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Permit L07-095 - HAMAD IAN - DESIGN REVIEW
RIVERTON COURT DESIGN REVIEW 12910 EAST MARGINAL WY S L07 -095 • City of Tukwila Department of Community Development TO: Ian Hamad, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Michael Jones NOTICE OF DECISION This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L07 -095 Applicant: Ian Hamad, Baumeister LLC Type of Permit Applied for: Design Review (Public Hearing) Project Description: Construction of a three story mixed use building within the City's Neighborhood Commercial Center Zoning (NCC). The first floor of the building will be devoted to retail and the second and third floors will be utilized for dwelling units. A total of 16 parking stalls will be constructed on the site Location: Associated Files: Comprehensive Plan Designation/Zoning District: 12910 East Marginal Way South None Neighborhood Commercial Center (NCC) II. DECISION Jim Haggerton, Mayor Jack Pace, Director June 30, 2008 SEPA Determination: The City SEPA Responsible Official has determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City's Board of Architectural Review has determined that the application for the construction of a three story mixed use building does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth in the Decision. Type 4 Permit (except shoreline CUP) BM Page I of 3 06/27/2008 10:30:00 AM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision that is by July 14, 2008. The requirements for such appeals are set forth in Tukwila Municipal Codel8.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee of $215 V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. Type 4 Permit (except shoreline CUP) BM Page 2 of 3 06/27/2008 10:30:00 AM VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Brandon J. Miles, who may be contacted at 206 - 431 -3684 for further information. Property owners a ected by this de ay request a change in valuation for their property tax purposes. Contact the Kin !. 1 o • • ssessor's Office for further information regarding property tax valuation changes. Brandon J. Miles, Senior Planner Department of Community Development City of Tukwila Type 4 Permit (except shoreline CUP) BM Page 3 of 3 06/27/2008 10:30:00 AM Introduction Outline Existing Development Topography of the Site Zoning and Surrounding Land Uses Review the Proposed Project • • 61 Pirtpdc,i 7 O ul I Proposed Project Construction of a three story mixed use building at 12910 East Marginal Way South. The project will permit retail suites on the first floor and four apartment buildings with two units the 2 and 3 floors. Existing Development • Old Single Family Home and associated out buildings • Stand of trees in the rear and south property line • Deteriorated sidewalk along East Marginal Way S Topography of the Site • The property is generally flat with a slight NW to SW slope • The site sits below the grade of the surrounding single family homes (point out the significance later as we move forward). Zoning • Property is zoned NCC. Purpose of NCC, "to provide for pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses." Comp Plan encourages the development of "gathering" spaces around residential zones. NCC and RCC zones • Zoning allows for mixed use buildings, residential units over office and/or retail. Surrounding Land Uses • Surrounding properties to the north, south, and west are zoned NCC • Properties to the east are zoned LDR. • Discuss surrounding land uses. Project Specifics Design Criteria • There are no specific design standards for mixed use buildings. There are design standard for commercial building and apartment buildings. It would seem that apartment buildings, given that they are typically in close proximity to single family homes, would be the most appropriate criteria to use. Site Planning • • ■ Reduce Impacts to Single Family Homes and provide a feature along EMW. (Review proposed site plan, building location, parking location, fences, recreation space, trash enclosure location, plaza area, pedestrian connections). • Building complies with setbacks (discuss awnings and how they extend into setback, why is it allowed and why it is good. • 19 trees will be retained during construction. • Distance from residential structures, 44 feet from the north property line and 20 feet from east property line (east property line is zoned LDR). ■ Where are the fences? • Privacy, fenced off rec space and separate entrances. • Bulk of building, FAR is .92, generally consistent with surrounding buildings. Building Design ■ Height is 36 feet, three stories ■ L Shaped design • Layers • Talk about details • Colors ■ Roof pitch 4:12 • Height and topography • Monotony of design is avoided Landscaping • Type I landscaping along the front, type II along the rear • Plaza area in the front • Landscaping in the plaza area Misc. Furniture • Plaza area • Enclosure, fencing • Fencing • Mechanical Equipment Go over Conclusions Questions? CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION Ian Hamad has filed an application for the construction of a mixed use building at 12910 East Marginal Way South, Tukwila. The applicant proposes to construct a three story mixed use building within the City's Neighborhood Commercial Center Zoning (NCC). The first floor of the building will be devoted to retail and the 2nd and 3rd floors will be utilized for dwelling units. A total of 16 parking stalls will be constructed on the site. Permits applied for include: L07 - 095 (Public Hearing Design Review) • Other known required permits include: Building Permit Demolition Permit FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: PRE07 -024 : OPPORTUNITY FOR PUBLIC COMMENT: You are invited to comment on the project at a public hearing before the Board of Architectural Review scheduled for 7:00PM June 26, 2008 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Brandon J. Miles at the Department of Community Development at (206) 431 -3670. For further information on this proposal, contact Brandon J. Miles at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: December 31, 2008 Notice of Completeness Issued: March 12, 2008 Notice of Application Issued: March 18, 2008 P: \ Planning Forms \ Notice Templates \Hearing Notice.DOC Pareel 8 734050 -0774 12910 E Marginal Way S, Tukwila WA Side Area 1253E04 sp1. Omer !an Hamad BaurnmIMr, LLC 4832 NE 89th St Snaffle. WA 98115 (206) 221-1524 Surveyor Gamer /*Ohms! arc. 945 N Canbal S1a 8 104 Kant W4 98032 (253)852 -4880 C1r8 Fier. Centaur Engtrr g, PLLC 3304 58M St. NW Seea108 Gig Harem, WA 98335 (253)8575451 Landscape Artldhcs: Seale 342 Seattle. WA SL. 98103 410 eadQe, WA 98103 (20)515-0342 ® sree,rs 1 I I I r ...... 50.0.77 ...non. 1 Surrey 2 Flom:dans 4 Carob 5 Oho Eapnaering 614 Landscaping? 1$r8 • Seale 5'18' = 1' f Was mailed to each of the ad esses iisted/attached on this / day of ��/2� in the year 20.0_0 C:\DOCUMENTS AND SETTINGS \ TERI -S\ DESKTOP \AFFIDAVITOFDISTRIBUTION.DOC v eitt of J ufwit a Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION On o v-P a14 HEREBY DECLARE THAT: x / Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet a_ Determination of Significance 8a Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Va Notice of Application Shoreline Mgmt Permit 44 Vl) Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the ad esses iisted/attached on this / day of ��/2� in the year 20.0_0 C:\DOCUMENTS AND SETTINGS \ TERI -S\ DESKTOP \AFFIDAVITOFDISTRIBUTION.DOC v Project Name: a_ CMir7--, Project Number: Lo 7 t.g,, Mailer's Signature: Va Mailing requested by: �? 44 Vl) Was mailed to each of the ad esses iisted/attached on this / day of ��/2� in the year 20.0_0 C:\DOCUMENTS AND SETTINGS \ TERI -S\ DESKTOP \AFFIDAVITOFDISTRIBUTION.DOC STAUDACHER,ROBERT N 10510 NE NORTHRUP WAY 130 KIRKLAND WA 98033 C & D WELLS LLC 12677 E MARGINAL WAY S TUKWILA WA 98168 TROUT,LAURIE A 12812 E MARGINAL WAY S TUKWILA WA 98168 TENANT 12909 E MARGINAL WAY S TUKWILA WA 98168 SCHMIDT,WILLIAM P 12924 E MARGINAL WAY S TUKWILA WA 98168 HONG,TAI T 13005 38TH AVE S TUKWILA WA 98168 GAFFNEY,MARK T & CARISSA 13016 38TH AVE S TUKWILA WA 98168 COON,KEVIN A 13018 41ST AVE S SEATTLE WA 98168 JONES,MICHAEL P 13025 41ST AVE S SEATTLE WA 98168 STANLEY,WILLIAM W 13029 41ST AVE S SEATTLE WA 98168 XIAN,QUYANG 12010 76TH AVE S SEATTLE WA 98178 BOSTEDER,D 12800 E MARGINAL WAY S TUKWILA WA 98168 TENANT 12822 E MARGINAL WAY S TUKWILA WA 98168 TENANT 12910 E MARGINAL WAY S TUKWILA WA 98168 TENANT 13000 E MARGINAL WAY S TUKWILA WA 98168 TRAN,KHUONG X 13011 40TH AVE S TUKWILA WA 98168 PAYNE,WILLIAM E & DIANE L 13017 41ST AVE S TUKWILA WA 98168 MOWEL,BRADLEY 13023 40TH AVE S SEATTLE WA 98168 DAWED,SALAH 13027 40TH AVE S TUKWILA WA 98168 TENANT 13030 41ST AVE S TUKWILA WA 98168 TENANT 12621 42ND AVE S TUKWILA WA 98168 WOOLBERT,JIM 12800 E MARGINAL WAY S SEATTLE WA 98168 HALL,LARRY D & B BELINDA 12902 E MARGINAL WAY S SEATTLE WA 98168 SCHNEEBELI,R 12923 E MARGINAL WAY S TUKWILA WA 98168 TENANT 13001 41ST AVE S TUKWILA WA 98168 HUNTSINGER,D R ETAL 13012 41ST AVE S SEATTLE WA 98168 GULLY,PAUL M 13017 MACADAM RD S TUKWILA WA 98168 DORGAN,LAWRENCE J 13024 41ST AVE S SEATTLE WA 98168 TENANT 13028 41ST AVE S TUKWILA WA 98168 WALKLEY,PAUL A 13035 40TH AVE S TUKWILA WA 98168 BRUNDAGE,DANIEL L 13039 40TH AVE S SEATTLE WA 98168 LAZENBY,JAKE 1608 S 245TH PL DES MOINES WA 98198 R HOUSE CONSTRUCTION INC 2108 N 29TH ST TACOMA WA 98403 TANG,CONG VAN 3802 S 130TH ST TUKWILA WA 98168 ROBERTS,BERNARD & MENDI S 3807 S 128TH ST TUKWILA WA 98168 FLOYD,KEITH 3809 S 130TH ST SEATTLE WA 98168 DELREAL,JUAN 3820 S 130TH ST TUKWILA WA 98168 TENANT 3836 S 130TH ST TUKWILA WA 98168 TENANT 4020 S 128TH ST SEATTLE WA 98168 WILLMORE,SEAN P 4026 S 130TH ST SEATTLE WA 98168 CHARON,JOSEPH E & SANDRA G 13039 41ST AVE S TUKWILA WA 98168 RAYMOND,ROBERT A 17223 160TH AVE SE RENTON W A 98058 TUBB,DARRELL B 26000 174TH AVE SE KENT WA 98042 JACKSON,ANTHONY C & EVELYN U 3803 S 128TH ST TUKWILA WA 98168 TENANT 3808 S 130TH ST TUKWILA WA 98168 BLAKE,STEVEN M 3810 S 130TH ST SEATTLE WA 98168 PALMA,ELIZABETH ALVARADO 3826 S 130TH ST SEATTLE WA 98168 TENANT 4010 S 130TH ST TUKWILA WA 98168 QUEALEY,RICHARD 4020 S 130TH ST SEATTLE WA 98168 BRENNER,LISA K 4027 S 128TH ST TUKWILA WA 98168 TENANT 13041 E MARGINAL WAY S TUKWILA WA 98168 GRAY,LEROY D & MARCI A 1760 FERRY AVE SW SEATTLE WA 98116 TENANT 3720 S 130TH ST TUKWILA WA 98168 RASMUSSEN,CARLOS & VERONICA 3805 S 128TH ST TUKWILA WA 98168 GRAVES,JAMES W & YVONNE C 3809 S 128TH ST TUKWILA WA 98168 ALVARADO,TONY 3816 S 130TH ST TUKWILA WA 98168 BLANDINO,JOSE 3832 S 130TH ST TUKWILA WA 98168 TENANT 4016 S 130TH ST TUKWILA WA 98168 WHITEZEL,VIRGINIA M 4021 S 128TH ST SEATTLE WA 98168 DEMPERE,JACKIE LE B 4033 S 128TH ST TUKWILA WA 98168 HEMENWAY,PHILIP 4036 S 128TH ST SEATTLE WA 98168 JOAQUIN,TERRY 4049 S 128TH ST SEATTLE WA 98168 DINH,LONG H 4058 S 128TH ST TUKWILA WA 98168 SMITH,ALICE R 4102 S 130TH ST SEATTLE WA 98168 TENANT 4111 S 130TH ST SEATTLE WA 98168 SAUNDERS,BYRON L & JOYCE L 4118 S 130TH ST TUKWILA WA 98168 TENANT 4123 S 130TH ST TUKWILA WA 98168 CHAN,KEN 4135 S 130TH ST