The URL can be used to link to this page

Home My WebLink AboutPermit L09-013 - SMITH / OHNO / COOKE CREEK MEADOWS - DESIGN REVIEWCOOKS CREEK MEADOWS DESIGN REVIEW Todd Smith 13325 Macadam Rd S L09 -013 THIS FILE ALSO INCLUDES A CD LOCATED WITH DCD, IN LAND USE CD FILE T FRONT DESK FILE # LDS - City #f Tukwila Jim Haggerton, Mayor Department of Community Development February 28, 2013 REVOCATION OF DECISION TO: Todd Smith, Owner, sent via email TSmith @cottagesnw.com All parties of record RE: Cooke Cottages L09 -013 Public Hearing Design Review L08 -020 Short plat application Dear Mr. Smith: Jack Pace, Director This letter revokes the decision issued on April 4, 2008, which approved the above referenced project as one of three projects eligible to apply under the Housing Options Program (Tukwila Municipal Code 18.120). Since the applicant has failed to meet the conditions of approval this project is no longer eligible to be considered under the Housing Options Program. Therefore, the above referenced permit applications can no longer be processed by the city at this time and your resubmittal dated February 14, 2013, for a nine lot short plat application for cottage housing is deemed incomplete. On April 4, 2008, you received a Notice of Decision (Attachment A) granting your application consideration as one of three projects allowed under the Housing Options Program, subject to several conditions. Your Notice of Decision states that approval was granted for the "...conceptual site plan dated September 12, 2007, as modified by the following conditions: 1. This decision is approving only Phase 1. If the applicant chooses to include Phase 2, a separate neighborhood meeting and new decision will be required. 2. The site design shall preserve the existing trees in the wetland buffer area. 3. This approval is based on the understanding that Designs Northwest Architects will be part of the project team and will be involved during the design and construction of the project site and the individual units. 4. As part of the Design Review process applicant shall address adequate guest parking, landscape buffer and streetscape issues." These conditions were intended to ensure satisfaction of the criteria for project selection listed under Tukwila Municipal Code (TMC) 18.120.030 -C. In September of 2008 you cleared trees in the wetland buffer in violation of Condition #2 above. A code enforcement action was initiated (RFA08 -273) for clearing in a wetland buffer without a tree clearing permit. You subsequently obtained a tree clearing permit which approved a buffer enhancement plan for unauthorized tree clearing in a sensitive area. The required mitigation plan was approved in June of 2010 but at this time the work has not started. In order to satisfy Condition #3 above, you were asked on multiple occasions to verify Designs Northwest's role in your project. Condition #3 was based on TMC 18.120.030.C4, stating that the selection criteria for the housing options program requires "Demonstration of successful development by the applicant of the proposed product elsewhere. On February 14, 2013 SM Page 1 of 2 02/28/2013 C:\ Users \minnie\Documents\Revocation of Decision.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98/88 • Phone 206 -431 -3670 • Fax: 206 -431 -3665 l you submitted a response to city's corn - - is (Attachment B) on your design review lication along with additional information on your incomplete short pplication. In your resubmittal, you state: "Design NW role to the project is concluded, Dan Nelson has been fired .....I have hired Christopher Peragine, Architect & Fatah Boualamallah, Architect to complete the project, their Resume is included. As noted their expertise is more than adequate..." You were offered the option of using a different architect in lieu of Designs Northwest provided the criteria for approval (TMC 18.120.030.C4) was met. The resumes submitted for Mr. Peragine and Mr. Boualamallah do not demonstrate to the Director's satisfaction development of cottages elsewhere. You were informed of this in January of 2013 and you responded via email with the statement "The determination of the Architect is not the responsibility of the City. I am the approved applicant and thus will provide as a courtesy to the city updated credentials for Fatah and Chris as experienced WA registered architects with the necessary development design experience to meet the minimum criteria set out in HOO" (Attachment C). According to 18.120.030 -C, the Director of Community Development shall be the sole decision -maker on whether an application for consideration in the demonstration program satisfies the criteria. Your application does not meet the conditions of approval and therefore the Director's Decision is revoked. In order to appeal the Community Development Director's decision, 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 March 14, 2013. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. 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 $563. Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. Sincerely, (flack Pace Director of the Department of Community Development Encl: Attachment A- Original Notice of Decision dated April 4, 2008 Attachment B- Resbumittal memo from Todd Smith received on Feb 14, 2013 Attachment C- .Email from Todd Smith dated Jan 15, 2013 SM Page 2 of 2 02/28/2013 C:\ Users \minnie\Documents\Revocation of Decision.doc • City of Tukwila Department of Community Development April 4, 2008 NOTICE OF DECISION TO: Todd Smith, Applicant & Owner All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.120.030 on the following project and permit approval. Attachment A Jim Haggerton, Mayor Jack Pace, Director Applicant: I. PROJECT INFORMATION Todd Smith Type of Permit Applied for: Cottage Housing under the City's Housing Project Description: Location: Comprehensive Plan Designation /Zoning District: Options Program Nine residential units- Eight compact single family units and one cottage. 13325 Macadam Road South Low Density Residential (LDR) II. DECISION The City's Community Development Director has,determined that this application for constructing cottages under the City's Housing Options Program does satisfy the criteria for project selection. listed under Tukwila Municipal Code (TMC) 18.120.030 -C. This project will be considered as one of the three projects allowed under the Housing Options Program and the only project allowed in Duwamish neighborhood. This decision was made based on the findings and conclusions included in the staff report. Public meeting to get community input was held on October 11, 2007. A detailed review of the project will be done as part of the SEPA, Design Review and Short Plat review process. This approval to consider this project as one of the projects under the Housing Options Program is for the conceptual site plan dated September 12, 2007, as modified by the following conditions: MD Page 1 of 2 Q: \Cottage Housing\Director's approval - Riverton Neighborhuod.doc 4/04/08 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206- 431 -3665 • • 1. This decision is approving only Phase 1. If the applicant chooses to include Phase2,.a separate neighborhood meeting and new decision will be required. 2. .The site design shall preserve the exiting trees in the wetland buffer area. 3. This approval is based on the understanding that Designs Northwest Architects will be part of the project team and will be involved during the design and construction of the project site and the individual units. 4. As part of the Design Review process applicant shall address adequate guest parking, landscaping buffer and streetscape issues. III. EXPIRATION OF APPROVAL The applicant shall apply for the underlying permits that include SEPA, Design Review and Short Plat within one year of the date of this notice that is by April 4, 2009. IV. 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 �f 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 Minnie Dhaliwal, who may be contacted at 206 -431 -3685 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Director, City of Tu nt of Community Development • MD Page 2 Q: \Cottage Housing \Director's approval - Riverton Neighborhood.doc 4/04/08 APPLICANT: OWNER: REQUESTS: LOCATION: COMPREHENSIVE PLAN/ ZONING DESIGNATION: STAFF: ATTACHMENTS: STAFF REPORT TO THE DIRECTOR PREPARED APRIL 3, 2008 Todd Smith, Cooke Riverside Properties LLC Todd Smith To construct 9 residences including 8 compact single family homes (less than 1500 sf) and one cottage house less than 1000 sf, 13325 Macadam Road South Low Density Residential (LDR) Minnie Dhaliwal Application letter Conceptual site plan • • FINDINGS VICINITY /SITE INFORMATION Project Description The developer has proposed to build eight compact single family units and one cottage house. There are clustered around common open space. The western side of the property contains a wetland and the buffer of Southgate creek. The proposal includes request for 50% buffer reduction for the wetland in exchange for improving the highly degraded buffer. Surrounding Land Uses The project is proposed in the Riverton neighborhood. The surrounding properties are very low density single family. The general area contains Southgate Creek and wetlands. The surrounding land uses are single family residential. The site is bordered by Macadam Road to the east. The property includes 20 feet of the adjacent right -of -way that recently went through a Quiet Title process. Background The applicant is proposing cottage housing under the City's Housing Options program. This program was adopted by the City Council in 2005 as a demonstration housing program to increase the choice of housing styles available in the community while still being compatible with the existing single- family developments. A public meeting on the proposed project was held on October 11, 2007, to get the community input. The notice of public meeting was mailed to all property owners and tenants within 500 feet of the subject site. The meeting was held at the proposed site. The public comments received during and after the meeting included concerns about not having enough guest parking, rental vs. owner occupied units, drainage, survey being off 8 feet, people walking /cutting through adjacent properties, preserving existing trees and streetscape. The applicant has stated that they are interested in including the property to the north as a second phase of development. However they wanted to get approval of phase one to determine if they qualified under the Housing Options Program to further pursue Phase 2. This decision is approving only Phase 1. If the applicant chooses to include Phase2, a separate neighborhood meeting and new decision will be required. The next step after being approved as a project to be considered under the Housing Options Program is to apply for SEPA (if cumulative grade and fill amount exceeds 500 2 • • cubic yards), Design Review and Short Plat applications. The review process for all these applications includes public notification and a comment period. Further a public hearing will be held for Design Review application. A detailed review of the parking, frontage improvements.and streetscape, wetland buffer reduction and enhancement and maintenance of common areas will be done during this review process. PROJECT SELECTION CRITERIA This project is subject to project selection criteria of the Housing Options Program, listed under TMC 18.120.030 -C. 1. Consistency with the goals of the Housing Options Program as enumerated in TMC 18.120.010. TMC 18.120.010 Program Goals: The goals of the Housing Options Program are to: a) Increase the choice of housing styles available In the community through projects that are compatible with existing single- family developments; The proposed project will provide smaller single family dwelling units, which will provide an alternative housing style than the typical low - density subdivisions and high density multi- family complexes. b) Promote housing affordability and ownership by encouraging smaller homes; This project may not be marketed or considered "affordable" by standard measures tied to median incomes. However they will be more affordable than the lower density alternatives that could have been built in their place and they contribute more to the overall housing supply than the low density alternative while encouraging home ownership. c) Stimulate innovative housing design that improves the character and sense of community in a neighborhood and can serve as a model for other areas. Two residences are proposed along the street and all the units face a shared common area that opens onto a larger open space (wetland area). The applicant has stated that each house will be unique design that fits overall In the scheme, which will be an alternative to cookie cutter homes. Also, the proposed site layout and the homes shall be built green and shall incorporate sustainable design features. 3 • d). Develop high - quality site, architectural and landscape elements in neighborhoods; and The landscaping and architectural details that will be required as part of the Design Review process will be of high quality that will improve the character and sense of community in a neighborhood. Further a homeowner's association will be required to keep up the landscaping and maintenance of common areas. e) Provide a greater variety of housing types which respond to changing household sizes and ages (e.g. retirees, small families, single- person households) and provide a means for seniors to remain in their neighborhoods. These units will provide home ownership opportunities for a number of individuals and families looking for something different than large lot single family and large Multifamily complexes. 2, Not more than one Housing Options project shall be approved per City neighborhoods, which are a) McMicken Heights b) Tukwila Hill c) Ryan Hill d) Allentown e) Duwamish >, Foster Point g) Cascade View h) Riverton J) Foster j) Thorndyke. Foster and Thorndyke are generally divided by South 136th Street and 48th Ave South. This is the first Housing Options project applied for in the Riverton neighborhood. 3. Proposals must be at least 1500 feet from any other housing project considered under TMC Chapter 18.120. No other application has been received by the City for another Housing Options project within 1500 feet of the subject site. 4. Demonstration of successful development by the applicant of the proposed product elsewhere. The applicant's design team includes Chandler Stever Architects and Designs Northwest Architects, Applicant has stated that Mr. Stever will be the architect of record and Designs Northwest will assisting and providing concept site design and concept house design and will have some site review and quality control review during construction. Designs NW has several cottage housing projects at various stages being built in the 4 • . Northwest such as Sequoia project in Kirkland, Haller Point, Collins Cottages and Spiritbrook Cottages in Redmond. 5. The location and size of the project is acceptable and of low impact relative to the neighborhood, the surrounding land uses, topography and street system. For example, attached housing should be located on land with direct access to a collector arterial or along a neighborhood edge or in or adjacent to medium or high - density districts. The site is bordered by Macadam Road to the east. The area around the property is zoned Low Density Residential. However the properties across the Street are Commercial/ Light Industrial. There is a large portion of the site on the east side that is constrained by a. wetland and a stream buffer. This area will not have structures and will be of low impact to the properties to the east. The existing trees in the buffer area will be required to be preserved. Further landscaping will be required along the north and south property lines to provide adequate buffer to the adjacent properties. ' 6. The concerns of the community are addressed in the proposal's design. A neighborhood meeting was held at the site on October 11, 2007. The public comments received during and after the meeting included concerns about not having enough guest parking, rental vs. owner occupied units, drainage, survey being off 8 feet, people walking /cutting through adjacent properties, preserving existing trees and providing an inviting streetscape. CONCLUSIONS The proposed project meets the criteria for project selection listed under TMC 18.120.030 -C. The applicant shall apply for Short Plat, Design Review and SEPA (if more than 500 cubic yards of cumulative grade and fill) within one year of the date of the approval notice. Some elements of the project design that will need to be addressed as part of the review process are: providing enough guest parking, preserving existing trees, providing an inviting streetscape, adequate landscape buffers along north and south property lines, frontage improvements, meeting Fire Department access issues, placement and design of garbage /recycling areas. Further the applicant has stated that they have hired Chandler Stever Architects and Designs Northwest Architects and Designs NW has experience in development of a cottage housing project. Since one of the criteria of approval is the demonstration of successful development by the applicant of the proposed product elsewhere, the approval is based on the understanding that Designs Northwest Architects will be involved all throughout the project including the construction stage. 5 • • The applicant has stated that they are interested in including the property to the north as a second phase of development. However they wanted to get approval of Phase 1 to determine if they qualified under the Housing Options Program. If approved for Phase 1 they would further pursue Phase 2. This decision is approving only Phase 1. If the applicant chooses to include Phase2, a separate neighborhood meeting and new decision will be required. RECOMMENDATIONS Staff recommends approval of project to be considered one of the three allowed under City's Housing Options Program with the following conditions: 1. This decision is approving only Phase 1. If the applicant chooses to include Phase2, a separate neighborhood . meeting and new decision will be required. 2. The site design shall preserve the exiting trees in the wetland buffer area. 3. This approval is based on the understanding that Designs Northwest Architects will be part of the project team and will be involved during the design and , construction of the project site and the individual units. 4. As part of the Design Review process applicant shall address adequate guest parking, ,.. landscaping buffer and streetscape issues. 6 d fr ke/ �.� '-J Attachment B an Comments to technical comments #4: FEB 14 2013 .case address all technical comment to Todd Smith, CEO and approved applicant. Provide a description of sequencing for the development given the City's requirement to put in infrastructure to obtain final short plat approval prior to applying for any building permits. Also address timing of wetland improvements relative to the cottage development. Provide a statement form Designs Northwest detailing their role in this project To accomplish infrastructure improvement and wetland mitigation sequencing of the development will be two fold. I have talked with numerous funding agencies to discover that to get this project off the ground recordable lots if not required but is recommended. The Wetland improvements preferable should be done during the period units #6 & 7 are excavated and built to reduce the impact on the wetland later in the project. Thus to build Units #6 & 7 the lending agency would want the underlying lots recorded. This would allow me to submit Construction Drawings, while the wetland is modified. Thus we would request that because Units #6 & 7 are not encumbered the City would allow me to record these two lots prior to completing short plat. We have received from King Conservation District (KCD) a grant to supplement the work to enhance the area from the wetland buffer to the creek for 2012. We have received from USACE #29 permit to do Wetland Enhancement for 2012. Stage One: 1. Record lots #6 & 7. 2. Commence wetland improvements and obtain approved Construction Drawings for unit #6 & 7. 3. To repair /mitigate the wetland area and build units #6 & 7. The bulk of our grading activities take place. We are able to place silt barrier below #6 & 7 during construction phase then move it East of these unit when completed. Protecting the wetland as the project is under construction. 4. Finish wetland and install preliminary rain garden. 5. Install the French drain along S boundary as described in Civil Plan while the overflow drains to wetland. 6. Units #6 & 7 are furthest from the street which allows us to install necessary infrastructure required for short plat and required by construction loan. As utilities are installed to unit #6 & 7 utility stubs would be capped to the other lots. a. We place a fire hydrant on East side of Macadam bring the water main across, stub all the houses and install water meters; b. Work with City Light to install community service panel and run conduit from panel to individual lots, and service to #6 & 7. c. Work with Puget Power to provide gas lines and meters to individual lots; 7. Install Private Road to access foremost units #6 & 7. Utilities which are designed under driveway would be completed. 8. I would request a variance to Short Plat requirement allowing the sidewalk subsurface material be installed while postponing hard surfacing to improve access to units #1 & 2 during construction of Second Phase and prevent construction damage to sidewalk. We will excavate this area during 1st Phase to provide concept contours for utilities, rain garden, landscaping and signage. 9. Lots #1, 2, 3, 4, 5, 8 & 9 and the promenade will be graded accordingly to meet Short Plat requirements. 10. This will get us a completed short plat and recordable lots except for the requested variance for finished sidewalk, which will be installed during 2nd Phase. Second Phase: 1. Units #6 & 7 are complete along with short plat. Lots 1, 2, 3, 4, 5, 8 & 9 are recorded, while Construction Drawing for units #8, 9, 4, 5, 3, 2, & 1 are submitted and approved. Construction begins to complete project, order of foundations units #8, 9, 5, 4, 3, 2 & 1; Buildings #8, 9, 5, 4, 1, 2, & 3; The promenade and access stairs next to #1, 2 & 4 will be completed when it is most feasible. 2. Sidewalk completed after foundations #1 & 2 are completed, back filled and during process installing front rain garden, landscaping and parking space #19. Connecting rain garden to storm water sewer. • • 3. Complete rain garden flowing west through promenade and landscape promenade. Silt barriers will be positioned accordingly to protect wetland and limit offsite impacts. 4. Complete Landscaping for lots and promenade. Technical comments by Planning Dept: Basement areas do comply with the Housing Option Ordinance; "Excluded Area: unheated storage space located under the main floor of a cottage." These houses have limited storage space. The garages are required by the ordinance and the CC &R to be used for vehicles with limited storage space. I believe what you are requesting is beyond the scope of the Ordinance. Use of the basements is multi- faceted: 1. Unheated storage area 2. Equally important, as a Cool Sink to be used to passively cool the building in summer, ducting air to main floor while drawing air from north or east side of building and exhausting overheated 2nd floor. For me this is similar to HOO 10'x10' private space. I extrapolated the idea using it to expand the adjacent livable space by making it private. Thus instead of 100SF it is about 250 -300SF while improving the livability a project goal. 3. Without this space considerable more energy would be needed to cool these buildings during the summer. 4. One of the HOO goals is to make buildings more affordable. Not using forced air HVAC system is more affordable. The intrusion to the East set back was agreed to during earlier discussions. The 4' of foundation is used for garage with no livable space, above is a deck. I included the Airlocks space at the entrance. This area is unheated and provides less heat /cool exchange when one opens and closes front door. This is an important energy feature to these passive solar buildings. Active solar panels were excluded from the design principally because we are not sure of the solar aperture of the units and the cost factors to market value. Whether they are or are not designed into the elevation is not germane to this phase. I will note that depending on critical aperture and area concerns I plan to install 3 -5 KWH systems with availability for Electric Vehicle charging station. Unit Detail comment: Changes were made to limited the size of the units and maintain the 1500SF criteria without compromising the Site Plan. I included a table showing the nine units and their respective areas. Architectural consultant comment: Design NW role to the project is concluded, Dan Nelson has been fired. The drawings he presented me indicated a lack of knowledge of HOO, marginal respect of cottage housing perspective, compatibility with neighborhood and passive solar design. I have hired Christopher Peragine, Architect & Fatah Boualamallah, Architect to complete the project, their Resume is included. As noted their expertise is more than adequate. Reviewing the completed plans will attest to their professionalism. Preliminary Short Plat comment: Submitted 4 pages by Schroeter Survey Landscaping comments from Technical Comments #3: KLLA revised the Landscape plans to address comment #3. Civil Engineering Design: Two documents have been submitted that accomplish this task. Water and Sewer Availability Letters, Geo Technical Report & SEPA: Documents have been submitted. Submitted by: Cooke Riverside Properties, LLC. • • . Calculations for proposed homes at Cooke Creek Meadow House # Net Area Total floor area (exterior dimentio Floor Area Exemptions Exepted Items (FP White Detail) 1 1451 2423 972 Garage, unheated storage 900SF; Unheated Airlock 51SF; Utility closets 21SF 2 1500 2641 1141 Garage, unheated storage 1067SF; Bay Window 9SF; Wall height <6' 50SF; Utility Closet 15SF 3 1397 2415 1018 Garage, unheated storage 1000SF; Utility closets 18SF 4 1496 2566 1070 Garage, unheated storage 981SF; Head Height <6' 89SF 5 1500 2660 1160 Garage, unheated storage 1139SF; Bay window 7SF; Utility closets 14SF 6 1478 1883 405 Unheated storage 346SF; Bay Window 7SF; Utility Closet 10SF; Unheated Airlock 42SF 7 1484 1908 424 Unheated storage 278SF; Bay Windows 31SF; Utility closet 20SF; Unheated Airlock 63SF; Head Height <6' 32SF 8 1479 1541 62 Bay Window 11SF; Unheated Airlock 40SF; Utility Closet 11SF 9 1500 1837 337 Unheated storage space 251SF; Unheated Airlock 53SF; Utility Closets 33SF Element to note 18: garages within plenum under Units #1, 2, 3, 4, 5 creating more space in the basement associated to units #2, 3, 4 & 5 that is also associated with Units #6, 7, 8 & 9. It has been ruled exempt. The question concerning storage space that could possibly be modified by owner to use for liveable space is a mute point and not relevent to this discussion. The Ordinance specifically states "unheaded storage space located under the main floor is exept ". All the unheated storage space described in the floor plans qualifies as exempt under the ordinance. Secondly, the Ordinance and CC &R require garage to be use for vehicle storage, cars may not park on street to use garage for other purpose. Thus there is limited storage space for all these units. Respectively submitted by Todd Smith, CEO and Approved Applicant Attachment C From: T Smith jmailto:TSmith @cottagesnw.coml Sent: Tuesday, January 15, 2013 3:18 PM To: Stacy MacGregor Subject: RE: Technical comments #4 Yes it has, I recently saw DNW design drawings for unit #6. They suck he, furthermore they didn't even comply with HOO criteria. Thus I sent letter relieving Dan Nelson of his duties. The determination of the Architect is not the responsibility of the City. I am the approved applicant and thus will provide as a courtesy to the city updated credentials for Fatah and Chris as experienced WA registered architects with the necessary development design experience to meet the minimum criteria set out in HOO. This will be submitted with my latest submittal. As the applicant, to make my submittal 99% complete I would appreciate responses to my questions. These question relate directly with your technical comments and require answers to complete my submittal. Thank you, Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 www.cottagesnw.com tsmith @cottagesnw.com (253)691 -8191 Minnie Dhaliwal From: Minnie Dhaliwal Sent: Thursday, February 28, 2013 5:15 PM To: 'TSmith @cottagesnw.com' Cc: Stacy MacGregor; Rachel Turpin Subject: Revocation of Decision Attachments: Revocation of Decision.pdf Todd, I am attaching the Director's decision on your recent submittal. Stacy is not in the office tomorrow so if you have any questions, feel free to contact me. Minnie Minnie Dhaliwal Planning Supervisor City of Tukwila 206 - 431 -3685 1 at* 4 J u; m& Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, M IN 01 e D tr-ir,f ``' fi-t--- HEREBY DECLARE THAT: Project Number: L 0 61 - 01 1/2 L o Notice of Application Associated File Number (s): Notice of Decision Notice of Public Hearing Notice of Public Meeting Mailer's signature: Determination of Non - Significance IIIP Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed /attached on this f/ + day of `t'''CJ`- , Project Name. 104.' ) 3 3 2-5 M . -4 Li` S Project Number: L 0 61 - 01 1/2 L o -_ 0 Zb Associated File Number (s): Mailing requested by: 51 Ft(-(-►-een/--- Mailer's signature: IIIP WAFORMS\AFFIDAVIT OF DISTRIBUTION.DOC L'- c,(431 r) b3 DON 75C4NLON SHIRLEY,ROBINSON CURTISS BINSON 10 40TH A,VE S 013422 40TH AVE S •13422 40T AVE S TUKWILA WA 98168 TUKWILA WA 98168 TUK A WA 98168 teks JERRY KNUDSON 13258 40TH AVE S 14925 58TH AVE S TUKWILA WA 98168 TUKWILA WA 98168 • March 1, 2013 To All Parties of Record Re: Proposed cottage housing project at 13325 Macadam Road South, Tukwila You are receiving the attached Notice of Decision as you had previously attended a neighborhood meeting regarding a proposed cottage housing project at the above referenced site. At that time you had asked to receive a copy of any future decisions. The cottages project was initially selected in 2008 as one of the three projects to be eligible to apply under the City's Housing Options program. However at this time that decision is being revoked as the applicant has failed to meet the conditions of approval. If you have any questions about the project or the attached notice please contact Stacy MacGregor, Assistant Planner at 206 - 433 -7166 or via email at Stacy. MacGregor(@TukwilaWA.GOV City of Tukwila • Jim Haggerton, Mayor Department of Community Development February 28, 2013 REVOCATION OF DECISION TO: Todd Smith, Owner, sent via email TSmith @cottagesnw.com All parties of record RE: Cooke Cottages L09 -013 Public Hearing Design Review L08 -020 Short plat application Dear Mr. Smith: Jack Pace, Director This letter revokes the decision issued on April 4, 2008, which approved the above referenced project as one of three projects eligible to apply under the Housing Options Program (Tukwila Municipal Code 18.120). Since the applicant has failed to meet the conditions of approval this project is no longer eligible to be considered under the Housing Options Program. Therefore, the above referenced permit applications can no longer be processed by the city at this time and your resubmittal dated February 14, 2013, for a nine lot short plat application for cottage housing is deemed incomplete. On April 4, 2008, you received a Notice of Decision (Attachment A) granting your application consideration as one of three projects allowed under the Housing Options Program, subject to several conditions. Your Notice of Decision states that approval was granted for the "...conceptual site plan dated September 12, 2007, as modified by the following conditions: 1. This decision is approving only Phase 1. If the applicant chooses to include Phase 2, a separate neighborhood meeting and new decision will be required. 2. The site design shall preserve the existing trees in the wetland buffer area. 3. This approval is based on the understanding that Designs Northwest Architects will be part of the project team and will be involved during the design and construction of the project site and the individual units. 4. As part of the Design Review process applicant shall address adequate guest parking, landscape bteer and streetscape issues." These conditions were intended to ensure satisfaction of the criteria for project selection listed under Tukwila Municipal Code (TMC) 18.120.030 -C. In September of 2008 you cleared trees in the wetland buffer in violation of Condition #2 above. A code enforcement action was initiated (RFA08 -273) for clearing in a wetland buffer without a tree clearing permit. You subsequently obtained a tree clearing permit which approved a buffer enhancement plan for unauthorized tree clearing in a sensitive area. The required mitigation plan was approved in June of 2010 but at this time the work has not started. In order to satisfy Condition #3 above, you were asked on multiple occasions to verify Designs Northwest's role in your project. Condition #3 was based on TMC 18.120.030.04, stating that the selection criteria for the housing options program requires "Demonstration of successful development by the applicant of the proposed product elsewhere. On February 14, 2013 SM Page I of 2 02/28/2013 C:\ Users \minnie\Documents\Revocation of Decision.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Fax: 206 -431 -3665 you submitted a response to city's comats (Attachment B) on your design review lication along with additional information on your incomplete short p._. application. In your resubmittal, you stater "Design NW role to the project is concluded, Dan Nelson has been fired .....I have hired Christopher • Peragine, Architect & Fatal? Boualamallah, Architect to complete the project, their Resume is included. As noted their expertise is more than adequate..." You were offered the option of using a different architect in lieu of Designs Northwest provided the criteria for approval (TMC 18.120.030.C4) was met. The resumes submitted for Mr. Peragine and Mr. Boualamallah do not demonstrate to the Director's satisfaction development of cottages elsewhere. You were informed of this in January of 2013 and you responded via email with the statement "The determination of the Architect is not the responsibility of the City. I am the approved applicant and thus will provide as a courtesy to the city updated credentials for Fatah and Chris as experienced WA registered architects with the necessary development design experience to meet the minimum criteria set out in HOO" (Attachment C). According to 18.120.030 -C, the Director of Community Development shall be the sole decision -maker on whether an application for consideration in the demonstration program satisfies the criteria. Your application does not meet the conditions of approval and therefore the Director's Decision is revoked. In order to appeal the Community Development Director's decision, 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 March 14, 2013. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. 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 $563. Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. Sincerely, `'Jack Pace Director of the Department of Community Development Encl: Attachment A- Original Notice of Decision dated April 4, 2008 Attachment B- Resbumittal memo from Todd Smith received on Feb 14, 2013 Attachment C- .Email from Todd Smith dated Jan 15, 2013 SM Page 2 of 2 02/28/2013 C:\ Users \minnie\Documents\Revocation of Decision.doc RESUBMITTAL 02/14/13 49d ikiC -�-k- n.Lee,U_ Design Plan Comments to technical comments #4: Please address all technical comment to Todd Smith, CEO and approved applicant. % E814 2013 UwL�U►'MtN l Provide a description of sequencing for the development given the City's requirement to put in infrastructure to obtain final short plat approval prior to applying for any building permits. Also address timing of wetland improvements relative to the cottage development. Provide a statement form Designs Northwest detailing their role in this project To accomplish infrastructure improvement and wetland mitigation sequencing of the development will be two fold. I have talked with numerous funding agencies to discover that to get this project off the ground recordable lots if not required but is recommended. The Wetland improvements preferable should be done during the period units #6 & 7 are excavated and built to reduce the impact on the wetland later in the project. Thus to build Units #6 & 7 the lending agency would want the underlying lots recorded. This would allow me to submit Construction Drawings, while the wetland is modified. Thus we would request that because Units #6 & 7 are not encumbered the City would allow me to record these two lots prior to completing short plat. We have received from King Conservation District (KCD) a grant to supplement the work to enhance the area from the wetland buffer to the creek for 2012. We have received from USACE #29 permit to do Wetland Enhancement for 2012. Stage One: 1. Record lots #6 & 7. 2. Commence wetland improvements and obtain approved Construction Drawings for unit #6 & 7. 3. To repair /mitigate the wetland area and build units #6 & 7. The bulk of our grading activities take place. We are able to place silt barrier below #6 & 7 during construction phase then move it East of these unit when completed. Protecting the wetland as the project is under construction. 4. Finish wetland and install preliminary rain garden. 5. Install the French drain along S boundary as described in Civil Plan while the overflow drains to wetland. 6. Units #6 & 7 are furthest from the street which allows us to install necessary infrastructure required for short plat and required by construction loan. As utilities are installed to unit #6 & 7 utility stubs would be capped to the other lots. a. We place a fire hydrant on East side of Macadam bring the water main across, stub all the houses and install water meters; b. Work with City Light to install community service panel and run conduit from panel to individual lots, and service to #6 & 7. c. Work with Puget Power to provide gas lines and meters to individual lots; 7. Install Private Road to access foremost units #6 & 7. Utilities which are designed under driveway would be completed. 8. I would request a variance to Short Plat requirement allowing the sidewalk subsurface material be installed while postponing hard surfacing to improve access to units #1 & 2 during construction of Second Phase and prevent construction damage to sidewalk. We will excavate this area during 1st Phase to provide concept contours for utilities, rain garden, landscaping and signage. 9. Lots #1, 2, 3, 4, 5, 8 & 9 and the promenade will be graded accordingly to meet Short Plat requirements. 10. This will get us a completed short plat and recordable lots except for the requested variance for finished sidewalk, which will be installed during 2nd Phase. Second Phase: 1. Units #6 & 7 are complete along with short plat. Lots 1, 2, 3, 4, 5, 8 & 9 are recorded, while Construction Drawing for units #8, 9, 4, 5, 3, 2, & 1 are submitted and approved. Construction begins to complete project, order of foundations units #8, 9, 5, 4, 3, 2 & 1; Buildings #8, 9, 5, 4, 1, 2, & 3; The promenade and access stairs next to #1, 2 & 4 will be completed when it is most feasible. 2. Sidewalk completed after foundations #1 & 2 are completed, back filled and during process installing front rain garden, landscaping and parking space #19. Connecting rain garden to storm water sewer. • • Calculations for proposed homes at Cooke Creek Meadow House # Net Area Total floor area (exterior dimentio Floor Area Exemptions Exepted Items (FP White Detail) 1 1451 2423 972 Garage, unheated storage 900SF; Unheated Airlock 51SF; Utility closets 21SF 2 1500 2641 1141 Garage, unheated storage 1067SF; Bay Window 9SF; Wall height <6' 50SF; Utility Closet 15SF 3 1397 2415 1018 Garage, unheated storage 1000SF; Utility closets 18SF 4 1496 2566 1070 Garage, unheated storage 981SF; Head Height <6' 89SF 5 1500 2660 1160 Garage, unheated storage 1139SF; Bay window 7SF; Utility closets 14SF 6 1478 1883 405 Unheated storage 346SF; Bay Window 7SF; Utility Closet 10SF; Unheated Airlock 42SF 7 1484 1908 424 Unheated storage 278SF; Bay Windows 31SF; Utility closet 20SF; Unheated Airlock 63SF; Head Height <6' 32SF 8 1479 1541 62 Bay Window 11SF; Unheated Airlock 40SF; Utility Closet 11SF 9 1500 1837 337 Unheated storage space 251SF; Unheated Airlock 53SF; Utility Closets 33SF Element to note 18: garages within plenum under Units #1, 2, 3, 4, 5 creating more space in the basement associated to units #2, 3, 4 & 5 that is also associated with Units #6, 7, 8 & 9. It has been ruled exempt. The question concerning storage space that could possibly be modified by owner to use for liveable space is a mute point and not relevent to this discussion. The Ordinance specifically states "unheaded storage space located under the main floor is exept ". All the unheated storage space described in the floor plans qualifies as exempt under the ordinance. Secondly, the Ordinance and CC &R require garage to be use for vehicle storage, cars may not park on street to use garage for other purpose. Thus there is limited storage space for all these units. Respectively submitted by Todd Smith, CEO and Approved Applicant • • 3. Complete rain garden flowing west through promenade and landscape promenade. Silt barriers will be positioned accordingly to protect wetland and limit offsite impacts. 4. Complete Landscaping for lots and promenade. Technical comments by Planning Dept: Basement areas do comply with the Housing Option Ordinance; "Excluded Area: unheated storage space located under the main floor of a cottage." These houses have limited storage space. The garages are required by the ordinance and the CC &R to be used for vehicles with limited storage space. I believe what you are requesting is beyond the scope of the Ordinance. Use of the basements is multi - faceted: 1. Unheated storage area 2. Equally important, as a Cool Sink to be used to passively cool the building in summer, ducting air to main floor while drawing air from north or east side of building and exhausting overheated 2nd floor. For me this is similar to HOO 10'x10' private space. I extrapolated the idea using it to expand the adjacent livable space by making it private. Thus instead of 100SF it is about 250 -300SF while improving the livability a project goal. 3. Without this space considerable more energy would be needed to cool these buildings during the summer. 4. One of the HOO goals is to make buildings more affordable. Not using forced air HVAC system is more affordable. The intrusion to the East set back was agreed to during earlier discussions. The 4' of foundation is used for garage with no livable space, above is a deck. I included the Airlocks space at the entrance. This area is unheated and provides less heat /cool exchange when one opens and closes front door. This is an important energy feature to these passive solar buildings. Active solar panels were excluded from the design principally because we are not sure of the solar aperture of the units and the cost factors to market value. Whether they are or are not designed into the elevation is not germane to this phase. I will note that depending on critical aperture and area concerns I plan to install 3 -5 KWH systems with availability for Electric Vehicle charging station. Unit Detail comment: Changes were made to limited the size of the units and maintain the 1500SF criteria without compromising the Site Plan. I included a table showing the nine units and their respective areas. Architectural consultant comment: Design NW role to the project is concluded, Dan Nelson has been fired. The drawings he presented me indicated a lack of knowledge of HOO, marginal respect of cottage housing perspective, compatibility with neighborhood and passive solar design. I have hired Christopher Peragine, Architect & Fatah Boualamallah, Architect to complete the project, their Resume is included. As noted their expertise is more than adequate. Reviewing the completed plans will attest to their professionalism. Preliminary Short Plat comment: Submitted 4 pages by Schroeter Survey Landscaping comments from Technical Comments #3: KLLA revised the Landscape plans to address comment #3. Civil Engineering Design: Two documents have been submitted that accomplish this task. Water and Sewer Availability Letters, Geo Technical Report & SEPA: Documents have been submitted. Submitted by: Cooke Riverside Properties, LLC. 100% Locally 0 Certificate Fee: Sales Tax: erTitle ned and Operated RECEIVED FEB 14 2013 • Rainier Title King /Snohomish Direct: (888) 929 -1999 King /Snohomish Fax: (206) 230 -7779 or (425) 339 -2491 Pierce Direct: (253) 671 -1120 Pierce Fax: (253) 476 -3700 Email: TheTitleTeam @RainierTitle.com 1501 4th Avenue, Suite 300, Seattle, WA 98101 CON /H.4014i I Y REVISffg i b /ISION CERTIFICATE $300.00 $ 28.50 Order Number: 640736 This Certificate does not purport to reflect a full report on condition of title and shall have no force or effect except as a basis for the Certificate applied for. This Certificate is restricted to the use of the addressee and is not to be used as a basis for closing any transaction affecting title to said property. Liability of the Company is limited to the compensation received therefor. Title to the FEE SIMPLE estate or interest in the land is at the Effective Date vested in: Todd R. Smith and Rieko Ohno- Smith, husband and wife Effective Date: February 8, 2013 at 8:00 A.M. The land referred to in this Certificate is described in Schedule A. Exceptions are set forth in Schedule B. Rainier Title, Agent for Stewart Title Guaranty Company BY: James R. Hoagland, Unit Manager • • SCHEDULE A PARCEL A: That portion of Tract 63, Riverside Interurban Tracts, according to the Plat thereof recorded in Volume 10 of Plats at page 74, described as follows: Beginning at the Southeast corner of said Tract; Thence West 223 feet; Thence North 95 feet; Thence East to the West line of 42nd Avenue South; Thence Southeasterly along the West line of said road to the point of beginning. Together with that portion of vacated 134th Street adjoining, which upon vacation attached to said premises by operation of law. PARCEL B: That portion of Tract 63, Riverside Interurban Tracts, according to the Plat thereof recorded in Volume 10 of Plats at page 74, described as follows: Beginning at a point 223 feet West of the Southeast corner of said Tract; Thence North 75 feet; thence West to the West line of said tract; thence South to the South line of said tract; Thence East to the point of beginning. Together with that portion of vacated 134th Street adjoining, which upon vacation attached to said premises by operation of law. Also Together with the following described property: That portion of Tract 63, Riverside Interurban Tracts, according to the Plat thereof recorded in Volume 10 of Plats at page 74, described as follows: Beginning at a point 223 feet West of the Southeast corner of said Tract; Thence North 75 feet to the true point of beginning; Thence North 20 feet; Thence West, parallel to the South line of said Tract, 94 feet; Thence South, parallel to the West line of said Tract, 20 feet; Thence East parallel to the South line of said Tract to the point of beginning. Situate in the County of King, State of Washington. END OF SCHEDULE A • • r Title 100% Locally Owned and Operated Order No. 640736 1001740 4.14 Ac 0884 eB °° - i3 —._ 3RD ST a S 1Ds - -V w a mn TS SUMO as IMO Can 315001 0980 1.32 AC t B 238090 (L9R3 0 TUtel air A 777 247711 0982 20080110000891 N in 134T9 ST N VAC - KCS 907 -2- 12358 -0E1n o JAM N This sketch is provided without charge, for your information. It is not intended to show all matters related to the property including, but not limited to: area, dimensions, easements, encroachments or location of boundaries. It is not a part of, nor does it modify, the commitment/policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. •CEIVED FEB 14 2013 Project Design Team: Christopher F. Peragine Architect Fatah Boualamallah Architect Principal Architect: Christopher F. Peragine 206.281.8931 616 W Emerson St., Seattle , WA 98104 peragine @peraginedesign.com Profile: Christopher Peragine is an award - winning Seattle Architect and Urban Designer known for his exceptional work focused on custom residential design and neighborhood development. Mr. Peragine was a design partner for 12 years at Kasprisin, Pettinari, and Peragine, a Northwest urban design and architecture firm. He has specialized in a freehand graphic methodology for both Architecture and Master Planning that fosters Client and Public collaboration. It generates a lively series of quick and responsive design investigations which lead to the uncovering of the full potential of land use, siting, spatial sequences, and construction assemblies Education 1977 - Tulane University — BA in English 1978 - Tulane University — BA in Architecture 1986- University of Washington — Master of Architecture Publications 1993 Design and the Environment — 2020 Vision — Washington Council AIA — urban design component and illustrations 1989 Pedestrian Pocket Book — Afterword - a post - charette reconsideration Metropolis (winter) — What if the birds eat all our trailing breadcrumbs, and we're left face -to -face with the gingerbread house? 1982 Express — White River Park in Indianapolis — Egads!... 1977 Tulane Architectural View — editor Awards: 2010 American Planning Association — Percival Landing Concept Plan "10 Best Places- 2010" 1985 National Science Foundation — research assistant for the study of the seismic response of un- reinforced buildings in earthquake zones. 1978 John Lawrence Award for Design 1977 Tau Sigma Delta — Architectural Honor Society Teachina: 1987 — 2001 Lecturer — University of Washington — Multi- Family Housing Design Studios College of Architecture and Urban Planning — Seattle, WA 2000 — One -week workshop: "Sites of Learning: Building Community for City of Tukwila" • • Cottages & Housing Development Project Examples: • Langley CoHousing: 18 Cottages development, Whidbey Island, WA • Whidbey Island Cabins: 3 Cottages, in collaboration with Kasprisin, Whidbey Island, WA • Decatur Island Cottages: 2 Cottages housing development, Private Island, San Juan, WA • West Emerson Quartet — Seattle (WA): Developer and Architect of 4 three -story townhouses, total of 7500 s.f., overlooking Ship Canal. • Straw -Bale House — Cle Elum (WA): Architect —1200 sf two -story farmhouse . • Ballard Apartments — Lead Architect for 9 units on narrow urban infill lot in Seattle. • 12x12x12 • housing prototype for re- building New Orleans: design proposal and public presentations for the "new shotgun house" for "Reconcile New Orleans, LLC" • Meric Residence — design for 2,700sf single - family house • Monson Residence — Seattle (WA): Architect • two -story addition over Shilshole Bay • Cook Residence — Ocean Shores (WA): Architect — two -story house • DeWald Residence — Lake Sammamish (WA): design of waterfront house • Brunton Residence — Seattle (WA): new 2500 sf house • Romano Residence — St. Croix (USVIO) new 3000 sf house * ** *Further and complete list of Apartment buildings, Townhouse, and Private Residences can be provided upon request. * * ** • • Project Architect: Fatah Boualamallah 425- 268 -3883 5333 150 PI SW Edmonds, WA 98026 fbarchitects @frontier.com Profile: Multi- dimensional architect skilled in exceptional design with a broad range of work including; master planning, single and multi family residential, mixed -use, institutional, and commercial projects. Has a Master of Science in Rural Town and Regional Planning from the University of Montana. He is experienced in interpreting and working with zoning ordinances, and mitigating and resolving complex code and land use issues. He is certified with the National Council of Architectural Registration Board, and he is currently a Licensed Architect in the states of MT, WA, OR, and ID. Education SSCC, Level 1, Energy Auditing, certificate, 2012 Master of Science- 1997 Rural Town & Regional Planning University of Montana, Missoula, MT Advanced Post Graduate Studies in Industrial Design & Wood Construction Architecture School of Tolbiac, Paris, France -1990 US BS Equivalent in Architecture, UMMTO, Algeria,/ US College exams by National Architectural Accreditation Boards (NAAB) 2001 Professional Experience Licensed Architect in WA, MT, ID, OR Member of the National Council of Architectural Registration Board Member of the American Institute of Architects Fatah Boualamallah Architect, Seattle /Edmonds, WA: 2004 - Current BEDIC, Redmond & Everett, WA: Consultant Lead Architect, 2006 -2010 Callison, Seattle WA: Project architect, 2005 -2006 ITT institute, Bothell, and Everett,WA: Drafting & Design Instructor, 2004 -2008 Calvin Jordan Associate, Bellevue, WA: Job Captain /Architect, 2004 -2005 Sclater Partners, Seattle, WA: Architect II, 2003 Ruhl Parr Associates, Bellevue, WA: Architectural Designer, 2003 L'Heureux Page Werner, PC, Missoula, MT: Project Architect/AIT, 1999 -2002 Facilities Services, The UM, Missoula, MT: Architect I, 1997 -1999 Below is list of some of my most recent projects in the last 5 years: • Boun Phanny Short Plat, 8 Lots Development Renton, WA: Cost: $4 Millions • Redmond 12 units condominium Redmond, WA: Cost: $5.6 Millions • Dominion 9 Units townhouses Redmond, WA: Cost: 3.6 Millions • Over 10 new houses and additions projects ranging from 1000 sqft to 6000 sqft. * ** *Additional list of Private Residences, and Multifamily buildings projects can be provided upon request. * * ** • • Decatur Island Cottages Peraqine Design Group designed and inspected the construction of these two houses successively in 1996 and 1998 for Decatur Northwest, a private housing community on Decatur Island in the San Juan chain. Traditional vernacular for these two buildings was required by Design Review of the community since their sites are adjacent to important historical buildings of the island. One cottage is designed to command the meadow, the other to be flanking in the trees — both are now prominent markers of Sylvan Cove Landing. Work by Christopher Peragine Architect • • Whidbey Island Cabins Three cottages — spare, modular cabins artfully positioned and responsive to their particular locations in a rural setting were recently completed by my colleague Ron Kasprisin with whom I have collaborated on urban design and architectural design for over 20 years. Work by Christopher Peragine Architect • 8 Langley CoHousing Peragine Design Group provided programming, planning, and design plans for 18 cottages of 12'x12'x12' construction modules clustered and oriented to preserve a heavily wooded site on Whidbey Island. Work by Christopher Peragine Architect • Siicessfiil Developiii • $-ta ..W E m e rso n St • West Emerson Quartet, Seattle lag 9 • Architect & Developer: Christopher Peragine • Built 2001 • Construction cost: $1.2 Million Work by Christopher Peragine Architect • '41:7 • --, .S - - — peg di Pim • k - [Percival:Pin:a —=•rhevw Final Concept Plan ..- Percival Landing L • IhIel 1.1.1 t • 414 4 " ; .!;, • dm • In :1 ), " ' •=61. . • City Dock Work by Christopher Peragine Architect g Bevel Nov 1[oflsi • Filog NORTHEAST 1/4, NORIHWEST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.LI., KING COUNTY. WASHINGTON q�Mp. SEE W1C1IUNF. Ox 1145 5110(1 I '� .�x.:. ll y�: ra LI UMW. ® _ I ' I I .►1 IF l 1I r-- jr''ssrfi.1 I , I — i i 'y ROAN A II j I I I �blt 4 il —. — - ,....: Q ......... ; _ .-e f -_O =mi ' ■ .. I i i 4 (( l I i II -f'-) Of , -- -]- -- ,, r ---T------ art w11 I I ,. II +m:rni .acn mO I ' II I li ~. ~• CANNA DIMMING Lm� i' +" BOIAJ PHONY SHORT PLAT 4" B.P Short Plat, Renton, WA, 8 Lots. Currently, Plat & Construction permit approved in April 2012 Work by Fatah Boualamallah Architect a TT.t A. vM. 40 v'ew U4,04 MM (rF. Ai 35C0 tO tAtN ._W ,c44 AT ___ (MA q nK alOtb. *OD bat • 34TH STREET u tin a Sant, eem:raw ty 1117!• 1 ARIA PRFaKDON> P.1QI L G BAFAKDONN un net Tout IN 90137, V, Cfra MOO tr. IVO' 1,001V, TO :44.c44q.7K.( KVAZD ftosUL 4 At FIARU1 14 • Missoula Housing Authority, 42 units built. Project design complete while with LPW, in 2001 1astei' Toii Plan 0 8 u.n10 COMI nnu 1111 sitDi OOU! GLLIO] North Carlton Town, Montana, under development, project design completed while with LPW, in 2001 Work by Fatah Boualamallah Architect • �.R arose 00�mCO0,0. av 0 FutµE 4EGaNn e 2 i 5r tl' et 77 • • =__ EtG �t� °•nn36 ex e_, -ase y =¢,gmmm �w ,w `4 ems \'6,J• _ 00 cu n0 ca �a illl -0wd C .67777 tl uI ¢$ : ih �wpy.eg Of felt P. m %5a Q'm9°'n� ' 34 me- mp �+ o-a4m[y Lh 84 s9 s9-3n_ sr ?a $TcwX Fir tall, ye ed apa J 9i; J°aU «'1 fr9- 11 ti :elf; J�p'41 �` 0C� �] ]wet 40-,x ,Zava 40 A f�1 -iiv six RuIii esgt.it o-a 4608 t i p3 tA! e, {, qa Cf(i((��JrA 5 J U0 ? r8p �J16 f7 j -7791, S{{•'�.1 • 01,o. A. °{i 0 20170 m w K 0w3fffUm4Ofn6a9m0 e j e,o ♦ • , I:1i i'hxmeasew 1 0 w1] wqe KS:r. tpnrybcws wtl m ry brt 4X Pb mp,yy M bAnA 477 •O .08677 Y. t]I.w najy f]oro Iat��nga a�sfti gre :pcna: wtlPwe1auapmnw�y [4 p ;C A TIm All £! fs[+, 1.E1 fs .M ,ta iL fO • C a ` CONCEPTUAL SITE STUDY 406 101 KO 03.3t3C,O: PGO:.•• 01.01] 438.0 IW.50 I <DAM 00/1Iq] .o �6 tib pp�� pp y1{ ynq 40 "Rsa6133+ b4061b491ii asai.344a E`A4b4Cet'POr,004 b4000nb(Ifs'�^ 0.00001m00,404,,,,,e,060L 7746006 V. Pfi ft It 0060485380440 wowOw!']"" X OWNS WAX 2 Gnu fl ®®t n ®w5 5FTE IL' m1EW(EIEWM. IP AGE WE DI PI B fP C LEGEND • comccowc 7 • GE1 516109 3 . aieci ] •ARC • • N.['346e•.G11.. 9 • 0090 3,0 9C! 6 - Los/. 011B 7 • 2067 WALK 8.POW .w9 0 • .001[1 10• W71.C.3.777•e 010000 I 1 . 90J» mod.. 19088. 1I709C3N VG 12• t0 car OOIAS' 73. NE11 -64.a7 low: •oe 5iaiwv • 572,VENSdao.11.1E, MM ABCDITECTUBB PLANNING BRGIRBBBIRt 708 336.3 6 06 .,C•tm, 0, (4 .,C.,[CI. It .3 Ott* 7.[00.[0 3,0661040 MO 078 >m 4c 6 .91 I0 OE 1at0 Re un CM. ....057.1.07.1777‘ O. O.K. 01.60 0$11106 0096. 108 06.1701. 07077 ocistru.. ,AC[, .O08R e Master plan design for a new town in Stevensville, Montana. Design completed in 2002 while at LPW Design of 9 townhouses, in Redmond, Design completed with Christopher Peragine in 2006 12 units condominium, Redmond, WA. Design completed in 2010 Work by Fatah Boualamallah Architect Hansen Residence (W/ Beyler Consulting), 2011 Lake Tapp WA . under construction. Goldendale Cabin, 1500 sqft House, 2010 Permit approved. •L•11.~"• Don Barba,1300 sqft house, Polson, MT, Built, 1999. r MJ House, Ebey Island, 1500 SF, Everett, built in 2008 Silcher Residence Montana, Built 2002, Hamilton, Montana Artiste Cottage, 12OOof ,Rock Creek, Montana, Built 2OO2 Work by Fatah Boualamallah Architect LL Il1:111 \ d11111� I� \e I 011111 ,? IIiiij!'igiujiui. iii+ iiipuuiii1iuuiiiiiipiag,0,�! li.`' ;alt ✓�a .�� '��- � >� \� �acoEr ear y�l . T� I 1. .:144%.4:•4'44 y 4.t.'411.41;0, 4 'A' tt►'► ImiM ii. h uiiiiii iii ! - IMP AP Ar.a —, �. �1111�.�1��llll�llll�1�111�,,� \� \\\ :4 4r,dee 4'+:47.74.p+ xi,:e. 3 w 0 0 1 2 3 ISSUED TO TODD SNRN, CEO DRAWN fb PALE [NECKED : fb /cp Nm4DER. 13 -02 A3.0A I �® 1 I sEs S roasisam fY I'D v'. ! :ISTal� eau than ue aEt IM li s - ..r.... SMIII asp Y••�. 1:odtaet�,t 11::ta 1111 a s x1111 )! IR�1s. �m 11-4"'".-011111111111 smrsonsut . '. viral u nIl 1i► .,.....:!__ .....�1 C) O W N 6 1 9 OWNER TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 TACOMA, WA 98497 (253) 691 -8191 COOKE CREEK MEADOWS 13325 MACADAM ROAD TUKWILA, WA CHRISTOPHER PERAGINE ARCHITECT 883 West Emerson St., Seattle, 98119 (208) 281 -8931 PERAGINE @PERAG W EDESIGN.COM d FATAH BOUALAMALLAH ARCHITECT 5333 150 PI SW, Edmonds, WA 98028 (425)268-3883 FBARCHITECTSOFRCNTIERCOM 4 itt r -4 2 z -74 4 -4 z --i ' 140111110; MEW OM a eii 'ffgriisazitiv irniffiwitusiatiza4 i11110AVNEERma Ma SeliMEMMER sig 1146494graintil 1 tilinti lati 21 istsisPRitifa Mill lensi:^41-'..--‘-_• --z"---- gill lillial 4: ,..-_-... -. - • dlillellum alga an 4 i 8F 456 2wrsaarsnryg? Sum onset mealkso .16.e ki It ti EMY, ---1.*:=4474wilnis14411 7:2711:: :4Arair lk* &la pia I trip% ant 2 a z -ri ...../.4% ,■.. .. ,7,::,.a,„aakt0,4 .:*A.,.6.1.741: 2:121111471' 3 n 1 tlwriiiezir ,..,..:.;,-,..*Nut.?p,..:..,... 44,4-4m. z. '0; ,,.44s44t? v.%--..g7..1..-;i4Z.'Zitlit, VINNINV r: IENAul CM 01 NSW anift inWiti Hipaismai NN AiroltoRmisfp4LP7:6,, ,‘"11111,,pom, rum I I ill.0 ■ . :L._.x.r5iS:a7 \ k 6917 17712.:,,z.... 11.— 151131:1 1 3113 , itsfateci), xwassiL ug 1 , , . , ,. 1 trIli;agerill"".",i'm tab fs1;14arawskar4eizzi ESSOMMEMUTillensit EllnliNIVIIIMISISMIMISIILEVESDIIIS. -""*"."-----Th Lem AttetrastittnifsmsturnrMILVE.,=1:a fratitreamosasitumsagamvierrNEattiMv itILEMEEMBNIIIMMEalk02.Mli• eirEitSiatomrseirs1=30f8L"manittmaziattri ormaimuttacw-4.7gt2marem=allY toms slietsgiimirgwo tzttaisarractliri.77 Zif.-1-7-7'issiiiiim-2-1 gratter'"AT il,...itinints EINERVNITOr fi wPc an iz ilia- i- irsa 137 AO- Flrzis I; Erwt is ir -61-RAEBIZEMIYMElli .17 ratt-iga-mmon may, rkmantzwalzmikzasyl iiiitairSEMEMEMir • " , , vg aro atamleaufg wiinr, N;r4,:€;.; '‘illii1.11■■■..•h,t0.11 W,t..) \\, ;11-r■.- --7.: VESIBigit , Tr, 111111.1■1-14 -577—z;--,-7731 A111111 • \‘i -1::•44=24'0.10110,1116.5. 4 i .,k,, ,,,,",.\\ii 61=„.,—,„,.,„, „ •sma..•.. • • , 1 0 NJ OWNER TODD SMM-I, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. 809 97193 TACOMA. WA 98497 (253) 691-8191 COOKE CREEK MEADOWS 13325 MACADAM ROAD TUKWILA, WA CHRISTOPHER PERAGINE ARCHITECT 863 West Emerson SI., Seattle. 98119 (206) 281-8931 PERAGINE6PERAGINE0ESIGN.COM AN'J 1.44" FATAH BOUALAMALLAH ARCHITECT 5333 150 PI SW, Edmonds, WA 98028 (425)268-3883 FBARCHITECTS@FRON11ER,COM • ELECTRICAL VAULT \ \ \ ONO, 111.11111111110!41Fir, ti • * 111111111 JEN BLDG 6 BASEMENT = +54' MAIN FLR = +63' STONE PAVING BLDG 5 GARAGE = +61' MAIN FLR = +70' BLDG 4 BLDG 3 GARAGE = +61' MAIN FLR = +71' GARAGE = +61' MAIN FLR = +71' BLDG 2 GARAGE = +59' MAIN FLR = +69' .37.5' Ram nva Ope Spac BLDG 7 BASEMENT = +595' MAIN FLR = +68.5' Pnvate Open Space - - BLDG 9 00'. • -• /..„Vg • Ram /11 I / '■;"4 1, /fit/ \ .65 : . IP \ : : Plain i..62\ Garden -881. 0< 00 LU < CC NZ W W CC < 0 W etNi OD 0" BASEMENT = +69' MAIN FLR = +78' BLDG 1 GARAGE = +61' MAIN FLR = +71' OPEN SPACE sumissa n n SITE NOTES: 0 BAY WINDOW & DECK HAVE NO SUPPORT IN THE SETBACK SEE A2 07 & A3.07 CD, BAY WINDOW & DECK HAS NO SUPPORT IN THE SETBACK SEE 62 066 A3.06 Q INTRUSION INTO SETBACK WAS ALLOWED SINCE GARAGE BELOW AND DECK ABOVE AND NO LMNG SPACE. GRAPHIC SCALE 5 10 ( IN FEET) inch 10 ti ISSUE0 70 7000 SMIIN. CEO o'=o fb fb/cp 02J13/2013 :20 13-02 gtm. A1.01 ELECTRICAL VAULT \Nxf DECK ABOVE BLDG 6 PARKING 1- W ~ w Uq s U�b <8 $ c8 = w = < 8 511; p, I W; i 7� 3 o e BLDG 6 STONE PAVING ABOVE Private ' Open +6r' Space 0 BLDG 4 Private Open +70.5 Space BLDG 8 PARKING Private Open Space Gtrderi8 a ae■_•ame9 Rain 1 +62\ Gardenia' XJ, +69.5 co O< 0 0 M wt G Y Q wQ wU CC Q LIJ Ug , N O O U +75.5' BLDG 7 BASEMENT = +59.5' MAIN FLR = +68.5' Private Open Space BLDG 8 MAIN FLR = +68' Private 7p ; Open Space BLDG 9 BASEMENT = +69' MAIN FLR = +78' OPEN SPACE ,+' Private Open Space BLDG 1 GARAGE = +61' MAIN FLR = +71' Rear 1 Alm SITE NOTES: 0 BAY WINDOW 8 DECK HAVE NO SUPPORT IN THE SETBACK: SEE A2 07 & A3.07 OBAY WINDOW & DECK HAS NO SUPPORT IN THE SETBACK: SEE A2 068 A3.06 O3 INTRUSION INTO SETBACK WAS ALLOWED SINCE GARAGE BELOW AND DECK ABOVE AND NO LIVING SPACE. I 20' -Cr Street Sloe Setback 2 3 GRAPHIC SCALE ITTSULD TO MATE rood STAMP, MO T E PARKING P L A N ( Dr FEET ) I inch a 10 fL f b �«�ro fb /cp OAT. 02/0U2013 ,Ir.a, 13-02 1,1a A1.02 fr 22' -0' BASEMENT UNNEATED 431 SF GARAGE UNIT 01 469 SF L 1 J 11 • OBasement 01 ec, E, us•.r 5005F(OaEATED) 0-4' • OFirst Floor 01 ecxe, v4,1' 922 SF (HEATED) 565E M61EA1ED) FWST FLOOR (TT?) CALCULATED AREA TABLE TOTALS EXGUDEP AREA (SF) 1ET AREA (5F) FIRST FLOOR 41b 56 922 SECOND FLOOR 16 529 BASE/1134T 500 500 O TOTALS 2425 912 1,451 r L RECEIVED FEB 14 2013 COMMUNI -IY DEVELOPMENT OSecond Floor 01 3 ecALe, V4'.1. 524 OF HEATED) 16 5E (116EAT52) co 04 0 0 W cc W< Q Q 02 W� SLN Or U REVISION 2 3 NO ISSUED TO Moe 03/1”1= o...w,I e.. fb CHECKED s fb /cp DATE: 02/1212051 r.,"%%:: 13 -02 .ta, A2.01 • CALCULATED AREA TABLE TOTALS (5F) EXCLUDED AREA (8F) NET AREA (IF) Rf6T FLOOR 985 9 950 5ECON(D FLOOR 555 65 520 BASEPINT 1061 1061 0 TOTALS 2641 U41 1500 OFIret Floor 02 WALL VW, 980 5F (HEATED) a GARAGE GARAGE UNIT "9 UNIT 4'2 GARAGES 191 SF UNHEATED STORAGE '' 'r 210 SF ,..# �.,.. BourR m, P-0' a UH•-0• P-0' OBa6ement 02 WATCHED AKA EOILAL8 LIY114 AREA ABOVE 6' ROI 1061 SF (04EATED) ROOF OURL@E MP) OSecond Floor 02 SCALE. )4 .r 520 5F (HEATED) VJ O 0 0 0 CC W< wU C Ug 0`V O U 2 3 iSsocO TO cRAwN f c »rc.m : fb /cp DATE 02/53/20L9 x.,r.. 13 -02 =.. A2.02 ' I I L _ OBa6ement 02 WATCHED AKA EOILAL8 LIY114 AREA ABOVE 6' ROI 1061 SF (04EATED) ROOF OURL@E MP) OSecond Floor 02 SCALE. )4 .r 520 5F (HEATED) VJ O 0 0 0 CC W< wU C Ug 0`V O U 2 3 iSsocO TO cRAwN f c »rc.m : fb /cp DATE 02/53/20L9 x.,r.. 13 -02 =.. A2.02 e' 10'-0 CALCULATED AREA TABLE TOTALS (EH EXCLUDED AREA (9F) NET AREA (SF) FIRST ROOK 146 6 140 SECOND ROOK 659 19 649 BA.$'ENT woo woo 0 TOTALS 2.101 1015 1359 PORCH OFfret Floor 03 6c,E. w•.r 140 6F (HEATED) DID FLOOR 0JTLSE (TM 1a -0' r GARAGE 1-7 UNIT °8 5T FLOOR J L OUTLINE (TT1 ) GARAGE UNIT "3 GARAGES 811 SF UNHEATED STORAGE 188 SF OBeeement 03 6.4LL:• Va•.r 9116 (LNEATED) ROLF OUTLINE (TTP) 09econd Floor 03 6CALS. Va•.) 649 6F (HEATED) • OBasement 04 80.-6. .4', 9815E fl}SEATED) (73 Floor 04 SCALE: vl••r 103 SF (IEATE0) 46 (LIEATED) f y.TCEI \/E FEB 14 2013 • (;OW M01\11 I r DEVELOPMENT CALCULATED AREA TABLE TOTALS (5F) EXCLUDED AEA (6F) NET AREA (SF) ST FLOOR OUTLINE (TTF') Of l 100 0 106 J 510 04 461 BASEMEN! 951 GARAGE UNIT "4 — TOTALS GARAGE 1010 GARAGES 155 SF UNIT "1 p UNHEATED firt .— STORAGE 226 SF 8'-0 21-0 4' -0' OBasement 04 80.-6. .4', 9815E fl}SEATED) (73 Floor 04 SCALE: vl••r 103 SF (IEATE0) 46 (LIEATED) f y.TCEI \/E FEB 14 2013 • (;OW M01\11 I r DEVELOPMENT CALCULATED AREA TABLE TOTALS (5F) EXCLUDED AEA (6F) NET AREA (SF) MT FL00R 100 0 106 SECOND FL00R 510 04 461 BASEMEN! 951 951 0 TOTALS 2166 1010 1496 OSecond Floor 04 SCALE: v4 +r 510 SF (IEATED) 69 MNEAT®1 U w U 1- w x F- Um i � z Q$ 3 < s: 1.-rtj s LL a (n VJ 00 <cr Y W wU CC < wu) cv 0 U RENIMON 2 3 111./CO TO MOO sum, CEO on....» r. f b cHEC.ro fb /cp DATC 02/01/2013 z'afN 013 -4 t.DEn A2.04 • 1r -6' UNHEATED STORAGE 304 SF GARAGE UNIT "6 .i GARAGES 835 SF GARAGE UNIT "5 • ID 33' -6' O6a6 131ent 05 SCALE, V4•.r 1139 9F (LN EATER) UTILITY 3309ET 1 S CALCULATED AREA TABLE TOTALS (SF/ EXCLUDED AREA (9F) NET AREA (6F) FIRST FLOOR INS 4 134 SECLTO FLOOR 313 1 366 BA3Er1ENT P39 w9 0 TOTALS 2,660 160 000 r 7 I5T FLOOR OUTL5E (TTP) 4'-0' .'.6'3444im TE1ER WALLS ON 9ECOW FLOORi 366'SF OPEN 30 BELOW A0? FLOOR ROCE 011134E (TTF) " • 15' -10' econd Floor 05 366 SF (WIEATm) r_ _J O< 00 W c) MwMo cr 02 `W Y O Rev SION 2 31 TODD SMITH. CEO DRAWN W.. fb b /cp DATE. 02/[3/10[1 rt,st . 13 -02 XT.. A2.05 6T FLOOR OMTL6E UNHEATED 346 SF UTILITY CLOSET CALCULATED AREA TABLE TOTAL6 (9F) EXCLUDED AREA (5F) !ET AREA (5F) FIRST FLOOR 435 32 663 BA6EMQ1i 916 316 601 TOTAL6 i46 964 1444 602 S ROW OJTL6E (TTP) 602 SF (HEATED) 346 5F (W6EATED) TI .0 SF BAT OANDCAU 1SF 00< 00 cr NL w� W w Q 1.1.. Q U� ON O, U OPEN TO BELOL UNNEATE AIRLOCK 42 °.A- 1 2 3 OFiret Floor 06 663 6F (HEATED) ISSUWW moo SM CEO c.. fb CATE fb/ca DATE. 07/13/200 .,,ta. , 13 -02 gtw.o. A 2.0 6 • OBeeement 0'7 euu. 114•.2 540 SF GATED) 218 8F at/HEATED/ BAT 1LDIDOIU II EF DECK 84T W8DOU7 20 EF a 2'-0' IRWIN COVERED PCRCR 1111 1111 r ®P. ..O111LI E (TTP) 484EATED AIR LOCK 63 SF 11= arm CALCULATED AREA TABLE TOTALS (S) EXLLLDED AREA (SF) NET AREA (5F) FIRST FLOOR 570 54 626 SECOND FLOOR no 52 IB BASEI'BIT 818 218 840 TOTALS 2508 424 L484 ■ 36 -6' OFirst Floor 01 SCALE 114.2 826 EF TREATED) 63 SF (LTNEATEDI HATCHED AREA EOI/ALS LIVING AREA ABOVE 6' HIGH OSecond Floor 01 3 SCALE, 114•.1• 118 8F (!FATED) ROOF aTLIIE (T r/ 8T FLOOR OUR#E (TM J VJ 0< 0 0 CW CC SL W Wa cc Q U� 0 U REVISION DATE 2 3 ISSUED TO TODD SMITH. CEO Anz 0,AWN ar. fb cnec.eo ern fb /cp o 02/13/2013 L'1.. 13 -02 • • OFIret Floor 08 ecaLE, v4•.I' 4565E (VEATED) 405F 004EATED) CALCULATED AREA TABLE • T01411 OW) EXCLUDED AREA (5F) NET AKA (5F) FIRST FLOOR 900 40 060 5ECC6D FLOOR 645 0 654 TOTALS 1541 51 1444 OSecond Floor 08 erxe. w•.r 639 6. (FEATED) f- W 1- U 1- 1— Ote LZI I it E6 w� 0 �� ' F— 2 co 0< 0 0 w` G W Ili C< Ug Win ecNi OP T U 3 ISSUED o—e.. fb c “cc•m e.: fb /cp 02/0U2053 ,7rm . 13 -02 E- A2.08 • • OBasement 09 euat. w•.r 488 5F (IEATED) 258 5F MIEATED) OFirst Floor 09 CALe 84.1 183 EF 0EA1E0/ 53 SF f I EATEDI CALCULATED AREA TABLE TOTALS (SF/ 10C13VED AREA (5F) PET AREA (8F1 FAST FLOOR 851 68 183 SECOND FLOOR 250 I8 232 OA5E1100 138 251 IOTA .b 1931 331 1500 OSeconcl For 09 SCALE. 114•.1 232 SF 1IEATED1 NO REVISION ONIT 2 3 MOVED NJ o'— e•. fb entt +m fb /cp 0210V20233 13 -02 nu:. A2.09 • alirlir. 1111111P-:,gadlithk.,.,-,,,, . 11111111"..21011166 iL.......„„ _..... ...........„__11 .„„„, ----, tm,.........-- SSW 'L i........ — f i 1,....wilmr........... f = = 1 1 1 % . . . . . . a . . . . . . „ , . . . . . . . . 1 1 I 44 to"..4.81 4. i L'e"ll 1111 m."m"...611.1 11111 . ii: ..,, ....mpetisse.„ 41"1111.1"1"."7: -0......... Ib ..m RagglaigifirialliMIN10.11114111111."111111111MEWupp. //,64161111116,-- 1211 .-- 11: I I h : .` i-----1— ,IA • ED FEB 14 2013 DEVELOVIMENT ONORTI4 ELEVATION 1/4* • 1,4r .544-4/4esi,rie $44010 5E01 MILL ROCF (TIP/ NARROW LAP SCINS TYP OFT ,E1641T LINER AVERAGE HISWEST ROOF SURFACE PONT FLOCR • -0' 2=1 —1 UNIT#1 BARGE BOARD WITH TRIM 6ABLES NO RAKE rep ,.-- PICKET RA.LINS TYP Dralv; — - IIfflhJ 5. AVE GRADE • 6,3' BASEMENT GRADE • 0 LI644T NELL FETANNG WALL °SOUTH ELEVATION 101 • Mr 71- !‘” cDEAST ELEVATION vs,r4r BAN" TRJM -DEC)( SUPPORT OVER CA/CLEVER OYER SETBACK OE SUPPORT BRACKET, CANTILEVER OVER SETBACK UNE BOOSED. SEALED CONCRETE - RETANI4S HALL UNIT#I STANDEE: SEAM METAL ROOF errp, 4 =SIDE/1451M CORNER TRIM, 11P STONE VENEER UNIT *I ,-- STAMP* SEAM METAL ROOF 54:01425WARDAt•DIRAKE74 [E] -4. T.JM AT reva.6. TYP I- II EH ElE1 EE 12 A. GONER 3494 HARD', BOARD 4 BATTEN SONS BAR5E BOARD NTH TRIM AT 64E425 AND RAKE, TYP L J_ C) WEST ELEVATION V.V.141. UNIT#I u), 0 < 0 0 < CC W W ct(15.i CNI 0 NO REcISION DOS 2 NO ISSUED TO —CATE TODD SW!, CCO DRAWN f b CHECKED f b /OP 02/13/202 mug 13-02 A3.01 STANDING SEAM METAL ROCS (TTP) • SURFACES AVERAGE HEIGHT BASEENT GRADE 0 A- ONORTN ELEVATION -M. ro F NON GRADE STRONG SEAM METAL ROLE ( TYP, UNIT#2 5T ROOS . 9' 0• 11111111111 ME ■. ifilLE- rt• = qusualvnumumn maul nnmaw 11.1% e NMI M l.n. p i °�!w °_o�unni _�mu ASE GRADE • 5' -3' BASEMENT GRADE • 0 OBOUT3 N ELEVATION MV•rr UNIT #2 STANDING SEAM METAL ROOF (TYP) BARGE BOARD / TRIM (TYP) TRIM 0 TOP 4 BASE OF / COLUMN (TYP) STONE VENEER (TYP) STANDING SEAM FETAL ROCS (TTP) 2 L5 11 BARGE BOARD W/TRIM AT GABLES AND RAKE (TYP) NARROW LAP SIDING TYP D BAND TRIM (TYP) funuooMMMMMMOnuuOn 1•11•1111111111 INN C1 • O..n.at..a. I uriiiu. • °�� °. 4 TRIMITYP STANDING SEAM /--- METAL ROOF (TYP) BARGE BOARD . /TRIM AT GABLES AND RAKE (TYP) HORI2. NARROW LAP SIDING(TYP) HARDI BOARD 4 BATTEN SIDING (TYP) 1111111111 mill! SHINGLE SIDING (TYP) OEABT ELEVATION ur•.ro FETASOO WALL UNIT#2 \<<.%,•W Omer ELEVATION UNIT #2 4' TRIM AROUND DOOS 4' INSIDE/OUTSIDE CORNER TRIM (TYP) PICKET RAILING (TYP) TRELLIS OVER GARAGE HEADER (TYP) EXPOSED CONCRETE RETAINING WALL 9 Ed REVISION 2 3 ISSUED TO TODD swD,.. CEO DM D m. fb DsE «ED r: fb /cp 02/W2013 PRCVECt 13 -02 — A3.O2 ST R. •7 -O' BANDING OEM PETAL ROOF (TTP) 6 m i 11111111111111 11111111 1111 LJ I I I ONORTH ELEVATION I Lw.Pr AVERAeE ROOF SURFACES NEIBNT 1 1 I L_J __ 1 FN156 GRADE ( STANDING SEAM METAL ROOF lTYPJ� BARGE BOARD wRRIM AT FASCIA ! RAKE • (TYP)--, TRIM AT BASE AND TOP OF COLUMN STONE STONE AT COLUMN BASE (TYP)—. UNIT #3 6t4NDNG 6E41 —3 )PETAL ROOF (T7P1 D ..I NM ■'1 !111 16 II II II 11 II 11 AVE GRADE • 4' -6' BASEMENT GRADE • 0 O80UT9 H ELEVATION 94'•NY UNIT #3 RETAFUG WALL 6TAPDNG 8E011 PETAL ROOF (TTP( BARBS BOAR ../TRIM AT SABLES AND RAKES (TYP) 4' TRIM AROUND OPENINGS (TYP) 111111111 111111 111 11 T ELEVATION NARDI BOARD t BATTEN (TYP) BAND TRIM TYP) NARROW LAP SIDING (TYP) PICKET RAILIN5 (TYP) 4' INSIDE CORNER TRIM (TYP) EXPOSED CONCRETE -STONE VENEER m STRONG 6E61 PETAL RDOF (TM) \\ 6 2 1111111111111.1 I II aaa••lraas>'ua: iC OWEBT ELEVATION 4 vP r.r RETAIN).* WALL 3 UN1T #3 UNIT #3 OQ <rc CWT W< W C Q W Um< LO ON Oc�i UT DATE 1 2 3 ISSVEO TO -t'lt TOOD SMITH. CEO 02/13/•3 owe fb fb /cD 02/13/2013 �aa. 13 -02 • • AVE STANDING BEAN PETAL ROOF (TTP) 12 AVE 1111 _ 6 16T FLOOR • 9 -0 6RAOE60' -2" m OBH EDT I WI MU 111 1■.11I HIll.." UNIONISM .111 I Iuo.n.o.rII• • .u1 uml... .u111 1111 •. IIlII••1■m.•1111.•1I.11•nn111Uum .Mnn1. 1111•10111111111M lllllll 11111111111I I..u110.1.11 11111111111111111111 IIIIUI•1111111. • • 1•11111•11111 IIIIIIIIIIIIIIIIII.I7111111 i ..E111111■I IINI..I /1IIIM11111I. EHHE 1111111111111111 11 111111111 11111E11111 I I ONORT1 H ELEVATION 44, • Fe IBT FLOG* • 9' r —I I I L_ J 1.._— FINIy1 GRADE AVERAGE ROOF ROOF SLEFFPGES le5HT STMIDRG SEMI METAL ROOF Mr UNIT #4 J 11 i it :I GRADE • 6'-7" BASEMENT GRADE • 0 OBOLLTH ELEVATION VC • UNIT #4 FQ 6N GRADE 11111 11.11 lilil_ini.o 11 1 I•■ III /.0 11/..1.11.�A11I..1 11I .MIS •1111 •11 1 111 111 1 1. 1111 • OEAB' ELEVATION w"•r� UNIT:4 OIIES4 T ELEVATION W,1,1, UNIT #4 co Oo 0 Q SL w� W wV CC a U� IL la w Oc`i Ocr' UT nymoN DATE 2 3 _ZOOP surt■ rr o�dBraBrre'• - -- CHECKED 04. b /cp 02/E3/20T3 «UN 13 -02 z.o. A 3.0 4 • iii - �--- oat tIII11I.:aII1it!1!1Ii Imo _ t0 #�ORIH6 ■A4 a•er. /• 7RRA ®R�ml�/!m, @.i$Qi/��i�$Haw V• pp .•0111.∎•0116p i4>I illgt"na iaiMU ...m.v.atwi ::: A+= elf/ �® sr�lR6 ■ili0R6fi�kitf'Q.4n.saEf]4sN -F if W /sc =iwe a.�e • ONORTH ELEVATION UN I T#5 BASEMENT GRADE = 0 *11.--.030. • .. •• "A TA /i A'6'...n►r.%re'.cB w i,%. � _ >�ir.,; rr�.�) /lrIf froFfprf Opr f�' ,. fpi *Of 1#101611/0/111)#$##1,114144yp °SOUTH ELEVATION M{' • P' UNIT #5 ._..�. `'#� ■lli 151. 16 1./a4�1 ®... .. .voial•i ...,...ayf' .w.- me.xa..�e� ■■ac. aaRr.e4. •; < y ss .tl9YC /.)¢M _� s• wa:W®. +�� 0 /A.. ■� /4 / /IC .y iO999 —s=..= S :.a.,.. -.-• : _P =ea�7®mrOWVOIL °z; 1 wave fig®% _..� ._ er w.�aGa i "P", . a4 pi MINNIBMAINIONNIEN 701_, PICKET RAILING TYP NARROW LAP SIDING TYP OEABT ELEVATION UNIT #5 SHINGLE 51DIN% (TYP) STANDING SEAM METAL ROOF (TYP) BARGE BOARD H/TRIM AT GABLES AND RAKES (TYP) 4" TRIM AROUND WINDOWS (TYP) 4" IN51DE/0UT5IDE CORNER TRIM (TYP) BAND TRIM (DTP) EXPOSED CONCRETE (TYP) OILEBT ELEVATION HARD! BOARD BATTEN SIDING (TYP) \--EXTERIOR COLUMN TRIM AT BASE AND GAP, (TYP) —STONE VENEER AT COLUMN BASE (TYP) UN I T#5 RENSION 2 3 MSUED TO TODD SMITH, CEO fb CHECKED ST b /cp 02/D/2013 2:17: 13-02 .am, A3.05 • a • !8!• cam'.. b®ries t Mill C arrre Mile= IMMO yy��. isi r.O.ip1f:: .r�tinnn 1we�•ess9ms ®i RfBfl.swi.mrarwrrr • ee rammeasame - .TH1.11P Iel®IIR•wai a ira aw r r.r."— r sI . a�s1.P -' ....... ONORTH ELEVATION w'. r-n UNIT #6 are., IIII, !i ®�A9� •••••••111 1 ®r••∎ '. ait Y!ffi+p.W .. 44 i19J1I;'IiIiI1 iiII .:)p•• p , w 1 ly!4 1 1 a e8lse oat. ®a.. '".,,....." fE•PliiillR�iaq�'' 17 LX drop* 1aki �� ale. ' itaireay Paris ix al !f4' .- .: :::: •r nor, j'am.y Q�••gno:'s�maa�°�ii I: q+�‘ °�tis f1'is, Ill Lr. OBOUT9 H ELEVATION v• • r-s UNIT #6 OEABT ELEVATION w•.rr UNIT #6 I t� user 'go �alS�r 6116' MISEVE gain 4' TRIM AROUND WINDOW/DOORS AND AT INSIDE/OUTSIDE CORNER TRIM, TYP STANDING SEAM METAL ROOF (T'P) BARGE BOARD w/TRIM AT 6ABLE5 1 RAKES (TYP) NARDI BOARD 1 BATTEN SIDING (TYP) SHINGLE SIDING (TYP) PICKET RAILING (TYP) TRIM (TYP) )(POSED CONCRETE .01 — sr.7 �,`rJ!- 'ys�,""/✓.,,"'.`/�/ i r i" 41 OW� 11" f ` I NARROW LAP SIDING (TYP) °E;8T ELEVATION w'.r -r UNIT #6 ONE VENEER (TYP) cn 00 W W4 W0 CC Q N O G REVISION 2 3 IISRED TO oR +m+ e.. fb CHECKED fb /cP 02/CS /20S rtR 13 -02 A3.06 • • mei s •e:t PO toemax :ISrenmsaL io ai®FfBaif F fi✓esse#Ira. me#arliid t: ..ovOf4oar s ! / i li- s-�rreaart % iiiiii i r "1111 q I • 1r•- ONORTN ELEVATION fw • r•• ROOF SURFACES AVERAGE HEIGHT 9 . UNIT#7 II ailitilial 0......„,..... it { 1U1I1IitiIIIIIIIIiiI . ws.4 ... -'+.n 'Slls�or V ORSMOlIR 9PI ilirar 8 -vm� ®NI.lr ® ®� t3�$ 1mf!l _..,.qr.• i .- .. E!!. ®3OSIIMESIS �m6appp ° gain Iiiiimmitti •.aril (nn®.m.el.a.e. . tra�v P2141' 'iss®SID,CU Ni •AmOln ! .i ■r/rr,r{rr...r ... far- i.•.•1P0A-•AA® Allrie1i ®a rs .. • �_: 1g.em, ....,.. -.,� / !Fill affi ■rt r/r®Rl. r a■ ®rm$ill iI: Mmilaa e.lH FIRST FLOOR•9'-0• ` AVE GRADE • Si' BASEMENT GRADE • 0 as►.�a! ®�olarrjt OSOUT9 H ELEVATION IW•re UNIT #1 2 OEA8T ELEVATION u..re UNIT #1 STANDING SEAM METAL ROOF (TYP) BARGE BOARD w TRIM AT GABLES 41 RALKE5 (Tr.) 4' TRIM AROA • WINDOW AND DOORS, (TYP) gyp.. =i n e � m...- a ®3mda �prpaincf ; f jfI? _ 11 % il aal�se�llrti■ ®b. 0704 , ...:I • - 14.... ®s.....unm�sa...... �f�erirD.99'Oi M�f ®11f enim� !IL 4 CHEST ELEVATION tw .r-r HARID' BOARD . BATTEN SIDING 4" GUTSIDE/IN5IDE CORNER TRIM (rrP) SHINGLE SIDING PM(P) PICKET RAILING (TYP) BAND TRIM (r P) CONCRETE. EXPC6ED (TYP) UNIT#1 1- w ~ F U W 2 U o• = m Lug Z a 8 5 §F z .e <w LL WO Z V a o 1•/u _ oo O0 occ SZ w� W wU CCQ w O" O r 2 3 ISNED TO Toro SMITH. COO o./1+n= o,...+ .., fb c.m.co fb /cp 02/13/2013 z,.00. 13 -02 A3.07 C, ROOF %REAMS AVERASE HEIGHT dr-STANDS* SEM FETAL ROOF (TTP) al AVERAGE ROOF WRFALES \ C)NORTH ELEVATION vs. • 1'W CEIVED STANDING 5E01 tETAL ROGf (TYP) FEB 14 2013 • COMI•iitii:i DEVELOPMENT BARER BOAR:A.4/ TRIM AT AELF-5 AND RAKE (rrP) V INSIDEK1UTSIDE CORNER TRIM HARDI BOARD BATTEN SIMS (TYP) PICKET RALINS (TTP) BAND TRIM (TYP) NARROW LAP SIOINS rrrP) I.Rm AROUND 44411470e4 AND DOORS (Tv) STONE VEER (rM) SHINGLE MRS (m.) 7- STANDING BEAM rya Rxf 2FD FLOOR • S.-0. A-RST R.00R • 0 OSOUTI4 ELEVATION or • 1,11, UN1T#8 UN1T#5 CDEAST ELEVATION 1W.1.411. 11111111 1111111111111 MEM ==.. • •I I 111/111M111111•• hill IMMO /. OWEST ELEVATION Lw•r.ar UNITitt5 UNIM5 0 < 0 0 < CC uJ IL 0 W < W w § Ne LC) " 0 CI Cr- NO REVISION DEM 3 -SETE TODD SVIIN. CEO NE/13/12 • fb • f b /co o OVI312013 13-02 xy;„„ A3.08 • • IV FLOOR • 5' -0• ONORTH ELEVATION w• • re ROOF r SURFACES AVERAGE HEIGHT ____ =— AVE GRADE • 5' -b "„,_ UNIT 514 DNO 6EAI' r1E14. ROGf (TTPI fI 1 •1 • • -n-n-7- 1•-4++rrle BASEMENT GRADE • 0 -- FINISHED GRADE OBOUTH kL VAIION 3 Ie•re UNIT #q ijIIIl! ��i11� " " """"""' II ■I fllllll ... .......I..O..O /...... 6 °EAST ELEVATION 44.1.0 11 6 UNIT #q 11111111 111111 1111111 111 STANDING SEAM METAL ROOF (TYP) BMOC BOARD W TRIM tTYP) ----- 4. TRIM AROUND WINDOWS AND DOORS (TYP) 4•INSODE/OUTSIDE CORNER :RIM M (TYP) YP) ,HARDI BOARD t BATTEN SIDING (TYP) �---NARROW LAP SIDING (TYP) P:CKET RAILING, CM.) 51~4 .7s T+c of 11 - - COLUMN, H/TRIM AT SASE AND TOP (TYP) SHINGLE SIDING (TYP) . -9TONE VENEER AT COLUMN BASE (TYP) FINISHED GRADE i OUEEST ELEVATION 4 (4•re UNIT #q Oa W� W wQ CC U� W ir) 0 g3 UI- 0 REvISION 2 3 ISSUED TO DATE TO00 SMITH, EEO DilAWN fb cH•c•r fb /cp 02/D/2013 MN: 13 -02 tH,E• A3.09 • A%Th 3 44 'sc. /6 30 P.1/2 7 Otu.VV4 / 3 Rae NOTES. Y11319 93515910n 2953111.5111919 1. Plants shall meet the current American Standard for Nurseey Stock and shell be healthy, vigorous aed welMbrmed, with well-developed, fibrous root systems, floe from dead Ouches or foots. Plants shall be free Sam damage aimed by temperanue 0392799, lack of or excess moisture; insects, disease, and mechanical injury. Plante ' in leaf shall be well foliated end of good color Plants shall be habituated to outdoor environmental condttions (hardenedoff). 2. Evergreen trees dull be minimum of 6 0008 10 height at the 919 of planting. 3. Deoiduone trees shall have at Wast I 2" caliper et time of planting, determined according to the Americo Standard for Nursery Stock. 4. Shrubs shall be at least We height at time of planting. 5. Irrigadom All landscape areas shall be served by an automatic ovigallon system. Water conservatioe features such as moisture =son with automate° rain shutoff devices, antonurtle timers, pressure regulating deVices, baddlow prevention devices, separate irrigation zones for gams and planting bois, and sprinkler heads matthed to site and plant moditions shall be installed. irrigation water dull be applied with goals of avoiding nmoff and overspray onto adjacent property. no-irrigated amen and impervious surfaces. S P Pleating Notes: 1 Site preparation and planting of vegetatbn shall be in accordance with best manapment practices Air ensuring the vegetation's lon&terrn health and survival and she/ include incorporation and tillisigin of organic material to a depth of 18 inches and mulching. (Tilling and mulching can be dcoe in levers or by hoed if you are unable to mare ,tiller that will 50 00 IS' depth. This is a code requirement and mow root balls °flailed and burlapped Um and large pots or et leen I 8" m depth.) 2 Dig a hole that 8. 05. same depth as the size of the root ball and 2 times wider than cheetto: bo,tontlfe 000110.11. Plpk.aatlinng bob. depthpioltothpeumexistintinstroetwi.ball deem is no Bootleg. If planting on a slope, dig a eltelf that is 1100 to three times the size of the plant 1008 10.11. 3 Root bells of potted and balled and burlap* (B&B) plants must be loosened and pruned as =annoy to ensure there are no encirelmg roots prior to planting. At least the top half of budap and any wire 'traps are to be removed from B&B plants pdor planter,. The plant should be completely vertical The top of the root flare, where the roots and the nook begins, should be abort one inch from OM noroureding 4 Pill the hole with the original soil, watering to remove sir pockets. If planting cm a slope, create a soil 10000 81 the front of the plant Water the tree or shrub again after dye teanaplard is complete. 5. Spread 4 inches of arborist chip roulcb aver the entire planthig are. The mulch should not touch the pleat oak or the tree root flare. Maintop at least s three inch mulelt.free ring around the base 05 11,. plant trunks, woody stems and &ovate of perennial 0009 North 1.44N0504- PA L /60-#77N0 P4,,AN ° 6 COOKE CREEK MEADOWS 24964,821,-.44. ',AP& 1" 10 205 Seale: 1.. t 4kr*Ife&-**1111..WerVIASMIAIKWi■W‘WVA SP....14■91.01t1 '4,6-1..i1r,rw‘reen.101MeritiW Afk(gAllirtf*.r(Wir ta.,01114,ft 1 riti"-}VISMtM11111111111111r1, 7.994 Nr°1''''V.NN:414V ...... . . f r Alt13-7.44ck, , „ 5' FROMM is aST /v. f.e.At 15 44,4/ .40944 • A, IMP clit901 .,- ,t1,11.0,491f1t9flf SPRONG. 2 PAR Votabvr /S SvX.K • eSHAIP -5 rqo .444/12544PE Pr..4A/ 8 aWCEPIVAL:11.- AM, 1445 Meer eEvel 12c1vavvr, Avg. - coc74 e.o.44,././.Vdces PLANT LIST _4, 'W711: :MN' VI. ,147k AvWELM - 4- FIND 3299 70335E5 0.37301994147 0114.50.1-1191300 6331191974 39 WISP meorr r CALVEli 97739.071.341 7129, 09,5 Am, 31,725 • 7,049/C.7233914.7 271943722 1.12.1W.AWAI WWW MAI $2539 2.41140937 01.9.7 2B BEFT 0,99•2321 03753,292731 4909, 9 79 ALCM 4,004523311.7 931.1.23 1-9731 OMNI. 19,1910 914 9.2 V ANWIL WAWDOCOWACT A STIAWWWW WSW 269 39117.19107303137311.4157 NASSACWSPITS. 1702127304 27,122 SE 11929731157993919 .993.17 1541939924 241 97 SI 169794CW 19919 91779 Co0.9 99531131,91$4 041372ENSIS 01417,9SE193.000 cowsw-764-47,4 ow. r rwrswwww• INLBON 931 F 24' Tel SP F WU! WIVAI7CA 9591 1WERATA CYLAWFLICARLWA 1000141301WWST GRASS I 645.1.0N941 10.73329 89123.2 920.731491723 91.7941/13 SE.INIAINNALLS • 0111.5E95 2.419175194 93. 911399-7301 3-7 09 I COS 9339191112 93.1993,3 7.19 OW AW WIN AS WASS 0079.919 0.05.742 64F—Wirot JAW.. AWLLA rair—B—rs canteen awl. POMP Ins FES FES-794 mow aWCA 713291 MIS FOCT57.0994 6L999131378 =Ts COTONF ASTER fAIAME 23 01111000110 01111.11.L0CLLA 1111.4,11111.0 11,11.031W1WS WW1 41111071..000 GA...CAN 7 9.14117C4.159250405233.777 1153,01909931053 • 34.21.19499 d n ones rta 01.0 091941,11.15 2-7 2/13 MEWS TAPOWWMAJAVW S1W BALLON 592 7 PBERUSIMELBSE 2,f,A,1.1131iGN WOOC99,134.3.3337914991,1311 WS WIC 0.140109314$9,517.09191 ELEOwls 114900009107•2191A 3 32391.010 901 99 7 • VAC 2 GABLE. 90, 77 00 09319,02 01.351791.24 TNUSA WCW,WA.11013 ALC.ININI OVATWA 00 799911191291391 99.554191,02413517 WEISS 7193941.91 7191991.999.31.790103 COMPACT 10.61-11PW.CAANKIWY 9701420.51713 49141937 3.11.014 0231 IS. 07151 CWCLWAIA 64.140 IAONIIIPALA 19475 YUGO 1,97/12 MUHL° MC 5 GALLON CAN 190949•93.1.7599131141 793814519 SES SEDVS3 3C77304.013 5E52 53113912325 2E791 117.095 719.2 LUC 3919 1911313992.2 11919734.93 3,4394, 10' 92 SP CAW 94.1.01.914 241716 SAUFN CAN 7/.7 SE ENE 8394711125 310.279 2,013342432 299, SAILON CAN Sh17197730730 4179•21LBTBS IS GALL AN tAc1.1.0N CAN sT 0110794 701101070 0.5924.234 011.299 C3.511. AS WKAIIOSE el ERWOrt9•9292.451 39.95391114 lis997 WT PLICHOW, APONICUS MAGROPW1.1. 011010/0001 110.001,-111,10.1100 srww 9,479417 2.2900 f ALL.CAN 343014017 94737531•994901TUal 79311b FEW S00 *SSC/I./AAA ....IS ...NOM "".244 .41.61..."Ert4699614, 34339.071731439015 PACHNSAMAA TERAINA.. VARMA-WA WOUND AWSC 941140 Cars477924 9317599992, 49109 , 397122 50 5553191901 1 6/11/1111.111 f0L 40N/FS9R9 %WU 88,4 S5Ca0t4PLAN1R88SVALL BS A AVM 2:04uFv0s0 AgdwriMfo zrARVIks AvAu. aritgAtIl7:61,4017?Nd 03/40181:, v Laded*. 344517'486v Somata CoNeWon As5104 L•tvas• =WWI 7311.07.131.1F0.77731 30.23.0014914 1.1 101 1099311. 9175045910 07701711197,49.21. TKLIA MAW:MAIDS FAWIALI, &WEN !‘!: KEN LARGE Landscape ;4'*htfect 121803 NE 17510 Court Sarnmamtsh, Wa 98074 Office: 425-836-4578, Cell: 2S6-396-7617 E-mall. klIvecomeast,net FAX: 425-898-8923 1.0.02 201031 v,'or'A ^ E Z... w 0303 ..•.!r 0303 b-£ "44.4]7 //m'rla41,444- / ��f'ulJl]NUr NIEhY/M•' /pores e `N.slrs/ft,-,k Jea H m JP11/V 4 ._"/ V RAIN GARDEN PLANT LIST (COKE CREEK MEADOWS PUBLISHED HY WASI IINOTON STATE UNIVERSITY PIERCE COUNTY DIVISION. JUNE 2007 The om.n:9•nWeb.. wWdaalM 11om.a�heplsnl In eadM Its rot:c.w.oa Ore mmmon/y.3We is warm Wm.., Rain Zo�t: how a4rodlc obbe pnIw FZOpon�f0ar10',5.41 Pa. NOUd.MWrsa Pe ppauly dry summer. b Ste NOOmestM0a1 m wIM00 a 3..2: 00001020 well san•ts0 during tow storms. Plnu Ilst. under Zoe 2 can edit be 0d0 Zone 3. Plants for • Sunny to Pertly Sunny Ran Oardm, OnOnued Pbrw for • Shady to Par11y Shay Ran 0•Mn 000.204 Slwm Expo.. Mature 3. 71m. 50.8 , Cement• SpWe3C00200 Wee • va• SW.. OW ,.10001 • ry rash - Aare Deciduous 0.40028. 80.1.1Conmvl Norma Modtoe .S0: lows: red bedp.mMes mWb e sees*• ' wigla Wm. She Tim°MSbem C.v.* Palo shade/ Naas qp 5 -000 002.520 ° ye I Woks to.. 131°4 vrd8gbtrds ere ea'�q: 00,85: Dry .008.0hquasy sub.. bba3ekn000•balbn. 1044 an .m eu. .r•k:9.den pien0ro nen bend b 080000 lafef0pea SS adnc]erpb 043' Su... 2.040 eeaM. Thw dO. br••unn tepMN•unnynln ends ^eM tor. shady le pMy.hady 44.4.0 0fua1.4w dlM cooly be3wNl Pa.uyp gmenu13*ass.. p 011m. 0•dW ng Who ia.3•c.ckdlw 004 0000 'l0],Q*0pw lNeb,• .10.0 0.005. 0( •.dy dm wesmb 9.roeraro.ewn'.os . wma'ea Na Oepmlro on Ywrparten's leY0t,0mm 0318 soq.ediwu pay SpclN CorW3.nm0s 0 400n.brem:adrp MO apse00.1.00101 lhe.pIrO, ma m•Yb..020y0,y EUMg 7105:4 .&.11 psrwhNS1wpwnl ynra.10 e 140.. 17 p40aoe0 dme 00,o.2atlaa2M.18m,000400> ms pol00Ol a03I0w.8 01beb wu.N•Pb1ly0uIMy Io1,8 au.a aWf or Deer Deciduous Stood 1,11411111m SpOf,W Vnnso NUn.. Wore Sho nano of Rmmn Comm. - 6000,00,430.13' a 'a,l :41.38 44011 To 15 fn. Mey -Jum 0 Rot.. WWI Com. sorM0h H.w DxsO r•daM81b0x. Prelonnat mr.L4 Exo�po 0�0:m 004, s1lo a0eptabn; b4r0m finephO laa.O: II xMe 6vwn'm dwkm; be0ryBb 0010018451Nb Mal sun To 1.160(* A. -015.0 Mir a betty. h , .00 flaw. Imp. Wm: good gaud coon 3I]GnN L%sSNP/ r aw400 Susb.dm son 6.251 *30 01• wily n. d end orgarited grown: enroll. w°WiM out edeptabmi Y•bwa070072 , 0°474 and Mao1Jpep0 la1 color 9jmanu L344443p/ • ,?.=}/"/ C LriV i 4v 7/Ve∎ PLAN - 5 44,Fta 114tifa0p ,a -.s?s. 0034074 5s/M.ea, R4firagsalirs 44 47 /15SEREWr PLAN1 /RAM R'1sV 64 �Vf3RNTLIS r • • Abe 9u0ganW son s -d Ip! Ma -Jess 007 Mile towers 5010: 014(* red dot D *hew Welts Dry Wb, OYb.•od. uce0en1 s0 b0a 01040003 ymbw.p0••• .draan° 18,00806 bsedaxw113508mbado.:aw.e . S0Mmu.,y Per.loewhabe 5 -10 Mt F.bwry -002 7 y.5 000700 541 6013 ngootarsouam0001hummngbid. , SNmphodcerp• 9uaela. 3Mltsa5a. 002 -Junf 9MfamsnOwbnMryf. toll poappf purple hub'.O0.M. Pdbed NedeOeum' Pareol Made 6 -]00 0011 -Mry CaameM 04.00 ppnj ry0.0141 a, 4NfrwnMf Wtlnn afmm StlM Cwmt M•mn815 7170 o1Bbom Comm. 302J COnhhmen Name 0.r4honl apWNlum' Suapastl sum 50 M•M -001 4030100 5 3 .;1.';V.40, 4 OflwenGempsu'brm ava.e9e.2feau0P Mg1mx s44•nMp b.n4r Mature 01. Tun. of Bloom Comment. Spede0/C0:mon Nam W9102204 fora`' SunpOel •0300 1. 3 hat 9.ag eawn columbine raaso,WixOw 0.ellsmednj lode AsfaW en.. Sun Common Call..... 1.5 -340 Jum- 00710,007 halo W4; Miter peps Sowers Aster 03oldp • Sun Douglaser 4 -2551 June 501em.. taobl so0s:bwbpup11Ibnena deters WO.. 0one01 rich ebb, out 4 eda*. Caws= Wanes.' SW0•r.isN*. To 1.5 fees May - Jw Not. dry ...Moe. dvaws of deep Nee Iowa• Common camas P • Mebeb O 9..4.01 Ndb 8.1351 003. June Roar rose lade 6. Blest 4.4., • Clustered re10 .... ir,se/:.pseON 1:005000veneroxbar Nsosd N.Y, Zone1 8ao•and Exposure Macon p. TLmM Bloom Commend c4amacw.. 0y sole torah ppna flood:* bas...rant . 8p'd°'Ca^e'vn Name dry cc... PM os...er. fr. penal spssda .Bed• • doKtImP Su/dared shade 4.740 Not or dry. b sawn0y 00Maba sob .p0as of wail. pr. Baer aua0n 0.0.preea 2000'Js SW • .m 5001.1 W. 3.500 3*1.42120 oorsob moderately drought- *Iaanl sm. dam Sawn 005Wnat•P41a•slf 00.°4.4°00 .0ol MAnam°0M: men l gMa . and Expo.. Ow*. Ono* • Spd*Common Rama Cans0munfa' Slough sedge Macon 51. Tlm• of 0100111 COMM. buNpd41N•. 1 -5 feet Mdtlm *smelly shiny bb.. 00012010 0028 bMtlw Jump plane' pan •. WI. 15' -300 Spree... 2030. Sk0S.N 2lan -0M bly: wa rt.. more end l01M In Oregon Including b b202 y a000 Panful Made -18' Many b':an.rboitla sp�i *room* SWNS• 46140 bu:uh 2 -400 Wel s03a: di. . prolongedlnundabn: 9000 soil bkdw Zone 1 Exposure Mamre SW Tb»d Bloom Comments Few 9p•a.aCOmndn Nam• =seim Rohm.. Weal aa2a 3 -5401 - 00 cos: weds.. sod tlan002*02 bo2M8 Fern' Pedal 00400 1- 3101 Deer Mdn 004; 0023.1 bony W4. *rant of Nal* flood. may molts occas0a sump vnbr book I. best 44442:3 UM. Sod.. shade To 405 Ftl - Prefers* drat* K. Owl. popw.'0ood In amub Zo.2 Exposure Mamas Ste PTO of gloom Comments 'Cameo' 40,12 Mao ...wens. senven Mltltl 0.3.3.0 I. . OWtlOhb Mu. pp..ppmmb4 SPePee Cammen Name WNdICws1N 8ude140 .bade 1021aw. Song evergreen ....•:m0MF1.*1_000K 1, 5.043 Post she. 5- 15 feet 020m4y-Merch �b dry sod Peas 00*.: Idmab35*14000 14.a44My 1h44.4,hh Susafe Sn 3M10n 6' -200 ay -ruv W M Wade* verb. Bob: 4180vA0, rosy e/Mr Sun ewe 2 -B lea NA -We Wabby sob dry b sent eso2W eoe Men: drew. .urea an v.. Mb...Inp mhedM s0. yam. �p' urn Naas pod. good emir pmob.... golden Wm; greet memo gmuodmv0 1 wee b 018 Mae brr. .Sow W.I.. asel Pone 1 Exp.ae Ma8.589 The of8ann Cemmea0 Lew.. end... Suvpr.1410. 1028001 040102.5,1* Does OW bw06aled seb85*lrnsamnts:me. swagalnhw. 0•Mnm oink m M wrd whl.pman rondo Pone2 _ p MMa•SM TNa of Oleo* CawnaM • cab... .441711. orb To30tsa Mm -JU* Eder.. en. safe.; mod lob: 9omsohupa spn0 ' •and Pemb P.nm4b Pactec wax.* ed. f eclear norm Name 3 Expo*0 Meha.8.• dna of0* Corm. Amur: 644111.44n4 Per.a*Oa To 10 bales 24460050 Mo ldwaa4CM L.550apedlre.N:.l.tl`Lh0Omwn Deciduous Shrubs r ..d.a'COr.nw Pone 1 BpMNCo mot Name Ezpoeure M°W. Sb Ono of doom Corm* Cam m.a4' 6:.00 pao SuOpsal sheds 1 -540 Mist 0.psn., Wound war ..1y 00 90 weep:: .n b0]a ibpr- 30.tlnMa' Su4gsel surds 1. 2 feel Sunny MOWS std. lo da0m in weer. wJ sower Ow. Amen 00 *' Sun 12. Old.. Sterns resemble O.: swop. rounded'pmopn'8e 101rw. D ropan10 rues Juncos tends' Sun 6' -2.100 Oak. Sower, Slow naN . @sod. gun.* elude To 15 Mt JuM -JUN *, moist b: Mout...a: welts * ore* Il0• Coes*. good soll WW1 PIaWadlos 3B' Su0pMOl000 5 .10 'ea Jum -004 Moo:-orange Wudroa Woe P )'am400 n.aahmr 54008 3 -4 fee/ S4tld Fern weal shoe Not mDry Wm pswm 0280 Terns VarMllora' Pa0a00W.de 1 -3feet O1Nh -Arne Pa.0.l p0*005ntlsbctheloWya0m*ceders Ads44140 moist sob or dry may sok droM21* -4 44•00: r 50105.01 fnyw maws • +�°• Sun.NYaW .12 .1 Id. Sol R iivat Prehrs 1sOddhsO a ©a be/. ea. tltlaa/J m'/m•] Were NW,nWlpbe.; esdh-0br cis: 1.0. thorn.. Zee 3 Exposure Mat. Ca Tine M doom Commend Stvpq 9hvvXW3 14 4M1 spread Wi: 404400E ...on: 9eo0 son Hda, hoc.7hu a..0 013 204 shads 2.640.1. dose.. buln. Kitten', Yalu Jame' OuIWa On Ve Silver do... 50n• 1 Exposure M•lun She rem• of 0000800.06021 1.44. 5g.b Sp•Oa.MCormmn Nam WJ10m Abram' 5ud7M0l.Ie.. 10-20 Jos -MOY • awr Oaa rs • papa t° uu:MaO bnemncleran:4age wuM Bat* • °03Wi:xa. 9ue/y.ISMd• m 3pihs00tl Api -Mey �nWShaal [ado M.O. 'Ob. end saturated CR�00pa0bena- 8unl.mae 20 -3050. 0pe -0020 20 fl..ptitl Id* lo Old dry fa smelt 0'enlehyobw Sowers: end ed dor Y0• 004,OUn' Rd. seedbed. TO2540 01.0 soy E020 sou5INaanclo 0lode end csy fob: exceen. • • Sumner T. ver W es doo00. end 42002.001 boa., we drought 0S tl pond 3Iprshl trough wmlbain ea m round *khm wo beck dw.bts4w:br bew.w.5.. 2om3 • E0Vn9100 550488 ad 0PO2.r ..dpFOn Nacre Eared MAW Pw.sunraede 7,1.1 Flay- *wow ud . sad: psrrelMb a 0 1w 4010 taw. ages W e WM.. can form dew dxise: Mga Serra 000.2 Expose. Mato. She 71010 of Bloom Comm. bvbsaous Perennial* and h. (0.11) 50W1COnmh Noma Thaw• 440..00 Pala chase/ 1- 2 feet *000 *0py -to. Me. olent Pewee. Sun 1° 0.4.1. 00 44 Burrysod War cud. Fountain cram be/. Stow eeve..hr. oft WW1 beds.. lolYmmsp� 4M n a Cows coda, .H bo•budrCows pw0l aryl rut bpi. m�adttedr.1.Mnw.M epd0 belote newba0. emerge H.BCNS*.n Sun . 2.4*UI burn/ BAN oal grass bhre beg.: a in tl0 *acv * Wit s P8w.aun '23101 Sun 'ANnandeN','OabO 4 -6401 Sunder Dwghderen: several coders MN 0808./edge: gr. W odor Emmet. 002.001000 Moadaohh:Seer rr°10 miss:. 03.06 et.. UM. She The or gloom Comm. 6•1bn4 a6o1wn' 0000 shade/ 3 • T 001 Ma. - June Dry and mod lots: We 05 oink. Oxen: re0W.h{Leb 01 vbetl. doepud. hue/ Mono C.c.s Onlp PPan...a0 2 -3.1 .t -June o sob; MWy. iplNR*rerun reuse Bose.: yepl01el Oregon yap lona. mama Sunpnl.l shade To3few 00?I -JUm WWI. 0nb•n' Pena .003. 3 -15 00 Dry U MM olo0na80pnn8M. beM f ashen ir010 • Man 21012030 0s2yels dry Ws: mat 4464Raddts 0ben. as *3 .: b 3109.216400 e4J N �h? \11 1i'lSA:1NMWmh 0.. \/i r 's �fvl.a. '`t'lstfsq r�wnw 0303... %}� 11F4u..R,i, x'�Ye0r 00 .Psi /N6442MA/ PLAN 41.01 - • CITY OF TUKWILA KING COUNTY, WASHINGTON SHORT PLAT FILE NO. DECLARATION Know all men by these presents that we, the undersigned, owner(s) in fee simple of the land herein described do hereby make a SHORT PLAT. The undersigned further declare this SHORT PLAT to be a graphic representation of said SHORT PLAT of said and same is made with the free consent and in accordance with the desire of the owner(s). IN WITNESS WHEREOF we set our hands and seals. TODD R. SMITH RIEKO OHNO —SMITH State of Washington County of On this doy personally appeared be fore me _ __ ____________ to me known to be the individual who executed the foregoing instrument and acknowledged the he /she signed the same as his /her voluntary act and deed for the uses and purposes mentioned therein. GIVEN under my hand a seal this day of _______, Signature Name as commissioned Title My appointment expires State of Washington County of On this doy personally appeared be fore me _ to me known to be the individual who executed the foregoing instrument and acknowledged the he /she signed the same as his /her voluntary act and deed for the uses and purposes mentioned therein. GIVEN under my hand a seal this day of Signature Name as commissioned Title My appointment expires APPROVALS: Reviewed and approved by the Short Subdivision Committee and hereby certified for filing this __day of ___— Chairman, Short Subdivision Committee DEPARTMENT OF ASSESSMENTS Examined and approved this _ day of Assessor Deputy Assessor Account Number 7340600982 & 7340600983 20 RECORDING NO. VOL. /PAGE PORTION OF _SE 1/4 of _NE_1 /4, S._15 _ T. 23_N., R._ 4_E., W.M. & _SW_1 /4 of _NE_1 /4, S._15 _ T. 23 N., R. 4 _E., W.M. LEGAL DESCRIPTION PARCEL A TAX LOT 7340600983 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID TRACT; THENCE WEST 223. FEET; THENCE NORTH 95 FEET; THENCE EAST TO THE WEST LINE OF 42ND AVENUE SOUTH; THENCE SOUTHEASTERLY ALONG THE WEST LINE OF SAID ROAD TO THE POINT OF BEGINNING; TOGETHER WITH THAT PORTION OF VACATED 134TH STREET ADJOINING, WHICH UPON VACATION ATTACHED TO SAID PREMISES BY OPERATIONOF LAW. PARCEL B TAX LOT 7340600982 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, IN KING COUNTY, WASHINGTON; BEGINNING AT A POINT 223 FEET WEST OF TH SOUTHEAST CORNER OF SAID TRACT; THENCE NORTH 75 FEET; THENCE WEST TO THE WEST LINE OF SAID TRACT; THENCE SOUTH TO THE SOUTH LINE OF SAID TRACT; THENCE EAST TO THE POINT OF BEGINNING; TOGETHER WITH THAT PORTIONOF VACATED 134TH STREET ADJOINING, WHICH UPON VACATION ATTACHED TO SAID PREMISES BY OPERATION OF LAW; ALSO TOGETHER WITH THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 223 FEET WST OF THE SOUTHEAST CORNER OF SAID TRACT; THENCE NORTH 75 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 20 FEET; THENCE WEST PARALLEL TO THE SOUTH LINE OF SAID TRACT, 94 FEET; THENCE SOUTH, PARALLEL TO THE WEST LINE OF SAID TRACT, 20 FEET; THENCE EAST PARALLEL TO THE SOUTH LINE OF SAID TRACT TO THE POINT OF BEGINNING. 