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HomeMy WebLinkAboutPermit L08-051 - REHABITAT NORTHWEST - COTTAGES AT RIVERTON DESIGN REVIEWCOTTAGES AT RIVERTON DESIGN REVIEW S 140 ST & MILITARY TD S L08 -051 • City of Tukwila Jim Haggerton, Mayor Department of Community Development BOARD OF ARCHITECTURAL REVIEW and PLANNING COMMISSION NOTICE OF DECISION DATED September 28, 2011 To: Mr. Steve Detwiller, ReHabitat Northwest Riverton Park United Methodist Church Department of Ecology KC Assessor's Office KC Metro SEPA Division City of SeaTac CED Division Tukwila School District Barbara Bader Abner and Donna Thomas Jan Bolerjack Jimmie Jordan Joe Tice Mary Koontz Pam Fernald Richard Hazen, DVM Sharon Mann Jack Pace, Director This letter serves as a notice of decision and is issued pursuant to the Notice of Decision, Permit Application Types and Procedures Chapter, Tukwila Municipal Code (TMC) 18.104.170 on the following project and permit approval. I. Project Information File Number: L08 -051 Public Hearing Design Review L08 -052 Preliminary Subdivision Applicant: Steve Detwiller, ReHabitat Northwest Owner: Riverton Park United Methodist Church Type of Permit Request: Type 4 Preliminary Subdivision approval by the Planning Commission and Type 4 Design Review approval by the Board of Architectural Review for a cottage housing development consisting of thirty compact single family homes (1 t story, < 1500 square foot homes) on seven existing parcels totaling 5.2 acres. The proposal includes frontage improvements, landscaping, site design, and architectural design of the proposed homes. This project is being proposed under the City of Tukwila's Housing Options Program (Ord. 2103). Location: Associated Files: Parcel Number: Parcel Number: Parcel Number: Parcel Number: Parcel Number: Parcel Number: Parcel Number: 1623049060 1623049162 1623049165 1623049152 1623049150 1623049044 1623049159 Address: Address: Address: Address: Address: Address: Address: L08- 015 —SEPA Environmental Review Vacant 3118 S 140th Street 13834 Military Road South 13842 Military Road South 13848 Military Road South Vacant Vacant SM Page 1 of 3 09/27/2011 H:\A Cottages at Riverton\NOD.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • • Notification: Prior to acceptance into the Housing Options Program, a public meeting was held on May 8, 2007, to get input from residents in the area. The Notice of Application for this proposal was issued and mailed to the surrounding property owners and tenants on October 16, 2008. Another neighborhood meeting was held on October 22, 2008, at the Riverton Park United Methodist Church. The Notice of Public Hearing was mailed to the surrounding properties and tenants, posted on -site and published in the Seattle Times on September 8, 2011. Comprehensive Plan & Zoning Designation:Low - Density Residential SEPA Compliance: The City of Tukwila, as the lead agency for this project, issued a Determination of Non - Significance for this project on May 7, 2010. II. Decision Based upon the plans and information submitted in connection with this application; the finding and conclusions contained in the staff report dated September 13, 2011; the public hearing on September 22, 2011; and subject to the conditions recited below; the Tukwila Planning Commission and Board of Architectural Review (BAR) has determined that the application for the Riverton Cottages at South 140th and Military Road South, Tukwila meets the PC/BAR criteria and has approved that application based on the findings and conclusions contained in the staff report. III. Your Appeal Rights The decision on these Permit Applications is a Type 4 decision pursuant to the Tukwila Municipal Code (18.104.010 TMC.) One administrative appeal to the City Council of the Board of Architectural Review or Planning Commission Decision is permitted. No administrative appeal of the DNS is permitted. A party, who is not satisfied with a City Council decision on an appeal, may file an appeal of the Council's decision in King County Superior Court. IV. Procedures and time for appealing In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision, which is by October 19, 2011. The requirements for such appeals are set forth in the Appeal Processes Chapter of the 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. SM Page 2 of 3 09/27/2011 H:1A Cottages at Riverton\NOD.doc • • 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. Appeal Hearings Process The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review and Planning Commission. 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. VI. Inspection of Information on the Application Project materials including the application, the staff report, the EIS, and other studies related to the approval are available for inspection at the: Tukwila Department of Community Development, 6300 Southcenter Blvd., and Suite 100, Tukwila, Washington 98188 Monday through Friday - 8:30 a.m. and 5:00 p.m. The project planner is Stacy MacGregor, who may be contacted at 206 -431 -3670 for additional 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. ■r__ Stacy MacG ¶ or Assistant Planner Department of Community Development City of Tukwila SM Page 3 of 3 09/27/2011 H:W Cottages at Riverton\NOD.doc •R Riverton Cottages warm Roo ,4 soon uvsna t N Design Review Criteria se . *v LU jiLriLL7',:bra: Riverton Cottages snwmvuna.:ee Design Review Criteria snrau.. ame e - watery Road Snmceps WW1= lei Design Review Criteria 5,01.N.412 Rum e - Eau Side d Curd, Ro d Elenlbn Design Review Criteria swvw+p Run a West 9efe of South Comma E4geoi Design Review Criteria swan.,. Phase II Nun We d eoe/ enebfaps 1 • Design Review Criteria tand6alpearosneTaemm mar »' fie• Design Review Criteria .m®e„mmds.na.a Comprehensive Plan Guidelines Chyme eIry Imamam I naphlmheae p Wade u°tl°.ranw.,r.w..r a..lt rasa Imp - Gal 32: 'Cadres. male ere Clryb a Shored analN Pasha :."=.4 w �.r"° w +mow +e i Recommendation and Action Stan remrmtatw the Some or Arc/loo Rtaew anima De&on Review. Lend Use Fib LO8-0Sl. Subject to eve ca dimro Setnd b dm Stan repot Stan recamends the Cummisolm approve Preliminary SubaNSlm. lend Use File .O5 r a conditions and mad in era seal Design Review Criteria Design Review Criteria Design Review Criteria Design Review Criteria Design Review Cnteria Design Review Criteria Design Review Criteria 3 • • Design Review Criteria esign Review Cri nditions of Approval (From staff Report) lid i 1' 0 11 j!l 1ll,1 r 1 fn 41 i 1 el lin li 11 if 1 •i 1N 11 , ifi U ,i t iii , �� X11 fir ,� ; l �1, 1 fdd'l,'tth ,11`; fi i 1 tl11 1 H' if 1111 IN liBi I II 1111 1 ffi"1iiii d.l:�11ii► f , ,ls r N1i1 11'11iii;1i'pi 1 ollp1 i lirii;ii 11111 1111111' i j,fp111,1 11,d liliillit ii` ih l 1 ii!iiii i il11ii!! 1111/14. Design Review Criteria esign Review Criteria Conditions of Approval (From Staff Report) �h 41'11 i i 11 I11 1 1 „1 • I!!IiIt11 Is i 1 ill i lib !Ijll1i t 111 !1 ,i fh, 11 1 II ilt 11'11111 !, � ! ! 1'f 1'1 ! , 1111 ,111 i 1 ! i! tl''.i f !; ► ', , f! ll'111R 1111 '.1'1111 ,,,, nil �11 Will 1 I% h Hill 11,;1 l` VlltWiiri1ib1llhiJ 1111111 11 Design Review Criteria • City of Tukwila Jim J- laggerton. Mayor Department of Community Development .lack Pace, Director CHAIR, BROOKE ALFORD; VICE - CHAIR, THOMAS MCLEOD; COMMISSIONERS, LOUISE STRANDER, DAVID SHUMATE, MIKE HANSEN, AARON HUNDTOFTE, AND JERI FRANGELLO- ANDERSON Planning Commission / Board of Architectural Review Public Hearing September 22, 2011 - 6:30 PM Tukwila City Hall Council Chambers I. Call to Order II. Attendance III. Adoption of 08/25/11 Minutes PLANNING COMMISSION PUBLIC HEARING IV. CASE NUMBER: L08 -052, Preliminary Subdivision APPLICANT: Steve Detwiller, of ReHabitat Northwest REQUEST: Development of a cottage housing project consisting of 30 compact single family homes with frontage improvements, landscaping, site design, and including a new parking configuration for the Riverton United Methodist Church. LOCATION: At the northeast corner of Military Road and South 140`h Street. Parcel No.s: 1623049060, 4623049162, 1623049165, 1623049152, 1623049150, 1623049044, 1623049159 BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING V. CASE NUMBER: L08 -051, Design Review APPLICANT: Steve Detwiller, of ReHabitat Northwest REQUEST: Development of a cottage housing project consisting of 30 compact single family homes with frontage improvements, landscaping, site design, and including a new parking configuration for the Riverton United Methodist Church. LOCATION: At the northeast corner of Military Road and South 140th Street. Parcel No.s: 1623049060, 4623049162, 1623049165, 1623049152, 1623049150, 1623049044, 1623049159 VI. Briefing: Southcenter Plan VII. Adjourn 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Fax 206- 431 -3665 • • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW AND THE PLANNING COMMISSION Prepared September 13, 2011 HEARING DATE: September 22, 2011 STAFF CONTACT: Stacy MacGregor, Assistant Planner FILE NUMBERS: L08 -051 Public Hearing Design Review L08 -052 Preliminary Subdivision ASSOCIATED FILES: L08 -015 SEPA APPLICANT: Steve Detwiller, ReHabitat Northwest OWNER: Riverton Park United Methodist Church REQUEST: Preliminary Subdivision approval by the Planning Commission and Design Review approval by the Board of Architectural Review for a cottage housing development consisting of thirty compact single family homes (1 %2 story, < 1500 square foot homes) on seven existing parcels totaling 5.2 acres. The proposal includes frontage improvements, landscaping, site design, and architectural design of the proposed homes. This project is being proposed under the City of Tukwila's Housing Options Program (Ord. 2103). LOCATION: NOTIFICATION: Parcel Number: 1623049060 Parcel Number: 1623049162 Parcel Number: 1623049165 Parcel Number: 1623049152 Parcel Number: 1623049150 Parcel Number: 1623049044 Parcel Number: 1623049159 Address: Vacant Address: 3118 S 140th Street Address: 13834 Military Road South Address: 13842 Military Road South Address: 13848 Military Road South Address: Vacant Address: Vacant These seven parcels are located in the Cascade View neighborhood. They are located at the northeast corner of Military Road and South 140th Street. The Riverton Park United Methodist Church and Riverton Crest Cemetery are to the east. The Cascade View Elementary School is to the north. Military Road, including the street frontage improvements proposed for this project, is under the jurisdictional authority of the City of SeaTac. Prior to acceptance into the Housing Options Program, a public meeting was held on May 2007, to get input from residents in the area. The Notice of Application for this propo issued and mailed to the surrounding property owners and tenants on October 16, 1 Another neighborhood meeting was held on October 22, 2008, at the Riverton '; �``. iS►'t`� Methodist Church. The Notice of Public Hearing was mailed to the surro �' •'1 ` les and tenants, posted on -site and published in the Seattle Times on September NI SM • H:\A Cottages at Riverton\BAR Staff Report.doc Page 1 of 19 09/14/2011 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 3 • • COMPREHENSIVE PLAN & ZONING DESIGNATION: Low - Density Residential SEPA COMPLIANCE: RECOMMENDATIONS: ATTACHMENTS: The City of Tukwila, as the lead agency for this project, issued a Determination of Non - Significance for this project on May 7, 2010. File L08 -051 Public Hearing Design Review Staff recommends approval of the development project with conditions. File L08 -052 Preliminary Subdivision Staff recommends approval of the Preliminary Subdivision with conditions. A. Application for the Housing Options Program B. Site Plan L1.01 C. Architectural Plans A1.01 -03 Floor Plans A2.01 -2.03 Elevations D. Landscape Plans L2.01 Tree Retention Plan L3.01 -.0 3 Planting Plans, Notes and Details E. Preliminary Subdivision Survey Map Sheets 1 -3 F. Streetscapes (2 pages in color) G. Color Schemes (in color) H. Colors and Materials Board (list) L Exterior Lighting Design Cut Sheets J. Declaration of Covenants, Conditions and Restrictions of Riverton Cottages (draft) K. Comment Letters (6 letters) Stacy MacGregor Page 2 of 19 09/14/2011 4 H:1A Cottages at Riverton\BAR Staff Report.doc Detailed view of the site. Stacy MacGregor H:\A Cottages at Riverton\BAR StaffReport.doc Page 3 of 19 Map showing surrounding land uses. 09/14/2011 5 • • FINDINGS BACKGROUND In 2005, the City of Tukwila adopted the Housing Options Program by Ordinance 2103. This demonstration program led to the selection of three small -scale cottage housing projects to increase the housing choices not currently available in the city. Cottages, defined as homes less than 1000 square feet, and compact single- family homes, defined as homes less than 1500 square feet, can be developed at a density of one and one -half to two times the density than would otherwise be allowed in LDR zone. Approved cottage communities are to be designed with shared common space and high- quality site design, landscaping and architecture that serve to improve the character and enhance the sense of community in a neighborhood. A Notice of Decision was issued on September 7, 2007, making this project eligible to be considered under Tukwila Municipal Code (TMC) 18.120.030, as one of the three demonstration cottage housing projects in the City of Tukwila. This is the only project approved in the Cascade View Neighborhood. PROJECT DESCRIPTION This application is for thirty compact single family (CSF) homes on 3.5 acres. The compact single homes are allowed under the Housing Options Program (Cottage Ordinance) as long as they are no more than 1,500 square feet square feet in floor area; provide at least two parking spaces per home; and are not more than twenty -five feet high. The homes range in size from 1013 -1683 square feet and are no more than twenty -five feet tall. There are a total of seventy -two parking stalls provided on the site in the attached garages, detached garages, in the driveways and on the private streets within the project. While the entire project is allowed 1.5 times the density of what is allowed in the LDR zone, which is 4,333 square feet of lot area per home, there is no minimum lot size. When taken as a whole, each home has an average of 5,175 square feet per home. The fee - simple lots are approximately 2000 square feet each and each lot is adjacent to shared open space. Three "pocket- parks" are included in the development for the use of the residents and include two shared picnic areas. A four -foot wide paved path will extend from South 140th street to the Cascade View Elementary School. The frontage improvements, including curb, gutter, sidewalk, and landscaping are proposed along both Military Road and South 140t Street. The frontage along Military Road is under the City of SeaTac jurisdiction and will require their final approval. The church will lose an existing parking area of twenty stalls but will retain sixty -five stalls. The church has 142 moveable seats in their 2500 square foot sanctuary. Tukwila Municipal Code requires parking at a ratio of one stall for every four fixed seats, therefore a total of thirty-six stalls would be required if the seats were fixed. The City's Building and Fire Departments determined that the maximum occupancy load is 167 people. If 167 fixed seats were provided, the church would need to provide forty-two parking stalls. A plan has been submitted showing the existing parking lot reconfigured for eighty -eight parking stalls with parking lot landscaping. The reconfiguration of the church parking is not covered under this application. While the development of the cottage project will remove some existing church parking, parking for the church will not become non - conforming as long as the church maintains forty-two parking stalls at all times. The paved foot path to the school and the frontage improvements including curb, gutter, sidewalk, landscape strip and the colored crossings in front of the church will be completed as part of this project. The proposed subdivision will create new lot lines for the parsonage and that lot will not be a part of the cottage project site. The parsonage will continue to be served by an existing circular driveway onto Military Road. VICINITY /SITE INFORMATION Existing Development The project site is just over five acres and is zoned Low Density Residential. The subject site includes seven existing lots containing the Riverton Park United Methodist Church, the parsonage and four additional older homes. Four homes will be demolished while a new lot will be created around the parsonage that meets the Low - Density Residential development standards. A lot that contains parking for the church and the lot north of the church currently used as a garden and cornfield will Stacy MacGregor Page 4 of 19 09/14/2011 6 H:1A Cottages at Riverton\BAR Staff Report.doc • • be developed as part of the cottage housing project. Two driveways onto North 140th Street will remain, one to access the church and the other to access the new development and the church. Surrounding Land Uses The project is in the Cascade View Neighborhood; this area was annexed into the City in 2000. Military Road and the frontage improvements along Military Road define the west side of the property and are under the City of SeaTac's jurisdiction. To the northwest of the property is a veterinary clinic with boarding facilities. Cascade View Elementary is directly north of the property. The Riverton Crest Cemetery is to the east. South 140th Street defines the southern boundary. A walking path to the Cascade View Elementary School runs along the east side of the property. PUBLIC COMMENTS Prior to the approval as a demonstration project, a public meeting was held on May 8th, 2007, to gather community input. The concerns included "appearance, maintenance of open space, lack of sidewalks, increased traffic, parking requirements, issues with the carriage house, control on converting to rental units, safety in the neighborhood and controlling the number of people in the units." The City of SeaTac commented and has jurisdiction over frontage improvements including access on Military Road. After the application for the Design Review was filed, a second community meeting was held on February 4, 2009. The meeting was well attended and many comments were received during the public meeting. The concerns included traffic and access on 140th and Military Road; potential storm drainage issues; maintenance and the role of Covenants, Conditions, and Restrictions versus code enforcement; design and appearance of the homes; noise from the adjacent veterinary clinic; and owner- occupied versus rental ratio. Three letters were received from the concerned citizens and are included as Attachment K. The applicant made design changes and has submitted CC &R's that address some of the comments received. The CC &R's are included as Attachment J. The proposed storm drainage design, frontage improvements, and off -site traffic impacts have been reviewed by the Public Works department and the proposal conforms to the city standards and will be discussed as part of this staff report. Civil plans prepared by Pace Engineering, dated June 2010, were also reviewed as part of the subdivision review process (File L08 -052). The concerns that are within the scope of the Design Review and the Preliminary Subdivision are addressed in this staff report. Other issues, such as noise and property maintenance, are subject to City Ordinances and are not specific to this project. King County Metro and the City of SeaTac also provided written comments which were incorporated into the project. Their comments are included in Attachment K. Permits from the City of SeaTac will be necessary for frontage and work within the right of way. Coordination with the City of SeaTac will continue during the construction phase. REPORT ORGANIZATION This staff report is divided into two sections. The first section covers the Design Review decision to be made by the Board of Architectural Review; the second section covers the Subdivision Preliminary Plat decision to be made by the Planning Commission. Staff's conclusions and recommendations follow each section. SECTION ONE - DESIGN REVIEW REVIEW CRITERIA Design Review approval is subject to the Housing Options Program Decision Criteria as set forth in TMC 18.120.050C, the Multi- Family, Hotel and Motel Design Review Criteria, and the City of Tukwila Comprehensive Plan. Below is the staff analysis and response. Stacy MacGregor Page 5 of 19 09/14/2011 H:\A Cottages at Riverton\BAR Staff Report.doc 7 • • HOUSING OPTIONS PROGRAM DECISION CRITERIA ., 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; Staff's Response: Cottages are a form of infill development that maintains compatibility with the established neighborhood development pattern while providing developers an alternative housing style other than typical low- density subdivisions and high density multi - family complexes. The surrounding development is typically mid - century, one story ramblers that are less than 1,500 square feet. The average new single family home constructed in Tukwila in the last few years has been around 3,000 square foot home, including garages. This project is creating "small" homes by the standards for infill development and in doing so these homes are compatible with the surrounding neighborhood. By contrast, typically infill development at this site could result in as many as twenty -three 4,550 square foot homes on 6,500 square foot lots. With the density incentive, building thirty smaller homes on the same piece of land becomes viable and a new housing choice becomes available for Tukwila residents. b) Promote housing affordability and ownership by encouraging smaller homes; Staff's Response: These homes will be much smaller than other new homes typically built. As smaller homes, they will be more affordable than the lower density alternatives that could have been built in their place. They also contribute to the overall housing supply; improve the housing stock with new construction; and provide an alternative to t higher - density apartments; thus encouraging home ownership. During the community meeting, neighbors raised concerns that the homes may not be owner- occupied. The CC &R's address this concern; under Article V, 1.5, no more than 10% of the units are to be available for rent at any given time. 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; Staff's Response: The housing design is notable in that front porches are a required element and the garages are detached or visually minimized with either alley entrances or recessed beyond the front entrance. Homes are separated with minimal setbacks (10' total) from each other. The homes are grouped around shared common space. The common space includes a barbeque area and a gazebo. Common design elements include fences, pedestrian-scale light posts, and a color palette of muted earth- tones. Sidewalks, shared clustered garages, and common space is designed to create interactions among neighbors and to foster a sense of community among residents and the surrounding neighborhood. d) Develop high - quality site, architectural and landscape elements in neighborhoods; and Staff's Response: To make higher - density projects attractive to the marketplace, increased density is countered with increased features and appeals to a niche market willing to trade quantity of space for quality of space. In an urban setting the urban amenities are a trade -off for increased density; in a project such as this, quality architecture, landscaping and site design are a trade -off for decreased interior space and increased density. Additionally, choosing to live in a neighborhood such as this is choosing to live in a community that is designed for neighbor -to- neighbor interaction; the site and architectural design thoughtfully intends to create neighborhood engagement. The design guidelines that apply to a cottage housing project require high - quality site design, landscaping, and architectural design. This process is in contrast to other single - family developments in Tukwila that are not subject to the design review process. Typically architecture is not reviewed and landscaping is not required for standard single family developments. This proposal is being reviewed as a demonstration project and therefore is subject to extensive standards, guidelines, and review process prior to gaining approval. Finally, a homeowner's association and CC &R's are created to ensure the buildings and common areas are maintained as designed. 