler beneath. Tolerates high heat and moderate alkalinity in its native range. Best in deep soils where it can tap ground water —and in such situations it can grow last (21/2-3 ft. a year). Magnificent tree for shading really big outdoor living area (debris makes it difficult for beds of small plants or heavily used paved areas). This is tree that gives much of California's Central Valley its parklike look. "Oak balls" are lightweight, corky spheres about size of tennis balls, black and tan when they fall, They result from in- sect activity, do not harm tree. Q. macrocarpa. BUR OAK, MOSSY CUP OAK. Deciduous. Zones 1 -11, 14 -24. Native to eastern U.S. Rugged looking, to 60 -75 ft. Ouercus macrocarpa Quercus kelloggii Climate Zones, pages 8 -29 - im.. high, 30 ft. wide. Leaves are glossy green above and whitish beneath, 8 -10 in. long, broad at tip, tapered at base, deeply lobed. Large acorns form in mossy cup. Similar to Q. bicolor but faster growing, more tolerant of adverse conditions. Q. myrslnifolla. JAPANESE LIVE OAK. Evergreen. Zones 4 -7, 14 -24. A 30- 50 -ft. tree in its native China and Japan. Leaves 21/2-4 in. long, narrow, toothed toward tips, glossy dark green. New foliage purplish. Graceful rather than sturdy (like most oaks), not easily recognized as an oak unless seen with its acorns. Q. palustris. PIN OAK. Deciduous. Ali Zones. Native to eastern U.S. Moderate to fairly rapid growth to 50 -80 ft. Slender and pyramidal form when young, open and round - headed at maturity. Brownish gray bark. Lower branches tend to droop almost to ground; if lowest whorl is cut away, branches above will adopt same habit. Only when fairly tall will it have good clearance beneath its lowest branches. Glossy dark green leaves, deeply cut into bristle- pointed lobes; in brisk fall weather leaves turn yellow, red, and finally russet brown. Many hang on In winter. Less drought tolerant than most other oaks. Develops chlorosis in alkaline soils; treat with iron chelate. Needs ample water and good drainage. Stake young trees and give only cor- rective pruning. Plant where its spread will not interfere with walks, drives, or street traffic, or trim it often.Unlikewestern oaks, it Is a line tree for lawns. O. phellos. WILLOW OAK. Deciduous. Zones 1 -4, 6 -16, 18 -21. Native to eastern U.S. To 50 -90 ft., somewhat like pin oak in growth habit and spreading nature. Bark smooth, gray. Leaves unlike those of other common oaks, somewhat resemble willow leaves; 21/2-5 in. long, 1/2-1 in. wide, smooth edged, turning yellowish before falling. In warmer zones, may hold dead foliage through winter. Of all oaks is most delicate in foliage pattern. Grown and used same way as pin oak. Q. robur. ENGLISH OAK. Deciduous. Zones 2 -12, 14 -21. To 90 ft. with rather short trunk and very wide, open head in maturity. Fairly fast growth. Leaves 3 -4'/2 in. long, with 3 -7 pairs of rounded lobes. Leaves hold until late in fall and drop without much color change. Variety 'Fastigiata', UPRIGHT ENGLISH OAK, is narrow and upright, like Lombardy poplar when young, branches out to broad, pyramidal shape when mature. Q. rubra (Q. rubra maxima, Q. borealis). RED OAK, NORTHERN RED OAK. Deciduous. Zones 1 -12, 14 -24. Fast growth to 90 ft. Broad, spreading branches and round - topped crown. Leaves 5 -8 in. long by 3 -5 in. wide, with 3 -7 pairs of sharp - pointed lobes. New leaves and leaf stalks are red in spring and turn to dark red, ruddy brown, or orange in fall. Needs fertile soil and plenty of water. Stake young plants. High- branching habit and reasonably open shade make it good tree for big lawns, parks, broad avenues. Its deep roots make it good tree to garden under. Q. shumardll. SHUMARD RED OAK. Deciduous. Zones 4 -9, 14 -17. Very similar to scarlet oak (Q. coccinea), slightly less hardy. Fall color yellow to red. Q. suber. CORK OAK. Evergreen. Zones 5 -7 (with occasional winter damage), 8 -16, 18 -23. Native to Mediterranean region. Moderate growth rate to 70 -100 ft. high with equal spread. Trunk and principal limbs covered with thick corky bark (cork of commerce). The 3 -in. toothed leaves are shining dark green above, gray beneath. General effect is fine textured. Needs good drainage; is fairly tolerant of different soil types, but is likely to yellow in alkaline soils. Established trees can take considerable drought. One of best oaks for desert. Good garden shade tree with interesting contrast between fairly Tight- textured foliage and massive, fissured trunk. Value as street or park tree diminishes when children find out how easy it is to carve bark. Q. vacclnlifolia. HUCKLEBERRY OAK. Evergreen shrub. Zones Quercus palustris Quercus phellos Quercus suber , • ( KUSSMAN ASSOCIATES 41. Architects, Planners & Consultants October 10, 1994 Vernon Umetsu Associate Planner Dept. of Community Dev. City of Tukwila 6300 Southcenter Blvd. Tukwila WA 98188 Re: Sunshine Ridge Dear Mr. Umetsu: RECEIVED OCT 101996 COMMUNITY DEVELOPMENT Enclosed please find the additional information requested to complete the P.R.D. application, as per letter from Jack Pace dated September 29, 1994. In conversation with Lyle Kussman, Mr. Pace asked to have this information placed with the previously submitted B.A.R. application, by October 17, 1994, so as not to delay the permit review. If you have any further questions please call me at (206) 861 -7200. Sincerely, LYY� Edwin ''. Gamon ERG/ksk enc: City of Tukwila application PRD application checklist copy check for PRD fee copy of Jack Pace letter P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 •. Fax: 885 -1302