TUKWILA WA 98168 PITZER HOMES INC 46533 284TH AVE SE ENUMCLA WA 98022 GUAY,GWENDOLYN 615 E MORTON ST TACOMA WA 98404 TENANT 4040 S 128TH ST TUKWILA WA 98168 TENANT 4054 S 128TH ST TUKWILA WA 98168 CAPELLARO,LARRY & TERRI 4061 S 128TH ST SEATTLE WA 98168 DATE,BRIAN & VICKIE 4103 S 130TH ST SEATTLE WA 98168 GILLISPIE,CATHY D 4116 S 131ST ST SEATTLE WA 98168 KELLEY,PATRICK L & MARITES 4122 S 130TH ST TUKWILA WA 98168 LEYSON,JUSTINE 4128 S 130TH ST TUKWILA WA 98168 DEATRY,DARREL D & CHRISTINA L 4136 S 130TH ST SEATTLE WA 98168 HEMENWAY,DANIEL TRUST 4816 RODMAN ST NW WASHINGTONDC 20016 CHAMPA ASSOCIATION INC 6560 33RD AVE S SEATTLE WA 98118 TENANT 4044 S 128TH ST TUKWILA WA 98168 TENANT 4055 S 128TH ST SEATTLE WA 98168 BEUSLINCH,MICHAEL N 4071 S 128TH ST SEATTLE WA 98168 JENSEN,JOEL & SOPHIA L 4106 S 130TH ST SEATTLE WA 98168 GILLISPIE,LAURA 4117 S 130TH ST TUKWILA WA 98168 WADE,JOHN D & EVELYN 4122 S 131ST ST SEATTLE WA 98168 PAUL,SANDRA L 4130 S 131ST ST SEATTLE WA 98168 TUKWILA SCHOOL DISTR 406 4640 S 144TH ST TUKWILA WA 98168 EKBERG,ALLAN E & CAMOZZI 4920 S 161ST ST SEATTLE WA 98188 KARCH,ROBERT W 6905 S TYLER ST TACOMA WA 98409 DELTA MASONIC 7667 S 115TH ST SEATTLE WA 98178 ANDERSON,SANDRA L HAMAD,SUFIAN & ABEER N /AVAIL N /AVAIL SHUB,GALE BOWMAN,MICHAEL EGASHIRA,GREGORY I PO BOX 68249 PO BOX 68295 PO BOX 94485 SEATTLE WA SEATTLE WA SEATTLE WA 98168 98168 98124 May 22, 2008 Mr. Ian Hamad 4632 NE 89 Street Seattle, WA 98115 RE: Riverton Court May 16, 2008 Meeting Dear Mr. Hamad: Minnie and I would thank you for meeting with us to discuss the design of the proposed Riverton Court mixed use building on East Marginal Way South. At the meeting the City requested that an architect be brought on board to assist in the building's design. There are many possible ways to address the City's design concerns and an architect may be able to provide some good suggestions. In order for this to move forward to the June 25 meeting of the Board of Architectural Review, the revised drawings will have to be submitted to the City by June 6, 2008. If you have any questions, please feel free to call me at (206) 431 -3684 or send an email to bmiles @ci.tukwila.wa.us. S radon J. M1Ies C of rukw8 Department of Community Development Jack Pace, Director Senior Planner cc. File (L07 -095) Jim Haggerton, Mayor t April 22, 2008 contour engineering, P .c Brandon J. Miles City of Tukwila, Dept. of Community Development 6300 Southcenter Blvd. Suite #100 Tukwila, WA 98188 Subject: 12910 East Marginal Way South Brandon, Reponse: Sidewalk from main entrance to City sidewalk added. Public Works Comments - -39 c phone (253) 857 -5454 fax (253) 857 -5458 email info @contourpllc.com 3309 56th Street NW Suite 106 Gig Harbor WA 98335 /1 • . • ••"' DEVELOPAgENT In response to the plan review comments of 4/10/08, this letter will address the issues as listed in the fax received. Additional Planning Comments 5. A pedestrian connection link needs to be provided from the City sidewalk to the main entrance for the apartment complex. The connection needs to be raised and utilize a material which is distinct from the surrounding drive lane.. 2. The plans show a detail of a fire vault but a fire vault is not shown on the site plan. It might be more cost effective to install a fire backflow inside the building. Reponse: Fire backflow shown in building. Vault detail is for illustration purposes of the FDC and is noted on the details. 3. Besides the existing curb to be replaced along the whole frontage, several sidewalk panels will need to be replaced. If the catch basin is substandard it will also need to be replaced Response: Notes added to plan set. 4. The plans refer to the 2005 King County Surface Water Design Manual which is not yet adopted by the city. The city Currently operates under the 1998 manual. Response: Storm system was designed under the 1998 manual, the reference to the 2005 manual was a typographical error. If you have any more questions or comments, feel free to call me to discuss. I would like to get this approved as soon as possible to get the building into construction. Thank B . Allen, P.E. Contour Engineering, PLLC BMA/ Enclosures r+. —•■-■ r- a • COivav JNITY OEVELOPNENT March 31, 2008 To City of Tukwila for comments to property 12910 East Marginal Way S. I want to make the comment about the history of the area of Riverton and the importance of what it was and what it is a thriving community that depends on its rich culture and respect and character of its existing history of historic structures. I have included a brief amount of pictures from the Bellevue archive that show existing homes and structures that still exist today and show what a long history the area is and was. I am not just commenting on this one small part of Riverton and this is not targeted at all to any one property owner. I am commenting on all of the area and the importance the City of Tukwila has is keeping the communities strong and vibrant in keeping the charm and the neighborhoods together by understanding and educating the whole City of Tukwila of its rich culture and history by keeping what it has and also by moving forward with the sense that we as a community have to live together with the decisions we make. I want to thank the City of Tukwila and Ian the property owner of 12910 East Marginal Way S. for letting me be a part of history in the community and saving the house. March 31, 2008 Regarding comment by Penni Cocking submitted March 24,2008: I hope that all concerned understand that my writing is directed to the city of Tukwila and not the property owner on this project. I appreciate the property owner allowing some of the history of this neighborhood to be saved by helping to save the house the new building is replacing. I hope Tukwila helps this effort as much as possible as well. rs 4 12-e,te.;:t{.6 v 9?G g 7 L5eai 011- g RECEI CrniO D IA Vita 31 zoos PERMIT GEC APPLICANT: AGENT: LOCATION: OWNER OF THE PROPERTY: FILE NUMBERS: PROPOSAL: City of Tukwila Department of Community Development NOTICE OF APPLICATION DATED March 18, 2008 The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. OTHER REQUIRED PERMITS: Building Permit, Plumbing, Mechanical, and Electrical Permits, Land Altering Permit, Sign Permits, Ian Hamad, Baumeister, LLC Ian Hamad 12910 East Marginal Way S Baumeister, LLC L07 -095 (Public Hearing Design Review) The applicant has submitted a public hearing design review application for the construction of a three story mixed use building within the City's Neighborhood Commercial Center (NCC). The first floor of the building will be devoted to retail and the 2 and 3 floors will be utilized for dwelling units. A total of 16 parking stalls are proposed for the building. City of Tukwila DCD City of Tukwila DCD City of Tukwila PW City of Tukwila DCD OTHER PERMITS THAT MAY BE REQUIRED: Right of Way Permit, City of Tukwila PW These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. Jim Haggerton, Mayor Jack Pace, Director • • OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments regarding the Design Review Application in writing to the Department of Community Development by 5:00 p.m. on April 1, 2008. This project will also go before the Board of Architectural Review and you will receive a public notice informing you of the date and time. If you have questions about this proposal contact Brandon J. Miles, Planner -in- charge of this project at (206) 431 -3684 or by email at bmiles@ci.tukwila.wa.us. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. Please send comments to: City of Tukwila Planning Attn: Brandon J. Miles 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 APPEALS You may request a copy of any decision by the Board of Architectural Review on a project or obtain information on your appeal rights by contacting the Department of Community Development at (206)- 431 -3670. A decision from the Planning Commission may be appealed to the City Council. The Department will provide you with information on appeal if you are interested. DATE OF APPLICATION: December 31, 2008 NOTICE OF COMPLETE APPLICATION: March 12, 2008 NOTICE OF APPLICATION POSTED: March 18, 2008 t Project Site 70ft CityGIS Copyright © 2006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. Page 1 of 1 Was mailed to e ch of the addresses listed on this / v day of d lgi j i n the year 20 00 6 Dept. Of Community City of AFFIDAVIT OF Development Tukwila DISTRIBUTION u2 ( 6 ,./&*/„/ HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Project Name: i12/? Notice of Action ac;i 6a 0,,e-2-2 Planning Commission Agenda Pkt Project Number: '— Official Notice q S Short Subdivision Agenda )( Notice of Application Shoreline Mgmt Permit / Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 /1 l 1 Other Was mailed to e ch of the addresses listed on this / v day of d lgi j i n the year 20 00 6 Project Name: i12/? % Y ac;i 6a 0,,e-2-2 2 Project Number: '— 7 '" q S Mailer's Signature: / Person requesting mai 1 i ng: / (.0 Gf /1 l 1 (g/1 Was mailed to e ch of the addresses listed on this / v day of d lgi j i n the year 20 00 6 ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR () DEPT OF COMM. TRADE & ECONOMIC DEV. DEPT OF FISHERIES & WILDLIFE ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( K.C. DEPT OF PARKS & REC 4 1K.C. ASSESSORS OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY WEST EATTLE CITY LIGHT PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT SEATTLE WATER DEPARTMENT COMCAST ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS ( ) FIRE ( ) POLICE ( ) FINANCE () PLANNING ( ) BUILDING ( ) PARKS & REC. () MAYOR () CITY CLERK ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\ADMINISTRATIVE \FORMS \CHECKLIST.DOC • • CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ,MUCKLESHOOT INDIAN TRIBE CULTURAL RESOURCES PROGRAM ** ;FISHERIES PROGRAM'" ILDLIFE PROGRAM * *Send SEPA Checklist and full set of plans w/ NOA FEDERAL AGENCIES WASHINGTON STATE AGENCIES KING COUNTY AGENCIES SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES OTHER LOCAL AGENCIES MEDIA (; J DUWAMISH INDIAN TRIBE* P.S. AIR POLLUTION CLEAN AGENCY OUND TRANSIT DUWAMISH RIVER CLEAN -UP COALITION* * SEN OTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE ( ) DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELAND DIV, NW Regional Office DEPT OF ECOLOGY, SEPA DIVISION" ( ) OFFICE OF ATTORNEY GENERAL " SEND CHKLIST WI DETERMINATIONS * SEND SITE MAPS WITH DECISION ( ) HEALTH DEPT ( ) PORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL ( ) K.