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. Staff's Response: The proposed compact single family homes are 1 '/2 story, 1013 -1683 square feet, detached dwelling units to be sold on fee - simple lots with shared ownership of common areas. Twelve of the homes have only one bedroom while the others have three bedrooms (or two bedrooms and a den). Twelve of the homes have detached garages and nine of the homes have an attached single car garage. The homeowner's association will delineate landscape maintenance responsibilities but private lots are approximately 2000 square feet. Twenty -three homes have first floor bedrooms. Stacy MacGregor 8 H:1A Cottages at Riverton\BAR Staff Report.doc Page 6 of 19 09/14/2011 • • The housing type is much more than simply smaller- than - average homes. The design of the homes and the design of the site is a lifestyle choice that appeals to a different demographic than typical suburban development. Detached garages and space devoted to shared pocket parks rather than individual, private space encourages interaction amongst neighbors. First floor bedrooms are typically appealing to seniors. Small yards may appeal to people who are not able or interested in yard maintenance. This type of design typically appeals to small households (retirees, small families, and single - person or childless households) seeking to be a part of a community. 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). Staff's Response: What follows is a review of the project's compliance with the Multi- family, Hotel and Motel Design Review Criteria. 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. Staff's Response: The Cascade View neighborhood that surrounds this site is predominately single family homes built from 1930 -1960. Lot size varies from less than 6,000 square feet to a few lots over half an acre in size. Home styles reflect the era in which they were built and are predominately one story to story-and -a -half cottages. The one - and -a -half story compact single family homes, clad in lap siding and shingles with three -tab roofing and contrasting trim, will harmoniously integrate with the existing neighborhood. Homes built under this ordinance are no taller than twenty-five feet and no larger than 1500 square feet of living area which reflects the development pattern of the neighborhood. Front porches, landscaped transitional spaces, internal sidewalks and detached garages all reflect the goal of "small town" development envisioned in the City's Comprehensive Plan. 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. Staff's Response: The northern portion of the proposal has a territorial view toward the east. Site constraints, specifically access and building separation from the adjacent veterinary clinic, prevented the site design from taking advantage of this view. Homes along the eastern side will take advantage of the view but the remainder of the site and homes will not. The only off site development that could have views impacted by the project is the veterinary clinic. Heavy landscaping was proposed to create a visual and sound barrier between the clinic and the project to address the clinic's concerns that barking dogs could disturb cottage residents. The other nearest homes are over 500 feet from the project. This project only allows homes no taller than twenty-five feet in height and subject to design review; these standards will result in homes smaller than homes that could be built under the regular development standards in the low density residential district. 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. Staff's Response: The public streets will be lined with street trees in the planting strips separating the sidewalks from the vehicular travel lanes. Homes face the street with front porches and landscaped front yards. The houses are set as close to the property line as allowed by code with front yard setbacks of ten feet along Military Road and twenty feet along South 140t Street. Smaller setbacks are used to facilitate direct interaction between pedestrians and residents. A variety of elevations and color combinations are used to add interest to the streetscape. The streetscape is shown as Attachment F. Fences are reserved for the rear yards between the homes and are semi - transparent cedar picket fences. Solid cedar fences line the project boundaries. Fence details are shown under Attachment D. The fences proposed provide a solid privacy screen at Stacy MacGregor Page 7 of 19 09/14/2011 H:\A Cottages at Riverton\BAR Staff Report.doc 9 • • the project perimeters and the semi - transparent three foot tall fences provide a transition between shared common space and a private outdoor space on the site. Walking paths crisscross the site connecting the sidewalks to the fronts of each home; walking paths also surround the � •� " •• +r iY r• common space providing a link between recreation areas and the individual homes and separate the shared common area from .t: • s • the semi - private rear yards. Where the garages are detached, waking paths lead from the garages to the fronts of each home. • • • d) Pedestrian and vehicular entries shall provide a high- qualityivisual 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. • Staff's Response: The entire project is entered, either in a vehicle or on foot, via the existing driveway on South 140th Street.' The entrance is lined with sidewalks and pedestrian paths; the two travel lanes are separated by an existing planting island.' The mature cedar tree in the island will be protected and enhanced with additional shrubbery in the island. A fire access lane is created off of Military Road south. This point will be cordoned off with removable bollards. Grasscrete is proposed at this entrance, which should help distinguish it from an actual vehicular entrance, and is required per the City of SeaTac. e) Vehicular circulation design shall minimize driveway intersections with the street. Staff's Response: Circulation will occur on private roads on site with all thirty homes accessed by one principal entrance from S 140`s Street. Further, the project will eliminate two access points on Military Road and convert a third access point into a fire access only as required by the City of SeaTac. 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. Staff's Response: Site perimeter design takes into account the adjacent use. Alongside the veterinary clinic, a six foot tall cedar fence and heavily landscaped strip is proposed. During the public comment period, the veterinary clinic raised concerns that the barking dogs at their facility may be annoying to the residents in the cottage community and asked the developer to consider ways to minimize or prevent complaints. In response, the developer chose not to locate any homes directly adjacent to the veterinary clinic property. A solid structure, such as a fence, can reduce direct noise levels. Noise, or the perception of noise, can be reduced through a visual barrier. Specifically, if the source of the noise cannot be seen, the noise experienced is not as loud. The landscaping will help to reduce the ability to see towards the veterinary clinic. All of these actions should help minimize the residents hearing of barking dogs. While the site plan shows a six foot fence, the CC &R's state than no fence can exceed three feet in height (Article IV, Section 7(G). The other site perimeters are designed for visual access. A low three -foot fence lines the site perimeters along the school and the cemetery. Existing trees will remain alongside the school perimeter. A four foot wide paved walking path will be constructed alongside the east property line leaving from South 140th Street to the school. The landscaped area between the private street and the church will be heavily landscaped to minimize views between the church and the new development. The perimeters fronting the public streets all have curb, gutter, sidewalk and landscape strip. Street trees are proposed in the landscape strip lining the public streets. Along South 140th Street where the homes are setback at least twenty feet from the edge of the street, a grassy area will separate the homes from the sidewalk. The project is proposed in phases (see phasing detail on Attachment B). Phase I includes development of the northern section and the access road from South 140th Street. Phase II involves the southern section and adjacent frontage improvements on Military Road South and South 140th Street. Improvements on the church lot include redesign of the parking lot, landscaping, the walking path to the school and curb, gutter, sidewalk and landscape strip on South 140th Street. 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. Staff's Response: The transition from public to private realms is successful through site and architectural design. Front yards and front porches face the streets with ten foot setbacks on Military Road and twenty foot setbacks on South 140th Street. Front yards are landscaped with a mix of trees, shrubs and groundcovers which will provide filtered privacy between the public street and the homes. The common spaces are placed in the interior of the site and are surrounded and shielded by the homes or the schoolyard. The common spaces are designed as semi - public spaces that are available to the residents but private Stacy MacGregor Page 8 of 19 09/14/2011 �A Cottages at Riverton\BAR Staff Report.doc 1 0H • • • from the surrounding development. The homes are separated from the common space with five foot wide paved paths and three foot high cedar picket fences. The two shared picnic areas are incorporated into the private "pocket" parks which are removed from the public streets and separated by houses. h) Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas; Staff's Response: Parking requirements are met in four different ways. On- street parking is provided adjacent to the two interior private streets. Twenty -two on street parking stalls increase the road width by eight and a half feet to twenty -eight and a half feet total. The use of on- street parking eliminates the need to create a large paved area to park cars. Parking is also provided in the attached garages and the private driveways. Four detached garage bays provide an additional eighteen parking spaces. Private roads are only twenty feet wide with a portion of one alley sixteen feet wide. i) The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long -term structures. Staff's Response: The neighborhood consists of mostly older homes one story or one and one -half story homes that generally meet the definition of a cottage. The proposed project more closely reflects the older homes in the neighborhood. 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. Staff's Response: The compact single family homes are simple, one and a half story homes with generally craftsman-style features. The surrounding neighborhood has an architectural style representing mainly the 1940's through the 1960's. The majority of the homes in the neighborhood are small, one or one - and -a -half story homes. Only a project such as this, built under the cottage housing ordinance, could develop small homes that harmonize with the older, established neighborhood while also adding new, high - quality housing stock to the neighborhood. At the community meeting, neighbors voiced opposition over the design of the homes. The drawings shown were very preliminary and the homes appeared to be dominated by roofs. The designs were refined with bump -outs, sheds and dormers added to the roofs. The elevations show that the homes address the concerns raised at the community meeting (see Attachment C). 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. Staff's Response: Tukwila's Comprehensive Plan envisions residential areas that are "small town" in character with front porches; smaller front yards; garages located to the rear or side of the lot; and lawn, trees and low -scale fences in the front yards (Goal 1.6). This project includes all of these features. The Comprehensive Plan and the development code do not require design review process for single - family homes. The development standards allow but do not require the specific character details outlined in the Comprehensive Plan. The surrounding neighborhood is generally in conformance with the development code and could be rebuilt to existing standards or with higher density and larger mass than what currently exists. The existing development regulations allow for much larger homes and minimal site and architectural requirements while the Housing Options Ordinance (Ordinance 2103) allows for an increase in density in exchange for smaller, clustered homes with high quality site and architectural design. The Ordinance also allows for flexibility in the development standards. The applicant requested relief from strict adherence to the floor area limitations under the Ordinance. All of the homes proposed are over 1,000 square feet and are considered compact single family homes. Allowed floor area includes attached garages while detached garages are exempt from the floor area limitations. Thirteen of the homes are larger than the 1,500 square feet allowed. Of these thirteen homes, two are only eight feet larger than allowed. Four homes are 1,635 square feet with a one car garage; seven homes are 1,683 square feet and include a two car garage. The applicant has requested flexibility in the development standards to allow these models. If the garages were detached, which may be possible but would be at the loss of common space and require some site redesign, or if the one car garages were eliminated and the two car stalls reduced to one stall, the parking requirement would still be met and the homes would be under the allowed 1,500 square feet. Stacy MacGregor Page 9 of 19 09/14/2011 H:W Cottages at RivertonkBAR Staff Report.doc 11 • • 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. Staffs Response: The building components are appropriate for the building design. Design elements include shingles and two sizes of lap siding. Homes have contrasting trim around the windows and doors. Horizontal banding separates the first story from the half story above. The cottage ordinance requires that all homes have front porches with minimum dimensions of eight feet on all sides. d) The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. Staff's Response: The color palette is a variety of earth tones that harmonize with the natural environment and integrate together. Five color schemes are proposed and include a body color, accent color and trim color. The color palette is shown as Attachment G. 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. Staffs Response: The proposed thirty homes consist of four models, nine elevations and a palette of five color schemes. The buildings each have trim, front porches, are sided in a variety of treatments including shingles and horizontal lap siding. Roof pitch, windows, decks, and porches are varied between homes but complimentary to each other. In order to add variety and avoid repetition the same model is never adjacent to itself. 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. Staff's Response: The natural topography is essentially flat. Significant trees are retained where possible. The entrance to the project was designed to preserve the existing mature Cedar tree. 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. Staff's Response: Landscaping is used to soften the edges and reinforce the small town character of this development. Front yards are planted with a mix of trees, shrubs, grasses, and groundcover. Along the public and private street, a landscape strip with street trees separates the sidewalk from the street. Landscaping in the common areas will be maintained by the homeowner's association; within the private yards the landscaping will be the responsibility of the individual resident. 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. Staff's Response: The public frontage is defined by a five foot perimeter landscape strip, which shall be planted with grass and street trees thirty feet on center. Six foot sidewalks are provided along Military Road and South 140th Street. Five foot separated sidewalks line the interior private streets. A four foot paved path separates the common open spaces from the homes and connects the detached parking garages to the homes. A four foot paved walking path is shown from South 140th Street along the church property and the east side of the development and connects to a gravel path on the school property. d) Appropriate landscape transition to adjoining properties shall be provided. Staff's Response: There are no landscaping requirements for dwelling units in the LDR zone and the cottage ordinance does not include specific landscape standards. However, extensive landscaping is included in this project. A heavy landscape border is created between the project and the veterinary clinic and between the project and the church to provide a visual buffer. A more transparent and natural landscaped edge separates the project from the elementary school. 4. Miscellaneous Structures Stacy MacGregor Page 10 of 19 09/14/2011 1 21-1:1A Cottages at Riverton\BAR Staff Report.doc • • • 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. Staff's Response: Miscellaneous structures include two outdoor community gathering spaces. A covered patio is created off of the rear of the six -bay garage adjacent to the southern pocket park. A second covered area, this one a free - standing gazebo, is located off of the northern -most pocket park. Materials and colors are not shown on the plans. The areas above the shared garages are designed as attic space and will not function as common area or living space. 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. Staff's Response: This is not applicable as the site does not contain community service areas. There is no common trash and recycling collection area, it is anticipated to function similar to other single family development where each individual unit is responsible for their own trash and recycling containers. 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. Staff's Response: This is not applicable as neither mechanical equipment nor utility hardware is proposed. 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. Staff's Response: Exterior lighting fixtures are shown in Attachment I and consist of street lights, walkway lights, entry lights and garage lights. Cut -off lighting is proposed to reduce glare and to avoid light spilling onto adjacent properties. The applicant did not submit a light distribution plan to demonstrate that no off -site glare spill -over occurs and that common areas are illuminated sufficiently for public safety. Additionally, Housing Options Decision Criteria TMC 18.120.050 C3 includes that the project: 3. 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. Staffs Response: The units are smaller than the size of new construction that could be built in the area and comparable in size to the older, existing development. The compact single family homes are no more than twenty -five feet tall at the roof peak while surrounding single family development can be constructed to thirty feet at the midpoint of the roof. Building setback lines are established from the parent property line and buildings are separated at least ten feet from each other. Seventy -two parking spaces are provided in a mix of garage bays, driveway spaces, and on- street parking. Sixty parking spaces are required under the cottage ordinance. If developed under the LDR development standards (and with no land removed from development) 23 homes could have been built requiring 46 parking stalls (for 3 bedroom homes). Building footprint is capped at thirty-five percent for both cottage development or if the lot was short platted into 6,500 square foot lots. Buildings cover just over twenty percent of the lot for this proposal. b) Variety is provided through a mixture of building designs, sizes and footprints. Staff's Response: The thirty homes that make up this project comprise four different models with eight elevations. Five colors combinations and a mix of lap siding and shingles further differentiate the homes. The homes range in size from 1,013- 1,683 square feet. Some homes have detached garages (in parking clusters away from the homes) while other homes have attached one or two car garages. 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. Staffs Response: All of the homes are designed with front entry porches. Common open space is contiguous to all of the homes. Common open space abuts every property. Two picnic areas are provided. At the north end of the property, a covered gazebo with picnic and barbeque space is adjacent to the common area. Off the backside of one garage structure, a barbeque and picnic patio is created for the southern common space. Each of the homes has a covered front porch. The Stacy MacGregor Page 11 of 19 09/14/2011 H:\A Cottages at Riverton\BAR Staff Report.doc 13 • • homes are also designed to have "double fronts ". Both the street entrance side of the homes and the side adjacent to common space are designed to look like the front of the home. d) Any proposed Type 2, 3 and 4 modifications to requirements of the Permit Application Types and Procedures (7'MC 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. Staff's Response: The project has no Type 2, 3, or 4 modifications. COMPREHENSIVE PLAN POLICIES 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 Staff's Response: The project is designed to create a community that facilitates interactions amongst neighbors. The project also engages with the larger Cascade View neighborhood through porches, low fences, and minimal setback along the public frontage. 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. Staff's Response: This will be the second of three approved projects to go through the design review process as a cottage housing demonstration project. In the future, the results from the cottage housing demonstration projects will be reviewed to determine if cottage housing is an appropriate option for Tukwila on a broader scale. 