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HomeMy WebLinkAboutPermit L94-0090 - THE PEAKS AT TUKWILA - SUNSHINE RIDGE CONDOMINIUMS PLANNED RESIDENTIAL DEVELOPMENTThis record contains information which is exempt from public disclosure pursuant to the Washington State Public Records Act, Chapter 42.56 RCW as identified on the Digital Records Exemption Log shown below. L94 -0090 The Peaks at Tukwila 15310 Macadam Road South RECORDS DIGITAL D- ) EXEMPTION LOG THE ABOVE MENTIONED PERMIT FILE INCLUDES THE FOLLOWING REDACTED INFORMATION Page # tode Exemption = 8rlef Explanatory DeSclriptiop �t�tutel ule The Privacy Act of 1974 evinces Congress' intent that social security numbers are a private concern. As such, individuals' social security Personal Information — numbers are redacted to protect those Social Security Numbers individuals' privacy pursuant to 5 U.S.C. sec. 5 U.S.C. sec. DR1 Generally — 5 U.S.C. sec. 552(a), and are also exempt from disclosure 552(a); RCW 552(a); RCW under section 42.56.070(1) of the Washington 42.56.070(1) 42.56.070(1) State Public Records Act, which exempts under the PRA records or information exempt or prohibited from disclosure under any other statute. Redactions contain Credit card numbers, debit card numbers, electronic check numbers, credit Personal Information — expiration dates, or bank or other financial RCW 241 DR2 Financial Information — account numbers, which are exempt from 42.56.230(5) RCW 42.56.230(4 5) disclosure pursuant to RCW 42.56.230(5), except when disclosure is expressly required by or governed by other law. ...._. PLEASE SEE ASSOCIATED PLANNED RESIDENTIAL DEVELOPMENT FILE L94 -0090 FOR ALL SUBSTANTIVE BAR ISSUES, INCLUDING, BUT NOT LIMITED TO: BAR STAFF RPT BAR MINUTES /ACTION RESOLUTION OF DESIGN ISSUES. s (?/7-s' A F F I D A V I T I , G- le./o/■1 06d Lf ?T(2 O Notice of Public Hearing O Notice of Public Meeting O Board of Adjustment Agenda Packet []Board of Appeals Agenda Packet Planning Commission Agenda Packet J Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: []Notice of Application for Shoreline Management Permit O Shoreline Management Permit O Determination of Non- significance D Mitigated Determination of Nonsignificance O Determination of Significance and Scoping Notice O Notice of Action fl Official Notice Other ()GS-MD 1'LOYI C t( o f M TG, Other 4. -s of t•- of •.' addres •• I IK 17 " 09-AN pos-7-ce ('sc AT- relcthib copy) AS pcsTCb � S sfb GJ,.i ON- ,t7 C (((7 ) OK 1 a_. /z. /F4 A (so /44-N- g.-2, l=l) Fos 7 2)Z . zo (s 7-i4 f{-rrS M C 's o F F CCr 1■1 rff (Mc it e o T c,,t T c47 S T4F F� Name of Project ruafflWCCDC'e'' Signature -‘--- (3 /g/Q� File Number L. 4--00 7 8 (*i2) .,f- t 94 -oQ ?O C Po)) PUBJC NOVICE CITY OF TUKWILA APPLICATION FOR LAND USE ACTION PROJECT: Sunshine Ridge (L94 -0090 Planned Residential Development & L94 -0078 Design Review) REQUEST: Planning Commission recommendation to the City Council for approval of planned residential development application, and Board of Architectural Review design approval, for a 28 unit condominium with 59 parking spaces. Residences will be in 2, 3 and 5 -story structures. LOCATION: Project site is a vacant lot at 15200 Macadam Road South, Tukwila — Tax Lot #115720 -0222 APPLICANT: Lyle Kussman THIS REQUESTED LAND USE ACTION WILL BE DISCUSSED AT A TUKWILA PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING DATE: TIME: Thursday, December 15, 1994 7:00 p.m. LOCATION: City Council Chambers Tukwila City Hall 6200 Southcenter Boulevard Tukwila, WA 98188 • For further information, please contact the Department of Community Development at (206) 431 -3670 LII VA f•IN bOt) N N ll•IN VA 1 a 1 O nunlnntop 'p uwligd •wi43•IV SILVIDOSSV NVWSSIDI u.16uI4$oM 'HI ?:1;1"',.•P 'l lu.y.ann solo) / `IS/1 wnlulwopu Hun —gz v 3DQI21 aNIHSNf1S .1, %i f //// //%1 / • !/ // / 2 U • • I w ra ft NI N.N. ..41 N. N. YAWN/ 2.47+.5. 7 ��G czt / 1 t a 1 1. A F F I D A V I T KNotice of Public Hearing Q Notice of Public O Board of Packet O Board of Packet Meeting Adjustment Agenda Appeals Agenda fl Planning Commission Agenda Packet fl Short Subdivision Agenda Packet O F D I S T R I B U T I O N . hereby declare that: El Notice of Application for Shoreline Management Permit fl Shoreline Management Permit fl Determination of Non - significance Li Mitigated Determination of Nonsignificance fl Determination of Significance and Scoping Notice fl Notice of Action El Official Notice 0 Other Q Other was mf3,a -ltsd to each of the following addresses on Foy vi4,14toe-fibi-1 ya titt Ti\v,r.e s Name of ProjectGOKS/l1K& �1 L9e Signature File Number ( OV 7Z City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Director City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Board of Architectural Review will be holding a public hearing at 7:00 p.m. on Dec. 15, 1994 located at 6200 Southcenter Blvd. to discuss the following: I. PLANNING COMMISSION PUBLIC HEARING CASE NUMBER: L94 -0090: Sunshine Ridge - Planned Residential Development APPLICANT: Lyle Kussman REQUEST: Planning Commission recommendation to the City Council for approval of a planned residential development application for a 28 -unit condominium with 59 parking spaces. Residences will be in 2, 3, and 5 -story structures. LOCATION: 15200 Macadam Rd. S., Tukwila. II. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: L94 -0078: Sunshine Ridge - Design Review Lyle Kussman Board of Architectural Review approval of the design of the 28 -unit condominium project. 15200 Macadam Rd. S., Tukwila. L94 -0084: Parkway Place Parkway Place Partners Demolition of a 9 -story office building and construction of a 150,000 sq. ft. retail space. 17501 Southcenter Pkwy., Tukwila. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Distribution: Seattle Times December 2, 1994 Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington' 98188 • (206) 431-3670 • Fax (206) 4313665 A F F I D A V I T KNotice of Public Hearing 0 Notice of Public Meeting D Board of Adjustment Agenda Packet ❑ Board of Appeals Agenda Packet fl Planning Commission Agenda Packet 0 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 DShoreline Management Permit []Determination of Non- significance 0 Mitigated Determination of Nonsignificance El Determination of Significance and Scoping Notice O Notice of Action Official Notice 0 Other Q Other was mailed to each of the following 5,0( Name of Project o ( i kt File Number L/94 - DO-7 b addresses on — DR Signature ta . (rr. City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Dlractor City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Board of Architectural Review will be holding a public hearing at 7:00 p.m. on Dec. 15, 1994 located at 6200 Southcenter Blvd. to discuss the following: I. CASE NUMBER: APPLICANT: REQUEST: LOCATION: II. PLANNING COMMISSION PUBLIC HEARING L94 -0090: Sunshine Ridge - Planned Residential Development Lyle Kussman Planning Commission recommendation to the City Council for approval of a planned residential development application for a 28 -unit condominium with 59 parking spaces. Residences will be in 2, 3, and 5 -story structures. 15200 Macadam Rd. S., Tukwila. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: L94 -0078: Sunshine Ridge - Design Review Lyle Kussman Board of Architectural Review approval of the design of the 28 -unit condominium project. 15200 Macadam Rd. S., Tukwila. L94 -0084: Parkway Place Parkway Place Partners Demolition of a 9 -story office building and construction of a 150,000 sq. ft. retail space. 17501 Southcenter Pkwy., Tukwila. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Distribution: Seattle Times December 2, 1994 Mayor, City Clerk; Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington' 98188 • (206) 431-3670 • Far. (206) 4313665 1 UUh�l7- liL4V -VU :":I EL JERRY . V 15210 IACADAM•RD S OD-211 SEATTLE WA. 788895- 0260 -03: CULLEYEILEEN 8 17246:SE.142NDJ RENTON WA- 788895 - 0280-09: LEE•JAMES:H :Q• 3807:.DIAMDND :HEAD CIRCLE HONOLULU HI' 788895- 0300-05. MCPHERSONIKAYOKO- 15210:MACADAM RD.S.D-304 SEATTLE WA. 788895- 0320 -01.f. ; . :STRUNK LESTER.RON• •15210!.MACADAM :RD'S'0 -306 SEATTLE WA• C0379 ..88 idt t95-02',v-0't NAMES CHARLES D 3009 SE 5TH RENTON. WA C0379 `• 98055 788895- 0270 -01 189999 DIERS ;VIRGINIA A . .109999 15210•MACADAM RD S VD301.- 98059 SEATTLE WA 98188 030085 96815 389999 98188 788895- 0290 -07 KAWAHARALSAEKO H. :7740 S'LAKERIDGE:DR SEATTLE WA. 788895-0310 -03 KING NAOMI'F TRST: C /O. KING NAOMI F-TRSTEE. PO.BOX.5301 REDONDO..WA . 1.1 788895 - 0330-09 ' 2N9999 MOMII,JOHN;H +UMEKO.K 4826 :27TH:AVE S.'. 98188 SEATTLE WA 2N2256 98178 .282539 98C54. 179999 788895- 0340 -07' CELAYA•OCTAVIO +MARGARET: 2N1828 •CELAYAICAROLYN• 6752'E. SPEEDWAY : TUCSON:AZ..,,•.,,.., .... 788895 - 0360 =02.; • :.. KASHINO BEVERLY :S 1N9999 15210- MACADAM, APT .;:D310• SEATTLE :WA• 85710• 98108 788895- 0350 -04. . .. MOORE:JAMES'A C VIRGINIA-R 343921 MOOG FAMILY :TRUST. 8012.18TH.AVE NE SEAT.TLE.. WA 98188 788895-0380 -08;; •GOODELLi•CYNTHIA'A• •11919.197TH.ST`SE SNOHOMISH;WA 788895- 0400 -0.4 SCARPELL'I- NORMANtLTD•PS 9852:ARROWSMITHiAVE S' SEATTLE WA. - 788895 - 0420 -00 . KINGINAOMI-FiTRST: KING'NAOMIF. TRSTEE PO BOX•5301;' REOONDO' WA.' .786895-0440061:' KING;NAOMI'F• TRST C /0KING'NAMOITRSTEE' PO :BOX,5301- REDONDO .•WA,:.•..,......... 788895- 0460 -01; PFANNENSTIELi NORMA: Ji 15280`.MACADAM-RDS4:E107 SEATTLE WA .411732 98290 129999 98118 788895- 0370-00 HECK.ROBIN.L 15210-MACADAM SEATTLE. WA RD;S ;:D -311 788895 - 0390 -06• 'HAYASHI =TOM•Y DOS', - 'P0.B0X,18257. SEATTLE.WA 788895- 0410702 MAXWELL`LINDA.J :WHITING ROBERT.L ' 15280.MACADAM,RD.E ;;102 TUKWILA.WA. •788895- 0430-08 262078 ! .BROWN;DAVID:M C0379 15280:MACADAM RD S 0E-104 SEATTLE WA 98188 98115 _ C0379 98138 441051 98118. 161226 98188 262078 98054 788895 - 0450 -03 HARMON:MELYNDA KAYE: 15280.MACADAM- RD:E106. SEATTLE.WA. C1079 . 98188 ' •788895- 0480 -07, •;SWARTOUT.PATRICK S. • 15280 %MACADAM RD(S 0E109' SEATTLE.WA: •089999 98188 788895-0500-03'; WALDRON.DONALD R. 15280 MACADAM•RO-S VE202 SEATTLE WA. 509999 98188 788895-0470 -09 O'HARA-JrHARRY 16420.148TH :AVE-SE RENTON WA. 788895 - 0490-05 • VILLANUEVA•RODOLFO••Q• :VILLANUEVA NICETA 15280:MACADAM.RD :S•;E-201 .TUKWILA•WA. • .788895 - 0510-01. .KING NAOMI•- F :TRST . •C /O.KING NAOMI:F•TRSTEE PO BOX.5301, RGnnninn. wA • 179999. 98188 3N2414 98058 I 431997 98188 • cy 262C78 oar ;i OILH,NUmbtK; Lu CJMMENFS d.J-romeR NAME RSA ASSOCIATFc ..67A A At A A A0A 1.‘ A 0 0 0 0 0 CCS 1.% CC& 0:0. CC 0 tt ii4TP: :44'4%4 4.= • 1157207.0221-08 LA.VISTA:ESTATES:APTS. •101.E.26TH V201. .TACOMA WA 115720-02107!PL- . '.. q LEXFORD.PROPERTIES .370241 f C/OIREAL'ESTATE.TAX,SVC*INC 1! 3801150TH:AVE-SE.-.STE 300 li BELLEV.U.WA. . . 98006' pi • • • • • . • 302588 98421. . . 766160-0150-00.-_ . Cr' 788895-0010-06 S:E.M.INVESTMENTS- 339999 '., SMITH,PAMELA:J, '692415. . 17.00.',WESTLAKE..;AVE_N STE:700 " ,12032_67TH.:AVE S SEATTLE.WA. 98109 !!! SEATTLE.WA 98178 • „ . _ _•_____ - -788895r0020-04; It'd. '788895-0030-02 -CONNELL'MARTIN S. C0379 •ROBEN,JOH,4,1.4 • • C0379 15210 MACADAM RD'S .11D7102 1.11 .15210 MACADAM RDS 00-103 . SEATTLE. WA: 98188 1: SEATTLE WA ' 98188 ! 1 788895-0040-00- 11 .788895-0050-07,, . • . . . i _ •J STIEGECMARILYNiTRUSTEE 480385 i'l NUNNA'.GDPAL; • ... .3N2915 . SOUTH.CENTERNIEWCONDO;ASSOC .,!; .1636 N.WELLS.ST:t3107. 15280.MACADAM.RD:APTiE.-206. i: CHICAGO:IL. 60674 TUKWILA WA..1.. . . . 98188 .78889570060T05! RI :788895-0070-03 CROWDER.GILDA:J% .3N9999 d HUA'KEN: 'Y:169999, 3233.C45THIAVE-SW. ,15210:MACADAM>RD::0107:'. SEATTLE;WA. 98116 11 .TUKWILA.WA. 98188 • 111 ' 78889570080701 , HAMILTOWDONALD!F+CHIRISTtN609999 .11102SIRST:PLACE BELLEVUE WA•' 98004 ,78889570100T07, KLEIN:BART+KARP: 15210:MACADAWRD%001107 TUKWILA'Wk. 788895-0120-'03... -WANGANTHONrG. 5204(29TH-AVE'5. SEATTLE:.WA . • .289999 98188 580648 '98108 788895-0090-09 YORK.JRZFHOMAS.P(TRSTE)F".129999 5818E66TH.AVE.E • • PUYALLUP:WA 98371 1 -78889570110-'05. . l' KING;NAOMIFtTRST:-.• • .Y 282539 1. •C/O'KING NAOMI-F:TRSTEE- - ... 1 PO.80)(15301 . . : REOONDOIWA. - .. 98054. - - , . . . . . . k788895,0130401! , 1.1 520429TH:AVE.SOUTH 559999 WANG-TONY:G. 11 •SEATTLE WA' 98108 .788895-0.140709; 1! .788895-0150706 .. :LINK:DAVIDIG: .202187 H •COTTENGAIM EDWARD 909999 CLARK-LINK:.ANN 1.• ,.. 15210-MACDAM RD.S,00202. ! 507::N.FOURTH:ST: It TUKWILA.WA - 98188 • MOUNTI.VERNOWWA.. . . .98273 h . L. I: 7 .788895-01701-02: .8889540160704: • . . ... RUIrNICKOLASiR. ....; -00379 1:j OSGOODALAN'G.E'.GRAVER K E C1079 152101.MACADAM.RD'S :0DT203. Io' 152107MACADAWRD:S:001204 SEATTLE. WA:. • 98188 ;1 SEATTLE-WA 98188 • •__ • •• • • • - • _ • - -788895-0180700. HOLTON:STEVEN.X. 15210MACADAM:RWS0D205 ' SEATTLE-WA: . .1 [ 788895.r0190r08. C1079 .SHITOZAWA'MIDORI2 6 1521011ACADAM.RD.S-00206 98188 TUKWILA:WA. ..78889502007061:.: OISHIOIICTORIY:E:MAXINE 15210IMACADAWROOD207: 'TUKWILA.WA-. E:.449999 98188 • 78889570220702.. 'ISRAELJACVL: 15210,MACADAM:RD.S 0209, SEATTLE WA .788895-0210704: HAWSUNGIN . . 15210:MACADAW.RDS VD208 .TUKWILAkWA. ill ,788895-023000 - C0779 'I. READ,JACK,E 1'1 . 15210,MACADAM'RD4M-210 98188 11; SEATTLE WA:. .... . 11, . .. ,....... 219999 98188 • • - 179999 98188 4 ' 241024 98188 i 3. 78889`x0520 -U9 1 FM:•cR CAROLE A ' 613 N 112TH SEATTLE WA 788895-0540 -05; STEIGER'•MARILYN 2400'NE ;9TH: RENTON WA: ' 69599,53 ' ioabv5- 05jU -Ur KING NAOMI F TRST C/0 KING NAOMI TRSTEE PO BOX 5301 REDONDO.WA ,. _282539 L 98054 788895-0550 -02 C1279 KAWAHARA SAEKO H •7740.S LAKERIOGE.OR 98055 1 SEATTLE WA 788895 - 0560 =00 • CROWL : ROBERT: C 15280: MACADAM :RD'.VE -208 TUKWILA-WA•' 200655 98188 788895 - 0580.. -06`. SARDESON•JAY :E +RACHELL18. 049999 15280.MACADAM1RD'S0i0E -301' SEATTLE WA 98188 •788895-0600 -02i HUA .KEN • 15280: MACADAM :R0 I S : ;:E :303 SEATTLE.WA'' 269999 98188 •788895 - 0620= 08;... :•COFFELT :MARSHA :G: :3625:NE :9THt.ST- RENTON:WA• 049999 98056 '78889510640704:' :QUINNiEOWARD:M +CLAUDIA:H .22005SE :BAIN:R0 MAPLE.; VALLEY: WA- 1. ;788895-.05/0.-08 JONES.ALFREO .5772.S:152ND 139999 98038 j 1! •788895- 0660 -09', IBLINGS •CAROLYN.iJ! 6125 :93RD'AVESE; MERCER ISLANO.WA: .410565 98040. SEATTLE'WA _-.2N2256 ' 98178 '788895- 0590 -04'. 'VASQUEZ:RITA Y • 15280: MACADAM' RD AE -302 . SEATTLE.WA E1279 98188 •760280. 98188 ;788895: 0610-00 HEYER KENT:R +VICKI'L1. .. 909999, 319'ALOHA ST: SEATTLE'WA• . 788895- 0630 -06 .8RETTELLH :C 6•HISAMI • .15280.1MACADAM RO : 0E306 ` . •TUKWILA.WA 98109. C038f .788895- 0650 -01. CONDOMINIUM:BUILDERS'INC! SALANT :RUBIN' • ;19800:PACIFIC,HWY:S' SEATTLE. 44. 5-0179 98188 -J 4 BOARD OF ARCHITECTURAL REVIEW DESIGL`_ REVIEW APPLICATION CITY OF TUKWILA DEPARTMENT R I ' MIL OPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 ;STAFF USE ON eference 1. BRIEFLY DESCRIBE YOUR PROPOSAL: 28 Units in 2 Buildings connected by underground garage. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) Tax Lot 115720 0222 1 SP-- p0 M f} CAIRN (Zda4 S. Quarter: sw Section: 23 Township: 23 Range: 4 (This information may be found on your tax statement) 3. APPLICANT:* Name: Lyle Kussman Address:PO Box 1705, Bothell WA 98041 -1705 hone: 06 861 -7200 Signature: � ,9 / / / i Date: July 18, 1994 * The app l' ant is the • erson whom the staff will contact regarding the application, and to who all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP es- OWNER 4. PROPERTY Name: 4 Address:4038 NE 58th, Seattle WA 98105 Phone: (206) 524 -4846 I /WE,[signature(s)] swear that I /we ar$ the • er(s) if contract purchaser(s) of the property involved in this application and that the fo egoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: Ju ly 20, 19 9 4 , BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIC� . ^ TION Page 2 CRITERIA The following criteria will be used by the BAR in its decision - making on your proposed project. Please carefully review the criteria, respond to each criterion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, attach additional response to this form. 1. RELATIONSHIP OF STRUCTURE TO SITE A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. RESPONSE: See attached response sheets. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the established neighborhood character. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: See attached response sheets. BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIC'"TION Page 3 3. LANDSCAPE AND SITE TREATMENT A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encour- aged. F. Screening of service yards, and other places which tend to be unsightly, should be accom- plished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. G. In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. H. Exterior lighting, when used, should enhance the building design and the adjoining land- scape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. RESPONSE: SQP attached YPGpnnsP shfPts_ 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. • B. Buildings should be to appropriate scale and be in harmony with permanent neighboring de- velopments. BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIC, * TION Page 4 C. Building components - such as windows, doors, eaves, and parapets - should have good pro- portions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. D. Colors should be harmonious, with bright or brilliant colors used only for accent. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all ex- posed accessories should be harmonious with building design. G. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: See attached response sheets. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE A. Miscellaneous structures and street furniture should be designed to be part of the architec- tural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. RESPONSE: See attached response sheets. BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICrION Page 5 INTERURBAN SPECIAL REVIEW DISTRICT The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people - oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 1. The proposed development design should be sensitive to the natural amenities of the area. See attached response sheets. 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. See attached response sheets. 3. The proposed development should provide for safe and convenient on -site pedestrian circu- lation. See attached response sheets. 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. See attached response sheets. 5. The proposed development should seek to minimize significant adverse environmental im- pacts. See attached response sheets. 6. The proposed development should demonstrate due regard for significant historical features in the area. See attached response sheets. B.A.R. Page 2 1.A. 1.B. 1.C. The subject site is setback from Macadam Road improvements by the large Right -of -Way which is 25 feet at the subject site's southwest comer and 75 feet at the site's southeast corner. In addition, the subject property is further separated from the existing streetscape by a large vertical change in grade. At the southwest corner the property is 6 feet above the sidewalk and the southwest comer of the building number one (1) is 16 feet above the sidewalk. The southwest corner of building number two (2) is 21 feet above the sidewalk. The change in vertical height from the sidewalk south of the southeast property corner is much more. The property comer is 39 feet above the sidewalk at the southeast corner. Building number one's southeast corner is 44 feet above the sidewalk and building number two's southeast comer is 46 feet above the sidewalk. The landscaping proposed must be reviewed from the submitted Landscape Plan which also shows the pedestrian circulation movements. The hillside of the Right -of -Way is well developed with native vegetation and large trees are spaced along both sides of the R.O.W. Please see photo board submitted. The existing trees block from street to the site most views of the proposed structures plus the large change in vertical grade as stated above. The proposed structures will not be seen from Macadam Road when northbound until one approaches the entry driveway and then only for approximately 55 feet of travel distance. All proposed development required parking and service areas are located under the structure, in a parking garage and underground. None of the required parking or dumpsters will be visible from off site. The only parking visible are three (3) non - required guest parking stalls located off the entry driveway and west of building number one. The only visible paved area will be the three (3) guest parking stalls and the 20 foot wide access driveway serving the two parking garages. The total visible paved area of guest parking and entry driveway is 4,290.47 square feet as viewed from any direction. The height of the proposed building number one is overpowered by the existing structure to the east which is 25 feet higher than the roof of the new structure. However as the proposed building number one steps down the hill to the west it's roof becomes very compatible with the existing structure west of the subject site. In fact the new roof and the existing structures roof finish only with 4 feet of vertical change. The height of building number two is much more compatible with the existing structures which surround it on three sides (east, north and west). The proposed new building's roof is 6 feet lower than the structure to the east, 3 feet higher than the existing structure located near the northeast property corner, and level with the existing roof near the northwest property comer. The existing structure's roof west of building number two is approximately 18 feet lower but it's base grade is also 15.50 feet lower. This is because of a very fast grade drop -off. As can be seen from the submitted photo board the proposed development is an "in -fill" into an area of three story high apartment houses which have been developed over the last 25 years. The B.A.R. should review the composite elevation board as submitted to help see the relationship of the proposed development in context with the existing development as shown on the photo board. 2.A. The proposed development is to be stucco /dryvit which is in harmony with the stucco covered surrounding multi- family structures. The "La Vista" development stucco is almost #310 China White as compared to the Dryvit Systems color chart and the Southcenter condominiums exterior color is similar to the #108 Manor White from the same color chart. Thus, in an effort to harmonize with the surroundings, and for that matter, the rest of the hillside further to the east as shown on the submitted photo board, we have selected the following Dryvit colors for use on this proposed development. Building Number One: #302 Beth for the mass of the building. #308 Mink for the trim features and base. Building Number Two: #308 Mink for the mass of the building. #306 Swiss Mocha for the trim features and base. The mass of the front building (#1) is smaller than any of the surrounding structures and with the four downhill steps fits very nicely into the "in -fill" condition. The mass of the rear building ( #2) is more in scale with the structures to east, north and west. We have designed each of the buildings with the above in mind to create the harmony of texture, height, bulk and scale. The colors selected were to fit into the surroundings and roof lines to harmonize with the existing conditions. Because of the City of Tukwila's staff concerns that the two buildings might appear as one structure from a distance, we have purposely designed each structure to have different roof lines, mass, steps and color. When one views the composite elevation board we are sure that you too will agree that we achieved two separate and distinct buildings which cannot be confused as one structure. 2.B. For response to this item please see the Landscape Plan. 2.C. When one views the submitted photo board and then the composite elevation board you can see that the proposed development is consistent with the established multi- family neighborhood, both in character and use. 2.D. The design as submitted allows for only one vehicular access point which is well removed and separated from both pedestrian access points which connect to both the existing sidewalk system and also to the future pedestrian trail which is in the Public Works Department R.O.W. which in time will connect to the "hill - climb" steps from Denny's up to 57th Avenue South. 2.E. On site vehicular circulation is kept to a very minimum with only one driveway and two parking garages. The one access point onto Macadam Road is at a place where sight lines for entering traffic can be maintained. Any other access point would not be possible because of the street design and Right -of -Way configuration. 3.A. thru H. Please see Landscape Plan. 4.A. Without architectural style restrictions we felt free to design buildings that reflect the wishes of the land owner and developer which is quite refreshing in this day and age. We do feel that the resulting design blends well with the surrounding structures in the multi- family neighborhood given the site conditions, topography and freeway exposures. 4.B. The height, bulk and scale of the surrounding development in this neighborhood is three and four story wood frame structures which are two hundred to three hundred feet in length that are not modulated, stepped, or broken into segments. The windows, decks and patios are very evenly placed. In an effort to harmonize with the permanent neighborhood and still meet the requirements of the Tukwila zoning code we have settled on the attached design which in our opinion meets or exceeds the minimum zoning code requirements and still fits into the surrounding. The code as written was obviously not designed for "in -fill" multi- family projects in neighborhoods such as this. 4.C. The building components were selected, placed and designed into the buildings to further the fit into the surrounding neighborhood. The buildings were designed so as not to over or under state their age in that the surrounding structures range in age from the late 1940's to the late 1980's. This is a major factor when "in -fill" development takes place and surrounding structures are not likely to be replaced for 40 to 60 years. 4.D. We have purposely avoided bright and brilliant colors on the building masses even though the large majority of the hillside is currently covered with bright and white buildings. It will be almost impossible to both harmonize and avoid bright colors without the use of the colors selected. 4.E. Mechanical equipment, dumpsters and other utility equipment has been screened from off site views through the use of mansard roofs, walls, deck edge returns, etc. 4.F. Exterior lighting has been kept to a minimum and when used will be shielded to prevent off-site glare. 4.G. To avoid monotony of design which is so prevalent in the surrounding neighborhood structures we have designed the two buildings to be different in roof lines, mass forms, modulations, steps and color. Even the deck and exit walkway rails have been designed to be different as you proceed around the building. The rear building uses three (3) roof lines and varying levels where as the front building uses only a single roof line at each step and a single tower near its center, all of which enhances the visual interest of the development as viewed from both near and far. L A N K F O RD A S S O C I A T E S LANDSCAPE ARCHITECTURE • PROJECT MANAGEMENT Kussman Associates Architects, Planners & Consultants Tukwila, Condominiums BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW INFORMATION Descriptions of common recreation and open space areas. Common recreation area is located on the roof deck between the two major buildings. The overall area is approximately 8200 sq. feet. It is divided into two levels with direct access between both and to the property path system which connects to the neighborhood trail system. The upper large play badmitten. s.f., with level consists of passive recreation area, with a lawn of appropriate size, 3,375 s.f., for doubles adjacent to this area is a small picnic area, 1,000 barbecue cook top and picnic table. The lower area is adjacent to the indoor recreation room. Directly off this room is a large patio with cafe tables and chairs, a grassy berm separates it from the adjacent infant and child play area. The patio, berm and kids play area is approximately 3,800 s.f.. The children play area is approximately 1,575 s.f., and consists of a play structure in sand, bordered by a concrete circular walkway for wheeled toy play. There is adjacent bench seating to the kids play area and berm area. CRITERIA 1 A. The transition along the streetscape blends with the existing field grass adjacent to the public trails system. Tall trees flank the main entry, creating a sense of transition from the street to the main buildings, and help soften and screen the adjacent buildings to the west. 2 B. The adjacent properties are screened with clusters and rows of large trees and mass plantings of shrubs. Along the East rockery, vines are trained to grow up and screen the existing and new rockery. 3 C. Clusters of trees and low shrubs and ground covers provide scale to the buildings while allowing easy visibility from the street. The main entry is flanked by clumps and rows of trees to enhance the transition from the street to the buildings. Shade trees are provided to create a variety of exposures throughout the site. N.E. 55th STREET • SEATTLE, WASHINGTON 98105 • (206) 523 -3186 Design review information page 2 3 D. Plant beds adjacent to parking is protected with curbing with shrubs and trees planted back from the edge of walks and curbs to protect from pedestrian and vehicular damage as well as provide for a more secure walkway by reducing the possibility of hiding places. 3 E. The roof deck has large planters to accommodate trees and provide additional seating adjacent to recreational areas. 3 F. The service yard for the garbage and recycle, is completely screened with an attractive fence and roof compatible with the architecture. 3 G. Fences are used surrounding the service yard where general planting will not prosper. 