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY ( ) K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT ( ) RENTON PLANNING DEPT ( ) CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS () TUKWILA CITY COUNCIL MEMBERS CITY OF SEATTLE - SEPA INFO CENTER - DCLU RATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW P!LIC NOTICE MAILINGS FOR PERMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed /posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to the NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by4plicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Site plan, with mean high water mark & improvements — Cross - sections of site with structures & shoreline — Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P: IADMINISTRATIV E\FORMS \CHECKLIST.DOC STAUDACHER,ROBERT N 10510 NE NORTHRUP WAY 130 KIRKLAND WA 98033 C & D WELLS LLC 12677 E MARGINAL WAY S TUKWILA WA 98168 TROUT,LAURIE A 12812 E MARGINAL WAY S TUKWILA WA 98168 TENANT 12909 E MARGINAL WAY S TUKWILA WA 98168 SCHMIDT,WILLIAM P 12924 E MARGINAL WAY S TUKWILA WA 98168 HONG,TAI T 13005 38TH AVE S TUKWILA WA 98168 GAFFNEY,MARK T & CARISSA 13016 38TH AVE S TUKWILA WA 98168 COON,KEVIN A 13018 41ST AVE S SEATTLE WA 98168 JONES,MICHAEL P 13025 41ST AVE S SEATTLE WA 98168 STANLEY,WILLIAM W 13029 41ST AVE S SEATTLE WA 98168 XIAN,QUYANG 12010 76TH AVE S SEATTLE WA 98178 BOSTEDER,D 12800 E MARGINAL WAY S TUKWILA WA 98168 TENANT 12822 E MARGINAL WAY S TUKWILA WA 98168 TENANT 12910 E MARGINAL WAY S TUKWILA WA 98168 TENANT 13000 E MARGINAL WAY S TUKWILA WA 98168 TRAN,KHUONG X 13011 40TH AVE S TUKWILA WA 98168 PAYNE,WILLIAM E & DIANE L 13017 41ST AVE S TUKWILA WA 98168 MOWEL,BRADLEY 13023 40TH AVE S SEATTLE WA 98168 DAWED,SALAH 13027 40TH AVE S TUKWILA WA 98168 TENANT 13030 41ST AVE S TUKWILA WA 98168 TENANT 12621 42ND AVE S TUKWILA WA 98168 WOOLBERT,JIM 12800 E MARGINAL, WAY S SEATTLE WA 98168 HALL,LARRY D & B BELINDA 12902 E MARGINAL WAY S SEATTLE WA 98168 SCHNEEBELI,R 12923 E MARGINAL WAY S TUKWILA WA 98168 TENANT 13001 41ST AVE S TUKWILA WA 98168 HUNTSINGER,D R ETAL 13012 41ST AVE S SEATTLE WA 98168 GULLY,PAUL M 13017 MACADAM RD S TUKWILA WA 98168 DORGAN,LAWRENCE J 13024 41ST AVE S SEATTLE WA 98168 TENANT 13028 41ST AVE S TUKWILA WA 98168 WALKLEY,PAUL A 13035 40TH AVE S TUKWILA WA 98168 BRUNDAGE,DANIEL L 13039 40TH AVE S SEATTLE WA 98168 LAZEN BY,J A KE 1608 S 245TH PL DES MOINES WA 98198 R HOUSE CONSTRUCTION INC 2108 N 29TH ST TACOMA WA 98403 TANG,CONG VAN 3802 S 130TH ST TUKWILA WA 98168 ROBERTS,BERNARD & MENDI S 3807 S 128TH ST TUKWILA WA 98168 FLOYD,KEITH 3809 S 130TH ST SEATTLE WA 98168 DELREAL,JUAN 3820 S 130TH ST TUKWILA WA 98168 TENANT 3836 S 130TH ST TUKWILA WA 98168 TENANT 4020 S 128TH ST SEATTLE WA 98168 WILLMORE,SEAN P 4026 S 130TH ST SEATTLE WA 98168 CHARON,JOSEPH E & SANDRA G 13039 41ST AVE S TUKWILA WA 98168 RAYMOND,ROBERT A 17223 160TH AVE SE RENTON W A 98058 TUBB,DARRELL B 26000 174TH AVE SE KENT WA 98042 JACKSON,ANTHONY C & EVELYN U 3803 S 128TH ST TUKWILA WA 98168 TENANT 3808 S 130TH ST TUKWILA WA 98168 BLAKE,STEVEN M 3810 S 130TH ST SEATTLE WA 98168 PALMA,ELIZABETH ALVARADO 3826 S 130TH ST SEATTLE WA 98168 TENANT 4010 S 130TH ST TUKWILA WA 98168 QUEALEY,RICHARD 4020 S 130TH ST SEATTLE WA 98168 BRENNER,LISA K 4027 S 128TH ST TUKWILA WA 98168 TENANT 13041 E MARGINAL WAY S TUKWILA WA 98168 GRAY,LEROY D & MARCI A 1760 FERRY AVE SW SEATTLE WA 98116 TENANT 3720 S 130TH ST TUKWILA WA 98168 RASMUSSEN,CARLOS & VERONICA 3805 S 128TH ST TUKWILA WA 98168 GRAVES,JAMES W & YVONNE C 3809 S 128TH ST TUKWILA WA 98168 ALVARADO,TONY 3816 S 130TH ST TUKWILA WA 98168 BLANDINO,JOSE 3832 S 130TH ST TUKWILA WA 98168 TENANT 4016 S 130TH ST TUKWILA WA 98168 WHITEZEL,VIRGINIA M 4021 S 128TH ST SEATTLE WA 98168 DEMPERE,JACKIE LE B 4033 S 128TH ST TUKWILA WA 98168 HEMENWAY,PHILIP 4036 S 128TH ST SEATTLE WA 98168 JOAQUIN,TERRY 4049 S 128TH ST SEATTLE WA 98168 DINH,LONG H 4058 S 128TH ST TUKWILA WA 98168 SMITH,ALICE R 4102 S 130TH ST SEATTLE WA 98168 TENANT 4111 S 130TH ST SEATTLE WA 98168 SAUNDERS,BYRON L & JOYCE L 4118 S 130TH ST TUKWILA WA 98168 TENANT 4123 S 130TH ST TUKWILA WA 98168 CHAN,KEN 4135 S 130TH ST TUKWILA WA 98168 PITZER HOMES INC 46533 284TH AVE SE ENUMCLA WA 98022 GUAY,GWENDOLYN 615 E MORTON ST TACOMA WA 98404 TENANT 4040 S 128TH ST TUKWILA WA 98168 TENANT 4054 S 128TH ST TUKWILA WA 98168 CAPELLARO,LARRY & TERRI 4061 S 128TH ST SEATTLE WA 98168 DATE,BRIAN & VICKIE 4103 S 130TH ST SEATTLE WA 98168 GILLISPIE,CATHY D 4116 S 131ST ST SEATTLE WA 98168 KELLEY,PATRICK L & MARITES 4122 S 130TH ST TUKWILA WA 98168 LEYSON,JUSTINE 4128 S 130TH ST TUKWILA WA 98168 DEATRY,DARREL D & CHRISTINA L 4136 S 130TH ST SEATTLE WA 98168 HEMENWAY,DANIEL TRUST 4816 RODMAN ST NW WASHINGTONDC 20016 CHAMPA ASSOCIATION INC 6560 33RD AVE S SEATTLE WA 98118 TENANT 4044 S 128TH ST TUKWILA WA 98168 TENANT 4055 S 128TH ST SEATTLE WA 98168 BEUSLINCH,MICHAEL N 4071 S 128TH ST SEATTLE WA 98168 JENSEN,JOEL & SOPHIA L 4106 S 130TH ST SEATTLE WA 98168 GILLISPIE,LAURA 4117 S 130TH ST TUKWILA WA 98168 WADE,JOHN D & EVELYN 4122 S 131ST ST SEATTLE WA 98168 PAUL,SANDRA L 4130 S 131ST ST SEATTLE WA 98168 TUKWILA SCHOOL DISTR 406 4640 S 144TH ST TUKWILA WA 98168 EKBERG,ALLAN E & CAMOZZI 4920 S 161ST ST SEATTLE WA 98188 KARCH,ROBERT W 6905 S TYLER ST TACOMA WA 98409 DELTA MASONIC 7667 S 115TH ST SEATTLE WA 98178 SHUB,GALE PO BOX 68249 SEATTLE WA 98168 • ANDERSOM SI:ANDRAL NM/ BOWMAN,MICHAEL PO BOX 68295 SEATTLE WA 98168 A ADiSU & ABEER ZA EGASHIRA,GREGORY I PO BOX 94485 SEATTLE WA 98124 AAI .1e//)76/)/c-ii/ P CityGIS N 1 50ft Copyright Q2006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. • OWNER_NAME STAUDACHER,ROBERT N XIAN,QUYANG TENANT C & D WELLS LLC BOSTEDER,D WOOLBERT,JIM TROUT, LAURIE A TENANT HALL,LARRY D & B BELINDA TENANT TENANT SCHNEEBELI,R SCHMIDT,WILLIAM P TENANT TENANT HONG,TAI T TRAN,KHUONG X HUNTSINGER,D R ETAL GAFFNEY,MARK T & CARISSA PAYNE,WILLIAM E & DIANE L GULLY,PAUL M COON,KEVIN A MOWEL,BRADLEY DORGAN,LAWRENCE J JONES,MICHAEL P DAWED, SALAH TENANT STANLEY,WILLIAM W TENANT WALKLEY,PAUL A BRUNDAGE,DANIEL L CHARON,JOSEPH E & SANDRA G TENANT LAZENBY,JAKE RAYMOND, ROBERT A GRAY,LEROY D & MARCI A R HOUSE CONSTRUCTION INC TUBB,DARRELL B TENANT TANG,CONG VAN JACKSON,ANTHONY C & EVELYN U RASMUSSEN,CARLOS & VERONICA ROBERTS,BERNARD & MENDI S TENANT GRAVES,JAMES W & YVONNE C FLOYD,KEITH BLAKE,STEVEN M ALVARADO,TONY DELREAL,JUAN PALMA,ELIZABETH ALVARADO BLANDINO,JOSE OWNER_ADDRESS 10510 NE NORTHRUP WAY 130 12010 76TH AVE S 12621 42ND AVE S 12677 E MARGINAL WAY S 12800 E MARGINAL WAY S 12800 E MARGINAL WAY S 12812 E MARGINAL WAY S 12822 E MARGINAL WAY S 12902 E MARGINAL WAY S 12909 E MARGINAL WAY S 12910 E MARGINAL WAY S 12923 E MARGINAL WAY S 12924 E MARGINAL WAY S 13000 E MARGINAL WAY S 13001 41ST AVE S 13005 38TH AVE S 13011 40TH AVE S 13012 41ST AVE S 13016 38TH AVE S 13017 41ST AVE S 13017 MACADAM RD S 13018 41ST AVE S 13023 40TH AVE S 13024 41ST AVE S 13025 41ST AVE S 13027 40TH AVE S 13028 41ST AVE S 13029 41ST AVE S 13030 41ST AVE S 13035 40TH AVE S 13039 40TH AVE S 13039 41ST AVE S 13041 E MARGINAL WAY S 1608 S 245TH PL 17223 160TH AVE SE 1760 FERRY AVE SW 2108 N 29TH ST 26000 174TH AVE SE 3720 S 130TH ST 3802 S 130TH ST 3803 S 128TH ST 3805 S 128TH ST 3807 S 128TH ST 3808 S 130TH ST 3809 S 128TH ST 3809 S 130TH ST 3810 S 130TH ST 3816 S 130TH ST 3820 S 130TH ST 3826 S 130TH ST 3832 S 130TH ST �//r ?ya,ceo 7/74 OWNER_CITY KIRKLAND SEATTLE TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA SEATTLE SEATTLE SEATTLE SEATTLE TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA DES MOINES RENTON SEATTLE TACOMA KENT TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE SEATTLE TUKWILA TUKWILA SEATTLE TUKWILA OWNER_. WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA • TENANT TENANT TENANT TENANT QUEALEY,RICHARD WHITEZEL,VIRGINIA M WILLMORE,SEAN P BRENNER,LISA K DEMPERE,JACKIE LE B HEMENWAY,PHILIP TENANT TENANT JOAQUIN,TERRY TENANT TENANT DINH,LONG H CAPELLARO,LARRY & TERRI BEUSLINCH,MICHAEL N SMITH,ALICE R DATE,BRIAN & VICKIE JENSEN,JOEL & SOPHIA L TENANT GILLISPIE,CATHY D GILLISPIE,LAURA SAUNDERS,BYRON L & JOYCE L KELLEY,PATRICK L & MARITES WADE,JOHN D & EVELYN TENANT LEYSON,JUSTINE PAUL,SANDRA L CHAN,KEN DEATRY,DARREL D & CHRISTINA L TUKWILA SCHOOL DISTR 406 PITZER HOMES INC HEMENWAY,DANIEL TRUST EKBERG,ALLAN E & CAMOZZI GUAY,GWENDOLYN CHAMPA ASSOCIATION INC KARCH,ROBERT W DELTA MASONIC ANDERSON,SANDRA L HAMAD,SUFIAN & ABEER SHUB,GALE BOWMAN,MICHAEL EGASHIRA,GREGORY I 3836 S 130TH ST 4010 S 130TH ST 4016 S 130TH ST 4020 S 128TH ST 4020 S 130TH ST 4021 S 128TH ST 4026 S 130TH ST 4027 S 128TH ST 4033 S 128TH ST 4036 S 128TH ST 4040 S 128TH ST 4044 S 128TH ST 4049 S 128TH ST 4054 S 128TH ST 4055 S 128TH ST 4058 S 128TH ST 4061 S 128TH ST 4071 S 128TH ST 4102 S 130TH ST 4103 S 130TH ST 4106 S 130TH ST 4111 S 130TH ST 4116 S 131ST ST 4117 S 130TH ST 4118 S 130TH ST 4122 S 130TH ST 4122 S 131ST ST 4123 S 130TH ST 4128 S 130TH ST 4130 S 131ST ST 4135 S 130TH ST 4136 S 130TH ST 4640 S 144TH ST 46533 284TH AVE SE 4816 RODMAN ST NW 4920 S 161ST ST 615 E MORTON ST 6560 33RD AVE S 6905 S TYLER ST 7667 S 115TH ST N/AVAIL N/AVAIL PO BOX 68249 PO BOX 68295 PO BOX 94485 • TUKWILA TUKWILA TUKWILA SEATTLE SEATTLE SEATTLE SEATTLE TUKWILA TUKWILA SEATTLE TUKWI LA TUKWILA SEATTLE TUKWILA SEATTLE TUKWILA SEATTLE SEATTLE SEATTLE SEATTLE SEATTLE SEATTLE SEATTLE TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA SEATTLE TUKWILA SEATTLE TACOMA SEATTLE TACOMA SEATTLE SEATTLE SEATTLE SEATTLE WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA SEATTLE WA TUKWILA WA ENUMCLAW WA WASHINGTON DC WA WA WA WA WA WA WA WA Project: 1 velbv, ()L-v)-- Ail-al Ike POI Address: t d ' ) i . / ci o�,' `4 VA S Date transmitted: 7 Response requested by: � a Staff 2 coordinator: 1., . /1 ; 1 6 Date response received: TO: City of Tukwila Department of Community Development File Number LAND USE PERMIT ROUTING FORM 1 Building Planning Public Works Eire Dept. "! Police Dept. 1_. Parks /Rec REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) / IA"( IC (z)i ft.)ti 1, c∎k\ lr,.t, ctkv`i 7.1- Sir ;vAckxr s , Vc (Ab r. s Z ) C ":,.'.g S \ f o \ \ a a N\c y o F 4 A \ gc w, A g-ks ( * 1 Sh S V or V r ` ` 57� G 4 ,S S 1 1'v� �vYV1 ,, Plan check date: 3I Comments prepared by: Update date: Project: t v c i (_)' , ! l h t d (47( 1 11.E Vi 4i Address: `ti( VA Date transmitted: ti ( 9 Al Response requested by: /612? Staff coordinator: . h i ('i Date response received: TO: City of Tukwila Department of Community Development LAND USE PERMIT ROUTING FORM Building Planning Public Works //a CS e.-ti a,/ 74 Plan check date: Comments t �/ prepared by: Fire Dept. Update date: File Numbtr rr= - Police Dept. Parks /Rec REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) �'� r '( rij (nc Project: V vtd ( ) L - 19 ' f(l (J 7 PIA - Date transmitted: 1 1 a ell 7 Response requested by: ( 1 1 2 L j Staff coordinator: C /I; i(f Date response received: TO: City of T ila RgCEiV Department of Community Development JAN 2 2008 File Number 1,—) 7 " TINWIL. PUBLIC WORKS LAND USE PERMIT ROUTING FORM Building LI Planning • Public Works REVIEWERS: Please specify how the development regulations, including citations. want made to the plans. When referencing plan change needed. 5 � M.94, coo l L , 7s4 M,42 cQ .1 Ito Fire Dept. _ ! Police Dept. Parks /Rec attached plans conflict with your ADOPTED Be specific in describing the types of changes you codes, please identify the actual requirement and The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and /or support materials as needed.) D 0,0 im 0 ��- (2 1.4/x/ P I- ^ U/44, � ' 1 I n 2 S U t v - ti,� X, 4 - U GI.L I ,l SM � i' j/l.O.)w O t..., � n n n 49-e/ U . II' 1 tom'K Ge e(Av2 k na i be-c °u ;,_44,c b1 e.e7d.2,, e xist e 6. 