40th Ave. Found pk nail in lead in concrete in case — 7/15/05 — monument is 5.26' west of centerline Eost Marginal Way So. (Ref.1) So. 130th Street N46'46'04 "E (c) N45'58'52 "E (ref. 1) 7.91' (ref. 1 — Held) a 3 " o u .9 6 0 0 O " o En Found 3" brass disk w /forge "X" in concrete in case — 7/15/05 N90'E (c) 1 407.03' (c) TAX LOT 7340600983 1 1 TAX LOT 7340600982 1 L Vacated South34th Street 1 l North 1/2 of Vacated South 134th Street 43rd A ve. South RECORDER'S CERTIFICATE filed for record this day of 20 at M in book of at page at the request of Mgr. Supt. of Records LAND SURVEYOR'S CERTIFICATE registered as a land surveyor by the State of Washington, certify that this plat is based on on actual survey of the land described herein, conducted by me or under my supervision; that the distances, courses and angles are shown thereon correctly, and that monuments other than those monuments approved for setting at a later date, hove been set and lot corners stoked on the ground as depicted on the plat. SURVEY FOR: COOKE CREEK MEADOWS 13325 MACADAM ROAD TUKWILA, WA. SCHROETERe LAN D SURVEYING PROFESSIONAL LAND SURVEYORS P.O. Box 813, Seahurst, Washington 98062 (206) 242 -6621 FAX (206)243 -9679 DWN. BY LAW DATE 9/11/12 DATE FIELD 11/9/09 JOB NO. 551/10 PROJECT NO. 07006SP CHKD. BY Revised SCALE SHEET 1 OF 3 CITY OF TUKWILA KING COUNTY, WASHINGTON SHORT PLAT FILE NO LOT 1 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WEST MARGIN OF MACADAM ROAD SOUTH AND THE CENTERLINE OF SOUTH 134TH STREET AS VACATED UNDER KING COUNTY SUPERIOR COURT CAUSE NUMBER 07 -2- 12358 -OKNT, KING COUNTY, SAID POINT BEING 20.00 FEET SOUTH OF THE SOUTHEAST CORNER OF SAID TRACT 63; THENCE WEST, ALONG THE CENTERLINE OF SOUTH 134TH STREET AS VACATED, 79.24 FEET; THENCE NORTH 21.05 FEET; THENCE NORTH 55'00'46" EAST, 29.15 FEET; THENCE NORTH 77'31'25" EAST 9.89 FEET; THENCE SOUTH 7215'00" EAST 48.29 FEET TO THE WEST MARGIN OF SAID MACADAM ROAD SOUTH; THENCE SOUTH 00'38'20" WEST, ALONG SAID WEST MARGIN, 25.18 FEET TO THE POINT OF BEGINNING; TOGETHER WITH ACCESSS, UTILITIES AND OPEN SPACE EASEMENTS. LOT2 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT OF THE NORTHEAST CORNER OF SAID TRACT 63, ON THE WEST MARGIN OF MACADAM ROAD SOUTH; THENCE SOUTH 18'54'50" EAST, ALONG SAID WEST MARGIN, 63.06 FEET; THENCE SOUTH 71'05'10" WEST 16.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 77'31'25" WEST 42.99 FEET; THENCE NORTH 72'02'56" WEST 17.11 FEET; THENCE NORTH 18.20 FEET; THENCE NORTH 17'35'29" EAST 25.69 FEET TO A POINT OF CURVATURE; THENCE ON A CURVE TO THE RIGHT IN A SOUTHEASTERLY DIRECTION WITH AN INITIAL BEARING OF NORTH 09'09'06" EAST, A CENTRAL ANGLE OF 14'25'14 ", A RADIUS OF 171.91 FEET AND AN ARC OF 43.27 FEET; THENCE SOUTH 18'54'50" EAST 28.03 FEET TO THE TRUE POINT OF BEGINNING TOGETHER WITH ACCESSS, UTILITIES AND OPEN SPACE EASEMENTS; AND SUBJECT TO A PARKING EASEMENT FOR LOT 9. LOT 3 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT OF THE NORTHEAST CORNER OF SAID TRACT 63, ON THE WEST MARGIN OF MACADAM ROAD SOUTH; THENCE SOUTH 18'54'50" EAST, ALONG SAID WEST MARGIN, 63.06 FEET; THENCE SOUTH 71'05'10" WEST 16.00 FEET; THENCE SOUTH 77'31'25" WEST 42.99 FEET; THENCE NORTH 72'02'56" WEST 17.11 FEET; THENCE NORTH 76'08'53" WEST 7.00 FEET TO THE TRUE POINT OF BEGINNING AND A POINT OF CURVATURE; THENCE ON A CURVE TO THE LEFT IN A SOUTHWESTERLY DIRECTION WITH AN INITIAL BEARING OF NORTH 0318'10" EAST, A CENTRAL ANGLE OF 15'35'48 ", A RADIUS OF 129.40 FEET AND AN ARC OF 35.22 FEET; THENCE NORTH 24.40 FEET; THENCE NORTH 34'53'48" EAST 6.03 FEET; THENCE NORTH 06'53'41" WEST 15.48 FEET TO A POINT OF CURVATURE; THENCE ON A CURVE TO THE RIGHT IN AN EASTERLY DIRECTION, WITH AN INITIAL BEARING OF NORTH 06'53'41" WEST, A CENTRAL ANGLE OF 11'54'18 ", A RADIUS OF 171.91 FEET, AN ARC OF 35.72 FEET; THENCE SOUTH 26.99 FEET; THENCE SOUTH 0810'32" WEST 15.71 FEET TO THE TRUE POINT OF BEGINNING; TOGETHER WITH ACCESSS, UTILITIES AND OPEN SPACE EASEMENTS; AND SUBJECT TO A PARKING EASEMENT FOR LOT 8. NEW LEGAL /iSC tlFTl ®MS LOT 4 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT OF THE NORTHEAST CORNER OF SAID TRACT 63, ON THE WEST MARGIN OF MACADAM ROAD SOUTH; THENCE SOUTH 18'54'50" EAST, ALONG SAID WEST MARGIN, 63.06 FEET; THENCE SOUTH 71'05'10" WEST 16.00 FEET; THENCE SOUTH 77'31'25" WEST 42.99 FEET; THENCE NORTH 72'02'56" WEST 17.11 FEET; THENCE NORTH 76'08'53" WEST 7.00 FEET TO A POINT OF CURVATURE; THENCE ON A CURVE TO THE LEFT IN A SOUTHWESTERLY DIRECTION WITH AN INITIAL BEARING OF NORTH 0318'10" EAST, A CENTRAL ANGLE OF 15'35'48 ", A RADIUS OF 129.40 FEET AND AN ARC OF 35.22 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID CURVE TO THE LEFT WITH AN INITIAL BEARING OF NORTH 1217'38" WEST, A CENTRAL ANGLE OF 712'20 ", A RADIUS OF 129.40 FEET, AN ARC OF 16.27 FEET; THENCE NORTH 75'02'23" WEST 32.10 FEET TO A POINT OF CURVATURE; THENCE ON A CURVE TO THE RIGHT WITH AN INITIAL BEARING OF SOUTH 14'57'37" WEST, WITH A CENTRAL ANGLE OF 145'07'36 ", A RADIUS OF 10.00 FEET AND ARC OF 25.33 FEET; THENCE NORTH 15'00'00" WEST 7.65 FEET TO A POINT OF CURVATURE; THENCE ON A CURVE TO THE RIGHT IN A NORTHEASTERLY DIRECTION WITH AN INITIAL BEARING OF NORTH 24'38'43" WEST, A CENTRAL ANGLE OF 17'45'01 ", A RADIUS OF 171.91 FEET AN ARC OF 53.26 FEET; THENCE SOUTH 06'53'41" EAST 15.48 FEET; THENCE SOUTH 34'53'48" WEST 6.03 FEET; THENCE SOUTH 24.40 FEET TO THE TRUE POINT OF BEGINNING; TOGETHER WITH ACCESSS, UTILITIES AND OPEN SPACE EASEMENTS; AND SUBJECT TO A PARKING EASEMENT FOR LOTS 7 AND 9. LOT 5 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT OF THE NORTHEAST CORNER OF SAID TRACT 63, ON THE WEST MARGIN OF MACADAM ROAD SOUTH; THENCE WEST, ALONG THE NORTH LINE OF SAID TRACT 63, 161.20 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 42.28 FEET; THENCE SOUTH 4514'42" WEST 19.25 FEET; THENCE NORTH 72'55'36" WEST 43.48 FEET; THENCE NORTH 15'08'19" EAST 44.62 FEET TO THE NORTH LINE OF SAID TRACT 63; THENCE EAST, ALONG THE NORTH LINE OF SAID TRACT 63, 43.59 FEET TO THE TRUE POINT OF BEGINNING; TOGETHER WITH ACCESSS, UTILITIES AND OPEN SPACE EASEMENTS; AND SUBJECT TO A PARKING EASEMENT FOR LOT 8. LOT6 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT OF THE NORTHEAST CORNER OF SAID TRACT 63, ON THE WEST MARGIN OF MACADAM ROAD SOUTH; THENCE WEST, ALONG THE NORTH LINE OF SAID TRACT 63, 204.78 FEET TO THE TRUE POINT OF BEGINNING; THENCE WEST, CONTINUING ALONG SAID NORTH LINE, 57.72 FEET; THENCE SOUTH 15'08'14" WEST 37.87 FEET; THENCE SOUTH 74'51'46" EAST 55.71 FEET; THENCE NORTH 15'08'19" EAST 52.94 FEET TO THE NORTH LINE OF SAID TRACT 63 AND THE TRUE POINT OF BEGINNING; TOGETHER WITH ACCESSS, UTILITIES AND OPEN SPACE EASEMENTS; AND TOGETHER WITH A PARKING EASEMENT LOCATED ON LOT 5. RECORDING NO. VOL. /PAGE PORTION OF _SE 1/4 of S._15 _ T. 23_N., R._4_E., W.M. & _SW_1/4 of _NE_1 /4, S._15 _ T. 23 N., R. 4 _E., W.M. LOT 7 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WEST MARGIN OF MACADAM ROAD SOUTH AND THE CENTERLINE OF SOUTH 134TH STREET AS VACATED UNDER KING COUNTY SUPERIOR COURT CAUSE NUMBER 07 -2- 12358 -OKNT, KING COUNTY, SAID POINT BEING 20.00 FEET SOUTH OF THE SOUTHEAST CORNER OF SAID TRACT 63; THENCE WEST, ALONG THE CENTERLINE OF SOUTH 134TH STREET AS VACATED, 258.81 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING WEST, ALONG THE CENTERLINE OF SAID VACATED SOUTH 134TH STREET, 62.60 FEET; THENCE NORTH 15'08'14" EAST 39.66 FEET; THENCE EAST 64.30 FEET;THENCE SOUTH 32'45'16" WEST 22.29 FEET; THENCE SOUTH 19.54 FEET TO THE CENTERLINE OF SAID VACATED SOUTH 134 STREET AND THE TRUE POINT OF BEGINNING; TOGETHER WITH ACCESSS, UTILITIES AND OPEN SPACE EASEMENTS; AND TOGETHER WITH A PARKING EASEMENT LOCATED ON LOT 4. LOT 8 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WEST MARGIN OF MACADAM ROAD SOUTH AND THE CENTERLINE OF SOUTH 134TH STREET AS VACATED UNDER KING COUNTY SUPERIOR COURT CAUSE NUMBER 07 -2- 12358 -OKNT, KING COUNTY, SAID POINT BEING 20.00 FEET SOUTH OF THE SOUTHEAST CORNER OF SAID TRACT 63; THENCE WEST, ALONG THE CENTERLINE OF SOUTH 134TH STREET AS VACATED, 192.99 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING WEST, ALONG THE CENTERLINE OF SAID VACATED SOUTH 134TH STREET, 65.82 FEET; THENCE NORTH 19.54 FEET: THENCE NORTH 32'45'16" EAST 22.29 FEET; THENCE EAST 29.58 FEET; THENCE SOUTH 63'55'28" EAST 26.92 FEET; THENCE SOUTH 26.45 FEET TO THE CENTERLINE OF SAID VACATED SOUTH 134 STREET AND THE TRUE POINT OF BEGINNING; TOGETHER WITH ACCESSS, UTILITIES AND OPEN SPACE EASEMENTS; AND TOGETHER WITH A PARKING EASEMENT LOCATED ON LOTS 3 AND 4. LOT 9 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WEST MARGIN OF MACADAM ROAD SOUTH AND THE CENTERLINE OF SOUTH 134TH STREET AS VACATED UNDER KING COUNTY SUPERIOR COURT CAUSE NUMBER 07- 2- 12358 -OKNT, KING COUNTY, SAID POINT BEING 20.00 FEET SOUTH OF THE SOUTHEAST CORNER OF SAID TRACT 63; THENCE WEST, ALONG THE CENTERLINE OF SOUTH 134TH STREET AS VACATED, 118.11 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING WEST, ALONG THE CENTERLINE OF SAID VACATED SOUTH 134TH STREET, 74.87 FEET; THENCE NORTH 26.45 FEET; THENCE NORTH 6618'55" EAST 30.74 FEET; THENCE SOUTH 75'00'00" EAST 48.38 FEET; THENCE SOUTH 26.28 FEET TO THE CENTERLINE OF SAID VACATED SOUTH 134 STREET AND THE TRUE POINT OF BEGINNING; TOGETHER WITH ACCESSS, UTILITIES AND OPEN SPACE EASEMENTS; AND TOGETHER WITH A PARKING EASEMENT LOCATED ON LOT 2. SURVEY FOR: COOKE CREEK MEADOWS 13325 MACADAM ROAD TUKWILA, WA. SCHROETER LAND SURVEYING PROFESSIONAL LAND SURVEYORS P.O. Box 813, Seohurst, Washington 98062 (206) 242 -6621 FAX (206)243 -9679 D. BY LAW DATE 9/11/12 DATE FIELD 11/9/09 JOB NO. 551/10 PROJECT NO. 07006SP CHKD. BY Revised SCALE SHEET OF • • • CITY OF TUKWILA KING COUNTY, WASHINGTON SHORT PLAT FILE NO. TAX LOT 7340600981 LOT AREAS AND EASEMENT LOCATIONS N90'E Rivers ide TAX LOT 7340600981 Found 2" x 4' high pipe - 1.28' south Sc 2.87' east of set rebar w /cap (set previously) 5' Building setback line N90'E 288.98' oL_ ZN LOT 6 I LOT 5 - 2,530 sf ± 0.06 acres ± 2,475 sf ± 0.06 acres ± 168.07' 1 o (r Ovi zm (Parci B TAX LOT 7340600983 OPEN SPACE / Area of ingress, egress / and utilities Area of ingress, egress and utilities RECORDING NO. VOL. /PAGE PORTION OF _SE 1/4 of _NE _ 1/4, S._15 _ T. 23_N., R._ 4_E., W.M. & _SW_1/4 of _NE_1 /4, S._15 _ T. 23 N., R. 4 _E., W.M. 30 LEGEND Concrete Monument in Case X Tack in Lead or Nail & Disk 0 Set rebar w /cap #23604 O Found pipe or rebar set RR spike in asphalt 12.00' east 2,039 sf ± 0.05 acres ± 1,550 sf ± 0.04 acres ± Parcel A TAX LOT 7340600982 LOT7 LOT8 2,311 sf ± L0.05 acres ± 0 N 2,264 sf ± 0.05 acres ± - - - -t- 5' Building setback line 30 North 7/2 of Vacated South 134th Street GRAPHIC SCALE 15 30 so 120 ( IN FEET ) 1 inch = 30 ft. 484.84' N90'E 1--- 2,439 sf ± 0.06 acres ± 2,570 sf ± 0.06 acres ± 0 N North -South CL of Sec. 15, T23N, R4E 4,3rd A ve. South o set RR spike in asphalt 18.00' east SURVEY FOR: COOKE CREEK MEADOWS 13325 MACADAM ROAD TUKWILA, WA. SCHROETEROLAND SURVEYING PROFESSIONAL LAND SURVEYORS P.O. Box 813, Seahurst, Washington 98062 (206) 242 -6621 FAX (206)243 -9679 DWN. BY LAW DATE 9/11/12 DATE FIELD 11/9/09 JOB NO. 551/10 PROJECT NO. 07006SP CHKD. BY Revised SCALE 1^ = 30' SHEET OF • CITY OF TUKWILA KING COUNTY, WASHINGTON SHORT PLAT FILE NO S ide .ver RI / / / / / / / / (Don Inter ° — 26.48' JN co TroCts 0/14 vol. DETAIL: LOT AND PARKING CONFIGURATION SCALE: 1" = 20' 20 NORTH 0 00 5' Building setback line ST 43.59' ( IN FEET) 1 inch = 20 ft. WEST 161.20' RECORDING NO. VOL./PAGE PORTION OF _SE 1/4 of J_1/4, S._1 ___ T. 23_N., R._ 4_E., W.M. & _SW_1/4 of _ NE_ 1/4, S._15 _ T. 23 N., R. 4 _E., W.M. '50 —ED PARKING • FOR LOT 6 !Co I (;:ii 8 PARKING (51 0 0 T 5 FOR LOT 5: NO6'53'41" 15.48 N24'38'43W R PARKING FOR LOT 8 R=1 71.91 L=35.72' S7 5- 71' 4•57 • 46"E TAX LOT 7340600983 LOT 7 EAST 29.58' LOT 8 65.82'j WEST 62.60' WEST Vacated South 7,34th Street \c): GRAPHIC SCALE ID 20 4) R=-1 7/9/ L=1 L= 12.43' —N09109.06"R R 7/ — • 97 x PARKING ‘.1 t, FOR LOT 3 PARKING „ LOT 94)' PARKING \A.- FOR LOT LOT 7 OT 3 \ D „ 32./o• 6.2-t 5.02'23,w — S75.00,00 TAX _501b, — _ _ JOT 9 8.3a• LOT 2 LOT RL :13 25 9'72. 342 0 77 .4 0 6 0 0 9 8 2 •-.4,56),/, 170608, 74.87' WEST L 5' Building setback line 38.87' /PARKING LOT 1 it FOR LOT 1/ 8.) —North 1/2 of Vacated South 134th Street 79.24' 0 0 ('4 S00'38'20 "W 30' SURVEY FOR: COOKE CREEK MEADOWS 13325 MACADAM ROAD TUKWILA, WA. SCH ROETER LAN D SURVEYING PROFESSIONAL LAND SURVEYORS P.O. Box 813, Seahurst, Washington 98062 (206) 242-6621 FAX (206)243-9679 DWN. BY LAW DATE 9 /11/1 2 DATE FIELD 11/9/09 JOB NO. 551/10 PROJECT NO. 07006SP CHKD. BY Revised SCALE, = 20' SHEET OF 110 City of Tukwila Department of Community Development Sent via email, no hard copy to follow. December 6, 2012 Todd Smith PO ,box 97193 Tacoma, WA 98497 TSmith@cottagesnw.com Jim Haggerton, Mayor EXTENSION OF PENDING CANCELLATION Dan Nelson, AIA Designs Northwest Architects 10031 SR 532 Suite B Stanwood, WA 98292 dan @designsnw.com Subject: Cooke Cottages: L09 -013 Public Hearing Design Review, L09 -020 Short Plat Dear Mr. Smith and Mr. Nelson: Jack Pace, Director This letter is to summarize our conversation on December 6th, 2012 and restate the Department's expectations in order to grant an extension on your project. The previous submittal was deemed insufficient; the department will grant an extension until February 14th, 2012 to allow you time to address the insufficiencies. Resubmittal by February 14th shall include: 1. A complete resubmittal of the entire project as if it is a first submittal. Referencing previous submittals (for example, landscape plans) is not sufficient. 2. A complete resubmittal shall include: elevations and floor plans for each of the nine homes, landscape plan, site plan, and a colors and materials board. 3. A complete short plat application, including site survey, is needed. Also, Designs Northwest will be approving and designing /redesigning each floor plan and elevation with the intent that each floor plan, elevation, and square footage meets code and can be supported by all parties involved. Dan Nelson of Designs Northwest will serve as the primary point of contact for questions regarding this project. If the requested information is not provided in its entirety by February 14th, the Department may cancel your application due to inactivity. Resubmittal shall include one small set of plans (maximum 11x14 ") and four large sets of plans (24x36" maximum). Sincerely, Stacy MacGre s or • Assistant Planner's SM Page 1 of 1 12/06/2012 H:W Cooke Cottages\20121116 pending cancellation3.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Fa : 206 - 431 -3665 4 City of Tukwila Jinn Haggerton, Mayor Department of Community Development NOTICE OF PENDING CANCELLATION August 21, 2012 Todd Smith PO Box 97193 Tacoma, WA 98497 Jack Pace, Director Subject: Cooke Cottages: L09 -013 Public Hearing Design Review, L09 -020 Short Plat Dear Mr. Smith: This letter is to notify you that resubmittal submitted August 3, 2012 for the above referenced applications, is an inadequate response to my request for additional information dated September 6, 2011. Application for this project was originally submitted to the City on March 31, 2009. Review commenced in stages and approvals were granted for the Tree Removal, Buffer Reduction and SEPA DNS. On September 6, 2011, you received Technical Comment Letter #4. You were asked to address a number of deficiencies in your application, including, but not limited to: 1. Explaining the role of Designs Northwest involvement in the home design; 2. Submit a revised landscape plans addressing the outstanding comments from Technical Comment letter #3 dated 3 -10 -2011; and 3. Submit a complete short plat application and site survey. According to Tukwila Municipal Code 18.104.130 "(i)f the department, agency or hearing body determines that the action by the applicant is insufficient, it shall notify the applicant of the deficiencies... If the applicant fails to provide a requested correction or additional information within 90 days of the request, the Department may cancel the application due to inactivity." One year later, on August 3rd, 2012, you submitted floor plans and elevations for the nine homes. However, the above deficiencies in your application were not adequately addressed and the drawings your submitted created new deficiencies by not including the level of detail in materials and finishes that previous iterations included. You stated in your August 3rd resubmittal: "Design NW role to the project will be as I have stated to review plans as necessary and provide architectural consultations as needed. DNW has a retainer on file and we consult on the project within the terms of the Ordinance...." SM H:W Cooke Cottages\20120821 pending cancellation.doc Page 1 of2 08/21/2012 6300 Southcenter Boulevard, Suite 11100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Fax: 206 - 431 -3665 Your Notice of Decision for Cottage Housing under the City's Housing Options Program, dated April 4, 2008, lists as condition #3: "This approval is based on the understanding that Designs Northwest Architects will be part of the project team and will be involved during the design and construction of the project site and individual units." Designs Northwest Architects have not been involved in the design of the individual units therefore this condition has not been met and it would be futile to review the plans that you submitted without this condition being met. Further, in the letter included with your August 3, 2012 resubmittal, you explain that the design details were omitted because they were included in previous iterations. All the design details to be reviewed and forwarded to the Board of Architectural Review need to be included. The BAR will not have previous iterations of the designs to consider in making their recommendations. While you have made comments regarding the landscape plans, you have not submitted plans illustrating that the comments have been incorporated into the plans. Without actual plans to review, including conceptual plans, staff cannot comment or recommend that the landscape plans be forwarded to the Board of Architectural review for approval. Finally, a complete short plat application including site survey was not submitted with the house plans. The property lines have changed since the project was initially submitted and the individual lots and legal descriptions have never been reviewed. Review cannot begin without a complete short plat application. Because it has been nearly a year since you were asked to provide additional information and the additional information provided remains substantially insufficient, this project will be cancelled if a complete response is not received within 90 days (November 19, 2012) per TMC 18.104.130. If you would like to discuss other development options for your property or if you have any further questions, you can contact me at 206 - 433 -7166. Please be aware that, independent of this project's status, you are required to complete your wetland mitigation plan that the city approved and required due to unauthorized tree clearing. Sincerely, Stacy MacGregor Assistant Planner SM Page 2 of 2 08/21/2012 HAA Cooke Cottages\20120821 pending cancellation.doc September 6, 2011 m City of Tukwila Department of Community Development • Jim Haggerton, Mayor Chandler Stever 1715 223rd Place NE Sammamish, WA 98074 TECHNICAL COMMENTS #4 Public Hearing Design Review Todd Smith PO Box 97193 Tacoma, WA 98497 Jack' Pace, Director Subject: Cooke Cottages: L09 -013 Public Hearing Design Review Additional Permits Required: L09 -020 Short Plat Additional Permits Issued: L09 -012 Special Permission Buffer Reduction; L08 -065 Tree Clearing Permit Dear Mr.'s Stever and Smith: The City has completed its review of the above permit applications. The application was submitted on July 11, 2011 and routed to City departments for review. What follows are their comments. Please address their corrections on the submitted plan set or in a written response as applicable. Please direct your questions regarding a specific department's comments to the reviewer who made the comment. At the last iteration (Technical Comments #3), you were asked to complete your short plat application. We have delayed this request to allow you to work through siting issues and minimize re -doing survey work. A complete short plat application is needed to continue review of your project and bring it forward for public hearing. Because a complete short plan application has not been available to review and due to complexity of the project and the piecemeal review of the various permits, a final decision has not been issued within 120 days per TMC 18.104.130. Building Department Reviewed by Bob Benedicto, 431 -3675 1. Building code requirements for dwellings shall be based upon the code edition in effect at the time of permit application (for each dwelling). This includes codes related to plumbing, mechanical, fuel, gas, and electrical installation. 2. All interior and exterior stairs are required to be provided with artificial illumination. This would apply to stairs located in those areas designed as "common areas" and providing access to or from a dwelling. Fire Department Reviewed by Don Tomaso, 575 -4407 1. Fire comments remain (they are informational items). By ordinance, all structures shall have a fire sprinkler system installed. Remove references to fire pits from the plans. Public Works Department Reviewed by Dave McPherson, 431 -2448 Design Review — L09 -013 No comments. Planning Department Reviewed by Stacy MacGregor, 433 -7166 Items outstanding from previous comments: SM H:\A Cooke Cottages \Tech Comments4.doc Page 1 of 4 09/06/2011 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206- 431 -3670 • Fax: 206- 431 -3665 • 1. Draft CC &R's are under review. 2. Provide a description of sequencing for the development given the City's requirement to put in infrastructure to obtain final short plat approval prior to applying for any building permits. Also address timing of wetland improvements relative to the cottage development. 3. Provide a statement form Designs Northwest detailing their role in this project 4. Colors and Materials board needs to be submitted prior to design review. We met and discussed what this can look like on August 24, 2011. It appears that three homes are in CAD ( #7 -9). It would be helpful to have these three shown in your proposed color schemes as an example. 5. A complete application for short plat is needed at this time, including a site survey. The short plat should include the boundary line adjustment to the north; include the property to the north so that development standards can be met. 6. Landscaping: No changes provided for this round of comments. See comments in Technical Comment Letter #3. Site design: Setbacks: The required front yard setback is 20'; porches /decks are allowed at a 15' setback. It appears that the garage of building #2 encroaches into the front yard setback. The rear yard setback is 10' from the wetland buffer. Sheet A1.01 shows encroachment of houses 6 and 7 in the rear setback area. Cantilevered bump -outs in this setback are acceptable but foundations are not; explain or revise to meet code. Lot Area: With the changed lot area, let me know the new lot area, the area of access road, and the area of building coverage so can verify that the cottage standards are met. A1.05 Solar Gazebo is not approved and should be removed from the plans. Home Design: The significant outstanding issues are the roof pitch and the floor area. The roof pitch needs additional information to determine if it meets code or not. The floor area calculations do not meet code and the homes are overwhelmingly too large. Roof Pitch /Height: Cottage code requires roof pitch of 5:12+ for heights under 18' and 6:12+ for all parts of the roof above 18'. Height is capped at 25' according to IRC definition (provided previously and stated as the vertical distance from grade plane to the average height of the highest roof surface. —this is typically the midpoint of the roof) The roof pitch needs to meet code with only very minor exceptions (such as a window bump -out with a lower roof pitch). "Grade Plane ": A reference plane representing the average of the finished ground level adjoining the building at all exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or where the lot line is more than 6ft from the building between the structure and a point 6 ft. from the building. Show the 18' roof height; show the highest roof height; label all roof pitches on each surface. Any exceptions to height and pitch need to be noted and explained before they will be approved. Otherwise, they will not be allowed. Show the grade plane on all elevations. Floor Area: SM H:\A Cooke Cottages \Tech Comments4.doc Page 2 of 4 09/06/2011 • The City will consider the garages as detached and not subject to the floor area limitations. Even with the garages removed, the floor area is too large. Our code defines floor area and the cottage ordinance allows for some additional allowances. TMC 18.06.325 Floor Area "Floor area" means the sum of the gross horizontal areas of the floors of a building or buildings, measured from the exterior walls and from the centerline of divisions walls. Floor area includes basement space, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces with headroom of 7 feet 6 inches or more, penthouse floors, interior balconies and mezzanines, enclosed porches, and malls. Floor area shall not include accessory water tanks and cooling towers, mechanical equipment or attic spaces with headroom of less than 7 feet 6 inches, exterior steps or stairs, terraces, breezeways and open spaces. (Ord. 1758 §1(part), 1995) Floor Area exceptions in the cottage ordinance: Spaces with a ceiling height of 6 feet or less measured to the exterior walls, such as in a second floor area under the slope of the roof. Unheated storage space located under the main floor of a cottage. Architectural projections, such as bay windows, fireplaces or utility closets not greater than 18 inches in depth and 6 feet in width. Detached garages and carports. Porches and Decks with or without attached roofs. Revise the table and plans with the following: Perimeter walls are not to be excluded from floor area. Closet spaces are not to be excluded from floor area unless the real (not false) ceiling height is 6' of less. Explain if this is the case. Stairwells are not to be excluded from floor area. Fireplaces not are not to be excluded from floor area unless they are an architectural projection greater than 18" in depth and 6' in width. None of your fireplaces qualify for this exception. From my calculations, the proposed homes have the following floor areas: House # Total Floor area (includes perimeter walls) Floor Area (less exceptions) Exceptions 1 2892 2004 888sf of Unheated basement space, garage 2 2828 1954 874sf of Unheated basement space, garage 3 2313 1443 807sf of Unheated basement space, garage 4 2789 1885 904sf of Unheated basement space, garage 5 3107 can't be determined Unheated basement space, garage don't' match calculations indicated. Exceptions to floor area need to be clearly shown and explained. 6 2375 2130 245sf unheated /unfinished basement space (estimated area) 7 2195 1979 216sf unheated basement space 8 1750 1750 No exceptions 9 2204 1894 310sf unheated space Explain the "Unheated basement space ". I do not want to approve space that can be improved and heated after homes are constructed. The space needs to be maintained as unheated and unlivable to meet the intent of code (increased density allowed but house size is constrained). Label the areas that qualify as exceptions to floor area with their square footage that is considered an exception. With all of the angles and the calculations not including perimeter walls, the area is difficult to verify. NEXT STEPS Your next step is to address the comments made in this letter. The comments included in this letter address the plans as submitted. Once you have addressed the comments and revised the plans, resubmit four full -sized plan sets and one SM H:W Cooke Cottages \Tech Comments4.doc Page 3 of 4 09/06/2011 • small -sized plan set to the Department of Community Development for review. Please respond within ninety days from the date of this letter (12/05/2011) or the City may cancel your applications from inactivity. If you have any questions, I can be reached at 206 - 433 -7166 or by email at Stacy.MacGregor@TukwilaWA.gov. Sincerely, Stacy Mac gor Assistant Planner cc. File (L09 -013) SM H:W Cooke Cottages \Tech Comments4.doc Page 4 of 4 09/06/2011 16'4 3.-. CALCULATED AREA TABLE TOTAL$ E72i1D® AMA (fiF) PET AREA (W). ROST FLOOR 961 56 931 EFi.OD FLOOR- 662 16 666 6A6813IT eaD 600 TOTALS 2,465 TO -1461 r 11 -106 First' Floor 01 Man. 6V 516E 5€47®) 616E anemia') ) L O11-106 &mod poor 01. WAS Vr.r .5666E (HEATED) TODD SMITH, CEO COOKE RIVERSIDE 'PROPERTIES, LLC- - P.O. BOX 97193 TACOMA, WA 98497 (253) 691- 8191 .. N)R6 POE DFSCRPOON PROJECT ND: '11 -106 OD D66 N8 MOO ROM A. 1.11110 DRAM fir: 616. OECD D: COMMIT COPR SIq CONTACT • ac #. 753- 380 -7958 fax: 253-582-569e BEYLER Plan. Design Manage SHEET 116E FLOOR PLAN 1 . OFFICE 10314 100th SW Lakewood. MA * 98.98 A2.01 16 21f -V A. • CALCULATED AREA TABLE TOIX5 !EFT D:CLD® A,ZE.A ((F, ?ET AREA (W MT ROOK - 999 9 9S0 SELRO ROOK 909 fib 020 . aA°euu 0001. 4061 . 0 TOTALS 7hA- . 00 000' 6T FLOOR 0 0 r-e ®'4 11-106 ea6or1s1t 02 Mulct OFr WOW 81.8EAT®, R OLF CURIE (TTP, R4 re 011-106 Fort Floor 02 11011a Weer 900 ff (OFATRD, h -106 Second Floor 02: • SCALD Wee 020 34 (IEA,iD, 08/01/2012 COOKE CREEK MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 TACOMA, WA 98497 (253) 691 -8191 0203 61TE CESa ?T06 PROJECT 00: 11-108 Gb CNG ROE At NOW M ZOO CRON 6Y: 9L 01CO BY: 3® 37I6141411 (CINIRCl): CONTACT 01: 25353 82.569$ 0. e: -380.2 8 8 ee eNmw@hq mm BEYLER CONIMMIO Plan. Design Manage SKY TIRE OFFICE 10314 100th R 5W Lakewood, WA 99498 FLOOR PLAN 2 A2.02 >' 0EET 3F - W t. 0 w cc v/vvvvvvvZvvvv V V.vV V VN/VV N/V V V V V/ ',/ N/ V V Z V V ZN,•.V V V VVV VFVII CALCULATED ASR.ED E91 TABLE TOTALS() E723i AIWA(ff7 ETARC(, FS7S, FLOOR 118 6 ffCOW F OOR. ..659 m 1OTAL8 995 1989 6 WA FERFETER 7WLL8 ON EEO= ROOK 30=6' .1.ai LNO m eF (1MEATED) vvvv ivvvvvvvvvvvvvvNZvvvv 08/01/2012 COOKE CREEK MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 - TACOMA, WA 98497 (253) 691 -8191 868 DE5CRIFOON PROJECT xu 11 -106 cc DDC nu, RID P0° "• CRAM BY: BR. L18fD B(: LCB CONSULTANT (COF(18Cf4T NNrACT mow: 353 - 380 -3958 lee: 753-583 -5691 • oerlemlwteptom BEYLER OFFICE 10314 10001 SL 5W • Plan. Design. Manage Lakewood, WA 98498 SHEET BRE FLOOR PLAN 3 A2.03 oF 1 CALCULATED ASR.ED E91 TABLE TOTALS() E723i AIWA(ff7 ETARC(, FS7S, FLOOR 118 6 ffCOW F OOR. ..659 m 1OTAL8 995 1989 6 WA FERFETER 7WLL8 ON EEO= ROOK 30=6' .1.ai LNO m eF (1MEATED) vvvv ivvvvvvvvvvvvvvNZvvvv 08/01/2012 COOKE CREEK MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 - TACOMA, WA 98497 (253) 691 -8191 868 DE5CRIFOON PROJECT xu 11 -106 cc DDC nu, RID P0° "• CRAM BY: BR. L18fD B(: LCB CONSULTANT (COF(18Cf4T NNrACT mow: 353 - 380 -3958 lee: 753-583 -5691 • oerlemlwteptom BEYLER OFFICE 10314 10001 SL 5W • Plan. Design. Manage Lakewood, WA 98498 SHEET BRE FLOOR PLAN 3 A2.03 oF CALCULATED AREA TABLE TOTALS (9F) DIGJDED AIWA (ff) SET AIWA (W) PEST P R ISBS bB u9B LCIOiXR 560 95 485 Bvae(T 68 981 O TOTALS - 2b14 U(. 6' BASE WIGHT w( worm FLOOR 07/12/2012 COOKE CREEK MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 TACOMA, WA 98497 (253) 691 -8191 sax '1 SITE 106CISPIWN PROJECT 10 11 -106 COD VW ALE .wA901nw.ec- OW1NN OR BBL CJ!CD Bf: - LCD CENSUL ANT (COMBO VI BEYLER °`- Plan. Design. Manage BiEET ORE FLOOR PLAN 4 CONTACT phone: 253- 380.2953 fax: 253- 582 -5694 oarie+conw9kw.mn OFFICE 10314 100th 5L 5W Lakewood, WA 98490 OII -106 First Floor 04 ROBB w.r . BB EP (MATED) A2.04 of w CALCULATED AREA TABLE ToTAL5 (Hi) MIMED AHFA (ff). IET AHffA (F) MST ROOR Ire K 034 0F3COf R. 313 1 366 BASEMENT - IDS O TOTALS 1660 U60 .. 1600 183 ff ONEAT®) 08/01/2012 COOKE CREEK • MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC' P.O. :BOX 97193 .TACOMA, WA 98497 (253) 691 -8191 MAW 1 DATE 1 DESCRIPTION "f PROJECT Na 11 -106 GD DN0 FIE AM AA 11. AC 00 DEO a(: LCD CONSULTANT (IXPYRGITO: - hBEYLER Plan. Design. Manage SHEET TIRE 1 FLOOR PLAN 5 CONTACT phone: 153 -380 -1955 fax: 153- 591 -5694 beyierconsuitingatom OFFICE 10314 100th St SW IAk0rpp9, WA 99499 A2.05 CALCULATED AREA TABLE TOTAL6 TS) om1DE13 AREA TEN PET AMA (EN waTmoJrz sao n 7Hi eA6B90 w 346 607 TOTAL6 We 363 Uea 08/01/2012 COOKE CREEK MEADOWS. -' OM ER TODD SMITH, CEO COOKE : RIVERSIDE PROPERTIES, LLC ' P.O. BOX 97193 TACOMA, WA 98497 (253) 691 - 81.91. MW( DATE BESCRPROP1 PROJECT No: CAD DAC 11 E: 11 -106 41•I=, I DRAM Eft LTOio BT: ECB CONSULTANT ( CONTACT text: n.: e: 253-912-5694 253 - 80-2 berierconsuithwtom BEYLER OFS1C 10314 100th St SW Plan. Design. Manage tak. om, WA 95498 SHEET DOE FLOOR PLAN 6 z Lt W �s SHEET A2.06 r-6' CALCULATED AREA TABLE Ima0 ) ..oruo®almA(&) SE mraa (BF) ROT FLOOR 970 B( BA 'CAD FLOM IV 83 Is am 316 TOTAL6 42. oacLlDEO AEA. LEBB 94016' NEAP 1EClR,1 OF r- r FJLEFLACE BELOS 07/12/2012 COOKE CREEK MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 TACOMA, WA 98497 (253) 691 -8191, W5l( 017E DEXIRON PROJECT NO 11 -106 CO Or OLE *207 ROM PON ,.0. LIMN BY: BBL DVD BC lcB L_ 836 IF (IEAIED) • 63 OF (I21EA1E0) 0n -106 second Floor 01 ICAO AW.r • 096F (VEAIED) CBNBUSNO (2JPIRl9n1 BEYLER Plan. Design Manage SHEET ITU FLOOR PLAN 7 CONTACT phone: 353. 301 -41S7 fax: 333.336-3950 perwmw9kw.mm OFFICE 10314 1000: St SW Lakewood, WA 90498 A2.07 OF UA z oo • U CALCULATED AREA ` TABLE TOTAT.B (2¢) ECU/JED AREA (ff) €T AREA (S) F078T 0.008 860000.008 - 6411 630 TOMS U�1 101 1900 08/01/2012 COOKE CREEK MEADOWS ' `TODD SMITH, CEO. • COOKE RIVERSIDE. PROPERTIES, LLC P.O. BOX 97193 • TACOMA, WA 98497 (253) 691 -8191 MARK I 061E I *F5a0'TX3l PROJECT NQ 11 -106 rnoDIVA CRAM BY: ma A20e FILM RAN own mkt fri: tee W16ULTANT (OD 116101 k BEYLER Plan. Design. Manage WET TINE 1 FLOOR PLAN 8 CONTACT Phone: 253.301 -4157 fax: 253- 3363950 6eYlamnsuk6q•mm OFFICE 10314 100th 5t. SW Lakewood. WA 90•98 90 8 W off° A2.08. CF SHEET - - CALCULATED AREA TABLE TOTAL/3 FFiF) D0:11 DIED AREA OEM HET AREA (!¢) MET ROME MI 6e TB3 6rCao ROCR BO TOFAlB ip31 331 r,3ari 07/12/2012 COOKE CREEK MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 TACOMA, WA 98497 (253) 691 -8191 WRK I DOE 1 OESCRIPI103 PROJECT NO CO OAS FIE 11 -106 .09 Raw RAx 9DF 16919 Be BML Oat BY: LCe COMMON( (COPYRIGHT): BEYLER . CONSULTING Plan Design Manage OW DIE FLOOR PLAN 9 CONTACT 91w¢: 253 - 301-1157 fax: 253 - 3363950 6cY0.mm crn 10314 100th 5t SW Lkkew000, WA 08198 ff 6EAmED) F3 6G N4EATED) C) e.COFI80001111 SOYA Meet o 0 . W� A2.09 ce 6TAIDIG 6EAM PETAL . MP) • 6TAIDIC �A11 PETAL ROOF TTTP) II II 11 u II 11 11 0 11 AVE GRADE • 6'd• �R`A4\s W(- I�Q��W/ ��/!/ VW<Q -! /</ �Q�! /!/</ < •</!/!/Q�!/�/ <(</ ‘W/. BTAIONO 6EA 1 PETAL ROOF (TW') 08/01/2012 COOKE CREEK MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 TACOMA, WA 98497 (253) 691 -8191. BT ROOK. 54 /`I<•< /��I ��!I� /��IO�/ • ^! /««•:/< /w7,- , /! /w-a-,/ Iq~gir- �I��/ <" ✓ AYE GRADE+ 6' -Y wins 11E OESCRIPIIOR IROECT 110: 11 -106 CAD DIG FIE CRAW Ft 01. on Eft LCB OBI FLOW= 011111C w10U (mvnaanp BEYLER Plan. Design Manage CONTACT Phone: 253- 301 -4157 tax: 253-3763950 OIFIC 10314 100th R SW Ltkow 9. WO 90.06 WET TIRE ELEVATIONS 01 A3.01 CF STARNG BEAM PETAL ROOF RTP, I I I I I I I I I I I I DT HOCK • 94 AVE GRADE • 5-3' vv71ililrcf sITVW1WOr 7,W r iv1ivvv WV Wvvvvvv , - %W Jvv iv vv iVV J •i J i JvVV Jvv i .,,,,4'Tm i` 7/wow~vAI/yITOwy7 ,j BTAPD►G BEAM METAL RC F MP) . - 5TAADIG BEM A PETAL ROLF MP) 08/01/2012 COOKE CREEK MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 TACOMA, WA 98497 .(253) 691 -8191. MT ROOK • 7-9 'AVE GRADE • 0. -3' �( I I J V I I I JVV I VV JV J� I I I IV V VV IV IV J I J IINIIIIIl YI'dl!�!IIIIIIWIIIIIIII OLLwa...EBT ELEVATION DATE OESCRPOON PRDELT NO: 11 -106 CAO OR0 FHE• am anon. ms " CRAW Eft ®E CONSUU NT (COPFRBo CONTACT phone: 353- 301-9152 fax: 33 3-336 -3930 DeMmeaNu4in66660 BEYLER .o„,cE 10314 10019 F SW Pefl: Desi ga- Manage Lakewood, WA 9849e WET 1111E ELEVATIONS 02- 6TA,V6G BEAM METAL RDCF (TP) AVE -COT E eAe6'err GRADE • O stogotn sun METAL ROOF (TYR) 08/01/2012 . COOKE CREEK MEADOWS TODD SMITH, CEO. COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 TACOMA, WA 98497 (253) 691- 8191 -Mt GRADE • 4'41' w www4gz 2 .rten_ " .2.?w 492? +! "r4 ' O' -ve Hf 4�I . ✓I PROEM NO 11 -106 j j� j ? , ? j j� rye? j � jI� ✓I? j�� j � y �7, � z �✓� p�� > >,� `r � �. �7, CONSULTANT (COP6Rfifk CONTACT fax: 253-301.157 hx: . : . neMomns98b0.mm BEYLER OFFICE 10314100th St SW • Plan:Design. Manage Lake•mm, WA 09498 ELEVATIONS 03 A3.03 6TAIVOIG BEAM PETAL ROOF (TTP) D D D „�Ir II 1 1 0 1 1 1 1 1 1 1 1 1 11 1 II ET ROM • 9,4 I IIIII@ Illu l 111! A I r r r 1 r r r it it 06TA6fG LALL i ✓�� ` ii�rit i- ii ✓i ✓-i ✓`i ✓.i ✓ ✓ ✓i ✓ ✓ ✓.i ✓i- iii ✓i ✓.ii ✓ ✓ ✓ ✓i•i ✓ -i ✓ ✓ ✓ ✓• i ✓i•i✓ � '`i� �fi ✓ ✓ ✓ ✓` ONORTI N ELEVATION . NAP . STAMM BEAM PETAL ROLE (RP) n n AVE GARDE • 6'•T EN6B90 GRADE • 0 F[1 • � f7 /7 iyi, ,. ,._ ,i,.i7.7' /'i, /: /,i7' / 7i • i7i_.� i.i. /7/1r/;.7i7 *47 ‘N. OSOUIH ELEVATION W.M1I mem GRADE REM GRAZE 6T APING BEAM - PETAL ROOF (ITN F I7,7.V i.Por,% Wr4sT7/' IWW/ F2_ aTd.2WiPs1A 49..WA's-- WASTMMI91z2.M.l.W ✓9350%i,%A%Y�:i .42MTt; EAST ELEVATION RETA1QY 6W1 - STAM M SEAM .. PETAL 06 (TTP).. lu 111 M-• I' -1/ !'11W- '/97,-q•- '2yI'7!✓'!"I'!!.g- 9W)?W'?=7/y!I W% vey.<!g OUEST ELEVATION 111'd./ 07/12/2012 COOKE CREEK MEADOWS' TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC. P.O. BOX 97193 TACOMA, WA 98497 , (253) 691 -8191 NARK DATE OE536P(1011 PROEM' la 11-106 OW MG PRE OUR 5606l6 r Bin CHICO Eft CONSUL AM (COPf160n BEYLER COMBULMIC Plan. Design. Manage MEET JOIE CONTACT p0ae: 353 - 301 -4157 fa: 253-336-3950 LeFwm,wi6hi9soa OFFICE 10319 10039 SC 510 Lakewood. WA 96996 ELEVATIONS 04. A3.04 OF DT FLOOR • Y-0' ETA/06,6- 6EM1 PETAL ROOF (TTP) �o I 111 'AVE GRADE • 4-V ammo • o ..�oii:✓��C/�!/yO�i •;� �I7i�>/ I7�7/�>/�7/V.l � ✓vj /�7N /�G- I/ %/`�`�y%/yJ/7 % 7/yl/y//W�7I - ✓IyJIyJ/�j/�vI,Cj/r . . ONORTN ELEVATION w•iV ' FIER GRADE sravote OEM PETAL — PETAL ROOF (TTP) BT FLODR_Y4 AVE GRADE •4'-6' MWW/WWW/WWW��I�!/`\/' / / <i< wW /'lgg1 /W,∎7,,�q� ,S''t<,S' <,\7 - < "Sg 16A68'BR GRADE • O • CDeV • Fv ELEVATION STAIO6Y EMI IETAL ROOF (TP) 111111111 II 111i11111 11 111111 1111111111 /111111. 11101' 1111 lil ®�I�I E-1 1f 1 r 1 r 1 f r 1 �0�7/��I� ?��`��* �y//y%/�7�✓fI/�7IvJ/ j�rjij ;i7��i /I/N' jr> �/��/�%� �/�O�O�ON�/%/P I I°� /�r�'�/ /` /`�S OEABT ELEVATION 1A /.RI 6 El '74'4'1 ti �� ri `IV FETA66FYa WALL OUE8T ELEVATION 08/01/2012 COOKE CREEK. MEADOWS TODD SMITH, CEO COOKE RNERSIDE PROPERTIES, LLC P.O. BOX 97193 TACOMA, WA 98497 (253) 691 -8191 BARK 067E OESCRFIEN PROJECT NP. CAD 06G FILE: 11 -106 Nm omm mm ORANN 180 BILL CHO) BT: 10B . CQSUTMIT (CCPIT GIE): CONTACT - pa 63253 57 fax: 233-336-3950 Eoylvmnwmn6.mm BEYLER OFFICE 10314 1660. 59. 566 Plan. Design. Manage Ultevarood, WA 98.98 SHEET 1IRE ELEVATIONS 05 A3.05 66 87ARMYa BEAPI — . PETAL ROOF (77P) AVE GRADE • 4' 1 • - STAIDtG SERI PETAL ROOF (T1P) 1111 II �wii�� Diu i m ❑❑ ' (ifd'IS'(11�fYffflff� C�Q'Oc%i..' *2. rV"'I �I!eor4 IIQ'P"-IV4I 08/01/2012 87AIDt* 6E41 PETAL ROOF RP.). COOKE CREEK MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, -LLC P.0. BOX 97193 TACOMA, WA 98497 (253) 691 -8191 _1111111111111 l iiiiiiiiiii IIIIlflI 11 I II 111 I DESCRITIEN 1'. - AVE GRADE • 4•6' • eAePasrt GRADE • O .,aV.:: • PROJECT NG 11-106 CAO [NO FILL 41690906 CLOW DKU E7: C0610.7ANT (COPREfA(1) phone: 353.301.1157 y 253-036 -3950 be peylvmuu8lnp.mm -K NW' e {K{KeK!-K -the W'WKNNeKe`!1Oec<!-<c gS' �'t'v rte∎ eW''T{ eK {K'K W N'KeK(KeK NNN'KeCeKecNeK(. BEYLER OFFICE COMBOLTIVIO M 10311 100th SL. SW Plan. Deg - . gn. Manage LakeMeee. WA 98498. - SEE( fill ELEVATIONS 06. a co _! A3.06 0* 6TM01G SEAM FETAL ROCF TT) _ J 1.!4'IiL.JjI.jIIIiIij{iiii!'LJIiII 1� lum 014ORTI4 ELEVATION we •NY STAVING Bean • PETAL 143_P min • -3 _3 -3 -3 — Ave GRADE ► - �'L''` /\ter /7j�jy.� OSOUTH ELEVATION 8 ve•IMP' 1 W∎Nc' i\ �iA�`/ 71. JliuftIJJ1tllllH1I1I1U1llI1]ftUi1U1J 07/12/2012. COOKE CREEK MEADOWS TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC .P.O. BOX 97193. . TACOMA, WA 98497 .(253) 691 -8191 WAX 017E 6£5098 PROJECT t0 11 -106 CD WIG Fnt .07 FI£M710■6 07DF CRAM BY: DID BY: C SIMIAN (COMM* 810 5(5 VI BEYLER CONSULTING Plan. Design Manage SHEET IOIE CONTACT pkale: 253-301 -4157 hx: 253 - 336-3950 Ueykrmaullhlp.com OFFICE 1031410030 St SM L...000. MA 98490 ELEVATIONS 07 A3.07 fBT14016 NE10 FETAL ROOF 01114 u121 u LEI Ell 11 II 11 II 11 11 II 1 11 ?O FLOOR • 9'-0' • FIRER FLOOR • 0 INN G'G 4* /• /• M i 4#-#. 4*. M-G 4* ✓i✓i >/' 4-44.4 *4#-0.4* -44.44 G./#/4* -/ ; 444 -#4.-# /. OI NORTH ELEVATION W.no. .�STAI M wart . PETAL ROOF MP) .3D R. CR.Y4 • RR'ST FLOOR • 0 G• G✓/' /'G - /• i.'4# /•GAG• /- G✓/✓ . 4-# 4%-- /• I /'G ✓/'G G• '044.#.4 Oeouna ELEVATION /. .G I✓ / /•G G•/ G✓/✓/ ✓/✓/- / ✓/ G aTAFIDNG LFLM • . FETAL. TTYP) `�i` V'#V4‘. vGy//- sr77*Vr. r./4V /.7 /.7/.Y��.w/yj � v �J� vJr r v v /W7� �j�w /`Ji�i�P />i• /G•�i•ZG•G•/‘r- / /•7i`� / /� STA M BENI PETAL R7OF (TWO 08/01/2012 COOKE CREEK MEADOWS I ■Nllllllli e�llllllllll IiiB.!!I IIIIII!Ilii IIIIIIIIII� TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 TACOMA, WA 98497 (253) 691 -8191 . MIRK DUE DESCRIPTION /7/wwwrw ✓ rrwrrwrw%ws /r •i- em,- ej��ji• :-fwwsrry/-e#, PROJECT NR 11 -106 CID DNS Fly DRAWN BY: BWL DES Eft LCB Aso. UEVa a mac CO SI:LUNT (COPTRKNT}. BEYLER Plan. Design. Manage STELT 1111E ELEVATIONS 08 CONTACT phone: 253 - 3014357 hr: 253- 336 -3950 6eylnm,mfimp.mm OFFICE 10314 100th St. SW Lakewood, WA 90498 w A3.08 SHEET - OF 5T *DM BEAM METAL ROCF TP). 111111 MIIII 1��li. ,,,,,„,,,4_, , I 1 1111 del ,4 I -- — , ,^ iI 0 italk"4:s").*.z.-1,-,,,,,,,,,-;..,,,t.„,,,„.„,,, AVE GRADE • 6'+'— 6TYC$C 6E41 PETAL R7oF MP) 07/12/2012 COOKE CREEK MEADOWS. TODD SMITH, CEO COOKE RIVERSIDE PROPERTIES, LLC P.O. BOX 97193 . . TACOMA, WA 98497 (253) 691 -8191 PROJECT' NO. 11 -106 CAD Olt FLE 43.00 amln.a 11711.0 DRAWN BP: Bla 0060 BY: ICS COIauLTNIT (COPtRfc l) cosr,.cr VhorK: 353- 3011157 �[( • Pas: 253- 336-3950 ME GRADE • F-b_ RmIEO GRADE BEYLER 10314100th R'SW Plan. Design. Menage iam..eoe, w■ sees SHEET 1111E W.W\Q'WW-V' !'Q'Q'Q' . Q' Q Q 'Q'Q`i/y/"/iW.Q'Q'Q.Q'!/V'QWp W/ OBOUTg. H ELEVATION YIP. 4 OOEBT ELEVATION MI. PV ELEVATIONS 09 A3.09 ce a RESUBMITTAL 08/03/12 REC D ,AUG 03 2O12} OM Please add Plan MUN84 ITY fo landscaping sheet: Plant selection requirements: 1. Plants shall meet the current American Standard for Nursery Stock and shall be healthy, vigorous and well - formed, with well- developed, fibrous root systems, free from dead branches or roots. Plants shall be free from damage caused by temperature extremes, lack of or excess moisture, insects, disease, and mechanical injury. Plants in leaf shall be well foliated and of good color. Plants shall be habituated to outdoor environmental conditions (hardened -off). 2. Evergreen trees shall be a minimum of 6 feet in height at the time of planting. 3. Deciduous trees shall have at least 1 2" caliper at time of planting, determined according to the American Standard for Nursery Stock. 4. Shrubs shall be at least 18 "at height at time of planting. 5. Irrigation: All landscape areas shall be served by an automatic irrigation system. Water conservation features such as moisture sensors with automatic rain shut -off devices, automatic timers, pressure regulating devices, backflow prevention devices, separate irrigation zones for grass and planting beds, and sprinkler heads matched to site and plant conditions shall be installed. Irrigation water shall be applied with goals of avoiding runoff and overspray onto adjacent property, no- irrigated areas and impervious surfaces. Planting Notes: 1. Site preparation and planting of vegetation shall be in accordance with best management practices for ensuring the vegetation's long -term health and survival and shall include incorporation and tilling in of organic material to a depth of 18 inches and mulching. (Tilling and mulching can be done in layers or by hand if you are unable to secure a tiller that will go to 18" depth. This is a code requirement and many root balls of balled and burlapped trees and large pots or at least 18" in depth.) 2. Dig a hole that is the same depth as the size of the root ball and 2 times wider than the size of the root ball. Planting pits must be only the depth of the existing root ball or else the bottom of the planting pits must be compacted prior to planting to insure there is no settling. If planting on a slope, dig a shelf that is two to three times the size of the plant root ball. 3. Root balls of potted and balled and burlapped (B &B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. The plant should be completely vertical. The top of the root flare, where the roots and the trunk begins, should be about one inch from the surrounding soil. 4. Fill the hole with the original soil, watering to remove air pockets. If planting on a slope, create a soil berm at the front of the plant. Water the tree or shrub again after the transplant is complete. 5. Spread 4 inches of arborist chip mulch over the entire planting area. The mulch should not touch the plant trunk or the tree root flare. Maintain at least a three inch mulch -free ring around the base of the plant trunks, woody stems and crowns of perennial plants. Submitted by Todd Smith, CEO, Cooke Riverside Properties, LLC. March 10, 2011 Our Comment to City's Technical comment March 10, 2011: Planning 2. "Additional Geotechnical Study" was not included. My error I included the infiltration evaluation as requested by earlier Technical comment. 3. Provide a description of sequencing for the development given the City's requirement to put in infrastructure to obtain final short plat approval prior to applying for any building permits. Also address timing of wetland improvements relative to the cottage development. I will attach a project schedule. Rain Garden Planting Plan Sheet 1. Number or label this sheet. Please Change to L0.02A if we are to keep it as part of our submittal. In light of this issue concerning the rain garden concept drawing it might be better to remove it from the submittal. The city has not asked for this drawing in previous comments. My position is it is not required for this Design Review. It was submitted as a concept drawing only to add flavor to the design. Todd Smith, CRP, LLC 2. Create a table on this sheet that lists the rain garden zone, the plant species, the quantity and the plant spacing. I thought we had addresses the Landscape comments. These are not construction drawings and I am in a quandary at why the city keeps trying to make them into that. If they give us approval on the concept (both building and landscaping), then we move into that level of review. I have been informed that this is the way many other cities handle the process. Will the City assume financial responsibility when their recommended methods, procedures or plant dies? I think not. This drawing was made for concept only, to provide flavor. We have six rain gardens they will be detailed during construction drawing phase. For example they want a plant quantity for the rain garden concept. I haven't drawn the entire rain garden so what does the quantity in the chart refer to but for a bit of work that's going to change? If they like what they see then approve with the conditions that approval occurs when the construction drawings are complete. Ken Large, KLLA 3. Hazelnut should be in zone 3 not in zone 2. It needs dryer conditions. You could substitute Indian Plan in or Elderberry in zone 2 Same as comment 2, this is a valid point which will be address during construction drawing. Submitted by Todd Smith, CEO, Cooke Riverside Properties, LLC. March 10, 2011 RECE.:1 62 AUG 03 2012 COMMup Design Plan Comments: Please address all technical comment to Todd Smith, CEO. DEVELOPAWJ7 Provide a description of sequencing for the development given the City's requirement to put in infrastructure to obtain final short plat approval prior to applying for any building permits. Also address timing of wetland improvements relative to the cottage development. Provide a statement form Designs Northwest detailing their role in this project To accomplish infrastructure improvement and wetland mitigation sequencing of the development will be two fold. I have talked with numerous funding agencies to discover that to get this project off the ground recordable lots if not required but is recommended. The Wetland improvements preferable should be done during the period units #6 & 7 are excavated and built to reduce the impact on the wetland later in the project. Thus to build Units #6 & 7 the lending agency would want the underlying lots recorded. This would allow me to submit Construction Drawings, while the wetland is modified. Thus we would request that because Units #6 & 7 are not encumbered the City would allow me to record these two lots prior to completing short plat. We have received from King Conservation District (KCD) a grant to supplement the work to enhance the area from the wetland buffer to the creek for 2012. We have received from USACE #29 permit to do Wetland Enhancement for 2012. Stage One: 1. Record lots #6 & 7. 2. Commence wetland improvements and obtain approved Construction Drawings for unit #6 & 7. 3. To repair /mitigate the wetland area and build units #6 & 7. The bulk of our grading activities take place. We are able to place silt barrier below #6 & 7 during construction phase then move it East of these unit when completed. Protecting the wetland as the project is under construction. 4. Finish wetland and install preliminary rain garden. 5. Install the French drain along S boundary as described in Civil Plan while the overflow drains to wetland. 6. Units #6 & 7 are furthest from the street which allows us to install necessary infrastructure required for short plat and required by construction loan. As utilities are installed to unit #6 & 7 utility stubs would be capped to the other lots. a. We place a fire hydrant on East side of Macadam bring the water main across, stub all the houses and place water meters for units #6 & 7; b. Connect sewers to the existing stubs along Macadam, approved by Valley View; c. Work with City Light to install community service panel and run conduit from panel to individual lots, and service to #6 & 7. d. Work with Puget Power to provide gas lines and meters to individual lots; 7. Install Private Road to access foremost units #6 & 7. Utilities which are designed under driveway would be completed. 8. I would request a variance to Short Plat requirement allowing the sidewalk subsurface material be installed while postponing hard surfacing to improve access to units #1 & 2 during construction of Second Phase and prevent construction damage to sidewalk. We will excavate this area during 1St Phase to provide concept contours for utilities, rain garden, landscaping and signage. 9. Lots #1, 2, 3, 4, 5, 8 & 9 and the promenade will be graded accordingly to meet Short Plat requirements. 10. This will get us a completed short plat and recordable lots except for the requested variance for finished sidewalk, which will be installed during 2r Phase. Second Phase: 1. Units #6 & 7 are complete along with short plat. Lots 1, 2, 3, 4, 5, 8 & 9 are recorded, while Construction Drawing for units #8, 9, 4, 5, 3, 2, & 1 are submitted and approved. Construction begins to complete project, order of foundations units #8, 9, 5, 4, 3, 2 & 1; Buildings #8,9, 1,2, 5, 4 & 3; The promenade and access stairs next to #1, 2 & 4 will be completed when it is most feasible. 2. Sidewalk completed after foundations #1 & 2 are completed, back filled and during process installing front rain garden, landscaping and parking space #19. Connecting rain garden to storm water sewer. 3. Complete rain garden flowing west through promenade and landscape promenade. Silt barriers will be positioned accordingly to protect wetland and limit offsite impacts. 4. Complete Landscaping for Tots and promenade. Technical comment Basement Area Concern: Basement areas do comply with the Option Housing Ordinance, "Excluded area is unheated storage space located under the main floor of a cottage." These houses have limited storage space. The garages are required to be used for vehicles with limited storage space. I believe what you are requesting is beyond the scope of the Ordinance. Unit Detail comment: It is important to note that my previous submittal included siding details as to the look and feel of the buildings. The new CAD files for unit #1 -9 are without these details included since they were described on my previous submittal. These drawing address Floor Plan size criteria describing excluded areas and Elevation details that manage 6/12 roof slope above 18'. Changes were made to limited the size of the units and maintain the 1500SF criteria without compromising the submitted Site Plan. Architectural consultant comment: Design NW role to the project will be as I have stated to review plans as necessary and provide architectural consultation as needed. DNW has a retainer on file and we consult on the project within the terms of the Ordinance. Because Chandler Stever's drawings were hand drawn I contracted with Landon Beyler P.E. to get the drawings in CAD to address the technical concerns of roof pitch and size criteria. Having a signed form I believe is beyond the scope of the Ordinance. Preliminary Short Plat comment: I have contracted with Schroeter Survey to provide preliminary short plat details. They will provide the data as soon as possible. Landscaping comments from Technical Comments #3: This is complete and I responded to this comment with last submittal which I believe was accepted. There is little if any Landscaping during Short Plat while lot landscaping design will be provided during construction drawing phase. We will provide final landscape design after Design Review is approved and during final Short Plat approval. This is the appropriate time to address final landscape design. We need approval of the overall landscape design during Design Review not the specifics. Submitted by Todd Smith, CEO Cooke Riverside Properties, LLC. . City of Tukwila Department of Community Development Land Use Routing form for Revisions TO: P:..i-Dave_ lFire Building RECEIVED dUL 16 2011 TUKWILA PUBLIC WORKS Ali FILE NUMBER L09 -013 Design Review Project: Cooke Cottages Address: 13325 Macadam Road Date transmitted: 7/15/2011 Response requested by: 7/29/2011 Planner: Stacy MacGregor Date response received: COMMENTS Dave and Don, L09 -020 Short Plat still to be submitted. Please put your comments in the form of conditions if at all possible. Thanks! Stacy (N• CohnmE0.1.s. o�Fyr, stl�� DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: City of Tukwila Department of Community Development Land Use Routing form for Revisions TO: PW -Dave WiTt677 Building FILE NUMBER L09 -013 Design Review Project: Cooke Cottages Address: 13325 Macadam Road Date transmitted: 7/15/2011 Response requested by: 7/29/2011 Planner: Stacy MacGregor Date response received: COMMENTS Dave and Don, L09 -020 Short Plat still to be submitted. Please put your comments in the form of conditions if at all possible. Thanks! Stacy �t� �o ►'wyy�,t c AV‘x J Avvvk v' u W °N `\ w ` - ❑ DRC review requested ❑ Plan submittal requested a Plan approved Plan check date: `Ii25 \s\\,\ Comments prepared by: \s\ • • City of Tukwila Department of Community Development Land Use Routing form for Revisions TO: PW -Dave Fire B i�ldng FILE NUMBER L09 -013 Design Review Project: Cooke Cottages Address: 13325 Macadam Road Date transmitted: 7/15/2011 Response requested by: 7/29/2011 Planner: Stacy MacGregor Date response received: COMMENTS Dave and Don, L09 -020 Short Plat still to be submitted. Please put your comments in the form of conditions if at all possible. Thanks! Stacy L+t t t ti ct t7 1"41e-' E:t-ir ci2i4 . tc (cooln) �; a m : lit -DI (SIC{ CDPt~ ig. lat6 tvieN ', mrt-X0 LLA > ._; �., 1.4. 5' -5 Z6415-t) t_%N e, t Pe t 3)1T`tOW i N F FECT T l A 1: MP e*F re.V.WAV • Aef3LAcArloNt. 1146 I NGL -rt, GDD'E5' ` L'A-1 tD Te, PCOM 71W44/ C'1VNAN344L r►Sf, GAS 4' MD sLeoratcal. I N /atd.A 1Ot G et 6-L-L 1 t-tTER.\Oia A.ND � .dote tz4 Aitta iemotam TIP Ma. goo lost, 1 ,,,,,Rrl � G i6 L k.1.UMltJctribN, akvp Lool.ALT, aPl° j D 6TZ R6 t e, cc c;&-M57 t K '1i{C E y2)17m- 14lvWA -'i"wD �1CCMMON �► 5 - pizooPIN 04..r. -ro a= i eoPei oca,.thi4, C� d'ero-a-t �4ier- ii--", bite At (, t 440464- ?4° rJ e„,.. bta`AGer/ ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: RESUBMITTAL 07/11/11 ELECTRICAL VAULT 0 o \ o -ecr- -- - - BLDG 6 BASEMENT• •54' MAIN FLR • +63' STONE I. AVMG BLDG 5 MAW FLR • +l0 BLDG 4 BLDG 3 GARAGE • +61' MAJN FLR • 411' GARAGE • .61' MAIN FLR • +71' BLDG 2 GARAGE ..59. MAIN FLR • +B9 Private GVea•I3 Space � PNW, 4. Open Space BLDG 7 BLDG 8 MAW FLR • +63' BLDG 9 A i0d 7 • TII dr OPEN SPACE r Private OP. I Space BASEMENT •.69 MAW FLR • •T9 BLDG 1 GARAGE • M1' MAN FLR • +71' S I T E P L A N O1'•10-0• • stew shi• Seend GRAPHIC SCALE " North kva A1.01 ELECTRICAL VAULT M'd -err - - - - BLDG 6 BASEMENT • .64' MAW FIR • .63' 0 BLDG 6 PARKING O STONE PAVING Open • Spa. 0 O BLDG 7 PARKING MAIN FLR • .71 Private Open ■ Space Open oaceilE 1 BLDG 7 BASEMENT • +69.5' MAW FIR • BLDG 8 MAIN FLR • X66' BLDG 9 BASEMENT ••667 MAW FLR • *78' r N ri Sp�ITE PARKING PLAN 11)1 51 OPEN SPACE BLDG 1 GARAGE • •61' MAIN FLR • .71' GRAPHIC SCALE Nab I , j m:°su s•m North 0 Q o • co ce • E W co • Q U m W ca O (V Ci Y U -H A1.02 a 4..!10,04-7 •69. rs Pv- open S p a ce .62 5/ Private Open trace SITE PLAN BLDG 9 BASEMENT. riti: • .78. Private Open Space VhElf) ,Mr-Ear 4711(?)e GRAPHIC SCALE ° 1 01 MKT 1 1 bolt 10 10 -10 North kva 0 oti E ui co LLI re ca = 0 C•I 0 gj 0 A1D5 • eArpT (sTneer) eizMizataq /cm:, 6. RECEIVED ES ma. 2 0 -juj 0 LU ° aawriolv • REC E l' {.. § IJUL 11 2011 COMMUN . DEVELOPMEiil Cr- RECEIVED 'JUL' 1 1 20111 COMMUNITY DEVELOPMENT CO COOKE CREEK MEADOWS 13325 Macadam Road. Tukwila, WA. • ;;" I. I RECEIVED UL 11 20111 COMMUNITY DEVELOPMENT COOKE CREEK MEADOWS 13325 Macadam Road. Tukwila, WA. • II iii...,w--7. rc.,4 1)1111494 11111116 0 I 1 0,:g .1:11,2! iroo, 1 N-- RECEIVED JUL 11' 2011 1 cidOMMoUNiTY T • COOKE CREEK MEADOWS 13325 Macadam Road. Tukwila, WA. a' 5 • iOtV 0 rn 0 **-ub" /-/-4n0C-9 iir !114! 7461,6 ri-li0.14111.4, ki-4-1,CAS "WM - 1iIi 1,,i 11 - 104,1 ‘9.1—z1 /M 4J1d4 '4f. !!! I I ; I ' I- • , '11111 • ;491,.,1 ' _5•0' fi4 TeCEIVED JUL 11 20111 cOMMUNITY aEVELOPMENT co 01 COOKE CREEK MEADOWS 13325 Macadam Road. Tukwila, WA. ; 1‘ • CHANOLFRSTLVLPl vrortimaaraxzer. `"" =1-7AULTZIFffeL • R EV D JUL' 11 20111 COMMUNITY DEVELOPMENT W O a) COOKE CREEK MEADOWS 13325 Macadam Road. Tukwila, WA. ..."=•"."°"235:317::021, II '19 j UUNDL R �SnvyEn —, WAIL CIIMOWSIMAIKOOKASIFF7 COKRCD .00o 1N[1lK ROOE L�f ILIA ?: f 111,111111j �I( �I �ncim IIII IC • E 1.11,222S � e.SFwEx 6ELO. Wt. 50.0 CONoom 1 - NORTH ELEVATION e 3 - SOUTH ELEVATION • r.rw pwxc .1.0 90ud n0121_ - nnri SUNG xwa. .owD swxc si.xwlr. SFNi KlN ROOF ROOF uDM 1. 'mil I - WEST ELEVATION o W H O UxE wwulEs WSCUDO MOW 4 EAST ELEVATION o kva (1) 0 • • W p 2 cc • E W Lu N Q • U W cp 0 N 3 0 M A3.07 • RIDGE • W000 1 - NORTH ELEVATION 3 SOUTH ELEVATION ,w WOOD SONG WOOD SONG 2 - WEST ELEVATION 4 - EAST ELEVATION kva co 0 Q m w 2 CC W m LLI 13¢ o w 2 ca 0 N Q(h -Y 2 i A3.08 17"i- .o0c • RI • %c,lo 0.1.er 0encAD PIS GRAPE P.P 000.. RANE,s 1 ...„...-.NORTH ELEVATION HOOP, /--- ---t. ro YA. " :sMPE SOUTH ELEVATION OPSPIED.UNI INCOCAPI 1-. r6 so E " 0 • 2 WEST ELEVATION o L - EAST ELEVATION 0 2 M0C 0 !tc,cgo 0 =RR 0 :7,T BASEMENT FLR. 000. cL) 5 0 0 • w 2 w WcO w -0 cc 0 w csi § ct",3 A3.09 • HOUSE #1 EXCLUDED AREAIINTERIOR AREA CALCULATED INTERIOR AREA TABLE (Excluded Perimeter Wall) TOTALS FIRST FLR. 842 46 888 SECOND FLR. 573 159 732 BASEMENT 0 888 888 TOTALS 1415 1093 2508 EXCLUDED AREAS 1ST FLR. 2ND FLR. BASEMENT PERIMETER WALL (for reference) 134 116 134 CLOSET SPACE 38 13 0 UNHEATED BSMT. SPACE na na 888 HEAD HEIGHT>6'0" na XX 0 STAIR SPACE 0 146 0 BAY WINDOW na na 0 FIRE PLACE 8 na 0 OCCLUDED AREA TOTALS 46 159 888 (EXCLUDES PERIMETER WALLS) A 5a■ r?1 6E0 aZ !I CA' . • " Pl. . \\--) — 1-NP FLoox icLiku r-' V, • a c/: amt., t, - r 4 r 2 "—taKAL.1.- 05464540-1q7 aiiteAefE PLA41/41 I rrce..,„ - T 1 1 - 4 /sr F-L002 J°/-4M1 A2.01 • • \ HOUSE #2 CALCULATED INTERIOR AREA TABLE (Excluded Perimeter Wall) FIRST FIR. SECOND FLR. BASEMENT TOTAL TOTALS Excluded Area lnteriar Area 820 54 874 438 220 658 0 874 874 1258 1148 2406 EXCLUDED AREAS 1ST FIR. 2ND FLR. BASEMENT PERIMETER WALL (for reference) [ 146 130 146 CLOSET SPACE 41 20 0 UNHEATED BSMT. SPACE 0 0 874 HEAD HEIGHT>6'0" 0 XX 0 STAIR SPACE 0 200 0 BAY WINDOW 7 0 0 FIRE PLACE 6 0 0 EXCLUDED AREA TOTALS 54 220 874 (EXCLUDES PERIMETER WALLS) /1 Nt *t sl:L• S ifw'ar h +pj - b i4 a • J r i __._ L, o a.vr. fLoo, ftAw LU C• 4 ,..k,„„ r-1 z JW 0 :_ ID s 5:), 0 ilk. c` n • a -o r \ L ■<n 1 i' iF7 .^t ? -cy ) /ST P .00g PLAA/ J t Lrl - 7 RECEIVED �. 2.4 cY _ _ ciAg.4&E.* 716-1 ,v3Astiti-r 1914A1 I-111 H0v56 ?16- 41- CIARAcit- E _ 2 w _1 0 Icu3 / I '61Tvg 43AN T* fvf_AN HodE,x, !!1 kva A2.02 se; • HOUSE #3 EXCLUDED AREAI INTERIOR AREA CALCULATED INTERIOR AREA TABLE (Excluded Perimeter Wall) TOTALS FIRST FLR. 617 22 639 SECOND FLR. 328 136 464 BASEMENT 0 870 870 TOTAL 945 1028 1973 EXCLUDED AREAS 1ST FLR. 2ND FLR. BASEMENT PERIMETER WALL (for reference) 120 100 130 CLOSET SPACE 16 12 0 UNHEATED BSMT. SPACE 0 0 870 HEAD HEIGHT>6'0" 0 XX 0 STAIR SPACE 0 124 NA BAY WINDOW 0 0 0 FIRE PLACE 6 0 0 EXCLUDED AREA TOTALS 22 136 870 (EXCLUDES PERIMETER WALLS) l& ' 2 x.s, qe- t-laJ%E# 2 E f? a rg51,,aAs rr flay 11. o" 1-Wir) fi4OR1I-.of7- s 17•o % 3'• e - i 1 l'ir rGaoR Pty! , ''a� 3 ✓ - 1 kva O 2 Cc E wv 0 ce �> W I tp M A2.03 HOUSE #4 CALCULATED INTERIOR AREA TABLE (Excluded Perimeter Wall) TOTALS Excluded Area Interiar Area FIRST FLR. 829 75 904 SECOND FLR. 422 174 596 BASEMENT 0 904 904 TOTAL 1251 1153 2404 EXCLUDED AREAS 1ST FLR. 2ND FIR. BASEMENT PERIMETER WALL (for reference) 1 140 105 140 CLOSET SPACE 35 37 0 UNHEATED BSMT. SPACE 0 0 904 HEAD HEIGHT >6'0" 34 15 0 STAIR & OPEN SPACE 0 122 0 BAY WINDOW 0 0 0 FIRE PLACE 6 0 0 EXCLUDED AREA TOTALS 75 174 904 (EXCLUDES PERIMETER WALLS) i i , ZND pL ooff, fy„Ai ! • , RECEIVED JUL' 11 20111 COMMUNITY DEVELOPMENT fL-A / *C.!' 1,5 off •2I 'o A2.04 • • HOUSE #5 EXCLUDED AREAIINTERIOR AREA CALCULATED INTERIOR AREA TABLE (Excluded Perimeter Wall) TOTALS FIRST FLR. 981 159 1140 SECOND FLR. 197 249 446 BASEMENT 318 822 1140 TOTAL 1496 1230 2726 EXCLUDED AREAS 1ST FLR. 2ND FLR. BASEMENT PERIMETER WALL (for reference) 130 121 130 CLOSET SPACE 57 26 24 UNHEATED BSMT. SPACE 0 0 798 HEAD HEIGHT >6'0° 0 100 na STAIR & OPEN SPACE 95 123 included BAY WINDOW 0 0 0 FIRE PLACE: not shown 7 0 0 EXCLUDED AREA TOTALS 159 249 822 (EXCLUDES PERIMETER WALLS) 1 -G 4- :.CG- FuTi V 5 l i °ti7 ter r �rw p I � fi 1,c t tt.Fi4 i9- I Iy �0 1IF - 14 011 j • 1 / G_rL - --44i- 014/V FI-A=C R FLAX/ r -7 Co u.r eEDA+ 1, rr1 1 . vx f�•_ /o` 4.%49-1 0 0 • 2 c W cC W 8Q CC w2WI 8c•, v - z A2.05 • HOUSE #6 EXCLUDED AREA' INTERIOR AREA CALCULATED INTERIOR AREA TABLE (Excluded Perimeter Wall) TOTALS FIRST FLR. 707 96 803 SECOND FLR. 249 166 415 BASEMENT 532 271 803 TOTAL 1488 533 2021 EXCLUDED AREAS 1ST FLR. 2ND FLR. BASEMENT PERIMETER WALL (for reference) 134 86 134 CLOSET SPACE 19 6 14 UNHEATED BSMT. SPACE 0 0 245 HEAD HEIGHT>6'0" ?? 0 50 12 STAIR & OPEN SPACE 70 110 0 BAY WINDOW 0 0 0 FIRE PLACE 7 0 0 EXCLUDED AREA TOTALS 96 166 271 (EXCLUDES PERIMETER WALLS) PEJ4t), )4 - -1 f- -1 t=1------ ---- • 1 t:, 1 I,,,F--,:,-,--,„ ii,4,,,,,,,, tr----- ,. 7 LT.1441 ..2-)4 1 , , - • •., Fez: w--0-1 e, • • .SW4ar- -ti *.F. 4...7"?...---- --". .- ',... al NI i --, ,,,... ..,,,, .1 -0 t (4 • 4 4 01 • • a P' Er e*SE-HeArr leixt,A . rtAiv IL n--II qmi Mg ....1 0 U l = % 1' ,p 1' j. T 1 L I t\,. • 117 • 5e gAla FLOOAK fr—AX/ /1.0f7- 7f, - 1-1--- --,----r— -4-7---__:,• -.: ill ( r ' 410:4 kOi 44 1 . FLoog. • 2Y -o LEMON J GOUT UNHEATED SPAS REEDePO CH / TRE —J _J IIIn1 u1 f't W —� OPEN TO BELOW J\ Oil J poor BELO* ROOF BEL. 3 SECOND FLOOR CV pu `-4 2 E It SAY FIRE ROW •0 O CLOSES 2 - FIRST FLOOR o EXCLUDED AREA INTERIOR AREA CALCULATED INTERIOR AREA TABLE TOTALS (ExCLUDES PERIMETER WALLS) (EXCLUDES PERIMETER WALLS) BASEMENT FLR. 493SF 286SF 779SF FIRST FLR. 680SF 110SF 790SF SECOND FLR. 259SF 133SF 392SF TOTALS 1432 SF 529SF 1961SF EXCLUDED AREAS BASEMENT FLR. FIRST FLR. SECOND FLR. PERIMETER WALL (FOR REPERERCE) 86SF 86SF 62SF CLOSET SPACE - 14SF 40SF UN HEATED SPACE 200SF - - HEAD HEIGHT > 6. -0" - - - STAIR SPACE - 67SF 80SF BAY WINDOW - 16SF FIRE PLACE - 13SF 13SF EXCLUDED AREA TOTALS (EXCLUDES PERIMETER WALLS) 286SF 110SF 133SF 03 O 0 • W O 2 CC E N Q • U O N 0M Y Ua—I —' A2.07 2 FIRST FLOOR SCALE 1{1,1,P o• COVERED PORCH / MEWS DELON 3 w SECOND FLOOR E,�E. EXCLUDED AREA INTERIOR AREA CALCULATED INTERIOR AREA TABLE TOTALS (EXCLUDES PERIMETER WALLS) (EXCLUDES PERIMETER WALLS) FIRST FLR. 863SF 15SF 878SF SECOND FLR. 616SF 88SF 704SF TOTALS EXCLUDED AREAS 1479 SF 103SF 1582SF FIRST FLR SECOND FLR. PERIMETER WALL (FOSREFERSRGE) 99SF 69SF CLOSET SPACE - - UN HEATED SPACE - - HEAD HEIGHT > 6. -0" - - STAIR SPACE - 73SF BAY WINDOW - FIRE PLACE 15SF 15SF EXCLUDED AREA TOTALS (EXCLUDES PERIMETER WALLS) 15SF 88SF kva 0 0 � W 2D E W LLI N Q> U LC W2Di O CV 0 2 U A2.08 • 1/666110 SP. 1 -N BASEMENT: • L i i i PEl1K BEIMR r J ROOT BELOW 3 SECOND FLOOR 2 - FIRST FLOOR EXCLUDED AREA CALCULATED INTERIOR AREA TABLE ToTALs INTERIOR AREA (EXCLUDES PEROAETER WALLS) BASEMENT FLR. 497SF 310SF 807SF FIRST FLR. 710SF 97SF 807SF SECOND FLR. 276SF 82SF 358SF TOTALS 1483SF 489SF 1972SF EXCLUDED AREAS BASEMENT FLR. FIRST FLR. SECOND FLR PERIMETER WALL (FOR REFERENCE) 93SF 93SF 46SF CLOSET SPACE - UN HEATED SPACE 310SF - - HEAO HEIGHT > 6. -0' - - - STAIR SPACE - 82SF 82SF BAY WINDOW - - - FIRE PLACE - 15SF - EXCLUDED AREA TOTALS (EXCLUDES PERIMETER WALLS) 310SF 97SF 82SF kva N 0 0 • W o 2 CC • E W • £ 2 < o w of pN M �U - I- A2.09 • 171 ( DRAFT DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RESERVATIONS OF COOKE`COTTAGES' THIS DECLARATION, made this day,of May, 2011, by Cooke Riverside Properties, LLC, hereinafter called "Developer." WITNESSETH: WHEREAS, Developer is the owner of the real property described in Article II and desires to create thereon a residential community with solar collectors /co- generation facilities; and other common facilities for the benefit of said community; and WHEREAS, Developer desires to provide for the preservation of the values in said community and for the maintenance of said solar collectors /co- generation facilities and other common facilities; and, to this end, desires to subject the real property described in Article II (together with such additions of property as may hereafter be made) to the covenants, conditions, restrictions, reservations, easements, charges and liens hereinafter set forth, each and all of which is and are for the benefit of said property and each owner thereof; and WHEREAS, Developer has deemed it desirable for the efficient preservation of the values in said community to create an agency to which should be delegated and assigned the powers of maintaining and administering the community properties and.facilities and administering and enforcing the covenants and restrictions and collecting and disbursing the assessments and charges hereinafter created; and WHEREAS, Developer has incorporated, or will cause to be incorporated, under the laws of the State of Washington, a non - profit corporation, Cooke Cottages Homeowners Association, for the purpose of exercising the above - stated functions; NOW, THEREFORE the Developer declares that the real property described in Article II (together with such additions as may hereafter be made) is and shall be held, transferred, sold, conveyed and occupied subject to the covenants, conditions, restrictions, reservations, easements, charges and liens (sometimes hereinafter referred to as "CC &R's) hereinafter set forth. ARTICLE I. Definitions The following words, when used in this Declaration or any Supplemental Declaration, shall have the following meanings: (a) "Association" shall mean Cooke Cottages Homeowners Association. (b) "The Properties" shall mean all such existing properties and additions thereto as are subject to this Declaration or any Supplemental Declaration under the provisions of Article II. Page 1 of 11 • • (c) "Common Properties" shall mean those areas of land shown on any recorded subdivision plat of the Properties that are not within a Lot or are intended to be devoted to the common use and enjoyment of the owners of the Properties. (d) "Lot" shall mean any plot of land shown upon any recorded subdivision plat of the Properties with the exception of Common Properties as heretofore defined. (e) "Owner" shall mean, whether one or more persons or entities, the record owner of the fee simple title to, or the contract purchaser of, any Lot situation upon the Properties, but shall not mean the mortgagee unless and until such mortgagee has acquired title pursuant to foreclosure or a proceeding in lieu of foreclosure, (t) "Member" shall mean all those Owners who are members of the Association as provided in Article III, Section I. ARTICLE II Property Subject to This Declaration: Additions Thereto Section 1. Existing Property. The real property which is and shall be held, transferred, sold, conveyed and occupied subject to this Declaration is located in King County, Washington, and is more particularly described as follows: That portion of Tract 63, Riverside Interurban Tracts, according to the plat thereof recorded in Volume 10 of Plats, page 74, records of King County, Washington State; Beginning at the southeast corner thence west 223 feet; thence North 95 feet; thence East to 42nd Avenue South; thence Southeasterly to the point of beginning. and, That portion of Tract 63, Riverside Interurban Tracts, according to the plat thereof recorded in Volume 10 of Plats, page 74, records of King County, Washington State; Beginning 223 feet West of the Southeast corner, thence North 75 feet; thence West to the West Line; thence South to the South Line; thence East to point of beginning. and, That portion of the north half of South 134th Street, as established in the plat of Riverside Interurban Tracts, according to the plat thereof recorded in Volume 10 of Plats, page 74, records of King County, Washington State; which abuts the real property described above; Page 2 of 11 • • DRAFT SUBJECT to an easement for any known or unknown utilities on the premises. and, That portion of Tract 63, Riverside Interurban Tracts, as per plat recorded in Volume 10 of Plats, page 74, in King County, Washington, described as: Beginning 223 ft W of the SE corner of said Tract; then north 75 feet to the True Point of Beginning; Then north 20 feet; then west, parallel to the South line of said Tract, 94 feet; thence south, parallel to the West line of said Tract, 20 feet; thence east parallel to the South Line of said Tract to the True Point of Beginning. which real property shall hereinafter be referred to as "Existing Property." Section 2. Additions to Existing Property. The Developer, its heirs and assigns, shall have the right to bring within the scheme of this Declaration additional properties, in future stages of the development, all of which additional properties shall become fully subject to this Declaration. The additions authorized under this subsection shall be made by filing of record of a Supplementary Declaration of Covenants and Restrictions with respect to the additional property which shall extend the scheme of the covenants and restrictions of this Declaration to such property as may be necessary to reflect the different character, if any, of the additional properties and as are not inconsistent with the scheme of this Declaration. Such Supplementary Declaration may contain such complimentary additions and modifications of the covenants and restrictions contained in this Declaration. ARTICLE III Membership, Rights and Duties in the Association Section 1. Membership. Every person or entity who is a record owner of a fee interest in, or a contract purchaser of, any Lot which is subject by covenants of record to assessment by the Association shall be a Member of the Association. Section 2. Voting. Members shall be entitled to one vote for each Lot in which they hold the interests required for membership. When more than one person holds such interest in any Lot all such persons shall be Members, and the vote for such Lot shall be exercised as they among themselves determine, but in no event may more than one vote be cast with respect to any Lot. Section 3. Meetings. There shall be an annual meeting of the Members in the last quarter of each calendar year, or at such other time as the Board may by resolution adopt, at such reasonable place and time as may be designated by written notice of the Board delivered to the owners no less than thirty (30) days prior to the date fixed for said meeting. Special meetings of the Members may be called at any time for the purpose of considering matters which require the approval of the owners, or for any other reasonable Page 3 of 11 • • purpose. Such meetings shall be called by written notice of the President of the Association upon the decision of the president, or after a request signed by a majority of the Board, or by written request by the owners having at lest forty percent (40 %) of the total votes, which notice shall be delivered not less than ten (10) days prior to the date fixed for said meeting. The notice shall specify the date, time and place of the meeting, and in general the matters to be considered. Section 4. Financial Reports. The Association shall keep financial records in sufficient detail to enable the Members to understand the financial transactions of the Association. At the annual meeting, there shall be presented a report of the common expenses, itemizing receipts and disbursements for the preceding year, and the allocation thereof to each owner, and the estimated common expenses for the coming year. Section 5. Bylaws of Association. Bylaws for the administration of the Association and the property shall be adopted by the Association upon concurrence of those voting owners holding sixty percent (60 %) of the voting power at a regular or special meeting. Notice of the time, place and purpose of such meeting shall be delivered to each Unit owner at least ten (10) days prior to such meeting. Amendments to the Bylaws may be adopted by the same vote at a regular or special meeting similarly called. The Developer may adopt initial Bylaws. Section 6. Bylaws Provisions. The Bylaws shall be deemed to contain provisions identical to those provided in this Article III, and may contain supplementary, not inconsistent, provisions regarding the administration of the property. The Bylaws shall establish such provisions for quorum, ordering of meetings, and details regarding the giving of notice as may be required for the proper administration of the Association and the property. Section 7. Powers. In addition to those actions authorized or required elsewhere in this Declaration, the Association shall have the power to: a) Adopt and amend the Bylaws and the rules and regulations for the Property. b) Adopt and amend budgets for revenues, expenditures, and reserves, and impose and collect Assessments for Common Expenses, Specially Allocated Expenses and special Assessments from Owners. c) Hire and discharge or contract with Managing Agents and other employees, agents and independent contractors. Section 8. Board of Directors. Administrative power and authority shall vest in a board of directors elected from among the owners ( "Board "). There shall be at least three directors, but the number shall be specified in the Bylaws and shall be sufficient to adequately handle the affairs of the Association. The Board may delegate all or any portion of its administrative duties to a manager, managing agent, or officer of the Association. All Board positions shall be open for election at the first annual meeting. The Board shall elect a president from among its members, who shall preside over meetings of the Board and the meetings of the Association. Section 9. Authority of the Board. The Board, for the benefit of the Property and the Members, shall enforce the provisions of this Declaration and of the Bylaws, shall have all powers and authority permitted to the Board under the law, and shall acquire and shall pay for Page 4 of 11 • • DRAFT out of the common expense fund hereinafter provided for, all goods and services requisite for the proper functioning of the Property, including but not limited to the following: a) Water, sewer, garbage collection, electrical, telephone, gas, and any other necessary utility service required for the Common Properties. If any such services are not separately metered, the utility service may be paid as a common expense, and the Board may by reasonable formula allocate a portion of such expense to each Lot involved as part of its common expense. b) Polices of insurance or bonds providing coverage for fire, flood and other hazard, liability for personal injury and property damage, and for fidelity of Association officers and other employees, as the same are more fully required hereafter and in the Bylaws. c) Services of persons or firms as the Board shall determine are necessary or proper for the operation of the Common Properties. d) Legal and accounting services necessary or proper in the operation of the Association affairs, administration of the Common Properties, or the enforcement of this Declaration. e) Painting, maintenance, repair and all landscaping and gardening work for the Common Properties, and such furnishings and equipment for the Common Properties as the Board shall determine are necessary and proper, and the Board shall have the exclusive right and duty to acquire the same for the Common Properties. f) Any other thing which the Board is required to secure by law, or which in its opinion shall be necessary or proper for the operation of the Common Properties or for the enforcement of this Declaration; provided, if for any reason such thing is provided for particular Lots or their owners, the cost thereof shall be specially charged to such Lot. g) Payments of amounts necessary to discharge any lien or encumbrance levied against the Common Properties or any part thereof which is claimed to or may, in the opinion of the Board, constitute a lien against the Common Properties, rather than merely against the interest therein of particular owners, provided where one or more owners are responsible for the existence of such lien or encumbrance, they shall be jointly and severally liable for the cost of discharging it, and any costs and expenses (including court costs and attorney fees) incurred by the Board by reason of any such lien or encumbrance shall be specifically charged against the owners and the Lot responsible to the extent of their responsibility h) The installation, maintenance, repair, renovation and replacement of Solar energy and co- generation facilities, including all control and distribution facilities and to sell for the Association's benefit the energy generated and retain all proceeds from such sale. Section 10. Property of the Association. The Board may, from common funds of the Association, acquire and hold in the name of the Association, for the benefit of the. Members, tangible and intangible personal property and real property and interests therein, and may dispose of the same by sale or otherwise. ARTICLE IV. Property Rights in the Common Properties. Page 5 of 11 • • Section 1. Members' Easements of Enjoyment. Subject to the provisions of Section 3, every Member shall have a right and easement of enjoyment in and to the Common Properties and such easement shall be appurtenant to an shall pass with title to every Lot. Section 2. Title to Common Properties. The Developer shall convey the Common Properties to the Association upon and by recording the plat of Cooke Cottages. Section 3. Extent of Members' Easements. The rights and easements of enjoyment created hereby shall be subject to the following: (a) the right of the Developer and of the Association, in accordance with its Articles and Bylaws, to borrow money for the purpose of improving the Common Properties and in aid thereof to mortgage said properties; (b) the right of the Association to take such steps as are reasonably necessary to protect the above - described properties against foreclosure; and (c) the right of the Association to suspend the enjoyment rights of any Member for any period during which any assessment remains unpaid, and for any period not to exceed thirty (30) days for any infraction of its published rules and regulations; and (d) the right of the Association to charge reasonable admission and other fees for the use of the Common Properties. ARTICLE V Covenant for Maintenance Assessments Section 1. Creation of the Lien and Personal Obligation of Assessments. Each Owner of any Lot within the Properties by acceptance of a deed therefor, whether or not it shall be so expressed in any such deed or other conveyance, shall be deemed to accept these covenants and agree to pay to the Association all amounts that may come due pursuant to these covenants. The annual and special assessments, together with such interest thereon and costs of collection thereof as hereinafter provided, shall be a charge on the land and shall be a continuing lien upon the property against which each such assessment is made. Each such assessment, together with interest thereon and cost of collection thereof, shall also be the personal obligation of the person who was the Owner of such property at the time when the assessment fell due. Section 2. Purpose of Assessments. The assessments levied by the Association shall be used exclusively for the purpose of promoting the recreation, health, safety and welfare of the residents in the Properties and, in particular, for the improvement and maintenance of the Properties' services and facilities devoted to this purpose and related to the use and enjoyment of the Common Properties and to the homes situated upon the Properties, including but not limited to, the payment of taxes and insurance thereon and repair, replacement and additions thereto, and for the cost of labor, equipment, materials, management and supervision thereof. Section 3. Annual Assessments. Beginning January 1st, 2012, the annual assessment shall be $1,000.00 per Lot. The Board of Directors of the Association shall, after consideration of current costs and future needs of the Association, fix the assessment for each year thereafter. Page 6 of 11 • • DRAFT Section 4. Special Assessments. In addition to the annual assessments authorized by Section 3 hereof, the Association may levy in any assessment year a special assessment applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, unexpected repair or replacement of a capital improvement upon the Common Properties, including the necessary fixtures and personal property related thereto, or any other obligation of the Association if approved by two - thirds of the Members. Section 5. Change in Basis and Maximum of Annual Assessments. The Association may change any assessment fixed by Sections 3 and 4 hereof prospectively, provided that any such change shall have the assent of two - thirds of the Members. Section 6. Notice Required for Any Action Authorized Under Sections 4 and 5. Before any action authorized under Sections 5 and 6 above, with or without a meeting of the Members, notice of such proposed action shall be given to the Members by delivery of written notice to every Lot, and to any other address for Member that is then currently registered with the Association, and conspicuous posting in the Common Areas, not less than 30 days prior to the date such action is to be effective. Section 7. Date of Commencement of Annual Assessments: Due Dates. The annual assessments provided for herein shall commence on 'January y' 1,; 2012' The first annual assessments shall be made for the calendar year and shall become due and payable on January, 1, 2012., The assessments for any year after the first year shall become due and payable on the first day of January of said year. The due date of any special assessment under Section 5 hereof shall be fixed in the resolution authorizing such assessment. Section 9. Duties of the Board of Directors. The Board of Directors of the Association shall fix the amount of the assessment against each Lot for each assessment period at least thirty (30) days in advance of such date and shall, at the time, prepare a roster of the properties and assessments applicable thereto which shall be kept in the office of the Association and open for inspection by any Owner. Section 10. Effect of Non - Payment of Assessment: If the assessments are not paid on the date when due, then such assessment shall become delinquent and shall, together with such interest thereon and cost of collection thereof as hereinafter provided, thereupon become a continuing lien on the property which shall bind such property in the hands of the then Owner, his heirs, devises, personal representatives and assigns. The personal obligation of the then Owner to pay such assessment, however, shall remain his personal obligation for the statutory period and shall not pass to his successors in title unless expressly assumed by them. If the assessment is not paid within thirty (30) days after the delinquency date, the assessment shall bear interest from the date of delinquency at the rate of twelve (12) percent per annum, and the Association may bring an action at law against the Owner personally obligated to pay the same or to foreclose the lien against the property, and there shall be added to the amount a reasonable attorney's fee. Page 7 of 11 • • Section 11. Subordination of the Lien to Mortgages. The lien of the assessments provided herein shall be subordinate to the lien of any mortgage or mortgages now or hereafter placed upon The Properties subject to assessment; provided, however, that such subordination shall apply only to the assessments which have become due and payable prior to a sale or transfer of such property pursuant to a decree of foreclosure, or any other proceeding in lieu of foreclosure. Such sale or transfer shall not relieve such property from liability for any assessments thereafter becoming due, nor from the lien of any such subsequent assessment. Section 12. Exempt Property. The following property subject to this Declaration shall be exempted from the assessments, charges and liens created herein: (a) all properties to the extent of any easement or other interest therein dedicated and accepted by the local public authority and devoted to public use; (b) all Common Properties as defined in Article I, Section 1, hereof; (c) subject to Article III, Section 2, all properties owned by the Developer or by the Developer's mortgagee, but not after conveyance by either of them; and (d) all properties exempted from taxation by the laws of the State of Washington upon the terms and to the extent of such legal exemption. ARTICLE VI Architectural Control Prior to completion of the last of the dwellings to be initially constructed on the Lots, no structure may be placed on any Lot until the construction plans and specifications and a plan showing the location of the structure have been approved by the Developer. All plans and specifications for approval by the Developer must be submitted in duplicate at least thirty (30) days prior to the proposed construction starting date. The maximum height of any residence shall be established by the Developer as a part of the plan approval and shall be given in writing, together with the approval. One set of approved plans must be on the job site at all time. Said plans or specifications shall be prepared by an architect or competent house designer approved by the Developer. All buildings or structures shall be erected or constructed by a contractor or house builder approved by the Developer. The Developer's approval or disapproval as required in these covenants shall be in writing. In the event the Developer fails to approve or disapprove within thirty (30) days after plans and specifications have been submitted to it as above described, the Developer's approval will not be required and this covenant shall be deemed to have been fully complied with. ARTICLE VII Building Restrictions and Limits Section 1. Building Restrictions. A building site shall consist of one Lot only. Buildings on each lot are limited to single family or duplex residential structure, with associated attached garage(s). Page 8 of 11 • • DRAFT No electrical, telephone or other wires shall be constructed or permitted to be placed on any Lot or Common Property outside the buildings thereon unless installed underground. No television or radio aerials shall be erected or placed on any Lot. All fences, hedges, trees or boundary walls situated anywhere upon any Lot must be approved in writing by the Developer prior to construction or installation and none shall be permitted which is inconsistent with the appearance and function of the community. Prior to the sale of the last Lot owned by Developer, the Developer shall be the sole judge in deciding whether there has been such consistence, after which such control shall pass to a control committee consisting of three members elected by a majority of the Owners. ARTICLE VIII Easements Easements for installation and maintenance of utilities and drainage utilities are reserved as shown on the recorded plat. Within these easements no structure, planting or other material shall be placed or permitted to remain which may damage or interfere with the installation and maintenance of utilities, or which may change the direction of flow or may obstruct or retard the flow of water through drainage channels in the easements. The easement areas shall be maintained continuously by the Association, except for those improvements for which a public authority or utility company is responsible. ARTICLE IX Maintenance of Premises Section 1. Construction. No structure of a temporary character, trailer, tent, shack, garage, barn or other outbuilding shall be used on any Lot at any time as a residence, either temporarily or permanently. All construction which shall have been started shall be diligently prosecuted to completion, subject only to delays caused by the elements, strikes or acts of God. Section 2. Noxious Use of Property. No noxious or offensive activity shall be carried on upon any Lot, nor shall anything be done thereon which may be or may become an annoyance or nuisance to the neighborhood. The streets in the Properties shall not be used for overnight parking of any vehicle. The streets shall not be used at any time for parking or storage of any boat, boat trailer, house trailer or other non -self propelled vehicle. No boat, boat trailer, house trailer, automobile, truck or other vehicle or any part thereof shall be stored or permitted to remain on any Lot unless the same is stored or placed in a garage or other fully enclosed space. Trash, garbage or other waste shall not be kept except in sanitary receptacles. All equipment for the storage or disposal of such material shall be kept in a clean sanitary condition. No animals, livestock or poultry of any kind shall be raised, bred or kept on any Lot except that dogs, cats or other household pets may be kept provided thy are not kept, bred or maintained for any commercial purposes and, provided further, that there shall be not more than two household pets kept or maintained at any one residence at one time. Page 9 of 11 • • For 18 months following the date of platting of Existing Property, no signs of any nature shall be allowed on the Properties, except that the Developer may display such signs for the sale of Lots ad Developer sees fit, and each contractor working on the Properties may post one sign identifying such contractor. After said period, no sign of any kind shall be displayed to the public view of any Lot except that any Lot which is for sale or rent may display one sign of not more than five square feet advertising said Lot for sale or rent. The Properties shall at all times be served by a community mail box center, of a standard approved by the U.S. Postal Service, installed by the Developer and maintained by the Association. Individual mailboxes or similar receptacles are prohibited. Every garage constructed on the Properties shall have a paved floor and all driveways shall have a paved surface or other surface approved by Developer. ARTICLE X Developer's Option Prior to the erection of a dwelling thereon, no Lot shall be sold or conveyed to any third party unless and until the Owner thereof shall have first tendered to Developer in writing the exclusive right and option for a period of fifteen (15) days to repurchase said Lot at the same price and on the same terms of which the Lot is offered for sale or assignment to any third party. Any reduction in price or easing of terms of sale after Developer fails to exercise its first refusal option shall be cause for resubmittal to Developer of aforesaid right and option. ARTICLE XI General Provisions Section 1. Duration. The covenants and restrictions of this Declaration shall run with and bind the land and shall inure to the benefit of an be enforceable by the Association or the Owner of any Lot subject to his Declaration, including all successors in interest, in perpetuity. These covenants may be amended or terminated by an instrument signed by the then Owners of two - thirds of the Lots agreeing to change said covenants and restrictions in whole or in part, provided that written notice of the proposed agreement is sent to every Owner at least ninety (90) days before such amendment is to take effect. No such amendment shall be effective as to the holder of any mortgage or similar instrument whose interest attached prior to the effective date of such amendment, unless such holder agrees to such amendment in writing. Section 2. Enforcement. Enforcement of these covenants and restrictions shall be by any proceeding at law or in equity against any person or persons violating or attempting to violate any covenant or restriction to restrain the violation or to recover damages and against the land to enforce any lien created by these covenants. Failure by the Association or any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Page 10 of 11 • • DRAFT Section 3. Severability. Invalidation of any one of these covenants or restrictions by judgment or Court Order shall in no wise affect any other provision herein, but the same shall remain in full force and effect. Executed at , Washington this day of , 2011. Cooke Riverside Properties, LLC Todd R. Smith, Member STATE OF WASHINGTON County of King On this day personally appeared before me Todd R. Smith, to me known to be the sole Member of Cooke Riverside Properties, LLC, who executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said limited liability company, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of said limited liability company. GIVEN under my hand and official seal May , 2011. (Print name of Notary above.) Notary Public in and for the State of residing at My commission expires Page 11 of 11 • Page l of 2 Stacy MacGregor - RE: Technical Comments #3 From: Stacy MacGregor To: T Smith Date: 03/10/2011 11:55 AM Subject: RE: Technical Comments #3 CC: Chandler Stever Attachments: Chandler Stever 1 My comments follow in Red. Stacy Stacy MacGregor, Assistant Planner Wed - Thurs- Friday 8:30 -3:00 pm 206.433.7166 City of Tukwila, 6300 Southcenter Blvd, Tukwila, WA 98188 APlease consider the environment before printing this e-mail »> 'T Smith" <TSmith @cottagesnw.com> 03/10/2011 11:17 AM »> It is not Stever and Cook but Stever and Smith. I include the Geo report which I thought I submitted. Would you please review. That was what was requested in 2009 comments. Todd, Sorry about your name! I have been using the same letter template and each one says "Cooke" not "Smith "! In your response you stated that a "additional geological study is attached ". What you attached is an infiltration report. Am I correct to assume you mean "infiltration report" when you state "geotechnical study "? If this is the case, you did submit it and I have what I need for this item. If an additional geotechnical report was conducted, please provide a copy of the report. We have done Floor Calculations for all the units. Houses #7, 8, 9 are complete. Elevations for 1 -3, 5, 6 and garage #4 should be ready by Friday 18th The floor calculations submitted for home #4 cannot be verified. Please follow the guidelines outlined in Tech. Comments #3 regarding Floor Area for all the homes. Please remove the wetland page from our submittal. I will pick them up as I deliver more drawings. This comment applies to future submittals. You do not need to continue to provide this sheet as it is already approved and is not subject to approval by the Board of Architectural Review for Design Review. The sheets have been disseminated to various departments and, as part of the public record, are not available to give back to you. Concerning the Rain Garden and Landscaping plans city comments are too detailed for this stage of documents. Is it enough that I state that we will comply with your request when we submit construction drawing? Don't you think the level of detail on the Landscape plan that you are requesting is beyond the scope of the concept plan required for Design Review? We can cut and paste an item or adding a page number in your office. As I file: / /C:\ Temp\ XPgrpwise \4D78BC3Ftuk- mail6300 -po 1001783331195EF1 \GW } 00001.... 