5 A. Benches, cafe tables, chairs, and misc. street furniture is selected to reflect the quality and architectural style of the building. In addition, raised planters are built into the recreational area to provide seating. 5 B. Lighting fixtures shall be selected to enhance the architectural form of the building and provide a safe, secure walking surface for the users. ■ :• L94 -0090 SUNSHINE RIDGE CONDO ... RECEIVED APR 101995 COMMUNITY DEVELOPMENT City of Tukwila Washington Resolution No. /.3/8 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, TO APPROVE AN APPLICATION FOR THE SUNSHINE RIDGE PLANNED RESIDENTIAL DEVELOPMENT AND •ADOPTING FINDINGS AND CONCLUSIONS. WHEREAS, the developers of the Sunshine Ridge Condominiums submitted an application for approval of a planned residential development, as a multi- family development on sensitive slopes, pursuant to TMC 18.45.060(2) (file L94- 0090); and WHEREAS, a mitigated determination of non - significance was issued pursuant to TMC 21.04.150 (L94- 0077); and WHEREAS, the Planning Commission did hold a public hearing and recommend approval with conditions on December 15, 1994; and WHEREAS, the City Council held public hearings to consider this application on March 13, 1995 and March 27, 1995. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY RESOLVES AS FOLLOWS: SECTION 1: FINDINGS 1. The subject planned residential development application was received on August 25, 1994, and was thereby vested in the review criteria of TMC 18.46, prior to amendment by Ordinance 1711, which was effective on September 21, 1994. 2. The project design reviewed by the City Council is shown in Attachment A. The design of Building 2 was substantially revised subsequent to review by the Planning Commission. Both designs reviewed by the Planning Commission and the subsequent revisions were presented in Dept. of Community Development written submittals and discussed during public hearings. These materials are located in Dept. of Community Development file L94 -0090. 3. Findings and conclusions regarding the consistency of the subsequently revised designs (Attachment A), with planned residential development review criteria in TMC 18.46.060, .070, .080, .090, and .112, have been presented in Attachment B. The City Council expressly adopts the Findings and Conclusions in Attachment B. SECTION 2: Planned Residential Development Application Conditionally Approved. Based on the findings and conclusions set forth or adopted by reference in Section 1, the planned residential development application for the Sunshine Ridge Condominiums (file L94 -0090) is herewith approved with the following conditions: 1. A cedar tree per Landscape Plan "TP," shall be incorporated into the east and western halves of the recreation deck per concern number 8. Location shall be subject to approval by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR; 2. A maintenance program for hydroseeded areas shall be provided prior to issuance of a building permit; 3. At least one, in- ground moisture sensor shall be installed; 4. A minimum six foot wide trail linkage shall be provided between the on -site path and 57th Avenue stairs, which is acceptable to the Parks and Recreation Director and Public Works Director; 5. Vehicle headlights shall be screened from shining onto the Southcenter View Condominiums as they emerge from the covered parking areas. Screening shall consist of a combination lattice screen and evergreen vines and shrubs or equivalent; and 6. Any design inconsistencies shall be resolved by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. PASSED BY THE CITY COUNCIL OF THE CITY,OF TUKWILA, WASHINGTON, at a regular meeting thereof this .5 day of ,1995. ATTEST /AUTHENTICATED: e E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attorney Filed with the City Clerk: / -/ '- Passed by the City Council: 1/.1.4/ /.-- Resolution Number /J / .. ATTACHMENT B SUNSHINE RIDGE CONDOMINIUMS TUKWILA CITY COUNCIL FINDINGS AND CONCLUSIONS Prepared March 30, 1995 HEARING DATES: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: DEPT. OF COMMUNITY DEVELOPMENT STAFF: March 13, 1995 and March 27, 1995 L94 -0090: Sunshine Ridge Condominiums Planned Residential Development Lyle Kussman Recommend approval of the proposed 28 unit condominium to the City Council. 15200 Macadam Road South, Tukwila, WA (King Co. Tax Lot 115720 - 0222). 1.07 High Density Residential RMH (Multiple- residence High Density) Mitigated Determination of Non - Significance. Vernon Umetsu .. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 2 ATTACHMENTS: A Site Plans and Sections in 21 sheets labeled Al thru A14, L1, Cl, Ala - A3a, G1 and G2. B. Site Photographs and Photo - montage. C. Colored Elevations. D. Colors and Materials Board. E. Screening Analysis (Profile View) F. Screening Analysis (Profile View of South Elevation). G. Screening Analysis (Profile View of West Elevation). H. Colored Perspective from Screening Analysis View Point (Nearest down slope private property line). I. Applicant Response to Design Review Criteria. J. Photographs of Recently Built Project by the Sunshine Ridge Developer. K. Photographs of the Affect on Building Relief of Similar Balcony Treatments,. and Similar Wall Treatments as Proposed on the East and West Ends of Building 2.* L. Multi - family Building Design Guidelines 4,5,16 and Figure 25. All of the above attachments were presented at the City Council public hearing on March 13, .1995. A subsequent Supplemental Staff Report (3/22/95) and a City Attorney memo was also submitted and discussed at the continued public hearing on March 27, 1995. All materials are on file with the Dept. of Community Development. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 3 FINDINGS VICINITY /SITE INFORMATION 1. Project Description: The applicant proposes a project with 28 condominiums and 59 parking spaces on a 1.07 acre lot. The units would be located in a street front building which varies from 2 to 3 stories and a rear building of five stories. Parking would be in a partially underground structure, whose roof would be a recreation deck. The project is more specifically described in Aacaa th u 2. Existing Development: The site is vacant with only minor trees and shrubs. A northern portion of the site has been landscaped as lawn area as it adjoins the LaVista Apartments to the north. 3. Surrounding Land Use: The Macadam Road /Southcenter Blvd. /I- 5/I -405 roadway systems dominate land uses to the south. High density residential projects adjoin property, with the LaVista Apartments to the east and north and the Southcenter View Condominiums on the west. Surrounding structures are shown in ;. The site and surrounding property is zoned RMH (Multiple residence High Density, allowing 29 dwelling units per acre). 4. Terrain: The existing topography generally slopes upward from southwest to northeast. The project sits 10 to 40 feet above Macadam Road South C and • Tukwila's Sensitive Areas Maps show Class II and Class III slopes. Site topographic survey data () confirms this identification. A geotechnical report was submitted as part of the environmental review. The report's conclusions that the proposed action could be safely built was accepted subject to further soil investigation and survey monitoring of adjacent properties (Tukwila file number L94 - 0077). 5. Access: Site access is provided by Macadam Road South. 6. Public Facilities: Macadam Road has been recently improved with curbs, gutters and sidewalks. The City owns a steeply sloping, triangular parcel between Macadam Road and the project site. This parcel has gravel utility road which joins a City trail system. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 4 BACKGROUND This multi - family project also requires a separate design approval by the Board of Architectural Review (Board) per TMC 18.60.030(2). Both Board approval and approval by the City Council are required to allow project construction. All conditions to development are cumulative, with the more stringent of over - lapping conditions being applicable. This project is subject to the criteria for Planned Residential Developments due to its location on a hillside with sensitive slopes. The Planning Commission is required to hold a public hearing on the proposed project (TMC 18.46.110(b)) and report its findings and recommendations to the City Council (TMC 18.46.110(c)). "After receipt of the Planning Commission report, the City Council shall hold a public hearing on the proposed PRD as recommended by the Planning Commission. The City Council shall give approval, approval with modifications, or disapproval to the proposed PRD." (TMC 18.46.110(d)) DECISION CRITERIA PRD review criteria are specified in TMC 18.46.060, 070, 080, 090, and 112. They are shown below in bold, along with a discussion of relevant facts. The relevant criteria and findings for these various sections are presented below, some by title only, except that TMC 18.46.112 (Review Criteria) is presented in full 18.46.060 Relationship of this chapter to other sections and other ordinances. (a)(3) Setbacks. Yard requirements as described in Chapter 18.50 shall be waived within the PRD; however, setbacks and design of the perimeter of the PRD shall be comparable to or compatible with the bulk and streetscape of the existing development of the adjacent properties or the type of development which may be permitted. Proposed building setbacks are shown in (A). These setbacks satisfy the minimum requirements which vary from 10 ft. for one story structures to 30 ft. for structures with 3+ stories. Project structures are composed of a 2 -3 story (Bldg. 1) facing the street, a central parking deck, and a 4 -5 story northern building (Bldg. about 6 stories along its west elevation. The surrounding structures are shown in . shown in ' a 1 °'''' -- southern structure garage \recreation 2). Bldg. 2 is project site and Elevations are L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 5 Surrounding 3 story structures to the east and north are up -slope or at the same elevation as the project, as shown in Sheet A7 and A8 (east), and A9 ``Alp (north). These areas, like the project site, are zoned ' RMH...( Multiple- residence High Density) at 29 dwelling units per acre. The surrounding structures about 10 feet from the common property line. This compares with the 12 foot eastern setback for Building 1, where it is one story, and 30 to 32 feet for Building 2's 4 -5 story height on the north and eastern end ('`...._ ................ 0) . On the west, project structures are setback 5 Bldg. 1 which is 3 stories in that area, 35 ft. for the parking structure which is 1.5 stories in that area, and 30 feet for Bldg. 2 which is 5 -6 stories in that area. The maximum impact of the proposed structures on surrounding buildings is from Bldg. 2 view blockage of the a LaVista building along the northern property line. Visual impacts are mitigated by a 30 ft. wide landscaped strip (Tai:). View impacts on the LaVista building are not subject to Tukwila regulation. The project lies behind a City owned parcel which fronts Macadam Road South (A). Development of the City parcel consists of a utility road and a high bank overgrown with black berry bushes. The project street frontage consists largely of the 2 -3 story Bldg. 1 (A7), behind several groups of red oak trees (LI) and an entry driveway which has a treed median island. Bldg. partially screens the 5 story Bldg. 2 elevation from the streetscape. (b) Off- street Parking. A total of 59 parking spaces is proposed. This is 3 more than the two parking spaces per unit required by TMC 18.56. (c) Platting Requirements. No subdivision is proposed. (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. The applicant has calculated impervious surface coverage at 49% of lot area (;?2) . Further evaluation of project consistency with impervious surface requirements was provided in a Dept. of Community Development (D.C.D.) "Supplemental Staff Report" (3/22/95) and in a City Attorney memo (3/22/95). These were presented and discussed at a public hearing on March 27, 1995, and are located in D.C.D. file L94 -0090. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 6 (e) Recreation Space Requirements. A total of 12,406.5 sq. ft. is proposed. 11,200 sq. ft. is needed to satisfy the 400 sq.ft. of recreation space required per dwelling unit (TMC 18.56.060). On -site trail areas make up 2,576 s.f. of total common recreation space proposed. Trail areas within the required landscaped perimeter are being counted toward satisfying this requirement per TMC 18.46.080(a), since it is being networked with the City's trail system. The applicant has agreed to provide a networking trail linkage with a minimum six ft. wide gravel trail. The trail would extend from the on -site trail to the 57th Avenue stairs, along a City utility road. Trail construction would be to the satisfaction of the Parks and Recreation Director. On -site recreation areas have been provided as shown in site contains no sensitive streams, wetlands, or trees. The (f) Landscape and Site Treatment for Sites with Class 2, Class 3, and Class 4 Geologic Hazard Areas. A geotechnical study has been submitted as part of the environmental review process. Public Works Department review has been coordinated and resulted in mitigating actions to demonstrate and monitor slope stability during construction and on a long -term basis. Geotechnical conditions will be implemented during detailed building permit review. (f)(1) Downslope and Sideyard Buffers. Elevations and off -site perspectives shall show minimum landscape coverage of twenty -five percent of the structures at time of project completion with anticipated forty percent coverage within fifteen years. This standard may supplement or be in lieu of the applicable landscape yard requirement. Screening analyses have been submitted by the applicant in attachments E through H, to demonstrate adequate buffering. These will be presented at the Planning Commission public hearing. (f)(2) Roads and Access Drives. Any road or access drive which cuts approximately perpendicular to a slope to the ridge of a hill shall have a minimum five foot planted medians. The tree shall be a species that provides a branch patter sufficient to provide at maturity, fifty percent coverage of the pavement area. Roads or drives which require retaining walls parallel to the topographic line shall plant roadside buffers of Northwest native plant species. Only a small driveway segment at the project entry has an approximately perpendicular angle to the hillside slope. This entry segment has a treed, 5 ft. wide landscaped median ( .) C, (- L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 7 (g) The Board of Architectural Review shall review guidelines for single family and multifamily developments (sic). The design and review of the PRD shall also utilize the guidelines of Section 18.60.050. Consistency with Board of Architectural Review (BAR) criteria has been addressed in: 1. the "Staff Report to the Board of Architectural Review" dated December 9, 1994, 2. BAR and Planning Commission deliberations and recommendations as reported in their minutes of a joint public hearing on December 15, 1994, which includes an agreement by the applicant to satisfy all recommended conditions to approval, and 3. subsequent design changes to satisfy City design guidelines for multi - family developments. The most significant design changes between the BAR /Planning Commission public hearing and the City Council public hearing are represented by the following: a. Bldg. 2 South Elevation -- The horizontal modulation was increased and the east wing's height was decreased to provide a symmetrical focus on a new central tower structure A2 and A1/.1), b. Bldg. 2 North Elevation -- The eave and roof lines were simplified by removing inappropriate gables (AB), c. Bldg. 2 East and West Elevations -- Replacing the gabled roof with a hipped design to lower perceived wall mass and increasing architectural elements to add a level of visual interest which is commensurate with the wall's scale and ;44 , and d. Lengthening the entry walkway to reduce its slope and buffering it from vehicular traffic with landscaping (). This material and other project design issues were discussed at the City Council hearing on March 13, 1995. (h) For single family developments, site plans shall include placement and footprint of the residences, driveways and roads. Not applicable. 18.46.070 Density Standards The RMH one allows a maximum density of one residence for each 1,500 sq. ft. of lot area (29 dwelling units per acre). The L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 8 project site has 46,721 sq. ft. and has a maximum potential of 31 dwelling units. 28 dwelling units are proposed (26 dwelling units per acre). No density bonuses are requested. 18.46.080 Open Space (a) Each planned residential development shall provide not less than twenty percent of the gross site area for common open space which shall: (1) Provide either passive or active recreation concentrated in large usable areas; (2) Network with the trail and open space system of the City and provide a connection and extension, if feasible; and (3) Be under one ownership.. responsible for the maintenance of the common open space... The 46,271 sq. ft. site requires 9,254.2 sq. ft. of common recreation space to satisfy the 20% requirement. The applicant has identified 12,406.5 sq. ft. of common recreation space (see discussion in TMC 18.46.060(e)). (b) Planned residential developments shall set aside sensitive areas and their buffers in a. sensitive areas tract as required by Section 18.45.090, and will be exempted from other open space requirements of this section. 18.45.090 Sensitive Area Tracts. (a) In development proposals for planned residential or mixed area developments, ... applicants shall create sensitive areas tracts, in lieu of an open space tract, per the standards of Section 18.46.080. " 'Sensitive areas' means wetlands, watercourses, areas of geologic instability other than Class I areas, abandoned coal mine areas, and important geological or archaeological sites." (TMC 18.06.697) " 'Sensitive area buffer' means the area contiguous to a sensitive area that is required for the continued maintenance, function and structural stability of the sensitive area." (TMC 18.06.695) " 'Sensitive area tract' means a tract which is created to protect the sensitive area and its buffer, whose maintenance is assured, and which is recorded on all documents of title of record for all affected lots and subsequent owners." (TMC 18.06.698) One way to resolve these multiple criteria is to create a "sensitive area tract" which encompasses at least 20% L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 9 of the site and establishing that the site continues to have the active, passive or trail oriented recreational characteristics needed to satisfy TMC 18.46.080. On -site sensitive areas are geologically unstable areas. These sites may be altered based on TMC 18.45.080(e) (Uses and Standards for Areas of Potential Geologic Instability) which requires assurance of continued slope stability. The proposed project has demonstrated this ability based on geotechnical studies submitted during environmental review per TMC 21.04.140 (Environmental Checklist). The proposed action needs no sensitive area buffers to achieve the ordinance purpose of slope stability (TMC18.45.040(3)) based on the geotechnical study. The 20% of site area "sensitive area tract" required of PRD's is 9,344 sq. ft. for this project (0.20 x 46,721). This is satisfied by the cumulative 13,250 sq. ft. in landscaped perimeter areas which have been regraded to shallower slopes and landscaped to prevent erosion and provide a buffer between other developments . 18.46.090 Relationship to adjacent areas. (a) The design and layout of a planned residential development shall take into account the integration and compatibility of the site to the surrounding areas. The perimeter of the PRD shall be so designed as to minimize any undesirable impact of the PRD on adjacent properties. (b) Setbacks from the property lines of the PRD shall be comparable to, or compatible with, those of the existing development of adjacent properties or, if adjacent properties are undeveloped, the type of development which may be permitted. Relationship to adjacent areas has been discussed above in TMC 18.46.060(a)(3). 18.46.112 Review Criteria. (1) Requirements of the subdivision code for the proposed development have been met, if appropriate; No subdivision activity is proposed. 'Estimated landscaped perimeter areas are 3,300 in the south (front), 1,450 in the east, 6,850 in the north, and 1650 in the west. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 10 (2) Reasons for density bonuses meet the criteria as listed in Section 18.46.070; No density bonus is requested. (3) Adverse environmental impacts have been mitigated; An environmental evaluation of the site has been completed and a mitigated determination of non - significance has been issued (L94- 0077). Conditions include additional geotechnical analysis to supplement the already submitted materials, and survey monitoring of slope stability. (4) Compliance of the proposed PRD to the provisions of this chapter and Chapter 18.45 (Sensitive Areas Overlay Zone); PRD review is required because of the "Areas of Potential Geologic Instability" found on site. Consistency of the proposed action with this chapter and TMC 18.45 have been discussed herein. Coordination with TMC 18.45 is specifically reviewed in 18.46.090 above. Additional geotechnical analyses and construction monitoring will be required during the building permit and construction phase as required in the mitigated determination of non - significance. (5) Time limitations, if any, for the entire development and specified stages have been documented in the application; Construction is anticipated to begin during Spring, 1995. No completion date has been specified. (6) Development in accordance with the Comprehensive Land Use Policy Plan and other relevant plans; The project is consistent with the Comprehensive Plan Land Use Policy Map, as implemented by the Tukwila Zoning Map. Relevant Comprehensive Polices include the following: Natural Environment Obj. 3: Pol. 1: Discourage development on slopes in excess of 20 percent. Pol. 2: Preserve the views of hillside residents. Pol. 3: Preserve and promote the quality of natural landform. The proposed development occurs on slopes in excess of 33 %. This is permitted pursuant to the provisions of the Sensitive Areas Ordinance (TMC 18.45), which allows such construction if it can be done safely. View preservation is not a development standard which can be implemented as it requires identification of view points and view sheds. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 11 Preservation of the natural landform is generally reflected in building massing and spacing. The treed quality of the hillside may be enhanced by planting mid and large stature trees within the project as discussed in the Board of Architectural Review staff report previously incorporated. Housing Obj. 1: Pol. 1: Encourage housing developments which provide a diversity of housing types. Pol. 2: Encourage the development of owner- occupied multiple- family residential units. The project does have a variety of higher density housing structures (2, 3, and 5 story building components). However it is not the wide diversity of housing types identified in the policy discussion. The condominium units would tend to be owner- occupied. (7) Compliance with the Board of Architectural Review guidelines (Section 18.60.050); and The Board of Architectural Review staff report has been previously incorporated (see TMC 18.46.060(g)). (8) Appropriate retention and preservation of existing trees and vegetation recommended by tba Director of the Department of Community Development. There are no significant trees on site. CONCLUSIONS 1. Slope stability during construction and on a long term basis, has been largely demonstrated during the environmental review process. Additional analyses and implementation details will be established during the building permit review process and prior to authorizing construction. 2. The specific development standards in TMC 18.46.060, 070, 080, and 090 have been satisfied subject to the conditions of approval listed below. 3. PRD general review criteria (TMC 18.46.112) have been satisfied subject to the conditions listed below. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 12 CONDITIONS OF APPROVAL Based on the above findings and conclusions, the Tukwila City Council approves the planned residential development application subject to the following conditions: 1. A cedar tree per Landscape Plan "TP," shall be incorporated into the east and western halves of the recreation deck per concern number 8. Location shall be subject to approval by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. 2. A maintenance program for hydroseeded areas shall be provided prior to issuance of a building permit, 3. At least one, in- ground moisture sensor shall be installed, 4. A minimum six foot wide trail linkage shall be provided between the on -site path and 57th Avenue stairs, which is acceptable to the Parks and Recreation Director and Public Works Director, 5. Vehicle headlights shall be screened from shining onto the Southcenter View Condominiums as they emerge from the covered parking areas. Screening shall consist of a combination lattice screen and evergreen vines and shrubs or equivalent and 6. Any design inconsistencies shall be resolved by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. file:94 \sunshin \cnclf &c ' City of Tukwila Department of Community Development Steve Lancaster, Director 1908 John W. Rants, Mayor MEMORANDUM To: Mayor Rants From: Steve Lancaster, Director Date: March 30, 1995 RE: Sunshine Ridge Condominium Adopting Resolution Attached is a resolution which implements the City Council's informal vote to approve the Sunshine Ridge Condominium planned residential development application (L94- 0090). The City Attorney has completed her review and all changes have been incorporated. Please contact me if I can be of further help. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington . 98188 (206) 4313670 . • Fax (206) 431-3665 N: • AA ► Ip 1 J its:' 4 City of Tukwila Washington Resolution No. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, TO APPROVE AN APPLICATION FOR THE SUNSHINE RIDGE PLANNED RESIDENTIAL DEVELOPMENT AND ADOPTING FINDINGS AND CONCLUSIONS. WHEREAS, the developers of the Sunshine Ridge Condominiums submitted an application for approval of a planned residential development, as a multi - family development on sensitive slopes, pursuant to TMC 18.45.060(2) (file L94- 0090); and WHEREAS, a mitigated determination of non - significance was issued pursuant to TMC 21.04.150 (L94- 0077); and WHEREAS, the Planning Commission did hold a public hearing and recommend approval with conditions on December 15, 1994; and WHEREAS, the City Council held public hearings to consider this application on March 13, 1995 and March 27, 1995. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY RESOLVES AS FOLLOWS: SECTION 1: FINDINGS 1. The subject planned residential development application was received on August 25, 1994, and was thereby vested in the review criteria of TMC 18.46, prior to amendment by Ordinance 1711, which was effective on September 21, 1994. 2. The project design reviewed by the City Council is shown in Attachment A. The design of Building 2 was substantially revised subsequent to review by the Planning Commission. Both designs reviewed by the Planning Commission and the subsequent revisions were presented in Dept. of Community Development written submittals and discussed during public hearings. These materials are located in Dept. of Community Development file L94 -0090. 3. Findings and conclusions regarding the consistency of the subsequently revised designs (Attachment A), with planned residential development review criteria in TMC 18.46.060, .070, .080, .090, and .112, have been presented in Attachment B. The City Council expressly adopts the Findings and Conclusions in Attachment B. SECTION 2: Planned Residential Development Application Conditionally Approved. Based on the findings and conclusions set forth or adopted by reference in Section 1, the planned residential development application for the Sunshine Ridge Condominiums (file L94 -0090) is herewith approved with the following conditions: 1. A cedar tree per Landscape Plan "TP," shall be incorporated into the east and western halves of the recreation deck per concern number 8. Location shall be subject to approval by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR; 2. A maintenance program for hydroseeded areas shall be provided prior to issuance of a building permit; 3. At least one, in- ground moisture sensor shall be installed; 4. A minimum six foot wide trail linkage shall be provided between the on -site path and 57th Avenue stairs, which is acceptable to the Parks and Recreation Director and Public Works Director; 5. Vehicle headlights shall be screened from shining onto the Southcenter View Condominiums as they emerge from the covered parking areas. Screening shall consist of a combination lattice screen and evergreen vines and shrubs or equivalent; and 6. Any design inconsistencies shall be resolved by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this day of ,1995. Joyce Craft, Council President ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: By: Office of the City Attorney Filed with the City Clerk: Passed by the City Council: Resolution Number ATTACHMENT A PROJECT PLAN SHEETS Full sized sheets and other project . design materials which were presented at the City Council public hearings are on file with the Department of Community Development in file L94 -0090. /i R St 05 3..!.