HomeMy WebLinkAboutRes 1318 - Findings and Conclusions and Sunshine Ridge Planned Residential Development (PRD) J �v.11LA,
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Washington
Resolution No. 1318 A RESOLUTION OF THE CITY COUNCIL OF THE CITY'
OF TUKWILA, WASHINGTON, TO APPROVE AN
APPLICATION FOR THE SUNSHINE RIDGE PLANNED
RESIDENTIAL DEVELOPMENT AND ADOPTING
FINDINGS AND CONCLUSIONS.
WHEREAS, the developers of the Sunshine Ridge Condominiums submitted an
application for approval of a planned residential development, as a multi family
W development on sensitive slopes, pursuant to TMC 18.45.060(2) (file L94- 0090); and
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0 WHEREAS, a mitigated determination of non significance was issued pursuant to
00 TMC 21.04.150 (L94- 0077); and
WHEREAS, the Planning Commission did hold a public hearing and recommend
approval with conditions on December 15,1994; and
WHEREAS, the City Council held public hearings to consider this application on
March 13,1995 and March 27,1995.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
SECTION 1: FINDINGS
1. The subject planned residential development application was received on August
25,1994, and was thereby vested in the review criteria of TMC 18.46, prior to
amendment by Ordinance 1711, which was effective on September 21, 1994.
0
2. The project design reviewed by the City Council is shown in Attachment A. The
design of Building 2 was substantially revised subsequent to review by the
Planning Commission. Both designs reviewed by the Planning Commission and
g the subsequent revisions were presented in Dept. of Community Development
written submittals and discussed during public hearings. These materials are
W located in Dept. of Community Development file L94 -0090.
U
3. Findings and conclusions regarding the consistency of the subsequently revised
M designs (Attachment A), with planned residential development review criteria in
TMC 18.46.060, .070, .080, .090, and .112, have been presented in Attachment B.
The City Council expressly adopts the Findings and Conclusions in Attachment B.
a
SECTION 2: Planned Residential Development Application Conditionallv Approved.
Based on the findings and conclusions set forth or adopted by reference in Section 1,
m the planned residential development application for the Sunshine Ridge
Condominiums (file L94 -0090) is herewith approved with the following conditions:
1. A cedar tree per Landscape Plan "TP," shall be incorporated into the east and
western halves of the recreation deck per concern number 8. Location shall be
subject to approval by the Director of the Dept. of Community Development,
whose decision may be appealed to the BAR;
2. A maintenance program for hydroseeded areas shall be provided prior to issuance
of a building permit;
3. At least one, in- ground moisture sensor shall be installed;
4. A minimum six foot wide trail linkage shall be provided between the on -site path
and 57th Avenue stairs, which is acceptable to the Parks and Recreation Director
and Public Works Director;
5. Vehicle headlights shall be screened from shining onto the Southcenter View
Condominiums as they emerge from the covered parking areas. Screening shall
consist of a combination lattice screen and evergreen vines and shrubs or
equivalent; and
6. Any design inconsistencies shall be resolved by the Director of the Dept. of
Community Development, whose decision may be appealed to the BAR.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a regular meeting thereof this day of 1 1995.
Joy ra y Council Present
p ATTEST /AUTHENTICATED:
LD
p A�c..e_ F Lc-c_
Ja a E. Cantu, City Clerk
APPROVED AS TO FORM:
Office of the City Attorney
Filed with the City Clerk:
Passed by the City Council: j C
Resolution Number /J/
ATTACHMENT A
PROJECT PLAN SHEETS
Full sized sheets and other project
design materials which were
presented at the City Council
public hearings are on file with
the Department of Community
Development in file L94 -0090.
ATTACHMENT B
SUNSHINE RIDGE CONDOMINIUMS
TUKWILA CITY COUNCIL FINDINGS AND CONCLUSIONS
Prepared March 30, 1995
HEARING DATES: March 13, 1995 and March 27, 1995
FILE NUMBER: L94 -0090: Sunshine Ridge Condominiums
Planned Residential Development
APPLICANT: Lyle Russman
REQUEST: Recommend approval of the proposed 28 unit
condominium to the City Council.
LOCATION: 15200 Macadam Road South, Tukwila, WA
(Ring Co. Tax Lot 115720- 0222).
ACREAGE: 1.07
COMPREHENSIVE
PLAN DESIGNATION: High Density Residential
ZONING DISTRICT: RMH (Multiple- residence High Density)
SEPA
DETERMINATION: Mitigated Determination of Non Significance.