03/10/2011 • read the comments for LS plan the level of performance is beyond the scope of a concept review. Page 2 of 2 No, stating you will comply with the request when you submit construction level drawings would require lengthy and multiple conditions of your project to get through design review and would require whomever reviews your construction level plans to review the design review file and determine what the request entailed. These are standard comments and need to be included. You can add the planting comments to an additional sheet if you prefer. The rain garden sheet needs to be revised per the comments provided. The comments didn't directly review the solar gazebo. Can I mount it within the North setback? If not can we mount the stanchions 6" outside the setback to allow the system overhead to encroach the setback while not compromising the property line? We are trying to design a sustainable livable system. Electric power using WA made solar equipment is good for the environment and good for WA State. Our design meets all the goals of the program. I believe this criteria fits into paragraph one of the ordinance for the greater good of the community. There were no details submitted regarding the solar gazebo so there isn't anything to comment on. If the solar gazebo meets the definition of a structure, it cannot be in the setbacks. In order to meet the goals of the Housing Options Program as set forth in TMC 18.120.010, there will be flexibility with regard to normally applicable requirements. If we are unable to place the solar gazebo in this location it will be cut from the plan. It is regrettable and less sustainable design. The solar gazebo cannot be in the setbacks of the parent lot. Would you send me a Word doc of city comments. It is tough to cut and paste and make comments to core group. Attached in word format. Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253- 691 -8191 Tsmith@Cottagesnw.com/ www.cottagesnw.com file: / /C: \Temp\XPgrpwise \4D78B C3Ftuk- mail6300 -po 1001783331195EF1 \GW } 00001.... 03/10/2011 March 10, 2011 • • 31(6/ ti City of Tukwila Jim Haggerton, Mayor Department of Community Development Chandler Stever 1715 223rd Place NE Sammamish, WA 98074 TECHNICAL COMMENTS #3 Public Hearing Design Review Todd Smith PO Box 97193 Tacoma, WA 98497 Jack Pace, Director Subject: Cooke Cottages: L09 -013 Public Hearing Design Review Additional Permits Required: L09 -020 Short Plat Additional Permits Issued: L09 -012 Special Permission Buffer Reduction; L08 -065 Tree Clearing Permit Dear Mr.'s Stever and Cooke: The City has completed its review of the above permit applications. The application was submitted on December 29, 2010 and routed to City departments for review. What follows are their comments. Please address their corrections on the submitted plan set or in a written response as applicable. Please direct your questions regarding a specific department's comments to the reviewer who made the comment. Building Department Reviewed by Bob Benedicto, 431 -3675 The applicant has been very detailed in his response to the design criteria of the cottage housing development. Consequently, any approval of this proposal by the Board of Architectural Review should not be viewed as acceptance of the various systems as code compliant. The structural, electrical, and energy code compliance will be determined upon review of a building permit submittal. Fire Department Reviewed by Don Tomaso, 575 -4407 1. Sprinkler system is required for limited access (noted on sheet RS -01) 2. Fire Flow is required. 3. Addresses will be assigned by the fire department. 4. Fire pit drawing on Sheet A1.03 is missing Fire Pits, IFC Section 307.4.2 which require minimum 25' from combustible construction. Public Works Department Reviewed by Dave McPherson, 431 -2448 Design Review — L09 -013 No comments. SM H:W Cooke Cottages \Tech Comments3.doc Page 1 of 4 03/10/2011 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • • Short Plat — L09 -020 Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement. Agreement will be recorded at King County, after Mayor signs the document. Public Works will prepare document for signature. Miscellaneous Comments 1. Transportation Impact Fee applies to the future Building Permit(s). Traffic. Concurrency Test fee has been paid. See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3 — previously enclosed. 2. Owner shall sign with Notary a Storm Water Easement and Maintenance Agreement — prior to Public Works permit final. Public Works will prepare document for execution. 3. The Applicant shall design and install Wetland crossing elements to withstand all loading, erosion impacts, hydraulic forces, and to remain water tight and free form changes in alignment or grade. Planning Department Reviewed by Stacy MacGregor, 433 -7166 Items outstanding from previous comments: 1. Draft CC &R's addressing previous comments are required as part of the Design Review /Short Subdivision process. Final CC &R's, reviewed by the City Attorney, will be a condition of final subdivision approval. a. In addition to previous comments, include a provision for maintenance of the rain gardens. 2. "Additional Geotechnical Study" was not included. 3. Provide a description of sequencing for the development given the City's requirement to put in infrastructure to obtain final short plat approval prior to applying for any building permits. Also address timing of wetland improvements relative to the cottage development. 4. Approval of your cottage project requires Design Northwest Architects as part of the project team and involved during the design and construction of the project site and individual units. Provide a statement form Designs Northwest detailing their role and verifying that this condition is met. 5. Colors and Materials board needs to be submitted prior to design review. 6. A complete application for short plat is needed at this time, including a site survey sheet. The short plat should include the boundary line adjustment to the north; include the property to the north so that development standards can be met. Wetland Sewer Crossing: If the sewer line crosses the wetland, a new special permission for work within the wetland buffer will be required. Building Separation: The cottage ordinance requires 10' between structures and anything that requires a building permit is a structure. However, planning has flexibility to recommend approval of the decks and stairs that are between structures. The building department has less flexibility. Each house has to have 5' of non - combustible clearance around the outside of any combustible structure or 10' between structures. Verify that this standard is met and revise plans as necessary (see the separation between #3 and #4 as an example) to ensure non - combustible separation is obtained. Also, while the 10' of building separation is met, discuss with the building department if no -build easements may be necessary in places where the property line is less than 5' from the house and design your short plat accordingly. Setbacks: Setbacks only apply to the site as a whole and the cottage ordinance waives side yard setbacks but setbacks must still meet fire and building codes. 1. You are using the zoning code's definition of setback in discussing your eaves /gutters. Since your latest submittal, the zoning code has changed and modified the definition of setback. The new definition may suit you favorably. "Setbacks mean the distances that buildings or uses must be removed from their lot lines except that roof eaves may intrude a maximum of 24 inches into this area. A maximum 24 inch overhang may also be allowed for portions of a building such as a bay window if approved as part of design review approval where the SM H:\A Cooke Cottages \Tech Comments3.doc Page 2 of 4 03/10/2011 • • overhang provides modulation of the facade." (TMC 18.06.740) This standard would be applied to the 10' building separation provided that the fire and building departments standards are also met. 2. The solar gazebo is located in a side yard setback of the parent lot..sNo structures (see TMC 18.06.800) including anything that requires a building permit can be located in a setback area of the parent lot. 3. Confirm that the stairs on the north side of building 6 are not in conflict with this standard. Parking: Stalls 19 and 20 do not meet the cottage ordinance but will be recommended for approval in the staff report. House #4 Floor Area: My floor area calculations do not match the floor area stated on the plan. Provide a simple floor plan outline showing the actual floor area calculations and exceptions to floor area (with reasons for the exceptions) for all three levels. Provide a floor plan for the basement/garage level. Height: Final height is not shown on the plans submitted. Height is limited to 25 feet provided that any height over 18' has a roof pitch of at least 6:12. Height is calculated according to the IRC definitions which state: "Height, building ": The vertical distance from grade plane to the average height of the highest roof surface. And "Grade Plane ": A reference plane representing the average of the finished ground level adjoining the building at all exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or where the lot line is more than 6ft from the building between the structure and a point 6 ft from the building. Show 18' and 25' on the each elevation and state roof pitch over 18'; include grade plane needed to calculate final height according to the IRC definitions listed. Floor plans and elevations for all homes need to be submitted and need to include the above standards regarding floor area and height. Elevations shall also include colors of walls /trim/roof and details of other materials that are reflected on the required colors and materials board. Landscaping: , For design review, the landscaping plan will be reviewed conceptually. Landscaping done for each individual home (building permit) will be submitted and reviewed as part of each individual home permit. Landscaping performed as part of the infrastructure permit (Public Works permit for final short plat) will be reviewed for specifics at that time (there may be little to no landscaping for the infrastructure permit). Storm water will need to be managed in advance of home construction but home construction may damage /disturb the rain garden systems. Please provide phasing details of landscaping and rain garden installation as it relates to infrastructure and home construction. Remove the wetland landscaping sheet from the design review plan set. Add the following planting notes to one of the landscaping sheets: Plant selection requirements: 1. Plants shall meet the current American Standard for Nursery Stock and shall be healthy, vigorous and well - formed, with well - developed, fibrous root systems, free from dead branches or roots. Plants shall be free from damage caused by temperature extremes, lack of or excess moisture, insects, disease, and mechanical injury. Plants in leaf shall be well foliated and of good color. Plants shall be habituated to outdoor environmental conditions (hardened -off). 2. Evergreen trees shall be a minimum of 6 feet in height at the time of planting. 3. Deciduous trees shall have at least 1 2" caliper at time of planting, determined according to the American Standard for Nursery Stock. 4. Shrubs shall be at least 18 "at height at time of planting. 5. Irrigation: All landscape areas shall be served by an automatic irrigation system. Water conservation features such as moisture sensors with automatic rain shut -off devices, automatic timers, pressure regulating devices, backflow prevention devices, separate irrigation zones for grass and planting beds, and sprinkler heads matched to site and plant conditions shall be installed. Irrigation water shall be applied with goals of avoiding runoff and overspray onto adjacent property, no- irrigated areas and impervious surfaces. SM H:\A Cooke Cottages \Tech Comments3.doc Page 3 of 4 03/10/2011 Planting Notes: 1. Site preparation and planting of vegetation shall be in accordance with best management practices for ensuring the vegetation's long -term health and survival and shall include incorporation and tilling in of organic material to a depth of 18 inches and mulching. (Tilling and mulching can be done in layers or by hand if you are unable to secure a tiller that will go to 18" depth. This is a code requirement and many root balls of balled and burlapped trees and large pots or at least 18" in depth.) 2. Dig a hole that is the same depth as the size of the root ball and 2 times wider than the size of the root ball. Planting pits must be only the depth of the existing root ball or else the bottom of the planting pits must be compacted prior to planting to insure there is no settling. If planting on a slope, dig a shelf that is two to three times the size of the plant root ball. 3. Root balls of potted and balled and burlapped (B &B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. The plant should be completely vertical. The top of the root flare, where the roots and the trunk begins, should be about one inch from the surrounding soil. 4. Fill the hole with the original soil, watering to remove air pockets. If planting on a slope, create a soil berm at the front of the plant. Water the tree or shrub again after the transplant is complete. 5. Spread 4 inches of arborist chip mulch over the entire planting area. The mulch should not touch the plant trunk or the tree root flare. Maintain at least a three inch mulch -free ring around the base of the plant trunks, woody stems and crowns of perennial plants. Rain Garden Planting Plan Sheet 1. Number or label this sheet. 2. Create a table on this sheet that lists the rain garden zone, the plant species, the quantity and the plant spacing. 3. Hazelnut should be in zone 3 not in zone 2. It needs dryer conditions. You could substitute Indian Plan in or Elderberry in zone 2 NEXT STEPS Your next step is to address the comments made in this letter. The comments included in this letter address the plans as submitted. Once you have addressed the comments and revised the plans, resubmit four full -sized plan sets and one small -sized plan set to the Department of Community Development for review. Please respond within ninety days from the date of this letter (6/08/2010) or the City may cancel your applications from inactivity. If you have any questions, I can be reached at 206 - 433 -7166 or by email at smacgregor @ci.tukwila.wa.us. Sincerely, Ci1C, 61f Stacy Mac regor Assistant Planner Attachments: Sample Sensitive Area Covenant and Hold Harmless Agreement cc. File (L09 -013) SM H:\A Cooke Cottages \Tech Comments3.doc Page 4 of 4 03/10/2011 • • RECEIVED JAN 0 6 .Z011 TUKWILA City of Tukwila PUBLIC WORKS Department of Community Development Land Use Routing form for Revisions TO: Fire FILE NUMBER L09 -013 Design Review Project: Cooke Cottages Address: 13325 Macadam Road South Date transmitted: 1/6/2010 Response requested by: 1/20/2011 Planner: Stacy MacGregor Date response received: COMMENTS I would like to take this to hearing before I go out on maternity leave (so done by May). If your comments can be put in the form of conditions, that will help speed up the process without having to go through another round of drawings. Thanks! l S�e 6..4 -c i ce COhihnt,-s Okiti 37//1 I ❑ DRC review requested [plan check date: Plan submittal requested ❑ Plan approved Comments prepared by: MEMORANDUM www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Stacy MacGregor, Assistant Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: March 9, 2011 SUBJECT: Cooke Creek Meadows (Cottages) 13325 Macadam Rd. South TL nos. 734060 -0982 / 734060 -0983 Design Review, Short Plat, and Miscellaneous Comments Design Review — L09 -013 No comments. Short Plat — L09 -020 Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement. Agreement will be recorded at King County, after Mayor signs the document. Public Works will prepare document for signature. Miscellaneous Comments Transportation Impact Fee applies to the future Building Permit(s). See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3 — previously enclosed. Owner shall sign with Notary a Storm Water Easement and Maintenance Agreement — prior to Public Works permit final. Public Works will prepare document for execution. The Applicant shall design and install Wetland crossing elements to withstand all loading, erosion impacts, hydraulic forces, and to remain water tight and free form changes in alignment or grade. Page 1 of 1 " City of Tukwila Department of Community Development Land Us • ' -o uting form for Revisions TO: PW -Dav FILE NUMBER L09 -013 Design Review Project: Cooke Cottages Address: 13325 Macadam Road South Date transmitted: 1/6/2010 Response requested by: 1/20/2011 Planner: Stacy MacGregor Date response received: COMMENTS I would like to take this to hearing before I go out on maternity leave (so done by May). If your comments can be put in the form of conditions, that will help speed up the process without having to go through another round of drawings. Thanks! --coC A c1.a.cc..s..c„.s 5 A\ O 3 1s v%-k \ v%• \-Q d A G c.c J S, 30114 \2. cc�.,�. ..r...�,:v..,3• -. ❑ DRC review requested Plan check date: 1VA ZS' - F- ro,,,N C. ,bVa1031t C.ens v ❑ Plan submittal requested Plan approved Comments prepared byyk) City of Tukwila Department of Community Development Land Use Routing form for Revisions TO: PW -Dave Fire FILE NUMBER L09 -013 Design Review Project: Cooke Cottages Address: 13325 Macadam Road South Date transmitted: 1/6/2010 Response requested by: 1/20/2011 Planner: Stacy MacGregor . Date response received: COMMENTS I would like to take this to hearing before I go out on maternity leave (so done by May). If your comments can be put in the form of conditions, that will help speed up the process without having to go through another round of drawings. Thanks! 4o b Oe. �a4-&t k- vV veS�rAGe ° re, 6I9 V 4 -ev-t& 06- e t¢ (6o06a rocaal®pcm r Cow, 6 ,avOct musk ® d vs TroFos� 'BAAL. e,t,t) ez,a a v ' 4 4/,a, uemfteve c.v'' evz,vri IA Wig. Co netiv 1to. t tom\ \i ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Ott 1o/ O f t Comments prepared by: Tvc�'c� Sni;l-Afv! Echols, Athan Page 1 of 1 From: Cooke Riverside [cookecottages @q.com] Sent: Wednesday, July 22, 2009 3:20 PM To: Echols, Athan Subject: Trash pick up Thank you Nate Echols for meeting with me to discuss my project concerns. I. City's comment: 4Talk to Allied Waste about the trash collection in tenns of size and location of facilities. Caren Crowley, Customer Service Manager, Allied Waste Services, 206.652.8850 Office. I see 4 trash sites; where will homes 111 and 5 deposit their trash? Met with Nate Echols 7 /20 /09 he will provide written confirmation. Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 -691 -8191 www.cottagesnw.com RECEIVED JAN 06 7011 TUKWILA NOM WORKS a) ti'e have discussed trash, and recyclable pick up with Allied Waste. Houses #1,2,3,4,5 will house their waste inside their garages. "louse 116,7.8,9 will have a Trash container area on thebackside of their house. Lots 1,2,3,4,5,6 will place their containers infront of their garage door while #7,8 &9 will place them in front of the cavity west of Stall #5 on pick -up day and return containers to Trash area. Allied Waste will pick up trash weekly on Wednesday and every other Wednesday for Recyclal,les. f.■.& e t ck D 1 S A t\ ; e & i,,; :,.€ J,e ry iCe Vern (J.-2x\ 7/28/2009 7 ja s /o9 ��3� �6/-3Cf e • • TSmith From: ZOPFW @nationwide.com Sent: Wednesday, July 22, 2009 7:15 PM To: Cooke Riverside Subject: RE: Fw: Emailing: Sight_property_lines That is correct. It would be covered under HO -3 coverage D for Personal Liability. From: "Cooke Riverside" <cookecottages @q.com> To: <ZOPFW @nationwide.com> Date; 07/22/2009 08:52 PM Subject: RE: Fw: Emailing: Sight_property_lines RECEIVED JAN 0 6 2011 TUKWILA PUBLIC WORKS In order to make my point to the City of Tukwila. If House #5 has a fire to cause damage to the property in stalls #1 &2, which are under house #5, but owned by House #6 the insurability would be satisfied under the homeowners liability coverage when the homeowner gets HO -3. We would prefer not to condo the property. Presently there are 9 Tots with each lot owning 1 \9 of the open space that isn't a lot. Your input is important Thank you Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 - 691 -8191 Cookecottages@g.com www.cottagesnw.com From: ZOPFWc nationwide.com [mailto:ZOPFWenationwide.com] Sent: Friday, July 17, 2009 3:02 PM To: Cookecottages0q.com Subject: Re: Fw: Emailing: Sight_property_lines Todd, The insurance coverage would depend primarily on whether or not there is going to be an association that is insuring the outside of the residences. If there is no such association each resident would want to get HO -3 form single family homeowner's policies. This would cover their individual properties for the entire residence including the outside walls siding and roof. If they don't need insurance for those then they can set up HO -6 policies for Condo's or town - home's where the only thing being insured would be from the dry-wall in. As far as damages to others residences this would be covered under the Liability coverage in the home - owner's policy so there shouldn't be any issue with the building. If one persons home burned and caused damaged to another's there 1 liability limit of either $300,000 or $500,000 would be used to cover any additional damages. If you have any other questions regarding this issue please feel free to contact me directly. Thanks, Wesley Zopf 1- 800 - 282 -8636 x8642527 From: Angela D Guddall/Nationwide /NWIE To: Wesley V Zopf /Nationwide /NWIE @NWIE Date: 07/17/2009 04:54 PM Subject: Fw: Emailing: Sight _property_lines - -- Forwarded by Angela 0 Guddall/Nationwlde /NWIE on 07/17/2009 04:54 PM - - -- "Cooke Riverside" <cookecottaaesea.com> From "Cooke Riverside" <cookecottages @q.com> To <puddalaenationwide.com> cc Subject Emailing: Sight _property_lines 07/17/2009 04:35 PM These attachments are to show lot and garage plan. My issue is how to secure insurability of the garages of another resident automobile and stuff within the confines of another residents lot. Such as House #5 at the end of the driveway has a 4 car garage under the house. Two slots for the resident and two for house #6. How does the residents resolve this insurability issue? Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 - 691 -8191 CookecottagesQg.com www.cottagesnw.com RESUBMITTAL 12/29/10 June 16, 2009 • • City of Tukwila Department of Community Development TECHNICAL COMMENTS Jim Haggerton, Mayor Jack Pace, Director ern/ AJKIMIA DEC 2 9 2010 Sent via email to ChandlerStever @comcast.net and CookeCottages @q.com; no hard copy to follompEatarCENTER Chandler Stever 1715 223rd Place NE Sammamish, WA 98074 Todd Smith PO Box 97193 Tacoma, WA 98497 Subject: Cooke Cottages: L09 -013 Public Hearing Design Review, L09 -012 Special Permission Buffer Reduction, E09- 001 SEPA Environmental Review Dear Mr.'s Stever and Cooke: The City has completed its review of the above permit applications. The application was submitted on March 31, 2009, routed to City departments for review, and deemed complete on April 24, 2009 for the purpose of meeting state - mandated time requirements. The project was reviewed by the City departments. What follows are their comments. Please address their corrections on the submitted plan set or in a written response as applicable: Building Department Reviewed by Dave Larsen, 206 -431 -3678 1. Building Department has no comments at this time. Fire Department: Reviewed by Al Metzler, 206 -575 -4407 1. The Fire Department has granted approval for you to install, in lieu of a turn- around, sprinklers in the houses beyond 150ft from a hydrant. In addition you will install a fire hydrant along Macadam near the main water line in the right of way. Thus, houses #4, 5, 6, 7, 8 & 9 will have sprinkler systems and a fire hydrant will be installed along Macadam across from the NE corner of the property. Add a note to the plan set. 2. Provide a minimum 20 ft inside turning radii at the entrance from Macadam Road. This is complete. Al Metzler Confirmed 5.26/2010 that the roadway complies. 3. Maximum grade is not to exceed 15 %. Our civil drawing complies with this request. 4. Provide a minimum 12 ft deep and 4 ft wide level area beneath required 2 "d story bedroom rescue windows for ground ladder access. 1. All nine houses meet this criterion. Public Works Department: Reviewed by Dave McPherson, 206 - 431 -2448 The following bulletins are available online at http: / /www.ci.tukwila .wa.us /pubwks /cablist.html Pavement Mitigation and Transportation Impact Fees Bulletin -A3 Storm Water Easement and Maintenance Agreement- Sample: 1. We will have sewer and access related easements and maintenance agreement will be clarified in the CC &R and in recorded lot description. Resolution 1627: Public Works Fee Schedule: I will review this to prepare budget for fees. SM Page l of 13 C: \Users \Big Daddy \Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx 12/27/2010 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • • MISCELLANEOUS PUBLIC WORKS COMMENTS 1. Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement. Agreement will be recorded at King County, after the Mayor signs the document. Will comply. 2. Owner /Applicant shall complete a Traffic Concurrency Certificate Application. The estimated Traffic Concurrency Test Fee is $1,200.00, based on nine (9) residential units — see attached application. The Traffic Concurrency Certificate has been submitted and paid. 3. Any street infrastructure within Public Right -of -Way is to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms as applicable, for the Owner(s) signature. Will comply during sewer, water and Hydrant turnover process. 4. Civil site plans shall be designed per City Of Tukwila standards, details, and specifications. Will comply. 5. Provide note on site plan — "Project to comply with Geotechnical Engineering Report, by GEO Group Northwest, Inc., dated July 17, 2008 and subsequent geotechnical reports." Will supply the note to site plan. 6. Rockeries and/or retaining walls over 4 feet high and/or surcharged will require a separate Building Permit. Will Comply, our present plan has these items below 4 feet. 7. Transportation Impact Fee applies to the future Building Permit(s). See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3. Paid 8. An infrastructure design and construction standard manual, is available at the Public Works Department and on the City Web Site. Public Works requires the following to be constructed / installed and inspected; prior to recording of Short Plat / Subdivision. 1. Install / construct half - street along / within Macadam Rd. South to include; street paving portion, curb /cutter /sidewalk, storm drainage, driveways, streetscape, signage, and possible street light as part of the City of Tukwila Public Works Permit. Will Comply 2. All stream crossings require written hydraulic project approval from the Washington Department of Fish and Wildlife (WDFW). The Applicant shall design and install all stream crossing elements to withstand all loading, erosion impacts, hydraulic forces, and to remain water tight and free from changes in alignment or grade. We are not crossing any stream such as Southgate Creek. We would like to keep our option open to cross under the existing wetland swale with a sewer main to the Maintenance Hole located along the SW boundary. Our Civil plan indicates that our sewer plan is to take sewer lines East towards Macadam, but it has been brought to my attention that houses #6 & #7 may need grinder pumps to accomplish this feat. A main to this existing sewer MH along the S boundary saves about $30,000 for the project, and alleviates the need to pump waste to Macadam and the maintenance problem. We have applied for a USACE permit which may approve of such a design. 3. Install power vault with conduit only (no wire required) as part of the City of Tukwila Public Works Permit. We will add the electric vault to the Site Plan and Architectural Plan near parking stall 20. 4. Gas (PSE) will make tap with stubs to lots only (meters installed under future Building / Mechanical Permits. (PSE under Franchise Agreement) Will Comply and contact PSE to install. 5. Seattle City Light under Franchise Agreement. Install power /phone /cable within joint trench. Will Comply and contact SCL to install. 6. The applicant shall apply for a Public Works (PW) type `C' permit for approval. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement; for work within the Public Right -of -Way. We will comply. 7. All utilities including power are required to be underground, per City of Tukwila ordinance. Will Comply DESIGN REVIEW — L09 -013 1. Design Review meets Public Works requirements. SEPA REVIEW — E09 -001 1. SEPA meets Public Works requirements. SEPA has been approved 2. Verify that you no longer intend to run a new sewer line from the west through the wetland. SM Page 2 of 13 C: \Users \Big Daddy\Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • However, because Houses #6 & #7 are very difficult to get gravity flow to Macadam we are proposing a main line to run under the Wetland to the Sewer Stub my family paid for when the Valley View Main was installed. This line will have about 1% slope and 18 -24" of cover as it crosses under the surveyed wetland. I want to keep this option open as USACE is evaluating this sewer option as it coincides with my Nationwide Permit. There is another reason for this option and that is there are two stubs across the eastern boundary and a Main across the SW boundary. This would allow us to avoid tapping into the main line along Macadam Rd. and provide a less costly sewer system. Presently we show our mainline connecting to Macadam Sewer Main. SPECIAL PERMISSION REVIEW — L09 -012 1. SP meets Public Works requirements. Public Works Department Also Reviewed by Ryan Larson, Storm Water Engineer 206 -431 -4256 Page 4 of the Geotechnical Engineering Study states that: "The use of permeable pavement is not recommended due to the poor infiltration characteristics of the site soil." This project proposes the use of permeable pavement and uses a 50% imperious area credit since pervious pavement is proposed. The proponent proposes to mitigate for this increase in flow by increasing the volume of the wetland. A discussion should be provided that justifies the use of this 50% reduction and the conflict with the Geotechnical Study. Will soil amendments be used below the pervious pavements to increase the infiltration rates? Will a potential for groundwater exfiltration be possible? Does the wetland volume need to be further increased to allow for the poor soil conditions? Additional Geological Study is attached which validates our conclusion. We also conclude that pervious pavement for this application is unnecessary. The Blueline Group will present an alternative design. Planning Department: Reviewed by Stacy MacGregor, 206 - 433 -7166 MISCELLANEOUS PLANNING COMMENTS k1. A neighborhood association is required. Provide the basic content of any restrictive covenants. Depending on the d timing of the covenants, the City may require the following to be recorded on the face of the plat. They will need to CO(‘ . include but are not limited to: LEGAL will submit latter in the process. a) Provisions to assure permanence and maintenance of common open space through the association. i. You may want to include the sensitive areas mitigation monitoring in this. b) A covenant restricting any increases in unit size after initial construction. c) The garages shall be reserved for the parking of vehicles. d) The homeowner's association will be responsible for the maintenance or correction of any latent defects or deficiencies to the buffer enhancement and mitigation. LEGAL will submit latter in the process. .— \i The project is subject to park and fire impact fees applied to the future building permitts Provide a description of sequencing for the development with consideration given to the seasonal impacts to wetland planting and the City's requirement to put in infrastructure and final short plat approval prior to applying for building permit. The City can help you determining the time various permits take. The SEPA decision needs to be issued first and the appeal period exhausted before any other permit can be issued. SEPA IS APPROVED t / . Conditions of approval for a cottage project includes keeping Designs Northwest Architects as part of the project team l� and involved during the design and construction of the project site and individual units. Provide a statement from Designs Northwest detailing their role and verifying that this condition is met. pOn all sheets that map the wetland, it is based on the Adolfson delineation. However, Adolfson stopped the delineation at the 2007 property line before the property added the north half of South 134th Street. The plans need to reflect the wetland across the length of the property including the south 20' of the property. Complete as per wetland design approval. The sidewalk and landscape strip need to be shown on the plans. Civil drawing, Site and LS architect plan comply. SM Page 3 of 13 C: \Users \Big Daddy \Documents \Cooke Commons \City Business\Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • `9 Talk to Allied Waste about the trash collection in terms of size and location of facilities. Caren Crowley, Customer ~Service Manager, Allied Waste Services, 206.652.8850 Office. I see 4 trash sites; where will homes #1 and 5 deposit their trash? Done, will submit statement from Allied Waste. Residents will store their solid waste within their garage or on their property. They will move containers to driveway for pickup. Any increase in the wetland ( "swale ") boundaries may not extend a buffer further on to adjacent properties. The City will not approve impacts to the buffer width outside your property lines. Complete as per wetland submittal 9. The City's Walk and Roll Plan proposes bike lanes on Macadam Road and a multipurpose path running north south through the Southgate Creek Stream Buffer. The purpose of the path is to provide eventual through access from Southgate Park to Riverton Park. The path should connect to your proposed path through the wetland and provide a recreation easement to the City for access. The path should be 6 -10' wide and of bark chips, crushed rock or similar materials. See the City's Walk and Roll Plan for infrastructure guidelines: http: / /www.ci.tukwila .wa.us /dcd /walkandroll.html. The street cross section and alignment on Macadam is being determined by an outside consultant. I will let you know when I have it; it is expected at the City on June 30th The current side walk that we showed initially has been accepted by City according to the walk and roll drawing we received from public works via Stacy dated 7- 15 -09. We do not plan to provide access across the property to connect Southgate park and Riverton Park. There are private properties North and South that separate this site from said parks. 10. Proposed materials and colors used on the site will need to be reviewed and a materials board submitted prior to esign review. We are still discussing these elements. Leed and /or BuiltGreen status is not discussed in your plan. That is an admirable goal and seems worthwhile to make the planning commission aware of as well as to explain the motivation behind the design. I will add to our narrative submittal statement. DESIGN REVIEW — L09 -013 Cover Sheet "Concept Site Plan" 1. When it is ready for BAR, this sheet should be submitted in color. Site Survey Sheet Do not include in BAR submittal. If you include it for recording at some point, include the wetland and watercourse buffers. Remove the note arrows pointing to the (absent) eastern wetland that in incorrectly identified in the City inventory. A survey including the 20' to the south will need to be submitted as part of the Short Plat application. Schroeter Survey issue will submit final Survey to record lots only. Our current proposal includes the 94'x20' acquired by quiet title from the North property owner. Signed property agreement is enclosed. Site Plan A1.01a On the final plans submitted for the Board of Architectural Review hearing (BAR), remove the topographic lines and the civil lines from the site plan to increase readability. The BAR members are not necessarily from the construction community and you want to create plans that are very readable and "sell" your project. (See Blueline's site plan as an example.) Will comply. 2. Describe the grade change after the driveway excavation. How will the resultant grade change between the driveway and the property to the north be handled? What is the change in elevation from existing to final grade? The LS plan shows a landscape feature with a perimeter using landscape blocks. Add the wetland improvements and plantings into this plan and then separate subsequent sheets into the developed section and the sensitive areas section. Done as per wetland submittal. We added the approved wetland design plan to the general document only. 4. At some point, perhaps on this sheet or in your project description (essay), discuss the materials used on the site. Include paving and walking surfaces, the decks, trellises, benches, home siding, colors of paint and roofing colors and materials, etc. Decks will be recycled plastic wood, supporting structure will likely be steel; Primarily Benches will be located in the gathering space where the holding space (Fire Pits), these benches will likely be concrete or steel and wood; Trellises will be of similar material as Decks; Paths will be integrated blocks that knit together allowing water J% to flow through while being structurally stable; Rockeries will be architectural block in some areas while other areas we will use one and two man rocks. Roofs will be standing seem metal while colors are what is available. SM Page 4 of 13 C: \Users\Big Daddy\Documents \Cooke Commons \City Business\Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • This sheet needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. ne as per wetland submittal. ate Plan A 1.01 b i Describe the decks and trellises that overhang into the driveway area. They will be made of recycled plastic wood / with steel structural supports. They will be mounted >10' about driveway. You show 10' building separation. Explain if the separation is occurring from the foundations, building walls, or outermost limits of structures, including roofs, decks and overhangs. Explain the materials used for the structures (decks, stairs, and trellises) that are in the 10' building separation area. The 10' is from outside finished building wall not to include the 18" roof overhang. Any improvements such as steps will be stone or concrete, while the Bldg. #3 deck is presently 8' from Bldg. #4. If this is unacceptable where the variance exists we would likely construct the deck using concrete until the deck is 10' from Bldg. #4. Site Parking Plan, Sheet A1.02 \), 1. Provide a detail of the screening/gate for the trash /recycling areas. Not relevant because these items will be stored within the residents garage or within their property description. Trash pick -up day residents will bring receptacles to designated area NE of bldg. #5 for all houses with detached garages all others will place them in front of their garage. 2. Parking shall not be located within 40 feet of a public street, except if the stalls lie parallel to the street and the driveway providing access to those stalls has parking on only one side (TMC 18.120.020 additional program standards). Tukwila suggested extra parking stalls in addition to the Housing Options Ordinance. This site has the required 2 stalls per house. Stall #19 is parallel; Stall #20 is not 40', see Landscape plan this stall will be well screened. To comply with your request we added 3 stalls. 3. Describe how homeowners will access their units from the garages? Do they exit the garage through the garage door and then walk on the private drive up the paths or is there internal access? Residents who have 2 stall garages under their house will have door to facilitate internal access. Residents without garage attached to house will exit the garage through the garage door or an exit door on the side of the building to walk to their residence. Please see Parking Plan. Site Property Plan, Sheet A1.03 1. Describe the materials used for the deck, benches, trellises, paths and rockeries. Decks will be recycled plastic wood, supporting structure will be steel; Primarily Benches will be located in the gathering space where the holding space (Fire Pits), these benches will likely be concrete or steel and wood; Trellises will be of similar material as Decks; Paths will be integrated blocks that knit together allowing water to flow through while being structurally stable; Rockeries will be architectural block in some areas while other areas we will use one and two man rocks. 2. It appears that house #1 encroaches into the front yard setbacks. Porches are allowed to encroach 5' (for a 15' front setback). Explain how the front setback is met (TMC 18.10.060). The porch will overhang the garage and encroach no more than 5' to the 15' allowed setback as shown in Site Plan. 3. Lot 6 has some structure encroaching into the side yard setbacks and you have requested a deck to encroach into the setbacks on Lot #5. Provide more details on these proposed setback encroachments— height, materials, purpose, grade changes surrounding them for the City to determine if we can allow them or not. Will comply as per Site Plan. The structure in the setback area are stair to facilitate grade change. When you submit for building permits, know that eaves and gutters cannot encroach into the yard setbacks more than 18" 5. Describe the materials proposed (combustible or non - combustible and the structures proposed in the 10' building separation areas. The walls and roof will be of SIPS construction. Walls will be covered with cement board, and vertical metal siding while the roofs will be standing seem metal with non - combustible Photo Voltaic panels to manufacture solar electricity on building #2, 3, 4, 5, 6 & 7. Some of the proposed lots bisect the buildings located on them. Lot 1 cuts through the deck or roof of the structure, Lots 3 and 4 bisect a garage, Lots 2, 3, &4 leave off foundation walls, and steps to homes and garage roof overhangs are on shared open space. Lot 1 is corrected; Lots 3 &4 will continue to bisect garage stall #9 which is owned by Bldg. #8. This is a legal issue that will be addressed in the CC &R; Lots to Bldg. #2, 3, &4 were corrected. Floor Plans and Elevations: General Comments SM Page 5 of 13 C: \Users\Big Daddy \Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • 1. Show upon which lots each unit will be built on. Show the variations in elevations and options on the plan set. This is indicated on our Civil Plan and Site Plan. 2. The City of Tukwila uses the International Building Code's definition of height. Show the height using the IBC on the plan set. Show 18' and 25' on the plan and all roof pitches above 18'. We will indicate on our house elevations. 3. Show all 4 elevations and any variations for each house. Any external elevation variations need to demonstrate that they meet code on the interior (specifically in regards to floor area). We will comply. Bldg. #4 was submitted. 4. A colors and materials board will need to be provided. Show or list what colors will be used for each house. We will submit with subsequent submittal. Unit #4 Floor Plans, Sheet A2.01 1. Provide details so floor area can be verified. Show areas that are exceptions to the floor area. Will Comply. Unit #4, Elevation, Sheet A3.01 1. Demonstrate that building height meets code. Allowed height is 18 feet maximum for all structures, except 25 feet maximum for cottages with a minimum roof slope of 6:12 for all parts of the roof above 18 feet. Height is calculated per the IBC. We will comply. We will indicate on our house elevations. East and North Site Elevations, Sheet A3.02 1. The streetscape is an important consideration and designing it well is a condition of approval. It is currently shown with 2 driveways and 2 surface parking stalls. This type of auto - dominated streetscape is not the intent of the cottage ordinance. This comment is irreconcilable; however the city approved our concept design which had two driveways and exterior stalls 19 & 20. We plan to use landscape screening to reduce their impact. To say this design is auto - dominated is irrespective of the surroundings where multiple driveways prevail 200' south of this site. Secondarily 18 of the autos for this site are within enclosed garages, a higher preference, and beyond the scope of the Housing Options Ordinance. 2. Include the other homes behind the homes that are drawn. Upon reviewing the North elevation one cannot see either the two story or the one story structures to the south. The perspective of the East elevation would not show the houses to the North or South. 3. Verify the evergreen trees and deciduous trees shown are generally accurately depicted. Will comply, the trees will be accurately depicted. 4. This sheet in color will be helpful for the planning commission. • 6, Sheet 1 We do not plan to use this design. New floor plan and house elevations will be submitted. 1. Thl me needs to be less than 1500 square feet. The basement is 783 sq ft, the main level is 800 sq ft and the loft is 200 sq ft. 2. Demonstrate t31at building height meets code. Allowed height is 18 feet maximum for all structures, except 25 feet maximum for cottages with a minimum roof slope of 6:12 for all parts of the roof above 18 feet. Height is calculated per the IBC. This home appears to be too tall for the code. 3. Something projects above the roof line. Explain what it is; if it is a rooftop appurtenance exempt per TM C18.50.080 the just list height but if it is not exempt then ensure it meets code and list height. Important to note that this projection is a necessary component of our solar design and does not add to interior space. Civil Plans, Sheet CV -01 1. The legend lists existing conifer and deciduous trees that are not on the plan and the plan shows proposed trees that are not on the legend. We complied. This sheet needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. b ONE as per wetland submittal. Civil Plans, Sheet RS -01 1. Revise the street cross section along Macadam according to the City's Walk and Roll Plan. The City will provide you with the cross section as soon as it is available. The current side walk that we showed initially has been accepted by City according to the walk and roll drawing we received from public works via Stacy dated 7- 15 -09. SM Page 6 of 13 C: \Users\Big Daddy\Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • Add a north and south connection to the trail to eventually link the Southgate and Riverton Parks. See "miscellaneous comments" #10 above. We choose not to comply with this request. It is not legally binding and the wetland is not a thoroughfare but a refuge. Secondly one must cross neighboring private property before entering this site from Southgate or Riverton Parks. /Are the proposed water meters underground or above ground? They will be detailed in our civil drawings. Water meters with be surface mounted underground. Landscape General Comments, Additional Review by Sandra Whiting, Urban Environmentalist 431 -3663 1. I want to issue the buffer reduction /mitigation decision independent of the developed portion of the project. I see bringing forward to design review the Concept Landscape Plan, and then three subsequent pages, one each for the west and east sections of the property (sheets L0.02 and W -3 drawn in the same style) and a third sheet for the planting details. The western portion of the property will be reviewed for the buffer reduction; for Design Review the eastern portion of the property will go to hearing but the western portion have been approved previously and shown to BAR for the concept but not included in their approval process. Wetland design approved. 2. Discuss if the same landscape contractor will be performing, and responsible, for work across the entire site. We are not prepared at this early stage to make that determination. The excavation and redesign of the topography will be done by the same contractor. However the planting and landscaping will be done by another. Both may likely be done by local Tukwila contractors. 3. Include in plan set: irrigation, tree protection measures, and planting guidelines. Add the "Landscape Notes" to include the following: See Landscape design a. Planting area shall be tilled to a depth of at least 18 inches. Tilling to a depth of 18" is unrealistic. We are unaware of a machine that tills to a depth of 18 ", 10 " -12" would be realistic? This is a very tight site with utilities, paving, rain gardens etc. 1 don't see how it's possible to till without disturbing some buried utility or un- compacting a pavement sub -grade at 18 ". We are importing soil to achieve the grades, not a lot of existing grade to remain. 1 could see bringing in the soil in layers of 12 ", then adding our imported amendments and topsoil. We recommend tilling or applying amended soil of 12 ". b. Till in three inches of compost across all landscaped areas. Mulch is to be kept away from woody stems and crowns of perennial plants. Will comply added to plan detail c. Planting pits must be only the depth of the existing root ball or else the bottom of the planting pits must be compacted prior to planting to insure there is no settling. Will comply added to plan detail d. Root balls of potted and B &B plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. Will comply added to plan detail 4. Include a tree replacement table on the landscape plan showing the trees removed. Show the existing trees to be removed. It does not appear that all the existing, mature trees on the site need to be removed. Priority is given to retaining as many existing healthy trees as possible. See Landscape design. All the existing trees on this site will need to be removed to allow for improvements, impervious surfaces, and infrastructure. We will add new trees to more than compensate. Several of the existing trees have past their useful lifespan. Others have been butchered by City Light crews and presently rotting internally. We will include a planting detail for shrubs and trees. This site provides the opportunity to increase tree diversity and start fresh allowing trees to not impact electric utilities and grow naturally. This sheet needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. Complete as per Wetland approval. Add a north and south connection to the path to eventually link the Southgate and Riverton Parks. Complete as per etland approval. Any excavation proposed in the wetland must be covered under the Corps of Engineers permit. It may also require a ermit from Washington Department of Fish and Wildlife (which accepts the JARPA form and see Public Works comment above). Also, this project must not change the hydrology of any downstream, off -site wetlands. It does not appear that any hydrological studies have been done to determine the effects of the excavation or the height of the proposed weir on downstream hydrology. The wetland biologist should carry out such studies by installing piezometers /shallow groundwater wells. Such a study would need to be carried out over at least a 1 year cycle. We have agreed that we will take picture downstream from this site to document prior to enhancement and modification. SM Page 7 of 13 C: \Users \Big Daddy\Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • We will have the biologist who does the yearly review of the wetland to document effects downstream. We will modify the weir to adjust the downstream flow to maintain balance to the existing downstream wetland. We have applied for a Nationwide Permit and our Architectural Survey passed. Specify the materials to be used for the path through the wetland/watercourse buffer and how it will be constructed and maintained. What is the width of the path? Details in Wetland submittal Are you going to have restrictive covenants regarding placing fences between homes? What about pets (dogs specifically ?) Yes Concept Landscape Plan L0.01: Sign will be permitted according to the sign code in effect at the time a sign application is submitted. The City is in the process of drafting a new sign code and anticipates having the new code adopted prior to you submitting a sign application for this project. Only one sign will be allowed. Add a note to this sheet that the sign is a conceptual design and the final sign will need to meet the codes in effect at the time a permit is applied for. 1. Landscape plan shall include plantings in right -of -way. Will Comply. 2. Provide a note that the concept plan was not reviewed for code compliance but to show the landscape concept across the entire site. Will Comply 3. Show on the plan the dividing line between the wetland portion of the plan and the development portion of the plan to then show the two sheets of accurate detailed plans. Will Comply Trash collection is located on the north side of the driveway on this plan sheet and between garages on the other plan sheets. Not relevant because these items will be stored within the residents garage or within their property description. On Trash pick -up day residents will bring receptacles to designated area. 4. 1 think I have seen this sheet in color. For the final BAR submittal, provide color copies. Will comply with these comments. Landscape /Lighting Plan L0.02 1. Substitute another plant in place of Prunus luscitanica — it is very invasive and its proximity to the wetland and stream buffers could be a problem in the future. Will comply. 2. The dwarf Pampas Grass variety may not be substituted and the landscape contractor must demonstrate that this is the variety supplied — Pumila's seeds are not viable, but any other cultivar is likely to be invasive in the wetland buffer area. We will plan on using something else to avoid migration to wetland. 3. Provide more details for the rain garden construction in order to evaluate the suitability of proposed plants. KLLA will provide landscape detail of one RG while Blueline has civil details of each RG. 4. Provide more detail on the dispersion trenches. These are described in the civil Drawings as per King County Code and we have reduced the design to one trench. See Civil plan. 5. Provide a note on this sheet that states that "Evergreen trees shall be a minimum of 6 feet in height at time of planting. Deciduous trees shall have at least a 2 inch caliper at time of planting, determined according to the American Standard for Nursery Stock. Shrubs shall be at least 18 inches in height at time of planting." Will comply 6. Provide quantities, spacing, and sizes for the rain garden plants on the plan. Will comply, see rain garden plan. 7. This plan shows a gravel path along the street, the civil plan shows a paved sidewalk. The sidewalk meets code and the planting strip between the street and the sidewalk needs to be shown on the landscape plans and site plans. Will comply 8. Verify there is space for water meters and other utilities around the planting plan. We will need to agree on placement, type of meters, and size (3/4" and 1") per civil design. The water meters for houses 3, 4, 5, 6, 7, 8 & 9 are place in the driveway. Water meter #1 is existing and #2 is placed between the east wall and the rockery near the corner. None require landscape detail. See Civil Design 9. The plan has a lot of lawn and very few deciduous trees. Lawn is not an environmentally friendly plant choice. How does it fit in your goals to achieve LEED or BuiltGreen status? We are concerned about fertilizers and herbicides used on lawns not having the chance to filter adequately before reaching the wetland. Fertilizers and landscaping maintenance will be described in the covenants to provide only organic fertilizers used sparingly while mulching mowers will be our primary tool to cut lawns. We will comply with the Tukwila code. 10. Deciduous trees provide summer shade and winter solar access; I am surprised by their absence. There is a heavy reliance on columnar evergreen trees acting as hedges (on the north and south sides and between the homes). These SM Page 8 of 13 C: \Users\Big Daddy \Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • • hedges will block light and solar access, require regular pruning maintenance, and create isolated pockets of homes rather than the open common space I thought you were envisioning. Increase the use of deciduous trees and decrease the reliance on tall columnar evergreen hedges between homes and at the property line. The site needs to blend with the existing neighborhood rather than create an enclave. It will be difficult to blend this community to the North there are 3 low income rental houses, to the south is a non - conforming rooming house and farther south along Macadam are several driveways and multiple garages that are visible from the streetscape. Across Macadam are Light Industry buildings. Our design will enhance the area to make this community more livable and an example for further development in Tukwila. I will add that some of your tree selection comments were integrated into our design submittal. \A the "Landscape Notes" to include the following or put on Sheet W -4: Done, as per wetland submittal a. Planting area shall be tilled to a depth of at least 18 inches. b. Till in three inches of compost across all landscaped areas. Mulch is to be kept away from woody stems and crowns of perennial plants. c. Planting pits are to be backfilled with native soils. Either the entire planting area should be amended with compost or equal or the soil amendments should be placed on the surface around each plant after planting. Studies have shown that survival is reduced if planting pits are backfilled with amended soil. Only when there is insufficient native soil (i.e. too many rocks), should topsoil or compost be used for backfilling. d. Root balls of potted and B &B plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. e. Where there are existing tree roots, incorporate soil amendments by hand. J3UFEER REDUCTION/MITIGATION - -L09 -012: Done, as per wetland submittal Rew by Stacy MacGregor, Planner 433 -7166 and Sandra Whiting, Urban Environmentalist 431 -3663 11 Verify that the buffer reduction area has a slope of less than 15% across its entirety (TMC 18.45.080 G). 2. Mitigation is required in the entire stream buffer for clearing trees without a permit in a sensitive area. Provide one single detailed plan for planting from the eastern edge of the wetland buffer to the western property line. The Wetland Plan states that the area outside the wetland buffer will be planted per the landscape plan. All sensitive area plantings need to be on one plan sheet instead of two. 3. Coordinate between the landscape architect and the wetland biologist. The wetland biologist is responsible for providing the buffer enhancement and reduction mitigation plan per code. 4. The approximate watercourse buffer (100') and wetland buffer (50') and reduced buffer on the east (25') should be shown on the plans, as part of the required mitigation for unauthorized vegetation removal from the watercourse buffer. 5. The Adolfson report calls for a split rail fence along the north property line to prevent ATV's from driving through. Is this an issue here? A fence would need a staggered opening to allow pedestrians to access the recreational path connecting north to south. 6. T hese sheets needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. 'NC0 4pt Wetland, Buffer Plan, and Weir, Sheet L0.03: Done as per wetland submittal 1�think this sheet should probably just be removed and the unique information (such as the excavation details) should be moved to the sheets by Sewell. It is a concept plan but the concept is getting executed in the subsequent sheets and I don't think this sheet's details are as accurate. If you remove this sheet, ignore the following comments ( #2 -4). 2. The plants and layout shown on this sheet are not the same as those shown in the Wetland Planting Plan (Sheet W -3). How does this sheet relate to the wetland plans? 3. No genus and species names are provided, so it is difficult to know which plants are being proposed. All plants installed in the wetland or wetland and stream buffers must be native to the Pacific Northwest and genus and species names must be called out. The skunk cabbage (not sure if it is the native species — Lysichiton americanum) generally needs shady conditions and organic soils, and since these conditions don't currently exist, this plant may not be successful. The iris, if it is the yellow iris that grows in wet areas (Iris pseudacorus), is not native to the Pacific SM Page 9 of 13 C: \Users \Big Daddy \Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • Northwest and is very invasive, so it would not be allowed. Other, native irises like Iris tenax or Iris douglasii would be acceptable but they are upland plants. 4. What is to be planted in the meadow? Is it lawn and will it be mowed? Some of the meadow is in the watercourse buffer, where enhancement is being required as mitigation for removing trees and other vegetation without authorization. Putting a significant amount of lawn in the watercourse buffer is not adequate as buffer enhancement, however, some meadow could be approved if it is composed of native grasses and other native plants and not mowed. Conceptual Mitigation Plan, Sheet W -1: Done per wetland submittal The enhancement area continues to the western property line. 2. The deck off building 7 appears to encroach into the 10' buffer setback. Wetland Creation Grading Plan, Sheet W -2: Done per wetland submittal 1. Show existing wetland boundaries so they can be compared to the proposed boundaries. 2. The plans by Ken Large (Sheet L0.03) describe the increase in wetland capacity. Is this volume agreed upon by Sewell Wetland Consulting? State the volume increase on this sheet. 3. Detail how the storage created will correspond to the increased volume through enhancement described in the TIR page 4 -8. If infiltration is not able to occur (since the geotechnical report says the soils are not suitable) does this proposed volume make sense? .Planting Plan, Sheet W -3: Done per wetland submittal '1. This sheet could be combined with W -4; there is some redundancy in these comments with the comments for sheet W -4. 2. Include in plan set: irrigation, tree protection measures, and planting guidelines. 3. Add the "Landscape Notes" to include the following or put on Sheet W -4: f. Planting area shall be tilled to a depth of at least 18 inches. g. Till in three inches of compost across all landscaped areas. Mulch is to be kept away from woody stems and crowns of perennial plants. h. Planting pits are to be backfilled with native soils. Either the entire planting area should be amended with compost or equal or the soil amendments should be placed on the surface around each plant after planting. Studies have shown that survival is reduced if planting pits are backfilled with amended soil. Only when there is insufficient native soil (i.e. too many rocks), should topsoil or compost be used for backfilling. i. Root balls of potted and B &B plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. j. Where there are existing tree roots, incorporate soil amendments by hand. 4. Existing trees should be shown on the plan. 5. Specify how non - native vegetation will be cleared (no herbicides will be allowed) and whether Reed Canarygrass will be removed from the existing wetland. 6. The wetland sign needs to specifically say to contact the City of Tukwila at 206 - 431 -3670. 7. The Tree Planting Detail doesn't make sense. What does the "18 inch minimum and 6 inch" notes (along the left side of the root ball) refer to? 8. Where will wetland seed mix be planted — the entire wetland or only the created wetland area? It is not clear whether the existing wetland will be enhanced. 9. Clarify the symbology used and include it in the legend (or remove the map graphic altogether and convey this info on another sheet). 10. Add a note on this sheet or on W -4 that states that "Evergreen trees shall be a minimum of 6 feet in height at time of planting. Deciduous trees shall have at least a 2 inch caliper at time of planting, determined according to the American Standard for Nursery Stock. Shrubs shall be at least 18 inches in height at time of planting." i ation Conce.t and Goals Sheet W -4: Done per wetland submittal Provide more details on the environmental goals and objectives that describe the purposes of the mitigation measures and the goal for improving wetland and buffer functions. This should include a description of the site selection SM Page 10 of 13 C: \Users \Big Daddy\Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • criteria, identification of target evaluation species, and resource functions (TMC 18.45.090 F2). Is the idea to enhance wildlife habitat, improve water quality, improve hydrology , etc.? Clarify whether the existing wetland will be enhanced along with the buffer. If it is not enhanced, how do you propose to keep Reed Canarygrass out of the new wetland area? How many cubic feet of excavation in the existing wetland and the new wetland are proposed? Include in the discussion that the buffer for Southgate Creek is also being enhanced as mitigation for unauthorized tree clearing within the buffer. 2. Provide performance standards of the specific criteria for fulfilling the environmental goals and for beginning remedial action or contingency measures. They may include water quality standards, species richness and diversity targets, habitat diversity indices, or other ecological, geological, or hydrological criteria (TMC 18.45.090 F3). 3. Detail the monitoring and evaluation program that outlines the approach for assessing a completed project. An outline shall be included that spells out how the monitoring data will be evaluated by agencies that are tracking the mitigation project's progress (TMC 18.45.090F5). Include a contingency plan of actions to take if the project's performance standards are not met (TMC 18.45.090 F6). Regarding Section 5. Monitoring shall be done twice a year, and reported in a once a year monitoring report. Specify who prepares the report. A hydrology performance standard should be included for both the new wetland area and the existing wetland area (given that excavation and a weir are proposed to increase ponding). 4. The Director will require a performance and maintenance security guarantee (bond or cash assignment); the guarantee may be held longer than 5 years if the performance standards have not been met or the mitigation has not been successfully established (TMC 18.45.090F7 and 18.45.210). 5. Sections 1.1 and 2.9. Monitoring will be required for 5 years. 6. Section 2. Include the wetland excavation, construction of bridge and weir in the construction sequencing. 7. Section 2.7 Prior to final planning approval, the contractor, owner, or landscape architect will sign a City of Tukwila Landscape Declaration. 8. Section 3.1.3. End the first sentence at the word "varieties ". Site preparation shall include grubbing out of blackberries but the reference to 4.1.3 is for maintenance and involves cutting back and poison which is not acceptable for site preparation. 9. Section 3.2.1. Add a note stating that container grown plants must not be root bound. 10. Section 3.2.5: Add to the note that the City of Tukwila DCD will also need to approve species substitutions or plant sizes. 11. Section 3.3.6. Add a note stating that roots are to be loosened prior to planting. 12. Section 4.1.2. Add under work to be included in each site visit: manual weeding around all installed plants. 13. Section 4.1.3. No herbicides allowed without written permission from the City, and if allowed, must be an herbicide approved for aquatic use (not Roundup). 14. Section 4.2. Maintenance shall be done at least twice a year. 15. Section 4.3. Change wording to state that watering/irrigation is required during dry periods, no matter when they are planted, and must continue for 3 summer seasons. Include an irrigation plan with the plan set. PA REVIEW – L09 -001: Done and Complete 1. No other permits can be issued before the SEPA determination is issued and the appeal period is exhausted. 2. The traffic concurrency test fee needs to be paid before a SEPA determination can be issued. SHORT PLAT —L09 -020 1. This application is incomplete; a complete survey is needed and is on hold per the City's request until the general site esign is worked out. While not a part of review, staff is concerned about the insurability of the homes with shared garages. For your own marketability, verify that property owners will be able to get insurance and if specific building codes (such as fire separation walls) need to be met for insurance purposes. Verify that your proposal to bisect garages with property lines will be insurable and if occupancy of a garage by someone other than the land owner is insurable. Our submittal includes statement concerning this issue from Nationwide Insurance that assures this issue is insurable. This sheet needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. DONE per wetland submittal SM Page 11 of 13 C: \Users\Big Daddy \Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • TREE CLEARING PERMIT —L08 -065: I believe we are complete per wetland submittal. We will need an open tree permit to clear remaining trees not within wetland. 1,./ This is being reviewed and incorporated into L09 -012. The mitigation plan provided needs to include the stream buffer and the wetland buffer. ---3-. The mitigation plan needs to show the trees removed and the tree replacement schedule on a table per TMC 18.54.130 3b as detailed on page 2 of a letter to Todd Smith from the City of Tukwila. 4. Additionally, in the Adolphson Conceptual Mitigation Plan, page 3 states that as compensation for reducing the buffer to 25 feet, "the remaining wetland and stream buffer areas between the development and the wetland and between the wetland and the stream will be enhanced. In addition, the onsite wetland area will be enhanced to compensate for minor impacts from the pedestrian bridge and pathway located in the buffer and wetland areas." Done 11 Downstream Analysis: Complete Page 2 states that the area is not located in a Landslide Hazard Area. The City has Class 2 areas mapped on about 50 %of the site. Clarify the Blueline report and discuss if there are any resultant changes in the report. Page 3 states that Wetland A is labeled on the Existing Conditions Exhibit (sheet 1.1). It is not. On the Existing Conditions Exhibit, 2 wetlands are shown but one has been determined to not be a wetland. 3. Page 3 states that Sub -basin C is "comprised of undisturbed forest with heavy underbrush" and will "remain undisturbed in the developed condition." Neither of these statements is correct. Page 4 continues with this assertion. Discuss. ��Geotechnical Engineering Study: Complete 1 Page 2 says that the "project soils are mapped as Younger Gravel." On what map are these soils mapped? They are not mapped on the Soil Conservation Service Map for King County. 2. See also the Public Works comment by Ryan Larsen above. We will submit additional information. Please refer to our earlier submittal to review initial GEOTECHNICAL ENGINEERING STUDY. OTHER AGENCIES Muckleshoot Tribe Comments Reviewed by Karen Walter, Watersheds and Land Use Team Leader Ajvluckleshoot Indian Tribe Fisheries Division, 253- 876 -3116 heir comments are attached along with the City's response to the Tribe. have completed an Archeological Survey required by the USACE which indicates this site has no historical significance. The Survey passed while the process continues under review. Water District 125 nstall water service lines from water main within Macadam Rd. South to new water meter boxes. Install water meter boxes, ter main for new fire hydrant, and new fire hydrant within on -site turn- around. Comply with all Water District 125 & City of ukwila Fire Department requirements. (Water meter to new Buildings will be part of Building Permit(s). Public Works requires the former to be constructed / installed and inspected prior to recording of Short Plat / Subdivision. Houses #1, 2, 3 and maybe 4 will not require sprinklers thus 3/4" meter whereas, houses #5, 6, 7, 8, 9 and maybe 4 will require interior sprinkler systems. These will need 1" meters as will the common water line to irrigate common space. When sizing house water system if 3/4" meter meets criteria water district and fire dept may approve smaller meter. We will need to complete Water booklet. . Valley View Sewer District stall / construct sanitary manhole(s), sanitary sewer mains, and sanitary side sewers within Macadam Rd. South and on -site. omply with all Valley View Sewer District requirements. Public Works requires the former to be constructed / installed and inspected prior to recording of Short Plat / Subdivision. Will Comply Public Comments During the 14 day comment period, no comments (aside from the Muckleshoot noted above) were received. SM Page 12 of 13 C: \Users\Big Daddy\Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx 12/27/2010 • • • NEXT STEPS Your next step is to address the comments made in this letter. The comments included in this letter address the plans as submitted. If you would like a meeting with you and your design team to go over the comments please contact me directly to schedule something. Once you have addressed the comments and revised the plans, resubmit four full -sized plan set and one small -sized plan set to the Department of Community Development for review. Please respond within ninety days from the date of this letter (9/14/2009) or the City may cancel your applications from inactivity. If you have any questions, I can be reached at 206 - 433 -7166 or by email at smacgregor @ci.tukwila.wa.us. Sincerely, (Signature on File) Stacy MacGregor Assistant Planner Attachments: Traffic Concurrency Application Impact Fee Zones Comments from the Muckleshoot's Tribe and the City's response File (L09 -012, L09 -013, E09 -001, L08 -065) SM Page 13 of 13 12/27/2010 C: \Users \Big Daddy \Documents \Cooke Commons \City Business \Design Review \Tech Comments3aw.comments.docx • • Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows 1. Meets the goals of the program, as set forth in TMC 18.120.010. The goals of the Housing Options Program are to: a) Increase the choice of housing styles available in the community through projects that are compatible with existing single-family projects; This development will increase the choice of housing styles available in the community. Our design is a high quality site through architectural and landscape elements and Civil Engineering enhancements. Cooke Creek Meadows has taken a great deal of forethought to create an atmosphere valuing individual privacy and providing opportunities, for social interactivity and community life for adults, children and seniors, that promote common values and shared responsibilities. It is likely that others in the community will learn and take the lead from this project making Tukwila a more vibrant community. The Buildings will be constructed using Green technologies. These technologies include • Concrete with fly ash, which makes the foundation stronger and is a waste by- product that is recycled; • Walls and roof using Structural Integrated Panel System(SIPS) are quieter, allows significantly Tess air infiltration, near zero waste, high insulation, and is structurally studier to weather an earthquake than conventional stick built technology; • 50 year standing seem metal roof with solar electric panels mounted to the seams that provides additional electricity. • Interior space will promote a healthy atmosphere by using non -toxic materials, passive energy operating features, natural lighting, using solar technology where possible, and developing a passive ventilation system providing an energy efficient comfortable living space. • The changes in WA State energy laws provided a change to include a Solar Gazebo along the north property line mounted within the 5' setback. This will provide additional power to the nearby industrial community and reducing the electrical load from these houses. The residents will also benefit by having a turn -key business. Promote housing affordability and ownership by encouraging smaller homes; It will promote housing affordability and ownership by encouraging a smaller and more efficiently designed home. Our focus is to make houses more functionally efficient with Tess unused space. We have incorporated the private space required by the ordinance into an inside /outside space. Providing the resident, in essence, more useable space and increases the quality of living space. b) Stimulate innovative housing design that improves the character and sense of community in a neighborhood and can serve as a model for other areas; This project will stimulate innovative housing designs that improve the character and sense of community in Tukwila. As our site design indicates, we provide inward radial focus on the central open spaces giving more space between some houses than required. Public and private are defined with covered porches facing the open spaces reinforcing the sense of community. We also use water as a prominent feature including the onsite wetland as a positive therapeutic garden amenity. An important aspect of our houses is their ability to gather heat and light from the sun. The conservation aspect of our design U10 widows, R30 Walls using SIPS, and R48 SIPS Roof will reduce thermal resources to heat and cool the buildings. We used an innovative solar tower, which includes a Tromb Wall, that collects some solar rays from the south and west side of the building. The Tromb Wall is used to improve heat storage, human conveyance system, and structural support to the roof. We have provided shading to redirect the Q sun's rays when heat is unnecessary. When cooling is necessary we provide for natural ventilation by Ll! C J allowing heat to escape via upper level windows. The House design includes a basement and u d O) no. storage areas which will provide cool air to reduce the temperature. All these features ha a L!.! C•1 elements that require little if any carbon based energy. Mainly by opening and closi ow, d AMc U 0?: � vent and by operating the shading feature the system shall work as designed. GG O L Q A c) Develop high - quality site, architectural and landscape elements in neighborhoods; ` ( wsv'' This site unlike other similar projects should be viewed in a holistic sense. The automobile is a tertiOlement to the design. This in turn promotes the quality of life within the community. Carbon flows east -west via the Page 1 • • Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows driveway between the trees of the wetland and Macadam. This allows the community to enjoy air of the cleaner variety. Our Landscape Design uses and moves water in a Zen fashion through the community via an extensive rain garden system for all to enjoy its essence. This wetland is designed to hold water during heavy rains. Because our Weir element is variable it should also function during low water levels. Building to the future, this site's storm water runoff will be naturally collected on site and drained on site. A wetland enhancement is proposed to widen existing low functioning wetland to improve hydrology, increase bio- filtration, enhance pollutant removal and maintain water on site during rain events to help downstream flooding issues. The rain gardens and the wetland will naturally filter and hydrate the ground providing a more beneficial environment for humans and wildlife. We have added solar electric panels to the project. We have a solar gazebo along the north boundary, and proposed panels to houses with positive solar aperture, buildings #2, 3, 4, 5, 6 &7. Total proposed electric production is 60 kWh. This aspect will support energy diversity and have the positive impact of reducing the communities need to supplement energy resources to near zero. It might also impact electric vehicle ownership. d) Provide a greater variety of housing types, which respond to changing household sizes and ages (e.g. retirees, small families, single - person households) and provide a means for seniors to remain in their neighborhoods. Our houses have a modern sense to them and not your variety cookie cutter houses. All have one bedroom and full bath on the main floor, allowing a person unable to climb stairs to live quite comfortably. All homes have multiple bedrooms which can be used for guests, family, and other activities such as office or private space. The open concept on the main floor provides more useable space for changing households. Air, light and water quality are paramount to the sustainability of a community along with design. All elements seniors and modern NW families regard as elemental to their well being. We give special prominence, and extraordinary architectural quality to our open spaces and meadow which contains a salmon rearing creek and the lovely enhanced and enriched wetland. 2. Complies with the Multi - family, Hotel and Motel Design Review Criteria stated in the Board of Architectural Review chapter, Design Review Criteria section of the Tukwila Zoning Code (TMC 18.60.050 -C): MULTI- FAMILY, HOTEL AND MOTEL DESIGN REVIEW CRITERIA 1) Site Planning a) Building sighting, 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 structure 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. Our building sighting will be integrated into and blend harmoniously. The recently built houses 300' south of the site have several common driveways and street fronts along Macadam. This site will have two access points one for house #1 and a private driveway for the 8 other houses. The street frontage will be gardenesque, as our Landscape design indicates. From the street house #1 will be 2 levels with garage. However, #2 will seem like 2 levels because its eastern private space will architecturally hide the basement. b) Natural features, which contribute to desirable neighborhood character, shall be reserved 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. We will be maintaining and improving the existing wetland, maintaining trees and improving the large buffer area between the creek and wetland. While most trees in the housing area will be removed, this provides the opportunity to plant new trees and shrubs that will be more harmonious and more diverse. They will be sited and selected to provide shade, color, and symbiosis with their surroundings. The large rhododendrons will be transplanted to more suitable locations within the site. 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 Page 2 • • Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows 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. As our site plan indicates the streetscape will be the best along Macadam Road within 500' north and south. We have included 3 pedestrian entry points as well as access to the individual houses from the garage. The private driveway is 24' wide includes a 45' turn - around with lighting and monument at entrance. The Setback area up to the promenade is landscaped with a rain garden running down to the base. Rain water eventually drains to the storm water system after hydration and filtration occurs. 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. The fact that the automobile is a tertiary element to our project makes it a cutting edge development. Furthermore, from the driveway one sees a three story building where as from the public space, the Promenade one see two stories and no cars gives people the visual emphasis on people and their adobes. The walkways are landscape to provide pleasant visuals as to what to expect when entering the community. e) Vehicular circulation design shall minimize driveway intersections with the street. We have designed the private access road to increase safety and decrease visual problem reducing risk. 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. The perimeter will be fenced with plantings of trees and shrubbery to improve the transition between adjacent properties. 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. This community is situated on a small space, 1.1 acres. More importantly 113'd of the property is dedicated to wetland improvement and 60% of the site is permeable open space. Thus a goal of this project is individual residential privacy. First reviewing the site plan it is evident that of the nine houses no house directly looks in on another's front door. Between houses we plan to limit the number of windows reducing exposure. Last is the keynote private space individually tailored to each house characteristics providing barriers and landscaping to increased privacy. h) Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas; Parking is an elemental feature of this site. Using the natural contour of the land to hide vehicles and garages, we are able to cut the garages into the hillside and completely hide them below buildings. It is essential to the residential quality of life for cars to be out of sight and out of mind from the public promenade. While most cottage communities call for one garage our community has 2 garages for every house. Tukwila's cottage communities' two car garages are a prohibited luxury. Our community takes it one step up as 5 of the 9 house have 2 car attached garage as their basement and the other 4 homes have the benefit of an unattached 2 car garage. i) The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long -term structures. All nine houses are two stories of living space. To reduce the impact we have reused the earth removed while excavating and distributed it over the site to berm many of the walls using the earth to insulate the houses. Thus from some vantage points one visualizes a 1 % one story houses. By building creative three level homes we maximize the value of the lot reduce the bulk and provide a more useable interior space. 2) Building Design Page 3 • Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows 9 9 9 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. Building design for this project is characterized as a Modern North West blending details and natural materials. The relationship to surrounding neighborhood is considered but not mirrored. Since very little development can be seen from the Southwest, West, and North directions, we are working with the natural features as an overriding element. 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 that 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 nonconforming structure's anticipated permanence. The buildings are of low scale as viewed most locations except the driveway the intended perspective being of 11/2 story houses. Our site place describes the units as below the height limit. 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 buildings have multiple materials, textures, overhangs and windows / doors that are composed on each building elevation to create a well balanced building elevation. We also are composing passive heat features solar features with window atriums as an integral part of the building design. d) The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. Overall building colors will work with the natural environment, using various earth tones and natural materials. These materials will include stone, cement board, stained wood and metal panels working with their natural and vibrant colors. The roofs will be light colored standing seem metal variety providing longevity and maintenance free amenities. e) Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and sighting 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 sighting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. Each building has a unique foot print that allows variations of 3 floor plan types. We will have designs that provide the sense of individual expression with different materials and shapes while at the same time provides some common elements that tie together for the sense of community. 3) Landscape and Site Treatment a) Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. Grading has been reduced in the amount of imported and exported materials and to blend the topography with the adjacent properties. This project is taking a soft approach to grading. However we were unable to save any of the significant trees. As mentioned previously larger shrubs will be transplanted where possible. 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. The rain garden approach to drainage greatly enhances the central vista to the wetlands. It is the focus of the common space. Terraces and pools within the rain garden are landscaped to provide natural Zen like spaces. Trees are strategically placed to focus views while screening the buildings from each other and to soften the architecture. The trees are also located to maximize the best solar gain. Fences are not used, instead the use Page 4 • Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows 9 9 9 of formal hedges and informal evergreen plantings are created to provide outdoor privacy for each individual home. 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. Our approach to having several homes without direct automobile access is cutting edge. In our design the car becomes Tess important and the pedestrian experience enhanced. We will have different paving surfaces for driving and walking. The walkways are enhanced in texture, scale and with plantings. The main walkway extends thru the wetlands to Macadam Road without automobile crossing. An elevated central terrace with outdoor cooking, pedestrian bridges and an open grass field are part of the pedestrian experience. d) Appropriate landscape transition to adjoining properties shall be provided. Privacy screening has been provided to soften the interface between this project and the adjoining properties. 4) 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. There is one miscellaneous structure on this site, the solar gazebo along the north boundary. It is made using Washington State technology and unlike other solar panels it is translucent allowing light to pass through structure while also providing some shading. A secondary element is the gazebo will also hide the building from each other. Thus the neighbors to the north of this site will find it difficult to see people in these houses and visa versa. b) The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. Yes, the use of these features is extensively utilized on this site. But we have not used it for screening service yards but to enhance the private space between houses, insulate basements and attractive dimensional perspective to our common spaces. 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. This facet of our building may not be possible. One of our goals is to provide Independent electricity using photo voltaic solar flat panels to the roofs and solar gazebo, possibly enough panels to provide 60 kWh of clean sustainable electric energy. This array of flat panel mechanical equipment is impossible to hide. Furthermore, the benefits to the residents and the community far outweigh any dilatory effects it may have. Important aspect of made in WA State panels is they are translucent allowing some light to pass through collector. 