� 03:291 �+-- LLam�•, n .L 5 SUNSHINE RIDGE A 28 —Unit Condominium for RSA Associates \7ocodom Rood. 7uk.11o. We+hInglon g,. , iii ;:z z sxlii RECEIVED MAR 0 71995 COMMUNi TY DEVELOPMENT tn. KUSSMAN ASSOCIATES Architects, Planners & Consultants P.a, lo. 1703. lah.L WA P60414707 (706 661.7300 • Fax 663.1307 5 0170'55 55,05' N 0176'1!' L s M OE'SS3�■ 44 11 b 1 p '- F. EcENED # Valfli II �:i f� 1 "Pi :iii `i • 1 E ' 1 iiF I P I "" ; 11 • LIAR 71995 ` , AT 3 COivtMUNi 1'Y :ii.o j I i ti:P DEVELOPMENT ;a g Ls p ! . Qr.r. 1 I I' i SUNSHINE RIDGE A 28 —Unit Condominium for RSA Associates Macadam Road. 'Tukwila. Wa•hln5lon KUSSMAN ASSOCIATES Architeas, Planners & Consultants P.O. Sox 1505, Io hell. WA 555011.1705 (2064 505.7700 • r„. 555.5702 t S 01'26'48" W 56,05' rd tI s N 01'26'48" E 140.23' it N 00'32'02" W () CDCD SUNSHINE RIDGE A 28 —Unit Condominium for RSA Associates Macadam Road. 'Tukwila. Washln0ton MAR 0 71995 COivlMVi u N i TY DEVELOPMENT IICUSSMAN ASSOCIATES Architects, Planners & Consultants P.O. Hs 170s. Iaken. WA 11041.1701 (704 111.7700 • Fs. 113.1007 a^" 0 ( 1111 11111 111111 111111 II varnm 11111 11111 I \i rte. =111 u∎ milt =11•1111 1•1111 E 11 EE ist.)♦E.r �� 6 Y z a.<•c...• AMA s t RECEIVED MAR 0 71995 COMMuN; +'Y DEVELOPMENT SUNSHINE RIDGE A 28 —Unit Condominium for RSA Associates Macadam Rood. luhvlla. Washington 1 _I KUSSMAN ASSOCIATES Architeas, Planners & Consultants 9A. Sox 1705. Bothell. WA 90041.1700 12061 101.7700 • Fos 115.1042 1 • • i i Imp. 11111 nn nnn =Mon al PI �t•7tl.1 t1oi t■�71 x�•a�tL1 :G 11 `ul i•>.ri� LINAPIN til.: 911 • I•1(:17 =C Keil se Nom ►�1- 4v R 1 e c Eel Y3HY NOLLY31133H f • � --I OtllI ll I► rmrl II • • • —t =V Nor i• i At II► »st,>ull i 51 P zi • 41 z t z Ic zi ONIOIIl10 IMMO =9ie /nii 1111 I u �1 uM I 11111 7� R .2.111,24°11. . RECEIVED MAR' 0 7 1995 CUMiViuN t Y DEVELOPMENT SUNSHINE RIDGE A 28 -Unit Condominium for RSA Associates Macadam Rood. Tukwila, WashInglon KUSSMAN ASSOCIATES Architects, Planners & Consultants _ P0. lox 7705, 6owhdl, WA 911017•7705 (706) 161•7200 • Fax 915.1707 e !: ,• 41,1' 1. l!t .'s!Jtri' • fir I SUNSHINE RIDGE A 28—Unit Condominium for RSA Associates Wocadom Rood, Tuk•lia, Washington • It - - 'RE I: 1 MAR 0 7 1995 ;IDEIP N. 1 Y ENT 4.m:va KUSSMAN ASSOCIATES • Architects, Planners & Consultants 1111, PD. Mon 170S, lk.thell, WA 911611•1703 (206/ 11614700 • F. &LW ROI • rt.t RECEIVED MAR 0 71995 I IF- I C NIuNc�i'Y DEV OPMENT SUNSHINE RIDGE A 28 —Unit Condominium for . RSA Associates Yecedom. Rood, ivkwllo, Wo,hlnUlon ti; KUSSMAN ASSOCIATES Architeas, Planners & Consuharts ►D. Sox 1703,1.41.11 W.4 10041•1703 (201) MI•7200 • nor NS•1302 +.. L L RECEIVED MAR 0 11995 COMMUNt t Y DEVELOPMENT SUNSHINE RIDGE A 28 —Unit Condominium for RSA Associates Liocodam Road, Tukwila, Wa.hlnylon OP' KUSSMAN ASSOCIATES Archileas, Planners & Consuliants _ P.O. U. 1101. Pathdl. WA 01041.1705 (406) 1161.7700 • Pas 111.1507 • • , • . ••,! 71 • i757•P•1 .• R. I! .4. • I' . : t •••—•41 SUNSHINE RIDGE A 28—Unit Condominium lor RSA Associates Macadam Rood, Tukwila, Washington RECEIVED • MAR 0 7 1995 comiviuN:1 Y DEVELOPMENT KUSSMAN ASSOCIATES Architects, Planners & Consultants P.O. ism 1703, 11611.611. WA 116041.1703 NIONIF (706) 161.7200 • Fac 163.1702 • • • I 4 L a 7.0 1. 1 11 11 :1 N e SUNSHINE RIDGE A 28 —Unit Condominium for RSA Associates Wocudon\ Rood. 7uk.11o, Washington RECEIVED MAR 0 7.1995 COMMUNITY DEVELOPMENT IKUSSMAN ASSOCIATES Architects, Planners & Consulurrs PD. I. 1706, 7elkeil, WA 10011.1705 1706) 1161.7200 • Fax 1144.1772 .,'!F'i'r, i,da 0 1' • • ..�.�.,,....�...,_....�, • RECEIVED MAR 0 7.1995 COrviiwUN; DEVELOPMENT KUSSMAN ASSOCIATES Architects, Planners & Consuluns rn. {as 1703, 14041. WA NO41.1705 (7061 661.7700 • 1.c 613.1307 Q ■ 1 G rrr—H* i 1 I •t. • : .L II! Eitli si t - is Ii _ i I 7 t RECEIVED MAR 0 71995 COIVMNiUNs 1•Y DEVELOPMENT SUNSHINE RIDGE A 28 —Unit Condominium for RSA Associates Macadam Rood, Tukwila, Washington I • ICUSSMAN ASSOCIATES Archileas, Planners & Consultants P.O. Sea 1703. Bothell. WA 91041•1703 (206) 061.7200 • rat 113.1302 } e it j;i ea c { Z r • r ) 5 RECEIVE..:.P1 tAR 0 71995 i�F F commuN: 1 '! DEVELOPMENT Hi= YB y C • SUNSHINE RIDGE A 28 —Unit Condominium for RSA Associates Yacado, Road, Tuk.11o. Wa.hln5len KUSSMAN ASSOCIATES Architects, Planners & Consultants PA. ll.a 1705.1.A 11, WA 10041.1705 (e1 561.7200 • Fax 103.1502 /,,?:,. / % BUIIDItJG I - ft-0126'481 liM15°147.41141,- skinWiVaili MI • ,� -r- _ •.: r�GiO r,,1 +�• N�I _ t1�IO/ ?�am n ;_IM M°,'• , 1 T f •> ��i ter'` F / �� + �W�• �,. — ■��Oy -� _ �. fir. _• __-- v \ N 00'32'02• W ./- _� �I i.6 ! N LINE C r ';',<•,..%:'...:: EtIILUIIJG 1 {t ! !iI'jjIIi1!1IjLj1!I':! 4flliliil!! ii'!9iIIi i ±� > I!tji1iIIiiU1 j• . eE{ 1 1i! it..l .i .S {Iti.i!PI{JIJ i rr fi ;ic! ■:i�r 06,111 lit iiiftli ":141 �{ stli 1104411'1h. 2 i r i VhE t "� 1 Eii9 ;, =iii [1.i, to it•1 {.c 1 1 . i , i E A...t ii c. ! pt ji t ii� . .itcile li: ll' _ ` r • .-. tE I` i jI Ii :t 11 i c3 v.m ? . it t. t.•. { f i ,• t ( ii �� -' • t � . I iii.i.e '� tilt i i 3- 6 d _ iJitilj it i ° �l_ [. t E ti ! . { EIli! 33 Ei l i tl` (j l' 96 i 111:111 F 1 r� 3 - - ' 1 �ri3i iS��'c� �] li { t !F i li ii � kf� r " �� ! c rF � c P:01 ! { ` . i rJh A I.I�c1:,01 i!!'1 i(i[i'I1{tI {I t 1 1t .t ( i { ii ii ! I c ti { fi {i it C(:IVIIVIt.�i,1 tt Y i' i i I i i r I �°_; SUNSHINE R- IDGE` =LOPnf KUSSMAN ASSOCIATES Architects, Planners & Consultants 11111110 P.O. 11u+ 1705, &ANA1, WA 910511705 1206) 161.7200 • F. 1115.1702 E' : ▪ I i •r so. -0 ...wt, .• ,. Ir•t.. .1 I �1IiI ! i !t !Whin Ii , Iii 1111 1 II{it{il(itlli�i I t Ii Ili li.i:itiltt iilil:f Iili%ii1 IIII1 A 28 -Unit Condominium for RSA Associates Yacodam Rood, Tukwila, Woihinglon ATTACHMENT B SUNSHINE RIDGE CONDOMINIUMS TUKWILA CITY COUNCIL FINDINGS AND CONCLUSIONS Prepared March 30, 1995 HEARING DATES: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: DEPT. OF COMMUNITY DEVELOPMENT STAFF: March 13, 1995 and March 27, 1995 L94 -0090: Sunshine Ridge Condominiums Planned Residential Development Lyle Kussman Recommend approval of the proposed 28 unit condominium to the City Council. 15200 Macadam Road South, Tukwila, WA (King Co. Tax Lot 115720 - 0222). 1.07 High Density Residential RMH (Multiple- residence High Density) Mitigated Determination of Non - Significance. Vernon Umetsu L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 2 ATTACHMENTS: A Site Plans and Sections in 21 sheets labeled Al thru A14, L1, Cl, Ala - A3a, G1 and G2. B. Site Photographs and Photo - montage. C. Colored Elevations. D. Colors and Materials Board. E. Screening Analysis (Profile View) F. Screening Analysis (Profile View of South Elevation). G. Screening Analysis (Profile View of West Elevation). H. Colored Perspective from Screening Analysis View Point (Nearest down slope private property line). I. Applicant Response to Design Review Criteria. J. Photographs of Recently Built Project by the Sunshine Ridge Developer. K. Photographs of the Affect on Building Relief of Similar Balcony Treatments, and Similar Wall Treatments as Proposed on the East and West Ends of Building 2.* L. Multi - family Building Design Guidelines 4,5,16 and Figure 25. All of the above attachments were presented at the City Council public hearing on March 13, 1995. A subsequent Supplemental Staff Report (3/22/95) and a City Attorney memo was also submitted and discussed at the continued public hearing on March 27, 1995. All materials are on file with the Dept. of Community Development. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 3 FINDINGS VICINITY /SITE INFORMATION 1. Project Description: The applicant proposes a project with 28 condominiums and 59 parking spaces on a 1.07 acre lot. The units would be located in a street front building which varies from 2 to 3 stories and a rear building of five stories. Parking would be in a partially underground structure, whose roof would be a recreation deck. The project is more specifically described in 2. Existing Development: The site is vacant with only minor trees and shrubs. A northern portion of the site has been landscaped as lawn area as it adjoins the LaVista Apartments to the north. 3. Surrounding Land Use: The Macadam Road /Southcenter Blvd. /I- 5/I -405 roadway systems dominate land uses to the south. High density residential projects adjoin property, with the LaVista Apartments to the east and north and the Southcenter View Condominiums on the west. Surrounding structures are shown in ?3. The site and surrounding property is zoned RMH (Multiple- residence High Density, allowing 29 dwelling units per acre). 4. Terrain: The existing topography generally slopes upward from southwest to northeast. The project sits 10 to 40 feet above Macadam Road South `attd r) . Tukwila's Sensitive Areas Maps show Class II and Class III slopes. Site topographic survey data () confirms this identification. A geotechnical report was submitted as part of the environmental review. The report's conclusions that the proposed action could be safely built was accepted subject to further soil investigation and survey monitoring of adjacent properties (Tukwila file number L94- 0077). 5. Access: Site access is provided by Macadam Road South. 6. Public Facilities: Macadam Road has been recently improved with curbs, gutters and sidewalks. The City owns a steeply sloping, triangular parcel between Macadam Road and the project site. This parcel has gravel utility road which joins a City trail system. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 4 BACKGROUND This multi - family project also requires a separate design approval by the Board of Architectural Review (Board) per TMC 18.60.030(2). Both Board approval and approval by the City Council are required to allow project construction. All conditions to development are cumulative, with the more stringent of over - lapping conditions being applicable. This project is subject to the criteria for Planned Residential Developments due to its location on a hillside with sensitive slopes. The Planning Commission is required to hold a public hearing on the proposed project (TMC. 18.46.110(b)) and report its findings and recommendations to the City Council (TMC 18.46.110(c)). "After receipt of the Planning Commission report, the City Council shall hold a public hearing on the proposed PRD as recommended by the Planning Commission. The City Council shall give approval, approval with modifications, or disapproval to the proposed PRD." (TMC 18.46.110(d)) DECISION CRITERIA PRD review criteria are specified in TMC 18.46.060, 070, 080, 090, and 112. They are shown below in bold, along with a discussion of relevant facts. The relevant criteria and findings for these various sections are presented below, some by title only, except that TMC 18.46.112 (Review Criteria) is presented in full 18.46.060 Relationship of this chapter to other sections and other ordinances. (a)(3) Setbacks. Yard requirements as described in Chapter 18.50 shall be waived within the PRD; however, setbacks and design of the perimeter of the PRD shall be comparable to or compatible with the bulk and streetscape of the existing development of the adjacent properties or the type of development which may be permitted. Proposed building setbacks are shown in Al . These setbacks satisfy the minimum requirements which vary from 10 ft. for one story structures to 30 ft. for structures with 3+ stories. Project structures are composed of a 2 -3 story (Bldg. 1) facing the street, a central parking deck, and a 4 -5 story northern building (Bldg. about 6 stories along its west elevation. The surrounding structures are shown in s # shown in A = >t _........ southern structure garage \recreation 2). Bldg. 2 is project site and Elevations are L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 5 Surrounding 3 story structures to the east and north are up -slope or at the same elevation as the project, as shown in Sheet A7 and A8 (east), and A9 aild Al0 (north). These areas, like the project site, are zoned RMH ( Multiple- residence High Density) at 29 dwelling units per acre. The surrounding structures about 10 feet from the common property line. This compares with the 12 foot eastern setback for Building 1, where it is one story, and 30 to 32 feet for Building 2's 4 -5 story height on the north and eastern end (A7r$r: 0). On the west, ) project structures are setback 51feet"�or Bldg. 1 which is 3 stories in that area, 35 ft. for the parking structure which is 1.5 stories in that area, and 30 feet for Bldg. 2 which is 5 -6 stories in that area. The maximum impact of the proposed structures on surrounding buildings is from Bldg. 2 view blockage of the a LaVista building along the northern property line. Visual impacts are mitigated by a 30 ft. wide landscaped strip (L1). View impacts on the LaVista building are not subject to Tukwila regulation. The project lies behind a City owned parcel which fronts Macadam Road South (A). Development of the City parcel consists of a utility road and a high bank overgrown with black berry bushes. The project street frontage consists largely of the 2 -3 story Bldg. 1 (A7), behind several groups of red oak trees (��) and an entry driveway which has a treed median island. Bldg.-1 partially screens the 5 story Bldg. 2 elevation from the streetscape. (b) Off - street Parking. A total of 59 parking spaces is proposed. This is 3 more than the two parking spaces per unit required by TMC 18.56. (c) Platting Requirements. No subdivision is proposed. (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. The applicant has calculated impervious surface coverage at 49% of lot area (A2). Further evaluation of project consistency with impervious surface requirements was provided in a Dept. of Community Development (D.C.D.) "Supplemental Staff Report" (3/22/95) and in a City Attorney memo (3/22/95). These were presented and discussed at a public hearing on March 27, 1995, and are located in D.C.D. file L94 -0090. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 6 (e) Recreation Space Requirements. A total of 12,406.5 sq. ft. is proposed. 11,200 sq. ft. is needed to satisfy the 400 sq.ft. of recreation space required per dwelling unit (TMC 18.56.060). On -site trail areas make up 2,576 s.f. of total common recreation space proposed. Trail areas within the required landscaped perimeter are being counted toward satisfying this requirement per TMC 18.46.080(a), since it is being networked with the City's trail system. The applicant has agreed to provide a networking trail linkage with a minimum six ft. wide gravel trail. The trail would extend from the on -site trail to the 57th Avenue stairs, along a City utility road. Trail construction would be to the satisfaction of the Parks and Recreation Director. On -site recreation areas have been provided as shown in 1 site contains no sensitive streams, wetlands, or trees. `...._ The (f) Landscape and Site Treatment for Sites with Class 2, Class 3, and Class 4 Geologic Hazard Areas. A geotechnical study has been submitted as part of the environmental review process. Public Works Department review has been coordinated and resulted in mitigating actions to demonstrate and monitor slope stability during construction and on a long -term basis. Geotechnical conditions will be implemented during detailed building permit review. (f)(1) Downslope and Sideyard Buffers. Elevations and off -site perspectives shall show minimum landscape coverage of twenty -five percent of the structures at time of project completion with anticipated forty percent coverage within fifteen years. This standard may supplement or be in lieu of the applicable landscape yard requirement. Screening analyses have been submitted by the applicant in attachments E through H, to demonstrate adequate buffering. These will be presented at the Planning Commission public hearing. (f)(2) Roads and Access Drives. Any road or access drive which cuts approximately perpendicular to a slope to the ridge of a hill shall have a minimum five foot planted medians. The tree shall be a species that provides a branch patter sufficient to provide at maturity, fifty percent coverage of the pavement area. Roads or drives which require retaining walls parallel to the topographic line shall plant roadside buffers of Northwest native plant species. Only a small driveway segment at the project entry has an approximately perpendicular angle to the hillside slope. This entry segment has a treed, 5 ft. wide landscaped median () ' L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 7 (g) The Board of Architectural Review shall review guidelines for single family and multifamily developments (sic). The design and review of the PRD shall also utilize the guidelines of Section 18.60.050. Consistency with Board of Architectural Review (BAR) criteria has been addressed in: 1. the "Staff Report to the Board of Architectural Review" dated December 9, 1994, 2. BAR and Planning Commission deliberations and recommendations as reported in their minutes of a joint public hearing on December 15, 1994, which includes an agreement by the applicant to satisfy all recommended conditions to approval, and 3. subsequent design changes to satisfy City design guidelines for multi - family developments. The most significant design changes between the BAR /Planning Commission public hearing and the City Council public hearing are represented by the following: a. Bldg. 2 South Elevation -- The horizontal modulation was increased and the east wing's height was decreased to provide a symmetrical focus on a new central tower structure l> :2 and X7::.1 , b. Bldg. 2 North Elevation -- The eave and roof lines were simplified by removing inappropriate gables (A!), c. Bldg. 2 East and West Elevations -- Replacing the gabled roof with a hipped design to lower perceived wall mass and increasing architectural elements to add a level of visual interest which is commensurate with the wall's scale ( and Al) , and d. Lengthening the entry walkway to reduce its slope and buffering it from vehicular traffic with landscaping () This material and other project design issues were discussed at the City Council hearing on March 13, 1995. (h) For single family developments, site plans shall include placement and footprint of the residences, driveways and roads. Not applicable. 18.46.070 Density Standards The RMH zone allows a maximum density of one residence for each 1,500 sq. ft. of lot area (29 dwelling units per acre). The L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 8 project site has 46,721 sq. ft. and has a maximum potential of 31 dwelling units. 28 dwelling units are proposed (26 dwelling units per acre). No density bonuses are requested. 18.46.080 Open Space (a) Each planned residential development shall provide not less than twenty percent of the gross site area for common open space which shall: (1) Provide either passive or active recreation concentrated in large usable areas; (2) Network with the trail and open space system of the City and provide a connection and extension, if feasible; and (3) Be under one ownership.. responsible for the maintenance of the common open space... The 46,271 sq. ft. site requires 9,254.2 sq. ft. of common recreation space to satisfy the 20% requirement. The applicant has identified 12,406.5 sq. ft. of common recreation space (see discussion in TMC 18.46.060(e)). (b) Planned residential developments shall set aside sensitive areas and their buffers in a sensitive areas tract as required by Section 18.45.090, and will be exempted from other open space requirements of this section. 18.45.090 Sensitive Area Tracts. (a) In development proposals for planned residential or mixed area developments, ... applicants shall create sensitive areas tracts, in lieu of an open space tract, per the standards of Section 18.46.080. " 'Sensitive areas' means wetlands, watercourses, areas of geologic instability other than Class I areas, abandoned coal mine areas, and important geological or archaeological sites." (TMC 18.06.697) " 'Sensitive area buffer' means the area contiguous to a sensitive area that is required for the continued maintenance, function and structural stability of the sensitive area." (TMC 18.06.695) " 'Sensitive area tract' means a tract which is created to protect the sensitive area and its buffer, whose maintenance is assured, and which is recorded on all documents of title of record for all affected lots and subsequent owners." (TMC 18.06.698) One way to resolve these multiple criteria is to create a "sensitive area tract" which encompasses at least 20% .,. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 9 of the site and establishing that the site continues to have the active, passive or trail oriented recreational characteristics needed to satisfy TMC 18.46.080. On -site sensitive areas are geologically unstable areas. These sites may be altered based on TMC 18.45.080(e) (Uses and Standards for Areas of Potential Geologic Instability) which requires assurance of continued slope stability. The proposed project has demonstrated this ability based on geotechnical studies submitted during environmental review per TMC 21.04.140 (Environmental Checklist). The proposed action needs no sensitive area buffers to achieve the ordinance purpose of slope stability (TMC18.45.040(3)) based on the geotechnical study. The 20% of site area "sensitive area tract" required of PRD's is 9,344 sq. ft. for this project (0.20 x 46,721). This is satisfied by the cumulative 13,250 sq. ft. in landscaped perimeter areas which have been regraded to shallower slopes and landscaped to prevent erosion and provide a buffer between other developments . 18.46.090 Relationship to adjacent areas. (a) The design and layout of a planned residential development shall take into account the integration and compatibility of the site to the surrounding areas. The perimeter of the PRD shall be so designed as to minimize any undesirable impact of the PRD on adjacent properties. (b) Setbacks from the property lines of the PRD shall be comparable to, or compatible with, those of the existing development of adjacent properties or, if adjacent properties are undeveloped, the type of development which may be permitted. Relationship to adjacent areas has been discussed above in TMC 18.46.060(a)(3). 18.46.112 Review Criteria. (1) Requirements of the subdivision code for the proposed development have been met, if appropriate; No subdivision activity is proposed. lEstimated landscaped perimeter areas are 3,300 in the south (front), 1,450 in the east, 6,850 in the north, and 1650 in the west. (.. . L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 10 (2) Reasons for density bonuses meet the criteria as listed in Section 18.46.070; No density bonus is requested. (3) Adverse environmental impacts have been mitigated; An environmental evaluation of the site has been completed and a mitigated determination of non - significance has been issued (L94- 0077). Conditions include additional geotechnical analysis to supplement the already submitted materials, and survey monitoring of slope stability. (4) Compliance of the proposed PRD to the provisions of this chapter and Chapter 18.45 (Sensitive Areas Overlay Zone); PRD review is required because of the "Areas of Potential Geologic Instability" found on site. Consistency of the proposed action with this chapter and TMC 18.45 have been discussed herein. Coordination with TMC 18.45 is specifically reviewed in 18.46.090 above. Additional geotechnical analyses and construction monitoring will be required during the building permit and construction phase as required in the mitigated determination of non - significance. (5) Time limitations, if any, for the entire development and specified stages have been documented in the application; Construction is anticipated to begin during Spring, 1995. No completion date has been specified. (6) Development in accordance with the Comprehensive Land Use Policy Plan and other relevant plans; The project is consistent with the Comprehensive Plan Land Use Policy Map, as implemented by the Tukwila Zoning Map. Relevant Comprehensive Polices include the following: Natural Environment Obj. 3: Pol. 1: Discourage development on slopes in excess of 20 percent. Pol. 2: Preserve the views of hillside residents. Pol. 3: Preserve and promote the quality of natural landform. The proposed development occurs on slopes in excess of 33 %. This is permitted pursuant to the provisions of the Sensitive Areas Ordinance (TMC 18.45), which allows such construction if it can be done safely. View preservation is not a development standard which can be implemented as it requires identification of view points and view sheds. L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 11 Preservation of the natural landform is generally reflected in building massing and spacing. The treed quality of the hillside may be enhanced by planting mid and large stature trees within the project as discussed in the Board of Architectural Review staff report previously incorporated. Housing Obj. 1: Pol. 1: Encourage housing developments which provide a diversity of housing types. Pol. 2: Encourage the development of owner - occupied multiple - family residential units. The project does have a variety of higher density housing structures (2, 3, and 5 story building components). However it is not the wide diversity of housing types identified in the policy discussion. The condominium units would tend to be owner- occupied. (7) Compliance with the Board of Architectural Review guidelines (Section 18.60.050); and The Board of Architectural Review staff report has been previously incorporated (see TMC 18.46.060(g)). (8) Appropriate retention and preservation of existing trees and vegetation recommended by the Director of the Department of Community Development. There are no significant trees on site. CONCLUSIONS 1. Slope stability during construction and on a long term basis, has been largely demonstrated during the environmental review process. Additional analyses and implementation details will be established during the building permit review process and prior to authorizing construction. 2. The specific development standards in TMC 18.46.060, 070, 080, and 090 have been satisfied subject to the conditions of approval listed below. 3. PRD general review criteria (TMC 18.46.112) have been satisfied subject to the conditions listed below. • L94 -0090: Sunshine Ridge Condominium P. R. D. March 30, 1995 Page 12 CONDITIONS OF APPROVAL Based on the above findings and conclusions, the Tukwila City Council approves the planned residential development application subject to the following conditions: 1. A cedar tree per Landscape Plan "TP," shall be incorporated into the east and western halves of the recreation deck per concern number 8. Location shall be subject to approval by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. 2. A maintenance program for hydroseeded areas shall be provided prior to issuance of a building permit, 3. At least one, in- ground moisture sensor shall be installed, 4. A minimum six foot wide trail linkage shall be provided between the on -site path and 57th Avenue stairs, which is acceptable to the Parks and Recreation Director and Public Works Director, 5. Vehicle headlights shall be screened from shining onto the Southcenter View Condominiums as they emerge from the covered parking areas. Screening shall consist of a combination lattice screen and evergreen vines and shrubs or equivalent and 6. Any design inconsistencies shall be resolved by the Director of the Dept. of Community Development, whose decision may be appealed to the BAR. file:94 \sunshin \cnclfic TO: FROM: RE: City of Tukwila Office of the City Attorney ‘.A John. W. Rants, Mayor MEMORANDUM Mayor Rants Council Members_IfL/ Linda P. Cohen.) Cit Attorney Y Impervious Surfaces DATE: March 22, 1995 Linda P. Cohen, City Attorney 0 1�. r v tl C, 3 P &_ J F k P» •1 1'' � At the public hearing on March 13, the Council requested that staff and the applicant provide written explanations regarding "'the application of the impervious surface requirements of the PRD chapter to the Sunshine Ridge proposal. The Department of Community Development's professional staff interpreted that section to include the proposed "rec deck" as a pervious surface. The Department of Community Development interpretation, while not the only interpretation, is logical, reasonable, and supported by the staff report, including the referenced legislative history. I have also received and reviewed Keith Moxson's letter dated March 20, 1995, regarding impervious surfaces as defined in Tukwila Municipal Code 18.06.385. Although I do not concur with his conclusion that "impervious surface" is a clear and unambiguous term in this context, I otherwise agree with his analysis that interprets the rooftop playground as a pervious surface. At least two competing interpretations of the definitional section are immediately apparent. One interpretation, advanced by the applicant, is set forth in Mr. Moxson's March 20 letter at pages 5 and 6. Another, equally reasonable, interpretation was set forth by Council member Robertson at the March 13 public hearing where he asserted that placing dirt over concrete constitutes an impervious surface. Under Mr. Moxson's analysis, the definition of "impervious surface" is unambiguous. In such cases, as Mr. Moxson points out, one common rule of statutory construction requires that the ordinance be applied according to its plain terms. 1Even the applicant's architect, Lyle Kussman, conceded that the nature of the rec deck was subject to interpretation: "it can be interpreted" that placing dirt over concrete is a pervious surface. See Verbatim of March 13 hearing at 23. 