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 derent types of housing, such as increased inside - recreation needs (3.4.1). Staff's Response: Small, new homes with one to three bedrooms, landscaped common space, and neighborhood- oriented design features will appeal to some populations. Without the Housing Options ordinance, a project such as this could not be built. The incentives offered to the developer such as decreased parking requirements and increased density in exchange for high - quality design and restricted home size allow the developer to pursue an economically viable alternative to the larger tract homes built on infill lots in Tukwila. The common areas will be extensively landscaped and the homeowner's association will be responsible for the landscaping, which will likely be appealing to residents who cannot or do not want to maintain a large yard. 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. Staff's Response: This project will remove four substandard homes from Tukwila's housing stock and replace them with a well- designed, community- oriented neighborhood. The minimal loss of mature vegetation will be mitigated with planned landscaping across the entire site. 5. Residential Neighborhoods— Goal 7.6 Private Sector Development: "Residential neighborhoods with a high - quality, small -town, pedestrian character." a) Ensure that residential development reflects high design quality in harmony with identified, valued natural features and with a small -town orientation (7.6.2). b) 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. Stacy MacGregor Page 12 of 19 09/14/2011 1 4H:1A Cottages at Riverton\HAR Staff Report.doc • • c) Encourage single-family residence design to foster a sense of safety and security. Staff's Response: This project meets all of these goals. It is a traditional neighborhood design that includes porches adjacent to the common spaces; garages and automobiles that are not prominent; a neighborhood gathering area with a barbeque; and homes that overlook the shared spaces for increased surveillance and opportunities for neighbors to engage with each other. Design guidelines, design review, and an architectural firm familiar with cottage housing ensure high quality design. Code that allows an incentive to develop anything aside from large tract homes provides a means to develop diverse and more affordable new housing stock. CONCLUSIONS - DESIGN REVIEW HOUSING OPTIONS PROGRAM DECISION CRITERIA 1. Meets the goals of the program, as set forth in TMC 18.120.010 Staff's Response: This project meets all of the goals of the Housing Options program. Covenants, conditions, and restrictions (CC &R's) should be recorded with the language to ensure that the goals of the Housing Options Program are maintained throughout the life of the project. CC &R's must be approved by the Planning Department and the City Attorney. 2. Meet the Multi family, hotel and motel design review criteria. 1. Site Planning Staff's Response: The site plan meets the goals of the multi - family design review criteria. The site design will enhance and harmonize with the surrounding neighborhood. The site will be pedestrian- friendly with sidewalks and pathways. The site design delineates public, semi - private and private spaces through physical structures such as fences, porches and pathways. To transition the site development to adjacent properties, the sidewalk in front of the church at South 140th and the paved walking path to the school on the church parking lot should be included as part of this project. The phasing plan should be modified to include completing the path to the school on the church lot under Phase I and completing the curb, gutter, sidewalk, and landscaping in front of the church under Phase II. The church shall maintain a minimum of 42 parking stalls in order to meet the parking requirements of Tukwila Municipal Code. The CC &R's do not allow fences over three feet; they need to be modified to allow a six foot perimeter fence as shown on the plans. 2. Building Design Staff's Response: The project involves small homes clustered together on one lot around shared common space. The homes correspond in mass and style to the older surrounding development while being smaller and at the same density as newer homes constructed in the area. The developer has requested flexibility in the allowed size of the homes. Thirteen of the homes do not meet strict adherence to the required 1,500 square foot floor area limitation. Two of the homes are eight feet larger than 1,500. The eleven homes that are 135 -183 square feet too large could be redesigned to meet the code. The simplest redesign would be to simply eliminate some of the attached garages. If the garages were either eliminated or reduced to one car, the homes would meet code. Parking could be created in additional detached garages but the site design would either need to change and some of the common space would have to be eliminated. However, the site could have twelve fewer parking spaces and still meet code. Eliminating the garages would neither decrease the living space of the homes nor the number of bedrooms and consequently the likely number of residents residing in the homes; it could decrease the parking provided. The additional parking addresses concerns raised at the neighborhood meeting over potential spill -over parking. Staff recommends approving the deviation to floor area shown on the plans as this is a demonstration project and the Ordinance allows flexibility in the standards. 3. Landscape and Site Treatment Staff's Response: Landscaping is used to define and separate public and private spaces and to separate properties from each other. Landscaping plans are not typically required in low- density residential zones and this project benefits from a comprehensive landscape plan. Stacy MacGregor Page 13 of 19 09/14/2011 H:\A Cottages at Riverton\BAR Staff Report.doc 15 • • 4. Miscellaneous Structures Staffs Response: The picnic areas, the fencing, and the lighting standards all conform to the design review criteria. The colors for the two covered community spaces should use those colors submitted on the colors and materials board and referenced on Attachment G and H. The applicant will need to provide a light - distribution plan to demonstrate no off -site glare spill over and that light levels provide adequate lighting for public safety. 3. Meets the additional criteria of TMC 18.120.050C3. Staffs Response: The project meets all of the additional criteria of TMC 18.120.050 C3. COMPREHENSIVE PLAN POLICIES 1. Community Image - Goal 1.6 Staff's Response: This project meets all of the goals that describe "small town" character in the city's Comprehensive Plan. The application of the design guidelines and the skill of the architect work together to realize the character desired in the Comprehensive Plan. 2. Housing - Goals 3.2 and 3.4 Staff's Response: While not necessarily "affordable" by traditional income calculations, these homes will be less costly than larger new homes. The site amenities and design, the smaller size, and the shared maintenance will appeal to a segment of the population. 3. Residential Neighborhoods- Goals 7.1 and 7.6 Staff's Response: The project is designed for neighborhood interaction both on the site and with the surrounding neighborhood. Neighborhood interaction and the opportunities for on -site surveillance increase safety through design. The application of the design guidelines, the involvement of an architect in the design of the project, and a landscape plan all help make the project compatible with the small -town character and the neighborhood design. EXCEPTIONS TO THE HOUSING OPTIONS ORDINANCE In order to meet the goals of the Housing Options Program, TMC 18.120.010 states that there will be flexibility with regard to normally applicable requirements; specific incidences of where approval of the proposed design requires flexibility of existing codes is called out below: Increase the allowed home size above the 1,500 square foot limit to allow two homes at 1,508 square feet, four homes at 1,635 square feet and seven homes at 1,683 square feet as shown in Attachment B and C. RECOMMENDATIONS - DESIGN REVIEW Staff recommends design review approval of the Cottages at Riverton subject to the following conditions: Conditions: 1. The church shall have at least 42 parking stalls available at all times. 2. Applicant shall provide a lighting design plan that demonstrates that lighting does not spill over onto adjacent properties and is adequate for public safety. I o3;Z.(' k84...SE-nb on ° . 1,0c&bc.:c(val poet\ Aka. 3. The colors for the two covered community spaces shall use those colors submitted on the colors and materials board - and referenced on Attachment G and H. 4. The path to the school on the church lot should be completed under Phase I and the curb, gutter, sidewalk, and landscaping in front of the church should be completed under Phase II. 5. CC &R's must be approved by the Planning Department and the City Attorney before the issuance of the construction permit for the infrastructure. 6. The CC &R's need to be amended with the following to satisfy the intent of the Housing Options ordinance and the comments received during the project review: a. Article III, Section 2A (new): All structures, site design elements, landscaping and fixtures on the subject property are subject to City of Tukwila Design Review decision approved under File L08 -051 and subdivision approval under File L08 -052.. Any change to the approved design is subject to review and approval by the City of Tukwila. b. Article III, Section 6 (new): Garages and driveways are to be utilized for the storage of vehicles and are not to be used primarily as storage units. Stacy MacGregor Page 14 of 19 09/14/2011 1A Cottages at Riverton\BAR Staff Report.doc 16H: • • c. Article IV, Section 3 (correct): replace "a consistence and harmony in the community" with "consistent and harmonious community" d. Article IV, Section 7A (remove): Garages are designed for the storage of vehicles and are not to be used primarily as storage units. e. Article IV, Section 7E (change): replace the word "upon" with "or interior living area after" f. Article IV, Section 1 —last line and Section 7 (D) (change): References to King County shall be replaced with City of Tukwila. g. Article IV, Section 7 (G): Add: A six foot tall Cedar fence is required adjacent to the veterinary clinic. h. Article IX (correct): replace "to wit" with "together with" i. Article X (change): References to King County shall be replaced with City of Tukwila. SECTION TWO- SUBDIVISION PRELIMINARY PLAT APPLICATION Review Process — Subdivision Preliminary Plat and Final Plat Approval There are three basic steps in the subdivision approval process: 1. Preliminary Approval Any land being divided into ten or more unit lots shall receive preliminary plat approval by the Tukwila Planning Commission as a Type 4 decision according to the provisions of 18.108.040. The criteria for Preliminary Plat Approval are contained in section 17.14.020(D). The application was reviewed by the Tukwila Short Subdivision Committee; staff's response to each of the criteria for preliminary plat approval and recommended conditions of approval are included below. Once a cottage project receives the preliminary subdivision and the design review approval by the Planning Commission/Board of Architectural Review, the applicant must apply for a construction permit (Public Works permit) for the construction of project infrastructure. The project must receive final approval from the Tukwila City Council prior to the construction of the dwellings. 2. Final Approval After construction of the project infrastructure and compliance with the conditions of the preliminary approval, the applicant must apply to receive the final approval for the subdivision plat. The fmal approval decision on a subdivision plat is made by the Tukwila City Council. Before the fmal plat is submitted to the City Council, it shall be reviewed and signed by the Tukwila Finance Director, Fire Chief, Director of Public Works, and the Director of the Department of Community Development. 3. Recording Upon approval by the City Council, the subdivision plat shall be signed by the Mayor and attested by the City Clerk. It is the applicant's responsibility to record the City- approved final subdivision plat documents with the King County Department of Records. The applicant will need to pay the recording fees and submit the approved original final subdivision plat to King County. The final subdivision plat is not complete until the recording occurs and copies of the recorded documents are provided to the Department of Community Development. The approved final subdivision plat must be filed with the King County Department of Records five years from the date of this preliminary approval or the application will expire. The Planning Commission may grant a single one year extension. DECISION CRITERIA -- PRELIMINARY PLAT APPROVAL The criteria for preliminary plat approval are listed below in italics, followed by staffs response to each of the criteria. 17.14.020 (D) Criteria for Preliminary Plat Approval The Planning Commission shall base its decision on an application for preliminary plat approval on the following criteria: 1. The proposed subdivision is in conformance with the Tukwila Comprehensive Plan and any other city adopted plans. Review of this project's conformance with the Comprehensive Plan is already noted above. Stacy MacGregor Page 15 of 19 09/14/2011 H:\A Cottages at Riverton\BAR StaffReport.doc 17 • • 1. Appropriate provisions have been made for water, storm drainage, erosion control and sanitary sewage disposal for the subdivision that are consistent with current standards and plans. Storm drainage was raised as a concern at the community meeting. Plans for water, storm drainage, erosion control, and sanitary sewage disposal are contained in the Civil Plans for the project (on file), and have been reviewed by the City's Public Works Department for compliance with the city standards. 2. Appropriate provisions have been made for road, utilities and other improvements that are consistent with current standards and plans. Provisions for access, utilities and other improvements have been reviewed by the Planning, Fire, Building and Public Works departments for compliance with the city standards. At the community meeting, off -site traffic impacts were raised as a concern. The site design includes straightening the alignment and narrowing South 140th Street to improve access and control traffic. The City of SeaTac submitted written comments during the comment period. There were subsequent revisions submitted for this project addressing the concerns raised by the City of SeaTac and the City of SeaTac has reviewed the revised plans. All comments letters are included in the Attachment K. The project is subject to the city of Tukwila's traffic mitigation fees, which will be collected at the time of issuance of the building permit for the homes. Tukwila's traffic engineer has reviewed the project and the proposed project meets all city requirements. The safety concerns have been addressed and adequate capacity exists to accommodate the small increase in traffic associated with this project. The applicant is responsible to obtaining all permit approval for improvements along Military Road as the City of SeaTac has jurisdiction over the frontage improvements along Military Road. The project is proposed to be constructed in two phases. According to TMC 17.14.040 "the subdivider may develop and record the subdivision in phases. Any phasing proposal shall be submitted for City Council review at the time at which a final plat for the first phase is submitted." Phasing shall be subject to the findings of 17.14.040. The phasing plan is shown on Sheet L1.01. The phasing plan does not include improvements to the church lot. If improvements to the church lot are necessary to ensure the access, utilities, and development standards are met, those improvements that are deemed necessary will be conditions of phasing approval. See also number 8 below. 3. Appropriate provisions have been made for dedications, easements, and reservations. The applicant has submitted a draft copy of the "Declaration of Covenants, Conditions, and Restrictions of Record of Riverton Cottages ". (See Attachment J) This draft has been submitted to the Planning, Public Works, and City Attorney's office for comments. The CC &R's must be reviewed and approved by the City Attorney and the City Council prior to the final subdivision approval and shall include the amendments listed under the conditions of approval for the Design Review application . 4. The design, shape and orientation of the proposed lots are appropriate to the proposed use for which the lots are intended and are compatible with the area in which they are located. This is the second cottage housing project reviewed under the Housing Options ordinance and the only project that is a subdivision (10 or more homes). The configuration and size of the individual lots are appropriate for this type of development. The individual lots all include private yard space and the setbacks that are required by code. The homes front onto shared common areas and have access to private alleys or streets. The homes also front the public streets which preserve the existing development pattern. The lots are significantly smaller than many existing lots in the area and smaller than what would be allowed under LDR development standards. The homes are clustered around common open space. When taken as a whole, each home has an average of 5,175 square feet per home; the LDR development standard for single family homes is 6,500 square feet per home. 5. The subdivision complies with the relevant requirements of the Tukwila Subdivision and Zoning Ordinances, and all other relevant local regulations. The project has been reviewed for compliance with the requirements of the Tukwila Subdivision, Zoning and Housing Options Ordinances. Issues that will need to be addressed prior to the final subdivision approval are listed under the "Conclusions" section below. Stacy MacGregor 1A Cottages at Riverton\BAR Staff Report.doc 18�1� Page 16 of 19 09/14/2011 • • 6. Appropriate provisions for maintenance of privately owned common facilities have been made. The applicant has submitted a draft of the Codes, Covenants, and Restrictions (CC &Rs) for the Riverton Cottages. These rules state the one of the duties of the board of directors is to "...provide for and supervise the care, upkeep and surveillance of the common areas, property and facilities." (Article V, Section 4d) 7. The subdivision complies with RCW 58.17.110. Review of this project included review by multiple departments at the City of Tukwila, including Building, Community Development, Public Works, and Fire, and written findings based on the project review found here meet the requirements of RCW 58.17.110 which states that the subdivisions will generally serve the public interest and specifically will consider open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school. The easement to formalize the walking path between South 140th Street and Cascade View Elementary needs to include that portion of the walking path that is on the church lot. This will ensure that access to school via a safe route is provided for children within the cottage housing development and those from coming from around the neighborhood. Otherwise, the plans submitted by the applicant provide appropriate provisions for the public health, safety, and general welfare, for recreation areas, and for infrastructure including access and utilities. CONCLUSIONS - SUBDIVISION PRELIMINARY PLAT APPROVAL The following conclusions are numbered according to the Subdivision Preliminary Plat criteria: 1. The project complies with the applicable goals and policies of the Tukwila Comprehensive Plan. 2. The project has been reviewed by the Public Works department to ensure that appropriate provisions, consistent with the city standards and plans, are included for water, storm drainage, erosion control, and sanitary sewage disposal. 3. Proposed infrastructure, including access road, utilities, and frontage improvements have been reviewed by the Public Works, Planning, Building, and Fire department for consistency with current standards and plans. The final phasing plan will be reviewed as part of the Public Works permit to ensure compliance with TMC 17.14.040. 4. Appropriate provisions have been made for easements and for codes, covenants, and restrictions. Prior to the final subdivision approval, easements and the "Declaration of Covenants, Conditions and Restrictions for Riverton Cottages" shall be revised to reflect the changes listed under Design Review Condition #6 above. The easement for the walking path to the elementary school shall cover the entire length from South 140th Street to the school including the portion that crosses the church lot. 5. The design, shape and orientation of the proposed lots are appropriate for the proposed use of the site for a cottage housing development. The type of development and the site design is compatible with the area in which it is located. The proposed development is subject to design review approval (File L08- 0561). 6. The subdivision complies with the relevant zoning requirements of the LDR zone and the cottage ordinance; it has been reviewed for compliance with the subdivision code. 7. The "Declaration of Covenants, Conditions and Restrictions" includes provisions for use and maintenance of privately owned common facilities, including parks, playgrounds, open areas, and other common areas. 8. The proposed subdivision is consistent with Tukwila's Comprehensive Plan, zoning and subdivision regulations, and other city plans. The subdivision as proposed will serve the public interest and will comply with RCW 58.17.110. RECOMMENDATION — SUBDIVISION PRELIMINARY PLAT APPROVAL Staff recommends approval of the Subdivision Preliminary Plat application with the following conditions: Stacy MacGregor Page 17 of 19 09/14/2011 H:\A Cottages at Riverton\BAR Staff Report.doc 19 • • PRELIMINARY APPROVAL CONDITIONS The following shall be addressed as part of the Public Works Construction Permit: 1. Infrastructure improvements including frontage improvements, grading, paving, and storm water design shall be based on the Civil Site Plans prepared by Pace Engineers dated June, 2010 and reviewed as part of file L08 -052. The infrastructure for each phase shall be completed before the final subdivision approval of each phase. The pedestrian path to the school shall be completed prior to the final subdivision approval of Phase I. The frontage improvements along S. 1406 Street (both the subject site and the church site) and Military Road including curb, gutter, 6' sidewalk, 5' landscape strip, and the colored crossings shall be completed prior to the final subdivision approval of Phase II. 2. A minimum of 42 parking stalls shall be maintained on the church lot to meet the parking requirements of the Tukwila Municipal Code. 3. Applicant shall provide a light distribution plan that demonstrates that lighting does not spill over onto adjacent properties and is adequate for public safety. 4. All utilities for the project shall be completed as part of the Public Works construction permit. 5. The trail easement with school shall be reviewed by the City of Tukwila and recorded prior to final subdivision. 6. Ingress /egress and overflow parking easements shall be approved prior to final subdivisions. 7. Owner /Applicant to complete Traffic Concurrency Certificate Application and pay Traffic Concurrency Test Fee in the amount of $6,500.(Application previously provided.). 8. The City of SeaTac shall approve street frontage improvements along Military Rd. South. 