DEPT. OF COMMUNITY
DEVELOPMENT STAFF: Vernon Umetsu
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 2
ATTACHMENTS: A Site Plans and Sections in 21 sheets
labeled Al thru A14, L1, Cl, Ala A3a,
G1 and G2.
B. Site Photographs and Photo montage.
C. Colored Elevations.
D. Colors and Materials Board.
E. Screening Analysis (Profile View)
F. Screening Analysis (Profile View of
South Elevation).
G. Screening Analysis (Profile View of West
Elevation).
H. Colored Perspective from Screening
Analysis View Point (Nearest down slope
private property line).
I. Applicant Response to Design Review
Criteria.
J. Photographs of Recently Built Project by
the Sunshine Ridge Developer.
K. Photographs of the Affect on Building
Relief of Similar Balcony Treatments,
and Similar Wall Treatments as Proposed
on the East and West Ends of Building
2.*
L. Multi family Building Design Guidelines
4,5,16 and Figure 25.
All of the above attachments were presented at the City Council
public hearing on March 13, 1995. A subsequent Supplemental
Staff Report (3/22/95) and a City Attorney memo was also
submitted and discussed at the continued public hearing on March
27, 1995. All materials are on file with the Dept. of Community
Development.
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 3
FINDINGS
VICINITY /SITE INFORMATION
1. Proiect Description: The applicant proposes a project with
28 condominiums and 59 parking spaces on a 1.07 acre lot.
The units would be located in a street front building which
varies from 2 to 3 stories and a rear building of five
stories. Parking would be in a partially underground
structure, whose roof would be a recreation deck. The
project is more specifically described in
2. Existinar Development: The site is vacant with only minor
trees and shrubs. A northern portion of the site has been
landscaped as lawn area as it adjoins the LaVista Apartments
to the north.
3. Surroundina Land Use: The Macadam Road /Southcenter Blvd. /I-
5/I -405 roadway systems dominate land uses to the south.
High density residential projects adjoin property, with the
LaVista Apartments to the east and north and the Southcenter
View Condominiums on the west. Surrounding structures are
shown in 1. The site and surrounding property is zoned RMH
(Multiple' esidence High Density, allowing 29 dwelling units
per acre).
4. Terrain: The existing topography generally slopes upward
from southwest to northeast. The project sits 10 to 40 feet
above Macadam Road South
Tukwila's Sensitive Areas Maps show Class II and Class III
slopes. Site topographic survey data confirms this
identification.
A geotechnical report was submitted as part of the
environmental review. The report's conclusions that the
proposed action could be safely built was accepted subject
to further soil investigation and survey monitoring of
adjacent properties (Tukwila file number L94 0077).
5. Access: Site access is provided by Macadam Road South.
6. Public Facilities: Macadam Road has been recently improved
with curbs, gutters and sidewalks. The City owns a steeply
sloping, triangular parcel between Macadam Road and the
project site. This parcel has gravel utility road which
joins a City trail system.
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 4
BACKGROUND
This multi family project also requires a separate design
approval by the Board of Architectural Review (Board) per TMC
18.60.030(2). Both Board approval and approval by the City
Council are required to allow project construction. All
conditions to development are cumulative, with the more stringent
of over lapping conditions being applicable.
This project is subject to the criteria for Planned Residential
Developments due to its location on a hillside with sensitive
slopes.
The Planning Commission is required to hold a public hearing on
the proposed project (TMC 18.46.110(b)) and report its findings
and recommendations to the City Council (TMC 18.46.110(c)).
"After receipt of the Planning Commission report, the City
Council shall hold a public hearing on the proposed PRD as
recommended by the Planning Commission. The City Council shall
give approval, approval with modifications, or disapproval to the
proposed PRD." (TMC 18.46.110(d))
DECISION CRITERIA
PRD review criteria are specified in TMC 18.46.060, 070, 080,
090, and 112. They are shown below in bold, along with a
discussion of relevant facts. The relevant criteria and findings
for these various sections are presented below, some by title
only, except that TMC 18.46.112 (Review Criteria) is presented in
full
18.46.060 Relationship of this chapter to other sections and
other ordinances.
(a)(3) Setbacks. Yard requirements as described in Chapter
18.50 shall be waived within the PRD; however, setbacks and
design of the perimeter of the PRD shall be comparable to or
compatible with the bulk and streetscape of the existing
development of the adjacent properties or the type of development
which may be permitted.
Proposed building setbacks are shown in (3). These setbacks
satisfy the minimum requirements which vary from 10 ft. for one
story structures to 30 ft. for structures with 3+ stories.