6200 Southcenter Boulevard • Tukwila, Washington 98188 • Phone: (206) 433-1867 • Fax (206) 433-1833 MEMORANDUM Page 2 March 24, 1995 Another equally compelling rule of statutory construction, however, requires that the ordinance not be given an absurd interpretation and that the section in question be read in conjunction with the entire ordinance. Some quick examples include: Where uncertainty arises from words used by the legislature, a statutory section under construction should be read in context with the entire act and meaning ascribed to it that avoids strained or absurd consequences. State v. Taylor, 638 P.2d 630, 30 Wash.App. 844, reversed 649 P.2d 633, 97 Wash.2d 724. A statutory provision should be construed to make it effective and should be interpreted in light of the legislative purpose behind its enactment. Stegriy v. King County Bd. of Appeals, 693 P.2d 183, 39 Wash.App. 346. A statute should be construed as a whole in order to determine its legislative purpose and to avoid unlikely, strained or absurd consequences which could result from a literal reading, and the spirit or purpose of legislation should prevail over express but inept language. Alderwood Water Dist. v. Pope & Talbot, Inc., 382 P.2d -639, 62 Wash.2d 319. Courts should not interpret a statute so as to reach an absurd result but neither should courts make absurd interpretations to reach a desired result. Cooper's Mobile Homes, Inc. v. Simmons, 617 P.2d 415, 94 Wash.2d 321. Where doubt or uncertainty arises from words used by a legislature, a section under construction should be read in context with the entire act and a meaning ascribed to it that avoids strained or absurd consequences. Standing v. Department of Labor and Industries, 598 P.2d 725, 92 Wash.2d 463. In my opinion, the definition of "impervious surface" is ambiguous, at least as applied in this context. As such it should be interpreted in light of all the circumstances surrounding its adoption, including the relevant legislative history. The Department of Community Development's interpetation does that. LPC /cc CZTYATTY \MEMO \2MPERV C. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director F7 MEMORANDUM To: Mayor Rants .t C� From: Steve Lancaster, Director Date: March 22, 1995 RE: Sunshine Ridge, City Council Information Requests. Attached is the information about the Sunshine Ridge P.R.D. application, which was requested by the City Council at their hearing on March 13, 1995. D.C.D. has coordinated responses from the City Attorney, the Public Works and Fire departments, and the Planning Division. Information on four areas was requested by the City Council: 1. the SEPA checklist with all documentation, and staff f r evaluations, 2. a definition of affordable housing and any adopted affordable housing criteria in City policy or regulation, 3. additional screening for the garage entries (e.g., to screen headlights from the Southcenter View Condominiums), and 4. an evaluation of the proposal's consistency with the maximum impervious surface area allowed for a planned unit development. Please contact me at 431 -3681 if can help'in clarifying this information. 6300 Southcenter Boulevard, Suite #100 • "Tukwila, Washington 98188 • (206) 431.3670 • Fax (206) 431.3665 HEARING DATE: FILE NUMBER: APPLICANT: SUPPLEMENTAL STAFF REPORT TO THE CITY COUNCIL Prepared March 21, 1995 March 27, 1995, as continued from March 13, 1995 L94 -0090: Sunshine Ridge Condominiums Planned Residential Development Lyle Kussman REQUEST: Approval of the proposed 28 unit condominium project. STAFF: Vernon Umetsu ATTACHMENTS: A. Sunshine Ridge SEPA Determination of Non- Significance (L94- 0077), Includes geotechnical report and memo from Fire Department regarding access. B. Affordable Housing Definitions C. Letter to Linda Cohen, Tukwila City Attorney, from Keith Moxson, Applicant's Attorney, Regarding Sunshine Ridge Impervious Surface Requirement - D. Ordinance 1599 (Sensitive Areas Ord.) E. Public Works, Memo regarding Sunshine Ridge impervious surfaces and Impervious Surface Regulations. FINDINGS BACKGROUND The Tukwila City Council considered this proposal at a public hearing held on March 13, 1995. This hearing was continued to March 27, 1995. The City Council requested the following additional information be presented: 1. The SEPA checklist, and supporting documentation which includes, but is not limited to geotechnical analyses and Fire Dept. review of access. -- This material is presented 2. A definition of affordable housing and any adoption of affordable housing criteria in City policy or regulation. -- This material is presented inie' >. 3. Additional screening for the garage entries (e.g., to screen headlights from the Southcenter View Condominiums). -- Screening options have not been received to date. Headlight screening can be achieved by dense, evergreen plantings which quickly reach a six foot height, or a combination of lattice screen and evergreen vines and shrubs. This could be a condition to project approval, subject to D.C.D. Director approval. 4. Evaluate the consistency of the proposal with the maximum impervious surface area allowed for a planned unit development. -- This evaluation is presented below. EVALUATION OF PROJECT CONSISTENCY WITH IMPERVIOUS SURFACE REQUIREMENTS The Regulatory Issue This issue focuses on whether landscaped areas above the proposed parking deck are pervious or impervious. The landscaped deck areas comprise about 3,959 square feet or 8.47% of total site area. If determined to be impervious and added to the existing 49.02% impervious surface area, the project would exceed the allowable maximum 50% impervious surface area by 7.49% (3,499 s.f.). This area is equal to 2.5 Building 1 unit stacks of the total 4 stacks of units. 13,959 s.f. + 46,721 s.f. = 0.08474 23,499 s.f. + 1,400 s.f. footprint of a Building 1 units stack. L94 -0090: Sunshine Ridge Condominium P. R. D. Supplemental Staff Report 3/22/95 Page 3 The regulations which directly govern impervious surface are shown below: TMC'18.46.060(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." TMC 18.06.385: " '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." The applicant's attorney has asserted that landscaped deck areas are not impervious surfaces as defined by City ordinance 18 .0 6.3 8 5 ( tt ) . Planning Division and Public Works Department Evaluation Pursuant to the City Council's request, the Public Works Dept. and Planning Division have reviewed this issue based on legislative intent and physical processes. This analysis is relevant because if there is ambiguity in the adopted definition of "impervious surface" (See City Attorney's memorandum dated March 22, 1995), then legislative intent and other factors become relevant. A. Legislative Intent Both TMC 18.46.060(d) and 18.06.385 were adopted by Ord. 1599 E t h lefit t (06 `) . The legislative intent behind Ordinance 1599 can be determined by reviewing the technical information and basis upon which the City Council acted, and by evaluating the internal consistency among the definition and other aspects of the ordinance. Technical Basis 1. The purpose of the impervious surface requirement at adoption was to promote more natural, vegetated hillsides. Aquifer recharge was specifically excluded as a purpose. The adopted technical basis for impervious surface limitations was largely contained in "Tukwila Hillsides -- L94 -0090: Sunshine Ridge Condominium P. R. D. Supplemental Staff Report 3/22/95 Page 4 Design and Development Standards (Johnson Architecture, 3/6/90). The document's "Recommendations for Future Multi - Family Projects" reads, in part: "The primary goal in promoting more natural, vegetated hillsides is, logically, to increase the proportion of open or landscaped space within a project. There are several options for reducing impervious surfaces (buildings and paving) without decreasing density." (ibid, pg. 6) The recommended impervious surface provisions to accomplish this goal were subsequently identified: "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." Aquifer recharge was specifically excluded as a purpose of Ord. 1599 regulations in Finding 3, which reads in part: "This Sensitive Areas Ordinance is designed to meet the challenges and satisfy the requirements of this act (ESHB 2929) with regard to all critical areas except aquifer recharge areas (emphasis added) and flood plains which will require a different regulatory approach or are regulated in an existing title of the Tukwila Municipal Code. 2. City Public Works staff concur with the applicant that the Tukwila Hillsides Design Standards indicates that pervious surfaces have an average "C" (runoff) factor of 0.4 and that the flat, landscaped deck areas satisfy this criteria ' a ue ' ?g` ',6 . In other words, the landscaped deck areas will function essentially the same as undeveloped portions of the site, from a runoff management point of view. The Public Works Department therefore considers the landscaped deck areas to be pervious ( Ntec nient ) . 3. Public Works and Planning staff have jointly concluded that the landscaped deck areas function as pervious surfaces based on water detention, infiltration and evapo- transpiration, and as a vegetated hillside area. The only noticeable difference between the way the landscaped deck areas and undeveloped portions of the site will function is with regard to aquifer recharge. As previously noted, Ordinance 1599 specifically excludes aquifer recharge as a purpose of the impervious surface requirement. L94 -0090: Sunshine Ridge Condominium P. R. D. Supplemental Staff Report 3/22/95 Page 5 The Public Works Dept. has determined that the proposed landscaped deck's combination of trees, shrubs, ground cover and flat elevation will intercept, detain and retain (through evapo - transpiration) water, in a manner at least equal to the undeveloped site's open - grassed, sloping hillside. Drainage pipes from the planter areas are not anticipated to carry sufficient peak storm runoff to significantly increase the size of storm water detention facilities, even though the landscaped deck comprises about 25% of the structure's foot print, due to landscaped deck areas. The Planning Division has determined that the landscaped deck alone has twice the number of trees as the entire undeveloped hillside3. The landscaped deck areas are over 50% of the total parking deck, and serve to create a formal garden environment. Together with the remaining site landscaping, the landscaped deck serves as a central connection to allow the landscaping to flow around and through the development. Internal Consistency As noted in the City Attorney's memorandum dated March 22, 1995 where uncertainty exists as to the meaning of a statutory section, that section should be read in the context of the entire act, and that the overall purposes of the legislation should prevail. When read in the context of the entire Sensitive Areas Ordinances and other related City codes, the definition of "impervious surface" should be interpreted broadly enough to allow landscaped areas that function as pervious surfaces, to be considered pervious. 1. DENSITY The purpose of the RMH District includes "to create a high density, multiple family district" (TMC 18.20.010). Densities of up to 29 dwelling units per acre are allowed, with a density bonus of up to 20 percent allowed under PRD provisions (TMC 18.46.070). With this bonus, up to 35 units per acre could be allowed. However, a narrow interpretation of the impervious surface provisions would limit density in this site to approximately 21 or 22 units per acres, well below both the base and bonus density provision. 31- 12 -14" birch and 3 -10" wild cherry trees. 4Please note that TMC 18.45.030, Interpretation, states, "The provisions of this chapter (Sensitive Areas) shall be held to be minimum requirements in their interpretations and applications and shall be liberally construed to serve the purposes of this chapter" (emphasis supplied) L94 -0090: Sunshine Ridge Condominium P. R. D. Supplemental Staff Report 3/22/95 Page 6 Similar results would occur in other sites, rendering the RMH and PRD density provisions meaningless. 2. USABLE OPEN SPACE One of the stated purposes of the PRD provisions is to "Created and /or preserve usable space for the enjoyment of the occupants and the general public" (TMC 18.46.010(4)). A key to meeting this objective for the Sunshine Ridge proposal is the use of below - surface parking. There will be little incentive for this project to go to the increased expense of below surface parking under a narrow interpretation of the impervious surface requirement. If this project is revised to include surface parking, a significant opportunity to create usable open space will be lost. Future projects may also be discouraged from seeking such creative and desirable design solutions. 3. CONSISTENCY WITH SURFACE WATER UTILITY PROVISIONS The Public Works Department staff have reviewed this issue and the proposed development pursuant to the Tukwila storm and surface water utility provisions in TMC 14.32. They determined that the landscaped deck areas would not be considered "Developed Surface" (TMC 14.32.020 (2)), but rather "Undeveloped Surface" per TMC 14.32.020 (6): 4. A liberal interpretation of the impervious surface provisions of Title 18, TMC will provide greater consistency with other applicable TMC provisions, than will a narrow interpretation, and will more fully promote overall the objectives of the code. IMPACT OF DECISION ON FUTURE PROPOSALS Should the City Council agree with the broader interpretations of "impervious surface" being recommended, staff will review future similar situations on a case -by -case basis. A key factor in our review will be a technical analysis demonstrating that areas proposed to be considered pervious, actually function in a manner equivalent to undeveloped areas (in terms of average "C" (runoff) factors). CONCLUSIONS 1. The TMC definition of the term "impervious surface" is ambiguous and is therefore subject to competing interpretations. L94 -0090: Sunshine Ridge Condominium P. R. D. Supplemental Staff Report 3/22/95 Page 7 2. If ambiguity in the statutory language exists, then a review of legislative intent is appropriate to apply the statute in an appropriate manner. 3. An independent investigation by City Public Works and Planning staff resulted in a conclusion that it was the City's intent to use the impervious surface provisions to incorporate vegetated hillsides into new developments, but not consider aquifer recharge as a purpose. 4. Public Works staff concur that the storm runoff "C" factor for the proposed landscape deck areas is below 0.4, and thus classified as a permeable surface based on the "Tukwila Hillside Design and Development Standards" 5. While the proposed landscaped deck areas may not have aquifer recharge characteristics similar to the undeveloped hillside, aquifer recharge is specifically excluded as a purpose of the Sensitive Areas Ordinance (Ord. 1599). 6. Public Works staff estimate that the landscape deck areas would have at least the same interception, detention, retention functions as the pre- development hillside. 7. Planning staff conclude that the landscaped deck area, in conjunction with the remaining site landscaping, provides a formal garden environment which is equivalent to or preferable than an equal, predevelopment grassed /blackberried hillside area. 8. A narrow interpretation of the term "impervious surface" will result in inconsistencies with other TMC provisions regarding development density, useable open space and surface water management. 9. The term "impervious surface" should be interpreted to exclude recreational, open space and vegetated areas having an average "C" (runoff) factor equivalent to the undeveloped site. RECOMMENDATIONS The Planning Division recommends that the City Council should find the proposed development is consistent with TMC provisions and requirements relating to impervious surfaces. file:94 \sunshin \prd2 C A F F I D A V I T 1, 4.-X/CCOAC UAL 7-Sv Notice of Public Hearing fl Notice of Public Meeting LI Board of Adjustment Agenda Packet Board of Appeals Agenda Packet O Planning Commission Agenda Packet fl Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: fl Notice of Application for Shoreline Management Permit fl Shoreline Management Permit was f f A0WWT -Dee,( eb LIDetermination of Non - significance LJ Mitigated Determination of Nonsignificance Determination of Significance and Scoping Notice 0 Notice of Action 0 Official Notice 0 Other 0 Other - c c7 �'-ei CA V(S7/4 4175. 1-14 EciYL S DpP (CGr, clie" ap P(ce 14.o 77c- c,v /z1S SL r PPS un� ct CJ AS A• / ( c ( 7 c - x r r C47 69 Orr - �ro TYCO 77-04 c(lob . r w� S CGoSG, ?or 7we SaoR. /(!'6-r'CG- op 7T{{& Pas 7e G�'1 1/4/-cc «b 3 (8 Name of Project SUArS���e' 261, Signature File Number 2- 7 4 - / 0 A- Lsoi pos7 -6, Ec.cea24C- S tTQr (S'e ATITACfl� Fog CbCAT'o'j . o1G x/1(1 S; � Ll PUBLIC N CITY OF TUKWILA APPLICATION FOR LAND USE ACTION Project: Sunshine Ridge Condominium Planned Residential Development (L94 -0090) Request: City Council approval of a planned residential development application for a 28 -unit condominium with 59 parking spaces. Structures include a 2 -3 story front (south) building, and a 4 -5 story rear building. Location: 15200 Macadam Road S., Tukwila, WA Applicant: Lyle Kussman PERSONS WISHING TO COMMENT ON THE ABOVE CASE MAY DO SO BY WRITTEN STATEMENT OR BY APPEARING AT THE PUBLIC HEARING DATE: TIME: LOCATION: Monday, March 13, 1995 7:00 p.m. City Council Chambers Tukwila City Hall 6200 Southcenter Boulevard Tukwila, WA 98188 Information on the above case may be obtained from Vernon Umetsu (431 -3684) at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the proposal. For further information, please contact the Department of Community Development at (206) 431 -3670 u (7' 1'I h �ds7W- LO�Ttoat j t it. g-c1-1 oK o p "i—ex //, '.•i. •'.. N%r.s 4 SUNSHINE RIDGE A 28 —Unit Condominium rN RSA Associates wocolam Road. Tukwila, Woohlnplon KUSSMAN ASSOCIATES Mthitnv, Planners & Consultants IA. Awl IAIL Mad. WA 1611.1701 (20q $ I.770R • Ian awls," I A F F I D A V I T 1/t/ 647Yreg-7 Li Notice of Public Hearing 0Notice of Public Meeting O Board of Adjustment Agenda Packet O Board of Appeals Agenda Packet Planning Commission Agenda Packet 0 Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: fl Notice of Application for Shoreline Management Permit 9 Shoreline Management Permit was mailed to each of the following addresses on fl Determination of Non - significance fl Mitigated Determination of Nonsignificance O Determination of Significance and Scoping Notice Notice of Action 00f ficial Notice 0 Other Other Ma:(1,e_ Atarl-fe_e_ ca-°. &k• • Name of Project i /ft 4/(7 / C/ File Number L94 "0I)9 6-(Y6.7,0K-7\ci Signature jt.1 7 1 .SPeA1_L JLKK I v 15210 MACADAM RD S ;D -211 SF4TTLE WA. 788895 - 0260 -03: CULLEY:EILEEN.8. 17246:SE'.142ND' RENTON WA• 788895 - 0280-09: • 'LEE.JAMES H:•Q' • 3807;.DIAMOND :HEAD.CIRCLE HONOLULU HI' . 788895- 0300 705. • MCPHERSONIKAY0K0 15210 :MACADAM RD:S D -304 SEATTLE WA' .788895- 0320701.. {•: . : STRUNK.LESTER•.RON• '15210,.MACADAM:RD'S•D -306 SEATTLE WA • 788895-0340 =07!• •CELAYA•OCTAVIO +MARGARET: 2N1828 •CELAYA,CAROLYN• • 6752'E•.SPEEDWAY: 'TUCSON'.AZ•,,• ............ . 85710' 9, 189999 98059 030085 96815 NAMES LHARLES D 3009 SE 5TH RENTON. 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SEATTLE.WA. 78889570470 -09 O'HARA•JLHARRY 1 16420148TH: AVE: SE RENTON.WA, .._ .— .rte.— ... —- -a 4. �: '788895-0500-03: WAL'DRON•DONALD :R• .15280: MACADAM• RD• S'„E202' SEATTLE•WA• 089999 98188 509999• 98188 • 1 788895-0490705.. .. 1 VILLANUEVA•.R0D0LF0•.Q. :VILLANUEVA'NICETA 15280: MACADAM..RD :.S, 0E-201 .TUKWILA•WA.'• .788895- 0510 -01. .KING NAOMI•%F :TRST;. 'C /O.KING NAOMI'F'TRSTEE t PO 80X,5301, ( aFnnMnn.WA 98188 C0379 98188 179999. 98188 3N2414 98058 i • 431997 1-' 98188 iW 1 Lai 262078 oarci. CU YfOMER NAME RSA ASSOCIATE : .rte 115720-02l0-pl.,' ..... ' LEXFORD.PROPERTIES .370241 C /01•REAL'•ESTATE.TAX.SVC,INC 3801••150TH:AVE•SE. -.STE 300 .BELLEV•U•E . WA • .. . 766160-0150-001-- . . S: G ;M••INVESTMENTS . 17.0,0.; WESTL.AK.E..,A.VE..N STE: 700 SEATTLE`WA- 98109 q •11572070221-08 - LA'.VISTA:ESTATES:APTS: 101 .E . 26TH V201- 1 :TACOMA.WA 98006 . 339999 1 788.895- 0020 -041 •CONNELL'MARTIN S. 15210 MAC :ADAM.RD•S SEATTLE. WA: C0379 VD-102 98188 788895-0040-00 - STIEGER;MARILYNITRUSTEE' 480385 SOUTH ,C.EN.TER' :VIEW CONDO :ASSOC. 15280•MACADAM,RD:APT:E' -206: TUKWILA . WA.;. .. 98188 ',302588 98421. 788895 - 0010 -06 'SMITH.PAMELA J. ,12032:_67.TH..: AVE S • N SEATTLE' WA '692415 98178 1,11 :788895-0030 -,02 •ROBEN.JOHN:W • • • C0379 .15210 ;MACADAM RD.. S . VD-103 SEATTLE. WA 98188 1. !' 1 .788895-0050-07:, NUNNAGOPALi `.j .1636'N.WELLS•ST :;43107: •. CHICAGO :IL• .7888957.0060705, CROWDER :GIL•DA:J'• '3233. :45TH:AVE SW' SEATTLE;WA: .3N2915' :788895- 0070-03 :..: ..3N9999 �'. •HUA ' KEN: • 15210 : MACADAM :•.RD ::S r 1p.107 . TUKWILA_ WA. ' ' "" '," 98188 lit• • ........._. 60674 98116 788895,00.B0-01,'.._...... i.I ,788895-0090709. ••.• HAMILTON ;OONAL'D'F +CHIRISTIN609999 YORK. JR.THOMAS :P(•TRSTE).i''•129999 • 111.0.2 ; S.E.: FIRST PLACE • '•• i • 5.618 :66TH •AVE E ' • BEL'LEVUE WAO' ' 98004. i.� PUYALLUP: WA I. H .788895-0100 707• KLEIN.BART +KART' • 15210:MACAOAM :iRD•.'D-1107 TUKWILA:WA• • 78889.5- 0120 -03.. WANG'ANTHONY G. 5204(29TH= AVE'S; SEATTLE.WA • ' • { •788895- 0110 -05.. .289999 1:i KING: NAOMI :•F %TRST:' • • • ?; 282539 11 •C /O:KING NAOMI•F:TRSTEE••' 98188 � PO•BOX.5301• ;I REDONDO:WA• . 98054• 98371 580648 98108 •788895-0140-091 ;LINK:DAVIDIG: CLARK - LINK :.ANN' 507,:N•FOURTH;ST: MOUNT :VERNON :.W.A:.• • .202187 .98273 788895-0130 -01' ,. WANG- TONY :G - i .5204 29TH: AVE .788895- 0150-06 COTTENGAIM.EDWARD•: 15210-MACDAM RD.S.01)202 •TUKWILA.WA .7.8889540160 -04.: RUIZNNICKOLAS:R. 15210' MACADAM• RD'S SEATTLE: WA•: '.. ' ^D -203. 'C0379 98188 SEATTLE WA. 1. i.1. ;.788895-0170-02 -• 559999- 98108 909999 98188 i'i OSGOOD•.ALAN:G :CGRAVER K E C1079 15210 .MACADAM' RD S . ;.D :204 i.; SEATTLE•WA •788895- 0180700'' • • HOLTON :STEVEN'K. 15210 ::MACADAM :RD(S OD205' SEATTLE-WA : C1079. 98188 j •788895-0190-08. 'SHITOZAWA :MIDORI•: 15210MACADAM.RD•.S-VD206. ii; TUKWILA:WA. • '78889570200 -06.1 ' OISHI 'V'ICTORIY ;G :MAXINEE:.449999 15210: MACADAM:RD•.00207; 'TUKWILA.WA•. 98188 • 78889570220.702.. 'ISRAEL' :JACK =L : 15210' MACADAM: RD i'S • 0209 SEATTLE WA C0779 98188 1 .788895-0210 -04: I!1 HAN4SUNG'.IN . 15210'MACADAM- RDS.VD208 'TUKWILA;.WA: 11H788895-023070.0 ; READ.JACK•E. 15210•.MACADAM RD,VD- 210 {c SEATTLE WA,. 11 • 98188 219999 .98188 179999 • 98188 • 241024 98188 J FELL' :R CARULE A 613-11 112TH SEATTLE WA 788895- 0540 -05. STEIGER :MARILYN 2400.NE;9TH: RENTON WA: ' • 788895 - 0560- 00;..,. CROWLIROBERT :.C: 15280:MACADAM :RD :;;E-208 TUKWILA :WA•' 59595=! /. 981.' KING NAOMI F IRST C/0 KING NAOMI TRSTEE PO BOX 5301 . REOONOO.WA •788895-0550 -02 C1279 KAWAHARA•SAEKO H ..- .2N2256 7740 S• LAKERIOGE. DR. 98055 't SEATTLE WA I '!. • 788895- .05.70-08 200655 I. JONES:ALFRED E1279 .5772. S:152N0 98188 i; SEATTLE'WA 282539 98054 98178 788895- 0580 -06: SARDESON• JAY: E +RACHELL:B. 049999 15280.MACADAM :RD' SO, VE -301• SEATTLE.WA 98188 788895 - 0600.702: HUA .KEN 15280:MACADAM :RD'SkE303 SEATTLE.WA.' • 269999 788895 70620708 -•_ :•COFFELT:MARSHA:G: 3625 :NE :9THLST, RENTON:WA• 788895 ;0640 -04:.' :QUINN :EOWARD.:M +CL'AUDIA. =.H 139999 .22005•:'SE :BAIN :RO: MAPLE.;VALLEY:WA 98188 049999 '98056 .788895-0660 -09,,. IBLINGS CAROLYN.iJ'. 6125 :93RD'AVE :SE: MERCER ISLAND•,WA: 98038 .410565 98040. :788895- 0590-04: 98188 VASQUEZ:RITA.Y. ••••..•760280. •15280 :MACADAW.RO:;;E-302'. SEATTLE.WA. . ' • .98188 :788895= 0610 -00. HEYER'KENT:R +VICKI•.L1 319 ALOHA.•ST: SEATTLE.WA. . .. 909999 98109. :788895 - 0630 -06 :BRETTELL'H:C C MISAMI C0381 -. 15280.MACADAM.RO'VE306 :. •TUKWIL'A WA. 98168 .788895-0650 -01. CON00MINIUM.BUILOER'S':INC! S-0179 SALANT :RUBIN' •19800 :PACIFIC- HWY:S: SEATTLE. WA: . 98188 ..r J City of Tukwila 6200 Solid:center Boulet,ard WA 98188-2599 11101 DELI AS ALD111.;".1•D i 111i1AIRE 11) fl:JUW1 (- RECEIVED M4R 1 4 1995 • 76616' 0150-00.-... S C:M NVES NTS.. • 339999 • 17.80.; 14 KES.,A.VE „N .STE 700 • SEATTL -98109 .ct;sn 661 iv c, ratty Er/ .1 Linn, tact 6200 Southccntcr Boukvard Tlikwila, WA 98188-2599 110i rALIVEI;hfiLl..._,4-1: A' ;111ThE',SED C. 1 i s-,•',..... u;,1 • ,,,. 0,T:0, ...... 1; NOT DELIVIRA131.---„ T-1 AS ADDRESSED I 10 FOR'7,'S., • --- ------..-.,.—Th U0 i DELIVEIIABLV:5:--.-- . \---• AS A■1910.....,SEC1 --..-.:.• ...1. 1• i•ORWAR.•, %•"" V ; "• '3 fr., v1P,111*.i., • , I •nd • ilduhamillhdduhuhhhh;Wilihdfludhimilli 7 • HEYER KENT R+VI CK1 .. 909999. 319' ALOHA ST: SEATTLE' WA • . ' 98109. • . . . . / RECP1,‘M" MAR 1 4 1 DEVELOPMENT 1 • ,,,1 Ildnbdunlihddidoiddddsduldidiludhnildll ,1.738890160:;q1c. autzltAtaut,Asict.. RO • S 81)•;*2.03 98188 \ ' SEATTLE, HA:.%. RECEIVED MAR 1 0 1995 COMMUNITY DEVELOPMENT na Ilthanhudnuhliduddddililidditflndhundll • RECEIVED • • '78889,5,,uzuu-,Ubt • OISHI.VICTOR/Y;MAXINE'E449999 • 15210: MACADAM: R0,. 00207 • MAR 1 0 1995 I M • •TUKHILA • • 98188 1 COMMUNI DEVELOPMENT 1 WI 788895-03207%04 : STRUNK . LESTER ON• . 2N9999' .15210!.MACADA .R0, S' DT306( • SFATTI F WA. OISH210* 981883003 1N 03/04/95 RETURN TO SENDER NO FORWARD ORDER ON FILE UNABLE TO FORWARD RETURN TO SENDER liduhduitilltdduhuhhhhhhddulludhundll RECEIVED Minim ,f 1 City of Tukwila 6200 Soutlicenter Boulevard Tukwila, WA 98188 -2599 1II ?1 fiF.11 Lf;AIiLL�: -rte-- '•oR.111' <r.0 sz. • RECE%VEFI�, tigi 0 B1995 \•. cow,: DEVELUrm I% T 788895 - 05901'04'• 760280. 'VASQUEZ :RITA Y. •15280:MACADAM :RD.Q:E-302 98188 SEATTLE.H.A VASQ28O 901883003 1294 03/04/95 FORWARDING TIME EXPIRED VASGUEZ'RITA 911 CAROL WAY EDMONDS WA 90020 -2939 City of Tukwila 6200 Southccuter Boulevard Tukwila, WA 98188 -2599 788895-.05.70-08 JONES ALFRED •.5772 S.. 152ND SEATTLE' WA • City of Tukwila 6200 Southcentcr Boulevard Tukwila, WA 98188 -2599 (0) 001 UE1IVLfi4ttt' AS A00nESSE0 l • TUNABLE 10 FORV /ARU {'' Ln TURN 10 V /RI1L11 RECEIVE '•,r. WA 081995 \_ ta DEVeLUriv,•-, „t E1279 98188 I ;1411111.1141111111.111111.1 ItJgill1Jn1211;11»1IL1„11111 REGENE7". . i 001995 `�. t,�� ; �: COIF DEVEt -•�� -, • r • .788895- 0650 -01. -CONDOMINIUM:BUILDERS..INC, S -0179 SALANT :ROBIN' ,19800:PACIFIC,HWY :S' • SEATTLE. WA. . 98188 . • •:” IIiJ,∎ IitlimIIIidGL1s 1avIddi,J,lallI Ia∎1411J A F F I D A V I T I , (41(A7^1 6/1/4.1e '7rV O Notice of Public Hearing O Notice of Public Meeting LI Board of Packet fl Board of Packet Adjustment Agenda Appeals Agenda Planning Commission Agenda Packet L) Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: fl Notice of Application for Shoreline Management Permit E Shoreline Management Permit Determination of Non - significance ❑ Mitigated Determination of Nonsignificance O Determination of Significance and Scoping Notice O Notice of Action fl Official Notice Other V ES7tGf Wb7YCCf bF 1 Other • a s of t of addres , I x 17 « oRA-w Ge po s re e A-rratc/(cTb copy) 4 1S 'r b t4 .s-focut,r og -r c 6?) rnt r 1,1/.2../F40 A (so ow?) -bcz,(vozeb Fos-rag- za L,' 'rs7'4 S i(,lG(z 1s oFF (CCr, 7- 664 -r 1A CD"[Gte 60 T, 0J7 Std► -F F� r Name of Project Sun(C'K /Al�' �CDC'cf Signature 66k--- (���/�) File Number -o o 7 8 Ne4 /2-) 4- t ? -o D ?O (P0)) City of Tukwila la John W Rants, Mayor Department of Community Development Steve Lancaster, Director FAXED September 12, 1995 Mr. Mark Goldberg M.S. CAVOAD Company 4739 University Way N.E. Suite 1607 Seattle, WA 98107 RE: Sunshine Ridge Pre - submittal Review. Dear Mark, I have reviewed the proposed project design and find the following administrative and substantive issues. This is a preliminary set of findings which, I hope, will reflect all major issues and help guide further revisions. However, a final identification of all issues will be made only after an in -depth review of a complete submittal. Administrative Issues 1. The proposed design change and increased density exceed the minor adjustments and changes which can be administratively approved, as provided in TMC 18.46.130. Further review by the Planning Commission and City Council approval of the revision is required. 2. The project also requires Board of Architectural Review approval. This design revision is considered to be significant and must be approved by the Board. 3. These project revisions are considered to be new permits and require complete application forms, fees and sets of drawings. For the purposes of simplicity, I will accept the previous mailing matrix and three sets of drawings which will be the basis for further discussions. 4. Staff will be reviewing the revised project based on its consistency with City development and design criteria, not based on its comparative merit with the currently approved design. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 Sunshine Ridge Pre - submittal Review September 12, 1995 Page 2 5. The Planning Commission and Board of Architectural Review (BAR) hearings will be consolidated on October 26, 1995, as you have discussed with Steve Lancaster. 6. In order to proceed to the above hearing, the following schedule must be satisfied. 9/19 @ Noon Complete application is submitted. This includes, but is not limited to all calculations to demonstrate conformance with PRD and other development standards, colored elevations, and a set of plans which is equivalent to that presented to the City Council. Only the previous view analyses and mailing matrix may be reused, unless specifically agreed to in advance of this submittal date. 9/21 Optional meeting to discuss and resolve design issues. 9/26 @ Noon Optional revised design submittal as needed. 9/28 -29 Optional meeting to discuss and resolve design issues as needed. 10/3 Final project design submitted. This will be the basis for staff report to the Planning Commission and BAR. No further design changes will be accepted. 10/19 Staff report mailed. 10/26 Consolidated hearing of the Planning Commission and BAR. 7. It will not be possible to schedule this review for the October 26th hearing if a complete application is not submitted by September 9th. All further meetings between your design team and DCD staff are at your discretion. However, design revisions to be discussed at the meeting must be made by the appropriate deadlines. Sunshine Ridge Pre - submittal Review September 12, 1995 Page 3 Substantive Design Issues 8. The increase in units from 28 to 31 can be supported by Planning subject to a review of all calculations to demonstrate conformance with PRD and other development standards (see Item No. 6). 9. The internal unit and parking lot changes can be supported, except that the originally approved western parking structure wall and sidewalk should be re- established. 