9. Provide a current Sanitary Sewer Availability Certificate from Valley View Sewer District. 10. All landscape areas are required to be irrigated. An irrigation plan shall be required as part of the Public Works permit. 11. The cherry tree being saved along the north property line will most likely be damaged by a ladder truck making a left hand turn to exit to Military Road South. The tree shall be pruned up to 13'. 12. Post sign on bollards "No Parking Fire Lane" and Military Road South access point. Bollards shall be lightweight and easily removable. Southcenter Self Storage at 5950 Southcenter Boulevard has an example of an acceptable bollard. 13. All utilities including power are required to be underground, per City of Tukwila ordinance. 14. Transportation Impact Fee applies to the future Building Permit(s). See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3. 15. Site is Level 2 for storm drainage detention. Storm drainage shall be per the 1998 King County — Surface Water Design Manual. Verify if there is an existing utility easement across the Cascade View Elementary School located at 13601 — 32nd Ave. South, Tukwila, WA 98168. (South Central School District — 206- 244 -2100) (or) have the School District grant a new utility easement) 16. 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. 17. Civil site plans shall be designed per City Of Tukwila standards, details, and specifications. 18. Provide note on site plan - Project to comply with Geotechnical Engineering Report, by GEO Group Northwest, Inc., dated July 25, 2007; and subsequent geotechnical reports. 19. The applicant shall obtain an NPDES construction permit for this project. 20. Install all required site improvements, including those proposed in the application and those identified above as conditions of approval. You will need to obtain all required permits prior to beginning any construction. For water and sewer permits, contact the individual provider District. For City of Tukwila utilities, contact Tukwila Public Works at (206) 433 -0179 for a Public Works (PW) type `C' permit for approval. A Street Use approval will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement for work within the Public Right -of -Way. The following shall be addressed as part of the Demolition Permit(s): 1. Existing structures shall be demolished prior to final approval, unless a bond for demolition of the structures is submitted to and approved by the Director of the Department of Community Development. The following shall be addressed prior to final approval of the subdivision plat: 1. The survey shall be modified to reference BAR approval, and to include joint maintenance agreements for access road, utilities, common and shared spaces and landscaping areas. 2. The CC &R's must be reviewed and approved by the City Attorney and the City Council prior to final subdivision approval and shall include the amendments listed under Design Review conditions of approval. The legal Stacy MacGregor 1A Cottages at Riverton\BAR Staff Report.doc 2OH Page 18 of 19 09/14/2011 • • descriptions shall be added to the document and reviewed administratively. The survey shall include a note that the project is subject to the CC &R's and City of Tukwila Design Review Approval File L08 -051. 3. Separate easement documents and maintenance agreements for any common infrastructure (utility lines, access roads /driveways) shall be submitted for review and approval by the Public Works Director. 4. Provide access easements and joint use and maintenance agreements for the common/shared garages, parking areas, common open space, etc. for recording with the KC Dept of Records. Required parking for a dwelling unit that is provided on a different unit lot is allowed provided the use of that parking is formalized by an easement on the plat. 5. Provide note on final subdivision map, to comply with the Geotechnical Engineering Report, by GEO Group Northwest, Inc., dated July 25, 2007; and subsequent geotechnical reports. 6. Public Works will prepare and Owner shall sign with Notary, a Storm Water Easement and Maintenance Agreement. City will sign with Notary and have the document recorded at the King County Office of Records. 7. Any Dedication of Public Right -of -Way (if applicable), is to be part of a turnover process and on City of Tukwila forms, together with an Excise Tax Affidavit. Public Works will prepare forms, for the Owner(s) signature. The dedication should be executed at the Owner(s) earliest convenience, as the City Council must review and accept turnover of the public right -of -way. 8. 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, for the Owner(s) signature. 9. Submit a set of recording documents in either legal or record of survey format that meet the King County Recorder's requirements and contain the following items: a) A survey map as described in the application checklist that is consistent with all of the conditions of approval. The surveyor's original signature must be on the face of the plat. b) Separate easement document with legal descriptions for any common access /utility infrastructure. c) Separate joint Maintenance Agreements for the access road, drainage system, and landscaping areas. d) Add Tukwila land use file number L08 -052 for the subdivision application to all sheets of the survey. g) Add "After" legal description to the survey sheets for the boundaries of the new subdivision. Also add legal descriptions for each of the tracts. h) That the development of the individual unit lots may be limited as a result of the application of development standards to the parent lot and the constraints of the housing options program and Design Review File L08 -051 shall be noted on the plat. The following shall be addressed as part of the Building Permits: 1. Transportation, Parks, and Fire impact fees will apply to the future Building Permit(s). 2. Buildings will be required to meet fire flow requirements per the International Fire Code. 3. Adequate ground ladder access area of 15 feet minimum depth to be provided for 2nd story bedroom rescue windows 4. Residential Fire Sprinklers shall be included in all structures. Stacy MacGregor Page 19 of 19 09/14/2011 H:W Cottages at Riverton\BAR Staff Report.doc 21 QtRy5 or *Lt Pte O 03,04 U+) ()I- (balr- (yCACC) 4N r-3) C,o N r . - s i3 ire2) \ [mot- ,,r\c\s-e csF 4Lai,e%3., v1,/3-r ,c1s1VQ_ Si Or- . Dt8csti- _ 4.6(Dr-i \i■D 1,N 61\)c)nx `-\AN(61z 0.373<ko-ot-1\ \r)(cleVrii(t) °=6 PL■\JJC e346-t \\ir itO c)t)-1)s s . \)\ reproving neighborhoo<is...One home at aaime! RECE!vla \'/ ') COMMUNITY DEVELOPMENT Application for Housing Options Program Site; 3118 S. 140th St. (Riverton Methodist Church) Tukwila, Wa. Steve Detwiller L,t3:�B1'.0 Cflitr3c! r 2.0 ._ •'.F?' :d i Site Description; Slightly sloping, mostly flat "L" shaped site. The Project would be north and west of the existing Riverton Methodist Church building. This is a single family residential neighborhood bordered by 140th on the south and Military Road on the west. Project Scope; 33 single detached units total, which consist of 31 cottages and 2 Carriage houses (small unit build above a detached garage) The Development will also include designing and building 100 parking spaces with landscaped islands and a Rod Shelf building on the Riverton Methodist Church property. Housing Description; The cottages will be constructed as 1 1/2 story Craftsman style cottages no larger then 1,000 square feet. The two Carriage houses will be approximately 800 square feet and be built above detached garages. All cottages will receive a high level of finish and detail to include architectural bracing, gable shakes, granite, hardwood, solid wood cabinets and painted millwork. • Housing Ownership; All cottages will be sold "fee simple ". All common area will be Jointly owned and maintained through an undivided interest in all parties. The cost of maintaining common space and joint use infrastructure will be borne on the ownership equally. A Homeowners Association will be organized to manage the fiduciary responsibilities. Density; Total land square footage 158,826 . Square footage for ROW 42000 Net density 116,826 divided by 6500 (single family zoning) =18 single family units Per equivalent unit requirements two cottages can be built for every single family unit =36 units (33 proposed) Per density guidelines a minimum of 3250 square feet per unit required. = 107,250 square feet (116,826 available) '?•;p.. - >'�,1 1,611 ,'�!`II.���fi alll•F c „�i nil it i::i, .1%.;.4t q.I:i Yd'.41 :,(y : '91; ATTACHMENT A Irnpprovir g neighborhoods...One home at a time! ., • Steve Detwiller Program Goals; 1. Increase the choice of housing styles available in the community through projects that are compatible with existing single family developments. The Cottages at Riverton will provide new compact single family housing at a price point below older housing. The community design will seamlessly bridge the gap between existing single family and multifamily located nearby. 2. Promote housing affordability and ownership by encouraging smaller homes. The Cottages will provide safe, new and affordable housing that fills a market void between apar•tment:'condo living and older single family detached housing. 1. Stimulate innovative housing design that improves the character and sense of community in a neighborhood and can serve as a model for other areas. All the cottages will have large front porches that are connected by a sidewalk that wraps a pocket park. This innovative design concept brings people together, provides safety and security, and provides an opportunity for the development of neighborhood relationships. 4. Develop high quality site, architectural and landscape elements in neighborhoods The Cottages at Riverton will combine its 4 pocket parks with tree lined streets that are nrininrized through the use of rear loaded alleys. The professionally landscaped common space will remain a central feature of the development long after the last cottage sells. The Project will provide a "green" transition between its neighbors, a grade school and Veterinary Clinic on the north, A community Church on its south side, a cemetery to the east and Military Road to the west. 5. Provide a greater.variety of housing types, which respond to changing household sizes and ages and provide a means for seniors to remain in their neighborhood. The main floor living level, small size and no yard work associated with this development will offer senior move -down Buyers an alternative. The high quality finishes and the detached housing choice might also drive a segment of the apartnrent'condo dwellers. Judging from the response of the well attended community meeting about this project, one can only conclude that the neighborhood is looking for alternatives. .:', f: .A (-) VII % ".. J �i..,!':i•lyd'`,Ii( ni!lruving neighborhoods...One home at a time! • Steve Detwiller Program Standard; The Cottages at Riverton meet or exceed most program standards. Although the standards suggest that at least 50% of the units abut common open space this design allows over 90% of the units to have direct access to, and in most cases allow the units to be oriented to the common space. The use of "double fronts" will add to the architectural design by eliminating the blank garage wall. All units will have adequate "private" space that is provided by setting back side yards. A "shared easement" will also be used to provide additional side yard area. All units will have 80 square feet of well located covered porches. Developer's Experience; Rehabitat Northwest has been providing specially crafted in -fill housing in the Seattle area neighborhoods since 1986. From entry level Townhouse projects to high end custom homes Rehabitat has the level of detail, experience and vision to successfully complete a range of residential developments. Mithun Architecture, a Seattle based residential and commercial architectural firm has been contracted to provide design, architectural and planning expertise. Mithun has been involved in several cluster /cottage projects both locally and nationally. Mithun has been invited to speak nationally on cottage projects. Rehabitat Northwest and its Partners request consideration from the City of Tukwila to support their proposal "Cottages at Riverton" to be built under the Housing Option Program. Sincerel Steve Detwiller- President Rehabitat Northwest, Inc. 206 - 932 -7355 24'-0'1 PATH TO TRAIL CONNECTION rti UNIT PLAN LEGEND LOT AREA PLAN 1 PLAN 1 ELEV A ELEV B 7 PLAN 1 ELEV B SIDE GARAGE •; °=1 U' H TURNING RADIUS SCALE :V =20' PATH TO TRAIL CONNECTION a§z EXISTING TRAIL CONNECTION `TT PLAN 2 PLAN 2 ELEV A ELEV B PHASING MAP SCALE : NTS 11 V-5 COMMON OPEN SPACE 6612 SF PLAN 3 PLAN 3 ELEV A ELEV A REAR SIDE GARAGE GARAGE COLORED CONCRETE DAVIS COLOR Pebble 641 Compact Single Family Development 156,888 SF Single Family Parcel: 9,579 SF Church Parcel: 63,223 SF Total Lot Area : 262,690 SF LOT COVERAGE Compact Single Family Development 156,888 SF Building Coverage: 32,450 SF Lot Percent Coverage: 20.68 % RESIDENTIAL PARKING SUMMARY Compact Single Family Development Required parking per TMC 18.120.020.4: 60 stalls Provided Garage Stalls: 45 stalls Driveway Stalls: 5 stalls Street Parking: 22 stalls Total: 72 stalls CHURCH PARKING SUMMARY: 9)(19' 49 stalls 8.5k19' 8 stalls 8.550 (parallel) 2 stalls 95[17.5' 24 stalls Accessable Stalls 7 stalls Total: 90 stalls w MITHUN Archltec s.Designers.Plannm Pier 56 ,20 Alaskan Way Smote zoo Scathe, WA g6,O TIM to6 623.3344 rAa 206 623.7005 —ITorLIRE 4'0' 20' PLAN 4 PLAN 4 ELEV A ELEV B SIDE REAR GARAGE GARAGE \ \ (5) STALLS - urtaFeot. 0 0 REMOVABLE BO WITH SIGN AND GRASSCRETE. SIGN TO NO PARKING FIRE UNIT COUNT PLAN 1 ELEV A 1,013 SF 1 PLAN 1 ELEV B 1,013 SF 4 PLAN 1 ELEV B SIDE GARAGE 1,413 SF 2 t G� PLAN 2 ELEVA 1,154 SF 3 PLAN 2 ELEV B 1,154 SF 4 PLAN 3 ELEV A REAR GARAGE 1,683 SF 7 L C AZ- PLAN 3 ELEV A SIDE GARAGE 1,483 SF 3 PLAN 4 ELEVA SIDE GARAGE 1,508 SF 2 i vvL PLAN 4 ELEV B REAR GARAGE 1,635 SF 4 l LA- Told Units: 30 Rehabitat 407 Northwestl 7m1MFSTW.iRRfY1. tEA7ltr, Fa .A. PROJECT: Riverton Cottages LOCATOR: Tukwila, WA PREPARED FOR: Rehabitat Northwest on ▪ 1 6142010 MUP CITY 2 10232010 (=me iS BACK OF SIDEWALK TO PROPERTY LINE \ ▪ ,. LF � LF WWV, BY 1roeerrE10 14 m,Wnw. DJ bag SO #n.iP.... , i • k Ky y TO BACK OF SID WALK SOUTH 140TH ST )1ST I ' ig (6) ST �9n11 I IN, T 14) 1: (6) Alt S a sx SITE ITATEOF WA1Ylaar ECISIBED LAMOICAPE MOM= DEBRA GUENIHER CERTIFICATE/101022 COLOREDCON6REI — DAVIS COLOR Pebble 641` SCALE 1' =w COLORED CONCRETE DAVIS COLOR Pebble 641 VICINITY MAP NOT TO SCALE NOT FOR CONSTRUCTION L1.01 6E7 am WaawWc • IY 1M OFTEN LOIFT O PLAN 1 ELEVATION A & B SCALE :1 " =8' 1013 TOTAL SF UPPER FLOOR 214 SF ro VP ra BEDROOM 2 1 I I I I L J GARAGE BEDROOM 2 U>o MASTER BEDROOM DINING 0 0 I f--' I I I LOFT BEDROOM //0 // I TO La. LIVING PORCH • sa ra UPPER FLOOR 514 SF PLAN 3 ELEVATION A REAR GARAGE SCALE :1 " =8' 1283 SF HOUSE 1683 SF WI REAR GARAGE NO Itf DINING LNING DAD ra LOWER FLOOR 799 SF DSO LOWER FLOOR 769 SF ra ra BEDROOM 2 1 I I I I L J GARAGE OPEN TI ■ U>o DINING DEN I BEDROOM3 I LOFT I I I BEDROOM // I VW 11a LIVING PORCH • SW LOWER FLOOR 769 SF ra ra PLAN 2 ELEVATION A & B SCALE :1 "=8' 1154 TOTAL SF UPPER FLOOR 376 SF fIrd BEDROOM 2 1 OPEN TI ■ Da elM X1110 ,II LOFT MASTER BEDROOM PLAN 2 ELEVATION A & B SCALE :1 "=8' 1154 TOTAL SF UPPER FLOOR 376 SF fIrd PLAN 3 ELEVATION SCALE :1' =8' 1283 SF HOUSE 1483 SF W/ SIDE GARAGE UPPER FLOOR 514 SF A SIDE GARAGE rf Vf q DINING a ,ra r LOWER FLOOR 778 SF rf DEN! BEDROOM 3 PORCH DINING LIVING GARAGE J 5 ra LOWER FLOOR 769 SF NOT FOR CONSTRUCTION MITHUN Archltem +Designers+Planners Pier 56 1201 Alaskan Way Suite zoo Seattle, WA 98TOi >a 206 623.3344 MX 206 623.7005 Rehabitat frahllit Northwest 7801 WEST MARG)07. WAY SW 8E511t E WA 08108 PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR Rehabitat Northwest WE sassI 1 5/242010 MUF CITY 2 10232010 COMMENTS MEM =DM LF mc¢,a,"v n BY NOEL, DROCEDI MS IvaECnua Ira" DJ OECD SD PLANS 1,2,3 PLANS aP 08385.80 1111, 1 FEBRUARY 2010 S:\ 200610638500\C:add\ A\SHEETS\ BEDROOM 2 MASTER BEDROOM _, LOFT U VW 11a a r PLAN 3 ELEVATION SCALE :1' =8' 1283 SF HOUSE 1483 SF W/ SIDE GARAGE UPPER FLOOR 514 SF A SIDE GARAGE rf Vf q DINING a ,ra r LOWER FLOOR 778 SF rf DEN! BEDROOM 3 PORCH DINING LIVING GARAGE J 5 ra LOWER FLOOR 769 SF NOT FOR CONSTRUCTION MITHUN Archltem +Designers+Planners Pier 56 1201 Alaskan Way Suite zoo Seattle, WA 98TOi >a 206 623.3344 MX 206 623.7005 Rehabitat frahllit Northwest 7801 WEST MARG)07. WAY SW 8E511t E WA 08108 PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR Rehabitat Northwest WE sassI 1 5/242010 MUF CITY 2 10232010 COMMENTS MEM =DM LF mc¢,a,"v n BY NOEL, DROCEDI MS IvaECnua Ira" DJ OECD SD PLANS 1,2,3 PLANS aP 08385.80 1111, 1 FEBRUARY 2010 S:\ 200610638500\C:add\ A\SHEETS\ 4 1 TO • h'4 UPPER FLOOR 505 SF PLAN 4 ELEVATION A SIDE GARAGE SCALE :1 " =8' 1309 SF HOUSE 1509 SF W/ SIDE GARAGE 4 CAR GARAGE SCALE :1 " =8' 800 SF as cur `I; BEDROOM 3 EOM J L DINING BEDROOM 2 LIVING ra WO LOWER FLOOR 804 SF rra Tea BJ rra UPPER FLOOR 505 SF PLAN 4 ELEVATION B REAR GARAGE SCALE :1 "=8' 1368 SF HOUSE 1635 SF W/ REAR GARAGE 6 CAR GARAGE SCALE :1 " =8' 1200 SF as r0 LOWER FLOOR 863 SF "'O r PULL DOWN STAIR FOR ATTIC ACCESS —7 LJ PM. T I— PULL DOWN STAIR FOR ATTIC ACCESS LJ ao aO NOT FOR CONSTRUCTION MITHUN Arddteets +Deslgnera+Wanners Per 56 1201 Alaskan war. Safte 200 Seattle, WA 98101 TEL X 206 6a�3. 0 MA 0 Rehabitat (grAili, Northwest 3801 WEST WRGIIAL WAY SA SEATTLE, WA. 112106 PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest w an assn" 1 5t2412010 MUF CITY 2 10/2312010 COMMENTS a LF ranrnr WO! x BY PRIEM MOW." MS wOJX11.suuo117n DJ SD PLAN 4a, 4b, 4 & 6 CAR GARAGE PLAN: ' 06385.80 Y . ,1,FEBRUARY 2010 t : \.`S.1^_200610638500 \Cadd\ A\SHEETS\ A1.02 SE1 s MASTER BEDROOM f ) BEDROOM 2 BJ rra UPPER FLOOR 505 SF PLAN 4 ELEVATION B REAR GARAGE SCALE :1 "=8' 1368 SF HOUSE 1635 SF W/ REAR GARAGE 6 CAR GARAGE SCALE :1 " =8' 1200 SF as r0 LOWER FLOOR 863 SF "'O r PULL DOWN STAIR FOR ATTIC ACCESS —7 LJ PM. T I— PULL DOWN STAIR FOR ATTIC ACCESS LJ ao aO NOT FOR CONSTRUCTION MITHUN Arddteets +Deslgnera+Wanners Per 56 1201 Alaskan war. Safte 200 Seattle, WA 98101 TEL X 206 6a�3. 0 MA 0 Rehabitat (grAili, Northwest 3801 WEST WRGIIAL WAY SA SEATTLE, WA. 112106 PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest w an assn" 1 5t2412010 MUF CITY 2 10/2312010 COMMENTS a LF ranrnr WO! x BY PRIEM MOW." MS wOJX11.suuo117n DJ SD PLAN 4a, 4b, 4 & 6 CAR GARAGE PLAN: ' 06385.80 Y . ,1,FEBRUARY 2010 t : \.`S.1^_200610638500 \Cadd\ A\SHEETS\ A1.02 SE1 s DAP OPEN 1OT 0 D of Sf UPPER FLOOR 214 SF PLAN 1 ELEVATION B SIDE GARAGE SCALE :1 °=8' 1013 TOTAL SF 1413 SF W/ 2 -CAR SIDE GARAGE ITO IFAA LOWER FLOOR 799 SF 400 SF 2 -CAR GARAGE Trf of NOT FOR CONSTRUCTION MOM MITHUN Architects +r, Wgners +Planners Per 56 i201 Alaskan Way Suite zoo Seattle, WA ygioi TEL 206 62;.3344 sax 206 6237005 Rehabitat 4611P Northwest 7801 WEST "(ARMY. WAY SW SEATTLE WA 98108 PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest .wr DATE 1 5/2412010 MUF CITY 2 10/2312010 COMMENTS DAMECT MECCA LF BY r MOREL, MS DJ um SD PLAN 1 b Sgar MADECT 06385,80 DATE 1 FEBRUARY 2010 S:1 T2 10638500 \Cadd1 S\ MET �A1.03 SEi 4� p I J-,./e—r-1 LING DINING IU �l HI ° L I '— j _ _ J 1� BEDROOM LOWER FLOOR 799 SF 400 SF 2 -CAR GARAGE Trf of NOT FOR CONSTRUCTION MOM MITHUN Architects +r, Wgners +Planners Per 56 i201 Alaskan Way Suite zoo Seattle, WA ygioi TEL 206 62;.3344 sax 206 6237005 Rehabitat 4611P Northwest 7801 WEST "(ARMY. WAY SW SEATTLE WA 98108 PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest .wr DATE 1 5/2412010 MUF CITY 2 10/2312010 COMMENTS DAMECT MECCA LF BY r MOREL, MS DJ um SD PLAN 1 b Sgar MADECT 06385,80 DATE 1 FEBRUARY 2010 S:1 T2 10638500 \Cadd1 S\ MET �A1.03 SEi 1 21 llel /I1nl IAOIIIIIIIIll•IIIIIIIIl pUIIIII',I1IPIIIIIIIIEW REAR ELEVATION PLAN 1- ELEVATION A SCALE :11 =8' LEFT SIDE ELEVATION 11 M,. EaI 1T 2 �rul `1 `? 62I[IC IQ -- .- .:AWn1u01l /11 ,^111u 222 13111P11I IR71/1 FI ICm11u KW1111u IItCJIa ll /0111/111 Iu1u II.I 11111111.1 1 11u1111 amlreil ullalu4 ^lull 01 MYIELI I11M1 LI1nullln/1l1I 111)EMEll III 11lP1 FRONT ELEVATION III la��ll 1121 I II 1111111:mu11111111111nI,II IllnhI11n ll,n1111n l IIn11111111111re1 11 renlllnl/101urlu IIIn111u1101 llnnllul1101l.11lnlllnl 111 /1111nu1 /n1111111n1'lnl1. 11111: 1101 11111I1n11111111.11111',1211 I1111r1111l 11 111 /111121111 I11u111luumulmm.muLtinlmm:l 1 1'l111111111 /llll'11111�1ll ll lllullllln lnn'lun mull mnlum111 111 111111111111IIluII1111.� IIII UIIII IIIPI UIllIl111111111I lIIllrIn11.1 RIGHT SIDE ELEVATION REAR ELEVATION PLAN 1- ELEVATION B SCALE :11 =8' LEFT SIDE ELEVATION FRONT ELEVATION RIGHT SIDE ELEVATION 11.2 _ __ __ al ItN1Il lIlI1111111Iu ul,IU 1.111 noun uumrnl',unnnn:l REAR ELEVATION PLAN 2 - ELEVATION A SCALE :1128' LEFT SIDE ELEVATION lion Iru1Nn 9. mIIIImnIH�m iul11m :n : 11u111111i11 mulnu.11 11111.11 /n/ • _ 1 ` .1 . -F�q:..11' 1 1 1l1a 1'rlA ll„, n," 'an unn ut 1111 l�^..1.11)1 IVIIuI tlii11ulltI1111 1.1111 1w'lltlli 1111112111111 /lutu1111.1 FRONT ELEVATION n 111111111u1111- 111I11:11111111111re11111111 111111 IIIIIIlI1 I �IIII II1111 nNl:anmmunl mmn;mulnunmlll 1 unnmmunnumlmn RIGHT SIDE ELEVATION MITHUN wdttte�s+Deslgners +Ptannerl Pkr 56 1201 Alaskan Way Sake 2o0 Seattle, WA 98101 12. 206 0344 218 206 623.7oo5 Rehabitat lawn* Northwest 7801 WEST MARGINAL WAY SA SEAME,TA 08106 PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest a>E 1 512412010 MUF CITY 2 1012312010 COMMENTS PR EMI:VECTOl LF MELT WM. SY mat. MOROI' MS .40.1311.111101(0 DJ SD PLANS 1 & 2 ELEVATIONS REAR ELEVATION PLAN 2 - ELEVATION B SCALE :1128' LEFT SIDE ELEVATION FRONT ELEVATION RIGHT SIDE ELEVATION NOT FOR CONSTRUCTION SET %Inn .171.11A1 • I I ' /III : 111 91i 1111 111 1 li 1■ 10 11hlhtlL 111I11"11'a111111111 11 /IIIIx111 111tx111 /II 11 111 /11111 /II1111111I'a11•11111/ 11111191111111111 .11111x1111:1111111 191111x1111111111 !lIulll11111191111 1111hl�I11111111111111111X1111i111I11 111111191111191111 :91111',111111111111 nun niu�nl l nu1222h:R: 119111 11111111111 1911111111111 111111 11111111111@ 111 /I n 1 m 11111111121111111111JIIIL /III 111111111111111111 1111111111111�11i111 11111 11111111111 11111 It/ 111 "-.3911i iiiiG1ai p lr1H111x GI91F:a ® @: @911 ®1}�1 @.Tale. =nelr Ilf'19111CIil1111 /x111111 SI91'G 191 illk 71: II 0191 111'1 [[ 1_ �lE 111 1111111y Ti 11e.0 II11110 LI9111, 111/19111/ I1 1 111,1 � 11/11111 0013L - -. -7 11J- — �.y'� - Ci`.^. I 911110;91@Ii1111W1111191 1.11111;111E11111IIt1l In11 11'11111. ^!7119 9111 I n I 1 : v �� r ��• 1I 111II11111GIpi11a111 @ICIII /111111111 \ ?SI111l1111n11 Inlmnnm�l1;c�l:o1; ill.ulnt 11u11'1n5111 .1 51111111', p�9�lFILIV �r!