4 ,, L OL2 +")°' V L.,' ' ' :rid W, ,e� 0 dieec fe u b PW f - �'.`�e. "z'Q I� k 5dtAt - 5 Sub Sidavc-t; 41.61- 4s hi loos ACC 51,1/De. , Comments prepared by: .)e ; " IS f / 0,410QA b Plan check date: y I og Update date: Project: Q1✓cib ()u-✓}— Art(d (At IiAalkn Address: a I �1 ,L� we Response requested by: t* f �) I ( Date transmitted: I a 6) ( Staff coordinator: . ¶ /1;1(1 Date resp received: TO: LAND USE PERMIT ROUTING FORM Building 0 City of Tukwila Department of Community Development File Number L-J7 �q Public Works ` Fire Dept. E. Police Dept. LI' Parks /Rec REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS �p (Attach additional comment sheets and/or support materials as needed.) P I(trick/ b'Ij F tl 6 COL .11611) Plan check date: Comments prepared by: Update date: January 29, 2008 Mr. Ian Hamad 4632 NE 89 Street Seattle, WA 98115 Dear Mr. Hamad: • Cizy of Tukwila Department of Community Development Jack Pace, Director NOTICE OF INCOMPLETE APPLICATION Re: Notice of incomplete application; Design Review Application L07 -095 The Department of Community Development received your Administrative Design review application on December 31, 2007. The application is for the construction of new mixed use building at 12910 East Marginal Way South Based on a review of your application for submittal requirements for Public Design Review, your application is deemed incomplete as of January 29, 2008 The following item(s) are required before the application can be deemed complete: While the application is incomplete, Planning staff has completed a limited review of the application and would like to schedule a time to discuss some items with the proposed design of the building. This building is one of the first mixed use buildings proposed in the City and it presents an opportunity to establish an example for other projects. I would like to schedule a time to meet to go over minor additions which improve the design of the building. TMC 18.104.070 (E) requires the Department to cancel an incomplete application if the applicant fails to submit the additional information within 90 days following notification from the Department that the application is incomplete. BM 1) A written discussion of project consistency with the decision criteria. Enclosed you will find the decision criteria. Page 1 01/29/2008 Jim Haggerton, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • If you have any questions, you can contact me at (206) 431 -3684 or by email at bmiles @ci.tukwila.wa.us. SipGerely, Brandin J. M es Senior Planner cc. File L07 -095 BM Page 2 01/29/2008 0 D LSI REVIEW CRI'i'�ERIA The specific design criteria used to evaluate each project differs based on the type of project and its location. Please discuss project consistency with the applicable set of design criteria. The applicant bears responsibility for demonstrating that the proposed development plans satisfy all of the review criteria. The three sets of Board of Architectural Review (BAR) criteria and references to illustrate implementing design guidelines are presented below. Please consult with Planning Division staff to clarify which set of criteria should be used. Selected Comprehensive Plan policies, which provide illustrative design guidance, are presented after the criteria as a courtesy. The complete Comprehensive Plan policies are provided in the Tukwila Comprehensive Land Use Plan (1995). Written responses to each criteria are required for a complete application. CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (FMC 18.60.050(A)). Applies to all projects requiring design review except: multifamily, hotel and motel developments and developments in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). Projects located within 200' of Green/Duwamish River must meet additional criteria in the Shoreline Substantial Development Permit Application. 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 its site. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line 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 and 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. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, 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 encouraged. f. Screening of service yards and other places, which tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. P:\ Planning Forms \Applications \AdminBAR•6.06.doc Novnm her 111 70n1f. 0 a. Building siting, architecture, and landscaping shall be integrated into and blend ha with the neighborhood building scale, natural environment, and development characteristics in the Comprehensive Plan. For instance, amulti -famil Y structures if that existing single design need rmoniousl� not be harmoniously integrated with adjacent single famil struc y development's tenstics a; family use is designated as "Commercial" or "High Density Residential" in the Comprehensive However, a "Low Density Residential" (detached single family) designation wou such harmonious design integration. mprehensive b. Natural features which contribute to desirable neighborhood character Id require maximum extent possible. Natural features include, but are not limited to, shall gn n e s ign i fi the trees and stands of trees, wetlands, streams, and significant topographic features. the c. The site plan shall use landscaping and building shapes to form an aesthetically 1 pedestrian scale streetscape. This shall include, but not be limited to facilitating along the street, using architecture and landscaping to rovid d y p easing and travel r reetsca a g from building, and providing an integrated linkage desirable frand vehicular facilities to building entries. p to the transition le d. Pedestrian and vehicular entries shall provide a high quality visual focus usin g building siting, shapes, and landscaping. Such a feature establishes a physical transition between the public areas, and establishes the initial sense of high quality development. Project and 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; increasin public right -of -way, to common areas, to individual residences. g from the through the use of symbolic and actual physical barriers to define This degrees b of accomplished pri privacy sa appropriate to specific site area functions. of priy h. Parking and service areas shall be located, designed, and screened to interru t visual impact of large paved areas; p and reduce the i. The height, bulk, footprint, and scale of each building shall be in harmony with adjacent long -term structures. Y its site and 2. Building Design a. Architectural style is not restricted, evaluation of a project shall be based on the ual' design and its ability to harmonize building texture, shape, lines and mass with the neighborhood; t q ity of its b. Buildings shall be of appropriate height, scale, and design/shape to surrounding - existing permanent neighboring developments which are consistent with, en its oned those Comprehensive Plan. This will be especially important for perimeter structures. d a ent the structures which are not in conformance with the Comprehensive Plan should be considered to transitional. The degree of architectural harmony required Adjacent conforming structure's anticipated permanence; should be consistent with the n ne Y q red c. Building components, such as windows, doors, eaves, parapets, stairs and deck s 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 i and ancillary parts shall be consistent with the anticipated Iife of the structure; d. The overall color scheme shall work to reduce building prominence and shall blend environment. din with the e. Monotony of design in single or multiple building projects shall be avoided. Variet y of form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and is and uniform vertical planes of individual buildings shall be broken up with building modulation, decks, railings, and focal entries. Multiple building developments shall g use siting and tin and P: \ Planning Forms\ Applications\ Admin BAR'6-36.doc STATE OF WASHINGTON Notary Public State of Washington MEGAN I WHITE My Appointment Expires Aug 7. 2010 • • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@ci.tukwila.wa.us EXECUTED at J ,. . ,. 1 2 T b. kk l.n edk (city), 0 (state), on T ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. Print Name Address Phone Number Signature AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY On this day personally appeared before me S1 c.1 V\ YA to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signed the same as his /her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS » 32 NE el f . SPA // Z4.) P (7 2.4 `� DEC 31 2007 COMMUNITY DEVELOPMENT , 20 0 DAY OF t).-Li , 20 (� 00,(44, NO!I'ARY PUBLIC in and f r the tate of Washington residing at vela 3 5 My Commission expires on 0(6707/a) 16 P: \Planning Forms \ Applications \ BARApp-6-06.doc, 12/04/06 1 Name: Address: Phone: E -mail: Signature: P: \Planning Forms \ Applications \BARApp- 6- 06.doc • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us APPLICATION NAME OF PROJECT/DEVELOPMENT: PLC- - 21've r i oqA Co u a - LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 1,2i 10 C . lit a r l a I Gt.) ck . f , T 10. ( l4 , t J4 64 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). RECEIVED 73 6 00 7 ?'' • DEC 31 2001 PUBLIC HEARING DESIGN REVIEW DEVELOPMENT COORDINATOR: DEVELOPMENT The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. ff61 r4aa( 4/ (pi . feel #6 4/4 9/ /sr 2.06. / - /s FAX: 4- +/9 . L14 Qd G ' '4'. 14 Date: P' L o® 7 December 4, 2006 FOR STAFF USE ONLY Permits Plus Type P -DR ' Planner: File Number: 1 Q 7 --, . i Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: Name: Address: Phone: E -mail: Signature: P: \Planning Forms \ Applications \BARApp- 6- 06.doc • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us APPLICATION NAME OF PROJECT/DEVELOPMENT: PLC- - 21've r i oqA Co u a - LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 1,2i 10 C . lit a r l a I Gt.) ck . f , T 10. ( l4 , t J4 64 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). RECEIVED 73 6 00 7 ?'' • DEC 31 2001 PUBLIC HEARING DESIGN REVIEW DEVELOPMENT COORDINATOR: DEVELOPMENT The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. ff61 r4aa( 4/ (pi . feel #6 4/4 9/ /sr 2.06. / - /s FAX: 4- +/9 . L14 Qd G ' '4'. 