Project structures are composed of a 2 -3 story southern structure
(Bldg. 1) facing the street, a central parking garage \recreation
deck, and a 4 -5 story northern building (Bldg. 2). Bldg. 2 is
about 6 stories along its west elevat The project site and
surrounding structures are shown in Elevations are
shown in
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 5
Surrounding 3 story structures to the east and north are up -slope
or at the same elevation as the project, as shown in Sheet3? and
(east),
and (north) These areas, like the project
site, are zoned RNIH"" Muitiple- residence High Density) at 29
dwelling units per acre.
The surrounding structures about 10 feet from the common property
line. This compares with the 12 foot eastern setback for
Building 1, where it is one story, and 30 to 32 feet for Building
2's 4 -5 story height on the north and eastern end
On the west, project structures are setback 51 feet for
Bldg. 1 which is 3 stories in that area, 35 ft. for the parking
structure which is 1.5 stories in that area, and 30 feet for
Bldg. 2 which is 5 -6 stories in that area.
The maximum impact of the proposed structures on surrounding
buildings is from Bldg. 2 view blockage of the a LaVista building
along the northern property line. Visual impacts are mitigated
by a 30 ft. wide landscaped strip View impacts on the
LaVista building are not subject to Tukwila regulation.
The project lies behind a City owned parcel which fronts Macadam
Road South Development of the City parcel consists of a
utility road and a high bank overgrown with black berry bushes.
The project street frontage consists largely of the 2 -3 story
Bldg. 1 behind several groups of red oak trees and an
entry driveway which has a treed median island. Bldg. 1
partially screens the 5 story Bldg. 2 elevation from the
streetscape.
(b) Off- street Parking.
A total of 59 parking spaces is proposed. This is 3 more than
the two parking spaces per unit required by TMC 18.56.
(c) Platting Requirements.
No subdivision is proposed.
(d) Impervious Surface. The maximum amount of impervious
surface calculated for the total development allowed on sensitive
areas sites will be fifty percent for each single family
development and each multifamily development.
The applicant has calculated impervious surface coverage at 49%
of lot area Further evaluation of project consistency
with impervious surface requirements was provided in a Dept. of
Community Development (D.C.D.) "Supplemental Staff Report"
(3/22/95) and in a City Attorney memo (3/22/95). These were
presented and discussed at a public hearing on March 27, 1995,
and are located in D.C.D. file L94 -0090.
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 6
(e) Recreation Space Requirements.
A total of 12,406.5 sq. ft. is proposed. 11,200 sq. ft. is
needed to satisfy the 400 sq.ft. of recreation space required per
dwelling unit (TMC 18.56.060). On -site trail areas make up 2,576
s.f. of total common recreation space proposed. Trail areas
within the required landscaped perimeter are being counted toward
satisfying this requirement per TMC 18.46.080(a), since it is
being networked with the City's trail system.
The applicant has agreed to provide a networking trail linkage
with a minimum six ft. wide gravel trail. The trail would extend
from the on -site trail to the 57th Avenue stairs, along a City
utility road. Trail construction would be to the satisfaction of
the Parks and Recreation Director.
On -site recreation areas have been provided as shown in The
site contains no sensitive streams, wetlands, or trees.
(f) Landscape and Site Treatment for Sites with Class 2, Class
3, and Class 4 Geologic Hazard Areas.
A geotechnical study has been submitted as part of the
environmental review process. Public Works Department review has
been coordinated and resulted in mitigating actions to
demonstrate and monitor slope stability during construction and
on a long -term basis. Geotechnical conditions will be
implemented during detailed building permit review.
(f)(1) Downslope and Sideyard Buffers. Elevations and off -site
perspectives shall show minimum landscape coverage of twenty -five
percent of the structures at time of project completion with
anticipated forty percent coverage within fifteen years. This
standard may supplement or be in lieu of the applicable landscape
yard requirement.
Screening analyses have been submitted by the applicant in
attachments E through H, to demonstrate adequate buffering.
These will be presented at the Planning Commission public
hearing.
(f)(2) Roads and Access Drives. Any road or access drive which
cuts approximately perpendicular to a slope to the ridge of a
hill shall have a minimum five foot planted medians. The tree
shall be a species that provides a branch patter sufficient to
provide at maturity, fifty percent coverage of the pavement area.
Roads or drives which require retaining walls parallel to the
topographic line shall plant roadside buffers of Northwest native
plant species.
Only a small driveway segment at the project entry has an
approximately perpendicular angle to the hillside slope. This
entry segment has a treed, 5 ft. wide landscaped median
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 7
(g) The Board of Architectural Review shall review guidelines
for single family and multifamily developments (sic). The design
and review of the PRD shall also utilize the guidelines of
Section 18.60.050.