10. The rear building design needs to be better related to the front building. Increased design integration could include, but is not limited to, revising the rear building's balcony design and proportions, and replacing the side gables with a revised roof /eave line seei t i 11. The existing south elevation design should be revised to clearly demonstrate that it will not be perceived as one continuous building plane. Staff agrees that this might be accomplished using 4 ft. horizontal modulation, if done in conjunction with facade elements which would emphasize this break. The current combination of horizontal modulation and facade elements do not clearly provide this visual relief. 12. The vertical modulation change can be supported. Staff recognizes that this element helps to provide architectural interest and reduce the perceived building mass. 13. Revising the recreation deck to one level seems to be supportable. However deck landscaping and planters must be submitted for review prior to making a final determination. The new, eastern wall must now be moderated by planters and other elements to provide relief (possibly a design in the concrete wall itself). I hope that this pre- submittal review will assist your formal submittal. I look forward to reviewing the submittal and meeting with you to identify any remaining issues. Sincer Vernon Umetsu Associate Planner cc: Russman /Pace /Lancaster Staff Report to the L94 -0090: Sunshine Ridge Planning Commission Page 9 PRD review is required because of the "Areas of Potential Geologic Instability" found on site. Consistency of the proposed action with this chapter and TMC 18.45 have been discussed herein. Coordination with TMC 18.45 is specifically reviewed in 18.46.090 above. Additional geotechnical analyses and construction monitoring will be required during the building permit and construction phase as required in the mitigated determination of non - significance. (5) Time limitations, if any, for the entire development and specified stages have been documented in the application; Construction is anticipated to begin during Spring, 1995. No completion date has been specified. (6) Development in accordance with the Comprehensive Land Use Policy Plan and other relevant plans; The project is consistent with the Comprehensive Plan Land Use Policy Map, as implemented by the Tukwila Zoning Map. Relevant Comprehensive Polices include the following: Natural Environment Obj. 3: Pol. 1: Discourage development on slopes in excess of 20 percent. PoL 2: Preserve the views of hillside residents. Pol. 3: Preserve and promote the quality of natural landform. The proposed development occurs on slopes in excess of 33 %. This is permitted pursuant to the provisions of the Sensitive Areas Ordinance (TMC 18.45), which allows such construction if it can be done safely. View preservation is not a development standard which can be implemented as it requires identification of view points and view sheds. Preservation of the natural landform is generally reflected in building massing and spacing. The treed quality of the hillside may be enhanced by planting mid and large stature trees within the project as discussed in the Board of Architectural Review staff report previously incorporated. Housing Obj. 1: Pol. 1: Encourage housing developments which provide a diversity of housing types. Pol. 2: Encourage the development of owner - occupied multiple family residential units. The project does have a variety of higher density housing structures (2, 3, and 5 story building components). However it is not the wide diversity of housing types identified in the policy discussion. The condominium units would tend to be owner- occupied. Staff Report to the Planning Commission L94 -0090: Sunshine Ridge Page 10 (7) Compliance with the Board of Architectural Review guidelines (Section 18.60.050); and The Board of Architectural Review staff report has been previously incorporated. Findings, conclusions and recommendations on project consistency with Board guidelines have been presented and incorporated here. (8) Appropriate retention and preservation of existing trees and vegetation recommended by the Director of the Department of Community Development. There are no significant trees on site. CONCLUSIONS 1. Slope stability during construction and on a long term basis, has been largely demonstrated during the environmental review process. Additional analyses and implementation details will be established during the building permit review process and prior to authorizing construction. 2. The specific development standards have been satisfied except for the PRD common recreation space requirement, and the building modulation standards and multi -family design review criteria issues in the Board of Architectural Review staff report (L94- 0078). 3. PRD general review criteria (TMC 18.46.112) have been satisfied. Consistency with Comprehensive Plan policies has been reviewed by the most relevant groups of policies. General consistency is determined to be achieved since the project is consistent with specific implementation regulations, subject to revisions discussed in the Board of Architectural Review staff report. RECOMMENDATIONS The Planning Division recommends that no recommendation be made by the Planning Commission to the City Council until Board of Architectural Review criteria are satisfied. Once Board criteria are satisfied the project is recommended to go forward. u w/•Mci'IM U6 pil'1NM VM lit %h1 •M 'O4 nunlnnio3 w uawgd VuallIPIV S'd.LVDOSSV NVWSS1131 uo16upW6,6.IMl 'MOI wampum c'+oloo:"V Vsw Abs wnfufwopuo3 on-8z 30UD1 2NIHSNl1S �j. 2 1' 1 ' y / • // // 11111 mar _mil 1611.100 . .__ $_.• it g Amplambl MINA k ,iiiiiiw GC11M "I.0114.. dal Iaii•110N YM VW, 111141 ••I 'OA auennnw3 r s auuga 'raanyaly S3,LVIaOSSV NVWSSf 3( AIL SA$IUIVIIM '*IIM %I l Wopeei 1111111,100111V . 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OM .:...M St I1prj2. zx Ir. ut+� E Owe; .11 A trirA. 311 311 NN /' // /. /Y/// e)alarine .9 .10 S I111919 'I. 10141 Nl1•INI1 VA'!PM'W[1 Ji n�.•.u�el�iin*U/r 9��N uauusiidl'ruamtporV S3.LVID V SSV N - RSS( LM u•11uIy..A '.11.hn1 •p.. s...ps s loiaossy wniumopuo3 4tun -9Z 'v 3DUI2I aNIHSAIf1S i t. • 1 / J m m / 1 1i ' I � _ 1 , 1, , *, :.,:r ssi• "•' ^• i I 11T i a 0 I it 1 I/ c FROM' KUSSMAH RSSOCIRTES _ CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT I3�31, A PP ATIQN :' 10. 5.1994 P. 6 • 0300 Soulhoonlor Boulevard, Tukwila, .VA 981110 Telephone: (206) 401 -3680 1. NAME OF THE ' PROPOSED. DEVELOPMENT: Sunshine Ridge 2. NTJMBER OF DWELLE\TG UNITS :., 28 Units of Condominiums ' 3. ZONING OF SUBJECT SITE:, RMFi Er- , 4. PROJECT LOCATION; (Give sheet address or, if vacant, indicate lot(s), block, and sub- diviclonl or .tax.lot number, access street, and nearest intersection) Tax Lot 115720 0222 Quarter: SW Section: 23 Township; 23 Range; _ 4 Crnts information it;.ay be found on your tax statement) 5. APPLICANT :* Name: Lyle Kus sman Address: PO Box 1705, Bothell WA 98041 -1705 Phone. 206) 861 -7200 Signature: /,�, _ / 4. , , , Date, October 5 , 1994 * The a • ' cant is th . • erson whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. • 6. PROPERTY OWNER AFFIDAVIT OF OWNERSHIP Name: RSA Address: 4038' NE 58th, Seattle Phone: (20 •) 524 -4846 • WA 98105 I /WE,(signature(s)) swear that I /we e e • ner s o 'contract pur aser s o to property invo ved in this application nd that the f J going statements and answers contained in this application are true and correct t• the best of my /our knowledge and.belief. r Date: "N'y it'PrigitlimeArr PRD APPLICATION `,� Page 2 7. IF REQUESTED, PLEASE EXPLAIN HOW THE REQUESTED DENSITY BONUS FOR THE SUBJECT PROPOSAL MEETS THE FOLLOWING CRITERIA. A. At least fifteen percent of the natural vegetation is retained (in cases where significant stands exist). RESPONSE: Not requesting density bonus. No significant vegetation' exists. B. Advantage is taken or enhancement is achieved of unusual or significant site features such as views, streams, or other natural characteristics. RESPONSE: Design takes advantage of views. C. Separation of auto and pedestrian movement, especially in or near areas of recreation. RESPONSE: Complete separation exists in design as submitted. ••J PRO APPLICATION r Page 3 D. Development aspects of the PRD complement the land use policies of the, Comprehensive Plan. : ZSPONSE: See previously submitted. c N ADDITION, FOR MULTIPLE- FAMILY DENSITY BONUS REQUESTS: F. A variety of housing types are offered. RESPONSE:. Density bonus not requested. PRD APPLICATION Page 4 8. WILL THE PROJECT BE COMPLETED IN PHASES? If yes, please describe proposed phases and time frames. es 13 No. -` •\ If no, what is the proposed-start date and finish date? Spring of 19 9 5 . 9. PLEASE DESCRIBE THE OWNERSHIP PATTERN FOR THE PROJECT. All condominium units. 7 0. PLEASE DESCRIBE THE DETAILS OR LIST ANY RESTRICTIVE COVENANTS PRO- POSED FOR,,,THE PROJECT. (This must be incorporated into your proposal and may only be recorded after review and approval by the City Attorney and City Council.) None. 11. HOW WILL THE COMMON OPEN AREAS AND RECREATION AREAS BE MAIN - TAINED? By homeowners association. II. BUILDING DESIGN Fig. 25: No, particular architectural design is _ specified. However, the sum of a structure's shape, fenestration, fine detailing and colors should be superior architectural design which is harmonious with the neighborhood. I- - Donnas, balconies . and french doors • p; provide derailing which helps avoid architectural 4. More prominent sites and architecture require a higher level of design quality. This would include projects which are located '•near hill tops or intersections, or which include large visible building masses. 5: Building design and siting should define a visual' focal point associated with each structure.. A building entry or open space often fulfills this .role. Such .a focal point is denoted by structural articulation, materials, and color for identity and interest. Shapes, materials, colors and landscaping should -also be used to create. a transitional sequence to the focal point. Abrupt, design band aids, such as tacked on entry alcoves and insignificant walks, should be avoided. Significant central wchtecmral axis helps to break up budding mass • .. t • *i • • • 11 i�1 my Jr1174 17. 1411 r„5_11 at 1.;-1 r viII •� • • • We... -i .. _ . , ar-� r. • ..i • A sup up awry, central midlevel balcony and aril= provide visual transition from street level to the four stoy building • (. II. BUILDING DESIGN Exterior Elevations ,. 14. The exterior elevations of buildings should incorporate design features such as offsets; changes in materials. and shapes, to preclude large expanses of uninterrupted building surfaces. Additionally: 15. Structures shall not have an unbroken wall longer than 60 feet. 16. Site design should avoid the dominance of large individual building walls or the cumulative effect of successive smaller building wall repetition. Building separation and modulation should be sufficient to visually break up wall masses. The measures neede:d to visually break up wall masses will increase as a project increases in size 'and .cumulative building mass. , The minimum standards for this guideline are specified in TMC.18.50: • • 28:. Offsets, changes in materials, and other fine detailing are used to provide architectural interest. Pitched roofs, building modulation and intimate envies' introduce a single family scale to this dense building' A trellised entry provide.: structural transition from pedestrian environment to building mass and helps separate public from sani-private project spaces. . . :' • ti r...-: II' 1 --ttlt -en I iltill • :,•., iplallittt I iirll . - 1 xi .ifiv., I, .,--""" - -- . tr. 1 N. •1"-^f . , ..--- . 7)--r— ''''. • ; •:-;:;..;,f --:•Ite ' ' • ;_u,. ,,,,--A-----.• ;5a...et- , . ..,„...., .,........ ....., --,.... .• • : .--r- ,;-d--'' : . % . . ... ;•• - 19 ps.r,(Arn4wl- IM i_ City of Tukwila Department of Community Development STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared December 12, 1994 HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: STAFF: SEPA DETERMINATION: John W Rants, Mayor Rick Beeler, Director December 15, 1994 L940078: Sunshine Ridge Condominiums Design Review Lyle Kussman Design approval of the proposed 28 unit condominium. 15200 Macadam Road South, Tukwila, WA (King Co. Tax Lot 115720- 0222). 1.07 High Density Residential RMH (Multiple - residence High Density) Vernon Umetsu Mitigated Determination of Non - Significance 6300 Southcenter Boulevar4 Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Far (206) 4313665 Staff Report to the Board of Architectural Review L94 -0078: Sunshine Ridge Page 2 ATTACHMENTS: A Site Plans and Sections in 21 sheets labeled Al thru A14, L1, C1, Ala - A3a, G1 and G2. B. Site Photographs and Photo - montage.* C. Colored Elevations.* D. Colors and Materials Board.* E. Screening Analysis (Profile View)* F. Screening Analysis (Profile View of South Elevation).* G. Screening Analysis (Profile View of West Elevation).* H. Colored Perspective from Screening Analysis View Point (Nearest down slope private property line).* I. Applicant Response to Design Review Criteria.. J. Photographs of Recently Built Project by the Sunshine Ridge Developer.* K. Photographs of the Affect on Building Relief of Similar Balcony Treatments, and Similar Wall Treatments as Proposed on the East and West Ends of Building 2.* L. Multi -family Building Design Guidelines 4,5,16 and Figure 25. *Materials to be presented at the public meeting. Staff Report to the L94 -0078: Sunshine Ridge Board of Architectural Review FINDINGS VICINITY /SITE INFORMATION Page 3 . 1. Project Description: The applicant proposes a project with 28 condominiums and 59 parking spaces on a 1.07 acre lot. The units would be located in a street front building which varies from 2 to 3 stories and a rear building of five stories. Parking would be in a partially underground structure, whose roof would be a recreation deck. The project is more specifically described in Ats Site design is relatively complex in its presentation and several inconsistencies between initially submitted sheets and later sheets submitted for Public Works review must be resolved. The inconsistencies become apparent in comparing recreation deck design (), landscape design (), and grading sections (t 2. Existing Development: The site is vacant with only minor trees and shrubs. A northern portion of the site has been landscaped as lawn area as it adjoins the LaVista Apartments to the north. 3. Surrounding Land Use: The Macadam Road /Southcenter Blvd./I -5/I -405 roadway systems dominate land uses to the south. High density residential projects adjoin property, with the LaVista Apartments to the east and north and the Southcenter View Condominiums on the west. Surrounding structures are shown in p. The site and surrounding property is zoned RMH (Multiple - residence High Density, allowing 29 dwelling units per acre). 4. Terrain: The existing topography generally slopes upward from southwest to northeast. The project sits 10 to 40 feet above Macadam Road South ( }tt Tukwila's Sensitive Areas Maps show Class II and Class III slopes. Site topographic survey data (Al) confirms this identification. A geotechnical report was submitted as part of the environmental review. The report's conclusions that the proposed action could be safely built was accepted subject to further soil investigation and survey monitoring of adjacent properties (Tukwila file number L94- 0077). 5. Access: Site access is provided by Macadam Road South. Staff Report to the Board of Architectural Review i. L94 -0078: Sunshine Ridge Page 4 6. Public Facilities: Macadam Road has been recently improved with curbs, gutters and sidewalks. The City owns a steeply sloping, triangular parcel between Macadam Road and the project site. This parcel has gravel utility road which joins a City trail system. BACKGROUND The multi - family development proposal and the project site's sensitive slopes, causes the need to receive approval as a Planned Residential Development per TMC 18.45.060(2). This requires a Planning Commission recommendation to the City Council, which will make a final decision. Design approval by the Board of Architectural Review is a separate process which is required as discussed below, but which should be coordinated with the Planned Residential Development process. DECISION CRITERIA This project is subject to Board review as a multi - family development per 18.60.030(2). Board review criteria are shown below in bold, along with a staff discussion of relevant facts. Applicant responses to the design criteria are presented in L 18.60.053 Multi -family review guidelines. In reviewing any application, the following guidelines shall be used by the BAR in its decision making. The applicant shall bear the full burden of proof that the proposed development plans satisfy all of the review guidelines. The BAR may modify a literal interpretation of the review guidelines if, in their judgment, such modification(s) better implement the Comprehensive Plan goals, objectives and policies. (1) Site Planning. (A) Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi- family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" of "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. (B) Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. (C) The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be Ilmited Staff Report to the Board of Architectural Review L94 -0078: Sunshine Ridge Page 5 to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. (D) Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. (E) Vehicular circulation design shall minimize driveway intersections with the street. (F) Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. (G) Varying degrees of privacy for the individual residents shall be provided; Increasing from the public right of way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. (11) Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; (1) The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. The proposed project is shown in1>t`ro.. Project structures are composed of a 2 -3 story southern structure (Bldg. 1) facing the street, a central parking garage\recreation deck, and a 4 -5 story northern building (Bldg. 2). Bldg. 2 is about 6 stories along its west elevation. The project site and surrounding structures are shown in and Cl. Elevations are shown in A?``t:;` Surrounding 3 story structures to the east and north are up -slope or at the same elevation as the project, as shown in Sheet 7 and A§ (east), and d: (north). These areas, like the project site, are zoned RMH ( Multiple - residence High Density) at 29 dwelling units per acre. The surrounding structures about 10 feet from the common property line. This compares with the 12 foot eastern setback for Building 1, where it is one story, and 30 to 32 feet for Building 2's 4-5 story height on the north and eastern end (47.i9ANWT4gimt. On the west, project structures are setback 51 feet for Bldg. 1 which is 3 stories "in that area, 35 ft. for the parking structure which is 1.5 stories in that area, and 30 feet for Bldg. 2 which is 5 -6 stories in that area. The maximum impact of the proposed structures on surrounding buildings is from Bldg. 2 view blockage of the a LaVista building along the northern property line. Visual impacts are mitigated by a 30 ft. wide landscaped strip (11). View impacts on the LaVista building are not subject to Tukwila regulation. There are no significant trees, wetlands or streams on site. Site topography has been discussed earlier. { Staff Report to the L94 -0078: Sunshine Ridge Board of Architectural Review Page 6 The project lies behind a City owned parcel, consisting of a utility road and a high bank overgrown with black berry bushes. The project's street frontage consists largely of the 2 -3 story Bldg. 1 (x:17), behind several groups of red oak trees (L;) and an entry driveway which has a treed median island. Bldg. 1 partially screens the 5 story Bldg. 2 elevation from the streetscape. Pedestrian access is primarily a 6 foot wide sidewalk which is partially adjacent to the driveway (). Sidewalk grades vary from 11 to 15 percent. The primary pedestrian path to (the rear) Bldg. 2 envisions using Bldg. 1 stairs through a plain single -wide door (.,A to access the recreation deck and thence to Bldg. 2. These 4 ft. wide stairs are more than the minimum 3 ft width for emergency access stairs (). Alternatively, it may be possible to walk in the 20 ft. wide driveway to access the western stairwell. Perimeter landscaping of mid and large trees on the north, south and west provides transition to project structures (). Small vine maples are proposed on the eastern perimeter. Interior spaces are primarily the recreation deck which is planted with a variety of shrubs, small tree /shrubs (e.g., vine maple), and a central dense group of mid -sized shade trees (Hornbeams). The central area of 5 Hornbeam trees will help to break up the active and children's play areas and provides visual separation between buildings. Parking and service areas are contained within the structure, and covered to minimize visual impact (see Building Design). This project is proposed at 26 dwelling units per acre and compares with the maximum 29 units per acre allowed. This development intensity is the highest known in the City. Site coverage, less landscaped deck areas, is about 49% (Al) of site area (2) Building Design. (A) Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood; (B) Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non - conforming structure's anticipated permanence; (C) Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure; (D) the overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. (E) Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual Staff Report to the L94 -0078: Sunshine Ridge Board of Architectural Review Page 7 buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. The project has two distinct buildings, with generally distinct design concepts, which share by common deck, window, color, and roof pitch design. Bldg. 1 is a low scale, basic apartment building with a complex roof line. All windows and doors are flush with the exterior wall. Extensive relief is provided by a complex wall line (2) and 4-8 ft. wide decks. A small tower is proposed to add architectural interest Bldg. 2 sits atop a partially underground parking garage and steps upward to the east in 4 foot increments). The structure is basically 3, 52 ft. wide components, with each component being 3 units wide. Building height varies with its face. The project developer has completed another project with a similar structure (see photos in : ae ei t" ) The 5 story south elevation (:) is a basic wall with the central component set 6 ft. forward, and a 4 ft. height difference between components. The 7 ft. wide balconies also add relief. A five foot high, complex roof line, 20 ft. wide gables, and flush windows and doors complete the major structural elements. This elevation will have to be moderately revised to satisfy the 8 ft. vertical and 8 ft. horizontal modulation requirement of TMC 18.50.083. In general, TMC 18.50.083 allows for a building length bonus over the basic 50 maximum length with a horizontal and vertical modulation of 4 ft. or an 8 ft. modulation in either direction, every 2 units or 50 ft, whichever is less. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval. This means that grouped offsets would have to be 8 ft. horizontal and vertical modulation or 16 ft. in either direction. The 4 story north elevation consists of a very complex wall line (A2), three pairs of 1 ft. by 6 inch vertical beams and cross beams, 4-5 ft. wide railed walkways, and a 32 ft. wide gable. The 5 -6 story west elevation () and 4 story east elevation (A10) have generally the same building design above the parking garage level. It consists of a single wall, a fourth floor roof detail, and a central gable/wall column. The west elevation differs in the exposed garage wall under the living units and recreation deck. This garage wall is a plain wall, generally ranging from 13 to 16 ft. high. All windows and doors are flush with the exterior wall. Colors are generally a low reflective taupe and browns, with green railings for accent. Roofs are dark asphalt. (3) Landscape and Site Treatment (A) Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are or Staff Report to the Board of Architectural Review L94 -0078: Sunshine Ridge Page 8 are important to defining neighborhood identity or a sense of place; (B) Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views provide shade to moderate the affects of large paved areas, and break up visual mass; (C) Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided; (D) Appropriate landscape transition to adjoining properties shall be provided; There no significant vegetation or topography which is important to defining neighborhood identity. The proposed project landscape design is shown in L1 and has been discussed in Site Planning. The walkway system has been largely discussed in Site Planning. In addition, the access to individual units in both buildings 1 and 2 are via 4 ft. wide walks. The walkway to the first two levels of Bldg. 1 is enclosed by the 6 ft. wide corridor formed by the parking garage wall and the unit wall (i). It is partially softened by a 2 ft. wide planter strip and landscaped light wells ('d`` ). The applicant requests that an 842.45 sq. ft. recreation room (weights and sauna) be counted at a 2 for 1 ratio per 18.52.060(3)(C). The applicant also proposes to count private deck and patio areas toward satisfying recreation area demand (). The total area for these private spaces is 4,384.72 square feet as shown below. Deck Area (above ground) 3,215.01 sq. ft. Patio Area (ground) 1,169.71 sq. ft. TOTAL 4,384.72 sq. ft. Total recreation space without these private areas is 8,539.40, and would be deficient by 2,660.6 sq. ft. (= 11,200 - 8,539.40). This would be a deficiency of 23.76 %. The Board has in the past required that required recreation be common recreation spaces and not counted private deck areas. The intent that recreation areas be common is reflected in the Multi - family Design Standards Update, Development Standards review section which identifies the 400 square foot per unit requirement as being for "Common Recreation Space." The current Zoning Code does not distinguish between common and private recreation areas. The Director of Parks and Recreation does not support counting private recreation decks as satisfying project recreation demand due to the likelihood that they become used for storage or other non - recreation purposes. Staff Report to the L94 -0078: Sunshine Ridge Board of Architectural Review Page 9 Additional recreation space is available by counting the walkway areas surrounding the designated recreation areas above the parking garage and the eastern trail area (as allowed for "sensitive area tracts ") if connected to a City trail. (4) Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall• be to scale; (A) Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer, (B) Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (Le., raised parapets and fully enclosed under roof) and landscaping; (C) Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. All proposed service and mechanical equipment areas have been either incorporated into the structure or screened. No information on exterior lighting fixtures or light levels have been provided. No other miscellaneous security doors or gates (e.g., to parking areas and interior walkways) or signage has been proposed. CONCLUSIONS 1. Site Planning. A. Building siting the minimum 30 ft. from the property line for 4 story structures seems to be appropriate relative to the scale, orientation, and mitigating landscaping; except on the eastern elevation for Bldg. 2, where: a. additional architectural detailing to add interest to a relatively blank wall (see Building Design) and b. large stature evergreen trees should be planted to provide a transitional element and enhance integration between the 4 story building end and adjacent structure (Site Planning Guideline 7) B. The site's hillside location fronting I -5, I -405, and Macadam Road S. is prominently visible. However, this visibility is balanced by its infill character, as it is located between 3 story structures. The stepped orientation of Bldg. 1 and Bldg. 2 generally mirrors the hillside slope. The combination of site exposure and large scale of Bldg. 2 is discussed further below. Staff Report to the L940078: Sunshine Ridge Board of Architectural Review Page 10 C. The project entry provides an aesthetically pleasing, pedestrian scale streetscape with a combination of a median planter, medium stature deciduous trees, and rhododendron shrubs. D. The vehicle entry is of a sufficient quality as discussed in C. The pedestrian entry could be enhanced by separating the current curbline sidewalk segment from vehicle traffic by a 2 -3 foot wide planter strip of low ground cover, reducing the maximum sidewalk grade from 15% to a maximum 10 %, and enhancing the stairway entry area on the west of Bldg. 1, since it is the primary pedestrian access for Bldg. 2 residents. E. Driveway intersections with the street have been minimized. F. Site perimeter design has been addressed in 1.A. G. The separate sidewalk system and "gateway" formed by the entry trees provide a non - structural separation between the general public and semi- private project areas. Security gates and doors to semi- private project areas will likely provide structural separation, but none have been proposed at this time (see Miscellaneous Structures). H. Parking and service areas have been incorporated into the structure and are adequately screened. The exterior design of these areas will be discussed in Building Design. I. The height, bulk and footprint, and scale of Bldg. 1 is in harmony with the site and adjacent structures. This could also be true for Bldg. 2 subject to resolving the issues raised in 1A, and Building Design. 