14 Date: P' L o® 7 December 4, 2006 Notification: City of Tukwila Department of Community Development Jack Pace, Director Staff Report To the Board of Architectural Review (BAR) Prepared June 15, 2008 Notification of Application was distributed by mail to property owners and tenants within 500 feet of the subject property on March 17, 2008. The Notice of Application was also posted on site on March 17, 2008. Notice of Public Hearing was distributed to property owners and tenants on June 12, 2008. The Notice of Public Hearing was also published in the Seattle Times on June 12, 2008 and posted on site on June 13, 2008. File Number: L07 -095 (Design Review) Associated Permits: None Applicant Ian Hamad, Baumeister LLC Request: Comprehensive Plan Designation: Neighborhood Commercial Center (NCC) Zoning District: Neighborhood Commercial Center (NCC) SEPA Determination: Exempt from Review Staff: Brandon J. Miles, Senior Planner Recommendation: Approval with conditions Attachments: A: Aerial Photo B: Elevations and Site Plan The applicant proposes to construct a three story mixed use building within the City's Neighborhood Commercial Center Zoning (NCC). The first floor of the building will be devoted to retail and the second and third floors will be utilized for dwelling units. A total of 16 parking stalls will be constructed on the site. Location: 12910 East Marginal Way South Jim Haggerton, Mayor Riverton Court L07 -095 Vicinity /Site Information Project Description C: Landscaping Plan D: Applicant's Response to Design Review Criteria E: Building Material Details The applicant is proposing to construct a three story mixed use building along East Marginal Way South and S. 130 Street. The first floor of the building will be devoted to commercial activities while the second and third floors will be utilized for dwelling units. The building's floor area is approximately 11,709 square feet and will have a footprint of approximately 3,903 square feet. 16 parking stalls will be provided on the site. Mixed use buildings are a permitted use within the NCC zone (TMC 18.22.020 (13)). Existing Development There is currently a vacant single family house and associated out buildings on the site. The parcel has a land area of roughly .29 acres and has a total street frontage of 117 feet. Surrounding Land Uses: As noted the property is zoned NCC. The properties directly to the south and the north are also zoned NCC. The property is bordered to the west by East Marginal Way South. The properties on the west side of East Marginal Way South are also zoned NCC. The properties to the east are zoned Low Density Residential (LDR). Surrounding lands uses include a variety of uses. The building to the south was constructed in 1918 and is one of the oldest remaining buildings in the City. The tenants in this building include Sandy's Coffee Shop and Lisa's Barber Shop. On the west side of East Marginal Way South is a vacant lot that had been used as an auto repair business. To the southwest is the Short Strokes building which also includes a mixed use component. Single family homes are located to the north and east of the subject property. The intersection at East Marginal Way and S. 130 Street is very busy. The intersection provides access to numerous arterials including Interurban Ave S and Tukwila International Blvd. There is an existing five foot sidewalk locating along East Marginal Way South. The sidewalk currently provides two access curb cuts to the property. Topography: The property is generally flat with a slight northwest to southwest slope of seven percent. The property has an elevation of between 51 and 56 feet above sea level. As one moves further from City Of Tukwila Page 2 06/19/2008 H:\Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 East Marginal Way South, either west or east, the surrounding properties increase in elevation (See Attachment A: Aerial Photo). Vegetation: There are several large trees on the property. These species include Western Red Cedars and Black Locust. The trees along the edge of the property will remain and be incorporated into the requirement perimeter landscaping (See Attachment D: Landscaping Plan). Findings - Decision Criteria - Design Review The City's design standards found in TMC 18.60 provides design criteria for "Commercial and Light Industrial" buildings (TMC 18.60.050 (B)) and for "Multi- Family, Hotel, and Motel" buildings (TMC 18.60.050 (C)). As noted, the applicant is proposing to construct a mixed use building. The Multi- Family, Hotel, and Motel design criteria provide guidance on projects which may be located near LDR zones, such as this project. Thus, it would seem appropriate to use the criteria for Multi- Family, Hotel, and Motel projects when evaluating the proposed project. In the following discussion, the TMC Design Guidelines are shown below in bold, followed by staff's comments. Site Planning 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" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. As noted, single family homes are located to the north and east of the subject property. The building's footprint will be located along the south property line and then will make a 90 degree turn along East Maringal Way South and extend north. This will allow 61 feet of building frontage to be along East Marginal Way South. More importantly, this design allows the building to be located further from the north and west property lines where single family homes are located. The project complies with the City's setback requirements. An interesting factor is that the City has a very large right of way along East Marginal Way South. The building will actually be setback a total of 16 feet from the back edge of sidewalk. City Of Tukwila Page 3 06/19/2008 H:\Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 The applicant is proposing to construct a three story building. The building will have a height of 36 feet'. Ten feet of Type II landscaping will be located along the east property line. The applicant is proposing to retain a signficant number of trees along the east property line. No landscaping is required along the north or south property lines. However, the applicant will be retaining trees located along the south property line. Parking for the buidling will be located along the north property line and directly along the building's north wall. NCC regulations require that a minimum of 1,000 square feet of recreation space be provided for the project. A recreation area will be located directly east of the building along the eastern property line. A five foot tall cedar fence will be constructed between the recreation area and the parking area. This fence will assist in providing privacy for the tenants using the space. Play equipment and a picnic table are also provided in the area. 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. The applicant is proposing to retain a total of 19 trees which include Western Red Cedars along the south property line and Black Locust along the east property line. There are several other trees on the property but due to the proposed development they will be removed. There will be no significant grades changes as a result of this project. 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 limited 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. The proposed building has been located to meet the minimum setback requirements of six feet along the front setback. This allows the building to be located along East Marginal Way South. There is an existing substandard sidewalk along East Marginal Way South. A small pedestrian connection will be provided from the City sidewalk to the entrances of the two commercial suites. A second a pedestrian connection will be provided to the north of the building; this second connection is specifically intended to provide pedestrian access from city sidewalk to the main entrance to the building for the dwelling units. A third pedestrian access is located south of the building and will provide access from the City sidewalk to a secondary access on the south side of the building. I Note: The tallest elevation of the roof will be approximately 39 feet, however the City defines height as being measured from grade to the mid -point of the highest roof structure. City Of Tukwila Page 4 H:\Developments\Riverton Court\Riverton Court BAR SR.doc 06/19/2008 Riverton Court L07 -095 Awnings will be provided along the west and north elevations. These awnings will assist in providing weather protection for pedestrians. As was noted the awnings along the west elevation will extend into the required setback area. TMC 18.50.070 "Yard Regulations" allow fences, walls, poles, posts, and other customary yard accessories, ornaments, furniture to be located in any yard subject to height limitations and requirements limiting obstruction of visibility to the detriment of public safety ". Staff has interpreted that this code provision would allow awnings to extend into the setback area. The definition of yard is also helpful regarding placement of the awnings within the setback area. TMC 18.06.935 notes, "Yard means a required open space unoccupied and unobstructed by any structure or portion of a structure.... ". The proposed awnings will not hinder the ability to use the front yard area. The awnings may actually work to augment the front yard area by providing weather protection for people along the front of the building if they were slightly longer in length. While not reflected in the plans, the applicant has agreed to extend the awnings on the west elevation an additional foot. 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. One of the main ways the above criteria is being addressed is with the siting of the building. Working with the applicant, Planning staff explored several possibilities of developing the project site. It did not seem appropriate to have a traditional "strip" development (building in the rear of the property with parking in the front) in the City's NCC zone. Locating the entire building along East Marginal Way South proved difficult in that there would be insufficient area to provide required parking. The building's proposed location will allow the greatest amount of frontage along East Marginal Way South while at the same time providing adequate parking. The building's main vehicular entry is north of the building. The entry provides access to the parking area and the building's loading area. Landscaping will be located on both the north and south sides of the vehicular entry. As noted the City has a very large right of way along East Marginal Way South. At present time the City has no plans for any street projects along East Marginal Way South, thus the right of way is not needed. The City will allow the applicant to utilize the right of way to install required landscaping and a plaza area. The final details of the plaza and landscaping need to be coordinated with public works. A condition has been placed on this project to address the final design of the plaza. e. Vehicular circulation design shall minimize driveway intersections with the street. Only one access point will be provided from the property to East Marginal Way South. The access point is 25 feet wide and meets the requirements of the City's Fire and Public Works Departments. The access point leads to the only parking area provided on the property. The parking area has been designed to meet the City's parking requirements and allows for motorists to be able to pull forward out on East Marginal Way South when they exit the property. City Of Tukwila Page 5 06/19/2008 H:1Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 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. According to TMC 18.22.010 the purpose of the NCC zone is, "...to provide for pedestrian - friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses." Thus, while these mixed use buildings are allowed in the NCC zone they must be designed in a manner to be compatible with the surrounding land uses. As noted the surrounding land uses include single family homes directly adjacent to the subject property to the north and east. Only the homes to the east are zoned LDR. As noted, the building will be located along the west and south property line. The building will be 20 feet from the east property line and 44 feet from the north property line, both of these adjacent properties are residential. Ten feet of Type II landscaping is proposed along the east property line. A total of 14 trees will be retained or planted along the east property line. Seven Western Red Cedars will be retained along the south property line. No landscaping is proposed nor does City code require any landscaping along the north property line There is an existing fence along the eastern property line which will remain with this project. This fence looks somewhat deteriorated and there are gaps in the fence. A fence is also proposed along the south property line. No fence is proposed along the northern property line. The applicant will be installing a raised curb and wheel stops are also proposed. A pedestrian plaza area will be located along the front of the building. This pedestrian plaza will provide a gathering spot for the neighborhood. 