Consistency with Board of Architectural Review (BAR) criteria has
been addressed in:
1. the "Staff Report to the Board of Architectural Review"
dated December 9, 1994,
2. BAR and Planning Commission deliberations and
recommendations as reported in their minutes of a joint
public hearing on December 15, 1994, which includes an
agreement by the applicant to satisfy all recommended
conditions to approval, and
3. subsequent design changes to satisfy City design guidelines
for multi family developments.
The most significant design changes between the BAR /Planning
Commission public hearing and the City Council public hearing are
represented by the following:
a. Bldg. 2 South Elevation The horizontal modulation
was increased and the east wing's height was decreased
to provide a symmetrical focus on a new central tower
structure s and
b. Bldg. 2 North Elevation The eave and roof lines were
simplified by removing inappropriate gables (A
C. Bldg. 2 East and West Elevations Replacing the
gabled roof with a hipped design to lower perceived
wall mass and increasing architectural elements to add
a level of visual interest which is commensurate with
the wall's scale and and
d. Lengthening the entry walkway to reduce its slope and
buffering it from vehicular traffic with landscaping
This material and other project design issues were discussed at
the City Council hearing on March 13, 1995.
(h) For single family developments, site plans shall include
placement and footprint of the residences, driveways and roads.
Not applicable.
18.46.070 Density Standards
The RMH zone allows a maximum density of one residence for each
1,500 sq. ft. of lot area (29 dwelling units per acre). The
�r
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 8
project site has 46,721 sq. ft. and has a maximum potential of 31
dwelling units. 28 dwelling units are proposed (26 dwelling
units per acre). No density bonuses are requested.
18.46.080 Open Space
(a) Each planned residential development shall provide not less
than twenty percent of the gross site area for common open space
which shall:
(1) Provide either passive or active recreation
concentrated in large usable areas;
(2) Network with the trail and open space system of the
City and provide a connection and extension, if feasible; and
(3) Be under one ownership—responsible for the maintenance
of the common open space...
The 46,271 sq. ft. site requires 9,254.2 sq. ft. of common
recreation space to satisfy the 20% requirement. The applicant
has identified 12,406.5 sq. ft. of common recreation space (see
discussion in TMC 18.46.060(e)).
(b) Planned residential developments shall set aside sensitive
areas and their buffers in a sensitive areas tract as required by
Section 18.45.090, and will be exempted from other open space
requirements of this section.
18.45.090 Sensitive Area Tracts.
(a) In development proposals for planned residential
or mixed area developments, applicants shall create
sensitive areas tracts, in lieu of an open space tract,
per the standards of Section 18.46.080.
'Sensitive areas' means wetlands, watercourses, areas
of geologic instability other than Class I areas,
abandoned coal mine areas, and important geological or
archaeological sites." (TMC 18.06.697)
'Sensitive area buffer' means the area contiguous to
a sensitive area that is required for the continued
maintenance, function and structural stability of the
sensitive area." (TMC 18.06.695)
'Sensitive area tract' means a tract which is created
to protect the sensitive area and its buffer, whose
maintenance is assured, and which is recorded on all
documents of title of record for all affected lots and
subsequent owners." (TMC 18.06.698)
One way to resolve these multiple criteria is to create
a "sensitive area tract" which encompasses at least 20%
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 9
of the site and establishing that the site continues to
have the active, passive or trail oriented recreational
characteristics needed to satisfy TMC 18.46.080.
On -site sensitive areas are geologically unstable
areas. These sites may be altered based on TMC
18.45.080(e) (Uses and Standards for Areas of Potential
Geologic Instability) which requires assurance of
continued slope stability. The proposed project has
demonstrated this ability based on geotechnical studies
submitted during environmental review per TMC 21.04.140
(Environmental Checklist).
The proposed action needs no sensitive area buffers to
achieve the ordinance purpose of slope stability
(TMC18.45.040(3)) based on the geotechnical study.
The 20% of site area "sensitive area tract" required of
PRD's is 9,344 sq. ft. for this project (0.20 x
46,721). This is satisfied by the cumulative 13,250
sq. ft. in landscaped perimeter areas which have been
regraded to shallower slopes and landscaped to prevent
erosion and provide a buffer between other
developments
18.46.090 Relationship to adjacent areas. (a) The design and
layout of a planned residential development shall take into
account the integration and compatibility of the site to the
surrounding areas. The perimeter of the PRD shall be so designed
as to minimize any undesirable impact of the PRD on adjacent
properties.
(b) Setbacks from the property lines of the PRD shall be
comparable to, or compatible with, those of the existing
development of adjacent properties or, if adjacent properties are
undeveloped, the type of development which may be permitted.