2. Building Design A. Building design has provided an adequate level of design quality and harmonized texture, shape, lines and mass with the surrounding neighborhood with the following exceptions: a. South elevation of Bldg. 2: Additional modulation is required to satisfy the requirements of TMC 18.50.083, and a design focus (or foci) must be provided to relieve the currently undifferentiated, large building mass per Multi - Family Building Design guidelines 4, 5, 16 and Figure 25 (Adt). This does not necessarily more complexity, but a focussing of the many elements currently on this building face and an attention to project design at least equivalent to the developer's earlier project. b. East and West Elevations of Building 2: Additional architectural elements should be introduced to reduce the perceived building mass and add interest to a plain building face. Staff Report to the L940078: Sunshine Ridge Board of Architectural Review Page 11 c. North Elevation of Building 2: The freestanding beams and cross pieces should be 1 ft. on all sides instead of 1 ft. by 6 inches. and the gable should be open to the building wall, to enhance the dramatic focussing effect of this element. d. West Elevation of Garage Structure: The plain wall should be embellished to add architectural interest. e. "Tower" structure of Bldg. 1: The proportions of this element should be revised to enhance its harmony with the basic building. 3. Landscape and.Site Treatment A. The site's hillside location has been generally mirrored in the proposed building masses. Interior planting between the buildings with medium and large stature trees should be incorporated to help provide separation between buildings and reflect the past wooded areas that hillside development is generally replacing. B. The proposed landscape plan satisfies the BAR criteria with the following exceptions: a. Additional evergreen trees should be planted between Bldg. 2 and the eastern property line to provide a visual transition to the 4 story structure. b. Several medium sized deciduous and evergreen trees should be planted on the recreation deck in order to enhance the separation of Bldg. 1 from Bldg. 2 (Multi - family Building Design Guideline 16), in a manner which enhances the project's integration into the hillside's wooded history (Multi -family Site Design guidelines 7 and 10). c. The five Hornbeam trees in the central recreation deck planter should be reduced to one or two. They are now spaced 10 feet apart instead of a reasonable 30 feet. d. The front "hydroseed filed lawn" is not easily accessible from any units nor calculated as recreation area. Drought tolerant materials should be substituted in this area. A similar argument is applicable for the sod lawn at the northeast corner of Bldg. 2 where drought tolerant materials should be used. e. It is not clear what plant materials will be used in several areas on the northern perimeter. The landscape plan should be revised to clearly indicate materials and that the plant coverage specified in Multi - family Landscape Design Guideline 6 is satisfied. Staff Report to the Board of Architectural Review L94 -0078: Sunshine Ridge Page 12 f. All landscaped areas should be auto - irrigated with in- ground moisture sensors. 4. A two for one credit toward satisfying recreation demand should be granted for the weight /sauna room. The total credit of 1,684.90 square feet would not change the 2,660 square foot deficiency. 5. Private deck areas should not be counted as satisfying the project's recreational space demand. However, additional common recreation areas and eastern trail areas are available to be counted. 6. No miscellaneous structures have been proposed at this time. All such structures (e.g., garage doors, security gates, signs and light fixtures) should be provided for review. Light levels should be limited to one (1) foot - candle at the property line and no direct illumination beyond the property line. 7. Although lengthy comments have been made, the Planning Division considers this a buildable project, subject to moderate design revisions. RECOMMENDATIONS The review process for this project requires design approval by the Board and a later Planned Residential Development approval by the Tukwila City Council. Board approval should be coordinated and subordinated to the later Planned Residential Development approval from the City Council (L94 -0090) since the Council will also be considering Board design criteria. The substantive staff review has resulted in identifying several design issues which are complex and should be the topic of moderate redesign, as well as several smaller issues which may be more easily resolved. Prior to forwarding this item to the City Council, the Planning Division recommends that the project be returned for further full evaluation by the Board of Architectural Review with the following directions: Site Design 1. On the eastern elevation for Bldg. 2: Additional large stature evergreen trees shall be planted to provide a transitional element and enhance integration between the 4 story building end and adjacent structure (Site Planning Guideline 7) also see Building Design Staff Report to the L94 -0078: Sunshine Ridge Board of Architectural Review Page 13 2. The pedestrian entry shall be enhanced by separating the current curbline sidewalk segment from vehicle traffic by a 2 -3 foot wide planter strip of low ground cover, reducing the maximum sidewalk grade from 15% to a maximum 10 %, and enhancing the stairway entry area on the west of Bldg. 1, since it is the primary pedestrian access for Bldg. 2 residents. Building Design 3. South elevation of Bldg. 2: Additional modulation is required to satisfy the requirements of TMC 18.50.083, and a design focus (or foci) must be provided to relieve the currently undifferentiated, large building mass per Multi -Family Building Design guidelines 4, 5, 16 and Figure 25 ( bme i ). 4. East and West Elevations of Building 2: Additional architectural elements shall be introduced to reduce the perceived building mass and add interest to a plain building face. 5. North Elevation of Building 2: The freestanding beams and cross pieces shall be 1 ft. on all sides instead of 1 ft. by 6 inches. and the gable shall be open to the building wall, to enhance the dramatic focussing effect of this element. 6. West Elevation of Garage Structure: The plain wall shall be embellished to add architectural interest. 7. "Tower" structure of Bldg. 1: The proportions of this element shall be revised to enhance its harmony with the basic building. Landscaping 8. Several medium sized deciduous and evergreen trees shall be planted on the recreation deck in order to enhance the separation of Bldg. 1 from Bldg. 2 (Multi- family Building Design Guideline 16), in a manner which enhances the project's integration into the hillside's wooded history (Multi -family Site Design guidelines 7 and 10). 9. The five Hornbeam trees in the central recreation deck planter shall be reduced to one or two. They are now spaced 10 feet apart instead of a reasonable 30 feet. 10. The front "hydroseed filed lawn" is not easily accessible from any units nor calculated as recreation area. Drought tolerant materials shall be substituted in this area. A similar argument is applicable for the sod lawn at the northeast corner of Bldg. 2 where drought tolerant materials shall be used. 11. The landscape plan shall be revised to clearly indicate materials to be used in the northern plant areas and that the plant coverage specified in Multi - family Landscape Design Guideline 6 is satisfied. Staff Report to the Board of Architectural Review L94 -0078: Sunshine Ridge Page 14 12. All landscaped areas shall be auto - irrigated with in- ground moisture sensors. 13. A two for one credit toward satisfying recreation demand shall be granted for the weight /sauna room. Total credit is 1,684.90 square feet. 14. Additional common recreation area equal to a minimum of 2,660 square feet shall be provided. Additional recreation and eastern trail (if connected to a City trail) areas may be counted subject to further Board design review. Miscellaneous 15. All miscellaneous structures shall be presented upon resubmittal. 16. Light levels should be limited to one (1) foot - candle at the property line and no direct illumination beyond the property line. 17. All plans shall be revised to be internally consistent. BOARD OF ARCHITECTURAL REVIEW DESI(- REVIEW APPLICATION � . - CITY OF TUKWILA DEPARTMENT R EGEIVEEILopmENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 1. BRIEFLY DESCRIBE YOUR PROPOSAL: 28 Units in 2 Buildings connected by underground garage. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) Tax Lot 115720 0222 OO d.( f{ CA-DAM S. Quarter: Sw Section: 23 Township: 23 Range: 4 (This information may be found on your tax statement) 3. APPLICANT:* Name: Lyle Kussman /Address:P0 Box 1705, Bothell WA 98041 -1705 .1 Phone. 206 861 -7200 Signature: .1 %I* Date: July 18 , 1994 * The app tiant is the • erson whom the staff will contact regarding the application, and to who all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: /f S 4 OWNER Address:4038 NE 58th, Seattle WA 98105 Phone: (206) 524 -4846 I /WE,[signature(s)] swear that I /we ar$' the ckner(s) •. contract purchasers) of the property involved in this application and that the fo egoing statements and answers contained in this application are true and correct to the 2 0 , 19 9 4 best of my /our knowledge and belief. Date: July irforAmniCAPr ..T: u V 1.1 t 1✓ V. .-1. 1 tro 1 U . a— •.0 1 V1 \I1V 116.. • IV 11 DESIGN REVIEW APPLIC tTION CRITERIA Page 2 The following criteria will be used by the BAR in its decision- making on your proposed project. Please carefully review the criteria, respond to each criterion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, attach additional response to this form. 1. RELATIONSHIP OF STRUCTURE TO SITE A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. RESPONSE: See attached response sheets. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the established neighborhood character. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: See attached response sheets_ r vrv•r v. r—• .. lye .•• • ••• • ft/ ..•—•r •.r t. mow .. DESIGN REVIEW APPLIr- ' -TION Page3 3. LANDSCAPE AND SITE TREATMENT A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encour- aged. F. Screening of service yards, and other places which tend to be unsightly, should be accom- plished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. G. In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. H. Exterior lighting, when used, should enhance the building design and the adjoining land- scape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. RESPONSE: SPP attanhpd rPspcnsP shPPts_ 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with permanent neighboring de- velopments. r .... .• •r w• P".• •v• •• • Omv • v• •r•` L ••- • • •m, .• . DESIGN REVIEW APPUC " -TI .N Page 4 1. C. Building components - such as windows, doors, eaves, and parapets - should have good pro- portions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. D. Colors should be harmonious, with bright or brilliant colors used only for accent. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. • F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all ex- posed accessories should be harmonious with building design. G. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: See attached response sheets. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE A. Miscellaneous structures and street furniture should be designed to be part of the architec- tural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. RESPONSE: See attached response sheets. DESIGN REVIEW APPLICATION INTERURBAN SPECIAL REVIEW DISTRICT Page 5 The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people - oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 1. The proposed development design should be sensitive to the natural amenities of the area. See attached response sheets. 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. See attached response sheets. 3. The proposed development should provide for safe and convenient on -site pedestrian circu- lation. See attached response sheets. 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. See attached response sheets. 5. The proposed development should seek to minimize significant adverse environmental im- pacts. See attached response sheets. 6. The proposed development should demonstrate due regard for significant historical features in the area. See attached response sheets. B.A.R. Pace 2 1.A. The subject site is setback from Macadam Road improvements by the large Right -of -Way which is 25 feet at the subject site's southwest comer and 75 feet at the site's southeast corner. In addition, the subject property is further separated from the existing streetscape by a large vertical change in grade. At the southwest corner the property is 6 feet above the sidewalk and the southwest corner of the building number one (1) is 16 feet above the sidewalk. The southwest corner of building number two (2) is 21 feet above the sidewalk. 1.B. 1.C. The change in vertical height from the sidewalk south of the southeast property corner is much more. The property corner is 39 feet above the sidewalk at the southeast corner. Building number one's southeast corner is 44 feet above the sidewalk and building number two's southeast comer is 46 feet above the sidewalk. The landscaping proposed must be reviewed from the submitted Landscape Plan which also shows the pedestrian circulation movements. The hillside of the Right -of -Way is well developed with native vegetation and large trees are spaced along both sides of the R.O.W. Please see photo board submitted. The existing trees block from street to the site most views of the proposed structures plus the large change in vertical grade as stated above. The proposed structures will not be seen from Macadam Road when northbound until one approaches the entry driveway and then only for approximately 55 feet of travel distance. All proposed development required parking and service areas are located under the structure, in a parking garage and underground. None of the required parking or dumpsters will be visible from off site. The only parking visible are three (3) non - required guest parking stalls located off the entry driveway and west of building number one. The only visible paved area will be the three (3) guest parking stalls and the 20 foot wide access driveway serving the two parking garages. The total visible paved area of guest parking and entry driveway is 4,290.47 square feet as viewed from any direction. The height of the proposed building number one is overpowered by the existing structure to the east which is 25 feet higher than the roof of the new structure. However as the proposed building number one steps down the hill to the west it's roof becomes very compatible with the existing structure west of the subject site. In fact the new roof and the existing structures roof finish only with 4 feet of vertical change. The height of building number two is much more compatible with the existing structures which surround it on three sides (east, north and west). The proposed new building's roof is 6 feet lower than the structure to the east, 3 feet higher than the existing structure located near the northeast property corner, and level with the existing roof near the northwest property comer. The existing structure's roof west of building number two is approximately 18 feet lower but it's base grade is also 15.50 feet lower. This is because of a very fast grade drop -off. As can be seen from the submitted photo board the proposed development is an "in -fill" into an area of three story high apartment houses which have been developed over the last 25 years. The B.A.R. should review the composite elevation board as submitted to help see the relationship of the proposed development in context with the existing development as shown on the photo board. 2.A. The proposed development is to be stucco /dryvit which is in harmony with the stucco covered surrounding multi- family structures. The "La Vista" development stucco is almost #310 China White as compared to the Dryvit Systems color chart and the Southcenter condominiums exterior color is similar to the #108 Manor White from the same color chart. Thus, in an effort to harmonize with the surroundings, and for that matter, the rest of the hillside further to the east as shown on the submitted photo board, we have selected the following Dryvit colors for use on this proposed development. Building Number One: #302 Beth for the mass of the building. #308 Mink for the trim features and base. Building Number Two: #308 Mink for the mass of the building #306 Swiss Mocha for the trim features and base. • The mass of the front building (#1) is smaller than any of the surrounding structures and with the four downhill steps fits very nicely into the "in -fill" condition. The mass of the rear building ( #2) is more in scale with the structures to east, north and west. We have designed each of the buildings with the above in mind to create the harmony of texture, height, bulk and scale. The colors selected were to fit into the surroundings and roof lines to harmonize with the existing conditions. Because of the City of Tukwila's staff concerns that the two buildings might appear as one structure from a distance, we have purposely designed each structure to have different roof lines, mass, steps and color. When one views the composite elevation board we are sure that you too will agree that we achieved two separate and distinct buildings which cannot be confused as one structure. 2.B. For response to this item please see the Landscape Plan. 2.C. When one views the submitted photo board and then the composite elevation board you can see that the proposed development is consistent with the established multi- family neighborhood, both in character and use. 2.D. The design as submitted allows for only one vehicular access point which is well removed and separated from both pedestrian access points which connect to both the existing sidewalk system and also to the future pedestrian trail which is in the Public Works Department R.O.W. which in time will connect to the "hill- climb" steps from Denny's up to 57th Avenue South. 2.E. On site vehicular circulation is kept to a very minimum with only one driveway and two parking garages. The one access point onto Macadam Road is at a place where sight lines for entering traffic can be maintained. Any other access point would not be possible because of the street design and Right -of -Way configuration. 3.A. thru H. Please see Landscape Plan. 4.A. Without architectural style restrictions we felt free to design buildings that reflect the wishes of the land owner and developer which is quite refreshing in this day and age. We do feel that the resulting design blends well with the surrounding structures in the multi- family neighborhood given the site conditions, topography and freeway exposures. 4.B. The height, bulk and scale of the surrounding development in this neighborhood is three and four story wood frame structures which are two hundred to three hundred feet in length that are not modulated, stepped, or broken into segments. The windows, decks and patios are very evenly placed. In an effort to harmonize with the permanent neighborhood and still meet the requirements of the Tukwila zoning code we have settled on the attached design which in our opinion meets or exceeds the minimum zoning code requirements and still fits into the surrounding. The code as written was obviously not designed for "in -fill" multi- family projects in neighborhoods such as this. 4.C. The building components were selected, placed and designed into the buildings to further the fit into the surrounding neighborhood. The buildings were designed so as not to over or under state their age in that the surrounding structures range in age from the late 1940's to the late 1980's. This is a major factor when "in -fill" development takes place and surrounding structures are not likely to be replaced for 40 to 60 years. 4.D. We have purposely avoided bright and brilliant colors on the building masses even though the large majority of the hillside is currently covered with bright and white buildings. It will be almost impossible to both harmonize and avoid bright colors without the use of the colors selected. 4.E. Mechanical equipment, dumpsters and other utility equipment has been screened from off site views through the use of mansard roofs, walls, deck edge returns, etc. 4.F. Exterior lighting has been kept to a minimum and when used will be shielded to prevent off -site glare. 4.G. To avoid monotony of design which is so prevalent in the surrounding neighborhood structures we have designed the two buildings to be different in roof lines, mass forms, modulations, steps and color. Even the deck and exit walkway rails have been designed to be different as you proceed around the building. The rear building uses three (3) roof lines and varying levels where as the front building uses only a single roof line at each step and a single tower near its center, all of which enhances the visual interest of the development as viewed from both near and far. L A N K F O R JA:. A S S O C I A T E S LANDSCAPE ARCHITECTURE • PROJECT MANAGEMENT Kussman Associates Architects, Planners & Consultants Tukwila, Condominiums BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW INFORMATION Descriptions of common recreation and open space areas. Common recreation area is located -on the roof deck between the two major buildings. The overall area is approximately 8200 sq. feet. It is divided into two levels with direct access between both and to the property path system which connects to the neighborhood trail system. The upper level consists of passive recreation area, with a large play lawn of . appropriate size, 3,375 s.f., for doubles badmitten. adjacent to this area is a small picnic area, 1,000 s.f., with barbecue cook top and picnic table. The lower area is adjacent to the indoor recreation room. Directly off this room is a large patio with cafe tables and chairs, a grassy berm separates it from the adjacent infant and child play area. The patio, berm and kids play area is approximately 3,800 s.f.. The children play area is approximately 1,575 s.f., and consists of a play structure in sand, bordered by a concrete circular walkway for wheeled toy play. There is adjacent bench seating to the kids play area and berm area. CRITERIA 1 A. The transition along the streetscape blends with the existing field grass adjacent to the public trails system. Tall trees flank the main entry, creating a sense of transition from the street to the main buildings, and help soften and screen the adjacent buildings to the west. 2 B. The adjacent properties are screened with clusters and rows of large trees and mass plantings of shrubs. Along the East rockery, vines are trained to grow up and screen the existing and new rockery. 3 C. Clusters of trees and low shrubs and ground covers provide scale to the buildings while allowing easy visibility from the street. The main entry is flanked by clumps and rows of trees to enhance the transition from the street to the buildings. Shade trees are provided to create a variety of exposures throughout the site. N.E. 55th STREET • SEATTLE, WASHINGTON 98105 • (206) 523 -3186 Design review information page 2 3 D. Plant beds adjacent to parking is protected with curbing with shrubs and trees planted back from the edge of walks and curbs to protect from pedestrian and vehicular damage as well as provide for a more secure walkway by reducing the possibility of hiding places. 3 E. The roof deck has large planters to accommodate trees and provide additional seating adjacent to recreational areas. 3 F. The service yard for the garbage and recycle, is completely screened with an attractive fence and roof compatible with the architecture. 3 G. Fences are used surrounding the service yard where general planting will not prosper. 5 A. Benches, cafe tables, chairs, and misc. street furniture is selected to reflect the quality and architectural style of the building. In addition, raised planters are built into the recreational area to provide seating. 5 B. Lighting fixtures shall be selected to enhance the architectural form of the building and provide a safe, secure walking surface for the users. Attachment "N" is presented as Council packet Attachment "D" BOARD OF ARCHITECTURAL REVIEW Outline of Responses to Recommendations of Staff Reports (L94 -0078 dated December 12, 1994 Site Design: 1. We have added three (3) trees directly east: f Building 2 and one (1) tree in the northeast comer of the property. (See She 1) 2. We have relocated the ent'� sidewalk south o tl%e property line (the public right - of -way) and separated it from the driveway curb,.by the use of a landscape planting bed. We have also added one (1) more tree and d relocated one (1) of the trees which had been shown in the The sidewalk grade has beentrevised to''a' In of some steps. t . - • The main pedestrian entrance to the two (2) s has beefi revised and placed on the west elevation at the intersection of the p ig garageand Building #1. At this location, we are proposing a double wide iron gate of similar design as have been shown on the west elevation further north, thus creating a primary access to the project. (See Sheets A -9 and L-1) ' Building Design: 3. We have reconfigured the unit off, ets to comply with the it�of Tukwila staffs understanding of T.M.C. 18.50.08. The resulting modulaiiop's are now a combination of horizontal offsets. 8 {feet in depth and vertical'offsets 4 feet 1 inch in height. um of 10% slope through the use We have added a central focus point at the lowest level which will also serve as the access point from Building #2 qut onto the recreation fleck and play area. (See Sheets A-4, A -5 and A -7) , 4. The east and west elevations of Buit ' g #2 have beeif vised to reduce the perceived mass of this structure and, in the opinion of the qty of Tukwila staff, to dress up the plain building face. (Seg, Sheets A -9 and A=10) 5. The north elevation of Building #2 has been revised to conform to the requirements as set forth in the Staff Report. (See Sheet A -8) 6. The west elevation of the parking garage has been revised and embellished per the comments of Staff Report and as of the meeting with staff members on December 14, 1994. (See Sheet A -9) 7. The "tower" at the center of Building #1 had been the subject of a misunderstanding between City of Tukwila staff members and the project architect. This misunderstanding was resolved in the meeting on December 14, 1994 and is now shown correctly on the south elevation of Building #1. (See Sheet A -7) Landscaping: 8. Several revisions have been shown on the Landscape plan in the recreation deck area which will enhance the separation between Building #1 and Building #2, all as required by Staff Report and Building Design Guideline 16. (See Sheet L -1) 9. The Hornbeam trees have been omitted, different species introduced, and spacing changed per Staff Report. (See Sheet L -1) 10. The "hydroseed lawn" is drought tolerant material as proposed. The Landscape Architect will explain to staff and B.A.R. members. 11. Landscape plan has been revised per Staff Report. (See Sheet L -1) 12. All landscape areas are irrigated and moisture sensors will be installed. 13. We agree with this item of Staff Report. 14. The common recreation area has been recalculated per staff report and meeting with staff on December 14, 1994. The recalculated area now shows a overage of 1,589.11 s.f more than required. 15. The only miscellaneous structure proposed is the addition of a double wide iron gate to serve as a pedestrian entrance. (See Sheet A-9) 16. For compliance with this item of Staff. Report please see copies of lighting fixtures and poles as submitted. 17. All affected drawings have been revised and are submitted with this response. Submitted by: Lyle N. Kussman, Architect r-- STERNBERG ORNAMENTAL POLES 'r ;'t'f9 i!✓ri �"'!!G. :f'(Y'�!L c• • ,:,; •7 el alr 1irk�.�r�l. • .. .l� f"I • •1'.�•.i � ." e, M '. -'.� . 4;.�. r: ..'a!`�b %.';' {.11/. •. 'N ' 1„,51.4,,...1.0 , .Js ySx: ' � � 121•:'.;3, 1, sr•∎. .: �,, : •� -:._'- ',':,;11:::. ,.3.;t _sit ,'• '„: -r . '�. ?� 5700 -DT 5710 -DT 10' 5716 -DT 16' 5712 -01 12' 5718-01 18' 5714-01 14' 5701 -DLB 5701 -018 50" 2600 -FP 2610 -FP 10' 26164P 16' 2612-FP 12' 2618 -FP 18' 2614 -FP 14' 2600-T 2610 -T 10' 2616416' 26124 12' 2618 -T 18' 26144 14' Model Number Shall Type Shaft O.D. Wall Thickness Base Dia. Base Height Wall /Floor Thickness Candy Cane Overall Post Heights Above Grade 5700 -DT Tapered 5" to 3" .188 '171/2" 48 "• .250/.750 Y 10'- 12'- 14'- 16' -18' 5701 -DLB Fluted /Lighted 7" .188 171/2" .250/.750 50 "' 2600 -FP Fluted 5" .188 20" 34" .250/1.00 Y 10'- 12'- 14'- 16' -18' 2600 -T Tapered 5" to 3" ,188 20" 34" .250/1.00 Y 10'- 12'- 14'- 16' -18' 1) All Bolla ds are available unlighted. Simply drop the LB designation after the model number 'Heieht can varv— Snrrifv vniir nPa PLEASE SEE CITY COUNCIL PACKET OF 3/8/95 FOR ALL SUBSTANTIVE PRD & BAR ISSUES, INCLUDING, BUT NOT LIMITED TO: PRD STAFF RPT BAR STAFF RPT PC /BAR MINUTES /ACTION RESOLUTION OF ISSUES. March 8, 1995 CITY ceF TUKWILA Depaftinent of Community Levelopment FAX TRANSMITTAL FAX NUMBER: (206) 431-3665 TO: yLe. K os-sNiztav DATE: TITLE: FROM: I/6.'41(0AI? 0 e COMPANY: TITLE: DEPARTMENT: DEPARTMENT: • 45: FAX NO. CALLED: 685-- lE0 NUMBER OF PAGES TRANSMITTED, INCL. THIS COVER SHEET: SENT BY (INITIALS): *444.,:•;}. SUBJECT: suilsgove COMMENTS/MESSAGE: C2L-el -;(' -=6 • • r. .......vee.vore....e.v:v.v.v.v:e.w.v...v.wor.wAsive.v.v.v.verereeeee.c.? :wee4w.v.v.w.voNswNswee.v}re7.0% IF THIS COMMUNICATION IS NOT CLEARLY RECEIVED, PLEASE CALL: 4_714 67 ee4YA:veorN,Ki4vooNitvw.vret.mensvete.S,. DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard. Tukwila WA 98188 x%r•aismken. Office: (206) 431-3670 06/01/92 SHEETS TO BE PROVIDED BY TUESDAY 5:00 P M I. 16 SETS OF THE FOLLOWING, FULL SIZE PLANS' SHEET COMMENTS Al No Changes: Site Plan / Vicinity Map (1"=20') Ala Site Plan W/ Coverage calcs (1/26) a). Revise bldg. 2 per A -6 and north elavation per mtg (e.g., remove central gable). A2 -A6 Not Needed A7 South bldg. Elevations a). Revise bldg. 2 per A7 (1/26/95) and show bldg. l's roof line and south ground line w/ dotted line A8 Revise north bldg. elevation of bldg. 2, including all elevation and subsurface data in A8. Revise roof line (e.g. removed central gable) as discussed at (1/31) mtg. Also show eastern shed roof. A9 West bldg. elevation. Revise to: a). Remove north central gable b). Add bldg. 1 tower c). Call out garage openings framed w/ 2" raised border w/ min.1' width. A10 East elevation. Revise per A10 (1/26/95) and as subsequently revised to remove the gable on bldg. 2. All No Change Al2 No Change A13 Note: Staff will recommend disallowing area "A" however, your calcs need not be revised. Add note that revised calcs do not include private deck areas. A14 Not Needed Page 1 of 2 L1 No Changes: Landscape Plan (1/26) A7 Colored elevation of bldg. 2, include shadow lines in very light shading. Important for lay council members to recognize relief. II. 1 SET OF THE FOLLOWING REDUCED DRAWINGS: All sheets of thel2 /15/95 hearing submittal and all sheets of the 1/26 submittal shall be reduced to 8.5 "x 11" either as a PMT or other reduction which provides a copy where all notes and numbers are readable. III. RECOMMENDED, BUT NOT MANDATORY: 1. Project drawing superimposed on a site photo taken from the south on I -5 or hills to southwest. 