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. A common entry will be provided to the second and third floors where the proposed dwellings will be located. This entry is separate from the entries that provide access to the commercial suites. Thus, the commercial tenants and their patrons will not have access to the floors where the dwellings will be located. All of the dwelling units are located on the second and third floors which will assist in providing privacy for the occupants of these dwellings. The recreation space is proposed to be fenced. However, it does appear that the applicant is intending on using an existing fence along the eastern property line which is significantly deteriorated. If an adequate fence is not installed on this property line the recreation area will not be secured. 2 TMC 18.52.0250 "Perimeter Landscaping Requirements by Zone District" City Of Tukwila Page 6 06/19/2008 H:\Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas. The project will provide a total of 15- parking stalls to the north of the building. The parking area has been located to lie west to east which will reduce the visual impact from the street. Ten feet of Type I landscaping will be provided on the east property line between the single family homes and the parking area. i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. In order to address the above design review criteria it necessary to have an understanding of the City's goals for the NCC zone and an analysis of the surrounding land uses. One of the goals of the NCC zoning is to bring small commercial concentrations into existing residential neighborhoods in order to improve residential areas while at the same time providing products and services to nearby residents The City encourages that such development be new buildings and not the conversion of existing single family homes. The City's Comprehensive Plan also discusses the goal of creating neighborhood gathering spots. The City Comprehensive Plan defines a "Neighborhood Gathering Spot" as "community facilities such as parks, schools, libraries, or neighborhood commercial areas; where residents meet and form social links. These links are a strong basis for a strong community sense of community. Neighborhood gathering spots are also landmarks which help to give a neighborhood identity (p. 184) ". The property at the northeast corner of East Marginal Way South and S. 130 Street is a good example of the City's goals for the NCC zoning. The current building houses Sandy's Coffee Shop and Lisa' Barber Shop. Both of these businesses provide goods and services to surrounding residential units and will provide a neighborhood gathering spots. Floor area ratio (FAR) is the measurement of the amount of floor area in relation to a building's square footage. For example a 5,000 square foot building located on a 10,000 square foot lot would have a FAR of .5 (5,000 /10,000). As noted the proposed building will have a finished floor area of approximately 11,709 square feet. The lot area for the site is 12,650 square feet. Thus the FAR for the project is .92. The Short Strokes building located at the northwest corner of East Marginal Way South and S. 130 Street has a FAR of .44 (2288/5159 The building at the northeast corner, where Sandy's is located, has an FAR 1.3 (9000/6,666 3 Goal 7.7 of the City's Comprehensive Plan 4 Source: Building square footage from City records, lot area square footage from King County Parcel Viewer 5 Source: All data from King County Parcel Viewer City Of Tukwila Page 7 06/19/2008 H: \Developments \Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 The building lot coverage for the lot will be approximately 33 percent. The building lot coverage for the Short Strokes building is 44 percent. As noted earlier, the parcels along East Marginal Way South have a lower elevation than the surrounding lots further to the east and west. Thus, the surrounding single family homes have a higher grade than the proposed building. The higher grade will assist in reducing the scale issues associated with the project. 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. The applicant is proposing a building that has a traditional architectural design. As was noted the applicant is proposing to construct a three story building. The first story will be devoted for two commercial suites and the second and third stories will have a total of four multi - family units. The applicant is proposing to construct an "L" shaped building along the property's western and southern property lines. Each floor has a distinctive appearance that separates it from the other floors in the building. First Floor Details Along the East Marginal Way, split face CMU is used as the exterior finish for the first floor. The CMU shall utilize a rose brown color. The CMU finish is also used along the first floor on the north elevation. The remaining building first floor finishes include vertical lapboard siding which will be painted "vineyard (green) ". Along East Marginal Way South, metal awnings are used to provide a distinct separation from the commercial portion of the building and the residential portion of the building. These metal awnings are extended over a small portion of the first floor area on the north elevation. Large windows are provided on the first floor along East Marginal Way South. These windows will provide transparency for the commercial tenants on the first floor. Smaller windows are provided along the first floor on the remaining sides. Two smaller doors are provided along the north elevation. Small awning structures will be placed over these doors. Second Floor Details The main finish for the second floor will be eight inch horizontal lapboard siding. The western facade for the second floor is broken up by two wall projections which extend 18 inches from the main wall. These wall projections will include vertical shingles. Two windows are located within these projections. French balconies will be located on the west and east walls. Windows are used on all four elevations of the second floor. The windows facing west are the most prominent windows on the second floor, these windows are four feet by four feet. The windows appear to be flush against the wall. The project does not propose to utilize windowsills. The windows utilize muntins. Muntins are a rabbeted member for holding the edges of window panes with a sash. A banding strip is used around the edge of the first and third floors. City Of Tukwila Page 8 06/19/2008 H:\Developments \Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 Third Floor Details The third floor detail is very similar to the second floor. One noticeable difference is that third floor utilizes horizontal siding instead of the vertical siding that was used on the second floor. The wall projections on the west wall that are on the second floor extend upwards onto the third floor. French balconies are also located on the west and east walls. The windows on the third floor are identical in size, design and location as those on the second floor. A banding strip is located along the roof line. The roofline for the project is very residential in appearance. The roof has a pitch of approximately 4:12. Composite shingles are used as the finish for the roof. Roof vents are used on the north, west and east elevations. 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. The applicant is proposing a building that is just over 39 feet tall. The NCC zoning provides a maximum height standard of 35 feet or three stories. The applicant is proposing a three story building, while the actual height will exceed the 35 foot limitation this is permitted provided that the building is only three stories tall. The City's Comprehensive Plan envisions that the NCC area north of S. 130 Street along East Marginal Way will have commercial buildings not exceeding 35 feet in height or which are three stories tall. The area south of S. 130 Street along East Marginal Way is permitted to have mixed use buildings exceeding 45 feet in height or a total of four stories. As noted the surrounding single family homes sit somewhat higher than the NCC zoned properties along East Marginal Way. This topographical feature will assist in reducing the bulk and scale of the proposed building. 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. The building's components include metal awnings, aluminum storefronts, numerous windows in varying sizes, metal railings are used for the French balconies, and metal attic vents are used along the roofs edge. These features are in general scale with the proposed bulk and height of the building. Surrounding buildings do not provide good examples to emulate for the proposed building components for this project. City Of Tukwila Page 9 06/19/2008 H:1Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. The following colors will make up the building's color palette: vineyard (green), regal red, innocence (off- white), athenian green, and olive leaf. The building's materials and the use of various colors provide horizontal modulation which assists in reducing the building's prominence. As was noted the project will retain 19 trees on the site, the heavy use of green in the building's color will allow it to blend with the surrounding vegetation. 