Relationship to adjacent areas has been discussed above in TMC
18.46.060(x)(3).
18.46.112 Review Criteria.
(1) Requirements of the subdivision code for the proposed
development have been met, if appropriate;
No subdivision activity is proposed.
l Estimated landscaped perimeter areas are 3,300 in the south
(front), 1,450 in the east, 6,850 in the north, and 1650 in the
west.
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 10
(2) Reasons for density bonuses meet the criteria as listed in
Section 18.46.070;
No density bonus is requested.
(3) Adverse environmental impacts have been mitigated;
An environmental evaluation of the site has been completed and a
mitigated determination of non significance has been issued (L94-
0077). Conditions include additional geotechnical analysis to
supplement the already submitted materials, and survey monitoring
of slope stability.
(4) Compliance of the proposed PRD to the provisions of this
chapter and Chapter 18.45 (Sensitive Areas Overlay Zone);
PRD review is required because of the "Areas of Potential
Geologic Instability" found on site. Consistency of the proposed
action with this chapter and TMC 18.45 have been discussed
herein. Coordination with TMC 18.45 is specifically reviewed in
18.46.090 above. Additional geotechnical analyses and
construction monitoring will be required during the building
permit and construction phase as required in the mitigated
determination of non significance.
(5) Time limitations, if any, for the entire development and
specified stages have been documented in the application;
Construction is anticipated to begin during Spring, 1995. No
completion date has been specified.
(6) Development in accordance with the Comprehensive Land Use
Policy Plan and other relevant plans;
The project is consistent with the Comprehensive Plan Land Use
Policy Map, as implemented by the Tukwila Zoning Map.
Relevant Comprehensive Polices include the following:
Natural Environment Obj. 3:
Pol. 1: Discourage development on slopes in excess of 20
percent.
Pol. 2: Preserve the views of hillside residents.
Pol. 3: Preserve and promote the quality of natural
landform.
The proposed development occurs on slopes in excess of 33
This is permitted pursuant to the provisions of the
Sensitive Areas Ordinance (TMC 18.45), which allows such
construction if it can be done safely. View preservation is
not a development standard which can be implemented as it
requires identification of view points and view sheds.
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 11
Preservation of the natural landform is generally reflected
in building massing and spacing. The treed quality of the
hillside may be enhanced by planting mid and large stature
trees within the project as discussed in the Board of
Architectural Review staff report previously incorporated.
Housing Obj. 1:
Pol. 1: Encourage housing developments which provide a
diversity of housing types.
Pot. 2: Encourage the development of owner- occupied
multiple- family residential units.
The project does have a variety of higher density housing
structures (2, 3, and 5 story building components). However
it is not the wide diversity of housing types identified in
the policy discussion. The condominium units would tend to
be owner- occupied.
(7) Compliance with the Board of Architectural Review guidelines
(Section 18.60.050); and
The Board of Architectural Review staff report has been
previously incorporated (see TMC 18.46.060(g)).
(8) Appropriate retention and preservation of existing trees and
vegetation recommended by the Director of the Department of
Community Development.
There are no significant trees on site.
CONCLUSIONS
1. Slope stability during construction and on a long term
basis, has been largely demonstrated during the
environmental review process. Additional analyses and
implementation details will be established during the
building permit review process and prior to authorizing
construction.
2. The specific development standards in TMC 18.46.060, 070,
080, and 090 have been satisfied subject to the conditions
of approval listed below.
3. PRD general review criteria (TMC 18.46.112) have been
satisfied subject to the conditions listed below.
L94 -0090: Sunshine Ridge Condominium P. R. D.
March 30, 1995 Page 12
CONDITIONS OF APPROVAL
Based on the above findings and conclusions, the Tukwila City
Council approves the planned residential development application
subject to the following conditions:
1. A cedar tree per Landscape Plan "TP," shall be incorporated
into the east and western halves of the recreation deck per
concern number 8. Location shall be subject to approval by
the Director of the Dept. of Community Development, whose
decision may be appealed to the BAR.
2. A maintenance program for hydroseeded areas shall be
provided prior to issuance of a building permit,
3. At least one, in- ground moisture sensor shall be installed,
4. A minimum six foot wide trail linkage shall be provided
between the on -site path and 57th Avenue stairs, which is
acceptable to the Parks and Recreation Director and Public
Works Director,
5. Vehicle headlights shall be screened from shining onto the
Southcenter View Condominiums as they emerge from the
covered parking areas. Screening shall consist of a
combination lattice screen and evergreen vines and shrubs or
equivalent and
6. Any design inconsistencies shall be resolved by the Director
of the Dept. of Community Development, whose decision may be
appealed to the BAR.
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