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. The Landscape lighting is appropriate to pedestrian scale. The use of small low voltage lights (LED) casting light only on the walkway and an occasional shielded up light as a way - finding element in the landscape. Lighting of the driveway will be provided with building attached lights which illuminate only the pavements and are not up- casting light. Energy consciousness and safety are of utmost importance. Page 5 • • Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows 3. Additionally, Housing Options Decision Criteria TMC 18.120.050 C3 includes that the project Demonstrates the following: a) The proposal is compatible with and is not larger in scale than surrounding development with respect to size of units, building heights, roof forms, building setbacks from each other and property lines, parking location and screening, access and lot coverage. The property directly south has an exceptionally large two story rectangular building that is currently used as a rooming house. The 3 houses on the properties directly north are 1960's houses, some without code acceptable foundations. To conform to these standards is unacceptable. Our goal is to exceed the 2006 building standards. Building homes with more tasteful lines removing the boxy look with an eye towards energy efficiency and earthquake resistant. Our goal is to be the template which future cottage housing communities wish to emulate. b) Variety is provided through a mixture of building designs, sizes and footprints. There is a certain commonality and differences to our homes. Five of the nine houses have garages and three stories, while 4 are only two stories w/o garage. Six of the homes will have good solar aperture making them ideal for solar heating and electricity. One home is distinctive in itself as it fits at the end of the driveway. The sizing is similar 8 units will be 1500SF while 1 units is 1000sf all having unheated storage capacity from 1205F to 400SF. As the design layout indicates there are 4 different footprints. However, much of the changes are elements within each unit. c) The proposal provides elements that contribute to a sense of community within the development and the surrounding neighborhood by including elements such as front entry porches, common open space and /or common buildings. This facet of these houses is paramount and hopefully will set the standard. All nine units have a front entry that includes a porch that is within an elevation of 5' to one another. All the entries are adjacent to the promenade common space. No front entry overlooks a roadway. No front entry looks towards another while being a good neighbor is easily attained. AU the units actively use their private space as if it were an extension of their home. I believe the promenade will entice residents to leave there houses on sunny days and evenings to enjoy their surroundings and the elements of the promenade. Any proposed Type 2, 3 and 4 modifications to requirements of the Permit Application Types and Procedures (TMC 18.104), other than those specifically identified in TMC 18.120.020, are important to the success of the proposal as a housing options project. COMPREHENSIVE PLAN POLICIES (may not all apply to this project) 1. Community Image — Goal 1.6: "Residential neighborhood physical features that are "small town" in character." - Lawns, trees, and low -scale fences in front yards - Garages located toward the rear or side of the lot -Front porches and sidewalks that allow interaction between neighbors Lawns are an expensive element of any site providing a special need in moderation. They use more resources than say a rain garden. Lawns will be used in the main open space and some terraces. They will be minimized as part of any lots landscape. Sidewalks will flow through and down toward the large wetland. The slope of the walkway is set at 1:12 to allow for access to wheelchairs. Several of the homes could accommodate wheelchair accessibility if a buyer so wishes. We will be adding numerous trees as our site plan indicates one because they are attractive and two they produce a healthy environment. Fences in the front of houses are a barrier to neighbors. We will use natural landscape materials such as stones and low level shrubbery. By providing and hiding garages under houses we provide more open space, cleaner air, and a powerful promenade. These would be unable to attain using the prototypical model suggested. Page 6 • Desi n Review Criteria: Cottage Housing Dev. Co Creek Meadows 9 9 9 oke 2. Housing - Goal 3.2: "Continue to provide the City's fair share of affordable housing." a) Encourage a full range of housing opportunities for all populations segments by actions including, but not limited to, revising the Tukwila development codes as appropriate to provide a range of housing types. - Allow limited demonstration projects such as clustered or cottage housing. Affordable is an allusive term. Yes, we are providing affordable housing for Middle America. A union worker in the highly skilled trades or professionals in and around Seattle will be able to afford these houses. Our heating and cooling expenses will be cut by 60 -70% what most houses cost. This savings, a prudent person would reason, should be a cost benefit to a better house. Thus you can pay today or pay Tess tomorrow. 3. Housing - Goal 3.4: "A full range of housing for persons in all stages of life ". a) Develop housing design standards for special populations that reflect the different demands generated for their different types of housing, such as increased inside- recreation needs (3.4.1). We don't intend for the wetland or promenade to be used as a soccer field or similar endeavor. There is a wonderful Community Center less than a mile north that provides for inside and outside recreational needs. There is also easy access to the interurban trail for other outdoor activities. This element is addressed in our house designs. All units have a large room and full bathroom on the main floor. Thus residents that are walking challenged will not be force to leave. The homes will have 2 or 3 bedrooms to accommodate several family members. 4. Residential Neighborhoods— Goal 7.1 Neighborhood Quality: "Urbanization and development that fosters a sense of community and replaces lost vegetation and open spaces with improvements of at least equal value to the community." a) Maximize neighborhood quality through City actions that help define the City and neighborhoods as specific "places" (7.1.1) -High quality public facility and private development design for neighborhood quality. - Provide infill assistance for short plats or smaller developments. I do want to address present planning standards such as the cul -de -sac and physical barriers such as roads. A city has fixed boundaries, roads and natural barriers that separate people for good or ill and little can be done to change this aspect. However, the cul -de -sac similar to a road is an accepted urban planning design that unnecessarily separates people and small communities. I want you to pay close attention and use vision to imagine how people will use this site. Vehicles will remain at the perimeter. People will exit their front door to a potpourri of smells, color and pleasant sounds unencumbered by barriers such as roads, which are large bodies that restricts communication and soil hydrology. People will stroll through this community collecting herbs and flowers, talking to their neighbors while listening to water rolling to the wetland and birds who have found this jewel within this urban enclave. 5. Residential Neighborhoods— Goal 7.6 Private Sector Development: "Residential neighborhoods with a high - quality, small -town, pedestrian character." Small town atmosphere is not King County and will never be attained, however this design comes close. I have lived on Houseboats on Lake Union for over 15 years. I was an early member of the first Houseboat Association on Lake Union. This is the type of community I plan to develop on dry land. The Promenade is the walking deck between homes that flows to the wetland area which is similar to the lake. A symbiotic relation develops between humans and nature. There will be no physical barriers near the entrance of homes rather open landscaping. Hopefully there will be a sense of peace and sensitivity that only develops from the natural elements that make this a community. This project was helpful in the re- evaluation of our current Bike Path System providing information to address future access from 51st to Southcenter Blvd. and Light Rail Station. By taking these elements into consideration one may get a high quality, small town, and pedestrian character to an urban area. Page 7 • • Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows 6. Ensure that residential development reflects high design quality in harmony with identified, valued natural features and with a small -town orientation (7.6.2). I addressed this earlier, see #5 above. 7. Support single-family residential in fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable, and /or diverse housing. I addressed this earlier; see #5 above; 2.1.b &d; 3.a &c 8. Encourage single-family residence design to foster a sense of safety and security. Interesting you added this element since much of Tukwila does not seem to have a sense of safety and security. Oddly too is the fact that the Interurban and Macadam corridors have the lowest crime rate in Tukwila. This site plan, because it has elements of Houseboat living and inward focus will foster a safer environment within this community. My opinion is based on anecdotal evidence the people are the community for this site and tend to look after each other and their well being. Thus if a resident is leaving on vacation they would likely tell their neighbor which would likely discourage crimes against persons or property. Page 8 • INFILTRATION EVALUATION COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON GGNI Project No. G -2742 Prepared for Mr. Todd Smith Cooke Riverside Properties, LLC c/o Mr. Chandler Stever Chandler Stever Architect 1715 - 223rd P1 NE Sammamish, WA 98074 August 11, 2009 Prepared By GEO Group Northwest, Inc. 13240 N.E. 20th Street, Suite 10 Bellevue, WA 98005 Phone: (425)649 -8757 • • Group Northwest, Inc. Geotechnical Engineers, Geologists & Environmental Scientists August 11, 2009 Mr. Todd Smith Cooke Riverside Properties, LLC c/o Mr. Chandler Stever Chandler Stever Architect 1715 - 223rd P1 NE Sammamish, WA 98074 Subject: Infiltration Evaluation Cooke Creek Meadows 13325 Macdam Road South Tukwila, WA Ref: GGNW Project No. G -2742 Report titled, "Geotechnical Engineering Study, Cooke Creek Meadows, Proposed Cottage House Development, 13325 MacAcam Road South, Tukwila, Washington," dated July 17, 2008, by GEO Group Northwest, Inc. Dear Mr. Smith and Mr. Stever: Soil samples were collected from three hand auger borings to estimate the soil infiltration rate in the areas of the proposed rain gardens and proposed expanded wetland. The location of the hand auger borings are illustrated on the Site Plan, Plate 1. One soil sample from each boring was analyzed for grain size distribution by ASTM Test Method D422, and included hydrometer analysis for silt and clay percentages. Two of the samples analyzed were collected from the proposed wetland expansion area and one sample from the rain - garden area (near proposed rain - garden #5). Soil infiltration rates were estimated based on the Unified Soil Classification System (USCS) method and the United States Department of Agriculture (USDA) textural method, in accordance with the Department of Ecology manual WWW. Washington State Department of Ecology, 2005 Stormwater Management Manual for Western Washington: Volume III -- Hydrologic Analysis and Flow Control DesignBMPs, February 2005, Publication No. 05- 10 -31, Chapter 3.3.6. 13240 NE 20th Street, Suite 10 • Bellevue, Washington 98005 Phone 425/649 -8757 • Fax 425/649 -8758 • • August 11, 2009 Cooke Creek Meadows Soil Infiltration Evaluation G -2742 Page 2 WETLAND EXPANSION AREA Soils analyzed from the wetland expansion area were collected from a depth of 3 feet to 3.5 feet below the existing ground surface, just below the bottom of the proposed cut to create additional wetland detention. Boring HA -A was located about 13 feet south of the proposed weir and Boring HA -B was located about 50 feet south of the proposed weir, approximately as indicated on the Site Plan, Plate 1 of Illustrations. Soil Classification The following are the USCS and USDA soil classifications for the wetland soils, based on the Particle Size Distribution Reports, Plates B1 & B2 in Appendix B and Plates C2 & C4 in Appendix C: USCS Soil Classification: Clayey SILT with some sand and a trace of fine gravel USCS (D10): HA -A = 0.0015 mm; HA -B = 0.0097 mm USDA Textural Classification: Silt Loam Estimated Design Infiltration Rate The fine grained Clayey Silt / Silt Loam in the wetland expansion area, at a depth of 3 to 3.5 feet, is not permeable and has no design hydraulic capacity based on both the USCS and USDA methods for estimating infiltration rates'. Under the USCS method, an infiltration rate is not available for soils with a D10 of less than 0.05 mm (soil particle size at the 10 percent passing point on the grain size analysis curve) and the wetland soil has a D10 of 0.0097 mm or less. With the USDA method, Silt Loam is not considered to have infiltration capability. Considerations Water entering the wetland area currently flows northerly following an existing ditch line. Based on the soil analysis the water is sheet flowing on top of the relatively impermeable soils with minimal infiltration. We understand the proposed site development will include increasing the wetland capacity to retain water during storm events. By excavating and creating a depression, water will pond and can then be released at a controlled rate with a weir system. The existing GEO Group Northwest, Inc. August 11, 2009 Cooke Creek Meadows Soil Infiltration Evaluation G -2742 Page 3 wetland soils at 3 to 3.5 feet should not be considered capable of absorbing and storing water. If an increase in the hydraulic capacity of the wetland soils is needed, it may be possible to amend the existing soil by adding sand. The sand content of the existing soil ranges from 13 to 24 percent, based on the two soil samples analyzed and based on the USDA textural classification system. At a minimum the sand content should be increased to 60 percent which would change the soil classification to a Sandy Loam which has some capacity to infiltrate. Increasing the sand content would require removal of a portion of the site soil and replacement with imported sand that is tilled into the soil. Alternatively, the site soil could be removed and replaced with an appropriate imported sand mixture designed to achieve the hydraulic capacity and infiltration rate engineering requirements. RAIN GARDEN AREA The soil analyzed for rain garden evaluation was collected at a depth of 2 feet to 2.5 feet below the existing ground surface in the area where rain garden #5 is proposed. For the purpose of this evaluation the soil sample is considered to be generally representative of the on -site soil. Soil Classification The following are the USCS and USDA soil classifications for the soil sample analyzed near Rain Garden #5 and are based on the Particle Size Distribution Reports, Plates B3 in Appendix B and Plates C5 in Appendix C: USCS Soil Classification: Silty SAND with gravel, some clay, and occasional cobbles. The sand is predominately fine grained. USCS (Dm): 0.0062 mm USDA Textural Classification: Sandy Loam Estimated Design Infiltration Rate The rain garden soil evaluated has a estimated long -term design infiltration rate of 0.25 inches per hour (estimated short term infiltration rate of 1 -inch per hour with a correction factor of 4), based on the soils Sandy Loam USDA textural classification (Table 3.7, Page 3 -76 of the Ecology Manual). Under the USCS method, the D,o of the soil is less than 0.05 mm and an GEO Group Northwest, Inc. • • August 11, 2009 Cooke Creek Meadows Soil Infiltration Evaluation G -2742 Page 4 estimated design infiltration rate is not available. Considerations Soil Variability: Based on the grading plan some rain gardens will be built up with fill soil. Some of the fill may be generated during excavation to construct the building structures. Based on the project geotechnical engineering study, most of the site soils were logged in the field as consisting of silt with variable amounts of sand and gravel. It is recommended that soil to be placed as fill in the rain garden areas be evaluated at the time of excavation if infiltration is required. Sandy soils should be segregated at the time of excavation, stockpiled separately, and analyzed for grain size distribution to determine the sand/silt/clay percentages in order to determine if the soil will infiltrate. Till: The site is underlain by relatively impermeable glacial till soils. Water infiltrating into the ground will ultimately sheet flow down - gradient on top of the underlying till. Building foundations and basement walls should be protected from potential intrusion of water seepage. The use of waterproofing, installation of drain mats on the exterior of basement walls, and installation of footing drains around foundation perimeters, is recommended as discussed in the Basement wall Drainage and Drainage Sections of the referenced project geotechnical engineering study. Long -Term System Viability: The design of the rain garden system should include measures to mitigate clogging of the fine grained soils in order to maintain the long -term operational viability of the system. The measures should include wrapping drain rock in infiltration trenches and footing drains with geotextile filter fabric, such as Mirafi 140N or equal, as well as the screening and filtering inlet water into the infiltration trenches. Infiltration Laterals: Lateral infiltration drains may be incorporated into the design of the rain gardens to increase the infiltration capability of the system and provide water to planting areas. The laterals can be designed as an infiltration trench, in general accordance with the Infiltration Trench Detail, Plate 2 of Illustrations. Trenches should be constructed level to maximize infiltration and designed to prevent or collect overflow. GEO Group Northwest, Inc. • August 11, 2009 Cooke Creek Meadows Soil Infiltration Evaluation • G -2742 Page 5 Please call if you have any questions. Sincerely, GEO GROUP NOR WEST, INC. Wade Lassey Engineering Geologist William Chang, P. E. Principal Attachments: Illustrations: Plate 1 - Plate 2 - Appendix A: Hand Plate Al - Plate A2 - Plate A3 - Plate A4 - Appendix B: USCS Plates B1 - Plates B2 - Plates B3 - Site Plan Infiltration Trench Detail Auger Boring Logs USCS Legend Boring Log HA -A Boring Log HA -B Boring Log HA -C Grain Size Distribution Boring HA -A, Soil Sample at 3 - 3.5 feet Boring HA -B, Soil Sample at 3 - 3.5 feet Boring HA -C, Soil Sample at 2 - 2.5 feet Appendix C: USDA Plate Cl - Plate C2 - Plate C3 - Plate C4 - Grain Size Distribution USDA Textural Triangle Boring HA -A, Soil Sample at 3 - 3.5 feet Boring HA -B, Soil Sample at 3 - 3.5 feet Boring HA -C, Soil Sample at 2 - 2•5 feet GEO Group Northwest, Inc. • • ILLUSTRATIONS GEO Group Northwest, Inc. LEGEND HAND AUGER BORING NUMBER AND APPROXIMATE LOCATION HA :A STANDARD CONSTRUCTION NOTES ... 7 Sr.. 0007.00. 02.1.7 ar 0- 40.0.77.5 ,u w* , o00us m .1.001.140000. 170 ,v. vM !NJ :,n :; ¢ -W, 4„ 4vs nevi .07 alar rAt +u.et arm er2ros..M 02707 •6•04 •r • 5747/./6 •t01 0.0.41.475 01 17100 0CC77.1 . GTAM7: 0•¢ . O °'�r w ` ` 1" .0..07170 °o 0 7 000.00o0777o 447510..7u m 9/c 41 .01 701 0707 YO YMS MOSS 00 0.70•13 V. 0177 Mr 0 .7100 0/p 0.07 ¢,tl,7r,.v5 07. • • 070.1040100 1.7•0171 0.51 00•17. •0.100.0 ay or MIK 0007 0.7107 777777700 1.7 11X91:1 _ 000 _ , 0°7.70 • . fr ¢� Q) 04}0..x... 701.7/0 7 .000 YO . 04`0.4 IPO, m 0.01710 94u M0.7C [[ M 170 . 017.07 d 0110.7r 007 0.0. 0 41. TO 0.700.01 ;:n D.. w 464647..57. «0-07.703 .0 .1707 Y. 7770 0040.70 SY . 4 R/ Mn..m 075 NO 90.01[.07¢ Pal M 20•7777 • NE l.'4, SEC 15. TWP 23 N RGE 4E, W.M. • D • IN REDUCED SCALE I" = 40' HA -A r/ .0.40010 7.0 0.0.-.-. 0.7.. 4P .... . ,, ''''•'••;'00.10?' .•• .,:,.7 .55.¢5 m .,.070.0• ,y, LOW..., m ¢..7 , 77 • De. No si• ~'r 0 ..7x 0.. .5.50.0 .1.7 ..um.7 .e, 70 W ..ac x 00 sr. A 00▪ 7701 DM .0 07 aN....7 7400.• 7 ••'7 u a ...070 ws 7 Dv. a 7• • ®7° K 7.000.75.1. 00.0 2YS .m Cr. C .. 7CCaJOKro M .1.40 0¢ .sW777. 9>0010 W 0•..107° .41701'6 P W 5191. C7701 «SC) 7945 a x .770 47 ,....2_711112 ...Do a4 ` 74' 1m¢ :57.54... .LI. MS. ' ;g0;70%-* o..-m7 ui.1710 `41.'vm°vu<":Tr w : ` o14.(L '. .0.51. Dir .0067.7. .0.411 .7.717 .4710. .0 00.01. - l ° • 777. ... 7.. SP. 0 RS � SD : ..7ou 11.0.,., 7m 74.. Y, .o SC : . //0/.. a vrt .0.0 °M , 5507 7 5 011 000. 7010 orc� 177.5.4°07➢ 7 s.1i .... Twm /10 .70 .7 a •la9N, !0 47..1.4¢ 11:1 .'0laR7. 7 7 7 5}7, 1 704..170 9« •7 M1 007/ .470!0 oYID .'7.•7 Orr 'Oa gtg'r0 = ro L'?X 0 K 70.5.C.911'111 :M W9+4..51( 124:22 r .000 a« ,7) auto, a 170 acts !W x .w,,„ ¢047.7•. uq us X4 OVMI t;""" S ✓m D+IUe 1...0.(➢ w +r Cu.4.r .s.. m..n v.4 .5.525 ¢m .777!.5 -. 4 ..r 9 .a. •7 74,7 7074 7 SM.45: 07.7 =NIX, rwlrrrt4¢ 44, w ..0 w00T4 70.2074,74.000,70•* C 97. 7.51777[5 ..( t¢w /it ;.71%01 .... o ..°+'z .50!.00 1 1..s. p• .0 ."07.011... .500.4 7.9777 ..c 1.Y.. 707.. 775.757 iwq�v7' 4ii RAIN GARDEN TABLE SIGRADC DI SITE PLAN PLATE 1 ` I� _zn `J.a 0.47 \`]01.73 09 MACADAM ROAD S BLUEL uam 70700.01 Um. ON /ADM Pe ➢R07,T(: 1:25772 d C 01/4781 0:512070; D/ Ja r1. 72- i0 M. n � �4C� INFILTRATION TRENCH 4 -INCH PERFORATED PVC RIGID DRAIN PIPE CEOTEXTILE FILTER FABRIC, MIRAFI 140N, OR EQUAL WASHED GRAVEL NOTES: WIDTH 2 -FEET NOT TO SCALE DEPTH 2 -FEET The trench should be lined with geotextile filter fabric, such as Mirafi 140N, and filled with washed rock. The top foot ( +1 -) should be capped with top soil. A 4 -inch perforated rigid PVC drain should be laid in the rock. The trench should be level to prevent overflow. An outlet tight -line pipe could be installed to capture overflow and return excess water to system. GEO Group Northwest, Inc. Geotechnical Engineers, Geologists, & Environmental Scientists INFILTRATION TRENCH DETAIL COOKE CREEK MEADOWS SCALE NONE DATE 8/11/09 MADE WJL CHKD WC JOB NO. G -2742 PLATE 2 • • APPENDIX A HAND AUGER BORING LOGS GEO Group Northwest, Inc. LEGEND OF SOIL CLASSIFICATION AND PENETRATION TEST UNIFIED SOIL CLASSIFICATION SYSTEM (USCS) MAJOR DIVISION COARSE - GRAINED SOILS �� Grains Larger Than No. 4 Steve) DIRTY GM GRAVELS GROUP sTMBOL WELL GRADED GRAVELS. GRAVEL-SAND MIXTURE, LITTLE OR NO FINES POORLY GRADED GRAVELS, AND GRAVEL-SAND MIXTURES LITTLE OR NO FINES CLEAN GW GRAVELS GRAVELS (little or no (More Than Halt fines) GP More Than Halt by Weight Larger Than No. 200 Sieve (with some fines) TYPICAL DESCRIPTION LABORATORY CLASSIFICATION CRITERIA DETERMINE PERCENTAGES OF GRAVEL AND SAND FROM GRAIN SIZE DISTRIBUTION CURVE SILTY GRAVELS, GRAVEL-SAND-SILT MIXTURES GC CLAYEY GRAVELS, GRAVEL- SAND -CLAY MIXTURES SANDS (More Than Haft Coarse Grains Smaller Than No. 4 Sieve) SILTS (Below A -Line on Plasticity Chart, FINE-GRAINED I Negligible SOILS Organic) CLEAN SANDS (little or no fines) WELL GRADED SANDS, GRAVELLY SANDS, UTTLE OR NO FINES SP POORLY GRADED SANDS, GRAVELLY SANDS, 1 LITTLE OR NO FINES DIRTY SM SANDS (with same fines) SC Liquid Limit ML < 50% } Liquid Limit MH >50% CLAYS Liquid Limit I CL (Above A -Line on < 30% Plasticity Chart, SILTY SANDS, SAND-SILT MIXTURES CLAYEY SANDS, SAND -CLAY MIXTURES I 7 I INORGANIC SILTS, ROCK FLOUR, SANDY SILTS OF SLIGHT PLASTICITY INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS, FINE SANDY OR SILTY SOIL. INORGANIC CLAYS OF LOW PLASTICITY, GRAVELLY, SANDY, OR SILTY CLAYS, CLEAN CLAYS Negligible Liquid Limit 1 INORGANIC CLAYS OF HIGH PLASTICITY, FAT Organic) > 50% CH CLAYS More Than Half byr " " "- - • -- Weight Larger I Liquid Limit ORGANIC SILTS AND ORGANIC SILTY CLAYS OF ORGANIC SILTS 8 OL Than No. 200 I < 50% LOW PLASTICITY Sieve CLAYS (Below A -Line on I Plasticity Chart) Liquid Limit 1 OH > 50% ORGANIC CLAYS OF HIGH PLASTICITY HIGHLY ORGANIC SOILS Pt PEAT AND OTHER HIGHLY ORGANIC SOILS COARSE GRAINED SOILS ARE CLASSIFIED AS FOLLOWS: < 5% Fine Grained: GW, GP, SW, SP Cu = (D60 / 010) greater than 4 Cc = (3301)1(010 ' 060) between 1 and 3 NOT MEETING ABOVE REQUIREMENTS i ATTERBERG UMITS BELOW 'A" LINE CONTENT or P.I. LESS THAN 4 OF FINES EXCEEDS 12%I ATTERBERG LIMITS ABOVE 1 "A" LINE or P.I. MORE THAN 7 Cu = (080 / 010) greater than 6 Cc = (0302) I (D10 060) between 1 and 3 NOT MEETING ABOVE REQUIREMENTS > 12% Fine Grained: I ATTERBERG LIMITS BELOW GM, GC, SM, SC CONTENT OF i "A" LINE with P.I. LESS THAN 4 FINES 5 to 12% Fne H7(CEEDS 12 %1 ATTERBERG OMITS ABOVE Grained: use dual "A" LINE symbols with P I. MORE THAN 7 60 X 40 w Z F30 U 20 a 10 7 4 0 PLASTICITY CHART FOR SOIL PASSING NO. 40 SIEVE 0 10 20 • 30 40 50 i ___ l I- --1 MH or OH VIIIl l I 60 70 80 90 100 110 - LIQUID LIMIT ( %) SOIL PARTICLE SIZE U.S. STANDARD SIEVE FRACTION 1 Passing Retained GENERAL GUIDANCE OF SOIL ENGINEERING PROPERTIES FROM STANDARD PENETRATION TEST (SPT) SANDY SOILS Sieve (mm) — - -... ) SILT / CLAY SAND FINE MEDIUM COARSE GRAVEL FINE COARSE COBBLES Sieve 0200 0.075 Size I (mm) Blow Counts N Relative Density I % Friction Angle 41, degree Description #40 0.425 #10 2.00 #4 4.75 #200 #40 #10 0.075 0.425 200 19 78 #4 4.75 19 78 mm to 203 mm 0 -4 0 -15 4 -10 15 -35 10 -30 35.65 30 -50 65 -85 > 50 i 85 - 100 26 -30 28 -35 35 -42 38 -48 Very Loose Loose Medium Dense Dense Very Dense SILTY & CLAYEY SOILS Blow Counts N <2 2.4 4 -8 8 -15 15 -30 >30 I Unconfined Strength qu, tst <0.25 0.25 - 0.50 050-1.00 1.00 - 2.00 2.00 - 4.00 > 4.00 Descnption Very soft Soft Medium Stiff Stiff Very Stiff Hard .BOULDERS > 203 mm ROCK FRAGMENTS ROCK >78mm >0.76 cubic meter in volume GEO Group Northwest, Inc. Geo technical Englneets, Geologists, 8 Enviro nmental Scientists 13240 NE 20th Street Suite 12 Phone (425) 849.8757 Bellevue, WA 98005 Fax (425) 849 -8758 PLATE Al HAND AUGER BORING NO. HA -A LOGGED BY WJL EXCAVATION DATE 8/3/09 GROUND ELEV. 51 feet ( ±) DEPTH ft. USCS SOIL DESCRIPTION Sample No. Moisture % COMMENTS 1 - 2 _ 3 - 4 - 5 _ 6 - 7 - "' "' \-. ML — — ML SILT with fine sand, brown, some brick, loose, dry Clayey SILT, some fine to medium sand, mottled gray, hard, trace gravel, dry to damp S5 22.0 Probed 0" from surface to bottom of boring - hard. Total Depth = 3.5 feet No Water Seepage Encountered HAND AUGER BORING NO. HA -B LOGGED BY WJL EXCAVATION DATE 8/3/09 GROUND ELEV. XXX feet (±) DEPTH ft. USCS SOIL DESCRIPTION Sample No. Moisture % COMMENTS 1 '.-' 2 - 3 r " ML — — — ML Fine Sandy SILT, trace gravel, dark brown, very stiff to Clayey SILT, some medium to fine sand, mottled gray, trace gravel, hard, damp S3 I ' S4 22.7 Probed 114" at surface to 1.5 ft. - hard Probed 0' from 1.511.to3.5 ft. - hard. 4 _ 5 6 - 7 Total Depth = 3.5 feet No Water Seepage HAND AUGER BORING LOGS PROPOSED COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON GEO Group Northwest, Inc. 'air ∎C Geotechnical Engineers, Geologists, & Environmental Scientists JOB NO. G -2742 DATE 8/11/09 1/09 I PLATE A2 HAND AUGER BORING NO. HA -C LOGGED BY WJL EXCAVATION DATE 8/3/09 GROUND ELEV. 60 feet (±) DEPTH ft. USCS SOIL DESCRIPTION Sample No. Moisture % COMMENTS 1 – 2 – 3 4 – 5 6 7 — ML ` — _ SM Fine Sandy SILT, brown, some gravel, very stiff, dry �, _, Silty Sand with gravel, mottled white, hard, predomently fine to medium grained sand, some clay, chunky, not cemented, dry S1 t S2 10.4 Probed 1/2" at surface - very stiff. Probed 0" from 6" to bottom of boring - hard. Total Depth = 2.5 feet No Water Seepage Encountered HAND AUGER BORING NO. LOGGED BY EXCAVATION DATE GROUND ELEV. feet ( ±) DEPTH ft. USCS SOIL DESCRIPTION Sample No. Moisture % COMMENTS HAND AUGER BORING LOGS PROPOSED COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON CEO Group Northwest, Inc. Geotechnical Engineers, Geologists. & Environmental Scientists JOB NO. G -2742 DATE 8/11/09 I PLATE A3 — .... • APPENDIX B USCS GRAIN SIZE DISTRIBUTION GEO Group Northwest, Inc. • USCS HA —A PERCENT FINER 100 90 80 70 60 50 40 30 20 10 0 Particle Size Distribution Report s 3 a g.g R b e: 1 E 1 % SAND r • CRS. � • 1 MEDIUM ! SILT a 1 1 1 1.1 1.1 5.3 5.9 54.2 32.4 ill #10 97.8 #40 92.5 #60 90.6 #100 89.2 #140 88.0 #200 86.6 l:' i #270 84.2 i� 1 f 11 . I i 1 500 100 10 GRAIN SIZE - mm 0. 0.01 0.001 % COBBLES % GRAVEL % SAND % FINES CRS. FINE CRS. MEDIUM FINE SILT CLAY 0.0 0.0 1.1 1.1 5.3 5.9 54.2 32.4 SIEVE SIZE PERCENT FINER SPEC.' PERCENT PASS? (X =NO) 3/4 in. 100.0 3/8 in. 99.1 1/4 in. 99.0 #4 98.9 #10 97.8 #40 92.5 #60 90.6 #100 89.2 #140 88.0 #200 86.6 #270 84.2 (no specification provided) Sample No.: 194 Location: Material Description Gray clay like soil w/ agg PL= Atterberg Limits LL= PI= Coefficients D85= 0.0562 D60= 0.0145 D30= 0.0046 015= 0.0020 Cu= Cc= Classification USCS = AASHTO= Remarks Tested/Calculated by M.Holtz Reviewed by M.Blackwell sampled on 8/3/09, ran on 8/6/09. D50= 0.0097 D10= Source of Sample: S -5, El 48', 3 -3.5' deep, Tp -A Date: 8/6/09 Elev. /Depth: A.A.R. Testing Laboratory, Inc. Client: Geo Group N.W Project: Cooke Creek Meadows G -2742 Project No: 09 -105 Plate 194 PLATE B1 • USCS • HA —B 100 90 80 70 W 80 Z U- Z 50 W U d 40 30 20 10 0 Particle Size Distribution Report n eV GRAIN SIZE - mm 0.01 0.001 % COBBLES % GRAVEL % SAND % FINES CRS. _.......mmi CRS. MEDIUM FINE SILT CLAY 0.0 0.0 1.7 1.1 5.3 13.3 54.7 23.9 #10 97.2 #40 91.9 #60 88.3 #100 85.4 111 #140 82.4 #200 78.6 i #270 73.2 I• .__.. _ : , , I , _L, __ _ , , ,, I: , . 4 , , _ • ., I j ! , I I L, , j i • I t , � f GRAIN SIZE - mm 0.01 0.001 % COBBLES % GRAVEL % SAND % FINES CRS. FINE CRS. MEDIUM FINE SILT CLAY 0.0 0.0 1.7 1.1 5.3 13.3 54.7 23.9 SIEVE SIZE PERCENT FINER SPEC. PERCENT PASS? (X =NO) 3/4 in. 100.0 3/8 in. 98.7 1/4 in. 98.5 44 98.3 #10 97.2 #40 91.9 #60 88.3 #100 85.4 #140 82.4 #200 78.6 #270 73.2 (no specification provided) Sample No.: 193 Location: Material Description Gray Clay like soil w/ organics PL= D85= 0.142 D30= 0.0065 Cu= 15.48 USCS= Atterberp Limits LL= P1= Coefficients D60= 0.0232 D15= 0.0031 Cc= 1.21 Classification AASHTO= Remarks, Tested/Calculated by M.Holtz Reviewed by M.Blackwell sampled on 8/3/09, ran on 8/6/09. D50= 0.0146 D10= 0.0015 Source of Sample: S -4, El 50', 3 -3.5' deep, HA -B A.A.R. Testing Laboratory, Inc. Date: 8/6/09 Elev. /Depth: Client: Geo Group N.W Project: Cooke Creek Meadows G -2742 Project No: 09 -105 Plate 193 PLATE B2 • USCS • HA —C PERCENT FINER 100 90 80 70 60 50 40 30 20 10 0 Particle Size Distribution Report E s d: c s a o 8 7 8 & s o 100 GRAIN SIZE - mm 01 0.01 0.001 % COBBLES % GRAVEL % SAND % FINES CRS. ' I I CRS. ! FINE SILT CLAY 5.5 12.2 9.6 6.6 10.0 22.2 26.0 7.9 1/4 M. 75.2 44 72.7 410 66.1 I, ii w 460 48.7 4100 41.3 4140 36.8 'l I I_ 4200 33.9 I ' i 31.2 '�; 11T-1 i' IR i 1� I i t j I • � � I 1 I 1 r , i I :; I 1 • I II I 100 GRAIN SIZE - mm 01 0.01 0.001 % COBBLES % GRAVEL % SAND % FINES CRS. FINE CRS. MEDIUM FINE SILT CLAY 5.5 12.2 9.6 6.6 10.0 22.2 26.0 7.9 (no specification provided) Sample No.: 195 Location: Material Description Light Bm silty soil w/ agg PL= D85= 26.0 D30= 0.0481 Cu= 102.80 USCS= Atterbero Limits LL= PI= Coefficients D60= 0.641 015= 0.0095 Cc= 0.58 Classification AASHTO= Remarks Tested/Calculated by M.Holtz Reviewed by M.Blackwcll sampled on 8/3/09, ran on 8/6/09. 050= 0.273 D10= 0.0062 Source of Sample: s -2, El 58', 2 -2.5' deep, HA -C A.A.R. Testing Laboratory, Inc. Date: 8/6/09 Elev./Depth: Client: Geo Group N.W Project: Cooke Creek Meadows G -2742 Project No: 09 -105 Plate 195 PLATE B3 SIEVE SIZE PERCENT FINER SPEC.* PERCENT PASS? (X =NO) 1 1/2 in. 100.0 3/4 in. 82.3 3/8 in. 77.2 1/4 M. 75.2 44 72.7 410 66.1 #40 56.1 460 48.7 4100 41.3 4140 36.8 4200 33.9 4270 31.2 (no specification provided) Sample No.: 195 Location: Material Description Light Bm silty soil w/ agg PL= D85= 26.0 D30= 0.0481 Cu= 102.80 USCS= Atterbero Limits LL= PI= Coefficients D60= 0.641 015= 0.0095 Cc= 0.58 Classification AASHTO= Remarks Tested/Calculated by M.Holtz Reviewed by M.Blackwcll sampled on 8/3/09, ran on 8/6/09. 050= 0.273 D10= 0.0062 Source of Sample: s -2, El 58', 2 -2.5' deep, HA -C A.A.R. Testing Laboratory, Inc. Date: 8/6/09 Elev./Depth: Client: Geo Group N.W Project: Cooke Creek Meadows G -2742 Project No: 09 -105 Plate 195 PLATE B3 • • APPENDIX C USDA GRAIN SIZE DISTRIBUTION GEO Group Northwest, Inc. 20 10 Textural Triangle U.S.D.A. 100% clay 0o to ao 20 �. 30 )1.0 MMM o e A TIVATA 50 4,` 4WAWMAOO 40 l� 30 VM . lo•.. MVO. 4k M WAWA 7AWAIYANI1 100% sand 100% slit 00 80 70 ICI 50 40 30 20 10 .�.a, P• c••t send Shaded area is applicable for design of infiltration BMPs Figure 3.27 USDA Textural Triangle Source: U.S. Department of Agriculture 3 -74 Volume 111— Hydrologic Analysis and Flow Control BMPs February 2005 PLATE Cl UNITED STATES DEPARTMENT OF AGALTURE (USDA) i ■ I i GRAVE— SAND I I 1 SILT CLAY 1 COARSE FINE 1 VC 1 C M F VF 100 USSTANCIARI3 ■ 4420 #40 #60 #100 #2008270 .002mm ! ! ! ; : I ! 1- rr! 111 f' ' ! ! 1 !II1 ! 1 ; , -6-1i ! 1. ! • !! ! ! ! : ' • i ! ! 1 1 ! 1 !I 1 80 70 C 60 Fn. a. 1.— 50 z w 40 . 20 10 L . I II 1 i I i 1 I ': i ■ I i i , I " 1—!—T— , i . i ! • : f 1 , . r ; , 1 . , 1 I 1 , : : ! ''' _ .1._ , • I 1 i I : , ; ; 1 ! , ! : 1 . ..-..,1.4-, .- 4- !----f--------- - I ! : ; i ' ! 1 1 --------r _.,.._ i ' 4 1 1 .J, 1 1 ' ' .! --- . 1 : • 1. H j I ' :1 •1:1! ! • • : : , . ■ : —4H--' • • . i e I . ! • ---, • . 1 , ! : _ -.. fli---4-7- .i - -I-- — -i ,---i—"--i--— !! I: i • : : . 1 ' ! . . I ; • i j . : : •,..-1- ! : ' ; • I i: ' i Vii4_, i 1 :1 , 1 —1-1-- 1 I J : . . , 1 1 1 ' : 11: 1 : '--- [ I 1--- —,--4--'... -I f ' • , I ., ■ : 1 . . " . , , i._:— 1 ! ' . • . , .• I : ! ; , I ' 1 : . -- : - - :- 1---, ;.,-- r t - r i . . , 1- 1 : , . • , ; , • , ., • . . . 4.. .i..,_..,_.1. ...,. I ..— : .... ._____........ i --. ---- I.! : • ! ' 152 76 38 19 95 4.75 2.0 850 425 - 250 150 75 45 2 MILLIMETRES r MICRONS 1 1 I I 1000 100 10 1.0 . 0.1 .01 .001 .0001 UNITED STATED DEPARTMENT OF AGRICULTURE TEXTURAL TRIANGLE SUMMARY Dm = SAMPLE DESCRIPTIONS SAMPLE LOCATION: HA-A at 3 - 3.5 ft mm SAND.. 13.8 % D30 .. mm gur . 71.2 DATE SAMPLED : 8/3/09 % Deo = mm CLAY= 15.0 % BUILDING PEWIT NO.: Du = mm DG = rnm CrTHERS: THIS SOIL IS CLASSIFIED AS HYDROLOGIC SOIL GROUP . IT IS TYPICALLY DESCRIBED AS ........ GRAIN SIZE DISTRIBUTION GEO Group Northwest, Inc. Geotechnical Engineers, Geologists, & Environmental Scientists COOKE CREEK MEADOWS JOBINm G-2742 TESTED CHJCD DATE 8/10/09 KATE C2 UNITED STATES DEPARTMENT OF AGALTURE (USDA) PERCENT PASSING 100 90 80 70 4. 60 LLS STANDARD GRAVEL SAND COMM [ I VC C stEvEzES: 8- 6- 4" 3" ?" 11/2" M F VF SILT CLAY 1," ;4" W' "." 04 010 .420 440 II 0 0100 4200 70 .002mm 4 ! I • .1 ---t 50 40 30 20 10 I ! 1 I • . I • : I { • 1 • ;I : ! HH• ;• ; I -7* • I ! 1 1 : ; ! i ' I I ; • I !• i • : ' • 2 . ' 1'2,- -; , . • , i ••! •;.-I--- -i- - -! ..-- • ■-•••- il IL4Li ! H W 152 '6 38 19 95 475 2.0 850 425 250 150 MILLIMETRES I . 1000 100 10 75 45 • ; . • , I • I ! . :!; • ; ; • MICRONS 2 1.0 0.1 .01 .001 0001 UNITED STATED DEPARTMENT OF AGRICULTURE TEXTURAL TRIANGLE' SUMMARY Dia = mrn D30 = MM D6c = mm Du= mm Dc mm SAND= 24.6 SILT 63.9 % CLAY = 11.5 THIS SOIL IS CLASSIFIED AS HYDROLOGIC SOIL GROUP . IT IS TYPICALLY DESCRIBED AS SAMPLE DESCRIPTIONS SAMPLE LOCATION: HA-B at 3 - 3.5 ft DATE SAMPLED : 8/3/09 BUILDING PERMIT NO.: OTHERS: GEO Group Northwest, Inc. Geotechnkal Engineers, Geologists, & Emetortmental Scientists GRAIN SIZE DISTRIBUTION COOKE CREEK MEADOWS JOS No. G-2742 TESTED CHKD DATE 8/10/09[ PLATE C3 UNITED St TES DEPARTMENT OF AGRICULTURE (USDA) PERCENT PASSING GRAVE- SAND FINE VC Icimi F VF SLT CLAY USSTAPIDARD SEvE.FiEs: 8. " 3' 7'w I" " " " Y." #4 1 I I I I 1 I I I I - k I ... .,_ „...,,, .....rmln 1 I. IIIII 1 I . 90 • • ' , : r !, 1 1 • ! I ; : :; ,•• I : h! ; _•J__:L...,f --!-- ' : II I ; ! ; ! 1 ; • ; ;! ' • so ;44-1' ' : • 1, , . i 1 II, '; I 1 . • . , . i 1 . ; 4___•,___ ' . 70 .. i 1 i : i 1 ; I t ; I: ! , J ; • 1• i i :.; ! 1 ; T-7---- , ■ I. i I I I I IIIIIII --r--!`-'.-`, ; ; I 1 i i7-i 1 , 1 1 1 : I • I I • ••• 4_4 • - 1 . I I I I • I • • • I . I : ! . ; I : .. I I ; ! : ! , : I! • . , . ! i • ; , I • 4. ..4. • _4_ ; : 1 • , . . ,;, . .: ; 1 I ; L • • 1, i -,-----, 1 , , .. !I; 1 : !_i___,. ,. , , .4_4 !,,,, Li I. " . : ii 1 . - . 1 ! ' 10 1 l , iI ! .•: ' ! LI I L I , PI 1 . ' L 1! I I 11 - : •• ; 1 : I, • I 1 1 ! I . i , I. : : • • i I • , ._ ! I • . • 1 M ;7—r-1 ! , ! ! I, I I ' !. 1 ! 1 ! ' ' i i i ; .: . _,_ • , I 'I ___....14 . . 1 ■ , . I , , li; H I ; , ■ i : ■ i I 1 : i i I ; I 1 i 1,11i• t i I i'l •• I.I 1 if I • " ' • ' I 'I I 1 • ! 1 .q • ' .. , . - i , ' , 1 i ' , 1 ' ' i ' : , i 1 ! : I • ' I i . • "1 , , I ' i ; 1 1,.. I— --J.. ----- ' ' i ' , . i i HI., I 1 ; , ; : i i ; • 1., ■ ., ; i ; 1 : : : '; • I i';— —1—!-- -.- — --I- - -r- i ! 1 ' : . ' ' ' • ! ! 0 : : • , I I i ii 1 i • 1, ,,.. : ^ "!- ---!----- - I ' i ii '+ , - ..-.:7 . : 1 • : : , 1 ; I., ! ;4-17- -- — ' !! , 4 Hi:i • / -.----- : i : ■ , : . ; . ' 1 : - : , ., ' : : I 1,,_ i ; ! , ': , ! . • ____. 1 i ,iji: .-:4.-;--+---,,------ -! ---4-! ''I-; - ! : ! : : ■ ' i i I il, ; • ..1,-- -- -1-1----, • : : , ' I ---• I !-- I. - !I .. i , t • ! : . i ! ; , , . ! I ; 1 , ' i la - ' ; ! I ! 1 ; ■ ' --• '. ' ' : . ..1. - • ! ! • f--- 152 76 38 19 9.5 4.75 2.0 850 425 250 *10 75 45 2 MILLIMETRES I MICRONS . i 1000 100 10 1.0 0.1 .01 .001 .0001 UNITED STATED DEPARTMENT OF AGRICULTURE TEXTURAL TRIANGLE SUMMARY Dio mm SAND 52.7 050 = mm SILT = 42.2 Dso = mm CLAY= 5.1 % ou = mm 0c THIS SOIL IS CLASSIFIED AS HYDROLOGIC SOIL GROUP IT IS TYPICALLY DESCRIBED AS SAMPLE DESCRIPTIONS SAMPLE LOCATION: HA—C at 2 — 2.5 ft DATE SAMPLED : 8/3/09 BUILDING PERMIT NO.: OTHERS: GEO Group Northwest, Inc. Geoteennical Engineers, Geoiogists, & Environmental Scientists GRAIN SIZE DISTRIBUTION COOKE CREEK MEADOWS MB Ha G-2742 TESTIM CHID DATE 8/3/09 PLATE C4 KCounty Dap o(M .. m.nb PuNIPal Pape 0,71.Me. °0 . 4 IMMO MOE RECEIVED Tu DEC 2 9 2010 pato., T -23 -04 %filtlIaMi. WOW. 0980 7340E0 0981 TS 1.32 AC 0981 734060 0903 0661 238099 . ■•:_.; 734060 1014 .17 AC 0896# 1004 73050 1001 43954# 1001 734060 1012 734360 1033 < ! ZI S 134TH ST UJ c75 w LOT 2 c-2 KCSP 1083050 8504080748 734060 <032 2 1. 17630#s 1370320 0010 0130 781379 0133 617000 vf A 74/4 &Sip 16.34151 0A6C 0010 c's 247719 0982 77972#s 0133 20080110000891 o VAC - KCSCC 40162# 1003 33590#s 1012 30' Rd Eamt 07-2-12358-OKNT o (N1 734160 1608 13002 1008 105 108 LOT 1 734360 1002 11230#s 1 734360 1600 1002 108 191409s 0 8004240503 ,r LOT 1 331320 004 -Z Electrical Characteristics SiE160 SiE165 SiE170 SiE175 Rated Power (Pmax) Watts 160 165 170 175 Maximum Power Voltage (Vmp) 24.7 24.8 24.8 24.9 Maximum Power Current (Imp) 6.5 6.7 6.9 7.0 Open Circuit Voltage (Voc) 29.9 30.0 30.0 30.1 Short Circuit Current (Isc) 7.6 7.7 7.8 7.8 Maximum System Voltage 600 600 600 600 Series Fuse Rating Amps 15 15 15 15 Temperture Coefficient of Pmax ( % /t) -0.566 -0.566 -0.566 -0.566 Temperture Coefficient of Voc ( %%C) -0.389 -0.389 -0.389 -0.389 Temperture Coefficient of Isc ( %/C ) 0.109 0.109 0.109 0.109 * Standard test conditions (STC) at 1000w /m2, AM 1.5 spectrum 77 :F /25 :C cell temp. 12 13/16 Mechanical Specifications and Ratings Weight (module + mounts) 58 lbs ( -65 Ibs 1-4.1 Ibs/fti Cells 49 crystalline silicon cells wired in series (7 x 7) Diodes 6 bypass diodes per module Construction Front: 0.125 in. high transmisivity tempered glass Back: 0.125 in. tempered glass / Encapsulant: DuPont PV5300 Frame 0.09in aluminum alloy 5032 H32 - 1/4 -20 stainless steel studs with flange nuts Mounting Foot 0.125 in. powder coated aluminum alloy 5032 H32 Slope of Module 1.857(minimum mounting surface angle 57) Temperature Range -40 to 194 °F ( -40 to 90°C) Design Load 125 psf Fire Rating Class A Connectors (Wire) Tyco SOLARLOK (14 AWG Solar Wire, length -32 in.) 48 cc 3 3/4 1/4 -20 Mounting Studs 4 per Module 24 46 1/8 Module Width 1/4-20 Module Ground Studs 2 per Module 21 3/4 Powder Coated Aluminum 1/4 in. Module Overlap Mounting Foot (Protects Wire) 24 Fastener Slots 3/8 x 1 1/4 Module Connectors Tyco SolarLok 14AWG Solar Wire 10 9/16 1 10-32 Ground Stud' 51 5/8 1 48 a 1 48 cc 1 8 1 7/8 in. Base of Mounting Foot H *Not to Scale, Units in Inches Complies to UL 1703, specifications subject to change without notice. silicn energy °T 47 1 /2 45 3/4 2 1/2 1--1 3506 124th Street NE Marysville, WA 98271 USA Tel: 360.618.6500 • Fax: 360.618.6501 www.silicon-energy.com (V7) SIIICin 2n9rgLtm Cascade Series PV Module and Installation System Grown in Washington Silicon Energy s mission is to manufacture quality PV systems specifically for the US market that advance durability, longevity of performance and aesthetics. The Cascade Series PV Module and Installation System has some unique features that differentiate it from other PV systems presently on the market. PV Module Features: • High efficiency crystalline silicon cells • Strong and durable glass on glass construction • Double glass module construction allows Tight to pass between cells • Six bypass diodes per module provide improved performance in partial shade • Highest fire rating - Class A • 20 -year limited power warranty, 2 -year materials and workmanship Installation System Features: • Cascade design allows water, snow and ice to easily flow off • Increased air flow behind modules increases performance • Mounting system conceals and protects wires for a clean wireless look • Installs on standard 4 -foot centers u specifically designed for the US market • Aesthetically pleasing modern appearance. Custom colors available (architectural bronze standard) RECEWED Made in Washington es� 1 _ _Jr2)c�a ACS ,,OaI ;@ Iarn ere noomuni iyMarame, Your clients come to you for guidance in turning their ideas into reality. At Premier, we produce SIPs framing products that do more than help turn your client's ideas into reality. Premier SIPs also exceed structural requirements, improving energy efficiency and come from a company dedicated to exceptional customer service. Premier Building Systems is North America's largest manufacturer of Structural Insulated Panels (SIPs). Manufacturing the ultimate framing product for more than 20 years, Premier meets the needs of design professionals time and time again. iti _ L f= ,UIL®ING SYSTEMS STRONGER. STRAIGHTER. GREENER. PranniKsv o Q FJc ,K;-, Cux�. l :Corti 1 n@ gW3 r�uc' ;;tea .aI r n' fu • .€0-m- n�41@ln�r71 ftigffiii o -fro ` t— o:n.ttn `; 121xo7.alo. Alfkm. . i --a [on �... dtr} 0:01 fib �6, ( ) _n__ o f4C' f?^r°M: n15.; C ::4F° `iltgaeCmf *,.I As -dlli C,`4:14N i)r' o Id- d U ® 197..04inC I1f�E3 C= �';ici, . i 7'nri o 4D AT* * g;d011 (wACIIIVAg§tql Better indoor Redu -ed Premier pol l -41619 ,c:C0461 ka. WnYi ��ro! tirF <;(t1:14. I C7)� lJ \ V col ioCc. Ldl Benefits of Planning and Designing with Premier SIPs • Endless design resource including: details, specifications, drafters to panelize your plans and a staffed technical center for SIPs conversion assistance • Flexibility in planning and construction: 4'x8' to 8'x24' customized roof, wall and floor panels are delivered to the job site pre -cut per designs • Ideal for residential and light commercial applications • Highest design values for wind loads, snow loads, and seismic activity • Help projects qualify for environmental' certifications • Premier SIPs are a true green building product, improving energy efficiency up to 60% while reducing atmospheric pollutants Superior interior comfort with up to 60% higher whole wall efficiency than 2x6 R -19 construction Structures don't require a roof truss system, ideal for extra living space and cathedral ceilings Programmed delivery and faster job site assembly Factory controlled manufacturing for precision and accuracy Manage more projects by specifying Premier SIPs for the complete building envelope (roofs, walls, and floors) • Structures built with Premier SIPs offer up to 40% reduction in size of HVAC systems. Premier SIPs Structural Components Premier Structural Insulated Panels (SIPs) consist of two outer skins of oriented strand board (OSB) and an inner core of an insulating material (expanded polystyrene) to form a single SIPs unit. These components, laminated together, provide a stronger building panel that needs no additional frame or skeleton for support. Exceptional Code Reports, Load Capacities and R- Values Premier SIPs are rigorously tested to meet and exceed building code standards, providing a higher than average strength - to-weight ratio and R- values. In fact, Premier has the best and most extensive code reports in the SIPs industry. Consistent Product Quality Premier SIPs are manufactured with factory -cut precision. As an option, Premier SIPs can be manufactured on some of the most advanced computer controlled equipment in the SIPs ¢ industry. So you can be sure the product you specify is both the highest quality and accurate to your plans. "Premier's support during the design process is invaluable, their logistics have been right on schedule, and their field support has added tremendous value to builders." Kirk McAfee, Clever Homes, San Francisco, CA "When it comes to thermal pelf. energy efficiency, choose the p creates a new standard. SIPs outperfc traditional wood frame construction." t SIPA /Oak Ridge National Laboratories St' • Ril4 • 2006 IECC Performance Sumary Cooke Cottages #4 Project : 13325 Macadam Rd REM RATE 12.71 Tukwila, WA RECENED e of CIF 'TtPARMA DEC 2 9 2010 Tom Balderston eutiv T CENTER By: Conservation Services Group 1633 Bellevue Ave E Seattle WA 98122 Reference Home a esign.as difference % difference Design Loads 2006 IECC odeled Heating 15.4 8. s4" 6.8 44.2% Cooling 11.8 7.1 4.7 39.8% Annual Consumption Heating 40.0 Cooling 2.0 Water Heating 12.2 Lights and Appliances 18.3 16.4 23.6 1.3 0.7 5.2 7.0 15.0 3.3 Photovoltaic 0 -11.3 11.3 Total 72.9 26.6 46.3 72.5 26.6 45.9 59.1% 35.0% 57.4% 18.0% 63.4% Annual energy Cost Heating 515 211 304 59.0% Cooling 45 29 15.8 35.1% Water Heating 254 108 146 57.5% Lights and Appliances 343 281 62 18.1% Photovoltaic Total 1157 -233 233 396.2 760.8 Lui 65.8% 2006 IECC Performance Sumary Cooke Cottages #4 Project : 13325 Macadam Rd REM RATE 12.71 Tukwila, WA sReference Home ign as difference % difference Design Loads 2006 IECC Modeled Heating 15.4 1 8. 6.8 44.2% Cooling 11.8 � 7.1 4.7 39.8% Tom Balderston By: Conservation Services Group 1633 Bellevue Ave E Seattle WA 98122 Annual Consumption Heating 40.0 Cooling 2.0 Water Heating 12.2 Lights and Appliances 18.3 16.4 23.6 1.3 0.7 5.2 7.0 15.0 3.3 Photovoltaic 0 -11.3 11.3 Total 72.9 26.6 46.3 72.5 26.6 45.9 59.1% 35.0% 57.4% 18.0% 63.4% Annual energy Cost Heating 515 211 304 59.0% Cooling 45 29 15.8 35.1% Water Heating 254 108 146 57.5% Lights and Appliances 343 281 62 18.1% Photovoltaic Total 1157 -233 233 396.2 760.8 65.8% 2006 IECC Performance Sumary Cooke Cottages #4 Project : 13325 Macadam Rd REM RATE 12.71 Tukwila, WA Reference Home �ign as difference % difference Design Loads 2006 IECC odeled Heating 15.4 ( 8. 6.8 44.2% ii Cooling 11.8 7.1 4.7 39.8% Tom Balderston By: Conservation Services Group 1633 Bellevue Ave E Seattle WA 98122 Annual Consumption Heating 40.0 Cooling 2.0 Water Heating 12.2 Lights and Appliances 18.3 16.4 23.6 1.3 0.7 5.2 7.0 15.0 3.3 Photovoltaic 0 -11.3 11.3 Total 72.9 26.6 46.3 72.5 26.6 45.9 59.1 % 35.0% 57.4% 18.0% 63.4% Annual energy Cost Heating 515 211 304 59.0% Cooling 45 29 15.8 35.1% Water Heating 254 108 146 57.5% Lights and Appliances 343 281 62 18.1% Photovoltaic Total 1157 -233 233 396.2 760.8 65.8% 2006 IECC Performance Sumary Project : REM RATE 12.71 Cooke Cottages #4 13325 Macadam Rd Tukwila, WA Reference Home �ign as difference % difference Design Loads 2006 IECC /Modeled Heating 15.4 f 8. 6.8 44.2% Cooling 11.8 4.7 39.8% Tom Balderston By: Conservation Services Group 1633 Bellevue Ave E Seattle WA 98122 Annual Consumption Heating 40.0 Cooling 2.0 Water Heating 12.2 Lights and Appliances 18.3 16.4 1.3 5.2 15.0 23.6 0.7 7.0 3.3 Photovoltaic 0 -11.3 11.3 Total 72.9 26.6 46.3 72.5 26.6 45.9 59.1 % 35.0% 57.4% 18.0% 63.4% Annual energy Cost Heating 515 211 304 59.0% Cooling 45 29 15.8 35.1% Water Heating 254 108 146 57.5% Lights and Appliances 343 281 62 18.1% Photovoltaic Total 1157 -233 233 396.2 760.8 65.8% Natr'I Choice PG PO Box 97193 Tacoma, WA 98497 Recreation Plus Attn: Cathy Weissberg 15209 W Ellsworth Drive Golden, CO 80401 • • • • TSmith From: ZOPFW @nationwide.com Sent: Wednesday, July 22, 2009 7:15 PM To: Cooke Riverside Subject: RE: Fw: Emailing: Sight_property_Iines That is correct. It would be covered under HO -3 coverage D for Personal Liability. From: "Cooke Riverside" <cookecottages©q.com> To: <ZOPFW @nationwide.com> Date: 07/22/2009 08:52 PM Subject: RE: Fw: Emailing: Sight _property_lines a 29/010 polio c In order to make my point to the City of Tukwila. If House #5 has a fire to cause damage to the property in stalls #1 &2, which are under house #5, but owned by House #6 the insurability would be satisfied under the homeowners liability coverage when the homeowner gets HO -3. We would prefer not to condo the property. Presently there are 9 Tots with each lot owning 1 \9 of the open space that isn't a lot. Your input is important Thank you Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 - 691 -8191 Cookecottages @q.com www.cottagesnw.com From: ZOPFWCanationwide.com [mailto:ZOPFWCanationwide.com] Sent: Friday, July 17, 2009 3:02 PM To: CookecottagesPq.com Subject: Re: Fw: Emailing: Sight_property_lines Todd, The insurance coverage would depend primarily on whether or not there is going to be an association that is insuring the outside of the residences. If there is no such association each resident would want to get HO -3 form single family homeowner's policies. This would cover their individual properties for the entire residence including the outside walls siding and roof. If they don't need insurance for those then they can set up HO -6 policies for Condo's or town - home's where the only thing being insured would be from the dry-wall in. As far as damages to others residences this would be covered under the Liability coverage in the home - owner's policy so there shouldn't be any issue with the building. If one persons home burned and caused damaged to another's there 1 f liability limit of either $300,000 or $500,000 would be used to cover any additional damages. If you have any other questions regarding this issue please feel free to contact me directly. Thanks, Wesley Zopf 1 -800- 282 -8636 x8642527 From: Angela D GuddaWNationwide /NWIE To: Wesley V Zopf /Nationwide /NWIE@NWIE Date: 07/17/2009 04:54 PM Subject: Fw: Emailing: Sight_propertylines Forwarded by Angela 0 Guddall/Nationwide /NWIE on 07/17/2009 04:54 PM - -- "Cooke Riverside" <cookecottaoeseo.com> From "Cooke Riverside" <cookecottages{®q.com> To <auddalat nationwide.com> cc Subject Emailing: Sight_propertylines 07/1712009 04:35 PM These attachments are to show lot and garage plan. My issue is how to secure insurability of the garages of another resident automobile and stuff within the confines of another residents lot. Such as House #5 at the end of the driveway has a 4 car garage under the house. Two slots for the resident and two for house #6. How does the residents resolve this insurability issue? Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 - 691 -8191 Cookecottages @q.com www.cottagesnw.com TSmith From: Sent: To: Subject: ZOPFW @nationwide.com Wednesday, July 22, 2009 7:15 PM Cooke Riverside RE: Fw: Emailing: Sight_property_lines That is correct. It would be covered under HO -3 coverage D for Personal Liability. From: To: Date: Subject: "Cooke Riverside" <cookecottages@q.com> <ZOPFW@nationwide.com> 07/22/2009 08:52 PM RE: Fw: Emailing: Sight_property_lines pEcEIVED C tLA DEC 2 9 2010 aver CEP In order to make my point to the City of Tukwila. If House #5 has a fire to cause damage to the property in stalls #1 &2, which are under house #5, but owned by House #6 the insurability would be satisfied under the homeowners liability coverage when the homeowner gets HO -3. We would prefer not to condo the property. Presently there are 9 lots with each lot owning 1 \9 of the open space that isn't a lot. ZOPFW @nationwide. Your input is important Thank you Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 - 691 -8191 Cookecottages@q.com www.cottagesnw.com From: Sent: Friday, July 17, 2009 To: Cookecottages@q.com Subject: Re: Fw: Emailing: Todd, corn [mailto:ZOPFW @nationwide.com] 3:02 PM Sight_property_lines The insurance coverage would depend primarily on whether or not there is going to be an association that is insuring the outside of the residences. If there is no such association each resident would want to get HO -3 form single family homeowner's policies. This would cover their individual properties for the entire residence including the outside walls siding and roof. If they don't need insurance for those then they can set up HO -6 policies for Condo's or town - home's where the only thing being insured would be from the dry-wall in. As far as damages to others residences this would be covered under the Liability coverage in the home - owner's policy so there shouldn't be any issue with the building. If one persons home burned and caused damaged to another's there 1 liability limit of either $300,000 or $500,00 would be used to cover any additional damages. If you have any other questions regarding this issue please feel free to contact me directly. Thanks, Wesley Zopf 1- 800 - 282 -8636 x8642527 From: Angela D Guddall /Nationwide /NWIE To: Wesley V Zopf /Nationwide /NWIE@NWIE Date: 07/17/2009 04:54 PM Subject: Fw: Emailing: Sight_property_lines Forwarded by Angela D Guddall /Nationwide /NWIE on 07/17/2009 04:54 PM - - -- "Cooke Riverside" <cookecottages@q.com> From "Cooke Riverside" <cookecottages(alq.com> To <quddala(nationwide.com> cc Subject Emailing: Sight property_lines 07/17/2009 04:35 PM These attachments are to show lot and garage plan. My issue is how to secure insurability of the garages of another resident automobile and stuff within the confines of another residents lot. Such as House #5 at the end of the driveway has a 4 car garage under the house. Two slots for the resident and two for house #6. How does the residents resolve this insurability issue? Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 -691 -8191 Cookecottages @q.com www.cottagesnw.cam Echols, Athan From: Cooke Riverside [cookecottages @q.com] Sent: Wednesday, July 22, 2009 3:20 PM To: Echols, Athan Subject: Trash pick up Page 1 of 1 RECEIVED cm, or 'tUt(Wt A 'DEC 292010 PERMIT CENTER Thank you Nate Echols for meeting with me to discuss my project concerns. 1. City's comment: 4Talk to Allied Waste about the trash collection in tenns of size and location of facilities. Caren Crowley, Customer Service Manager, Allied Waste Services, 206.652.885(1 Office. I see 4 trash sites; where will homes H 1 and 5 deposit their trash? Met with Nate Echols 7 /20/09 he will provide written confirmation. Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 -691 -8191 Cof7/.ecottttges4.com www.cottagesnw.com a) We have discussed trash, and recyclable pick up with Allied Waste. Houses #1,2,3,4,5 will house their waste inside their garages. House 1t6,7,8,9 will have a Trash container area on the backside of their house. Lots 1,2,3,4,5,6 will place their containers infront of their garage door while X7,8 &9 will place them in front of the cavity west of Stall #5 on pick -up clay and return containers to Trash area. Allied Waste will pick op trash weekly on 'Wednesday and every other Wednesday for Recyclables. G c.lA. "t), 15 S�CV iCP� 7/28/2009 7 a 8/02 SETTLEMENT AGREEMENT • wFII ry OK �DEC292010 - WHEREAS Todd R. Smith and Rieko Ohno -Smith ( "Smith "), plaintiffs, asitrOggfie certain real property ( "Smith Property") described as: That portion of Tract 63, Riverside Interurban Tracts, beginning 223 ft W of the SE comer, thence N 75 ft, thence W to the W Line, thence S to the S Line, thence E to pob; AND That portion of Tract 63, Riverside Interurban Tracts, beginning at the SE comer thence W 223 ft, thence N 95 ft, thence E to 42nd Ave. S., thence Sely to pob. All in King County, Washington. commenced an action under King County Superior Court cause number 10 -2- 27334 -4 KNT, against Gerald Knudson, Gregory S. Mead, Teresa Mead ( "Mead "), and all others claiming any right, title or interest in that certain real property ( "Mead Property ") described as: That portion of Tract 63, Riverside Interurban Tracts, as per plat recorded in Volume 10 of Plats, page 74, in King County, Washington, lying southerly of 133`d Street; EXCEPT commencing at the Southeast Comer of said Tract 63, thence west along the South Line of said Tract, 223 feet to the True Point of Beginning, thence northerly parallel to the West Line of said Tract, 75 feet, thence west parallel to the South Line of said Tract to the West Line thereof, thence south along the West Line of said Tract to the Southwest Comer thereof, thence east along the South Line of said Tract to the True Point of Beginning; AND EXCEPT beginning at the Southeast Comer of said Tract 63, and running thence west along the South Line of said Tract a distance of 223 feet, thence northerly parallel to the West Line of said Tract 63, to the Westerly Margin of 42nd South, thence southeasterly along said Westerly Margin of said 42nd Avenue South to the place of beginning. in which Smith claims by adverse possession a portion of the Mead Property described as: That portion of Tract 63, Riverside Interurban Tracts, as per plat recorded in Volume 10 of Plats, page 74, in King County, Washington, described as beginning 223 ft W of the SE comer of said Tract, thence north parallel to the West Line of said Tract 75 feet to the True Point of Beginning; Thence north 20 feet, thence west, parallel to the South line of said Tract to the West Line of said Tract, thence south along the West Line of said Tract 20 feet, to a point 75 feet north of the Southwest Corner of said Tract, thence east parallel to the South Line of said Tract to the True Point of Beginning. And I 1 • WHEREAS the parties desire to settle the present dispute to their mutual benefit without further litigation and have reached agreement on the terms set forth below, now then IN CONSIDERATION OF the promises and agreements set forth herein, it is AGREED THAT: 1. That portion.of the Mead Property described below and illustrated in the exhibit attached hereto shall be transferred from Mead to Smith by an agreed order quieting title to be entered herein. Counsel for Smith shall prepare said order. If requested, either party shall execute and deliver a quit claim deed as further evidence of the transfer of title. Legal Description of land conveyed: That portion of Tract 63, Riverside Interurban Tracts, as per plat recorded in Volume 10 of Plats, page 74, in King County, Washington, described as: Beginning 223 ft W of the SE corner of said Tract, then north 75 feet to the True Point of Beginning; Then north 20 feet, then west, parallel to the South line of said Tract, 94 feet, thence south, parallel to the West line of said Tract, 20 feet thence east parallel to the South Line of said Tract to the True Point of Beginning. The parties anticipate that since the property will be transferred by a court order pursuant to Section 3 that no excise tax will be due and owing. If a quit claim deed is requested by Smith or if it is ever determined that any excise tax is due and owing as a result of the transfer, then Smith will pay all real estate excise taxes due and owing. 2. Following entry of the Order described below, Smith will grant Mead a non - exclusive easement over the five (5) foot strip of property illustrated in the exhibit attached hereto ( "easement area ") which shall provide that: (a) the easement shall be for the purpose of installing, creating, maintaining, repairing and using a "Rain Garden ", which may include fixtures and features consistent with a "Rain Garden" to the extent allowed by applicable statutes and ordinances and as a yard or buffer for the development of Mead's property; (b) Smith shall also have the right to access the 5 foot strip of property for the purposes described above; (c) Smith shall not build any structures, improvements or buildings, whether temporary or permanent, in, over, under, or on the easement area which are inconsistent with the "Rain Garden" or to otherwise block either party's right to use the easement area; (d) each party shall maintain the easement area in good order and repair and in a safe, passable, and clean condition for the uses and purposes set forth above and each party shall bear the costs and expenses that they incur with respect to the easement and, in the event that either party's use of the easement area results in any damage to the easement area, then that party shall, at his expense, promptly restore the easement area to its condition prior to said damage; (e) both parties shall, at all times, comply with all applicable federal, state, and local laws, ordinances and regulations; and (f) each party shall indemnify the other for any damages caused by that party with respect to the Page 2 of 3 • • easement. Each party shall execute and delivery any appropriate and necessary documentation of such easement, which shall be recorded after the entry of the order described below.. 3. An agreed order quieting title as set forth above and otherwise dismissing this action with prejudice and without costs or fees to either side shall be signed by counsel for both parties and i#ay be presented to the court for signature, by counsel for either party, without firmer name of presentation. Except for the transfer of property contemplated by Section 1, Smith covenants and agrees that they will not at any time assert any right of ownership, whether by survey, written contract, oral contract,,cdverse possession, estoppel, waiver, laches, mutual recognition and acquie9Cence, or any other legal theory, to the remainder of the Mead property including, but not limited to the remaining portion of the Mead property claimed in the above referenced action as shown on the exhibit attached hereto and Smith hereby releases awl discharges Mead from any such claims. 4. This agreement is entered into by the undersigned parties after consultation with their respective counsel and shall become immediately when signed by all parties. The person(s) signing on behalf of Mead certify and warrant that they are all the owners of the Mead Property, in fee simple, have the full authority and power to make this agreement and to bind all future owners of the Mead Property hereto by their signatures appearing below, with the exception of any mortgage or lien holder not included herein. 5. It is the intent of all pities hereto that this agreement be enforceable by the court pursuant to Civil Rule 2A. In any action to enforce, interpret, construe or defend this agreement the court may, at its discretion, determine a prevailing party and award to the prevailing party an appropriate amount for its costs, attorney's fees and expenses incurred in such action, Teresa M. Mead Page 3 of 3 July 17, 2008 • 12742 Geotechnical Engineering Study Cooke Creek Meadows GEOTECHNICAL ENGINEERING STUDY COOKE CREEK MEADOWS PROPOSED COTTAGE HOUSE DEVELOPMENT 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON GGNW Project No. G.:.2742 SITE DESCRIPTION pEC-4 IDEC292010 PE. M GeoTEP The project site is located at the northwest corner of the intersections of Macadam Road South, South 134th Street, and 43rd Avenue South, within the City limits of Tukwila, Washington, as illustrated on the Vicinity Map, Plate 1. The subject parcel is approximately 0.9 acres in size and consists of two generally rectangular shaped lots (tax lots 7340600983 & 7340600982). The parcel is bordered to the east by Macadam Road South, undeveloped property to the west, and by residentially developed properties to the north and south. We understand the parcel includes the northern 20 feet of the vacated right -of -way of South 134th Street, located along the south side of the parcel, as illustrated on the Topographic Site Plan, Plate 2. A single family residence is located in the eastern portion of the site. A small drainage swale crosses the middle portion of the western half of the parcel, as illustrated on the Topographic Site Plan, Plate 2. The swale has been delineated as a wetland. The existing house sits on the higher portion of the property. From the house, the property slopes down toward the drainage swale to the west, to the north, and to the east toward Macadam Road South. Site elevations range from about 48 feet, where the swale crosses the north property line to about 77 feet along the south property line in the eastern half of the parcel. The parcel is vegetated with trees, shrubs, brush, grasses, and blackberry vines. PRELIMINARY SITE DEVELOPMENT PLANS Based on our discussions with the property owner and the conceptual site development plan provided, we understand that plans are to develop the eastern portion of the parcel, east of the drainage swale, with nine cottage -style residential homes, located approximately as illustrated on the Conceptual Site Sketch, Plate 3. Some of the structures will have under - building parking. The access driveway will come off Macadam Road South along the north property line, and near the southeast property corner. Final grading plans and finish floor elevations of the homes were not available at the time this study was performed. According to a preliminary proposed site section by KVA Architecture, dated September 12, 2007, the development will generally conform to the existing site topography. SUBSURFACE CONDITIONS GEO Group Northwest, Inc. Page 1 July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows • •2742 A total of nine exploratory test pits were excavated to characterize the site soils in the proposed site development area east of the drainage swale. The test pits ranged in depth from 2.5 to 6 feet. According to the area geologic map I, the project site soils are mapped as Younger Gravel (Qyg), consisting chiefly of sand and pebble gravel. However, the site soils encountered consisted of topsoil, silt, glacial till, and glacially consolidated silt. Younger gravel was not encountered. The soils are variable across the site, but generally consist of soft brown topsoil to a depth of about 2 feet (±) underlain by mottled tan to gray stiff to very stiff silt or very dense glacial till. The glacial till consists of silt with some sand and gravel that was deposited by and over - ridden by the glacier during the last ice age some 10,000 to 15,000 years ago. Some of the glacial till soils also contain cobbles and boulders. Fill consisting of loose to medium dense silt was encountered in two test pits, TP -7 and TP -9, to a depth of about 5 feet. Soils below the fill consisted of very dense glacial till and glacially consolidated silt. No groundwater or water seepage was encountered in the test pits. During the wet months, we anticipate some seepage could be encountered as a result of perched water accumulating on top of the stiffer silts and glacially consolidated soils or sheet flowing onto the site from the up gradient property to the south. Please refer to the test pit logs in Appendix A at the back of this report for a more detailed description of the soils encountered. The approximate location of the test pits are illustrated on the Topographic Site Plan, Plate 2. Minard, J. P., 1985, Geologic Map of the Marysville Quadrangle, Snohomish County, Washington, Dept. Of the Interior, U.S. Geological Survey Miscellaneous Field Studies, Map MF -1743, 1:24,000 SEISMIC CONSIDERATIONS Based on the soil conditions encountered, the site is seismically classified as Site Class C (very dense soil), in accordance with Table 1613.5.2 of the 2006 International Building Code (IBC). The slopes on the parcel appear to be stable. No sign of slope instability was observed, such as tension cracks, slumps, slides, or scarps, and no geotechnical mitigation is recommended, such as steep slope building setbacks. The potential for liquefaction and /or lateral spreading is very low based on a lack of groundwater and the presence of dense soil. No known faults intersect the subject property and the risk of surface rupture is low as a result of a large magnitude seismic event. No mitigation measures are recommended, with the exception of the addition design criteria for seismically induced dynamic soil 10ads on permanent basement and retaining walls. DISCUSSIONS AND RECOMMENDATIONS Although grading and finished floor elevation plans were not available, based on discussions with the GEO Group Northwest, Inc. Page 2 July 17, 2008 • P.2742 Geotechnical Engineering Study Cooke Creek Meadows property owner, Mr. Smith, we anticipate that most of the homes will have daylight basements or basement parking garages. Based on the existing site grades and the proposed locations of the homes, we anticipate temporary excavations of up to about 10 feet (±) may be required for construction of the house foundations. Some homes may require minimal excavation. Homes along the south property line may have issues with temporary excavations encroaching onto the neighboring property unless temporary shoring is installed. The main geotechnical issues for the project include site preparation and earthwork considerations, temporary shoring considerations, sub grade preparation and soil bearing design criteria for foundations, slab -on -grade floor sub grade preparation and capillary break recommendations, subsurface drainage and infiltration considerations, and sub grade preparation and section recommendations for pavement. INFILTRATION/DISPERSION The site soils consist of very low permeability silts and glacially consolidated soils that are not suitable for infiltration of storm water. We recommend storm water be directed to the drainage Swale and/or storm water system, if available. If feasible, we recommend dispersing or utilizing a bioswale system and discharging storm water to the drainage swale /wetland area in the western portion of the parcel. The use of permeable pavements is not recommended due to the poor infiltration characteristics of the site soils. SITE PREPARATION AND GENERAL EARTHWORK Erosion Control The silty site soils have a moderate to high erosion potential. As a precaution, silt fencing should be installed down slope of the construction area(s). A crushed rock construction entrance or the existing driveway should be used to mitigate tracking of mud onto the street by trucks. We recommend that the site work be performed during the dry summer months due to the moisture sensitivity of the site soils. During wet weather, exposed site soils should be covered with straw mulch and cut slopes protected with plastic sheeting to mitigate erosion. Crushed rock check dams, hay bales, and silt fencing should be used as needed to reduce the velocity and suspended sediment in the storm water runoff. Cuts and Fills Under no circumstances should temporary excavation slopes be greater than the limits specified in local, state, and national government safety regulations. It is the responsibility of the contractor to provide a safe work environment. If water seepage is encountered, the excavation should be halted and the geotechnical engineer should evaluate the site conditions. Temporary cuts should be sloped at an inclination no steeper than 1H: IV (Horizontal: Vertical) in loose to medium dense soils. Very dense glacial till & glacially consolidated soil may be sloped at up to 1H: 6V. If temporary excavations sloped with these inclinations GEO Group Northwest, Inc. Page 3 July 17, 2008 • 102742 Geotechnical Engineering Study Cooke Creek Meadows cannot be constructed due to property line encroachment, we recommend either acquiring a temporary construction easement from the neighboring property owner, or installation of temporary shoring. If temporary excavations will undermine utilities, such as along the south property line, we recommend relocating the utilities or installing temporary shoring. Utility trench excavations deeper than 4 feet should be supported with trench boxes or the trench sidewalls should be sloped back as recommended above, such that workers in the trench are not susceptible to trench sidewall caving. Permanent cut and fill slopes should be inclined no steeper than 2H: 1V. Permanent 2H: 1 V fill slopes should be compacted to a minimum of 90 percent of the material's maximum dry density. Permanent slopes of 3H: 1V, or less, are recommended if they are to be mowed and maintained. Temporary Shoring Temporary shoring should be installed if the open cut (sloped cut) temporary excavation will encroach into the neighboring property or if utilities will be undermined. The need for temporary shoring should be determined prior to the start of excavation so that it can be installed as part of the excavation process. Temporary shoring may consist of ecology block walls or soldier pile with lagging walls, as discussed below, depending on the excavation requirements and conditions. Ecology Block Wall Temporary shoring may consist of stacked ecology blocks, up to six feet (3 blocks) high, provided the near vertical open cut required to install the blocks is stable. Ecology blocks are typically 5' long by 2' wide by 2' deep, and made of concrete. The base of the bottom block should be keyed into the ground 0.5 foot and the wall battered back into the hillside at 1 H: 8V. Gaps behind the wall should be filled with 5/8 inch minus crushed rock. Soldier Pile Wall Temporary shoring may consist of a cantilever soldier pile and lagging wall for cuts up to 14 feet ( ±) in height. Walls greater than 14 feet ( ±) may require tie -backs or internal struts, which increases the shoring cost. It may be possible to limit the height of the shoring by raising the bottom floor elevation of the structure and/or by moving the structure further away from the property line and by open cutting at a 1H: 1V slope behind the top of the soldier pile wall. Soldier piles are installed by first drilling a hole, setting the steel wide -flange beam in the hole and grouting the beam in the hole. Excavation in front of the wall would then be carried out in about 4 -foot excavation lifts to allow for the installation of timber lagging behind the soldier piles. Based on the soil conditions, temporary cantilever shoring walls should be designed for an active soil pressure of 35 pcf equivalent fluid weight for level ground behind the wall. For sloped ground behind the wall, a surcharge load equivalent to 50 percent of the soil height above the wall should be considered in addition to the above active soil pressure. Surcharge loads above the shoring, such as driveway traffic, should be considered as equivalent to two (2) feet of soil height (130 pcf) in addition to the active soil pressure. GEO Group Northwest, Inc. Page 4 ' July 17, 2008 1 02742 Geotechnical Engineering Study Cooke Creek Meadows The active soil pressure should act on one pile- spacing above the excavation line and one pile- diameter below. To counter the active soil pressure, an allowable passive pressure of 350 pcf equivalent fluid weight can be used. The passive pressure acts over twice the soldier pile width to resist lateral forces. The passive resistance in the top foot of the soldier pile should be ignored due to potential soil disturbance. The timber lagging should consist of pressure treated timber designed to resist 50 percent of the apparent lateral soil pressure due to soil arching effects. Structural Fill Structural fill is defined as compacted engineered fill soils used to support building foundation loads, floor slabs, patios, porches, retaining walls, sidewalks, and pavements. In general, silt site soils are moisture sensitive, have a high moisture content, and could be difficult to compact to structural fill compaction specifications depending on the material's moisture content and the time of year that construction takes place. We do not recommend utilizing the silty on -site soils as structural fill material. We recommend importing a granular material, such as pit -run gravelly sand, or crushed rock. Other materials should be reviewed by the geotechnical engineer. Soils containing organics, debris and /or rubble, should not be used as structural fill. Structural fill should be placed and compacted at the material's optimum moisture content (± 3 percent) and compacted in 10 inch ( ±) thick lifts (depending on t -he material). Structural fill placed below building foundations and slab -on -grade floors should be compacted to a minimum of95 percent of the material's maximum dry density, as determined by ASTM Test Designation D -1557 (Modified Proctor). Under pavements and sidewalks structural fill should be compacted to 90 percent, with the exception of the top 12- inches which should be compacted to 95 percent. Fill adjacent to foundations should be compacted to 90 percent (95 percent if supporting slabs, patios, porches, or other structural elements). FOUNDATION DESIGN CRITERIA Structures may be supported on conventional spread footings, consisting of either strip or column footings. We recommend foundation footings be supported directly on the dense undisturbed soil that underlies the site, or on structural fill that extends down to the dense soil. Uncontrolled fill soils on the site should be removed below the footprint of the buildings. Structural fill below footings should create a prism that extends out and below the footing at IH: 1 V. As a result, the foundation excavation should be wider than the foundation footprint. For 2 feet of structural fill, the structural fill should extend out beyond the footing by 2 feet on both the exterior and interior of the footing and the footing should be centered on the structural fill. The following foundation design criteria GEO Group Northwest, Inc. Page 5 ' July 17, 2008 1 .742 Geotechnical Engineering Study Cooke Creek Meadows are applicable to spread footing foundations that are supported as described above: • Allowable bearing pressure, including all dead and live loads: Dense site soil or structural fill • Minimum depth to bottom of perimeter footing below adjacent final exterior grade: • Minimum depth to bottom of interior footings below top of floor slab: • Minimum width of strip footings: • Minimum lateral dimension of column footings: • Estimated post- construction settlement: Across building width: = 2,500 psf 18 inches 12 inches 16 inches = 24 inches ='/4 inch ='/4 inch A one -third increase in the above allowable bearing pressures can be used when considering short -term transitory wind or seismic loads. Lateral loads can also be resisted by friction between the foundation and the supporting compacted fill sub grade or by passive earth pressure acting on the buried portions of the foundations. For the latter, the foundations must be poured "neat" against the existing undisturbed soil or backfilled with a compacted fill meeting the requirements of structural fill. OUf recommended parameters are as follows: - Passive Pressure (Lateral Resistance) • 350 pcf equivalent fluid weight for dense site soils and structural fill - Coefficient of Friction (Friction Factor) • 0.35 for dense site soils and structural fill BASEMENT WALLS AND RETAINING WALLS Permanent basement walls restrained horizontally on top are considered unyielding and should be designed for a lateral soil pressure under the at -rest condition. Conventional reinforced concrete walls free to rotate on top (cantilever walls) should be designed for an active lateral soil pressure. Active Soil Pressure Cantilever walls that are designed to yield an amount equal to 0.002 times the wall height, should be designed to resist the lateral earth pressure imposed by an equivalent fluid with a unit weight of 35 pcf for level backfill above the wall. At -Rest Soil Pressure Walls supported horizontally by floor slabs are considered unyielding and should be designed for lateral soil pressure under the at -rest condition. The design lateral soil pressure should have an equivalent fluid pressure of 45 pcf for level ground above the wall. GEO Group Northwest, Inc. Page 6 • July 17, 2008 • .742 Geotechnical Engineering Study Cooke Creek Meadows Seismic Earth Pressure In addition to the above lateral soil pressure, a rectangular pressure of 6H should be added to the lateral soil pressure for permanent basement and retaining walls to account for seismically induced dynamic soil loads. Passive Earth Pressure and Base Friction The available passive earth pressure that can be mobilized to resist lateral forces may be assumed to be equal to 350 pcf equivalent fluid weight for both undisturbed soils and engineered structural backfill. The base friction that can be generated between concrete and undisturbed bearing soils or engineered structural backfill may be based on an assumed 0.35 friction coefficient. Basement Wall Drainage A vertical drain mat, Miradrain 6000 or equivalent may be used to facilitate drainage behind basement and retaining walls, or the walls may be backfilled with clean free - draining gravelly sand or crushed rock material. We recommend both installing the drain mat and backfilling with a clean granular material. In addition, basement walls should be waterproofed. To install a vertical drain mat, the plastic core of the mat should be placed against the basement wall with the filter fabric side facing the backfill. The drain mat should extend from the finished surface grade down to the base of the wall. The bottom of the drain mat should be bedded in the washed drain rock surrounding the footing drain, as illustrated on the Footing Drain Detail, Plate 4. Footing drains must outlet to an appropriate discharge location (to be determined by others). The wall backfill should be compacted to 90 percent, or in accordance with the manufacture's recommendation, to prevent clogging of the geo- textile filter fabric. The top twelve (12) inches should consist of relatively impermeable cap soil that is separated from the underlying granular material by a layer of geo- textile. The surface should be sloped to drain away from the building wall. Alternatively, the surface can be sealed with asphalt or concrete paving. SLAB -ON -GRADE FLOORS Sub -grade support for slab -on -grade floors should be prepared as recommended for foundations, with structural fill compacted to 95 percent of the material's maximum dry density, in accordance with the specifications for structural fill. It is recommended that the sub grade for floor slabs and foundations be prepared at the same time. Slab -on -grade floors should be placed on a capillary break to prevent wicking of moisture through the slab. The capillary break should consist of a minimum of six (6) inch thick free draining layer of 1.5 inch minus gravel containing no more than five (5) percent fines passing the No.4 (114 -inch) sieve. To reduce water vapor transmission through the slab we recommend installing a 10 -mil reinforced vapor barrier, such as Moistop® by Fortifiber Corporation, between the capillary break and concrete floor slab. Two to four inches GEO Group Northwest, Inc. Page 7 ° July 17, 2008 • Geotechnical Engineering Study Cooke Creek Meadows 0742 of sand may be placed over the membrane for protection during construction (optional). DRAINAGE Water should not be allowed to stand in areas where footings, slabs, or pavements are to be constructed. During construction, loose surfaces should be sealed at night by compacting the surface to reduce moisture infiltration into the soils. Final site grades should allow for drainage away from building structures. We suggest that the ground be sloped at a gradient of three (3) percent for a distance of at least ten feet away from buildings except in areas that are to be paved. Final site grades and impervious areas should be designed to collect surface water into catch basins and be tight -lined for discharge into the storm system or an appropriate discharge location. Water seepage is not anticipated during site excavation, if excavation takes place during the drier summer months. If water seepage is encountered, the geotechnical engineer should evaluate the site conditions. Provided the excavation is stable, the bottom of the excavation may be sloped to shallow sump pits and the water pumped to an appropriate discharge location. FOOTING DRAINS A subsurface footing drain should be installed at the base of basement walls, at an elevation that is below the basement floor slab, and around the perimeter of all foundations. The footing drain should consist of a four (4) inch minimum diameter, perforated, rigid drain pipe laid at or near the bottom of the footing with a gradient sufficient to generate flow. The drain line should be bedded washed drain rock and the drain rock should be protected (wrapped) with geo- textile filter fabric, such as Mirafi 140N, or equivalent, as illustrated on the Footing Drain Detail, Plate 4. Roof, yard, and other drain lines should not be connected to the footing drain system. The footing drain should be separately tight Lined to the discharge point. We recommend that sufficient cleanouts be installed to allow for periodic maintenance of the footing drains and roof down -spout tight line systems. Roof and subsurface drains must discharge to an appropriate location, such as a dispersion or bioswale system by the drainage swale /wetland, or to the storm drain system in Macadam Street (or a combination). Storm water detention may be required. PAVEMENTS Pavement Sub -grade The adequacy of pavements is strictly related to the condition of the underlying sub grade. If this is inadequate, no matter what pavement section is constructed, settlement or movement of the sub grade will be reflected up through the paving. The pavement sub grade should be dense and unyielding. The sub grade should be grubbed, and all topsoil, organic soil, loose soil, and soil containing debris should be removed. We GEO Group Northwest, Inc. Page 8 • July 17, 2008 • .2742 Geotechnical Engineering Study Cooke Creek Meadows recommend the remaining sub grade be compacted with a large vibratory roller and proof - rolled under the observation of the geotechnical engineer. If the sub grade soil is not dense and unyielding, the geotechnical engineer should be requested to provide sub grade stabilization recommendations. Prior to paving, the sub -grade should, be proof rolled with a loaded dump truck under the observation of the geotechnical engineer and any areas of unstable sub grade should be stabilized as recommended by the engineer. The pavement section for county or city roadways should follow their design standards. For private parking areas and driveways we recommend the following minimum pavement section: MINIMUM PAVEMENT SECTION HEAVY TRAFFIC AREAS Class liB" Asphalt Concrete (AC) 3- inches, over Crushed Rock Base (CRB) 6- inches' or Asphalt Treated Base (ATB) 3- inches LIGHT TRAFFIC AREAS Class liB" Asphalt Concrete (AC) 2- inches, over Crushed Rock Base (CRB) 4- inches, or Asphalt Treated Base (ATB) 2- inches The minimum pavement section above may not be acceptable if there is evidence of instability in the sub - grade. In the event of poor, yielding, or unstable sub grade conditions, we should be requested to review the site conditions and provide sub -grade stabilization recommendations. LIMITATIONS This report has been prepared for the specific application to the subject project. The findings and recommendations stated herein are based on our field observations, the subsurface conditions encountered in our site exploration, our experience, and judgment. The recommendations are our professional opinion derived in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area and within the budget constraint. No warranty is expressed or implied. In the event that soil conditions vary during site work, GEO Group Northwest, Inc. should be notified and the recommendations herein re- evaluated, and where necessary, be revised. GEO Group Northwest, Inc. should be retained to review the final design plans to confirm the validity of the recommendations contained in this report if there are significant changes to the project as described herein. GEO Group Northwest, Inc. Page 9 fl al 1 411117•11 WE in la a, - ' litg • Ag- 1$ i 4 .ir m.iill : tirek. .14--al 'I' --....,''''..- A.... ro- .,,, , ..-. .- 43-7: '5T E / 7 1715 223RD PL NE SAKOAAMISH WA 98074 TEL 425-985-2176 FAX 425-898-1083 CHANDLERSTEVERARCHTECT.COM L CQ, _ 13325 Macadam-c g`- N SCALE: 1" = 20' 10 20 40 _N 80170V0'W 181107' • NE 1/4, SEC 15, TWP 23 N, ROE 4E, W.M. COOKE CREEK MEADOWS PRELIMINARY CIVIL PLANS 20. R7VERg.0E :701! R C7�4 N N 90170V0' £ �� I ilA(0 Vat fa 110011 i /IN ••' I UR BLDG 3 LEGEND PROPOSED FEATURES BOUNDARY -• — GRAVEL — - - —LOT LINE FLOW i CURB 0 ASPHALT PAVEMENT - CENTER UNE ------ ----SA *CUT SIO£WAIK IN — EASEMENT //// / // /! / //. BUILDING FOOTPRINT BALDING OVERHANG BUILDING ROOPIJ NE BUILDING SETBACK UNE (9507.) 10* PROPOSED —420 CONTOURS PROPOSED 422 2' CONTOURS PROPOSED STORM DRAINAGE STORM DRAIN PIPE *3 RIPRAP PAD ROOF & FOOTING DRAIN • CATCH BASIN, TYPE I -- ROCKERY DRAIN ® CA TCH BA9R TYPE II — �••• —AA SWALE OR DITCH - STREET now wi PIPE FLOW —.- SURFACE FLOW 7 CULVERT END • STORM GLEANOUT O YARD GNAW • OVERFLOW STRUCTURE PROPOSED SANITARY SEWER AND WATER ..��.....• SEVER MAN SEMEN SERVICE WATER MAIN (3 SEMEN MANHOLE • PIPE FLOW • SEINER CtEANOUT WATER METER - NR/G710N METER A F1RE HYDRANT EXISTING FEATURES TOE OF 40.19 SLOPE 7.1 EXISTING FIRE HYDRANT STEEP SLOPE BUFFER 8-- EASING WATER METER - • — • — • -EDGE OF MF7LAN0 lb EXISTING GATE VAL V£ MERAND BUFFER ADJACENT RIGHT- OF- WAY/LOTS CID EXISTING WATER MANHOLE EXISTING SURFACE FEATURES O EXISTING PONCA POE - EXISTING CENTERLINE 3— EXISTING GUY ANCHOR - -300- -- -- -- - lo' ELATING COINiWRS )'t- -7' EXISTING STREET LIGHT -- -302- 2' EXISTINGCONTOIRS - - - -SO- EXISTING STORM GRAN PIPE - — — —SS - ® ELATING ASPHALT DOSING SEVER MAN - — — —Y/ - EX151WG WATER MAIN ❑ ® 0P57TNC CONCRETE - — — — - 00577140 BOARD FENCE — - -- f- .... EXISTING DITCH OR SWALE EXISTING GRAVEL EXSTING RETAIMNG WALL EXISTING ROCKERY © 14EILAN0 ❑ EXISTING CA row BASw, TYPE I ® EXISTING CATCH BASA{ TYPE 11 > EIOSTING SD PIPE FLOW Q EXISTING SEVER MANHOLE D EXISTING SS PIPE FLOW 02070 THE BLLKINE GROUP CONTACT INFORMATION APPLICANT /CONTACT COME RIVER900 PROPERTIES U.C. PO BOX 97193 TACOMA. WA 98497 CONTACT..- 1000 SA774. CEO CIVIL ENGINEER THE BLUEIINE GROW 25 CENTRAL WAY, SUITE 400 1773 0AN0. WA 98073 CONTACT.- ION LAUZEN, PE ARCHITECT CHANDLER 57EVER ARCHITECT 1715 223RD PL NE 5AMMAMl94. WA 96074 CONTACT: CHANDLER 5TEVER LANDSCAPE ARCHITECT PHONE EMAIL (253) 691 -8191 COOIECOTTACESOO.COM PHONE (425) 216 -4051 x231 EMAIL: KLAU2ENOIIEB.UELNEOROUP.CLW PHONE (425) 985-2176 MAIL CJIANDLERS7E1EROCYWGST.NET KEN URGE LANDSCAPE AROO1ECT 21803 NE 77714 CT SAM /AMISH. WA 98074 CONTACT. KEN LARGE WETLAND BIOLOGIST SEWALL METLAND OOVSUL 310 INC. PHONE 7103 W MEEKER STREET FAX KENT. WA 98032-5751 EMAIL: CONTACT. ED SEWALL SURVEYOR 5CNROEIER LAND SURVEYING PHONE: (206) 242 -6821 PO BOX 873 FAX (206) 243 -9679 SEAHARST. WA 98062 PHONE (425) 836 -4578 EMAIL KLLAOCOMCAST..NET (253) 859 -0575 ES£WALLOSEWALLMCCOM LEGAL DESCRIPTION TAX LOT 7340600983 THAT PORTION OF TRACT 63 117YER90E INTERURBAN TRACTS BEGINNING 223 FEET HEST OF THE SOUTHEAST CORNER; THENCE NORTH 75 FEET; THENCE PEST 70 THE PEST UNE: THENCE SOUTH 10 771E SOWN LINE 1NENGE EAST 10 THE PONT OF BEGINNING TAX LOT 7340600982 THAT PORTION OF TRACT 63 MWR90E INTERURBAN TRACTS ACCORONC TO THE PLAT THEREOF RECORDED IN VOLUME TO OF PLAT PAGE 747 IN MNG COUNTY. WASHINGTON. BEGINNING AT ONE SOUTHEAST CORNER; THENCE 0057 223 FEET,• THENCE NORTH 95 FEET; THENCE EAST 70 42710 AVENUE SO/IFF. 77104CE SOUTHEASTERLY 70 THE POINT 00 BEGINNING HERANDS LOCATED BY ESA AD0FSOF4 206- 789 -9658 DATUM ELEVATION DATUM PER CITY OF 7UKMILA POINT Na 22; PA NAIL W/PANEL, 73017I & 3380 AVE SOUTH/SOUTH 130171 537067; ETEVA77LW - 21.102 FEET NA VD 88 484.84 SHEET INDEX 1 CV -01 COVER SHEET 2 R5-07 CONCEPTUAL. DRAINAGE PLAN IMPERVIOUS AREAS TOTAL EMST/NG IMPERIOUS SURFACE 0.100 ACRES TOTAL PROPOSED IMPERVIOUS SURFACE 0369 ACRES CUT AND FILL QUANTITIES CUT. 1,800 CY FILL• 1,200 CY NET: 600 CY CUT) NOTE: CUT AND F7LL QUANTITIES ARE PRELIMINARY AT THIS STAGE QUAN7717ES MAY BE ADJUSTED AT FINAL ENGINEERING VICINITY MAP UNDERGROUND UTILITY NOTE UNDERGROUND UAUTIES ARE SHOW IN 7HE APPROMMAIE LOCHIION. THERE 15 NO CUARAN7EE THAT ALL UIIUTY LINES ARE SHOWN, OR THAT 7HE LOCATICYY, SIZE AND MATERIAL IS ACCURATE 7HE CONIRAC70R SHALL UNCOVER ALL INDICATED PIPING WHERE CROSSING IN7ERFEREMCES OR CONNEC770NS OCCUR PRIOR TD TRENCHING OR EXCAVA770N FOR ANY FYPE LW STRUCTURES TO DETERMINE ACTUAL LOCATIONS SIZE AND MA7ERUL THE CONTRACTOR SHALL MAKE 771E APPROPRIATE PROVISION FOR PROTECTION OF SAID FAd1J7IES THE CONTRACTOR SHALL NOTIFY QW9 CAII AT 1 -800- 424 -5555 AND ARRANGE FOR FIELD LOCATION Or EXISTING FA0UR S BEFORE CLWSIRUCTION. SCALE: AS NOTED PROJECT MANAGER: KEN M. LAME%PE PROJECT ENGINEER: BEN T. RU0(O1190 PE DESIGNER: ADAM O. KAY PLOT DATE 2/22/2070 2 iCil W LE m a 0 0 z WON O z En JOB NUMBER: 08 -068 SHEET NAME: CV -O7 ern- 7 OF 2 1 SCALE: 1 " = 20' 0 10 20 40 • NE 1/4, SEC 15, TWP 23 N, ROE 4E, W.M. i -,N BOVOUO7E 9 28888' 49 v TERyRg4NTRACtB- ^6o--� RI OLpE L.. IO/--- ^ - 6T - -- 62 70462 e Gti • - - - -- -r2t(D i - -- - - - - -- 54' -_-- \ \ 4---'A \ n \ - - -- , } \\ /� 54.1 z \\ 3 1 \ 1 1 } \ �j\ \ `} } \' \-Ja z \' `1)\ \ ._`. '''n^' 091 W.. 54 4TARY \IX 10-1£ 411t M#JNFIR -71 4 - O8 BLDG (TIP) 1101 ii11119iEhl Lait OMNI BLOC, 3 ��el 111� GARAGE'p BI I I b7 rl PERVIOUS I'"7tH- (TIP) '. ' d•, 4 • 7 FIRE DEP WENT 't, ACCESS . . a EN75 sue\ ,xp 56.6 USED 104 BLDG 7 • PROPOSED 78' f SSUH RIM 555 se %�� 41,.•14.4 2747QI .4` EX SOMA TOR 58.7 EX 55MH RIM 57.9 1 INTERCEPTOR TRENCH Atli,: RAW GARDEN.(777). :. : :: STANDARD CONSTRUCTION NOTES PRIOR 70 STARTING CONSTRUCTION, CONTACT GIVE -CALL (7 -800- 424 -5555) MR U17Ury LOCAT IONS CONTACTS PROJECT MANAGER: OE2GN ENGAVEER: 0WNE0 IBD THE BLUEJNE GROUP, (425) 216 -4051 X537 TODD SARK (251) 691 -8191 GENERAL I. LOCATORS MOM FOR 7X157744 U7ILIIIS ARE APPR0J0VAPE. 2. AT LEAST 48 HOURS BEFORE STARTING PROJECT 971 MORK. NOTIFY RE U77U7E3 INSPECTOR AT 206 -433 -0779. 1 RETEST A PUBLIC WORKS URUTT INWECTKIN AT LEAST 24 HOURS IN ADVANCE BY C.AUNG 206- 4J1 -077a 4. THE CONTRACTOR ASSUMES SOLE RESPONSIBILITY FEW WORKER SAFETY, AND DAMAGE TO STRUCTURES AND IMPROVEMENTS RESULTING FROM CONSTRUCTION OPERATIONS S THE CONTRACTOR MALL HAW THE PERM775) AND COMMONS RE APPROVED PLANS AND A CURRENT COPY OF CITY OF 7UKIWLA DEKLO4YENT ORDURE'S AND DEVON AND CONSTRUCTION STANDARDS AVAILABLE AT THE JOB 9TE 6 ALL MURK SHALL CONFORM 70 THESE APPROVED ORAWNGS ANY CHANGES FROM THE APPROVED PLANS REOUNRE PRE - APPROVAL FROM THE OMHER, THE ENGINEER, AND 711E OTT OF TUKWILA 7. ALL A/E7HODS AND MATERIALS SHALL MEET CITY OF TUKWILA DEVELOPMENT 021570.4£5 AND DESIGN AND CONSTRUCTION STANDARDS UNLESS 011113721SE APPROVED BY 774E PUBUC NORM DIRECTOR. 6 CONTRACTOR SHALL MAINTAIN A CURRENT SET OF RECORD DRAWINGS OR -911 9. CONTRACTOR SHALL PROVIDE RECORD DRAWINGS PRIOR TO PROECT FINAL APPROVAL. 10 PROVIDE TRAFFIC CONTROL AND STREET MAINTENANCE PLAN FOR PUBLIC WORKS APPROVAL BEFORE IMPLEMENTATION. 17. ALL SURVEYING FOR PUBLIC FACWTIE5 SHALL BE DONE LINDEN THE DIRECTION OF A WASHINGTON LICENSED LAND SURVEYOR. VERTICAL DATUM SHALL BE NAND 7969. HORIZONTAL DATUM SHALL BE WASHINGTON STATE (GRID) COORDINATES NORTH ION& USING RAD 83/97 SURVEY CONTROL AND TED 70 ANY TWO CITY OF TUKWLA HORIZONTAL CONTROL MONUMENTS FOR PROEC7S WHIN A FLOOD CONTROL 2CN& 174E PERMIT7EE SHALL PROVIDE CONVERSION CALCULATIONS TO NM 7929. 72 REPLACE OR RELOCATE ALL SIGNS DAMAGED OR REMOVED DUE TO CONSTRUCTION. 71 RETAIN, REPLACE OR RESTORE EXISTING VEGETATION IN RIGHTS-LP -WAY, EASEMENTS AND ACCESS TRACTS T'NRTRUCTION I. AU WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY. 711E P 746671X IS REWIRED TO MAINTAIN A SET OF APPROVED PANS SPECIFICATIONS AND ASSOCIATED PERMITS ON WE JOB 917. YORK SHALL BE PERFORMED IN ACCORDANCE WIN ALL FEDERAL, SEAT& AND LOCAL CAWS PERMIT7EE SHALL APPLY FOR A RE790N FOR ANY WORK NOT ACCORDING TO THE APPROVED PLANS 2. PERMI77EE/CON7RAC79R SHALL ARRANGE A PREC045TIRUCTION 0Ch4EAE 66 WIN THE cars INSPECTOR(S) PRIOR 70 BEGINNING ANY MOW 02010 WE BLUEINE GROUP 1 WORK IN ROADWAYS A ALL WORK IN ROADWAYS MALL MEET 7740 II AND THE F01104ING B PRIOR 70 ANY ACTIVITY IN 07Y RIGHT-OF-11147 774E PERRI EE SHALL PROVIDE 771E CITY A TRAFFIC CONTROL PLAN FOR KEWEW AND APPROVAL. THE TRAFFIC CONTROL PLAN SHALL INCLUDE RE LOCATION, AOORESS AND CESCI8PITON OF TRAFFIC ROW DURING THE MURK AND SHALL 6EE7 WITCO 944691f8E/IS G ALL MURK REOWPoNG LANE G09/A-5 MUST BE BY PORT ONLY FROM 774E 174IRD 7NI9.SDAY IN NOVEMBER TO THE MILLOY4NG JANUARY 2ND, 774E DIRECTOR DOES NOT ALLOW LAFE CLOSURES IN RE TUKWILA URBAN CENTER O FIR& PEDESTRIAN. AND VEHICULAR ACCESS TO BUILDINGS SMALL BE MAINTAINED AT ALL MMES EXCEPT WEN PERMT7EE HAS 469485904 FROM THE BOLDING OWNER AND THE DIRECTOR 70 GCSE AN AG£S5 E ALL ROADWAYS 91AU. BE KEPT FREE OF DART AND DEBRIS U9N0 STREET Sn71PNN1 USE O' WATER TRUCKS FOR 25774140 ROADWAYS REQUIRES PREAPPROVAL FROM 174E DIRECTOR. F. INSTALL STEEL PLATES OVER ANY TRENCH, AT ANY TIME MURK IS STOPPED AND THE TRENCH 5 LEFT LIEN. 9146804)4665099420877402780765 7. RE ER090.1 PREVENTION AND SEDIMENT CONTROL ( ESC) MEASURES OR 77E APPROVED PANS ARE MINIMUM REOORE7MENIS 2 @FORE BE77NMNG ANY CONSTRUCTION ACTIVES ESTABLISH 774E CLEARING UNITS INSTALL CONSTRUCTION EN7RANC& AND INSTALL 010908 PREVENTION AND I NT CONTROL MEASURES 1 BEFORE ANY GROUND OSR9BANCE ODOURS ALL DOW/SMEAR ER09OH PREVENTION AND SEDIMENT CONTROL MEASURES (ESC) MUST BE CONSTRICTED AND IN OPERATION. INSTALL AND MAINTAIN ALL ESC MEASURES ACCORDING TO ENE ESC PLAN. 4. ESC MEASURES INCLUDING ALL PERIMETER CONTROLS 9HAU REMAIN IN PUCE UNTIL FINAL SITE 09157RUC10N IS COMPLETED AND PERMANENT STABILIZATION IS ESTABLISHED. S FROM MAY 7 THROUGH SEPTEMBER 317 PROVIDE TEMPORARY AND PERMANENT COVER MEASURES TO PROTECT DISTURBED AREAS THAT WILL REMAIN UNWIRED FOR SEVER DAYS OR MORE 6 FROM OCTOBER 1 THROUGH APRIL 30 PROVIDE TEMPORARY AND PERMANENT COVER MEASURES 70 PROTECT DISTURBED AREAS THAT WLL REMAIN UNMOO(ED FOR TWO DAYS OR MORE. IN AUDITION TO COVER MEASURES RE CONTRACTOR SHALL: A. PROTECT STDCGP:LES AND STEEP 0.17 AND FILL SLOPES IF UNMORKED FOR MORE 77/AN 12 HOURS B. STOCKPILE, ON SITE ENOUGH LINER MATERIALS 7D COVER ALL DISTURBED AREAS C BY OCTOBER 6 SEED AU AREAS THAT WU REMAIN MIAOWED DURING 774E MET SEASON (OCTOBER 7 THROUGH APRIL J0) MULCH .0 SEEDED AREAS 7. FAILURE TO MAINTAIN ESC MEASURES IN ACCORDANCE 87771 774E APPROVED MAINTENANCE SCHEDULE MAY RESULT IN INE MIRK BENG PERFORMED AT THE DIRECTION OF WE DIRECTOR AND ASSESSED AS A LEN AGAINST THE PROPERTY 114E772 SUCH FACILITIES ARE LOCATED. 