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 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 applicant is proposing to construct one mixed use building. The applicant has proposed several methods to provide visual interest for the project. The main elevation of concern is the western elevation. This wall has a prominent location along East Marginal Way and thus it is perhaps the most important elevation with regards to providing visual interest. As was noted each floor utilizes distinct materials and colors. Each one of these features assists in providing horizontal modulation to the project. The wall projections on the west wall provide vertical modulation. Two French balconies are located on the west elevation and further assist in providing modulation for the project. The use of varying colors and materials is continued along the other three sides of the project. These features assist in providing visual detail to the project. 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 important to defining neighborhood identity or a sense of place. As was noted a total of 19 trees will be retained on site up. These trees include seven Western Red Cedars on the south property line and 12 Black Locust on east property line. Ten feet of Type II landscaping will be provided along the east property line. A small landscaping area will be provided along the front of the property along East Marginal Way South. The applicant has proposed planting the following: Kastsua Tree Evergreen Magnolia White Rockrose City Of Tukwila Page 10 06/19/2008 H:\Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 Red -Twig Dogwood Gulf Stream Heavenly Bamboo Rhododendron Day Lily, and Wild Strawberry 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. As noted, 19 trees will be retained on site along the south and east property lines. The trees along the south property line will assist in reducing the prominence of the building's south wall. The south wall does not have the architectural detailing as the western wall and thus screening would be appropriate. The small landscaping area in the front of the building is located directly behind the existing sidewalk. This landscaped area provides a transition between the public street and front door of the two commercial tenant spaces. The City's landscaping regulations do not require landscaping for parking areas in the NCC zone for lots that have less than 20 stalls (TMC 18.52.035 (2)(a)). 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; Appropriate landscape transition to adjoining properties shall be provided. The main pedestrian amenity being provided with this project is the pedestrian plaza area which will be located in the front of the building, located on the applicant's property and the City's right of way. The project will include a total of three pedestrian access paths. Path 1: is located along the property's western property line and extends from the City sidewalk to the two commercial tenants on the first floor. Path 2: is located just north of the building along the western property line and extends from the City sidewalk to the main entrance to the second and third floors. Path 3: is located south of the building along the western property line and extends from the City sidewalk to a secondary entrance to the second and third floors. This walkway also provides access to the trash and recycling collection points. City Of Tukwila Page 11 06/19/2008 H:\Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 As noted, Type II landscaping will be provided between the subject property and the LDR zoned properties to the east. The City landscaping requirements do not require any additional landscaping along the north or south property lines. Access to adjacent commercial properties would be via the City's sidewalks on East Marginal Way South and S. 130 Street. Given that the adjacent properties to the north and east are residential, direct pedestrian access is not appropriate. Miscellaneous Structures a. 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.. The only miscellaneous structure proposed with this project is play equipment and picnic table in the rear of the building. The applicant has proposed to construct a five foot tall cedar fence around the recreation area. The proposed fence connects to the existing fence on the eastern property line which staff has already noted is substandard. b. 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. The only service area being provided on the site is the trash and recycling collection area that will be located along the south property line. A 22 square foot enclosure will be constructed around the collection for garbage and recycling. The trash enclosure will be 3.5 feet from the south property line. This area will be screened from view with a five foot tall cedar fence. From a building standpoint the enclosure is considered a fence and thus does to require a permit. Planning typically does not require fences to meet setbacks, yet such a basic interpretation is impractical for dealing with trash enclosures. Trash enclosures can generate odor and thus the location of the enclosure should be based on site specific issues. The trash enclosure has been located along the only property line where the adjacent use is a commercial operation. Placement of the enclosure along the east or north property line would place the enclosure directly along single family homes. The proposed location for the trash enclosure also allows for the building itself to assist in screening the entire enclosure from view. c. 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 (i.e., raised parapets and fully enclosed under roof) and landscaping. No outside mechanical equipment is proposed. City Of Tukwila Page 12 06/19/2008 H:\Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 d. 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. Exterior lighting is proposed along all four wall elevations. The lights are shielded to shine light up and down instead of outward; this should reduce any off site spill over. Additionally, the landscaping along the south and east property lines should further reduce any potential spill over. The lighting fixtures' design and color are consistent with the overall building's design and color. Conclusions: Site Planning: The proposed building location along the west and south property lines reduces the impacts on adjacent single family homes. The retention of trees on the site further mitigates any possible impacts associated with the proposed site design. The site provides adequate pedestrian connections to the public sidewalk along East Marginal Way South. The site design of locating the building along the street promotes a pedestrian friendly environment. Pedestrians along East Marginal Way South can easily access the site, however in order to accomplish this the sidewalk will need to be upgraded. The plaza area is also integral to providing pedestrian access to the site. A condition has been provided to address replacing and/or repair the fence along the east property line. Building Design: The proposed building's design will be harmonious in texture, shape, lines and mass with surrounding buildings. Various elements, including vertical and horizontal modulation; differing colors, and architectural details are being used to break up the mass of the building. The building's scale and mass is appropriate for this location of the City. The building's components have been well integrated into the design of the building. However, additional detailing along the windows is needed. Landscaping and Site Treatment: The proposed retention of 19 trees allows the natural beauty of the site to be retained; while at the same time allowing for the project. The project complies with the City's minimum landscape requirements. The applicant has proposed adequate pedestrian paths to serve the site. However, this pedestrian access utilizes the City's sidewalks. As was noted the current sidewalks are deficient and would need to be upgraded in order for adequate pedestrian access to be provided to the site. City Of Tukwila Page 13 06/19/2008 H:\Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 The pedestrian plaza area will be an amenity to the area and help fulfill the City's goal of creating neighborhood gathering spots. Miscellaneous Structures The proposed lighting has been well incorporated into the overall design of the building. The proposed location of the trash enclosure minimizes the impacts to surrounding residential properties. Recommendation Staff recommends approval of the construction of the Riverton Court Mixed Use Building with the following condition(s): 1. Installation of the landscaping and screening shall be completed and a Landscaping Declaration submitted by the owner or owner's agent prior to issuance of the certificate of occupancy(ies). 2. The metal awnings along East Marginal Way South shall be extended an extra foot in length to bring the total length of the awning is four feet. 3. The windows details shall be updated to include windows sills and/or trim. The final detail shall be approved by the Director of Community Development. 4. Prior to issuance of the development's building permit the applicant shall submit a revised site plan showing the details for the pedestrian plaza located in the front of the building. The plan shall include the location of benches, landscaping, and other pedestrian amenities. The final plan shall be approved by the Director of Community Development. 5. Prior to issuance of the development's building permit the applicant shall have approved a right of way use agreement for the plaza area which will be located within the City's right of way. The agreements shall specify that the property owner is responsible for maintenance of the plaza area including landscaping. 6. The applicant shall upgrade and repair the sidewalk along East Marginal Way South. The upgrades shall include but are not limited to removing the access slips which will not be needed as a result of this project. 7. Any tenant improvements that alter the exterior of the building, site, or landscaping will require design review approval by the City. 8. All future signage on the site must meet be consistent with this approved design review application and meet Title 19 of the TMC. 9. The fence along the east property line shall either be repaired or replaced. If replaced it shall be constructed to match the fence that is proposed along the recreation area. City Of Tukwila Page 14 06/19/2008 H:\Developments\Riverton Court\Riverton Court BAR SR.doc Subject Property 4 Attachment A N mimmismil 50ft CityGIS Copyright O 2006 All Rights Reserved. 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I , _ C Pock concrete slab &cycle rack N_ a tT� Retell North ewe... g •... , *T. rc Rasa War.. ..•. Ara, 10 ea. 8. 