2. Use lines to show trees on east colored elevation. These two items may be important to the council's visualizing the project from off -site viewpoints. r TRANSMISSION.RESULT:REPORT (MAR 03 '95 03 :29PM) TUKWI ,,JDCD /PW THE FOLLOWING FILE(S) ERASED FILE FILE TYPE OPTION 048 TRANSMISSION (AUTO) TEL NO. PAGE RESULT 9 *- 8851302 03 OK ERRORS 1) HANG UP OR LINE FAIL 2) BUSY 3) NO ANSWER 4). NO FACSIMILE CONNECTION KUSSMAN ASSOCIATES Architects, Planners & Consultants March 6, 1995 Mr. Vernon Umetsu, Associate Planner City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila WA 98188 Re: Sunshine Ridge, MacAdam Road L94 -0090 & L94 -0078 Dear Mr. Umetsu: RECEIVED MAR 0 71995 COMMUNII "Y DEVELOPMENT Per your fax request dated March 3, 1995, we submit the following for your use in the hearing scheduled for March 13, 1995 before the City of Tukwila Council. This meeting is to confirm the Conclusions and Recommendations of the Planning Commission on case L94 -0090 P.R.D. and support the decision on case L94 -0078 by the Board of Architectural Review that were made at their regularly scheduled meeting of December 15, 1994. Please find attached sixteen (16) sets of drawings that include sheets A -1, A -1.2, A -2, A -3, A -4, A -7, A -7.1, A -8, A -9, A -10, A -11, A -12, A -13 and L -1. In addition to the above we are also submitting per your request one (1) copy of the above drawings that have been reduced to 11" x 17" and one (1) copy that has been reduced to 8 -1/2" x 11 ". We have also enclosed one copy of sheet A -7.1 that has been colored to approximate the appearance of the rear building (Building #2). Your request for "very light shading" is not possible. Sincerely, LNKJksk Enc. P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 A F F I D A V I T Notice Notice of Public of Public Hearing Meeting O Board of Adjustment Packet Agenda O Board of Appeals Agenda Packet O 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 fl Shoreline Management Permit ODetermination of Non- significance. fl Mitigated Determination of Nonsignificance fl Determination of Significance and Scoping Notice fl Notice of Action Official Notice Other Other was mS to each of the following � FM/. VIAblieikkbeTh Name of Project ``��� File Number I�`C -00670 addresses on 15---1-94 ?27 Signature City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Director City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Board of Architectural Review will be holding a public hearing at 7:00 p.m. on Dec. 15, 1994 located at 6200 Southcenter Blvd. to discuss the following: I. CASE NUMBER: APPLICANT: REQUEST: LOCATION: II. PLANNING COMMISSION PUBLIC HEARING L94 -0090: Sunshine Ridge - Planned Residential Development Lyle Kussman • Planning Commission recommendation to the City Council for approval of a planned residential development application for a 28 -unit condominium with 59 parking spaces. Residences will be in 2, 3, and 5 -story structures. 15200 Macadam Rd. S., Tukwila. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: L94 -0078: Sunshine Ridge - Design Review Lyle Kussman Board of Architectural Review approval of the design of the 28 -unit ' condominium project. 15200 Macadam Rd. S., Tukwila. L94 -0084: Parkway Place Parkway Place Partners Demolition of a 9 -story office building and construction of a 150,000 sq. ft. retail space. 17501 Southcenter Pkwy., Tukwila. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times December 2, 1994 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington' 98188 • (206) 431-3670 • Fax (206) 4313665 I A F F I D A V I T O F D I S T R I B U T I O N ' 104Notice of Public Hearing hereby declare that: EJ Determination of Non - significance fl Notice of Public Meeting fl Mitigated Determination of Nonsignificance fl Board of Adjustment Agenda fl Determination of Significance Packet and Scoping Notice fl Board of Appeals Agenda D Notice of Action Packet O Planning Commission Agenda fl Official Notice Packet fl Short Subdivision Agenda D Other Packet O Notice of Application for Q Other Shoreline Management Permit ElShoreline Management Permit was mailed to each of the following addresses on r7 —1 — qct RA1,4)-st-(1 Name of Projec VL l eD Signatur File Number P A (41' 609 r5 ?•AEL JERRY V. C0379 15210 MACADAM RD S 0D -211 SF'TTLE WA 788895 - 0260-03. CULLEY.EILEEN.B 17246'SE,142ND' RENTON WA. 788895 - 02801'09: LEE JAMES,H :Qi 3807:•DIAMOND :HEAD-CIRCLE HONOLULU HI' 788895-.0300-05, .. MCPHERSON2KAY0K0 15210:MACADAM RD :S.D -304 SEATTLE WA. 788895-0320 -01.(• , . .STRUNK.LESTER.RON• •15210:.MACADAM:RO•S D -306 SEATTLE WA. 16t :..95-Uc5u-05 NAMES CHARLES 0 3009 SE 5TH RENTON. WA 788895-0270 -01 189999 DIERS:VIRGINIA A 15210 MACADAM RD S „D301.• 98059 SEATTLE WA 030085 96815 389999 98188 2N9999 98188 788895-0340 -07!' •CELAYA•OCTAVIO +MARGARET: 2N1828 •CELAYA.CAROLYN• 6752'TE,SPEEDWAY; TUC SON'. AZ.,,,...,.., ..... 788895-0290 -07 KAWAHARA.SAEKO H. 7740 S'LAKERIDGE DR SEATTLE WA. 788895-0310 -03 KING NAOMI•F TRST: C /0.KING4NAOMI F-TRSTEE. P0.80X.5301 REDONDO..WA 788895-0330 -09 MOMII'JOHN•H +UMEKO K 4826 :27TH••.AVE S,•. SEATTLE WA 85710 i+ 788895- 0360 =02; ' KASHINO.BEVERLY'S 15210-MACADAM,APT 60310• SEATTLE'.WA' 788895-0380 -08:; 'GOODEL•L6CYNTHIA.A- 11919.197THiST`.SE SNOHOMISH;WA :788895- 0400- 0.4 0,, 'SCARPELL'I- NORMAN.LTD!PS 9852ARROWSMITHiAVE S: SEATTLE!WA. .-788895-04,20700 KINGiNAOMI'FiTRST: KING'NAOMI`F.TRSTEE PO•BOX.5301 REDONDO +.WA. •788895 - 0440 =06' KING`NAOMIF• TRST C /O:KING'NAMOITRSTEE' PO:BOX :5301• :REDONDOcWA,........... , . , • • 788895 0460 -01: PFANNENSTIELI NORMA: J.i 15280'•MACAOAM-RDS •tE107, •.7EATTLE WA :788895- 0480 -07t. SWARTOUT PATRICK S ' 152801;MACADAM RD1S VE109 C0379 98055 1D9999 98188 2N2256 98178 282539 98054. 179999 98108 •788895- 0350 -04. ... . ... MOORE:JAMES'A E VIRGINIA•R 3439?1 MOOG FAMILY :TRUST. 8012.18TH :AVE NE SEAT.TLE.. WA 98115 1N9999 98188 788895- 0370-00 HECK.ROBIN.L C0379 15210-MACADAM RD-S VD-311• SEATTLE. WA 98138 •i 788895-0390 -06: .411732 •HAYASHI'•TOM•Y.DOS: 'P0. 80X,18257. 98290 SEATTLE.WA 129999 98118 ! 788895- 0410-.02' MAXWELL'LINOA,J :WHITING ROBERT :L .15280. MACADAM:RD'E.;:102 TUKWILA,WA. 441051 98118. 161226 98188 •788895- 0430 -08 262078 .BROWN:DAVID :M C0379 15280 :MACADAM RD S 0E -104 SEATTLE WA 98188 98054 • 262078 .98054 C1079 . 98188 788895- 0450-03 HARMON. MELYNDA KAYE, 15280.MACADAM RD:E106 SEATTLE.WA. 788895- 0470 -09 O'HARA JPHARRY • 16420.148TH:AVE SE 1; • RENTON . WA. . SEATTLE. WA: '788895-0500 -031, WALDRON.DONALD'R 15280. MACADAM• RO• S 0E202' SEATTLE WA • •089999 98188 5D9999 98188 788895 - 0490-05 .. VILLANUEVA:R0D0LF0.Q. :VILLANUEVA'NICETA 15280: MACADAM. RD :.S,„E -201 TUKWILA.•WA. •788895- 0510 -01. KING NAOMI,F :TRST, .0 /0•KING NAOMI'F•TRSTEE PO BOX 5301 Qcnmmnn.Wn 179999. 98188 3N2414 98058 431997 • •� 98188 '- 262(:78 1� �t:y oarGi. 41., eAiCH.NUM`StK: CU S`fOMER NAME ZA RSA ASSOCIATES CUMMENrS aa•.+.wwi.u.• *..w+f�w+•M w.fi.. ;};t ft5!RRh+r'.1 tt ��.. 'C Aii.•' . Ct::I ii +-i-4 SLt .'.t 11,04.444: ∎444.44L4* 115720-0210 -0 115720- .0221 -08- • LEXFORD•PROPERTIES 370241 ;I' LA.VISTA:ESTATES:APTS. C /00REAL'. ESTATE TAX. SVC' INC i; .101 .E.26TH 4:201 3801.150TH:AVE -SE. .STE 300 � .TACOMA WA .BELLEVU.E . WA ' .. 98006 . it . 766160-0150 -00... S :C.M•INVESTMENTS . 17.0.0.; WESTLAK.E„A.VE. N STE; 700 SEATTLE WA. •.788895- 0020 -041 •CONNELL'MARTIN S. C0379 15210-MAC :ADAM RD S .IM-102 SEATTLE. WA: 98188 339999 98109 788895- 0040 -00- STIEGERMARILYN;TRUSTEE • 480385 SOUTH•CENTER::VIEW'CONDO;ASSOC. 15280 MACADAM,RD:APT:E'•206. TUKWIL' A . WA.:. .. 98188 788895 - 0010 -06 SMITH,PAMELA:-J. ,12032.:- 67TH.: AVE S SEATTLE WA .302588 98421. '692415 •788895-0030 -,02 •ROBEN.JOHN..W' C0379 •15210 MACADAM RO.S .4:0 -103 SEATTLE. WA • 98188 : j 98178 788895 - 0050 -07:. NUNNA'GOPAL; .3N2915 .1636 N.WELLS-ST:':3107: CHICAGO:IL .788895- 0060-05, CROWDER.GIL•OA:J'• •3233.;45TWAVE SW' SEATTLE :WA: .3N9999 98116 788895 -0080 -01 :.N . ..... HAMILTODONAL'DJF +CHIRISTIN609999 .11102;SESTPLACE. BELLEVUE WO' 98004 •788895-0100 -07. KLEIN•.BART +KARI' • 15210:MACADAM RD %1M -110 - TUKWILA'WA•' 78889.5- 0120 -03... ' WANG'. ANTHONY ;G. 5204!: 29TH =AVE' S. SEATTLE.WA 289999 :788895- 0070 -03 id, HUA'KEN: • 15210: MACADAM ::RD :S 74:p107, .TUKWILA -WA. "' 788895- 0090 -09. YORK,JR :THOMAS P(TRSTE)i •129999 60674 98188 5.618766TH•AVE E PUYALLUP WA 98371 •788895- 0110 -05. KING:NAOMI:F,TRST:'• C /O.KING NAOMI•F_TRSTEE• 98188 PO- BOX.5301' REDONDO :WA• .. 580648 ' 98108 •788895- 0140 -091. LINK :DAVIDIG: CLARK-LINK :.ANN' 507.N FOURTH:ST: MOUNT.VERNON.WA% .202187 .98273 C0379 •7.8889540160 -04: RUIZ ;NICKOLAS:R. 152101MACADAM.RD'S '4:D -203 SEATTLE. WA 98188 .788895- 0180 -00' • HOLTON :STEVEN K. 15210:MACADAM,RD,S•0D205, SEATTLE-WC. C1079 98188 '7888450200-:06.!::.• OISHI 'VICTORIY ;C ;MAXINE'E:.449999 15210; MACADAM;RD.OD207; • TUKWILA .WA.. ' 788895 - 0220,, -02•. 'ISRAEL' :JACK.L: 15210'MACADAM:RD.S.0209: SEATTLE WA 98188 788895- 0130 -01' .WANG.TONY :G. 5204' 29TH AVE •SOUTH ..., SEATTLE WA. r .788895- 0150 -06 • COTTENGAIM.EDWARD: 15210-MACDAM RO.S'0D202. TUKWILA -WA 'I. :788895 - 0170-02 OSGOOD;ALAN G :C GRAVER K E C1079 15210 MACADAM'; RD •' S : #D :204 SEATTLE :WA 282539 98054• 559999 98108 909999 98188 r 1 788895- 0190 -08. SHITOZAWAMIDORI 15210 `MACADAM . RD S • 4:0206 TUKWIL'A.WA. .788895-0210- 04.:0 ., HAN•SUNG'IN • • 15210 ; MACADAM ••RD +: S • 4:0208 'TUKWILAWA: }I, .788895-023000 ... C0779 READ.JACK•E. 15210 •.MACADAM • RD • VD - 210 98188 !I: • SEATTLE WA.. 98188 219999 98188 179999 98188 J •,� J • 241024 98188 7p,$895- 0520 -O9 FELLtR CAROLE A 613.N 112TH SEATTLE WA 7888,95- 0540 -05. STEIGER'MARILYN 2400tNE ;9TH; RENTON WA: ' 788895- 0560 -00; ..,.. CROWL'ROBERT:C: 15280:MACADAM :RD:VE -208 TUKWILAWA•` 69595.? 981;.. C1279 98055 200655 98188 788895-0580 -06: SARDESOWJAY:E+RACHELL1B. 049999 15280- MACADAM i RD . S0,::E -301 • SEATTLE'WA 98188 788895- 0600' -02i . HUA.KEN• 269999 15280:MACADAM :RD'S ;:E303• SEATTLE.Wk. 98188 •788895- 0620r08,._ .•COFFELT:MARSHA:G: :3625 :NE :9THt.ST, RENTON.WA• 788895106407041: 'QUINN•: EDWARDM++CL-AUDIA =H• .22005 :•SE.BAINtRO: MAPLE.:VALLEY:WA- .788895-0660-09; ;,. IBLINGSCAROLYN J! 6125.93RD1AVE:SE- MERCER ISLANO.WA: 049999 .98056 15d;iy- UU -0 KING NAOMI F TRST C/0 KING NAOMI TRSTEE PO BOX 5301. . REDONDO.WA .788895-0550 -02 KAWAHARA SAEKO H 7740 S• LAKERIOGE. DR. SEATTLE WA •788895- .05.70-08 JONES.ALFRED ..5772. 51152ND SEATTLE'WA • .282539 98054 .788895- 0590 -04: .VASQUEZ:RITA.Y. • 152801 MACADAM: RO:;;E-302 SEATTLE.WA. • • 2N2256 ' 98178 788895= 0610-00 •HEYER KENT:R +VICKI,L1 319• ALOHA.•ST: SEATTLE'WA. . E1279 98188 760280. 98188 9D9999 98109• 788895- 0630 -06 .BRETTELL!H:C C HISAMI 15280.:MACADAM.RD.;E306:.• •TUKWILA WA •788895.- 0650 -01'. - 139999 CONDOMINIUM:.BUILDERS"INC! S-0179 SALANT:RUBIN' 98038 t +19800!PACIFIC,HWY :S' SEATTLE WA. C0381 98168 410565 98040 98188 J J J • • . • • • • • , • • • • • • ... • „ ,,, '....:• C.X.--..-.-....i 1 - l Ir. -.4,-...LAi:i•-',:'-... 1 I _.....c.)-•.:1 f 0.1.70....:- : 70 •?‘.:(..V..;-'..1 .. - ...,' I ,” :).Tc '.. .. .- 1 -, X- ; g•\?. • IL, ......,•,---,-.'"e- z —4 rn , .. • • . • • • • • . . • • . '• • • . • , • • .'.• • • • • . . , • • ..... • • • • . , • • • • • • • • 0 co CO 0 • ; • City of Tukwila 6200 Southcenter.Boulevard Tukwila, WA 98188 -2599 :ear !` l;.S,POS TAU i< Y L 1•'K.nIf1104 1016691;, S,TRUNK.LEST :SE'AT�7.L iwLEC f SED yl• FUBWI;R!. WRITER NO SUCK #3 -.., :UNKNO,W.,, ._ INSUFFICIENT ADDRESS ,VACA T iNOAPT: #.- - UNABLE 'ROUTE. ,(7-• dN1111E \LS .RS City of Tukwila .6200 Southceriter Boulevard Tukwila; WA 98188 -2599 88895..=0.5.7.0 : 7-.0l ,`,JONE.S;r,ALFR 'SEAT,TLE" ,. • MITIGATE :DETERMINATION OF NONSIGNI 7.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 E:LI'SSMAN 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, Twn. 23, Rge. 4. LEAD AGENCY: CITY OF.TUKWILA FILE NO:1L94 -0077 The City has determined that the proposal does not have a probable significant ad,erse 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 • /%cam • /.531-Y4- . The lead agency will not • act on this .proposal for 1 days from the date below. . Rick Beeler, Responsible Official City of Tukwila, (206) 431 -3680 6300 Southcenter Bow.levard Tukwila, 'WA 98188 Dat 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). 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. KUSSMAN ASSOCIATES %op Architects, Planners & Consultants SUNSHINE RIDGE A 28 -UNIT CONDOMINIUM FOR RSA ASSOCIATES MACADAM ROAD TUKWILA, WASHINGTON RE.CEIVED AU6 2 51994 veLOPME DE NT e P.O. Box 1705, Bothell, WA 980414705 '. (206) 861 -7200 • Fax: 885 -1302 n. r.!• •.., r. T�•rw.n. •11.4, •• • j : .,,,.;.•.:•::•;....�%;..moi/i%:.., l rasa 7 ELEVATION DATUM:.... BENCR MARK: D.lnu 0 • r [D.0• ► e 1:4 •11-7117 • nin7• f Uc eos •88 1•101=cIIl LEGAL DESCRIPTION w1 Mnla s MICI a M 11 0.743NvC SCI O.CIL .7.• so waimt fir "AM IK =PM. ••WOMNI. 80 YW 10.• __ At ••lT? 884M lR s 14• ••CT !1 OSS■ 1H IRI 1411 I *8 •a0•S11 - r w M07.1 11 .o[[ MT. 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Address and phone number of applicant and contact person: Lyle Ku s sman 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..wil-l- be needed for your proposal.. B • A • R R. 1,. t7 n i' .C'y / r erri -d' A C- P C,'''/''C /1.16 trA Building Permit Public Works Permit 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. 5-ea- AV-y CHO) 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 vacantprOpe_rt SW 1/4 of 23 -23 -4 1. `.C. '174- K (.c * i I S 7t+1. 0 — P.R. !'tv6: \. d /cwt. -/4 A. 13. Does the proposal lie within an area designated on the•City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? Yes. c " P f,v'ti A €'A' r,L r):g f-1 :r SLtl'4 {`Q i OE ? -/ 1=+ C. . -3- TO BE COMPLETED BY APPLIC,,,,T c B. ENVIRONMENTAL ELEMENTS 1. 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 C.- Evaluation for Agency Use Only ih. 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. Evaluation for Agency Use Only b. Ground: 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 collectedL 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? • ,1._wi11i.e_Lemoved and replaced. c List threatened or endangered species known to be on or near the site. None. 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, songbirds 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. No- 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 tyres 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? RMH ('M ocT, I'Ifi: j'17tiib,r -kC( JaG.H .7.: N. r'`/.. -�` oairA(AG f. What is the current comprehensive plan designation of the site? 1:?i4M --High Den s i t- y g, E''i: ('T) r. -r\ -77 /!' C- ,. If applicable, what is the•current shoreline master program designation of the site? N.A. 9. 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\ f';'/L c A t. -Evaluation for Agency Use Only . Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing? ?R - twn hPC3rnnm uni t-s *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 felt. 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. '"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 the1approximate 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. 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 Evaluation for Agency Use Only 16. Utilities a. Circle utilities currently available at the site: ectrici atural gas1, fuse service elepnonts-D ati ary sewers septic system, o ier. 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: / June 24 ,994 PLEASE CONTINUE TO THE NEXT PAGE. TO BE COMPLETED BY APPLIC..,t 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 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? P +'v Cu) Nr.r' y� - i•��c -= i r'�'I fil': /F!_ l Proposed measures to avoid or reduce the conflict(s) are: -23- CONSULTANTS. INC. 13256 N.F.. 20th St. (Northup Way), Sulte 16( Bellevue, WA 95005 (206) 747-5618 FAX 747-8561 ' S cr P P C- -c 6n-z-74 -L _ 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 1.94 -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 architeot, Kussman and Associates, provided lus with preliminary plans for the project. We were provided with Sheet Al, dated November 7, 1994, and site grading and cross section plans, dated November 9, 1994. Most of the questions contained in the City of Tukwila memorandum are answered by the plans recently provided to us. In response to the city's letter, the following comments are made. . 1. The architectural plan and profile indicated the proposed cuts and fills to be made on the project. 2. Rockeries of 4 feet or less are planned for the project, consistent with the city's 4 -foot maximum criteria. 3. As illustrated on Section 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 topth? 4 /994 Co, » . 5. Soldier pile wall construction is not required. Based on the plans available tali s�`'ML-171v-r it Is apparent that a 1:1 (Horizontal:Vertical) slope can be excavated within' the property lines. - PFrE 1''Eh FPiit 2067478561 Post -it" Fax Note 7671 Date ! 1 _ —rot 0 �� pagas -' To L ye_ From .-- . sm COJoopt. t/ V S s re) 0.r'i VS Co. Pnone r G 4C�t Pnono 8 Fax if SSA— 130R-... Faxh - 1 11.14.1994 9:35 P. 1 RSA Associates Umlted P--tnership November 14, 1994 , JIV+� -tV /U 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 project, as there is :no seepage along McAdam Road, whioh 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 spells to reduce siltation on the roadway; and utilizing a temporary detention system as determined by the project civil engineer. The proposed construction schedule remains unknown, but it is bur opinion that the site may be developed in any weather conditions, 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 layer of lean mix concrete or crushed rock in the bottom of the excavation. It is Impractical and unnecessary to phase the project construction, The project design has changed since the preparation of our report, dated May 18, 1994, eliminating the need for large cuts near the property line. It is our opinion that the °tits may now be made at a 1:1 (Horizontal:Vertical) inclination, It may be necessary to rebttilld the existing rookery on the eastern side of the project where it encroaches on the property line and a retaining wall is below it (see Section G -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 hesitate to contact us, JRF:jcv cc: Kussman and Associates Architects PFI :F 1 ""Fr' FPrili "67478561 Respectfully Submitted, GEOTECH CONSULTANTS, James R. Finley, Jr., P.E. Principal GEOTECH CC)NSUL'1'I NIS. INC. • 11'.14.1994 9:36 INC. NOte 141994 n V EL'i�� ?r Y. �L r 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 AtE 2 5 1994 COMMUNITY DEVELOPMENT RSA Associates Limited Partfl rsp 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 MAY 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. D. Thbert 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 geotechnicai 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. SIZE 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, GEO'n:CU CONSULTANTS, INC. RSA Associates Limited Partnership May 13, 1994 Subsurface 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. Tne 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 logs 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 Togs 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. Groundwater 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 logs represent the location of transient water seepage and may not indicate the static 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. MN� LUS10NS_AND_RECQMMENDAT.1QNS • 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 Toads 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 CI'sOT CI1 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. Conventio a o ndations 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 Tess 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: Design Parameter Value Coefficient of Friction 0.5 Passive Earth Pressure 350 pcf 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 givern_ above will not be appropriate. We recommend that a safety factor of at least 1.5 tie 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 Foundation andlRetain'ng Walls. In areas where the passage of moisture through the slab is undesirable, a vapor barrier such as a 6 -mil plastic membrane shou(d 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. GUO,fl:CII CONSULTANTS, 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 - roiling should be excavated and replaced with select imported structural fill. P. firma_ngniFgundatiQnLand _Bc,Wining Wa_Ils_ 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 walls Tess than 15 feet in height: Parameter Des ign.[alue 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 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_WallaacAill 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. Lemporary Shoring - Cantilevered Soldier Piles moldier 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 C;Ii0'11101 CUNSUI:MNTS, 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 Tess 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 Pile Wa11aesign 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 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). GEOTECII 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 Walls, 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 geotextile 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. RSA Associates Umi May 13, 1994 Partl,mrship 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. pavement 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 SNP, 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 General 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. 0110'111.0 I CONSUMAN'IN, 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 Led, 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: Minimum Relative Location of FilLL'lacement Compaction.__ 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 5/4 -inch sieve. UMITATJQNS. 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- RSA Associates Limits. Parth.rship 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 SERVICES 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 GGO1L•CII CONSUUTAN'IS, 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. Respectfully submitted, GEOTECH CONSULTANTS, INC. J D. Robert Ward, P.E. Senior Engineer ExPAES 8/ 17/1.5 1 James R. Finley, Jr., P.E. Principal DRW /JRF:dew cc: Kussman & Associates .5-13 - HST I FS ` . ; 6110 H 6T T (�.( IaQTN ; I�'r 5T ISOTH S1 ;z-' p 5T l� 6 162ND ST ■ 160 I r Z • -1fT 1 1 / � fI1 n = 0 TH 156 ST � Fiy i81HQ• ST + 1- CAWS 44 • • sPAy cs 1...,; �� • ?�O •��.� %�� •os U PKWY I < Sr s N 11380 Pt N r 4 . : -24. •_,... I:. < 1: � i Ig ._z 1' • Lon al ea • -: • �. 9I z L41 I� acc .i I : v tc N W ice R� Ji 110t�.I I {W adIC HItHNIA1 I • i T s R E YANK cnoRE ::.i it I I 1 a 1 I 2 a cc m/ - I � SW „6r IX �Q ¢1 1S .i I mI 3 I SW _,kIN W I s v 2, :f 241_1 7 iA N Iw 1 b Y O 1 `Q SM' 415T a . 111 N r > i IA < I I 5 16ti TH ('HM'S 1 • I NSI N 4811 N1Nl 1 F'R S inNO Pt ° .......Si....... 175TH ST WINKLER BLVD CC 176TH ST K S r J t:lQW7E ! e x I R r- SW Pi 1 1 ---... .. ST , 5 \ 1ti. I 51 $ 180TH , >N 1 w , 5 182ND I 1 w/ �• : =1 6IAMilil ► i 1 r 36 ( I < i 5 1811 sr 1 • �•VALLEY" f I IN f • AiOGE I PARK 1I,1o1 • 5T a8 a • AI 0I F 1 • I N/ of 1 2I OR if ♦ L4ls PCP. 1 ‘. ;z l S IIC1■! 5 PARK �• SI • � S IAIIN %• VICINITY MAP GEOTECH CONSULTANTS MACADAM ROAD TUKWILA, WA Job No., 94076 1 tr-3 __ FF =110.5 �\ FF= 107.33 ■ Q TP —is\ 140 EXISTING ROCKERY \ FF =118.2 PROPOSED BUILDING \ 2 i QTP-1 FF *115.0 LEGEND: TP -6 MAC4AM ROAD lip Q APPROXIMATE TEST PIT LOCATIONS • GEOTECH CONSULTANTS 100 • SITE EXPLORATION PLAN MACADAM ROAD TUKWILA, WA ✓00 No..+ Dits: Rote: } r` -, • 4 4. �Q aS. ic` q G ° USCS TEST PIT 1 _ Description 10 15 10 15 19.0 10.1 Topsoil Reddish brown, silty SAND with gravel, some organics, medium - grained, very moist, loose - becomes grayish, less silty, no organics, medium -dense - becomes denser SP SM Gray, slightly silty SAND, course- grained, moist, medium -dense to dense CS. J4, c.., USCS Test pit terminated at 12 feet below grade on 3 -2 -94. No groundwater seepage encountered during excavation. No caving. TEST PIT 2 Descri priori Topsoil Reddish brown /tan, silty SAND with gravel, organics, medium - grained, very moist, loose - becomes grayish, less silty, no organics, medium -dense - becomes denser SP S 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: Logged by: Plate: MAR 1994 1 DRW 3 10 15 M Pr J or G 10.9 5 10 15 USCS FILL s M • • • • TEST PIT 3 Description Gray, gravelly, silty SAND, wet, loose (FILL) Old topso it Brown, gravelly, silty SAND, some organics, very moist, loose to medium -dense -few boulders encountered - becomes gray, less silty, dense USCS 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 Topsoil Description SM i 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: Date: Logged by: 94076 MAR 1994 1 . DRW Pate: 4 TEST PIT 5 J�� 4�QS °`yam `mac. o• G° USCS D'xeripliorr 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 ISM Gray, slightly silty SAND, medium- grained, very wet, medium -dense `K.1 4. r ,yam c. aQ o� c. q • 4C., USCS Test pit terminated at I 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 Desc3riprion 9.5 Topsoil M 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 I DRW Plate: 5 HYDROMETER ANALYSIS GRAIN SIZE IN MILLIMETERS In In J z w i W NUMBER OF MESH PER INCH US STD SIZE OF OPENING IN INCHES 0 .001 .002 .003 .004 .006 .006 .01 .02 .03 .04 .06 200 100 80 60 70 0 PERCENT COARSER BY WEIGHT 0 0 ni n 0 0 0 0 0 0 0 0 111111111111111111111 OM 111111 01 I 111 mummippormo 1 d I dd 1 in 1 in Numuium 1 1 1 1 1 Ill =i''pnii ui 1 pi iiiiiiiiiiiiiii I I iii �i� ��iii�i i�i im doh IIIIhllhIIllhIIIIIIIIIIIlIIIII1IIIIIiIIIIPI u rumaunmu�n � nnm� u� �� � I��NI�IIIN�II�u�s�� l����IIII►''� �`; ,� 1111=Illliir' C inu�111111iiiii�`;�m .�IIIPAIIIIIIII1I hibibiliiiiimplAITIII HMI 1 iHL i "i1�u�i "Iliilo "� '� u � � mn� p 'roe► �� �0 =��u��u�0 �l�i� � 0 i ",= u�� =u0u�m�nm��n�- M P 1011111111111101 1111 1 fill ..... ... ,.... ... .. 1 1 mommum mo zo 20 16 10 8 .001 .002 .00 3 .004 12 0 0 .006 .008 .01 .02 .03 .04 .06 .08 I 0 0 0 0 0 m a n PERCENT FINER BY WEIGHT 4 G EOT EC H CONSULTANTS 0 N 0 8 4 8 10 20 30 40 60 80 100 0 200 300 GRAIN SIZE IN MILLIMETERS In z z LL 0 0 ce ce 0 0 z LL J W a CC 0 w J 03 0] 0 U SOIL CLASSIFICATION n 7 sIvfy GRAVE. SYMBOL Z cl... 0. } 2 c? 1 MOISTURE e kr? 4\ 07 O SAMPLE C� ^ [DEPTH 0 �3" 0 z Ow co 1- V � pp GRAIN SIZE ANALYSIS MACADAM ROAD TUK WILA, WA Job No.: Dole: 8 : 94076 MAY 1994 I HYDROMETER GRAIN SIZE IN MILLIMETERS 0) J Q UJ NUMBER OF MESH PER INCH US STD SIZE OF OPENING IN INCHES .00I .002 .003 .004 P °CENT. ^OARSER BY WEIGHT 0 O o n to O •006 .008 .01 .02 .03 .04 .06 200 100 80 60 50 40 30 20 16 10 0 m 0 0 .001 8 4 1/4 3/8 1/2 3/ 1 3 4 6 I2 -4 .002 .003 .004 .006 .008 .01 .02 .03 .04 .06 .08 .2 0 0 0 0 0 0 m m ^ 0 0 PERCENT FINER BY WEIGHT 0 0 N .3 4 .6 .8 2 3 4 6 8 10 20 30 40 60 80 100 200 0 300 GRAIN SIZE IN MILLIMETERS z LL W Q 0 0 u W z LL cr .0 a 0 u 0) W J m 0 0 ■SSIFICATION Q z Pole: 94076 M AY 1994 I_Ely: I 7 V) Cl. z _J t!) V7 SYMBOL I h J.3H /I MOISTURE D SAMPLE DEPTH 1 S CO \~ 0711. Z O W 031— GRAIN SIZE ANALYSIS MACADAM ROAD TUKWILA, WA Job No.: Gore: Pole: 94076 M AY 1994 I_Ely: I 7 Slope backlit/ away from foundation. WASHED ROCK BACKFIL L See lex/ for requirements. 6 "'min. NONWOVEN GEOTE XTIL E FILTER FABRIC - - T/GHTL /NE ROOF DRAIN Do not connect to /oo/ing drain. VAPOR BARR /ER SLAB • ;. ,.,. , •, 4 min. FREE -DRAINING SAND /GRAVEL — 4" PERFORATED. HARD PVC P /PE Invert al /eos/ os /ow as fooling and /or crow/ space. Slope to drain. Place weepholes downward. GEOTECH CONSULTANTS FOOTING DRAIN DETAIL, MACADAM ROAD TUKWILA, WA Job No.: I Date: I Scale: Plate: 94076 MAY 1994 I N.T.S. I 8 5T4FP sEPA C To: Vernon Umetsu From: , 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 invcLve 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. S. 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 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 KUSSMAN ASSOCIATES lipArchitects, 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 Department/ Community Development. / 0 /ED Nov y 1994 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, A yle N. ' ussman LNKJksk Enc. Two copies response letter Two sets drawings n r fl w 17ns Roth( ?II \x'A 98041 -1705 • (20() 861 -7200 • Fax: 885 -1302 To: From: Vernon Umetsu, Planning Division Joanna Spencer, As:.istant PW Development Engineer Date: 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. RECEr ` 77'' JS /js NOV 1 01994 Attachment a/s COMmt... cf: Gary Schulz Ron Cameron Phil Fraser Development file RECEIVED '' :'Y OF TUKWILA f3G4 • PERMIT CENTER o i ;'� Cit ofukwila ..