�a1�6 fig R GHT SIDE ELEVATION REAR ELEVATION PLAN 3 - SIDE ENTRY GARAGE ELEVATION A SCALE :1 " =8' LEFT SIDE ELEVATION FRONT ELEVATION RIGHT SIDE ELEVATION PLAN 3 - REAR ENTRY GARAGE ELEVATION A SCALE :1 " =8' Ilh illl /1 111 7iii..i /A' i. REAR ELEVATION LEFT SIDE ELEVATION 1..n.u- 1 1111I1g111111111n... -11191 1111111 111 1 11111111111111 1111111111111111 11111111111111 imiiilnll ulnlimi ii111 11111111111111111111 1111111111111111 /111 ^^' 1111111111111111111111 " IIIII /11111 /1111; /111 01111.11111 11111111 91111 /171111111 '11 •',11111 /111 111111111111111111'11 / 111111 .n.i.n."in.11111111111111111111 - tl /VIII /Ilttl /11111 /11111 /1111111111/111 1111111111111110111211111111'1111 1111 111111111,11 /11111 /In /:111111/t11I1 /1111111 11111111111111111111111111111 111111111111 1 itn0'9l11r3 11�1h111�111�1�11141111111 221l11hi1.lIlIli I -- ;- lrI_l 1'• 2 l .x:11 Pln9 °P RIGHT SIDE ELEVATION REAR ELEVATION PLAN 4 - SIDE ENTRY GARAGE ELEVATION A SCALE :1 " =8' RIGHT SIDE ELEVATION PLAN 4 - REAR ENTRY GARAGE ELEVATION B SCALE :1 " =8' • REAR ELEVATION LEFT SIDE ELEVATION FRONT ELEVATION 1i11� n -1 n�iiill lhiIIiu\\ 1111111 IIn1711x11111I11111111111111119lt1III. n11E1RIin11givtl1n111 -191. FRONT ELEVATION MITHUN ArdtItects+Designers +Plan nets Pier 56 1201 Alaskan Way Suite zoo Seattle, WA 98101 111 206 623.5344 FAX 206 623.7005 Rehabitat Il41 Northwest 7@01 WESTILIRG1151 WAY SW SEATTLE, WA 18109 PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest G,l 1 5/24/2010 MUF CITY 2 10/2312010 COMMENTS MOOR MAMA LF POSER OWN. BY PPoIFLT AMC.. P EMMJCf,EW WEEP DJ SD PLANS 3 & 4 ELEVATIONS 06385.80 LEFT SIDE ELEVATION FRONT ELEVATION 6 NOT FOR CONSTRUCTION A2.02 SET ea Na as �a� MIA-P01111 Alms ia�lw €ilanNiEli I I — - - 1- L ,.-1 --ie - ■i1l ■ mil... 9= oliu IuI. MO i•1EI1I■. eE mom ICI ■f RIGHT SIDE ELEVATION OPEN SPACE ELEVATION 4 CAR GARAGE ELEVATION SCALE : 1"=8' LEFT SIDE ELEVATION ALLEY ELEVATION Ea. AT2010Ls NMI. m•- :a EM MA a€ t iLia rr ■ ■I■1 :: ■ MO EMI ■I1I■ _ 111111111111111 RIGHT SIDE ELEVATION OPEN SPACE ELEVATION 6 CAR GARAGE /SOUTH COMMUNITY GATHERING SPACE ELEVATION SCALE :1..8' LEFT SIDE ELEVATION ALLEY ELEVATION NORTH EAST SOUTH NORTH COMMUNITY GATHERING SPACE ELEVATION SCALE: 1 " =8' ALLEY ELEVATION MILITARY ROAD ELEVATION PLAN 1 SIDE 2 -CAR GARAGE ELEVATION B SCALE :1"=8' S. 140TH ST. ELEVATION WEST WEST FACADE ELEVATION NOT FOR CONSTRUCTION MITHUN Arehiteas +DesIgners +Planners Pier 56 men Alaskan Way Suite zoo Seattle, WA g&oi TEL 206 6233344 EAa 206 6234005 Rehabitat (Orral, Northwest 0801 WEST MARGINAL WAY SW SEATTLE, WA 081081 PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest 5/24/2010 MUF crY 2 10123/2010 COMMENTS M ER MEC. LF @4EEf AMMER BY MOAT K MS DJ DIEM SD 4 & 6 CAR GARAGE. COMM. GATHERING ELEVATIONS 06385.:[ la MAIO v ETS\ • 0 \'Cadd\. A2.03 SET u TREE INDEX # TYPE SIZE 1. MAPLE 11' 2. MAPLE 11' 3. MAPLE, CLUMP 5', 5°, 10' 4. CHERRY 7' 5. CHERRY 12' 6. FIR 24' 7. CHERRY 12' 8. CEDAR 12' 9. MAPLE 18° 10. CHERRY 15' 11. CHERRY 14" 12. MONKEY 24" 13. CHERRY 6' 14. CHERRY 12' 15. APPLE 14' 16. MAPLE 8' 17. HOLLY' 14' 18. CHERRY 13' 19. HOLLY` 9° 20. APPLE 18" 21. DECIDUOUS 15" \ 22. CEDAR 20' 23. FIR 26" \ 24. CEDAR 45' \ 25. FIR 27' 26. MAPLE 16" TOTAL REQUIRED REPLACEMENT TREES CONDITION REPLACEMENT RETAIN . RETAIN RETAIN RETAIN RETAIN RETAIN RETAIN REMOVE 2 RETAIN REMOVE 4 REMOVE 4 REMOVE 6 REMOVE 1 RETAIN REMOVE 4 REMOVE 1 REMOVE REMOVE REMOVE REMOVE REMOVE RETAIN REMOVE RETAIN REMOVE REMOVE 1 4 4 8 8 4 54 LEGEND EXISTING TREE TO REMAIN EXISTING TREE TO BE REMOVED ) NOTES UW, • NOXIOUS WEED OF CONCERN PER KING COUNTY. NO REPLACEMENT VALUE. SEE SHEET L3.01 AND 3.02 FOR REPLACEMENT TREE TYPE AND LOCATION. I . WORK HERE UNDER SEPARATE PERMIT 1 j IL WORK HERE UNDER SEPARATE PERMIT SOUTH 140TH ST LOTTING • PLAN FENCING/ROOT PROTECTION CHAIN UNK FENCING TO BE PROVIDED AND MNNTANED AT DRIPLNE APPROVAL BY OWNERS REPRESENTATIVE REQUITED FOR USE/ACCESS WITHIN ZONE B. PERMISSION FOR USFJACCESS REQUIRES SURFACE PROTECTION FOR ALL UNFENCED, UNPAVED SURFACES WITHIN ZONE B. ' SURFACE PROTECTION MEASURES 1. MULCH LAYER 6'S' DEPTH 2.3M' PLYWOOD 3. STEEL PLATES TRENCHING / EXCAVATION ZONE A (CRITICAL ROOT ZONE) 1. NO DISTURBANCE ALLOWED WRHCUT SITE-SPECIFIC INSPECTION AND APPROVAL OF METHODS TO MINIMEE DAMAGE 2. SEVERANCE OF ROOTS LARGER THAN 7 DIA. REQUIRES APPROVAL BY OWNERS REPRESENTATIVE, 3. TUNNELING REQUIRED TO INSTALL LINES 3'.0 BELOW GRADE OR DEEPER. ZONE B (DRIP LINE) ',TRENCHING ALLOWED AS FOLLOWS: -EXCAVATION BY HAND OR WITH HAND-0RNEN TRENCHER MAY BE REQUIRED. -LIMIT TRENCH WIDTH, DO NOT DISTURB ZONE A MAINTAIN 271 OR MORE CF ZONE B IN UNDISTURBED CONDITION. 2. TUNNELING MAY BE REQUIRED FOR TRENCHES DEEPER THAN 3'J0' ZONE C (FEEDER ROOT ZONE) 1. OPERATION OF HEAVY EQUIPMENT ANDIOR STOCKPILING OF MATERIALS SUBJECT TO APPROVAL BY OWNERS REPRESENTATIVE. SURFACE PROTECTION MEASURES' REQUIRED. 2.TRENCHING WITH HEAVY EQUIPMENT ALLOWED AS FOLLOWS: -MINIMIZE TRENCH WIDTH -MAINTAIN 2/3 OR MORE OF ZONE C IN UNDISTURBED CONDITION. 15 30 SCALE: 1" =30' NOT FOR CONSTRUCTION MITHUN Architects +Designers+Pianners Pier 56 1201 Alaskan Way Suite 200 Seattle, WA 95101 Ya 206 623.3344 FAX 206 623.7005 Rehabitat 4623110 Northwest" 20 WEST MMGWL WAY SW SEATO{ WA SS1OS PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest KEY M. 2 524/2010 MU CIT 10/23/2010 COMMENT LF mo,rr. w.31D1 BY Nurc 1 STATE OF WA9LNOTON REGETERED LANDSCAPE AaOYTELT DEBRA GUENTHER CERTIFICATE NO. 1022 TREE RETENTION PLAN L2.01 SE TREES IN PLANTING STRIPS TREES IN TREE PITS 0 $ = ROOT PROTECTION ALL NON -PAVED PLANTING STRIP SURFACES SUBJECT TO IMPACT (COMPACTION) BY CONSTRUCTION ACTH TY SHALL BE PROTECTED WITH BS' MULCH LAYER OR 3/4' PLYWOOD PANELS. PROVIDE WOOD PLANKING OR STEEL PANELS UNDER BACKHOE STABILIZERS PLACED ANYWHERE IN THE PLANTING STRIP NO STORAGE OF MATERIALS OR EQUIPMENT IN THE PLANTING STRIP SHALL BE ALLOWED WITHOUT PROPER SURFACE PROTECTION AND WRITTEN AUTHORIZATION FROM THE OWNER'S REPRESENTATIVE. RETAIN EXISTING PAVING DURING CONSTRUCTION SCHEDULE PAVEMENT REPLACEMENT TO MINIMIZE EXPOSURE OF SURFACE ROOTS TO DRYING, EQUIPMENT DAMAGE, COMPACTION, ETC. EXPOSURE FOR LONGER THAN 48 HOURS REQUIRES MULCH APPLICATION. CANOPY PROTECTION OVERHEAD BRANCHING LIKELY TO BE DAMAGED BY EQUIPMENT OPERATION SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE WITH PREVENTATIVE MEASURES (PRUNING OR 11E -BACK OF BRANCHES) APPROVED BY THE OWNER'S REPRESENTATIVE AND PROPERLY EXECUTED BEFORE COMMENCEMENT OF THE WORK. TRUNK PROTECTION PROVIDE CHAINLINK CONSTRUCTION FENCE IN INDIVIDUAL FENCE INSTALLATIONS FOR EACH TREE OR THE LENGTH OF THE PLANTING STRIP. PROVIDE S-0' MIN. HEIGHT FENCE INSTALLATIONS FOR EACH TREE TO BE ENCLOSE ENTIRE TREE PR OPENING SIDEWALK RECONSTRUCTION ROOT PRUNE ONLY AS APPROVED BY THE OWNERS REPRESENTATIVE, MAINTAIN 2%0' MIN. CLEARANCE FROM FLARE OF TRUNK WHEN SETTING FORMS. PROVIDE S-0' X 5'-0' OR 4'-0' X 6'-0' (24 SO FT MIN.) TREE PITS IN NEW SIDEWALK FOR NEW TREES. TREE PR SIZE FOR EXISTING TREES SHALL BE ELONGATED (8' -0' TO 17-0' +). PITS MAY BE REQUIRED TO MINIMIZE ROOT IMPACTS WHILE MAINTAINING REQUIRED SIDEWALK WIDTH. 15 30 SCALE: 1" =30' NOT FOR CONSTRUCTION MITHUN Architects +Designers+Pianners Pier 56 1201 Alaskan Way Suite 200 Seattle, WA 95101 Ya 206 623.3344 FAX 206 623.7005 Rehabitat 4623110 Northwest" 20 WEST MMGWL WAY SW SEATO{ WA SS1OS PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest KEY M. 2 524/2010 MU CIT 10/23/2010 COMMENT LF mo,rr. w.31D1 BY Nurc 1 STATE OF WA9LNOTON REGETERED LANDSCAPE AaOYTELT DEBRA GUENTHER CERTIFICATE NO. 1022 TREE RETENTION PLAN L2.01 SE LOT LINE WORK HERE UNDER SEPARATE PERMIT PRUNE EXISTING CHERRY TREE UP TP 13' FOR FIRE TRUCK CLEARANCE 72' SOLID FENCE ADJACENT TO CLINIC 4111%. AtIk r&Te �trat.Lx` �:I �C.r�. PE; ::►vie % 3 $ `1'o •0 �� - Rode.,. Vii. p W® PLANT SCHEDULE O_ EXISTINGTREE TO REMAIN AND BE PROTECTED DURING CONSTRUCTION. MULCH ONLY UNDER TREhi TYP. 36' PRIVACY FENCE, TYP. 36' FENCE, TYP. AT REAR YARDS x U � 7 Ihll IU!IU!IU!Ili '!!IU!Ir Ir `nr!ylll 0 0 0 criD 24' CONCRETE PAVER, TYP. 0 1e 1 Ie SCALE: 1' =20' tit BOTANICAL NAME COMMON NAME SIZE ROOT CONDITION ON-CENTER SPACING COMMENTS TREES I LARGE TREES Replacement Tree Bata jacquemantii Cerddlphyllum japonicum Fagus sylvatka Rivers' Llriodendron tutlpifera Ouercus rube Zelkova senata'Green Vase' Jacquemontii Birth Katsura Rivers Purple Beech Tulip Tree Red Oak Green Vase Zelkova 2 -1/7 cal. B&B as shown 2-1/7 cal. Bi&B as shown 2 -1/2' cal. B&B as shown 2.12' cal. B&B as shown 2.12' cal. B&B as shown 2.1/2' cal. B&B as shown I SMALL TREES Acer drdnatum Amelanrhler'Autumn Brilliance' Cards canadensis'Forest Pansy Comus kousa Manus PrairieNe Vine Maple Autumn BMliance Servkebeny Forest Pansy Redbud Kousa Dogwood Prairie Fae Crabapple 8' ht. B &B as shown 8 ht B&B as shown 2' cal. B&B as shown 2' cal. B&B as shover 2' cal. B&B as shown matched added matched matched multi -stem multi-stem I EVERGREEN TREES Pinus contarta var. cantora Pinus sytveseus Thuja p irate 'Excetsa' PLANTING BEDS Shore Pine Scotch Pine Excelsa Wesam Red Cedar 8' ht.. B&B as shown 8' ht.. B&B as shown 8' ht.. B&B as shown ISHRUBS Arbutus uned0'Compada' Berberis Moberg/1 Crimson Pygmy Ceondhus'Julia Phelps' Comus MD= 'ISantT Camus serixa'Kelseyi' Corybpsls saensis Disanth us cerdd'dohus Escalbna'Apple Blossom' Hydrangea erborescens'Annabele' Hydrangea quurafolla Kalma Iatlfolia 'Minuet' Potentllla f ulrcaaa Tangerine' Ribes sangulneum Rosa gymnorarpa Symphorirarpos elba Vacdnium warn Thunderbird' Vacdnium'Sunshine Blue' Viburnum carles0'Compactum' Viburnum tinus'Sprig Bouquet' Compact strawberry Tree Crimson Pygmy Barberry Small Leaf Mounaa Lilac bank Red-Oster Dogwood Kelsey Dogwood Winter Hazel Redbud Hazel Apple Bkusan Escafatia Annabelle Hydrangea Gelded Hydrangea Minuet Mountain Laurel Shrubby Cinquefoil Red Flowering Currant BaWNp Rose Seowberry Thunderbird Evergreen Huddeberry Sunshine Blue Blueberry Korean Spice Viburnum Spring Bouquet Viburnum GROUNDCOVERS, PERENNIALS AND GRASSES REPLACEMENT THE SOUTH 140TH ST Matra fom usa Mafania nervosa Maianihemum dilatatum Aldandfa molfo'Auslese' Bledmum spicant Dryopteris erythrosore Arctosaphylos uva -ursi Edhinecea purpurea Kim's Knee High' Fragaria vlrginlana Helidotridhon sempeMrens Lavandula atoechas Rudbeclda Mgida OeldSl vin' Rudbedda White Swan' A hies 5ummenvine' Geranium x'Johnson'a Bhre' Hemerocats x Mond' Loran cahanaanum Udope masted Patystidwm munitm Heudhere a lime Ridgy Hosa slebtdana Acanthus molls Vince minor Bleeding Head Dwarf Oregon Grape False Lily- of-the- Valley Auslese Lady's Mantle Deer Fern Autumn Fem Kumiclennidn Dwarf Purple Conelbwer Weld Strawberry Blue Oat Grass Spanish Lavender Black Eyed Susan White Back Eyed Susan Sanmerwine Yarrow Johnson's Blue Cranesbill Starburst Red Evergreen Daywy Tlgerkly Lily Turf Sword Fem Ume Rickey Coral Bela Plantain ily Bear's Breech Periernka 3 gal. cunt 36' 1 gal. cant 24' 1 gal. cant 30' 1 gal. coat. 36' 1 gal. cant 24' 3 gal. conk 4' 3 gal. cont 4' 3 gal. cont. 38' 3 gal. cont. 4' 3 gal. coot 4' 1 gal. cant 24' 1 gal. coot 24' 3 gal. coot. 4' 1 gal. tont 30' 1 gal cunt 4' 1 gal cont 36' 1 gal. cant 24' 3 gal. corn. 30' 3 gal. cont 48' 1 gal. coot 12' 1 gal. cons 24' 1 gal cant 12' 1 gal. cant 24' 1 pal. cont. 24' 1 gal. cant. 24' 4' cont. 12' 1 gal. cont. 24' 4' con. 12' 1 gal. cont. 24' 1 gal. tont 24' 1 gal. cont 24' 1 gal. cont. 24' 1 gal coot 24' 1gal cont. 24' 1 gal con. 24' 1 gal. cant 24' 1 gal coot 12' 1 gal cant 24' 1 gal. can, 24' 1 gal. cent 24' 1 gal. txxd 24' 1 gal. cont. 24' OMM MITHUN Arch Deets +Designers+Plan ners Pier 56 1201 Alaskan Way Suite zoo Seattle, WA 98101 TM 206 623.5;44 FAX 2o6 625.7o05 Rehabitat vjrrrl s Northwest 001 WEST weoatAL WAY sw SEATTLE WA 0100 PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest 5 0T 52412010 REM MU 2 CIT 10232010 COMMENT shade shade shade shade shade shade sun sun sun sun sun sun sun STATE OF A N'NON TEDASTESED umuCAPE,warTECT DEBRA GUENTHER CERTIFICATE 40.1022 n, shade sun shade sun, shade sun, shade sun, shade v TURF Seeded Lawn Low water use seed ma NOT FOR CONSTRUCTION 06385.80 ON- 1 FEBRUARY 2010 NUR Ic Atlu Mai S:\ 200610638500 \Cadd L\SHEETS\ PUT MAM , L3.01 SE 72' SOLID FENCE ADJACENT TO CLINIC SCALE: 1' =20 EXISTING TREE TO REMAIN AND BE PROTECTED DURING CONSTRUCTION. MULCH ONLY UNDER TREE, TYP. P !I 24' CONCRETE PAVER TYP. EXISTING TRAIL CONNECTION TO BE MAINTAINED LAWN TO MATCH ADJACENT 36" FENCE, TYP. AT NORTH & EAST PROPERTY LINES PLANT SCHEDULE R e 0 O O 0 0 0 0 0 e BOTANICAL NAME COMMON NAME SIZE ROOT CONDmON ON- ;ENTER SPACING COMMENTS TREES I LARGE TREES Replacement Tree c. Behda Jazquemmtu Cercidiphyllum taponicun Fagus syNatica Rivera? f Liriedendron hIDpdera Querars rubs Zelkos-a serrata'Green Vase' SMALL TREES Jacquemad0 Buds Karsuaa Rhea Purple Beech Tulip Tree Red Oak Green Vase Zelkova 2 -11? at B&B 2 -111 al. B&B 2 -17 cal. B&B Zan at. B&B 2 -112' al, B&B 2.17 al. B&B Acer drdnatum . Anelandder'Autumn Brgfrana' Cercis anadensis Forest Pansy' Comus kousa MaNs Prairiefue' Vine Maple Autumn Brilliance Servicebeny Forest Pansy Redbud Kausa Dogwood Prairie Fire Crabapple B' M. B&B 6ht B&B 2 al. B&B Y al. B&B 2 al. B&B as sham as shown matched as shown matched as sham matched as shown as shown matched as sham mufti-stem as shown multi-stem as show as shown as shown I EVERGREEN TREES Pious cantata var. cantata Pinus syh2sbus Thuja diata'Excelsa' PLANTING BEDS Shore Pine Scotch Pine Excdsa Western Red Cedar 8' ht. B&B 8 ht. B&B B ht. B&B as shown as shown as shown 1 SHRUBS Arbutus unedo'Compacta' Berberis thunbergli 'Crimson Pygmy' Ceonotus'Juga Phelps' Comus sadism 'Isantr Comus sericea'Kelseyi' Coryl psis sinensis Disantus cerdd'ddius Esafonis'Apple Blossom' Hydrangea arboresans'Annabele' Hydrangea querdfolia Kalmia latifolia'Minuet' Potent& trugasa Tangerine' Ribes sanguineum Rasa gymnocarpa Symptxxiarpos aura Vacmdum ovatum Thunderbird' Vaccirdum 'Sunshine Blue' Viburnum carleso'Compacaan' Viburnum anus 'Spring Bouquet' Compad Straw beny Tree Crimson Pygmy Barberry Small Leaf Mountain LOac (sand Red-Osier Dogwood Kelsey Dogwood Winter Hazel Redbud Hazel Apple Blossom Esalkxda Annabelle Hydrangea Oakleaf Hydrangea Minuet Mountain Laurel Shrubby Cinquefoil Red Flowering Currant Baldhip Rose Snowberry Thunderbird Evergreen Huddebeny Sunshine Blue Blueberry Korean Spice Vibemum Spring Bouquet Viburnum 3 gal. cont 1 gal. ant. 1 gal. ant. 1 gal. cont. 1 gal. cont. 3 gal. ant 3 gal. ant 3 gal. am. 3 gal. ant. 3 gal. ant 1 gal. ant 1 gal. ant 3 gal. cont. 1 gat. ant. 1 gal. ant 1 gat ant 1 gal. ant. 3 gal. cont. 3 gal. ant 36' 24' 30' 36' 24' 4' 4' 36' 4' 4' 24' 24' 4' 30' 4' 36' 24' 30' 48' GROUNDCOVERS, PERENNIALS AND GRASSE Di enba fartwsa Mahonla nervosa Malamhemum dkatalum athem@a moils 'Auslese' Bledmum sdant DrYoPteris 49011os0a Ardostaph1los uva.ursi Eddrecea puryurea lAm's Knee High' Fragada vugorana HefictoMchon sempervirens Lavandula stoedws Rudbedda fulgida'Goldsbmn' Rudbedda White Swan' AChIllea 5ummenine' Geranium x'Johnson's Blue' Hemeroags x'Mond' Lgium columbianum Llriope muscan Patystidwm munilum Heuchera x time Ridkey' Hosea slebldlana Acanthus molts Vince minor Bleeding Heart Dwarf Oregon Grape False Lty-ofthe-Valley Ausiese Lady's Mantle Deer Fem Autumn Fem Klnniddnnkk Dwarf Purple Conellower Wdd Strawberry Blue Oat Grass Spanish Lavender Blade Eyed Susan White Black Eyed Susan Summenvine Yarrow Johnson's Blue Cranesbill Starburst Red Evergreen Dar Tlgedily Uty Turf Sword Fem Lime Rickey Coral Begs Plantain LW Bears Breech Periwinkle 1 gal. ant 1 gal. ant 1 gat ant 1 gat ant. 1 gal. ant. 1 gal. ant. 4' cont 1 gal. cone 4' ant 1 gal. ant 1 gal. coot. 1 gat. cont. 1 gal. am. 1 gal. cant. 1 gal. ant. 1 gal. cont. 1 gal. ant. 1 gal. ant 1 gal. ant. 1 gal. ant 1 gal. ant 1 gat ant. 1 gal. ant. 12' 24' 12' 24' 24' 24' 12' 24' 12' 24' 24' 24' 24' 24' 24' 24' 24' 12' 24' 24' 24' 24' 24' shade shade shade shade shade shade sun sun sun sun sun sun von sun sun sun sun sun, shade sun, shade sun, shade sun, shade sun, shade sun, shade ODD - kit 471K, MITHUN Arch i teats +Crestgnevs+ Planners Pier 66 urn Alaskan Way Suite Zoo Seattle, WA 98101 Tet 206 623.3344 Fax so6 623.7oo3 Rehabitat imp Northwest 1Sa NEST IJARGI UL WAY Sri SEATTLEAA bola PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest IMP w vow arm, 1 5/24/2010 ML CIT 2 10232010 COMMENT Venter tut eTATE CF wAS*CTCw LOIDSCAF4 AaoeTECT DEBRA GUENTHER CERTIFICATE N0. 1022 PLANTING ITURF Seeded Lawn NOT FOR CONSTRUCTION 1 FEBRUARY 2010 M EM.1119a(MTN S:\ 2006 \0638500\Cadd L\SHEETS\ omuAea L3.02 SE O SOB ARMIN , • ED G3— 979 —e e e ® e e OPLANT SPACING lmrp AREA FOR SPACING ADJUSTMENT TRIANGLE SPACE PLANTS INSIDE PLANTING AREA CONTINUOUS OUTER ROW AT X ON -CENTER SPACING. SET ROW 2/3X BACK FROM EDGE OF PLANTING AREA EDGE OF PLANTING AREA X = RECOMMENDED SPACING (SEE PLANT LIST) EfF PLANT LOCATION OSHRUB PLANTING 1rz•=ra NOTE: - REMOVE ANY EXTRA SOIL PLACED ON TOP OF ROOT FLARE DURING NURSERY DIGGING SET TOP OFROOTCROWN 1.12' ABOVE FINISH GRADE MULCH. KEEP 1' AWAY FROM STEM FINISH GRADE PLANT TABS PLANTING SOIL 1 .I I I I I 1E1 I I I II ROOTBALL OTREE PLANTING 313try ROOT FLARE. SET ROOT FLARE 3' ABOVE FINISH GRADE OF PLANTING AREA. ROOT FLARE MUST BE VISIBLE AT TOP OF ROOT BALL. DO NOT COVER TOP OF ROOTBALL WITH SOIL. REMOVE ALL TWINE. REMOVE BURLAP AND WIRE FROM TOP 2/3 OF ROOTBALL. FOR CONTAINERIZED TREES, SCORE ROOTBALL 1/7 DEEP IN 3 PLACES STAKE AND TREE TIE MULCH, KEEP 3' AWAY FROM TRUNKS FINISH GRADE, ADJACENT CONDITIONS VARY PLANTING SOIL SCARIFY SIDES OF PLANTING PIT SET ROOTBALL ON FIRMLY PACKED, FOOT- TAMPED SUBGRADE SECTION 1x4 CEDAR PLANKS 1x6 CEDAR PLANKS 4x4 CEDAR POST SEE FOR FOOTINGS 2x4 CEDAR RAIL FINISH GRADE OSOLID PLANK FENCE 1/7`-1'-0• SECTION OPICKET FENCE tetra ELEVATION 2x2 CEDAR PICKET, TYP. 4x4 CEDAR POST SEE FOR FOOTINGS (2) 2x4 CEDAR RAILS. ATTACH RAILS TO POST W/ GALVANIZED FENCE BRACKETS. FINISH GRADE PLANTING NOTES 1. CONTRACTOR SHALL SUPPLY PLANTS OF THE SIZE SPECIFIED. THE CONTRACTOR WILL CONTACT THE OWNERS REPRESENTATNE FOR INSTRUCTIONS IF UNABLE TO LOCATE PLANT MATERIAL OF THE SIZE SPECIFIED . 2. UNDERGROUND UTILITIES SHALL BE LOCATED PRIOR TO START OF WORK BY UNDERGROUND SERVICE ALERT. 3. NO PRE - EMERGENT HERBICIDE SHALL BE USED ON THE PROJECT SITE PRIOR TO OR AFTER INSTALLATION OF PLANT MATERIAL OR DURING THE ONE YEAR WARRANTY PERIOD. 4. ALL PLANTING AREAS SHALL RECEIVE 100% FULL COVERAGE UNDERGROUND IRRIGATION COVERAGE OR CONFORM TO CODE SECTION 18.52.040.H. 5. CONTRACTOR SHALL PLACE PLANT MATERIALS SO THEY DO NOT INTERFERE WITH IRRIGATION SYSTEM OR INHIBIT REQUIRED COVERAGE. PLANT LOCATIONS MAY BE ADJUSTED AS LONG AS DESIGN INTENT IS NOT COMPROMISED. IF A CONFLICT OCCURS, CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR APPROVAL OF ANY MAJOR MODIFICATIONS. 6. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT 24 HOURS PRIOR TO PLANTING FOR APPROVAL OF PLANT MATERIAL AND LAYOUT. 7. PLANTING AREAS SHALL RECEIVE A 3' LAYER OF BARK MULCH. 8. CONTRACTOR SHALL GUARANTEE PLANT MATERIAL FOR A PERIOD OF ONE YEAR FOLLOWING END OF 120 DAY MAINTENANCE PERIOD. 9. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING THE SITE IN A SAFE AND CLEAN CONDITION. 10. THE CONTRACTOR SHALL BE RESPONSIBLE UNDER THIS CONTRACT FOR REPAIRING OR REPLACING, AT HIS OWN EXPENSE, ANY STRUCTURES, WALLS, PLANT MATERIAL, OR TREES DAMAGED OR DESTROYED. LIKEWISE, HE SHALL BE RESPONSIBLE FOR REPAIRING OR REPLACING ANY AND ALL DAMAGE ON ADJACENT PROPERTIES OR ANY OTHER AREAS OUTSIDE THE LIMITS OF WORK. THE DAMAGED ITEMS WILL BE RESTORED TO THEIR ORIGINAL CONDITION AND TO THE SATISFACTION OF THE OWNER. 11. ALL OFF-SITE IMPROVEMENTS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF TUKWILA STANDARD DETAILS AND SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION. 12. STREET TREES SHALL BE INSTALLED PER CITY STANDARDS. 13. 3' DIAMETER TREE CIRCLES SHALL BE INSTALLED WHEN TREES ARE PLANTED IN GRASS AREAS. 14. ALL STREET TREES SHALL BE BRANCHED AT A HEIGHT OF 6'-6" MINIMUM. 15. ALL LANDSCAPE WASTE AND DEBRIS SHALL BE DISPOSED OF OFF SITE AT A LEGAL DISPOSAL SITE AS APPROVED BY THE CITY. 16. PLANTING AREA SHALL BE TILLED TO A DEPTH OF AT LEAST 18 INCHES. 17. TILL IN 3 INCHES OF COMPOST ACROSS ALL LANDSCAPED AREAS PRIOR TO PLANTING OR PROVIDE APPROPRIATE TOPSOIL. SUBMIT SPECIFICATION OF SOIL/COMPOST TO CITY FOR APPROVAL 18. MULCH IS TO BE KEPT AWAY FROM WOODY STEMS AND CROWNS OF PERENNIAL PLANTS. 19. ROOTBALLS OF ALL POTTED AND B 8 B PLANTS MUST BE LOOSENED AND PRUNED AS NECESSARY TO ENSURE THERE ARE NO ENCIRCLING ROOTS PRIOR TO PLANTING. NORTH SIDE SHADE, PARTIAL SHADE EAST SIDE PARTIAL SHADE, SHADE GROUNDCOVER, TYPICAL SOUTH SIDE SUN NOTE: PERENNIALS AND GROUNDCOVERS ARE TO BE VARIED PER UNIT TO ENSURE THAT OVERUSE AND EXCESSIVE REPETITION ARE AVOIDED. INSTALL PLANTS WITH THE APPROPRIATE SUN EXPOSURE AS NOTED IN THE PLANT SCHEDULE. 12 PERENNIAUGROUNDCOVER TYPICAL PLANTING 343,10• NOT FOR CONSTRUCTION MEN MITHUN Arch Itects +Des Igners+Plan n ers Pler 56 1201 Alaskan Way Suite 200 Seattle, WA 98101 m 206 623.3344 MAX 206 623.7005 Rehabitat EiAdeo Northwest ten WEST WRQ2 . WAY SW SEATTLE. 'NA aS1a PROJECT: Riverton Cottages LOCATION: Tukwila, WA PREPARED FOR: Rehabitat Northwest w W E END 1 5/242010 MU CIT 2 10/23/2010 COMMENT 008/ 01051011 LF NOW 1100004 BY MS Naok.a. tuwra.ern DJ a SD STATE. CF WASNNGTW REGISTERED LANDSCAPE 40.fMTECT DEBRA GUENTHER CERTIFICATE NO.1022 •�t PLANTING NOTES & DETAILS I , : I'1i' ARY2010 ):1� 7;62:°81500\ Cade .80 HEETS\ &EU.AmR L3.03 SE 0 SW ..n.N, 5 .o GRAPHIC SCALE BO 0 40 80 180 EIE,. ilia:..: -:': mg ' .::: ( EN FEET ) 1 torch = 80 feet NE 1/4. SE 1/4. SEC. 16. T. 23 N., R. 4 E. - - -16 RIVERTON PARK UNITED METHODIST CHURCH TO RICHARD E. HAZEN, D.V.M., QUIT CLA94 DEED. REC. N0. 8404190607 RICHARD E HAZEN, D.V.M. TO RIVERTON PARK UNITED METHODIST CHURCH. QUIT CALM DEED. REC. NQ 8404190606 L PARCEL C PARCEL D SOUTH UNE OF THE NE li. SE y4' PARCEL E ' PARCEL F PARCEL G PARCEL B PARCEL A SOUTH 140TH STREET 15 RECORD LEGAL DESCRIPTION: (PER PACIFIC 4803 NORTHWEST ATEDATED MARCH 1515, 2007ARAND WASHINGTON. REPORT 0. , DATED ,,804EE 22. 2010) PARCH A The east 225 feet of the south 695 feet of the northeast quarter of the southeast quarter of Section 16, Township 23 North. Rouge 4 East. W.Y., In King County, Washington; EXCEPT the north 300 feet thereof; AND EXCEPT any:port in rood; PARCEL B: That portion of the northeast quarter of the southeast quarter' of Section. 16,, Township 23 North. Range 4 East. WM.. In King County, Washington. described as follows The east 216 feet in width of the following portion:. Beginning at the southeast corner of sold northeast quarter of the southeast quarter,, thence, . northerly along the easterly Tme thereof, 695 feet to the TRUE POINT OF BEGINNING of the, tract herein described Thence westerly, along a line parallel to the northerly line at sold subdivision 620 feet. more or less to the easterly line of the original Old. Unitary Rood: Thence e0atheasterly Wang sold ortgbrd lice.. to Tte Itersection with the easterly line of the new location of Unitary. Road as now laid out and established; Thence southeasterly along sob easterly line of new 10000 n of Unitary Road, to its Intersection with a line 300 feet south of and parallel to the first course of this description, Thence easterly, dons said parallel INS 510 feet; more or less to the easterly line of said 00.190ast quarter of the eouthead quarter, Thence northerly Wong sold easterly lime. 300 feet. mere or less to the TRUE POINT OF BEGINfi1NC; EXCEPT that portion.. If any, lying northerly of the following described Me, Beginning et o point of the east line of add Section 16, south 1'4011'west. 673.42 feet from the east quarter comer thereof; Thence north B95259'west 619.28 feet. mare 4r less, to the easterly line of Unitary Rood mid the terminals of sold eeacr4ed One; TOGETHER M111 tea portion of the northeast quarter of the southeast quarter of Section 16; Township 23 North, Range 4 East. W.N.