6 DURING ENE LINT OF 774E PROJECT. 774E PERMITTEE SHALL MAINTAIN IN 6041 CONDITION MID PROMPTLY REPAIR. RE57047 OR REPLACE ALL GRADE SURFACES WALLS DRAINS DAMS STRUCTURES VEGETATION, EROSION AND SEGMENT CONTROL MEASURES AND OTHER PR07ECTI4E DEVICES IN ACCORDANCE WTI APPROVED PLANS 9. 774E PRRI77EE SHALL MORI7OR 714E 00141.157REAM DRAINAGE FEATURES AND SHALL, WIN 774E DIRECTORS APPROVAL. REMOVE ALL SEDIMENT DEPOSITOR RESULTING FROM PROJECT RELATED WORK. TD ALL WORK PERFORMED SHALL BE PER APPROVED PANS AIM 9PEGJ17CA77045 ONLY. THE PERMI77EE 15 REWIRED 7O MAINTAIN A SET OF APPROVED PLANS AND SPECIFICATIONS AND ASSOCIATED PFRM115 ON 711E JOB 917 MORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL, 5MAT& AND LOLL LAMS II. AS 711E FIRST ORDER OF BU9NESS THE PERMI77EE 9/ALL INSTALL E78090N PRE11347704 AND SEDIMENT =/7Ra MEASURES PER THE ESC AND 9/AU INSTALL THE DOWNSTREAM 7EMPORARY ESC MEASURES BEMIRE ANY 97E DISTURBANCE OCCURS BEFORE 774E TEMPORARY MEASURES ARE REMOVED, INSTALL AND ESTABLISH 774E UPSTREAM PERMANENT ESC MEASURES 12 774E FEMME/TX SHALL AT ALL TIMES PROTECT 5749174E AREAS THEIR BUFFERS AND ADJACENT PRIVATE PROPERTIES AND PUBLIC RIGN75- 01 -W41 OR EASEMENTS FROM DAMAGE DURING GRADING OPERATIONS THE PER417771 SHALL RE5T0R& TO 77£ STANDARDS IN EFFECT AT 747 TIME OF THE 859149E 0 THE PERMIT. 5749174E AREAS LINER BUFFERS AND PUBLIC AND PRIVATE PROPERTIES AND /MPROIEVENTS DAMAGED BY THE 46994871005 OP1324770NS 11 PERMIT7ET 9/ALL ARRANGE FOR AND COHMI' WIN THE FOLLOWING B D. E NOTIFY THE PUBLIC WORKS DEPARTMENT WITHIN 46 HOURS FOLLOWING INSTALLATION OF ESC MEASURES GNAW PER1059074 IN WRITING FROM THE PUBLIC WORKS DEPARTMENT PRIOR TO MGDYFYING THE ESE PAN. MAINTAIN ALL ROAD DRAINAGE SYSTEMS STORM WATER DRAINAGE SYSTEMS CONTROL MEASURES AND OTHER FACILITIES AS 0740 9FTED IN 17E ESC PLAN. REPAIR ANY STATION OR EROSION DAMAGES TO ADJOINING PROPERTIES AND DRAINAGE 9'460 • ES WSPEC INT ACCORDING TO THE APPROVED ESC INSPECTION SONEDLAE AND MAKE NEEDED REPAIRS O/MEDIAFELY. uTU7Y N07E5 7 ALL 7RENON EXCAVATION OPERATIONS SHALL MEET OR EXCEED ALL APPLICABLE 9E RING LAWS 404 TREN0E5 OVER 4-1177 DEEP. ALL TRENCH SAFETY SYSTEMS SHALL MEET 1491A REGIREAIENTS 2. POWER, CAW& FIBER OPTICS AND TELEPHONE LANES MALL BE IN A TRENCH WIN A 5AMNNUM HO4/ZCNTAL SEPARATION FROM 011ER UNDERGROUND UITUT7ES 1 ADA)5T ALL MANHOLES CATCH 649715, AND VALVES IN PUBLIC RIGHTS-OF-WAY O4 EASEMENTS AFTER ASPHALT PA ma 57ONM DRAINAGE NOTES 1 ALL ME7H005 AND MATERIALS SHALL MEET OTT OF TUKWILA DEVELOPMENT GUIDELINES' AND DESIGN AND CONSMU017ON STANDARDS AND THE CURRENT KING COUNTY SURFACE WATER DE9GN MANUAL, UNLESS 0771ERW0 APPROVED 2 MARK ALL STORM DRAW 174775 WIN 'DUMP NO WASTE' AND 2777809 DRAINS 70 STREAMS; DRAINS TO WETLANDS; OR DRAINS 70 GROUNDWATER: AS APPLICABLE 1 DRIVEWAY CULVERTS SNAIL BE OR SUFFICIENT LENGTH TO PROVIDE A ARRAN 17 SLOPE FROM THE EDGE OF 774E DRIVEWAY 70 711E 8077041 OF THE DITCH. CULVERTS SHALL HAVE BEVELED END SECTIONS THAT MATCH 774E 9046 SLOPE. RAIN GARDEN TABLE r STORAGE VOLUME (a) RO I 250 R0 2 60 RO 3 161 RO 4 704 RO 5 225 RO 6 233 543 70 582 EX ROW 183 EX PAVEMENT !6J i a7 &DO 1 ROW SAWCU7 2' CLASS B ASPHALT 4' CSTC 2'GRA VEL 1045E MACADAM ROAD 5 NOTE 1. DRIVEWAY GRADE NOT 70 EXCEED 15X 2. BLDG 4. A 4 7, Q *07 17 HAVE TIRE SPRINKLER SYSTEM. S EACH BUILDING MTH FIRE SPRINKLER SYSTt]I 10 HA W 1' WATER METER ALL OTHER BUILDINGS TO NA IE 5/8 "ME7DL 1 EX ROW UNDERGROUND UTILITY NOTE UNDERGROUND UTILITIES ARE SHORN /N 174E APPROXIMATE LOCATION THERE IS NO GUARANTEE THAT ALL UTILITY LINES ARE SHORN, OR 714AT THE LOCA7104 SUE AND MATERIAL IS ACCURATE THE CONTRACTOR SHALL UNCOVER ALL INDICATED PIPING WHERE CR059NG INTERFERENCES OR CONNECTIONS OCCUR PRIOR 10 TRENCHING OR EXCAVATION FOR ANY PIPE CR STRUCTURES TO 0E7ERMNIE ACTUAL LOCATIONS SIZE AND MATERIAL THE CONTRACTOR SHALL MAKE THE APPROPRIATE PROVISION FOR PROTECTION OF SAID FACLITIES THE CONTRACTOR SHALL NOTIFY CNF 1 4L AT 1- 800 - 424 -5555 AND ARRANGE FQR REDO LOCATION OF EXISTING FACILITES BEFORE CONSTRUCTION. .0 y ig BLUELINE SCALE AS N01EO PROJECT MANAGER, KEN M. LAU EN PE PROJECT ENGINEER: LIEN L PLITICOSICK f6 DESIGNER: 491940. KAY PLOT DATE './75/2070 0 0 W C 70 F D 0 5 2 N O 3 0 N QI• n a 3 La Z 41 J Q3 44 0 • Q v W 4 a it z 2 ✓ N i i• l 44 2 O oI z O a 6 JOB NUMBER: 08-068 BHEET NAME: RS-01 BHT 2 OF 2 • • - -J BLDG 6 BASEMENT = +54' MAIN FLR =+63' SOLAR GAZEBO 120' -0' ELECTRICAL VAULT 1g ri 1�i1111 ti l(il 11111131 lti° 1i rj1 t1111t7r 11t'IH't: L n r ii 11 nt1111; �ll MA I_ I,1. I((j,, t1 1 1�j 111>fl !� (((( it ,e)ll(ii ! ►1./ 1111111111111111111111111111; 11111111111111111illlllli11111111111� ;1((((((((IIIi1�1111111111( (1(�'1f((,j 1► �� y id ! 11111! 1 11111111(111' 11 11111 111111111 t! 1�1...1nmitfl IHIII11111iII1111111111111l 1111fl1! 1 Illi�ii11 11!7 lift I 1113 a im1.!!.!I 1 11 11 I1iI11;1�1111 1 �II1 II w• a♦ —.— \ a N rR7 I \ 8 `i STONE PAVING Private Open .81'f Space BLDG 5 GARAGE = +61' MAIN FLR = +70' v ® ®o®mWmm® BLDG 4 GARAGE = +61' MAIN FLR = +71' BLDG 3 GARAGE = +61' MAIN FLR = +71' BLDG 2 GARAGE = +59' MAIN FLR = +69' +52.5 .71st RETAINING WALL 1.700 57.5 i—Ssetim // New BLDG 7 BASEMENT = +59.5' MAIN FLR = +68.5' BLDG 8 MAIN FLR = +68' BLDG 9 BASEMENT = +69' MAIN FLR = +78' OPEN SPACE +74 Private Open Space BLDG 1 GARAGE = +61' MAIN FLR = +71' S I T E P L A N 1' =10' -0. GRAPHIC SCALE 10 t LR FELT t L Lace - 10 n j I 20'-0' Street Side Setback North kva beelnetgosnalnd U) 0 CW 0 CC E W co ✓ Q U cv W cd O N • M Y 0 - I- A1.01 94'.O SOLAR GAZEBO ELECTRICAL VAULT \ \ 120,0 9 5 J fp I Private— .1 Open fl Space pace / • • 1 BLDG 6 BASEMENT = +54' MAIN FLR = +63' BLDG 8 PARKING „„ it „ It • 1 1'111 tit 1 11 111111111 11.11.1;thilitil 1 01111,1 ni flit Irf' 1111111 TM 1 .111 ill '1' 11/1 it "1111111111 ill \ 0\ , 0 BLDG 5 GARAGE = +61' MAIN FLR = +70' -- D E C 0— .56 +57 Mr +52.6 iIu 1 • • • • • • _ / he / UJ +1317 i --1 1 ' i 1 I l lr - ' / i 1 % +57.5 BLDG 7 BASEMENT = +59.5' MAIN FLR = +68.5' ' Private Open Space 1/ BLDG 8 MAIN FLR = +68' ; Private 7/ Open Space I, BLDG 9 BASEMENT = +69' MAIN FLR = +78' , 411111•1111111111101:011111111111 0S00.1 T E PARKING PLAN OPEN SPACE .75' -06tP +74 4.61 I I \ \,1 I ‘d I Deck/ -7 I / / N °Ibrel.e9.4411A1*4 (1110 j, 20,0 Street Side Setback GRAPHIC SCALE O 8 10 ( IN MET ) 1 Inch 10 ft North kva erth.0.110 2[02,06MPININYE COMPANY NrillanAINNYA NOM 0421.40•13 hanOnameereniMMAK 0 0 • -o w co LLI '0 • ce co < o LLI of Lc) O CN1 O cc2, 0 Al .02 0%1 -CR X tnTo P54VE. h115_ Ho ciA-P 9.1 C--M'N-11C- 413' "-11.11644.-r-*Ne _ ZAto - 440 dc, 1 /sr fL zi/v/77.#4 /,036 1 2.0 470 4, f, Aler. r_ , GOOKS CIRE6K nex4f,d7J5 z-25-0/ upAtirm_ /0 • q -01 1,61t s 0 0 2 0 0 0 • _ •P‘44._ AT" .L_EvAN-7-70"/ :111: 11{ 4,.1.!! • , L. • 4-°,-27°- 11;111' 1 1,11 _ - o 1.. 11 36. r•-••• rr TV 11-1----.11 I. • e.o9P..6r.qP,M 1,4/ g- F12,41 INQA-. 4 rirk, Gir4 _iklAt.L.V(6nM -- • .4.--.1z,..-51.1PQ.L.Aff50 tapk-uir ,4 7 ____,919771 ei.....aVA720. gocF-1-15114F4? _ F1-16-Ttv,01=1Alc• 1414.41.s. g_o 5, 1°,46s1v ovwH41c1 moom-r er..-Tem T. Or.ff4g, VOIT1C•Mlod .140efitg. WILLT: 1-46}H11: WU. . 0 .. • •• ,- r— • 1-loT 0,41.A.-TteE SYsTrr-41 I En - VENN/Mani r11"21 I nal -44H - I la 111:1 • ' : 'I - .111' i .'' I'''. --1 d 1 i , ellii if I , - 121 riallEINIEretegii iimmaimenk' v.= a , or=ganno mammal 10492: \alr-WITIV.:_1:„1-41A.1 MatitJT /sr .411.-ordg v Harr .Kaecuivr - • .) l 1401140ep.Ner?=3 rti rAN -P!P. -134,5PlEkrrAAAPCIt- F, coociril ugfi-# y4a-i!oll A3.04 /ace, • 14 .56/c.. 0 c$r .louiroax. ,z'Ar-o 3 M 7 FeLYM 3 Ras IliVA.m..-4,01.-these,,, -Nam-x-4 noricacwiv, 8 P/ North (lbLANDSCAPE :/L /e07240 IRLAN 0 5. COOKE CREEK MEADOWS .p„uvrevoNN,..,mintowf11210121011111MIPV0h1V,Vsh■p,1101111111111M111111, illikorm_7x-Bary.7-7M.Y.Irsof BaCrgleAL v0o/Lr -Ttoum10,7104"20,114 ■ 20' ^4 Acalt4 Seale: 1 .10.-0' t 1 1 /2,44A /4 PA840IMU 001-YM itionprixoirtsi ,n /40/100ep/v4/ 01051901 W/LM 5 "4 F,/4/ 0/ W.;// Wxe /fist,os perm c?ppbe-4rhort. • 71424e . ,f6 Atfl.. , 6 P.5 • /07)V(A. 5 CARY V/00 or rf , 2/ 90.41015 JACeZ4 LAWA/ oriittoiLnety 18 aPizewL. • /0 <IRK • //WP • 9 LAV • 0.001•15 • 2 Pima Mt/tar 7 auX,r ;so-es • REM • *TAXES • 0 AWE.. • SPAZ • 0) TAXA • 0 54•4/. Mrrs _7-140 LAN12544 PEAN /5 eiNcrxelVAL AND 1445 REV/EyfrEC, 40/2 444404./AfrIC6 r PLANT LIST LAWNS S017.0 419114 COUNTRY 60.94 OR Al.3•7191300 ABEL. 6. ED POUMER (.01.814.4771.30 7.13144MNY.A0948.8/ "*A'slarl""'",tes 5 MILL. CAN 3,5 TRIM, CALIPER .E. .97 CMCINA TWA YD. NAM Acmy ACEE P.MATV41ATROPUPPUREA JAPANESE MAISE 2.5 CALIPER ACER PAIJAATUM SANG° KAM SAE. FUN JAVANESE MAPLE .07.4. MAHOGANY SKLEY.ED ••• POTS, 187 MI .CH ALL/EMILIA MOLL35 LADY5 /A AN9E • 'GALLON CAN 11 IRE SP 41:13C ARPUIDS LINED° CCW.CTA PRAM.. RUSH 89 ANN Mtn...TAM.. INA URSI MA3.0411.775 6.LON CAN 5 FEET OC 16.1.031 CAN 2104.1 SP /EWER. ROSID ElOW .RBERRY 1 GA/LON MN 91131. • • 5 P/C- . E40.0 • /13Vae /0 ',Me • 4 /-1,4r, • 7 0/E,RP 02 ca77, /4 ABEL .5 V01, /I P/N .5 • 4.E.a./c /2 Et/ .4e•. CAL. VOW 4,1,,,een ell Hi ' - "am- ••`'' Aq114.14 - 1).1111101/1r11. SDI a . ..-••••""'"caeelellikp„, li ffil Erthlaar-.10140: anx...... --. • - eAL. -4- AMC, /5 al.s0A/ EUPHOR81.9 R033ME BIDS 1103. BON7R-T FA6433 SYLVATI. BEER-14 FAT TSZA JAPONICA 3.A.SE ARALTA FES FEST/CA OVUM 63AUCA 6.1.91310DORAN. SWEET WOODRUFF 37 “NISTA LYDIA LYDIA3 R.3031 69. SID. BIUMA MAIDENHAIR MEE 244 GNI SAMMEIDA 59441.1.91 SALAL NAKONECHLOA NI.A MAKE A JAPAN. E FOREST 60.ASS HEM TRICOLOR NEJA HEMEROCALLIS HYPERION IMAM. HEW.. 14641 31,4.0 .1EN SPICE 10 PURPLE 17.71.. HYMIAN.A MACRMICELLUM NI880 BLUE 'FALLON CAN 247 T19 SP 1 GALLON CAN 247 -Mt SP 21 MIS LAY NAN NANS 00600/004 001894/24637 PO. 5 BAU.ON W11411 /31,774 • MPERA TA MLINDRILA RUBRA I./LONG. JAPANESE FORESTMASS 11 TRI SP 1913.514.101.5.5 BROTFIER 1 CALLON CAN MIS 7.13.91•013333. GLAD.. IR. MUNSTEAD, DENTA TA LAVEEIJAP LIEROPE MUSCARI LID/ TUOF MAGNOLM LITILE SEM MIBCANIVIUS RLSRA NANDINA PURP.EA HEAP.. BA■ADO0 NANDMA SLEW. HEAVES. BAMBOO PA0.95APORA ZIEWAINALIS YARIESAII/M SZUWE P.N.N0.331.151121CUSPIDATA 140370711VI ISALLON CAN 1GALLON CAN 1109 SP 16ALLON CAN 107 TRI Sa 30 GALLON CALIPER BALLON CAN MALLON CAM 2 GALLON CAN 1.17 11 Mt SP CALLON CAN PE. PERK.. 4716461F0.44 ...WAN USE HNLO PHYLLOSTA0.3 601.1./...300 PICEA ORIENT.IS 1 RALLONCAN Ofle:IA/ - / 6/.4/ RAPHIOUS33.3 U91.1.1.1ATA VINO HAW1MORN •3 MI6 5608405/143. 5 CAPS.. I CAN 7.04/3 JAP IMS FLA STAR 5 GrMION CAN • OC 4814•4• PIE...ELUDE .437331.0 MUCUS MURIDO NNE KLYSISENLIMICI. TASSID FERN 6ALLON CAN Z OC 64410N CAN 307 OC 15'817 I FALLON CAN 2109 SP MIA 22 ANC SA. SED 36 /6.4110,4443 8< 53 /r ---177117.119 7 1, 25 VAC RI.DODENDRON 7.1341IMANVIA 151113. RHODODENDRON ROSICUM 15-11 343 EL ESANS RHOI.D.IDRON Pat 15-11313 4930 SARCCEVOCCA 0.1337.170LIA RLA.ANT SARCOCOCr..A SEDUM TRICOLOR SEDUM RED IDWEL 34 879 1 GALLO N CAN 2/ TR/ SF TAXUS LOW 6NEEN SAVEADER IHUIA WOODWARD. VACCINIUM MAT./ EVERSREEN 1.03.EBERRY VI9M/NUM D9113371 DAVI. IDBURPRHA WBORNEUR OPULAS POW COMPACT 111611lUSI CRANBERRY YTDURNUM P918 DAWN .14. BLUE DART PERIY/INKLE 6AIJONCAN 307 OC 5 GALLEN C SCIC 16ALLONcNE 3 SALL. c• N 21719 SP 0817/7 2 6.1.04 21 MI SP 1POPS 11.19 SY. STATE OF WASHINGTON ARCHGEGT POLYSTICHUMMUNIDU SWORD FERN 2438_W.A.OPA PRUN11.1.417.46.204 1 GALLON CAN 5 CALLON CAN 24 20 SENECIO 91717 5.31MEA 6093/ROUND •SAISA"."'"."1..74 4.9311L. PRIMUS MT ST. MALU5INC. 3E1 OC 67TRAS JAPONICA JAPANESE SNOVAINIEMFF PRUNUS L. OTTOLVICEN OTTOLUWENLAUfte. 1 SALION CAN 36 OC 1.1115.101711LOSURY FOSTAIL 1 SALL/. CAN MASS 21 MI SP 161 7YR VANS. PYRAMIDASIS.1.1.0 M.71 20 SVMN-10CAPPUS SNOB/BERRY 1 CALLON CAN 2109 31' i..omp-Eas 5.464u. BE 8844 mov. G-741: PI-AVrikf AND /Decicuom reaps SHALL Ba A MN. 2"cAuFteao, • PcAsremt", sliffves SHALL Avisomoiz Pi.4N1?N6 645,4076D L5017t0). PtaviiNdi SWAU.. GOA/853 IV/ ASA% L47837 8517 ,014 56.4119NCAN ZOC 10'P? 1 CALIPER 1 GALLON CAN 307% X4 19 SYR SYR/NSA NULSARIS 01APLE3 LILAC 15 CALLON CAN AXV3 ILVSAT A F ASTIGLAI, WRIST A IRISH YEW KENLARGE Landscape Architect 21803 NE 1714iCoM4 Sarnmamish,Wii:98074 Office: 425-836-4578, Cell: 206-396-7617 E-mail: kilaelcomcastmet FAX: 425-898-B923 3E63 •1634M3 00866P0144 WINTERSLOW ELEPHANT EARS 1 GALLON CAN 11 TRI 59 4 09419 CORM. ROLIDA 046190005 OM/ESE DOGWOOD 1 41844934 3/3 WY BE,ILA 7 AGLEJFIACNar HIMILAYAN 1911/H 4,190166113 11 01260 /84013. 1,41/06 DWARF RED TWM7091.00 /648401 12,4 307 OC 1 19. 3IDULA A33090.N315 SEPTENIRIONALLS • 091419 RED ...RCN 17 CALIPER BIS I 3 I COI. CORTADERM SELLOANA PLUID.A WM. PAMPAS 6.435 16.1.014 CAN 13 111.7 SU413 WRENS. 029163 306110040 2 sm.. C. 101 1 49 . COTC COTONFAS FEE COMM /604/061040 6404097 CAL CALOCEDRUSDECUR191. IN.. CEDAR 6-7. 0/3 COTD COTONEASTER b AWARE I GALLON GN 21 TRI SP .1.13 C.LUNA PULSAR. FRITZ MON. 1 MALLON C 24' ME 9 MP COT, CaNAEASTEA NAND= 5 GALLON MN 7... 16/4 14A000404716698470064100 /308400043 4 001 MOCOSAVA WRIER /101411114117A 36900111.41.1 34 CALW CALL.. SSA. HEATHER 16...ONCAN 21 09 SP 3 EAC EUONYMUS ALATUS SWINT. RUSH 5 6.411011 CAN IVIF 47 CAP CAREX IESTACEA MANSE SE136£ 11 OLLIONC AN 71311SP 1 ENIE ENICLANTHUS CAMPAM/LAIDS 804/10/143 . CEANOTHUS 5 INCET BLUE 5 GALLON CAN 5. OC lei, Irr 1 EPT EPTMEDIUM VERS1.0.94 3131.74.REUM =NOM RAT IDALLOPIDAN 11 TR/ SP CH MO 04416ECW23ISU5 [...NSA 1417401917PRES5 3.63/4 104 ERIC MCA C. VELVET NIENT, NAM 114/103 4946 11-TRE SP . 0 3 CND.. TE TA MESICAN ORANID 2 GALLO 14 CAN 104 • 72 I EVONYMUS 3..../3 24000800103 IGALLONCAN 11711130 33 CIST C737173 P.M.MEAS FOCI.. 2 GALLON CAN r OC 11 E A ENFH .0 5 1 CAN 21139 SP EUPHOR81.9 R033ME BIDS 1103. BON7R-T FA6433 SYLVATI. BEER-14 FAT TSZA JAPONICA 3.A.SE ARALTA FES FEST/CA OVUM 63AUCA 6.1.91310DORAN. SWEET WOODRUFF 37 “NISTA LYDIA LYDIA3 R.3031 69. SID. BIUMA MAIDENHAIR MEE 244 GNI SAMMEIDA 59441.1.91 SALAL NAKONECHLOA NI.A MAKE A JAPAN. E FOREST 60.ASS HEM TRICOLOR NEJA HEMEROCALLIS HYPERION IMAM. HEW.. 14641 31,4.0 .1EN SPICE 10 PURPLE 17.71.. HYMIAN.A MACRMICELLUM NI880 BLUE 'FALLON CAN 247 T19 SP 1 GALLON CAN 247 -Mt SP 21 MIS LAY NAN NANS 00600/004 001894/24637 PO. 5 BAU.ON W11411 /31,774 • MPERA TA MLINDRILA RUBRA I./LONG. JAPANESE FORESTMASS 11 TRI SP 1913.514.101.5.5 BROTFIER 1 CALLON CAN MIS 7.13.91•013333. GLAD.. IR. MUNSTEAD, DENTA TA LAVEEIJAP LIEROPE MUSCARI LID/ TUOF MAGNOLM LITILE SEM MIBCANIVIUS RLSRA NANDINA PURP.EA HEAP.. BA■ADO0 NANDMA SLEW. HEAVES. BAMBOO PA0.95APORA ZIEWAINALIS YARIESAII/M SZUWE P.N.N0.331.151121CUSPIDATA 140370711VI ISALLON CAN 1GALLON CAN 1109 SP 16ALLON CAN 107 TRI Sa 30 GALLON CALIPER BALLON CAN MALLON CAM 2 GALLON CAN 1.17 11 Mt SP CALLON CAN PE. PERK.. 4716461F0.44 ...WAN USE HNLO PHYLLOSTA0.3 601.1./...300 PICEA ORIENT.IS 1 RALLONCAN Ofle:IA/ - / 6/.4/ RAPHIOUS33.3 U91.1.1.1ATA VINO HAW1MORN •3 MI6 5608405/143. 5 CAPS.. I CAN 7.04/3 JAP IMS FLA STAR 5 GrMION CAN • OC 4814•4• PIE...ELUDE .437331.0 MUCUS MURIDO NNE KLYSISENLIMICI. TASSID FERN 6ALLON CAN Z OC 64410N CAN 307 OC 15'817 I FALLON CAN 2109 SP MIA 22 ANC SA. SED 36 /6.4110,4443 8< 53 /r ---177117.119 7 1, 25 VAC RI.DODENDRON 7.1341IMANVIA 151113. RHODODENDRON ROSICUM 15-11 343 EL ESANS RHOI.D.IDRON Pat 15-11313 4930 SARCCEVOCCA 0.1337.170LIA RLA.ANT SARCOCOCr..A SEDUM TRICOLOR SEDUM RED IDWEL 34 879 1 GALLO N CAN 2/ TR/ SF TAXUS LOW 6NEEN SAVEADER IHUIA WOODWARD. VACCINIUM MAT./ EVERSREEN 1.03.EBERRY VI9M/NUM D9113371 DAVI. IDBURPRHA WBORNEUR OPULAS POW COMPACT 111611lUSI CRANBERRY YTDURNUM P918 DAWN .14. BLUE DART PERIY/INKLE 6AIJONCAN 307 OC 5 GALLEN C SCIC 16ALLONcNE 3 SALL. c• N 21719 SP 0817/7 2 6.1.04 21 MI SP 1POPS 11.19 SY. STATE OF WASHINGTON ARCHGEGT POLYSTICHUMMUNIDU SWORD FERN 2438_W.A.OPA PRUN11.1.417.46.204 1 GALLON CAN 5 CALLON CAN 24 20 SENECIO 91717 5.31MEA 6093/ROUND •SAISA"."'"."1..74 4.9311L. PRIMUS MT ST. MALU5INC. 3E1 OC 67TRAS JAPONICA JAPANESE SNOVAINIEMFF PRUNUS L. OTTOLVICEN OTTOLUWENLAUfte. 1 SALION CAN 36 OC 1.1115.101711LOSURY FOSTAIL 1 SALL/. CAN MASS 21 MI SP 161 7YR VANS. PYRAMIDASIS.1.1.0 M.71 20 SVMN-10CAPPUS SNOB/BERRY 1 CALLON CAN 2109 31' i..omp-Eas 5.464u. BE 8844 mov. G-741: PI-AVrikf AND /Decicuom reaps SHALL Ba A MN. 2"cAuFteao, • PcAsremt", sliffves SHALL Avisomoiz Pi.4N1?N6 645,4076D L5017t0). PtaviiNdi SWAU.. GOA/853 IV/ ASA% L47837 8517 ,014 56.4119NCAN ZOC 10'P? 1 CALIPER 1 GALLON CAN 307% X4 19 SYR SYR/NSA NULSARIS 01APLE3 LILAC 15 CALLON CAN AXV3 ILVSAT A F ASTIGLAI, WRIST A IRISH YEW KENLARGE Landscape Architect 21803 NE 1714iCoM4 Sarnmamish,Wii:98074 Office: 425-836-4578, Cell: 206-396-7617 E-mail: kilaelcomcastmet FAX: 425-898-B923 • IFICI047 b(157-iht,AL.cee 1.1295. THAN GY'C.451./PER fea`51.' VA, 0/ 7 Ceavi 30 o4P • • 2of //.BS .SoirrAir.,4715 0:26EA a.45;797N Exig.a • // 41� - ROS 2 74/J • /8 L. VP • /9 GSA, • ' 4g 65,4 16 R/8 • /4 $50.4P 570443 5t..4013/2/co&e ezet! 52?- .14471, SIMIP 51 S2 CAA. _ I - Avlasz PIV Ara • / FRAX 11 111 SC, -44;-- 44g2/1477A46. 636,77W eziP '11,:zeirSI 49 ,6a pirrume CW:72 SECTION AT WIER • "- SURVEY FLAGGING METAL FENCE POST 2' LONG ORANGE PLASTIC CONSTRC;IN FEN 140,14 "zir USE riP les A AcH FENCING TO WIRE AND POSTS 14 GA STEEL WIRE :38 : • /2 A44/4 5 P88..04 ,3 Ae5PC /5 /7 • /4 pey.v.rxt • 3 7111.4.1 ,4O44 • 2 Pop . 24-Rd S • / 5424)( ' jeAri vo :./ ,,Pret.i1rAille2*- _,A1111 Mirktra I I I II Pr Irr, MN MilliaillOre:: Eir vsval InirANVEgfreitP, Etc s s s s It S .3 g d e IPk s S 4 Ow _.iduismv"-vinsimaime- ckc'-dINIMILINIV iMAINAKIVIVIIP17 'lit ..triA711-Wifit wrimmits. ArisTIMMEII. VIWPiffer 00014 IBi?i .04,2100 * i = ( 74 34 ) = = ( ) ( = a-=' )( )0 0 = = D ( )0 ( ) = 0 0 0 1 ()D( ) ( ===))'( )0 0 0( C moorraw()( C:=5 ( =)) ( 7)( )08 (0 78 7 ,11!=--111::iir=tii#.H.-4II:rriAT4THATERREr.17-=1121ritil 1 1 11 6' MAX. -11-, 1 1 . 1 1 1 1 1 1 ;:'• 11 • • 4•PErA • 25 CO NOTE: FENCE WILL. BE REMOVED BY OTHERS UPON COMPLETION OF BUFFER PLANTING EXISTING SHRUB AND TREE PROTECTION DETAIL AAA mac wm4N togolealatagilialleft 6.40".66 WOE PI P°44DA 25 'Agareout • 1.2 MAAI • 16 Rtigi PLANT LIST /0 i6 TREES Quentity Symbol Common Name Scleetilk Name Size 1 ACERM Aar macrophylluns 114 WY-ma* 1 gall= can Min. 154E' height 6 10 TRW Westwo Red Cedar Tharp plicoro 1 901100 can Moo. 15-18" height 9 POP Palm= trenudoiche Quaking wpm 12-18" height nun. I gallon mak . 8000 .001 if Nov. to March planting 6 CAS Cascara P.600000 p00060000 12-I r height ma. bare root if Nov to March planting 9gcani:nTin.15-'10" 3 BET Paper Birch Breda pcorrifera I gallon' in 4 CORN Pacific Dogwood Corms autallli 12-18" height mm. 1 gallon 00, 00 brae root if Nov to March planting 8 FRAX Oregon Ash Proxima latiffilia 12-18" height min. I gallon can or bra root dNov to March planting SHRUBS Red twig dogwood Cormrsattaimdfact Common Name Scientific Name Sine 9 ACERC Vine Maple Ater dreamt:en 12-1 r height nun. I gall= can, or ben root &Nov to Merril p hothog 4 PHYS Nine Bark ,... Physcaarpa cap1tals 12.10" height mat. I gallon can, or bare root tf Nov. to March planting 'Me lib SWAP Snowbetry Symplaanapat alba, 12-1r 'might min. 1 pilot con, or bare soot tf Nov. to Met= planting 10 OLM Oetnieria ceresiformis Cbobany 12-18" height COM. 4, 1 gallon can or bare root if Noy. to March planting • /I 5qA4P ' 3 446 • 8 Po • or) ex).2/vs 82 . RUBP Thimblebary Rabat porn/Iona 12-18" height min. 1 gallon can. or bare mot 8 510v. M March 01.111181 E6 RIB Current Rib. sangainnatm 12-11E height min 1 gallon cm, or bare root &Nov. to March planthtg 84 RUBS Salmon bury !tabus spectablis 12-18" =WA min. I gallon on or bare mot if Nov. to Mnrch plantsmg : 12 CEAN Sitio wdlow Sal& sitattlaanas 12-18" height min. A 1 gallon mak or bare root if Nov. to March planting 6 SAM Rad elderberry Satablicas 'ammo 12-1E' height min. 1 gallon con or tare root if Nov. to March planting l46 ROS Peafroil rose Rasa pl.:arm 12-18" height min. 1841100 can or bare root 18Nov. to March planting 88 47 MYR Pacific myrtle A6alca caltffirnica 12-18" height min. 1 gallon can or bare mot if Nov. to Much planting •• 25 VO Evergreen huckleberry Yacrtnhaa ovatust 1 gallon am . 65 • CORNS Red twig dogwood Cormrsattaimdfact 1 =Wm oat 3 il Radiant. 41 Caryl= cantata --, 12-18" ea:diens one gallon or bans mot is Nov to Much 1 51!'l r.' ,....1. CRITICAL AREA MITIGATION). PLAN/ PLANTING PLAN NV V , , , . ata• 1110" a l' -(1. S. 'P"thrlg."" --- ,. t - Z.._ a ' _ - Snap; povide snap per dail oshet W-1 Povide 1 1 snag tress vrying n height from 5to 12' 1 ' above grade. Snag trees sisal' be a minion:1n of 12" diameter at finish grade. Dees shall be of 1 soHd wood, native species. Minimum of three, three foot long branches remaining on the trunk. I Horizontal Log: provide 7 horizontal logs 00,111 0.010 attached, notes, titans 16" caliper at the start of tine rootwod. Lengths to vary from 8 to 14 fern install pm:detail on sheet W-I. <> EXISTING TREES; existing trees are to remain, save and protect. Provide Ira protection fence around 11.0 1000 per detail on this sheet. GROUNDCOVERS REQUIRED NUMBER OF REPLACEMENT TREES THREE 8" CALIPER ALDERS Common Name SeientiBe Nem Size 167 OSH Salal Caaltharat shallan 1 gallon can 146 MAO! Oregon Grape Mahonia repeal 1 gallon tan 115 POLYM Sword fern Polyslichum madam I gallon an 44 AUU Kinninmck Arcroaraphydos 000 ±0,! 1 gallon cen 44 LUP Lupine Lapin= laqatta 1 gallon can WETLAND EMERGEN79 ,A 000 016.000,6 243 CAR S10080 at'88. Cara abaupta Bars root seedling a* 12" oe tzi sp 22 IUNC Masted nob Juntas endfidlim Bare root feedbag 01 ±2" oc In sp 335 SCRIP Slender nub Janata Iowa Bare root seedling 01 2" oc to sp 578 SPRG Pointed rush Anon a:gamma Bare root seedling 01 12" oe tri sp 9 BOY Large boykies &Tablas tratior Bare root seedling al 12" -18" 00 01 an Pleated on stream bank. not in water 20 LYS Skunk cabbage Lytichhan amaleaatan One gallon contain= 00 18.24" . • 9 JUNCE Wooley sedgela Carex perlaa Bam root seedling st 12" Ill" 12 IRIS Alaska Vidd iris 2-1. 0.080,0 One gallon cumin= at 111-24" oc 62 ELM Common 19±80 nub Eleorthatit pellagra Bart root wedling et 12"-I8"ec 01 .9 16 PETA Palmate =Info. Paraiba adman Bare root medial 01 12" -18" ot Of sir 44 CARX Slender wetland sedge Cat= lasiaearpa sp Rare root walling 00 12" -113" 000100 15 AEU 6.004 mannwass %valet grand!. Bare root seedling at ir-ir oc ai sp ...211111. TREE REPLACEMENT TABLEJS, TREES REMOVED REQUIRED NUMBER OF REPLACEMENT TREES THREE 8" CALIPER ALDERS 6 illas ONE 4" C.ALWER ALDER 2 TREES TWO tr BROADLEAF "TREES 4 TREES TOTAL 12 NEW TREES REQUIRET, • . EXISTING ALDER TREES; Saplings less than 6" caliper shall remain EXISTING WETLAND BOUNDARIES CREATED WETLAND BUFFER: 508,01 14 160 west and 25' to the east HYDROSEED MATERIALS A. Erosion Control, rough grass seed areas: The area shown as 'Grass Seeded Meadow" is 00000 00 provide seeded gram over costing bare soil and areas where invasive ivy and blackberries have been removed. Exaring trees and shrubs within this area are to remain and be protected with a temporary protection fence per detail. The meadow will not be mowed. Hydroseed Mix; 60900 pound; as available from GrassMasters shall be; 20.00 14.1,0 9000, Faattea alahaertas 10.00 naked Unman De3rhaonFe. compaosa 10.00 illue Wildry. Etyma Omens 10.00 California theme Br... eon.. 12.00 Five Spot Nemaphila mandate 12.00 Blue Fru Limon &W011 6.00 Lupine Lupin. ' 6,00 Westexn lkitteroAp 1000010400 an-dermas 6.00 Wooley Sunflower Eriophylluon lananun 4.00 ilookspur violet Viol a adunca. 0.60 Pale Evening Primrose °madam, panda 0.60 0000000 (20068 am*. pdelvello 0.60 Nein, Coroopsis Cceropstr vim... 0.60 Henbane Daisy F.rior. c.a.= Ada. onillefolnun 0.60 White Yarrow Sox' Application Rem I lb' IMO sq ft B. Mulch For seeded areas: 1500 to 2000 pounds per acre. For .nodal areas apply ,1 1500 pounds per acre C. Tackifier 40 pounds per acm D. Water. Ensure an adequate supply of water. Furnish all necessary hoses, equipment, 0210010000013, 00d accessories for adequate weeding of 'awn m000. MULCH PATH; approx. 3' width path shall be constructed with 3" depth Sawdust Supply "play chips" over two layers of biodegradable cardboard or burlap. TOPSOIL; imported material for use under the conditions of sheet W.1, 2.4 "topsoil" Imported topsoil shall be (by volume) 50%. screened native material. 3094 clean sand and 20% organic amendment. Organic amendment source shall be composted yard waste from Cedar Grove, screened to % to 3/8' dimension as available from Iddings. 1 WT". 1 /Meld 00N/71-1•4 N/ -or vcrOPIIA /c/P'S' ratedekr, 124,1/ 5.9c,407 a • • a • o ° • " parms /7M. 771M -itormaPtil pvcray2 1.440441.s st.i.a141 5./u0/4 T LOgifierig )1^,%;•IpinfOrff�,7?-e ladialtilauippricam h44//g4,640 Plar-76,144f 21; loaV1,41417;-; • • • .• " j6,19 . •• • ° • • h'2•409 Ip 41 /NraG7eZIOt ,/,v ; • aVeard • a • Related files with supporting documentation RFA08 -273 Tree and Brush clearing in a wetland buffer and steep slope L08 -065 Tree Clearing Permit for RFA08 -273 RFA10 -314 Clearing and Grading outside buffer without a permit PW10 -295 Clearing and Grading Permit for RFA10 -314 PRE07 -026 Preapp for consideration into housing options program PRE08 -023 Preapp for Cottage Housing 109 -012 Buffer Reduction – Contains sensitive areas info for buffer, tree, and sepa 109 -013 Design Review -- Contains Cottage Housing Review info L09 -020 Short Subdivision E09- 001 —SEPA C09 -007 Traffic Concurrency for 9 cottages and demo of one house PL13 -009 Project file L13 -008 Appeal of Revocation of L09 -013 December 4, 2009 City of Tukwila Department of Community Development ►al�)oe) Jim Hagg e r t o n, Mayor Chandler Stever 1715 223`d Place NE Sammamish, WA 98074 TECHNICAL COMMENTS #2 Special Permission (SP) Wetland Reduction Decision L09 -012 Tree Clearing Permit L08 -065 Todd Smith PO Box 97193 Tacoma, WA 98497 Jack Pace, Director Subject: Cooke Cottages: L09 -012 Special Permission Buffer Reduction; L08 -065 Tree Clearing Permit Additional Permits: L09 -013 Public Hearing Design Review; L09 -020 Short Plat Dear Mr.'s Stever and Cooke: The City has completed its review of the above permit applications. The application was submitted on March 31, 2009, routed to City departments for review, and deemed complete on April 24, 2009 for the purpose of meeting state - mandated time requirements. Technical comments were sent to you on June 16, 2009 with a response received from you on September 22, 2009. You responded to the permits for a SEPA determination and buffer reduction. The City issued a SEPA determination of non - significance on November 18, 2009. This response is to the plans submitted for the buffer reduction and tree clearing permit. The project was reviewed by the Public Works and Planning Departments. What follows are their comments. Please address their corrections on the submitted plan set or in a written response as applicable: The proposed plant palette for the wetland and buffer provides a nice diversity of trees, shrubs and forbs /emergents that should greatly improve wetland and buffer function and be attractive and interesting for residents of the cottages who use the path. It also provides good foraging, future nesting and shelter for birds and other small wildlife. The City is very concerned about the future success of the wetland mitigation and enhancement given the presence of Reed Canarygrass in the existing wetland and on `upstream" properties. In addition to the following comments, the plan set has been red -lined with additional comments. Numbers adjacent to comments on the plan set correspond to this comment letter. ALL INFORMATION NEEDS TO BE SHOWN ON THE PLAN SET SO THE CONTRACTOR/INSTALLER HAS ALL OF THE INFORMATION NECESSARY TO COMPLETE THE PROJECT AS APPROVED. Miscellaneous Comments 1. A Public Works permit for grading is necessary after the buffer reduction is approved. 2. Prior to commencing work, please provide a copy of the USACOE permit. 3. This project must not change the hydrology of any downstream, off -site wetlands. It does not appear that any hydrological studies have been done to determine the effects of the excavation or the height of the proposed weir on downstream hydrology. Provide information that indicates the hydrology off -site as a basis for future monitoring. SM H:\L09 -013 Cooke Cottages \Tech Comments2.doc Page 1 of 4 12/04/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • Sheet GP -01 1. Sheet W -1 indicates that the root mat of the Reed Canarrygrass will be removed from the existing wetland. The proposed depth of excavation for the removal needs to be shown on the grading plan. Reed Canarygrass needs to be excavated to a depth of at least one foot. 2. The removed Reed Canarygrass root mats must be taken off -site for proper disposal. This must be indicated in the excavation contractor's specs /drawing submitted for the Public Works grading permit. Sheet W -1 1.1 MITIGATION CONCEPT and 1.2.0 MITIGATION GOALS: These sections need to be fleshed out to meet the Mitigation Standards of TMC 18.45.090F. Plans need to include: a. Environmental goals and objectives that describe the purposes of the mitigation measures. This should include a description of site - selection criteria, identification of target evaluation species, and resources functions, and b. Baseline information of quantitative data collection or a review and synthesis of existing data for both the project impact zone and the proposed mitigation site. (This relates to Item #3 under Miscellaneous Comments, above). In addition to the red -lined comments on the sheet, revise the sheet as follows: 1. Under 2.4 Clearing and Grading, address the following: Given that the topsoil layer will be removed in the existing wetland during the Reed Canarygrass root removal, soil amendments will be necessary to ensure plant success. Indicate the proposed soil amendments in the existing wetland. The owner's response to the City's comments on the conceptual wetland mitigation/enhancement plan indicated that soil will be amended in the top 12 inches of wetland to retain water. The plans state that topsoil will be imported into the new wetland area. It is important to incorporate organic materials into site soils to improve water retention and support plant growth. Whatever soil imports or amendments are proposed, they must be specified in the plans. Imported topsoil or soil amendments specifications are to be provided, including at least 20 percent organic matter. 2. Under 3.3 PLANT AND HABITAT MATERIAL INSTALLATION, add the following: a. Planting area shall be tilled to a depth of at least 18 inches. b. Till in three inches of compost across all landscaped areas. Mulch is to be kept away from woody stems and crowns of perennial plants. c. Planting pits must be only the depth of the existing root ball or else the bottom of the planting pits must be compacted prior to planting to insure there is no settling. d. Root balls of potted and B &B plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. e. Where there are existing tree roots, incorporate soil amendments by hand. 3. 4.1.2 f Revise to say: "Remove all invasive plants (ivy, reed canarygrass, blackberries, scotch broom, etc) within the mitigation area. Invasive plants should be controlled by hand cutting or grubbing out by hand. All debris is to be removed from the site and disposed of in an approved landfill." 4. 4.1.3 i Revise to say: " If hand removal is not effective, the use of herbicides must be approved by the City, in writing, prior to use. Only certified personnel will be allowed to use herbicides near critical area. 5. Under 4.0 MAINTENANCE PROGRAM, add: The City will require evidence that a qualified landscape maintenance contractor has been contracted to carry out maintenance for the 5 year period after planting as a condition of final PW grading permit approval. 6. Under 4.3 WATERING REQUIREMENTS, add: a. 4.3.3 A temporary irrigation system is required for three years. 7. Under 5.1 SAMPLING METHODOLOGY, revise: The City will require that the annual monitoring of the wetland and buffer mitigation/enhancement is carried out by a qualified wetland biologist (per the City's Sensitive Areas Ordinance). A detailed monitoring program shall be submitted for the City's approval prior to final PW grading permit approval. An as -built drawing/report will be submitted to the City upon completion of SM H:\L09 -013 Cooke Cottages \Tech Comments2.doc Page 2 of 4 12/04/2009 ,• construction (this forms the basis for monitoring). A monitoring report, prepared by the biologist that documents performance of the wetland/buffer area in comparison to the performance standards, shall be submitted to the City on an annual basis, starting approximately 1 year after completion of the construction. 8. Under 5.2 STANDARDS OF SUCCESS, revise: The City will require that the performance standard of no more than 10% invasive species be met every year, not just in year 5. 9. Under Planting Details, modify: Provide a specification for "mulch ". The City does not require straw for spring planting, wood chips or other mulch may be used. 10. Under Wetland Sign Detail, modify: The wetland sign needs to specifically say to contact the City of Tukwila at 206 - 431 -3670. Correct the phone number shown. 11. Under 5.3 CONTINGENCY PLAN, review and add: The Director will require a performance and maintenance security guarantee (bond or cash assignment) of 150% of the value of the labor and materials for the project to guarantee performance, maintenance, monitoring costs and correction of possible deficiencies. The guarantee may be held longer than 5 years if the performance standards have not been met or the mitigation has not been successfully established (TMC 18.45.090F7 and 18.45.210). This will be a condition to obtain a Public Works grading permit. Provide a statement of the value of the labor and materials for City review. Sheet WT -1 In addition to the red -lined comments on the sheet, revise the sheet as follows: 1. Under Plant List Table, revise: a. In the table of Emergents and Herbs, it is not clear what is meant by "sprigs" — please specify whether this means "plugs ", "tubes ", or "bare - root ". b. Also in the table of Emergents and Herbs, the size of the containers for Lysichiton and Iris need to be specified. 12. Under Legend, revise: a. STUMPS: Stump specifications: 10 — 14 feet is too short — use the specifications provided for snags by the wetland biologist (6 ft below ground and 20 above, per sheet W -1). Eliminate the duplication of the specifications for snags. b. HYDROSEED MATERIALS, revise: The proposed hydroseed mix is not appropriate for a buffer restoration and additional native species should be added. Remove colonial bentgrass, perennial rye and clover and add: Festuca roemeri (Idaho fescue), Elymus glaucus, possibly Deschampsia elongata. Consider adding forbs to the seed mix such as: Achillea millefolium, Ranunculus occidentalis, Eriophyllum lanatum, and Viola adunca. 13. Under Critical Area Mitigation Plan/Planting Plan, review and modify: a. Plants need to be appropriate for the expected hydroperiod in the wetland. Hydroperiod information has not been provided (i.e. what water levels are expected throughout the year to support proposed vegetation). Have your wetland biologist work with the landscape architect to determine the likely hydroperiod and then the biologist should recommend the most appropriate plants for the different zones in the wetland. The City has concerns about the use of the following proposed plants in the wetland. i. Iris tenax prefers dry conditions and is not appropriate for planting in the wetland. Iris setosa would be more suitable for planting along the shallower parts of the wetland. ii. Aruncus dioicus generally grows in moist areas and on the edges of stream channels and not in wetlands. Some of the proposed planting areas appear to be in the deepest part of the wetland. iii. Boykinia major generally grows in moist areas and on the edges of stream channels and not in wetlands. Some of the proposed planting areas appear to be in the deepest part of the wetland. iv. Scirpus lacustris needs permanent inundation. It does not appear from the grading plans that the wetland will be inundated all year round. If this is the case, an alternative plant that can tolerate being inundated in the wet months and saturated soil in the dry months. v. Sparganium emersum grows in standing water and may not survive if the wetland becomes dry in the summer months. Again, it is important to ensure that the selected plants are appropriate for the expected hydrological conditions in the wetland. vi. Juncus balticus is not appropriate for this site — it needs alkaline conditions. SM H:\L09 -013 Cooke Cottages \Tech Comments2.doc Page 3 of 4 12/04/2009 • b. There are three plant circles marked with an "H" to the west of the existing wetland, near the southern boundary of the property. There does not appear to be any label or corresponding symbol for these plants. What is being proposed? c. Ceanothus velutinus requires sun, but it appears that the areas proposed for planting it are in the shady areas along the stream edges. 14. Include the tree replacement table on the landscape plan showing the trees removed and the quantity of replacement trees provided. 15. Specify the materials to be used for the path through the wetland/watercourse buffer and how it will be constructed and maintained. A biodegradable landscape fabric must be used (such as burlap, cardboard, or other alternative) as the base. What is the width of the path? Include the path design detail on this sheet. 16. Revise the "existing shrub and tree protection detail" to reflect red -lined comments. NEXT STEPS Your next step is to address the comments made in this letter. The comments included in this letter address the plans as submitted. Once you have addressed the comments and revised the plans, resubmit three full -sized plan sets and one small -sized plan set to the Department of Community Development for review. Please respond within ninety days from the date of this letter (3/03/2010) or the City may cancel your applications from inactivity. If you have any questions, I can be reached at 206 - 433 -7166 or by email at smacgregor @ci.tukwila.wa.us. ir%C&L\r--- Stacy MacGregor Assistant Planner Attachments: cc. File (L09 -012, L09 -013, L08 -065) SM H:U09 -013 Cooke Cottages \Tech Comments2.doc Page 4 of 4 12/04/2009 SUBMITTAL 09/22/09 .` Cooke Creek •adows Submittal Wetland al/Buffer Reduction Landscape General Comments referring to wetland enhancement Anyexcavation proposed in the wetland must be covered under the Corps of Engineers pgialtataialso require a permit from Washington Department of Fish and Wildlife (which accepts the JARPA form and see Public Works comment above). Also, this project must not change the hydrology of any downstream, off -site wetlands. It does not appear that any hydrological studies have been done to determine the effects of the excavation or the height of the proposed weir on downstream hydrology. The wetland biologist should carry out such studies by installing piezometers /shallow groundwater wells. Such a study would need to be carried out over at least a 1 year cycle. • We have filed a JARPA for an NW27. Because utilities are not crossing the wetland we are unaware that other permits are required. • Concerning the piezometer, our biologist, geologist / soil engineer, Civil and landscape architect have indicated it is unnecessary as this will not reflect design conditions. 5 • The Weir will regulate water flow off site to the north as designed to accommodate additional water added by our development. We have designed a variable weir that will allow us to adjust c>` > the outflow height of our created wetland should monitoring indicate more or less hydrology is y5 Lnecessary. mow` \ • See the sensitive area mitigation grading plan for hydrology volume and quantity of water 1,r entering our proposed wetland. Also, for additional drainage study see attached infiltration study from Geo engineers N.W. (b r. Specify the materials to be used for the path through the wetland /watercourse buffer and how it will be constructed and maintained.. What is the width of the path? • The path will have a base of landscape fabric followed by wood chips to a width of 4 feet. BUFFER REDUCTION/MITIGATION - -L09 -012 Review by Stacy MacGregor, Planner 433 -7166 and Sandra Whiting, Urban Environmentalist 431 -3663 1. Verify that the buffer reduction area has a slope of less than 15% across its entirety (TMC 18.45.080 G). • KLLA confirms: as the topographical plan indicates the slope within the eastern buffer is about 3' rise in 25' for a slope I believe is 12 %, less than 15 %. 2. Mitigation is required in the entire stream buffer for clearing trees without a permit in a sensitive area. Provide one single detailed plan for planting from the eastern edge of the wetland buffer to the western property line. The Wetland Plan states that the area outside the wetland buffer will be planted per the landscape plan. All sensitive area plantings need to be on one plan sheet instead of two. • See attached sheet WT -1 sensitive area mitigation planting plan that shows one plan for the sensitive areas. KLLA has worked with SWC to provide a cohesive planting plan that meets the biologist's requirements. 3. Coordinate between the landscape architect and the wetland biologist. The wetland biologist is responsible for providing the buffer enhancement and reduction mitigation plan per code. • See attached sensitive area mitigation plan, notes, requirements, sequencing and planting details from SWC biologists. 4. The approximate watercourse buffer (100') and wetland buffer (50') and reduced buffer on the east (25') should be shown on the plans, as part of the required mitigation for unauthorized vegetation removal from the watercourse buffer. • See attached Sensitive area mitigation grading plan for indicated water course and wetland buffers. 5. The Adolfson report calls for a split rail fence along the north property line to prevent ATV's from driving through. Is this an issue here? A fence would need a staggered opening to allow pedestrians to access the - recreational path connecting north to south. • Yes ATV's and motorcycles have been a problem in the past. • Our plan is not to use a split rail fence; our plan is to use NW shrubbery that grows to a height of 4' -6' within the buffered area and may change outside this area. • I question this requirement for public access. This is private property unless the city is willing to provide something to the owner for the right of way. P.1 Cooke Creek leadows Submittal Wetland aibBuffer Reduction • Secondly, we believe this is not a thoroughfare but a sensitive sanctuary to be preserved as you have described in several of the City's comments. Public access will compromise this. • Unless there is right of way that I am unaware of, this request is an issue as I believe there are liability concerns to the owners that make this request unreasonable. 6. These sheets needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. • See attached Sensitive area mitigation grading and planting plan for added 20' to South. Concept Wetland, Buffer Plan, and Weir, Sheet L0.03 1. I think this sheet should probably just be removed and the unique information (such as the excavation details) should be moved to the sheets by Sewell. It is a concept plan but the concept is getting executed in the subsequent sheets and I don't think this sheet's details are as accurate. If you remove this sheet, ignore the following comments ( #2 -4). • See revised sheet WT -1 for sensitive area mitigation planting plans as this other sheet has been removed. 2. The plants and layout shown on this sheet are not the same as those shown in the Wetland Planting Plan (Sheet W -3). How does this sheet relate to the wetland plans? • See sheet WT -1 for updated Sensitive area mitigation planting plans. 3. No genus and species names are provided, so it is difficult to know which plants are being proposed. All plants installed in the wetland or wetland and stream buffers must be native to the Pacific Northwest and genus and species names must be called out. The skunk cabbage (not sure if it is the native species — Lysichiton americanum) generally needs shady conditions and organic soils, and since these conditions don't currently exist, this plant may not be successful. The iris, if it is the yellow iris that grows in wet areas (Iris pseudacorus), is not native to the Pacific Northwest and is very invasive, so it would not be allowed. Other, native irises like Iris tenax or Iris douglasii would be acceptable but they are upland plants. • See attached WT -1 for updated Sensitive area mitigation planting with species. KLLA has coordinated with SWC for acceptable planting species that meet native habitat and wetland requirements approved by SWC. 4. What is to be planted in the meadow? Is it lawn and will it be mowed? Some of the meadow is in the watercourse buffer, where enhancement is being required as mitigation for removing trees and other vegetation without authorization. Putting a significant amount of lawn in the watercourse buffer is not adequate as buffer enhancement, however, some meadow could be approved if it is composed of native grasses and other native plants and not mowed. • Native NW Grasses and wildflowers „tea wilifb a mowed ueryseldom, once or twice per year Please note that most of this area is bare dirt however most existing shrubs and small cherry trees will remain in and around the meadow area. Conceptual Mitigation Plan, Sheet W -1 1. The enhancement area continues to the western property line. • See attached WT -1 for entire area. 2. The deck off building 7 appears to encroach into the 10' buffer setback. • This encroachment has been removed; see Sensitive area mitigation grading plan. Wetland Creation Grading Plan, Sheet W -2. 1. Show existing wetland boundaries so they can be compared to the proposed boundaries. • See attached WT -land Grading plan for boundaries. 2. The plans by Ken Large (Sheet L0.03) describe the increase in wetland capacity. Is this volume agreed upon by Sewell Wetland Consulting? State the volume increase on this sheet. • See attached Sensitive area mitigation grading plan for water volumes. • SWC helped craft the current wetland shape and design to make shallow and diffuse water speed. SWC had us adjust the weir height to elevation 50'. • We have had GEO NW calculate absorption rates to determine appropriate size and characteristics of this area. Their analysis and data sheets are attached. Thus his recommendation and SWC was to change the watercourse to make the area work as a wetland. P.2 Cooke Creek leadows Submittal Wetland al/Buffer Reduction We will also provide some mitigation to the top 12" of wetland planting soil which will be designed to retain water. 3. Detail how the storage created will correspond to the increased volume through enhancement described in the TIR page 4 -8. If infiltration is not able to occur (since the geotechnical report says the soils are not suitable) does this proposed volume make sense? • We have had extensive discussions with GEO NW and SWC and KLLA to determine how to make this site work for more beneficial wetland results. As the earth is excavated, we will scrape to hardpan, store separate to build the north edge of wetland. We will then amend the good soil at the 12" planting base above hardpan for better wetland water retention and hydrology. The heavy glacial till soil will be reused to dam the north end around the wier. Planting Plan, Sheet W -3 1. This sheet could be combined with W -4; there is some redundancy in these comments with the comments for sheet W -4. • See updated WT -1 for single plan Sensitive area mitigation planting sheet. 2. Include in plan set: irrigation, tree protection measures, and planting guidelines. • See WT -1 for plant protection measures, See SWC Sensitive area note sheet for planting guidelines and temporary irrigation. 3. Add the "Landscape Notes" to include the following or put on Sheet W -4: a. Planting area shall be tilled to a depth of at least 18 inches. • See SWC recommendations on the Sensitive area mitigation notes as this requirement may not be necessary with existing upper soil conditions b. Till in three inches of compost across all landscaped areas. Mulch is to be kept away from woody stems and crowns of perennial plants. • This soil is presently very rich, see recommendation by SWC. c. Planting pits are to be backfilled with native soils. Either the entire planting area should be amended with compost or equal or the soil amendments should be placed on the surface around each plant after planting. Studies have shown that survival is reduced if planting pits are backfilled with amended soil. Only when there is insufficient native soil (i.e. too many rocks), should topsoil or compost be used for backfilling. d. Root balls of potted and B &B plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. e. Where there are existing tree roots, incorporate soil amendments by hand. • See Sensitive area mitigation plan and notes by SWC for recommendation of soil treatment. 4. Existing trees should be shown on the plan. • The site survey has existing trees >8 ". See WT -1 for existing trees. We have also field measured other trees and show them on the planting plan. 5. Specify how non - native vegetation will be cleared (no herbicides will be allowed) and whether Reed Canary grass will be removed from the existing wetland. • As Described the present swale will be cut to remove vegetation and new soils will be added. • The general ground cover of Ivy and blackberry will be removed without herbacides. 6. The wetland sign needs to specifically say to contact the City of Tukwila at 206 - 431 -3670. • When wetland is complete a small sign will be added to the site. 7. The Tree Planting Detail doesn't make sense. What does the "18 inch minimum and 6 inch" notes (along the left side of the root ball) refer to? • SWC response; 6" refers to added soil under and 18" has been reduced to 12" around root ball. 8. Where will wetland seed mix be planted — the entire wetland or only the created wetland area? It is not clear whether the existing wetland will be enhanced. • See updated WT -1 planting plan for planting in wetland clarification. 9. Clarify the symbology used and include it in the legend (or remove the map graphic altogether and convey this info on another sheet). • See updated WT -1 planting plan. P.3 Cooke Creek litadows Submittal Wetland al /Buffer Reduction 10. Add a note on this sheet or on W -4 that states that "Evergreen trees shall be a minimum of 6 feet in height at time of planting. Deciduous trees shall have at least a 2 inch caliper at time of planting, determined according to the American Standard for Nursery Stock. Shrubs shall be at least 18 inches in height at time of planting." • SWC response: See new sheet W -1. Mitigation Concept and Goals, Sheet W -4 1. Provide more details on the environmental goals and objectives that describe the purposes of the mitigation measures and the goal for improving wetland and buffer functions. This should include a description of the site selection criteria, identification of target evaluation species, and resource functions (TMC 18.45.090 F2). Is the idea to enhance wildlife habitat, improve water quality, improve hydrology , etc.? Clarify whether the existing wetland will be enhanced along with the buffer. If it is not enhanced, how do you propose to keep Reed Canarygrass out of the new wetland area? How many cubic feet of excavation in the existing wetland and the new wetland are proposed? Include in the discussion that the buffer for Southgate Creek is also being enhanced as mitigation for unauthorized tree clearing within the buffer. • A comprehensive improvement of the wetland and the Creek Buffer will improve the hydrology and natural pollutant removal in the area. I would like to add a path to keep people off the sensitive area enhancement and to provide maintenance capabilities to the area. I would like to comment that we did not remove any trees within 100' of the creek. We do plan to remove most of the ivy in the buffer area and upgrade the planting to enhance the South Gate creek buffer. See the Sensitive area mitigation grading plan for quantities. 2. Provide performance standards of the specific criteria for fulfilling the environmental goals and for beginning remedial action or contingency measures. They may include water quality standards, species richness and diversity targets, habitat diversity indices, or other ecological, geological, or hydrological criteria (TMC 18.45.090 F3). • SWC response; Please refer to new sheet W -1. 3. Detail the monitoring and evaluation program that outlines the approach for assessing a completed project. An outline shall be included that spells out how the monitoring data will be evaluated by agencies that are tracking the mitigation project's progress (TMC 18.45.090F5). Include a contingency plan of actions to take if the project's performance standards are not met (TMC 18.45.090 F6). Regarding Section 5. Monitoring shall be done twice a year, and reported in a once a year monitoring report. Specify who prepares the report. A hydrology performance standard should be included for both the new wetland area and the existing wetland area (given that excavation and a weir are proposed to increase ponding). • See SWC Planting Plan W -1 • • Attached is Geo NW analysis of the hydrology for the site. 4. The Director will require a performance and maintenance security guarantee (bond or cash assignment); the guarantee may be held longer than 5 years if the performance standards have not been met or the mitigation has not been successfully established (TMC 18.45.090F7 and 18.45.210). • Where and how do I get this bond or how much cash assignment 5. Sections 1.1 and 2.9. Monitoring will be required for 5 years. • Since the City is the environmental steward and receiving taxes from this new development I believe your environmentalist should monitor it to make suggestions as to what needs to be done. I will drop this statement but after a while one just want to add an opinion or two. 6. Section 2. Include the wetland excavation, construction of bridge and weir in the construction sequencing. • We will modify this section to include more detailed construction sequencing. See WT -1 7. Section 2.7 Prior to final planning approval, the contractor, owner, or landscape architect will sign a City of Tukwila Landscape Declaration. • This is acceptable. 8. Section 3.1.3. End the first sentence at the word "varieties ". Site preparation shall include grubbing out of blackberries but the reference to 4.1.3 is for maintenance and involves cutting back and poison which is not acceptable for site preparation. • Please clarify. We need to get a more common approach to this problem. 9. Section 3.2.1. Add a note stating that container grown plants must not be root bound. • SWC response: Please see revised Notes to Mitigation Plan W -1. P.4 Cooke Creek Illadows Submittal Wetland aillIBuffer Reduction 10. Section 3.2.5: Add to the note that the City of Tukwila DCD will also need to approve species substitutions or plant sizes. • I would prefer than asking for a substitution that we provide a plan list of acceptable species substitutions that will be acceptable. KLLA to provide the plan 11. Section 3.3.6. Add a note stating that roots are to be loosened prior to planting. • SWC response: Please see revised Notes to Mitigation Plan W -1. 12. Section 4.1.2. Add under work to be included in each site visit: manual weeding around all installed plants. • SWC response: Please see revised Notes to Mitigation Plan W -1. 13. Section 4.1.3. No herbicides allowed without written permission from the City, and if allowed, must be an herbicide approved for aquatic use (not Roundup). • SWC response: Please see revised Notes to Mitigation Plan W -1. 14. Section 4.2. Maintenance shall be done at least twice a year. • SWC response: Please see revised Notes to Mitigation Plan W -1. • Will write this into the CCR for Association to pay. 15. Section 4.3. Change wording to state that watering/irrigation is required during dry periods, no matter when they are planted, and must continue for 3 summer seasons. Include an irrigation plan with the plan set. • Presently there is a water line to the wetland. We plan to use above ground PVC pipe, hoses and above ground sprinklers which will be activated by a battery powered controller. • Irrigation Plan is address in the wetland design WT -1. P.5 Cooke Creekdows Submittal Wetland arl3uffer Reduction SEPA REVIEW — E09 -00l L No other permits can be issued before the SEPA determination is issued and the appeal period is exhausted. 2. The traffic concurrency test fee needs to be paid before a SEPA determination can be issued. • Traffic Concurrence fee will be submitted with our package. TREE CLEARING PERMIT —L08 -065 1. This is being reviewed and incorporated into L09 -012. 2. The mitigation plan provided needs to include the stream buffer and the wetland buffer. • We have a wetland and stream buffer plan • How many tree of significance were removed from the stream buffer, NON? FYI • This area has been under utilized for many years we would like to clean it up by removing debris (tires, plastic, garbage, steel), remove ivy and blackberry, add a path, and a few shrubs to the creek buffer. The soil in this area is mostly clay and the tree canopy is conducive to very few plants. This is the principle reason ivy and blackberry does well. 3. The mitigation plan needs to show the trees removed and the tree replacement schedule on a table per TMC 18.54.130 3b as detailed on page 2 of a letter to Todd Smith from the City of Tukwila. • This request is unacceptable and unrealistic. The trees are one I am proposing adding more than the 16 trees requested by the Citv that should be sufficient. • Let talk and clarify your concerns. 4. Additionally, in the Adolphson Conceptual Mitigation Plan, page 3 states that as compensation for reducing the buffer to 25 feet, "the remaining wetland and stream buffer areas between the development and the wetland and between the wetland and the stream will be enhanced. In addition, the onsite wetland area will be enhanced to compensate for minor impacts from the pedestrian bridge and pathway located in the buffer and wetland areas." • So, what is your point? The basis for enhancement as per the wetland code is removing invasive species. We have said we would do this. The soil near the creek is mostly clay not conducive to planting much of anything. Level 1 Downstream Analysis 1. Page 2 states that the area is not located in a Landslide Hazard Area. The City has Class 2 areas mapped on about 50 %of the site. Clarify the Blueline report and discuss if there are any resultant changes in the report. • Blueline's comment, see revised Downstream Analysis. 3. Page 3 states that Wetland A is labeled on the Existing Conditions Exhibit (sheet 1.1). It is not. On the Existing Conditions Exhibit, 2 wetlands are shown but one has been determined to not be a wetland. • Blueline's comment, see revised Downstream Analysis. 4. Page 3 states that Sub -basin C is "comprised of undisturbed forest with heavy underbrush" and will "remain undisturbed in the developed condition." Neither of these statements is correct. Page 4 continues with this assertion. Discuss. • Blueline's comment, see revised Downstream Analysis. P.6 INFILTRATION EVALUATION COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON GGNI Project No. G -2742 Prepared for Mr. Todd Smith Cooke Riverside Properties, LLC c/o Mr. Chandler Stever Chandler Stever Architect 1715- 223`dPINE Sammamish, WA 98074 August 11, 2009 Prepared By GEO Group Northwest, Inc. 13240 N.E. 20th Street, Suite 10 Bellevue, WA 98005 Phone: (425)649 -8757 Op 0 1N3WdO13A30 Al!Nf1WWO3 6002 • G AI33 1d • Group Northwest, Inc. Geotechnical Engineers, Geologists & Environmental Scientists August 11, 2009 Mr. Todd Smith Cooke Riverside Properties, LLC c/o Mr. Chandler Stever Chandler Stever Architect 1715 - 223`d Pl NE Sammamish, WA 98074 Subject: Infiltration Evaluation Cooke Creek Meadows 13325 Macdam Road South Tukwila, WA Ref: GGNW Project No. G -2742 Report titled, "Geotechnical Engineering Study, Cooke Creek Meadows, Proposed 'Cottage House Development, 13325 MacAcam Road South, Tukwila, Washington," dated July 17, 2008, by GEO Group Northwest, Inc. Dear Mr. Smith and Mr. Stever: Soil samples were collected from three hand auger borings to estimate the soil infiltration rate in the areas of the proposed rain gardens and proposed expanded wetland. The location of the hand auger borings are illustrated on the Site Plan, Plate 1. One soil sample from each boring was analyzed for grain size distribution by ASTM Test Method D422, and included hydrometer analysis for silt and clay percentages. Two of the samples analyzed were collected from the proposed wetland expansion area and one sample from the rain - garden area (near proposed rain - garden #5). Soil infiltration rates were estimated based on the Unified Soil Classification System (USCS) method and the United States Department of Agriculture (USDA) textural method, in accordance with the Department of Ecology manual (1). Washington State Department of Ecology, 2005 Stormwater Management Manual for Western Washinston: Volume III -- H drologic Analysis and Flow Control DesignBMPs, February 2005, Publication No. 05- 10 -31, Chapter 3.3.6. 13240 NE 20th Street, Suite 10 • Bellevue, Washington 98005 Phone 425/649 -8757 • Fax 425/649 -8758 • • August 11, 2009 Cooke Creek Meadows Soil Infiltration Evaluation G -2742 Page 2 WETLAND EXPANSION AREA Soils analyzed from the wetland expansion area were collected from a depth of 3 feet to 3.5 feet below the existing ground surface, just below the bottom of the proposed cut to create additional wetland detention. Boring HA -A was located about 13 feet south of the proposed weir and Boring HA -B was located about 50 feet south of the proposed weir, approximately as indicated on the Site Plan, Plate 1 of Illustrations. Soil Classification The following are the USCS and USDA soil classifications for the wetland soils, based on the Particle Size Distribution Reports, Plates B1 & B2 in Appendix B and Plates C2 & C4 in Appendix C: USCS Soil Classification: Clayey SILT with some sand and a trace of fine gravel USCS (D10): HA -A = 0.0015 mm; HA -B = 0.0097 mm USDA Textural Classification: Silt Loam Estimated Design Infiltration Rate The fine grained Clayey Silt / Silt Loam in the wetland expansion area, at a depth of 3 to 3.5 feet, is not permeable and has no design hydraulic capacity based on both the USCS and USDA methods for estimating infiltration rates. Under the USCS method, an infiltration rate is not available for soils with a D10 of less than 0.05 mm (soil particle size at the 10 percent passing point on the grain size analysis curve) and the wetland soil has a D10 of 0.0097 mm or less. With the USDA method, Silt Loam is not considered to have infiltration capability. Considerations Water entering the wetland area currently flows northerly following an existing ditch line. Based on the soil analysis the water is sheet flowing on top of the relatively impermeable soils with minimal infiltration. We understand the proposed site development will include increasing the wetland capacity to retain water during storm events. By excavating and creating a depression, water will pond and can then be released at a controlled rate with a weir system. The existing GEO Group Northwest, Inc. August 11, 2009 Cooke Creek Meadows Soil Infiltration Evaluation G -2742 Page 3 wetland soils at 3 to 3.5 feet should not be considered capable of absorbing and storing water. If an increase in the hydraulic capacity of the wetland soils is needed, it may be possible to amend the existing soil by adding sand. The sand content of the existing soil ranges from 13 to 24 percent, based on the two soil samples analyzed and based on the USDA textural classification system. At a minimum the sand content should be increased to 60 percent which would change the soil classification to a Sandy Loam which has some capacity to infiltrate. Increasing the sand content would require removal of a portion of the site soil and replacement with imported sand that is tilled into the soil. Alternatively, the site soil could be removed and replaced with an appropriate imported sand mixture designed to achieve the hydraulic capacity and infiltration rate engineering requirements. RAIN GARDEN AREA The soil analyzed for rain garden evaluation was collected at a depth of 2 feet to 2.5 feet below the existing ground surface in the area where rain garden #5 is proposed. For the purpose of this evaluation the soil sample is considered to be generally representative of the on -site soil. Soil Classification The following are the USCS and USDA soil classifications for the soil sample analyzed near Rain Garden #5 and are based on the Particle Size Distribution Reports, Plates B3 in Appendix B and Plates C5 in Appendix C: USCS Soil Classification: Silty SAND with gravel, some clay, and occasional cobbles. The sand is predominately fine grained. USCS (D10): 0.0062 mm USDA Textural Classification: Sandy Loam Estimated Design Infiltration Rate The rain garden soil evaluated has a estimated long -term design infiltration rate of 0.25 inches per hour (estimated short term infiltration rate of 1 -inch per hour with a correction factor of 4), based on the soils Sandy Loam USDA textural classification (Table 3.7, Page 3 -76 of the Ecology Manual). Under the USCS method, the D10 of the soil is less than 0.05 mm and an GEO Group Northwest, Inc. August 11, 2009 Cooke Creek Meadows Soil Infiltration .Evaluation G -2742 Page 4 estimated design infiltration rate is not available. Considerations Soil Variability: Based on the grading plan some rain gardens will be built up with fill soil. Some of the fill may be generated during excavation to construct the building structures. Based on the project geotechnical engineering study, most of the site soils were logged in the field as consisting of silt with variable amounts of sand and gravel. It is rec , mended_thatAsoil_to bey placed as San the rai garden_areas.be evaluated at the time of excavation if infiltration is y soils should be segregated at the time of excavation, stockpiled separate y;and analyzed for grain size distribution to determine the sand/silt/clay percentages in order to determine if the soil will infiltrate. Till: The site is underlain by relatively impermeable glacial till soils. Water infiltrating into the ground will ultimately sheet flow down - gradient on top of the underlying till. Building foundations and basement walls should be protected from potential intrusion of water seepage. The use of waterproofing, installation of drain mats on the exterior of basement walls, and installation of footing drains around foundation perimeters, is recommended as discussed in the Basement wall Drainage and Drainage Sections of the referenced project geotechnical engineering study. Long -Term System Viability: The design of the rain garden system should include measures to mitigate clogging of the fine grained soils in order to maintain the long -term operational viability of the system. The measures should include wrapping drain rock in infiltration trenches and footing drains with geotextile filter fabric, such as Mirafi 140N or equal, as well as the screening and filtering inlet water into the infiltration trenches. Infiltration Laterals: Lateral infiltration drains may be incorporated into the design of the rain gardens to increase the infiltration capability of the system and provide water to planting areas. The laterals can be designed as an infiltration trench, in general accordance with the Infiltration Trench Detail, Plate 2 of Illustrations. Trenches should be constructed level to maximize infiltration and designed to prevent or collect overflow. GEO Group Northwest, Inc. • • August 11, 2009 Cooke Creek Meadows Soil Infiltration Evaluation G -2742 Page 5 Please call if you have any questions. Sincerely, GEO GROUP NOR _ WEST, INC. zalLa Wade Lassey Engineering Geologist William Chang, P. E. Principal Attachments: Illustrations: Plate 1 - Plate 2 - Site Plan Infiltration Trench Detail Appendix A: Hand Auger Boring Logs Plate Al - Plate A2 - Plate A3 - Plate A4 - USCS Legend Boring Log HA -A Boring Log HA -B Boring Log HA -C Appendix B: USCS Grain Size Distribution Plates B1 - Boring HA -A, Soil Sample at 3 - 3.5 feet Plates B2 - Boring HA -B, Soil Sample at 3 - 3.5 feet Plates B3 - Boring HA -C, Soil Sample at 2 - 2.5 feet Appendix C: USDA Grain Size Distribution Plate C1 - USDA Textural Triangle Plate C2 - Boring HA -A, Soil Sample at 3 - 3.5 feet Plate C3 - Boring HA -B, Soil Sample at 3 - 3.5 feet Plate C4 - Boring HA -C, Soil Sample at 2 - 2.5 feet GEO Group Northwest, Inc. • • ILLUSTRATIONS GEO Group Northwest, Inc. LEGEND HAND AUGER BORING NUMBER AND APPROXIMATE LOCATION HA -A NE 7:'4, SEC 7 5, TWP Z3 N , l7GE 4E. W.M. !d -- - 1 ft" / �_ / I l./THAR% STANDARD CONSTRUCTION NOTES ,o 3.05.0 5.4004004 54, 6i_ , !, ,,.„ [4. u5n,14.4a.5 22,7. -,< 066Lref .1.464. 170 .4M.r 1-010 SvM 5754 007-100 • 51601 IMAM. 9'018'. 0356440045 .4t..01O9urt 7 Ar NI .1113 ur 55. WORE B... 79.07 95 . 00 .85. M 47051.a.ECm... A9.937 A TAMic .,,3 "�.�.m <0 ..:45.7118..' 4v A090. f, [,,1114 ;4.007.0 5 ,.; r.f .01 70 nff .0047 co. .. 4 : .' 4f*o use 5.4. 100505( 6.66,141660.6 /ATV Pe e0.11. Or .445 t .17.009 90 mcMV�S7* 4V 0.[.� 0 .v WA. C.CIA 1 Y7 .5i 7. Or .,.656.1 65.570',0. 5.5[ 090 MI.. MAY 3 010907 00.1 6 /R00 7.170 .5/7005 509 .919129 1/9107.9CI 1.0 FOR 0.01.1C MRCS AMPowil 91 d R.9.7. .DIAYLSw.0MM y,w.0r- MAL F90.70. awuse see. Or LOBO. LMO 0553 mEdR� M • 4Vµ ]4.0 [.SE.SawW' 7.10 4o Mtn 70A 1 ILI 040..r NIS0251 .s7405 4.7.1760.0 0007-05- .9.04; . .4t .4.. 204040 Bw[ R BO M.o. 090 000 S.EOnc.563.7 017 704755 N REDUCED SCALE I" _ -10' o 20 O` a . �ppyyaa Ipppp� ;7-LWrMr 4.d A 1 Dt. BLDG 0 lD w. ∎1055 u BLDG 3 4145.1., 575 • BLDG AT= 0C15506 66 166.4006. 600R. MO 0..34705/ 45 11.97901.00.0. MC .717e A. 9.0 0106.00+13 TAII620 06 T4e 601,7661 00.6 600S 56All WI, WPM 900100.70 '3 0.19777 Brut .a fa ,M C.N. lad M 60.1660.16.160 Ir A [ 00CC.5 s h5. 640070 a r 001197 70 mrti:.. runs 70 I ... wA o R l e .00 9(I,sruwi AT. .. ,0.,s 0 .0.0 010.1, 0.05 [.55 1 515C wr0:111 .°z[ [[.'e,. r.46 05 ., o..4.x..+<' .i'6 0r.,..u. .40006000 051xr P.if 61[10 Ass .a..":°i".wr[ nr[ .1110 370...0 99 M 0..7 _ SEW. r 0•0909 0.03 MAO.. 700071.1 ,re 00...,05 --46,06, 6647.061.4 C.116. MT, r 60666:g[0606.0 V . 6060.66 [Se 647604664. 50600, Val ■6666 Tre0r0 6.6646 arr 5445 1111, 004.1 <.3 Y�i E6,56 R3, . i .».�.m 24, A ( a 667.6. , 9.40_ [ [uA +5.4f°n.ACC "roMM .0044 .0 .70 7 A. 6 9 N . 101 101 . 0 r„]. «,u eSC , 4.540,6 ALL MAK. C054504 .65,5.174.1.1 CP05.1.0 9.100007 5505.04.5" "BA:o .S , n CO n v r, 4.“ c�e w 'O 0054.40.1.5• ,rwxrBtL rw..405 JO 504165. 07x3 .090 ▪ ANDI ITA7 1 MID. 90790. ES 000.E 71009.7 .0 .71.907 WAD., 70 CIST06660 NrCA5 0.5 101 NEW. • .900 Fat -07 .1. 3 097.9 .001071 Ri meli C6I� S i(s V ,M1 1 YOYf 70700'' [n w[ .AMU r] .451 .556.4- .0 or 0.79. v170 u0[..R • 442 0G' 4. 55 d` M. l4c •'475.0',070 Y5..a n[ A4 6..,.0 5 .E75[,f. 5.55.5 .wr v,i;0 .. v • 44, 5046, 6 .4040 66 0B.4 Mr6 NE0 ii7 w .75.,.54066.,44 65 6 Y.n]sa :5s000... 5514 J,w.n45f x'70°` ,.0 ...u+[: oB 04. 44.124. 90.117 •-0-17 ELL0 0.00 0Alf DM. 0401. 81.7 00091.0 u-,., 4MM 8. 0.9 0,...6, IOW .f0....r r..� 3>m ..d 6,66 SITE PLAN PL ATE 1 550 1!-- 717; f �Q< ,-7,95465 BAY MACADAM ROAD S tag BLUE. 5A.o`]m vas . c5101 1 m ® K PROAT :'MDBS c f /0001 0507 J. ,f. 5/a/lIs INFILTRATION TRENCH CAP SOIL • L7n'R •• y try Y�'�"Y= l_N 4 -INCH PERFORATED PVC RIGID DRAIN PIPE CEOTEXTILE FILTER )1 FABRIC, MIRAFI 140N, OR EQUAL WASHED GRAVEL NOTES: WIDTH 2 -FEET 1 ■ NOT TO SCALE DEPTH 2 -FEET The trench should be lined with geotextile filter fabric, such as Mirafi 140N, and filled with washed rock. The top foot ( + / -) should be capped with top soil. A 4 -inch perforated rigid PVC drain should be laid in the rock. 12" The trench should be level to prevent overflow. An outlet tight -line pipe could be installed to capture overflow and return excess water to system. GEO Group Northwest, Inc. Geotechnical Engineers, Geologists, B Environmental Scientists INFILTRATION TRENCH DETAIL COOKE CREEK MEADOWS SCALE NONE DATE 8/1 1 /09 MADE WJL CHKD WC JOB NO. G -2742 PLATE 2 • • APPENDIX A HAND AUGER BORING LOGS GEO Group Northwest, Inc. LEGEND OF SOIL CLASSIFICATION AND PENETRATION TEST UNIFIED SOIL CLASSIFICATION SYSTEM (USCS) MAJOR DIVISION GROUP SYMBOL GRAVELS COARSE- (More Than Half GRAINED SOILS �� Grains Larger Than No. 4 CLEAN GRAVELS (little or no fines) TYPICAL DESCRIPTION LABORATORY CLASSIFICATION CRITERIA GW I WELL GRADED GRAVELS, GRAVEL-SAND Cu = (060 / 010) greater than 4 MIXTURE, LITTLE OR NO FINES DbIL =NMINE Cc = (D302) I (010 D60) between 1 and 3 —(-- PERCENTAGES OF POORLY GRADED GRAVELS, AND GRAVEL-SAND GRAVEL AND SAND MIXTURES LIME OR NO FINES FROM GRAIN SIZE DISTRIBUTION GP Sieve) DIRTY GRAVELS SANDS (with some fines) GM SILTY GRAVELS, GRAVEL-SAND-SILT MIXTURES GC CLAYEY GRAVELS, GRAVEL - SAND -CLAY MIXTURES CLEAN SANDS (Mom Than Half More Than Halt by Coarse Grains (little or no Weight larger I Smaller Than No. fines) Than No. 200 4 Sieve) Sieve ( DIRTY SANDS (with some fines) SILTS liquid Limit (Below A -Line on < 50% Plasticity Chart, FINE-GRAINED I Negligible Liquid Limit SOILS Organic) > 50% MH SP SM SC ML CLAYS Liquid Limit (Above A -Line an < 30% Plasticity Chart, Negligible Organic) More Than Hatt byf Weight Larger I Liquid Limit Than No. 200 'ORGANIC SILTS & < 50% I CLAYS i (Below A -Line on 1 Plasticity Chart) Liquid Limit > 50% CL 1 WELL GRADED SANDS, GRAVELLY SANDS, LITTLE OR NO FINES CURVE NOT MEETING ABOVE REQUIREMENTS ATTERBERG UMITS BELOW "A" LINE. CONTENT 1 OF FINES or P.I. LESS THAN 4 EXCEEDS 12%I ATTERBERG UMITS ABOVE COARSE GRAINED "A" LINE SOILS ARE CLASSIFIED AS FOLLOWS: POORLY GRADED SANDS, GRAVELLY SANDS, < 5% Fine Grained: LITTLE OR NO FINES — — SILTY SANDS, SAND-SILT MIXTURES CLAYEY SANDS, SAND -CLAY MIXTURES GW, GP, SW, SP > 12% Fine Grained: 1 GM, GC, SM, SC 5 to 12% Fine Grained: use dual symbols L or P.I. MORE THAN 7 Cu = (060 1 010) greater than 6 Cc = (0307) / (010 • D60) between 1 and 3 NOT MEETING ABOVE REQUIREMENTS - - - -- ATTERBERG LIMITS BELOW "A' UNE with P.I. LESS THAN 4 CONTENT OF FINES EXCEEDS 12% INORGANIC SILTS, ROCK FLOUR, SANDY SILTS OF SLIGHT PLASTICITY -- INORGANIC SILTS. MICACEOUS OR DIATOMACEOUS, FINE SANDY OR SILTY SOIL. INORGANIC CLAYS OF LOW PLASTICITY, GRAVELLY, SANDY. OR SILTY CLAYS, CLEAN CLAYS Liquid Limit CH >50% Sieve HIGHLY ORGANIC SOILS OL INORGANIC CLAYS OF HIGH PLASTICITY. FAT CLAYS ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY OH ORGANIC CLAYS OF HIGH PLASTICITY Pt PEAT AND OTHER HIGHLY ORGANIC SOILS 60 ATTERBERG UMITS ABOVE "A" LINE with P.I. MORE THAN 7 i I 1 1 50 J-• X 40 W }30-t L F.5 t 5 20 .1- a 104 -- PLASTICITY CHART FOR SOIL PASSING NO. 40 SIEVE 7 4 0 / I A -Line CH or OH CL or CL I � i MHorCH 1 I i OL • ML 0 10 20 30 40 50 60 70 80 90 100 110 LIQUID LIMIT ( %) FRACTION SOIL PARTICLE SIZE U.S. STANDARD SIEVE Passing Retained Size Sieve —_— — _........ 1 (mm) GENERAL GUIDANCE OF SOIL ENGINEERING PROPERTIES FROM STANDARD PENETRATION TEST (SPT) SANDY SOILS Sieve SILT / CLAY #200 0.075 SAND FINE MEDIUM COARSE Size (mm) #40 #10 #4 0.425 2.00 4.75 #200 #40 #10 0.075 0.425 2.00 GRAVEL FINE COARSE COBBLES _BOULDERS ROCK FRAGMENTS ROCK 19 78 #4 4.75 19 76 mm to 203 mm Blow Relative Counts Density N % 0 -4 0.15 4.10 15 -35 10 -30 35 -65 30 - 50 85 - 85 >50 85 -100 Friction Angle •, degree Description 28 -30 28 -35 35 -42 38.48 Very Loose Loose Medium Dense Dense Very Dense SILTY & CLAYEY SOILS Blow Counts N <2 2.4 4 -8 8 -15 15 -30 >30 Unconfined Strength Descnption qu, tst < 0.25 Very soft 0.25 - 0.50 0.50 - 1.00 1.00. 2.00 2.00 - 4.00 > 4.00 Soft Medium Stiff Stiff Very Stiff Hard >203mm >76mm >0.78 cubic meter in volume GEO Group Northwest, Inc. Geotechnlcal Engineers, Geologists. & Environmental Scientists 13240 NE 20th Street, Suite 12 Bellevue, WA 98005 Phone (425) 649.8757 Fax (425) 849 -8758 PLATE Al HAND AUGER BORING NO. HA -A LOGGED BY WJL EXCAVATION DATE 8/3/09 GROUND ELEV. 51 feet (±) DEPTH ft. USCS SOIL DESCRIPTION Sample No. Moisture % COMMENTS – 2 – 3 4 5 _ 6 7 – ML ML SILT with fine sand, brown, some brick, loose, dry ,_ . Clayey SILT, some fine to medium sand, mottled gray, hard, trace gravel, dry to damp 'S5 22.0 Probed 0" from surface to bottom of boring - hard. Total Depth = 3.5 feet No Water Seepage Encountered HAND AUGER BORING NO. HA -B LOGGED BY WJL EXCAVATION DATE 8/3/09 GROUND ELEV. XXX feet (±) DEPTH ft. USCS SOIL DESCRIPTION Sample No. Moisture % COMMENTS 1 2 – 3 — ML — — — Ml. Fine Sandy SILT, trace gravel, dark brown, very stiff to Clayey SILT, some medium to fine sand, mottled gray, tract gravel, hard, damp S3 ' S4 22.7 Probed 1/4" at surface to 1.5 ft. - hard Probed 0' from 1.5 ft. to3.5ft.- hard. 4 _ 5 — 6 7 Total Depth = 3.5 feet No Water Seepage HAND AUGER BORING LOGS PRO PROPOSED COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON GEO Group Northwest, Inc. Geotechnical Engineers, Geologists, & Environmental Scientists JOB NO. G -2742 I DATE 8/11/09 PLATE A2 HAND AUGER BORING NO. HA -C LOGGED BY WJL EXCAVATION DATE 8/3/09 GROUND ELEV. 60 feet (±) DEPTH ft. USCS SOIL DESCRIPTION Sample No. Moisture % COMMENTS 1 - 2 - 3 4 - 5 6 7 — \- ML — — SM Fine Sandy SILT, brown, some gravel, very stiff, dry -, Silty Sand with gravel, mottled white, hard, predomently fine to medium grained sand, some clay, chunky, not cemented, dry 1 S1 ' S2 10.4 Probed 1/2" at surface - very stiff. Probed 0" from 6" to bottom of boring - hard. Total Depth = 2.5 feet No Water Seepage Encountered HAND AUGER BORING NO. LOGGED BY EXCAVATION DATE GROUND ELEV. feet ( ±) DEPTH ft. USCS SOIL DESCRIPTION Sample No. Moisture % COMMENTS HAND AUGER BORING LOGS PROPOSED COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON GEO Group Northwest, Inc. _ Geotechnical Engineers, Geologists, & Environmental Scientists JOB NO. G -2742 I DATE 8/11/09 I PLATE A3 • • APPENDIX B USCS. GRAIN SIZE DISTRIBUTION GEO Group Northwest, Inc. USCS HA —A Particle C C C N 7� . 5 Q % Size Distribution Report v G s 5 R G a 1 100 90 70 W 60 z z 50 w T. 40 30 20 D 1 i t i ' q a • i I i I ' 'H� . a ' :I I i 1 Ir 1ii I 1 I-' i t • :I1- • ti ;� 1 I I 1 r I -I . 1 1 I -I— I - -- - I -} Ii II r I 1 I 1 - -- t- i - --- ---+ I j- Z ■ 1 I j- 1 ( 4 ' i 1 i I I - �-�-- -i 1 - -t-- 1 . 1 r} I I I i 11 i I T i 1 1, i i .. -. -- I .. ----- 1 1--1- I i I T j I I jj t i li II ii.i 500 100 10 GRAIN 1 0.1 0.01 0.001 SIZE - mm % COBBLES % GRAVEL % SAND % FINES CRS. FINE CRS. MEDIUM FINE SILT CLAY 0.0 0.0 1.1 1.1 5.3 5.9 54.2 32.4 SIEVE SIZE PERCENT FINER SPEC.. PERCENT PASS? (X =NO) Material Description Gray clay like soil w/ agg Atterberq Limits 3/4 in. 3/8 in. 1/4 in. #4 #10 #40 #60 #100 #140 #1200 #270 100.0 99.1 99.0 98.9 97.8 92.5 90.6 88.0 86.6 86.6 84.2 PL= LL= PI= Coefficients D 0.0562 D 0.0145 D 0.0097 D30= 0.0046 015= 0.0020 010= 30° 15= 010= Cu- Cc= Classification USCS = AASHTO= Remarks Tested/Calculated by M.Holtz Reviewed by M.Blackwell sampled on 8/3/09, ran on 8/6/09. . (no specification provided) Sample No.: 194 Source of Sample: S -5, El 48', 3 -3.5' deep, Tp -A Date: 8/6/09 Location: Elev. /Depth: A.A.R. Testing Laboratory, Inc. Client: Geo Group N.W Project: Cooke Creek Meadows G -2742 Project No: 09 -105 Plate 194 PLATE B1 • USCS • HA —B PERCENT FINER 100 90 BO 70 BO 50 40 30 20 10 0 Particle Size Distribution Report a 0 100 10 1 GRAIN SIZE - mm 0 0.01 0.001 %COBBLES % GRAVEL % SAND % FINES CRS. FINE h _:_z_ MEDIUM FINE SILT '''�i►► i 0.0 0.0 • 1.1 5.3 13.3 54.7 23.9 #10 #40 91.9 I I #60 88.3 #100 85.4 #140 82.4 i 1 78.6 #270 73.2 [___ _ 1 i -- -11-4`1 i 1 I ■ 1 I - 1 • f i I I I . I. li ■ 0 100 10 1 GRAIN SIZE - mm 0 0.01 0.001 %COBBLES % GRAVEL % SAND % FINES CRS. FINE CRS. MEDIUM FINE SILT CLAY 0.0 0.0 1.7 1.1 5.3 13.3 54.7 23.9 SIEVE SIZE PERCENT FINER SPEC.' PERCENT PASS? (X =NO) 3/4 in. 100.0 3/8 in. 98.7 1/4 in. 98.5 #4 98.3 #10 97.2 #40 91.9 #60 88.3 #100 85.4 #140 82.4 #200 78.6 #270 73.2 (no specification provided) Sample No.: 193 Location: Material Description Gray Clay like soil w/ organics PL= D85= 0.142 D30= 0.0065 Cu= 15.48 USCS= Atterberq Limits LL= PI= Coefficients D60= 0.0232 D15= 0.0031 Cc= 1.21 Classification AASHTO= Remarks Tested /Calculated by M.Holtz Reviewed by M.Blackwell sampled on 8/3/09, ran on 8/6/09. D50= 0.0146 D10= 0.0015 Source of Sample: S -4, El 50', 3 -3.5' deep, HA -B A.A.R. Testing Laboratory, Inc. Date: 8/6/09 Elev. /Depth: Client: Geo Group N.W Project: Cooke Creek Meadows G -2742 Project No: 09 -105 Plate 193 PLATE B2 USCS HA -C PERCENT FINER 100 90 80 70 60 50 40 30 20 10 0 Particle Size Distribution Report 0 o 8 £ s5o e z 100 GRAIN SIZE - mm 0.1 0.01 0.001 %COBBLES % GRAVEL % SAND % FINES CRS. FINE CRS. MEDIUM li -} i CLAY 5.5 uk I 6.6 10.0 22.2 i t 1/4 in. 75.2 � I 72.7 - _ 66.1 #40 56.1 1. l - 1 #100 41.3 -.- #140 36.8 4200 33.9 IR 4270 31.2 I 1 ; 1 � 1 i i I' t 1 -- -1.1- ! II !, I II 1 - II I� I Ij! -a- i , 100 GRAIN SIZE - mm 0.1 0.01 0.001 %COBBLES % GRAVEL % SAND % FINES CRS. FINE CRS. MEDIUM FINE SILT CLAY 5.5 12.2 9.6 6.6 10.0 22.2 26.0 7.9 (no specification provided) Sample No.: 195 Location: Material Description Light Bm silty soil w/ agg PL= D85= 26.0 D30= 0.0481 Cu= 102.80 USCS= Atterberq Limits LL= PI= Coefficients D60= 0.641 D. 0.0095 Cc= 0.58 Classification AASHTO= Remarks Tested/Calculated by M.Holtz Reviewed by M.Blackwell sampled on 8/3/09, ran on 8/6/09. D50= 0.273 D10= 0.0062 Source of Sample: s -2, El 58', 2 -2.5' deep, HA -C Date: 8/6/09 Elev. /Depth: A.A.R. Testing Laboratory, Inc. Client: Geo Group N.W Project: Cooke Creek Meadows G -2742 Project No: 09 -105 Plate 195 PLATE B3 SIEVE SIZE PERCENT FINER SPEC.* PERCENT PASS? (X =NO) 1 1/2 in. 100.0 3/4 M. 82.3 3/8 in. 77.2 1/4 in. 75.2 #4 72.7 410 66.1 #40 56.1 460 48.7 #100 41.3 #140 36.8 4200 33.9 4270 31.2 (no specification provided) Sample No.: 195 Location: Material Description Light Bm silty soil w/ agg PL= D85= 26.0 D30= 0.0481 Cu= 102.80 USCS= Atterberq Limits LL= PI= Coefficients D60= 0.641 D. 0.0095 Cc= 0.58 Classification AASHTO= Remarks Tested/Calculated by M.Holtz Reviewed by M.Blackwell sampled on 8/3/09, ran on 8/6/09. D50= 0.273 D10= 0.0062 Source of Sample: s -2, El 58', 2 -2.5' deep, HA -C Date: 8/6/09 Elev. /Depth: A.A.R. Testing Laboratory, Inc. Client: Geo Group N.W Project: Cooke Creek Meadows G -2742 Project No: 09 -105 Plate 195 PLATE B3 • • APPENDIX C USDA GRAIN SIZE DISTRIBUTION GEO Group Northwest, Inc. Textural Triangle U.S.D.A. 100% slay 90 eo .•�. .yA,. 30 0 SO VONA Q•40 41:11 . ��_ CIaY 30 A° 'MX O...�oiin 70 20•ni . �.-. 10 N " TAW 70 20 40 4 • 50 60 Ate, Aviv...v. 80 80 1009 sand 70 60 50 40 �.� Pereeat sand Shaded area is applicable for design of infiltration BMPs 30 20 10 100% sNt Figure 3.27 USDA Textural Triangle Source: U.S. Department of Agriculture 3 -74 Volume 111— Hydrologic Analysis and Flow Control BMPs February 2005 PLATE Cl • UNITED AlIATES DEPARTMENT OF AGRICULTURE 11 GRAVE. SAND . 1 CLAY I muu nu IVCICIMI F 1 VF SILT USSTANDARD 100 4020 640 660 4100 62006271) .002mm 0 80 70 0 2 60 (.7) •2 w 0 CC w 40 .a. 20 10 ' III i' I :; ■ , • 1 ' -1 — . II LI I , ; 1 i I I 1 1 ■ . . , - . ■ . . • . I I i ! I .. - -.. ---LI I i Lri._ _ • I 4 _ i ! i : Li ' • 4.:— I ' .. i ; 1 . • I ' , • I : : , ' • ! 4 , ! ; II I , : I • , ,i,4 • 4 : , : • I • 1 i , I' i I I I I I : I • I ! : I _..1.•.,....:_44____;_...;___— ; : ,;;., :, • ' • • ' I • ; ., • . I : , ! ; 1 I ' .4_. I • ; , 11 " !! 1 ; ' • ' ' , • • • : ' •• • ;1. ; I • • 17 • 1. 71 • : : ; ! : . . — .- 11 . , T F. 1 11 I I . ' : • i; - - _. ; • • ■ 1 • ! ' ; • • . j ! • i 1 i!ill li I!! i • ; ' • • • ; I I • • I ' ! : , • ' ' ' . 1 , j : : 1 ! till-" -• I • ' ' ! • • I : ' -- --E's"-Ht- • : ! ' ' ''", : , t! : • '; --1 ! — '' III ; I .1: ; ''-1 T.: ! • i, I ; • • 1, • • l''i'' ' • .! ' : i 1 , ' : : ' • : , ! , 1---! i : • .' ±- Lil : ! 1 i ii , : ' 1 11 ' I- 1 ; ii • ! ! • •-1. L I. ,-- •-f":•• I-- - ' I : 1 75 1 i 152 -6 38 19 9.5 4.75 2.0 850 425 250 150 45 2 MILLIMETRES 7- MICRONS I i I 1 1 1000 100 10 1 0 , 0.1 .01 .001 .0001 UNITED STATED DEPARTMENT OF AGRICULTURE TEXTURAL TRIANGLE SUMMARY • SAMPLE DESCRIPTIONS SAMPLE LOCATION: HA-A at 3 - 3.5 ft Dio = mm SAND= 13.8 % 030 = mm SILT= 71.2 % DATE SAMPLED : 8/3/09 Do= mm CLAY . 15.0 % BUILDING PERMIT NO.: Du = MITI DC ■6. mm OTHERS: THIS SOIL IS CLASSIFIED AS HYDROLOGIC SOIL GROUP IT IS TYPICALLY DESCRIBED AS —...... GRAIN SIZE DISTRIBUTION GEO Group Northwest, Inc. Geotadmical Engineers, Geologists, & Environmental Scientists COOKE CREEK MEADOWS JOB No. G-2742 TESTED DATE 8/10/09 PLATE C2 ,...... UNITED ATES DEPARTMENT OF AGRICULTURE (USDA) PERCENT PASSING GRAVE_ COARSE FINE LVC(CM F 1 I VF SILT CLAY USSTANCIARD 100 , • 90 80 70 60 50 40 30 20 10 !I T d PO 42c) mso ! ; I I #60 W1O 4200 s:470 .002m rn I • I I ' I 41: ; ; ! ' ! I . „ •i!••1 1 - I ! I I : ;. !I ; j ! • : • . . _._...L... • ; ! ! I ! • i : . ; . • : Ijr ; , „ ; ! ; ! !! 1.: ;!■ • ; 11t I ! • I ! ; • ! I i4 i I !!! I ! i52 76 38 19 95 4.75 MILLIMETRES 1000 100 10 • i : ; .;! • • . . . 1 • ; • I I : ; ! 2.0 850 425 250 150 75 45 2 MICRONS 1.0 0.1 .01 ; .001 .0001 UNITED STATED DEPARTMENT OF AGRICULTURE TEXTURAL TRIANGLE SUMMARY DIO = mm D30 = mm Dso = mm = mm Du = mm SAND = 24.6 SILT= 63.9 % CLAY = 11.5 THIS SOIL IS CLASSIFIED AS HYDROLOGIC SOIL GROUP IT IS TYPICALLY DESCRIBED AS SAMPLE DESCRIPTIONS SAMPLE LOCATION: HA-B at 3 - 3.5 ft DATE SAMPLED : 8/3/09 BUILDING PERMIT NO.: OTHERS: GEO Group Northwest, Inc. Geotechnical Engineers, Geologists, & Environmental Scientists GRAIN SIZE DISTRIBUTION COOKE CREEK MEADOWS JOB No. G-2742 TF-STECI CHKD DATE 8/10/09 PLATE C3 • UNITED STATES DEPARTMENT OF AGRICULTURE (USDA) PERCENT PASSING GRAVE. SAND COARSE FIRE VC ICIMI F VF SILT cLAY USSTANDARD SIEVE4IES: - 6' 4" 3' 2" '..h" r' " — 4 100 10 1.0 0.1 .01 .001 0001 UNITED STATED DEPARTMENT OF AGRICULTURE TEXTURAL TRIANGLE' SUMMARY 010 .-- mm SAND = 52.7 % Cho = mm SILT= 42.2 % 060 = mm C.AY = 5.1 % Du= mm Oe = mm THIS SOIL IS CLASSIFIED AS HYDROLOGIC SOIL GROUP IT IS TYPICALLY DESCRIBED AS SAMPLE DESCRIPTIONS SAMPLE LOCATION: HA-C at 2 - 2.5 ft DATE SAMPLE) : 8/3/09 BUILDING PERMIT NO.: OTHERS: GEO Group Northwest, Inc. Geoisamical Engineers, Geologists, & Environmental Scientists GRAIN SIZE DISTRIBUTION COOKE CREEK MEADOWS JOB No. G-2742 TEST DATE 8/3/09 I PLATE C4 „ , , ..... ..• .VV.1111111 l• II ; I ; ,!II , , 1 ■ II, III i ! 90 ' : , . 1 ,, IT '' 1 H ! 1 N11111 ii i I ; III; ; ''• ' '. _,_,_; I HI I ,r' • : ; 1111 , 11111 1J ' ' ! ', ,;;;!:i I ,• .... :11i. i : , !I, : , , , • i.... ' ' 1,..,, i ilii II i • ■ i . , , • i . , i ; , ; . 1,::: BO 70 , ; ; ; 1 '. 1. I : : 9. • j 1 , . J I 1. I ' • .. I . I: I I. ':'111 ■ '. I ; i I I ; I ■ . I, I: ::, ' i I I ' 30 j H1 1 ! 1, ': ' ---: --I. - -:• : I , I : ! ; , . . ; , 1 - "------7I "---1I ---• --• , • . !i -11 --• ' 1 : ' : : - 4' ■:;: 1 : 1 L; : , , -1 i .: . 1 ' ; : 1i' "I . ; : 1 i : ; : : • . : : : 11. 1 1 1 : : .. i 0 1 llilI i 1 1 1 ' I . . - : . 1:T.. 1 •. ', : : : I . 1 i . : ; , , i • . • SO —.: ii - -i---: --• i • ' r , .. -,--- I , ---1,-H- ! : . 1 , 1 , ! I • i . , ; i 1: I; ' ' : i , - i ' 1 • 1 iiiH !' •” „ . 1 i • -1"--- . ■ . ; ,, ,0 ; , . I : ; : . .; ; : ; i i ; . ' '-:- -.- - —i - : 1 ; i ; . - :: 1 • 1 :i- !:- --4 ; , 1 • I • - --i— fi,-1. • t • : , :: : , 1-i--; ---7. •-- : :, , : ---l.: 1 : . . ; 1 • • .7__ 1_ E : • i ; . • 1 ,...::: I 1 I' : I 7 7---T--7----- : I I . 1 • + ' i ,; 111 ' 1 _,.. __._,.....,_ _ ....., _ _:_, _.., __, , I, 4 • i : 1 • it , .. 11 '.. I 1, . I , . .. . . . 1;1, i '; I • . :: : : • , , . 152 76 38 19 95 4.75 2.0 850 425 250 150 75 45 2 MILLIMETRES T- MICRONS ! 1 100 10 1.0 0.1 .01 .001 0001 UNITED STATED DEPARTMENT OF AGRICULTURE TEXTURAL TRIANGLE' SUMMARY 010 .-- mm SAND = 52.7 % Cho = mm SILT= 42.2 % 060 = mm C.AY = 5.1 % Du= mm Oe = mm THIS SOIL IS CLASSIFIED AS HYDROLOGIC SOIL GROUP IT IS TYPICALLY DESCRIBED AS SAMPLE DESCRIPTIONS SAMPLE LOCATION: HA-C at 2 - 2.5 ft DATE SAMPLE) : 8/3/09 BUILDING PERMIT NO.: OTHERS: GEO Group Northwest, Inc. Geoisamical Engineers, Geologists, & Environmental Scientists GRAIN SIZE DISTRIBUTION COOKE CREEK MEADOWS JOB No. G-2742 TEST DATE 8/3/09 I PLATE C4 RECEIVED SEP 22 2009 DEVELOPMENT Cooke Creek Meadows City of Tukwila, Washington Level 1 Downstream Analysis Prepared for Cooke Riverside Properties, LLC PO Box 97193 Tacoma, WA 98497 Original Date: March 30, 2009 Revision Date: September 21, 2009 Blueline Job No. 08 -068 Prepared by: Ben T. Rutkowski, PE Reviewed by: Ken M. Lauzen, PE BL U E L 1 N E 25 L.M`40 DEVELOPMENT CONSULTING CENTRAL WAY SI Alt 400 KIRKLAND WA 98033 • TEL 425-216-4051 FAX 425 - 216.4052 • THEBLUELINEGROI IP.COM • Cooke Creek Meadows City of Tukwila, Washington Level 1 Downstream Analysis Prepared for Cooke Riverside Properties, LLC PO Box 97193 Tacoma, WA 98497 Original Date: March 30, 2009 Revision Date: September 21, 2009 Blueline Job No. 08 -068 Prepared by: Ben T. Rutkowski, PE Reviewed by Ken M. Lauzen, PE BL U E L 1 N E 25 LAND CENTRAL WAY SUITE 400 KIRKLAND WA 98033 • TEL 425 -216 -4051 FAX 425 - 216 -4052 ■ THEBLUELINEGROUP.COM • • Cooke Creek Meadows Level 1 Downstream Analysis Table of Contents Task 1: Study Area Definition and Maps 1 Task 2: Resource Review 2 Task 3: Field Inspection 3 Onsite Basin 3 Upstream Basin 3 Task 4: Drainage System Description 4 Sub -Basin A 4 Sub -Basin B 4 Task 5: Mitigation of Existing or Potential Problems 6 Appendix • Downstream Photos • Existing Conditions Exhibit • Developed Conditions Exhibit • Downstream Drainage Exhibit • Geotechnical Engineering Study dated July 17, 2008 and prepared by GEO Group Northwest, Inc. • King County iMAP - Sensitive Areas Legend • Letter addressed to Jim Morrow dated September 15, 2008 describing the flooding problems on the NorMed site. Also included is the City of Tukwila's response. • King County Districts and Development Conditions Report Job # 08 -068 Cooke Greek Meadows Level 1 Downstream Analysis Task 1: Study Area Definition and Maps The project is comprised of two parcels (7340600982 and 7340600983) which total approximately 1.13 acres. The project is located at 13325 MacAdam Road S, Tukwila, Washington. More generally, the site is located in Section 15, Township 23 N, Range 4 E, W.M. Please see the vicinity map below. Vicinity Map Not to Scale In the existing condition, there is a single - family residence along with various outbuildings. Access to the site is from MacAdam Road S. A site visit was conducted on Thursday, January 8, 2009 to determine the existing site conditions as well as the upstream and downstream drainage basins. Detailed descriptions of the existing site conditions are provided in Task 3 of this report. Detailed descriptions of the downstream drainage basin are provided in Task 4 of this report. In the proposed conditions all onsite structures will be removed. Nine single - family cottage units along with associated infrastructure will be constructed. Please see the Developed Conditions Exhibit included in the Appendix. Job # 08 -068 3 Page 1 • • Cooke Greek Meadows Level 1 Downstream Analysis Task 2: Resource Review The best available resource information was reviewed for existing or potential problems. The following is a summary of the findings from the information used in preparing this report (see the Appendix for exhibits). • The Geotechnical Engineering Study prepared by GEO Group Northwest, Inc. states: According to the area geologic map, the project site soils are mapped as Younger Gravel (Qyg), consisting chiefly of sand and pebble gravel. However, the site soils encountered consisted of topsoil, silt, glacial till, and glacially consolidated silt. Younger gravel was not encountered. • There is a wetland located on the western portion of the site. Please see the Cooke Property Revised Wetland Delineation Report included in the Appendix. • The site is located in the Duwamish River drainage basin. • The site does not contain any streams. However, the western boundary of the property abuts Southgate Creek. • According to the King County Districts and Development Conditions Report for parcels 7340600982 and 7340600983 (included in the Appendix): o The site is not located within a 100 -year floodplain. o The site is not located in an Erosion Hazard Area. o The site is not located in a Landslide Hazard Area. However, City of Tukwila staff has indicated that Class 2 areas are mapped on portions of the site. o The site is not located in a Seismic Hazard Area. o The site is not located in a Coal Mine Hazard Area. • There are no known relevant drainage complaints on record with King County. However, City of Tukwila staff has identified a downstream flooding problem at the NorMed site. A detailed description of the flooding problem is included in Task 5 of this report. Job # 08 -068 Page 2 • • Cooke Greek Meadows Level 1 Downstream Analysis Task 3: Field Inspection A site visit was conducted on Thursday, January 8, 2009 on a clear and sunny day. There had been heavy rainfall the previous two days. Please reference the Existing Conditions Exhibit included in the Appendix for the Onsite and Upstream Basin descriptions. ONSITE BASIN The project site consists of two parcels (7340600982 and 7340600983) totaling approximately 1.13 acres. The site is split up into three drainage sub - basins. Sub -basin A is located near the eastern boundary of the site and is approximately 0.27 acres. The existing single - family residence is located almost entirely within sub -basin A. The ground cover is comprised of lawn, gravel driveway, trees, shrubs and blackberry vines. The existing topography generally slopes from southwest to northeast with grades ranging from 1 % -20 %. Onsite runoff from this sub -basin sheet flows to MacAdam Road S located along the eastern boundary of the site. Sub -basin B totals approximately 0.74 acres. The ground cover is comprised of lawn /pasture, gravel driveway, trees, shrubs, and blackberry vines. A wetland is also located within sub - basin B and is labeled as Wetland A on the Existing Conditions Exhibit. Runoff from within Sub -Basin B sheet flows to the onsite wetland. The existing topography generally slopes toward the wetland with slopes ranging from 2 % -25 %. Wetland A extends offsite to the north and conveys the runoff onto the adjacent property. Sub -basin C totals approximately 0.13 acres. The ground cover is comprised of forest and pasture. This sub -basin is completely within the Southgate Creek buffer. All runoff from sub - basin C sheet flows west toward Southgate Creek. In the developed condition, there will be no additional impervious area added within sub -basin C. The proposed development will not increase the amount of stormwater runoff to this basin; therefore the immediate downstream drainage course from sub -basin C is not investigated in this report. UPSTREAM BASIN Approximately 0.41 acres of offsite area along the southern boundary are tributary to the site. See the Existing Conditions Exhibit located in the Appendix of this report. Of this area, approximately 0.19 acres are tributary to Sub -Basin A and 0.22 acres are tributary to Sub - Basin B. The ground cover of this area is similar to that of Sub - Basin's A and B. Job # 08 -068 3 Page 3 • • Cooke Greek Meadows Level 1 Downstream Analysis Task 4: Drainage System Description The downstream drainage path was determined for Sub - Basins A and B. The downstream drainage paths for Sub - Basins A and B converge at approximately the 1/4 mile downstream point from the site. Since Sub -Basin C is entirely within the Southgate Creek buffer, this area will remain unchanged and there will be no additional runoff directed toward this sub -basin in the developed condition. Therefore the downstream drainage path of this sub -basin has not been investigated in this report. Please refer to the Downstream Photos included in the Appendix of this report. SUB -BASIN A Onsite runoff from Sub -Basin A sheet flows west to MacAdam Road S. The runoff then flows north along the west -side shoulder of MacAdam Road S (labeled "A ", Figure DS -01) where it eventually enters a catch basin (B) north of the property. The runoff is then conveyed north along MacAdam Road S in a closed conveyance system. The conveyance system then crossed MacAdam Road S to the east, then north down a steep embankment (C) where it outfalls to a roadside ditch (D) along the south side of S 133rd Street. The runoff then flows east along S 133rd Street, passing through a 24" driveway culvert (E) to where it is collected by an open grate catch basin (F). The runoff is then conveyed north under S 133rd Street via a closed conveyance system that outfalls on the north side of S 133rd Street (G). The runoff then flows northwest in an open drainage feature to the approximate 1/4 mile downstream point (H). There was no evidence of erosion or overtopping along the downstream drainage path to the 1/4 mile downstream point. The downstream conveyance system appeared to have adequate capacity at the time of investigation. It should also be noted that the site visit and downstream investigation was conducted after days of heavy rainfall which produced flooding in many of the nearby rivers. SUB -BASIN B Onsite runoff from Sub -Basin B sheet flows to Wetland A, located onsite. At the time of the site investigation, there was a defined drainage channel flowing from south to north through Wetland A (I). The drainage channel continues north across the adjacent properties to S Job # 08 -068 Page 4 • • Cooke Creek Meadows Level 1 Downstream Analysis 133rd Street. Once the flow reaches S 133rd Street, it is conveyed via culvert to a catch basin located in the flowline along the south side of S 133rd Street (J). The closed conveyance system crosses to the north side of S 133rd Street and outfalls to a defined drainage feature (K). This drainage feature continues north through private property to where it joins the downstream drainage path for Sub -Basin A (H), 1/4 mile downstream from the site. There was no evidence of erosion or overtopping along the downstream drainage path to the 1/4 mile downstream point. The downstream conveyance system appeared to have adequate capacity at the time of investigation. It should also be noted that the site visit and downstream investigation was conducted after days of heavy rainfall which produced flooding in many of the nearby rivers. Job # 08 -068 Page 5 • • Cooke Greek Meadows Level 1 Downstream Analysis Task 5: Mitigation of Existing or Potential Problems There are no known downstream problems or drainage complaints located within the 1/4 mile downstream drainage path of the site. There was also no evidence of erosion or inadequate capacity along the 1/4 mile downstream drainage course. The downstream conveyance system appears to have adequate capacity to convey the site runoff in the developed conditions. The temporary erosion and sedimentation control plan will be designed to reduce the discharge of sediment -laden runoff from the site. The plan is comprised of temporary measures (rock entrance, filter fence, straw mulch, etc.) as well as permanent measures (hydroseeding and landscaping). All TESC facilities will be periodically inspected and maintained as necessary during construction to minimize impacts to the downstream system. City of Tukwila staff has identified a downstream flooding problem on the NorMed site. During periods of high rainfall, the onsite stream overtops and floods the NorMed site. This stream is part of the downstream drainage path for the site, but it is past the 1/4-mile downstream point. It has been determined by the City of Tukwila that proper maintenance by the NorMed property owner should alleviate the current flooding issues. A copy of the letter written to the City of Tukwila detailing the flooding issue as well as the City's response has been included in the Appendix of this report. Job # 08 -068 Page 6 • • Cooke Greek Meadows Level 1 Downstream Analysis Appendix Job # 08 -068 Page 7 Cooke Creek Meadows Level 1 Downstream Analysis Downstream Photos Onsite photo looking from the high -point of Sub -Basin A/B toward MacAdam Road S. Frontage along MacAdam Road S, looking north. Job # 08 -068 Page 8 • Cooke Creek Meadows Level 1 Downstream Analysis • r, ----,../..,,,,,,„:„.