-4%,fs • 1 O1► • 1908 John W. Rants, Mayor Department of Public Works Ross A. Earnst, P. E., Director November 4, 1994 Mr. D.Robert Ward, P.E. Geotech Consultants, Inc. 13256 N.E. 20th St. (Northup Way), Suite 16 Bellevue, WA 98005 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: 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, s/(512-its...a. /re-L-4a/ oanna J. pencer Assistant Development Engineer JJS /jjs cf: Vernon Umetsu,.Planning Development File NOV 0 7 1994 (,;U..viutvi Y DEVELOPMENT 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433.0179 • Fax (206) 431.3665 M E M O R A N D U M TO: RON CAMERON /JOANNA SPENCER FROM: 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 GEOTEC'iNICAL 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 FROM KUSSMRN ASSOCIATES( • 10. 5.1994 13 :( APPLICATION 0/.1_000 P. 6 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT WOO Southoenter Boulevard, Tukwila, WA 96108 Telephone: (206) 431 -3660 r. u�rvu �.�.I�'�('Y'i:r.:}Va�iKy;yi��', .1;»'7� ?T )�: > +,•ii �° �<` y1,;$?;%' .' i:' 0 k: il:,'` y,. �f;:: ::Si':u�� ?�:te`::s.r•�..� >:.r; . >i,•.'Y�•••e +.n ;j il:sil a :wi+i;.;�. r<?{%?!j l`: IC �.Zlryti:'S:•i�,••iP:i ?ii ,.%�a Yy�•:?:i;:r it'. ;L 'te :::: ete4 • •::i`t +. ':5:: v i6;�;:kJ +Y.,,:tiyA' .Y+C r. ?'ti!rar' i:i:+:4n S'ill''st: "?� ;iv,' :n •5 .•'i5 y':.l' 1J:h': !:I �' N`.� Y.�y)jtal' :?1iw�vrAST:4f.i• i;;K 1. NAME OF THE PROPOSED DEVELOPMENT: Sunshine Ridge ■■ 2. N JMDER OF DWELLING UNITS: 28 Units of Condominiums ' 3. ZONING OF SUBJECT SITE: RMH 4. PROJECT LOCATION: (Give stzeet address or, if vacant, indicate lot(s), block, and sub- division; or tax. lot number, access street, and nearest Intersection) Tax Lot 115720 0222 Quarter: • SW _ Section: 23 Township: 23 Range : 4 (This information lnay be found on your tax statement) 5. APPLICANT :* Name: Lyle Kussman Address :PO Box 1Z,Q5, Bothell W.A. 9804.1 -1705 Phon` 206) 861 -7200 Signature: /.,, _ . . ,,, Date :, October 5 L1 994 * The a • ' cant is th • . erson whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 6. PROPERTY Name: OWNER AFFIDAVIT OF OWNERSHIP RSA Addre55: 4038 NE 58th, Seattle WA 98105 Phone: (20 •) 524 -4846 I /WE,(sigrtature(s)j LAN. swear that I /we .• • e • ner s o 'contract pur aser s 0 le property tnvo ved in this application • nd that the f J going statements and answers contained in this application are true and correct to the best of my /our kitowledbe and belief. RECErV W OCT 1 O 19 COMMUNITY_ • ; PRD APPLICATION ( Page 2 7. IF REQUESTED, PLEASE EXPLAIN HOW THE REQUESTED DENSITY BONUS FOR THE SUBJECT PROPOSAL MEETS THE FOLLOWING CRITERIA. A. At least fifteen percent of the natural vegetation is retained (in cases where significant stands exist). RESPONSE: Not requesting density bonus. No significant vegetation exists. B. Advantage is taken or enhancement is achieved of unusual or significant site features such as views, streams, or other natural characteristics. RESPONSE: Design takes advantage of views. C. Separation of auto and pedestrian movement, especially in or near areas of recreation. RESPONSE: Complete separation exists in design as submitted. • pRD APPLICATION Page 3 D. Development aspects of the PRD complement the land use policies of the Comprehensive Plan. RESPONSE: See previously submitted. IN ADDITION, FOR MULTIPLE- FAMILY DENSITY BONUS REQUESTS: F. A variety of housing types are offered. RESPONSE: Density bonus not requested. • 'RD APPLICATION Page 4 8. WILL THE PROJECT BE COMPLETED IN PHASES? If yes, please describe proposed phases and time frames. Yes © No If no, what is the proposed start date and finish date? Spring of 1995. 9. PLEASE DESCRIBE THE OWNERSHIP PA'1"1"ERN FOR THE PROJECT. All condominium units. 10. PLEASE DESCRIBE THE DETAILS OR T IST ANY RESTRICTIVE COVENANTS PRO- POSED FOR THE PROJECT. (This must be incorporated into your proposal and may only be recorded after review and approval by the City Attorney and City Council.) None . • 11. HOW WILL THE COMMON OPEN AREAS AND RECREATION AREAS BE MAIN- TAINED? By homeowners association. PLANNED RESIDE. fIAL DEVELOPMENT APPLICATION CHECKLIST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 The following materials must be submitted with your application. This checklist is to assist you in submitting a complete application. Please do not turn in your application until all items which apply to your proposal are attached to your application. If you have any questions, contact the Department of Community Development at 431 -3680. GENERAL x x Application Form PRD Fee - $800.00, plus $100.00 /acre 1.0 7AC = $ 9 0 0.0 0 n Environmental Checklist PREVIOUSLY SUBMITTED 01-1-nociD Environmental Checklist Fee - $325.00 - PREVIOUSLY SUBMITTED PLANS - P = PREVIOUSLY SUBMITTED P I i P Seven (7) copies of the set of plans are required. The scale shall not exceed 1 " =30', with the north arrow, graphic, scale and date all identified on the plans. Also, the license stamps of the architect and landscape architect shall be on each appropriate plan. The following information should be contained within the plan: A. Vicinity map showing location of site and surrounding prominent landmarks. 13. Property dimensions and names of adjacent roads. C. Lot size and impervious (paved and building areas) surface calculations. D. Existing and finished grades at 2' contours with the precise slope of any area in excess of 15 %. E. Location and dimensions of existing and proposed structure(s), accessory structures with appropriate setbacks, parking and loading area dimensions, and driveways. F. Existing (6" in diameter) trees by species and an indication of which will be saved. Proposed landscaping: size, species, location and spacing. - PRD APPLICATION CHECK '.IST P P P P P P P P P Page 2 G. Location and size of proposed utility lines and a description of by whom and how water and sewer is available. H. Location, dimensions and nature of any proposed easements or dedications. I. For commercial and industrial uses, gross floor area by use and parking calculations. J. For multiple residential, location, dimensions and description of common open space and recreation areas. K. Dimensioned elevations of building drawn at 1/8" = 1' or a comparable scale. • Elevations should show the type of exterior materials. L. Location and elevations of exterior lighting for buildings and parking areas. M. Location and elevations of dumpster screens. N. Color and material sample board for exterior building and accessory structure colors and material. O. Perspective drawings, photographs, color renderings or other graphics which accurately represent your proposed project. P. If site is located in a Class 2, 3 or 4 Landslide Hazard Area, a photo montage showing the proposed landscaping of the site at completion of project and 3 years after project completion. Q. One (1) Photomaterial Transfer (PMT) of each drawing reduced to 8.5" by 11" (most printing companies can make PMT's). PUBLIC NOTICE P A mailing list with address labels for property owners and residents within 300 feet of your property. (See attached "Address Label Requirements ") A King County Assessor's Map which identifies the location of each property ownership and residence listed. The maps may be ordered from the King County Public Works Map Counter at 296 -6548. R.S.A. ASSOCIATES LIMITED PARTNERSHIP 4739 UNIVERSITY NE. 11807 SEATTLE, WA 98105 -4495 PAY /41. /t 1411.x, IA& iPt I[y TO THE T, t ,�N �� ORDER OF l�(I��" `.c,L RD ./LL .11 Sundlin t I t ♦.r..11?i: Ja��':,:f.".i�... .. J, 1`�J,iY?�j7W1CY,� ...i SEA 'ST BANK HAWTHOF RILLS BRANCH SEATTLE, WA 98105 19 -2 -1250 AMOUNT 46706 Vt- R.S.A. ASSOCIATES LIMITED PARTNERSHIP 1021 City of Tukwila R[N[D 6CT 3 199h John W. Rang Mayor Department of Community Development Rick Beeler, Director September 29, 1994 Lyle Kussman Kussman and Associates P.O. Box 1705 Bothell, WA 98041 -1705 RE: Sunshine Ridge. Dear Mr. Kussman, I have reviewed your proposed project with respect to TMC 18.45.060: that multi - family developments shall be subject to the Zoning Code's Planned Residential Development (PRD) provisions. I find that the project is substantially the same as submitted during the pre - application review process. Therefore, I have reconfirmed the Department's previous determination that it is not appropriate to waive the PRD requirement (Beeler, 6/9/94). Please submit a complete PRD application by October 17, 1994, in order to avoid delaying permit review. Multiple copies of drawings will not be needed. I have attached a PRD application packet for your use. Please call Vernon Umetsu at 431 -3684 if we can be of further assistance. incere y, cry ,te J ck P ce ting Director cc: Umetsu files94\kuesman \prd2 A'nn n",do „arrl C,,ItP #1/)1) • Tirkwtta. Wsshlneton 98188 • (206) 4313670 • Fax. (206) 4131366►5 City of Tukwila Department of Community Development June 9, 1994 Lyle Kussman Kussman and Associates P.O. Box 1705 Bothell, WA 98041 -1705 RE: Sunshine Ridge. Dear Mr. Kussman, John W. Rants, Mayor Rick Beeler, Director i *,k70,7)fs I have reviewed your requested waiver from the PRD requirements in light of the pre- application submittal. I regret that I am not now able to waive this requirement, due to building design issues as discussed by Vernon Umetsu and your staff (Ed Gammon) and the intensity of site development. I understand that you have had further discussions with Vernon and mentioned design changes which address our concerns. I will be happy to revisit this issue upon review of your project submittal. A PRD application will not be required at the time of B.A.R. design review application. However, one will be needed if it is determined that such a review is required. The relevant analyses to support your request should be submitted at the time of B.A.R. application. Please call Jack Pace at 431 -3686 if we can be of further assistance. Vernon Umetsu will be available for further consultation after June 27th. Ric Beeler Director cc:,Pace /Umetsu file:94 \kussmnn \PRD 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 KUSSMAN ASSOCIATES Architects, Planners & Consultants April 11, 1994 Rick Beeler City of Tukwila Department of Community Development 6300 Southcenter Blvd. Suite 100 Tukwila WA 98188 Re: 31 -Unit Condominium Macadam Road Dear Mr. Beeler: I want to take a moment to thank you and your staff for the opportunity to pre - review our preliminary designs for this project. Many factors or issues were identified 'and discussed. During the meeting it was discussed whether or not we should use the PRD procedures for processing our plans. It was suggested that we request a waiver of the PRD provisions as provided by Tukwila's code (18.45.020 (f)(2) and (18.45.060(2)). In reviewing the requirements of 18.45 as they would apply to this project, it appears that in most cases we provide-the same amenities as would-be required if processed as a PRD. Though this is not a complete list, the main areas of consideration are: 1. Open Space requirement -a. PRD: 20% of gross site area (18.46.080) 46720 x .2 = 9344 s.f. (no mention of decks) b. RMH: 400 s.f. /unit (18.52:050) • - - __ -- 31 x 400 = 12,400 s.f. (50% may be decks) Proposed to be provided 13,796 s.f. 2. Impervious Surfaces a..........PRD 50% of site area (18.46.060(d) 51% (proposed) b.. RMH 60% of site area with exceptions (18.50.085) R E C E IV ED 50.04% (proposed) APR 1 31994 COMNMUNtTY DEVELOPMENT P.O. Box 1705, Bothell, WA 98041 -1705 • (206) 861 -7200 • Fax: 885 -1302 3. Setbacks per RMH'(are more restrictive). 4. Parking 2 per unit (same). 5. Density (same). More Restrictive requirements include: 1. Platting (18.46.060(c)) is required under PRD. 2. Allowed Impervious surfaces are less under PRD. 3. Additional processing and review time. Though there are trade offs each way, I feel that it is in the owner's interest to ask for this waiver, and I do not feel that the City's interests are endangered, in fact there does not appear to be any substantial difference in the building's design whether we file as a PRD or as RMH. It appears the City's main controls are provided under the Sensitive Area Overlay zone-requirements. If you have any further questions please call. Sincerely, LNK/ksk RECEIVED 1 31994 COMMUNITY DEVELOPMENT- P (l Rnx 17(S RnthPll WA QSt(l41 _17(1c • (7(1(,) Ri 1 _72(Vl • Pi,r. QR ...12 ) FROM KUSSMRN RSSOCIRTES( 04ftissiese CITY OF TUKWIL4 DEPARTMENT OF COMMUNITY DEVELOPMENT 10. 5.1994 1383? APPL(t. 4T1•ON 6300 SoulhoonIar Boulevard, Tukwila, WA 98166 Tolaphono: (208) 431 -3690 • 1. NAME OF THE PROPOSED DEVELOPhilENT: Sunshine Ridge 2. NTJMBER OF DWELLING UNITS; 28 Units of Condominiums 3. ZONING OF SUBJECT SITE: RMH 4. PROJECT LOCATION: (Give street Address or, if vacant, indicate lot(s), block, and sub- division; or tax.lot number, access street, and nearest intersection) Tax Lot 115720 0222 Quarter: • SW Section: 23 Township: 23 Range :, 4 (This information maybe found on your tax statement) 5. APPLICANT ;4 Name: Lyle Kussman Addres::PO Box 1705, Bothell W� 98041 -17Q5 / Phone` 206) 861 -7200 Signature: / -/, _ Date: October 5, 1994 * The a • icant is th • . erson whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 6. PROPERTY Name: OWNER AFFIDAVIT OF OWNERSHIP RSA Address :_ 4038 NE 58th, Seattle WA 98105 Phone: (20•) 524 -4846 • I /WE,(signature(s)) ' L.A.- swear that I /we .• e e • nerts5 o contract purchaser(s) of the property ved in this application • nd that the f going state :rents and answers contained in this application are true and correct t the best of my /our knowledge and belief. Date: /6/371V PRD APPLICATION Page2 7. IF REQUESTED, PLEASE EXPLAIN HOW THE REQUESTED DENSITY BONUS FOR THE SUBJECT PROPOSAL MEETS THE FOLLOWING CRITERIA. A. At least fifteen percent of the natural vegetation is retained (in cases where significant stands exist). RESPONSE: Not requesting density bonus. No significant vegetation exists. B. Advantage is taken or enhancement is achieved of unusual or significant site features such as views, streams, or other natural characteristics. RESPONSE: Design takes advantage of views. C. Separation of auto and pedestrian movement, especially in or near areas of recreation. RESPONSE: Complete separation exists in design as submitted. 'PRD APPLICATION Page3 D. Development aspects of the PRD complement the land use policies of the Comprehensive Plan. RESPONSE: See previously submitted. IN ADDITION, FOR MULTIPLE- FAMILY DENSITY BONUS REQUESTS: F. A variety of housing types are offered. RESPONSE:. Density bonus not requested. ' • PRD APPLICATION (. Page 4 • 8. WILL THE PROJECT BE COMPLETED IN PHASES? ❑ Yes © No If yes, please describe proposed phases and time frames. If no, what is the proposed start date and finish date? Spring of 1995. 9. PLEASE DESCRIBE THE OWNERSHIP PA 11 ERN FOR THE PROJECT. All condominium units. 10. PLEASE DESCRIBE THE DETAILS OR LIST ANY RESTRICTIVE COVENANTS PRO- POSED FOR THE PROJECT. (This must be incorporated into your proposal and may only be recorded after review and approval by the City Attorney and City Council.) None. 11. HOW WILL THE COMMON OPEN AREAS AND RECREATION AREAS BE MAIN- TAINED? By homeowners association. City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Director September 29, 1994 Lyle Kussman Kussman and Associates P.O. Box 1705 Bothell, WA 98041 -1705 RE: Sunshine Ridge. ' Dear Mr. Kussman, I have reviewed your proposed project with respect to TMC 18.45.060: that multi - family developments shall be subject to the Zoning Code's Planned Residential Development (PRD) provisions. I find that the project is substantially the same as submitted during the pre - application review process. Therefore, I have reconfirmed the Department's previous determination that it is not appropriate to waive the PRD requirement (Beeler, 6/9/94). Please submit a complete PRD application by October 17, 1994, in order to avoid delaying permit review. Multiple copies of drawings will not be needed. I have attached a PRD application packet for your use. Please call Vernon Umetsu at 431 -3684 if we can be of further assistance. incere Y. Jdck Pace ting Director cc: Umetsu filet94 \kussman \prd2 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665 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: DENISE MILLARD/PERMIT COORDINATOR CITY STAFF PRESENT DEPARTMENTS X X X X r X X Building Fire Planning Public Works Parks & Rec Police Environmental Permit Center Other: CONTACT PERSON PHONE #'s 431 -3670 575 -4404 431 -3680 433 -0179 433 -1843 433 -1804 431 -3680 431 -3670 NAMES/TITLES DUANE GRIFFIN, BUILDING OFFICIAL STEVE KOHLER, FIRE PROTECTION OFFICER VERNON UMETSU, ASSOCIATE PLANNER RON CAMERON, CITY ENGINEER DENISEMILLARD, PERMIT COORDINATOR RICKBEELER, CHAIRMAN APPLICANT/REPRESENTATIVES PRESENT Name: Company/Title: Street Address: Lyle Sussman Phone: 861 -7200 Kussman Associates 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: Name: 444 N.E. Ravenna BL Suite 305 Ed Gamon 'City/State/Zip: Seattle, WA 98115 Phone: Company/Title: Street Address: Name: Kussman Associates City/State/Zip: Phone: Company/Title: Street Address: Name: City /State/Zip: 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. NC(-UDtNCc AMCNDNIetTr5 Ct'T ) Jai WA STQT+ zutLDtNQ Gooe cooNiciL) -20eV6e& 3423, 1 2. Comply with the Uniform Mechanical Code, 1991 E::ition. 11 3. 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). tEEFER E IoTE t`j 5Eta 4. Comply with Wachingqton Sato B.-ir for F eo Bodo, 1991 Edition. C APrae 3t ACCr551VLtTM I.l,i',,G, A=. A:C>OpTer, F3c41_ LtX=.Stiti -IGTDW STATEE:UILDINC.t CODE MING'L. 1.0\t, ►2r RcIZ 5. Apply for and obtain the following Building Division permits and approvals through the Permit Center: %/Building Permit • Rack Storage %JMechanical 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 on plans. Normally, no site work will be allowed until erosion control measures are in place. 11. Rockeries are not permitted over 4' in height. Retaining structures over 4' in height must be engineered retaining walls, and require -permit. 5EP:Lu Tr 12. AI' rack storage requires a permit and rack storage over 8' high must be designed for Seismic Zone 3. A Washington State structural engineers stamp will 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 Building Code. Notify the Building Official of testing lab hired by architect or owner prior to permit issuance date. The contractor may not hire the testing lab. T Ttt,ct LL.6 IvItIedi 13E CE htE1) 13Li W/ c..TOt -t (21, CAAT1oN OF SL'tLDi F-4 1 dt=FIG44.L . 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 siructural design work. A Wavirek4 eF THE ScxL tNL�ES; I�aTtUtJ WILL BE i-"zEu Lt1Ep Foe -n-tiS P+.o,SE r) rN Acc.cRaaISGE (Tst LEG 6e-t- 2905, 15. Demolition permits are required for removal of any existing buildings or structures. 16. Comply with UK; Appendix Chapter 35, Sound Transmission Control (R -1 occupancy group). 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: 29(3 -4767; Permits: 296 - 4727). In 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.Mpt i. __u,p�i f.ty6cL,.UJATEt?.Cor e01- 101,15 NDA2p5 .0 51-2(c -1E100, 46 Avc) -'rED -etc Li.)6 K tA C(Ot4 6TATE�U ll-DI NCc CODE- CUUtyGI L -- N 12, I�lciZ 1 19. f�.2LK_t► LE\J 6 6.1.4.1 lo'1 "(b"TI-4ESFalll yAENT5 pF ►iE kohl 'RFSID1 1TI&L¶ 4 9r-,„; cot, m,/ IA)Ac 611TC, c��C'tr -€, I I T140-1 • (ICtct4 ei211 -109 ,Z=4"-VD UJA `STATE. Vcst.rnm-row AKD1 2C. t_NMV. Af Phi±- A1- .1_t4_ Dr 2a► _ t, t 1..f . n. 51��(,Iu teM.) Checklist prepared by (staff): Date: 7%AW 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, 1994 TIME: 2:30 SITE. ADDRESS: MACADAM RD e #01% owhi 3commentsare.asedton a preliminary review T - .�', 7" ��'► �dailtlorral for�iia o ma die eedeal '� c y. .. r�Otheraegiulrernents /regulatlons.�nay- i�eedo �e met 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) 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 priorto 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) (i 4. Automatic fire sprinklers 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 priorto 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) Maximum grade is 15% for all projects. Xv. 6Hose stations are required. (City Ord. #1646) / 7. A fire alarm system is required for this project. (City Ord. #1626) Plans shall be submitted to the Tukwila Fire Marshal for approval, priorto 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) r-- 8. 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. Xi11. During construction, an all- weather access will be required to within 150 feet of the building. (UFC 10.207) 12. No building will be occupied, by people or merchandise, prior to approval and inspection by Fire and Building Departments. 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) IX114. 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) J 15. Specie! Fire Department permits are required for such things as: storage of compressed gas, cryogens, dry :ting 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) pl(1 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 a turn around. Fire Department access roads shall be not less than 20' wide with an unobstructed vertical clearance of 13'6" (City Ord. #1632). 2L17. Adequate fire flow availability will need to be demonstrated for this project. 18. Checklist prepared by (staff): Date: 7��i 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 •I(iyi : -�l`ftl . Cl 1 .... .. .. . • .• . .. y-.�J•rw�� Yfw i.n��l)��4`'i". -.'. 'heTivr Oving!ajmmenisbrelbasedaon a inieliminar r evleinr::: �: ,.., r �'� �j..:: �� }t •..1,�f•s ,•• e••'R '_ate �: - ^wy+. *, ' d fiPPIRO of iaOPAPa,•y e.Pieedege0) lie gulreMeVe4gPielldnsVay_,f»ee0001n0;:g4 rx 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 d. Fire Dept. approved plans e. Sprinkler head location and spacing 3. Fire alarm a. Acceptance test e. Vent piping, swing joints, fill piping, discharge piping b. Fire Dept. approved plans f. Anchoring g. Hydrostatic test 4. Hood and duct inspections h. Separate Fire Dept. approved plans 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 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. d. g Checklist prepared by (staff): 12-- 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 MEETING DATE: 4 -7 -94 PROJECT: SUNSHINE RIDGE CONDOS 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.) (— 2. Obtain the following land use permits /approvals: Boundary Line Adjustment r–Thi Building Site Improvement Plan r—. l j Comprehensive Plan Amendment Conditional Use Permit Design Review ' T Design Review - Interurban Environmental (SEPA) Planned Mixed Use Development (—) Rezone j Shoreline Management Permit (� Shoreline Management Permit Rev. ( ) Short Subdivision n Sign(s) Li Subdivision ( ) Unclassified Use ( ) Variance Planned Residential Development * C) Other: Zoning designation: `` Site located in sensitive area? 'es No Minimum setback requirements: Front: Side: Side: Rear: Maximum Building Height: Height exception area? ( Yes No Minimum parking stalls required: Handicap stalls required: 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 licensed landscape architect. All landscape areas require a landscape irrigation system (Utility Permit Required). 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. 7 10. xi 1 . Trash enclosures and storage areas must be screened elevations and construction details 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. SCNS7-0 ve- oO‘6, r 46Q or26 S P&'b v cJ*( ve-1b 14. 1> r V. C- r J7!/_� es"'GTOrZ e.4J, 04 (5) 15. 5_-c2Z M. rr-t poV, cc -P l6'• -4-‘, 060 (.Q H->< 16. S07 c 0 PA G7 c tre PiK',.'C C /e, +C. 0 0 0 C6-') 17. N1 Asb►2 t�5(Co S 007-t1 GZ,G�Y e F S a ul((at. D e.,7) G til 6{et S To AVOc s r40!■.r07-0•. /0v' YC, I) c. rofcr ee —MOl ,(o/ro . Min, o F coy (A Ur -rf') Sot/7w • .3- kL"C ./ ALGOOv `r ;2at- ? Checklist prepared by (staff): 7_ Date' 1- /f (/ 1— Iel._0._.5--rc .%•‘ .0 ■efs (4, ), re"Pkte.4___Tn Fes3m , I GR) Dev a , • I - (-A) 7-6q - _ FC kr_77_ P.C.LCA-2770 Fr e_.?,e_AKe-S- 776e 1 P i-PoCes .1 Ta3P* IS sra 6-1G/S-cik_e- 77(-61477--r 0 / 77(e-- Zee- A c, Tff(5 / Po( /17--4.-C,y ( _cAs. if/I-S t6ec< p20 Po e-rt 0 _ o 1,4 (./ crr Ac 7-1(a- cociAe •?"); _ l ..--1)4i,65' 7ci wcy zrc C.CC _ 261-/-Les-N 7-1 Cla° We2..}.. cue_kuu 7- G.-Y 2.6-C.,ei v. eb pe-rzt-t A-ppc..ec.4-7r0/16-) •e- A reAr- YO • rq C<_)6 fleArY gfr.r c#67) ve,er 7--"ffl .5- F60._ A- z7. 7zr4._ 1 (Z, . 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P a) es rxigtA4 C_6 f\liVe-cr< oaNC s 1 -ro ?o7-6/ pkom ciec7--, PRE -AP PLI CATIO CHECKLIST tst CITY OF TUKWILA MAR 31 1994 DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 BUILDING DIVISION- PERMIT CENTER TUKWILA Telephone: (206) 431.3670 w [ IRr tr. 1,rn.... PUBLIC WORKS DEPARTMENT :The following comments are based on a preliminary•tevlew. ' Additional information 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: CD Channelization /Striping /Signing Sewer Main Extension (private)(reENo./9, 9 Curb Cut /Access /Sidewalk.( i 7?N& (J Sewer Main Extension (public) ' Storm Drainagere /✓D, 20) Fire loop /Hydrant (main to vault)) n �F2) Water Main Extension (private) 54c-4--,142.),/) n Flood Zone Control <ZoNs X).. n Water Main Extension (public) J Hauling (2.000 Bond. Cert. Ins.) ( ) Water Meter. (exempt) (hF /R / /OA7 ") CL Landscape Irrigation(S6E No. /8) fa) Water Meter (permanent) (SEES O. 2/) 0 Moving an Oversized Load (J Water Meter (temporary) J) Sanitary Side Sewer 0-ee- /0, /9> Other: L,qND AL R/A/4 (r E nom- 2.z r, 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). g 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. NONE" 5. Provide sidewalks per Ordinance Nos. 1158, 1217 and 1233, • or obtain waiver. -, A/o. 23) • 6. Provide Hydrological - Geotechnical analysis. .4.z77-/A5 ig 7. Provide erosion control plan as part of - = permit application. E1 8. Identify building elevation above 100 year flood elevation per FIRM maps (use NGVD da recocanized benchmarks) 9. Provide traffic analysis /trip generation study for: �/{-' A/40A / pt' , r"r✓f'S 10. Provide developers agreement for: .9ND sNoh/at/ x'E/V..QNJ 11. Providetthe following easements and maintenance agreements:d egAvvy U n n • 12. Provide water /sew availability letters or certificates from districts serving your development.• 13. Obtain METRO Waste Discharge permit or approval (684 - 2300). 14. Complete Industrial Waste Survey and return to METRO (self addressed and stamp provided). n 15. Review the following City studies when designing your project and preparing your plan submittal: —110 '1 0 rC- W <, nvA.C'r- f 01; ,.. -r .4 ■ c. 11crAjc. y�' /� 1 Sr rto1�1C �/y.L�S{ tr ■1� T `�" yN }. L fir-at 'T e-r T I.Ti t- 3 S, % 2I 1 6iE�'��ci _�NDr,�iN4 e4 r h 1e7r-et' R149/A7LE ^XES1t Y4/ V!� ..VY.A0•t /.�R -vk ). S/0/1T O /3ZWt�.S NCO 'j, 4� .C4.& 4'ED. •-•:4X/H4.),11 a'4D . • of ?uP /l h/A)' /Y7'TZ7 1' JNt -dc4/ /�i % . lapA21/41� rA• e• D.PO!/y'N7" T >s..4 -RANT' PLANT /NpS A.Pt- ENCGi,,e,4 D . r,=" %r.-.e/?A/vC/Y> //PR/ - IX 1 x.22 /aN y1/J.f6'.4& -Y Z* t°• /?67_ !4/DkA' V /N .o7F ly' ' ?7' Real)/ 114.97-P seal? No•Wii_ "-7A PO5 /¢'N' 4 pR /1/4r"E /s'''4F/' 1"441/4/ d-Xrell f /a/{/ /YE.4.0S 70 • --. pj O5s' /4N N P.T 2e, .15Z -j--- KAll_S .t.r..0 ,A..cod-oRO. �v x°lN.y eZri�J//' ;/ ,p„ar+4i'N i' Onei14b . 2`71 11�t /1/ �rr4/42L JN,./.ND - -. •. i ..,•r_ • •./.. •• • • /. Al. •. % ' • ... A7 zli / /RED . (th.SS 7:Y40 W 6;000 Cr e�,.�..,�� Y /`/K!L" 4S S14...an , - Checklist prepared by (staff):-.4-3. �".�n_ -sm ...� Date ¢�7�py�' .. -4 A /ygrER $ &S ,1 DEri�N .4/ 'E ' 727 EL--/ -fin, /SHED. �DNSr/�CT 11/ .6.74334 , ce -.77 J144; Z.e/ ...*Yo2/<e c t ci. /aZr e 22 .. �'li.Prr :s'N 124-,..v/v77,774-3- fo/' a-XCAv4T %�N �;��� , A F ?GG 23. -WE/1414 S .s1.4eC 07 ��X /.�.�'' ,04/ /1�GGADA/J /�1�• ,crPo,v -74 //7Piee RE4 ..e/A7L" / "7� /f/!•S yY /�: /N!!G►LY.� /.`1P/?DirEiv,LN7' DF TNT" /114 /N7'=4/v4iVer e< =41.143 i'r% a'� '� 411,4 c'".�r4,4- 4274,7■W/7-Ail Tx/E' OF D'" .�p 4v•<• .9. iPiAC/AP. • A'Y•D i 0 7b ■9NQ /241 Y!/V0'91 crE. jON.� ,3: .41/4.4.. -'" 7X,ei 7!J Tf/� S:9 N 't : /iylGG /f%4�. Aw 4,4404::" 1N;;;; 4.:: .1,,5 . ills )1"-/ 41- 6.6- eVOOReSJ4 /4/ A -4.49a:::: aLcriv?' /11.47-7-17/1/ 4V1 i f � R 0 GC.)4407 Yh 4& x i n-‘ %d n.-% t * \% i .') 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 PROJECT: SUNSHINE RIDGE CONDOMINIUMS " • MEETING DATE: April 7, 1994 TIME: '2:30 SITE ADDRESS: MACADAM RD The following. comments are abased on a preliminary review.. Additional information maybe needed,.. Otherrequlrements /regrulations may_need to be met. 1 ENVIRONMENTAL 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). s51 �� jr/eta /4) I L//7/7x PRE- APPLICAT.N 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 .SIINSHINE•:RIDGE CONDOMINIUMS MEETING DATE: Apria_ 7 ;•1994' TIME: 2:30.; SITE ADDRESS: • MA ; RD The following comments are based on a preliminary review.. J. 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 41� ` try PRE- APPLICATI N 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, 1994 TIME: 2:30 SITE ADDRESS: MACADAM RD The following comments are based on a preliminary review. . Additional information maybe needed. Other regulrements /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. CITY OF TUKWILA Permit Center Department of Community Development 6300 Southcenter Boulevard — #100 Tukwila, Washington 98188 Phone: (206) 431 -3670 Pre -ApPcation PROJECT SUMMARY STAFF1 • ON' Pre -App File No.: pResN -pj 0 Date Received: 3 -3O -q q Meeting Date: .0426 \ '1 , ICRI4 Time: Q :'JO Routing: Q Building 0 Fire 0 Pub Wks Q Planning 0 Police 0 Pks & Rec RMATI Project/Name: SUNSHINE RIDGE Site Address: MACADAM ROAD Description of Proposal: 31 —UNIT CONDOMINIUM Assessor Account No.: 115720-0222 Acreage of Site (gross): 1.07 Anticipated Period of Construction: From SEPT 1994 To AUGUST 1995 Will the project be developed in phases? ® No ()Yes If "Yes "; describe: Identify existing easements on site: u RMATI Project Value: $1,275,000 Current Assessed Value of Building: 0 ' Total Building Square Footage= -I R :1[441 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? XQ No O Yes If "Yes ", explain: • OJEC:TINFORMATION Contact Person: LYLE KUSSMAN Company:KUSSMAN ASSOC . Address: PO BOX 1705., BOTHELL WA 98041 -1705 Phone:(206) 861 -7200 Prepared by: LYLE KUSSMAN Date: MARCH 30, 1994 01112/93