• In Cog County, Washington, described ors follows: Beginning at o point on the east line of said Section 16. distant south 01'4011' west. 663.42 feet Gam the east quarter caner thereof; Thence continuing south 01'4011'west,lO feet Thence' north 895259'vest 619.26 feet. more or less to the northeasterly margin of Unitary Road 03 established on Jay 3, 1962; Thence northwesterly Wong Bald margin to o point which beers north 893259'west from the point of beginning Thence south 895259'eaet to the point d beginning. PARCEL. C: That portion of the northeast quarter of the southeast quarter of Section t6. Township 23 North, Range 4 East. N.M.,. in King County, Washington. described as follows Beginning of the southeast comer of sold subdivision; Thence north 1'4011'eost thong the *retell), line thereof' 394.89 feet: Thence north 895259'west 225.08 feet to TRUE POINT OF BEGINNING; Thence north 8952597west 292.16 feet. 4 the easterly line of the Military Road. Thence' south 19'4120'ead along sold easterly line 138.60 feet Thence south 89'4155'east 168.63 feet to' the west line of the east 298.00 feet of said oubonvtston; Thence south 14.011'west to an intersection with the northerly Fine of South 140th, Street Thence southeasterly along said northerly line to a point from which TRUE POINT OF BEGINNING' bears north 1'4011'eost; Thence north 1'4011'east to TRUE POINT OF BEGINNING; EXCEPT portion thereof lying. southerly of a line beginning on easterly line of above described tract at a point 200.00 teat northerly of southeast toner thereof, Thence north', 89'4307' west to westerly fined above desoibed. tract PARCEL 0: That portion of the northeast quarter of the southeast quarter of Section 16, Township 23 North. Range 4 East W.Y., N King County, Washington. described as follows Beginning an the easterly line of the Unitary Rood et a point which is north I'4011`ead 356.93 feet and north 139'4155'west 503.14 feet from the southeast corner of said bdiivfsion; Thence along sold rood line south 19'4120'east 100 feet to the 7811E POINT OF BEGINNING, Thence South 19'4120* emit olang said road line B0 feet; Thence south' 894155' east 139 feet more or less to the west line of the east 299 feet of sold eubdMsfon; Thence north 04011'east 75 feet, more or less to point which south 89'4155-east from the TRUE POINT OF BEGINNING, Thence north 89'4155'west 165 feet mors or less, to the TRUE POINT OF BEGINNING PARCEL E That portion of the mrtheast. quarter of the southeast quarter of 'Section 16. Township 23. North, Range 4 East, W.M., N KN9 County, Washington. described as fellows:. Beginning on the easterly Me of Military Rood at a point which is north 1'4011-east. 356.93 feet and north 89'4155' west 503.14. feet from the southeast comer of sold su6diMsfan; Thence along paid rood line south 194120. east 180 feet to the TRUE POINT OF BEGINNING; thence canenuIng southeasterly along sold rood' line, 60 feet; Thence pouch• 894155'eost,118 feet, more or less to the west line of the east 299 feet of said eub4viston Thence north mre 1'4011'east 55 feet, o or less, to a' point' from which the TRUE POINT OF BEGINNING bears north 89'4155 -west, Thence north 894155'west 139 feet. more or less to the TRUE POINT OF BEGINNING: TOGETHER WITH that portion of vacated Unitary Road South pursuant to order dated' July 17. 1944, in Volume 42, at Page 381, of Commissioners Records PARCEL F: That portion of the northeast quarter of the southeast quarter of Section 16, Township 23 North. Range 4 East. W:M., 6, King County, Washington, desalbed' as follows: Beginning on easterly line of Unitary Road at,a point which is north 1'4011'east 356.93 feet . and north 8974155`west 503.14 feet from southeast comer of said 6064(4Slon; Thence southeasterly dung said eastedy road lying 240 feet to the TRUE POINT OF BEGINNING; Thence south 69'4155'eost 118 fee), mare or less, to the wont line of the east 299 feet of said eubdioslon: Thence south 1'4011'west along• maid wort line 99.98 feet. more or less, 4 northerly line of county roof; Thence northwesterly' along eatd northerly Tine to the TRUE POINT OF BEGINNING; TOGETHER MATH that portion of vacated Military Rood South pursuant to order doted July 17, 1944, in Volume 42; at Page 381, of Commissioners Record. PARCEL G: That portion of the northeast quarter of the southeast quarter of Section 16 Township 23' North. Range 4 East, W.M., in King Couotic Washington, desar3ed as follows Beginning at the intersection of the west line of the east 225 feet of said subdivision with the northerly Me of South 140th Street; Rance north 1•4011'east 200 feet;' Thence north 89'4307'west 73 feet to the west line of the east 298 fed of void subdivision; Thence • south 1'4011•west to the northerly line of South 14001 Street; Thence on maid' northerly Me southeasterly to point of beginning. LEGEND NOTES: SUBDIVISION UNES CENTER LINES PROPERTY UNES RIGHT-CF-WAY UNES EXISTING PARCEL LINES PROPOSED LOT UNES HORIZONTAL DATUM: ASSUMED VERTICAL DATUM: NAVD -88 CONTROLLNG BENCIMAR 0 TOP rF N.E. CORNER OF CONCRETE RETAINING WALL, SOUTH SIDE OF HOUSE 13661 MIUTARY ROAD AT N.W. CORNER CIF 5. 138111 ST. & MIUTARY' ROAD. ELEVATION - 371.99 FEET (113.382 Mortice) 517E AREA ALL PARCELS: 226.830 S0. FT. / 5.207 ACRES DEVELOPMENT AREA: 155.251 S0. FT / 3.561 ACRES ALL DISTANCES SHOWN ARE GROUND DISTANCES UNLESS OTHERWISE N01ED. 1. THIS SUBDIVISION 15. TO COMPLY WITH GEOTECHNICA1 ENGINEERING REPORT. BY (£0 CROUP- NORTHWEST. INC., DATED JULY 25, 2007, AND SUBSEQUENT GEOTECHNICAL REPORTS 2. THE FACT 1HAT THE UNIT LOT IS NOT A SEPARATE 816LDA810 LOT, AND THAT ADDITIONAL. DEVELOPMENT OF THE INDIVIDUAL UNIT LOTS MAY BE UNITED AS A RESULT OF THE APPLICATION OF DEVELOPMENT STANDARDS TO THE PARENT LOT, SHALL: BE NOTED ON THE PLAT, AS RECORDED NTH THE DIRECTOR OF 1140 (INC ' COUNTY DEPARTMENT OF RECXIROS AND ELECTIONS (VC 17.14,060E) PORTION OF: NE1 /4, SE1 /4, SECTION' 16. T. 23 CAD /CALC XXX DRAWN RLH PLAT CHK REVISIONS PER TECHNICAL COMMENTS #5. DATED 9/30/2010 REVISION 12/23/10 DATE RLH BY DRF APP'D M Engineering Services Corpse/ 11255 Kiridand Way, Sune 900 Kirkland, WA 98033 p. 425.827 .20141 f. 425.827.5043 Chi 1 Structural 1 Plarmifg 1 Survey mm RIVERTON COTTAGES DATE JUNE 2010 SCALE 1' - 60' SURVEY TEAM /11 FIELD 800K & ELEC. DWG FILE 7494 -PRELIM PLAT 2y// PREUMNARY SUBDIVISION SURVEY FOR REHABITAT NW SHEET, 1 OF f- 4 • • • LJ 148956'20'E 298.80' LOT 18 PASTOR'S HOUSE TO REMAIN TRACT C (ACCESS EASEMENT) 3 0'41 .O.S.1 CHURCH AND RECTORY BUILDING TO REMAIN POSSIBLE FUTURE BUILDING EXISTING BUILDING TO BE DEMOUSHEG EXISTING BUILDINGS TO BE DEM0JSHE0 TRACT F (PUBLIC SPACE) 3 TRACT B (ACCESS EASEMENT) TRACT A (ROAD) GRAPHIC SCALE 20 0 10 20 CAD /CALC XXX DRAWN' RLH PLAT CHK (DT FEET ) 1 Inch 20 feet SYM 40 TRACT G , (PUBLIC SPACE) N Th'3.0o7)?FFT REVISIONS- PER TEORNICAL COMMENTS i5, 0A11D 9/30/2010 REVISION 12/23/10 _ DA RLH BY ORE APP'D 44ititt) 11255 IOddand Way, Suite 300 fQildand, WA 98033 p. 425227201411. 425.827.5043 Ce/111 Structural I Planning 1 Survey An EngIneeriv Selims Come, my paceeingrs.com N89•45'08'W 188.17 RIVERTON COTTAGES OATE SCALE SURVEY' TEAM JUNE 2010 1' 20' /// FIELD BOOK & ELEC. DWG FILE 7494 -PRELIM PLAT • LEGEND h0'X10 ;P.O.S., NOTES: SUBDIVISION LINES PROPERTY LINES PROPOSED LOT LINES BUILDING SETBAO< LINES (BSEL) MINIMUM 10'810' PRIVATE OPEN SPACE HORIZONTAL DATUM: ASSUMED VERTICAL DATUM: NAVD -88 CONTROWNG BENCHMARK: TOP OF N.E. CORNER OF CONCRETE RETAINING WALL SOUTH SIDE OF HOUSE 13661 M6JTARY ROAD AT N.W. CORNER OF S. 138TH ST. & MILITARY ROAD. ELEVATION = 371.99 FEET 013.382 METERS) POR11ON OF: NE1 /4, SE1 /4, SECTION 16, T. 23 N., R. 4 /Z 24,4/ ant FOR 07494.00 PRELIMINARY SUBDIVISION SURVEY MAP REHABITAT NW SHEET 2 OF .3' • 20 GRAPHIC SCALE 0 10 20 40 (M Parr ) 1 inch = 20 feet 123' RIVERTON PARK UNITED METHODIST CHURCH TO RICHARD E. HAZEN, D.V.M., OUIT CWM DEED, REC. N0. 5404190607 N8959•20'E 298.80• RICHARD E HAZEN. D.V.M. TO 161EA70N PARK UNITED METHODIST CHURCH. QUIT CLAIM DEED, REC. N0. 5404190608 M1 H 28 •2•59 21 08' 161 TRACT E (PUBLIC SPACE) 3 LOT 22 110' LOT 19 38 65. BSBL TRACT D (ACCESS EASEMENT) I0 LOT 20 36'5 L_1 / 110 0'1(10 P.O.S. BSBL 4 P. 01S LOT 21 36' 3 TRACT E (PUBLIC SPACE) I"' h MI L 13- LOT 26 n 50 01 V)V LOT 27 [ t=. o . 'xi° ols) 9 I g 1nl 50' 1n LOT 28 1 5• FSBL LOT 16 LOT 32 PASTOR'S HOUSE TO REMAIN /TRACT A (ROAD) RICHARD E HAZEN, D.V.M. TO RIVERTON PARK- UNITED METHODIST CHURCH. OUR CLAIM DEED. REC. NO. 8404190606 EXISTING BUILDING TO BE DEMOUSHE0 i • r CAD /CALC XXX DRAWN RLH PLAT CHK N 0 y Si • SYM LOT 31 r REVISIONS PER TECHNICAL COMMENTS 16, DATED 02/11/2011 (Lot 27 BLDG• 05/13/11 REVISIONS PER TECHNICAL COMMENTS /5. DATED 9/30/2010 12/23/10 REVISION RLH RU/ DATE BY DRF DRF APP'D M EncI1eong Seneca Calpeny 1n 11255 Kiddand Way, Suitu 300 Kiddand, WA 98033 p. 425.827.20141 f. 425.827.5043 GW 1 Structural 1 Banning 'Survey paceengrsmm LOT 17 Al LOT 18 l6` 10 10'x e, P.01S , 41 0'x3'01 P,01S. LOT 29 J 0 -.r LOT 30 C TRACT C (ACCESS EASEMENT) 171' 179' 10' BSBL CHURCH AND RECTORY BUILDING TO REMAIN RIVERTON COTTAGES LOT 31 DATE POSSIBLE FUTURE BUILDING .LINE 2010 SCALE 1'e20' SURVEY TEAM /// FIELD BOOK & ELEC. D80 FILE 7494- PRELIM PLAT 8' 591'401'W 657,89 LEGEND no'xlof ,P. 0.S NOTES: SUBDIVISION UNES PROPERTY LINES PROPOSED LOT UNES BUILDING SETBACK UNES (B58L) MINIMUM 10•x10' PRIVATE OPEN SPACE HORIZONTAL DATUM: ASSUMED VERTICAL DATUM: NAVD -88 CONTROLLING BENCHMARK: TOP OF N.E. CORNEA OF CONCRETE RETNNING WALL. SOUTH SIDE OF HOUSE 13681 MIUTARY ROAD AT N.W. CORNER OF S. 138114 ST. 4 MILITARY ROAD. ELEVATION - 371.99 FEET (113;352 METERS) 1,1 To PORTION OF: NE1 /4, SE1/4, SECTION 16; T. 23 N., R. 4 E., W.M. PRELIM NARY SUBDMSION SURVEY MAP FOR REHABITAT NW /7. 2oi/ PROJECT NO 07494.00 SHEET 3 OF 3 CHURCH ROAD ELEVATION - EAST SIDE EAST COMMONS ELEVATION - WEST SIDE COTTAGES t AN 1::71{ 0 Rehabitat Northwest ] 0 [n] �'] • MILITARY ROAD STREETSCAPE EAST ALLEY STREETSCAPE - NORTH SIDE KJ . COTTAGES 6.28.2010 PROJECT 06385.80 Rehabitat Northwest ] [ ]' • FUTURE CHU " CH I IMPROVEMEN S 6.24.2010 PROJECT 06385.80 SOVTH'4o71-H ST RFET T T A G E S COLOR SCHEMES SUSSEX GREEN - SCHEME 1 CLINTON BROWN - SCHEME 2 COTTAGE RED - SCHEME 3 AMAZON GREEN - SCHEME 4 TEXAS LEATHER - SCHEME 5 PLAN AND ELEVATION KEY P # BUILDING PLAN E # BUILDING ELEVATION R habitat Northwest 1!1'TH'',U!N. • • Color and Materials Board Riverton Park Cottages May 18, 2010 Scheme 1 Body Benjamin Moore HC -109 Sussex Green Trim Benjamin Moore HC -174 Lancaster Whitewash Accent Benjamin Moore 2114 -20 Mississippi Mud Roof Charcoal Scheme 2 Body Benjamin Moore HC -67 Clinton Brown Trim Benjamin Moore 1 -03 Bone White Accent Benjamin Moore HC -133 Yorktowne Green Roof Weatherwood Scheme 3 Body Benjamin Moore E -22 Cottage Red Trim Benjamin Moore 1 -01 White Accent Benjamin Moore HC -166 Kendall Charcoal Roof Charcoal Scheme 4 Body Benjamin Moore 2136 -30 Amazon Green Trim Benjamin Moore HC -83 Grant Beige Accent Benjamin Moore E -46 Black Forest Green Roof Landmark Platinum Scheme 5 Body Benjamin Moore AC -3 Texas Leather Trim Benjamin Moore 1 -74 China White Accent Benjamin Moore HC -156 Van deusen Blue Roof Mountain Timber u 9 • • Exterior Lighting Design Cottages at Riverton Exterior lighting for the Cottages at Riverton has been selected to enhance the aesthetics, safety, and security of this neighborhood. In general, full cut -off lighting is used to reduce glare and to avoid light trespass onto adjacent properties and into residences. Full cut -off lighting does not emit light above the horizontal plane, instead, it directs light downward. An exception to this application is the lighting at residential porches. In this case, a low-energy luminous fixture is provided to assist in wayfinding (i.e., enter here) and provide a welcoming glow. Light Sources: Lighting will utilize metal halide for post- mounted fixtures and compact fluorescent for building - mounted fixtures to provide high - quality white light. Using metal halide instead of high - pressure sodium (HPS) will provide better color rendering, which can enhance the feeling of security. Streets: Streets will be illuminated to levels as noted in the Illuminating Engineering Society of North America (IESNA) Recommended Practice for Roadway Lighting. Streets internal to the project will be lit to a minimum average maintained illuminance of 0.4 footcandles, with a maximum /minimum ratio not to exceed 6:1. The fixture will a full cutoff luminaire, with a height of approximately 15 feet. The selected fixture is the Eurotique Munich Series. Street Lighting Luminaire Walkways: Walkways will be illuminated to levels as noted in the IESNA Recommended Practice for Exterior Environments. Walkways separate from adjacent streets will be lit to a minimum average maintained illuminance of 0.5 footcandles, with a maximum /minimum ratio not to exceed 10:1. The fixture will be a full cutoff luminaire, with a height of approximately 12 feet to reinforce a more pedestrian scale. The selected fixture is the Eurotique Munich Series, with post -top mounting to provide design continuity throughout the project while differentiating pedestrian -only spaces from streets. Residential Entry: Lighting at residential entries will provide a soft, glowing light. The selected fixture is the Visa Midland ceiling mount with compact fluorescent larnping. Pedestrian Post -top Luminaire Residential Entry Luminaire am. • • Garage Entry: Wall mounted lighting at garage entries is intended to illuminate garage doors and the building edge without creating glare. As such, the selected fixture provides downward light only, with an opaque, not glowing, fixture body. The selected fixture is the Shaper 684 with compact fluorescent tamping. Garage Entry Luminaire • • DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF RECORD OF RIVERTON COTTAGES (DRAFT) ARTICLE I Authority and Purpose WHEREAS, the Covenants, Conditions and Restrictions (CC &R's) have been uniformly adopted throughout the Riverton Cottages on the XXth of Month, 2011, and WHEREAS, since 1994 the State of Washington revised its laws regulating and controlling homeowner organizations, and WHEREAS the Riverton Cottages is indeed subject to these revisions and additions, as a duly incorporated homeowners association in the state of Washington and WHEREAS the following set of CC &R's were approved in their entirety by a 2/3 majority of a quorum of the membership at the annual meeting held in Month. 2011. Now, therefore, the following Covenants, Conditions, Reservations, Easements and Restrictions are hereby established and approved with respect to all Tots, units, and real property interests. These Covenants amend and supersede in their entirety those Covenants, Conditions, Restrictions, Easements and Reservations previously adopted as affecting the properties which are subject hereto. These Covenants, Conditions, Restrictions, Easements and Reservations shall run with the land and shall be binding upon the owners of each lot, unit or other real property interest, their heirs, successors and assigns. ARTICLE II Definitions Section 1. "Association" shall mean Riverton Cottage Owners Association, a Washington corporation, organized pursuant to the Washington Non - Profit Corporation Act (RCW 24.03) and better known and referred to throughout these documents as "Association." Section 2. "Assessments" shall be charges levied and collected by Association to cover costs incurred while protecting and maintaining the health, tranquility, and welfare of the community. Such costs include but are not limited to installation or acquisition of capital improvements; professional services 3- • • necessary to maintain the overall welfare of the community; construction and maintenance or acquisition of common areas and facilities and provision of and operation and maintenance thereof. Section 3. "Dues" shall be charges collected by the Association to aid in the administration of the Association, and the operation and maintenance of its properties, services, common areas, and those amenities which are open to the membership, to be used as a benefit of such membership. Section 4. "Fees" shall be charges collected by the Association for use of any recreational or other Association -owned or Association - operated facility or amenity. Section 5. "Common areas" shall mean all property, facilities and amenities owned or operated by the Association for the use, benefit and enjoyment of owners. The common areas shall include those as shown on any final recorded plat accepted and incorporated into the Riverton Cottages and shall include, but not limited to parks, playgrounds, open areas, and other areas which are open to use by any member of Association, his or her family, or guests. Common areas are to be designed and maintained by the Association. Section 6. "Lot" shall mean any plot of land shown upon any recorded and approved Riverton Cottage subdivision map of properties with the exception of common areas. Section 7. "Owner" shall mean and refer to every person or entity who is record owner of a fee or undivided fee interest or purchaser under conditional sales contract of any lot, cottage, or Planned Unit Development (P.U.D.) unit, which is a part of the recorded and approved subdivision maps of the Riverton Cottages. The foregoing is not intended to include those having such interest merely as security for performance of an obligation. Section 8. "Approved subdivision map" shall mean those plats, cottages or P.U.D. subdivisions, and more particularly described in Exhibit A attached hereto, and incorporated herein by this reference, together with any future plat, cottage, P.U.D., or other property which is filed with the King County Auditor as final, and approved and accepted as part of the Riverton Cottages. Section 9. "Property" or "properties" shall refer to the owner's lot or lots as contained within the Riverton Cottages final plat. Section 10. "Public Services" shall refer to those services normally rendered for peace, health, safety, welfare and protection of persons residing within the Riverton Cottages, including, but not necessarily limited to police, fire protection, emergency services, roads, street lighting, cleanup, and sanitation. Section 11. "Unit" is a cottage unit, recognized by Washington law and part of a recorded subdivision map approved for incorporation into the Riverton Cottages. Section 12. "Utilities" refers to sewage disposal, garbage disposal, storm drainage, telephone, gas, electricity, TV cable, and other similar services; and the furnishing of potable water for domestic and related use to lots and units within platted subdivisions. • • Section 13. "Riverton Cottages" shall mean all plats, subdivisions, and Tots approved and accepted as part of Riverton Cottages and subject to and benefited by the terms of these Covenants and the dedications contained within the various plats. Section 14. "Water and Sewer District" is a municipal corporation formed to provide water and sewage service to Riverton Cottages. Section 15. "Board of Directors" shall refer to the body of persons elected by the membership and whose duties and responsibilities are to carry out, on a day -to -day basis, the requirements of the Covenants, Bylaws, and Rules and Regulations. Section 16. "Fixtures" shall mean certain non - structural outdoor additions, normally under the jurisdiction of RIVERTON COTTAGES, to the home or lot, such as lighting, fences, and signs. ARTICLE III Members Rights and Obligations Section 1. Owners' Easements of Enjoyment. Every owner shall have the right and easement of enjoyment and use of all common areas and such right shall pass with the title to every lot or unit, subject to the following provisions: (A) Right of Participation. The right to share or participate in any of the property, assets, privileges, or facilities of the Association shall be extended to all members and to the spouse and children of any member and may be extended to guests under such rules and regulations as RIVERTON COTTAGE may prescribe. (B) Fees. RIVERTON COTTAGES shall have the right to charge reasonable fees, dues and assessments in conjunction with its operations for use, maintenance, and operation of its facilities and the common areas and as otherwise necessary to carry out its functions. (C) Penalties. Fees, dues or assessments unpaid by any member can result in suspension of a member's voting rights as well as right to use of the common areas and RIVERTON COTTAGES -owned facilities. (D) Liens. Delinquent dues, fees or assessments may become a lien against the owner's lot or unit as described in Article VIII. Section 2. Conformance to Plat. All structures erected on any lot or area within any platted subdivision shall conform to the final plat as recorded in the Office of Auditor of King County, State of Washington, insofar as type of structure and intended use be concerned. Areas within said plat have been laid out for specific use. Non - conforming use shall not be permitted within any such area without prior approval of RIVERTON COTTAGES or its designated committee. Section 3. Easements. Easements and rights -of -way continue to be expressly reserved for creation, construction, and maintenance of utilities, such as gas, water, telephone, electricity, sewers, storm • • drains, TV cable, public, quasi - public or private, as well as for any public, quasi - public or private utility or function deemed necessary or expedient for public health, safety and welfare. Such easements or rights - of -way shall be confined to five (5) feet along rear and side of every lot and fifteen (15) feet along the street upon which the lot fronts. Section 4. Animals. No husbandry of either animals or fowl shall be conducted or maintained in the Riverton Cottages. House pets shall be allowed, provided they do not become a nuisance to others. No breeding of animals shall be allowed. Section 5. Signs. No signs of any kind shall be exhibited in any way on or about any residential lot or unit, any common area, or near the entrances to the Riverton Cottages except one professionally made sign, no larger than 18" by 24 ", that is (A) advertising said property for sale or rent, or (B) a contractor sign during process of construction or landscaping. Upon completion of work, contractor shall remove said sign. Exceptions to the above limitations may be authorized by the Board for signs of general interest. Such signs may be, but not limited to, signs with regard to meetings, and directional signs. Section 6. Vehicle Parking. Parking of all vehicles on Riverton Cottage parking areas is subject to the control of the Board of Directors. The Board shall publish rules and regulations, under provisions of Article III, Section 6, governing parking and storage of all vehicles on Riverton Cottages designated areas in order to preserve the health and safety of homeowners as well as maintain order and quiet enjoyment of properties within the Riverton Cottages. Overnight home parking in the driveway is also limited to uncovered automobiles only. Boats, trailers, campers, vans equipped for overnight use, motorcycles, RVs, and motor homes shall be stored in the garage, or outside the development. Parking is not allowed on the adjacent Riverton Methodist church property. Parking is also not allowed on common streets and is only permitted in designated parking areas. Vehicles considered RV's may, however, be parked in driveways for up to 72 continuous hours as long as such parking is exclusively for purposes of loading, unloading, or servicing. Section 7. Architectural and Location Requirements. All improvements and structures shall comply with the architectural and location requirements as set forth in Article IV. Section 8. Authority of Riverton Cottage Owners Association. RIVERTON COTTAGES shall have the authority to adopt such rules and regulations as are necessary to enforce these Covenants and for the promotion of health, safety and welfare of the owners, residents and guests of Riverton Cottages. For