„ . Al. t1";,...wifYINM' ____ Discharge to open ditch along S 133rd Street (D). Open drainage course along the south side of S 133rd Street. Job # 08 -068 Page 9 • • Cooke Greek Meadows Level 1 Downstream Analysis Open grate catch basin along S 133rd Street (F). Onsite Wetland A, looking north onto adjacent property. Job # 08 -068 Page 10 Sep 21. 2000 - 1: 42pm - User bN &owsMl E. \Projects \08069 \0wp \EMDIN \Lewd 1 Downstream \0806EV1.Cwp I1••• OLR1 • I y�y. _�_._-_ tti Mil'. ° +`;!�.'_._�y... �:.0 EXISTING CONDITIONS EXHIBIT I I BUB -BASIN C , ) / Q /t /n I ♦ F \ Z 1 WE AND A I i i/!i`i /'�, /,'„ $ � �. %�A O- M i i 43RD AVE 8 • C v IT, JOB NUMBER: 08 -068 SCALE AS NOTED COOKE CREEK MEADOWS EXISTING CONDITIONS EXHIBIT LEVEL 1 DOWNSTREAM ANALYSIS © 2008 THE BLUELINE GROUP BLUELINE PROJECT MANAGER KEN M. LAUZEN, PE DESIGNED BY BEN T. RUTKOWSKI, PE ORAWN BY BEN T. RUTKOWSKI, PE OATS 9/21/09 I1••• OLR1 Mar 29, 2009 - 11: JSom - User MILO a E \Propcb \98058\0w2 \EM9 /b \LmM 1 0oma6nom \08 -05 MO 40TH AVE S u 0 ij SCALE 1' =150' PROJECT MANAGER KEN M. LAUZEN, PE DESIGNED BY BEN RUTKOWSKI, PE DRAWN BY VAN HUGHES DATE MARCH 25 2009 DOWNSTREAM DRAINAGE EXHIBIT CREEKSIDE COTTAGES LEVEL 1 DOWNSTREAM ANALYSIS © 2008 THE BLUELINE GROUP • NorMed P.O. Box 3644 Seattle, WA 98124 (206)242.8228 September 15, 2008 Jim Morrow Public Works Director City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 -2544 Dear Mr. Morrow: leceiveb SIP .Y 6 ;2008 itigtra w RKS As you may know, we are experiencing significant surface water flooding at our buildings at 4310 and 4320 South 131` Place. This problem goes back many years to the early 1980's when Phil Fraser in your engineering department noted the need to raise the storm water pipe under 131" Place directly upstream from our site. Mr. Fraser indicated at that time that the City planned to fix the pipe as soon as funds could be allocated. That was over 20 years ago. Last November, and now just last month, heavy rainfall caused a river of mud to flow over 131St Place and down our access road covering the area with mud and plugging our catch basins and storm drains as well as washing out a section of our landscaping. Over the decades I have contacted various people in Public Works including Phil Frazer, John Howat, and now recently, Pat Broden. I've also explained the problem to a number of other people in the City including Ryan Larsen. While your department has helped with some mud removal, I've born the bulk of the expense to clean up the paved areas, clean out the catch basins and repair the landscaping. I would appreciate your thoughts on how to address this situation before the fall/winter downpours. Sincerely, Lawrence M. Shaw President LMS:mrt w:/ceoaa/tukwilaflocding.doc ?itAs2AA) Immediate Care Medical Supplies • • City of Tukwila Jim Haggerton, Mayor Department of Public Works James E Morrow, P.E., Director January 15, 2009 Mr. Lawrence Shaw, President NorMed PO Box 3644 Seattle, WA 98124 Subject: NorMed Site Flooding Dear Mr. Shaw: 1 apologize for my tardiness in providing you a written response. lam aware, however, that my Staff has had several conversations with you.wherein we shared the City's position regarding the cause of the problem; and the City's plans and schedule for some upstream improvements underway as part of the Tukwila International Blvd. improvement project. This letter is intended to confirm those discussions and to propose actions that you can take to correct the situation on your property. Following the heavy rains of August 2008, City crews investigated your drainage concerns — surface water overtops the drainage ditch along S. 131s` Street and enters the driveway to your property where at times sedimentation is deposited on your driveway and parking lot. Based upon those in -field inspections it has been determined that the overtopping of the ditch is the result of downstream sedimentation that when allowed to build up reduces the flow capacity of the pipe and structure under S. 13151 Street. The build up of sedimentation occurs on the NorMed property (see attached photos). It appears that the wide and low gradient stream channel that crosses your property allows sedimentation to occur on your property. This results in the stream channel being at a higher grade than the upstream portion. To overcome this difference in height, the upstream section of the stream must now build up sufficient hydraulic head to force itself downstream. Compounding the problem during heavy rain events is the lack of sufficient freeboard in the ditch to allow for the storage of backed up water and additional flows. This condition has resulted in the drainage ditch overflowing its bank and running through your site. Sediment deposition is a natural process that occurs in flat stream channels when water slows down. As the sediments accumulate in the stream channel, the streambed continues to rise until a new lower channel is found. This new path appears to closely correspond to the historic location of the stream that existed prior to the development of your property. To correct the downstream sedimentation issue that exists on your property, the City recommends that you develop a maintenance program to remove excess sediments from the stream channel on your site. The City has already developed such a program and received permission from the Department of Fish and Wildlife (WDFW) to remove sediments from the public ditch along S. P;UimNorMed Flooding2.doe 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -433 -0179 • Fax: 206. 431 -3665 • 1315` Street. The work must be approved and advanced notification given to WDFW. Upon approval, your maintenance work can be accomplished during a "fish window" that occurs during the summer months. Work within your site may also require- a Corps of Engineers permit because any disruption of the wetland during sediment removal will require restoration. Before proceeding with the development of the maintenance plan and any maintenance activities, it is recommended that your wetland biologist evaluate the performance of the wetland hydrology in order to ascertain the impacts, if any, created by the removal of the sedimentation buildup. The sedimentation problem may also have adverse impacts to the constructed wetland, causing it to not function as designed. The biologist's advice may help in developing a plan to remove the excessive sediments from the stream channel. s Although unrelated to your problem, the City has an upcoming roadway and storm drainage construction project along Tukwila International Blvd (see attached plan sheets) that may provide tangential improvements to your property. This project includes a new storm water bypass pipe that is intended to reduce peak flows to Southgate Creek and pipe them directly to the Duwamish River. A reduction of Southgate Creek peak flows will reduce erosion within the upper stream channels and may reduce the frequency for future downstream sediment removal on your property. The project may also reduce some of the peak flows that are overtopping the roadway. Without sedimentation removal within your site, the creek bed will continue to rise leading to further reductions in down stream conveyance and further flooding of your site. The proper maintenance of a stream channel that exists on private property is the responsibility of the property owner. In addition, your new building was constructed within an area of the site that had an extensive history of stream overflows and today apparently exists within the historic location of the stream channel. It appears that during the design and construction of your new building, sufficient attention 'was not given to the sedimentation problem, its impact upon the wetland, and the known flooding issues within your site. Be that as it may, your creation of a routine maintenance plan should help alleviate the problem. Again, thank you for you patience. If you have any questions on this issue, please call me at (433)431-0179. Sincerely, &small.. a Jim Morrow, P.E. Director, Public Works RDL:sb Attachment: Photos cc: Pat Brodin John Nowat Sandra Whiting -2- • La King County • King County Districts and Development Conditions for parcel 7340600982 Parcel number 7340600982 Address 13325 MACADAM RD 6 Jurisdiction Tukwila Zipcode 98168 Kroll Map page 324 Thomas Guide page 655 Drainage Basin Waterahed MIA PLSS Duwamish River Latitude Longitude Duwamish - Green River puwamieh -Green (9) NE•16 .23 •4 47.48391 .422.28042 8 Electoral Districts Volino district King County Council district TUK 11.1166 Fire district does not apply District 8, Dow Constantine Water district King County Water District 125 Sewer district Valley View Sewer District 7 Water & Sewer district does not apply Parks & Recreation district does not apply Hospital district does not apply Rural library district Rural King County Library System District Court electoral district Southwest Tribal Lands? No (200) 296.1008 Congressional district Legislative district School district Tukwila #406 Seattle school board district does not apply (not In Seattle) CI King County planning and critical area4 designations )Cina County zoning P- Suffix conditions Comprehensive Plan NA, check with Jurisdiction None does not apply Urban Growth Area Urban Unincorporated Area Council does not apply Comrmtnity Plannina Area Highline Coal mine hazards? None mapped Erosion hazards? None mapped Landslide hazards? _ None mapped Seismic hazards? None mapped Water service planning area Roads MPS zone Transportation Concurrencv Management Forest Production district? Agricultural Production district? Rural clearing limits aooly? Critical aauifer recharge area? 100 -year flood plain? Wetlands at this parcel? does not apply 193 does not apply No No No None mapped None mapped None mapped This report was generated on 1/1312009 2:02:34 PM Contact us at giscenterlakinncounlv.aov. ® 2008 King County • La King County King County Districts and Development Conditions for parcel 7340600983 Parcel number 7340600983 Address Not Available Jurisdiction Tukwila Zipcode 98168 Kroll Map page 324 Thomas Guide page 655 Drainage Basin Duwamish River Watershed puwamish • Green River 11HIS puwamish -Green (91 PLSS NW•15.23 -4 Latitude Longitude 47.48387 - 122.28138 Electoral Districts Voting district TUK 11.1166 }Gina County Council district District 8, pow Constantine (206) 290 -1008 Congressional district 7 Legislative district 11 School district Tukwila #40fi Seattle school board district does not apply (not In Seattle) District Court electoral district Southwest Fire district does not apply Water district King County Water District 126 Sewer district Valley View Sewer District Water & Sewer district does not apply Parks & Recreation district does not apply Hospital dlstrlct Rural library district Tribal Lands? does not apply Rural King County Library System No 8 King County planning and critical areas designations )(Ina County zoning P -Suffix conditions Comprehensive Plan Urban Growth Area Unlnooroorated Area Council does not apply Community Plannina Arad Highline Coal mine hazards? None mapped Erosion hazards? None mapped Landslide hazards? None mapped Seismic hazards? None mapped NA, check with jurisdiction None does not apply Urban Watar service planning area Roads MPS zone Transoortalion Concurrency Management does not apply Forest Production district? No Agricultural Production district? No Rural clearing limits apply? does not apply 193 No Critical aauifer recharae area? 100 -year flood plain? Wetlands at this parcel? None mapped None mapped None mapped This report was generated on 1/13/2009 2:31:22 PM Contact us at aiscenterS klnacounlv.aov. ® 2008 King County NW 1/4, SEC 15, TWP Z3N, RGE 4E, W.M. CRITICAL AREA MITIGATION GRADING PLAN SCALE: 1" = 10' O 5 10 20 it BLUELINE' SCALE - AS NOTED PROJECT MANAGER: KM M LAMM PE PROJECT ENGINEER: BEM L RU7AM1'L PE DESIGNER: DDIONOI'ECABALOGI • PLOT DATE 0/21/4000 - 2 9 S bJ 0 0 0 0 2 CA ICII BASIN PROTECTION RP —RAP PR7NiN • 2009' 7HE BLUE/OE. GROUP WETLAND STORAGE VOLUME ELEVATION (F7) SURFACE ' A (mil NCRE ENTAL VOUIME .(CO . . TOTAL VOLUME (o ) 51.50 $731 1.247 57.00 1.242: 50.50 1,512 : 937 626 50.00 992 - 49.50 204. - _ • REQUIRED STORAGE' KE.LWE MR ADDITIONAL' 517E RUNOFF 655 CF. (100 .)FAR 24 HOUR STORM -EVENT AF7ET ABSORB710N BY RAIN -- GARDENS) PROVIDED STORAGE VOLUME v 1.862 1x 3 103 1.882 925 RAIN GARDEN TABLE STORAGE VOLUME ( --v` mumEnnpF Ercralipk RECEIVED' • SEP 22'.2009 I�CpO.�nwr.�U.w��r�' OE ELOPwEHr. • 7 Ce43/1 30 R4/$• • 24 RUBS EAsnRY ..6 Fir - /°J 65N' '2PRUAI • // 44L1 - 24 RoS 2 Tnf,J • /8 L. elp tJ +j ?r4• -i • 48 6514 • 32 SNMP AICERC • / 7f/G1/ -30 R3/g5 "/8 kLGpf '/o 65,41 - /6Rf5 - / 71•&j /4 Roy 3 CAS 3 /R/5 • /4 Caan/ s 33 ELEo 50 4/91ng /9' �t.A1Mok .'4 Sip 4a SCR/P " /8 •JUVG. /2 SHAMP • 22 Goa 1 •0 •354SG¢ /P 413 /3PR4X 57swe SSAS 49/R/ EW6 522 = .41#04.e414 A47N 5•/ c4• 15 . S444 oftregpopr ore a• of • AITIl i�.-, its: L.►�'i� aSA. Tar • 5 •af-YM •3ACE4C • /8 6E14 • /7Ib • /4POLYM • 3 TX/a/J • /o Rig • 3 657 • /4 AZ/E1 40 44,44 • 3A4v • 24 R/f3 // CotzA/s• - 3 *•` Pb s i1 . 15 PLANT LIST • 3 •4[/V • , /a. 4(4 • / >HU./ • 2 ACERC •/ PLAYS /a TREES Quantity Symbol Common Name SeietMe Name Size 3 PSE Peteudotaugs mmaisii - Doug/os Fir 1gallon an Min 15-1r 10 .THU2 Wester Rd Cedar .. - 71m%apllaato - 1 gallon can Imam Mm 15.18" height 11 ALN Rd AWc Alma 12 -18" height mm. - 1-galon can, or. bare root if Nov. to March • planting .. 5 . CAS - Cam, .. RAao+m prorhmrm 12- IS"height min, - . 1 gallon sou. or bare root ifNov. to March Pluming - 6 BET Paper Bitch Bank, pvpy f 1 P gm cm, 15- g . Bitter .. - Prima earogmma mm ht. 12-18" height tn., 1galon can, or bare root ifNov. m March . photon. 4 CORN Pacific Dogwood ' - Camas moaBli - 12.18" height min. I gallon caw or bare root if Nov. to March • . B FRAX. Oregon nob. Fl rho lotifolio - • phasing 12-18" height mi . - . 1 gallon caw or bare root ifNov. to March phoning 9 SHRUBS.,' - .., .. Large I amrarlamrme Common Name Sdood&& Name Mae Skunk cabbage ACERC Vine Maple • Acv d,oii,o,o,r . • 12 -Ir begin min. 1 nation mw or bare root if Nov. to March .pig 4 .. PHYS . Bank - Phlaaonpm eapirotm - • 12- 18^herght mm. 1gallon can, or • bare root if Nov. to March' planting 146 SYMP Srowbrny ' . Syuryhlo ddb= - 12-18" height min.. I gallon can, or bare toot if Nov. to March - phmng . /ZI/F3P ✓ saal 7711.4J 2'ZR/B /4 = MHQ a • 24W • 3 ALN s� 3 / ALA / COA',n/ 30 84115 • /1 5'IMP 84 12 RUBS CEAN �r7� ��.i[j,(�11 @�°' f .:.pus. _ t • - v s 15 sNAfPar �/� :•.� e�+r�irl�G ts QG if_—°1�11i . 7 AYU : {�.G' •/ �\ • ARV � .era figs¢f,t� ss5 / vi / 38 54•/MP /. °p'1ri_ 4 L7 5 / / 70WIi• • 44 c4RX. WMRI. RA. / _ 7- `W� t =' • 48' mos • ow 6 0 ) II / / iird 2 /r•Z - i 6 LGl° /B •84/64 2 iA6 • 8 Vo • 2e GO.ENS k060000 .. Ribo +megnlrammrr . 12-1-8" height mm 1 gallon caw or bare root ifNov. to March • 12- 18"ti01810 min. 1 gallon can, o .. e room d'Nov. m Mach bar p1anting Salmon berry Rabin spe ia6(g 12-1r height mm . 1 nation cony or bare mot if Nov. to March Mountain Balm Camden wlelrm • 12 -18^ height mm. . I gallon caw or bare motifNov,m March planting 146 35 25 65 . ROS Red elderberry Sawboru rerearo 12 -18" height mm 1 gallon cm, or bare root if Nov. to March Peo6uh rose• vo CORNS Pacific myeM Evergreen huckleberry Rd twig dogwood Mi.uca mlroridea Votrbron over= Corms nolonylwa 12.15" height mm. 1 gallon ®t, or tom root if Nov. to March pig 12 -1r height min. 1'ge0on caw or bare toot if Nov. to March pitmen 1 gallon can 1 gallon can • / PR4/A/ 3 . 463, s9e/es 33 .caQ 4 JUNG • /® Poi f s CRITICAL AREA MITIGATION PLAN/ PLANTING PLAN ' —0^ September 142009 . LEGEND. a8i7 14 a rV 4mor 11 44 = ra p-1Ra C r./. Atre.s7•/MSJBx fG-- 49 • SECTION AT WTE,R SURVEY FLAGGING 2' LONG — METAL FENCE POST., - ORANGE PLASTIC CONS N 1P UMq LA ON FENCING USE ZIP TIES TO ATTACH FENCING TO WIRE AND POSTS 14 6A STEEL WIRE mil) s X00000 C00000c 06 e 00000000 c -".0 41Mm 0 C 000000 MEa0O00'0CD00 mlua •m• 0000000/ gm m.0000000 0e�• �=:mE 00000001' — .11... DM 4M MIND 0 0 4� saarew X11 II x11 = :11 - 111 - 111 - 111711='•11- 11,-11- 11—II lt— °- 1i= i11= II 1 1 6' MAX I NOTE: J' FENCE WILL BE REMOVED BY OTHERS UPON COMPLETION OF BUFFER PLANTING 8- EXISTING SHRUB AND TREE PROTECTION DETAIL kik STUMPS; provide-11 sumps not les than 18" caliper, 4 with trunks at 10 to 14 foot length . - remaining and installed 3-4 feet into the grade as tree snags. LOGS; Mot vary from 8 to provide feet: 46110 snags' attached, not less then 16" caliper at the snag. Lengths to. .. EXISTING TREES; existing trees are to remain, save and protect Pmvide tree protection fence around the nee per detail. - 'EXISTING WETLAND BOUNDARIES • CREATED WETLAND BUFFER: 50 feet to the west and 25' to the east - EYDROSEED MATERIAL4 A. Plosion Control, rough grass seed areas: The area shown 00 Llooss Seeded Meadow. eadow" is meant to provide seeded grass over existing bare soil and areas where invasive ivy and. blackberries have been removed. Existing trees and shrubs within this area me m remain. • and be protected with a temporary protection fence per detail The meadow will not be mowed - 10% Colonial Bentgrass: Highland or Astoria, 98% purity with a minimum 95% germination 40% Rd Peace= Rahn, Rainier or Pmnlawn, 39.2% purity with a minimum 90% germination 40% Perennial Rye, Lolium,392% purity with aminimum 90% germination 10% Dutch White Clover, pre - inoculated, 98% purity, with a minimum of 90% germination ' B. Mulch: For seeded areas: 1500 to 2000 ponds per acre. For seeded areas apply at 1500. per mate C. Tacidfrer. 40 pounds per acre. D. Water, Etrame Au adequate supply of water. Furnish all necessary hoses, equipment, attachments,' and accessories for adequate watering of lawn areas. RECE!V r' •SEP 2 N[i:- - . DEVEIOPCL :,.i 'Common Name - Scientific Name SIee - 167 . M H I. Se1a1 Gewithierin shd/wr 1 146 Oregon Grape Mahmoe repeal*' gallon eon • 1 gallon cu 115 POLYM Sward Tem Pollardara miner=, 1 44 1 � ArtWw ova root gallon am — I W L Wolr gallon can 1 and ear am . WETLAND EMERGENfS' .;. CAR 243 22' SUNC ' Sprigs at 12" ac 1i sp. 335 SCRIP Daggerleafddnvh - SoBStem bah46 h a0 ,1, Serum /ambo Sprigs at 12" oe m sp. Sprigs 12" 578- . SPRG S mamas at ac tri sp Sprig a 12" 9 BOY Large I amrarlamrme ac o so Sprigs ar 12^ -I8^ 20 LYS �on Skunk cabbage LpkMlm ee ad gs Conminers at 15-24^ oc . 9 R1NCE .. .... Sprigs at 12 ^ -18" oe of 12 IRIS Oregon G gs m Cgs 82 ELEO Common spike rush E or at 12 Sprigs at l2" -IB" 8" 16 • PETA- Pelmam calnfoot Perresifocerpo cc" cc of sp Sprigs ex 12"- 18"totrisp 44 - ' CARX Slender weMd __ T' 0�° . IP -1rcc .. 15 ARU Gwnbead Arnim dbkar 4m tri ap Sprigs at l2" -18".ca tri ap LEGEND. a8i7 14 a rV 4mor 11 44 = ra p-1Ra C r./. Atre.s7•/MSJBx fG-- 49 • SECTION AT WTE,R SURVEY FLAGGING 2' LONG — METAL FENCE POST., - ORANGE PLASTIC CONS N 1P UMq LA ON FENCING USE ZIP TIES TO ATTACH FENCING TO WIRE AND POSTS 14 6A STEEL WIRE mil) s X00000 C00000c 06 e 00000000 c -".0 41Mm 0 C 000000 MEa0O00'0CD00 mlua •m• 0000000/ gm m.0000000 0e�• �=:mE 00000001' — .11... DM 4M MIND 0 0 4� saarew X11 II x11 = :11 - 111 - 111 - 111711='•11- 11,-11- 11—II lt— °- 1i= i11= II 1 1 6' MAX I NOTE: J' FENCE WILL BE REMOVED BY OTHERS UPON COMPLETION OF BUFFER PLANTING 8- EXISTING SHRUB AND TREE PROTECTION DETAIL kik STUMPS; provide-11 sumps not les than 18" caliper, 4 with trunks at 10 to 14 foot length . - remaining and installed 3-4 feet into the grade as tree snags. LOGS; Mot vary from 8 to provide feet: 46110 snags' attached, not less then 16" caliper at the snag. Lengths to. .. EXISTING TREES; existing trees are to remain, save and protect Pmvide tree protection fence around the nee per detail. - 'EXISTING WETLAND BOUNDARIES • CREATED WETLAND BUFFER: 50 feet to the west and 25' to the east - EYDROSEED MATERIAL4 A. Plosion Control, rough grass seed areas: The area shown 00 Llooss Seeded Meadow. eadow" is meant to provide seeded grass over existing bare soil and areas where invasive ivy and. blackberries have been removed. Existing trees and shrubs within this area me m remain. • and be protected with a temporary protection fence per detail The meadow will not be mowed - 10% Colonial Bentgrass: Highland or Astoria, 98% purity with a minimum 95% germination 40% Rd Peace= Rahn, Rainier or Pmnlawn, 39.2% purity with a minimum 90% germination 40% Perennial Rye, Lolium,392% purity with aminimum 90% germination 10% Dutch White Clover, pre - inoculated, 98% purity, with a minimum of 90% germination ' B. Mulch: For seeded areas: 1500 to 2000 ponds per acre. For seeded areas apply at 1500. per mate C. Tacidfrer. 40 pounds per acre. D. Water, Etrame Au adequate supply of water. Furnish all necessary hoses, equipment, attachments,' and accessories for adequate watering of lawn areas. RECE!V r' •SEP 2 N[i:- - . DEVEIOPCL :,.i "' � 11±. E �ti N u "' _ b yFN 115r � c C $ •g�� g �, C >r �rreC�a N r : W Ivti 9 W ti G g o' ° g u4f dv x R� Rj PRA �� , g C.Ct_g g EN E ee E i q :5� !f., of E i!e f[ l8 m! f i 4 1!'111 atill. i R't lj!i . Ig .1 El i ... ' . i z �� !t' . d S. o I t11!!i' 8 [ 1 Jfl 11111 I I I ; f iiiI{ii!!hiIUt1ii! i jIa1tj ,g C 0 3 ff ; °G s !ttiJIh! ! W two I if! ill a1° 1g 9 tai III S R. i ! i rntt i j11fU!jjj i ile i i bHji1 IIiItI!t JI! ijJ • i l gill' W NM '- firP• T P P P P ■ o 5 p I.. ` V 4i z e e _ G' 11 u P ° ii Iw g� H Y 1." Q.lo. I.. Q iL B �. B {y. Iw L 4 V N g am. . 8 B I s ° ,v G :� �E' g� w $� > - 115 b , 10 �� L'° g ' IT ii i . M i i i E .i aW•i li ; F� i Ile ipli llg j(� �� .. g� �� .� is � �. �. � � R �� li, � � � >z gp. � �� "� a � � �pQ � �:� �� "� @� °�g` � � ��' � g &A� i S s O $ 5 gg i i g °z Z P I g zd I� I H B i l ° I : 11 , 3 9 R`° ^ g se 11 k J �! � � �' ' R � f 6 � g� p � t g �S � B �g � .� sE� . iS �S � � R � B �° �� : �E � E gee � S & i ifgg S n g g l.g E IB. j .[$,Iio i� ; i 3.E t spt o? VWg, l� � IFir l i la B ; . �g s � � � � s 4111 � 3 €lid i.1i .1.8 811E t1..1 f P`. lei E& 1t 1 1 L w• itsii. rhEMll; al V- 41gr ewl i i s 1 1 E R gg sE a 12 4 411 i . d . i l 1 lB ! Ii!IIt 1 1UiiI'11 . 111111! E5 4 4,o . !j![if' a Q gg sIII I I. I hi g t� g g itt PI t il t pi t 4 �g ! I B 1 t 'wig !lot 1 1 rill 8 1 °F,' si I lir JU i.' JIiiEiIIIflUI IIUJj il ' 1 5 1 , If ' t iii1 ;$ !I. I 1; i kg. lik . li F P Eri 1, le 1 jj Q. X li� �. �j'S � � 89 �. �j p^ e ® �, � I ill Off .. � � 1�y � bz� �: �. g i �; '" P.� ig Fl g k g.. Eg K 5G 5 p G p �J 3 e ■ i Pgi a 4. I I 1 g 1 g isS 7 /b'130 JNl1NV7d 3. CRITICAL AREA MI TIGA TION PLAN MITIGATION NOTES COOKE CREEK MEADOWS ,. , , 7„,.., 1111 6 111' ° r r g i�.i. 1 l 1 � a 1!! 3 8IeIBI 1111 ei 11 1Cr h .8 l li 1 If F 1 .i. 1 i i g. i I i 1111.g: .I : II Ifil gi .11 Qp s R i..1 .. i I s 1-1 ! I J i s gl' i. • 3 i11 1 „ p, , . B :: 14 il Is 1..... , 0 i i 1' 1 'IV /I I" IR " i I 11 il li ' .11 III tr ,i- I.! g. I g u .fr it, it i I IT E. g V. 1 1 is U f II € I P g is MEMORANDUM www.ci.tulovila.wa.us Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Stacy MacGregor, Assistant Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: June 30, 2009 SUBJECT: Cooke Creek Meadows (Cottages) 13325 Macadam Rd. South TL nos. 734060 -0982 / 734060 -0983 Review Comments All as part of the future Public Works permit, Macadam Rd. South adjacent to the proposed development; shall include a five (5) foot sidewalk, a four (4) foot planter strip, curb and gutter, and sixteen (16) feet of (new and existing) asphalt pavement. (Applicant has already provided a conceptual half - street section for review by the City.) Civil plans shall be designed by a Washington State Licensed Engineer and include transitions with the existing road to the North and South of the site. The design shall also show the entire street width section; including existing and/or proposed roadway centerline(s), right -of -way centerline, existing and/or proposed fog line(s), existing edge of pavement, and existing guardrail. The design shall include any required street signage, and additional street lighting — as applicable. See enclosed roadway plan and street sections for information only. Page 1 of 1 3z\c)\ S4Ra/T raASS B ASPHALT I' C57C Y CRAWL BASE 2.5' MINI UM 2X 59. T 4/1 743!1;11 III.. MACADAM ROAD S Q e' wa ow: abd Awviraic a: i KAMM aunt Q f. LIM ebn! Awiiar ms a. *- 0'a. Ima m., vm a wn-R Q r Rea asi: tagx 5, i• - audio i m oy tv met( SIDEWALK , SECTION.-A. • Stacy MacGregor CoIt�lcA From: Sent: To: Subject: Cooke Riverside <cookecottages @q.com> Wednesday, June 17, 2009 12:15 PM Stacy MacGregor RE: Technical Comments 1. From what you said I believe this is correct. 2. Storage space OK 3. Bay OK 4. OK 5. Don't you mean decks and porches are excluded whether roofed or not. Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253- 691 -8191 Cookecottaaes @q.com www.cottagesnw.com From: Stacy MacGregor [mailto:smacgregor @ci.tukwila.wa.us] Sent: Wednesday, June 17, 2009 9:10 AM To: Cooke Riverside Subject: RE: Technical Comments Todd, The code that I will follow for calculating your floor area gives exceptions to floor area for: 1. "Spaces with a ceiling height of 6 feet or less measured to the exterior walls, such as in a second floor area under the slope of the roof." If your ceiling height is above 6 feet, it counts regardless of if a washer /dryer or cabinets are on the floor. In your example, the entire utility room (8'x8' or 6'x6') would count towards your floor area allowance unless the ceiling height it less than 6'. In regards to your closet, if the ceiling height is above 6 feet it counts. 2. "Unheated storage space located under the main floor of a cottage." The space under the main floor of the cottages, if it is garage or storage space needs to be shown on the plan. If it is storage space and unheated, it doesn't count. 1 • 3. "Architectural projections, such as bay windows, fireplaces, or utility closets not greater than 18 inches in depth and 6 feet in width." This provision does not have a ceiling height limit. Its intent is to encourage modulation in the exterior elevation. 4. "Detached garages and carports." 5. "Attached roofed porches." Deck are included; roofed or unroofed doesn't matter. I don't get what excluding the stairway from floor area has to do with the tromb wall? If the tromb wall was not there, the stairway would still exist. The footprint of the tromb wall could be excluded but I don't follow the reasoning for excluding the stairwell. Stacy Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor ci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 »> "Cooke Riverside" <cookecottages @q.com> 06/16/2009 5:42 PM »> Concerning calculating floor area. We have had discussions about Bay windows where you described the head height needs to be 6 feet within the bay window area to be excluded. I find it confusing because any window with the surrounding area having a head height of 6' would be excluded. Why distinguish Bay Windows. As I read the ordinance there is an incentive to install Bay Windows(more expensive than windows) because the area within the Bay would not be included as floor space whether or not the head height is 6'. Other issue came up: if we have a utility closet (8'x8'or 6'x6') for washer, dryer, and floor to ceiling cabinets for storage(1.5'x4') or a pantry style layout. Possibly everything other than W/D would have some type of cabinet. The area above the W/D 4'to 7' would have cabinets how is this calculated? Do we count the floor area with a ceiling height above 6'? Do we count the floor area with or without W /D? I know I am parsing words but this utility room could actually have 4'x4' or 3'x3' usable floor space depending on how it is calculated. Similar scenario: Closets with a head height of 6' can I exclude them? Example, area 3'dx6'wx6'h, above the closet are several built in drawers. Thus the 6' height guideline would lead me to believe this type of closet is excluded from floor area calculation. Scenario unheated storage: Unheated Storage Space below the main floor as described in the ordinance. All the houses with garages have unheated storage space 200sf -300sf under the main floor connected via a stairway. The Garage is separated from this area by an insulated wall with door to access resident's garage. I believe I have correctly not included this floor space. Secondly, the houses w/o garages have basements, I am proposing 300sf -400sf of unheated space that is earthen berm (eastern portion of the building) will have the same insulated wall as the garages separating the living area shouldn't this be excluded from floor area as unheated storage space? Last issue, Energy Feature: Earlier in our discussions your department had suggested innovative energy features would be rewarded by reduced floor space calculation. The Tromb wall is a significant and innovative energy feature. It not only has thermal properties to reduce heating and cooling requirement but also promotes passive ventilation. Allowing the house the remain in balance. This structure will be an expensive component and ground breaking with a successful design installation. We would appreciate your consideration of the stairway around the Tromb wall to be reduced or excluded from floor area calculation. 2 1 Please give us some guidance on these issues. Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 - 691 -8191 Cookecottages @q.com www.cottagesnw.com From: Stacy MacGregor [ mailto :smacgregor @ci.tukwila.wa.us] Sent: Tuesday, June 16, 2009 3:14 PM To: Cooke Riverside Subject: RE: Technical Comments . Board of Architectural Review a.k.a. Planning Commission. They are the quasi - judicial body that will preside over your public hearing for design review and make the final decision to approve, deny, or approve with conditions your project. »> "Cooke Riverside" <cookecottages @q.com> 06/16/2009 3:06 PM »> What is BAR? Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 -691 -8191 Cookecottages q.com www.cottagesnw.com From: Stacy MacGregor [mailto :smacgregor @ci.tukwila.wa.us] Sent: Tuesday, June 16, 2009 2:01 PM To: Cooke Riverside Subject: RE: Technical Comments Yep. Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila 3 SMacGregor@ci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 »> "Cooke Riverside" <cookecottages @q.com> 06/16/2009 1:52 PM »> Traffic concurrency FEE, how much, $1200? Todd Smith, CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 -691 -8191 Cookecottages@q.com www.cottagesnw.com From: Stacy MacGregor [ma ilto:smacgregor @ci.tukwila.wa.us] Sent: Tuesday, June 16, 2009 11:32 AM To: Chandler Stever; Todd Smith Subject: Technical Comments Todd and Chandler, Attached are the first round of technical comments. They are rather lengthy but there were a lot of pages to review. There is a fair amount of redundancy but I commented on each sheet rather than generally. Todd -- please don't infer that my many comments reflect a lack of enthusiasm for your project on my part. I think it is a great project and I look forward to seeing it built. Typically, this round of comments is followed by a face -to -face meeting. Let me know if you want to schedule something after you review everything. Stacy Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor@ci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 4 June 16, 2009 • City of Tukwila (JJG fo9 Jim Haggerton, Mayor Department of Community Development TECHNICAL COMMENTS Sent via email to ChandlerStever @comcast.net and CookeCottages @q.com; no hard copy to follow. Chandler Stever 1715 223rd Place NE Sammamish, WA 98074 Todd Smith PO Box 97193 Tacoma, WA 98497 Jack Pace, Director Subject: Cooke Cottages: L09 -013 Public Hearing Design Review, L09 -012 Special Permission Buffer Reduction, E09- 001 SEPA Environmental Review Dear Mr.'s Stever and Cooke: The City has completed its review of the above permit applications. The application was submitted on March 31, 2009, routed to City departments for review, and deemed complete on April 24, 2009 for the purpose of meeting state - mandated time requirements. The project was reviewed by the City departments. What follows are their comments. Please address their corrections on the submitted plan set or in a written response as applicable: Building Department Reviewed by Dave Larsen, 206 - 431 -3678 1. Building Department has no comments at this time. Fire Department: Reviewed by Al Metzler, 206 -575 -4407 1. The Fire Department has granted approval for you to install, in lieu of a turn- around, sprinklers in the houses beyond 150ft from a hydrant. In addition you will install a fire hydrant along Macadam near the main water line in the right of way. Thus, houses #4, 5, 6, 7, 8 & 9 will have sprinkler systems and a fire hydrant will be installed along Macadam across from the NE corner of the property. Add a note to the plan set. 2. Provide a minimum 20 ft inside turning radii at the entrance from Macadam Road. 3. Maximum grade is not to exceed 15 %. 4. Provide a minimum 12 ft deep and 4 ft wide level area beneath required 2 "d story bedroom rescue windows for ground ladder access. Public Works Department: Reviewed by Dave McPherson, 206 - 431 -2448 The following bulletins are available online at http: / /www.ci.tukwila .wa.us /pubwks /cablist.html Pavement Mitigation and Transportation Impact Fees Bulletin -A3 Storm Water Easement and Maintenance Agreement- Sample Resolution 1627: Public Works Fee Schedule SM H:\L09 -013 Cooke Cottages \Tech Comments1.doc Page 1 of 11 06/16/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206- 431 -3665 MISCELLANEOUS PUBLIC WORKS COMMENTS 1. Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement. Agreement will be recorded at King County, after the Mayor signs the document. 2. Owner /Applicant shall complete a Traffic Concurrency Certificate Application. The estimated Traffic Concurrency Test Fee is $1,200.00, based on nine (9) residential units — see attached application. 3. Any street infrastructure within Public Right -of -Way is to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms as applicable, for the Owner(s) signature. 4. Civil site plans shall be designed per City Of Tukwila standards, details, and specifications. 5. Provide note on site plan — "Project to comply with Geotechnical Engineering Report, by GEO Group Northwest, Inc., dated July 17, 2008 and subsequent geotechnical reports." 6. Rockeries and/or retaining walls over 4 feet high and/or surcharged will require a separate Building Permit. 7. Transportation Impact Fee applies to the future Building Permit(s). See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3. 8. An infrastructure design and construction standard manual, is available at the Public Works Department and on the City Web Site. Public Works requires the following to be constructed / installed and inspected; prior to recording of Short Plat / Subdivision. 1. Install / construct half- street along / within Macadam Rd. South to include; street paving portion, curb /cutter /sidewalk, storm drainage, driveways, streetscape, signage, and possible street light as part of the City of Tukwila Public Works Permit. 2. All stream crossings require written hydraulic project approval from the Washington Department of Fish and Wildlife (WDFW). The Applicant shall design and install all stream crossing elements to withstand all loading, erosion impacts, hydraulic forces, and to remain water tight and free from changes in alignment or grade. 3. Install power vault with conduit only (no wire required) as part of the City of Tukwila Public Works Permit. 4. Gas (PSE) will make tap with stubs to lots only (meters installed under future Building / Mechanical Permits. (PSE under Franchise Agreement) 5. Seattle City Light under Franchise Agreement. Install power /phone /cable within joint trench. 6. The applicant shall apply for a Public Works (PW) type `C' permit for approval. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement; for work within the Public Right -of -Way. 7. All utilities including power are required to be underground, per City of Tukwila ordinance. DESIGN REVIEW — L09 -013 1. Design Review meets Public Works requirements. SEPA REVIEW — E09 -001 1. SEPA meets Public Works requirements. 2. Verify that you no longer intend to run a new sewer line from the west through the wetland. SPECIAL PERMISSION REVIEW — L09 -012 1. SP meets Public Works requirements. Public Works Department Also Reviewed by Ryan Larson, Storm Water Engineer 206 - 431 -4256 Page 4 of the Geotechnical Engineering Study states that: "The use of permeable pavement is not recommended due to the poor infiltration characteristics of the site soil." This project proposes the use of permeable pavement and uses a 50% imperious area credit since pervious pavement is proposed. The proponent proposes to mitigate for this increase in flow by increasing the volume of the wetland. SM H:\L09 -013 Cooke Cottages \Tech Comments1.doc Page 2 of 11 06/16/2009 • A discussion should be provided that justifies the use of this 50% reduction and the conflict with the Geotechnical Study. Will soil amendments be used below the pervious pavements to increase the infiltration rates? Will a potential for groundwater exfiltration be possible? Does the wetland volume need to be further increased to allow for the poor soil conditions? Planning Department: Reviewed by Stacy MacGregor, 206 - 433 -7166 MISCELLANEOUS PLANNING COMMENTS 1. A neighborhood association is required. Provide the basic content of any restrictive covenants. Depending on the timing of the covenants, the City may require the following to be recorded on the face of the plat. They will need to include but are not limited to: a) Provisions to assure permanence and maintenance of common open space through the association. i. You may want to include the sensitive areas mitigation monitoring in this. b) A covenant restricting any increases in unit size after initial construction. c) The garages shall be reserved for the parking of vehicles. d) The homeowner's association will be responsible for the maintenance or correction of any latent defects or deficiencies to the buffer enhancement and mitigation. 2. The project is subject to park and fire impact fees applied to the future building permits. 3. Provide a description of sequencing for the development with consideration given to the seasonal impacts to wetland planting and the City's requirement to put in infrastructure and final short plat approval prior to applying for building permit. The City can help you determining the time various permits take. The SEPA decision needs to be issued first and the appeal period exhausted before any other permit can be issued. 4. Conditions of approval for a cottage project includes keeping Designs Northwest Architects as part of the project team and involved during the design and construction of the project site and individual units. Provide a statement from Designs Northwest detailing their role and verifying that this condition is met. 5. On all sheets that map the wetland, it is based on the Adolfson delineation. However, Adolfson stopped the delineation at the 2007 property line before the property added the north half of South 134th Street. The plans need to reflect the wetland across the length of the property including the south 20' of the property. 6. The sidewalk and landscape strip need to be shown on the plans. 7. Talk to Allied Waste about the trash collection in terms of size and location of facilities. Caren Crowley, Customer Service Manager, Allied Waste Services, 206.652.8850 Office. I see 4 trash sites; where will homes #1 and 5 deposit their trash? 8. Any increase in the wetland ( "swale ") boundaries may not extend a buffer further on to adjacent properties. The City will not approve impacts to the buffer width outside your property lines. 9. The City's Walk and Roll Plan proposes bike lanes on Macadam Road and a multipurpose path running north south through the Southgate Creek Stream Buffer. The purpose of the path is to provide eventual through access from Southgate Park to Riverton Park. The path should connect to your proposed path through the wetland and provide a recreation easement to the City for access. The path should be 6 -10' wide and of bark chips, crushed rock or similar materials. See the City's Walk and Roll Plan for infrastructure guidelines: http:// www. ci. tukwi1a .wa.us /dcd /walkandroll.html. The street cross section and alignment on Macadam is being determined by an outside consultant. I will let you know when I have it; it is expected at the City on June 30t. 10. Proposed materials and colors used on the site will need to be reviewed and a materials board submitted prior to design review. 11. Leed and/or BuiltGreen status is not discussed in your plan. That is an admirable goal and seems worth while to make the planning commission aware of as well as to explain the motivation behind the design. DESIGN REVIEW — L09 -013 Cover Sheet "Concept Site Plan" 1. When it is ready for BAR, this sheet should be submitted in color. SM H:\L09 -013 Cooke Cottages \Tech Comments1.doc Page 3 of 11 06/16/2009 Site Survey Sheet 1. Do not include in BAR submittal. If you include it for recording at some point, include the wetland and watercourse buffers. Remove the note arrows pointing to the (absent) eastern wetland that in incorrectly identified in the City inventory. A survey including the 20' to the south will need to be submitted as part of the Short Plat application. Site Plan A1.01a 1. On the final plans submitted for the Board of Architectural Review hearing (BAR), remove the topographic lines and the civil lines from the site plan to increase readability. The BAR members are not necessarily from the construction community and you want to create plans that are very readable and "sell" your project. (See Blueline's site plan as an example.) 2. Describe the grade change after the driveway excavation. How will the resultant grade change between the driveway and the property to the north be handled? What is the change in elevation from existing to final grade? 3. Add the wetland improvements and plantings into this plan and then separate subsequent sheets into the developed section and the sensitive areas section. 4. At some point, perhaps on this sheet or in your project description (essay), discuss the materials used on the site. Include paving and walking surfaces, the decks, trellises, benches, home siding, colors of paint and roofing colors and materials, etc. 5. This sheet needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. Site Plan A1.01b 1. Describe the decks and trellises that overhang into the driveway area. 2. You show 10' building separation. Explain if the separation is occurring from the foundations, building walls, or outermost limits of structures, including roofs, decks and overhangs. Explain the materials used for the structures (decks, stairs, and trellises) that are in the 10' building separation area. Site Parking Plan, Sheet A1.02 1. Provide a detail of the screening/gate for the trash/recycling areas. 2. Parking shall not be located within 40 feet of a public street, except if the stalls lie parallel to the street and the driveway providing access to those stalls has parking on only one side (TMC 18.120.020 additional program standards). 3. Describe how homeowners will access their units from the garages? Do they exit the garage through the garage door and then walk on the private drive up the paths or is there internal access? Site Property Plan, Sheet A1.03 1. Describe the materials used for the deck, benches, trellises, paths and rockeries. 2. It appears that house #1 encroaches into the front yard setbacks. Porches are allowed to encroach 5' (for a 15' front setback). Explain how the front setback is met (TMC 18.10.060). 3. Lot 6 has some structure encroaching into the side yard setbacks and you have requested a deck to encroach into the setbacks on Lot #5. Provide more details on these proposed setback encroachments — height, materials, purpose, grade changes surrounding them for the City to determine if we can allow them or not. 4. When you submit for building permits, know that eaves and gutters cannot encroach into the yard setbacks more than 18" 5. Describe the materials proposed (combustible or non - combustible and the structures proposed in the 10' building separation areas. 6. Some of the proposed lots bisect the buildings located on them. Lot 1 cuts through the deck or roof of the structure, Lots 3 and 4 bisect a garage, Lots 2, 3, &4 leave off foundation walls, and steps to homes and garage roof overhangs are on shared open space. Floor Plans and Elevations: General Comments 1. Show upon which lots each unit will be built on. Show the variations in elevations and options on the plan set. SM H:\L09 -013 Cooke Cottages \Tech Commentsl.doc Page 4 of 11 06/16/2009 • 2. The City of Tukwila uses the International Building Code's definition of height. Show the height using the IBC on the plan set. Show 18' and 25' on the plan and all roof pitches above 18' 3. Show all 4 elevations and any variations for each house. Any external elevation variations need to demonstrate that they meet code on the interior (specifically in regards to floor area). 4. A colors and materials board will need to be provided. Show or list what colors will be used for each house. Unit #4 Floor Plans, Sheet A2.01 1. Provide details so floor area can be verified. Show areas that are exceptions to the floor area. Unit #4, Elevation, Sheet A3.01 1. Demonstrate that building height meets code. Allowed height is 18 feet maximum for all structures, except 25 feet maximum for cottages with a minimum roof slope of 6:12 for all parts of the roof above 18 feet. Height is calculated per the IBC. East and North Site Elevations, Sheet A3.02 1. The streetscape is an important consideration and designing it well is a condition of approval. It is currently shown with 2 driveways and 2 surface parking stalls. This type of auto - dominated streetscape is not the intent of the cottage ordinance. 2. Include the other homes behind the homes that are drawn. 3. Verify the evergreen trees and deciduous trees shown are generally accurately depicted. 4. This sheet in color will be helpful for the planning commission. Unit #6, Sheet 1 1. This home needs to be less than 1500 square feet. The basement is 783 sq ft, the main level is 800 sq ft and the loft is 200 sq ft. Exceptions to floor area need to be called out and the plan dimensioned so that the floor area can be verified. 2. Demonstrate that building height meets code. Allowed height is 18 feet maximum for all structures, except 25 feet maximum for cottages with a minimum roof slope of 6:12 for all parts of the roof above 18 feet. Height is calculated per the IBC. This home appears to be too tall for the code. 3. Something projects above the roof line. Explain what it is; if it is a rooftop appurtenance exempt per TM C18.50.080 the just list height but if it is not exempt then ensure it meets code and list height. Civil Plans, Sheet CV -01 1. The legend lists existing conifer and deciduous trees that are not on the plan and the plan shows proposed trees that are not on the legend. 2. This sheet needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. Civil Plans, Sheet RS -01 1. Revise the street cross section along Macadam according to the City's Walk and Roll Plan. The City will provide you with the cross section as soon as it is available (anticipated at the end of June). 2. Add a north and south connection to the trail to eventually link the Southgate and Riverton Parks. See "miscellaneous comments" #10 above. 3. Are the proposed water meters underground or above ground? Landscape General Comments, Additional Review by Sandra Whiting, Urban Environmentalist 431 -3663 1. I want to issue the buffer reduction/mitigation decision independent of the developed portion of the project. I see bringing forward to design review the Concept Landscape Plan, and then three subsequent pages, one each for the west and east sections of the property (sheets L0.02 and W -3 drawn in the same style) and a third sheet for the planting details. The western portion of the property will be reviewed for the buffer reduction; for Design Review the eastern portion of the property will go to hearing but the western portion have been approved previously and shown to BAR for the concept but not included in their approval process. SM H:\L09 -013 Cooke Cottages \Tech Comments1.doc Page 5 of 11 06/16/2009 2. Discuss if the same landscape contractor will be performing, and responsible, for work across the entire site. 3. Include in plan set: irrigation, tree protection measures, and planting guidelines. Add the "Landscape Notes" to include the following: a. Planting area shall be tilled to a depth of at least 18 inches. b. Till in three inches of compost across all landscaped areas. Mulch is to be kept away from woody stems and crowns of perennial plants. c. Planting pits must be only the depth of the existing root ball or else the bottom of the planting pits must be compacted prior to planting to insure there is no settling. d. Root balls of potted and B &B plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. 4. Include a tree replacement table on the landscape plan showing the trees removed. Show the existing trees to be removed. It does not appear that all the existing, mature trees on the site need to be removed. Priority is given to retaining as many existing healthy trees as possible. 5. This sheet needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. 6. Add a north and south connection to the path to eventually link the Southgate and Riverton Parks. See "miscellaneous comments" #10 above. 7. Any excavation proposed in the wetland must be covered under the Corps of Engineers permit. It may also require a permit from Washington Department of Fish and Wildlife (which accepts the JARPA form and see Public Works comment above). Also, this project must not change the hydrology of any downstream, off -site wetlands. It does not appear that any hydrological studies have been done to determine the effects of the excavation or the height of the proposed weir on downstream hydrology. The wetland biologist should carry out such studies by installing piezometers /shallow groundwater wells. Such a study would need to be carried out over at least a 1 year cycle. 8. Specify the materials to be used for the path through the wetland/watercourse buffer and how it will be constructed and maintained. What is the width of the path? 9. Are you going to have restrictive covenants regarding placing fences between homes? What about pets (dogs specifically ?) Concept Landscape Plan L0.01 1. Sign will be permitted according to the sign code in effect at the time a sign application is submitted. The City is in the process of drafting a new sign code and anticipates having the new code adopted prior to you submitting a sign application for this project. Only one sign will be allowed. Add a note to this sheet that the sign is a conceptual design and the final sign will need to meet the codes in effect at the time a permit is applied for. 2. Landscape plan shall include plantings in right -of -way. 3. Provide a note that the concept plan was not reviewed for code compliance but to show the landscape concept across the entire site. 4. Show on the plan the dividing line between the wetland portion of the plan and the development portion of the plan to then show the two sheets of accurate detailed plans. 5. Trash collection is located on the north side of the driveway on this plan sheet and between garages on the other plan sheets. 6. I think I have seen this sheet in color. For the final BAR submittal, provide color copies. Landscape/Lighting Plan L0.02 1. Substitute another plant in place of Prunus luscitanica — it is very invasive and it's proximity to the wetland and stream buffers could be a problem in the future. 2. The dwarf Pampas Grass variety may not be substituted and the landscape contractor must demonstrate that this is the variety supplied — Pumila's seeds are not viable, but any other cultivar is likely to be invasive in the wetland buffer area. 3. Provide more details for the rain garden construction in order to evaluate the suitability of proposed plants. 4. Provide more detail on the dispersion trenches. SM H:\L09 -013 Cooke Cottages \Tech Comments1.doc Page 6 of 11 06/16/2009 • 5. Provide a note on this sheet that states that "Evergreen trees shall be a minimum of 6 feet in height at time of planting. Deciduous trees shall have at least a 2 inch caliper at time of planting, determined according to the American Standard for Nursery Stock. Shrubs shall be at least 18 inches in height at time of planting." 6. Provide quantities, spacing, and sizes for the rain garden plants on the plan. 7. This plan shows a gravel path along the street, the civil plan shows a paved sidewalk. The sidewalk meets code and the planting strip between the street and the sidewalk needs to be shown on the landscape plans and site plans. 8. Verify there is space for water meters and other utilities around the planting plan. 9. The plan has a lot of lawn and very few deciduous trees. Lawn is not an environmentally friendly plant choice. How does it fit in your goals to achieve LEED or BuiltGreen status? We are concerned about fertilizers and herbicides used on lawns not having the chance to filter adequately before reaching the wetland. 10. Deciduous trees provide summer shade and winter solar access; I am surprised by their absence. There is a heavy reliance on columnar evergreen trees acting as hedges (on the north and south sides and between the homes). These hedges will block light and solar access, require regular pruning maintenance, and create isolated pockets of homes rather than the open common space I thought you were envisioning. Increase the use of deciduous trees and decrease the reliance on tall columnar evergreen hedges between homes and at the property line. The site needs to blend with the existing neighborhood rather than create an enclave. 11. Add the "Landscape Notes" to include the following or put on Sheet W -4: a. Planting area shall be tilled to a depth of at least 18 inches. b. Till in three inches of compost across all landscaped areas. Mulch is to be kept away from woody stems and crowns of perennial plants. c. Planting pits are to be backfilled with native soils. Either the entire planting area should be amended with compost or equal or the soil amendments should be placed on the surface around each plant after planting. Studies have shown that survival is reduced if planting pits are backfilled with amended soil. Only when there is insufficient native soil (i.e. too many rocks), should topsoil or compost be used for backfilling. d. Root balls of potted and B &B plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. e. Where there are existing tree roots, incorporate soil amendments by hand. BUFFER REDUCTION/MITIGATION - -L09 -012 Review by Stacy MacGregor, Planner 433 -7166 and Sandra Whiting, Urban Environmentalist 431 -3663 1. Verify that the buffer reduction area has a slope of less than 15% across its entirety (TMC 18.45.080 G). 2. Mitigation is required in the entire stream buffer for clearing trees without a permit in a sensitive area. Provide one single detailed plan for planting from the eastern edge of the wetland buffer to the western property line. The Wetland Plan states that the area outside the wetland buffer will be planted per the landscape plan. All sensitive area plantings need to be on one plan sheet instead of two. 3. Coordinate between the landscape architect and the wetland biologist. The wetland biologist is responsible for providing the buffer enhancement and reduction mitigation plan per code. 4. The approximate watercourse buffer (100') and wetland buffer (50') and reduced buffer on the east (25') should be shown on the plans, as part of the required mitigation for unauthorized vegetation removal from the watercourse buffer. 5. The Adolfson report calls for a split rail fence along the north property line to prevent ATV's from driving through. Is this an issue here? A fence would need a staggered opening to allow pedestrians to access the recreational path connecting north to south. 6. These sheets needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. Concept Wetland, Buffer Plan, and Weir, Sheet L0.03 1. I think this sheet should probably just be removed and the unique information (such as the excavation details) should be moved to the sheets by Sewell. It is a concept plan but the concept is getting executed in the subsequent sheets and I don't think this sheet's details are as accurate. If you remove this sheet, ignore the following comments ( #2 -4). SM H:\L09 -013 Cooke Cottages \Tech Commentsl.doc Page 7 of 11 06/16/2009 2. The plants and layout shown on this sheet are not the same as those shown in the Wetland Planting Plan (Sheet W -3). How does this sheet relate to the wetland plans? 3. No genus and species names are provided, so it is difficult to know which plants are being proposed. All plants installed in the wetland or wetland and stream buffers must be native to the Pacific Northwest and genus and species names must be called out. The skunk cabbage (not sure if it is the native species — Lysichiton americanum) generally needs shady conditions and organic soils, and since these conditions don't currently exist, this plant may not be successful. The iris, if it is the yellow iris that grows in wet areas (Iris pseudacorus), is not native to the Pacific Northwest and is very invasive, so it would not be allowed. Other, native irises like Iris tenax or Iris douglasii would be acceptable but they are upland plants. 4. What is to be planted in the meadow? Is it lawn and will it be mowed? Some of the meadow is in the watercourse buffer, where enhancement is being required as mitigation for removing trees and other vegetation without authorization. Putting a significant amount of lawn in the watercourse buffer is not adequate as buffer enhancement, however, some meadow could be approved if it is composed of native grasses and other native plants and not mowed. Conceptual Mitigation Plan, Sheet W -1 1. The enhancement area continues to the western property line. 2. The deck off building 7 appears to encroach into the 10' buffer setback. Wetland Creation Grading Plan, Sheet W -2. 1. Show existing wetland boundaries so they can be compared to the proposed boundaries. 2. The plans by Ken Large (Sheet L0.03) describe the increase in wetland capacity. Is this volume agreed upon by Sewell Wetland Consulting? State the volume increase on this sheet. 3. Detail how the storage created will correspond to the increased volume through enhancement described in the TIR page 4 -8. If infiltration is not able to occur (since the geotechnical report says the soils are not suitable) does this proposed volume make sense? Planting Plan, Sheet W -3 1. This sheet could be combined with W -4; there is some redundancy in these comments with the comments for sheet W -4. 2. Include in plan set: irrigation, tree protection measures, and planting guidelines. 3. Add the "Landscape Notes" to include the following or put on Sheet W -4: f. Planting area shall be tilled to a depth of at least 18 inches. g. Till in three inches of compost across all landscaped areas. Mulch is to be kept away from woody stems and crowns of perennial plants. h. Planting pits are to be backfilled with native soils. Either the entire planting area should be amended with compost or equal or the soil amendments should be placed on the surface around each plant after planting. Studies have shown that survival is reduced if planting pits are backfilled with amended soil. Only when there is insufficient native soil (i.e. too many rocks), should topsoil or compost be used for backfilling. i. Root balls of potted and B &B plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. j. Where there are existing tree roots, incorporate soil amendments by hand. 4. Existing trees should be shown on the plan. 5. Specify how non- native vegetation will be cleared (no herbicides will be allowed) and whether Reed Canarygrass will be removed from the existing wetland. 6. The wetland sign needs to specifically say to contact the City of Tukwila at 206 - 431 -3670. 7. The Tree Planting Detail doesn't make sense. What does the "18 inch minimum and 6 inch" notes (along the left side of the root ball) refer to? 8. Where will wetland seed mix be planted — the entire wetland or only the created wetland area? It is not clear whether the existing wetland will be enhanced. SM H:\L09 -013 Cooke Cottages \Tech Comments1.doc Page 8 of 11 06/16/2009 9. Clarify the symbology used and include it in the legend (or remove the map graphic altogether and convey this info on another sheet). 10. Add a note on this sheet or on W -4 that states that "Evergreen trees shall be a minimum of 6 feet in height at time of planting. Deciduous trees shall have at least a 2 inch caliper at time of planting, determined according to the American Standard for Nursery Stock. Shrubs shall be at least 18 inches in height at time of planting." Mitigation Concept and Goals, Sheet W -4 1. Provide more details on the environmental goals and objectives that describe the purposes of the mitigation measures and the goal for improving wetland and buffer functions. This should include a description of the site selection criteria, identification of target evaluation species, and resource functions (TMC 18.45.090 F2). Is the idea to enhance wildlife habitat, improve water quality, improve hydrology , etc.? Clarify whether the existing wetland will be enhanced along with the buffer. If it is not enhanced, how do you propose to keep Reed Canarygrass out of the new wetland area? How many cubic feet of excavation in the existing wetland and the new wetland are proposed? Include in the discussion that the buffer for Southgate Creek is also being enhanced as mitigation for unauthorized tree clearing within the buffer. 2. Provide performance standards of the specific criteria for fulfilling the environmental goals and for beginning remedial action or contingency measures. They may include water quality standards, species richness and diversity targets, habitat diversity indices, or other ecological, geological, or hydrological criteria (TMC 18.45.090 F3). 3. Detail the monitoring and evaluation program that outlines the approach for assessing a completed project. An outline shall be included that spells out how the monitoring data will be evaluated by agencies that are tracking the mitigation project's progress (TMC 18.45.090F5). Include a contingency plan of actions to take if the project's performance standards are not met (TMC 18.45.090 F6). Regarding Section 5. Monitoring shall be done twice a year, and reported in a once a year monitoring report. Specify who prepares the report. A hydrology performance standard should be included for both the new wetland area and the existing wetland area (given that excavation and a weir are proposed to increase ponding). 4. The Director will require a performance and maintenance security guarantee (bond or cash assignment); the guarantee may be held longer than 5 years if the performance standards have not been met or the mitigation has not been successfully established (TMC 18.45.090F7 and 18.45.210). 5. Sections 1.1 and 2.9. Monitoring will be required for 5 years. 6. Section 2. Include the wetland excavation, construction of bridge and weir in the construction sequencing. 7. Section 2.7 Prior to final planning approval, the contractor, owner, or landscape architect will sign a City of Tukwila Landscape Declaration. 8. Section 3.1.3. End the first sentence at the word "varieties ". Site preparation shall include grubbing out of blackberries but the reference to 4.1.3 is for maintenance and involves cutting back and poison which is not acceptable for site preparation. 9. Section 3.2.1. Add a note stating that container grown plants must not be root bound. 10. Section 3.2.5: Add to the note that the City of Tukwila DCD will also need to approve species substitutions or plant sizes. 11. Section 3.3.6. Add a note stating that roots are to be loosened prior to planting. 12. Section 4.1.2. Add under work to be included in each site visit: manual weeding around all installed plants. 13. Section 4.1.3. No herbicides allowed without written permission from the City, and if allowed, must be an herbicide approved for aquatic use (not Roundup). 14. Section 4.2. Maintenance shall be done at least twice a year. 15. Section 4.3. Change wording to state that watering /irrigation is required during dry periods, no matter when they are planted, and must continue for 3 summer seasons. Include an irrigation plan with the plan set. SEPA REVIEW — L09 -001 1. No other permits can be issued before the SEPA determination is issued and the appeal period is exhausted. 2. The traffic concurrency test fee needs to be paid before a SEPA determination can be issued. SM H:\L.09 -013 Cooke Cottages \Tech Commentsl.doc Page 9 of 11 06/16/2009 SHORT PLAT —L09 -020 1 This application is incomplete; a complete survey is needed and is on hold per the City's request until the general site design is worked out. 2. While not a part of review, staff is concerned about the insurability of the homes with shared garages. For your own marketability, verify that property owners will be able to get insurance and if specific building codes (such as fire separation walls) need to be met for insurance purposes. Verify that your proposal to bisect garages with property lines will be insurable and if occupancy of a garage by someone other than the land owner is insurable. 3. This sheet needs to clearly delineating the wetland, watercourse, and buffers, including the added 20' to the south. TREE CLEARING PERMIT –L08 -065 1 This is being reviewed and incorporated into L09 -012. 2. The mitigation plan provided needs to include the stream buffer and the wetland buffer. 3. The mitigation plan needs to show the trees removed and the tree replacement schedule on a table per TMC 18.54.130 3b as detailed on page 2 of a letter to Todd Smith from the City of Tukwila. 4. Additionally, in the Adolphson Conceptual Mitigation Plan, page 3 states that as compensation for reducing the buffer to 25 feet, "the remaining wetland and stream buffer areas between the development and the wetland and between the wetland and the stream will be enhanced. In addition, the onsite wetland area will be enhanced to compensate for minor impacts from the pedestrian bridge and pathway located in the buffer and wetland areas." Level 1 Downstream Analysis 1. Page 2 states that the area is not located in a Landslide Hazard Area. The City has Class 2 areas mapped on about 50 %of the site. Clarify the Blueline report and discuss if there are any resultant changes in the report. 2. Page 3 states that Wetland A is labeled on the Existing Conditions Exhibit (sheet 1.1). It is not. On the Existing Conditions Exhibit, 2 wetlands are shown but one has been determined to not be a wetland. 3. Page 3 states that Sub -basin C is "comprised of undisturbed forest with heavy underbrush" and will "remain undisturbed in the developed condition." Neither of these statements is correct. Page 4 continues with this assertion. Discuss. Geotechnical Engineering Study 1. Page 2 says that the "project soils are mapped as Younger Gravel." On what map are these soils mapped? They are not mapped on the Soil Conservation Service Map for King County. 2. See also the Public Works comment by Ryan Larsen above. OTHER AGENCIES Muckleshoot Tribe Comments Reviewed by Karen Walter, Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division, 253- 876 -3116 Their comments are attached along with the City's response to the Tribe. Water District 125 Install water service lines from water main within Macadam Rd. South to new water meter boxes. Install water meter boxes, water main for new fire hydrant, and new fire hydrant within on -site turn - around. Comply with all Water District 125 & City of Tukwila Fire Department requirements. (Water meter to new Buildings will be part of Building Permit(s). Public Works requires the former to be constructed / installed and inspected prior to recording of Short Plat / Subdivision. Valley View Sewer District Install / construct sanitary manhole(s), sanitary sewer mains, and sanitary side sewers within Macadam Rd. South and on -site. Comply with all Valley View Sewer District requirements. Public Works requires the former to be constructed / installed and inspected prior to recording of Short Plat / Subdivision. SM H:VA9 -013 Cooke Cottages \Tech Commentsl.doc Page 10 of 11 06/16/2009 Public Comments During the 14 day comment period, no comments (aside from the Muckleshoot noted above) were received. NEXT STEPS Your next step is to address the comments made in this letter. The comments included in this letter address the plans as submitted. If you would like a meeting with you and your design team to go over the comments please contact me directly to schedule something. Once you have addressed the comments and revised the plans, resubmit four full -sized plan set and one small -sized plan set to the Department of Community Development for review. Please respond within ninety days from the date of this letter (9/14/2009) or the City may cancel your applications from inactivity. If you have any questions, I can be reached at 206 - 433 -7166 or by email at smacgregor @ci.tukwila.wa.us. Sincerely, (Signature on File) Stacy MacGregor Assistant Planner Attachments: Traffic Concurrency Application Impact Fee Zones Comments from the Muckleshoot's Tribe and the City's response cc. File (L09 -012, L09 -013, E09 -001, L08 -065) SM H:\L09 -013 Cooke Cottages \Tech Comments1.doc Page 11 of 11 06/16/2009 . • c`?\6° Page 1 of "3 Ryan Larson - Re: Fwd: RE: Cooke Creek Meadows, L09 -013, E09 -001, L09 -020, 109 -012, noticeof application From: Ryan Larson To: Stacy MacGregor Subject: Re: Fwd: RE: Cooke Creek Meadows, L09 -013, E09 -001, L09 -020, L09 -012, noticeof application Stacy, I have reviewed the subject project and have the following comment: Page 4 of the Geotechnical Engineering Study states that 'The use of permeable pavement is not recommended due to the poor infiltration characteristics of the site soil." This project proposes the use of permeable pavement and uses a 50% imperious area credit since pervious pavement is proposed. The proponent proposes to mitigate for this increase in flow by increasing the volume of the wetland. A discussion should be provided that justifies the use of this 50% reduction and the conflict with the Geotechnical Study. Will soil amendments be used below the pervious pavements to increase the infiltration rates? Will a potential for groundwater exfiltration be possible? Does the wetland volume need to be further increased to allow for the poor soil conditions? Please let me know if you have any questions. Thanks - Ryan »> Stacy MacGregor 06/02/2009 11:14 AM »> Sandra's thoughts on the Tribe's comments, attached. »> Sandra Whiting 06/02/2009 4:24 AM »> Hi Stacy, See my responses on the attachment in color. This is from memory. I'm not sure about the stormwater response. Maybe Ryan can help with that. Sandra »> Stacy MacGregor 06/01/09 3:39 PM »> Do you have any comments on the following from the Tribe? Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor @ci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 about:blank 06/03/2009 - Fife, • ; • • ' — J. • • X-41.• .. ,t) • • . $ • ($. • • : . t • ; • ;; I • • • - "s , 0 • `;‘,,, •-• K C GRAPHIC SCALE ( 84 FEE[ t h= 20 ft TAX LOT 7340600983 WEST 262.07' 467 457 1 ¢� 9 B,6 r�0 e,S YI t F i 496 'a�, wetland delineation �4• e 5p• P on (by ot CL s wa le l flogging done by oy otFlers) i Tr. 4o P S Wetlnd A— - 717 a f. EAST #90•00'00 "E S M di 5�{9 LEGAL DESCRIPTION TAX LOT 7340600983 THAT PORTION OF TRACT 63, RIVERSIDE NTERURBAN TRACTS, BEGINNING 223 FEET WEST OF THE SOUTHEAST CORNER; THENCE NORTH 75 FEET; THENCE WEST TO THE WEST LINE. THENCE SOUTH TO THE SOUTH LINE; THENCE EAST TO THE POINT OF BEGINNING. TAX LOT 7340600982 THAT PORTION OF TRACT 63, RIVERSIDE iNTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74, IN KING COUNT,. WASHINGTON; BEGINNING AT THE SOUTHEAST CORNER; THENCE WEST 223 FEET; THENCE NORTH 95 FEET; THENCE EAST TO 42ND AVENUE SOUTH; THENCE SOUTHEASTERLY TO TH0 POINT OF BEGINNING. ELEVATION DATUM PER CITY OF TUKWILA POINT NO. 22; Ph NAIL W/PANEL. 130TH & 33RD AVE SOUTH /SOUTH 130TH STREET; ELEVATION = 213.02 FEET NAVD887 WETLANDS LOCATED BY ESA Adolfson, 206- 789 -9658 NOTE: The locution of uttitles as shown serving the subject property have been token from public records. Ve cannot certify to their accuracy and /or completeness. Before commencing construction Involving excavation or oval of existing structures. call a locating service or 1-800 - 424-5555 for underground utility locations. Field data for this survey • s obtained by direct field measurements. Angular and linear relationships were measured with a six second theodolite and electronic distance measuring device, supplemented by a steel tope. Contours as shown have been Interpolated between spot elevations, actual ground surface may vary This survey has been prepared for the exclusive u of parties whose names appear hereon only, and does not extend to any unnamed third parties without express recertification by the land surveyor. • 52.2 r 99 T n0, . 0 555 w etland del.0001.op line_, e (Wetlond flogging done by others) 20.00' , 20.00' x 49 9 LS TrC0 Ir'terurb ° ,Dr° o Found 2" t".4' high :599 P99 - 1.28 south & 2 87' east ;of set reba, w /cap yes ti oe JPIZ 2:: 2. ' 59' 11.0 C'° M ,Y r 70 � ),t a '6 e, rt 60 B-1 Y / 194.98' _ ..•cea°r c0 30' west end 6' wood fence net 46 & tack 59 ,-,painted CL r5a1 - -.. C" Gi 0 0 set hub & tack '5. 655 LEGEND ® Concrete Monument in Case ▪ Monument X Tack in Lead or Noll & Disk 09 Bronze plug O Set rebar w /cap #23604 O Found pipe or rebor TX Hydrant •p, Power pole • Deciduous Tree i.,!1 Evergreen Tree lit Catch Basin tZi Gas Valve wv Water Valve ® sewer manhole ® storm drain manhole 050 woter meter — S— sewer line — 9 — gas line — w — woter line —SO— stern drain line * power pole w /tight • b/', 655 O3 4�•°- 6' 'concrete wa 4454 65.9' . 609 -... .._ „'S - _ b 69 de ,,C r � o 0 2F . '1" Sned. 659 6�.5( 66 B Uall tan4 (on sl;rfooe) /// B 61 /� .2/ •/ 13325 Mocadom Rcad Sc TAX LOT 7340600982 �J 651 .*0ncret South 134th Street (Unopened) 223 00 \ u5 WEST toe n -� T 11.7' 00 /West end wood fence At east end hog wire fence 5 wood fence et hoo /tact (0oancrete a,r• IF Q ) 1 ,, gm 46.02' I' 4-(-�� s a�. aJ Tex? -9 e d way : ff f6 611 s. 66 1?'J ' o I 'J /north edge asphalt driveway Centerline So. 134th St. 590 —North -South CL of Sec 15, T23N. R4E RECEIVED MAY 01 2009 COMMUNITY DEVELOPMENT 59 5 0 43 rx� 30' N00'38'17 -E x 51:1 1 edge of - .- a'sphalt apron 41 5 Todd Smith 8129 Hudson Place S.W. Lakewood, WA Schroeter Land Surveying PROFESSIONAL LAND SURVEYORS P.O. Box 813, Seohurst, Washington 98062 (206) 242-6621 FAX (206)243 -9679 DATE (rIELO) 1/27/07 DATE (OFFICE) 2/2/07 J08 # 505/4 PROJECT NO. 07006 SCALE 1' = 20' DWG BY low /NW & NEI /4 SEC. 15_ TY /p_23 _ RG. 4 _ bldg 3 1 4 pktg2, O S 4 r I T. E. _ . P L A N RECEIVED UAV._( 1.:._inna COMMUNITY DEVELOP' MT 0 • E E W...: � cc 8¢ o w of • om— O M. O ch 0 1- A1.01q 9 OMNI +57 bldg 6 .;Ry BASEMENT +54' MAIN FLR .+63' / / lY /Me!6. ;15._ :of -N ° bld +61 _ __ `,:. ;` Space ../ FLR = +72 bldg 4 _. 1 cr 'OOD Lj;f Him / . ./. bldg jz .3-79zy, BASEMEN +575:: MAINFI�t. =+665 -1-cgy GT Zorn — f /.�../ _ F. MAV. bl g8 /zs-roey FLR' 1oca7 sF. NiNLay.y,f, y% bldg 9- Zswy BASEMENT = +69' MAIN FLR = +78 Ic 74.F WIZ1 —' 1 GARAGE =461!' t ,MAIN FLR. =. +71' L Private Open Space Delo So)...T E _PLAN Legal Description 63 RIVERSIDE INTERURBAN TRS BEG 223 FT W OF SE COR TH N 75 FT TH W TO W LN TH S TO S LN TH E TO BEG. CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON TAX LOT# 7340600982 & 7340600983 Site / Building Data SITE AREAS = 49,394SF OR 1.14 ACRES 35% MAX BUILDING FOOTPRINT COVERAGE TOTAL CONCRETE DRIVE WAY AREA = 5,980SF TOTAL SITE AREA MINUS DRIVE WAY = 43,4143F 43,414SF(NETAREA) ..35 = 15,195SF MAX FOOTPRINT TOTAL FOOTPRINT = 8,948SF OR 20.8 SITE REQUIRED FOR EACH COTTAGE (1) COTTAGES X 3,250SF EACH = 3,250SF (8) COMPACT SINGLE FAMILY X 4,875SF EACH = 39,000SF TOTAL AREA REQUIRED = 42,250SF TOTAL AREA PROVIDE (NET) = 43,414SF North imisimmmikommio u'� �r•n.r..•h' rays E1 .•' MAY 01 2009 COMMUNITY DEVELOPIVENT 8 CL- Lu N A1.01b `1117. r ►..,re t res GE - +81' MAIN = +76' bldg 6 BASEMENT +54' MAIN FLR +83' Ile +82 = +77 bldg 3 111111 III 11 X111 !r i 4, alp 0 11 stait bld g 9 410, ' BASEMENT =+88' 411 O n MpiN FLR = +78' t c °3 — bldg E=+81' MAIN FLR +71 SCI T -E P A__ R K I_ N_ G P__ L_ A N ... PARKING REQUIRED (1) COTTAGES X 1.5 STALLS = 2 STALLS (8) COMPACT SINGLE FAMILY X 2 STALLS EACH =16 STALLS TOTAL REQUIRED = 18 STALLS TOTAL PROVIDED: = ?? 5-77¢L6 , --( sn? PNzK/IN4 / ' STALGS qo sr PAPl4%4 2 STALL6 131Kr RACK. Lo 6/Kg-S 9P7aKGyG -- PARKIA) /D RECEIVED LawF�e SEH&V7 LRECEIVED MAY 01 2009 COMMUNITY DEVELOPMENT A102 4 NN y-' • 7 / 111m Piii 'Pk ilm GoMMoN AKEA 111•=1 NEIN , .111111111 MN( I So. ITE PR OPERTY PLAN 0 0 2 E w c0 LLI ce a> ON OMB UCH RECEIVED MAY 01 2009: COMMUNITY DEVELOPMENT • l• MO VG9MErVT 6/6A/ SO svrsmvs E 62 PPer FLOOR". '20 Ms, -�' iL. �'�." ..�a�... � aa�.7[4Y�V1.�i41P..V:vc��y �He n`�,'�iaS. iS11 - %t�.t;•43- '�= ��ti�.'. 566M04TMC WEA'N917" (g ',c.EO CON[) " -!?0 w�L U HNMGR cawwi�AEi -Ir LgMBE !Y ✓; PALKlCoR • -'"PL .?Th S:APQ.Pb.0.11Lb /N6$ j s00r.wracr.= olfk.. 425- 836-4578, Colt 206-3% -7617 E-malt IdleQmnraftast FAX. 629498 -8923 • _L0.O_1 RECEIVED MAY 01 2009 CQMMJc•l CJVVELOPMLNI RAIN M41.1O DMEN� NTS ' 444 7;:iT 7- 2.'72I SP 14»451m.w4MO Oln.1H.0/ ONIMu•Stal. SLUM COMAS SODSA...4.6■414 TOO. na Oaelf SEASSTSDAS 5 PROVL OOP Ye Nver' ass nAaa pay.. Oa. UlaT0.01200 R7LYrN / 4-.4 ► E _ / bldg 6 po;,�, -t54 z.--...?.-- / BASEMENT +5k44 /y,, L4.1111,&/ 7 .MAINFLR +83' �--� -10 vet" .o cno . j r` -- s % Rai Marr ' -7 AGERC • 4B.WNR % 11150-M.;4•.!-' r�Jl�Rl1/ �. mr 1. {(r 1 oN� •35 'NR' '46/214 - - � /61NK I ��Al& AMA• • » 9 .lfafslwi ��►�1 �j!► Ar • ` - - :. t�� c•:cCC \t� �' \�� :�. �-a �.\. �`� /.7rA��r \O-:�c\C'�'\ \� \.. \mac\ \.��. \�.� \ \ \ \Q 44, ` \ \ \s- � � �0 \\1C\Z�_�� _4411� �� .l 16/NC tj�11U1!! Ilj, iuiall liC, °11mii!ppguipmmlll °1°u , A1 62 � :;;N 1,, \(' IliQin01(li)I „ tz Aj�� l : i ��I�� -. .4 - ` %�') fiery L'N III ,3 bld[13 l -14 `:>w -'7 7A X - /M /SG -2 HEM PLANT LIST se L• AE4 -x ADULTS UMW LOWS SODDED WIT. GOMaY MEEK AO.11MPECO ACLU G. ED WOOER AMR OMR. ALMSRONL ARMSTROK MULL KEA C[DmuTIW VINE MALL AakMME.UVM ATTKIIIR.EA 7NAIER WILL • AeAPMYMTIM YAW EMU 5•.kWJ 4m SOME DAME MINAS RENANS MAHOGANY . AGEW .MO. ADEVOSTAIWILOSIDIA IIE.f1 AI.SSAOOSETlE3 OWE. m5EYGLOW SSEISEACIDID 3 3 =G.'r. s, U•s1D®I SAWED SA A. TOTS /0'710'. #3YrW.9a GAUwuN Z' 04 • 27R'5P !MINA CMDraxA AVTOEaLCW EAI.O4CAN /BY7C SP SPN- Dwa CAL WOW:EADNK DOOM DVnEaC NT. S GALLON UN MAWS LOON. EOM. DOGWOOD DaDDEDEDS 12E(7222274 TNAEwE OMAR 2.0C NN CM.. Cis NOTE Ma.. I GALLON CAM 2'71./.5P' CALL as OUR OKC GMT CALARA.03113 TAMFOEtSTOI CAREX TEEM CONOE SEDLE oAMNtNARCws OTLOA IC A0Y CAN 4'MAYOC I SOLON COY' Si. N OOISYA TEIMMTA MIDO.0101uNLF. GALLON CAM a 71.Y ROLM.I CAN 3'771 3E SOMAS SOW. DWNBRW TWIG DOGWOOD 1 GALLON C. 3512/9 COEUDEOA SOLON . NM. DWAST PAW AS GRASS CUTOEASTED AaLVATIN, GOAL Umr COTOMAMTBA 141L0N CAN 4'0C 7ORION CAN 712/ ee rx ax MI EWC CIAO DAMN rAs EAT GAL CO.MASTER[COED - oma.EASTERDAMMEIO EO OSAAIA Men[R Y.O'YRETIA OIMESSOCWADIS LEV L AMDU IMAM C/IDPSS E14an.C4 MATTM VIMDIUM VERUNOD MAMM00 aTO51MT OCA C VELVET NOW r NYEY ELON/MVN /NO .. MAOa.OLLYS EUROPA.AMYmuOWCS as. • aA POG T SOS ELMS EOGET IMAM MEAT. IN▪ OlESE MO. CALLOW ODC4TUM WELT W000.1' • era/ SP 3'712/ 5P IGALMry CAI 2'424 4 O4'0c SLALOM... 5'7R/sP GALLON Go 2' 7N15P 1 GALLON CAN' 2'7121 SP LMLLCNCAN 2'7P15P IGAILCHCAN 1GAU.NCAN 2.771Y5E E•uLOEG • 4LWCAN 2.712/$. • QT4 Sna WYK .EM MEL . IMP IMO L. RIMS. LY4. OW0RMmM NAYCEEOIOAaACRA MMES. INANEY MEVHASS IOWY.EAMI6 MCEANTESE_ IOOE MADE 1ELIEIOUIL= wIRAW N DAYLLY E L SELL 5 5 KKR HAMS • AW81WAVES LIME OCR/ I*'OR.AIMIA WCMMLLVM WOO LAE w MEwr. aLDODxu IUW ✓ NAPEU PmesrO.w OLIN Men. DES... D■CHE. • OR ,uGPOETDlSSMA GADwYNOa3' uVUCt AMYNSTEAO.CENTATA, • YVENAY LIAM LWSCAO LOY Mr 1 GALLON CAN WW2/Se' COMO GNLW CAN /8'7RxSP I GAUD. C W 77,/4 I GMLONCAM 37P1 s> 1 ROL. CAN 2.7P/SP I GALLON UN Tat SE. GROW .W •'Oe GOWN CAM /e'5R/Y COLOR CON I ROLM CAN /2'a • • I GALLON CAN /8-712/ SP 1..0212. /n']w 5X IT • North - /O Sena 5 P /aP �D. Lf'OI/ OSCAPZ / 1. iG 0= 1 ' pLAN, 17 ti Scale. 1" MTx NAN NANS • EACH • DOW PLE PEW Inn KCAL COOKE CREEK MEADOWS - - 09.23.2009 MxxANOWS ROSPA NANDENNIWREA KAVHEY 4MR00 .LA.mNA N Loa= WVEN.v .Cn504DA1EDMO1.Us YADa4TVM fOROSETLYA YCLnsMO IOOAL IEOvC aA ATRAItOlA SAGE PIEA pmaAL» KO. WOOD. OMR .SIN POMO MELON 10.YMEOLMIPOYMB«NY TASSEL M N Pn=TIOIUMMAO,. MOW FON NOR. OISCEE.MA PaTUGAt LAAEL NUMOMT SEM. GRIONCAN Qy GRIM C. 30.7R/A 78..0,117.2„ SP fALLON 23."112/ I ORLON.. 2' oc YYN 5 GMLO.NCMN" 4' OC GALLON col S' Ec IGALLO.c.N JS7NV SI I GALLONS. 247/av 5 GALL CO CAN, 4'0c I4LLOICAN 2'K ... OS NANO ryO Sm SDI sTy DMOUS L. OTTCMHEN" ' TMAA muumuu Mt.. OREN unaaemUwaLATA YEW wwlwx l • aKO01M0$4321Y 41/SS NMM nCOODERAD NROSE NA RECO. aKDOOemRON RM S.MG[OCA Ml6SISELA MAP., S.MOLOCA • • SEDUM =COLOR SEWSO.Era OVAE. GaIMASOIE4D SYMAX70 .1. ENAMY ISAMORCP TRH SYMMa04.111113 La1ONDELw TAXVS GAOL. WM:WU EOMNSTA aas vew IGNIO.CAN 3iwA S-r Y. 30' OL Lan CAN 24 "7R/.SP IsL•w Sem/St' 60.21 *'712.7 5P L'11r WR 30'7R75P ISAILCNCAN 2. 7R/ SP I LALENC. AetrEI I auONNGAN 24'781 sr . #GALa4.w 3'MIN' r M PB NLn- M4LLONCAN a'77G/ SE BY WE TAX. Wu TAXUSLOW GAON MEADER rMUA WOLOY AMIL • WANDA QYANM . • !YEOMEN 1•ILOSESEMY WYO.. MR PAWN VOKA EWE DART - 100VONL EfALLW [421 36"712/ sr GALLON C 4'0. WKSI CAN GALLON co. WM/ SP GALLON AN 5 'ea S. KITS /107w SP Landscape Architect 1MAY 1 21803 NE 17th Court �MAY- 01 S LmUUah; Wa 980744' eu31 COMMUNITY Office 425-8364578; ..: CeII: 206- 396 -7617 DEVELOPMENT office: IdIl @cemcastaet FAX: 425 -898 -8923 KEN LARGE Landscape Architect 21803 NE 17th Court Sammamish, Wa.98074 cn 0 W W 'o 0 to W co pN M 0 - I? Office: 425.836 -4578, Cell: 206- 396 -7617. E mai lg�;� Eti25- 898 -8923 COMMUNITY DEVELOPMENT • _N SCALE: 1" = 20' 0 70 20 40 • NE 1/4, SEC 15, TWP 23 N , RGE 4E, W.M. COOKE CREEK MEADOWS N 180'00E0" W 7) ( V 262.07' PRELIMINARY CIVIL PLANS N 00170120" W 20.00' N 90V000" W 194.98 \ \� 3 Ao 3 Y \73 Waco 8008 5 .� ►\_ "'j ✓7 (D LEGEND PR000500 FEATURES BOUNDARY -- � STREET U0/7 - - RIGHT OF WAY CURB FLOW & - CENTER UNE 1111 GP4 V£L SA WCU7 ® ASPHALT PAVEMENT EASEMENT ' ! ,'- '!! ', BUILDING FOOTPRINT �' BUILDING OVERHANG LI SIDEWALK BUILDING ROOFLIN£ BUILDING SETBACK LINE (B58L) FENCE PROPOSED CONTOURS 420 ID' 2' PROPOSED CONTOURS 422 PROPOSED STORM 054:0800 tgy, PAD STORM DRA /N PIPE WRAP ROOF & FOOTING DRAIN • 64 TCH BASIN. TYPE l ROCKERY GRAIN * CA /CH BASIN. TYPE ll — ••• SWALE OR DITCH STREET FLOW 41 PIPE FLOW -- — SURFACE FLOW > CULVERT END • STORM CLEANOUT F'J I ARO DRAIN Q OVERFLOW STRUCTURE PROPOSED SANITARY SEWER 4WD WATER - -4■AA ••••■SEND? MAIN SEWER SERVICE - WA TER MA /N 0 SEWER MANHOLE PIPE FLOW • SEWER CL£ANOUT WATER METER 3- IRRIGATION METER • FIRE HYDRANT EXISTING FEATURES -TOE OF 400 SLOPE 0 EVISING EIRE HYDRANT STEEP SLOPE BUFFER Ev15ING WATER METER -• — - — - -EDGE OF WETLAND M EA /STING GAR -VALVE WEILAND BUFFER ADJACENT RIGHT- OF- WAY/LOTS CWT EV /5TING WATER MANHOLE EYIS7ING SURFACE FEATURES 0- E+ /50NG PO•ER POLE EYISTING CENTERLINE 4— ER /SING Cu, ANCHOR IJ' EXISTING CONTOURS ..l> E RUING STREET LICHT ' - 2' EXISTING CONTOURS /// — —5D - EV/SONG STORM DRAIN PIPE E /5855 CONITEROUS TREE — —SS - EY/STING SEWER MAIN - - - -W- E0STING WA7ER MANN O EV /S RNG DECIDUOUS TREE - -- — 0 - E 0/SPNG BOARD FENCE a- • • -- -' • • EXISTING DITCH OR SWALE El E•ISTING ASPHALT EV /5RNG RETAINING WALL 0.47000000 ESISRNG ROCKERY IR ERVING CONCRETE ❑ EXISTING CATCH BASIN, TYPE I ® EYIS77NC CATCH BASIN, 00/0 7/ ® E./SONG GRAVEL D E.WSING 5D PIPE FLOW 0 EXISTING SEWER MANHOLE WETLAND 0- EA /STING S5 PIPE FLOW © 2009 THE BLUELINE CROUP CONTACT INFORMATION APPLICANT /CONTACT COUAE RIVERSIDE PROPERTIES LLC. PC BOX 97793 TACOMA, WA 98497 CONTACT T000 SMITH, CEO CIVIL ENGINEER THE FLUELINE CROUP 25 CENTRAL WAY, SLOW 400 KIRKLAND. WA 9803.3 CONTACT KEN LAUZCN PE ARCHITECT CHANDLER SIE1£R ARCHITECT 7775 22380 PL NE SAMMAMISH, WA 98074 CONTACT CHANDLER 5TEVER LANDSCAPE ARCHITECT PHONE (253) 691 -8197 FAK EMAIL COCKECOTTAGESOQ.COM PHONE (425) 216 -4051 631 FAY (425) 216 -4052 EMAIL ALAUZENOTHEBLUEUN£GROUP.COM PHONE: (425) 985 -2776 FAY EMAIL' CNANDLERS7EV£ROCOMCAST.NET FEN LARGE LANDSCAPE ARCHITECT 21803 NE 17771 CT 5455400/90 W4 98074 CONTACT. KEN LARGE WETLAND BIOLOGIST PH(WE: (425) 836 -4578 FAA EMA IL: KLLAOCOMCAST.NET SEWALL WETLAND CONSUL ONC INC. 7703 W MEEKER STREET RENT. WA 98032 -5751 CONTACT. ED SEWALL SURVEYOR SCHROETER LAND SURVEYING PO BOA 873 5EAHUPST, WA 98062 PHONE: (253) 859 -0515 FAA EMAIL: ESEWALLOSEWALLWC.COM PHONE (206) 242 -6621 FAX (206) 243 -9679 LEGAL DESCRIPTION TAY' LOT 7340600983 THAT PORTION OF TRACT 63, RIVERSIDE INTERURBAN TRACTS BEGINNING 223 FEET NEST OF THE SOUTHEAST CORNER: THENCE NORTH 75 FEET; THENCE WEST TO THE NEST LINE,' THENCE SOUTH TO THE SOUTH LINE,. THENCE EAST TO THE POINT OF BEVYNN/NG TAX LOT 7340600982 THAT POR11014 OF TRACT 6.5 RIVERSIDE INTERURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME l0 OF PLATS, PAGE 74, IN KING COUNTY, WASHINGTON; BEGINNING AT 771E SOUTHEAST CORNER: THENCE WEST 223 FEET; THENCE NORTH 95 FEET,) THENCE EAST TO 42ND AVENUE SOUR, THENCE SOUTHEASTERLY TO 771E POINT OF BEGINNING. WETLANDS LOCATED BY ESA ADOLFSON, 206 - 789 -9658 DATUM 000040OV DATUM PER OTY OF TUKWILA PO/NT N0. 22; PK NAIL W/PANEL, 130771 & 33RD AVE SOUTH, SOUTH 730TH STREET, ELEVATION = 21,102 FEET NAVD 88 N 90170122 "C 484.84 SHEET INDEX 1 CV-01 COVER SHEET 2 RS -01 CONCEPTUAL DRAINAGE PLAN RECEIVED MAY 01 2009 COMN,uNITY DEVELOPMENT IMPERVIOUS AREAS TOTAL EXISTING IMPERVIOUS SURFACE: 0.100 ACRES TOTAL PROPOSED IMPERVIOUS SURFACE: 0-369 ACRES CUT AND FILL QUANTITIES CUT: 1.800 CY FILL: 1.200 CY NET 600 CY (CUT) NOTE: CUT AND FILL QUANTITIES ARE PRELIMINARY A THIS STAGE. QUANTITIES MAY BE ADO/STED AT FINAL ENGINEERING N 003821 "E VICINITY MAP UNDERGROUND UTILITY NOTE UNDERGROUND UTIURES ARE SHOWN IN THE APPROXIMATE LOCATION. THERE IS NO GUARANTEE THAT ALL UTILITY UNES ARE SHOWN, OR THAT THE LOCATION. SIZ0 AND MATERIAL I5 ACCURATE THE CONTRACTOR .MALL UNCOVER ALL INDICATED PIPING WHERE CROSSING INTERFERENCES OR CONNECTIONS OCCUR PRIOR TO TRENCHING OR EXCAVATION FOR ANY PIPE OR STRUCTURES TO DETERMINE ACTUAL LOCATIONS SIZE AND MATERIAL 771E CONTRACTOR SHALL MAKE THE APPROPRIATE PROVISION FOR PROTECTION OF 5.410 FACILITIES 7)10 CONTRACTOR SHALL NOTIFY YlNE_FAII AT 1- 800 -424 -5555 AND ARRANGE FOR FIELD LOCATION OF EXISTING FACILITIES BEFORE CONSTRUCTION. sig ,sLL BLUELINE SCALE AS NOTED PROJECT MANAGER ... M. LAU2EN, PE PROJECT ENGINEER, BEV T. RU11(O1190. PE DESIGNER: ADAM O. KAY PLOT DATE. 3/30%2009 N 2 0 A 0 4 0 2 COVER SHEET COOKE CREEK MEADOWS 73325 MACADAM RD S PRELIMINARY CIVIL PLANS CITY OF TUKWILA WASHINGTON elk M. 64 `y'S 0 SAS), 40 6 Al ', NWO! tfs G` 20NAL 3/90/09 408 NUMBER 08 -068 SHEET NAME. CV -0 1 BH0 1 OF 2 0 NE 7/4, SEC 15, TWP 23 N , RGE 4E, W.M. AFtg- FI EFS,DE aTE:RUD��nN SCALE, 1" = 20' Dos ONE §,e STANDARD CONSTRUCTION NOTES 7,1, PIMP ro orrowe coossiscros. WNW" W-C451. D-800-42,555. FOP WV. t..../IONS » 91.95. . g.teg_z.sours WORE WARD. 11.29T NW .1, ME 11115FES .PECTOR •T Mr SF.. V C T M COW OF CITY O.VAIT rrvw .cwsmcnw s.. a R iai Ti" I owns moss .0 orsormorso F17.0e WM. LAND. worn.. r4 mars-or-so: 19.41.09 .0 ACCE55 .17.wo rv.nw R,", .... :mA: .weq.v .n RF 9.rs 0704 9L 7107.0 9,99. cormsa PAW F. WOW WO APPRO. NE mono COW. MAN 5.1.1. WNW INE worm., 400.1.5 OrSCVPX0 MAITY FLOW MM. MC Mi.. •. c *pi,' (wf 0.04oKS .S1. IC W. KIWI CA, SS. Mr TWO, NoRSOAr N ro NE mucosa WNW' N. PP WE,. WES NOT NI. LANE COMP, 5 treR0.11115AATZA15. IN AWN, OF Cr. ArlkO071,44=541ST ,..t..,1,4195.,..195. OF NE CRC.. rorownov AND WOW. Savnis. SSO.A511195 OR NE WPM. NA. ARE ,P0.R.G 1ffro?M a ....DEAN 00 APO JA...,...0 9511ARDE OF TOP 5,911. AREAS PCP 1.7e.S. PLesS .1.." PPOK91, 110557155,15 WOW, 55 155 5.1,155.5 0.5915.5 V 21K AVENC ADR. DEPART.. PAW TO .0,1•10 AWCrler 1=2=1! 0 W 0 C cvum�cmi n mn[rtR .ra . .a,,.vd rs [s.uam[R rxu RR 1404004407100 ..,FR , T=,0., »,., ,,.., b » 9AP.7 ors. O,..Q ...AG WON, amass AREAS nur WU. ROA. LIMPAYLD Fee Ns 0An v 11,70. C171,-5,15.59 COVIVACIV. 5 11172C''. w.`»d oiM .WAS w..�, ..�sYn A LW ASW5I PRWER15 WOO WIN 1.19195 ARE PAY RED, IP NE •15. MAD PE.011.0 W NE onronom OF NE NW/NA AYSTAll A. C.A.. 1. WV.. PERIONOIT PEADARES 7. CLASS • ADWAI.T MACADAM ROAD 5 UNDERGROUND UTILITY NOTE B= 33 BLUELINE I roar, SAANALIFP. ISM It Wad L. PV >orNr 1VOIEN WI t 0. LRttRGROUVO 07RI7713 ARE 910115 N 77E AAR00147E LOCA770.. 77H% IS NO GUARANTEE 771A7 ALL U11 17E USES ARE 910AN, OR I757 700004000 JOB v9I4ee a. 93E AND MATERIAL 3 AC5IRAIE. 77E CW7RAC70P 91110 LWLGIE7 ALL 08-068 NLVLI700 PANG HERE CROSSSIG ALTER ERESCES M MVEC7755 0515 AGM 10 7RfN050 M EAG VA7.0V FOR ANY AFE M SONGS- ES ID 0C UWE RE 157155 ACA ATE FR PROTECTOR 07140IFA�7ES ITC RS-0 7 GOVIRACRN SMALL NOTIFY ppEC.,, AT I-R00- 424-S.S.5 ARO ARRANGE FOP FELO LOGOM Of EbSRN'G FAWRES BEFORE COYSRMG Cow x PAY 01 2C133 COMMUNITY nFVFI OPAMENT ;uawaouequ3 Ja e mopeew sseio I:I:I:I :1:1:1: I:I:I:1 :1:1:1: 1:1:1:1 1:1:1:1 :1:1:1: ;ueweouequ3/uoi ;eaJ3 puegaM : 1 :fit: 1 : 1 W : . • ••• • I:I:I:T:•I :I• 1:1:1:1:1:1•1: :1:1:1:1:1:1: :1:1:1:1:1:1:1 ,I 1:1 I:I.' '. 1:1:1:1:1•1:1: :1:1:1:1:1: :I I: :1: :I:1: •1•1:1:1: : 1:1:1:1:1.1:1:1:1:1:1:1 I:I I:I:I:I : "•` 1:1:1•1 I:I: : . 1 1:1:1:1:1:1:1: :I: :1:1:1: -L:I: :L 11:1:i:1: : :1:1:1:1:1:1 I:1 1:1:1: • I: :1:1:1:1 I:I: I:I: hl • I :1:1:1:1:1:1:1:1: 1 I: I I: �1�� /� `* ^ :I:i:I:11I1:1I1 IIII I pl rWM 4J � MWMW�IIIIII/ � COOKE PROPERTY CONCEPTUAL MITIGATION PLAN REVISIONS 0 Bridge to contain (See Cross Section Detai i o regulate hydrology elevations rovided in Landscape /Civil Plans) Wetland creation grad 50• etlon d uffer etlan Wet . awt' ' 2 SNAG MINIMUM 18' DIAMETER AT LARGE END FINISHED GRADE Habitat features to be 20' length (min.) and 12" diameter (min.) Preferred species Red Cedar w/branches intact 9 LARGE WOODY DEBRIS(TYP) 16' length (min.) 17 "diam.(min) Preferred species Red Cedar w/branches intact 15' MINIMUM 0.5 IN. DIAMETER VIRE ROPE (TYPICAL) HORIZONTAL LOG 1.5 CF CONCRETE DEADNAN (TYPICAL) FINISHED GRADE ZAi L5 Cr CONCRETE DEADNAN (TYPICAL) 0.5 IN. DIAMETER VIRE ROPE (TYPICAL) CABLED STUMP 2' (TYPICAL) RECEIVED 'MAY '01 2009 DEVE OPMEMT 0 5 10 15 20 SCALE: 1' =10' SNAG TREE NOTE BASE MAP PROVIDED BYSCHROETERLAND SURVEYING Sewall Wetland Consulting, Inc. 27641 Covington Way 00 +2. Co,ington, WA 98042 253 - 859-0515 Fm 253- 852 -4732 REVISIONS COOKE PROERTY WETLAND CREATION GRADING PLAN Job No A9-100 Designed by ES Drown by AW Checked by Dote: AARON 09 SHEET W2 OF WJ r(TYP) 6" hem (lyp.) Fin shgrede •IlyI.II 71- 11 �11_� Cut a remove burlap hum bop 12 of ball (burlap to be ratable) 212'min Mulch or Merge straw for sptirg planting, wood drips load Top sad • Planting. CONIFEROUS TREE PLANTING DETAIL NOT TO SCALE SHRUB PLANTING DETAIL NOT TOSCALE 2' (TYP.) 11:= ::1I -i= I IIt horn fop 12 remove horn (burlap to be ratable TREE PLANTING DETAIL NOT TO SCALE 6' berm MA) Finish -11 t II- IIII =1f= 2s mot tad (mln) 212'an. Mulch or Merge wooddiq t planting Tea WETLAND SIGN NOTES W 444=1 4�„k =Oral' gaff rrnwpOral'gaffas FOR MOREL NFORMAT7ON CONTACT YOUR CITY OR COUNTY Il l WETLAND SIGN DETAIL MOTTOS ALE PLANTING LIST QNTY PLANT NAME SIZE TREES 22 Westem Red Cedar Thuja plicata SHRUBS Q 24 Vine Maple Acer arcinatum Q 8 Red-osier Dogwood Comus stolonifera 0 12 Hazelnut Corylus cemuta • 18 Black Twinbeny Lonicera involuaa 12 Indian Plum Oemlena cerasifonnis 12 Pacific Ninebatk Physocarpus capitarus O 64 Nootka Rose Rosa nutkana O 23 Salmonbeny Rubus spectabrTi 29 RedEIderbeny Sambua/s racemosa * O 51 Red- 8owerinn Currant Rlbes sangumeum 1q Moak -orange Philadelphus lewis7 • 21 Clustered Rose Rosa pisacarpa 39 Sword Fem Po/ystichum munilum O 40 Lady Fem Athynum Felix- femina (g 18 Servicebeny Amelancher alnifofra SPACING 2 gal. as shown 2gal. as shown 2gal. as shown 2gal. as shown 2 gal as shown 2gal. as shown 2 gal. as shown 2gal. asshovm 2gN assholql 2gal. as shown 2gal. as shown 2 gal as shown 2gal. as shown 2 gat as shown Plug 2 gat as shown 0 15 30 45 60 BUFFER AREA SEED MIX ( buffer areas disturbed during most) 25% Reckon Benlrass Agrestas ala 25% Perennial Rye 25% Idaho fescue Fesbrta idahoenss 25% Red Fescue Fesbsa mina Seeing rate. 3A/1000 sq. feet WETLAND AREA SEED MIX Pw wetland areas) 50% Small- hulled bulrush 25%Slough Sedge Cara obnugta 25% Hardslem bulrush Saps emNs Seeing rates 316r1000 sq. feet NOTES: - PLANTING AREAS SHALL BE CLEARED OF NON-NATIVE INVASIVE SPECIES SUCH AS HIMALAYAN BLACKBERRY. - NEWLY INSTALLED PLANTS MUST BEFLAGGEDWHICH VISIB /L/TYFLAGGING. RECEIVED MAY 01 2009 _ MMUNirr MENT NOTE BASE MAP PROVIDED BY THEBLUEUNEGROUP SCALE 1' =30' T�1IIS. i0 Sewall Wetland Consulting, Inc. 27841 Covington way SE #Z Covington, WA 98042 253- 859 -0515 Fox 253 -852 -4732 REVISIONS a a a LU 4. L Q Job No. Designedbr Drown by Checked by Dote: SHEET OF A9-104 AW AW MARCH09 W-3 W4 N 115 15 f v5 ti p, . u , j p u u ' � iF 5 ggc if u �g a " ri" e. C n g i 1111 !;4! 