'x19' regular parking stalls with curb stops ad 25' wide 2 -way traffic aisle } }I 8'x16' compact parking stalls w. curb stops 4 I, l P I t it a5 -r 3' wide sidewalk (4" high) aP 1 6 T i Ara- _' +— 8O' - - ter ! G a ■., s i .. -r k { e i Wheel chap access rang 1a- storage Recreatan Area 1 Parcel # 734060 -0774 12910 E. Marginal Way S, Tukwila WA Site Area 12,538 +1 - sqf. Owner Ian Hamad Baumeister, LLC 4632 NE 89th St. Seattle, WA 98115 (206) 331-1524 Surveyor: Cramer Northwest, Inc. 945 N Central. Ste # 104 Kent. WA 98032 (253)852 -4880 Civil Engineer.' Contour Engineering, PLLC 3309 56th St. NW, Ste #106 Gig Harbor, WA 98335 (253)857 -5454 Landscape Architects: Studio 342 619 N 35th St., Ste# 101 Seattle, WA 98103 (206) 545 -0342 a' see detags on page 5 o.' ar e. . mu.e. xn.at :.2rat mam 1 t lm 'oar ref w Scale 3/16" = 1' Siteplan 1 Survey 2 Elevations 3 Floorplans 4 Details 5 Civil Engineering 6-14 Landscaping 1516 12910 E. Marginal WayS, Tukw,Ia:WA Owner BAUMEISTER, LLC Ian Hamad, Director 4632 NE 89th St. Seattle, WA 98115 t. +1(206) 331 -1524 By I--- o w d e s:i g n s t u d i o s 351V NE 67titikve. Portland, OR 97213 t. +1971.238 093.1/ +1 (206) 384 4511 f. +1 503 296 2552 6 p Attachment B RECEIVED JUN 0 6 2008 COMMUNITY DEVELOPMENT • I JUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUULU JUUUUI 100❑ ❑9 ❑0 9090 ❑000❑ 0090000 ❑90❑ 0000❑❑❑❑ ❑❑00000❑❑00❑09000090000❑❑L090❑E ❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑0 0000❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑ I❑❑❑ 6uUUUuUU UUU UUU UUUUUUU UUUUUUUUUUUUUUUUUUUUUUUUUUUUf_ 100000 ❑❑ 000090 ❑000090009❑00❑❑❑01000 ❑❑❑0❑ 0990 ❑000090 ❑00090 ❑00 ❑ED0000❑0 ❑❑ ❑0 ❑900❑❑ 009000 ❑❑❑❑❑❑❑❑1999❑ ❑10 ❑0❑ ❑00000 ❑900 ❑1 J0❑ 0001 ❑0000 0100 ❑0❑11❑000000000❑ ❑❑0000 ❑00000❑ ❑❑00 000❑ 09000❑ ❑01100 ❑100 000 ❑00900000 10000000 ❑ ❑ ❑ ❑ ❑ ❑ ❑0❑E10090000010❑0000❑E 190 ❑0 ❑9❑ 1119 0091 ❑❑001100111010910❑0❑❑01❑90❑❑ 919❑❑ 0a❑❑❑❑❑❑❑❑❑❑ c❑❑❑❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑nm ■■■. ■■■■■■■■ J00❑ 010❑ ❑0❑ 0090000 ❑❑0❑ 00000 ❑00 ❑0 ❑00❑ 00000❑ 0000❑❑ 101000 19 11❑❑ rEi9 ❑00Bfl0900 ❑0000010❑❑0000 ❑0DDnr ■I ■ ■i ■ ■ ■ ■I 900000❑0❑000000o❑0n ■ ■■■ 1900❑❑ ❑ ❑❑ ❑90000 ❑nPn - ring) EIE NORTH ELEVATION =IN .1.1111=1111111111111111111 MINI I ' I O OOO O O O OO C O CI D O D OO OO ❑ O I ODOC7OCCCCOC7OOY1:::3OC7C7000 C 00000000oo4on00oo00ooc 9Q 0000000- — 000000[ 0000000. o 000000C 0000000 ,,, DOOOOOOc 1COOOOOO0000aOCI00Oc 000000000000000000 o W d e s l a i s t u d i o T.O.FlNISH®FlAOR _ °'<.. 0 0 0 . PLANT SCHEDULE: Trees I annoy I Paranical Name Conmor Nam I Size I 00 . I neenutIve 3 learcickphylkm Apcnicase Shrubs I Orrarady Mandel Name Calmar Marne I Size I Wiles Manama _ r I. 1C I White Rocarose • 504. It, hi. men. Gnus WO... 5 .. 'Corms emcee Pane iRact.Teng Dogeoarl Sga5901 Id rd. nen. Fothenstra Moors Arry • ._ . 7 tEnorloderetran 72918 120* IFeradorlereecn 599. 18 nr. rem raloacelendron Ye. Pewees Groundcover 001051,1 Boors* Warne I Cann,. Marne Sde I WWII I elternatme ffEl 930 1Frepana abeam. ra0 Worm in weary and Inn. croon Is not buried alter selling and mulching RI platen; pl wen melee sad hi spaceled Wale =eery Kap or Panama pit 0 tree planting I Nalsom Tree Veld Straebeny 15 Leander black mailer hr. 12 ga. .2 WIWI to te jou high erveroh to hold tree UPWra Ile al ore level one, 13)228.'. mad Cates or mbar dew retwal ourdie 'oaths" scaly =Wall & tensed MOM Mine 14 IS 1881 918 top )5 al rooted 0 depth mulch voierMp Wein Irish grade misting soli fen* term prepared sol add setreta NOTE: dake Oen only it determined necessary try LA 2 cal Mb *00 rutnen dors Mu. lance Mute CONTRACTOR NOTES: I. Contractor to Instell Oaddadied WOW. eider^ Per Weceamcions See Sheer L.2. Ca:ramie d yak WM OVRIN Incoperale rnInhaen) 3.Way rowel from Peale Topsoils (a e.e.104 Ho canting area: Pacific Tamar 1.1303-8134-SOIL I Iona! 7 lop cause al Perabc Garden Mulch troll Topscis accrceed ascii) lo planada areas. Peak Tcpsoir 1.800408-502 (7W) LANDSCAPE CALCULATIONS: Tnse I Landscape Perimeter Calmed:re Weer Feel cr Receded Perimeter: lir Trees Flecried IT per 30 II (:0 Trees Prod: I Sarubs Rersdaad II r OT: 2 &was Proviletr. Type 1 Landscape CalcJalens Lineal Feet of Repaired Perimeter: I I Ir Trees Recmked Per 20 5 Edstln0 Trees to Ammer 13 Trees Penick,* 2 Sheba Repine 9. SlIE 22 Serbs hire 22 0 e 00 II SCALE,M. 411i HORN Attachment C Mm.Whala smikrilnpv womft.W.. Landscape Plan l 1. Site Planning a. The parcels along E. Marginal Way S on both sides are zoned Neighborhood Commercial Center (NCC) yet this area is mostly built up with single family structures. Therefor the need for harmoniously integrating the proposed structure into the existing substance does not apply. The only buildings that fit the NCC classifications are immediately to the south and across the street on the intersection of E. Marginal Ways S. and 130 Street S. The building to the immediate South is a box like structure with a flat roof. Emulating this style is clearly not desirable. The building across the street has more of a contemporary design, which we tried emulate in the proposed building as well. b. The Natural features that characterize the existing lot are a row of Black Locust Trees along the East property line and a row of Western Red Cedars along the South property line. They enhance the appearance of the property and will be preserved. c. In order to achieve an aesthetically pleasing and pedestrian scale streetscape the entry to the residential and the commercial area of the building are separated. The entry to the commercial area is directly accessible from the public walkway. The entry to the residential area is via two walkways to the North and the South of the building alternatively. d. In order to achieve a physical transition between the project and public areas the proposed project has a plaza like area in front of the building. As pedestrians approach the building the will transition from the public walkway through and plaza towards the building. e. In order to minimize driveway intersection with the street, the planned project proposes a 25' wide intersection, which is the minimum width required by the Tukwila development code. f. To ensure a harmonious transition between adjacent projects the set back areas between the proposed project and adjacent projects will have appropriate vegetation. g. In order to achieve privacy for individual residents, a 5' high cedar board fence will separate the parking and loading area from the recreation area. The fence will also act as a screen between the public area and the recreation area. h. The visual impact of the parking lot is reduced by the proposed L -shape of the building. This measure will screen half of the parking stalls from the view from the public right of way. i. In order to bring the building in harmony with its site an L -shape footprint is proposed. It will offer the exposure necessary for the commercial part of the building, but will also screen off the paved are used for parking and loading from the street. Attachment D 2. Building Design a. Due to a lack of mixed -use buildings in the surrounding neighborhood the proposed building will have the function of an example for later developments in this area. Therefor great care was taken to design a building with high architectural standards in order to set a benchmark for future developments. b. The proposed building's height, scale and design/shape are in concurrence with the envisioned comprehensive plan. c. The proposed building design is the result of an attempt, to integrate all building components like windows, doors, eaves, siding, awnings and bay windows into a harmonious whole. d. In order to reduce the building's prominence the proposed color scheme uses different colors for each floor. The objective to harmonize the building's appearance is achieved by colors that interact well with each other. e. In order to avoid a monotony of design the proposed building design calls for four different types of siding (CMU, lap siding, boards and battens, shingles). Using different types of siding for each floor breaks up the front of the building that faces the street. Two bay windows that reach from the second to the third floor break up the facade and give it the desired architectural depth. In order to accentuate the appearance further the proposed design calls for wrought iron guardrails for the sliding doors on the second and third floor. 3. Landscape and Site Treatment a. The natural topographic feature of the proposed development that stands out, is the embankment on the Easter property line. It builds a transition from the residential area to the East of the proposed development by sloping down approx. 3 feet. This area will be integrated into the recreation area and will act as a landscape buffer. b. The existing landscape — namely the Western Cedar Trees on the South property line and the Black Locust Tree on the East property line — will act a screen between the proposed project and adjacent properties. It will also be a source of shade for the proposed project. c. All paved areas like walkways and parking spaces will constructed to the highest standards in order to promote safety and be inviting in appearance. All pedestrian entrances to the building ,to the public right of way and to the recreation area are connected via paved walkways. d. All attempts will be made to provide a landscape transition to the adjoining properties. 4. Miscellaneous Structures a. Miscellaneous Structures like the garbage enclosure, the bicycle rack, the swing set and the picnic table are proposed in material that is compatible with the proposed building structure. b. The garbage enclosure will be screened of by a chain link fence with PVC inserts or by a 4' high cedar fence that will keep garbage dumpsters out of sight. c. All mechanical equipment will be installed in inconspicuous places. The location of all mechanical equipment will be chosen in conjunction with the appropriate utility company. d. All exterior lighting will be placed in order to illuminate the building perimeter i.e. walkways and parking spaces in a way to avoid glare spillover onto adjacent properties or the public right of way. LEGEND PAW MANUFACREIE/CODE NOTES PT -I BEMs - NEEYNU 44067 FIAT PT-2 BENR - REGAL BED 15067 FLAT PT3 BEMs- INNOCENCE 9YATA SEN3OLOSS /ALL EXT. TRIM PT4 BEMs - ATHENIAN GREEN 440F4 SEMIGLOSS / EM. 00010 PT-3 BEM1- OUSE LEAF 543710 SEA 143LOSS / OVERHEAD CANOPY • • WE MICA 74P4 ATICYEMTP.1 HEM OVE111.0 MASS SKIT WE Ol11 ti 1100433 AM. mW1B SONO NO MTEN r. FPI P SI SILT ME T4tl T P : :...Xn 573 i 003•0015 MOM 0363 O W , 241 51 VAIL, COMPOSITE 1103M 31.1(;3 m MIDI (TIP1 Pa MGM 01P3 PT3 E1 ro MIN I 00 MIDI O P4 I 1 ...m •■ R a'err p13EIDMT019s4 a3oEE11110111 awn.T • t P AM 00134TEx®OS INA% Ilillli SIT ZS PACK P.P 301150 /MO BATTEN WINO 2310 Teel r3103O 11190410 SPLIT PACE CM 246 304110 44•31103110 t wampum .5371■1n11m1 110.10110 (MI SMIO MOMTiD4 3101.134 ■.1 I11E 1'. 10011034 CQtlOSITETOOFS I&a ATTIC `ENT MVP.) ATTIC W151 (MM, COMPOSTS 3001 Pe MOO (TIP Attachment E Parcel # 734060 -0774 12910 E. Marginal Way S, Tukwila WA Site Area 12,538 + /- sqf. Own- len Bsmeb(n, LLC 402 BETWIST Seattle, WA 93115 (4%0131.1524 54 Weyer: Crmr 1101115153. R 845E Cereal, Ste it 104 1.3 WA 8B02 (353102408 Ott Ersineet 0.34. 4PLLC 130150110. n15. 3Oa103 0.43 threct. 1253183 M � 1 Unglue, 4.04005 eereo9R Ole 3314 *No. Pan Oto.3 r 19030.43404E Teo Sips le*. 101105, 3743. tt, Saber 3751 et .0 New 37Stse. 3..4115. ra 154154 EYwan 0 * 3+34 s LEGEND MARK MANUFACTURE I CODE NOTES PT -1 BEAR - VINEYARD 4400.7 FLAT PT -S BEAR. REGAL RED 1500.7 FIAT PT-S BEAR- RINOCENCE W.O -730 $EABG0053 /ALL EXT. TWN PT.4 BEAR. ATIIENWN 5REE74440F.4 SEAN-GLOSS/EXT. DOORS PT-S BEAR -OWE LEAF SA-TBD SEMAGLOSS /OVEFAIEAD CANOPY