violations of the above, RIVERTON COTTAGES shall have the authority to impose such sanctions as it may deem appropriate and to pursue such legal action as may be considered necessary. Sanctions shall include but not be limited to suspension of voting and /or membership rights, including use of Riverton Cottages common areas and facilities. ARTICLE. IV Architectural and Location Requirements • • Section 1. General Requirements. Prior to the clearing of any lot, approval of the Architectural Committee must be obtained for the removal of trees. Prior to commencement of any construction, clearing or site work, plans and specifications for all structures and improvements within the Riverton Cottages must be first submitted to RIVERTON COTTAGES or its duly appointed Architectural Committee for written approval as to the nature and quality of the proposed workmanship and materials, harmony of external design, size, orientation and location with respect to natural surroundings and existing structures; location with respect to topography and finish grade elevation; height; impact upon view from neighboring properties; and conformity with the general plan for development of Riverton Cottages with due regard to preservation of trees. Proposed tree - removal is to be included with all submissions. In reviewing such plans and specifications, RIVERTON COTTAGES and the Architectural Committee shall recognize that there can be an infinite number of architectural concepts and ideas for development. RIVERTON COTTAGES shall encourage the formulation of such concepts and ideas. Nevertheless, for the protection of all owners, RIVERTON COTTAGES and the Architectural Committee shall make certain any improvement or structure will be consistent with the existing architecture and harmony of the Riverton Cottages. All construction must conform with County building codes. Section 2. Committee Make -Up and Authority. An Architectural Committee shall be appointed by the Board of Directors. There shall be no less than three (3) members. The Architectural Committee will serve at the pleasure and direction of the Board. Except as otherwise provided herein, a majority, but not less than three (3) members, shall have the authority to act on behalf of the committee without the necessity of a meeting and without consulting the remaining members of the committee. Section 3. Architectural Requirements and Guidelines. The Board of Directors shall approve and publish architectural requirements and guidelines, applicable to construction, clearing and site work within the Riverton Cottages. Said publication shall include specifications, as set forth herein. Also included will be such additional requirements as may be necessary to create a consistence and harmony in the community as to exterior design, size, orientation and location with respect to natural surroundings and existing structures; location as to topography and finish grade elevation; height; impact upon view from neighboring properties; and preservation of trees. Section 4. Application and Building Plans. Plans and specifications must accompany an application for construction of all structures and improvements (including the addition of fixtures to a member's house, outbuilding or property) and must be submitted to the Architectural Committee prior to construction for the committee's written approval. There will be no verbal approvals or agreements. Requirements for application and necessary accompanying documents shall be determined by the Architectural Committee. The applicant will be informed in writing of the decision of the committee. The Architectural Committee shall have thirty (30) days from the date of receipt of the completed plans, specifications and application, to approve or reject the same. In the event no such action be taken by the committee within said thirty- (30) day period, then such plans and specifications shall be deemed to have been approved by the committee. A like requirement shall apply in the case of the filing of revised • • plans and specifications, or plans which provide for the modification, rebuilding, or revision of existing fixtures or structures. No deviations from the approved plans and specifications will be accepted without prior written approval of the committee, Section S. Final Approval of Completed Construction. Upon completion of any approved construction or improvement, the property owner shall promptly notify the Architectural Committee in writing. The committee shall have a period of thirty (30) days from the date of notice of completion in which to examine and inspect the improvement for the purpose of determining whether it complied with the plans and specifications as approved by the Architectural Committee. Should the committee determine that the improvement does not comply with the plans and specifications, it shall notify the property owner within such thirty- (30) day period. The property owner shall, within such time as the committee shall specify (but not less than: thirty (30) days from the date of notice), either remove such improvement or alter the same so that it shall comply with the plans and specifications as approved by the committee. In the event that the committee fails to act within said thirty- (30) day period, the improvement shall conclusively be deemed to conform to such plans and specifications and to have been accepted by the committee. Section 6. Prosecution of Work. The construction of all structures shall be prosecuted diligently and continuously from start of construction until exterior of structure is completed. Exterior construction will be completed no later than six (6) months from time approved by the Architectural Committee. Should construction be interrupted for a period of thirty (30) days or more, the committee may require the site to be cleared of all debris, unsightly material and equipment. All unused building materials shall be stored within or on any partially completed structure or removed from site. Should construction not be resumed within six (6) months, the committee may require that all construction above the first floor deck level, not under roof and enclosed be dismantled and removed from the site. Exterior of foundation shall be back - filled and the building site graded smooth. Noncompliance may result in the work being done by others with the property owner being assessed for the cost of such work. Any assessment shall be the personal obligation of the owner and shall be a lien against the property under Article VIII. Section 7. Construction Standards. The following standards shall be used by RIVERTON COTTAGES and the Architectural Committee in approving building plans and specifications. (A) Garages and Carports. All garages must be attached to the dwelling and limited to a total opening width not to exceed sixteen (16) feet. No new carports will be approved. Garages are designed for the storage of vehicles and are not to be used primarily as storage units. (B) Outdoor Decks and Patios. Decks and patios are encouraged. Decks shall be required to comply with building codes. (C) View and Harmony. • • (1) Harmony. The orientation and location on Tots within the division shall be reviewed by the Architectural Committee to see that proposed structures are compatible with the natural surroundings and with other residences in the immediate area. (2) View. Property owners shall restrict the height of structures and improvements so that the view of adjacent property owners is preserved to the greatest extent reasonably practical. (D) Lot Size and Setbacks, Residential. No more than one single - family dwelling shall be constructed per lot. Setbacks from front property line, the rear property line, and side lot lines, and location of structure upon corner lots shall be in accordance with regulations and code requirements appertaining thereto as from time to time promulgated by King County, State of Washington. No primary structural framing shall extend into the setback. Eaves, decks, porches, or other architectural elements may project no more than 2 feet into the setback. No outbuildings shall be allowed within the setback areas. Patios at grade level are exempt from these setback restrictions. (E) Maximum Dwelling Size. The owner is restricted from increasing the unit footprint upon initial construction is complete. (F) Modification Requirements. Any modification to the exterior of any dwelling or other structure must be approved by the Architectural Committee prior to start of work. (G) Fences. No fence, hedge or bushes shall be erected or maintained which would unreasonably restrict or block the view from neighboring lot or Tots or shall materially impair the harmony of the landscape of the neighborhood. No fence may exceed three (3) feet in height. Chain link fences are not allowed. All fences are required to be semi - transparent. All fence designs and materials are subject to the approval of the Architectural Committee. (H) Heat Pumps. Location of heat pumps relative to the building requires prior approval by the Architectural Committee. The committee shall consider aesthetics as well as minimum noise to adjoining properties in its consideration and approval. (I) Care and Appearance of Premises. The necessity of maintaining the exterior of the residence and keeping grounds of the premises in a neat, clean and attractive manner is important to the community of Riverton. Property owners are required to keep the grass cut, shrubbery pruned, weeds controlled or eliminated, and debris removed. Vacant Tots and open spaces shall be kept free of any material that could create a fire hazard. Objectionable materials are not to be stored on property, including but not limited to: building materials, junk items, or any unattractive materials or items that detract from the natural appearance of the grounds (excluding neatly - stacked firewood). Property owners shall maintain the exterior of structures and improvements on their premises in a good state of repair and condition. RIVERTON COTTAGES has final authority to request the property owner to correct or remove the objectionable condition. Items on the grounds held out for sale in a garage or yard sale are objectionable items under this provision unless the garage or yard sale is one of a potential two that may be held by the home owner, • • • with the first held within the first 180 days of ownership and the second after the house has been listed by the owner for sale. RIVERTON COTTAGES shall have hand delivered, or sent by first -class mail, to the owner of the offending property a request to correct the problem. Such request shall contain (1) a description of the offense, (2) the time within which the owner must respond with either sufficient assurances that the problem will be immediately corrected or correct the problem, and (3) the estimated amount to be assessed to the homeowner if RIVERTON COTTAGES must correct the condition. If problems are not corrected, or no adequate assurance is given within 10 days after the request is sent, RIVERTON COTTAGES may have the necessary work done and assess the property owner for the costs. Such assessment shall be the personal obligation of the owner and shall be a lien against the property under Article VIII. (J) Landscaping Requirements. The owner of a newly completed dwelling shall be required to complete landscaping no later than three (3) months following the beginning of the growing season after the date of certificate of occupancy. (K) Additional Standards. RIVERTON COTTAGES may establish such additional standards as are necessary to assure uniformity, order, and quiet enjoyment of properties within the Riverton Cottages. ARTICLE V Riverton Cottage Owners Association Section 1. Members. Every owner shall be deemed for all purposes to be a member of RIVERTON COTTAGES. Each member shall advise the RIVERTON COTTAGES office in writing in advance of sale of their property, including the name of the buyer and the date of sale. Membership shall be inseparably appurtenant to the lot or lots, unit or units owned or being purchased by the member and upon the transfer of ownership or making of a contract for sale of such lot or unit, the membership appurtenant thereto shall be deemed to be transferred to the contract purchaser or grantee. Membership may not be conveyed or transferred in any other way. In the event of death of a member, membership passes in the same manner and to the same persons as does the property itself. To the extent not inconsistent herewith, membership shall be transferred in the manner provided in the Articles of Incorporation and the Bylaws of the Association. Lot or unit owners or purchasers shall have one membership regardless of the number of Tots or units owned or being purchased, and the interest of each member shall be equal to that of any other member, and no member may acquire any interest which will entitle him to any greater voice, vote or authority in the Association than any other member. The purchaser under a contract of purchase shall be deemed to be an owner for membership purposes. If any lot or unit is held by two or more persons, the several owners of interest shall be entitled, collectively, to cast one vote. The vote for any membership owned by a single marital community shall be cast by either spouse without presentation of authority from the other, but if both are present, only one may vote. No member may withdraw except upon transfer of title or contracting for the sale of the lot or unit to which his membership is appurtenant. No compensation shall be paid by RIVERTON COTTAGES upon • • transfer of membership and no member whose membership is transferred shall be entitled to share or participate in any of the property or assets of the Association. Section 1.5. Renters. Each owner shall advise the office in writing and in advance of occupancy the name, address, and phone number of the lessee. Rentals will be limited to occupancy by one single family per dwelling and for a period of not Tess than 60 days without approval of the Board of Directors. Owner shall deliver a copy of Riverton Cottages Rules and Regulations to lessee and shall be responsible for the lessee's full compliance for the duration of occupancy. At no time shall the number of units available for rent exceed 10% of the total unit count within the Riverton Cottage development. Section 2. Organization and Meetings. To the extent consistent with these Covenants, provisions regarding organization, authority, meetings, directors, officers, and voting of RIVERTON COTTAGES shall be set forth in the Association's Articles of Incorporation and Bylaws. The authority to elect the Board of Directors is reserved to the membership. Section 3. Powers of the Board of Directors. The Board of Directors shall have the power to: a. Adopt and publish rules and regulations governing the use of the common area and facilities and the personal conduct of the members and the guests thereon, and to establish penalties for any infraction thereof. b. Suspend the voting rights and rights to use of the common areas and facilities or other rights of membership by any member during any period in which such member shall be in default in the payment of any dues or any financial obligation levied by RIVERTON COTTAGES. c. Exercise for and on behalf of RIVERTON COTTAGES all powers, duties and authority vested in or delegated to the Board and not specifically reserved for the membership. d. Take such action as deemed necessary in order to promote the health, safety and welfare of the general membership. e. Levy and collect such dues, fees and assessments as necessary to properly maintain, improve and manage the property, assets and facilities of RIVERTON COTTAGES and to otherwise carry out its functions, provided any increase in annual dues or proposed new assessment shall be approved by a majority of the membership voting in person or by proxy at a meeting called for such purpose. f. Employ a manager, managing agent, independent contractor, or such other employees and agents as they deem necessary and to fix and prescribe their duties, compensation, and other terms and conditions of employment. g. Establish conditions for indemnity and insurance of officers and directors. h. Do all things necessary for the administration of the affairs of RIVERTON COTTAGES and for the accomplishment of the best interests of RIVERTON COTTAGES, its facilities, utilities and properties. Section 4. Duties of the Board of Directors. It shall be the duty of the Board of Directors to: • • a. Cause to be kept a complete record of all of its acts and corporate affairs and to present a summarized statement thereof to the members at the annual meeting of the members, or at any special meeting when such statement is requested in writing by one - fourth (1/4) of the members who are entitled to vote. b. Supervise all officers, agents and employees of the Association and see to it that their duties are properly performed. c. To provide for and supervise the care, upkeep and surveillance of the common areas, property and facilities. d. Procure and maintain adequate liability and hazard insurance on property owned by the Association. Section 5. Dues. Each member shall be required to pay annual dues to RIVERTON COTTAGES at the time, frequency and manner and in the amount fixed by the Board of Directors. Failure to pay dues will result in sanctions as set forth in Article VIII. ARTICLE VI Assessments Section 1. Type of Assessments. Assessments may fall into one or more of the following classes: (A) Capital Assessments. Assessments, the proceeds of which are accumulated in trust over a specified period of time, to be used in the construction of certain capital improvements. (B) Loan Assessments. Assessments used for the purpose of amortizing monies borrowed for constructing, installing, or acquiring certain improvements or for furnishing of other services to the members. (C) Service Assessments. (1) Assessments imposed upon an individual member of RIVERTON COTTAGES by reason of certain special services rendered such member, and (2) A deposit required of any individual member now renting, or before renting his or her property, against which RIVERTON COTTAGES may draw to cover the costs of services rendered to such member or fines accrued by the member or the member's tenant. (D) Emergency Assessments. Emergency assessments required by reason of common disaster or special necessity, or any circumstance that may threaten the health, safety or welfare of any part of the community. Section 2. Purpose of Assessments. The purpose of assessments shall be: a. To promote the recreation, health, safety and welfare of the members of RIVERTON COTTAGES. b. For construction, improvement and maintenance of the common areas and facilities. • • c. For acquisition of additional common areas or facilities. d. For the purpose of providing public services to the properties of RIVERTON COTTAGES and its members. Section 3. Collection of Assessments. Unless otherwise provided herein, assessments may be collected on a monthly, quarterly, semi - annual or annual basis at the direction of the Board of Directors of RIVERTON COTTAGES. ARTICLE VII Reserves Section 1. Reserves for Depreciation and Obsolescence. Wherever it is herein provided that RIVERTON COTTAGES may levy and collect funds for any of the several enumerated purposes, such funds may include therein a reasonable amount, as determined by the Board of Directors, to be set aside as a reserve for depreciation and obsolescence and for repair and replacement, together with needed capital improvements, of any of the services, facilities, or utilities which RIVERTON COTTAGES may provide, furnish or cause to be furnished. To this end, separate accounts shall be established in which funds shall be accumulated for the aforementioned purposes. Such accumulations shall be invested by the treasurer at the direction of the Board of Directors. There shall be no co- mingling of reserves with other RIVERTON COTTAGES funds or investments. Section 2. Initiation of Reserve. Commencement date for the payment of reserves, the amount and method and frequency of payment, shall be as determined by the Board of Directors of RIVERTON COTTAG ES. ARTICLE VIII Financial Obligations of Membership, Collection, Enforcement and Liens Section 1. Creation of the Lien and Personal Financial Obligations. Each owner of any lot by acceptance of a deed or the entry into a contract of purchase therefor, whether or not it shall be expressed in such deed or contract, is deemed to covenant and agree to pay to RIVERTON COTTAGES any and all financial obligations, including dues, fees and assessments, levied against the owner or the owner's property. Such financial obligations shall be established and collected as in the Articles of Incorporation, Bylaws and this Declaration more particularly provided. From and after the fixing of any financial obligations, hereinbefore enumerated, such financial obligations shall automatically become a lien and charge upon the property and shall be a continuing lien upon the property until paid. Each such charge, together with interest, costs, and a reasonable attorney's fee, shall also be the personal obligation of the person who was the owner in fee or contract purchaser of such property at the time of the imposition of the financial obligation. In the event property be transferred subject to delinquent financial obligations, both the prior owner and the successor in title shall be jointly and severally liable for the payment of any such liens. Upon request at the time of transfer, RIVERTON COTTAGES shall provide notice of any lien rights attached to the property. Failure to provide such notice, within thirty (30) days of request, shall result in termination of any previously existing lien rights. Section 2. Enforcement of Lien and Collection of Financial Obligations. In the event any financial obligations shall remain unpaid for a period of sixty (60) days from its due date, the same shall bear interest at the highest legal rate from date of delinquency until paid, and may be collected in any manner deemed necessary, at the option of RIVERTON COTTAGES. Section 3. Collection Action. Collection may include action affecting the owner's rights and privileges as a member of RIVERTON COTTAGES, termination of right to use of common areas and facilities, termination of public services, termination of voting rights; or legal action to collect such personal obligation and /or to foreclose such lien against the property. All remedies shall be cumulative. Section 4. Interest, Costs and Fees. In any suit or action brought to obtain personal judgment or to foreclose the lien herein claimed, or for collection in any other manner whatsoever, in addition to the amount of the financial obligations, RIVERTON COTTAGES shall be entitled to interest at the highest legal rate on the delinquency, cost of suit, and a reasonable attorney's fee. ARTICLE IX Riverton Cottages The land incorporated within the following described territory situated in King County, Washington, to- wit: That portion of the Northeast Quarter of the Southeast Quarter of Section 16, Township 23 North, Range 4 East, W.M., in King County, Washington, containing approximately 3.6 acres. ARTICLE X Riverton Cottages Boundary Expansion Section 1. The incorporation or annexation of additional land in Riverton Cottages shall require the approval of not less than 2/3 of the owners voting in person or by proxy at any duly called meeting where a quorum is present. Any land voted for incorporation