11 K s � q O a 1 s hill '111(1 �1 a ap . 1 '1 y 3y '9;1g �1q 11 fiIk° a 111111 til e 'iii 1 ai g6! Q #tl� 6 g 1 ^Fr; . ae q 11 sin j ° �& ; f a A. tilit i ,1i F B1 41 z 311 li 14 ag IWj'1 g A Ij Ii IiII;j 75 E @B t�' � 111111 ill [ � a h� a II !WI' 11111/11 B Ieg 5 s °S' ° it 1 `� °;, g B Ili — f g 1 CFFi! [el ik gB Aa ®� 9 E R� II 2�i'�RP e R .,e? �S @ s �� i" I II1II!III!IIhI1EIIIIII!;ii!2 ililitilili III IIII!: 1111'!'!'' S Hi . g li ti' II i [i ll II g 10 ; [ iilliii 9,1 1 11111111 1 i 1 i ; q 1 11 a k. ag 111 Egg �.I d j 111• 1 1 '11 p2 040 'n 0 m n E, - o g gsW a COOKE PROPERTY MITIGATION NOTES x a 4 a gip'+ g" "`p r W u u Bunn C> tin o a U5 �p @. >W >w e w (];l W p Vii:. Ei, i. @ y $§ G N i ? i ig t n. s' [[[t'''' lag IIPIIIIL!uIIIIII • C & C �� O 9 Rp I r'IitIti'iI'tlli'llI'Ii ! I a; � l 1 i i ,. 9; g.� li �t i a l i® 1 t I Zi1I'd a a.4 P �t e° [,, 11S' RE O N w 1111111 %6 a ES' itilili If 4 ' 4 li 0 g a'!-i;' iiIiIi a4 11111 UIIIIE.' � i t S'q 1111111111 1 1 ii 111 hill 11 l's A 1 , tl 1 A Ili I1,[ft , t Rt!j' 01 �a li g 1, li 11 .! i 1 i i I ili $11 ii 11 ii q III 1: II ii it Sc I 4 1 Ili > c w " - c IT = ! ' = 111111 I 554 I 1 4, 8 +1a :.I' hi' *1 a 6 ° .1 a �. � 8' $ °,9 fi' gp 5� [° $r 4 !I' �' � tvt:� °�g� P7 11111i1111 C i a c' . ry i'i(tij ° {1 5 Ill l 09, No I'Ia: ilililipi RAP itii;}jq!i.i it 1 sal 4 Fra all a " t. goe. B1. e. iii R, Iii. - I -! 1 4 , iIiid @ . C g i >E ° 6 W4 CI 10 If i l e 0 2 -E, 6 r i,' REVISIONS A A A p _c .x m r- 0 z c z 111111IIl1011 1111111111111111111111 r1' PRELIMINARY NOT FOR CONSTRUCTION NN4�NII i�119JG'h 1111111111111111 111111111 Nl��i�Nl �G GPI F 9 EXTERIOR ELEVATIONS COOKE CREEK MEADOWS Tax lots #7340600982 & 7340600983 Macadam Road Tukwilla, WA 98497 DESIGNS 1 northwest ARCHITECTS dosignon : wm YO°f px°4 m. - hoped, tl °°1l M ° 4 .ff mw.. -, of la*. A/D '1--oc:A, /sr- Ft_ " ,15 RECEIVED MAY 01 2og Fir • • 1o99rg iV Nif4P41,11 S L (*J yvi,etZ NEar ATPLIM WI (li TI2oi I�IQU IN�P- -tor W<u. • ��:i:��x�l' a. airy;`^. �` �'�•,i3tilfil�ea "fit`i�ii�: %s "' . o 1C1 RECEIVED 41."---/L°" 41."_,,o„ MAY 01 2009 COMMUNfTY DEVELOPMENT TO: • City of Tukwila Department of Community Development Y)-Soc) File Numbers L09 -013 L09 -012 E09 -001 LAND USE PERMIT ROUTING FORM Building Public Works ire Dept. Storm Water Engineer Envrionmemtalist Project: Cooke Creek Meadows (Cottages): Design Review, SEPA, Wetland Buffer Reduction Address:13325 Macadam Road South Parcel: 7340600982, 7340600983 Date transmitted: 4/2/09 Response requested by:4/16/2009 Staff coordinator: Stacy MacGregor Date response received: 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 A subdivision or short plat will be added to the project in the near future after general lot layout is approved. 4. CSI --de re i -< I"; rcal;us. pia nS skoW a )D.S -. rctol; (PIeave re -9e, fo Prow o h4,d au+. ) 3c4 Pro 02_ nth_ �o iNns de- 1-ur�,h di a+e� +t - 4O1 /vtaca�y•• I (. I ro,sc < a ivacier 0%00%; lAS',1;3`/ o:.14-r,ti us- +o Coy. ,r,., coLeq-c.-ie "';'-e -Flog.) - f /T -Aye tiyd J ; 4o S-e_ LA-k.0 -, 150 , o 4 1 I Sfrvt,- 1-c.' -eJ it/;4' h o po 4-i- o 1`l r �c4 tv z /v1 �� w✓1 I-0 ho-I- Is o/o . tied i'� Y`P9vt� -v+ "` S(9�� PCi�OOL�., VfSC✓ -L Prot/t - 4•,1. lam' deep X ykw∎o� rQ.�e av-ea. Le (.4.4 owS '1 Or 5Ktx, •.dt Iu d , 4cleJS Plan check dater (Attach additional comment sheets and/or support materials asneede Comm t rep1ecl by: s I Update date: Citiwire.net » Let Clean Waters Elow • issue, and sets up a special water office in the U.S. Agency for International Development. Page 3 of 3 What American officialdom hasn't noted, says Blumenauer, is the immense opportunity a strong U.S. global water policy can be: a nonideological way to benefit needy world citizens, bolster economies and sustainability, regardless of peoples' gender, nationalities or faiths. Indeed, it's not just a nice idea but imperative the United States take a global leadership position on water, underscored the influential, Washington -based Center for Strategic and International Studies in a major declaration announced March 18. Former Senate Majority Leader William Frist (R- Tenn.) and Coca Cola Chairman E. Nevelle Isdell spoke championing the cause. Washington's been looking for a unifying bipartisan issue. Maybe this is it. Neal Peirce's e-mail is npeirce @citistates.com. For reprints of Neal Peirce's column, please contact Washington Post Permissions, c/o PARS International Corp., WPPermissions @parsintl.com, fax 212- 221 -9195. For newspaper syndication sales, Washington Post Writers Group, 202- 334 -5375, wpwgsales @washpost.com. « Message to President Obama: Do Not Forget the Suburbs Welcome to Citiwire.net — March 27, 2009 » http: / /citiwire.net/post/811/ 03/30/2009 Fire Department Access Road With Cul -de -Sac Turn -A -Round U.F.C. Division II Sec. 10.201- 10.206 City Ord. #1632 SCALE: 1/16" = 1' • • City of Tukwila Department of Community Development File Numbers L09 -013 L09 -012 E09 -001 LAND USE PERMIT ROUTING FORM TO: ,� Building Public Works Fire Dept. Storm Water Engineer 0 Envrionmemtalist Project: Cooke Creek Meadows (Cottages): Design Review, SEPA, Wetland Buffer Reduction Address:13325 Macadam Road South Parcel: 7340600982, 7340600983 Date transmitted: 4/2/09 Response requested by:4/16/2009 Staff coordinator: Stacy MacGregor Date response received: 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 A subdivision or short plat will be added to the project in the near future after general lot layout is approved. /71 4110/A,, Plan check date: Comments prepared by: additional comment sheets an su support Update date: (Attach a dfo pp materials asneede Citiwire.net » Let Clean Waters ow Mission Authors Subscribe Archive Let Clean Waters Flow NEAL PEIRCE / MAR 26 2009 For Release Sunday, March 29, 2009 © 2009 Washington Post Writers Group • Page l of 3 Search... In a first -ever pledge for American presidents, Barack Obama in his inaugural address included a promise to the world's poor nations— "to work alongside you to ... let clean waters flow." The moment is an acute one as the world faces "water bankruptcy" as threatening as today's financial meltdown. The World Economic Forum, known for its annual meeting of business elites in Davos, Switzerland, is reporting that 2.8 billion people already live in areas of high water stress, a figure that could rise to 3.9 billion —over half the globe's population —by 2030. "We are living in a water `bubble' as unsustainable and fragile as that which precipitated the collapse in world financial markets," reports the Forum. It sees the world on the "verge of bankruptcy" in water supply. Already, some 3 to 6 million people —the vast majority of them children, especially in Africa and the Asian subcontinent —are losing their lives to diarrheal and other waterborne diseases each year. A child succumbs to such diseases every 15 seconds. Overall water - related diseases (including dysentery, trachoma, guinea worm and malaria) kill more people every month than did the South Asian tsunami of 2004. Unsafe drinking water, reports the leading advocacy group, Water Advocates, also causes 4 billion debilitating bouts of illness worldwide annually. The scourge falls heaviest on women; in developing countries they can spend up to 6o percent of their day on treacherous paths to find water —and even then often see their children fall ill. The burden of finding water leaves them no time to find work or gain an education. That, in turns, raises a major population control issue: "Mothers who fear death of their children bear more children in a desperate race against the odds," notes Sen. Richard Durbin (Ill.). http: / /citiwire.net/post/811/ 03/30/2009 TO: • City of Tukwila Department of Community Development File Numbers L09 -013 L09 -012 E09 -001 LAND USE PERMIT ROUTING FORM Building public Works 01 Fire Dept. Storm Water Engineer Envrionmemtalist Project: Cooke Creek Meadows (Cottages): Design Review, SEPA, Wetland Buffer Reduction Address:13325 Macadam Road South Parcel: 7340600982, 7340600983 Date transmitted: 4/2/09 Response requested by:4/16/2009 Staff coordinator: Stacy MacGregor Date response received: 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 A subdivision or short plat will be added to the project in the near future after general lot layout is approved. (1) Secct ,4t_. Pig.* ttapJ (1—°1 —(42) N't s .ti6$ G t i z) N RtvIEW (Loq - 013' vhbeTs PvBUc bus Pvtwc REav/REot li/oikkg AEaviREirEikefS (3) 5(-FA (E 09 -ooi j /6E1s P4uc REc;mltE.oytf -rrIls (5E. A 15144_1) COl$t$ ,JTS) OPlan check date: Comments prepared by: Update date: (Attach additional comment sheets and/or support materials asneede • (5) Development must provide amenities to enable a high quality pedestrian experience (retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and ligh)ing, -14pl 0a) patnpossn lln pun alp fo apts gona uo pal 00Z .rof pdntapuvi al.rnru .caWna rj2iq tCivuu1p.ro alp ruo. f'spuatxa goyim na.rn puvidn alp 'swung (� 4a t '%j `gn617 �la� 6iP09 1; O jt o i d.T� /7 �s�� .i�mlL area affected and sfino 0 Ij s � � i8es a aftailY'sk st i 8140th S r 7 - ` 1 ` atA�a� ,psi ,1 e - . i n the (0 wesstsii a 0 Avenue Souflli between S. 146 and S. 14' shal . e exclude from the overlay •' \ - - ited for higher i rtensity development. The LDR -zoned property north of S 144th hall be designated a Comme' ia1 Redevelopment Area and if redeveloped /as part of a p .oject in the overy district, w6uld be permitted to apply the uses and standards of the adjacent commerc ial district (18.60.060). The main. impact of the cl very litt new developme underuti.ized parcels such a building with residential above is that we would see ne 's district for the p les lots would oor co lopment. There 1 as been years. Vacant ots and y to redevelop to m xed -use Some older apartm6nts may 1. be replac ed with new mixed use res . sv• ercial. The mos visible impact would be taller height of 45 feet would increase to stepping back of buildings adjace mechani; ms to prohibit tena requirement will not have project e ;onomics more v the NCC zone (the current maximum ould be mitigated with the .equired use the eligibility criteria include hoods, the reduced parking od, although it m kes the in the, impact in the With les.; parking provided and a requirement for shared car parking (Zip Ca ), there could be , fewer automobiles, /aid a greater focus on transit.\use. Requirena ;nts ,for. s,,-;,, . ;'.1 L%3k'" eletr an frieridl rfeatuies•'Sl{otild resultgrl better'',desigri and added ec' `i j-`''" 's�` ' -. �r -.. , 'ti / � � � iS f� j' f � c� / �i `75•x• •y 1..,,, • ; - ((8),,An� lanationy.of,why �a- tesurrent. Auxin ehen ive �p'lan or devel ei� pul'a" ions tipsak�� °'��o�(tsautlaiotis atoms asatl t tun pawioosse fieSpit gr � min •� e T�ns� e'p a E 3 a ° agc�°�'fti twifa Eter a�fionaiPI u yard <_ edl me�TEanlrnaTic�ieo >Pi1et' "alton °�TM�viQausinerna ro a�o, rd .a puooas.lTacP oT�no��d ov� °c�is��i I #m 'i��sali3e-�@v o men " lions prron C-.� saptn a o for �e • iiiene ai Wea, I ii tWegRATFAAP P�� IR Flo % %hPai R If% the Tukwrl . .r i JGil ye.R.enM Jo satpoq SO4 a .toJ (auoz auijoiogs) uortoTpsunr atnlaiotis rustic s swatutuano2 woo' Imp sa.nnbaa (mss) lov luatuaSuur � auTtaiogs ate, The current development regulations regarding maximum building height and minimum parking requirements place emp11611.4alifik AIfd TrdiiZll}GS)2f attinalifOliffesigTuid for ZaEd W i2oad amseyJ auflaaogs a papuauttuooau pued ifaospspd aupaogs 3 000Z/5 T/£ `+Sr MEMORANDUM www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Stacy MacGregor, Assistant Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: April 10, 2009 SUBJECT: Cooke Creek Meadows (Cottages) 13325 Macadam Rd. South TL nos. 734060 -0982 / 734060 -0983 Public Works requires the following to be constructed / installed and inspected; prior to recording of Short Plat /Subdivision. Water District 125 1. Install water service lines from water main within Macadam Rd. South to new water meter boxes. Install water meter boxes, water main for new fire hydrant, and new fire hydrant within on -site turn- around. Comply with all Water District 125 & City of Tukwila Fire Department requirements. (Water meter to new Buildings will be part of Building Permit(s)). Valley View Sewer Dist. 1. Install / construct sanitary manhole(s), sanitary sewer mains, and sanitary side sewers within Macadam Rd. South and on -site. Comply with all Valley View Sewer District requirements. City of Tukwila 1. Install / construct half - street along / within Macadam Rd. South to include; street paving portion, curb /cutter /sidewalk, driveways, streetscape, signage, and possible street light. All as part of the City of Tukwila Public Works Permit. 2. All stream crossings require written hydraulic project approval from the Washington Department of Fish and Wildlife (WDFW). The Applicant shall design and install all stream crossing elements to withstand all loading, erosion impacts, hydraulic forces, and to remain water tight and free form changes in alignment or grade. Page 1 of 2 0 • 3. Install power vault with conduit only (no wire required) as part of the City of Tukwila Public Works Permit. 4. Gas (PSE) will make tap with stubs to lots only (meters installed under future Building / Mechanical Permits. (PSE under Franchise Agreement) 5. Seattle City Light under Franchise Agreement. Install power /phone /cable within joint trench. 6. The applicant shall apply for a Public Works (PW) type `C' permit for approval. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement; for work within the Public Right -of -Way. 7. All utilites including power are required to be underground, per City of Tukwila ordinance. Page 2 of 2 Page 1 of 101( Stacy MacGregor - Re: todd smith From: Sandra Whiting To: Stacy MacGregor Date: 02/10/2009 10:26 AM Subject: Re: todd smith The wetland receives some overland flow from the slopes to the east. We would not want to divert all of that flow somewhere else, or the wetland could be negatively impacted (as it apparently already has been by upstream development - reduced water supply compared to historic conditions). So, in general it would be good to route some stormwater runoff through the buffer and into the wetland via some kind of infiltration system along the upper edge of the reduced buffer. It would have to be done in such a way as to avoid erosion, de- stabilization of the slope. Generally only treated stormwater (that meets current water quality standards) can be discharged into the buffer, but untreated roof drainage might be ok, depending on what the roof material is (we probably don't want 3 -tab roofing to drain into the buffer without treatment because of potential organic compounds that could attach to fine particles). Any area disturbed in the buffer would need to be planted with native vegetation appropriate for the hydrological conditions. Hope this helps. Sandra »> Stacy MacGregor 02/10/2009 10:13 AM »> Meet with Ben Rutkowski of the Blueline Group on Proposed Cottage Development. Ben called me about questions he had concerning drainage. It also sounds like he would like to talk about stream buffers as well. The project is located south of 133rd and on the west side of Macadam. Ben will send an agenda and once I receive it I will forward it on. - Ryan file: / /C: \Temp\XPgrpwise \49915641 tuk- mai16300 -po 10017833311296C 1 \GW } 00001.H... 02/10/2009 Stacy MacGregor - Fwd: RE: Property Dev. From: Minnie Dhaliwal To: Jack Pace Date: 01/13/2009 12:43 PM Subject: Fwd: RE: Property Dev. CC: Stacy MacGregor Page 1 of 12 3161 Jack, This is for your meeting at 3 pm today. Some of the concerns that Todd Smith would like to discuss with you are listed below in his email. Minnie »> "Cooke Riverside" <cookecottages @q.com> 01/09/2009 11:35 AM »> Let's do Tuesday 1/13 at 3 PM. Questions:. Finding a position or strategy to improve Macadam road south of the 133 street bridge. Wetland degradation and enhancement. Tree permit parameters and how can I combine the additional trees to get credit for large trees that will eventually be removed from the property during development. Zoning for future Cottage communities. Under these trying economic times what kind of benefits or incentive would the City be willing to consider if I am willing to build 5 star Green Built with Solar panels for electricity and hot water to include capturing 80 -90% rainfall on site. Todd Smith., CEO Cooke Riverside Properties, LLC. PO Box 97193 Tacoma, WA 98497 253 - 691- 8191 Cookecottages@q.com www.cottagesnw.com From: Minnie Dhaliwal [mailto:mdhaliwal @ci.tukwila.wa.us] Sent: Friday, January 09, 2009 8:42 AM To: Cooke Riverside Cc: Stacy MacGregor Subject: Re: Property Dev. Todd, Let me know when you want to come in. Tue (1/13) and Wed (1/14) after 3 pm and Friday (1/16) afternoon work best for us. It would be helpful to know your exact questions prior to the meeting. file: / /C: \Temp\XPgrpwise \496C 8C8Btuk- mail6300 -po 1001783331125761 \GW } 00001.H... 01/13/2009 1ST SUBMITTAL 03/31/09 • 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 } PUBLIC 2t a HEARING DESIGN REVIEW APPLICATION FOR STAFF USE ONLY Permits Plus Type P -DR Planner:' 1- C.L-( M. ,,cR__ File Number: LOq _ OI 5 Application Complete (Date: ) Project File Number: ; EO& ) 23 Application Incomplete (Date: ) Other File Numbers: i.X� -Da. Lose' - -0(.0S / O'i -Obi /J NAME OF PROJECT/DEVELOPMENT: C��o{c-�, C4-ei Nc-c'c- crl,v'S LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. / 3 3 a. 5 /11A. . LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 7 3y DEVELOPMENT COORDINATOR: 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. 1 te-7.1( / %r 57 & -/ Name: Address: / '7/c. 3 2 PI /Vi Phone: ,2-' S g l 76, E -mail: C. aitcller 5 _S Pvvii-rn ;54 FAX: CCf 1C'L Signature: -- P: \Planning Forms \ Applications \ BARApp- 6- 06.doc Date: '17 December 4, 2006 Cooke Creek Meadows Proposal for De OlPri Review r,�.i.�'i Si Cooke Riverside Properties is submitting for your design review a clustered or cottage housing development at 13325 Macadam Road S. through Tukwila's Housing Options Ordinance. We offer a fresh choice for people seeking a high - quality, `not -so -big' home and a renewed sense of community. Housing ordinances have had to change in the Northwest to allow a more innovative approach to NW living. Sustainability, energy efficiency and diversity of design will be hallmarks of future changes. An important aspect of the project is that the automobiles are of tertiary nature thus they have been strategically placed out of view of the community and its main open green space. Parking is placed below house foot print to minimize lot coverage, providing 18 garaged stalls for 9 small houses. Almost half the houses are pedestrian access only which maximizes the open green space. Air, light and water quality are paramount to the sustainability of a community along with design. The Buildings will be constructed using Green technologies while the interior space will promote a healthy atmosphere by using non -toxic materials, passive energy operating features, natural lighting and using solar technology where possible. Building to the future, the site storm water runoff will be naturally collected on site and drained on site. We will capitalize on the northwest's abundant supply or water to hydrate the soil, and bio- filter this water using rain gardens and a Zen structured flowing stream conveyance system as it travels to a dispersion system to help charge Cooke Creek Wetland. A wetland creation is proposed to widen existing low functioning wetland to improve hydrology, increase bio- filtration, enhance pollutant removal and maintain water on site during rain events to help downstream flooding issues. We give special prominence, and extraordinary architectural quality to our open spaces and meadow which contains a salmon rearing creek and the lovely enhanced and enriched wetland. This relationship is not of the past but seeks cooperation for the future. As evident in documents you see that we created a thriving, efficient, sustainable artistic community that cares for and preserves the natural environment for ourselves and generations to come. This development will increase the choice of housing styles available in the community. It will promote housing affordability and ownership by encouraging a smaller and more efficiently designed home. Our design is a high quality site through architectural and landscape elements and Civil Engineering enhancements. Cooke Creek Meadows has taken a great deal of forethought to create an atmosphere valuing individual privacy and providing opportunities, for social interactivity and community life for adults, children and seniors, that promote common values and shared responsibilities. I believe this project will stimulate innovative housing designs that improve the character and sense of community in Tukwila. Civil Engineering: The site will utilize Low Impact Development (LID) features to reduce the amount of storm water runoff leaving the site. These features include: open channel conveyance runnels (vegetated swales) in lieu of pipe systems where feasible; rain gardens to collect and detain /infiltrate standing water; pervious pavement to decrease the impact of roadway runoff; and dispersion trenches to provide overland flow through the wetland buffer vegetation. These natural features will re- introduce groundwater back into the surrounding vegetation. Thank you, Cooke Riverside Properties, LLC. Todd Smith, CEO PO Box 97193 Tacoma, WA 98497 STATE OF WASHINGTON • • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan tukwi la. wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. 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, enginegs, contractor or other representatives the right to enter upon Owner's real property, located at t '3 3 a S M& C.cc fL S: 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. EXECUTED at Z.ctk�,t (city), W i4 (state), on Print Name Address Phone Number Signature 11 /C , 20c1_ To 3711+1'‘ /33 .n 4. (2c3-q Jr1611 On this day personally appeared before me 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 (y 1' DAY OF �° /Mk/ , 20 al Notary Public State of Washington RQBERT A MCBRIDE My. Appolntment Expires Apr 15.2008_ on NOTARY PUBLIC in and for the State of Washington / residing at ant�Ys / . LA. f L», 7 f k� My Commission expires 4"-$- '° 0 P: \Planning Forms \Applications \SEPAApp- 6- 06.doc December 4, 2006 3/3 /chi Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows 1. Meets the goals of the program, as set forth in TMC 18.120.010. The goals of the Housing Options Program are to: a) Increase the choice of housing styles available in the community through project that are compatible with existing single-family projects; This development will increase the choice of housing styles available in the community. Our design is a high quality site through architectural and landscape elements and Civil Engineering enhancements. Cooke Creek Meadows has taken a great deal-of forethought to create an atmosphere valuing individual privacy and providing opportunities, for social interactivity and community life for adults, children and seniors, that promote common values and shared responsibilities. The Buildings will be constructed using Green technologies while the interior space will promote a healthy atmosphere by using non -toxic materials, passive energy operating features, natural lighting and using solar technology where possible. b) Promote housing affordability and ownership by encouraging smaller homes; It will promote housing affordability and ownership by encouraging a smaller and more efficiently designed home. Our focus is not making smaller houses, but makes them more functionally efficient with less unused space. Furthermore, we have incorporated the private space required by the ordinance into an inside /outside space. Providing the resident, in essence, more useable space and increases the quality of living space. c) Stimulate innovative housing design that improves the character and sense of community in a neighborhood and can serve as a model for other areas; I believe this project will stimulate innovative housing designs that improve the character and sense of community in Tukwila. As our site design indicates we provide inward radial focus on the central open spaces with more space between some houses than required. The public and private are defined with large covered porches facing the open spaces reinforcing the sense of community with private spaces which flow from inside to our face the view and sun. We also use water as a prominent feature including the onsite wetland as a positive therapeutic garden amenity. An important aspect of our houses is their ability to gather heat and light from the sun. We used an innovative solar tower, which includes a Tromb Wall, that collects solar rays from the south and west side of the building. The Tromb Wall is used as a ventilation tower, because of the designed air passage within the wall, improved heat storage, and human conveyance system. We have provided shading to redirect the sun's rays when heat is unnecessary. When cooling is necessary we provide for natural ventilation by allowing heat to escape via upper level windows. The House design includes a basement and storage area we chose area to provide cool air to reduce the temperature. All these features have passive elements that require little if any carbon energy. Mainly by opening and closing a window, door or vent the system shall work as designed. d) Develop high - quality site, architectural and landscape elements in neighborhoods; This site unlike other similar project should be viewed in a holistic sense. The automobile is a tertiary element to the design. This in turn promotes the quality of life within the community. Design Review Criteria: Cottage Housing Dev. Coo* Creek Meadows. 9 9 9 Carbon flows east-west via the driveway between the trees of the wetland and Macadam. This allows the community to enjoy air of the cleaner variety. Water is an important commodity. Our Landscape Design uses and moves it in a Zen fashion through the community for all to enjoy its essence. This wetland is designed to hold between 1800SF to 2000SF of water during heavy rains. Because our Weir element it should also function during low water levels. Building to the future, the site storm water runoff will be naturally collected on site and drained on site. We will capitalize on the northwest's abundant supply or water to hydrate the soil, and bio- filter this water using rain gardens and a Zen structured flowing stream conveyance system as it travels to a dispersion system to help charge Cooke Creek Wetland. A wetland creation is proposed to widen existing low functioning wetland to improve hydrology, increase bio- filtration, enhance pollutant removal and maintain water on site during rain events to help downstream flooding issues. The rain gardens and the wetland will filter and hydrate the ground providing a more beneficial environment for humans and wildlife. e) Provide a greater variety of housing types, which respond to changing household sizes and ages (e.g. retirees, small families, single - person households) and provide a means for seniors to remain in their neighborhoods. Air, Tight and water quality are paramount to the sustainability of a community along with design. The Buildings will be constructed using Green technologies while the interior space will promote a healthy atmosphere by using non -toxic materials, passive energy operating features, natural lighting and using solar technology where possible. All elements seniors regard as elemental to their well being. We give special prominence, and extraordinary architectural quality to our open spaces and meadow which contains a salmon rearing creek and the lovely enhanced and enriched wetland. This relationship is not of the past but seeks cooperation for the future. As evident in documents you see that we created a thriving, efficient, sustainable artistic community that cares for and preserves the natural environment for ourselves and generations to come. 2. Complies with the Multi - family, Hotel and Motel Design Review Criteria stated in the Board of Architectural Review chapter, Design Review Criteria section of the Tukwila Zoning Code (TMC 18.60.050 -C). MULTI- FAMILY, HOTEL AND MOTEL DESIGN REVIEW CRITERIA 1) Site Planning a) Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single-family structure 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. • i • Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows Our building siting will be integrated into and blend harmoniously. The recent built houses 300' south of the site have several driveways and street fronts. This site will have two access points one for house #1 and a private driveway for the 8 other houses. The street frontage will be gardenesque, as our Landscape design indicates. From the street house #1 will be 2 levels with garage. However, #2 will seem like 2 levels because its eastern private space will architecturally hide the basement. b) Natural features, which contribute to desirable neighborhood character, shall be reserved 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. We will be maintaining and improving the existing wetland, maintaining trees and improving in large buffer area between the creek and wetland. While some trees in the house area will be removed, this provides the opportunity to plant new trees and shrubs that will be more harmonious and more numerous within the new house area. They will be sited and selected to provide shade, color, and symbiosis with their surroundings. The large rhododendrons will be transplanted to more suitable locations within the site. 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. As our site plan indicates the streetscape will be the best along Macadam Road within 500' north or south. We have included 3 pedestrian entry points as well as access to the individual houses from the garage. The private driveway is 24' wide includes a 45' turn- around with lighting and monument at entrance. The Setback area up to the promenade is landscaped with a rain garden running down to the base. Rain water eventually drains to the storm water system after hydration and filtration occurs. 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. The fact that the automobile is a tertiary element to our project makes it a high quality development. Furthermore, from the driveway one sees a three story building where as from the public space, the Promenade one see two stories and no cars gives people the visual emphasis on people and their adobes. The walkways are landscape to provide pleasant visuals as to what to expect when entering the community. e) Vehicular circulation design shall minimize driveway intersections with the street. We have designed the driveway to increase safety and decrease visual problem reducing risk. 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. The perimeter will be fenced with plantings of trees and shrubbery to improve the transition between adjacent properties. Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows 9 9 9 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. This community is situated on a small space. More importantly 1/3`d of the property is dedicated to wetland improvement and 60% of the site is open space. Thus a goal of this project is individual residential privacy. First reviewing the site plan it is evident that of the nine houses no house directly looks in on another's front door. Between houses we plan to limit the number of windows reducing exposure. Last is the keynote private space individually tailored to each house characteristics providing barriers and landscaping to increased privacy. h) Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas; Parking is an elemental feature of this site. Using the natural contour of the land to hide the automobile and garage, we are able to cut the garage into the hillside and completely hide them below buildings. It is essential to the quality of life for cars to be out of sight and out of mind from the public promenade, so is designed into the site grading. While most cottage communities call for one garage our community has 2 garages for every house. Tukwila's cottage communities' two car garages are a prohibited luxury. Our community takes it one step up as 5 of the 9 house have 2 car attached garage as their basement. i) The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long -term structures. All nine houses are two stories of living space. To reduce the impact we have reused the earth removed while excavating and distributed it over the site to berm many of the wall using the earth to insulate the houses. Thus from some vantage point one visualizes a one story house. By building creative two story homes we maximize the value of the lot reduce the bulk and provide a more useable interior space. 2) Building Design a) Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. Building design for this project is characterized as a Modern / North West blend with detail and natural materials. The relationship to surrounding neighborhood is considered but not mirrored. Since very little development can be seen from the Southwest, West, and North directions, we are working with the natural features as an overriding element. 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 that 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 nonconforming structure's anticipated permanence. IP• r Design Review Criteria: Cottage Housing Dev. Cooke Creek Meadows The buildings are of low scale as intended with a majority of the view being of 1 % story house from the primary site and from the south. Otherwise we are below the height limit. 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 buildings have multiple materials, textures, overhangs and windows / doors that are composed on each building elevation to create a well balanced building elevation. We also are composing passive heat features solar features with window atriums as an integral part of the building design. d) The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. Overall building colors will work with the natural environment, using as many earth tones and natural materials as possible. These materials will include stone, stained wood and metal panels working with their natural color amenities. 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. Each building has a unique foot print that allows variations of 3 floor plan types. We will have designs that provide the sense of individual expression with different materials and shapes while at the same time provides some common elements that tie together for the sense of community. 3) Landscape and Site Treatment a) Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. Grading has been reduced in the amount of imported and exported materials and to blend the topography with the adjacent properties. This project is taking a soft approach to grading. However we were unable to save any of the significant trees. As mentioned previously larger shrubs will be transplanted where possible. From the street, the houses will be screened with dense new tree planting and a blending of shrubs common to the area. 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. • Design Review Criteria: Cottage Housing Dev. Cole Creek Meadows The rain garden approach to drainage greatly enhances the central vista to the wetlands. It is the focus of the common space. Terraces and drain pools within the rain garden are landscaped to provide private spaces. Trees are strategically placed to focus views while screening the buildings from each other and to soften the architecture. The trees are also located to maximize the best solar gain. Fences are not used, instead the use of formal hedges and informal evergreen plantings are created to provide outdoor privacy for each individual home. 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. Our approach to having several homes without direct automobile access is unique. In our design the car becomes Tess important and the pedestrian experience enhanced. We will have different paving surfaces for driving and walking. The walkways are enhanced in texture, scale and with plantings. The main walkway extends thru the wetlands to Macadam Road without automobile crossing. An elevated central terrace with outdoor cooking, pedestrian bridges and an open grass field are part of the pedestrian experience. d) Appropriate landscape transition to adjoining properties shall be provided. Privacy screening has been provided to soften the interface between this project and the adjoining properties. 4) 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. There are no miscellaneous structures on this site. b) The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. Yes the use of these features is extensively utilized on this site. But we have not used it for screening service yards but to enhance the private space between houses, insulate basements and attractive dimensional perspective to our common spaces. 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. This facet of our building may not be possible. One of our goals is to provide Independent electricity using photo voltaic solar flat panels to the roofs, possibly enough panels to provide 27KWH of energy. This array of flat panel mechanical equipment is impossible to hide. Furthermore, the benefits to the residents and the community far outweigh any dilatory effects it may have. 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 Design Review Criteria: • Cotta e Housing Dev. Coot Creek Meadows 9 9 9 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. The Landscape lighting is appropriate to pedestrian scale. The use of small low voltage lights casting light only on the walkway and an occasional shielded up light as a way- finding element in the landscape. Lighting of the driveway will be provided with building attached lights which illuminate only the pavements and are not up- casting light. Energy consciousness and safety are of utmost importance. 3. Additionally, Housing Options Decision Criteria TMC 18.120.050 C3 includes that the project: Demonstrates the following: a) The proposal is compatible with and is not larger in scale than surrounding development with respect to size of units, building heights, roof forms, building setbacks from each other and property lines, parking location and screening, access and lot coverage. The site directly south has an exceptionally large rectangle two story building that is currently used as a rooming house. The 3 houses on the site directly north are 1960's houses, some without code acceptable foundations. To conform to these standards is unacceptable. Our goal is to exceed the 2004 building standards. Building homes with more tasteful lines removing the boxy look with an eye towards energy efficiency and earthquake resistant. Our goal is to be the template which future cottage housing communities wish to emulate. b) Variety is provided through a mixture of building designs, sizes and footprints. There is a certain commonality and differences to our homes. Five of the nine houses have garages and three stories, while 4 are only two stories w/o garage. Six of the homes will have good solar aperture making them ideal for solar heating and electricity. One home is distinctive in itself as it fits at the end of the driveway. The sizing is similar 8 units will be 1500sf while 1 units is 1000sf all having unheated storage capacity from 120sf to 250sf. As the design layout indicates there are 4 different footprints. However, much of the changes are elements within each unit. c) The proposal provides elements that contribute to a sense of community within the development and the surrounding neighborhood by including elements such as front entry porches, common open space and /or common buildings. This facet of these houses is paramount and hopefully will set the standard. All nine units have a front entry that includes a porch that is within an elevation of 5' to one another. All the entries are adjacent to the promenade common space. No front entry overlooks a roadway. No front entry looks towards another while being a good neighbor is easily attained. All the units actively use their private space as if it were an extension of their home. I believe the promenade will entice residents to leave there houses on sunny days and evening to enjoy their surroundings and the elements of the promenade. Any proposed Type 2, 3 and 4 modifications to requirements of the Permit Application Types and Procedures (TMC 18.104), other than those specifically identified in TMC 18.120.020, are important to the success of the proposal as a housing options project. Design Review Crit• eria: Cottage Housing Dev. Cote Creek Meadows 9 9 9 COMPREHENSIVE PLAN POLICIES (may not all apply to this project) 1. Community Image — Goal 1.6: "Residential neighborhood physical features that are "small town" in character." - Lawns, trees, and low -scale fences in front yards - Garages located toward the rear or side of the lot -Front porches and sidewalks that allow interaction between neighbors Lawns are an expensive element of any site. They use more resources than say a rain garden. Lawns will be used in the main open space and some terraces. They will be minimizes as part of any lots landscape. Sidewalks will flow through and down toward the large wetland. The slope of the walkway is set at 1:12 to allow for access to wheelchairs. Several of the homes could accommodate wheelchair accessibility if a buyer so wishes. We will be adding numerous trees as our site plan indicates one because they are attractive and two they produce a healthy environment. Fences in the front of houses are a barrier to neighbors. We will use natural landscape materials such as stones and low level shrubbery. By providing and hiding garages under houses we provide more open space, cleaner air, and a powerful promenade. These would be unable to attain using the prototypical model suggested. 2. Housing - Goal 3.2: "Continue to provide the City's fair share of affordable housing." a) Encourage a full range of housing opportunities for all populations segments by actions including, but not limited to, revising the Tukwila development codes as appropriate to provide a range of housing types. - Allow limited demonstration projects such as clustered or cottage housing. Affordable is an allusive term. Yes, we are providing affordable housing for Middle America. A union worker in the highly skilled trades or professionals in and around Seattle will be able to afford these houses. Our heating and cooling expenses will be cut in half what most house cost to run. This savings a prudent person would reason should be a cost benefit of a better house. Thus you can pay today or pay less tomorrow. 3. Housing - Goal 3.4: "A full range of housing for persons in all stages of life ". a) Develop housing design standards for special populations that reflect the different demands generated for their different types of housing, such as increased inside - recreation needs (3.4.1). We don't intend for the wetland or promenade to be used as a soccer field or similar endeavor. There is a wonderful Community Center less than a mile north that provides for inside and outside recreational needs. There is also easy access to the interurban trail for other outdoor activities. This element is addressed in our house designs. All units have a large room and full bathroom on the main floor. Thus residents that are walking challenged will not be force to leave. The homes will accommodate 2 or 3 bedrooms to accommodate several family members. • Design Review Criteria: Cottage Housing Dev. Coo Creek Meadows 9 9 9 Coot 4. Residential Neighborhoods— Goal 7.1 Neighborhood Quality: "Urbanization and development that fosters a sense of community and replaces lost vegetation and open spaces with improvements of at least equal value to the community." a) Maximize neighborhood quality through City actions that help define the City and neighborhoods as specific "places" (7.1.1) -High quality public facility and private development design for neighborhood quality. - Provide infill assistance for short plats or smaller developments. These are lofty statements but I have no idea how to respond to them. 5. Residential Neighborhoods— Goal 7.6 Private Sector Development: "Residential neighborhoods with a high - quality, small -town, pedestrian character." I have addressed this earlier. Oddly I wonder if the people writing these goals ever lived in high quality, dense urban area. Small town atmosphere is not King County and will never be attained. I on the other hand have lived on Houseboats on Lake Union for over 15 years. I was an early member of the first Houseboat Association in Washington State. This is the type of community I plan to develop on dry land. The Promenade is the walking deck between homes that flows to the wetland area which is similar to the lake. A symbiotic relation develops between humans and nature. There will be no physical barriers near the entrance of homes. Hopefully there will be a sense of peace and sensitivity that only develops from the natural elements that make this a community. 6. Ensure that residential development reflects high design quality in harmony with identified, valued natural features and with a small -town orientation (7.6.2). Addressed this earlier 7. Support single-family residential in fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable, and /or diverse housing. Addressed this earlier 8. Encourage single-family residence design to foster a sense of safety and security. Interesting you added this element since much of Tukwila does not seem to have a sense of safety and security. Oddly too is the fact that the Interurban and Macadam corridors have the lowest crime rate in Tukwila. This site plan, because it has elements of Houseboat living and inward focus will foster a safer environment within this community. My opinion is based on anecdotal evidence the people are the community for this site and tend to look after each other and their well being. 5a5 45? ( EN FEET ) 1 Loch = 20 ft. , 442 x 51 ...... x 518 WEST 262.07' , 5f TAX LOT 7340600983 wetland de!in eat ion line (Wetland flagging done by others) ) I r' .9 CL swale 0'A 54.1 Wetland A ne 717 s.f. ' . 55•1 wetland debneatiop Ine_✓ (Wetland Logging' done by others) EAST �... __. .. N90'00'00 "E /f '2 o 4_4 2000' xw = ®5�9 LEGAL DESCRIPTION TAX LOT 7340600983 THAT PORTION OF TRACT 63, PIVERSIDE INTERURBAN TRACTS, BEGINNING 223 FEET WEST OF THE SOUTHEAST CORNER; THENCE NORTH 75 FEET; THENCE WEST TO THE WEST LINE; THENCE SOUTH TO THE SOUTH LINE. THENCE EAST TO THE POINT OF BEGINNING. TAX LOT 7340600982 THAT PORTION OF TRACT 63, RIVERS,DE INTERURBAN TRACTS, ACCORDING TO THE PLAT 'HEREOF PECOPDED IN VOLUME 10 OF PLATS, PAGE 74, IN KING COUNT), WASHINGTON; BEGINNING AT THE SOUTHEAST CORNER; THENCE WEST 223 FEET; THENCE NORTH 95 FEET; THENCE EAST TO 42ND AVENUE SOUTH; THENCE SOUTHEASTERLY TO THE POINT OF BEGINNING. ELEVATION DATUM PER CIT( OF TUK:WILA POINT NO. 22; Ph NAIL W/PANEL, 130TH & 33RD AVE SOUTH /SOUTH 130TH STREET; ELEVATION = 213.02 FEET NAVD887 WETLANDS LOCATED BY ESA Adulfson, 206- 789 -9658 NOTE: The location of utilities as shown se r ving the sub Ject property hove been taken from pubic records. We cannot certif to their accuracy and 'or completeness. Before commencing construction Involving ¢ r vat o oval of existing structures, calla locating s rviceo 1 -800 -424 -5555 for underground utility locations. Field data for this survey was obtained by direct field ents. Angular rand linear relationships w red with or six second theodolite and electronic distance measured device, supplemented by o steel tope. Contours as shown hove been Interpolated between spot elevations, actual ground surface may vary. This survey hos been prepared for the exclusive use of parties whose names appear hereon only, and does not extend to any unnamed third parties without express recertification by the land surveyor. 20.00' -7 ti Five per . Sgfi In •9 9 Tr°`ts terJrbdn to1i/4 56 f. Found 2 .`.4' nigh pipe - 1.28"; south & 2.87' easelol set rebar w /cap A2 oa�x r 595 , 583 j WEST 194.98' ez oe set: hub & tool• aS off 5" west end 6' wood fence set hub & tuck 59 30 '..`painted CL 7 LEGEND Concrete Monument in Case ▪ Monument S Tack in Lead or Nail & Disk S Bronze plug O Set rebar w /cap #23604 Gu Found pipe or rebar • Hydrant rp, Power pole e Deciduous Tree y Evergreen Tree li Catch Basin P1 Gas Valve Water Valve as, sewer manhole (2) storm drain manhole wm❑ water meter —S— sewer line — g — gas line —w— water line SD-- storm drain line 0' lj power pole w /light 75 CO 65.5 67 6' :concrete 60 8 TAX LOT 7340600982 j / 13325 Macadam Rood Sc �e 500'38'17 "E 12.82 g' B -2 .657 con.rgee 3 loe3 -I 22 WE 00 ■ST .00 j0. 11.7 . 100 ,9 South 1,34th Street (Unopened) Z_West end wood fence & east end hog wire fence 5' wood fence north edge asphalt driveway Centerline So. 134th St. — North -South CL of Sec. 15, T23N, R4E 57 8 51 f 57 'midge of d.5 ph alt apron 59a 5g 3 014 d90 4Ord ave. Soulh 30' 0 Todd Smith 8129 Hudson Place S.W. Lakewood, WA Scl-Iroeter- Lade Surveying viAR 31 z: PROFESSIONAL LAND SURVEYORS nCOMMJWTI EV PA. Box 813, Seohurst, Washington 98062 (206) 242-6621 FAX (206)24.5-vo ELOPrd Cl1 DATE (FIELD) 1/27/07 DATE (OFFICE) 2/2/07 JOB # 505/4 PROJECT NO. 07006 SCALE 1" = 20' DWG BY low INW & NEI /4 SEC. 15__ F` S: I T E PLAN _ (ovegmt. s rre. WSW ScA I". N Z EVE d o Wid MAR 312009 M COMMUNITY DEVELOPMENT 0 2`° w Eo re 8 C co :- W YL O M 0 • C Al 01, I• iMIM 11.7 Ya.D a, GE +8' MAIN 5.f NSF/ �?'gf.lYlx . bldg 6 . r- 57aRy BASEMENT +54' MAIN FLR .+63' ti e.1. -1 cc S.G. ;.M /FCC /6a, r M� ( /,' :GARAG: =+80r. /. / !MAIN — = +70' -pot?. F MGV t err.2 ', F rfAy bldg 9 . z s"7-44r BASEMENT = +89' MANN FLR:=' +78 open space 8104a swoop SITE PLAN Legal Description 63 RIVERSIDE INTERURBAN TRS BEG 223 FT W OF SE COR TH N 75 FT TH W TO W LN TH S TO S LN TH E TO BEG. CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON TAX LOT# 7340600982 & 7340600983 Site / Building Data SITE AREAS = 49,394SF OR 1.14 ACRES 35% MAX BUILDING FOOTPRINT COVERAGE TOTAL CONCRETE DRIVE WAY AREA = 5,980SF TOTAL SITE AREA MINUS DRIVE WAY = 43,414SF 43,414SF(NET AREA) • .35 =15,195SF MAX FOOTPRINT TOTAL FOOTPRINT = 8,948SF OR 20.6 % SITE REQUIRED FOR EACH COTTAGE (1) COTTAGES X 3,250SF EACH = 3,250SF (8) COMPACT SINGLE FAMILY X 4,875SF EACH = 39,000SF TOTAL AREA REQUIRED . = 42,250SF TOTAL AREA PROVIDE (NET) = 43,414SF /o' inisimormania MAR 31 2009 COMMUNITY DEVELOPMENT 0 E W..c Liro O R. tu es to O IN — 0 In O H A1.'01b linElatTe + ►ems L'm! to ris ■ bldg 3 _- GARAG MAIN F =+6p' R' =: +7 111111 III 11 Q!a i r 1-r R � bldg .:9 BASEMENT= +68' MAIN FLR = +78' 1SJTE PARKING PLAN L. Private space PARKING REQUIRED (1) COTTAGES X 1.5 STALLS = 2 STALLS (8) COMPACT SINGLE FAMILY X 2 STALLS EACH =16 STALLS TOTAL REQUIRED = STALLS TOTAL PROVIDED: r = 2A 97- S fes/!? :PhpK/Nq 18 STALLS quasT PARivWa _. 2 STALLS B�KL RACK = Lo 8/KEs HoTogcyu _ spits North . aD Q 5 /0 20 40 I =/O -On MAR 31 1009 COMMUNITY DEVELOPMENT IVa SiG Setback Z a' Lu N F15 A1.02 k • i N = NI steer RI El v�., e; is if Space. GoMMoN AREA 01.Sio,ITE PROPERTY PLAN_ i '4011111 MAR 31 2009 COMMON :TY DEVELOPALEWT 0 co W W . 0 cc W • ca Yom- 0 N .M 7 C A1.03 u 91392E. W6¢ 6P208 .rrLael eor — 2yO. MO/vt4 VT 6/6N s `'" �`q[4TpFj�A`. `C l -•� �. ` : ` � .ylye��tl t M6AyT. TSTGNS stancre s. ! Co c, c 1E6918NeEln_ R6,744E222/922 e SRU _. aw.c.4-fiS (ge979 z �. fiF3' NeC`oED CO..) '°m_vck c nieorec_/ •h opt BiLFK oR RECNASO =SC sae PG4A'1Z' S APQ.4b. et b 3 _ Ce y __ . __I NIC,5C PLAN ..66 GRY2,...1ai9 - __keu 6.dIM2sG6PE 44'kHEe7 KEN LARGE Landscape Architect 21303 NE nth Court Sanunantsit 1136 96074 Office. 425-836-4578. all 206-396-7617 E-ma8' 9M9Oemwtm FAX 425- 898 -0923 MAR 31 2009' COMMUNITY DEVELOPMENT 1.0.01 RAIN GARDEN PLANTS a�.•aq�n.»as ALL i 94w•i%a - 2V712/ SP l.5 MAIM 0014/006 6/NK M4171/6 411064.11.6 LODAKIan NOVA NARY NA. StS61.1003‘ 16/44 M /515 • / 6/NK Ma All s *SAO Airr'e4f... AlaTirA• WWII* - - •- `4,ZsS3 kSC "'� �,�o •:cCC! `lin A� fi�N9'� ��- � \� '.•• 8�\ y��. ' , \"Q` s,;‘,. ''S��C ri .41165*i •� 4.4E4A PRoNL 1300 /2cST . sue vgi"`rsia 60 gj mberia este oviv 0oy /-� - -- tti`413 *NO 11 l)lui1��ill IIiCI11i�ioul��puigplumJlPuml.� �i��i�illlllllll_,m 1iiiiu9 w�$ 7/.. ��I 1i5j1 I�l �II ♦�. !r /�l� �iQ j� ��1�1 MUG" r r (DI II II =GE bld3 -/4 TAX - 2 - 22 PRU/V' 2040 V -5 -3 Raiff 4 -' 3 .:Garden._ i v ,:.... _�NNEI - 77AJC - / 44/20 • /gyp >s� i.1. r bldg 1 I �':�tt Pdv2B' GARAGE = +61 to ��Lil / Spacer MAIN FLR = +71 ( � l •• I ,0-6A-14(11404,401, • / YiG . G4.1- i //72 v/yc. .` 20PoL`IM- $. EVON • / 6 /1•K • North /0 SviR 5 P /FP / o ABEL -l8 - Pig ' .. Pot-'EM PLANT LIST BEVG WASP.00011OLIA Wo41E00LOW figNAN FARS 6MLGNCAN 1B"77/SP COTONEA3100000E00 -' ,501104000 2'71./SP 639404 54441.4». S9/v4a9 ' 30001100 0•03 131367r7 507733IL7 NSM 6A14.0NLAp COTO 901121.•3753 9010050419000004900 1 GALLON CAN 3'70/ sP O00 000000 WW050101777 MENw 004 -MrtsOD 5010 MAYS 3.01151513 CORON+wAWOOD 0 oc .SAN ' COOL 500033114 NOM MON713517A 13A1LON CAN 2000 Is AIWA. ED 60•000 56ALLO4 DAN 3:•5".7:5. .000005500.03373LVM RaN6 MARY CALDER DAL CAWODOUS DEN4EN5 PEENSE CEDAR CUP. OMRE0000 0010153.10314 1.E1,133OI4ESS 74 SA 4. =6'04 I GALLON 159 2'7/4/.537' 0000104S5IA100 560LL04GN• 5'77/ 537 • KEN ACED COKINATUA1 NNE NM 131/5 1 GALLON DAN 4'µMte 000 0■31E733101313C400 SNINUSION 1551•55INT 000V00+M7UM ATSOWNEA • 140005E MAPLE • N52 FN.NATIM SAWN GN SAW. CAIN AFANE3E M.v1E 25.00149 00000704r040 0901000409 G00IG14GN 2'71E/SP E000AC VELVET N101 FN101 I6410N CAN' 2'70/ SP CASTER In 511000000JN7040s 2'77/0• MIK AIWA 41TANDD NOY.7 SUNET Em 0010 Ae -nb.sP ALYNONELLA Maui /GALLON.. 5770. SP Pifer MnI7U5 MEDD HILONGN 's'.4. • AtIV Al TOSTAI 45OS LOA LOSS .33AV/75775S • 5WN1s103fl'610W 60LLON CAN 277215•37 40409501 ... Comas 0W090 DWARF 010 S KS• 7WN DOGWOOD J DORT 000170091065110044 NAM DW.eF MP. CRASS • COTCNFAST01M16UA1U3 .ORAL N307.770015•07130 L HLLONC0N 3'772/.5. 160109 LAN 33900139' 5441040004 4'Pc E»n031A 000'000970 7.H000 CAN 791.137. FAS 10•0100A 1000005 103lau SONNET TAW W SLVATIG IGAILONGN 0'0011050 • FAT GAL ,Na090ES! 0 071CA AM 4.110 5 HLLONCAN GALLIUM 00001•014 WEFT MOWN!. LL 574 6@007010010 LVDIAS MOON 1 GALLON CON 117740!.' DS GINS WNW MIN WI001•40 ME l• LAMER IF WS 0010007/0 AWEaA SALLON CAN 000, 0ATOM FOREST W033 /8.77L/AP 31 NE5N0 IE55 005703/0 020014115E 1GALLON CAN /8'7W0 11 110070 NNE 7000400 1600 W N CAN 3'71.1 S. 017 0190 75090SN4SS101533 N !WILILY 1604400150 2'774 /0• s 15/.01 00005,02 - comm. 1GALLO4 CAN J8'7'1a Sr 5 rem 5100000024E •AW9 WATE5 3LMESRa0 , GALLON CN4 7 MTV 7070UN6FAMNNONNI UM NSW NM 5600004 CAN 4'Oc LL IMP 0111070 1009100 01151A 16.01044 CAN 5 FSA 3MMESEF0E1T50053 - - /B'/R/ - 5 1325 DOS 101100400000035507051 100104 CAN 5 0001 053 FOE0039303A I600ON CAM SWAIN MS 12"a2 . POPS uKf0I0ANO0SIFA5.DENTATA 1009,E ICAL.4 CAN 18'71.139 115 WIN 100•0•0 DAWN CAN W LO 1,50700050000 0 14044001 901 M./ gr LANtr5d4 I L /GyT G__ -PLAN_ °,. ■ 20' COOKS CREEK MEADOWS - 03.42009 , scale. 1' =10'-0° 15 • MSC MISCANTNYS DONN G3LON CM'I... 3004 W NAN NAN.. NM,IeW HEAVENLY 110113500 ,GALLON CAN n MANS NAND,). MN. 2GALLON DAN: .FATeN, 5.4500 30'7/3/5' 90 TAD. - F5Ons5N5.A7EVMa.MLIS - 4•P075 0APIEa700 GIOUND MOM /9.790f SP A vad9 v0543ETMV000w Forms. I6I1ONGN .MSS 904%003P 5 rem A1RD11 a1. , GALLON CN4 50 0400 RusSIAN AGE 2' • FTC INV 0311347A115 7+'105 5 FSA P009SJA1aAm15 RANDY STAR 5SALON WI 4' 110 25 FIDE NNW 909155 00ALL0N0»4 3' Pc a POPS 14VS730055 14T9aLWM TASSEL F914 1614054 SAN /0"701 S/ 115 WIN MAI4 00T MVI4NM DAWN CAN 1 STY SWOON ION 20'776'39 5 NNL 5 LUSCRA.IG 56ALLONCAN 4 SW FCM7W01LAQEL 54 4'370 S 001140 M1MUSMT VW.. - ,500104204 N 5 T. TODD 5005070 FASITMA.A • 2'374 52- 311155,5 L 0r04070:50: 1001.91 CAN W P. THOU FWIAI =Ais EMNAID HEED - _ 6' -7 NS 00'' pc e RAM LAM10100 0SU0W0IATA 16NLO4 CM 0000WW77I000 24'17,4 SP 40 Mn 5nZ001500109V0N9.14ANIM 1•10. ea 30"7W SP 00 05 10300500001500E00E4E6010 10.10'N5 . 4'77. I5P I 3.110003E10207713M IVY NB 50 0400 H000SOfcAMMOFOLIA 1500100 CAN - NAo1AMoA0N50QA - 2'77'5P 11 b00 SEDUM 00000000 105U044 GN /B"7XI5. 15 EM 30460 00100 10000001009 24°70139 57 50015 45OAEAC40M0OU 56414.44 CAN . 3'7V/ V... 1 STY .0700X100000000 rcOula. 5MN0ESEN0W000 TICE 109000 ,4013® 4 SW 3YMIMIOGAWS 00000 100110140 AN 900100015013 3'74 5• 5 T. TODD 5005070 FASITMA.A • 5+11/5 3010337A ROW VOW Wm. TAW TAXI'S LOW /ANN 00100001 701070 VIOCOWMDII 040@000 OVATUM.. NgE1EENNUMN317/ • Vf0w113 041100 GALLONS. 3$• "7X/ 537 S00y0• CAN 4'00 1 CALL.IGW 3070/ 20'U Street Stde 3 v/BO 5 GALLONS. 14'737/ SP DOD 71/370014501 DAWN YMCA ewe 0001 IF00AVOIgP 6 SALON CAN 5 Oa /9 0'700 SP KEN LARGE Landscape Architect 21803 NE 17th Court Smamamish, Wo.'98074 ltl iMl�U]N:TY V T \L: E 1 T LD.o2 Office:425- 836.4578, . Cell: 206- 396 -7617 Email:, 'Idlagicomcast.Ret FAX: 425 - 898 - 8923', • �,;td2 brtd- ow�A w KEN LARGE Landscape Architect ,a? 21803 NE 17th Court ^! Sammamish, We. 98074 c 0 W CO W 1 • U 8 s YIn•- pN OM M B U %— Office: 425. 836 -4578, Cell: 206- 396 -7617. E +mil: Idla @camomt.net FAX: 425 -898 - 8923. ;!r LO -n ;uew9oueyu3 Jej ne CAD w r E E E E E E E nnopeew sseio 1.1.1 :1 1:1:1:1 :I:1:1: I:1:I:I I:I:1: 1:1:1:1 :1:I:I: luawaouequ3 /uoi ;eaJ3 puege :I:m:1:1 .i. .. a 1: 1: 1: 1: 1: 1: 1: 1: 1. 1 :1: : ^ :d' :1:1:1:1: :1:1:1:1:1:1:1:1:1:1 11:1 I:i. :• ' : :I 1: :1: :1:1: : 1:1:1:1:1.1:1:1:1:1:1:1 1:1 1:1:1:1 1:1:1: . 1 1:1:1:1:1:1:1: :1: :i:l:l: ,•: 1:1: :1:1:1:1:1:1: :1:1:1:1:1:1 1:1 1:1:1: : '1:1: :1: :Li 1'Iil ' 1:1:1:1:1:1:1:1:1: 1 I : I 1 : �dN�l�� L (( ►� . 1:1:1:1:1: :I: :I:I: II I i I: I i w�* �� *f *lll�llii�� 1 nsa Cd7 e COOKE PROPERTY CONCEPTUAL MITIGATION PLAN REVISIONS A 0 Bridge to contain (See Cross Section Detai o regulate hydrology elevations rovided in Landscape /Civil Plans) Wetland creation grad 50' etlan nd suffer etlan Wet. . 2 SNAG MINIMUM 18' DIAMETER AT LARGE END FINISHED GRADE 9 LARGE WOODY DEBRIS (TYP) 15' MINIMUM _,..' \ •\ \ 0.5 IN. DIAMETER VIRE ROPE (TYPICAL) HORIZONTAL LOG 1.5 Cr CONCRETE DEADMAN (TYPICAL) Habitat features to be 20'length (min) and 12" diameter (min) Preferred species Red Cedar w/branches intact 16'length (min) lydiam.(min) Preferred species Red Cedar w/branches intact FINISHED GRADE NN 1.5 CF CONCRETE DEADMAN (TYPICAL) 0.5 IN. DIAMETER VIRE ROPE (TYPICAL) ' (TYPI2CAL) CABLED STUMP 0 5 10 15 20 SCALE 1'- 10' 12' KIM DIAMETE FINISHED GRADE SNAG TREE NOTE." BASE MAP PROVIDED BYSCHROETER LAND SURVEYING REVISIONS — r l.., het' MAR 31 C0MMU 27641 Covington Way SE P. Covington, WA 98042 253- 859-0515 Fax 253- 852 -4732 cc Lu O Lu O cr o v 2009 diTY Job No A9-104 Designed by ES Drown by: AW Checked by Date: MARCH 09 SHEET K'-2 OF W4 AREA WEST OF PLANTED PER —12'— 6'berm (typ.) Fiushgrede 411 n i n -ir ..1 2'(TYP.) s' berm 17p) Fetish •, If=II TI lI rIl Cut & remove burlap from cup 12 of bat (burlap to be mtlabla) Top soe fetifzer 2 1/ 2 min. Mulch or sterile show for spring planting, wood drips for la4 planting. CONIFEROUS TREE PLANTING DETAIL conbthisted *trim waled CMS itenwe tart* Dun lap Oalbri NOT TO SCALE 21?'math ads* modd4os brad P 2'(TYE.) n_a- u- a -oaa =a Rp sal & 60mr SHRUB PLANTING DETAIL MOTTO SCALE Cut & remove horn bop 12 ofba6 (burlap to be rabble) TREE PLANTING DETAIL NOT TO SCALE 2. matbe/1On) 212' min. Mulch h oar ystt pestle wchvta6 plating Top soli& hellizer FOR MORE INFORMATION CONTACT YOUR CITY OR COUNTY 111 wE71M® SIGN NOTES �'. car aro 44µ1y1L �rgqsa,tr{pmtttotrnrt m8s a'tagda6we 6ahX .ad WETLAND SIGN DETAIL NOT TO SCALE PLANTING LIST QNTY PLANT NAME SIZE TREES 22 Westem Red Cedar Thuja pticata SHRUBS Qv 24 VOW Maple Aceranxnatum 8 Redosierpogwocd Comus stolonlfefa Q 12 Hazelnut Corylus cemuta 18 Black Twinberry Lonicera involuaa 12 Indian Plum Oemleda cerasiformis 12 Pacific Ninebark Physocarpus capitafus O 64 Nootka Rose Rosa nutkana O 23 Salmonberry Rubus speaabfis Red Elderberry Sambua s racemosa (% • 29 p 51 Red- Bowedng Currant Ribes sangumeum • 14 Moak- orange Philadelphis /ewisii O 21 Clustered Rose Rosa pisocarya Sword Fem Pot tidlum munitum O 40 LadyFem Athydum Felir- femina ® 18 Servicebeny Ame/anahier alnifol,a SPACING 2gal. as shown 2gal. as shown 2gal. as shown 2gal. as shown 2gal. as shown 2gal. as shown 2 gal as shown 2gal. as shown 2gal. as shown 2gal. as shown 2 gat as shown 2 gat as shown 2 gal as shown 2gal. as shown Plug 2 gal. as shown 0 15 30 45 60 BUFFER AREA SEED MIX (Aff buffer areas dsbabed during oast) 25% Redbp Bentgass 25% Perennial Rye 25% Idaho fescue Fest=Idahoan:4S 25% Red Fescue Festuea cobra Seeding Tab: 31b1000 sq. feet WETLANDAREA SEED MIX (A0 wetland auras) 50% SmafOWledMdrush Scams nem:carpus 25% Stough Sedge C.arar adepts 25% Hardstem bulrush Scams sagas Seedoryrate: 316✓1000sq. feel NOTES: - PLANTING AREAS SHALL BE CLEARED OFNON -NATNE INVASIVE SPECIES SUCH AS HIMALAYAN BLACKBERRY. - NEWLY INSTALLED PLANTS MUST BE FLAGGED W/HIGH VISIBILITY FLAGGING. NOTE. BASE MAP PROWDED BY THE SLUE LINE GROUP SCALE: 1' =30' REVISIONS a a a fl r f , LU Er O� p MAR ;1 2009 cam f1FVFL L ;N;�1i -PJ1 Sewall Wetland Consulting, Inc. 27641 Covington way SE 12, Covington. WA 98042 253 -859 -0515 Fm 253 -852 -4732 diUNiTY Job No Designed by Drown by Checked by Date: SHEET OF A9-104 AW AW MARCH 09 W-3 W4 N %�N ii N N N CW. b oF'~ ypC -°a. C C.�'i �5g =a Cln � r. Ag` 1 �C �I+ F� N'e�e 'NiN U >WN�� + � pp56 g, qp � .• 0q u N �� p• 9 dtle W °E a SI i €R� �a� 111 �6 8 '� �b g� � � 4�'+�~ �e 111 � o �AAAQ� =a !. � 111 9 "I'iII!!i ° �a: Q. �-, g, ^ i s : I° HI! a ; g° f e uI s gt X41 E 5� �5 ° d a g °°s' 2 g a I. E ° � 6K a q IIiI � Q "� p 6. �, 5. o q 11 1 z ifs l ail !! ¢ 1 o as a` �g� z �� Ag 4 ° v Adag itil ° I A 1 jla !I 4Ia i i A wi,1 1x1; OF li aT Id ��t il I a 6 a �.a pi'1 a 1. 5 s'� a . 1 4A I1ii! q� 33 &; s4 � 13_ a ii ! qq L. a °, ga F A a & i Q i ¢ Amp $ 3 4 A 1'l 11 /• /. �$ q! 1 k I �.I g $ 111 '1ll1rll'I s � � s� S �jj �. Q. e to! 18 " g gar a k - il 1 i I gili Iii ii 4 i il ; 14 i 11 '' I- It' 1 a • II! '1 iJ B E e� j:j 111! 'F m 6� 3 3 sE g @ 8[! ° 1 1 ii il iy i I z s B il. I t ii;it a 6 d �.s • 8 a A 8 V lilt ° I A xe 1 gA I B� I P 4 as pa G @. V W y W W "--4 p� {r Tv r �_ Q a_ Vo n p p p c • b F' in A ',y.� 9` n In in In y ~ 1 115 In - SG, 1. s I.+ p i.. �i i.. Iw y ° 6 Fr 4 e o 0 0 g N r W t {+ Q W P 5 Q. •q�3 R 999 p Par n G � �1 � �� ' � E �� 1 E �ryy C ° a � la �S• i ? � 6.� > 6a g g �i �6 Z �$� �'° � �� o K o. ® �� g 'cs �3v > i l i sg� � s � E a v � 3� 1 rQ� �.� � �� Q ®E5 �'g "gi @� I�' ��18° "�� 1;1; �i� �1 ii B$ q 3.c a� A$ A > A q p � A �0 d o � ill 1 ..g s8 g; i G E B A aE y 6g -a. °� v z " °� A a gg �� 8 iu 8 H E A a Q � � �8. e� i�6 S pa 2 � g� a � � � a � � �a o a� v �� S.�A R� � ^a S R A �e �� a �g� > i l's i" Ai B' Gi�' i l i l $ a f IQ 1;1 1 i ¢G iE R6 I" aFi ii 0 6 c�I i 1a V' .'4I �i El l a a a 41 E 1 a Ili' !< i. yl s � q "a E ��5. il @ 0 � �� °� � 6 I 11 a , o E is g II r. 9A 11 i 1 $P Eis4 1 as 11 i asi 11 111 �$ 11 11 Oi as i I 1/1 11 ii a I q 1 11 iwil ll aa fig' aa g PS Y ag: , �eyB�a ® p �9 vG$� II z o a 8 61 a t e[ f f is ll R iB e a Iii IT A $ $ a i � i � � I I 1 a 'kg q 1 1 �1 i I � s ; P �R � � � � s� � � � �� p III R i 1 E a: / _� q a i 1 . gag Et o i g v 1 s i c loll n_ . 5 a$ 5Q a k �,' 6 B: ii • q E q 6 § 1 B' 6 p 4 1 P� " A R $ °I t as sa B Rli i a a '3 li. li I€ 11 1 It fi s A s s a A a III 11111 A a 5t i If go Oy z° 4 ?.??YmI °c m E Z - 1 s•m ° Ill —j tom,) Z -4 C7 d n g CL] COOKE PROPERTY MITIGATION NOTES 111111111111 C - N - '; 11: 1 : i . 1. ri ti!1j[I(.Li;jIIiiii +� 1111 $ 1 a �.� � 11111 1i !I 1 �f 11 a 11 a� t e l l 110 11 1 I q 11 11 i MA PI V '''' II ilg li . 1 n: I ; Q q P A p a. E ll >� Q. i I 1 11 . 1 1 �. 11 11 1Pit lit 11 i i ;0 Il REVISIONS 0 A 0 SCALE: 1" = 20' 0 10 20 40 • NE 1/4, SEC 15, TWP 23 N , RGE 4E, W.M. COOKE CREEK MEADOWS PRELIMINARY CIVIL PLANS Oe:C' //% . N 00v0V0" W 20.00' N 90VOVQ" $' 794.98 ):/ LEGEND PROPOSED FEATURES BOUNDARY AA- STREET UGNT RIGHT OF WAY I^ -I - FLOW A CURB CRAWL -- CENTER LINE L-.- SANCUT ASPHALT PAVEMENT III - - EASEMENT "".. ' ' BUILDING FOOTPRINT BUILD /NC OVERHANG SIDEWALK BUILDING ROOFIJNE BUILDING SETBACK LINE (B56L) FENCE 10' PROPOSED CONTOURS 420 1' PROPOSED CONTOURS 422 PROPOSED STORM DRAINAGE - to, R/PRAP PAD STORM DRAIN PIPE ROOF & FOOTING DRAW • CATCH BASIN. TYPE I ROCKERY GRAIN * CATCH BASIN, TYPE II -- - — SWALE OR DITCH STREET FLOW .4 PIPE FLOW -- -- SURFACE FLOW 7 CULVERT END • 5 710R1 CLEANOUT (/0 TARO DRAIN o OIERFLOW 57RUC1URE PROPOSED SANITARY SEWER AND WATER SEWER MAIN SEWER SERVICE WATER MAIN O SEWER MANHOLE 4 PIPE FLOW • SEWER armour WA 7ER METER d- IRRIGATION METER 11 FIRE HYDRANT EXISTING FEATURES TOE OF 40Z SLOPE ❑ E4STINC FIRE HYDRANT STEEP SLOPE BUFFER 8- EXISTING WATER METER - • — • — • -EDGE OR WETLAND 44 EXISTING GATE VALVE WETLAND BUFFER .... ADJACENT RIGHT- OF- WAY/LOTS ) EXISTING WATER MANHOLE EXISTING SURFACE FEATURES 0- E7/STING POWER POLE - — EXISTING CENTERLINE �E- EXISTING GUY ANCHOR , ... 10' EM )D STING CONTOURS 1> EVSTINC STREET LIGHT ..... ,' :....... ......._. 2'EMSRNG CONTOURS X��, ,,,/// - -- -SD - EXISTING STORM DRAIN PIPE J*- EXISTING CONIFEROUS TREE - - - -SS - EXISTING SEWER MAIN �'1F� - - - -W - EXISTING WATER MAIN O EXISTING DECIDUOUS TREE - - -- ❑ - EMSRNG BOARD FENCE • . -- - ^ EXISTING DITCH OR SWALE EXISTING RETAINING WALL EMSRNG ASPHALT OOOCO0000 EX/STING ROCKERY EhS RNG CONCRETE NI ❑ EXISTING CATCH BASIN TYPE I ® EXISTING CATCH BASIN, TYPE II 11 EX/STING GRAVEL D EXISTING 5D PIPE FLOW 0 EXISTING SEWER MANHOLE WETLAND D EXISTING S5 PIPE FLOW ©2009 771E BLUELINE GROUP CONTACT INFORMATION APPLICANT/CONTACT COOKE RI 1ERSIDE PROPERTIES LLC. PO BOA 97193 TACOMA. WA 98497 CONTACT. TODD SHIM. CEO CIVIL ENGINEER THE BLUELINE GROUP PHONE: 25 CENTRAL WAY. SUITE 400 FAN K/RKLAND. WA 9803J EMAIL: CONTACT KEN LAUZEN. PE ARCHITECT CHANCIER 5TEVER ARCHITECT 1775 22300 PL NE SAMMAMISH, WA 980'4 CONTACT CHANDLER 5TEVER LANDSCAPE ARCHITECT PHONE (25J) 697 -8791 FAk EMAIL COOKECOTTACE500.00M (425) 216 -4051 ,231 (4251 216 -4052 KLAUZENOTHEBLUEUN£CROUP.COM 011714.' (425) 985 -2176 FAk EMAIL. CHANDLERSTEVEROCOMCASTNET KEN LARGE LANDSCAPE ARCHITECT PHONE (425) 836 -4578 21803 NE 1,711 CT FAX SHAMANISM WA 98074 EMAIL: KLLAOCOMCAST.NET CONTACT kEN LARGE WETLAND BIOLOGIST SEWALL WETLAND CONSULTING. INC. PHONE: (253) 859 -0515 1103 W MEEKER STREET FAk: KENT, WA 98032-5751 EMAIL: £SEWALLOSEWALL 4C. COAT CONTACT. ED SEWALL SURVEYOR SCIROETER LAND SURVEYING PHONE: (206) 242 -6621 PO BO. 813 FAX: (206) 243 -9679 SEA1UR50 WA 98062 LEGAL DESCRIPTION 71A0 ' 1.071 7340600982 THAT PORTION OF TRACT 6.5 RIVERSIDE INTERURBAN TRACTS BEGINNING 22J FEET WEST OF THE SOUTHEAST CORNER; THENCE NORTH 75 FEET' THENCE WEST TO THE NEST LINE' THENCE SOUTH TO THE SOUTH LINE THENCE EAST TO THE POINT OF BEGINNING TAX LOT 7340600982 THAT PORTION OR TRACT 61 RIVERSIDE INTERURBAN TRACTS ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 74. IN IONG COUNTY, WASHINGTON; BEGINNING AT THE SOUTHEAST CORNER; THENCE' WEST 22J FEET.; THENCE NORTH 95 FEET; THENCE EAST TO 42N0 AVENUE 50U7H: THENCE SOUTHEASTERLY 10 THE POINT OF BEGINNING WETLANDS LOCATED BY ESA ADOLFSON, 206 - 789 -9658 DATUM ELEVATION DATUM PER CITY OF TUKWILA POINT NO 22; PK NAIL W/PANEL. 130114 & 3JR0 AVE SOUTH; 5011TH (30771 STREET: ELEVATION = 21302 FEET NALD 88 1Y,; tiAA N 90VOD4 "e 484.84 geir • (j SHEET INDEX 1 CV -01 COVER SHEET 2 RS -01 CONCEPTUAL DRAINAGE PLAN IMPERVIOUS AREAS TOTAL EXISTING IMPERVIOUS SURFACE: 0 100 ACRES TOTAL PROPOSED IMPERVIOUS SURFACE: 0.369 ACRES CUT AND FILL QUANTITIES CUT: 1.800 CY FILL: 1,200 CY NET 600 CY (CUT) NOTE: CUT AND FILL QUANTITIES ARE PRELIM /NARY AT 174/5 STAGE. QUANTITIES MAY BE AO.VSIEO AT FINAL ENGINEERING. N 003827 "£ 32.82" N W a VICINITY MAP UNDERGROUND UTILITY NOTE UNDERGROUND UTILITIES ARE 9404474 IN THE APPROXIMATE LOCATION. THERE IS NO GUARANTEE THAT ALL UTIUTY UNES ARE SHOWN, OR THAT THE LOCATION. SIZE AND MATERIAL IS ACCURATE. TH£ CONTRACTOR SHALL UNCOVER ALL INDICATED PIPING WHERE CROSSING, INTERFERENCES, OR CONNECTIONS OCCUR PRIOR TO TRENCHING OR EXCAVATION FOR ANY PIPE OR STRUCTURES, TO DETERMINE ACTUAL LOCATIONS SIZE AND MATERIAL THE CONTRACTOR SHALL MAKE THE APPROPRIATE PROVI90N FOR PROTECTION OF SAID FACTURES THE CONTRACTOR SHALL NOTIFY (INF CAI/ AT 1- 800 - 424 -5555 AND ARRANGE FOR FIELD LOCATION OF EXISTING FACILITIES BEFORE CONSTRUCTION. 1. i • J .I.1 is BLUELINE SCALE AS NOTED PROJECT MANAGER: KEN M. LAUZEN, PE PROJECT ENGINEER: BEN T. RU11 01130, PE DESIGNER: ADAM D. KAY PLOrDATE: 3/30/2009 i a 47 1 m 1 0 0 2 COVER SHEET COOKE CREEK MEADOWS 13325 MACADAM RD S PRELIMINARY CIVIL PLANS CITY OF TUKWILA WASHINGTON Aa1 M. L4 Z, . •SLAB k so 1141 DNA.}! 1 y/ 5RiVIiJN? L1r v f- I OPtN1 JOB NUMBER: 08-068 SHEET NAME: CV-01 SHT 1 OF 2 NE 1/4, SEC 15, TWP 23 N , RGE 4E, W.M. 001 000N(01 /0 (7 577086 OR AMA GE \,\ ,,\\ \ 1, \ - \ \ i\ CONNECT TO EX SANITARY YN£R • dk "A \ 0\ \' \ (06' \\ . Y' `n 4ER • \. .•• A • BLDG 6 BASE AMR 0 . 54 MAIN ELF - 6J \ WIDE TM WA CUT BLDG 4 ...(44401 - MAW FLOP • '2 _N SCALE: 1" = 20' 0 /0 20 40 PROP() WATER SERNC(S Ex 10' 5E4759 (4 S5MH RIM 56.4 EX CB TOP 56 6 CONNECT TO Eh STORM DRAINAGE PROPOSED 18' 1740£ OR7100A • •. IX 5567 RIM 555 BLDG 7 BA SEw(NF - 505 74477 FLOP - 66. 5 • BLDG B MNN FAR - 66 0ER NW5 4 CCNNECr ROOF (Trol r 00_577000 TS r0 R0W GARDEN (TYR) it ,, r 1' . . 4:•:8.77.4 O 0X 55741' RIM 7.9 STANDARD CONSTRUCTION NOTES PRIOR 70 STAR RNG CONSIRUCRON, CONTACT ONE -CALL (1- 800 - 414 -5555) FOR UTILITY COLA 'TONS CONTACTS PROJECT MANAGER: TBD DESIGN ENGINEER THE BLUELINE GROUP, (425) 216 -4051 0237 OWNER: 0000 574/774 (2511 897 -8797 FUNERAL I. LOLA n005 SHOWN FOR DOS 7/NG URURES ARC APPROXIMA 7E. 1. AT LEAST 48 HOURS BEFORE STARTING 000.7EC7 97E WORK, NOOFY THE U71(171E5 INSPECTOR AT 106 -433 -0179. 3 REQUEST A PUBLIC WORKS UTILITY INSPECTION AT LEAST 24 HOURS IN ADVANCE BY LACING 206 -433 -0779. 4. THE CONTRACTOR ASSUMES SOLE RESPONSIBILITY' FOR WORKER SAFETY, AND DAMAGE TO STRUCTURES AND IMPROVEMENTS RE5ULAVG FROM CONSTRUCTION OPERATIONS. 5. THE CON TRAC TOR SHALL HAVE THE PERM/ HS) AND CONDITIONS ME APPROVED PUNS AND A CURRENT COPY OF CITY OF 70691 4 DEVEL O'MEN1 GUIDELINES AND DESIGN AND CONS TRUC7100 STANDARDS AVAILABLE .4T THE .108 5/70 6. ALL WORK SHALL CONFORM TO THESE APPROVED DRAWINGS ANY CHANGES 077044 THE APPROVED PLANS REWIRE PRE - APPROVAL FROM THE OWNER. THE ENGINEER. AND THE CITY R 7UK904. 7. ALL METHODS AND MATERIALS SHALL MEET C /I3 OF 7711 MLA DEVELOPMENT GUIDELINES AND DESK AND CONSTRUCTION STANDARDS UNLESS OTHERWISE APPROVED BY 774E PUBLIC WORKS DIRECTOR. B CONTRACTOR SHALL MAINTAIN A CURRENT 5E7 R RECORD DRAWINGS ON -970. 9. CONTRACTOR STALL PROVIDE RECORD ORA MRCS PRIOR TO PROJECT FINAL APPROVAL. 10. PROVIDE TRAFFIC CW77001. AND 57770ET MAINTENANCE PUN FOR PUBLIC WORKS APPROVAL BEFORE IMPLEMENTA RON. 11. ALL SURVEYING FOR PUBLIC FACILITIES SHALL BE DONE UNDER 7770 O/RECRON R A WASHINGTON LICENSED LINO SURVEYOR. VERTICAL DA NM SHALL BE NANO 7986 HORIZONTAL DATUM SHALL BE WASHINGTON STATE (GRID) CORD/NA 705.. NOR M :ONE USING NAD 83/91 SURVEY (0071700 AND TIED TO AN TWO CITY OF TUKWILA HORIZONTAL CONTROL MONUMENTS FOR PROJECTS WHIN A F1000 CON TROL ZONE. THE PERRITIEE SHALL PROVIDE CONVERSION CALCULA PONS TO NWT) 1929. • 11. REPLACE R R£LOCA 7E ALL 9045 DAMAGED R REMOVED DUE TO CONSTRUCTION. I RETAIN, REPLACE R RESTORE (X/5 TING VECE7470 IN RICHES-OF-WAY, EASEMENTS. AND ACCESS TRACTS CONSTRUCTION 1. ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECFICA TONS ONLY THE PERMITTEE IS REWIRED TO MAINTAIN A SET R APPROVED PUNS 50(017(4 TI005 AND A550C/A TED PERMITS ON THE JOB SITE WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL STATE AND LOCAL LA WS. FERMI FIEF SHALL APPLY FOR A REVISION FOR ANY WORK NOT ACCORDING TO THE APPROVED PUNS. 2. FERMI T7EE /CRIRACrR SHALL ARRANGE A PRECRS7RUC RR CONFERENCE 91771 THE CITY'S INSPECTR(5/ PRIOR 7O BEGINNING ANY WRIT C 2009 THE BLUELINE GROUP . 25' DISPERSAL / TRENCH (TIP) 1 WORK IN ROADwA TS A ALL WORK /N 60ADWAT5 SHALL MEET 771C 11 AND THE FOLLOWING B PRIOR TO AN0 ACTIN TY IN (17Y RICH 7-OF - WAY INC P087470 EC SHALL PRONOE ME CT, A TRAFFIC CONTROL PLAN FOR REVIEW AND APPROVAL ME TRAFFIC CONTROL PUN 514 ALL INCLUDE THE LOCAOON, ADDRESS AND DESCRIPTION OF 'RAMC FLOW DURING THE 4066 AIM SHALL MEET 00700 REOUIREMEN TS L ALL WORK REQUIRING LANE CLOSURES MUST BE BY PERMIT 001 Y. FROM THE 5/60 040650 A. IN NOVEMBER TO ME FOLLOWING JANUARY 2ND, THE DIRECTOR ORS NOT 4LL00 LANE CLOSURE5 IN THE 7UKWILA URBAN CENTER O FIRE, PEDESTR /AN. AND 1071/0UL AR ACCESS TO BU/LLINOS SHALL BE MAWTAINED AT 4ll 77•057 EXCEPT AHEM PER74/TTE£ HAS PERMISSION FROM 740 BU /LD/NC OWNER AND THE 0/RECTR 70 CLOSE AN ACLX5S E ALL ROAOWA TS SHALL BE KEPT FREE OF D/R7 AND DEBRIS U9410 5 TREE T SWEEPERS USE OF WATER 7RUCh5 FOR CLEANING ROADWAYS REWIRES WE- APP002AL FROM THE 0/9EC TOR F INSTALL 5TEEL PLATES OVER ANY TRENCH, AT ANY RATE WORT, /5 STOPPED AND M£ 177£501 /5 LEFT OPEN. 09405.7171 GEALICLQAM._0122.01_42(21201.11.Q1ES I. THE EROSION PREVENTION AND SEDMENT CONTROL (ESC) 74(458705 ON THE APPROVED PUNS ARC MINIMUM REQUIREMENTS 1 BEFORE BEGINNING ANY CONSIRUCRON ACRVI77ES, ESTABLISH ME CLEARING LIMITS W5IALL CONSTRUCTION ENTRANCE, AND INSTALL EROSION PREVE510 AND 5(0/74£741 00071104 74(45UR(5 3 BEFORE ANY GROUND DISTURBANCE OCCURS, ALL DOWNS IRE474 EROSION PREIENR00 AND 5(0/74£50 CONTROL MEASURES (ESC) MUST BC CONSTRUCTED AND IN OPERA RON. INSTALL AND 744151NN 4LL ESC MEASURES ACCORDING TO ME ESC PLAN. 4 ESC MEASURES INCLUDING ALL PER/ME7ER cos mots, SHALL REAHA/74 IN PLACE UNTIL ETNA/ 97 CONSTRUCTION IS COMPLETED AND PERMANENT STABIUZA 'ON T5 ESTABLISHED. 5 FROM MAY / THROUGH SEPTEMBER J0, PROVIDE TEMPORARY AND PERMANENT COVER 74( 4504(5 TO PROTECT DISTURBED AREAS 77)47 WILL REMAIN UNNORKED FOR SEVEN DAYS R MRE 6 FROM OCTOBER I THROUGH APRIL J0, PROVIDE TEMPORARY AND PERMANENT COVER MEASURES 10 PROTECT DISTURBED AREAS THAT WILL REMAIN UNWRK£D FOR TWO DAYS R MORE IN 4001 nON TO COVER MEASURES THE CONTRACTOR SHALL: A. PROTECT STOCKPILES AND STEER CUT AND FILL SLOPES IF UNWDRKED FOR MORE NAN 71 HOURS. B 5TOCKP/LE ON 97E, ENOUGH COVER MATERIALS TO COYER ALL DIS TURBED AREAS C BY OCTOBER 6 SEED ALL AREAS NAT WILL REMAIN UN4RKED DURING THE 400 5£A SON (OCTOBER 7 THROUGH APRIL 30) MULCH ALL SEEDED, AREAS 7 FAILURE TO MAINTAIN ESC MEASURES IN ACCORDANCE 14TH THE APPROVED MAINTENANCE SCHEMA( MAY RESULT IN THE WORK BEING PERFORMED A7 THE DIRECTION OF THE 0/80(1R AND •55£55(0 AS A LIEN AGAINST 171E PROPER T/ WHERE SUCH FACILITIES ARE LOCATED. 8 DURING 777E LIFE OF THE PRO.ECT ME PERMITTEE SHALL MAINTAIN IN 0000 COMMON AND PROMPTLY REPN0 RESTORE, R REPLACE ALL RAGE SURFACES. WALLS GRAINS 04745. 5 MUG TURES. LEG ETA7ON. EROSION AND SEDIMENT CONTROL 9045URES AND OTHER PROM( WE DEVICES IN ACCORDANCE WITH APPROVED PUNS. 9. THE PERRI TREE SHALL MONT TOR 7710 DOWNSTREAM DRAINAGE FEATURES AND SHALL WIN NE 0/8(07R'S APPROVAL. REMOVE ALL SEDI74EN7 DEPOSITION RESULTING FROM PRO.ECT NIA TED 4244 10. ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICA 71075 ONLY. THE PER/4117E IS REWIRED TO MAINTAIN A SET OP APPROVED PLANS AND SPEC/FICARONS AND ASSOCIATED PERMITS ON THE JOB 577E WORK SHALL BE PERFORMED IN ACCORDANCE 111TH ALL FEDERAL, STA IE AND LOCAL LAWS. 71. AS THE FIRS ORDER OF BUSINESS THE PERM17TEE SHALL INSTALL EROSION PREVEN77011 AND SEDIMENT CONTROL MEASURES PER THE ESC AND SHALL INSTALL THE DOWNS TREAM TEMPORARY ESC MEASURES BEFORE ANY SITE DISTURBANCE OCCURS BEFORE 777E TEMPORARY MEASURES ARE REMOVED. INSTALL AND (STA&/571 NE UPSTREAM PERMANENT ESC MEASURES PROPOSED 6' W IERCEP TOR TRENCH 72 ME RER74/1TEE SHALL AI ALL TIMES PROTECT SEN9 TAT ARE A5, RIE /R BUFFERS,, AND 4D.14CENI 66/747 PROPER/TES 450 PUBLIC RIGHTS-OF -WAY R (45(74(1170 FROM DAMAGE DURING GRACING OPERA TINS THE PERA1 /7TEE SHALL RESTORE, TO ME 57AN0 ARD5 /N ETTECT AT ME PAM R NE /5504NCE OF ME PERM/7 SENSITIVE AREAS THEIR 6077£45. AND PUBLIC AND PRAM 7 PROPER RE AND /MPROY£MCN IS DAMAGED BY THE PORM/T7£E'S OPERATION5. I1 PERM /T7E SHALL ARRANGE FOR AND COMPLY 46/14 740 0OLLOWIN0 A NOn7, M( PURL70 4RK5 DEPARTMENT 197HW 48 HOUP5 FOLLOWING INSTALL ATI00 (K E5C 74(45URE5 B OBT4/5 PERM/551ON W WR /nNG FROM THE PUBLIC WUR45 DEPARTMENT PRIOR 00 7400/0951 M( CSC 6L45 C MA/NrA/N ALL R040 DRAINAGE 5Y57EV5 S7RA4 WA/(R DRAINAGE SYSTEMS, CON7PO4 ME 4 SURES AND 074(4 F•CU n(5 AS IDENTIFIED IN THE (SC PLAN O REP4/8 ANT 9L TA now R EROSION DAMAGES 10 407015 /7)G PROPER RE5 AND ORA /N4CX 04uECT ( /7450£07 ACCORD/50 TO THE APPROVED ESC 519PECTI00 SCHEDULE AND MANE 5(00(0 REPAIRS IMMEO/41707 URU TY N075 7 4LL TRENCH E2CA04 RON OPERATION5 SHALL MEET R E4CCED ALL APPLICABLE SHORING 045 FOR TRENCHES OVER •-F£E1 DEEP. ALL TRENCH SAFE TT 557745 SHALL MEET WI5HA REM/07'074ENr5 ▪ POWER. CABLE. PIMP RPC5, AND TELEPHONE LINE WALL BE IN A TRENCH 1498 A 5'4/7744/0 710.67205741 5£0444 RON FROM OTHER UNDERGRWND Unu TIES. J 40.,/57 ALL MANHOLES CATCH BASINS AND VALVES IN PUBLIC RICH 7S -OF-WAY R E45EWEAT T5 477(8 495HAL7 PAWL 97RM DRVNA(.F NO 1E5 1 ALL 45 'PODS AND MA TRIALS SHALL MEE7 C/71 OF 017774104 DEVELOPMEN7 GUIDELINES AND DC9GN 450 CON5WR M110 57 ANDAR05 AND THE CURRENT KING COUNTY 5URF.ACE WATER 00911 444NU4(. UNL(55 0PERWI5£ APPROVED. 2 74 ARK 411 STORM R4W INLETS WITH 918M0 NO WASTE' AND ETHER DRAINS TO 57REA.V5; RAW5 TO WE 7L AND 5' R R4/A5 TO GROUNDWATER; AS APPLICABLE. 3 DRIVE RA, CUL MR TS SHALL BE R SUFFICIENT LENGTH TO PROVIDE A MINIMUM 3. I SLOPE FROM THE (DCE or PE 06/1W47 10 THE BOTTOM R THE 0/TR. CULVERTS SHALL HAW BEVELED END SEC 'TONS 541 4410/- THE SIDE SLOPE. • RAIN GARDEN TABLE STORAGE VOLUME (CF) PG 1 250 PG 2 80 RG 3 161 PG • 104 PG 9 225 P 233 5' .90(0247) (rYP) 20•,„„ 1 7/ (I PLANNER 5 %RIP (nP/- 577_8 10 58'87 E4 ROW IB EA 240(44(117 16' N " Ex 6' SIDE SEWER TO BE USED FOR W BLDG 7 5 EX FIRE HYDRANT EX ROW ROW VER'CAL CURB & GUTTER 0 5' SAWOUI S\\ �- 'CLASS B ASF54LT -♦'GSM 2' 00AWL BASE MACADAM ROAD S MAR 31 2009 COP" I•; .l\tiTY DEVELOP;. NT UNDERGROUND UTILITY NOTE UNDERGROUND UTTU7IES ARE SHORN IN THE APPROXIMATE LOCATION. THERE IS NO GUARANTEE THAT ALL UTILITY ONES ARE SHORN, OR THAT THE LOCATION, SIZE AND MATERIAL l5 ACCURATE THE CONTRACTOR SHALL UNCOVER ALL INDICATED PIPING *HERE CROSSING INTERFERENCES OR CONNECTIONS OCCUR PRIOR TO TRENCHING OR EXCAVATION FOR ANY PIPE OR STRUCTURES TO DETERMINE ACTUAL LOCATIONS SIZE AND MATERIAL THE CONTRACTOR SHALL MAKE THE APPROPRIATE PROVISION FOR PROTECTION OF SAID FACTURES 174E CONTRACTOR SHALL NOTIFY ONE (71111 AT 1- 800 - 424 -5555 AND ARRANGE FOR FIELD LOCATION OF EXISTING FACTURES BEFORE CONSTRUCTION. !24 td y5 gs BLUELINE SCALE( AS NOTED PROJECT MANAGER: 1EN M LAUIDI, PE PROJECT ENGINEER: BE7V 0 RU7K0N90, P DESIGNER: ADAM D. 7540 PLOT DATE: 3/30/1009 REVISIONS CONCEPTUAL DRAINAGE PLAN COOKE CREEK MEADOWS 13325 MACADAM RD S PRELIMINARY CIVIL PLANS CITY OF TUKWILA WASHINGTON all M. C4 FR 4` of 114 4.s810NAL BAG', 3/30/09 JOB NUMBER: 08-068 SHEET NAME: RS-0 1 BHT G OF 2 x 2-/VD L ooh. » 1877- Lo fL#4vk/ UN /T#- T 6023 s,F o "' jC cco,Ks c, Haar. 5 2-25 -o1 2,+O - 1140 /,463 5.F, MAR 3 1. 1009 f1: C4 IN1-H. L.aIZ..(' .IJELS' tik • HoFm -tom M� I^IIIJlzWS .roIL P1**'j!VC.- VCNtit.4 -tb J 1-IgAT ATV V�l111 19--oM NAIL ;ai�Yii ?ifi�iu�s ?=� -rP Kit-u. 13PVEIrf.P -4,1" Sa�INC� J ). `SWN- RfIUU�,,��, Mr,'CAL- ipih e-L4\46,770/V RECENT-S3 MAR 31 2099 COMMUNITY DEVELOPMENT A o.i -f. / \ 1111311n'- iN wawa 10 • . • ' 472e5:' 4 tiAT COMMUNIT/ DEVELOPMENT 4 Mar 04, 2009 .12:35p.11 .111.1 H:\Cooee Canapes 230610wp \Md.6wp \WmWnp-0wp12308 -1.dwp Layout Name: A2.1 MAIN FLOOR PLAN ;TA 1• am Ei 0 co cn D m m z m r 0 0 z c z az 0 z -n r- 0 0 Cu z c z_ 0) az 179 1/2 r fl 20 -? N WOONC138 6•-61/? 11'-0- 179 11? 1 1 z O OM r..._1 3 0 x m z L L_ Zt J 4 PRELIMINARY NOT FOR CONSTRUCTION a 6 0 N FLOOR PLANS COOKE CREEK MEADOWS Tax Tots #7340600982 & 7340600983 Macadam Road Tukwilla, WA 98497 DESIGNS ISAANWOOD 3WA390 92B northwest PH: 360.029.3441 ARCHITECTS io ool u n...co infaOdeaignenw.com www,deaignanw.00m C)Coppight 2037 0984 Inc - Properly of ONf4 Inc ! is an Instrument of service. N 6. N :sNOIsI '321 My 04, 2008 - 12:33pn Me HACooke 23081d*g th AntWoddnpdw0230&Y.dw9 Layout Nem A2.1 MAIN FLOOR PLAN • • n • g m em - I- 0. m D O z c z rn 0) 35-9. 3.4. 258' r h ill' fl T -2' 0 m m 0 'DC F m 1 --1 D 3 3'-2 02 L lam 1I2' PRELIMINARY NOT FOR CONSTRUCTION m� R EXTERIOR ELEVATIONS COOKE CREEK MEADOWS Tax Tots #7340600982 & 7340600983 Macadam Road Tukwilla, WA 98497 DESIGNS 1 gr3 OOD9WA996 82D northwest PH: 388.628.3441 ARCHITECTS fo' 388.828.8168 www.deelgnen .00m .deeigoanw.com ©Copyright 2007 DINA, Inc - Properly of DRIB, Inc & V an but invent of service. at W 103 r ESAAdolfsen memorandum date October 16, 2007 to Mr. Todd Smith from Ms. Linda Krippner subject Cooke Property Conceptual Mitigation Plan 5309 Shilshole Avel, Suite 200 Seattle, WA 98107 206.789.9658 phone 206.789.9684 fax www.adolfson.com MAR 31 2009 COMftfli. °+ DEVELOP .:,LNT ESA.Adolfson (Adolfson) is pleased to present this conceptual mitigation plan for the Cooke Property at 13325 Macadam Road South in Tukwila, Washington (Figure 1). This property is currently developed with a single - family residence. The project proposal is to subdivide this approximately one -acre property into two lots for a cottage house development with nine housing units. New homes would be situated on the east portion of the property. Several low impact development strategies are being proposed for storm water treatment on this site. Site Description Macadam Road bounds the Cooke property to the east, and other low- density single - family residential lots surround it to the north, and south. The western edge of the property abuts Southgate Creek, a perennial, fish bearing stream. The east portion of the property is developed with a single family home (Photo 1) and the rem_ ainder of the site is dominated by Himalayan blackberry and red alder. The site slopes relatively steeply near the center of the site to a wetland swale on the west portion of the site. The west portion of the site is relatively flat between the wetland swale and Southgate Creek. Wetland Study Summary One wetland (Wetland A) is located on the east portion of the site and one wetland (Wetland B) is located offsite to the north (Figure 2). Adolfson scientists, Linda Krippner and Brooke Sullivan, conducted wetland delineation field surveys on December 5, 2006 and February 16, 2007. The boundary for Wetland B was revised during the wetland verification site visit by Sandra Whiting from the City of Tukwila, on August 6, 2007. Teresa Vanderburg and Brooke Sullivan from Adolfson were present for the City's wetland verification site visit and the wetland memorandum, dated August 13, 2007, was revised accordingly: Wetland A is a depressional wetland located on the west portion of the site at the base of a slope in a drainage Swale west of the single - family home. Wetland B is a small slope wetland located offsite to the north. Wetland B is too small to be regulated by the City (Tukwila Municipal Code [TMC] 18.45.80.B.3). Wetland A is an emergent and forested wetland that is contained within a 10 -foot wide swale on the site. Reed canary grass and Himalayan blackberry dominate in open emergent areas (Photo 2) and red alder, Sitka willow and Himalayan blackberry dominate in forested areas (Photo 3). South of the site Wetland A is positioned in a wider depressional area that is dominated by a monoculture of reed canary grass (Photo 4). North of the site Wetland A remains contained in a swale and is dominated by creeping buttercup and Himalayan blackberry Cooke Property October 16, 2007 • • (Photo 5). The wetland buffer on the site and in offsite areas is dominated by Himalayan blackberry (Photo 6) with some relatively dense stands of red alder and willow also present. The habitat functions of Wetland A and its buffer are limited by the prevalence of non - native invasive species, mainly Himalayan blackberry and reed canary grass. English ivy is also present in some areas of the wetland and buffer. Water quality functions are moderate due to the presence of dense vegetation and the lack of a surface water outlet. Hydrologic functions are moderate due to the position of Wetland A in a closed depression. City of Tukwila Regulations Wetlands and streams in the City of Tukwila are regulated in accordance with the Tukwila Municipal Code (TMC) 18.45. Wetland A is considered a Type 3 wetland because it is less than one acre in size and has two wetland classes (emergent and forested) (TMC 18.45.080). Wetland B does not meet the criteria for a Type 3 wetland because it is less than one thousand square feet in size, though it contains two wetland classes (TMC18.45.80.B.3). Thus, it is not regulated by the City of Tukwila and requires no standard wetland buffer. Southgate Creek, located offsite to the west, is considered to be a Type 2 Watercourse because it is perennial and has the potential to provide habitat for salmonoids (TMC 18.45.100). The standard buffer for Type 2 Watercourses is 100 feet. This buffer extends onto the west portion of the site. The buffer boundary for the stream is shown on Figure 3. The stream buffer does not extend as far east as Wetland A. The buffer setback for residential buildings is 10 feet from the buffer edge. Building plans must also show the 20- foot area beyond the buffer setback within which the potential impacts of development on the buffer will be reviewed. Project Impacts No regulated wetland areas will be filled as a result of this proposal. The bridge will span the width of the wetland so that no footings will be located within the wetland, but they will be located in the wetland buffer. The project proposal includes the reduction of the standard 50 -foot wetland buffer to 25 feet, a 3 -foot wide wood chip trail in the buffer, and a 3 -foot wide, approximately 10 -foot long pedestrian bridge spanning the wetland swale (Figure 3). Existing vegetation in the outer 25 feet (east side only) of the 50 -foot buffer will be cleared for the development. This outer buffer area has limited habitat functions and is dominated by Himalayan blackberry. A few young trees may also be cleared in this area but none of these trees are 10 inches dbh (diameter at breast height) or more in size. The total area of buffer reduction is approximately 2,620 square feet. The 25 -foot wetland buffer east of the wetland boundary and the wetland and stream buffer areas on the west portion of the property will be cleared of Himalayan blackberry and other non - native invasive plant species and replanted with native vegetation under the enhancement plan. Since the 25 -foot buffer area east of the wetland is dominated by Himalayan blackberry, no impacts to the protected 25 -foot buffer are expected as a result of construction and the placement of permanent buildings within 20 feet of the building setback. Storm water runoff from the site is not expected to negatively affect the wetland or buffer functions. As you have described, several low impact development strategies are proposed to minimize the negative effects normally associated with storm water runoff from impervious surfaces. Pervious pavement will be used for the driveways and other internal roadways. Rainwater catchment systems will collect water from the metal roofs of some of the houses to provide irrigation water supply during the summer for landscaping. Other roof runoff will likely be •dispersed using a level spreader system or some other similar functioning system before entering the wetland or wetland buffer. 2 Cooke Property October 16, 2007 Conceptual Mitigation Plan Mitigation sequencing: avoidance, minimization, and compensation have been followed in the preparation of this conceptual mitigation plan. Wetland impacts will be avoided and no high quality buffer areas will be affected by the proposal. Most of the vegetation to be cleared within the outer 25 -feet of the standard wetland buffer is non- native Himalayan blackberry. To compensate for reducing the wetland buffer to 25 feet the remaining wetland and stream buffer areas between the development and the wetland and between the wetland and the stream will be enhanced. In addition, the onsite wetland area will be enhanced to compensate for minor impacts from the pedestrian bridge and pathway located in buffer and wetland areas. Low impact development strategies will be used to control storm water runoff from the new development. Wetland and Buffer Enhancement The conceptual mitigation plans for this wetland and buffer enhancement are provided in Figures 4 and 5. The total area of wetland and buffer enhancement is estimated to be 16,580 square feet. This provides more than a 6:1 mitigation ratio for the buffer reduction proposed. TMC does not specify a mitigation ratio for compensation for buffer impacts. All wetland and buffer areas on the site will be enhanced by removing invasive plant species and replanting with native shrubs and trees. Dense stands of young red alder may be selectively thinned to allow remaining trees more space to grow to larger; no other native species will be removed in these areas. These trees will be replaced with a more diverse array of trees including quaking aspen, western red cedar, big -leaf maple, and vine maple. The enhancement planting is expected to result in a more diverse vegetation community that attracts a variety of native wildlife species, mainly birds in this urban setting. Split rail fencing will be placed along the north property boundary in order to prevent all terrain vehicles from entering the site. Sensitive area signs will be placed along the 25 -foot buffer boundary east of the wetland. Maintenance, Monitoring, and Contingency An aggressive weed management program will need to be followed in order for this buffer enhancement project to be successful. This may entail the use of cardboard and mulch following weed removal to keep the blackberry from re- establishing and to prevent erosion on the slope. Spot treatment using herbicide treatment may also be necessary for continued blackberry control. The maintenance, monitoring, and contingency plans will be provided in the final mitigation plan. Monitoring and maintenance are expected to occur for a period of five years following plant installation. Limitations Within the limitations of schedule, budget, seasonal constraints, and scope -of -work, we warrant that this study was conducted in accordance with generally accepted environmental science practices, including the technical guidelines and criteria in effect at the time this study was performed, as outlined in the Methods section. The results and conclusions of this report represent the authors' best professional judgment, based upon information provided by the project proponent in addition to that obtained during the course of this study. No other warranty, expressed or implied, is made. Attachments: Figures 1 through 5 Photos 1 through 6 3 SOURCE: City of Tukwila, 2005; King County, 2006 Figure 1 Vicinity Map Cooke Property Tukwila, Washington l 17. Va" • _ . MAR 3 1 nog DEVELOP:4.El a I. t 11 4 # .41. , • - 4101 „ • - d -.443104. into evc-int-wci nnrtinn nf he cite_ view ea't tn.warcIs MArneinm Pond (1 )oluiot looJ,) alP.Byin MAR 3 1 20139 ciphtliviii N. DEVELON4EZT 4 •-^ 4,t• 4 t Photo 3. Emergent habitat in Wetland A located south of the site (2-16-071 4'. • MAR 31 2009 COM DE1 /F► UNREGULATED WETLAND B (227 SF) WETLAND A (906 SF) SOUTHGATE CREEK TYPE 2 STREAM TAM LOT 7340800983 Feat • 50' WETLAND BUFFER %-- 66 194.98' 4. `[I ! / / EAST • --� 90D0'00'E:/ 20.00' ) / _ A �� -� - - 2nloo' South l.T.tth Street p TAM LOT 7340800982 j PROPERTY BOUNDARY CENTERLINE OF SWALE Ma *SST tp Iv 11.T 3,4 , —74 .he And .40d twee a .M .w hog .9. heo. 20' QUIET TITLE EASEMENT EXISTING RESIDENCE (TO BE DEMOLISHED) SOURCE: Schroder Lard Surveying, 2007 Casks P8PeM. 0203127 Figure 2 Wetland Survey Tukwila Washington MAR 31 2009 COME JNtrf DEVELOPiiilE dT SOUTHGATE CREEK TYPE 2 STREAM WETLAND A (906 SF) FOOTBRIDGE/3' PATH UNREGULATED WETLAND B (227 SF) PROPOSED AREA OF REDUCTION -2,620 SF l ) 50' WETLAND BUFFER eer.rb a 749 LOT 7340600983 2 sea —74 Air 50' WETLAND BUFFER Feet 100' STREAM BUFFER South 1.341/, Stree anoo.nea7 10' BUILDING SETBACK 25' BUFFER PROPERTY BOUNDARY 20' QUIET TITLE EASEMENT BOUNDARY eia a r onion SOURCE: sotOo hr Lend Eturveyeg, 2007 Coo1e Property. D206127.0 Figure 3 Wetland Buffer Impacts Tukwila, Washington WETLAND AND BUFFER ENHANCEMENT AREA - 18,580 SF WETLAND A (906 SF) FOOTBRIDGE/3' PATH UNREGULATED WETLAND B (227 SF) SPLIT -RAIL FENCE 50' STANDARD WETLAND BUFFER sal )beta« p1NLed 0. 1 L01 7340600982 2 E00 , wEBi Lae T SOUTHGATECREEK TYPE 2 STREAM South 134th Street (Unopened) SENSITIVE AREAS SIGNAGE 50' WETLAND BUFFER 100' STREAM BUFFER 10' BUILDING SETBACK 25' BUFFER 20' QUIET TITLE EASEMENT BOUNDARY PROPERTY BOUNDARY LEGEND WETLAND AND BUFFER ENHANCEMENT AREA SOURCE: 0clweter Land Surveying, 2007 Cooke Prop.M .0208127.0 Figure 4 Conceptual Mitigation Plan Tukwila, Washington • -211-2 JO s? Group Northwest, Inc. Geotechnlcal Englneers, Geologists & Environmental Scientists July 17, 2008 G -2742 Mr. Todd Smith Cooke Riverside Properties, LLC PO Box 97193 'Tacoma, WA 98497 Subject: GEOTECHNICAL ENGINEERING STUDY Cooke Creek Meadows Proposed Cottage House Development 13325 MacAdam Road South Tukwila, Washington Dear Mr. Smith: GEO (3roup Northwest, Inc., conducted this geotechnical study for the purpose of evaluating the site conditions, infiltration, and providing site development recommendations for the proposed development of the lot with nine new cottage -style residential structures. The scope of our services included reconnaissance of the project site, review of a preliminary conceptual site plan sketch, excavation of nine test pits to characterize the subsurface conditions in the area of the proposed development, logging of the soil and groundwater conditions encountered in the test pits, laboratory analysis of the soil samples, evaluation of the infiltration potential of the site soils, engineering analysis, and preparation of this report. The parcel consists or two existing lots (tax lots 7340600983 & 7340600982), both of which are generally rectangular in shape. The east lot (tax lot 7340600982) is occupied by a single - family residential structure that we understand will be demolished as part of the proposed site redevelopment. The site soils encountered in the test pits consist of topsoil, silt, glacial till, and glacially consolidated silt. No groundwater seepage was encountered. It is our evaluation that the site soils are not suitable for infiltration of storm water. Because the site soils consist predominately of silt they are considered to be moisture sensitive and are not recommended to be used as structural fill material for the support of structural elements. 13240 NE 20th Street, Suite 10 • Bellevue, Washington 98005 Phone 4251649 -8757 • Fax 425/649 -8758 • July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page ii Based on the findings of this study it is feasible to short plat the parcel and residentially develop the lots. Residential structures may be supported on conventional spread footing foundations, however loose soils should be removed and the foundation footings supported on the dense undisturbed site soils, or on compacted structural fill that extends down to the dense soil. Structural fill supporting foundation footings should consist of a granular material, such as a pit - run sand and gravel or crushed rock, and structural fill supporting structural elements should be compacted to a minimum of 95% of the material's maximum dry density as specified in the Structural Fill section of this report. These and other geotechnical issues are discussed in the attached report. Please call if you have any questions. Sincerely, GEO GROUP NORTHWEST, INC. Wade J. Lassey Project Engineering Geologist �r. LCl�lc (e6 William Chang, P.E. Principal IEXPINE +s: 2/19111 ; GEO Group Northwest, Inc. GEOTECHNICAL ENGINEERING STUDY COOKE CREEK MEADOWS PROPOSED COTTAGE HOUSE DEVELOPMENT 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON GGNW Project No. G -2742 SITE DESCRIPTION The project site is located at the northwest corner of the intersections of MacAdam Road South, South 134th Street, and 43`d Avenue South, within the City limits of Tukwila, Washington, as illustrated on the Vicinity Map, Plate 1. The subject parcel is approximately 0.9 acres in size and consists of two generally rectangular shaped lots (tax lots 7340600983 & 7340600982). The parcel is bordered to the east by MacAdam Road South, undeveloped property to the west, and by residentially developed properties to the north and south. We understand the parcel includes the northern 20 feet of the vacated right -of -way of South 134th Street, located along the south side of the parcel, as illustrated on the Topographic Site Plan, Plate 2. A single family residence is located in the eastern portion of the site. A small drainage swale crosses the middle portion of the western half of the parcel, as illustrated on the Topographic Site Plan, Plate 2. The swale has been delineated as a wetland. The existing house sits on the higher portion of the property. From the house, the property slopes down toward the drainage swale to the west, to the north, and to the east toward MacAdam Road South. Site elevations range from about 48 feet, where the swale crosses the north property line to about 77 feet along the south property line in the eastern half of the parcel. The parcel is vegetated with trees, shrubs, brush, grasses, and blackberry vines. PRELIMINARY SITE DEVELOPMENT PLANS Based on our discussions with the property owner and the conceptual site development plan provided, we understand that plans are to develop the eastern portion of the parcel, east of the drainage swale, with nine cottage -style residential homes, located approximately as illustrated on the Conceptual Site Sketch, Plate 3. Some of the structures will have under - building parking. The access driveway will come off MacAdam Road South along the north property line, and near the southeast property corner. Final grading plans and finish floor elevations of the homes were GEO Group Northwest, Inc. • July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 2 not available at the time this study was performed. According to a preliminary proposed site section by KVA Architecture, dated September 12, 2007, the development will generally conform to the existing site topography. SUBSURFACE CONDITIONS A total of nine exploratory test pits were excavated to characterize the site soils in the proposed site development area east of the drainage swale. The test pits ranged in depth from 2.5 to 6 feet. According to the area geologic map', the project site soils are mapped as Younger Gravel (Qyg), consisting chiefly of sand and pebble gravel. However, the site soils encountered consisted of topsoil, silt, glacial till, and glacially consolidated silt. Younger gravel was not encountered. The soils are variable across the site, but generally consist of soft brown topsoil to a depth of about 2 feet (f) underlain by mottled tan to gray stiff to very stiff silt or very dense glacial till. The glacial till consists of silt with some sand and gravel that was deposited by and over - ridden by the glacier during the last ice age some 10,000 to 15,000 years ago. Some of the glacial till soils also contain cobbles and boulders. Fill consisting of loose to medium dense silt was encountered in two test pits, TP -7 and TP -9, to a depth of about 5 feet. Soils below the fill consisted of very dense glacial till and glacially consolidated silt. No groundwater or water seepage was encountered in the test pits. During the wet months, we anticipate some seepage could be encountered as a result of perched water accumulating on top of the stiffer silts and glacially consolidated soils or sheet flowing onto the site from the up- gradient property to the south. Please refer to the test pit logs in Appendix A at the back of this report for a more detailed description of the soils encountered. The approximate location of the test pits are illustrated on the Topographic Site Plan, Plate 2. Minard, J. P., 1985, Geologic Map of th g p e Marysville Quadrangle, Snohomish County, Washington, Dept. Of the Interior, U.S. Geological Survey Miscellaneous Field Studies, Map MF -1743, 1:24,000 GEO Group Northwest, Inc. July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 3 SEISMIC CONSIDERATIONS Based on the soil conditions encountered, the site is seismically classified as Site Class C (very dense soil), in accordance with Table 1613.5.2 of the 2006 International Building Code (IBC). The slopes on the parcel appear to be stable. No signs of slope instability was observed, such as tension cracks, slumps, slides, or scarps, and no geotechnical mitigation is recommended, such as steep slope building setbacks. The potential for liquefaction and/or lateral spreading is very low based on a lack of groundwater and the presence of dense soil. No known faults intersect the subject property and the risk of surface rupture is low as a result of a large magnitude seismic event. No mitigation measures are recommended, with the exception of the addition design criteria for seismically induced dynamic soil loads on permanent basement and retaining walls. DISCUSSIONS AND RECOMMENDATIONS Although grading and finished floor elevation plans were not available, based on discussions with the property owner, Mr. Smith, we anticipate that most of the homes will have daylight basements or basement parking garages. Based on the existing site grades and the proposed locations of the homes, we anticipate temporary excavations of up to about 10 feet (±) may be required for construction of the house foundations. Some homes may require minimal excavation. Homes along the south property line may have issues with temporary excavations encroaching onto the neighboring property unless temporary shoring is installed. The main geotechnical issues for the project include site preparation and earthwork considerations, temporary shoring considerations, subgrade preparation and soil bearing design criteria for foundations, slab -on -grade floor subgrade preparation and capillary break recommendations, subsurface drainage and infiltration considerations, and subgrade preparation and section recommendations for pavement. GEO Group Northwest, Inc, • • July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 4 INFILTRATION/DISPERSION The site soils consist of very low permeability silts and glacially consolidated soils that are not suitable for infiltration of storm water. We recommend storm water be directed to the drainage swale and /or storm water system, if available. If feasible, we recommend dispersing or utilizing a bioswale system and discharging storm water to the drainage swale /wetland area in the western portion of the parcel. The use of permeable pavements is not recommended due to the poor infiltration characteristics of the site soils. SITE PREPARATION AND GENERAL EARTHWORK Erosion Control The silty site soils have a moderate to high erosion potential. As a precaution, silt fencing should be installed down slope of the construction area(s). A crushed rock construction entrance or the existing driveway should be used to mitigate tracking of mud onto the street by trucks. We recommend that the site work be performed during the dry summer months due to the moisture sensitivity of the site soils. During wet weather, exposed site soils should be covered with straw mulch and cut slopes protected with plastic sheeting to mitigate erosion. Crushed rock check dams, hay bales, and silt fencing should be used as needed to reduce the velocity and suspended sediment in the storm water runoff. Cuts and Fills Under no circumstances should temporary excavation slopes be greater than the limits specified in local, state and national government safety regulations. It is the responsibility of the contractor to provide a safe work environment. If water seepage is encountered, the excavation should be halted and the geotechnical engineer should evaluate the site conditions. Temporary cuts should be sloped at an inclination no steeper than 1 H:1 V (Horizontal:Vertical) in loose to medium dense soils. Very dense glacial till & glacially consolidated soil may be sloped at up to 11-1:6V. If temporary excavations sloped with these inclinations cannot be constructed due to property line GEO Group Northwest, Inc. • t. July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 5 encroachment, we recommend either acquiring a temporary construction easement from the neighboring property owner, or installation of temporary shoring. If temporary excavations will undermine utilities, such as along the south property line, we recommend relocating the utilities or installing temporary shoring. Utility trench excavations deeper than 4 feet should be supported with trench boxes or the trench sidewalls should be sloped back as recommended above, such that workers in the trench are not susceptible to trench sidewall caving. Permanent cut and fill slopes should be inclined no steeper than 2H:I V. Permanent 2H:1V fill slopes should be compacted to a minimum of 90 percent of the material's maximum dry density. Permanent slopes of 3H:1 V, or less, are recommended if they are to be mowed and maintained. Temporary Shoring Temporary shoring should be installed if the open cut (sloped cut) temporary excavation will encroach into the neighboring property or if utilities will be undermined. The need for temporary shoring should be determined prior to the start of excavation so that it can be installed as part of the excavation process. Temporary shoring may consist of ecology block walls or soldier pile with lagging walls, as discussed below, depending on the excavation requirements and conditions. Ecology Block Wall Temporary shoring may consist of stacked ecology blocks, up to six feet (3 blocks) high, provided the near vertical open cut required to install the blocks is stable. Ecology blocks are typically 5' long by 2' wide by 2' deep, and made of concrete. The base of the bottom block should be keyed into the ground 0.5 foot and the wall battered back into the hillside at 1H:8V. Gaps behind the wall should be tilled with 5/8 inch minus crushed rock. Soldier Pile Wall Temporary shoring may consist of a cantilever soldier pile and lagging wall for cuts up to 14 feet (±) in height. Walls greater than 14 feet (±) may require tie -backs or internal struts, which increases the shoring cost. It may be possible to limit the height of the shoring by raising the GEO Group Northwest, Inc. • • July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 6 bottom floor elevation of the structure and /or by moving the structure further away from the property line and by open cutting at a 1 H: I V slope behind the top of the soldier pile wall. Soldier piles are installed by first drilling a hole, setting the steel wide -flange beam in the hole and grouting the beam in the hole. Excavation in front of the wall would then be carried out in about 4 -foot excavation lifts to allow for the installation of timber lagging behind the soldier piles. Based on the soil conditions, temporary cantilever shoring walls should be designed for an active soil pressure of 35 pcf equivalent fluid weight for level ground behind the wall. For sloped ground behind the wall, a surcharge load equivalent to 50 percent of the soil height above the wall should be considered in addition to the above active soil pressure. Surcharge loads above the shoring, such as driveway traffic, should be considered as equivalent to two (2) feet of soil height (130 pcf) in addition to the active soil pressure. The active soil pressure should act on one pile-spacing above the excavation line and one pile- diameter below. To counter the active soil pressure, an allowable passive pressure of 350 pcf equivalent fluid weight can be used. The passive pressure acts over twice the soldier pile width to resist lateral forces. The passive resistance in the top foot of the soldier pile should be ignored due to potential soil disturbance. The timber lagging should consist of pressure treated timber designed to resist 50 percent of the apparent lateral soil pressure due to soil arching effects. Structural Fill Structural fill is defined as compacted engineered till soils used to support building foundation loads, floor slabs, patios, porches, retaining walls, sidewalks, and pavements. In general, silt site soils are moisture sensitive, have a high moisture content, and could be difficult to compact to structural fill compaction specifications depending on the material's moisture content and the time of year that construction takes place. We do not recommend utilizing the silty on -site soils as structural fill material. We recommend importing a granular material, such as a pit -run gravelly sand, or crushed rock. Other materials should be reviewed by the geotechnical engineer. Soils containing organics, debris and /or rubble, should not be used as structural fill. GEO Group Northwest, Inc. July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 7 Structural fill should be placed and compacted at the material's optimum moisture content (± 3 percent) and compacted in 10 -inch ( ±) thick lifts (depending on the material). Structural fill placed below building foundations and slab -on -grade floors should be compacted to a minimum of 95 percent of the material's maximum dry density, as determined by ASTM Test Designation D -1557 (Modified Proctor). Under pavements and sidewalks structural fill should be compacted to 90 percent, with the exception of the top 12- inches which should be compacted to 95 percent. Fill adjacent to foundations should be compacted to 90 percent (95 percent if supporting slabs, patios, porches, or other structural elements). FOUNDATION DESIGN CRITERIA Structures may be supported on conventional spread footings, consisting of either strip or column footings. We recommend foundation footings be supported directly on the dense undisturbed soil that underlies the site, or on structural fill that extends down to the dense soil. Uncontrolled till soils on the site should be removed below the footprint of the buildings. Structural fill below footings should create a prism that extends out and below the footing at 1 H:1 V. As a result, the foundation excavation should be wider than the foundation footprint. For 2 feet of structural fill, the structural fill should extend out beyond the footing by 2 feet on both the exterior and interior of the footing and the footing should be centered on the structural fill. The following foundation design criteria are applicable to spread footing foundations that are supported as described above: • Allowable bearing pressure, including all dead and live loads: Dense site soil or structural fill • Minimum depth to bottom of perimeter footing below adjacent final exterior grade: • Minimum depth to bottom of interior footings below top of floor slab: • Minimum width of strip footings: GEO Group Northwest, Inc. 2,500 psf = 18 inches = 12 inches = 16 inches July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 8 • Minimum lateral dimension of column footings: = 24 inches • Estimated post- construction settlement: — Across building width: = 1/4 inch = 1/4 inch A one -third increase in the above allowable bearing pressures can be used when considering short -term transitory wind or seismic loads. Lateral loads can also be resisted by friction between the foundation and the supporting compacted fill subgrade or by passive earth pressure acting on the buried portions of the foundations. For the latter, the foundations must be poured "neat" against the existing undisturbed soil or backtilled with a compacted till meeting the requirements of structural fill. Our recommended parameters are as follows: - Passive Pressure (Lateral Resistance) • 350 pcf equivalent fluid weight for dense site soils and structural fill - Coefficient of Friction (Friction Factor) • 0.35 for dense site soils and structural fill BASEMENT WALLS AND RETAINING WALLS Permanent basement walls restrained horizontally on top are considered unyielding and should be designed for a lateral soil pressure under the at -rest condition. Conventional reinforced concrete walls free to rotate on top (cantilever walls) should be designed for an active lateral soil pressure. Active Soil Pressure Cantilever walls that are designed to yield an amount equal to 0.002 times the wall height, should be designed to resist the lateral earth pressure imposed by an equivalent fluid with a unit weight of 35 pcf for level backfill above the wall. At -Rest Soil Pressure Walls supported horizontally by floor slabs are considered unyielding and should be designed for lateral soil pressure under the at -rest condition. The design lateral soil pressure should have an equivalent fluid pressure of 45 pcf for level ground above the wall. GEO Group Northwest, Inc. • July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 9 Seismic Earth Pressure In addition to the above lateral soil pressure, a rectangular pressure of 6H should be added to the lateral soil pressure for permanent basement and retaining walls to account for seismically induced dynamic soil Toads. Passive Earth Pressure and Base Friction The available passive earth pressure that can be mobilized to resist lateral forces may be assumed to be equal to 350 pcf equivalent fluid weight for both undisturbed soils and engineered structural backfill. The base friction that can be generated between concrete and undisturbed bearing soils or engineered structural backtill may be based on an assumed 0.35 friction coefficient. Basement Wall Drainage A vertical drain mat, Miradrain 6000 or equivalent, may be used to facilitate drainage behind basement and retaining walls, or the walls may be backfilled with a clean free - draining gravelly sand or crushed rock material. We recommend both installing the drain mat and backfilling with a clean granular material. In addition, basement walls should be waterproofed. To install a vertical drain mat, the plastic core of the mat should be placed against the basement wall with the filter fabric side facing the backfill. The drain mat should extend from the finished surface grade down to the base of the wall. The bottom of the drain mat should be bedded in the washed drain rock surrounding the footing drain, as illustrated on the Footing Drain Detail, Plate 4. Footing drains must outlet to an appropriate discharge location (to be determined by others). The wall backfill should be compacted to 90 percent, or in accordance with the manufacture's recommendation, to prevent clogging of the geotextile filter fabric. The top twelve (12) inches should consist of relatively impermeable cap soil that is separated from the underlying granular material by a layer of geotextile. The surface should be sloped to drain away from the building wall. Alternatively, the surface can be sealed with asphalt or concrete paving. GEO Group Northwest, Inc. July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 10 SLAB-ON-GRADE FLOORS Subgrade support for slab -on -grade floors should be prepared as recommended for foundations, with structural fill compacted to 95 percent of the material's maximum dry density, in accordance with the specifications for structural fill.. It is recommended that the subgrade for floor slabs and foundations be prepared at the same time. Slab -on -grade floors should be placed on a capillary break to prevent wicking of moisture through the slab. The capillary break should consist of a minimum of six (6) inch thick free - draining layer of 1.5 inch minus gravel containing no more than five (5) percent fines passing the No. 4 (1/4 -inch) sieve. To reduce water vapor transmission through the slab we recommend installing a 10 -mil reinforced vapor barrier, such as Moistoe by Fortifiber Corporation, between the capillary break and concrete floor slab. Two to four inches of sand may be placed over the membrane for protection during construction (optional). DRAINAGE Water should not be allowed to stand in areas where footings, slabs, or pavements are to be constructed. During construction, loose surfaces should be sealed at night by compacting the surface to reduce moisture infiltration into the soils. Final site grades should allow for drainage away from building structures. We suggest that the ground be sloped at a gradient of three (3) percent for a distance of at least ten feet away from buildings except in areas that are to be paved. Final site grades and impervious areas should be designed to collect surface water into catch basins and be tight -lined for discharge into the storm system or an appropriate discharge location. Water seepage is not anticipated during site excavation, if excavation takes place during the drier summer months. If water seepage is encountered, the geotechnical engineer should evaluate the site conditions. Provided the excavation is stable, the bottom of the excavation may be sloped to shallow sump pits and the water pumped to an appropriate discharge location. GEO Group Northwest, Inc. 1 • July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 11 Footing Drains A subsurface footing drain should be installed at the base of basement walls, at an elevation that is below the basement floor slab, and around the perimeter of all foundations. The footing drain should consist of a four (4) inch minimum diameter, perforated, rigid drain pipe laid at or near the bottom of the footing with a gradient sufficient to generate flow. The drain line should be bedded washed drain rock and the drain rock should be protected (wrapped) with geotextile filter fabric, such as Mirafi 140N, or equivalent, as illustrated on the Footing Drain Detail, Plate 4. Roof, yard, and other drain lines should not be connected to the footing drain system. The footing drain should be separately tightlined to the discharge point. We recommend that sufficient cleanouts be installed to allow for periodic maintenance of the footing drains and roof down -spout tightline systems. Roof and subsurface drains must discharge to an appropriate location, such as a dispersion or bioswale system by the drainage swale /wetland, or to the storm drain system in MacAdam Street (or a combination). Storm water detention may be required. PAVEMENTS Pavement subgrade The adequacy of pavements is strictly related to the condition of the underlying subgrade. If this is inadequate, no matter what pavement section is constructed, settlement or movement of the subgrade will be reflected up through the paving. The pavement subgrade should be dense and unyielding. The subgrade should be grubbed, and all topsoil, organic soil, loose soil, and soil containing debris should be removed. We recommend the remaining subgrade be compacted with a large vibratory roller and proof - rolled under the observation of the geotechnical engineer. If the subgrade soil is not dense and unyielding, the geotechnical engineer should be requested to provide subgrade stabilization recommendations. Prior to paving, the subgrade should be proof - rolled with a loaded dump truck under the observation of the geotechnical engineer and any areas of unstable subgrade should be stabilized as recommended by the engineer. GEO Group Northwest, Inc. 1 • July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 12 The pavement section for county or city roadways should follow their design standards. For private parking areas and driveways we recommend the following minimum pavement section: MINIMUM PAVEMENT SECTION HEAVY TRAFFIC AREAS Class "B" Asphalt Concrete (AC) 3- inches, over Crushed Rock Base (CRB) 6- inches, or Asphalt Treated Base (ATB) 3- inches LIGHT TRAFFIC AREAS Class "B" Asphalt Concrete (AC) 2- inches, over Crushed Rock Base (CRB) 4- inches, or Asphalt Treated Base (ATB) 2- inches The minimum pavement section above may not be acceptable if there is evidence of instability in the subgrade. In the event of poor, yielding, or unstable subgrade conditions, we should be requested to review the site conditions and provide subgrade stabilization recommendations. LIMITATIONS This report has been prepared for the specific application to the subject project. The findings and recommendations stated herein are based on our field observations, the subsurface conditions encountered in our site exploration, our experience, and judgement. The recommendations are our professional opinion derived in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area and within the budget constraint. No warranty is expressed or implied. In the event that soil conditions vary during site work, GEO Group Northwest, Inc. should be notified and the recommendations herein re- evaluated, and where necessary, be revised. GEO Group Northwest, Inc. should be retained to review the final design plans to confirm the validity of the recommendations contained in this report if there are significant changes to the project as described herein. GEO Group Northwest, Inc. • • July 17, 2008 Geotechnical Engineering Study Cooke Creek Meadows G -2742 Page 13 PLAN REVIEW AND CONSTRUCTION MONITORING GEO Group Northwest, Inc., should be retained to perform a general review of the final design plans and specifications to verify that the earthwork, foundation, and other recommendations have been properly interpreted and implemented in the design, engineering, and plan documents. During construction, GEO Group Northwest should provide geotechnical construction monitoring/inspection services. This will allow us to confirm that the subsurface conditions are consistent with those described in this report and allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. It will also allow us to evaluate whether the geotechnical aspects of the construction activities conform to the contract plans, specifications, and geotechnical engineering recommendations. Please contact us if you have any questions regarding this report. Sincerely, GEO Gr s u Northwest, Inc. Wade J. Lassey Engineering Geologist William Chang, P.E. Principal Attachments: Illustrations Plate 1 - Plate 2 - Plate 3 - Plate 4 - Appendix A - Vicinity Map Site Plan Preliminary Site Development Sketch Footing Drain Detail USCS Soil Classification Legend & Test Pit Logs GEO Group Northwest, Inc. • • ILLUSTRATIONS G -2590 Adapted from "The Thomas Guide," 2007. 0 1000' 2000' Approximate Scale: I inch =1000 feet PROJECT SITE GEO Group Northwest, Inc. Geotachn,cal Engineers, Geologists, 8 Environmental Scientists VICINITY MAP PROPOSED COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON SCALE As Shown DATE 7/15/08 MADE WJL CHKD WC JOB NO. G -2742 PLATE 1 GRAPHIC SCALE tp ) lee \ 1 Sti h MEST 262.07. EAST N9090'001 4 e yi South 134th Street tu^nn ro LEGEND TEST PIT NUMBER & TP -1 APPROXIMATE LOCATION Note: According to Mr. Todd Smith, we understand that the Wetland B area shown on this plan was reclassified as a "Non- Wetland Area" prior to this study. This Topographic Site Plan Adapted From A Site Survey by Schroeter Land Surveying, dated February 2, 2007, for Mr. Todd Smith 1roGt5 ek) r %8' ` psd l Faurd T 4' high I�Oka - 1 .. mite & 2.8r east est •fear . /ece vast end 6' -sod ■e'.• art ✓- ndnteW Li o : Set mbar . /mn /x7604 • ,Found sane or reeei iyeront a0. Parer Pei' at 'Deciduous lies I bemoan Tres it Cote" Bush pa Gas valve DQ Neb. Volvo sever msNrole C storm drain mOMela U orator meter —S — sever Boo -- 9 — gas Ono —'— veto. lire —in_ Stern k. 8e O @ Parer Pole ./tight 4t lock 71NEST 94.66' 8i wl TP-8 lets .e TP -7 LOT 7340606962 72 ----- 74 Poi - t card wood t.rre & oast .rd hog .tre fence i r- Norte -Soot" R of Sec. ts, TWA. RAE Q 30' i i GEO Group Northwest, Inc. Geotednical Engineers, Geologists, a Environmental Scientist TOPOGRAPHIC SITE PLAN' PROPOSED COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON SCALE As Shown DATE 7/15/08 I MADE WJL I CHKD WC r JOB NO. G -2742 PLATE 2 • - 0 40' 80' Approximate Scale: 1 inch = 40 ft This Conceptual Site Plan Adapted From Concept Site Plan, provided by Mr. Todd Smith, date 6 -10 -08. • 4 . _ '2r fy r ..•••••■•■ .■•11111111111•• AIII■INI111■11M■ ..••■••• Group Northwest, Inc. Geoiechnical Engineers. Geologists. 8 Environmental Scientists CONCEPTUAL SITE PLAN PROPOSED COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON SCALE As Shown 1 DATE 7/15/08 I- MADE WJL CHKD WC .10B NO. G-2742 I PLATE 3 Slope to drain OTHER SOIL o ° 0 e 0 VERY DENSE GLACIAL TILL & GLACIALLY CONSOLIDATED SOIL 6 GEOTEXTILE FILTER FABRIC (Mirafi 140 N, or equivalent) WASHED DRAIN ROCK WALL FOOTING DRAIN 4 -inch diameter rigid perforated PVC pipe 0 ° 0 WALL BACKFILL 0 0 0 0 O ° 0 O 0 0 O o Basement Wall Water - Proofing On Wall Face & Vertical Drain Mat (Mlradrain 6000 or equivalent) OR Clean Free Draining Backlit' SLAB • CAPILLARY BREAK STRUCTURAL FILL FOOTING NOT TO SCALE NOTES: 1.) Do not replace rigid PVC pipe with flexiible corrugated plastic pipe. 2.) Perforated or slotted PVC pipe should be tight jointed and laid with perforations or slots down, with positive gradient to discharge. 3.) Do not connect roof downspout drains into the footing drain line system. 4.) Backfill should be compacted to 90% of maximum dry density based on Modified Proctor (ASTM DI557 -91). The top 12- inches to be compacted to 95% of maximum dry density if backfill is to support sidewalks, driveway, etc. Group Northwest, Inc. Geotechni ai Engineers, Goologlsts. & Bwfronnentat Scientists FOOTING DRAIN DETAIL PROPOSED COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON SCALE NONE DATE 7117/08 MADE WJL CHKD WC JOB NO. G -2742 I PLATE 4 • APPENDIX A G -2590 TEST PIT LOGS • LEGEND OF SOIL CLASSIFICATION AND PENETRATION TEST UNIFIED SOIL CLASSIFICATION SYSTEM (USCS) MAJOR DIVISION GROUP 9YMC7L i TYPICAL DESCRIPTION LABORATORY CLASSIFICATION CRITERIA COARSE GRAINED SOILS Mare Than Ha0 Weight larger Than No. 200 Sieve ._... _• _ FINE- GRAINED GRAVELS (Mere Than Nall Coarse Grains Larger Than Nu. 4 Sieve) « EAN G R A V E L S (Trie Cr n0 Knee) GW GRADED GRAVELS. GRAVELSAND M I X T U R E . LITTLE OR NO FINES DETERMINE Cu = (0601010) greater man 4 C o (0301)1(010 • D80) between 1 and 3 GP POORLY GRADED GRAVELS, AND GRAVELSAND MIXTURES LITTLE OR NO FINES PERCENTAGES OF GRAVEL AND SAND FROM GRAIN SIZE DISTRIBUTION NOT MEETING ABOVE REQUIREMENTS DIRTY GRAVELS (w,th some fines) GM SILTY GRAVELS, GRAVEL-SAND-SILT MIXTURSIS CURVE CONTENT ATTERBEAG UNITS BELOW •" LWE or P.I. LESS THAN 4 - GC CLAYEY GRAVELS. GRAVEL-SAND-CLAY MIXTURES COARSE GRAINED SOILS ARE OF FINES t2% ATIEROERG LIMITS ABOVE 'A' LNE ar PJ. MORE THAN 7 BRINGS Aare Than Ha8 Coarse Grains Smaller Than 4Skve) --- SILTS (Below Aline on Plasticity Chart Nagrigima CLEAN SANDs Oahe ar no Ones) SW WELL GRADED SANDS, GRAVELLY SANDS, LITTLE OR NO FINES - -- . _ —_. _ .. —__._ POORLY GRADED SANDS, GRAVELLY SANDS. urns OR NO FINES CLASSIFIED AS FOLLOWS. 4 516 Fine Grained; GW, GP, SW, SP Cu = (D601 D10) greater than 8 Cc = (D302) I (D10.080) between 1 and 3 — SP NOT MEE-TINO ABOVE REQUIREMENTS DIRTY ENDS (with some fines) Liquid Limit • 50% WA — - --- SILTY SANDS, SANDSILTMIXTURES > 12% Fine Grained: GM. GC, SM, SC CONTENT OF FINES EXCEEDS 12% ATTERBERG UNITS BELOW •A "UNE wim P.I. LESS THAN 4 se CLAYEY SANDS, SAND -CLAY MIXTURES 5 to 12% Free Grained: use dual symbols f ATTERBERG UMITS ABOVE W UNE with P.I. MORE THAN 7 til ...--- Mil O2_ INORGANIC SILTS. ROCK FLOUR, SANDY SILTS OF SLIGHT PLASTICITY - ... .-- - - - -.. - .- - - - - -, INORGANIC SILTS. MICACEOUS OR OIATOMACEOUS, FINE SANDY OR SILTY SOIL INORGANIC CLAYS OF LOW PLASTICITY, GRAVELLY. SANDY, OR SILTY CLAYS, CLEAN CLAYS 50 _ A•Line �' PLASTICITY CHART FOR SOIL PASSING NO. 40 SIEVE .-- Liquid Limit > St1% Liquid Lund < 30% SOILS ew) CUM (/Above Ad.ttre on Plasticity Chart. Negligible Organic) Then CH or OH , ( (X or OL i , . . . Liquid Unlit > 50% INORGANIC CLAYS OF HIGH PLASTICITY. FAT CLAYS ~ Mare en Hag plan Nn 200 ORGANIC Than o. 00 Sieve d..A SLT56 (Below A-L ne an Plasticity Chad) — _—_� Liquid Shmil 50% OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICI1Y 20 4 f0 grArr aa=1� OL • M MH ar OH d50%a OH ORGANIC CLAYS OF HIGH PLASTICITY 04 HIGHLY ORGANIC SOILS Pt PEAT AND OTHER HIGHLY ORGANIC SOILS 0 10 20 30 40 50 LIQUID LIMIT 60 70 80 90 100 110 ( %) SOIL PARTICLE SIZE GENERAL. GUIDANCE OF SOIL ENGINEERING PROPERTIES FROM STANDARD PENETRATION TEST (SPT) FN U.S STANDARD SIEVE Passing Retained SANDY SOILS SILTY & CLAYEY SOILS Steve Size ( ) Sieve Size {mm) Blow Courts N Relative Density % Friction Angie 8, degree Description Brow Cormm N Unconfined Strength qu of Description SILT 1 CLAY x200 0.075 SAND FINE MEDIUM COARSE 640 610 94 0.425 2.00 4.75 0200 940 610 0.075 0.425 2.00 0 - 4 4 -10 10 - 30 30 - 50 > 50 0.15 15.36 35 - 85 85 - 85 65.100 Very Lease 20 - 30 Lome 28.35 I Medium Dense 35.42 I Dense 311- 48 l Very Dense 4 2 2.4 4 - 8 8.15 15.30 > 30 c 0.25 0.25 - 0.50 0.50. 1.00 1.00 .2.00 200.4.00 > 4.00 Very soft Soft Medium Still Stiff Very Stitt Hard GRAVEL 4.75 19 FINE COARSE 19 78 U4 PLATE A 1 COBBLES m 78 m to 203 mm — - GEO Group Northwest, Inc. BOULDERS I >203mm Geotechnleal Englneers,Geoiagtata• & ROCK s 78 mm FRAGMENTS Enviro nmental Scientists 13240 NE 20th Street Suite 12 Selevue. WA 98005 Phone (425) 849.8757 Fax (426j 64(18738 ROCK >0.76 cubic meter In volume . TEST PIT:, TP -1 LOCOED BY WJL - Loa DATE: 06/24/2008 GROUND ELEV. 61 feet +/- , DEpTM It. . USCS 8011. DESCRIPTION SAMPLE No. , Water % OTHER TESTS/ . COMMENTS - 2 3 a — 6 S MI ML • SILT, brown, some fine sand, few gravel, medium dense, some 1 Si • S2 II S3 19.2 22.9 26.4 -Probe 1.5 ft - Probe 3 in. organics/roots, damp SILT. Iighterbrown/tan, mottled, very stiff, nonplastic, occasional boulders 2 -3 feet dia.. damp _, - 7 S Total depth of tcst pit = 6 fc et below ground surface NO No groundwater seepage accountcred TEST PIT: TP -2 LOGGED BY WJL LOO DATE: 06/24/2008 GROUND ELEV. 61 feet +1- OEPTH R. t1SC8 SOIL DESCRIPTION SAMPLE No. Water % OTHER TESTS/ COMMENTS - 4 - - 3 ....MEIMM..._WIN 6 - „, 5 — ML 1191, ML ML 51a, dark brown, loose, with organics, damp (Topsoil) SILT, mottled brown/tan, stiff, nonplastic, occasional cobbles, damp to moist SIT tan to brown, hard, nonplastie, damp SILT, tardbrown, very dense, with sand and pebble gravel, damp (Glacial Till) ■ S 1 1 52 1 S3 243 14.6 14.1 -Probe 2.3 - Probe 0 in. - 6 — 7 _ r Total depth of test pit ® 5 feet No water seepage TEST PIT LOGS COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWTLA, WASHINGTON G F.0 Group orthwest, Inc. p eeoleclirdcatTheneers. Geologists. a elocanotai *owe as No. 0-2742 I DATE 7/17/08 , PLATE A2 •■r',!•-•••:•-• • A*7••;:i•••:1Vt.:S ; ••••••••,•• -.:•,....•••,,••••••• • ••• ; • A. ;-: • ---; A • • •••• 1. 1 , i 1 a i 1 q i 1 i .: i . . .1 P ! ' ,•. ..11--,' • ',C., ,... - 7. t ) • • i 1-J!iri.: t'-,r;:,'„Eili 1 ifn 4 .. ; o 1 . .....1 ..!... '''" ''' •' . ' '... ft 'i ff . .11 i Z.; t•;• t! ',',3 • 4 ' :-. : ' (7 . - .4 -, -. ,.. g. . • - - 1 ' ; ,- A ;, . '. .; °X::: •• I "":"' ;,.. • '1 m 1.1 '•-•••• • • ; -•", -- -1" -- • ---• -- 1 - • - - -Q -• - --- - ,,, , "-.'• 3 *...r;'. . A -, I :-Liti . . g 5/9 , - - 1 • t I • • • — "- •1:1; ; ; ••10* r,•-,-„11•"•, • i r•- • • '''..I...4; 4Cy..; t''....., : C,:`,-.> .......•Iji., "';;;(:4, NORTH WEST . 2.07' • . . .•.'.•.•.•.•...•. , 0 40 al -II i 1::::••=..-r. ilr.---11114mool .r.:=---- 1111111111= :111...._ 114•111 • .4 .. .... ' 4". * ..., * 0.•`4%.,.. .11"t; - . /;., '' "`"r:4"..Ork :.' ,111:716.1.),••••4, : , jititivall\;16,6 COOKE PROPERTY r CONCEPTUAL MITIGATION PLAN 4a"? Wihd L411J11 'A. • REVISIONS &„. - - ' TEST PIT: TP -3 LOGGED BY WJL LOG DATE: 06/24/2008 GROUND ELEV. 52.5 feet +/- DEPTH ft. USCS SOL DESCRIPTION SAMPLE No. Water % OTHER TESTS/ COMMENTS 1 _ - 2 3 — s s – 7 — 8 ML ML ML SILT, brown, soft, some organics/roots, moist SILT, reddish brown. soft. nonplastic, moist ■ S1 ■ S2 • S3 19.8 34.2 30 SILT mottled gray, stiff, nonplastic, moist Total dcpth of tcst pit = 5 fcet below ground surface (bgs) No groundwater seepage encountered TEST PIT: TP-4 GROUND ELEV. 52.5 reel +/- LOGGED BY WJL LOG DATE: 06/24/2008 DEPTH ft. USCS SOIL DESCRIPTION SAMPLE No. Water % OTHER TESTS! COMMENTS 1 -- 2 – – 3 — 4 — – 5 — ML ML SILT brown, soft to medium stiff, moist II SI • S2 I S3 ■ • 35.2 27.0 31.3 31.0 - Probe 1 n - Probe 5 in. SILT, mottled tan, very stiff, nonplastic, moist Very stiff to hard, glacially consolidated, platy, less mottled – 8 — 7 Total depth of test pit = 5 feet No water seepage TEST PIT LOGS 13325 ACADAM ROAD SOUTH TUKWILA, WASHINGTON G EO Group Northwest, Inc. Geotechnical Engineers. Geologists, & Environmental Scientists JOB NO. 0-2742 l DATE 7/17/08 1 PLATE A3 TEST PIT: TP -5 LOGGED BY WJL LOG DATE: 06/24/2008 GROUND ELEV. 55.5 feet +/- . DEPTH ft. USCS SOIL DESCRIPTION ,, SAMPLE No. Water % OTHER TESTS/ COMMENTS 1 2 - — a _ - _,1�— ML ML ML SILT, brown, soft, some organics/roots, moist Si 30,4 32.1 14.5 - Probe l in SILT mottled tan, hard, nonplastic, damp SILT. gray, some sand and gravel, very dense, moist 1 S2 R S3 6 - 6 — 7 9 Total depth of test pit = 4.5 feet below ground surface (bgs) No groundwater seepage encountered TEST PIT: TP -6 LOGGED BY WJL LOG DATE: 06/24/2008 GROUND ELEV. 70 feet +/- DEPTH h. USCS SOIL DESCRIPTION SAMPLE No. Water % OTHER TESTS/ COMMENTS - 1 2 �__ ML -- ML SILT, brown, soft, some surface debris, moist (Topsoil) ■ S 1 • S2 16.1 15.5 -Probe Din. SILT, brown, very dense, nonplastic, damp 3 — - a 5 6 7 Total depth of test pit = 2.5 feet No water seepage TEST PIT LOGS 2 MEADOWS CAD M n TH TUKWILA, WASHINGTON (;EO Group Northwest, Inc. Geotechnical Engineers, Geologists, & Environmental Scfentists JOB NO. G -2742 I DATE 7/17/08 I PLATE A4 TEST PIT: TP -7 LOGGED BY WJL LOG DATE: 06/24/2008 GROUND ELEV. 70 feet +/- DEPTH tt. USCS SOIL DESCRIPTION SAMPLE No. Water % OTHER TESTS/ COMMENTS 1 2 _ — 3 — 4 6 _ 6 7 - — 8 ML ML SILT, brown, medium dense, nonplastic, damp (FILL) SILT, gray, some sand and gravel, very dense, moist (Glacial Till) 1 SI ■ S2 17.7 9.7 - Probe 1 It Total depth of test pit = 5.5 Ibet below ground surface (bgs) No groundwater seepage encountered TEST PIT: TP -8 LOGGED BY WJL LOG DATE: 06/24/2008 GROUND ELEV. 68 feet +/- DEPTH ft USCS SOIL DESCRIPTION SAMPLE No. Water 96 OTHER TESTS/ COMMENTS – 2 - — - ML ML SILT, brown, soft, moist (Topsoil) SILT. brown, some gravel and cobbles, occasional boulders, ■ SI 14.3 - Probe 0 in. dense, damp (Glacially consolidated) 3 - 4 — _ 6 6 7 Total depth of test pit = 2.5 feet No water seepage Broke unknow n water (inc to neighboring house. TEST PIT LOGS COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON 0 Group Northwest, Inc. Geoteon � Engineers, Geologists, & Erwi onrrental Scientists JOB NO. G -2742 DATE 7/17/08 PLATE A5 TEST PIT: TP -9 LOGGED BY WA, LOG DATE: 06/24/2008 GROUND ELEV. 65 feet +/- DEPTH ft. USCS SOIL DESCRIPTION SAMPLE No. Water % OTHER TESTS/ COMMENTS 1 — - 2 - 3 — 4 "' 5 _/- - ML - -- MI- SILT, brown, medium dense. nonplastic, occasional gravel and • SI 12.9 - Probe l f cobbles, datnp (FILL) SILT, tan, hard, moist (Glacially Consolidated) ■ S2 • S3 14.0 15.1 It - — 8 Total depth of test pit = 5.5 feet below ground surface (bgs) No groundwater seepage encountered TEST PIT: TP- LOGGED BY LOG DATE: GROUND ELEV. feet +/- DEPTH ft. USCS SOIL DESCRIPTION SAMPLE No. Water % OTHER TESTS/ COMMENTS 1 2 3 4 6 - 6 - 7 TEST PIT LOGS COOKE CREEK MEADOWS 13325 MACADAM ROAD SOUTH TUKWILA, WASHINGTON Vi Group Northwest, Inc. p GeotechrdcafEngineers, Geologists, 8 t3wironrrental Scientists JOB NO, G -2742 DATE 7/17/08 I PLATE A5 Cooke Creek Meadows - SAO S t28rs1 ST IC12000 King Courty n' :� 14 i .< 'it v i ',1 I 1 \. ti1 ` N t{ It I' atAa O`Fg 't 3 tuna sr 3,138T) 9T • � s 1377)I ST 01 13910 The Information Included on this map has been compiled by King County stall from a variety d sources and Is subject to change without notice King County makes no representations or warranties. egress or Implied. as to accuracy. completeness, timeliness, or rights to the use of such Information. This document is not Intended for use as a survey product. King County shall not be liable for any general, spade!, Indirect. Incidental, or consequential damages including, but not limited to. lest revenues or lost profits resulting from the use or misuse of the Information contained on ails map. My sale of this map or information on this map Is prohibited except by written permission of King County. Date: 1/132009 Source: King County NAP - Sanative Areas (httpJAvww.mabokd.govIGISAMAP) King County • Cooke Creek Meadows . - SAO NgSelected Parcels I _t County Boundary Mountain Peaks CAO Shoreline Condition w% high / %'_ Medeem f' Low Highways gincorporated Area Streets Righway Aitarub Lod Parcels SAO Stream (cont) 10,/, Gass 2 Perennial Class 2 Siprfsoftid "f Class 3 • U=Iisaifiod Lakes and Large Rivers l�f Streams EJ 100 Year Floodplain SAO Wetland SAO Landslide SAO Coal Mine SAO Seismic SAO Erosion ■ Sensitive Area Notice on Title inDrainage Complaints Legend Class t �Nn NMI CAO Basin Condition High Medium Low The Information Included on ttis map has been compiled by King County+.stafr from a variety of sources and b subject to change wfnout notice. King County.inakes norepfesentatbna or warranties, express or implled. as to accuracy, completeness. timeliness; or rights to thikuse of such Information. This document Is not Intended for use as a survey product. King County shall not be liable for any general; special, indirect, incidental, or consequential damages irxiudkig; but Yet limited to, lost revenues or lost profits resulting from theusa or misuse of the information contained on this map. Any sale of this map or information on this map Is prohibited except by written permission of King County. Date:. 1/13/2009 - Source: King County NAP - Sensitive Areas (httpJfwww.metrokc.govfGISfMAP) • NorMed P.O. Box 3644 Seattle, WA 98124 (206) 242-8228 September 15, 2008 Jim Morrow Public Works Director City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 -2544 Dear Mr. Morrow: 4 1 iteei vet) 8E) Z. it RK3 As you may know, we are experiencing significant surface water flooding at our buildings at 4310 and 4320 South 131m Place. This problem goes back many years to the early 1980's when Phil Fraser in your engineering department noted the need to raise the storm water pipe under 131st Place directly upstream from our site. Mr. Fraser indicated at that time that the City planned to fix the pipe as soon as funds could be allocated. That was over 20 years ago. Last November, and now just last month, heavy rainfall caused a river of mud to flow over 131st Place and down our access road covering the area with mud and plugging our catch basins and storm drains as well as washing out a section of our landscaping. Over the decades I have contacted various people in Public Works including Phil Frazer, John Howat, and now recently, Pat Braden. I've also explained the problem to a number of other people in the City including Ryan Larsen. While your department has helped with some mud removal, I've born the bulk of the expense to clean up the paved areas, clean out the catch basins and repair the landscaping. I would appreciate your thoughts on how to address this situation before the fall/winter downpours. Sincerely, Lawrence M. Shaw President LMS:mrt w:lceoaa/tukwilaflooding.doc .944s2AA) Immediate Care Medical Supplies City of Tukwila Jim Haggerton, Mayor Department of Public Works James F. Morrow, P.E., Director January 15, 2009 Mr. Lawrence Shaw, President NorMed PO Box 3644 Seattle, WA 98124 Subject: NorMed Site Flooding Dear Mr. Shaw: I apologize for my tardiness in providing you a written response. I am aware, however, that my Staff has had several conversations with you wherein we shared the City's position regarding the cause of the problem; and the City's plans and schedule for some upstream improvements underway as part of the Tukwila International Blvd. improvement project. This .letter is intended to confirm those discussions and to propose actions that you can take to correct the situation on your property. Following the heavy rains of August 2008, City crews investigated your drainage concerns — surface water overtops the drainage ditch along S. 131st Street and enters the driveway to your property where at times sedimentation is deposited on your driveway and parking lot. Based upon those in -field inspections it has been determined that the overtopping of the ditch is the result of downstream sedimentation that when allowed to build up reduces the flow capacity of the pipe and structure under S. 131' Street. The build up of sedimentation occurs on the NorMed property (see attached photos). It appears that the wide and low gradient stream channel that crosses your property allows sedimentation to occur on your property. This results in the stream channel being at a higher grade than the upstream portion. To overcome this difference in height, the upstream section of the stream must now build up sufficient hydraulic head to force itself downstream. Compounding the problem during heavy rain events is the lack of sufficient freeboard in the ditch to allow for the storage of backed up water and additional flows. This condition has resulted in the drainage ditch overflowing its bank and running through your site. Sediment deposition is a natural process that occurs in flat stream channels when water slows down. As the sediments accumulate in the stream channel, the streambed continues to rise until a new lower channel is found. This new path appears to closely correspond to the historic location of the stream that existed prior to the development of your property. To correct the downstream sedimentation issue that exists on your property, the City recommends that you develop a maintenance program to remove excess sediments from the stream channel on your site. The City has already developed such a program and received permission from the Department of Fish and Wildlife (WDFW) to remove sediments from the public ditch along S. P :UtmNorMed Flooding2.doe 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -433 -0179 • Fax: 206-431-3665 13151 Street. The work must be approved and advanced notification given to WDFW. Upon approval, your maintenance work can be accomplished during a "fish window" that occurs during the summer months. Work within your site may also require a Corps of Engineers permit because any disruption of the wetland during sediment removal will require restoration. Before proceeding with the development of the maintenance plan and any maintenance activities, it is recommended that your wetland biologist evaluate the performance of the wetland hydrology in order to ascertain the impacts, if any, created by the removal of the sedimentation buildup. The sedimentation problem may also have adverse impacts to the constructed wetland, causing it to not function as designed. The biologist's advice may help in developing a plan to remove the excessive sediments from the stream channel. Although unrelated to your problem, the City has an upcoming roadway and storm drainage construction project along Tukwila International Blvd (see attached plan sheets) that may provide tangential improvements to your property. This project includes a new storm water bypass pipe that is intended to reduce peak flows to Southgate Creek and pipe them directly to the Duwamish River. A reduction of Southgate Creek peak flows will reduce erosion within the upper stream channels and may reduce the frequency for future downstream sediment removal on your property. The project may also reduce some of the peak flows that are overtopping the roadway. Without sedimentation removal within your site, the creek bed will continue to rise leading to further reductions in down stream conveyance and further flooding of your site. The proper maintenance of a stream channel that exists on private property is the responsibility of the property owner. In addition, your new building was constructed within an area of the site that had an extensive history of stream overflows and today apparently exists within the historic location of the stream channel. It appears that during the design and construction of your new building, sufficient attention 'was not given to the sedimentation problem, its impact upon the wetland, and the known flooding issues within your site. Be that as it may, your creation of a routine maintenance plan should help alleviate the problem. Again, thank you for you patience. If you have any questions on this issue, please call me at (433) 431 -0179. Sincerely, Jim Morrow, P.E. Director, Public Works RDL:sb Attachment: Photos cc: Pat Brodin John Howat Sandra Whiting -2- • k4I King County King County Districts and Development Conditions for parcel 7340600982 Parcel-number 7340600982 Drainage Basin DuwamIsh River Address Jurisdiction Zipcode Kroll Map page Thomas Guide page 655 13325 MACADAM RD S Tukwila 98168 324 Watershed tt1t31A PLSS Latitude Longitude DuwamIsh - Green River J3uwamish -Orson f8) NE -15 -23 -4 47.48391 •122.28042 8 Electoral Districts Votino district TUK 11 -1166 J<ing County Council distrit District 8, Dow Constantine (206) 298.1008 Congressional district 7 Legislative district 11 School district Tukwila #406 Seattle school board district does not apply (not in Seattle) District Court electoral district Southwest Fire district does not apply Water district King County Water District 125 Sewer district Valley View Sewer District Water & Sewer district does not apply Parks & Recreation district does not apply Hospital district does not apply Rural library district Rural King County Library System Tribal Lands? No e King County planning and criti I areas designations King County zoning NA, check with Jurisdiction P- Suffix conditiong None Comprehensive Plan. does not apply Urban Growth Area Urban Unincorporated Area Council Community Planning Area Coal mine hazards? Erosion hazards? Landslide hazards? Seismic hazards? Water service planning area Roads MPS zone Transnortation Concurrencv Management Forest Production district? doos not apply Agricultural Production district? Highline Rural ciearina limits sooty? None mapped Critical acuifer recharge area? None mapped 100 -year flood plain? • None mapped Wetlands at this parcel? None mapped does not apply 193 does not apply No No No None mapped None mapped None mapped This report was generated an 1113/2009 2:02:34 PM Contact us at ptecenter(l6kinaoountv.aov. © 2005 King County • { La King County • King County Districts and Development Conditions for parcel 7340600983 Parcel number 7340600983 Address Not Available Jurisdiction Tukwila Zipcode 98168 Kroll Map page 324 Thomas Guide page 655 Drainage Basin Duwamlah River Watershed puwamish • Green River WRIA puwamish -Green (9) PLSS NW • 15.23.4 Latitude Longttude 47.48387 - 122.28138 Q i3 Electoral Districts Voting district TUK 11.1166 Fire district does not apply King County Council district District 8, Dow Constantine (206) 296 -1008 Congressional district 7 Legislative district 11 School distrlct Tukwila #406 Seattle school board district does not apply (not In Seattle) District Court electoral district Southwest Water district King County Water District 125 Sewer district Valley View Sewer District Water & Sewer district does not apply Parks & Recreation district does not apply Hospital district does not apply Rural library district Rural King County Library System Tribal Lands? No King County planning and critical areas designations Klna County zoning P -Suffix conditiong Comprehensive Plan NA, check with jurisdiction None does not apply Urban Growth Area Urban Unlnooroorated Area Council does not apply Communitv Plannina Area Highline Coal mine hazards? None mapped Erosion hazards? None mapped Landslide hazards? None mapped Seismic hazards? None mapped Water service planning area does not apply Roads MPS zone 193 Transportation Concurrences Management does not apply Forest Production district? No Agricultural Production district? No Rural clearing limits apply? No Critical aauifer recharae area? None mapped 100 -year flood plain? None mapped Wetlands at this parcel? None mapped This report was generated on 1/13/2009 2:31:22 PM Contact us at aiscenler 8 kinacouniv.aov. 40 2008 King County 14816 x 695 South P.O. Box 695 Tukwila, WA Phone: (206) 242 -3236 Fax: (206) 242 -1527, FTC 7111.7) MAR 31 2009 CERTIFICATE OF SEWER AVAILABILITY /NON - AVAILABILITY Residential: $50 Commercial: $100 Certificate of Sewer Availability OR ❑ Certificate of Sewer Non - Availability Part A: (To Be Completed by Applicant) Purpose of Certificate: .r�, CI Building Permit ICI Preliminary Plat or PUD ❑ Other ® Short Subdivision ❑ Rezone Proposed Use: esidential Single Family ❑ Multi- Family ❑ Commercial ❑ Other at. Applicants Name: 6,vl -('. ��I,, ors ; ae p ,,„ P . L (,L Phone: Is- 3 -�` f,l - gig / Property Address or Approximate Location: Tax Lot Number. 73`1 o 6, 0-07 kZ Legal Description(Attach Map and Legal Description if necessary): Part B: (To Be Completed by Sewer Agency) 1. ® fi a. Sewer Service will be provided by side sewer connection only to an existing 6 size sewer 0 feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and/or ❑ (2) the construction of a collection system on the site; and/or ❑ (3) other (describe): 2. (Must be completed if 1.b above is checked) ❑ a. The sewer system improvement is in conformance with a County. approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. Fa a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: PERMIT: $ a. District Connection Charges due prior to connection: GFC: $ SFC: $ UNIT: $ TOTAL: $ (Subject to Change on January 1st) King County/METRO Capacity Charge: Currently, $5,721.40 /residential equivalent; will be billed directly by King County after connection to the sewer system. (Subject to change by King Co/Metro without notice.) b. Easements: ❑ Required j ® May brej Required c. Other. Ct . rerJ f-.e c4e,7'erWwiLe. M4,7 IbC (. rof i,Ji / C- 4 4 eA/c�/ /22..' e.,-* —e-ft isO . , 1 h - s y certify that the above sewer agency information is true. This certification shall be valid for one year •le date of signa re "i By Title 11<i Al ;PADate OMI'JIUNiTY ELOPMENT psz t,i • ATTACHMENT TO VAL VUE SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY/NON - AVAILABILITY MAR 31 2009 The following terms and conditions apply to the attached Val Vue Sewer District ( "Di ►�t''9iJi�N!Tl Certificate of Sewer Availability/Non - Availability ( "Certificate "). �c V E)LO Piu:1 =�dT 1. This Certificate is valid only for the real property referenced herein ( "Property"), which is in the District's service area, for the sole purpose of submission to the King County Department of Development and Environmental Services, King County Department of Public Health, City of Seattle, City of Tukwila, City of Burien and/or City of SeaTac. This Certificate is between the District and the applicant only, and no third person or party shall have any rights hereunder whether by agency, third -party beneficiary principles or otherwise. 2. This Certificate creates no contractual relationship between the District and the applicant and its successors and assigns, and does not constitute and may not be relied upon as the District's guarantee that sewer service will be available at the time the applicant may apply to the District for such service. 3. As of the date of the District's signature on this Certificate, the District represents that sewer service is available to the Property through sewer systems that exist or that may be extended by the applicant. The District makes no other representations, express or implied, including without limitation that the applicant will be able to obtain the necessary permits, approvals and authorizations from King County, City of Seattle, City of Tukwila, City of Burien, City of SeaTac or any other governmental agency before the applicant can utilize the sewer service which is the subject of this Certificate. 4. If the District or the applicant must extend the District's sewer system to provide sewer service to the Property, the District or applicant may be required to obtain from the appropriate governmental agency the necessary permits, approvals and authorizations. In addition, the governmental agency may establish requirements that must be satisfied as a condition of granting any such permits, approvals or authorizations, which may make impractical or impossible the provision of sewer services to the Property. 5. Application for and possible provision of sewer service to the Property shall be subject to and conditioned upon availability of sewer service to the Property at the time of such application, and compliance with federal, state, local and District laws, ordinances, policies, and/or regulations in effect at the time of such application. I acknowledge that 1 e received the Certificate ofSewerAvailability/ Non - Availability and this Attachment, and fully u rtand t terms a nditions herein. 27/° Date OUTSIDE DOM U REPAIRS. DEPOSIT S. .2 ° • OWN NOUSE ADDIESS_—t.g..2 9 • • N c oR•Jyerc i•-•1 -1-7k LL. - . . . VAL VUE SEWER- DISTRICT . APPLICATION FOR . SIDE SEWER PERMIT • -71i -7341 otpo ogs2, • NAME SUD.DIVISION 62 /11 CONTRACTOL BASEMENT: LOT SCALE- , ...„... . . , • :. , -.;.."...•-..- I ; 1 1 " " ' • 1 .!---!--7-:. ---.--.L.i..i.- '!.-i--1-1-j--1:( . !-! : • •. , I i ; ; i I J- 1 1 .! T rr .:-1-: .11-t-TIT17; 1 ". . ' - . ' : i .i i • : : t i i 1 'Opel; _CEr i ; i _t_i_t_......1. .. iLt....L.L.:_ll...2_1..... T . , .. --- 1-1- }-1--T-7 -+- II, -1.1.i._-__71.3_4_4_, • • : . .1, i i 1 ' T1. • ._, ' , ; I irt I . -:-; , _•• i ., LI • 1 . .. :71 if- i •'. + 1-7-1-1--1 ! ! : ;.-.' 1 .1.-4/-.,.:, .-4,.4--L./-. -1i '; I -..-A--!: i . . -..I ! ,i ...:.• i, -....1E 1I ! . 1 • .; LI1 • - - - , - r .I 111 - ..11 ...11 I1 .l1:i t: . -.- .-uLi1 I Th L7 = , I :ir1. ;:1 1 l • 7l-t-r i -Ei A 6i 4 .-_4. - ' . ..f..-i ---, : , : : :ii. t• r-i!:11.•1. .4_ ....i .;.11...7.1....!_:„: .: .1„_,..,.., ..,...._ i -;,--H-•-i-;-; 1 1 A,, • ! - : ; .• i i • I., ' ;-;- ' • . . . I ' n r__,,:-4--i • ‘ i 1-'--1 • . 1--Fr- _..,_!...;_:,..J..i......_.4_.,...., . - • I.- • • , i . I i • ■ : , l ...i• • .. ..A.a! . ; . - ? i ! I i . 1• . .....,; . .. .! i _ . fi - _91 1 • - H_ _.J..L....._.. . 4.1, .'. ....._.. i1 ..., I .. . _.. : .,• _ _ .._. _ L .1 .,._ .. . 11 11,1 1 .... _ r _.. ,__- _ 1 I __,..._ .. ,±,__,_i__i-r-,1 -/- -, I • • • ; 1...+_.....-: . L.4— -.1 r--- --, ,,,,•, i 1.2.. r 7 '--.`--4--1-1-1-i- .7 -1' •I•• i - 4 • .i...1.. 4 .., ... • ! . f ■ ; ../ ._...i i. i... 4...i.. • . ' . ' „. j ..; ! ' * ' ; 1 ' ! ' r A./. -......j - .. 2.. ' .1- ! :-. •• ...i. - 1 i i . ! .:.• '• ; - • .:. ''....; . !•:■•.:1 - !.- ' J...L. i .•L...i .-..; jj.jr.± 4'1•• :.': j • I ' i- ' - L....rt. *" I . 1 • . i ----: - r-! - : ; : :'-j. -; : - 1 .-: L: : - ' • - 1 .•-: ' - t• - --' ----. -- - . . - . . , . -. •' .! ::-:-4. i.........- . . ' 1, 7 • -• . I - i ' - ! 1 : , ! • : i . • ' - • / • 7-1* F-7' e 7.-. --, -i• i. • . . • • •• !_!..!_..i....J_ i i 1...4 ;., T :",,-.-L-_-_---_.-:,..---J-:_u_--1--:,:. 1- :. i - --- 1.i. -, -..--:-;_i_4.1___,_.,_..__.._...,_. -E._..: i..' 1 . , ... .;_.-: ---..-.71- • . :. . -.. i ;- LI!. - ..-: '..i-i I - -: --:..-i-i-.1.- i-j-1-1--44:-.1-■4--+i-' 1 i : : • ! ; . ! : ; ! ! : : : -- .- ..i -I .--.--":"r•l' 1- 1. T•f-,..--"-..•• 1 - • , i : ; : -I ! -,—;"..--: -.'i-- i i • : . - j .- r-t-1-•••i---,•••:-. - •• ••- . • 1 •■• ! ., -f - i• 1-i. • r -, ":** t•' i j ; . ;•-••• i ; -...f.1-.{..:...._4_2_4_ _. .. ... : , . • Ns • •PERMIT 2230 EASEMENT Na • CARD No DATE„—j--- (9-7e. . . 4 DI CT APPR AL BY O. • 73 0 n ri ; cbE 1-+ ? cm ;11 c=, _ A ; _L • r..&" 'CC51•1i•fee.)ri:t4-- Ave SCREBY CERTIFY THAT THE ABOVE CONNECTION HAS BEEN DATE. ' MADE AS SHOWN, PRIOR TO BACKFILL DATE..1..081.20 4E06 TEST 1..U•rairte-' BY 13212 ............ '--_____` .CO.E12 CO E12 -38 \: R E12-39 13235 E12-42 { n 13136 g D a ' t t 2 0 H F12 -1 F12 -2 1 F123 I F12-4 i S 133RD ST :q 0 p k i \ 13325 F12-5 • 4". \ 4385 13410 13422 P,7---;C E. Iv En MAR 31 2009' COMMUNT'•r DEVELOPMENT E12-43 • 13407 s � F12-6 4435 F12 -15 4495 CITY OF TUKWILA Community Development Department Permit Center 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Permit Center /Building Division: 206 -431 -3670 Public Works Department: 206 - 433 -0179 Planning Division: 206-4P-076S. 717.. CERTIFICATE OF WATER AVAILABILITY ridiAR 31 1009 Required only if outside City of Tukwila water district COMMJN }TV' DEVELORIbENT PERMIT NO.: Part A . ‘T4130 9,9MPiktea, Ifi applica t Site address (attach map and legal description showing hydrant location and size of main): 13320 cc claw- g� Owner information , : ! t 9; : ` : . ; ' alrt a. ; :' RM/09110 ; f e,14Ot1 .t ..F r c^ e "• 'Name: L.: Name: To eQ at S,M f &.,/v' v. S , r Address: p- 0 Sox cl 7 i C 3 g r i R 7 Address: %d it — /.0 ke c ix .% y 9s/ z Phone: ,is-3 G 1 1 _ $1 c ( Phone: Q (o _ 9 YU — C '/ 2 Y , This certificate is for the purposes of: ❑ Residential Building Permit ❑ Commercial/Industrial Building Permit ® Preliminary Plat ❑ Rezone Short Subdivision ❑ Other Estimated number of service connections and water meter size(s): Vehicular distance from nearest hydrant to the. clo estpgint pt T uce� ft. Area is served by VVkt i `�'� Lj 1z- ' '1-r° i A. 1 ?9 y (Water Utility District): Owner /Agent Signature I .Part 13 ,'To be ,completedstiy;wataG;yltjlity4 ltsf0lct� . 1. The proposed project is within 2. ❑ No improvements required. Y /%/ d Date K ■ rv1 U (City /County) 3. The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection and to meet the State cross connection control requirements: p£uE4_oPERs Ex.rENsio P OE E D .c iii£ J Fe--)R- -n4 1 ; � f3� i Ec r S a Ni- So I 7'" D E3 &-nJ nF PRbTECT (Use separate sheet if more room is needed) 4. Based upon the improvements listed above, water can be provided and will be available at the site with a flow of / 17 Z'- Q at 20 psi residual for a duration of 2 hours at a velocity of 11% fps as documented by the attached calculations. 5. Water availability: Acceptable service can be provided to this project Acceptable service cannot be provided to this project unless the improvements in Item B -2 are met. _._❑__System-is_not-aapable -of- providing service.to_this:project: — - -- gpm • • Attachment to Certificate of Water Availability ing County Water District No. 125 The following terms and conditions apply to the attached Certificate of Availability ( "Certificate ") 1. This Certificate of Water Availability is valid only for the real property referenced herein for the sole purpose of submission to the. City of Tukwila ( "City "). This Certificate is issued at the request of the City and is not assignable or transferable to any other party. Further, no third person or party shall have any rights hereunder whether by agency or as a third party beneficiary or otherwise. 2. The District makes no representations, expressed or implied, the applicant will be able to obtain the necessary permits, approvals and authorization from the City or any other applicable land use jurisdiction or governmental agency necessary before applicant can utilize the utility service which is the subject of this Certificate. 3. As of the date of the issuance of this Certificate, the District has water available to provide utility service to the real property which is the subject of this Certificate, and the utility systems exist or may be extended by the applicant to provide service to such property. However, the issuance of this Certificate creates no contractual relationship between the District and the applicant or the City, and the issuance of this Certificate may not be relied upon and does not constitute the District's guarantee that water utility service will be available to the real property at the time the applicant may apply to the District for such service. 4. Application for and the possible provision of District utility service to the real property which is the subject of this Certificate shall be subject to and conditioned upon the availability of water service to the real property at the time of such application, as well as all application for utility service, including conservation, water restrictions, and other policies and regulation then in effect. Applicant's Signature Date T/770( District Representative nit adt_. ��,� Date - it-- 08 �City of Seattle Gregory J. Nickels. Mayor Gregory J. Nickels, Mayor Seattle City Light Jorge Carrasco, Superintendent August 13, 2008 Dear Mr. Calvin Smith: RE: 13325 Macadam Road South Seattle City Light will supply electrical service to the referenced project. Electrical service is subject to the provisions of the Seattle City Light rate ordinance and the Department's technical requirements. Schedules for completing installations may vary. Large projects may require up to 18 months lead time to allow for procurement of the required equipment and materials. Changes in the customer's design or electrical load must be submitted well in advance of the estimated connection date to avoid delays in the service connection process. If you have any questions or need additional information please contact the area Electric Service Consultant, Douglas Woo at (206) 386 -1687. Sincerely, Douglas Woo Electric Service Consultant MAR 3 1 2009` if"( iJ it. 700 Fifth Avenue, PO Box 34023, Seattle, WA 98124 -4023 Tel: (206) 684 -3000, TTY: (206) 233 -7241, Fax: (206) 625 -3709 An equal employment opportunity, affirmative action employer. Accommodations for people with disabilities provided upon request. I 'M �(ne-C c->Q- Cam`(v ■LLO kuPt- 1 0A14 &- 04„11I 3,I f/ '%L D to — 2 4'b - C' ? Ff 3 w eittel Dept. Of Community AFFIDAVIT Jatu a Development OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Project Number: L09 -013 Mailing requested by: Stacy MacGr or % CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS FEDERAL AGENCIES ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE WASHINGTON STATE AGENCIES ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) FEDERAL TRANSIT ADMINISTRATION () DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV KING COUNTY AGENCIES ( ) BOUNDARY REVIEW BOARD () FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS &REC ( ) K.C. ASSESSORS OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) QWEST ( ) SEATTLE CITY LIGHT ( ) PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS ( ) FIRE ( ) POLICE ( ) FINANCE ( ) PLANNING ( ) BUILDING () PARKS & REC. () MAYOR ( ) CITY CLERK SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES OTHER LOCAL AG () PUGET SOUND REGIONAL COUNCIL ( )SSW K C CHAMBER OF COMMERCE UCKLESHOOT INDIAN TRIBE CULTURAL RESOURCES PROGRAM FISHERIES PROGRAM �f WILDLIFE PROGRAM MEDIA ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\PLANNING\PLANNING FORMS\MAILING CHKLIST.DOC C.APQ1I CZ S \Lu 1715 2.23ra P1 AC SAI`\(Vms"x__k-k . \4 A cl►Wo79 ( ) DEPT OF FISHERIES & WILDLIFE () DEPT OF SOCIAL & HEALTH SERV. () DEPT OF ECOLOGY, SHORELAND DIV p<DEPT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ 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 ( ) STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. CIES UWAMISH INDIAN TRIBE () P.S. AIR POLLUTION CLEAN AGENCY ( ) SOUND TRANSIT ()DUWAMISH RIVER CLEAN -UP COALITION *SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER () HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW • PUBLIC NOTICE MAILINGS FOR PERMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *My 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. 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 State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *My 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 by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross - sections of site 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:\PLANNING\PLANNING FORMS\MAILING CHKLIST.DOC ... w ea* of J u11wi&a Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Project Name: Cooke Creek Meadows Determination of Non - Significance Mailing requested by: Notice of Public Meeting Mailer's signature: Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda x 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 Other: Was mailed to each of the addresses listed/attached on this _7 day of May in the year 2009 P: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC Project Name: Cooke Creek Meadows Project Number: L09 -013 Mailing requested by: Stacy Ma regor Mailer's signature: /1 /7; i /t .i P: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC • S4rriboth 'freed SheetsTM i OWNER` _ NAME OWNERADDRESS OWNER_CITY, OWNER_STATE OWNER_ZIP MEAGHER,LEONARD R II 13219 E MARGINAL WAY S SEATTLE, WA 98168 STRAND,BILL 13235 E MARGINAL WAY 5 TUKWILA, WA 98168 NGUYEN,JOHN MINH'DINH 13255 40TH AVE S TUKWILA, WA 98168 Tukwila Community Member 13319 S 42ND AVE TUKWILA, WA 98168 CAI N,DAV I D 13405 MACADAM RD S TUKWILA, WA 98168 SCANLON,DONALD 13410 40TH AVE S TUKWILA, WA 98168 Tukwila Community Member 13413 43RD AVE S TUKWILA, WA 98168 MENARD,MICHAEL G & BEVERLY JO 13425 43RD AVE S SEATTLE, WA 98168 ROSS,MIKE 13507 43RD AVE S TUKWILA, WA 98168 • Tukwila Community Member 13136 MACADAM RD S TUKWILA, WA 98168 THORNTON,ZENON A & AMY C 13223 40TH AVE S TUKWILA, WA 98168 MEAGHER,LEONARD 13242 40TH AVE S SEATTLE, WA 98168 STETSON,JOHN B III 13258 40TH AVE S SEATTLE, WA 98168 Edward Wood 13325 MACADAM RD S TUKWILA, WA 98168 Tukwila Community Member 13407 S 42ND AVE TUKWILA, WA 98168 SCANLON,DONALD 13410 40TH AVE S TUKWILA, WA 98168 SCOTT,MAURICE JR & KEISHA D 13415 MACADAM RD S TUKWILA, WA 98168 WHITE,BRADLEY R 13429 43RD AVE S SEATTLE, WA 98168 DREAM CATCHER HOMES LLC 13619 MUKILTEO SPEEDWAY D5 LYNNWOOD, WA 98087 • Use template for 5160® TWEET,JONATHAN M & THERESE G 13212 40TH. AVE S TUKWILA, WA 98168 STURGEON,JACOB 13232 40TH AVE S SEATTLE, WA 98168 CROSSEN,LAVERNE 13250 40TH AVE S SEATTLE, WA 98168 Tukwila Community Member 13305 MACADAM RD S TUKWILA, WA 98168 POIRIER,JOANNE M KONRAD 13405 43RD AVE S TUKWILA, WA 98168 BERGSETH,JR CHARLES N & DIANA 13409 40TH AVE S SEATTLE, WA 98168 3'N■ Tukwila Community Member 13411 43RD AVE S TUKWILA, WA 98168 ROBINSON,CURTISS W ETUX 13422 40TH AVE S TUKWILA, WA 98168 LEE,CARL 0 13435 43RD AVE S SEATTLE, WA 98168 FOSTORIA PARK ASSOC LLC 15100 SE 38TH ST 792 BELLEVUE, WA 98006 AVE RY® Address Labels Laser 5160® & nooth Feed SheetsTM SEBCO INC 4020 E MADISON ST 320 SEATTLE, WA 98112 Tukwila Community Member 4435 S 134TH PL TUKWILA, WA 98168 Tukwila Community Member 4495 S 134TH PL TUKWILA, WA 98168 NORTH STREAM DEVELOPMENT 720 4TH AVE 102 KIRKLAND, WA 98033 SECURE CAPITAL INVEST LLC PO BOX 25127 SEATTLE, WA 98165 Tukwila Community Member 4385 S 133RD ST TUKWILA, WA 98168 MACADAM LLC 4446 S 131ST PL TUKWILA, WA 98168 TUKWILA SCHOOL DISTRICT 4640 S 144TH ST TUKWILA, WA 98168 Address Labels DMS INVESTMENTS L L C 7505 58TH AVE NE SEATTLE, WA 98115 Stacy MacGregor 6300 Southcenter Blvd Ste 100 Tukwila , WA 98188 • Use template for 5160® GAYTHER,JIM 4404 5 133RD ST SEATTLE, WA 98168 Tukwila Community Member 4487 S 134TH PL TUKWILA, WA 98168 KNUDSON,GERALD 6402 S 144TH ST 1 TUKWILA, WA 98168 SMITH,TODD R 8129 HUDSON PL SW LAKEWOOD, WA 98498 Laser 5160® CITY OF TUKWILA NOTICE OF APPLICATION You are receiving this notice because you are a property owner or tenant within 500 feet of the project or you have expressed interest in this project. PROJECT INFORMATION Project: Cooke Creek Meadows Todd Smith of Cooke Riverside Properties and Chandler Stever of Chandler Stever Architect have filed applications for development of a cottage housing project consisting of eight compact single family homes (1 1/2 story, <1,500 sf homes) and one cottage (1 1/2 story, <1000 sf home). Evaluation includes meeting criteria for frontage improvements, landscaping, site design and architectural design, wetland buffer reduction, wetland and stream enhancement and will include private open space. This project will be evaluated under the City of Tukwila's Housing Options Program (Ord. 2103). Location: 13325 Macadam Road South. Tax Parcels: 7340600982 and 7340600983. Permits applied for include: L09 -013 Public Hearing Design Review, E09 -001 SEPA, L09- 020 Short Plat, L09 -012 Special Permission- Director for a wetland buffer reduction, L08 -065 Tree Clearing Permit Additional Permits Required: Building, Infrastructure and Public Works Permits, Nationwide permits through the US Army Corps of Engineers FILES AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. OPPORTUNITY'FOR PUBLIC` COMMENT comments on the project are requested. There will be a public meeting on May 13, 2009, from 4 -6 pm in Conference Room 5 of the City of Tukwila 6300 Building, which is located at 6300 Southcenter Boulevard, Second Floor, in the building adjacent to City Hall. This will be your opportunity to meet the applicant, review the plans and speak with a City staff member. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on 05/22/2009. If you have questions about this proposal contact Stacy MacGregor, Project Planner at 206- 433- 7166. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. By City of Tukwila Ordinance 2103, this cottage project is a Type 4 decision subject to Design Review. The Design Review decision is made by the Board of Architectural Review and may be appealed to the Tukwila City Council. The Department will provide you with information on appeals if you are interested. For further information on this proposal, contact Stacy MacGregor at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 4:30 p.m. Application Filed: 3/31/08 Notice of Completeness Issued: 4/24/09 Notice of Application Issued by: 5/08/09 SITE PLAN 0326.2009 • 0 1 ,9 J 9_5.00 _ F�� COOKE CREEK MEADOWS • 13325 Macadam rd. Tukwila, WA: w City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director !Sent via email to: Chandler Stever at chandlerstever @,comcast.net Todd Smith atcookecottages @q.com (no hard copy to follow) NOTICE OF COMPLETE APPLICATION April 24, 2009 Chandler Stever 1715 223rd Place NE Sammamish, WA 98074 Todd Smith PO Box 97193 Tacoma, WA 98497 Subject: Cooke Cottages: L09- 013Public Hearing Design Review, L09 -012 Special Permission Buffer Reduction, E09 -001 SEPA Environmental Review Dear Mr.'s Stever and Cooke: Your permit applications for Public Hearing Design Review, Special Permission Buffer Reduction, and SEPA Environmental Review are considered complete on April 24, 2009 for the purposes of meeting state - mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. While your application is considered complete, you are missing the required mailing labels for all property owners and tenants within 500'of the project. When you submitted these applications, you were going to submit the labels to the City rather than pay the $200 fee for the City to generate mailing labels. I need these labels (2 sets) to prepare your mailing by April 30th or I will generate them myself and charge your permit the $200 fee. As the next step, the City will coordinate the required public notice for your project. Please contact Julie at FastSigns (206- 757 -2110) to pay your sign fee; I will provide FastSigns with the needed SM H: \L09 -013 Cooke Cottages\20090424 NOC.DOC Page 1 of 2 04/24/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 a a� copy. The posting and notice of land use application will need to occur by May 8th, 2009 and continue until the date of your public hearing. Upon posting, the public comment period will start and will continue for fourteen days. A public meeting will also be scheduled and conducted during the comment period. I would like to conduct the public hearing on May 13th, from 4- 6pm, at the Tukwila Community Center pending availability of you and the Community Center. This notice of complete application applies only to the permits identified above. Your project also requires a short plat application, as confirmed by the City Attorney. The application is available from the City's website. The short plat needs to be submitted for review as a part of public hearing design review. However, the short plat will require creating legal descriptions and a survey (which is also required for design review). I would like to review the project conceptually before requiring you to submit legal descriptions as the lots and site layout may change as part of the design review process. It is your responsibility to apply for and obtain all necessary permits issued by other agencies including nationwide permits. I will be contacting you soon to discuss this project and coordinate the public meeting. If you wish to speak to me sooner, feel free to call me at (206) 431 -7166. Sincerely, Stacy MacGre?: r Assistant Planner cc: L09 -012, L09 -013, E09 -001 SM Page 2 of 2 04/24/2009 H: \L09 -013 Cooke Cottages \20090424 NOC.DOC • • CITY OF TUKWILA Department of Community Developm JPtR 31 2009 6300 Southcenter Boulevard, Tukwila, WA 98188.m,_ Telephone: (206) 431 -3670 FAX (206) 431-363.5""' o t E -mail: tukplan@citulcwila.wa.us PUBLIC HEARING DESIGN REVIEW APPLICATION FOR STAFF USE ONLY Permits Plus Type P -DR Planner: ° ..MC-(. MAr_c_62E7rQ File Number: Loci_ pl ?� Application Complete (Date: ) Project File Number:WE:p &O 13 Application Incomplete (Date: ) Other File Numbers: LcP -017_ w$ -olo,S NAME OF PROJECT/DEVELOPMENT: Cc-ct{,e, C 6!% fv� �cc,elo- r LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. /33�� 1�ac_a,d_ R, S LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). *' 13 r 64-o o -1)- 7 3 ry DEVELOPMENT COORDINATOR: 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. Name: r Ai.�c 1 J /�� `�&- 1/ / / Address: / 7/c' d P1 A/ SG! J 7 llG i �Sh. 14 ' 7f Phone: Zic - Ws a / % 5 FAX: E -mail: t^ /(ai7' k,{ -5'I-V Piv- gCOih1C4 st 4/ - Signature •.ss.. Ili411/11 Date: P: \Planning Forms\ Applications\ BARApp-6-06.doc December 4, 2006 Cooke Creek Meadows Proposal for Design Review RE EiV D (MAR 31 2009 Cooke Riverside Properties is submitting for your design review a clustered or cottage housing COW/11A+ , r development at 13325 Macadam Road S. through Tukwila's Housing Options Ordinance. We offer a DEYELOPLIENT fresh choice for people seeking a high- quality, 'not- so-big' home and a renewed sense of community. Housing ordinances have had to change in the Northwest to allow a more innovative approach to NW living. Sustainability, energy efficiency and diversity of design will be hallmarks of future changes. An important aspect of the project is that the automobiles are of tertiary nature thus they have been strategically placed out of view of the community and its main open green space. Parking is placed below house foot print to minimize lot coverage, providing 18 garaged stalls for 9 small houses. Almost half the houses are pedestrian access only which maximizes the open green space. Air, light and water quality are paramount to the sustainability of a community along with design. The Buildings will be constructed using Green technologies while the interior space will promote a healthy atmosphere by using non -toxic materials, passive energy operating features, natural lighting and using solar technology where possible. Building to the future, the site storm water runoff will be naturally collected on site and drained on site. We will capitalize on the northwest's abundant supply or water to hydrate the soil, and bio-filter this water using rain gardens and a Zen structured flowing stream conveyance system as it travels to a dispersion system to help charge Cooke Creek Wetland. A wetland creation is proposed to widen existing low functioning wetland to improve hydrology, increase bio- filtration, enhance pollutant removal and maintain water on site during rain events to help downstream flooding issues. We give special prominence, and extraordinary architectural quality to our open spaces and meadow which contains a salmon rearing creek and the lovely enhanced and enriched wetland. This relationship is not of the past but seeks cooperation for the future. As evident in documents you see that we created a thriving, efficient, sustainable artistic community that cares for and preserves the natural environment for ourselves and generations to come. This development will increase the choice of housing styles available in the community. It will promote housing affordability and ownership by encouraging a smaller and more efficiently designed home. Our design is a high quality site through architectural and landscape elements, and Civil Engineering enhancements. Cooke Creek Meadows has taken a great deal of forethought to create an atmosphere valuing individual privacy and providing opportunities, for social interactivity and community life for adults, children and seniors, that promote common values and shared responsibilities. I believe this project will stimulate innovative housing designs that improve the character and sense of community in Tukwila. Civil Engineering: The site will utilize Low Impact Development (LID) features to reduce the amount of storm water runoff leaving the site. These features include: open channel conveyance runnels (vegetated swales) in lieu of pipe systems where feasible; rain gardens to collect and detain /infiltrate standing water; pervious pavement to decrease the impact of roadway runoff; and dispersion trenches to provide overland flow through the wetland buffer vegetation. These natural features will re- introduce groundwater back into the surrounding vegetation. Thank you, Cooke Riverside Properties, LLC. Todd Smith, CEO PO Box 97193 Tacoma, WA 98497 STATE OF WASHINGTON 1 • 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 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY 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, engine s, contractor or other representatives the right to enter upon Owner's real property, located at [ 3 3 a S M 0.c f J. S: 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. EXECUTED at L A/k4. (city), 1464 (state), on Print Name Address Phone Number Signature /6 , 20 (1./ To Ice (, ;-1- 33 a•- Ric-er,� ., 0,-Warillt■Ariv On this day personally appeared before me 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 Or' DAY OF Notary Public State of Washington RQBERT A MCBRIDE My Appointment Expires Apr 15, 2008. on ,20 a7 NOTARY PUBLIC in and for the State of Washington residing at VO) , t LA/ 0)/ ` b-6 / y MyCommissionexpires JszvO 3 • P: \Planning Forms \Applications \SEPAApp- 6- 06.doc December 4, 2006 ID City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188. Phone: 206 - 431 -3670 Fax: 206 -431 -3665 Web site: http: / /www.ci.tukwila.wa.us RECEIPT Parcel No.: 7340600982 Permit Number: L09 -013 Address: 13325 MACADAM RD S TUKW Status: PENDING Suite No: Applied Date: 03/31/2009 Applicant: SMITH TODD R +RIEKO OHNO -SMI Issue Date: Receipt No.: R09 -00507 Initials: SM User ID: 1166 Payment Amount: 51,785.00 Payment Date: 03/31/2009 12:32 PM Balance: $0.00 Payee: TODD SMITH TRANSACTION LIST: Type Method Descriptio Amount Payment Check 1136 1,785.00 ACCOUNT ITEM LIST: Description Account Code Current Pmts ZONING /SUBDIVISION 000/345.810 1,785.00 Total: $1,785.00 doc: Receiot -06 Printed: 03 -31 -2009 • Cizj' of Tukwila • Jim Haggerton, Mayor Department of Community Development April 4, 2008 NOTICE OF DECISION TO: Todd Smith, Applicant & Owner All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.120.030 on the following project and permit approval. Jack Pace, Director L PROJECT INFORMATION Applicant: Todd Smith Type of Permit Applied for: Cottage Housing under the City's Housing Options Program Project Description: Nine residential units- Eight compact single family units and one cottage. Location: 13325 Macadam Road South Comprehensive Plan Designation /Zoninq Low Density Residential (LDR) District: II. DECISION The City's Community Development Director has,determined that this application or constructing cottages under the City's Housing Options Program does satisfy the criteria for project selection listed under Tukwila Municipal Code (TMC) 18.120.030 -C. This project will be considered as one of the three projects allowed under the Housing Options Program and the only project allowed in Duwamish neighborhood. This decision was made based on the findings and conclusions included in the staff report. Public meeting to get community input was held on October 11, 2007. -A detailed review of the project will be done as part of the SEPA, Design Review and Short Plat review process. This approval to consider this project as one of the projects under the Housing Options Program is for the conceptual site plan dated September 12, 2007, as modified by the following conditions: MD Page 1 of 2 Q: \Cottage Housing \Director's approval- Riverton Neighhorhood.doe 4/04/08 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • 1. This decision is approving only Phase 1. If the applicant chooses to include Phase2, a separate neighborhood meeting and new decision will be required. 2. The site design shall preserve the exiting trees in the wetland buffer area. 3. This approval is based on the understanding that Designs Northwest Architects will be part of the project team and will be involved during the design and construction of the project site and the individual units. 4. As part of the Design Review process applicant shall address adequate guest parking, landscaping buffer and streetscape issues. III. EXPIRATION OF APPROVAL The applicant shall apply for the underlying permits that include SEPA, Design Review and Short Plat within one year of the date of this notice that is by April 4, 2009. IV. 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 Minnie Dhaliwal, who may be contacted at 206 - 431 -3685 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Director, City of Tu `! ila ent of Community Development MD Page 2 Q: \Cottage Housing\Directorts approval - Riverton Neighborhood.doc 4/04/08 • • STAFF REPORT TO THE DIRECTOR PREPARED APRIL 3, 2008 APPLICANT: Todd Smith, Cooke Riverside Properties LLC OWNER: Todd Smith REQUESTS: To construct 9 residences including 8 compact single family homes (less than 1500 sf) and one cottage house less than 1000 sf. LOCATION: 13325 Macadam Road South COMPREHENSIVE PLAN/ ZONING DESIGNATION: STAFF: ATTACHMENTS: Low Density Residential (LDR) Minnie Dhaliwal A. Application letter B. Conceptual site plan • • FINDINGS VICINITY /SITE INFORMATION Project Description The developer has proposed to build eight compact single family units and one cottage house. There are clustered around common open space. The western side of the property contains a wetland and the buffer of Southgate creek. The proposal includes request for 50% buffer reduction for the wetland in exchange for improving the highly degraded buffer. Surrounding Land Uses The project is proposed in the Riverton neighborhood. The surrounding properties are very low density single family. The general area contains Southgate Creek and wetlands. The surrounding land uses are single family residential. The site is bordered by Macadam Road to the east. The property includes 20 feet of the adjacent right -of -way that recently went through a Quiet Title process. Background The applicant is proposing cottage housing under the City's Housing Options program. This program was adopted by the City Council in 2005 as a demonstration housing program to increase the choice of housing styles available in the community while still being compatible with the existing single - family developments. A public meeting on the proposed project was held on October 11, 2007, to get the community input. The notice of public meeting was mailed to all property owners and tenants within 500 feet of the subject site. The meeting was held at the proposed site. The public comments received during and after the meeting included concerns about not having enough guest parking, rental vs. owner occupied units, drainage, survey being off 8 feet, people walking /cutting through adjacent properties, preserving existing trees and streetscape. The applicant has stated that they are interested in including the property to the north as a second phase of development. However they wanted to get approval of phase one to determine if they qualified under the Housing Options Program to further pursue Phase 2. This decision is approving only Phase 1. If the applicant chooses to include Phase2, a separate neighborhood meeting and new decision will be required. The next step after being approved as a project to be considered under the Housing Options Program is to apply for SEPA (if cumulative grade and fill amount exceeds 500 2 • • cubic yards), Design Review and Short Plat applications. The review process for all these applications includes public notification and a comment period. Further a public hearing will be held for Design Review application. A detailed review of the parking, frontage improvements and streetscape, wetland buffer reduction and enhancement and maintenance of common areas will be done during this review process. PROJECT SELECTION CRITERIA This project is subject to project selection criteria of the Housing Options Program, listed under TMC 18.120.030 -C. 1. Consistency with the goals of the Housing Options Program as enumerated in TMC 18.120.010. TMC 18.120.010 Program Goals: The goals of the Housing Options Program are to: a) Increase the choice of housing styles available in the community through projects that are compatible with existing single- family developments; The proposed project will provide smaller single family dwelling units, which will provide an alternative housing style than the typical low - density subdivisions and high density multi - family complexes. b) Promote housing affordability and ownership by encouraging smaller homes; This project may not be marketed or considered "affordable" by standard measures tied to median incomes. However they will be more affordable than the lower density alternatives that could have been built in their place and they contribute more to the overall housing supply than the low density alternative while encouraging home ownership. c) Stimulate innovative housing design that improves the character and sense of community in a neighborhood and can serve as a model for other areas. Two residences are proposed along the street and all the units face a shared common area that opens onto a larger open space (wetland area). The applicant has stated that each house will be unique design that fits overall in the scheme, which will be an alternative to cookie cutter homes. Also, the proposed site layout and the homes shall be built green and shall incorporate sustainable design features. 3 • • d) Develop high - quality site, architectural and landscape elements in neighborhoods; and The landscaping and architectural details that will be required as part of the Design Review process will be of high quality that will improve the character and sense of community in a neighborhood. Further a homeowner's association will be required to keep up the landscaping and maintenance of common areas. e) Provide a greater variety of housing types which respond to changing household sizes and ages (e.g. retirees, small families, single - person households) and provide a means for seniors to remain in their neighborhoods. These units will provide home ownership opportunities for a number of individuals and families looking for something different than large lot single family and large multifamily complexes. 2. Not more than one Housing Options project shall be approved per City neighborhoods, which are a) McMicken Heights b) Tukwila Hill c) Ryan Hill d) Allentown e) Duwamish t) Foster Point g) Cascade View h) Riverton i) Foster j) Thorndyke. Foster and Thorndyke are generally divided by South 136th Street and 48th Ave South. This is the first Housing Options project applied for in the Riverton neighborhood. 3. Proposals must be at least 1500 feet from any other housing project considered under TMC Chapter 18.120. No other application has been received by the City for another Housing Options project within 1500 feet of the subject site. 4. Demonstration of successful development by the applicant of the proposed product elsewhere. The applicant's design team includes Chandler Stever Architects and Designs Northwest Architects. Applicant has stated that Mr. Stever will be the architect of record and Designs Northwest will assisting and providing concept site design and concept house design and will have some site review and quality control review during construction. Designs NW has several cottage housing projects at various stages being built in the 4 • • Northwest such as Sequoia project in Kirkland, Haller Point, Collins Cottages and Spiritbrook Cottages in Redmond. 5. The location and size of the project is acceptable and of low impact relative to the neighborhood, the surrounding land uses, topography and street system. For example, attached housing should be located on land with direct access to a collector arterial or along a neighborhood edge or in or adjacent to medium or high- density districts. The site is bordered by Macadam Road to the east. The area around the property is zoned Low Density Residential. However the properties across the Street are Commercial/ Light Industrial. There is a large portion of the site on the east side that is constrained by a wetland and a stream buffer. This area will not have structures and will be of low impact to the properties to the east. The existing trees in the buffer area will be required to be preserved. Further landscaping will be required along the north and south property lines to provide adequate buffer to the adjacent properties. 6. The concerns of the community are addressed in the proposal's design. A neighborhood meeting was held at the site on October 11, 2007. The public comments received during and after the meeting included concerns about not having enough guest parking, rental vs. owner occupied units, drainage, survey being off 8 feet, people walking /cutting through adjacent properties, preserving existing trees and providing an inviting streetscape. CONCLUSIONS The proposed project meets the criteria for project selection listed under TMC 18.120.030 -C. The applicant shall apply for Short Plat, Design Review and SEPA (if more than 500 cubic yards of cumulative grade and fill) within one year of the date of the approval notice. Some elements of the project design that will need to be addressed as part of the review process are: providing enough guest parking, preserving existing trees, providing an inviting streetscape, adequate landscape buffers along north and south property lines, frontage improvements, meeting Fire Department access issues, placement and design of garbage /recycling areas. Further the applicant has stated that they have hired Chandler Stever Architects and Designs Northwest Architects and Designs NW has experience in development of a cottage housing project. Since one of the criteria of approval is the demonstration of successful development by the applicant of the proposed product elsewhere, the approval is based on the understanding that Designs Northwest Architects will be involved all throughout the project including the construction stage. 5 • The applicant has stated that they are interested in including the property to the north as a second phase of development. However they wanted to get approval of Phase 1 to determine if they qualified under the Housing Options Program. If approved for Phase 1 they would further pursue Phase 2. This decision is approving only Phase 1. If the applicant chooses to include Phase2, a separate neighborhood meeting and new decision will be required. RECOMMENDATIONS Staff recommends approval of project to be considered one of the three allowed under City's Housing Options Program with the following conditions: 1. This decision is approving only Phase 1. If the applicant chooses to include Phase2, a separate neighborhood meeting and new decision will be required. 2. The site design shall preserve the exiting trees in the wetland buffer area. 3. This approval is based on the understanding that Designs Northwest Architects will be part of the project team and will be involved during the design and construction of the project site and the individual units. 4. As part of the Design Review process applicant shall address adequate guest parking, landscaping buffer and streetscape issues. 6