shall be platted and approved by King County as a legal subdivision, P.U.D., cottage, or other approved form for the transfer and ownership of land. ARTICLE XI Common Use Areas, Services and Facilities Section 1. Common Areas. Certain areas may be set aside as public areas where members of RIVERTON COTTAGES and their invitees may from time to time congregate or make use of such areas. RIVERTON COTTAGES has the authority to collect from members reasonable fees to be established from time to time for use of any common area or facility generally used by a limited number of RIVERTON COTTAGES members. Where the type of facility is such as to be of interest to and for use of the general membership, RIVERTON COTTAGES may for this purpose levy and collect dues annually for its operation • • and maintenance of such facility. The amount of such dues may be adjusted by RIVERTON COTTAGES as the need arises. ARTICLE XII Covenants and Restrictions to Run With Land Section 1. All of the covenants, restrictions, reservations and servitudes set forth herein shall run with the property. The grantee by accepting a deed or contract to purchase the property accepts the same subject to these covenants, restrictions, reservations, and servitudes and further agrees for himself, his heirs, successors and assigns to be bound by each such covenants, restrictions, reservations, easements and servitudes, jointly and severally. Section 2. Jointly and Individually Enforceable. Each and every one of the covenants, restrictions, reservations and servitudes contained herein shall be considered to be independent and separate agreements. In the event any one or more of such agreements shall for any reason be held to be invalid or unenforceable, all remaining shall nevertheless remain in full force and effect. ARTICLE XIII Rights, Remedies and Enforcement Under This Declaration The Association or any owner shall have the right to enforce, by any means available, all covenants, restrictions, reservations, easements and servitudes of this Declaration, now and hereafter adopted. Failure by the Association or by 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. ARTICLE XIV Attorney's Fees In any action brought by RIVERTON COTTAGES against any owner to enforce any term, condition or covenant herein contained, or for a declaration of rights with respect thereto, the prevailing party shall be entitled to recover in addition to costs, a reasonable sum fixed by the court as and for attorney's fees. ARTICLE XV Duration of Declaration Unless otherwise amended under Article XVI, this Declaration as set forth shall continue in full force and effect from the date of its filing until the day of after which time it shall be automatically extended for successive periods of' ten (10) years. ARTICLE XVI Amendment • • This Declaration may be amended at any annual or special meeting so called for that purpose by the approving vote of not Tess than sixty -six and two thirds percent (66 -2/3 %) of the owners voting in person or by proxy at said meeting. IN WITNESS WHEREOF, the undersigned officers of RIVERTON COTTAGES hereby attest to adoption of these Amended Covenants as set forth in Article I above and hereunto set their hands on this day of President Secretary STATE OF WASHINGTON ) ss. COUNTY OF KING ) On this day personally appeared before me STEVE DETWILLER, to me known to be the President and Secretary, respectively, of RIVERTON COTTAGE OWNERS ASSOCIATION, a Washington, Non - Profit Corporation, and to me known to be the individuals described in and who executed the within and foregoing instrument and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein mentioned. Given under my hand and official seal this day of , 2010. Notary Public for the State of Washington Residing at: RECEIVED HOV 1.3 2008 COMMUNITY DEVELOPMENT October 10, 2008 • City of Tukwila Director, Department of Community Development 6300 Southcenter Blvd, Ste 100 Tukwila WA 98188 Dear Jack Pace, I am requesting a document from the city of Tukwila that assures Richard E. Hazen, DVM and/or the future owner(s) of the veterinary facility at 13802 Military Rd S located in Tukwila, be allowed to practice veterinary medicine without restrictions as long as the practice complies with state, county and city rules and regulations. I am requesting this because this facility has been a veterinary hospital since approximateluy1950. Dr. Hazen has owned and operated the facility since 1981. We have been good citizens and we feel an asset to the community. The future use of adjacent property may jeopardize current ways the business is conducted. Specifically, I am worried the thirty "cottages" that will be constructed very close to our facility will have owners who will complain about noise, i.e. barking dogs. We have dogs in the runs or playfield twelve hours a day and most dogs bark. I do not want to become a nuisance to the neighborhood because of this or other unforeseen veterinary practices. Please give me in writing some assurance the practice of veterinary medicine as conducted at this facility will not be compromised by future neighbors. Is it legally possible to require each purchaser of a "cottage" be notified of the veterinary facility prior to purchasing? Could this be a part of the covenants, conditions and restrictions that all purchasers will sign before purchasing? I am requesting your help because I want to prevent problems before they develop. Sincerely, Richard E.Hazen, DVM and 14ary Koontz, Manager 13802 Military Road South Tukwila, Washington 98168 Voice: 206- 242 -2690 14 r City of Tukwila 6300 Southcenter Blvd. 1.);, Tukwila, Wa 98188 -2544 Attn: Stacy MacGregor, Planning Department RE: Cottages at Riverton by Steve Detwiller of ReHabitat Northwest 13831 Military Rd. So. SeaTac, Wa 98168 29 October 2008 At the 2007 initial meeting of introduction to this project, Mr. Detwiller (Rehabitat NW, Inc.) presented a color graphic from The Cottage Company, depicting Danielson Grove in Kirkland Washington, along with a black and white graphic from Mithun with various photos of the same style craftsman type peak- roofed cottages at Danielson Grove. In addition, Mr. Detwiller's handouts included his "Application for Housing Options Program ", which under the "Housing Description" heading, he described , "The cottages will be constructed as 1 '/4 story Craftsman style cottages, no larger then 1,000 square ft." At the recent meeting, October 22, 2008, the graphics and drawings of houses were of a completely different style of small houses, no longer descriptive of craftsman cottages, but more like "2- story", top heavy block houses, similar to a mushroom form of "modern" construction, we find unacceptable. We were encouraged by the craftman style cottages, in keeping with the established, older neighborhood around the area of this site, however, these new modern concept cottages, (referred to as rabbit - hutches at the meeting) will present an odd -ball visual assault of scattered houses, inconsistent with the warm, graceful concept of the cottage community originally presented. The issue of a formal home owners association continues to be a concern that must be addressed and defined in the CC & R for this project. As discussed in the recent meeting, the conditions of buying for rental purposes must also be carefully defined to potential owners, by clarifying the percentage of homes allowed for rental (less than 10 % was discussed) and the extra association fees accessed for homes that become rented units. While the impact of an additional 30 homes in such a confined area is initially unknown, it is apparent after this second meeting with the City of Tukwila and the builder, that concerns such as traffic and safety are being addressed and coordinated with the City of SeaTac. Once again we wonder how a compact community of this sort is held accountable for their roads, grooming and general deportment of a neighborhood. Sincerely, t“tmeci, Abner L. omas and Donna M. Thomas • • October 30, 2008 To: Stacey MacGregor, Assistant Planner, Tukwila From: Mary Koontz Re: Cottages project located at South 140th St and Military Road South 1. The Tukwila Pet Hospital has been in the community over 60 years. It is located adjacent to the proposed cottages project. The hospital complies with zoning requirements and Tukwila ordinances and is a legally operated business. My concern is that future nearby citizens will find some aspects of the veterinary business objectionable and may want to limit business practices of the veterinary hospital. I want written assurance from the city that future citizens cannot affect the business practices of the hospital as long as the hospital is in compliance with Tukwila rules and regulations. 2. How is this "low impact" to the community? There is no access to the collectot arterial from the cottages. Also there will be increased traffic, parking, school children, pedestrians, etc. which will very much have an impact on the community. 3. Traffic Impacts a. South 140`h Street already has traffic problems especially at the intersection with Military Rd. S. Changes such as a four way stop may need to be at this intersection. This is imperative if 100 more automobiles will be entering & exiting the area each work day. Many children walk to Cascade Elementary in this area. Special concern needs to be taken for the safety of the children. b. Also 33rd Ave S has a lot of traffic especially in the morning & afternoon. Many children walk to Cascade Elementary on this road. Curb, gutter & sidewalks should be placed for the safety of the children from S 144th St to S 140t st. c. The stop sign at 33rd Ave S & South 140`h Street is frequently abused by drivers. This issue & this odd intersection should be addressed before the housing project begins. 4. Parking Requirements a. There should be a minimum of 2 stalls for each cottage. b. My concern is semi trucks will park in the area & cause more pollution, damage sidewalks, damage trees & be dangerous for pedestrians, especially school children. c. Will commercial vehicles be allowed to park in the community or in the church overflow since this will be private property? 5. Style of housing a. This style of housing appears to "wall" residents off from the local community rather than integrate them into the community. b. How is this style a housitt.1 compatible with existing single- family developments? • • c. Affordability? Mr. Detwiller said these homes will be in the $300,000 range. Please do not market these homes as "affordable ". Tukwila has more than its share of "affordable" housing already. d. How do cottages improve the "character & sense of community" in the neighborhood? What is meant by this? 6. Maintenance of houses a. How do you stop additions, changes, etc. to outside of houses if individually owned? b. A limit of the number of rentals allowed in the cottages must be established since you cannot prevent these cottages from becoming rentals. c. If you develop quality & sell to individuals who do not know how to maintain quality, this area & the neighborhood will deteriorate rapidly because of the density. If individuals maintain quality, it could be a very nice addition to the community. 7. Owner Occupied a. Many seniors do not want to live in 1 '/2 story housing. b. Many seniors do not want to own homes. c. Many seniors do not feel safe in this area. d. Many seniors will not shop in nearby stores — most go to Burien or South Center. e. How many apartments are vacant in Tukwila? f. How many houses are vacant in Tukwila? g. Do we really need 30 new houses in the area? 8. Crime Issues a. More population means more crime, graffiti, litter, property damage, prostitution, etc. b. Will Tukwila have the resources to deal with this? 9. Would you like this project in your backyard? 10. Maintenance of common areas a. How many feet between houses? b. Who determines & enforces the rules in a homeowner's association? c. If rules are not adhered to & no one enforces them initially, can they be legally enforced later? d. If there is a group of like - minded homeowners who want to allow something, can they change the rules? e. The city is not allowed to intervene on private property to keep it maintained. What is the assurance the area will not become a blight in Tukwila similar to the Key Bank area (Military & S 152nd St)? 1 1. How will this "improve a sense of community in the neighborhood "? What is it that will help it become a part of the existing community? The site plan feels like a separate community is being created by the isolation of the development. It appears as its own little community & not as part Olour community. The neighborhood has a "community atmosphere alreadl■ as witnessed by the Neighbors without Borders .fiction Committee. • • 12. How did Tukwila complete a detailed review of the traffic impacts & parking? I would like to read this review. In conclusion, I know the church needs to develop this area. However the neighborhood pea patch is great for local residents & the corn does not complain about barking dogs. This project could improve our neighborhood if it is properly maintained & the home owners association remains in control. Because of the density, it could also become another eyesore in our area if not maintained. • • Page 1 of 1 Stacy MacGregor - Fwd: KC Metro Transit Comments on Riverton Cottages Rp �C.; c15:; fi °: "hYJl.{ut;Lny'LtM`4•+?Y, ?t? �:t� :2:7i:5; �:;..;i,Hd,+..._3i �if.:i_.. -.r. eSi3: 3 ::....� }:Y.•:iK:'i!;'tuaaL�d;.. <.;:( o' �".?'.:,.... Ce-... v- Ld.... _ ".:d*t':9 ?:ii+:.SirX:.CTASx::f 7t�0 ?v \•: o.a.e�itit::: ^.: �'S;S::�.AL:.`.77.:51 From: Minnie Dhaliwal To: Stacy MacGregor Date: 10/28/2008 9:33 AM Subject: Fwd: KC Metro Transit Comments on Riverton Cottages CC: David McPherson Stacy, I am not sure if you already got this or not. I have also copied David McPherson. You may want to share it with SeaTac since the improvements on Military will have to be coordinated with them. Minnie »> Wynetta Bivens 10/27/2008 4:18 PM »> Could someone please respond? Thanks, Wynetta »> On 10/27/2008 at 3:35 PM, in message < 416FE21C43CED045BD57B8D600AF90AF02A3E7C6 @mkey02.kc.kingcounty.lcl >, "Kriedt, Gary" <Gary.Kriedt @kingcounty.gov> wrote: Hi -- King County Metro Transit staff reviewed the Riverton Cottages project located at Military Rd. S and S 140th St., and we have the following comments. 1 would appreciated if you can forward these comments to Stacy MacGregor, City of Tukwila, project contact. Metro operates Route 128 along this segment of Military Rd. S, serving a bus zone adjacent to the project site (zone #41134) on east side of Military Rd. S, just north of S 140th St. Bus stop improvements are needed at that location. If street frontage improvements will be part of the Riverton Cottages project, we request the project proponent provide a sidewalk segment and bus "landing pad" extension at that bus stop. Please contact Ross Hudson, Transit Route Facilities Planner, 206 -263 -3178, ross.h.udsonna,kingcounty.gov. Thank you. Gary Kriedt, Senior Environmental Planner Metro Transit 201 South Jackson St., MS KSC -TR -0431 Seattle, WA 98104 -3856 (206) 684 -1166 fax: (206)- 684.1900 gary.kriedt @ki ngcou nty,ggy r1 . /r". ••-r^ ..rr • •• fl n. 1 • 1 iw n•• 4800 South 188th Street SeaTac, WA 98188 -8605 City Hall: 206.973.4800 Fax: 206.973.4809 TDD: 206.973.4808 Mayor Ralph Shape Deputy Mayor Gene Fisher Councilmembers Chris Wythe Tent' Anderson Tony Anderson Joe Brennan Mia Gregerson City Manager Craig Ward Assistant City Manager Todd Cutts City Attorney Mary Mirante Bartolo City Clerk Kristina Gregg • • Public Works Department Engineering Division October 30, 2008 Stacy MacGregor Assistant Planner 6300 Southcenter Blvd. Suite #100 Tukwila, WA 98188 RE: Cottages at Riverton Dear Ms. MacGregor, Thank you for the opportunity to comment on the Cottages at Riverton Project. The site plan appears to address the City of SeaTac concerns regarding access on Military Road South. However, the submittal does not include a cross section for the frontage improvements on Military Road South. The improvements need to reflect the distance between the centerline of the right -of -way and face of curb; the width of a landscape strip between the curb and sidewalk (5 ft. minimum), and a 6' wide sidewalk. The landscape strip should also include street trees set at 30 ft. on center. The S. 140`s St. and Military Road South intersection appears that it is being realigned to approach Military Road South at a better angle. However, the level of detail makes it difficult to see if this is so. The City of SeaTac is still interested in this intersection being aligned better with Military Road South and S. 140th St. West of Military Road South. Has a traffic analysis for the project been completed? We would be interested in the amount of new trips proposed to be placed on Military Road South and other streets in the City of SeaTac. Please contact me if you have additional questions. Sine allenberger, ' .E. Engineering Technician Supervisor Cc: File Susan Sanderson, P.E., City Engineer The Hospitality City 4800 South 188th Street SeaTac, WA 98188 -8605 City Hall: 206.973.4800 Fax: 206.973.4809 TDD: 206.973.4808 Mayor Ralph Shape Deputy Mayor Gene Fisher Councitmembers Chris Wylhe Terry Anderson Tony Anderson Joe Brennan Mla Gregerson City Manager Craig Ward Assistant City Manager Todd Cutts. City Attorney Mary Mirante Bartolo City Clerk Kristin Gregg Public Works Department Engineering Division January 30, 2009 Stacy MacGregor Assistant Planner 6300 Southcenter Blvd. Suite #100 Tukwila, WA 98188 RE: Cottages at Riverton Dear Ms. MacGregor, Thank you for the response to Dixie's comment letter and our discussion with Cyndy Knighton. The City of SeaTac requires a traffic impact analysis for the Military Rd. and S. 140th St. intersection. The study shall include of 30 cottages and existing church with Wednesday and Sunday services. A traffic impact solution in lieu of collecting traffic mitigation fee of $1,025 per unit may be considered. Note: The City of SeaTac Right -of- Way (ROW) Permit application is required to continue the plans review. The following divisions and departments have reviewed the submittal and have the following comments: ENGINEERING DIVISION: Lena Kuliczkowska 206- 973 -4737 Dixie Hallenberger 206 - 973 -4734 Sheet C1.1 - Standard Notes -Please replace /add sheet with the City of SeaTac Commercial Standard Notes. (Electronic file is available) Sheet C2.0 — TESC & Demo Plan SW 1. General Notes - add the following: See Sht. xx for the City of SeaTac Standard Notes. 2. Add ROW line Tukwila/SeaTac to all plans on military Rd. S. 3. Show the silt and construction fence along Military Rd. 4. Delineate clearing limits and specify temporary cover. S: All temporary fences shall be located inside the property, not within ROW. The Hospitality City 6. Existing 12" pipe at the NE corner Military Rd. and S. 140th St. — verify if the pipe needs to be removed or plugged in place? 7. Existing driveway from Military Rd. — please add a note that existing access shall be closed during construction and driveway removed. Sheet C3.0 — Grading and Paving Plan 1. General Notes — please add the note that all concrete road items shall be 4,000 psi (see KCRS Chapter 3). 2. S. 140th St. E.W. realignment — provide separate drawing with all necessary details. 3. Add the Bus Stop per Metro requirements. 4. Emergency Access from Military Rd. Verify the access description — shall be commercial driveway approach per 2007 KCRS Fig. 3 -007. Pavement between the sidewalk and ROW shall be grass -crete or similar type. Add dimensions for the access road - Add sidewalk ramps with detectable warning pattern. 5. Mark a typical cross - section (half street) on Military Rd. and show where detail can be found. Sheet C3.4 - Grading Details 1. Rockery Wall Detail — where are the rockeries located on plans? 2. Add detail for concrete driveway approach. Show section with (2) #4 bars in depressed curb. Sheet C4.0 — Drainage Plan SW 1. Show existing 12" pipe under S.140th St., and additional area drainage 50' south along Military Rd. 2. Add a new catch basin at the SE corner S. 140th St. and Military Rd. 3. CB#43 pipe connection doesn't have enough cover; D.I. shall be used. Show existing inverts. Check if the existing pipe needs to be replaced with D.I. to make the cover criteria. Sheet C4.4 — Storm Drainage Details 1. Catch Basin Detail — add note: all grates shall be vaned and with two locking bolts. Sheet L1.1— Landscape Plan 1. Trees planting on Military Rd. Are the tree height and location checked with an existing power line along the street? Will these trees be placed with the grates and with root containment? Please verify trees for invasive roots, or using hard ground for planting where the roots have no option but to creep all over the place, especially near or under the sidewalk. • • PLANNING DEPARTMENT: Dennis Hartwick 206 -973 -4836 No comments. FIRE DEPARTMENT: Bob Meyer, 206 - 973 -4501 No comments. Please contact me if you have additional questions. Sinj erely, OAR Lena Kuliczkowska Senior Engineering Technician Cc: File PL-014 Dixie Hallenberger, P.E., Engineering Technician Supervisor ectv‘c4ty.i • • S.2-252-116 \eadC \\ok'i■a \\GA) e0-6Z Moo k))415 pOks 6i61t;)0c. cd v-93\ Qa`koic- \-\)1 COQ-U-CS eo4R-C OtaSOCI- , \ 41g1 ' 4)■��Lz Wpb 1lageA ,- weAttm, pD) • \t\J-4°-0J-- •k0. 0,kf\to seks§? kctf-c wcy,N, ask 01\-1,act_ '003 (244 Pt)) ‘DS)91 \O 1\-41u) NA\-\°+ -4iC) \C'S\OLY\I 4.Z)\\Q- 1-LAPIL LS\ C-V‘A un\Q3at-cvON5w 0■NG-r\ n5D+ws�s rJQ \A-M (")._ 4800 South 188th Street SeaTac, WA 98188 -8605 City Hall: 206.973.4800 Fax: 206.973.4809 TDD: 206.973.4808 Mayor Terry Anderson Deputy Mayor Gene Fisher Councilmembers Rick Forschler Tony Anderson Ralph Shape Pam Fernald Mia Gregerson Interim City Manager Todd Cults City Attorney Mary Mirante Bartolo City Clerk Kristina Gregg \. April 26, 2010 Stacy MacGregor Assistant Planner 6300 Southcenter Blvd. Suite #100 Tukwila, WA 98188 RE: RECE NE b 'M 03 2O1 Y', commUNiT aP lEti , Cottages at Riverton Military Road South and South 140th Street Parcel #'s 1623049060; 1623049162; 1623049165; 1623049152; 1623049150; 1623049044; 1623049159 Dear Ms. MacGregor, Thank you for the opportunity to look at the latest plans for "Cottages ". We find that there are still unaddressed concerns, from our January 30, 2009 review letter, on the latest plans. Our concerns are: Sheet C2.0 Temporary Erosion & Sedimentation Control Plan & Demo Plan SW there is still no construction fence shown on the plan along Military Road South. Sheet C3.0 Grading and Paving Plan The emergency access to Military Road South does not meet the standards of the City of SeaTac. It shall be constructed per the 2007 King County Road Standards figure 3.007. There shall be a minimum of 20 linear feet of grasscrete paving between the back of sidewalk and the connection to the private road system. This connection to Military Road South is not to look like a roadway connection. Removable bollards are only to be removed by Fire Department personnel. (The access point is also shown on Sheets C1.0 and C4.0). Sheet C3.4 Grading Plan Military Road South and S 140th Street Note calling out Curb Detail #6 of Sheet C3.4 is actually on Sheet c3.5 Sheet 4.0 Preliminary Drainage Plan All catch basins in the City of SeaTac right -of -way shall have two bolt locking vaned grates. --wyv4;ic eztA mak, Cep a tric coNk-A\_,s ) 133 S . bl e rte) 2 k0 1 &Q- cam, - °cs Gam. b►) %;‘)a. L>\ Q.)‘1A Ci}8\SLs-4 S)c,i\u,,,s 3jN,3 41(\fo covz.J.b 90 c\,-